CC RESOLUTION 5205RESOLUTION NO. 5205
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 City Council of the City of EI Segundo does resolve as follows:
SECTION 1: The Council 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 60,000 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. The Planning and Building Safety Department completed its review and scheduled
a public hearing regarding the application before this Commission for January 23,
2020;
E. On January 23, 2020, the Planning Commission hearing was cancelled and all
items scheduled on the agenda were continued to February 13, 2020;
F. On February 13, 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
Resolution No. 2882 recommending that the City Council approve the proposed
Tier II Community Benefit Plan for the project;
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. The City Council finds as follows:
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
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.
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 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.
2. The General Plan designation for the property is Smoky Hollow Specific Plan and
the zoning designation is Smoky Hollow -East, both of which permit the proposed
office use.
3. The site is 191,896 square feet, and it is in an urban area, surrounded by: Office,
Heavy Industrial, Research and Development, Light Industrial Warehouse,
Overnight Kennel Services, Oil Refinery (Chevron), and Parking.
4. 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.
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5. 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 57,675 square feet, which represents 11 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.
6. 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
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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.
7, 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
three structures located at the site do not merit inclusion on a historic register and,
thus, need not be treated as historic resources 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: 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
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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.
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
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.
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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.
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 Staffs view, consider Finding B in Tier II
to be met.
SECTION 8: Approvals. 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 6: 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 7: 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 8: 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 9: This Resolution will remain effective unless superseded by a subsequent
resolution.
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SECTION 10: A copy of this Resolution must be mailed to Mark Telesz, and to any other
person requesting a copy.
SECTION 11: This Resolution is the City Council's final decision and will become
effective immediately upon adoption.
PASSED, APPROVED AND ADOPTED this 3rd of March, 202
CV, Pirs , Mayor Pro
ATTEST:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of EI Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is four; that the foregoing
Resolution No. 5205 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 3rd 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
Tcar y Weav City Clerk
APPROVED AS TO FORM:
Mark . Hensley, Ci Corney
RESOLUTION NO. 5205
Page 9 of 17
RESOLUTION NO. 5205
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"):
IT on 100�0 IM
This approval is for the project as shown on the plans, renderings, and materials
board dated -stamped received on October 30, 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
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.
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& 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
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 El 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.
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.
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.
M 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.
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
"the City" includes the City of EI Segundo's elected officials, appointed officials, officers,
and employees.
R ,i_ 1l LJ II II C)11 II `JO, KC 5
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.
e"'01
Oark Telesz, Managing Me
Smoky Hollow Industries, a Limited Liability Corporation
{If Corporation or similar entity, needs two officer signatures or evidence that one
signature binds the company)
P:\_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=
March 3, 2020\EA 1233 CC Reso 2020 docx
RESOLUTION NO. 5205
Page 15 of 17
RESOLUTION NO. 5205
Exhibit B
COMMUNITY BENEFIT PLAN
Psr iect 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.
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.
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
t0.'—JIFF' SHEET NAME
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SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310616 5040
140
STANDARD WORKS OREGON
EL SEGUNDO, CALIFORNIA
OCTOBER 30.2019 1'=400'-O*
PROJECT0 17019
140 OREGON STREET
EL SEGUNDO, CA 90245
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 ENF'.ANCES THE EXISTING INDUSTRIAL AESTHETIC OF THE NEIGH13ORH a -D 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
As C:FS„C,nRY pr.--apCSrrN-mG•-
FLOOR AREA AND PARKING CALCULATIONS
LIT,lilrMSF:
76,353 SF EXISTING FLOOR AREA
ADDITIONAL FLOOR AREA
®PROPOSED TOTAL FLOOR AREA
TOTAL FAR BASED ON TIER II (1:1.5)
Alm
STANDARD
WORKS
lw
SMOKY HOLLOW INDUSTWES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019
PRCJECI ,y 17019
VD
- i316i 134 STREET
-- 14M=I LFHAR
GROSS LOT AREA (PRE DEDICATIONS)
_
--
-
FLOOR AREA ALLOWED (1:1.5)
_
FLOM AREA BY USE
USE
pOSTWG PROPOSM
IDUSTUNG PROPOSEDEXISTING
INDUSTRIAL
a12,5145F
— 19,0G7 SF
10,428 SF
GENERAL OFFICE
17,135 SF
8,204 SF -_-_-
9,0655F
=_
21,0725F
2L784 SF
FLOOR AREA EXLSTING
-- 29 649 SF —
,— ...������27 .
