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2022-03-15 CC Agenda Packet - PRESENTATION - ITEM C14 - Pacific Coast CommonsPacific Coast Commons City Council March 15, 2022 ar Ventures, 10 4 Inc. Project Vision Providing Responsible Residential Development 1. Provide Much Needed Housing Options Market rate and affordable units Housing for people that work in the community Very few new apartments built in last 30 years • Lack of empty nester or entry level housing 2. The Proper Location in the City • East edge of residential, along PCH • Keeps new housing away from single-family neighborhoods • Minimize traffic impacts - access to PCH • Compatible to adjacent development • Proximity to Green Line Metro station 3. Improve Pacific Coast Highway • Safer and cleaner • Walkable & pedestrian friendly • Street level amenities K I Entry Level Housin,,q T � Entry Level Housing 1s Important for El Segun a El Segundo Typical Hoh)e Value: $1,754,471 `Source Zfllow El Segundo Businesses Need Housing • Employee retention & recruitment Housing in walking distance to major employers • Skyrocketing housing costs hurt business El Segundo Essential Workers Need Housing • Teachers • Police and Fire • City Workers • Nurses El Segundo Community Needs Housing • Diversity in economic background • Fair share of affordable housing • Options for friends and family that cannot afford $1.7M home 3 Architecture Articulation Break up the fagade to create interest High Quality Finishes High quality Multiple complementary materials to add texture and architectural design that contrast integrates with the City Four -Sided Architecture of El Segundo Every side has high quality design and gets special treatment Compatibility Modern design but fits within the context of El Segundo and the PCH corridor 4 Pacific Coast Commons ti J r J m I uU Site Plan I jI Li u G1r,ui 1L � �il� lilillwy l� I 11 }IYL 1 APART ��lLWW1ii��ii Ier 1l iiikkk [r� ,lll•l hr[gAT afiwTYj�l Ir! i�1 kiirur 1 mlrlwo I 1!a ^YIIII -•, OE NT C� _• r r YYTY [.T a•il O.T lYil Ol.y l�llOnO 1!1 .if 1 INi } J arf.TYl.I � rV! .Sl lVIL01111i I ■ �1[� ■( III IUIL0111 Gi _— —_ -- --VN OiA•l:N-A--S•TREET-- ~PACIFIC COAST HIGHWAY uunYl ,. ullrol lelsv.l u,lmc [II Sf I fiillY4ffi .lil4Vlaxri 1 -•v--�•• I `. I O I„f 6ur� ,a .4�' [11111f01Vri. YSlerf _ f I:u.�•wluT � •"c�Lrun I Pacific Coast Commons South 120 Apartment Units • 44 Studios, 52 1-beds, 24 2-beds 5,756 Square Feet of Commercial Area 336 Parking Spaces Fairfield Parkine Structure 2,200 Square Feet of Commercial Area 1,000 SF+for non-profit community group space • 215 Parking Spaces Y c m i lli rl.• ===•.T Y]140/16 i ilrlrna i vlt•IxY i i .r ulurr• u�rnY� /YK .6i . IIOIT . lrO4r IVIlOi.lt IuIL'JI! Y Y iwaxv tawwlacuL. �— r.nn.a KLGrirIflL �i00C[li � _ STFLLMII YF.�w/lTIX'm III I�>C� wr,aiwirlM1l. ; 17 1� rl�4lns�lf icl lJ�can: 111i11Y1 /O//NO --------------- I xwY lUTAUnuuv L.t. i GN"11w [. ,1uq Pacific Coast Commons North • 137 Apartment Units • 47 Studios, 67 1-beds, 23 2-beds • 6 Townhomes • 2,223 Square Feet of Commercial Area • 241 Parking Spaces Community Meetings & Engagement • Door to Door Outreach to adjacent neighbors Mailer to all residents within EIR notification area Informational website with contact info and comments section Neighbors' Information Meeting on February 5, 2020 EIR Public Scoping Meeting on June 10, 2020 El Segundo Unified School District public board meeting on July 7, 2020 El Segundo Chamber of Commerce Board of Directors Meeting on July 22, 2020 El Segundo Kiwanis Club Meeting on September 1, 2020 • El Segundo Rotary Meeting on October 1, 2020 Specific Plan Community Meeting on March 31, 2021 Non -Profit Group Space Meeting with local El Segundo non-profit groups on July 15, 2021 • El Segundo Kiwanis Club Lunch Meeting on October 19, 2021 ID El Segundo Chamber of Commerce Lunch & Learn on December 15, 2021 8 Project Benefits & Responses to Feedback ■ Constructing a new right turn lane on Mariposa which will improve traffic flow ■ Affordable Housing o Increased the amount of proposed affordable units from 5% to 12% (32 units) o Increased number of low-income and very low-income affordable units o Increased the number of one and two bedrooms ■ El Segundo non-profit group space on the ground floor of PCH in the Fairfield Parking Structure 0 1,000+SF of no charge space for non-profit group's meetings, events, functions o Youth sports, charitable organizations and other community groups have priority a Contribution to cover cost of a resident permit parking