ORDINANCE 1665ORDINANCE NO. 1665
AN ORDINANCE AMENDING THE EL SEGUNDO SOUTH CAMPUS
SPECIFIC PLAN (ESSCSP) MODIFYING LAND USE DESIGNATION OF
LOT 14 (OF THE ESSCSP) FROM COMMERCIAL/OFFICE MIXED USE
(CMU) TO OFFICE/INDUSTRIAL MIXED USE (0/1 MU).
(Environmental Assessment No. EA-1360 and Specific Plan
Amendment No. SPA 24-01).
The City Council of the city of El Segundo does ordain as follows:
SECTION 1: The City Council finds and declares as follows:
A. On February 1, 2024, the City received an application for Environmental
Assessment No. EA 1360 and Specific Plan Amendment No. SPA 24-01 to
amend the El Segundo South Campus Specific Plan (ESSCSP) modifying
the land use designation for lot 14 within the ESSCSP.
B. The proposed Project amends the El Segundo South Campus Specific Plan
(ESSCSP) land use designation for lot 14 from Commercial/Office Mixed
Use (CMU) to Office/Industrial Mixes Use (0/1 MU). The proposed land use
change would expand the allowable uses for Lot 14 to include data centers,
general storage and warehousing, high and medium bay labs, light
industrial uses, and parking structures and surface parking lot.
C. The City reviewed the project's environmental impacts under the California
Environmental Quality Act (Public Resources Code §§ 21000, et seq.,
"CEQA") and the regulations promulgated thereunder (14 Cal. Code of
Regulations §§15000, et seq., the "CEQA Guidelines").
D. On August 26, 2024, public notices were mailed to all property owners
within a 300-foot radius from the project site, providing a 10-day time period
for the submittal of comments in accordance with ESMC § 15-28-6(A).
E. On August 26, 2024, public notices were mailed to all occupants a 300-foot
radius from the project site, providing a 10-day time period for the submittal
of comments in accordance with ESMC § 15-28-6(A).
F. On August 29, 2024, a public notice was published in the El Segundo Herald
newspaper, providing a 10-day time period for the submittal of comments in
accordance with ESMC § 15-28-6(A).
G. On September 12, 2024, the Planning Commission held a duly noticed
public hearing to receive public testimony and other evidence regarding the
draft ordinance including, without limitation, information provided to the
ORDINANCE NO. 1665
PAGE 1 of 12
Planning Commission by city staff; and adopted Resolution No. 2957
recommending that the City Council approve this Ordinance; and,
H. On September 23, 2024 public notices were mailed to all property owners
within a 300-foot radius from the project site, providing a 10-day time period
for the submittal of comments in accordance with ESMC Section 15-28-
6(A).
On September 23, 2024 public notices were mailed to all occupants within
a 300-foot radius from the project site, providing a 10-day time period for
the submittal of comments in accordance with ESMC Section 15-28-6(A).
J. On September 23, 2024 a public notice was published in the El Segundo
Herald newspaper, providing a 10-day time period for the submittal of
comments in accordance with ESMC Section 15-28-6(A).
K. On October 15, 2024 the City Council held a duly noticed public hearing
and considered the information provided by City staff and public testimony
regarding the Ordinance; and
L. This Ordinance and its findings are made based upon the entire
administrative record including, without limitation, testimony and evidence
presented to the City Council at its October 15, 2024 hearing and the staff
report submitted by the Community Development Department.
SECTION 2: Factual Findings and Conclusions. The proposed project would amend the
ESSCSP in the following particulars:
A. Amend Table III-2 Land Use — Project Development Scenario, to remove lot 14
from the CMU list and add it to the 0/1 MU list.
B. Amend Exhibit 5 Land Use Plan, to modify the Land Use Plan designation for
lot 14 from the CMU to the 0/1 MU (lot 14 color change on map and label).
C. Amend Table IV-1 Allowable Uses, to add additional foot note language for
permitted uses in the 0/1 MU district for Data Center Use and Parking structures
and Surface Parking Lots Use pertaining to Lot 14 only and for permitted use
General Storage and Warehousing to read:
• "Data center buildings within 100 feet of El Segundo Blvd on Parcel 14
are subject to review and approval through an Administrative Use Permit
(AUP). Data center buildings beyond 100 feet of El Segundo Blvd on
Parcel 14 will be permitted by right subject to site plan review."
"Parking structures and surface parking lots within 100 feet of El
Segundo Blvd on Parcel 14 are subject to review and approval through
an Administrative Use Permit (AUP). Parking structures and surface
ORDINANCE NO. 1665
PAGE 2 of 12
parking lots beyond 100 feet of El Segundo Blvd on Parcel 14 will be
permitted by right subject to site plan review."
"Asper the definition of "Warehousing and Distribution" contained in El Segundo
Municipal Code (ESMQ § 15-1-6. "
SECTION I Specific Plan Amendment Findings. As required under Government Code §
65854 and ESMC § 15-27-3 and based on the findings set forth in Sections 1 and 2, the
City Council finds as follows:
A. That the amendment is consistent with the General Plan.
The ESSCSP serves as the General Plan document for the El Segundo
South Campus area. The ESSCSP was found to be consistent with the
City's General Plan when originally adopted, and the proposed specific plan
amendment is consistent with the Specific Plan's vision, goal, and
objectives. The specific plan amendment is consistent with and implements
the primary ESSCSP goal to create, maintain, and implement a business
climate that fosters a strong economic community, develop a strategic plan
that will result in business retention and attraction, provide an effective level
of City services to all elements of the community, and maintain the quality
of life that has characterized El Segundo for more than nine decades.
Specifically, the proposed amendments are consistent with General Plan
Land Use Element Objective LU44 which seeks to "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" and with
Land Use Element Objective LU4-3 Policy LU4-3.2 which encourages
"mixed -use developments within one quarter mile of the Green Line
stations," because the land use change allows for a wider range of
development and land uses on Lot 14 while continuing to create job
opportunities and seek balance between growth, local resources, and
infrastructure capacity.
The proposed Specific Plan amendments will continue to meet the General
Plan Land Use Element Objective LU5-3 Policy LU5-3.1 because it will
"Revitalize and upgrade industrial areas which contain aesthetic or
functional deficiencies in such areas as landscaping, off-street parking, or
loading areas" and will help guide the development activities within the 0/1
MU through entitlement review process such as an AUP and or Site Plan
Review for the introduced additional uses. The Site Development Standards
within ESSCSP for lot 14 will ensure the mass and scale of new buildings
are compatible with existing and adjacent structures and with each other
through AUP and Site Plan review entitlement processes.
Specifically, the Project site is located in the portion of the City east of
ORDINANCE NO. 1665
PAGE 3 of 12
Pacific Coast Highway which is a combination of industrial, office, research
and development, and commercial uses. The proposed amendments do not
create any non -conformities with the existing Site Development Standards
as the ESSCSP already permits uses such as office, commercial, retail,
research and development, data centers, general storage and warehouse,
surface parking lots and parking structures, industrial and related
recreational uses. The Specific Plan will continue to be consistent with
General Plan's Economic Development Element Objective ED2-1 Policy
ED2-1.4 which seeks to "Continue to invest in infrastructure that
encourages commercial and industrial development" by allowing additional
uses for lot 14 such as mixed use, data centers, general storage and
warehouse, surface parking lots and parking structures, industrial and
related recreational uses.
The existing parcel continues to 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, increases the City's property taxes,
and increases the City's sales taxes which enhances the General Plan
Economic Development Element Objective ED1-2 Policy ED1-2.2 as it
seeks to "maintain and promote land uses that improves the City's tax base,
balancing economic development and quality of life goals." An increased
economic base will provide the City with resources that the General Plan
Land Use Element Policy Objective LU5-1 seeks to "Attract the kinds of
industrial uses which will be economically beneficial to the community as
well as enhance the environmental quality of the City."
B. The amendment is necessary to serve the public health, safety, and general
welfare.
The Amendments provide development standards tailored for Lot 14 area
of the ESSCSP. The proposed modifications will help achieve the primary
ESSCSP goal to facilitate the revitalization of the City east of Pacific Coast
Highway and achieve General Plan Circulation Element Policy C2-1.6 to
ease pedestrian access as it requires an Administrative Use Permit (AUP)
and or a Site Plan Review for uses such as Data Centers, Surface Parking
Lots and Parking Structure. By implementing a Site Plan Review and AUP
process the City encourages the construction of high -quality, well designed
industrial developments through adoption of property development
standards and provisions of community services and utilities.
Thus, the amendments will continue to transform the Campus into an
economic force, which is consistent with and necessary to serve the public
health, safety, and general welfare. In addition, there is no evidence
indicating that any of the proposed amendments will have a detrimental
impact on public health, safety, and general welfare.
ORDINANCE NO. 1665
PAGE 4 of 12
SECTION 4: Environmental Assessment. The City Council finds and determines as
follows:
A. An Environmental Impact Report was prepared for the ESSCSP (EA-905)
pursuant to 14 California Code of Regulations, § 15063 ("CEQA") and was
certified on December 15, 2015. Under CEQA, an Addendum to an adopted
FEIR is appropriate if modifications to the proposed project occur (CEQA
Guidelines §15164). An addendum is appropriate only if such modifications
do not result in any new significant impacts or a substantial increase in the
severity of previously identified significant impacts. The Addendum need
not be circulated for public review (CEQA Guidelines §15164[c]); however,
an addendum is to be considered by the decision -making body prior to
making a decision on the project (CEQA Guidelines §15164[d]).
B. As detailed in Sections 2 and 3, the project consists of minor modifications
to land use designation and use regulations. The project proposes to
change the existing land use designation for lot 14 of the ESSCSP from
Commercial/Office Mixed Use (CMU) to Office/Industrial Mixed Use (0/1
MU), which will result in additional allowed uses such as general storage
and warehousing, high and medium bay labs, data centers, parking
structures and surface parking lots, and light industrial uses. The
development standards of the Specific Plan remain the same and any
development will be required to undergo site plan review approval ensuring
aesthetics remains within compliance. While limited additional uses would
be permitted on lot 14, those additional uses do would not result in any new
or increased environmental effects, and impacts would remain less than
significant with mitigation already required by the FEIR.
C. An Addendum to the Final EIR (EA-905) for the ESSCSP was prepared
pursuant to the California Environmental Quality Act ("CEQA") in
accordance with Public Resources Code section 21166 and State CEQA
Guidelines section 15162. On September 12, 2024, the Planning
Commission reviewed and considered the Addendum and recommended
its adoption by the City Council. The Addendum to the previously adopted
FEIR demonstrates that the environmental analysis, impacts, and mitigation
requirements identified during the preparation of the EIR for the original
project remain substantively unchanged despite project revisions described
herein and supports the finding that the proposed project does not raise any
new issues and does not exceed the level of impacts identified in the
previous EIR.