211 Sr
........... . ...,.1%493 S€
FLOOR AREA PROPOSED
- 134 ---- --
PARXLNG
REQUIRED
56 •
212
33 "
PROVIDED
LIT,lilrMSF:
76,353 SF EXISTING FLOOR AREA
ADDITIONAL FLOOR AREA
®PROPOSED TOTAL FLOOR AREA
TOTAL FAR BASED ON TIER II (1:1.5)
Alm
STANDARD
WORKS
lw
SMOKY HOLLOW INDUSTWES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019
PRCJECI ,y 17019
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT• 17019
STANDARD
WORKS
'w
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT/ 17019
STANDARD
WORKS
'w
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT t 17019
STANDARD
WORKS
lw
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT- MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT✓• 17019
ZONING ANALYSIS
(SHSP TABLE 2-3) C. LOT STANDARDS
I 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
�1 REQUIRED
PROVIDED
1. BUILDING ORIENTATION LOTS ADJOINING FRANKLIN AVENUE
EX15TING NON CONFORMING
HOWEVER, THE PROJECT
FRANKLIN AVENUESHALL PROVIDE A MINIMUM OF ONE
PROPOSES A ROLL UP DOOR
PRIMARY ENTRY FACING FRANKLIN
THAT OPENS TO THE FLOOR
AVENUE PRIMARY ENTRY DOORS SHALL
LEVEL AS LOW AS POSSIBLE-
BE VISIBLE AND ACCESSIBLE FROM THE
(SEE NORTH ELEVATION SHEET
= PUBLIC SIDEWALK
211
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,
I
WHICHEVER IS LESS, THROUGH THE
EVERY 4 AT -GRADE, OPEN -
UTILIZATION OF WINDOWS, ENTRIES, OR
SIMILAR OPENINGS.
m
...... --
(SHSP TABLE 2-3) E. SETBACK STANDARDS
REQUIRED
PROVIDED
1-FRONTYARD NONE
3 IRRIGATION
2- SIDE YARD (NORTHERLY) _ N/A
( SEE ITEM 4 BELOW
SIDE YARD (SOUTHERLY) NONE
67' -11" (TO PL)
3_ REAR YARD (EASTERLY) 1 NONE
= 22' - 11" (TO FACE OF
I
_ ADJACENT BUILDING)
4 SIDE YARD (FRANKLIN AVE-) 1 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) &
€ 15-2-11 DRIVEWAY VISIBILITY)
-.. ...... _.... -
(SHSP TABLE 24) F. OPEN SPACE & LANDSCAPING STANDARDS
REQUIRED
PROVIDED
1. OPEN SPACE, 10% OF LOT, 191,863 x 0.1 = 19,190 SF
- 191,896 SF x 0.1 = 19,189 SF
REQUIRED OPEN SPACE MAY
= (SEE PAGE 28)
BE PROVIDED ON BUILDING
_
ROOFTOPS, HOWEVER, AT
CITY OF EL SEGUNDO- COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
SPECIFIC PLAN:
LEAST 50% OF REQUIRED
ZONING: (
SH -E (SMOKY HOLLOW EAST)
OPEN SPACE SHALL HAVE
LIGHT INDUSTRIAL
PROPOSED USE: -
DIRECT ACCESS FROM THE
EXTERIOR DINING / LIGHT INDUSTRIAL / RESEARCH &
EXISTING GROUND
DEVELOPMENT _
-
EL RIATiON
-
YES, (PORTIONS OF EXISTING FLOOR AREA)
2- SURFACE PARKING LOT
- 59 SURFACE PARKING SPACES / 4 = 15
15 PROVIDED
LANDSCAPING- ON SITES
_
(SEE PAGE 28)
LARGER THAN 22,400 SF, A
MINIMUM OF 1 TREE SHALL
I
BE PROVIDED ON SITE FOR
I
EVERY 4 AT -GRADE, OPEN -
TO -THE -SKY SURFACE
PARKIt ; SPACES
3 IRRIGATION
+ 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: I
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
(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 SEGUNOO)
COMMUNITY BENEFITS TIER II. 1 5 = 191,896 x 1 5 = 287,844 SF 19,493 SF (1320 E. FRANKLIN)
B4.§N SF(140OREGON)
1134.028 SF (0.47 PAR)
B. HEIGHT STANDARDS
ALLOWED I PROVIDED
BASE ZONING 35 -0 -
COMMUNITY BENEFITS TIER II ADDITIONAL 15'= 50'-0" j1
REQUESTED VARIENCE ADDITIONAL 5'= 50'-0" + 5'-0" = 55'-0" f 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"
STANDARD
WORKS
ilw--
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310616 5040
140
OREGON
OCTOBER 30, 2019 12'= 1 -0'
PROJECT- 17019
c�ll�a+alr.�t�.