district on adjacent residential streets m Increased landscape throughout project area Green Initiatives o Solar panels & battery storage o Increase electric vehicle spaces o Increased bicycle parking 9 �ckul, Right Mirn bane on Mariposa Pacific Coast Commons would add a new right turn only lane on the south side of Mariposa Ave which would improve traffic flow enabling traffic to turn right on red. Current Condition Proposed Condition � a -6 A d E --:pr W M"f-W 10 Affordable Housing • 12% of apartments (32 units) to be affordable housing for qualified households based on annual gross income • 29 Low Income Units/3 Very Low Income Units Unit mix: 18 Studios, 11 One -Bedrooms and 3 Two -Bedrooms • Affordable units are spread evenly throughout the project • Affordable units help El Segundo meet state housing regulations (RHNA) • Housing for people that work in the community • Teachers and first responders could qualify • Employees for small businesses Low -Income Limit Qualification o Studio: < $66,250 0 1bed: < $70,975 0 2bed: < $85,150 Very Low -Income Limit Qualification o Studio: < $41,400 opo Average El Segundo Teacher Salary $58,891 The average El Segundo teacher would qualify for Low -Income housing. Rent soars, tenants struggle to find apartments as vacancy hits 22-year low Jeff Collins I February 10, 2022 / Daily Breeze "Rising housing costs take a toll on South Bay residents, employers" - Daily Breeze !March 2018] 11 Community Space on the Ground Floor of PCH Local El Segundo Non -Profit Groups to use space for meetings and events T 7• RT STO R� NT 1►A E>LT A •RTSIEtfi G IV1 11G' � IROI 1 I lI U E < s R5 (II RG IIEARTYil17 AiFYfl O1I1RF11iT I I EISTII := RYEISTING ERY -STORY STORY 2 NGS -STORY]I � I lUIIOING] I _ lUIIOIMLi EUIl01MG f BUILDINGS QU NDIANA 8TASET - ; - : - TA: a M WSTIH4 4 STDAY 8U11%A6 � r I Fi` ulsnss pax aunci F 1 11 E i C C E R O R t V E EXISTING ]•STORY NOILDIRfi i EIISTIMO ]-STORY 1 I EIWTIN6 >I DRIVE-TtIRu REETAUXIIRT r m PACIFIC OAST HIGHWAY �- IC1CI7{TIN G I I 0 1 EXISTING I I I III MT]ING OFFICE BUILD 4A AN!"A/A/O 12 The Community Space Design Entrance from parking garage I N O I A N A S T R E E T I. x A.ciF+c cower 010iiwnv 13 I.UI LL all1. 1L Vlll i a1.+11\. V V L1J 1 l llt',111 n ar 30MVI-11it Parkint),g Distric 0 IF Desired by residents adjacent to PCC, the City is open to implementing a permit parking district adjacent to the site, at no cost to the neighbors o Permit Parking district must be voted on and agreed to by residents o $25,000 payment Current El Segundo Parking District a E IAWP P;:,_ AVE -EAcaarnT� 1 UT AVE _ IF011EAVE E MAPLE AVE R E aW AVE _. _ ? PALM AVE *Parking District Formation requires a majority of neighbors requesting the City to implement the district. 14 Pacific Coast Commons is Green ' ,-MMM MMMk MMM M Solar Panels Rooftop solar panels Robust Landscaping Net increase of 60 trees ° Pedestrian Seating on PCH Enhanced Landscaping along PCC North Electric Vehicle Charging Stations 200 EV Spaces: 50 installed EV chargers and 150 EV capable spaces throughout the parking structures Bike Racks Replacing and installing new bike racks throughout property 15 City's Independent Financial Review Initial Proposal • 5% Affordable Housing • All studios All Low -Income units Keyser Marston Analysis 10% Affordable housing City 1 Keyser Marston Fiscal Analysis - Intensive 8 month review of PCC financials - Assumes no additional loss of value due to additional changes to project • 26 Low -Income units C 21 studios, 3 one -bedrooms, 2 two -bedrooms No Community gathering space "problematic" financially for PCC Final Agreement • 12% Affordable housing 32 Affordable housing units C 18 studios, 11 one bedrooms, 3 two bedrooms 29 Low -Income and 3 Very -Low Income units Includes Community Room (less retail revenue) Keyser Marston Associates - Development Feasibilit Analysis — Pacific Coast Commons "The version of the Project that includes 10% affordable housing is more problematic" 16 A 7 1 W7 BRE -- HOTELS & RESORTS Thank You Mar Ventures, Inc. Lionel Uhry Mar Ventures, Inc. 310-782-2526 PacificCoastCo m mo ns.co m informC@pacificcoastcomMons.com CONTINENTAL DEVELOPMENT 7 CORPORATION r Response Appendix North Parking Condition of Approval #103: To ensure that there is no vehicle queueing extending onto public streets, the vehicular entrances to PCC North from Mariposa Avenue and Palm Avenue shall not have gate arms located at the intersection of the private driveway and the property line preventing vehicles from entering onto