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2021-04-22 Planning Commission AgendaPLANNING COMMISSION LEA f UN `o AGENDA April 22, 2021 PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020, THE FOLLOWING MEETING WILL TAKE PLACE SOLELY BY TELECONFERENCE / VIDEOCONFERENCE. How Can Members of the Public Observe the Meeting? The meeting may be viewed via Spectrum Channel 3 and 22, AT&T U-verse Channel 99, and/or El Segundo TV at YouTube.com. How Can Members of the Public Participate in the Meeting and/or Provide Public Comments? Join via Zoom from a PC, Mac, iPad, iPhone, or Android device, or by phone. Please use this URL https://zoom.us/i/94665955455?pwd=ZEhUY2hGLzdlYl N5L05obIFkdStuQT09 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 to be anonymous. Join by phone: 1-669-900-9128 US Enter Meeting ID: 946 6595 5455 Passcode: 911701 Your phone number is captured by the zoom software and is subject to the Public Records Act unless you first dial "*67" before dialing the number as shown above to remain anonymous. The time limit for comments is five (5) minutes per person. Before speaking to the Commission, please state: your name and residence or the organization you represent. Please respect the time limits. Members of the public may also provide comments electronically by sending an email to the following address prior to the start of the meeting: planningL&else gundo.org. Please include the meeting date and item number in the subject line. If you would like to request that your emailed comment be read into the record, please include that request at the top of your email, limit your comments to 150 words or less, and email your comments at least 30 minutes prior to the start of the meeting. Depending on the volume of communications, the emails may be read to Commission at the appropriate time. Please note that all emailed comments are public records subject to disclosure under the Public Records Act. Additional Information: Unless otherwise noted in the agenda, the public can only comment on City -related business that is within the jurisdiction of the Planning Commission and/or items listed on the agenda during the public communications portions of the meeting. Additionally, 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 Planning Commission, please state your name and residence and the organization you represent, if desired. Please respect the time limits. DATE: Thursday, April 22, 2021 TIME: 5:30 p.m. PLACE: Tel econference/Videoconference VIDEO: El Segundo Cable Channel 3 (Live). Replayed Friday following Thursday's meeting at 1:00 pm and 7:00 pm on Channel 3. (Schedule subject to change) All files related to this agenda are available for public review by appointment in the Planning Division office, Monday through Thursday 7:00 am to 5:00 pm and alternating Fridays until 4:00 pm, beginning at 7:00 am on the Monday prior to the Planning Commission meeting. The Planning Commission, with certain statutory exceptions, can only take action upon properly posted and listed agenda items. Unless otherwise noted in the agenda, the public can only comment on City -related business that is within the subject -matter jurisdiction of the Planning Commission and items listed on the Agenda during the public communications portion of the meeting. Additionally, 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 generally five minutes per person. Playing of video tapes or use of visual aids may be permitted during meetings if they are submitted to the Planning and Building Safety Director a minimum of two working days before the meeting and they do not exceed five minutes in length. Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the City Clerk's office and on the City's website, www.elsegundo.org. In compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact City Clerk, (310) 524-2307. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. 2 A. Call to Order B. Pledge of Allegiance C. Roll Call D. Public Communications (Related to City Business only and for which the Planning Commission is responsible-5 minutes per person; 30 minutes total). Individuals who received value of $50 or more to communicate to the Planning Commission on another's behalf, and employees speaking on their employer's behalf, must so identify themselves before addressing the Commission. Failure to do so is a misdemeanor. While all comments are welcome, the Brown Act does not allow the Commission to take action on any item not on the agenda. The Commission may respond to comments after public communications is closed. E. Consent Calendar All items are to be adopted by one motion without discussion. If a request for discussion of an item is made, the items should be considered individually under the next Agenda heading. F. Call items from Consent Calendar — N/A G. Written Communications (other than what is included in Agenda packets) H. New Business — Public Hearing 1. EA-1289 — 650 N. PCH Project, Zone Text Amendment, and Final Mitigated Negative Declaration. (ES) Project Address: 650-700 Pacific Coast Highway Applicant: Spencer Kallick, representing L&R ZAV 650 Sepulveda LLC Project Description: The Project would involve the renovation and minor alteration of two existing office buildings on the Project site: Building A at 650 North Pacific Coast Highway, with a net addition of 1,031 square feet resulting in a total of 99,916 square feet; and Building B at 700 North Pacific Coast Highway, with a net reduction of 4,572 square feet resulting in a total of 65,120 square feet. The Project also includes a new 122,156-square-foot, 7-level office building and an integrated parking structure accommodating 1,185 parking spaces, to the east of Building A (referred herein as Building C). No alteration is proposed to the existing building at 737 Lairport Street (Carl Jacobson Way). The Project would also consolidate the seven parcels of land that make up the Project site into a single approximately 7.3-acre parcel. In addition to the renovation and new construction of the site, the Project would amend El Segundo Municipal Code (ESMC) Section 15-1-6 to exempt the parking area of a fully integrated parking structure from the definition of Floor Area Ratio (FAR). The following applications/approvals are being requested: • Final Mitigated Negative Declaration, including mitigation measures to reduce impacts to less than significant • Zone Text Amendment to amend the definition of floor area ratio (FAR) in 3 El Segundo Municipal Code Section 15-1-6 to exempt the parking area of a parking structure that is integrated with commercial/office space. Vesting Tentative Parcel Map to consolidate seven parcels into one, 7.3- acre parcel. Site Plan Review for development where the combined gross floor area exceeds 50,000 square feet. Waivers of Street Dedication requirements on North Pacific Coast Highway, Mariposa Avenue and Lairport Street (Carl Jacobson Way). Environmental Determination: Mitigated Negative Declaration. An initial study of environmental impacts was prepared pursuant to 14 California Code of Regulations § 15063 ("CEQA Guidelines") and a Mitigated Negative Declaration (MND) of Environmental Impacts was circulated for public review between February 5, 2021 through 5:00 p.m. March 10, 2021. A Final MND responding to comments received during the circulation period has been prepared and is available on the City's website at: • https://www.elsegundo.org/government/departments/development- services/planning-division/active-projects. RECOMMENDED ACTION: That the Planning Commission: (1) open the public hearing and take documentary and testimonial evidence; (2) after considering the evidence adopt Resolution No. 2892, recommending the City Council adopt the Mitigated Negative Declaration; (3) Adopt Resolution No. 2893, recommending the City Council approve the Zone Text Amendment; and, (4) Adopt Resolution No. 2894, recommending the City Council approve Vesting Tentative Parcel Map No. 83129 and the Site Plan Review. and/or (5) discuss and take any other action related to this item. Continued Business — Public Hearing J. Report from Director of Development Services or designee K. Other Business L. Report from the City Attorney's office M. Planning Commissioners' Comments N. Adjournment —next meeting scheduled for May 13, 2021, 5:30 pm. POSTED: Ve uwWemaw AprU118, 2021 (Signature) (Date and time) 2 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. 5 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 0 EA-1289 and ZTA 21-01 April 22, 2021 Page 3 of 16 k = I Ile ,�' -�!� •i �� S � rt A Figure 1: Aerial view of project site r 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 EA-1289 and ZTA 21-01 April 22, 2021 Page 4 of 16 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 0 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 9 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 10 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. 11 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 12 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 13 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 14 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 15 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 16 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 17 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 in 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 19 I:r_Qi P4.70RIFITITSVArrVA981 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 Resolution No. 2892 recommends that attached Mitigation Monitoring Program. RECOMMENDATION in significant impacts on the environment. City Council adopt the IS/MND, including the 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 Plann � REVIEWED BY: Eduardo Schonborn, AICP, Principal Planni;6E7 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 March 3, 2021 6. Vesting Tentative Parcel Map No. 83129 16 20 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 21 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 22 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 23 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. ATTEST: Sam Lee, Secretary Ryan Baldino, Chairperson City of El Segundo Planning Commission Baldino - Hoeschler - Newman - Keldorf - APPROVED AS TO FORM: Mark D. Hensley, City Attorney IS David King, Assistant City Attorney Page 4 of 18 24 PLANNING COMMISSION RESOLUTION NO. 2892 Exhibit A MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT Page 5 of 18 25 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 26 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 27 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 U691 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 29 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 c 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 QI 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 ON 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 a 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 34 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 W 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 0 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 M 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 '0001 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 39 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 40 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 41 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 Baldino - Hoeschler - Newman - Keldorf - APPROVED AS TO FORM: Mark D. Hensley, City Attorney David King, Assistant City Attorney Page 4 of 9 42 PLANNING COMMISSION RESOLUTION NO. 2894 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 43 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 and restaurant uses generated by the additional employees working in the Page 6of9 44 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 E131-2-1: 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. 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. Page 7of9 45 C. Courts or atriums. D. Rooms exclusively holding building operating equipment. E. Parking spaces and parking structures, including that portion of any structure that is devoted exclusively to parking. ^+ ^r ^"^"^ ^T^����• pFeYidedo mmme ithat in nnornial and anfaGt irinrr �nnoc• hl..+ I--- 44 -. 44— -F.-...-.+ ;;4— -- -. — -.+ /C/10/ \ --F +I— — — . - A fl— ;— A--4-4 4-- F.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: STATE OF CALIFORNIA ) Drew Boyles, Mayor Page 8of9 46 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 Page 9of9 47 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 48 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 49 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 50 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 51 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 52 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 53 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 Ryan Baldino, Chairperson City of El Segundo Planning Commission Baldino - Hoeschler - Newman - Keldorf - APPROVED AS TO FORM: Mark D. Hensley, City Attorney IN David King, Assistant City Attorney Page 7 of 21 54 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 55 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 56 (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 57 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 58 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 59 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 60 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 61 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 62 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 63 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 64 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 65 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 66 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 67 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 68 FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 650 PACIFIC COAST HIGHWAY PROJECT 650 & 700 NORTH PACIFIC COAST HIGHWAY AND 737 CARL JACOBSON WAY LEAD AGENCY: CITY OF EL SEGUNDO Development Services Department 350 Main Street El Segundo, CA 90245 Contacts: Eduardo Schonborn, AICP (310) 524-2312 April 2021 [This page is intended to be blank] 70 650 PCH PROJECT -MITIGATED NEGATIVE DECLARATION Table of Contents INITIALSTUDY.............................................................................1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: ...................... 11 Evaluation of Environmental Impacts: Determination: .................................................................................................................................... 12 1. AESTHETICS...................................................................................................................................... 13 2. AGRICULTURE AND FOREST RESOURCES...................................................................................... 18 3. AIR QUALITY.....................................................................................................................................20 4. BIOLOGICAL RESOURCES..............................................................................................................32 5. CULTURAL RESOURCES...................................................................................................................35 6. ENERGY............................................................................................................................................39 7. GEOLOGY AND SOILS....................................................................................................................43 8. GREENHOUSE GAS EMISSIONS......................................................................................................48 9. HAZARDS AND HAZARDOUS MATERIALS......................................................................................52 10. HYDROLOGY AND WATER QUALITY............................................................................................60 1 1 . LAND USE AND PLANNING..........................................................................................................66 12. MINERAL RESOURCES...................................................................................................................67 13. NOISE.............................................................................................................................................68 14. POPULATION AND HOUSING.......................................................................................................77 15. PUBLIC SERVICES...........................................................................................................................79 16. RECREATION..................................................................................................................................82 17. TRANSPORTATION.........................................................................................................................84 18. TRIBAL CULTURAL RESOURCES.....................................................................................................89 19. UTILITIES AND SERVICE SYSTEMS...................................................................................................92 20. WILDFIRE.........................................................................................................................................97 21. MANDATORY FINDINGS OF SIGNIFICANCE...............................................................................99 APPENDICES A Glare Study B Air Quality and Greenhouse Gases Assessment C Cultural Resources Assessment D Geotechnical Report E Phase I and Phase II Environmental Site Assessments F Low Impact Development Plan G Noise Impact Analysis H Traffic Impact Assessment I Will Serve Letter J Cumulative Projects List K Draft Mitigation Monitoring and Reporting Program April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 71 650 PCH PROJECT -MITIGATED NEGATIVE DECLARATION List of Figures Figure 1: Regional Location Figure 2: Project Location Figure 3: Aerial View of Site and Surroundings Figure 4: Views of Site from Pacific Coast Highway Figure 5: Conceptual Project Layout Figure 6a: Building Elevations: Buildings A and B Figure 6b: Building Elevations: Building C Figure 6c: Building Cross -Section: Buildings A and C Figure 7a: Project Renderings: Buildings A, B, and C Figure 7b: Project Renderings: Buildings A and C Figure 8: Project Landscaping April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 72 650 PCH PROJECT -MITIGATED NEGATIVE DECLARATION List of Tables Table 3-1. State and Federal Criteria Pollutant Standards............................................................21 Table 3-2. South Coast Air Basin Attainment Status....................................................................... 22 Table 3-3. Construction -Related Regional Criteria Pollutant Emissions........................................25 Table 3-4. Construction -Related Local Criteria Pollutant Emissions .............................................. 26 Table 3-5. Operational Regional Criteria Pollutant Emissions........................................................ 27 Table 5-1. Previous Cultural Resource Investigations within 0.25 Mile of Project Site ................. 37 Table 8-1. Project Related Greenhouse Gas Annual Emissions .................................................... 48 Table 8-2. Consistency with the El Segundo CAP........................................................................... 49 Table 13-1. Existing (Ambient) Noise Level Measurements........................................................... 70 Table 13-2. Construction Noise Levels at the Nearby Sensitive Receptors .................................. 71 Table 13-3. FTA Project Effects on Cumulative Noise Exposure .................................................... 72 Table 13-4. Project Traffic Noise Contributions for Existing Year Conditions ................................ 72 Table 13-5. Project Traffic Noise Contributions for Opening Year 2023 Conditions .................... 73 Table 13.6 Operational Noise Levels at Nearby Land Uses........................................................... 74 April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 73 INITIAL STUDY 1. Project Title: 650 PCH Project 2. Lead Agency Name/Address: City of El Segundo 350 Main Street El Segundo, CA 90245 3. Contact Person and Phone Number: Eduardo Schonborn, AICP, Principal Planner (310) 524-2312 4. Project Location: The Project Site is located in the north -central portion of the City of El Segundo on the east side of Pacific Coast Highway between East Maple Avenue to the north and East Mariposa Avenue to the south, in the County of Los Angeles. Specifically, the Project Site is located at 650 and 700 North Pacific Coast Highway and 737 Carl Jacobson Way, approximately 0.45 mile south of Los Angeles International Airport (LAX) and approximately 2 miles east of the Pacific Ocean. Regional access to the Project site is provided via State Route 1 (Pacific Coast Highway), the San Diego Freeway (Interstate 405), located approximately 1.4 miles east of the Project site, and Interstate 105, located approximately 0.35 mile to the north. The site is approximately 0.4 mile northwest of the LA Metro Green Line Mariposa station. Los Angeles County Assessor's Parcel Numbers (APN): The Project site is composed of seven contiguous parcels: 4138-006-030, 4138-006-031 (there are two parcels associated with this APN); 4138-006-005, 4138-006-010, 4138-006-014; and 4138-006-032. Lot Size: 316,142 square feet or approximately 7.3 acres. Figures: Figure 1 shows the location of the Project site in the region, and Figure 2 and Figure 3 show the Project site and local vicinity in its local context. Site Description: The Project site is an irregularly shaped, approximately 7.3-acre collection of seven parcels located between North Pacific Coast Highway and Carl Jacobson Way. The Project site is currently improved with three office buildings (referred to as Buildings A, B, and D) and surface parking lots. Five of the parcels are occupied by the existing office buildings, with the remaining two parcels consisting of a landlocked interior parcel improved with a surface parking lot and a narrow parcel comprising a former railroad spur, which runs north and south from East Maple Avenue to East Mariposa Avenue. Building A (APN 4138-006-031) is located at 650 North Pacific Coast Highway and is improved with 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, and is clad in light-colored concrete panels, April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 74 narrow, horizontal strips of windows, and black granite on the first floor of the street -facing fapade of the structure. Building B (APNs 4138-005-006 and -030) is located at 700 North Pacific Coast Highway and has 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, and is clad in red brick and accented with a natural stone veneer. A driveway and mechanical equipment are located on the north side of Building B. 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, . Buildings A and B are both currently occupied by Boeing. Building D (APN 4138-006-014) is located at 737 Carl Jacobson Way, east of Buildings A and B. Building D is a one-story office building clad in red brick and accented with natural stone veneer. The structure has a net floor area of 16,652 square feet and rises to a height of 17 feet. Figure 4 provides photo exhibits of existing conditions on the Project site. While Building D is part of the Project site, there are no changes proposed for this parcel, as shown in Figure 3. 5. Project Applicant's Name and Address: L&R ZAV 650 Sepulveda, LLC 8445 Santa Monica Boulevard, Suite 5 West Hollywood, CA 90069 6. General Plan Designation: Corporate Office 7. Zoning: Corporate Office (CO) 8. Proposed Project Description: The Project would involve the renovation and minor alteration of two existing office buildings on the Project site: Building A at 650 North Pacific Coast Highway, with a net addition of 1,031 square feet to the existing 98,885 square feet, for a total of 99,916 square feet; and Building B at 700 North Pacific Coast Highway, with a net reduction of 4,572 square feet from the existing 69,692 square feet, for a total of 65,120 square feet. The Project would also include the demolition of the existing surface parking lot behind Building A and the construction of a new, I22,156-square-foot, 7-level office building with 70,921 square feet of office space and an integrated 7-level, 1,185-space parking structure (referred to herein as Building C). Refer to Figure 5 showing the proposed Project site layout depicting the locations of Buildings A, B, and C. In addition, the Project would consolidate the seven parcels of land that make up the Project site into a single approximately 7.3-acre parcel. The renovation and alteration of Building A would expand the top penthouse level by 3,963 square feet and would provide roof deck amenities; however, the Project would not alter the existing height of the building (refer to Figure 6a, Building Elevations). The Project would also improve the fapade of Building A by enlarging existing windows and refinishing the exterior of the building to be consistent with the exterior of the proposed Building C. This April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 2 75 would result in removal of the existing concrete panels and replacing them with a curtain wall along Pacific Coast Highway. The renovation would also provide a pedestrian entrance from Pacific Coast Highway and a double -height lobby at the building's center on ground level 1 and level 2. Building A's east -facing facade will also be renovated, and new openings will be installed on the north facade. Interior renovations of Building A would include minor reductions and additions in square footage (the first and second floors would be reduced by 2,746 and 1,138 square feet, respectively). In addition to the proposed double -height lobby, reductions in square footage involve plumbing fixtures, non -bearing interior walls, first -level curbs, and an exterior canopy, roof, and associated structures. The building remodeling would also include increases of 140 square feet in square footage on each floor for the third through seventh floors. In total, the net new square footage of the additions and reductions as compared with existing conditions would be an addition of 1,031 square feet. A conceptual rendering of Building A is provided in Figure 7a. The remodeling of Building B would not alter the height of the building. Rather, remodeling of Building B would involve small reductions in square footage on both the first and second floors. The first floor would be reduced by 1,657 square feet and the second floor would be reduced by 2,915 square feet for a total net reduction of 4,572 square feet (refer to Figure 6a, Building Elevations). The proposed demolitions include eliminating portions of a floor slab to make way for a new elevator shaft, removal of non -weight -bearing interior walls, doors, and certain stairs, and removal of a portion of the roof structure. Renovations would also include installation of new skylights, and new glazing along the Pacific Coast Highway building frontage. The exterior of the building would be remodeled to be consistent with Buildings A and C. This would include staining the brick exterior a dark color and replacing the stone veneer accents with light-colored smooth plaster, and the addition and replacement of punched openings on all facades to increase fenestration and bring natural light into the building. The building would also be improved with metal and glazing accents. A conceptual rendering of Building B is in Figure 7a. The proposed Building C would be a seven -story office building with 70,921 square feet of office space and an integrated 1,185-space parking structure on the eastern side of the building. Building C would provide terraced spaces as private patio and balconies for the office uses and would be located directly behind (east) Building A. The Project would also construct a new plaza area between Buildings A and C. Building C and the plaza area would replace a large surface parking lot that provides parking to Buildings A and B. The new office building would be 112 feet, 8 inches in height to the top of the elevator enclosure (refer to Figure 6b, Building C Cross -Section), complying with the CO Zone development standards. Conceptual renderings of Building C are in Figure 7a and Figure 7b. As shown in conceptual renderings (Figure 7a and Figure 7b), the architecture of the new concrete Building C would have a contemporary design with extensive use of glass on the fapade and exposed concrete floor slab edges. The integrated parking structure would have architectural grilles/perforated panels screening the parking levels along the west end of Building C facing Building A (refer to Figure 6c, Building Cross -Section: Building A and C), and the concrete would be similarly colored as the office portion. Planters would be located at select areas of the parking structure facades to add interest to the building's concrete exterior. Outdoor Gathering Space and Landscaping The Project would involve improvements across the Project property, including a landscaped plaza area bounded by Buildings A, B and C; renovated and enhanced April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 3 76 landscaping in existing planting areas along the Pacific Coast Highway street frontage; new landscaped areas along interior (sides and rear) property lines, including a portion of the railroad spur; resurfaced parking and loading areas in the existing surface parking areas; and realignment of portions of the existing fire lane. Figure 8 shows the landscape areas, streetscape improvements, the terraced, outdoor space proposed as part of Building C, and landscaping in the Project site interior (including along internal drive aisles and at the rear of the proposed parking structure). The Project would include a number of outdoor gathering areas as part of the proposed improvements. The Project site boundaries would be planted with a variety of drought - tolerant native and climate -adapted decorative landscaping. The Project would plant Brisbane box trees along the publicly visible areas of the Project improvement areas, namely along the Pacific Coast Highway Project site frontage, the eastern side of Building B, and along the eastern face of the proposed parking structure. Marina madrone trees would be planted along the north and south frontages of proposed Building C. The proposed courtyard between Buildings A, B, and C would include several large (60-inch box) Coast live oak trees, as well as California sycamore trees. The courtyard would also be surrounded by Brisbane box and marina madrone trees along building courtyard frontages. The courtyard itself would be planted with other decorative landscaping and groundcover such as coast buckwheat, blue sage, manzanita, coffeeberry, decorative groundcovers, and limited areas of turf grass. The courtyard would also include areas with enhanced paving (e.g., concrete tiles or pavers) and wood decks with raised wooden terraces for seating. The ground floor of Building C and the plaza area would be located approximately 14 feet below the sidewalk level on Pacific Coast Highway. Parking, Circulation, and Infrastructure As stated above, the Project would include a seven -level parking structure, which would be integrated with the proposed Building C and located on the eastern side of the Project site. The proposed parking structure would provide a total of 1,185 parking spaces to serve the office uses at the Project site and potentially other nearby parcels that do not have adequate parking. This includes 732 standard -sized parking spaces (502 standard spaces and 230 tandem spaces), 336 compact parking spaces (106 standard spaces and 230 tandem spaces), 22 accessible parking spaces (including standard and van -accessible spaces), 72 electric vehicle spaces, and 23 clean air vehicle spaces. In total, the Project site would have 1,256 spaces when including the 64 existing and proposed surface parking spaces on the north and east side of Building B, and the seven existing parking spaces o the north side of Building D. The Project would also include 128 short-term and long-term bicycle parking spaces. Loading space would be provided via three loading docks, located on the south side of Building C. There are two existing curb cuts on Pacific Coast Highway that would remain as part of the Project. These driveways currently provide access to the existing surface parking areas, i.e., a large surface parking lot at the rear of Building A and smaller surface parking areas along the north and east sides of Building B. One driveway is located on the north side of Building B, which is a two-way driveway, but it only permits a right -turn ingress and right -turn egress turning movement (a median in Pacific Coast Highway prevents left -turn egress from the Project site). The other driveway is a two-way drive into the property, and is located at the south end of the property that currently passes underneath the southern end of Building A and down a ramp into the existing largesurfaceparking lot, which is the proposed location of Building C. AR GG::J it*A_.RGI lYrdVe\A G/ ' *S IA- `1Y+0/I GR MGripesG A\/eRYe GR G ReighI eripg April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 4 77 The proposed Project would keep the two curb cuts on Pacific Coast Highway, thus allowing ingress and egress from the existing driveways on the south side of Building A and the north side of Building B. The driveway on the south side of Building A would follow the southern boundary of the Project site, accessing the parking structure on the east side of Building C. This driveway would also provide fire access to theA fire lane, which would be located around the exterior of the proposed parking structure, connecting to the existing fire lane on the se th circle of the DrejeGt site (!-eRReGtiRg try AAGripeSG VeR ie) And the fire north side of the Project site (connecting to Maple Avenue) (refer to Figure 5). As also shown on Figure 5, the driveway on the south side of the Project site would consist of designed concrete to enhance the visual aesthetic of the internal drive aisles. The existing asphalt driveway on the north side of the Project site, which wraps around Building B, would remain as asphalt. The Project may potentially need to upgrade an existing six-inch sewer lateral line to an eight -inch line. The lateral runs northward from the center of the site, through the neighboring property located at 740 N. Pacific Coast Highway and connects to an existing eight -inch public sewer mainline in Maple Avenue. The upgrade work would involve either trenching or a trenchless replacement method, which will be determined based upon coordination and agreement between the different stakeholders. Ownership of the lateral and easement requirements will be checked and formalized as required. Construction Activities The Project would require an estimated 20,770 cubic yards of cut and 120 cubic yards of fill, resulting in a net of 20,650 cubic yards of export. Construction of the proposed Project is anticipated to occur in one phase over an approximately 16-month period, beginning approximately October 2021, finishing in February 2023. In addition to earthwork and installation of site improvements, construction activities would include connections to existing off -site water, sewer, storm drainage, natural gas, and electrical distribution facilities located in nearby streets. Consistent with the City's Noise Ordinance, construction would occur Monday through Saturday between the hours of 7:00 a.m. and 6:00 p.m. 9. Surrounding Land Uses and Setting: The Project site is surrounded by a mix of office, retail, restaurant, and some non -conforming light industrial, manufacturing, and freight forwarding uses. Specifically, the surrounding area includes the following land uses: North: North of Building B, along Pacific Coast Highway, is a Chick-Fil-A fast food restaurant (740 North Pacific Coast Highway), parking facilities, and a 76 gasoline station with auto repair service (770 North Pacific Coast Highway). North of Building B and east of Chick-Fil-A and the gas station is a wholesale electronic equipment supplies and a hair product manufacturer, both located in an industrial building (1910 Maple Avenue). A large data center is located east of Building B and north of the landlocked parcel behind April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 5 78 Building A. Northeast of the Project site is Marina Packing and Forwarding, a freight forwarding use, on the southwest corner of the Maple Avenue and Carl Jacobson Way intersection. These land uses north of the Project site are all zoned Corporate Office (CO) in the City's zoning code. East: Across Carl Jacobson Way, east of the Project site, is the Automobile Driving Museum (610 Carl Jacobson Way) and light industrial uses such as an automotive collision repair shop (760 Carl Jacobson Way), and an animation studio (750 Carl Jacobson Way). These land uses are all zoned Corporate Office (CO) in the City's zoning code. South: The property immediately south of Building A is a single -story commercial strip center containing retail and restaurant uses located on the northeast corner of Pacific Coast Highway and Mariposa Avenue (zoned General Commercial, C-3). The parking lot of this commercial center contains a stand-alone fast-food restaurant building with a drive -through. A light industrial building, containing a logistics company and a manufacturing business, is located south of the Project site and along the north side of Mariposa Avenue. These businesses are also zoned Corporate Office (CO). West: The Project site is bound by Pacific Coast Highway to the west. Across Pacific Coast Highway, land uses include a 76 gasoline station with convenience store at the northwestern corner of the Pacific Coast Highway and Mariposa Avenue intersection, a surface parking lot associated with the Fairfield Inn and Suites Marriott hotel located 600 feet southwest of the Project site (525 Pacific Coast Highway), a fast food restaurant (639 Pacific Coast Highway), a currently vacant restaurant building with surface parking lot (707 Pacific Coast Highway), and a dine -in restaurant (IHOP) (755 Pacific Coast Highway). Farther west of the commercial uses along Pacific Coast Highway are single- and multi -family residential uses. The land uses directly across Pacific Coast Highway are zoned General Commercial (C-3) and parking lot (P) in the City's zoning code. Residential land uses farther west are zoned Multi -Family Residential (R-3) in the City's zoning code. 10. Required Approvals: The City of El Segundo is the lead agency for the Project and has sole discretionary land use authority over the Project proposal. To implement this Project, the following approvals are required: • A Zone Text Amendment to amend the definition of floor area net ra#i (FAR) in the El Segundo Municipal Code (ESMC) Section 15-1-6 to exempt a fully integrated parking structure within a new construction building (pursuant to Section 15-26 of the ESMC). • A Vesting Tentative Parcel Map to consolidate seven parcels into one ground parcel (pursuant to Sections 14-2 and 14-3 of the ESMC). • A Site Plan Review for a new commercial development that includes structures which have a combined gross floor area of more than 50,000 square feet (pursuant to Section 15-30-2 of the ESMC). April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 79 • Waivers of Street Dedication requirements on North Pacific Coast Highway, Mariposa Avenue and Carl Jacobson Way (pursuant to Section 15-24-A-5 of the ESMC). 11.Other Public Agencies Whose Approval Is Required (e.g., permits, financing approval, or particular agreement): This Initial Study is intended to cover all approvals necessary to construct and operate the Proposed Project. No discretionary public agency approvals are known to be required for the Project, other than those required by the City of El Segundo. 12. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, has consultation begun? One tribe has requested to be notified of projects in the City of El Segundo —the Gabrieleno Band of Mission Indians - Kizh Nation. Please refer to the response to Checklist item 18 for information regarding notification of and consultation with the Gabrieleno Band of Mission Indians - Kizh Nation. 13. References The documents listed below are incorporated into this document by reference and are available for review in the Planning and Building Safety Department of the City of El Segundo, which is located in City Hall at 350 Main Street, El Segundo, CA 90245, or as shown in the reference. California Air Pollution Control Officers Association. July 2009. Health Risk Assessments for Proposed Land Use Projects. California Air Resources Board. 2016. Ambient Air Quality Standards. Available at http://www.arb.ca.aov/research/aaas/aags2.pdf . 2013. The California Almanac of Emissions and Air Quality 2013 Edition. California Code, Public Resources Code Section 21083.2. Available at http://leainfo.legislature.ca.gov/faces/codes displaySection.xhtmI?section Num=2108 3.2.&IawCode=PRC California Building Standards Code, Available at https://www.das.ca.aov/BSC/Codes California Code of Regulations, Available at httl2s://oal.ca.gov/publications/ccr/ Title 13, Article 4.8, Chapter 9, Section 2449 Title 24, Part 6 Building Energy Efficiency Standards Title 24, Part 11: California Green Building Standards California Department of Conservation. 2020. California Important Farmland Finder. Accessed October 23, 2020. Available at https://maps.conservation.ca.aov/DLRP/CIFF/. . 2020. EQ Zapp: California Earthquake Hazards Zone Application. Available at httips://maips.conservation.ca.gov/cqs/EQZAipp/aipp/. Accessed October 21, 2020. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration . 2020. CaIGEM GIS online mapping portal. Well Finder. httl2s://mal2s.conservation.ca.gov/dog_gr/wellfinder/#/-1 18.39527/33.92289/16. Accessed November 4, 2020. . 2020. CaIGEM GIS online mapping portal. Well Details, API: 03705175, Santa Fe B, Well # 1, website. httl2s://secure.conservation.ca.gov/WellSearch/Details?api=03705175#main-content. November 4, 2020. . 2020. California Important Farmland Categories. Accessed December 3, 2020. Available at https://www.conservation.ca.gov/dlrp/fmmp/Pages/Important- Farmland-Categories.aspx/. California Department of Forestry and Fire Protection. 2020. Fire Hazard Severity Zone Viewer. https://egis.fire.ca.gov/FHSZ/. November 6, 2020. California Department of Resources Recycling and Recovery. 2020. Estimated Solid Waste Generation Rates. https://www2.caIrecycle.ca.gov/WasteCharacterization/General/Rates. November 13, 2020. California Department of Transportation. 2019. California State Scenic Highway System Map. Accessed December 14, 2020. httl2s://www.arcgis.com/al2ps/webaopviewer/index.html?id=2e921695c43643b 1 aaf7 000dfcc 19983. California Emergency Management Agency. March 2009. Tsunami Inundation Map for Emergency Planning, Venice Quadrangle. California Energy Commission. Electricity Consumption by County: Los Angeles, 2019. Accessed online on January 3, 2021 at: http://www.ecdms.energy.ca.gov/elecbycounty.asp . Gas Consumption by County: Los Angeles, 2019. Accessed online on January 3, 2021 at: httl2://www.ecdms.energy.ca.gov/gasbycounty.aspx. . Gasoline Listing, 2010-2017_A15_Results.xlsx. Data accessed online on January 3, 2021 at: httl2s://ww2.energy.ca.gov/almanac/transportation data/gasoline/). . 2019. Integrated Energy Policy Report. California Gas and Electric Utilities. 2020.2020 California Gas Report. California Office of Environmental Health Hazard Assessment. 