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2021 May 18 - CC PACKETAGENDA EL SEGUNDO CITY COUNCIL 350 MAIN STREET DUE TO THE COVID-19 EMERGENCY, THIS MEETING WILL BE CONDUCTED PURSUANT TO THE GOVERNOR'S EXECUTIVE ORDER N-29-20. May 18, 2021 CITY COUNCIL MEETING TELECONFERENCE VIA ZOOM MEETING MEETING ID: 964 5963 7962 PIN: 730770 PUBLIC ADVISORY: THE CITY COUNCIL CHAMBER WILL ONLY BE OPEN DURING PUBLIC COMMUNICATIONS Drew Boyles, Mayor Chris Pimentel, Mayor Pro Tern Carol Pirsztuk, Councilmember Scot Nicol, Councilmember Lance Giroux, Councilmember Tracy Weaver, City Clerk Matthew Robinson, City Treasurer Executive Team Scott Mitnick, City Manager Mark Hensley, City Attorney Barbara Voss, Deputy City Manager Joe Lillio, Chief Financial Officer Bill Whalen, Police Chief Chris Donovan, Fire Chief Sam Lee, Development Services Director Rebecca Redyk, HR Director Elias Sassoon, Public Works Director Charles Mallory, Info. Tech. Director Melissa McCollum, Community Svcs. Director MISSION STATEMENT: "Provide a great place to live, work, and visit." VISION STATEMENT: "A hub for innovation where big ideas take off." 1 How Can Members of the Public Observe and Provide Public Comments? • Residents can watch the meeting live via Spectrum Channel 3 and 22, AT&T U- Verse Channel 99 and/or El Segundo TV at YouTube.com. • Access remotely via Zoom from device of choice or by phone. Use URL https://zoom.us/j/96459637962 and enter PIN: 730770 or visit www.zoom.us click on "Join a Meeting" and enter meeting ID and PIN. • Join by phone at 1-669-900-9128 and enter meeting ID and PIN. Your phone number is captured by the Zoom software and is subject to the Public Records Act, dial *67 BEFORE dialing in to remain anonymous. • Note that you will be placed in a "listen only" mode and your video feed will not be shared with City Council or members of the public. • Members of the Public may also provide comments in the Council Chamber during the public communication portion of the meeting. Members of the public must observe "social distancing" requirements at all times, remain six (6) feet apart from others and wear a mask at all times. Council Chamber will only be open during public communications, commenter must exit the Council Chamber after speaking. • For Public Communications and comments during Public Hearings, please notify meeting host by raising your virtual hand (see hand icon at bottom of screen) and you will be invited to speak. (if you do not wish for your name to appear on the screen, then use the drop -down menu and click on "rename" to rename yourself "anonymous") • Do not simultaneously use a microphone through Zoom and a cellphone/telephone, this combination results in audio problems. • For electronic public comments on a specific agenda item, submit comments to the following e-mail address, with a limit of 150 words and accepted up until 30 minutes prior to the meeting: PUBLICCOMMUNICATIONS(a�-elsegundo.org in subject line please state the meeting date and item number. Depending on volume of communications, emails will be read during public communications. • For Public Hearings: written communications will be accepted via email at PUBLICCOMMUNICATIONS(o)-elsegundo.org both before the meeting and during open period of the Public Hearing. • All written communication, documents, email addresses of attendees captured by Zoom software will be considered a public document subject to possible posting on the City's website and are subject to disclosure under the Public Records Act. 2 Additional Information: The City Council, with certain statutory exceptions, can only take action upon properly posted and listed agenda items. Any writings or documents given to a majority of City Council regarding any matter on this agenda that the City received after issuing the agenda packet are available for public inspection in the City Clerk's Office during normal business hours. Such documents may also be posted on the City's website at www.elsegundo.org and additional copies will be available at the City Council meeting. Unless otherwise noted in the agenda, the public can only comment on City -related business that is within the jurisdiction of the City Council and/or items listed on the agenda during the Public Communications portions of the Meeting. Additionally, members of the public can comment on any Public Hearing item on the agenda during the Public Hearing portion of such item. The time limit for comments is five (5) minutes per person. Before speaking to the City Council, please state: your name, residence, and organization/group you represent, if desired. Please respect the time limits. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk's Office at 310-524-2305. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. REGULAR MEETING OF THE EL SEGUNDO CITY COUNCIL TUESDAY, MAY 18, 2021 - 6:00 PM 4:00 PM CLOSED SESSION CALL TO ORDER ROLL CALL PUBLIC COMMUNICATION — (Related to City Business Only — 5-minute limit per person, 30-minute limit total)lndividuals who have received value of $50 or more to communicate to the City Council on behalf of another, and employees speaking on behalf of their employer, must so identify themselves prior to addressing City Council. Failure to do so shall be a misdemeanor and punishable by a fine of $250. While all comments are welcome, the Brown Act does not allow City Council to take action on any item not on the agenda. City Council and/or City Manager will respond to comments after Public Communications is closed. SPECIAL ORDER OF BUSINESS 1. Appoint City Manager, Scott Mitnick, Human Resources Director, Rebecca Redyk and Irma Moisa Rodriquez as labor negotiators for the Firefighters' Association and the Police Officers' Association. Recommendation - Approve 3 RECESS INTO CLOSED SESSION:City Council may move into a closed session pursuant to applicable law, including the Brown Act (Government Code Section §54960, et seq.) for purposes of conferring with City's Real Property Negotiator; and/or conferring with City Attorney on potential and/or existing litigation; and/or discussing matters covered under Government Code Section §54957 (Personnel); and/or conferring with City's Labor Negotiators. CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Initiation of litigation pursuant to Government 54956.9(d)(4): -1- matter CONFERENCE WITH CITY'S LABOR NEGOTIATOR (Gov't Code 54957.6): -2- Employee Organizations: Firefighters' Association (FFA) and Police Officers' Association. Agency Designated Representatives; City Manager, Scott Mitnick and Human Resources Director, Rebecca Redyk, Irma Moisa Rodriquez, 6:00 PM — CONVENE REGULAR SESSION CALL TO ORDER INVOCATION — Pastor Seth McKenna, The Bridge Church PLEDGE OF ALLEGIANCE — Council Member Nicol ROLL CALL PUBLIC COMMUNICATIONS — (Related to City Business Only — 5 minute limit per person, 30 minute limit total) Individuals who have received value of $50 or more to communicate to the City Council on behalf of another, and employees speaking on behalf of their employer, must so identify themselves prior to addressing the City Council. Failure to do so shall be a misdemeanor and punishable by a fine of $250. While all comments are welcome, the Brown Act does not allow Council to take action on any item not on the agenda. The Council will respond to comments after Public Communications is closed. SPECIAL PRESENTATIONS a) Asian American Pacific Islander Pacific (AAPI) Heritage Month b) Arbor Day Foundation Tree City USA c) Public Works Week d) COVID-19 Update CITY MANAGER FOLLOW-UP COMMENTS — (Related to Public Communications) 10 A. PROCEDURAL MOTIONS Consideration of a motion to read all ordinances and resolutions on the Aaenda by title only. Recommendation - Approval B. CONSENT 2. City Council Meeting Minutes Recommendation - Approve special and regular meeting minutes of May 4, 2021. 3. Warrants Demand Register for Period of April 19, 2021 through April 30, 2021 Recommendation - Ratify Payroll and employee benefit Checks; Checks released early due to contracts or agreement; Emergency disbursements and/or adjustments; and, Wire transfers. Approve the following Warrant Demand Register numbers 15A and 15B: Warrant numbers 3035527 through 3035680, and 9001976 through 9002021. 4. Agreement to Renew Beach Cities Transit Line 109 for FY 2021-2022 Recommendation - 1. Approve a one-year renewal of the agreement with Beach Cities Transit for operation of Line 109 for FY 2021-2022. 2. Authorize the Mayor to execute a Transit Service Operation Agreement. 5. Amendment to Agreement with Kosmont and Associates, Inc. for Real Estate Advisory Consulting Services Recommendation - Authorize the City Manager to execute an amendment to Professional Services Agreement No. 5859 with Kosmont and Associates, Inc. for an additional $35,000, increasing the agreement amount from $44,000 to $79,000. 6. Ordinance Amending the El Segundo Municipal Code to Allow Noncommercial Backyard Beekeeping in the Single -Family Residential (R- 1) Zone District Recommendation - Waive second reading and adopt an ordinance amending Titles 6, 7 and 15 of the El Segundo Municipal Code to allow backyard beekeeping on single-family residential zoned (R-1) properties and establish requirements. (The proposed ordinance (zone text amendment) is exempt from further review under the California Environmental Quality Act ("CEQA') pursuant to CEQA Guidelines § 15061(b)(3)), because it consists only of minor revisions to existing zoning regulations and related procedures and does not have the potential for causing a significant effect on the environment.) 7. Convert the Human Resources Manager Classification from Civil Service to At -Will Status, and Adopt Revised Classification Specification and �1 Examination Plan Recommendation - 1. Approve the conversion of the Human Resources Manager classification from Civil Service to At -Will status. 2. Adopt the revised class specification for the Human Resources Manager position. 3. Approve and adopt the proposed examination plan for Human Resources Manager. C. PUBLIC HEARINGS 8. Implementation Actions for Proposed Development Project Located at 650 and 700 N. Pacific Coast Highway and 737 Lairport Street (Ordinance Amending the Municipal Code to Amend the Definition of Floor Area; Resolution Approving the Mitigated Negative Declaration and Adopting a Mitigation Monitoring and Reporting Program; and, Resolution Approving Vesting Tentative Parcel Map No. 83129 and Site Plan Review) Recommendation - 1. Waive first reading and introduce an ordinance amending El Segundo Municipal Code (ESMC) Section 15-1-6 to exempt any portion of a structure that is devoted to parking from counting towards the net floor area of the building; and schedule a second reading for the June 1, 2021 City Council Meeting. 2. Adopt a resolution approving the Mitigated Negative Declaration and adopting a Mitigation Monitoring and Reporting Program. 3. Adopt a resolution approving Vesting Tentative Parcel Map No. 83129 (SUB 20-03) and Site Plan Review (20-30). (An Initial Study/Mitigated Negative Declaration of environmental impacts was prepared pursuant to 14 California Code of Regulations § 15063 and is being considered as part of this project.) D. STAFF PRESENTATIONS 9. Proposed Pension Obligation Bonds Preliminary Official Statement, Continuing Disclosure Certificate, and Bond Purchase Agreement. Recommendation - 1. Adopt a resolution approving proposed Preliminary Official Statement, Continuing Disclosure Certificate, and Bond Purchase Agreement related to issuance of Pension Obligation Bonds. 2. Approve Pension Obligation Bonds issue size (Ad Hoc Pension Committee recommends using a 100% Unfunded Actuarial Liability funding amount). 3 10. Ordinance Amending the Municipal Code to Address the Accumulation of Abandoned Items in Parkways, and Prohibit the Placement Garbage Cans in Front of Neighboring Properties Recommendation - 1. Waive the first reading and introduce ordinance amending Chapter 7-1 of the El Segundo Municipal Code to prohibit abandoned items and junk in parkways, and to prohibit the placement of garbage cans in front of neighboring properties. 2. Schedule the second reading of the ordinance for the June 1, 2021 City Council meeting. (This Ordinance is categorically exempt from review under the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA') and the regulations promulgated thereunder (14 California Code of Regulations §§ 1500, et seq., the "CEQA Guidelines') because it consists of an action taken by the City to ensure the maintenance and protection of the environment. Accordingly, the Ordinance constitutes a Class 8 exemption pursuant to CEQA Guidelines § 15308. Further, it can be seen with reasonable certainty the ordinance will not have a significant effect on the environment; therefore, it is exempt from review under CEQA. (CEQA Guidelines § 15061(b) (3).) 11. El Segundo Boulevard Parallel Parking Pilot Project Update Recommendation - 1 . Authorize staff to remove pylons and parallel parking stalls along El Segundo Boulevard from Main Street to Sheldon Street. 2. Restripe El Segundo Boulevard to its original condition. 3. Develop an alternative pilot parking project (including the conversion of some Smoky Hollow two-way streets to one-way streets and the use of angled parking) and report back to the City Council with an implementation recommendation by October 5, 2021. E. COMMITTEES, COMMISSIONS AND BOARDS PRESENTATIONS 12. Diversity, Equity, and Inclusion Committee Update and Recommendations Recommendation - 1. Receive and file update. 2. Authorize the Diversity, Equity, and Inclusion Committee to implement recommended action items. 13. Appointments to the Library Board of Trustees Recommendation - Announce Library Board of Trustees appointees. F. REPORTS — CITY CLERK 7 G. REPORTS - CITY TREASURER H. REPORTS - COUNCIL MEMBERS Council Member Giroux Council Member Nicol Council Member Pirsztuk Mayor Pro Tern Pimentel Mayor Boyles I. REPORTS - CITY ATTORNEY J. REPORTS/FOLLOW-UP - CITY MANAGER CLOSED SESSION The City Council may move into a closed session pursuant to applicable law, including the Brown Act (Government Code Section §54960, et seq.) for the purposes of conferring with the City's Real Property Negotiator; and/or conferring with the City Attorney on potential and/or existing litigation; and/or discussing matters covered under Government Code Section §54957 (Personnel); and/or conferring with the City's Labor Negotiators. REPORT OF ACTION TAKEN IN CLOSED SESSION (if required) MEMORIAL ADJOURNMENT POSTED: DATE: May 14, 2021 TIME: 10:30pm BY: Mona F. Shilling rotlama..t.lton "�,fQ..°�`.`"m�° WHEREAS, Asian American Pacific Islander Heritage Month is observed nationwide throughout the month of May in recognition of the positive influence and numerous contributions of our Asian American Pacific Islander (AAPI) communities to our state and our country; and WHEREAS, Asian Americans and Pacific Islanders visit, work, and live in El Segundo, and have contributed to our City's rich history, culture, economy, and public service; and WHEREAS, We are reminded that we must not fear our diversity or our difference, but celebrate them, as they make us a richer community, and we celebrate the importance of inclusion to building a more diverse, equitable and inclusive future for El Segundo; and WHEREAS, We commit to recognizing and confronting racism and hate of all kinds against Asian Americans and Pacific Islanders, and recognize the structural discrimination, prejudice and injustice experienced by the AAPI community, and the increased levels of harassment, discrimination and violence perpetrated on the AAPI community due to COVID-19 misconceptions and bigotry and; NOW, THEREFORE, on this 18th day of May, 2021, the Mayor and Members of the City Council of the City of El Segundo, California, hereby proclaim May 2021 as "Asian American Pacific Islander Heritage Month", and commit to joining the celebration of AAPI Heritage Month every year during the month of May, and commit to providing comprehensive support to our Asian American Pacific Islander communities, and to ensuring that El Segundo is an equitable and welcoming place for all. The City Council of the City of El Segundo further calls upon residents and employees of El Segundo to observe May 2021 as Asian American Pacific Islander Heritage Month in honor of our AAPI residents, employees, and visitors, and to the contributions they continue to make to our community. Mayor (Drew Boyles �44ayor (Pro 2'em CaroC(Pirsztuk Council Member Chris Pimentef Counci( Member Scot Nicol Counci(Mem6erLance Girou.�c crogtlitiDTY Citp of (El *Cgunao, California WHEREAS, In 1872, the Nebraska Board of Agriculture established a special day to be set aside for the planting of trees; and WHEREAS, This holiday, called Arbor Day, was first observed with the planting of more than a million trees in Nebraska and is now observed throughout the nation and the world; and WHEREAS, Trees can be a solution to combating climate change by reducing the erosion of our precious topsoil by wind and water, cutting heating and cooling costs, moderating the temperature, cleaning the air, producing life-giving oxygen, and providing habitat for wildlife; and WHEREAS, Trees are a renewable resource giving us paper, wood for our homes, fuel for our fires, and countless other wood products; and WHEREAS, Trees in our city increase property values, enhance the economic vitality of business areas, and beautify our communities; and WHEREAS, Trees, wherever they are planted, are a source of joy and spiritual renewal. NOW, THEREFORE, the Mayor and members of the City Council of the City of El Segundo, California, join with communities in recognizing National Arbor Day, April 30, 2021 and urge all citizens to support efforts to protect trees and woodlands and urge all citizens to plant trees to gladden the heart and promote the well-being of this and future generations. Mayor Drew Boyfes Mayor Pro Tem Carof(Pirsvuk Councd9Yember Chris Pimentef Counci(MemberScot Akof CouncifVemberLance Girou,� rortamatt"011 Citp of (9C &egunbo, California WHEREAS, Public works professionals focus on infrastructure, facilities and services that are of vital importance to sustainable and resilient communities and to the public health, high quality of life and well-being of the people El Segundo; and WHEREAS, These infrastructure, facilities and services could not be provided without the dedicated efforts of public works professionals, who are engineers, managers and employees at all levels of government and the private sector, who are responsible for rebuilding, improving and protecting our nation's transportation, water supply, water treatment and solid waste systems, public buildings, and other structures and facilities essential for our citizens; and WHEREAS, It is in the public interest for the citizens, civic leaders and children in City of El Segundo to gain knowledge of and to maintain an ongoing interest and understanding of the importance of public works and public works programs in their respective communities; and WHEREAS, The year 2021 marks the 61St annual National Public Works Week sponsored by the American Public Works Association/Canadian Public Works Association be it now. NOW, THEREFORE, the Mayor and members of the City Council of the City of El Segundo, California, hereby designate the week of May 16 — 22, 2021 as National Public Works Week and urge all citizens to join with representatives of the American Public Works Association/Canadian Public Works Association and government agencies in activities, events and ceremonies designed to pay tribute to our public works professionals, engineers, managers and employees and to recognize the substantial contributions they make to protecting our national health, safety, and quality of life. Wayorbrew Boyles Mayor (Pro gem Carol (Pirs&uk Councif9dember Chris T'imenter Council MemberScot Nicol Council Member Lance Giroux {:ICVoy ELSEGUNDO City Council Agenda Statement Meeting Date: May 18, 2021 Agenda Heading: CONSENT TITLE: City Council Meeting Minutes RECOMMENDATION: Approve special and regular meeting minutes of May 4, 2021. FISCAL IMPACT: BACKGROUND: DISCUSSION: CITY STRATEGIC PLAN COMPLIANCE: PREPARED BY: Tracy Weaver, City Clerk REVIEWED BY: APPROVED BY: Mona Shilling, Deputy City Clerk II I_riff_[91:I411&*11>191A910"116Z9i11LTA 14011&1'5 1. 2021-05-04 CC Minutes SPECIAL (Budget Study Session) Page 11 of 428 City Council Meeting Minutes May 18, 2021 Page 2 of 2 2021-05-04 CC Minutes Page 12 of 428 SPECIAL MEETING OF THE EL SEGUNDO CITY COUNCIL TUESDAY, MAY 4, 2021 — 3:00 PM Proposed FY 2021-22 Budget Study Session CALL TO ORDER — Mayor Boyles at 3:02 PM (Council on dais, public viewing virtually) PLEDGE OF ALLEGIANCE — Council Member Giroux ROLL CALL Mayor Boyles - Present via teleconferencing Mayor Pro Tern Pimentel - Present via teleconferencing Council Member Pirsztuk - Present via teleconferencing Council Member Nicol - Present via teleconferencing Council Member Giroux - Present via teleconferencing PUBLIC COMMUNICATION — (Related to City Business Only — 5-minute limit per person, 30- minute limit total. None STUDY SESSION OUTLINE Recommendation: City Council to conduct a Budget Study Session and provide direction, as necessary. 1. Study Session Overview — Scott Mitnick, City Manager 2. Background A. City Strategic Plan Follow-up from April 20, 2021 Study Session — Scott Mitnick, City Manager B. FY 2020-2021 Budget Status Update — Joe Lillio, Chief Financial Officer C. Pension Obligation Bonds Update — Joe Lillio, Chief Financial Officer 3. Proposed FY 2021-2022 Budget — Council discussion throughout presentation A. Financial Outlook & Budget Challenges — Joe Lillio, Chief Financial Officer B. Budget Summaries - Joe Lillio, Chief Financial Officer C. Revenues - Joe Lillio, Chief Financial Officer D. Appropriations (by Fund & Department) — Joe Lillio, Chief Financial Officer E. Capital Improvement Program (CIP) — Scott Mitnick, City Manager and Elias Sassoon F. Financial & Reserve Policies — Joe Lillio, Chief Financial Officer Council discussion items • Add the El Segundo Beach Lifeguard Station to the 5-year CIP plan. • Possible funding to maintain the Entryway Project(s). • Commence the CIP Committee before the June 15th meeting to revisit the preliminary numbers for the CIP 5-year plan and present updated numbers at the June 15th meeting. • Is Percentage of the Arts program funds allowed to be used for Clubhouse and/or Teen Center repairs/updates. • Interested in the City employing a night and/or weekend code enforcement officer. Page 13 of 428 Adjourned at 5.13 PM Tracy Weaver, City Clerk Page 14 of 428 MEETING MINUTES OF THE EL SEGUNDO CITY COUNCIL TUESDAY, MAY 4, 2021 CALL TO ORDER CLOSED SESSION —Mayor Boyles at 5:23 PM ROLL CALL Mayor Boyles - Present Mayor Pro Tem Pimentel - Present Council Member Pirsztuk - Present Council Member Nicol - Present Council Member Giroux - Present PUBLIC COMMUNICATION — (Related to City Business Only — 5-minute limit per person, 30-minute limit total) None. SPECIAL ORDER OF BUSINESS: Mayor Boyles announced that Council would be meeting in closed session pursuant to the items listed on the Agenda. CLOSED SESSION: City Council may move into a closed session pursuant to applicable law, including the Brown Act (Government Code Section §54960, et seq.) for purposes of conferring with City's Real Property Negotiator; and/or conferring with City Attorney on potential and/or existing litigation, and/or discussing matters covered under Government Code Section §54957 (Personnel); and/or conferring with City's Labor Negotiators as follows: CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION (Gov't Code 54956.9(d)(1): -2- matters 1. Vincent Martinez (retired Police Officer) v. City of El Segundo, Workers Compensation Appeals Board Case No. ADJ9743234 2. Richard Guyer (retired Fire Department Battalion Chief) v. City of El Segundo, Workers Compensation Appeals Board Case No. ADJ9894247 Mayor Boyles recessed Closed Session at 5:40 PM 6:00 PM — CONVENE REGULAR SESSION CALL TO ORDER —Mayor Boyles at 6:08 PM (Council on dais and public virtually) INVOCATION — Mayor Boyles PLEDGE OF ALLEGIANCE — Council Member Pirsztuk MINUTES OF REGULAR COUCIL MEETING MAY 04, 2021 PAGE 1 Page 15 of 428 ROLL CALL Mayor Boyles - Present Mayor Pro Tern Pimentel - Present Council Member Pirsztuk - Present Council Member Nicol - Present Council Member Giroux - Present PUBLIC COMMUNICATIONS — (Related to City Business Only — 5-minute limit per person, 30 minute limit total) Corrie Zupo, resident, commented on item D5 and several other environmental concerns. Melissa Cueto, resident, in favor of a Proclamation for Asian American Islander Pacific (AAIP) Heritage Month. John Pickhaver, resident, resident, in favor of a Proclamation for Asian American Islander Pacific (AAIP) Heritage Month. Anya Goldstein, resident, resident, in favor of a Proclamation for Asian American Islander Pacific (AAIP) Heritage Month. Carola Nott, resident, commented on the ESUSD plans for a gym on the Middle School Campus. Ben Watkins, resident, resident, in favor of a Proclamation for Asian American Islander Pacific (AAIP) Heritage Month. Ed Czerwinski, resident, commented on the ESUSD plans for a gym on the Middle School Campus. Debra Deets, resident, commented on the ESUSD plans for a gym on the Middle School Campus. The following names were read into the record in favor of a Proclamation for Asian American Islander Pacific (AAIP) Heritage Month. Keith Puckett, Jon Michaels, Meisha Collins, Scott Wilson, David Tong, Jodi Neitz, David Holop, Reba Hoeschler, Rena Kokalari and Sean Gale. Cynthia Canino, resident, emailed comments regarding allegations made by resident K. Puckett regarding the Police Chief and the Police Department. The following residents were in support of the written communication; Gary Andrew, Michelle Mossman, Josh King, Daria, Hubert, Ehren Weigert, Brenda Boblitt, Jeff and Leila Schuh, Victoria Freeman, Kevin Siegel, Katie Matthews, Tiffany Butcher and La Toya Johnson. CITY MANAGER FOLLOW-UP COMMENTS: Mr. Mitnick stated a proclamation for the AAIP Heritage month will be added to the May 18t" meeting, mentioned the City has no jurisdiction over School District Capital projects, will follow-up with Ms. Zupo, and mentioned no formal complaint has been filed by Mr. Puckett. SPECIAL PRESENTATIONS a) Commendation read by Mayor Boyles commending Jack Crawford on his Eagle Scout Project. Jack built a bench (viewing station) on Grand Avenue for everyone to view John Van Hemersveld's Water Tank Mural. MINUTES OF REGULAR COUCIL MEETING MAY 04, 2021 PAGE 2 Page 16 of 428 b) Proclamation read by Council Member Pirsztuk proclaiming May 2021 as "El Segundo PTA's Jump for Education Month. c) Proclamation read by Mayor Pro Tern Pimentel proclaiming May 9 - 15, 2021 as National Police Week and presented to Chief Whalen. Please observe May 15, 2021 as Peace Officers Memorial Day. d) Chief Whalen introduced this year's Police Department Sworn and Professional Staff Employees of the Year, Julissa Solano, Sr. Management Analyst and Armando Rodriquez. e) Chief Donovan introduced Captain Andy Powell this year's Fire Department Employee of the Year. f) City Clerk Weaver presented the recently Elected Council Members, Treasurer and City Clerk their Certificates of Election. g) COVID-19 Update presented by Fire Chief Donovan h) Scott Mitnick congratulated Sam Lee, Development Services Director on this retirement from the City of El Segundo and presented Sam with a few gifts from the City. A. Read all Ordinances and Resolutions on the Agenda by Title Only. MOTION by Council Member Giroux, SECONDED by Council Member Pirsztuk to read all ordinances and resolutions on the agenda by title only. MOTION PASSED BY UNANIMOUS VOICE VOTE. 5/0 B. CONSENT Approve Special City Council Meeting minutes of April 19, 2021, Special City Council Meeting minutes of April 20, 2021 (Strategic Planning Session), Closed and Regular City Council Meeting minutes of April 20, 2021 and Special City Council Meeting Minutes of April 27, 2021. 2. Ratify payroll and employee benefit checks; checks released early due to contracts or agreement; emergency disbursements and/or adjustments; and wire transfers and approve the following warrant demand register from April 4, 2021 — April 22, 2021; numbers 13B, 14A, and 14B: Warrant numbers 3035231 through 3035526, and 9001964 through 9001975. (Fiscal Impact: The warrants presented were drawn in payment of demands included within the Adopted FY2020-21 Budget and total $4,648,595.00 ($1,159,737.04 in check warrants and $3,488,857.96 in wire warrants)) 3. Adopt Resolution No. XXX approving Final Vesting Parcel Map No. 82473 (335 Penn St) and authorize City Staff and the City Clerk to sign and record said map. (Fiscal Impact: None) MINUTES OF REGULAR COUCIL MEETING MAY 04, 2021 PAGE 3 Page 17 of 428 4. Adopt Resolution No. XXX approving Final Vesting Parcel Map No. 74692 (224 Whiting St), and authorize City Staff and the City Clerk to sign and record said map. (Fiscal Impact: None) MOTION by Council Member Pirsztuk, SECONDED by Council Member Nicol, approving Consent Agenda item 1, 2, 3, and 4. MOTION PASSED BY UNANIMOUS VOICE VOTE. 5/0 C. PUBLIC HEARING: None D. STAFF PRESENTATIONS Items 5 and 6 switched order 6. Comprehensive Annual Financial Report for Fiscal Year Ending September 30, 2020 (Fiscal Impact: None) Tiffany Fung, Clifton Larson Allen consultant gave a presentation. Joe Lillio, Chief Financial Officer answered Council's questions. Council discussion Council consensus to receive and file. 5. Ordinance Amending the El Segundo Municipal Code to Allow Noncommercial Backyard Beekeeping in the Single -Family Residential (R-1) Zone District. (Fiscal Impact: There are no direct fiscal impacts associated with amending the Municipal Code. Indirect cost of staff time will be absorbed via City's adopted FY 2020-2021 Annual Budget) (The proposed ordinance (zone text amendment) is exempt from further review under the California Environmental Quality Act ("CEQA') pursuant to CEQA Guidelines § 15061(b)(3)), because it consists only of minor revisions to existing zoning regulations and related procedures and does not have the potential for causing a significant effect on the environment) Elias Sassoon, Public Works Director reported on the item. Council discussion David King, Assistant City Attorney, read the Ordinance by title only. ORDINANCE NO. 1624 MINUTES OF REGULAR COUCIL MEETING MAY 04, 2021 PAGE 4 Page 18 of 428 AN ORDINANCE AMENDING TITLES 6,7, AND 15 OF THE EL SEGUNDO MUNICIPAL CODE TO ALLOW NONCOMMERCIAL, BACKYARD BEEKEEPING ON SINGLE-FAMILY RESIDENTIAL ZONED PROPERTIES. Council Member Giroux introduced Ordinance No.1624. Second reading and possible adoption of the Ordinance is scheduled for the regular City Council meeting of May 18, 2021. 7. Development Services Director Salary Range Adjustment (Fiscal Impact: The proposed salary range is 10% greater than the current salary range. With the retirement of the current Development Services Director, the fiscal impact of the revised salary range will depend on the actual salary of the replacement Director, which will not be known until after the recruitment is concluded in two to three months. The proposed FY 2021-2022 General Fund Budget which will be submitted to City Council on June 15 will include sufficient funding for this position. The potential salary cost increase of this position (if any) will be offset by the start date of the selected individual. The intent is to ensure that the salary range adjustment remains revenue and expenditure neutral) Rebecca Redyk, Human Resources Director reported on the item. Council Discussion David King, Assistant City Attorney read the resolution by title only. RESOLUTION NO. XXX A RESOLUTION ESTABLISHING BASIC MONTHLY SALARY RANGE FOR A FULL TIME JOB CLASSIFICATION MOTION by Council Member Nicol, SECONDED by Council Member Giroux approving Resolution No. XXX. MOTION PASSED BY VOICE VOTE. 3/2 YES Giroux Nicol Pirsztuk NO Boyles Pimentel E. COMMITTEES, COMMISSIONS AND BOARDS PRESENTATIONS: None F. REPORTS — CITY CLERK — Passed G. REPORTS — CITY TREASURER — Passed H. REPORTS — COUNCIL MEMBERS Council Member Giroux — Praised ESUSD on the Sr. Prom held on Friday, April 30, 2021, and thanked City staff for their involvement with the event. Council Member Nicol — Thanked staff from all departments for a job well done this year and thanked the residents as well for their commitment to community engagement. MINUTES OF REGULAR COUCIL MEETING MAY 04, 2021 PAGE 5 Page 19 of 428 Council Member Pirsztuk — Thanked all departments involved with finishing the Chamber AV project and enabling Council to conduct the meeting from the dais. Thanked the Rec and Park department for completing the Acacia Park project. Mayor Pro Tern Pimentel — Passed Mayor Boyles — Provided highlights the Board of Directors from the South Bay Council of Governments have taken action on. Expressed sympathy and concern for India and residents who may family in the country. J. REPORTS/FOLLOW-UP — CITY MANAGER — Mentioned the upcoming items for the May 18, 2021 City Council Meeting. Had Darnell Jenkins step into Chamber to thank him and his team for a job well done on the Chamber AV Project and congratulate his team for a successful first meeting back in Chamber. MEMORIALS — None ADJOURNED at 8.20 PM Tracy Weaver, City Clerk MINUTES OF REGULAR COUCIL MEETING MAY 04, 2021 PAGE 6 Page 20 of 428 {:ICVoy ELSEGUNDO City Council Agenda Statement Meeting Date: May 18, 2021 Agenda Heading: CONSENT TITLE: Warrants Demand Register for Period of April 19, 2021 through April 30, 2021 RECOMMENDATION: Ratify Payroll and employee benefit Checks; Checks released early due to contracts or agreement; Emergency disbursements and/or adjustments; and, Wire transfers. Approve the following Warrant Demand Register numbers 15A and 1513: Warrant numbers 3035527 through 3035680, and 9001976 through 9002021. FISCAL IMPACT: The warrants presented were drawn in payment of demands included within the Adopted FY2020-21 Budget and total $2,063,850.29 ($742,023.80 in check warrants and $1,321,826.49 in wire warrants). BACKGROUND: California Government Code Section 37208 provides General Law cities flexibility in how budgeted warrants, demands, and payroll are audited and ratified by their legislative body. Pursuant to Section 37208 of the California Government Code, warrants drawn in payment of demands certified by the City's Chief Financial Officer and City Manager as conforming to the authorized expenditures set forth in the City Council adopted budget need not be audited by the City Council prior to payment, but may be presented to the City Council at the first meeting after delivery. In government finance, a warrant is a written order to pay that instructs a federal, state, county, or city government treasurer to pay the warrant holder on demand or after a specific date. Such warrants look like checks and clear through the banking system like checks. Warrants are issued for payroll to individual employees, accounts payable to vendors, to local governments, and to companies or individual taxpayers receiving a refund. DISCUSSION: Page 21 of 428 Warrants Demand Register for Period of April May 18, 2021 Page 2 of 2 The attached Warrants Listing delineates the warrants that have been paid for the period identified above. The Chief Financial Officer certifies that the listed warrants were drawn in payment of demands conforming to the adopted budget and that these demands are being presented to the City Council at its first meeting after the delivery of the warrants. CITY STRATEGIC PLAN COMPLIANCE: Goal 5: Champion Economic Development and Fiscal Sustainability Objective 5B: El Segundo approaches its work in a financially strategic and responsible way. PREPARED BY: Joseph Lillio, Chief Financial Officer REVIEWED BY: Joseph Lillio, Chief Financial Officer APPROVED BY: Barbara Voss, Deputy City Manager ATTACHED SUPPORTING DOCUMENTS: 1. Register 15a 2. Register 15b Page 22 of 428 - 15 Qy 2 W01 - 9001975 J71 CITY OF EL SEGUNDO WARRANT TOTALS BY FUND RECONCILIATION AS OF 05/18/21 REGISTER # 15A WARRANT QUICK VOID TOTAL FUND# FUND NAME AMOUNT CHECKS CHECKS 001 GENERAL FUND 243,744.85 243,744.85 104 TRAFFIC SAFETY FUND - 106 STATE GAS TAX FUND 2,365.00 2,365.00 108 ASSOCIATED RECREATION ACTIVITIES FUND - 109 ASSET FORFEITURE FUND 2,520.00 2,520.00 110 MEASURE"R" - 111 COMM. DEVEL. BLOCK GRANT - 112 PROP "A" TRANSPORTATION - 114 PROP "C'TRANSPORTATION 1,800,00 1,800.00 115 AIR QUALITY INVESTMENT PROGRAM - 116 HOME SOUND INSTALLATION FUND - 117 HYPERION MITIGATION FUND 510.15 510.15 118 TDA ARTICLE 3 - SB 821 BIKEWAY FUND - 119 MTA GRANT - 120 C.O.P.S. FUND - 121 FEMA 122 L.A.W.A. FUND - 123 PSAF PROPERTY TAX PUBLIC SAFETY - 124 FEDERALGRANTS - 125 STATE GRANT - 126 A/P CUPA Program Oversight Surcharge 80.00 80.00 128 SB-1 - 129 Certified Access Specialist Program (CAS - 130 Affordable Housing Fund - 131 County Storm Water Program - 202 ASSESSMENT DISTRICT #73 - 301 CAPITAL IMPROVEMENT FUND 18,525.00 18,525.00 302 INFRASTRUCTURE REPLACEMENT FUND - 401 ECONOMIC UNCERTAINTY - 405 FACILITIES MAINTENANCE - 501 WATER UTILITY FUND 23,153.76 23,153.76 502 WASTEWATER FUND 4,431.61 4,431.61 503 GOLF COURSE FUND 1,215.00 1.215.00 504 PARK VISTA - 505 SOLID WASTE - 601 EQUIPMENT REPLACEMENT - 602 LIABILITY INSURANCE - 603 WORKERS COMP. RESERVE/INSURANCE - 701 RETIRED EMP. INSURANCE - 702 EXPENDABLE TRUST FUND - DEVELOPER FEES 2,200.00 2,200.00 703 EXPENDABLE TRUST FUND - OTHER - 708 OUTSIDE SERVICES TRUST TOTAL WARRANTS $ 300,545.37 $ $ $ 300,545.37 ✓ rtt; PREPARED BY: DATE: APPROVED BY. Jo eph Lillio DATE: cv�. rcm Page 23 of 428 CITY OF EL SEGUNDO PAYMENTS BY WIRE TRANSFER 04/26/21 THROUGH 05/02/21 Date Payee Description 4/26/2021 Unum 266.10 Long Term Care Premium - March 4/29/2021 Cal Pers 11,224.11 EFT Retirement Safety-Fire-PEPRA New 25020 4/29/2021 Cal Pers 24,299.48 EFT Retirement Safety-Police-PEPRA New 25021 4/29/2021 Cal Pers 43,445.74 EFT Retirement Misc - PEPRA New 26013 4/29/2021 Cal Pers 46,074.67 EFT Retirement Misc - Classic 27 4/29/2021 Cal Pers 62,701.10 EFT Retirement Safety Police Classic - 1 st Tier 28 4/29/2021 Cal Pers 59,673.02 EFT Retirement Safety Fire- Classic 30168 4/29/2021 Cal Pers 6,443.18 EFT Retirement Sfty Police Classic-2nd Tier 30169 4/29/2021 Cal Pers 13,188.69 Replacement Benefit Contributions 4/29/2021 Manufacturers & Traders 4,924.53 457 payment Vantagepoint 4/29/2021 Manufacturers & Traders 1,130.77 401(a) payment Vantagepoint 04/19/21-04/25/21 Workers Comp Activity 18,910.12 SCRMA checks issued 04/19/21-04/25/21 Liability Trust - Claims 0.00 Claim checks issued 04/19/21-04/25/21 Retiree Health Insurance 0.00 Health Reimbursment checks issued 292,281.51 DATE OF RATIFICATION: 04/29/21 TOTAL PAYMENTS BY WIRE: Certified as to the accuracy of the wire transfers by: 07- Treasury & Custo er Services Manager Date 3 4� LJ � � i2 T /t Chie ancialOffid6f Date L'_� L/ 1liaasIW00 W1 Information on actual expenditures is available in the City Treasurer's Office of the City of El Segundo. 292,281.51 PACity Treasurer\Wire Transfers\Wire Transfers 10-01-20 to 6-30-21 4/29/2021 1/1 Page 24 of 428 CITY OF EL SEGUNDO WARRANT TOTALS BY DEPARTMENT AS OF 05/18/21 REGISTER # 15A DEPT# NAME TOTAL GENERAL FUND DEPARTMENTAL EXPENDITURES GENERAL GOVERNMENT 1101 City Council 104.92 1201 City Treasurer 200.00 1300 City Clerk 144.00 2101 City Manager 9,991.74 2201 City Attorney 2401 Economic Development 5,108.03 2402 Planning 405.84 2500 Administrative Services 29,621.46 2601 Government Buildings 71,248.42 2700 Community Outreach/Planning 2900 Nondepartmental 11.842.41 6100 Library 3,725.13 2102 Communications 132,391.95 PUBLIC SAFETY 3100 Police 7,296.24 3200 Fire 4,132.61 2403 Building Safety 2404 Ping/Bldg Sfty Administration 453.14 11,881.99 PUBLIC WORKS 4101 Engineering 9,891.91 4200 Streets/Park Maintenance 21545.12 4300 Wastewater 4,876.17 4601 Equipment Maintenance 8,971.21 4801 Administration 280.00 45,564.41 COMMUNITY DEVELOPMENT 5100,5200 Recreation & Parks 7,057.88 5400 Centennial 7,057.88 EXPENDITURES CAPITAL IMPROVEMENT 18,525.00 ALL OTHER ACCOUNTS 85.124.14 TOTAL WARRANTS 300,545.37 V' Page 25 of 428 CITY OF EL SEGUNOo WARRANTS TOTALS BY FUND 3035607- 3035600 DATEOFAPAROVAL: ASOFC511821 REGISTER 158 9002021 - 9002021 001 GENERALFUND 200,636.35 104 TRAFFIC SAFETY FUND - 106 STATE GAS TAX FUND - 108 ASSOCIATED RECREATION ACTIVITIES FUND - 109 ASSET FORFEITURE FUND 4.554.63 it() MEARURE"R" 11.756.48 111 COMM. REVEL. BLOCK GRANT - 112 PROP "A' TRANSPORTATION 3011,00 114 PROP"C"TRANSPORTATION 117.107,26 115 AIR QUALITY INVESTMENT PROGRAM - 116 HOME SOUND INSTALLATION FUND - 117 HYPERION MITIGATION FUND - 118 TDA ARTICLE 3- SO 821 SIKEWAY FUND - 119 MTA GRANT - 121 FEMA 120 C.O.P.S. FUND - 122 LA.W.A, FUND - 123 PSAF PROPERTY TAX PUBLIC SAFETY - 124 FEDERAL GRANTS - 125 STATE GRANT 10190 128 A1P CUPA PROGRAM OVERSIGHT SURCHARGE - 128 SS-1 60.00 129 CERTIFIED ACCESS SPECIALIST PROGRAM 3.80 130 AFFORDABLE HOUSING - 131 COUNTY STORM WATER PROGRAM - 202 ASSESSMENT DISTRICT #73 301 CAPITAL IMPROVEMENT FUND 17,900.00 302 INFRASTRUCTURE REPLACEMENT FUND - 405 FACILITIES MAINTENANCE - 501 WATER UTILITY FUND 26.443.70 502 WASTEWA7ERFUND 5.833.94 $03 GOLFCOURSEFUND - 504 PARK VISTA - 505 SOLID WASTE 42.410.00 Got EQUIPMENT REPLACEMENT - 602 LIABILITY INSURANCE - 603 WORKERS COMP. RESERVEIINSURANCE - 701 RETIRED EMP. INSURANCE - 702 EXPENDABLE TRUST FUND -DEVELOPER FEES 665,37 703 EXPENDABLE TRUST FUND - OTHER 13,482.00 708 OUTSIDE SERVICES TRUST TOTAL WARRANTS $ 441,4M,13 STATE OF CALIFORNIA COUNTY OF LOS ANGELES Information on actual expenditures is available in the Director of Finance's office in the C4y of El Segundo. I certify as to the accuracy of Me Demands and the availability of fund for payment thereof_ For Approval: Regular checks held for City council aulhofizalion to release. CODES: VOID CHECKS DUE TO ALIGNMENT- N!A A= Payroll and Employee Ben@ft Checks AP & U = Computer generated Release disbursements andlor adjustments approved by the City VOID CHECKS DUE TO INCORRECT CHECK DATE: reimbursements. various refunds. Contract employee services consistent wilh current contractual Manager. Such as: payments for utility services, petty cash and employee travel expense agreements, instances where prompt payment discounts can be obtained or late payment penalties VOID CHECKS DUE TO COMPUTER SOFTWARE ERROR: can be avoided or when a situation arises that The City Manager approves. H- Handwritten Early Release disbufselnents andlor adyuslmenls approved by the City Manager. NOTES 4\ -1 CHIEF FINANCIAL OFFICER CITY MANAGER fr / 1•� rll/// 1' /`, /J PATE: DATE: ILrC �1 �- ) `— % — Page 26 of 428 CITY OF EL SEGUNDO PAYMENTS BY WIRE TRANSFER 05/03/21 THROUGH 05/09/21 Date Payee Description 5/3/2021 IRS 313,804.35 Federal941 Deposit 5/3/2021 Employment Development 5,818.59 State SDI payment 5/3/2021 Employment Development 76,390.79 State PIT Withholding 5/3/2021 ExpertPay 1,670.75 EFT Child support payment 5/3/2021 Manufacturers & Traders 4,000.00 457 payment Vantagepoint 5/3/2021 California EDD 14,849.75 Reconciliation payment 5/3/2021 California EDD 2,528.67 Reconciliation payment 5/3/2021 California EDD 497.87 Reconciliation payment 5/7/2021 Cal Pers 573,310.07 EFT Health Insurance Payment 04/26/21-05/02/21 Workers Comp Activity 25,285.43 SCRMA checks issued 04/26/21-05/02/21 Liability Trust - Claims 0.00 Claim checks issued 04/26/21-05/02/21 Retiree Health Insurance 11,388.71 Health Reimbursment checks issued DATE OF RATIFICATION: 05/07/21 TOTAL PAYMENTS BY WIRE: Certified as to the accurac LItlewire transfers by: Treasury & CustomeJ,§ervices Manager Chief' nancialOffrcer i r i - anager 1, 029, 544.98 Date �n 'S —& y 1 Date S—c�—zt Date Information on actual expenditures is available in the City Treasurer's Office of the City of El Segundo. 1,029,544.98 PACity TreasurerMire TransferslWire Transfers 10-01-20 to 6-30-21 5/7/2021 1 /1 Page 27 of 428 CITY OF EL SEGUNDO WARRANT TOTALS BY DEPARTMENT AS OF 05/16121 REGISTER # 15B DEPT# NAME TOTAL GENERAL FUND DEPARTMENTAL EXPENDITURES GENERAL GOVERNMENT 1101 City Council 15.29 1201 City Treasurer 1300 City Clerk 3.777,29 2101 City Manager 7.688.66 2201 City Attorney 2401 Economic Development 114.43 2402 Planning 336.77 2500 Administrative Services 43,638.45 2601 Government Buildings 32.465.27 2700 Community Outreach/Planning 1,934.30 2900 Nondepartmental 20,205.28 6100 Library 5.344.44 2102 Communications 27,922A5 143,442,33 PUBLIC SAFETY 3100 Police 20.193.79 3200 Fire 12,724.63 2403 Building Safety 2404 PIng1Bldg,SftyAdministration 454.42 33,372A4 PUBLIC WORKS 4101 Engineering 17,966.07 4200 Streets/Park Maintenance 1372.79 4300 Wastewater 1,777.50 4601 Equipment Maintenance 6,190.07 4801 Administration 27.306.43 COMMUNITY DEVELOPMENT 5100,5200 Recreation & Parks 13,076.76 5400 Centennial 13,076.76 EXPENDITURES CAPITAL IMPROVEMENT ALL OTHER ACCOUNTS TOTAL WARRANTS 17.900.00 206,380.07 441.478.43 'V1 Page 28 of 428 {:ICVoy ELSEGUNDO City Council Agenda Statement Meeting Date: May 18, 2021 Agenda Heading: CONSENT TITLE: Agreement to Renew Beach Cities Transit Line 109 for FY 2021-2022 RECOMMENDATION: 1. Approve a one-year renewal of the agreement with Beach Cities Transit for operation of Line 109 for FY 2021-2022. 2. Authorize the Mayor to execute a Transit Service Operation Agreement. FISCAL IMPACT: There is no impact to the FY 2021-2022 Budget. BACKGROUND: Since August 2006, Beach Cities Transit (BCT) has operated Line 109 from Redondo Beach to the LAX Transit Center, passing through the cities of Hermosa Beach, Manhattan Beach, and El Segundo. In July 2006, these South Bay communities came together to collectively fund a portion of the operating costs for a new BCT Line (designated Line 109) to provide bus service in lieu of the discontinued Metropolitan Transportation Authority's (Metro) Line 439. Line 109 encompasses northbound and southbound stops with nearly 40% of the route within El Segundo city limits. Major destinations on Line 109 include the LAX City Bus Center, the Aviation Green Line Station, the Douglas Green Line Station, downtown Manhattan Beach, Manhattan Village Mall, downtown El Segundo, Plaza El Segundo, The Point, the Hermosa Beach Pier, the Redondo Beach Pier, and Riviera Village. Beach Cities Transit, a community -based transit system operated by the City of Redondo Beach, is designated as an "included operator" in Los Angeles County. As such, BCT is eligible to receive funding from Metro to partially fund local transit Page 29 of 428 Renew Beach Cities Transit Line 109 Agreement May 18, 2021 Page 2 of 3 operating expenses. The four participating cities proportionally share any remaining costs (based on route miles within each jurisdiction) for the annual operations of the service. The City of El Segundo's contribution is paid for by Proposition C Funds, an annual allocation from Los Angeles County designated to support public transportation. The City's financial commitment was approximately $40,000 in FY 2016-2017 and approximately $22,000 in FY 2018-2019 DISCUSSION: Due to increased dedicated transit funding from LA County as well as other operational funding sources, the City of Redondo Beach has been able to operate Beach Cities Transit without contributions from El Segundo, Manhattan Beach, and Hermosa Beach during the past two years. Additional Federal transit relief funds will help the City of Redondo Beach operate Beach Cities Transit without contributions from the cities for FY 2021-2022. The City of Redondo Beach requests the City of El Segundo approve a one-year agreement in a form approved by the City Attorney to participate in Line 109 to continue to operate the transit service and serve the South Bay's residents, businesses, and employers. The cities of Manhattan Beach and Hermosa Beach are expected to renew their participation. CITY STRATEGIC PLAN COMPLIANCE: Goal 1: Enhance Customer Service, Engagement, and Communication; Embrace Diversity, Equity, and Inclusion Objective 1A: El Segundo Provides unparalleled service to internal and external customers. Goal 4: Develop and Maintain Quality Infrastructure and Technology Objective 4A: El Segundo's physical infrastructure supports an appealing, safe and effective community. Goal 5: Champion Economic Development and Fiscal Sustainability Objective 5A: El Segundo promotes economic growth and vitality for business and the community. Objective 513: El Segundo approaches its work in a financially strategic and responsible way. PREPARED BY: Melissa McCollum, Community Services Director REVIEWED BY: Melissa McCollum, Community Services Director Page 30 of 428 Renew Beach Cities Transit Line 109 Agreement May 18, 2021 Page 3 of 3 APPROVED BY: Barbara Voss, Deputy City Manager ATTACHED SUPPORTING DOCUMENTS: 1. BCT Line 109 Agreement with El Segundo 2021-2022 2. Attachment A: BCT Line 109 Map 3. Attachment B: BCT Line 109 Time Schedule 4. Attachment C: BCT Line 109 Route Service Mile Calculations by City Page 31 of 428 Reach Cities Transit TRANSIT SERVICE OPERATION AGREEMENT BETWEEN THE CITY OF REDONDO BEACH AND THE CITY OF EL SEGUNDO THIS TRANSIT SERVICE OPERATION AGREEMENT (this "Agreement") is entered into by and between the City of Redondo Beach ("Redondo Beach"), on behalf of Beach Cities Transit ("BCT"), which is a division of Redondo Beach, and the City of El Segundo ("El Segundo'). RECITALS A. WHEREAS, pursuant to Government Code section 54981, the legislative body of any local agency (here, El Segundo) may contract with another local agency (here, Redondo Beach) for the performance of municipal services or functions within the territory of the former. B. WHEREAS, on July 1, 2006, Redondo Beach and El Segundo entered into that certain Transit Service Operation Agreement to enable BCT Line 109 as described in Attachment A to take over public transportation services for the discontinued LACMTA Line 439 for a two (2) year term. C. WHEREAS, Redondo Beach and El Segundo subsequently entered into new agreements relating to Line 109 in 2008, 2010, 2011, 2012, 2013, 2015, 2017, 2019 and 2020 (the "2020 Agreement"). D. WHEREAS, the 2020 Agreement expires on June 30, 2021, and the parties desire to enter into a new agreement on the terms and conditions set forth below. NOW THEREFORE, IN CONSIDERATION OF THE MUTUAL PROMISES CONTAINED HEREIN, THE PARTIES AGREE AS FOLLOWS: 1. TERM This Agreement shall be effective as of July 1, 2021, and shall have a one (1) year term expiring on June 30, 2022. El Segundo acknowledges that an agreement in similar form to this Agreement or an amendment may be negotiated for continued Line 109 service beyond June 30, 2022. In the event El Segundo intends to renew this Agreement, El Segundo shall notify Redondo Beach of its intent to renew at least 182 days prior to the expiration of this term. 2. SERVICE DESCRIPTION A. Redondo Beach shall operate Line 109 consistent with the maps shown in attached Attachment A, which is incorporated by reference ("Line 109" or the "Service"). B. Redondo Beach shall operate Line 109 on the days of the week; service times and days; and frequencies of service equal to or better than that which was operated by BCT Page 32 of 428 immediately before the effective date of this Agreement. The current service schedule for Line 109 is illustrated in attached Attachment B, which is incorporated by reference. C. Redondo Beach may adjust the route and schedule of Line 109; however, any changes or reductions to the Service in excess of 10% of service hours shall be brought to El Segundo in writing for review and comment prior to implementation. D. Redondo Beach may, in its sole discretion, enter into contracts for Line 109 service with any other provider of its choice at any time without the approval of El Segundo. Redondo Beach shall be responsible for any and all aspects of administration of the service contract, and shall assure that the contract includes provisions pertaining to insurance, age, maintenance and operation of vehicles, driver qualifications and other similar provisions typical of an agreement of that kind. E. Redondo Beach shall base the percentage of cost for Line 109 on the route service mile calculations, as illustrated in the attached Attachment C. 3. PASSENGER FARES Redondo Beach may charge fares for the Service consistent with its existing fixed -route service as described in Attachment A. Redondo Beach will accept interagency transfers with adjacent transit operators and participate in the EZ Pass Program. Redondo Beach shall retain all farebox revenues. BCT Line 109 passenger fare revenues shall be used to offset operation expenses. 4. FUNDING A. El Segundo shall pay Redondo Beach for costs in associated with operating Line 109 in accordance with this Section. El Segundo shall not pay Redondo Beach for capital costs nor shall El Segundo provide any equipment to operate the Service. B. FY 2021-22: Operations Funding from El Segundo shall be $0 for fiscal year 2021-2022. In the event Redondo Beach incurs a shortfall in funding, El Segundo's funding contribution will be based on the number of miles of the BCT Line 109 route (as described in Attachment C) within El Segundo's boundaries and other cities' Line 109 route miles will not factor into El Segundo's funding contribution. A shortfall occurs when the (1) the estimated costs exceed the (2) estimated operating revenues for the respective fiscal year. The estimated costs shall be based on (1) the prior year's Line 109 service hours multiplied by the applicable service hour rates plus (2) the prior year's fuel costs plus an estimated CPI increase plus (3) estimated costs for RTI systems. The estimated revenues shall be based on the LACMTA funding formula and the prior fiscal year's fare revenues for Line 109. Operating expenses are incorporated in the service hour rates and include without limitation, driver wages, general administration and overhead, and maintenance costs. Real Time Information ("RTI") Systems operating expenses include without limitation, capital equipment, passenger/administration interface programs, cellular and internet hosting of RTI services and report management programs. 2 Page 33 of 428 C. Redondo Beach is responsible for all marketing and promotion of the Service. However, El Segundo may advertise the Service at its sole expense in community newsletters and recreational brochures at its sole expense. El Segundo may also advertise the Service at its sole expense in other mediums, but any reference to BCT in such advertising must be approved in writing by Redondo Beach. The BCT logo cannot be used without Redondo Beach's prior approval. D. On at least a quarterly basis, BCT will meet with El Segundo to develop additional marketing strategies directed towards increasing BCT Line 109 ridership. El Segundo shall provide assistance for public outreach and information to target El Segundo residents and non-resident community members. 