D. Furthermore, no new information of substantial importance, which was not
known and could not have been known with the exercise of reasonable
diligence at the time the previous EIR was certified as complete, shows any
of the following: (i) that the project will have one or more significant effects
not discussed in the previous EIR; (ii) that significant effects previously
examined will be substantially more severe than shown in the previous EIR;
ORDINANCE NO. 1665
PAGE 5of12
(iii) that mitigation measures or alternatives previously found not to be
feasible would in fact be feasible and would substantially reduce one or
more significant effects of the project, but the project proponents decline to
adopt the mitigation measure or alternative; or (iv) that mitigation measures
or alternatives which are considerably different from those analyzed in the
previous EIR would substantially reduce one or more significant effects on
the environment, but the project proponents decline to adopt the mitigation
measure or alternative. Consequently, pursuant to 14 California Code of
Regulations, § 15162, no further environmental documentation is required.
E. The proposed Ordinance will not result in a Specific Plan that is substantially
different from the plan evaluated in the EIR, and the environmental
circumstances applicable to the Specific Plan area have not changed.
F. Based on the foregoing, the City Council hereby adopts the Addendum
attached hereto and incorporated herein by this reference.
ORDINANCE NO. 1665
PAGE 6 of 12
SECTION 5: Table III-2 Land Use (Project Development Scenario) of the ESSCSP is
amended as follows (removing lot 14 from the CMU list and adding it to the 0/1 MU list):
Table III-2
Land Ilse— Project Development Scenario
coininemia9 a Wed Use
2 Office 4_._85 380,040 425,645 180
3
Office
2.57
191,540
214.225
1.71
4
Office
5.20
191,540
214.225
085
16
Commercial
3.99
4,1
51,520
0.26
16
Commercial
3.35
37,D00
41,440
0.26
Subtotal
846,120
947.654
097
Office/Mustrial lifted Use (Oil MU)
1
Office
10-01
191,540
214,525
0.44
5
Dusting
4_ 39
67,466
82,412
0.
6
7
Warehouse
Li ht Ind.
Office
4-57
5-71
B'DOO
150,000
163,940
91,840
168,000
183,5w-8
1-17
0_-666
8
Office
807
163,840
183,600-8
0-47
9
Office
2.79
160,840
180,141
J.32
12
Ddsting
7-78
53,934
82,796
0.16
13
Office
2_.71
121,820
136,438A
1.03
14
Qft
3.993
50 000
56.00D
-A
17
E)dsting
22.32
996,871
1,121,049
1.03
18
E>dstng
18 41
670,619
783,689
0.94
Subtolat
TOTAL DEV
90.67
110.62
2,822,769
3,718,8894
3.283.892.6
4,231,547
0.73
0.77
19-26
RoadsM
18 25
_
Reggaflongionen space
10
Recreadon
3.47
0
0
0
11
Recreation
3.88
0
0
0
SuNota!
7.34
0
0
0
El Segun&Blvd. fd"
Dedication
Road and Bike
Path
0.83
EI Segundo Blvd. Ni;;ng
Dedication
Read
5.22
TOTAL
14228
0.60
ORDINANCE NO. 1665
PAGE 7of12
SECTION 6 Exhibit 5 Land Use Plan of the ESSCSP is amended as follows (lot 14 color
change on map and label):
(Al., id."I.-ICE—1 I -
]EXHIBIT-5
_
LA,�M USE PLAN
Amended per CC Resolutiou No.5291
'.
ORDINANCE NO. 1665
PAGE 8of12
SECTION 7: Table IV-1 Allowable Uses of the ESSCSP is amended as follows (foot
note language addition):
Table IV-1
Allowable Uses
Alternative fuel stations
P
P
--
Cafes
P
P
Data Centers
C
Pz
--
Financial institutions
P
P
--
General Offices, including medical and dental
P
P
--
General storage and warehousing
--
P4
--
General storage and warehousing (Raytheon Company
P
P4
only)
Health Clubs
P
P
High and medium bay labs
--
P
--
Hi h and medium bay labs (Raytheon Company onl
P
P
Light Industrial uses
--
P
--
Light Industrial uses (Raytheon Company only)
P
P
Movie and Entertainment Facilities
P
P
--
Multimedia Related Offices
P
P
Postproduction Facilities
P
P
--
Public facilities, including, but not limited to, fire and
olice facilities ost offices and libraries.
P
P
Public Utilities
P
P
P
Recreation Facilities (public and private)
P
P
P
Research and Development, including scientific research
P
P
-
and ex erimental develo ment laboratories
Restaurants full service
,
P
j P
--
Restaurants, fast food
P
P
--
Retail uses (excluding off site sale alcohol sales)
P
P
--
Special Effects Studios
P
P
--
Studio/sound stage(s) and other support facilities
P
I!PEI
--
Trade and vocational schools for adults
P
Any use customarily incidental to a permitted use,
A
A
A
including the storage of hazardous materials associated
with an allowable use,.
Drive -through or walk-up services related to financial'
operations.
The on -site sale and consumption of alcohol at
AUP
--
restaurants and cafes.
JAUP
ORDINANCE NO. 1665
PAGE 9 of 12
Table IV-1 [continued]
Allowable Uses
rTheoff-site sale of alcohol at retail establishments.
AUP
AUProu
h restaurants
C
C
C
Helicopter landing facilities subject to the provisions of
El Segundo Municipal Code 15-2-13.
C
C
C
Hotels (provided that the existing deed restriction is
C
C
C
removed
Outdoor dining, exempting outdoor dining at
restaurants where outdoor dining comprises 20%
C
C
C
or less of the total dining area of the restaurant,
but not exceeding two hundred (200) square feet
of floor area.
Laser/optical targets
A/AUP_
A/AUP
Parking structures and surface parking lots
Al
Pa Aa
EP/A
Radar towers
A/AUP
A/AU'P
A/AUP
Video arcades, defined as any business with three or
more video or arcade machines.
C
C
C
All uses that are not permitted, conditionally permitted,
or determined to be similar uses ass ecified above.
-
All uses that are involved with the storage of waste
_
-
materials as thebusiness
.primary
Freight Forwarding--
--
--
Gasoline and Diesel Service Stations
--
--
Mini -storage
--
--
--
Residential Uses
-- -- --
_® ._..... ......._... ___ .....
AUP Administrative Use Permit
_ _....-._.....
A Permitted Accessory Use
C 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.
1 Surface Parking Lots is a permitted (P) use within Phase 1 CMU District subject to ESSCSP
Section VI. Development Standards: D. Parking and Loading.
2- Data r e,w'iu sera, i�I et_r rnnd'o n
4 a t
view and appvai through an tminlstLai der n r ,
heyQ1 D fe e u Iv n r i 1 eritted
by rI t t
arks mace i6 lot—s within 10 , 9 d_d SI rcel
cr raver 1r are i is
UP
sitcyncturgs andsurfacein lots nd 100 fegLf ndo l
pArcel l r li s to siteDG7a-rgviQw
n fjon of "Wa usina and PJrAdbo i,in Ei 5munI
ORDINANCE NO. 1665
PAGE 10 of 12
SECTION 8: Action. The City Council hereby approves and adopts the amendments to
the El Segundo South Campus Specific Plan as set forth in attached Ehibliit "A," which
is incorporated into this Ordinance by reference.
SECTION 9: Electronic Signatures. This Ordinance may be executed with electronic
signatures in accordance with Government Code § 16.5. Such electronic signatures will
be treated in all respects as having the same effect as an original signature.
SECTION 10: Construction. This Ordinance must be broadly construed to achieve the
purposes stated in this Ordinance. It is the City Council's intentthat the provisions of this
Ordinance be interpreted or implemented by the City and others in a manner that
facilitates the purposes set forth in this Ordinance.
SECTION 11: Severability. If any part of this Ordinance or its application is deemed invalid
by a court of competent jurisdiction, the City Council intends that such invalidity will not
affect the effectiveness of the remaining provisions or applications and, to this end, the
provisions of this Ordinance are severable.
SECTION 12: Recordation. The City Clerk, or designee, is directed to certify the passage
and adoption of this Ordinance; cause it to be entered into the City of El Segundo's book
of original ordinances; make a note of the passage and adoption in the records of this
meeting; and, within 15 days after the passage and adoption of this Ordinance, cause it
to be published or posted in accordance with California law.
SECTION 13: Effective Date. This Ordinance will become effective 30 days following its
passage and adoption.
PASSED AND ADOPTED this 5th day of November, 2024.
ATTEST:
Trac a City Y "� Clerk
Drew iB s, Mays
APPROVED AS TO FORM:
Polar D. Hensley, City Attorney
ORDINANCE NO. 1665
PAGE 11 of 12
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF EL SEGUNDO
CERTIFICATION
SS
I, Tracy Weaver, City Clerk of the City of El Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is five; that the foregoing
Ordinance No. 1665 was duly introduced by said City Council at a regular meeting held
on the 15th day of October, 2024, and was duly passed, and adopted by said City Council,
,approved and signed by the Mayor, and attested to by the City Clerk, all at a regular
meeting of said Council held on the 5ch day of November, 2024, and the same was so
passed and adopted by the following vote:
AYES: Mayor Boyles, Mayor Pro Tern Pimentel, Council Member Pirsztuk,
Council Member Giroux and Council Member Baldino
NOES: None
ABSENT: None
ABSTAIN: None
WITNESS MY HAND THE OFFICIAL SEAL OF SAID
2024.
CITY this ✓ day of November,
Tr Weaver, City Clerk
of the City of El Segundo,
California
ORDINANCE NO. 1665
PAGE 12 of 12
ORDINANCE NO. 1665
EXHIBIT "A"
RESOLUTION NO. 5518
A RESOLUTION APPROVING AN ADDENDUM (EA-1360) TO THE EL
SEGUNDO SOUTH CAMPUS SPECIFIC PLAN ENVIRONMENTAL
IMPACT REPORT APPROVED UNDER EA-905 FOR A LAND USE
CHANGE OF LOT 14 WITHIN PHASE II OF THE EL SEGUNDO SOUTH
CAMPUS SPECIFIC PLAN AREA PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
The City Council of the City of El Segundo does hereby resolve as follows:
SECTION 1: Recitals. The City Council hereby finds and declares that:
A. On December 15, 2015, the El Segundo City Council adopted Resolution
No. 4958 certifying a Final Environmental Impact Report (EA-905) for the El
Segundo South Campus Specific Plan (ESSCSP) (State Clearinghouse No.
2012101081).