2015. The Air Toxics Hot Spots Program Guidance Manual for Preparation of Health Risk Assessments. Available at httl2s://oehha.ca.gov/air/crnr/notice-adoption-air-toxics-hot-spots-program- quidance-manual-preparation-health-risk-0 El Segundo, City of. 1992. General Plan. https://www.elsegundo.org/government/departments/development- services/planning-division/general-plan April 2021 .2017. City of El Segundo Climate Action Plan. . 2019. Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. 650 PCH Project Initial Study - Mitigated Negative Declaration 8 81 . 2020. El Segundo Municipal Code . 2020. Fire Department, Suppression, Frequently Asked Questions. https://www.elsegundofd.org/suppression/suppression-frequently-asked-guestions- fags. Accessed November 5, 2020. . n.d. El Segundo Standardized Emergency Management System Emergency Operations Plan El Segundo Unified School District. 2020. Board of Education Goals For Our Future: 2020- 2024. Adopted June 23, 2020. Environmental Protection Agency. 1971. Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances. Federal Emergency Management Agency. 2008. FIRM Panel 06037C1770F. Accessed on January 22, 2021 at: https://hazards- fema.maps.arcgis.com/apps/webappviewer/index.html?id=8b0adb5l 996444d487933 8b5529aa9cd. Federal Highway Administration. 1978. FHWA Highway Noise Prediction Model (FHWA-RD- 77-108) . Gabrieleno Band of Mission Indians - Kizh Nation. 2020. Meeting of December 9, 2020 between the City of El Segundo and representatives of the Gabrieleno (Mr. Andy Salas and Mr. Matthew Teutimez). Institute of Transportation Engineers. 2020. ITE Trip Generation loth Edition Supplement, Version 2120120. Los Angeles, County of. 2004. Los Angeles County Airport Land Use Plan. Available at https://planning.lacounty.gov/view/alup/ Los Angeles World Airports. 2019. 3019 Los Angeles International Airport - California State Airport Noise Standards Quarterly Report. Available at https://www.lawa.or.q/lawa- environment/noise-management/lawa-noise-management-lax/quarterly-noise- reports-a nd-contour-maps Public School Review. 2021. El Segundo Unified School District. Accessed online on January 29, 2021 at: El Segundo Unified School District (2021)1 El Segundo, CA (publicschoolreview.com). South Coast Air Quality Management District. 2016. National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) Attainment Status for South Coast Air Basin. Available at httl2://www.aamd.gov/docs/default-source/clean-air-plans/air-quality-management- plans/naaas-caags-feb20l 6.pdf?sfvrsn=14 . 2016.2016 Air Quality Management Plan. Available at http://www.agmd.gov/home/air-quality/clean-air-plans/air-quality-melt-plan/final- 2016-ag m p April 2021 . 2009. Localized Significance Threshold Methodology. 650 PCH Project Initial Study - Mitigated Negative Declaration M . 1989. Rule 1403, Asbestos Emissions from Demolition/Renovation Activities. Available at httl2://www.aamd.gov/docs/default-source/rule-book/reg-xiv/rule-l403.odf . Rule 1108. Available at http://www.agmd.gov/home/rules- compliance/rules/scagmd-rule-book . Rule 1113. Available at http://www.agmd.gov/home/rules- compliance/compliance/vocs/architectural-coatings Southern California Association of Governments. 2020.2020-2045 Regional Transportation Plan/Sustainable Communities Strategy. Available at httl2s://scag.ca.gov/connect- socal 2019. Federal Transportation Improvement Program. Available at https://scag.ca.gov/2019-ftip U.S. Census Bureau. 2019. 2-15-2019 American Community Survey 5-Year Estimates: Selected Housing Characteristics (Table DP04), El Segundo. Water Replenishment District of Southern California. 2020. Regional Groundwater Monitoring Report: Water Year 2018-2019, Central and West Coast Basins, Los Angeles County, California West Basin Municipal Water District. 2016.2015 Urban Water Management Plan. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 10 83 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Land Use and Planning ❑ Mineral Resources ❑ Aesthetics El Population and ❑ Hazards and Hazardous ❑ Cultural Resources Housing Materials ❑ Geology and Soils ❑ Noise ❑ Recreation ❑ Hydrology and Water ❑ Public Services ❑ Greenhouse Gas Quality Emissions ❑ Air Quality ❑ Utilities and Service ❑ Tribal Cultural Resources Systems ❑ Transportation/Traffic ❑ Agriculture and Forest ❑ Mandatory Findings of Resources Significance ❑ Biological Resources EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, Earlier Analysis, may be cross-referenced). 5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration, Section 15063(c) (3) (D). Earlier analyses are discussed in Section 19, at the end of the checklist, if utilized. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 01 DETERMINATION: On the basis of this initial evaluation: ❑ 1 find that the project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required but must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effect (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed project. Signature: Printed Name: Eduardo Schonborn Title: Principal Planner April 2021 Date: For: City of El Segundo 650 PCH Project Initial Study - Mitigated Negative Declaration 12 85 1. AESTHETICS Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Have a substantial adverse effect on a scenic El El Elvista? b. Substantially damage scenic resources, including, but not limited to, trees, rock El ❑ Eloutcroppings, and historic buildings within a state scenic highway? c. In non -urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced El El Elfrom publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d. Create a new source of substantial light or glare, which would adversely affect day or ❑ 0 ❑ ❑ nighttime views in the area? Explanation of Checklist Responses 1.a) A scenic vista is generally considered as a publicly accessible, prominent vantage point that provides expansive views of highly valued landscapes or prominent visual elements. As described in the General Plan,' the City is located within the urbanized Los Angeles area, and is considered part of the Los Angeles International Airport (LAX)/South Bay subregion at the southwestern edge of the Los Angeles coastal basin (Figure 1). The Project vicinity includes LAX and 1-105 approximately 0.5 mile to the north, the Hyperion Sewage Treatment Plant 2 miles directly east along the Pacific Ocean coast, the Chevron Refinery 0.6 mile to the south and southwest, and the 405 freeway 1.4 miles to the east (Figure 2). The Project site is located in a predominantly urbanized area of the City, with a mix of commercial, office, and residential uses. The El Segundo General Plan Exhibit C-10 (Master Plan of Streets) identifies Pacific Coast Highway/Sepulveda Boulevard as a major arterial in an area of the City which consists of and is surrounded by urban and developed land (Figure 3). There are no scenic vistas as defined above or identified by the General Plan in the Project area. Further, there are no unique cultural or topographic features that offer a distinctive and enhanced visual setting which is recognized for its scenic vista qualities. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. Therefore, the Project would have no impact on a scenic vista or view. l.b) The Project site is not located within a designated state scenic highway.2 Further, the Project site is not visible from the designated scenic highways nearest to the site, a portion of Route 91 in Orange County and a portion of Route 27 in Topanga Canyon of 1 City of El Segundo. 1992. General Plan. 2 Caltrans (California Department of Transportation). 2019. California State Scenic Highway System Map. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 13 86 Los Angeles County.3 The Project site is located along Pacific Coast Highway, which includes portions identified as eligible State Scenic Highway segments; however, the Project site is not located within the eligible portions, the nearest being in Santa Monica, near Route 187, approximately 11 miles north of the Project site.4 There are no unique cultural, biological or geographic features onsite that would be considered to be a scenic resource. As a result, the site will not visible from the designated or eligible scenic highways. Therefore, Project would have no impact to scenic resources within a state scenic highway. 1.c) As mentioned previously, the Project site is located within an urban area with a variety of urban land uses such as commercial, office, and residential land uses. The proposed office use would be consistent with the property's Corporate Office (CO) zoning classification, and the Project would comply with the CO zoning design standards under El Segundo Municipal Code (ESMC) Article D, Corporate Office (CO) Zone, pertaining to building height and bulk, landscaping, yards, signs and outdoor lighting. Additionally, the proposed zone text amendment, which would exclude parking area from the floor area (netj€AR calculation, would have no conflict with the zoning. No other regulations governing scenic quality are applicable to the Project. In summary, the Project would result in no impact involving conflicts with zoning standards. A project is generally considered to have a significant visual/aesthetic impact if it substantially changes the character of an area such that it becomes visually incompatible or degrades the existing context and quality of the site and its surroundings. The Project site has been developed with existing office buildings constructed in the 1960s, and an associated parking lot. Landscaping, including several trees, is present along the Project site's Pacific Coast Highway/Sepulveda Boulevard frontage. The Project area's visual character is defined by low-rise commercial, retail, industrial, residential, and mid -rise office developments. West of the Project site across PCH, these include a Carl's Jr. restaurant, a parking lot that serves the Fairfield Inn and Suites located on the next block south of Mariposa Avenue, and a Union 76 gas station. Developments north of the site include a Chick fil-A restaurant and several industrial uses, including E-Salon Color Studio, a manufacturer of hair products, Marshall Electronics, which is a wholesale electronic equipment supplier, a large data center, and Marina Packing & Forward freight company. Businesses to the east of the site include the Automobile Driving Museum and light industrial uses. Developments to the south of the Project site include a shopping center with El Pollo Loco and In-N-Out Burger restaurants and a 2-3 story office building. Figure 3 and Figure 4 show the existing developments at the Project site and the immediate surroundings. The developments in the area consist of a variety of commercial, retail, industrial, and office uses that do not exhibit a distinct visual character and there is no uniformity of architectural styles or coherent visual theme. The primary objectives of the Project include improving the visual appearance of the existing buildings and beautifying property. The Project proposes to renovate the two existing office buildings (Buildings A and B) along Pacific Coast Highway, demolish the surface parking on the Project site, and construct a new office building, Building C with an integrated parking structure along with a cohesive landscaped plaza. The buildings 3 California Department of Transportation. 2019. California State Scenic Highway System Map. 4 California Department of Transportation. 2019. California State Scenic Highway System Map. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 14 87 will be renovated and constructed in a contemporary design, as shown in the architectural renderings on Figures 7a and 7b. Building A will have a curtainwall including metal and glass elements. The existing brick facades on Building B will be cleaned and stained with colors matching the overall design palette. Both Buildings A and B will have added entrances and increased landscaping along Pacific Coast Highway. While Building C will be shielded from views from the west along PCH, the new building will be visible from the north, south, and east. the office portion of the new structure will be constructed with concrete and glass, and the design elements consistent with Buildings A and B. The integrated parking will be constructed concrete with architectural grilles and planters, with a similar color and design aesthetic as the office portion. The unifying central plaza area will include enhanced paving, wood seating, and significantly increased landscaping, including more than 75 trees of various species and ground covers and shrubs providing shade and seasonal color. As described and depicted in the architectural renderings, the Project would improve the visual quality of the existing site with uniform and coherent architectural design and would enhance the visual character of the existing office buildings. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. In summary, the Project would result in a beneficial impact on the visual character and visual quality in the Project area. 1.d) Light. The two primary sources of light are those emanating from building interiors that passes through windows, and light from exterior sources, such as street lighting, parking lot lighting, building illumination, security lighting, and landscape lighting. Depending on the location of the light source and its proximity to adjacent light-sensitive uses, light introduction may become a nuisance, affecting adjacent areas and diminishing the view of the clear night sky. Light spillage is typically defined as unwanted illumination from light fixtures on adjacent properties. The Project involves the use of interior office lighting that is typical with office use. The lighting may be visible for surrounding areas during the nighttime; however, similar to the existing office lighting, the internal lighting would not be directly outward from the buildings and would not be considered new sources of substantial light. The Project proposes use of security and safety lighting at entry areas, exit doors and at select perimeters areas (i.e., at the north and south sides of the buildings for safety visibility from Pacific Coast Highway), which will be shielded, low lumen downlighting, and will conform to the minimum ESMC required lighting for safety and security. The roof terrace will have well shielded, low lumen downlighting. Building C will have low level lighting for safety at exterior terraces, and the parking structure lighting will conform to the minimum ESMC requirements and will not be directed outward. The courtyard will have lower -level pole lighting and low lumen landscape lighting for nighttime safety and is surrounded by existing buildings and a perimeter site wall. As a result, no light from the Project is expected to spill onto adjacent properties or be a substantial source of light from off -site locations. While off -site light intrusion is not expected, Mitigation Measure AES-1 will be implemented to ensure that the Project's outdoor lighting is properly designed to avoid such impacts. With implementation of Mitigation Measure AES-1, impacts would be less than significant. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 15 88 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. Timing/Implementation: Prior to issuance of building permits Monitoring/Enforcement: El Segundo Planning and Building Safety Department Glare. Glare and glint refer to the unwanted reflection of the sun's rays or other forms of light by the face of a reflective surface. Glare is primarily a daytime occurrence caused by the reflection of sunlight or artificial light by highly polished surfaces such as window glass or reflective materials and, to a lesser degree, from broad expanses of light-colored surfaces. Glare can also be produced during evening and nighttime hours by the reflection of artificial light sources such as automobile headlights. Glare generation is typically related to either moving vehicles or sun angles, although glare resulting from reflected sunlight can occur regularly at certain times of the year. While glare is a continuous source of excessive brightness, glint is a momentary flash of light produced as a direct reflection of light, which could be experienced by an observer passing at speed, such as a motorist. Glare -sensitive uses include residences, hotels, transportation corridors, and aircraft landing corridors. Glint -sensitive uses include motorists along a transportation corridor and aircraft. A Glare Analysis was prepared for the Project (Appendix A), which assessed the Project's potential to create glare on glare -sensitive uses along the Pacific Coast Highway corridor and the residential areas in the Project vicinity. The existing eight -story Building A was identified as having the potential to create glare based on the existing building height, location next to Pacific Coast Highway and 270 feet east of the nearest residential use (along East Palm Avenue), westward facing position, and the proposed renovation with a curtainwall using metal and glass materials. While the new structure, Building C, is proposed with glass facades, due to the location of the building behind the existing Building A, which extends nearly 20 feet higher than Building C, Building C would be screened from views directly west of the Project site. Portions of Building C would be visible from PCH south of the Project site and along Mariposa Avenue. Based on the orientation of Building C's glass facades, while sunlight would not result in a sustained reflection off the south -oriented fapade to result in glare, observers may experience temporary glint. However, when evaluated with the following proposed surface treatments and selection of materials, the effects of glare were not found to be substantial: low -emissivity (low-e) glass that is clear and permits visible light to enter the building, thus reducing reflectivity; metal cladding on the curtainwall to be finished with aluminum composite panels (ACP), with matte white or matte, clear anodized aluminum finish, which would diffuse light, and concrete on the north and south elevations to be painted with low sheen paint and clad limitedly in matte finish ACP with matte white or matte, clear anodized aluminum finish. Similarly, the selected materials and proposed surface treatments would diffuse incident light and reduce the potential for glint. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 16 89 While the Project is not expected to generate substantial glint and glare, Mitigation Measure AES-2 will be implemented to ensure that the Project's material use and surface treatments are properly incorporated to avoid such effects. With implementation of Mitigation Measure AES-2, impacts would be less than significant. April 2021 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 (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. Timing/Implementation: Prior to issuance of building permits Monitoring/Enforcement: El Segundo Planning and Building Safety Department 650 PCH Project Initial Study - Mitigated Negative Declaration 17 90 2. AGRICULTURE AND FOREST RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest Potentially Less Than Less Than resources, including timberland, are significant Significant Significant With Significant No Impact environmental effects, lead agencies may refer to Impact Mitigation Impact information compiled by the California Department Incorporated of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project, and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project., a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared ❑ ❑ ❑ pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? b. Conflict with existing zoning for agricultural ❑ ❑ ❑ use, or a Williamson Act contract? c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section ❑ ❑ ❑ ❑X 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? d. Result in the loss of forest land or conversion of ❑ ❑ ❑ forest land to non -forest use? e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, ❑ ❑ ❑ 0 to nonagricultural use or conversion of forest land to non -forest use? Explanation of Checklist Responses 2.a) The Farmland Mapping and Monitoring Program (FMMP) produces maps and statistical data that are used for analyzing impacts on California's agricultural resources. Agricultural land is rated according to soil quality and irrigation status. The maps are updated every two years with the use of a computer mapping system, aerial imagery, public review, and field reconnaissance. FMMP produces Important Farmland Maps, which are a hybrid of resource quality (soils) and land use information. The Project site is identified as Urban and Built -Up Land,S which is defined as land occupied by structures with a building density of at least 1 unit to 1.5 acres, and is used for residential, industrial, 5 California Department of Conservation. 2020. California Important Farmland Finder. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 18 91 commercial, construction, institutional, public administration, railroad and other transportation yards, and other developed purposes.6 The Project site is currently developed with three office buildings and surface parking lots, and it is located in a fully developed and urbanized area of El Segundo. Further, the site is not adjacent to or near any land used for agricultural purposes. The Project site is not designated in the FMMP as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, and would not involve conversion of Farmland. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area LnetJFAR calculation, would not have any impact upon this issue area. As such, the Project would result in no impact. 2.b) The Project site and the surrounding area is not zoned for agriculture. Instead the site is zoned Corporate Office (CO) and surrounding areas area zoned either CO or General Commercial. Neither of these zones permit agricultural use and there is no farmland on -site or in the vicinity.? The proposed Project, including the zone text amendment, would have no impact involving a conflict with zoning for agricultural use. The Project site is not part of a Williamson Act contract or any other sort of deed or land use restrictions intended to preserve or foster agricultural uses; therefore, there would be no impact involving a conflict with such zoning or land restrictions. 2.c) As noted above, the subject property is zoned CO, which is intended to provide for the development of office projects, as stated in ESMC Section 15-5D-1, and has no applicability to forestland or timberland. All surrounding land is fully developed with commercial and some non -conforming light industrial and manufacturing uses. There is no forest or timberland on or near the Project site. Therefore, there would be no impact involving a conflict with zoning for forest or timberland. 2.d) The Project site has been previously developed with commercial uses and does not contain any forestland. All surrounding land is fully developed with commercial and some non -conforming industrial and manufacturing uses. There is no forest or timberland on or near the Project site. Therefore, the Project would not cause the conversion of forest land to non -forest use, and would result in no impact. 2.e) The Project site is currently developed with office buildings and surface parking, and there are no agricultural or forest uses in the vicinity. Therefore, the Project would not involve changes in the existing environment that could result in conversion of Farmland to nonagricultural use or the conversion of forestland to non -forest use. As such, there would be no impact. 6 California Department of Conservation. 2020. California Important Farmland Categories. 7 El Segundo Municipal Code, Title 15, Chapter 5, Article C and Article D. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 19 92 3. AIR QUALITY Where available, the significance criteria Less Than established by the applicable air quality Potentially Significant With Less Than management or air pollution control district may be Significant Mitigation Significant No Impact relied upon to make the following determinations. Impact Incorporated Impact Would the project., a. Conflict with or obstruct implementation of the ❑ ❑ ❑ applicable air quality plan? b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an ❑ ❑ ❑X ❑ applicable federal or state ambient air quality standard? c. Expose sensitive receptors to substantial ❑ ❑ ❑ pollutant concentrations? d. Result in other emissions (such as those leading to odors) adversely affecting a substantial ❑ ❑ ❑X ❑ number of people? The following analysis is based in part on the information contained in Air Quality, Energy, and Greenhouse Gas Emissions Impact Analysis prepared by Vista Environmental dated December 21, 2020. This report, hereinafter referred to as the AQ-Energy-GHG Study, is included as Appendix B of this IS/MND. Background The Project site is within the South Coast Air Basin (SCAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). As the local air quality management agency, the SCAQMD is required to monitor air pollutant levels to ensure that state and federal air quality standards are met and, if they are not met, to develop strategies to meet the standards. The health effects associated with criteria pollutants upon which attainment of state and federal quality standards is measured are described in Table 3-1. Depending on whether the standards are met or exceeded, SCAB is classified as being in attainment or nonattainment, as summarized in Table 3-2. SCAB is designated as nonattainment for the federal and state 1-hour and 8-hour ozone standards, the state PM,o standards, and the federal and state PM2.5 standards, which are provided in Table 3-1. The Los Angeles County portion of SCAB is also designated as non - attainment for federal lead standards. Thus, SCAB currently exceeds state and federal ambient air quality standards for these pollutants. The SCAQMD is required to implement strategies to reduce pollutant levels to acceptable standards. This nonattainment status is a result of several factors, primarily the naturally adverse meteorological conditions that limit the dispersion and diffusion of pollutants, the limited capacity of the local airshed to eliminate air pollutants, and the number, type, and density of emission sources within SCAB. The SCAQMD has adopted an Air Quality Management Plan (AQMP) that includes a strategy for the attainment of state and federal air quality standards.$ 8 South Coast Air Quality Management District. 2016.2016 Air Quality Management Plan. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 20 93 Table 3-1. State and Federal Criteria Pollutant Standards Air Concentration / Averaging Time Pollutant California Federal Primary Standards Standards Most Relevant Effects Ozone (03) Carbon Monoxide (CO) 0.09 ppm / 1-hour 0.07 ppm / 8-hour 0.070 ppm, / 8- hour 20.0 ppm / 1-hour 35.0 ppm / 1-hour 9.0 ppm / 8-hour 9.0 ppm / 8-hour (a) Pulmonary function decrements and localized lung edema in humans and animals; (b) Risk to public health implied by alterations in pulmonary morphology and host defense in animals; (c) Increased mortality risk; (d) Risk to public health implied by altered connective tissue metabolism and altered pulmonary morphology in animals after long-term exposures and pulmonary function decrements in chronically exposed humans; (e) Vegetation damage; and (f) Property damage. (a) Aggravation of angina pectoris and other aspects of coronary heart disease; (b) Decreased exercise tolerance in persons with peripheral vascular disease and lung disease; (c) Impairment of central nervous system functions; and (d) Possible increased risk to fetuses. (a) Potential to aggravate chronic respiratory disease and Nitrogen 0.18 ppm / 1-hour 100 ppb / 1-hour respiratory symptoms in sensitive groups; (b) Risk to public Dioxide 0.030 ppm / 0.053 ppm / health implied by pulmonary and extra -pulmonary (NO2) annual annual biochemical and cellular changes and pulmonary structural changes; and (c) Contribution to atmospheric discoloration. Sulfur 0.25 ppm / 1-hour (a) Bronchoconstriction accompanied by symptoms which Dioxide 75 ppb / 1-hour may include wheezing, shortness of breath and chest 0.14 ppm/annual tightness, during exercise or physical activity in persons with (SO2) 0.04 ppm / 24-hour asthma. Suspende d Particulat 50 pg/m3 / 24-hour 150 pg/m3 / 24- e Matter 20 pg/m3 /annual hour (PMio) Suspende d 35 pg/m3 / 24- Particulat 12 pg/m3 / annual hour e Matter 12 pg/m3 / annual (PM2.$) (a) Exacerbation of symptoms in sensitive patients with respiratory or cardiovascular disease; (b) Declines in pulmonary function growth in children; and (c) Increased risk of premature death from heart or lung diseases in elderly. (a) Decrease in ventilatory function; (b) Aggravation of Sulfates 25 pg/m3 / 24-hour No Federal asthmatic symptoms; (c) Aggravation of cardio-pulmonary Standards disease; (d) Vegetation damage; (e) Degradation of visibility; and (f) Property damage. Lead 1.5 pg/m3 / 30-day 0.15 pg/m3 /3- month rolling Extinction coefficient of 0.23 per kilometer - Visibility visibility of ten No Federal Reducing miles or more due Standards Particles to particles when relative humidity is less than 70 percent. (a) Learning disabilities; and (b) Impairment of blood formation and nerve conduction. Visibility impairment on days when relative humidity is less than 70 percent. Source: California Air Resources Board. 2016. Ambient Air Quality Standards. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 21 94 Table 3-2. South Coast Air Basin Attainment Status Criteria Pollutant Standard Averaging Time Designation Attainment Date 1-Hour Ozone 1979 1-Hour 2/6/2023 NAAQS (0.12 ppm) Nonattainment (Extreme) (revised deadline) CAAQS 1-Hour (0.09 ppm) Nonattainment N/A 8-Hour Ozone NAAQS 1997 8-Hour (0.08 ppm) Nonattainment (Extreme) 6/15/2024 NAAQS 2008 8-Hour (0.075 ppm) Nonattainment (Extreme_) 7/20/2032 NAAQS 2015 8-Hour (0.070 ppm) Nonattainment (Extreme_) 8/3/2038 CAAQS 8-Hour (0.070 ppm) Nonattainment Beyond 2032 NAAQS 1-Hour (35 ppm) Attainment (Maintenance) 6/11/2007 8-Hour (9 ppm) (attained) CO CAAQS 1-Hour (20 ppm) Attainment 6/11/2007 8-Hour (9 ppm) (attained) NAAQS 2010 1-Hour (0.10 ppm) Unclassifiable/ Attainment N/A (attained) NAAQS NO2 1971 Annual (0.053 ppm) Attainment (Maintenance) 9/22/1998 (attained) CAAQS 1-Hour (0.18 ppm) Attainment --- Annual (0.030 ppm) Designations Pending NAAQS 1-Hour (75 ppb) (expect Unclassifiable/ N/A (attained) SO2 Attainment) 24-Hour (0.14 ppm)0.03 Unclassifiable/ Attainment 3/19/1979 NAAQS Annual m ( ppm) (attained) 1987 24-hour 7/26/2013 NAAQS (150 pg/m3) Attainment (Maintenance) (attained) PM10 24-hour (50 pg/m3) CAAQS Annual (20 pq/m3) Nonattainment N/A NAAQS 2006 24-Hour (35 pg/m3) Nonattainment (Serious) 12/31 /2019 NAAQS 1997 Annual (15.0 pg/m3) Attainment 8/24/2016 PM2.5 NAAQS 2012 Annual (12.0 pg/m3) Nonattainment (Serious) 12/31 /2025 CAAQS Annual (12.0 pg/m3) Nonattainment N/A Lead NAAQS 3-Months Rolling (0.15 Ng/m ) Nonattainment (Partial) 12/31 /2015 Hydrogen Sulfide CAAQS 1-Hour Attainment --- (H2S) (0.03 ppm or 42 pg/m3) Sulfates CAAQS 24-Hour Attainment --- Vinyl Chloride CAAQS 24-Hour Attainment --- (0.01 ppm or 26 pg/m3) Source: South Coast Air Quality Management District. 2016. National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) Attainment Status for South Coast Air Basin. Explanation of Checklist Responses 3.a) As part of its enforcement responsibilities, the United States Environmental Protection Agency (USEPA) requires each state with nonattainment areas to prepare and submit a State Implementation Plan (SIP) that demonstrates the means to attain the federal standards. The SIP must integrate federal, state, and local plan components and regulations to identify specific measures to reduce pollution in nonattainment areas, April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 22 95 using a combination of performance standards and market -based programs. Similarly, under state law, the California Clean Air Act requires an air quality attainment plan to be prepared for areas designated as nonattainment with regard to the federal and state ambient air quality standards. Air quality attainment plans outline emissions limits and control measures to achieve and maintain these standards by the earliest practical date. As previously mentioned, the Project site is located within SCAB, which is under the jurisdiction of the SCAQMD. The SCAQMD is required, pursuant to the federal Clean Air Act, to reduce emissions of criteria pollutants for which SCAB is in nonattainment. In order to reduce such emissions, the SCAQMD prepared the 2016 Air Quality Management Plan. The 2016 AQMP establishes a program of rules and regulations directed at reducing air pollutant emissions and achieving state (California) and national air quality standards. The 2016 AQMP is a regional, multi -agency effort including SCAQMD, the California Air Resources Board (CARB), the Southern California Association of Governments (SCAG), and the USEPA. The plan's pollutant control strategies are based on the latest scientific and technical information and planning assumptions, including SCAG's 2016 Regional Transportation Plan/Sustainable Communities Strategy, updated emissions inventory methodologies for various source categories, and SCAG's latest growth forecasts. (SCAG's latest growth forecasts were defined in consultation with local governments and with reference to local general plans.) The project is subject to the SCAQMD's Air Quality Management Plan. Criteria for determining consistency with the AQMP are defined by the following indicators: • Consistency Criterion No. 1: Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. • Consistency Criterion No. 2: Whether the project will exceed the assumptions in the AQMP or increments based on the year of project buildout and phase. Both of these criteria are evaluated in the following sections. Criterion 1 - Increase in the Frequency or Severity of Violations? Based on the air quality modeling analysis contained in Appendix B and summarized herein in Tables 3-3 and 3-4, short-term construction air emissions would not result in significant impacts based on SCAQMD regional thresholds of significance or local thresholds of significance. As summarized in Table 3-5 herein, the ongoing operation of the Project would generate air pollutant emissions that are inconsequential on a regional basis and would not result in significant impacts based on SCAQMD thresholds of significance. As shown in Table 3-5, the analysis for long-term local air quality impacts showed that local pollutant concentrations would not be projected to exceed the air quality standards. Therefore, a less than significant long-term impact would occur and no mitigation would be required. Therefore, based on the information provided above, the proposed Project would be consistent with the first criterion. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 23 96 Criterion 2 - Exceed Assumptions in the AQMP? Consistency with the AQMP assumptions is determined by performing an analysis of the Project with the assumptions in the AQMP. The emphasis of this criterion is to ensure that the analyses conducted for the Project are based on the same forecasts for regional growth as the AQMP. The AQMP is developed through use of the planning forecasts provided in the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) and the SCAG Federal Transportation Improvement Program (FTIP). Population forecasts are developed through a number of socio-economic variables and with input from local government agencies with respect to their long-range land use plans and local growth forecasts. The RTP/SCS is a major planning document for the regional transportation and land use network within Southern California. The RTP/SCS is a long-range plan that is required by federal and state requirements placed on SCAG and is updated every four years. The FTIP provides long-range planning for future transportation improvement projects that are constructed with state and/or federal funds within Southern California. Local governments are required to manage their communities in a manner consistent with these regional plans. The Project site is currently designated as Corporate Office in the General Plan and is zoned Corporate Office (CO). The CO Zone permits a maximum floor area ratio (FAR) of 0.8:1. As such, the 7.2-acre Project site is allowed a maximum 252,913.6 square feet of net floor area. Since the proposed Project would result in a total of 235,057 square feet of net floor area, the Project is consistent with the existing land use designation and zoning. However, since the zoning code is unclear if the proposed parking structure is included in the FAR, the applicant is requesting a Zone Text Amendment to amend the definition of 1=floor Aarea net R-a#ie within ESMC Section 15-1-6 to exempt a fully integrated parking structure within a new construction building. It should be noted the generation of vehicle trips and associated air emissions are generated by the amount of office building square footage and not by the size of the parking lot/structure or the number of parking spaces. As such, the proposed Zone Text Amendment for the proposed parking structure would not change the AQMP assumptions for the Project site. Therefore, the proposed Project, including the proposed zone text amendment, is not anticipated to exceed the AQMP assumptions, and is found to be consistent with the AQMP for the second criterion. Based on the above, the Project would not result in an inconsistency with the SCAQMD AQMP. Therefore, a less than significant impact will occur in relation to implementation of the AQMP and no mitigation would be required. 3.b) The following section provides the calculated potential air emissions associated with the construction and operations of the Project and compares the emissions to the SCAQMD CEQA thresholds of significance. Construction Emissions The Project construction activities are anticipated to include demolition and rough grading of the existing surface parking lot, grading and foundation construction, building renovation and construction, application of architectural coatings, and paving and site improvements. The construction emissions have been analyzed for both regional and local air quality impacts. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 24 97 Construction -Related Reaional ImDacts The CalEEMod model has been used to calculate the Project construction -related regional emissions. The worst -case summer or winter daily Project construction -related criteria pollutant emissions for each phase of construction activities are shown below in Table 3-3. Since it is possible that building construction/renovation, architectural coating, and paving/site improvement activities may occur concurrently towards the end of the building construction phase, Table 3-3 shows the combined regional criteria pollutant emissions from building construction/renovation (year 2023), architectural coating, and paving/site improvement phases of construction. Table 3-3 shows that none of the analyzed criteria pollutants would exceed the regional emissions thresholds during either demolition/rough grading, grading/foundation, building construction/ renovation, or the combined building construction/renovation, architectural coatings, and paving/site improvement phases. Therefore, the Project construction would result in a less than significant impact to regional air quality and no mitigation would be required. Table 3-3. Construction -Related Regional Criteria Pollutant Emissions Pollutant Emissions (pounds/day) Activity VOC NOx CO S02 PM10 PM2.5 Demolition/Rough Grading' On -site 4.65 49.34 33.30 0.07 3.71 2.20 Off -site 0.41 8.61 3.16 0.03 0.97 0.29 Total 5.05 57.95 36.46 0.10 4.68 2.48 Grading/Foundation' On -site 1.83 18.81 11.95 0.02 3.42 2.22 Off -site 1.38 37.73 10.63 0.12 3.30 0.99 Total 3.21 56.54 22.58 0.14 6.72 3.21 Building Construction/Renovation (Year 2022) On -site 0.81 7.76 9.15 0.02 0.40 0.38 Off -site 1.83 13.46 15.05 0.07 4.47 1.24 Total 2.63 21.22 24.19 0.08 4.87 1.62 Combined Building Construction/Renovation (2023), Architectural Coatings, and Paving/Site Improvements On -site 25.13 19.69 25.49 0.04 0.99 0.93 Off -site 1.99 10.55 16.70 0.07 5.33 1.47 Total 27.12 30.24 42.19 0.11 6.32 2.40 Maximum Daily Construction Emissions 27.12 57.95 42.19 0.14 6.72 3.21 SCAMAMD Thresholds 75 100 550 150 150 55 Exceeds Threshold? No No No No No No Notes: ' Demolition and Grading based on adherence to fugitive dust suppression requirements from SCAQMD Rule 403. 2 On -site emissions from equipment not operated on public roads. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 25 98 Pollutant Emissions (pounds/day) Activity VOC NOx CO S02 PM10 PM2.5 3 Off -site emissions from vehicles operating on public roads. Source: AQ Energy GHG Study, see Appendix B. Construction -Related Local Impacts Construction -related air emissions may have the potential to exceed the State and Federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Air Basin. The local air quality emissions from construction were analyzed through utilizing the methodology described in Localized Significance Threshold Methodology (LST Methodology), prepared by SCAQMD, revised October 2009. The LST Methodology found the primary criteria pollutant emissions of concern are NOx, CO, PM10, and PM2.5. In order to determine if any of these pollutants require a detailed analysis of the local air quality impacts, each phase of construction was screened using the SCAQMD's Mass Rate LST Look -up Tables. The Look -up Tables were developed by the SCAQMD in order to readily determine if the daily onsite- emissions of CO, NOx, PM10, and PM2.5 from the proposed project could result in a significant impact to the local air quality. Table 3-4 shows the on -site emissions from the CaIEEMod model for the different construction phases and the calculated localized emissions thresholds that have been detailed. Since it is possible that building construction/renovation, architectural coating, and paving/site improvement activities may occur concurrently, Table 3-4 shows the combined local criteria pollutant emissions from building construction, paving and architectural coating phases of construction. Table 3-4. Construction -Related Local Criteria Pollutant Emissions Pollutant Emissions' (pounds/day) Phase NOx CO PM10 PM2.5 Demolition/Rough Grading2 50.42 33.70 3.83 2.23 Grading/Foundation2 23.52 13.28 3.83 2.34 Building Construction/Renovation (year 2022) 9.45 11.03 0.96 0.54 Combined Building Construction/Renovation (2023), Architectural Coatings, and Paving/Site 22.00 27.78 1.72 1.17 Improvements Maximum Daily Construction Emissions 50.42 33.70 3.83 2.34 SCAQMD Local Construction Thresholds3 197 2,387 55 16 Exceeds Threshold? No No No No Notes: 1 The Pollutant Emissions include 100% of the on -site emissions (off -road equipment and fugitive dust) and 1 /8 of the off -site emissions (on road trucks and worker vehicles), in order to account for the on -road emissions that occur within a 1A mile of the project site. 2 Demolition and Grading phases based on adherence to fugitive dust suppression requirements from SCAQMD Rule 403. 3 The nearest off -site sensitive receptors to the Project site are multi -family homes located as near as 270 feet (82 meters) west of the project site. As such, the 50 and 100 meter thresholds were interpolated to 82 meters. Source: AQ Energy GHG Study, see Appendix B. Calculated from SCAQMD's Mass Rate Look -up Tables for five acres in Air Monitoring Area 3, Southwest Coastal LA County. April 2021 650 PCH Project Initial Study — Mitigated Negative Declaration 26 We As shown in Table 3-4, the Project would not exceed any criteria pollutant local emissions thresholds during either demolition/rough grading, grading/foundation, building construction/renovation, or the combined building construction/renovation, architectural coatings, and paving/site improvement phases. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (netl€�kR calculation, would not have any impact upon this issue area. Therefore, construction of the Project would result in a less than significant impact to local air quality and no mitigation would be required. Operational Emissions The on -going operation of the Project would result in a long-term increase in air quality emissions. This increase would be due to emissions from onsite- area sources, energy usage, and Project generated vehicle trip emissions. The following section provides an analysis of potential long-term air quality impacts due to regional air quality and local air quality impacts with the on -going operations of the Project. Operations -Related Regional Criteria Pollutant Analysis The operations -related regional criteria air quality impacts created by Project have been analyzed through use of the CalEEMod model. The Project's worst -case summer or winter VOC, NOX, CO, S02, PM10, and PM2.5 daily emissions during long-term operations have been calculated and are summarized below in TABLE 3-5. Table 3-5. Operational Regional Criteria Pollutant Emissions Pollutant Emissions (pounds/day) Emissions Source VOc NOx CO S02 PM10 PM2.5 Area Sources' 7.60 <0.00 0.16 <0.00 <0.00 <0.00 Energy Usage2 0.10 0.92 0.78 0.01 0.07 0.07 Mobile Sources3 4.02 16.50 48.09 0.18 14.68 4.01 Total Emissions 11.72 17.42 49.02 0.18 14.75 4.08 SCQAMD Operational Thresholds 55 55 550 150 150 55 Exceeds Threshold? No No No No No No Notes: I Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. 2 Energy usage consist of emissions from natural gas usage. 3 Mobile sources consist of emissions from vehicles and road dust. Source: AQ Energy GHG Study, see Appendix B. Calculated from CalEEMod Version 2016.3.2. As shown in Table 3-5, the long-term operation of the Project would not exceed the criteria pollutant regional emissions thresholds. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)€414 calculation, would not have any impact upon this issue area. Therefore, operation of the Project would result a less than significant regional air quality impact and no mitigation would be required. 3.c) Some land uses are considered more sensitive to air pollution than others because of the types of population groups or activities involved. Sensitive population groups April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 27 100 include children, the elderly, the acutely ill, and the chronically ill, especially those with cardiorespiratory diseases. Residential areas are considered to be sensitive receptors to air pollution because residents (including children and the elderly) tend to be at home for extended periods of time, resulting in sustained exposure to any pollutants present. Children are considered more susceptible to the health effects of air pollution due to their immature immune systems and developing organs. As such, schools are also considered sensitive receptors, as children are present for extended durations and engage in regular outdoor activities. Recreational land uses are considered moderately sensitive to air pollution. Although exposure periods are generally short, exercise places a high demand on respiratory functions, which can be impaired by air pollution. In addition, noticeable air pollution can detract from the enjoyment of recreation. The proposed Project would not expose sensitive receptors to substantial pollutant concentrations. The local concentrations of criteria pollutant emissions produced in the nearby vicinity of the Project, which may expose sensitive receptors to substantial concentrations have been calculated for both construction and operations, which are discussed separately below. The discussion below also includes an analysis of the potential impacts from toxic air contaminant emissions. The nearest sensitive receptors to the Project site are residents at the multi -family homes located as near as 270 feet west of the Project site. Construction -Related Sensitive Receptor Impacts The Project construction activities are anticipated to include demolition and rough grading of the existing surface parking lot, grading and foundation construction, building renovation and construction, application of architectural coatings, and paving and site improvements. Construction activities may expose sensitive receptors to substantial pollutant concentrations of localized criteria pollutant concentrations and from toxic air contaminant emissions created from on -site construction equipment, which are described below. Local Criteria Pollutant Impacts from Construction The local air quality impacts from the Project construction has been analyzed, with the results provided in Table 3-4, which provides the on -site emissions from the CalEEMod model for the different construction phases and the calculated localized emissions thresholds. Since it is possible that building construction/renovation, architectural coating, and paving/site improvement activities may occur concurrently, the results combine local criteria pollutant emissions from building construction, paving and architectural coating phases of construction. As shown, the Project construction emissions would not exceed the local NOX, CO, PM10 and PM2.5 thresholds of significance. Therefore, construction of the proposed project would create a less than significant construction -related impact to local air quality and no mitigation would be required. Toxic Air Contaminants Impacts from Construction The greatest potential for toxic air contaminant emissions would be related to diesel particulate matter (DPM) emissions associated with heavy equipment operations during Project construction. According to SCAQMD methodology, health effects from carcinogenic air toxics are usually described in terms of "individual cancer risk." April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 28 101 "Individual Cancer Risk" is the likelihood that a person exposed to concentrations of toxic air contaminants over a 70-year lifetime will contract cancer, based on the use of standard risk -assessment methodology. It should be noted that the most current cancer risk assessment methodology recommends analyzing a 30-year exposure period for the nearby sensitive receptors.9 The Project construction activities involve the operation of diesel -powered haul trucks and off -road equipment that would operate between 270 feet and 1,000 feet from the nearest homes to the west. The maximum haul trips would occur during the combined demolition and grading phase, which entail the export of 26,575 cubic yards of material requiring a total of 3,322 haul trips and averaging 83 haul trips per day over 40 days. According to CAPCOA's 2009 Health Risk Assessments for Proposed Land Use Projects, CAPCOA recommends that sensitive receptors should not be placed within 1,000 feet of distribution centers that generate more than 100 trucks per day or more than 40 trucks per day with transport refrigeration units (TRUs). Since construction activities would generate less than the 100 trucks per day threshold that would have the potential to create a significant TAC impact at the nearby sensitive receptors as determined by CAPCOA's screening criteria, a less than significant TAC impact would occur from construction -related haul trucks. There would be up to nine pieces of diesel -powered off -road equipment operating simultaneously on the Project site during the combined demolition and rough grading phase. All diesel -powered powered equipment would be required to adhere to California Code of Regulations Title 13, Article 4.8, Chapter 9, Section 2449 that regulates emissions from off -road diesel equipment in California. This regulation limits idling of equipment to no more than five minutes, requires equipment operators to label each piece of equipment and provide annual reports to CARB of their fleet's usage and emissions. This regulation also requires systematic upgrading of the emission Tier level of each fleet, and currently no commercial operator is allowed to purchase Tier 0 or Tier 1 equipment and by January 2023 no commercial operator is allowed to purchase Tier 2 equipment. In addition to the purchase restrictions, equipment operators need to meet fleet average emissions targets that become more stringent each year between years 2014 and 2023. As of January 2019, 25 percent or more of all contractors' equipment fleets must be Tier 2 or higher. Given the relatively limited number of heavy-duty construction equipment and haul trucks used during the demolition and grading phase, the varying distances that construction equipment would operate to the nearby sensitive receptors, and the short- term construction schedule, the proposed Project would not result in a long-term (i.e., 30 or 70 years) substantial source of toxic air contaminant emissions and corresponding individual cancer risk Therefore, no significant short-term toxic air contaminant impacts would occur during construction of the proposed project. As such, construction of the proposed Project would result in a less than significant exposure of sensitive receptors to substantial pollutant concentrations and no mitigation would be required. Operations -Related Sensitive Receptor Impacts 9 California Office of Environmental Health Hazard Assessment. 2015. The Air Toxics Hot Spots Program Guidance Manual for Preparation of Health Risk Assessments. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 29 102 The following sections analyze the effects of on -going operations of the Project, and the potential to expose sensitive receptors to substantial pollutant concentrations from the potential local air quality impacts from on -site operations and from possible toxic air contaminant impacts. Local Criteria Pollutant Impacts from On -site Operations The local air quality impacts from the Project operation would occur from on -site sources such as architectural coatings, landscaping equipment, and natural gas appliances, as well as from vehicle emissions from the Project site and the immediate vicinity. The local NOx, CO, PM10 and PM2.5 emissions resulting from the Project operations were analyzed using the SCAQMD's Mass Rate LST Look -up Tables and the methodology described in LST Methodology, and the results are summarized in Table 3- 5. As shown, operation of the Project would not exceed the LST thresholds of significance. Therefore, the on -going operations of the proposed project would create a less than significant operations -related impact to local air quality due to on -site emissions and no mitigation would be required. Operations -Related Toxic Air Contaminant Impacts Particulate matter (PM) from diesel exhaust is the predominant Toxic Air Contaminant (TAC) in most areas and according to The California Almanac of Emissions and Air Quality 2013 Edition, prepared by CARB, about 80 percent of the outdoor TAC cancer risk is from diesel exhaust. The proposed Project would not generate other sources of TACs that could affect neighboring land uses. Some chemicals in diesel exhaust, such as benzene and formaldehyde have been listed as carcinogens by State Proposition 65 and the Federal Hazardous Air Pollutants program. According to Health Risk Assessments for Proposed Land Use Project, prepared by California Air Pollution Control Officers Association (CAPCOA), July 2009, recommends that sensitive receptors should not be placed within 1,000 feet of distribution centers that generate more than 100 trucks per day or more than 40 trucks per day with transport refrigeration units (TRUs). According to the ITE Trip Generation 10'h Edition Supplement, Version 2/20/20, for the ITE Land Use 710- General Office Building, daily truck trips represent 1 percent of the overall trip generation for the proposed project. Per the Noise Study (Appendix G), the proposed Project would generate 2,797 gross daily trips, this would result in 28 daily truck trips per day or 14 truck deliveries per day to the Project site. Since the proposed project would generate well below the 100 trucks per day threshold that would have the potential to create a significant TAC impact at the nearby sensitive receptors as determined by CAPCOA's screening criteria, a less than significant TAC impact would occur during the on -going operations of the proposed Project and no mitigation would be required. Therefore, operation of the proposed Project, including the zone text amendment, would result in a less than significant exposure of sensitive receptors to substantial pollutant concentrations. 3.d) The Project would not create objectionable odors affecting a substantial number of people. Individual responses to odors are highly variable and can result in a variety of effects. Generally, the impact of an odor results from a variety of factors such as frequency, duration, offensiveness, location, and sensory perception. The frequency is April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 30 103 a measure of how often an individual is exposed to an odor in the ambient environment. The intensity refers to an individual's or group's perception of the odor strength or concentration. The duration of an odor refers to the elapsed time over which an odor is experienced. The offensiveness of the odor is the subjective rating of the pleasantness or unpleasantness of an odor. The location accounts for the type of area in which a potentially affected person lives, works, or visits, the type of activity in which he or she is engaged, and the sensitivity of the impacted receptor. Construction -Related Odor Impacts Potential sources that may emit odors during construction activities include the application of coatings such as asphalt pavement, paints and solvents and from emissions from diesel equipment. Standard construction requirements that limit the time of day when construction may occur as well as SCAQMD Rule 1108 that limits VOC content in asphalt and Rule 1113 that limits the VOC content in paints and solvents would minimize odor impacts from construction. As such, the objectionable odors that may be produced during the construction process would be temporary and would not likely be noticeable for extended periods of time beyond the project site's boundaries. Through compliance with the applicable regulations that reduce odors and due to the transitory nature of construction odors, a less than significant odor impact would occur and no mitigation would be required. Operations -Related Odor Impacts Potential sources that may emit odors during the on -going operations of the Project would primarily occur from the outdoor trash storage areas. There would be no odor sources from building interior activities or building systems that would reach the outdoor atmosphere. Pursuant to City regulations, permanent trash enclosures that protect trash bins from rain as well as limit air circulation would be required for the trash storage areas. Due to the distance of the nearest receptors from the Project site and through compliance with SCAQMD's Rule 402 and City trash storage regulations, no significant impact related to odors would occur during the on -going operations of the proposed Project. Therefore, a less than significant odor impact would occur and no mitigation would be required. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 31 104 4. BIOLOGICAL RESOURCES Potentially Less Than Less Than Would the project: Significant Significant With Mitigation Significant No Impact Impact Incorporated Impact a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special -status species in local or ❑ ❑ ❑ ❑X regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, El El Elpolicies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? c. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, ❑ ❑ ❑ ❑X etc.) through direct removal, filling, hydrological interruption, or other means? d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or ❑ ❑ ❑ ❑X migratory wildlife corridors, or impede the use of native wildlife nursery sites? e. Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ ❑X preservation policy or ordinance? f. Conflict with the provisions of an adopted habitat conservation plan, natural community El El Elconservation plan, or other approved local, regional, or state habitat conservation plan? Explanation of Checklist Responses 4.a-d) The Project site is in a fully developed, urbanized portion of the City and is not located in an area with high ecological sensitivity. As previously mentioned, the Project site is currently developed with existing office buildings and surface parking lots. The existing office buildings include: Building A, an eight -story, rectangular office building; Building B, a two-story, square office building; and Building D, a one-story, rectangular office building. There are limited ornamental trees and shrubs along the Project site's frontage along Pacific Coast Highway that vary in size, species, and health. Two mature street trees are located within the sidewalk between Building A and Pacific Coast Highway, which would be removed as part of the proposed Project; however, given that these trees are located within an urbanized area and surrounded by impervious surfaces, they are unlikely to support any sensitive wildlife species. One ornamental coniferous tree is located on the western frontage of Building A between the structure and the surface parking lot. The Project applicant would be required to comply with ESMC Title 9 Chapter Three (Street Trees), which states that removal of a street tree by a private entity requires a permit from the City. Further, whenever a street tree is removed or April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 32 105 destroyed pursuant to any tree permit, the permittee must plant another tree. The Project proposes to include more than 75 trees of a varying species throughout the Project site, including a selection of specimen size Coast Live Oaks that would visually enhance the plaza. Other areas enhanced with new trees include the front setback area of Buildings A and B along the Pacific Coast Highway street frontage and the eastern edge of the existing surface parking lot behind Building B. The increased landscaping as compared with existing conditions would beautify the site, provide much needed shade, increase site permeability, and increase the size of the City's urban forest, thus reducing heat island effect. The Project site does not contain any natural vegetation, natural communities, or biological resources that could support any sensitive plants or wildlife species. The property is not in an area designated as critical habitat for any sensitive wildlife species, nor is the area subject to any conservation plans, recovery plans, or similar policies and ordinances. There are no wetlands, marshes, surface drainages, ponds, lakes, streams, or any type of water -based habitat or any riparian communities on or near the Project site. No food or water sources are on -site or in the surrounding areas that would support migrating fish or wildlife. The vegetation and animal species supported in the limited man-made ornamental landscaping beds include species that are commonly found in urban environments and are thus, not protected by California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. As a result, the Project would have no impact on sensitive or protected biological resources, migratory wildlife corridors, or protected wetland and riparian habitats. 4.e) As stated above, there are limited ornamental trees and shrubs along the Project site's Pacific Coast Highway frontage that vary in size, species, and health. This includes two mature street trees, which are located within the sidewalk between Building A and Pacific Coast Highway. These two trees would be removed as part of the proposed Project. The Project applicant would be required to comply with ESMC Title 9 Chapter Three (Street Trees), which states that a permit to remove a street tree is necessary. Further, whenever a street tree is removed or destroyed pursuant to any tree permit, the permittee must plant another tree. The proposed Project would provide landscaping to meet the types and minimum sizes of plant material (trees, shrubs, and groundcover) in landscaped areas in the plaza and in setback areas as required in the zoning regulations in the El Segundo Municipal Code. Street trees would be installed where required and where feasible in compliance with the requirements of El Segundo's Municipal Code and the City's Master Street Tree Plan. As stated above, more than 75 trees of a varying species would be planted throughout the Project site, which would include several specimen size Coast Live Oaks that would be planted in the proposed plaza between Building A and the proposed Building C. Other areas enhanced with new trees would include the front setback area of the Buildings A and B along the Pacific Coast Highway street frontage and the eastern edge of the existing surface parking lot behind Building B. Compliance with the City's Street Tree chapter of the municipal code, which would be confirmed through the City's plan check process, would ensure that the Project would not conflict with an applicable local policy or ordinance protecting biological resources. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)F4R calculation, would not have any impact upon this issue area. As such, the Project would result in no impact. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 33 106 4.t) As stated above, the Project site is a previously disturbed site with no existing natural vegetation. Although there are areas within El Segundo that contain sensitive habitat, they are located in coastal areas, specifically, coastal habitat for the El Segundo Blue Butterfly. As described in the General Plan Conservation Element, the El Segundo Blue Butterfly is listed on the federal endangered species list, and is dependent upon and rarely strays from coastal buckwheat plants. At this time, the butterfly occurs on a 1.96 acre preserve adjacent to and maintained by the Chevron Refinery and in the dune area under the flight path of the Los Angeles International Airport. Since this project is not located in the City's Coastal Zone, coastal sensitive habitat would not be impacted by the Proposed Project. As such, given the existing use of the Project site as commercial office space and surface parking lots, the Project would not conflict with provisions of an adopted habitat conservation plan, natural community conservation plan, or other approved local, regional, or state habitat conservation plan and the Project would have no impact. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 34 107 5. CULTURAL RESOURCES Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Cause a substantial adverse change in the significance of a historical resource pursuant ❑ ❑ ❑X ❑ to CEQA Guidelines Section 15064.5? b. Cause a substantial adverse change in the significance of an archaeological resource ❑ ❑X ❑ ❑ pursuant to CEQA Guidelines Section 15064.5? c. Disturb any human remains, including those ❑ ❑ ❑ interred outside of formal cemeteries? The following analysis is based in part on the information contained in the Project Cultural Resources Memorandum by Michael Baker International, which is included as Appendix C of this IS/MND. Explanation of Checklist Responses 5.a) A historical resource is defined in CEQA Guidelines Section 15064.5(a) (3) as any object, building, structure, site, area, place, record, or manuscript determined to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California. Historical resources are further defined as being associated with significant events, important persons, or distinctive characteristics of a type, period, or method of construction; representing the work of an important creative individual; or possessing high artistic values. The potential for historic resources on the Project site was evaluated in the Project Cultural Resources Memorandum by Michael Baker International (see Appendix C). The Project area was undeveloped until 1927, and then between 1928 and 1947, the land was used for agricultural purposes. No built features are depicted within the Project area until 1953 with the extant building at 737 Lairport Street (Carl Jacobson Way) (Building D). By 1964, both 650 and 700 North Pacific Coast Highway (Building A and Building B, respectively) were constructed. While Building A (650 North Pacific Coast Highway) was designed by noted architect Daniel Dworsky, the building has been permanently altered for over 55 years and was previously graded to accommodate the existing structure foundations and parking uses. Building A and Building B were evaluated for inclusion in the California Register and recommended ineligible for listing under Criteria 1, 2, 3, and 4 both individually and as contributors to a historic district due to a lack of association with a historic context. Additionally, the resources were evaluated in accordance with Section 15064.5(a) (2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code, and they do not appear to be historic resources for the purposes of CEQA. As evaluated in the Project Cultural Resources Memorandum, the Project site neither contains structures listed on the National Register of Historic Places nor includes structures listed as a Los Angeles Historic -Cultural Monument. As such, the Project would have a less than significant impact on a historic resource. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 35 108 5.b) An archaeological resource is defined in Section 15064.5(c) of the CEQA Guidelines as a site, area, or place determined to be historically significant as defined in Section 15064.5(a) (see definition of historical resource in checklist response 14.a) or as a unique archaeological resource defined in Public Resources Code Section 21083.2 as an artifact, object, or site that contains information needed to answer important scientific research questions of public interest, or that has a special and particular quality such as being the oldest or best example of its type, or that is directly associated with a scientifically recognized important prehistoric or historic event or person. The earliest inhabitants to the Los Angeles Basin occurred in the Paleocoastal or Paleoindian Period terms, indicating proximity to the coast and is generally dated between about 13,000 and 8,500 before present (BP). These earliest inhabitants were highly mobile hunter -gatherers. Others redefined the Millingstone Horizon as the Encinitas Tradition, which dates to between about 8,500 BP and 3,500 BP. Encinitas is a widespread cultural phenomenon distinguished by an abundance of manos and metates and a dearth of vertebrate faunal remains, projectile points, and mortar and pestle groundstone tools. Definitions of the Intermediate Period and Late Prehistoric Period continue to be employed as temporal periods, though understanding of cultural practices, technology, and migrations, among other aspects, has been thoroughly deepened. At the beginning of the historic period, the Project location is understood to be within the ancestral territory of the Gabrielinos though no Gabrielino villages are known to be within the vicinity of the Project site, and the place name Waachnga is located approximately 3 miles to the north-northwest. This place name potentially corresponds to the location of Gauchn, an Indigenous village. The Gabrielino Indians are named because of their association with the Mission San Gabriel Arcangel, located approximately 20 miles northeast. Generally, their territory included all of the Los Angeles Basin, parts of the Santa Ana and Santa Monica Mountains, along the coast from Aliso Creek in the south to Topanga Canyon in the north, and San Clemente, San Nicolas, and Santa Catalina Islands. The Gabrielino spoke a dialect of the Cupan group of the Takic language family. The Project area was once part of Rancho Sausal Redondo, and as mentioned above, remained undeveloped until 1927. The cultural resources assessment included a records search (File No. 21729.7831) on October 15, 2020 through the South Central Coastal Information Center (SCCIC). The SCCIC, as part of the California Historical Resources Information System, California State University, Fullerton, an affiliate of the California Office of Historic Preservation (OHP), is the official state repository of cultural resources records and reports for Los Angeles County. Three cultural resource reports were previously completed within the Project area, and six were completed within the quarter -mile search area, as identified in Table 5-1. No cultural resources were identified within the Project area; however, because the Project would involve excavations for a new building that would include native soils, there is potential, however slight, to uncover previously undiscovered archaeological resources from the regional inhabitants. As a result, the following Mitigation Measure CUL-1 will be implemented such that in the event of any discovery of unknown cultural resources during earthwork, impacts would be less than significant. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 36 109 Table 5-1. Previous Cultural Resource Investigations within 0.25 Mile of Project Site Within Resources Author(s) Date Title Project Site in Project Area? area? Stickel, Gary E. 1993 Draft Report a Phase I Cultural Resources Literature Yes No Search for the West Basin Water Reclamation Project Avina, Mike 2001 Monitoring Report forXo California Builds-1920 Maple No No Avenue, El Segundo, California, and 4000 Macarthur Blvd, Newport Beach, California Bonner, Wayne 2007 Cultural Resources Records Search And Site Visit No No H. and Results for Royal Street Communications, LLC, Kathleen A. Candidate La2640a (SCE El Nido), 1703 East Mariposa Crawford Avenue, El Segundo, Los Angeles County, California Bonner, Wayne 2007 Direct APE Historic Architectural Assessment for Royal No No H. Street Communications, LLC Candidate LA2640A (SCE El Nido), 1703 East Mariposa Avenue, El Segundo, Los Angeles County, California Harper, 2008 Preliminary Cultural Resources Survey for the Yes No Caprice D. and Formation of the Wiseburn Unified School District Francesca Project, Cities of El Segundo and Hawthorne, and Smith Unincorporated Los Angeles County, CA Metro 2011 Crenshaw/LAX Transit Corridor Project Final Yes No Environmental Impact Report/Final Environmental Impact Statement 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. Timing/Implementation: Applicant to submit evidence of a contracted qualified archaeologist to the City prior to issuance of building permits Monitoring/Enforcement: El Segundo Planning and Building Safety Department 5.c) No evidence of any prior human burials or use as a burial ground was identified in the Cultural Resources Assessment (see Appendix C) and Native American Consultation process conducted for this property. Based on the fully developed conditions on the site and the extent of disturbance on the entire property, the likelihood that Project April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 37 110 construction would encounter and impact any human remains is expected to be remote. In the unlikely event that human remains are encountered during Project ground - disturbing activities, the remains shall be treated in accordance with California Health and Safety Code Section 7050.5, which states that no further disturbance shall occur until the County Coroner has made a determination of the origin and disposition pursuant to Public Resources Code Section 5097.98. In the event of an unanticipated discovery of human remains, the County Coroner shall be notified immediately. If the human remains are determined to be prehistoric, the coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify the most likely descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Compliance with these regulations would reduce any potential impacts to a less than significant level. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 38 111 6. ENERGY Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Result in potentially significant environmental impact due to wasteful, inefficient, or ❑ ❑ ❑ unnecessary construction of energy resources, during project construction or operation? b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? ❑ ❑ 0 ❑ The following analysis is based in part on the information contained in Air Quality, Energy, and Greenhouse Gas Emissions Impact Analysis prepared by Vista Environmental dated December 21, 2020. This report, hereinafter referred to as the AQ-Energy-GHG Study, is included as Appendix B of this IS/MND. Explanation of Checklist Responses 6.a) The proposed Project would impact energy resources during construction and operation. Energy resources that would be potentially impacted include electricity, natural gas, and petroleum -based fuel supplies and distribution systems. Project Construction The Project construction activities are anticipated to include demolition and rough grading of the existing surface parking lot, grading and foundation construction, building renovation and construction, application of architectural coatings, and paving and site improvements. Based on these activities, the proposed Project would consume energy resources during construction in three (3) general forms: 1. Petroleum -based fuels used to power off -road construction vehicles and equipment on the Project site, construction worker travel to and from the Project site, as well as delivery and haul truck trips (e.g. hauling of demolition material to off -site reuse and disposal facilities); 2. Electricity associated with the conveyance of water that would be used during Project construction for dust control (supply and conveyance) and electricity to power any necessary lighting during construction, electronic equipment, or other construction activities necessitating electrical power; and, 3. Energy used in the production of construction materials, such as asphalt, steel, concrete, pipes, and manufactured or processed materials such as lumber and glass. Construction -Related Electricity During construction, the Project would consume electricity to construct the new structures and infrastructure. Electricity would be supplied to the Project site by Southern California Edison (SCE) and would be obtained from the existing electrical lines on the Project site. The use of electricity from existing power lines rather than temporary diesel April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 39 112 or gasoline powered generators would minimize impacts on energy use. Electricity consumed during Project construction would vary throughout the construction period based on the construction activities being performed. Various construction activities include electricity associated with the conveyance of water that would be used during Project construction for dust control (supply and conveyance) and electricity to power any necessary lighting during construction, electronic equipment, or other construction activities necessitating electrical power. Such electricity demand would be temporary, nominal, and would cease upon the completion of construction. Overall, the Project construction would require limited electricity consumption that would not be expected to have an adverse impact on available electricity supplies and infrastructure. Therefore, the use of electricity during Project construction would not be considered wasteful, inefficient, or unnecessary. Since SCE already provides power to the Project site, it is anticipated that only nominal improvements would be required to SCE distribution lines and equipment with development of the proposed project. Compliance with the ESMC and SCE requirements would ensure that the proposed Project fulfills its responsibilities relative to infrastructure installation, coordinates any electrical infrastructure removals or relocations, and limits any impacts associated with construction of the project. Construction of the Project's electrical infrastructure is not anticipated to adversely affect the electrical infrastructure serving the surrounding uses or utility system capacity. Impacts would be less than significant and no mitigation would be required. onstruction-Related Natural The Project construction would not involve the consumption of natural gas. Natural gas would not be supplied to support construction activities, thus there would be no demand generated by construction. Since SoCal Gas already provides natural gas to the Project site, construction -related activities would be limited to installation of new natural gas connections within the Project site. Similarly, the Project would not require extensive natural gas infrastructure improvements to serve the buildings. Construction - related energy usage impacts associated with the installation of natural gas connections are expected to be confined to trenching in order to place the lines below surface. In addition, prior to ground disturbance, the Project would notify and coordinate with SoCalGas to identify the locations and depth of all existing gas lines and avoid disruption of gas service. Therefore, construction -related impacts to natural gas supply and infrastructure would be less than significant and no mitigation would be required. onstruction-Related Petroleum Fuel Use Petroleum -based fuel usage represents the highest amount of transportation energy potentially consumed during construction, which would utilized by both off -road equipment operating on the project site and on -road automobiles transporting workers to and from the project site and on -road trucks transporting equipment and supplies to the project site. The off -road construction equipment fuel usage was calculated through use of the off - road equipment assumptions and fuel use assumptions provided by the applicant, which found that the off -road equipment utilized during Project construction would consume 43,106 gallons of fuel. The on -road construction trips fuel usage was April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 40 113 calculated through use of the construction vehicle trip assumptions and fuel use assumptions, which found that the on -road trips generated from Project construction, including truck haul trips to export soil cut an demolition debris, would consume 112,908 gallons of fuel. As such, the combined fuel used from off -road construction equipment and on -road construction trips for the proposed project would result in the consumption of 156,015 gallons of petroleum fuel. This equates to 0.0039 percent10 of the gasoline and diesel consumed in the County of Los Angeles annually. The Project construction activities would be required to adhere to all State and SCAQMD regulations for off -road equipment and on -road trucks, which provide minimum fuel efficiency standards. As such, construction activities would not result in the wasteful, inefficient, and unnecessary consumption of energy resources. Impacts regarding transportation energy would be less than significant. Development of the proposed project would not result in the need to manufacture construction materials or create new building material facilities specifically to supply the Project. While it is difficult to measure the energy used in the production of construction materials such as asphalt, steel, and concrete, it is reasonable to assume that the production of building materials such as concrete, steel, etc., would employ all reasonable energy conservation practices in the interest of minimizing the cost of doing business. Operation of the Project would result in consumption of electricity for interior and exterior lighting, heating and cooling systems, a variety of electrical appliances and office machinery, electrical vehicle charging infrastructure, and for outdoor irrigation system controls. The Project electricity consumption during operations was calculated to be 598,220 kilowatt-hours per year of electricity. This equates to 0.0098 percent'' of the electricity consumed annually in the County of Los Angeles. It should be noted, the Project would be required to comply with all Federal, State, and City requirements related to the electricity consumption, including California Code of Regulations (CCR) Title 24, Part 6 Building Energy Efficiency Standards and CCR Title 24, Part 11: California Green Building Standards. The CCR Title 24, Part 6 and Part 11 standards require numerous energy efficiency measures to be incorporated into the proposed office buildings, including enhanced insulation, use of energy efficient lighting and appliances, water and space heating systems, as well as requiring a variety of other energy -efficiency measures to be incorporated into the proposed office structures. Therefore, it is anticipated the Project will be designed and built to maximize efficiency of electricity use and that existing and planned electricity capacity and electricity supplies would be sufficient to support the proposed project's electricity demand. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net�FA_R calculation, would not have any impact upon this issue area. Thus, the Project would not result in the wasteful or inefficient use of electricity and impacts would be less than significant, with no required mitigation measures. 10 According to the California Energy Commission's "2010-2017_A15_Results.xlsx", in 2017, 3,659 million gallons of gasoline and 300 million gallons of diesel was sold in Los Angeles County. Data accessed on January 3, 2021 at: httr)s://ww2.eneray.ca.ciov/almanac/transportation data /gasoline/). >> According to the California Energy Commission, in 2019, Los Angeles County consumed 66,118 Gigawatt-hours per year of electricity. Data accessed on January 3, 2021 at: http://www.ecdms.energy.ca.gov/elecbycounty.asix,) April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 41 114 Operations -Related Natural Gas Project operations would result in increased consumption of natural gas, which was calculated to be 3,435 MBTU per year of natural gas. This equates to 0.0011 percent12 of the natural gas consumed annually in Los Angeles County. As mentioned previously, the Project would be required to comply with all Federal, State, and City requirements, including those related to the natural gas consumption. These include CCR Title 24, Part 6 Building Energy Efficiency Standards and CCR Title 24, Part 11: California Green Building Standards. The CCR Title 24, Part 6 and Part 11 standards require numerous energy efficiency measures to be incorporated into projects, including enhanced insulation as well as use of efficient natural gas appliances and HVAC units. Therefore, it is anticipated the Project will be designed and built to maximize efficiency of natural gas use and that existing and planned natural gas capacity and natural gas supplies would be sufficient to support the proposed Project's natural gas demand. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. Thus, impacts with regard to wasteful or inefficient use of natural gas supply and infrastructure capacity would be less than significant and no mitigation measures would be required. Therefore, the proposed Project, including the proposed zone text amendment, would not result in the wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation. Impacts would be less than significant and no mitigation would be required. 