2022-03-15 CC Agenda - Additional Information related to Item #C14 - Pacfici Coast Commons2022-03-15 CC AGENDA PACKET
ADDITIONAL INFORMATION RELATED TO ITEM C14 - PACIFIC COAST COMMONS
Harada, Patricia
From: Weaver, Tracy (City Clerk)
Sent: Monday, March 14, 2022 6:01 PM
To: ALL ELECTED OFFICIALS; George, Darrell; Voss, Barbara; Hensley, Mark
Cc: *ALL CITY CLERKS; Samaras, Paul; Allen, Michael; Schonborn, Eduardo; Gregg Kovacevich
Subject: FW: Item No. 14 - Updated Pacific Coast Commons Specific Plan (February 2022)
(Exhibit B of the Ordinance)
Attachments: Pacific Coast Commons (PCC) Specific Plan February 2022 Draft Track Changes.docx.pdf;
Pacific Coast Commons (PCC) Specific Plan February 2022 Final.docx.pdf
Council,
Please see the email below from Paul Samaras, Principal Planner regarding item #14 changes to the proposed
Ordinance.
Thank you,
Tracy Weaver I City Clerk
City of El Segundo
350 Main Street El Segundo CA 90245
310.524.2305 1 tweaver@eleguL do.org I www.elsegundo.org
ELSEGUNDO
Where IJi id<<tS l�ilcc ufP.
From: Samaras, Paul <PSamaras@elsegundo.org>
Sent: Monday, March 14, 2022 5:04 PM
To: *ALL CITY CLERKS <ALLCITYCLERKS@elsegundo.org>
Cc: Allen, Michael <mallen@elsegundo.org>; Schonborn, Eduardo <eschonborn @elsegundo.org>; Gregg Kovacevich
<gk@hensleylawgroup.com>
Subject: FW: Item No. 14 - Updated Pacific Coast Commons Specific Plan (February 2022) (Exhibit B of the Ordinance)
Hello Tracy,
Per our discussion, I am sending the updated Pacific Coast Commons Specific Plan dated February 2022. (Exhibit B to
the Ordinance for the item)
The first version is a track changes copy and the copy is a clean final copy to be used if the City Council adopts the
Specific Plan unaltered.
The changes are a result of the City's adoption of Ordinance No. 1629 (Title 15 re -organization), which reorganized
chapters and modified discretionary approval processes that went into effect on December 16, 2021 after the August
2021 edition of the Specific Plan. The changes (besides the changed date throughout the document) are:
1. Page 83 (changes to the Introduction Section) - Chapter renumbering in Section A2 and A3 to reflect renumbering of
the chapters regarding adjustments and conditional use permits; elimination of the Administrative Adjustment process
since the discretionary process has been eliminated by the City.
2. Page 84 -In the Minor Modification Section, the Administrative Adjustment process has been removed since that
process has been eliminated by the City.
3. Page 85 (top) - Chapter 15-30 has been changed to Chapter 15-25 to reflect the renumbering of the Chapter for Site
Plan Review.
Everything else is identical to the August 2021 version used in the EIR and Planning Commission packet.
Thank you,
Paul Samaras, AICP I Principal Planner
City of El Segundo Development Services Department
350 Main Street, El Segundo, CA 90245
www.elsegundo.or I ElSegundo8usiness.com I DestinationElSegundo.com
ELSEGUNDO
Where. hi_g ideas take tdf_
PACIFIC COAST COMMONS
SPECIFIC PLAN
Specific Plan No. SP 19-01
February 2022
PACIFIC COAST COMMONS SPECIFIC PLAN
TABLE OF CONTENTS
I. INTRODUCTION..............................................................................................................I
A. Specific Plan Area....................................................................................................I
B. Background..............................................................................................................2
C. Demographics..........................................................................................................8
D. Economic Context....................................................................................................8
H. OVERVIEW OF THE SPECIFIC PLAN.......................................................................9
A. Purpose and Authority of Specific Plan...................................................................9
B. Specific Plan Scope and Goals..............................................................................10
C. Consistency with the General Plan........................................................................10
D. Entitlements...........................................................................................................17
E. Existing Land Uses................................................................................................19
III. LAND USE PLAN...........................................................................................................21
A. Development Concept............................................................................................21
B. Land Use Plan........................................................................................................22
C. Phasing...................................................................................................................33
D. Circulation Plan.....................................................................................................33
E. Grading Concept....................................................................................................36
IV. UTILITIES AND INFRASTRUCTURE.......................................................................38
A.
Water Service.........................................................................................................38
B.
Reclaimed Water....................................................................................................43
C.
Sewer Service.........................................................................................................43
D.
Drainage.................................................................................................................48
E.
Gas.........................................................................................................................56
F.
Electric...................................................................................................................56
G.
Telecommunications Utilities................................................................................60
H.
Solid Waste Disposal.............................................................................................60
I.
Fire Protection........................................................................................................60
J.
Police Services.......................................................................................................61
V. DESIGN GUILDELINES...............................................................................................62
A. Design Objectives..................................................................................................62
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PACIFIC COAST COMMONS SPECIFIC PLAN
VI. DEVELOPMENT STANDARDS...................................................................................69
A. Permitted Uses.......................................................................................................69
B. Development Standards.........................................................................................71
C. Circulation..............................................................................................................75
D. Parking and Loading..............................................................................................75
E. Landscaping...........................................................................................................77
F. Common Recreation Facilities/Open Space and Private Open Space ...................79
G. Public Safety..........................................................................................................80
H. Signage...................................................................................................................80
I. Sustainability..........................................................................................................81
J. Enclosed and Unenclosed Uses.............................................................................81
K. Non -Conforming Uses and Buildings....................................................................82
VII. ADMINISTRATION.......................................................................................................83
A.
Introduction............................................................................................................
83
B.
Municipal Code References...................................................................................83
C.
Modifications.........................................................................................................83
D.
Site Plan Review....................................................................................................84
E.
Amendment............................................................................................................85
F.
Infrastructure Improvements/Coordination...........................................................86
G.
Financing Measures...............................................................................................86
H.
California Environmental Quality Act Compliance..............................................86
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PACIFIC COAST COMMONS SPECIFIC PLAN
EXHIBITS
Exhibit 1
Regional Vicinity Map.............................................................................................3
Exhibit 2
Local Vicinity Map..................................................................................................4
Exhibit 3
Local Vicinity Aerial View......................................................................................5
Exhibit 4
Existing Development..............................................................................................6
Exhibit 5
Land Use Plan........................................................................................................28
Exhibit 6
Conceptual Site Plan..............................................................................................29
Exhibit 7A
Vesting Tentative Map # 82806.............................................................................30
Exhibit 7B
Existing and Proposed Lot Configuration Diagram..............................................32
Exhibit 7C
Conceptual Street Dedication Plan.......................................................................34
Exhibit 8A
Conceptual Water Plan South Site.........................................................................40
Exhibit 813
Conceptual Water Plan Fairfield Parking Site.......................................................41
Exhibit 8C
Conceptual Water Plan North Site.........................................................................42
Exhibit 9A
Conceptual Sewer Plan South Site.........................................................................45
Exhibit 9B
Conceptual Sewer Plan Fairfield Parking Site.......................................................46
Exhibit 9C
Conceptual Sewer Plan North Site.........................................................................47
Exhibit l0A
Existing Drainage Plan South Site.........................................................................50
Exhibit 1 OB
Conceptual Drainage Plan South Site....................................................................5
l
Exhibit 1 OC
Existing Drainage Plan Fairfield Parking Site.......................................................52
Exhibit 1 OD
Conceptual Drainage Plan Fairfield Parking Site..................................................53
Exhibit 10E
Existing Drainage Plan North Site.........................................................................54
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PACIFIC COAST COMMONS SPECIFIC PLAN
Exhibit 1 OF Conceptual Drainage Plan North Site....................................................................55
Exhibit 11A Electric, Gas and Telecommunication Conceptual Plan South Site ......................57
Exhibit 11B Electric, Gas and Telecommunication Conceptual Plan Fairfield Parking Site ....58
Exhibit 11C Electric, Gas and Telecommunication Conceptual Plan North Site ......................59
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PACIFIC COAST COMMONS SPECIFIC PLAN
TABLES
TableI-1
Existing Uses...........................................................................................................7
Table III-1
Land Use Summary — Project Development Scenario...........................................25
Table III -II
Land Uses — Project Development Scenario..........................................................26
Table III -III
Land Use Summary — Specific Plan Scenario.......................................................27
Table IV-1
Required Number and Spacing of Fire Hydrants...................................................39
Table VI-1
Allowable Uses......................................................................................................69
Table VII-1 California Environmental Quality Act Conformance............................................86
APPENDICES
Appendix A Pacific Coast Commons Specific Plan Legal Description.....................................88
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I. INTRODUCTION
A. SPECIFIC PLAN AREA
Pacific Coast Commons Specific Plan (PCCSP) area is located in the City of El Segundo, County
of Los Angeles, California. El Segundo is situated approximately 15 miles southwest of downtown
Los Angeles. The City of El Segundo is located south of the City of Los Angeles, west of the City
of Hawthorne and the County of Los Angeles, north of the City of Manhattan Beach, and east of
the City of Los Angeles and the Pacific Ocean (refer to Exhibit 1, Regional Vicinity Map).
More specifically, the roughly 6.385 gross acre area within the Specific Plan (6.23 net acres post
street dedications) is located in the northwest quadrant of the City of El Segundo, approximately
three quarters of a mile south of the Los Angeles International Airport (LAX) and the Glen
Anderson Century Freeway (I-105), approximately two and one quarter miles west of the San
Diego Freeway (SR-405), and approximately two and a half miles southwest of the juncture of
these two freeways.
The site encompasses a "superblock" bounded by Pacific Coast Highway, Mariposa Avenue, Holly
Avenue and Indiana Street containing the Aloft and Fairfield Inn and Suites hotels. The site also
includes a parking lot on a portion of the block to the north of the hotel "superblock" that has
frontage on Pacific Coast Highway, Mariposa Avenue to the south and Palm Avenue to the north
(refer to Exhibit 2, Local Vicinity Map, and Exhibit 3, Local Vicinity Aerial View).
The adjacent land uses and zoning include the following (refer to Exhibit 4, Existing
Development):
North: The adjacent land uses to the north include: a fast food restaurant and a vacant
restaurant and parking lot in the General Commercial (C-3) Zone; and multi-
family residential uses in the Multi -Family Residential (R-3) Zone. A gas
station is located on the northwest corner of Mariposa Avenue and Pacific Coast
Highway in the General Commercial (C-3) Zone, which is north of the
superblock that contains the two existing hotels and southeast of the parking lot
for the Fairfield Inn and Suites Hotel located along Pacific Coast Highway
between Mariposa and Palm Avenues. A fast-food restaurant, Carl's Jr., is
located northeast of the same parking lot. Carl's Jr. is located at the southwest
corner of Pacific Coast Highway and Palm Avenue.
East: The adjacent land uses to the east across Pacific Coast Highway include: a
property with restaurants and office uses in the Corporate Office (CO) Zone; a
Ralphs market and two commercial shopping centers with retail and restaurant
uses in the General Commercial (C-3) Zone, and a 6-story office building in the
Corporate Office (CO) Zone.
South: The adjacent land uses to the south of Holly Avenue include a small commercial
shopping center with a drug store, bank, two restaurants and a retail store in the
General Commercial (C-3) Zone.
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West: The adjacent land uses to the west include multi -family residential uses in the
Multi -Family Residential (R-3) Zone.
B. BACKGROUND
In 1957 a 386-room hotel known as the Thunderbird International Hotel was built on the property
that is contained within the Specific Plan area. A restaurant, coffee shop, banquet rooms and
lounge were added in 1958. The coffee shop was later renovated and re -opened in August 1962
as the Huki Lau restaurant with Polynesian d6cor and cuisine. The hotel was sold in the 1960's
and renamed the Hacienda International Hotel which was later shortened to the Hacienda Hotel.
The restaurant was renamed the Tiki Hut at that time as well.
The hotel was further expanded over the years and enlarged to include a maximum of 640 rooms
at its peak with a reputation as the loth largest hotel in the County of Los Angeles. In 1987, the
hotel was granted a new Conditional Use Permit (EA-132; CUP 87-01) to allow for further
renovations and the construction of a 60-foot tall sign tower with a 150 square -foot sign. Parking
for the Hacienda Hotel was provided in multiple locations that included a parking lot located on
the same block to the south of the Hacienda Hotel, a parking lot across the street on the block to
the north of the hotel at 629 North Pacific Coast Highway, and some parking spaces interspersed
around the hotel buildings.
On October 9, 2014 the Planning Commission approved two new conditional use permits (EA-
1061; CUP 14-01 and CUP 14-02) to allow the existing Hacienda Hotel with 619 guest rooms to
be split into two hotels, renovated and modernized. The North Hotel (located at 525 and 545 North
Pacific Coast Highway) was renamed the Fairfield Inn and Suites and the South Hotel was renamed
the Aloft Hotel (located at 475 North Pacific Coast Highway). The Aloft Hotel was reduced from
263 to 246 guest rooms and included a 6,640 square -foot addition to the existing 9-story hotel that
provided a front desk area, lounge, self -serve food area, bar, multi -purpose room and exercise
room. The Aloft Hotel includes an outdoor pool and an outdoor dining patio. The Aloft Hotel is
106,747 gross square feet in size. The Fairfield Inn and Suites was reduced from 356 to 350 guest
rooms. The Fairfield Inn and Suites includes 3 buildings: a 9-story tower containing guest rooms,
a 4-story building (with a central courtyard and pool area) that contains a lobby area, restaurant,
bar, meeting rooms, a fitness room, and guest rooms, and a 2-story "food and beverage" building
that contains banquet rooms, a restaurant/bar, and storage uses. The total square footage of the
existing Fairfield Inn and Suites Hotel (3 buildings) is 217,311 gross square feet in size. Parking
for the Aloft Hotel is provided in the existing parking lot to the south of the hotel (167 parking
spaces). Additionally, 23 spaces are currently provided off -site pursuant to an off -site parking
covenant in the existing parking lot at 629 North Pacific Coast Highway. Parking for the Fairfield
Inn and Suites Hotel is provided primarily off -site with 213 parking spaces provided pursuant to
an off -site parking covenant in the existing parking lot at 629 North Pacific Coast Highway and
33 parking spaces provided on -site.
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Draft Page 5 FEBR UARY 2022 A r Grp '0-21
EXHIBIT 4
EXISTING DEVELOPMENT
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The Aloft Hotel is 98,741 net square feet in size with an existing 0.992 FAR based upon its current
lot size and configuration where a maximum of 1.0 FAR is allowed. The 3 buildings that comprise
the Fairfield Inn and Suites Hotel total 190,026 net square feet in size with an existing 1.94 FAR
where 1.0 FAR is allowed (existing legal, non -conforming condition). Both properties are non-
conforming in regard to many development standards as they were built prior to the current
development standards of the General Commercial (C-3) Zone.
The existing uses consist of:
Table I-1
Existing Uses
Under the existing General Commercial (0) development standards no additional development
could occur as the existing hotels utilize the maximum FAR allowed. Further, the parking lot to
the north is currently zoned Automobile Parking (P) which only allows surface parking lots and
parking structures. Commercial development is not permitted in the Automobile Parking (P) Zone.
Therefore, a Specific Plan is needed in order to allow the proposed mixed -use
residential/commercial development to be added to the site along with the two existing hotels that
will remain.
BRE El Segundo Property Owner A LLC, BRE El Segundo Property Owner B LLC, and BRE EL
Segundo Parking LLC (collectively, "BRE El Segundo") filed for this Specific Plan along with
other applications. The other applications include an Environmental Assessment, a General Plan
and General Plan Map Amendment, Zone Change, Zoning Map Amendment, Zone Text
Amendment, a Development Agreement, a Subdivision of Land (Vesting Tentative Map), Site
Plan Review, a Parking Demand Study and Shared Parking Analysis, street dedication waivers for
a portion of the dedication requirements for Mariposa Avenue and Indiana Street, reciprocal access
agreements, an amendment to Resolution Nos. 2759 and 2760 to rescind the previous approvals
of SUB No. 1405, Lot Tie Covenant No. 14-03, Off -site Parking Covenant Nos. MISC 14-03 and
14-06, leaving in place CUP Nos. 14-01 for the Fairfield Inn and Suites Hotel and CUP No. 14-02
for the Aloft Hotel, along with alcohol service at both hotels with modifications to the conditions
Draft Page 7 FEBRVARY2022 Ar Grp '0-21
of approval accordingly, and new off -site parking covenants to replace the previously approved
Parking Covenant Nos. MISC 14-03 and 14-06. The intent of the Specific Plan is to allow the
development of the Specific Plan area with the combination of new and existing development with
allowed residential and commercial uses with an average floor area ratio (FAR) of 2.15:1, a
minimum floor area ratio (FAR) of 0.16:1 in any one land use district and a maximum floor area
ratio (FAR) of 2.70:1 in any one land use district. The majority of the new development will target
adding new housing stock to the community to meet existing and future housing needs through the
development of existing surface parking lots and demolition of 41,660 gross square feet of a
portion of the Fairfield Inn and Suites hotel ("Food and Beverage" Building") located at the
southwest corner of Mariposa Avenue and Pacific Coast Highway. The adoption of this Specific
Plan will allow expansion of the uses permitted on the site with development standards tailored to
the unique mix of hotel, residential and commercial (retail and office) uses on the site.
C. DEMOGRAPHICS
According to the 2010 United States Census, as of 2010 El Segundo had a population of 16,654
persons and a total of 7,410 dwelling units. From 2000 to 2010, El Segundo's population increased
by 4%. The California Department of Finance reported a population of 17,066 persons in May
2019. The 2019 Profile of the City of El Segundo prepared by the Southern California Association
of Governments ("SCAG") indicates that as of 2017 there were 48,515 jobs in the City of El
Segundo.
D. ECONOMIC CONTEXT
At its peak before the economic recession in 2008, El Segundo had a daytime population of
approximately 85,000 persons compared to its resident population of approximately 17,000
persons. There was a net loss of jobs in the City between 2007 and 2012 with the number of jobs
beginning to increase again in 2013. According to SCAG's 2015 profile the total number of jobs
dropped from 56,559 persons in 2007 to 38,447 jobs in 2012. In addition to the fiscal benefits
including increased sales tax, utility tax and property tax that will be provided as a result of the
added residential and commercial uses, the potential for approximately 56 additional jobs that will
be created by this Specific Plan will improve the overall economic health of the City. The
additional jobs will be the result of the new commercial uses as no changes in employment are
anticipated at the two existing hotels with the adoption of this Specific Plan. The additional jobs
and increased tax base will contribute to the City's ability to provide high quality municipal
services to the benefit of the City's resident and business community. The addition of 263 housing
units will have a positive effect on the jobs/housing balance by increasing the number of housing
units in the City to support El Segundo's jobs rich environment.
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II. OVERVIEW OF THE SPECIFIC PLAN
A. PURPOSE AND AUTHORITY OF SPECIFIC PLAN
The purpose of this Specific Plan is to provide a foundation for the proposed land uses on the
subject property through the application of regulations, standards and design guidelines. The
Pacific Coast Commons Specific Plan provides text and exhibits which describe the proposed land
uses and associated guidelines.
This Specific Plan is adopted pursuant to Government Code §§ 65450 through 65457.
Pursuant to Government Code § 65451, a Specific Plan must include text and a diagram or
diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of land, including open space
within the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal,
energy and other essential facilities proposed to be located within the land area
covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
• A program of implementation measures including regulations, programs, public
works projects and financing measures necessary to carry out the above items.
• A discussion of the relationship of the Specific Plan to the General Plan.
A thorough review of the El Segundo General Plan shows that this Specific Plan is compatible and
consistent with the goals and policies outlined in the General Plan. This Specific Plan will further
the goals and policies of the General Plan as more fully described below.
This Specific Plan was prepared to provide the essential relationship between the policies of the
El Segundo General Plan and actual development in the Project area. By functioning as a
regulatory document, the Pacific Coast Commons Specific Plan provides a means of implementing
the City of El Segundo's General Plan. All future development plans and entitlements within the
Specific Plan boundaries must be consistent with the standards set forth in this document. The
Specific Plan is the sole regulatory document for development standards and design standards
except where explicit references are made to the El Segundo Municipal Code or where terms used
in this Specific Plan are defined in the El Segundo Municipal Code Section 15-1-6 and are not
defined herein.
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B. SPECIFIC PLAN SCOPE AND GOALS
The City of El Segundo is an employment -led community and accordingly, development has been
led by employment rather than housing growth. The Pacific Coast Commons Specific Plan will:
1) serve the mission of economic development in the City which is to create, maintain, and
implement a business climate that fosters a strong economic community; 2) provide opportunities
for new high -quality multiple -family housing (apartments and townhomes) that will increase
housing supply to meet the needs of El Segundo residents and employees in El Segundo's
expanding business community; 3) improve the jobs/housing balance by increasing housing
supply; 4) add affordable housing to the City; 5) provide benefits to air quality through the
reduction of greenhouse gas emissions by providing new housing in close proximity to jobs and
public transit; 6) enhance sustainability through the design of the development; and 7) maintain
the quality of life that has characterized El Segundo for more than one hundred years.
Permitted uses within the Specific Plan area will create both housing and job opportunities for the
residential and business community. The new commercial uses (restaurant, retail and office)
allowed by the Specific Plan will create a synergy with the existing hotels, the new multi -family
residential uses, and other existing commercial and industrial uses in the surrounding area. The
commercial uses will provide needed amenities for the residents of the multi -family residential
uses and the multi -family residential uses will support the growth of the surrounding commercial
businesses. The design of the project will provide a high -quality pedestrian environment that will
be compatible with the surrounding uses and create a sense of place for the surrounding
neighborhood. The development allowed under the Specific Plan will provide a basis for a positive
contribution to the maintenance and expansion of El Segundo's economic base as development
typically increases the City's business license taxes, increases the City's utility user taxes, and
increases the City's sales taxes. An increased economic base will provide the City with resources
to provide high -quality services to its residents and daytime population.
C. CONSISTENCY WITH THE GENERAL PLAN
The El Segundo General Plan provides the underlying fundamentals of the Pacific Coast Commons
Specific Plan, which serves both as a planning and regulatory document. The Specific Plan is the
document implementing the El Segundo General Plan for the Specific Plan area.
Proposed development plans, tentative maps, and any other development approvals must be
consistent with the Specific Plan. Projects consistent with this Specific Plan will be automatically
deemed consistent with the General Plan.
Concurrent with the adoption of the Pacific Coast Commons Specific Plan the City also processed
a General Plan Amendment that changes the Land Use Designation from General Commercial for
the block bounded by Pacific Coast Highway, Mariposa Avenue, Indiana Street, and Holly Avenue
to the Pacific Coast Commons Specific Plan and from Parking for the remaining parcels to the
Pacific Coast Commons Specific Plan with an accompanying Land Use map change. The Specific
Plan is therefore consistent with the General Plan of the City of El Segundo. More specifically, the
Specific Plan directly implements or furthers the intent of the following goals, objectives and
policies of the General Plan:
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ECONOMIC DEVELOPMENT ELEMENT
Goal EDI: To create in El Segundo a strong, healthy economic community in which all
diverse stakeholders may benefit.
Objective EDI -I To build support and cooperation among the City of El Segundo
and its business and residential communities for the mutual
benefits derived from the maintenance and expansion of El
Segundo's economic base.
Policy EDI-1.1: Maintain economic development as one of the City's and the
business and residential communities' top priorities.
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
communities are met.
Policy ED1-2.2: Maintain and promote land uses that improve the City's tax
base, balancing economic development and quality of life
goals.
LAND USE ELEMENT
Policy LU1-5.8: Innovative land development and design techniques as well as
new materials and construction methods should be encouraged.
Goal LU3: Promote the health, safety, and well-being of the people of El Segundo by
adopting standards for the proper balance, relationship, and distribution of
the residential land uses.
Objective LU3-1: Preserve, protect, and extend, if possible, existing Single -
Family Residential uses.
Policy LU3-2.1: Promote construction of high quality Multi -Family Residential
development with ample open space, leisure and recreational
facilities.
Policy LU3-2.2: Multi -family development will be located only in appropriate
places and evaluated carefully to insure that these
developments are not detrimental to the existing single-family
character.
Objective LU3-3.1: Adopt and enforce recreational area requirements for large
multiple unit developments.
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Goal LU4: Provide a stable tax base for the City through development of new commercial
uses, primarily within a mixed -use environment, without adversely affecting
the viability of Downtown.
Objective LU4-1: Promote the development of high quality retail facilities in
proximity to major employment centers.
Policy LU4-1.1: Require landscaping, its maintenance, and permanent upkeep
on all new commercial developments.
Policy LU4-1.2: All commercial facilities shall be built and maintained in
accordance with Health and Safety Code requirements and shall
meet seismic safety regulations and environmental regulations.
Policy LU4-1.4 New commercial developments shall meet seismic safety
standards and regulations, as well as comply with all noise, air
quality, water and environmental regulations.
Objective LU4-4: Provide areas where development has the flexibility to mix
uses, in an effort to provide synergistic relationships which
have the potential to maximize economic benefit, reduce traffic
impacts, and encourage pedestrian environments.
Policy LU44.6: Promote mixed -use development near transit nodes and
encourage modes of transportation that do not require an
automobile.
Goal LU7: Provide the highest quality public facilities, services, and public infrastructure
possible to the community.
Policy LU7-1.2: No new development shall be allowed unless adequate public
facilities are in place or provided for.
Policy LU7-2.3: All new development shall place utilities underground.
CIRCULATION ELEMENT
Goal Cl: Provide a safe, convenient, and cost-effective circulation system to serve the
present and future circulation needs of the El Segundo community.
Objective CI-1: Provide a roadway system that accommodates the City's
existing and project land use and circulation needs.
Policy C1-1.8: Provide all residential, commercial, and industrial areas with
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efficient and safe access to the major regional transportation
facilities.
Policy C 1-1.9: Provide all residential, commercial, and industrial areas with
efficient and safe access for emergency vehicles.
Policy C1-1.14: Require a full evaluation of potential traffic impacts associated
with proposed new developments prior to project approval.
Further require the implementation of appropriate mitigation
measures prior to, or in conjunction with project development.
Mitigation measures may include new roadway links on
segments that would connect the new development to the
existing roadway system, intersection improvements, and other
measures. Mitigation measures shall be provided by or paid for
by the project developer.
Objective CI-3: Ensure that the City's Master Plan Truck Route System
efficiently serves the shipping needs of the commercial and
industrial land uses in El Segundo while balancing potential
conflicts with residential and recreation land uses throughout
the City.
Policy C1-3.2: Ensure that the development review process incorporates
consideration of off-street commercial loading requirements for
all new projects.
Objective C2-1: Provide a pedestrian circulation system to support and
encourage walking as a safe and convenient travel mode within
the City's circulation system.
Policy C2-1.6: Encourage shopping areas to design their facilities for ease of
pedestrian access.
Policy C2-1.7: Closely monitor design practices to ensure a clear pedestrian
walking area by minimizing obstructions, especially in the
vicinity of intersections.
Objective C2-2: Provide a bikeway system throughout the City to support and
encourage the use of the bicycle as a safe and convenient travel
mode within the City's circulation system.
Policy C2-2.1: Implement the recommendations on the Bicycle Master Plan
contained in the Circulation Element, as the availability arises;
i.e., through development, private grants, signing of shared
routes.
Draft Page 13 FEBRVARY2022 Ar Grp '0-21
Policy C2-2.2: Encourage new development to provide facilities for bicyclists
to park and store their bicycles and provide shower and clothes
changing facilities at or close to the bicyclist's work
destination.
Policy C2-5.1: Ensure that Transportation Demand Management (TDM)
measures are considered during the evaluation of new
developments within the City, including but not limited to
ridesharing, carpooling and vanpooling, flexible work
schedules, telecommuting and car/vanpool preferential
parking.
Policy C3-1.8: Require the provision of adequate pedestrian and bicycle access
for new development projects through the development review
process.
Policy C3-2.1: Ensure the provision of sufficient on -site parking in all new
development.
HOUSING ELEMENT
Goal 3: Provide opportunities for new housing construction in a variety of locations
and a variety of densities in accordance with the land use designations and
policies in the Land Use Element.
OPEN SPACE AND RECREATION ELEMENT
Goal OS1: Provide and maintain high quality open space and recreational facilities that
meet the needs of the existing and future residents and employees within the
City of El Segundo.
CONSERVATION ELEMENT
Policy CN2-5: Require new construction and development to install water -
conserving fixtures and appliances to reduce the amount of new
demand.
Policy CN2-7: Require new construction and development to incorporate the
principles and practices of sound landscape design and
management, particularly those conserving water and energy.
Policy CN2-8: Encourage the retrofitting of existing landscapes to incorporate
the principles and practices of sound landscape design and
management, particularly those conserving water and energy.
Draft Page 14 FEBRVARY2022 Ar Grp '0-21
Policy CN2-11: Encourage, whenever appropriate and feasible, development
techniques which minimize surface run-off and allow
replenishment of soil moisture. Such techniques may include,
but not be limited to, the on -site use and retention of storm
water, the use of pervious paving material (such as walk -on -
bark, pea gravel, and cobble mulches), the preservation of
vegetative covers, and efficiently designed and managed
irrigation systems.
AIR QUALITY ELEMENT
Goal AQ3: Vehicle work trip reduction for private employees.
Objective AQ-3-1: Increase the proportion of work trips made by transit.
Goal AQ12: Reduction in Residential, Commercial, and Industrial Energy Consumption.
Objective AQ-12-1: Enact the recommendations of the AQMP Energy Working
Group for commercial and residential buildings and adopt
ordinances to mitigate air quality impacts from water and pool
heating systems.
Policy AQ-12-1.2: It is the policy of the City of El Segundo that the City encourage
the incorporation of energy conservation features in the design
of new projects and the installation of conservation devices in
existing developments.
NOISE ELEMENT
Goal N1: Encourage a high quality environment within all parts of the City of El
Segundo where the public's health, safety, and welfare are not adversely
affected by excessive noise.
Objective NI -1: It is the objective of the City of El Segundo to ensure that City
residents are not exposed to mobile noise levels in excess of the
interior and exterior noise standards or the single event noise
standards specified in the El Segundo Municipal Code.
Objective NI -2: It is the objective of the City of El Segundo to ensure that City
residents are not exposed to stationary noise levels in excess of
El Segundo's Noise Ordinance standards.
Policy N1-2.1: Require all new projects to meet the City's Noise Ordinance
Standards as a condition of building permit approval.
Draft Page 15 FEBRVARY2022 Ar Grp '0-21
Program N1-2.1A: Address noise impacts in all environmental documents for
discretionary approval projects, to insure that noise sources
meet City Noise Ordinance standards. These sources may
include mechanical or electrical equipment, truck loading
areas, or outdoor speaker systems.
PUBLIC SAFETY ELEMENT
Goal PS1: Protect the public health and safety and minimize the social and economic
impacts associated with geologic hazards.
Objective PSI -1: It is the objective of the City of El Segundo to reduce exposure
to potentially hazardous geological conditions through land
use planning and project review.
Policy PSI -1.1: Continue to review proposals for new development and for the
expansion of existing development in areas of potential
geological hazards.
Program PS 1-1.1 A: The City shall review projects to ensure that slope design
considers the potential effects of high rainfall, private sewage
systems, landscaping irrigation, and possible runoff from
adjacent future development.
Policy PS1-1.2: Enforce, monitor and improve development standards which
place the responsibility on the developer, with advice from
qualified engineers and geologists, to develop and implement
adequate mitigation measures as conditions for project
approval.
Program PSI-1.2A: The City shall review projects to ensure that adequate
geotechnical investigation has been completed in areas
susceptible to land sliding and debris flows and in areas where
collapsible or expansive soils occur, and to approve only those
which mitigate these hazards to the satisfaction of the City
Engineer.
Policy PS2-1.2: The City shall assist in the prevention of structural damage in
areas with a high potential for liquefaction, landslides, and
mudslides by requiring geotechnical studies for new
development to mitigate potential impacts.
Goal PS6: A fire safe community.
Objective PS6-1: It is the objective of the City of El Segundo that the City
minimize threats to public safety and protect property from
Draft Page 16 FEBRVARY2022 Ar Grp '0-21
wildland and urban fires.
Policy PS6-1.1: Review projects and development proposals, and upgrade fire
prevention standards and mitigation measures in areas of high
urban fire hazard.
Policy PS6-1.2: Continue efforts to reduce fire hazards associated with older
buildings, high-rise buildings, and fire -prone industrial
facilities, and maintain adequate fire protection in all areas of
the City. Review projects and development proposals, and
upgrade fire prevention standards and mitigation measures in
areas of high urban fire hazard.
Program PS6-1.2C: The City shall continue to require that all property be
maintained in compliance with the fire code.
Goal PS7: Protect public health, safety, and welfare, and minimize loss of life, injury,
property damage, and disruption of vital services, resulting from earthquakes,
hazardous material incidents, and other natural and man-made disasters.
D. ENTITLEMENTS
The following entitlements are required in conjunction with this Specific Plan (SP No. 19-01):
• Environmental Assessment No. EA-1248 for the proposed mixed -use development
that will add 263 housing units, approximately 11,250 square feet of commercial
uses (comprised of retail, restaurant and hotel support based office uses), and 1,727
square feet of commercial floor area that cannot be occupied by commercial
businessesl, and three parking structures to provide parking for the uses in the
Specific Plan area.
• General Plan Amendment No. GPA 19-01 to change the land use designation from
"General Commercial" and "Parking" to "Pacific Coast Commons Specific Plan
(PCCSP)" with an accompanying Land Use map change.
• Zone Text Amendment No. ZTA 19-08 to add a new ESMC §15-3-2(A)(12)
"Pacific Coast Commons Specific Plan (PCCSP)."
• Zone Change No. ZC 19-01 to rezone the property from "General Commercial (C-
3)" and "Parking (P)" to "Pacific Coast Commons Specific Plan (PCCSP)" and an
accompanying Zoning map change.
1 This commercial floor area is located in the Fairfield Parking Site and is comprised of lobby area and access
to the multiple levels of the parking structure and any central circulation areas such as hallway access from the rear of
commercial businesses to the lobby and parking structure that is not usable floor area located within those commercial
businesses. This square footage is labeled as lobby area in Table III -II in this Plan.
Draft Page 17 FEBRVARY2022 Ar Grp '0-21
• Development Agreement No. DA 19-02 between the City of El Segundo and BRE
El Segundo Property Owner A LLC, BRE El Segundo Property Owner B LLC, and
BRE El Segundo Parking LLC.
• Vesting Tentative Tract Map No. (VTTM 82806) SUB 19-03 — for merger,
subdivision and residential/commercial condominium purposes reconfiguring 3
parcels (comprised of 12 existing lots) on the block bounded by Pacific Coast
Highway, Mariposa Avenue, Indiana Street and Holly Avenue and 3 parcels
(comprised of portions of 4 existing lots) on the block north of Mariposa Avenue
and south of Palm Avenue in the Specific Plan Area into 6 new individual lots.
Additionally, the Vesting Tentative Tract Map No. 82806 will allow: a) 1
residential ground and airspace parcel for 120 apartments and a maximum of 10
airspace parcels for commercial condominiums on Lot 1; b) a ground and airspace
parcel for the parking structure and up to a maximum of 10 airspace parcels for
commercial condominiums on Lot 4; and c) 1 residential ground and airspace parcel
for 137 apartments and up to a maximum of 20 airspace parcels for commercial
condominiums on Lot 5; and d) 6 residential condominiums (townhomes) on Lot
6.
• Site Plan Review No. SPR 19-01 to allow the site plan and architectural design to
construct the mixed -use commercial and residential development for the 263
residential units, 11,252 square feet of new commercial development, 1,727 square
feet of commercial floor area that cannot be occupied by commercial businesses2,
and 3 parking structures.
• Modification of Resolution Nos. 2759 and 2760 to rescind the previous approvals
SUB No. 14-05, Lot -Tie Covenant No. 14-03, Off -site Parking Covenant Nos.
MISC 14-03 and 14-06, leaving in place CUP No. 14-01 for the Fairfield Inn and
Suites Hotel and CUP No. 14-02 for the Aloft Hotel, along with alcohol service at
both hotels with modifications to the conditions of approval accordingly.
• Parking Demand Study and Shared Parking Analysis to establish the parking
requirements for the proposed commercial and residential development combined
with the existing hotel development.
• Shared Parking Agreement in conjunction with the Parking Demand Study and
Shared Parking Analysis, to replace the previous approval of Off -Site Parking
Covenant Nos. MISC 14-03 and MISC 14-06.
• Reciprocal Access Agreements for driveways and drive aisles accessing multiple
parcels.
2 This commercial floor area is located in the Fairfield Parking Site and is comprised of lobby area and access
to the multiple levels of the parking structure and any central circulation areas such as hallway access from the rear of
commercial businesses to the lobby and parking structure that is not usable floor area located within those commercial
businesses. This square footage is labeled as lobby area in Table III -II in this Plan.