the private driveway. The exits to Mariposa Avenue and Palm Avenue from the onsite access driveway may have gate arms. Before the City issues building permits for the PCC North site, the applicant shall submit plans to the Development Services Department including the location and design of the gate arms at the driveway exits at Mariposa Avenue and Palm Avenue. Additional Proposed Language for Condition of Approval #103: Subject to a queue analysis by a traffic consultant to the satisfaction of the Director of Development Services, Entry gate arms may be permitted to be located significantly recessed from the property line at Mariposa Avenue and the property line at Palm Avenue a sufficient distance to allow vehicles to queue on -site without impacting Mariposa Avenue or Palm Avenue. 19 Residential Mixed -Use Development Would Optimize this site Alternative Inefficient Developments 1. Retail/Restaurant Development • Creates more traffic than proposed residential o Up to 20 times the traffic as multifamily residential during peak hours • Replacement for hotel parking would result in limited retail square feet 15 Must be 1 story 2. Office Development • Would create a significantly larger traffic impact than proposed residential o Up to 3.5 times the traffic as multifamily residential during peak hours • Would require subterranean parking which creates feasibility challenges 3. Hotel Development • Already 2 hotels adjacent to the site • Additional hotel development would cannibalize the existing Fairfield & Aloft we Residents & Employees El Segundo's resident to employee ratio is much lower than the neighboring, comparable beach cities in the South Bay E1 Segundo, California Population, Census, April 1, 2020: 17,272 Total Primary Jobs in 2019, Census LEHD: 71,075 Manhattan Beach, CA Population, Census, April 1, 2020: 35,506 Total Primary Jobs in 2019, Census LEHD: 17,863 Hermosa Beach, CA Population, Census April 1, 2020: 19,728 Total Primary Jobs in 2019, Census LEHD: 6,004 Redondo Beach, CA Population, Census April 1 2020: 71,576 Total Primary Jobs in 2019 Census LEHD: 25,253 https'Ilwww.census.00vin a ickf a ctslel segundocityca l i forn i s ht world pq puIationreview cam us -cities e I - seg undo-ca- Do. p ulation https://datausa.io/profile/geolel-egun o- a1 https://Iehd.ces.census.gov/data/ 21 https://onthemap.ces.census.gov/ Parking • Conservative Analysis: o "The peak period demand analysis was conservative as it did not take any adjustments to discount for proximity to transit service, internal capture, or mode" — Planning Commission Staff Report o Parking analysis assumes hotels 100% occupied, apartments 100% occupied, retail 100% occupied. Residents and their guests can also use unutilized hotel and retail parking spaces due to shared parking. • The Single family parking requirement is typically higher than multi -family. This shows that the El Segundo code currently incentivizes the construction of single family homes over multifamily. o Multifamily rentals, especially studios and 1 bedrooms, have lower parking demands than single family homes. Parking Requirements (Including Guest Parking) Multi -Family Single Family Studios 1 Bed 2 Bed Studios 1 Bed 2 Bed City El Segundo Existing 2.33 2.33 2.33 2.00 2.00 2.00 (+1 Space over 3,500 SF) PCC Proposed Parking 1.33 1.83 2.33 Los Angeles 1.00 1.00 1.00 2.00 2.00 2.00 San Diego 1.25 1.50 2.00 2.00 2.00 2.00 rota Barbara 1.50 1.75 2.25 2.00 2.00 2.00 rban Land Institute 1.15 1.20 1.95 zz PCC North Parking Gate Arms - Exits Only 23 Drr Kl r%rfk Dn rki n Gate Armc No Gate Arms 8IM STRUCTURE 24 New Right Turn Lane on Mariposa WTI Mariposa Ave ?T m 25 %limmary r%ave1orrr1nr%+ A q ree%man+ c • Term: 15 years • Affordable Housing: 32 units of affordable housing for 55 years and pay for an independent affordable housing consultant to monitor the implementation of the affordable housing program • Preferential Parking Zone: contribute $25,000 towards establishment of a permit parking district, contingent upon community initiation. If after three years nearby residents do not initiate a parking district, the funds may be used towards the implementation of public improvement • Traffic, circulation and parking study: contribute up to $75,000 for a traffic, circulation and parking study of the project six months after it is fully occupied, as well as any public improvements intended to improve conditions identified in the study • Community Meeting Room: provide a meeting room for community El Segundo non -profits to use at