CC RESOLUTION 5204RESOLUTION NO. 5204
A RESOLUTION APPROVING COMMUNITY BENEFIT PLAN NO. 19-01
AND ENVIRONMENTAL ASSESSMENT NO. EA -1254 FOR
DEVELOPMENT OF A 14,119 SQUARE -FOOT OFFICE BUILDING AT
212 EUCALYPTUS STREET.
The City Council of the City of EI Segundo does resolve as follows:
SECTION 1: The Council finds and declares that:
A. On May 28, 2019, Drew Boyles filed an application for Community Benefit Plan
(CBP) No. 19-01, Lot Line Adjustment (SUB) No. 19-02, and Environmental
Assessment No. EA -1254 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 ES MC §14-4-4 for the merger of two lots;
E, On February 13, 2020, the Planning 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;
F. On February 13, 2020, the Planning Commission adopted Resolution No. 2871
recommending that the City Council approve Community Benefit Plan (CBP) No.
19-01 and Environmental Assessment No. EA -1254;
G. The City Council held a duly noticed public hearing on March 3, 2020, to review and
consider the staff report prepared for the project, receive public testimony, and
review all correspondence received on the project; and
H. This resolution and its findings are made based upon the evidence presented to the
City Council at its March 3, 2020, hearing including the totality of the evidence in
the administrative record.
SECTION 2: Factual Findings and Conclusions. The City Council finds as follows:
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.
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 further
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.
RESOLUTION NO. 5204
Page 2 of 15
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
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
RESOLUTION NO. 5204
Page 3 of 15
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.
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.
RESOLUTION NO. 5204
Page 4 of 15
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.
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.
RESOLUTION NO. 5204
Page 5 of 15
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
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
RESOLUTION NO. 5204
Page 6 of 15
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
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 : Approvals. Subject to the conditions listed on the attached Exhibit A, of this
Resolution, the City Council approves of Community Benefits Plan CBP 19-01 and
Environmental Assessment No. EA -1254.
SECTION 7: 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 City Council
in all respects and are fully and completely supported by substantial evidence in the record
as a whole.
SECTION 8: Limitations. The City Council'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 9: Summaries of Information. All summaries of information in the findings, which
precede this section, are based on the substantial evidence in the record. The absence of
any particular fact from any such summary is not an indication that a particular finding is
not based in part on that fact.
SECTION 10: This Resolution will remain effective unless superseded by a subsequent
resolution.
SECTION 11: A copy of this Resolution must be mailed to Drew Boyles, and to any other
person requesting a copy.
RESOLUTION NO. 5204
Page 7 of 15
SECTION 12: This Resolution is the City Council's final decision and will become effective
immediately upon adoption.
PASSED, APPROVED AND ADOPTED this 3rd of March, 1 0.
/Carol P tuk�7i �r-�ro em
ATTEST:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of El Segundo, California, do hereby certify that the
whole number of members of the City Council of said City is four; that the foregoing
Resolution No. 5204 was duly passed and adopted by said City Council, approved and
signed by the Mayor Pro Tem, and attested to by the City Clerk, all at a regular meeting of
said Council held on the 31d day of March, 2020, and the same was so passed and adopted
by the following vote:
AYES: Mayor Pro Tem Pirsztuk, Council Member Pimentel, and Council Member
Nicol
NOES: None
ABSENT: None
ABSTAIN: Mayor Boyles
Tra"Wear, City Clerk
APPROVED AS TO FORM:
Ma D. 4HHensley,Ztorney�x
RESOLUTION NO. 5204
Page 8 of 15
RESOLUTION NO. 5204
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 El
Segundo's approval of Community Benefit Plan (CBP 19-01) and Environmental
Assessment EA -1254:
Zoning Conditions
This approval is for the project as shown on the plans and renderings dated
December 16, 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. 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
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.
RESOLUTION NO. 5204
Page 9 of 15
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.
8. 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.
9. Before installation of a mural on the building fagade, the applicant must submit plans
and renderings to the City for Arts Committee review and approval.
10. The applicant must install and maintain six bike racks in the front yard of the property
as shown on the approved plans. Before installation of the bike racks, the applicant
must submit plans and specifications to the Planning and Building Safety
Department for review and approval, including a reverse "U" bike rack design or an
equivalent design that provides two points of attachment.
11. 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.
RESOLUTION NO. 5204
Page 10 of 15
Fire Department Conditions
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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
18. 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.
19. 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.
RESOLUTION NO. 5204
Page 11 of 15
20. All construction -related parking shall be accommodated on-site. No construction
related parking shall be permitted off-site.
21. A grading and drainage plan shall be provided and stamped by a California State -
licensed civil engineer as part of the Building Permit process.
22. 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
21 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.
24. 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.
25. All unused driveways shall be removed and replaced with full -height curb, gutter
and sidewalk per SPPWC standards and City standards.
2& The applicant shall provide a minimum 4 foot sidewalk clearance around any
obstruction in the sidewalk i.e. posts, power poles, etc.
27. 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.
2& The applicant shall provide traffic control plans for all work requiring a lane closure.
29. 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
30. 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.
31. The applicant must submit plans for water system upgrades to the City of EI
Segundo Public Works Department for review and approval.
RESOLUTION NO. 5204
Page 12 of 15
32. 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
33. 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.
34. 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
35. 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.