B. In approving Resolution No. 4958, the Council found that:
The City completed a Draft Environmental Impact Report (DEIR) for the
project and a noticed Public Scoping meeting was conducted on November
5, 2012 pursuant to CEQA Guidelines §15083. A notice of Preparation of the
DEIR was circulated for public review from October 29, 2012, to November
28, 2012, pursuant to CEQA Guidelines §15802. A Notice of Completion for
the DEIR was filed with the State Office of Planning and Research on July
14, 2014, pursuant to CEQA Guidelines §15085. The public comment and
review period for the DEIR was open between July 14, 2014, and August 27,
2014, in compliance with CEQA Guidelines §15087.
ii. The Final EIR was reviewed by the City Council and the information
contained in the Final EIR was considered by the City Council before
approving the project in accordance with CEQA Guidelines §15090.
iii. The Final EIR was prepared under the City's direction and reflects its
independent judgement and analysis of the environmental impacts and
comments received on the Draft EIR.
iv. The Draft EIR generally identified, for each potentially significant impact of
the project, one or more corresponding mitigation measures to reduce
impacts to a level of insignificance, with the exception of air quality and noise
impacts. The City Council found that nearly all of the potentially significant
impacts identified in the Draft EIR were mitigated by corresponding
mitigation measure to the extent set forth in the Draft EIR.
v. Written findings were considered for each of the significant environmental
effects identified in the DEIR before certifying the Final EIR, which included
an explanation of how mitigation measures lessened the significant
RESOLUTION NO. 5518
PAGE 1 of 11
environmental effects to a less than significant level for those effects that
were identified as mitigatable. For the four environmental effects that were
identified in the DEIR as not mitigatable to a less than significant level (Land
Use and Planning, Transportation and Traffic, Air Quality and Greenhouse
Gas Emissions), the findings provide an explanation of how proposed
mitigation measures have substantially lessened each of the environmental
effects.
vi. in accordance with CEQA Guidelines §15093, a Statement of Overriding
Consideration adopted by the City Council.
C. On February 1, 2024, Lionel Uhry on behalf of CDC Mar East Campus 2,
LLC ("Applicant") filed an application for Environmental Assessment No. EA-
1360 and Specific Plan Amendment No. SPA 24-01 to amend the land use
designation for Lot 14 within the ESSCSP ("Project").
D. The proposed project amends the ESSCSP land use designation for Lot 14
from CommerciallOffce Mixed Use (CMU) to Office/Industrial Mixes Use (011
MU). The proposed land use change would expand the permitted uses for
Lot 14 to include data centers, general storage and warehousing, high and
medium bay labs, light industrial uses, and parking structures and surface
parking lots.
E. The site is currently not developed and is within Phase 2 of the Raytheon
development site.
F. The application was reviewed by the City's Community Development
Department for, in part, consistency with the General Plan and conformity
with the ESSCSP, and El Segundo Municipal Code ("ESMC").
G. Fehr and Peers was retained by the applicant to evaluate the potential traffic
impacts associated with the proposed modifications to the ESSCSP.
H. City staff has peer reviewed the memorandum prepared by Fehr and Peers
and concurs with its findings and conclusions.
On September 12, 2024, the Planning Commission held a duly noticed public
hearing to receive public testimony and other evidence regarding the
proposed amendment to the ESSCSP.
J. On September 12, 2024, the Planning Commission adopted Resolution No.
2956 recommending that the City Council approve this addendum.
K. The City Council has reviewed and considered the information, findings and
conclusions contained in the Addendum to the EIR, including, without
limitation, the EIR and supporting documents, together with all comments
provided at the public hearing and all other information in the administrative
record. This Resolution, and its findings, are made based upon the totality of
RESOLUTION NO. 5518
PAGE 2 of 11
the evidence in the administrative record before the City Council at its
October 15, 2024, public hearing.
SECTION 2. Approval and Findings in Support. The City Council approved the
Addendum to the FEIR based upon the following:
A. The Addendum to FEIR was presented to and considered by the Planning
Commission during a public hearing at its meeting held on September 12,
2024.
B. On September 12, 2024, the Planning Commission adopted Resolution No.
2956 recommending that the City Council approve this addendum.
C. The Addendum to FEIR was presented to and considered by the City Council
during a public hearing at its meeting held on October 15, 2024
D. The Addendum was prepared for the Project in compliance with the
requirements of CEQA and the CEQA Guidelines and is adequate and
appropriate for the City's use as the lead agency.
E. Based upon the totality of the evidence in the record and as demonstrated
by the analysis set forth in the Addendum, none of the conditions described
in Sections 15162 or 15163 of the CEQA Guidelines calling for the
preparation of a subsequent or supplemental EIR or negative declaration
have occurred. Specifically:
The proposed modifications to the ESSCSP and the related
entitlements do not constitute substantial changes in the project
that will require major revisions to the FEIR due to the involvement
of new significant effects or a substantial increase in the severity
of previously identified significant effects; and
No substantial changes have occurred with respect to the
circumstances under which the project is being undertaken which
will require major revisions of the previous EIR due to the
involvement of new significant environmental effects or a
substantial increase in the severity of previously identified
significant effects; and
III. There is no new information of substantial importance, which was
not known and could have been known with the exercise of
reasonable diligence at the time the previous EIR was certified,
that shows any of the following: (A) the modifications will have one
or more significant effects not discussed in the certified EIR; (B)
significant effects previously examined will be substantially more
severe than shows in the certified EIR; (C) mitigation measures or
alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant
RESOLUTION NO. 5518
PAGE 3 of 11
effects of the project; but the project proponent declines to adopt
the mitigation measures or alternative; or (D) mitigation measures
or alternatives which are considerably different from those
analyzed in the certified EIR would substantially reduce one or
more significant effect on the environment, but the project
proponent declines to adopt the mitigation measure or alternative.
F. The evaluation of the proposed modifications to the ESSCSP project,
certified EIR, and Addendum reflects the City Council's independent
judgement and analysis based on the Commission's review of the entire
administrative record.
G. The City Council finds and determines that the ESSCSP EIR, together with
the Addendum, satisfy of all CEQA requirements and are adequate to serve
as the required environmental documentation for the project.
H. All Conditions and Mitigation Measures identified in the original EIR (EA-
905), on file with the State of California (SCH # 2012101081), remain in full
force and effect.
Per State CEQA Guidelines §15164(c), the Addendum is not required to be
circulated for public review but can be attached to the adopted ESSCSP EIR.
SECTION 3: Reliance and Record. Each and every one of the findings and determination
in this Resolution are based on the competent and substantial evidence, both oral and
written, contained in the entire record relating to the project. The findings and
determinations constitute the independent findings and determinations of the City Council
in all respects and are fully and completely supported by substantial evidence in the record
as a whole.
SECTION 4:: Severability. If any part of this Resolution or its application is deemed invalid
by a court of competent jurisdiction, the City Council intends that such invalidity will not
affect the effectiveness of the remaining provisions of applications and, to this end, the
provisions of this Resolution are severable.
SECTION 6: Electronic Signatures. This Resolution may be executed with electronic
signatures in accordance with Government Code § 16.5. Such electronic signatures will
be treated in all respects as having the same effect as an original signature.
SECTION 6: Signature Authority. The Mayor or presiding officer is hereby authorized to
affix his signature to this Resolution signifying its adoption by the City Council of the City
of El Segundo, and the City Clerk or her duly appointed deputy is directed to attest thereto.
SECTION 7: Effective Date. This Resolution will take effect immediately.
SECTION 8: City Clerk Direction. The City Clerk will certify to the passage and adoption
of this Resolution, enter it in the City's book of original Resolutions, and make a record of
this action in the meeting's minutes.
RESOLUTION NO. 5518
PAGE 4 of 11
PASSED, APPROVED AND ADOPTED this 151' DAY OF OCTOBER 2024.
Drew es, Mayor
ATTEST:
Tracy Weav , C4 Clerk
Mark D. Hensley,
RESOLUTION NO. 5518
PAGE 5 of 11
CERTIFICATION
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of El Segundo, California, do hereby certify that the
whole number of members of the City Council of said City is five; that the foregoing
Resolution No. 5518 was duly passed and adopted by said City Council, approved and
signed by the Mayor of said City, and attested to by the City Clerk of said City, all at a
regular meeting of said Council held on the 15t" day of October 2024, and the same was
so passed and adopted by the following vote:
AYES: Mayor Boyles, Mayor Pro Tern Pimentel, and Council Member Pirsztuk
NOES: Council Member Giroux and Council Member Baldino
ABSENT: None
ABSTAIN: None
WITNESS MY HAND THE OFFICIAL SEAL OF SAID CITY this day of October,
2024.
Tr y Weaver, City Clerk
of the City of El Segundo,
California
RESOLUTION NO. 5518
PAGE 6 of 11
CITY COUNCIL RESOLUTION NO. 5618
EXHIBIT A
ADDENDUM NO. 2 TO EL SEGUNDO SOUTH CAMPUS SPECIFIC PLAN (ESSCSP)
ENVIRONMMTNAL IMPACT REPORT
(ENVIRONMENTAL ASSESSMENT NO. EA-905)
October 16, 2024
On December 15, 2015, the El Segundo City Council adopted Resolution No. 4958
certifying a Final Environmental Impact Report (EA-905) for the El Segundo South
Campus Specific Plan (State Clearinghouse No. 2012101081), on property located at
2000 East El Segundo Boulevard. The DEIR was circulated for public comment from
October 29, 2012 through November 28, 2012. The Draft EIR generally identified, for each
potentially significant impact of the project, one or more corresponding mitigation
measures to reduce impacts to a level of insignificance, with the exception of air quality
and noise impacts. The City Council found that nearly all of the potentially significant
impacts identified in the Draft ERI were mitigated by corresponding mitigation measure to
the extent set forth in the Draft EIR. Written findings were considered for each of the
significant environmental effects identified in the DEIR before certifying the Final EIR,
which included a rationale of how mitigation measures lessened the significant
environmental effects to a less than significant level for those effects that were identified
as mitigatable. The City Council made certain environmental findings in association with
the DEIR and found no evidence that the project would have the potential for an adverse
effect on wildlife resources or the habitat on which the wildlife depends, because the
project is infill development in a built -out urban environment.
Standard of Review
When only some changes or additions to a previously certified EIR are necessary and
none of the conditions described in State CEQA Guidelines §15162 are met, the California
Environmental Quality Act ("CEQA") allows the lead agency to prepare an addendum to a
previously certified EIR (State CEQA Guidelines §15164(a)).
State CEQA Guidelines §15164 provide the following concerning an Addendum to an EIR:
(a) The lead agency or responsible agency shall prepare an addendum to a previously
certified EIR if some changes or additions are necessary but none of the conditions
described in §15162 calling for preparation of a subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only minor
technical changes or additions are necessary or none of the conditions described
in §15162 calling for the preparation of a subsequent EIR or negative declaration
have occurred.
(c) An addendum need not be circulated for public review but can be included in or
attached to the final EIR or adopted negative declaration.
RESOLUTION NO. 5518
PAGE 7 of 11
(d) The decision making body shall consider the addendum with the final EIR or
adopted negative declaration prior to making a decision on the project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to
§15162 should be included in an addendum to an EIR, the lead agency's findings
on the project, or elsewhere in the record. The explanation must be supported by
substantial evidence.