Draft Page 18 FEBRVARY2022 Ar Grp '0-21
Street dedication waiver requests for a portion of the dedication requirements for
the south side of Mariposa Avenue and for a portion of the dedication requirements
for the east side of Indiana Street.
Findings justifying the General Plan Amendment and Zone Change include:
1. The primary objective of the Specific Plan is to provide for superior, more
comprehensive site planning of the Specific Plan area and zoning standards that
address the needs of the unique master planned site that will maintain the existing
hotel uses and construct new mixed -use multiple -family residential and commercial
neighborhood serving uses in three phases.
2. Uses permitted within the Specific Plan area are consistent with the proposed
zoning and are compatible with adjacent uses.
3. The Specific Plan will provide for additional housing opportunities in a variety of
housing sizes, types and densities in support of the goals of the Housing Element
of the General Plan.
E. EXISTING LAND USES
The City of El Segundo has distinctive land use patterns, which are divided into four quadrants by
the intersection of Pacific Coast Highway and El Segundo Boulevard. Compatibility of an
individual land use is determined mainly by its relationship to other uses within its quadrant. The
Pacific Coast Commons Specific Plan area is located in the northwestern quadrant of the City of
El Segundo, which is west of Pacific Coast Highway and north of El Segundo Boulevard. The
design and implementation of this Specific Plan relate directly to its position within this larger
context.
The Pacific Coast Commons Specific Plan is located in the northwest quadrant of the City. The
northwest quadrant of the City has the most varied mix of uses within the City. All of the City's
residential units, the Downtown area, the Civic Center, the commercial uses and hotel uses along
the west side of the Pacific Coast Highway corridor and the industrial area of Smoky Hollow, are
located in this quadrant.
The northeast quadrant of the City lies east across Pacific Coast Highway and north of El Segundo
Boulevard. It consists primarily of corporate office and urban mixed uses which allow for office
and commercial uses. The southwest quadrant of the City lies south of El Segundo Boulevard and
west of Pacific Coast Highway. It consists primarily of an oil refinery/heavy industrial use. The
southeast quadrant of the City lies south of El Segundo Boulevard and east of Pacific Coast
Highway. It consists primarily of the light industrial land use category which allows a mixture of
industrial and office uses. This quadrant also contains a commercial region which is home to the
retail developments of Plaza El Segundo and the Point, which are both lifestyle commercial retail
shopping centers that total approximately 500,000 square feet and the Lakes Municipal Golf
Course. A Multimedia Overlay Zone overlies both the southeast and northeast quadrants of the
City.
Draft Page 19 FEBRVARY2022 Ar Grp '0-21
Before the adoption of the Pacific Coast Commons Specific Plan (PCCSP) the property was
designated as General Commercial and Parking in the General Plan Land Use Element with
General Commercial (C-3) and Parking (P) zoning.
Adjacent land uses include the following:
North: The adjacent land uses to the north include: a fast food restaurant, a vacant
restaurant and parking lot, and multi -family residential uses. A gas station is
located on the northwest corner of Mariposa Avenue and Pacific Coast
Highway which is north of the superblock that contains the two existing hotels
and south east of the parking lot for the Fairfield Inn and Suites Hotel located
along Pacific Coast Highway between Mariposa and Palm Avenues. A fast-
food restaurant, Carl's Jr., is located northeast of the same parking lot. Carl's
Jr. is located at the southwest corner of Pacific Coast Highway and Palm
Avenue.
East: The adjacent land uses to the east across Pacific Coast Highway include: a
property with restaurants and office uses, a Ralphs market, two commercial
shopping centers with retail and restaurant uses, and a 6- story office building.
South: The adjacent land uses to the south of Holly Avenue include a small commercial
shopping center with a drug store, bank, two restaurants and retail store.
West: The adjacent land uses to the west include multi -family residential uses.
Draft Page 20 FEBRVARY2022 Ar Grp '0-21
III. LAND USE PLAN
The Pacific Coast Commons Specific Plan encompasses 6.38 gross acres of existing developable
area that includes the "superblock" bounded by Pacific Coast Highway, Mariposa Avenue, Holly
Avenue and Indiana Street and a portion of the block to the north of the "superblock" that has
frontage on Pacific Coast Highway, Mariposa Avenue to the south, and Palm Avenue to the north,
see Exhibit 5, Land Use Plan, and Exhibit 6, Conceptual Site Plan. The Pacific Coast Commons
Specific Plan ("PCCSP") has 5 land use districts within the plan boundary which is discussed in
detail below.
Table III -I provides a Land Use Summary with the square footage of the new development and the
existing development. Table III -II provides greater detail of the project development scenario with
the uses on each Parcel (per the Vesting Tentative Map), the acreage of the parcel, the building
area (gross and net), and the FAR.
The existing Aloft Hotel will remain. Two of the three buildings that comprise the existing
Fairfield Inn & Suites Hotel will remain. The 41,660 square -foot, 2-story building at the southwest
corner of Pacific Coast Highway and Mariposa Avenue commonly called the "Food and Beverage"
building (primarily comprised of conference/meeting rooms and restaurant space) will be
demolished and replaced with a parking structure that contains parking primarily for the Fairfield
Inn and Suites Hotel and 3,273 gross square feet of new commercial uses at the front of the
structure. Access to the parking structure occurs primarily from an existing driveway on Pacific
Coast Highway.
The existing parking lot located at the south end of the PCCSP bounded by Holly Street to the
south, Indiana Street to the west, Pacific Coast Highway to the east and the Aloft Hotel to the north
will be replaced with new development. The new development will be a residential/commercial
mixed -use project with a parking structure integrated into the building design. The new building
will include 120 residential units (apartments) and 5,756 gross square feet of commercial uses.
The parking structure will have access from existing driveways on Pacific Coast Highway and
Indiana Street.
The existing northern parking lot that is on the block north of the Fairfield Inn and Suites Hotel
with frontage on Pacific Coast Highway, bounded by Mariposa Avenue to the south and Palm
Avenue to the north will be replaced with new development. The new residential/commercial
mixed -use project will include 137 residential units (apartments) and 2,223 gross square feet of
new commercial development. It will have a parking structure integrated into the building design
with access to the structure from existing driveways on both Mariposa and Palm Avenues. The
north parking lot site will also include 6 townhomes which are located directly west of the Carl's
Jr. restaurant and south of Palm Avenue.
A. DEVELOPMENT CONCEPT
The Specific Plan establishes the general type, parameters and character of the development in
order to develop an integrated Project area that is also compatible with and complements the
surrounding area. The proximity of the Specific Plan Area to other residential and commercial
Draft Page 21 FEBRVARY2022 Ar Grp '0-21
uses, freeways, major arterials, and the Metro Rail makes it an appropriate and attractive location
for a residential/commercial mixed -use development that provides both housing and facilitates
economic development in El Segundo.
The Pacific Coast Commons Specific Plan development concept provides a transition from the
multi -family neighborhoods to the west and the large-scale commercial uses to the east of Pacific
Coast Highway. The Pacific Coast Commons Specific Plan provides for both the maintenance of
both the existing Aloft hotel and the Fairfield Inn and Suites hotel within the Specific Plan
boundaries with the addition of new mixed -use residential/commercial development to
complement the hotel uses and to provide compatible uses to the surrounding neighborhood. The
development will include 3 parking structures incorporated into the development to provide both
replacement parking for the hotels from the loss of surface parking as well as provide parking for
new uses.
On an overall basis, the maximum development potential within the 6.23-acre (post dedications)
Specific Plan is based upon an average floor area ratio (FAR) of 2.15. A 2.15 FAR results in a
maximum development intensity of 622,398 gross square feet. The 622,398 gross square feet
includes 282,398 gross square feet of existing development that will remain and 340,000 gross
square feet of new square footage of residential and commercial uses combined. The floor area
ratio varies in each of the 5 land use districts that range from a minimum of 0.16 to a maximum of
2.70 based upon how the uses are configured combined with the nonconforming conditions for the
two existing hotels (see Table III -III).
Residential uses are proposed in 2 of the 5 land use districts, namely the PCC Mixed -Use 1 (PCC
MU-1) district at the southern end of the Specific Plan area and the PCC Mixed -Use 2 (PCC MU-
2) district at the northern end of the Specific Plan area. There are 120 dwelling units (apartments)
in the PCC MU-1 land use district and 143 dwelling units in the PCC MU-2 land use district
comprised of 137 apartments and 6 townhomes. The density in the PCC MU-1 land use district is
approximately 97 dwelling units to the acre (96.67 dwelling units to the acre based upon 54,072
square feet of land area) and the density in the PCC MU-2 land use district is approximately 80
units to the acre (79.17 dwelling units to the acre based upon 78,686 square feet of land area). The
average density of the two land use districts combined is 86.31 units to the acre and the average
density within the entire Specific Plan area is 42.22 units to the acre. If the land area of either PCC
Mixed -Use 1 or PCC Mixed -Use 2 is reduced, the number of dwelling units to the acre would
increase accordingly.
The Pacific Coast Commons Specific Plan allows affordable housing and provides reduced
requirements for parking in the Development Standards Chapter of this Specific Plan. The 263
residential units permitted in this Specific Plan including affordable housing units will contribute
significantly to the City's housing allocation requirements specified in the Regional Housing
Needs Assessment (RHNA) established by State law.
B. LAND USE PLAN
The Pacific Coast Commons Specific Plan is based upon the following land uses (refer to Exhibit
5, Land Use Plan):
Draft Page 22 FEBRVARY2022 Ar Grp '0-21
1. PCC Mixed -Use 1 (PCC MU-1)
The PCC Mixed -Use 1 (PCC MU-1) land use designation is located on the southernmost
parcel with frontage on Pacific Coast Highway, Holly Avenue and Indiana Street, totaling
1.242 net acres (the developable portion of the proposed parcel after dedication of right-
of-way). It is both a corner parcel and a through lot. The PCC MU-1 area allows for
multiple -family residential uses (apartments) and several commercial uses. The specific
residential and commercial uses are limited in this land use category as specified in the
Specific Plan's development regulations. The parcel that contains the PCC Mixed -Use 1
(PCC MU-1) land use district currently contains the parking lot for the Aloft hotel that is
located on the adjacent parcel, as shown in the conceptual site plan in Exhibit 6, Conceptual
Site Plan.
2. PCC Commercial-1 (PCC COM-1)
The Commercial-1 (COM-1) land use designation is located on the parcel to the north of
the PCC Mixed -Use 1 (PCC MU-1) land use designation with frontage on both Pacific
Coast Highway and Indiana Street (it is a through lot). The PCC Commercial-1 (PCC
COM-1) land use category totals 0.905 net acres (the developable portion of the proposed
parcel after dedication of right-of-way). The PCC Commercial-1 (PCC COM-1) area
allows hotels and several other commercial uses that are either accessory to hotel uses or
complementary uses. The specific commercial uses in this land use category are specified
in the Specific Plan's development regulations. The parcel currently contains the existing
Aloft Hotel which will remain, as shown in the conceptual site plan in Exhibit 6,
Conceptual Site Plan.
3. PCC Commercial-2 (PCC COM-2)
The PCC Commercial-2 (PCC COM-2) land use designation is located on the parcel to the
north of the PCC Commercial-1 (PCC COM-1) land use designation with frontage on both
Pacific Coast Highway and Indiana Street (it is a through lot). The PCC Commercial-2
(PCC COM-2) land use category totals 1.549 net acres (the developable portion of the
proposed parcel after dedication of right-of-way). The PCC Commercial-2 (PCC COM-2)
area allows hotels and several other commercial uses that are either accessory to hotel uses
or complementary uses. The permitted commercial uses in this land use category are
specified in the Specific Plan's development regulations. The parcel currently contains the
existing Fairfield Inn and Suites hotel (3 buildings) which will remain, as shown in the
conceptual site plan in Exhibit 6, Conceptual Site Plan. One of the three existing buildings
known as the "Food and Beverage" building which is partially located in the PCC COM-2
land use district and partially located in the PCC COM-3 land use district will be
demolished.
4. PCC Commercial-3 (PCC COM-3)
The PCC Commercial-3 (PCC COM-3) land use designation is located on the parcel to the
Draft Page 23 FEBRVARY2022 Ar Grp '0-21
north of the PCC Commercial-2 (PCC COM-2) land use designation with frontage on
Pacific Coast Highway, Mariposa Avenue, and Indiana Street (it is a through lot). The
PCC Commercial-3 (PCC COM-3) land use category totals 0.728 net acres (the
developable portion of the proposed parcel after dedication of right-of-way). The PCC
Commercial-3 (PCC COM-3) area allows hotels and several other commercial uses that
are either accessory to hotel uses or complementary uses. The specific commercial uses in
this land use category are specified in the Specific Plan's development regulations. The
parcel currently contains the existing Fairfield Inn and Suites hotel food and beverage
building that will be demolished and replaced with other commercial uses and a parking
structure, as shown in the conceptual site plan in Exhibit 6, Conceptual Site Plan.
5. PCC Mixed -Use 2 (PCC MU-2)
The PCC Mixed -Use 2 (PCC MU-2) land use designation is located on the northernmost
parcel with frontage on Pacific Coast Highway, Mariposa Avenue and Palm Avenue,
totaling 1.806 net acres (the developable portion of the proposed parcels after dedication
of right-of-way). The PCC MU-2 area allows for multiple -family residential (apartments
and condominiums) and several commercial uses. The specific residential and commercial
uses are limited in this land use category as specified in the Specific Plan's development
regulations. The parcel currently contains a parking lot that provides parking for the
Fairfield Inn and Suites. The parking lot will be demolished and replaced with multiple -
family residential uses (a mix of apartments and townhomes) and commercial uses, as
shown in the conceptual site plan in Exhibit 6, Conceptual Site Plan. The PCC Mixed -Use
2 (PCC MU-2) land use district is proposed to be comprised of 2 parcels as shown in the
Vesting Tentative Map with one parcel containing 137 multiple family residential units
(apartments) and commercial uses. The other parcel contains 6 townhomes (condominium
units).
Table III-1, Land Use Summary -Project Development Scenario, and Table III -II, Land Uses -
Project Development Scenario, show the anticipated project development scenario for the
implementation of the uses and standards of this Specific Plan based upon the Conceptual Site
Plan shown in Exhibit 6, Conceptual Site Plan and the Vesting Tentative Map shown in Exhibit
7A, Vesting Tentative Map No. 82806. An additional exhibit is provided for greater clarity of
existing and proposed lot configuration conditions which is also provided in Exhibit 713, Existing
and Proposed Lot Configuration Diagram. Table III -III, Land Use Summary -Specific Plan
Scenario shows the maximum allowable floor area for each of the 5 land use districts.
Draft Page 24 FEBRVARY2022 Ar Grp '0-21
Table III-1
Land Use Summary — Project Development Scenario
Land Use
Building Area (Net)
Building Area (Gross)
(square feet)
(square feet)
New Development
Multi -family Residential (Apartments)
136,571
140,794
(120 dwelling units in the PCC MU-1
District)
Multi -family Residential (Apartments)
159,062
163,472
(137 dwelling units in the PCC MU-2
District)
Multi -family Residential (Townhomes
9,540
10,344
/Condominiums) (6 dwelling units in
the PCC MU-2 District)
Commercial uses (PCC MU-1
5,583
5,756
District)
Commercial uses (PCC COM-3
4,345
4,479
District)
Commercial uses (PCC MU-2
2,156
2,223
District)
Subtotal New Development
317,257
327,068
Existing Development
Hotel (Aloft)
98,741
106,747
Hotel (Fairfield Inn and Suites)
190,026
217,311
Subtotal Existing Development
288,767
324,058
Existing Development To Be
- 36,605
- 41,660
Demolished (Fairfield Inn and Suites
"Food and Beverage" Building)
Subtotal Existing Development
25Z162
282,398
After Demolition of "Food and
Beverage" Building
Total Site Development
569,419
609,466
Draft Page25 FEBRUARY20274UG-oUS 202
Table III -II
Land Uses - Project Development Scenario
Subdivision Parcel Use Acreage3 Building Area Building Area FAR5
PCC Mixed -Use 1 (PCC MU-1))
Multiple -family
1
Residential (120
136,571
140,794
apartments)
1
Commercial Uses
5,583
5,756
1
Parking Structure
-
-
-
Subtotal
1.242 (54,072
square feet)
142,154
146,550
2.63
PCC Commercial-1 (PCC COM-1)
2
Commercial -
98,741
106,747
-
Existing Hotel (Aloft)
Subtotal
0.905 (39,425
square feet)
98,741
106,747
2.51
PCC Commercial-2 (PCC 60M-2))
Commercial -Existing
3
Hotel (Fairfield Inn
190,026
217,311
-
and Suites)
Existing Hotel
4
(Fairfield Inn & Suites
-36,605
-41,660
-
- Food & Beverage
Building)
Subtotal
1.549 (67,487
square feet)
153,421
175,651
2.28
PCC Commercial-3 (PCC COM-3)
4
Commercial Uses
3,175
3,273
-
4
Parking structure/
1,170
1,206
-
lobby
Subtotal
0.728 (31,693
square feet)
4,345
4,479
0.14
PCC Mixed -Use 2 (PCC MU-2)
Multiple -family
5
Residential (137
159,062
163,472
apartments)
5
Commercial Uses
2,156
2,223
5
Parking Structure
-
-
Multiple -family
6
Residential (6
9,540
10,344
-
townhomes)
Subtotal
1.806 (78,686
square feet)
170,758
176,039
2.24
TOTAL DEVELOPMENT
6.23 (271,363
569,419
609,466
2.15
square feet)
3 Acreage is based upon net acreage post dedications.
4 Total allowable intensity per the Specific Plan is capped at 622,398 gross square feet (both existing and new development combined).
5 FAR calculation is based upon net floor area and developable lot area. See Chapter VI for definitions of gross and net floor area.
Draft Page 26 Ar
FEBRVARY2022 rGr� '�-21
Table III -III
Land Use Summary — Specific Plan Scenario
Use District
Building Area (Net)
Building Area (Gross)
FloorLand
(square feet)
(square feet)
(FAR)
PCC Mixed-Use-1 (PCC MU-
1)
145,500
150,000
2.70
PCC Commercial-1 (PCC
98,741
106,747
2.51
COM-1)
PCC Commercial-2 (PCC
153,421
175,651
2.28
COM-2)
PCC Commercial-3 (PCC
4,850
5,000
0.16
COM-3)
PCC Mixed-Use-2 (PCC MU-
179,450
185,000
2.29
2)
Total Development (New +
581,962
622,398
2.15
Existing)
Draft Page 27 FEBRUARY20274UG-oUS 202
fri.'14
r s ;a� }t
PCC MU 2
:`macA IF
�
\ PCC COM-3�
I ! q1
{_
J r I PCC COM- 2 tl}
et �
PCC Mixed-Use-1
—..hided f
c. PCC Commercial-1
L J• �.� PCC MU-1 I {
PCC Commercial-2
PCC Commercial-3
C
PCC Mixed-Use-2
EXHIBIT 5
LAND USE PLAN
Draft Page 28 FEBRVARY2022 Ar Grp '0-21
�I
k.
or
EXHIBIT 6
CONCEPTUAL SITE PLAN
Draft Page 29 FEBRVARY2022 Ar Grp '0-21
VESTING TENTATIVE TRACT MAPNa. 82806 kpff
EXISTING CONDITIONS
�� __•� ��,I .. .� �m—GIFIC COAST HIGHWAY _. ��1_{_ _ _ '• �'�
�Kso�aN�usePa�uEmaml
l- 4331
`wm�
zznvei r
NOT A PART
Ila
say esT� .r,C7C�a
..�.a�-�. - �. �. ,.�� I_ ...� �J� ���_ I� n f� I `mod— �.
NET ,~I PART
M SMUNDO
dab. 2x/n4n5
E 8 Loc,
B
i Did
$ 6 L
I
WASHINGTON STREET
4.w.rw 7 cci.. �•`�•.
Ala
W
I y 6
IDIANAS T_ REET
7
>�
Cif IINEIYPES ABBR ATII LEGEND
a& s
SHEET 2 OF 3
EXHIBIT 7A
VESTING TENTATIVE MAP # 82806
(EXISTING CONDITIONS)
(Source: KPFF)
Draft Page 30 FEBRUARY2022 ArrGr� '0-21
VESTING TENTATIVE TRACTMAPNo. 82806
PROPOSED CONDITIONS
PACIFIC COAST HIGHWAY—
y_LWNI:MNA9FERl�4G4&401
f �r
NOT A PAfiT
i
INOIANASTREET
MI6 m..e,mn�' NOT A PART 7r am ever uuen. �'••,rJ'
WEL 6E U..
? m9. 21/111115 r a'� LNEIYPES PBBRElM71I LKENND
3 6L9GN I1B 8 iw ZI� ii
4� h NNW
s L
vn
N WASHINGTONSTREET
-�X- -- --- -L--�.
�nwm ICL9LILSIREETI �m r�..c,n � ��cci., ^ - •aw,R
w6
EXHIBIT 7A
VESTING TENTATIVE MAP # 82806
(PROPOSED CONDITIONS)
(Source: KPFF)
1qjff
SHEET 3OF3
Draft Page 31 FEBRVARY2022 Ar Grp '0-21
� PALMAVENUE — �—
= EXISTING AND PROPOSED ExISTING PARCEL 6
PROPERTY LINE (rYP.) AND NCIPTHEFLY LINE
OF EXISTING PARCEL 5
EXTSTIN3G PARCEL NOT A PART
I
LINE (TYP.)
m IDEVELOPABLE
ELM AVENUE -1 SOUTHERLY LINE OF LIMITS
PROPOSED Lei I$ AND �
N%7 E RLY LINE QF 25
P1',ED LOT 5 PRIX r 6 AND
WQ
z Z.
A CS T> PF40PLRTY
LINE (TYP_)
NOT A PART > ra4T A
PART
Li
VACATED L11E h
PKIPO NG AND
MARIPOSAAVENUE — XPOEED
0 PROPERTY
LJNE (TYP,)
D 110' 0' [DEVELOPABLE
LIMITS
_
PRSE— D`�T a C)4LE: 1"=OA
1��ROPos! fo L3 r 3 7 „
LINET`�PE
f
z
o
_
It:,
co
— — — DEVELOPABLE uMITS
LIMITS
EX15'TING PAROEL LINE
— — — — — — — — — PROPOSED LOT LMFL'
m
ci _
RIGHT —CIF —WAY LINE
1
VACATED LINE
PINE AVENUE
PARCEL 2
S A1,) 1114v
PAR O L T
HOLLY AVENUE
SOUn-OLY LINE
CF EXISTTNG
PALM ' AND
NORTHERLY LINE
OF EXISTING
PARCEL 2
EXHIBIT 7B
EXISTING AND PROPOSED FINAL LOT CONFIGURATION DIAGRAM
(Source: KPFF)
Draft Page 32 FEBRVARY2022 ArrGr� '�-21
C. PHASING
Construction of the new development areas would occur in three phases. The first phase of
construction would occur in the PCC Commercial-3 (PCC COM-3) land use district at the Fairfield
Parking Site/Area 4. The second phase of construction would consist of the South Site/Area 1
development in the PCC Mixed -Use 1 (PCC MU-1) land use district. The third phase of
construction would consist of the North Site/Area 5 development in the PCC Mixed -Use 2 (PCC
MU-2) land use district. It is currently anticipated that these phases will occur sequentially and if
so, are anticipated to be completed within 4 1/2 years of EIR certification and project approval.
However, if the second and third phases of development occur concurrently, construction is
anticipated to be completed within 2 years and 8 months of EIR certification and project approval.
D. CIRCULATION PLAN
Regionally, the Specific Plan site is accessible from the San Diego freeway (405), Century
Freeway (105), the Metro Green Line, multiple bus lines, and the major arterial Pacific Coast
Highway. No public rights -of -way are proposed within the boundaries of the Specific Plan.
However, the Specific Plan site has several vehicular access points off four of the streets
surrounding the Specific Plan area including Pacific Coast Highway, Mariposa Avenue, Indiana
Street and Palm Avenue. The development of the Specific Plan will facilitate on -site circulation
and parking. Access will be provided for emergency vehicles to Area 5 in the PCC Mixed -Use 2
(PCC MU-2) land use district via the two vehicle access points to the fire lane from Mariposa and
Palm Avenues. Development within the Specific Plan site will provide infrastructure and facilitate
access for various modes of travel including automobiles, bicycles, and pedestrians. Pedestrian
and handicap access will be provided between buildings and to public sidewalks on the five street
frontages along the site.
VEHICULAR CIRCULATION
The proposed street dedications and street dedication waivers discussed in the sections below are
depicted in Exhibit 7C, Conceptual Street Dedication Plan.
Pacific Coast Highway. Pacific Coast Highway is an existing public major arterial street that
abuts the property on its eastern edge. No additional right-of-way improvements are required as a
result of the development allowed in the Specific Plan. No additional curb cuts besides the three
existing curb cuts that provide access and circulation to the two existing hotels may be allowed
along Pacific Coast Highway in the Specific Plan area. The two existing driveways that access
the north parking lot at 629 North Pacific Coast Highway will be removed.
Mariposa Avenue. Mariposa Avenue is an existing public 2-lane collector street that abuts the
property between the northern and southern blocks of the Specific Plan area. Some additional
right-of-way improvements are required as a result of the development allowed in the Specific
Plan. A waiver request was granted for a portion of the street dedication requirements on the south
side of Mariposa Avenue. No additional curb cuts besides the one existing curb cut on the north
side of the street (which also serves as a fire lane) may be allowed along the north side of
Draft Page 33 FEBRVARY2022 Ar Grp '0-21
ZI
CO
J'�
ELM AVENUE
PALM AVENUE
S41.frt-CRLY LINE OF
PRQl%ED LOT 6 AND
NORTHERLY LINE OF
PROPOSM LOT 5
NOT A PART
P�b F'hUPERTY LINE
N
— s
40
0 110' 220'
SCALE: 1 A=0'
IMINI 3ILTJdi-4
r PROMED PROPERTY LINE
� 1
NOT A PART
I
r�
MARIPOSA AVENUE
PrtPOSM PROPERTY L
CENTE♦RUNE
PROPERTY LINE
— — — — — — — PROPOSED LOT LINE
RIGHT-OF-WAY LINE
I
rF�
PINE AVENUE
NOT A
PART
0
NET AREA (POST -PROPOSED DEDICATIONS, DEVELOPABLE PROPERTY) 1 I
NET AREA (POST -PROPOSED DEDICATIONS, DEVELOPABLE PROPERTY)
PROPOSER LOT 1 54,072 $O- FT- OR 1.241 ACRES kPROPOSEPROPOSED LOT 2 39r425 SO. Fr- OR 0-9Z ACRESROPOSE
TIROPOSEd LOT 3 67.487 SO. FT. OR 1.549 ACRES
PROPOSM LOT 4 31.693 SO. fT. OR 0.728 ACRES
PROPOSED I.IOT s 65,915 SO- F?- OR 1,513 ACRES L4111
PROPOSED LOT 6 12,771 SO- FT- OR 0. 3 ACRES
'PROPOSED LOT 4 AREA INCLUDES DEDUOTJON OF APPR YWATELY
722 $0. FL FOR PROPOSED FUTLW RIGHT -TURN ONLY LANE
SUBJECT TO DE51GH AND APPROVAL BY THE CITY OF EL SEGt1NJDO.
HOLLY AVEN
PROPOEED FUTLFC
R I GW - TVR1 ONLY
LANE
I
i L T re
LOT 1
11
Per PWPMTY LINE
d I
EXHIBIT 7C
CONCEPTUAL STREET DEDICATION PLAN
(Source: KPFF)
Draft Page 34 FEBRVARY2022 ArrGr� '�-21
Mariposa Avenue in the Specific Plan area. No curb cuts may be allowed along the south side of
Mariposa Avenue within the Specific Plan area.
Palm Avenue. Palm Avenue is an existing public local commercial/residential street that abuts the
property on its northern edge. Palm Avenue has been classified as a local commercial street for
the frontage of the Specific Plan area. Some additional right-of-way improvements are required
as a result of the development allowed in the Specific Plan. No additional curb cuts besides the
one existing curb cut (which also serves as a fire lane) may be allowed along Palm Avenue within
the Specific Plan area. Street dedication to expand the width of the public right-of-way will be
provided.
Holly Avenue. Holly Avenue is an existing public local commercial/residential street that abuts
the property on its southern edge. Holly Avenue is classified as a local commercial street for the
block fronting the Specific Plan area. Some additional right-of-way improvements are required as
a result of the development allowed in the Specific Plan. There are no existing curb cuts along
this block of Holly Avenue. No curb cuts may be allowed along Holly Avenue in the Specific
Plan area. Street dedication to expand the width of the public right-of-way will be provided.
Indiana Street. Indiana Street is an existing public local commercial/residential street that abuts
the property on its western edge. Some additional right-of-way improvements are required as a
result of the development allowed in the Specific Plan. The project includes dedication of 25 feet
of existing roadway and sidewalk (to the centerline of the street) to the City of El Segundo.
Currently, the roadway and sidewalk are privately owned and the City of El Segundo only has
easement rights. An additional dedication of 4 feet will be provided on the east side of the street
along the frontage of Proposed Lots 1 and 4 only. A waiver request was granted for a 3-foot
portion of the street dedication requirements to expand the right-of-way on the east side of the
street for the portions of the block where new development is proposed in the PCC COM-3 and a
the PCC MU-1 land use districts (along the frontage of proposed Lots 1 and 4). Additionally, a
waiver request was granted for a 7-foot portion of the street dedication requirements to expand the
right-of-way on the east side of the street for the portion of the block where existing development
is located in the PCC COM-1 and PCC COM-2 land use districts (along the frontage of proposed
Lots 2 and 3). No additional curb cuts besides the three existing curb cuts may be allowed along
Indiana Street.
Public Transit
Public transit includes the Metro C Line and multiple bus lines that operate in the vicinity of the
Specific Plan. The Metro C line is a light rail line running between Redondo Beach and Norwalk.
The line runs north/south east of the project site along Nash Street with the closest station at Nash
Street and Mariposa Avenue. The Mariposa C Line station is approximately % mile away from
the project site.
There are two Metro bus lines, one Beach Cities bus line, and two LADOT Commuter Express
lines that run in the vicinity of the Specific Plan. Metro Line 232 provides local service between
the City of El Segundo and downtown Long Beach and runs along Pacific Coast Highway.
LADOT Commuter Express 574 provides express service on weekdays from Encino to the City
Draft Page 35 FEBRVARY2022 Ar Grp '0-21
of Hawthorne along Pacific Coast Highway and then heads east along El Segundo Boulevard south
of the project site. Beach Cities Line 109 provides local service between the City of Redondo
Beach and Los Angeles International Airport and runs along Pacific Coast Highway south of
Grand Avenue (one block south of the Specific Plan area) and turns onto Grand Avenue to
Downtown El Segundo to Main Street and north to Imperial Highway. Metro Line 625 provides
local service between the City of El Segundo and Los Angeles International Airport and it runs
along Imperial Highway north of the Specific Plan area. LADOT Commuter Express 438 provides
express service on weekdays from El Segundo to the Downtown Los Angeles Financial District
along Imperial Highway north of the project site. LADOT Commuter Express 439 provides
express service on weekdays from El Segundo to Downtown Los Angeles along Douglas Street
and Imperial Highway to the east of the site.
NON -VEHICULAR CIRCULATION
Walkways will be provided connecting the buildings, uses (hotels, residential and commercial
uses), parking structures and surfaces areas, and the public sidewalks on the five (5) surrounding
streets (Pacific Coast Highway, Mariposa Avenue, Palm Avenue, Holly Avenue and Indiana
Street). Marked crosswalks are provided at all major arterial intersections.
The City of El Segundo adopted the South Bay Bicycle Plan and it has implemented some of the
bicycle improvements in the proposed Bicycle Plan network including 4.9 miles of Class III Bike
Routes (where vehicles and bicycles share travel lanes) on several City streets. The Bike Routes
that are closest to the Specific Plan area are on Grand Avenue from Loma Vista Street to Duley
Road and on Nash Street from Imperial Highway to El Segundo Boulevard. The Bicycle Master
Plan includes Class I Bike Paths, Class II Bike Lanes, Class III Bike Routes and Bike -Friendly
streets. The nearest proposed facilities are a Class II Bike Lane running east -west on Mariposa
Avenue and a Class I Bike Path on Washington Street one block west of the Specific Plan
boundary.
Bicycle parking facilities in accordance with Municipal Code and California Green Building Code
requirements will be provided in multiple locations in the parking structures and surface parking
areas in the Specific Plan.
E. GRADING CONCEPT
Some rough grading will be required at the South Site located in the PCC Mixed -Use 1 (PCC MU-
1) land use district, the Fairfield Parking Site located in the PCC Commercial-3 (PCC COM-3)
land use district, and the North Site located in the PCC Mixed -Use 2 (PCC MU-2) land use district.
No grading will be required for the areas where the existing hotel buildings will remain.
Site grading will require a combination of cut and fill to create a building/parking structure pad
and to accommodate one level of subterranean parking and retaining walls on the South Site as a
result of the existing sloped topography. The property slopes down from Pacific Coast Highway
to Indiana Street and slopes down toward Holly Avenue as well with the lowest point at the
intersection of Indiana Street and Holly Avenue. The grading is estimated to result in
approximately 27,700 cubic yards of cut and fill resulting in 17,700 cubic yards of soil export.
Draft Page 36 FEBRVARY2022 Ar Grp '0-21
The Fairfield Parking Site and the North Site are relatively flat. The Fairfield Parking site is
estimated to require 6,000 cubic yards of cut and fill for site rebalancing that will result in 0 cubic
yards of export. The North Site is estimated to require 15,000 cubic yards of cut and fill for site
rebalancing resulting in 0 cubic yards of soil export. Final grading plans will be approved by the
City Engineer before the City issues grading permits.
Draft Page 37 FEBRVARY2022 Ar Grp '0-21
IV. UTILITIES AND INFRASTRUCTURE
The following is a summary of existing and proposed public infrastructure for development of the
Specific Plan area. All infrastructure will be constructed in accordance with the standards of the
governing agency.
A. WATER SERVICE
EXISTING CONDITION
Water utility service is provided by the City of El Segundo and is currently available within the
Specific Plan area and serves the two existing hotels. Water is purchased through West Basin
Municipal Water District which is a member of The Metropolitan Water District of Southern
California.
There is an existing City of El Segundo 10-inch asbestos -cement water line located 11 feet west
of the centerline of Indiana Street. This water line is scheduled to be replaced with a new 10-inch
ductile iron water main in FY 2020-2021. There are also two existing water lines in Pacific Coast
Highway. One is a City of El Segundo 10-inch ductile iron pipe located 32-feet west of the street
centerline. The other is a 10-inch pipe located 33-feet east of the street centerline. In Palm Avenue
north of the Specific Plan area, there is a City of El Segundo 10-inch asbestos -cement pipe located
6 feet north of the street centerline. In Holly Street south of the Specific Plan area, there is a City
of El Segundo 10-inch asbestos -cement pipe located 13 feet south of the street centerline. There is
also an existing City of El Segundo 10-inch ductile iron water line in Mariposa Avenue, located
6-feet south of the street centerline (refer to Exhibits 8A, 8B and 8C, Conceptual Water Plan South
Site, Conceptual Water Plan Fairfield Parking Site, and Conceptual Water Plan North Site
respectively).
Water for fire suppression is provided by on -site building sprinklers and from 7 off -site fire
hydrants. Existing fire hydrants owned by the City of El Segundo are located along Pacific Coast
Highway, Holly Avenue, and Indiana Street.
PROPOSED CONDITION
The water service connection for domestic water and fire protection shall be made to one or more
of the existing City of El Segundo water lines. The specific location of these connections and pipe
sizing will be based upon the City of El Segundo's approval. The system shall provide adequate
water supply for operation of the building's domestic requirements, automatic sprinkler systems
and on -site fire hydrants (if required by the State or City Fire Marshal). A Conceptual Water
Utility Plan has been developed for the Specific Plan Area (refer to Exhibits 8A, 8B and 8C,
Conceptual Water Plan South Site, Conceptual Water Plan Fairfield Parking Site, and Conceptual
Water Plan North Site respectively).
Fire flows for the proposed development will be based on the requirements listed in that version
of the California Fire Code that is in effect at the time of plan submission, as amended by the City.
Draft Page 38 FEBRVARY2022 Ar Grp '0-21
Demands for domestic water in the proposed condition were calculated with the assumption that
they will be 120% of the sewer demand rates. s
Based on the requirements outlined by the El Segundo Fire Department in Regulation H-2-a for
Fire Hydrant and Private Fire Main System Installation, 2 additional fire hydrants may need to be
installed in order to provide coverage for portions of the proposed buildings that are in excess of
150-feet from a public fire hydrant. Coordination with the El Segundo Fire Department Fire
Prevention Division is required to determine whether the additional fire hydrants will be located
in the public street and/or within the development.