36. 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.
37. 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
38. All public landscape improvements shall be designed to City standards and
approved by the Parks & Recreation Department.
Waste Management
39. 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.
RESOLUTION NO. 5204
Page 13 of 15
Miscellaneous Conditions
40. 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 86byles�,-:
f If Corporation or similar entity, needs two officer signatures or evidence that one signature binds the
companyl
RESOLUTION NO. 5204
Page 14 of 15
RESOLUTION NO. 5204
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 proposed building height is 50 feet to
the top of the roofline.
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.
Community 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 $14,214 to a City fund designated for planned Smoky
Hollow public infrastructure improvements in Chapter 3 of the Specific Plan.
The above community benefits are more clearly illustrated in the attached plans.
Attachment:
1. Plans dated December 16, 2019
RESOLUTION NO. 5204
Page 15 of 15
ENDLESS PURSUIT
EL SEGUNDO, CALIFORNIA
CREATIVE OFFICE DEVELOPMENT
212 EUCALYPTUS AVENUE
EL SEGUNDO, CA 90245
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16.2019 1'=100-0'
PROJECTt 16042
QFC;
°PEE
SHEET NAME
':_- TH FUV. _ 1
74
fl—IFFUL-B&I
€a�E�v-Ee[P.4 1
c.
jPS$=E`er
XMUv14 i a WA.
ENDLESS PURSUIT
EL SEGUNDO, CALIFORNIA
CREATIVE OFFICE DEVELOPMENT
212 EUCALYPTUS AVENUE
EL SEGUNDO, CA 90245
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16.2019 1'=100-0'
PROJECTt 16042
V45T ELEVAT
':_- TH FUV. _ 1
74
fl—IFFUL-B&I
ENDLESS PURSUIT
EL SEGUNDO, CALIFORNIA
CREATIVE OFFICE DEVELOPMENT
212 EUCALYPTUS AVENUE
EL SEGUNDO, CA 90245
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16.2019 1'=100-0'
PROJECTt 16042
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 DECKAREA 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.
PARIONG
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 ENDLESS PURSUIL
THE HOURS OF OPERATION FOR THE DEVELOPMENT ARE STANDARD BUSINESS HOURS FIVE DAYS A WEEK WITH OCCASIONAL WEEKEND HOURS. r�
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 Z 1 2
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- EUCALYPTUS
CONCLUSION EL SEGUNDO
THE PROPOSED PROJECT DESIGN IS COMPATIBLE AND INTEGRATED WITH, AND NOT DETRIMENTAL TO, THE EXISTING DEVELOPMENT ON ADJACENT AND SURROUNDING NEIGHBORING PROPERTIES AND CALIFORNIA, 90245
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 11 COMMUNITY BENEFITS PLAN).
4 ALLOW SOUTHERN CALIFORNIA EDISON TRANSFORMER & SWITCHGEAR STRUCTURES AND ASSOCIATED BOLLARDS IN THE REAR SETBACK
DEC. 16, 2019
PROJECT! 16042
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019
PROJECT♦ 16042
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019
PROJECT• 16042
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019
PROJECTS 16692
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019
PROJECT > 16002
ASRI U-1
k IM -0-12 Elm I
[!fill Illllllllll IIHI`�: i■� yell
0 .\....
e� ■■��
u� iitiY�;-`
giY19 Airn
MIME,��
M
_ _ 1
rat
-
ASRI U-1
k IM -0-12 Elm I
[!fill Illllllllll IIHI`�: i■� yell
0 .\....
e� ■■��
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019
PROJECT- 16042
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019
PROJECTS 16042
C. LOT STANDARDS
ZONING ANALYSIS
REQUIRED
PROVIDED
JURISDICTION: = CITY OF EL SEGUNDO, COUNTY OF LOS ANGE-LES, STATE OF CALIFORNIA
1 MINIMUM LOT AREA
_ 5,600 SF
10,685 SF
GENERAL PLAN: SMOKY HOLLOW
2. MINIMUM LOT FRONTAGE
50'
-_ 7V -W
SPECIFIC PLAN: _ SMOKY HOLLOW SPECIFIC PLAN
_
D.
BUILDING DESIGN STANDARDS
ZONING: SH -W (SMOKY HOLLOW WEST)
REQUIRED
PROVIDED
PREVIOUS USE: GENERAL OFFICE & WAREHOUSE & STORAGE
1. BUILDING ORIENTATION
LOTS ADJOINING FRANKLIN AVENUE
PROPOSED USE: COMMERCIAL OFFICE & CAFE
FRANKLIN AVENUE
SHALL PROVIDE A MINIMUM OF ONE
OCCUPANCY CLASSIFICATION: B (GENERAL OFFICE, R&D) & A2 CAFE/FOOD TO -GO
-
PRIMARY ENTRY FACING FRANKLIN
N/A
AVENUE PRIMARY ENTRY DOORS SHALL
CHANGE OF USE: i YES
- - - -
BE VISIBLE AND ACCESSIBLE FROM THE
PUBLIC SIDEWALK
CONDITIONAL USE PERMIT: NO
2, BUILDING TRANSPARENCY:
= FOR NEW BUILDINGS OR NEW ADDITIONS
ZONING MAP
�IIIIIIIIIIIIIIIIIIIIII m
FRANKLIN AVENUE FRONTAGE
; FRONTING FRANKLIN AVENUE, A MINIMUM�urez-a:zoua�
as�acts
15% FACADE TRANSPARENCY SHALL BE
PROVIDED AT THE GROUND LEVEL OR
= N/A
a -
_FIRST 12 FEET OF HEIGHT ABOVE GRADE,
— —
WHICHEVER IS LESS, THROUGH THE
UTILIZATION OF WINDOWS, ENTRIES, OR
SIMILAR OPENINGS-
ENDLESS PURSUIT_
_
E. SETBACK STANDARDS
REQUIRED
PROVIDED
_ - -
12
II
FII 2 2 C' LYPTUS
1. FRONTYARD
NONE
'" 0` 3
- -
"'
- __ _
Sue
`
ELSEGUNDO
2 SIDE YARD (NORTHERLY)
NONE
5'-0F
_' _ _ -- -
CALIFORNIA, 90245
SIDE YARD (SOUTHERLY)
NONE
0' - 0'•
m�EON -
- � � �
3. REAR YARD (EASTERLY)
=ALLEY -SEE BELOW
_ 10'- 0" PROVIDED FOR
� � �
EE
BUILDING.