PROJECT
LOCATION
(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 SEGUNOO)
COMMUNITY BENEFITS TIER II. 1 5 = 191,896 x 1 5 = 287,844 SF 19,493 SF (1320 E. FRANKLIN)
B4.§N SF(140OREGON)
1134.028 SF (0.47 PAR)
B. HEIGHT STANDARDS
ALLOWED I PROVIDED
BASE ZONING 35 -0 -
COMMUNITY BENEFITS TIER II ADDITIONAL 15'= 50'-0" j1
REQUESTED VARIENCE ADDITIONAL 5'= 50'-0" + 5'-0" = 55'-0" f 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"
STANDARD
WORKS
ilw--
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310616 5040
140
OREGON
OCTOBER 30, 2019 12'= 1 -0'
PROJECT- 17019
ZONING ANALYSIS
(SHSP TABLE 2-6) H. PRIVATE PARKING STANDARDS
REQUIRED PROVIDED
1- NEW CONSTRUCTION & 1 (2-5/ 1,000 GROSS SF)
CHANGE OF OCCUPANCY CHANGE OF USE: 27,211 SIF ._
(/ 400 = 68 SPACES
2 ADDITIONS TO BUILDINGS (2 5 / 1,000 GROSS SF)
NEW CONSTRUCTION: 57,675 SF
/ 400 = 144
SUB -TOTAL REQUIRED 1 66 + 144 = 212 SPACES 1 457 SPACES
NOTE: ALSO SEE ZONING
1325 E- EL SEGUNDO BLVD. = 56'
ANALYSIS CHART ON PAGE `
THAN 25 FT IN WIDTH EXCEPT WHERE
FOR EXISTING PARKING =
1320-133 E- FRANKLIN AVE = 33'
REQUIREMENTS FOR 1325 E EU_
SEGUNDO BUILDING AN D
FOR SAFETY PURPOSES
1320-1330E FRANKLIN AVE
BUILDING
TOTAL REQUIRED '
212 + 56 + 33 = 301 SPACES
3. TANDEM PARKING
TANDEM SPACES SHALL HAVE A MAXIMUM I N/A (NONE PROPOSED)
AREA < 50,000 SF
LENGTH OF 40 FEET (PARKING FOR 2
_
VEHICLES MAXIMUM) -
4 BICYCLE PARKING (CONSISTENT
WITH SECTION 5 106 4 OF i ALL LONG TERM AND
a 50,000 SF AND/OR REQUIRED FOR THE
THE 2016 CALIFORNIA GREEN BUILDING SHORT TERM BICYCLE
(STANDARDS
CODE: = PARKING IS PROVIDED IN
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:
SECURE AND ACCESSIBLE
AREAS IN THE GARAGE
PERMITTED SEPARATELY
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
REQUIRED PROVIDED
1 VEHICULAR ACCESS 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 NO NEW CURB CUTS PROPOSED
AVENUE ARE PROHIBITED ON FRANKLIN AVENUE
D- CURB CUTS SHALL NOT BE MORE
THAN 25 FT IN WIDTH EXCEPT WHERE
N/A
REQUIRED BY THE CITY TO BE LARGERAlm
FOR SAFETY PURPOSES
- STANDARD
2- LOADING A NOT REQUIRED IF GROSS BUILDING
SEE B BELOW
WORKS
AREA < 50,000 SF
_
B REQUIRED IF GROSS BUILDING AREA
a 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)
s REFUSE COLLECTION STORAGE AREAS
SHALL BE ORIENTED TO AND ACCESSED I
s FROMTHEALLEY,
F 200 SF TRASH & RECYCLING, FULLY ENCLOSED
` 3
2
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019 12' = V—D
PROJECT. _ a 1019
EXISTING AERIAL PLAN
1" = 160'-0"
STANDARD
WORKS
1w
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELES2
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019 1' = 160'-0'
PROJECT h 17019
NORTHEAST
SOUTHEAST
NORTHWEST
SOUTHWEST