The minimum number of fire hydrants required was calculated using Table C102.1 from the
California Fire Code. The spacing between fire hydrants for all three sites will be 300-feet for
public fire hydrants, as stated in the City of El Segundo Fire Prevention Division "Regulation H-
2-a Fire Hydrant and Private Fire Main System Installation" document (see Table IV-2 below for
the hydrant and number spacing requirements).
Table IV-2. Required Number and Spacing of Fire Hydrants.
Minimum Number of Spacing Between Hydrants
Hvdrants
North Site 3
Fairfield Parking 1 300 ft (typ.)
South Site 3
Draft Page 39 FEBRVARY2022 Ar Grp '0-21
(E) 10" WATER
CITY OF
ELSEGUNDO
J-687
(E) 10" WATER
CITY OF
ELSEGUNDO
J-627
(E) 4" WATER
(E) 10" WATER
CITY OF EL SEGUNDO
J-701
WATER -SOUTH SITE
(E) 14" WATER
CITY OF EL SEGUNDO
J-626
PROPERTY
LINE
1-` w1I . W I_..
�S H f i� � i f��� �SPACIFIC CAST HVIIY, ss
r—(E) 10" WATER
r t
wirm 16IG
DOMESTIC WATER RESIDENTIAL PEAK FLOW RATE = 288 GPM
Z DOMESTIC WATER COMMERCIAL PEAK FLOW RATE = 44.1 GPM
ESTIMATED DOMESTIC WATER USAGE = 22,800 GPD
fl 40' 86 PROPOSED (P) WATER UTILITIES SHALL TIE IN TO ONE OR MORE OF THE
EXISTING (E) WATER MAINS ON INDIANA ST, HOLLY AVE, AND/OR PACIFIC
SCALE: 1" = 80' COAST HWY.
EXHIBIT 8A
CONCEPTUAL WATER PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Draft Page 40 FEBRVARY20224 UG 1,LST 2 02 -1
WATER - FAIRFIELD PARKING
(E) 10" WATER
CITY OF EL SEGUNDO—
J-626
(E) PROPERTY
LINE
(E) 10" WATER
CITY OF EL SEGUNDO
J-702
(E) 10" WATER
CITY OF EL SEGUNDO
J-739
(P) PROPERTY
LINE
- V 55
PACIFIC COAST HWY.
JZ
WIF
0 40' 80'
SCALE: 1" = 80'
(E) 10" WATER
0
DOMESTIC WATER COMMERCIAL PEAK FLOW RATE = 24.3 GPM
ESTIMATED DOMESTIC WATER USAGE = 3,960 GPD
PROPOSED (P) WATER UTILITIES SHALL TIE IN TO ONE OR MORE OF THE
EXISTING (E) WATER MAINS ON INDIANA ST, MARIPOSA AVE, AND/OR
PACIFIC COAST HWY,
EXHIBIT 8B
CONCEPTUAL WATER PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Draft Page 41 FEBRUARY2022 ^'zrUG1,LSi 02
T
(E) 10" WATER
CITY OF EL SEGUNDO
J-428
PROPERTY
LINE
PROPERTY
LINE
C
LU
WATER -
NORTH SITE
N
0 40' 80'
SCALE: 1" = 80'
DOMESTIC WATER
RESIDENTIAL PEAK FLOW
RATE = 343 GPM
DOMESTIC WATER
COMMERCIAL PEAK FLOW
RATE = 16.7 GPM
ESTIMATED DOMESTIC
WATER USAGE = 21,636 GPD
PROPOSED (P) WATER
1 UTILITIES SHALL TIE IN TO
ONE OR MORE OF THE
�j EXISTING (E) WATER MAINS
J ON PALM AVE, MARIPOSA
AVE, AND,OR PACIFIC
COAST HWY.
(E) 10" WATER
CITY OF EL SEGUNDO
J-702
(E) 10" WATER
[E] 10" WATER
CITY OF EL SEGUNDO
J-739
EXHIBIT 8C
CONCEPTUAL WATER PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Draft Page 42 FEBRUARY2022 4 ", '0-21
B. RECLAIMED WATER
EXISTING CONDITION
Reclaimed water utility service is provided by the West Basin Municipal Water District from a
treatment plant on Hughes Way. There are no existing reclaimed water mains in the streets
adjacent to the project. According to West Basin Municipal Water District record drawings, the
closest reclaimed water main is located in Washington Avenue adjacent to Washington Park at the
intersection with Elm Street, approximately 500-feet from the intersection of Palm Avenue and
Indiana Street.
PROPOSED CONDITION
Future reclaimed water service is anticipated to be provided through the existing point of
connection on Washington Avenue. Should West Basin Municipal Water District extend the
reclaimed water lines adjacent to the Specific Plan area in the future, exact points of connection
will be based on West Basin Municipal Water District's and the City of El Segundo's input.
Reclaimed water service may not be available at the time of project completion.
C. SEWER SERVICE
EXISTING CONDITION
All existing sanitary sewer lines in the streets surrounding the project site are owned by the City
of El Segundo. Sewer utility service is provided by the City of El Segundo and the Los Angeles
County Sanitation District and is currently available within the site.
An 8-inch vitrified clay pipe (VCP) gravity line is located west of the site under the centerline of
Indiana Street, with a depth varying from 2-feet to 9-feet below grade to the pipe invert. The sewer
begins at a manhole located approximately 98-feet south of Mariposa Avenue, before sloping south
where it connects to two 12-inch sewer lines —one on Holly Avenue and one that continues south
on Indiana Street. In Indiana Street, there is also a 10-inch ductile iron pressure sewer located 6-ft
east of the street centerline.
In Pacific Coast Highway, there is an existing 12-inch VCP gravity line located 26-feet west of
the street centerline. The pipe slopes from north to south and varies in depth from 6-feet to 18-feet.
At the intersection with Holly Avenue, the pipe connects to a 12-inch sewer running west on Holly
Avenue.
An existing 8-inch VCP gravity line is located under the street centerline of Palm Avenue. This
sewer has a high point elevation at a manhole located approximately 390-feet west of Pacific Coast
Highway. The pipe slopes to drain out to both mainlines on both sides of the manhole. On the east
end, it connects to the 12-inch sewer located in Pacific Coast Highway.
There are two existing sewer lines on Mariposa Avenue, west of Indiana Street. One is an 8-inch
VCP gravity line located on the street centerline. It slopes from east to west and connects to an 8-
Draft Page 43 FEBRVARY2022 Ar Grp '0-21
inch sewer line on Illinois Court. The other sewer line on Mariposa Avenue is a 10-inch pressure
sewer located 5 feet north of the street centerline. A sewer study has been conducted that
determined the existing sewer system has sufficient capacity to accommodate the additional flow
that will be generated by the new development.
PROPOSED CONDITION
New sewer laterals are proposed for all the new buildings. It is anticipated that the new sewer
laterals will connect to several of the existing gravity lines surrounding the project. The proposed
project does not currently impact the existing pressure lines. The sewer laterals will be designed
to slope at a minimum of 2% and maintain a minimum scouring velocity of 2-feet/second. Points
of connection will be based on the City of El Segundo's input and will require a Sewer Connection
Permit from the City of El Segundo. A conceptual sewer plan has been developed for the Specific
Plan area (refer to Exhibits 9A, 9B and 9C, Conceptual Sewer Plan South Site, Conceptual Sewer
Plan Fairfield Parking Site, and Conceptual Sewer Plan North Site respectively).
Draft Page 44 FEBRVARY2022 Ar Grp '0-21
SEWER -SOUTH SITE
(E) 10" PRESSURE SEWER
n.. ' ° I I
CITY OF EL SEGUNDO
E-282
(E) 12" SEWER
CITY OF
(E) K SEWER
EL SEGUNDO
CITY OF EL SEGUNDO
D-78
E-147
I PROPERTY
Er
p.�
�I
_7 /—LINE
II W �
_��--�-
i�SPACIFIC COAST HWY. 55
(E) 12" SEWER
CITY OF EL SEGUNDO� w IN
E
try —„ nu ❑u.-,«
Z (P) SEWER DEMAND = 19,000 GP❑
- PROPOSED (P) SEWER UTILITIES SHALL TIE IN TO ONE OR
0 40• 80' MORE OF THE EXISTING (E) SEWER MAINS ON INDIANA
ST, HOLLY AVE, AND/OR PACIFIC COAST HWY.
SCALE: 1" = 80'
EXHIBIT 9A
CONCEPTUAL SEWER PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Draft Page 45 PEBRUARY2022 ^'zroIG1,LS 02
SEWER - FAIRFIELD PARKING
(E) 8" SEWER
CITY OF EL SEGUNDO
E-147
(E) 10" PRESSURE SEWER
CITY OF EL SEGUNDO
E-283
0
(E)PROPERTY
LINE
iLLLff— I
55 55
PACIFIC COAST HWY.
(P) PROPERTY
LINE
Fit (E) 12" SEWER
CITY OF EL SEGUNDO
E 17
O C
_ Z (P) SEWER DEMAND = 3,300 GPD
0 40' 80 PROPOSED (P) SEWER UTILITIES SHALL TIE IN TO ONE OR
MORE OF THE EXISTING (E) SEWER MAINS ON INDIANA ST
AND/OR PACIFIC COAST HWY.
SCALE: 1" = 80'
EXHIBIT 9B
CONCEPTUAL SEWER PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Draft Page 46 FEBRUARY2022 ^'zroIG1,LS 02
T
E
SEWER -
(E)8"SEWER N NORTH SITE
:7
CITY OF EL SEGUNDO
D-151
I N
0 40' 80'
Lit PROPERTY I La
LINE
I SCALE: 1" = ao•
I
_ (P) SEWER DEMAND
18,030 GPD
U] w
PROPOSED (P) SEWER
I
o• UTILITIES SHALL TIE IN
b V TO ONE OR MORE OF
C3 THE EXISTING (E)
L - SEWER MAINS ON PALM
" U AVE AND,,OR PACIFIC
w
Q ff COAST HWY.
I
I
PROPERTY
LINE II
I
(E) 12" SEWER
CITY OF EL SEGUNDO
j
I
E-18
I
T
T N
3
EXHIBIT 9C
CONCEPTUAL SEWER PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Draft Page 47 FEBRVARY2022 ArrGr
D. DRAINAGE
EXISTING CONDITION
There are two existing storm drains near this project that are owned by Caltrans and the City of El
Segundo.
The existing Caltrans storm drain is located below Pacific Coast Highway. The storm drain is
comprised of reinforced concrete pipe (RCP) and varies in size from 18-inches to 24-inches. The
variable width existing RCP storm drain is located 66.5-feet east of the centerline in the portion of
the street that is south of Pine Avenue and is located approximately 23-feet east of centerline in
the portion that is north of Pine Avenue, although this location varies. The pipe flows from north
to south. The depth of the pipe invert varies from approximately from 4-feet to 6-feet below grade.
The City of El Segundo storm drain is an existing 24-inch, RCP storm drain that runs through
Indiana Street, and flows from north to south. It conveys stormwater from a catch basin on the
west side of Indiana Street and is located 39 feet west of the project's property line. This storm
drain runs south and ties in to another storm drain on Holly Avenue that runs west before ultimately
discharging into a basin located approximately 0.5-miles southwest of the Specific Plan area, at
the intersection of Center Street and Grand Avenue. The catch basin is located approximately 230-
feet north of Holly Avenue.
Federal Emergency Management Agency (FEMA) map #06037C1770F shows this Project site is
located within Zone X, which is described to be an area of minimal flood hazard and determined
to be outside of the 0.2% annual chance floodplain. There are no Special Flood Hazards on -site.
PROPOSED CONDITION
Drainage must comply with all applicable laws and regulations, including without limitation, the
City's National Pollution Discharge Elimination System (NPDES) Permit.
Proposed drainage will include stormwater treatment features on multiple sites within the Specific
Plan area, in accordance with the City of El Segundo Low Impact Development (LID)
requirements. The storm water quality design volume required by Los Angeles County Low
Impact Development (LID) standards will be stored in the system and infiltrate into the soil
beneath the underground system within 48 hours. These treatment features are designed to treat
the 85th percentile storm event, while overflow drainage features will be designed based on the
25-year storm event.
Infiltration is feasible for stormwater treatment within the Specific Plan area. It appears that one
drywell at each of the three new development sites within the Specific Plan area will be able to
capture the required volume and will be able to treat that volume as quickly as it enters the drywell
system. The same drywell design will be used at each site. The drywells will include overflow
piping that will be sized based on the 25-year storm event. Overflow features will convey water to
Indiana Street or Mariposa Avenue and into the City of El Segundo catch basin on Indiana Street.
Thus, stormwater in the proposed condition will flow only to the City of El Segundo storm drain.
Draft Page 48 FEBRVARY2022 Ar Grp '0-21
Because the peak flow rate will be reduced in the proposed condition, it is assumed that the City
of El Segundo storm drain will have more than enough capacity to handle the flow rate generated.
A Conceptual Drainage Plan has been developed for the Specific Plan area that provides both
existing and proposed conditions (refer to Exhibits 1OA, 1OB, IOC, IOD, IOE, and IOF, Existing
Drainage Plan South Site, Conceptual Drainage Plan South Site, Existing Drainage Plan Fairfield
Parking Site, Conceptual Drainage Plan Fairfield Parking Site, Existing Drainage Plan North
Site, and Conceptual Drainage Plan North Site respectively).
Draft Page 49 FEBRVARY2022 Ar Grp '0-21
(E) STORM DRAIN AND HYDROLOGY - SOUTH SITE
I
(E) 30" STORM DRAIN
CITY OF EL SEGUNDO
F-24
(E) 24" STORM DRAIN
CITY OF EL SEGUNDO
F-24
Z
0 40' 80'
SCALE: 1" = 80'
PROPERTY
LINE
Ss � �sPAC1 FIC COAST �� ST HWY. _
_(E) 24" STORM DRAIN
CALTRANS
w G E w GE — wG F 3fi5
PEAK FLOW RATE OF25-YEAR STORM
AREA
EXISTING
PROPOSED
51
2.580 cis
1.861 CIS
DRAINAGE AREA S1 FLOWS TO
CITY OF EL SEGUNDO STORM
DRAIN VIA SURFACE FLOW
EXHIBIT l0A
EXISTING DRAINAGE PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Draft Page 50 FEBRUARY2022 ArrGr� '0-21
(P) STORM DRAIN AND HYDROLOGY - SOUTH SITE
(E) 30" STORM DRAIN
CITY OF EL SEGUND❑
F-24
(E) 24" STORM DRAIN
CITY OF EL SEGUNDO
F-24
1-.
E�
J
ih10
— w-
PROPOSED 4'
DIAMETER
DRYWELL
E'
7 s•�
r
qLL" PROPERTY
ALINE
-i iE- W i -
S SPACIFIC COAST HWY, ��
-(E) 24" STORM DRAIN
CALTRANS
G W GEE W F-365
Mir - glu 91F
�5r(Pj PEAK FLOW RATE OF 85TH PERCENTILE STORM = 0.3126 CFS
z CONCEPTUAL DRAINAGE PLAN:
ONE 40-FT DRYWELL WITH A DISPOSAL RATE OF 0.514 CFS IS ADEQUATE TO
0 4�0�80' INFILTRATE ENTIRE FLOW GENERATED BY 85TH PERCENTILE STORM
SCALE: 1" = 60' OVERFLOW WILL BE ROUTED TO CALTRANS STORM DRAIN VIA SURFACE FLOW
EXHIBIT 10B
CONCEPTUAL DRAINAGE PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Draft Page 51 FEBR UAR Y 2 022 ^'A Fib S 2A S�S�?BA U 2�
(E) STORM DRAIN AND HYDROLOGY
- FAIRFIELD PARKING
w w-71
x.0 —
PROPERTY LINE F1
w....ow9un. C T i
- - X!
S5 ^ S5 S CALTRANSRM DRAIN
PACIFIC COAST H WY. 1 �+ f F-366
—SD
z
0 40' 80'
SCALE: 1" = 80'
PEAK FLOW RATE OF 25-YEA R STORM
AREA
EXISTING
PROPOSED
F1
1.395 cfs
1.286 cfs
F2
0.409 cfs
c
DRAINAGE AREA F1 FLOWS TO CITY
OF EL SEGUNDO STORM DRAIN VIA
SURFACE FLOW
DRAINAGE AREA F2 FLOWS TO
CALTRANS STORM DRAIN
EXHIBIT IOC
EXISTING DRAINAGE PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Draft Page 52 FEBR UARY 2027 4 (, o IS 202
(P) STORM DRAIN AND HYDROLOGY
- FAIRFIELD PARKING
w w
(E) PROPERTY
LINE
PROPOSED 4'
DIAMETER
❑RYWELL
-1
PROPERTY
PACIFIC COAST HWY. LINE
-rFt
�t�
r _(E) 18" STORM DRAIN
CALTRANS
— - - E F-366
(P) PEAK FLOW RATE OF 85TH PERCENTILE STORM = 0.2200 CFS
_� z CONCEPTUAL DRAINAGE PLAN:
- ONE 40-FT DRYWELL WITH A DISPOSAL RATE OF 0.514 CFS IS ADEQUATE
0 40' 80, TO INFILTRATE ENTIRE FLOW GENERATED BY 85TH PERCENTILE STORM
OVERFLOW WILL BE ROUTED TO CALTRANS STORM DRAIN SYSTEM VIA
SCALE: 1"=80' SURFACE FLOW
EXHIBIT 10D
CONCEPTUAL DRAINAGE PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Draft Page 53 FEBRUARY2022 ^'zroIG1,LS 02
if'T.
�s E (E) STORM DRAIN
AND HYDROLOGY
- NORTH SITE
N
H.
PROPERTY LINE '
� 4 40' 80'
w
I SCALE: 1" = 80'
Ll
♦ R
H
01�
LL
PEAK FLOW RATE OF 25-YEAR STORM
AREA
EXISTING
PROPOSED
N1
2.815 cfs
2.625 cfs
N2
0.914 cfs
(E) 18" STORM DRAIN
CALTRANS
F-366
w
I�
II.
EXHIBIT 1OE
EXISTING DRAINAGE PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Draft Page 54 FEBR UARY 20224 UGUST 2021
T
PROPERTY LINE
PROPOSED 4'
DIAMETER
DRYWELL
flororil 01
18" STORM DRAIN
CALTRANS�
F-366
It
(P) STORM DRAIN
AND HYDROLOGY
- NORTH SITE
N
0 40' 80'
w
SCALE: 1 " = 80'
(P) PEAK FLOW RATE OF 85TH
PERCENTILE STORM = 0.3797
C FS
CONCEPTUAL DRAINAGE
PLAN:
ONE 40-FT DRYWELL WITH A
DISPOSAL RATE OF 0.514 CFS
w IS ADEQUATE TO INFILTRATE
ENTIRE FLOW GENERATED
BY 85TH PERCENTILE STORM
OVERFLOW WILL BE ROUTED
TO CALTRANS STORM DRAIN
{aw SYSTEM VIA SURFACE FLOW
EXHIBIT 1OF
CONCEPTUAL DRAINAGE PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
I
raft Page 55 FEBRUARY2022 ^'zroIG1,LS 02
D
E. GAS
EXISTING CONDITION
Natural gas service is provided by Southern California Gas Company (SoCal Gas) and is currently
available within the developed portions of the site and in streets surrounding the project site.
Specifically, existing SoCal Gas utilities are located in the following streets adjacent to the project
site: Pacific Coast Highway, Palm Avenue, Mariposa Avenue, Indiana Street, and Holly Avenue.
PROPOSED CONDITION
The existing gas service will be maintained and future gas service will be provided through private
gas service line connections to the SoCal Gas utilities (public main line(s)) in the surrounding
streets that include Pacific Coast Highway, Palm Avenue, Mariposa Avenue, Indiana Street, and
Holly Avenue. The private gas service lines will be secured by easements with SoCal Gas.
A conceptual plan has been developed for the Specific Plan area (refer to Exhibits I IA, I IB, and
I IC, Conceptual Electric, Gas & Telecommunication Plan South Site, Conceptual Electric, Gas
& Telecommunication Plan Fairfield Parking Site, and Conceptual Electric, Gas &
Telecommunication Plan North Site respectively).
F. ELECTRIC
EXISTING CONDITION
Electric power is provided by Southern California Edison (SoCal Edison) to the Specific Plan area
through an underground utility conduit system in the streets adjacent to the project site including
Pacific Coast Highway and Mariposa Avenue.
PROPOSED CONDITION
SoCal Edison has existing underground electrical utilities in the streets adjacent to the project site,
including Pacific Coast Highway and Mariposa Avenue. New underground utility conduit systems
will be needed to intercept the existing underground electric system and provide electrical power
to the proposed improvements. An easement will be granted to SoCal Edison for access and
maintenance. Final locations and points of connection for the electrical system will be based on a
final approved SoCal Edison design. A conceptual plan has been developed for the Specific Plan
area (refer to Exhibits 11A, 1113, and I IC, Conceptual Electric, Gas & Telecommunication Plan
South Site, Conceptual Electric, Gas & Telecommunication Plan Fairfield Parking Site, and
Conceptual Electric, Gas & Telecommunication Plan North Site respectively).
Draft Page 56 FEBRVARY2022 Ar Grp '0-21
DIY UTILITIES - SOUTH 51TE
- w (E) 2" GAS
(E) 2" GASH
t �
PROPERTY
i LINE
I try r�EcaM W
S! ss
PACIFIC COAST HWY.
(E) 3„ GAS W W r T6
GE G� GE
(E) ELECTRICAL
z
0 4o' 80'
SCALE: 1" = 80'
EXHIBIT 1 1 A
CONCEPTUAL ELECTRIC, GAS AND TELECOMMUNICATIONS PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Draft Page 57 FEBRUARY20274UG-oUS 202
DRY UTILITIES - FAIRFIELD PARKING
I
(E) 2" GAS
(E) PROPERTY_
LINE
I..A
(E) TEL
-
PAC;IFIC rMAST HWY_
(E) 3"
(E) ELECTRICAL
z
0 4o' 80'
SCALE: 1" = 80'
�--fE] TELECOM
:} 2" GAS
(E) TELECOM
(P) PROPERTY
LINE
r4
ELECTRICAL
EXHIBIT 11 B
CONCEPTUAL ELECTRIC, GAS AND TELECOMMUNICATIONS PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Draft Page58 FEBRUARY20274UG-oUS 202
--
T E
---
I MT
DRY UTILITIES
(E) 3" GAS (E) TELECOM
- NORTH SITE
I
r
(E) ELECTRICAL
ILI
N
�1
I
(E) TELECOM
iJ]
0 40' 80'
iLm
W
I
PROPERTY
SCALE: }" = 80'
LINE
I
(E) TELECOM
2
U]
W
�Q
a 7 0
b � �YY
0
LL
I
(E) 3" GAS
PROPERTY
(E) ELECTRICAL
LINE
w
I
={E] ELECTRICAL
� �
(E) 2" GAS
I
I
f` Tr�IECOM
-
,G T
MAR
EXHIBIT 1 1 C
CONCEPTUAL ELECTRIC, GAS AND TELECOMMUNICATIONS PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Draft Page 59 FEBRVARY2022 Ar Grp '0-21
G. TELECOMMUNICATIONS UTILITIES
EXISTING CONDITION
Cable and telecommunication service is provided by Sonify, Velocity, Verizon, CenturyLink, and
Charter Communications in the vicinity of the Specific Plan area. Verizon and CenturyLink
currently have underground facilities in Pacific Coast Highway. Charter Communications has a
combination of aerial and underground facilities in Indian Street, Mariposa Avenue, Palm Avenue
and Holly Avenue. Velocity provides phone and internet service to the Aloft and the Fairfield Inn
and Suites hotels. Currently, Sonify provides television service to the Aloft and Fairfield Inn and
Suites hotels.
PROPOSED CONDITION
It is anticipated that Velocity and Sonify would continue to provide service to the Aloft and the
Fairfield Inn and Suites hotels. Charter Communications has indicated that it may provide service
to the project, but will need to perform an investigation of the area to confirm that it is feasible.
New underground utility conduit systems will intercept the existing underground
telecommunications system and provide services to the proposed buildings. An easement will be
granted to the telecommunication companies for access and maintenance. Final locations and
points of connection for the telecommunications system will be based on a final approved design
by the telecommunications providers. A conceptual plan has been developed for the Specific Plan
area (refer to Exhibits I IA, I IB, and 11C, Conceptual Electric, Gas & Telecommunication Plan
South Site, Conceptual Electric, Gas & Telecommunication Plan Fairfield Parking Site, and
Conceptual Electric, Gas & Telecommunication Plan North Site respectively).
H. SOLID WASTE DISPOSAL
EXISTING CONDITION
Solid waste disposal is provided to multiple -family and commercial users by a variety of private
haulers.
FUTURE CONDITION
Development within the Specific Plan would contract with a provider. Landfill capacity is
adequate for assumed population and residential and commercial growth within Los Angeles
County. Solid waste facilities within the Specific Plan area will comply with all ESMC
requirements pertaining to building, fire, zoning codes (e.g., adequate trash enclosures and
screening).
I. FIRE PROTECTION
EXISTING CONDITION
Fire protection services are provided by the El Segundo Fire Department which has two stations.
Draft Page 60 FEBRVARY2022 Ar Grp '0-21
Fire Station 1 is located at 314 Main Street (next to City Hall) which is 1.1 miles from the Specific
Plan area. Fire Station 2 is located at 2261 East Mariposa Avenue (at Mariposa Avenue and
Douglas Street) which is 0.8 miles from the Specific Plan area. The provision of water for fire
suppression is provided by on -site building sprinklers and from several off -site fire hydrants.
FUTURE CONDITION
Buildings will have sprinkler systems as required by the ESMC. Additional fire hydrants will be
provided in addition to existing hydrants to provide coverage for portions of the proposed buildings
that are in excess of 150 feet from a public hydrant. Spacing between fire hydrants for the South
Site (in the PCC Mixed -Use 1 (PCC MU-1) land use district), Fairfield Parking Site (in the PCC
Commercial-3 (PCC COM-3) land use district), and in the North Site (in the PCC Mixed -Use 2
(PCC MU-2) land use district) will be 300 feet for public fire hydrants. The North Site will have
a minimum of 3 hydrants. The Fairfield Parking Site will have a minimum of 1 hydrant and the
South Site will have a minimum of 3 hydrants. Fire hydrant requirements are discussed in greater
detail above in "Section IV -A Water Service" of this Specific Plan. Development will be required
to pay fire impact fees to off -set the additional demand for municipal fire protection services as a
result of the new development.
J. POLICE SERVICES
EXISTING CONDITION
Police services are provided by the El Segundo Police Department which is located at 348 Main
Street.
FUTURE CONDITION
Development will be required to pay police impact fees to off -set the additional demand for
municipal police services as a result of the new development.
Draft Page 61 FEBRVARY2022 Ar Grp '0-21
V. DESIGN GUIDELINES
These design guidelines are intended as "guidelines" instead of "development regulations."
Consequently, strict compliance is not required. These design guidelines apply only to new
construction (not applicable to existing buildings and site improvements in the PCC MU-1, PCC
COM-1, PCC COM-2, and PCC COM-3 land use districts) and site areas that are modified as of
the effective date of this Specific Plan. To promote the quality of design planned for this Project,
the design guidelines given in this document establish criteria that enhance the coordination,
organization, function and identity of the site, while maintaining a compatible relationship with
the surrounding development of the Pacific Coast Commons Specific Plan.
A. DESIGN OBJECTIVES
Design Guidelines for the Pacific Coast Commons Specific Plan will promote and reinforce the
City's commitment to high quality development. The objectives of these guidelines are to:
• Provide for high -quality residential and commercial development within the
Specific Plan area.
• Promote orderly and predictable development.
• Encourage individual creativity and innovative solutions by allowing flexibility in
how a particular guideline is met as long as the intent of the guideline is achieved.
• Ensure functional pedestrian, bicycle and motor vehicle circulation within the
Project and convenient pedestrian and bicycle linkages to and from adjacent
residential and commercial areas and schools.
1. Site Planning
a. The arrangement of new buildings, parking and circulation areas should
recognize the particular characteristics of the site and should create a
cohesive identity.
b. Site development should utilize variations on building orientation and
landscaping adjacent to the public streets so that a monolithic "wall" of
building faces is not created.
C. The design and location of accessory buildings (e.g., maintenance and
storage buildings, trash and recycling enclosures, and outdoor mechanical
equipment enclosures) should be incorporated into and be compatible with
the overall design of the Project and the main buildings on the site.
Draft Page 62 FEBRVARY2022 Ar Grp '0-21
d. Appropriate linkages between internal Project components and buildings
should be incorporated, including pedestrian walkways.
e. Buildings should be arranged to create opportunities for outdoor amenities
(e.g., plazas, courtyards, outdoor eating areas, etc.) where appropriate and
feasible.
2. Access and Parking
a. The use of common (shared) access points and driveways is encouraged;
placement of vehicle access points close to building entries should be
avoided to minimize pedestrian and vehicular conflicts.
b. Entry driveway areas should be clearly marked by identifying features,
(e.g., prominent landscape features and well -designed monument -type
signs).
C. Access to each building should be clearly visible to pedestrians and
motorists through the use of signage, color, and/or design elements.
d. Surface parking lots adjacent to and visible from public streets should
incorporate landscaping to minimize undesirable visual impacts.
e. Surface parking areas should be enhanced and visually broken up through
the use of canopy trees and landscape improvements and to reduce the
effects of heat gain.
f. Parking lot and driveway design is encouraged to include water quality
storm water facilities consistent with City standards.
3. Architecture/Orientation/Massing
a. The massing, scale and architectural style should consider compatibility
with the surrounding character and existing buildings to reflect a cohesive
character.
b. The orientation of the newly constructed buildings should facilitate and
encourage pedestrian activities.
C. The mass and scale of new buildings should be compatible with the existing
and adjacent structures and with each other. This can be accomplished by
transitioning from the height of adjacent buildings to the tallest elements of
the new building, stepping back the upper portions of taller buildings, and
incorporating human scale elements, such as pedestrian scaled doors,
windows, and building materials on the ground floor.
Draft Page 63 FEBRVARY2022 Ar Grp '0-21
d. Buildings should be divided into distinct massing elements and should be
articulated with architectural elements and details. Changes in height,
horizontal plane, materials, patterns and colors should be used to reduce
building scale and mass.
e. Primary building entries should be easily identified through the use of
prominent architectural elements, signage, landscaping, decorative
hardscape, lighting, canopies, roof form, architectural projections, columns,
vertical and/or horizontal elements, and other design features that help
emphasize a building's entry.
f. Building elevations, whether front, side, or rear, that are visible from public
rights -of -way should be architecturally detailed to incorporate quality
materials and architectural features that reflect the theme of surrounding
structures and facades. Building entrances should be readily identifiable.
The use of recesses, projections, columns, and other design elements to
articulate entrances is encouraged.
g. Facades should include vertical and horizontal variations in wall planes,
building projections, door and window bays, and similar elements. Building
articulation should be present on the side and rear walls of the buildings if
visible from the adjacent streets (Pacific Coast Highway, Mariposa Avenue,
Holly Avenue, Indiana Street, and Palm Avenue) and the western facing
building facades in the PCC Mixed -Use 2 (PCC MU-2) land use district.
h. The exterior surfaces of buildings for the ground floor must be protected
with anti -graffiti coating where not screened by shrubs, vines and trees.
4. Color and Materials
a. Colors and materials should be consistent and complementary throughout
the Project area.
b. Exterior materials and architectural details should complement each other
and should be stylistically consistent.
C. Building materials must be durable and resistant to damage, defacing, and
general wear and tear. Acceptable building materials may include concrete,
fiber cement siding, stone masonry, metal, stucco, glass and/or other
contemporary composites.
d. Building materials that support sustainability through the use of
environmentally sound building materials and local resources (e.g., locally
available, contain high recycled -content, are reused, come from renewable
sources, and that contain low volatile organic compound (VOC) levels) is
highly encouraged.
Draft Page 64 FEBRVARY2022 Ar Grp '0-21
5. Screening and Mechanical Equipment
a. All screening devices should be compatible with the architecture, materials
and colors of the building.
b. Loading docks, bays and parking spaces, delivery service areas, outdoor
storage areas, stand-alone mechanical equipment facilities, should be
located and designed to minimize their visibility, circulation conflicts and
adverse noise impacts. Sound attenuation walls should be used where
appropriate to reduce noise where required by code or the Project's
environmental analysis.
C. Utility and mechanical equipment should be screened from view of public
streets and nearby buildings on all sides with landscaping and/or
architectural elements.
d. Rooftop mounted equipment visible from the surrounding area, adjacent
buildings, and any public rights -of -way should be screened from public
view and equipment should be painted to match the roof color when
equipment is visible.
e. Trash and recycling receptacles areas
should be completely screened from
public view from public rights -of -way
with solid walls, wood, and/or
landscaping.
f. Ground mounted enclosures should be
protected with anti -graffiti coating where
not screened by shrubs, vines and trees.
6. Parking Structures
Trash enclosures with
architectural screening elements
a. Parking garages should be designed to help reduce the mass and scale of the garage
and to ensure their compatibility with surrounding uses.
b. Parking garages should be designed to minimize the view of vehicles in the garage
through a combination of screen walls and plantings while providing adequate
visibility for security purposes.
c. The exterior elevations of parking structures should be designed to avoid a
monotonous, monolithic appearance. This can be accomplished through a menu of
options as follows:
Draft Page 65 FEBR VARY 2022 A r rG r� '0-21
i. Minimize horizontal and vertical banding by balancing both horizontal and
vertical elements.
ii. Design `green screens' to provide visual relief.
iii. Use simple, clean geometric forms, and coordinated massing.
iv. Size openings in the parking garage to resemble large windows as in an
office building.
v. Use masonry materials that are predominantly light in color but avoid
unpainted concrete. Use of accent materials is encouraged.
vi. Avoid a sloping ramp appearance by providing level and uniform spandrels.
vii. Visually define and differentiate between pedestrian and vehicular
entrances through appropriate architectural detailing.
d. Stairs and elevators should be located adjacent to a street on the exterior of the
structure where lobbies can be exposed to outside view. Safe pedestrian street
crossings should be taken into consideration.
e. Lighting levels should be equally distributed to provide uniform illumination over
all parking areas.
f. Light sources should be shielded so that the source of the illumination is not seen
from outside the structure.
g. The ground floor level of any parking structure must be protected with anti -graffiti
coating.
7. Landscaping
A Landscape Plan must be provided to the City concurrently with each site plan review
submittal.
General
a. All areas not covered by buildings, parking structures, walkways,
driveways, drive aisles, fire lanes, parking spaces, and service areas should
be landscaped (with drought tolerant plantings and sustainable hardscapes
in accordance with the City's water conservation requirements).
b. Landscaping should enhance the quality of the Project by framing and
softening the appearance of buildings, defining site functions, screening
undesirable views and buffering incompatible uses.
C. Landscaping at the perimeter of buildings is encouraged to soften the
transition between building and adjacent uses and between building and the
public right-of-way where feasible. Parking lot landscaping must be
distributed evenly to the extent feasible to provide for consistent design and
Draft Page 66 FEBRVARY2022 Ar Grp '0-21
shading.
d. Landscaped areas should generally incorporate a combination of planting
materials utilizing a three -tiered system consisting of. 1) trees, 2) shrubs or
vines, 3) groundcover/ornamental grasses. Landscaping should be in scale
with the adjacent buildings and be of appropriate size at maturity.
e. Placement of landscaping should not interfere with the lighting of the
Project area or restrict access to utilities.
f. Landscaping should be utilized to define edges, buffer adjacent properties,
screen parking areas and storage areas.
g. Trees must adequately shade parking lots and provide sufficient area for
water quality requirements.
h. Paving materials should include
pervious hardscape materials to
facilitate water treatment and reduce
runoff.
i. Bio-retention areas can be used to
detain/percolate run-off in planted
swales, raised open -bottomed
planters, etc.
On -site storm water capture system
j. Site furnishings including, but not limited to, fixed and moveable seating,
trash and recycling receptacles, bike racks, and pedestrian scaled lighting
should be of durable and sustainable materials.
8. Walls and Fences
a. Wall and fence design should complement the Project's architecture.
Landscaping may be used to soften the appearance of the wall surface.
b. Wall and fencing materials must be made of a durable material. Wall and
fencing materials may consist of wrought iron, tubular steel, stone, stucco,
or brick. Solid walls should incorporate pilasters with decorative caps and
offsets, consistent with the overall architecture.
C. Landscaping should be used to soften the appearance of the wall surfaces
and deter graffiti.
d. Walls and fences that are not screened by vines, shrubs and trees should be
protected with anti -graffiti coating.
Draft Page 67 FEBRVARY2022 Ar Grp '0-21-
9. Lighting Design
a. The type and location of parking structure, parking area, building and drive
aisle/fire lane lighting should prevent direct glare on to adjacent residential
properties.
b. Pedestrian scale lighting should be present at all entries, plazas, courtyards,
parking lots, parking structures, pedestrian ways, and other areas where
nighttime pedestrian activity is expected.
