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2020-01-23 Planning Commission AgendaFps — PLANNING COMMISSION
AGENDA
DATE: Thursday, January 23, 2020
TIME: 5:30 p.m.
PLACE: City Council Chambers, City Hall
350 Main Street
EI Segundo, California 90245-0989
VIDEO: El Segundo Cable Channel 3 (Live).
Replayed Friday following Thursday's meeting
at 1:00 pm and 7:00 pm on Channel 3.
(Schedule subject to change)
All files related to this agenda are available for public review in the Planning Division office,
Monday through Thursday 7:00 am to 5:00 pm and alternating Fridays until 4:00 pm beginning at
7:00 am Monday prior to the Planning Commission meeting.
The Planning Commission, with certain statutory exceptions, can only take action upon properly
posted and listed agenda items.
Unless otherwise noted in the Agenda, the public can only comment on City -related business that
is within the subject -matter jurisdiction of the Planning Commission and items listed on the
Agenda during the Public Communications portion of the meeting. Additionally, the public can
comment on any public hearing item on the Agenda during the public hearing portion of such item.
The time limit for comments is generally five minutes per person.
Playing of video tapes or use of visual aids may be permitted during meetings if they are submitted
to the Planning and Building Safety Director a minimum of two working days before the meeting
and they do not exceed five minutes in length. Written materials distributed to the Planning
Commission within 72 hours of the Planning Commission meeting are available for public
inspection immediately upon distribution in the City Clerk's office and on the City's website,
www.elsequndo.orq.
In compliance with the Americans with Disabilities Act, if you need assistance to
participate in this meeting, please contact City Clerk, (310) 524-2307. Notification 48 hours
prior to the meeting will enable the City to make reasonable arrangements to ensure
accessibility to this meeting.
A. Call to Order
B. Pledge of Allegiance
C. Roll Call
D. Public Communications (Related to City Business only and for which the Planning
Commission is responsible -5 minutes per person; 30 minutes total).
Individuals who received value of $50 or more to communicate to the Planning
Commission on another's behalf, and employees speaking on their employer's behalf,
must so identify themselves before addressing the Commission. Failure to do so is a
misdemeanor. While all comments are welcome, the Brown Act does not allow the
Commission to take action on any item not on the agenda. The Commission may respond
to comments after public communications is closed.
E. Consent Calendar
All items are to be adopted by one motion without discussion. If a request for discussion
of an item is made, the items should be considered individually under the next Agenda
heading.
None.
F. Call items from Consent Calendar
G. Written Communications (other than what is included in Agenda packets)
H. New Business—Public Hearing
1. 212 Eucalyptus Smoky Hollow Community Benefits Plan - EA 1254
Project Address: 212 Eucalyptus Drive
Applicant: Drew Boyles
Project Description: The project involves demolition of an existing 5,350 square -
foot warehouse/office building and construction of a 3 -story, 14,119 square -foot
office building, including a 634 -square foot office/meeting space and 35 parking
spaces on the ground level. The request includes deviations from the permitted
building height, floor area ratio (FAR), and rear setback standards, which requires
review and approval of a Community Benefits Plan pursuant to the Smoky Hollow
Specific Plan.
Environmental Determination: The project is categorically exempt from
environmental review pursuant to California Code of Regulations, Title 14 ("CEQA
guidelines") Section 15332 as a Class 32 exemption (Infill Development).
RECOMMENDED ACTION: That the Planning Commission. (1) open the public
hearing and take documentary and testimonial evidence; (2) after considering the
evidence adopt Resolution No. 2871; and/or (3) discuss and take any other action
related to this item.
2. Tier II Community Benefits Plan - EA -1233
Project Address: 140 Oregon Street
Applicant: Smoky Hollow Industries, LLC.
2
Project Description: The applicant requests a Variance and Tier II Community
Benefits Plan approval to allow the construction of an addition to exceed the
maximum permitted height of 50 feet by 5 feet in the Smoky Hollow East (SHE)
zone. The Tier II Community Benefits Plan will be considered by the City Council
at a later date
Environmental Determination: The City Council certified a Final Environmental
Impact Report (FEIR) and a Mitigation Monitoring and Reporting Program (MMRP)
on September 18, 2018 for the development of the Smoky Hollow Specific Plan.
The project is consistent with the EIR build -out projections and subject to the
certified MMRP. Accordingly, no further environmental review is required.
RECOMMENDED ACTION: That the Planning Commission: (1) open the public
hearing and take documentary and testimonial evidence; (2) after considering the
evidence adopt Resolution No. 2882; and/or (3) discuss and take any other action
related to this item.
1. Continued Business --Public Hearing.
3. Appeal by Karen Wolcott and Christopher McPherson of the Planning and
Building Safety Director's decision relating to an application for a building
permit to construct an accessory dwelling unit within an existing garage at
945 Sheldon Street. (continued from September 12, 2019 and October 10,
2019 meetings).
Address: 945 Sheldon Street
Appellants: Karen Wolcott and Christopher McPherson
Project Description: On September 12, 2019, the Planning Commission heard
an appeal by Karen Wolcott and Christopher McPherson of the denial of their
application for a building permit to construct an accessory dwelling unit within an
existing garage at 945 Sheldon Street. As discussed during the hearing, there is
pending state legislation that addresses this particular issue. As a result, the
Planning Commission continued the hearing to October 10, 2019 and later to
January 23, 2020.
Staff and appellants' attorney have agreed to continue the hearing to resolve the
issues in light of the new ADL! law taking effect on January 1, 2020.
Environmental Determination: The project is statutorily exempt from the
requirements of the California Environmental Quality Act (CEQA) pursuant to 14
California Code Regulations § 15270 (Projects Which Are Disapproved) since
CEQA does not apply to projects which a public agency rejects or disapproves.
This project is also categorically exempt from further review under CEQA, pursuant
to Class 1 (Additions to existing structures) (14 Cal. Code Regs. § 15301). In
addition, with regard to the Planning Commission's review of the Director's
decision, such action does not have the potential to cause significant effects on
the environment and, therefore, the project is exempt from CEQA pursuant to 14
Cal. Code Regs. § 15061(b)(3).
RECOMMENDED ACTION: That the Planning Commission continue the public
hearing to April 9. 2020.
3
J. Election of Officers for 2020
K. Report from Planning and Building Safety Director or designee
L. Planning Commissioners' Comments
M. Adjour ment next meeting scheduled for February 13, 2020, 5.30 pm.
POSTED:
MI/�}
(Signature) (Date and �e) /
19
EL SEGUNDO PLANNING COMMISSION
AGENDA STATEMENT
AGENDA DESCRIPTION:
MEETING DATE: January 23, 2020
AGENDA HEADING: Public Hearing
A Community Benefits Plan (CBF (19-01) to permit exceptions to height, floor area ratio, and rear
setback standards pursuant to Smoky Hollow Specific Plan, and Environmental Assessment (EA -
1254) related to construction of a new 14,119 square -foot office building at 212 Eucalyptus Street,
in the Smoky Hollow -West (SH -W) district.
Applicant: Drew Boyles
The project is categorically exempt from environmental review pursuant to California Code of
Regulations, Title 14 ("CEQA guidelines") Section 15332 as a Class 32 exemption (Infill
Development).
ORIGINATED BY: Paul Samaras, AICP, Principal Planner 4�
REVIEWED BY: Gregg McClain, Planning Manager (04�
APPROVED BY: Sam Lee, Director of Planning and Building Safety
I. BACKGROUND
Site description
The subject property is located on the east side of Eucalyptus Street on the block bounded by
Franklin Avenue to the south and Grand Avenue to the north, and abuts a 14 -foot alley on the east
side. The property is rectangular and measures 75 feet by 142.5 feet, or approximately 10,700
square feet in area. It consists of two parcels which measure 25 and 50 feet in width.
The site is currently developed with a single -story, 5,350 square -foot warehouse building with
accessory office space. The building sits in the southern portion of the property. Along the
northern portion of the site is a shared driveway with the neighboring property, which runs through
to the alley at the rear. There is an access easement along the northern 5 feet of the subject
property.
N1
Figure 1
Aerial view of vroiect area
F_
Development proposal
The proposed development consists of the demolition of the existing building on-site and
construction of a 3 -story, 14,119 square -foot office building, including a 634 -square foot
office/meeting space and 35 parking spaces on the ground level. Vehicular access to the site will
be provided from the alley at the rear. Bicycle parking will be provided at the front adjacent to the
public sidewalk. Primary pedestrian access will be provided at the front along Eucalyptus Drive.
Secondary pedestrian access for the upper levels will be provided via an exterior stairway at the
rear. The building is set back approximately four feet from the front property line on the ground
level, between five and nine feet from the north side property line, 10'-8" from the rear property
line, and zero feet from the south side property line. The proposal complies with the development
standards of the Smoky Hollow Specific Plan, with the exception of height, floor area ratio (FAR),
and rear setback standards. However, these deviations are permitted by the Specific Plan in
exchange for community benefits and subject to approval by the Planning Commission and City
Council. The applicant's community benefits plan is attached to this report as an exhibit to the
draft resolution.
A lot line adjustment to merge the two existing parcels into one was required to allow the proposed
building to be constructed without crossing lot lines. On January 17, 2020, the Planning and
Building Safety Director made the necessary findings and approved the lot line adjustment request
administratively pursuant to ESMC Chapter 14-4.
2
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II. DISCUSSION
Applicant's requested exceptions
1) Building height. The permitted height in the SH -W district is 35 feet and the proposed
building height is 50 feet, which exceeds the permitted height by 15. The elevator shaft at
the front of the building extends to a height of 65 feet, 30 feet above the permitted height.
However, this is a permitted exception to the building height requirement.
2) FAR. The permitted FAR in the SH -W district is .75 and the proposed building FAR is
1.32. Thus, the proposed building exceeds the permitted building area by 6,105 square
feet.
3) Rear alley setback. The required rear setback adjoining alleys is 10 feet and the proposed
setback is zero feet. The building is set back 10 feet, but the development project includes
a transformer, related bollards and equipment cabinets in required setback area on the north
side of the garage. On the south side of the garage, there is an open parking space that
covers most of the rear setback. As a result, the project does not provide a rear setback
along the alley.
3
7
Community benefits generally
Section 4.5.2 of the Smoky Hollow Specific Plan provides a general definition and examples of
community benefits, which are quoted below:
"Community benefits are based on the principle that in exchange for allowing incremental
increases in development intensity, the community should, in return, receive certain
benefits, including beneficial design features such as publicly accessible open space and
other development requirements that serve the community's needs." (SHSP p.102)
"The community benefits plan shall outline the request for flexibility from strict
interpretation of the development standards and regulations of this Specific Plan, as well
as the proposed public amenities, features, and improvements prioritized in this Specific
Plan that would be provided." (SHSP p.102)
"Examples of potential community benefits include, but are not limited to, publicly
accessible open space, publicly accessible parking, enhanced accessibility improvements,
and implementation and/or funding of streetscape improvements identified in this Specific
Plan." (SHSP p.102)
In summary, community benefits must be either onsite design features or improvements, off-site
improvements, or funding for such off-site improvements. In addition, the benefits must serve the
community's needs, be priorities in the Specific Plan, and off-site improvements must be identified
in the Specific Plan. Furthermore, the community benefits must meet certain findings of approval
based on two tiers or levels of review, which are described in Table 1. The project falls under Tier
II level of review due to the number and types of deviations for the development standards, so the
evaluation of the proposed community benefits is based on all six findings in Table 1.
4
Rl
Table 1
Specific Plan Communitv Benefit Plan Tiers and Findings
Community Review Applicable Projects Findings
Benefits Tiers Authority
Community Planning Projects that include any of the following A Community Benefits Plan for Tier I may be approved
Benefits Tier I Commission components shall be considered under the if the following findings are made:
Tier I review process:
Community City Council Projects that include any of the following A Community Benefits Plan for Tier II may be
Benefits Tier components shall be considered under the approved if the following findings are made:
II Tier II review process:
A. Building height deviation up to 50 feet
B. FAR > 1.5
C. Three or more deviations to standards
(one of which is height or FAR) that
exceed the minor deviation threshold
(10%) allowed by Section 4.5.1
Administrative Adjustment
Source: Smoky Hollow Specific Plan, page 103.
5
A. All findings in Tier I; and
B. The value of the community benefits bear a
relationship to the value generated by the project; and
C. The community benefits proposed do not principally
benefit the project or occupants of the project, but
rather provide a district or area -wide benefit to the
larger Smoky Hollow Plan area.
0
A. The proposed additional building height, intensity,
A. FAR deviation up to 1.5
or deviation from development standards would not
B. One or more deviations to standards
be detrimental to the public health, safety or welfare,
(neither of which is height or FAR)
or materially injurious to properties or
that exceed the minor deviation
improvements in the vicinity;
threshold (10%) allowed by Section
B. The proposed community benefit provides
4.5.1 Administrative Adjustment
exemplary project and/or streetscape design; and
C. The proposed community benefit directly
implements objectives of the Specific Plan.
Community City Council Projects that include any of the following A Community Benefits Plan for Tier II may be
Benefits Tier components shall be considered under the approved if the following findings are made:
II Tier II review process:
A. Building height deviation up to 50 feet
B. FAR > 1.5
C. Three or more deviations to standards
(one of which is height or FAR) that
exceed the minor deviation threshold
(10%) allowed by Section 4.5.1
Administrative Adjustment
Source: Smoky Hollow Specific Plan, page 103.
5
A. All findings in Tier I; and
B. The value of the community benefits bear a
relationship to the value generated by the project; and
C. The community benefits proposed do not principally
benefit the project or occupants of the project, but
rather provide a district or area -wide benefit to the
larger Smoky Hollow Plan area.
0
Proposed community benefits.
In return for the requested exceptions, the applicant proposed certain amenities, improvements,
and enhanced design features as community benefits. The proposed benefits are:
1. Public art. The applicant proposed a painted mural on the elevator tower located on the
building's front fagade. The mural will cover the entire surface of the tower on the west and
north sides and reflect the style of the mural painted on the existing building. The existing
mural and a sample of the proposed mural are shown in Attachment No. 2, sheets 13 and 28.
The resolution of approval requires the City's Arts Committee review prior to installation.
2. Compliance with Specific Plan design guidelines. Although compliance with the guidelines is
voluntary, it has a significant impact the appearance of individual buildings and on the
character of Smoky Hollow. As such, the required findings state that a project must at a
minimum provide exemplary project and/or streetscape design. In addition, the proposed
community benefit must not principally benefit the project or occupants of the project to
qualify as a community benefit. As a result, while the project design complies with 20 of the
32 design guidelines, it cannot receive full credit as a community benefit, because it benefits
the project as well as the district or the neighborhood.
3. Additional public bicycle parking. In the setback area along Eucalyptus Drive, the plans show
six bicycle racks/spaces above the minimum code requirements to help promote cycling to and
from the project area and to assist with a potential future City bike share program. The
resolution of approval requires signs stating the area is public bicycle parking.
4. Pedestrian passageway to the alley behind the project site. The project plans identify a 4.5 -
foot wide passageway along the north side of the building. This passageway could add a new
direct pedestrian connection from Eucalyptus Drive to properties that front on Arena Street,
without having to go around the block. The last 30 feet of the passageway conflict with a
vehicular easement and a parking lot driveway on the adjacent property. In addition, the
applicant is unwilling to grant a public access easement across this passageway. For these
reasons, staff does not recommend acceptance of this as a community benefit.
5. Monetary contribution for public infrastructure. The applicant has also agreed to make a
monetary contribution of $14,214 to a City fund designated for Smoky Hollow public
infrastructure improvements specified in Chapter 3 of the Specific Plan.
Community benefits evaluation
Staff evaluated the value of the community benefits being offered and the financial gain to the
applicant by allowing additional FAR and height. The results are presented in the attached
worksheet (Attachment No. 5). Although the Planning Commission should evaluate the
appropriateness of the community benefits in relation to the applicant's requested exceptions,
Commissioners should not make their assessment on monetary value alone. This information was
provided to support Finding B in Tier 2 that requires the evaluation of these values. Presently the
proposed benefits are deemed by Staff to be adequate and we recommend that the Commission,
should they agree with Staff's view, consider Finding B in Tier 2 to be met.
0
10
III. ENVIRONMENTAL REVIEW
The project is categorically exempt from the environmental review pursuant to California Code of
Regulations, Title 14 ("CEQA guidelines") Section 15332 as a Class 32 exemption (Infill
Development) for the following reasons:
1. The General Plan designation for the property is Smoky Hollow Specific Plan and the zoning
designation is Smoky Hollow -West, both of which permit the proposed office use.
2. The site is small, approximately 10,685 square feet, and it is in an urban area, surrounded by
offices, light industrial uses, and retail/restaurant uses.
3. The site has no value as a habitat for endangered, rare or threatened species. The site is
currently developed with an existing building and an asphalt -paved parking lot and has no
landscaped planters or vegetation of any kind.
In addition, on September 18, 2018, the City Council certified an Environmental Impact Report
(EIR) and a Mitigation Monitoring and Reporting Program (MMRP) for the Smoky Hollow
Specific Plan. The project is consistent with the EIR build -out projections and subject to the
certified MMRP (Attachment No. 7), which is incorporated as conditions of approval in the
draft resolution.
4. The project would not result in significant effects relating to traffic, noise, air quality, or water
quality. The Smoky Hollow Specific Plan EIR anticipated an additional 517,094 square feet
of development in the Plan area, including projects that may exceed the base development
density limits, such as the subject project. The subject project would add a net 8,769 square
feet of building area, which represents less than 1.7 percent of the potential additional
development in the Plan area and therefore not result in a substantial increase in traffic.
The EIR analyzed the potential noise impacts in Chapter 15. The EIR found that noise levels
in the plan area would increase due to an increase in traffic generally and would have a
significant impact and unavoidable impact. The City Council adopted a statement of
overriding considerations for these impacts.
The EIR analyzed the potential air quality impacts in Chapter 6. The analysis concluded that
development anticipated in the plan area would have less than significant air quality impacts.
The EIR analyzed the potential water quality impacts in Chapter 12. The analysis concluded
that development anticipated in the plan area would have less than significant impacts on water
quality.
5. The site can be adequately served by all required utilities and public services. The Smoky
Hollow Specific Plan EIR analyzed the potential impacts on utility services in Chapter 19. The
analysis concluded that development anticipated in the plan area would have less than
significant impacts on utilities, including water, waste water, and solid waste.
7
11
The Smoky Hollow Specific Plan EIR analyzed the potential impacts on public services in
Chapter 17. The analysis concluded that development anticipated in the plan area would have
less than significant impacts on services including Police, Fire, Parks and Recreation, and
public schools.
In conclusion, based on the evidence presented above and in the Smoky Hollow Specific Plan EIR
the project is exempt from further environmental review.
IV. CONCLUSION / RECOMMENDATION
The proposed development project and community benefits, as conditioned, meet the findings in
Section 4.5.2 of the Specific Plan. In addition, the development project and community benefits
are exempt from further environmental review. Therefore, staff recommends that the Planning
Commission adopt Resolution No. 2871, recommending approval of Environmental Assessment
No. EA -1254 and Community Benefits Plan No. CBP 19-01 for development of a 14,119 square -
foot office building at 212 Eucalyptus Street in the SH -W district of the Smoky Hollow Specific
Plan.
Attached Documents
1. Planning Commission Resolution No. 2871
Exhibit A - Conditions of Approval
Exhibit B - Community Benefits Plan
2. Plans/Exhibits
3. Kosmont financial feasibility report dated January 7, 2020
4. Smoky Hollow Specific Plan design guidelines
5. Community benefit plan worksheet
6. Lot line adjustment approval letter dated January 17, 2020
0
12
RESOLUTION NO. 2871
A RESOLUTION APPROVING ENVIRONMENTAL ASSESSMENT NO.
EA -1254 FOR COMMUNITY BENEFIT PLAN NO. 19-01 AND LOT LINE
ADJUSTMENT NO. 19-02 FOR DEVELOPMENT OF A 14,119 SQUARE -
FOOT OFFICE BUILDING AND MERGER OF TWO LOTS AT 212
EUCALYPTUS STREET.
The Planning Commission of the City of EI Segundo does resolve as follows:
A. On May 28, 2019, Drew Boyles filed an application for Environmental Assessment
No. EA -1254 for Community Benefit Plan (CBP) No. 19-01 and Lot Line Adjustment
(SUB) No. 19-02 for development of a 14,119 square -foot office building and
merger of two lots at 212 Eucalyptus Street;
B. The application was reviewed by the City's Planning and Building Safety
Department for, in part, consistency with the General Plan and conformity with the
EI Segundo Municipal Code ("ESMC");
C. In addition, the City reviewed the project's environmental impacts under the
California Environmental Quality Act (Public Resources Code §§ 21000, et seq.,
"CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations
§§15000, et seq., the "CEQA Guidelines");
D. On January 16, 2020, the Director of Planning and Building Safety Department
made the required findings for the approval of a Lot Line Adjustment in accordance
with ESMC §14-4-4 for the merger of two lots;
E. On January 23, 2020, the Commission held a duly noticed public hearing to receive
public testimony and other evidence regarding the application including information
provided to the Commission by the applicant; and
F. The Commission considered the information provided by City staff, public
testimony, and the applicant. This Resolution, and its findings, are made based
upon the totality of the evidence in the administrative record before the Commission
at its January 23, 2020, public hearing.
SECTION 2: Factual Findings and Conclusions. The Commission finds that the following
facts exist:
A. The subject site is located in the Smoky Hollow -West (SH -W) district of the Smoky
Hollow Specific Plan at 212 Eucalyptus Drive.
B. The subject site is developed with a single -story, 5,350 square -foot warehouse
building with accessory office space.
13
C. The applicant proposes to demolish the existing building and construct a 3 -story,
14,119 square -foot office building, including a 634 -square foot office/meeting space
and 35 parking spaces on the ground level.
D. The project will deviate from the Specific Plan development standards as follows:
1. Its building height is 50 feet, which exceeds the permitted building height of 35 feet.
2. Its floor area ratio (FAR) is 1.32:1, which exceeds the permitted FAR or .75:1.
3. The rear setback is zero feet, which is less than the minimum setback of 10 feet.
E. The Smoky Hollow Specific Plan authorizes specified deviations from development
standards in exchange for developer -provided incentives that benefit the larger
community. In return for the above deviations from the Specific Plan standards, the
applicant offers a community benefits plan, which is attached as Exhibit B to this
resolution.
SECTION 3: Environmental Assessment. The project is categorically exempt from the
environmental review pursuant to California Code of Regulations, Title 14 ("CEQA
guidelines") Section 15332 as a Class 32 exemption (Infill Development) for the following
reasons:
1. The General Plan designation for the property is Smoky Hollow Specific Plan and
the zoning designation is Smoky Hollow -West, both of which permit the proposed
office use.
2. The site is 10,685 square feet, and it is in an urban area, surrounded by offices,
light industrial uses, and retail/restaurant uses.
3. The site has no value as a habitat for endangered, rare or threatened species. The
site is currently developed with an existing building and an asphalt -paved parking
lot and has no landscaped planters or vegetation of any kind. In addition, on
September 18, 2018, the City Council certified an Environmental Impact Report
(EIR) and a Mitigation Monitoring and Reporting Program (MMRP) for the Smoky
Hollow Specific Plan. The project is consistent with the EIR build -out projections
and subject to the certified MMRP, which is incorporated as conditions of approval
in the draft resolution.
The EIR concluded that development in the Plan area would have no impact on
special -status species, sensitive habitats, wetlands, or wildlife movement or nursery
sites (Chapter 7 —Biological Resources). However, the EIR included Mitigation
Measures 7-1 and 7-2 to reduce potential impacts to migratory nesting birds to a
less than significant level. Those mitigation measures are incorporated in the draft
resolution as conditions of approval. As a result, the project will not have a
significant impact on habitat for endangered, rare, or threatened species.
4. The project would not result in significant effects relating to traffic, noise, air quality,
or water quality. The Smoky Hollow Specific Plan EIR anticipated an additional
517,094 square feet of development in the Plan area, including projects that may
exceed the base development density limits, such as the subject project. The
subject project would add a net 8,769 square feet of office, which represents less
2 14
than 1.7 percent of the potential additional development in the Plan area and
therefore not result in a substantial increase in traffic. The EIR analyzed the
potential traffic impacts in Chapter 18. With regard to Traffic, the EIR included
Mitigation Measures 18-1 and 18-2 to reduce impacts to two intersections of Pacific
Coast Highway at Grand Avenue and at EI Segundo Boulevard. Additional impacts
to 105 freeway on -ramps with local streets and conflict with the Congestion
management Program (CMP) were determined to be significant are unavoidable in
the EIR and the City Council adopted a statement of overriding considerations for
those impacts. In addition, the project is subject to the City's Traffic Mitigation
Impact Fee. Therefore, the project's traffic impact is anticipated to be less than
significant.
The EIR analyzed the potential noise impacts in Chapter 15. The EIR found that
noise levels in the plan area would increase due to an increase in traffic generally
and would have a significant impact and unavoidable impact. The City Council
adopted a statement of overriding considerations for these impacts. Impacts during
construction and operation were determined to be less than significant, because
projects are expected to comply with the City's General Plan Noise Element policies
and the EI Segundo Municipal Code Noise and construction hour limitations. As a
result, the project's noise impact is anticipated to be less than significant.
The EIR analyzed the potential air quality impacts in Chapter 6. The analysis
concluded that development anticipated in the plan area would have less than
significant air quality impacts. In addition, the subject project would comply with
South Coast Air Quality District rules regarding emissions, the General Plan Air
Quality Element Policies, and the ESMC limitations on dust and particulate matter
emissions during construction and operations. As a result, the project's air quality
impact will be less than significant.
The EIR analyzed the potential water quality impacts in Chapter 12. The analysis
concluded that development anticipated in the plan area would have less than
significant impacts on water quality. The project would comply with the Los Angeles
Regional Water Quality Control Board permit regulations, the General Plan
Conservation Element policies, and the ESMC limitations on emissions into the
City's storm drain system during construction and operation. As a result, the
project's water quality impact is anticipated to be less than significant.
5. The site can be adequately served by all required utilities and public services. The
Smoky Hollow Specific Plan EIR analyzed the potential impacts on utility services
in Chapter 19. The analysis concluded that development anticipated in the plan
area would have less than significant impacts on utilities, including water, waste
water, and solid waste. As mentioned above, the EIR accounted for all
development in the plan area. Therefore, the subject project's impact on utility
services is anticipated to be less than significant.
The Smoky Hollow Specific Plan EIR analyzed the potential impacts on public
services in Chapter 17. The analysis concluded that development anticipated in
the plan area would have less than significant impacts on services including Police,
3 15
Fire, Parks and Recreation, and public schools. The subject project will be
constructed in compliance with the latest applicable Fire codes and Police security
requirements, which will help limit demand for those services. In addition, the
project is subject to the City's Development Impact Mitigation Fees, including
Police, Fire, and Parks fees. As a result, the project's public services impact is
anticipated to be less than significant.
6. Historic resource assessment
In addition to the above, the Smoky Hollow Specific Plan EIR analyzed the potential
impacts on Cultural Resources in the plan area (Chapter 8), including older
potentially historic buildings. To address the potential impacts, the Mitigation
Monitoring and Reporting Program (MMRP) included Mitigation Monitoring
Measure (MM) CULT MM 8-1 that requires an assessment of buildings older than
50 years prior to demolition to determine whether they have potential value as a
historic resource for CEQA purposes. Pursuant to Mitigation Monitoring Measure
CULT MM 8-1, staff conducted an assessment of the existing building onsite to
determine whether the structure meets the criteria for inclusion on a historic
register. The assessment, incorporated herein by reference, concluded that the
structure does not merit inclusion on a historic register and, thus, need not be
treated as a historic resource under CEQA and may be demolished without any
further environmental review.
SECTION 4: General Plan Findings. Considering all of its aspects, the proposed project
will further the goals, objectives and policies of the General Plan and not obstruct their
attainment. More specifically:
A. The EI Segundo General Plan Land Use designation of the property is
Smoky Hollow Specific Plan. This designation is intended to permit a range
of incubator businesses, small and medium size industrial uses, research
and development, and creative office uses. The designation also permits
public facilities, parking facilities, and limited restaurant and retail uses. The
proposed office building is consistent with this designation.
B. The project is consistent with Land Use Element Goal LU4, Objective LU4-
3 in that it provides a stable tax base for EI Segundo through construction of
new office space.
C. The proposed use is consistent with Land Use Element Objective LU4-4 in
that it adds office space to the mixture of industrial, commercial, and
residential uses in the Smoky Hollow and Downtown areas, which has the
potential to maximize economic benefit, reduce traffic impacts, and
encourage pedestrian environment.
D. Policies ED1-2.1 and ED1-2.2, both seek to promote land uses, which
improve the City's commercial tax base. The proposed office building would
increase tax revenue and financially benefit the City.
4 16
E. The project will meet relevant goals and policies with regard to the Land Use
Element. The project will help increase the tax base through the proposed
expansion of office uses in the area without adversely affecting the viability
of downtown (Goal LU4).
SECTION 5: Specific Plan Community Benefit Plan Findings. After considering the above
facts, the Commission finds as follows:
A. The proposed additional building height, intensity, or deviation from
development standards would not be detrimental to the public health, safety
or welfare, or materially injurious to properties or improvements in the
vicinity;
The project height is compatible with the neighborhood in that several two
and three story buildings are located in the immediate vicinity. The additional
floor area is not anticipated to be detrimental, in that the project provides
sufficient on-site vehicle parking and bicycle parking in excess of the
minimum code requirements. As a result, the project is not anticipated to
have significant off-site parking impacts. The project is located in developed
area where all utilities and public infrastructure is in place. Furthermore,
before the City issues building permits for the project, the applicant will
submit detailed plans to the City for review for compliance with all applicable
Building and Fire safety codes. Therefore, the project overall is not
anticipated to be detrimental to the public health, safety, or welfare.
B. The proposed community benefits provide an exemplary project and/or
streetscape design;
The Specific Plan contains 32 design guidelines in five categories including,
building character, open space, landscaping, connectivity, and signage and
art. The proposed project incorporates 20 out of 32 guidelines as indicated
in Exhibit B of this resolution.
C. The proposed community benefits directly implement objectives of the
Specific Plan.
1. Part of the proposed community benefits consist of compliance with the
Smoky Hollow design guidelines. Compliance with the guidelines directly
implements the Smoky Hollow Design Objectives in Specific Plan Section
2.4.1 as follows:
a. The project design helps preserve Smoky Hollow's existing character
by incorporating materials and colors that are consistent with existing
buildings in the area and with the neighborhood's industrial character.
b. The project offers sidewalk oriented entries, in that the ground floor
office space has direct access from the public sidewalk, which assists
in activating the Eucalyptus Drive frontage.
c. The project facilitates pedestrian activity and access to several transit
modes, in that it incorporates a pedestrian connection from
5 17
Eucalyptus Drive to the alley at the rear of the property and it provides
bicycle parking above the minimum requirements along the property
frontage, which will enhance access to the property by alternative
means.
d. The project encourages active and passive design to conserve
natural resources, in that its design incorporates floor to ceiling
windows on the front and multiple large windows along the north and
east sides. This will provide a lot of natural light in the new building,
thereby reducing use of electricity for lighting purposes. In addition,
the project will make use of drought tolerant plant species in the
landscaped areas, which will reduce the use of water for landscaping.
2. The proposed community benefits implement the goals and objectives of
Specific Plan Chapter 3 regarding publicly owned rights-of-way and publicly
accessible open spaces. The proposed community benefits plan includes a
monetary contribution of $14,214, by the applicant to a fund designated for
Smoky Hollow Specific Plan public infrastructure improvements. Funds
accumulated in this fund are dedicated toward future improvements to
streets, sidewalks, public landscaping and open space in Smoky Hollow,
which will in turn help provide for a transportation network that successfully
integrates bicyclists, walkers, and transit users with people in cars, while
creating a unique backdrop for businesses to flourish in Smoky Hollow.
D. The value of the community benefits bear a relationship to the value
generated by the project;
The City hired Kosmont and Associates, Inc. (Kosmont) to evaluate the
added value generated by the project. Kosmont prepared a report,
incorporated herein by reference, which determined that the added value
from the additional height and floor area is equal to $1,200,000. The
combined value of implementing abundant design guidelines and the
contribution for public improvements is equal to about $360,000 or 30
percent of project's added value.
E. The community benefits proposed do not principally benefit the project or
occupants of the project, but rather provide a district or area -wide benefit to
the larger Smoky Hollow Plan area.
The applicant is providing two community benefit types: implementation of
Smoky Hollow design guidelines beyond a level of considered exemplary
and a monetary contribution to a fund designated for public improvements.
The first benefit involves project architectural and site design features and
amenities primarily on the subject property. These features and amenities
have substantial value to the community in that they improve the appearance
of the neighborhood, they help activate the street frontage and encourage
pedestrian activity, and offer amenities that can be used by the public, such
as extra bicycle parking. However, only part of the cost of providing those
6 18
features and amenities can be treated as a community benefit since some
of the value is to the property itself.
The monetary contribution to the public improvements fund will be expended
to make improvements to public streets, sidewalks, landscaping and open
space. Thus, the contribution will clearly benefit the district or wider area.
SECTION 7: Recommendation. Subject to the conditions listed on the attached Exhibit A,
of this Resolution, the Planning Commission recommends City Council approval of
Community Benefits Plan CBP 19-01 and Environmental Assessment No. EA -1254.