- —'
— - — -- - — -� — e - — - -
"�a�ren
REQUESTING THE
rterrrr
FOLLOWING ITEMS TO BE
PROJECT
ALLOWED IN THE REAR
LOCATION
ALLEY SETBACK:
• SCE TRANSFORMER WITH A
MAXIMUM HEIGHT OF 6'-0" 1
SCE EQUIPMENT CABINET
WITH A MAXIMUM HEIGHT-
• BOLLARDS WITH A
MAXIMUM HEIGHT OF 4'
- -
LOT AREA
__
LOT 11 7,123 SQ. FT
5- ADJOINING ALLEY
MIN, 10'
_ 101-01,
LOT 10 PARTIAL 3,562 SO. FT-
F. OPEN SPACE & LANDSCAPING STANDARDS
TOTAL AREA 10,685 SF
DEC 16,2019 12-,-o
PROJECTa IC OG2
REQUIRED
PROVIDED
A. ALLOWABLE GROSS FLOOR AREA
— —
1. OPEN SPACE, GENERAL
3% OF LOT, REQUIRED OPEN SPACE
800 SF AT GROUND LEVEL
ALLOWED: 0.75 (BASE) _ 10,685 SF x 0.75 = 8,013.75 SF
MAY BE PROVIDED ON BUILDING
(SEE SHEET 16)
ALLOWED: 1.5 (TIER 1) 10,685 SF x 1 5 = 16,027.50 SF
-
ROOFTOPS; HOWEVER, AT LEAST 50%
i -
OF REQUIRED OPEN SPACE SHALL HAVE
PROVIDED 14,119 SF (1.32 FAR)
DIRECT ACCESS FROM THE EXISTING
-
GROUND ELEVATION.
B. HEIGHT STANDARDS
10,725 SF x 0.03 = 322 SF
COMMUNITY BENEFITS (TIER 2)1 50'-0" ALLOWED 50'-0" PROVIDED
3. IRRIGATION
ALL LANDSCAPED AREAS, INCLUDING
IRRIGATION SHALL BE
_
--
TREES AT SURFACE PARKING LOTS,
PROVIDED AS A DEFERRED
HEIGHT EXCEPTIONS ELEVATOR SHAFT HOUSING IS EXEMPT FROM HEIGHT REQUIREMENTS
SHALL BE PROVIDED WITH APPROPRIATE
' SUBMITTAL IN COMPLIANCE
WITH ESMC 15-15A
3 -
PARAPET HEIGHT MAY EXCEED MAXIMUM BUILDING HEIGHT BY 5'-0"
PERMANENT WATERING FACILITIES.
_
G. ACCi_SS, LOADING AND TRASH STANDARDS
-- ...-... .............
H. PRIVATE PARKING STANDARDS
PROVIDED
1 VEHICULAR ACCESS A- LOTS ADJOINING AN ALLEY ARE
REQUIRED
PROVIDED
1- NEW CONSTRUCTION &
= 2.5 / 1,000 GROSS SF
REMOVED
CHANGE OF OCCUPANCY
14,119 / 400 = 35
j 35
3. TANDEM PARKING
=TANDEM SPACES SHALL HAVE A MAXIMUM
( N/A
BE CONTRACTED WITH AN APPROVED
s LENGTH OF 40 FEET (PARKING FOR 2
LOCAL SERVICE PROVIDER. REFUSE
ACCESS FROM ALLEY
=VEHICLES MAXIMUM)_
- BE SCREENED PER ESMC SECTION
MAX 85% OF REQUIRED
_ 30
:35'0.85 = 30
i
4. BICYCLE PARKING
CONSISTENT WITH SECTION 5.106.4 OF
REQUIRED
THE 2016 CALIFORNIA GREEN BUILDING
35 NEW SPACES x 5% = 2
STANDARDS CODE:
PROVIDED
NEW PROJECTS ANTICIPATED TO
2 SHORT TERM
GENERATE VISITOR TRAFFIC SHALL
2 LONGTERM
PROVIDE ONE 2 -BIKE CAPACITY RACK
FOR 5% OF NEW VISITOR MOTORIZED
BIKE SHARE PROGRAM
VEHICLE PARKING SPACES BEING
6 PROVIDED, SEE LEVEL 01
-ADDED, WITH A MINIMUM OF ONE 2 -BIKE
PLAN
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, SEE SITE PLAN
DEVELOPMENT STANDARDS -THROUGH 15-15-5.