no charge • Additional Public Landscaping and Public Seating Areas: provide additional street trees on certain sections of the west side of Indiana Street, near Holly Avenue, and southern portion of PCH • Enhanced Paving: provide enhanced paving materials for specific locations to increase pedestrian safety • EV Charging Stations: provide 200 EV spaces, of which 50 will have operational charging stations upon the completion of each construction phase • Solar Panels: mounted on the top floor of the parking structures *These additional development improvements are not required in either the City's General Plan, Zoning Ordinance, or PCC Specific Plan, and are 26 considered to be of benefit to the community Affordable Housing Covenant PCC North & PCC South apartments • 55 years from the date on which the Project obtains a certificate of occupancy 0 Runs with the land • Prior to execution of the Affordable Housing Covenant, the Owner and City shall identify the Affordable Units on the floor plan o Units shall be equitably distributed and shall not be distinguishable from market rate units throughout the Project • Owner shall pay for actual costs of an independent third -party affordable housing consultant chosen by the City to provide income limit verification that meets the affordable housing requirements • Occupancy Limitations • Studio: max of two people • One -bedroom: max of three people • Two -bedroom: max of five people 27 Affordable Housing Mix 2021 Los 1 Very Low Income Limits 1 Low Income Limits 021 Very Low Income Rents 021 Low Income Rents tal Affordable Studios Total Affordable 1 bd 'Total Affordable 2 bd OTALS les County Income Limits and Rents Studios L1.01 Bedrooms 1.5 $41,400 $44,350 $66,250 $1,035 $1,656 70,975 $1,108 � 1, 774 F LL ATTorclanie unit MIX Very Low Income Low Income 3 15 0 11 0 3 I 29 drooms 3. $53,200 $85,150 330 128 18 11 3 32 28 1 , 1 F-rl Ll 1336 _- - es—, - — Circulation �— - 1215 01AVA __STRT peaces P A C I F I C C 0 A S T H I G H W A Y - - -^- v J T 29 Parking &Circulation Residential • Market Rate: Studios = 1 space , One -bed = 1.5 spaces , Two -bed = 2 spaces, Guest = .33 per unit Affordable: Studios = 0.5, One -Bed = 1, Two -bed = 1.5 Parking included in rent • Commercial: Hotel and Retail Shared Parking • Vehicle Access 336- , I�I � 24 1 , 215 _ I N 0 I A N A S T R E-- -�a es 11 I rxl.ytj�r jaw .reMre61 rAWru AYc ! rr 1 Ai,rn crer0Ac . ^l�t�Y] + P A C I F I C C 0 A S T H I G H W A 30 Traffic. Under current zoning, the project could develop approximately 40,000 SF in the old Hacienda for retail uses such as a drugstore and restaurants without adding a right turn lane. This would generate more traffic than PCC. L_ L LJ LI LI ILL L__w "�AMl+l_ e4aFr- P A C I F I C C 0 A S T H I G H W A Y Mariposa RTL ------------ +. ---r--;. 31 Elevations 72 ft. from PCH IXISTING BUILDING HEIGHT [XI$TRICBUiLEIINGHCVGIiI W-W (APPROXIMATE) iGQ'•6' [APPRp%IMATEi 50 ft. from PCH --- to -�� �'-�{ �- l�I3 I1 T Lli1, 11141f�F� II� IIII�I�IiI ll�lt�lf -- YIyV YVACV EXISTING 9-STORY _ EXISTING 9STORV ALOFT HOTEL FAIRFIELD INN • jI PACIFIC COAST COMMONS - SOUTH I SUITES BY MARRIOTT ` AI 1. PCC South I. Height measured from PCH average grade to top of parapet: 72 ft. II. Height measured from Indiana St average grade to top of parapet: 84 ft. 2. Fairfield Parking Structure I. Height measured from PCH average grade to top of parapet: 50 ft. II. Height measured from Indiana St average grade to top of parapet: 54 ft. 3. PCC North I. Height measured from PCH average grade to top of parapet: 72 ft. II. Height measured from Indiana St average grade to top of parapet: 72 ft. R 72 ft. from PCH BURDINO �PROPOSED OFff Ty0' ' �" _ _ _ __ PROPOSED BUILDING F HEIGHT 45'-0' I f EXISTING RETAIL J. EXISTNG J III GAS STATION PROPOSED PACIFIC COAST COMMONS NORTH Conceptual Elevations shown from PCH 32 Does not represent the height limitations outlined in the Specific Plan. The Specific Plan measures height from lowest finished grade to the highest point of measurement. PCC North 1 1- 1�1 a+1 ice: Fairfield Parking Structure �. low F : Am. del �w8:,. w :. n h s :r• '. i 1 1- 1I'll' " 71' 1"1'l-I- " :l .'� s. I Wiz. + �•. + .wm 191,14 L P OPP L s Existing Hotels PCC South i. r r � iy y , ��•':':i 33 Construction Sequence & Schedule During Phase 1, the Aloft and Fairfield Hotels will continue to be in operation. During Phase 2, both hotels will continue to operate, and new retail built in Phase 1 will be occupied. During Phase 3, the retail and residential built on the South site in Phase 2 is assumed to be fully occupied. 