SECTION 8: Reliance on Record. Each and every one of the findings and determination
in this Resolution 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 Planning
Commission in all respects and are fully and completely supported by substantial evidence
in the record as a whole.
SECTION 9: Limitations. The Planning Commission's analysis and evaluation of the
project is based on information available at the time of the decision. It is inevitable that in
evaluating a project that absolute and perfect knowledge of all possible aspects of the
project will not exist. In all instances, best efforts have been made to form accurate
assumptions.
SECTION 10: This Resolution will remain effective unless superseded by a subsequent
resolution.
SECTION 11: The Commission Secretary is directed to mail a copy of this Resolution to
Drew Boyles and to any other person requesting a copy.
7 19
SECTION 12: This Resolution may be appealed within 10 calendar days after its adoption.
All appeals must be in writing and filed with the City Clerk within this time period. Failure
to file a timely written appeal will constitute a waiver of any right of appeal.
PASSED, APPROVED AND ADOPTED this 23rd day of January, 2020.
Ryan Baldino, Chair
City of EI Segundo Planning Commission
ATTEST:
Sam Lee, Secretary
APPROVED AS TO FORM:
Mark D. Hensley, City Attorney
David King, Assistant City Attorney
Baldino
Newman
Nicol
Nisley
Wingate
8 20
PLANNING COMMISSION RESOLUTION NO. 2871
Exhibit A
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the EI Segundo Municipal Code (ESMC), Drew
Boyles agrees to comply with the following provisions as conditions for the City of EI
Segundo's approval of Community Benefit Plan (CBP 19-01) and Environmental
Assessment EA -1254:
Zoninq Conditions
This approval is for the project as shown on the plans and renderings dated
December 19, 2019, and on file with the Planning and Building Safety Department.
Before the City issues a building permit, the applicant must submit plans, showing
that the project substantially complies with the plans and conditions of approval on
file with the Planning and Building Safety Department. Any subsequent modification
to the approved design must be referred to the Director for a determination
regarding the need for Planning Commission review and approval of the proposed
modification.
2. The applicant must complete a lot line adjustment process to merge the two existing
lots into one as required by the Director's approval letter dated January 17, 2020,
and the conditions therein.
3. All development impact fees imposed pursuant to ESMC Chapter 15-27 of for the
additional building floor area must be paid before the City issues a building permit.
4. Before the City issues building permits, the applicant must submit detailed plans in
substantial compliance with the plans approved by the City Council to the Planning
and Building Safety Department for review and approval.
5. To avoid impacts to nesting birds, construction activities and construction noise
should occur outside the avian nesting season (prior to February 1 or after
September 1). If construction and construction noise occurs within the avian nesting
season (during the period from February 1 to September 1), areas within 100 feet
of a development site shall be thoroughly surveyed for the presence of nests by a
qualified biologist no more than five days before commencement of any vegetation
removal. If it is determined that the Project Site is occupied by nesting birds covered
under the Migratory Bird Treaty Act, condition No. 6 shall apply.
6. If pre -construction nesting bird surveys result in the location of active nests, no
grading, vegetation removal, or heavy equipment activity shall take place within an
appropriate setback from occupied nests as determined by a qualified biologist.
Protective measures (e.g., established setbacks) shall be required to ensure
compliance with the Migratory Bird Treaty Act and California Fish and Game Code
requirements. The qualified biologist shall serve as a construction monitor during
9 21
those periods when construction activities occur near active nest areas to ensure
that no inadvertent impacts occur. A report of the findings, prepared by a qualified
biologist, shall be submitted to the CDFW prior to construction -related activities that
have the potential to disturb any active nests during the nesting season.
7. Prior to the commencement of grading or demolition of subsurface structures, a
professional archaeologist who meets U.S. Secretary of the Interior's Professional
Qualifications and Standards, shall conduct a brief archaeological and
paleontological informational session for construction personnel. The training
session may consist of an in-person meeting or a written handout describing: (1)
how to identify archaeological and paleontological resources that may be
encountered during earth -moving activities and (2) the procedures to be followed in
such an event, including contact information for the appropriate entities if
archaeological or paleontological resources are discovered.
8. In the event that archaeological or paleontological resources are unearthed during
ground -disturbing activities, the ground -disturbing activities shall be halted or
diverted away from the vicinity of the find so that the find can be evaluated. A buffer
area of at least 50 feet shall be established around the find, where construction
activities will not be allowed to continue until a qualified archaeologist or
paleontologist has examined the newly discovered artifact(s) and has evaluated the
area of the find. Work shall be allowed to continue outside the buffer area. If the
archaeologist identifies the find as a tribal cultural resource or suspects it to be a
tribal cultural resource, the City will contact the Native American Heritage
Commission (NAHC) to report the discovery, and will contact local Native American
tribal representatives as directed by the NAHC. Should the newly discovered
artifact(s) be determined to be a tribal cultural resource, Native American
construction monitoring will be initiated. The City shall coordinate with the
archaeologist and tribal representative (s) to develop an appropriate treatment plan.
Communitv Benefits Plan
9. The applicant must provide all the community benefits as stated in Exhibit B
(Community Benefits Plan). If the project does not provide a proposed benefit or
ceases to provide it, the owner must submit a revised CBP including equivalent
replacement benefit of an equal value to the Planning and Building Safety Director
for review and approval. At the Director's discretion, the revised CBP may be
transmitted to the Planning Commission and City Council for review and approval.
10. The applicant must make a monetary contribution of $14,214 to the City's fund
dedicated toward public improvements within the Smoky Hollow Specific Plan area.
Fire Department Conditions
11. The applicant must comply with the applicable requirements of the 2016 California
Building and Fire Codes and the 2015 International Fire Code as adopted by the
City of EI Segundo and EI Segundo Fire Department Regulations.
10 22
12. The applicant must submit and obtain approval by the Fire Department of a Fire/Life
Safety Plan identifying fire safety precautions during demolition and construction,
emergency site access during construction, permanent fire department access, fire
hydrant locations and any existing or proposed fire sprinkler systems and fire alarm
systems prior to issuance of the building permit.
13. The applicant must provide the following conditions for all fire features:
a. A barrier must be provided around the fire feature to prevent accidental
access into the fire feature.
b. The distance between the fire feature and combustible material and
furnishings must meet the fire feature's listing and manufacturer's
requirements.
C. If the fire feature's protective barrier exceeds ambient temperatures, all exit
paths and occupant seating must be a minimum 36 inches from the fire
feature.
14. If the proposed "Park Plus" high density vehicle storage system is an automated -
type system, the applicant must comply with the 2021 International Building and
Fire Code requirements for Mechanical -Access enclosed parking garages.
Public Works Department Conditions
General
"City Engineer" = City Engineer or his/her designee throughout this document.
15. All work in the City's right-of-way or on City -owned and maintained facilities shall
require review and approval of the City Engineer or his/her designee.
16. The applicant shall ensure that encroachment permits are secured from the Public
Works Department/Engineering Division before commencing any and all work in
the City's public right-of-way, including lane closures
17. Construction inspection shall be coordinated with the Public Works Inspector and
no construction shall deviate from the approved plans without approval of the City
Engineer. If plan deviations are necessary, the applicant shall provide a revised
plan or details of the proposed change for review and approval of the City Engineer
prior to construction.
18. Prior to issuing of the Certificate of Occupancy, the applicant shall ensure
installation of all improvements required by the Public Works Department are
inspected and approved by the City Engineer.
19. All construction -related parking shall be accommodated on-site. No construction
related parking shall be permitted off-site.
20. A grading and drainage plan shall be provided and stamped by a California State -
licensed civil engineer as part of the Building Permit process.
11 23
21. A utility plan shall be provided that shows all existing and proposed utility lines and
their sizes (sewer, water, gas, storm drain, electrical, etc.), including easements,
within 200 feet of the project site boundary.
Street Improvements & Traffic Control
22. All new sidewalk, curb & gutter, driveway approaches, and curb ramps shall be
constructed per the latest Standard Plans for Public Works Construction (SPPWC)
"Greenbook" and City standards.
23. All existing sidewalk, curb & gutter, driveway approaches, and curb ramps that are
broken or not in conformance with the latest SPPWC or City standards shall be
removed and constructed per the latest SPPWC and City standards.
24. All unused driveways shall be removed and replaced with full -height curb, gutter
and sidewalk per SPPWC standards and City standards.
25. The applicant shall provide a minimum 4 foot sidewalk clearance around any
obstruction in the sidewalk i.e. posts, power poles, etc.
26. The applicant shall slurry seal the entire alley width from the property to Franklin
Avenue. The slurry mix design shall be submitted to the City Engineer or his/her
designee for approval.
27. The applicant shall provide traffic control plans for all work requiring a lane closure.
28. During construction, it shall be the responsibility of the applicant to provide safe
pedestrian traffic control around the site. A pedestrian protection plan shall be
submitted to the Public Works Department for review and approval by the City
Engineer. This may include but not be limited to signs, flashing lights, barricades
and flag persons.
Water
29. Any existing water meters, potable water service connections, fire backflow devices
and potable water backflow devices must be upgraded to current City Water
Division standards. These devices shall be placed or relocated onto private
property.
30. The applicant must submit plans for water system upgrades to the City of EI
Segundo Public Works Department for review and approval.
31. Any unused water laterals shall be abandoned and properly capped at the City
main. The Contractor is to obtain necessary permits and licenses, and provide
traffic control plans and shoring plans.
Sewer
32. Prior to issuance of a Certificate of Occupancy, the sewer connection fee for this
project must be paid to the City of EI Segundo Public Works Department.
12 24
33. Any unused sanitary sewer laterals shall be abandoned and properly capped at the
City main. The Contractor is to obtain necessary permits and licenses, and provide
traffic control plans and shoring plans.
Storm Drain
34. The applicant shall remove and replace an existing broken storm drain manhole
behind the property. The manhole is broken and open to illicit drainage and needs
to be closed to any surface drainage.
35. Hydrologic and hydraulic calculations shall be submitted to size appropriate storm
drain facilities to control on-site drainage and mitigate off-site impacts. Refer to the
most recent Los Angeles County Hydrology Manual. Instructions and the manual
are available at the County website at
http://dpw.lacounty.gov/wrd/Publication/index.cfm. Calculations shall be signed by
a registered civil engineer.
36. The project shall comply with the National Pollutant Discharge Elimination System
(NPDES) requirements and shall provide Best Management Practices (BMPs) for
sediment control, construction material control and erosion control.
Landscaping & Irrigation
37. All public landscape improvements shall be designed to City standards and
approved by the Parks & Recreation Department.
Waste Management
38. The applicant shall comply with Title 5, Chapter 2 (Garbage and Rubbish), of the EI
Segundo Municipal Code. Collection/disposal/storage systems and areas must be
provided in the plans that ensure compliance with State and City regulations.
13 25
Miscellaneous Conditions
39. Drew Boyles (Applicant) agrees to indemnify and hold the City harmless from and
against any claim, action, damages, costs (including, without limitation, attorney's
fees), injuries, or liability, arising from the City's approval of Community Benefit Plan
CBP No. 19-01 and Environmental Assessment No. EA -1254. Should the City be
named in any suit, or should any claim be brought against it by suit or otherwise,
whether the same be groundless or not, arising out of the City approval of this
Community Benefit Plan or Environmental Assessment, the Applicant agrees to
defend the City (at the City's request and with counsel satisfactory to the City) and
will indemnify the City for any judgment rendered against it or any sums paid out in
settlement or otherwise. For purposes of this section "the City" includes the City of
EI Segundo's elected officials, appointed officials, officers, and employees.
By signing this document, Drew Boyles certifies that he has read, understood, and agrees
to the Project Conditions listed in this document.
Drew Boyles
{If Corporation or similar entity, needs two officer signatures or evidence that one signature binds the
company}
14 26
PLANNING COMMISSION RESOLUTION NO. 2871
Exhibit B
COMMUNITY BENEFIT PLAN
Proiect description:
The development project at 212 Eucalyptus Drive is subject to the following applications:
Community Benefits Plan No. CBP 19-01 and Environmental Assessment No. EA 1254.
The development project deviates from the following Smoky Hollow Specific Plan (Specific
Plan) development standards in Section 2.3:
1. Building Height.
The permitted building height is 35 feet
the top of the roofline.
The proposed building height is 50 feet to
2. Allowable gross floor area ratio (FAR).
The permitted FAR is 0.75. The proposed FAR is 1.32.
3. Setback adjoining alley.
The required setback is 10 feet. The proposed setback is zero feet.
The above deviations are clearly illustrated in the attached plans.
Communitv benefits:
In exchange for the above deviations, the applicant offers the following community benefits
pursuant to Specific Plan Section 4.5.2:
1. Consistency with design guidelines above requirements. The development project
complies with 20 of the 32 design guidelines in Section 2.4 of the Specific Plan.
2. Six bicycle parking spaces above requirements. The required number of bicycle
spaces in Section 2.3 is two short-term bike racks and two long-term bike lockers.
The development project provides eight short-term bike racks and two long-term
bike lockers.
3. Public art above City requirements. The development project is not subject to the
City's public art or in -lieu fee requirements of Ordinance No. 1594. However, the
development project proposes to incorporate artwork visible to the public, subject
to review and approval by the City.
4. Monetary contribution for public infrastructure. The applicant shall make a
monetary contribution of $14,214 to a City fund designated for planned Smoky
Hollow public infrastructure improvements in Chapter 3 of the Specific Plan.
The above community benefits are more clearly illustrated in the attached plans.
Attachment:
1. Plans dated December 16, 2019
15 27
SHEETINDEX
SHEET
NUMBER SHEET NAME
01
COVER SHEET
02
EXECUTIVE DEVELOPMENT SUMMARY
03
PERSPECTIVE
04
PERSPECTIVE
05
PERSPECTIVE
06
PERSPECTIVE
07
PERSPECTIVE
08
PERSPECTIVE
09
PERSPECTIVE
10
SPECIFIC PLAN ZONING ANALYSIS
11
SPECIFIC PLAN ZONING ANALYSIS
12
EXISTING AERIAL PLAN
13
SITE PHOTOS
14
EXISTING DRAWINGS
15
TOPOGRAPHY & GRADE PLANE
16
"FLOOR AREA' DIAGRAMS
17
PLOT PLAN
18
FLOOR PLAN LEVEL 01
19
FLOOR PLAN LEVEL 02
20
FLOOR PLAN LEVEL 03
21
ROOF PLAN
22
WEST ELEVATION
23
NORTH ELEVATION
24
EAST ELEVATION
25
ART ELEVATION
26
SECTION
27
PARKING LEGEND
28
COMMUNITY BENEFITS ANALYSIS
29
COMMUNITY BENEFITS DIAGRAM
30
COMMUNITY BENEFITS WORKSHEET
L1
LANDSCAPE CONCEPTUAL PLAN
L2
GROUND FLOOR MATERIALS
L3
ROOF DECK MATERIALS
ENDLESS PURSUIT...
212
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PROJECT# 16.042
EXECUTIVE SUMMARY
GENERAL OVERVIEW AND GRAND VISION
THE 3 STORY PROPOSED DEVELOPMENT AT 212 EUCALYPTUS INTENDS TO BE A SIGNATURE DEVELOPMENT FOR SMOKY HOLLOW AND THE ENTIRE CITY OF EL SEGUNDO WITH A STRIKING ARCHITECTURAL
EXPRESSION THAT PAYS HOMAGE TO THE SITE AND THE HISTORY OF THE NEIGHBORHOOD WITH THE USE OF EXISTING CONTEMPORARY INDUSTRIAL MATERIALS INCLUDING EXPOSED STEEL, METAL SIDING
INCLUDEING RE -USE OF EXISTING METAL SIDING AND EXPRESSIVE STRUCTURAL ELEMENTS AND ENTIRELY EXPOSED CIRCULATION STAIRS SHOWCASING THE VERTICAL MOVEMENT TO THE NEIGHBORHOOD.
THE DEVELOPMENT WILL INCLUDE 3 LEVELS OF CREATIVE OFFICE SPACE TOTALING APPROXIMATELY 14,119 SQUARE FEET. THE ROOFTOP INCLUDES AN ACCESSIBLE DECK AREA FOR TENANTS AND VISITORS TO
HOLD IMPROMPTU OR FORMAL MEETINGS OR TO TAKE A BREAK FROM THE OFFICE AND ENJOY VIEWS OF THE CITY AND GET SOME FRESH AIR. THE GROUND FLOOR SPACE INCLUDES A LARGE FOLDING DOOR
TO ALLOW FOR THE USE IN THAT SPACE TO CONNECT TO AND EXTEND THE PEDESTRIAN ACTIVITY ON THE SIDEWALK INTO THE SPACE.
USE
THE CURRENT USES OF THE EXISTING SINGLE -STORY STRUCTURE IS WAREHOUSE WITH A SMALL PORTION OF GENERAL OFFICE. THE PROPOSED FLOOR AREA SHALL BE CREATIVE OFFICE AND R&D. THE
PROPOSED PROJECT USE IS COMPATIBLE WITH THE APPROVED USES AND REGULATIONS PRESCRIBED FOR IN THE ZONING DISTRICT FOR SH -W. ALL THE PROPOSED USES ARE ALLOWED BY -RIGHT.
FLOOR AREA
AT THE COMPLETION OF THE PROPOSED PROJECT THE SITE WILL CONTAIN A FLOOR AREA OF APPROXIMATELY 14,119 SF WHICH IS A RATIO OF APPROXIMATELY 1.32 WHICH IS 0.57 ABOVE THE BASE ALLOWED
0.75 BUT SHORT OF THE ALLOWED 1.5 FAR CONSISTENT WITH COMMUNITY BENEFIT TIER II PROGRAM.
PARKING
THE DEVELOPMENT WILL INCLUDE A VERY CREATIVE SOLUTION TO THE PARKING CHALLENGE BY UTILIZING A STACKED PARKING SYSTEM WITH SEVERAL ON -GRADE SPACES INCLUDING 2 ACCESSIBLE AND 2
COMPACT SPACES.
LOT LINE ADJUSTMENT
PLEASE SEE PLOT PLAN ON SHEET 17, A LOT LINE ADJUSTMENT WILL BE REQUIRED TO UNIFY TWO EXISTING LOTS.
MISCELLANEOUS
THE HOURS OF OPERATION FOR THE DEVELOPMENT ARE STANDARD BUSINESS HOURS FIVE DAYS A WEEK WITH OCCASIONAL WEEKEND HOURS
THE EXISTING STRUCTURE DEEMED TO BE ENTIRELY REMOVED IS A SINGLE -STORY STUCCO STRUCTURE OF WOOD CONSTRUCTION WITH A PITCHED ROOF AND 2 PARKING SPACES OFF OF EUCALYPTUS. THE
EXISTING METAL SIDING AND FACADE ART PANELS WILL BE DELICATELY REMOVED AND REPLACED IN THE NEW BUILDING FACADES. PLEASE SEE SHEET 14 IN THE PROJECT DRAWING PACKAGE.
CONCLUSION
THE PROPOSED PROJECT DESIGN IS COMPATIBLE AND INTEGRATED WITH, AND NOT DETRIMENTAL TO, THE EXISTING DEVELOPMENT ON ADJACENT AND SURROUNDING NEIGHBORING PROPERTIES AND
FURTHERMORE PAYS HOMAGE TO THE NEIGHBORHOOD'S INDUSTRIAL PAST AND ENCOURAGES LOOKING FORWARD TO THE FUTURE OF WHAT THE NEIGHBORHOOD WILL TRANSFORM INTO IN THE NEAR
FUTURE.
COMMUNITY BENEFITS PLAN CONSISTENT WITH TIER II
THE DEVELOPMENT REQUESTS THE FOLLOWING DISCRETIONARY APPROVALS WHICH ARE CONSISTENT WITH THE SPECIFIC PLAN:
1. AN INCREASE IN PERMITTED HEIGHT OF 15-0" FROM 35' TO 50'-0" IN ACCORDANCE WITH TIER II COMMUNITY BENEFITS PLAN.
2. AN INCREASE IN FLOOR AREA RATIO OF 0.57 ABOVE THE BASE RATIO OF 0.75 TO 1.32 IN ACCORDANCE WITH TIER II COMMUNITY BENEFITS.
3. REQUESTED VARIANCE (1 DEVIATION TO STANDARDS OF 3 ALLOWED CONSISTENT WITH TIER II COMMUNITY BENEFITS PLAN).
4. ALLOW SOUTHERN CALIFORNIA EDISON TRANSFORMER & SWITCHGEAR STRUCTURES AND ASSOCIATED BOLLARDS IN THE REAR SETBACK.
ENDLESS PURSUIT...
212
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ARCHITECTS
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LOS ANGEES CA 90071
+ 1.213.377.5500
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2. BUILDING TRANSPARENCY:
FRANKLIN AVENUE FRONTAGE
1. FRONT YARD
2. SIDE YARD (NORTHERLY)
SIDE YARD (SOUTHERLY)
3. REAR YARD (EASTERLY)
FOR NEW BUILDINGS OR NEW ADDITIONS
FRONTING FRANKLIN AVENUE, A MINIMUM
15% FACADE TRANSPARENCY SHALL BE
PROVIDED AT THE GROUND LEVEL OR N/A
FIRST 12 FEET OF HEIGHT ABOVE GRADE,
WHICHEVER IS LESS, THROUGH THE
UTILIZATION OF WINDOWS, ENTRIES, OR
SIMILAR OPENINGS.
E. SETBACK STANDARDS
REQUIRED
NONE
NONE
NONE
ALLEY - SEE BELOW
PROVIDED
0'-0"
5'-0"
0'-0"
10'- 0" PROVIDED FOR
BUILDING.
REQUESTING THE
FOLLOWING ITEMS TO BE
ALLOWED IN THE REAR
ALLEY SETBACK:
• SCE TRANSFORMER WITH A
MAXIMUM HEIGHT OF 6'-0"
• SCE EQUIPMENT CABINET
WITH A MAXIMUM HEIGHT
OF 7'-6"
• BOLLARDS WITH A
MAXIMUM HEIGHT OF 4'
5. ADJOINING ALLEY MIN. 10'
C. LOT STANDARDS
F. OPEN SPACE & LANDSCAPING STANDARDS
REQUIRED
REQUIRED
PROVIDED
1. MINIMUM LOT AREA
5,600 SF
10,685 SF
2. MINIMUM LOT FRONTAGE
50'
75'-0"
D. BUILDING DESIGN STANDARDS
GROUND ELEVATION.
REQUIRED
PROVIDED
1. BUILDING ORIENTATION
LOTS ADJOINING FRANKLIN AVENUE
IRRIGATION SHALL BE
FRANKLIN AVENUE
SHALL PROVIDE A MINIMUM OF ONE
SHALL BE PROVIDED WITH APPROPRIATE
SUBMITTAL IN COMPLIANCE
PRIMARY ENTRY FACING FRANKLIN
N/A
AVENUE. PRIMARY ENTRY DOORS SHALL
BE VISIBLE AND ACCESSIBLE FROM THE
PUBLIC SIDEWALK
2. BUILDING TRANSPARENCY:
FRANKLIN AVENUE FRONTAGE
1. FRONT YARD
2. SIDE YARD (NORTHERLY)
SIDE YARD (SOUTHERLY)
3. REAR YARD (EASTERLY)
FOR NEW BUILDINGS OR NEW ADDITIONS
FRONTING FRANKLIN AVENUE, A MINIMUM
15% FACADE TRANSPARENCY SHALL BE
PROVIDED AT THE GROUND LEVEL OR N/A
FIRST 12 FEET OF HEIGHT ABOVE GRADE,
WHICHEVER IS LESS, THROUGH THE
UTILIZATION OF WINDOWS, ENTRIES, OR
SIMILAR OPENINGS.
E. SETBACK STANDARDS
REQUIRED
NONE
NONE
NONE
ALLEY - SEE BELOW
PROVIDED
0'-0"
5'-0"
0'-0"
10'- 0" PROVIDED FOR
BUILDING.
REQUESTING THE
FOLLOWING ITEMS TO BE
ALLOWED IN THE REAR
ALLEY SETBACK:
• SCE TRANSFORMER WITH A
MAXIMUM HEIGHT OF 6'-0"
• SCE EQUIPMENT CABINET
WITH A MAXIMUM HEIGHT
OF 7'-6"
• BOLLARDS WITH A
MAXIMUM HEIGHT OF 4'
5. ADJOINING ALLEY MIN. 10'
10' -0"
F. OPEN SPACE & LANDSCAPING STANDARDS
REQUIRED
PROVIDED
1. OPEN SPACE, GENERAL 3% OF LOT, REQUIRED OPEN SPACE
800 SF AT GROUND LEVEL
MAY BE PROVIDED ON BUILDING
(SEE SHEET 16)
ROOFTOPS; HOWEVER, AT LEAST 50%
OF REQUIRED OPEN SPACE SHALL HAVE
DIRECT ACCESS FROM THE EXISTING
GROUND ELEVATION.
10,725 SF x 0.03 = 322 SF
3. IRRIGATION ALL LANDSCAPED AREAS, INCLUDING
IRRIGATION SHALL BE
TREES AT SURFACE PARKING LOTS,
PROVIDED AS A DEFERRED
SHALL BE PROVIDED WITH APPROPRIATE
SUBMITTAL IN COMPLIANCE
PERMANENT WATERING FACILITIES.
WITH ESMC 15-15A
JURISDICTION:
GENERAL PLAN:
SPECIFIC PLAN:
ZONING:
PREVIOUS USE:
PROPOSED USE:
OCCUPANCY CLASSIFICATION
CHANGE OF USE:
CONDITIONAL USE PERMIT:
Figure 2.1: Zoning 171atrfcla q
7'
x
ZONING ANALYSIS
CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
SMOKY HOLLOW
SMOKY HOLLOW SPECIFIC PLAN
SH -W (SMOKY HOLLOW WEST)
GENERAL OFFICE & WAREHOUSE & STORAGE
COMMERCIAL OFFICE & CAFE
B (GENERAL OFFICE, R&D) & A2 CAFE/FOOD TO -GO
YES
NO
ZONING MAP
,
�L. �
'er
illi Null
PROJECT
LOCATION
rte. aftap�, sox.
LOT 11
LOT 10 PARTIAL
INITA616ranMur
5p&ckNaA.n10ft1W vharctr
5nrikK Hc4x East
LOT AREA
7,123 SQ. FT.
3,562 SQ. FT.
TOTAL AREA 10,685 SF
A. ALLOWABLE GROSS FLOOR AREA
ALLOWED: 0.75 (BASE) 10,685 SF x 0.75 = 8,013.75 SF
ALLOWED: 1.5 (TIER 1) 10,685 SF x 1.5 = 16,027.50 SF
PROVIDED 14,119 SF (1.32 FAR)
B. HEIGHT STANDARDS
COMMUNITY BENEFITS (TIER 2) 50'-0" ALLOWED I 50'-0" PROVIDED
so
HEIGHT EXCEPTIONS ELEVATOR SHAFT HOUSING IS EXEMPT FROM HEIGHT REQUIREMENTS
PARAPET HEIGHT MAY EXCEED MAXIMUM BUILDING HEIGHT BY 5-0"
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PROJECT16.042
1. NEW CONSTRUCTION &
CHANGE OF OCCUPANCY
rd0r_l04I.»•IWT-Al V:Iilk Eel
4. BICYCLE PARKING
H. PRIVATE PARKING STANDARDS
REQUIRED PROVIDED
2.5 / 1,000 GROSS SF
14,119 / 400 = 35 35
TANDEM SPACES SHALL HAVE A MAXIMUM N/A
LENGTH OF 40 FEET (PARKING FOR 2
VEHICLES MAXIMUM).
MAX 85% OF REQUIRED
350.85 = 30
CONSISTENT WITH SECTION 5.106.4 OF
THE 2016 CALIFORNIA GREEN BUILDING
STANDARDS CODE:
NEW PROJECTS ANTICIPATED TO
GENERATE VISITOR TRAFFIC SHALL
PROVIDE ONE 2 -BIKE CAPACITY RACK
FOR 5% OF NEW VISITOR MOTORIZED
VEHICLE PARKING SPACES BEING
ADDED, WITH A MINIMUM OF ONE 2 -BIKE
CAPACITY RACK. ADDITIONS OR
ALTERATIONS THAT ADD 9 OR FEWER
VISITOR VEHICLE PARKING SPACES ARE
EXCLUDED.
NEW BUILDINGS WITH 10 OR MORE
TENANT -OCCUPANTS OR ADDITIONS OR
ALTERATIONS THAT ADD 10 OR MORE
TENANT VEHICLE PARKING SPACES
SHALL PROVIDE SECURE BICYCLE
PARKING FOR 5% OF THE TENANT
VEHICLE PARKING SPACES BEING
ADDED, WITH A MINIMUM OF ONE
SECURE BICYCLE PARKING SPACE.
ACCEPTABLE PARKING FACILITIES SHALL
BE CONVENIENT FROM THE STREET AND
SHALL MEET ONE OF THE FOLLOWING:
A. COVERED, LOCKABLE ENCLOSURES
WITH PERMANENTLY ANCHORED RACKS
FOR BICYCLES;
B. LOCKABLE BICYCLE ROOMS WITH
PERMANENTLY ANCHORED RACKS; OR
C. LOCKABLE, PERMANENTLY ANCHORED
BICYCLE LOCKERS.
30
REQUIRED
35 NEW SPACES x 5% = 2
PROVIDED
2 SHORT TERM
2 LONG TERM
BIKE SHARE PROGRAM
6 PROVIDED, SEE LEVEL 01
PLAN
5. OTHER PARKING AREA REFER TO ESMC SECTION 15-15-1 PROVIDED, SEE SITE PLAN
DEVELOPMENT STANDARDS THROUGH 15-15-5.
G. ACCESS, LOADING AND TRASH STANDARDS
REQUIRED
PROVIDED
1. VEHICULAR ACCESS A. LOTS ADJOINING AN ALLEY ARE
NONE PROPOSED,
PROHIBITED FROM PROVIDING CURB
EXISTING CURB CUT TO BE
CUTS ALONG STREET FRONTAGES.
REMOVED
2. LOADING A. NOT REQUIRED IF GROSS BUILDING
N/A
AREA < 50,000 SF.
3. REFUSE COLLECTION A. REFUSE COLLECTION SERVICE SHALL
FULLY SCREENED TRASH &
BE CONTRACTED WITH AN APPROVED
RECYCLING AREA NEEDED
LOCAL SERVICE PROVIDER. REFUSE
ACCESS FROM ALLEY
COLLECTION AREAS SHALL
BE SCREENED PER ESMC SECTION
15-2-8 D.
B. ON LOTS ADJOINING AN ALLEY,
REFUSE COLLECTION STORAGE AREAS AT ALLEY
SHALL BE ORIENTED TO AND ACCESSED
FROM THE ALLEY.
ENDLESS PURSUIT...
212
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40
EXISTING CORRUGATED FINISH TO BE REUSED IN PROPOSED DESIGN
(E) CURB TO REMAIN
(E) DRIVEWAY TO REMAIN
(E) GATE TO BE REMOVED
(E) WALL TO BE REMOVED
(E) STEPS TO BE REMOVED
(E) PARKING TO BE REMOVED
(E) DRIVEWAY
TO BE REMOVED
(E) LOW WALL TO BE REMOVED
OSITE PLAN - EXISTING
1 if = 20'-011
CSOUTH ELEVATION
1 If
= 20'-0"
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exterior walls shall be the usable area under the horizontal projection of the roof
or floor above.
LEVEL 01 - GENERAL OFFICE 634 SF
LEVEL 02 - GENERAL OFFICE 6,576 SF
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14,119 SF
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[]
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212
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212
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212
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212
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EL SEG UN DO
CALIFORNIA, 90245
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212
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CALIFORNIA, 90245
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ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEG UN DO
CALIFORNIA, 90245
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DEC. 16, 2019 1/16" = V-0"
PROJECT# 16.042
53
T.O.P. HIGH
140'-3"
T.O
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n
124
3�
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125-3"
LEVEL 3
110'-6"
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n�
H
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LEVEL 2
94'-9"
W
Ln
io
DATUM
711'- 9
_
LEVEL 1"
78'-4"
V
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEG UN DO
CALIFORNIA, 90245
O=aenuARArC.WS-GFW.E /H).