---------®®® APROXIMATE OUTLINE OF PROPOSED BUILDING
STANDARD
WORKS
lw
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 9020.5
COFTTACT: MARK TELESZ
OFFICE 310616 5040
140
OREGON
OCTOBER 30.2019 12' = 1'-0'
PROJECT019
FO PN MH PER PVVFB81CV 81
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SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019 6' = 1'-0'
PROJECTS -- _17019
LSC
232-3& (C) f
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STANDARD
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iw
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019 6' = 1'-0'
PROJECTS -- _17019
REMOVING EXISTING CURB CUTS ON EAST FRANKILING AVE AND OREGON STREET IN ACCORDANCE WITH SMOKY HOLLOW SPECIFIC PLAN
FNORTH BUILDING
TO BE ENTIRELY PRSERVED
& REHABILITATED
[-ARCHITECTURALLY
I INSIGNIFICANT
SOUTH BUILDING
TO BE DEMOLISHED
;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 I
i
:4 1 EXISTING UTILITY POLE IS BEING ELIMINATED
SITE PLAN - EXISTING /111
1' = 40'-(Y' 0. 20' 40. 80,
IEASLFMANIUIN AVE
7-
(E) CURBCUT TO
BE REMOVED
77-77:�
k
v
v
STANDARD
(E) LOW VOLTAGE-,-
%
WORKS
UTILITY POLE TO
BE REMOVED
NORTH BUILDING'
SHALL BE ENTIRELY
ra
z
PRESET VED
SF
0
0
19117
E3 m
LU
0
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
®v
CONTACT, MARK TELESZ
OFFICE 3106165040
(E) CURBCUT To
BE REMOVED
fE I LOW VOLTAC-L
--TILJTY POLE TO
BE REMOVED
140
(E) CURBCUT TO
SOUTH BUILDING
OREGON
BE REMOVED
SHALL BE ENTIRELY
DEMOLISHED
(E)OVERHEAD
8,204 &F
UTILITY TO BE
REMOVED, TYP
OCTOBER 30, 2019 1*=40'-0'
PROJEETi 17019
;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 I
i
:4 1 EXISTING UTILITY POLE IS BEING ELIMINATED
SITE PLAN - EXISTING /111
1' = 40'-(Y' 0. 20' 40. 80,
n ROOF - FLOOR AREA
U 1"=60'-O"
LEVEL 03 - MEZZ
9,688 SF
--�
C::1 I
LEVEL 03 - MF77 - FLOOR AREA
- 1" = 60'_0"
LEVEL 03
21,784
SF
n LEVEL 03 - FLOOR AREA
U 1" = 60'-0"
LEVEL 02 - MEZZ
9,149 SF
I
F
I
I
I I
LEVEL 02 - ME - FLOOR AREA
3 1„ = 60,-0„
LEVEL 02
21,022
SF
F
I I
I I
I I
I a:
I I
I
I � I
�_ - - - - - J
n LEVEL 02 - FLOOR AREA
L J 1" = 60'-0"
LEVEL 01 NORTH
18,715
SF
I
I I
I - i
� I
� I
I I
I I
I I
L�st----J
I_ -- �J
LEVEL 01 SOUTH
4,529 SF
LEVEL 01 - FLOOR AREA
+1'
1" = 60'=0.,
FLOOR AREA SCHEDULE
NAME
AREA I
LEVEL 01 NORTH _
18,715 SF I
LEVEL 01 SOUTH
4,529 SF
LEVEL 02 _
21,022 SF
LEVEL 02 - MEZZ
9,149 SF
LEVEL 03
21,784 SF _
LEVEL 03 - MEZZ
9,688 SF
Grand ;pial
84,686 SF
I 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 or floor above
STANDARD
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO. CA 90245
CONTACT; MARK TELESZ
OFFICE 310 616 5040
140
OREGON
PROJECT VV, -., 17019
EAST FRANKLIN AVE
R7
145 KANSAS ST
1320-1330 E SATCO
FRANKLIN AVE 771
r4 1l 136140142
OREGON ST-
j.