6.b) The proposed Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. Although the City has not adopted any specific plans that address energy efficiency, the City adopted the City of El Segundo Climate Action Plan on December 2017, that has been prepared to help the City comply with the City's GHG emissions reduction goals through implementation of many measures that also result in energy conservation and efficiency. As noted in Table 8-2 in Section 8 - Greenhouse Gas Emissions, the Project would be consistent with the City's CAP and with the applicable energy efficiency strategies set forth in the CAP. This would primarily entail project compliance with the building energy efficiency standards set forth in Title 24, Part 6 of the California Government Code, and compliance with the City's Municipal Code, Title 13, Chapter 11, Green Building Standards Code, requires all development projects, including this Project, to meet the California Green Building Standards Code (CalGreen) building requirements to implement various energy efficiency design features into the proposed office buildings. As such, the proposed Project would be designed to meet all applicable State building energy efficiency standards as well as to meet the City's energy efficiency standards. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. Therefore, the Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. Impacts would be less than significant and no mitigation would be required. 12 According to the California Energy Commission, in 2019, Los Angeles County consumed 3,048.32 million therms of natural gas. Data accessed online on January 3, 2021 at: http://www.ecdms.energy.ca.gov/gasbvcounty.aspx. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 42 115 7. GEOLOGY AND SOILS Potentially Less Than Less Than Would the project: Significant Significant With Mitigation Significant No Impact Impact Incorporated Impact a. Directly or indirectly cause substantial adverse effects, including the risk of loss, injury, or death ❑ ❑ ❑X ❑ involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or ❑ ❑ ❑ ❑X based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ 0 ❑ iii) Seismic -related ground failure, including ❑ ❑ ❑ liquefaction? iv) Landslides? ❑ ❑ ❑ ❑X b. Result in substantial soil erosion or the loss of ❑ ❑ ❑ topsoil? c. Be located on a geologic unit that is unstable, or that would become unstable as a result of the project, and potentially result in on -or off- ❑ ❑ ❑X ❑ site landslide, lateral spreading, subsidence, liquefaction, or collapse? d. Be located on expansive soil, as defined in Table 18-1-B of the California Building Code ❑ ❑ ❑ (2004), creating substantial risks to life or property? e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems ❑ ❑ ❑ ❑X where sewers are not available for the disposal of wastewater? f. Directly or indirectly destroy a unique paleontological resource or site or unique ❑ ❑X ❑ ❑ geologic feature? This section is based, in part, on the Preliminary Geotechnical Investigation Report prepared by Stantec, dated June 27, 2020, which is included as Appendix D of this IS/MND. Explanation of Checklist Responses 7.a.1) The Alquist-Priolo Earthquake Fault Zoning Act of 1972 serves to mitigate the hazard of surface faulting to structures for human occupancy, and is intended to prevent the construction of buildings used for human occupancy on the surface trace of active faults. The Act requires the State Geologist to establish regulatory zones, known as Alquist-Priolo Earthquake Fault Zones, around the surface traces of active faults and to issue maps delineating these zones. If an active fault is found, a structure for human April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 43 116 occupancy cannot be placed over the trace of the fault and must be set back from the fault (typically 50 feet). The Act defines active faults as those that have experienced surface displacement or movement during the last 11,000 years. The Project site is located at 650-700 N Pacific Coast Highway, in a seismically active region in Southern California near several fault systems. According to the Department of Conservation, the Project site is not affected by a State -designated Alquist-Priolo Earthquake Fault Zone.13 Mapped fault zones closest to the Project vicinity include the Newport -Inglewood, Palos Verdes, Puente Hills (LA), and Santa Monica Faults, located 3.5, 4.9, 8.1, and 8.8 miles, respectively, from the Project site. The geotechnical report did not identify any traces of faults on or near the Project site, and the site does not lie within the boundaries of a known Earthquake Fault Zone. The Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death, involving rupture of a known earthquake fault. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net) FAR calculation, would not have any impact upon this issue area. Because there are no known faults on or near the Project site, the Project would be expected to result in no impact. 7.a.ii) Ground shaking is the primary cause of structural damage during an earthquake. Magnitude, duration, and vibration frequency from earthquakes would vary greatly, depending on the fault and its distance from the Project site. As mentioned above, the nearest known active faults are the Newport -Inglewood, Palos Verdes, Puente Hills (LA), and Santa Monica Faults, located 3.5, 4.9, 8.1, and 8.8 miles from the Project site, with anticipated maximum moment magnitudes (Mw) of 7.5, 7.7, 7.0, and 7.4, respectively. Seismic activity along these faults or on any other of the numerous faults in the Southern California area would cause seismic ground shaking in El Segundo and consequently is considered during project design. General types of ground failures that might occur as a consequence of severe ground shaking include landsliding, ground lurching, and shallow ground rupture. The probability of occurrence for these types of failures depends on the severity of the earthquake, distance from faults, topography, subsoils, and groundwater conditions. Current geotechnical analysis of the project site indicates none of these effects would be considered likely to occur. The potential for dynamic settlement resulting from severe earthquake shaking along the proposed fill slopes is present and is estimated to be on the order of 1.72 inches. The potential for ground rupture is remote and is not considered to be a hazard for this project. The Project would be required to conduct a final geotechnical investigation and be designed in accordance with the California Building Standards Code (CBSC) and ESMC standards through the City's plan review and permitting process, which would reduce the effects of seismic ground shaking. As a result, the effects of ground shaking would be expected to be less than significant for the Project and no mitigation would be required. 13 California Department of Conservation. EQ Zapp: California Earthquake Hazards Zone Application. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 44 117 7.a.iii) Liquefaction is the transformation of a deposit of soil from a solid state to a liquefied state, typically during prolonged ground shaking events such as earthquakes, and the soil acquires mobility sufficient to permit both horizontal and vertical movements. According to the Project's preliminary geotechnical investigation, the Project site is not located in a California Geological Survey Liquefaction Hazard Zone, which is defined as areas where historical occurrence of liquefaction, or local geological, geotechnical and groundwater conditions indicate a potential for permanent ground displacement. Based on groundwater data collected at an off -site location approximately 250 feet north of the Project site, groundwater is expected to be encountered at a depth of approximately 121 below the ground surface. Given this depth to groundwater, the site is not subject to liquefaction induced settlement. Additionally, as the Project would be required to be designed in accordance with CBSC and ESMC standards, the Project would be expected to result in a less than significant impacts to liquefaction hazards and no mitigation would be required. 7.a.iv) The Project site is characterized by relatively flat topography. No unusual geographic features exist on the site or in its vicinity; thus, the site does not have the potential to slide or to experience sliding from adjacent areas. According to the California Department of Conservation, the Project site is not located in a landslide hazard area. Therefore, project implementation would not expose people or structures to landslides.14 Thus, no impact would occur. 7.b) Construction of the Project involves ground -disturbance activities such as site preparation, asphalt removal, grading, excavation and trenching for foundations and utilities, and the erection of a new structure, Building C. Unstable soil conditions could develop if exposed soils are exposed to rain and wind erosion, or construction traffic. However, the Project would be subject to the requirements of a municipal National Pollutant Discharge Elimination System (NPDES) Permit (implemented through a Standard Urban Stormwater Mitigation Plan [SUSMP]) and the City's Municipal Code. Both the Municipal Code and the SUSMP require application of erosion and sedimentation control best management practices (BMPs) during construction for proper water quality management. Erosion control BMPs are designed to prevent erosion, whereas sediment controls are designed to trap sediment once it has been mobilized. Further, the Project applicant is required to comply with South Coast Air Quality Management District (SCAQMD) Rule 403, which would reduce the potential for wind erosion by requiring the implementation of dust control measures during construction. Compliance with these requirements would prevent significant soil erosion during construction. During operations, the majority of the fully developed site would be covered by impervious surfaces such as pavement and buildings, which would prevent any soil erosion following construction. Unpaved areas would be landscaped, which would also prevent soil erosion. In summary, Project -related impacts involving soil erosion and loss of topsoil would be less than significant and no mitigation would be required. 14 California Department of Conservation. EQ Zapp: California Earthquake Hazards Zone Application. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 45 118 7.c) The Project site has a relatively flat topography, with no hillsides on -site or in the surrounding area. Further, the Project site is not located on a cliff, mountainside, bluff, or other geographic feature with stability concerns. As described above in checklist response 7.a, the site is not susceptible to liquefaction, landslide, subsidence, or collapse. Grading and structural design of the proposed improvements would apply the recommendations of the final geotechnical report and the applicable standards of the California Building Code to ensure that the proposed building foundation provides a stable footing for the proposed new building. The Project is expected to result in less than significant impacts related to unstable geologic units or soils, thus no mitigation would be required. 7.d) Based on the preliminary geotechnical report prepared for the Project (Appendix D), near -surface soils, in the upper approximately 10 feet, have a low potential to be expansive. The samples tested were granular with low -plasticity fines. Therefore, the Proposed Project's impacts related to expansive soils would be less than significant. 7.e) No septic tanks or alternative wastewater disposal systems are proposed as part of the Project. Since the Project site is currently developed, sewer and wastewater infrastructure are currently in place. Furthermore, the site is connected to the public sewer system in the City. Therefore, no impact would occur with regard to sewers or alternative wastewater disposal systems. 7.f) The Project site does not contain any unique geological feature or formation. As discussed previously, the entire Project property has been highly disturbed with prior agricultural uses and subsequently developed with the current buildings and parking lot. As shown in the Project Geotechnical Report (Appendix D) subsurface boring has indicated that the Project site sediments consist of artificial fill and asphalt within the top layer of soil (approximately 1 foot), followed by underlying old eolian deposits (Qoe). Based on prior paleontological investigations performed for the Crenshaw Transit Corridor Project and LAX Master Plan Final EIS/EIR, which include the Project area, sensitive paleontological resources were identified in the Project vicinity. While the renovation activities on Building A and Building B do not involve substantial earthwork, the construction of Building C would require excavations exceeding 1 foot during the foundation work. As a result, the Project has the potential to disturb unknown paleontological resources. The following Mitigation Measure PALEO-1 will be implemented such that in the event of any discovery of unknown paleontological resources during earthwork, impacts would be less than significant. April 2021 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. 650 PCH Project Initial Study - Mitigated Negative Declaration 46 119 Timing/Implementation: Applicant to submit evidence of a contracted qualified paleontologist to the City prior to issuance of building permits. WEAP training shall be administered prior to the start of earthwork activities and shall be administered to any new construction workers involved in excavation efforts associated with the Project. Monitoring/Enforcement: El Segundo Planning and Building Safety Department April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 47 120 8. GREENHOUSE GAS EMISSIONS Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Generate greenhouse gas emissions, either directly or indirectly, that may have a ❑ ❑ 0 ❑ significant impact on the environment? b. Conflict with an applicable plan, policy, or regulation adopted for the purpose of ❑ ❑ 0 ❑ reducing the emissions of greenhouse gases? The following analysis is based in part on the information contained in Air Quality, Energy, and Greenhouse Gas Emissions Impact Analysis prepared by Vista Environmental dated December 21, 2020. This report, hereinafter referred to as the AQ-Energy-GHG Study, is included as Appendix B of this IS/MND. Explanation of Checklist Responses 8.a) CEQA Guidelines Section 15064(h)(3) allows a lead agency to make a finding of non - significance for GHG emissions if a project complies with a program and/or other regulatory schemes to reduce GHG emissions. The City adopted the City of El Segundo Climate Action Plan (El Segundo CAP) in 2017 to help implement compliance with the City's GHG emissions reduction goals as well as State and federal regulations that include Assembly Bill (AB) 32 (Chapter 488, Statutes of 2006), Senate Bill (SB) 32 (Chapter 249, Statutes of 2016), and the 2017 Climate Change Scoping Plan Update GHG emission reduction goals. The El Segundo CAP was prepared in accordance with Section 15183.5(b) of the State CEQA Guidelines for qualified plans to support tiering for project level analyses, and states "Within the CEQA process, a qualified CAP framework offers the ability to streamline future CEQA greenhouse gas analyses by being able to tier off the climate action plan." While quantification of the proposed Project's GHG emissions are not required to show consistency with the CAP, the Project's GHG emissions have been calculated with the CalEEMod model, for informational purposes. A summary of the results is shown below in Table 8-1. Table 8-1. Project Related Greenhouse Gas Annual Emissions Category Greenhouse Gas Emissions CO2 CH4 (Metric Tons per Year) N20 CO2e Area Sources' 0.04 <0.00 <0.00 0.04 Energy Usage2 2,238.14 0.09 0.02 2,246.58 Mobile Sources3 2,866.53 0.14 <0.00 2,870.15 Solid Waste4 31.15 1.84 <0.00 77.17 Water and Wastewaters 340.56 1.63 0.04 393.39 Constructionb 52.44 <0.00 <0.00 52.55 Total GHG Emissions 5,528.86 3.70 0.06 5,639.89 April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 48 121 Notes: I Area sources consist of GHG emissions from consumer products, architectural coatings, and landscaping equipment. 2 Energy usage consists of GHG emissions from electricity and natural gas usage. 3 Mobile sources consist of GHG emissions from vehicles. Waste includes the CO2 and CHa emissions created from the solid waste placed in landfills. 5 Water includes GHG emissions from electricity used for transport of water and processing of wastewater. b Construction emissions amortized over 30 years as recommended in the SCAQMD GHG Working Group on November 19, 2009. Source: CalEEMod Version 2016.3.2. The data provided in Table 8-1 shows that the Project would generate 5,639.89 MTCO2, per year of GHGs, which includes the 30-year amortized construction emissions. It should be noted that Table 8-1 is based on current emission rates from area sources, energy usage, solid waste, water and wastewater sources. State regulations, including SB 100 (Chapter 312, Statutes of 2018) that requires 100 percent of retail sales of electricity to be generated from zero -carbon emissions sources by 2045, along with other regulations aimed at GHG reduction from other sources, will result in further reducing these emissions sources. In addition, the transportation sources only incorporate previously adopted state regulations and do not account for recent state regulations, including the anticipated reductions from Executive Order N-79-20 that requires 100 percent of new passenger vehicles sold in California to be zero -emissions by 2035. The Project's consistency with the El Segundo CAP is provided in Table 8-2, below. In summary, proposed Project would not generate substantial levels of GHG emissions, either directly or indirectly, that may have a significant impact on the environment. Project impacts would be less than significant and no mitigation measure would be required. 8.16) The applicable plan for the Project would be the El Segundo CAP, which was developed in cooperation with the South Bay Cities Council of Governments, and serves as a guide for action by setting GHG emission reduction goals and establishing strategies and policies across various sectors to achieve desired outcomes into the future. The strategies are community -wide, and focus on lowering GHG emission s from a range of sources including transportation, land use, energy generation and consumption, water, and waste. The Project's consistency with applicable GHG emissions reduction strategies in the El Segundo CAP is provided in Table 8-2. Table 8-2. Consistency with the El Segundo CAP Sub -Strategies Project Consistency Goal LUT: A - Accelerate the Market for EV Vehicles LUT: Al EV Parking Policies LUT: A2.4 Adopt charging standards beyond CalGreen 2016 requirements. Not Applicable. This Strategy requires the City to consider to allow reduction of parking spaces in exchange for EV or NEWV parking. The Project applicant is not requesting a reduction in parking spaces. Nevertheless, the Project is proposing 72 electric vehicle spaces. Does not conflict. This action is applicable to the City to implement. However, the Project is required to meet CalGreen 2016 requirements for on -site electric vehicle charging infrastructure. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 49 122 Sub -Strategies Proiect Consisten LUT: A2.5 Create policies that encourage facility owners to provide Not Applicable. This action is applicable to the City to level 1 charging. implement. However, the Project will include designated EV parking. Goal LUT: B — Encourage Ride -Sharing LUT: B1 Facilitate Private and Public Mobility Services (Ride -Hailing, Not Applicable. This policy is only applicable to the City Ride -Sharing, Car -Sharing, Bike -Sharing) to work with private and public services to provide different types of mobility services for sharing. LUT: B1.1 Facilitate bike -sharing. LUT: B1.2 Facilitate car -sharing. LUT: B1.3 Facilitating ride -hailing and ride -sharing. Goal LUT: D — Adopt Active Transportation Initiatives LUT: D1 Provide Traffic Calming Measures LUT: D1.2 Use traffic calming measures on streets where feasible. LUT: D2 Provide Pedestrian/Bicycle Networks Improvements LUT: D3 Improve Design of Development. Does not conflict. This policy is only applicable to the City to implement. However, the Project provides both short- term and long-term bike parking. Does not conflict. This policy is only applicable to the City to implement. However, the Project is over parked and the extra parking spaces could be used for a car -sharing use in the future. Does not conflict. This policy is only applicable to the City to implement. However, the Project is over parked and the extra parking spaces could be used for ride -hailing and ride -sharing uses in the future. Consistent. The Project meets the City's strategies to provide traffic calming measures with proposed increased landscaping along the Project frontage and encouraging pedestrian and bicycle uses. Consistent. The Project meets the City's requirements to provide traffic calming measures on the Project site with increased landscaping along the Project frontage and encouraging pedestrian and bicycle uses. Consistent. The Project provides an on -site pedestrian and bicycle circulation system and associated amenities. Consistent. The Project improves design development by providing pedestrian and bicycle amenities and bicycle parking. LUT: D3.2 Require bicycle parking through the Zoning Code or other Does not conflict. This policy is only applicable to the City implementation documents. to implement. However, the Project does provide both short-term and long-term bicycle parking. LUT: D3.3 Require new developments to provide pedestrian, bicycle, Consistent. The Project would provide pedestrian and and transit amenities. bicycle amenities. LUT: D3.5 Require commercial and multi -family residential projects Consistent. The Project would provide permanent (long - to provide permanent bicycle parking facilities. term) bicycle parking locations. LUT: D3.6 Provide short and long-term bicycle parking near key areas. LUT: D3.12 Construct or improve pedestrian infrastructure around transit. Goal LUT: E — Parking Strategies Consistent. The Project would provide both short and long-term bicycle parking on the Project site. Not Applicable. This policy is only applicable to the City to implement. However, the Project would provide an on - site pedestrian circulation system. April 2021 650 PCH Project Initial Study — Mitigated Negative Declaration 50 123 Sub -Strategies Project Consistency LUT: E2.2 Encourage developers of new development to unbundle Consistent. The Project parking structure would not parking and eliminate the assignment of specific stalls. assign specific stalls other than for electric and clean air vehicle spaces within the public parking areas. Goal EE: D — Increase Energy Efficiency in New Commercial Developments EE: D Encourage or Require EE Standards Exceeding Title 24 Consistent. The Project will be designed to meet or exceed existing Title 24 requirements. Goal EE: E — Increase Energy Efficiency through Increased Water Efficiency (WE) EE: E1 Promote or Require Water Efficiency Through SB X7-7. Not Applicable. This policy is only applicable to the City to implement. However, the Project is required to meet California Green Building Standards Title 24 Part 11 related to water efficiency. EE: EU Require low -irrigation landscaping. Consistent. The proposed project will provide low-water demand irrigation landscaping. Goal EE: F — Decrease Energy Demand through Reducing Urban Heat Island Effect EE: F1 Promote Tree Planting for Shading and EE Consistent. The Project provides a landscape plan with over 75 trees of varying species, including specimen size coast live oaks that will provide shading. EE: F1.1 Encourage tree planting at plan check. Not Applicable. This policy is only applicable to the City to implement. However, the proposed project does provide a landscape plan with a variety of new trees. Goal EE: G — Participate in Education, Outreach and Planning for Energy Efficiency No Sub -Strategies provided for this Goal, which does not apply to developers of private commercial land uses. Goal EE: H — Increase Energy Efficiency in Municipal Buildings No Sub -Strategies provided for this Goal, which does not apply to private development projects. Goal EE: I — Increase Energy Efficiency in City Infrastructure No Sub -Strategies provided for this Goal, which does not apply to private development projects. Source: City of El Segundo Climate Action Plan, 2017. As shown in Table 8-2, the proposed Project would generally be consistent with applicable strategies identified in the El Segundo CAP. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. Therefore, implementation of the Project would not impede attainment of the GHG reduction objectives in the CAP and would not result in cumulatively considerable environmental impacts associated with its GHG emissions. Project impacts would be less than significant and no mitigation measures are required. April 2021 650 PCH Project Initial Study — Mitigated Negative Declaration 51 124 9. HAZARDS AND HAZARDOUS MATERIALS Potentially Less Than Less Than Would the project: Significant Significant With Mitigation Significant No Impact Impact Incorporated Impact a. Create a significant hazard to the public or the environment through the routine transport, ❑ ❑ ❑X ❑ use, or disposal of hazardous materials? b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the ❑ ❑X ❑ ❑ release of hazardous materials into the environment? c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or ❑ ❑ ❑ waste within one -quarter mile of an existing or proposed school? d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as ❑ ❑ ❑ ❑X a result, would it create a significant hazard to the public or the environment? e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or ❑ ❑ ❑ public use airport, result in a safety hazard or excessive noise for people residing or working in the project area? f. Impair implementation of or physically interfere with an adopted emergency ❑ ❑ ❑ response plan or emergency evacuation plan? g. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or ❑ ❑ ❑ 0 death involving wildland fires? Responses to the following questions include information from site investigations and assessments of prior land use activities regarding potential environmental contaminants in the Phase I and Phase II Environmental Site Assessments (ESAs) prepared by AEI Consultants, Partner Engineering and Science, Inc., and Ramboll Environ US Corp. The investigation reports are included in this Initial Study as Appendix E, and were conducted on all parcels comprising the Project site area. The Phase I HAS were conducted to identify potential presence of recognized environmental conditions (RECs) or historical recognized environmental conditions (HRECs) through review of historical property information and regulatory files and databases, and conducting interviews with property representatives and site reconnaissance, in general conformance with ASTM Practice E127-13 Standard Practice for Environmental Site Assessments. Explanation of Checklist Responses 9.a) The proposed Project would provide office building uses that would involve the use of equipment and materials that are standard in general office uses, parking uses, and for April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 52 125 landscaping. Small amounts of commercially available hazardous materials may be used for regular cleaning and maintenance activities which would neither require the storage, use, or disposal of substantial amounts of hazardous materials, nor generate significant quantities of hazardous waste. This usage would not require the storage, use, transport, or disposal of quantities of hazardous substances that would be subject to any special handling or permitting requirements. Therefore, this Project's normal operations would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. Impacts in this regard would be less than significant and no mitigation measures are required. 9.b) The Project site was developed for agricultural use from at least 1928, and then was left undeveloped from at least 1947 until 1953. The existing site improvements began with the construction of the building at 700 North Pacific Coast Highway (Building B) in 1955, followed by the construction of Building A at 650 North Pacific Coast Highway in 1962. Tenants in these buildings have included several aerospace companies, pharmaceutical companies, and a computer hardware manufacturer. Based on the age of the buildings, the prior uses, and proposed construction activities, the Project has the potential to result in accidental releases of hazardous substances, which are addressed in the following subsections. 1) Recognized Environmental Conditions (RECsL The Phase I and Phase II investigations identified several RECs on the Project site: Underground storage tanks (USTs) at 700 Pacific Coast Highway (Building B): Eight 1,000-gallon USTs were in operation from 1958 until 1985. The USTs were constructed of concrete and reportedly contained gasoline, sulfides, organic acids, copper, zinc, mineral oils, alcohols, and solvents associated with the manufacturing of lighter fluid and pharmaceuticals. The exact location of the USTs was not identified. However, according to historical sources, the USTs appear to have been likely located in the northeast portion of the property. A building permit for removal of the USTs was identified, dated May 21, 1982 to remove the tanks and fill and compact the void. Although the USTs were scheduled to be removed and backfilled with sand, based on the results of the previous Phase II (Ramboll 2016), where borings included concrete and asphalt, the concrete USTs may have been closed in place and/or remnants of the concrete remain. As part of the Phase II (Appendix E), soil vapor sampling was performed in the suspected location of the former USTs (northeastern portion of the site). The soil vapor samples were collected at depths ranging from 10.5 to 12 feet below ground surface; as such shallow soil vapor conditions do not appear to have been assessed. Due to soil conditions, the ground penetrating radar (GPR) penetration was 3 feet or less, while the closed USTs may have been installed at greater depths that exceed 5 feet. Analytical results at the time of the Phase II revealed concentrations of constituents of concern (petroleum hydrocarbons, volatile organic compounds, metals) in soil and soil vapor below the environmental screening levels (ESLs)15 in 15 Environmental Screening Levels (ESLs) were developed by the San Francisco Bay Regional Water Quality Board (Water Board) to provide conservative screening levels for over 100 chemicals found at sites with contaminated soil and groundwater. They are intended to help expedite the identification and evaluation of potential environmental April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 53 126 effect at the time. However, because the ESLs have changed in California since 2016, soil vapor concentrations detected at the time of the previous sampling are now above the current 2019 commercial/ industrial ESLs for benzene and ethylbenzene. The detected concentrations of benzene and ethylbenzene above the current commercial/industrial ESLs represents a REC. The samples were also evaluated for indoor air cancer risk for residential land use, based on USEPA Regional Screening Levels (RSLs) and Department of Toxic Control Substances (DTSC) modified screening levels (SLs) for total petroleum hydrocarbons and metals. None of the evaluated soil gas concentrations would result in a DTSC indoor air cancer risk greater than 1 x 10-6 for carcinogenic compounds . Because the use of DTSC indoor air screening levels for residential land uses represents a conservative approach for the Project (as a nonresidential use), Ramboll concluded that the level of hazard from potential indoor soil gas concentrations was less than significant (Appendix E). The only compound detected in the soil samples that exceeded its respective USEPA RSL was arsenic, which was determined to be naturally occurring at the site due to the fact that the levels detected in soil samples were within the typical background ranges of naturally occurring arsenic in Southern California. (Appendix E) Potential UST at 650 N Pacific Coast Highway (Building A): Hughes Aircraft Co SCG at the address 690 N Sepulveda Boulevard was listed in the Statewide Environmental Evaluation and Planning System (SWEEPS UST) database. The 690 N Sepulveda Boulevard has been historically associated with the building at 650 N Pacific Coast Highway (Building A), and as such, this listing may pertain to a UST associated with Building A. The underground storage tank listing was updated and maintained by the State Water Resources Control Board in the early 1990's. The listing is no longer updated or maintained. No information regarding the number of USTs, content, capacity or status is available in this database. This listing is also associated with a permit associated with the Los Angeles County Department of Public Works (LACDPW) (Facility Id: 010427-010342). AEI contacted the LACDPW for additional information regarding this UST listing, however, a response is pending. It is unclear if this UST listing is associated with the former USTs located at 700 N Sepulveda Boulevard. The lack of information on this UST is considered a data gap. The potential presence of a UST associated with the Building A and the lack of supporting documentation represents a REC. (Appendix E) Concrete Clarifier at 700 Pacific Coast Highway (Building B): A concrete clarifier was operated from at least 1966 until at least 1985, and was used for the manufacturing of pharmaceuticals. Six samples of clarifier sludge submitted by Hughes Aircraft Space and Communications were analyzed on October 16, 1985 and were found to contain high levels (up to concentrations of up to 2,000 micrograms per liter (pg/L)) of tetrachloroethylene. AEI identified correspondence from the County of Los Angeles, Department of Public Works indicating that the clarifier was filled in place on October 29, 1985. Based on a review of historical permits, the clarifier was identified to be located in the "rear end of building - 700 N. Sepulveda". Based on concerns at contaminated sites. ESLs address a range of media (soil, groundwater, soil gas, and indoor air) and a range of concerns (e.g., impacts to drinking water, vapor intrusion, and impacts to aquatic habitat). April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 54 127 the lack of more specific location identification, the lack of testing of the clarifier during prior investigations, and the levels of tetrachloroethylene identified in the clarifier sludge samples, the former clarifier was identified as a REC. (Appendix E) Should construction occur in an area where a UST or clarifier was/is located or contaminated soils are found, this could result in an upset or accident condition, resulting in a release of hazardous materials. As described in the Project Geotechnical Report (Appendix D), groundwater is at a depth of approximately 121 feet below ground surface and is not expected to be encountered during construction activities. Impacts related to the previous USTs and clarifier are potentially significant. However, with implementation of Mitigation Measure HAZ-1 and HAZ-2, construction impacts associated with potential upset and accident conditions would be less than significant. 2) Lead -Based Paint (LBP) and Asbestos-Containina Materials (ACMs): Due to the age of the existing buildings, there is a potential that LBP and ACMs are present. During the site reconnaissance performed during the Phase I ESAs (Appendix E), damaged painted surfaces were observed throughout the interior and exterior of Buildings A and B. The California Department of Public Health enforces lead laws and regulations related to the prevention of lead poisoning, accreditation and training for construction -related activities, lead exposure and screening, disclosures, and limitations on the amount of lead in products. The Project would be required to comply with SCAQMD Rule 1403, Asbestos Emissions from Demolition/Renovation Activities, which addresses asbestos emissions from demolition and renovation activities and requires the safe handling of known or suspected ACM. The purpose of SCAQMD Rule 1403 is to specify work practice requirements to limit asbestos emissions from building demolition and renovation activities, including the removal and associated disturbance of ACM. The requirements for demolition and renovation activities include asbestos surveying (in accordance with the EPA NESHAP 40 CFR Part 61); notification; ACM removal procedures and time schedules; ACM -handling and clean-up procedures; and storage, disposal, and landfilling requirements for asbestos -containing waste materials. Demolition and disposal of these materials without proper abatement could cause an upset or accident condition. Proper identification, delineation, and abatement of potentially hazardous materials would prevent potential exposure of hazardous materials to the public or the environment during transportation and disposal of potentially contaminated media. Impacts related to LBP and ACM are potentially significant. With implementation of Mitigation Measure HAZ-2, construction impacts associated with potential upset and accident conditions would be less than significant. 3) Adjacent Properties: April 2021 The Project Phase I ESAs included review of adjacent properties, and identified that the Equinix Operating Center, located east of the Project site, contains three 12,000- gallon USTs, used for leaded and unleaded fuel. Then, Hughes Aircraft, located east of the Project site previously contained leaking underground storage tanks (LUSTS), 650 PCH Project Initial Study - Mitigated Negative Declaration 55 128 but this case is identified by the LUST database as closed. Several other adjacent properties have permits regarding structures or uses of environmental concern, but no current issues concerning the release of hazardous materials into the environment are noted on properties adjacent to the Project site. 4) Project Construction: Construction activities may also include refueling and minor maintenance of construction equipment on -site, which could lead to minor fuel and oil spills. As described in checklist response 10.a, a variety of construction control measures would be incorporated, including preconstruction development controls, sedimentation, storm drain, and landscaping, and irrigation controls to prevent conditions that would release hazardous materials into the environment. In summary, while the Project has the potential to result in accidental releases of hazardous substances due to the historically used USTs and clarifier associated with previous tenants, and the potential presence of LBP and ACM, with implementation of Mitigation Measures HAZ-1 and HAZ-2, impacts would be less than significant. April 2021 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 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 tetra chloroethylene. 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 650 PCH Project Initial Study - Mitigated Negative Declaration 56 129 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 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. Timing/Implementation: Applicant to provide evidence of the presence/absence of a UST at 650 N Pacific Coast Highway, and submit the results of the geophysical surveys and Phase II Investigations and incorporate applicable treatment procedures in the final design plans to the City prior to issuance of grading and/or building permits. Monitoring/Enforcement: El Segundo Planning and Building Safety Department and El Segundo Fire Department (local CUPA) 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. Timing/Implementation: Applicant to submit a Hazardous Building Materials Survey Report, provide proper notification to SCAQMD of demolition and abatement activities in accordance with SCAQMD Rule 1403, and incorporate applicable abatement procedures in the final design plans to the City prior to issuance of building permits. Monitoring/Enforcement: El Segundo Planning and Building Safety Department and El Segundo Fire Department (local CUPA) April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 57 130 9.c) The nearest school is St. John's Lutheran Preschool, which is approximately 1,039 feet (0.2 mile) northwest of the Project location. As discussed above under 9.b, several RECs have been identified on the Project site that are associated with previous tenant uses of the property. Additionally, due to the age of the buildings there is the potential that LBP and ACMs are present. While these conditions are associated with the prior uses of the property, they may require clean-up and remediation efforts the during the Project construction period. The potential treatment efforts would be temporary and limited to the Project site premises and therefore the risk of release and exposure is remote. With implementation of proper handling practices associated with Mitigation Measures NAZ- I and HAZ-2, any related impacts on nearby schools would be less than significant. During operations, the indoor and outdoor activities associated with the proposed office use would not generate hazardous air emissions or handle hazardous or acutely hazardous materials, substances, or waste. In summary, with implementation of Mitigation Measures HAZ-1 and HAZ-2, the proposed Project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school. Impacts in this regard are less than significant. 9.d) The Phase I ESA (Appendix E) included a search of the DTSC EnviroStor database and a search of the State Water Resources Control Board (SWRCB) leaking underground storage tank database, and found 26 sites involving current or past site contamination and government agency oversight thereof within 1 mile of the Project site (Appendix E). The Project site is not recorded on either database; however, DTSC has maintained records of the previous disposal of multiple waste streams associated with previous building occupants. The Project site is identified in the CA DTSC Envirostor database as a "historical" site and in the SEMS-ARCHIVE database as an archived site. These listings are not associated with a release case and do not identify the Project site has having a potential for a significant hazard to the public or the environment Instead, they pertain to questionnaires and assessments of the property to determine if waste streams generated at the property were considered a significant threat to the environment. As a result, the Project, including the proposed zoning text amendment, would result in no impact. 9.e) Los Angeles International Airport (LAX) is the closest public airport, located approximately 0.5 miles north of the Project site. In compliance with legislative requirements, the Los Angeles County Airport Land Use Commission (ALUC) prepared the Los Angeles County Airport Land Use Plan (ALUP), revised on December 1, 2004. The ALUP provides for the orderly expansion of Los Angeles County's public use airports and the areas surrounding them. It is also intended to provide for the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards. In formulating the ALUP, the Los Angeles County ALUC established provisions for safety, noise insulation, and the regulation of building height in areas adjacent to each of the county's public airports. The Project site is not located within the LAX noise contour or airport influence area, which the ALUP. Defines as an area where current or future airport -related noise, over flight, safety, and/or airspace protection factors may significant affect land uses or necessitate restrictions on those uses. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 58 131 Further, the Project would comply with ALUP Policy S-7, which designates height restriction standards and procedures set forth in the Federal Aviation Regulations (FAR) Part 77, and establishes standards and notification requirements for objects affecting navigable airspace. Airspace obstructions include buildings, antennas, trees, and other structures. The Project proposes to renovate an existing eight -story building and construct a seven -story office building. While the new office Building C will have lower elevations than the existing Building A, based on the FAA notification requirement that applies to any new structure that breaks a 20:1 imaginary surface of up to 4,000 feet from the nearest runway the Project provide the required FAA notification at least 45 days prior to construction, in accordance with CFR Title 14 Part 77.19. In summary, the Project, including the proposed zoning text amendment, would result in no impact. 9.f) The El Segundo Standardized Emergency Management System (SEMS) Emergency Operations Plan (EOP) addresses the City's planned response to extraordinary emergency situations and incorporates the Emergency Operations Center (EOC), phone systems, and other infrastructure changes that occurred since the first edition of the plan was created. The objective of the EOP is to centralize coordination of all necessary personnel and facilities of the City into an organization capable of responding to any emergency. The EOP addresses the four fundamental elements of comprehensive emergency management: Mitigation; Preparedness; Response; and Recovery. The proposed Project would have no impact on the City's EOP. During construction, Pacific Coast Highway would remain open and existing driveways entering and exiting the property would remain accessible to emergency vehicles. The Project would be required to obtain approval from the El Segundo Fire Department (ESFD) to verify that the Project complies with all applicable Fire Code requirements, which would ensure that adequate emergency vehicle access would be provided. During long-term operation, adequate access for emergency vehicles to connected roadways (North Pacific Coast Highway and East Maple Avenue) adjacent to the Project site would be available via the proposed and existing driveways. Thus, the Project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. Impacts in this regard are less than significant. 9.g) Since the previously developed Project site is located in a highly urbanized area where there are no wildlands, development of the proposed Project would not expose buildings or people to wildland fire hazards. Thus, no impact would occur. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 59 132 10. HYDROLOGY AND WATER QUALITY Potentially Less Than Less Than Would the project. Significant Significant With Mitigation Significant No Impact Impact Incorporated Impact a. Violate any water quality standards or waste discharge requirements or otherwise El El El degrade surface or ground water quality? b. Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede ❑ ❑ 0 ❑ sustainable groundwater management of the basin? c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, ❑ ❑ 0 ❑ or through the addition of impervious surfaces, in a manner which would: i) Result in substantial erosion or siltation on - or off -site; ❑ ❑ ❑ ii) Substantially increase the rate or amount of surface runoff in a manner which would ❑ ❑ ❑ 0 result in flooding on -or off -site; iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or ❑ ❑ 0 ❑ provide substantial additional sources of polluted runoff; or iv) Impede or redirect flood flows? ❑ ❑ ❑ 0 d. In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project ❑ ❑ ❑ 0 inundation? e. Conflict with or obstruct implementation of a water quality control plan or sustainable ❑ ❑ 0 ❑ groundwater management plan? Explanation of Checklist Responses 10.a, c) The Project site has been fully developed, including the existing Building A, Building B, and the paved parking lot. The Project includes the new construction of Building C, as well as a landscaped outdoor plaza area. The Project would be required to prepare a grading and drainage plan to allow for proper stormwater drainage, and the Project will include development techniques, such as use of landscaping vegetative cover and pervious ground cover, such as pea gravel and mulches to encourage infiltration and reduce runoff. Section 402 of the federal Clean Water Act requires National Pollutant Discharge Elimination System (NPDES) permits for stormwater discharges from storm drain systems April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 60 133 to waters of the United States.16 The City of El Segundo is a co-permittee of the Los Angeles County storm drain system permit or "municipal permit" (Order No. R4-2012- 0175-A01; NPDES No. CAS004001), which was adopted November 8, 2012, and amended June 16, 2015, by the State Water Resources Control Board (WQ2015-0075). The proposed Project would be subject to the requirements of the Municipal NPDES Permit and the City's Municipal Code, which incorporates by reference the County of Los Angeles Low Impact Development (LID) Ordinance (Ordinance Number 2013- 0044).17 The Municipal Code requires application of erosion and sedimentation control BMPs during construction for proper water quality management. Erosion control BMPs are designed to prevent erosion, whereas sediment controls are designed to trap sediment once it has been mobilized. BMPs must be designed to prevent erosion and construction pollutants from entering the City's storm drain and receiving waters. As part of its normal project approval and construction oversight activities, the City of El Segundo monitors compliance with stormwater BMP requirements. The Los Angeles County Municipal Permit also requires that stormwater pollution prevention plans (SWPPPs) be prepared for all construction projects with disturbed areas of 1 acre or greater. The statewide NPDES Construction General permit maintained by the State Water Resources Control Board also requires a SWPPP for construction projects that involve 1 or more acres of land disturbance. The SWPPP is required to outline the best management practices that would be incorporated during construction.18 These BMPs would minimize construction -induced water pollutants by controlling erosion and sediment, establishing waste handling/disposal requirements, and providing non-stormwater management procedures. Further, the Los Angeles Regional Water Quality Control Board (LARWQCB) prepares and maintains a basin plan which identifies narrative and numerical water quality objectives to protect all beneficial uses of the waters of that region. The basin plan strives to achieve the identified water quality objectives through implementation of Waste Discharge Requirements (WDRs) and by employing three strategies for addressing water quality issues: control of point source pollutants, control of nonpoint source pollutants, and remediation of existing contamination. The Project site is located in the Los Angeles region and is, therefore, covered under the Basin Plan for the Coastal Watersheds of Los Angeles and Ventura Counties (Basin Plan). Point sources of pollutants are well-defined locations at which pollutants flow into water bodies (discharges from wastewater treatment plants and industrial sources, for example). These sources are controlled through regulatory systems including permitting under California's WDRs and the NPDES program; permits are issued by the appropriate RWQCB and may set discharge limitations or other discharge provisions. According to the Basin Plan, nonpoint sources of pollutants in runoff are typically caused by rain or irrigation and have been classified by the USEPA into one of the following categories: "Storm drainage systems are described as Municipal Separate Storm Sewer Systems (MS4s) and include streets, gutters, conduits, natural or artificial drains, channels, and watercourses or other facilities that are owned, operated, maintained, or controlled by a permittee and used for purposes of collecting, storing, transporting, or disposing of stormwater. 11 El Segundo Municipal Code, Title 5, Chapter 7, 5-7-8, Best Management Practices (BMPs) and Title 5, Chapter 4, Stormwater and Urban Runoff Pollution Control. 18 El Segundo Municipal Code, Title 5, Chapter 4, 5-4-9, Construction Activity Stormwater Measures April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 61 134 agriculture, urban runoff, construction, hydromodification, resource extraction, silviculture, and land disposal. Runoff from the proposed Project would consist only of non -point sources, during construction and over the operating life of the fully developed site, as discussed below. The Project could have both short- and long-term impacts on water quality. Short-term impacts would occur during the construction phase of the Project, when the pollutants of greatest concern are sediment, which may run off the Project site due to site grading or other site preparation activities, miscellaneous solid and liquid wastes that may not be properly collected and stored, and hydrocarbon or fossil fuel remnants from the construction equipment. In addition, on -site watering activities to reduce airborne dust could contribute to pollutant loading in surface runoff. However as indicated above, the Project applicant would be subject to the requirements of the Municipal NPDES Permit and the City's Municipal Code. Specifically, construction runoff is regulated by the NPDES Construction General Permit, discussed above, which requires identification of a variety of water quality control BMPs to be specified on construction plans and implemented throughout construction. Such BMP requirements may include, but would not be limited to, containing stormwater runoff on -site during rain events, limiting grading during the wet season, covering slopes susceptible to erosion, and retaining non-stormwater runoff, such as runoff from vehicle washing, on site. Through these existing, mandatory regulatory compliance measures, potential water quality impacts during construction would be avoided or reduced to less than significant levels and would avoid conflicts with water quality standards established by the Regional Water Quality Control Board. Long-term impacts would result from operation of the completed Project, with waste material dumped into storm drain inlets having the potential to adversely impact surface water and groundwater. Anticipated pollutants of concern likely generated by Project operation would be those related to commercial office uses. Building materials can potentially contribute to pollutants of concern for stormwater runoff through leaching. Building construction materials, roofing, and fencing materials may be sources of metals in stormwater runoff, especially due to acidic precipitation. Stormwater runoff from areas where refuse is stored or handled could inadvertently transport trash to storm drain inlets, channels, and/or receiving waters. Oil and grease buildup in parking areas, drive aisles, and driveways is a form of contaminant that could be captured in site runoff and flow into the City's storm drains. Landscaping practices could produce pollution through irrigation runoff and by allowing pollutants to enter the storm drainage system. Discharges from the Project site could thus produce polluted runoff that could enter the municipal storm drain system. While the Project would generate stormwater runoff during Project operation, as described above, the proposed increased landscaping and infiltration design would reduce the volume of runoff compared with the existing Project site, since the existing site is fully developed with impervious surfaces and minimal landscaping. Further, the Project would be required to have a stormwater management system that is designed to comply with the City of El Segundo's LID requirements, which state that the first flush (resulting from the 85'h percentile annual rainstorm) would need to be infiltrated in the soils via infiltration wells, captured in a cistern and treated for on -site re -use, or filtered through bio-retention planters and released. Therefore, the Project would not substantially alter the existing drainage pattern of the Project site. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 62 135 Specifically, the Project would include three stormwater infiltration dry wells with one located between Buildings A and C, one located between Buildings B, and C, and one located on the northwest corner of the proposed parking structure. Additionally, the Project would include a 60-foot-long, 8-inch diameter stormwater storage pipe underneath the courtyard between Buildings A and C, and a 130-foot-long, 8-inch storage pipe under the western wide of the proposed parking structure. These stormwater storage pipes would allow stormwater to be collected and discharged at a controlled rate, so as to not overwhelm existing municipal storm drains located within Pacific Coast Highway. The Project's operation would result in a negligible decrease in the amount of impermeable surfaces as compared with existing conditions due to the inclusion of the LID BMPs identified above and the increase in total landscaped area. Therefore, the volume of runoff would not adversely affect the capacity of the City's storm drainage system that receives the site's runoff. Further, the proposed volume control, treatment, and maintenance BMPs specified above would sufficiently minimize the potential water pollution impacts of site runoff. Although the proposed Project may result in some minor alteration of existing on -site drainage patterns, stormwater would continue to be directed toward Pacific Coast Highway, and the storm drain system that serves the current Project site would remain sufficient. Therefore, the proposed Project would not result in flooding, would not create runoff that would exceed the capacity of the storm drain system, and would not be a substantial additional source of polluted runoff. The Project site is not located within a 100-year floodplain boundary, as identified by the Flood Insurance Rate Maps prepared by the Federal Emergency Management Agency (FEMA 2008). Since the project would not be located within a 100-year flood hazard area, development of the proposed Project would not expose people or structures to significant flood hazards and would not impede or redirect flood flows. In short, implementation of the best management practices identified above would be sufficient to limit water pollution impacts in site runoff and ensure that the developed site would not result in polluted runoff which would violate applicable water quality standards. Further, as the existing drainage pattern of the Project site would not be substantially altered by the proposed development, the Project would not result in excessive sedimentation, redirected flood flows, or other impacts resulting from a change in drainage patterns. As such, Project impacts would be less than significant and no mitigation measure is required. 10.b) The Project site is located within the jurisdiction of the West Basin Municipal Water District (West Basin). West Basin purchases imported water from the Metropolitan Water District of Southern California and wholesales the imported water to cities and private companies in southwest Los Angeles County, including El Segundo. Water utility service to the Project site is provided by the El Segundo Public Works Department Water Division. According to the West Basin Municipal Water District's 2015 Urban Water Management Plan (UWMP), the estimated 2020 water supply consists of: 19 percent groundwater; 52 percent imported water; 12 percent recycled water; 17 percent water conservation savings; and less than 1 percent desalinated water.19 19 West Basin Municipal Water District, 2015 Urban Water Management Plan. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 63 136 The groundwater supply is extracted from the West Coast Groundwater Basin, which covers approximately 140 square miles and underlies much of the West Basin service area, including El Segundo. The average amount of water extracted from the groundwater basin is approximately 36,000 acre-feet per year. Because the basin is adjudicated (i.e., the amount to be extracted each year has been determined by a court decision), the rights to the amount of groundwater extracted each year remain virtually the same. The Water Replenishment District of Southern California (WRD) is responsible for maintaining and replenishing the basin. Natural replenishment of the basin's groundwater supply occurs through the underflow from the Central Groundwater Basin and limited local precipitation. Artificial replenishment of the basin, which is the responsibility of the WRD, occurs through a mix of imported and recycled water. Groundwater recharge through surface spreading occurs at the following locations: Montebello Forebay Spreading Grounds adjacent to Rio Hondo and the San Gabriel River, within the unlined portion of the San Gabriel River, and behind the Whittier Narrows Dam in the Whittier Narrows Reservoir.20 The Project would not install any groundwater wells and would connect to the existing municipal water system. In addition, there are no aquifer conditions or recharge features at the Project site or in the surrounding area that could be affected by excavation or development of the Project. Stormwater that percolates into the substrate in the Project area remains in the upper layers of soil. While the Project site is currently covered with impervious surfaces, the Project's addition of dry wells for stormwater capture would allow stormwater to percolate into the soil. Therefore, the Project would not impede percolation of stormwater into the underlying substrate and impacts would be less than significant. 10.d) According to the California Geological Survey Los Angeles County Tsunami Inundation Maps, the Project site is not located within a tsunami inundation area.21 There are no bodies of water located on or near the Project site, therefore, inundation caused by a seiche would not occur. Thus, there would be no impact. 10.e) As discussed in the response to 10. a, the Project is designed to be consistent with the LA Basin Plan, Statewide NPDES General Construction Permit and Municipal Code/LA County LID Standards for water quality control, for both construction and site improvements. As mentioned above, the West Basin Municipal Water District's 2015 Urban Water Management Plan (UWMP) states that the estimated 2020 water supply consists of: 19 percent groundwater; 52 percent imported water; 12 percent recycled water; 17 percent water conservation savings; and less than 1 percent desalinated water.22 The groundwater supply that serves El Segundo is extracted from the West Coast Groundwater Basin. The Water Replenishment District of Southern California (WRD) is responsible for maintaining and replenishing the basin. Natural replenishment of the basin's groundwater supply occurs through the underflow from the Central Groundwater Basin and limited local precipitation. Artificial replenishment of the basin, which is the responsibility of the WRD, occurs through a mix of imported and recycled water at the Montebello Forebay Spreading Grounds, within the unlined portion of the 20 Water Replenishment District. 2020. Regional Groundwater Monitoring Report: Water Year 2018-2019, Central and West Coast Basins, Los Angeles County, California. 21 California Emergency Management Agency, 2009. Tsunami Inundation Map for Emergency Planning, Venice Quadrangle. 22 West Basin Municipal Water District. 2016. 20 15 Urban Water Management Plan. April 2021 650 PCH Project Initial Study — Mitigated Negative Declaration 64 137 San Gabriel River, and behind the Whittier Narrows Dam in the Whittier Narrows Reservoir.23 Because the Project would not affect any of the regional groundwater management measures noted above, and because it would not involve the use, disposal, or storage of hazardous chemicals that could impact groundwater quality, the proposed Project would have a less than significant impact on the WRD's groundwater management and replenishment activities. 23 Water Replenishment District, 2020. Regional Groundwater Monitoring Report: Water Year 2018-2019, Central and West Coast Basins, Los Angeles County, California. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 65 138 11. LAND USE AND PLANNING Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Physically divide an established community? ❑ ❑ ❑ ❑X b. Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of ❑ ❑ ❑ ❑X avoiding or mitigating an environmental effect? Explanation of Checklist Responses 1 I.a) The Project site is developed with existing office uses, and the proposed Project would continue this office use. The Project site is bordered by commercial and general office land uses, within a developed area of the City, with fully developed urban infrastructure systems in place, including major arterial and local streets, water, sewer, storm drainage, and energy distribution facilities. The nearest residence and community is located along East Palm Avenue, which is approximately 270 feet to the west across a major thoroughfare (refer to Figure 3). The Project site is not located within or directly adjacent to any residential areas, and all proposed improvements would occur within the limits of the Project site. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAD calculation, would not have any impact upon this issue area. Therefore, the Project would not physically divide an established community, and there would be no impact. I I.b) The City of El Segundo's General Plan and Zoning Ordinance govern the land use of the Project site and surroundings; there are no other governmental authorities with land use control over this project. Development of the proposed Project would not conflict with the any plans, policies, or regulations of the City that are intended to avoid or mitigate an environmental effect. No changes are proposed to the existing Corporate Office General Plan land use designation and Corporate Office zoning designation of the Project property. The proposed Project includes a request for a zone text amendment to amend the definition of fFloor Aarea LnetlRatio in the ESMC Section 15- 1-6. Specifically, as the existing code requirements were intended to exempt parking from the definition of net floor area, the requirements do not currently include a design scenario where parking is fully integrated with a building. The zone text amendment requests an integrated parking structure within a new construction building be exempted, similar to other structural parking means, such as underground parking or exclusive parking structures. With this amendment's approval, the Project applicant would comply with the ESMC development standards. As such, the Project would have no impact involving a conflict with local or regional land use plans, policies, programs, or regulations. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 66 139 12. MINERAL RESOURCES Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Result in the loss of availability of a known mineral resource that would be of value to the ❑ ❑ ❑ 0 region and the residents of the state? b. Result in the loss of availability of a locally important mineral resource recovery site El ❑ Eldelineated on a local general plan, specific plan, or other land use plan? Explanation of Checklist Responses 12.a) As described in the General Plan Conservation Element, the City has been associated with petroleum resource development dating back to its founding in 1911. The City is partially underlain by the El Segundo Oil Field, where over 14 million barrels of oil and condensate were produced locally between 1935 and 1992, but production has steadily declined since 1967. The Project site is not located within the El Segundo Oil Field, which is located on the south side of Mariposa Avenue, as delineated by the California Department of Conservation, Geologic Energy Management Division (CaIGEM).24 The nearest oil well to the Project site is located near the Homewood Studio Suites hotel on the south side of Mariposa Avenue; however, this well has been categorized as a dry well, and has been plugged and abandoned, as reported by the California Department of Conservation.25 No other types of mineral resources are identified on or near the Project site in the City's General Plan. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)€AR calculation, would not have any impact upon this issue area. As a result, the Project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state. Thus, no impact would occur. 12.b) According to the City's General Plan, there are no designated Mineral Resources Zones in El Segundo. Further, the General Plan does not identify the Project site as an important mineral resource recovery site. Thus, no impact would occur. 24 California Department of Conservation, 2020. Well Finder CaIGEM GIS online mapping portal. 25 California Department of Conservation, 2020. Well Details, API: 03705175, Santa Fe B, Well # 1. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 67 140 13. NOISE Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of ❑ ❑ ❑ standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b. Generation of excessive groundborne ❑ El vibration or groundborne noise levels? c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public ❑ ❑ ❑ 0 use airport, exposure of people residing or working in the project area to excessive noise levels? The following analysis is based on information contained in the Noise Impact Analysis for the 650 PCH Project prepared by Vista Environmental, dated December 24, 2020. This report, hereinafter referred to as the Noise Report, is included as Appendix G of this IS/MND. Noise Fundamentals Noise is generally defined as unwanted sound, and sound becomes unwanted when if interferes with normal activities or when it causes actual physical harm, including adverse effects on health. Sound pressure levels are used to measure the intensity of sound and are described in terms of decibels. The decibel (dB) is a logarithmic unit which expresses the ratio of the sound pressure level being measured to a standard reference level. A -weighted decibels (dBA) approximate the subjective response of the human ear to a broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Noise Equivalent sound levels are not measured directly but are calculated from sound pressure levels typically measured in A -weighted decibels (dBA). The equivalent sound level (Leq) represents a steady state sound level containing the same total energy as a time varying signal over a given sample period. The peak traffic hour Leq is the noise metric used by California Department of Transportation (Caltrans) for all traffic noise impact analyses. The Day -Night Average Level (Ldn) is the weighted average of the intensity of a sound, with corrections for time of day, and averaged over 24 hours. The time of day corrections require the addition of ten decibels to sound levels at night between 10:00 p.m. and 7:00 a.m. While the Community Noise Equivalent Level (CNEL) is similar to the Ldn, except that it has another addition of 4.77 decibels to sound levels during the evening hours between 7:00 p.m. and 10:00 p.m. These additions are made to the sound levels at these time periods because during the evening and nighttime hours, when compared to daytime hours, there is a decrease in the ambient noise levels, which creates an increased sensitivity to sounds. For this reason, the sound appears louder in the evening and nighttime hours and is weighted accordingly. The City of El April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 68 141 Segundo relies on the CNEL noise standard to assess transportation -related impacts on noise sensitive land uses. Noise can be generated by a number of sources, including mobile sources, such as automobiles, trucks, and airplanes, and stationary sources, such as construction sites, machinery, and industrial operations. The rate depends on the ground surface and the number or type of objects between the noise source and the receiver. Mobile transportation sources, such as highways, and hard and flat surfaces, such as concrete or asphalt, have an attenuation rate of 3.0 dBA per doubling of distance. Soft surfaces, such as uneven or vegetated terrain, have an attenuation rate of about 4.5 dBA per doubling of distance from the source. Noise generated by stationary sources typically attenuates at a rate of approximately 6.0 to 7.5 dBA per doubling of distance from the source (EPA 1971). Construction noise levels are assumed to average 6 dBA of attenuation per doubling of distance from the source (FHWA 1978). Human response to sound is highly individualized. Annoyance is the most common issue regarding community noise. The percentage of people claiming to be annoyed by noise generally increases with the environmental sound level. However, many factors also influence people's response to noise. The factors can include the character of the noise, the variability of the sound level, the presence of tones or impulses, and the time of day of the occurrence. Additionally, non -acoustical factors, such as the person's opinion of the noise source, the ability to adapt to the noise, the attitude toward the source and those associated with it, and the predictability of the noise, all influence people's response. As such, response to noise varies widely from one person to another, and with any particular noise, individual responses would range from "not annoyed" to "highly annoyed." El Segundo Municipal Code Based on the federal and state guidelines, the City established land use standards for noise, which are set forth in ESMC Title 7, Chapter 2, Noise and Vibration. The relevant sections of the chapter are presented below. Section 7-2-4, Noise Standards. This section establishes the standard for commercial and industrial property as 8 dBA above the ambient noise level. The standard for residential property is 5 dBA above the ambient noise level. Section 7-2-10, Exemptions. As cited in this section, the following activities are exempt from the provisions of this chapter: D. Construction Noise: Noise sources associated with or vibration created by construction, repair, or remodeling of any real property, provided said activities do not take place between the hours of six o'clock (6:00) P.M. and seven o'clock (7:00) A.M. Monday through Saturday, or at any time on Sunday or a Federal holiday, and provided the noise level created by such activities does not exceed the noise standard of sixty five (65) dBA plus the limits specified in subsection 7-2-4C of this Chapter as measured on the receptor residential property line and provided any vibration created does not endanger the public health, welfare and safety. For construction noise, a "substantial" noise increase can be defined as interference with activities during the day and night. One indicator that construction noise could interfere with daytime activities would be speech interference. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 69 142 Nearest Sensitive Receptor s and Existing Noise Conditions The nearest sensitive receptors to the Project site are residents at the multi -family homes located as near as 270 feet west of Building A along East Palm Avenue, as well as approximately 270 feet west of Building B to the northwest along Indiana Court. To determine the existing noise levels, noise measurements have been taken in the vicinity of the Project site. The noise measurements were recorded between 12:29 p.m. on Tuesday, November 24, 2020 and 12:47 p.m. on Wednesday, November 25, 2020. It should be noted that the noise measurements were taken during the COVID-19 pandemic during stay-at-home orders; therefore, the measured baseline ambient noise levels are lower and hence more conservative than during normal conditions. The field survey noted that noise within the proposed Project area is generated primarily by vehicle traffic on Pacific Coast Highway, which is located adjacent to the west side of the Project site. The results of the noise level measurements are presented in Table 13-1. The measured sound pressure levels in dBA have been used to calculate the minimum and maximum Leq averaged over 1-hour intervals. Table 13-1 also shows the Lea, Lmax, and CNEL, based on the entire measurement time. Table 13-1. Existing (Ambient) Noise Level Measurements 1-hr Average (dBA Average (dBA Leq) Leq/Time) Average Daytime (dBA No. Measurement Location Description ' Nighttimez Minimum Maximum CNEL) Located northwest of project site, on the wall between IHOP and multi- 1 family homes on Indiana Court, 64.1 57.9 53.9 65.3 66.9 approximately 195 feet west of Pacific 3:08 a.m. 3:35 p.m. Coast Hiqhway centerline. Located west of Project site, on power pole located on southeast corner of 51.9 67.3 2 63.6 1637 E Palm Avenue, approximately 22 55.7 3:08 a.m. 65.2 8:44 a.m. feet north of Palm Avenue centerline. Located on light pole that is located 52.9 62.2 3 approximately in center of Project site 60.1 53.2 62.2 parking lot. 5:34 a.m. 7:48 a.m. Notes: I Daytime is defined as 7:00 a.m. to 10:00 p.m. (Section 7-2-8(A) of the Municipal Code) 2 Nighttime defined as 10:00 p.m. to 7:00 a.m. (Section 7-2-8(A) of the Municipal Code) Source: Noise Report, see Appendix G. Explanation of Checklist Responses 13.a) The following sections evaluate the noise sources and levels associated with the temporary construction activities and long-term operations of the proposed Project and compares the noise levels to the City standards. Short -Term Construction Impacts The noise impacts from the Project construction have been analyzed through use of the FHWA's Roadway Construction Noise Model (RCNM). Construction activities are anticipated to include demolition and rough grading of the existing surface parking lot, grading and foundation construction, building renovation and construction, application of architectural coatings, and paving and site improvements. Noise April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 70 143 impacts from the Project construction activities would be a function of the noise generated by construction equipment, equipment location, sensitivity of nearby land uses, and the timing and duration of the construction activities. Section 7-2-1 O(D) of the City's Municipal Code exempts construction noise from the City noise standards provided that construction activities occur between 7:00 a.m. and 6:00 p.m., except Sundays and Federal holidays and such activities do not exceed 65 dBA at the nearby residential properties. Construction noise impacts to the nearby sensitive receptors have been calculated with the results summarized below in Table 13-2, Table 13-2. Construction Noise Levels at the Nearby Sensitive Receptors Construction Noise Level (dBA Leg) at: Homes to Northwest Homes to West Construction Phase (Indiana Court) (East Palm Avenue) Demolition/Rough Grading 63 63 Grading/Foundation 63 63 Building Construction 62 63 Architectural Coating 54 54 Paving/Site Improvements 64 64 City Construction Noise 65 65 Threshold' Exceed Thresholds? No No Source: Noise Report, see Appendix G Table 13-2 shows that greatest construction noise impacts would be as high as 64 dBA Leq during the paving and site improvements phase at the nearest homes to the northwest and west of the Project site. II calculated construction noise levels shown in Table 13-2 are within the City's construction noise standard of 65 dBA. Therefore, through adherence to the limitation of allowable construction times provided in Section 7-2-10(D) of the Municipal Code, construction -related noise levels would not exceed any standards established in the General Plan or Noise Ordinance nor would construction activities create a substantial temporary increase in ambient noise levels from construction of the proposed project. Impacts would be less than significant and mitigation measures are not required. Operational Noise Sources Potential noise impacts associated with the operations of the proposed Project would be from Project -generated vehicular traffic on the nearby roadways and from on -site activities, which have been analyzed separately below. Roadway Traffic Noise Vehicle noise is a combination of the noise produced by the engine, exhaust and tires. The level of traffic noise depends on three primary factors (1) the volume of traffic, (2) the speed of traffic, and (3) the number of trucks in the flow of traffic. The proposed project does not propose any uses that would require a substantial number of truck trips April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 71 144 and the proposed project would not alter the speed limit on any existing roadway so the proposed project's potential off -site noise impacts have been focused on the noise impacts associated with the change of volume of traffic that would occur with development of the proposed project. Since neither the General Plan nor the CEQA Guidelines define what constitutes a "substantial permanent increase to ambient noise levels," this impact analysis has utilized guidance from the Federal Transit Administration for a moderate impact that shows that the Project contribution to the noise environment can range between 0 and 7 dB, which is dependent on the existing noise levels, as shown in Table 13-3. Table 13-3. FTA Project Effects on Cumulative Noise Exposure Existing Noise Exposure (dBA Leq or Ldn) Allowable Noise Impact Exposure dBA Leq or Ldn Noise Exposure Project Only Combined Increase 45 51 52 +7 50 53 55 +5 55 55 58 +3 60 57 62 +2 65 60 66 +1 70 64 71 +1 75 65 75 0 Source: Noise Report, see Appendix G The potential off -site traffic noise impacts created by the on -going operations of the proposed project have been analyzed through utilization of the FHWA Traffic Noise Prediction Model - FHWA-RD-77-108 (FHWA Model). The proposed Project's potential off -site traffic noise impacts have been analyzed for the existing year and opening year 2023 conditions, which are discussed below. Existinq Year Conditions The proposed Project's potential off -site roadway noise impacts have been calculated through a comparison of the existing scenario to the existing with Project scenario. The results of this comparison are shown in Table 13-4. Table 13-4. Project Traffic Noise Contributions for Existing Year Conditions Roadway Segment dBA CNEL at Nearest Receptor' Existing Project Existing Plus Project Contribution Increase Threshold2 Significant Impact. PCH North of Grand 60.3 60.3 0.0 Avenue +2 dBA No PCH North of Mariposa 60.6 60.6 0.0 No Avenue +2 dBA PCH North of Palm Avenue 64.2 64.3 0.1 +2 dBA No PCH North of Maple 62.8 62.8 0.0 No Avenue +2 dBA Grand Avenue West of PCH 67.1 67.1 0.0 +1 dBA No April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 72 145 Notes: ' Calculated noise at the nearest residential does not take into account existing noise barriers. 2 Increased Threshold obtained from the FTA's allowable noise impact exposures. Source: FHWA Traffic Noise Prediction Model FHWA-RD-77-108. Table 13-4 shows that for the existing conditions, the proposed Project's permanent noise increases to the nearby homes from the generation of additional vehicular traffic would not exceed the traffic noise increase thresholds detailed above. Therefore, the proposed Project would not result in a substantial permanent increase in ambient noise levels for the existing year conditions. Impacts would be less than significant and no mitigation measures are required. Opening Year 2023 Conditions The proposed Project's potential off -site roadway noise impacts have been calculated through a comparison of the opening year 2023 scenario to the opening year 2023 with Project scenario. The results of this comparison are shown in Table 13-5. Table 13-5. Project Traffic Noise Contributions for Opening Year 2023 Conditions Roadway Segment dBA CNEL at Nearest Receptor' Year Year 2023 Project Increase 2023 Plus Project Contribution Threshold2 Significant Impact? PCH North of Grand Avenue 60.3 60.3 0.0 +2 dBA No PCH North of Mariposa 60.6 60.6 0.0 No Avenue +2 dBA PCH North of Palm Avenue 64.2 64.3 0.1 +2 dBA No PCH North of Maple Avenue 62.8 62.8 0.0 +2 dBA No Grand West of Pacific Coast Avenue Highway 67.1 67.1 0.0 +1 dBA No Notes: Calculated noise at the nearest residential use does not take into account existing noise barriers 2 Increased Threshold obtained from the FTA's allowable noise impact exposures. Source: FHWA Traffic Noise Prediction Model FHWA-RD-77-108. Table 13-5 shows that for the opening year 2023 conditions, the proposed Project's permanent noise increases to the nearby homes from the generation of additional vehicular traffic would not exceed the traffic noise increase thresholds detailed above. Therefore, the proposed Project would not result in a substantial permanent increase in ambient noise levels for the opening year 2023 conditions. Impacts would be less than significant and no mitigation measures are required. On -site Noise Sources Project operations may create an increase in on -site noise levels from noise impacts from rooftop mechanical equipment, parking lots, and delivery trucks. Section 7-2-4(A) of the City's Municipal Code limits the noise created on the Project site at the nearby residential properties to the ambient noise level plus 5 dBA and Section 7-2-4(B) of the City's Municipal Code limits the noise created on the Project site at the nearby commercial and industrial properties to the ambient noise level plus 8 dBA. As mentioned previously, the nearest sensitive receptors to the Project site are homes to April 2021 650 PCH Project Initial Study — Mitigated Negative Declaration 73 146 the north and northwest that are located as near as 270 feet from the Project site. Additionally, commercial uses to the south are adjacent to the Project site. In order to determine the noise impacts from the operation of rooftop mechanical equipment, parking lots, and delivery trucks, reference noise measurements for each noise source are shown in Table 13-6, and the noise levels from each source were calculated through use of standard geometric spreading of noise from a point source with a drop-off rate of 6 dB for each doubling of the distance between the source and receiver. Table 13.6 Operational Noise Levels at Nearby Land Uses Homes to Northwest Homes to West Commercial to South Noise Distance - Noise Distance - Source Noise Distance - Source Level' Source to Level' to Commercial Level' Noise Source to Homes (feet) (dBA Leq) Homes (feet) (dBA Leq) (feet) (dBA Leq) Rooftop 310 31 300 31 60 45 Equipment2 Parking Lot3 310 27 380 25 60 42 Truck Delivery4 480 31 380 33 60 49 Combined Noise Levels 35 35 51 City Noise Standard (day/night) 69/63 69/61 68/61 Exceed City Noise Standard? No/No No/No No/No Notes: 1 The noise levels were calculated through use of standard geometric spreading of noise from a point source with a drop-off rate of 6 dB for each doubling of the distance between the source and receiver. Does not account for noise reduction features such as buildings and walls. 2 Rooftop equipment is based on a reference noise measurement of 66.6 dBA at 10 feet. 3 Parking lot is based on a reference noise measurement of 63.1 dBA at 5 feet. 4 Truck delivery is based on a reference noise measurement of 54.8 dBA at 30 feet. 5 City Noise Standard based on ambient noise level plus 5 dB at the residential uses and plus 8 dB for the commercial uses. Table 13-6 shows that the proposed Project's on -site operational noise from the anticipated on -site noise sources would not exceed the applicable noise standards at the nearby residential and commercial uses. Therefore, operational on -site noise impacts would be less than significant and no mitigation measures are required. 