C. Lighting design of fixtures and their structural support should be
architecturally compatible with the architecture of the Project.
d. When appropriate, wall -mounted lighting may be incorporated. Wall -
mounted lights should be compatible with the building's architectural style.
10. Signage
a. The character of signage, including the location, size, height, design and
lighting should be in keeping with the architectural character and monument
style of the overall Project.
b. Signs should make a positive contribution to the desired character of the
Project and provide for clear identification and wayfinding.
C. Incorporate pedestrian level signage where appropriate throughout the
commercial areas in the Specific Plan.
Draft Page 68 FEBRVARY2022 Ar Grp '0-21
VI. DEVELOPMENT STANDARDS
The following standards are intended to supplement the existing General Plan and ESMC. Where
this Specific Plan is inconsistent with the ESMC, the Specific Plan prevails. Where this Specific
Plan does not specifically regulate, development must comply with the standards and requirements
set forth in the ESMC.
A. PERMITTED USES
Uses within the Specific Plan area are governed by the following Table, by district: Wireless
facilities are permitted subject to the requirements of ESMC Chapter 15-19.
Table VI-1
Allowable Uses
0
—A MU-1
PCC COM-1
PCC COM-2
PCC COM-3
PCC MIJ-2
Bars (in conjunction with a Hotel)
_
CUP
CUP
CUP
-
Cafes
P
P
P
P
P
Conference Facility/Conference
Rooms (in conjunction with a
-
P, A
P, A
P, A
-
Hotel)
Fitness Facility or Private
P
A
A
P
P
Training Studio
General Offices
p, A
P, A
A
A
P, A
General Storage
A
A
A
A
A
Hotels
_
CUP
CUP
CUP
-
Maintenance Buildings/Facilities
(in conjunction with a Hotel
or in in conjunction with a
A
A
A
A
A
multiple -family residential
building)
Medical/Dental Offices
P
-
-
P
P
Multiple -family residential lease
office
P
-
-
-
P
Multiple -family residential
dwellings (apartments,
P
-
-
-
P
townhomes)
Draft Page 69 FEBRVARY2022 Ar Grp '0-21
Off -site sale of alcohol at retail
establishments
AUP
AUP
AUP
AUP
AUP
On -site sale and consumption of
alcohol at restaurants and
AUP
AUP
AUP
AUP
AUP
cafes
On -site sale and consumption of
alcohol at bars, other than
-
CUP
CUP
CUP
-
wine bars
On -site sale and consumption of
CUP
CUP
CUP
CUP
CUP
alcohol at wine bars
Outdoor Dining
A
A
A
A
A
Parking structures and surface
A
A
A
A
A
parking lots
Recreational facilities or
multipurpose recreational
building or room accessory
A
A
A
A
A
to multi -family residential
uses or hotels
Restaurants, full service
P
A
A
P, A
P
Restaurants, fast food
P
A
P, A
P, A
P
Retails Sales - including
convenience stores and
General Retail Stores
(excluding building material
P, A
A
A
P, A
P, A
stores, warehouse retail
showrooms, and off -site sale
alcohol sales)
Retail Services (including
Personal Services and
P A
A
A
P, A
P, A
Business and Consumer
Support Services
Wireless Communications
Facilities (Pursuant to ESMC
AUP, CUP
AUP, CUP
AUP, CUP
AUP, CUP
AUP, CUP
Chapter 15-19)
Any use customarily incidental to
a permitted use
A
A
A
A
A
All uses that are not permitted,
conditionally permitted or
determined to be similar
-
-
-
-
-
uses as specified above.
Draft Page 70 PEBRUARY20274LIG-oUS 202
AUP Administrative Use Permit
A Permitted Accessory Use
CUP Conditional Use
P Permitted Use
-- Not Permitted
Note: Pursuant to the ESMC, uses of a similar nature which are unlisted in Table IV-1 may be considered by the Director of
Planning and Building Safety, subject to appeal to the Planning Commission.
B. DEVELOPMENT STANDARDS
1. Lot Area
a. The minimum building lot area is 10,000 gross square feet in all land use
districts.
2. Height
a. Buildings and structures within the PCC Mixed -Use 1 (PCC MU-1) land
use district in the Specific Plan cannot exceed 90 feet in height including
elevator/stairwell roof projections, measured from lowest finished grade to
the highest point of measurement. Light standards on roof level parking
areas and roof level recreational facilities/open space areas are permitted
and they cannot exceed 14 feet in height. Exceptions to building height are
permitted in accordance with ESMC § 15-2-3.
b. Buildings and structures within the PCC Commercial-1 (PCC COM-1) land
use district in the Specific Plan cannot exceed 105 feet in height, measured
from lowest finished grade to the highest point of measurement. Exceptions
to building height are permitted in accordance with ESMC § 15-2-3.
C. Buildings and structures within the PCC Commercial-2 (PCC COM-2) land
use district in the Specific Plan cannot exceed 115 feet in height, measured
lowest finished grade to the highest point of measurement. Exceptions to
building height are permitted in accordance with ESMC § 15-2-3.
d. Buildings and structures within the PCC Commercial-3 (PCC COM-3) land
use district in the Specific Plan cannot exceed 68 feet in height including
elevator/stairwell roof projections, measured from lowest finished grade to
the highest point of measurement. Light standards on roof level parking
areas are permitted and they cannot exceed 14 feet in height. Exceptions to
building height are permitted in accordance with ESMC § 15-2-3.
e. Buildings and structures within the PCC Mixed -Use 2 (PCC MU-2) land
use district in the Specific Plan cannot exceed 85 feet in height including
Draft Page 71 FEBRVARY2022 ArrGr� '�-21
elevator/stairwell roof projections, measured from lowest finished grade to
the highest point of measurement. Light standards on roof level parking
areas and roof level recreational facilities/open space areas are permitted
and they cannot exceed 14 additional feet in height. Exceptions to building
height are permitted in accordance with ESMC § 15-2-3.
3. Setbacks
a. Pacific Coast Highway: Building and structures within the PCC Mixed -Use
1(PCC MU-1) land use district, the PCC Commercial-1 (PCC COM-1) land
use district, the PCC Commercial-2 (PCC COM-2) land use district, the
PCC Commercial-3 (PCC COM-3) land use district, and the PCC Mixed -
Use 2 (PCC MU-2) land use district in this Specific Plan must be setback a
minimum of zero feet (0') from the adjoining public right-of-way of Pacific
Coast Highway.
b. Mariposa Avenue (north and south sides): Buildings and structures within
the PCC Commercial-3 (PCC COM-3) land use district in this Specific Plan
must be setback a minimum of zero feet (0') from the adjoining public right-
of-way of Mariposa Avenue. Buildings and structures within the PCC
Mixed -Use 2 (PCC MU-2) land use district in this Specific Plan must be
setback a minimum of zero feet (0') from the adjoining public right-of-way
of Mariposa Avenue.
C. Holly Avenue: Buildings and structures within the PCC Mixed -Use 1 (PCC
MU-1) land use district in this Specific Plan must be setback a minimum of
zero feet (0') from the adjoining public right-of-way of Holly Avenue.
d. Indiana Street: Building and structures within the PCC Mixed -Use 1 (PCC
MU-1) land use district, the PCC Commercial-1 (PCC COM-1) land use
district, the PCC Commercial-2 (PCC COM-2) land use district, and the
PCC Commercial-3 (PCC COM-3) land use district in this Specific Plan
must be setback a minimum of zero feet (0') from the adjoining public right-
of-way of Indiana Street.
e. Palm Avenue: Buildings and structures within the PCC Mixed -Use 2 (PCC
MU-2) land use district in this Specific Plan must be setback a minimum of
zero feet (0') from the adjoining public right-of-way of Palm Avenue.
f. Interior Setbacks: Minimum interior setbacks for buildings and structures
in the PCC Commercial-1 (PCC COM-1), the PCC Commercial-2 (PCC
COM-2) and the PCC Commercial-3 (PCC COM-3) land use districts
within the Specific Plan must be setback a minimum of zero feet (0').
Parking and loading spaces must maintain a minimum of zero feet (0').
g. Interior Setbacks in the PCC Mixed -Use 1 (PCC MU-1) land use district:
Draft Page 72 FEBRVARY2022 Ar Grp '0-21
Buildings and structures in the PCC Mixed -Use 1 (PCC MU-1) land use
district within the Specific Plan must maintain a minimum of zero feet (0')
from each interior lot line. Parking and loading spaces may maintain a
minimum of zero feet (0').
h. Interior and Rear Setbacks in the PCC Mixed -Use 2 (PCC MU-2) land use
district: The apartment building and townhomes in the PCC Mixed -Use 2
(PCC MU-2) must maintain a minimum of forty-one feet (41') from the
western lot line. The apartment building and townhomes must maintain a
minimum of ten feet (10') and balconies, decks and patios must maintain a
minimum of five feet (5') from all other interior lot lines except that only a
minimum of 3 feet (3') is required from the interior property line between
the 2 parcels in the PCC Mixed -Use 2 (PCC MU-2) land use district.
Accessory buildings in the PCC Mixed -Use 2 (PCC MU-2) land use district
within the Specific Plan must maintain a minimum of ten feet (10') from
each interior or rear lot line. Structures in the PCC Mixed -Use 2 (PCC MU-
2) land use district within the Specific Plan must maintain a minimum of
three feet (3') from each interior or rear lot line. Fences and walls may be
located at zero feet (0'). Parking and loading spaces may maintain a
minimum of 0 feet (0') from the interior property line between the 2 parcels
in the PCC Mixed -Use 2(PCC MU-2) land use district.
i. Exceptions to setback requirements are permitted subject to the
requirements of ESMC § 15-2-7 Open Space Areas and Encroachments,
and as permitted in Sections VI(D) and VI(E) of this Specific Plan.
4. Lot Frontage
a. A minimum of 100 feet of frontage must be provided for all lots on a
dedicated public street, except that only a minimum of 50 feet of frontage
must be provided for a lot with frontage on Palm Avenue. Lot frontage only
applies to ground parcels and not to airspace parcels.
5. Residential Density
a. A maximum of 120 dwelling units is permitted in the PCC Mixed -Use 1
(PCC MU-1) land use district.
b. A maximum of 143 dwelling units is permitted in the PCC Mixed -Use 2
(PCC MU-2) land use district.
6. Floor Area
Floor area shall be based upon the net floor area definition established in this
Section VI(B)(6)(f) below.
Draft Page 73 FEBRVARY2022 Ar Grp '0-21
a. The maximum floor area permitted in the PCC Mixed -Use 1 (PCC MU-1)
land use district is 2.70:1.
b. The maximum floor area permitted in the PCC Commercial-1 (PCC COM-
1) land use district is 2.51:1.
C. The maximum floor area permitted in the PCC Commercial-2 (PCC COM-
2) land use district is 2.28:1.
d. The maximum floor area permitted in the PCC Commercial-3 (PCC COM-
3) land use district is 0.16:1.
e. The maximum floor area permitted in the PCC Mixed -Use 2 (PCC MU-2)
is 2.29:1.
f. Net floor area consists of the area of all floors, stories or levels, as measured
to the interior of a building's perimeter walls. Space devoted to the
following is not included when determining the total net floor area within a
building or structure:
1. Balconies, decks, patios, porches and verandas that are covered up
to a cumulative total of 100 square feet per unit for multiple -family
residential dwellings in the in the PCC MU-1 and PCC MU-2 land
use districts;
2. Balconies, decks, patios, porches and verandas that are covered up
to a cumulative total of 300 square feet per townhome unit in the
PCC MU-2 land use district;
3. Elevator shafts;
4. Stairwells and stairway enclosures;
5. Courts, courtyards or atriums;
6. Rooms exclusively holding building operating equipment;
7. Parking spaces at or above grade and access thereto;
8. Structures or portions of buildings or structures devoted exclusively
for parking;
9. Restrooms in common areas of nonresidential buildings; and
10. Up to 500 square feet of interior floor area of an attached garage per
townhome unit in the PCC MU-2 land use district.
g. Gross floor area consists of the area included within the surrounding
exterior walls of a building or portion thereof, exclusive of garages, vent
shafts, and courts. The floor area of a building, or portion thereof, not
provided with surrounding exterior walls is the usable area under the
horizontal projection of the roof or floor above. Covered balconies, decks,
patios, porches and verandas for residential uses up to a cumulative total of
100 square feet for multiple -family residential dwellings per unit and 300
square feet per townhome unit are excluded.
Draft Page 74 FEBRVARY2022 Ar Grp '0-21
6. Walls and Fences
a. All walls and fences must comply with ESMC § 15-2-4 except as specified
in Section VI(B)(2) of this Specific Plan and except that the maximum
height of retaining walls in the PCC Mixed -Use 1 (PCC MU-1) land use
district cannot exceed 15 feet.
b. Razor wire is not permitted.
C. Chain link fencing is not permitted that is visible from any public rights -of -
way.
8. Accessory Structures
a. Trash and recycling areas, outdoor storage areas, utility and mechanical
equipment, rooftop and ground mounted equipment, transformers and similar
structures are permitted subject to screening requirements in ESMC § 15-2-8 and
the Design Guidelines in Section V.A(5) of this Specific Plan.
b. Other permitted accessory structures include architectural landscape features per
Section VI(E) Landscaping of this Specific Plan and playground equipment.
C. CIRCULATION
1. Public streets must be designed and constructed in accordance with the General
Plan and in the overall right-of-way size identified in the Street Classification and
Standards (Exhibit C-8) in the Circulation Element of the General Plan or as
exempted or a waiver granted subject to the regulations in ESMC Chapter 15-24A
Right of Way Dedications and Improvements. No private streets are located within
the Specific Plan area. A portion of one public street, Mariposa Avenue (a
commercial collector), bisects the northern and southern portions of the Specific
Plan area. Streets that adjoin the boundaries of the Specific Plan area include
Pacific Coast Highway (a major arterial street that is a Caltrans owned State
Highway Facility), Holly Avenue, Indiana Street and Palm Avenue. Holly Avenue,
Indiana Street and Palm Avenue are classified as local streets. A portion of
Mariposa Avenue between Indiana Street and Pacific Coast Highway is proposed
to be expanded on the south side of the street to include a dedicated right turn lane
(eastbound on Mariposa Avenue to southbound on Pacific Coast Highway.
D. PARKING AND LOADING
1. Parking and loading must be provided in accordance with the requirements of
ESMC Chapter 15-15, except as provided below:
a. Multiple -family Residential Parking: A minimum of 1 parking space will
Draft Page 75 FEBRVARY2022 Ar Grp '0-21
be provided for each studio unit. A minimum of 1.5 parking spaces will be
provided for each one -bedroom unit. A minimum of 2 parking spaces will
be provided for each two -bedroom unit. A minimum of 1/3 of a parking
space per residential unit will be provided for guest parking. Guest parking
for multiple -family residential uses may be co -located and shared with
parking for commercial uses. Required non -guest multiple -family
residential parking is permitted to be shared with parking that is required
for commercial uses up to a maximum of five percent (5%) of the total
required parking. The maximum five percent (5%) of shared multiple -
family residential parking is based upon the total parking provided within
the entire Specific Plan area and is not calculated for individual lots.
b. Multiple -family Residential Parking for Affordable Units: A minimum of
0.5 parking spaces will be provided for each studio unit. A minimum of 1
parking space will be provided for each one -bedroom unit. A minimum of
1.5 parking spaces will be provided for each two -bedroom unit. No guest
parking spaces will be required for affordable units.
C. Multiple -family Residential Parking for Townhomes (Condominiums):
Townhomes will be provided a two -car garage. A minimum of 1/3 of a
parking space per residential unit will be provided for guest parking.
d. The number of parking spaces required for uses other than multiple -family
uses specified above will be determined based upon review and approval of
a parking demand study which may include shared use analysis.
e. Compact Parking: Compact parking is permitted for a maximum of twenty
percent (20%) of spaces for residential and commercial uses.
f. Tandem Parking: Tandem parking is permitted for a maximum of twenty
percent (20%) of spaces for residential uses.
g. Vehicle Lifts: Vehicle lifts are permitted for a maximum of ten percent
(10%) of parking spaces for multiple -family residential and hotel uses.
Vehicle lifts are not permitted for other commercial and retail uses. Vehicle
lifts would be permitted in parking structures. A vehicle lift may only be
used to store two (2) vehicles vertically where a minimum vertical height
clearance in the parking structure is a minimum of fourteen feet (14') clear
of obstructions. Both the upper and lower space where a lift is used count
toward the maximum percentage. A vehicle lift may be permitted only with
a key locking mechanism and an automatic shutoff safety device which is
installed in accordance with manufacturer specifications. Maintenance of
vehicle lifts is required in accordance with manufacturer specifications.
Lifts shall be maintained in good working condition. Lifts shall be
maintained through either a maintenance contract or self -performance and
they may be inspected by the City of El Segundo.
Draft Page 76 FEBRVARY2022 Ar Grp '0-21
h. Loading Spaces: Two small truck loading spaces (as defined in ESMC
Section 15-15-7 are required in the PCC Mixed -Use 1 (PCC MU-1) land
use district to serve the multiple -family residential and commercial uses.
Two small truck loading spaces are required in the PCC Mixed -Use 2 (PCC
MU-2) land use district to serve the multiple -family residential and
commercial uses. One small truck loading space is required for the
commercial uses in the PCC Commercial-3 (PCC COM-3) land use district.
i. Parking Space Dimensions (for All Residential and Commercial Uses): All
standard parking spaces must be a minimum of 8'-6" in width by 18'-0" in
length. All compact parking spaces must be a minimum of 8'-6" in width
by 15'-0" in length.
j. Off -site parking and off -site loading is permitted. The parking and loading
spaces must be located on private property within the boundary of the
Specific Plan area it serves unless otherwise approved by the Planning
Commission. A written agreement must be executed by all parties
concerned, and recorded to the satisfaction of the Director of Development
Services and the City Attorney assuring the continued availability of the
number of parking spaces and loading spaces located off -site. Reciprocal
access easements or covenants must be recorded for contiguous lots before
issuance of a building permit and must be shown or noted on the applicable
site plans.
k. Parking lots and driveways may straddle lot lines subject to provisions in a
reciprocal parking and access easement or covenant. Driveways that
connect parking lots with a right-of-way may encroach into a required
landscape setback. Such documents must provide provisions for shared
maintenance.
2. Preferential parking must be provided for carpools and vanpools.
3. Bicycle parking and EV Charging must comply with the stricter of ESMC Chapters
15-15 and 15-16 or Cal Green Code.
E. LANDSCAPING
This section will ensure that adequate landscaping area and permanent maintenance is provided
for the development.
Landscaped areas must be provided and permanent irrigation systems installed in the landscaped
areas at: 1) around the perimeter of the buildings in the setbacks, 2) within the required setbacks
along the property perimeter and, 3) in the Vehicular Use Areas (VUAs) as defined in ESMC § 15-
1-6.
Draft Page 77 FEBRVARY2022 Ar Grp '0-21-
A Landscape Master Plan must be prepared for each sub -district of the Specific Plan area to ensure
a unified appearance implementing the intent of the Design Guidelines and objectives of this
Specific Plan. The Landscape Master Plan must be prepared by a licensed landscape architect and
it must be submitted to the City concurrently with the first site plan review within the Specific Plan
area.
ALL LANDSCAPING
1. Landscaping must conform to the City's Water Conservation in Landscaping
requirements as set forth in ESMC Chapter 15-15A.
BUILDING PERIMETER LANDSCAPING
1. Except as otherwise allowed by this Plan, a minimum horizontal depth of five feet
of landscape materials, excluding curbs, must be provided around each building
except for entrances to buildings and any other required paved areas. In instances
where two buildings are separated by ten feet, the landscape requirement may be
reduced to allow for pedestrian walkways/access.
PROPERTY PERIMETER LANDSCAPING
1. Landscaping must be provided in all property perimeter areas except where
buildings, driveways, pedestrian walkways, driveway visibility and corner
clearance areas are located. One shade tree must be provided for every 25 feet of
street frontage where landscaping is provided. One shade tree must be provided for
every 25 feet along interior property lines where landscaping is provided in the PCC
Mixed -Use 2 (PCC MU-2) land use district. Trees are not required to be evenly
spaced.
2. The following encroachments are permitted into the landscaped setback areas:
a. "Architectural landscape features" including fountains, water features and
waterfalls, free-standing arbors/pergolas, and similar features, may
encroach into the landscaped setback area subject to site plan review,
provided a minimum landscaped setback of three feet is maintained. The
features may cover a maximum of twenty-five percent of the total area of
the setback and be a maximum of twenty feet in height.
VEHICULAR USE AREAS
1. Vehicular Use Areas (VUA) include surface parking lots. Landscaping in the
VUAs must cover a minimum of five percent of the VUA and be distributed
throughout the VUA for any new surface parking lots. Such landscaping is in
addition to the required property perimeter and building perimeter landscaping.
a. Planting areas containing trees must have a minimum width of 5 feet except
Draft Page 78 FEBRVARY2022 Ar Grp '0-21
for existing planting areas. Trees are required to provide shade.
MINIMUM SIZES FOR PLANT MATERIAL
1. The minimum tree container size for all trees on site shall be provided as follows:
larger.
a. At least twenty percent (20%) of the trees must be thirty-six inch (36") box size or larger.
b. At least thirty percent (30%) of the trees must be twenty-four inch (24") box size or
c. The remaining fifty percent (50%) must be fifteen (15) gallon size or larger.
d. The Director of Development Services may approve smaller tree container sizes than
required based on site conditions, however no tree may be smaller than a fifteen (15) gallon
size.
2. Shrubs must be planted from a minimum five (5) gallon size container. One (1) gallon size
containers may be allowed for shrubs that are not commonly available in five (5) gallon size
containers, subject to approval by the Director of Development Services.
F. COMMON RECREATION FACILITIES/OPEN SPACE AND
PRIVATE OPEN SPACE
Common recreation facilities/open space and private open space are required for multiple -family
residential uses in the PCC Mixed -Use 1 and PCC Mixed -Use 2 districts. Common recreation
facilities/open space are not required for the townhomes.
Common recreation facilities/open space are facilities that are accessible to all multiple -family
residential unit occupants. Common recreation facilities may include indoor and/or outdoor areas.
Indoor areas may include, but are not limited to, gyms or fitness areas, indoor pools, indoor spas
and saunas, multi -purpose recreation and community rooms and similar facilities.
Private open space includes decks, patios and balconies that are accessible from the multi -family
residential unit or townhome unit and exclusively devoted to that unit. There is no requirement to
provide private open space for each multiple -family residential unit, however, any private open
space that is provided must meet minimum dimensions. In order to count towards these
requirements, the minimum dimensions for any private open space shall be 5 feet in width by 5
feet in length.
Multiple -family residential units must provide an average of 100 square feet per unit in combined
common recreation facilities/open space and private open space. Townhomes must provide a
minimum of 100 square feet of total private open space. In order to count towards these
requirements, the minimum dimensions of private open space for townhome units shall be 5 feet
in width by 5 feet in length.
Draft Page 79 FEBRVARY2022 Ar Grp '0-21
G. PUBLIC SAFETY
In an effort to ensure the safety of residents, employees and visitors to the Pacific Coast Commons
Specific Plan area, the following strategies must be incorporated into site development:
1. Lighting must be adequate throughout the Specific Plan area and shielded to
minimize off -site illumination. Submittal of photometric studies is required as part
of any site plan review submittal which includes parking lots, and parking structures
in the Specific Plan area.
2. The site design and operation must comply with fire and police safety regulations
with regard to site layout, building configurations, landscape design, and
infrastructure requirements.
3. Street lighting must be provided in accordance with ESMC requirements.
H. SIGNAGE
1. Signage within the Specific Plan area must conform to the signage regulations of
ESMC Chapter 15-18 except as established and approved in a Master Sign Program
for each land use district in the Specific Plan. The existing Master Sign Program
for the existing buildings in the Specific Plan area (for the Aloft and the Fairfield
Inn and Suites hotels) remains in effect and is excluded from the Master Sign
Program requirements for the new development.
2. Section 15-18-3 shall apply relating to exempt signs.
3. Neon signage is not permitted on any building facades facing west in the PCC
Mixed -Use 1 land use district or on any building fagade facing west in the PCC
Commercial-3 land use district. Neon signage is not permitted on the Palm Avenue
street frontage or on any building facades facing west in the PCC Mixed -Use 2 land
use district between Mariposa and Palm Avenues or along the Palm Avenue.
4. The following signs are not permitted within the Specific Plan:
• Balloons or other inflated devices or signs used in conjunction with
commercial premises for commercial purposes; unless allowed by a
temporary sign permit
• Beacon signs
• Billboards, as defined in the ESMC
• Pole signs
• Signs incorporating flashing or blinking lights
• Signs that flash, rotate, pulsate or otherwise move in a way to create a
traffic hazard
• Signs that emit sounds, odor or visible matter such as smoke or steam
• Strobe lights used in signs; and
Draft Page 80 FEBRVARY2022 Ar Grp '0-21
Trailer or portable signs except for sandwich board signs for restaurants.
5. A Master Sign Program for each land use district in the Specific Plan area must be
developed and submitted for review and approval by the Director of Development
Services concurrent with the first site plan review in that land use district within the
Specific Plan. The Master Sign Program must include the following elements:
• Master signage (entryways, common sign design throughout the Specific
Plan area);
• Sign standards developed for the mixed -use multiple -family residential and
commercial development;
• Provisions for wayfinding and decorative elements such as banners;
• General features that all signs are required to comply with; and
• Regulations for temporary signs (including construction signs).
I. SUSTAINABILITY
1. All new development must have buildings designed to be energy efficient to meet
or exceed Title 24 requirements.
2. The Project parking lot areas must include storm water management practices that
treat storm water runoff in compliance with the ESMC and all applicable law.
3. Bicycle parking must comply with the ESMC and Cal Green Code.
4. Exterior lighting must be energy efficient and designed to minimize light pollution.
5. Low -emitting building materials must be utilized.
6. Roof structures of new buildings must be designed to support solar panels.
7. Reclaimed water must be utilized for all landscaped areas if available and feasible.
J. ENCLOSED AND UNENCLOSED USES
All uses must be conducted wholly within an enclosed building or structure except for the
following:
1. Mechanical equipment provided they comply with the requirements of ESMC § 15-
2-8.
2. Outdoor restaurants and cafes incidental to the permitted use, provided they comply
with the provisions of ESMC § 15-2-16.
Draft Page 81 FEBRVARY2022 Ar Grp '0-21
3. Recreation facilities customarily conducted in the open (including but not
limited to pools and play equipment).
4. Outdoor private common area for residential developments.
5. Wireless communications facilities (including antennas, and dishes) provided they
comply with the requirements of ESMC Chapter 15-19 subject to applicable law.
K. NON -CONFORMING USES AND BUILDINGS
Any existing uses, buildings, structures, parking areas, landscaping and signage located in
the PCC Commercial-1 (PCC COM-1), PCC Commercial-2 (PCC COM-2), and PCC
Commercial-3 (PCC COM-3) that become non -conforming at the time of adoption of this
Specific Plan will be permitted to remain.
Until such time as building permits are issued for development of the Specific Plan, the
existing food and beverage building may continue to be used for commercial, restaurant
and meeting spaces.
Draft Page 82 FEBRVARY2022 Ar Grp '0-21
VII. ADMINISTRATION
A. INTRODUCTION
Unless regulated by this Specific Plan, development will be administered and enforced by the City
in accordance with the ESMC. This Specific Plan supersedes any conflicts with ESMC zoning
regulations.
1. The Director of Development Services may grant administrative use permits in
accordance with ESMC Chapter 15-22.
2. The Director of Development Services may make other administrative
determinations using the same procedures set forth in ESMC Chapter 15-22.
3. The Director of Development Services may grant adjustments and administrative
,,djustm in accordance with ESMC Chapter 15-2224.
4. The Planning Commission may grant conditional use permits in accordance with
ESMC Chapter 15-242-3.
5. The Director of Development Services may grant off -site parking covenants
between parcels within the Specific Plan area in accordance with ESMC Chapter
15-15.
6. The Director of Development Services may grant modifications to the number of
parking spaces as determined in a parking demand study in accordance with Section
VID of this Plan and ESMC Chapter 15-15.
B. MUNICIPAL CODE REFERENCES
All section references in the Specific Plan refer to the El Segundo Municipal Code (ESMC) as
adopted at the time of Specific Plan approval.
C. MODIFICATIONS
1. Major Modifications
The following modifications constitute a Major Modification and require an amendment to
this Specific Plan:
a. Any decrease in the required building setbacks as set forth in Section VLB.3
above;
Draft Page 83 FEBRVARY2022 Ar Grp '0-21
b. Any increase in the total developable square footage of the entire Specific
Plan in excess of the maximum allowable development intensity allowed
under the Specific Plan;
C. Any increase in height of buildings or structures on the Property above 5
feet;
d. Any change in use to a use which is not permitted under the Specific Plan,
except as approved by the Director in accordance with Chapter 15-22 of the
ESMC;
e. Any change in the land use plan categories identified in Exhibit 5 of this
plan;
f. Any decrease in the minimum required lot area;
g. Any decrease in the minimum required lot frontage;
h. Any material modification that requires modification to the EIR other than
an Addendum; and
i. Any modification deemed by the Director of Development Services as a
major modification and requiring amendment to this Specific Plan.
2. Minor Modifications
Any modification to this Specific Plan not listed above as a "major modification,"
including a use approved subject to an Administrative Use Permit, is a Minor Modification.
The Developer may make Minor Modifications without amending this Specific Plan upon
the administrative approval of the Director of Development Services or designee, provided
that such modifications are consistent with the Development and Design Standards,
Applicable Rules, and Project Approvals. Such Minor Modifications may include:
Modifications to infrastructure sizing based upon final engineering plans
approved by the City.
Adjustments and, Administrative AdjustmentsF Administrative
Determinations subject to the requirements in Section VII.A, above.
D. SITE PLAN REVIEW
1. Overview
In order to develop a Project that is in conformance with the uses, density, approved FAR,
and Design Guidelines of this Specific Plan, a Site Plan Review ("SPR") application shall
be filed with the Development Services Department in accordance with ESMC Chapter 15-
Draft Page 84 FEBRVARY2022 Ar Grp '0-21
2530 except as specified below.
2. Site Plan Review - Procedure
a. The Director of Development Services may extend the Site Plan approval
for up to two additional years for good cause upon written request of the
applicant received prior to expiration of the site plan approval.
b. After the Site Plan is approved, the Director of Development Services may
approve minor changes in the Site Plan or its conditions if the Director finds
that there are practical reasons for such changes, that such changes do not
substantially vary from the previously approved site plan and applicable law
and that such changes do not involve deviations from the design's intent.
3. Exempt Activities
The following is a list of activities which are exempt from the site plan review process.
This list is not all-inclusive; the Director of Development Services may exempt other
activities not listed:
a. All interior changes and alterations
b. Exterior mechanical equipment (heating, air conditioning, water heater,
transformers) designed with mechanical equipment screening compatible
with the architecture of the building to which it is adjacent or affixed.
C. Minor exterior repairs with the same or similar types of building materials
as determined by the Director of Development Services.
d. Minor surface parking area changes and restriping of parking stalls.
e. Re -glazing new mullions.
f. Re -landscaping consistent with the landscape palette.
g. Repainting.
h. Reroofing with similar style roofing materials.
E. AMENDMENT
In accordance with the Government Code §§ 65450-65457, Specific Plans must be prepared,
adopted and amended in the same manner as General Plans except that Specific Plans may be
adopted by resolution or by ordinance.
This Specific Plan may be amended as necessary by ordinance. Said amendment or amendments
do not require a concurrent General Plan amendment unless the Director of Development Services
Draft Page 85 FEBRVARY2022 Ar Grp '0-21
determines that the proposed amendment would substantially affect General Plan goals, policies,
objectives or programs.
F. INFRASTRUCTURE IMPROVEMENTS/COORDINATION
The developer and/or property owner shall be responsible for making transportation and
infrastructure utility improvements required by the Pacific Coast Commons Specific Plan. All
improvements shall be to the specifications of the City of El Segundo Development Services
Department, Public Works Department, and/or other applicable departments.
G. FINANCING MEASURES
Implementation and financing of improvements of the Pacific Coast Commons Specific Plan
depend exclusively on private investment and development. The developer and/or property owner
shall be responsible for financing the project, including all improvements and mitigation measures.
H. CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
The Pacific Coast Commons Specific Plan and related entitlements were approved in accordance
with the California Environmental Quality Act (CEQA), the State CEQA Guidelines (Guidelines),
and City policies adopted to implement the CEQA and the Guidelines.
An Environmental Impact Report was prepared and certified by the City Council which establishes
the development thresholds shown in Table VII-1 below.
Table VII-1
California Environmental Quality Act Compliance
The existing development located in the Pacific Coast Commons Specific Plan area totals 324,058
gross square feet (Fairfield Inn and Suites hotel is 217,311 gross square feet and the Aloft hotel is
106,747 gross square feet). A portion of the Fairfield Inn and Suites hotel will be demolished.
More specifically, the 41,660 square -foot 2-story "food and beverage" building (that contains
banquet room facilities, a restaurant and storage uses located at the southwest corner of Pacific
Coast Highway and Mariposa Avenue) will be demolished leaving 282,398 square feet of existing
development to remain within the Pacific Coast Commons Specific Plan area. The CEQA
clearance indicated above analyzes the effects of a maximum of 340,000 gross square feet of new
incremental development per the Specific Plan. Based upon the maximum allowable floor area in
each land use district, the 340,000 square feet will be comprised of 150,000 gross square feet in
the "PCC South" development site (PCC Mixed -Use 1 District), 5,000 gross square feet in the
"Fairfield Parking" site (PCC COM-3 District), and 185,000 gross square feet in the "PCC North"
Draft Page 86 FEBRVARY2022 Ar Grp '0-21
site (PCC Mixed -Use 2 District). The Development Project depicted in the Conceptual Site Plan
includes 327,068 gross square feet of new development that will occur after the demolition of the
existing 41,660 gross square -foot 2-story "food and beverage" building. The demolition of the
41,660 gross square -foot "food and beverage" building will reduce the existing Fairfield Inn and
Suites Hotel to 175,651 gross square feet in size.
Draft Page 87 FEBRVARY2022 Ar Grp '0-21
APPENDIX A
PACIFIC COAST COMMONS SPECIFIC PLAN
LEGAL DESCRIPTION
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: (APN: 4139-025-075)
LOT 428 IN BLOCK 123 OF EL SEGUNDO, IN THE CITY OF EL SEGUNDO, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 22 PAGES
106 AND 107 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY.
PARCEL 2: (APN: 4139-025-073, 074, 076, 081)
LOTS 385, 386, 387, 429 AND 430 IN BLOCK 123 OF EL SEGUNDO, IN THE CITY OF EL
SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 22 PAGES 106 AND 107 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL 3: (APN: 4139-025-091)
LOTS 382, 383, 384, 431, 432 AND 433 IN BLOCK 123 OF EL SEGUNDO, IN THE CITY OF
EL SEGUNDO, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 22 PAGES 106 AND 107 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
EXCEPT ALL PETROLEUM, GAS, ASPHALTUM AND OTHER HYDROCARBONS AND
OTHER MINERALS, WHETHER SIMILAR TO THOSE HEREIN SPECIFIED OR NOT,
WITHIN OR UNDERLYING OR THAT MAY BE PRODUCED FROM PARCELS 1 AND 2,
TOGETHER WITH THE EXCLUSIVE RIGHT TO ENTER INTO, ACROSS OR THROUGH
THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF TAKING OR PRODUCING
ANY PETROLEUM, GAS, ASPHALTUM, OTHER HYDROCARBONS AND OTHER
MINERALS AND UNDER SAID LAND, BY DIRECTIONAL DRILLING OR OTHER
SUBSURFACE OPERATIONS AND THE EXCLUSIVE RIGHT TO USE THE SUBSURFACE
OF SAID LAND FOR THE PURPOSE OF INJECTING THEREIN, OR WITHDRAWING
THEREFROM GAS, OIL, OR OTHER SUBSTANCES, WHETHER HYDROCARBON OR
NOT, FOR STORAGE, REPRESSURING, OR OTHER PURPOSES, BUT WITH NO RIGHT
TO ENTER UPON THE SURFACE OF SAID LAND, AS GRANTED TO STANDARD OIL
Draft Page 88 FEBRVARY2022 Ar Grp '0-21
COMPANY OF CALIFORNIA, A CORPORATION, BY DEED RECORDED APRIL 28, 1947
AS INSTRUMENT NO.480 IN BOOK 24472 PAGE 357, OFFICIAL RECORDS.
PARCEL 4: (portion of APN: 4139-024-057)
THE WESTERLY 60 FEET OF LOTS 2 AND 9 IN BLOCK 113 OF EL SEGUNDO, IN THE
CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 20 PAGES 114 AND 115 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL 5: (APN: 4139-024-058)
LOTS 1, 2, 9 AND 10 IN BLOCK 113 OF EL SEGUNDO, IN THE CITY OF EL SEGUNDO,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 20 PAGES 114 AND 115 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER
OF SAID COUNTY.
