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2020-03-03 CC Agenda Packet - ITEM #C10 - PRESENTATION - EA 1254212 EUCALYPTUS DR. -
COMMUNITY BENEFITS PLAN
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PROJECT DESCRIPTION
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HA-
PROJECT DESCRIPTION
0
REQUESTED EXCEPTIONS
Permitted
Proposed
1. Building Height
35 feet max
50 feet
2. FAR
0.75 (8,000 s.f.)
1.32 (14,000 s.f.)
3. Rear setback
so feet min
o feet
PROPOSED BENEFITS
• Public Art
• Design Guideline compliance
• Public Bicycle Parking
• Contribution to Smoky
Hollow infrastructure
4A
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PROPOSED BENEFIT
WI
• Public Art
Design Guideline
compliance
� s90,00o toward public art
zo out of 32guidelines
Public Bicycle Parking Six bike racks above requirement
Contribution to Smoky
Hollow infrastructure
� $14,214
BENEFIT EVALUATION AND FINDINGS
z. The project will not be detrimental to the public health, safety or welfare
2. The proposed benefits provide exemplary project design
3. The proposed benefits directly implement Specific Plan objectives
4. The value of the benefits bear a relationship to the value generated by the
project
5. The benefits do not principally benefit the project, but rather the district
or the Specific Plan area
SMOKY HOLLOW COMMUNITY BENEFITS TABULATION WORKSHEET
Project Name: 212 Eucalyptus
GroupA Enhance Bulldi Character(mrnlmum4requ0ed)
I Yes no n/a crieeia
I 1 Build on the quality industrlalcharactes
I Convey a sense of old and new
1 uid upon eekl1.gccod.1
1 Cornserve andretain the cherxler-definingfelvicu-
5 1 Encourage additions that complement existing[haractei-defielingfealuies
I Incorpo,ale Smll, medium, and Urge scales
I} 1 mphasde design at the ped",lass level
6 1 SPettily 160' arrhiecture
E 1 Lnhare:e entry exjoe"io
1 Encourage The use of roll up doors arid slidingwalkat dwel fronlages
1 Orem secondary emries to alleys
1 Incoiporale di"erenl materials. rotors. and lectures
Group Faclgtate Gatteingjminrmum2 requYedj
I yes no Na criteria
1 Form anactive sheet wad
1 rovide street crone, plans
1 Develop outdoor garhering spares
5 1 roNdealley-lac ilg gathering spaces
1 rovide ease.,acceu
1 ohance surface par king
E 1 Use endwing yuatity paving materiak
1' 1 Mcnvde street ewelitwe
T ' 1Use euterwr kghringlo xcemnale sately anddesign
5
1 Provide Wi-Fit hotspots
Group I Incrl fate landscape and Fndronn toldl Design lminrmum 3 reyuireell
1 yes no n/a criteria
1 40esign layered and lush 4lndscaping
1 Select drought -tolerant and native plants
1 I Uliize pliente—.6 potsto provide greenery
C II 1' Improve tandscapingin parkingareas
C Use haresand walls as an utension of the aichheclure
a 1 Mule naluml light
Group!) tncourage Connecteiy
I yes I aro n!a criteria
I 1 Install hole facile, dyes` total bike storage spacesprovided:1 2 I Repuknl:L
Group f Deli .for Sin ,logy -Finding. and Puhln int
yes no ./a It re—a
1Design siAnsasan integral component
1 1 Incorporate way finding through mleg,aldesign
1 1 rrcrurage public an
SMOKY HOLLOW COMMUNITY BENEFITS FINDINGS WORKSHEET
Project Name: 212 Eucalyptus
Supt
indrre:IThe proposed hullImA heighl, intensily. or deviation from the develnpment standardswould not he detrimental to the Public heath, sately or
4 If finding Is met, proceed to step 2. If finding cannot be met, slap, the project dues not quality.
Step 2
+111111:'The proposed community benefits provide exemplary project and/or streetscape design
Number ofcrhetla this projecl lncorporales; 20
4 It 17 or more, proceed to Step 3, otherlklse stop,the project does not quality.
step s
lndrog:IThe Drorosed community benefit directly Imoliments obectives of the %mcific Dian.
project does not quality.