5. REPORTINGANVOICING A. Redondo Beach shall report to El Segundo on a quarterly basis, all of the following data for the Line 109 Service: (1) Passengers carried (2) Revenue hours operated (3) Revenue miles operated (4) Total operating costs, including service operating expenses and RTI capital and operating expenses B. Redondo Beach shall submit said report to El Segundo in writing within fifteen (15) days after the end of each reporting quarter. C. Redondo Beach shall submit quarterly reports to El Segundo. D. Redondo Beach shall incorporate Line 109 data into its Federal Transit Administration's National Transit Data (NTD) annual report for the entire BCT fixed route transportation system. Redondo Beach shall provide to El Segundo annual NTD random sampling data which provides the statistics to estimate the number of passengers boarding and alighting by stop in El Segundo, and the total estimated El Segundo passengers. Redondo Beach shall be responsible for any and all aspects of administration of the service contract, and shall include provisions pertaining to insurance. E. El Segundo retains the right to audit the BCT's records of Line 109 Service, and to periodically monitor the Service. F. Redondo Beach shall schedule quarterly joint meetings with the partnering cities of El Segundo, Hermosa Beach, and Manhattan Beach. Redondo Beach will provide a quarterly update of Line 109 services, and discuss coordinated marketing and public outreach efforts and operating and financing issues that affect BCT services. 6. INSPECTION OF RECORDS BCT records relevant to this Agreement shall be available for inspection by El Segundo at all reasonable times for a period of at least three (3) years for each year or after the termination date, whichever comes first. Page 34 of 428 7. NON-DISCRIMINATION No person shall on the grounds of race, color, religion, national origin, ancestry, age, sex, physical or mental disability, be excluded from participation in, or be subject to discrimination in the operation of the Line 109 Service. 8. COORDINATION A. Redondo Beach shall coordinate its BCT services, to the extent practical, so that passengers transferring between transit operators will have minimal waiting times. This coordination will require transit agencies to communicate with each other as many weeks as possible in advance of any planned schedule change to the services that may affect passenger transfers. B. The El Segundo Project Manager for this project shall be the Recreation and Parks Director, or designee. BCT coordinator for this project shall be the Community Services Director or his/her designee. 9. WAIVER OF BREACH The waiver of each party of any breach of any provision of this Agreement shall not operate or be construed as a waiver of any subsequent breach of that same or any other provision. 10. NOTICES A. All notices, requests, demands, or other communications under this Agreement shall be in writing. Notice shall be given as follows: (1) Personal Delivery. Personally delivered to the recipient. Notice is effective on delivery. (2) First Class Mail. First class to the last address of the recipient known to the party giving notice. Notice is effective three mail delivery days after deposit in a United States Postal Service office or mailbox. (3) Certified Mail. Certified mail with return receipt requested. Notice is effective on receipt, if delivery is confirmed by a return receipt. (4) Overnight Delivery. Delivered by an overnight delivery service, charges prepaid or charged to the sender's account. Notice is effective on delivery, if delivery is confirmed by the delivery service. (5) Facsimile Transmission. Sent by fax to the last fax number of the recipient known to the party giving notice. Notice is effective upon receipt. Any notice given by fax shall be deemed received on the next business day if it is received after 5:00 p.m. (recipient's time) or on a non -business day. (6) Email. Sent by email to the last email address of the recipient known to the party giving notice. Notice is effective upon receipt. Any notice given by email shall be deemed received on the next business day if it is received after 5:00 p.m. (recipient's time) or on a non -business day. Addresses for purpose of giving notice shall be as follows: Page 35 of 428 Beach Cities Transit: City of Redondo Beach Transit Operations and Transportation Facilities Manager Attention: Line 109 1922 Artesia Blvd. Redondo Beach, CA 90278 Email: joyce.rooney@redondo.org Fax Number: 310-798-8273 With a copy to: City of Redondo Beach The City Clerk's Office 415 Diamond Street Redondo Beach, CA 90277-2836 Email: city. c�kredondo.org Fax Number: 310- 374-0220 El Segundo: City of El Segundo Melissa McCollum, Community Services Director Attention: Line 109 350 Main Street El Segundo, CA 90245-3813 With a copy to: Email: mmccollum(d),elsegundo.org City of El Segundo City Clerk 350 Main Street El Segundo, CA 90245-3813 Fax Number: 310-615-0529 B. Any correctly addressed notice that is refused, unclaimed, or undeliverable because of an act or omission of the party to be notified, shall be deemed effective as of the first date the notice was refused, unclaimed or deemed undeliverable by the postal authorities, messenger or overnight delivery service. C. Either party may change its address, fax number, or email by giving the other party written notice of the change. 11. SEVERABILITY Should any part, term or provision of this Agreement or any document required herein to be executed be declared invalid, void or unenforceable, all remaining parts, terms and provisions hereof shall remain in full force and effect and shall in no way be invalidated, impaired or affected thereby. 5 Page 36 of 428 12. INTEGRATION; AMENDMENT This Agreement represents the entire understanding of El Segundo and Redondo Beach as to those matters contained in it. No prior oral or written understanding shall be of any force or effect with respect to the terms of this Agreement. The Agreement may not be modified or altered except by written amendment executed by both parties. 13. INTERPRETATION The terms of this Agreement should be construed in accordance with the meaning of the language used and should not be construed for or against either party by reason of the authorship of this Agreement or any other rule of construction that might otherwise apply. 14. GOVERNING LAW; JURISDICTION This Agreement will be administered and interpreted under the laws of the State of California. Jurisdiction of any litigation arising from the Agreement will be in Los Angeles County, California. 15. COMPLIANCE WITH STATUTES AND REGULATIONS BCT will be knowledgeable of and will comply with all applicable federal, state, county and city statutes, rules, regulations, ordinances and orders. 16. NON -LIABILITY OF CITIES No officer or employee of either city shall be personally liable to the other, in the event of any default or breach thereunder. 17. INDEMNIFICATION Each party hereby agrees to defend, protect, indemnify and hold harmless the other party, its officers, employees, volunteers, agents, elected and appointed officials, and members of boards and commissions from and against any and all loss, damages, costs, expenses, liabilities, claims, demands, causes of action, proceedings, and judgments, including reasonable attorney's fees, expert fees and costs of suit arising directly or indirectly from or in any manner related to or in connection with or caused by the performance or failure of the party, its agents, servants or employees to perform the services required of the party's employees under the terms of this Agreement. 18. AUTHORITY Each party warrants that the individuals who have signed this Agreement have the legal power, right and authority to enter into and execute this Agreement on behalf of each respective party. [SIGNATURES ON FOLLOWING PAGE] 0 Page 37 of 428 IN WITNESS WHEREOF, the parties have executed this Agreement, as of this day of , 2021. CITY OF REDONDO BEACH William C. Brand, Mayor APPROVED AS TO FORM: Michael W. Webb, City Attorney ATTEST: Eleanor Manzano, City Clerk CITY OF EL SEGUNDO M. Drew Boyles, Mayor APPROVED AS TO FORM: Mark D. Hensley, City Attorney ATTEST: Tracy Weaver, City Clerk 7 Page 38 of 428 Attachment A: Line 109 May Ota Cdl¢ge of Art&Desrgni o%&d LAX Arbor Vitae St Westckester Pkwv City , cenxe 96TH Si Unrvelsittyy m` HolJywoad Park Raw 1 ®i CENTUWY BM ` �j ■1■\�i� Los Angeles (LAB Lennox Blvd '< 5 International Airport z a a _ z Hawthorne/ � IMPERIA��.. IMPERIAL L AVE _ j� �� ImperialHwy Z \ Xtion/ Library �iHigh Schooi Station _- ('� �y Mariposa Ave 120th St LA _((Ir -i caviar St-idu t Half R¢.reation Palle 7oyr:" M ripos Holly Ave � � GRAND AVE El Segundo Blvd El Segundo Blvd a El Segundo Station EL SEGUNDO HAWTHORNE Y HOGH o)A o 13Sth St Plaza EI PARK P` QP'�y\C P(ouglas Station s ¢' ROSE CRANS AVE Nnrch NHMetran seacnp Z bNe ` ftedond 9y m a ,. Mari ne Ave Beach Marine A- L— a � � Station y� Oak Park & Space Park Dr oa MANHATTANn�emmunEt2�xr HO&Lb BEACH ,'�y,aW o9 P Al Me nhetten Beeeh Blvd g�5 Manha B2�4®Ivd Q t P rk m LAWIVDALE no m - College i m-7,9 zndSt Aderapa ¢25 d Palk e i a 5 4k oa�gv doh 2 Mho Coss ¢ Y,do. a' Kgh School: - Gouldg4em- i LNG -bow y ARTESIA i ar ransit 'snt ©. S utl t _. GFnt Ave w ST C rJle 6 Sa1ih q HERMOSA ttl, g Ti ST y �te BEACH i(yH ll&Lbrary `pm ��1 Nido PTk Herm a6 FSezch Pierl� �arlcSt d i'u'u ee pxh 5nl3 South m 'k Hera ye Cou 190TD ST P.arl[m� 190th St 19�h W Q+ Beech Cues Transit Lines The SE4 Lab O O 1®- 1®' —iii g O GtY`Hall g0� m Del A — Blvd Gi Tlm epoint Harfior P L,b—y As D � Cnnnettl°not°Oth,TranaltSemlea REDONDO i m — aeo mueo, m a a BBII.o ml Z,idBus BEACH BBB (Santa Monica Big Blue Bus? a ccp Ci po — H�.qh 2 g CE (L4DOT Commuter Express) 5choo BLYD r � G (Gardena Mun'kpal Bus L'ne) Redondo Beach Pier T�RRAN�E" Q T.-nee Blvd LA (,t-Srrn huttlesro Te'nale) �terans Pu i LW (Lawndale Pea ) Pv MalcrsUerdes Penlns" a Travalt Authoriryl e bishop Montgomery T(Torrenee Trenei) n e High School TR(Torrance Rapid) y s Cars�s p¢I 4,.ic Carson St Fat iio r, . Metro Green ne&Staben m�J A ppwne cw a �rildern_ss Park Bus Stops (not shown on mein mep7 Sepulveda Blvd Beach Cities Transit and Others 4 Other Busae d119`SeLvv TORRANCE } Alrp°rt AVEI mfa CivirlGovemment Building B�✓y f-biere L)Ils qs �-. vebcC � Park .• .. � R29 9 oaarH� lla�lo �t5 0 Place ollnterast �44 C+ i SchooVCollege Shopping Cantor/Mall 0 1/2 mdi x SyRa PALOS VERDES ESTATES nen9�tveHKame� N. Page 39 of 428 Attachment B: BCT Line 109 Time Schedule NORTH BOUND Redondo Beach Riviera Village to GT"TMLAX Bus Center ,mil �0 ya a �iD 0..1G' C e Jy T oy ,� F yn r yw \Q \ay `c �� °c �_q,� C& Jill • 6:00 6:17 6:28 6:42 6:53 7:03 7:13 6:30 6:47 6:58 7:12 7:23 7:33 7:43 7:25 7:42 7:53 8:07 8:18 8:28 8:38 8:10 8:27 8:38 8:52 9:07 9:17 9:27 8:50 9:07 9:18 9:32 9:47 9:57 10:07 9:35 9:52 10:03 10:17 10:32 10:42 10:52 10:25 10:42 10:53 11:07 11:22 11:32 11:42 11:10 11:27 11:38 11:52 12:07 12:17 12:27 11: 50 12:07 12:18 12:32 12:47 12:57 1:07 12:35 12:52 1:03 1:17 1:32 1:42 1:52 1:45 2:02 2:13 2:27 2:42 2:52 3:02 2:30 2:47 2:58 3:12 3:27 3:37 3:47 3:10 3:27 3:38 3:52 4:07 4:17 4:27 3:55 4:12 4:23 4:37 4:52 5:02 5:12 4:45 5:02 5:13 5:27 5:42 5:52 6:02 5:30 5:47 5:58 6:12 6:27 6:37 6:47 6:10 6:27 6:38 6:52 7:07 7:17 7:27 6:55 7:12 7:23 7:37 7:52 8:02 8:12 7:45 8:02 8:13 8:27 8:42 8:52 9:02 8:30 8:47 8:58 9:12 9:27 9:37 9:47 AM PM SATURDAY & SUNDAY Oar 0 �a 4V y �i�� J 7� .00 A. q ID • 6:05 6:22 6:33 6:47 7:02 7:12 7:22 7:05 7:22 7:33 7:47 8:02 8:12 8:22 8:15 8:32 8:43 8:57 9:12 9:22 9:32 9:10 9:27 9:38 9:52 10:07 10:17 10:27 10:10 10:27 10:38 10:52 11:07 11:17 11:27 11:15 11:32 11:43 11:57 12:12 12:22 12:32 12:10 12:27 12:38 12:52 1:07 1:17 1:27 1:10 1:27 1:38 1:52 2:07 2:17 2:27 2:35 2:52 3:03 3:17 3:32 3:42 3:52 3:30 3:47 3:58 4:12 4:27 4:37 4:47 4:30 4:47 4:58 5:12 5:27 5:37 5:47 5:35 5:52 6:03 6:17 6:32 6:42 6:52 6:30 6:47 6:58 7:12 7:27 7:37 7:47 7:30 7:47 7:58 8:12 8:27 8:37 8:47 8:30 8:47 8:58 9:12 9:27 9:37 9:47 AM PM SOUTH BOUND LAX Bus Center to Redondo Beach Riviera Village Qr �• q' 0 a C P. ti 5:55 6:07 6:21 6:39 6:51 7 00 7:15 6:40 6:52 7:06 7:24 7:36 7:45 8:00 7:20 7:32 7:46 8:04 8:16 8:25 8:40 8:05 8:17 8:31 8:49 9:01 9:10 9:25 8:55 9:07 9:21 9:39 9:51 10:00 10:15 9:40 9:52 10:06 10:24 10:36 10:45 11:00 10:20 10:32 10:46 1 1:04 1 1:16 1 1:2 5 1 1:40 11:05 11:17 11:31 11:49 12:01 12:10 12:25 12:15 12:27 12:41 12:59 1:11 1:20 1:35 1:00 1:12 1:26 1:44 1:56 2:05 2:20 1:40 1:52 2:06 2:24 2:36 2:45 3:00 2:25 2:37 2:51 3:09 3:21 3:30 3:45 3:15 3:27 3:41 3:59 4:11 4:20 4:35 4:00 4:12 4:26 4:44 4:56 5:05 5:20 4:40 4:52 5:06 5:24 5:36 5:45 6:00 5:25 5:37 5:51 6:09 6:21 6:30 6:45 6:15 6:27 6:41 6:59 7:11 7:20 7:35 7:00 7:12 7:26 7:44 7:56 8:05 8:20 7:40 7:52 8:06 8:24 8:36 8:45 9:00 8:25 8:37 8:51 9:09 9.21 9:30 9:45 AM PM OW 0& 0 y L. 0 0 \ate' 0 Cam , hP a�0 i a a eJ°j� on c� p} V +° Q o Q .r �cF .r ^ Qa �2 yea Oo � ^pw, • i 6:45 6:57 7:11 7:29 7:41 7:50 8:05 7:40 7:52 8:06 8:24 8:36 8:45 9:00 8:40 8:52 9:06 9:24 9:36 9:45 10:00 9:45 9:57 10:11 10:29 10:41 10:50 11:05 10:40 10:52 11:06 11:24 11:36 11:45 12:00 11:40 11: 52 12:06 12:24 12:36 12:45 1:00 1:05 1:17 1:31 1:49 2:01 2:10 2:25 2:00 2:12 2:26 2:44 2:56 3:05 3:20 3:00 3:12 3:26 3:44 3:56 4:05 4:20 4:05 4:17 4:31 4:49 5:01 5:10 5:25 5:00 5:12 5:26 5:44 5:56 6:05 6:20 6:00 6:12 6:26 6:44 6:56 7:05 7:20 7:05 7:17 7:31 7:49 8:01 8:10 8:25 8:00 8:12 8:26 8:44 8:56 9:05 9:20 8:55 9:07 9:21 9:39 9:51 10:00 10:15 AM PM BCT does not operate on Thanksgiving Day, Christmas Day and New Year's Day. Saturday schedules are operated on Memorial Day, Independence Day, Labor Day and Veterans Day. EFFECTIVE JANUARY 2018 it 310.802.7686 ® beachcitiestransit.org JM Redondo Beach City Hall O %� aedondo -^-.•.- 424.212.4299 E@� BCT@redondo.org 415 Diamond St v�] Page 40 of 428 Attachment C Beach Cities Transit Line 109 Route Service Mile Calculations by City Route Miles NB Miles SB Miles Average Miles Per city Allocation Formula Redondo Beach & Los Angeles 5.3 6.9 6.1 34.95% Hermosa Beach 2.2 1.6 1.90 10.89% Manhattan Beach 3.4 2.2 2.8 16.05% El Segundo 1 7.7 1 5.6 1 6.65 1 38.1106 Total Miles 1 18.6 1 16.3 1 17.45 1 100.00% CO Page 41 of 428 {:ICVoy ELSEGUNDO City Council Agenda Statement Meeting Date: May 18, 2021 Agenda Heading: CONSENT TITLE: Amendment to Agreement with Kosmont and Associates, Inc. for Real Estate Advisory Consulting Services RECOMMENDATION: Authorize the City Manager to execute an amendment to Professional Services Agreement No. 5859 with Kosmont and Associates, Inc. for an additional $35,000, increasing the agreement amount from $44,000 to $79,000. FISCAL IMPACT: Amount Budgeted: $79,000 Additional Appropriation: None Account Number(s): 001-400-2402-6214 (Professional and Technical Services) BACKGROUND: On February 18, 2020, the City Council authorized an agreement with Kosmont and Associates, Inc. to provide consulting services to the City for general real estate economics/finance and related transactional advisory and implementation services in support of various projects, including but not limited to a downtown revitalization program. Some of the work completed under the existing agreement includes the following: • Review of the existing Downtown Specific Plan and impact on real estate / building profiles within the plan area • Evaluation of hypothetical residual land value of Civic Center reuse and capacity to support public improvements • Review and evaluation of the lease/agreement for the parking structure at the southeast corner of Grand Ave & Richmond St. Page 42 of 428 Amendment to Agreement with Kosmont and Associates May 18, 2021 Page 2 of 2 • Drafting of a comprehensive Civic Center Redevelopment RFQ, management of outreach and distribution, review of initial responses • Review and evaluate the Surplus Land Act in relation to City projects • Support for solicitation and selection of a consultant for the Downtown Specific Plan update DISCUSSION: In order to continue to work on some of the projects listed above and to undertake new assignments, the agreement with Kosmont would need to be amended to increase the budget by $35,000. The work to be completed under the budget amendment includes ongoing and additional services related to the review and evaluation of the implications and application of the Surplus Land Act on City projects, coordination with the Downtown Specific Plan update process, and management and coordination of the ongoing Civic Center redevelopment solicitation and evaluation. In addition, Kosmont will perform on -call services on other projects as assigned. A more detailed description of the services to be provided is included in attachment No. 1 to this report (Scope of Work). Goal 5: Champion Economic Development and Fiscal Sustainability Objective 513: El Segundo approaches its work in a financially strategic and responsible way. PREPARED BY: Paul Samaras, AICP, Principal Planner REVIEWED BY: Interim Development Services Director APPROVED BY: Barbara Voss, Deputy City Manager ATTACHED SUPPORTING DOCUMENTS: Contract Amendment 5859A - Scope of Work Page 43 of 428 ko smon . companies March 11, 2021 Scott Mitnick City Manager City of El Segundo 350 Main Street El Segundo, CA 90245 Re: Proposal for Real Estate Project Advisory Services — Amendment to Agreement Dear Mr. Mitnick: Kosmont & Associates, Inc. doing business as Kosmont Companies ("Consultant" or "Kosmont") is pleased to present this proposal for real estate advisory and project funding consulting services to the City of El Segundo ("Client" or "City") for general real estate economics / finance and related transactional advisory and implementation services to support various projects, including, but not limited to, a downtown revitalization program. This proposal serves as an Agreement when executed and returned by Client to Kosmont. I. BACKGROUND AND OBJECTIVE Kosmont understands that the Client is seeking generalized real estate, economic development and real estate public and private financing services for a variety of projects including, but not limited to, its downtown area. On March 12, 2020 Client and Consultant entered into an original agreement to provide Real Estate Project Advisory Services. At this time, Client and Consultant wish to amend that agreement to increase the total budget of $44,000 by $35,000 to $79,000. II. SCOPE OF SERVICES Approach to Scope of Services: The prospective assignment and consulting services that Kosmont will provide will be of a relatively limited scope and duration, and advisory in nature. Kosmont will be making recommendations only, which advise the Client, including its elected officials, appointed officials and staff, which they can accept or reject. None of Kosmont's staff will act in a capacity as an elected official, nor appointed official, nor as staff, nor as serving in a "designated" position. 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 44 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 Page 2 of 9 Task 1: Due Diligence Activities A. SITE/PROJECT ASSESSMENTS a. Conduct preliminary property/project due diligence. b. Identify physical conditions affecting land use and value. c. Consider alternative sites for public facilities as needed. B. MARKET EVALUATIONS a. Evaluate market value / pricing ranges. b. Confirm/Review developer demand evaluations and proposed tenant mix. Task 2: Project Implementation A. DEVELOPER SCREENING ACTIVITIES: Economic Analysis, Deal Structure and Negotiation Assistance a. Consultant will assist City in the recruitment and perform outreach with commercial developers. Activities will include targeted developer outreach, preparation and dissemination of marketing, due diligence and site material. b. Consultant will conduct financial, pro forma evaluation, market and proposed transaction structure evaluations including fiscal / economic benefit studies as needed to assist City in structuring an acceptable public private transaction with a selected developer (to be determined). B. ACQUISITION AND TRANSACTION ACTIVITIES a. Assist City to identify relevant considerations / strategies pertinent to the acquisition or disposition of the properties as it pertains to the revitalization of the Downtown focus area. b. If needed, Kosmont Real Estate Services ("KR", licensed California Brokerage Service Firm) will represent the City in the negotiation of formal property acquisition / disposition activities. c. KR shall work with the City on potential terms and conditions of any disposition or ground lease of public agency owned properties (e.g. preferred transaction structure and price range objectives). Task 3: Other Projects (as assigned) a. As assigned and mutually agreed with City, Consultant can provide assistance with real estate evaluation and advisory services as related to projects, development agreements and other strategic and transactional matters. b. As requested, Consultant will provide real estate and related public finance (through Kosmont Transaction Services, "KTS") and brokerage services (through KR). KTS and KR services may require separate agreement pursuant to licensing requirements. KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 45 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 Page 3 of 9 III. SCHEDULE AND REQUIRED DATA Consultant is prepared to commence work upon receipt of executed Agreement. Client will provide Consultant with relevant existing project data including information on real estate and financial evaluation projects. IV. COMPENSATION Compensation for real estate and project finance services activities shall be on a time and materials basis with project budgets established for each assignment. Compensation for Tasks 1 through 3, is estimated at $35,000 (which is in addition to the original budget of $44,000, for a total of $79,000). All professional services (hourly) fees will be invoiced at Consultant's billing rates as shown on Attachment A. Future increases in budget will require approval by Client in advance. Budget may be increased by Client at any time. Services will be invoiced monthly at Consultant's standard billing rates, as shown on Attachment A. In addition to professional services (hourly) fees, invoices will include reimbursement for out-of-pocket expenses such as travel and mileage (provided that there shall be no overnight travel without the Client's prior approval and that mileage shall be reimbursed at the current IRS mileage reimbursement rate), professional printing, conference calls, and delivery charges for messenger and overnight packages at actual cost. Unless otherwise agreed to in advance, out -of -area travel, if any, requires advance funding of flights and hotel accommodations. Consultant will also include in each invoice an administrative services fee to cover in- house copy, fax, telephone and postage costs equal to four percent (4.0%) of Consultant's monthly professional service fees incurred. Any unpaid invoices after 30 days shall accrue interest at the rate of 10% per annum. For the convenience of Kosmont's clients, we offer a secure credit card payment service. The credit card payment link is: https://kosmont.paidyet.com and there are two ways to make a secure credit card payment: 1. Fill in the "Make a Payment' form when you go to the link (https://kosmont.paidyet.com), or 2. Call Kosmont Companies' accounting desk (Ms. Charo Martinez; (424) 297-1072) to make a credit card payment Consultant is prepared to commence work upon receipt of executed Agreement. DISCLOSURE: Compensation for possible future transaction -based services or brokerage services. The following is being provided solely as an advance disclosure of possible real estate brokerage and finance services and potential compensation for such services. This disclosure is not intended to commit the Client. KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 46 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 Page 4 of 9 When assignments involve real estate/property brokerage services, such transaction - based services are typically provided by Kosmont Real Estate Services, Inc. dba Kosmont Realty ("KR") is licensed by the State of California Department of Real Estate (License# 02058445). Compensation to KR is typically paid through commissions for property sale transactions, lease transactions and success/broker fees. KR also provides Broker Opinions of Value ("BOV") services on a fixed fee basis. When assignments involve public finance services on behalf of a public agency, such municipal advisory services are provided by Kosmont Transactions Services, Inc. ("KTS"). KTS is registered with the Securities and Exchange Commission (CIK# 0001769359) and the Municipal Securities Rulemaking Board as a Municipal Advisor (ID# K1256). SEC registration does not constitute an endorsement of the firm by the Commission or state securities regulators. V. OTHER PROVISIONS A. Termination. Client or Consultant shall have the right to terminate this Agreement at any time upon written notification to the other party. Payment for fees accrued through the date of termination shall be remitted in full. B. Arbitration. Any controversy or claim arising out of or in relation to this Agreement, or the making, performance, interpretation or breach thereof, shall be settled by arbitration at JAMS in Los Angeles, California. Each of the parties to such arbitration proceeding shall be entitled to take up to five depositions with document requests. The provisions of Section 1283.05 (except subdivision (e) thereof) of the California Code of Civil Procedure are incorporated by reference herein, except to the extent they conflict with this Agreement, in which case this Agreement is controlling. If the matter is heard by only one arbitrator, such arbitrator shall be a member of the State Bar of California or a retired judge. If the matter is heard by an arbitration panel, at least one member of such panel shall be a member of the State Bar of California or a retired judge. The arbitrator or arbitrators shall decide all questions of law, and all mixed questions of law and fact, in accordance with the substantive law of the State of California to the end that all rights and defenses which either party may have asserted in a court of competent jurisdiction shall be fully available to such party in the arbitration proceeding contemplated hereby. The arbitrator and arbitrators shall set forth and deliver their findings of fact and conclusions of law with the delivery of the arbitration award. Judgment upon the award rendered shall be final and non -appealable and may be entered in any court having jurisdiction. C. Attorneys' Fees. In the event of any legal action, arbitration, or proceeding arising out of an alleged breach of this Agreement, the party prevailing in such legal action, arbitration, or proceeding shall be entitled to recover reasonable attorneys' fees, expenses and costs, as well as all actual attorneys' fees, expenses and cost incurred in enforcing any judgment entered. KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 47 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 Page 5 of 9 D. Authority. Each of the parties executing this Agreement warrants that persons duly authorized to bind each such party to its terms execute this Agreement. E. Further Actions. The parties agree to execute such additional documents and take such further actions as may be necessary to carry out the provisions and intent of this Agreement. F. Assignment. Neither this Agreement nor any of the rights or obligations hereunder may be assigned by either party without the prior written consent of the other party. G. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. H. Entire Agreement; Amendments and Waivers. This Agreement contains the entire agreement between the parties relating to the transactions contemplated hereby and any and all prior discussions, negotiations, commitments and understanding, whether written or oral, related hereto are superseded hereby. No addition or modification of any term or provision of this Agreement shall be effective unless set forth in writing signed by both parties. No waiver of any of the provisions of this Agreement shall be deemed to constitute a waiver of any other provision hereof (whether or not similar), nor shall such waiver constitute a continuing waiver of such provisions unless otherwise expressly provided. Each party to this Agreement has participated in its drafting and, therefore, ambiguities in this Agreement will not be construed against any party to this Agreement. I. Severability. If any term or provision of this Agreement shall be deemed invalid or unenforceable, the remainder of this Agreement shall not be affected thereby, and each remaining term and provision of this Agreement shall be valid and in force to the fullest extent permitted by law. J. Notices. All notices, requests, demands and other communications which may be required under this Agreement shall be in writing and shall be deemed to have been received when transmitted; if personally delivered, if transmitted by telecopier, electronic or digital transmission method, upon transmission; if sent by next day delivery to a domestic address by a recognized overnight delivery service (e.g., Federal Express), the day after it is sent; and if sent by certified or registered mail, return receipt requested, upon receipt. In each case, notice shall be sent to the principal place of business of the respective party. Either party may change its address by giving written notice thereof to the other in accordance with the provisions of this paragraph. K. Titles and Captions. Titles and captions contained in this Agreement are inserted only as a matter of convenience and for reference and in no way define, limit, extend or describe the scope of this Agreement or the intent of any provision herein. L. Governing Law. The statutory, administrative and judicial law of the State of California (without reference to choice of law provisions of California law) shall govern the execution and performance of this Agreement. KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 48 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 Page 6 of 9 M. Confidentiality. Each of the parties agrees not to disclose this Agreement or any information concerning this Agreement to any persons or entities, other than to their attorneys and accountants, or as otherwise may be required by law. N. Counterparts. This Agreement may be executed in one or more counterparts, each of which constitutes an original, and all of which together constitute one and the same instrument. The signature of any person on a telecopy of this Agreement, or any notice, action or consent taken pursuant to this Agreement shall have the same full force and effect as such person's original signature. O. Disclaimer. Consultant's financial analysis activities and work product, which may include but is not limited to pro forma analysis and tax projections, are projections only. Actual results may differ materially from those expressed in the analysis performed by Consultant due to the integrity of data received, market conditions, economic events and conditions, and a variety of factors that could materially affect the data and conclusions. Client's reliance on Consultant's analysis must consider the foregoing. Consultant services outlined and described herein are advisory services only. Any decisions or actions taken or not taken by Client and affiliates, are deemed to be based on Client's understanding and by execution of this Agreement, acknowledgement that Consultant's services are advisory only and as such, cannot be relied on as to the results, performance and conclusions of any investment or project that Client may or may not undertake as related to the services provided including any verbal or written communications by and between the Client and Consultant. Client acknowledges that Consultant's use of work product is limited to the purposes contemplated within this Agreement. Consultant makes no representation of the work product's application to, or suitability for use in, circumstances not contemplated by the scope of work under this Agreement. P. Limitation of Damages. In the event Consultant is found liable for any violation of duty, whether in tort or in contract, damages shall be limited to the amount Consultant has received from Client. Q. Force Majeure. Consultant shall not be liable for failure or delay in performance of its obligations under this Agreement arising out of or caused, directly or indirectly, by significant circumstances beyond its reasonable control, including, without limitation: epidemic; acts of God; earthquakes; fires; floods; wars; civil or military disturbances; acts of terrorism; sabotage; strikes; riots; wide -spread power failures and wide -spread internet failure. Contractual performance and deadline(s) shall be extended for a period equal to the time lost by reason of the delay. R. Expiration of Proposal for Services. If this Agreement is not fully executed by the parties within thirty (30) days from the date of this letter, this proposal shall expire. S. Not an agreement for Legal Services or Legal Advice. This Agreement does not constitute an agreement for the performance of legal services or the provision of legal KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 49 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 50 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 Page 8 of 9 VI. ACCEPTANCE AND AUTHORIZATION If this Agreement is acceptable to Client, please execute two copies of the Agreement and return both originals to Kosmont Companies. Upon receipt of both signed contracts, we will return one fully executed original for your files. Kosmont will commence work upon receipt of executed Agreement. Read, understood, and agreed to this Day of 2021 City of El Segundo By: (Signature) Name: (Print Name) Its: (Title) Kosmont & Associates, Inc. doing business as "Kosmont Companies" By: (Signature) Name: Ken K. Hira Its: President KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 51 of 428 City of El Segundo Real Estate Project Advisory Services — Amendment to Agreement March 11, 2021 Page 9 of 9 ATTACHMENT A Kosmont Companies 2021 Public Agency Fee Schedule Professional Services Chairman & CEO President Senior Vice President/Senior Advisor Vice President Senior Project Analyst Project Analyst/Project Research Assistant Project Analyst/Assistant Project Manager Project Promotion/Graphics/GIS Mapping Services Clerical Support Additional Expenses In addition to professional services (labor fees): $375.00/hour $345.00/hour $305.00/hour $210.00/hour $195.00/hour $165.00/hour $125.00/hour $ 95.00/hour $ 70.00/hour 1) An administrative fee for in-house copy, fax, phone, postage costs, digital/technological support and related administrative expenses will be charged, which will be computed at four percent (4.0 %) of monthly Kosmont Companies professional service fees incurred; plus 2) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for messenger and overnight packages will be charged at cost. 3) If Kosmont retains Third Party Vendor(s) for Client (with Client's advance approval), fees and cost will be billed to Client at 1.1 X (times) fees and costs. 4) Consultant's attendance or participation at any public meeting, whether such participation is in person, digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other) requested by Client and are beyond those specifically identified in the Scope of Work will be billed at the professional services (hourly) fees as shown on this Attachment A. • Charges for Court/Deposition/Expert Witness -Related Appearances Court -related (non -preparation) activities, such as court appearances, depositions, mediation, arbitration, dispute resolution and other expert witness activities, will be charged at a court rate of 1.5 times scheduled rates, with a 4-hour minimum. Rates shall remain in effect until December 31, 2021. KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 1 ph 424.297.1070 1 www.kosmont.com Page 52 of 428 {:ICVoy ELSEGUNDO City Council Agenda Statement Meeting Date: May 18, 2021 Agenda Heading: CONSENT TITLE: Ordinance Amending the El Segundo Municipal Code to Allow Noncommercial Backyard Beekeeping in the Single -Family Residential (R-1) Zone District RECOMMENDATION: Waive second reading and adopt an ordinance amending Titles 6, 7 and 15 of the El Segundo Municipal Code to allow backyard beekeeping on single-family residential zoned (R-1) properties and establish requirements. (The proposed ordinance (zone text amendment) is exempt from further review under the California Environmental Quality Act ("CEQA') pursuant to CEQA Guidelines § 15061(b)(3)), because it consists only of minor revisions to existing zoning regulations and related procedures and does not have the potential for causing a significant effect on the environment.) FISCAL IMPACT: There are no direct fiscal impacts associated with this Municipal Code amendment. Indirect cost of staff time will be absorbed in the City's FY 2020-2021 budget. BACKGROUND: In July 2020, an El Segundo resident approached the Environmental Committee with a request to allow Residential Beekeeping. The current El Segundo Municipal Code lists the keeping or maintenance of bees for any purpose as a public nuisance. Moreover, because the City's Zoning Code is a permissive ordinance — meaning that only those uses or facilities are allowed — unless beekeeping is allowed under the Zoning Code, it is prohibited (ESMC § 15-1-3). On October 6, 2020, the Environmental Committee and resident presented the request to Council. Subsequently, Council passed a motion authorizing staff to research Page 53 of 428 Ordinance Amending the El Segundo Municipal Code May 18, 2021 Page 2 of 3 considering a Residential Bee Keeping program in the City. On May 4, 2021, the City Council introduced the proposed ordinance. Q 6*9111*4 :s] ki I After studying what other cities do and researching options, staff (Public Works and Development Services Departments) recommends the proposed ordinance allowing beekeeping as a permitted accessory use in the City's single-family residential zone, provided the beekeeper and beehive meet all State laws and the set -regulations as follows. No City permit or license would be required for beekeeping. The proposed ordinance does the following: • Makes beekeeping a permitted accessory use in the R-1 Zone District, meaning it is "by right" provided such use complies with the other requirements specified in the Code; • Restricts beehives to noncommercial purposes only; • Requires that beekeepers comply with the State's registration requirements; • Requires that beekeepers adhere to certain placement and hive management requirements, as specified in the ordinance; and • Prohibits beekeeping that violates any of the above requirements and bees exhibiting defensive or objectionable behavior or interfering with the normal use of neighboring property. Staff is requesting the City Council adopt the proposed ordinance. If adopted, the ordinance will take effect in 30 days. CITY STRATEGIC PLAN COMPLIANCE: Goal 2: Support Community Safety and Preparedness Objective: El Segundo is a safe and prepared city. Goal 4: Develop and Maintain Quality Infrastructure and Technology Objective 4A: El Segundo's physical infrastructure supports an appealing, safe and effective community. Page 54 of 428 Ordinance Amending the El Segundo Municipal Code May 18, 2021 Page 3 of 3 PREPARED BY: Lifan Xu, City Engineer REVIEWED BY: Elias Sassoon, Public Works Director APPROVED BY: Barbara Voss, Deputy City Manager ATTACHED SUPPORTING DOCUMENTS: Proposed Beekeeping Ordinance Page 55 of 428 ORDINANCE NO. AN ORDINANCE AMENDING TITLES 6, 7 AND 15 OF THE EL SEGUNDO MUNICIPAL CODE TO ALLOW NONCOMMERIAL, BACKYARD BEEKEEPING IN THE SINGLE-FAMILY RESIDENTIAL (R- 1) ZONE DISTRICT. The City Council of the City of El Segundo does ordain as follows: SECTION 1. The City Council finds and determines as follows: A. Currently, noncommercial beekeeping is not expressly allowed in the City of El Segundo; B. The City Council desires to amend the City's Code to allow noncommercial, backyard beekeeping on single-family residential zoned properties, subject to the following requirements: 1- Hive Placement Requirements: (a) Hives may only be maintained on single-family R-1 Zone residential property. (b) No more than three hives may be maintained on any single-family residential property in rear yard areas only.. (c) All bee colonies shall be kept in inspectable hives consisting of moveable frames and combs. (d) Hives must be kept in sound and usable condition at all times. (e) Any person intending to maintain any bee hive on any single-family residential property within the City must first register with County Agricultural Commissioner. (f) Hives shall be located at least five feet from all property lines. (g) Hive entrances shall face away from or parallel to the nearest property line(s). (h) Hives must either be screened so that the bees must fly over a six-foot barrier, which may be vegetative, before leaving the property, or be placed at least eight feet above the adjacent ground level. 2- Hive Management Requirements: (a) Hives shall be continually managed to provide adequate living space for their resident bees to prevent swarming. (b) Hives shall be requeened at least once every two years to prevent swarming. Page 1 Page 56 of 428 (c) A water source for bees shall be provided at all times on the property where the bees are kept to discourage bee visitation at swimming pools, hose bibs and other water sources on adjacent public or private property. (d) Hive maintenance materials or equipment must be stored in a sealed container or placed within a building or other bee -proof enclosure. 3- Nuisance. Bees or hives shall be considered a public nuisance when any of the following occurs: (a) Colonies of bees exhibit defensive or objectionable behavior, or interfere with the normal use of neighboring properties. (b) Colonies of bees swarm. (c) Bees or hives do not conform to this Code. (d) Hives become abandoned by resident bees or by the owner. SECTION 2: General Plan Findings. As required under Government Code Section 65860, the ESMC amendments proposed by the Ordinance are consistent with the El Segundo General Plan and the Ordinance is not anticipated to adversely impact the General Plan goals, objectives and policies. SECTION 3: Zone Text Amendment Findings. In accordance with ESMC Chapter 15-26 and based on the findings set forth in Section 2, the proposed zone text amendment is consistent with and necessary to carry out the general purpose of ESMC Tile 15 as follows: A. It is consistent with the purpose of the ESMC, which is to serve the public health, safety, and general welfare and to provide the economic and social advantages resulting from an orderly planned use of land resources; and B. It is necessary to facilitate the development process and ensure the orderly location of uses within the City. SECTION 4: Environmental Review. Pursuant to the authority and criteria of the California Environmental Quality Act (CEQA), it has been determined that the proposed ordinance does not have the potential to cause significant effects to the environment and, therefore, the project is exempt from CEQA pursuant to 14 Cal. Code Regs. § 15061(b)(3). This proposed ordinance would not result in any development or changes to the physical environment. SECTION 5. El Segundo Municipal Code ("ESMC") § 7-1-4 is amended as follows: 7-1-4: NUISANCES; DESIGNATED: Page 2 Page 57 of 428 It is unlawful and it is declared to be a public nuisance for any person owning, leasing, occupying, or having charge or possession of any property within the city to maintain such property in such a manner that any of the conditions listed below are found to exist. This section is not the exclusive definition or designation of what constitutes a nuisance within this city. It supplements and is in addition to other regulatory codes, statutes, and ordinances enacted by the city, state, or any other legal entity or agency having jurisdiction. Designated public nuisances include the following: A. A violation of any provision of applicable law including, without limitation, the El Segundo municipal code; B. Any land, the topography, geology, or configuration of which, whether in a natural state or as a result of grading operations, excavations, fill, or other alteration, interferes with the established drainage pattern over the property or from adjoining or other properties which does or may result in erosion, subsidence, or surface water drainage problems of such magnitude as to be injurious to public health, safety and welfare or to neighboring properties; C. Any building or structure which is partially destroyed, damaged, abandoned, boarded up, dilapidated, or permitted to remain in a state of partial construction; D. The failure to secure and maintain against public access all doorways, windows, and other openings into vacant or abandoned buildings or structures; E. Painted buildings and walls, retaining walls, fences or structures that require repainting, or buildings, walls, fences, or structures upon which the condition of the paint has become so deteriorated as to permit decay, excessive checking, cracking, peeling, chalking, dry rot, warping or termite infestation; F. Any premises, building or structure, wall, fence, pavement, or walkway which is painted in a garish manner or is out of harmony or conformity with the standards of adjacent properties; G. Any building or structure, wall, fence, pavement, or walkway upon which any graffiti, including paint, ink, chalk, dye, or other similar marking substances, is allowed to remain for more than twenty four (24) consecutive hours; H. Any wall, fence, gate, or hedge that is damaged, broken, or a hazard or is maintained in violation of this code; Page 3 Page 58 of 428 I. Broken windows; J. Any overgrown, dead, decayed, diseased or hazardous tree, weeds, vegetation, or debris, which: 1. May harbor rats, vermin, or other disease carriers; 2. Is maintained so as to cause an obstruction to the vision of motorists or a hazardous condition to pedestrians or vehicle traffic; 3. Creates a danger or attractive nuisance to the public; 4. Detrimentally affects neighboring properties or property values; or 5. Constitutes a fire hazard; K. Building exteriors, roofs, landscaping, grounds, walls, retaining and crib walls, fences, driveways, parking lots, planters, sidewalks, or walkways which are maintained in such condition so as to become defective, unsightly, cracked or no longer viable; L. The accumulation of dirt, litter, trash, junk, feces, or debris in doorways, adjoining sidewalks, walkways, courtyards, patios, parking lots, planters, landscaped or other areas; M. Any premises upon which there is or is permitted to be, 1. Lumber, building materials, rubble, broken asphalt or concrete, containers, or other similar materials, except where construction is occurring under a valid permit; 2. Junk, solid waste, vegetation, salvage materials, scrap metals, hazardous waste, broken or neglected machinery, dirt or fill material deposited or stored contrary to any law, automobile parts, except within a commercial business lawfully engaged in retail sales; 3. Sinks, fixtures or equipment, appliances or furniture, except lawn furniture in residential yards and new or used furniture lawfully stored or displayed in connection with a valid business engaged in the sale or purchase of the same; 4. Inoperative vehicles, except where permitted by the zoning code; 5. Deteriorated driveways and parking lots, including those containing potholes, or cracks; 6. Abandoned, broken, unused, neglected or unprotected equipment and machinery, ponds, reservoirs and pools, whether or not the same contains any water or liquid, excavations, abandoned wells, shafts, basements, foundations, or other holes, abandoned refrigerators or other appliances, abandoned motor vehicles, any unsound structure, skateboard ramps, or accumulated lumber, solid waste, junk, or vegetation which may reasonably attract children to such abandoned or neglected conditions; 7. Temporary service bins or construction debris storage bins stored on a public street or on private property, except where permitted by this code; Page 4 Page 59 of 428 8. Any garbage can, solid waste container, solid waste, packing box or junk placed or maintained so as to be visible from neighboring properties or the public right of way, except for those times scheduled for collection, in accordance with this code; 9. Any property with accumulations of grease, oil, or other hazardous material on paved or unpaved surfaces, driveways, buildings, walls, or fences, or from which any such material flows or seeps onto any public street or other public or private property, or which is likely to seep or migrate into the underground water table; 10. Any front yard, parkway, or landscaped setback area which lacks turf, other planted material, decorative rock, bark, or planted ground cover or covering, so as to cause excessive dust or allow the accumulation of debris; 11. Any condition of vegetation overgrowth which encroaches into, over, or upon any public right of way including, without limitation, streets, alleys, or sidewalks, so as to constitute either a danger to the public safety or property or any impediment to public travel; 12. Animals, livestock, poultry,, ^�s kept, bred, or maintained for any purpose and in violation of this code; 13. The keeping of bees in violation of State or local rules and regulations ; or colonies of bees exhibiting defensive or objectionable behavior or interfering with the normal use of neighboring property; 14. Any property, or any building or structure thereon, maintained in such condition so that it is defective, unsightly or in such condition of deterioration or disrepair that it causes or will cause an ascertainable diminution of the property values of surrounding properties or be otherwise materially detrimental to adjacent and nearby properties and improvements; 44. 15. Any building or portion thereof maintained in a manner which constitutes a substandard building pursuant to Health and Safety Code section 17920.3. SECTION 6. Section 6-2-2 of the ESMC is amended to add the following definitions in proper alphabetical order: "Bee" means any stage of the common domestic honey bee, Apis Mellifera species. "Bee hive" means an enclosure or structure used for the housing of a Bee colony. SECTION 7. Title 6 of the ESMC is amended to add a new chapter as follows: "Chapter 5. Beekeeping. Section 6-5-1. General Requirements. Page 5 Page 60 of 428 A. Bee hives may only be maintained in the rear yard on a single-family residential property. For purposes of this Chapter, the term "rear yard" has the same meaning as defined in Section 15-1-6 of this Code. B. A maximum of three bee hives may be maintained on any single-family zoned property, in the rear yards only, for noncommercial purposes. C. All bee colonies shall be kept in inspectable hives consisting of moveable frames and combs. D. Hives must be kept in sound and usable condition at all times. E. Any person intending to place and maintain any bee hive on a single- family residential zoned property within the City must first register with County Agricultural Commissioner. F. Hives shall be located at least five feet from all property lines. G. Hive entrances shall face away from or parallel to the nearest property line(s). H. Hives must either be screened so that the bees must fly over a six-foot barrier, which may be vegetative, before leaving the property, or be placed at least eight feet above the adjacent ground level. Section 6-5-2. Hive Management Requirements. A. Hives shall be continually managed to provide adequate living space for their resident bees to prevent swarming. B. Hives shall be requeened at least once every two years to prevent swarming. C. A water source for bees shall be provided at all times on the property where the bees are kept to discourage bee visitation at swimming pools, hose bibs and other water sources on adjacent public or private property. D. Hive maintenance materials or equipment must be stored in a sealed container or placed within a building or other bee -proof enclosure. Section 6-5-3. Nuisance. A. Notwithstanding the requirements contained in Section 6-5-1 and Section 6-5-2, bees or hives shall be considered a public nuisance when any of the following occurs: 1. Colonies of bees exhibit defensive or objectionable behavior, or interfere with the normal use of neighboring properties. Page 6 Page 61 of 428 2. Colonies of bees swarm. 3. Bees or hives do not conform to this Code. 4. Hives become abandoned by resident bees or by the owner." SECTION 8. Section 15-4A-3 of the ESMC is amended as follows: 15-4A-3: PERMITTED ACCESSORY USES: A. Any use customarily incidental to a permitted use. B. Accessory dwelling unit, pursuant to article E, "Accessory Dwelling Units," of this chapter. C. Detached accessory buildings and structures, including private garages. D. Play structures. E. Beekeeping, provided such accessory use complies with chapter 5 of title 6 of this code. €F. Other similar uses approved by the Director, as provided by chapter 22 of this title. SECTION 9. Validity of Previous Code Sections. If the entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal of the ESMC or other regulation by this Ordinance will be rendered void and cause such ESMC provision or other regulation to remain in full force and effect for all purposes. SECTION 10. Enforceability. Repeal or amendment of any previous Code Sections does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance. SECTION 11. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Ordinance are severable. SECTION 12. The City Clerk, or her duly appointed deputy, is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of El Segundo's book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. Page 7 Page 62 of 428 SECTION 13. Effective Date. This Ordinance will become effective on the 31St day following its passage and adoption. PASSED AND ADOPTED this day of 12021. Drew Boyles, Mayor 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 five; that the foregoing Ordinance No. was duly introduced by said City Council at a regular meeting held on the day of , 2021, and was duly passed and adopted by said City Council, approved and signed by the Mayor, and attested to by the City Clerk, all at a regular meeting of said Council held on the day of 2021, and the same was so passed and adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Tracy Weaver, City Clerk APPROVED AS TO FORM: Mark D. Hensley, City Attorney 'm Page 63 of 428 {:ICVoy ELSEGUNDO City Council Agenda Statement Meeting Date: May 18, 2021 Agenda Heading: CONSENT TITLE: Convert the Human Resources Manager Classification from Civil Service to At -Will Status, and Adopt Revised Classification Specification and Examination Plan RECOMMENDATION: 1. Approve the conversion of the Human Resources Manager classification from Civil Service to At -Will status. 2. Adopt the revised class specification for the Human Resources Manager position. 