7j. P A C 1 F I C C O A S T H 1 O H W A Y EXISTING EXISTING EXISTING EXISTING EXISTING ORIVETHRII RESTAURANT RESTAURANT SUPERMARKET RESTAURANT RESTAURANT Phase 2: • Build PCC South Approximate Duration: 21 Months ff C FASTING RESTAURANT ♦ EXISTINGOFFICE RETAIL COMPLEX BUILOINGFORB NG 1 Phase 1: Phase 3: Demolish existing structure and build Build PCC North a 215 space parking structure � Approximate Duration: 21 Months • Approximate Duration: 10 Months _ 34 Specific Plan Boundaries • We do not own or control the gas station parcel or the fast food restaurant parcel • These are high performing properties which create substantial residual value • The Keyser Marston analysis also shows the current project cannot absorb the significant cost of those properties in a new development �.r/{airdN x .1 �f01Ik , :• r0�r rl� f+G 111111 la t.s {µrxrpl V .,Yr.r I r1.r ,1.1 rrrT .vnar.4 r-raons I IV' � of a•no.r rut irox an.rra.e i err111Y 1Y1 I IJ^l'I IV LS a T ----- 1 O {I r r J m uU fo-so•r I Irnl raa . I runals - —�� > xl[uly roY.ra: a: M� r�eiwrTuc a.a c•,[s' a�= Y{locnr!•cw i r1iiYGwi jz Oi 7J: J, - - - - PACIFIC COAST COAST HIGHWAY 11111�.4 [a![TIYG EI 1 0,,,, • ersrwa.ra .[[TwiurT[! !all TlYG .er [. W.{li ItN.Y(.. j I I [nm.4 a •.T..T i .m[o1.4 [al{TIYG I I ! a 1 { I . . mnlr/ e{niarw +[rT{ewr �• l;:75 .' 1l ........... t /Yt41.i o.n[-rY.0 it �t1 .larwwr rran.y tarraY,1 evn - '"�,a I I 35 Appendix #1 Current Aloft Hotel Parking • Future PCC South (PCC Mixed -Use 1) Current Aloft Hotel (PCC Commercial-1) Existing Hotel — No Additional Development Current Fairfield Hotel (PCC Commercial-2) • Existing Hotel — No Additional Development Old "Hacienda" Banquet Facilities (PCC Commercial-3) • Demolish Existing 40,000 Sq Ft Banquet Facilities • Future Fairfield Parking Structure D. Current Fairfield Hotel Parking • Future PCC North (PCC Mixed -Use 2) 37 XF Limb- _ — All ' I , S � r III. .�.• pr.• . .. _ — -' � �' f� ti . * ?;rl+'f ' . aL4F, �•:.f, • _.- #1('. �. '' ! emu: _ _f� - - �. �ry+3 r r ■ — ■ �p + '- ___--- -- - -- --------- - - - - -- ----- ---- -7 7 - ---------- ---� t+ ----------- ------'- Ni ti fI 7 .' i k i ; * . ,. �► ; 13 _ -rl - W�J_ fin# �qN, ,IL k ' mow} iir .yam � ± • #�� � . i' dim ��y . � "' - — -:r: - - + # ��' �` . U u u u J �+�i �• �, Il+.7 n r a it ' ' olk � � 1� r! � � i.r •.� I�' r.� - � - Ili { :i• a F - - s�i awl '"D° i w ■ y •�� � inn ll. f r , LAI -1 I .� no �,.—.tip � — a...� �, • �- -r 50, T-7 [MI] a tAll, Appendix - St Dedications Street Dedications - Waiver Requests Waivers requested due to challenging nature of infill site Waiver facilitate parking garage and new right turn lane Waivers do not decrease road widths ■ PCC South o Indiana Street: Dedication of 4 ft - Waiver Request for 3 ft (only for parking structure) Fairfield Parking Structure o Indiana Street: Dedication of 4 ft - Waiver Request for 3 ft o Mariposa Avenue (South Side): Dedication of 4 ft - Waiver Request for 3 ft PCC North o Palm Avenue: Dedication of 12 ft - request to not construct right-of-way improvements ■ Existing Hotels o Indiana Street: 7-foot waiver is requested along the Indiana Street Hotel frontages 43 Street Dedications - Waiver Requests Waivers requested due to challenging nature of infill site • No waivers result in decreased road width dedication ■ PCC South o Holly Avenue: Dedication of 7 ft - No Waiver Request o Indiana Street: Dedication of 4 ft - Waiver Request for 3 ft (only for parking structure) ■ Fairfield Parking Structure o Indiana Street: Dedication of 4 ft - Waiver Request for 3 ft o Mariposa Avenue (South Side): Dedication of 4 ft - Waiver Request for 3 ft o Mariposa Avenue (Right Turn Lane Area): Dedication of 12 ft - No Waiver Request ■ PCC North o Mariposa Avenue (North Side): Dedication of 7 ft - No Waiver Request o Palm Avenue: Dedication of 12 ft - request to not construct right-of-way improvements ■ Existing Hotels o Indiana Street:7-foot waiver is requested along the Indiana Street Hotel frontages 44 P(1--C aA uth Strer,.-A Dedications se Section at Holly Avenue i Dedication of 7 Feet INV KEY PLAN No Waiver Request R 1E- - - Total25'- - - - - - • i i 20' 5' ; Existing Surface Parkii�a HOLLY AV00JE slwIVALK Section A - EXISTING CONDITION � R 1*---- - Total 32' Proposed Residential ' Building 22' 5' 5' WERAMWOMM HOLLY AVENUE SIDEWALK PRE[ WAY Section A - PROJECT CONDITION 45 Pt C-C youth Street Dedications section B �re+ nin -w.