State CEQA Guidelines §15162(a) specifies that when an EIR has been certified or a
negative declaration adopted for a project, no subsequent EIR shall be prepared for that
project unless the lead agency determines, on the basis of substantial evidence in the light
of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or
Negative Declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous
EIR was certified as complete or the Negative Declaration was adopted, shows any
of the following:
(A) The project will have one or more significant effects not discussed in the
previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would
in fact be feasible, and would substantially reduce one or more significant
effects of the project, but the project proponents decline to adopt the mitigation
measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative.
Additionally, pursuant to State CEQA Guidelines §15162(b), "[i]f changes to a project or
its circumstances occur, or new information becomes available after adoption of [an EIR
or] a negative declaration, the lead agency shall prepare a subsequent EIR if required
RESOLUTION NO. 5518
PAGE 8 of 11
under [State CEQA Guidelines § 15162(a)]. Otherwise, the lead agency shall determine
whether to prepare a subsequent negative declaration, an addendum, or no further
documentation.
The Addendum need not be circulated for public review (CEQA Guidelines §15164[c]);
however, an addendum is to be considered by the decision -making body prior to making
a decision on the project (CEQA Guidelines §15164[d]).
This Addendum to the previously -adopted FEIR demonstrates that the environmental
analysis, impacts, and mitigation requirements identified during the preparation of the EIR
for the original project remain substantively unchanged despite the proposed changes to
the approved project, and supports the finding that none of the conditions described in
State CEQA Guidelines §15162 are present.
Iroiect Revisions
The City Council is currently considering a revision to the El Segundo South Campus
Specific Plan to change the existing land use designation for Lot 14 of the El Segundo
South Campus Specific Plan (ESSCSP) from Commercial/Office Mixed Use (CMU) to
Office/Industrial Mixed Use (0/1 MU), which will result in additional permitted uses on Lot
14, including general storage and warehousing, high and medium bay labs, data centers,
parking structures and surface parking lots, and light ind,ustrial uses. The proposed'
amendment and addendum were considered by the Planning Commission at the
September 12, 2024 Planning Commission meeting. The Planning Commission adopted
resolutions recommending City Council approve the proposed amendment and
addendum.
Im act. Comparison
The approved FEIR (adopted December 15, 2015) concluded that the project included a
rationale of how mitigation measures lessened the significant environmental effects to a
less than significant level for those effects that were identified as mitigatable. Several
areas of concern were noted as potentially significant if not mitigated. These areas
include: HydrologyAater Quality, Air Quality, .Aesthetics, and Mandatory Findings of
Significance. However, the city determined that incorporation of the mitigation measures
identified in the Initial Study and the certified EIR, and contained in the associated
Mitigation Monitoring and Reporting Program (adopted December 15, 2015) would reduce
the impacts for each of these areas to "Less Than Significant."
The ESSCSP allows for transfers between land use types and planning area subject to
certain requirements; specifically, the total number of traffic trips cannot exceed the
established trip ceiling of 26,585 daily trips. The memorandum dated July 1, 2024,
prepared by Fehr and Peers (attached hereto) assessed the proposed land use
designation change which is intended to allow for three additional permitted land uses at
Lot 14.The analysis compared the trip generation rates of the most intense permitted uses
and the three uses currently not permitted and concluded that there is no evidence that
the proposed changes to the ESSCSP are substantial and will not result in significant
impacts because the uses currently not permitted on Lot 14 have lower trip generation
rates than the permitted uses. A comparison of trip generation rates shows that the
proposed land use types to be permitted for Lot 14 generate lower daily trips, AM peak
RESOLUTION NO. 5518
PAGE 9 of 11
hour trips, and PM peak hour trips when compared to the most intense currently permitted
office and retail land use types under the CMU district designation. High/Medium Say Labs
generate the highest trip rates of the proposed land use types„ and the corresponding daily
trip rate is approximately 25% lower than General Office use and 80% lower than Retail
use. High/Medium Say Labs AM peals hour rate is roughly 20% lower than General Office
and 70% lower than retail for the PM peak hour trip generation rate. This trip generation
comparison demonstrates that the new land uses proposed to be permitted are less trip
intensive than what was analyzed for Retail and Office land uses to establish the site's trip
ceiling.
The amendment does not change the circulation and improvements regiuired by the
Specific Plan; thus there are no new or increased significant impacts. There would be no
new or increased significant impacts. The potential lowering of traffic generated by the
change in use allowed on Parcel 14 would lead to a corresponding reduction in air
emissions under the proposed changes. Additionally, as trips would decrease if the
proposed changes were to be developed, mobile source emissions should decrease.
Therefore„ permitting them on the site would be consistent with and within the maximum
allowable development analyzed in the FOR for ESSCSP Lot 14 and there would not be
any new or increased significant impacts.
The FAR will remain the same, no new uses are being introduced into the Specific Plan
area, and there will be no change to the trip cap. Alf city, state, and federal regulatory
measures and all mitigation measures adopted and set forth in the mitigation monitoring
and reporting program, continue to apply ini, all impact areas. The development standards
of the Specific Plan remain the same and any development will be required to undergo
site plan review approval ensuring compiliance with the development standards of the
Specific Plan.
Although the addendum will change the land use district from CMU to 0/1 MU the additional
uses allowed are no more intense than what was already permitted and any new uses will
not change the analysis and impacts would remain less than significant with mitigation..
City Staff peer reviewed the memorandum dated duly 1, 2024, prepared by Fehr and
Peers; and concurs with its methodology, analysis, and findings of the memorandum; and
approves the memorandum.
Conclusion
The Proposed modifications do not constitute a substantial change in the approved El
Segundo South Campus Specific plan FEIR and there are no substantial changes to the
approved project; thus, the modifications will not introduce new significant environmental
effects or substantially increase the severity of the environmental impacts that were
previously identified and analyzed in the certified FEIR. Furthermore, the trip generation
comparison demonstrates that the new land uses proposed to be permitted are less trip
intensive than what was analyzed for Retail and Office land uses to establish the site's trip
ceiling in the FEIR, The ,proposed land use change and additional permitted uses for Lot
14 can be permitted without exceeding the ESSCSP development trip ceiling cap. There
are no new mitigation measures or alternatives which are now feasible that were not
RESOLUTION NO. 5518
PAGE 10 of 11
known at the time the EIR was certified.
The ultimate use of the development allowed on Parcel 14 does not change the analysis
as to potential hazards. The change only provides additional opportunities for development
on Parcel 14 as the commercial/retail landscape continues to change. Therefore, the
ESSCSP remains consistent with both the RTP/SCS and the General Plan Land Use
Element for this area which permits a mix of office, commercial, retail, research and
development, industrial and related recreational uses.
As such, the City Council has independently reviewed this item and determined that the
amendments proposed under ESSCSP Revision C are not considered to be significant;
there is no substantial evidence that the amendments would introduce any new significant
environmental effects; and there is no evidence that a substantial increase in the severity
of the effects as previously identified in Environmental Assessment No. 905 and the FOR
would occur as a result of the amendments proposed under ESSCSP Revision C.
As a result based upon the information contained herein and specified in the memorandum
dated July 1, 2024, prepared by Fehr and Peers (Attached hereto), no further
environmental review is necessary other than the adoption of this Addendum to the original
Environmental Assessment and Certified EIR.
RESOLUTION NO. 5518
PAGE 11 of 11
CITY COUNCIL RESOLUTION NO.5518
EXHIBIT B
FEHR AND PEERS MEMORANDUM
DATED JULY 1, 2024
FEHR,tPEERS
Date: July 1, 2024
To: Jake Douglas, Manager of Acquisitions and Development, Mar Ventures, Inc.
From: Mo Mills, Miguel Nunez, and Michael Kennedy, AICP
Subject: Trip Generation Assessment — Minor Modification to Ell Segundo South Campus
Specific Plan on Lot 14
LB24-0727
This memorandum summarizes a trip generation analysis conducted to evaluate a modification to
the El Segundo South Campus Specific Plan (ESSC-SP). The modification is intended to allow for
three additional land uses at Specific Plan Lot 14, that are not allowed under the current
Commercial Mixed Use (CMU) zoning designation and are allowed in the Office/Industrial Mixed
use (O/IMU). Based on information in the Specific Plan and from Mar Ventures, Fehr & Peers has
conducted an analysis comparing the trip generation rates of the most intense permitted uses
and the three uses currently not permitted. The uses currently not permitted have lower trip
generation rates than the permitted use, so permitting them on the site would be consistent with
and within the maximum allowable development analyzed in the Specific Plan for Parcel 14.
The October 2015 update to the ESSC-SP provided Raytheon the flexibility to either expand its
existing operations or develop a mixed -use project that would be compatible with the existing
Raytheon Campus facilities and operations. The roughly 142.28-acre specific plan area allows a
maximum development intensity of 3,718,889 net square feet. Figure 1 depicts the 2015 ESSC-SP
land -use plan, which identified the various parcels and designated land -use types.
100 Oceangate ( Suite 1425 1 Long Beach, CA 90802 1 (562) 294-5848 1 wwwfehrandpeers.com
Jake Douglas, Mar Ventures
July 1, 2024
Page 2 of 11
Figure 1: ESSC-SP Land Use Plan (Existing)
Source: Exhibit 5, El Segundo South Campus Specific Plan, Specific Plan No. 11-07, City of El
Segundo, October 2075
Jake Douglas, Mar Ventures
July 1, 2024
Page 3 of 11
The Specific Plan's Development Regulation allow for transfers between land use types and
planning areas, subject to the following requirements:
• The overall FAR of the Campus cannot exceed 0.60 based on the gross acreage of
the site, resulting in a maximum development intensity of 3,718,889 net square
feet of building area (4,231, 547 square feet gross building area);
• Land uses conform to allowable uses as outlined in the Permitted Use Table in the
Development Standards section of this Specific Plan; and
• The total number of traffic trips cannot exceed the trip ceiling established for the
Project. As shown in Table 1, the trip ceiling for trip generation of new
development within the Project area is:
0 631 PM peak hour inbound trips and 2,489 PM peak hour outbound trips,
for a total of 3,120 PM peak hour trips as outlined in the trip budget
mechanism for the Project.
0 2,634 AM peak hour inbound trips and 408 outbound AM peak hour trips,
for a total of 3,042 AM peak hour trips as outlined in the trip budget
mechanism for the Project.
o 26,585 daily trips as outlined in the trip budget mechanism for the
Project.
Table 1: ESSC-SP Development Trip Ceiling
Source: Table 111-3 - Project Trip Ceiling for trips associated with new development within the
ESSCSP area. El Segundo South Campus Specific Plan, Specific Plan No. 11-01, City of El Segundo,
October 2075
Jake Douglas, Mar Ventures
July 1, 2024
Page 4 of 11
Appendix A summarizes land use types currently zoned on Lot 14. The table identifies if the use is
a permitted use (P), permitted accessory use (A), permitted by an administrative use permit (AUP),
or a conditional use permit (C). The table also identifies proposed zoning changes to Lot 14 to
allow for additional land use types. The subject of this analysis is a potential modification to the
Specific Plan to allow land uses consistent with the O/IMU zoning on Lot 14 not currently
permitted under CMU zoning, as shown in Figure 2. Fehr & Peers has documented and compared
daily, morning (AM) peak hour, and afternoon (PM) peak hour trip generation rates for the
following land uses not permitted in the CMU zone and compared them to permitted office and
retail rates in the O/IMU zone.