— --------------------
7&
-1---- \—TRASH &
RECYCLING AREA
-PEOESTRIA
PASSAGEWAY 310E FRANKLIN AVE
1 L
4 "LE L PARKING GARAGE;
396 SPACES
co
<
w
7w z
Lof
- 0
Ie
1325 E FRANKLIN AVE!_
11301 E FRANKLIN AVE
11475 E FRANKLIN AVE
rl
EAST EL SEGUNDO BLVD i N
SITE PLAN - PROPOSED
1`=60'-0` ol 30' 60, 120' L)
STANDARD
WORKS
i w -
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TEUESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30,2019 1- 60 -E
PROJECT' _-17019
E1 LEVEL 01
1 _ 30'-0"
Z
0
0
0
0
E FRANKLIN AVE
i ham_
- - _ -- F1TNESSESTUDIO
jl
-- I PAl
,
-_-
- 4z (POTENTIAL FUTURE ICER _
FOOD -TO -GO) 72
-
-'ROTI= THE DIMISING WALLS
-S1=-.N-i=N TENANT SPACES ARE FOR =_ N
_DIAGRnMIVIATIC PURPOSES ONLY
0' 15' 30' 60 -
STANDARD
WORKS
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 9020.5
CONTACT: MARK TELESZ
OFFICE 310 616 50E0-
140
OREGON
OCTOBER 30, 2019 1'=30-0-
17019
'=30-0'17019
LEVEL 02 MF77
11, = 30'-0"
NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR
,DIAGRAMMATIC PURPOSES ONLY N
11
ol 15' 30,
Im-m
win
NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR
DIAGRAMMATIC PURPOSES ONLY I N
LEVEL 02
1" = 39-0" 0. 15, 30' 10 �
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5340
140
OREGON
OCTOBER 30.2019 1-30-0'
—IL019
------------ --
STANDARD
WORKS
XT
Im-m
win
NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR
DIAGRAMMATIC PURPOSES ONLY I N
LEVEL 02
1" = 39-0" 0. 15, 30' 10 �
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5340
140
OREGON
OCTOBER 30.2019 1-30-0'
—IL019
NOTE: THE DIMISING WALLS
(BETWEEN TENANT SPACES ARE FOR '
DIAGRAMMATIC PURPOSES ONLY
N
0' 1
5' 30' 60' -
LEVEL 03
1" a 30'-0"
3# LME
DENOTES
MEZZANINE STANDARD -
STRUCTURE
ABOVE WORKS -
-NOTE: THE DIMISING WALLS
BETWEEN TENANT SPACES ARE FOR
DIAGRAMMATIC PURPOSES ONLY
N
0' 15' 30' 60`
u
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO. CA 90245
CONTACT. MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019 1'=30'-O'
PROJECT ✓ 17019
-LANDSCAPING, TYP
STANDARD
Ll j
WORKS
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
ROOF
ELSEGUNDO CA90245
CONTACT' MAR TLESZ
DECK
6165040
OFFICE 31 0
_J
140
OREGON
OCTOBER 30. 2019 1/32- = l. -O.
PROJECTS
N
ROOF
1132" = 1 --G° 0. 15' 30'
T. -P.
�J 214'-8"
TOPG
LA
TO-
200' 8"
_ROOD_ -
s ����_;•
LEVEL 03 MEZZ,s-
v 176'-6"
o; -
tV
N 7
LEVEL 03
166'-4"j
�> LEVEL 02 MEZZ
-�
�J 156'-2"
N' sof
n LEVEL 02
146' -0..
a VEL 07
1
I
EFRANKLIN AVE -
N
V
WEST ELEVATION (OREGON STREET ELEVATION)
ti
imp-
-A]RD FORMED - CLEAR i_SPANDREL AC -s COW-RETELstl:- DARK GRAY POWDER COAT• • ; t'-; ... L;'_.i .„
(E) BRICK
FINI
GLAZING
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLINAVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310616 SO40
140
OREGON
OCTOBER 30, 20194. hdICafed
PROJECT*W019
TOP
200' L( OWl s�
TOE
8"
ROOF 0.