• KEY PLAN Total 25' 1` - 17' INDIANA STREET Section at Indiana Street Dedication of 4 ft Waiver Request for a Reduction of 3 ft R �f 8' ; Existing Surface Parkin Section B - EXISTING CONDITION R Total 29' — — — — — — — — - Proposed Parking Structure 1 17' $' 4 J1 f` JNDIANA STREET SIDEWALK PRK WAY Section B - PROJECT CONDITION 46 u R 9 Park'ng Structure Street Dedications section G I _ '� - Section at Indiana Street Dedication of 4 ft g Waiver Request for a Reduction of 3 ft INOIANA STRE KEY PLAN R Total25' �• 17' 8, Existk= ij Surface Parkin Section C - EXISTING CONDITION R f - - - - - Total 29' - - - - - - Proposed Parking Structure 17' 8' 4' 4NDIANA STREET SIDEWALK �PRK WAY Section C - PROJECT CONDITION 47 FaIrfleid Parking Structure Street Dedications R I© I i C. I. y KEY PLAN Section at Mariposa Avenue South Side Dedication of 4 ft Waiver Request for a Reduction of 3 ft R R ' Existing Building to be , ——— — — — — —— Total25I Demolished Ar SIDEWALK MARIPOSA STREET Section D - EXISTING CONDITION R Proposed Parking .F Total 29' - - - - - - - Structure i 2': 5' 22' PRK WAY S16EWALK MARIPOSA STREET Section D - PROJECT CONDITION 48 Fairfield Parking Structure Street Dedications Section at Mariposa Avenue New Right Turn Lane Dedication of 12 Feet No Waiver Request KEY PLAN �. R Existing Building to be , _ Total25' Demolished I r 7' ; 18' i SIDEWALK MARIPOSA STREET Section F - EXISTING CONDITION R � ------ -.. -- - Total37' -- - ! Proposed Parking Structure + Retail 5 32 ' I SIDEWALK MARIPOSA STREET Section F - PROJECT CONDITION 49 PCC North Street Dedications 17 MARIPOSA STREET Total25' 18' 1 7 SIDEWALK Section at Mariposa Avenue North Side Dedication of 7 Feet KEY PLAN Existimi Surface Parkin Section E - EXISTING CONDITION l Total 32' - - - R Proposed Residential Building 18' 7' 7- MARIPOSA STREET S[DEWALK PHK WAY Section E - PROJECT CONDITION 50 I North Street Dedications Section at Palm Avenue section G Dedication of 12 Feet ,. l A'it It Go"1 0 wa I KEY PLAN R R Total 20' - , Existing Surface Parking ; 5' 1 5' SIDEWALK PALM AVENUE Section G - EXISTING CONDITION R � Proposed Townhomes ;E - - Total 32' 12' 515' I PRK WAY SIDEWALK PALM AVENUE Section G - PROJECT CONDITION 51 Appendix -Design and Architecture PCC South Site Plan u i 1 I 53 Fairfield Parking Structure Site Plan NA 1-6 6EMM-5 B.O. a=e s-e pm I r rCOMMERCAALIRETAE i 29-7 LM lw I O I I I I� I I 1 54 PCC North Site Plan ------ - ------------------------------------------- - --------- FIRE ACCE55 LANE b P PARFONG ENTaYIEXIT I --- TRASH LOADING p FIRE ACCESS LANE S STORY BLD13 � � _ �' SLIVERY � { RESIDENTIAL 3 STORY TOWNHOMES r 1110 e �. > II ■NrCOMMERCIAL i 55 Landscape Plan Net increase of 60 trees Pedestrian Seating on PCH Indiana Street Improvements Apartment courtyards M LdM- _a.Li`i. i.. iki 1 _ P-dic Caen Hlghw y MCH) r 56 PCC South Landscape Plan - MENEFINE 57 Fairfield Parking Structure Landscape Plan 4-- 58 1 North Landscape Plan MOP MMUNI 59 Aaartment Project Amenities • Rooftop pool Central atrium courtyard Flexibility for additional amenity spaces: Rec. room, game room, movie room, fitness classes, gym, office center PROPERTYLKE ktrium u rtya rd PCC South Amenity Level PCC North Amenity Level 60 PCC South Cross Section TQPSZF�lii3P1�EL• __-- PROPERTY LINE 1 '-----� a AMENITY LEVEL LEV EL6 �67✓, _ — — b y I RESIDENTIAL LEVEL 3.1ir 22, HH IST ^ STREET LEVEL4 urn _ ERESIDENTIAL LT_ -^- b RESIDENTIAL a RESIDENTIAL -!It-.FV8IRAE .. �ow@storno[ 1 1l7iY COMMEACIAURETAIL �mmwml� 12 HGT LIGHT P TOP OF ELEVATOR LEVEL L-5 LEVEL L-4 LEVEL L-3 LEVEL L-2 �r LEVEL L-1: PARKING P-1 PARKING P-2 �a BASEMENT TOP OF EXIT STAIR PROPERTY LINE 43'-10' 10'-0^ e• IJ SHADE FEATURE I !I` _70P.OF P_ PET 15r —�f ±+r e b �I I N D I A N A 11P S T R E E T AVERAGE GRADE � r _ypy H 4P 99 0' 96-0' 9i..r �rR g_ SECTION -A Q i 1 � 1 �ti KEY PLAN 61 PC('- youth Cross Section TOP OF EXIT STAIR BEYOND TOP OF PARAPET ; ROOF ROOF _ In' 4 LEVEL 6 I 9 j RESIDENTIAL LEVEL 5. _ 15r-__ I_ _ RESIDENTIAL LEVEL 4 j RESIDENTIAL LEVEL 3 i r i b o Ij RESIDENTIAL, LEVEL2 kr _ 3 i RESIDENTIAL 4 LEVEL 1 aCI+ ktx_ O' - 0' §_ RESIDENTIAL I N D I A N A AVERAGE WAGE 1W . t sus S T R E E T ON INDIANA ST 7 AMENITY LEVEL COURTYARD I 62 Fairfield Parking Structure Cross Section 12' HGT LIGHT POST — PROPERTY LINE �_ LEVEL1 L n.. s — LIDItj �_ b _ LEVEL L-4 LEVEL 4 22' HGT I STREET - 3 LEVEL L- - E �' � LEVEL e Q ',� +�t LIGHT I 22' HGT 4 - STREET LIGHT '- i LEVEL L-2 LEVEL 13' - i _ 136' ' COf41MEpClAL/ RETAIL I i S T R IEAE T A AVERAGE GRADE cRAoeVai+AVCii 4 +xzsr- LEVEL L-1 # lasae• P CHI = i - p i 11e sr LEVEL I luao' - 11709' i • � �osvk^rsR,wE SECTION • AQ �1 63 ACC North Cross section - Apartments 12' HGT PROPERTY LINE - — LIGHT POST TOP OF AARA ROOF 1B1' j ! COL 'I m AMENITY LEVEL - - _ .. LEVEL L-fi AMENITY LEVEL LEVEL6 t teo• _ _ •`,� RESIDENTIAL w yl LEVEL L-5 RESIDENTIALLEVEL 5 170• { 4 4 a �, 2 RESIDENTIAL LEVEL L-4 I LEVEL4 1so• 27 HGT e STREET E1 RESIDENTIAL LEVEL L-3 RESIDENTIAL LEVEL 3 LIGHT 9 I RESIDENTIAL I LEVEL L-2 .