13.b) Project construction can generate varying degrees of groundborne vibration, depending on the construction procedure and the equipment used. Operation of construction equipment generates vibrations that spread through the ground and diminish in amplitude with distance from the source. The effect on buildings located in the vicinity of a construction site often varies depending on soil type, ground strata, and construction characteristics of the receiver building(s). The results from vibration can range from no perceptible effects at the lowest vibration levels to low rumbling sounds and perceptible vibration at moderate levels, to slight damage at the highest levels. Groundborne vibrations from construction activities rarely reach levels that damage structures. The types of construction vibration impact include human annoyance and building/property damage. Human annoyance occurs when construction vibration rises significantly above the threshold of human perception for extended periods of time. Building damage can be cosmetic or structural. Ordinary buildings that are not April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 74 147 particularly fragile would not experience any cosmetic damage (e.g., plaster cracks) at distances beyond 30 feet. This distance can vary substantially depending on the soil composition and underground geological layer between the vibration source and the receiver. In addition, not all buildings respond similarly to vibration generated by construction equipment. The following section analyzes the potential vibration impacts associated with the construction and operations of the proposed project. Construction -Related Vibration Impacts The Project construction activities are anticipated to include demolition and rough grading of the existing surface parking lot, grading and foundation construction, building renovation and construction, application of architectural coatings, and paving and site improvements. Vibration impacts from construction activities would typically be created from the operation of heavy off -road equipment. The nearest off - site structure where people may sit, which makes them much more susceptible to vibration, would be the commercial uses, located as near as 30 feet south of the Project site. Section 7-2-9 of the City's Municipal Code restricts the creation of vibration which is perceptible without the use of instruments to any reasonable person on normal sensitivity. However, since neither the Municipal Code nor the General Plan provides a quantifiable vibration threshold level, Caltrans guidance has been utilized, which defines the threshold of perception from transient sources at 0.25 inch per second PPV. The primary source of vibration during construction would be from the operation of a bulldozer, which was selected from the applicant's equipment list as the equipment generating the highest vibration levels. A large bulldozer would create a vibration level of 0.089 inch per second PPV at 25 feet. Based on typical propagation rates, the vibration level at the nearest adjacent structures (30 feet away) would be 0.11 inch per second PPV. The vibration level at the nearest off -site structure where people likely sit, would be below the 0.25 inch per second PPV threshold detailed above. Impacts would be less than significant and no mitigation measures are required. Operations -Related Vibration Impacts Operation of the Project is expected to require delivery trucks to the Project site, which are a known source of vibration. The nearest off -site structure where people may sit, which makes them much more susceptible to vibration, would be the commercial uses, located as near as 30 feet south of the Project site of the nearest on -site driveway. Caltrans has performed extensive research on vibration levels created along freeways and State Routes and their vibration measurements of roads have not exceeded 0.08 inches per second PPV at 15 feet from the center of the nearest lane, with the worst - case combinations of heavy trucks. Based on typical propagation rates, the vibration level at the nearest commercial buildings (30 feet away) would by 0.037 inch per second PPV. Therefore, vibration created from operation of the proposed project would be within the 0.25 inch per second PPV threshold of detailed above. Impacts would be less than significant and no mitigation measures are required. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 75 148 13.c) The proposed Project would not expose people residing or working in the Project area to excessive noise levels from aircraft. The nearest airport is Los Angeles International Airport that is located as near as 0.5 mile north of the Project site, however it should be noted that the Airport's runways run in a generally east -west direction and the Project site is located roughly perpendicular to the length of the Airport runways, so take -offs and landings do not occur over the Project site. As detailed in 3Q 19 Los Angeles International Airport - California State Airport Noise Standards Quarterly Report26 the Project site is located outside of the 65 dBA CNEL noise contours of Los Angeles International Airport. Therefore, aircraft noise impacts would be less than significant and no mitigation measures are required. 26 Los Angeles International Airport. 2019. 3Q 19 Los Angeles International Airport - California State Airport Noise Standards Quarterly Report. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 76 149 14. POPULATION AND HOUSING Would the project: Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a. Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or ❑ ❑ 0 ❑ indirectly (for example, through extension of roads or other infrastructure)? b. Displace substantial numbers of existing people or housing, necessitating the El El Elconstruction of replacement housing elsewhere? Explanation of Checklist Responses 14.a) As discussed in the responses to the Land Use and Planning thresholds in Section 11, the proposed Project is consistent with the City of El Segundo General Plan land use policies, which designate the Project site for office uses. No housing units would be developed as part of the Project, and no new or expanded urban infrastructure would be constructed that could foster increased development intensity on -site or at surrounding properties. Similar to other construction projects in the region, the Project construction workers would be expected to be drawn from the large, available regional labor force, who would commute to the Project site during the construction stages. The Project would provide an additional 67,380 square feet of office space. Based on the 2019 CDC Table 1004.5, which calculates the maximum total occupants for office use at a ratio of 1 person/150 square feet, the Project would provide office space for up to an additional 450 people. Based on the Project vehicle miles traveled (VMT) of 21.8 miles, which represents the average distance each employee would travel in an automobile to the Project site, as analyzed in Section 17, Transportation, it is anticipated that the majority of workers employed at the Project would commute to, rather than relocate to the Project area, Additionally, the Project's close proximity to the Metro Station (approximately 0.4 mile to the east at Mariposa Avenue and Nash Street) would also facilitate commuters using public transit. Further, based on the State of California Employment Development Department Labor Force data, the unemployment rate in El Segundo was 12.3 percent in December 2020, which is 1.6 percentage points higher than the overall county unemployment rate of 10.7 percent (EDD 2021). Based on this data, it is also possible that the Project would provide employment opportunities to the local inhabitants in El Segundo in a variety of occupations, including maintaining or being employed at the offices in the Project. To be conservative and assume that up to 5 percent, or approximately 23 of the additional future employees relocate to El Segundo, it is expected that based on the number of available or vacant housing units, which was 354 units in 2019 (U.S. Census 2019), the existing housing would sufficiently accommodate the estimated number of future employees who would relocate to El Segundo and require 6 percent of the vacant housing. This Project does not, therefore, represent unplanned growth. Lastly, the proposed zone text amendment, which would exclude parking area from the floor April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 77 150 area (nett -FAR calculation, would not have any impact upon this issue area. Therefore, the Project would result in a less than significant impact to directly or indirectly induce unplanned population growth in the City. 14.b) There is no existing housing on the Project site, which is currently zoned and in -use for Commercial Office. Construction and renovation of the proposed buildings, therefore, would not displace any people or housing. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)_€AR calculation, would not have any impact upon this issue area. Thus, the Project would not necessitate the construction of replacement housing elsewhere and there would be no impact. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 78 151 15. PUBLIC SERVICES Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of El which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i) Fire protection? ❑X ii) Police protection? ❑ iii) Schools? ❑ ❑ iv) Parks? ❑ ❑ ❑X ❑ v) Other public facilities? ❑ ❑ ❑X ❑ Explanation of Checklist Responses 15.a.11) The El Segundo Fire Department (ESFD) provides fire protection and emergency medical services to the Project area. The ESFD maintains 14 firefighters on duty 24 hours a day, 7 days a week. The City is divided into two districts for fire response, with Pacific Coast Highway as the dividing line. Station 1 responds to calls west of Pacific Coast Highway and Station 2 responds east of Pacific Coast Highway. Depending on the nature of the emergency request, units may cross over into the other district and coordinate resources to assist in response activities.27 The Project site is located within Station 2's fire response district. Station 2 is located at 2261 E. Mariposa Avenue, approximately 0.53 mile from the Project site, and includes one fire engine, one fire truck, and one paramedic unit. Station 1 (headquarters at the Civic Center Complex) is located at 314 Main Street, approximately 1.25 miles from the Project site. The Project would result in increased square footage of commercial office space and an increase in the number of employees on the Project site as compared with current conditions; however, the Project would not create any new uses that could not be served by existing ESFD equipment and personnel. Additionally, the Project designs to renovate Building A and Building B and construct Building C would be required to comply with ESMC fire protection requirements to reduce fire hazards associated with the buildings. The ESFD has review and approval authority over building plans in subsequent phases of construction design to ensure adherence with fire department regulations and requirements. Additionally, ESMC Title 15, Chapter 27A, Section 15-27A- 27 City of El Segundo, Fire Department, Suppression Frequently Asked Questions. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 79 152 2, establishes the City's ability to impose development impact fees, which requires new development projects to pay their fair share of cost to offset a project's impact on public services, including fire suppression facilities, law enforcement facilities, and libraries. The amount of each impact fee is generally calculated based on the gross square footage of nonresidential development or other appropriate methodology which ensures that the fee is roughly proportional to the impacts of new development on public facilities. As such, the Project is not anticipated to affect fire protection demands to the extent that new or physically altered fire facilities would be required. Impacts on fire protection serves are anticipated to be less than significant and no mitigation measures are required. 15.a.ii) The El Segundo Police Department (ESPD) provides police protection in the City. The department's headquarters are located at 348 Main Street at the Civic Center Complex, approximately 1.25 miles west of the Project site. The City is divided into two geographic areas bisected by Pacific Coast Highway. The area west of Pacific Coast Highway is designated the West Command and the area east of Pacific Coast Highway is designated the East Command. The Project site is located within the East Command. The ESPD is staffed by a total of approximately 62 sworn officers, 20 administrative personnel, and volunteers.28 The Project does not involve housing development or growth inducing effects, as discussed in Section 14, that would increase service population demands for law enforcement. The Project would increase the number of employees on the Project site through the construction of a new, 7-level office building and renovation of existing office buildings. Because the Project site already contains office buildings, and the Project site is surrounded by commercial and industrial land uses, the Project would not create a unique land use that would result in new or expanded sources of crime. Further, the ESPD is involved in the City's review of new development plans and provides specific recommendations to improve safety and security and the ability to respond to law enforcement incidents through various project design features. Examples of such recommendations typically pertain to lighting, landscaping, monitoring and surveillance devices, address signs; doors and hardware; etc. Additionally, as mentioned above, the Project would be assessed development impact fees, which represent a project's fair share costs to the City for public services and facilities, including law enforcement. Thus, the Project is not expected to substantially affect police protection needs or service ratios and would not result in the need for new or physically altered police facilities. As such, impacts would be less than significant and no mitigation measures are required. 15.a.111) The Project site is located within the El Segundo Unified School District boundaries, which provides kindergarten through twelfth grade public education services in El Segundo. The school district is ranked in the top 10 percent of the nation and maintains a 25:1 student to teacher ratio (Public School Review 2021). Based on the school district's Board of Education Goals for Our Future: 2020-2040 (El Segundo Unified School District 2020), the school district has not identified issues with capacity or inadequate facilities. The Project would renovate two existing commercial buildings and would construct a five -story office building with a 1,185-space parking structure. As such, the Project would result in the increase of the total number of employees by approximately 450 on the 28 City of El Segundo. 2019. Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 80 153 Project site as compared with current conditions. While most future employees are expected to commute, rather than relocate to El Segundo, based on a conservative assumption that 5 percent or 23 of the future employees would move to El Segundo, these future employees may have children who would attend school at the El Segundo Unified School District facilities. Based on the current school district status, it is expected that the schools may accommodate additional students from the 23 future employees. Further, the Project would be subjected to levied developer fees applicable to both new construction and reconstruction projects, pursuant to Education Code Section 17620, to support school facilities. Because there are no residential units associated with the Project and the Project would result in insignificant growth -inducing effects as mentioned in Section 14, the Project would not have a direct impact on school facilities. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (netIFA_R calculation, would not have any impact upon this issue area. As such, the Project would result in a less than significant impact to public school facilities. 15.a.iv)As the Project does not involve residential development or other effects to increase housing growth, and the Project, with a conservatively assumed additional 23 employees who would relocate to El Segundo, would not significantly increase demands for park facilities. As such, the Project would not affect the City's parkland to population ratio, which is set forth at 5 acres per 1,000 population, based on the El Segundo General Plan Open Space and Recreation Element. The City maintains a park and recreation inventory totaling approximately 91 acres (LAWA 2019). Based on the U.S. Census population estimate of 16,610 inhabitants in 2019, the City's parkland to population ratio is 5.5 acres per 1,000 population, exceeds the General Plan parkland performance standard. Additional park users resulting from the estimated 23 relocated employees are expected to be accommodated without exceeding the 5 acres to 1,000 population parkland to population ratio. While the Project would increase the number of employees on the site as compared with existing conditions, the proposed Project design also provides an enhanced outdoor plaza area for employee use. The plaza would be centrally located among Buildings A, B, and C, and would be designed with wood seating and landscaping, including over 75 trees of varying species, and a variety of native and climate -adapted shrubs and groundcovers. The plaza would provide employees with a means to spend time in a beautified outdoor setting with shading and seating amenities, and would be expected to decrease the demand that employees would have on neighborhood or regional parks. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)F4R calculation, would not have any impact upon this issue area. As a result, the Project would result in a less than significant impact. 15.a.v) The El Segundo Public Library located at 1 1 1 West Mariposa Avenue, approximately 1.2 miles west of the Project site provides library services to the City. Outdoor gathering places and public amenities, such as those provided by the Joslyn Center Senior Center and the George E. Gordon Clubhouse, are located approximately 1 mile southwest of the Project site. As stated above, the Project would not involve residential development or significant growth -inducing effects that have the potential to increase the demand for other public services, such as libraries and community centers, to the extent where new or physically altered facilities would be required. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)F4R calculation, would not have any impact upon this issue area. As such, the Project would result in a less than significant impact to other municipal facilities. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 81 154 16. RECREATION Would the project: Potentially Significant Impact Less Than Significant WithMitigation Incorporated Less Than Significant Impact No Impact a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial ❑ ❑ ❑X ❑ physical deterioration of the facility would occur or be accelerated? b. Does the project include recreational facilities or require the construction or expansion of El El Elrecreational facilities which might have an adverse physical effect on the environment? Explanation of Checklist Responses 16.a) The existing Project site, which has been occupied most recently by Boeing for over a decade and has been used for commercial office space since 1957 (for Building B) and 1962 (for Building A), does not provide recreational use. The nearest recreational facility is Washington Park, approximately 650 feet west of the Project site, along East Palm Avenue and Washington Street. This park is separated from the Project site by Pacific Coast Highway and commercial and residential uses. As stated above, construction of the new Building C and the updating of Buildings A and B would not involve residential development, thus, it would not generate a direct demand on recreational facilities. Further, the Project would provide employees of on -site office uses with outdoor seating areas and a plaza, thus decreasing the demand that employees would have on neighborhood or regional parks, such as Washington Park, during the day. As discussed in 15.a.iv, while the majority of the Project users are expected to commute or be hired locally, this analysis assumes that 5 percent, or 23 of the additional future employees may relocate to the Project area. The current parkland to population ratio, which is considered the relevant performance standard concerning parkland, is 5.5 acres per 1,000 population, which exceeds the General Plan Open Space and Recreation parkland performance standard of 5 acres per 1,000 population. The additional park users resulting from the Project -related relocations would be expected to maintain the parkland to population ratio of 5 acres to 1,000 population. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. In summary, the Project would be expected to result in less than significant impacts in this regard. 16.b) As stated above, the Project is not anticipated to substantially increase the demand on municipal parks and recreation facilities in the City, thus requiring construction or expansion of recreational facilities. The Project itself would include a courtyard in between Buildings A, B, and C, which would be enhanced with decorative landscaping and multiple seating areas for use by employees on the site. Environmental impacts associated with the construction of the Project's outdoor gathering spaces are included in the Project analysis discussed in the other sections of this Initial Study. Therefore, there would be no additional impacts associated with constructing these outdoor recreation amenities beyond those already discussed in this Initial Study. Lastly, the proposed zone text amendment, which would exclude parking area from the floor April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 82 155 area (net)F4R calculation, would not have any impact upon this issue area. As such, the Project would result in no impacts. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 83 156 17. TRANSPORTATION Potentially Less Than Significant WithMitigation Less Than Would the project: Significant Significant No Impact Impact Incorporated Impact a. Conflict with a program, plan, ordinance, or policy addressing the circulation system, ❑ ❑ ❑ including transit, roadway, bicycle, and pedestrian facilities? b. Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? ❑ ❑i� ❑ ❑ c. Substantially increase hazards due to a geometric design feature (e.g., sharp curves ❑ ❑ ❑ or dangerous intersections) or incompatible uses (e.g., farm equipment)? d. Result in inadequate emergency access? ❑ ❑ ❑X ❑ The discussion and analysis in this section are based on the traffic impact analysis (TIA) for the proposed Project prepared by Kimley-Horn (2020; see Appendix H). 17.a) The Project is proposed at an existing developed site in the urban portion of El Segundo along Pacific Coast Highway that is well -served by public transit systems. The Project site is located within in a High Quality Transit Area (HQTA),29 approximately 0.3 mile from the Los Angeles County Metropolitan Transportation Authority (Metro) rail system Mariposa Station, near the intersection of Mariposa Avenue and Nash Street. Additionally, the Metro Bus Line 232 has a bus stop approximately 300 feet from the Project site along Pacific Coast Highway. (Figure 2, Project Location). The Project would not conflict with a program or plan addressing the circulation system, which include the City of El Segundo General Plan Circulation Element (September 2004), the City's municipal code (ESMC), and the SCAG RTP/SCS. The City of El Segundo General Plan Circulation Element (September 2004) guides development to provide a safe, convenient, and efficient circulation system, while providing a means to respond to anticipated growth. SCAG adopted the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) in April 2016 and the 2020-2045 RTP/SCS in September 2020. The purpose of the RTP/SCS is to plan and balance the region's future mobility and housing needs with economic, environmental and public health goals. The Project is consistent with the guiding principles and policies in the City's Circulation Element and SCAG RTP/SCS. The Project involves the renovation of existing buildings and proposes the construction of a new office building and enhanced outdoor courtyard area. The Project would modernize existing workplaces, provide additional 29 SCAG defines a High Quality Transit Area (HQTA): Areas within one-half mile of a fixed guideway transit stop or a bus transit corridor where buses pick up passengers at a frequency of every 15 minutes or less during peak commuting hours. While HQTAs account for only three percent of total land area in SCAG region, they are planned and projected to accommodate 46 percent of the region's future household growth and 55 percent of the future employment growth. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 84 157 areas of employment in close proximity to public transit systems, and encourage use of outdoor areas. The Project would also encourage pedestrian and bicycle access by providing pedestrian entrances and bicycle access along Pacific Coast Highway near other existing commercial businesses. The Project also includes development of new bicycle facilities, with 128 short-term and long-term bicycle parking spaces, in accordance with the ESMC requirements. The Project parking facilities could help serve parking needs for nearby business, and would include tandem, electric, and clean -air vehicle spaces to further encourage alternative transportation and rideshare programs. In summary, the Project would not conflict with applicable programs, plans, ordinances, or policies addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. There would be no impact in this regard. While not required for CEQA analysis, the following provides the Project level of service findings for informational purposes only. Two intersections, N Pacific Coast Highway at El Segundo Boulevard and N Pacific Coast Highway at Imperial Highway, near the Project site currently operate at LOS F. Under existing plus project conditions, the two intersections would continue to operate at LOS F, and the northern driveway for the Project site would also operate at LOS F. Under the opening year (2023) cumulative base scenario, the intersections operating at LOS F are N Pacific Coast Highway at El Segundo Boulevard (no change in LOS), N Pacific Coast Highway at Grand Avenue, and North Pacific Coast Highway at Imperial Highway. Under opening year (2023) cumulative plus project conditions, the intersections operating at LOS F include those under the cumulative base scenario as well as the northern and southern driveways onto the Project site. 17.b) In January 2019, the Natural Resources Agency and the Governor's Office of Planning and Research (OPR) codified SB 743 (Chapter 386, Statutes of 2013) into the Public Resources Code (PRC) and the State CEQA Guidelines, Section 15064.3 to establish vehicles miles traveled (VMT) as the new transportation impact metric. VMT refers to the amount and distance of automobile travel attributable to a project. The City is in the process of developing SB 743 implementation guidelines at the time of this analysis. Therefore, the Project VMT Analysis (Appendix H) was prepared in accordance with the City's draft SB 743 Implementation Guidelines, which are based on OPR's Technical Advisory on Evaluating Transportation Impacts in CEQA (OPR 2018). The analysis of the Project VMT is conducted by calculating the Project VMT, meaning the distance the future occupant or employee at the Project would travel in an automobile to reach the Project site, and then comparing the Project VMT with a threshold. Based on the draft Implementation Guidelines, the threshold is established at 15 percent below the regional average VMT. In this case, the regional average VMT is established at 20.0 miles, which is based on the SCAG travel demand model developed as part of the 2016 SCAG RTP/SCS; therefore, the VMT threshold is calculated to be 15 percent of this average, or 17.0 miles. Based on the Project characteristics utilized as the primary input in the VMT Calculator, the Project would generate an average Project Home -Based Work (HBW) (i.e., commute) per capita VMT of 21.8 miles per employee, without application of any transportation demand management (TDM) measures. Therefore, the VMT per April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 85 158 employee of 21.8 exceeds the regional average significance threshold of 17.0 (15 percent below 20.0) by 4.8 miles. In order to identify a measurable unit to apply mitigation, the VMT reduction of 4.8 miles was converted into the equivalent daily trips. By applying 22 percent of 1,115 total daily trips30, 4.8 miles per employee is equivalent to 254 daily trips. As a result, Mitigation Measure TRANS-1 would be required to reduce the Project VMT under the regional average significance threshold. With implementation of Mitigation Measure TRANS-1, the Project's impact would be less than significant. 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 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) 30 The total daily trips is calculate dot be1,155 daily trips, based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (1 Oth Edition) trip rates for General Office Building (ITE Land Use 710). April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 86 159 • 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) Timing/Implementation: Applicant to provide a TDM Program to the City for review, with approval completed prior to Building Permit Final or issuance of the first certificate of occupancy. The success of the program will be monitored and the tenant commute patterns will be reviewed, with updates of adjustments and changes to be provided in an annual monitoring report, or the TDM shall include a mechanism to report to the City on the progress. Monitoring/Enforcement: El Segundo Planning and Building Safety Department 17.c) The Project property is an existing developed site, and the proposed Project layout does not include sharp curves or other geometric designs that would increase hazards, as shown on Figure 5, Project Site Layout. Vehicular access is provided by two driveways on Pacific Coast Highway and one driveway on Carl Jacobson Way, and as depicted on Figure 5, the circulation pattern provides adequate and safe ingress and egress. The Project would also be designed with safe and convenient pedestrian access from the buildings to the parking structure through the central courtyard. Additionally, Buildings A and B would be renovated to provide direct pedestrian access to the Pacific Coast Highway. The Project does not involve creating unsafe geometric design features such as sharp curves or dangerous intersections. Project impacts would be less than significant. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 87 160 17.d) The proposed Project layout includes fire access from the driveways along North Pacific Coast Highway and East Maple Avenue, whichdedTc�Ted fire '^row fh^+ provide emergency access to the site, as shown on Figure 5, Project Conceptual Site Layout. A fire lane easement runs through adjacent properties beth north and S9Uth of the Project site, which the applicant has partially redesigned to be in compliance with Fire Department purposes. As addressed above in 9.f, during construction and operations, the Project would not interfere with or close access along Pacific Coast Highway, and existing driveways entering and exiting the property would remain open to emergency vehicles. Thus, the Project's would not result in inadequate emergency access and impacts in this regard would be less than significant. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 88 161 18. TRIBAL CULTURAL RESOURCES Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section Potentially Less Than Less Than 21074 as either a site, feature, place, cultural Significant Significant With Significant No Impact landscape that is geographically defined in terms Impact Mitigation Impact of the size and scope of the landscape, sacred Incorporated place or object with cultural value to a California Native American tribe, and that is: a. Listed or eligible for listing in the California Register of Historical Resources, or in a local El ElElregister of historical resources as defined in Public Resources Code Section 5020.1(k)? b. A resource determined by the lead agency, in its discretion and supported by substantial evidence to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria ❑ 0 ❑ ❑ set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Explanation of Checklist Responses 18.a As mentioned previously, the potential for resources eligible for listing on the California Register of Historical Resources to exist on the Project site was evaluated in the Project Cultural Resources Memorandum provided in Appendix C. The Project area was undeveloped until 1927, and then between 1928 and 1947, the land was used for agricultural purposes. No built features are occurred within the Project area until 1953 with the extant building at 737 Lairport Street (Carl Jacobson Way) (Building D). By 1964, both 650 and 700 North Pacific Coast Highway (Building A and Building B, respectively) were constructed. The site has been permanently altered for over 55 years and was previously graded to accommodate the existing structure foundations and parking uses. As evaluated in the Project Cultural Resources Memorandum, the Project site neither contains structures listed on the National Register of Historic Places or California Register of Historical Resources nor includes structures listed as a Los Angeles Historic - Cultural Monument. Building A and Building B were evaluated for inclusion in the California Register and recommended ineligible for listing under Criteria 1, 2, 3, and 4 both individually and as contributors to a historic district due to a lack of association with a historic context. Additionally, the resources were evaluated in accordance with Section 15064.5(a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code, and they do not qualify as historic resources for the purposes of CEQA. As such, the Project would not cause a substantial adverse change in the significance of a tribal cultural resource that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources. Impacts in this regard are less than significant impact. 18.b) One California Native American tribe, the Gabrieleno Band of Mission Indians-Kizh Nation, has notified the City of El Segundo with a request to be notified of pending projects that are being reviewed in accordance with the City's local CEQA implementation procedures. A formal notification regarding this Project proposal and April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 89 162 the City's environmental review process was sent to this tribal entity on October 1, 2020, and the Kizh Nation submitted correspondence requesting further consultation. The City met with the Gabrieleno Band of Mission Indians - Kizh Nation (Gabrieleno) to identify tribal cultural resources and tribal cultural places in accordance with Assembly Bill (AB) 52 (Chapter 532, Statutes of 2014) on December 9, 2020. Mr. Andy Salas and Mr. Matthew Teutimez of the Kizh Nation noted that El Segundo and the Project site are located in a region with several surrounding Native American villages and trade routes. Each village covered large areas, with oftentimes overlapping areas between villages to allow shared use of natural resources. The trade routes were used by the Gabrieleno to move trade items, including salt, which was produced in the region, and the routes were also used for visiting family, going to ceremony, and accessing recreation and foraging areas. At times isolated burials may occur within and around the routes which are not associated with a village community burial site or ceremonial burial site, but where the person died. While the Project is not located within a mapped route, as a result of the prior use of the region, the potential cannot be precluded that buried tribal cultural resources or an isolated buried remain may be encountered during the Project's new Building C foundation earthwork activities. As a result, the following Mitigation Measure TCR-1 will be implemented such that in the event of any discovery of unknown tribal cultural resources during earthwork, impacts would be less than significant. April 2021 Mitigation Measure TCR-1: Prior to the commencement of any vela#ed ground disturbing activity at the Project sitehGVeRg the Peter,+iGI +„ i ReGr+h RGti ,o sell° (i.e., r,^r eRgiRe8-Fed fill), 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 executed contracts shall be submitted to the City of El Segundo Development Services Department prior to the issuance of anyl2ermit necessary to commence a around -disturbing activity. The Tribal monitor will only be present on -site during the construction phases that involve around -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.#la t iG cal+, ,rGn., GfflliGfed 4"ithh the, GFeG fe be prese Rt erg ri+o uprer the e— rli reelGgis#wee +iRg fho 88GPetrry Of the �� ee+i�v a qe�r ied arm,h-,Q,� Service-l9W. 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 +rihe I+, irat 650 PCH Project Initial Study - Mitigated Negative Declaration 90 163 reseurEes ere—erGA--RrerGd rJi irinrY rvrr�i inrd_rdist irh aGti.,i�S •"rrerk in the immedirv+o eree mi i t hql+ And +ho Zrd mi i ho e�,r-,li irti+� h�, the Ali irvlifio,-! r.. Ta-r .� �rry cr�rry �e �-arvaT er,-h,geelegic+ „r+he Trihrvl Meniter,lf 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 around 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. ir�amed,atel iVet e,r-rlr At minimaim r,f 100 feet rvnrd PlGGe rvn eXG'ticioR Zee A—reupd- the rdisGeyon, I„r-r~+i„n.Human remains and grave/burial aoods 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[fl). Tie mr�RGgeF \N hG ilII r�rr�� r will ,_the �;;`� n l r-C�1„�the � di-prttzd e,�M-tl1A�TAnor rdo+o rmino-ho+hor +ho ro mrvinc rro hi imrn rnld to nro"or,+ Gr," fi ir+ho rdisttirr;�ATT�c�.1 th(-Q RGAS determined to We -tee GPPGir,+G Melt Likely De-sr-epd-ep+ (AAI 9) If Pese irr-oc rre disre-yere d +hr.+Are WAfive iR the Tribe dee; , pprepriGte. The -Ara -Smite meniite FiRg sh A-.1i-en d� AeITeI^ roll greyRd dis+Nrhi�GGtiyities�� jeG Site Grp Gempleted, er YtlheR the Tri-h ii Represept,qtives qpd TrihAl Uppitpr hAytQ inrdir-AtQ d +hGt roll i ipGem— rr,i inrd_ Culture.' Rese irGes Timing/Implementation: Applicant to submit evidence of a contracted Native American Monitor to the City prior to issuance of building permits Monitoring/Enforcement: El Segundo Planning and Building Safety Department April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration a 164 19. UTILITIES AND SERVICE SYSTEMS Less Than Potentially Significant With Less Than Would the project: Significant Mitigation Significant No Impact Impact Incorporated Impact a. Require or result in the relocation or construction of new or expanded water, wastewater treatment, or storm water drainage, electric power, natural gas, or ❑ ❑ ❑X ❑ telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b. Have sufficient water supplies available to serve the project and reasonably foreseeable El ElElfuture development during normal, dry, and multiple dry years? c. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to El ElElserve the project's projected demand in addition to the provider's existing commitments? d. Generate solid waste in excess of State or local standards, or in excess of the capacity of local El ElElinfrastructure, or otherwise impair the attainment of solid waste reduction goals? e. Comply with federal, state, and local management and reduction statutes and ❑ ❑ ❑X ❑ regulations related to solid waste? Explanation of Checklist Responses 19.a) The Project would involve renovation and minor alteration of two existing office buildings (Buildings A and B), as well as the construction of a 5-level office building with an integrated 7-level parking structure within portion of the Project site that is currently occupied by a surface parking lot. The result of the rehabilitation activities would be a net increase in 1,031 square feet in Building A, and net reduction of 4,572 square feet in Building B. The proposed construction of Building C would add approximately 70,921 square feet of office space to the Project site. Given the increase in intensity of office uses at the Project site, the Project would result in an increase in water demand, wastewater generation, and an increase in demand on other utilities, such as electricity, natural gas, and telecommunications. The Project site contains existing commercial office buildings that are currently served by these utilities. WnOpwntPr Wastewater generated by the Project would be conveyed to the Sanitation Districts of Los Angeles County (the Sanitation Districts) Joint Water Pollution Control Plant (JWPCP), located at 24501 South Figueroa Street in Carson. The facility currently provides both primary and secondary treatment for approximately 400 million gallons of wastewater daily (mgd) and currently processes an average flow of 261.1 mgd. serving over 4.8 million residents, businesses, and industries. Before discharge, the treated wastewater is disinfected with hypochlorite and sent to the Pacific Ocean through a network of April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 92 165 outfalls. These outfalls extend 2 miles off the Palos Verdes Peninsula to a depth of 200 feet. The JWPCP must comply with its current National Pollutant Discharge Elimination System (NPDES) Permit, which regulates the plant's discharges. The Sanitation Districts issued the Project a Will Serve letter (Appendix 1), confirming adequate capacity to serve the Project, based on an estimated generation of 36,94537,930 gpd. Additionally, as part of the entitlement review, El Segundo Public Works Department has indicated no concerns with the Project impacting the overall sewer system from the property. The Project may potentially upgrade the onsite private sewer line conveying wastewater from the site to the connecting trunk line on Maple Avenue.. As such, the Project would not require any change in the treatment protocol for Project -generated wastewater. . Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (netl-FAR calculation, would not have any impact upon this issue area. Project impacts will be less than significant. Storm Water Drainage As discussed in Section 10, Hydrology and Water Quality, of this Initial Study, the existing storm drainage facilities, coupled with proposed improvements, including pervious pavers and on -site stormwater storage/infiltration basins would be adequate to accommodate Project runoff. No physical modifications to the existing municipal stormwater infrastructure in the Project vicinity would be required to handle the Project stormwater runoff. Further, short-term stormwater impacts, such as those resulting from construction activities and resulting sediment runoff from the Project site, would be regulated by the NPDES Construction General Permit. As discussed in Section 10, Hydrology and Water Quality, of this Initial Study, this permit requires identification of a variety of water quality control BMPs to be specified on construction plans and implemented throughout construction. Through compliance with existing, mandatory regulations regarding stormwater storage and treatment, potential water quality impacts during construction and operation would be avoided or reduced to less than significant levels and would avoid conflicts with water quality standards established by the Los Angeles Regional Water Quality Control Board. Thus, the Project would not require the construction or relocation of new or expanded stormwater facilities and would result in no impact. Dry Utilities (Natural Gas, Electricity, Telecommunication) Southern California Edison (SCE) and Southern California Gas Company (SoCalGas) provide electricity and natural gas services to the Project site, respectively. These electricity and natural gas providers service the existing commercial buildings on the Project site. As such, Project -related impacts would result from connection of existing natural gas and electricity service lines to the proposed Building C and parking structure, as well as outdoor lighting in the courtyard, common areas, and along pathways. Regarding natural gas, no major upgrades to the delivery system are anticipated as a result of this Project because overall regional projections set forth by energy purveyors anticipate that energy demand will decline. As stated in the 2020 California Gas Report, prepared by the California Gas and Electric Utilities, natural gas usage by commercial uses in California is expected to decline at a rate of 1.7 percent per year from 2019 to April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 93 166 2035.31 This is because of more efficient power plants, statewide efforts to minimize greenhouse gas emissions through demand -side reductions, more efficient building standards incorporated into the California Title 24 building code, and CPUC-authorized energy efficiency programs. Given such decline in natural gas demand, it is not anticipated that the Proposed Project would require any major reconstruction or relocation of off -site natural gas infrastructure. Should SoCal Gas determine that upgrades to existing natural gas infrastructure would be necessary, resulting from either the demand of the proposed project or cumulative demand increases, such off -site upgrade projects would be undertaken by SoCal Gas and would be subject to environmental review pursuant to CEQA. Regarding electricity, the California Energy Commission (CEC) provides new forecasts for electricity demand every two years as part of the Integrated Energy Policy Report process. The most recent report was adopted in 2019 and states that energy demand is anticipated to increase over the next 10 years with the increase depending on economic and demographic growth, the rates of electrical rates, and how broadly energy efficiency programs are adopted. However, the CEC and individual electricity purveyors, such as SCE, review demand projections published in this report and plan for capacity improvements in their distribution systems, as necessary. Should SCE determine that upgrades to existing electrical energy infrastructure would be necessary, resulting from either the demand of the proposed Project or cumulative demand increases, such off -site upgrade projects would be undertaken by SCE and would be subject to environmental review pursuant to CEQA. Attempting to estimate what environmental impacts may result from such electrical utility infrastructure improvements without knowledge of when and where the improvements would take place would be speculative. Telecommunication services are provided to the existing office buildings on the Project site by private companies. Upgrades to the existing telecommunication infrastructure on the Project site would involve connecting the proposed Building C to existing telecommunications connections within the Project site and in adjacent streets. Upgrades to existing telecommunication facilities and construction of new facilities to meet the demand of users are determined by telecommunication providers and is subject to its own environmental review. Any traffic disruptions associated with telecommunication utility activities within the travel lanes would be addressed through routine traffic control measures. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net�F4R calculation, would not have any impact upon this issue area. In summary, the Project would not result in the relocation or construction of new or expanded water, wastewater treatment, or storm water drainage, electric power, natural gas, or telecommunications facilities and impacts would be less than significant. 19.b) Water service is provided to the Project site by the City of El Segundo's Water Division, which is a partner of the West Basin Municipal Water District (WBMWD). The WBMWD provides wholesale potable water to 17 cities, serving approximately 900,000 people. According to the West Basin Municipal Water District's 2015 Urban Water Management Plan (UWMP), the 2020 water supply consists of: 19 percent groundwater; 52 percent 31 California Gas and Electric Utilities. 2020. 2020 California Gas Report. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 94 167 imported water; 12 percent recycled water; 17 percent water conservation savings; and less than 1 percent desalinated water.32 In compliance with legislative requirements, the UWMP details how West Basin manages its water supplies and demands under all hydrology conditions. The UWMP also demonstrates how West Basin proposes to meet its service area's retail demands over 25 years and provide long-term water reliability. According to the UWMP (Table 3-1), while the population within the WBMWD is anticipated to increase between 2020 and 2040, the overall baseline potable water demand in acre-feet per year is expected to decrease over this time period due to water efficiency measures implemented within the service area, as well as implementation of recycled water programs. The UWMP concluded that West Basin does not anticipate any shortages and will be able to provide reliable water supplies under both single dry year and multiple dry year conditions. No new water supply, storage, or distribution facilities are identified in the UWMP to address water demands in El Segundo. Under Water Code Section 10912, the Project is not subject to a water supply assessment since the Project does not meet the commercial office building criteria to: add more than 1,000 persons; or add more than 250,000 square feet of floor space. The City's Public Works Department has provided indication, and found the Project Will Serve letter acceptable that the existing water service infrastructure serving the Project site is sufficient to meet the Project's estimated net increase in water demand of 15,363 gallons per day (gpd) and of sustaining a minimum pressure of 50 pounds per square inch (psi). Therefore, while the Project would result in an increase in water consumption given the increase in commercial square footage on the Project site, the Project would not require the construction or relocation of new or expanded water facilities and impacts would be less than significant and no mitigation measures are required. As discussed above, the West Basin Municipal Water District's 2015 UWMP concluded the City would be able to rely on the groundwater, imported water recycled water, water conservation savings and desalinated water supplies within the District. Specifically, the West Basin Municipal Water District states in the UWMP that it does not anticipate any shortages and will be able to provide reliable water supplies under both single dry year and multiple dry year conditions through 2040. Accordingly, there would be sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry and multiple dry years. Therefore, impacts to water supplies would be less than significant. 19.c) As discussed above, the Sanitation Districts issued the Project a Will Serve letter (Appendix I), confirming adequate capacity to serve the Project, based on an estimated generation of 37,880 gpd. Additionally, as part of the entitlement review, El Segundo Public Works Department has indicated no concerns with the Project impacting the overall sewer system from the property. Therefore, impacts to wastewater treatment would be less than significant. 19.d, e) Once operational, solid waste generated by the Project would consist of typical waste from a commercial office building. Project -generated wastes would continue to be accepted by the same multiple refuse disposal facilities that currently receive El Segundo's municipal solid wastes. In 2019, El Segundo disposed of approximately 46,016 tons of solid waste, as reported to the California Department of Resources Recycling 32 West Basin Municipal Water District. 2016.2015 Urban Water Management Plan. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 95 168 and Recovery (CalRecycle 2020). Approximately 30 percent was taken to the El Sobrante Landfill, which has a cease operations date of January 1, 2051. Approximately 17 percent of this waste was taken to the Simi Valley Landfill & Recycling Center, which has a cease operations date of March 31, 2063. The proposed Project would result in a minor increase in solid waste as a result of the net increase in commercial office space. Specifically, with a net increase in 66,480 square feet, the Project would result in an increase of approximately 404 Ibs per day.33 Furthermore, as applicable, the Project would comply with Senate Bill 1018 (Chapter 39, Statutes of 2012), Mandatory Commercial Recycling, which requires a business that generates 4 cubic yards or more of commercial solid waste per week to arrange for recycling services. Because landfill capacity is closely monitored by the Los Angeles County Sanitation District, the landfills that serve the City of El Segundo would have sufficient remaining capacities to absorb the solid waste increase resulting from the Project. It should also be noted that the City has completed a comprehensive Source Reduction and Recycling Element (SRRE) in compliance with Assembly Bill (AB) 939, which requires every city in California to reduce the waste it sends to landfills. As of 2006, El Segundo was recycling 84 percent of its solid waste, thereby complying with the standards established by AB 939, which required cities to reduce waste disposal at landfills by 50 percent by the year 2000. In addition, the City and/or the Project would be required to comply with federal, State, and local management and reduction statutes and regulations related to solid waste to ensure that the solid waste stream diverted to landfills and recycling facilities is reduced in accordance with existing regulations. For example, the California Green Building Code requires that at least 50 percent of all nonhazardous construction wastes be recycled and/or salvaged, rather than transported to a landfill for disposal. Finally, the Project would be required to comply with adopted programs and regulations pertaining to solid waste. Thus, participation in the City's recycling programs during construction and operation would ensure that the Project would not conflict with federal, state, and local statutes and regulations related to solid waste. Accordingly, the Project would not generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals. Therefore, impacts related to solid waste generation would be less than significant. 33 California Department of Resources Recycling and Recovery, 2020. Estimated Solid Waste Generation Rates. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 96 169 20. WILDFIRE If located in or near state responsibility areas or Potentially Less Than Significant WithMitigation Less Than lands classified as very high fire hazard severity Significant Significant No Impact zones would the project. Impact Incorporated Impact a. Substantially impair an adopted emergency response plan or emergency evacuation ❑ ❑ ❑ ❑X plan? b. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant ❑ ❑ ❑ 0 concentrations from a wildfire or the uncontrolled spread of a wildfire? c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines El El ❑ or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d. Expose people or structures to significant risks, including downslope or downstream flooding El El ❑ or landslides, as a result of runoff, post -fire slope instability, or drainage changes? Explanation of Checklist Responses 20.a) The Project site is not located within or adjacent to a Very High Fire Hazard Severity Zone (VHFHSZ), as designated by the California Department of Forestry and Fire Protection.34 The nearest VHFHSZs to the Project site are isolated areas located north of the Project site (the Ballona Wetlands Ecological Reserve and the Inglewood Oil Field (located 3.5 miles and 5 miles north of the Project site, respectively). The closest large fire hazard area is the Palos Verdes Peninsula, located 8 miles south of the Project site. The Project property is situated in a fully urbanized area with an urban street network, fully pressurized water system, and managed landscaping limited to decorative trees and shrubs. As such, wildland fires would not occur on or near the Project site. Regardless, in the event of any disaster warranting evacuation, the emergency routes used would depend on a number of variables, including the type, scope, and location of the incident. It is the responsibility of emergency service and/or appropriate public officials to adequately assess the situation so that safe and efficient evacuation routes are selected. As the Project site is in a fully urbanized area with a major arterial street (i.e., Pacific Coast Highway) and a major highway (1-105) within close proximity, the proposed Project would not substantially impair an adopted emergency response plan or emergency evacuation plan, and no impact would occur. 20.b) As the Project site is not within or near a VHFHSZ, the proposed Project would not have the potential to expose Project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire due to slope, prevailing winds, and other factors, 34 California Department of Forestry and Fire Protection, 2020. Fire Hazard Severity Zone Viewer. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 97 170 or exacerbate wildfire risks. As such, the Project would result in no impact that would exacerbate wildfire risks and expose occupants to pollutants released from a wildfire. 20.c) The proposed Project would not require the installation or maintenance of associated infrastructure in or near a state responsibility area or VHFHSZ that may exacerbate fire risk or result in temporary or ongoing impacts to the environment. As such, no impact would occur. 20.d) The Project site is within a relatively flat, urbanized area that is adjacent to existing commercial and industrial structures. The Project would not expose people or structures to significant risks in or near a state responsibility area or VHFHSZ, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes. As such, no impact would occur. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 98 171 21. MANDATORY FINDINGS OF SIGNIFICANCE Potentially Less Than Less Than Would the project: Significant Significant With Mitigation Significant No Impact Impact Incorporated Impact a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal ❑ ❑ ❑ community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a El ElElproject are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c. Does the project have environmental effects which will cause substantial adverse effects on ❑ ❑ 0 ❑ human beings, either directly or indirectly? Explanation of Checklist Responses 21.a) As discussed in checklist responses 3.a-d and 13.a-c, the proposed Project would generate less than significant emissions of criteria air pollutants and less than significant noise levels during the demolition, renovation, and construction phases and over the operating life of the office campus. With adherence to regulatory requirements, air quality and noise impacts would not be significant and would not result in a degradation of the quality of the urbanized environment in which the Project is proposed. The existing Project site has been fully developed, and there are no sensitive biological resources on or near the Project site, and as discussed in checklist responses 4.a-f, the Project would have no impact on fish or wildlife populations, nor would it eliminate any habitat or biological resources that could reduce the number or range of rare or endangered species. In addition, as discussed in checklist responses 5.a-c, no local, state, or federally designated examples of major periods in California history or prehistory have been identified on the site or in the vicinity. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)_€414 calculation, would not have any impact upon this issue area. The Project would have a less than significant impact and the Project would not result in a mandatory finding of significance in this regard. 21.b) A significant cumulative impact may occur if a project, in conjunction with related projects, would result in impacts that are less than significant when viewed individually but would be cumulatively significant when viewed together. In addition to this Project, there are currently 17 other development projects (refer to Appendix J, Cumulative Projects List) in various areas of El Segundo that have been proposed and approved April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 99 172 but have not been completed. These consist of nine projects currently in construction and eight with pending entitlements. These other projects include a range of land uses types and intensities, including other office buildings, a total of 278 residential units, a golf pro shop and driving range, office/warehouse/retail uses, a computer data center, and several expansions of existing office and industrial uses. The nearest project is a pending entitlement for a zone change and General Plan Amendment to multi -family residential uses for 15 dwelling units located approximately 1,000 feet southwest of the Project site, However, when considering the proposed Project in combination with other past, present, and reasonably foreseeable future projects in the vicinity of the Project site, the proposed Project does not result in environmental impacts that would incrementally contribute to a significant cumulatively impact. As detailed in the preceding checklist responses, the proposed Project would not result in any significant and unmitigable impacts in any environmental categories. The Project would be consistent with regional plans and programs that address environmental factors such as air quality, energy, greenhouse gases, hydrology and water quality, transportation, utilities, and other applicable regulators that have been adopted by public agencies. Additionally, in many cases, including aesthetics, agriculture, biological resources, cultural resources, geology, hazards, hydrology, land use, population and housing, public services, mineral resources, noise, recreation, tribal cultural resources, and wildfire, the impacts associated with the Project are either localized to the Project site or are of such a negligible degree that they would not result in a considerable contribution to any significant cumulative impacts. In the case of population and housing, a conservative assumption that 5 percent or 23 of the new employees may relocate to the Project area was analyzed, which concluded that adequate housing is available in the Project area. Further, when considered with the cumulative project scenario, which includes the addition of 278 residential units, the additional new housing from current and future projects would further ameliorate any effects in Project housing. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area net €AR calculation, would not have any impact upon this issue area. As such, cumulative impacts would be less than significant (not cumulatively considerable) and the Project would not result in a mandatory finding of significance in this regard. 21.c) As discussed in checklist responses 3.a-d and 13.a-c, the proposed Project would generate less than significant emissions of criteria air pollutants and TACs, and less than significant noise levels during the demolition, renovation, and construction phases and over the operating life of the office campus. With adherence to regulatory requirements for air quality and noise, these impacts would not cause substantial adverse effects on humans. As discussed in checklist responses 9.a-b, based on the environmental site assessments conducted on the Project site, mitigation measures HAZ-1 and HAZ-2 would manage, potentially remediate, and protect against prior environmental contamination from past land use activities, such that the proposed office building uses would not result in significant hazards associated with the storage, use, transport, or disposal of hazardous materials or wastes. Lastly, the proposed zone text amendment, which would exclude parking area from the floor area (net)FAR calculation, would not have any impact upon this issue area. As a result, the Project, including the proposed zoning code amendment, would have a less than significant impact and the Project would not result in a mandatory finding of significance in this regard. April 2021 650 PCH Project Initial Study - Mitigated Negative Declaration 100 173 April 2021 Figures 650 PCH Project Initial Study - Mitigated Negative Declaration IN 74 B everiy 0�1°` Hills $9 '�� 9urldv Wiy 9 C c as �a � z a r ,g13��� 7e r. 4l . err. `m a daE a e Ctfvw City ; n4o Santa Monica qo- � �� � - A---, ".ice®wd F°a . - � F yy�sran:dn�Anv ...._. _ti_.... mar!"a �a: B-�+Pk... ?� del Rey . w vS I' � Hydo narlt� v� $ � Pla y 8 Vi$t3 � '• A Ayo ent it 5 � 0v y6 ar Sa r.e Arn Loglewood ' 'k Manryesw Ava y'3 Wasiha binf p`Wy - - -- - W bar Vitae St v 3 C C yv 96M ]FC F.±s xiigcrr •_ I c wc.nwry ak�d � ' lri tprnnlr. rr�l _ - G 9 _ •N 3 ARFcrt t Project Site --•—••—••—•• iib'i.�.. .9rNryi^�+,. � Impwlal H•hy i L6 1• L EE Se¢uxda L. aSd Avv E Grand Ava - - ¢ Hawthorn® !- C LI i l��•4n.1!Ilw� epn w Et s ♦" Pacific = Ocean 5 m �arrnrin7vvar— —=e. —�w Lawndaie Jgi 4 - i p Manna Avv 'm Marine Ave < e a 5 Manhattan 4 � 7 = Beach Man lr aFlnn 6avh P.tra a to a �dnegg� -Ar hs, L'L•.I G rank Ave y 650 NORTH PACIFIC COAST HIGHWAY PROJECT Q Miles ° 0.5 2 INTERNATIONAL Project Regional Location Source: ESRI World Street Map Service; Los Angeles County GIS Fig 1 650 NORTH PACIFIC COAST HIGHWAY PROJECT O 0 350 700 Project Vicinity INTERNATIONAL Feet Source: Los Angeles County GIS; LA Metro; Nearmap Map Service Fi 650 NORTH PACIFIC COAST HIGHWAY PROJECT O 0 175 350 Project Site Miiiiiii@INTERNATIONAL I Feet T!_ Source: Los Angeles County GIS; LA Metro; Nearmap Map Service Fi 650 NORTH PACIFIC COAST HIGHWAY PROJECT INTER® O FigUrN am <' O I N T E R N A T 1 0 N A L Source: Shubin Doladson Architects (July 2020) euASaNs 11 °' ---- 1'L -'' J l I I i1 ` I L.------------=��-� l gI I 1 1 I 7M 1 1 5y� BUILDING 0 1 nruvu.�xcw.n u, 1 I 1 GfRLE�1E.d� I , (No Proposed Changes) j 650 NORTH PACIFIC COAST HIGHWAY PROJECT Proiect Conceptual Site Lavout Fig 650 NORTH PACIFIC COAST HIGHWAY PROJECT INTER Q Building A and Building B (Renovations) Elevations Source. Figu 650 NORTH PACIFIC COAST HIGHWAY PROJECT INTER Q Building C (New Construction) Elevations Source. Figual 650 NORTH PACIFIC COAST HIGHWAY PROJECT INTER NATION AL Building A and Building C Cross -Sections (View North) Source Figulc(YA 650 NORTH PACIFIC COAST HIGHWAY PROJECT INTERNATIONAL Q Project Renderings, Buildings A, B, and C Source. Figu 650 NORTH PACIFIC COAST HIGHWAY PROJECT INTER Q Project Renderings, Buildings A and C Source. Figulat 650 NORTH PACIFIC COAST HIGHWAY PROJECT Q Project Landscaping I N T E R N A T I O N A L Source: Fig 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 Party AES-1 Aesthetics Prior to issuance of a building permit, the Provide lighting Prior to issuance of Project Developer City of El Project applicant must submit a lighting plan to plan to the City for building permits. Segundo, the City for review and approval by the Director review and Planning and of Planning and Building Safety. The plan must approval. Building Safety include the location, height, number of lights, Department 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 Design Prior to issuance of Project developer City of El Project applicant must submit the Final Design Plans to the City for building permits. Segundo, Plans to the City for review and approval by the review and Planning and Director of Planning and Building Safety. The approval. Building Safety plans must identify the material use that meets Department the Visible Light Reflection (VLR) performance of the following: i) The new west -facing facade 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 A curtainwall facing Pacific Coast Highway to be finished with aluminum composite panels Page 1 of 12 186 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 Party (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 monitoring Applicant to hire a Applicant to Project developer City of El Resources shall be conducted for any grading -related qualified submit evidence of Segundo, ground disturbing activity have the potential to archaeologist and a contracted, Planning and disturb native soils (i.e., non -engineered fill) submit evidence of qualified Building Safety within the Project site. Monitoring shall be this contracted archaeologist to Department performed under the direction of a qualified archaeologist to the the City prior to archaeologist meeting the Secretary of the City. issuance of Interior's Professional Qualifications Standards building permits. 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 Page 2of12 187 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Mitigation Measure Actions Required When Monitoring Responsible Monitoring Factor Occurs Agency or Party Agency or Party the Director of Planning and Building Safety. After the find is appropriately mitigated, work in the area may resume. Paleo- Geology and Prior to the issuance of any grading permits, the Applicant to hire a Applicant to Project developer City of El 1 Soils applicant shall retain a qualified paleontologist qualified submit evidence of Segundo, who meets the qualifications established by the paleontologist and a contracted Planning and Society of Vertebrate Paleontology (SVP) to submit evidence of qualified Building Safety develop a Worker Environmental Awareness this contracted paleontologist to Department Program (WEAP), which shall be in compliance paleontologist to the City prior to with SVP guidelines. The paleontologist shall the City. This issuance of present the training to all construction staff to paleontologist to building permits. provide them with a basic understanding of the provide WEAP WEAP training shall types of fossils that may be encountered and the training to all be administered laws protecting them, and the procedures to construction staff. prior to the start of follow in the event the finds are encountered. In earthwork the event that paleontological resources are activities and shall encountered during earth disturbance activities, be administered to all construction activities in the area of the find any new shall be temporarily halted and the construction paleontologist shall be notified to evaluate the workers involved in find and determine the appropriate treatment in excavation efforts accordance with SVP guidelines for associated with the identification, evaluation, disclosure, avoidance, Project. or recovery, and curation, as appropriate. HAZ-1 Hazards and The applicant shall conduct additional Conduct additional Applicant to Project developer City of El Hazardous investigation and potential remediation actions investigation and provide evidence Segundo, Materials associated with the previous USTs and clarifier potential of the Planning and uses. As identified in the Phase I ESA (Appendix remediation presence/absence Building Safety E), the following investigations will be associated with of a UST at 650 N. Department and conducted to identify and confirm the location previous USTs and Pacific Coast El Segundo Fire of the eight 1,000-gallon USTs and clarifier at clarifier uses. Highway, and Department 700 Pacific Coast Highway and the potential UST submit the results Page 3 of 12 188 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 Party at 650 Pacific Coast Highway (associated with of the geophysical 690 North Sepulveda Boulevard). surveys and Phase • Eight 1,000-gallon USTs at 700 Pacific Coast II Investigations Highway: A geophysical survey and Phase II and incorporate subsurface investigation shall be conducted to applicable identify the location of the former USTs and to treatment sample at the depth of the UST to determine procedures in the the concentrations of constituents of concern final design plans (petroleum hydrocarbons, volatile organic to the City prior to compounds, and metals). In the event that the issuance of grading analyte concentrations exceed appropriate use and/or building standards, as designated by the El Segundo Fire permits. 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 Page 4 of 12 189 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 Party 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 6S0 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 approved remedial action plan, including: 1) installation of a soil vapor Page S of 12 190 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Mitigation Measure Actions Required When Monitoring Responsible Monitoring Factor Occurs Agency or Party Agency or Party 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 activities Conduct a - Project developer City of El Hazardous on Buildings A and B, a hazardous building hazardous building Segundo, Materials materials survey shall be conducted on both materials survey on Planning and buildings to identify asbestos, lead -based paint, Buildings A and B Building Safety and other potentially hazardous building and incorporate Department and materials (such as mercury thermometers, required abatement El Segundo Fire lighting and electrical appurtenances). Following work. Department 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 developer City of El 1 The applicant shall prepare and implement a implement a provide a TDM Segundo, Project -specific TDM program that will reduce Project -specific Program to the City Planning and the Project's daily trips by 254. The TDM program TDM program. for review, with Building Safety shall consist of a list of approved strategies, approval Department guided by the California Air Pollution Control completed prior to Officers Association (CAPCOA) recommendations Building Permit to promote carpool, bicycling, walking, and Final or issuance of transit in place of individual vehicle trips to and the first certificate from the Project. These elements may change or of occupancy. The be adjusted to adapt to changing commute success of the Page 6of12 191 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 Party trends and to maximize the efficiency and program will be performance of the program. The following is a monitored and the preliminary list of applicable strategies that tenant commute provide feasible means to adequately reduce the patterns will be Project VMT: reviewed, with updates of • Safe and Well -Lit Access to Transit: Enhance adjustments and the route for people walking or bicycling to changes to be nearby transit stops, such as those located provided in an on Pacific Coast Highway and Mariposa annual monitoring Avenue. (Maximum reduction of 23 trips) report, or the TDM shall include a • Transit Subsidies: Provide subsidization of mechanism to transit fare for employees of the project site. report to the City This strategy helps reduce single -occupancy on the progress. 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 materials. (Maximum reduction of 46 trips) Page 7of12 192 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 Party • 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 Page 8 of 12 193 MITIGATION MONITORING AND REPORTING PROGRAM 650 PACIFIC COAST HIGHWAY PROJECT No. Environmental Mitigation Measure Actions Required When Monitoring Responsible Monitoring Factor Occurs Agency or Party Agency or Party 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) CR-1 Tribal Cultural Prior to the commencement of any gig- Applicant to retain a Applicant to Project developer City of El Resources Felated ground disturbing activity at the Project Native American submit evidence of Segundo, sitehaving—the etent+arteu.neaTt�i Rat.ve Se;;,r Monitor that is a contracted Planning and (i.e., non engineeFedfill), the Project applicant culturally affiliated Native American Building Safety shall retain a Native American Monitor approved with the area to be Monitor to the City Department by the Gabrieleno Band of Mission Indians-Kizh present on -site prior to issuance of Nation, the tribe that consulted on this project during ground- building permits. pursuant to Assembly Bill AB 52 (the "Tribe" or disturbing activities the "Consulting Tribe"). A copy of the executed in native soils. contracts shall be submitted to the City of El Segundo Development Services Department prior to the issuance of any permit necessary to Page 9 of 12 194 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 Party 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.th-,t ir culturally affiliate the to be during youth area present on site in grouna-disturbing activities native seil� Monitoring shall be under the perfermed .directien .,f -, archaeologist meeting the qualified Secretary Af the lnt2rivr5 PrAfpr,;iArn;l gaalificatiens Standards fer arshaeele (Natienal Park Service 1983 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 Page 10 of 12 195 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 Party assessed. All Tribal Cultural Resources unearthed by Project activities shall be evaluated by the ConsultingTribe approved Tribal monitor. Ifs caltara! reseurces are enseantered daring disturbing activities, vderk in toe grouna dw-Ate - -mot halt -;nr-1 the find must be by the Qualified Areh-.eelegist the evaluated eF ....—M-... .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. e# I, 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. the trih 9-F aFehaeelegical meniteF69ASU'taRt/GARI;-14A.,t ill i diatel., divert w nrk at munim, Inn e M of feet :ace an exel-rien zone a, eund the discovery lecatien.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(fl). T e miter/.-.,r the Trih. ,ill then ,.pant(.) notify r the lead re h l A A rI t#e qualified a a ee e gist, .,he ,,ill r,-.Il th.p GE)RStFUGtiE)R FAanageF 0.1er the r y.omll ene.ntinue—te�he—dovenedyholle Page 11 of 12 196 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 Party }� rnTi 1 1re ceT�CCCI TCS�PReth m a i n sort hu rn-,n -anal subsequently Native American The discovery to be L(ept nfi.d nti-,I to s C and secure t-airyfurther rdr-ttHr-h-anrEe. If thr, fun.Jr preve are determineed to bee Native Nativ American the coroner ,ill notify the NAHC by law as mandated state .gh., g gill then Mest Likely Dese,ndent appoint a (MILD). if frees dirr evered that n Native Feseg -are e Ameriean OR Consulting wo'R eFigin,the retain it/the.,-, n the form nd/er the manner T-ri�aeeii}S--appricep The Ansite nitering Fiate. Fri shall g.,hen all rt nd disturbing ., end activities the PFej Site meted the Trih;;l et are when Representative-,; rd Trih, ;I M have ap.Aniter .nd.e-ated that disturbing all upeeming ground the site have littie te„e aet+v*t+es at ,tnntial f..r impacting Trih- I C-4-wal ResE)Fees Mitigation Compliance As a means of ensuring compliance of above mitigation measures, the project proponent and subsequent owner(s) are responsible for funding of all mitigation measures and monitoring efforts, for submitting regular compliance reports to the Director of Planning and Building Safety for review, and for replenishing the mitigation monitoring account if necessary, until such time as all mitigation measures have been implemented and completed. Page 12 of 12 197 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 Im 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 D 1 II m © I II O 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 WMAvEruE r .. a` :oR w i° � , p•% �.`e..•1 Mom. -. s �nes Era, oErxiwc n.rs'r Ise ai' r .,, r • F�% . �oe�nl m roc ee eEn xs svwn f ri e�-'` � Es,'o r+a ra> reo>,n 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 _ PARG& 7'I I g �. PAR�EE n l a r -�'����--�-� I ' I .cximEl lK Mr ut AN.M AVEIA)E faa[E 5+. 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 71,. ff -.1� , E=TIM,7 ' 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 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 199 PIP' lip � s F - - --mi r amemms 1I1mme annual em`mm �■ Bosoms 91 .OPP' I � �.a� z l=!i T _ ■ ! r r _ "+J x - b ` a 17: 010 W!, �- ! t 00 Imm I 10001110w Pam' ffm 1- lifflum, us _��� M■a■il■s xmNoma■ ion A06w 1111mi now" Rii rR ■ mmIRii 1li1� i��� ■�■ - : Gib■i� NanaItf� ri�li l II a■■im ri ■ as OMNIf 1101131LIA �MiM1i1 Iiimim ii■■s1.11"Iml Full MIPilo TI I■mrs■ PONT R A � in"" BIENNIUM :Kongo it r-. !ir■ii �■Ii ' ` ■W--� tr ' FOR �&-GEL SEN.— abn ..11111111w ` C7 MEM aimCM wommman I: 7 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 C s Inc. 3/23/2021 2:52:26 PM 200 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; ­ . 201 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/ 0m00m I ��0a> 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 Ju0nI F:CA s"u- '�;t =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 94245 '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; + 700 N. PACIFIC COAST H1NY..///`�,� I ,. •� I // /� f //�/ EL SEGUNDO, CA 90245 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 -IT 4 14 ® N 9°59'12"E 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 DF THE STARS. SUITE 1800 LOS ANGELES, CA 9UDB7 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 202 I I I EL SEGUNDO, CA 94245 '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; + 700 N. PACIFIC COAST H1NY..///`�,� I ,. •� I // /� f //�/ EL SEGUNDO, CA 90245 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 -IT 4 14 ® N 9°59'12"E 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 DF THE STARS. SUITE 1800 LOS ANGELES, CA 9UDB7 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 202 650-700 PCN PREPARED FOR. MR. SPENCER KALLICK L&R ZAV 650 SEPULVEDA, LLC 1901 AVENUE DF THE STARS. SUITE 1800 LOS ANGELES, CA 9UDB7 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 202 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 I t�+ 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-STORY 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 m 106.95 INV_4 _N LY . I / , Q 106.95 INV 4" S'LY I I / 0 � I � 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/ 7' 77 17 ri 25.80 TW _Z_ Ll R%W R/W co MARIPOSA AVE. (PUBLIC STREET) R/W R/W 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' cpff 700 FLOWER ST., Sulte 2100 Los Angeles, CA 9DO17 0: 2 13-418.02{11 F: 213.266.5294 www.kpff.com 203 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 - EN2-02 EN2-03 - � N W N i ---------------------- 03---------------_ —_ m _ cJ_n9.z�.: \------"" N jw ..- 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 204 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 I I I (E) +.+. II I 10' ZONING SET BACK 10'-0" I 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 \/� \ \ N \\. '38'-678N / /\ 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 205 ShubinDonaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 L2 L9 M N II II II II II II II II �wl II II �I ❑I 02.31 < &ffm I 328'-0" 1 I 1 I 02.28 1 1 �1 rTY� JY-L 1 02.02 02.31 35'-5" ~ - - DN --- --- __= 11 I°I T ^I� U _IL--� II < I y Fill-02 o �❑II �-U- Y IIII IIII IIII 02.04 1 II II II II II II II--- �❑❑�I k -r -< pi -.lam - -I� ��-----��--❑ _ II II II II II II II IL II - - JI OFFICE II JI �I IF �Jl ILA ❑� II II �I iy� I� I� - IIII1 IIII ELECT L`-_====-j�JL �L-❑ Ifvv�----__-12 -�- < I J 02.09 02.12 TYP. - 7 " n ❑ -17 DN 02.02 II JI =�=�1 III II 1 I� J - II IIII L �L ��- J L p II-� II II II II III II 1 IIII 7 I �===__11__7 IF===�i - �I ❑� ❑� �� _ II 1 Iql II �1 II - II -- II �- II � IL I� I - - - II II II II l IIII I �I FF �I �- �L = �� ���L T I�- - - - JIf= - - I II 02.09 TYP. II J II II IF � __==II II II III JIII 1 �II II ii II II I II II L II IF �I II IF Imo_❑1- �� III ����----------------------�� IL -----J L_�� ���- :J�===❑��� _ ICI o ° II ---- BUILDIN B --------------- 700NPACIFICCOA�-HIGHWAY � � BUILDING B 11 II Ill BUILDING B I� o2.02 I WEST '��' 1 Ili - - J�� 111 EAST 02.25 TYP. 0 III 1 I III 02.05 W 1 02.14 m 0 0" 02.05 1 III I -IFCT 11 MECH I MECH nJ > 11 BUILDING A 11 11 7-r_ 650 N PACIFIC COAST HIGHWAY - ----J 7r - - o2.12 rE)SWRCHROOM OFFICE II 02.31� iL L7j II II II ' 2.09 (E)MECH 0 II L7 7j II II > 02.12 II J IF - -� ❑ � (E)LOBBY IIL (E) ELEVALOBBYTOR (E)OFFICE i 02.07 � � � � � zl ELEV ELEV ELEV II �❑ (E)MECH (E) RESTROOMS 02.06 JI -7- 02.09 (E) RESTROOMS (E) MECH TYP. I� - Rom- < t II II 02.12 TYP. 02.09 LL � E, E ER � 02.31 - rJ==-FF IV F== Ih IL - J1 I� - (E)OFFICE� (E)ELECTRICAL IF -� (E)ELECTRICAL II = II II II 62'-6" I III, 02.29 1 III I D_ 1� III 02.1 I 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 J� 02.09 (E)MECH (E) MECH 35'-6" 02.28 02.28 40'-1 1 /2" 7 39'-6" 0 2.0 2 0 2.17 0 2.2 9 02.28 I I I I I I I I I 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 206 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 L 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 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 207 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 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 208 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 + Donaloson Hrcmiects Inc. 3/23/2021 2:53:16 PIV 209 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 Co 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 210 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 � 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 (E) DOOR AND FRAME TO BE REMOVED II (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 I 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 ROOF DEMO PLANS DEMO ROOF PLAN 0� SCALE: 3/64" = l'-0' E N 0 -2 6 Donaic., .., ,, s Inc. 3/23/2021 2:53:20 PM 211 DRIVE ISLE FIRE LANE ShubinDonaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 O LO 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---------147'-4° ---- ---------- - - - - -- 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 CE 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 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 C0 o J L FIRE LANE I I 1 0 o a I I 1 I I 1 I I MEEH I I I I OFFICE BUILDING D - LEVEL 1 �o N SCALE: 3/64" - 1' -02 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 I9= EN2-01•� ELEV 8-8 3 °° b N N O N / I LO MECH C:1ECH LC) *+*+ / / � +4* _--__ _ �� I BUILDING - z _ = o - Q +o 14 -2 - J(EN2-0)2- - - - EN2-03 + co0 N PACIFIC COAST HIGHWAY �, - ELECT. / M - - - - - - - - - - - - - - - - - - - - - - - - 03- - - - - - - - - - - - - - \_ _ - - - - - - / _ Cn Z - 0 Q J � ❑� , n* +� \� n N N �� 0 -0 - 136 0 + 3 ++5-0 TYP. - o O «* CV MECH SHAFT / _ - -- -- - - + - - + - + N - - - - - - - - - - - - - - - - - - - - - - - - - - - - SHORTTERM BIKE PARKING i EGRESS ❑ ❑ p ❑ I'�\ /�j' - - / 6'-10" 18'-5" �ELEV� SERVICE ELEV O N _ - n " " / /i' OD FIRE COMMAND 5 -C �+ _O 5 -10 T8"x179" L9"x10'� C 1. C +, C +, r .. C _ C C C .. �. C v C C C O ❑ -_ / O CENTER / \ O i Ln +,*+„++ O / N /� �\ g_71-28 F- 1 13 N .-15-0 N OFFICE 101 M ELEV _ N / / T8"x1tl9" r_o„ AREA 1,605 u o ___- ❑ ❑ M 1-28 1 13 + +++ +++++ ++ ++++++ +++ + 33'-51 /2" 8 -8 8 0 33 0 . - _ _ 5'0"5'8"5'0" + + + LONG TERM BIKE PARKIN (� I __ D N � 8 6 + +LANDSCAPE AREA*+*.+ 8'-6" o o c i TYP. J ..+. +.++. ...'.+.+. q 5G/o 10 % 5 % o TYP. ++ ++ ++ ++++++++ ++++++ :;I- a N 62 7 G C 3 g +:21'-9*1/2 °+° + 20'-0" * 36'-5+1/2".