G. ACCi_SS, 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
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16, 2019 12' = 1'-0'
PROJECT- 16042
EXISTING AERIAL PLAN
� I
1" = 4V-0" 0. 20' 40' 80'
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019 1'=40-0'
PROJECT16 M2
VIEW OF SOUTH PROPERTY LINE FROM EUCALYPTUS
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019��_
PROJECTS 16042
L
ED
62
WEST ELEVATION
1"=20'-O"
EXISTING CORRUGATED FINISH TO BE REUSED IN PROPOSED DESIGN
- .�AoLry—li%P
ILL
SOUTH ELEVATION
1 20'-g'
LEVEL 1 EXISTING PLAN
1" = 217-0" 0. 10, 20.
(E) CURB TO REMAIN
(E) DRIVEWAY TO REMIOMN
143'- 0"
(E) GATE TO BE REMOVE C
ul 0-
--MONT YARD
134'-5'
(E) WALL TO BE REMOVED
(E) STEPS TO BE REMOVEC
W
Ni
U)
IL
IL
EXISTING 1 STORY BUILDING
TO BE ENTIRELY REMOVED
APROX 5,350 SF
Lu
(E) PARKING TO BE RE -MOVED
(E) -DRIVEWAY
TO BE REMOVED
Li L
(E) LOW WALL TO BE REMOVEG —
12`_S
122'-2"
SITE PLAN - EXISTING
-
1" = 20'-0"
40'
allll
0. 10, 20' 40,
ENDLESS PURSUIT
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC. 16, 2019 1' =20-0'
PROJECTS 16 Od2
EDGE OFem
CURB �`" ,
WALK DRIVEWAY y"`¢
DRIVEWAY $ \ I / i �#Y PLANTER
WALL
AC
STAIRS
ate. ......,.�. ,
RETAINING
WALL
APN:4135-012-006 - tAC )irP r.1 APP
OWNER: VASAK FAMILY TRUST; OWN
VASAK MILTON AND NATHALIE TRS
CONC
WALL
PROPERTY UNE -�, : )- RETAINING
nE a f WALL
APN: 4135-012-007 CEEB
BUW
AC ; \ a
7 �
OWNER: VASAK FAMILY TRUST-
'@ VASAK MILTON AND NATHALIE TRS —8!
.,.,.
/ PROPERTY LINE X88- \
APN:
s �p� €_ -� -' �,. OWNER:
- OWNER: ROOTS ON EUCALYPTUS LLC30011
�- 3
RETAINING
'•,- - - -
PROPERTY LINE r, s WALL
APN: 4135-012.008 h \
OWNER: ROOTS ON EUCALYPTUS LLC.
�5 .. AC
FM
ff
SHED
PLANTER
WALL
I AC
APN: 4135-012-M j )
OWNER: VASAK RICHARD C (CO -TR); ) )
VAW FAMLY TRUST I
I
§ g AC DRtVEWA
r `
f� VIII �
z —I s
EDGE OF - \
WALK CURB I \
DRIVEWAY
—.� CURB
I
i a.
a.
I J
Q I
U
LU
30-W
)
)
A anm a —
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC. 16,2019 - -�
PROJECT£ _ - 16042
a U s
^$
1
o
ORNEWAY
12
SID
�as _
0NL€T
C
t /
EDGE OF
SO \
SD
..INLET
WALK
e
`
�
IR�"Ir-3�
D�WAY
�
RETAINING
WALL
APN:4135-012-006 - tAC )irP r.1 APP
OWNER: VASAK FAMILY TRUST; OWN
VASAK MILTON AND NATHALIE TRS
CONC
WALL
PROPERTY UNE -�, : )- RETAINING
nE a f WALL
APN: 4135-012-007 CEEB
BUW
AC ; \ a
7 �
OWNER: VASAK FAMILY TRUST-
'@ VASAK MILTON AND NATHALIE TRS —8!
.,.,.
/ PROPERTY LINE X88- \
APN:
s �p� €_ -� -' �,. OWNER:
- OWNER: ROOTS ON EUCALYPTUS LLC30011
�- 3
RETAINING
'•,- - - -
PROPERTY LINE r, s WALL
APN: 4135-012.008 h \
OWNER: ROOTS ON EUCALYPTUS LLC.
�5 .. AC
FM
ff
SHED
PLANTER
WALL
I AC
APN: 4135-012-M j )
OWNER: VASAK RICHARD C (CO -TR); ) )
VAW FAMLY TRUST I
I
§ g AC DRtVEWA
r `
f� VIII �
z —I s
EDGE OF - \
WALK CURB I \
DRIVEWAY
—.� CURB
I
i a.
a.