• Warehousing
• Self -storage
• High and medium Bay Labs
• Light industrial
ESSC-SP was approved for 3,718,889 net square feet of building area (4,231, 547 square feet gross
building area) and a total daily trip ceiling of 26,585. A detailed breakdown of inbound and
outbound peak hour trip ceilings is shown in Table 1 above. Table 2 below is the trip generation
summary for Phase 2 — Full Buildout of the ESSC-SP Area.
The trip generation analysis shown in Table 2 was obtained from the ESSC-SP Environmental
Impact Report. To be consistent with the trip generation analysis in 2015 El Segundo South
Campus Specific Plan, rates from Institute of Transportation Engineers (ITE), Trip Generation, 9th
Edition. Since Lot 14 was determined to be located within a convenient walking distance to the
Green Line (now known as the C Line) light rail transit (LRT), a transit trip credit of 5% was applied
to office use proposed for this parcel. A 1 % internal capture was also applied to the office use to
account for trips occurring between land uses proposed or already operating within the site.
Table 3 provides a description of land use types permitted under the ESSC-SP. Retail and General
Office (shown in bold), are permitted under the current CMU zoning for Lot 14. General Office
space is a broad category description, and generally includes any professional services that
require employees to commute to and from the site. General Office does not include any "hands
on" space for research and development, fabrication, or medium -to -large scale storage.
Conversely, Warehousing/Mini-Warehousing, Bay Labs, and Light Industrial space allocate space
for these activities, along with the inclusion of office areas. Retail land use is mixed — it includes
the sale of merchandise, as well as experience -based retail like restaurants and entertainment.
Jake Douglas, Mar Ventures
July 1, 2024
Page 5 of 11
Figure 2: ESSC-SP Land Use Plan (Proposed)
Jake Douglas, Mar Ventures
July 1, 2024
Page 6 of l l
Table 2: Total Forecasted Trip Generation El Segundo South Campus Specific Plan — Phase 2 (Full
Buildout)
Forecast Trip Generation of Proposed Project Buildout
Land Use
AM Peak Hour Trips
PM Peak Hour Trips
Daily
Trips
In
I Out
Total
In
Out
Total
136.438 tsf General Office
187
26
213
34
169
203
1,505
ITE Internal Trip Capture (1%PM, f%AD7)
0
0
0
0
2
2
15
ITE Transit Service & Light Rail Trip Adjustment (5%)'
-9
-1
-10
-2
-8
-10
-75
Subtotal GeneraI Office
178
25
203
32
159
191
1,415
1,615.483 tsf General Office
2,213
307
2,520
404
2,003
2,407
17,819
ITE internal Trip Capture (1 % PM, 1 % ADT)
0
0
0
-4
-20
-24
-178
Subtotal General Office
2,213
307
2,520
400
1,983
2,383
17,641
73.577 tsf Warehouse
18
4
22
6
18
24
262
ITE Internal Trip Capture (1% PM, 1 % ADT)
0
0
0
0
0
0
-3
Subtotal Warehouse
18
4
22
8
18
24
259
168 tsf Light Industrial
136
18
154
20
143
163
1,171
ITE internal Trip Capture (1% PM, 1%ADT)
0
0
0
0
-1
-1
•12
Subtotal Light Industrial
136
18
154
20
142
162
1,159
148.96 tsf Retail'
89
54
143
265
287
552
6,361
ITE Internal Trip Capture (f % PM, 1%AD7)
0
0
0
-3
-3
-6
-64
ITE Pass -by Trip Reduction (34% PM)
0
0
0
-89
-97
-186
-186
Subtotal Retail
89
54
143
173
187
360
6,111
Proposed Project Trip Generation
2,634
408
3,042
831
12,489
3,120
26,585
Note: tsf = thousand square feet; 1 = includes 92,96 tsf of retail land use associated with Phase 1 project;
= trip generation adjustment discount associated with proximity to transit service for similar sites based on
recommendations published by LOS Angeles County Metropolitan Transportation Authority (LAMTA) and ITE.
Source: Table 72, Transportation Impact Study, El Segundo South Campus Specific Plan
Environmental Impact Report, 2015
Jake Douglas, Mar Ventures
July 1, 2024
Page 7 of 11
Table 3: Land Use Category Descriptions
I
Warehouses are primarily devoted to the
Warehouse 150 storage of materials, but they may also
include office and maintenance areas.
Mini warehouses are buildings in which a
Mini -Warehouse 151 number of storage units are rented for
the storage of goods. Typically referred to
as "self -storage" facilities.
Bay labs are facilities devoted almost
High/Medium Bay Labs 760 exclusively to research and development
activities. These facilities may contain
offices and light fabrication areas.
Typically, a single -tenant site devoted to
light industrial activities such as printing,
Light Industrial 110 material testing, assembly, fabrication,
packaging, and processing materials.
Retail composition is related to its market
area in terms of size, location, and type of
Retail 820 store. Often, retail includes non -
merchandising facilities, such as movie
theaters, gyms, or restaurants.
General offices employ persons in the
management, legal, accounting,
General Office 710 engineering, consulting, real estate,
insurance, financial, or other professional
services.
Source: Institute of Transportation Engineers (ITE), Trip Generation, 9th Edition.
Jake Douglas, Mar Ventures
July 1, 2024
Page 8 of 11
Trip Generation Comparison
Table 4 compares trip generation rates for the current and proposed land uses for Lot 14. For
consistency with the ESSC-SP, trip generation rates were taken from the 9th Edition of ITE's Trip
Generation Manual. While the 9th Edition is no longer the current edition, it is being applied
because the purpose of this analysis is to demonstrate consistency with the EIR analysis, which is
based on the 9th Edition of the Trip Generation Manual. Of the permitted uses, Retail and General
Office land use categories (bottom two rows in Table 3) have the highest daily trip rates out of all
categories and are the basis for the trip generation comparison. Retail exhibits the highest daily
trip generation rates with 42.70 daily trips per thousand square feet of floor area and also
generates the highest PM peak hour trips at 3.71 trips per thousand square feet, as shown in bold
below. General Office exhibits the highest AM peak hour trip generation rate with 1.56 trips per
thousand square feet of floor area (also bold).
Of uses not yet permitted, High/Medium Bay Labs generate the highest daily trip rate of the
proposed land use categories to be permitted for Lot 14 across all three time periods, with 8.11
daily trips per thousand square feet, 1.22 AM peak hour trips per thousand square feet, and 1.07
PM peak hour trips per thousand square feet, as underlined in Table 4.
A comparison of trip generation rates shows that the proposed land use types to be permitted for
Lot 14 generate lower daily trips, AM peak hour trips, and PM peak hour trips when compared to
the most intense currently permitted office and retail land use types under the CMU zoning
designation. High/Medium Bay Labs generate the highest trip rates of the proposed land use
types, and the corresponding daily trip rate is approximately 25% lower than General Office use
and 80% lower than Retail use. High/Medium Bay Labs AM peak hour rate is roughly 20% lower
than General Office and 70% lower than retail for the PM peak hour trip generation rate. This trip
generation comparison demonstrates that the new land uses proposed to be permitted are less
trip intensive than what was analyzed for Retail and Office land uses to establish the site's trip
ceiling.
Jake Douglas, Mar Ventures
July 1, 2024
Page 9 of 11
Table 4: Comparison of Trip Generation Rates for Lot 14
I
Permitted Uses
Retail 820 per ksf 42.70 0.96 62% 38% 3.71 48% 52%
General Office 710 per ksf 11.03 1.56 88% 12% 1.49 17% 83%
Uses to be
Permitted
Mini -Warehouse 151 per ksf 2.50 0.14 55% 45% 0.26 50% 50%
Lower than Retail? Yes Yes Yes
Lower than General Yes Yes Yes
Office?
High/Medium Bay 760 per ksf 8.11 1.22 83% 17% 1 07 15% 85%
Labs [d]
Lower than Retail? Yes No Yes
Lower than General
Yes Yes Yes
Office?
Light Industrial 110 per ksf 6.97 0.92 88% 12% 0.97 12% 88%
Lower than Retail? Yes Yes Yes
Lower than General
Yes Yes Yes
Office?
Notes
a. Source: Consistent with the 2015 El Segundo South Campus Specific Plan, rates from Institute of
Transportation Engineers (ITE), Trip Generation, 9th Edition were used.
b. Internal capture and transit service and light rail trip adjustment consistent with the 2015 El
Segundo South Campus Specific Plan Environmental Impact Report.
c. Trip generation adjustment discount associated with proximity to transit service for similar sites
based on recommendations published by Los Angeles County Metropolitan Transportation
Authority and ITE.
d. This category uses ITE's "Research and Development Center" land use code and rates.
Conclusion & Next Steps
Table 4 compares trip generation rates for the current and proposed land uses for Lot 14. As
described, the proposed land use types could be permitted on Lot 14 without exceeding the
Jake Douglas, Mar Ventures
July 1, 2024
Page 10of11
No
ESSC-SP development trip ceiling. Permitted and Retail and General Office land use categories
have the highest daily trip rates out of all categories and the proposed land uses, permitted on
neighboring sites, generate lower rates for each analyzed time period.
Jake Douglas, Mar Ventures
July 1, 2024
Page 11 of 11
Appendix A: Current and Proposed Allowable Uses, ESSC-SP Lot 14
EL SEGUNDO SOUTH CAMPUS SPECIFIC PLAN
Allowable Uses for CMU S Oil MU Zones
Lot14
Cunrent Zarsang
,
Alterative fuel stations
P
P
....Cafes
P
P
-•
Oats Centers
C
P
-•
Financial institutions
P
P
-General Offices, including medical and dental
P
P
-
Zenoral store o and Wwohousang
P
General storage and warehousing (Raytheon Company only)
P
P
Health Clubs
P
P
High and medium bay labs
-
P
'^
High and medium bay labs (Raytheon Company only)
P
P
ILight Industrial uses
P
-•
ILlght Industrial uses (Raytheon Company only)
P
P
Movie and Entertainment Facilities
P
P
-.
Multimedia Related Offices
P
P
-°
Postoroduction Facilities
P
P
-^
Public facilities, including, but not limited to, fire and police facilities, post offices, and
P
P
-
libraries.