� r RESIDENTIAL LEVEL 2 140• I AVERAGE GRADE ON PCH' LOWEST GR+.9=_ - 1245E I COMMERCIALAETAIL LEVEL L-1 RESIDENTIAL lzaer � COVRTYARD (44VEL 1 G' -& � . , P C H i � I . 1n In• 1B1' 180' 170' 160' 4 b 150' ^ C C E S S D R I V E f t4o AVERAGE {-{epApE ON 1 1295 ST 4 SEC110IJ A (' 1 I 64 i - North Cass Section - Townhomes SECTION_- B-0 PROPERTY LINE TOP OF PARAPET TOWNHOME ' TOWN�tpME AVERAGE GRADE ON PALM AVE P A M 133 say wranaF cnnn chance A V' E s31 Bn' �� eo LovrEsra13TIO i� wAoE f $ECTION_C� 65 PCC South Elevations its low, so 1■ I•i �� �! `:f 1� ril■ 1■� 1■ f■ I [ i� ■ lug _ � � _ EAST ELEVATION O 66 PCC South Material Board JTT �T TT TTOITT TTF2,1 . A I IT �. s' , ,STUCCO. - Z BPoO YVENEER 5 METAL GUARDRAIL 6 VINYL WINDOW HIGH REFLECTIVE WHITE C F) rwlm/ N O J O U `G)TRICORN BLACK `-5 o2`_Kf PCC SOUTH PACIFr�_COASTHWY ELEVATION I . MANUFACTURED "LAP SIDING 9 TYPICAL METAL 3,v.,i.,.,� �4: "'ROLL-UPTRASH ROOM DOOR HAIM- 7 FABRIC AWNING e I GENERAL STOREFRONT 10 SCREENING CA\ PEPPERCORN B� CITYSCAPE UCJRUSHED ICE 1 �) REPOSE GRAY �, rnYla47 (-) WINDFRESH WHITE " j 1A 67 Fairfield Parking Elevation = j i 68 Fairfield Parking Material Board S rTUCCO BRICK VENEER •mswioww -- - FAIRFIELD PARKING - PACIFIC COAST HWY ELEVATION IiC _ Tr .c i 3$iQf [JEER;Lq'I LAP SIDING y, I91 IRON FENCE 4 t�t�u.a.vm..r�r �5 CURROGATED METAL 6 PRECAST PANELS^m - !i 7� FABRIC AWNING B GENERAL STOREFRONT [1—O SCREENING ;1�1 TYPICAL METAL ROLL -UP TRASH ROOM DOOR HIGH REFLECTIVE WHITE A awrrr (B) CITYSCAPE O J O C) z rC SAMOVAR SILVER 69 PCC North Elevation - Apartments —Tw- EXISTING HIGH VOLTAGE POLES ON MARIPOSA AVE L PAINTEDCOMPOSITEWODD EXISTING BLDG IN A P) PLASTICBOARDS VITH VARIED WIDTH F PE KISED TREES PER EAST ELEVATIONC) "M 70 PCC North Elevation - Townhomes o g 1 0 EM m 00 ' � rr 1 w r. 1 - ■■ 1 1� rw � � � 1 w M �C 1 : 71 PCC North Material Board,, 1STUCCO 2 1 BRICK VENEER PCC NORTH _ TOWNHQMES WEST ELEVATION PCC NORTH PACIFIC COAST HWY ELEVATION HIGH REFLECTIVE WHITE O O U G\ TRICORN BLACK N cc J O O EVENING BLUE Q..�.......... n.....w O w r N O� a O �\ BOOTHBAY BLU1E CITYSCAPE (B ...T CRUSHED ICE C) sw�M� REPOSE GRAY D w v U - - U _Z WINDFRESH WHITE r 5� METAL GUARDRAIL r11METALFENCE [12:TYPICAL METAL RHINOCEROS ROLL -UP TRASH ROOM DOOR 11m LF [6I VINYL WINDOW 17 FABRIC AWNING jB� GENERAL STOREFRONT L9 GARAGE DOOR [lq COMPOSITE PANELS FOR PARKING GARAGE FACADE !g 1 MANUFACTURED �4bI LAP SIDING 72 Typical Apartment Unit Floor Plans Studio AVG SF: 536 1 Bedroom AVG SF: 686 2 Bedroom AVG SF: 989 73 For -Sale Townhomes Floor Plan - 11724 SF 20-9 _Q, 0, & Lj clear hgt 7 11 kilch p . 131 L � o WH 1 s' Leve I 2nd Level 28-6 F t4tPL as bedroom 3rd Level 41h Level 74 r 7 L J ppendix - Trash & Delivery Trish Operations PCC North & PCC South ■ Trash chutes on all floors that drop down into 3 different 3 yard bins for Trash, Recyclables, and Food Waste • Scout System with a staging area for the bins to wait outside for the main trash truck to swing by and pick up the bins in the designated loading areas inside the property line Commercial Space • Contains 3 different 3 yard bins (separate from the residential trash) for Trash, Recyclables, and Food Waste • Trash truck will pick up bins in the designated loading areas inside the property line Townhomes • Contains room in the 2-car garage for 3 different cans for Trash, Recyclables, and Food Waste • Trash truck will pick up bins in front of the homes PCC South Floor Plan Appendix A ~ I N D I A N A AS T R E E T l'KAbri/llLLl V hKY ------------• COMMERCIAL DELIVERY ROUTE ------------- TRASH PICK UP ROUTE Parking Level P-2 77 }8 A I N D I A N A S T R E E T o 00 0 ^p TRASH DOOM ' > " �a�RrAA� i p TRASHIDELIV LOADING D -- ,=:,-_-.-„�<P-gin:, s-,��t•r ��.�...i..' 5."!Sfi K • I C.C11M1x f�+i�• 4:>:v. l� ' • ' 7 ,. , PACIFIC COAST HIGHWAY ............. COMMERCIAL DELIVERY ROUTE ------------- TRASH PICK UP ROUTE Level L-1 78 - �`N "d Parking Str ud-ulr F or Purl I N D I A N A S T R E E T z I -j i WE- TRASIf/I)ELIVER'Y .1 - > < LOADING com. RAS 6� ERc,ALI 0 comm RETAIL P A Cl F I C C 0 A S T H I G H W A Y ............. COMMERCIAL DELIVERY ROUTE ------------- TRASH PICK UP ROUTE Leve I L- 1 79 n4- ` 0, F' R O RA V E E s COM. TRASH ROOM `FRASHlDL Y . a.e.v = LOADING 7 . .. ! ' ji- 15 e - - - :f RESI TRASH ROOM I LL. ` W 3 T T ............. COMMERCIAL DELIVERY ROIJrE !: a A, ............... TRASH PICK UP ROUTE cn emus a,is cr��rw i n vnRn rr 1 a . L..