I J
Q I
U
LU
30-W
)
)
A anm a —
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC. 16,2019 - -�
PROJECT£ _ - 16042
LANDSCAMNG & PLANTtNGS—g—VERTICf--C VINES, TYP
- 236 SF TOTAL
a
n LEVEL 1 - LANDSCAPING DIAGRAM
L J 1 " = 40'-0"
-OPEN SPACE: 940 SF (322 SF REQUIRED)
J
h��
i
n LEVEL 1 - OPEN SPACE DIAGRAM_
U 1"=40'-O"
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
exterior walls shall be the usable area under the horizontal projection of the roof
orfloor above
-
LEVEL 01 - GENERAL OFFICE 634 SF
LEVEL 02 - GENERAL OFFICE 6,576 SF
LEVEL 03 - GENERAL OFFICE 6.911 SF
14,119 SF
r. -- — — — ———
I
LEVEL 03
6,576 SF I
L- - - - - - _ - - - J
n LEVEL 3
U 1 " = 40'-0"
LEVEL 02
6,911 SF
� I
I
L- --------
/1 LEVEL 2
1"=40'4 -
LE
jEL
„=40'_0”
LEVEL 01
L 634 SF
LEVEL 1
1 11" = 40'-0"
ENDLESS PURSUIT. --
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16.2019 1' = 40'-D'
PROJECTS - _ 16042
J
30._W
HALF ROW
I
60' 0'
RA - - W Z I
a
'HALF POS'_%' Q w LOT 10 I
P w0 [
[ � OF
IN€
— v:IDE LOT LINE—
-- _-_-- -
DRAIN
fEj STORM €3RA[N €NLET
SOUTHERLY
1= l<
_
PORTION OF LOT
U
-
APPROX LOCATION OF (E),
-
a
-
_
ABANDONED STORM DRAIN
--10
m
CONNECTIONS TO BE REMOVED
_3,562 SF_
-
w
----- -----
f€) MANHOLE
W o
J
Q
O
Luw 7
F
U)
w m
0`I
J
O
JQZ
U
Q
O
J
U J
X
LOT 11
Q
U
w
0
7,123 SF
O
c
�
n
TOTAL SITE AREA
LOT 11 - 7,123 SF
LOT 10 - 3.562 SF
TOTAL 10,685 SF -
SIDE LOT LINE
I
1 EXACT = 142.49'
10 -0!' 20'- 0- % 20' 0" 10' - 0'
- HALF WIDTH LOT 12
01 T0"
`rl'i-H �
PLOT PLAN
1 1716" = 1'-o"
L
co
Q
Z
7 w
a
�uuumuuuuuuu u
0' 8' 16' 31
! !22
ENDLESS PURSUIT- -
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16, 2019 1/16' = 1'-0'
PROJECTS 16042
BIKE LOCKERS - -
(2) SHORT
TERM BIKE
RACKS
CONDUIT& PaVER--
FOR FUTURE BIKE
SHARE KIOSK
4- - 2V - 6-
7
,&-4' 22,-13' 22,_0.. ol
X- T
-FULLY SCREENED
FENCING
I ENDLESS PURSUIT
212
EUCALYPTUS
D EL SEGUNDO
-j CALIFORNIA, 90245
B
LEVEL 01
1116" = V-0" 0. EV 16' 32-
DEC 16,2019 1/16' 1W
PROJECT 1 16042
R
z CUB-ir
FOLDING
DOOR
—TRANSFORMER
G&iaUL OFFICE
! . I ON CONC ;If -URB
LANDSCAPING-
r- -
A-PAILTPAVIN -G -------
k -
THR017
LIGHOUT
2 MIN AUTOMATED PARKING LIFTS --
1 I ---
AUTOLIFT = 16x' = 30
COMPACT
V DITCH
ENHANCED
TOTAL36
PANG
:z
(2) LONG TERM
--VL`HEEL STOPS, TYP
—v,mEEl
STOPS, TYP
TIT=
w
EL�C
EQUIF
BIKE LOCKERS - -
(2) SHORT
TERM BIKE
RACKS
CONDUIT& PaVER--
FOR FUTURE BIKE
SHARE KIOSK
4- - 2V - 6-
7
,&-4' 22,-13' 22,_0.. ol
X- T
-FULLY SCREENED
FENCING
I ENDLESS PURSUIT
212
EUCALYPTUS
D EL SEGUNDO
-j CALIFORNIA, 90245
B
LEVEL 01
1116" = V-0" 0. EV 16' 32-
DEC 16,2019 1/16' 1W
PROJECT 1 16042
R
z CUB-ir
FOLDING
DOOR
—TRANSFORMER
G&iaUL OFFICE
! . I ON CONC ;If -URB
LANDSCAPING-
r- -
2 MIN AUTOMATED PARKING LIFTS --
1 I ---
AUTOLIFT = 16x' = 30
COMPACT
ENHANCED
TOTAL36
PANG
:z
(2) LONG TERM
--VL`HEEL STOPS, TYP
BIKE LOCKERS - -
(2) SHORT
TERM BIKE
RACKS
CONDUIT& PaVER--
FOR FUTURE BIKE
SHARE KIOSK
4- - 2V - 6-
7
,&-4' 22,-13' 22,_0.. ol
X- T
-FULLY SCREENED
FENCING
I ENDLESS PURSUIT
212
EUCALYPTUS
D EL SEGUNDO
-j CALIFORNIA, 90245
B
LEVEL 01
1116" = V-0" 0. EV 16' 32-
DEC 16,2019 1/16' 1W
PROJECT 1 16042
Z
W
1 2 OJ
1n
a
W
�n
BALCONY
3
1
I GENERAL
OFFICE
I
DN e I I
I
MSULDW
Y
m
w
ENDLESS PURSUIT
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
26 G
LEVEL 02
1/16" = V-0" of 61 16, 3Z
DEC 16,2019 1/16'=1'-0'