EXCEPT THEREFROM THE WESTERLY 60 FEET OF SAID LOTS 2 AND 9.
ALSO EXCEPT THEREFROM THE NORTHERLY 181.00 FEET OF SAID LOTS I AND 2.
ALSO EXCEPT THE SOUTH 147.03 FEET OF LOT 10.
ALSO EXCEPT THEREFROM ALL PETROLEUM, GAS, ASPHALTUM AND OTHER
HYDROCARBONS AND OTHER MINERALS, WHETHER SIMILAR TO THOSE HEREIN
SPECIFIED OR NOT, WITHIN OR UNDERLYING OR THAT MAY BE PRODUCED FROM
SAID LAND, TOGETHER WITH THE EXCLUSIVE RIGHT TO ENTER INTO, ACROSS OR
THROUGH THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF TAKING OR
PRODUCING ANY PETROLEUM AND OTHER HYDROCARBONS, AND OTHER
MINERALS IN AND UNDER SAID LAND, BY DIRECTIONAL DRILLING OR OTHER
SUBSURFACE OF SAID LAND FOR THE PURPOSE OF INJECTING THEREIN OR
WITHDRAWING THEREFROM GAS, OIL OR OTHER SUBSTANCES, WHETHER
HYDROCARBON OR NOT, FOR STORAGE, REPRESSURING OR OTHER PURPOSES,
BUT WITH NO RIGHT TO ENTER UPON THE SURFACE OF SAID LAND, AS GRANTED
TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION, BY DEED
RECORDED APRIL 28, 1947 IN BOOK 24472 PAGE 357, OFFICIAL RECORDS.
PARCEL 6: (portion of APN: 4139-024-057)
A PARCEL OF LAND SITUATED IN THE CITY OF EL SEGUNDO, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, BEING A PORTION OF BLOCK 113 OF EL
SEGUNDO, AS PER MAP RECORDED IN BOOK 20, PAGES 114 THROUGH 115,
INCLUSIVE, IN THE OFFICE OF THE RECORDER OF SAID COUNTY AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 1 OF TRACT NO. 48436, AS PER
Draft Page 89 FEBRVARY2022 Ar Grp '0-21
MAP RECORDED IN BOOK 1180, PAGES 68 THROUGH 69, INCLUSIVE, OF MAPS, IN
THE OFFICE OF THE RECORDER OF SAID COUNTY; THENCE ALONG THE SOUTH
LINE OF PALM AVENUE SOUTH 890 58' 36" EAST 60.00 FEET TO THE TRUE POINT OF
BEGINNING; THENCE ALONG THE SOUTH LINE OF PALM AVENUE SOUTH 890 58' 36"
EAST 13.19 FEET; THENCE SOUTH 00' 03' 15" WEST 181.00 FEET; THENCE NORTH 890
58' 36" WEST 13.11 FEET; THENCE NORTH 000 01' 50" EAST 181.00 FEET TO THE TRUE
POINT OF BEGINNING.
APN: 4139-025-057 thru 4139-025-058, 4139-025-073 thru 4139-025-076, 4139-025-081,
4139-025-091
Draft Page 90 FEBRVARY2022 Ar Grp '0-21
PACIFIC COAST COMMONS
SPECIFIC PLAN
Specific Plan No. SP 19-01
February 2022
PACIFIC COAST COMMONS SPECIFIC PLAN
TABLE OF CONTENTS
I. INTRODUCTION..............................................................................................................I
A. Specific Plan Area....................................................................................................I
B. Background..............................................................................................................2
C. Demographics..........................................................................................................8
D. Economic Context....................................................................................................8
H. OVERVIEW OF THE SPECIFIC PLAN.......................................................................9
A. Purpose and Authority of Specific Plan...................................................................9
B. Specific Plan Scope and Goals..............................................................................10
C. Consistency with the General Plan........................................................................10
D. Entitlements...........................................................................................................17
E. Existing Land Uses................................................................................................19
III. LAND USE PLAN...........................................................................................................21
A. Development Concept............................................................................................21
B. Land Use Plan........................................................................................................22
C. Phasing...................................................................................................................33
D. Circulation Plan.....................................................................................................33
E. Grading Concept....................................................................................................36
IV. UTILITIES AND INFRASTRUCTURE.......................................................................38
A.
Water Service.........................................................................................................38
B.
Reclaimed Water....................................................................................................43
C.
Sewer Service.........................................................................................................43
D.
Drainage.................................................................................................................48
E.
Gas.........................................................................................................................56
F.
Electric...................................................................................................................56
G.
Telecommunications Utilities................................................................................60
H.
Solid Waste Disposal.............................................................................................60
I.
Fire Protection........................................................................................................60
J.
Police Services.......................................................................................................61
V. DESIGN GUILDELINES...............................................................................................62
A. Design Objectives..................................................................................................62
Page i FEBRUARY2022
PACIFIC COAST COMMONS SPECIFIC PLAN
VI. DEVELOPMENT STANDARDS...................................................................................69
A. Permitted Uses.......................................................................................................69
B. Development Standards.........................................................................................71
C. Circulation..............................................................................................................75
D. Parking and Loading..............................................................................................75
E. Landscaping...........................................................................................................77
F. Common Recreation Facilities/Open Space and Private Open Space ...................79
G. Public Safety..........................................................................................................80
H. Signage...................................................................................................................80
I. Sustainability..........................................................................................................81
J. Enclosed and Unenclosed Uses.............................................................................81
K. Non -Conforming Uses and Buildings....................................................................82
VII. ADMINISTRATION.......................................................................................................83
A.
Introduction............................................................................................................
83
B.
Municipal Code References...................................................................................83
C.
Modifications.........................................................................................................83
D.
Site Plan Review....................................................................................................84
E.
Amendment............................................................................................................85
F.
Infrastructure Improvements/Coordination...........................................................86
G.
Financing Measures...............................................................................................86
H.
California Environmental Quality Act Compliance..............................................86
Page ii FEBRUARY2022
PACIFIC COAST COMMONS SPECIFIC PLAN
EXHIBITS
Exhibit 1
Regional Vicinity Map.............................................................................................3
Exhibit 2
Local Vicinity Map..................................................................................................4
Exhibit 3
Local Vicinity Aerial View......................................................................................5
Exhibit 4
Existing Development..............................................................................................6
Exhibit 5
Land Use Plan........................................................................................................28
Exhibit 6
Conceptual Site Plan..............................................................................................29
Exhibit 7A
Vesting Tentative Map # 82806.............................................................................30
Exhibit 7B
Existing and Proposed Lot Configuration Diagram..............................................32
Exhibit 7C
Conceptual Street Dedication Plan.......................................................................34
Exhibit 8A
Conceptual Water Plan South Site.........................................................................40
Exhibit 813
Conceptual Water Plan Fairfield Parking Site.......................................................41
Exhibit 8C
Conceptual Water Plan North Site.........................................................................42
Exhibit 9A
Conceptual Sewer Plan South Site.........................................................................45
Exhibit 9B
Conceptual Sewer Plan Fairfield Parking Site.......................................................46
Exhibit 9C
Conceptual Sewer Plan North Site.........................................................................47
Exhibit l0A
Existing Drainage Plan South Site.........................................................................50
Exhibit 1 OB
Conceptual Drainage Plan South Site....................................................................5
l
Exhibit 1 OC
Existing Drainage Plan Fairfield Parking Site.......................................................52
Exhibit 1 OD
Conceptual Drainage Plan Fairfield Parking Site..................................................53
Exhibit 10E
Existing Drainage Plan North Site.........................................................................54
Page iii FEBRUARY2022
PACIFIC COAST COMMONS SPECIFIC PLAN
Exhibit 1 OF Conceptual Drainage Plan North Site....................................................................55
Exhibit 11A Electric, Gas and Telecommunication Conceptual Plan South Site ......................57
Exhibit 11B Electric, Gas and Telecommunication Conceptual Plan Fairfield Parking Site ....58
Exhibit 11C Electric, Gas and Telecommunication Conceptual Plan North Site ......................59
Page iv FEBRUARY2022
PACIFIC COAST COMMONS SPECIFIC PLAN
TABLES
TableI-1
Existing Uses...........................................................................................................7
Table III-1
Land Use Summary — Project Development Scenario...........................................25
Table III -II
Land Uses — Project Development Scenario..........................................................26
Table III -III
Land Use Summary — Specific Plan Scenario.......................................................27
Table IV-1
Required Number and Spacing of Fire Hydrants...................................................39
Table VI-1
Allowable Uses......................................................................................................69
Table VII-1 California Environmental Quality Act Conformance............................................86
APPENDICES
Appendix A Pacific Coast Commons Specific Plan Legal Description.....................................88
Page v FEBRUARY2022
I. INTRODUCTION
A. SPECIFIC PLAN AREA
Pacific Coast Commons Specific Plan (PCCSP) area is located in the City of El Segundo, County
of Los Angeles, California. El Segundo is situated approximately 15 miles southwest of downtown
Los Angeles. The City of El Segundo is located south of the City of Los Angeles, west of the City
of Hawthorne and the County of Los Angeles, north of the City of Manhattan Beach, and east of
the City of Los Angeles and the Pacific Ocean (refer to Exhibit 1, Regional Vicinity Map).
More specifically, the roughly 6.385 gross acre area within the Specific Plan (6.23 net acres post
street dedications) is located in the northwest quadrant of the City of El Segundo, approximately
three quarters of a mile south of the Los Angeles International Airport (LAX) and the Glen
Anderson Century Freeway (I-105), approximately two and one quarter miles west of the San
Diego Freeway (SR-405), and approximately two and a half miles southwest of the juncture of
these two freeways.
The site encompasses a "superblock" bounded by Pacific Coast Highway, Mariposa Avenue, Holly
Avenue and Indiana Street containing the Aloft and Fairfield Inn and Suites hotels. The site also
includes a parking lot on a portion of the block to the north of the hotel "superblock" that has
frontage on Pacific Coast Highway, Mariposa Avenue to the south and Palm Avenue to the north
(refer to Exhibit 2, Local Vicinity Map, and Exhibit 3, Local Vicinity Aerial View).
The adjacent land uses and zoning include the following (refer to Exhibit 4, Existing
Development):
North: The adjacent land uses to the north include: a fast food restaurant and a vacant
restaurant and parking lot in the General Commercial (C-3) Zone; and multi-
family residential uses in the Multi -Family Residential (R-3) Zone. A gas
station is located on the northwest corner of Mariposa Avenue and Pacific Coast
Highway in the General Commercial (C-3) Zone, which is north of the
superblock that contains the two existing hotels and southeast of the parking lot
for the Fairfield Inn and Suites Hotel located along Pacific Coast Highway
between Mariposa and Palm Avenues. A fast-food restaurant, Carl's Jr., is
located northeast of the same parking lot. Carl's Jr. is located at the southwest
corner of Pacific Coast Highway and Palm Avenue.
East: The adjacent land uses to the east across Pacific Coast Highway include: a
property with restaurants and office uses in the Corporate Office (CO) Zone; a
Ralphs market and two commercial shopping centers with retail and restaurant
uses in the General Commercial (C-3) Zone, and a 6-story office building in the
Corporate Office (CO) Zone.
South: The adjacent land uses to the south of Holly Avenue include a small commercial
shopping center with a drug store, bank, two restaurants and a retail store in the
General Commercial (C-3) Zone.
Page I FEBRUARY2022
West: The adjacent land uses to the west include multi -family residential uses in the
Multi -Family Residential (R-3) Zone.
B. BACKGROUND
In 1957 a 386-room hotel known as the Thunderbird International Hotel was built on the property
that is contained within the Specific Plan area. A restaurant, coffee shop, banquet rooms and
lounge were added in 1958. The coffee shop was later renovated and re -opened in August 1962
as the Huki Lau restaurant with Polynesian d6cor and cuisine. The hotel was sold in the 1960's
and renamed the Hacienda International Hotel which was later shortened to the Hacienda Hotel.
The restaurant was renamed the Tiki Hut at that time as well.
The hotel was further expanded over the years and enlarged to include a maximum of 640 rooms
at its peak with a reputation as the loth largest hotel in the County of Los Angeles. In 1987, the
hotel was granted a new Conditional Use Permit (EA-132; CUP 87-01) to allow for further
renovations and the construction of a 60-foot tall sign tower with a 150 square -foot sign. Parking
for the Hacienda Hotel was provided in multiple locations that included a parking lot located on
the same block to the south of the Hacienda Hotel, a parking lot across the street on the block to
the north of the hotel at 629 North Pacific Coast Highway, and some parking spaces interspersed
around the hotel buildings.
On October 9, 2014 the Planning Commission approved two new conditional use permits (EA-
1061; CUP 14-01 and CUP 14-02) to allow the existing Hacienda Hotel with 619 guest rooms to
be split into two hotels, renovated and modernized. The North Hotel (located at 525 and 545 North
Pacific Coast Highway) was renamed the Fairfield Inn and Suites and the South Hotel was renamed
the Aloft Hotel (located at 475 North Pacific Coast Highway). The Aloft Hotel was reduced from
263 to 246 guest rooms and included a 6,640 square -foot addition to the existing 9-story hotel that
provided a front desk area, lounge, self -serve food area, bar, multi -purpose room and exercise
room. The Aloft Hotel includes an outdoor pool and an outdoor dining patio. The Aloft Hotel is
106,747 gross square feet in size. The Fairfield Inn and Suites was reduced from 356 to 350 guest
rooms. The Fairfield Inn and Suites includes 3 buildings: a 9-story tower containing guest rooms,
a 4-story building (with a central courtyard and pool area) that contains a lobby area, restaurant,
bar, meeting rooms, a fitness room, and guest rooms, and a 2-story "food and beverage" building
that contains banquet rooms, a restaurant/bar, and storage uses. The total square footage of the
existing Fairfield Inn and Suites Hotel (3 buildings) is 217,311 gross square feet in size. Parking
for the Aloft Hotel is provided in the existing parking lot to the south of the hotel (167 parking
spaces). Additionally, 23 spaces are currently provided off -site pursuant to an off -site parking
covenant in the existing parking lot at 629 North Pacific Coast Highway. Parking for the Fairfield
Inn and Suites Hotel is provided primarily off -site with 213 parking spaces provided pursuant to
an off -site parking covenant in the existing parking lot at 629 North Pacific Coast Highway and
33 parking spaces provided on -site.
Page 2 FEBRUARY2022
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Page 4 FEBRUARY2022
EXHIBIT 3
LOCAL VICINITY AERIAL VIEW
Page 5
FEBR UARY 2022
EXHIBIT 4
EXISTING DEVELOPMENT
Page 6
FEBR UARY 2022
The Aloft Hotel is 98,741 net square feet in size with an existing 0.992 FAR based upon its current
lot size and configuration where a maximum of 1.0 FAR is allowed. The 3 buildings that comprise
the Fairfield Inn and Suites Hotel total 190,026 net square feet in size with an existing 1.94 FAR
where 1.0 FAR is allowed (existing legal, non -conforming condition). Both properties are non-
conforming in regard to many development standards as they were built prior to the current
development standards of the General Commercial (C-3) Zone.
The existing uses consist of:
Table I-1
Existing Uses
Under the existing General Commercial (0) development standards no additional development
could occur as the existing hotels utilize the maximum FAR allowed. Further, the parking lot to
the north is currently zoned Automobile Parking (P) which only allows surface parking lots and
parking structures. Commercial development is not permitted in the Automobile Parking (P) Zone.
Therefore, a Specific Plan is needed in order to allow the proposed mixed -use
residential/commercial development to be added to the site along with the two existing hotels that
will remain.
BRE El Segundo Property Owner A LLC, BRE El Segundo Property Owner B LLC, and BRE EL
Segundo Parking LLC (collectively, "BRE El Segundo") filed for this Specific Plan along with
other applications. The other applications include an Environmental Assessment, a General Plan
and General Plan Map Amendment, Zone Change, Zoning Map Amendment, Zone Text
Amendment, a Development Agreement, a Subdivision of Land (Vesting Tentative Map), Site
Plan Review, a Parking Demand Study and Shared Parking Analysis, street dedication waivers for
a portion of the dedication requirements for Mariposa Avenue and Indiana Street, reciprocal access
agreements, an amendment to Resolution Nos. 2759 and 2760 to rescind the previous approvals
of SUB No. 1405, Lot Tie Covenant No. 14-03, Off -site Parking Covenant Nos. MISC 14-03 and
14-06, leaving in place CUP Nos. 14-01 for the Fairfield Inn and Suites Hotel and CUP No. 14-02
for the Aloft Hotel, along with alcohol service at both hotels with modifications to the conditions
Page 7 FEBRUARY2022
of approval accordingly, and new off -site parking covenants to replace the previously approved
Parking Covenant Nos. MISC 14-03 and 14-06. The intent of the Specific Plan is to allow the
development of the Specific Plan area with the combination of new and existing development with
allowed residential and commercial uses with an average floor area ratio (FAR) of 2.15:1, a
minimum floor area ratio (FAR) of 0.16:1 in any one land use district and a maximum floor area
ratio (FAR) of 2.70:1 in any one land use district. The majority of the new development will target
adding new housing stock to the community to meet existing and future housing needs through the
development of existing surface parking lots and demolition of 41,660 gross square feet of a
portion of the Fairfield Inn and Suites hotel ("Food and Beverage" Building") located at the
southwest corner of Mariposa Avenue and Pacific Coast Highway. The adoption of this Specific
Plan will allow expansion of the uses permitted on the site with development standards tailored to
the unique mix of hotel, residential and commercial (retail and office) uses on the site.
C. DEMOGRAPHICS
According to the 2010 United States Census, as of 2010 El Segundo had a population of 16,654
persons and a total of 7,410 dwelling units. From 2000 to 2010, El Segundo's population increased
by 4%. The California Department of Finance reported a population of 17,066 persons in May
2019. The 2019 Profile of the City of El Segundo prepared by the Southern California Association
of Governments ("SCAG") indicates that as of 2017 there were 48,515 jobs in the City of El
Segundo.
D. ECONOMIC CONTEXT
At its peak before the economic recession in 2008, El Segundo had a daytime population of
approximately 85,000 persons compared to its resident population of approximately 17,000
persons. There was a net loss of jobs in the City between 2007 and 2012 with the number of jobs
beginning to increase again in 2013. According to SCAG's 2015 profile the total number of jobs
dropped from 56,559 persons in 2007 to 38,447 jobs in 2012. In addition to the fiscal benefits
including increased sales tax, utility tax and property tax that will be provided as a result of the
added residential and commercial uses, the potential for approximately 56 additional jobs that will
be created by this Specific Plan will improve the overall economic health of the City. The
additional jobs will be the result of the new commercial uses as no changes in employment are
anticipated at the two existing hotels with the adoption of this Specific Plan. The additional jobs
and increased tax base will contribute to the City's ability to provide high quality municipal
services to the benefit of the City's resident and business community. The addition of 263 housing
units will have a positive effect on the jobs/housing balance by increasing the number of housing
units in the City to support El Segundo's jobs rich environment.
Page 8 FEBRUARY2022
II. OVERVIEW OF THE SPECIFIC PLAN
A. PURPOSE AND AUTHORITY OF SPECIFIC PLAN
The purpose of this Specific Plan is to provide a foundation for the proposed land uses on the
subject property through the application of regulations, standards and design guidelines. The
Pacific Coast Commons Specific Plan provides text and exhibits which describe the proposed land
uses and associated guidelines.
This Specific Plan is adopted pursuant to Government Code §§ 65450 through 65457.
Pursuant to Government Code § 65451, a Specific Plan must include text and a diagram or
diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of land, including open space
within the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal,
energy and other essential facilities proposed to be located within the land area
covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
• A program of implementation measures including regulations, programs, public
works projects and financing measures necessary to carry out the above items.
• A discussion of the relationship of the Specific Plan to the General Plan.
A thorough review of the El Segundo General Plan shows that this Specific Plan is compatible and
consistent with the goals and policies outlined in the General Plan. This Specific Plan will further
the goals and policies of the General Plan as more fully described below.
This Specific Plan was prepared to provide the essential relationship between the policies of the
El Segundo General Plan and actual development in the Project area. By functioning as a
regulatory document, the Pacific Coast Commons Specific Plan provides a means of implementing
the City of El Segundo's General Plan. All future development plans and entitlements within the
Specific Plan boundaries must be consistent with the standards set forth in this document. The
Specific Plan is the sole regulatory document for development standards and design standards
except where explicit references are made to the El Segundo Municipal Code or where terms used
in this Specific Plan are defined in the El Segundo Municipal Code Section 15-1-6 and are not
defined herein.
Page 9 FEBRUARY2022
B. SPECIFIC PLAN SCOPE AND GOALS
The City of El Segundo is an employment -led community and accordingly, development has been
led by employment rather than housing growth. The Pacific Coast Commons Specific Plan will:
1) serve the mission of economic development in the City which is to create, maintain, and
implement a business climate that fosters a strong economic community; 2) provide opportunities
for new high -quality multiple -family housing (apartments and townhomes) that will increase
housing supply to meet the needs of El Segundo residents and employees in El Segundo's
expanding business community; 3) improve the jobs/housing balance by increasing housing
supply; 4) add affordable housing to the City; 5) provide benefits to air quality through the
reduction of greenhouse gas emissions by providing new housing in close proximity to jobs and
public transit; 6) enhance sustainability through the design of the development; and 7) maintain
the quality of life that has characterized El Segundo for more than one hundred years.
Permitted uses within the Specific Plan area will create both housing and job opportunities for the
residential and business community. The new commercial uses (restaurant, retail and office)
allowed by the Specific Plan will create a synergy with the existing hotels, the new multi -family
residential uses, and other existing commercial and industrial uses in the surrounding area. The
commercial uses will provide needed amenities for the residents of the multi -family residential
uses and the multi -family residential uses will support the growth of the surrounding commercial
businesses. The design of the project will provide a high -quality pedestrian environment that will
be compatible with the surrounding uses and create a sense of place for the surrounding
neighborhood. The development allowed under the Specific Plan will provide a basis for a positive
contribution to the maintenance and expansion of El Segundo's economic base as development
typically increases the City's business license taxes, increases the City's utility user taxes, and
increases the City's sales taxes. An increased economic base will provide the City with resources
to provide high -quality services to its residents and daytime population.
C. CONSISTENCY WITH THE GENERAL PLAN
The El Segundo General Plan provides the underlying fundamentals of the Pacific Coast Commons
Specific Plan, which serves both as a planning and regulatory document. The Specific Plan is the
document implementing the El Segundo General Plan for the Specific Plan area.
Proposed development plans, tentative maps, and any other development approvals must be
consistent with the Specific Plan. Projects consistent with this Specific Plan will be automatically
deemed consistent with the General Plan.
Concurrent with the adoption of the Pacific Coast Commons Specific Plan the City also processed
a General Plan Amendment that changes the Land Use Designation from General Commercial for
the block bounded by Pacific Coast Highway, Mariposa Avenue, Indiana Street, and Holly Avenue
to the Pacific Coast Commons Specific Plan and from Parking for the remaining parcels to the
Pacific Coast Commons Specific Plan with an accompanying Land Use map change. The Specific
Plan is therefore consistent with the General Plan of the City of El Segundo. More specifically, the
Specific Plan directly implements or furthers the intent of the following goals, objectives and
policies of the General Plan:
Page 10 FEBRUARY2022
ECONOMIC DEVELOPMENT ELEMENT
Goal EDI: To create in El Segundo a strong, healthy economic community in which all
diverse stakeholders may benefit.
Objective EDI -I To build support and cooperation among the City of El Segundo
and its business and residential communities for the mutual
benefits derived from the maintenance and expansion of El
Segundo's economic base.
Policy EDI-1.1: Maintain economic development as one of the City's and the
business and residential communities' top priorities.
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
communities are met.
Policy ED1-2.2: Maintain and promote land uses that improve the City's tax
base, balancing economic development and quality of life
goals.
LAND USE ELEMENT
Policy LU1-5.8: Innovative land development and design techniques as well as
new materials and construction methods should be encouraged.
Goal LU3: Promote the health, safety, and well-being of the people of El Segundo by
adopting standards for the proper balance, relationship, and distribution of
the residential land uses.
Objective LU3-1: Preserve, protect, and extend, if possible, existing Single -
Family Residential uses.
Policy LU3-2.1: Promote construction of high quality Multi -Family Residential
development with ample open space, leisure and recreational
facilities.
Policy LU3-2.2: Multi -family development will be located only in appropriate
places and evaluated carefully to insure that these
developments are not detrimental to the existing single-family
character.
Objective LU3-3.1: Adopt and enforce recreational area requirements for large
multiple unit developments.
Page 11 FEBRUARY2022
Goal LU4: Provide a stable tax base for the City through development of new commercial
uses, primarily within a mixed -use environment, without adversely affecting
the viability of Downtown.
Objective LU4-1: Promote the development of high quality retail facilities in
proximity to major employment centers.
Policy LU4-1.1: Require landscaping, its maintenance, and permanent upkeep
on all new commercial developments.
Policy LU4-1.2: All commercial facilities shall be built and maintained in
accordance with Health and Safety Code requirements and shall
meet seismic safety regulations and environmental regulations.
Policy LU4-1.4 New commercial developments shall meet seismic safety
standards and regulations, as well as comply with all noise, air
quality, water and environmental regulations.
Objective LU4-4: Provide areas where development has the flexibility to mix
uses, in an effort to provide synergistic relationships which
have the potential to maximize economic benefit, reduce traffic
impacts, and encourage pedestrian environments.
Policy LU44.6: Promote mixed -use development near transit nodes and
encourage modes of transportation that do not require an
automobile.
Goal LU7: Provide the highest quality public facilities, services, and public infrastructure
possible to the community.
Policy LU7-1.2: No new development shall be allowed unless adequate public
facilities are in place or provided for.
Policy LU7-2.3: All new development shall place utilities underground.
CIRCULATION ELEMENT
Goal Cl: Provide a safe, convenient, and cost-effective circulation system to serve the
present and future circulation needs of the El Segundo community.
Objective CI-1: Provide a roadway system that accommodates the City's
existing and project land use and circulation needs.
Policy C1-1.8: Provide all residential, commercial, and industrial areas with
Page 12 FEBRUARY2022
efficient and safe access to the major regional transportation
facilities.
Policy C 1-1.9: Provide all residential, commercial, and industrial areas with
efficient and safe access for emergency vehicles.
Policy C1-1.14: Require a full evaluation of potential traffic impacts associated
with proposed new developments prior to project approval.
Further require the implementation of appropriate mitigation
measures prior to, or in conjunction with project development.
Mitigation measures may include new roadway links on
segments that would connect the new development to the
existing roadway system, intersection improvements, and other
measures. Mitigation measures shall be provided by or paid for
by the project developer.
Objective CI-3: Ensure that the City's Master Plan Truck Route System
efficiently serves the shipping needs of the commercial and
industrial land uses in El Segundo while balancing potential
conflicts with residential and recreation land uses throughout
the City.
Policy C1-3.2: Ensure that the development review process incorporates
consideration of off-street commercial loading requirements for
all new projects.
Objective C2-1: Provide a pedestrian circulation system to support and
encourage walking as a safe and convenient travel mode within
the City's circulation system.
Policy C2-1.6: Encourage shopping areas to design their facilities for ease of
pedestrian access.
Policy C2-1.7: Closely monitor design practices to ensure a clear pedestrian
walking area by minimizing obstructions, especially in the
vicinity of intersections.
Objective C2-2: Provide a bikeway system throughout the City to support and
encourage the use of the bicycle as a safe and convenient travel
mode within the City's circulation system.
Policy C2-2.1: Implement the recommendations on the Bicycle Master Plan
contained in the Circulation Element, as the availability arises;
i.e., through development, private grants, signing of shared
routes.
Page 13 FEBRUARY2022
Policy C2-2.2: Encourage new development to provide facilities for bicyclists
to park and store their bicycles and provide shower and clothes
changing facilities at or close to the bicyclist's work
destination.
Policy C2-5.1: Ensure that Transportation Demand Management (TDM)
measures are considered during the evaluation of new
developments within the City, including but not limited to
ridesharing, carpooling and vanpooling, flexible work
schedules, telecommuting and car/vanpool preferential
parking.
Policy C3-1.8: Require the provision of adequate pedestrian and bicycle access
for new development projects through the development review
process.
Policy C3-2.1: Ensure the provision of sufficient on -site parking in all new
development.
HOUSING ELEMENT
Goal 3: Provide opportunities for new housing construction in a variety of locations
and a variety of densities in accordance with the land use designations and
policies in the Land Use Element.
OPEN SPACE AND RECREATION ELEMENT
Goal OS1: Provide and maintain high quality open space and recreational facilities that
meet the needs of the existing and future residents and employees within the
City of El Segundo.
CONSERVATION ELEMENT
Policy CN2-5: Require new construction and development to install water -
conserving fixtures and appliances to reduce the amount of new
demand.
Policy CN2-7: Require new construction and development to incorporate the
principles and practices of sound landscape design and
management, particularly those conserving water and energy.
Policy CN2-8: Encourage the retrofitting of existing landscapes to incorporate
the principles and practices of sound landscape design and
management, particularly those conserving water and energy.
Page 14 FEBRUARY2022
Policy CN2-11: Encourage, whenever appropriate and feasible, development
techniques which minimize surface run-off and allow
replenishment of soil moisture. Such techniques may include,
but not be limited to, the on -site use and retention of storm
water, the use of pervious paving material (such as walk -on -
bark, pea gravel, and cobble mulches), the preservation of
vegetative covers, and efficiently designed and managed
irrigation systems.
AIR QUALITY ELEMENT
Goal AQ3: Vehicle work trip reduction for private employees.
Objective AQ-3-1: Increase the proportion of work trips made by transit.
Goal AQ12: Reduction in Residential, Commercial, and Industrial Energy Consumption.
Objective AQ-12-1: Enact the recommendations of the AQMP Energy Working
Group for commercial and residential buildings and adopt
ordinances to mitigate air quality impacts from water and pool
heating systems.
Policy AQ-12-1.2: It is the policy of the City of El Segundo that the City encourage
the incorporation of energy conservation features in the design
of new projects and the installation of conservation devices in
existing developments.
NOISE ELEMENT
Goal N1: Encourage a high quality environment within all parts of the City of El
Segundo where the public's health, safety, and welfare are not adversely
affected by excessive noise.
Objective NI -1: It is the objective of the City of El Segundo to ensure that City
residents are not exposed to mobile noise levels in excess of the
interior and exterior noise standards or the single event noise
standards specified in the El Segundo Municipal Code.
Objective NI -2: It is the objective of the City of El Segundo to ensure that City
residents are not exposed to stationary noise levels in excess of
El Segundo's Noise Ordinance standards.
Policy N1-2.1: Require all new projects to meet the City's Noise Ordinance
Standards as a condition of building permit approval.
Page 15 FEBRUARY2022
Program N1-2.1A: Address noise impacts in all environmental documents for
discretionary approval projects, to insure that noise sources
meet City Noise Ordinance standards. These sources may
include mechanical or electrical equipment, truck loading
areas, or outdoor speaker systems.
PUBLIC SAFETY ELEMENT
Goal PS1: Protect the public health and safety and minimize the social and economic
impacts associated with geologic hazards.
Objective PSI -1: It is the objective of the City of El Segundo to reduce exposure
to potentially hazardous geological conditions through land
use planning and project review.
Policy PSI -1.1: Continue to review proposals for new development and for the
expansion of existing development in areas of potential
geological hazards.
Program PS 1-1.1 A: The City shall review projects to ensure that slope design
considers the potential effects of high rainfall, private sewage
systems, landscaping irrigation, and possible runoff from
adjacent future development.
Policy PS1-1.2: Enforce, monitor and improve development standards which
place the responsibility on the developer, with advice from
qualified engineers and geologists, to develop and implement
adequate mitigation measures as conditions for project
approval.
Program PSI-1.2A: The City shall review projects to ensure that adequate
geotechnical investigation has been completed in areas
susceptible to land sliding and debris flows and in areas where
collapsible or expansive soils occur, and to approve only those
which mitigate these hazards to the satisfaction of the City
Engineer.
Policy PS2-1.2: The City shall assist in the prevention of structural damage in
areas with a high potential for liquefaction, landslides, and
mudslides by requiring geotechnical studies for new
development to mitigate potential impacts.
Goal PS6: A fire safe community.
Objective PS6-1: It is the objective of the City of El Segundo that the City
minimize threats to public safety and protect property from
Page 16 FEBRUARY2022
wildland and urban fires.
Policy PS6-1.1: Review projects and development proposals, and upgrade fire
prevention standards and mitigation measures in areas of high
urban fire hazard.
Policy PS6-1.2: Continue efforts to reduce fire hazards associated with older
buildings, high-rise buildings, and fire -prone industrial
facilities, and maintain adequate fire protection in all areas of
the City. Review projects and development proposals, and
upgrade fire prevention standards and mitigation measures in
areas of high urban fire hazard.
Program PS6-1.2C: The City shall continue to require that all property be
maintained in compliance with the fire code.
Goal PS7: Protect public health, safety, and welfare, and minimize loss of life, injury,
property damage, and disruption of vital services, resulting from earthquakes,
hazardous material incidents, and other natural and man-made disasters.
D. ENTITLEMENTS
The following entitlements are required in conjunction with this Specific Plan (SP No. 19-01):
• Environmental Assessment No. EA-1248 for the proposed mixed -use development
that will add 263 housing units, approximately 11,250 square feet of commercial
uses (comprised of retail, restaurant and hotel support based office uses), and 1,727
square feet of commercial floor area that cannot be occupied by commercial
businessesl, and three parking structures to provide parking for the uses in the
Specific Plan area.
• General Plan Amendment No. GPA 19-01 to change the land use designation from
"General Commercial" and "Parking" to "Pacific Coast Commons Specific Plan
(PCCSP)" with an accompanying Land Use map change.
• Zone Text Amendment No. ZTA 19-08 to add a new ESMC §15-3-2(A)(12)
"Pacific Coast Commons Specific Plan (PCCSP)."
• Zone Change No. ZC 19-01 to rezone the property from "General Commercial (C-
3)" and "Parking (P)" to "Pacific Coast Commons Specific Plan (PCCSP)" and an
accompanying Zoning map change.
1 This commercial floor area is located in the Fairfield Parking Site and is comprised of lobby area and access
to the multiple levels of the parking structure and any central circulation areas such as hallway access from the rear of
commercial businesses to the lobby and parking structure that is not usable floor area located within those commercial
businesses. This square footage is labeled as lobby area in Table III -II in this Plan.
Page 17 FEBRUARY2022
• Development Agreement No. DA 19-02 between the City of El Segundo and BRE
El Segundo Property Owner A LLC, BRE El Segundo Property Owner B LLC, and
BRE El Segundo Parking LLC.
• Vesting Tentative Tract Map No. (VTTM 82806) SUB 19-03 — for merger,
subdivision and residential/commercial condominium purposes reconfiguring 3
parcels (comprised of 12 existing lots) on the block bounded by Pacific Coast
Highway, Mariposa Avenue, Indiana Street and Holly Avenue and 3 parcels
(comprised of portions of 4 existing lots) on the block north of Mariposa Avenue
and south of Palm Avenue in the Specific Plan Area into 6 new individual lots.
Additionally, the Vesting Tentative Tract Map No. 82806 will allow: a) 1
residential ground and airspace parcel for 120 apartments and a maximum of 10
airspace parcels for commercial condominiums on Lot 1; b) a ground and airspace
parcel for the parking structure and up to a maximum of 10 airspace parcels for
commercial condominiums on Lot 4; and c) 1 residential ground and airspace parcel
for 137 apartments and up to a maximum of 20 airspace parcels for commercial
condominiums on Lot 5; and d) 6 residential condominiums (townhomes) on Lot
6.
• Site Plan Review No. SPR 19-01 to allow the site plan and architectural design to
construct the mixed -use commercial and residential development for the 263
residential units, 11,252 square feet of new commercial development, 1,727 square
feet of commercial floor area that cannot be occupied by commercial businesses2,
and 3 parking structures.
• Modification of Resolution Nos. 2759 and 2760 to rescind the previous approvals
SUB No. 14-05, Lot -Tie Covenant No. 14-03, Off -site Parking Covenant Nos.
MISC 14-03 and 14-06, leaving in place CUP No. 14-01 for the Fairfield Inn and
Suites Hotel and CUP No. 14-02 for the Aloft Hotel, along with alcohol service at
both hotels with modifications to the conditions of approval accordingly.
• Parking Demand Study and Shared Parking Analysis to establish the parking
requirements for the proposed commercial and residential development combined
with the existing hotel development.
• Shared Parking Agreement in conjunction with the Parking Demand Study and
Shared Parking Analysis, to replace the previous approval of Off -Site Parking
Covenant Nos. MISC 14-03 and MISC 14-06.
• Reciprocal Access Agreements for driveways and drive aisles accessing multiple
parcels.