Public Utilities
P
P
P
Recreation Facilities (Public and private)
P
P
P
(Research and Development, including scientific research and experimental development
P
P
°
laboratories
iRestaurants, full service
P
P
Restaurants, fast food
P
P
°-
Retail uses (excluding off site sale alcohol sales)
P
P
-•
Special Effects Studios
P
P
-
Studiolsound stage(s) and other support facilities
P
P
Trade and vocational schools for adults
P
P
-
Any use customarily incidental to a permitted use, including the storage of hazardous
A
maaWAs mxoos dvAh arty, al "able a em.
A
A
Drive -through or walk-up services related to financial operations,
A
A
The on -site sale and consumption of alcohol at restaurants and cafes.
AUP
AUP
-
The off -site sale of alcohol at retail establishments.
AUP
AUP
-
Drive -through restaurants
C
C
C
Helicopter landing facilities subject to the provisions of El Segundo Municipal Code §15-2-13,
C
C
C
Hotels ((provided that the existing deed restriction is removed)
C
C
C
Outdoor dining, exempting outdoor dining at restaurants where outdoor dining comprises
20 % or less ofthe total dining area of the restaurant, but not exceeding two hundred (200)
C
C
C
square feet of Floor area.
Lasedoptical targets
A/AUP
AAUP
-
Parking structures and surface parking lots
A
P/A
P/A
Radartowers
AAUP
AAUP
AAUP
Video arcades, defined as any business with three or more video or arcade machines.
C
C
C
All uses that are not permitted, conditionally permitted, or determined to be similar uses as
specified above,
All uses that are involved with the storage of waste materials as the primary business
-
-
Freight Forwarding
-
-
Gasoline and Diesel Service Stations I
-
MinFstora e
-
Residential Uses a- --
Dr1,°f'U AdrrwrwT, ' mart 19:e P elffla
A Permilled Accessory Use
C Condilional Use
P Permilled Use
bN P;PrnefWr r
Pkiv,. NAwo it tit fait ESMC, uses rat' e Woirenlar o.a0rrc mdii+•la ereul'okA d in aN iha I'd° 9 rrgco wmRsire 8 by ft Dceclor of WWururtrry orrdY"Al.r,d ag of ¢py.
",b ws f1 t fY a# 10 f "l aYtbM•W a W„r#fibaYb9 ItP'I
N
Lot14
Propaaed Changes
Oil MU
p
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
A
A
AUP
AUP
C
C
C
C
AAUP
P/A
AAUP
C
Ordinance No. 1665
EXHIBIT "B"
Specific Plan No. 11-01
October 2015
Amended per CC Resolution No. 5291
Amended per CC Resolution No.1658
Amended per CC Resolution No. 5518
EL SEGUNDO SOUTH CAMPUS SPECIFIC PLAN
TABLE OF CONTENTS
I. INTRODUCTION.................................................... .................. ............» . .. .........I
A. Specific Plan Area ............................................,........... ........,.,.........,......... ,,...... 1
B. Background........................................................... ................... ...,,...... .,...,.,...1
C. Demographics .................. ...................... ......... ........ ..7
D. Economic Context ..................................................,.....,........... .......,.,,............ .7
II. 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 ............... ........................... ..,.......,...... ..,.......,. .,..,. ,.,,,.............16
E. Existing Land Uses ...................... ......... .....w,,......,.,. ........, .,,..,.,,.,...,,.... ,...,....17
III. LAND USE PLAN............................................................................................................19
A. Development Concept ....... ......... ......... ......... ......... ......... ......... ......... .........19
B. Land Use Plan ............................ ............... ..,, .,....,. ................. _ ........20
C. Phasing ............................... ........ ......... --- ....... w....... ......,..,........... ...,., ...,.., .27
D. Circulation Plan ........................... ,........... ,........,,, .....,,.....,., ,.,,.............. ,........27
E. Grading Concept ............................................ ......... .. ........... ............. ......29
IV. EXISTING UTILITIES AND INFRASTRUCTURE....................................................-31
A. Water Service ......... ......... .............................. ......,,,......... ,. ,.,......,...... ........ ,, .3 "l
B. Reclaimed Water ............... ................... .................. ......................,....„ ....... .,33
C. Sewer Service .................... ............... ... ................... ........ ..... . ..... ...... .........33
D. Drainage ............................... ...................... ............................ ,..........., ......,....35
E. Gas ......................................................... .................... .................. ..................37
F. Electric .................................................... ....... --- ...... .......... .... .39
G. Telecommunications Utilities ..... ........... .............. .............................. ..............„...... 39
H. Solid Waste Disposal .............................. .... ........ ........ ......,.......,,............41
I. Fire Protection ........ ............... ---- ................. ..., ...,.... ...,,,............. 41
J. Police Services ......... ....... .................................................... ...,...... .41
V. DESIGN GUILDELINES ........................................... .................. ........ ...................43
A. Design Objectives and Intent
................. . ......43
Page i October 2015
EL SEGUNDO SOUTH CAMPUS SPECIFIC PLAN
VI. DEVELOPMENT STANDARDS ........ .................. ................................................57
A.
Permitted Uses............................................................ .............. ........... ........ ...... .,.,.,57
B.
Development Standards..........................................................................................59
C.
Circulation.......................................................................................................................
62
D.
Parking and Loading ........, .......... ........,.......,,..,.,. ........,
64
E.
Landscaping ..... .................. .... ......... .................. .............. ... „....,...............67
F.
Public Safety ............................ --- ................ .................... ....... ,......... .,...... .,.....
68
G.
Signage................................................ ...--. ....,............,....... .......... ....,.,.... ....,.69
H.
Sustainability ......... ........... ....... ... ..... .............. . ....... ....................,........, .........69
I.
Enclosed Uses .................. ......... .................. ............ ................. ....... .........70
VII. ADMINISTRATION ................................................................. ...... .................. 71
A. Introduction . .. ................ ........................... .......................... ........ ............. ....--71
B. Municipal Code References...................................................................................71.
C. Modifications.......................................................................................,....,.,....71.
D. Site Plan Review ................... ... ......... .............................. ...............,,.. ..,.,....7
E. Amendment............................................................................................................78
F. California Environmental Quality Act Compliance...............................................78
Page ii October 2015
EL SEGUNDO SOUTH C1 MPUS SPECIFIC PLAN
EXHIBITS
Exhibit 1
Regional Vicinity Map ................ ......................................,,......, ............,.,,,... 2
Exhibit 2
Local Vicinity Map ..................... ......... ......... ........ .......
3
Exhibit 3
Local Vicinity Aerial View ................ ............... ............. .......... ...........,.,...,...... ......,
4
Exhibit 4
Existing Development ............................
Exhibit 5
Land Use Plan ........ .................. .................................................................
24
Exhibit 6
Conceptual Site Plan ......... .................. .................................,......................,
25
Exhibit 7
Vesting Tentative Map #71551 .... ...,..........................................
26
Exhibit 8
Conceptual Water Plan ...................................... ,........ ......,.. ...,..,...................
32
Exhibit 9
Conceptual Reclaimed Water Plan......... ....... ........ ......... .............,,.
34
Exhibit 10
Conceptual Sewer Plan.... . ....... ..... ................. ......,..........,...
36
Exhibit 11
Conceptual Drainage Plan.....................................................................................38
Exhibit 12
Electric, Gas and Telecommunication Conceptual Plan .......... ................. ........ „...
40
Exhibit 13
El Segundo Boulevard Street Concept ............................. ..... ....... — ........... .,..,...,...
49
Exhibit 14
Hughes/Nash Extension Streetscape Concept.......................................................
50
Exhibit 15
Continental Streetscape Concept...........................................................................
51
Exhibit 16
Corner Entry Concept ..................................................... ........... ......................... —
52
Page iii October 2015
EL SEGUNDO SOUTH CAMPUS SPECIFI11 C PLAN
TABLES
TableI-1 Existing Uses............................................................................................................5
Table III-1 Land Use Summary...............................................................................................21
Table III-2 LandUse —Project Development Scenario............................................................22
Table III-3 Project Trip Ceiling............................................................-.... ......... ..................... 23
Table111-4 Phasing...................................................................................................................27
Table IV-1 Allowable Uses ........................................................ ...................... __.............. ,.....57
Table V11-1 California Environmental Quality Act Conformance ....................... _..................78
APPENDICES
Appendix A El Segundo South Campus Specific Plan
Trip Generation Rates, Credits, and Caps .................................. .......,79
Appendix B El Segundo South Campus Specific Plan Legal Description ...... ....... ...........—....... 81
Page iv October 2015
L INTRODUCTION
A. SPECIFIC PLAN AREA
The El Segundo South Campus Specific Plan (ESSC-SP) area is located in the City of El Segundo,
County of Los Angeles, California. El Segundo is situated 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 the east of
the City of Los Angeles and the Pacific Ocean (refer to Exhibit 1, Regional Vicinity Map).
More specifically, the roughly 142.28 gross acre Campus site ("Campus") is located in the
southeast quadrant of the City of El Segundo, approximately 1.0 miles south of the Los Angeles
International Airport (LAX) and the Glen Anderson Century Freeway (I -105), two miles west of
the San Diego Freeway (SR-405), and approximately two miles west of the juncture of these two
freeways. The Campus is bounded by El Segundo Boulevard to the north, the elevated MTA Line
and an older industrial subdivision on Coral Circle to the east, a Union Pacific Railroad spur and
the El Segundo sump to the south, and a Southern California Edison high voltage transmission
easement to the west (refer to Exhibit 2, Local Vicinity Map, and Exhibit 3, Local Vicinity Aerial
View). The adjacent zoning uses are: corporate office and mixed -use to the north, across El
Segundo Boulevard; light manufacturing to the east and south; and open space and public facility
to the west. A multi -media zone overlies the entire eastern half of the City, including the Specific
Plan Area.
B. BACKGROUND
In 1978 a Precise Plan was approved for Hughes (which merged with Raytheon Company in
December 1997) to build a total of 2,575,000 square feet of improvements on the Campus for a
FAR of 0.42. The Precise Plan project consisted of two main components — an office tower of up
to 16 stories to be located on the northwest portion of the Campus and a large low -profile complex
housing the engineering and manufacturing components. The approval allowed Hughes to
consolidate its corporate headquarters which was then in Culver City with its electro-optical data
systems group which was already located elsewhere in El Segundo. The Campus was chosen by
Hughes for the flexibility and consolidation potential made possible by the size of the property,
the proximity to other Hughes' facilities, and the proximity to LAX - considerations that remain
important today. Before the implementation of the Precise Plan, the Campus had been used
primarily for farming.