PROJECT i 16042
AM
LEVEL 3
1116" V-0„ 0. B. 16' z
ENDLESS PURSUIT -
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019 1/16'=V-0'
PROJECT! 16012
I
3
i
AM
LEVEL 3
1116" V-0„ 0. B. 16' z
ENDLESS PURSUIT -
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019 1/16'=V-0'
PROJECT! 16012
ON
F -
z
A
A
V)
Lu
-R-ODF-PLAN
111 IT, = 1'-o„ 0. 8' 16'
!I
ENDLESS PURSUIT-
212
URSUIT212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC26
11, 2.111
PROJE Ti _ 16042
vo
st
Of "
OE)BULDIMG
-R-ODF-PLAN
111 IT, = 1'-o„ 0. 8' 16'
!I
ENDLESS PURSUIT-
212
URSUIT212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC26
11, 2.111
PROJE Ti _ 16042
um
COOPER PATINA ➢A.1Ns€u`1VF2`.1L�GitT
3R9M Ati1Ski
VERTICAL VINESAPE WEATHERED
OE RI`s
PAINTEO STEEL
S-1 MRS
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16 2019 Asldl—ted
PROJECT > - 10042
EXPOSED PREc:.Sli);a
fzED cORRtP-ATED TEi STOREFRONT tY.J
W GLAZED SYSTEM AU
L'�'K STAG BOND
BE
PANELS
ION
41 WEST ELEVATION
3132°, y, o„
um
COOPER PATINA ➢A.1Ns€u`1VF2`.1L�GitT
3R9M Ati1Ski
VERTICAL VINESAPE WEATHERED
OE RI`s
PAINTEO STEEL
S-1 MRS
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16 2019 Asldl—ted
PROJECT > - 10042
—TO P. HIGH
_ 11
140' H V
�TOPLO. VJ ll
128-9" 1
_ ROOF ll
125'125'-3" 1
110'110'-6" 1
CARKER REGIONS
DENOTE"PATCHWORK"
- ` OF CORRUGATED PANELS
FROM EXISTING BUILDING
-� INCORPORATED INTO
NEW DESIGN, REFER TO
PAGE 14 FOR IMAGES OF
EXISTING FACADE FINISH
_ LEVEL2 Il
9d-9" 1
.r EAST ELEVATION
3/32" = 1'-0"
ENDLESS PURSUIT___
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16, 2019 As Indicated
PROJECT �_ 16042
0
1
�I
y�
gff
- w—
I.
r
y
12
.r EAST ELEVATION
3/32" = 1'-0"
ENDLESS PURSUIT___
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16, 2019 As Indicated
PROJECT �_ 16042
PARTIAL BUILDING ELEVATION
114" = 1'-9'
EXISTING ART TO BE REPURPOSED
ON NEW BUILDING DESIGN
'4
ENDLESS PURSUIT
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
w
w I
llrl� PARKING
DEC 16,2019 114'=1-0'
PROJECT♦ 16042
sf l £4 5
ROOF PATIO
I J
crr+rstL ,.
I OFFEiAi 3 1
5 EMORAL
A
VFFE
SECTION
1/16" = 1'-0"
HIGH n
i
� � ROOF Il
LEVEL3 I\
5K
LEVEL? n
gG _ g•�
-Z -Fl
72
ENDLESS PURSUIT- -
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16,2019 1/16'=1'-0'
PROJECTt IO112
PARKING SPACES
L1101[PARKPLUS
Al HIGH DENSITY VEH Pt-E-STO RAGE
HPS-3P1 COMMERCIAL
8640 TAMARACK AVENUE, LOS ANGELES, CA 91352 HYDRAULIC POWER SYSTEM
T: 1.800.459.2604
o
0
C
-5�
STANDARD COMPACT
C -J
MODEL WIDTH PARALLEL
7�-1 V
g -1.Z. --'uy
0
8 oLs BICYCLE £ rnT
0 lM5 rUSTOM
MOTORCYCLE Wiz.
1-8 PARKING STALL TANDEM
(9--0l. x 6-0")
14'_0" Ti - or,12•-0,
8- - 6-
=L==fW-
r
P
L
VAN
ACCESSIBLE ACCESSIBLE VAN COMPACT LOADING
ACCESSIBLE PARKING PER CBC TABLE E i 10-4208 2 1 FUTURE ELEC. PARKING STALL
1 (8'-6" x 16'-6") (18'-0" x 8'-6" MIN)
TOTAL PARKING SPACES 51-75
3 ACCESSIBLE STALLS REQUIRED MIN. ISLES: 25'-0" MIN ISLES: 26-0"
I VAN: 6 ACCESSIBLE [OR FRACTION THEREOF)
Space Type j minimum wdui Minimum Lang
in r
ill—e convi—ciai standard 18 5 feet X is feet
a, HI
R-ocinval Standa'd r. fee, f 20 feel c W� by
CONCRETE TIRE STOP
Gm
Re iaenvaj - nan-ow lots' 18 5 feel 20 feet ANCHORED TO THE GROUND
lWhIdefflit Iii feet -21 feet
4'WIDE PAINTED
0—pact 85L.1 15 ft MITE STRIPES
— Ak
Paraijc, Is5iei j 24 feet
Rich cyv.