3. Approve and adopt the proposed examination plan for Human Resources Manager. FISCAL IMPACT: There is no budget impact associated with this item. Sufficient funding for the current fiscal year is available in the adopted budget. No change to the salary range for the position is required. BACKGROUND: The Human Resources Manager is a Civil Service position requiring successful completion of a one-year probationary period to achieve permanent status and is included in the unrepresented Management and Confidential Group. The City has been converting Manager level classifications to an at -will status as positions become vacant or are newly created. Staff is recommending conversion of the Human Resources Manager to an at -will status when the position becomes vacant this month. DISCUSSION: Page 64 of 428 Convert the Human Resources Manager Classification May 18, 2021 Page 2 of 2 A Division Manager position holds a significant level of responsibility and is key in succession planning as an employee in this role has the potential to become a Department Director. At -will status provides an incentive to maintain a higher level of performance and prepares an employee to progress in their career with the City as an at -will Department Director. This employment status supports the City's Strategic Plan Goal 3, Develop as a Choice Employer and Workforce, as the Human Resources Department is committed to creating a culture of consistently hiring for the future, with a workplace that is inspired, world -class, engaged and demonstrating increasing stability and innovation. Most recently, the existing Planning Manager classification was converted to at -will when it became vacant, and the newly created Risk Manager position was established as at -will. The Human Resources Manager will become vacant this month and staff is recommending converting this position from Civil Service to at -will to align with other Division Manager positions. In reviewing the job classification specification, updates are recommended to include oversight of training and wellness programs and to provide staff assistance as needed to City committees. There is no fiscal impact for this item as the salary range will remain the same. CITY STRATEGIC PLAN COMPLIANCE: Goal 3: Develop as a Choice Employer and Workforce Objective: El Segundo is city employer of choice and consistently hires for the future, with a workforce that is inspired, world -class and engaged, demonstrating increasing stability and innovation. PREPARED BY: Rebecca Redyk, Human Resources Director REVIEWED BY: Rebecca Redyk, Human Resources Director APPROVED BY: Barbara Voss, Deputy City Manager ATTACHED SUPPORTING DOCUMENTS: 1. Human Resources Manager Job Specification 2. Human Resources Manager Exam Plan Page 65 of 428 Human Resources Manager (At -Will) Class Code: 1082 Bargaining Unit: Non -represented Management/Confidential Employees CITY OF EL SEGUNDO Established Date: Sep 1, 2000 Revision Date: May 18, 2021 SALARY RANGE $4,648.14 - $5,577.78 Biweekly $10,070.98 - $12,085.18 Monthly $120,851.76 - $145,022.16 Annually DEFINITION: Performs complex, professional, and analytical work in a variety of areas including employee and labor relations, recruitment and selection, classification and compensation, training, benefits and leaves administration, wellness, and risk management. Provides highly responsible and complex assistance to the Human Resources Director. Supervises professional, technical and support staff. ESSENTIAL JOB FUNCTIONS: Essential Functions: Essential functions, as defined under the Americans with Disabilities Act, may include the following duties and responsibilities, knowledge, skills, and other characteristics. This list of duties and responsibilities is ILLUSTRATIVE ONLY and is not a comprehensive listing of all functions and tasks performed by positions in this class. Characteristic Duties and ResDonsibilities: Develops, implements and administers policies and procedures for effective human resources and risk management programs; prepares or oversees preparation of contracts, statistical reports, staff reports, and PowerPoint presentations; facilitates organizational communication between and among departments regarding human resource functions and programs. Stays abreast of new trends and innovations and provides technical assistance in the field of Human Resources as it relates to employment, disability, discrimination laws, training, career development, succession planning, employee benefits and risk management. Confers with and advises staff in the resolution of personnel -related matters, interprets Personnel Rules and Regulations, Memoranda of Understanding (MOU) and other related provisions, ensuring necessary follow-up occurs; provides assistance and direction to management. Assists managers and supervisors in the application of all aspects of supervision including performance evaluation; assists with corrective and/or disciplinary actions, grievances, and complaints according to City policy, procedures, and best practices. Provides technical assistance and support to the Chief Negotiator and members of the management team during MOU negotiations; develops costing criteria and data and prepares material for negotiation meetings and Page 66 of 428 executive sessions. Assists in the preparation and administration of the department budget; conducts a variety of special studies and projects regarding sensitive personnel management issues and problems, analyzes data and develops/recommends resolutions; writes staff reports; assigns, schedules and reviews work of other department staff. Oversees employee benefits and leave management programs; manages the coordination of the open enrollment process and health fair. Oversees the development and implementation of citywide training and wellness programs; identifying needs, tracking attendance, and evaluating effectiveness. Manages the recruitment and selection program; conducts classification and compensation studies of existing and proposed positions and classes. Ensures appropriate data and files are maintained for employee and payroll records; reviews changes to employee records and ensures that they are implemented into HRIS timely and accurately. Recruits, hires, schedules, assigns, monitors, and evaluates staff; provides for and/or conducts staff development; establishes work methods and standards; initiates corrective and/or disciplinary action and responds to grievances and complaints according to established personnel policies and procedures and relevant MOU's. Acts as liaison with City committees, professional groups, outside counsel, brokers and consultants as assigned. Regularly and predictably attends work. Performs related duties as assigned. QUALIFICATIONS: Knowledge of: Advanced principles and practices of public human resources and risk management administration. Pertinent Federal, State, and municipal laws, codes, and regulations. Principles and practices of effective leadership, staff supervision and motivation, training, and performance evaluation. Administrative research and statistical analysis and preparation and presentation of oral and written technical reports and projects. Project management principles and practices. Budget preparation and administration. Principles of business letter writing and report preparation including English usage, syntax, grammar, and punctuation. Human Resources Information Systems (HRIS), applicant tracking systems, word processing, spreadsheet, database, presentation software and online meeting and video applications. Page 67 of 428 Skill in: Effectively planning, organizing, and overseeing the work of assigned functions within the department. Developing, implementing, and evaluating department operations, programs, and services. Preparing complex statistical reports. Managing, developing, motivating, and evaluating professional and support staff. Conducting research and preparing clear, concise, and comprehensive reports. Understanding and applying complex regulations, procedures, and guidelines. Communicating effectively orally and in writing. Working under pressure, handling significant problems and tasks that arise simultaneously and/or unexpectedly. Representing the department with tact and diplomacy. Maintaining the confidentiality or privileged and confidential information. Appearing for work on time. Following directions from a supervisor. Exercising sound judgment in making decisions. Accepting constructive criticism. Establishing and maintaining effective working relationships with those contacted in the course of work. Qualifications: Experience: Five (5) years of professional level human resource management and development experience including two (2) years of supervisory experience. Education: Equivalent to a bachelor's degree in Human Resource Management, Industrial Relations, Public Administration, Business Administration, or related field. License/Certificate: Due to the performance of some field duties which require the operation of a personal or City vehicle, a valid and appropriate California driver's license and acceptable driving record are required. Page 68 of 428 Examination Plan Human Resources Manager Open -Competitive and/or Closed Promotional Structured Technical and Career Preparation Interview Weighted 100% May include a structured writing/analysis skills test; and/or other professional skills examination included within the overall applicant testing process, as may be deemed appropriate. Page 69 of 428 {:ICVoy ELSEGUNDO City Council Agenda Statement Meeting Date: May 18, 2021 Agenda Heading: PUBLIC HEARINGS TITLE: Implementation Actions for Proposed Development Project Located at 650 and 700 N. Pacific Coast Highway and 737 Lairport Street (Ordinance Amending the Municipal Code to Amend the Definition of Floor Area; Resolution Approving the Mitigated Negative Declaration and Adopting a Mitigation Monitoring and Reporting Program; and, Resolution Approving Vesting Tentative Parcel Map No. 83129 and Site Plan Review ) RECOMMENDATION: 1. Waive first reading and introduce an ordinance amending El Segundo Municipal Code (ESMC) Section 15-1-6 to exempt any portion of a structure that is devoted to parking from counting towards the net floor area of the building; and schedule a second reading for the June 1, 2021 City Council Meeting. 2. Adopt a resolution approving the Mitigated Negative Declaration and adopting a Mitigation Monitoring and Reporting Program. 3. Adopt a resolution approving Vesting Tentative Parcel Map No. 83129 (SUB 20-03) and Site Plan Review (20-30). (An Initial Study/Mitigated Negative Declaration of environmental impacts was prepared pursuant to 14 California Code of Regulations § 15063 and is being considered as part of this project.) FISCAL IMPACT: ►Cm BACKGROUND: On April 22, 2021, the Planning Commission conducted a duly noticed public hearing to consider the proposed zone text amendment and development proposal. At the public Page 70 of 428 Development Project at 650-700 PCH May 18, 2021 Page 2 of 8 hearing, in addition to the project proponent, there were three public speakers that addressed the Planning Commission, all of which spoke in favor of the project. There was no opposition to the project. After discussing the merits of the project and the zone text amendment, the Planning Commission adopted resolutions (attached) recommending City Council adopt the Mitigated Negative Declaration and approve the proposed Zone Text Amendment and development project on a 5-0 vote. This item is before the City Council because the application package includes a Zone Text Amendment to a definition contained in the City's Zoning Code (Title 15), which requires approval by City Council. DISCUSSION: PROJECT DESCRIPTION This 7.3-acre project site is located in the north -central portion of the city on the east side of Pacific Coast Highway between East Maple Avenue to the north and East Mariposa Avenue to the south. The site includes buildings addressed 650 and 700 North Pacific Coast Highway and 737 Lairport Street (Carl Jacobson Way). The site has a General Plan Land Use designation of Corporate Office and is consistently zoned Corporate Office (CO). The applicant is requesting several improvements to the property located at 650-700 N Pacific Coast Highway. This request includes the following applications: • A Zone Text Amendment to amend the definition of Floor Area (Net) in El Segundo Municipal Code (ESMC) Section 15-1-6 to exempt any portion of a structure that is devoted to parking from counting toward the net floor area of the building; • A Vesting Tentative Parcel Map to consolidate seven parcels into a single parcel; • A Site Plan Review for the construction of a new 70,921 square foot office building, and parking structure on the project site; and, • Environmental Assessment for adoption of a Mitigated Negative Declaration pursuant to the requirements of CEQA. Page 71 of 428 Development Project at 650-700 PCH May 18, 2021 Page 3 of 8 Figure 1: Aerial view of project site The applicant proposes renovating two office buildings (Building A and Building B) and constructing a new building (hereinafter referred to as Building C), which would include an integrated 1,185 space parking structure. No changes are proposed for Building D. Page 72 of 428 Development Project at 650-700 PCH May 18, 2021 Page 4 of 8 Q 0 0 0 0 0 0 r MCC A _ �. f I• BLDG { FARXING STRUCTURE • w •r G I _ _ 5 1 1 r I I ti Figure 2: Proposed Site Layout able No. 1: Proposed Changes to Building Net Floor Area Building Existing Proposed Net Change 98,885 99,916 1,031 B 69,692 65,120 -4,572 C 0 70,921 70,921 D 16,652 16,652 0 Total Net SF 185,229 252,609 67,380 Building Design Building A will be renovated to expand the penthouse, a new double height lobby will be introduced, a new contemporary architectural design will be incorporated to include curtain wall glazing on the east and west facades with metal grate projections, new openings on the north fagade, and a new steel trellis at the new roof deck. Building B will be renovated to accommodate a large atrium and two new entry courtyards on the south side of the building, while fenestrations will be added to provide new glazing (consistent with Building A) that will increase the natural light into the building. The existing brick will be stained to ensure the color palette is consistent with the other buildings on the site as well. New Building C will replace the current surface parking lot, consisting of a seven -story Page 73 of 428 Development Project at 650-700 PCH May 18, 2021 Page 5 of 8 office building and integrated parking structure. The proposed architecture includes a contemporary design with the use of extensive glazing and exposed concrete floor slab edges, consistent with the new architectural style incorporated in Buildings A and B. Terraces will have steel trellises and architectural grilles/perforated panels will screen the parking levels along the west end of Building C facing Building A. In addition to the proposed development, the applicant is also requesting to change the definition of Floor Area (Net) to exempt integrated parking structures from counting toward the floor area. The complete project description and staff's analysis, including the required findings, is contained in the attached Planning Commission staff report, dated April 22, 2021. ANALYSIS As mentioned above, the Planning Commission adopted resolutions recommending approval of the proposed project. In summary, the Planning Commission found that all applicable findings associated with the entitlement applications will be made in a positive manner and therefore recommended approval of the proposed project applications. While Planning Commission expressed support for the project and ultimately recommended approval, the Commission's discussion focused on two key areas: 1) Specific Language of the Zone Text Amendment regarding floor area ratio calculations and 2) Local Traffic Impacts. Zone Text Amendment The current code exempts open parking and structures that are exclusively devoted to parking from counting toward floor area ratio (FAR) limits within any zone in the city. The proposed project includes a parking structure; however, it is integrated in the new office building (Building C) and cannot be considered "exclusively devoted to parking." As such, the applicant has requested a Zone Text Amendment to include integrated parking structures in the list of items that are exempt from the net floor area. The Planning Commission expressed concern about exempting parking on residential projects. Their recommendation is to approve the Zone Text Amendment but limit its applicability to commercial and industrial zoning districts. Based on Commission's action, the proposed Zone Text Amendment has been updated to read as follows: FLOOR AREA (NET): The total horizontal area of all floors, stories or levels, as measured to the interior of a building's perimeter walls. Unless specified otherwise in individual zoning district,Sspace devoted to the following shall not be included when determining the total net floor area within a building or structure: A. Elevator shafts. B. Stairwells and stairway enclosures. Page 74 of 428 Development Project at 650-700 PCH May 18, 2021 Page 6 of 8 C. Courts or atriums. D. Rooms exclusively holding building operating equipment. ParkingE. spaces and parking structures. at or above grade and aGGess thereto; provided, that on GOMmerGial and rnanufaGtUring zones: 1. Not .. perGen•% GOrnrnerGial/nianufaGtUring use. 2. At least GR8 fUll level of . _ is provided. F. That portion of any structure that is devoted exclusively to parking. &t devoted eXGI SOVely to parkip G. Restrooms in common areas of nonresidential buildings. With this amendment, provisions contained in the base zone would determine if parking were exempt from the net floor area, which addressed Planning Commission's concerns with floor area standards contained in zoning district's development standards. For example, for R-1 zoned lots, only the first 500 square feet of the garage is exempt from floor area. Therefore, staff believes this change is appropriate to ensure that R-1 standards are not affected. Local Traffic Impacts The second issue raised by Planning Commission was the potential of local traffic impacts created by the project. Based on new State law, traffic impacts are now measured using two different approaches, Vehicle Miles Traveled (VMT) and Level of Service (LOS). VMT — This refers to the amount and distance of automobile travel attributable to the project. Under State law, VMT is now the only method that can be used to determine traffic impacts for CEQA. The change in State law limiting analysis to only VMT is considered a more effective method to analyze and disclose a proposed project's transportation -related impacts on the environment. Essentially VMT looks at the project's impacts to the region and the transportation system. To conform to new State Law, a VMT analysis was completed as part of the Mitigated Negative Declaration for the proposed project and appropriate mitigation measures have been included to reduce said impacts to be less than significant. LOS — This is of interest when planning, designing, operating and maintaining the local roadway system. Localized traffic congestion is analyzed to determine if the project will result in significant traffic delays in the project area. While LOS analysis cannot be used in the CEQA analysis, it is used to determine compliance with the City's General Plan street and traffic standards. Page 75 of 428 Development Project at 650-700 PCH May 18, 2021 Page 7 of 8 El Segundo General Plan Policy C3-1.2 states, "The minimum acceptable level of service (LOS) at an intersection is LOS D. Intersections operating at LOS E or F shall be considered deficient. If traffic caused by a development project is forecast to result in an intersection level of service change from LOS D or better to LOS E or F, then the development impact shall be considered significant. If a development project is forecast to result in the increase of intersection volume%apacity ratio (VIC) of 0.02 or greater at any intersection that is forecast to operate at LOS E or F, the impact shall be considered significant." The LOS study completed for this project analyzed 13 intersections and found that two intersections would operate at a level of E or F during peak hour operations. The two intersections, PCH at El Segundo Blvd and PCH at Imperial Hwy, would operate at a LOS F with or without the project. However, only the intersection of PCH at Imperial would see a volume/capacity ratio of 0.024, which exceeds the 0.02 threshold set forth in General Plan Policy C3-1.2. In response to the Planning Commission's concerns, staff had the City's environmental and traffic consultants reanalyze the intersection to ensure a strategy to reduce the increase in the number of vehicle trips generated by the project to less than 0.02. The City's consultant determined that a reduction of 300 average daily vehicle trips is needed to ensure that the increase is less than 0.02. As a result of further analysis, the City's consultant provided a Traffic Demand Management (TDM) strategy program that includes a list of alternatives that can reduce the increase in vehicle trip generation from the site. The strategy program effectively reduces the project's increase in volume/capacity from 0.024, to 0.019, which is less than the significance threshold identified in General Plan Policy C3-1.2. A table with a variety of TDM strategies has been incorporated into the proposed conditions of approval (COA #20), which includes transit subsidies, commute assistance, access to transit, bike sharing and alternative work scheduling to name a few. CONCLUSION As evidenced in this staff report and in the staff report to the Planning Commission, the necessary findings can be made to approve this project. Further, based on the IS/MND prepared for this project, any potential environmental impacts can be mitigated to be less than significant. As such, staff and Planning Commission are recommending approval of the project as the Commission made all the necessary findings needed for approval of the project. Staff recommends City Council approve the ordinance to amend the Municipal Code, and adopt the attached Resolutions. NEXT STEPS If approved, the Ordinance will be brought back to City Council for second reading at the next Council meeting, and the Zone Text Amendment will become effective July 1, 2021. The applicant anticipates site preparation and demolition to begin by the end of Page 76 of 428 Development Project at 650-700 PCH May 18, 2021 Page 8 of 8 the year, with construction commencing in February 2022. The applicant has indicated their goal is to complete construction by March 1, 2023. CITY STRATEGIC PLAN COMPLIANCE: Goal 5: Champion economic development and fiscal sustainability. Objective 5A: El Segundo promotes economic growth and vitality for businesses and the community. PREPARED BY: Eduardo Schonborn, AICP, Principal Planner REVIEWED BY: Denis Cook, Interim Director, Contractor APPROVED BY: Barbara Voss, Deputy City Manager ATTACHED SUPPORTING DOCUMENTS: 1. Ordinance (Zone Text Amendment) 2. Resolution (MND) 3. Resolution (Site Plan Review and VTM) 4. Planning Commission Staff Report, dated April 22, 2021 5. Planning Commission Resolution 2892 (MND) 6. Planning Commission Resolution 2893 (ordinance) 7. Planning Commission Resolution 2894 (parcel map and SPR) 8. Proposed Development Plans -Exhibits dated March 3, 2021 9. Vesting Tentative Parcel Map No. 83129 10. Initial Study -Mitigated Negative Declaration (with Technical Studies) - Place Holder Page 77 of 428 ORDINANCE NO. AN ORDINANCE AMENDING EL SEGUNDO MUNICIPAL CODE SECTION 15-1-6 TO AMEND THE DEFINITION OF FLOOR AREA (NET) TO EXEMPT PARKING THAT IS INTEGRATED INTO A STRUCTURE FROM COUNTING TOWARDS THE NET FLOOR AREA OF A BUILDING. ZONE TEXT AMENDMENT 20-01 The City Council of the city of El Segundo does ordain as follows: [•`7x4011111010MMIi CK4 i 11iTilliilTMlitirC�7i PIT M-W.13iri71Ge3i A. On July 21, 2020, L&R ZAV 650 Sepulveda, LLC c/o Zachary Vella submitted applications for Environmental Assessment No. EA-1289, Zone Text Amendment No 20-01, Vesting Tentative Parcel Map No. 83129, and Site Plan Review No. 20-30 requesting to amend the definition of Floor Area (Net) within Section 15-1-6 of the El Segundo Municipal Code ("ESMC"), combine seven parcels into a single lot, remodel two existing office buildings, and construct a new office building with integrated parking structure; B. The project applications were reviewed by the City's Planning and Building Safety Department for, in part, consistency with the General Plan and conformity with the El Segundo Municipal Code ("ESMC"); C. Pursuant to Section 21000 et. Seq. of the California Public Resource Code ("CEQA") and Section 15000 et. Seq. of 14 California Code of Regulations ("CEQA Guidelines") an Initial Study of Environmental Impacts and Mitigated Negative Declaration ("IS/MND") was prepared to identify any potential significant environmental impacts caused by the project, a copy of which is on file with the Development Services Department. The IS/MND also identified Mitigation Measures to address those impacts. The City Council adopted Resolution No. , thereby adopting the IS/MND and a Mitigation Monitoring and Reporting Program; D. On April 22, 2021, the Planning Commission held a public hearing to receive public testimony and other evidence regarding the application including information provided by city staff; and, adopted Resolution No. 2893 recommending that the City Council approve the proposed amendments; E. On May 18, 2021, the City Council held a public hearing and considered the information provided by City staff and public testimony regarding this Ordinance; Page 1 of 5 Page 78 of 428 F. This Ordinance and its findings are made based upon the entire administrative record including testimony and evidence presented to the City Council at the public hearing and the staff report submitted by the Planning and Building Safety Department. SECTION 2: Factual Findings and Conclusions. The Commission finds that the following facts exist: A. Surface parking and structures that are solely devoted for parking are currently exempt from contributing towards the net floor area of a project. Notwithstanding this, if the parking structure is integrated with a building, it does not qualify for the exemption and counts towards the net floor area of the site. B. Even though the applicant is proposing a new 70,921 square -foot seven - story office building with an integrated 1,185 space parking structure, which would benefit from this amendment; changing the definition of Floor Area (Net) could benefit any property owner within the City. C. The amendment does not alter parking requirements. All uses within the City will continued to be required to comply with Chapter 15 (Off Street Parking and Loading Spaces) of Title 15 of the El Segundo Municipal Code Section. D. Zone Text Amendment No. 20-01 amends the definition of Floor Area (Net) within Section 15-1-6 of the ESMC to exempt parking structures that are integrated with another building from counting towards the net floor area of said building. SECTION 3: General Plan Findings. The proposed amendment is consistent with the goals and policies of the City's General Plan and will not obstruct their attainment. In addition, the Council finds as follows: A. Goal LU4: Provision of a Stable Tax Base for El Segundo Through Commercial Uses. The proposed Zone Text Amendment will allow for dynamic new commercial developments that integrate commercial uses seamlessly with parking. As properties are renovated, this amendment would allow for additional useable commercial square footage, which in turn would contribute to the tax base for the City of El Segundo via increased utility user and property tax revenues as well as sales tax revenues from retail and restaurant uses generated by the additional employees working in the City. B. Objective LU4-3: Provide for new office and research and development uses. Page 2of5 Page 79 of 428 The proposed Zone Text Amendment will foster new office and research and development uses because it will encourage more property owners to integrate their required parking into their building and provide a more integrated dynamic office environment. Additional floor area could be realized, instead of limiting the floor area due to the parking counting towards the limit. C. Policy ED1-2-1: Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met. The Zone Text Amendment would facilitate the adaptive reuse of property in a creative manner that would allow providing amenities requested by tenants in today's marketplace. SECTION 4: Zone Text Amendment Findings. In accordance with ESMC Section 15- 2E-4 and based on the findings set forth in Section 3, the proposed Zone Text Amendment is consistent with the goals, policies, and objectives of the General Plan as follows: A. The amendments are consistent with the purpose of the ESMC, which is to serve the public health, safety, and general welfare and to provide the economic and social advantages resulting from an orderly planned use of land resources. In addition, the amendment does not reduce parking requirements, or otherwise alter development standards such as setbacks, height, building separation, or landscape requirements. B. The amendments are necessary to facilitate the development and ensure the orderly establishment of innovative site designs that would allow properties to meet parking without the need of a stand-alone parking structure or surface parking lot in a manner that is compatible with surrounding properties and the public right-of-way. SECTION 5: The definition of "FLOOR AREA (NET)" within Title 15, Chapter 1, Section 15-1-6 (Definitions) of the El Segundo Municipal Code is amended as follows: FLOOR AREA (NET): The total horizontal area of all floors, stories or levels, as measured to the interior of a building's perimeter walls. Unless specified in otherwise individual zoning district, Sspace devoted to the following shall not be included when determining the total net floor area within a building or structure: A. Elevator shafts. B. Stairwells and stairway enclosures. C. Courts or atriums. D. Rooms exclusively holding building operating equipment. E. Parking spaces and parking structures. at er above grade anal aGGess thereto; Page 3of5 Page 80 of 428 •1 F. That portion of any structure that is devoted exclusively to parking. StFuGtyreS G. Restrooms in common areas of nonresidential buildings. - SECTION 6: If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the city council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable. SECTION 7: The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of El Segundo's book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. SECTION 8: This Ordinance will become effective 30 days following its passage and adoption. PASSED AND ADOPTED this day of )2021. APPROVED AS TO FORM: Mark D. Hensley, City Attorney ATTEST: Drew Boyles, Mayor STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS CITY OF EL SEGUNDO ) Page 4of5 Page 81 of 428 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 five; that the foregoing Ordinance No. was duly introduced by said City Council at a regular meeting held on the day of 2021, and was duly passed and adopted by said City Council, approved and signed by the Mayor, and attested to by the City Clerk, all at a regular meeting of said Council held on the day of 2021, and the same was so passed and adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Tracy Weaver, City Clerk Page 5of5 Page 82 of 428 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL SEGUNDO ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR ENVIRONMENTAL ASSESSMENT NO. EA-1289, ZONE TEXT AMENDMENT NO. 20-01, VESTING TENTATIVE PARCEL MAP NO. 83129 (SUB 20-03) AND SITE PLAN REVIEW NO. SPR 20-30, FOR PROPERTY LOCATED AT 650-700 N PACIFIC COAST HIGHWAY AND 737 CARL JACOBSON WAY The City Council of the City of El Segundo does resolve as follows: SECTION 1: The City Council finds and declares that: A. On July 21, 2020, L&R ZAV 650 Sepulveda, LLC c/o Zachary Vella submitted applications for Environmental Assessment No. EA-1289, Zone Text Amendment No. 20-01, Vesting Tentative Parcel Map No. 83129 (SUB 20-03), and Site Plan Review No. 20-30, requesting to amend the definition of Floor Area (Net) within Section 15-1-6 of the El Segundo Municipal Code ("ESMC"), combine seven parcels into a single lot, remodel two existing office buildings, and construct a new office building with integrated parking structure; B. The project applications were reviewed by the City's Development Services Department for, in part, consistency with the General Plan and conformity with the ESMC; C. Pursuant to Section 21000 et. Seq. of the California Public Resource Code ("CEQA") and Section 15000 et. Seq. of 14 California Code of Regulations ("CEQA Guidelines") an Initial Study of Environmental Impacts and Draft Mitigated Negative Declaration ("IS/MND") was prepared to identify any potential significant environmental impacts caused by the project, a copy of which is on file with the development Services Department. The IS/MND also identified Mitigation Measures to address those impacts; D. The IS/MND was circulated for public review/comment from February 5, 2021 to March 10, 2021. In response to the public review period, the City received three comment letters; E. The Planning Commission of the City of El Segundo held a noticed public hearing on April 22, 2021, at the conclusion of which the Planning Commission adopted Planning Commission Resolution 2892, thereby recommending the City Council approve the IS/MND; Page 1 of 18 Page 83 of 428 F. The City Council of the City of El Segundo held a noticed public hearing on May 18, 2021, to review and consider the IS/MND, receive public testimony, and review all correspondence received; and, F. This Resolution, and its findings, are made, in part, based upon the evidence presented to the City Council at its May 18, 2021 public hearing, including the staff report submitted by the Development Services Department. SECTION 2: Factual Findings and Conclusions. The City Council finds that the following facts exist: A. The subject site is located in the Corporate Office (C-O) Zone, at 650-700 N Pacific Coast Highway and 737 Carl Jacobson Way. B. The property is currently improved with three buildings, including a 98,885 square -foot eight -story office building at 650 N Pacific Coast Highway, a 69,692 square -foot two-story office building at 700 N Pacific Coast Highway, and a 16,652 square -foot one-story industrial building at 737 Carl Jacobson Way. C. The subject site is comprised of seven parcels that will be combined into one 7.3-acre property. The abutting and adjacent land uses include retail and restaurant businesses, automotive services stations, and a variety of light industrial uses. D. The proposed project, as illustrated in plans considered by the City Council on May 18, 2021, includes the following components: renovate and add 1,031 square feet to the existing building at 650 N Pacific Coast Highway; renovate and decrease the floor area by 4,572 square feet the existing building at 700 N Pacific Coast Highway; and construct a new 70,921 square -foot seven -story office building with an integrated 1,185 space parking structure. E. The Applicant is required to make all necessary and applicable impact fee payments prior to building permit issuance, including the one-time fire services mitigation fee, the one-time police services mitigation fee, one-time park services mitigation fee, and one-time traffic mitigation. SECTION 3: Environmental Assessment. The City Council finds as follows: A. The IS/MND has been prepared in compliance with CEQA and the CEQA Guidelines. B. The project will either not create or result in, or will have less than significant impacts to: Agriculture and Forest Resources, Air Quality, Biological Page 2 of 18 Page 84 of 428 Resources, Greenhouse Gas Emissions, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Utilities and Service Systems. C. Areas of concern were noted as potentially significant if not mitigated. Mitigation measures have been incorporated into the IS/MND and will be imposed on the project through the City's adoption of a Mitigation Monitoring and Reporting Program ("MMRP") in compliance with CEQA Guideline 15074(d). These mitigation measures are imposed on the project to address potential environmental effects with respect to: Aesthetics, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Transportation, and Tribal Cultural Resources. With the implementation of this mitigation, all potential environmental effects will be reduced to a less than significant level. The MMRP is attached to this Resolution as Exhibit A and incorporated herein. D. Mitigation measures set forth in the MMRP are specific and enforceable. The MMRP adequately describes implementation procedures, monitoring responsibility, reporting actions, compliance schedule, and verification of compliance in order to ensure that the Project complies with the adopted mitigation measures. E. The mitigation measures contained in the MMRP will also be imposed as enforceable conditions of approval. F. Pursuant to CEQA the City Council has independently reviewed the Initial Study, the Mitigated Negative Declaration, and all comments received regarding the Mitigated Negative Declaration, and based on the whole record before it finds that the Mitigated Negative Declaration was prepared in compliance with CEQA and the CEQA Guidelines, that there is no substantial evidence that the Project will have a significant effect on the environment with the incorporation of mitigation, and the Mitigated Negative Declaration reflects the independent judgment and analysis of City Council. Accordingly, based upon the evidence presented to the City Council, the City need not prepare an environmental impact report for the proposed project. SECTION 4: Reliance on Record. Each 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. SECTION 5: 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. Page 3 of 18 Page 85 of 428 SECTION 6: The City Clerk is directed to certify the adoption of this Resolution. SECTION 7: This Resolution takes effect immediately upon its adoption. PASSED, APPROVED AND ADOPTED this 18t" day of May 2021. Drew Boyles, Mayor APPROVED AS TO FORM: Mark D. Hensley, City Attorney 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 five; that the foregoing Resolution No. was duly passed, approved, and adopted by said City Council, at a regular meeting of said Council held on the 18t" day of May, 2021, approved and signed by the Mayor, and attested to by the City Clerk, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Tracy Weaver, City Clerk Page 4 of 18 Page 86 of 428 RESOLUTION NO. Exhibit A MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT Page 5 of 18 Page 87 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part AES-1 Aesthetics Prior to issuance of a building permit, the Provide lighting Prior to issuance Project City of El Project applicant must submit a lighting plan to the City of building Developer Segundo, plan to the City for review and approval by for review and permits. Planning and the Director of Planning and Building approval. Building Safety Safety. The plan must include the Department location, height, number of lights, foot- candles by area, and estimates of maximum illumination on -site with no spill at the property lines. The plan must also demonstrate that all lighting fixtures on the buildings and throughout the entire project site are designed and installed so as to contain light on the subject property and will not create spillover effects or be directed toward adjacent properties or public rights -of -way. AES-2 Aesthetics Prior to issuance of a building permit, the Provide Final Prior to issuance Project City of El Project applicant must submit the Final Design Plans to of building developer Segundo, Design Plans to the City for review and the City for review permits. Planning and approval by the Director of Planning and and approval. Building Safety Building Safety. The plans must identify Department the material use that meets the Visible Light Reflection (VLR) performance of the following: i) The new west -facing fagade of Building A and the south -facing fagade of Building C shall employ a high- performance glazing system comprising a commercial glazing equal to Vitro Solarban 70(2) + Clear with exterior visible light reflection (VLR) of 13% or less; ii) Exterior metal cladding on the Building Page 6 of 18 Page 88 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part A curtainwall facing Pacific Coast Highway to be finished with aluminum composite panels (ACP), with matte white or matte, clear anodized aluminum finish; and, iii) Concrete on the north and south elevations of Building A will be painted with low sheen paint and clad limitedly in matte finish ACP with matte white or matte, clear anodized aluminum finish. CUL-1 Cultural Archaeological and Native American Applicant to hire a Applicant to Project City of El Resources monitoring shall be conducted for any qualified submit evidence developer Segundo, grading -related ground disturbing activity archaeologist and of a contracted, Planning and have the potential to disturb native soils submit evidence qualified Building Safety (i.e., non -engineered fill) within the Project of this contracted archaeologist to Department site. Monitoring shall be performed under archaeologist to the City prior to the direction of a qualified archaeologist the City. issuance of meeting the Secretary of the Interior's building permits. Professional Qualifications Standards for archaeology (National Park Service 1983). If cultural resources are encountered during ground -disturbing activities, work in the immediate area must halt and the find must be evaluated by the qualified archaeologist. Depending upon the nature of the find, if the discovery proves to be potentially significant under CEQA, as determined by the qualified archaeologist, additional work such as data recovery excavation, avoidance of the area of the find, documentation, testing, data recovery, reburial, archival review and/or transfer to the appropriate museum or Page 7 of 18 Page 89 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part educational institution, or other appropriate actions may be warranted at the discretion of the qualified archaeologist. The archaeologist shall complete a report of excavations and findings and submit the report to the Director of Planning and Building Safety. After the find is appropriately mitigated, work in the area may resume. Paleo-1 Geology and Prior to the issuance of any grading Applicant to hire a Applicant to Project City of El Soils permits, the applicant shall retain a qualified submit evidence developer Segundo, qualified paleontologist who meets the paleontologist of a contracted Planning and qualifications established by the Society and submit qualified Building Safety of Vertebrate Paleontology (SVP) to evidence of this paleontologist to Department develop a Worker Environmental contracted the City prior to Awareness Program (WEAP), which shall paleontologist to issuance of be in compliance with SVP guidelines. the City. This building permits. The paleontologist shall present the paleontologist to WEAP training training to all construction staff to provide provide WEAP shall be them with a basic understanding of the training to all administered prior types of fossils that may be encountered construction staff. to the start of and the laws protecting them, and the earthwork procedures to follow in the event the finds activities and shall are encountered. In the event that be administered paleontological resources are to any new encountered during earth disturbance construction activities, all construction activities in the workers involved area of the find shall be temporarily halted in excavation and the paleontologist shall be notified to efforts associated evaluate the find and determine the with the Project. appropriate treatment in accordance with SVP guidelines for identification, evaluation, disclosure, avoidance, or Page 8 of 18 Page 90 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part recovery, and curation, as appropriate. HAZ-1 Hazards and The applicant shall conduct additional Conduct Applicant to Project City of El Hazardous investigation and potential remediation additional provide evidence developer Segundo, Materials actions associated with the previous investigation and of the Planning and USTs and clarifier uses. As identified in potential presence/absence Building Safety the Phase I ESA (Appendix E), the remediation of a UST at 650 Department following investigations will be conducted associated with N. Pacific Coast and El to identify and confirm the location of the previous USTs Highway, and Segundo Fire eight 1,000-gallon USTs and clarifier at and clarifier uses. submit the results Department 700 Pacific Coast Highway and the of the geophysical potential UST at 650 Pacific Coast surveys and Highway (associated with 690 North Phase II Sepulveda Boulevard). Investigations and • Eight 1,000-gallon USTs at 700 Pacific incorporate Coast Highway: A geophysical survey applicable and Phase II subsurface investigation treatment shall be conducted to identify the location procedures in the of the former USTs and to sample at the final design plans depth of the UST to determine the to the City prior to concentrations of constituents of concern issuance of (petroleum hydrocarbons, volatile grading and/or organic compounds, and metals). In the building permits. event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local Certified Unified Program Agency [CUPA]), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2 implement a soil -vapor Page 9 of 18 Page 91 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part extraction system; and/or 3) conduct remedial excavation activities. Based on information provided by the CUPA, if passive or active systems are utilized to prevent vapor migration, a Land Use Covenant would be required, and recorded, and an Operation and Maintenance (O&M) Plan would be developed for the systems. • Clarifier at 700 Pacific Coast Highway: A geophysical survey and Phase II subsurface investigation shall be conducted to identify the location of the former clarifier and to sample adjacent soils to determine the extent, if any, of prior release of tetrachloroethylene. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. • Potential UST at 650 North Pacific Coast Highway: The applicant shall conduct review of pending agency records for the UST listed at 690 North Sepulveda Page 10 of 18 Page 92 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part Boulevard to determine whether a UST is located on the Project site. In the event the documentation indicates that a UST has the potential to be present, the applicant shall conduct a geophysical survey and Phase II subsurface investigation to identify the location of the former UST and to sample at the depth of the UST to determine whether any concentrations of constituents of concern (petroleum hydrocarbons, volatile organic compounds, and metals) are present in surround soils. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. HAZ-2 Hazards and Prior to commencement of renovation Conduct a - Project City of El Hazardous activities on Buildings A and B, a hazardous developer Segundo, Materials hazardous building materials survey shall building materials Planning and be conducted on both buildings to identify survey on Building Safety asbestos, lead -based paint, and other Buildings A and B Department potentially hazardous building materials and incorporate and El (such as mercury thermometers, lighting required Segundo Fire and electrical appurtenances). Following abatement work. Department Page 11 of 18 Page 93 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part results of the hazardous materials survey, renovation plans and contract specifications shall incorporate abatement procedures for the removal of materials containing asbestos and lead. All abatement work shall be done in accordance with federal, state, and local regulations, including those of the U.S. EPA, Occupational Safety and Health Administration, California Occupational Safety and Health Administration, and the SCAQMD. TRANS- Transportation Develop and Applicant to Project City of El 1 The applicant shall prepare and implement implement a provide a TDM developer Segundo, a Project -specific TDM program that will Project -specific Program to the Planning and reduce the Project's daily trips by 254. The TDM program. City for review, Building Safety TDM program shall consist of a list of with approval Department approved strategies, guided by the completed prior to California Air Pollution Control Officers Building Permit Association (CAPCOA) recommendations Final or issuance to promote carpool, bicycling, walking, and of the first transit in place of individual vehicle trips to certificate of and from the Project. These elements may occupancy. The change or be adjusted to adapt to success of the changing commute trends and to maximize program will be the efficiency and performance of the monitored and the program. The following is a preliminary list tenant commute of applicable strategies that provide patterns will be feasible means to adequately reduce the reviewed, with Project VMT: updates of adjustments and changes to be provided in an Page 12 of 18 Page 94 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part annual monitoring • Safe and Well -Lit Access to Transit: report, or the TDM Enhance the route for people walking shall include a or bicycling to nearby transit stops, mechanism to such as those located on Pacific Coast report to the City Highway and Mariposa Avenue. on the progress. (Maximum reduction of 23 trips) • Transit Subsidies: Provide subsidization of transit fare for employees of the project site. This strategy helps reduce single - occupancy vehicle trips by utilizing transit service already present in the project area. (Maximum reduction of 116 trips) • Travel Behavior Change Program: Provide a web site that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Promotions & Marketing: Provide marketing and promotional tools to educate and inform travelers about site -specific transportation options and the effects of their travel choices with passive educational and promotional Page 13 of 18 Page 95 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part materials. (Maximum reduction of 46 trips) • Commute Assistance Center: Provide a computer kiosk that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Preferential Carpool / Vanpool Parking Spaces: Provide reserved carpool/vanpool spaces closer to the building entrance. (Maximum reduction of 116 trips) • Passenger Loading Zones: Provide passenger loading zones for easy access to carpools or vanpools. (Maximum reduction of 58 trips) • Bike Share: Implement bike share to allow people to have on -demand access to a bicycle, as -needed. (Maximum reduction of 3 trips) • Bike Parking and Facilities: Include secure bike parking and showers to provide additional end -of -trip bicycle Page 14 of 18 Page 96 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part facilities to support safe and comfortable bicycle travel. Provide on - site bicycle repair tools and space to use them supports on -going use of bicycles for transportation. (Maximum reduction of 35 trips) • Traffic Calming Improvements: Implement traffic calming measures throughout and around the perimeter of the Project site that encourage people to walk, bike, or take transit within the development and to the development from other locations. (Maximum reduction of 12 trips) • Pedestrian Network Improvements: Implement pedestrian network improvements throughout and around the Project site that encourages people to walk (Maximum reduction of 23 trips) • Parking Cash Out: Provide employees a choice of forgoing current parking for a cash payment to be determined by the employer. (Maximum reduction of 58 trips) Page 15 of 18 Page 97 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part • Alternative Works Schedule: Implement Flextime, Compressed Work Week (CWW), and staggered shifts for employees. (Maximum reduction of 173 trips) TCR-1 Tribal Cultural Prior to the commencement of any ground Applicant to retain Applicant to Project City of El Resources disturbing activity at the Project site, the a Native submit evidence developer Segundo, Project applicant shall retain a Native American Monitor of a contracted Planning and American Monitor approved by the that is culturally Native American Building Safety Gabrieleno Band of Mission Indians-Kizh affiliated with the Monitor to the City Department Nation, the tribe that consulted on this area to be prior to issuance project pursuant to Assembly Bill AB 52 present on -site of building (the "Tribe" or the "Consulting Tribe"). A during ground- permits. copy of the executed contracts shall be disturbing submitted to the City of El Segundo activities in native Development Services Department prior to soils. the issuance of any permit necessary to commence a ground -disturbing activity. The Tribal monitor will only be present on - site during the construction phases that involve ground -disturbing activities. Ground disturbing activities are defined by the Tribe as activities that may include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the project area. The Tribal Monitor will complete daily monitoring logs that will provide descriptions of the day's activities, including construction activities, locations, Page 16 of 18 Page 98 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part soil, and any cultural materials identified. The on -site monitoring shall end when all ground -disturbing activities on the Project site are completed, or when the Tribal Representatives and Tribal Monitor have indicated that all upcoming ground - disturbing activities at the Project site have little to no potential for impacting Tribal Cultural Resources. Upon discovery of any Tribal Cultural Resources, construction activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. All Tribal Cultural Resources unearthed by Project activities shall be evaluated by the Consulting Tribe approved Tribal monitor. If the resources are Native American in origin, the Consulting Tribe will retain it/them in the form and/or manner the Tribe deems appropriate, for educational, cultural and/or historic purposes. If human remains and/or grave goods are discovered or recognized at the Project site, all ground disturbance shall immediately cease, and the county coroner shall be notified per Public Resources Code Section 5097.98, and Health & Safety Code Section 7050.5. Human remains and grave/burial goods shall be treated alike per California Public Page 17 of 18 Page 99 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Mitigation Measure Actions When Monitoring Responsible Monitoring Factor Required Occurs Agency or Party Agency or Part Resources Code section 5097.98(d)(1) and (2). Work may continue on other parts of the Project site while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section 15064.5[fj). Page 18 of 18 Page 100 of 428 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL SEGUNDO APPROVING VESTING TENTATIVE PARCEL MAP NO. 83129 (SUB 20-03) AND SITE PLAN REVIEW NO. 20-30, THEREBY ALLOWING THE CONSOLIDATION OF SEVEN PARCELS INTO A SINGLE LOT AND CONSTRUCTION OF A NEW 70,921 SQUARE FOOT 7-STORY OFFICE BUILDING WITH AN INTEGRATED 1,185-SPACE PARKING STRUCTURE FOR PROPERTY LOCATED AT 650-700 N PACIFIC COAST HIGHWAY AND 737 CARL JACOBSON WAY The City Council of the City of El Segundo does resolve as follows: SECTION 1: The City Council finds and declares that: A. On July 21, 2020, L&R ZAV 650 Sepulveda, LLC c/o Zachary Vella submitted applications for Environmental Assessment No. EA-1289, Zone Text Amendment No 20-01, Vesting Tentative Parcel Map No. 83129, and Site Plan Review No. 20-30 requesting to amend the definition of Floor Area (Net) within Section 15-1-6 of the El Segundo Municipal Code ("ESMC"), combine seven parcels into a single lot, remodel two existing office buildings, and construct a new office building with integrated parking structure; B. The project applications were reviewed by the City's Development Services Department for, in part, consistency with the General Plan and conformity with the ESMC; C. Pursuant to Section 21000 et. Seq. of the California Public Resource Code ("CEQA") and Section 15000 et. Seq. of 14 California Code of Regulations ("CEQA Guidelines") an Initial Study of Environmental Impacts and Mitigated Negative Declaration ("IS/MND") was prepared to identify any potential significant environmental impacts caused by the project, a copy of which is on file with the development Services Department. The IS/MND also identified Mitigation Measures to address those impacts; D. The City Council adopted Resolution No. , adopting the IS/MND and the Mitigation Monitoring and Reporting Program; E. The Planning Commission of the City of El Segundo held a noticed public hearing on April 22, 2021, at the conclusion of which the Planning Commission adopted Planning Commission Resolution 2894, thereby recommending the City Council approve the Vesting Tentative Tract Map and Site Plan Review; Page 1 of 24 Page 101 of 428 F. The City Council of the City of El Segundo held a noticed public hearing on May 18, 2021, to review and consider the Vesting Tentative Tract Map and Site Plan Review, receive public testimony, and review all correspondence received; and, G. This Resolution, and its findings, are made, in part, based upon the evidence presented to the City Council at its May 18, 2021 public hearing, including the staff report submitted by the Development Services Department. SECTION 2: Factual Findings and Conclusions. The City Council finds as follows: A. The 7.3-acre site is located in the north -central portion of the city, on the east side of Pacific Coast Highway between East Maple Avenue to the north and East Mariposa Avenue to the south. The site has a General Plan Land Use designation of Corporate Office and is zoned Corporate Office (CO). The site includes buildings addressed 650 and 700 North Pacific Coast Highway and 737 Carl Jacobson Way. B. The site consists of seven individual parcels ranging in size from 6,601 square feet to 86,666 square feet. C. Existing improvements on the site include a 98,885 square -foot eight -story office building (Building A), a 69,692 square -foot two-story office building (Building B), a 16,652 square -foot industrial one-story industrial building (Building D), and a surface parking lot. D. The proposed project would combine the seven parcels into a single 7.3- acre lot. E. The proposed project would also renovate Building A to increase the net floor area by 1,031 square feet and renovate Building B to decrease the net floor area by 4,572 square feet. The facades of both buildings would also be renovated. The proposed project would also construct a new 70,921 square -foot seven -story building with an integrated 1,185 space parking structure. SECTION 3: Vesting Tentative Parcel Map Findings. After considering the above facts, the City Council finds as follows: A. That the proposed map is consistent with applicable general and specific plans as specified in section 65451 of the California Government Code. The Vesting Tentative Tract Map will implement the project to renovate the two existing office buildings and construct a new office building on the site. Page 2 of 24 Page 102 of 428 This is consistent with the following objectives and policies of the General Plan: Objective LU4-3: "Provide for new office and research and development uses." The proposed project is consistent with this object as it provides 67,380 square feet of new office space within the City. Furthermore, the project provides a new landscaped plaza to create an integrated office campus that will attract new businesses to the City. Policy C1-1.8: "Provide all residential, commercial, and industrial areas with efficient and safe access to the major regional transportation facilities." The project site is approximately 1/2 mile from the nearest Metro Green Line station at the intersection of Mariposa Avenue and Nash Street. Furthermore, Metro Bus Line 232 has a bus stop approximately 300 feet from the Project site along Pacific Coast Highway. Policy C2-2.2: "Encourage new development to provide facilities for bicyclist to park and store their bicycles." Bicycle facilities allowing workers and patrons to park and store bicycles are provided in excess of the Municipal Code Requirements. The code requires the applicant to provide 25 bicycle parking spaces, but the project will provide 128 bicycle parking spaces. Policy ED1-2-1: "Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met." The project will facilitate the adaptive reuse of a former aerospace building with the creation of additional office space that provides amenities that tenants in today's marketplace require. The proposed project will create a unique office campus responding to the diverse needs for tenants in the local market. B. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The combining the seven parcels into a single site will facilitate the proposed project that is compatible with the area as it is an expansion of the existing office use and site reconfiguration. The proposed project complies with all provisions of the zoning code and will not create a significant impact on those who live, work, or visit the area. A plethora of land uses, including office, retail, restaurant, and light industrial uses can be found on the surrounding properties. Office uses are considered compatible with all these types of surrounding uses, as employees would patronize the various retail and restaurant uses during, and at the end of, the workday. Page 3 of 24 Page 103 of 428 C. That the site is physically suitable for the type of development. The property is physically suitable for commercial office buildings and parking structure being proposed for the project. The project includes renovations to existing office buildings on the property and construction of a new 7-story office building in an area that is currently surface parking. The proposal complies with all the development standards set forth in the City's zoning ordinance. Furthermore, merging the seven parcels into one ground parcel will eliminate several non -conforming parcels that currently do not comply with minimum lot size standards. D. That the site is physically suitable for the proposed density of development. Density refers to dwelling units, not commercial office space. Nevertheless, the proposed project complies with all development standards for the CO zone. E. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or will not substantially and avoidably injure fish or wildlife or their habitat. The proposed project consists of renovating two existing office buildings and construction of a new 7-story office building/parking structure. The area of new construction is currently a paved parking lot that does not contain any landscaped areas, wetlands or other features that could support any fish or wildlife habitat. F. That the design of the subdivision or type of improvements are not likely to cause serious public health problems. The design of the subdivision and type of improvements proposed for the Property are not likely to cause serious public health problems in that they have been designed to comply with all building and zoning code regulations and the City's General Plan. Additionally, the new parcel and the proposed improvements will comply with Title 24 accessibility requirements. The subdivision provides adequate and safe ingress and egress with vehicular access provided by two driveways on Pacific Coast Highway and one driveway on Carl Jacobson Way. G. That the design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As part of the entitlement submittal package, the applicant provided a design survey showing all easements on the property. Existing easements, Page 4 of 24 Page 104 of 428 which were acquired by the public at large, would not be impacted by merging the seven parcels into a single lot. SECTION 4: Site Plan Review Findings. After considering the above facts, the City Council finds as follows: A. The proposed development is consistent with the goals, policies and objectives of the general plan, any applicable specific plan, and the Zoning Code; The project is consistent with the goals and policies of the General Plan and will not obstruct their attainment. More specifically, the project will advance the following objectives and policies: Objective LU4-3: "Provide for new office and research and development uses." The proposed project is consistent with this object as it provides 67,380 square feet of new office space within the City. Furthermore, the project provides a new landscaped plaza to create an integrated office campus that will attract new businesses to the City. Policy C1-1.8: "Provide all residential, commercial, and industrial areas with efficient and safe access to the major regional transportation facilities." The project site is approximately 1/2 mile from the nearest Metro Green Line station at the intersection of Mariposa Avenue and Nash Street. Furthermore, Metro Bus Line 232 has a bus stop approximately 300 feet from the Project site along Pacific Coast Highway. Policy C2-2.2: "Encourage new development to provide facilities for bicyclist to park and store their bicycles." Bicycle facilities allowing workers and patrons to park and store bicycles are provided in excess of the Municipal Code Requirements. The code requires the applicant to provide 25 bicycle parking spaces, but the project will provide 128 bicycle parking spaces. Policy ED1-2-1: "Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met." The project will facilitate the adaptive reuse of a former aerospace building with the creation of additional office space that provides amenities that tenants in today's marketplace require. The proposed project will create a unique office campus responding to the diverse needs for tenants in the local market. B. The project is functionally compatible with the area in which it is located; Page 5 of 24 Page 105 of 428 The site is compatible with the area as it is an expansion of the existing office use and site reconfiguration. The proposed project complies with all provisions of the zoning code and will not create a significant impact on those who live, work, or visit the area. A plethora of land uses, including office, retail, restaurant, and light industrial uses can be found on the surrounding properties. Office uses are considered compatible with all these types of surrounding uses, as employees would patronize the various retail and restaurant uses during, and at the end of, the workday. C. The proposed development will not adversely affect the general welfare of the City. The proposed development will not adversely affect the general welfare of the City in that a new office building and parking structure will be constructed on a site that is currently improved with two office buildings, an industrial building, and a surface parking lot. The development complies with all aspects of the zoning code. Furthermore, the project site is surrounded by developed urban land, including buildings, roadways, and hardscape. SECTION 5: California Environmental Quality Act. Based on the facts set forth in Sections 1 and 2 and Resolution No. , the City Council, based on its independent judgement, finds any potential environmental impacts created by the Vesting Tentative Parcel Map has been fully analyzed and appropriately mitigated pursuant to CEQA and the CEQA Guidelines. SECTION 6: Reliance on Record. Each 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. SECTION 7: 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 8: The City Clerk is directed to certify the adoption of this Resolution. SECTION 9: This Resolution takes effect immediately upon its adoption. Page 6 of 24 Page 106 of 428 PASSED, APPROVED AND ADOPTED this 18t" day of May 2021. Drew Boyles, Mayor APPROVED AS TO FORM: Mark D. Hensley, City Attorney 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 five; that the foregoing Resolution No. was duly passed, approved, and adopted by said City Council, at a regular meeting of said Council held on the 18t" day of May, 2021, approved and signed by the Mayor, and attested to by the City Clerk, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Tracy Weaver, City Clerk Page 7 of 24 Page 107 of 428 RESOLUTION NO. Exhibit A CONDITIONS OF APPROVAL Zonina Conditions This approval is for the project as shown on the plans and renderings dated March 23, 2021, and on file with the Development Services Department. Unless authorized herein, all requirements of the El Segundo Municipal Code (ESMC) shall apply. 2. Prior to the issuance of any permit, the applicant must submit plans, showing that the project substantially complies with the plans and conditions of approval on file with the Development Services Department. The Development Services Director is authorized to approve minor modifications to the approved plans or any of the conditions if such modifications achieve substantially the same results as would strict compliance with said plans and conditions, and is within the scope studied in the IS/MND certified by the City Council. 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. 3. This approval shall not become effective unless and until the City Council adopts an ordinance approving Zone Text Amendment No. 20-01 and said ordinance takes effect. 4. The approved changes to the net floor area for all buildings on site shall be as follows: . . • - . • - • . • • • Building Existing Proposed Net Change A 98,885 99,916 1,031 B 69,692 65,120 -4,572 C 0 70,921 70,921 D 16,652 16,652 0 Total Net SF 185,229 252,609 67,380 5. Prior to the issuance of building permits for Building C, the final map shall be approved by the City Council, fully executed, and recorded with the Los Angeles County Recorder. 6. The Vesting Tentative Parcel Map shall expire 24 months after approval by the City Council, unless the Vesting Final Map is recorded, or the Vesting Tentative Parcel Map is extended pursuant to the provisions of the ESMC and the Subdivision Map Act. 7. The development rights vested under Chapter 2 of Title 14 of the ESMC shall extend one year following the timely recordation of a final map unless all building permits have Page 8 of 24 Page 108 of 428 been issued or the development rights have been further extended pursuant to the provisions of the ESMC and the Subdivision Map Act. 8. Prior to the issuance of any building permit, the applicant shall provide evidence of compliance with CFR Title 14 Part 77 (Safe, Efficient Use, and Preservation of The Navigable Airspace). Evidence shall be in the form of an Aeronautical Study issued by the FAA or evidence using the FAA's Notice Criteria Tool that all structures on site do not exceed the slopes outlined in CFR Title 14 Part 77.9. 9. All mitigation measures and conditions of approval must be listed on the plans submitted for plan check and the plans for which a building permit is issued. 10.In the event that a Planning, Building, Public Works, Fire Department or Police Department requirement are in conflict, the stricter standard shall apply. 11.A positive balance shall be maintained in all project reimbursement accounts at all times. If the balance of the Reimbursement Account(s) associated with the project becomes negative at any time, all work on the project shall be suspended, including the issuance of permits and project inspections, until such time as the sufficient funds are deposited to return the account(s) to a positive balance. 12.All mitigation measures listed in Mitigation Monitoring and Reporting Program adopted as part of Resolution No. 2892 shall be complied with. This shall include: a) Mitigation Measure AES-1: Prior to issuance of a building permit, the Project applicant must submit a lighting plan to the City for review and approval by the Director of Planning and Building Safety. The plan must include the location, height, number of lights, foot-candles by area, and estimates of maximum illumination on -site with no spill at the property lines. The plan must also demonstrate that all lighting fixtures on the buildings and throughout the entire project site are designed and installed so as to contain light on the subject property and will not create spillover effects or be directed toward adjacent properties or public rights -of -way. b) Mitigation Measure AES-2: Prior to issuance of a building permit, the Project applicant must submit the Final Design Plans to the City for review and approval by the Director of Planning and Building Safety. The plans must identify the material use that meets the Visible Light Reflection (VLR) performance of the following: i. The new west -facing facade of Building A and south -facing facade of Building C shall employ a high-performance glazing system comprising a commercial glazing equal to Vitro Solarban 70(2) + Clear with exterior visible light reflection (VLR) of 13% or less; ii. Exterior metal cladding on the Building A curtainwall facing Pacific Coast Highway to be finished with aluminum composite panels Page 9 of 24 Page 109 of 428 (ACP), with matte white or matte, clear anodized aluminum finish; and, iii. Concrete on the north and south elevations of Building A will be painted with low sheen paint and clad limitedly in matte finish ACP with matte white or matte, clear anodized aluminum finish. c) Mitigation Measure CUL-1: Archaeological and Native American monitoring shall be conducted for any grading -related ground disturbing activity have the potential to disturb native soils (i.e., non -engineered fill) within the Project site. Monitoring shall be performed under the direction of a qualified archaeologist meeting the Secretary of the Interior's Professional Qualifications Standards for archaeology (National Park Service 1983). If cultural resources are encountered during ground -disturbing activities, work in the immediate area must halt and the find must be evaluated by the qualified archaeologist. Depending upon the nature of the find, if the discovery proves to be potentially significant under CEQA, as determined by the qualified archaeologist, additional work such as data recovery excavation, avoidance of the area of the find, documentation, testing, data recovery, reburial, archival review and/or transfer to the appropriate museum or educational institution, or other appropriate actions may be warranted at the discretion of the qualified archaeologist. The archaeologist shall complete a report of excavations and findings and submit the report to the Director of Planning and Building Safety. After the find is appropriately mitigated, work in the area may resume. d) Mitigation Measure Paleo-1: Prior to the issuance of any grading permits, the applicant shall retain a qualified paleontologist who meets the qualifications established by the Society of Vertebrate Paleontology (SVP) to develop a Worker Environmental Awareness Program (WEAP), which shall be in compliance with SVP guidelines. The paleontologist shall present the training to all construction staff to provide them with a basic understanding of the types of fossils that may be encountered and the laws protecting them, and the procedures to follow in the event the finds are encountered. In the event that paleontological resources are encountered during earth disturbance activities, all construction activities in the area of the find shall be temporarily halted and the paleontologist shall be notified to evaluate the find and determine the appropriate treatment in accordance with SVP guidelines for identification, evaluation, disclosure, avoidance, or recovery, and curation, as appropriate. e) Mitigation Measure HAZ-1: The applicant shall conduct additional investigation and potential remediation actions associated with the previous USTs and clarifier uses. As identified in the Phase I ESA (Appendix E), the following investigations will be conducted to identify and confirm the location of the eight 1,000-gallon USTs and clarifier at 700 Pacific Coast Highway Page 10 of 24 Page 110 of 428 and the potential UST at 650 Pacific Coast Highway (associated with 690 North Sepulveda Boulevard). • Eight 1,000-gallon USTs at 700 Pacific Coast Highway: A geophysical survey and Phase II subsurface investigation shall be conducted to identify the location of the former USTs and to sample at the depth of the UST to determine the concentrations of constituents of concern (petroleum hydrocarbons, volatile organic compounds, and metals). In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local Certified Unified Program Agency [CUPA]), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. Based on information provided by the CUPA, if passive or active systems are utilized to prevent vapor migration, a Land Use Covenant would be required, and recorded, and an Operation and Maintenance (O&M) Plan would be developed for the systems. • Clarifier at 700 Pacific Coast Highway: A geophysical survey and Phase II subsurface investigation shall be conducted to identify the location of the former clarifier and to sample adjacent soils to determine the extent, if any, of prior release of tetrachloroethylene. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. • Potential UST at 650 North Pacific Coast Highway: The applicant shall conduct review of pending agency records for the UST listed at 690 North Sepulveda Boulevard to determine whether a UST is located on the Project site. In the event the documentation indicates that a UST has the potential to be present, the applicant shall conduct a geophysical survey and Phase II subsurface investigation to identify the location of the former UST and to sample at the depth of the UST to determine whether any concentrations of constituents of concern (petroleum hydrocarbons, volatile organic compounds, and metals) are present in surround soils. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an Page 11 of 24 Page 111 of 428 approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. f) Mitigation Measure HAZ-2: Prior to commencement of renovation activities on Buildings A and B, a hazardous building materials survey shall be conducted on both buildings to identify asbestos, lead -based paint, and other potentially hazardous building materials (such as mercury thermometers, lighting and electrical appurtenances). Following results of the hazardous materials survey, renovation plans and contract specifications shall incorporate abatement procedures for the removal of materials containing asbestos and lead. All abatement work shall be done in accordance with federal, state, and local regulations, including those of the U.S. EPA, Occupational Safety and Health Administration, California Occupational Safety and Health Administration, and the SCAQMD. g) Mitigation Measure TRANS-1: The applicant shall prepare and implement a Project -specific TDM program that will reduce the Project's daily trips by 254. The TDM program shall consist of a list of approved strategies, guided by the California Air Pollution Control Officers Association (CAPCOA) recommendations to promote carpool, bicycling, walking, and transit in place of individual vehicle trips to and from the Project. These elements may change or be adjusted to adapt to changing commute trends and to maximize the efficiency and performance of the program. The following is a preliminary list of applicable strategies that provide feasible means to adequately reduce the Project VMT: • Safe and Well -Lit Access to Transit: Enhance the route for people walking or bicycling to nearby transit stops, such as those located on Pacific Coast Highway and Mariposa Avenue. (Maximum reduction of 23 trips) • Transit Subsidies: Provide subsidization of transit fare for employees of the project site. This strategy helps reduce single -occupancy vehicle trips by utilizing transit service already present in the project area. (Maximum reduction of 116 trips) • Travel Behavior Change Program: Provide a web site that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Promotions & Marketing: Provide marketing and promotional tools to educate and inform travelers about site -specific transportation options and the effects of their travel choices with passive Page 12 of 24 Page 112 of 428 educational and promotional materials. (Maximum reduction of 46 trips) • Commute Assistance Center: Provide a computer kiosk that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Preferential Carpool / Vanpool Parking Spaces: Provide reserved carpool/vanpool spaces closer to the building entrance. (Maximum reduction of 116 trips) • Passenger Loading Zones: Provide passenger loading zones for easy access to carpools or vanpools. (Maximum reduction of 58 trips) • Bike Share: Implement bike share to allow people to have on - demand access to a bicycle, as -needed. (Maximum reduction of 3 trips) • Bike Parking and Facilities: Include secure bike parking and showers to provide additional end -of -trip bicycle facilities to support safe and comfortable bicycle travel. Provide on -site bicycle repair tools and space to use them supports on -going use of bicycles for transportation. (Maximum reduction of 35 trips) • Traffic Calming Improvements: Implement traffic calming measures throughout and around the perimeter of the Project site that encourage people to walk, bike, or take transit within the development and to the development from other locations. (Maximum reduction of 12 trips) • Pedestrian Network Improvements: Implement pedestrian network improvements throughout and around the Project site that encourages people to walk (Maximum reduction of 23 trips) • Parking Cash Out: Provide employees a choice of forgoing current parking for a cash payment to be determined by the employer. (Maximum reduction of 58 trips) • Alternative Works Schedule: Implement Flextime, Compressed Work Week (CWW), and staggered shifts for employees. (Maximum reduction of 173 trips) h) Mitigation Measure TCR-1: Prior to the commencement of any ground disturbing activity at the Project site, the Project applicant shall retain a Native American Monitor approved by the Gabrieleno Band of Mission Indians-Kizh Nation, the tribe that consulted on this project pursuant to Assembly Bill AB 52 (the "Tribe" or the "Consulting Tribe"). A copy of the Page 13 of 24 Page 113 of 428 executed contracts shall be submitted to the City of El Segundo Development Services Department prior to the issuance of any permit necessary to commence a ground -disturbing activity. The Tribal monitor will only be present on -site during the construction phases that involve ground - disturbing activities. Ground disturbing activities are defined by the Tribe as activities that may include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the project area. The Tribal Monitor will complete daily monitoring logs that will provide descriptions of the day's activities, including construction activities, locations, soil, and any cultural materials identified. The on -site monitoring shall end when all ground - disturbing activities on the Project site are completed, or when the Tribal Representatives and Tribal Monitor have indicated that all upcoming ground -disturbing activities at the Project site have little to no potential for impacting Tribal Cultural Resources. Upon discovery of any Tribal Cultural Resources, construction activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. All Tribal Cultural Resources unearthed by Project activities shall be evaluated by the Consulting Tribe approved Tribal monitor. If the resources are Native American in origin, the Consulting Tribe will retain it/them in the form and/or manner the Tribe deems appropriate, for educational, cultural and/or historic purposes. If human remains and/or grave goods are discovered or recognized at the Project site, all ground disturbance shall immediately cease, and the county coroner shall be notified per Public Resources Code Section 5097.98, and Health & Safety Code Section 7050.5. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). Work may continue on other parts of the Project site while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section 15064.5[fj). 13. 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. A copy of the survey shall be filed with the Development Services Department. If it is determined that the survey area is occupied by nesting birds that are covered under the Migratory Bird Treaty Act, subpart a) of this condition shall apply. a) If pre -construction nesting bird survey results 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) must be Page 14 of 24 Page 114 of 428 required to ensure compliance with the Migratory Bird Treaty Act and California Fish and Game Code requirements. The qualified biologist must 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 by the applicant to the CDFW prior to construction -related activities that have the potential to disturb any active nests during the nesting season. 14.A licensed Landscape Architect shall be on -site during delivery of any landscape material. The Landscape Architect shall certify that the size, type, and species of all landscaping complies with the approved landscape plan prior to the landscaping being planted. Certification shall be filed with the Development Services Department prior to the final of any permit. 15.A Master Sign Program shall be submitted and approved prior to final building permit approval. 16. Prior to the issuance of any permits, the project shall comply with the requirements set forth in Ordinance 1594 (Public Art). 17. Prior to the issuance of any permit, the applicant shall submit a detailed plan that demonstrates how all above -ground utility structures (electrical transformers, double - detector check valves, back -flow preventors, etc.) are screened from view from Pacific Coast Highway to the satisfaction of the Development Services Director. This should include: a) Locating said utility structures on the east side of Building A or within the utility yard on the north side of Building B. b) The combination of landscaping and painting any double -detector check valves or back -flow preventors green. This provision shall not be meant to conflict with any requirement of the Fire Department for access or color of the FDC, PIV, or other required equipment. c) The use of landscaping and screen wrapping of all visible transformers. 18. Prior to the issuance of any permit on the site, the applicant shall submit a listing of all finished material and colors to be used on the facades of the structure to the Development Services Department for determination that said finished material and colors comply with this approval. 19.Although the project, as approved, shall maintain a minimum 663 parking spaces, the project is providing 1,256 parking spaces, which is comprised of 690 standard, 230 standard tandem, 106 compact, and 230 compact tandem parking spaces. Future changes in on -site uses shall ensure that parking requirements per the Municipal Code are met. This shall include the application of Municipal Code limitations of the amount Page 15 of 24 Page 115 of 428 of compact and tandem parking spaces that can count towards meeting parking requirements. 20. Prior to the final of any permits or the issuance of any certificate of occupancy, the applicant shall prepare and implement a Project -specific TDM program that will reduce the Project's daily trips by 300. The TDM program shall be submitted to the Development Services Director for review and approval. TDM measures shall be taken from the following list; however, alternative means and methods may be considered by the Development Services Director provided the applicant provides sufficient evidence that the alternative means and methods will achieve the 300 daily trip reduction. List of TDM Strategies TDM Transportation Description Max. Trip % Measure # Demand Reduction Reduction Management Measure 1 Safe and Well -Lit Enhance the route for people 23 2% Access to Transit walking or bicycling to nearby transit stops located on PCH and Mariposa Avenue. 2 Transit Subsidies Provide subsidization of transit 116 10% fare for employees of the project site. This strategy helps reduce single -occupancy vehicle trips by utilizing transit service already present in the project area. 3 Travel Behavior Provide a web site that allows 46 4% Change Program employees to research other modes of transportation for commuting 4 Promotions & Provide marketing and 46 4% Marketing promotional tools to educate and inform travelers about site - specific transportation options and the effects of their travel choices with passive educational and promotional materials Page 16 of 24 Page 116 of 428 5 Commute Provide a computer kiosk that 46 4% Assistance allows employees to research center other modes of transportation for commuting. 6 Preferential Provide reserved 116 10% Carpool / carpool/vanpool spaces Vanpool Parking closer to the building Spaces entrance 7 Passenger Provide easy access for 58 5% Loading Zones carpools or vanpools. for Carpool/Vanpool 8 Bike Share Implement bike share to allow 3 0.25% people to have on -demand access to a bicycle, as -needed 9 Bike Parking and Include secure bike parking and 35 3% Facilities showers to provide additional end -of -trip bicycle facilities to support safe and comfortable bicycle travel. Provide on -site bicycle repair tools and space to use them supports on -going use of bicycles for transportation. 10 Traffic Calming Implement traffic calming 12 1 % Improvements measures throughout and around the perimeter of the project site that encourage people to walk, bike, or take transit within the development and to the development from other locations. 11 Pedestrian Implement pedestrian network 23 2% Network improvements throughout and Improvements around the project site that encourages people to walk. 12 Parking Cash Out Provide employees a choice of 58 5% forgoing current parking for a cash payment to be Page 17 of 24 Page 117 of 428 determined by the employer. 13 Alternative Work Implement Flextime, 173 15% Schedule Compressed Work Week (CWW), and staggered shifts for employees. 21.The property owner shall submit an annual report to show compliance with and the effectiveness of the TDM program. Should the program fail to achieve the 300 daily trip reduction, it shall be modified with new measures implemented. Impact Fee Conditions 22. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time library services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 23. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time fire services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 24. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit new Building C, the applicant must pay a one-time police services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 25. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time park services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 26. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time traffic mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. Buildina Conditions 27.All construction shall comply with the 2019 California Building Standards Code (Cal. Code Regs., Title 24), including but not limited to the Building Code, Green Code and Energy Code. The applicant is hereby advised that any permit submitted to plan check after January 1, 2023 shall comply with the 2022 California Building Standards Code. 28. Prior to the issuance of any permit, the applicant shall submit the appropriate plans into plan check for verification said plans comply with all codes. Page 18 of 24 Page 118 of 428 29.A soils report, which addresses shoring during the excavation, footing design, etc., shall be submitted into plan check at the same time building and/or grading plans are submitted. 30. The proposed roof decks shall comply with Section 503.1.4 of 2019 CBC or the code in effect at the time of the plan submittal. 31. The penthouse on Building A may be considered as an additional story per Section 1510 of 2019 CBC. Recreation and Parks Conditions 32.All landscaping shall comply with Chapter 15A of Title 15 of the ESMC (Water Conservation in Landscaping). Police Conditions 33. Prior to the issuance of any building permit, the applicant shall submit a lighting/safety plan that demonstrate the adequacy of the site lighting and safety to the satisfaction of the Chief of Police. 34.Any public retail/restaurant spaces shall incorporate security video monitoring systems into their tenant space. Fire Conditions 35.The applicant shall comply with the applicable requirements of the 2019 California Building and Fire Codes and the 2018 International Fire Code as adopted by the City of El Segundo and El Segundo Fire Department Regulations. 36. The applicant shall 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. 37. For any buildings four or more stories in height to 75 feet from the lowest fire department access to the highest occupied floor, the applicant must comply with the City of El Segundo Mid -Rise Buildings requirements identified in the City of El Segundo adopted California Fire Code, Section 918. 38. The applicant shall provide an automatic fire sprinkler system throughout each building, installed in accordance with California Fire Code Chapter 9 and the currently adopted edition of NFPA 13. Page 19 of 24 Page 119 of 428 39. The applicant must provide an automatic fire alarm system throughout each building, installed in accordance with California Fire Code Chapter 9 and the currently adopted edition of NFPA 72. 40.The building fire sprinkler systems shall have a system fire department connection on each building. 41. The site shall have a looped private underground main system, with connections at locations approved the Fire Department. A fire department connection shall be installed at each double detector check assembly. 42.The applicant must provide a fire apparatus access roadway around the property as identified in the proposed site plan. The fire apparatus access roadway must meet requirements in the adopted California Fire Code and El Segundo Fire Department Fire Prevention Regulation A-1-a. 43.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. 44.Any private fire hydrants must be installed and maintained in accordance with El Segundo Fire Department Regulation H-2-a "Fire Hydrant and Private Fire Main System Installation". 45. If the buildings are on separate properties, able to be sold to different property owners, the applicant must install a sectional control valve in the underground fire service main at the property line between the properties. 46. The applicant must record with the Los Angeles County Register -Recorder an agreement between the parcel (property) owners to allow each property owner access to the sectional control valve and to require the property owner who shuts the sectional control valve to notify other property owner(s) when the valve is shut and restored. Public Works - General Conditions 47.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. Page 20 of 24 Page 120 of 428 48. 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. 49. 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. 50. 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. 51. All construction -related parking shall be accommodated on -site. No construction related parking shall be permitted off -site. 52. 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. 53.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. 54. Easements shall be granted for all public utilities installed outside the public -right -way with 15 ft. wide minimum up to entering the public right-of-way. 55. Pacific Coast Highway is owned by Caltrans. Please contact them at (310) 609-0354, to determine if they have any particular requirements for your construction. Please note that if work on Pacific Coast Highway requires an El Segundo Public Works encroachment permit, said encroachment permit shall not be issued until Public Works staff has confirmed a Caltrans permit has been obtained by the Contractor. 56.All record drawings (PDF and CAD format) and supporting documentation shall be submitted to the Public Works Engineering Division prior to scheduling the project's final inspection. Public Works — Street Improvements Conditions 57. Carl Jacobson Drive (formerly Lairport Avenue) requires a 9-foot dedication or, if the applicant requests it, a 9-foot irrevocable offer to dedicate executable at the City's discretion. No permanent structures shall be built in these dedications. Page 21 of 24 Page 121 of 428 58.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. 59.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. 60.All unused driveways shall be removed and replaced with full -height curb, gutter and sidewalk per SPPWC standards and City standards. 61.The applicant shall provide a minimum 4' sidewalk clearance around any obstruction in the sidewalk i.e. posts, power poles, etc. 62. PG-64-10 tack coat and hot mix asphalt shall be used for all slot paving required next to new concrete installations. Slot paving shall be 3 feet wide and 1 foot deep, consisting of 6 inches of asphalt over 6 inches of base. 63.The applicant shall provide street signing and striping plans for the new development. All striping in the public ROW shall consist of thermoplastic paint per the latest CA Manual on Uniform Traffic Control Devices (MUTCD). 64.The applicant shall provide traffic control plans for all work requiring a lane closure. 65. The work schedule on major arterial streets shall be Monday through Friday from 9:00 a.m. to 3.00 p.m., except holidays. Work schedule in all other areas shall be Monday through Friday from 7:00 a.m. to 4:00 p.m. Contractor shall obtain prior approval from the City Engineer for performing weekend work, night work, or work on a holiday. 66. 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. 67.Once the ROW improvements are accepted by the City Engineer, they are not to be used for staging building construction activities, including but not limited to, storage of construction materials and equipment. The street and sidewalks shall be kept free of construction debris, mud and other obstacles and shall remain open to traffic at all times. The applicant shall bear the entire cost of replacement or repair to any damage to improvements caused by its use, or its Contractors' and Subcontractors' use, of the improvements after acceptance by the City Engineer. 68. The proposed ingress/egress on Pacific Coast Highway requires a traffic study to be prepared by a State -licensed Traffic Engineer to demonstrate the driveways will be in compliance with the requirements of the General Plan, subject to the review and approval of the Public Works Director or his designee. Page 22 of 24 Page 122 of 428 Public Works — Water Conditions 69.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. 70. The applicant must submit plans for water system upgrades to the City of El Segundo Public Works Department for review and approval. 71.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. Public Works — Sewer Conditions 72.The proposed improvement will impact the capacity of the existing sewer main lines. The applicant must submit a sewer study to determine if there is a capacity deficiency in the affected sewer main lines and if so, sewer upgrades will be required. The sewer study shall be reviewed and approved by the City Engineer. 73. Prior to issuance of a Certificate of Occupancy, proof of payment of the sewer connection fee to the Los Angeles County Sanitation District (LACSD) must be provided to the City Engineer. LACSD can be reached at (310) 638-1161. 74.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. Public Works — Storm Drain Conditions 75. 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. 76.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. Public Works — Landscape and Irrigation Conditions Page 23 of 24 Page 123 of 428 77.Irrigation plans shall be submitted to the Public Works Department for review and approval. All irrigation meters and mechanical equipment shall meet the City Water Division standards. 78.AII public landscape improvements shall be designed to City standards and approved by the Parks & Recreation Department. 79. The property owner shall maintain all landscaping and irrigation in the public ROW fronting the property. 80. The applicant shall coordinate any tree removals in the public right-of-way with the Parks & Recreation Department prior to the start of construction. Page 24 of 24 Page 124 of 428 CITY by E L S E GU N D O Planning Commission Agenda Statement Meeting Date: April 22, 2020 Agenda Heading: New Business 1111104 A Zone Text Amendment (ZTA 20-01), Vesting Tentative Parcel Map No. 83129 (SUB 20-03), Site Plan Review (SPR 20-30) and Environmental Assessment No. EA-1289 related to amending the definition of Floor Area (Net), consolidation of seven parcels into a single lot, and construction of a new 70,921 square foot (net) building on property located at 650-700 N Pacific Coast Highway, and zoned Corporate Office (CO). RECOMMENDATION: It is recommended the Planning Commission: 1) Adopt Resolution No. 2892, recommending the City Council adopt the Mitigated Negative Declaration; 2) Adopt Resolution No. 2893, recommending the City Council approve the Zone Text Amendment; and, 3) Adopt Resolution No. 2894, recommending the City Council approve Vesting Tentative Parcel Map No. 83129 and the Site Plan Review. BACKGROUND: The applicant is requesting several improvements to the property located at 650-700 N Pacific Coast Highway (discussed below). The request includes the following applications: • A Zone Text Amendment to amend the definition of Floor Area (Net) in El Segundo Municipal Code (ESMC) Section 15-1-6 to exempt any portion of a structure that is devoted to parking from counting towards the net floor area of the building; • A Vesting Tentative Parcel Map to consolidate seven parcels into a single parcel; • A Site Plan Review for the construction of a new building on the project site; and, • Environmental Assessment for adoption of a Mitigated Negative Declaration pursuant to the requirements of CEQA. Page 125 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 2 of 16 Site description The 7.3-acre project site is in the north -central portion of the city and located on the east side of Pacific Coast Highway between East Maple Avenue to the north and East Mariposa Avenue to the south. The site includes buildings addressed 650 and 700 North Pacific Coast Highway and 737 Lairport Street (Carl Jacobson Way). The site has a General Plan Land Use designation of Corporate Office and is consistently zoned Corporate Office (CO). The site is currently improved with three office buildings that include: 650 North Pacific Coast Highway (hereinafter referred to as Building A) — This budling is an eight -story, rectangular office building with a partial floor penthouse on the ninth level and rooftop mechanical equipment. The structure has a net floor area of 98,885 square feet and a height of 131 feet. The building is clad in light- colored concrete panels, narrow, horizontal strips of windows, and black granite on the first floor of the street -facing facade of the structure. 700 North Pacific Coast Highway (hereinafter referred to as Building B) — This building is a square -shaped two-story office building. The structure has a net floor area of 69,692 square feet and height of 36.5 feet. The building is clad in red brick and accented with a natural stone veneer. 737 Lairport Street (Carl Jacobson Way) (hereinafter referred to as Building D) - Building D is a one-story office with a net floor area of 16,652 square feet and a height of 17 feet. The building is clad in red brick and accented with natural stone veneer. Surface parking lots are located behind both Building A and Building B and are accessible from Pacific Coast Highway via driveways on the north side of Building B and on the south side of Building A. There is an additional access point to the surface parking lot from Mariposa Ave, which crosses the adjacent property to the south. While there is no physical obstruction to prevent people from using this access, the neighboring property owner explained that it traditionally was reserved for Fire access only. There are no recorded easements for this access and upon completion of the project, it will no longer be needed for Fire access. Additional surface parking is provided on the north side of Building D, which is accessed from Lairport Street (Carl Jacobson Way). A narrow parcel comprising a former railroad spur, which runs north and south from East Maple Avenue to East Mariposa Avenue connects the parcels that contain Buildings A and B and the surface parking lot with the parcel that contains Building D. Notwithstanding this, the former rail spur does not provide pedestrian or vehicle connection between the parcels. 2 Page 126 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 3 of 16 Figure 1: Aerial view of project site DISCUSSION Development proposal The applicant proposes renovating two office buildings (Building A and Building B) and construct a new building (hereinafter referred to as Building C), which would include an integrated 1,185 space parking structure. No changes are proposed for Building D. 3 Page 127 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 4 of 16 •j { �� tS.fY IIBO pl ❑ ❑ o ❑ ❑ BLDG B ❑ ❑ ❑ ❑ ❑ ❑ ❑ i BLDG A f BLDG C I' I I 1 BLDG D Ir � t", +: I 1 I 1 PARKING STRUCTURE 1 Figure 2: Proposed Site Layout Building A would be renovated to expand the penthouse level by 3,963 square feet and to provide roof deck amenities. Additional interior renovations would result in the net floor area of first and second floors being reduced by 2,746 and 1,138 square feet, respectively. This would allow introduction of a new double height lobby into Building A. Floors three through seven would be increased by 140 square feet each; while the eighth floor would be increased by 252 square feet. The result of these improvements is a 1,031 square foot increase to the net size of Building A. The new contemporary architectural design would include curtain wall glazing on the east and west facades with metal grate projections, new openings on the north fagade, and a new steel trellis at the new roof deck. Building A will maintain it's existing height of 131'-0". 4 Page 128 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 5 of 16 Figure 3: Rending of Building A Building B's renovations would include a reduction of the net floor area from the current 69,692 square feet to 65,120 square feet. This includes a reduction of the 1,657 square feet from the first floor and 2,915 square feet from the second floor. These changes would accommodate a new elevator shaft, a large atrium, and two new entry courtyards on the south side of the building. Building B has an existing height of 36'-6", which will not be altered. Stone veneers will be removed from the building and replaced with smooth plaster. Sixty-four surface parking spaces are provided on the north and east side of Building B. Fenestrations will be added to provide new glazing (consistent with Building A) that will increase the natural light into the building. The existing brick will be stained to ensure the color palette is consistent with the other buildings on the site as well. 5 Page 129 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 6 of 16 Figure 4: Rending of Building B Building C would be constructed in the current surface parking lot located east of Buildings A and B. The new seven -story office building would consist of 70,921 square feet net floor area and have an integrated 1,185-space parking structure. Office space is located on the west side of the building, with the parking primarily being located on the east. However, the second and third floors of the building are solely used for parking, with no office space being provided on these floors. Building C will have a maximum height of 112'-8". Two small and one large loading space will be located on the first floor of the Building C, on the east side of the office space. The proposed architecture includes a contemporary design with the use of extensive glazing and exposed concrete floor slab edges, consistent with the new architectural style incorporated in Buildings A and B. Terraces would have steel trellises and architectural grilles/perforated panels would screen the parking levels along the west end of Building C facing Building A. M Page 130 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 7 of 16 Figure 5: Rending of Building C Table No. 1 below summarizes the proposed project, which would result in an increase of 67,380 square feet in net floor area. Building Ex ttin Proposed Net Change A 98,885 99,916 1,031 B 69,692 65,120 -4,572 C 0 70,921 70,921 D 16,652 16,652 0 Total Net SF 185,229 252,609 67,380 A central courtyard would be located between Buildings A and C that will provide seating and pedestrian friendly pathways. Large trees, including Coast Live Oak (Quercus agrifolia), California Sycamore (Platanus racemosa), Marina Madrone (Arbutus x `Marina'), and Brisbane Box (Tristania conferta) will provide shading. Additional site landscaping is provided adjacent to Pacific Coast Highway, the eastern property lines, adjacent to the parking structure, and within Building C's terraces. Page 131 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 8 of 16 Vestina Tentative Parcel Ma The development site currently consists of seven individual parcels that range in size from 6,601 square feet to 86,666 square feet. As part of the project, the applicant has submitted a Vesting Tentative Parcel Map to combine the seven parcels into a single 7.3-acre lot. Zoning Text Amendment In addition to the proposed site development, the applicant is requesting the City amend the definition of Floor Area (Net). As currently written, surface parking and structures that are exclusively devoted to parking are exempt from the net floor area limitations, but parking structures that are integrated into another building do not qualify for this exemption. As a result, the proposed parking structure that is integrated into Building C currently counts towards the Floor Area Ratio limit. The applicant is requesting the definition of Floor Area (Net) be amended as follows: FLOOR AREA (NET): The total horizontal area of all floors, stories or levels, as measured to the interior of a building's perimeter walls. Space devoted to the following shall not be included when determining the total net floor area within a building or structure: A. Elevator shafts. B. Stairwells and stairway enclosures. C. Courts or atriums. D. Rooms exclusively holding building operating equipment. E. Parking spaces and structures, including that portion of any structure, that is devoted exclusively to parking. of or above grade and aGGess thereto• nreyirlorl that in oommornial and mane ifanti gyring zonosr 0 oommornial/manufaotUrino use. 2. At least ono full level of parking below grape is nreyided. C Stn Unto gyros devoted ovnlusiyely to paFkino F.G. Restrooms in common areas of nonresidential buildings. ANALYSIS Code Compliance The project complies with all development standards. Table No. 2, below, summarizes the project's consistency with the development standards of the CO Zone. The one notation is that the existing Building A is on the property line versus today's standard is a 10-foot setback. As this is an existing nonconforming condition and it is not being further exacerbated, it is permitted. 