ALL IX MWGS sE:;wcATOW Ens RANS ARYJJOBMBM
COWEM M OS" CO� N TiS R�IP�IKKJ
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DEC. 16, 2019 1/16" = V-0"
PROJECT# 16.042
53
*J69 FARKPLUS
l I 'Al
1*9 WGH DEUISFY VEHI-E'STORAGE
8640 TAMARACK AVENUE, LOS ANGELES, CA 91352
T: 1.800.459.2604
0
Q CRADLE FRAME ASSEMBLY
O HYDRAULIC CYLINDER
< PARALLEL ARM ASSEMBLY
< ADJUSTABLE HEIGHT ASSEMBLY
0 SAFETY LOCKS ASSEMBLY
< END LEG ASSEMBLY
0' SEISMIC BEAM ASSEMBLY
0° PLATFORM ASSEMBLY
Q CONTROLS
PARKING SPACES
8'-6" 8'-661
R
1 p
00 '
r �
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c
STANDARD COMPACT
1 MIrmmin Width
HPS-3P10 COMMERCIAL
5'-0"
HYDRAULIC POWER SYSTEM
NIDTH
Q CRADLE FRAME ASSEMBLY
O HYDRAULIC CYLINDER
< PARALLEL ARM ASSEMBLY
< ADJUSTABLE HEIGHT ASSEMBLY
0 SAFETY LOCKS ASSEMBLY
< END LEG ASSEMBLY
0' SEISMIC BEAM ASSEMBLY
0° PLATFORM ASSEMBLY
Q CONTROLS
PARKING SPACES
8'-6" 8'-661
R
1 p
00 '
r �
r
c
STANDARD COMPACT
NOTE TALLOS ANGELES REQUIRES 6'-0' CLR HEIGHT FOR COMPACT
NOGGLF HEIGHT FOR STANDARD STALLS
_1AN REI
2
8'-6" WIDE DOUBLE CAR STACKERS �
COMPACT OVER STANDARD
�aIREo aim
C, ssAEo","AE
DOUBLE CAR STACKERS ¢¢
STANDARD OVER STANDARD d$
TYPICAL GARAGE PLAN
DPO03-WO1 DPO03-WO2 DPO03-WO3 DPD03-W04
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J1
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14'-0" 17'-0"
i If i
9'-0" 5'-0' 9'-0" 8'-0"
OO
DD 60
- VAN
ACCESSIBLE ACCESSIBLE VAN
ACCESSIBLE PARKING PER CBC TABLE 11 B-208.2
TOTAL PARKING SPACES 51-75
3 ACCESSIBLE STALLS REQUIRED
1 VAN: 6 ACCESSIBLE (OR FRACTION THEREOF)
-gpi a TWU
1 MIrmmin Width
MIrilmulfl Lx'IgtlI
5'-0"
MODEL
NIDTH
CD
5'- 0"
>�
W01
W02
7'-11'
T-3"
N
o
'
W03
T-6"
2t feet
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BICYCLE
9'I III
W05
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O
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1
3
MOTORCYCLE
191eet
I BlcyclL.
PARKING STALL
� R Ir�t
(9'-0" x 5'-0")
NOTE TALLOS ANGELES REQUIRES 6'-0' CLR HEIGHT FOR COMPACT
NOGGLF HEIGHT FOR STANDARD STALLS
_1AN REI
2
8'-6" WIDE DOUBLE CAR STACKERS �
COMPACT OVER STANDARD
�aIREo aim
C, ssAEo","AE
DOUBLE CAR STACKERS ¢¢
STANDARD OVER STANDARD d$
TYPICAL GARAGE PLAN
DPO03-WO1 DPO03-WO2 DPO03-WO3 DPD03-W04
��II IIr,ll �I� °= If fII °e ISI
IB- e__
*Mom *imam
J1
TYPICAL LIN J $ 5
14'-0" 17'-0"
i If i
9'-0" 5'-0' 9'-0" 8'-0"
OO
DD 60
- VAN
ACCESSIBLE ACCESSIBLE VAN
ACCESSIBLE PARKING PER CBC TABLE 11 B-208.2
TOTAL PARKING SPACES 51-75
3 ACCESSIBLE STALLS REQUIRED
1 VAN: 6 ACCESSIBLE (OR FRACTION THEREOF)
-gpi a TWU
1 MIrmmin Width
MIrilmulfl Lx'IgtlI
Comnre.xlal slarioard
a ; I re .r
1 R Feel
ReWentlal standard
9 reet
20 feet
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9 5 N L
-
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N
T
—7 MINIMUM WIDTH
q
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art �I'Y++ . tdk*. i aw C.allrpmla L.CAle d Regulallnns (C.C.k) Cahroml.a a[r.e_ss [We. lithe PS
4" WIDE PAINTED
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54
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ENDLESS PURSUIT...
TANDEM
212
8'- 666
12'- 0"
[] /[� jj
EUCALYPTUS
I r IUS
EL SEG UN DO
CALIFORNIA, 90245
O
O
1
1
In
N
L
COMPACT
LOADING
FUTURE ELEC.
PARKING STALL
(8'-6" x 16'-6")
(18'-0" x 8'-6" M IN)
MIN. ISLES: 25'-0"
MIN. ISLES: 25'-0"
O=aBAUANAfC.I ALL RGHSFEE i./®.
2. -Ow
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&" WIDE BY 6" HIGH
CONCRETE TIRE STOP
DEC. 16, 2019 1/ 16" = 1'-0"
ANCHORED TO THE GROUND.
PROJECT# 16.042
—7 MINIMUM WIDTH
q
N4t4�a.
1. I_Q uno r 40 TCCA In WK M.
1 I rw�T.�tlxI`1I1�IL.IDRS M A[CF'- 1P f+anWq Spaces FMAJ LOnhl4 WAh the Arra lfaJBswith 171sahlhtk.s
art �I'Y++ . tdk*. i aw C.allrpmla L.CAle d Regulallnns (C.C.k) Cahroml.a a[r.e_ss [We. lithe PS
4" WIDE PAINTED
WHITE STRIPES.
6^
T
i
54
4m
SMOKY HOLLOW SPECIFIC PLAN (SECTION 4)
TRANSFORMATIVE PROJECT COMMUNITY BENEFITS
• CREATIVE IDEAS AND FURTHER SUPPORT THE SPECIFIC VISION OF SMOKY HOLLOW.
• CATALYZE FUTURE CHANGE
• ADDRESS KEY ISSUES SUCH AS PARKING AND MOBILITY WITH A COMPREHENSIVE SOLUTION TO PARKING
• FACILITATE DEVELOPMENT OF CREATIVE OFFICE AND FLEXIBLE RESEARCH SPACE
• PROMOTE ARTISTIC INDUSTRIAL VIBE WITH A RELAXED BEACH COMMUNITY FEEL
• CREATE AN INTERESTING DESTINATION
• NEW INFRASTRUCTURE FOR FIBER OPTIC NETWORK THAT MAINTAINS THE DESIRABILITY OF THE AREA TC
CREATIVE AND TECH -BASED BUSINESSES
THE PROPOSED PROJECT MEETS EVERY ONE OF THE CHARACTERISTICS OF A "TRANSFORMATIVE
PROJECT" AND EXCEED THESE BASE STANDARDS BY RAISING THE BAR FOR EACH CHARACTERISTIC WITH
THE PROPOSED VERY EXPRESSIVE ARCHITECTURAL DESIGN.
BEYOND THE BASE STANDARDS THAT DO NOT PRINCIPALLY BENEFIT THE PROJECT
1. A 12' LONG BY 5' WIDE SPACE ALONGSIDE THE SIDEWALK FOR PUBLIC/CITY BIKE SHARE PROGRAM.
2. LARGE SCALE PUBLIC ART.
3. FEATURE TREE AT STREET FRONTAGE.
4. SIGNIFICANT INITIAL INVESTMENT FOR A TRANSFORMATIVE PROJECT WITH ARCHITECTURALLY
EXPRESSIVE AND STRIKING DESIGN THAT WILL AUTOMATICALLY BECOME A LANDMARK FOR THE
NEIGHBORHOOD AND POSSIBLY THE CITY. THE SIGNIFICANT INITIAL COST AND INVESTMENT FOR
STRIKING ARCHITECTURE WITH THE ELEMENTS LISTED BELOW ARE AN OWNER'S EXPENSE AND
INVESTMENT IN THE NEIGHBORHOOD TO BUILD CHARACTER ALONG THE STREETSCAPE AND INSPIRE
EQUALLY STRIKING DESIGNS BY OTHER DEVELOPERS.
a. INTERESTING OVERALL MASSING WITH THE ENTIRE BUILDING LIFTED OFF THE GROUND AND PITCHED
ROOF.
b. EXPRESSIVE VERTICAL CIRCULATION WITH EXTERIOR STAIRS CREATING MOVEMENT AND INTEREST.
THE EXPRESSIVE EXTERIOR CIRCULATION ELEMENTS ALLOW FOR UN -OBSTRUCTED INTERIOR SPACE
AND EXPRESSIVE ARCHITECTURAL FEATURES. FROM THE EXTERIOR THE BUILDING'S CIRCULATION WILL
BE COMPLETELY VISIBLE WHICH ADDS MOVEMENT TO THE BUILDING AND THE STREET.
c. STRONG VISUAL CONNECTION BETWEEN EUCALYPTUS AND THE BACK OF THE BUILDINGS ACROSS THE
ALLEY TO CONNECT THE ALLEY USES TO EUCALYPTUS PHYSICALLY AND VISUALLY AND FOR SAFETY.
d. EXPRESSIVE EXTERIOR ELEVATOR TOWER MASS PROVIDING A CANVAS FOR PUBLIC ART BUT ALSO A
LITERAL BEACON FOR A MEETING PLACE.
e. FULL HEIGHT GLAZING ALONG THE WEST ELEVATION PROVIDING VISIBILITY INWARD AND OUTWARD.
f. NEIGHBORHOOD APPROPRIATE CREATIVE, CONTEMPORARY YET INDUSTRIAL DESIGN WITH INDUSTRIAL
ESTHETIC AND CONTEMPORARY FINISHES. THE METAL SIDING WILL REFLECT AND CHANGE COLORS IN
RESPONSE TO THE WEATHER AND THE SKY CREATING AN EVER-CHANGING FACADE.
g. VERTICAL LANDSCAPING AT NORTH AND EAST FACING ELEVATIONS TO SCREEN PARKING. VERTICAL
LANDSCAPING AT THE PARKING LEVEL SERVES TO SHIELD THE PARKING BUT ALSO ALLOW VIEWS
INTO THE PARKING AREA TO SHOWCASE THE CREATIVE STACKED PARKING SYSTEM.
h. LOW LANDSCAPING ON THE WEST, NORTH AND EAST SIDE WILL PROVIDE A PHYSICAL, VISUAL AND
SENSUAL SEPARATION BETWEEN THE PUBLIC SIDEWALK AND THE PARKING AREAS.
CONSISTENT WITH THE BASE STANDARDS
1. TWO PEDESTRIAN CONNECTION BETWEEN EUCALYPTUS AND THE ALLEY.
a. PEDESTRIAN ACCESS ALONG THE NORTH PROPERTY LINE AND,
b. FREE AND OPEN PEDESTRIAN ACCESS THROUGH THE SITE ENTRY AREA AND THROUGH THE PARKING
AREA TOWARD THE ALLEY.
1. REMOVAL OF A CURB CUT ALONG EUCALYPTUS
2. ROOFTOP AMENITIES WHICH WILL ADD VIBRANCY TO THE STREETSCAPE BY SHOWCASING EVENTS
AND ACTIVITY.
3. TRANSITIONAL HEIGHT AND MASSING BUFFER - THE HEIGHT AND PITCHED MASSING OF THE PROPOSED
BUILDING SERVES AS A BUFFER BETWEEN THE ABNORMALLY TALL BLOCKY AND UNARTICULATED
FACADES OF 2 STRUCTURES TO THE SOUTH AND ACROSS THE STREET TO THE WEST AND THE LOWER
SCALE STRUCTURES TO THE NORTH AND EAST.
4. LOT LINE ADJUSTMENT TO JOIN 2 ADJACENT LOTS.
5. REMOVAL OF EXISTING OVERHEAD POWER LINE ACROSS THE ALLEY. -NEW UNDERGROUND POWER
FEEDS WILL BE PROVIDED.
6. ABANDONMENT OF POLE MOUNTED TRANSFORMERS ACROSS THE ALLEY. -NEW PAD MOUNTED
TRANSFORMERS WILL BE INSTALLED ON-SITE.
7. REMOVING/REPLACING BROKEN CONCRETE AT THE EUCALYPTUS ROW.
8. THE PROPOSED PROJECT WILL ELIMINATE AN EXISTING LOW VOLTAGE CABLE RUNNING NORTH -SOUTH
ALONG THE ENTIRE STREET FRONTAGE BETWEEN NEIGHBORING STRUCTURES.
9. ENHANCED STREETSCAPE LANDSCAPING.
10. ADDITIONAL ON -STREET PARKING OPPORTUNITY FOR THE NEIGHBORHOOD DUE TO REMOVAL OF CURB
CUT.
11. RE -SLURRY HALF OF THE ALLEY LENGTH TO FRANKLIN.
ENDLESS PURSUIT...
212
EUCALYP RB
EL SEG UN DO
CALIFORNIA, 90245
C=a —C -CIS AURGFW.i Salm.
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DEC. 16, 2019 12" = 1'-0"
PROJECT# 16.042
LARGE CORNER
OFFSET
FOLDING DOOR
AT ENTRY
WIDER SIDEWALK
FEATURE TREE
STREETSCAPE _
LANDSCAPING
(N) PUBLIC ART ON
ELEVATOR SHAFT
0
BIKE SHARE — N
PROGRAM
CPUBLIC BENEFITS DIAGRAM
3/64" = l'-0"
OFFICE
all 31[d ff-A:ir
LANDSCAPING
L
REUSE EXISTING ART
VISUAL CONNECTION
PEDESTRIAN CONNECTION
TrrmT
aaaaa
ENDLESS PURSUIT...
212
EUCALYF RB
EL SEG UN DO
CALIFORNIA, 90245
O=a RAUARAFC.WS-GFWrE93!/Ffl.
AIL o MGS SE:;NCATOW EDS RAN$ ARWJOBMSM
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DEC. 16, 2019 3/64" = 1'-0"
PROJECT16.042
SMOKY HOLLOW COMMUNITY BENEFITS TABULATION WORKSHEET
Pfir,im Har"' 212 Eucalyptus
?AoupA EriharvAw1dingciarader{rniinimom4requited)
;`iruUP lI EnrnurAw Ci m17R:CRFylity _
YES na Ria raiterla
1 install bike lacirWes
>L
Ir'Ws. mi.l Wks MriW spacci dM oyie d -LJ Requked;l ill
Grpup E bmlg rk For Signage. Win-FInEki-R. and Public An
M no n/a triceria
Wsipn iigm a5 aIi lnteKral oomWTIeht
-; Irrcorpdrrate ways-Nnding through integral deslgf►
Encuura�e public art
SMOKY HOLLOW COMMUNITY BENEFITS FINDINGS WORKSHEET
Project Name- 212 EuCalyptUS
Step 1 _
I,-m.rt.The prcpased buildn>R h.Wg 1, Into SILV, or OewldUon Frain ttne dewerbpment ntaildards Would mi be detnmental to thcr public health, saFety ar *dFare, or
a I f FI„u1I1g 11 nsrC. praered to St Pp Z. I f F110IrA d arwot bP r-.er- Oap. rrir pI bject dues tai qualrfV,
n.larrie�7�le olr�osed�olmr),unity trattalks woytdarerrelrlad>tr11yra;ect endlar sua daciert
Number of oiwiia rht5 project lntorparalrs!: a
- 117 i pr nx re, ;cures to 51dI3 I, atherwua stop, Ile project doeA not q Id triFV.
SSFP 3
find-rWl The Vaposed tt}MMtlt11tV bSMFltdlractlyrmpllrmoits ab]t{i w oFdib %vecIfo tdbr4.
4 1 r none nT the proposed comahu ty bnefi[s meet this finding, stop, pru;edt does not Ruafily-
4 If at least one proposed nomnounitp huollt meets this fm6ng and project docs not quallfV for Ther 2, proceed to Planning CoemnisAcin
-3p If at lent ant prvr4mcl Gaminumly benellt meeu Thu flnctIrlii and paojecl qua1lFiel, for 111v 7, rm med W SIg7 d
0rrly Ilei 2 pro]ects mu€t rneel Flnciings 4$ 3
Seep 4
i,mi-hvj Fl-mrin—nity h -At, wvmed On-,[Prkw!PAl bUWRGthff_p- xt or poCu�Cfd1t pr9]iext: hot rathEF prt>tllf* P dis*a Or$fea-1-4ndt heneRtW
4 if IWk4 B mm, proceed to 5tap 5 lrlindlrg carom be mN, stbp, the ptojact dopa not quolldyr.
SSS
fe,&rVJ1hle'ValUeQf1hea MMf0tV1batefltsbearAMJA"Whb%6the Yafireome?atffidbyShebi` IRCI-
Sums ofaleslelaawcostsfor e) MmIliiedprWesedc=pFtybMfltsbyegroups. Carmrutltywrlueofprq:i bnedrmprowarnenla
vft
on W111
ttitrrri_
- (Fu114pa4 tYr 1hWMtmff ar mol itch* * In Grpup 0 55 JQW1
Group1: Landicarping
'K10 WN1110'NlJ4umbWnrnrr4CM01*+nGtNl)'[ 3'14i` -67x1 = 5 11,3BA
DrAdi m the quality industrial ch4Tacter
g
Gawp F. 01fiet Public ATT $
X
Convey a sense oFold and ruww
4
1
_ -Imwf4ply tw :30% _ g
9uMd upon tndstlrlg co ntewt
Y;.n4 mwrlipty Ov #10% + $ 155635
1_
other pdopmtd berms
koo"rw ekild retain tfetllaraClOr•delutiing reaaurrs
T4Tal tint tar comrY vMtV demerits to cievAWer
' $ g*CtSW gubk prig Caa
1
fnrourageadditions. Mar rompkNwntmisting charatter-definingleawres
Cammun5lyvaluFnf proposee bsnehts
I
CorwimmtV wah.e Awl it cf Sddad Niue
1r¢orporate small- mediurn, and large males
1
4IFCV/hYls<30%,recommrandaddilhonalaimtnun1Wb,et IlIftAndtEC49culrtn,
Emph&slrr rihi:gn at I I Fr lxdl`gri4un l+-I+d
- 1
5PWIyr3W'WCNiftWilt
1
- -
- �nhanrr envy eeNpresslon
1
Erxouragb 11 t1seofroll-updaasand 34bdlrgwfalh,atszrertfronl:AV5
1�
01it411 stcandarw entf04 tit"
1
-
Jncappratediffiwenl materLldkralor%and texqu¢
ta
farbaupB
W1111irltrGathrrtr rallr,artum
redtuRed�
xrz
M neo
clItErla
I
_
Form anaciiimstreetwall
2
Pro4ldes11reetcorrler plazas
r
I
D&W40p ouaiidmr gattvr1%%porn
3
Pritwick alWacing galNwrang sl;Hx4 •
1_
Prawide ease op access
f
fnhanrr surface parking
Use enduring, q wNLy pawing malenah
Et
T'roNdrSlreaihxnlUuro
WeegertbilightingroACCentwarryArrty aitrdrup.n
1
Froyldie YVr-Fd flotspnts
r4toupir
Irimi
Iandsc, eandEmVvi *r"Irk-Iii nimirrmurihaxequlrcdl
yes I
tto t11a
srileflA
_
I
Design layered and hlsh Iandscapmg
1
Woo drought -Tolerant and naliar planes
ry
i
uullrr plpntors iind PDD to pribW& iveeneiv
1
T
Jmprmm IandS caphlR in park" dress
c
1
Use fences and walls as an exibensbn of the architecture
1
Willie naturbr light
S
;`iruUP lI EnrnurAw Ci m17R:CRFylity _
YES na Ria raiterla
1 install bike lacirWes
>L
Ir'Ws. mi.l Wks MriW spacci dM oyie d -LJ Requked;l ill
Grpup E bmlg rk For Signage. Win-FInEki-R. and Public An
M no n/a triceria
Wsipn iigm a5 aIi lnteKral oomWTIeht
-; Irrcorpdrrate ways-Nnding through integral deslgf►
Encuura�e public art
SMOKY HOLLOW COMMUNITY BENEFITS FINDINGS WORKSHEET
Project Name- 212 EuCalyptUS
Step 1 _
I,-m.rt.The prcpased buildn>R h.Wg 1, Into SILV, or OewldUon Frain ttne dewerbpment ntaildards Would mi be detnmental to thcr public health, saFety ar *dFare, or
a I f FI„u1I1g 11 nsrC. praered to St Pp Z. I f F110IrA d arwot bP r-.er- Oap. rrir pI bject dues tai qualrfV,
n.larrie�7�le olr�osed�olmr),unity trattalks woytdarerrelrlad>tr11yra;ect endlar sua daciert
Number of oiwiia rht5 project lntorparalrs!: a
- 117 i pr nx re, ;cures to 51dI3 I, atherwua stop, Ile project doeA not q Id triFV.
SSFP 3
find-rWl The Vaposed tt}MMtlt11tV bSMFltdlractlyrmpllrmoits ab]t{i w oFdib %vecIfo tdbr4.
4 1 r none nT the proposed comahu ty bnefi[s meet this finding, stop, pru;edt does not Ruafily-
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212
EUCALYPTUS
EL SEG UN DO
CALIFORNIA, 90245
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PROJECT# 16.042
PLANTING AND IRRIGATION DESIGN
1. THE PLANT PALETTE CONSISTS OF DROUGHT TOLERANT PLANTS THAT ADHERE TO THE SMOKY HOLLOW
SPECIFIC PLAN.
2. PLANTING AND IRRIGATION WILL ADHERE TO THE CITY OF EL SEGUNDO WATER EFFICIENT LANDSCAPE
ORDINANCE AND CURRENT WATER EFFICIENT ORDINANCES.
SAWCUT CONCRETE LINES.
12" SPACING. EVERY OTHER
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RECEIVES STRONG
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Sedum nussbaumeranium
Coppertone sedum
l' -2'h x same
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Phormium tenax `Amazing Red'
Fiesta New Zealand Flax
3'-4'h x 3'-4'w
Full sun- light shade. Low water.
Pilosocereus pachycladus
Blue Torch Cactus
15'-20' x 10'- 15'
Full sun to partial sun. Low -mod water.
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
(ANDIMAGISAII
f60`F-1 yrwiF I rk"l L 51dl. 2!E 191400, CA91019
DRAFT
Q2017. BALIAN ARCHITECTS. ALL RIGHTS RESERVED.
ALL DRAWINGS, SPECIFICATIONS, IDEAS, PLANS,
ARRANGEMENTS, CONCEPTS AND DESIGNS CONTAINED IN
THIS PRESENTATION ARE AND SHALL REMAIN THE
EXCLUSIVE PROPERTY OF BAUAN ARCHITECTS, INC.
AND ARE PROTECTED BY INTELLECTUAL PROPERTY LAWS.
INCLUDING WITHOUT LIMITATION, THE COPYRIGHT LAWS
FOUND IN U.S. CODE TITLE 17. ANY UNAUTHORIZED USE,
OTHER THAN FOR THE SPECIFIC PROJECT FOR WHICH
THIS HAS BEEN PREPARED, COPYING, DISTRIBUTION,
REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRITTEN
CONSENT OF BALIAN ARCHITECTS, CONSTITUTES
INFRINGEMENT AND IS PUNISHABLE TO THE FULLEST
E X T E N T A L L O W A B L E B Y L A W.
PROJECT #
Tree Planter 60" box
With self watering inserts
Cercidium `Desert Museum'
Palo Verde
25'h x 25'w
Full Sun. Low Water.
1 ..
Burnished Metal Planter 60"x24"x24" Lobelia laxiflora
With self watering inserts Mexican lobelia
Carex Flacca
Blue Sedge
1 'h x spreading
Sun or shade. Low water
Sedum nussbaumeranium
Coppertone sedum
l' -2'h x same
Full sun to light shade. Low water.
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
(ANDIMAGIS II
f68`F-1 yrwiFrJ�aiL Sldl, 2!E Io,Aop.4, CA 9[079
DRAFT
Q2017. BALIAN ARCHITECTS. ALL RIGHTS RESERVED.
ALL DRAWINGS, SPECIFICATIONS, IDEAS, PLANS,
ARRANGEMENTS, CONCEPTS AND DESIGNS CONTAINED IN
THIS PRESENTATION ARE AND SHALL REMAIN THE
EXCLUSIVE PROPERTY OF BAUAN ARCHITECTS, INC.
AND ARE PROTECTED BY INTELLECTUAL PROPERTY LAWS.
INCLUDING WITHOUT LIMITATION, THE COPYRIGHT LAWS
FOUND IN U.S. CODE TITLE 17. ANY UNAUTHORIZED USE,
OTHER THAN FOR THE SPECIFIC PROJECT FOR WHICH
THIS HAS BEEN PREPARED, COPYING, DISTRIBUTION,
REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRITTEN
CONSENT OF BALIAN ARCHITECTS, CONSTITUTES
INFRINGEMENT AND IS PUNISHABLE TO THE FULLEST
E X T E N T A L L O W A B L E B Y L A W.
PROJECT #
CITY OF EL SEGUNDO
Community Benefits Analysis
212 Eucalyptus Drive
Prepared By:
Kosmont Companies
1601 N. Sepulveda Blvd. #382
Manhattan Beach, CA 90266
www.kosmont.com
Jan. 7, 2020
61
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 2 of 18
Background and Methodology
Kosmont & Associates, Inc. doing business as Kosmont Companies ("Consultant" or "Kosmont"),
operating under the master consulting agreement with the City of EI Segundo ("City") for Smoky
Hollow Community Benefit Analysis is pleased to submit this draft report on the comprehensive
community benefits as required by the Tier 1 and Tier 2 application process for the proposed
redevelopment application at 212 Eucalyptus Drive in EI Segundo ("Site")
Kosmont was asked to review the Site development application site plan, floor plan and building
design and preliminary community benefit proposal. The proposed project is a 14,119 square
foot office building with mechanical lift parking system onsite ("Project").
Kosmont reviewed the City's Smoky Hollow Specific Plan ("Specific Plan") to identify planned
district wide public improvements and met with City staff to understand:
1. the City's perspective on how the Project design components address those
improvements,
2. what other improvements that the City considered community benefits, as opposed to
standard development requirements.
The Project has 14,119 gross new building area and exceeds the 0.75 FAR limit of 8,013 square
feet. Applicant is requesting a lot line adjustment to merge Lot 11 and southern half of Lot 10.
Applicant is also proposing to locate an electric transformer within the the required 10 -foot
setback. The Project also exceeds the 35 -foot height limit with a proposed height of 50 feet.
Project Value Add Analysis
Kosmont gathered construction cost data from the Project Applicant and its architect. Kosmont
performed high level market research to estimate current land value and baseline rent for "as is"
use, future market rent for the proposed new tenant spaces, and building valuation assumptions.
This will inform a financial pro forma model that Kosmont developed to analyze the incremental
development profit above the estimated profit from the "by right" permitted development. For
example, an increase in gross building area would require an analysis of the marginal increase in
operating income and stabilized investment value. Marginal costs of construction would be
deducted to derive the incremental profit.
Community Benefits Analysis
Kosmont reviewed proposed Project components with City staff to confirm project elements that
are eligible as a community benefit. The community benefits are based on information provided
by the Applicant. The value indicated is based on cost estimates derived from information
provided by Applicant and the architect, and was reviewed for reasonableness by Kosmont. It is
62
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 3 of 18
important to recognize that the Applicant will realize some financial benefits from many of these
items. Kosmont makes no determination that the community benefits are sufficient to balance the
increased development profit from the requested variances.
Fiscal/Economic Benefits Analysis
Kosmont also analyzed the proposed Project to estimate construction period jobs, as well as
stabilized operation jobs, and incremental City General Fund tax revenues (i.e. increase in
property tax, sales tax, business taxes) above current use, as well as the incremental value of
benefits above a permitted 8,000 square foot development. In order to estimate the value of
economic benefits for comparison to the development profit added, Kosmont used a financial
cash flow approach assuming a 25 -year life.
The attached report analyzes the increased financial benefits received from exceeding the
Specific Plan limits, compared against the estimated the value of proposed community benefits,
as well as fiscal/economic benefits. We are available to answer any questions regarding our
methodology and conclusions.
63
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 4 of 18
Executive Summary
The City Planning Division received an application to allow the construction of a 14,119 square -
foot office and parking facility on the Site. The Applicant is requesting to exceed the maximum
0.75 FAR through the Specific Plan Community Benefit process. The Applicant is also requesting
to place an electrical transformer within the 10 -foot setback area. The Project also exceeds the
35 -foot height limit with a proposed height of 50 feet.
As shown in the following report, the Project is expected to generate significant economic and
community benefits close to the Project value added accruing to the Applicant from the requested
variances. Per the City's request, Kosmont has illustrated the fiscal and economic benefits from
the incremental development, as well as for the entire Project as proposed.
Summary of Value Add / City Benefits
Proposed
Project Value Added Community Benefits Fiscal Benefits Economic Benefits
$1,200,000 $1,180,000 $204,000 40+40 jobs
Incremental above 0.75 FAR limit $118,000 17+20 jobs
Source: Kosmont Companies
Project Value Add
Kosmont has prepared an illustrative development pro forma to show the stabilized value under
three scenarios:
• As Is Building (5,350 Sq. Ft.)
• As Proposed (14,119 Sq. Ft.)
• As Permitted by Specific Plan (8,013 Sq. Ft.)
Based on the estimated land value and development costs, the proforma analysis indicates
a Project value add of approximately $1.2 million over a similar building within the
allowable FAR.
Community Benefits
Kosmont estimated the marginal cost associated with the following community benefit items to be
approximately $1.18 million, with the vast majority coming from the transformative architecture
treatments, as summarized below:
0 Bike Share Docking Station along sidewalk ($18,000)
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 5 of 18
• Large Scale Public Art piece ($90,000)
• Transformative architectural treatments ($840,000)
• Mid -block pedestrian passageway at the side of the building ($50,000)
• Small food -to -go cafe ($200,000)
• Offset for 100 square foot setback encroachment (negative $20,000)
It is important to note that many of these items also provide value to the project by making the
building more attractive to new tenants.
Fiscal Benefits
The existing building has a current assessed value of $1,300,000 and houses a small tenant and
a storage facility. Following redevelopment, Kosmont estimates the assessed value will increase
by $4 million based on the construction budget, yielding $2,400 per year to the City General Fund.
The incremental assessed value from building above the 35 -foot limit and the 0.75 FAR would be
$1.4 million, yielding $800 in annual taxes.
The new building is expected to house 40 professional office/design employees. These
employees are estimated to generate approximately $200,000 in retail sales at City
establishments, generating $2,000 in annual sales taxes. In addition to sales taxes, the Project
will generate additional business license taxes from the office tenancy, estimated at almost $6,400
per year for a total annual surplus of $12,200. The incremental business license revenue from
building above 35 -foot limit and the 0.75 FAR would be approximately $3,800 in annual taxes.
Over a 25 -year period with 3% inflation, the Project will generate an estimated $434,000 in City
tax revenue, with a net present value of approximately $204,000. The incremental fiscal benefit
generated by building above the 35 -foot limit and 0.75 FAR limit is estimated to be $252,000 over
the 25 -year period with an NPV of approximately $118,000.
Economic Benefits
Development of the new creative office/commercial building will generate an estimated 40 full
time equivalent ("FTE") jobs during construction period, generating $3.2 million in labor income.
At stabilized occupancy, the Project tenants are expected to employ 40 full time positions.
The incremental economic benefit generated by building above FAR limit is estimated to be 17
FTE jobs during construction period, providing $1.3 million in labor income
65
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 6 of 18
Project Description
The Planning Division received an application for Environmental Assessment No. EA -1254 to
allow the construction of a 14,119 square -foot office building. The project site is located at mid -
block between Franklin Ave and EI Segundo Blvd, in the Smoky Hollow West (SHW) zone within
the Smoky Hollow Specific Plan.
The 10,685 square foot site contains a 5,350 square foot storage/office building. The currenl
building uses at the site are light industrial with warehouse, general office, and research and
development. The property was purchased by the current owner in 2013.
Exhibit 1 — Site Plan
Parking
The Specific Plan requires one parking space for every 400 square feet of gross floor area. The
completed Project will contain 5 surface parking spaces and 30 spaces in a mechanical lift parking
system.
Variance Request
The City Planning Division received an application to allow the construction of a 14,119 square -
foot office and parking facility on the Site. The Applicant is requesting to exceed the maximum
0.75 FAR through the Specific Plan Community Benefit process. The Applicant is also requesting
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 7 of 18
to place an electrical transformer within the 10 -foot setback area. The Project also exceeds the
35 -foot height limit, with a proposed height of 50 feet.
Exhibit 2
South Elevation
67
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 8 of 18
Floor Plan
The proposed new building is 14,119 square feet. The floor area is for creative office uses that
engage in research, with some accessory retail, and a cafe containing a small outdoor seating
area on the ground floor facing Eucalyptus. See ground floor plan and pedestrian walkway in
Exhibit 3. The Level 2 floor plan is illustrated in Exhibit 4 on the following page.
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Exhibit 4
2nd Floor
Q
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 9 of 18
LLAV-
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Level 2 contains approximately 7,000 square feet of useable area. Level 3 is similar to Level 2. In
addition there is a rooftop deck for building tenants for use as an amenity space.
.•
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 10 of 18
Project Value Add
Capital investment in real estate development is a high-risk private sector venture. In order to
obtain financing commitments, developers must be able to demonstrate sufficient financial returns
to offset the risks related to construction cost overruns and changes in the local economy during
the construction period that could affect market rents and occupancy following construction. The
key development cost components include land, site development, building construction, permits
and fees, design and other soft costs, and financing costs. The Net Operating Income (NOI)
calculation accounts for gross rents, vacancy factor, and all operating expenses.
To estimate the Project value added, as a result of the Specific Plan variance requested, Kosmont
developed a financial feasibility simulation model in Excel for this Analysis to provide a reasonable
estimate of expected development costs and annual net operating income a project would earn.
It also shows the value at completion, which after deducting the total development costs, yields
the developer profit.
Kosmont's analysis shows the stabilized value under three scenarios:
• As Is Building (5,350 Sq. Ft.)
• As Proposed (14,119 Sq. Ft.)
• As Permitted by Specific Plan (8,013 Sq. Ft.)