Page I October 2015
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EXHIBIT 1
REGIONAL LOCATION MAP
Page 2 October 2015
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EXHIBIT 2
LOCAL VICINITY MAP
Page 3 October 2015
EXHIBIT 3
LOCAL VICINITY AERIAL VIEW
Page 4
October 2015
Through the years the Precise Plan went through several changes including moving the recreation
component from under the Edison Right -of -Way to the northwest portion of the Campus,
eliminating the corporate office tower which was planned for the northwest corner of the Campus,
and adding additional facilities. Up until 1983 there was no official "Precise Plan" map. With
Hughes' request to construct additional storage buildings in 1983, the City Council provided that
the plan that was submitted with the amendment request would be the official Precise Plan which
could only be modified with Planning Commission and City Council approval. In 1987, the City
Council approved the last modification of the Precise Plan. Today there are 11 structures on the
Campus, including the recreation facility, comprising approximately 1,802,513 square feet of net
development, for an FAR of approximately 0.29 (refer to Exhibit 4, Existing Development). The
current net square footage is broken down as follows between uses:
• Office 1,018,959 s.f
• Laboratory 303,825 s.f.
• Manufacturing 373,634 s.f.
• Warehouse 106,095 s.f.
More specifically, the structures shown on Exhibit 4 consist of:
Table I-1
Existing Uses
E-1 Office, Lab/R&D, Warehouse 996,871
E-2
E-3
E4
Office, Lab/R&D, Warehouse
Office, Lab/R&D, Warehouse
Office, Lab/R&D, Warehouse
39,082
28,383
670,619
E-5
Office, Lab/R&D, Warehouse
1,705
E-6
Office
2,263
E-7
E-20
Office, Lab/R&D, Warehouse
Warehouse
49,966
9,245
E-21
Office, Warehouse
3,951
E-23
Warehouse
428
E-24
Total
Recreation*
0
1,802,513
*Note: Building E-24 includes locker rooms, restroom and shower rooms which are non -assignable areas for purposes
of net square footage.
Page 5 October 2015
EXHIBIT 4
EXISTING DEVELOPMENT
Page 6
October 2015
Under the existing approvals, only an additional 215,390 net square feet can be built for a total
FAR of 0.325. With this FAR, the Property is extremely underdeveloped as both the General Plan
and zoning for similar light industrial uses allow a 0.60 FAR as of right. Further, the El Segundo
Municipal Code (ESMC) was recently amended to clarify that the FAR is based on net square feet
of development in the light manufacturing zone. Currently the Campus is built close to the
maximum FAR currently allowed. The limitations caused by the Precise Plan have caused
Raytheon to utilize property in other areas for its operations when the need arises. This creates
inefficiency and unnecessary costs, as well as results in economic losses for the City.
In order to make efficient use of the Campus, Raytheon filed for this Specific Plan in December
2011 along with other applications, including a General Plan Amendment, Zoning Amendment,
and Tentative Map. The intent of the Specific Plan is to allow Raytheon to develop the Specific
Plan area with any combination of allowed uses provided that the FAR does not exceed a specified
development square footage (at a maximum FAR of 0.60 within the ESSCSP area) and the
specified peak hour trip ceiling on new development (26,585 daily trips, 3042 a.m. peak hour trips
and 3120 p.m. peak hour trips). The adoption of this Specific Plan will allow Raytheon to expand
its operations, invest in the City of El Segundo, and make use of its property in a manner similar
to adjacent properties.
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 7410 dwelling units. From 2000 to 2010, El Segundo's population increased
by 4%. The 2009 Profile of the City of El Segundo prepared by the Southern California Association
of Governments ("SCAG") indicates that as of 2008 there were 53,715 jobs in the City of El
Segundo, which was 1.3% lower than the 2003 level. Raytheon employs approximately 7,000 of
these employees. During the period from 2003 to 2008 there was a 13.2% decrease in
manufacturing jobs although manufacturing jobs remain the largest sector of jobs in the City.
D. ECONOMIC CONTEXT
El Segundo has a daytime population of approximately 85,000 persons compared to its resident
population of approximately 17,000 persons. Through the years El Segundo has steadily moved
away from heavy industrial and manufacturing uses towards more diversified commercial and
professional uses. With the exception of the Chevron Refinery and the Air Products Chemical
Plants, most heavy industrial uses have relocated outside of the City. El Segundo is home to many
major corporations including Raytheon, Boeing, Chevron, Computer Sciences Corporation,
DirecTV, Mattel, Xerox, Time Warner Cable, The Aerospace Corporation, and Northrop
Grumman. Raytheon is the City's largest employer.
Over the past few years there has been a net loss of jobs in the City. The potential for additional
businesses and jobs that may be created by this Specific Plan will improve the overall economic
health of the City, allowing the City to provide a high quality of municipal services to the benefit
of the City's resident and business community.
Page 7 October 2015
This page intentionally left blank.
Page 8
October 2015
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 El
Segundo South Campus 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 § 65450, 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 El Segundo South Campus 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.
Page 9 October 2015
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 El Segundo South Campus Specific Plan will
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, develop a strategic plan that will
result in business retention and attraction, provide an effective level of City services to all elements
of the community, and maintain the quality of life that has characterized El Segundo for more than
nine decades.
Permitted uses within the Campus will create job opportunities and seek balance between growth,
local resources, and infrastructure capacity. Additionally, the growth allowed by the Specific Plan
will create a synergy with other uses in the area and help those businesses to grow as well. 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, increases the City's
property 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 El Segundo South
Campus 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 Campus area.
Proposed development plans or agreements, tentative tract or parcel 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.
The El Segundo South Campus Specific Plan requires a General Plan Amendment that changes
the Land Use Designation from Light Industrial, Public Facility and Open Space to El Segundo
South Campus Specific Plan with an accompanying Land Use map change. With approval of this
amendment, the Specific Plan is 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:
ECONOMIC DEVELOPMENT ELEMENT
Goal ED1: To create in El Segundo a strong, healthy economic community in which all
diverse stakeholders may benefit.
Policy EDl-1.1: Maintain economic development as one of the City's and the
business and residential communities' top priorities.
Page 10 October 2015
Policy ED1-1.2: Focus short -run economic development efforts on business
retention and focus longer -run efforts on the diversification of
El Segundo's economic base in order to meet quality of life
goals.
Objective EDl -2: Center diversification efforts on targeted industries that meet
the City's criteria for job creation, growth potential, fiscal
impact, and fit with local resources.
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.
Goal ED2: To provide a supportive and economically profitable environment as the
foundation of a strong local business community.
Policy ED2-1.3: Develop a framework within which interested groups can work
together on matters of common interest related to economic
growth, its orderly management, and the resolution of attendant
problems to improve the City's business climate.
LAND USE ELEMENT
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 LU4-3.1: Encourage retail uses, where appropriate, on the ground floor
of Urban Mixed -Use and corporate offices with other uses
above.
Policy LU4-3.2: Encourage mixed -use developments within one -quarter mile of
the Green Line Stations.
Objective LU44: 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.
Page 11 October 2015
Policy LU4-4.1: Policies and zoning regulations shall be developed to help
guide the development of commercial activities within mixed -
use projects.
Policy LU4-4.4: Promote commercial uses, in conjunction with other uses, in
buildings within a quarter -mile walking radius of the Green
Line Stations.
Policy LU4-4.6: Promote mixed -use development near transit nodes and
encourage modes of transportation that do not require an
automobile.
Goal LU5: Retain and attract clean and environmentally safe industrial uses that provide
a stable tax base and minimize any negative impact on the City.
Objective LU5-1: Attract the kinds of industrial uses which will be economically
beneficial to the community as well as enhance the
environmental quality of the City.
Objective LU5-2: Encourage the construction of high -quality, well designed
industrial developments through adoption of property
development standards and provisions of community services
and utilities.
Policy LU5-2.1: New industrial developments shall provide landscaping in
parking areas and around the buildings. This landscaping is to
be permanently maintained.
Policy LU5-2.5: Employee recreational facilities shall be provided by the
employer for large industrial developments.
Objective LU54: Preserve and maintain a balanced and diversified industrial
base.
Objective LU5-6: Encourage a mix ofoffice and light industrial uses in industrial
areas..
Policy LU6-1.1. Continue to provide uniform and high quality park and
recreational opportunities to all areas of the City, for use by
residents and employees.
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.
Page 12 October 2015
Policy C1-1.8: Provide all residential, commercial, and industrial areas with
efficient and safe access to the major regional transportation
facilities.
Policy C1-1.9: Provide all residential, commercial, and industrial areas with
efficient and safe access for emergency vehicles.
Goal C2: Provide a circulation system that incorporates alternatives to the single -
occupant vehicle, to create a balance among travel modes based on travel
needs, costs, social values, user acceptance, and air quality considerations.
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 C2-1.3: Encourage new developments in the City by participating in the
development of the citywide system of pedestrian walkways
and require participation funded by the Project developer where
appropriate.
Policy C2-1.4: Ensure the installation of sidewalks on all future arterial
widening or new construction projects, to establish a
continuous and convenient link for pedestrians.
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.
Policy C2-2.2: Encourage new development to provide facilities for bicyclists
to park and store their bicycles and provide shower and clothes
hanging facilities at or close to the bicyclist's work destination.
Policy C2-2.6: Encourage design of new streets with the potential for Class I
or Class II bicycle routes that separate the automobile, bicycle,
and pedestrian to the maximum extent feasible.
Policy C2-2.8: Evaluate bikeway system links with the Metro Green Line rail
stations and improve access wherever feasible.
Page 13 October 2015
Policy 0-1.8: Require the provision of adequate pedestrian and bicycle access
for new development projects through the development review
process.
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.
Objective OSI -3: Provide recreational programs and facilities . for all segments
of the community.
Policy OS1-3.4: Encourage commercial recreational uses to locate in El
Segundo.
CONSERVATION ELEMENT
Goal CN2: Assist in the maintenance of a safe and sufficient water supply and distribution
system that provides for all the water needs within the community.
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 CN2-11: 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.
Goal CN5: Develop programs to protect, enhance, and increase the amount and quality
of the urban landscape to maximize aesthetic and environmental benefits.
Policy CN5-8: Increase the quantity of plant material to:
• Increase filtration of airborne particulate matter
• Increase oxygen production
• Provide carbon storage
• Reduce the solar heat load on structures and heat gain from
paved surfaces
• Increase the percolation of water into soil
Page 14 October 2015
Decrease run-off and evapotranspiration
Policy CN5-10: Develop standards, procedures, and guidelines for sound
landscape design and management. Incorporate these
standards, procedures, and guidelines, including conservation
concepts, into the City's review and approval process for
residential and non-residential projects.
AIR QUALITY ELEMENT
Goal AQ4: Reduce Motorized Transportation
Policy AQ4-1.1: It is the policy of the City of El Segundo that the City actively
encourage the development and maintenance of a high quality
network of pedestrian and bicycle routes, linked to key
locations, in order to promote non -motorized transportation.
NOISE ELEMENT
Goal NI: 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.
Policy N1-1.4: Consider noise impacts from traffic arterials and railroads, as
well as aircraft, when identifying potential new areas for
residential land use.
Objective NJ-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.
PUBLIC SAFETY ELEMENT
Goal PSl: Protect the public health and safety and minimize the social and economic
impacts associated with geologic hazards.