5 leea 9 feelTH
fl.ycle t 2 feet 5 feet MMIIMUMfi
Notes-
-
i Lom undef 40 feet in mom
2The d,—l-llIllcf-abIepaMnq,pac, must coi"wththe A=ncansinthd!sahIt�
act (ADA), tille III and Calftmia Code of Regula—(CCR) Calffomia access code fine 24
ENDLESS PURSUIT
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16 2019 1/16- l' -O'
PROJECT' __ _ _ _ — 16012
_ 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 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.
BEYOND THE BASE STANDARDS THAT DO NOT PRINCIPALLY BENEFIT THE PROJECT
1,
A 12' LONG BY S WIDE SPACE ALONGSIDE THE SIDEWALK FOR PUBLIC/CITY BIKE SHARE PROGRAM.
� a �
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.
-1 wffriiuu
e.
FULL HEIGHT GLAZING ALONG THE WEST ELEVATION PROVIDING VISIBILITY INWARD AND OUTWARD-
ENDLESS PURSUIT - -
f.
NEI GHCORHOOD APPROPRIATE CREATIVE, CONTEMPORARY YET INDUSTRIAL DESIGN WITH INDUSTRIAL
ESTHETIC AND CONTEMPORARY €INIShES. THE METAL SIDING WILL REFLECT AND CHANGE COLORS IN
RESPONSE TO THE WEATHER AND THE SKY CREATING AN EVER-CHANGING FACADE-
212
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
EUCALYPTUS
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
EL SEGUNDO
SENSUAL SEPARATION BETWEEN THE PUBLIC SIDEWALK AND THE PARKING AREAS.
CALIFORNIA, 90245
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.
6. 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. DEC 16.2019 12'= V-0•
10- ADDITIONAL ON -STREET PARKING OPPORTUNITY FOR THE NEIGHBORHOOD DUE TO REMOVAL OF CURB PROJECTS 160x2
CUT.
11- RE -SLURRY HALF OF THE ALLEY LENGTH TO FRANKLIN, -
ENDLESS PURSUIT
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16, 2019 3/64 =
PROJECT♦ - - 16042
PUBLIC ART
- --- -
-
I_ANOSCAPING
LARGE CORNER---
- - -
' OFFSET
FOLDING DOOR
AT ENTRY
OFFICE
WIDER SID€WALE'}
')
FEATURETREE-
REUSE EXISTING ART
- _ ETRE€ T SCAP _
- - -
J#SUAL CONNEGTtO
LANDSCAPING
4` -
PEDESTRIAN CONNECTtOt;-- -
(N) PUBLIC ART ON--
�I
-
ELEVATOR SHAFT-
ul a
BIKE SHARE—
N
PROGRAM
3P
PUBLIC BENEFITS DIAGRAM
-
3/64" = T-0"
ENDLESS PURSUIT
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
DEC 16, 2019 3/64 =
PROJECT♦ - - 16042
SMOKY HOLLOW COMMUNITY BENEFITS TABULATION WORKSHEET SMOKY HOLLOW COMMUNITY BENEFITS FINDINGS WORKSHEET
Project Name: 212 Eucalyptus Project Name: 212 Eucalyptus
GroupA €=x=old-c'hr(eaz�vaVn3trqur=vii -
-I a n/a Step 1 S
ohm, tx rzirsr ic»a- Heal -E -se -r F-;a=t.rder.;uy, ve 3�rz:€,n tv,:.r tr�z tic:s.d fs'aetes€na�rd-. w-h€ter -_- - -
Cnsey a sense of old and new
j lCWd .gmn *'+Hing, context - >II finding is mel, proceed to Step 2. IF finding cannot be mel, slap, the project d°es not quality -
11 1 il—nd relain the character -defining features
=j1 lira ,x ad Sdcr that complement existing charac[erdefining features SUP
irI 1 I 1rauftoars small, medium, and large scales It d,m.l €€sc pr-rico rrr-;1a,a, I.-tz_fv or r'rcL�emar-c+ can 'er r ts�s�dc n
m I i j Houi, design at the pedestrian level
gl 2 I-4—y360°archtecture Number of criteria this project mcorp°ra[es: ® - -
- } €.dwxsaexiemrassirin - ,
f the use of roll -up doers and sliding walls atsteet homages If 17 or more, proceed to Step 3, otherwise slop, the project does not qualify_ _ _ -
1 rq- entries to alleys
�I j j rrrort�ra;e diflerentmatedals, colors, and textures Step3
- nna�r.¢-r-c�oosco cum-= II7 :r `--cV_
nrt. sr -;a o4: €.ese4;t-v; €19
e .afit fir=
GmupB Facilitate Ewrl'.r.-sy�nru�arni: r€Gede i
—iF[ no I co. I€tlf a 3 if none of the proposed community bnefits meet this finding, stop, project does not qualify.