Key Assumptions
Rental Income
Kosmont surveyed local real estate brokers to estimate market rents for the new creative office
space planned. Unimproved mezzanine levels are primarily used as amenity space:
• Monthly rent of $2.50 psf triple net are most likely for high quality office space
• Mechanical Lift parking estimated net rent of $75 per month per space
Development Costs
Kosmont reviewed development cost estimates provided by Applicant and architect. Construction
costs for the new building are estimated at $4.2 million.
Capitalization Rates
Capitalization rate is an economic measure of the average annual return on total costs expected
by investors. It varies by type of property and geographic location. In order to estimate value of
70
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 11 of 18
the new Project at completion, the estimated stabilized net operating income is divided by the
capitalization rate. For this analysis the capitalization rate was estimated at 5%.
Development Value
As shown in the pro forma in Exhibit 5 on the following page, the As Is value for existing building
is estimated at $1.67 million. This establishes the opportunity cost of land for the redevelopment
analysis.
The Project "as proposed" has an estimated value of $7.9 million at stabilized occupancy.
Reducing that value by the estimated "as is" land value and the total development costs totaling
$5.9 million yields a development profit of $2.0 million, or 34.4% of costs.
A hypothetical project using the same architectural style and materials, but subject to the 0.75
FAR limit has an estimated value of $4.5 million, reflecting the loss of 6,100 square feet. The
total development costs are reduced by $2.2 million, down to $3.7 million, resulting in a
development profit of $0.8 million, or 22.6% of costs.
Project Value Add Conclusion
Based on the land value and development costs, the proforma analysis indicates the Project has
a value add of approximately $1.2 million over a similar building within the allowable 0.75 FAR.
($2.0 million less $0.8 million).
Disclaimer
This Analysis is confidential and client privileged and is not to be used for any purpose other than
for negotiating an acceptable Community Benefit Agreement. This Analysis is based on
estimated figures and Kosmont's professional opinion, using available market and development
cost information. Given the economic, market and financial risks associated with such real estate
development, there is no assurance that these results will be achieved.
71
Community Benefit Analysis
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Exhibit 5
212 Eucalyptus
Pro Forma Comparison
Source: Kosmont Companies, Applicant
72
As Is
As Proposed
Per SP
Gross SF
5,350
14,119
8,013
Industrial SF
3,850
-
-
Office Rentable SF @ 90%
1,500
12,707
7,212
Mezzanine Rentable SF
-
-
-
Industrial Rent PSF
$1.50
$0.00
$0.00
Office rent
$2.00
$2.50
$2.50
Mthly Parking Income
$0
$2,700
$1,500
Net Operating Income
$100,035
$394,550
$223,542
Cap Rate
6.0%
5.0%
5.0%
Stabilized value
$1,670,000
$7,890,000
$4,470,000
Land Value Contribution
n/a
$1,670,000
$1,670,000
Soft Cost
n/a
$600,000
$341,000
Hard Costs
n/a
$3,600,000
$1.635.000
Total Development Costs
n/a
$5,870,000
$3,646,000
Development Profit
n/a
$2,020,000
$824,000
Profit as % of Costs
34.4%
22.6%
Source: Kosmont Companies, Applicant
72
Community Benefit Analysis
212 Eucalyptus, EI Segundo
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Community Benefits
The Specific Plan requires new development to provide 3% of the lot as open space and if the lot
exceeds 22,400 square feet, a minimum of 10% of the lot. The proposed front and side yard
setbacks contain soft landscaping areas, which complies with the minimum required open space
and number of trees.
List of Benefits
As part of the Applicant's submittal package, they identified numerous physical improvements
that were considered eligible Community Benefits. Kosmont met with the Applicant and the
architect to gather data to estimate the marginal cost (i.e. value) of each item.
• Bike Share Docking Station along sidewalk
• Large Scale Public Art piece
• Transformative architectural treatments
• Mid -block pedestrian passageway
• Small food -to -go cafe
• Offset for 100 square foot setback encroachment
Bike Share Station and Land Dedication
The cost of a dedicated bike sharing station is estimated at $500 for concrete pad plus 87 square
feet of land valued at $200 psf, or $18,000 in total.
Public Art
A large mural inspired by existing art at an estimated cost of $90,000 including skim coat and
permanent lighting.
Transformative Architectural Treatments
The architectural design incorporates exposed steel, glazing, corrugated material, exposed stairs,
exterior balconies and rooftop deck. The architect's initial cost premium was $1.3 million. Based
on Kosmont's review of the plans and discussions with the architect, Kosmont estimates these
features represent a 20% increase in the direct construction costs (as compared to a standard
wood frame or concrete construction of the same size), or $840,000.
Mid -block Pedestrian Passageway
The architectural design provides a pedestrian walkway alongside the side of the building. The
approximate area of the pedestrian walkway is 710 square feet. To value this component,
Kosmont used the cost of improvements as estimated by the architect at $14,500 plus easement
valuation at 25% of land value or $50 per square foot, or $35,500. Thus, the net value lost by
adding pedestrian passage is estimated at $50,000.
73
Community Benefit Analysis
212 Eucalyptus, EI Segundo
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Small food -to -go cafe
Applicant indicates providing a 630 square foot cafe with limited outdoor seating to serve the
business community. Kosmont estimates that such space will rent for less than half of the market
rent for office space, indicating an annual operating subsidy of $10,000 with a capitalized value
of $200,000.
Offset for 10 -Foot Setback Encroachment
It is not clear if the setback violation creates a major hardship to the City, and this mandates a
redesign of the building. Since it is beyond the scope of our assignment to redesign the building
and parking layout to accommodate the electrical transformer, Kosmont suggests that the City
create an offset to the community benefit package equal to the land value involved. (i.e. 100
square feet area times $200 per square foot equals a $20,000 deduction).
Total Value of Community Benefits
Combining the value of each building component listed above, results in a combined marginal
cost increase of approximately $1.18 million. It is important to note that many of the community
benefit items also add value to the Project by making the building more attractive to tenants.
Disclaimer
This Analysis is confidential and client privileged and is not to be used for any purpose other than
for negotiating an acceptable Community Benefit Agreement. This Analysis is based on
estimated values and Kosmont's professional opinion, using available market and development
cost information.
74
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 15 of 18
Fiscal Benefits
In addition to the Project -specific Community Benefits, the City has requested an analysis of the
incremental fiscal revenues expected from the stabilized operation of the Project. In order to
quantify the value of economic benefits for comparison to the development profit added, Kosmont
used a discounted financial cash flow approach assuming a 25 -year life.
This Analysis is based on information provided by the Applicant, the City, Los Angeles County
("County") Property Tax Auditor -Controller's Office, California Department of Finance ("DOF"),
California Board of Equalization ("BOE"), U.S. Census, U.S. Bureau of Labor Statistics ("BLS"),
and ESRI.
General Assumptions
Unless otherwise noted, the subsequent analysis maintains the following assumptions.
• Dollar amounts are expressed in 2019 dollars.
• Fiscal impacts are estimated at stabilized occupancy.
• Employment figures are permanent FTE jobs.
Fiscal Revenue Analysis
Property Tax
Secured property tax revenues are estimated based on the anticipated assessed value of the
Project upon full build -out and the applicable property tax rates for the City. Existing value was
not included as part of the analysis, as the subject property is already on the tax rolls.
The City general fund receives an approximate 6% share of the annual 1.0% secured property
tax general levy placed by the County on the assessed value of the property ($0.06 of each $1.00
of secured property tax revenue).
Unsecured property taxes are collected based on the assessed value of real property not affixed
to the underlying land, such as business fixtures, and some types of vehicles. The rate of taxation
and apportionment is generally the same as for secured property taxes.
The current assessed value of the Site is $1.3 million. Market value of the property is significantly
higher, but until there is a change in ownership no reassessment is likely to occur. The total
development cost for the building is approximately $4.2 million. Assuming a 95% assessed value
taxable factor, there will be a $4 million increase in assessed value, for which the City would
receive approximately $2,400 in additional annual property taxes. (Incremental property taxes
from the excess building size are estimated at $800 per year).
75
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 16 of 18
If at some point in the future, the Site is sold, the estimated market value would be approximately
$50 million in 2019 $.
Sales Tax (On -Site /Direct)
None of the new business tenants are expected to generate taxable retail sales, except for the
approximate 600 square foot cafe designed to provide takeout food. Based on annual sales of
$300 psf, Kosmont estimates annual sales of $180,000, yielding $1,800 in sales taxes to the City
General Fund.
Offsite Sales Tax (Indirect)
In addition to onsite sales, employees and business owners will generate off-site / indirect sales.
Kosmont utilized ICSC surveys of employee spending near places of work to estimate $5,000 in
annual sales per employee. At stabilized occupancy the Project is expected to result in
approximately $200,000 in annual offsite taxable sales, which would result in $2,000 in annual
sales tax revenues for the City. (Incremental offsite sales taxes from the increased building are
estimated at $900 per year).
Business Taxes
Current business tax rates are assessed based on the number of employees and square footage.
The first 10 employees and initial 5,000 SF are charged a flat fee base tax of $104.40. The
business is then charged for each additional employee over 10, at a rate of $129.35 per employee.
Additionally, the employer is charged $0.25 for each square foot over 5,000 SF. Assuming one
main tenants and a total of 40 employees and 12,700 SF of rentable square footage for the
proposed office use, Kosmont projects an annual increase in business tax of approximately
$6,000. (Incremental offsite business taxes from the increased building are estimated at $3,800
per year).
Incremental General Fund Tax Revenues
In summary the full Project will likely result in a total increase of $12,200 per year above the
existing baseline. The incremental benefit by building above 35 -foot height limit and 0.75 FAR
limit is estimated to be $7,300.
Over a 25 -year period with 3% inflation, as shown in Exhibit 6, the Project will generate $434,000
in revenue, with a net present value of $204,000. The incremental fiscal benefit generated by
building above height limit and 0.75 FAR limit is estimated to be $252,000 over the 25 -year period
with an NPV of approximately $118,000.
76
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 17 of 18
Exhibit 6
212 Eucalyptus Drive
Public Revenue Projection
Incremental City Share erect n it
Business Total City Incremental
Project Year Assessed Property ect Sales
Tax Revenues Revenues/1
r___ r__
Const
2021 $4,000,000
$0
$0
$0
$0
$0
1
2022
$2,400
$3,800
$6,000
$12,200
$7,300
2
2023
$2,448
$3,914
$6,180
$12,542
$7,274
3
2024
$2,497
$4,031
$6,365
$12,894
$7,478
4
2025
$2,547
$4,152
$6,556
$13,256
$7,688
5
2026
$2,598
$4,277
$6,753
$13,628
$7,904
6
2027
$2,650
$4,405
$6,956
$14,011
$8,126
7
2028
$2,703
$4,537
$7,164
$14,405
$8,355
8
2029
$2,757
$4,674
$7,379
$14,810
$8,590
9
2030
$2,812
$4,814
$7,601
$15,226
$8,831
10
2031
$2,868
$4,958
$7,829
$15,655
$9,080
11
2032
$2,926
$5,107
$8,063
$16,096
$9,336
12
2033
$2,984
$5,260
$8,305
$16,550
$9,599
13
2034
$3,044
$5,418
$8,555
$17,016
$9,869
14
2035
$3,105
$5,580
$8,811
$17,496
$10,148
15
2036
$3,167
$5,748
$9,076
$17,990
$10,434
16
2037
$3,230
$5,920
$9,348
$18,498
$10,729
17
2038
$3,295
$6,098
$9,628
$19,021
$11,032
18
2039
$3,361
$6,281
$9,917
$19,558
$11,344
19
2040
$3,428
$6,469
$10,215
$20,112
$11,665
20
2041
$3,496
$6,663
$10,521
$20,681
$11,995
21
2042
$3,566
$6,863
$10,837
$21,266
$12,334
22
2043
$3,638
$7,069
$11,162
$21,868
$12,684
23
2044
$3,710
$7,281
$11,497
$22,488
$13,043
24
2045
$3,785
$7,500
$11,842
$23,126
$13,413
25
2046
$3,860
$7,725
$12,197
$23,782
$13,793
Total
$76,873
$138,545
$218,756
$434,174
$252,045
NPV @
6%
$36,888
$64,965
$102,576
$204,430
$118,569
/1 Incremental revenues above a similar project within 0.75 FAR limit
Source: Kosmont Companies
77
Community Benefit Analysis
212 Eucalyptus, EI Segundo
January 7, 2020
Page 18 of 18
Economic Benefits
Construction Budget
The total development costs for the construction of the approximately 14,119 square foot of
creative office and 35 onsite parking spaces is estimated at $4.2 million, including soft and hard
costs.
IMPLAN Modeling
This analysis uses the IMPLAN (IMpact analysis for PLANning) econometric input/output model
developed by the IMPLAN Group to quantify the economic impact to the local region from Project
construction / renovation and ongoing operations. This proprietary model estimates the economic
benefits on the industries in a given geographic area based on known economic inputs, such as
construction costs. The model estimates direct, indirect, and induced benefits expressed in terms
of increased economic activity, earnings ("labor income"), and job creation.
Direct Economic Benefits: Direct benefits refer to the short-term business activity of general
contractors involved in Project construction and the ongoing business activities of Project tenants.
Indirect Economic Benefits: Indirect benefits will result when local firms directly impacted by the
Project purchase materials, supplies or services from other firms.
Induced Economic Benefits: Induced benefits relate to the consumption spending of employees
of firms that are directly or indirectly affected by the Project. These would include all of the goods
and services normally associated with household consumption (e.g. retail purchases, services).
Inputs for the IMPLAN economic benefit analysis include the development budget provided by
the Developer and permanent on-site employment information estimated by Kosmont. The
permanent full-time employment estimates were derived from similar projects and industry
standard per -square -foot employment densities for corresponding land use types.
Construction Related Economic Benefits
During the construction period, the Project is expected to produce approximately 40 Full Time
Equivalent jobs and $3.2 million in labor income across Los Angeles County, including direct,
indirect and induced impacts.
The incremental economic benefit generated by building above 0.75 FAR limit is estimated to be
17 FTE jobs during construction period, providing $1.3 million in labor income
2.4 PRIVATE REALM DESIGN
GUIDELINES
Smoky Hollow represents a unique World
War II -era industrial district. Once home to
traditional manufacturing, machining, and
aerospace industries, the Smoky Hollow
district—with its one- and two- story brick,
metal, and stucco exteriors, curved ceilings,
high roof lines and light -filled interiors—
is attractive to new media, technology,
incubator, and creative business endeavors.
The repurposing of existing space will inform
future development in a manner that retains the
district's authenticity and character.
Smoky Hollow generally consists of two sub -
districts: Smoky Hollow East and Smoky
Hollow West. Smoky Hollow East includes
larger, free-standing buildings on spacious
parcels. This configuration allows campus -
style, business park settings that integrate
landscape and communal outdoor space into
site design. Conversely, smaller closely -packed
structures and lot configurations line the streets
of Smoky Hollow West. Tighter blocks create
a more intricate, urban, and sidewalk -oriented
work district. The Specific Plan's objective is
to preserve the district's unique characteristics
while allowing the emergence of design
innovation and creative use of space.
2.4.1 Smoky Hollow Design Objectives
The overarching design goal for the
Smoky Hollow Specific Plan is to provide a
development framework that maintains the
district's unique setting and character while
promoting adaptive design features that
integrate well-designed architecture; enhanced,
viable public space; and accessible pedestrian
and transit linkages.
These design objectives are broad policy
statements intended to guide development
throughout Smoky Hollow.
► Preserve Smoky Hollow's existing character
through the use of compatible architectural
features, materials, and details.
► Insist upon streetscape and landscape
amenities that allow for small-scale, informal
gathering, both within sites and along
public rights-of-way, especially sidewalks,
street corners, and along Franklin Avenue
► Develop more accessible and street -side
public open space. Buildings fronting public
sidewalks, and specifically buildings
fronting Franklin Avenue, shall provide
sidewalk -oriented entries and small-scale
gathering opportunities.
► Project designs, orientation, and spaces
should anticipate and facilitate emerging
sidewalk and pedestrian activity, reuse of
alleys, and access to all transit modes.
► Encourage active and passive design
strategies that conserve natural resources.
46 / SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo 79
WHAT IS THE DIFFERENCE
BETWEEN DEVELOPMENT
STANDARDS AND DESIGN
GUIDELINES?
Standards
Development standards are measurable
criteria for building elements such as
setbacks, building heights, open space
requirements, and floor area ratio (FAR).
Standards are prescriptive and quantitative
and are applied consistently to all properties
in each zoning district. Development
standards are mandatory, and projects
may only be approved if the proposed
improvements are consistent with the
development standards, unless otherwise
allowed by a Variance or Administrative
Adjustment.
Guidelines
Design guidelines are discretionary and
qualitative. They are intended to serve as
criteria for reviewing projects during the
application and approval process. Design
Private Realm Strategies '
guidelines address elements that cannot
easily be measured or quantified, but are
important aspects of the design and quality
of a building or development. The design
guidelines contain recommendations
on design aspects that are more open to
interpretation, such as texture, materials,
style, and overall design character. In
certain circumstances, design guidelines are
mandatory—these are indicated with clear
terminology such as "shall" and "must".
When used in conjunction, the development
standards and design guidelines will shape
future development to achieve the community's
vision of Smoky Hollow as an iconic and
innovative employment zone.
IL
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 47 80
URBAN
DESIGN
GUDEDNES
HOW TO USE THE
SMOKY HOLLOW DESIGN
GUIDELINES
This section presents guidelines to assist
applicants in developing high-quality building
rehabilitation, additions, and new construction
projects in Smoky Hollow. Guideline concepts
are noted over photographic examples of
project types; these concepts are further
described in the written design guidelines that
follow the photographic examples.
Applicants and their design teams should
utilize the following design guidelines to the
maximum extent for all construction projects.
The design guidelines are organized into five
key themes:
► Enhance Building Character
► Facilitate Gathering
► Provide Landscape
► Encourage Connectivity
► Design for Signage, Wayfinding,
and Public Art
Each theme is represented by a color - and
individual guidelines by an icon - to visually
cross-reference the themes and ideas of the
guidelines to the illustrative examples shown on
the previous pages.
owl
im..llimp-
!U
FFallll
r■ 1 l� H
-
..' � -- • • • • • • - • •. - - - : r■ pit aia.
I siwri '
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_ i u�Mlrr�M■rrl ##v##r
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31
Select Drought -To- - Plants
,�``;i■.���;.��� =vie!*
iOw W1,41
_
Figure 2-5: Design for Infill Buildings
1 Utilize Natural Light
Design Creative Signs
Private Realm Strategies ,
Build on the Industrial Character 0)
Use Fences and Walls as an Extension of the Architecture
f �V
Enhance Parking -Sur
n
: dW y �
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 51 84
Figure 2-6: Design for Building Additions
52 / SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo 85
Private Realm Strategies '
Figure 2-7: Design for Campus Projects
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 53 86
w
7117
it
A , x
'Aa
,�
r -Air
-77.
Private Realm Strategies '
Figure 2-9: Design for Street Corners
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 55 88
Figure 2-10: Design for Alleyways
Orient Secondary Entries to Alleys
;,. Utilize Planters and Plant Pots
Design Creative Signs
Provide Alley -Facing Gathering Spaces
Specify 360° Architecture 11 -Im
56 / SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo 89
SMOKY HOLLOW DESIGN
GUIDELINES
Not all of the design guidelines will be
applicable to each project, but each project
team should be able to explain how the
guidelines shaped their project design and
work with City staff to incorporate as many
of the ideas as possible.
Enhance Building Character
O Build on the quality industrial
character of architecture currently in
Smoky Hollow.
Oj Convey a sense of old and new
through conservation of existing
materials and details and selection
of new building components that
complement existing conditions
without mimicking an older
architectural character.
® Build upon existing context through
use of similar forms, heights,
proportions, building materials, and
details observed in the surrounds.
Private Realm Strategies
® Conserve and retain the character -
defining features of an existing
building; minimize the removal of older
components, materials, and details.
Repair such features rather than
replace them, to the maximum extent
feasible.
0 Encourage additions that complement
existing character -defining features
and are differentiated and secondary
to the bulk and massing of existing
buildings.
© Incorporate small, medium, and large
scales through design of differentiated
massing and a variety of components,
proportions, and details.
eEmphasize design at the pedestrian
level through expressed forms, shapes,
masses, materials, and details at first -
floor frontages.
Specify 3600 architecture through
extension of the character -defining
elements and materials, level of detail,
and architectural consistency at all
building fapades.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 57 go
QEnhance entry expression through
use of color, forms, materials, details,
orientation to sidewalks, landscaping,
and place -making to create a sense of
arrival.
® Encourage the use of roll -up doors
and sliding walls at street frontages
to add visual interest at the pedestrian
level and enhance indoor -outdoor
interactions.
OOrient secondary entries to alleys to
create a sense of arrival and increase
pedestrian presence in alleys.
Incorporate different materials, colors,
and textures at a building's exterior to
create visual interest, avoid monotonous
or repetitive building frontages.
Facilitate Gathering
.1. Form an active street wall through
design of building frontages with
material and detail interest at or
near sidewalks and use of sidewalk -
oriented entries.
0 Provide street corner plazas through
setbacks from street corners or through
conversion of front yard surface parking
® Develop outdoor gathering spaces at
entries, along sidewalks, at patios, and
on rooftops to invite activity.
® Provide alley -facing gathering spaces
through setbacks and modulations at
rear property lines that invite safe use
and activity.
© Provide ease of access along and
across sites through leveling outdoor
and indoor height differences, provision
of accessible ramps and handrails,
removal of obstacles on sidewalks, and
minimization of curb cuts.
OEnhance surface parking through use of
enduring quality paving materials that
create visual interest; use permeable
paving materials consistent with City
building codes.
® Use enduring, quality paving materials
or street painting to realize visual
interest and differentiate the defined
pedestrian zone from traffic lanes.
QProvide street furniture of enduring
quality and aesthetic value; examples
include benches, information posts,
trash cans, etc.
® Use exterior lighting to accentuate
safety and design elements of public
and private outdoor areas and sidewalks.
® Provide Wi-Fi hotspots to attract
pedestrians and encourage gathering at
specified locations.
Incorporate Landscape
and Environmental Design
Design layered and lush landscaping
through selection of plant materials that
display a variety of shapes, textures, and
colors.
® Select drought -tolerant and
native plants to reduce irrigation and
conserve water.
© Utilize planters and pots to provide
greenery along sidewalks where street
trees are not permitted.
58 / SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo 91
Improve landscaping in parking areas
through the use of tree canopies,
landscape planters, and design of walls
and fences that create visual interest,
and reduce the heat island effect.
1111 Use fences and walls as an extension
of the architecture and character of
the building.
Utilize natural light through use of
large window expanses, clearstories,
skylights, etc. to enhance working
spaces and reduce lighting energy
consumption.
Encourage Connectivity
Install bike facilities consistent with
City building code requirements - such
as bike racks, bike storage, bike sharing
stations, dedicated shower rooms, and
lockers - to encourage biking.
Private Realm Strategies '
Design for Signage, Way -Finding,
and Public Art
QDesign signs as an integral
component of the architectural
program. Consider channel letter signs,
projecting signs, and flag signs. Avoid
box signs with plastic covers.
© Incorporate way -finding through
integral design of identity and
directional signage and on-site lighting
to guide and enhance circulations.
© Encourage public art, including murals,
street paintings, outdoor installation
art, and light -based art installations, to
create visual interest along alleys.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 59 92
SMOKY HOLLOW COMMUNITY BENEFITS TABULATION WORKSHEET
Project Name: 212 Eucalyptus
Group A Enhance Building Character (minimum 4 required)
yes I no I n/a Icriteria
1 Build on the quality industrial character
a 1 Convey a sense of old and new
2 1 Build upon existing context
m
Z 1 Conserve and retain the character -defining features
1 Encourage additions that complement existing character -defining features
v 1 Incorporate small, medium, and large scales
v 1 Emphasize design at the pedestrian level
v 1 Specify 360° architecture
E
1 Enhance entry expression
1 Encourage the use of roll -up doors and sliding walls at street frontages
1 Orient secondary entries to alleys
1 Incorporate different materials, colors, and textures
Group B Facilitate Gathering (minimum 2 required)
yes I no I n/a Icriteria
a 1 Form an active street wall
m
1 Provide street corner plazas
Z 1 Develop outdoor gathering spaces
1 Provide alley -facing gathering spaces
v 1 Provide ease of access
v 1 Enhance surface parking
1 Use enduring, quality paving materials
E
1 Provide street furniture
1 Use exterior lighting to accentuate safety and design
1 Provide Wi-Fi hotspots
Group C Incorporate Landscape and Environmental Design (minimum 3 required)
yes I no I n/a Icriteria
v 1 Design layered and lush landscaping
Q1 Select drought -tolerant and native plants
1 Utilize planters and pots to provide greenery
1 Improve landscaping in parking areas
E
1 Use fences and walls as an extension of the architecture
1 Utilize natural light
Group D Encourage Connectivity
yes I no I n/a Icriteria
1 Install bike facilities If "yes," total bike storage spaces provided:1 2 1 Required:1 J
Group E Design for Signage, Way -Finding, and Public Art
yes I no I n/a Icriteria
1 Design signs as an integral component
1 Incorporate way -finding through integral design
1 Encourage public art
93
SMOKY HOLLOW COMMUNITY BENEFITS FINDINGS WORKSHEET
Project Name: 212 Eucalyptus
Step 1
finding:lThe proposed building height, intensity, or deviation from the development standards would not be detrimental to the public health, safety or
4 If finding is met, proceed to Step 2. If finding cannot be met, stop, the project does not qualify.
Step 2
finding:lThe proposed community benefits provide exemplary project and/or streetscape design
Number of criteria this project incorporates: 20
4 If 17 or more, proceed to Step 3, otherwise stop, the project does not qualify.
Step 3
findin flThe proposed community benefit directly impliments objectives of the specific plan.
--> If none of the proposed community bnefits meet this finding, stop, project does not qualify.
4 If at least one proposed community benefit meets this finding and project does not qualify for Tier 2, proceed to Planning Commission
--> If at least one proposed community benefit meets this finding and project qualifies for Tier 2, proceed to Step 4
Only Tier 2 projects must meet Findings 4 & 5
Step 4
findin fl The community benefits proposed do not principally benefit the project or occupants of the project, but rather provides a distinct or area -wide
--> If finding is met, proceed to Step 5. If finding cannot be met, stop, the project does not qualify.
Step 5
finding:lThe value of the community benefits bear a relationship to the value generated by the project.
Sums of developer costs for qualifieI
Group A: Architecture
Group B: Open Space
E Group C: Landscaping
a Group D: Connectivity
Group E: Other
Cafes and coffee shops
e Undergrounding utilities
a Approved public Infrastructure
Projects with more $2 million or
Other proposed benefits
proposed community
$ 874,361
benefits by groups: Community value of proposed improvements
multiply by (Number of met criteria in Group A> 6 * 8.33%) _ $ 291,337
multiply by (Number of met criteria in Group B> 5 * 10%) _ $ -
multiply by (Number of met criteria in Group C> 3 * 16.67%) _ $ 11,384
multiply by (Number of surplus bike spaces * $1,750) _ $ 10,500
multiply by (Number of met criteria in Group A * 33.33%) _ $ 31,144
distance to nearest similar? <1/8 mile = $ -
multiply by 130% _ $
multiply by 110% _ $ 15,635
contribute at least 10% of value added to public infrastructure
I FThese benefits are not considered for qualifying purposes unless accepted by City Council
$ -
$ 34,145
$ 18,000
$ 93,525
$ -
$ 14,214
more value added must
I $ -
Total cost for community benefits to developer $ 1,034,245 Other SMSP public project
Estimated added project value $ 1,200,000
Community value of proposed benefits $ 360,000
Community value share of added value 030%
Acceptable
If CV/AV is <30%, recommend additional community benefits and recalculate.
If CV/AV is >30%, go to Planning Commission for recommendation to City Council
0
January 17, 2020
Drew Boyles
212 Eucalyptus Drive
EI Segundo, CA 90245
'Ji(y mwexo
Planning & Building Safety
Department
Subject: Environmental Assessment No. EA -1254; Lot Line Adjustment No. SUB 19-02
Address: 212 Eucalyptus Drive, EI Segundo, CA 90245
Dear Mr. Boyles:
On May 28, 2019, a Lot Line Adjustment request was submitted to the Planning and
Building Safety Department for review and consideration of the merging of the two
adjoining parcels into one at 212 Eucalyptus Drive.
The Lot Line Adjustment has been reviewed, and is hereby APPROVED in accordance
with EI Segundo Municipal Code (ESMC) Chapter 14-4, and subject to the conditions
contained in Exhibit A_ Further, Exhibit B contains the project description, environmental
determination, and findings in support of the approval.
Should you have any questions, please feel free to contact Principal Planner Paul
Samaras at (310) 524-2340, or via email at nsania2-as(iz�elseQundo.ors-,.
Director of Planning and Building Safety
95
EXHIBIT A
Conditions of Approval
In addition to all applicable provisions of the EI Segundo Municipal Code ("ESMC"), the
owner (Drew Boyles) agrees to comply with the following provisions as conditions for the
City of EI Segundo's approval of Environmental Assessment No. EA -1254 and Lot Line
Adjustment No. SUB 19-02:
Applicant shall record all necessary Agreements and Easements, such as, but not
limited to Lot Line Adjustment Map, Legal Descriptions, Certificates of Compliance,
Reciprocal Access and Parking Agreements, utility easements, and cross -lot
surface drainage easements. Said documents shall be reviewed and approved by
the City Attorney prior to recordation of the grand deed.
2. The Final Map must be recorded and filed with the City Engineer of the City of EI
Segundo and Los Angeles County Recorder's Office.
3. The property owner must record a "Certificate of Compliance" and provide the City
with a copy of the recorded document.
4. The property owner must record a new "Grant Deed" which reflects the approved
lot line adjustment and provide the City with a copy.
5. The Applicant agrees to indemnify and hold the City harmless from and against any
claim, action, damages, costs (including, without limitation, attorney's fees),
injuries, or liability, arising from the City's approval of Environmental Assessment
No. 1254 and Lot Line Adjustment No. 19-02. Should the City be named in any suit,
or should any claim be brought against it by suit or otherwise, whether the same be
groundless or not, arising out of the City approval of EA -1254 or SUB 19-02, the
Applicant agrees to defend the City (at the City's request and with counsel
satisfactory to the City) and will indemnify the City for any judgment rendered
against it or any sums paid out in settlement or otherwise. For purposes of this
section "the City" includes the City of EI Segundo's elected officials, appointed
officials, officers, and employees.
By signing this document, Drew Boyles, certifies that he has read, understands, and
agrees to the Project Conditions listed in this document.
Drew Boyles
Owner
I*A, :IN19:1
Project Addresses: 212 Eucalyptus Drive, EI Segundo, CA 90245
Zoning: Smoky Hollow West (SH -W) district of the Smoky Hollow Specific Plan
Proiect Description:
The existing property at 212 Eucalyptus Drive consists of two parcels in the Smoky Hollow
West (SH -W) district of the Smoky Hollow Specific Plan, Parcel 1 (0.09 acre) and Parcel
2 (0.15 acre). Parcel 1 is improved with an asphalt paved driveway and Parcel 2 is
improved with a 5,350 square -foot warehouse building with accessory office space. It is
proposed to combine parcels 1 and 2 into a single 0.25 acre parcel.
Environmental Assessment:
After considering the above facts and the findings listed below, the Director finds this
project is categorically exempt from the requirements of the California Environmental
Quality Act (CEQA) pursuant to 14 California Code of Regulations §15305 as a Class 5
(a) categorical exemption — Minor Alterations in Land Use Limitations. The project
involves a lot line adjustment that does not result in any change in land use or density of
the project site.
Findings:
The following are facts in support of each finding for this decision:
Finding 1: The proposed lot line adjustment will comply with Government Code §
66412(d) and ESMC § 14-4-4 that allow lot line adjustments between four
or fewer existing adjacent parcels where a greater number of parcels are
not created.
Fact(s) in support of Finding 1:
• The proposed project will merge two existing parcels to create one parcel.
Finding 2: The proposed lot line adjustment complies with the existing zoning code
requirements. The requirements include the minimum lot size, lot
frontage, setbacks, and building floor area or Floor Area Ratio (FAR).
Fact(s) in support of Finding 2:
• The use of the existing building as a warehouse with accessory office
space are permitted uses in the SH -W district.
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• The minimum lot area in the SH -W district is 5,600 square feet and the
proposed parcel A is 10,685 square feet, which meets the minimum
requirement.
• The existing building's height of 17 feet does not exceed the allowed 35
feet.
• Further, the existing building complies with setbacks. The required front
and side setbacks are zero feet and the required rear setback is 10 feet.
The existing building has a front yard of 4 feet, side yards of 3.5 and 5 feet,
and a rear yard of 4.5 feet, which is an existing non -conformity. The
merging of the parcels will not increase the rear yard nonconformity and
will increase one of the side yards from 5 feet to 30 feet.
• The minimum lot frontage is 50 feet and the proposed parcel would provide
a minimum frontage of 75 feet.
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EL SEGUNDO PLANNING COMMISSION MEETING DATE: January 23, 2020
AGENDA STATEMENT AGENDA HEADING: New Business
A Community Benefits Plan (CBP 1801) and Environmental Assessment (EA -1233) to allow the
construction of 70,000 square -foot addition that exceeds the maximum permitted building height
in the Smoky Hollow Specific Plan area at 140 Oregon Street.
