CC RESOLUTION 5263RESOLUTION NO. 5263
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 11: 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. 5262, 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;
RESOLUTION NO. 5263
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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.
RESOLUTION NO. 5263
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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 '/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.
RESOLUTION NO. 5263
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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,
RESOLUTION NO. 5263
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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 '/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;
RESOLUTION NO. 5263
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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. 5262, 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 6: The City Clerk is directed to certify the adoption of this Resolution„
SECTION 9: This Resolution takes effect immediately upon its adoption.
RESOLUTION NO. 5263
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PASSED, APPROVED AND ADOPTED this 18t" day of May 2021.
D t!rwBoyMayor
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. 5263 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: Mayor Boyles, Mayor Pro Tern Pimentel, Council Member Pirsztuk, and
Council Member Giroux
NOES: None
ABSENT: None
ABSTAIN: Council Member Nicol
Tracy Wa r, City Clerk
APPROVED AS TO FORM-
MaR,D, Hensley, i Attorney
RESOLUTION NO. 5263
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RESOLUTION NO. 5263
Exhibit A
CONDITIONS OF APPROVAL
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;
`Net Ce......
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A
98,885
99,916
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1,031
�9�692
6�,912201
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2
_ .a A....r
..............._.
-_
70,921 ..w........... ..
...
16,652
1652D
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0. �
_.........
I 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
RESOLUTION NO. 5263
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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
RESOLUTION NO. 5263
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(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 HAZA: 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
RESOLUTION NO. 5263
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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
RESOLUTION NO. 5263
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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
RESOLUTION NO. 5263
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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
RESOLUTION NO. 5263
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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
RESOLUTION NO. 5263
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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
RESOLUTION NO. 5263
Page 15 of 24
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 educationaV
and promotional materials
RESOLUTION NO. 5263
Page 16 of 24
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
I
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 determined
by the employer.
RESOLUTION NO. 5263
Page 17 of 24
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.
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.
r ;rr SMOM
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.
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.
RESOLUTION NO. 5263
Page 18 of 24
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.
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.
RESOLUTION NO. 5263
Page 19 of 24
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.
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.
RESOLUTION NO. 5263
Page 20 of 24
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.
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.
RESOLUTION NO. 5263
Page 21 of 24
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.
RESOLUTION NO. 5263
Page 22 of 24
Public Works —'eater 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.
RESOLUTION NO. 5263
Page 23 of 24
sF NOT-3- 1 I M N i
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.All 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.
RESOLUTION NO. 5263
Page 24 of 24