0 Page 132 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 9 of 16 Standard MIN .. BuildingA .. . Building B BuildingC Lot Area = 10,000 s.f. 7- 316,142 s.f. Front Setback = 20' 22'-9" 27'-9'/2" 183'-4" North Side Setback = 10' 219'-1" 27'-4" 27'-11'/2" South Side Setback = 10' 0'(existing) 238'-3" 28'-1'/2" Rear Setback = 10' 687'-0" 67'-9" 78'-3" Height = 200' 131'-0" 36'6" 112'-8" Floor Area Ratio = 0.8 0.79 Assumes the Zone Text Amendment is approved) Parking The project is required to provide 663 parking spaces, as shown in Table No. 3. ESMC Section 15-15-6 sets the following parking requirements for the use: Table No. 3: -. -. Standard Area Required Parki First 25,000 s.f. 1 per 300 s.f. 25,000 s.f. 84 Second 25,000 s.f. 1 per 350 s.f. 25,000 s.f. 72 Excess of 50,000 s.f. 1 1 per 400 s.f. 202,600 s.f. 507 Total Parkina Reauired: 663 The applicant is meeting the required parking by providing 690 standard size parking spaces. In addition to these 690 spaces, as noted in Table No. 4, the applicant is also providing 106 compact spaces, 230 tandem spaces, and 230 compact tandem spaces. This configuration results in a total of 1,256 parking spaces, which is a 593-space surplus, thus exceeds the minimum parking requirement by 89%. Table1. - Parking Space Type Total provided Standard 690 Tandem 230 Compact 106 Compact Tandem 230 Total Parking Provided: 1,256 Loading For office developments between 250,000 square feet and 350,000 square feet, ESMC Section 15-15-7 requires four loading spaces (two large truck and two small truck). The proposed project has one large and two small loading spaces which can be accessed from the south side of the new parking structure. In addition to these three loading spaces, an additional loading space is adjacent to Building D. 0 Page 133 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 10 of 16 Bicycle Parking In addition to parking and loading, ESMC Section 15-15-6 requires the following bicycle parking: A minimum of 4 spaces for buildings up to 15, 000 square feet, plus a minimum of 5 percent of the required vehicle spaces for the portion above 15, 000 square feet. Maximum of 25 spaces Based on the four bicycle spaces plus 5% of the parking requirement, 36 bicycle parking spaces would be required. Since this exceeds the 25-bicycle space maximum, the project proponent would only need to provide 25 bicycle spaces. Notwithstanding, the project would provide a total of 128 bicycle spaces (68 short term and 60 long term) on the first floor of the parking structure. The excess bicycle parking is to meet the requirements of the California Green Code. Landscape Landscaping is provided in the street setback areas, the central courtyard, around the parking, and within Building C's terraces. Overall, 51,840 square feet of landscape would be provided, which equates to 16.4% of the site. Seventy-five trees will be provided, which includes 18 within the street setback and the remainder throughout the site. To provide a variety of sizes of landscaping, including trees that will quickly reach maturity, ESMC Section 15-2-14 requires the following minimum sizes for plant material: Container Size Required Provided Trees 60" box Not Required 4% 36" box 20% 62% 24" box 30% 34% 15 gallon 50% - Shrubs 100% 5 gallon 100% In lieu of providing the smaller 15-gallon trees, the applicant has proposed to meet the requirement with larger trees. Public Comment In addition to the comments received regarding the CEQA ISS/MND, the City received a letter from the local LIUNA (Laborers' International Union of North America) council stating support for the project. 10 Page 134 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 11 of 16 Findings In considering the proposed project, the Planning Commission would be making a recommendation for the City Council's consideration. This would include adopting the following findings: Zone Text Amendment (ZTA 20-01) ESMC Section 15-26-4 sets forth that the City must adopt findings to approve a Zone Text Amendment. Finding No. 1: The proposed Zone Text Amendment consistent with the goals, policies and objectives of the general plan. The amendment complies with this finding as it is consistent with the following objectives and policies of the General Plan: Goal LU4: "Provision of a Stable Tax Base for El Segundo Through Commercial Uses." The proposed Zone Text Amendment will allow for dynamic new commercial developments that integrate commercial uses seamlessly with parking. As properties are renovated, this amendment would allow for additional useable commercial square footage, which in turn would contribute to the tax base for the City of El Segundo via increased utility user and property tax revenues as well as sales tax revenues from retail and restaurant uses generated by the additional employees working in the City. Objective LU4-3: "Provide for new office and research and development uses." The proposed Zone Text Amendment will foster new office and research and development uses because it will encourage more property owners to integrate their required parking into their building and provide a more integrated dynamic office environment. Additional floor area could be realized, instead of limiting the floor area due to the parking counting towards the limit. Policy ED1-2-1: "Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met." The Zone Text Amendment would facilitate the adaptive reuse of property in a creative manner that would allow providing amenities requested by tenants in today's marketplace. Finding No. 2: The amendments are consistent with the purpose of the ESMC, which is to serve the public health, safety, and general welfare and to provide the economic and social advantages resulting from an orderly planned use of land resources. In addition, the amendment does not reduce parking requirements, or otherwise alter development standards such as setbacks, height, building separation, or landscape requirements. 11 Page 135 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 12 of 16 Finding No. 3: The amendments are necessary to facilitate the development and ensure the orderly establishment of innovative site designs that would allow properties to meet parking without the need of a stand-alone parking structure or surface parking lot in a manner that is compatible with surrounding properties and the public right-of-way. Site Plan Review (SPR 20-30) ESMC Section 15-30-4 sets forth the following three findings to approve the Site Plan Review: Finding No. 1: The proposed development is consistent with the goals, policies and objectives of the general plan, any applicable specific plan, and the Zoning Code; The project is consistent with the goals and policies of the General Plan and will not obstruct their attainment. More specifically, the project will advance the following objectives and policies: Objective LU4-3: "Provide for new office and research and development uses." The proposed project is consistent with this objective as it provides 67,380 square feet of new office space within the City. Furthermore, the project provides a new landscaped plaza to create an integrated office campus that will attract new businesses to the City. Policy C1-1.8: "Provide all residential, commercial, and industrial areas with efficient and safe access to the major regional transportation facilities." The project site is approximately '/z mile from the nearest to the Metro Green Line at the intersection of Mariposa Avenue and Nash Street. Furthermore, Metro Bus Line 232 has a bus stop approximately 300 feet from the Project site along Pacific Coast Highway. Policy C2-2.2: "Encourage new development to provide facilities for bicyclist to park and store their bicycles." Bicycle facilities allowing workers and patrons to park and store bicycles are provided in excess of the Municipal Code Requirements. The code requires the applicant to provide 25 bicycle parking spaces, but the project will provide 128 bicycle parking spaces. Policy ED1-2-1: "Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met." The project will facilitate the adaptive reuse of a former aerospace building with the creation of additional office space that provides amenities that tenants in today's marketplace require. The proposed project will create a unique office campus responding to the diverse needs for tenants in the local market. 12 Page 136 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 13 of 16 Finding No. 2: The project is functionally compatible with the area in which it is located; The site is compatible with the area as it is an expansion of the existing office use and site reconfiguration and would not introduce new uses to the area. The proposed project complies with all provisions of the zoning code and will not create a significant impact on those who live, work, or visit the area. A plethora of land uses, including office, retail, restaurant, and light industrial uses can be found on the surrounding properties. Office uses are considered compatible with all these types of surrounding uses, as employees would patronize the various retail and restaurant uses during, and at the end of, the workday. Finding No. 3: The proposed development will not adversely affect the general welfare of the City. The proposed development will not adversely affect the general welfare of the City in that a new office building and parking structure will be constructed on a site that is currently improved with two office buildings, an industrial building, and a surface parking lot. The development complies with all aspects of the zoning code. Furthermore, the project site is surrounded by developed urban land, including buildings, roadways, and hardscape. Vesting Tentative Parcel Map (SUB 20-03) ESMC Section 14-1-6 provides that if any of the following findings can be made, the project must by denied. Finding No. 1: That the proposed map is not consistent with applicable general and specific plans as specified in section 65451 of the California Government Code. As noted in the findings for Site Plan Review above, the project, is consistent with the General Plan. The Vesting Tentative Parcel Map is to combine seven lots into a single parcel in order to facilitate the project, making it consistent with the General Plan. Therefore, this finding cannot be adopted. Finding No. 2: That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. The proposed improvements are to remodel two existing office buildings and construct a new office building with integrated parking structure. As noted in the findings for Site Plan Review above, these improvements are consistent with the General Plan. Therefore, this finding cannot be adopted. 13 Page 137 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 14 of 16 Finding No. 3: That the site is not physically suitable for the type of development. The property is physically suitable for commercial office buildings and the parking structure being proposed for the project. The project includes renovations to existing office buildings on the property and construction of a new 7-story office building in an area that is currently surface parking. The proposal complies with all the development standards set forth in the City's zoning ordinance. Furthermore, merging the seven parcels into one ground parcel will eliminate several non -conforming parcels that do not meeting the minimum size. Therefore, this finding cannot be adopted. Finding No. 4: That the site is not physically suitable for the proposed density of development. Density refers to dwelling units, not commercial office space. This finding would not by applicable. Finding No. 5: That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The proposed project consists of renovating two existing office buildings and construction of a new 7-story office building/parking structure. The area of new construction is currently a paved parking lot that does not contain any landscaped areas, wetlands or other features that could support any fish or wildlife habitat. Therefore, this finding cannot be adopted. Finding No. 6: That the design of the subdivision or type of improvements are likely to cause serious public health problems. The design of the subdivision and type of improvements proposed for the Property are not likely to cause serious public health problems in that they have been designed to comply with all building and zoning code regulations and the City's General Plan. Additionally, the new parcel and the proposed improvements will comply with Title 24 accessibility requirements. The subdivision provides adequate and safe ingress and egress with vehicular access provided by two driveways on Pacific Coast Highway and one driveway on Lairport Street (Carl Jacobson Way). Therefore, this finding cannot be adopted. Finding No. 7: That the design of the subdivision or type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As part of the entitlement submittal package, the applicant provided a design survey showing all easements on the property. Existing easements, which were acquired by 14 Page 138 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 15 of 16 the public at large, would not be impacted by merging the seven parcels into a single lot. Therefore, this finding cannot be adopted. ENVIRONMENTAL REVIEW In accordance with the provisions of CEQA, an Initial Study was prepared of the project's environmental impacts (see attached IS/MND). The environmental document, including the technical studies, were prepared by or under the direction of, Michael Baker International, the City's Environmental Consultant. The IS/MND analyzed the project against 21 different environmental factors for potential impacts. The IS/MND found that the project could potentially have significant impacts with respect to Aesthetics, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Transportation, and Tribal Cultural Resources unless mitigation measures are incorporated. These impacts would be reduced to less than significant levels with the incorporation of mitigation measures imposed on the project. The Draft IS/MND was circulated for a 30-day public review period from February 5, 2021 to March 10, 2021. In response to the public review period, the City received three comment letters. • A letter from Caltrans District 7 in support of the transportation demand management program required by the MND. This letter also notes any work within the Pacific Coast Highway right-of-way may required an encroachment permit from Caltrans. • A letter from the property owners for the parcel to the south of the project site. This letter clarified that the existing vehicle access, across their property, from Mariposa Avenue is not through a granted easement. The owners requested the project be designed to avoid the need to maintain this access point. As a result of this letter, the project has been redesigned to no longer include access across the adjoining property. • A letter from the Los Angeles County Sanitation District clarifying the anticipated wastewater flow from the project site. In addition to the public comment period, staff conducted Tribal Cultural Resources consultation pursuant to the requirements of AB 52 (Chapter 532, Statutes 2014). Notice of the project was sent to applicable Tribes on October 1, 2020, of which the Gabrieleno Band of Mission Indians - Kizh Nation request to consult. The consultation process took place from December 2020 through March 2021, during which time staff worked with the Tribal representatives to craft an appropriate mitigation measure to address the Tribal concerns. 15 Page 139 of 428 EA-1289 and ZTA 21-01 April 22, 2021 Page 16 of 16 The Final IS/MND includes responses to the comments listed above and concludes that the proposed project would not result in significant impacts on the environment. Resolution No. 2892 recommends that City Council adopt the IS/MND, including the attached Mitigation Monitoring Program. RECOMMENDATION The proposed project includes consolidating seven parcels into a single lot, amending the definition of Gross Floor Area (Net) within the Zoning Code, renovating two existing office buildings on the site, and constructing a new office building with integrated parking structure on the site. The project complies with all development standards set forth in the zoning code. Furthermore, based on the IS/MND prepared for this project, any potential environmental impacts can be mitigated to be less than significant. As such, Staff is recommending the Planning Commission adopt Resolution No. 2892, recommending the City Council adopt the Mitigated Negative Declaration; adopt Resolution No. 2893, recommending the City Council approve the Zone Text Amendment; and, adopt Resolution No. 2894, recommending the City Council approve Vesting Tentative Parcel Map No. 83129 and the Site Plan Review. ORIGINATED BY: David Blumenthal, AICP Contract Planner REVIEWED BY: Eduardo Schonborn, AICP, Principal Planner APPROVED BY: Sam Lee, Director of Development Services ATTACHED DOCUMENTS 1. Planning Commission Resolution No. 2892 Exhibit A — Mitigation Monitoring Program 2. Planning Commission Resolution No. 2893 3. Planning Commission Resolution No. 2894 Exhibit A — Conditions of Approval 4. Initial Study/Mitigated Negative Declaration 5. Proposed Development Plans/Exhibits dated 6. Vesting Tentative Parcel Map No. 83129 March 3, 2021 16 Page 140 of 428 RESOLUTION NO. 2892 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF EL SEGUNDO RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR ENVIRONMENTAL ASSESSMENT NO. EA-1289, ZONE TEXT AMENDMENT NO. 20-01, VESTING TENTATIVE PARCEL MAP NO. 83129 (SUB 20-03) AND SITE PLAN REVIEW NO. SPR 20-30, FOR PROPERTY LOCATED AT 650-700 N PACIFIC COAST HIGHWAY AND 737 CARL JACOBSON WAY The Planning Commission of the City of El Segundo does resolve as follows: SECTION 1: The Planning Commission finds and declares that: A. On July 21, 2020, L&R ZAV 650 Sepulveda, LLC c/o Zachary Vella submitted applications for Environmental Assessment No. EA-1289, Zone Text Amendment No. 20-01, Vesting Tentative Parcel Map No. 83129 (SUB 20-03), and Site Plan Review No. 20-30, requesting to amend the definition of Floor Area (Net) within Section 15-1-6 of the El Segundo Municipal Code ("ESMC"), combine seven parcels into a single lot, remodel two existing office buildings, and construct a new office building with integrated parking structure; B. The project applications were reviewed by the City's Development Services Department for, in part, consistency with the General Plan and conformity with the ESMC; C. Pursuant to Section 21000 et. Seq. of the California Public Resource Code ("CEQA") and Section 15000 et. Seq. of 14 California Code of Regulations ("CEQA Guidelines") an Initial Study of Environmental Impacts and Draft Mitigated Negative Declaration ("IS/MND") was prepared to identify any potential significant environmental impacts caused by the project, a copy of which is on file with the development Services Department. The IS/MND also identified Mitigation Measures to address those impacts; D. The IS/MND was circulated for public review/comment from February 5, 2021 to March 10, 2021. In response to the public review period, the City received three comment letters; E. The Planning Commission of the City of El Segundo held a noticed public hearing on April 22, 2021, to review and consider the IS/MND, receive public testimony, and review all correspondence received; and, F. This Resolution, and its findings, are made, in part, based upon the evidence presented to the Planning Commission at its April 22, 2021 public Page 1 of 18 Page 141 of 428 hearing, including the staff report submitted by the Development Services Department. SECTION 2: Factual Findings and Conclusions. The Commission finds that the following facts exist: A. The subject site is located in the Corporate Office (C-O) Zone, at 650-700 N Pacific Coast Highway and 737 Carl Jacobson Way. B. The property is currently improved with three buildings, including a 98,885 square -foot eight -story office building at 650 N Pacific Coast Highway, a 69,692 square -foot two-story office building at 700 N Pacific Coast Highway, and a 16,652 square -foot one-story industrial building at 737 Carl Jacobson Way. C. The subject site is comprised of seven parcels that will be combined into one 7.3-acre property. The abutting and adjacent land uses include retail and restaurant businesses, automotive services stations, and a variety of light industrial uses. D. The proposed project, as illustrated in plans considered by the Planning Commission on April 22, 2021, includes the following components: renovate and add 1,031 square feet to the existing building at 650 N Pacific Coast Highway; renovate and decrease the floor area by 4,572 square feet the existing building at 700 N Pacific Coast Highway; and construct a new 70,921 square -foot seven -story office building with an integrated 1,185 space parking structure. E. The Applicant is required to make all necessary and applicable impact fee payments prior to building permit issuance, including the one-time fire services mitigation fee, the one-time police services mitigation fee, one-time park services mitigation fee, and one-time traffic mitigation. SECTION 3: Environmental Assessment. The Planning Commission finds as follows: A. The IS/MND has been prepared in compliance with CEQA and the CEQA Guidelines. B. The project will either not create or result in, or will have less than significant impacts to: Agriculture and Forest Resources, Air Quality, Biological Resources, Greenhouse Gas Emissions, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Utilities and Service Systems. C. Areas of concern were noted as potentially significant if not mitigated. Mitigation measures have been incorporated into the IS/MND and will be Page 2 of 18 Page 142 of 428 imposed on the project through the City's adoption of a Mitigation Monitoring and Reporting Program ("MMRP") in compliance with CEQA Guideline 15074(d). These mitigation measures are imposed on the project to address potential environmental effects with respect to: Aesthetics, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Transportation, and Tribal Cultural Resources. With the implementation of this mitigation, all potential environmental effects will be reduced to a less than significant level. The MMRP is attached to this Resolution as Exhibit A and incorporated herein. D. Mitigation measures set forth in the MMRP are specific and enforceable. The MMRP adequately describes implementation procedures, monitoring responsibility, reporting actions, compliance schedule, and verification of compliance in order to ensure that the Project complies with the adopted mitigation measures. E. The mitigation measures contained in the MMRP will also be imposed as enforceable conditions of approval. F. Pursuant to CEQA the Planning Commission has independently reviewed the Initial Study, the Mitigated Negative Declaration, and all comments received regarding the Mitigated Negative Declaration, and based on the whole record before it finds that the Mitigated Negative Declaration was prepared in compliance with CEQA and the CEQA Guidelines, that there is no substantial evidence that the Project will have a significant effect on the environment with the incorporation of mitigation, and the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Accordingly, based upon the evidence presented to the Planning Commission, the City need not prepare an environmental impact report for the proposed project. SECTION 4: Recommendation. The Planning Commission recommends that the City Council adopt the IS/MND and the MMRP in a form substantially similar to the draft MMRP. SECTION 5: Reliance on Record. Each 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. SECTION 6: 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. Page 3 of 18 Page 143 of 428 SECTION 7: This Resolution takes effect immediately and will remain effective until superseded by a subsequent resolution. SECTION 8: The Commission secretary is directed to mail a copy of this Resolution to any person requesting a copy. SECTION 9: This Resolution may be appealed within ten (10) calendar days after its adoption. All appeals must be in writing and filed with the City Clerk within this time period. Failure to file a timely written appeal will constitute a waiver of any right of appeal. PASSED, APPROVED AND ADOPTED this 22"d day of April 2021. Ryan Baldino, Chairperson City of El Segundo Planning Commission ATTEST: Sam Lee, Secretary APPROVED AS TO FORM: Mark D. Hensley, City Attorney Baldino - Aye Hoeschler - Aye Newman - Aye Keldorf - Aye Maggay - Aye David King, Assistant City Attorney Page 4 of 18 Page 144 of 428 PLANNING COMMISSION RESOLUTION NO. 2892 Exhibit A MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT Page 5 of 18 Page 145 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part AES-1 Aesthetics Prior to issuance of a building permit, the Provide lighting Prior to issuance Project City of El Project applicant must submit a lighting plan to the City of building Developer Segundo, plan to the City for review and approval by for review and permits. Planning and the Director of Planning and Building approval. Building Safety Safety. The plan must include the Department location, height, number of lights, foot- candles by area, and estimates of maximum illumination on -site with no spill at the property lines. The plan must also demonstrate that all lighting fixtures on the buildings and throughout the entire project site are designed and installed so as to contain light on the subject property and will not create spillover effects or be directed toward adjacent properties or public rights -of -way. AES-2 Aesthetics Prior to issuance of a building permit, the Provide Final Prior to issuance Project City of El Project applicant must submit the Final Design Plans to of building developer Segundo, Design Plans to the City for review and the City for review permits. Planning and approval by the Director of Planning and and approval. Building Safety Building Safety. The plans must identify Department the material use that meets the Visible Light Reflection (VLR) performance of the following: i) The new west -facing fagade of Building A and the south -facing fagade of Building C shall employ a high- performance glazing system comprising a commercial glazing equal to Vitro Solarban 70(2) + Clear with exterior visible light reflection (VLR) of 13% or less; ii) Exterior metal cladding on the Building Page 6 of 18 Page 146 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part A curtainwall facing Pacific Coast Highway to be finished with aluminum composite panels (ACP), with matte white or matte, clear anodized aluminum finish; and, iii) Concrete on the north and south elevations of Building A will be painted with low sheen paint and clad limitedly in matte finish ACP with matte white or matte, clear anodized aluminum finish. CUL-1 Cultural Archaeological and Native American Applicant to hire a Applicant to Project City of El Resources monitoring shall be conducted for any qualified submit evidence developer Segundo, grading -related ground disturbing activity archaeologist and of a contracted, Planning and have the potential to disturb native soils submit evidence qualified Building Safety (i.e., non -engineered fill) within the Project of this contracted archaeologist to Department site. Monitoring shall be performed under archaeologist to the City prior to the direction of a qualified archaeologist the City. issuance of meeting the Secretary of the Interior's building permits. Professional Qualifications Standards for archaeology (National Park Service 1983). If cultural resources are encountered during ground -disturbing activities, work in the immediate area must halt and the find must be evaluated by the qualified archaeologist. Depending upon the nature of the find, if the discovery proves to be potentially significant under CEQA, as determined by the qualified archaeologist, additional work such as data recovery excavation, avoidance of the area of the find, documentation, testing, data recovery, reburial, archival review and/or transfer to the appropriate museum or Page 7 of 18 Page 147 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part educational institution, or other appropriate actions may be warranted at the discretion of the qualified archaeologist. The archaeologist shall complete a report of excavations and findings and submit the report to the Director of Planning and Building Safety. After the find is appropriately mitigated, work in the area may resume. Paleo-1 Geology and Prior to the issuance of any grading Applicant to hire a Applicant to Project City of El Soils permits, the applicant shall retain a qualified submit evidence developer Segundo, qualified paleontologist who meets the paleontologist of a contracted Planning and qualifications established by the Society and submit qualified Building Safety of Vertebrate Paleontology (SVP) to evidence of this paleontologist to Department develop a Worker Environmental contracted the City prior to Awareness Program (WEAP), which shall paleontologist to issuance of be in compliance with SVP guidelines. the City. This building permits. The paleontologist shall present the paleontologist to WEAP training training to all construction staff to provide provide WEAP shall be them with a basic understanding of the training to all administered prior types of fossils that may be encountered construction staff. to the start of and the laws protecting them, and the earthwork procedures to follow in the event the finds activities and shall are encountered. In the event that be administered paleontological resources are to any new encountered during earth disturbance construction activities, all construction activities in the workers involved area of the find shall be temporarily halted in excavation and the paleontologist shall be notified to efforts associated evaluate the find and determine the with the Project. appropriate treatment in accordance with SVP guidelines for identification, evaluation, disclosure, avoidance, or Page 8 of 18 Page 148 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part recovery, and curation, as appropriate. HAZ-1 Hazards and The applicant shall conduct additional Conduct Applicant to Project City of El Hazardous investigation and potential remediation additional provide evidence developer Segundo, Materials actions associated with the previous investigation and of the Planning and USTs and clarifier uses. As identified in potential presence/absence Building Safety the Phase I ESA (Appendix E), the remediation of a UST at 650 Department following investigations will be conducted associated with N. Pacific Coast and El to identify and confirm the location of the previous USTs Highway, and Segundo Fire eight 1,000-gallon USTs and clarifier at and clarifier uses. submit the results Department 700 Pacific Coast Highway and the of the geophysical potential UST at 650 Pacific Coast surveys and Highway (associated with 690 North Phase II Sepulveda Boulevard). Investigations and • Eight 1,000-gallon USTs at 700 Pacific incorporate Coast Highway: A geophysical survey applicable and Phase II subsurface investigation treatment shall be conducted to identify the location procedures in the of the former USTs and to sample at the final design plans depth of the UST to determine the to the City prior to concentrations of constituents of concern issuance of (petroleum hydrocarbons, volatile grading and/or organic compounds, and metals). In the building permits. event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local Certified Unified Program Agency [CUPA]), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2 implement a soil -vapor Page 9 of 18 Page 149 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part extraction system; and/or 3) conduct remedial excavation activities. Based on information provided by the CUPA, if passive or active systems are utilized to prevent vapor migration, a Land Use Covenant would be required, and recorded, and an Operation and Maintenance (O&M) Plan would be developed for the systems. • Clarifier at 700 Pacific Coast Highway: A geophysical survey and Phase II subsurface investigation shall be conducted to identify the location of the former clarifier and to sample adjacent soils to determine the extent, if any, of prior release of tetrachloroethylene. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. • Potential UST at 650 North Pacific Coast Highway: The applicant shall conduct review of pending agency records for the UST listed at 690 North Sepulveda Page 10 of 18 Page 150 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part Boulevard to determine whether a UST is located on the Project site. In the event the documentation indicates that a UST has the potential to be present, the applicant shall conduct a geophysical survey and Phase II subsurface investigation to identify the location of the former UST and to sample at the depth of the UST to determine whether any concentrations of constituents of concern (petroleum hydrocarbons, volatile organic compounds, and metals) are present in surround soils. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. HAZ-2 Hazards and Prior to commencement of renovation Conduct a - Project City of El Hazardous activities on Buildings A and B, a hazardous developer Segundo, Materials hazardous building materials survey shall building materials Planning and be conducted on both buildings to identify survey on Building Safety asbestos, lead -based paint, and other Buildings A and B Department potentially hazardous building materials and incorporate and El (such as mercury thermometers, lighting required Segundo Fire and electrical appurtenances). Following abatement work. Department Page 11 of 18 Page 151 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part results of the hazardous materials survey, renovation plans and contract specifications shall incorporate abatement procedures for the removal of materials containing asbestos and lead. All abatement work shall be done in accordance with federal, state, and local regulations, including those of the U.S. EPA, Occupational Safety and Health Administration, California Occupational Safety and Health Administration, and the SCAQMD. TRANS- Transportation Develop and Applicant to Project City of El 1 The applicant shall prepare and implement implement a provide a TDM developer Segundo, a Project -specific TDM program that will Project -specific Program to the Planning and reduce the Project's daily trips by 254. The TDM program. City for review, Building Safety TDM program shall consist of a list of with approval Department approved strategies, guided by the completed prior to California Air Pollution Control Officers Building Permit Association (CAPCOA) recommendations Final or issuance to promote carpool, bicycling, walking, and of the first transit in place of individual vehicle trips to certificate of and from the Project. These elements may occupancy. The change or be adjusted to adapt to success of the changing commute trends and to maximize program will be the efficiency and performance of the monitored and the program. The following is a preliminary list tenant commute of applicable strategies that provide patterns will be feasible means to adequately reduce the reviewed, with Project VMT: updates of adjustments and changes to be provided in an Page 12 of 18 Page 152 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part annual monitoring • Safe and Well -Lit Access to Transit: report, or the TDM Enhance the route for people walking shall include a or bicycling to nearby transit stops, mechanism to such as those located on Pacific Coast report to the City Highway and Mariposa Avenue. on the progress. (Maximum reduction of 23 trips) • Transit Subsidies: Provide subsidization of transit fare for employees of the project site. This strategy helps reduce single - occupancy vehicle trips by utilizing transit service already present in the project area. (Maximum reduction of 116 trips) • Travel Behavior Change Program: Provide a web site that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Promotions & Marketing: Provide marketing and promotional tools to educate and inform travelers about site -specific transportation options and the effects of their travel choices with passive educational and promotional Page 13 of 18 Page 153 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part materials. (Maximum reduction of 46 trips) • Commute Assistance Center: Provide a computer kiosk that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Preferential Carpool / Vanpool Parking Spaces: Provide reserved carpool/vanpool spaces closer to the building entrance. (Maximum reduction of 116 trips) • Passenger Loading Zones: Provide passenger loading zones for easy access to carpools or vanpools. (Maximum reduction of 58 trips) • Bike Share: Implement bike share to allow people to have on -demand access to a bicycle, as -needed. (Maximum reduction of 3 trips) • Bike Parking and Facilities: Include secure bike parking and showers to provide additional end -of -trip bicycle Page 14 of 18 Page 154 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part facilities to support safe and comfortable bicycle travel. Provide on - site bicycle repair tools and space to use them supports on -going use of bicycles for transportation. (Maximum reduction of 35 trips) • Traffic Calming Improvements: Implement traffic calming measures throughout and around the perimeter of the Project site that encourage people to walk, bike, or take transit within the development and to the development from other locations. (Maximum reduction of 12 trips) • Pedestrian Network Improvements: Implement pedestrian network improvements throughout and around the Project site that encourages people to walk (Maximum reduction of 23 trips) • Parking Cash Out: Provide employees a choice of forgoing current parking for a cash payment to be determined by the employer. (Maximum reduction of 58 trips) Page 15 of 18 Page 155 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part • Alternative Works Schedule: Implement Flextime, Compressed Work Week (CWW), and staggered shifts for employees. (Maximum reduction of 173 trips) TCR-1 Tribal Cultural Prior to the commencement of any ground Applicant to retain Applicant to Project City of El Resources disturbing activity at the Project site, the a Native submit evidence developer Segundo, Project applicant shall retain a Native American Monitor of a contracted Planning and American Monitor approved by the that is culturally Native American Building Safety Gabrieleno Band of Mission Indians-Kizh affiliated with the Monitor to the City Department Nation, the tribe that consulted on this area to be prior to issuance project pursuant to Assembly Bill AB 52 present on -site of building (the "Tribe" or the "Consulting Tribe"). A during ground- permits. copy of the executed contracts shall be disturbing submitted to the City of El Segundo activities in native Development Services Department prior to soils. the issuance of any permit necessary to commence a ground -disturbing activity. The Tribal monitor will only be present on - site during the construction phases that involve ground -disturbing activities. Ground disturbing activities are defined by the Tribe as activities that may include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the project area. The Tribal Monitor will complete daily monitoring logs that will provide descriptions of the day's activities, including construction activities, locations, Page 16 of 18 Page 156 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Factor Mitigation Measure Actions Required When Monitoring Occurs Responsible Agency or Party Monitoring Agency or Part soil, and any cultural materials identified. The on -site monitoring shall end when all ground -disturbing activities on the Project site are completed, or when the Tribal Representatives and Tribal Monitor have indicated that all upcoming ground - disturbing activities at the Project site have little to no potential for impacting Tribal Cultural Resources. Upon discovery of any Tribal Cultural Resources, construction activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. All Tribal Cultural Resources unearthed by Project activities shall be evaluated by the Consulting Tribe approved Tribal monitor. If the resources are Native American in origin, the Consulting Tribe will retain it/them in the form and/or manner the Tribe deems appropriate, for educational, cultural and/or historic purposes. If human remains and/or grave goods are discovered or recognized at the Project site, all ground disturbance shall immediately cease, and the county coroner shall be notified per Public Resources Code Section 5097.98, and Health & Safety Code Section 7050.5. Human remains and grave/burial goods shall be treated alike per California Public Page 17 of 18 Page 157 of 428 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Mitigation Measure Actions When Monitoring Responsible Monitoring Factor Required Occurs Agency or Party Agency or Part Resources Code section 5097.98(d)(1) and (2). Work may continue on other parts of the Project site while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section 15064.5[f]). Page 18 of 18 Page 158 of 428 RESOLUTION NO. 2893 A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING EL SEGUNDO MUNICIPAL CODE SECTION 15-1-6 TO AMEND THE DEFINITION OF FLOOR AREA (NET) TO EXEMPT PARKING THAT IS INTEGRATED INTO A STRUCTURE FROM COUNTING TOWARDS THE NET FLOOR AREA OF A BUILDING kkelzI=0IWAW_1LT, 1=1►IQLT, 1=1►18011a1Z The Planning Commission of the City of El Segundo does resolve as follows: SECTION 1: The Planning Commission finds and declares that: A. On July 21, 2020, L&R ZAV 650 Sepulveda, LLC c/o Zachary Vella submitted applications for Environmental Assessment No. EA-1289, Zone Text Amendment No 20-01, Vesting Tentative Parcel Map No. 83129, and Site Plan Review No. 20-30 requesting to amend the definition of Floor Area (Net) within Section 15-1-6 of the El Segundo Municipal Code ("ESMC"), combine seven parcels into a single lot, remodel two existing office buildings, and construct a new office building with integrated parking structure; B. The project applications were reviewed by the City's Development Services Department for, in part, consistency with the General Plan and conformity with the ESMC; C. Pursuant to Section 21000 et. Seq. of the California Public Resource Code ("CEQA") and Section 15000 et. Seq. of 14 California Code of Regulations ("CEQA Guidelines") an Initial Study of Environmental Impacts and Mitigated Negative Declaration ("IS/MND") was prepared to identify any potential significant environmental impacts caused by the project, a copy of which is on file with the Development Services Department. The IS/MND also identified Mitigation Measures to address those impacts; D. The Planning Commission adopted Resolution No. 2892, recommending the City Council adopt the IS/MND and the Mitigation Monitoring and Reporting Program; E. The Planning Commission of the City of El Segundo held a noticed public hearing on April 22, 2021, to review and consider the Vesting Tentative Parcel Map and Site Plan Review, receive public testimony, and review all correspondence received; and, F. This Resolution, and its findings, are made, in part, based upon the evidence presented to the Commission at its April 22, 2021 public hearing, Page 1 of 9 Page 159 of 428 including the staff report submitted by the Development Services Department. SECTION 2: Factual Findings and Conclusions. The Planning Commission finds as follows: A. Surface parking and structures that are solely devoted for parking are currently exempt from contributing towards the net floor area of a project. Notwithstanding this, if the parking structure is integrated with a building, it does not qualify for the exemption and counts towards the net floor area of the site. B. Even though the applicant is proposing a new 70,921 square -foot seven - story office building with an integrated 1,185 space parking structure, which would benefit from this amendment; changing the definition of Floor Area (Net) could benefit any property owner within the City. C. The amendment does not alter parking requirements. All uses within the City will continued to be required to comply with Chapter 15 (Off Street Parking and Loading Spaces) of Title 15 of the El Segundo Municipal Code Section. D. Zone Text Amendment No. 20-01 amends the definition of Floor Area (Net) within Section 15-1-6 of the ESMC to exempt parking structures that are integrated with another building from counting towards the net floor area of said building. SECTION 3: General Plan Findings. The Planning Commission finds that the proposed amendment is consistent with the goals and policies of the City's General Plan and will not obstruct their attainment. More specifically, the Commission finds: A. Goal LU4: Provision of a Stable Tax Base for El Segundo Through Commercial Uses. The proposed Zone Text Amendment will allow for dynamic new commercial developments that integrate commercial uses seamlessly with parking. As properties are renovated, this amendment would allow for additional useable commercial square footage, which in turn would contribute to the tax base for the City of El Segundo via increased utility user and property tax revenues as well as sales tax revenues from retail and restaurant uses generated by the additional employees working in the City. B. Objective LU4-3: Provide for new office and research and development uses. The proposed Zone Text Amendment will foster new office and research and development uses because it will encourage more property owners to Page 2of9 Page 160 of 428 integrate their required parking into their building and provide a more integrated dynamic office environment. Additional floor area could be realized, instead of limiting the floor area due to the parking counting towards the limit. C. Policy ED1-2-1: Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met. The Zone Text Amendment would facilitate the adaptive reuse of property in a creative manner that would allow providing amenities requested by tenants in today's marketplace. SECTION 4: Zone Text Amendment Findings. In accordance with ESMC Section 15-26- 4 and based on the findings set forth in Section 3, the proposed Zone Text Amendment is consistent with the goals, policies, and objectives of the General Plan as follows: A. The amendments are consistent with the purpose of the ESMC, which is to serve the public health, safety, and general welfare and to provide the economic and social advantages resulting from an orderly planned use of land resources. In addition, the amendment does not reduce parking requirements, or otherwise alter development standards such as setbacks, height, building separation, or landscape requirements. B. The amendments are necessary to facilitate the development and ensure the orderly establishment of innovative site designs that would allow properties to meet parking without the need of a stand-alone parking structure or surface parking lot in a manner that is compatible with surrounding properties and the public right-of-way. SECTION 5: California Environmental Quality Act. Based on the facts set forth in Sections 1 and 2 and Resolution No. 2892, the Planning Commission, based on its independent judgement, finds any potential environmental impacts created by the Zone Text has been fully analyzed and appropriately mitigated pursuant to CEQA and the CEQA Guidelines. SECTION 6: Recommendation. The Planning Commission recommends that the City Council adopt the ordinance in a form substantially similar to the draft attached as Exhibit "A," which is incorporated into this resolution by reference. SECTION 7: Reliance on Record. Each 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. SECTION 8: 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 Page 3of9 Page 161 of 428 project will not exist. In all instances, best efforts have been made to form accurate assumptions. SECTION 9: This Resolution takes effect immediately and will remain effective until superseded by a subsequent resolution. SECTION 10: The Commission secretary is directed to mail a copy of this Resolution to any person requesting a copy. SECTION 11: This Resolution may be appealed within ten (10) calendar days after its adoption. All appeals must be in writing and filed with the City Clerk within this time period. Failure to file a timely written appeal will constitute a waiver of any right of appeal. PASSED, APPROVED AND ADOPTED this 22"d day of April 2021. Ryan Baldino, Chairperson City of El Segundo Planning Commission ATTEST: Sam Lee, Secretary APPROVED AS TO FORM: Mark D. Hensley, City Attorney Baldino - Aye Hoeschler - Aye Newman - Aye Keldorf - Aye Maggay - Aye David King, Assistant City Attorney Page 4 of 9 Page 162 of 428 PLANNING COMMISSION RESOLUTION NO. 2893 Exhibit A DRAFT ORDINANCE NO. AN ORDINANCE AMENDING EL SEGUNDO MUNICIPAL CODE SECTION 15-1-6 TO AMEND THE DEFINITION OF FLOOR AREA (NET) TO EXEMPT PARKING THAT IS INTEGRATED INTO A STRUCTURE FROM COUNTING TOWARDS THE NET FLOOR AREA OF A BUILDING. ZONE TEXT AMENDMENT 20-01 The City Council of the city of El Segundo does ordain as follows: SECTION 1: The Council finds and declares as follows: A. On July 21, 2020, L&R ZAV 650 Sepulveda, LLC c/o Zachary Vella submitted applications for Environmental Assessment No. EA-1289, Zone Text Amendment No 20-01, Vesting Tentative Parcel Map No. 83129, and Site Plan Review No. 20-30 requesting to amend the definition of Floor Area (Net) within Section 15-1-6 of the El Segundo Municipal Code ("ESMC"), combine seven parcels into a single lot, remodel two existing office buildings, and construct a new office building with integrated parking structure; B. The project applications were reviewed by the City's Planning and Building Safety Department for, in part, consistency with the General Plan and conformity with the El Segundo Municipal Code ("ESMC"); C. Pursuant to Section 21000 et. Seq. of the California Public Resource Code ("CEQA") and Section 15000 et. Seq. of 14 California Code of Regulations ("CEQA Guidelines") an Initial Study of Environmental Impacts and Mitigated Negative Declaration ("IS/MND") was prepared to identify any potential significant environmental impacts caused by the project, a copy of which is on file with the Development Services Department. The IS/MND also identified Mitigation Measures to address those impacts. The City Council adopted Resolution No. , thereby adopting the IS/MND and a Mitigation Monitoring and Reporting Program; D. On April 22, 2021, the Planning Commission held a public hearing to receive public testimony and other evidence regarding the application including information provided by city staff; and, adopted Resolution No. 2893 recommending that the City Council approve the proposed amendments; Page 5of9 Page 163 of 428 E. On , the City Council held a public hearing and considered the information provided by City staff and public testimony regarding this Ordinance; F. This Ordinance and its findings are made based upon the entire administrative record including testimony and evidence presented to the City Council at the public hearing and the staff report submitted by the Planning and Building Safety Department. SECTION 2: Factual Findings and Conclusions. The Commission finds that the following facts exist: A. Surface parking and structures that are solely devoted for parking are currently exempt from contributing towards the net floor area of a project. Notwithstanding this, if the parking structure is integrated with a building, it does not qualify for the exemption and counts towards the net floor area of the site. B. Even though the applicant is proposing a new 70,921 square -foot seven - story office building with an integrated 1,185 space parking structure, which would benefit from this amendment; changing the definition of Floor Area (Net) could benefit any property owner within the City. C. The amendment does not alter parking requirements. All uses within the City will continued to be required to comply with Chapter 15 (Off Street Parking and Loading Spaces) of Title 15 of the El Segundo Municipal Code Section. D. Zone Text Amendment No. 20-01 amends the definition of Floor Area (Net) within Section 15-1-6 of the ESMC to exempt parking structures that are integrated with another building from counting towards the net floor area of said building. SECTION 3: General Plan Findings. The proposed amendment is consistent with the goals and policies of the City's General Plan and will not obstruct their attainment. In addition, the Council finds as follows: A. Goal LU4: Provision of a Stable Tax Base for El Segundo Through Commercial Uses. The proposed Zone Text Amendment will allow for dynamic new commercial developments that integrate commercial uses seamlessly with parking. As properties are renovated, this amendment would allow for additional useable commercial square footage, which in turn would contribute to the tax base for the City of El Segundo via increased utility user and property tax revenues as well as sales tax revenues from retail Page 6 of 9 Page 164 of 428 and restaurant uses generated by the additional employees working in the City. B. Objective LU4-3: Provide for new office and research and development uses. The proposed Zone Text Amendment will foster new office and research and development uses because it will encourage more property owners to integrate their required parking into their building and provide a more integrated dynamic office environment. Additional floor area could be realized, instead of limiting the floor area due to the parking counting towards the limit. C. Policy ED1-2-1: Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met. The Zone Text Amendment would facilitate the adaptive reuse of property in a creative manner that would allow providing amenities requested by tenants in today's marketplace. SECTION 4: Zone Text Amendment Findings. In accordance with ESMC Section 15-26- 4 and based on the findings set forth in Section 3, the proposed Zone Text Amendment is consistent with the goals, policies, and objectives of the General Plan as follows: A. The amendments are consistent with the purpose of the ESMC, which is to serve the public health, safety, and general welfare and to provide the economic and social advantages resulting from an orderly planned use of land resources. In addition, the amendment does not reduce parking requirements, or otherwise alter development standards such as setbacks, height, building separation, or landscape requirements. B. The amendments are necessary to facilitate the development and ensure the orderly establishment of innovative site designs that would allow properties to meet parking without the need of a stand-alone parking structure or surface parking lot in a manner that is compatible with surrounding properties and the public right-of-way. SECTION 5: The definition of "FLOOR AREA (NET)" within Title 15, Chapter 1, Section 15-1-6 (Definitions) of the El Segundo Municipal Code is amended as follows: FLOOR AREA (NET): The total horizontal area of all floors, stories or levels, as measured to the interior of a building's perimeter walls. Unless specified otherwise in individual zoning districts, Sspace devoted to the following shall not be included when determining the total net floor area within a building or structure: Page 7of9 Page 165 of 428 A. Elevator shafts. B. Stairwells and stairway enclosures. C. Courts or atriums. D. Rooms exclusively holding building operating equipment. E. Parking spaces and parking structures. at or above grade pFeyirdorl that in nommorr mal and mangy ifant� iriRg Zonoc• e F. That portion of any structure that is devoted exclusively to parking Str GG devoted ovnli lively to parking. G. Restrooms in common areas of nonresidential buildings. SECTION 6: If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the city council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable. SECTION 7: The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of El Segundo's book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. SECTION 8: This Ordinance will become effective 30 days following its passage and adoption. PASSED AND ADOPTED this day of , 2021. APPROVED AS TO FORM: Mark D. Hensley, City Attorney ATTEST: Drew Boyles, Mayor Page 8of9 Page 166 of 428 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES 1 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 five; that the foregoing Ordinance No. was duly introduced by said City Council at a regular meeting held on the day of 2021, and was duly passed and adopted by said City Council, approved and signed by the Mayor, and attested to by the City Clerk, all at a regular meeting of said Council held on the day of 2021, and the same was so passed and adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Tracy Weaver, City Clerk Page 9of9 Page 167 of 428 RESOLUTION NO. 2894 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF EL SEGUNDO RECOMMENDING THAT THE CITY COUNCIL APPROVE VESTING TENTATIVE PARCEL MAP NO. 83129 (SUB 20-03) AND SITE PLAN REVIEW NO. 20-30, THEREBY ALLOWING THE CONSOLIDATION OF SEVEN PARCELS INTO A SINGLE LOT AND CONSTRUCTION OF A NEW 70,921 SQUARE FOOT 7-STORY OFFICE BUILDING WITH AN INTEGRATED 1,185-SPACE PARKING STRUCTURE FOR PROPERTY LOCATED AT 650-700 N PACIFIC COAST HIGHWAY AND 737 CARL JACOBSON WAY The Planning Commission of the City of El Segundo does resolve as follows: SECTION 1: The Planning Commission finds and declares that: A. On July 21, 2020, L&R ZAV 650 Sepulveda, LLC c/o Zachary Vella submitted applications for Environmental Assessment No. EA-1289, Zone Text Amendment No 20-01, Vesting Tentative Parcel Map No. 83129, and Site Plan Review No. 20-30 requesting to amend the definition of Floor Area (Net) within Section 15-1-6 of the El Segundo Municipal Code ("ESMC"), combine seven parcels into a single lot, remodel two existing office buildings, and construct a new office building with integrated parking structure; B. The project applications were reviewed by the City's Development Services Department for, in part, consistency with the General Plan and conformity with the ESMC; C. Pursuant to Section 21000 et. Seq. of the California Public Resource Code ("CEQA") and Section 15000 et. Seq. of 14 California Code of Regulations ("CEQA Guidelines") an Initial Study of Environmental Impacts and Mitigated Negative Declaration ("IS/MND") was prepared to identify any potential significant environmental impacts caused by the project, a copy of which is on file with the development Services Department. The IS/MND also identified Mitigation Measures to address those impacts; D. The Planning Commission adopted Resolution No. 2892, recommending the City Council adopt the IS/MND and the Mitigation Monitoring and Reporting Program; E. The Planning Commission of the City of El Segundo held a noticed public hearing on April 22, 2021, to review and consider the Vesting Tentative Parcel Map and Site Plan Review, receive public testimony, and review all correspondence received; and, Page 1 of 21 Page 168 of 428 F. This Resolution, and its findings, are made, in part, based upon the evidence presented to the Commission at its April 22, 2021 public hearing, including the staff report submitted by the Development Services Department. SECTION 2: Factual Findings and Conclusions. The Planning Commission finds as follows: A. The 7.3-acre site is located in the north -central portion of the city, on the east side of Pacific Coast Highway between East Maple Avenue to the north and East Mariposa Avenue to the south. The site has a General Plan Land Use designation of Corporate Office and is zoned Corporate Office (CO). The site includes buildings addressed 650 and 700 North Pacific Coast Highway and 737 Carl Jacobson Way. B. The site consists of seven individual parcels ranging in size from 6,601 square feet to 86,666 square feet. C. Existing improvements on the site include a 98,885 square -foot eight -story office building (Building A), a 69,692 square -foot two-story office building (Building B), a 16,652 square -foot industrial one-story industrial building (Building D), and a surface parking lot. D. The proposed project would combine the seven parcels into a single 7.3- acre lot. E. The proposed project would also renovate Building A to increase the net floor area by 1,031 square feet and renovate Building B to decrease the net floor area by 4,572 square feet. The facades of both buildings would also be renovated. The proposed project would also construct a new 70,921 square -foot seven -story building with an integrated 1,185 space parking structure. SECTION 3: Vesting Tentative Parcel Map Findings. After considering the above facts, the Planning Commission finds as follows: A. That the proposed map is consistent with applicable general and specific plans as specified in section 65451 of the California Government Code. The Vesting Tentative Tract Map will implement the project to renovate the two existing office buildings and construct a new office building on the site. This is consistent with the following objectives and policies of the General Plan: Objective LU4-3: "Provide for new office and research and development uses." The proposed project is consistent with this Page 2 of 21 Page 169 of 428 object as it provides 67,380 square feet of new office space within the City. Furthermore, the project provides a new landscaped plaza to create an integrated office campus that will attract new businesses to the City. Policy C1-1.8: "Provide all residential, commercial, and industrial areas with efficient and safe access to the major regional transportation facilities." The project site is approximately '/2 mile from the nearest Metro Green Line station at the intersection of Mariposa Avenue and Nash Street. Furthermore, Metro Bus Line 232 has a bus stop approximately 300 feet from the Project site along Pacific Coast Highway. Policy C2-2.2: "Encourage new development to provide facilities for bicyclist to park and store their bicycles." Bicycle facilities allowing workers and patrons to park and store bicycles are provided in excess of the Municipal Code Requirements. The code requires the applicant to provide 25 bicycle parking spaces, but the project will provide 128 bicycle parking spaces. Policy ED1-2-1: "Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met." The project will facilitate the adaptive reuse of a former aerospace building with the creation of additional office space that provides amenities that tenants in today's marketplace require. The proposed project will create a unique office campus responding to the diverse needs for tenants in the local market. B. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The combining the seven parcels into a single site will facilitate the proposed project that is compatible with the area as it is an expansion of the existing office use and site reconfiguration. The proposed project complies with all provisions of the zoning code and will not create a significant impact on those who live, work, or visit the area. A plethora of land uses, including office, retail, restaurant, and light industrial uses can be found on the surrounding properties. Office uses are considered compatible with all these types of surrounding uses, as employees would patronize the various retail and restaurant uses during, and at the end of, the workday. C. That the site is physically suitable for the type of development. The property is physically suitable for commercial office buildings and parking structure being proposed for the project. The project includes Page 3 of 21 Page 170 of 428 renovations to existing office buildings on the property and construction of a new 7-story office building in an area that is currently surface parking. The proposal complies with all the development standards set forth in the City's zoning ordinance. Furthermore, merging the seven parcels into one ground parcel will eliminate several non -conforming parcels that currently do not comply with minimum lot size standards. D. That the site is physically suitable for the proposed density of development. Density refers to dwelling units, not commercial office space. Nevertheless, the proposed project complies with all development standards for the CO zone. E. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or will not substantially and avoidably injure fish or wildlife or their habitat. The proposed project consists of renovating two existing office buildings and construction of a new 7-story office building/parking structure. The area of new construction is currently a paved parking lot that does not contain any landscaped areas, wetlands or other features that could support any fish or wildlife habitat. F. That the design of the subdivision or type of improvements are not likely to cause serious public health problems. The design of the subdivision and type of improvements proposed for the Property are not likely to cause serious public health problems in that they have been designed to comply with all building and zoning code regulations and the City's General Plan. Additionally, the new parcel and the proposed improvements will comply with Title 24 accessibility requirements. The subdivision provides adequate and safe ingress and egress with vehicular access provided by two driveways on Pacific Coast Highway and one driveway on Carl Jacobson Way. G. That the design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As part of the entitlement submittal package, the applicant provided a design survey showing all easements on the property. Existing easements, which were acquired by the public at large, would not be impacted by merging the seven parcels into a single lot. Page 4 of 21 Page 171 of 428 SECTION 4: Site Plan Review Findings. After considering the above facts, the Planning Commission finds as follows: A. The proposed development is consistent with the goals, policies and objectives of the general plan, any applicable specific plan, and the Zoning Code; The project is consistent with the goals and policies of the General Plan and will not obstruct their attainment. More specifically, the project will advance the following objectives and policies: Objective LU4-3: "Provide for new office and research and development uses." The proposed project is consistent with this object as it provides 67,380 square feet of new office space within the City. Furthermore, the project provides a new landscaped plaza to create an integrated office campus that will attract new businesses to the City. Policy C1-1.8: "Provide all residential, commercial, and industrial areas with efficient and safe access to the major regional transportation facilities." The project site is approximately '/2 mile from the nearest Metro Green Line station at the intersection of Mariposa Avenue and Nash Street. Furthermore, Metro Bus Line 232 has a bus stop approximately 300 feet from the Project site along Pacific Coast Highway. Policy C2-2.2: "Encourage new development to provide facilities for bicyclist to park and store their bicycles." Bicycle facilities allowing workers and patrons to park and store bicycles are provided in excess of the Municipal Code Requirements. The code requires the applicant to provide 25 bicycle parking spaces, but the project will provide 128 bicycle parking spaces. Policy ED1-2-1: "Seek to expand El Segundo's retail and commercial base so that the diverse needs of the City's business and residential needs are met." The project will facilitate the adaptive reuse of a former aerospace building with the creation of additional office space that provides amenities that tenants in today's marketplace require. The proposed project will create a unique office campus responding to the diverse needs for tenants in the local market. B. The project is functionally compatible with the area in which it is located; The site is compatible with the area as it is an expansion of the existing office use and site reconfiguration. The proposed project complies with all provisions of the zoning code and will not create a significant impact on Page 5 of 21 Page 172 of 428 those who live, work, or visit the area. A plethora of land uses, including office, retail, restaurant, and light industrial uses can be found on the surrounding properties. Office uses are considered compatible with all these types of surrounding uses, as employees would patronize the various retail and restaurant uses during, and at the end of, the workday. C. The proposed development will not adversely affect the general welfare of the City. The proposed development will not adversely affect the general welfare of the City in that a new office building and parking structure will be constructed on a site that is currently improved with two office buildings, an industrial building, and a surface parking lot. The development complies with all aspects of the zoning code. Furthermore, the project site is surrounded by developed urban land, including buildings, roadways, and hardscape. SECTION 5: California Environmental Quality Act. Based on the facts set forth in Sections 1 and 2 and Resolution No. 2892, the Planning Commission, based on its independent judgement, finds any potential environmental impacts created by the Zone Text has been fully analyzed and appropriately mitigated pursuant to CEQA and the CEQA Guidelines. SECTION 6: Recommendation. Subject to the conditions listed on Exhibit A of this Resolution, the Planning Commission recommends City Council approval of the Vesting Tentative Parcel Map No. 83129 (SUB 20-03) and Site Plan Review No. 20-30. SECTION 7: Reliance on Record. Each 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. SECTION 8: 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 9: This Resolution takes effect immediately and will remain effective until superseded by a subsequent resolution. SECTION 10: The Commission secretary is directed to mail a copy of this Resolution to any person requesting a copy. SECTION 11: This Resolution may be appealed within ten (10) calendar days after its adoption. All appeals must be in writing and filed with the City Clerk within this time period. Page 6 of 21 Page 173 of 428 Failure to file a timely written appeal will constitute a waiver of any right of appeal. PASSED, APPROVED AND ADOPTED this 22" d day of April 2021. ATTEST: Sam Lee, Secretary APPROVED AS TO FORM: Mark D. Hensley, City Attorney IN Ryan Baldino, Chairperson City of El Segundo Planning Commission David King, Assistant City Attorney Baldino - Aye Hoeschler - Aye Newman - Aye Keldorf - Aye Maggay - Aye Page 7 of 21 Page 174 of 428 PLANNING COMMISSION RESOLUTION NO. 2894 Exhibit A CONDITIONS OF APPROVAL Zonina Conditions 1. This approval is for the project as shown on the plans and renderings dated March 23, 2021, and on file with the Development Services Department. Unless authorized herein, all requirements of the El Segundo Municipal Code (ESMC) shall apply. 2. Prior to the issuance of any permit, the applicant must submit plans, showing that the project substantially complies with the plans and conditions of approval on file with the Development Services Department. The Development Services Director is authorized to approve minor modifications to the approved plans or any of the conditions if such modifications achieve substantially the same results as would strict compliance with said plans and conditions, and is within the scope studied in the IS/MND certified by the City Council. 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. 3. This approval shall not become effective unless and until the City Council adopts an ordinance approving Zone Text Amendment No. 20-01 and said ordinance takes effect. 4. The approved changes to the net floor area for all buildings on site shall be as follows: Proposed Chanjes to Building Net Floor Area Building Existing Proposed Net Change A 98,885 99,916 1,031 B 69,692 65,120 -4,572 C 0 70,921 70,921 D 16,652 16,652 0 Total Net SF 185,229 252,609 67,380 5. Prior to the issuance of building permits for Building C, the final map shall be approved by the City Council, fully executed, and recorded with the Los Angeles County Recorder. 6. The Vesting Tentative Parcel Map shall expire 24 months after approval by the City Council, unless the Vesting Final Map is recorded, or the Vesting Tentative Parcel Map is extended pursuant to the provisions of the ESMC and the Subdivision Map Act. 7. The development rights vested under Chapter 2 of Title 14 of the ESMC shall extend one year following the timely recordation of a final map unless all building permits have Page 8 of 21 Page 175 of 428 been issued or the development rights have been further extended pursuant to the provisions of the ESMC and the Subdivision Map Act. 8. Prior to the issuance of any building permit, the applicant shall provide evidence of compliance with CFR Title 14 Part 77 (Safe, Efficient Use, and Preservation of The Navigable Airspace). Evidence shall be in the form of an Aeronautical Study issued by the FAA or evidence using the FAA's Notice Criteria Tool that all structures on site do not exceed the slopes outlined in CFR Title 14 Part 77.9. 9. All mitigation measures and conditions of approval must be listed on the plans submitted for plan check and the plans for which a building permit is issued. 10.In the event that a Planning, Building, Public Works, Fire Department or Police Department requirement are in conflict, the stricter standard shall apply. 11.A positive balance shall be maintained in all project reimbursement accounts at all times. If the balance of the Reimbursement Account(s) associated with the project becomes negative at any time, all work on the project shall be suspended, including the issuance of permits and project inspections, until such time as the sufficient funds are deposited to return the account(s) to a positive balance. 12.All mitigation measures listed in Mitigation Monitoring and Reporting Program adopted as part of Resolution No. 2892 shall be complied with. This shall include: a) Mitigation Measure AES-1: Prior to issuance of a building permit, the Project applicant must submit a lighting plan to the City for review and approval by the Director of Planning and Building Safety. The plan must include the location, height, number of lights, foot-candles by area, and estimates of maximum illumination on -site with no spill at the property lines. The plan must also demonstrate that all lighting fixtures on the buildings and throughout the entire project site are designed and installed so as to contain light on the subject property and will not create spillover effects or be directed toward adjacent properties or public rights -of -way. b) Mitigation Measure AES-2: Prior to issuance of a building permit, the Project applicant must submit the Final Design Plans to the City for review and approval by the Director of Planning and Building Safety. The plans must identify the material use that meets the Visible Light Reflection (VLR) performance of the following: i. The new west -facing fagade of Building A and south -facing fagade of Building C shall employ a high-performance glazing system comprising a commercial glazing equal to Vitro Solarban 70(2) + Clear with exterior visible light reflection (VLR) of 13% or less; ii. Exterior metal cladding on the Building A curtainwall facing Pacific Coast Highway to be finished with aluminum composite panels Page 9 of 21 Page 176 of 428 (ACP), with matte white or matte, clear anodized aluminum finish; and, iii. Concrete on the north and south elevations of Building A will be painted with low sheen paint and clad limitedly in matte finish ACP with matte white or matte, clear anodized aluminum finish. c) Mitigation Measure CUL-1: Archaeological and Native American monitoring shall be conducted for any grading -related ground disturbing activity have the potential to disturb native soils (i.e., non -engineered fill) within the Project site. Monitoring shall be performed under the direction of a qualified archaeologist meeting the Secretary of the Interior's Professional Qualifications Standards for archaeology (National Park Service 1983). If cultural resources are encountered during ground -disturbing activities, work in the immediate area must halt and the find must be evaluated by the qualified archaeologist. Depending upon the nature of the find, if the discovery proves to be potentially significant under CEQA, as determined by the qualified archaeologist, additional work such as data recovery excavation, avoidance of the area of the find, documentation, testing, data recovery, reburial, archival review and/or transfer to the appropriate museum or educational institution, or other appropriate actions may be warranted at the discretion of the qualified archaeologist. The archaeologist shall complete a report of excavations and findings and submit the report to the Director of Planning and Building Safety. After the find is appropriately mitigated, work in the area may resume. d) Mitigation Measure Paleo-1: Prior to the issuance of any grading permits, the applicant shall retain a qualified paleontologist who meets the qualifications established by the Society of Vertebrate Paleontology (SVP) to develop a Worker Environmental Awareness Program (WEAP), which shall be in compliance with SVP guidelines. The paleontologist shall present the training to all construction staff to provide them with a basic understanding of the types of fossils that may be encountered and the laws protecting them, and the procedures to follow in the event the finds are encountered. In the event that paleontological resources are encountered during earth disturbance activities, all construction activities in the area of the find shall be temporarily halted and the paleontologist shall be notified to evaluate the find and determine the appropriate treatment in accordance with SVP guidelines for identification, evaluation, disclosure, avoidance, or recovery, and curation, as appropriate. e) Mitigation Measure HAZ-1: The applicant shall conduct additional investigation and potential remediation actions associated with the previous USTs and clarifier uses. As identified in the Phase I ESA (Appendix E), the following investigations will be conducted to identify and confirm the location of the eight 1,000-gallon USTs and clarifier at 700 Pacific Coast Highway Page 10 of 21 Page 177 of 428 and the potential UST at 650 Pacific Coast Highway (associated with 690 North Sepulveda Boulevard). • Eight 1,000-gallon USTs at 700 Pacific Coast Highway: A geophysical survey and Phase II subsurface investigation shall be conducted to identify the location of the former USTs and to sample at the depth of the UST to determine the concentrations of constituents of concern (petroleum hydrocarbons, volatile organic compounds, and metals). In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local Certified Unified Program Agency [CUPA]), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. Based on information provided by the CUPA, if passive or active systems are utilized to prevent vapor migration, a Land Use Covenant would be required, and recorded, and an Operation and Maintenance (O&M) Plan would be developed for the systems. • Clarifier at 700 Pacific Coast Highway: A geophysical survey and Phase II subsurface investigation shall be conducted to identify the location of the former clarifier and to sample adjacent soils to determine the extent, if any, of prior release of tetrachloroethylene. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. • Potential UST at 650 North Pacific Coast Highway: The applicant shall conduct review of pending agency records for the UST listed at 690 North Sepulveda Boulevard to determine whether a UST is located on the Project site. In the event the documentation indicates that a UST has the potential to be present, the applicant shall conduct a geophysical survey and Phase II subsurface investigation to identify the location of the former UST and to sample at the depth of the UST to determine whether any concentrations of constituents of concern (petroleum hydrocarbons, volatile organic compounds, and metals) are present in surround soils. In the event that the analyte concentrations exceed appropriate use standards, as designated by the El Segundo Fire Department (local CUPA), the Project shall implement applicable protective measures in accordance with an Page 11 of 21 Page 178 of 428 approved remedial action plan, including: 1) installation of a soil vapor barrier adequate to protect against vapor transmission; 2) implement a soil -vapor extraction system; and/or 3) conduct remedial excavation activities. f) Mitigation Measure HAZ-2: Prior to commencement of renovation activities on Buildings A and B, a hazardous building materials survey shall be conducted on both buildings to identify asbestos, lead -based paint, and other potentially hazardous building materials (such as mercury thermometers, lighting and electrical appurtenances). Following results of the hazardous materials survey, renovation plans and contract specifications shall incorporate abatement procedures for the removal of materials containing asbestos and lead. All abatement work shall be done in accordance with federal, state, and local regulations, including those of the U.S. EPA, Occupational Safety and Health Administration, California Occupational Safety and Health Administration, and the SCAQMD. g) Mitigation Measure TRANS-1: The applicant shall prepare and implement a Project -specific TDM program that will reduce the Project's daily trips by 254. The TDM program shall consist of a list of approved strategies, guided by the California Air Pollution Control Officers Association (CAPCOA) recommendations to promote carpool, bicycling, walking, and transit in place of individual vehicle trips to and from the Project. These elements may change or be adjusted to adapt to changing commute trends and to maximize the efficiency and performance of the program. The following is a preliminary list of applicable strategies that provide feasible means to adequately reduce the Project VMT: • Safe and Well -Lit Access to Transit: Enhance the route for people walking or bicycling to nearby transit stops, such as those located on Pacific Coast Highway and Mariposa Avenue. (Maximum reduction of 23 trips) • Transit Subsidies: Provide subsidization of transit fare for employees of the project site. This strategy helps reduce single -occupancy vehicle trips by utilizing transit service already present in the project area. (Maximum reduction of 116 trips) • Travel Behavior Change Program: Provide a web site that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Promotions & Marketing: Provide marketing and promotional tools to educate and inform travelers about site -specific transportation options and the effects of their travel choices with passive Page 12 of 21 Page 179 of 428 educational and promotional materials. (Maximum reduction of 46 trips) • Commute Assistance Center: Provide a computer kiosk that allows employees to research other modes of transportation for commuting. (Maximum reduction of 46 trips) • Preferential Carpool / Vanpool Parking Spaces: Provide reserved carpool/vanpool spaces closer to the building entrance. (Maximum reduction of 116 trips) • Passenger Loading Zones: Provide passenger loading zones for easy access to carpools or vanpools. (Maximum reduction of 58 trips) • Bike Share: Implement bike share to allow people to have on - demand access to a bicycle, as -needed. (Maximum reduction of 3 trips) • Bike Parking and Facilities: Include secure bike parking and showers to provide additional end -of -trip bicycle facilities to support safe and comfortable bicycle travel. Provide on -site bicycle repair tools and space to use them supports on -going use of bicycles for transportation. (Maximum reduction of 35 trips) • Traffic Calming Improvements: Implement traffic calming measures throughout and around the perimeter of the Project site that encourage people to walk, bike, or take transit within the development and to the development from other locations. (Maximum reduction of 12 trips) • Pedestrian Network Improvements: Implement pedestrian network improvements throughout and around the Project site that encourages people to walk (Maximum reduction of 23 trips) • Parking Cash Out: Provide employees a choice of forgoing current parking for a cash payment to be determined by the employer. (Maximum reduction of 58 trips) • Alternative Works Schedule: Implement Flextime, Compressed Work Week (CWW), and staggered shifts for employees. (Maximum reduction of 173 trips) h) Mitigation Measure TCR-1: Prior to the commencement of any ground disturbing activity at the Project site, the Project applicant shall retain a Native American Monitor approved by the Gabrieleno Band of Mission Indians-Kizh Nation, the tribe that consulted on this project pursuant to Assembly Bill AB 52 (the "Tribe" or the "Consulting Tribe"). A copy of the Page 13 of 21 Page 180 of 428 executed contracts shall be submitted to the City of El Segundo Development Services Department prior to the issuance of any permit necessary to commence a ground -disturbing activity. The Tribal monitor will only be present on -site during the construction phases that involve ground - disturbing activities. Ground disturbing activities are defined by the Tribe as activities that may include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the project area. The Tribal Monitor will complete daily monitoring logs that will provide descriptions of the day's activities, including construction activities, locations, soil, and any cultural materials identified. The on -site monitoring shall end when all ground - disturbing activities on the Project site are completed, or when the Tribal Representatives and Tribal Monitor have indicated that all upcoming ground -disturbing activities at the Project site have little to no potential for impacting Tribal Cultural Resources. Upon discovery of any Tribal Cultural Resources, construction activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. All Tribal Cultural Resources unearthed by Project activities shall be evaluated by the Consulting Tribe approved Tribal monitor. If the resources are Native American in origin, the Consulting Tribe will retain it/them in the form and/or manner the Tribe deems appropriate, for educational, cultural and/or historic purposes. If human remains and/or grave goods are discovered or recognized at the Project site, all ground disturbance shall immediately cease, and the county coroner shall be notified per Public Resources Code Section 5097.98, and Health & Safety Code Section 7050.5. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). Work may continue on other parts of the Project site while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section 15064.5[f]). 13. 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. A copy of the survey shall be filed with the Development Services Department. If it is determined that the survey area is occupied by nesting birds that are covered under the Migratory Bird Treaty Act, subpart a) of this condition shall apply. a) If pre -construction nesting bird survey results 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) must be Page 14 of 21 Page 181 of 428 required to ensure compliance with the Migratory Bird Treaty Act and California Fish and Game Code requirements. The qualified biologist must 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 by the applicant to the CDFW prior to construction -related activities that have the potential to disturb any active nests during the nesting season. 14.A licensed Landscape Architect shall be on -site during delivery of any landscape material. The Landscape Architect shall certify that the size, type, and species of all landscaping complies with the approved landscape plan prior to the landscaping being planted. Certification shall be filed with the Development Services Department prior to the final of any permit. 15.A Master Sign Program shall be submitted and approved prior to final building permit approval. 16. Prior to the issuance of any permits, the project shall comply with the requirements set forth in Ordinance 1594 (Public Art). 17. Prior to the issuance of any permit, the applicant shall submit a detailed plan that demonstrates how all above -ground utility structures (electrical transformers, double - detector check valves, back -flow preventors, etc.) are screened from view from Pacific Coast Highway to the satisfaction of the Development Services Director. This should include: a) Locating said utility structures on the east side of Building A or within the utility yard on the north side of Building B. b) The combination of landscaping and painting any double -detector check valves or back -flow preventors green. This provision shall not be meant to conflict with any requirement of the Fire Department for access or color of the FDC, PIV, or other required equipment. c) The use of landscaping and screen wrapping of all visible transformers. 18. Prior to the issuance of any permit on the site, the applicant shall submit a listing of all finished material and colors to be used on the facades of the structure to the Development Services Department for determination that said finished material and colors comply with this approval. 19.Although the project, as approved, shall maintain a minimum 663 parking spaces, the project is providing 1,256 parking spaces, which is comprised of 690 standard, 230 standard tandem, 106 compact, and 230 compact tandem parking spaces. Future changes in on -site uses shall ensure compliance with the parking requirements of the Municipal Code. This shall include the application of Municipal Code limitations of the Page 15 of 21 Page 182 of 428 amount of compact and tandem parking spaces that can count towards meeting parking requirements. Impact Fee Conditions 20. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time library services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 21. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time fire services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 22. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit new Building C, the applicant must pay a one-time police services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 23. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time park services mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. 24. Pursuant to ESMC §§ 15-27 A-1, et seq., prior to issuance of a building permit for new Building C, the applicant must pay a one-time traffic mitigation fee. The fee amount must be based upon the adopted fee at the time the building permit is issued. Building Conditions 25.All construction shall comply with the 2019 California Building Standards Code (Cal. Code Regs., Title 24), including but not limited to the Building Code, Green Code and Energy Code. The applicant is hereby advised that any permit submitted to plan check after January 1, 2023 shall comply with the 2022 California Building Standards Code. 26. Prior to the issuance of any permit, the applicant shall submit the appropriate plans into plan check for verification said plans comply with all codes. 27.A soils report, which addresses shoring during the excavation, footing design, etc., shall be submitted into plan check at the same time building and/or grading plans are submitted. 28. The proposed roof decks shall comply with Section 503.1.4 of 2019 CBC or the code in effect at the time of the plan submittal. 29. The penthouse on Building A may be considered as an additional story per Section 1510 of 2019 CBC. Recreation and Parks Conditions Page 16 of 21 Page 183 of 428 30.All landscaping shall comply with Chapter 15A of Title 15 of the ESMC (Water Conservation in Landscaping). Police Conditions 31. Prior to the issuance of any building permit, the applicant shall submit a lighting/safety plan that demonstrate the adequacy of the site lighting and safety to the satisfaction of the Chief of Police. 32. Any public retail/restaurant spaces shall incorporate security video monitoring systems into their tenant space. Fire Conditions 33. The applicant shall comply with the applicable requirements of the 2019 California Building and Fire Codes and the 2018 International Fire Code as adopted by the City of El Segundo and El Segundo Fire Department Regulations. 34. The applicant shall 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. 35. For any buildings four or more stories in height to 75 feet from the lowest fire department access to the highest occupied floor, the applicant must comply with the City of El Segundo Mid -Rise Buildings requirements identified in the City of El Segundo adopted California Fire Code, Section 918. 36. The applicant shall provide an automatic fire sprinkler system throughout each building, installed in accordance with California Fire Code Chapter 9 and the currently adopted edition of NFPA 13. 37. The applicant must provide an automatic fire alarm system throughout each building, installed in accordance with California Fire Code Chapter 9 and the currently adopted edition of NFPA 72. 38. The building fire sprinkler systems shall have a system fire department connection on each building. 39. The site shall have a looped private underground main system, with connections at locations approved the Fire Department. A fire department connection shall be installed at each double detector check assembly. Page 17 of 21 Page 184 of 428 40. The applicant must provide a fire apparatus access roadway around the property as identified in the proposed site plan. The fire apparatus access roadway must meet requirements in the adopted California Fire Code and El Segundo Fire Department Fire Prevention Regulation A-1-a. 41. 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. 42. Any private fire hydrants must be installed and maintained in accordance with El Segundo Fire Department Regulation H-2-a "Fire Hydrant and Private Fire Main System Installation". 43. If the buildings are on separate properties, able to be sold to different property owners, the applicant must install a sectional control valve in the underground fire service main at the property line between the properties. 44. The applicant must record with the Los Angeles County Register -Recorder an agreement between the parcel (property) owners to allow each property owner access to the sectional control valve and to require the property owner who shuts the sectional control valve to notify other property owner(s) when the valve is shut and restored. Public Works - General Conditions 45. 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. 46. 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. 47. 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. Page 18 of 21 Page 185 of 428 48. 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. 49. All construction -related parking shall be accommodated on -site. No construction related parking shall be permitted off -site. 50. 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. 51. 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. 52. Easements shall be granted for all public utilities installed outside the public -right -way with 15 ft. wide minimum up to entering the public right-of-way. 53. Pacific Coast Highway is owned by Caltrans. Please contact them at (310) 609-0354, to determine if they have any particular requirements for your construction. Please note that if work on Pacific Coast Highway requires an El Segundo Public Works encroachment permit, said encroachment permit shall not be issued until Public Works staff has confirmed a Caltrans permit has been obtained by the Contractor. 54.All record drawings (PDF and CAD format) and supporting documentation shall be submitted to the Public Works Engineering Division prior to scheduling the project's final inspection. Public Works — Street Improvements Conditions 55. Carl Jacobson Drive (formerly Lairport Avenue) requires a 9-foot dedication or, if the applicant requests it, a 9-foot irrevocable offer to dedicate executable at the City's discretion. No permanent structures shall be built in these dedications. 56. 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. 57. 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. 58.All unused driveways shall be removed and replaced with full -height curb, gutter and sidewalk per SPPWC standards and City standards. 59. The applicant shall provide a minimum 4' sidewalk clearance around any obstruction in the sidewalk i.e. posts, power poles, etc. Page 19 of 21 Page 186 of 428 60. PG-64-10 tack coat and hot mix asphalt shall be used for all slot paving required next to new concrete installations. Slot paving shall be 3 feet wide and 1 foot deep, consisting of 6 inches of asphalt over 6 inches of base. 61. The applicant shall provide street signing and striping plans for the new development. All striping in the public ROW shall consist of thermoplastic paint per the latest CA Manual on Uniform Traffic Control Devices (MUTCD). 62. The applicant shall provide traffic control plans for all work requiring a lane closure. 63. The work schedule on major arterial streets shall be Monday through Friday from 9:00 a.m. to 3:00 p.m., except holidays. Work schedule in all other areas shall be Monday through Friday from 7:00 a.m. to 4:00 p.m. Contractor shall obtain prior approval from the City Engineer for performing weekend work, night work, or work on a holiday. 64. 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. 65.Once the ROW improvements are accepted by the City Engineer, they are not to be used for staging building construction activities, including but not limited to, storage of construction materials and equipment. The street and sidewalks shall be kept free of construction debris, mud and other obstacles and shall remain open to traffic at all times. The applicant shall bear the entire cost of replacement or repair to any damage to improvements caused by its use, or its Contractors' and Subcontractors' use, of the improvements after acceptance by the City Engineer. 66. The proposed ingress/egress on Pacific Coast Highway requires a traffic study to be prepared by a State -licensed Traffic Engineer to demonstrate the driveways will be in compliance with the requirements of the General Plan, subject to the review and approval of the Public Works Director or his designee. Public Works — Water Conditions 67.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. 68. The applicant must submit plans for water system upgrades to the City of El Segundo Public Works Department for review and approval. 69.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. Page 20 of 21 Page 187 of 428 Public Works — Sewer Conditions 70. The proposed improvement will impact the capacity of the existing sewer main lines. The applicant must submit a sewer study to determine if there is a capacity deficiency in the affected sewer main lines and if so, sewer upgrades will be required. The sewer study shall be reviewed and approved by the City Engineer. 71. Prior to issuance of a Certificate of Occupancy, proof of payment of the sewer connection fee to the Los Angeles County Sanitation District (LACSD) must be provided to the City Engineer. LACSD can be reached at (310) 638-1161. 72.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. Public Works — Storm Drain Conditions 73. 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. 74. 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. Public Works — Landscape and Irrigation Conditions 75.Irrigation plans shall be submitted to the Public Works Department for review and approval. All irrigation meters and mechanical equipment shall meet the City Water Division standards. 76. All public landscape improvements shall be designed to City standards and approved by the Parks & Recreation Department. 77. The property owner shall maintain all landscaping and irrigation in the public ROW fronting the property. 78. The applicant shall coordinate any tree removals in the public right-of-way with the Parks & Recreation Department prior to the start of construction. Page 21 of 21 Page 188 of 428 ft w W. .1�911 ShubinDonaldson ID C Fl 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 SHUBINDONALDSON ARCHITECTS LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 PROJECT PHASE: ENTITLEMENT PACKAGE 3/23/2021 2:52:20 PM Page 189 of 428 EXISTING PARCEL OAK 256 tws UtkJ ----------------------- .-........... ...... ... -- ------------------ -- --------------------------------------------------------- --•----------------------------------------------------------------------------------------------- IL8JP.A- TRA REVtSED &#0823-85 SEARCH NO OFFICE OF THE ASSESSOR 4139-6 9851 761006612 91041602001006-25 COUNTY OF LOS ANGELES SHEET 770414806 COPYRIGHT 0 2002 LPG ! 1 5 MAPPING AND GIS SERVICES SCALE V =15D' PALM PROPOSED PARCEL R= 6 MRP�F 0.142A # 247, 4 z3 69 AVE 2 3r p 4.95 R 24Q 5 89°55'20 w ¢ P ¢ c� m4T� 875 45.33 196.80 335.94 25,56 �(rti 171.84 aZ 0 725n08 (DMI4o + N72F7.745'E pb� I 32.0a 0.29tAC la SUB10F 1, ( 1 SAUSAL REDONDO� 9 � )^ RANCHO sD co m-v � IN :� �1I 351 � 1 T2 ❑ la � � 1,1 1 I Im ry 1. a.99tAc �' 1� 1-7riAC 0.84*AC I I 1 1 1 ----- zs.06�� •' 125.06 1071 • 1r701 n 1? MI I r 93 r� 17-5 I 218-89 35 3.983AC ui1 y may- __ .�f----- ---- S B9'S9.20'W 393-83 �130I a VARIES) i 7� 30 74 p Ri nF 0.15tAC f 1 A tAC I - - - - � i I� I I-- -- LL I 14 1 1 3v�7 1 I U - ----- __ S a9°59'20'V11 __ --- - - _____ 328.34 I � 25.07 -� POR NVI� 114 SEC 7 ----- -- ry T3S IR14W �f�g Q� N m 3? f 10 lry I 1.a3tAC 2.32#AC 1.50tAC 1n1I z S 89"59'20"W -� 1 423,81 If z IRS 66 I 5 I I 0 1 II m © I II 0 LU a1 G) nl ! V J,1 2.92tAC M I 1 n r, 348tAC Ml I 1ti tB er '7 CL I I 1 1.SUAC _j co SCC 1111629 Q VARIES � C F 32 i 0.65tAC I I 218 � � 80 403.133 1 328,34 1261 180 e$ 45.06 MARIPOSA AVE - a �SW COR NW 114, SEC 17 PG 7 DESIGN SUR VEY MSPLE AVEXUE r �.`e..•1 Mom. -. s �nes ua, oErxiwc n.rs'r Ise ai' r .,, r • F�% . �oe�nl m roc ee eEn xs svwn f ri e�-'` � Es,'o r+a ray. r.. dnc I wY F L a I w*. rEx Rs soerre, r>xr,m 1 e u os ' A.1 - a� �; � I -n H• � I Sf�= I RI _ �. PAR�EE n l a r -�'��--�-� I ' I .cximEl lK Mr ut AN.M AVEIA)E faa[E s+r W - I I .,,,� ixc°ebsi n a PAPGBL P p • I I r f V uieEL , J N,R)tt1wrC 0. 1 we .tascaebtf I- IIb , Y I ''I 1 I �r'�d l 4 111 B 1 l a I: [rralc s,rax.! � v �com"no �,w %. �sl•s ear m in7-x rm , ` 1° o,s.ivi'?PtEx�i�s sso.l.c�* ee u �r� _AREA OF WORKjov I - fa- L - _ ■ L n � w r T . L i rli'A' f � T -r �- T i ..TP +t" i tFF HF iI 01alk] (f 4 0- r !['• � •` � � r� r. ram-"* r �N%M P PROPERTY ADDRESS AND DATA CLIENT CONTACT L&R ZAC 650 SEPULVEDA LLC 8445 SANTA MONICA BLVD., SUITE 5, WEST HOLLYWOOD, CA 90069 ZACK VELLA 310-319-2300 ZACH@VELLAGROUP.COM PROJECT ADDRESS BUILDING A 650 N PACIFIC COAST HIGHWAY. EL SEGUNDO, CA ASSESSOR PARCEL NO. (APN): 4138-006-031 REGION CLUSTER: 23123698 TRA: 09851 MAP SHEET: 4138 / SHEET 6 PROJECT ADDRESS BUILDING B 700 N PACIFIC COAST HIGHWAY. EL SEGUNDO, CA ASSESSOR PARCEL NO. (APN): 4138-006-005 REGION CLUSTER: 26126821 TRA: 09851 MAP SHEET: 4138 / SHEET 6 I�:za�x�rn��:�� ial��i►1r�� ASSESSOR PARCEL NO. (APN): 4138-006-010 REGION CLUSTER: 23123698 TRA: 09851 MAP SHEET: 4138 I SHEET 6 PLANNING & ZONING INFORMATION ZONE: CORPORATE OFFICE ZONE (CO) GENERAL PLAN LAND USE CATEGORY: GENERAL COMMERCIAL LEGAL DESCRIPTION REFER TO SURVEY SHEET ENO-04 ENTITLEMENT PROJECT DESCRIPTION 650 PCH BUILDING A CORE AND SHELL SCOPE OF WORK CONSISTS OF FACADE IMPROVEMENTS; EXISTING OPENINGS TO BE ENLARGED TO FULL -HEIGHT WINDOW WALLS. PENTHOUSE RENOVATION & EXPANSION WITH ROOF DECK AMENITIES. A NEW DOUBLE -HEIGHT LOBBY AT THE BUILDING'S CENTER ON GROUND LEVEL 1 AND LEVEL 2. 700 PCH BUILDING B CORE AND SHELL SCOPE CONSISTS OF NEW OPENINGS ON FACADE AND RE- OPENING OF EXISTING INFILLED KNOCKOUT PANELS. NEW GLAZING ALONG PCH, NEW SKYLIGHTS AND A DOUBLE HEIGHT SPACE FOR THE TWO STORY PORTION OF THE BUILDING. NEW BUILDING C & PARKING STRUCTURE CORE AND SHELL SCOPE OF WORK CONSISTS OF A NEW 5-LEVEL OFFICE BUILDING AND 7-LEVEL PARKING STRUCTURE. THE OFFICE PORTION WILL PROVIDE TERRACED SPACES AS PRIVATE PATIOS AND BALCONIES. ENTITLEMENT_ BUILDING INFORMATION 650 PCH BUILDING A NUMBER OF STORIES 8 + PENTHOUSE (EXISTING) 0 (NO CHANGE PROPOSED) TYPE OF CONSTRUCTION TYPE I NON RATED, FULLY SPRINKLERED BUILDING WITH NFPA 13 SPRINKLER SYSTEM (SEC. 903.2.11.3) USE COMMERCIAL OFFICE (NO CHANGE PROPOSED) OCCUPANCY GROUP CLASSIFICATION MAJOR USE: COMMERCIAL OFFICE - GROUP B 700 PCH BUILDING B NUMBER OF STORIES 2 (EXISTING) 0 (NO CHANGE PROPOSED) TYPE OF CONSTRUCTION TYPE III NON RATED, FULLY SPRINKLERED BUILDING WITH NFPA 13 SPRINKLER SYSTEM (SEC. 903.2.11.3) USE COMMERCIAL OFFICE (NO CHANGE PROPOSED) OCCUPANCY GROUP CLASSIFICATION MAJOR USE: COMMERCIAL OFFICE - GROUP B NEW BUILDING C & PARKING STRUCTURE NUMBER OF STORIES 0 (EXISTING) 4 (PROPOSED FOR OFFICE) 7 (PROPOSED FOR PARKING) TYPE OF CONSTRUCTION TYPE I NON RATED, FULLY SPRINKLERED BUILDING WITH NFPA 13 SPRINKLER SYSTEM (SEC. 903.2.11.3) USE COMMERCIAL OFFICE OCCUPANCY GROUP CLASSIFICATION MAJOR USE: COMMERCIAL OFFICE - GROUP B BUILDING AREA SUMMARY ZONING REQUIREMENTS FAR: 0.8 MAX HEIGHT: 200'-0" SET BACKS: -FRONT YARD 20' MINIMUM -SIDE YARD 10' MINIMUN -REAR YARD 10' MINIMUM PROPERTY AREA ADDRESS PARCEL AREA ACRES 650 N PCH PARCEL 1 93,854 SF 2.155 INTERIOR LOT PARCEL 2 65,359 SF 1.500 INTERIOR LOT PARCEL 3 7,153 SF 0.164 700 N PCH PARCEL 4 86,666 SF 1.990 INTERIOR LOT PARCEL 5 6,601 SF 0.152 RAIL SPUR PARCEL 6 27,942 SF 0.641 737 CARL JACOBSON DR PARCEL 7 28,565 SF 0.656 TOTAL 316,142 SF 7.258 FAR RATIO: 0.8 FAR RATIO: 0.8 ALLOWABLE NET AREA: 252,913.6 SF TOTAL NET AREA PROVIDED: 252,609 SF NET AREAS BUILDING A ITEMIZED FLOOR AREAS NSF 650 PCH LEVELS EXISTING PROPOSED FIRST FLOOR 14,605 SF 11,859 SF (-2,746 SF) SECOND FLOOR PCH 10,750 SF 9,612 SF (-1,138 SF) THIRD FLOOR 12,410 SF 12,550 SF (+140 SF) FOURTH 12,410 SF 12,550 SF (+140 SF) FIFTH 12,410 SF 12,550 SF (+140 SF) SIXTH 12,410 SF 12,550 SF (+140 SF) SEVENTH 12,410 SF 12,550 SF (+140 SF) EIGHTH 10,922 SF 11,174 SF (+252 SF) PENTHOUSE / NINTH 558 SF 4,521 SF (+3,963 SF BUILDING ADDITION) TOTAL NET 98,885 SF 99,916 SF +1,031 SF TOTAL BUILDING A HEIGHT TYPE I CONSTRUCTION B OCCUPANCY BUILDING HEIGHT EXISTING PROPOSED (MAX 200'-0") 131'-0" T.O. MECH ROOM 131'-0" T.O. MECH ROOM (NO CHANGE PROPOSED) 8 LEVELS + PENTHOUSE 8 LEVELS + PENTHOUSE (NO CHANGE PROPOSED) BUILDING B ITEMIZED FLOOR AREAS NSF 700 PCH LEVELS EXISTING PROPOSED FIRST FLOOR OFFICE/PARKING 47,324 SF 45,667 SF (-1,657 SF BUILDING REMOVAL) SECOND FLOOR PCH OFFICE/PARKING 22,368 SF 19,453 SF (-2,915 SF BUILDING REMOVAL) TOTAL NET 69,692 SF 65,120 SF -4,572 SF BUILDING B HEIGHT TYPE III CONSTRUCTION - B OCCUPANCY BUILDING HEIGHT EXISTING 36'-6" 2 LEVELS BUILDING C ITEMIZED FLOOR AREAS NSF (N) BUILDING OFFICE LEVELS FIRST FLOOR SECOND FLOOR PCH THIRD FLOOR FOURTH FLOOR FIFTH FLOOR SIXTH FLOOR SEVENTH FLOOR TOTAL NET BUILDING A HEIGHT TYPE I CONSTRUCTION - B OCCUPANCY BUILDING HEIGHT (MAX 200'-0") BUILDING D ITEMIZED FLOOR AREAS NSF (N.I.C. 737 CARL JACOBSON DR LEVELS EXISTING FIRST FLOOR 16,652 SF TOTAL NET 16,652 SF BUILDING B HEIGHT TYPE III CONSTRUCTION - B OCCUPANCY BUILDING HEIGHT EXISTING 1 LEVEL GROSS AREAS BUILDING A ITEMIZED FLOOR AREAS GSF 650 PCH LEVELS FIRST FLOOR SECOND FLOOR PCH THIRD FLOOR FOURTH FIFTH SIXTH SEVENTH EIGHTH PENTHOUSE / NINTH ELEVATOR SHAFT TOTAL GROSS BUILDING B ITEMIZED FLOOR AREAS GSF 700 PCH LEVELS FIRST FLOOR SECOND FLOOR PCH TOTAL GROSS BUILDING C ITEMIZED FLOOR AREAS GSF PROPOSED 36'-6" T.O. PARAPET (NO CHANGE PROPOSED) 2 LEVELS (NO CHANGE PROPOSED) 20SX6 =1 3,829 SF 0 (PARKING) 0 (PARKING) 21,750 SF 20,440 SF 15,188 SF 9.714 SF 70,921 SF PROPOSED 112'-8" T.O. ELEVATOR SHAFT 7 LEVELS (WITH 2 LEVELS OF PARKING INCLUDED) PROPOSED (N.I.C. NO CHANGE PROPOSED) EXISTING PROPOSED 20,305 SF 15,944 SF (4361 SF) 15,760 SF 15,018 SF (-742 SF) 15,044 SF 15,359 SF (+315 SF) 15,044 SF 15,044 SF (0 SF) 15,044 SF 15,044 SF (0 SF) 15,044 SF 15,044 SF (0 SF) 15,044 SF 15,044 SF (0 SF) 15,044 SF 15,044 SF (0 SF) 1,986 SF 8,755 SF (+6,769 SF INCLUDES ROOF TERRACE) 228 SF 228 SF (0 SF) 128,544 SF 130,526 SF (+1,982 SF TOTAL) EXISTING PROPOSED 53,396 SF 53,131 SF (-265 SF) 25,117 SF 24,178 SF -93( 9 SF) 78,512 SF 77,309 SF (-1,203 SF) (N) BUILDING LEVELS FIRST FLOOR SECOND FLOOR PCH THIRD FLOOR FOURTH FLOOR FIFTH FLOOR SIXTH FLOOR SEVENTH FLOOR TOTAL GROSS BUILDING D ITEMIZED FLOOR AREAS GSF (N.I.C.) 737 CARL JACOBSON DR LEVELS EXISTING FIRST FLOOR 17,000 SF TOTAL GROSS 17,000 SF PROPOSED 17,203 SF 0 (PARKING) 0 (PARKING) 33,307 SF 28,501 SF 26,916 SF 20,261 SF 122,156 SF (INCLUDES TERRACES/BALCONIES) PROPOSED (N.I.C. NO CHANGE PROPOSED) PARKING SUMMARY REQUIRED PARKING 1 SPACE PER 300 SF FOR 1ST 25,000 SF 1 SPACE PER 350 SF FOR 2ND 25,000 SF 1 SPACE PER 400 SF IN EXCESS OF 50,000 SF PROJECT PARKING SUMMARY REQUIRED PARKING / PROVIDED AREA: 252,609 SF 1 ST 25,000 SF = 84 SPACES 2ND 25,000 SF = 72 SPACES GREATER 50,000 SF = 507 SPACES ---------------------------------------------------------------- TOTAL REQUIRED = 663 SPACES SURFACE PARKING EXISTING - 51 (TOTAL STND STALLS PROVIDED SURFACE PARKING NEW / MODIFIED TO CODE = 20 EXCEEDS TOTAL REQUIRED TOTAL SELF -PARK STANDARD INCLUDING AS,EV,CAV = 619 PARKING TOTAL STND = 690 ADDITIONAL PARKING COMPACT = 106 ADDITIONAL PARKING COMPACT TANDEM = 230 ADDITIONAL PARKING STANDARD TANDEM = 230 TOTAL COMPACT/TANDEM = 566 TOTAL NUMBER OF SPACES PROVIDED 1,256 SPACES 1,256 SPACES PARKING BREAKDOWN S = 8'-6" 0 = 90° BUILDING SIZE = 508' X 14V ON -GRADE ELEVATED NUMBER OF SPACES IN STRUCTURE TANDEM TANDEM AREA SLAB (SF SLAB (SF STD. (INCLUDED IN STD.) COMP. INCLUDED IN COMP. AS E.V. CAV. TOTAL SF 1 SPACE GA 19,158 4 6 37 47 407.62 GB 16.356 13,747 42 (28) 31 (26) 4 6 83 362.69 GC 13,747 13 16 10 39 352.49 2A 32.272 25 (4) 8 (4) 4 19 23 79 408,51 2B 39,817 76 (46) 49 (46) 2 127 313-52 3A 32,272 83 (4) 8 (4) 4 95 339.71 313 39,817 76 (46) 50 (46) 2 128 311.07 4A 18.256 52 9 61 299-28 413 22,517 50 (29) 36 (29) 86 261.83 5A 18,256 52 9 61 299.28 5B 22,517 50 (29) 36 (29) 86 261.83 6A 18,256 52 9 61 299.28 66 22,517 50 (29) 37 (29) 87 258,82 7A 18,256 52 9 61 299.28 713 13,272 31 (15) 5 (15) 36 368.67 7C 11,280 28 20 48 235.00 Totals = 49,261 323,052 732 (230) 336 (230) 22F72t23 1,185 49.261 Gross FIOcr Area (51-) = 312,313 Total Spaces = 1,185 Design Efficiency = 372,313 - 1,185 314.19 Percent of Compacts to Total = 28.4% Total Tandem Spaces = 460 Percent of Tandem to Total (includes some compact spaces) = 39% Additional site Surface parking provided (not included above) = 20 (New to code), 51 (Existing ) BICYCLE PARKING REQUIRED BICYCLE PARKING - CALGREEN BIKE SPACES REQUIRED: 5% OF (N) VEHICULAR PROVIDED SPACES (N) VEHICULAR PROVIDED SPACES: 1185 REQUIRED BICYCLE PARKING SPACES: - LONG TERM =59 -SHORT TERM =59 PROVIDED BICYCLE PARKING SPACES: - LONG TERM =60 (30 2-TIER BIKE RACKS STACKED) -SHORT TERM =68 (34 DOUBLE BIKE RACKS) Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO. 1933 ENTITLEMENT PACKAGE SCALE: 12" = V-0" DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N PROJECT SUMMARY ENO-02 anuoin + ...... ason Hrcnaects Inc. 3/23/2021 2:52:24 PM Page 190 of 428 PIP' '. � s F - - --mi r 144aws 1I1mve annual 201 01 �■ Bosoms 91 .OPP' I � li i ' "Ump Nomile Now 0001,110 am 100,01,000001t nnn16010000 rol l 100 woI ' am mqp� A06w am& RliillrR ■ IRlti:l■ Ilya Ion M ■rlI ril4lil 1110111 wi■ as OMNIf 1101131LrA ��Mi�illii�i� ii[■ rr■NIrIn lolau ■ns!iPONT ��R pill IRr■� u#��M� ":IP !