Applicant is: Mark Telesz on behalf ofSmoky Hollow Industries, LLC.
The project is categorically exempt from environmental review pursuant to California Code of
Regulations, Title 14 ("CEQA guidelines") Section 15332 as a Class 32 exemption (Infill
Development).
ORIGINATED BY: Maria Baldenegro, Assistant Planner
REVIEWED BY: Gregg McClain, Planning Manager
APPROVED BY: Sam Lee, Director of Planning and Building Safety
BACKGROUND
The site is located on the southeast corner of Oregon and Franklin Avenue at 140 Oregon Street.
It has 456.75 feet of frontage on Franklin .Avenue, 279 feet of frontage on Oregon Street, and
200.46 feet of frontage on East E1 Segundo :boulevard. The site is 191,896 square feet and slopes
down toward the southeast. The highest grade level is located near the intersection of Oregon Street
and Franklin Avenue, and the lowest grade level drops in elevation by 34 feet near the intersection
of Kansas Street and El Segundo Boulevard.
The site contains three mid-century Industrial brick buildings with a combined total gross floor
area of 75,353 square feet. The current building uses are light industrial with associated accessory
general office, research and development, and warehouse. The property was previously owned by
Standard Oil until 1957 and was purchased by the current owner in 2015.
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Figure 1
Aerial View of Site
The uses surrounding the project site are summarized in the following table below:
SURROUNDING LAND USES
Land Uses
Aircraft equipment parts, Machine Shop, and Research and
North Development.
Industrial Machine Shop, Warehouse, and Dog Daycare with Overnight
Fast Kennel Services.
South Oil Refinery (Chevron), Parking Lot, and Chevron Park.
West Wholesale, Warehouse, Printing, and Industrial Machine Shop,
DISCUSSION & ANALYSIS
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Zones
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The applicant requests a Community Benefits Plan approval to exceed the permitted building
height in the Smoky Hollow Specific Plan area by 20 feet. The "base development standards" for
the specific plan listed in Table 2-2 allows a building height of 35 feet and a maximum FAR of
1.0. Pursuant to Table 4-1, projects that include a maximum building height of 50 feet and an FAR
greater than 1.5 require a Tier II Community Benefits Plan approval from the City Council. During
the approval of the Specific Plan the City Council indicated that height above 50 feet will also be
permitted.
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Proposed Prviect Descriotion
The project involves the demolition of an existing southern building located at the site that is 8,204
square feet. The proposed addition to the building is mostly creative office use, limited accessory
retail, and a cafd containing a small outdoor seating area on the ground floor facing Oregon Street.
The combined total proposed gross floor area for the site is 143,611 square feet. If the Variance is
approved by the Planning Commission, this parcel will have a Floor Area Ratio (FAR) of 0.75,
which is less than the maximum permitted 1.5 FAR with a Tier II Community Benefits Plan.
Figure 2
Project Site Plan
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The project is a two-story addition to an existing single -story brick building. The design enhances
the industrial aesthetic of the Smoky Hollow neighborhood by preserving and protecting the
existing 1950s era red -brick facades for the first floor and utilizing a compatible industrial gray
block and exposed steel design for the upper levels. The first floor will be 13 feet tall and the two
upper floors will have mezzanine --levels. Each of the upper floors will be 18 feet tall in order to let
in natural light and meet the user demand for tall open space ceilings. This mix of the old brick
together with the other modern industrial building design elements is highly desirable to
prospective creative and knowledge-based businesses across many industries. The design is in
compliance with the Smoky Hollow Specific Plan design guidelines.
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Figure 1
Western Building Elevation
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Communitv Benefits Plan No. CBP 18-01
In order to approve the project, the City Council must find the value of the proposed Tier II
Community Benefits Plan is adequate in implementing the objectives of the Specific Plan in
exchange for the approval of the additional height for the project. A Tier Il Community Benefits
Plan may be approved if the following findings are made:
1, The proposed additional building height, intensity, or deviation from development standards
would not be detrimental to the public health, safety or welfare, or materially injurious to
properties or improvements in the vicinity;
2. The proposed community benefit provides exemplary project and/or streetscape design; and
3. The proposed community benefit directly implements objectives of the Specific Pian;
4. The value of the community benefits bear a relationship to the value generated by the project;
and
5. The community benefits proposed do not principally benefit the project or occupants of the
project, but rather provide a district or area -wide benefit to the larger Smoky Hollow Plan area.
The following list of items are amenities intended to benefit directly the Smoky Hollow Specific
Plan area and not principally the occupants of the project:
1. Public art - large scale public art along the envisioned re -imagined Franklin Avenue inspired
by John D. Rockefeller (former property owner).
2. Transformative project - significant investment for an architecturally expressive design that
rehabilitates the original 1950s mid-century fagade rather than demolishing. The unique
striking design will become a landmark for the neighborhood and possibly the city. The cost
for striking architectural elements such as exposed structural steel, large scale balconies and
exterior decks, massive mid-century like steel windows and other period materials will build
upon the character of the smoky hollow neighborhood and inspire equally striking designs by
other developers.
3. Public seating - architectural seating along the sidewalk area within the public right-of-way
facing Franklin Avenue and Oregon Street.
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4. public art - large scale motivational public art visible from Pacific Coast Highway on the cast
face of the garage to encourage leadership and economic development.
5. Preservation and rehabilitation -preservation and rehabilitation of the existing brick facade.
6. Streetscape improvements - new public sidewalk segment adjacent to Oregon Street where
there is currently no sidewalk.
7. Mid -block pedestrian passageway - interesting overall. massing with a pedestrian and
vehicular mid -block passageway through the building creating a free and open raid -block
access through the site to a small park at the site.
S. Sidewalk widening and utility improvements - removal of 2 existing power poles and
associated guy -wires at the sidewalk facing Oregon Street which remove barriers for
wheelchair and pedestrian accessibility. Additionally, several low voltage and high voltage
overhead lines on Oregon Street and East Franklin Avenue will be removed and placed
underground to beautify the streetscape views.
9. Lighting and wayfinding - period appropriate exterior lighting for the site and adjacent to
East Franklin Avenue and Oregon Street.
Staff evaluated the value of the community benefits being offered and the financial gain to the
applicant by allowing additional building height of 20 feet. The results are presented in the
attached warksheet. Although the Planning Commission should evaluate the appropriateness of
the community benefits in relation to the applicant's requested exceptions, Commissioners should
not make their assessment on monetary value alone_. This information was provided in support of
Finding B in Tier II that requires the evaluation of these values. Presently the proposed benefits
are deemed by Staff to be adequate and we recommend that the Commission, should they agree
with Staff's view, consider Finding B in Tier I1 to be met.
ENVIRONMENTAL REVIEW:
The City Council certified a Final Environmental Impact Report (FEIR) and a Mitigation
Monitoring and Reporting Program (MMRP) on September 18, 2018 for the development of the
Smoky Hollow Specific Plan. The Smoky Hollow Specific Plan area was analyzed to allow
517,094 square feet of building area for office, commercial, and industrial uses. No new significant
effects previously analyzed in the FEIR will result from a minor increase in building height within
the Smoky Hollow Specific Plan area.
The site has no value as a habitat for endangered, rare or threatened species_ The site is
currently developed with an existing building and an asphalt -paved parking lot and has no
landscaped planters or vegetation of any kind. In addition, on September 18, 2018, the
City Council certified an Environmental Impact Report (EIR) and a Mitigation Monitoring
and Reporting Program (MMRP) for the Smoky Hollow Specific Plan. The project is
consistent with the EIR build -out projections and subject to the certified MMRP, which is
incorporated as conditions of approval in the draft resolution.
The EIR concluded that development in the Plan area would have no impact on special -
status species, sensitive habitats, wetlands, or wildlife movement or nursery sites (Chapter
7 —Biological Resources). However, the EIR included Mitigation Measures 7-1 and 7-2 to
reduce potential impacts to migratory nesting birds to a less than significant level. Those
mitigation measures are incorporated in the draft resolution as conditions of approval. As
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a result, the project will not have a significant impact on habitat for endangered, rare, or
threatened species.
2. The project would not result in significant effects relating to traffic, noise, air quality, or
water quality. The Smoky Hollow Specific Plan EIR anticipated an additional 517,094
square feet of development in the Plan area, including projects that may exceed the base
development density limits, such as the subject project. The subject project would add a
net 8,769 square feet of office, which represents less than 1.7 percent of the potential
additional development its the Plan area and therefore not result in a substantial increase in
traffic. The EIR analyzed the potential traffic impacts in Chapter 18. With regard to
Traffic, the EIR included Mitigation Measures 18-1 and 18-2 to reduce impacts to two
intersections of Pacific Coast Highway at Grand Avenue and at El Segundo Boulevard.
Additional impacts to 105 freeway on -ramps with local streets and conflict with the
Congestion management Program (CMP) were determined to be significant are
unavoidable in the EIR and the City Council adopted a statement of overriding
considerations for those impacts. In addition, the project is subject to the City's Traffic
Mitigation .Impact Fee. Therefore, the project's traffic impact is anticipated to be less than
significant.
The EIR analyzed the potential noise impacts in Chapter 15. The EIR found that noise
levels in the plan area would increase due to an increase in traffic generally and would have
a significant impact and unavoidable impact. The City Council adopted a statement of
overriding considerations for these impacts. Impacts during construction and operation
were determined to be less than significant, because projects are expected to comply with
the City's General Plan Noise Element policies and the El Segundo Municipal Code Noise
and construction hour limitations. As a result, the project's noise impact is anticipated to
be less than significant.
The EIR analyzed the potential air quality impacts in Chapter 6. The analysis concluded
that development anticipated in the plan area would have less than significant air duality
impacts. In addition, the subject project would comply with South Coast Air Quality
District rules regarding emissions, the General Plan Air Quality Element Policies, and the
ESMC limitations on dust and particulate matter emissions during construction and
operations. As a result, the project's air quality impact will be less than significant.
The EIR analyzed the potential water quality impacts in Chapter 12. The analysis
concluded that development anticipated in the plan area would have less than significant
impacts on water quality. The project would comply with the Los Angeles Regional Water
Quality Control Board permit regulations, the General Plan Conservation Element policies,
and the ESMC limitations on emissions into the City's storm drain system during
construction and operation. As a result, the project's water quality impact is anticipated to
be less than significant.
3. The site can be adequately served by all required utilities and public services. The Smoky
Hollow Specific Plan EIR analyzed the potential impacts on utility services in Chapter 19.
The analysis concluded that development anticipated in the plan area would have less than
significant impacts on utilities, including water, waste water, and solid waste. As
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mentioned above, the EIR accounted for all development in the plan area, Therefore, the
subject project's impact on utility services is anticipated to be less than. significant.
The Smoky Hollow Specific Plan EIR analyzed the potential impacts on public services in
Chapter 17. The analysis concluded that development anticipated in the plan area would
have less than significant impacts on services including Police, Fire, Parks and Recreation,
and public schools. The subject project will be constructed in compliance with the latest
applicable hire codes and Police security requirements, which will help limit demand for
those services. In addition, the project is subject to the City's Development Impact
Mitigation Fees, including Police, Fire, and Parks fees. As a result, the project's public
services impact is anticipated to be less than significant.
4. Historic resource assessment
In addition to the above, the Smoky Hollow Specific Plan EIR analyzed the potential
impacts on Cultural Resources in the plan area (Chapter 8), including older potentially
historic buildings. To address the potential impacts, the Mitigation Monitoring and
Reporting Program (MMRP) included ]Mitigation Monitoring Measure (MM) CULT MM
8-1 that requires an assessment of buildings older than 50 years prior to demolition to
determine whether they have potential value as a historic resource for CEQA purposes.
Pursuant to Mitigation Monitoring Measure CULT MM 8-1, staff conducted an assessment
of the existing building onsite to determine whether the structure meets the criteria for
inclusion on a historic register. The assessment, incorporated herein by reference,
concluded that the structure does not merit inclusion on a historic register and, thus, need
not be treated as a historic resource under CEQA and may be demolished without any
Further environmental review.
In conclusion, based on the evidence presented above and in the Smoky Hollow Specific Plan EIR
the project is exempt from further environmental review.
CONCLUSION! RECOMMENDATION
The proposed development project and community benefits, as conditioned, meet the findings in
Section 4.5.2 of the Specific Plan. In addition, the development project and community benefits
are exempt from further environmental review. Therefore, staff recommends that the Planning
Commission adopt Resolution No. 2882, recommending approval of Community Benefits Plan
No. CBP 18-01 and Environmental Assessment No. EA -1233 for the construction of a 70,000
square -foot addition that exceeds the maximum permitted building height in the Smoky Hollow
Specific Plan area at 140 Oregon Street.
Attached Documents
I. Planning Commission Resolution No. 2882
Exhibit A - Conditions of Approval
Exhibit B - Community Benefits Plan
2. flans and Exhibits
3. Kosmont financial feasibility report dated October 31, 2019
4. Community benefit plan worksheet
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RESOLUTION NO. 2882
A RESOLUTION APPROVING COMMUNITY BENEFIT PLAN NO. 18-01
AND ENVIRONMENTAL ASSESSMENT NO. EA -1233 TO ALLOW THE
CONSTRUCTION OF AN ADDITION THAT EXCEEDS THE PERMITTED
BUILDING HEIGHT IN THE SMOKY HOLLOW SPECIFIC PLAN AREA,
AND LOCATED AT 140 OREGON STREET.
The Planning Commission of the City of EI Segundo does resolve as follows:
SECTION 1: The Planning Commission finds and declares that:
A. On December 14, 2018, Mark Telesz on behalf of Smoky Hollow Industries LLC,
filed an application for Community Benefits Plan No. CBP 18-01 and
Environmental Assessment No. EA -1233 to allow a 70,000 square -foot addition
that exceeds permitted building height in the Smoky Hollow Specific Plan area;
B. The application was reviewed by the City's Planning and Building Safety
Department for, in part, consistency with the General Plan and conformity with the
EI Segundo Municipal Code ("ESMC") and the Smoky Hollow Specific Plan;
C. The City reviewed the project's environmental impacts under the California
Environmental Quality Act (California Public Resources Code §§ 21000, et seq.,
CEQA) and the regulations promulgated thereunder (14 California Code of
Regulations §§ 15000, et seq., CEQA Guidelines;
D. On January 23, 2020, the Planning Commission held a public hearing to receive
public testimony and other evidence regarding the application including,
information provided to the Planning Commission by city staff; and, adopted the
resolution recommending that the City Council approve the proposed Tier II
Community Benefit Plan for the project; and
E. This Resolution and its findings are made based upon the evidence presented to
the Planning Commission at its January 23, 2020, hearing including the staff report
submitted by the Planning and Building Safety Department.
SECTION 2: Factual Findings. The Commission finds that the following facts exist:
A. On September 18, 2018, the City Council approved General Plan Amendment No.
GPA 13-01, Zone Change No. ZC 13-01, Zone Text Amendment No. ZTA 13-01
and Environmental Assessment No. EA -1011 for the comprehensive update of the
Smoky Hollow Specific Plan. The Smoky Hollow Specific Plan covers 94.3 acres
and is located in the northwest quadrant of the City, generally bounded by
Standard Street to the west, EI Segundo Boulevard to the south, Pacific Coast
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Highway to the east and Grand Avenue and Holly Avenue to the north. An
Environmental Impact Report (EIR) was prepared pursuant to the requirements of
CEQA Guidelines Section 15161. The Specific Plan was analyzed to support a
total net increase of 517,094 square feet of building area by 2040.
B. The subject site is located in the Smoky Hollow East (SH -E) zone within the Smoky
Hollow Specific Plan.
C. The surrounding land uses consist of: Aircraft equipment parts, Machine Shop, and
Research and Development to the north; Industrial Machine Shop, Warehouse,
and Dog Daycare with Overnight Kennel Services to the east; Oil Refinery
(Chevron), Parking Lot, and Chevron Park to the south; and Wholesale,
Warehouse, Printing, and Industrial Machine Shop to the west.
D. The project site is a corner lot with 456.75 feet of frontage on Franklin Avenue, 279
feet of frontage on Oregon Street, and 200.46 feet of frontage on East EI Segundo
Boulevard. The site is 191,896 square feet and slopes down toward the southeast.
The highest grade level is located near the intersection of Oregon Street and
Franklin Avenue, and the lowest grade level drops in elevation by 34 feet near the
intersection of Kansas Street and EI Segundo Boulevard.
E. The site contains three mid-century Industrial brick buildings with a combined total
gross floor area of 76,353 square feet. The current building uses are light industrial
with associated accessory general office, research and development, and
warehouse. The property was previously owned by Standard Oil until 1957 it was
purchased by the current owner in 2015.
F. The applicant requests the approval to exceed the permitted building height in the
Smoky Hollow Specific Plan area by 20 feet. The "base development standards"
for the specific plan listed in Table 2-2 allows a building height of 35 feet and a
maximum FAR of 1.0. Pursuant to Table 4-1, projects that include a building height
of 50 feet or more, and an FAR greater than 1.5 requires a Tier II Community
Benefits Plan approval from the City Council.
G. The project is in compliance with the Smoky Hollow East (SH -E) zoning district
development standards with the exception to the building height. The proposed
building addition will reach a height of 55 feet.
H. The Smoky Hollow Specific Plan allows certain deviations from the development
standards if the applicant offers, and the City accepts, a community benefit plan.
In order to approve the project, the City Council must find the value of the proposed
Tier II Community Benefits Plan is adequate in implementing the objectives of the
Specific Plan in exchange for the approval of the additional building height for the
project.
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SECTION 3: Environmental Assessment. The City Council certified a Final
Environmental Impact Report (FEIR) and a Mitigation Monitoring and Reporting Program
(MMRP) on September 18, 2018 for the development of the Smoky Hollow Specific Plan.
The Smoky Hollow Specific Plan area was analyzed to allow 517,094 square feet of
building area for office, commercial, and industrial uses. No new significant effects
previously analyzed in the FEIR will result from a minor increase in building height within
the Smoky Hollow Specific Plan area.
1. The site has no value as a habitat for endangered, rare or threatened species. The
site is currently developed with an existing building and an asphalt -paved parking
lot and has no landscaped planters or vegetation of any kind. In addition, on
September 18, 2018, the City Council certified an Environmental Impact Report
(EIR) and a Mitigation Monitoring and Reporting Program (MMRP) for the Smoky
Hollow Specific Plan. The project is consistent with the EIR build -out projections
and subject to the certified MMRP, which is incorporated as conditions of approval
in the draft resolution.
The EIR concluded that development in the Plan area would have no impact on
special -status species, sensitive habitats, wetlands, or wildlife movement or
nursery sites (Chapter 7 —Biological Resources). However, the EIR included
Mitigation Measures 7-1 and 7-2 to reduce potential impacts to migratory nesting
birds to a less than significant level. Those mitigation measures are incorporated
in the draft resolution as conditions of approval. As a result, the project will not
have a significant impact on habitat for endangered, rare, or threatened species.
2. The project would not result in significant effects relating to traffic, noise, air quality,
or water quality. The Smoky Hollow Specific Plan EIR anticipated an additional
517,094 square feet of development in the Plan area, including projects that may
exceed the base development density limits, such as the subject project. The
subject project would add a net 8,769 square feet of office, which represents less
than 1.7 percent of the potential additional development in the Plan area and
therefore not result in a substantial increase in traffic. The EIR analyzed the
potential traffic impacts in Chapter 18. With regard to Traffic, the EIR included
Mitigation Measures 18-1 and 18-2 to reduce impacts to two intersections of Pacific
Coast Highway at Grand Avenue and at EI Segundo Boulevard. Additional impacts
to 105 freeway on -ramps with local streets and conflict with the Congestion
management Program (CMP) were determined to be significant are unavoidable
in the EIR and the City Council adopted a statement of overriding considerations
for those impacts. In addition, the project is subject to the City's Traffic Mitigation
Impact Fee. Therefore, the project's traffic impact is anticipated to be less than
significant.
The EIR analyzed the potential noise impacts in Chapter 15. The EIR found that
noise levels in the plan area would increase due to an increase in traffic generally
and would have a significant impact and unavoidable impact. The City Council
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adopted a statement of overriding considerations for these impacts. Impacts
during construction and operation were determined to be less than significant,
because projects are expected to comply with the City's General Plan Noise
Element policies and the EI Segundo Municipal Code Noise and construction hour
limitations. As a result, the project's noise impact is anticipated to be less than
significant.
The EIR analyzed the potential air quality impacts in Chapter 6. The analysis
concluded that development anticipated in the plan area would have less than
significant air quality impacts. In addition, the subject project would comply with
South Coast Air Quality District rules regarding emissions, the General Plan Air
Quality Element Policies, and the ESMC limitations on dust and particulate matter
emissions during construction and operations. As a result, the project's air quality
impact will be less than significant.
The EIR analyzed the potential water quality impacts in Chapter 12. The analysis
concluded that development anticipated in the plan area would have less than
significant impacts on water quality. The project would comply with the Los
Angeles Regional Water Quality Control Board permit regulations, the General
Plan Conservation Element policies, and the ESMC limitations on emissions into
the City's storm drain system during construction and operation. As a result, the
project's water quality impact is anticipated to be less than significant.
3. The site can be adequately served by all required utilities and public services. The
Smoky Hollow Specific Plan EIR analyzed the potential impacts on utility services
in Chapter 19. The analysis concluded that development anticipated in the plan
area would have less than significant impacts on utilities, including water, waste
water, and solid waste. As mentioned above, the EIR accounted for all
development in the plan area. Therefore, the subject project's impact on utility
services is anticipated to be less than significant.
The Smoky Hollow Specific Plan EIR analyzed the potential impacts on public
services in Chapter 17. The analysis concluded that development anticipated in
the plan area would have less than significant impacts on services including Police,
Fire, Parks and Recreation, and public schools. The subject project will be
constructed in compliance with the latest applicable Fire codes and Police security
requirements, which will help limit demand for those services. In addition, the
project is subject to the City's Development Impact Mitigation Fees, including
Police, Fire, and Parks fees. As a result, the project's public services impact is
anticipated to be less than significant.
4. Historic resource assessment
In addition to the above, the Smoky Hollow Specific Plan EIR analyzed the
potential impacts on Cultural Resources in the plan area (Chapter 8), including
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older potentially historic buildings. To address the potential impacts, the Mitigation
Monitoring and Reporting Program (MMRP) included Mitigation Monitoring
Measure (MM) CULT MM 8-1 that requires an assessment of buildings older than
50 years prior to demolition to determine whether they have potential value as a
historic resource for CEQA purposes. Pursuant to Mitigation Monitoring Measure
CULT MM 8-1, staff conducted an assessment of the existing building onsite to
determine whether the structure meets the criteria for inclusion on a historic
register. The assessment, incorporated herein by reference, concluded that the
structure does not merit inclusion on a historic register and, thus, need not be
treated as a historic resource under CEQA and may be demolished without any
further environmental review.
In conclusion, based on the evidence presented above and in the Smoky Hollow Specific
Plan EIR the project is exempt from further environmental review.
SECTION 4: General Plan Findings. The project will further the goals, objectives and
policies of the General Plan as follows:
A. The EI Segundo General Plan land use designation of the site is Smoky Hollow
Specific Plan. This land use designation is intended to permit a range of incubator
businesses, small and medium size industrial uses, research and development,
and creative office uses. The designation also permits public facilities, parking
facilities, and limited restaurant and retail uses.
B. The project site is located in the Smoky Hollow East (SH -E) zone within the Smoky
Hollow Specific Plan. This zoning district provides a transitional land use area
between higher density office uses east of Pacific Coast Highway and the smaller,
single -parcel industrial and creative businesses of the western portion of the
Smoky Hollow area. The SHE zoning district accommodates development of
incubator industrial, research, and technology uses; medium sized light industrial
and manufacturing; and creative office activities. The proposed building addition
for office use is consistent with the purpose of the district.
C. The proposed use is consistent with Land Use Element Objective LU44 in that it
adds office space to the mixture of industrial, commercial, and residential uses in
the Smoky Hollow and Downtown areas, which has the potential to maximize
economic benefit, reduce traffic impacts, and encourage pedestrian environment.
D. The General Plan contains a number of relevant Goals, Objectives, and Policies
in the Economic Development Element. The goal of Objective ED1-1 is building
"support and cooperation among the City of EI Segundo and its businesses and
residential communities for the mutual benefits derived from the maintenance and
expansion of EI Segundo's economic base." The proposed development will
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expand office use area in the City. The development will provide significant fiscal
benefit to the City by generating additional business license fees.
E. According to Policy ED1-1.2, long -run efforts for economic development should
focus on "diversification of EI Segundo's economic base in order to meet quality of
life goals." The proposed office building expansion will benefit the residential
community and further economic growth efforts.
F. Policies ED1-2.1 and ED1-2.2, both seek to promote land uses, which improve the
City's commercial tax base. The proposed office building expansion will provide
this opportunity in the City.
G. Any new development in the Smoky Hollow Specific Plan area is required to meet
all health and safety and environmental regulations and would be built to meet all
current seismic safety standards, as overseen by the Building Safety Division. The
proposed project will be consistent with Policy LU4-1.2 and Policy LU4-1.4.
SECTION 6: Community Benefits Findings. After considering the above facts, the
Planning Commission finds as follows:
A. The proposed additional building height, intensity, or deviation from the
development standards would not be detrimental to the public health, safety or
welfare, or materially injurious to properties or improvements in the vicinity.
The proposed building height for the project is compatible with the neighborhood
in that two-story buildings, tall petroleum storage drums, and 200 -foot tall
distillation columns are located in the immediate vicinity. The additional 20 -foot
building height is not anticipated to be detrimental, in that the project provides
excess on-site parking and bike racks. As a result, the project is not anticipated to
have significant off-site parking impacts. The project is located in a developed area
which contains all utilities and public infrastructure. Additionally, before the City
issues building permits for the project, the applicant will submit detailed plans to
the City for review for compliance with all applicable Building and Fire safety codes.
Therefore, the project overall is not anticipated to be detrimental to the public
health, safety, or welfare.
B. The proposed community benefit provides exemplary project and/or streetscape
design.
The Specific Plan contains 32 specific design guidelines in five categories
including, building character, open space, landscaping, connectivity, and signage
and art. Compliance with at least 17 of the guidelines is required to consider a
project exemplary in building and/or streetscape design. The proposed project
incorporates 21 of the 32 guidelines.
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C. The proposed community benefits directly implements objectives of the Specific
Plan.
1. Part of the proposed community benefit consists of compliance with the Smoky
Hollow design guidelines. Compliance with the guidelines directly implements
the Smoky Hollow Design Objectives in Specific Plan Section 2.4.1 as follows:
a. The project design helps preserve Smoky Hollow's existing character by
incorporating materials and colors that are consistent with existing buildings
in the area and with the neighborhood's industrial character.
b. The project offers sidewalk oriented entries, in that the ground floor office
space has direct access from the public sidewalk, which assists in activating
the Oregon Street frontage.
c. The project facilitates pedestrian activity and access to all transit modes, in
that it incorporates a pedestrian connection from Oregon Street to Franklin
Avenue and provides bicycle parking above the minimum requirements
along the property frontage, which will enhance access to the property by
alternative means.
d. The project encourages active and passive design to conserve natural
resources, in that its design incorporates floor to ceiling windows on the
front elevation and multiple large windows along the north and east
elevations, which will provide a lot of natural light in the new building,
thereby reducing use of electricity for lighting purposes. In addition, the
project will make use of drought tolerant plant species in the landscaped
areas, which will reduce the use of water for landscaping.
2. The proposed community benefit plan implements the goals and objectives of
Specific Plan Chapter 3 regarding publicly owner rights-of-way and publicly
accessible open spaces. The proposed community benefits plan includes
public improvements to utilities in the public right-of-way, sidewalks,
landscaping adjacent to the street, and open space, which will in turn help
integrate cyclists, pedestrians, and transit users for businesses to flourish.
D. The value of the proposed community benefits bear a relationship to the value
generated by the project.
The City contracted Kosmont and Associates, Inc (Kosmont) to prepare a
comprehensive financial report of the proposed Tier II Community Benefits Plan
for the project. Staff evaluated the value of the community benefits being offered
and the financial gain to the applicant by allowing additional building height of 20
feet. The results are presented in the attached (Exhibit B) worksheet. Although
the Planning Commission should evaluate the appropriateness of the community
benefits in relation to the applicant's requested exceptions, Commissioners should
not make their assessment on monetary value alone. This information was
provided in support of Finding B in Tier II that requires the evaluation of these
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values. Presently the proposed benefits are deemed by Staff to be adequate and
we recommend that the Commission, should they agree with Staff's view, consider
Finding B in Tier II to be met.
E. The proposed community benefits do not principally benefit the project occupants
of the project, but rather provide a district or area -wide benefit to the larger Smoky
Hollow Plan area.
The applicant is providing the following list of items intended to benefit directly the
public and not principally the occupants of the project:
1. Public art - large scale public art along the envisioned re -imagined Franklin
Avenue inspired by John D. Rockefeller (former property owner).
2. Transformative project - significant investment for an architecturally
expressive design that rehabilitates the original 1950s mid-century fagade
rather than demolishing. The unique striking design will become a landmark
for the neighborhood and possibly the city. The cost for striking architectural
elements such as exposed structural steel, large scale balconies and exterior
decks, massive mid-century like steel windows and other period materials will
build upon the character of the smoky hollow neighborhood and inspire equally
striking designs by other developers.
3. Public seating - architectural seating along the sidewalk area within the public
right-of-way facing Franklin Avenue and Oregon Street.
4. Public art - large scale motivational public art visible from Pacific Coast
Highway on the east face of the garage to encourage leadership and economic
development.
5. Preservation and rehabilitation - preservation and rehabilitation of the
existing brick facade.
6. Streetscape improvements - new public sidewalk segment adjacent to
Oregon Street where there is currently no sidewalk.
7. Mid -block pedestrian passageway - interesting overall massing with a
pedestrian and vehicular mid -block passageway from Oregon Street providing
mid -block access through the site to a parklet facing Franklin Avenue.
8. Sidewalk widening and utility improvements - removal of 2 existing power
poles and associated guy -wires at the sidewalk facing Oregon Street which
remove barriers for wheelchair and pedestrian access. Additionally, several low
voltage and high voltage overhead lines on Oregon Street and East Franklin
Avenue will be removed and placed underground to beautify the streetscape
views.
9. Lighting and wayfinding - period appropriate exterior lighting and directional
signage for the project will be provided adjacent to the sidewalks facing Franklin
Avenue and Oregon Street.
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Staff evaluated the value of the community benefits being offered and the financial
gain to the applicant by allowing additional building height of 20 feet. The results
are presented in the attached worksheet. Although the Planning Commission
should evaluate the appropriateness of the community benefits in relation to the
applicant's requested exceptions, Commissioners should not make their
assessment on monetary value alone. This information was provided in support of
Finding B in Tier II that requires the evaluation of these values. Presently the
proposed benefits are deemed by Staff to be adequate and we recommend that
the Commission, should they agree with Staff's view, consider Finding B in Tier II
to be met.
SECTION 7: Recommendation. Subject to the conditions listed on the attached Exhibit
"A," which are incorporated into this Resolution by reference, the Planning Commission
recommends City Council approval of Environmental Assessment No. EA -1233 and
Community Benefits Plan No. CBP 18-01.
SECTION 8: Reliance On Record. Each and every one of the findings and determination
in this Resolution 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 Planning
Commission in all respects and are fully and completely supported by substantial
evidence in the record as a whole.
SECTION 9: Limitations. The Planning Commission's analysis and evaluation of the
project is based on information available at the time of the decision. It is inevitable that in
evaluating a project that absolute and perfect knowledge of all possible aspects of the
project will not exist. In all instances, best efforts have been made to form accurate
assumptions.
SECTION 10: This Resolution will remain effective unless superseded by a subsequent
resolution.
SECTION 11: The Commission Secretary is directed to mail a copy of this Resolution to
Mark Telesz on behalf of Smoky Hollow Industries LLC and to any other person
requesting a copy.
SECTION 12: This Resolution may be appealed within ten (10) calendar days after its
adoption. All appeals must be in writing and filed with the City Clerk within this time
period. Failure to file a timely written appeal will constitute a waiver of any right of appeal.
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SECTION 13: Except as provided in Section 12, this Resolution is the Planning
Commission's final decision and will become effective immediately upon adoption.
PASSED, APPROVED AND ADOPTED this 23rd day of January 2020.
ATTEST:
Sam Lee, Secretary
APPROVED AS TO FORM:
Mark D. Hensley, City Attorney
As
Ryan Baldino, Chairperson
City of EI Segundo Planning Commission
David King, Assistant City Attorney
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Baldino -
Newman -
Wingate -
Hoeschler -
Keldorf -
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PLANNING COMMISSION RESOLUTION NO. 2882
Exhibit A
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the EI Segundo Municipal Code ("ESMC"), Mark
Telesz on behalf of Smoky Hollow Industries, LLC agrees to comply with the following
provisions as conditions for the City of EI Segundo's approval of Environmental
Assessment No. EA -1233 and Community Benefit Plan No. CBP 18-01, ("Project
Conditions"):
Zoning Conditions
1. This approval is for the project as shown on the plans, renderings, and materials
board dated -stamped received on August 21, 2019 and on file with the Planning
and Building Department. Before the City issues a building permit, the applicant
must submit plans, showing that the project substantially complies with the plans
and conditions of approval on file with the Planning and Building Safety
Department. Any subsequent modification to the approved design must be referred
to the Planning and Building Safety Director for a determination regarding the need
for Planning Commission review and approval of the proposed modification.