Project does nor G uakty for Tier 2, Proceed to Planning Commission
project qualifies for Fier 2, proceed to Step
must Fhd Ings 4 S S
or orcunanls of the Project, but rather provides a dktlnct or are—ide
project does not quality.
ue generated by the project,
s by groups: Community value of pro nosed improvements:
Group A: All hitectute
rc'1, u., �nnitipdr by lNumbPr of mel nirerla In Group A>6-1.33%1 - S 291,337
Group B: Open Space
- mwtipv by ,Number of mel mrleda rn Group B:S•1o%i = -
e Group C: landscaping
34,145 murtipiv bY(Numher of mer uheria In Group C>3116.67%) = SL394
�t Group P: Connealvity
18,000 multiple MlNumber of elrplu sbike spxee•s47sP1 $ 30,506
Group E: Other
_
43,525 multiply by (Number Onto criteria in Group A e 33.33%1 �i 3LI44
Cafes and coffee shops
distance to nearest simila, r l 4/8 into I = $ -
4 Undergrounddg ulilities $
- multiply by 13o%
Approved public lnfrairuc lure $
14,214 mPdtldu by l00%
Projects with more V million or more value added must —tribute al leas to% elvalue ,added to public infremucrure
Other proposed be neirts l5
j( -These benefits are not considered for gt,Airyimirpurp —untess accepted by City Council
Totalcost for communty beneftsto developer
IS 1.034,245Other SMSP public project
Estimated added project wale
Is 1,200,000'
Carnmanttyvalue of proposed Peneths
Is 360,000'
Community aloe shale of added value
I 30%I
Acvgd.nhk
4 If CV/AV is <309k recommend additional community benefits and recalculate.
--) If CV/AV Is x30% go to Planningt ommission for
recommendation to City Crunc d
BENEFIT EVALUATION AND FINDINGS
I
z. The project will not be detrimental to the public health, safety or welfare
2. The proposed benefits provide exemplary project design
3. The proposed benefits directly implement Specific Plan obiectives
4. The value of the benefits bear a relationship to the value generated by the
project
5. The benefits do not principally benefit -the project, but rather the district or
the Specific Plan area
RECOMMENDATION
approving the proposed community benefits plan.
Adopt draft resolution app g p
SMOKY HOLLOW DESIGN
GUIDELINES
Not all of the design guidelines will be
applicable to each project but each project
team shouid 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
QBuild on the quality industrial
character of architecture currently in
Smoky Hollow
Convey a sense of old and new
through conservation of existing
materials and details and selection
Private Realm Strategies
QConserve 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
QEncourage 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
of new building components that
Emphasize design at the pedestrian
complement existing conditions
level through expressed forms, shapes,
without mimicking an older
masses, materials, and details at first -
architectural character
floor frontages
Build upon existing context through
Specify 360° architecture through
use of similar forms, heights,
extension of the character -defining
proportions, building materials, and
elements and materials, level of detail,
details observed in the surrounds
and architectural consistency at all
building facades
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 57
WEnhance entry expression through
use of color, forms, materials, details,
orientation to sidewalks, landscaping,
and place -making to create a sense of
arrival
OEncourage 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.
Orient secondary entries to alleys to
create a sense of arrival and increase
pedestrian presence in alleys
QIncorporate different materials, colors,
and textures at a building's exterior to
create visual interest, avoid monotonous
or repetitive building frontages.
Facilitate Gathering
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
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
Enhance 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
58 / SMOKY HOLLOW SPECIFIC PLAN / CityofElSegundo
pedestrian zone from traffic lanes.
Provide 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
QImprove 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
AN Use fences and walls as an extension
of the architecture and character of
the building
QUtilize 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 Sign age, Way -Finding,
and PublicArt
, Design 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 ofEl Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 59