�..,.._ . t., j �rc CO M1MER�CI P A C I F I C C O A S T H I G H W A Y —-------------------------------- ------ ---- ---- ----_— —_—_ Level L-1 80 AppendixArchive a New Right Turn Lane an Mari""---I*,,.4 Newly Proposed Condition Enhanced from Public and Planning Commission Impact f y , r.V Manpasa Ave ( — j' LIJ y I LU 4. • _.�:�� cc 1 t 1 _�__-_ left Turn Volumes ■MpMk 1111(MW vo wl �1 s Through Volumes AM(PM) 231072)vph � R-7 Righ[Turn Volumes _ AM(PM)• 69( vph I I i 82 �C�; North - Fire Lane and Setback Area (Blue Wall.) • The 15 foot strip of land currently is being used by apartment residents as their backyard This would decrease the buffer from the condominiums and apartments resulting in an even taller wall The additional cost of rebuilding a much higher wall adjacent to the townhomes would potentially negatively impact their views and home value Townhome Site Layc • A reduction of townhomes would require us to cut affordable units e The area for the townhomes is 60 feet wide and would be difficult to program a Community room provides great functionality and meets an unfulfilled need •q 6 TOWNHOMES PCC South - West elevation (Indiana Street) Difficult in practice due to grade change from PCH to Indiana and the associated necessary retaining wall o Grade change of 7 ft+ • Difficult apartment layout with 2 entry/exit points 85 F-suture_� Traffic Analysis Project -Related Improvement With Pacific Coast Commons and the right -turn lane on Mariposa Avenue, the future traffic conditions at PCH & Mariposa Avenue is projected to operate better than without Pacific Coast Commons PCH & Mariposa Avenue - Project -Related Improvement Analysis Future (2027) Future + Project WC Future + Project WC I -w/o Improvement Increase w/ Improvement Increase Pea — Compare Compare Hour WC LOS WC LOS d to WC LOS d to Future I Future AM 0.779 C 0.790 C 0.011 0.746 C -0.033 PM 0.880 D 0.910 E 0.030 0.862 D -0.018 Project Trip Generation Estimates An alternative project developed under the El Segundo General Plan designated land uses on the site would generate more vehicle trips and have a greater impact than Pacific Coast Commons Estimated Trip Generation Daily AM Peak Hour Trips PM Peak Hour Trips Project Trips In Out Total In Out Total PCC 2,517 47 85 132 103 75 178 eneral Plan 4,026 112 91 203 145 117 262 86 ; PCC SOUTH - NORTH EAST AERIAL VIEW TYPICAL ELEVATION ARTICULATION _ KEY,PLAN_i1 \7 87 PCC;SOU IH-W.)UIH 6ASI AERFAL VIEW -i At rl --- -- - -- �T• TYPICAL ELEVATION ARTICULATION _ -. 88 Specific Plan Location ' PCC MU-2 r. 9 rr 4t i MARIPOSA AV r� PCC COM.3 LA PCC cow -I a �z PCC COM-1 :�F F KCWi �. �IiOLLY AVI i� A;� 89 El Segundo's Regional Housing Needs Assessment Residential units required by October 15, 2029 in order to meet El Segundo Regional Housing Needs Assessment (RHNA) which is mandated by state housing law: Y 189 Very Low Income units 88 Low Income units Y 84 Moderate Income units 131 Above Moderate Income units i 492 Total units required Affordable units will help raise El Segundo's housing grade with the state regulations o Southern California News Group ranks El Segundo as a "D+" which is near the bottom of California in terms of affordable housing for very low-, low-, and moderate -income housing. The grade is reflected through 2019. 90 — R/W— 4E' B• i m NOT A PART I wb'm'u•. iei p• I d •EO'p'fb•� R � `R/W 5I 1 �,Tu • w YS' 25' NOT A PART . $ I1 B nvu•.. ii.i M W Ne 142 1. . uz Yls Q PROPOfi6D LOT 6 as,wsen rT.on+au Kassa `"` NOT A PART I I Tract Map PACIFIC COAST HIGHWAY 7810 (ALSO TOWN AB SEPULVEDA BLVD) y w — — �— — — — (PUBLIC SiREEij - - - —d�— _ �.n• t.•y e 1'ri'd'1 wulsa'. t m• c.]x.ev' worwls I ee• i .x• y tW .ma. u• o-tru•sr � xlYr ui a�Yb.Tiyt>a L�.fWff N 6(i L �Ot%�i� , P$MPOBW LOT • �I•, wl�n b[ a z IT W.Mu . ' JI PROPD89D LOT 8 iNt+Nil.gi,ie' rt on exercnm w;�.,a PROP0.4ED PAi'IPIC �coAsrcn�IONa. ,w>an I PalavneeD Lar a s :sm so n me m.ryr� PAIRPIF]SI PASUUHO SITE \ �•_ •]ee'bx']eY fxa a• INDIANA STREET �i• _ TL— — — — noe eY %4 bI - N (PUBLIC STREET) jj__ 1e• �ri reR'�mi�in nt5 w i . vm•ya ice® u' ei w Q. wl. Z a FL sna.' x•oarr mu® rtwm+ PROPOSED LOT LOT 1 pn so rt Oe ]]N.CI69 _PROPOSED PACIFIC CKIAST COMMONS • SOUTH SITE �LX LINETYPES 91