2. All development impact mitigation fees imposed pursuant to ESMC Chapter 15-27
of for the additional building floor area must be paid before the City issues a building
permit.
3. Before the City issues building permits, the applicant must submit detailed plans in
substantial compliance with the plans approved by the City Council to the Planning
and Building Safety Department for review and approval. The submitted plans
must comply with the screening requirements in ESMC Section 15-2-8 for
mechanical equipment.
4. To avoid impacts to nesting birds, construction activities and construction noise
should occur outside the avian nesting season (prior to February 1 or after
September 1). If construction and construction noise occurs within the avian
nesting season (during the period from February 1 to September 1), areas within
100 feet of a development site shall be thoroughly surveyed for the presence of
nests by a qualified biologist no more than five days before commencement of any
vegetation removal. If it is determined that the Project Site is occupied by nesting
birds covered under the Migratory Bird Treaty Act, condition No. 6 shall apply.
5. If pre -construction nesting bird surveys result in the location of active nests, no
grading, vegetation removal, or heavy equipment activity shall take place within an
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appropriate setback from occupied nests as determined by a qualified biologist.
Protective measures (e.g., established setbacks) shall be required to ensure
compliance with the Migratory Bird Treaty Act and California Fish and Game Code
requirements. The qualified biologist shall serve as a construction monitor during
those periods when construction activities occur near active nest areas to ensure
that no inadvertent impacts occur. A report of the findings, prepared by a qualified
biologist, shall be submitted to the CDFW prior to construction -related activities
that have the potential to disturb any active nests during the nesting season.
6. Prior to the commencement of grading or demolition of subsurface structures, a
professional archaeologist who meets U.S. Secretary of the Interior's Professional
Qualifications and Standards, shall conduct a brief archaeological and
paleontological informational session for construction personnel. The training
session may consist of an in-person meeting or a written handout describing: (1)
how to identify archaeological and paleontological resources that may be
encountered during earth -moving activities and (2) the procedures to be followed
in such an event, including contact information for the appropriate entities if
archaeological or paleontological resources are discovered.
7. In the event that archaeological or paleontological resources are unearthed during
ground -disturbing activities, the ground -disturbing activities shall be halted or
diverted away from the vicinity of the find so that the find can be evaluated. A buffer
area of at least 50 feet shall be established around the find, where construction
activities will not be allowed to continue until a qualified archaeologist or
paleontologist has examined the newly discovered artifact(s) and has evaluated
the area of the find. Work shall be allowed to continue outside the buffer area. If
the archaeologist identifies the find as a tribal cultural resource or suspects it to be
a tribal cultural resource, the City will contact the Native American Heritage
Commission (NAHC) to report the discovery, and will contact local Native American
tribal representatives as directed by the NAHC. Should the newly discovered
artifact(s) be determined to be a tribal cultural resource, Native American
construction monitoring will be initiated. The City shall coordinate with the
archaeologist and tribal representative(s) to develop an appropriate treatment plan.
Communitv Benefits Plan
8. Must provide all the community benefits as stated in Exhibit B (Community Benefits
Plan). If the project does not provide a benefit or ceases to provide one, the owner
must submit a revised CBP including equivalent replacement benefit of an equal
value to the Planning and Building Safety Director for review and approval. The
Director may at his discretion refer the revised CBP to the Planning Commission
and City Council for review and approval.
9. The applicant must construct the public improvements indicated in the Community
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Benefits Plan, including, but not limited to, sidewalk, streetscape, landscaping,
parking, open space, and other improvements in the public right-of-way.
Fire Department Conditions
10. The applicant must comply with the applicable requirements of the 2016 California
Building and Fire Codes and the 2015 International Fire Code as adopted by the
City of EI Segundo and EI Segundo Fire Department Regulations.
11. The applicant must submit and have approved by the Fire Department a Fire/Life
Safety Plan, identifying fire safety precautions during demolition and construction,
emergency site access during construction, permanent fire department access, fire
hydrant locations and any existing or proposed fire sprinkler systems and fire alarm
systems prior to issuance of the building permit.
Public Works Department Conditions
General
12. All work in the City's right-of-way or on City -owned and maintained facilities shall
require review and approval of the City Engineer or his/her designee. "City
Engineer" = City Engineer or his/her designee throughout this document.
13. The applicant shall ensure that encroachment permits are secured from the Public
Works Department/Engineering Division before commencing any and all work in
the City's public right-of-way (ROW), including lane closures
14. Construction inspection shall be coordinated with the Public Works Inspector and
no construction shall deviate from the approved plans without approval of the City
Engineer. If plan deviations are necessary, the applicant shall provide a revised
plan or details of the proposed change for review and approval of the City Engineer
prior to construction.
15. Prior to issuing of the Certificate of Occupancy, the applicant shall ensure
installation of all improvements required by the Public Works Department are
inspected and approved by the City Engineer.
16. All construction -related parking shall be accommodated on-site. No construction
related parking shall be permitted off-site.
17. A grading and drainage plan shall be provided and stamped by a California (CA)
State -licensed civil engineer as part of the Building Permit process.
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18. A utility plan shall be provided that shows all existing and proposed utility lines and
their sizes (sewer, water, gas, storm drain, electrical, etc.), including easements,
within 200 feet of the project site boundary.
Street Improvements & Traffic Control
19. All new sidewalk, curb & gutter, driveway approaches, and curb ramps shall be
constructed per the latest Standard Plans for Public Works Construction (SPPWC)
"Greenbook" and City standards.
20. All existing sidewalk, curb & gutter, driveway approaches, and curb ramps that are
broken or not in conformance with the latest SPPWC or City standards shall be
removed and constructed per the latest SPPWC and City standards.
21. All unused driveways shall be removed and replaced with full -height curb, gutter
and sidewalk per SPPWC standards and City standards.
22. The applicant shall provide a minimum 4' sidewalk clearance around any
obstruction in the sidewalk i.e. posts, power poles, etc.
23. The applicant shall provide traffic control plans for all work requiring a lane closure.
24. During construction, it shall be the responsibility of the applicant to provide safe
pedestrian traffic control around the site. A pedestrian protection plan shall be
submitted to the Public Works Department for review and approval by the City
Engineer. This may include but not be limited to signs, flashing lights, barricades
and flag persons.
Water
25. Any existing water meters, potable water service connections, fire backflow
devices and potable water backflow devices must be upgraded to current City
Water Division standards. These devices shall be placed or relocated onto private
property.
26. The applicant must submit plans for water system upgrades to the City of EI
Segundo Public Works Department for review and approval.
27. Any unused water laterals shall be abandoned and properly capped at the City
main. The Contractor is to obtain necessary permits and licenses, and provide
traffic control plans and shoring plans.
Sewer
28. Prior to issuance of a Certificate of Occupancy, the sewer connection fee for this
project must be paid to the City of EI Segundo Public Works Department.
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29. Any unused sanitary sewer laterals shall be abandoned and properly capped at
the City main. The Contractor is to obtain necessary permits and licenses, and
provide traffic control plans and shoring plans.
Storm Drain
30. The applicant shall remove and replace an existing broken storm drain manhole
behind the property. The manhole is broken and open to illicit drainage and needs
to be closed to any surface drainage.
31. Hydrologic and hydraulic calculations shall be submitted to size appropriate storm
drain facilities to control on-site drainage and mitigate off-site impacts. Refer to the
most recent Los Angeles County Hydrology Manual. Instructions and the manual
are available at the County website at
http://dpw.lacounty.gov/wrd/Publication/index.cfm. Calculations shall be signed by
a registered civil engineer.
32. The project shall comply with the National Pollutant Discharge Elimination System
(NPDES) requirements and shall provide Best Management Practices (BMPs) for
sediment control, construction material control and erosion control.
Landscaping & Irrigation
33. All public landscape improvements shall be designed to City standards and
approved by the Parks & Recreation Department.
34. Projects involving more than 500 square feet of new landscaping will require a 3 -
month Water Audit Report before Final.
Waste Management
35. The applicant shall comply with Title 5, Chapter 2 (Garbage and Rubbish), of the
EI Segundo Municipal Code. Collection/disposal/storage systems and areas must
be provided in the plans that ensure compliance with State and City regulations.
Miscellaneous Conditions
Mark Telesz on behalf of Smoky Hollow Industries, LLC agrees to indemnify and hold the
City harmless from and against any claim, action, damages, costs (including, without
limitation, attorney's fees), injuries, or liability, arising from the City's approval of
Environmental Assessment No. EA -1233 and Community Benefit Plan CBP No. 18-01.
Should the City be named in any suit, or should any claim be brought against it by suit or
otherwise, whether the same be groundless or not, arising out of the City approval of
Environmental Assessment No. EA -1233 and Community Benefit Plan CBP No. 18-01,
the Applicant and Property Owner agrees to defend the City (at the City's request and
with counsel satisfactory to the City) and will indemnify the City for any judgment rendered
against it or any sums paid out in settlement or otherwise. For purposes of this section
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"the City" includes the City of EI Segundo's elected officials, appointed officials, officers,
and employees.
By signing this document, Mark Telesz on behalf of Smoky Hollow Industries, LLC
certifies that he has read, understood, and agrees to the Project Conditions listed in this
document.
Mark Telesz, President
Smoky Hollow Industries, a Limited Liability Corporation
{If Corporation or similar entity, needs two officer signatures or evidence that one
signature binds the company}
\\chclusterfs\Dept\Planning & Building Safety\_Planning\Projects\1226-1250\1233 SHSP LLA 1325 E EI Segundo Blvd\1233 SHSP LLA 1325 E EI Segundo Blvd\EA-1233 DA
and 55 FT Building Height Request\Pc January 23, 2020\EA 1233 PC Community Benefits Reso 2020.docx
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PLANNING COMMISSION RESOLUTION NO. 2882
Exhibit B
COMMUNITY BENEFIT PLAN
Proiect description:
The development project at 140 Oregon Street is subject to the following applications:
Community Benefits Plan No. CBP 18-01 and Environmental Assessment No. EA 1233.
The development project deviates from the following Smoky Hollow Specific Plan
(Specific Plan) development standards in Section 2.3:
Building Height.
The permitted building height is 35 feet. The proposed building height is 55 feet
to the top of the roofline.
The above deviation is clearly illustrated in the attached plans.
Communitv benefits:
In exchange for the above deviations, the applicant offers the following community
benefits pursuant to Specific Plan Section 4.5.2:
Consistency with design guidelines above requirements. The development project
complies with 21 of the 32 design guidelines in Section 2.4 of the Specific Plan.
The following list of items are intended to benefit the directly the Smoky Hollow
Specific Plan area and not principally the occupants of the project:
A. Public Art - Large scale public art along the envisioned re -imagined franklin
avenue inspired by John D. Rockefeller (former property owner). See page 26.
B. Transformative Project - Significant investment for an architecturally
expressive design that rehabilitates the original 1950s mid-century fagade
rather than demolishing. The unique striking design will become a landmark
for the neighborhood and possibly the city. The cost for striking architectural
elements such as exposed structural steel, large scale balconies and exterior
decks, massive mid-century like steel windows and other period materials will
build upon the character of the smoky hollow neighborhood and inspire equally
striking designs by other developers.
C. Public Art - large scale motivational public art visible from PCH on the east
face of the garage meant to encourage leadership and business in the area
and embrace the city and the neighborhood.
D. Preservation and Rehabilitation - preservation and rehabilitation of the
existing brick facade and structure.
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E. Street -space Improvements - new portion of new sidewalk connecting and
continuing the public sidewalk along Oregon street where there is no sidewalk
currently.
F. Sidewalk widening and utility improvements - removal of 2 existing power
poles and associated guy -wires and underground utility low voltage vault at the
sidewalk at Oregon street which remove barriers along the sidewalks for
increased accessible access. Additionally, several associated low voltage and
high voltage overhead lines on Oregon street and e. Franklin avenue will also
be removed, beautifying the streetscape and improving utilities along the
streets. New underground power and low voltage will be provided.
The following list of improvements are consistent with the base standards:
1. Removal of a curb cut along Oregon Street.
2. Removal of a curb cut along E. Franklin Avenue.
3. Rooftop amenities which will add vibrancy to the streetscape by showcasing
events and activity.
4. Enhanced streetscape landscaping
5. 30-40 feet tall vertical landscaping at the north and south facing garage sheer
walls will include large scale publicly visible greenery from EI Segundo
Boulevard, Franklin Avenue and Oregon and Kansas Streets.
6. Massing that steps back along E. Franklin and Oregon streets above the first
level.
7. Clearly identifiable entries
8. Parking demand provided entirely on-site.
The above community benefits are more clearly illustrated in the attached plans.
Attachment:
1. Plans dated October 30, 2019
aN
123
SHEETINDEX
SHEET �
UMBER SHEET NAME
DEVELOPITENT AGREEMENT
01 COVER
02 EXECUTIVE DEVELOPMENT SUMMARY
03 PERSPECTIVE
04 PERSPECTIVE
05 PERSPECTIVE
06 PERSPECTIVE
07 SMOKY HOLLOW SPECIFIC PLAN ZONING ANALYSIS
08 SMOKY HOLLOW SPECIFIC PLAN ZONING ANALYSIS
09 EXISTING AREAL PLAN
10 SITE PHOTOS
11 EXISTING SURVEY & GRADE PLANE
12 EXISTING SITE PLAN
13 "FLOOR AREA" DIAGRAMS
14 PROPOSED SITE PLAN
15 FLOOR PLAN LEVEL 01
16 FLOOR PLANS LEVELS 02 & MEZZANINE
17 FLOOR PLANS LEVELS 03 & MEZZANINE
18 ROOF FLOOR PLAN
19 ELEVATION - WEST (OREGON STREET)
20 ELEVATION - NORTH (FRANKLIN AVE.)
21 ELEVATION - SOUTH
22 ELEVATION - EAST
23 HEIGHT VARIANCE - 10
24 COMMUNITY BENEFITS
25 COMMUNITY BENEFITS DIAGRAM
26 PUBLIC ART CONCEPTS
27 OPEN SPACE/ LANDSCAPING
28 PERSPECTIVE
29 PERSPECTIVE
30 PERSPECTIVE
31 PERSPECTIVE
32 PERSPECTIVE
33 PERSPECTIVE
34 PERSPECTIVE
35 PERSPECTIVE
36 PERSPECTIVE
L100 LANDSCAPE CONCEPTUAL PLAN
L200 LANDSCAPE MATERIALS
L220 LANDSCAPE MATERIALS
L230 LANDSCAPE MATERIALS
STANDARD WORKS
SMOKY
HOUCTIN
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
E L S E G U N D O, C A L I F O R N I A CONCEPTS DDESIGYSHCONTANED IN THIS PRESEN AION
AFE AND SHALL REMNN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECB, INC. AND ARE PROTECTED BY INTELLLCTUAL FROMM
LAWS, INCLUDING WITHOUT UMRATION, THE COPMC41T HAWS
FOUND IN US. CODE TRE 17. ANY UNAUIHORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX]'f SSSS WRRIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EVENT ALLOWABLE BY LAW.
140 OREGON STREET
EL SEGUNDO, CA 90245
OCTOBER 30, 2019 l`=400'-0-'
PROJECT # 17.019
124
EXECUTIVE SUMMARY
GENERAL OVERVIEW AND GRAND VISION
THE "STANDARD WORKS" PROJECT IS A 191,896 SF PARCEL BOUND BY EAST EL SEGUNDO BOULEVARD ON THE SOUTH, EAST FRANKLIN AVENUE ON THE NORTH AND OREGON STREET ON THE WEST.
THE GRAND VISION OF THE DEVELOPMENT IS A DESIGN THAT ENHANCES THE EXISTING INDUSTRIAL AESTHETIC OF THE NEIGHBORHOOD BY PRESERVING ALL MID-CENTURY FACADES AND UTILIZING
SIMILAR INDUSTRIAL BUILDING MATERIALS AND TECHNIQUES TO CREATE A COHESIVE ARCHITECTURAL EXPRESSION BETWEEN THE EXISTING AND THE PROPOSED. PRESERVATION OF THE EXISTING
1950'S MID-CENTURY RED BRICK FACADE IS AN OBJECTIVE OF THE DESIGN AND THE SMOKY HOLLOW SPECIFIC PLAN. THIS MIX OF UNIQUE OLD AND NEW ECLECTIC BUILDINGS IS ENTICING TO
PROSPECTIVE CREATIVE AND KNOWLEDGE-BASED BUSINESSES ACROSS MANY INDUSTRIES. THE LIVELY AND PEDESTRIAN FRIENDLY CREATIVE ATMOSPHERE OF STANDARD WORKS WILL
CONTRIBUTE TO THE ONGOING SMOKY HOLLOW TRANSFORMATION TO AN INCUBATOR DISTRICT AND MAJOR ECONOMIC FORCE IN THE CITY.
USE
THE CURRENT USES OF ALL EXISTING STRUCTURES IS LIGHT INDUSTRIAL WITH ASSOCIATED ACCESSORY GENERAL OFFICE AND WAREHOUSE. THE MAJORITY OF THE EXISTING FLOOR AREA SHALL
REMAIN AS CURRENTLY APPROVED. THE PROPOSED NEW FLOOR AREA SHALL BE A COMBINATION OF LIGHT INDUSTRIAL AND TECHNOLOGICAL USES INCLUDING R&D WITH SMALL POTENTIAL FUTURE
PORTIONS OF CAFE, RESTAURANT, RETAIL AND OTHER SIMILAR USES TO SUPPORT THE DAYTIME DENSITY OF THE SITE AND THE NEIGHBORHOOD. THE DEMAND FOR THESE TYPES OF USES IS
GROWING AND THIS PROJECT WILL PROVIDE A RELATIVELY LARGE AREA IN EFFORTS TO MEET THE GOALS OF THE SMOKY HOLLOW EAST TRANSITIONAL LAND USE ZONING. ADDITIONALLY THE
PROJECT IS REQUESTING A VARIANCE TO ALLOW AN ACCESSORY FITNESS STUDIO ON THE GROUND FLOOR OF THE BUILDING.
FLOOR AREA
AT THE COMPLETION OF THE PROPOSED PROJECT THE SITE WILL REMAIN SIGNIFICANTLY UNDERDEVELOPED WITH THE FLOOR AREA RATIO OF 0.47 WHICH IS MUCH LESS THAN THE BY -RIGHT
ALLOWED 1.0 FAR IN THE BASE STANDARDS.
PARKING
THE COMPLETED PROJECT WILL CONTAIN APPROXIMATELY 59 ON GRADE PARKING AND 398 SPACES IN THE PROPOSED PARKING STRUCTURE CURRENTLY UNDER CONSTRUCTION ON THE LOT. THE
APPROXIMATE TOTAL OF 457 PARKING SPACES WILL BE MORE THAN ADEQUATE TO SERVE THE TOTAL PROPOSED FLOOR AREA.
MISCELLANEOUS
THE HOURS OF OPERATION FOR THE DEVELOPMENT ARE STANDARD BUSINESS HOURS FIVE DAYS A WEEK WITH OCCASIONAL WEEKEND HOURS.
THE EXISTING BRICK STRUCTURE of 19,007 SF ON THE NORTH SIDE OF THE PROPERTY SHALL BE ENTIRELY PRESERVED AND REHABILITATED WITH LARGER OPENINGS FOR WINDOWS AND
ACCESSIBLE ENTRANCES. THE EXISTING NON MID-CENTURY PERIOD BENEFICIAL TILT UP CONCRETE STRUCTURE of 8,204 SF ON THE SOUTHERLY PORTION OF THE PROPERTY WILL BE ENTIRELY
DEMOLISHED. PLEASE SEE EXISTING SITE PLAN ON SHEET 12.
CONCLUSION
THE PROPOSED PROJECT DESIGN IS COMPATIBLE AND INTEGRATED WITH, AND NOT DETRIMENTAL TO, THE EXISTING DEVELOPMENT ON ADJACENT AND SURROUNDING NEIGHBORING PROPERTIES
AND FURTHERMORE PAYS HOMAGE TO THE NEIGHBORHOOD'S INDUSTRIAL PAST AND ENCOURAGES LOOKING FORWARD TO THE FUTURE OF WHAT THE NEIGHBORHOOD WILL TRANSFORM INTO IN
THE NEAR FUTURE.
COMMUNITY BENEFITS PLAN CONSISTENT WITH TIER II
THE DEVELOPMENT REQUESTS THE FOLLOWING DISCRETIONARY APPROVALS WHICH ARE CONSISTENT WITH THE SPECIFIC PLAN:
1. AN INCREASE IN PERMITTED HEIGHT OF 15-0" FROM 35' TO 50'-0" IN ACCORDANCE WITH TIER II COMMUNITY BENEFITS PLAN.
REQUESTED VARIANCE
1. PLEASE SEEPAGE 23 -SEEKING AN ADDITIONAL 5'-0" IN BUILDING HEIGHT FROM 50' TO 55'-0", WHICH IS SIMILAR TO THE 10% ADMINISTRATOR'S ADJUSTMENT FOR "MINOR DEVIATIONS" TO ALLOW
CREATIVE MEZZANINE FLOOR AREA WITHIN THE BUILDING.
2. TO ALLOW AN ACCESSORY FITNESS STUDIO OF 3,931 SQUARE FEET ON THE EAST SIDE OF THE BUILDING AT LEVEL 1. MANY CLASS A TENANTS HAVE REQUESTED THE ABILITY TO ADD AN
ACCFSSnRY FITNESS CFNTFR-
FLOOR AREA AND PARKING CALCULATIONS
GROSS LOT AREA (PRE DEDICATIONS)
FLOOR AREA ALLOWED (1:1.5)
FLOOR ARLA BY USE
USE EXISTING PROPOSED EXISTING PROPOSED EXISTING
INDUSTRIAL 12,514 5F 19,007 5F 10,428 5F
GENERAL OFFICE 17,135 SF 8,204 SF 23,243 SF 9,065 SF
21,022 SF
9,149 SF
21,784 5F
9,688 Sr
FLOOR AREA EXISTING 29,649 SF 27,211 SF 19,493 SF
FLOOR AREA PROPOSER 84,886 5F
PARKING
REQUIREDI 56 * I 212
PROVIDED
PROPOSED
76,353 SF EXISTING FLOOR AREA
57,675 SF ADDITIONAL FLOOR AREA
33 s * 301
PROPOSED TOTAL FLC OR AREA
TOTAL FAR BASED ON TIER II (1:1.5)
SMOKY
HO LL TIN
zsNDUSTRTES
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHBECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST D ENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
Aw
SMOKY
HO LLtTIN
zsNDUSTRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
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EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
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OREGON
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-
RIGHTS SERVED.
02018. BPLANICATIONS,
IDEAS
ALL DRAWINGS, SPECIFICATIONS, IDEA£ RAW, ,
_
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CONCEPTS AND DESIGNS E EXCUUED IN BITS PROF RA80N
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ARE AND SHALL THE CLUSNE PROPERTY OF B4UAH
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WTHOUTPROTECTEDUMITBYIMENECNPLPROPEATYS
UMRABON, THE TAWS
TAWB, INCLUDING TITLE
ANY USE, OTE
FOUND IN US. CODE RATE 17. USE, OEHEPA ED,
gimo,
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FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
CT WHICH HE HAS
HON OR DRPIAYOFANY PART
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BAL ARCHITECTS, COMMUTES INFRINGEMENT AN I
IT
THE
PUNISHABLEFULLEST F ENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
Y_
PROJECT # 17.019
ZONING ANALYSIS
(SHSP TABLE 2-3) C. LOT STANDARDS
REQUIRED
PROVIDED
1. MINIMUM LOT AREA 11,200 SF
191,896 SF
2. MINIMUM LOT FRONTAGE 50'
198'
(SHSP TABLE 2-3) D. BUILDING DESIGN STANDARDS
REQUIRED
PROVIDED
1. BUILDING ORIENTATION LOTS ADJOINING FRANKLIN AVENUE
EXISTING NON CONFORMING
FRANKLIN AVENUE SHALL PROVIDE A MINIMUM OF ONE
HOWEVER, THE PROJECT
PRIMARY ENTRY FACING FRANKLIN
PROPOSES A ROLL UP DOOR
AVENUE. PRIMARY ENTRY DOORS SHALL
THAT OPENS TO THE FLOOR
BE VISIBLE AND ACCESSIBLE FROM THE
LEVEL AS LOW AS POSSIBLE.
PUBLIC SIDEWALK
(SEE NORTH ELEVATION SHEET
21)
2. BUILDING TRANSPARENCY: FOR NEW BUILDINGS OR NEW ADDITIONS
28% PROVIDED
FRANKLIN AVENUE FRONTAGE FRONTING FRANKLIN AVENUE, A MINIMUM
(SEE SHEET 21)
15% FACADE TRANSPARENCY SHALL BE
PROVIDED AT THE GROUND LEVEL OR
FIRST 12 FEET OF HEIGHT ABOVE GRADE,
WHICHEVER IS LESS, THROUGH THE
UTILIZATION OF WINDOWS, ENTRIES, OR
SIMILAR OPENINGS.
1. FRONT YARD
(SHSP TABLE 2-3) E. SETBACK STANDARDS
REQUIREDI PROVIDED
NONE 2'- 8"
2. SIDE YARD (NORTHERLY) N/A SEE ITEM 4 BELOW
SIDE YARD (SOUTHERLY) NONE 67'- 11" (TO PL)
3. REAR YARD (EASTERLY) NONE 22'- 11" (TO FACE OF
ADJACENT BUILDING)
4. SIDE YARD (FRANKLIN AVE.) MIN 0', MAX 5' 5'- 0" (TO FACE OF CURB)
5. ADJOINING ALLEY MIN. 10' N/A
6. ALL STRUCTURES COMPLY WITH CORNER, DRIVEWAY, & EXISTING NON CONFORMING
ALLEY VISIBILITY REQUIREMENTS IN ESMC
SECTIONS 15-2-6 (CORNER CLEARANCE) &I
15-2-11 DRIVEWAY VISIBILITY).
(SHSP TABLE 2-4) F. OPEN SPACE & LANDSCAPING STANDARDS
REQUIRED E PROVIDED
1. OPEN SPACE, 10% OF LOT,
REQUIRED OPEN SPACE MAY
BE PROVIDED ON BUILDING
ROOFTOPS- HOWEVER, AT
LEAST 50%'6F REQUIRED
OPEN SPACE SHALL HAVE
DIRECT ACCESS FROM THE
EXISTING GROUND
ELEVATION.
2. SURFACE PARKING LOT
LANDSCAPING. ON SITES
LARGER THAN 22,400 SF, A
MINIMUM OF 1 TREE SHALL
BE PROVIDED ON SITE FOR
EVERY 4 AT -GRADE, OPEN -
TO -THE -SKY SURFACE
PARKING SPACES
3. IRRIGATION
191,863 x 0.1 = 19,190 SF
59 SURFACE PARKING SPACES / 4 = 15
191,896 SF x 0.1 = 19,189 SF
(SEE PAGE 28)
15 PROVIDED
(SEE PAGE 28)
ALL LANDSCAPED AREAS, INCLUDING IRRIGATION SHALL BE
TREES AT SURFACE PARKING LOTS, PROVIDED AS A DEFERRED
SHALL BE PROVIDED WITH APPROPRIATE SUBMITTAL
PERMANENT WATERING FACILITIES.
JURISDICTION: CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
SPECIFIC PLAN: SMOKY HOLLOW SPECIFIC PLAN
ZONING: SH -E (SMOKY HOLLOW EAST)
PREVIOUS USE: LIGHT INDUSTRIAL
PROPOSED USE: GENERAL OFFICE / ACCESSORY RETAIL / TAKE OUT RESTAURANT /
EXTERIOR DINING / LIGHT INDUSTRIAL / RESEARCH &
DEVELOPMENT
OCCUPANCY CLASSIFICATION: B (GENERAL OFFICE, R&D) / A2 (TAKE OUT RESTAURANT)
CHANGE OF USE: YES, (PORTIONS OF EXISTING FLOOR AREA)
CONDITIONAL USE PERMIT: NO
ZONING MAP
Figure 2-1: Zoning Districts
I.N. AVE s f PinF AVE
a
nDEik AV
- . rp%9
P a -ii
CHEVRON REFINERY
PROJECT
LOCATION
r } Smoky Hollow Spenfic Plan Boundary Specific Plan Zoning Districts 1 � 1 ;zD W TO
YY4F''
Parks and Open Space ® Smoky Hollow West
- Smoky Hollow fast
® Public Fac TEty
- Pack NEg
(SHSP TABLE 2-2) A. ALLOWABLE GROSS FLOOR AREA
ALLOWED PROVIDED
BASE ALLOWED: 1:0 = 191,896 x 1.0 = 191,863 SF 29,649 SF (1325 E. EL SEGUNDO)
COMMUNITY BENEFITS TIER II: 1.5 = 191,896 x 1.5 = 287,844 SF 19,493 SF (1320 E. FRANKLIN)
84.886 SF (140 OREGON)
134,028 SF (0.47 FAR)
B. HEIGHT STANDARDS
ALLOWED I PROVIDED
BASE ZONING 35-0"
COMMUNITY BENEFITS TIER II ADDITIONAL 15'= 50'-0"
REQUESTED VARIENCE ADDITIONAL 5'= 50'-0" + 5'-0" = 55'-0" 54'-11" (SEE SHEET 24)
HEIGHT EXCEPTIONS ELEVATOR SHAFT HOUSING IS EXEMPT FROM HEIGHT REQUIREMENTS
PARAPET HEIGHT MAY EXCEED MAXIMUM BUILDING HEIGHT BY 5'-0"
SMOKY
HOLLUIN
zsNDUSTRTES
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, RAW, AIaWJGEMENIS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INTELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMITATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TITLE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX7'f SSSS WRITTEN CONSENTOF
EAU AN ARCHITECTS, COM MES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 12" = 1'-0"
PROJECT # 17.019
ZONING ANALYSIS
(SHSP TABLE 2-6) H. PRIVATE PARKING STANDARDS
NEW BUILDINGS WITH 10 OR MORE
TENANT -OCCUPANTS OR ADDITIONS OR
ALTERATIONS THAT ADD 10 OR MORE
TENANT VEHICLE PARKING SPACES
SHALL PROVIDE SECURE BICYCLE
PARKING FOR 5% OF THE TENANT
VEHICLE PARKING SPACES BEING
ADDED, WITH A MINIMUM OF ONE
SECURE BICYCLE PARKING SPACE.
ACCEPTABLE PARKING FACILITIES SHALL
BE CONVENIENT FROM THE STREET AND
SHALL MEET ONE OF THE FOLLOWING:
A. COVERED, LOCKABLE ENCLOSURES
WITH PERMANENTLY ANCHORED RACKS
FOR BICYCLES;
B. LOCKABLE BICYCLE ROOMS WITH
PERMANENTLY ANCHORED RACKS; OR
C. LOCKABLE, PERMANENTLY ANCHORED
BICYCLE LOCKERS.
5. OTHER PARKING AREA REFER TO ESMC SECTION 15-15-1 PROVIDED
DEVELOPMENT STANDARDS THROUGH 15-15-5.
(SHSP TABLE 2-5) G. ACCESS, LOADING AND TRASH STANDARDS
1. VEHICULAR ACCESS
2. LOADING
REQUIRED PROVIDED
A. LOTS ADJOINING AN ALLEY ARE
PROHIBITED FROM PROVIDING CURB N/A (NO ALLEY)
CUTS ALONG STREET FRONTAGES.
B. FOR LOTS NOT ADJOINING AN ALLEY,
A MAXIMUM OF 1 CURB CUT IS ALLOWED PROVIDED, SEE SITE PLAN
FOR EACH 150 FT OF LOT FRONTAGE
ALONG A PUBLIC STREET.
C. NEW CURB CUTS ALONG FRANKLIN
AVENUE ARE PROHIBITED.
D. CURB CUTS SHALL NOT BE MORE
THAN 25 FT IN WIDTH EXCEPT WHERE
REQUIRED BY THE CITY TO BE LARGER
FOR SAFETY PURPOSES.
A. NOT REQUIRED IF GROSS BUILDING
AREA < 50,000 SF.
NO NEW CURB CUTS PROPOSED
ON FRANKLIN AVENUE
N/A
SEE B BELOW
B. REQUIRED IF GROSS BUILDING AREA
>_ 50,000 SF AND/OR REQUIRED FOR THE
FOLLOWING USES WHEN THE USE PROVIDED, SEE
EXCEEDS 2,500 SF IN SIZE: RESTAURANT LEVEL 01 SHEET 16
OR OTHER FOOD SALES AND SERVICE.
C. ON-SITE LOADING AREAS SHALL BE AT
LEAST 18 FT LONG AND 10 FT WIDE. FOR PROVIDED, SEE
LOTS ADJOINING AN ALLEY, LOADING LEVEL 01 SHEET 16
AREAS SHALL ADJOIN OR HAVE ACCESS
FROM THE ALLEY. LOADING SPACES MAY
ENCROACH INTO ANY REQUIRED ALLEY
SETBACK.