1'-6` IN
LEVEL 03 M= t1
176'- 6" ll
L VEL 0 y -
f4-
6ri
LEVEL 02 MEZZ /1
LEVEL 2--
46_
DATUM Au
7
13' -
_ _ LEVEL 01 n
131'131' - 6" 1
--466SFJ 1,622SIF =28% 15%= OKI
- - - (THE TRANSPARANCY IS NEARLY
DOUBLE THE MINIMUM REQUIRED
PERSHSP)
FRANKLIN AVENUE TRANSPARENTCY DIAGRAM
NORTH•
aw
ARCHff
a
-CONCr
'ETE a - POWDER , C. -
MED T- 1 - BRICK
SHGLAZING .R.L r. C-ONCRETF
STANDARD
WORKS
-
1 w
SMOKY HOLLOVY INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 20194s IDOkOffid
PROJECT + 17019
OREGON ST
y$.t �"iE-4 FL.S 3T- CRit1-1
won
SOUTH ELEVATiON
nom -mmma�r
VIRACON GLASS 114'
ARVMGN =GRAY POWDERCOAT WOOD PLANKS
CMU BLOCKm (E) BRICK
STANDARD
WORKS
I w -
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019As Indlcaled
PROJECT t -4 — 17019
TOP200'
_
- 8"L(Oy
2-1
N �
{ v
LEVEL039F€Z_Z-0_-i
='o
N N
i
O
N
_
O (
�--F
�
- I'\
" 1 L V`EL 02 F2
- o
iti _ N
---- - v
15I, _ 2,.
LEVEL 02
�;
��
DATAJM
� 139'•9`
LEVEL 01 n
-
131'6" 1
CMU BLOCKm (E) BRICK
STANDARD
WORKS
I w -
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019As Indlcaled
PROJECT t -4 — 17019
T.0 P. /l
214'--8" -V
TOP L( OW) n
200'200' - 8"
lF,
it =8"
- LEVEL 03 MEZZ L1
n6'-6.6°
_ LE
1WS 4°
LEVEL 02 MEZZ n
156- 22" 1
I EVE L 02 '-
Y 146 0
DA M
131` - 9-
MLIN AVE LEVEL 01 L\
13131' - 6- 6"-V
EAST ELEVATION
0
gem
AW
WPM
oo\ o
- ;#T_1 D _2 MT-2GLAZING FtAHSA CONCRETE '=zs-'I CMU-'fCMU BLOCK
4? -1
(E) BRICK
STANDARD
WORKS
lw-
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.20194s Indlcaled
PROJECTt 17019
HEIGHT JUSTIFICATION DIAGRAM & STATEMENT
TO._
214'- W
z
NOTE: THE REQUESTED—
T
ADJUSTMENT IS 4-11
-OC
LEVEL 03 MEZZ
1'
-6"
Q�LEVEL 03
-4"
E�EL 02IEZZ
&
'-2-
�Io
,
LEVEL 02
p
Qok1.31 6
LEIJELO!�—
ELEVATOR
L VATOR PIT . . . . . .
� - 6"
El
w
0
THE DIAGRAM ABOVE AND THE FOLLOWING IS A LIST OF JUSTIFICATIONS FOR THE REQUESTED 4'-1 1 OF ADDITIONAL FEET IN BUILDING HEIGHT:
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 NOTTHAT 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 05 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 T -1 -LAN THE 1.0 THAT IS ALLOWED BY RtGK-,
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 FOP UN -INTERRUPTED USABLE FLOOR AREA 00 THE PRIMARY LEVELS AND ACCESSORY USES ON THE MEZZANINE LEVELS. THE MEZZANINE LEVELS ARE LIMITED BY THE BUILDING CODE IN SIZE TO 50% OF
ITS 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.
1
STANDARD
WORKS
'w
umo. LIP
2221 S BARRY AVE, SUITE 200
LOS ANGELES, CA 90064
CON'rACT'. LEE SEGA
310 748.5777
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TEUESZ
OFFICE 310 616 5040
136 140 142
OREGON
=W====
NOV 26. 2018 1116' = 1`0'
PROJECT 17019
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 CRAM. -ER)
B TRANSFORMATIVE PROJECT -SIGNIFICANT INVESTIVIENI FOR AN ARCHITECTURALLY EXPRESSIVE
DESIGN THAT REHABILITATES THE ORIGINAL 1950S MID-CENTURY FACADE 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 B EXTERIOR SEATING
ROOFTOP AMENITIES WHICH WILL ADD VIBRANCY TO THE STREETSCAPE BY SHOWCASING EVENTS AND
ACTIVITY.