2 This commercial floor area is located in the Fairfield Parking Site and is comprised of lobby area and access
to the multiple levels of the parking structure and any central circulation areas such as hallway access from the rear of
commercial businesses to the lobby and parking structure that is not usable floor area located within those commercial
businesses. This square footage is labeled as lobby area in Table III -II in this Plan.
Page 18 FEBRUARY2022
Street dedication waiver requests for a portion of the dedication requirements for
the south side of Mariposa Avenue and for a portion of the dedication requirements
for the east side of Indiana Street.
Findings justifying the General Plan Amendment and Zone Change include:
1. The primary objective of the Specific Plan is to provide for superior, more
comprehensive site planning of the Specific Plan area and zoning standards that
address the needs of the unique master planned site that will maintain the existing
hotel uses and construct new mixed -use multiple -family residential and commercial
neighborhood serving uses in three phases.
2. Uses permitted within the Specific Plan area are consistent with the proposed
zoning and are compatible with adjacent uses.
3. The Specific Plan will provide for additional housing opportunities in a variety of
housing sizes, types and densities in support of the goals of the Housing Element
of the General Plan.
E. EXISTING LAND USES
The City of El Segundo has distinctive land use patterns, which are divided into four quadrants by
the intersection of Pacific Coast Highway and El Segundo Boulevard. Compatibility of an
individual land use is determined mainly by its relationship to other uses within its quadrant. The
Pacific Coast Commons Specific Plan area is located in the northwestern quadrant of the City of
El Segundo, which is west of Pacific Coast Highway and north of El Segundo Boulevard. The
design and implementation of this Specific Plan relate directly to its position within this larger
context.
The Pacific Coast Commons Specific Plan is located in the northwest quadrant of the City. The
northwest quadrant of the City has the most varied mix of uses within the City. All of the City's
residential units, the Downtown area, the Civic Center, the commercial uses and hotel uses along
the west side of the Pacific Coast Highway corridor and the industrial area of Smoky Hollow, are
located in this quadrant.
The northeast quadrant of the City lies east across Pacific Coast Highway and north of El Segundo
Boulevard. It consists primarily of corporate office and urban mixed uses which allow for office
and commercial uses. The southwest quadrant of the City lies south of El Segundo Boulevard and
west of Pacific Coast Highway. It consists primarily of an oil refinery/heavy industrial use. The
southeast quadrant of the City lies south of El Segundo Boulevard and east of Pacific Coast
Highway. It consists primarily of the light industrial land use category which allows a mixture of
industrial and office uses. This quadrant also contains a commercial region which is home to the
retail developments of Plaza El Segundo and the Point, which are both lifestyle commercial retail
shopping centers that total approximately 500,000 square feet and the Lakes Municipal Golf
Course. A Multimedia Overlay Zone overlies both the southeast and northeast quadrants of the
City.
Page 19 FEBRUARY2022
Before the adoption of the Pacific Coast Commons Specific Plan (PCCSP) the property was
designated as General Commercial and Parking in the General Plan Land Use Element with
General Commercial (C-3) and Parking (P) zoning.
Adjacent land uses include the following:
North: The adjacent land uses to the north include: a fast food restaurant, a vacant
restaurant and parking lot, and multi -family residential uses. A gas station is
located on the northwest corner of Mariposa Avenue and Pacific Coast
Highway which is north of the superblock that contains the two existing hotels
and south east of the parking lot for the Fairfield Inn and Suites Hotel located
along Pacific Coast Highway between Mariposa and Palm Avenues. A fast-
food restaurant, Carl's Jr., is located northeast of the same parking lot. Carl's
Jr. is located at the southwest corner of Pacific Coast Highway and Palm
Avenue.
East: The adjacent land uses to the east across Pacific Coast Highway include: a
property with restaurants and office uses, a Ralphs market, two commercial
shopping centers with retail and restaurant uses, and a 6- story office building.
South: The adjacent land uses to the south of Holly Avenue include a small commercial
shopping center with a drug store, bank, two restaurants and retail store.
West: The adjacent land uses to the west include multi -family residential uses.
Page 20 FEBRUARY2022
III. LAND USE PLAN
The Pacific Coast Commons Specific Plan encompasses 6.38 gross acres of existing developable
area that includes the "superblock" bounded by Pacific Coast Highway, Mariposa Avenue, Holly
Avenue and Indiana Street and a portion of the block to the north of the "superblock" that has
frontage on Pacific Coast Highway, Mariposa Avenue to the south, and Palm Avenue to the north,
see Exhibit 5, Land Use Plan, and Exhibit 6, Conceptual Site Plan. The Pacific Coast Commons
Specific Plan ("PCCSP") has 5 land use districts within the plan boundary which is discussed in
detail below.
Table III -I provides a Land Use Summary with the square footage of the new development and the
existing development. Table III -II provides greater detail of the project development scenario with
the uses on each Parcel (per the Vesting Tentative Map), the acreage of the parcel, the building
area (gross and net), and the FAR.
The existing Aloft Hotel will remain. Two of the three buildings that comprise the existing
Fairfield Inn & Suites Hotel will remain. The 41,660 square -foot, 2-story building at the southwest
corner of Pacific Coast Highway and Mariposa Avenue commonly called the "Food and Beverage"
building (primarily comprised of conference/meeting rooms and restaurant space) will be
demolished and replaced with a parking structure that contains parking primarily for the Fairfield
Inn and Suites Hotel and 3,273 gross square feet of new commercial uses at the front of the
structure. Access to the parking structure occurs primarily from an existing driveway on Pacific
Coast Highway.
The existing parking lot located at the south end of the PCCSP bounded by Holly Street to the
south, Indiana Street to the west, Pacific Coast Highway to the east and the Aloft Hotel to the north
will be replaced with new development. The new development will be a residential/commercial
mixed -use project with a parking structure integrated into the building design. The new building
will include 120 residential units (apartments) and 5,756 gross square feet of commercial uses.
The parking structure will have access from existing driveways on Pacific Coast Highway and
Indiana Street.
The existing northern parking lot that is on the block north of the Fairfield Inn and Suites Hotel
with frontage on Pacific Coast Highway, bounded by Mariposa Avenue to the south and Palm
Avenue to the north will be replaced with new development. The new residential/commercial
mixed -use project will include 137 residential units (apartments) and 2,223 gross square feet of
new commercial development. It will have a parking structure integrated into the building design
with access to the structure from existing driveways on both Mariposa and Palm Avenues. The
north parking lot site will also include 6 townhomes which are located directly west of the Carl's
Jr. restaurant and south of Palm Avenue.
A. DEVELOPMENT CONCEPT
The Specific Plan establishes the general type, parameters and character of the development in
order to develop an integrated Project area that is also compatible with and complements the
surrounding area. The proximity of the Specific Plan Area to other residential and commercial
Page 21 FEBRUARY2022
uses, freeways, major arterials, and the Metro Rail makes it an appropriate and attractive location
for a residential/commercial mixed -use development that provides both housing and facilitates
economic development in El Segundo.
The Pacific Coast Commons Specific Plan development concept provides a transition from the
multi -family neighborhoods to the west and the large-scale commercial uses to the east of Pacific
Coast Highway. The Pacific Coast Commons Specific Plan provides for both the maintenance of
both the existing Aloft hotel and the Fairfield Inn and Suites hotel within the Specific Plan
boundaries with the addition of new mixed -use residential/commercial development to
complement the hotel uses and to provide compatible uses to the surrounding neighborhood. The
development will include 3 parking structures incorporated into the development to provide both
replacement parking for the hotels from the loss of surface parking as well as provide parking for
new uses.
On an overall basis, the maximum development potential within the 6.23-acre (post dedications)
Specific Plan is based upon an average floor area ratio (FAR) of 2.15. A 2.15 FAR results in a
maximum development intensity of 622,398 gross square feet. The 622,398 gross square feet
includes 282,398 gross square feet of existing development that will remain and 340,000 gross
square feet of new square footage of residential and commercial uses combined. The floor area
ratio varies in each of the 5 land use districts that range from a minimum of 0.16 to a maximum of
2.70 based upon how the uses are configured combined with the nonconforming conditions for the
two existing hotels (see Table III -III).
Residential uses are proposed in 2 of the 5 land use districts, namely the PCC Mixed -Use 1 (PCC
MU-1) district at the southern end of the Specific Plan area and the PCC Mixed -Use 2 (PCC MU-
2) district at the northern end of the Specific Plan area. There are 120 dwelling units (apartments)
in the PCC MU-1 land use district and 143 dwelling units in the PCC MU-2 land use district
comprised of 137 apartments and 6 townhomes. The density in the PCC MU-1 land use district is
approximately 97 dwelling units to the acre (96.67 dwelling units to the acre based upon 54,072
square feet of land area) and the density in the PCC MU-2 land use district is approximately 80
units to the acre (79.17 dwelling units to the acre based upon 78,686 square feet of land area). The
average density of the two land use districts combined is 86.31 units to the acre and the average
density within the entire Specific Plan area is 42.22 units to the acre. If the land area of either PCC
Mixed -Use 1 or PCC Mixed -Use 2 is reduced, the number of dwelling units to the acre would
increase accordingly.
The Pacific Coast Commons Specific Plan allows affordable housing and provides reduced
requirements for parking in the Development Standards Chapter of this Specific Plan. The 263
residential units permitted in this Specific Plan including affordable housing units will contribute
significantly to the City's housing allocation requirements specified in the Regional Housing
Needs Assessment (RHNA) established by State law.
B. LAND USE PLAN
The Pacific Coast Commons Specific Plan is based upon the following land uses (refer to Exhibit
5, Land Use Plan):
Page 22 FEBRUARY2022
1. PCC Mixed -Use 1 (PCC MU-1)
The PCC Mixed -Use 1 (PCC MU-1) land use designation is located on the southernmost
parcel with frontage on Pacific Coast Highway, Holly Avenue and Indiana Street, totaling
1.242 net acres (the developable portion of the proposed parcel after dedication of right-
of-way). It is both a corner parcel and a through lot. The PCC MU-1 area allows for
multiple -family residential uses (apartments) and several commercial uses. The specific
residential and commercial uses are limited in this land use category as specified in the
Specific Plan's development regulations. The parcel that contains the PCC Mixed -Use 1
(PCC MU-1) land use district currently contains the parking lot for the Aloft hotel that is
located on the adjacent parcel, as shown in the conceptual site plan in Exhibit 6, Conceptual
Site Plan.
2. PCC Commercial-1 (PCC COM-1)
The Commercial-1 (COM-1) land use designation is located on the parcel to the north of
the PCC Mixed -Use 1 (PCC MU-1) land use designation with frontage on both Pacific
Coast Highway and Indiana Street (it is a through lot). The PCC Commercial-1 (PCC
COM-1) land use category totals 0.905 net acres (the developable portion of the proposed
parcel after dedication of right-of-way). The PCC Commercial-1 (PCC COM-1) area
allows hotels and several other commercial uses that are either accessory to hotel uses or
complementary uses. The specific commercial uses in this land use category are specified
in the Specific Plan's development regulations. The parcel currently contains the existing
Aloft Hotel which will remain, as shown in the conceptual site plan in Exhibit 6,
Conceptual Site Plan.
3. PCC Commercial-2 (PCC COM-2)
The PCC Commercial-2 (PCC COM-2) land use designation is located on the parcel to the
north of the PCC Commercial-1 (PCC COM-1) land use designation with frontage on both
Pacific Coast Highway and Indiana Street (it is a through lot). The PCC Commercial-2
(PCC COM-2) land use category totals 1.549 net acres (the developable portion of the
proposed parcel after dedication of right-of-way). The PCC Commercial-2 (PCC COM-2)
area allows hotels and several other commercial uses that are either accessory to hotel uses
or complementary uses. The permitted commercial uses in this land use category are
specified in the Specific Plan's development regulations. The parcel currently contains the
existing Fairfield Inn and Suites hotel (3 buildings) which will remain, as shown in the
conceptual site plan in Exhibit 6, Conceptual Site Plan. One of the three existing buildings
known as the "Food and Beverage" building which is partially located in the PCC COM-2
land use district and partially located in the PCC COM-3 land use district will be
demolished.
4. PCC Commercial-3 (PCC COM-3)
The PCC Commercial-3 (PCC COM-3) land use designation is located on the parcel to the
Page 23 FEBRUARY2022
north of the PCC Commercial-2 (PCC COM-2) land use designation with frontage on
Pacific Coast Highway, Mariposa Avenue, and Indiana Street (it is a through lot). The
PCC Commercial-3 (PCC COM-3) land use category totals 0.728 net acres (the
developable portion of the proposed parcel after dedication of right-of-way). The PCC
Commercial-3 (PCC COM-3) area allows hotels and several other commercial uses that
are either accessory to hotel uses or complementary uses. The specific commercial uses in
this land use category are specified in the Specific Plan's development regulations. The
parcel currently contains the existing Fairfield Inn and Suites hotel food and beverage
building that will be demolished and replaced with other commercial uses and a parking
structure, as shown in the conceptual site plan in Exhibit 6, Conceptual Site Plan.
5. PCC Mixed -Use 2 (PCC MU-2)
The PCC Mixed -Use 2 (PCC MU-2) land use designation is located on the northernmost
parcel with frontage on Pacific Coast Highway, Mariposa Avenue and Palm Avenue,
totaling 1.806 net acres (the developable portion of the proposed parcels after dedication
of right-of-way). The PCC MU-2 area allows for multiple -family residential (apartments
and condominiums) and several commercial uses. The specific residential and commercial
uses are limited in this land use category as specified in the Specific Plan's development
regulations. The parcel currently contains a parking lot that provides parking for the
Fairfield Inn and Suites. The parking lot will be demolished and replaced with multiple -
family residential uses (a mix of apartments and townhomes) and commercial uses, as
shown in the conceptual site plan in Exhibit 6, Conceptual Site Plan. The PCC Mixed -Use
2 (PCC MU-2) land use district is proposed to be comprised of 2 parcels as shown in the
Vesting Tentative Map with one parcel containing 137 multiple family residential units
(apartments) and commercial uses. The other parcel contains 6 townhomes (condominium
units).
Table III-1, Land Use Summary -Project Development Scenario, and Table III -II, Land Uses -
Project Development Scenario, show the anticipated project development scenario for the
implementation of the uses and standards of this Specific Plan based upon the Conceptual Site
Plan shown in Exhibit 6, Conceptual Site Plan and the Vesting Tentative Map shown in Exhibit
7A, Vesting Tentative Map No. 82806. An additional exhibit is provided for greater clarity of
existing and proposed lot configuration conditions which is also provided in Exhibit 713, Existing
and Proposed Lot Configuration Diagram. Table III -III, Land Use Summary -Specific Plan
Scenario shows the maximum allowable floor area for each of the 5 land use districts.
Page 24 FEBRUARY2022
Table III-1
Land Use Summary — Project Development Scenario
Land Use
Building Area (Net)
Building Area (Gross)
(square feet)
(square feet)
New Development
Multi -family Residential (Apartments)
136,571
140,794
(120 dwelling units in the PCC MU-1
District)
Multi -family Residential (Apartments)
159,062
163,472
(137 dwelling units in the PCC MU-2
District)
Multi -family Residential (Townhomes
9,540
10,344
/Condominiums) (6 dwelling units in
the PCC MU-2 District)
Commercial uses (PCC MU-1
5,583
5,756
District)
Commercial uses (PCC COM-3
4,345
4,479
District)
Commercial uses (PCC MU-2
2,156
2,223
District)
Subtotal New Development
317,257
327,068
Existing Development
Hotel (Aloft)
98,741
106,747
Hotel (Fairfield Inn and Suites)
190,026
217,311
Subtotal Existing Development
288,767
324,058
Existing Development To Be
- 36,605
- 41,660
Demolished (Fairfield Inn and Suites
"Food and Beverage" Building)
Subtotal Existing Development
25Z162
282,398
After Demolition of "Food and
Beverage" Building
Total Site Development
569,419
609,466
Page 25 FEBRUARY2022
Table III -II
Land Uses - Project Development Scenario
Subdivision Parcel Use Acreage3 Building Area Building Area FAR5
PCC Mixed -Use 1 (PCC MU-1))
Multiple -family
1
Residential (120
136,571
140,794
apartments)
1
Commercial Uses
5,583
5,756
1
Parking Structure
-
-
-
Subtotal
1.242 (54,072
square feet)
142,154
146,550
2.63
PCC Commercial-1 (PCC COM-1)
2
Commercial -
98,741
106,747
-
Existing Hotel (Aloft)
Subtotal
0.905 (39,425
square feet)
98,741
106,747
2.51
PCC Commercial-2 (PCC 60M-2))
Commercial -Existing
3
Hotel (Fairfield Inn
190,026
217,311
-
and Suites)
Existing Hotel
4
(Fairfield Inn & Suites
-36,605
-41,660
-
- Food & Beverage
Building)
Subtotal
1.549 (67,487
square feet)
153,421
175,651
2.28
PCC Commercial-3 (PCC COM-3)
4
Commercial Uses
3,175
3,273
-
4
Parking structure/
1,170
1,206
-
lobby
Subtotal
0.728 (31,693
square feet)
4,345
4,479
0.14
PCC Mixed -Use 2 (PCC MU-2)
Multiple -family
5
Residential (137
159,062
163,472
apartments)
5
Commercial Uses
2,156
2,223
5
Parking Structure
-
-
Multiple -family
6
Residential (6
9,540
10,344
-
townhomes)
Subtotal
1.806 (78,686
square feet)
170,758
176,039
2.24
TOTAL DEVELOPMENT
6.23 (271,363
569,419
609,466
2.15
square feet)
3 Acreage is based upon net acreage post dedications.
4 Total allowable intensity per the Specific Plan is capped at 622,398 gross square feet (both existing and new development combined).
5 FAR calculation is based upon net floor area and developable lot area. See Chapter VI for definitions of gross and net floor area.
Page 26 FEBRUARY2022
Table III -III
Land Use Summary — Specific Plan Scenario
Use District
Building Area (Net)
Building Area (Gross)
FloorLand
(square feet)
(square feet)
(FAR)
PCC Mixed-Use-1 (PCC MU-
1)
145,500
150,000
2.70
PCC Commercial-1 (PCC
98,741
106,747
2.51
COM-1)
PCC Commercial-2 (PCC
153,421
175,651
2.28
COM-2)
PCC Commercial-3 (PCC
4,850
5,000
0.16
COM-3)
PCC Mixed-Use-2 (PCC MU-
179,450
185,000
2.29
2)
Total Development (New +
581,962
622,398
2.15
Existing)
Page 27 FEBRUARY2022
r t _ ;fri.'14
a� }t
PCC MU 2
, 1
:`macA IF
�
\ PCC COM-3�
• i G t l' ,
I {_
`�`
r I PCC COM- 2 t ►,
et �
PCC Mixed-Use-1
PcC MU-1c. PCC Commercial-1
PCC Commercial-2
PCC Commercial-3
C
PCC Mixed-Use-2
EXHIBIT 5
LAND USE PLAN
Page 28 FEBRUARY2022
k.
�I
EXHIBIT 6
CONCEPTUAL SITE PLAN
Page 29 FEBRUARY2022
VESTING TENTATIVE TRACT MAPNa. 82806 kpff
EXISTING CONDITIONS
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�Kso�aN�usePa�uEmaml
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NOT A PART
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say esT� .r,C7C�a
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NET ,~I PART
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WASHINGTON STREET
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Ala
W
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IDIANAS T_ REET
7
>�
Cif IINEIYPES ABBR ATII LEGEND
a& s
SHEET 2 OF 3
EXHIBIT 7A
VESTING TENTATIVE MAP # 82806
(EXISTING CONDITIONS)
(Source: KPFF)
Page 30 FEBRUARY2022
VESTING TENTATIVE TRACTMAPNo. 82806
PROPOSED CONDITIONS
PACIFIC COAST HIGHWAY—
y_LWNI:MNA9FERl�4G4&401
f �r
NOT A PAfiT
i
INOIANASTREET
MI6 m..e,mn�' NOT A PART 7r am ever uuen. �'••,rJ'
WEL 6E U..
? m9. 21/111115 r a'� LNEIYPES PBBRElM71I LKENND
3 6L9GN I1B 8 iw ZI� ii
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vn
N WASHINGTONSTREET
-�X- --- --- -L--�.
w6
EXHIBIT 7A
VESTING TENTATIVE MAP # 82806
(PROPOSED CONDITIONS)
(Source: KPFF)
1qjff
SHEET 3OF3
Page 31 FEBRUARY2022
PALM AVENUE —�—
= EXISTING FROP474 D SOJTF£RLY LINE OF
G) PRpFERTY LINE (TYP.) ExEST]NG PARCEL 6
Alm Ng1�-Fl-EI`a Y IFS
1
z�
m
m
m
EL11 AVER
I
4.
4F EXISTING PAWL 5
EXTSTIW PARCEL
LINE (TYP.) NOT PART I
SOUTHERLY LIE OF
FRDOOSED LET 6 AW
")RTrERLY LINE QF
PR20P[ISED LOT 5
NOT A PART
VACATED LIFE
41i
D S14 0
SCALE: 1 "=0'
912
nl �
ml mo
MARIPOSA AVEN U E —
LINETYPE
— CENTERLINE
— — — DEVELOPABLE LIMITS
E)i15T1NG PARCEL LINE
- - - - - - - - - PROPOSED LOT LICE
RIGHT-OF-WAY LINE
VACATM LINE
DEVELOPABLE
LIMITS
EXIST1% AND
STY
LINE (TYP_)
NOT A
PART
EXISTING AND
PKPOEED
PROPERTY
LJNE (TYP,)
DEVELOPABLE
LIMITS
PROPOSE[
z
DEVELOPABLE
LIMITS
�I
rn�Fill
�L
PINE AVENUE
PARCEL 2
i 1.AN,) I114v
11 PAR C L T
HOLLY AVENUE
UTI- LY LINE
GF EXISTTNG
PAM 3 AND
I� NDRTFERLY LINE
OF EXISTING
PARCEL 2
EXHIBIT 7B
EXISTING AND PROPOSED FINAL LOT CONFIGURATION DIAGRAM
(Source: KPFF)
Page 32 FEBRUARY2022
C. PHASING
Construction of the new development areas would occur in three phases. The first phase of
construction would occur in the PCC Commercial-3 (PCC COM-3) land use district at the Fairfield
Parking Site/Area 4. The second phase of construction would consist of the South Site/Area 1
development in the PCC Mixed -Use 1 (PCC MU-1) land use district. The third phase of
construction would consist of the North Site/Area 5 development in the PCC Mixed -Use 2 (PCC
MU-2) land use district. It is currently anticipated that these phases will occur sequentially and if
so, are anticipated to be completed within 4 1/2 years of EIR certification and project approval.
However, if the second and third phases of development occur concurrently, construction is
anticipated to be completed within 2 years and 8 months of EIR certification and project approval.
D. CIRCULATION PLAN
Regionally, the Specific Plan site is accessible from the San Diego freeway (405), Century
Freeway (105), the Metro Green Line, multiple bus lines, and the major arterial Pacific Coast
Highway. No public rights -of -way are proposed within the boundaries of the Specific Plan.
However, the Specific Plan site has several vehicular access points off four of the streets
surrounding the Specific Plan area including Pacific Coast Highway, Mariposa Avenue, Indiana
Street and Palm Avenue. The development of the Specific Plan will facilitate on -site circulation
and parking. Access will be provided for emergency vehicles to Area 5 in the PCC Mixed -Use 2
(PCC MU-2) land use district via the two vehicle access points to the fire lane from Mariposa and
Palm Avenues. Development within the Specific Plan site will provide infrastructure and facilitate
access for various modes of travel including automobiles, bicycles, and pedestrians. Pedestrian
and handicap access will be provided between buildings and to public sidewalks on the five street
frontages along the site.
VEHICULAR CIRCULATION
The proposed street dedications and street dedication waivers discussed in the sections below are
depicted in Exhibit 7C, Conceptual Street Dedication Plan.
Pacific Coast Highway. Pacific Coast Highway is an existing public major arterial street that
abuts the property on its eastern edge. No additional right-of-way improvements are required as a
result of the development allowed in the Specific Plan. No additional curb cuts besides the three
existing curb cuts that provide access and circulation to the two existing hotels may be allowed
along Pacific Coast Highway in the Specific Plan area. The two existing driveways that access
the north parking lot at 629 North Pacific Coast Highway will be removed.
Mariposa Avenue. Mariposa Avenue is an existing public 2-lane collector street that abuts the
property between the northern and southern blocks of the Specific Plan area. Some additional
right-of-way improvements are required as a result of the development allowed in the Specific
Plan. A waiver request was granted for a portion of the street dedication requirements on the south
side of Mariposa Avenue. No additional curb cuts besides the one existing curb cut on the north
side of the street (which also serves as a fire lane) may be allowed along the north side of
Page 33 FEBRUARY2022
ZI
Cr]
J'�
ELM AVENUE
PALM AVENUE
SO.frt-CRLY LINE OF
PRQl%ED LOT 6 AND
NORTHERLY LINE OF
PROPOSM LOT 5
NOT A PART
Pub F'hUPERTY LINE
N
led N —$
40
0 1 10' 220'
SCALE: 1 A=0'
MARIPOSA AVENUE
CENTE♦RUNE
PROPERTY LINE
— — — — — — — PROPOSED LOT LINE
RIGHT-OF-WAY LINE
—
F� rPROFttSED PRO
NOT A PART
NOT A
PART
0
PFtPOSM PROPERTY LIrJE : '
0
I
rF�
PINE AVENUE
NET AREA (POST -PROPOSED DEDICATIONS,
DEVELOPABLE PROPERTY) I
NET AREA (POST -PROPOSED DEDICATIONS, DEVELOPABLE PROPERTY)
PROPOSER LOT 1 54,072 $O- FT- 4R 1.241 ACRES kPR�PROPOSED LOT 2 39r425 SO. Fr- OR 0-9Z ACRES
PROPOSED LOT 3 67.487 SO. FT. OR 1.549 ACRES
PROPOSM LOT 4 31.693 SO, fT. OR 0.728 ACRES
PROPOSED LOT S 65,915 SO- F?- OR 1,513 ACRES O'
PROPOSED LOT 6 12,771 SCE- FT- OR 0. 3 ACRES
'PROPOSED LOT 4 AREA INCLUDES DEDUOTJON OF APP YJMATELY
722 $Q. FL FOR PROPOSED FUTLW RIGHT -TURN ONLY LANE
SUBJECT TO DE51GH AND APPROVAL BY THE CITY OF EL SEGt1NJDO.LL
HOLLY AVEN
Y LINE
1
I
r�
PR0003EO FUTURC
RIGHT - TVR1 ONLY
LANE
I
i L T re
LOT 1
11
Per PWPERTY LINE
EXHIBIT 7C
CONCEPTUAL STREET DEDICATION PLAN
(Source: KPFF)
Page 34 FEBRUARY2022
Mariposa Avenue in the Specific Plan area. No curb cuts may be allowed along the south side of
Mariposa Avenue within the Specific Plan area.
Palm Avenue. Palm Avenue is an existing public local commercial/residential street that abuts the
property on its northern edge. Palm Avenue has been classified as a local commercial street for
the frontage of the Specific Plan area. Some additional right-of-way improvements are required
as a result of the development allowed in the Specific Plan. No additional curb cuts besides the
one existing curb cut (which also serves as a fire lane) may be allowed along Palm Avenue within
the Specific Plan area. Street dedication to expand the width of the public right-of-way will be
provided.
Holly Avenue. Holly Avenue is an existing public local commercial/residential street that abuts
the property on its southern edge. Holly Avenue is classified as a local commercial street for the
block fronting the Specific Plan area. Some additional right-of-way improvements are required as
a result of the development allowed in the Specific Plan. There are no existing curb cuts along
this block of Holly Avenue. No curb cuts may be allowed along Holly Avenue in the Specific
Plan area. Street dedication to expand the width of the public right-of-way will be provided.
Indiana Street. Indiana Street is an existing public local commercial/residential street that abuts
the property on its western edge. Some additional right-of-way improvements are required as a
result of the development allowed in the Specific Plan. The project includes dedication of 25 feet
of existing roadway and sidewalk (to the centerline of the street) to the City of El Segundo.
Currently, the roadway and sidewalk are privately owned and the City of El Segundo only has
easement rights. An additional dedication of 4 feet will be provided on the east side of the street
along the frontage of Proposed Lots 1 and 4 only. A waiver request was granted for a 3-foot
portion of the street dedication requirements to expand the right-of-way on the east side of the
street for the portions of the block where new development is proposed in the PCC COM-3 and a
the PCC MU-1 land use districts (along the frontage of proposed Lots 1 and 4). Additionally, a
waiver request was granted for a 7-foot portion of the street dedication requirements to expand the
right-of-way on the east side of the street for the portion of the block where existing development
is located in the PCC COM-1 and PCC COM-2 land use districts (along the frontage of proposed
Lots 2 and 3). No additional curb cuts besides the three existing curb cuts may be allowed along
Indiana Street.
Public Transit
Public transit includes the Metro C Line and multiple bus lines that operate in the vicinity of the
Specific Plan. The Metro C line is a light rail line running between Redondo Beach and Norwalk.
The line runs north/south east of the project site along Nash Street with the closest station at Nash
Street and Mariposa Avenue. The Mariposa C Line station is approximately % mile away from
the project site.
There are two Metro bus lines, one Beach Cities bus line, and two LADOT Commuter Express
lines that run in the vicinity of the Specific Plan. Metro Line 232 provides local service between
the City of El Segundo and downtown Long Beach and runs along Pacific Coast Highway.
LADOT Commuter Express 574 provides express service on weekdays from Encino to the City
Page 35 FEBRUARY2022
of Hawthorne along Pacific Coast Highway and then heads east along El Segundo Boulevard south
of the project site. Beach Cities Line 109 provides local service between the City of Redondo
Beach and Los Angeles International Airport and runs along Pacific Coast Highway south of
Grand Avenue (one block south of the Specific Plan area) and turns onto Grand Avenue to
Downtown El Segundo to Main Street and north to Imperial Highway. Metro Line 625 provides
local service between the City of El Segundo and Los Angeles International Airport and it runs
along Imperial Highway north of the Specific Plan area. LADOT Commuter Express 438 provides
express service on weekdays from El Segundo to the Downtown Los Angeles Financial District
along Imperial Highway north of the project site. LADOT Commuter Express 439 provides
express service on weekdays from El Segundo to Downtown Los Angeles along Douglas Street
and Imperial Highway to the east of the site.
NON -VEHICULAR CIRCULATION
Walkways will be provided connecting the buildings, uses (hotels, residential and commercial
uses), parking structures and surfaces areas, and the public sidewalks on the five (5) surrounding
streets (Pacific Coast Highway, Mariposa Avenue, Palm Avenue, Holly Avenue and Indiana
Street). Marked crosswalks are provided at all major arterial intersections.
The City of El Segundo adopted the South Bay Bicycle Plan and it has implemented some of the
bicycle improvements in the proposed Bicycle Plan network including 4.9 miles of Class III Bike
Routes (where vehicles and bicycles share travel lanes) on several City streets. The Bike Routes
that are closest to the Specific Plan area are on Grand Avenue from Loma Vista Street to Duley
Road and on Nash Street from Imperial Highway to El Segundo Boulevard. The Bicycle Master
Plan includes Class I Bike Paths, Class II Bike Lanes, Class III Bike Routes and Bike -Friendly
streets. The nearest proposed facilities are a Class II Bike Lane running east -west on Mariposa
Avenue and a Class I Bike Path on Washington Street one block west of the Specific Plan
boundary.
Bicycle parking facilities in accordance with Municipal Code and California Green Building Code
requirements will be provided in multiple locations in the parking structures and surface parking
areas in the Specific Plan.
E. GRADING CONCEPT
Some rough grading will be required at the South Site located in the PCC Mixed -Use 1 (PCC MU-
1) land use district, the Fairfield Parking Site located in the PCC Commercial-3 (PCC COM-3)
land use district, and the North Site located in the PCC Mixed -Use 2 (PCC MU-2) land use district.
No grading will be required for the areas where the existing hotel buildings will remain.
Site grading will require a combination of cut and fill to create a building/parking structure pad
and to accommodate one level of subterranean parking and retaining walls on the South Site as a
result of the existing sloped topography. The property slopes down from Pacific Coast Highway
to Indiana Street and slopes down toward Holly Avenue as well with the lowest point at the
intersection of Indiana Street and Holly Avenue. The grading is estimated to result in
approximately 27,700 cubic yards of cut and fill resulting in 17,700 cubic yards of soil export.
Page 36 FEBRUARY2022
The Fairfield Parking Site and the North Site are relatively flat. The Fairfield Parking site is
estimated to require 6,000 cubic yards of cut and fill for site rebalancing that will result in 0 cubic
yards of export. The North Site is estimated to require 15,000 cubic yards of cut and fill for site
rebalancing resulting in 0 cubic yards of soil export. Final grading plans will be approved by the
City Engineer before the City issues grading permits.
Page 37 FEBRUARY2022
IV. UTILITIES AND INFRASTRUCTURE
The following is a summary of existing and proposed public infrastructure for development of the
Specific Plan area. All infrastructure will be constructed in accordance with the standards of the
governing agency.
A. WATER SERVICE
EXISTING CONDITION
Water utility service is provided by the City of El Segundo and is currently available within the
Specific Plan area and serves the two existing hotels. Water is purchased through West Basin
Municipal Water District which is a member of The Metropolitan Water District of Southern
California.
There is an existing City of El Segundo 10-inch asbestos -cement water line located 11 feet west
of the centerline of Indiana Street. This water line is scheduled to be replaced with a new 10-inch
ductile iron water main in FY 2020-2021. There are also two existing water lines in Pacific Coast
Highway. One is a City of El Segundo 10-inch ductile iron pipe located 32-feet west of the street
centerline. The other is a 10-inch pipe located 33-feet east of the street centerline. In Palm Avenue
north of the Specific Plan area, there is a City of El Segundo 10-inch asbestos -cement pipe located
6 feet north of the street centerline. In Holly Street south of the Specific Plan area, there is a City
of El Segundo 10-inch asbestos -cement pipe located 13 feet south of the street centerline. There is
also an existing City of El Segundo 10-inch ductile iron water line in Mariposa Avenue, located
6-feet south of the street centerline (refer to Exhibits 8A, 8B and 8C, Conceptual Water Plan South
Site, Conceptual Water Plan Fairfield Parking Site, and Conceptual Water Plan North Site
respectively).
Water for fire suppression is provided by on -site building sprinklers and from 7 off -site fire
hydrants. Existing fire hydrants owned by the City of El Segundo are located along Pacific Coast
Highway, Holly Avenue, and Indiana Street.
PROPOSED CONDITION
The water service connection for domestic water and fire protection shall be made to one or more
of the existing City of El Segundo water lines. The specific location of these connections and pipe
sizing will be based upon the City of El Segundo's approval. The system shall provide adequate
water supply for operation of the building's domestic requirements, automatic sprinkler systems
and on -site fire hydrants (if required by the State or City Fire Marshal). A Conceptual Water
Utility Plan has been developed for the Specific Plan Area (refer to Exhibits 8A, 8B and 8C,
Conceptual Water Plan South Site, Conceptual Water Plan Fairfield Parking Site, and Conceptual
Water Plan North Site respectively).
Fire flows for the proposed development will be based on the requirements listed in that version
of the California Fire Code that is in effect at the time of plan submission, as amended by the City.
Page 38 FEBRUARY2022
Demands for domestic water in the proposed condition were calculated with the assumption that
they will be 120% of the sewer demand rates. s
Based on the requirements outlined by the El Segundo Fire Department in Regulation H-2-a for
Fire Hydrant and Private Fire Main System Installation, 2 additional fire hydrants may need to be
installed in order to provide coverage for portions of the proposed buildings that are in excess of
150-feet from a public fire hydrant. Coordination with the El Segundo Fire Department Fire
Prevention Division is required to determine whether the additional fire hydrants will be located
in the public street and/or within the development.
The minimum number of fire hydrants required was calculated using Table C102.1 from the
California Fire Code. The spacing between fire hydrants for all three sites will be 300-feet for
public fire hydrants, as stated in the City of El Segundo Fire Prevention Division "Regulation H-
2-a Fire Hydrant and Private Fire Main System Installation" document (see Table IV-2 below for
the hydrant and number spacing requirements).
Table IV-2. Required Number and Spacing of Fire Hydrants.
Minimum Number of Spacing Between Hydrants
Hydrants
North Site 3
Fairfield Parking 1 300 ft (typ.)
South Site 3
Page 39 FEBRUARY2022
(E) 10" WATER
CITY OF
ELSEGUNDO
J-687
(E) 10" WATER
CITY OF
ELSEGUNDO
J-627
(E) 4" WATER
(E) 10" WATER
CITY OF EL SEGUNDO
J-701
ADz
0 40' 80'
SCALE: 1" = 80'
WATER -SOUTH SITE
(E) 14" WATER
CITY OF EL SEGUNDO
J-626
— w•
PROPERTY
LINE
1-` w1I . W I_..
ssH f —i� � i f���--rSPACIFIC COAST HWY. s5
r—(E) 10" WATER
DOMESTIC WATER RESIDENTIAL PEAK FLOW RATE = 288 GPM
DOMESTIC WATER COMMERCIAL PEAK FLOW RATE = 44.1 GPM
ESTIMATED DOMESTIC WATER USAGE = 22,800 GPD
PROPOSED (P) WATER UTILITIES SHALL TIE IN TO ONE OR MORE OF THE
EXISTING (E) WATER MAINS ON INDIANA ST, HOLLY AVE, AND/OR PACIFIC
COAST HWY.