3. REFUSE COLLECTION A. REFUSE COLLECTION SERVICE SHALL
REQUIRED
PROVIDED
1. NEW CONSTRUCTION &
(2.5 / 1,000 GROSS SF)
BEING CONSTRUCTED AS A
CHANGE OF OCCUPANCY
CHANGE OF USE: 27,211 SF
BE SCREENED PER ESMC SECTION
/ 400 = 68 SPACES
2. ADDITIONS TO BUILDINGS
(2.5 / 1,000 GROSS SF)
NEW CONSTRUCTION: 57,675 SF
/ 400 = 144
SUB -TOTAL REQUIRED
68 + 144 = 212 SPACES
457 SPACES
NOTE: ALSO SEE ZONING
1325 E. EL SEGUNDO BLVD. = 56*
ANALYSIS CHART ON PAGE 2
FOR EXISTING PARKING
1320-133 E. FRANKLIN AVE. = 33*
REQUIREMENTS FOR 1325 E. EL
SEGUNDO BUILDING AN D
1320-1330 E. FRANKLIN AVE.
BUILDING
TOTAL REQUIRED
212 + 56 + 33 = 301 SPACES
3. TANDEM PARKING
TANDEM SPACES SHALL HAVE A MAXIMUM
N/A (NONE PROPOSED)
LENGTH OF 40 FEET (PARKING FOR 2
VEHICLES MAXIMUM).
4. BICYCLE PARKING
CONSISTENT WITH SECTION 5.106.4 OF
ALL LONG TERM AND
THE 2016 CALIFORNIA GREEN BUILDING
SHORT TERM BICYCLE
STANDARDS CODE:
PARKING IS PROVIDED IN
SECURE AND ACCESSIBLE
NEW PROJECTS ANTICIPATED TO
AREAS IN THE GARAGE
GENERATE VISITOR TRAFFIC SHALL
PERMITTED SEPARATELY.
PROVIDE ONE 2 -BIKE CAPACITY RACK
FOR 5% OF NEW VISITOR MOTORIZED
VEHICLE PARKING SPACES BEING
ADDED, WITH A MINIMUM OF ONE 2 -BIKE
CAPACITY RACK. ADDITIONS OR
ALTERATIONS THAT ADD 9 OR FEWER
VISITOR VEHICLE PARKING SPACES ARE
EXCLUDED.
NEW BUILDINGS WITH 10 OR MORE
TENANT -OCCUPANTS OR ADDITIONS OR
ALTERATIONS THAT ADD 10 OR MORE
TENANT VEHICLE PARKING SPACES
SHALL PROVIDE SECURE BICYCLE
PARKING FOR 5% OF THE TENANT
VEHICLE PARKING SPACES BEING
ADDED, WITH A MINIMUM OF ONE
SECURE BICYCLE PARKING SPACE.
ACCEPTABLE PARKING FACILITIES SHALL
BE CONVENIENT FROM THE STREET AND
SHALL MEET ONE OF THE FOLLOWING:
A. COVERED, LOCKABLE ENCLOSURES
WITH PERMANENTLY ANCHORED RACKS
FOR BICYCLES;
B. LOCKABLE BICYCLE ROOMS WITH
PERMANENTLY ANCHORED RACKS; OR
C. LOCKABLE, PERMANENTLY ANCHORED
BICYCLE LOCKERS.
5. OTHER PARKING AREA REFER TO ESMC SECTION 15-15-1 PROVIDED
DEVELOPMENT STANDARDS THROUGH 15-15-5.
(SHSP TABLE 2-5) G. ACCESS, LOADING AND TRASH STANDARDS
1. VEHICULAR ACCESS
2. LOADING
REQUIRED PROVIDED
A. LOTS ADJOINING AN ALLEY ARE
PROHIBITED FROM PROVIDING CURB N/A (NO ALLEY)
CUTS ALONG STREET FRONTAGES.
B. FOR LOTS NOT ADJOINING AN ALLEY,
A MAXIMUM OF 1 CURB CUT IS ALLOWED PROVIDED, SEE SITE PLAN
FOR EACH 150 FT OF LOT FRONTAGE
ALONG A PUBLIC STREET.
C. NEW CURB CUTS ALONG FRANKLIN
AVENUE ARE PROHIBITED.
D. CURB CUTS SHALL NOT BE MORE
THAN 25 FT IN WIDTH EXCEPT WHERE
REQUIRED BY THE CITY TO BE LARGER
FOR SAFETY PURPOSES.
A. NOT REQUIRED IF GROSS BUILDING
AREA < 50,000 SF.
NO NEW CURB CUTS PROPOSED
ON FRANKLIN AVENUE
N/A
SEE B BELOW
B. REQUIRED IF GROSS BUILDING AREA
>_ 50,000 SF AND/OR REQUIRED FOR THE
FOLLOWING USES WHEN THE USE PROVIDED, SEE
EXCEEDS 2,500 SF IN SIZE: RESTAURANT LEVEL 01 SHEET 16
OR OTHER FOOD SALES AND SERVICE.
C. ON-SITE LOADING AREAS SHALL BE AT
LEAST 18 FT LONG AND 10 FT WIDE. FOR PROVIDED, SEE
LOTS ADJOINING AN ALLEY, LOADING LEVEL 01 SHEET 16
AREAS SHALL ADJOIN OR HAVE ACCESS
FROM THE ALLEY. LOADING SPACES MAY
ENCROACH INTO ANY REQUIRED ALLEY
SETBACK.
3. REFUSE COLLECTION A. REFUSE COLLECTION SERVICE SHALL
FULLY SCREENED 200 SF
BE CONTRACTED WITH AN APPROVED
TRASH & RECYCLING AREA
LOCAL SERVICE PROVIDER. REFUSE
BEING CONSTRUCTED AS A
COLLECTION AREAS SHALL
PART OF THE GARAGE
BE SCREENED PER ESMC SECTION
15-2-8 D.
B. ON LOTS ADJOINING AN ALLEY, N/A (NO ALLEY)
REFUSE COLLECTION STORAGE AREAS
SHALL BE ORIENTED TO AND ACCESSED
FROM THE ALLEY.
E
FULLY E=NCLAOSED
gY �
i
SMOKY
HOLLU IN
zsNDUSTRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST IXENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 12" = 1'-0"
PROJECT # 17.019
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515 S. FIGUEROA ST. STE 1970
LOS ANGELES, CA 90071
+ 1 .213.377.5500
www. balianarchilects . com
Ir
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EXISTING
AREAL PLAN
NORTHEAST
r-----------------------------------�
NORTHWEST
SOUTHEAST SOUTHWEST
------------ APROXIMATE OUTLINE OF PROPOSED BUILDING
STANDARD
WORKS
SMOKY
HO LLtTIN
z sNDUS'TRTE S
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EXR7ESS WRRIENCONSENTOF
BALAN ARCHITECTS, CONSTRUES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 12" = V-0"
PROJECT # 17.019
T
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% PN M/H PER PWFB 8161 81. ASPHALT
ACT' A5 INT OF FRANK . AVE &OREGON ST. o CONCRETE FRANKLIN
' AN NVJ RDF 127 7 3 ; BLK 123, R�428 6 N 89`_53'52" BOB 9,1 1 8.7
L �-
44.00' {R4} crn
' CONIC N - 25.0 WALM
ai
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jNC / 128. 1.25
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ASPHALT ¢ ?LISTING BUILDING SPEED
CONCR E . 2 / 140 OREGON STRE / BUMP 9.80
/ n`3���• EL SEGUNDO
BLDG. OOT PA 9T 45 3�o j I EXIS
CONIC. LOAF ING / 1320 133
A {129 9ry1 / 19,0$7 S ±} (131.60] DOCK 18 / EL SES
8 5 DNC. STAIRS FF / 130.5 /
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128
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IS LESS THAN THE
18
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0 18
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�- ASP HALT
-----
SMOKY
X �'dDU STRTE S
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUAL PROPERTY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUIHONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 6" = 1'-0"
PROJECT # 17.019
6
REMOVING EXISTING CURB CUTS ON EAST FRANKLING AVE AND OREGON STREET IN ACCORDANCE WITH SMOKY HOLLOW SPECIFIC PLAN
NORTH BUILDING
TO BE ENTIRELY PRSERVED
& REHABILITATED
T_
ARCHITECTURALLY
INSIGNIFICANT
SOUTH BUILDING
TO BE DEMOLISHED
(E) CURBCUT TO
BE REMOVED
(E) LOW VOLTAGE
UTILITY POLE TO
BE REMOVED
(E) CURBCUT TO
BE REMOVED
(E) LOW VOLTAGE
UTILITY POLE TO
BE REMOVED
(E) CURBCUT TO
BE REMOVED
(E) OVERHEAD
UTILITY TO BE
REMOVED, TYP.
tJ
EAST FRANKLIN AVE 7
7
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/
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II /
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SOUTH BUILDING
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DIAGRAM SUMMARY:
1. 2 EXISTING CURB CUTS ARE BEING ELIMINATED
2. 1 EXISTING CURB CUT IS BEING RELOCATED
3. SEVERAL OVERHEAD POWER LINES ARE BEING ELIMINATED
4. 1 EXISTING UTILITY POLE IS BEING ELIMINATED
CCSITE PLAN — EXISTING
1 FF = 401-011
0' 20' 40' 80' moi/
SMOKY
HOUCTIN
XsND STRTE
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
ELSEGUNDO,CA90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
PEE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. Ab ATE PROTECTED BY INIELLLCNPLPROPERP/
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TITLE 17. ANY UNAUIHOf�D USE, OTHER THAN
FOR THE SPECIFIC PROJECT FCR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THISPRESENTATION, WM40UT THE EX7'f SSSS WRRTEN CONSENTOF
MAN ARCHITECTS COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST IXENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 1" = 40'-0"
PROJECT # 17.019
❑C ROOF - FLOOR AREA
1 = 601-011
LEVEL 03 — MEZZ
9,688 SF
I
II
II
I
CLEVEL 03,E MEZZ — FLOOR AREA
1 = 601-011
LEVEL 03
21,784
SF
— -
I
I
(—, LEVEL 03 — FLOOR AREA
1 " = 60'-0"
LEVEL 02 FLOOR AREA SCHEDULE
21,022 NAME AREA
r
LEVEL 01 NORTH 18,715 SF
LEVEL 01 SOUTH 4,529 SF
LEVEL 02 21,022 SF
LEVEL 02 - MEZZ 9,149 SF
L _ LEVEL 03 21,784 SF
LEVEL 03 - MEZZ 9,688 SF
- Grand total 84,886 SF
F
il L �it
FLOOR AREA (GROSS): The area included within the
surrounding exterior walls of a building or portion thereof,
exclusive of garages, vent shafts and courts. The floor area of
-_ -• a building, or portion thereof, not provided with surrounding
CO exterior walls shall be the usable area under the horizontal
projection of the roof or floor above.
LEVEL 02 — MEZZ
9,149 SF
OLEVEL 02,E MEZZ — FLOOR AREA
1 = 601-011
LEVEL 02 — FLOOR AREA
`—) 1 " = 60'-0"
LEVEL 01 NORTH
18,715
SF
I I F-1 F
LEVEL 01 SOUTH
4,529 SF
OLEVEL 01 — FLOOR AREA
1 if = 60'-011
SMOKY
HO LLCTIN
zsNDUS'TRTE
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHBECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX]'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST D ENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 1" = 60'-0"
PROJECT # 17.019
136
3'-2" 122,-0" 22'-11"
000000000000000000 �� �, ��
m o 0
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� � 000000000000000000 � u
1320-1330 E.
FRANKLIN AVE
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136 140 142
OREGON ST.
Q000pO��N
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PEDESTRIAN/VEHICULARIL
PASSAGEWAY
oLU�
O
TRASH &
RECYCLING AREA
1310 E. FRANKLIN AVE
4 LEVEL PARKING GARAGE
396 SPACES
0
CSITE PLAN — PROPOSED
1 if = 60'-011
1325 E. FRANKLIN AVE
EAST EL SEGUNDO BLVD
145 KANSAS ST.
SATCO
I
0' 30' 60'
L
N
120'
lgmc)-Ky
M L CTIN
z sNDUS'TRTE S
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF RADIAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TIME 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHRECTS, CONSTRUES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 1 " = 60'-0"
PROJECT # 17.019
E FRANKLIN AVE
I
I :AF H M
I I
I I'
SUITE 1B F I
7,084 SF wC wC WC
_ 64 SF 64 SFR .64 SF
I� P STAIR 1 EXIT /
248 SF - l 277 SF _- r
I I I
- WC ELEC r�WC WC
= SF 96 SF _64 SF 64S I
f'
— C WCW'
I. 69 SF 96S 59 SF
- .M
96 S
�' LEV.1 ELE 2 ..
SUITE 1A I
SF ILa
2,462 SF SUITE IC
3,921 SF
r LOBBY +
343 SF FITNESS STUDIO
❑
F— I
(n STAIR 2
Z c'�,61 SF
° ;�wD . _`- ...............J
JANITOR
W sa sF. s1 sF -
Lu
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1,572 SF
fO
'T7 �
DROP,'OFF
I r.
EXIT
4 236 SF
+STAIR 3
f II LjP248 SFMAIN ELEC
274 SF
z
19 C jl
He
L4S C-�SF T `IIVI`
(POTENTIAL FUTURE RESTAURANT,
FOOD -TO -GO) ! SUITE iD
3,385 SF
I
LILILi 9 4
LEVEL 01
1 ' 1 FI = 301-011
NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR N
DIAGRAMMATIC PURPOSES ONLY
�T
0' 15' 30' 60'
SMOKY
HO L CTIN
zsND STRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. SAUANARCHIIECTS. ALL RIGHTS RESERVED
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE EXCLUSWE PROPERTY OF SAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIEUECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TIME 17. ANY UNAUNIOR[ZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EXWESS WRI6ENCONSENTOF
BALAN ARCHRECTS, CONSTRUES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST EXTENT ALLOWAM BY LAW.
OCTOBER 30, 2019 1 " = 30'-0"
PROJECT # 17.019
138
H - r�
CLEVEL 02 MEZZ
1 11 = 301-011
NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR
DIAGRAMMATIC PURPOSES ONLY N
60'
LEVEL 02
111 = 301-011
_ SMOKY
HO LLtTIN
zsNDUSTRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR
DIAGRAMMATIC PURPOSES ONLY N
60'
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 1 " = 30'-0"
PROJECT # 17.019
DASH LINE
DENOTES
MEZZANINE
STRUCTURE
ABOVE
NOTE: THE DIMISING WALLS NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR BETWEEN TENANT SPACES ARE FOR
DIAGRAMMATIC PURPOSES ONLY DIAGRAMMATIC PURPOSES ONLY
N N
CLEVEL 031— MEZZ LEVEL 03
1 — 301-011 0' 15' 30' 60' 1 F1 _ 301-011 0' 15' 30' 60'
SMOKY
HO 1L JIN
Z sNDU STRTE 8
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSMMES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 1 " = 30'-0"
PROJECT # 17.019
LANDSCAPING, TYP.
i E
248 SF
Lil
IL1
I
_73�F F.l3 �-y
4 3SF y -
C
LOBBY �W k
340 SF T �,
c - M
ROOF�-
M
DECK zs, SF
Ll •
rl
•1
ROOF
1/32" = 1'—O"
N
(1 60'
SMOKY
HO L CTIN
zsNDUSTRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST DaENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 1/32" = 1'-O"
PROJECT # 17.019
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515 S. FIGUEROA ST. STE 1970
LOS ANGELES, CA 90071
+ 1 .213.377.5500
www . balianarchBects . com
STANDARD
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EXPOSED CONCRETE VRE1-46 CLEAR VIRASPAN V901
® ARCONCRETEPL CLGLAZI OEAR N DSPANDREL GRAY® POWFIIN SHDER OAT BOCONCRETEARD ED TNEMEC COATING WOOD PLANKS CMU BLOCK (E) BRICK
TOP (LOW)
200'- 8"
ROOF
186'-8"
LEVEL 03 MEZZ
176'-6"
r
LEVEL 03 1
166'-4" STANDARD 1
WORKS J
LEVEL 02 MEZZ
156'- 2" `
LEVEL 02
146'- 0" SMOKY
HOUCTI,7
DATUM IND STRl.Eu
131'- 9" SMOKY HOLLOW INDUSTRIES, LLC
LEVEL 01 612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
31'- 6" CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX]'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST FXIENT ALLOWABLE BY TAW.
OCTOBER 30, 2019As indicated
PROJECT # 17.019
1� SOUTH ELEVATION
1/16" = 1'-0"
GL -1 GL -2 MT -71
T 11
TOP (LOW)
200'- 8"
i� cfl
DATUM
131'- 9"
LEVEL 01
T 131'-6"
M
ROOF
I]
-
186'-8"
v
O N
®
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LEVEL 03 MEZZ
V
176'-6"
N O
N
O
LEVEL 03
y
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166'- 4"
N
O
LEVEL 02 MEZZ
CV ON
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r
LEVEL 02
146' - 0"
y
i� cfl
DATUM
131'- 9"
LEVEL 01
T 131'-6"
M
WL
VIRACON GLASS - 1/4"
VIRASPAN V901
DARK GRAY
SPANDREL ® POWFIIN SHDER OAT = BOCONCRETEARD ED TNEMEC COATING WOOD PLANKS
CMU BLOCK (E) BRICK
SMOKY
HIDUCTIN
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST FXIENT ALLOWABLE BY TAW.
OCTOBER 30, 2019As indicated
PROJECT # 17.019
144
ARCHITECTURAL GRADE
VIRACON INSULATING GLASS - 1"
EXPOSED CONCRETE
VRE1-46 CLEAR
ARCHITECTURALCLEAR
®
GLA NON
WL
VIRACON GLASS - 1/4"
VIRASPAN V901
DARK GRAY
SPANDREL ® POWFIIN SHDER OAT = BOCONCRETEARD ED TNEMEC COATING WOOD PLANKS
CMU BLOCK (E) BRICK
SMOKY
HIDUCTIN
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST FXIENT ALLOWABLE BY TAW.
OCTOBER 30, 2019As indicated
PROJECT # 17.019
144
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www. balianarchBects . com
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22
HEIGHT JUSTIFICATION DIAGRAM & STATEMENT
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THE DIAGRAM ABOVE AND THE FOLLOWING IS A LIST OF JUSTIFICATIONS FOR THE REQUESTED 4'-11" OF ADDITIONAL FEET IN BUILDING HEIGHT:
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1 . THE INCREASE IN HEIGHT FACILITATES THE PRESERVATION OF THE EXISTING INDUSTRIAL FACADES, WHICH IS A STRONG DESIRE OF THE SMOKY HOLLOW SPECIFIC PLAN INSTEAD OF DEMOLISHING THE EXISTING
STRUCTURE WHICH WOULD NOT REQUIRE THE ADDITIONAL HEIGHT REQUESTED BECUASE THE EXISTING DOCK HEIGHT SLAB OF THE FIRST LEVEL IS MAINTAINED IN EFFORTS TO PRESERVE THE FACADES IN LIEU OF
DEMOLISHING THE EXISTING BUILDING AND LOWERING THE FIRST FLOOR SLAB ELEVATION.
2. IN THE EXECUTIVE SUMMARY AND FLOOR AREA CALCULATIONS ON PAGE 02 OF THIS DOCUMENT THE FLOOR AREA SUMMARY CHART SHOWS THAT AT THE CURRENT FAR OF 0.5 THE SITE WILL NOT BE ABLE TO
ACHIEVE THE BY -RIGHT ALLOWED FLOOR AREA IN ACCORDANCE WITH THE BASE STANDARDS OF 1.0, AND CERTAINLY NOT THAT OF THE ALLOWED FAR OF 1.5 IN ACCORDANCE WITH TIER 1 COMMUNITY BENEFITS
PLAN. THE MAXIMUM TOTAL FLOOR AREA OF THE ENTIRE DEVELOPMENT WILL BE 0.5 WHICH IS SIGNIFICANTLY LESS THAN WHAT IS ALLOWED WITHOUT THE REQUESTED MINOR INCREASE IN HEIGHT. THE INCREASE IN
HEIGHT AND THE INCREASE IN FLOOR AREA IN THE SPECIFIC PLAN WERE ALWAYS TIED TOGETHER THEREFORE TO ACHIEVE ANY ADDITIONAL FLOOR AREA IN THE SPECIFIC PLAN AREA A HEIGHT INCREASE IS ALSO AN
ABSOLUTE REQUIREMENT AND WITHOUT THE INCREASE THE MEZZANINE LEVELS WOULD NOT BE POSSIBLE DUE TO CODE MINIMUM HEIGHT CLEARANCES IN WHICH CASE THE DEVELOPMENT WOULD BE SIGNIFICANTLY
SHY OF THE BY -RIGHT ALLOWED FLOOR AREA FOR THE SITE WHICH WOULD BE BELOW AN FAR OF 0.5.
3. THIS PROPERTY IS ONE OF ONLY A FEW PROPERTIES IN THE SPECIFIC PLAN AREA THAT IS LARGE ENOUGH TO ACCOMMODATE ONE OF THE LARGEST PERCENTAGES OF FLOOR AREA IN THE SPECIFIC PLAN AND
WITHOUT THIS HEIGHT THE SPECIFIC PLAN AREA WILL NOT BE ABLE TO UTILIZE A LARGE PERCENTAGE OF THE ADDITIONAL FLOOR AREA ENVISIONED BY THE CITY. EVEN WITH THIS HEIGHT INCREASE THE FLOOR AREA
WILL BE FAR LESS THAN THE 1.0 THAT IS ALLOWED BY RIGHT.
4. THE PROPOSED MEZZANINES AT LEVELS 2 AND 3 PROVIDE ACCESSORY FLOOR AREA INCLUDING RESTROOMS, KITCHENETTES AND REST AREAS WHICH ARE HIGHLY DESIRABLE IN THE CREATIVE OFFICE LANDSCAPE
ALLOWING FOR UN -INTERRUPTED USABLE FLOOR AREA ON THE PRIMARY LEVELS AND ACCESSORY USES ON THE MEZZANINE LEVELS. THE MEZZANINE LEVELS ARE LIMITED BY THE BUILDING CODE IN SIZE TO 50% OF
IT'S PRIMARY LEVEL THEREFORE, THEY DO NOT GROSSLY ADD FLOOR AREA OR MUCH DENSITY AS THEY ARE PRIMARILY ACCESSORY USES ON THE MEZZANINES.
5. SUCCESSFUL CREATIVE OFFICE DESIGN HAS BEEN ENTIRELY REDEFINED IN THE PAST DECADE. TALL OPEN SPACES WITH LARGE WINDOWS ALLOWING FOR NATURAL LIGHT TO REACH THE DEPTHS OF THE FLOOR IS
CRITICAL FOR AN INSPIRING AND CREATIVE OFFICE ENVIRONMENT. COUPLED WITH THESE DESIGN FEATURES A MEZZANINE IS ALSO A LARGE PART OF THE CREATIVE ENVIRONMENT ALLOWING FOR THE SEPARATION
OF ACCESSORY USES FROM THE MAIN FLOOR LIKE RESTROOMS AND KITCHENETTES AS WELL AS PROVIDING A VISUAL INTEREST IN TALL OPEN SPACES. MEZZANINES ALSO SERVE AS AREAS FOR IMPROMPTU
GATHERING AND REFLECTIVE SPACES AND ADD A LOT OF VALUE TO POTENTIAL CREATIVE OFFICE TENANTS IN MANY RESPECTS. A DESIGN AS THE ONE PROPOSED HEREIN WITHOUT MEZZANINES WOULD BE A
GREATLY MISSED OPPORTUNITY TO ATTRACT CLASS A TENANTS TO THE CITY.
6. THE MINIMUM OCCUPIED HEIGHT PER THE BUILDING CODE IS T-0" AND AS YOU CAN SEE FROM THE DIAGRAM ABOVE WE ARE PROPOSING JUST A FEW INCHES MORE PER LEVEL TO ALLOW FOR SPRINKLERS, LIGHTING,
DUCTING ET CETERA. THE REQUESTED INCREASE IS NOT GROSSLY ADD TO THE MINIMUM HEIGHT REQUIREMENT, RATHER ITS JUST ENOUGH TO ALLOW FOR USABLE SPACE THAT MEETS THE MINIMUM HEIGHT
REQUIREMENTS OF THE BUILDING CODE.
Aim
STANDARD
WORKS
1w
LIMO, LP
2221 S. BARRY AVE, SUITE 200
LOS ANGELES, CA 90064
CONTACT: LEE SEGAL
310.748.5777
ti iv1U�Y
*' H01ilo IU'
WD STRFE$
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
136 140 142
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
Al DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE EXCLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELTECTUALPROPFIM
LAWS, INCLUDING WITHOUT UMRAMON, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, FEPRODUCMON OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX7'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, CONSTMES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST EXTENT ALLOWABLE BY LAW.
NOV. 26, 2018 1/16" = 1'-0"
PROJECT # 17.019
SMOKY HOLLOW SPECIFIC PLAN (SECTION 4)
PROPOSED COMMUNITY BENEFIT AMENITIES
(BEYOND THE BASE STANDARDS THAT DO NOT PRINCIPALLY BENEFIT THE PROJECT)
A. PUBLIC ART - LARGE SCALE PUBLIC ART ALONG THE ENVISIONED RE -IMAGINED FRANKLIN AVENUE
INSPIRED BY JOHN D. ROCKEFELLER (FORMER PROPERTY OWNER).
B. TRANSFORMATIVE PROJECT - SIGNIFICANT INVESTMENT FOR AN ARCHITECTURALLY EXPRESSIVE
DESIGN THAT REHABILITATES THE ORIGINAL 1950S MID-CENTURY FAQADE RATHER THAN DEMOLISHING.
THE UNIQUE STRIKING DESIGN WILL BECOME A LANDMARK FOR THE NEIGHBORHOOD AND POSSIBLY THE
CITY. THE COST FOR STRIKING ARCHITECTURAL ELEMENTS SUCH AS EXPOSED STRUCTURAL STEEL,
LARGE SCALE BALCONIES AND EXTERIOR DECKS, MASSIVE MID-CENTURY LIKE STEEL WINDOWS AND
OTHER PERIOD MATERIALS WILL BUILD UPON THE CHARACTER OF THE SMOKY HOLLOW NEIGHBORHOOD
AND INSPIRE EQUALLY STRIKING DESIGNS BY OTHER DEVELOPERS.
C. PUBLIC SEATING - ARCHITECTURAL SEATING ALONG THE RIGHT-OF-WAY.
D. PUBLIC ART - LARGE SCALE MOTIVATIONAL PUBLIC ART VISIBLE FROM PCH ON THE EAST FACE OF THE
GARAGE MEANT TO ENCOURAGE LEADERSHIP AND BUSINESS IN THE AREA AND EMBRACE THE CITY AND
THE NEIGHBORHOOD.
E. PRESERVATION AND REHABILITATION - PRESERVATION AND REHABILITATION OF THE EXISTING BRICK
FACADE AND STRUCTURE.
F. STREETSPACE IMPROVEMENTS - NEW PORTION OF NEW SIDEWALK CONNECTING AND CONTINUING THE
PUBLIC SIDEWALK ALONG OREGON STREET WHERE THERE IS NO SIDEWALK CURRENTLY.
G. MID -BLOCK PEDESTRIAN PASSAGEWAY - INTERESTING OVERALL MASSING WITH A PEDESTRIAN AND
VEHICULAR MID -BLOCK PASSAGEWAY THROUGH THE BUILDING CREATING A FREE AND OPEN MID -BLOCK
ACCESS THROUGH THE SITE TO THE POCKET PARK BEYOND.
H. SIDEWALK WIDENING AND UTILITY IMPROVEMENTS - REMOVAL OF 2 EXISTING POWER POLES AND
ASSOCIATED GUY -WIRES AT THE SIDEWALK AT OREGON STREET WHICH REMOVE BARRIERS ALONG THE
SIDEWALKS FOR INCREASED ACCESSIBLE ACCESS. ADDITIONALLY, SEVERAL ASSOCIATED LOW
VOLTAGE AND HIGH VOLTAGE OVERHEAD LINES ON OREGON STREET AND E. FRANKLIN AVENUE WILL
ALSO BE REMOVED, BEAUTIFYING THE STREETSCAPE AND IMPROVING UTILITIES ALONG THE STREETS.
NEW UNDERGROUND POWER AND LOW VOLTAGE WILL BE PROVIDED.
(CONSISTENT WITH THE BASE STANDARDS)
REMOVAL OF A CURB CUT ALONG OREGON STREET.
REMOVAL OF A CURB CUT ALONG E. FRANKLIN AVENUE.
PROMINENT CORNER CAFE WITH MAXIMUM 8 EXTERIOR SEATING.
ROOFTOP AMENITIES WHICH WILL ADD VIBRANCY TO THE STREETSCAPE BY SHOWCASING EVENTS AND
ACTIVITY.
ENHANCED STREETSCAPE LANDSCAPING
30-40 FEET TALL VERTICAL LANDSCAPING AT THE NORTH AND SOUTH FACING GARAGE SHEER WALLS
WILL INCLUDE LARGE SCALE PUBLICLY VISIBLE GREENERY FROM EL SEGUNDO BOULEVARD, FRANKLIN
AVENUE AND OREGON AND KANSAS STREETS.
MASSING THAT STEPS BACK ALONG E. FRANKLIN AND OREGON STREETS ABOVE THE FIRST LEVEL
CLEARLY IDENTIFIABLE ENTRIES
PARKING DEMAND PROVIDED ENTIRELY ON-SITE.
* ITEMS ABOVE CORRESPOND TO COMMUNITY BENEFITS DIAGRAMS ON SHEET 25.
TRANSFORMATIVE PROJECT
• CREATIVE IDEAS AND FURTHER SUPPORT THE SPECIFIC VISION OF SMOKY HOLLOW.
• CATALYZE FUTURE CHANGE
• ADDRESS KEY ISSUES SUCH AS PARKING AND MOBILITY WITH A COMPREHENSIVE SOLUTION TO
PARKING.
• FACILITATE DEVELOPMENT OF CREATIVE OFFICE AND FLEXIBLE RESEARCH SPACE
• PROMOTE ARTISTIC INDUSTRIAL VIBE WITH A RELAXED BEACH COMMUNITY FEEL
• CREATE AN INTERESTING DESTINATION
• NEW INFRASTRUCTURE FOR FIBER OPTIC NETWORK THAT MAINTAINS THE DESIRABILITY OF THE AREA
TO CREATIVE AND TECH -BASED BUSINESSES
THE PROPOSED PROJECT MEETS EVERY ONE OF THE CHARACTERISTICS OF A "TRANSFORMATIVE
PROJECT" AND EXCEED THESE BASE STANDARDS BY RAISING THE BAR FOR EACH CHARACTERISTIC
WITH THE PROPOSED VERY EXPRESSIVE ARCHITECTURAL DESIGN.
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SMOKY
HOLLU IN
zsNDUSTRTES
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST IXENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 12" = 1'-0"
PROJECT # 17.019
[A PUBLIC ART ON E. FRANKLIN FB]STRIKING ARCHITECTURE
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SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
ALL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECNALPROPEAIY
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX]'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST D ENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 1" = 80'-0"
PROJECT # 17.019
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PUBLIC ART CONCEPT:
JOHN D. ROCKEFELLER'S STANDARD OIL WAS THE PREVIOUS OWNER OF THIS PROPERTY, TO HARNESS THIS HISTORY AND PROVIDE PUBLIC ART, WE PROPOSE A MURAL WITH ONE OF JDR'S QUOTES:
"DON'T BE AFRAID TO GIVE UP THE GOOD TO GO FOR THE GREAT."
CONCEPT 1:
THEME• TranVefNnmom, r-eMfage
TlilE rlw.r [W "T.
An arderly roan pp[im;snraHy neadlny to an hi e.wew after the day ahUL
lis.y'{-�P �l4IP aluy'l�°{l�.ID iO (p+VIG �R(q,I=_ li
- .IPft - • rr 'r' .
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Newspaper knowlodge, Saeki
growth.
Folded hat on hack pocket: hi
blue-collar worker.
The bucket: l
Fear behind
Flowsr growing from a Crack on tho WeN.
Hopa. passlan, strength, resilience.
Caterpillar reaching for
the hucket.
Tho start of the IoLinnoy-
• i
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CONCEPT 2:
IIIu�LVgl�un hot n��:hed
THEME ExcwL•s.
711e Gna[or
A man wim ,mselr And lift Iha IPCYnIy of ., i:. Ir uW Itlb and I*oe*mv Ah an fie, • •�
M
ane'l n arr.An s. kim vy ate jeed eo ge fee n Fe..l R'
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ART DETAIL:
NOT FINISHED
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flan, becoming a
reormation.
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FONTS:
Dont be afraid to give up the good to go for the great.
— TDR
Port �e 0.CY0.1el to 91ve tT the 9994 to 99 for tale great.
- JPR
Dim be a f acid to 1r'e up tkegaad to go fvr ikegreat.
-JDA
Dant 6e afraid togive up the good togo-f-0r the great.