-1 !fat leas1,neprgp,,d1 comim tybenelltmee[sthlsgndingandpr°)ectdoes notquallfyfor7ter2, proceed to Planning Commission
� rov.€c stree[comerplazas �Ifat least ane proposed communityhenefitmeels this findingand project qualifies for Ter 2, proceed to Step
I€a•�pq�1�r
1osios alley -facing gathering spaces
EY _ Phare ease of access Only Tier 2 projects must meet Findings 4&5
E
t
JE - d—, surface parking step ENDLESS P U R 5 U I T_csxdb-� qualityp paving materials
--f'i-mcrs•=. massa L rP_ E cmc-;s*l:z �wi ttl-€G41 z,f rrprsctr<s —1-1-r, of the tu�7' =u€ ratTin 111—s d=a[-o€F �.�ea-r• cs izebe rc
E jF4c.sasxrt furn[tu re P 212
c 1 e-st ,s gjtwg no ac:c-±a- a safety and design �Irfinding is met, proceed to Step 5.IFfiMingcanno[he me[, stop, the does hot
—�[f.,n��=f h°ts°°ts EUCALYPTUS
3 Step 5
Group C tI iu mate L3'tiitsaaP€=+atm 4twa'eve'ae 4 Design (minimum 3 required) fln4ue:j s x n€€ftt cC.€r�s-lf:E ==ar='ri�3-� +tn th-'F: s 3tso t; it m14'ci
I --EL SEGUNDO
I
g I ;rdamd h4 Iry-ter —vcr _'—un'tr.- 'by groups- Community Mueofproposed a,�rF,.=r: h CALIFORNIA, 90245
'I s €:n„�i€,c4-an€and natwe plants Gr
,:p S 874.361 n`-�rl<s'INumberaf met criteria In Group A>6•933%) - M11
-GroupB Open Space f_=i:rlumrmp'yfld&e planters and pots m provide greenery > - - Ia ldndsedping In pa kingareas S[ Group C' Landscaping EU 1s5 °? Ea lNumberof,crcrhedalmGmnpC>3' 1667%.•)t,e fnces and walls as an exlertsion of Me architecture E Group O: C.—tunty�''r bYloumberofsurplusbikespaces'St,750) natural fight GroupE Other Public Rri 5 93,525 .�-tyy by lNumber or me[crnenavGrs A•3333%I C-rhs and c�kr :s�,;i 1 _ _ -_ se"r Seleclone
GroupDtrc aafaaslecu..ts- _�srGeu ua,r; S - er--1•4.-Fs` -
I, jno [( rs<a lcrit-a a `2 Appr°ved public Infrastructure 15 it m-n'+q by 110%
I 1€1 1 II..,I bike facilities f'yes."mealbke slora ge spa es praNded. L2 1 Requlredd 81 g Proje nwith more 52 milon ormare value addeda z_ Vim. r : °rs�e�_J'Gc �h a _
1 Other proposed benefits dr- s le-Ths.v t's. P=. - a_`4rc'--4�F+-.sa,.s-a carr �`ixrsr-.€r ma=r <-,•>-SII
Group Db5 .bw-SrAg_=Ctae'-= t 3'sg Public Art
Na Total cost forcommunky benefits to developer MS 103d 2451 Other SMSP public project
'•� rr� component
Estimated added project value
111) I?rc } a his -,rd tr�D=-r=rirat eE --r=
liranv� publican
Community value of proposed henefrts I$ 360 B1
Comm uNtyvalue share ofadded value soxI
11 CV/AV ss <30%, recommendad
dltonal community henefils and recalculatn
4 II CV/AV is >30%, go to Planning Commission for recommendation to City Council x ova auov.r
JAN 16, 2020
PROJECT ♦ 16042
PLANTING AND IRRIGATION DESIGN
S. 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
SECTION OF CONCRETE DISTICTUS
RECEIVES STRONG BUCCINATORIA
RETARDANT FINISH. VINE, TYP.
PAVING PER
PILOSECEREUS
STAIR ENTRANCE PACHYCLADUS WITH
TO DECK PHORMIUM TENAX
'AMAZING RED'
ARCHITECT
CEIBA
INSIGNIS
TREE
PHORMIUM 1
'AMAZING RED WITH
SEDUM
NUSSBAUMERANIUM
PILOSECEREUS
PACHYCLADUS WITH
PHORMIUM TENAX
'AMAZING RED
_ CERCIDUM'DESERT
--- _ MUSEM WITH CAREX
FLACCAAND SEDUM
NUSSBAUMERANIUM, IN
RAISED PLANTER, TVP.
-= - LOBELIA LAXIFLORA
- IN RAISED PLANTER
TP
' ROOF DECK
GROUND FLOOR
DECK COATING WITH
SCORE LINES. SR
VALUE ABOVE .30, TYP.
ELEVATOR STAIR ENTRANCE
ENTRANCE TO DECK TO DECK SITE FURNITURE
212
EUCALYPTUS
IL 'Nl i
4`A PCi 96 WW
Ceiba insignis
White Floss Silk Tree
30'h x 30'w
Full sun to light shade. Low water.
Distictis buccinatoria
Red Trumpet Vine
Climbing vine
Sun or shade. Moderate water.
Sedum nussbaumeranium
Coppertone sedum
1'-2'h x some
Full sun to light shade. Low water.
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.
DRAFT
w�aECT �
Tree Planter 60" box
With self watering inserts
Cercidium 'Desert Museum'
Palo Verde
25'h x 25'w
Full Sun. Low Water.
Burnished Metal Planter 60"x24"x24" Lobelia laxitlora
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.
DRAFT