EXHIBIT 8A
CONCEPTUAL WATER PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Page 40 FEBRUARY2022
WATER - FAIRFIELD PARKING
(E) 10" WATER
CITY OF EL SEGUNDO—
J-626
(E) PROPERTY
LINE
(E) 10" WATER
CITY OF EL SEGUNDO
J-702
(E) 10" WATER
CITY OF EL SEGUNDO
J-739
(P) PROPERTY
LINE
- V 55
PACIFIC COAST HWY.
JZ
WIF
0 40' 80'
SCALE: 1" = 80'
(E) 10" WATER
0
DOMESTIC WATER COMMERCIAL PEAK FLOW RATE = 24.3 GPM
ESTIMATED DOMESTIC WATER USAGE = 3,960 GPD
PROPOSED (P) WATER UTILITIES SHALL TIE IN TO ONE OR MORE OF THE
EXISTING (E) WATER MAINS ON INDIANA ST, MARIPOSA AVE, AND/OR
PACIFIC COAST HWY,
EXHIBIT 8B
CONCEPTUAL WATER PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Page 41 FEBRUARY2022
E
WATER -
(E) 10" WATER NORTH SITE
CITY OF EL SEGUNDO
I
J-428
[
N
f
, ,
I
PROPERTY
LINE 0 40' 80,
I
�
I
SCALE: 1" = 8o'
EX
DOMESTIC WATER
= RESIDENTIAL PEAK FLOW
i
RATE = 343 GPM
[n< DOMESTIC WATER
a 0 COMMERCIAL PEAK FLOW
RATE = 16.7 GPM
U ESTIMATED DOMESTIC
I
I _EL ILL,_ WATER USAGE = 21,636 GPD
Qa PROPOSED (P) WATER
14
UTILITIES SHALL TIE IN TO
ONE OR MORE OF THE
,.
EXISTING (E) WATER MAINS
L:pj ON PALM AVE,
I
PROPERTY AVE, AN OR PAC FICOSA
I
IVw
LINE COAST HWY.
I
.�
-
I
(E) 10" WATER
CITY OF EL SEGUNDO
J-702
I
(E) 10" WATER
TL [E] 10" WATER
CITY OF EL SEGUNDO
�— J-739
�V7
EXHIBIT 8C
CONCEPTUAL WATER PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Page 42 FEBRUARY2022
B. RECLAIMED WATER
EXISTING CONDITION
Reclaimed water utility service is provided by the West Basin Municipal Water District from a
treatment plant on Hughes Way. There are no existing reclaimed water mains in the streets
adjacent to the project. According to West Basin Municipal Water District record drawings, the
closest reclaimed water main is located in Washington Avenue adjacent to Washington Park at the
intersection with Elm Street, approximately 500-feet from the intersection of Palm Avenue and
Indiana Street.
PROPOSED CONDITION
Future reclaimed water service is anticipated to be provided through the existing point of
connection on Washington Avenue. Should West Basin Municipal Water District extend the
reclaimed water lines adjacent to the Specific Plan area in the future, exact points of connection
will be based on West Basin Municipal Water District's and the City of El Segundo's input.
Reclaimed water service may not be available at the time of project completion.
C. SEWER SERVICE
EXISTING CONDITION
All existing sanitary sewer lines in the streets surrounding the project site are owned by the City
of El Segundo. Sewer utility service is provided by the City of El Segundo and the Los Angeles
County Sanitation District and is currently available within the site.
An 8-inch vitrified clay pipe (VCP) gravity line is located west of the site under the centerline of
Indiana Street, with a depth varying from 2-feet to 9-feet below grade to the pipe invert. The sewer
begins at a manhole located approximately 98-feet south of Mariposa Avenue, before sloping south
where it connects to two 12-inch sewer lines —one on Holly Avenue and one that continues south
on Indiana Street. In Indiana Street, there is also a 10-inch ductile iron pressure sewer located 6-ft
east of the street centerline.
In Pacific Coast Highway, there is an existing 12-inch VCP gravity line located 26-feet west of
the street centerline. The pipe slopes from north to south and varies in depth from 6-feet to 18-feet.
At the intersection with Holly Avenue, the pipe connects to a 12-inch sewer running west on Holly
Avenue.
An existing 8-inch VCP gravity line is located under the street centerline of Palm Avenue. This
sewer has a high point elevation at a manhole located approximately 390-feet west of Pacific Coast
Highway. The pipe slopes to drain out to both mainlines on both sides of the manhole. On the east
end, it connects to the 12-inch sewer located in Pacific Coast Highway.
There are two existing sewer lines on Mariposa Avenue, west of Indiana Street. One is an 8-inch
VCP gravity line located on the street centerline. It slopes from east to west and connects to an 8-
Page 43 FEBRUARY2022
inch sewer line on Illinois Court. The other sewer line on Mariposa Avenue is a 10-inch pressure
sewer located 5 feet north of the street centerline. A sewer study has been conducted that
determined the existing sewer system has sufficient capacity to accommodate the additional flow
that will be generated by the new development.
PROPOSED CONDITION
New sewer laterals are proposed for all the new buildings. It is anticipated that the new sewer
laterals will connect to several of the existing gravity lines surrounding the project. The proposed
project does not currently impact the existing pressure lines. The sewer laterals will be designed
to slope at a minimum of 2% and maintain a minimum scouring velocity of 2-feet/second. Points
of connection will be based on the City of El Segundo's input and will require a Sewer Connection
Permit from the City of El Segundo. A conceptual sewer plan has been developed for the Specific
Plan area (refer to Exhibits 9A, 9B and 9C, Conceptual Sewer Plan South Site, Conceptual Sewer
Plan Fairfield Parking Site, and Conceptual Sewer Plan North Site respectively).
Page 44 FEBRUARY2022
(E) 12" SEWER
CITY OF
EL SEGUNDO
D-78
SEWER -SOUTH SITE
Sam
.
..
CITY OF EL
' s ,•
inn
OPERTY
LINE
~ W
iSPACIFIC COAST HWY. ss
(E) 12" SEWER
CITY OF EL SEGUNDO� W yy C� yyG
GE E E
try —„�� nu ❑u.-,«
Z (P) SEWER DEMAND = 19,000 GP❑
- PROPOSED (P) SEWER UTILITIES SHALL TIE IN TO ONE OR
0 40• 80' MORE OF THE EXISTING (E) SEWER MAINS ON INDIANA
ST, HOLLY AVE, AND/OR PACIFIC COAST HWY.
SCALE: 1" = 80'
EXHIBIT 9A
CONCEPTUAL SEWER PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Page 45 FEBRUARY2022
SEWER - FAIRFIELD PARKING
(E) 8" SEWER
CITY OF EL SEGUNDO
E-147
(E) 10" PRESSURE SEWER
CITY OF EL SEGUNDO
E-283
0
(E)PROPERTY
LINE
iLLLff— I
55 55
PACIFIC COAST HWY.
(P) PROPERTY
LINE
Fit (E) 12" SEWER
CITY OF EL SEGUNDO
E 17
O C
_ Z (P) SEWER DEMAND = 3,300 GPD
0 40' 80 PROPOSED (P) SEWER UTILITIES SHALL TIE IN TO ONE OR
MORE OF THE EXISTING (E) SEWER MAINS ON INDIANA ST
AND/OR PACIFIC COAST HWY.
SCALE: 1" = 80'
EXHIBIT 9B
CONCEPTUAL SEWER PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Page 46 FEBRUARY2022
T
E
SEWER -
(E)8"SEWER N NORTH SITE
:7
CITY OF EL SEGUNDO
D-151
I N
0 40' 80'
Lit PROPERTY I La
LINE
I SCALE: 1" = ao•
I
_ (P) SEWER DEMAND
18,030 GPD
U] w
PROPOSED (P) SEWER
I
o• UTILITIES SHALL TIE IN
b V TO ONE OR MORE OF
C3 THE EXISTING (E)
L - SEWER MAINS ON PALM
" U AVE AND,,OR PACIFIC
w
Q ff COAST HWY.
I
I
PROPERTY
LINE II
I
(E) 12" SEWER
CITY OF EL SEGUNDO
j
I
E-18
I
T
T N
3
EXHIBIT 9C
CONCEPTUAL SEWER PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Page 47 FEBRUARY2022
D. DRAINAGE
EXISTING CONDITION
There are two existing storm drains near this project that are owned by Caltrans and the City of El
Segundo.
The existing Caltrans storm drain is located below Pacific Coast Highway. The storm drain is
comprised of reinforced concrete pipe (RCP) and varies in size from 18-inches to 24-inches. The
variable width existing RCP storm drain is located 66.5-feet east of the centerline in the portion of
the street that is south of Pine Avenue and is located approximately 23-feet east of centerline in
the portion that is north of Pine Avenue, although this location varies. The pipe flows from north
to south. The depth of the pipe invert varies from approximately from 4-feet to 6-feet below grade.
The City of El Segundo storm drain is an existing 24-inch, RCP storm drain that runs through
Indiana Street, and flows from north to south. It conveys stormwater from a catch basin on the
west side of Indiana Street and is located 39 feet west of the project's property line. This storm
drain runs south and ties in to another storm drain on Holly Avenue that runs west before ultimately
discharging into a basin located approximately 0.5-miles southwest of the Specific Plan area, at
the intersection of Center Street and Grand Avenue. The catch basin is located approximately 230-
feet north of Holly Avenue.
Federal Emergency Management Agency (FEMA) map #06037C1770F shows this Project site is
located within Zone X, which is described to be an area of minimal flood hazard and determined
to be outside of the 0.2% annual chance floodplain. There are no Special Flood Hazards on -site.
PROPOSED CONDITION
Drainage must comply with all applicable laws and regulations, including without limitation, the
City's National Pollution Discharge Elimination System (NPDES) Permit.
Proposed drainage will include stormwater treatment features on multiple sites within the Specific
Plan area, in accordance with the City of El Segundo Low Impact Development (LID)
requirements. The storm water quality design volume required by Los Angeles County Low
Impact Development (LID) standards will be stored in the system and infiltrate into the soil
beneath the underground system within 48 hours. These treatment features are designed to treat
the 85th percentile storm event, while overflow drainage features will be designed based on the
25-year storm event.
Infiltration is feasible for stormwater treatment within the Specific Plan area. It appears that one
drywell at each of the three new development sites within the Specific Plan area will be able to
capture the required volume and will be able to treat that volume as quickly as it enters the drywell
system. The same drywell design will be used at each site. The drywells will include overflow
piping that will be sized based on the 25-year storm event. Overflow features will convey water to
Indiana Street or Mariposa Avenue and into the City of El Segundo catch basin on Indiana Street.
Thus, stormwater in the proposed condition will flow only to the City of El Segundo storm drain.
Page 48 FEBRUARY2022
Because the peak flow rate will be reduced in the proposed condition, it is assumed that the City
of El Segundo storm drain will have more than enough capacity to handle the flow rate generated.
A Conceptual Drainage Plan has been developed for the Specific Plan area that provides both
existing and proposed conditions (refer to Exhibits 1OA, 1OB, IOC, IOD, IOE, and IOF, Existing
Drainage Plan South Site, Conceptual Drainage Plan South Site, Existing Drainage Plan Fairfield
Parking Site, Conceptual Drainage Plan Fairfield Parking Site, Existing Drainage Plan North
Site, and Conceptual Drainage Plan North Site respectively).
Page 49 FEBRUARY2022
(E) STORM DRAIN AND HYDROLOGY - SOUTH SITE
I
(E) 30" STORM DRAIN
CITY OF EL SEGUNDO
F-24
(E) 24" STORM DRAIN
CITY OF EL SEGUNDO
F-24
z
0 40- s0
SCALE: 1" = 80'
PROPERTY
LINE
i i '
— s mow. �sss
PAC1 FIC COAST HWY.
_(E) 24" STORM DRAIN
CALTRANS
wG F-365
PEAK FLOW RATE OF25-YEAR STORM
AREA
EXISTING
PROPOSED
S1
2.580 cis
1.861 cis
DRAINAGE AREA S1 FLOWS TO
CITY OF EL SEGUNDO STORM
DRAIN VIA SURFACE FLOW
EXHIBIT l0A
EXISTING DRAINAGE PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Page 50 FEBRUARY2022
(P) STORM DRAIN AND HYDROLOGY - SOUTH SITE
(E) 30" STORM DRAIN
CITY OF EL SEGUND❑
F-24
(E) 24" STORM DRAIN
CITY OF EL SEGUNDO
FF¢-24
_IS -
w-
PROPOSED 4'
DIAMETER
DRYWELL
PROPERTY
/LINE
-iir W i -
S SPACIFIC COAST HWY, ��
-(E) 24" STORM DRAIN
CALTRANS
G W GEE W F-365
Mir - glu 91F
�5r(Pj PEAK FLOW RATE OF 85TH PERCENTILE STORM = 0.3126 CFS
z CONCEPTUAL DRAINAGE PLAN:
ONE 40-FT DRYWELL WITH A DISPOSAL RATE OF 0.514 CFS IS ADEQUATE TO
0 4�0�80' INFILTRATE ENTIRE FLOW GENERATED BY 85TH PERCENTILE STORM
SCALE: 1" = 60' OVERFLOW WILL BE ROUTED TO CALTRANS STORM DRAIN VIA SURFACE FLOW
EXHIBIT 10B
CONCEPTUAL DRAINAGE PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Page 51 FEBRUARY2022
(E) STORM DRAIN AND HYDROLOGY
- FAIRFIELD PARKING
w w 1
1 --
x.0 —
PROPERTY LINE F1
F2
S ^ S5 S STORM DRAIN
CALTRANS
PACIFIC COAST H W 1 1 F F-366
PIC
Z PEAK FLOW RATE OF 25-YEA R STORM DRAINAGE AREA F1 FLOWS TO CITY
- OF EL SEGUNDO STORM DRAIN VIA
0 40' 80'
AREA EXISTING PROPOSED SURFACE FLOW
I F1 1.395 cfs 1.288 cfs DRAINAGE AREA F2 FLOWS TO
SCALE: 1" = 8Q' CALTRANS STORM DRAIN
F2
4.409 cfs
EXHIBIT IOC
EXISTING DRAINAGE PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Page 52 FEBRUARY2022
(P) STORM DRAIN AND HYDROLOGY
- FAIRFIELD PARKING
w w
(E) PROPERTY
LINE
PROPOSED 4'
DIAMETER
❑RYWELL
-1
PROPERTY
PACIFIC COAST HWY. LINE
-rFt
�t�
r _(E) 18" STORM DRAIN
CALTRANS
— - - E F-366
(P) PEAK FLOW RATE OF 85TH PERCENTILE STORM = 0.2200 CFS
_� z CONCEPTUAL DRAINAGE PLAN:
- ONE 40-FT DRYWELL WITH A DISPOSAL RATE OF 0.514 CFS IS ADEQUATE
0 40' 80, TO INFILTRATE ENTIRE FLOW GENERATED BY 85TH PERCENTILE STORM
OVERFLOW WILL BE ROUTED TO CALTRANS STORM DRAIN SYSTEM VIA
SCALE: 1"=80' SURFACE FLOW
EXHIBIT 10D
CONCEPTUAL DRAINAGE PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Page 53 FEBRUARY2022
if'T.
�s E (E) STORM DRAIN
AND HYDROLOGY
NORTH SITE
C, I H.., N
PROPERTY LINE '
s 0 40' 60'
V
U� w
♦ R
SCALE: 1" = 80'
H
U)
019
LL
PEAK FLOW RATE OF 25-YEAR STORM
AREA
EXISTING
PROPOSED
N1
2.815 cfs
2.625 cfs
N2
0.914 cfs
(E) 18" STORM DRAIN
CALTRANS
F-366
w
I�
II.
EXHIBIT 1OE
EXISTING DRAINAGE PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Page 54 FEBRUARY2022
E
(P) STORM DRAIN
�s
AND HYDROLOGY
-NORTH SITE
N
PROPERTY LINE
�
0 40' 80'
w
PROPOSED 4'
C
SCALE: 1 " = 80'
DIAMETER
DRYWELL
Iltj
_
~
(P) PEAK FLOW RATE OF 85TH
PERCENTILE STORM = 0.3797
vsQ
CF5
01
q
0
CONCEPTUAL DRAINAGE
0
PLAN:
ONE 40-FT DRYWELL WITH A
-
DISPOSAL RATE OF 0.514 CFS
Qw
IS ADEQUATE TO INFILTRATE
a I
ENTIRE FLOW GENERATED
BY 85TH PERCENTILE STORM
I
OVERFLOW WILL BE ROUTED
TO CALTRANS STORM DRAIN
SYSTEM VIA SURFACE FLOW
(E) 18" STORM DRAIN
�A
CALT
F 366 I
IIII
It
EXHIBIT 1OF
CONCEPTUAL DRAINAGE PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Page 55 FEBRUARY2022
E. GAS
EXISTING CONDITION
Natural gas service is provided by Southern California Gas Company (SoCal Gas) and is currently
available within the developed portions of the site and in streets surrounding the project site.
Specifically, existing SoCal Gas utilities are located in the following streets adjacent to the project
site: Pacific Coast Highway, Palm Avenue, Mariposa Avenue, Indiana Street, and Holly Avenue.
PROPOSED CONDITION
The existing gas service will be maintained and future gas service will be provided through private
gas service line connections to the SoCal Gas utilities (public main line(s)) in the surrounding
streets that include Pacific Coast Highway, Palm Avenue, Mariposa Avenue, Indiana Street, and
Holly Avenue. The private gas service lines will be secured by easements with SoCal Gas.
A conceptual plan has been developed for the Specific Plan area (refer to Exhibits I IA, I IB, and
I IC, Conceptual Electric, Gas & Telecommunication Plan South Site, Conceptual Electric, Gas
& Telecommunication Plan Fairfield Parking Site, and Conceptual Electric, Gas &
Telecommunication Plan North Site respectively).
F. ELECTRIC
EXISTING CONDITION
Electric power is provided by Southern California Edison (SoCal Edison) to the Specific Plan area
through an underground utility conduit system in the streets adjacent to the project site including
Pacific Coast Highway and Mariposa Avenue.
PROPOSED CONDITION
SoCal Edison has existing underground electrical utilities in the streets adjacent to the project site,
including Pacific Coast Highway and Mariposa Avenue. New underground utility conduit systems
will be needed to intercept the existing underground electric system and provide electrical power
to the proposed improvements. An easement will be granted to SoCal Edison for access and
maintenance. Final locations and points of connection for the electrical system will be based on a
final approved SoCal Edison design. A conceptual plan has been developed for the Specific Plan
area (refer to Exhibits 11A, 1113, and I IC, Conceptual Electric, Gas & Telecommunication Plan
South Site, Conceptual Electric, Gas & Telecommunication Plan Fairfield Parking Site, and
Conceptual Electric, Gas & Telecommunication Plan North Site respectively).
Page 56 FEBRUARY2022
(E) 2" GASH
W--
(E) 3" GAS
{E) ELECTRICAL
Z
0 4o' 80'
SCALE: 1" = 80'
DRY UTILITIES -SOUTH SITE
(E) 2" GAS
PROPERTY
LINE
YE} TELECdM S — SS S5 -
PACIFIC COAST HWY.
EXHIBIT 1 1 A
CONCEPTUAL ELECTRIC, GAS AND TELECOMMUNICATIONS PLAN
SOUTH SITE IN THE PCC MU-1 DISTRICT
(Source: KPFF)
Page 57 FEBRUARY2022
DRY UTILITIES - FAIRFIELD PARKING
I
(E) 2" GAS
(E) PROPERTY_
LINE
I..A
i
(E) TEL
PACIFIC COAST HWY.
(E) 3"
(E) ELECTRICAL
z
0 4o' 80'
SCALE: 1" = 80'
�--fE] TELECOM
(E) TELECOM
ELECTRICAL
EXHIBIT 11 B
CONCEPTUAL ELECTRIC, GAS AND TELECOMMUNICATIONS PLAN
FAIRFIELD PARKING SITE IN THE PCC COM-3 DISTRICT
(Source: KPFF)
Page 58 FEBRUARY2022
--
T E
---
I MT
DRY UTILITIES
(E) 3" GAS (E) TELECOM
- NORTH SITE
I
r
(E) ELECTRICAL
ILI
N
�1
I
(E) TELECOM
iJ]
0 40' 80'
iLm
W
I
PROPERTY
SCALE: }" = 80'
LINE
I
(E) TELECOM
2
U]
W
�Q
a 7 0
b � �YY
0
LL
I
(E) 3" GAS
PROPERTY
(E) ELECTRICAL
LINE
w
I
={E] ELECTRICAL
� �
(E) 2" GAS
I
I
f` Tr�IECOM
-
,G T
MAR
EXHIBIT 1 1 C
CONCEPTUAL ELECTRIC, GAS AND TELECOMMUNICATIONS PLAN
NORTH SITE IN THE PCC MU-2 DISTRICT
(Source: KPFF)
Page 59 FEBRUARY2022
G. TELECOMMUNICATIONS UTILITIES
EXISTING CONDITION
Cable and telecommunication service is provided by Sonify, Velocity, Verizon, CenturyLink, and
Charter Communications in the vicinity of the Specific Plan area. Verizon and CenturyLink
currently have underground facilities in Pacific Coast Highway. Charter Communications has a
combination of aerial and underground facilities in Indian Street, Mariposa Avenue, Palm Avenue
and Holly Avenue. Velocity provides phone and internet service to the Aloft and the Fairfield Inn
and Suites hotels. Currently, Sonify provides television service to the Aloft and Fairfield Inn and
Suites hotels.
PROPOSED CONDITION
It is anticipated that Velocity and Sonify would continue to provide service to the Aloft and the
Fairfield Inn and Suites hotels. Charter Communications has indicated that it may provide service
to the project, but will need to perform an investigation of the area to confirm that it is feasible.
New underground utility conduit systems will intercept the existing underground
telecommunications system and provide services to the proposed buildings. An easement will be
granted to the telecommunication companies for access and maintenance. Final locations and
points of connection for the telecommunications system will be based on a final approved design
by the telecommunications providers. A conceptual plan has been developed for the Specific Plan
area (refer to Exhibits I IA, I IB, and 11C, Conceptual Electric, Gas & Telecommunication Plan
South Site, Conceptual Electric, Gas & Telecommunication Plan Fairfield Parking Site, and
Conceptual Electric, Gas & Telecommunication Plan North Site respectively).
H. SOLID WASTE DISPOSAL
EXISTING CONDITION
Solid waste disposal is provided to multiple -family and commercial users by a variety of private
haulers.
FUTURE CONDITION
Development within the Specific Plan would contract with a provider. Landfill capacity is
adequate for assumed population and residential and commercial growth within Los Angeles
County. Solid waste facilities within the Specific Plan area will comply with all ESMC
requirements pertaining to building, fire, zoning codes (e.g., adequate trash enclosures and
screening).
I. FIRE PROTECTION
EXISTING CONDITION
Fire protection services are provided by the El Segundo Fire Department which has two stations.
Page 60 FEBRUARY2022
Fire Station 1 is located at 314 Main Street (next to City Hall) which is 1.1 miles from the Specific
Plan area. Fire Station 2 is located at 2261 East Mariposa Avenue (at Mariposa Avenue and
Douglas Street) which is 0.8 miles from the Specific Plan area. The provision of water for fire
suppression is provided by on -site building sprinklers and from several off -site fire hydrants.
FUTURE CONDITION
Buildings will have sprinkler systems as required by the ESMC. Additional fire hydrants will be
provided in addition to existing hydrants to provide coverage for portions of the proposed buildings
that are in excess of 150 feet from a public hydrant. Spacing between fire hydrants for the South
Site (in the PCC Mixed -Use 1 (PCC MU-1) land use district), Fairfield Parking Site (in the PCC
Commercial-3 (PCC COM-3) land use district), and in the North Site (in the PCC Mixed -Use 2
(PCC MU-2) land use district) will be 300 feet for public fire hydrants. The North Site will have
a minimum of 3 hydrants. The Fairfield Parking Site will have a minimum of 1 hydrant and the
South Site will have a minimum of 3 hydrants. Fire hydrant requirements are discussed in greater
detail above in "Section IV -A Water Service" of this Specific Plan. Development will be required
to pay fire impact fees to off -set the additional demand for municipal fire protection services as a
result of the new development.
J. POLICE SERVICES
EXISTING CONDITION
Police services are provided by the El Segundo Police Department which is located at 348 Main
Street.
FUTURE CONDITION
Development will be required to pay police impact fees to off -set the additional demand for
municipal police services as a result of the new development.
Page 61 FEBRUARY2022
V. DESIGN GUIDELINES
These design guidelines are intended as "guidelines" instead of "development regulations."
Consequently, strict compliance is not required. These design guidelines apply only to new
construction (not applicable to existing buildings and site improvements in the PCC MU-1, PCC
COM-1, PCC COM-2, and PCC COM-3 land use districts) and site areas that are modified as of
the effective date of this Specific Plan. To promote the quality of design planned for this Project,
the design guidelines given in this document establish criteria that enhance the coordination,
organization, function and identity of the site, while maintaining a compatible relationship with
the surrounding development of the Pacific Coast Commons Specific Plan.
A. DESIGN OBJECTIVES
Design Guidelines for the Pacific Coast Commons Specific Plan will promote and reinforce the
City's commitment to high quality development. The objectives of these guidelines are to:
• Provide for high -quality residential and commercial development within the
Specific Plan area.
• Promote orderly and predictable development.
• Encourage individual creativity and innovative solutions by allowing flexibility in
how a particular guideline is met as long as the intent of the guideline is achieved.
• Ensure functional pedestrian, bicycle and motor vehicle circulation within the
Project and convenient pedestrian and bicycle linkages to and from adjacent
residential and commercial areas and schools.
1. Site Planning
a. The arrangement of new buildings, parking and circulation areas should
recognize the particular characteristics of the site and should create a
cohesive identity.
b. Site development should utilize variations on building orientation and
landscaping adjacent to the public streets so that a monolithic "wall" of
building faces is not created.
C. The design and location of accessory buildings (e.g., maintenance and
storage buildings, trash and recycling enclosures, and outdoor mechanical
equipment enclosures) should be incorporated into and be compatible with
the overall design of the Project and the main buildings on the site.
Page 62 FEBRUARY2022
d. Appropriate linkages between internal Project components and buildings
should be incorporated, including pedestrian walkways.
e. Buildings should be arranged to create opportunities for outdoor amenities
(e.g., plazas, courtyards, outdoor eating areas, etc.) where appropriate and
feasible.
2. Access and Parking
a. The use of common (shared) access points and driveways is encouraged;
placement of vehicle access points close to building entries should be
avoided to minimize pedestrian and vehicular conflicts.
b. Entry driveway areas should be clearly marked by identifying features,
(e.g., prominent landscape features and well -designed monument -type
signs).
C. Access to each building should be clearly visible to pedestrians and
motorists through the use of signage, color, and/or design elements.
d. Surface parking lots adjacent to and visible from public streets should
incorporate landscaping to minimize undesirable visual impacts.
e. Surface parking areas should be enhanced and visually broken up through
the use of canopy trees and landscape improvements and to reduce the
effects of heat gain.
f. Parking lot and driveway design is encouraged to include water quality
storm water facilities consistent with City standards.
3. Architecture/Orientation/Massing
a. The massing, scale and architectural style should consider compatibility
with the surrounding character and existing buildings to reflect a cohesive
character.
b. The orientation of the newly constructed buildings should facilitate and
encourage pedestrian activities.
C. The mass and scale of new buildings should be compatible with the existing
and adjacent structures and with each other. This can be accomplished by
transitioning from the height of adjacent buildings to the tallest elements of
the new building, stepping back the upper portions of taller buildings, and
incorporating human scale elements, such as pedestrian scaled doors,
windows, and building materials on the ground floor.
Page 63 FEBRUARY2022
d. Buildings should be divided into distinct massing elements and should be
articulated with architectural elements and details. Changes in height,
horizontal plane, materials, patterns and colors should be used to reduce
building scale and mass.
e. Primary building entries should be easily identified through the use of
prominent architectural elements, signage, landscaping, decorative
hardscape, lighting, canopies, roof form, architectural projections, columns,
vertical and/or horizontal elements, and other design features that help
emphasize a building's entry.
f. Building elevations, whether front, side, or rear, that are visible from public
rights -of -way should be architecturally detailed to incorporate quality
materials and architectural features that reflect the theme of surrounding
structures and facades. Building entrances should be readily identifiable.
The use of recesses, projections, columns, and other design elements to
articulate entrances is encouraged.
g. Facades should include vertical and horizontal variations in wall planes,
building projections, door and window bays, and similar elements. Building
articulation should be present on the side and rear walls of the buildings if
visible from the adjacent streets (Pacific Coast Highway, Mariposa Avenue,
Holly Avenue, Indiana Street, and Palm Avenue) and the western facing
building facades in the PCC Mixed -Use 2 (PCC MU-2) land use district.
h. The exterior surfaces of buildings for the ground floor must be protected
with anti -graffiti coating where not screened by shrubs, vines and trees.
4. Color and Materials
a. Colors and materials should be consistent and complementary throughout
the Project area.
b. Exterior materials and architectural details should complement each other
and should be stylistically consistent.
C. Building materials must be durable and resistant to damage, defacing, and
general wear and tear. Acceptable building materials may include concrete,
fiber cement siding, stone masonry, metal, stucco, glass and/or other
contemporary composites.
d. Building materials that support sustainability through the use of
environmentally sound building materials and local resources (e.g., locally
available, contain high recycled -content, are reused, come from renewable
sources, and that contain low volatile organic compound (VOC) levels) is
highly encouraged.
Page 64 FEBRUARY2022
5. Screening and Mechanical Equipment
a. All screening devices should be compatible with the architecture, materials
and colors of the building.
b. Loading docks, bays and parking spaces, delivery service areas, outdoor
storage areas, stand-alone mechanical equipment facilities, should be
located and designed to minimize their visibility, circulation conflicts and
adverse noise impacts. Sound attenuation walls should be used where
appropriate to reduce noise where required by code or the Project's
environmental analysis.
C. Utility and mechanical equipment should be screened from view of public
streets and nearby buildings on all sides with landscaping and/or
architectural elements.
d. Rooftop mounted equipment visible from the surrounding area, adjacent
buildings, and any public rights -of -way should be screened from public
view and equipment should be painted to match the roof color when
equipment is visible.
e. Trash and recycling receptacles areas
should be completely screened from
public view from public rights -of -way
with solid walls, wood, and/or
landscaping.
f. Ground mounted enclosures should be
protected with anti -graffiti coating where
not screened by shrubs, vines and trees.
6. Parking Structures
Trash enclosures with
architectural screening elements
a. Parking garages should be designed to help reduce the mass and scale of the garage
and to ensure their compatibility with surrounding uses.
b. Parking garages should be designed to minimize the view of vehicles in the garage
through a combination of screen walls and plantings while providing adequate
visibility for security purposes.
c. The exterior elevations of parking structures should be designed to avoid a
monotonous, monolithic appearance. This can be accomplished through a menu of
options as follows:
Page 65 FEBRUARY2022
i. Minimize horizontal and vertical banding by balancing both horizontal and
vertical elements.
ii. Design `green screens' to provide visual relief.
iii. Use simple, clean geometric forms, and coordinated massing.
iv. Size openings in the parking garage to resemble large windows as in an
office building.
v. Use masonry materials that are predominantly light in color but avoid
unpainted concrete. Use of accent materials is encouraged.
vi. Avoid a sloping ramp appearance by providing level and uniform spandrels.
vii. Visually define and differentiate between pedestrian and vehicular
entrances through appropriate architectural detailing.
d. Stairs and elevators should be located adjacent to a street on the exterior of the
structure where lobbies can be exposed to outside view. Safe pedestrian street
crossings should be taken into consideration.
e. Lighting levels should be equally distributed to provide uniform illumination over
all parking areas.
f. Light sources should be shielded so that the source of the illumination is not seen
from outside the structure.
g. The ground floor level of any parking structure must be protected with anti -graffiti
coating.
7. Landscaping
A Landscape Plan must be provided to the City concurrently with each site plan review
submittal.
General
a. All areas not covered by buildings, parking structures, walkways,
driveways, drive aisles, fire lanes, parking spaces, and service areas should
be landscaped (with drought tolerant plantings and sustainable hardscapes
in accordance with the City's water conservation requirements).
b. Landscaping should enhance the quality of the Project by framing and
softening the appearance of buildings, defining site functions, screening
undesirable views and buffering incompatible uses.
C. Landscaping at the perimeter of buildings is encouraged to soften the
transition between building and adjacent uses and between building and the
public right-of-way where feasible. Parking lot landscaping must be
distributed evenly to the extent feasible to provide for consistent design and
Page 66 FEBRUARY2022
shading.
d. Landscaped areas should generally incorporate a combination of planting
materials utilizing a three -tiered system consisting of. 1) trees, 2) shrubs or
vines, 3) groundcover/ornamental grasses. Landscaping should be in scale
with the adjacent buildings and be of appropriate size at maturity.
e. Placement of landscaping should not interfere with the lighting of the
Project area or restrict access to utilities.
f. Landscaping should be utilized to define edges, buffer adjacent properties,
screen parking areas and storage areas.
g. Trees must adequately shade parking lots and provide sufficient area for
water quality requirements.
h. Paving materials should include
pervious hardscape materials to
facilitate water treatment and reduce
runoff.
i. Bio-retention areas can be used to
detain/percolate run-off in planted
swales, raised open -bottomed
planters, etc.
On -site storm water capture system
j. Site furnishings including, but not limited to, fixed and moveable seating,
trash and recycling receptacles, bike racks, and pedestrian scaled lighting
should be of durable and sustainable materials.
8. Walls and Fences
a. Wall and fence design should complement the Project's architecture.
Landscaping may be used to soften the appearance of the wall surface.
b. Wall and fencing materials must be made of a durable material. Wall and
fencing materials may consist of wrought iron, tubular steel, stone, stucco,
or brick. Solid walls should incorporate pilasters with decorative caps and
offsets, consistent with the overall architecture.
C. Landscaping should be used to soften the appearance of the wall surfaces
and deter graffiti.
d. Walls and fences that are not screened by vines, shrubs and trees should be
protected with anti -graffiti coating.
Page 67 FEBRUARY2022
9. Lighting Design
a. The type and location of parking structure, parking area, building and drive
aisle/fire lane lighting should prevent direct glare on to adjacent residential
properties.
b. Pedestrian scale lighting should be present at all entries, plazas, courtyards,
parking lots, parking structures, pedestrian ways, and other areas where
nighttime pedestrian activity is expected.
C. Lighting design of fixtures and their structural support should be
architecturally compatible with the architecture of the Project.
d. When appropriate, wall -mounted lighting may be incorporated. Wall -
mounted lights should be compatible with the building's architectural style.
10. Signage
a. The character of signage, including the location, size, height, design and
lighting should be in keeping with the architectural character and monument
style of the overall Project.
b. Signs should make a positive contribution to the desired character of the
Project and provide for clear identification and wayfinding.
C. Incorporate pedestrian level signage where appropriate throughout the
commercial areas in the Specific Plan.
Page 68 FEBRUARY2022
VI. DEVELOPMENT STANDARDS
The following standards are intended to supplement the existing General Plan and ESMC. Where
this Specific Plan is inconsistent with the ESMC, the Specific Plan prevails. Where this Specific
Plan does not specifically regulate, development must comply with the standards and requirements
set forth in the ESMC.
A. PERMITTED USES
Uses within the Specific Plan area are governed by the following Table, by district: Wireless
facilities are permitted subject to the requirements of ESMC Chapter 15-19.