- JDR
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SMOKY
HO I CTIN
z'NDU STR TE s
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAW, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INTELLLCNALFROPERPY
LAWS, INCLUDING WITHOUT UMRAHON, THE COPYRIGHT LAWS
FOUND IN US. CODE TITLE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUDON, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EX]'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHA&F TO THE FULLEST EXTENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
SMOKY HOLLOW SPECIFIC PLAN (SECTION 2)
(SHSP TABLE 2-4) F1 & F2. LANDSCAPING (SHSP TABLE 2-4) F3. TREES
REQUIRED REQUIRED PROVIDED REQUIRED PROVIDED
MIN 10% OF LOT AREA 191,896 SF x.1 = 19,186 1. HORIZONTAL LANDSCAPING AT GRADE 5,883 SF 1:4 ON GRADE PARKING. LOT 1 = 27
2. VERTICAL LANDCAPING 5,032 SF 27 ON GRADE PARKING LOT 1 = 6
4 = 15 REQUIRED
3. ROOFTOP OPEN SPACE AREA 6,800 SF LOT 1 = 28
4. ROOFTOP LANDSCAPING AREA 1,618 SF TOTAL 27 ON GRADE
19,333 SF 15 TREES PROVIDED
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SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHIIECB, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST FXIENT ALLOWABLE BY TAW.
OCTOBER 30, 2019As indicated
PROJECT # 17.019
150
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515 S. FIGUEROA ST. STE 1970
LOS ANGELES, CA 90071
+ 1 .213.377.5500
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SMOKY
HO LLtTIN
zsNDUSTRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
STANDARD
WORKS
SMOKY
HO LLtTIN
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHBECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST D ENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
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SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHBECTS. ALL RIGHTS RESERVED
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF RADIAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TIME 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EXR7ESS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST D ENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
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+ 1 .213.377.5500
www. balianarchilects . com
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PERSPECTIVE
32
SMOKY
HO LLtTIN
zsNDUSTRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
SMOKY
HO LLtTIN
zsNDUSTRTEs
SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
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SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHBECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST D ENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
SMOKY
HO LLtTIN
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SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEAIY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THE HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHITECTS, CONSUMES INFRINGEMENT AND IS
PUNISHABLE TO THE HALEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019
PROJECT # 17.019
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OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX]'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST IXENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 12" = 1'-0"
PROJECT # 17.019
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OREGON
02018. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
Al DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WMHOUT THE EX]'f SSSS WRIFIENCONSENTOF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST IXENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 12" = 1'-0"
PROJECT # 17.019
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OCTOBER 30, 2019 12" = 1'-0"
PROJECT # 17.019
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SMOKY HOLLOW INDUSTRIES, LLC
612 E. FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310.616.5040
140
OREGON
02018. BPLANARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS RAMS, ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE E%CLUSWE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUALFROPERPY
LAWS, INCLUDING WITHOUT UMRATON, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS WRIFIENCONSENTOF
BALAN ARCHRECTS, CONSRMES INFRINGEMENT AND IS
PUNDIABE TO THE FULLEST DUENT ALLOWABLE BY LAW.
OCTOBER 30, 2019 12" = V-0"
PROJECT # 17.019
CITY OF EL SEGUNDO
Community Benefits Analysis
140 Oregon St.
Prepared By:
Kosmont Companies
1601 N. Sepulveda Blvd. #382
Manhattan Beach, CA 90266
www.kosmont.com
Oct. 31, 2019
164
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 2 of 19
Background and Methodology
Kosmont & Associates, Inc. doing business as Kosmont Companies ("Consultant" or "Kosmont"),
operating under the master consulting agreement with the City of EI Segundo ("City") for Smoky
Hollow Community Benefit Analysis is pleased to submit this draft report on the comprehensive
community benefits as required by the Tier 1 and Tier 2 application process for the proposed
redevelopment application at 140 Oregon St. in EI Segundo ("Site")
Kosmont was asked to review the Site development application site plan, floor plan and building
design and preliminary community benefit proposal. The proposed project is a 91,000 square
foot office building that retains the historic integrity of the existing brick building ("Project").
Kosmont reviewed the City's Smoky Hollow Specific Plan ("Specific Plan") to identify planned
district wide public improvements and met with City staff to understand:
1. the City's perspective on how the Project design components address those
improvements,
2. what other improvements that the City considered community benefits, as opposed to
standard development requirements.
The Project has 91,000 gross new building area and remains within the 1.5 FAR limit. However,
the design exceeds the Specific Plan height limits by approximately 5 feet, due in part to the
decision to retain the historic integrity of the existing brick building.
Project Value Add Analysis
Kosmont gathered construction cost data from the Project Applicant and its architect. Kosmont
performed high level market research to estimate current land value and baseline rent for "as is"
use, future market rent for the proposed new tenant spaces, and building valuation assumptions.
This will inform a financial pro forma model that Kosmont developed to analyze the incremental
development profit above the estimated profit from the "by right" permitted development. For
example, an increase in gross building area would require an analysis of the marginal increase in
operating income and stabilized investment value. Marginal costs of construction would be
deducted to derive the incremental profit.
Community Benefits Analysis
Kosmont reviewed proposed Project components with City staff to confirm project elements that
are eligible as a community benefit. The community benefits are based on information provided
by the Applicant. The value indicated is based on cost estimates derived from information
provided by Applicant and the architect, and was reviewed for reasonableness by Kosmont. It is
important to recognize that the Applicant will realize some financial benefits from many of these
165
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 3 of 19
items. Kosmont makes no determination that the community benefits are sufficient to balance the
increased development profit from the requested variances
Fiscal/Economic Benefits Analysis
Kosmont also analyzed the proposed Project to estimate construction period jobs, as well as
stabilized operation jobs, and incremental City General Fund tax revenues (i.e. increase in
property tax, sales tax, business taxes) above current use. In order to estimate the value of
economic benefits for comparison to the development profit added, Kosmont used a financial
cash flow approach assuming a 25 -year life.
The attached report analyzes the increased financial benefits received from exceeding the
Specific Plan limits, compared against the estimated the value of proposed community benefits,
as well as fiscal/economic benefits. We are available to answer any questions regarding our
methodology and conclusions.
Disclaimer
This Analysis is confidential and client privileged and is not to be used for any purpose other than
for negotiating an acceptable Community Benefit Agreement. This Analysis is based on
estimated values and Kosmont's professional opinion, using available market and development
cost information.
166
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 4 of 19
Executive Summary
The City Planning Division received an application to allow the construction of a 70,000 square -
foot addition on the Site. The Applicant is requesting to exceed the maximum height of 35 feet up
to 50 feet through the Specific Plan Community Benefit process. The Applicant is also requesting
a variance for 5 additional feet to build mezzanine levels within the 2nd and 3rd building levels to
help attract creative office tenants.
As shown in the following report, the Project is expected to generate significant economic and
community benefits in excess of the Project value added accruing to the Applicant resulting from
the requested height variance. Per the City's request Kosmont has illustrated the fiscal and
economic benefits from the incremental development, as well as for the entire Project as
proposed.
Summary of Value Add / City Benefits
Proposed
Project Value Added Community Benefits Fiscal Benefits Economic Benefits
$2,750,000 $5,400,000 $919,000 190+220 jobs
Incremental above 35 foot height limit $328,000 70+75 jobs
Source: Kosmont Companies
Project Value Add
Kosmont has prepared an illustrative development pro forma to show the stabilized value under
three scenarios:
1. As Is Building (25,400 Sq. Ft.)
2. As Proposed (91,000 Sq. Ft. — 63,600 Sq. Ft. rentable)
3. As Permitted by Specific Plan (58,700 Sq. Ft. — 37,900 Sq. Ft. rentable)
Based on the estimated land value and development costs, the proforma analysis indicates
a Project value add of approximately $2.75 million over a similar building within the
allowable 35 -foot height.
Community Benefits
Kosmont estimated the marginal cost associated with the following community benefit items to be
$5.4 million, with the vast majority coming from the transformative architecture treatments, as
summarized below:
167
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 5 of 19
• Bike Share Docking Station along sidewalk ($16,000)
• Large Scale Public Art piece inspired by John D. Rockefeller ($60,000)
• Transformative architectural treatments ($3,800,000)
• Preservation of the existing brick fagade ($8,200)
• Public seating on Franklin and Oregon St. ($14,000)
• New sidewalk along Oregon St. ($18,000)
• Mid -block pedestrian passageway through the building ($640,000)
• Sidewalk widening and utility relocation ($110,000)
• Public use of rooftop parking deck ($490,000)
• Small Food to -go cafe ($200,000)
It is important to note that many of these items also provide value to the project by making the
building more attractive to new tenants.
Fiscal Benefits
The existing 140 Oregon St. office/industrial building has a current assessed value of $1,180,000
and houses three different tenants with approximately 20 employees. Following redevelopment,
Kosmont estimates the assessed value will increase by $20 million based on the construction
budget, yielding $12,000 per year to the City General Fund. The incremental assessed value
from building above the 35 foot would be $7 million, yielding $4,000 in annual taxes.
The new building is expected to house 225 professional office/design employees, for a net
increase of 205 employees. These employees are estimated to generate approximately
$1,000,000 in annual retail sales at City establishments. In addition to retail sales taxes, the
Project will generate additional business license taxes from the office tenancy, estimated at
almost $33,000 per year for a total annual surplus of $55,000.
Over a 25 -year period with 3% inflation, the Project will generate an estimated $1,950,000 in City
tax revenue, with a net present value of approximately $919,000. The incremental fiscal benefit
generated by building above 35 -foot height limit is estimated to be $680,000 over the 25 -year
period with an NPV of approximately $328,000.
Economic Benefits
Development of the new creative office/commercial building will generate an estimated 190 full
time equivalent ("FTE") jobs during construction period, generating $16 million in labor income.
At stabilized occupancy, the Project tenants are expected to employ 225 full time positions.
The incremental economic benefit generated by building above 35 foot height limit is estimated
to be 70 FTE jobs during construction period, providing $6 million in labor income.
.:
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 6 of 19
169
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
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Project Description
The City Planning Division received an application for Environmental Assessment No. EA -1233
and Variance No. 18-01 to allow the construction of a 70,000 square -foot addition to exceed the
maximum permitted building height of 50 feet by 5 feet. The Site is located at 140 Oregon Street,
in the Smoky Hollow East (SHE) zone within the Specific Plan.
The 191,000 square foot (4.4 acres) Site contains three mid-century Industrial brick buildings. The
current building uses at the Site are light industrial with warehouse, general office, and research
and development. The existing combined total gross building floor area on the lot is 76,353 square
feet. The Site was purchased by the current owner in 2015.
Exhibit 1 — Site Plan
Off -Street Parking
Vehicular access to a new five -story parking structure currently under construction is provided
from a 28 -foot wide driveway facing Franklin Avenue. The Specific Plan requires one parking
space for every 400 square feet of gross floor area. The completed Project will contain 59 surface
parking spaces and 398 spaces in a new parking structure. A total of 457 parking spaces are
proposed and complies with the minimum number of parking spaces and dimensions required in
the ESMC. The new building requires 208 spaces in the structure, with an allocated cost of $3.8
million.
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Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
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Variance Request
The Applicant is requesting a Variance to exceed the maximum height of 50 feet in the Specific
Plan. The Applicant is requesting 5 additional feet in order to build mezzanine levels within the
2nd and 3rd building levels. The Project will not exceed the FAR of 1.5. Projects proposed at a
building height of 50 feet must in return provide a Community Benefits Plan which is reviewed
through a Development Agreement process. It is important to note that the reason for the height
variance is due to the decision to retain the brick fagade on the corner of Franklin and Oregon.
As shown in Exhibit 2, the floor slab of the existing building is four feet above street level. If
Applicant demolished the building, they may have been able to construct the entire 91,000 square
feet within a 50 -foot height.
Exhibit 2
North Elevation
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Environmental Review
A Historic Resource Evaluation Report was prepared by a qualified professional to assess the
building located at 140 Oregon Street, since the existing one-story industrial brick building was
constructed in the 1950's and is greater than 50 years of age. None of the three buildings on the
property are listed under the national historic, state or local landmark programs. City Staff
concluded that none of the buildings appear eligible for individual listing in any Historic Register
or eligible for local designation as a cultural resource.
171
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
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Floor Plan
The proposed addition to the building is 70,000 square feet for a gross building area of 91,000
square feet. The additional floor area is for creative office uses that engage in research, with some
accessory retail, and a cafe containing a small outdoor seating area on the ground floor facing
Oregon Street. See ground floor plan and pedestrian walkway in Exhibit 3. Level 2 floor plan and
mezzanine level are illustrated in Exhibit 4 on the following page.
Exhibit 3
Ground Floor Plan
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172
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 10 of 19
The City rules for mezzanine space limits total area to less than 50% of the 22,600 square foot
main floor area, or 10,000 square feet. However, due to the extensive vertical penetration for
stairways, elevators and restrooms the net rentable area is only 7,600 square feet.
Exhibit 4
2nd Floor & Mezzanine
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NOTETHE DSIISMG WALLS
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173
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 11 of 19
Project Value Add
Capital investment in real estate development is a high-risk private sector venture. In order to
obtain financing commitments, developers must be able to demonstrate sufficient financial returns
to offset the risks related to construction cost overruns and changes in the local economy during
the construction period that could affect market rents and occupancy following construction. The
key development cost components include land, site development, building construction, permits
and fees, design and other soft costs, and financing costs. The Net Operating Income (NOI)
calculation accounts for gross rents, vacancy factor, and all operating expenses.
To estimate the Project value added, as a result of the Specific Plan variance requested, Kosmont
developed a financial feasibility simulation model in Excel for this Analysis to provide a reasonable
estimate of expected development costs and annual net operating income a project would earn.
It also shows the value at completion, which after deducting the total development costs, yields
the developer profit.
Kosmont's analysis shows the stabilized value under three scenarios:
• As Is Building (25,400 Sq. Ft.)
• As Proposed (91,000 Sq. Ft. — 63,600 Sq. Ft. rentable)
• As Permitted by Specific Plan (58,700 Sq. Ft. — 37,900 Sq. Ft. rentable)
Key Assumptions
Rental Income
Kosmont surveyed local real estate brokers to estimate market rents for the new creative office
space planned. Unimproved mezzanine levels are primarily used as amenity space:
• Monthly rent of $2.50 psf triple net are most likely for high quality office space
• Monthly rent for mezzanine space would be $0.80 to $0.90 psf triple net
• Structured parking rent of $100 per month
To determine potential rental income, we calculated the net rentable area for each level from the
detailed floor plans as summarized below:
• Ground floor - 12,828 sq. ft. (excludes 4,000 sq. ft. fitness space)
• Level 2 — 17,713 sq.ft. (plus Mezzanine 7,330 sq.ft.)
• Level 3 — 17,839 sq.ft. (plus Mezzanine 7,863 sq.ft.)
174
Community Benefit Analysis
140 Oregon St., EI Segundo
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Page 12 of 19
Development Costs
Kosmont reviewed development cost estimates provided by Applicant and architect. Construction
costs for the new building are estimated at $19.1 million, plus $3.8 million for the 200 allocated
parking structure spaces.
Capitalization Rates
Capitalization rate is an economic measure of the average annual return on total costs expected
by investors. It varies by type of property and geographic location. In order to estimate value of
the new Project at completion, the estimated stabilized net operating income is divided by the
capitalization rate. For this analysis the capitalization rate was estimated at 5%.
Development Value
As shown in the pro forma in Exhibit 5 on the following page, the As Is value for existing building
is estimated at $6.0 million. This establishes the opportunity cost of land for the redevelopment
analysis.
The Project "as proposed" has an estimated value of $35.3 million at stabilized occupancy.
Reducing that value by the estimated "as is" land value and the total development costs totaling
$29.2 million, yields an estimated development profit of $6.47 million, or 22.4% of costs.
A hypothetical project subject to the 35 -foot height limit has an estimated value of $22.1 million,
reflecting the loss of 25,600 square feet from the 3rd level. The development costs are reduced
by $10.5 million, reflecting the loss of rentable area and a reduction in the community benefits,
resulting in an estimated development profit of $3.72 million, or 20.3% of costs.
Project Value Add Conclusion
Based on the land value and development costs, the proforma analysis indicates the Project has
a value add of approximately $2.75 million over a similar building within the allowable 35 -foot
height ($6.47 million - $3.72 million)
Disclaimer
This Analysis is confidential and client privileged and is not to be used for any purpose other than
for negotiating an acceptable Community Benefit Agreement. This Analysis is based on
estimated figures and Kosmont's professional opinion, using available market and development
cost information. Given the economic, market and financial risks associated with such real estate
development, there is no assurance that these results will be achieved.
175
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 13 of 19
Exhibit 5
140 Oregon Street
Pro Forma Comparison
Source: Kosmont Companies, Applicant
176
As Is
As Proposed
Per SP
Gross SF
25,400
91,000
58,700
Industrial SF
19,100
-
-
Office Rentable SF
6,360
48,400
30,600
Mezzanine Rentable SF
-
15,200
7,300
Industrial Rent PSF
$1.50
$0.00
$0.00
Office rent
$2.00
$2.50
$2.50
Mezzanine Rent
$0.00
$0.85
$0.85
Mthly Parking Income
$0
$20,000
$13,400
Net Operating Income
$446,796
$1,766,688
$1,103,637
Cap Rate
7.5%
5.0%
5.0%
Stabilized value
$5,960,000
$35,330,000
$22,070,000
Land Value Contribution
n/a
$5,960,000
$5,960,000
Parking Structure Pro Rata %
n/a
$3,800,000
$2,280,000
Soft Cost
n/a
$3,000,000
$1,800,000
Hard Costs
n/a
$16,100,000
$8,308,308
Total Development Costs
n/a
$28,860,000
$18,348,308
Development Profit
n/a
$6,470,000
$3,721,692
Profit as % of Costs
22.4%
20.3%
Source: Kosmont Companies, Applicant
176
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 14 of 19
Community Benefits
The Specific Plan requires new development to provide 3% of the lot as open space and if the lot
exceeds 22,400 square feet, a minimum of 10% of the lot. Lots greater than 22,400 square feet
must provide a minimum of 1 tree for every 4 at grade surface parking spaces open -to -the -sky
and each tree must be a minimum of 24 -inch box tree. The proposed front and side yard setbacks
contain soft landscaping areas, which complies with the minimum required open space and
number of trees.
List of Benefits
As part of the Applicant's submittal package, they identified numerous physical improvements
that were considered eligible Community Benefits. Kosmont met with the Applicant and the
architect to gather data to estimate the marginal cost (i.e. value) of each item.
• Bike Share Docking Station along sidewalk
• Large Scale Public Art piece inspired by John D. Rockefeller
• Transformative architectural treatments
• Preservation of the existing brick fagade
• Public seating on Franklin and Oregon St.
• New sidewalk along Oregon St.
• Mid -block pedestrian passageway through the building
• Sidewalk widening and utility relocation
• Public use of rooftop parking deck
• Small Food to -go cafe
Bike Share Station and Land Dedication
The cost of a dedicated bike sharing station is estimated at $500 for concrete pad plus 80 square
feet of land valued at $200 psf or $16,000.
Public Art
A large mural is planned for the east side of the parking structure at an estimated cost of $60,000.
Transformative Architectural Treatments
The architectural design incorporates 1950's era materials, large scale steel windows, exterior
balconies and exposed steel structural systems. Based on Kosmont's review of the plans and
discussions with the architect, Kosmont estimates these features represent 20% of the direct
construction costs, or $3.8 million.
177
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 15 of 19
Preservation of Brick Fagade
In order to retain the existing brick fagade, temporary underground shoring is required. Offsetting
this are cost savings from a replacement facade not required. The net cost is estimated at $8,200.
Public Seating
Exterior grade bench seating on concrete pad on both Oregon St. and Franklin Ave, is estimated
to cost $14,000.
New Sidewalk and Streetscape Improvements
Cost for design, demo and concrete forming of new curb, gutter and handicap access is estimated
by developer at $18,000. (May be required)
Sidewalk Widening/ Utility Pole Removal
Cost to remove the two low voltage wooden poles on Oregon St and replace with underground
lines and rebuilding sidewalk is estimated by the Utility Company to cost $110,000.
Mid -block Pedestrian Passageway
The architectural design provides a pedestrian walkway alongside the vehicle loading/unloading
zone beneath the building. The approximate area of the pedestrian walkway is 1,600 square feet.
To value this component, Kosmont assumed the rentable building area could have been
increased by 1,600 square feet, yielding $48,000 in annual income, with a capitalized value add
of $980,000. Offsetting this is the $320,000 in marginal construction costs to improve the space
for tenant use. Thus, the net value lost by adding pedestrian passage is estimated at $640,000.
Public Use of Parking Structure Rooftop
In order to utilize the rooftop parking deck for public events, the Applicant made substantial
structural improvements to carry the increase live load, as well as enlarging exit staircase. The
marginal cost for the improvements is estimated at $490,000, or $16 per square foot.
Small Food -to -go Cafe
Applicant indicates providing a 630 square foot cafe with limited outdoor seating to serve the
business community. Kosmont estimates that such space will rent for less than half of the market
rent for office space, indicating an annual operating subsidy of $10,000 with a capitalized value
of $200,000.
Total Value of Community Benefits
Combining the value of each building component listed above, results in a combined marginal
cost increase of approximately $5.4 million. It is important to note that many of the community
benefit items also add value to the Project by making the building more attractive to tenants.
178
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 16 of 19
Fiscal Benefits
In addition to the Project -specific Community Benefits, the City has requested an analysis of the
incremental fiscal revenues expected from the stabilized operation of the Project. In order to
quantify the value of economic benefits for comparison to the development profit added, Kosmont
used a discounted financial cash flow approach assuming a 25 -year life.
This Analysis is based on information provided by the Applicant, the City, Los Angeles County
("County") Property Tax Auditor -Controller's Office, California Department of Finance ("DOF"),
California Board of Equalization ("BOE"), U.S. Census, U.S. Bureau of Labor Statistics ("BLS"),
and ESRI.
General Assumptions
Unless otherwise noted, the subsequent analysis maintains the following assumptions.
• Dollar amounts are expressed in 2019 dollars.
• Fiscal impacts are estimated at stabilized occupancy.
• Employment figures are permanent FTE jobs.
Fiscal Revenue Analysis
Property Tax
Secured property tax revenues are estimated based on the anticipated assessed value of the
Project upon full build -out and the applicable property tax rates for the City. Existing value was
not included as part of the analysis, as the subject property is already on the tax rolls.
The City general fund receives an approximate 6% share of the annual 1.0% secured property
tax general levy placed by the County on the assessed value of the property ($0.06 of each $1.00
of secured property tax revenue).
Unsecured property taxes are collected based on the assessed value of real property not affixed
to the underlying land, such as business fixtures, and some types of vehicles. The rate of taxation
and apportionment is generally the same as for secured property taxes.
The current assessed value of the Site is $1.18 million. Market value of the property is significantly
higher, but until there is a change in ownership no reassessment is likely to occur. The total
development cost for the building and the pro rata allocated cost of the parking structure totals
approximately $22 million. Assuming a 90% assessed value taxable factor, there will be a $20
million increase in assessed value, for which the City would receive approximately $12,000 in
additional annual property taxes. (Incremental property taxes from the larger building are
estimated at $4,000 per year).
179
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 17 of 19
If at some point in the future, the Site is sold, the estimated market value would be approximately
$50 million in 2019 $.
Sales Tax (On -Site /Direct)
None of the new business tenants are expected to generate taxable retail sales, except for the
approximate 600 square foot cafe designed to provide takeout food. Based on annual sales of
$400 psf, Kosmont estimates annual sales of $240,000, yielding $2,400 in sales taxes to the City
General Fund.
Offsite Sales Tax (Indirect)
In addition to onsite sales, employees and business owners will generate off-site / indirect sales.
Kosmont utilized ICSC surveys of employee spending near places of work to estimate $5,000 in
annual sales per employee. At stabilized occupancy the Project is expected to result in
approximately $1,000,000 in annual offsite taxable sales, which would result in $10,000 in annual
sales tax revenues for the City. (Incremental offsite sales taxes from the larger building are
estimated at $3,500 per year).
Business Taxes
Current business tax rates are assessed based on the number of employees and square footage.
The first 10 employees and initial 5,000 SF are charged a flat fee base tax of $104.40. The
business is then charged for each additional employee over 10, at a rate of $129.35 per employee.
Additionally, the employer is charged $0.25 for each square foot over 5,000 SF. Assuming three
different tenants and a total of 225 employees and 65,000 SF of rentable square footage for the
proposed office use (less existing 20 employees), Kosmont projects an annual increase in
business tax of approximately $33,000. (Incremental offsite sales taxes from the larger building
are estimated at $11,700 per year).
Incremental General Fund Tax Revenues
In summary the full Project will likely result in a total increase of $55,000 per year above the
existing baseline. The incremental benefit by building above 35 foot is estimated to be $19,200.
Over a 25 -year period with 3% inflation, as shown in Exhibit 6, the Project will generate
$1,950,000 in revenue, with a net present value of $919,000. The incremental fiscal benefit
generated by building above 35 -foot height limit is estimated to be $700,000 over the 25 -year
period with an NPV of approximately $328,000.
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 18 of 19
Exhibit 6
140 Oregon St.
Public Revenue Projection
Project Year
Incremental City Share
Assessed Property Tax
Direct/Indirec
t Sales Tax
Business Tax
Total City
Revenues
Incremental
Revenues /1
Const
2021
$20,000,000 $0
$0
$0
$0
$0
1
2022
$12,000
$10,000
$33,000
$55,000
$19,200
2
2023
$12,240
$10,300
$33,990
$56,530
$19,786
3
2024
$12,485
$10,609
$35,010
$58,104
$20,379
4
2025
$12,734
$10,927
$36,060
$59,722
$20,990
5
2026
$12,989
$11,255
$37,142
$61,386
$21,620
6
2027
$13,249
$11,593
$38,256
$63,098
$22,269
7
2028
$13,514
$11,941
$39,404
$64,858
$22,937
8
2029
$13,784
$12,299
$40,586
$66,669
$23,625
9
2030
$14,060
$12,668
$41,803
$68,531
$24,334
10
2031
$14,341
$13,048
$43,058
$70,446
$25,064
11
2032
$14,628
$13,439
$44,349
$72,416
$25,816
12
2033
$14,920
$13,842
$45,680
$74,443
$26,590
13
2034
$15,219
$14,258
$47,050
$76,527
$27,388
14
2035
$15,523
$14,685
$48,462
$78,670
$28,209
15
2036
$15,834
$15,126
$49,915
$80,875
$29,056
16
2037
$16,150
$15,580
$51,413
$83,143
$29,927
17
2038
$16,473
$16,047
$52,955
$85,476
$30,825
18
2039
$16,803
$16,528
$54,544
$87,875
$31,750
19
2040
$17,139
$17,024
$56,180
$90,344
$32,702
20
2041
$17,482
$17,535
$57,866
$92,882
$33,683
21
2042
$17,831
$18,061
$59,602
$95,494
$34,694
22
2043
$18,188
$18,603
$61,390
$98,181
$35,735
23
2044
$18,552
$19,161
$63,231
$100,944
$36,807
24
2045
$18,923
$19,736
$65,128
$103,787
$37,911
25
2046
$19,301
$20,328
$67,082
$106,711
$39,048
Total $384,364
$364,593
$1,203,156
$1,952,112
$700,345
NPV @ 6% $185,322
$170,718
$563,368
$919,408
$327,926
/1 Incremental revenues above a similar project with 35 foot height limit
Source: Kosmont Companies
181
Community Benefit Analysis
140 Oregon St., EI Segundo
October, 2019
Page 19 of 19
Economic Benefits
Construction Budget
The total development costs for the construction of the approximately 90,000 square foot of
creative office and the allocated cost for 200 parking spaces within the new parking structure is
estimated at $22 million, including soft and hard costs.
IMPLAN Modeling
This analysis uses the IMPLAN (IMpact analysis for PLANning) econometric input/output model
developed by the IMPLAN Group to quantify the economic impact to the local region from Project
construction / renovation and ongoing operations. This proprietary model estimates the economic
benefits on the industries in a given geographic area based on known economic inputs, such as
construction costs. The model estimates direct, indirect, and induced benefits expressed in terms
of increased economic activity, earnings ("labor income"), and job creation.
Direct Economic Benefits: Direct benefits refer to the short-term business activity of general
contractors involved in Project construction and the ongoing business activities of Project tenants.
Indirect Economic Benefits: Indirect benefits will result when local firms directly impacted by the
Project purchase materials, supplies or services from other firms.
Induced Economic Benefits: Induced benefits relate to the consumption spending of employees
of firms that are directly or indirectly affected by the Project. These would include all of the goods
and services normally associated with household consumption (e.g. retail purchases, services).
Inputs for the IMPLAN economic benefit analysis include the development budget provided by
the Developer and permanent on-site employment information estimated by Kosmont. The
permanent full-time employment estimates were derived from similar projects and industry
standard per -square -foot employment densities for corresponding land use types.
Construction Related Economic Benefits
During the construction period, the Project is expected to produce approximately 190 Full Time
Equivalent jobs and $16 million in labor income across Los Angeles County, including direct,
indirect and induced impacts.
The incremental economic benefit generated by building above 35 foot height limit is estimated
to be 70 FTE jobs during construction period, providing $6 million in labor income
182
SMOKY HOLLOW COMMUNITY BENEFITS TABULATION WORKSHEET
Project Name: 140 ❑regon
Group A Enhance Buliding Character (minimum 4 required)
I yes no n criteria
I Buifd on the quallty industrial character
a 1 _ Convey a sense of old and new
1 Build upon extsting context
i conserve and retain the character-deflning features
1 Encourage additions that complement existing character -defining features
.1 3 Incorporate small, medium, and large scales
I —JEmphasIm design at the pedestrian level
* I 1 15pecify 360° archltectu(e
1 Enhance entry expression
g 1 I Encourage the use of roll -up doors and sliding walls at street frontages
1 10rent secondary emtries to alleys
1 Incorporate different materials, colors, and textures
Group B Facilitate Gathering (minimum 2 required)
I yes
no
n/a criteria
a�
1
Form an active street wall
4
C
1 provide street corner plazas
u
1
develop outdoor gatherings paces
1 Provide alley -facing gathering spaces
ti
e 1
Provide ease of access
1.
lUse
Enhance surface parking
^
1
enduring, quality paving materials
E
E
1
(Provide street furniture
- 1
JUse exterior lighting to accentuate safety and design
3
I
1
IProvide Wi-Fi hotspots
Group G Intor)orate Landscape and Environmental Design (minimum 3 required)
Yes no n/a criteria _
I 1 Design layered and lush landscaping
21
1 Select drought -tolerant and native plants
1 Utilize planters and pots to provide greenery
1 Improve landscaping in parking areas
R 1 use fences and walls as an extension of the architecture
;F i utilize natural light
Group D Encourage Connectivlty
yes:f no I n/a kriteria
I I i Install bike facllltles If °yes,"total bike storage spaces provlded: 32 Required: 32
Group E Resign for 51 nage, Way -Finding, and Public Art
_yes no n/a criteria
1 design signs as an integral component
1 lincorporate way -finding through integral design
1 (Encourage public art
183
SMOKY HOLLOW COMMUNITY BENEFITS FINDINGS WORKSHEFT
Project Name: 140 Oregon
Step 1
finding:IThe proposed building height, intensity, or deviation from the development standards would not be detrimental to the pub lle health, safety or
-) ff finding Is met, proceed to Step 2 If finding cannot be met, stop, the project does not qualify.
Step 2
findmg:The proposed community benefits provide_exempiary proiect and/pr streetscape design
Number of criteria this project Incorporates: 21
-> If 17 or more, proceed to Step 3, otherwise stop, the project does not qualify.
Step d
findlrt:jThe proposed community benefit directly Impiiments objectives of the specific plan.
--) If none of the proposed community bnefits meet this finding, stop, project does not quality.
4 K at least one proposed community benefit meets this finding and project does not qualify for Tier 2, proceed to Planning Commission
-) If at least one proposed community benefit meets this finding and project qualifies forTler2, proceed to Step 4
Only 71er 2 projects must meet Findings 4 $r 5
Step 4
finding:IThe community benefits proposed do not principally benefit the project or occupants of the project, but rather provides a distinct of area -wide
4 If finding Is met, proceed to Step 5. If finding cannot be met, stop, the project does not quallfy.
Step 5
findinClThe value of the community benefits bear a relationship to the value generated by the project.
Sums of developer costs for qualified proposed Community benefits by groups: Community value ofproposed improvements;
Group A: Architecture
1 $
3,808,200 I nwltlply by (Number of met criteria In Group A �, 6.9.33%)
= $
1,586,115
Group B: Open Space
I $
14,004 multiply by lNumber of mec criteria In Group b > 5 * 10951
$
Group C' Landscaping
I $
56,500 multiply by (Number of met criteria in Group C:3' 16.67%1
= I $
26,256 I
a - Group l?: Connectivity
$
- rnuhiply by (Number of surplus bike $pate$' $1,7501
= I $
- I
Group E: Other
$
60,000 muhipiy by (Number of met criteria in Group A * 33.33%)
= I $
19,980
Cafesand coffee shops
$
. distancetonearestsimYlar7 FSelectone I
=
iJndergrounding utilities
S326,444��multiplyby
multiplybyI.XIA
=
I $
426,400
Approved public Infrastructure
$
33,004
120%
I $
36,300 I
Projects with more $2 million
or more value added most Contribute at least 10% of value added to public Infrastructure
Other proposed benefits
I $
IL -These benefits are not considered forqual3fying purposes unless accepted
by City Counr€I
Total cost for community benefits to developer $ 4,299,700
Estimated added project value I $ 2,700,004 I
Community vaiue of proposed benefits $ x.497,051
Community value share of added value 78%
Acceptable
* If CV/AV Is 40%, recommend additional community benefits and reca;culate-
* If CV/AV Is >30%, g4 to Planning Commission for recommendation to City Council
.E