+:+:+++++ + 8'-s" \ �15 0 + 36'-11" 20'-1 1/2" U P � o / IVE AINEE ++++ + +* + ++ - 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 CEN2-0�361 ELECT. ROOM +04 EN2-03SEA 11,859 D'9 TB 09`xTe" EEV Q -20 o_ _ � ELEV OB xT +�+�+�+++++�+ LLI + + + ' _ + + + ++ + 48-21/2" 6'-0" Q LANDSCAPE AREA 1 M ELEV LOBBY u- M 0 Cl) O ELEV ELEV ELEV _ + AT LC) ELECT. FIRE PUMI - J + + +++ � ROC M - ROOM � O O ❑ + + + + ROOM-_-----9 * * + * * * o' - OFFICE 102 � - o Z 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 15�� \ o r o ❑ ❑ --� / bo q „UP ;*;*;*;*:*;*;*;* 1� +;+; ❑ AREA 2,224 M N7�__ ° D N LANDSCAPE AREA:++ � \ ' lti TRASH BIN TRASH BIN � JANITOR'S 33'-51/2" DN ++ . CLOSET SERVICE ELEV N I�B"x'a� LOADING & �P ELECT. ❑ ® ® ❑ COMROL S E R ICE ❑ 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 �„ 5,_4„ 8,_6„ 2 0 _ - + I I I I � 0 + + + + + + + + + + + + + , n°+ + + + + + + + + + + + + + + + 2 12 LT,, 60l - 150+ ++ ++++ EV EV EV EV EV TYP. N 4'-10" I I N 13 50' 12'x25' 12'x25' _ MECH. + OO r <T - - - - - - - - - - - - - - - - V GENERATOR - ❑ ++++ L - - - J TRANSFORMER AND SWITCH I J Lu - Lu +\ o Q Q \ \ ,++n} , n , n +� �+ 1 J \ 34 -6 27 -0 30 6 J o w L,J - + + + 29' 21 /2" L.31' 11 1/2" \ \ i 1 N �_ �' _ GENERATOR \ 02 _ - _ \ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - N - - \ - - - - \ ui Ln - - EN2-031 _ � z ' N wJ ,� 1 N > � M LLJ ELECT. FOOV - MAIN \ \ / O MECH o RAMP - 0 - - 1 HVAC UNITS _ - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - N VEHICULAR --- ------ ---- -----------J ENTRY I 34'-10"1, I _ 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 212 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 213 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 I I I I I I I I I I I 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 BUILDINGgmmm� 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 214 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 215 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 ave 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 % r / v °ID I — — — — — — II IN p N JANITOR'S 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 217 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 MR, Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 i 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 Donaldson f., ,, s Inc. 3/23/2021 2:54:12 PM 219 Shubin Donaldson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 (EN2-O)l I I I I I 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 220 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 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 221 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 uo 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 222 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 223 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 224 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 225 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+ . 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RENDERINGS EN4-03 s Inc. 3/23/2021 2:54:50 PM 228 Shubinikon(dalson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 :-49r46' - r � , ►r u 11 Q40 , 1% , • _. .-� QQ�3 91 IImo• � a� ■ �� wr� Y �� i� r■ kP. o-� I as d 4 �3on®I�l�of�o i 10E ■ BOL EVARD 1110 60 40 ZJ2=42 WSJ dhjt min- BLDG B . >r ❑ ❑ ❑ ❑ ❑ ❑ - 1 I i. 1 f - I � , f � � A r II El ❑ ❑ ❑ s t � i I _ oa,-----_----- - _ - - C) \ jai ��iiif#iiii#�•a..a. - ■iiiii■■Rii#i:.:+:nw rEEEneE EEmEEoeEt<E NEE SEEN S m EEmrii ■i■■ii■ii■i#i e.T,: ■ �mrr arrr 6 :Ir#rrrr'm'm'..r:::::: :::::::,:immure seer..■ ■iiii■ii■■#Ew• EarEaEE EmreEMem0eaMeaME1:::•". 1M.1•-`•�MEmemo EMNames ::.zy ■ „EaE,IEa EEEmEEmEEmEEmEamEl t .....: ;.errs EErraEmEl rrrrrrrrrr•t,Nf S...f � �Y �1 ,---:---�� - ilYJ1 1 �Y J reaEEaE Same rrmE■Emr :laErlrrmrrrrsrms samlr rrrr,lar —V • MMaMN MEmeeaEe ImeeMeasesmemme{ memo ilosmr■-..- E memo EESEEI■ ImmoommommomE■ Emom 11EEEESE rrrrrra Oman smammms Irsrra memo Vermeer � ESREENM came roRoeem NONE mein reEE,leN 5 EeEESEE aSME MESONS. IEeno MEMO" rosoofm , ramEEra lmrE lmmEar M- r':rmrlr rrrmrEr mNmeeEM eEme lmeMemm f---- NORmeem leEeOleE LEGEND STREETSCAPE IF ..� 1 a 1 STEPS 0I j— 4;41 MAIN COURTYARD 4 TERRACES 4 ri- t5 DRIVEWAY Ulu RAMP mi INS f10 .., i� ■ r 1 � �ot I I ' ■ r N r ■ 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. 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 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 230 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 231 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 rr�-ur goommus #iitirFl M■*■■M■*■ ■ ■■■ ■■■!L`3i:i Si#Use ■■■ ■■i■ 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 232 -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 3751ROBERTSON 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 233 T-5 1/2" 20►-off 41-8" 11-11 1�2►, 20,-oil L 61-011 DRIVEWAY DRIVEWAY SECTION ja if 9►-6►► 261-61► �-8 COURTYARD SECTION 9 SCALE: 1/8"= 1'-0" %P SCALE: 1/8"= 1'-0" %i 28'-6" 210I-0" DRIVEWAY / RAMP MAIN COURTYARD 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- -- b❑ �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 234 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 235 LEGEND IM".."NOWN ---------- 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 Elo, - -4J-- -- 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 236 LEGEND Q O U U LL U Q z 1 ■ �t)'::■ )*♦ Wit•■.�t)0♦♦ ♦•■■••s ♦ ♦♦ r rt♦ ♦•♦ ♦ ♦ I ♦ ♦ •♦ ♦r ♦ 5 ♦ • •♦ ♦• � I • ■ ■ ♦ ♦ ■ -s p p • •I I ♦'� • a. ♦: IN �-5 i / V � ■ y 55 -REMEMBER-- ----------------------------.—.—.—.—.—.— ---J 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 237 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 238 LEGEND COURTYARD PLANTING 7,217 SQFT Z 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 UNDERSTORY PLAN _ WEST 4 SCALE: 3/64"= 1'-0" 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 W (U - �Iv L4n11 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM 239 LEGEND i WIN R',6410,11 -� -^ s.as��a����� :i.'.4�atafali■�a1a1 �a L ..�l I COURTYARD PLANTING SPECIES SIZE Eriogonum parvifolium 5 gal Coast Buckwheat Salvia clevelandii Blue Sage Eriogonum giganteum St. Catherine's Lace Arctostaphylos Pacific Mist Manzanita Hurple Leat Sage Arctostaphylos Pacific Mist Manzanita Rhamnus californica Coffeeberry Ceanothus grisius Horizontalis Carmel Creeper CLAWN 5 gal 5 gal 5 gal 7,217 SQFT QTY WUCOLS 25% @ 361/ O.C. 25% @ 3611 O.C. 25% @ 48" O.C. 25% @ 361/ O.C. .r ._.:,ss ��._ vL L VL 29,230 SQFT L NOTES CA native, habitat, bee pollinator plant CA native, habitat, bee pollinator plant CA native, habitat and butterfly plant CA native„ habitat SIZE QTY WUCOLS NOTES 5 ga 5 ga 5 ga 5 ga TOTAL PLANTED AREA 20% @ 3611 O.C. 30% @ 361/ o.c. 20% @ 3611 O.C. L L VL CA native, habitat, bee pollinator plant CA native, habitat CA native, evergreen o CA native, evergreen, 50 % @ 36" o,c, VL bee pollinator 91 } _� ` � •r AFL ref - •� it L •r•'• J9%% r l 1 2,284 SQFT 38,731 SQFT UNDERSTORY PLAN _ EAST SCALE: 3/64"= V-0" Shubin0on(lalson LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 !Ai 617 S. Olive Street, Suite 1110 Los Angeles, CA 90014 213.673.4400 www.RELMstudio.com 0 , o, 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 E (U - �Iv L4m12 © Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM 240 L- 0 I I � y 1 I 7 BUILDING A_ROOFTOP SCALE: 3/64"= 1'-0" 5 a- s - LEGEND TERRACE PLANTING SPECIES SIZE BUILDING C LEVEL 7 SCALE: 3/64"= 1'-0" 4 BUILDING C LEVEL 6� SCALE: 3/64"= 1'-0" 13,109 SQFT QTY WUCOLS NOTES Eriogonum parvifolium 5 gal 25% @ 3611 O.C.vL CA native, habitat, bee Coast Buckwheat pollinator plant Salvia develandii 5 gal 25% @ 3611 O.C.L CA native, habitat, bee Blue Sage pollinator plant Eriogonum giganteum 5 gal 25% @ 4811 O.C.VL CA native, habitat and St. Catherine's Lace butterfly plant Arctostaphylos Pacific Mist Manzanita 5 gal 25% @ 361/ O.C. L CA native„ habitat I 1 1 BUILDING C LEVEL 5 SCALE: 3/64"= 1'-0" BUILDING C LEVEL 4 SCALE: 3/64"= 1'-0" ShVb1n K)0n(NI6'%0n LOS ANGELES OFFICE 3751 ROBERTSON BOULEVARD CULVER CITY, CA 90232 310.204.0688 :1& 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. " UNDERSTORY PLAN PODIUMS (U L4m13- Shubin + Donaldson Architects Inc. 4/13/2020 12:13:08 PM 241 LEGAL DESCRIPTION: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00119524-994-LT2-DB DATED OCTOBER 2, 2019) THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF EL SEGUNDO, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: (PORTION OF 4138-006-031) THAT CERTAIN REAL PROPERTY SITUATE 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 RECORD OF SURVEY MAP OF A PORTION OF THE NORTH HALF OF SECTION 7, TOWNSHIP 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 DISTANT NORTH O' 00' 20" WEST 398.09 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 LAND DESCRIBED IN DEED DATED APRIL 30, 1956 FROM SANTA FE LAND IMPROVEMENT COMPANY TO ROBERT LEONARD, JR., RECORDED JUNE 15, 1956 IN BOOK 51468, PAGE 151, OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTH 0' 00' 20" WEST ALONG SAID WESTERLY LINE 458.08 FEET TO A POINT IN A LINE THAT IS PARALLEL WITH AND DISTANT SOUTHERLY 300.00 FEET, MEASURED AT RIGHT ANGLES, FROM THAT CERTAIN COURSE (AND PROLONGATION THEREOF) IN THE NORTHERLY LINE OF SAID PARCEL NO. 2 SHOWN ON SAID RECORD OF SURVEY MAP AS HAVING A BEARING OF NORTH 89' 59' 20" EAST AND A LENGTH OF 2352.16 FEET; THENCE NORTH 89' 59' 20" EAST ALONG SAID PARALLEL LINE 418.89 FEET TO A POINT IN A LINE 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 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 LAST SAID PARALLEL LINE (AND PROLONGATION THEREOF) 458.40 FEET TO A POINT IN THE NORTHERLY LINE OF SAID 3.4435-ACRE PARCEL; THENCE NORTH 89' 58' 02" WEST ALONG LAST SAID NORTHERLY LINE 418.89 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 CONDEMNATION, RECORDED NOVEMBER 26, 1973, AS INSTRUMENT NO. 1384, OFFICIAL RECORDS. EXCEPT ALL NATURAL GAS 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 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 UNDERLYING SAID LAND BUT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS AS CONVEYED TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION BY DEED RECORDED JULY 27, 1943, IN BOOK 20145, PAGE 298 OF 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 WITH 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 PURPOSE, AS CONVEYED TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDED SEPTEMBER 7, 1945, IN BOOK 22243, PAGE 336 OF OFFICIAL RECORDS. PARCEL 2: (4138-006-010) THAT PORTION OF PARCEL 2 IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS SHOWN ON RECORD OF SURVEY FILED IN 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 RIGHT ANGLES, FROM THE WESTERLY LINE OF SAID PARCEL 2, WITH A LINE THAT IS PARALLEL WITH AND DISTANT 530.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES, FROM THAT CERTAIN NORTHERLY LINE OF SAID PARCEL 2 SHOWN ON SAID 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 SOUTHWEST CORNER OF THE PARCEL OF LAND DESCRIBED IN THE DEED TO THE DOUGLAS BUILDING CORPORATION, A CORPORATION, RECORDED ON FEBRUARY 13, 1957, AS INSTRUMENT NO. 790, IN BOOK 53622, PAGE 268 OF OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG THE SOUTHERLY LINE OF SAID LAST MENTIONED 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 SOUTHERLY LINE OF THE LAND DESCRIBED IN SAID ABOVE MENTIONED DEED, SOUTH 89' 59' 20" WEST 328.34 FEET TO A LINE THAT IS PARALLEL WITH THE WESTERLY LINE OF SAID PARCEL 2 AND PASSES THROUGH THE POINT OF BEGINNING; THENCE ALONG SAID LAST MENTIONED PARALLEL LINE, NORTH 0' 00' 20"WEST 199.00 FEET TO THE POINT OF BEGINNING. EXCEPT ALL NATURAL GAS 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 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 UNDERLYING SAID LAND BUT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS AS CONVEYED TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION BY DEED RECORDED JULY 27, 1943, IN BOOK 20145, PAGE 298 OF 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 WITH 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 PURPOSE, AS CONVEYED TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDED SEPTEMBER 7, 1945, IN BOOK 22243, PAGE 336 OF OFFICIAL RECORDS. PARCEL 3: (PORTION OF 4138-006-031) THAT CERTAIN RECTANGULAR SHAPED PARCEL OF LAND IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, BEING A PORTION OF THAT CERTAIN 0.7689 OF AN ACRE PARCEL OF LAND AS DESCRIBED 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 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: 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 BOOK 52683, PAGE 123, OFFICIAL RECORDS OF SAID COUNTY, SAID INTERSECTION BEING DISTANT SOUTH O' 00'20" EAST (BEARING ASSUMED FOR PURPOSE OF THIS DESCRIPTION) ALONG 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, PAGE 415, OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTH 89' 59' 20" EAST ALONG THE EASTERLY 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 PROLONGATION OF THE SOUTHERLY LINE OF SAID 4.3951 ACRE PARCEL; THENCE NORTH 89' 58' 02" WEST ALONG LAST SAID PROLONGATION 30 FEET TO A POINT IN SAID WESTERLY LINE; THENCE NORTH O' 00' 20" WEST ALONG SAID WESTERLY LINE, ALSO BEING THE EASTERLY LINE OF SAID 4.3951 ACRE PARCEL, 458.40 FEET TO THE POINT OF BEGINNING. EXCEPT THEREFROM THE NORTHERLY 220 FEET OF THE ABOVE DESCRIBED LAND. ALSO EXCEPT ALL NATURAL GAS 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 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 UNDERLYING SAID LAND BIT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS AS CONVEYED TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION BY DEED RECORDED JULY 27, 1943, IN BOOK 20145, PAGE 298 OF 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 WITH 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 VESTING TENTATIVE PARCEL MAP No. 83129 LEGAL DESCRIPTION: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00119524-994-LT2-DB DATED OCTOBER 2, 2019) FOR MERGER AND SUBDIVISION PURPOSES EXCEPT ALL NATURAL GAS 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 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 REPRESS RING THE FORMATIONS UNDERLYING SAID LAND, BUT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER, FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS, AS CONVEYED TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION, BY DEED RECORDED JULY 27, 1943 IN BOOK 20145 PAGE 298, OF OFFICIAL RECORDS. ALSO EXCEPTING ALL OIL, HYDROCARBON AND MINERAL SUBSTANCES, IF ANY EXCEPT NATURAL GAS, CONTAINED IN 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 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 OR FOR ANY OTHER PURPOSES, AS CONVEYED TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDED SEPTEMBER 7, 1945, IN BOOK 22243 PAGE 336, OF OFFICIAL RECORDS. PARCEL 4A: AN EASEMENT FOR THE CONSTRUCTION, 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 FEET OF THE FOLLOWING DESCRIBED LAND: A PARCEL OF LAND SITUATED IN THE CITY OF EL SEGUNDO, SITUATED IN THE NORTH HALF OF SECTION 7, TOWNSHIP 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 SHOWN ON RECORD OF SURVEY MAP FILED IN BOOK 66 PAGE 5, RECORD OF SURVEYS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID PARCEL 2, WITH A LINE WHICH IS PARALLEL WITH AND DISTANT WESTERLY 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 FE IMPROVEMENT CO., TO DOUGLAS BUILDING CORPORATION, RECORDED IN BOOK 49965 PAGE 441, OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID PARALLEL LINE SOUTH O' 00' 20" EAST 300.00 FEET TO A POINT IN THE LINE WHICH IS PARALLEL WITH 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 SURVEY MAP, AS HAVING A BEARING OF NORTH 89' 59' 20"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 0' 00' 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 SOUTHWESTERLY CORNER OF PARCEL 3, 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 FOLLOWING COURSES AND DISTANCES; NORTHEASTERLY ALONG THE ARC OF A CURVE, TANGENT TO LAST COURSE, CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 20.00 FEET, THROUGH A CENTRAL ANGLE OF 89' 59' 40", A DISTANCE OF 31.41 FEET; THENCE NORTH 89' 59' 20" 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 OF REVERSE CURVE; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID REVERSE CURVE BEING CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 240.00 FEET, THROUGH A CENTRAL ANGEL OF 25' 09' 23", A DISTANCE OF 105.37 FEET; THENCE NORTH 89' 59' 20" EAST, TANGENT TO LAST CURVE, A DISTANCE OF 198.86 FEET TO THE POINT OF BEGINNING. PARCEL 5: (4138-006-030) THE NORTHERLY 220 FEET OF THAT CERTAIN RECTANGULAR SHAPED PARCEL OF LAND IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, BEING A PORTION OF THAT CERTAIN 0.7689 OF AN ACRE PARCEL OF LAND AS DESCRIBED 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 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: 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 BOOK 52683, PAGE 123, OFFICIAL RECORDS OF SAID COUNTY, SAID INTERSECTION BEING DISTANT SOUTH 0' 00' 20" EAST (BEARING ASSUMED FOR PURPOSE OF THIS DESCRIPTION) ALONG 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 PAGE 415, OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTH 89' 59' 20" EAST ALONG THE EASTERLY 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 PROLONGATION OF THE SOUTHERLY LINE OF SAID 4.3951 ACRE PARCEL; THENCE NORTH 89' 58' 02" WEST ALONG LAST SAID PROLONGATION 30 FEET TO A POINT IN SAID WESTERLY LINE; THENCE NORTH 0' 00" 20" WEST ALONG SAID WESTERLY LINE, ALSO BEING THE EASTERLY LINE OF SAID 4.3951 ACRE PARCEL, 458.40 FEET TO THE POINT OF BEGINNING. EXCEPT ALL NATURAL GAS 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 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 REPRESS RING THE FORMATIONS UNDERLYING SAID LAND, BUT WITHOUT THE RIGHT OF SURFACE ENTRY IN ANY MANNER, FOR THE PURPOSE OF DISCOVERING OR EXTRACTING SUCH NATURAL GAS, AS CONVEYED TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION, BY DEED RECORDED JULY 27, 1943 IN BOOK 20145 PAGE 298, OF OFFICIAL RECORDS. ALSO EXCEPTING ALL OIL, HYDROCARBON AND MINERAL SUBSTANCES, IF ANY EXCEPT NATURAL GAS, CONTAINED IN 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 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 OR FOR ANY OTHER PURPOSES, AS CONVEYED TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDED SEPTEMBER 7, 1945, IN BOOK 22243 PAGE 336, OF OFFICIAL RECORDS. PARCEL 6: (4138-006-032) THAT CERTAIN REAL PROPERTY SITUATE IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, BEING A PORTION OF PARCEL 2 AS SHOWN ON RECORD OF SURVEY MAP OF A PORTION OF THE NORTH 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 WITH AND DISTANT NORTHERLY 40.00 FEET AT RIGHT ANGLES FROM THE SOUTHERLY LINE OF SAID PARCEL NO. 2, WITH A LINE WHICH IS PARALLEL WITH AND DISTANT EASTERLY 777.23 FEET AT RIGHT ANGLES FROM THE WESTERLY LINE OF SAID PARCEL NO. 2; THENCE NORTH O' 00' 20"WEST ALONG LAST SAID PARALLEL LINE 1042.26 FEET TO A POINT IN THE ARC OF A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 369.27 FEET; THENCE NORTHERLY ALONG SAID CURVE, TANGENT TO 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' 20"EAST 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 THE HEREINABOVE DESCRIBED 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 SAID CURVE HAVING A RADIUS OF 369.27 FEET; 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 RIGHT 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 89' 58' 02" WEST ALONG LAST SAID PARALLEL LINE 25.00 FEET TO THE POINT OF BEGINNING. EXCEPT THEREFROM ALL OIL, GAS AND OTHER HYDROCARBON AND MINERAL SUBSTANCES AS CONVEYED (A) TO STANDARD OIL COMPANY OF CALIFORNIA BY DEED DATED DECEMBER 21, 1942, RECORDED JULY 27, 1943 IN BOOK 20145, PAGE 298, OF OFFICIAL RECORDS IN THE OFFICE OF THE RECORDER OF SAID COUNTY, AND (B) TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY BY DEED DATED AUGUST 23, 1945, RECORDED SEPTEMBER 7, 1945, IN BOOK 22243, AT PAGE 336, OF SAID OFFICIAL RECORDS. OF EXTRACTING ANY SUCH OIL, HYDROCARBON AND MINERAL SUBSTANCES NOR FOR ANY OTHER PURPOSE, AS CONVEYED TO CHANSLOR-CANFIELD MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDED SEPTEMBER 7, 1945, IN BOOK 22243, PAGE 336 OF OFFICIAL RECORDS. APN: 4138-006-030, 4138-006-031, 4138-006-010, 4138-006-005 PARCEL 4: (4138-006-005) EXCEPTIONS: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00119524-994-LT2-DB DATED OCTOBER 2, 2019) THE NORTHERLY 220 FEET OF 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 2. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A NO. 2, AS SHOWN ON RECORD OF SURVEY MAP OF A PORTION OF THE NORTH HALF OF SECTION 7, DOCUMENT: TOWNSHIP 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: PURPOSE: PIPE LINES AND TELEGRAPH OR TELEPHONE LINES RECORDING DATE: IN BOOK 4244 PAGE 230, OF OFFICIAL RECORDS BEGINNING AT A POINT IN THE WESTERLY LINE OF SAID PARCEL NO. 2, DISTANT NORTH 0' 00' 20" WEST AFFECTS: PARCEL 1 398.09 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 LAND DESCRIBED IN DEED DATED APRIL 30, 3. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A 1956, FROM SANTA FE LAND IMPROVEMENT COMPANY, TO ROBERT LEONARD JR., RECORDED JUNE 15, 1956 DOCUMENT: IN BOOK 51468 PAGE 151, OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTH O' 00' 20"WEST ALONG SAID WESTERLY LINE 458.08 FEET TO A POINT IN A LINE THAT IS PARALLEL WITH AND DISTANT SOUTHERLY PURPOSE: PIPE LINES 300.00 FEET MEASURED AT RIGHT ANGLES, FROM THAT CERTAIN COURSE (AND PROLONGATION THEREOF) IN RECORDING DATE: IN BOOK 6089 PAGE 349, OF OFFICIAL RECORDS THE NORTHERLY LINE OF SAID PARCEL NO. 2, SHOWN ON SAID RECORD OF SURVEY MAP AS HAVING A AFFECTS: PARCEL 1 BEARING OF NORTH 89' 59' 20" EAST AND A LENGTH OF 2352.16 FEET; THENCE NORTH 89' 59' 20" EAST ALONG SAID PARALLEL LINE 418.89 FEET TO A POINT IN A LINE THAT IS PARALLEL WITH AND DISTANT 4. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A WESTERLY 30.00 FEET, MEASURED AT RIGHT ANGLES, FROM THE WESTERLY LINE OF THAT CERTAIN 3.00 DOCUMENT: 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 PURPOSE: SANITARY SEWER PAGE 441, OFFICIAL RECORDS OF SAID COUNTY; THENCE SOUTH 0' 00' 20"EAST ALONG SAID PARALLEL LINE RECORDING DATE: DECEMBER 5, 1956 (AND PROLONGATION THEREOF) 458.40 FEET TO A POINT IN THE NORTHERLY LINE OF SAID 3,4435 ACRE RECORDING NO: 3453, OF OFFICIAL RECORDS AFFECTS: PARCELS 1 AND 3 PARCEL ;THENCE NORTH 89' 58' 02" WEST ALONG LAST SAID NORTHERLY LINE 418.89 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. 5. THE OWNERSHIP OF SAID LAND DOES NOT INCLUDE RIGHTS OF ACCESS TO OR FROM MARIPOSA AVENUE, SUCH RIGHTS HAVING BEEN RELINQUISHED BY THE DOCUMENT, EXCEPT THAT PORTION THEREOF LYING IN SEPULVEDA BOULEVARD AS SHOWN IN FINAL ORDER OF CONDEMNATION, RECORDED NOVEMBER 26, 1973, AS INSTRUMENT NO. 1384, OFFICIAL RECORDS. RECORDING DATE: JANUARY 9, 1959 RECORDING NO: 2059 IN BOOK D327 PAGE 552, OF OFFICIAL RECORDS AFFECTS: A PORTION OF SAID LAND EXCEPTIONS: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00119524-994-LT2-DB DATED OCTOBER 2, 2019) 6. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: AGREEMENT RECORDING DATE: OCTOBER 20, 1961 RECORDING NO: 4754, OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. AFFECTS: PARCEL 1 7. AN UNRECORDED AGREEMENT DATED APRIL 26, 1957, TO HOMEWOOD DISTRIBUTING COMPANY FOR CONSTRUCTION AND OPERATION OF A SPUR TRACK, AD 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. AFFECTS: PARCEL 3 8. A CERTIFICATE OF COMPLIANCE RECORDING DATE: MARCH 10, 1986 RECORDING NO.: 86-300668, OF OFFICIAL RECORDS 9. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: COVENANT AND AGREEMENT REGARDING MAINTENANCE OF OFF STREET PARKING SPACE RECORDING DATE: SEPTEMBER 18, 1986 RECORDING NO: 86-1242814, OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. THE FOLLOWING MATTERS AFFECT PARCELS 4, 4A AND 5: 10. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: PURPOSE: PIPE LINES AND TELEGRAPH OR TELEPHONE LINES RECORDING DATE: IN BOOK 4244 PAGE 230, OF OFFICIAL RECORDS AFFECTS: PARCEL 4 11. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: PURPOSE: PIPE LINES RECORDING DATE: IN BOOK 6089 PAGE 349, OF OFFICIAL RECORDS AFFECTS: PARCEL 4 12. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: PURPOSE: PIPE LINES RECORDING DATE: JULY 7, 1952 RECORDING NO: IN BOOK 39314 PAGE 415, OF OFFICIAL RECORDS AFFECTS: A PORTION OF SAID LAND 13. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: PURPOSE: RAILROAD RECORDING DATE: OCTOBER 25, 1956 RECORDING NO: IN BOOK 52683 PAGE 123, OF OFFICIAL RECORDS AFFECTS: A PORTION OF SAID LAND 14. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: PURPOSE: SANITARY SEWER LINE RECORDING DATE: DECEMBER 5, 1956 RECORDING NO: IN BOOK 53041 PAGE 48, OF OFFICIAL RECORDS AFFECTS: PARCEL 5 15. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: PURPOSE: PRIVATE ROADWAY RECORDING DATE: MAY 3, 1960 RECORDING NO: 3630 IN BOOK D834 PAGE 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 PAGE 959, OF OFFICIAL RECORDS. 16. AN UNRECORDED AGREEMENT DATED APRIL 26, 1957, TO HOMEWOOD DISTRIBUTING COMPANY FOR CONSTRUCTION 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. 17. A CERTIFICATE OF COMPLIANCE RECORDING DATE: MARCH 10, 1986 RECORDING NO.: 86-300668, OF OFFICIAL RECORDS 18. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: COVENANT AND AGREEMENT REGARDING MAINTENANCE OF OFF STREET PARKING SPACE RECORDING DATE: SEPTEMBER 18, 1986 RECORDING NO: 86-1242814, OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. THE FOLLOWING MATTERS AFFECT PARCEL 6: 19. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT: IN FAVOR OF: RAYTHEON COMPANY, A DELAWARE CORPORATION PURPOSE: UTILITIES -TANK ENCROACHMENT RECORDING DATE: MARCH 9, 2018 RECORDING NO: 2018-0231190 OF OFFICIAL RECORDS AFFECTS: SAID LAND PARTICULARLY DESCRIBED THEREIN 20. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT: IN FAVOR OF: RAYTHEON COMPANY, A DELAWARE CORPORATION PURPOSE: UTILITIES RECORDING DATE: MARCH 9, 2018 RECORDING NO: 2018-0231191 OF OFFICIAL RECORDS AFFECTS: SAID LAND PARTICULARLY DESCRIBED THEREIN 21. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS 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, 2018 RECORDING NO: 2018-0231192 OF OFFICIAL RECORDS AFFECTS: SAID LAND PARTICULARLY DESCRIBED THEREIN 22. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS 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, 2018 RECORDING NO: 2018-0231193 OF OFFICIAL RECORDS AFFECTS: SAID LAND PARTICULARLY DESCRIBED THEREIN 23. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, ESTABLISHMENT OF MONUMENTS, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS SHOWN ON MAP: RECORD OF SURVEY RECORDING DATE: JUNE 7, 2018 RECORDING NO: 20180566872, OF OFFICIAL RECORDS EXCEPTIONS: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00119524-994-LT2-DB DATED OCTOBER 2, 2019) 24. ANY RIGHTS, CLAIMS OR INTERESTS THAT MAY EXIST OR ARISE BY REASON OF THE FOLLOWING FACTS DISCLOSED BY A MAP DATED DECEMBER 21, 2018 AND REVISED APRIL 17, 2019 OF AN ALTA/NSPS LAND TITLE SURVEY PREPARED BY OR UNDER THE RESPONSIBLE CHARGE OF JEFFERY L. MAYS LS 6379, OF/FOR JRN CIVIL ENGINEERS, PROJECT/JOB NO. 17977. A. THE SOUTH END OF A CHAIN LINK FENCE ON THE WEST SIDE OF SURVEYED PROPERTY EXTENDS 3.5 FEET ONTO MARIPOSA AVENUE. B. CHAIN LINK FENCING LIES UP TO 8.6 FEET EAST OF THE WEST LINE OF SURVEYED PROPERTY. C. MECHANICAL EQUIPMENT ON THE WESTERLY ADJOINING PROPERTY EXTENDS 4.9 FEET ONTO SURVEYED PROPERTY. D. A TANK ON THE WESTERLY ADJOINING PROPERTY EXTENDS 2.6 FEET ONTO SURVEYED PROPERTY. E. A CONCRETE PAD ON THE WESTERLY ADJOINING PROPERTY EXTENDS 6.5 FEET ONTO SURVEYED PROPERTY. F. AN AIR CONDITIONING UNIT ON THE WESTERLY ADJOINING PROPERTY EXTENDS 0.3 FEET ONTO SURVEYED PROPERTY. G. A WROUGHT IRON FENCE AND CHAIN LINK FENCE LIE UP TO 0.3 FEET EAST OF THE WEST LINE OF SURVEYED PROPERTY. H. CHAIN LINK FENCES EXTEND ACROSS SURVEYED PROPERTY IN VARIOUS LOCATIONS. I. VARIOUS SHEDS, COVERED WORKSPACES, STORAGE CONTAINERS AND A TANK IN USE BY THE ADJOINING PROPERTIES LIE WITHIN THE SURVEYED PROPERTY. J. A GUY ANCHOR EXTENDS ACROSS THE EAST LINE OF SURVEYED PROPERTY. K. THERE IS A UTILITY VAULT AND COMMUNICATION VAULT ON SURVEYED PROPERTY. 25. RIGHTS OF TRIO MANUFACTURING, INC., A CALIFORNIA CORPORATION, AS LICENSEE ONLY, WITH NO RIGHTS OF FIRST REFUSAL OR OPTIONS TO PURCHASE, IN POSSESSION OF SAID LAND BY REASON OF AN UNRECORDED LICENSE AGREEMENT DATED AUGUST 1, 2018. THE FOLLOWING MATTERS AFFECT ALL PARCELS: 26. ANY RIGHTS, CLAIMS OR INTERESTS THAT MAY EXIST OR ARISE BY REASON OF THE FOLLOWING FACTS DISCLOSED BY A MAP DATED AUGUST 20, 2015 OF AN ALTA/ACSM LAND TITLE SURVEY COMPLETED AUGUST XX, 2015 PREPARED BY OR UNDER THE RESPONSIBLE CHARGE OF CHRISTOPHER W. DANIELS LS 6328, OF/FOR PARTNER ENGINEERING AND SCIENCE, INC., PROJECT/JOB NO. 15-143280.2. AND 15-143280.4 L. INTENTIONALLY DELETED. M. A CHAIN LINK GATE OPENS ACROSS THE NORTH LINE OF PARCEL 4. N. THIS EXCEPTION HAS BEEN INTENTIONALLY DELETED. 0. STORM WATER FLOW, ACCUMULATED VIA DIRT/ASPHALT SWALE CROSSES THE NORTHERLY OVER THE NORTH LINE OF PARCEL 5. P.POWER POLE CROSS ARM EXTENDS ACROSS THE EAST LINE OF PARCEL 5. Q. A CHAIN LINK FENCE EXTENDS ACROSS THE SOUTH LINE OF PARCEL 2. R. THE FACT THAT THERE IS PEDESTRIAN ACCESS ACROSS THE SOUTH LINE OF PARCEL 2 VIA A TURN -STYLE GATE. S. THE FACT THAT THERE IS VEHICULAR ACCESS ACROSS THE SOUTH LINE OF PARCEL 2. T. THE 8-STORY BUILDING ON PARCEL 1 EXTENDS 0.1 FEET ONTO THE 25 FEET WIDE FRONT SETBACK AREA. U. THERE ARE UTILITY ROOMS, TRANSFORMERS, VAULTS, MANHOLES, GAS METERS, PULL BOXES, CHECK VALVES, CLEANOUTS, RISERS, FIRE DEPARTMENT CONNECTIONS, AND DRAINAGE IMPROVEMENTS IN VARIOUS LOCATIONS ON SURVEYED PROPERTY, OUTSIDE OF ESTABLISHED EASEMENTS OF RECORD. V. A NOTE ON THE SURVEY READS, "AN UNRECORDED LICENSE LETTER, DATED MARCH 27, 1961 GRANTING TO AEROSPACE CENTER RIGHTS OF INGRESS AND EGRESS OVER THE DRIVEWAY OFF MARIPOSA STREET EAST OF SEPULVEDA BLVD. BY ROILED REAL ESTATE CORPORATION. SAID DRIVEWAY WAS NOT SURVEYED. ITS LOCATION SHOWN HEREON IS APPROXIMATE. W. INTENTIONALLY DELETED. X. INTENTIONALLY DELETED. Y. INTENTIONALLY DELETED. Z. INTENTIONALLY DELETED. 27. ANY RIGHTS OF THE BOEING COMPANY, A DELAWARE CORPORATION AND SCIENCE APPLICATIONS INTERNATIONAL CORPORATION, A DELAWARE CORPORATION, AS TENANTS UNDER UNRECORDED LEASES, WITH NO OPTIONS TO PURCHASE OR RIGHTS OF FIRST REFUSAL TO PURCHASE THE LAND. 28. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST OF RECORD. IF YOU SHOULD HAVE KNOWLEDGE OF ANY OUTSTANDING OBLIGATION, PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR FURTHER REVIEW PRIOR TO CLOSING. 29. MATTERS WHICH MAY BE DISCLOSED BY AN INSPECTION AND/OR BY A CORRECT ALTA/NSPS LAND TITLE SURVEY OF SAID LAND THAT IS SATISFACTORY TO THE COMPANY, AND/OR BY INQUIRY OF THE PARTIES IN POSSESSION THEREOF. 30. ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, SAID LAND, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS. THE COMPANY WILL REQUIRE, FOR REVIEW, A FULL AND COMPLETE COPY OF ANY UNRECORDED AGREEMENT, CONTRACT, LICENSE AND/OR LEASE, TOGETHER WITH ALL SUPPLEMENTS, ASSIGNMENTS AND AMENDMENTS THERETO, BEFORE ISSUING ANY POLICY OF TITLE INSURANCE WITHOUT EXCEPTING THIS ITEM FROM COVERAGE. THE COMPANY RESERVES THE RIGHT TO EXCEPT ADDITIONAL ITEMS AND/OR MAKE ADDITIONAL REQUIREMENTS AFTER REVIEWING SAID DOCUMENTS. 31. THE COMPANY WILL REQUIRE THAT A FULL COPY OF ANY UNRECORDED LEASE REFERRED TO HEREIN BE FURNISHED TO THE COMPANY, TOGETHER WITH ALL SUPPLEMENTS, ASSIGNMENTS AND AMENDMENTS FOR REVIEW. THE COMPANY RESERVES THE RIGHT TO ADD ADDITIONAL ITEMS OR MAKE FURTHER REQUIREMENTS AFTER REVIEW OF THE REQUESTED DOCUMENTATION. LEGAL DESCRIPTION: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00100348-994-X59-kd DATED APRIL 29, 2019) PARCEL 7: THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF EL SEGUNDO, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS 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 RECORD OF SURVEY MAP FILED IN BOOK 66, PAGE 5, RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID LOS ANGELES COUNTY, BEING A PORTION OF THE NORTH ONE-HALF OF SECTION 7, TOWNSHIP 3 SOUTH, RANGE 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 AND DISTANT 217.80 FEET SOUTHERLY AT RIGHT ANGLES FROM THE NORTHERLY LINE OF SAID PARCEL NO. 2 WITH THE WESTERLY LINE OF THAT CERTAIN 1.9858-ACRE PARCEL OF LAND KNOWN AS LAIRPORT STREET, DESCRIBED IN DEED DATED JULY 2, 1953 AND RECORDED IN BOOK 42195 PAGE 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 IS 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 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 DEGREES 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 DEGREES 00' 20" WEST ALONG LAST SAID WESTERLY LINE 217.80 FEET TO THE POINT OF BEGINNING. EXCEPT THEREFROM THE NORTHERLY 75 FEET (MEASURED ALONG THE EASTERLY AND WESTERLY LINES OF SAID 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 CONVEYED BY SANTA FE LAND IMPROVEMENT COMPANY, A CORPORATION, TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION, BY DEED RECORDED JULY 27, 1943 IN BOOK 20145, PAGE 298 OFFICIAL RECORDS. ALSO EXCEPT ALL OIL, HYDROCARBON AND MINERAL SUBSTANCES, EXCEPTING NATURAL GAS, CONTAINED IN OR UNDER, OR THAT MAY BE PRODUCED FROM SAID LAND BUT WITHOUT ANY RIGHT TO ENTER UPON THE SURFACE OF SAID LAND FOR THE PURPOSE OF EXTRACTING ANY SUCH OIL AND MINERALS NOR FOR ANY OTHER PURPOSES, AS CONVEYED BY SANTA FE LAND IMPROVEMENT COMPANY, A CORPORATION, TO CHANSLOR- CAN FIELD MIDWAY OIL COMPANY, A CORPORATION, BY DEED RECORDED SEPTEMBER 7, 1945 IN BOOK 22243 PAGE 336 OFFICIAL RECORDS. APN: 4138-006-014 EXCEPTIONS: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00100348-994-X59-kd DATED APRIL 29, 2019) 2. COVENANTS, CONDITIONS AND RESTRICTIONS BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, INCLUDING BUT NOT LIMITED TO THOSE BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, CITIZENSHIP, IMMIGRATION STATUS, PRIMARY LANGUAGE, ANCESTRY, SOURCE OF INCOME, GENDER, GENDER IDENTITY, GENDER EXPRESSION, MEDICAL CONDITION OR GENETIC INFORMATION, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW, AS SET FORTH IN THE DOCUMENT RECORDING DATE: DECEMBER 4, 1953 RECORDING NO: 333, OF OFFICIAL RECORDS SAID COVENANTS, CONDITIONS AND RESTRICTIONS PROVIDE THAT A VIOLATION THEREOF SHALL NOT DEFEAT THE LIEN OF ANY MORTGAGE OR DEED OF TRUST MADE IN GOOD FAITH AND FOR VALUE. U) a z o- 0 Q 0 Y CITY OF EL SEGUNDO SITE JPROJECT z0WPALM mo AVE. 00 MARIPOSA AVE U) a z a 0 z VICINITY MAP (NOT TO SCALE) G N7 Si D 11,04mlifi 700 FLOWER ST., Suite 2100 Los Angeles, CA 90017 O: 213.418.0201 F: 213.266.5294 www.kpff.com =NERAL NOTES: NNER: L&R ZAV 650 SEPULVEDA, LLC 1901 AVENUE OF THE STARS, SUITE 1800 LOS ANGELES, CA 90067 ATTN: SPENCER KALLICK 1BDIVIDER: L&R ZAV 650 SEPULVEDA, LLC 1901 AVENUE OF THE STARS, SUITE 1800 LOS ANGELES, CA 90067 ATTN: SPENCER KALLICK AND SURVEYOR: KPFF CONSULTING ENGINEERS, INC. 700 FLOWER ST., SUITE 2100 LOS ANGELES, CA 90017 ATTN: CHRISTOPHER JONES, PLS 8193 (213) 418-0201 CHRIS.JONES®KPFF.COM REVISIONS DATE ISSUED FOR DATE 05/01 /2020 PROJECT NUMBER 2000086 DRAWN BY BN CHECKED BY CJ SCALE AS SPECIFIED SHEET NUMBER SHEET 1 OF 2 EXCEPTIONS: (PER CHICAGO TITLE INSURANCE COMPANY FILE NO. 00100348-994-X59-kd DATED APRIL 29, 2019) 3. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT: PURPOSE: RAILROAD RECORDING DATE: AUGUST 24, 1955 RECORDING NO: 4138 IN BOOK 48754 PAGE 397 OF OFFICIAL RECORDS AFFECTS: THAT PORTION OF SAID LAND AS DESCRIBED IN THE DOCUMENT ATTACHED HERETO. 4. AN UNRECORDED LEASE WITH CERTAIN TERMS, COVENANTS, CONDITIONS AND PROVISIONS SET FORTH THEREIN AS DISCLOSED BY THE DOCUMENT ENTITLED: MEMORANDUM AND AMENDMENT TO COMMUNICATIONS SITE LEASE AGREEMENT (GROUND) LESSOR: 737 LAIRPORT PROPERTY II, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY LESSEE: SBA 2012 TC ASSETS, LLC, A DELAWARE LIMITED LIABILITY COMPANY RECORDING DATE: NOVEMBER 29, 2012 RECORDING NO: 2012-1824151, OF OFFICIAL RECORDS THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE AND OTHER MATTERS AFFECTING THE INTEREST OF THE LESSEE ARE NOT SHOWN HEREIN. 5. A DEED OF TRUST TO SECURE AN INDEBTEDNESS IN THE AMOUNT SHOWN BELOW, AMOUNT: $1,802,086.00 DATED: MARCH 18, 2014 TRUSTOR/GRANTOR 20807BELSHAW AVENUE PARTNERS, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY TRUSTEE: JPMORGAN CHASE BANK, N.A. BENEFICIARY: JPMORGAN CHASE BANK, N.A. RECORDING DATE: MARCH 21, 2014 RECORDING NO: 2014-0285003, OF OFFICIAL RECORDS 6. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS INCLUDING ESTABLISHMENT OF MONUMENTS SHOWN ON MAP: RECORD OF SURVEY RECORDING DATE: JUNE 07, 2018 RECORDING NO: IN BOOK 296, PAGES 76 THROUGH 79, RECORD OF SURVEY REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 7. ANY EASEMENTS NOT DISCLOSED BY THE PUBLIC RECORDS AS TO MATTERS AFFECTING TITLE TO REAL PROPERTY, WHETHER OR NOT SAID EASEMENTS ARE VISIBLE AND APPARENT. 8. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER MATTERS WHICH A CORRECT SURVEY WOULD DISCLOSE AND WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS. 9. ANY RIGHTS, CLAIMS OR INTERESTS THAT MAY EXIST OR ARISE BY REASON OF THE FOLLOWING FACTS DISCLOSED BY A MAP DATED DECEMBER 19, 2018 LAST REVISED APRIL 17, 2019 OF AN ALTA/NSPS LAND TITLE SURVEY PREPARED BY OR UNDER THE RESPONSIBLE CHARGE OF JEFFERY L. MAYS LS 6379, OF/FOR JRN CIVIL ENGINEERS, PROJECT/JOB NO. 17976. A. THE BUILDING ON THE NORTHERLY ADJOINING PROPERTY LIES ON THE NORTH LINE OF SURVEYED PROPERTY. B. THE BUILDING ON SURVEYED PROPERTY LIES ON THE SOUTH LINE THEREOF. C.SUBJECT PROPERTY IS USING THE WESTERLY ADJOINING PROPERTY FOR STORAGE AS EVIDENCED BY STORAGE CONTAINERS ENCLOSED BY A CHAIN LINK FENCE THAT IS ONLY ACCESSIBLE THROUGH SUBJECT PROPERTY. D. THERE IS A CELL TOWER AND DRAIN INLET ON THE NORTH SIDE OF SURVEYED PROPERTY. E. THERE IS A GAS METER ON THE EAST SIDE OF SURVEYED PROPERTY. 10. ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, SAID LAND, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS. THE COMPANY WILL REQUIRE, FOR REVIEW, A FULL AND COMPLETE COPY OF ANY UNRECORDED AGREEMENT, CONTRACT, LICENSE AND/OR LEASE, TOGETHER WITH ALL SUPPLEMENTS, ASSIGNMENTS AND AMENDMENTS THERETO, BEFORE ISSUING ANY POLICY OF TITLE INSURANCE WITHOUT EXCEPTING THIS ITEM FROM COVERAGE. THE COMPANY RESERVES THE RIGHT TO EXCEPT ADDITIONAL ITEMS AND/OR MAKE ADDITIONAL REQUIREMENTS AFTER REVIEWING SAID DOCUMENTS. COMMENTS DATES OF SURVEY . . . JANUARY 27, 2020 SITE ADDRESSES . .. . 650 & 700 SEPULVEDA BOULEVARD AND 737 LAIRPORT STREET EL SEGUNDO, CA 90245 APN NO'S. . . . . . . . . 4138-006-031, 4138-006-010, 4138-006-005, 4138-006-030, 4138-006-032 & 4138-006-014 BOUNDARY LINES . . . THE BOUNDARY LINES OF THE PROPERTY ARE CONTIGUOUS WITH THE BOUNDARY LINES OF ALL ADJOINING STREETS, HIGHWAYS, RIGHT—OF—WAY AND EASEMENTS, PUBLIC OR PRIVATE, AS DESCRIBED IN THER MOST RECENT RESPECTIVE LEGAL DESCRIPTIONS OF RECORD WITH NO GAPS OR GORES. THE PARCELS ARE CONTIGUOUS ALONG THEIR COMMON BOUNDARY LINE(S) WITH NO GAPS OR GORES. BASIS OF BEARINGS THE BEARING OF N00°00'20"W, AS SHOWN ON THE WEST LINE OF THE SUBJECT PROPERTY, PER BOOK 66, PAGE 5, WAS USED AS THE BASIS OF BEARINGS FOR THIS SURVEY. BENCH MARKS . . . . FOUND LA COUNTY PUBLIC WORKS BENCHMARK NOT SHOWN ON SURVEY BM#. 8Y10964 ELEVATION: 88.04' (NAVD88) DESCRIPTION: DPW BM TAG IN W CB 10' N/O BCR ® NW CDR LA CIENEGA BLVD.& PACIFIC CONCOURSE DR UTILITIES . . . . . . . ABOVEGROUND AND BELOWGROUND UTILITIES SHOWN WERE LOCATED PER ALTA/NSPS STANDARDS 5.E.iv. WHERE ADDITIONAL OR MORE DETAILED INFORMATION IS REQUIRED, THE CLIENT IS ADVISED THAT EXCAVATION AND/OR A PRIVATE UTILITY LOCATE REQUEST MAY BE NECESSARY. THE EXTENT OF UNDERGROUND UTILITY MARKINGS, IF ANY, ARE SHOWN HEREON. FLOOD INSURANCE RATE MAP. . . . . . . ZONE 'Y' AREAS DETERMINED TO BE INSIDE THE 0.2% ANNUAL CHANCE FLOOD HAZARD, AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTH LESS THAN ONE FOOT OR WITH DRAINAGE AREAS OF LESS THAN ONE SQUARE MILE PER FLOOD INSURANCE RATE MAP (FIRM) MAP PANEL NO. 06037C1770F EFFECTIVE DATE SEPTEMBER 26, 2008. ZONING INFORMATION . . . ZONING INFORMATION WAS OBTAINED PER CITY OF EL SEGUNDO PLANNING & BUILDING SAFETY WEB MAP GENERAL PLAN LAND USE DESIGNATION: CORPORATE OFFICE ZONING: CORPORATE OFFICE PARKING SPACES. . . THERE ARE APPROXIMATELY 278 PARKING SPACES LOCATED WITHIN THE PROPERTIES IN QUESTION, 12 SPACES BEING DESIGNATED AS HANDICAP ACCESSIBLE PROJECT NOTES PROJECT CONSISTS OF 1 GROUND LOT. THOMAS BROTHERS GUIDE: 732-1G GENERAL LAND USE: COMMERCIAL AND PARKING PROPOSED UTILITIES: SEWAGE AND DRAINAGE WILL BE PROVIDED BY THE CITY OF EL SEGUNDO INFRASTRUCTURE SYSTEMS. THE SITE SHALL TIE INTO EXISTING SEWER INFRASTRUCTURE. LOT CONFIGURATIONS AND SIZES ARE APPROXIMATE IN NATURE AND WILL BE FINALIZED DURING THE FINAL MAP PHASE. PROPOSED RECIPROCAL INGRESS/EGRESS EASEMENTS (IF ANY) ARE YET TO BE DETERMINED. LAND SUS\ PREPARED UNDER THE DIRECTION OF: ��qTF �F CAL\Fo���Q 07/21 /2020 CHRISTOPHER J ES, PLS 8193 DATE CHRIS.JONESWP VESTING TENTATIVE PARCEL MAP No. 83129 40.0' 24.7' ACCESS DRIVE SITE AREA: GROSS AREA (EXISTING CONDITIONS PARCEL 1: 93,854 SQ. FT, OR 2.155 ACRES, MORE OR LESS PARCEL 2: 65,359 SQ. FT., OR 1.500 ACRES, MORE OR LESS PARCEL 3: 7,153 SQ. FT., OR 0.164 ACRES, MORE OR LESS PARCEL 4: 86,666 SO. FT., OR 1.990 ACRES, MORE OR LESS PARCEL 5: 6,601 SO. FT., OR 0.152 ACRES, MORE OR LESS PARCEL 6: 27,942 SO. FT., OR 0.641 ACRES, MORE OR LESS PARCEL 7: 28,565 SQ. FT., OR 0.656 ACRES, MORE OR LESS TOTAL AREA: 316.142 SQ.. FT.. OR 7.258 ACRES. MORE OR LESS NET AREA (PROPOSED CONDITIONS) GROUND LOT 1 TOTAL AREA: 316,142 SQ., FT., OR 7.258 ACRES, MORE OR LESS hj VJ9V ALMLN 80' PUBLIC R.O. W. NCR£T _ CARL JACOBSON DRIVE _ ------FFORMERLY LAIRPORT STREET) 57' ASPHALT PAVING S ---4 �4d- ACCESS DRIVE 1 PARCEL 4A 11 b y D _ � W 0 I----80 I-40.0' _ 00 O � � cn _ C c� �+ c o �I p m ,Ilk Z W) 0 30' 60' SCALE: 1 "=60' lqjff 700 FLOWER ST., Suite 2100 Los Angeles, CA 90017 O: 213.418.0201 F: 213.266.5294 www. kpff. com REVISIONS ISSUED FOR UPDATE PARCEL AREAS DATE 07/21/20 1 DATE 05/01 /2020 PROJECT NUMBER 2000086 DRAWN BY BN CHECKED BY CJ SCALE AS SPECIFIED SHEET NUMBER SHEET 2 OF 2 nlSTRICs� SOUTHERN CALIFORNIA DISTRICT COUNCIL OF LABORERS AFFILIATED WITH LABORERS' INTERNATIONAL UNION OF NORTH AMERICA, AFL-CIO SERGIO RASCON JON P. PRECIAIDO PETER SANTILLAN President Business Manager Secretary-Trea5zyrer 4399 Santa Anita Ave. • Suite 205 • El Monte, CA 91731 • Tel (626) 350-6900 • Fax (626) 35 0-7 583 April 8, 2021 AFFLUTED LOCALS City Planning Commission SOUTHERN City of El Segundo CALIFORNIA 350 Main Street BLWANIc El Segundo, California 90245 Local 345 Re: Strong support for proposed commercial office development located at 650 and HOLLYWOOD Local 724 700 North Pacific Coast Highway and 737 Carl Jacobson Waythe "650 PCH Protect" LONG BEACH Local 1309 Dear Honorable Planning Commission: LOSANGELES On behalf of the 32,000 members of the Southern California District Council of Laborers Loca1300 and our affiliated Laborers Local 300, we are writing to voice our strong support far the ORANGE COUNTY 650 PCH Project. We strongly urge the Planning Commission to recommend approval of Loca1652 the 650 PCH Project as it will ultimately lead to the renovation of two existing office POMONA buildings and construction of a new 7-story 122,156 square foot office building with an Local 1414 integrated 1,185-space parking structure located at 650 North Pacific Coast Highway, El RIVERSIDE -IMPERIAL Segundo, CA 90245. Importantly, ❑ur members who live in and around EI Segundo will COUNMS build the 650 PCH Project! Local 1184 SAN BERNARDINO We believe the 650 PCH Project is a well -designed, innovative development that will 1NY0-MOca] 783 NI7E5 Local T83 brin economic benefits to EI Segundowhile rovidin meanin fuI construction ❑bs to g g p g g 1 El Segundo residents. SAN DIEGO Loca189 Your approval will ensure that El Segundo residents will be able to work on the 650 PCH Project, making good, family sustaining wages and benefits that will give back to the VENTURA Local s85 community through the taxes paid by our members and through discretionary spending our members will d❑ at local businesses in El Segundo and the surrounding I LTN COi1NTY SAN LtRS OBISPO COUNTY communities. SANTA BARBARA COUNTY Lcca1220 For the reasons stated above, we ask the Planning Commission recommend approval of the 650 PCH Project as -a -whole and we thank you in advance for your consideration of ARIZONA this matter. Local 1184 Sincerely, NEW MEXICO SOUTHERN RN IA DISTRICT COUNCIL OF LABORERS ALBUQUERQUE Local 16 Jon P. Preciado Business Manager l Feel the Power LiOUNAI 244 WESSIT£: SCDCL.axc