Table VI-1
Allowable Uses
0
—A MU-1
PCC COM-1
PCC COM-2
PCC COM-3
PCC MIJ-2
Bars (in conjunction with a Hotel)
_
CUP
CUP
CUP
-
Cafes
P
P
P
P
P
Conference Facility/Conference
Rooms (in conjunction with a
-
P, A
P, A
P, A
-
Hotel)
Fitness Facility or Private
P
A
A
P
P
Training Studio
General Offices
p, A
P, A
A
A
P, A
General Storage
A
A
A
A
A
Hotels
_
CUP
CUP
CUP
-
Maintenance Buildings/Facilities
(in conjunction with a Hotel
or in in conjunction with a
A
A
A
A
A
multiple -family residential
building)
Medical/Dental Offices
P
-
-
P
P
Multiple -family residential lease
office
P
-
-
-
P
Multiple -family residential
dwellings (apartments,
P
-
-
-
P
townhomes)
Page 69 FEBRUARY2022
Off -site sale of alcohol at retail
establishments
AUP
AUP
AUP
AUP
AUP
On -site sale and consumption of
alcohol at restaurants and
AUP
AUP
AUP
AUP
AUP
cafes
On -site sale and consumption of
alcohol at bars, other than
-
CUP
CUP
CUP
-
wine bars
On -site sale and consumption of
CUP
CUP
CUP
CUP
CUP
alcohol at wine bars
Outdoor Dining
A
A
A
A
A
Parking structures and surface
A
A
A
A
A
parking lots
Recreational facilities or
multipurpose recreational
building or room accessory
A
A
A
A
A
to multi -family residential
uses or hotels
Restaurants, full service
P
A
A
P, A
P
Restaurants, fast food
P
A
P, A
P, A
P
Retails Sales - including
convenience stores and
General Retail Stores
(excluding building material
P, A
A
A
P, A
P, A
stores, warehouse retail
showrooms, and off -site sale
alcohol sales)
Retail Services (including
Personal Services and
P A
A
A
P, A
P, A
Business and Consumer
Support Services
Wireless Communications
Facilities (Pursuant to ESMC
AUP, CUP
AUP, CUP
AUP, CUP
AUP, CUP
AUP, CUP
Chapter 15-19)
Any use customarily incidental to
a permitted use
A
A
A
A
A
All uses that are not permitted,
conditionally permitted or
determined to be similar
-
-
-
-
-
uses as specified above.
Page 70 FEBRUARY2022
AUP Administrative Use Permit
A Permitted Accessory Use
CUP Conditional Use
P Permitted Use
-- Not Permitted
Note: Pursuant to the ESMC, uses of a similar nature which are unlisted in Table IV-1 may be considered by the Director of
Planning and Building Safety, subject to appeal to the Planning Commission.
B. DEVELOPMENT STANDARDS
1. Lot Area
a. The minimum building lot area is 10,000 gross square feet in all land use
districts.
2. Height
a. Buildings and structures within the PCC Mixed -Use 1 (PCC MU-1) land
use district in the Specific Plan cannot exceed 90 feet in height including
elevator/stairwell roof projections, measured from lowest finished grade to
the highest point of measurement. Light standards on roof level parking
areas and roof level recreational facilities/open space areas are permitted
and they cannot exceed 14 feet in height. Exceptions to building height are
permitted in accordance with ESMC § 15-2-3.
b. Buildings and structures within the PCC Commercial-1 (PCC COM-1) land
use district in the Specific Plan cannot exceed 105 feet in height, measured
from lowest finished grade to the highest point of measurement. Exceptions
to building height are permitted in accordance with ESMC § 15-2-3.
C. Buildings and structures within the PCC Commercial-2 (PCC COM-2) land
use district in the Specific Plan cannot exceed 115 feet in height, measured
lowest finished grade to the highest point of measurement. Exceptions to
building height are permitted in accordance with ESMC § 15-2-3.
d. Buildings and structures within the PCC Commercial-3 (PCC COM-3) land
use district in the Specific Plan cannot exceed 68 feet in height including
elevator/stairwell roof projections, measured from lowest finished grade to
the highest point of measurement. Light standards on roof level parking
areas are permitted and they cannot exceed 14 feet in height. Exceptions to
building height are permitted in accordance with ESMC § 15-2-3.
e. Buildings and structures within the PCC Mixed -Use 2 (PCC MU-2) land
use district in the Specific Plan cannot exceed 85 feet in height including
Page 71 FEBRUARY2022
elevator/stairwell roof projections, measured from lowest finished grade to
the highest point of measurement. Light standards on roof level parking
areas and roof level recreational facilities/open space areas are permitted
and they cannot exceed 14 additional feet in height. Exceptions to building
height are permitted in accordance with ESMC § 15-2-3.
3. Setbacks
a. Pacific Coast Highway: Building and structures within the PCC Mixed -Use
1(PCC MU-1) land use district, the PCC Commercial-1 (PCC COM-1) land
use district, the PCC Commercial-2 (PCC COM-2) land use district, the
PCC Commercial-3 (PCC COM-3) land use district, and the PCC Mixed -
Use 2 (PCC MU-2) land use district in this Specific Plan must be setback a
minimum of zero feet (0') from the adjoining public right-of-way of Pacific
Coast Highway.
b. Mariposa Avenue (north and south sides): Buildings and structures within
the PCC Commercial-3 (PCC COM-3) land use district in this Specific Plan
must be setback a minimum of zero feet (0') from the adjoining public right-
of-way of Mariposa Avenue. Buildings and structures within the PCC
Mixed -Use 2 (PCC MU-2) land use district in this Specific Plan must be
setback a minimum of zero feet (0') from the adjoining public right-of-way
of Mariposa Avenue.
C. Holly Avenue: Buildings and structures within the PCC Mixed -Use 1 (PCC
MU-1) land use district in this Specific Plan must be setback a minimum of
zero feet (0') from the adjoining public right-of-way of Holly Avenue.
d. Indiana Street: Building and structures within the PCC Mixed -Use 1 (PCC
MU-1) land use district, the PCC Commercial-1 (PCC COM-1) land use
district, the PCC Commercial-2 (PCC COM-2) land use district, and the
PCC Commercial-3 (PCC COM-3) land use district in this Specific Plan
must be setback a minimum of zero feet (0') from the adjoining public right-
of-way of Indiana Street.
e. Palm Avenue: Buildings and structures within the PCC Mixed -Use 2 (PCC
MU-2) land use district in this Specific Plan must be setback a minimum of
zero feet (0') from the adjoining public right-of-way of Palm Avenue.
f. Interior Setbacks: Minimum interior setbacks for buildings and structures
in the PCC Commercial-1 (PCC COM-1), the PCC Commercial-2 (PCC
COM-2) and the PCC Commercial-3 (PCC COM-3) land use districts
within the Specific Plan must be setback a minimum of zero feet (0').
Parking and loading spaces must maintain a minimum of zero feet (0').
g. Interior Setbacks in the PCC Mixed -Use 1 (PCC MU-1) land use district:
Page 72 FEBRUARY2022
Buildings and structures in the PCC Mixed -Use 1 (PCC MU-1) land use
district within the Specific Plan must maintain a minimum of zero feet (0')
from each interior lot line. Parking and loading spaces may maintain a
minimum of zero feet (0').
h. Interior and Rear Setbacks in the PCC Mixed -Use 2 (PCC MU-2) land use
district: The apartment building and townhomes in the PCC Mixed -Use 2
(PCC MU-2) must maintain a minimum of forty-one feet (41') from the
western lot line. The apartment building and townhomes must maintain a
minimum of ten feet (10') and balconies, decks and patios must maintain a
minimum of five feet (5') from all other interior lot lines except that only a
minimum of 3 feet (3') is required from the interior property line between
the 2 parcels in the PCC Mixed -Use 2 (PCC MU-2) land use district.
Accessory buildings in the PCC Mixed -Use 2 (PCC MU-2) land use district
within the Specific Plan must maintain a minimum of ten feet (10') from
each interior or rear lot line. Structures in the PCC Mixed -Use 2 (PCC MU-
2) land use district within the Specific Plan must maintain a minimum of
three feet (3') from each interior or rear lot line. Fences and walls may be
located at zero feet (0'). Parking and loading spaces may maintain a
minimum of 0 feet (0') from the interior property line between the 2 parcels
in the PCC Mixed -Use 2(PCC MU-2) land use district.
i. Exceptions to setback requirements are permitted subject to the
requirements of ESMC § 15-2-7 Open Space Areas and Encroachments,
and as permitted in Sections VI(D) and VI(E) of this Specific Plan.
4. Lot Frontage
a. A minimum of 100 feet of frontage must be provided for all lots on a
dedicated public street, except that only a minimum of 50 feet of frontage
must be provided for a lot with frontage on Palm Avenue. Lot frontage only
applies to ground parcels and not to airspace parcels.
5. Residential Density
a. A maximum of 120 dwelling units is permitted in the PCC Mixed -Use
(PCC MU-1) land use district.
b. A maximum of 143 dwelling units is permitted in the PCC Mixed -Use 2
(PCC MU-2) land use district.
6. Floor Area
Floor area shall be based upon the net floor area definition established in this
Section VI(B)(6)(f) below.
Page 73 FEBRUARY2022
a. The maximum floor area permitted in the PCC Mixed -Use 1 (PCC MU-1)
land use district is 2.70:1.
b. The maximum floor area permitted in the PCC Commercial-1 (PCC COM-
1) land use district is 2.51:1.
C. The maximum floor area permitted in the PCC Commercial-2 (PCC COM-
2) land use district is 2.28:1.
d. The maximum floor area permitted in the PCC Commercial-3 (PCC COM-
3) land use district is 0.16:1.
e. The maximum floor area permitted in the PCC Mixed -Use 2 (PCC MU-2)
is 2.29:1.
f. Net floor area consists of the area of all floors, stories or levels, as measured
to the interior of a building's perimeter walls. Space devoted to the
following is not included when determining the total net floor area within a
building or structure:
1. Balconies, decks, patios, porches and verandas that are covered up
to a cumulative total of 100 square feet per unit for multiple -family
residential dwellings in the in the PCC MU-1 and PCC MU-2 land
use districts;
2. Balconies, decks, patios, porches and verandas that are covered up
to a cumulative total of 300 square feet per townhome unit in the
PCC MU-2 land use district;
3. Elevator shafts;
4. Stairwells and stairway enclosures;
5. Courts, courtyards or atriums;
6. Rooms exclusively holding building operating equipment;
7. Parking spaces at or above grade and access thereto;
8. Structures or portions of buildings or structures devoted exclusively
for parking;
9. Restrooms in common areas of nonresidential buildings; and
10. Up to 500 square feet of interior floor area of an attached garage per
townhome unit in the PCC MU-2 land use district.
g. Gross floor area consists of the area included within the surrounding
exterior walls of a building or portion thereof, exclusive of garages, vent
shafts, and courts. The floor area of a building, or portion thereof, not
provided with surrounding exterior walls is the usable area under the
horizontal projection of the roof or floor above. Covered balconies, decks,
patios, porches and verandas for residential uses up to a cumulative total of
100 square feet for multiple -family residential dwellings per unit and 300
square feet per townhome unit are excluded.
Page 74 FEBRUARY2022
6. Walls and Fences
a. All walls and fences must comply with ESMC § 15-2-4 except as specified
in Section VI(B)(2) of this Specific Plan and except that the maximum
height of retaining walls in the PCC Mixed -Use 1 (PCC MU-1) land use
district cannot exceed 15 feet.
b. Razor wire is not permitted.
C. Chain link fencing is not permitted that is visible from any public rights -of -
way.
8. Accessory Structures
a. Trash and recycling areas, outdoor storage areas, utility and mechanical
equipment, rooftop and ground mounted equipment, transformers and similar
structures are permitted subject to screening requirements in ESMC § 15-2-8 and
the Design Guidelines in Section V.A(5) of this Specific Plan.
b. Other permitted accessory structures include architectural landscape features per
Section VI(E) Landscaping of this Specific Plan and playground equipment.
C. CIRCULATION
1. Public streets must be designed and constructed in accordance with the General
Plan and in the overall right-of-way size identified in the Street Classification and
Standards (Exhibit C-8) in the Circulation Element of the General Plan or as
exempted or a waiver granted subject to the regulations in ESMC Chapter 15-24A
Right of Way Dedications and Improvements. No private streets are located within
the Specific Plan area. A portion of one public street, Mariposa Avenue (a
commercial collector), bisects the northern and southern portions of the Specific
Plan area. Streets that adjoin the boundaries of the Specific Plan area include
Pacific Coast Highway (a major arterial street that is a Caltrans owned State
Highway Facility), Holly Avenue, Indiana Street and Palm Avenue. Holly Avenue,
Indiana Street and Palm Avenue are classified as local streets. A portion of
Mariposa Avenue between Indiana Street and Pacific Coast Highway is proposed
to be expanded on the south side of the street to include a dedicated right turn lane
(eastbound on Mariposa Avenue to southbound on Pacific Coast Highway.
D. PARKING AND LOADING
1. Parking and loading must be provided in accordance with the requirements of
ESMC Chapter 15-15, except as provided below:
a. Multiple -family Residential Parking: A minimum of 1 parking space will
Page 75 FEBRUARY2022
be provided for each studio unit. A minimum of 1.5 parking spaces will be
provided for each one -bedroom unit. A minimum of 2 parking spaces will
be provided for each two -bedroom unit. A minimum of 1/3 of a parking
space per residential unit will be provided for guest parking. Guest parking
for multiple -family residential uses may be co -located and shared with
parking for commercial uses. Required non -guest multiple -family
residential parking is permitted to be shared with parking that is required
for commercial uses up to a maximum of five percent (5%) of the total
required parking. The maximum five percent (5%) of shared multiple -
family residential parking is based upon the total parking provided within
the entire Specific Plan area and is not calculated for individual lots.
b. Multiple -family Residential Parking for Affordable Units: A minimum of
0.5 parking spaces will be provided for each studio unit. A minimum of 1
parking space will be provided for each one -bedroom unit. A minimum of
1.5 parking spaces will be provided for each two -bedroom unit. No guest
parking spaces will be required for affordable units.
C. Multiple -family Residential Parking for Townhomes (Condominiums):
Townhomes will be provided a two -car garage. A minimum of 1/3 of a
parking space per residential unit will be provided for guest parking.
d. The number of parking spaces required for uses other than multiple -family
uses specified above will be determined based upon review and approval of
a parking demand study which may include shared use analysis.
e. Compact Parking: Compact parking is permitted for a maximum of twenty
percent (20%) of spaces for residential and commercial uses.
f. Tandem Parking: Tandem parking is permitted for a maximum of twenty
percent (20%) of spaces for residential uses.
g. Vehicle Lifts: Vehicle lifts are permitted for a maximum of ten percent
(10%) of parking spaces for multiple -family residential and hotel uses.
Vehicle lifts are not permitted for other commercial and retail uses. Vehicle
lifts would be permitted in parking structures. A vehicle lift may only be
used to store two (2) vehicles vertically where a minimum vertical height
clearance in the parking structure is a minimum of fourteen feet (14') clear
of obstructions. Both the upper and lower space where a lift is used count
toward the maximum percentage. A vehicle lift may be permitted only with
a key locking mechanism and an automatic shutoff safety device which is
installed in accordance with manufacturer specifications. Maintenance of
vehicle lifts is required in accordance with manufacturer specifications.
Lifts shall be maintained in good working condition. Lifts shall be
maintained through either a maintenance contract or self -performance and
they may be inspected by the City of El Segundo.
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h. Loading Spaces: Two small truck loading spaces (as defined in ESMC
Section 15-15-7 are required in the PCC Mixed -Use 1 (PCC MU-1) land
use district to serve the multiple -family residential and commercial uses.
Two small truck loading spaces are required in the PCC Mixed -Use 2 (PCC
MU-2) land use district to serve the multiple -family residential and
commercial uses. One small truck loading space is required for the
commercial uses in the PCC Commercial-3 (PCC COM-3) land use district.
i. Parking Space Dimensions (for All Residential and Commercial Uses): All
standard parking spaces must be a minimum of 8'-6" in width by 18'-0" in
length. All compact parking spaces must be a minimum of 8'-6" in width
by 15'-0" in length.
j. Off -site parking and off -site loading is permitted. The parking and loading
spaces must be located on private property within the boundary of the
Specific Plan area it serves unless otherwise approved by the Planning
Commission. A written agreement must be executed by all parties
concerned, and recorded to the satisfaction of the Director of Development
Services and the City Attorney assuring the continued availability of the
number of parking spaces and loading spaces located off -site. Reciprocal
access easements or covenants must be recorded for contiguous lots before
issuance of a building permit and must be shown or noted on the applicable
site plans.
k. Parking lots and driveways may straddle lot lines subject to provisions in a
reciprocal parking and access easement or covenant. Driveways that
connect parking lots with a right-of-way may encroach into a required
landscape setback. Such documents must provide provisions for shared
maintenance.
2. Preferential parking must be provided for carpools and vanpools.
3. Bicycle parking and EV Charging must comply with the stricter of ESMC Chapters
15-15 and 15-16 or Cal Green Code.
E. LANDSCAPING
This section will ensure that adequate landscaping area and permanent maintenance is provided
for the development.
Landscaped areas must be provided and permanent irrigation systems installed in the landscaped
areas at: 1) around the perimeter of the buildings in the setbacks, 2) within the required setbacks
along the property perimeter and, 3) in the Vehicular Use Areas (VUAs) as defined in ESMC § 15-
1-6.
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A Landscape Master Plan must be prepared for each sub -district of the Specific Plan area to ensure
a unified appearance implementing the intent of the Design Guidelines and objectives of this
Specific Plan. The Landscape Master Plan must be prepared by a licensed landscape architect and
it must be submitted to the City concurrently with the first site plan review within the Specific Plan
area.
ALL LANDSCAPING
1. Landscaping must conform to the City's Water Conservation in Landscaping
requirements as set forth in ESMC Chapter 15-15A.
BUILDING PERIMETER LANDSCAPING
1. Except as otherwise allowed by this Plan, a minimum horizontal depth of five feet
of landscape materials, excluding curbs, must be provided around each building
except for entrances to buildings and any other required paved areas. In instances
where two buildings are separated by ten feet, the landscape requirement may be
reduced to allow for pedestrian walkways/access.
PROPERTY PERIMETER LANDSCAPING
1. Landscaping must be provided in all property perimeter areas except where
buildings, driveways, pedestrian walkways, driveway visibility and corner
clearance areas are located. One shade tree must be provided for every 25 feet of
street frontage where landscaping is provided. One shade tree must be provided for
every 25 feet along interior property lines where landscaping is provided in the PCC
Mixed -Use 2 (PCC MU-2) land use district. Trees are not required to be evenly
spaced.
2. The following encroachments are permitted into the landscaped setback areas:
a. "Architectural landscape features" including fountains, water features and
waterfalls, free-standing arbors/pergolas, and similar features, may
encroach into the landscaped setback area subject to site plan review,
provided a minimum landscaped setback of three feet is maintained. The
features may cover a maximum of twenty-five percent of the total area of
the setback and be a maximum of twenty feet in height.
VEHICULAR USE AREAS
1. Vehicular Use Areas (VUA) include surface parking lots. Landscaping in the
VUAs must cover a minimum of five percent of the VUA and be distributed
throughout the VUA for any new surface parking lots. Such landscaping is in
addition to the required property perimeter and building perimeter landscaping.
a. Planting areas containing trees must have a minimum width of 5 feet except
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for existing planting areas. Trees are required to provide shade.
MINIMUM SIZES FOR PLANT MATERIAL
1. The minimum tree container size for all trees on site shall be provided as follows:
larger.
a. At least twenty percent (20%) of the trees must be thirty-six inch (36") box size or larger.
b. At least thirty percent (30%) of the trees must be twenty-four inch (24") box size or
c. The remaining fifty percent (50%) must be fifteen (15) gallon size or larger.
d. The Director of Development Services may approve smaller tree container sizes than
required based on site conditions, however no tree may be smaller than a fifteen (15) gallon
size.
2. Shrubs must be planted from a minimum five (5) gallon size container. One (1) gallon size
containers may be allowed for shrubs that are not commonly available in five (5) gallon size
containers, subject to approval by the Director of Development Services.
F. COMMON RECREATION FACILITIES/OPEN SPACE AND
PRIVATE OPEN SPACE
Common recreation facilities/open space and private open space are required for multiple -family
residential uses in the PCC Mixed -Use 1 and PCC Mixed -Use 2 districts. Common recreation
facilities/open space are not required for the townhomes.
Common recreation facilities/open space are facilities that are accessible to all multiple -family
residential unit occupants. Common recreation facilities may include indoor and/or outdoor areas.
Indoor areas may include, but are not limited to, gyms or fitness areas, indoor pools, indoor spas
and saunas, multi -purpose recreation and community rooms and similar facilities.
Private open space includes decks, patios and balconies that are accessible from the multi -family
residential unit or townhome unit and exclusively devoted to that unit. There is no requirement to
provide private open space for each multiple -family residential unit, however, any private open
space that is provided must meet minimum dimensions. In order to count towards these
requirements, the minimum dimensions for any private open space shall be 5 feet in width by 5
feet in length.
Multiple -family residential units must provide an average of 100 square feet per unit in combined
common recreation facilities/open space and private open space. Townhomes must provide a
minimum of 100 square feet of total private open space. In order to count towards these
requirements, the minimum dimensions of private open space for townhome units shall be 5 feet
in width by 5 feet in length.
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G. PUBLIC SAFETY
In an effort to ensure the safety of residents, employees and visitors to the Pacific Coast Commons
Specific Plan area, the following strategies must be incorporated into site development:
1. Lighting must be adequate throughout the Specific Plan area and shielded to
minimize off -site illumination. Submittal of photometric studies is required as part
of any site plan review submittal which includes parking lots, and parking structures
in the Specific Plan area.
2. The site design and operation must comply with fire and police safety regulations
with regard to site layout, building configurations, landscape design, and
infrastructure requirements.
3. Street lighting must be provided in accordance with ESMC requirements.
H. SIGNAGE
1. Signage within the Specific Plan area must conform to the signage regulations of
ESMC Chapter 15-18 except as established and approved in a Master Sign Program
for each land use district in the Specific Plan. The existing Master Sign Program
for the existing buildings in the Specific Plan area (for the Aloft and the Fairfield
Inn and Suites hotels) remains in effect and is excluded from the Master Sign
Program requirements for the new development.
2. Section 15-18-3 shall apply relating to exempt signs.
3. Neon signage is not permitted on any building facades facing west in the PCC
Mixed -Use 1 land use district or on any building fagade facing west in the PCC
Commercial-3 land use district. Neon signage is not permitted on the Palm Avenue
street frontage or on any building facades facing west in the PCC Mixed -Use 2 land
use district between Mariposa and Palm Avenues or along the Palm Avenue.
4. The following signs are not permitted within the Specific Plan:
• Balloons or other inflated devices or signs used in conjunction with
commercial premises for commercial purposes; unless allowed by a
temporary sign permit
• Beacon signs
• Billboards, as defined in the ESMC
• Pole signs
• Signs incorporating flashing or blinking lights
• Signs that flash, rotate, pulsate or otherwise move in a way to create a
traffic hazard
• Signs that emit sounds, odor or visible matter such as smoke or steam
• Strobe lights used in signs; and
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Trailer or portable signs except for sandwich board signs for restaurants.
5. A Master Sign Program for each land use district in the Specific Plan area must be
developed and submitted for review and approval by the Director of Development
Services concurrent with the first site plan review in that land use district within the
Specific Plan. The Master Sign Program must include the following elements:
• Master signage (entryways, common sign design throughout the Specific
Plan area);
• Sign standards developed for the mixed -use multiple -family residential and
commercial development;
• Provisions for wayfinding and decorative elements such as banners;
• General features that all signs are required to comply with; and
• Regulations for temporary signs (including construction signs).
I. SUSTAINABILITY
1. All new development must have buildings designed to be energy efficient to meet
or exceed Title 24 requirements.
2. The Project parking lot areas must include storm water management practices that
treat storm water runoff in compliance with the ESMC and all applicable law.
3. Bicycle parking must comply with the ESMC and Cal Green Code.
4. Exterior lighting must be energy efficient and designed to minimize light pollution.
5. Low -emitting building materials must be utilized.
6. Roof structures of new buildings must be designed to support solar panels.
7. Reclaimed water must be utilized for all landscaped areas if available and feasible.
J. ENCLOSED AND UNENCLOSED USES
All uses must be conducted wholly within an enclosed building or structure except for the
following:
1. Mechanical equipment provided they comply with the requirements of ESMC § 15-
2-8.
2. Outdoor restaurants and cafes incidental to the permitted use, provided they comply
with the provisions of ESMC § 15-2-16.
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3. Recreation facilities customarily conducted in the open (including but not
limited to pools and play equipment).
4. Outdoor private common area for residential developments.
5. Wireless communications facilities (including antennas, and dishes) provided they
comply with the requirements of ESMC Chapter 15-19 subject to applicable law.
K. NON -CONFORMING USES AND BUILDINGS
Any existing uses, buildings, structures, parking areas, landscaping and signage located in
the PCC Commercial-1 (PCC COM-1), PCC Commercial-2 (PCC COM-2), and PCC
Commercial-3 (PCC COM-3) that become non -conforming at the time of adoption of this
Specific Plan will be permitted to remain.
Until such time as building permits are issued for development of the Specific Plan, the
existing food and beverage building may continue to be used for commercial, restaurant
and meeting spaces.
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VII. ADMINISTRATION
A. INTRODUCTION
Unless regulated by this Specific Plan, development will be administered and enforced by the City
in accordance with the ESMC. This Specific Plan supersedes any conflicts with ESMC zoning
regulations.
1. The Director of Development Services may grant administrative use permits in
accordance with ESMC Chapter 15-22.
2. The Director of Development Services may make other administrative
determinations using the same procedures set forth in ESMC Chapter 15-22.
3. The Director of Development Services may grant adjustments in accordance with
ESMC Chapter 15-22.
4. The Planning Commission may grant conditional use permits in accordance with
ESMC Chapter 15-24.
5. The Director of Development Services may grant off -site parking covenants
between parcels within the Specific Plan area in accordance with ESMC Chapter
15-15.
6. The Director of Development Services may grant modifications to the number of
parking spaces as determined in a parking demand study in accordance with Section
VID of this Plan and ESMC Chapter 15-15.
B. MUNICIPAL CODE REFERENCES
All section references in the Specific Plan refer to the El Segundo Municipal Code (ESMC) as
adopted at the time of Specific Plan approval.
C. MODIFICATIONS
1. Major Modifications
The following modifications constitute a Major Modification and require an amendment to
this Specific Plan:
a. Any decrease in the required building setbacks as set forth in Section VLB.3
above;
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b. Any increase in the total developable square footage of the entire Specific
Plan in excess of the maximum allowable development intensity allowed
under the Specific Plan;
C. Any increase in height of buildings or structures on the Property above 5
feet;
d. Any change in use to a use which is not permitted under the Specific Plan,
except as approved by the Director in accordance with Chapter 15-22 of the
ESMC;
e. Any change in the land use plan categories identified in Exhibit 5 of this
plan;
f. Any decrease in the minimum required lot area;
g. Any decrease in the minimum required lot frontage;
h. Any material modification that requires modification to the EIR other than
an Addendum; and
i. Any modification deemed by the Director of Development Services as a
major modification and requiring amendment to this Specific Plan.
2. Minor Modifications
Any modification to this Specific Plan not listed above as a "major modification,"
including a use approved subject to an Administrative Use Permit, is a Minor Modification.
The Developer may make Minor Modifications without amending this Specific Plan upon
the administrative approval of the Director of Development Services or designee, provided
that such modifications are consistent with the Development and Design Standards,
Applicable Rules, and Project Approvals. Such Minor Modifications may include:
Modifications to infrastructure sizing based upon final engineering plans
approved by the City.
Adjustments, Administrative Determinations subject to the requirements in
Section VII.A, above.
D. SITE PLAN REVIEW
1. Overview
In order to develop a Project that is in conformance with the uses, density, approved FAR,
and Design Guidelines of this Specific Plan, a Site Plan Review ("SPR") application shall
be filed with the Development Services Department in accordance with ESMC Chapter 15-
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25 except as specified below.
2. Site Plan Review - Procedure
a. The Director of Development Services may extend the Site Plan approval
for up to two additional years for good cause upon written request of the
applicant received prior to expiration of the site plan approval.
b. After the Site Plan is approved, the Director of Development Services may
approve minor changes in the Site Plan or its conditions if the Director finds
that there are practical reasons for such changes, that such changes do not
substantially vary from the previously approved site plan and applicable law
and that such changes do not involve deviations from the design's intent.
3. Exempt Activities
The following is a list of activities which are exempt from the site plan review process.
This list is not all-inclusive; the Director of Development Services may exempt other
activities not listed:
a. All interior changes and alterations
b. Exterior mechanical equipment (heating, air conditioning, water heater,
transformers) designed with mechanical equipment screening compatible
with the architecture of the building to which it is adjacent or affixed.
C. Minor exterior repairs with the same or similar types of building materials
as determined by the Director of Development Services.
d. Minor surface parking area changes and restriping of parking stalls.
e. Re -glazing new mullions.
f. Re -landscaping consistent with the landscape palette.
g. Repainting.
h. Reroofing with similar style roofing materials.
E. AMENDMENT
In accordance with the Government Code §§ 65450-65457, Specific Plans must be prepared,
adopted and amended in the same manner as General Plans except that Specific Plans may be
adopted by resolution or by ordinance.
This Specific Plan may be amended as necessary by ordinance. Said amendment or amendments
do not require a concurrent General Plan amendment unless the Director of Development Services
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determines that the proposed amendment would substantially affect General Plan goals, policies,
objectives or programs.
F. INFRASTRUCTURE IMPROVEMENTS/COORDINATION
The developer and/or property owner shall be responsible for making transportation and
infrastructure utility improvements required by the Pacific Coast Commons Specific Plan. All
improvements shall be to the specifications of the City of El Segundo Development Services
Department, Public Works Department, and/or other applicable departments.
G. FINANCING MEASURES
Implementation and financing of improvements of the Pacific Coast Commons Specific Plan
depend exclusively on private investment and development. The developer and/or property owner
shall be responsible for financing the project, including all improvements and mitigation measures.
H. CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
The Pacific Coast Commons Specific Plan and related entitlements were approved in accordance
with the California Environmental Quality Act (CEQA), the State CEQA Guidelines (Guidelines),
and City policies adopted to implement the CEQA and the Guidelines.
An Environmental Impact Report was prepared and certified by the City Council which establishes
the development thresholds shown in Table VII-1 below.
Table VII-1
California Environmental Quality Act Compliance
The existing development located in the Pacific Coast Commons Specific Plan area totals 324,058
gross square feet (Fairfield Inn and Suites hotel is 217,311 gross square feet and the Aloft hotel is
106,747 gross square feet). A portion of the Fairfield Inn and Suites hotel will be demolished.
More specifically, the 41,660 square -foot 2-story "food and beverage" building (that contains
banquet room facilities, a restaurant and storage uses located at the southwest corner of Pacific
Coast Highway and Mariposa Avenue) will be demolished leaving 282,398 square feet of existing
development to remain within the Pacific Coast Commons Specific Plan area. The CEQA
clearance indicated above analyzes the effects of a maximum of 340,000 gross square feet of new
incremental development per the Specific Plan. Based upon the maximum allowable floor area in
each land use district, the 340,000 square feet will be comprised of 150,000 gross square feet in
the "PCC South" development site (PCC Mixed -Use 1 District), 5,000 gross square feet in the
"Fairfield Parking" site (PCC COM-3 District), and 185,000 gross square feet in the "PCC North"
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site (PCC Mixed -Use 2 District). The Development Project depicted in the Conceptual Site Plan
includes 327,068 gross square feet of new development that will occur after the demolition of the
existing 41,660 gross square -foot 2-story "food and beverage" building. The demolition of the
41,660 gross square -foot "food and beverage" building will reduce the existing Fairfield Inn and
Suites Hotel to 175,651 gross square feet in size.
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APPENDIX A
PACIFIC COAST COMMONS SPECIFIC PLAN
LEGAL DESCRIPTION
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: (APN: 4139-025-075)
LOT 428 IN BLOCK 123 OF EL SEGUNDO, IN THE CITY OF EL SEGUNDO, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 22 PAGES
106 AND 107 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY.
PARCEL 2: (APN: 4139-025-073, 074, 076, 081)
LOTS 385, 386, 387, 429 AND 430 IN BLOCK 123 OF EL SEGUNDO, IN THE CITY OF EL
SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 22 PAGES 106 AND 107 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL 3: (APN: 4139-025-091)
LOTS 382, 383, 384, 431, 432 AND 433 IN BLOCK 123 OF EL SEGUNDO, IN THE CITY OF
EL SEGUNDO, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 22 PAGES 106 AND 107 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
EXCEPT ALL PETROLEUM, GAS, ASPHALTUM AND OTHER HYDROCARBONS AND
OTHER MINERALS, WHETHER SIMILAR TO THOSE HEREIN SPECIFIED OR NOT,
WITHIN OR UNDERLYING OR THAT MAY BE PRODUCED FROM PARCELS 1 AND 2,
TOGETHER WITH THE EXCLUSIVE RIGHT TO ENTER INTO, ACROSS OR THROUGH
THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF TAKING OR PRODUCING
ANY PETROLEUM, GAS, ASPHALTUM, OTHER HYDROCARBONS AND OTHER
MINERALS AND UNDER SAID LAND, BY DIRECTIONAL DRILLING OR OTHER
SUBSURFACE OPERATIONS AND THE EXCLUSIVE RIGHT TO USE THE SUBSURFACE
OF SAID LAND FOR THE PURPOSE OF INJECTING THEREIN, OR WITHDRAWING
THEREFROM GAS, OIL, OR OTHER SUBSTANCES, WHETHER HYDROCARBON OR
NOT, FOR STORAGE, REPRESSURING, OR OTHER PURPOSES, BUT WITH NO RIGHT
TO ENTER UPON THE SURFACE OF SAID LAND, AS GRANTED TO STANDARD OIL
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COMPANY OF CALIFORNIA, A CORPORATION, BY DEED RECORDED APRIL 28, 1947
AS INSTRUMENT NO.480 IN BOOK 24472 PAGE 357, OFFICIAL RECORDS.
PARCEL 4: (portion of APN: 4139-024-057)
THE WESTERLY 60 FEET OF LOTS 2 AND 9 IN BLOCK 113 OF EL SEGUNDO, IN THE
CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 20 PAGES 114 AND 115 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL 5: (APN: 4139-024-058)
LOTS 1, 2,9 AND 10 IN BLOCK 113 OF EL SEGUNDO, IN THE CITY OF EL SEGUNDO,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 20 PAGES 114 AND 115 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER
OF SAID COUNTY.
EXCEPT THEREFROM THE WESTERLY 60 FEET OF SAID LOTS 2 AND 9.
ALSO EXCEPT THEREFROM THE NORTHERLY 181.00 FEET OF SAID LOTS 1 AND 2.
ALSO EXCEPT THE SOUTH 147.03 FEET OF LOT 10.
ALSO EXCEPT THEREFROM ALL PETROLEUM, GAS, ASPHALTUM AND OTHER
HYDROCARBONS AND OTHER MINERALS, WHETHER SIMILAR TO THOSE HEREIN
SPECIFIED OR NOT, WITHIN OR UNDERLYING OR THAT MAY BE PRODUCED FROM
SAID LAND, TOGETHER WITH THE EXCLUSIVE RIGHT TO ENTER INTO, ACROSS OR
THROUGH THE SUBSURFACE OF SAID LAND FOR THE PURPOSE OF TAKING OR
PRODUCING ANY PETROLEUM AND OTHER HYDROCARBONS, AND OTHER
MINERALS IN AND UNDER SAID LAND, BY DIRECTIONAL DRILLING OR OTHER
SUBSURFACE OF SAID LAND FOR THE PURPOSE OF INJECTING THEREIN OR
WITHDRAWING THEREFROM GAS, OIL OR OTHER SUBSTANCES, WHETHER
HYDROCARBON OR NOT, FOR STORAGE, REPRESSURING OR OTHER PURPOSES,
BUT WITH NO RIGHT TO ENTER UPON THE SURFACE OF SAID LAND, AS GRANTED
TO STANDARD OIL COMPANY OF CALIFORNIA, A CORPORATION, BY DEED
RECORDED APRIL 28, 1947 IN BOOK 24472 PAGE 357, OFFICIAL RECORDS.
PARCEL 6: (portion of APN: 4139-024-057)
A PARCEL OF LAND SITUATED IN THE CITY OF EL SEGUNDO, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, BEING A PORTION OF BLOCK 113 OF EL
SEGUNDO, AS PER MAP RECORDED IN BOOK 20, PAGES 114 THROUGH 115,
INCLUSIVE, IN THE OFFICE OF THE RECORDER OF SAID COUNTY AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 1 OF TRACT NO. 48436, AS PER
Page 89 FEBRUARY2022
MAP RECORDED IN BOOK 1180, PAGES 68 THROUGH 69, INCLUSIVE, OF MAPS, IN
THE OFFICE OF THE RECORDER OF SAID COUNTY; THENCE ALONG THE SOUTH
LINE OF PALM AVENUE SOUTH 890 58' 36" EAST 60.00 FEET TO THE TRUE POINT OF
BEGINNING; THENCE ALONG THE SOUTH LINE OF PALM AVENUE SOUTH 890 58' 36"
EAST 13.19 FEET; THENCE SOUTH 000 03' 15" WEST 181.00 FEET; THENCE NORTH 890
58' 36" WEST 13.11 FEET; THENCE NORTH 00' 01' 50" EAST 181.00 FEET TO THE TRUE
POINT OF BEGINNING.
APN: 4139-025-057 thru 4139-025-058, 4139-025-073 thru 4139-025-076, 4139-025-081,
4139-025-091
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