#■go it r'* !ir■IQ �■Ii _ - _ ., - a zaI Val ��#� 4 _ ■ ! r 116 r _ PMP ` C7 mamman I: — Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. EXISTING CONDITIONS ENO-03 Q�, ,,, -- s Inc. 3/23/2021 2:52:26 PM Page 191 of 428 LEGAL I)ESCRIPTIM (PER G H IGAGO TITLE INSU RANCE CO V PANY Fl LE NO� 00 I 19524-994-LT2-D8 DATED OCTOBER 2, 20 1 g) O HEREIN BELOW IS SITUATED IN THE CITY OF EL SEGUNDO, IN THE COUNTY OF Los .kNOELES, STATE OF -CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: (PORTION OF 4138-006-031) THAT CERTAIN REAL PROPERTY SITUATE IN THE C;TY OF EL SEGUNDO, COUNTY OF LOS ANGELES. STATE OF CALIFORNIA. BEING A PORTION OF THAT CER7AIN 6&970-ACRE PARCEL NO 2 AS SHOYN ON RECORD OF SURVEY MAP OF A PORTIiDIN OF THE NDRTH HALF OF SECTION 7, TOWNSHIP 3 SOUTH. RANGE 14 WEST. IN REDONDO, FILED IN BOOK 66. PAGE 5. RECORD OF SURVEYS OF SAID COUNTY, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE WESTERLY LINE OF SAID PARCEL NO. 2 DISTANT NORTH O' 00' 20'WEST 39&09 FEET FROM THE SOLITHWEST CORNER OF SAID PARCEL NO: 2. SAID POINT BEING ALSO THE NORTHWEST CORNER OF THAT CERTAIN 3.44,35-ACRE PARCEL OF LAND DESCRIBED IN DEED DATED APRIL 30. 1956 FROM SANTA FIE LAND IMPROVEMENT COMPANY TO ROBERT LEONARD. JR.. RECORDED JUNE 15. 1956 IN BOOK 51468, PAGE 151, OFFICIAL RECORDS OF SAID COUNTYi THENCE NORTH O' 00' 20'WEST ALONG SAID WESTERLY LINE 458.08 FEET TO A POINT IN A LINE THAT IS PARALLEL WJTH AND DISTANT SOUTHERLY 300-00 FEET. MEASURED AT RIGHT ANGLES. FROM THAT CERTAIN COURSE (AND PROLONGATION THEREOF) IN THE NORTHERLY UNE OF SAID PARCEL NO- 2 SHOWN ON SAID RECORD OF 5URVEY MAP AS HAVING A BEARING OF NORTH 89' 59' 20"FAST AND A LENGTH OF 2352.16 FEET: THENCE NORTH 89' 59' 20'EAST ALONG SAID PARALLEL LINE 413-99 FEET TO A POiNT IN A UNE THAT IS PARALLEL WITH AND DISTANT WESTERLY 30-00 FEET, MEASURED AT RIGHT AN'�LFS, FROM THE WESTERLY LINIF OF THAT CERTAIN 3-00 ACRE PARCEL OF LAND DESCR18ED IN DEED OATED OCTOBER 24, 1955 FROM SANTA FE LAND IMPROVEMEN7 COMPANY 70 DOUGLAS BUILDING CORPORATION, RECORDED JANtiARY 5, lg5c' IN BooK 4-9965. PAGE 441, OFFICIAL RECORDS OF SAIO COUNTY, THENCE SOUTH 0' 00' 20' EAST ALONG LAST SAII) PARALLEL LINE (AND PROLONC,ATION THEREOF) 458.40 FEET TC A POINT IN THE NORTHERLY LINE OF SAID .3.4435-ACRE PARCEL; THENCE NORTH 89' 59' 02"WEST ALONG LAST SAID NORTHERLY LINE 41989 FEET. MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT THE NORTHERLY 220 FEET OF THE ABOVE DESCRIBED LAND. ALSO EXCEPT THAT PORTION THEREOF LYING IN SEPULVEDA BOULEVARD AS SHOWN IN FINAL ORDER OF ORDED NOVEMBER 26, 1973, AS INSTRUMENT NO. 1384, OFFICIAL RE.CoRDS. EXCEPI ALL NATURAL GAS CONTAINED I.N OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND, TOGETHER WITH THE EXCLUSIVE RICH7 TO DRILL FOR AND PRODUCE SUCH NATURAL GAS FROM SAID LAND BY WHIPSTOCKiNG CR DIRECTIONAL DRILLING OR OTHER SUBSURFACE OPERATIONS CONDUCTED FROM suRrACt: LOCATIONS ON 07HER LANO, AND THE EXCLUSIVE RnHT TO USE THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF INJECTING NATURAL GAS THEREIN FOR STORAGE AND FOR REPRESSURING THE FORMATIONS UNDERLYING SAID LAND BUT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER FOR THE DA D 0 COMPAN PURPOSE OF DISCOVERING ,OR EXTRACTING SUCH NATURAL GAS AS CONVEYED TO STAN R IL y OF CALIFORNIA, A CORPORATION 8Y DEED RECORDED JULY 27, 194-3, [N BOOK 20145, PAGE 298 OF OFFIC�AL RECORDS, ALSO EXCEPT ALL OIL, HYDROCARBON AND MINERAL SUBSTANCES, IF ANY, EXCEPT NAPURAL GAS, CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND 70GETHER WITH ALL THOSE CERTAIN RIGHTS RESERVED BY AND UNTO THE FIPST PARTY IN THAT CERTAIN DEED RECORDED IN BOOK 20145, PACE 298 OF OFFICIAL RECORDS, 9U7 WITHOUT THE RIGHT OF SURFACE ENTRY FOR THE PURPOSE OF EXTRACTING ANY SUCH OIL, HYDROCARSON AND MINERAL SUBSTANCES NOR FO; ANY OTHER PURPOSE. AS CONVEYED TO CHANSLOR- CANFIELD MIDWAY OIL COMPANY, A CORPORATIoN, BY DEED RECORDED SEPTEMBER 7, 1945, IN GOOX 22243, PAGE 336 OF orriCiAL RECORDS. PARCEL Z (4138-006-010) THAT PORTION OF PARCEL 2 IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OP CALIFORNIA. AS SHOWN ON RECORO OF SURVEY FILED IN BOOK 66, PAGE 5 OF RECORD OF SURVEYS, IN THE OFPCE OF THE COUNTY REcORDER OF SAID COUNTY, DESCRIBED As rOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF A LINE THAT is PARALLEL WITH AND DISTANT 448.69 FEET EASTERLY, MEASURED AT RIGHT AlNr�LES, FROM THE WESTERLY LINE OF SAID PARCEL 2, NTH A LINE THAT 15 PARALLEL WITH AND DISTANT 530-oo FEET SouTHIERLY, mEASURELi AT FIGHT ANGLES, FRoM THAT CEPTAIN NORTHERLY LINE OF SAID PARCEL 2 SHOWN ON SAm RECORD OF SURVEY AS HAVING A BEARING OF NORTH 89- 59' 20'EAST AND A LENGTH OF 2352.16 FEET, SAID POINT OF INTERSECTION BEING ALSO THE SOUTHWES7 CORNER OF THE PARCEL OF LAND DESCRIBED IN THE DEED TO THE DOUGLAS BUILDING CORPORATION, A CORPORATION, RECORDED ON FEBRUAR'� 13, 1557, AS INSTRUMENT NO. 790. iN eOlol( 53622, PAGE 268 OF OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG THE SOUTHERLY LINE OF SAID LAST MEN71ONED LAND, NORTH 89' 59' 20" EAST 328-34 FEET To A LINE THAT IS PARALLEL WITH AND DISTANT 777-23 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM SAID WESTERLY LINE OF PARCEL 2� THENCE ALONG SAID LAST MENTIONED PARALLEL LINE, SOUTH O' 00' 20" EAST 199.00 FEET; THENCE PARALLEL WITH THE SO AND DESCRIBED IN SAID ABOVE MENTIONED DEED. SOU11A 89- 59' 20'WEST 329.34 FEET TO A UNE THAT IS PARALLEL WITH THE WESTERLY LINE OF SAID PARCEL 2 AND OINT OF BEGINNING1 THENCE ALONG SAID LAST MENTIONED PARALLEL LINE, NORTH O' 00' 20"WEST 199.00 FEET TO THE POINT OF BEGINNING. EXCEPT ALL NATURAL GAS CONTAINED IN OR UNDER OR THAT MAY HE PRODUCED FROM SAID LAND, CLUSIVE RIGHT TO DRILL FOR AND PRODUCE SUCH NATURAL GAS FROM SAID LAND BY WHIPSTOCKING OR DIRECTIONAL DRILLING OR OTHER SUBSURFACE OPERATIONS CONDUCTED FROM SURFACE LOCATIONS ON OTHER LAND, AND THE EXCLUSIVE RIGHT TO USE THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF INJECTING NATURAL GAS THEREIN FOR STORAGE AND FOR REPRESSURING THE FORMATIONS UNDERLVING SAID LAND BUT WITHOUT THE RI:GHT OF SURFACE ENTRY 1N ANY MANNER FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS AS CONVEYED TO STANDARD OIL COMPAN'f OF CALIFORNIA, A CORPORATION BY DEED RECORDED JULY 27, 1943, IN BOOK 20145, PAGE 298 ()F OFFICIAL RECORDS. ALSO EXCEPT ALL OIL, HYDROCARBON AND MINERAL SUBSTANCES, IF ANY. EXCEPT NATURAL GAS, CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND TOGETHER WITirl ALL THOSE CERTA�N RIGHTS RESERVED BY AND LINTC THE FIRST PARTY IN THAT CF-RTAIN DEED RECORDED IN BOOK 20145, PAGE 298 OF OFFICIAL RECORDS, BUT WITHOUT THE RIGHT OF SURFACE ENTRY FOR THE PURPOSE OF EXTRACTING ANY SLICH OIL, HYDROCARBON AND MINERAL SUBSTANCES NOR FOR ANY OTHER PURPOSF, AS CONVEYED TO CHANSLOR-CANIFIELD MIDWAY OIL COMPANY, A CORPORAT70N, BY DEED RECORDED SEPTFMBER 7, 1945, IN BOOK 222-43, PAC',E 336 OF OFFICIAL RECORDS. PARCEL 1 (PORTION OF 4138-006-031) THA7 CERTAIN RECTANGULAR SHAPED PARCEL OF LAND IN THE CITY OF EL SEGUNDO, COUNTY OF LaS ANGELFS, STATE OF CALIFORNIA, BEING A PORTiON OF THAT CERTAIN 0.7689 OF AN ACRE PARCFL oF LAND AS DESCRIBED IN PARCEL 'C" OF DEED TO THF ATCHISON, TOPEKA AND SANTA FE RAILWAY COMPANY, RECORDED FE13RUARY 15, 1!957, IN BOOK 53662, PAGF 115 OF OFFICIAL RECORDS OF SAID COUNTY, IN THE NORTH HALF OF sEcnON 7, TOWNSHIP 3 SOUTH, RANGE 14 WEST, IN THE RANCHO SAUSAL REDONDO. DESCR[i3ED AS FOLLOW& 13EGINNIN(� AT THE INTERSECTION OF THE WFSTERLY LINE OF SAID PARCEt- r_'WITH THE NORTHERLY LANE OF THAT CERTAIN 4-3951 ACRE PARCEL DESCRIBED IN DEED RECORDED OCTOBER 8, lg56, iN BOOK 52683, PAGF 123, OFFICIAL RECORDS OF SAID COUNTY, SAID INTERSECTION BEING DISTANT SOUTH O' 00'20-F-AST (BEARING ASSUMED FOR PURPOSE OF THI:S DESCRIPTION) ALCING SAID WESTERLY LINE 300.00 FEET FROM THE SOUTHERLY LINE OF MAPLE AVENUE 80 FEET WIDE AS DESCRIBED IN DEED TO THE CITY OF EL_ SEGUNDO, RECORDED JULY 7, 1952, IN BOOK 39314, PACE 415, OFFICIAL RECORDS OF SAII) COIJNTY-, THENCE NORTH 89' 59' 20"EAST ALONG THE EA5TERLY PROLONGATION OF SAID NORTHERLY LINE 30 FEET TO A POINT IN THE EASTERLY LINE OF SAID PARCEL 'C", THENCE SOUTH O' 00' 20" EAST ALONG 'SAID EASTERLY LINE 458.42 FEET TO A POINT IN THE EASTERLY PROLONGAI�ON OF THE SOUTHERLY LINE OF SAID 4.3951 ACRE PARGE_L� THENCE NORTH 89' -5E' 02"WEST ALONG LAST SAID PROLONGA10ON 30 �EET TO A POINT IN SAID WESTERLY LINE, THENCE NORTH 0* o0' 2o" WEST ALON(" SND WESTERLY LINE, ALSO DEIN� T�IE EASTERLY LINE OF SAID 4.3951 ACRE PARCEL, 458.40 FEET 70 THE POINT OF BEGINNING. EXCEPT THEREFROM THE NORTHERLY 220 FEET OF THE ABOVE DESCRIBED LAND. ALS -GAS CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED FROM SAIL) LAND, USIVE RIGHT TO URILL FQR AND PROI)QCE SUCH NATQRAL C,A�i FROM SAID LAND BY WHIRSTOCKING OR DIRECTIONAL DRILLING OR OTHER ziUBSURFACE OPERA-90NS CONDUCTFID FROM SURFACE LOCATIONS ON OTHER LAND, AND THE EXCLUSIVE RIGHT TO USE THE SUBSURFACE OF $AID LAND FDR THE PURPOSE OF INJECTING NATURAL GAS THEREIN FOR 5TORAGE AND FOR REPRESSURING THE FORMATIONS UNDER0ING SAID LANO BIT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER FOR THE PURPOSE OF DISCOVERING (DR EXTRACTING SUCH NATURAL GAS AS CONVEYED To STANDARD 01-L COMPANY OF CALIFORNIA, A CORPORATION BY DEED RECORDED JULY 27. 1943, IN BOOK 20145, PAGE 295 OF OFFICIAL RECORDS. ALSO EXCEPT ALL QIL, HYDROCARBON AND MINERAL SUBSTANCE5, IF ANY, EXCEPT NATURAL GAS. CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND TOGETHER NTH ALL THOSE GERTAiN RIGHTS RESERVED BY AND UNTO THE FIRST PARTY IN THAT CERTAIN DEED RECORDED IN BOOK 20145, PAGE 298 OF OFFICIAL RECORDS, BUT WITHOUT THE RIGHT OF SURFACE ENTRY FOR THE PURRCSE OF EXTRACTING ANY SUCH OIL, HYDROCARBON AND MINERAL SUBSTANCES NOR FOR ANY QT�d!ER PURPOSE, AS CONVEYED TO CHANSLOR- CANFIELD MIDWAY OIL COMPANY, A CORPORATION. BY DEED RECORDED SEPTEMBER 7. 1945, IN 6004< 22243, PAGE 336 OF OFFICIAL RECORDS - PARCEL 4: (4136-006-005) THE NORTHERLY 220 FEET OF THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF EL SEGUNDO. COUNTY OF L05 ANGELES, STATE OF CALIFORNIA, BEING A PORTION OF THAT CERTAIN 63.970 ACRE PARCEL NO� Z AS SHOWN ON RECORD OF 'SURVEY MAP OF A PORTION OF THE NORTH HALF OF SEC.PON 7� TDINNSHIP 3 SOUTH, RANGE 14 WEST, IN THE RANCHO SAUSAL REDONDO. FILED IN BOOK 66 PAGE 5� RECORD OF SURVEYS, OF SAID COUNTY, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS-� BEGINNING AT A POINT IN THE WESTERLY LINE OF SAID PARCEL NO- 2, D�STANT NORTH O' GO' 20'WEST 398.09 FEET FROM SOUTHWEST CORNER OF TH THE SAID PARCEL NO. 2, SAID POINT REING ALSO E THAT CERTAIN 3,4435 ACRE PARCEL OF LAND DESCRIBED IN DEED DATED APRIL 30, 1956, FROM SANTA FE ,LAND IMPROVEMENT COMPANY, TO ROBERT LEONARD JR., RECORDED JUNE 15, lg56 IN BOOK 51468 PAGE 151, OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTH O' 00' 20"WEST ALONG SAID �FtSTERLY LINE 458-08 FEET TO A POINT IN A LINE THAT 15 PARALLEL WITH AND DISTANT SOUTHERLY �00_00 FEET MEASURED AT RIGHT ANGLES, FROM THAT CERTAIN COURSE (AND PROLONGATION THEREOF) IN THE NORTHERLY LINE OF 5AID PARCEL NO- 2, SHOM4 ON SAID RECORD OF SURVEY MAP AS HAVINQ A BEARING OF NORTH 89' 59' 20'EAST AND A LENGTH OF 2352-16 FEE7; THENCE NORTH 89' 59' 20"EA-ST ALONr. SAID PARALLEL LINE 418.89 FEET TO A POINT IN A LINE THAT IS PARALLEL W71H AND DISTANT WESTERLY 30.00 FEET, MEASURED AT RIGHT ANC�LES, FROM THE WESTERLY LINE OF THAT CERTAIN 3.()o ACRF PARCEL OF LAND, DE5CRIBET) IN DEED DATED OCTOIRIER 24, 1955, FROM SANTA FIE LAND IMPROVEMENT COMPANY, 70 DOUGLAS BUILDING CORPORATION, RECORDED JANUARY 5, 1956 IN 900K 49965 PAGE 441, OFFICIAL RECORDS OF SAID COLJNTY� THENCE SOUTH O' 00' 20'EAS7 ALONG SAID PARAt-LEL LINE (AND PROLONGATION 7HEREDF) 458,40 FEET TO A POINT IN THE NORTHERLY LINE OF SAID 3,4435 4CRE PARCEL �THENCS NOR7H 89' 58' 02"WES7 ALONG LAST SAID NORTHERLY LINE 418.89 FEET, MORE OR LESS. TO THE POINT OF BEGINNING. EXCEPT THAT PORTION THEREOF LYING IN SEPULVEDA BOULEVARD AS SHOWN IN FINAL ORDER OF CONDEMNATION, RECORDED NOVEMBER 26. 1973. AS INSTRUMENT NO. 1384, OFFICIAL RIECORDS. EXCEPT ALL NATURAL GAS CONTAINED IN OR UNDER OR THAT MAY BE PROOUCED FROM SAID LAND. TOGETHER W17H THE EXCLUSIVE RIGHT 70 DRILL FOR AND PRODuCE SUCH NATURAL GAS fROM SAID LAND, DY WHIPSTOCKING OR DIRECTIONAL DRILLING OR OTHER SUBSURFACE OPERATIONS CONDUCT`Eb FROM SURFACE LOCA71ONS ON 07HER LANO, AND THE EXCLUSIVE RIGHT TO U-SE TilE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF INJECTING, NATURAL GAS THEREIN rOR STORAGE AND FOR REPRESS RING THE L�ING SAID LAND, BUT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER. FOR THE PURPOSE OF DISCOVERINC OR EXTRACING SUCH NATURAL GAS, AS CONVEYED TO STANDARD OIL COMPANY OF CAL�FDRNIA, A CORPORATION. DY DEEO RECORDED JULY 27, 1943 IN Bool< 20145 PAGE 298, OF OFFICIAL RECORDS. A 0 EXCEPTING ALL OIL. HYDROCARBON AND MINERAL SUBSTANCES, IF ANY EXCEP7 NATURAL GAS, CONTAINED N OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND, TOGETHER WITH ALL THOSE CERTAIN RIGHTS, RESERVED By AND UNTO THE FIRST PARTY IN THAT CERTAIN DEED RECORDED IN GOOK 20145 PAGE 298, OF OFFICIAL RECORDS, BUT WITHOUT THE RIGHT OF SURFACE ENTRY FOR THE PURPOSE UCH OIL, HYDROCARBON AND MINERAL 50STANCES OR FOR ANY OTHER PURPOSES, AS CONVEYED TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY, A CORPORAPON, BY DEED RECORDED SEPTEMBER 7, 1945, IN 800�< 22243 PAGE 336, OF OFFICIAL RECORDS. PARCEL 4A: AN EASEMENT FOR THE (�ONGTRUCTION, MAINTENANCE AND OPERATION OF A SURFACE DRAIN LINE CONVEYED IN A GRANT DEED RECORDED IN BOOK 52683, PAGE 123 OF OFFICIAL RECORDS, OVER THE EASTERLY 10 rEET Q� THE FDLLOWING DESCRIBED LANI)i A PARCEL OF LAND SITUATED IN THE CITY OF EL SEGUNDO. SITUATED IN THE NORTH HALF OF SECTION 71 TDWNSHIP 3 SOUTH, RANGE 14 WEST. RANCHO SAUSAL REDONDO, IN THE CITY OF EL 'SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. BEING A PORTION OF THAT CERTAIN 68.970 ACRE OF PARCEL 2. AS SURVEY MAP FILED IN 900K 66 PAJGE 5, RECORD OF SURVEYS, AND BEING MORE PARTICULARtY DESCRIBED AS FOLLOWS: LEGAL DESCRIPTION (CONT.): (PER C H ICAGO TITLE I NSLJ RANCE CC M PANY FI LE NO. 00 I 1-9524-994-LT2-D 3 DATED OCTOBER 2, 20 1 9) BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID PARCEL 2, WTH A LINE WHICH Is PARALLEL WITH AND DISTANT WESTERL'Y 30.00 FEET AT RIGHT ANGLES FROM THE WESTERLY LINE OF THAT CERTAIN 3.00 ACRE PARCEL OF LAND DESCRIBED IN DEED DATED OCTOBER 24, 1955, FROM SANTA I'll IMPROVEMENT CO. TO DOUGLkS BUILDiNG C619PORAPON, RECORDED IN BOOK 49965 PAr,E 441, OFFICIAL RECORDS OF SAID ONG SAID PARALLEL LINE SOUTH O' 00' 20"EAST 300.00 FEET TO A POINT IN THE LINE WHICH IS PARALLEL W7H AND DISTANT SOUTHERLY 300.00 FEET AT RIGHT ANGLES FROM A CERTAIN COURSE IN THE NORTHERLY LINE OF SAID PARCEL 2, SHOWN ON SAID RECORD OF SURVE'f MAP. AS HAVING A BEARING OF NORTH 89' 59' 2C�EAST AND A LENGTH OF 2352-16 FEET� THENCE SOUTH 89' 59' 20"WEST ALONG LAST SAID PARALLEL LINE 418.89 FEET TO A POINT IN THE WEST LINE OF SAID PARCEL 2; THENCE NORTH Q' Q9' 20" WEST ALONG SAID WEST LINE BEING ALONG THE EASTERLY LINE OF SEPULVEDA BOULEVARD. 100 FEET IN WIDTH. A DISTANCE OF 317.94 FEET TO THE SOUTHWE5TERLY CORNER OF PARCEL 3T AS SHOWN ON SAID RECORD OF SURVEY MAP; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL 2. BEING ALONG THE SOUTHERLY LINE OF SAID PARCEL 3 THE FOLLOVANG COURSES AND D�STANCES: ONG THE ARC OF A CURVE. TANGENT TO LAST COURSE, CONCAVE SOUTHEASTERLY AND HWANG A RADIUS OF -20.00 FEET. THROUGH A CENTRAL ANGLE OF 89' 59' 40', A DISTANCE OF 31-41 FEET: THENCE NORTH 89' 59' 2Q' EAST TANGENT TO SAID CURVE, A DISTANCE OF 30�00 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE. TANGENT 70 LA$T COURSE. CONCAVE SOUTHWESTERLY AND HAMNI� A RADIUS OF 160.00 FEET, THROUGH A CENTRAL ANC;LF OF 2_5' 09' 23', A DISTANCE oF 70-25 FEET TO POINT OF REVERSE CLJRVF-; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID REVERSE CURVE BFJNG CONCAVE NORTHEASTERLY AND HAVTNG A RADIUS OF 240-00 FFET, THROUGH A CFNTRAL ,�NGFL_ OF 25' 09' 23", A D�STANCE OF 10&37 FEET; THENCE NORTH 89' 59' 20"EAST, TANGENT TO LAST CURVE, A DISTANCE OF 198-86 FEET TO 7HE POINT OF BEGINNING - PARCEL 5� (4138-006-030) 7HE NOR7HERLY 220 FEET OF THAT CERTAIN RECTANGULAR SHAPED PARCEL OF LAND IN THE C-17Y OF EL SEGUNDO, COUNTY OF LOS ANGFIFS, STATE OF CALIFORNIA, BEING A PORTION OF THAT CERTAIN a.7589 OF ND AS DESCRIBED IN PARCEL C'017 DEED TO FHF_ A7CHISON, TOPEKA AND SANTA FE RAILWAY COMPANY. RECORDED FEBRUARY 15, 11357, IN BOOK 53,562 PAGE 115 OF OFFICAAL RECORDS OF SAID COUNTY, IN THE NORTH HALF OF SECTION 7, TOWNSHIP 3 SOUTH, RANGE 14 WEST, IN THE RANCHO SAUSAL REDONDO, DESCRIBED AS FOLLOWS: DEOINNING AT THE INTERSECTION OF THE WES7ERLY LINE OP SAID PARCEL t-WITH THE NORTHERLY LINE OF THAT CERTAIN 4.3951 ACRE PARCEL DESCRIBED 1N DEED RECORDED OCTOBER 8, lg56, IN BOOK 52683, PAGE 123, OFFICIAL RECORDS OF SAID COUNTY, SAID [NTERSECTION BEING DISTANT SOUTH 0- 00' 20'EAST (BEARING ASSUMED FOR PURPOSE OF THIS DESCRIPTION) ALONG SA0 WESTERLY LINE 300-OG FEET FROM THE SOUTHERLY LINE OF MAPLE AVENUE 80 FEET ODE -AS DESCRIBED IN DEED TO THE CITY OF EL SEGUNDO, RFCORDED JULY 7, 1952 IN BOOK 39314 PAGE 415, OFFICIAL RECORDS OF SAlD CoUNTY-1 THENCE NORTH 89' 59' 20*F-AST ALONG THE EASTERLY PROLONGATION OF SAID NORTHERLY UNE 30 FEET 70 A POINT I-N THE EASTERLY LINE OF SAID PARCEL 'r," THENCE SOUTH O' 00'20"EAST ALONG SAID EASTERLY ' LINE 458.42 FEET TO A POINT IN THE EASTERLY PROLCNGATION OF THE SOUTHERLY LINE OF SAID 4�3951 ACRE PARCEL; THENCE NORTH 89' 58' 02'WEST ALONG LAST 'SAID PROi-ONGATION 30 FEET TD A POINT IN SAID WESTERLY LINE� THENCE NORTH O' 00" 2Q" WEST ALONG SAID WESTERLY LINE, ALSO BEING THE EASTERLY LINE OF SAID k3951 ACRE PARCEL, 458.40 FEET TO THE POINT OF BEGINNING. EXCEPT ALL NATURAL GAS CONTAINED IN OR UNDER OF THAT MAY BE PRODUCED FROM SAID LAND, TOGETHER WITH THE EXCLUSIVE RIGHT TO DRILL FOR AND PRODUCE SUCH NATURAL GAS FROM SAID LAND, BY WHIPSTOCKING OR DIRECTIONAL DRILLING OR OTHER SUBSURFACE OPERATIONS CONDUCTED FROM SURFACE LOCATIONS ON OTHER LAND, AND THE EXCLUSIVE RIGHT TO USE THE SUBSURFACE OF SAID LANO FOR THE PURPOSE OF INJECTING NATURAL GAS THEREIN FOR STORAGE AND FOR REPRESS RING THE LYING SAID LAND, BUT WI;THQUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER, FOR THE PURPOSE OF DISCOVERING OR EXTRACTiNG SUCH NATURAL GAS, AS CONVEYED TO STANDARD OIL RNIA, A CORPORATION, BY DEED RECORDED JULY 27, 1943 IN BOOK 20145 PA&E 2gS, OF OFFICIAL RECORDS ALSO EXCEPTING ALL OIL, HYDROCARBON AND MINERAL SUBSTANCES, IF ANY EXCEPT NA-RliRAL GAS, CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND, TOGETHER WITH ALL THOSE CERTAIN RIGHTS, RESERVED BY AND UNTO THE rlRST PARTY IN THAT CERTAIN DEED RECORDED IN BOOK 2Oi45 PAGE 295, OF OFFICIAL RECORDS, BUT W17HOUT THE RIGHT OF SURFACE ENTRY FOR THE PURPOSE Or EXTRACT)NG ANY SUCH OIL, HYDROCARBON AND MINERAL SUBSTANCES OR FOR ANY OTHER PURPOSES, AS CONVEYED TO CHANSLOR-CANrIELID MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDEO SEPTEMBER 7, 1945, IN BOOK 22243 PAGE 336, or OFFICIAL RECORDS. PARCEL 5� (4138-006-032) THAT CERTAIN REAL PROPERTY SITUATE IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALmDRNIA, BEING A PORTION OF PARCEL 2 AS SHOWN ON RECORD OF SURVEY MAP OF A PORTION OF THE NOP7H HALF OF SECTION 7, TOWNSHIP 3 -SOUTH. RANGE 14 WEST. IN THE RANCHO SAUSAL REDONDO, FILED IN BOOK 66, AT PAGE 5, OF RECORD OF SURVEYS OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS - BEGINNING AT THE INTERSECTION OF A LINE WHICH IS PARALLEL NTH AND DISTANT NORTHERILly 40.00 FEET AT RIGHT ANGLES FROM THE SOUTHERLY LINE OF SAID PARCEL NO. 2, WITH A LJNE WHICH IS PARALLEL WITH ANO DISTANT EASTERLY 777.23 FEET AT RIGHT ANGLES FROM THE WESTERLY LINE Or SAID PARCEL NO. 2- THENCE NORTH O' 100' 20'WEST ALONG LAST SAID PARALLEL LINE 1042.26 FEET TO A POINT IN THF_ EASTERLY AND HA\�NG A RADIUS iOF 369.27 FIEFT, THENCE NoR7HERLY ALoNr' SAID CURVE, TANGENT 70 LAST COURSE, AN ARC DISTANCE OF 75.02 FEET TO A POINT IN THE NORTHERLY LINE OF SAID PARCEL NO. 2; THENCE NORTH 89' 59' 2XIE-AST ALONG SAID NORTHERLY LINE 25.56 FEET TO A POINT IN THE ARC OF A CURVE CONCENTRIC WITH AND DISTANT EASTERLY 25.00 FEET RADIALLY FROM CRISED CURVE HAVING A RADIUS OF 369-27 FEET� THENCE SOUTHERLY ALONG SAID CONCENTRIC CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 344.27 FEET AN ARC DISTANCE OF 75.09 FEET TO A POINT DISTANT EASTERLY 25 00 FEET RADIALLY FROM THE BEGINNING OF SAIO CURVE HAVING A RADIUS OF 369.27 FEEP, THENCE SOUTH O' 00' 20"EAST, TANGENT TO LAST SAID CURVE, ALONG A LINE WHICH IS PARALLEL WITH AND DISTANT EASTERLY 802.23 FEET AT RIQHT ANGLES FROM THE WESTERLY LINE OF SAID PARCEL NO. 2, A DISTANCE OF 1042.28 FEET TO A POINT IN SAID LINE WHICH Is PARALLEL WITH AND DISTANT NORTHERLY 40.00 FEET AT RIGHT ANGLES FROM THE SOUTHERLY LINE OF SAID PARCEL NO. 2� THENCE NORTH K* 5a' 02'WEST ALONG LAST SAID PARALLEL UNE 25.00 FEET TO THE POINT OF BEGINNING. EXCEPT THEREFROM ALL OIL, CAS AND OTHER HYDROCARBON AND MINERAL SUBSTANCES AS CONVEYED (A) TO STANDARD O�L COMPANY OF CALIFORNIA BY UEED DATEI) DECEMBER 21, 1942, RECORDED JULY 27, 1943 IN BOOK 20145, PAGE 298. OF OFFICIAL RECORDS IN THE OFFICE OF THE RECoRoER OF SAID COUNTY, AND (B) TO CH ANSLOR -CANFIELD MIDWAY OIL COMPANY BY DEED DATED AUGUST 23, 1945, RECORDLO SEPTEMBER 7. 1945. IN BOOK 22243, AT PACE :536. OF SAID OFFICIAL RECORDS. APN7 4135-006-030, 4138-006-031, 4138-006-010, 4136-006-005 EXCEPTIONS: (PE R G H ICAGO TI TILE I NSU RANCE CO MPANY FI LE N 0. 00 I 19524-994-LT2-D B DATED OCTOBF-R 2, 20 1 Q) - f"\ EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A \±j DOCUMENT7 PURPOSE� PIPE LINES AND TELEGRAPH OR TELEPHONE UNIES RECORDING DATE- IN 50()K 4244 PAGE 2,30. OF OFFICIAL RECORDS AFFECT& PARCEL 1 \.D EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCI:DE TAL ERET . A GRAN I A /A N TH 0 S TED N / DOCIJMENT� PURPOSE- SANITARY SEWER RECORDING DATE� DECEMBER 5. 1956 RECORDING NO- 3453. OF OFFICIAL RECORDS AFFECTS. PARCELS 1 AND 3 \l\ HOMEWOOD DISTRIBUTING; COMPANY FOR ,'7y AN UNRECORDED AGREEMENT DATED APRIL 26, 1957. TO CONSTRUCTION AND OPERATION OF A SPUR TRACK, AD D6CLOSEO BY DEED FROM THE ATCHISON, TOPEKA AND SANTA FE RAILWAY COMPANY. A FANSAS CORPORATION, RECORDED APRIL 23, 1969. AS INSTRUMENT NO. 244, OF OFFICIAL RECORDS. AFFECTS. PARCEL 3 �D A CER-nPCATE OF COMPLIANCE RECORDING DATE� MARCH 10. 1986 RECORDING NO.: 86-300668, OF OFFICJAL RECORDS �D EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO. AS GRANTED iN A DOCUMENT -- PURPOSE- PIPE LINES AND TEL.FGRAPH OR TELEPHONE UNES RECORDING DATE-. IN BOOK 4244 PAGE 230, OF OFFICIAL RECORDS AFFECTS- PARCEL 4- '�� EASEMENT(S) FOR THE PURPOSE(S) SHOWN SELDW AND Rlr,HTS 'NCIDENTAL THERETO, AS GRANTED IN A N-mY DOCUMENT, PURPOSE: RAILROAD RECORDING DATE- OCTOBER 25. 1,956 RECORDINri NQ IN BOOK 52653 PACE 123, OF OFFICIAL RECORDS AFFECTS. A PORTION OF 5AID LAND �1_4\ EASLIVENT(S) FOR THE PURPOSL(S) SHOWN BELOW AND RIGHTS iNCIDENTAL THERETO, AS GRANTED IN A X_Lf DOCUMENT- PURPOSE.- SANITARY SEWER LINE REC,ORDiNg IDATE� DECEMBER 5,1956 RECORDING NQ IN BOOK 53041 PAGE 48, OF OFFICIAL RECORDS AFFECTS: PARCEL 5 AZ EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTEO IN A Ic.::f DOCUMENT - PURPOSE: PRIVATE ROADWAY RECORDINC; DATE: MAY 3, 1960 RECOROING NQ 36�30 IN �300K D834 PACE 70, OF OFFICIAL RECORDS AFFECTS� PARCEL 5 THE INTEREST OF ALLEN H. RABIN AND CHARLOTTE C. RABIN IN SAID EASEMENT WAS GRANTED TO AEROSPACE CENTER, A PARTNERSHIP, BY DEED RECORDED APRIL 17, 1961 AS INSTRUMENT NO 3024 IN BOOK D1190 PACE 959, OF OFFICIAL RECORDS S AN UNRECORDED AGREEMENT DATED APRIL 26, 1957, TO HOMEWOOD DISTRIBUTING COMPANY FOR CONSTRvr,71ON AND OPERATION OF A SPUR TRACT. AS DISCLOSED BY DEED FROM THE ATCHISON, TOPEKA AND SANTA FE RAILWAY COMPANY, A KANSAS CORPORATION, RECORDED APRIL 23, 1969 AS INSTRUMENT NO. 244, OF OFFICIAL RECORDS. -_ A -\ A CERTIFICATE OF comPLIANCE �L� RECORDING DATE- MARCH 1Q, 1956 RECORDING NO.: 86-300663. OF OFFICIAL RECORDS -_ Ru\ EASEMENT(S) FOR THE PURPOSE(S� SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN X_�f A DOCUMENT; IN FAVOR OF- RAYTHEON C�OMPANY. A DELAWARE CORPORATION PURPOSL UTILIT)ES-TANK ENCROACHMENT RECORDING DATE: MARCH 9, 2018 RECORDING NO; 2018-0231190 OF OFF)CIAL RECORDS AFFECTS. SAID LAND RART�CULARLY DESCRIBED THERE�IN eEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS IN01DENTAL THERETO AS SET FORTH IN A DOCIJIvIENT� IN FAVOR OF: RAYTHEON COMPANY. A DEtAWARE CORPORATION PURPOSE- UTILITIES RECORDING DATE� MARCH 9, 2018 RECORDING NO: 2018-0231191 OF OFFICIAL RECORDS AFFECTS: 'SAID LAND PARTICULARLY VESCRISED THEREIN DESIGN S UR VE Y EXCEPTIONS (CONT.): LFGAL DESCRIPTICK (PER CH ICAGO TITLE I NSU RA NCE GO V PANY Fl LE NO, 00 I 19524-994-LT2-D 3 DATED OCTOBER 2, 20 1 q) � PER PROVI D ENT Tl TLE COMPANY 0 RDER NO. 50044745 DATED MAR CH 31. 2020) �� EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN PARCEL 7: A DOCUMENT: IN FAVOR DF� RAYTHEON COMPANY, A DELAWARE CORPORATION PURPOSE; u-nLITIES (ACCESS, USE AND MAIN-rENANCE) RECORD�NG DATE- MARCH 9, 2019 RECORDING NO� 2018-0231192 OF OFFICIAL RECORDS AFFECTS: SAIO LAND PARTICULARLY DESCRIBED THEREIN �5EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RI:GHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT. - IN FAVOR OF. RAYTHEON COMPANY. A DELAWARE CORPORATION PURPOSE� UTILITIES (ACCESS, USE AND MAINTENANCE) RECORDING DATE: MARCH 9, 2016 RECORDNG Na 201S-0231193 OF OFFICIAL RECORCS AFFECTS- SAI3 LAND PARTICULARLY DESCIRZIRED THEREIN ALL EXCEPTIONS NOT SHOWN HEREON ARE BLANKET IN NATURE OR NOT A SURVEY MATTER. LEGAL DESCRIPTION: � PE R C H iC AGO TI TILE i NSU RANCE CO M PANY Fl LE N O� 00 1 0034 8-994-X59-kd DAT E D APP, I L 29, 20 11 9) PARCEL ?: TO HEREIN BELOW IS SITUATED IN THE CITY OF EL SEGUNOC), IN THE COUNTf OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: THAT CERTAIN REAL PROPERTY SITUATED IN THE C17Y OF EL SEGUNDO, COU14TY OF LOS ANGELES, STATE OF CALIFORNIIA. BEING A PORTION OF THAT CERTAIN 6BL970-ACRE PARCEL NO. 2 AS SHOW� ON RECORD OF SURVEY MAR FILED IN BOOK 66, PACE 5, RECORD Of SURVEYS, IN THE OFFICE CF THE COUNTY RECORDER COUNTY, 13EING A PORPON OF THE NORTH ONE-HALF OF SECTION 7. TowNsHIP 3 SOUTH, RANCE 14 WEST, IN TOE RANCHO SAUSAL REDONDO, AND BEING MORE PART104ARLY DESCRIBIFI) AS FOLLOWS: SEG�NNING AT THE INTERSECTION OF A LINE WHICH 15 PARALLEL VV17H AND DISTANT 217-SCI FEET SOUTHERLY AT RIGHT ANGLES FROM THE NOiRTHERLY LINE OF SAID PARCEL. NO, 2 WITH THE WESTERLY LINE OF THA7 CERTAIN 1.9859-ACRE PARCEL OF LAND KNOWN AS LAIRPOR7 STREET, DESCRI13ED IN DEED DATEI) JULY 2, 1-953 AND RECORDED IN BOOK 42195 PA(�E 274, OFFIC,[Al- RECORDS, OF SAlD COUNTY; THENCE SOUTH 89 DEGREES 59' 20" KET ALONG SAII) PARALLEL LINE 200.00 FEET TO A POINT IN A UNE WHICH IS PARALLEL WIlTH AND DISTANT 200,00 FEET WESTERLY AT 11GHT ANGLES FROM THE WESTERLY LINE OF SAID 1.9858-ACRE PARCEL� THENCE SOUTH 0 DEGREES 00' 20" EAST ALONG SAID PARALLEL LINE 217.80 FEET TO A POINT IN A LINE WHICH IS PARALLEL WITH AND DISTANT SOUTHERLY 435.60 FEET AT RIGHT ANGLES FROM THE NORTH LINE OF SAID PARCEL No. 2; THENCE NORTH 89 DECREES 59' 20" EAST ALONG LAST SAID PARALLEL LINE, 200.00 FEET TO A POINT IN THE WESTERLY LINE OF SAID 1 9858-ACRE PARCEL� THENCE NORTH 0 0EGRELS 00' 20" WEST ALONG LAST ,sAiD WESTERLY LINE 217-80 FEET To THE POINT OF BEGINNING. EXCEPT THEREFROM TK: NORTHERLY 75 FEET (MEASURED ALONG THE EASTERLY AND WESTERLY LINES OF 'SAID LAND). NAL GAS CONTAINEID N OR UNDER. OR THAT MAY BE PRODUCED FROM SAI!D LAND. BUT WITHOUT ANY RIGHT TO GO UPON OP USE THE SURFACE Or SAID LANU IN ANY MANNER FOR THE PURPOSE OF DISCOVERNG OR E:XTRACTING SUCH NATURAL GAS, AS CONVEYED BY SANTA FIE LAND IMFROVEM�NT COMPANY, A CORPORA-110N. TO STANDARD CAL COMPANY OF CALIFORNIA, A CORPORATION, BY 27, 1943 IN BOOK 204�� PAGE 299 OFFICIAL RECORDS. ALSO EXCEPT ALL OIL, HYDROCARBON AND MINERAL SUBSTANCES, EXCEPTING NATURAL GAS. CONTAINED IN OR UNDER, OR THAT MAY BE PRODUCED FROM SAID �AND BUT WITHOUT ANY RIGHT TO ENTER UPON THE SURFACE Of- SAID LAND FOR THE PURPOSE OF EXTRACTING ANY SUCH QIL AND MINERALS NOR FOR ANY OTHER PURPOSES, AS CONVEYED BY SANTA FL LAND IMPROVEMENT COMPANY, A CORPORATION. To CHAN SLOR-CANFIELD MIDWAY OIL -COMPANY, A CORPORATION. BY DEED RECORDED SEPTEMBER 7, 1945 IN 6 OFFICIAL RIEWRIDS. APN.- 4138-006-014 EXCEPTIONS: (PE R C H IGAGO TITLE I NSU RA NCE CO V PANY Fl LE NO 00 I 00348-994-X59-kd DATED A PRI L 29, 201 9) (D 3- EASIFMIF4T�S) FOR THE PURPOSE(S) SHOWN BELOW ANID RIGHTS INCIL)ENTk THERETO AS SET FORTH IN A DDCOMENT: PURPOSE� RAILROAI) RECORDING DATE.- AUGUE-T 24, 1955 RECORDING NO: 4138 IN ROCK 48754- PAGE 397 OF DFIFICIAL RECORDS AFFECTS� THAT PORTION OF SAID LAND AS DESCRI:BED IN THE DOCUMENT ATTACHED HERETO. ALL EXCEPTIONS NDT SHOWN HEREON ARE BLANKET IN NATURE OR NOT A SURVEY MATTER. LEGAL DESCRIPTION: (PER PROVIDENT TITLE COMPANY ORDER NO. 50044746 DATED MARCH 31, 2020) PARCEL 1: (4135-D06-005) THE NORTHERLY 22D FEET OF THAT CERTAIN REAL PROPERTY SITOATED IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, BEING A PORTION OF THAT CERTAIN 58-970 ACRE PARCEL Nf)_ 2. A'S SHOM ON RECORD OF SURVEY MAP oF A PORTION OF THE NORTH HALF OF SECTION 7. TOWNSHIP .3 SOUTH, RANCE 14 WEST. IN THE RANCHO SAUSAL REDONDO, FILED IN BOOK 66 PAGE 5, RECORD OF SURVEYS. OF SAID COUNTY. AND 3EING MORE PARTICULARLY DESCRIBED AS FOLLQWS� BEGiNNING AT A POINT IN THE WESTERLY LINE OF SAID PARCEL NO. 2, DISTANT NORTH 0-0iY20-WEST 395,09 FEET FROM THE SOUTHWEST CORNER OF SAID PARCEL NO- 2. SAIL) POINT BEING ALSO THE NORTHWEST CORNER OF THAT CERTAIN 3.4435 ACRE PARCEL OF LAND DESCRIBED IN DEED DATED APRIL 30, 1956, FROM SANTA FE LAND IMPROVEMENT COMPANY. TO RQEERT LEONARD JR_ RECORDED JUNE 15. 1956 IN BOOK 51468 PAGE 151, OFFICIAL RECORDS OF 'SAID COUNTY; THENCE WORTH O' 00'20' WEST ALONG SAIO WESTERLY LINE 455-08 FEET TO A POINT IN A LINE THAT I'S PARALLEL WITH AND DISTANT SOUTHERLY 300 00 FEET MEASURED AT RIGHT ANGLES, FROM THAT CERTAIiN COURSE (AND PROLONGATION THEREOF) IN THE NORTHERLY UNE OF SAID PARCEL NO. 2. SHOWN ON SAID RECORD OF SURVEY MAP AS HAV)NG A BEARING OF NORTH 39' 59'20'EAST AND A LENGTH OF 2352.15 FEET� THENCE NORTH 89' 59'20" EAST ALONG SAID PARALLEL LINE 4-18.89 FEET TO A PONT IN A LINE THAT IS PARALLEL WITH AND DISTANT WESTERLY 3000 FEET, MEASURED AT RIGHT ANGLES. FROM THE WESTERLY LINE OF THAT CERTAIN 3.00 ACRE PARCEL OF LAND. DESCRIBED IN DEED DATED OCTOBER 24, 1955. FROM SANTA FE LAND IMPROVEMENT COMPANY, TO DOUGLAS BUILDING CORPORATION. RECORDED JANUARY 5, 1956 IN BOOK 49965 PAGE 441. OFFICIAL RECORDS OF SAID COUNTY; THENCE SOUTH O' 00' 20" EAST ALONG SAID PARALLEL LINE: (AND PROLONGAT;C)N THEREOF) 458-40 FEET TO A POINT IN THE SAID 3,4435 ACRE PARCEL ;THENCE NORTH 89' 58'02"WEST ALONG LAST SA0 NDRTHERLY UNE 41&39 FEET. MORE OR LESS, TO THE POINT OF 5EGINNING- EXCEPT THAT POR-RON THEREOF LYING IN SEPULVEDA BOULEVARD AS SHOWN IN FINAL ORDER OF CONDEMNATION, RECORDEC NOVEMBER 26, 1973. AS INSTRUMENT NO 1384. OFFICIAL RECORDS EXCEPT ALL NATURAL GAS CONTAINED iN OR UNDER OR THAT MAY BE PRODUCED FROM SAIL) LAND. TOGETHER WITH THE EXCLUSVE FIGHT TO DRILL FOR ANI) PRODUCE SUCH NATURAL GAS FROM SAID LAND, BY WHIPSTOCKING OR DIRECTIONAL DRILLING OR OTHER SUBSURFACE OPERATIONS CONDUCTED FROM SURFACE LOCATIONS ON OTHER LAND, AND THE EXCLUSIYE RIGHT TO USE THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF INJEC'nNo NATURAL SSURING THE FORMATIONS UNDERLONG $AID LAND. BUT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER, FOR THE PU9POSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS. A'S CONVEYED TO STANDARD OIL COMPANY OF CALIFORNIA. A CORPORATION, sY DEE[) RECORDED JULY 27, 1943 IN BOOK 20145 PACE 298, OF OFFICIAL RECORDS. ALSO EXCEPTING ALL 01il-, HYOROCARBON AND MINERAL SUBSTANCES. IF ANY EXCEPT NATURAL GAS, CONTAINED IN OR UNDER OR THAT MA-( BE PRODUCED FROM SAID LAND, TOGETHER WITH ALL THOSE CERTAIN RIGHT'S, RESERVED BY AND UNTO THE FIRST PARTY IN THAT CERTAIN DEED RECORDED �N BOOK 2014-5 PAGE 299, OF OFFICIAL RECORDS, BUT WITHOUT THE RIGHT OF SURFACE ENTVY FOR THE PURPOSE OF EXTRACTING ANY SUCH OIL, HYDROCARBON AND MINERAL SUBSTANCES OR FOR ANY OTHER PURPOSES, AS CONVEYED TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY, A CORPORAT110N. BY DEED RECORDEO SEPTEMBER 7, 1945, IN BOOK 22243 PAGE 336, OF OFFICIAL RECORDS. PARCEL lAi AN EASEMENT FOR THE CONSTRUCTION, MAINTENANCE AND OPERATICN OF A SURFACE DRAIN LJNE OVER THE EASTERLY 10 FEET OF THE FOLLOWING DESCRIBIED LAND - A PARCEL OF LAND SITUATED IN THE CITY OF EL SEGUNDO, SiTUATED IN THE NORTH HAILF OF SF-CTION 7, TOWNSHIP 3 SOUTH, RANGE 14 WEST, RANCHO SAUSAL REDONDO, IN THIF CITY OF EL SEGUNDO, COUNTY OF LOS ANr,ELES, STATE OF CALIFORWA, BEING A PDRTION OF THAT CERTAIN 68,970 ACRE OF PARCEL 2, AS SHOWN ON RECORD OF SLJRVFY MAP FILED IN BOOK 66 PAGf 5, RECORD OF SURVEYS, AND 13EING MORE PARTICULARLY DESCRIBED AS FOLLOWS - BEGINNING AT THE INTERSECII)ON OF THE NORTH LINE OF SAID PARCEL -2, W17H A LINE WHICH IS PARALLEL VOTH AND DiSTAN7 WESTERLY 30.00 FEET AT RIGH7 ANGLES FROM 71-IE WESTERLY LINE OF THAT CERTAIN 3.00 ACRE PARCEL OF LAND DESCRIBED IN DEED DATED OCTOBER 24� 1955, FROM SANTA FE IMPROVEMENT CO-, TO DOUGLAS BUILDING CQRP0�ATIQN, REC09DED IN BOOK 49955 PAGE 441, OFFICIAL RECORDS OF SAID CQUNT`(� T�HENCE ALONG SAID PARALLEL LINE SOUTH O' 00' 20'EAST 300 OQ FEET TO A POINT IN THE LINE WHICH 15 PARALLEL WITH AND DISTANT 30UTHERLY 300.00 FEET AT RIGHT ANGLES RSE IN THE NORTHERLY LINE OF SAID PARCEL 2. SHOWN DIN SAID RECORD OF SURVEY MAP, AS HAVING A BEARING OF NORTH 69' -59'20" EAST AND A LENGTH OF 2352-115 FEET: T�4ENCE SOUTH 59' 59'20"WEST ALONG LAST SA0 PARALLEL LINE 418.89 FEET TO A POINT IN THE WEST LINE OF SAID PARCEL 2: THENCE NORTH O' 00'20' WEST ALONG SAID WEST LINE BEING ALONG THE EASTERLY LINE OF SEPULVEDA BOULEVARD, 100 FEET IN WITH, A DISTANCE OF 317.94 FEET TO THE SOUTHWESTERLY CORNER OF PARCEL -3, AS SHOWN ON $Aff) RECORD OF SURVEY MAP; THENCE ALONG THE NORTHERLY LINE OF SAID PARGEL 2, BEING ALONG THE SOUTHERLY LINE OF SAID PARCEL 3 THE FOLLOWING COURSES AND DISTANCES; NORTHEASTERLY ALONG THE ARC. OF A CURVE, TANGENT TD LAST COURSE, CONCAVE AVING A RADIUS OF 20.00 FEET, THROUGH A CENTRAL ANGLE OF 89' 59'40'. A DISTANCE OF 31�41 FEET; THENCE: NORTH 89- 59'2G'EAST TANGENT TO SAID CURVE, A DISTANCE OF 30.00 FEET� THENCE SOUTHEASTERLY ALONG THE ARC OF A CURVE, TANGENT TO LAST COURSE, CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 160.00 FEET, THROUGH A CENTRAL ANGLE OF 25- 09-23', A DISTANCE OF 70.25 FEET TO POINT IDF REVERSE CURVE.- THENCE SOUTHEASTERLY ALONG THE ARC OF SAID REVERSE CURVE BEING CONCAVE AViNG A RADIUS OF 240.00 FEET. THROUGH ACENTRAL ANGEL OF 25' 09'231, A DISTANCE OF 105.37 FEET; THENCE NORTH 89' 59-20' EAST, TANGENT TO LAST CURVE, A DISTANCE OF 196.86 FEET TO THE POINT OF BEGINNING, ASSESSOR�; PARCEL NUMBER� 4138-006-005 EXCEPTIONS: (PER PROVIDENT TITLE COMPANY ORDER NO. 50044745 DATED MARCH 31, 2020) ALL EXCEPTIONS PERTAINING 70 PROPERTY IN QUESTION HAVE BEEN PLOTTED AND EXCEPTioNs NOT SHOWN 7 IN NATURE OR NOT A SURVEY MATTER. HEREIN ]BELOW IS SITUATEL) IN THE CITY OF EL SEGUNDO, IN THE COUNTY OF LOS ANGELES. STATE: OF GALIFORNIIA, AND 15 DESCRIBED AS FOLLOWS: THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, 'STATE OF CALIFORNIA. BEING A PORTION OF THAT CERTAIN 68.970-ACRE PARCEL NO. 2 AS SHOWN ON RECORL) OF SURVEY MAP OF A POR-PON OF THE NORTH HALF OF SECTION 7, TOWNSHIP 3 SOUTH. RANGE 14 WEST. IN THE RANCHO SAUSAL REDONDO, FILED IN BOOK 66, PACE 5. RECORD OF SURVEYS OF SAID COUNTY, AND EEING MORE PARTICULARLY DESCRIBE() AS FOLLOWS: BEGINNING AT A POINT IN THE WESTERLY LINE OF SAID PARCEL NO. 2 CISTANT NORTH 0 0 O' 2 0' WEST 39B.09 FEET FROM THE SOUTHWEST CORNER OF SAID PARCEL NO. 2, SAID POINT BEING ALSO THE NORTHWEST CORNER OF THAT CERTAIN 3.4435-ACRE PARCEL OF LANO DESCRIBED IN DEED DATED APRIL 30, 1056 FROM SANTA FE LAND IMPROVEMENT COMPANY TO ROBERT LEONARD, JR�, RECORDED JUNE 15, 1956 IN EOOK 51463, PAGE 151, OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTH 0. 00' 20" WEST ALONG 'SAID WESTERLY LINE 458.OB FEET TO A POINT IN A LINE THAT iS PARALLEL WITH AND DISTANT SOUTHERLY 300.DO FEET, MEASURED AT RIGHT ANGLES, FROM THAT CERTAIN COURSE (AND PROLONGATION THERFOF) IN THE NORTHERLY LINE OF SAID PARCEL NO. 2 SHOWN ON SAID RECORDED OF SURVEY MAP AS HAVING A BEARING OF NORTH 89.1 59' 20' EAST AND A LENGTH OF 2352.16 FEET, THENCE NORTH 89. 59' 20" EAST ALONG SAID PARALLEL LINE 418.199 FEET TO A POINT IN A ulNE THAT IS PARALLEL WITH AND DISTANT WESTERLY 30.00 FEET, MEASURED AT RIGHT ANGLES, FROM THE WESTERLY LINE oF THAT CERTAIN 3.00 ACRE PARCEL OF LAND DESCRIBED IN DEED DATED OCTOBER 24, 1955 FROM SANTA FIE LAND IMPROVEMENT COMPANY TO DOUGLAS EUILDING CORPORATICN, RECOROED JANUARY 5, 1956 IN BOOK 49965, PAGE 441, OFFICIAL RECORDS OF SAID COUNTY; THENCE SOUTH .0 .- 00' 20'. EA-ST ALONG LAST SAID PARALLEL LINE (AND PROLONGATION THEREOF) 458.40 FEET TO A POINT IN THE NORTHERLY LINE OF SAID 3.4435-ACRE PARCEL THENCE NCRTH Bg-. 55' 02" WEST ALONG LAST SA0 NORTHERLY LINE 418.8S FEET; MORE OR FESS, TO THE: POINT OF 13EGINrq;Nr,. OXI@12mlmmlmwlcajm,Llmlaqwmwzfmaxmlzolmjm,LIMILI;Mlr�noixaLlil;lxmwLl6qlc ALSO EXCEPT THAT PORT)ON THEREOF LYING IN SEPULVEGA BOULEVARD AS SHOWN INI FINAL ORDER OF CONDEMNA'nON. RECORDED NOVEMBER 26. 1973 AS INSTRUMENT No. 1384, OFFICIAL RECORDS. EXCEPT ALL NATURAL GAS CONITAI-NED IN OR UNDER OR THAT MAY BE PRODUCED FROM SA[D LAND, TOGETHER WITH THE EXCLUSIVE RIGHT TO DRILL. FOR AND PRODUCE SUCH NATURAL GAS FROM SAID LAND BY WHIPSTOCKING OR DIRECTIONAL DRILLING OR OTHER SUBSURFACE OPERATIONS CONDUCTED FROM SURFACE LOCATIONS ON OTHER LAND, AND THE EXCLUSIVE RIGHT TO USE THE SUBSURFACE OF' SAID LAND FOR THE PURPOSE OF INJECTING REPRESSURING THE FORMATIONS UNDERLYING SAIO LAND E30T WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL i3AS AS CONVEYED TO STANDARD 01�1_ COMPANY OF CAUFORNIA, A CORPORATION BY DEED RECORDED JULY 27, 1943 IN 300�< 2014-5. PAGE 298 oF OFFICIAL RECORDS. ALSO EXCEPT ALL OIL, HYDROCARBON ANID MINERAL SUBSTANCES. IF ANY, EXCEPT NATURAL GAS,, CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED F-Rom SAID LAND TOGETHER MTH ALL THOSE CERTAIN RIGHTS RESERVED BY AND UNTO THE FIRST PARTY IN THAT CERTAIiN OEEID RECORDED IN SOOK 20145, PAGE .298 OF ,OFFICIAL RECORDS, BUT WITHOUT THE RIGHT OF SURFACE ENTRY FOR THE PURPOSE OF EXTRACTING ANY SUCH OIL, HYDROCARBON AND MINERAL SUBS-TANCES NOR FOR ANY OTHER PURPOSE, AS CONVEYED TO CHANSLOR-CANFIELI) MIDWAY OIL COMPANY, A CORPORATI:0N, BY DEED RECORDED SEPTEMaER 7. 1945 IN BOOK 22243, PAGE 3315 OF 0FPI:CIAL RECORDS. PARCEL 2: 0136-006-010) THAT FIORTION OF PARCEL 2 iN TFiE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS SHOWN ON RECORD OF SURVEY FILED �N BOOK 66, PAGE 5 OF RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS! BEGINNING AT THE POINT OF INTERSECTION OF A LINE THAT IS PARALLEL WITH AND DISTANT 448.89 FEET EASTERLY, MEASURED AT RIGTH ANGLES, FROM THE WESTERLY UNE OF SAID PARCEL 2, WITH A LINE THAT IS PARALLEL WITH ANO DISTANT 530.00 FEET SOUTHF-PLY, NIEP,SURED AT RIGHT ANGLES, FROM THAT CERTAIN NORTHERLY LINE OF SAID PARCEL 2 SHOWN ON sAll) RECORD OF SURVEY AS HAVING A BEARINi� OF NORTH 89 59' 20� �AST AND A LENGTH OF 2352.16 FLET, SAIL) POINT OF INTLRSEC-PON BEING ALSO THE SOUTHWEST COrNER OF THE PARCEL OF LAND DESCRIIBEC) IN THE DELI) TO THE DOUGLAS 13UILUING CORPORATION, A CORPORATION, RECoRDED ON FEBRUARY 13, 1957 AS INSTRUMENT NO. 790, IN eQQK 536�Z PLAGiE 265 oF oFFICIAL RECORDS Or SAID COUNTY: THENCE ALONG THE SOUTHERLY LINE Or SAID LAST MENTIONED LAND, NORTH 89- 59' 20" EAST ,328-34 rEET 1-0 A LINE THAT IS PARALLEL WITH ANID DISTANT 777-23 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM SAJID WESTERLY LINE OF PARCEL 2; THENCE ALONG SAID LAST MENTIONED PARALLEL LINE, SOUTH 0 �, 00, 2ol EAST 199.00 FEET: THIENC� PARALLILL WITH THE SOUTHERLY LINE OF THE LAND DESCRIBED IN SAil) ABOVE MENTIONED DEED. SOUTH 89--i 59' 20" WEST 328-34 FEET TO A LINE THAT 15 PARALLEL WITH THE WESTERLY LINE OF SAID PARCEL 2 AND PASSES THROUGH THE POINT OF BEGINNING; THENCE ALONG SA10 LAST MEN11C)NED PARALLEL LINE, NORTH 0 00' 20" WEST 199-OD FEET TO THE POINT OF BEGINNING - EXCEPT ALL NATURAL GAS CONTAINED IN OR UNDER OR THAT MAY BE PRODOCED FROM SAID LAND. TOGETHER WTH THE E)�CLUSIVE RIGHT TO DRILL FOR AND PRODUCE SUCH NATURAL GAS FROM SAID LAND BY WHIPSTOCKING OR DIRECTIONAL DRILLING OR OTHER SUBSURFACE OPERATIONS CONDUCTED FROM SURFACE LOCATIONS ON OTHER LAND, AND THE EXCLUSIVE RIGHT CE OF SAID LAND FOR THE PURPOSE OF INJECTING NATURAL GAS THEREIN R REPRESSURING THE FORMATION'S UNDERLYING SAID LANO BUT WITHOUT OF SURFACE ENTRY IN ANY MANNER FOR THE PURPOSE OF DISCOVERING OR THE RIGTH RNIA. A CORPORATION BY DEED RECORDED JULY 27, 1943 IN BOOK 20145, PACE 298 oF OFFICIAL RECORD& ALSO EXCEPTING ALL 01L. HYDROCARBON AND MINERAL SUBSTANCES, IF ANY, EXCEPT NATURAL GAS, CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND TOGETHER NTH ALL THOSE CERTAIN RIGHTS RESERVED BY AND UNTO THE FIRST PARTY IN THAT CERTAIN DEED RECORDED IN BOOK 20145. PAGE 298 OF OFFICIAL RECORDS, BUT WITHOUT THE RIGHT OF SURFACE ENTRY FOR THE PURPOSE OF EXTRACTING ANY SUCH OIL. HYDROCARBON AND MINERAL SUBSTANCES NOR FOR ANY OTHER PURPOSES. AS CONVEYED TO CHANSLOR-CANFIELE) MIDWAY OIL COMPANY, A CORPORATION BY DEED RECORDED SEPTEMBER 7, 194-5 IN BOOK 222-43, PACE 336 OF OFFIiCIAL RECORDS. PARCEL 3: �PORTION OF 4138-D06-031) CEL OF LAND IN TI-iF CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. BEING A PORTION OF THAT CERTAIN 0.7689 oF AN ACRE SCRIBED IN PARCEL 'C" OF DEED TO THE ATCHISON. TOPEKA AND SANTA FE RAILWAY COMPANY, RECORDED FEBRUARY 15. 1957 IN BOOK 53662. PAGE 115 OF OFFICIAL NTY. �N THE NORTH HALF OF SEC'nON 7. TOWINSHiP 3 SOUTH, RANGE 14 WF-ST. IN THE RANCHO SAUSAL REDONDO. DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF SAID PARCEL 'C" WITH THE NORTHERLY LINE OF THAT CERTAIN 4.3951 ACRE PARCEL DESCRIBED IN DEED RECORDED OCTOBER 8, 1956 IN DOOK 52683, PACE 123, OFFICIAL RECCRDS Or SAID CokiNTY. SAID INTERSECTION 13EING OFSTANT SOUTH D DO' 20' EAST (BEARING ASSUMED FOR PURPOSE OF THIS DESCRIPTION) ALONG SAID WESTERLY LINE 300 00 FEET FROM THE SOUTHERLY LINE OF MAPLE AVENUE 60 FEET VADE AS DESCRIBED IN DEED TO THE CITY OF EL SEGUNDO. RECORDED JULY 7. 1952 IN BOOK 39314. PAGE 415. OFFICIAL RECORDS OF SAID COUNTY; T�IENCIE NORTH 89 - 59' 20- EAST ALONG THE EASTERLY PROLONGATION OF SAID NORTHERLY LJNE 30 FEET TO A POINT IN THE EASTERLY LINE OF SAID PARCEL c% THENCE SOUTH 0: CO' 20" EAST ALONG SAID EASTERLY LINE 458.42 FEET TO A POINT IN THE EASTERL'� E SOUTHERLY LINE OF SAID 4.3951 ACRE PARCEL; THENCE NORTH 89 - 59' OZ' WEST ALONG LAST SAID PROLONGATION 30 FEET TO A POINT IN SAID 16ESTERLY LJNE� THENCE NORTH 0- 00' 20" WIEST ALONG SAIG WESTERLY LINE, ALSO BEING THE EASTERLY LINE OF SAID 4.3951 ACRE PARG4. 45B 40 FEET TO THE POINT OF BEGINNING. EXCEPT THEREFROM THE NORTHERLY 220 FEET OF THE A80VE DESCRIBED LAND. ALSO EXCEP7 ALL NATURAL OAS CONTAINED IN OR UNDER OR THAT MAY BE PRODUCED FROM SAID LAND. TOGETHER WITH THE EXCLUSIVE RIGHT TO DRILL FOR AND PRODUCE SUCH NATURAL GAS FROM SAID LAND BY "HIPSTOCKING OR DIRFCTIONAL DRILLING OR OTHER 13UBSURFACE OPERATIONS CONDUCTED FROM SURFACE LOCATIONS ON OTHER LAND, AND THE EXCLUSIVIE RIGHT TO USE THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF INJECTING NATURAL GAS THEREIN FOR STORAGE AND FOR REPRESSURING THE FORMATIONS UNDERLYING SAID LAND BUT WITHOUT THE RIGHT CF SURFACE ENTRY IN ANY MANNER FOR THE SURFACE OF DISCOVF-RING OR EXTRACTING SUCH NATURAL GAS AS CONVEYED TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION BY DEED RECORIDED JULY 27, 1943 IN BOOK 20145, PAGE 298 OF OFFICIAL RECORDS. ALSO EXCEPT ALL OIL, HYOROCARRON ANO MINERAL SUBSTANCES, IF ANY, EXCEPT NATURAL QAS, CONTAINED IN OR UNDER OR THAT MAY BE PRODUCE-0 FROM SAID LAND TOGETHER WITH ALL 7HOSE CERTAIN RIGHTS RESERVED BY AND UNTO 7HE FIRST PARTY IN THAT CF-RTAIN DEED RECORDED IN BOOK 20145, PAGE 21�,9 OF OFFIMAI_ RECORDS, BUT WITHOUT THE RIGHT OF SURFACE ENTRY FOR THE PURP05E OF EXTRACTING ANY SUCH OIL, HYDROCARE30N AND MINERAL SUBSTANCES NOR FOR ANY OTHER PURPOSIF, AS CONVEYED TO CHANSI_OR -CANFIELD MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDED $EP7EMBER 7, 194-5, IN BOOK 27243, PAGE 3-36 OF OFFICIAL RECORDS - ASSESSOR'S PARCEL NUMBER: 4138-006-01 AND 4136-0015-01Q EXCEPTIONS: (PER PROVIDENT TITLE COMPANY ORDER NO. 50044745 DATED MARCH 31, 2020) ALL EXCEPTIONS PERTAINING To PROPERTY IN QUES710N HAVE 8EEN PLO77ED AND EXCEPTIONS NOT SHOWN T IN NATURE OP NOT A SURVEY MATTER. N �vo 0 10, 20� =ZT!=== SCALE: I �v--200 LFGAL DFSCRIPTIM �PER PROVZENT TITLE COMPANY ORDER \10� 50,044747 DATED MARCH 31. 2020) ROPERTY SITUATED IN THE CITY OF EL SEGUNOO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, BEING A PORTION OFTHAT CERTAIN 68.970-ACRE PARCEL NO. 2 AS SHOWN ON RECORD OF SURVEY MAP FILED IN BOOK 66, PAGE .�, RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECCRDER OF SAID LOS ANGELES HALF OF SECTION 7. TOWNSHIP 3 SOUTH, RANCE 14 WEST. IN THE RANCHO SAUSAL REDONDO, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF A LINE WHICH IS PARALLEL WITH ANQ DISTANT 217�80 FEET SOUTHERLY AT RIGHT ANGLES FROM THE NORTHERLY LINE OF SAID PARCEL NO. 2 WITH THE WESTERLY LINE OF THAT CERTAIN 1.9658-ACRE PARCEL OF LAND KNOWN AS LAIRPORT STREET, DESCRIBED IN DEED DATED JULY 2, 1953 AND RECORDED IN BOOK 42lSr5 PACE 274, OFFICIAL RECORDS, OF SAID COUNTY; THENCE SOUTH 89 DEGREES 59' 20" WEST ALONG SAID PARALLEL LINE 200.00 FEET TO A POINT IN A LiNE WHICH 15 PARALLEL WITH AND DISTANT 200.00 FEET WESTERLY AT RIGHT ANGLES FROM THE WESTERLY LINE OF SAID 1.9858-ACRE PARCEL- THENCE SOUTH 0 DEGREES 00' 20" EAST ALONG SAID PARALLEL LINE 21-7.80 FtF TO A POINT IN A LINE WHICH IS PARALLEL WITH AND DISTANT SOUTHERLY 435.60 FEET AT RIGHT ANGLES FROM THE NORTH LINE OF SAIL) PARCEL NO. 2 THENCE NORTH 59 DEGREES 59' 2U" EAST ALONG LAST SAID PARALLEL LINE, 200.00'FEET TO A POINT IN THE WESTERLY LJNL OF SAID I 9858-ACRE PARCEL; THENCE NORTH 0 UEC;REES 00' 2G" WEST ALONG LAST SAIO WESTERLY LINE 21Y.80 FEET TO THE POINT OF BEGINNINC. EXCLPT THEREFROM THE NORTHERLY 75 FEE7 (ImEAsURED ALONG THE EASTERLY AND WESTERLY LINES Of7 SAIlD LAND)� ALSO EXCEPT ALL NATURAL GAS CONTAINED IN OR UNDER, OR THAT MAY BE PRODUCED FROM SAID LAND, BUT WITHOUT ANY RIGHT TO GO UPON OR USE THE SURFACE OF SAID LAND IN ANY MANNER FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS� AS CCNVEYED DY SANTA FE LAND IMPROVEMENT COMPANY, A CORPORATION, TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION, 5Y DEED RECORDED JUL� 27, 1943 IN BOOK 2014-5 PAGE 298 OFFICIAL RECQRDS. ASSESSOR'S PARCEL NUMBER: 4138-006-014 EXCEPTIONS - (PER PROVIDENT TITLE COMPANY ORDER NO. 5DO44747 DATED MARCH 31, 2020� ALL EXCEPTIONS PERTAtNING TO PROPERTY IN OVESTION HAVE BEEN PLOTTED AND EXCEPTION5 NOT SHOWN HEREON ARE BLANKET IN NATURE OR NOT A SURVEY MATTER. COMMIFINTS VICINITY MAP � NOT TO SCALE) DATE OF SURVD . MAY 2020 SATE ADDRESSES . . 13OULEVARO AND 737 LAtRPORT STREET EL SEGUNDO, CA 90245 APIN NO'S - - - - - 41.38-006-U,31, 4138-006-010, 4138-006-005. 4-133-m-030, 413R-006-032 & 4138-0-06-014 300NDARY LINES . . WERE ESTABLISHL) FROM THE REGOVEREI) CITY, COLINTY AND/OR PRIVATE ENGiNEER MONUMENTS WHOSE CHARACTEP ANO 5DURCE ARE SO NOTED ON THE SURVEY - BASIS OV BEARINGS . . THE BEARIN5 OF N00'00'20"W, AS SHOWN ON THE CENTERLINE OF PACIFIC COAST HWY- (FORMERLY SEP 01< 66, PAGE 5. WAS USEID AS THE BASIS OF BEARINGS FOR THIS SURVEY. . Bm: 8YI0964 DPW 3M TAG IN W CIB 3M (10F7) N/0 BCR* NW COR LA CIENEGA IBLVD & PACIFIC CONCOURSE DR EL- 88.04' NAVID 1 953 OUAD YEAR 2C05 (�)/_� '�.'_/ - . . . . . INDICATES PRELIMINARY TITLE REPORT SCHEDULE 3 EXCEPTION NUMBER PI-OTTED HEREON LAND AREA .. PARCEL I 93,854 SQ� FT-, OR 2,155 ACRES, MORE OR LM FIARCEt 2 65,359 SQ� FT-, OR 7,500 ACRES, MORE OR LESS PARCEL 3 7.153 SO� FT_ OR 0.164 ACRES, MORE OF LESS PARCEL 4. 86,1566 50� FT-, OR 1,990 ACRES, MORE OR LM PARCEL 5 6,601 SO, FT-, OR 0.152 ACRES, MORE OR LESS PARCEL 6 27,942 SQ� FT, OR 0.641 ACRES, MORE OR LESS PARCEL 7 28,565 SQ� FT, OR 0 656 ACIRES, MORE OR LESS 316,142 SQ� FT_ OR 7 255 ACRES, MORE OR LESS UTILITIES . ALL VISIBLE ABOVE -GROUND UTILITY FEATVRES SHOWN ON THIS MAP WERE OSTAINED Ry CONVENTIONAL MEANS- NO REPRESENTATION iS MADE AS TO THE COMPLETENESS OF SAD UTILfTY INFORMAT'ION AND ANY USER OF THIS INFORMATION SHOULD CONTACT THE UTILITY OR GOVERNMENT AGENCY DIRECTLY- F�00() �NSURANCE RATE MAP. � - . . , ZONE "Y" AREAS DnIRMINED 10 BE INSIDE THE 02% ANNUAL CHANCE FLOOD HA2ARD, ARE* OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTH LESS THAN DNE FOOT OR WITH DRAINAGE AREAS 01� LIE'�S THAN ONE SQUARE MILE PER ruft INSuRANCE. RATE MAP (nRM) MAP PANEL No. 06037CI77OF EFFECTIVE DATE SEPTEMBER 26, 2008. ZONIN(; INFORMATION . . . ZONING INFORMATION WAS OBTAINED PER CiTY OF EL SEOUNDO PLANNING & BUILDING SAFEV WEa MAP GENERAL PLAN LAND USE DESIGNA71ON: CORPORATE arna ZONING: CORPORATE orFICE PARKING SPACES . . . THERE ARE APPROXIMATELY 278 PARKING SPACES ILDCATED WiTiliN THE PROPERTIES IN QUESTION, 12 SPACES BEING DESIGNATED AS HANOICAP ACCESSIBLE SURVEYOR NOTE: THE ORIGINAL SURVEYOR WILL REMAIN THE LICENSED SUFNEYOR OF RECORD FOR THE TOPOGRAPHIC INFORMATiON SHOWN ON THEIR SURVEY, SHOWN IN GRAYSCALE HeREON I AM SIGNING AND STAMPING FOR THE 'KPFF PROVIDED SURVEY INI'DIRMATION ONLY, ASSUMINS NO RESPONSIBILITY ()R RIsK FOR THE EXISTiNG SURVEY INFORMATION. D�RECTIQN OF: / / CHRISTOPHER JONES, PLS 8193 CHRI&JONESCOFF.COM — LAND S , 44, g�' p �ER ��k�"N ": 11 �_ . , _ .,# ,A% �tl-ei'l-l-, _l" �+'� * �%z ��lpll*��_'a4- / z �i�v/ 'Zt.'� CM. " 05/29/2020 DATE 650-700 PCH PREPARED FOR MR. SPENCER KALLICK L&R ZAV b5o SEPULVEDA, LLC 1901 AVENUE OF! TNE G7ARS. SUITE 180 LOS ANGELES. CA 90067 r k,jpfi ?Q0 FLOWER St, Sulte 2.100 LoT Arigeles, CA 90017 0: �13A,13-u2uj f7L 213.266.5294 www.koff.co �� z . -, 2. = 3 � ;:,. � P; . Page 192 of 428 R/w FD 1.5" I.P. TAGGED DESI(;N S UR VE Y LS 2505 PER RS 296/76 PALM AVENUE _ (PUBLIC STREET)- Q cm 50.1' NB9'57'36"E 9939' &=25'12'99 m�D--0-9 n � R/ 0movm I ��0D> m-m ,l Q � 1 to (D -0 fw Z � I m --, 70 mm-u �v to m v eu 125.06' VARIES 74,96' 5.06' V F • i . r-r Ll--IL rl co cD � CL 0o I Z > IL — J m CC < > w J a-W I ~ O ' U W U Q - Q_ W W Q LL H r 0 I (cn cn m L� 0� CL VARIES 50.1 I z J za 0 �a w ¢CL- c? � ck� - oc w " M H i LL H 49.90' 00 a c� w v . m a'Q f a 03 r7 -zz�� W fl W C3 � F- d MAPLE AVENUE (PUBLIC STREET) N89'59'12"E 822.20' CID EST'D AT MID POINT OF TWO APPARENT T/O TIES EACH BEARING 28.27' (28.31' R RS 296/76) TO THE BC PER RS 296/76 EST'D PRC FROM RECORD CURVE DATA PER RS 296/76, ACCEPTED AS PRC PER SAID MAP ESSANAY ENTERPRISES THE RADER CO 1910 E. MAPLE AVE. EL SEGUNDO, CA 90026 APN: 4138-006-004 AT&S F RY CO SBE EL SEGUNDO, CA 90026 APN: 4138-006-800 0 Ju0n°F:n' 1Ts11u =11°40'26" R=369.27' L-75,24' FD LT&T STAMPED LS 5848 AT CL PROD 40.21' (40.19' R) PER RS 296/76 ro —� — — 7 n70 V7 6x in � Tir- � Q� � m o 0 In CD p Lfr -Tl CD -LL U CD 00 co NINETEEN TWENTY FOUR LLC x r co 1924 E. MAPLE AVE. r i o EL SEGUNDO, CA 90245 APN: 4138-006-012 z -i U7 1::7 m m N LO 0 � W CID Z I GARY KRAMER 80 I 741 CARL JACOBSON DR. 40' 40' 1 GPT MAPLE AVENUE OWNER LP I EL SEGUNDO, CA 90245 1920 E. MAPLE AVE. APN: 4138-006-013 L I I I EL SEGUNDO, CA 90245 '1 r-sro�r cc•, APN: 4138-006-01 1 - N89°59'12"E 200,01' L' -, N89' 59' 12"E 423.39' I ---R�� — — �� -T-- - - - _ �'I I E f2f o I , 7 E FL CA r� 737PORT LLC �I � v o " a � L&R ZAV 650 SEPULVEDA LLC �mT 737 LAIRPORT T. EL SEGUNDO, CA 90245 S 4 F 13 I APN: 4138-006-03CL11 E A NEGU4 D 8-005-04 5 /• - //� w m . / L&R ZAV 650 (SEPULVEDA LLC I I /// , i 4; + 704 N. PACIFIC COAST H1NY..///`�,� I ,. •� I // /� f //�/ EL SEGUNDO, CA 94245 APN: 4138-006-005 /ILI I/ /f / P ARCI✓r/4 / / ./ i / BUILDING D N.I.C.LL D- N89° 59 F 12"E 204 , 01 CD BUILDING B �o' UTILITY EASEMENT / /// /�//�///// ,• ///// 4 14 cc 0000 w 112 > -IT 14 4 ® N 9°59'12E 328.39' / I _ � � L&R ZAV 650 SEPULVEDA LLC EP 650 N. PACIFIC COAST HWY. EL SEGUNDO, CA 90245 APN: 4138-006-031 6rA6ld 16ll 1 1 1,114 1 1 1 &rjd�'I�XLJ& N89"58'12"W 423.87 ro ti o QUEEN ESTHER SQUARE 600 N. PACIFIC COAST HWY. EL SEGUNDO, CA 90245 APN: 4138-006-008 WEST 1/4 CORNER OF SECTION 7 ESTABLISHED 49.90' FROM THE BRASS CAP AT CL INT- OF SEPULVEDA BLVD. 8c MARIPOSA AVE. PER RS 296/76 R/W ,f 0 1 0 30' {{ [J L SHORT LINE RRV LLC � EL SEGUNDo, CA 90245 ct� L&R ZAV 650 SEPULVEDA LLC APN: 4138-006-032 EL SEGUNDO, CA 90245 APN: 4138-006-010 , rr POPKIN REALTY COMPANY II ` u APPROXIMATE CL / i 607 LAIRPORT ST. LOCATION OF 0 21 `/ EL SEGUNDO, CA 94245 E, UTILITY EASEMENT / APN: 4138-006-015 y� I // r i r r N89°59' 12"E 303.39' NOO°00'20"W I / 29-41' 0 — IN Z i LEONARD L TR L L LEONARD I 1921 E. MARIPOSA AVE- EL SEGUNDO, CA 94245 ` APN: 4138-006-009I co I "� 00 r'7 1 ul 0 101 NESEN VIRGINIA C TR UNIVERSUS INC of ELOSEGUNDO, CAT90245 APN: 4138-006-016 I APPROXIMATE LOCATION OF1. �1 L1/ STORAGE TANK EASEMENT 1/'` ` I I j 77 w w 1 �w �CE n �c D J IIl � W � D 40' 40' I 80, ZT, N89°57'14" i 25.00' 0 N8957'14'1W 1092.24' 00 MARI POSA AVE. ' (PUBLIC STREET) R f Nf R/W 4 O ca 1" SPK PER P.M. NO 6776 71/57-58 NOT FD, EST'B BY RECORD DISTANCE PER SAID MAP FD- L&T STAMPED LSD 2568 N89'57'14"W 269.9B' — 5RT PER P.M- NO 6776 71/57-58 NOT FD, FITS TIES AS SHOWN,EST'B BY RECORD DISTANCE PER SAID MAP,ACCEPTED AS CL POL PRDJECT# 200066 DATE PREPARED 0W2P2020 DRAWN BY SN CHECKED BY CJ 650-700 PCN PREPARED FOR. MR. SPENCER KALLICK L&R ZAV 650 SEPULVEDA, LLC 1901 AVENUE of THE STARS. SUITE 1800 LOS ANGELES, CA 90DB7 N 0 ;7 50' SCALE; 1 "=50' 700 FLOWER ST., Sulte 2100 Los Angeles, CA 9DO17 0: 213-418.02{)1 F; 213.266.5294 www.kpff.com Page 193 of 428 I I I EL SEGUNDO, CA 90245 '1 r-sro�r cc•, APN: 4138-006-01 1 - N89°59'12"E 200,01' L' -, N89' 59' 12"E 423.39' I ---R�� — — �� -T-- - - - _ �'I I E f2f o I , 7 E FL CA r� 737PORT LLC �I � v o " a � L&R ZAV 650 SEPULVEDA LLC �mT 737 LAIRPORT T. EL SEGUNDO, CA 90245 S 4 F 13 I APN: 4138-006-03CL11 E A NEGU4 D 8-005-04 5 /• - //� w m . / L&R ZAV 650 (SEPULVEDA LLC I I /// , i 4; + 704 N. PACIFIC COAST H1NY..///`�,� I ,. •� I // /� f //�/ EL SEGUNDO, CA 94245 APN: 4138-006-005 /ILI I/ /f / P ARCI✓r/4 / / ./ i / BUILDING D N.I.C.LL D- N89° 59 F 12"E 204 , 01 CD BUILDING B �o' UTILITY EASEMENT / /// /�//�///// ,• ///// 4 14 cc 0000 w 112 > -IT 14 4 ® N 9°59'12E 328.39' / I _ � � L&R ZAV 650 SEPULVEDA LLC EP 650 N. PACIFIC COAST HWY. EL SEGUNDO, CA 90245 APN: 4138-006-031 6rA6ld 16ll 1 1 1,114 1 1 1 &rjd�'I�XLJ& N89"58'12"W 423.87 ro ti o QUEEN ESTHER SQUARE 600 N. PACIFIC COAST HWY. EL SEGUNDO, CA 90245 APN: 4138-006-008 WEST 1/4 CORNER OF SECTION 7 ESTABLISHED 49.90' FROM THE BRASS CAP AT CL INT- OF SEPULVEDA BLVD. 8c MARIPOSA AVE. PER RS 296/76 R/W ,f 0 1 0 30' {{ [J L SHORT LINE RRV LLC � EL SEGUNDo, CA 90245 ct� L&R ZAV 650 SEPULVEDA LLC APN: 4138-006-032 EL SEGUNDO, CA 90245 APN: 4138-006-010 , rr POPKIN REALTY COMPANY II ` u APPROXIMATE CL / i 607 LAIRPORT ST. LOCATION OF 0 21 `/ EL SEGUNDO, CA 94245 E, UTILITY EASEMENT / APN: 4138-006-015 y� I // r i r r N89°59' 12"E 303.39' NOO°00'20"W I / 29-41' 0 — IN Z i LEONARD L TR L L LEONARD I 1921 E. MARIPOSA AVE- EL SEGUNDO, CA 94245 ` APN: 4138-006-009I co I "� 00 r'7 1 ul 0 101 NESEN VIRGINIA C TR UNIVERSUS INC of ELOSEGUNDO, CAT90245 APN: 4138-006-016 I APPROXIMATE LOCATION OF1. �1 L1/ STORAGE TANK EASEMENT 1/'` ` I I j 77 w w 1 �w �CE n �c D J IIl � W � D 40' 40' I 80, ZT, N89°57'14" i 25.00' 0 N8957'14'1W 1092.24' 00 MARI POSA AVE. ' (PUBLIC STREET) R f Nf R/W 4 O ca 1" SPK PER P.M. NO 6776 71/57-58 NOT FD, EST'B BY RECORD DISTANCE PER SAID MAP FD- L&T STAMPED LSD 2568 N89'57'14"W 269.9B' — 5RT PER P.M- NO 6776 71/57-58 NOT FD, FITS TIES AS SHOWN,EST'B BY RECORD DISTANCE PER SAID MAP,ACCEPTED AS CL POL PRDJECT# 200066 DATE PREPARED 0W2P2020 DRAWN BY SN CHECKED BY CJ 650-700 PCN PREPARED FOR. MR. SPENCER KALLICK L&R ZAV 650 SEPULVEDA, LLC 1901 AVENUE of THE STARS. SUITE 1800 LOS ANGELES, CA 90DB7 N 0 ;7 50' SCALE; 1 "=50' 700 FLOWER ST., Sulte 2100 Los Angeles, CA 9DO17 0: 213-418.02{)1 F; 213.266.5294 www.kpff.com Page 193 of 428 650-700 PCN PREPARED FOR. MR. SPENCER KALLICK L&R ZAV 650 SEPULVEDA, LLC 1901 AVENUE of THE STARS. SUITE 1800 LOS ANGELES, CA 90DB7 N 0 ;7 50' SCALE; 1 "=50' 700 FLOWER ST., Sulte 2100 Los Angeles, CA 9DO17 0: 213-418.02{)1 F; 213.266.5294 www.kpff.com Page 193 of 428 DESIGN S UR VE Y c Tn PALM AVENUE _ (PUBLIC STREET) o R1 I 125.06' 50.1' 1 JJ Z (A 0o 74.96' I VARIES 50.1' I I J 128.45 RIM II .