ENHANCED STREETSCAPE LANDSCAPING
30A0 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.
STANDARD
WORKS
lw
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019 12'=l' -O'
PROJECT!17019
COMMUNITY BENEFITS DIAGRAM
_Ai PUBLIC ART ON E FRANKLIN 0 • STRIKING ARCHITECTURE I -_ C _ PUBLIC SEATING - IS LARGE SCALE INSPIRATIONAL PUBLIC ART 3 • E _ PRESERVATION OF EXISTING 1950s FACADES
d
all -7
47-
~p
_ - - - A
-2 _ `
6 {
- EAST FRANKLIN AVE
IF
4k 1
NLC
R _
N.I.0
rIG
I
F-
N
N
�
Q
N
1
t
NIC
I
NIC I - - 7 N.I.C.
F I
L c
EAST EL SEGUNDO BLVD
3, SITE PLAN - PROPOSED LIGHTING PLAN
1 1 = O._01
F NEW SIDEWALK
I G MID -BLOCK PASSAGEWAY
STANDARD
SMOKY HOLLOW KVDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT -.M KTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019 1' = B0-0-
PROJFCT- --_' -- 17019
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: CONCEPT 2:
ART DETAIL:
- JPA
T JDR
Pant b .Frnd to 0- "p the good to So For tf.'rant
_ IpR
-Jm
Dont 6e afrad lagm Wthe good b go for tk grew
,DR
STANDARD
WORKS
iw
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT* 17019
SMOKY HOLLOW SPECIFIC PLAN (SECTION
(SHSP TABLE 2-4) F1 & F2. LANDSCAPING
REQUIRED REQUIRED PROVIDED
_ t
MIN 10% OF LOT AREA 191,896 SF x.1 = 19,186 1 HORIZONTAL LANDSCAPING AT GRADE 5,883 SF
2- VERTICAL LANDCAPING 5,032 SF
3- ROOFTOP OPEN SPACE AREA 6,800 SF
4 ROOFTOP LANDSCAPING AREA 1,618 SF
19,333 SF
s
VA
145 KANSAS ST -
r \: 1320-1330 E. -.�_,� SATCO -
_ Epi 7y jj4jI i I FRANKLIN AVE - a
It
1310E FRANKLIN AVE ;
14 LEVEL PARKING GARAGE,
396 SPACES j
j
I
j 11325 E. FRANKLIN AVEI
1
I I
€ 1 11301 E- FRANKLIN AVE_ --- ....... --- 1475E FRANKLIN AVE
0
, LANDSCAPING AREA PLAN
_ I _
(SHSP TABLE 2-4) F3. TREES
REQUIRED PROVIDED
1:4 ON GRADE PARKING -E LOT 1 = 27
27 ON GRADE PARKING i3
4 = 15 REQUIRED LOT 1 = 6
LOT 1 = 28
TOTAL 27 ON GRADE
[ 15 TREES PROVIDED
STANDARD
WORKS
lw_
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30,2019M Indicated
PROJECT- - -.. rp 17019
STANDARD
WORKS
lw-
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT* 17019
STANDARD
WORKS
1w
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT!17019
AMIL
STANDARD
WORKS
lw-
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO. CA90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT♦ 17019
STANDARD
WORKS
lw-
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90295
CONTACT: MARK TELESZ
OFFICE 310 616 5090
140
OREGON
OCTOBER 30, 2019 `
PROJECT- 17019
Adlk
STANDARD
WORKS
,w
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT' 17019
STANDARD
WORKS
mw
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO. CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT Y 17 019
STANDARD
WORKS
lw-
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO. CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019
PROJECT- 17019
Adak
STANDARD
WORKS
lw-
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310616 5040
140
OREGON
OCTOBER30,2019 g
PROJECT' 17019
STANDARD
WORKS
I w -
SMOKY HOLLOW INDUSTRIES, LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019
PROJECT* 17019
ACCESS POINTS FROM —
2ND FLOOR, TYP. 3 + 2
GARAGE DOORS
OUTDOOR
CONFERENCE ROOMS
3 LOCATIONS, TYP g
IoI ``iT-
- II
ROOF PAVING
INTEGRALCOLOR
TOPPING SLAB / -
SCORED
iI
2ND FLOOR
PEDESTAL PAVING
MOVEABLE SHADE ---
UMBRELLAS
UMBRELLAS
TREES IN SQUARE
PLANTERS 36" - 42" H
2ND FLOOR
BALCONYINSET -1
b -
i — I
OUTLINE OF 2ND FLOOR n
BALCONY BELOW, SEE" -
INSET
-
GAME AREA
TYP. 12" HIGH PEDESTRIAN WALKWAY UNDER RAMP
PLANTER AREAS
E OUTLINE OF ENTRY PARKINGRAMP OVERHEAD
a W `•���
1 y
Z
O
U'
K
r
0
FRANKLIN AVENUE
Adlk
STANDARD
WORKS
lw_ I
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30.2019 12' = 1'-0'
PROJEGT�4 �- ��17019
MATERIALS
Driveable Grass, Pocket.parkPaviq
BIKE AMENITIES
OVER STRUCTURE PLANTING
Tree planters
FURNITURE
Colorful metal and wood commerdal pieces to
complementcustom items
LAND -1 -- �_-
tAe65i R94 Eft E��i(;:Tu a:
STANDARD
WORKS
I - W__
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019 12'= 1'-0'
PROJECT* 17019
Agonisfiexuosa PeppermintWillow
Evergreen 25'- 35'H x 15'-30'W
MshitWoniarobusfa
Mexican Fan Palm
Evergreen to 100° H x 10'W
61,91,111
Giniiyo bgobaAummn Gog
Autumn Gold Maidenhaifliee
Dedduous40'Hx30'W
golden fall color
(ormus(oggygrid Smoke Tree
Dedduous10'_15'Hx10'-19'W
Boutelo w gradlis 'Blond Amb Mon'
Blond Ambition Grama Grass
Evergreen/ I' -2'H xW
red bloom spring - summer
tonwndra longifohaTreeze'
DwaifMatRush
Evergreen/ 2'- 3'H x Z -4V
red bloom spring - summer
hfu19en5ffgia(qpJ11dn5'Lendcd
Regal Mist Pink Mulhy Grass
Evergreen/ 4'11 x3 W
pink flowers late summer- fall
Pasporum'Solver Sheed
Silver Sheen Kohuhu
Evergreen/ 12'H x 6'W
(opromw repeas'Pac& S unse r
Pacific Sunset Mirror Plant
Evergreen/ 5'H x3'W
red foliage
Rhaphlokpis unibefWaVinc,'
DwarfTeddol-lawftm
Evergreen/4'- 6H) 2' -TW
white flowers sprint
HesperalbeTrakeight5'
Brakelights Red Yucca
Evergreen 12'-3'HxW
red bloom spring - summer
Nassellatenui5sinw
Mexican Feather Grass
Evergreen X411 xW
golden summer- fall
AsdeMs(urassovka'Silky Deep Red'
Red Butterflyweed
Evergreen/3'-TW3V
red -orange flowers Summer - attracts butterflies
IAND', � ,
SMOKYT OLLOWINDUSTRIES,LLC
612E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARKTELESZ
OFFICE 310 616 5040
OCTOBER 30, 2019 12'=I' -O'
PROJECTf — 1LO19
W.-lultv.-Ito I
SOUTH FACING / SUNNY
fteriusibmis. MINESEWISTERIA
NORTH FACING /SHADY
Stephanolisfforibundo, MADAGASCAR JASMliNE
Evergreen, 15-30 ft
D&klus buccinawid, BLOOD RED TRUMPET VINE
Evergreen, 20-30 ft
Lonkerahiftrandiana,GANT BURMESE HONEYSLIQ(UE
Evergwn,30ft
Akhiaqumata, 01OCOLATE VINE
Deciduous, Qlmbirg
Semi-Everqreen,1530ft
,#ebiaquiwtq, GIOCOLATE VINE
Semi-Evergreen,15-30 ft
[AND ---RS
L A R0 S C API A !CPIYFCTIJAE
STANDARD
WORKS
'w
SMOKY HOLLOW INDUSTRIES, LLC
612 E FRANKLIN AVENUE
EL SEGUNDO, CA 90245
CONTACT: MARK TEUESZ
OFFICE 310 616 5040
140
OREGON
OCTOBER 30, 2019 12- 1`0'
PROJECT_t 17 019