-11 I I � J �I `L' W I of U L' U m U L 0 LL 127.64 RIM - 126.75 RIM I VARIES 50.1' 110.78 RIM MAPLE AVENUE 98.32 INV-10"—W'LY 98.38 INV-10"— E'LY v (PUBLIC STREET 112.51 RIM 109-96 RIM 98.86 98.81 INV-10"-W'LY INV-10"-E'LY 97.85 INV-10"-W LY 99.06 INV-10"—S'LY 97.95 97.86 INV-8"— N'LY INV-10"—E'LY Q !w �114.03 AD 12.42 1 NV — 6"—E'LY D 1 l'n an crn 114.42 SCO 111-58 IN V- 5-61 TW � . _. \128.98 TW I I � r se• _ I I I I I I I I I I ao' 40' 40' I I Y-STony BRjrx BUCOAL6 I I R, � I � l I ��f BUILDING D//• � , N.I.C. �� L Y , I '1,00 RE/ //' • / I 108,55 AD 107.34 INV-4"—W`LY Lu / 0 108.49 AD I I o0 106.95 INV_4 _N LY . I / , Q 106.95 INV 4" S'LY I I / 0 � 108.45 AD 106.85 INV-4"-N'LY 106.851 INV - 4"-S'LY V 108-52 AD �o€ — 108.94 ra 108,58 AD INACCESSIBLE f f/ 77 17 ri 25.80 TW _Z_ Ll R%W R/W co MARIPOSA AVE. (PUBLIC STREET) R/W R/W Jr w z I W �w o LL J L1 L L] fy- 0 I 40' 1 40' 80' I LIINETYPES V////////////11A BUILDING LINE/HATCH ------------------ BUILDING OVERHANG BRICK LINE/HATCH CONIC LINE/HATCH CHAINLINK FENCE CURB FACE WITH BACK OF CURB (0.5' O/S) FLOWLINE GRADEBREAK — WALL WIRE FENCE WROUGHT IRON FENCE PROPERTY LINE LOT LINE RIGHT OF WAY LINE — — POTENTIAL RIGHT OF WAY LINE — CENTERLINE EASEMENT LINE OHU OVERHEAD UTILITY LINES FO FIBER OPTIC LINE E ELECTRICAL LINE Ts TRAFFIC SIGNAL LINE T TELECOMMUNICATIONS LINE SD STORM DRAIN LINE SS SANITARY SEWER LINE w WATER LINE G GAS LINE CATV CATV LINE ABBP.EVIATIGNS AC ASPHALT CONCRETE NTS NOT TO SCALE APR APRON R PROPERTY LINE ARV AIR VENT PCU PARCEL ASPH ASPHALT PLNT. PLANTER AD AREA DRAIN R/W RIGHT-OF-WAY BFP BACK FLOW PREVENTER RCP REINFORCED CONC. PIPE BL BOLLARD RET WALL RETAINING WALL (CONCRETE) BTM BOTTOM SCO SEINER CLEANOUT CENTERLINE SD STORM DRAIN CATV CABLE TV SDMH STORM DRAIN MANHOLE CD CURB DRAIN SLPB STREET LIGHT PULLBOX CB CATCH BASIN SS SANITARY SEWER CBVIf CONCRETE BLOCK WALL SSMH SANITARY SEWER MANHOLE CLF CHAIN LINK FENCE 5SM STANDARD SURVEY MONUMENT WELL CMP CORRUGATED METAL PIPE SWK SIDEWALK COL, COLUMN TC TOP OF CURB CoM. COMMUNICATIONS TB SIDEWALK RAMP -BOTTOM CONC. CONCRETE TOE TOE OF SLOPE DEW DRIVEWAY APRON TE TRASH ENCLOSURE DI DROP INLET TR TRASH RECEPTACLE EG EDGE OF CUTTER TG TOP OF GRATE ELEV ELEVATION TRW TREE WELL ELEC. ELECTRICAL TS TRAFFIC SIGNAL ELP ELECTRICAL PANEL TSCB TRAFFIC SIGNAL CABINET ELV ELECTRICAL VAULT TW TOP OF WALL ESC METRO ESCAPE ACCESS PORTAL TYP TYPICAL FDC FIRE DEPARTMENT CONNECTION UNK UNKNOWN FF FINISHED FLOOR VCP VITRIFIED CLAY PIPE FL FLOW LINE VLT VAULT FS FINISHED SURFACE WIF WROUGHT IRON FENCE GB GRADE BREAK WL WALL GI MH GREASE INTERCEPTOR MANHOLE WVLT WATER VAULT GV GAS VALVE WV WATER VALVE HCR HANDICAP RAMP WDF WOOD FENCE INV INVERT OF PIPE XMR TRANSFORMER JB JUNCTION BOAC LACo LOS ANGELES COUNTY NE'LY NORTHEASTERLY LA LANDSCAPE AREA NW'LY NORTHWESTERLY LIP LIP OF GUTTER 5E'LY SOUTHEASTERLY MH MANHOLE Sw'LY SOUTHWESTERLY LEGEND AERIAL TARGET ELECTRIC CABINET AR AIR RELEASE VALVE CE ELECTRIC MANHOLE ® AREA DRAIN (SQUARE) EM ELECTRIC METER AREA DRAIN (CIRCLE) BACKFLOW PREVENTERUTILITY POLE fL BOLLARD ELECTRIC PULLBOX BENCHMARK RD ROOF DRAIN sco BLOW -OFF VALVE 0 SEWER CLEAN OUT CURB DRAIN SEWER MANHOLE CONTROL POINT � HANDICAP PARKING CA CABLE TV PULLBOX SIGN 71 COMMUNICATIONS PULLBOX SPP IR SPRINKLER ETS 0 ELECTRONIC TEST STATION 0 STORM DRAIN MANHOLE STREET LIGHT FIRE DEPARTMENT {;bNNECTI{]N LL STREET LIGHT PULLBOX FIRE HYDRANT Ell TELEPHONE BOX Sp FLAG POLE w TELEPHONE CABINET ❑ FO FIBER OPTIC PULLBOX T TELEPHONE MANHOLE GL TS TRAFFIC PULLBOX GROUND LIGHT TRAFFIC SIGNAL CABINET GAS MANHOLE TRAFFIC SIGNAL GV x GAS VALVE G GAS METER o TREE GUY WIRE GREASE INTERCEPTOR UNIDENTIFIED PULLBOX H HOSE BIB ❑ UNIDENTIFIED CABINET UCD FIR-] IRRIGATION CONTROL BOX UNIDENTIFIED CLEAN OUT IRRIGATION CONTROL VALVE UNIDENTIFIED MANHOLE UNIDENTIFIED CONTROL VALVE AREA LIGHT' VENT M D MAILBOX WATER MANHOLE mw o MONITORING WELL wq WATER METER WV PALM m WATER VALVE PARKING METER RSR RISER O PI a V POST INDICATOR VALVE DETECTOR CHECK VALVE DF DRINKING FOUNTAIN PRDJECT# 200066 DATE PREPARED 0W27Q020 DRAWN BY SN CHECKED BY CJ 650-700 PCN PREPARED FOR. MR. SPENCER KALLICK L&R ZAV 650 SEPULVEDA. LLC 1901 AVENUE DF THE STARS. SUITE 1800 LOS ANGELES, CA 90DB7 N SCALE; 1 "=50' ITZ 700 FLOWER ST., Sulte 2100 Los Angeles, CA 9DO17 0: 2 13-418.02{11 F: 213.266.5294 www.kpff.com Page 194 of 428 20'-0" 1 CV OD + « + +++ + .... ... ...... ....... ........ + . ...... ..... .......... ....... T-9112"++++ EN2-01 +�++ 3 BUILDING A '+27 -9 _ 650 N PACIFIC COAST HIGHWAY > .*. EN2-01 62'-6" I I I I I I I I I I PROPERTY LINE I I I (E) (E) (E) (E) (E) (E) (E) I I 13 i I I 170-1 I � „" I EN2-02 ———————— — — — — —— —— — —————— — — — — —— — — — — — — — — — — — — — — — — ` 23 I I 02 ��---------- ------ - — —I 1 — N pp 1 \ 46'-0" (E) UTILITY YARD 1 I 1 13 I Q 1 I 60 I m 1 z Lu 1 I �Lu z w z I BUILDING D 1 I ,I of � I I 1 I +«+'+«+�++�«+ I of o 737 CARL JACOBSON DR 0 1 I o OFFICE AREA 16,652 0 I 1 I N.I.0 1 I + 1 67 9 � I I 1 03 EN2-02 1 �I I I I I 1 I I 10'-0" 1 I 45'-4" 1 21' 0" 20'-0" 26'-9" DRIVE AISLE ++++++ PROPERTY LINE _ M SKYLIGHT - 1 FIRE LANE +7,'�„+ I I BUILDING B 1 II I 1 - II I 700 N PACIFIC COAST HIGHVFY SITE PLAN - BUILDING D 02 SCALE: 3/64" = V-0" 1 1 I 1 1 - I XX+-++ %%%+ +++++++ I'll +++++++ I I I ++++++ +:............ 1 OPEN 1 N OPEN +�111 +.++ 1 �. +,++`+/ Ji Ji Ji +++ ------------- ----- 04-----------------------__ ---- n _ Lu i' %I o = 14 2+ 7+ Q o J O(EN2-0)2- EN2-03 - � N W N i --—————— — — — — ——-------- 03 - — — — — — — — — — — — — — — _ —_ m _ cJ_nz \------"" N jw IlIf 0 / — — — — — — — — — — — — — — — — — — — — — — — — — — — — — EGRESS 1 1 1 1 �: ............. .............. .'.'.'.' 1 1 :LANDSCAPE AREA+;+++ I + 1 1 + 21'-9+1 /2" ` 20'-0" : 1 DRIVE AISLE 02 FIRE LANE EN2-o�! MAIN I COURTYARD % 1 04 EN2-03 ,+�+ EN2-03 01 BUILDING C PARKING STRUCTURE ++++++++++++++ + + + + + o , 11 LANDSCAPE AREA + 1 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 1 1 93'-1" 1 1 / 1 I .+LANDSCAPE AREA-:+: 1 .. 1 1 1 I \ \ +++ GENERATOR " TRANSFORMER AND SWITCH Lu cn z \ \ Q J \ \\ L J w \ / N \ W GENERATOR \ -- ------ ---------— ------------— — — — — — — — — —-- + + � --------------------- EN2-03 z N Q w I "' 0 L� coMAIN RAMP------------- ----- ------------- ------ VEHICULAR ---——— — — — — —— — — — —— — ————— — — — — — — ENTRY I 100' 1" I �I I J+ Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: 3/64" = 1'-0" DATE: XX.XX.XO(CX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. SITE PLAN 0 SCALE: 3/64" = V-0' © Shubin + Donaldson Architects Inc. 3/23/2021 2:52:57 PM Page 195 of 428 6" CHEVRON E 3" CHEVRON O (E) 8"CHEVRON v � I N I' - I I I II o) Ln 1 I I I I I I I (E) FIRE HYDRANT I ! 128'-1" rSH 20' ZONING ET BACK I I I I I II I I I III I I I I I I I I I I I I L9 BID m I I III I I I I I I I I I I I III I I I I I I I I I I I I I II I I I I I I III I I I I I I I I I Z W W LU W I IJ I I � I I� L I II (E) 1 (E) 24" TYP. / — — — — - _L (E) o r------♦---------- I I I I I I I I I I I I I I O OPEN TO ABOVE �} ♦ — — — — — — -0—-------- BUILDING B WEST • O • ELEV 8-8xx7 ELECT MECH o U W Z O BUILDING A i 650 N PACIFIC COAST HIGHWAY ELECT. MECH SHAFT ........... 0 ............. 1 I� i 62'-6" F�_ 7F� 7F� 7 ELEV ELEV ELEV 0 ANITOR'S CLOSET SERVICE ELEV �9 ELECT. CONTROL ROOM11 --—— — — — — — — I I I I I I I I I I I PROPERTY LINE 10' ZONING SET BACK A II — — — — —- (E) (E) (E) (E) (E) (E) (E) I I I I I I I I (E) FIRE PROPERTY LINE HYDRANT vda mT (E) i (E) i (E) L 1 10' ZO ING SETBACK 13 ) — — — + I — I 46'-0" 170'-1" �I f 328'-0" b (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) I II (E) 2 - TOTA HYDRANT SPACING: 479'-2" = }+++ — — --————— — — — — (E) q co 10' SANITARY SEWER I -I► - - v N SEMENT I EA ^ (E) I I I I I Y I� 30' SPUR + U o L - - - - -- i - - - w (E) TRACK .. + + - l m co AGREEMENT,— z Lu IJI co (D— I / I (E) I z I 0I BUILDING D (E) o� 737 CARL JACOBSON DRnow I I I (E) 7 (N) I 11 �'+w :+ II I g N.I.C. l (E) I+z+++ I; +o++: II I I II I I (E) I +o + I I I I I I • I I I I 1 l l (E) I 67'-9" - +J ~ J ELECT- (E) 11 z a - I I 45'-4" z C? (N) I 1 (E) N • C o — II I — ———-----r I ELECT (N) . I (E) .+. II I 10' ZONING SET BACK 10' 0" SABOGE T 18'-0" N 24'-61/2" 1 (E)18'-0" +++++ II I I PROPERTY LINE (E) IIr r DRIVE AISLE I FIRE LANE e I I I I I I I I I I I I I E :I � -� L-� 0000 -I II O :II `� 11 ++ BUILDING D - LEVEL 1 (E) 02 ++++ SCALE: 3/64" = 1'-0" (N) z I (E) II O � () (N) Q +++++BUILDING B BUILDING B � JI I � I I (E) I + I 700 N PACIFIC COAST HIGHWAY (N) z I I EAST I I I I I I I� I // I * I 1E) II +0 Y _ I I II I O I I I I I J I (E) z F— Q w �I II }_(� II �(N) (N) 9,-0„ (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 60 13 TYP. ° II Lu o l �: ' :}' o 0 a +j+;++ I II II/++ + + + + +++++++'+++++ + +++++++ LuCIDI PROPERTY LINE z - o II - 0 -1'. N FIRE o - ( ) :+� N I N FIRE w I I I + 10 ZONING SET BAC : ( ) HYDRANT — — — — - + + + + + +I+++++++++ ----- `---------------1----- ------------------------- HYDRANT +. :J. — — — — — — — — L -1- -I `� z TOTAL HYDRANT SPACING: 443'-6" - - - - -1 - - - - - - - - - - - - - - - - - - o Q r` - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - + + , + + + + + _ + + + + + + + + + = W + + + + + + + + + + + + N + p W N o >� II ++++++++o ++ +++ 0w ++ ++ + _ ++++++ ++ ' +�++ im +�++SHORT TERM+BIKE PARKING o- I - j . . . . . . . . . . . . 5 -O ELEV SERVICE ELEV ,O MMID T8"x1Qs" �9"xi0'� C li C C .. C C C C C C C C C C C C C C C FIRE COM I CENTER N - �I 1 —28 1 13 do \ + pELEV \ + + ' I CD I \ \ + / I 1 —28 //\ 1 3 \ +++ + ❑ ❑ ❑ \ +I+++++++++ R 60' 0" \ --- //5'I L'-0" 5'-8" 5'-0" I ++II _ +++ ° o LONG TERM BIKE PARKING n D I\ 5�° 'o % 5 % TYP. / 10627 GC 39 \/� \ \ / /\ 30 -0 UP \ TYP. /\\/\\ w .+ + +.+. I ++++ ++++ .+.+ +.+ /�\\/�� ++21'-9+1/2"`+' 20'-0" .36'-5+14''`++I+++ + + + .... EB U I L D I N G CL '`` ❑ ® ® ❑ EV E EV EV EV EV // // EV EV EV EV EV EV EV EV NVA \/\/� ELECT. ROOM ++++ ELEV ELEV ELEV Q 1 _� O O \ \ \ 1 O asxre asxre wsxrs /\/\/ DRIVE AISLE I� W \\\/\\\/\\ I FIRE LANE .'.++ + ELEV LOBBY L 1 II O I ATS ELECT. FIRE PUMP - ' I O ROOM ROOM ROOM - _ _ I VAN ❑ ❑ ❑ I 0 I ❑ + I ----- Ilw � Z J n n I Iw d O ii� - - + + I + + +++4 f ++ ++ + TRASH UP 2 A I I COMPAC. / .. + + + + + + + + + + + + + + + 0 \ + O o� I TRASH BIN TRASH BIN .I N DN R�O�0*:+++++++ I +++++++ 30' SPUR - r r I + II LOADING & (TRACK �P ++ +++ ++ ++++ ® ® ® I AGREEMENT 1 'Q+ I N I I � o 00 °r 17 EV v EV -V EV E V EV -v EV EV EV EV EV EV EV EV EV ❑ I I ❑ NVA �v' C.A.V. C.A.V. + SERVICE v Ev Ev Ev o v Ev -v Ev Ev Ev Ev Ev Ev Ev Ev so;o+ + + + I ..I++,+ - 20 1 - 1 00 EEV EV EV EV V I I +I I I I I I I I �0 13 x50 12 x25 12 x25 - ` J w ++ F GENERATOR OLu - TRANSFORMER AND SWITCH W TOTAL SPACING: 489 -7 — — — — —_— — — + Q— — — — — — — — — +++ ++++++++++++++++++++++ ++ + ++++++++ ++ + I+ + + ++ +++ N W ++ ++ + + ++ + + + ++ a _ IIII GENERATOR + ++10' ZONING SET BACK�+ +++++ N --- +I. Ji 100'-1" 0o cJn z I PROPERTY LINE L p' Q �D LuN > I Ln o� C.,M MAIN VEHICULAR ENTRY _p 10' ZONING SET BACK a Q I fn In w w cn � cn Iz1 z 508'-8" o o o o (N) FIRE HYDRANT II II I Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: 3/64" = 1'-0" DATE: XX.XX.XXXX) ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N FIRE ACCESS SITE PLAN 0� SCALE: 3/64" = V-0' © Shubin + Donaldson Architects Inc. 3/23/2021 2:53:05 PM Page 196 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 L2 L9 M N 02.28 31 �YJy� 02.35'-5" ti I 328'-0" 1 I FYI 1 I 1 I 1 �1 1 02.02 I DN --- --- __= IFL-- 02 o - II l i v II II II II II II L -�� lip-JL -��-❑ II II II _ I v 02.04 1 II II II 7 kII II II II II �--- I II II II II 1 IL OFFICE II JI �I I I� �J1 ILA ❑� II II it II 1 II 11 I� - II 11 II 1 j 1 1 II II II ELECT II _=====- - ❑ 1IfvV�-=�v 02< .12 ---02.17 - I 02.09 02.12 TYP. 17 - �� II ❑ I1I1 p 1I1I �- -JI = 11 - 02.02I 111 IL -1I I II I IIF _ I 11 aA ❑� =____L I II I�1-11 ❑L ❑L IL j 111 J 1 IIII II J II 11 F - -]L - - II- II �--JIB- �r---J�-��-7�-��-ill IL- 1 IIII �I �I 1L= I - � - - � 11 II II II II II l� L � IIII II 11 1� o � 71 1 �- �L = �� L T 1�- - - - 47 - - = I 11 02.09 TYP. 11 J II 1 II I _ � I II � � 02.31 < II �_-, 1 II I ---�11 1 II __=JI II II 111FF JIII 1 �II �� 11 II I _ 11 II MECH II L = �� II II II ❑ III II 1 J> = J� --- II II I� ❑ I II 1� I�-�L_ �� III ��----------------------�� r � � � -----J �---❑��--------ems Z- � ICI � Fi11 ELECTBUILDIN B --------------- 700 N PACIFIC COA HIGHWAY ICI I� 1 02.02 � � I BUILDING 6 ��-i1 Il Ill BUILDING B 11 �� '��' 1 Ili - - Ji WEST ll EAST 02.25 .� 02.04 TYP. . 0 1 02.05 1 02.14 m 0 0" 02.05 1 I 1 III 60 I I - - 02.29 1 III � >- IF / K \\\ F 11 BUILDING A11 II 7-r_ 650 N PACIFIC COAST HIGHWAY - 7ry L-J - �1 OFFICE E)SWRCHROOM �� 11 II 02.31 jL L7j II II II ' (E)MECH 02.09 11 L7 7j 11 II > 02.12 II J IF - -� ❑ � Il(E)LOBBY L J �} i � (E) ELEVALOBBYTOR (E)OFFICE i 02.07 � � � � � zl ELEV ELEV ELEV 11 C 1 �nl (E)MECH IIII i (E)RESTROOMS 02.06 02.09 (E) RESTROOMS (E) MECH TYP. I� - Rom- < t II II 02.12 TYP. 1 02.09 � F, E ER � 02.31 -==Ji�i%i �� Ih IL - j I� - (E)OFFICE� (E)ELECTRICAL IF -� (E)ELECTRICAL II = 1 II II II 62'-6" 02.28 1 44'-0" 26-101/2" I 32'-7" L02.28 5 '-51 /2" 02.24 02.24 TYP. 02.2 02.27 \IE VESTIBULE `I 02.18 M CONE ROOM 02.23 02.28 02.27 02.27 TYP- 02.25 I 85-11" 02.04 (E) MECH 02.09 (E)MECH (E) MECH 35'-6" 02.28 02.28 40'-1 1 /2" 39'-6" 0 2.0 2 0 2.17 0 2.2 9 02.28 I I N DEMO PLAN -LEVEL 1 0 1 SCALE: 3/64" =1'-0" DEMOLITION LEGEND (E) WALL / COLUMN TO REMAIN WALL TO BE REMOVED ITEM TO BE REMOVED WINDOW TO BE REMOVED i (E) DOOR AND FRAME TO BE REMOVED I (E) DOOR AND FRAME TO REMAIN (E) AREA TO BE REMOVED. FLOOR SLAB, ROOF ASSEMBLY AND ASSOCIATED STRUCTURE TO BE REMOVED ENTIRELY. (E) SLAB AND ROOF ASSEMBLY TO BE PARTIALLY REMOVED TO ACCOMODATE NEW SKYLIGHT, NATURAL LIGHTING PENETRATION, ELEVATOR SHAFT, NEW STAIRS AND/OR MECH. SHAFT. KEYNOTE LEGEND KEY DESCRIPTION 02.02 (E) STAIRS TO BE DEMOLISHED AND REMOVED 02.04 (E) COLUMNS TO REMAIN, TYP. 02.05 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, SEE STRUCTURAL. 02.06 (E) PLUMBING FIXTURES TO BE REMOVED. CAP ALL LINES BEHIND WALLS OR BELOW FLOOR. PREPARE AS REQUIRED FOR (N) CONSTRUCTION. 02.07 (E) ELEVATOR SHAFT TO REMAIN. 02.09 DEMO ALL (E) NON BEARING INTERIOR DEMISING WALLS AND ASSOCIATED MILLWORK. CLEAN (E) CONCRETE SURFACES AS REQUIRED. 02.12 REMOVE (E) DOORS WHERE INDICATED INCLUDING JAMBS, TYP. 02.14 REMOVE COLUMN FURRINGS AT ALL (E) COLUMNS, TYP 02.17 (E) DOOR TO REMAIN IN PLACE 02.18 (E) COLUMN TO BE REMOVED. SEE STRUCTURAL. 02.24 (E) GLAZING TO BE REMOVED. PREPARE AREA FOR NEW CURTAIN WALL. TYP. 02.25 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, PREPARE TO RECEIVE NEW ELEVATOR SHAFT AND ELEVATOR PIT WHERE OCCURS, SEE STRUCTURAL. 02.27 (E) CURB TO BE REMOVED. 02.28 (E) EXTERIOR WALL TO BE REMOVED. 02.29 (E) PORTION OF BRICK WALL TO BE REMOVED. SEE STRUCTURAL FOR BALANCE OF INFO. 02.31 (E) STAIRS TO REMAIN. 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. LEVEL 1 DEMO PLANS ENO-21 s Inc. 3/23/2021 2:53:08 PM Page 197 of 428 ShubinDonaldson J m Lu J Z) d W U) 2 d TYP. 1 02.12 TYP. TYP 02.19 II II II II II II II II II II I � JI L IF 02.09FF- �❑� � II II �i II II II 7 F- ❑�� - ❑ �� JII II � M II 02.31 MECH II II j F II II I II J 02.25 < II_ _ � J II II II II II II BUILDING A 161'-7" 02.31 1 I 1 � 1 � 1 1 I 1 � 1 DN ]III� c J II I u 02.06, IIIIJANITOR'S � ILOET II _ 1 JF- 1 - - - - - - - - IF 1 I -- 7 1 02.09 TYP. < < 1 >� 46'-6" ❑� ^❑ J E1E1T 1 o a I 1 � T- 1I I 1 > 11--� `� 1 � L I 02. L7 1 II LL ❑ �i--��--� TYP. 02.112 BUILDING B 1 7 I � �� I� I II 1 BUILDING B - ❑�❑ - III 700 N PACIFIC COAST HIGHWAY BUILDING B 02.05 WEST 1 EAST JI 46-51/2"JF --IF JF J 1 02.30 II II II II II �-_ ❑�_= 1 I '-o" II 02.18 ca 02.29 11 1 40'-2" I,❑�\\\\�\\\\�S\J \\\\� \\\\� \\\\\\\\\ 02.02 -650 N PACIFIC COAST HIGHWAY IF 7 A �F II II q I I II II I Y I 02.09 � I (E)OFFICE ' 11' 0 -O TYP. 102.05 � II Lf) / I (E) OFFICE co 04 ELEV ELEV ELEV I �02.09 � I - 1 R L- �� I (E)FAN (E)RESTROOMS ROOM - = �� 02.06 (E) RESTROOMS A MECH I II III I� Typ I II o2.12 II I� 7 1001- I 1 II (E OFFICJ 02.31 (E) DRIVEWAY 62'-6" 02.24 1 TYP. -14'-211 BELOW 24'-11" 02.34 .07 02.26 02.04 02.25 02.24 02.34 02.34 RAMP DN (E)RAMP I ---------------------- I I I I DEMO PLAN - LEVEL 2 0 1 SCALE: 3/64" = l'-0' LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 DEMOLITION LEGEND (E) WALL / COLUMN TO REMAIN WALL TO BE REMOVED ITEM TO BE REMOVED - - 77d I WINDOW TO BE REMOVED (E) DOOR AND FRAME TO BE REMOVED (E) DOOR AND FRAME TO REMAIN (E) AREA TO BE REMOVED. FLOOR SLAB, ROOF ASSEMBLY AND ASSOCIATED STRUCTURE TO BE REMOVED ENTIRELY. (E) SLAB AND ROOF ASSEMBLY TO BE PARTIALLY REMOVED TO ACCOMODATE NEW SKYLIGHT, NATURAL LIGHTING PENETRATION, ELEVATOR SHAFT, NEW STAIRS AND/OR MECH. SHAFT. KEYNOTE LEGEND KEY DESCRIPTION 02.02 (E) STAIRS TO BE DEMOLISHED AND REMOVED 02.04 (E) COLUMNS TO REMAIN, TYP. 02.05 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, SEE STRUCTURAL. 02.06 (E) PLUMBING FIXTURES TO BE REMOVED. CAP ALL LINES BEHIND WALLS OR BELOW FLOOR. PREPARE AS REQUIRED FOR (N) CONSTRUCTION. 02.07 (E) ELEVATOR SHAFT TO REMAIN. 02.09 DEMO ALL (E) NON BEARING INTERIOR DEMISING WALLS AND ASSOCIATED MILLWORK. CLEAN (E) CONCRETE SURFACES AS REQUIRED. 02.12 REMOVE (E) DOORS WHERE INDICATED INCLUDING JAMBS, TYP. 02.17 (E) DOOR TO REMAIN IN PLACE 02.18 (E) COLUMN TO BE REMOVED. SEE STRUCTURAL. 02.19 (E) CONCRETE SPANDREL TO BE REMOVED. TYP. 02.24 (E) GLAZING TO BE REMOVED. PREPARE AREA FOR NEW CURTAIN WALL. TYP. 02.25 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, PREPARE TO RECEIVE NEW ELEVATOR SHAFT AND ELEVATOR PIT WHERE OCCURS, SEE STRUCTURAL. 02.26 (E) CANOPY TO BE DEMOLISHED AND REMOVED. 02.29 (E) PORTION OF BRICK WALL TO BE REMOVED. SEE STRUCTURAL FOR BALANCE OF INFO. 02.30 (E) PORTION OF ROOF AND ASSOCIATED STRUCTURE TO BE REMOVED. SEE STRUCTURAL FOR BALANCE OF INFO. 02.31 (E) STAIRS TO REMAIN. 02.34 (E) ROOF AND ASSOCIATED STRUCTURE TO BE REMOVED. 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. LEVEL 2 DEMO PLANS ENO-22 s Inc. 3/23/2021 2:53:11 PM Page 198 of 428 ShubinDonaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 1 TYP TYP TYP TYP I I I I I I I I I I I I I I I I I I I I DEMO PLAN - LEVEL 3.701 SCALE: 3/641,= 1'-0' DEMOLITION LEGEND (E) WALL / COLUMN TO REMAIN WALL TO BE REMOVED ITEM TO BE REMOVED WINDOW TO BE REMOVED i (E) DOOR AND FRAME TO BE REMOVED � I I (E) DOOR AND FRAME TO REMAIN (E) AREA TO BE REMOVED. FLOOR SLAB, ROOF ASSEMBLY AND ASSOCIATED STRUCTURE TO BE REMOVED ENTIRELY. (E) SLAB AND ROOF ASSEMBLY TO BE PARTIALLY REMOVED TO ACCOMODATE NEW SKYLIGHT, NATURAL LIGHTING PENETRATION, ELEVATOR SHAFT, NEW STAIRS AND/OR MECH. SHAFT. KEYNOTE LEGEND KEY DESCRIPTION 02.04 (E) COLUMNS TO REMAIN, TYP. 02.05 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, SEE STRUCTURAL. 02.06 (E) PLUMBING FIXTURES TO BE REMOVED. CAP ALL LINES BEHIND WALLS OR BELOW FLOOR. PREPARE AS REQUIRED FOR (N) CONSTRUCTION. 02.07 (E) ELEVATOR SHAFT TO REMAIN. 02.09 DEMO ALL (E) NON BEARING INTERIOR DEMISING WALLS AND ASSOCIATED MILLWORK. CLEAN (E) CONCRETE SURFACES AS REQUIRED. 02.12 REMOVE (E) DOORS WHERE INDICATED INCLUDING JAMBS, TYP. 02.19 (E) CONCRETE SPANDREL TO BE REMOVED. TYP. 02.21 (E) PLANTER TO BE REMOVED. PATCH AND REPAIR AS REQUIRED. 02.22 (E) PLANTER TO REMAIN WHERE INDICATED. 02.24 (E) GLAZING TO BE REMOVED. PREPARE AREA FOR NEW CURTAIN WALL. TYP. 02.25 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, PREPARE TO RECEIVE NEW ELEVATOR SHAFT AND ELEVATOR PIT WHERE OCCURS, SEE STRUCTURAL. 02.26 (E) CANOPY TO BE DEMOLISHED AND REMOVED. 02.30 (E) PORTION OF ROOF AND ASSOCIATED STRUCTURE TO BE REMOVED. SEE STRUCTURAL FOR BALANCE OF INFO. 02.31 (E) STAIRS TO REMAIN. 02.33 (E) PORTION OF ROOF ASSEMBLY TO BE REMOVED, MAINTAIN EXISTING STRUCTURE. PREPARE TO RECEIVE (N) SKYLIGHT. 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N LEVELS 3-7 DEMO PLANS ENO-23 s Inc. 3/23/2021 2:53:14 PM Page 199 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I DEMO PLAN - LEVEL 8 01 SCALE: 3/64" = 1' 0' u DEMOLITION LEGEND (E) WALL / COLUMN TO REMAIN L J WALL TO BE REMOVED ITEM TO BE REMOVED — — — WINDOW TO BE REMOVED (E) DOOR AND FRAME TO BE REMOVED (E) DOOR AND FRAME TO REMAIN (E) AREA TO BE REMOVED. FLOOR SLAB, ROOF ASSEMBLY AND ASSOCIATED STRUCTURE TO BE REMOVED ENTIRELY. (E) SLAB AND ROOF ASSEMBLY TO BE PARTIALLY REMOVED TO ACCOMODATE NEW SKYLIGHT, NATURAL LIGHTING PENETRATION, ELEVATOR SHAFT, NEW STAIRS AND/OR MECH. SHAFT. KEYNOTE LEGEND KEY DESCRIPTION 02.04 (E) COLUMNS TO REMAIN, TYP. (E) PORTION OF FLOOR SLAB AND 02.05 ASSOCIATED STRUCTURE TO BE REMOVED, SEE STRUCTURAL. 02.06 (E) PLUMBING FIXTURES TO BE REMOVED. CAP ALL LINES BEHIND WALLS OR BELOW FLOOR. PREPARE AS REQUIRED FOR (N) CONSTRUCTION. 02.07 (E) ELEVATOR SHAFT TO REMAIN. DEMO ALL (E) NON BEARING INTERIOR 02.09 DEMISING WALLS AND ASSOCIATED MILLWORK. CLEAN (E) CONCRETE SURFACES AS REQUIRED. 02.11 REMOVE (E) GUARDRAIL, HANDRAIL 02.12 REMOVE (E) DOORS WHERE INDICATED INCLUDING JAMBS, TYP. 02.17 (E) DOOR TO REMAIN IN PLACE 02.22 (E) PLANTER TO REMAIN WHERE INDICATED. 02.24 (E) GLAZING TO BE REMOVED. PREPARE AREA FOR NEW CURTAIN WALL. TYP. 02.25 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, PREPARE TO RECEIVE NEW ELEVATOR SHAFT AND ELEVATOR PIT WHERE OCCURS, SEE STRUCTURAL. 02.31 (E) STAIRS TO REMAIN. 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO. 1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. LEVEL 8 DEMO PLAN ENO-24 onuoin + Donalason Hrcmiects Inc. 3/23/2021 2:53:16 PM Page 200 of 428 ShubinDonaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L J L J L J L J J J L J I I I I I I r � I I II I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L J L J L J L J J J L J I I I I I I � I I I I I I I L - I I I I I I I I I I I I I I I I I I I I I I I � - I I � - I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I M 60 I Co N I I I I I I I I I I I I I I I BUILDING A-] 650 N PACIFIC COAST HIGHWAY 8'-9" (V 02.30 02.23 (E)OFFICE (E)OFFICE 024.02 � cli — (E) OFFICEu w (E)MECH N N - `fl tEL o 26'-9" O (E) MECH 32'-111/2" � 10'-5- "- � �T BID 02.25 02.31 I 02.07 TYP. I I I I I 65-21/2" I DEMO PLAN - LEVEL 9/PENTHOUSE 0 1 SCALE: 3/64" = 1'-0' DEMOLITION LEGEND (E) WALL / COLUMN TO REMAIN WALL TO BE REMOVED ITEM TO BE REMOVED WINDOW TO BE REMOVED i (E) DOOR AND FRAME TO BE REMOVED I (E) DOOR AND FRAME TO REMAIN (E) AREA TO BE REMOVED. FLOOR SLAB, ROOF ASSEMBLY AND ASSOCIATED STRUCTURE TO BE REMOVED ENTIRELY. (E) SLAB AND ROOF ASSEMBLY TO BE PARTIALLY REMOVED TO ACCOMODATE NEW SKYLIGHT, NATURAL LIGHTING PENETRATION, ELEVATOR SHAFT, NEW STAIRS AND/OR MECH. SHAFT. KEYNOTE LEGEND KEY T DESCRIPTION 02.02 (E) STAIRS TO BE DEMOLISHED AND REMOVED 02.07 (E) ELEVATOR SHAFT TO REMAIN. 02.09 DEMO ALL (E) NON BEARING INTERIOR DEMISING WALLS AND ASSOCIATED MILLWORK. CLEAN (E) CONCRETE SURFACES AS REQUIRED. 02.23 (E) STOREFRONT TO BE REMOVED. 02.25 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, PREPARE TO RECEIVE NEW ELEVATOR SHAFT AND ELEVATOR PIT WHERE OCCURS, SEE STRUCTURAL. 02.30 (E) PORTION OF ROOF AND ASSOCIATED STRUCTURE TO BE REMOVED. SEE STRUCTURAL FOR BALANCE OF INFO. 02.31 (E) STAIRS TO REMAIN. 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. LEVEL 9/PENTHOUSE DEMO PLAN ENO-25 s Inc. 3/23/2021 2:53:17 PM Page 201 of 428 ShubinDonaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I I I I I I I I I I I I I I I I I I c c r a C C 328'-31 /2" I I I I I I I I I I I I I I I I I DEMOLITION LEGEND (E) WALL / COLUMN TO REMAIN WALL TO BE REMOVED ITEM TO BE REMOVED WINDOW TO BE REMOVED � � I i (E) DOOR AND FRAME TO BE REMOVED I (I (E) DOOR AND FRAME TO REMAIN (E) AREA TO BE REMOVED. FLOOR SLAB, ROOF ASSEMBLY AND ASSOCIATED STRUCTURE TO BE REMOVED ENTIRELY. (E) SLAB AND ROOF ASSEMBLY TO BE PARTIALLY REMOVED TO ACCOMODATE NEW SKYLIGHT, NATURAL LIGHTING PENETRATION, ELEVATOR SHAFT, NEW STAIRS AND/OR MECH. SHAFT. KEYNOTE LEGEND KEY DESCRIPTION 02.07 (E) ELEVATOR SHAFT TO REMAIN. 02.09 DEMO ALL (E) NON BEARING INTERIOR DEMISING WALLS AND ASSOCIATED MILLWORK. CLEAN (E) CONCRETE SURFACES AS REQUIRED. 02.22 (E) PLANTER TO REMAIN WHERE INDICATED. 02.25 (E) PORTION OF FLOOR SLAB AND ASSOCIATED STRUCTURE TO BE REMOVED, PREPARE TO RECEIVE NEW ELEVATOR SHAFT AND ELEVATOR PIT WHERE OCCURS, SEE STRUCTURAL. 02.30 (E) PORTION OF ROOF AND ASSOCIATED STRUCTURE TO BE REMOVED. SEE STRUCTURAL FOR BALANCE OF INFO. 02.33 (E) PORTION OF ROOF ASSEMBLY TO BE REMOVED, MAINTAIN EXISTING STRUCTURE. PREPARE TO RECEIVE (N) SKYLIGHT. 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N DEMO ROOF PLAN 0� SCALE: 3/64" = l'-0' ROOF DEMO PLANS ENO-26 . ,, ,, s Inc. 3/23/2021 2:53:20 PM Page 202 of 428 DRIVE ISLE FIRE LANE ShubinDonaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 mm ATS R00 LPROPERTY LINE I I 1 1=I 1=I 1=I 1=I 1=I 1=I 1=I 1=I 1=I I L- III11=I 11=I () () () () () () () =1 I I=1 I I=1 I I III ad _1 I I=1 I I=1 I I=1 I I=1 I I=1 I I -III -III 1 �8 I I I I N IIIIIIIIIIII lill IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII---------° -------------------- j 1 II-1II-1II-1II^I=______- 13 I o II-III-III-III'N 11=III=III=III=III=III=III=III=1 t±2, ----------- - - -- -- ---- - - - - -- - - -- I170'I III III III -I I III-III-III-III-III-III-III-111 1 I =1=1 l l l l=1 l l l l l l l l l III-1-1-1-1 02 � - - - - - - - - - - - - - - - - - - - I 1 - -I� =1 L1=1 L1=1- Ll I 1 1_1�= �= = 24'-0" 121'-4" - - \ 11=III=III=I I=1 E _ _ _ \ =III=III=III III. UNDERGROUND I I-1 I I-1 I I-1 I I N (E) UTILITY YARD UTILITY ROOM - I I -III-III-III up 328 0 � Y 13 III=III=11 M 11!77160'-0" 168'-0" 1 1\ L,JUJ I m -III-III-III III 1 z N U o o BUILDING D I - I ch ELECT ANlroas =----- - I o °`°BE I 737 CARL JACOBSON D ❑ 1 26'-6' 20'-11 1 /2" - OFFICE 1 - 5-8 1/2" ❑ , - , - o OFFICE AREA 16,652 1 ❑ - 1 1 o N.I.0 N REA 24,368 I * + I 1 I O I M OFFICE r r r I I 1 AREA 21,299 L_J ELECT �' v...... 03 EN2-02 I I 60'-3" 6'-6' - - • o 167'-9" JANITOR'S ELECT 1 CLOSET SKYLIGHT 10AB:LEI - 20'-0" DRIVE AISLE PROPERTY LINE OPEN TO ABOVE o J L FIRE LANE I 1 LO 0 o a I I 1 I I 1 I I MEEH +%%+ OFFICE BUILDING D - LEVEL 1 �o N SCALE: 3/64" - V-0" 0 I I ELECT I BUILDING B BUILDING B BUILDING B - I I I I WEST 700 N PACIFIC COAST HIGHWA EAST r I I I I I I I 45'-4" 40' 10" J I I tiqr iv • 10' O„ O I I I EN2-01•� ELEV 8-8 � 3 b N N O N / I MECH NIECH lf') *+*+*+/ / .* ------------------- _--_ �� 04 ------ / BUILDING - z _ = o - Q 0 14 -2 - J - - - - EN2- 2 EN2- N N 0 03 + co 0 N PACIFIC COAST HIGHWAY - - ELECT. / M - - - - - - - - - - - - - - - - - - - - - - - 03- - - - - - - - - - - - - - \_ _ - - - - - - / _ Cn Z - O, Q J �� 0'-0 - 136 0 + 3 5 -0 TYP. - o O «* CV [�FCI SHAFT / _ - -- - - + - - + - + N - - - - - - - - - - - - - - - - - - - - - - - - - - - - / - - SHORTTERM BIKE PARKING i EGRESS ❑ ❑ p ❑ �\ /�' - / 6'-10" 18'-5" �ELEV� SERVICE ELEV O N JL _ - n " " / /i' O� FIRE COMMAND 5 -O �+ -O 5 �O T8"x179" �9"xE. C 1.1 C +, C +, r .. C _ � C C C .. �. C v C C C O ❑ -- / O CENTER / \ O } L(j +,*+"++ O / N /� �\ g-7�" 1-28 F- 1 13 N .-15-0 N OFFICE 101 �, N d� M ELEV _ N / / � T8"x1tl9" T-o" AREA 1,605 u o ❑ ❑ M 1-28 3 +++++ + +++++ ++ ++*+ ++++++ +++ 33'-51 /2" ++ 8-8 80 330. - _ _ 5'0"5'8"5'0" + + + LONG TERM BIKE PARKIN (� I __ D N � 8 6 + +LANDSCAPE AREA*+*.+ o o c i TYP. 0 5% 10 % 5 % o TYP. ++ ++++ ++ ++++++++ 0627 GC 39 *:2V-9*1/2 °+°++ 20'-0" *36'-5+1/2".+++++++++++ + N a N 8'-s" \ �15 0 36'-11" 20'-1 1/2" U P o / AISLE ++++ + +* + ++ - TYP. M ++++++*;+;* DFIRE LA + oz EN2-o1 MAIN .* OFFICE ! _ �COURTYARD % LBUILDING Ci ❑ ® ® ❑ EV E EV EV EV Ev Ev Ev EV EV EV EV EV EV EV Ev ++ EN2-03 01 � I I Ntl^ ELECT. ROOM + + + �I IL + 04 EN2-03 SEA 11,859 � - i � _ ,D'9 TB 109`xTe" ELEV Q 1-20 � �, 1 10 _ � _ � ELEV DB xT +++++++++++++ LLI' _ + + + ++ + 48-21/2" 6'4' Q LANDSCAPE AREA 1 M ELEV LOBBY u- M D M O ELEV ELEV ELEV = + VAN AT L.Ci ELECT. - x 0- FIRE PUMI - J + + +++ ROCM - ROOM C14 O O ❑ + + + + , - ROOM-_,,,_i9 o' OFFICE 102 �' - o II o � � G�RE�PN ❑ ❑ ❑ & ❑ N 8'-6" TYP. Do 17 V EV EV EV EV V EV EV EV EV EV EV EV EV EV EV EV 4��%%%%%%%% . . . . . . . . . . . . . . . . . 15�� \ o r o ❑ ❑ --� / bo � o ❑ N o C° PAD. _ 30 0 /\ o U P 2 A +++ ❑ AREA 2,224 M N ° D N LANDSCAPE AREA:++ lti TRASH BIN TRASH BIN JANITOR'S �� 33'-5112" DN +`' CLOSET SERVICE ELEV N I�B"x'a� LOADING & �P ELECT. ❑ ® ® ❑ ROOM SERVICE ❑ ROOM E EV EV EV EV V EV EV EV EV EV EV EV EV EV EV C.A.V. C.A.V. Nvn g, 4„ 8,_8„ 9 �„ „ + - ++ ++ I I I I � 0 2 12 , 60l i - + 15 -0 + EV EV EV EV EV TYP. N 4'-10" I I N 13 50' El 12'x25' ' 12'x25' _ MECH. OOr - <T - - - - - - - - - - - - - - - - _ I I - V GENERATOR - ❑ ++++ L - - - J TRANSFORMER AND SWITCH I J L.L.I - 25'-31 /2„ \ + cn z ;, o Q Q \ \ ,++n+ , n , n +� �+ 1 J +++++++++ 34-6 27-0 30-6 J o Luui 7 29'-21/2" 31'-11 1/2" \ \ i 1 N � �' _L. GENERATOR \ 02 _ - _ \ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - N - - \ - - - - \ ui Ln - - EN2-031 _ � z ' N wJ ,� 1 N > Lu Lu M ELECT.:00`; - MAIN \ \ / O MECH C?RAMP - - - 1 HVAC UNITS � - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - N VEHICULAR --- ------ ---- ------ - - - - - J I 34'-10" ENTRY I (EN2-0)1 62'-6" 100'-1" 508'-8" BUILDING AREAS -NSF 650 N PCH-TOWER BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8�%II 11,174 LEVEL 8 BALCONY 1,358 P,ENTHOU� 4,521 ROOFTERRACE 3,011 - 6 TOTAL OUTDOOR AREA A 4,369 700 N PCH-BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH 19,453 ----------------------------------------------------- TOTAL BUILDING �� 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING BUILDING C LEVEL 1 (1,605+2,224) �,829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,75C LEVEL 4 BALCONIES 4,785 LEVEL 5 20,44C LEVEL 5 BALCONIES 1,483 LEVEL 15,18E LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C 70,921 TOTAL OUTDOOR AREA C 16,507 737 CARL JACOBSON DR -BUILDING D 16,652 LEVEL-1---------------------------------- ------ TOTAL BUILDING D 16,652 TOTAL BUILDING A,B,C,D 252,609 TOTAL OUTDOOR AREAS 20,876 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N OFFICE 1 PARKING PLAZA LEVEL 1 01 SCALE: 3/64" = V-0' © Shubin + Donaldson Architects Inc. 3/23/2021 2:53:26 PM Page 203 of 428 Shubin Donaldson nEN2-02 J m Q W J W U) 2 U 0- C C C „ C „ C „ C C C C C C C C C C „ C „ C C C C C C C 30 0 i 30 8'-6" TYP. DN GB- DN 0 1 8'-6" 5 % 5 % T oo TYP. UP o UP M c' 15 16 23 15'-0" 8'-6" 19 C-4 0 TYP AVBU ATORY EV EV V EV FV -=V EV EV EV FV FV FV EV EV EV EV EV 1 10'-0" 10'-0" UP 3A- - UP 0 0 % 5 % DN N DN C.A.V. C.A.V. C.A.. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. C.A.'.%. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. C.A.V. 1 DN UP 8'-6" TYP 9'-6" 514'-8" It C I N OFFICE 1 PARKING- STREET LEVEL 2 0 SCALE: 3/64" = 1'-0' LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 BUILDING AREAS -NSF 650 N PCH-TOWER-BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8� 11,174 LEVEL 8 BALCONY 1,358 P,ENTHOU� 4,521 ROOFTERRACE 3,011 ------------------------------------------------------ 6 TOTAL OUTDOOR AREA A 4,369 700 N PCH-BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH ja 19,453 TOTAL BUILDINGgmmqo 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING -BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,750 LEVEL 4 BALCONIES 4,785 LEVEL 5 20,440 LEVEL 5 BALCONIES 1,483 LEVEL 15,188 LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C 70,921 TOTAL OUTDOOR AREA C 16,507 737 CARL JACOBSON DR -BUILDING D LEVEL 1 16,652 TOTAL BUILDING D 16,652 TOTAL BUILDING A,B,C,D 252,609 TOTAL OUTDOOR AREAS 20,876 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. LEVEL 2 PLAN E N 1-02 C Donaldson f., ,, s Inc. 3/23/2021 2:53:33 PM Page 204 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 M BID C'M N EN2-01 3 NBUILDING A N PACIFIC COAST HIGHWA EN2-01 62'-6" ELECT. MECH SHAFT 26'-0" F7 717 717 7 ELEV ELEV ELEV L— - �nj 1 I I / 1 JANITOR'S CLOSET SERVICE ELEV ELECT. 328'-31 /2" 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SKYLIGHT a 1 BUILDING B 1 700 N PACIFIC COAST HIGHV\fkY 1 1 1 1 1 J 1 OPEN N OPEN 02 EN2-01i CEN2-03 01 - zo v 1 1 0 I - I I I I I I I I 514'-8" I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 02 (EN2-0)3 �------------------------------� I I I I I I I BUILDING AREAS -NSF 650 N PCH-TOWER-BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8� 11,174 LEVEL 8 BALCONY 1,358 LENTHOU� 4,521 ROOFTERRACE 3,011 ------------------------------------------------------ TOTAL OUTDOOR AREA A 4,369 700 N PCH BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH ja 19,453 ------ ---------------------------------------------- TOTAL BUILDINGRmmm� 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,750 LEVEL 4 BALCONIES 4,785 LEVEL 5 20,440 LEVEL 5 BALCONIES 1,483 LEVEL 15,188 LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C 70,921 TOTAL OUTDOOR AREA C 16,507 737 CARL JACOBSON DR -BUILDING D LEVEL 1 16,652 ---- ------------------------------------------------ TOTAL BUILDING D 16,652 252,609 TOTAL BUILDING A,B,C,D TOTAL OUTDOOR AREAS 20,876 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. OFFICE 1 PARKING LEVEL 3 01 SCALE: 3/64" = 1'-0' N LEVEL 3 PLAN EN 1-03 * Donaldson f,, ,, s Inc. 3/23/2021 2:53:43 PM Page 205 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I ��2-O I I 02 I I I I I I I I I I I I I I I I I I I F1 E 0 E E I I F1 I I I I I I I I I I I I I I I I I I I I IEN2-01 I I 3 I I I BUILDING 650 N PACIFIC COAST HIGHWAY IELECT. III MECH SHAFT II I JIL N II 6� I I II II I II �� II I II II I II II �f II II 02 EN2-01) OFFICE EN2 AREA12,550 -011 �I fy — — — 26-0" MBID II Cl) II ELEV ELEV ELEV I IO 1 / / II o 0 0 u no Ln I � IIJANITORS - CLOSET � E� S VICE ELE IV IV 1� 8'9"x10'S" I I� � � II`JAV : ELECT. �I I 21'-3" II IIN MECH. P I I I I EN2-03 01 °` (E7N2-03 I I I I I I I I I I I OFFICE I PARKING LEVEL 4 01 SCALE: 3/64" - 1'-0' BUILDING AREAS -NSF 650 N PCH-TOWER-BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8� 11,174 LEVEL 8 BALCONY 1,358 P,ENTHOUS� 4,521 ROOFTERRACE 3,011 TOTAL OUTDOOR AREA A 4,369 700 N PCH-BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH ja 19,453 TOTAL BUILDING0mmlIll 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING -BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,750 LEVEL 4 BALCONIES 4,785 LEVEL 5 20,440 LEVEL 5 BALCONIES 1,483 LEVEL 15,188 LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C 70,921 TOTAL OUTDOOR AREA C 16,507 r 737 CARL JACOBSON DR -BUILDING D LEVEL 1 16,652 TOTAL BUILDING D 16,652 I TOTAL BUILDING A,B,C,D 252,609 I I I I I I I I I I I I I I I I I I I I I I TOTAL OUTDOOR AREAS 20,876 I I I I I I I I I I I I I I I I I I I I I I I 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE I SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N LEVEL 4 PLAN EN 1-04 ,,, uv„ * Donaldson f., ,, s Inc. 3/23/2021 2:53:50 PM Page 206 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I E E E E E I I I I I I F1 E E E I I IEN2-01 I 3 I I BUILDING 650 N PACIFIC COAST HIGHWA IELECT. Ir MECH SHAFT I N j I I II II I I`J II �I II IJLIII`J II II II II 02 EN2-01 OFFICE AREA12,550 JE�N2-011 01 — fy 26'-0" BO N ELEV ELEV ELEV ai I M a a I � JAM." - CLOSET SERVICE ELEV 1� 6'9"x70'S" ELECT. II CV MECH, I I I I (EN2-01 62'-6" I I I I I I I BUILDING AREAS -NSF 650 N PCH-TOWER-BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8� 11,174 LEVEL 8 BALCONY 1,358 LENTHOUSE 4,5211 ROOFTERRACE 3,011 TOTAL OUTDOOR AREA A 4,369 700 N PCH-BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH 19,453 TOTAL BUILDING �� 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING -BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING 21,75C LEVEL 4 BALCONIES 4,785 LEVEL 20,44C LEVEL 5 BALCONIES 1,483 LEVEL 15,18E LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C TOTAL OUTDOOR AREA C 737 CARL JACOBSON DR -BUILDING D LEVEL 1 16,652 TOTAL BUILDING D 16,652 252,609 TOTAL BUILDING A,B,C,D TOTAL OUTDOOR AREAS 20,876 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. OFFICE LEVEL 051 PARKING LEVEL 5-6 01 SCALE: 3/64" = 1'-0' " LEVEL 5 PLAN EN 1-05 * Donaldson f., nitects Inc. 3/23/2021 2:53:55 PM Page 207 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I E E E I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I E N 2-01 I I 3 I I I I BUILDING -------------------------------------------- 650 N PACIFIC COAST HIGH WA EN2-03 124'-0" 30'-0" I 60'-1 1 /2" 03 32'-0" ELECT. a MECH SHAFT 21'-0" 33S 1 /2" o ao � —_ v / 13'-101/2" / %EVl SERVICE ELEV \ / N °xio'e Za" \\ / C C C C C C C C C C C C�i C C C C C _ACV 20'-10" LI � q \ / xn 29 ti N // \ 6, ��MECH� ELEV / \ ... 7'8'x10'9' M \ II II _ / \ O _Z N M BRIDGE OFFICE L6 & PARKING L7 29 15-0" �� II 0 ❑ ` / ACCESS QBALCONY �\ ; DN 4B -86 8'-6" 3B - DN " II II m AREA 1,682 \\ / 5 % CD TYP. 5 % II ------ 23820 I 5'-2" 2-0 �� '� - - - - - - \ C ao N _ U P $'-6�� \ / TYP. ramU P , OFFICE 02 EN2-01' 15'-0" 80 — — — — — — \\ i AREA12,550 EN2-01 01 ❑ ❑ C �ELEV� �ELEV� �ELEV Q � 04�EN2-03 ❑ 1 21 CEN2-03�01 w OFFICE 601 �9'xT8"°'g'x''� �'9"xT� \ I------ 00 26'-0" coII z0~ AREA15,188 M ------ \\ , ELEV Q A IL 00 El0 / \ 23 II ❑ ❑ `}/ \ MECH SHAFT EVAC SHAFT ELECT. O — — — , \ U P — 6 B/ \ U 15 -0 6 6 / vv a `fl 19 312 5 % TYP o 5 % BIDr I— — — — — — II IN p N JANITOR'S U 0 \ 8 6 D — CLOSET ES RVICE EL V / \ V Typ v / 1� e'9"x10'5" \\ DN UP \ 29 1 I ELECT. � 15'-0" BALCONY / \ AREA 1,501 ; \\ CV MECH. Lil/ 00 M IBALCONY AREA 234 30'-0" 63'-8" 02 36-11" 31'-6" 289'-09/ 6„ (EN2-0)3 I I I I I I I I (EN2-0)1 I 62'-6" N OFFICE LEVEL 06 I PARKING LEVEL 6-7 0 SCALE: 3/64" = 1'-0' BUILDING AREAS —NSF 650 N PCH-TOWER—BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8�§IIIII 11,174 LEVEL 8 BALCONY 1,358 PENTHOUSE 4,5211ill ROOFTERRACE 3,011 TOTAL OUTDOOR AREA A 4,369 700 N PCH—BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH 19,453 TOTAL BUILDING �� 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING —BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,75C LEVEL 4 BALCONIES 4,785 LEVEL 5 20,44C LEVEL 5 BALCONIES 1,483 LEVEL 15,18E LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C TOTAL OUTDOOR AREA C 737 CARL JACOBSON DR —BUILDING D LEVEL 1 16,652 TOTAL BUILDING D 16,652 TOTAL BUILDING A,B,C,D 252,609 TOTAL OUTDOOR AREAS 20,876 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. LEVEL 6 PLAN EN 1-06 Donaldson f., ,, s Inc. 3/23/2021 2:54:00 PM Page 208 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I F1 E E E I I IE N 2-01 I 3 I I BUILDING 650 N PACIFIC COAST HIGHWAY I ELECT MECH SHAFT II I J N I� I I II II I II �� II I II II I II II �f II II 02 EN2-011 OFFICE i JEN2- AREA12,550 01 01EN2-03 01cc 26'-0" ° cc M II b N II ELEV ELEV ELEV IL-1 NiL Nj I IM I II o 0 o a �I I � IIJANITOR'S - CLOSET SERVICE ELEV I� 8'9"x70'S" ELECT. I 21'-3" II IIN MECH. 02 � I 289'-09/16" Li I I I I I I I I 4 I (ENI1 62'-6" I I I I BUILDING AREAS -NSF 650 N PCH-TOWER-BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8� 11,174 LEVEL 8 BALCONY 1,358 P,ENTHOU� 4,521 ROOFTERRACE 3,011 ------------------------------------------------------ TOTAL OUTDOOR AREA A 4,369 700 N PCH-BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH ja 19,453 TOTAL BUILDINGgmmqo 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING -BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,750 LEVEL 4 BALCONIES 4,785 LEVEL 5 20,440 LEVEL 5 BALCONIES 1,483 LEVEL 15,188 LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C 70,921 TOTAL OUTDOOR AREA C 16,507 737 CARL JACOBSON DR -BUILDING D LEVEL 1 16,652 TOTAL BUILDING D 16,652 TOTAL BUILDING A,B,C,D 252,609 TOTAL OUTDOOR AREAS 20,876 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. OFFICE LEVEL 071 PARKING LEVEL 7-7 1/2 01 SCALE: 3/64" = 1'-0' " LEVEL 7 PLAN EN 1-07 — ,,, uv„ * Donaldson f., nitects Inc. 3/23/2021 2:54:07 PM Page 209 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 i �EN2-001 1 `" a 1 C" OFFICE LEVEL 8 nol SCALE: 3/64" = 1'-0" V BUILDING AREAS -NSF 650 N PCH-TOWER-BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8� 11,174 LEVEL 8 BALCONY 1,358 LENTHOU� 4,521 ROOFTERRACE 3,011 ------------------------------------------------------ TOTAL OUTDOOR AREA A 4,369 700 N PCH-BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH ja 19,453 TOTAL BUILDINGgmmqo 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING -BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,750 LEVEL 4 BALCONIES 4,785 LEVEL 5 20,440 LEVEL 5 BALCONIES 1,483 LEVEL 15,188 LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C 70,921 TOTAL OUTDOOR AREA C 16,507 737 CARL JACOBSON DR -BUILDING D LEVEL 1 16,652 TOTAL BUILDING D 16,652 TOTAL BUILDING A,B,C,D 252,609 TOTAL OUTDOOR AREAS 20,876 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N LEVEL 8 PLAN EN 1-08 ,,, uv„ * Donaldson f., ,, s Inc. 3/23/2021 2:54:12 PM Page 210 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 (EN2-O)l OFFICE LEVEL 9 (PENTHOUSE) / ROOF DECK 0 SCALE: 3/64" = l'-0' BUILDING AREAS —NSF 650 N PCH-TOWER—BUILDING A LEVEL 1 11,859 LEVEL 2 PCH 9,612 LEVEL 3 TO 7 (12,550 EA) 62,750 LEVEL 8� 11,174 LEVEL 8 BALCONY 1,358 P,ENTHOU� 4,521 ROOFTERRACE 3,011 ------------------------------------------------------ 6 TOTAL OUTDOOR AREA A 4,369 700 N PCH—BUILDING B LEVEL 1 (21,299+24,368) 45,667 L1 COURTYARDS N/A LEVEL 2 PCH 19,453 TOTAL BUILDING �� 65,120 TOTAL OUTDOOR AREA B 0 NEW OFFICE BUILDING —BUILDING C LEVEL 1 (1,605+2,224),829 LEVEL 1 PATIOS (PER LANDSCAPE) LEVEL 2 PARKING LEVEL 3 PARKING LEVE 21,750 LEVEL 4 BALCONIES 4,785 LEVEL 5 20,440 LEVEL 5 BALCONIES 1,483 LEVEL 15,188 LEVEL 6 BALCONIES 4,876 LEVEL 7 9,714 LEVEL 7 BALCONIES 5,363 TOTAL BUILDING C 70,921 TOTAL OUTDOOR AREA C 16,507 737 CARL JACOBSON DR —BUILDING D LEVEL 1 16,652 ---- ------------------------------------------------- TOTAL BUILDING D 16,652 I TOTAL BUILDING A,B,C,D 252,609 TOTAL OUTDOOR AREAS 20,876 I I I I I I I I I I I I I I 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: As indicated DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N LEVEL 9 / PENTHOUSE EN 1-09 --,,aldson f„-, , --,s Inc. 3/23/2021 2:54:19 PM Page 211 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 I I I I I I I I I I I I I I I I I I I I 17'-0" 0 0 0 (V 0 7'-0" 328'-31 /2" I I I rrri 1 � 1 � 1 1 I 1 � I I I 1 � 1 � 1 1 I 1 � I I I I 1 I ID 0 0 0 0 a 1 BUILDING B I I 700 N PACIFIC COAST HIGHV\fkY Ll F1 F1 F1 I I 1 � 1 1 I N OPEN I N \ I I OFFICE ROOF PLAN 01 SCALE: 3/64" = 1'-0' L r I 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: 3/64" = 1'-0" DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. N ROOF PLAN EN1.10 C Donaldson f., ,, s Inc. 3/23/2021 2:54:23 PM Page 212 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 LEVEL PLAZA 0'-0" BUILDING A - SOUTH ELEVATION SCALE: 1/16" = 1'-0' BUILDING A - NORTH ELEVATION SCALE: 1/16" = 1'-0' 3 BUILDING A - EAST ELEVATION 02 SCALE: 1/16" = 1'-0' 01 T V -V Y T.O. E MACH. RM ROOF 011L CV JI -IV T.O. (E PENTHOUSE PARAPET 126'-11126' -_10' I T.O. PARAPET FVF107' -10' 0 ;E ■ ■ rCt_� RROOF LINE OOF LINE- r — M o M 0 0 M 0 0 ih I un 106' - 4" LEVEL LEVEL 93' - 4" 93,LL'I I LEVEL LEVEL I LEVEL LEVEL 67' - 4" 67' _1AII I 54' - 41I 541.1AII LEVEL LEVEMIL LEVELLEVEL LEVEL LEVEL 28' - 4" 28' _1AII LEVEL LEVEL 2 PCH 09L {I iL -- UL80'-411801_1AII —_ - Am lAddlii4 177 Hill / And G C r IL 11 .1. AAI n11 AAI In" BUILDING A - WEST ELEVATION 0 1 SCALE: 1/16" = 1'-0' 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: 1/16" = 1'-0" DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. ELEVATIONS —BUILDING A EN2-01 s Inc. 3/23/2021 2:58:33 PM Page 213 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 No - --------- ----------- ------ ------------------ ------ ---------- ---- --- ---------- - - --------- BUILDING B - SOUTH ELEVATION 04 SCALE: 1/16" = 1'-0' LEVE BUILDING B - EAST ELEVATION 03 SCALE: 1/16" = 1'-0' BUILDING B - NORTH ELEVATION OZ SCALE: 1/16" = 1'-0' _ ROOF 36' 6" EVEL 2 PCH 16' 10" BUILDING B - WEST ELEVATION 01 SCALE: 1/16" = V-0' GOOF 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: 1/16" = 1'-0" DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. ELEVATIONS —BUILDING B EN2-02 Q�, ,,, -- s Inc. 3/23/2021 2:58:43 PM Page 214 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 01 14� N 3-0 OR SHAFT 112' - 8" T.O. ROOF 10 '-8" L C LEVEL 7 86'-8" LEVEL 6 71' - 2" LEVEL 5 55' - 8" LEVEL 4 40'-2" LEVEL 3 28' 10" LEVEL 2 17'-6" F. @LPLAZA BUILDING C - EAST ELEVATION 04 SCALE: 1/16" = 1'-0' BUILDING C - NORTH ELEVATION 03 SCALE: 1/16" = 1'-0' EVATOR SHAFT 112' - 8" T.O. ROOF 102' - 8" _ LEVEL 7 86' - 8" LEVEL 6 71' - 2" _ LEVEL 5 55'-8" _ LEVEL 4 40' - 2" _ LEVEL 3 Adk 28' -10" LEVEL 2 17'-6" F.F. PLAZA 0'-0" EVATOR SHAFT Adk z Y Q aI T.O. ROOF z 102' - 8" J 2 U Q LEVEL 7 86' - 8" LEVEL 6 71' - 2" _ LEVEL 5 55'-8" _ LEVEL 4 40' - 2" _ LEVEL 3 28' -10" _ LEVEL 2 17'-6" F.F. PLAZA 0'-0" BUILDING C - SOUTH ELEVATION 02 SCALE: 1/16" = 1'-0' 1EVATOR SHAFT 112'-8" T.O. ROOF 102' - 8" LEVEL 7 86'-8" LEVEL 6 71' - 2" LEVEL 5 55' - 8" LEVEL 4 40' - 2" LEVEL 3 28' -10" LEVEL 2 17' 6" F.F. @-PLAZA 0'-01, BUILDING C - WEST ELEVATION 0 SCALE: 1/16" = 1'-0' 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: 1/16" = V-0" DATE: XX.XX.X)OCX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. ELEVATIONS —BUILDING C EN2-03 Q�, , uv„ s Inc. 3/23/2021 2:59:08 PM Page 215 of 428 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 T.O. (E) MACH. RM ROOF EN -BUILDING SECTION HI -LOW POINTS 0 1 SCALE: 3/64" = V-0' 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: 3/64" = V-0" DATE: XX.XX.)O(XX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. SECTIONS EN3-01 s Inc. 3/23/2021 2:54:31 PM Page 216 of 428 F 41 Rr" �1 tell - i = iM16. — ~ I l / Mr- ICA — — 46 :. �E ..: �- air �R1�"-,• r - ^`�''__ .. _ y •R.a .. . ?rr •' - ... -e, .:may �- .:r�;• ' y. fir+. �..�h _ -- f t •,$,. ,:••.. -� .. �'. it .''.,► _ ..s�..'9.4�-� _ •^' 1 ��.-.'.� �. I - r I rl - x tll� i�'7IF x .>aY 't I- ;Y � _ y� s .. +/^ r S. i�f10. ,w% - s r• _ _ - r' . ' Y' -+tom � 9 - v+ . 'T•' +fie' . _ '•tires .q . � i``.� '•=L w i •i - r +� --fir - :}:• ;��µ "_� L ls�iu' Y 0. .90 s n 4 mayy,, Hyy,�� AYVr .. i,.. - �' •;.. F ~�- N '�� .. •1 _ .:fie— • f F. A7'�•:C C' - .. /M�'�dO .:if it - Ilk 4 7 1- 00000 1 � f 1 } LS �� i' PI IL =k � �er>� r s'•>��r: cill ij �w0 a �1 - � r=� AW yl Opp Illllilllllllll'' !�;�A� n� fllllill lll� .: i;ir++ii!!i1i11�i1l� Ilrii'' +' :� ;�. 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AI�� I iP f \ 7# f' .4A_ - 1 i , rt�ry TI 5 4! r }'1 5 I , I I ra r.,.F.J,ar• ` .,1...J.. � .,„ _ '!r .. t:r,.„ai,. y.+;.J+ hY,s..-,9f.. ,•f ...,.. „•. Aprvah yyh f . , .1 i iJ 1liYliiiy } .1C.y't.... rra r i 1" r 1, r . , • ... , • ^ ' y y : ,'+ y 4� ! 1 , � 4+3 h I ,,, ,. .P ••' +�' y,., ,�u }' }•+�y#i#11 6u— _ 650-700 PCH 650 N PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 ENTITLEMENT PACKAGE SCALE: DATE: XX.XX.XXXX ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INC. © 2019 SHUBIN + DONALDSON INC. RENDERINGS EN4-03 s Inc. 3/23/2021 2:54:50 PM Page 219 of 428 Shubinikon(lalson LOS ANGELES OFFICE 3751ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 :iW49r46' - • -. *r .-� r QQ�3 r 0 STREETSCAPE r � ► • r r, ' l y rw . ■ • STEPS 46 I ;4 © MAIN COURTYARD f �' �`' - ► ~ �-'--� I '.• _ TERRACES z z © RAMP -j r DRIVEWAY - IL fl r ■ � ' 10(40 - - I w- 4 Shay ]3on®IdSon LOS ICE i ■ 3751 RO OlA_EVMO Cl1LVER CnY, 31g2114-0�8 617 S.011 1.. L_ Mg@ m.673 I EL s A C f T - • 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com I L — — — 0 eo I 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOJD 2019 SHUBIN + DONALDSON INC. N ILLUSTRATIVE ROOF PLAN SCALE: 1/64"= 1'-0" ILLUSTRATIVE ROOF PLAN Ll ■ OO © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 220 of 428 Shubinikon(lalson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 U) Q O U U H U Q n z ■ ' 1 V I" 1 1 V \.V \./ \J I t I I" I I L—/ I © VEHICULAR ENTRY I 0 BUILDING LOBBY z z © RAM P J J 0 DRIVEWAY Ulu a a PATIOS 0 SERVICE ENTRY ILLUSTRATIVE GROUND LEVEL PLAN 1 SCALE: 1/64"=1'-0" 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com F - -� eo op - -s- -- 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOJD 2019 SHUBIN + DONALDSON INC. " ILLUSTRATIVE GROUND LEVEL PLAN �-v Ll (U OOA © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 221 of 428 LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 1 SECTION 01 Q O U U H U Q n z SECTION 02 RELM 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com LEGEND O (N) STREETSCAPE PLANTING © (N) ENTRY STEPS © (E) ENTRY DRIVE O PLANTING AREA 0 SEATING ELEMENT/ PLANTER :F- - - 0 LAWN ' 0 'I PEDESTRIAN PAVING � p 0 ENTRY PATIOS O RESTAURANT PATIO 650-700 PCH 650 PACIFIC COAST HIGHWAY �1 ABOVE GROUND UTILITY EL SEGUNDO, CA 90245 JOB NO. 1933 Landscape Entitlement Package ENHANCED CONCRETE DRIVEWAY PAVING SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOD 2019 SHUBIN + DONALDSON INC. " ILLUSTRATIVE PLAN - LEVEL 01 W ILLUSTRATIVE PLAN - LEVEL 01_WEST (U SCALE: 3/64"= 1'-0" �'V Li 001 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 222 of 428 Shubin0on(lalson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 SECTION 01 a WIN .aw.�-ff .;..-`�..,s.as��a��s� :i.'.4�atafali■�a1a1 �a I � IO J LLI W I Zn W Iz_ J 2I V 10190110111011ki V "T: SECTION 03 1 r 11-9 1 /211 ■ I I I O � I 361-5 1/211 LEGEND O PARAMETER PLANTING Q ENHANCED CONCRETE DRIVEWAY PAVING 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com ---- - - El - -4-F-- -- 1 650-700 PCH 650 PACIFIC COAST HIGHWAY ` EL SEGUNDO, CA 90245 JOB NO.1933 I I Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOJD 2019 SHUBIN + DONALDSON INC. " ILLUSTRATIVE PLAN - LEVEL 01 E ILLUSTRATIVE PLAN - LEVEL 01 EAST SCALE: 3/64"= 1'-0" Ll m02 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 223 of 428 -1- 8►-o11 28►-011 STREETSCAPE 21'-9 1 /21' 20I-0" DRIVEWAY 36'-5 1/211 SECTION #2 SCALE: 1/8"= 1'-0" *li 1 01'- 611 MAIN COURTYARD STREETSCAPE VARIOUS BUILDING C LOBBY 111111 :] 1T1 ZK%VA SECTION' SCALE:1/8"= 1'-0" %IIIII. Iz J Iw 0 SECTION ol SCALE: 1/8"= 1'-0" shubin®oar(NI65on LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com F- - -� 1 2 E] 3 1 0 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOJD 2019 SHUBIN + DONALDSON INC. " SECTIONS L2n0l © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 224 of 428 T-5 1 /2" VP VP 28'-6" DRIVEWAY / RAMP 20I-oil DRIVEWAY 1'-111 2" 201-011 6'-011 DRIVEWAY SECTION ja 91-6„ 261-611 2.-8if it 31P In In COURTYARD SECTION 9 SCALE: 1/8"= 1'-0" %P SCALE: 1/8"= 1'-0" %i 210I-0" 11_ 10 • : _:l SECTION A SCALE: 1/8"= 1'-0" Mr shubin®on(NI015on LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com I 4 5 6 L- -- bI �p 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOJD 2019 SHUBIN + DONALDSON INC. " SECTIONS (U �-v L2n02 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 225 of 428 LEGEND Q O U U H U n z 0 ENHANCED PAVING 0 WOOD DECK/ SEATING 0 CIP CONCRETE 0 EXISTING ASPHALT TO REMAIN (25,436 SQFT) TOTAL HARDSCAPE AREA: 109,757 SQF i ,y k Shubin®on(N1165on LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com ................ F 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOJD 2019 SHUBIN + DONALDSON INC. MATERIALS PLAN - LEVEL 01_WEST SCALE: 3/64"= V-0" MATERIALS PLAN -LEVEL 01 W L3n0l © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 226 of 428 LEGEND IM".."NOWN oI J W IZn WI z_ J 2I V I I I I 9 0 ENHANCED PAVING 0 WOOD DECK/ SEATING 0 CIP CONCRETE 0 EXISTING ASPHALT TO REMAIN (25,436 SQFT) TOTAL HARDSCAPE AREA: 109,757 SQF i ,y k shubin®on(N1165on LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOJD 2019 SHUBIN + DONALDSON INC. MATERIALS PLAN - LEVEL 01_EAST SCALE: 3/64"=1'-0" r \I MATERIALS PLAN - LEVEL 01 E L3mO2 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 227 of 428 LEGEND Q O U U LL U Q z 1 ■ �t)'::■ )*♦ Wit•■.�t)0♦♦ ♦•■■••s♦• ♦ r ♦ ♦ I I `� �� 10 Is ♦ ♦ ♦ 5 • At -a —a. • • r • v� IN 0 i i M Is I ......... ♦♦ ii ♦ ♦ N •wa ♦: �"5 i / V � ■ y 55 r. I I J I LU W ILU Z J I U 5a I PROPOSED STREET TREES 18 457 LF Street Frontage /1 Tree per 25 LF = 18 Street Tree Required SPECIES SIZE QTY WUCOLS NOTES Tristania conferta 36" box 18 M Evergreen, Atrractive bark, Brisbane Box Seacoast Conditions OTHER PROPOSED TREES SPECIES • SIZE 57 QTY WUCOLS NOTES : Quercus agrifolia A• 60" box 3 VL California native evergreen, Coast Live Oak habitat value, shade Platanus racemosa 36" box 11 M California native evergreen, California sycamore habitat value, shade : ♦■■••** C Arbutus x'Marina' 24" box 25 L Multi -Trunk, habitat value, Marina Madrone sculputral conferta Evergreen, Atrractive bark, DTristania Brisbane Box 36" box 18 M Seacoast Conditions TOTAL PROPOSED TREES 75 PROPOSED SIZES 34% @ 24" box; 62% @ 36" box; 4% @ 60" box shubin®on(NI65on LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 RELM 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com ■ op 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON IN07 2019 SHUBIN + DONALDSON INC. TREE PLAN _ WEST SCALE: 3/64"= V-0" " TREE PLAN W 4--� — 1\V L4001 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 228 of 428 LEGEND a WIN aaw.�_ff l -� -^ s.as��a�� :i.'.4�atafali■�a1a1 �a i V_ of LLI W I cn W Iz_ J /2 I V PROPOSED STREET TREES 18 457 LF z)zreet Frontage /1 Tree per 25 LF = 18 Street Tree Required SPECIES SIZE QTY WUCOLS NOTES I Tristania conferta Brisbane Box 36" box 18 M Evergreen, Atrractive bark, Seacoast Conditions OTHER PROPOSED TREES SPECIES SIZE QTY WUCOLS NOTES A •: Quercus agrifolia 60" box 3 VL California native evergreen, Coast Live Oak habitat value, shade • '; Platanus racemosa 8 36" box 11 M California native evergreen, California sycamore habitat value, shade '. .� • Arbutus x'Marina' 24" box 25 L Multi -Trunk, habitat value, Marina Madrone sculputral conferta Evergreen, Atrractive bark, DTristania Brisbane Box 36" box 18 M Seacoast Conditions • TOTAL PROPOSED TREES 75 PROPOSED SIZES 34% @ 24" box; 62% @ 36" box; 4% @ 60" box LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 iV"ri� 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOD 2019 SHUBIN + DONALDSON INC. " TREE PLAN E TREE PLAN _ EAST (U SCALE: 3/64"= V-0" �Iv L3002 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 229 of 428 LEGEND COURTYARD PLANTING 7,217 SQFT Z U) Q O U U H U Q n z I I y I I I I I I I I I I I I I I I I I . I I I I � I • I fir- ■ { I I ■ I I ■ I I ■ I I ■ I I I I I.... ....... I f I SPECIES Eriogonum parvifolium Coast Buckwheat Salvia clevelandii Blue Sage Eriogonum giganteum St. Catherine's Lace Arctostaphylos Pacific Mist Manzanita EDGE PLANTING SPECIES SIZE QTY WUCOLS NOTES 5 gal 25% @ 36" O.C. vL CA native, habitat, bee pollinator plant 5 gal 25% @ 36" O.C. L CA native, habitat, bee pollinator plant 5 gal 25% @ 48" O.C. VL CA native, habitat and butterfly plant 5 gal 25% @ 36" O.C. L CA native„ habitat 29,230 SQFT SIZE QTY WUCOLS NOTES Salvia leucophylla 5 gal 20% @ 3611 O.C.L CA native, habitat, bee Purple Leaf Sage pollinator plant Arctostaphylos Pacific Mist Manzanita 5 gal 30% @ 36" o.c. L CA native, habitat Rhamnus callfornlca 5 gal 20% @ 36" O.C. VL CA native, evergreen Coffeeberry Ceanothus grisius 5 gal 50% @ 36" O.C. VL CA native, evergreen, Horizontalis Carmel Creeper bee pollinator Em LAWN TOTAL PLANTED AREA Wrrf _ •�� 1 .IF - ti L L 1 2,284 SQFT 38,731 SQFT shubIR®oR(Ni6son LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com .............. ■1 1 ■ ■ , ILA II ❑ � ❑ 650-700 PCH 650 PACIFIC COAST HIGHWAY EL SEGUNDO, CA 90245 JOB NO.1933 Landscape Entitlement Package SCALE: As indicated DATE: 05.08.2020 ALL IDEAS, DESIGNS, AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY AND ARE PROPERTY OF SHUBIN + DONALDSON INC. AND WERE CREATED AND DEVELOPED FOR USE IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF SHUBIN + DONALDSON INOD 2019 SHUBIN + DONALDSON INC. UNDERSTORY PLAN _ WEST 4 SCALE: 3/64"= 1'-0" UNDERSTORY PLAN _ W L4n11 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM Page 230 of 428