HAZARDOUS MATERIALS AND WASTE MANAGEMENT ELEMENT
Goal HMl: Protect health and safety of citizens and businesses within El Segundo and
neighboring communities.
Page 15 October 2015
Goal HM3: Ensure compliance with State laws regarding hazardous materials and waste
management.
Goal HM4: Assist in meeting State, Federal, and County hazardous materials and waste
management goals, as these are consistent with City goals.
Goal HM5: Assist in meeting State and County goals to reduce hazardous waste
generation to the maximum extent possible.
Goal HM8: Maintain the economic viability of the City of El Segundo.
Policy HM8-1: Promote continuous updating of business plans by companies
in the City.
D. ENTITLEMENTS
The following entitlements are required in conjunction with this Specific Plan (SP No. 11-01):
• General Plan Amendment No.l 1-01 to change the land use designation from Light
Industrial, Public Facility and Open Space to El Segundo South Campus Specific
Plan with an accompanying Land Use map change.
Zone Text Amendment No. 11-01 to: 1) add "El Segundo South Campus Specific
Plan" to El Segundo Municipal Code ("ESMC") § 15-3-1; and 2) add a new ESMC
§ 15-3-2(A)(8) "El Segundo South Campus Specific Plan."
• Zone Change No. 11-02 to rezone the property from Light Manufacturing, Open
Space and Public Facility to El Segundo South Campus Specific Plan.
• Development Agreement No. 11-02 between the City of El Segundo and Raytheon
Company.
• Vesting Tentative Map # 71551 — dividing the Specific Plan Area into 26 individual
lots.
Findings justifying the General Plan Amendment and Zone Change include:
1. The Specific Plan designation is intended to provide more flexibility for the
development of a master -planned Campus that will be constructed in several
phases.
2. The primary objective of the Specific Plan is to provide for superior, more
comprehensive, site planning of the Campus.
3. Uses permitted within the Campus are consistent with prior zoning and compatible
with adjacent uses.
Page 16 October 2015
E. EXISTING LAND USES
The City of El Segundo has distinctive land use patterns, which are divided into four quadrants by
the intersection of Sepulveda Boulevard and El Segundo Boulevard. Compatibility of an individual
land use is determined mainly by its relationship to other uses within its quadrant. The El Segundo
South Campus Specific Plan area is located in the southeastern quadrant of the City of El Segundo,
which is east of Sepulveda Boulevard and south of El Segundo Boulevard. The design and
implementation of this Specific Plan relate directly to its position within this larger context.
The southeast quadrant of the City is primarily designated for light industrial which allows a
mixture of industrial and office uses. This quadrant also contains a commercial region which is
home to the retail development of Plaza El Segundo, an approximately 388,000 square foot
lifestyle retail center. The northeast quadrant of the City lies directly across El Segundo Boulevard
and consists primarily of corporate office and urban mixed uses which allow for office and
commercial uses. The southwest quadrant of the City lies directly across Sepulveda Boulevard and
consists primarily of oil refinery/heavy industrial use. A multimedia zone overlies both the
southeast and northeast quadrants of the City. Before the adoption of the El Segundo South
Campus Specific Plan (ESSC-SP) the property was designated primarily as Light Industrial in the
General Plan Land Use Element with Light Industrial zoning.
Adjacent land uses include the following:
North: Across El Segundo Boulevard, include mid- and high-rise office buildings with
multi -story parking structures and a hotel. LAX is located approximately 1.0
mile north of the Campus.
East: The adjacent land uses to the east include the elevated MTA Green Line and a
variety of one and two story industrial uses along Coral Circle. The El Segundo
Boulevard Green Line station is located at the northeast corner of the Campus.
South: A Union Pacific Railroad spur line lies immediately to the south and further to
the south, the Plaza El Segundo commercial center. Immediately to the
southwest of the Campus is a City of El Segundo Stormwater retention basin
and to the west of that are public storage units and a Federal Express distribution
facility.
West: Land uses to the west include the El Segundo Municipal Golf Course and the
West Basin Municipal Water District Water Recycling Facility. The Chevron
Refinery is located across Sepulveda Boulevard.
Page 17 October 2015
This page intentionally left blank.
Page 18
October 2015
III. LAND USE PLAN
The Raytheon campus has been in place since the 1970s and has been modified and expanded
several times as the need arose. The existing Campus includes 1,802,513 square feet of mixed
development on the site's 142.28 gross acres, 13,624 square feet of which would be demolished
as part of the land use program. The project area, excluding the right -of-way of El Segundo
Boulevard, is 137.06 acres.
A. DEVELOPMENT CONCEPT
The Specific Plan establishes the general type, parameters and character of the development in
order to develop an integrated Campus that is also compatible with the surrounding area. The
Campus' proximity to freeways, major arterials, and the Metro Rail makes the Campus an ideal
location for the expansion of uses and is consistent with the City's desire to facilitate economic
development in El Segundo.
The El Segundo South Campus Specific Plan development concept provides flexibility for
Raytheon to either expand its existing operations or develop a mixed -use project that would be
compatible with the existing Raytheon Campus facilities and operations. On an overall basis, the
maximum development potential within the 142.28 acre campus is based upon a floor area ratio
(FAR) of 0.60, resulting in a maximum development intensity of 3,718,889 net square feet.
Development of individual parcels may exceed 0.60 FAR as noted in the sections below.
In order to allow for maximum flexibility within the Specific Plan area, a Mixed Use concept is
utilized, with mechanisms in the Specific Plan's Development Regulation to allow for transfers
between land use types and planning areas, subject to the following requirements:
The overall FAR of the Campus cannot exceed 0.60 based on the gross acreage of
the site, resulting in a maximum development intensity of 3,718,889 net square feet
of building area;
2. Land uses conform to allowable uses as outlined in the Permitted Use Table in the
Development Standards section of this Specific Plan; and
3. The total number of traffic trips cannot exceed the trip ceiling established for the
Project. The trip ceiling for trip generation of new development within the Project
area is:
a. 631 PM peak hour inbound trips and 2,489 PM peak hour outbound trips, for a
total of 3,120 PM peak hour trips as outlined in the trip budget mechanism for the
Project (refer to Appendix A).
b. 2,634 AM peak hour inbound trips and 408 outbound AM peak hour trips, for a
total of 3,042 AM peak hour trips as outlined in the trip budget mechanism for the
Project (refer to Appendix A).
c. 26,585 daily trips as outlined in the trip budget mechanism for the Project (refer
to Appendix A).
Page 19 October 2015
EjjjQr For purposes of this Specific Plan, application of a floor area ratio results in net
building square footage. Gross floor area is the sum of the net floor area plus an additional twelve
percent (12%) of net floor area. The purpose of evaluating individual buildings proposed within
the Specific Plan area net floor area is defined in section VI.B.5.c of this Specific Plan.
B. LAND USE PLAN
The El Segundo South Campus Specific Plan is based upon the following land uses (refer to
Exhibit 5, Land Use Plan):
1. Commercial/Office Mixed Use (CMU)
The Commercial/Office Mixed Use (CMU) land use designation is located on parcels
fronting onto El Segundo Boulevard, consisting of lots 2, 3, 4, 14, 15, and 16, and totaling
approximately 24 acres. The CMU area allows for a wide range of office and commercial
uses consistent with the existing and planned Campus. However this area's frontage on El
Segundo Boulevard is most appropriate for commercial land uses such as office, retail,
restaurants, and fitness centers which require more visibility and the potential to attract
users from outside the Raytheon Campus.
The specific uses are limited in this land use category as shown in the Specific Plan's
development regulations in order to provide an aesthetically pleasing frontage to the
Campus along this high visibility corridor.
Anticipated floor area ratios along this frontage range from 0.25-1.81. Table III-1 shows
one potential scenario, based upon the conceptual site plan shown in Exhibit 6, Conceptual
Site Plan.
2. Office/Industrial Mixed Use (O/I MU)
The Office/Industrial Mixed Use (0/1 MU) land use designation is comprised of the
balance of the development areas of the site, including the existing Raytheon Campus
buildings. This consists of lots 1, 5, 6, 7, 8, 9, 10, 12, 13, 17 and 18 and totals approximately
86.62 acres. This designation includes a full range of commercial, office, warehousing, and
light industrial land uses, allowing for new light industrial/R&D, office, and commercial
uses consistent with the existing Campus. This range of uses would facilitate an expansion
of the existing Campus or the sale of parcels for development by others.
Anticipated floor area ratios range from 0.22-2.2. Table III-1 shows one potential scenario,
based upon the conceptual site plan shown in Exhibit 6, Conceptual Site Plan.
The existing Raytheon Campus facility is located in the central portion of the
Office/Industrial Mixed Use area. This facility may continue to be fenced and gated to
secure its perimeter.
Page 20 October 2015
3. Recreation/Open Space (REGOS)
The Recreation/Open Space category includes the Project's private recreation facility,
identified as Lot 11 on Exhibit 6, as well as several small remnant and potential right -of-
way parcels along the properties eastern (Lots 20, 22, 23, and 24) and western (Lot 26)
edge, as shown on Exhibits 6 and 7).
The Specific Plan recreation facility includes 7.54 acres of private outdoor recreational
facilities for Raytheon employees. A field house building including showers, lockers and
restrooms would be provided as a required facility but is not counted as part of the Project's
FAR and square footage cap.
The recreation facilities provided on site must include at least three of the following:
Fields for baseball, soccer and/or other team sports
Tennis courts
• Basketball courts
Handball courts
• Volleyball courts
Table III-1, Land Use Summary, shows the anticipated scenario for the Project's land use mix.
Table III-1
Land Use Summary
•
e
•
New Development
Office
1,565,000
1,752,800
Warehouse/Storage
82,000
91,840
Light Industrial
150,000
168,000
Commercial
133,000
148,960
Subtotal New Development
1,930,000
2,161,600
Existing Campus Uses'
1,788,889
2,069,947
Total Campus Development
3,718,889
4,231,547
Buildings scheduled for demolition are E-20, E-21, E-23, and E-24 (refer to Exhibit 4); already excluded from
Existing Campus Uses.
Page 21 October 2015
Table III-2, Land Use - Project Development Scenario, show a potential implementation of the
uses and standards of this Specific Plan based upon the vesting map and the Conceptual Site Plan
shown in Exhibit 6, Site Plan. Ultimate land use would be determined at the time of site plan
submittal for a specific parcel, subject to the development standards and permitted uses outlined
in Section VI, Development Standards, and analysis of compliance with overall FAR and trip
budget limitations.
Table III-2
Land Use- Project Development Scenario
NEW!
1
Commercial Mixed
Use (CMU)
2
Office 4.85 380,040 425,645 1.80
3
Office 2.57 191,540 214,525 1.71
4
Office
5.20
191,540
214,525
0.85,
15
Commercial
3.99
46,000
51,520
0.26
16 Commercial
3.35
37,000
41,440
0.25
Subtotal
19.97
846,120
947,654
0.97
Officellndustrial Mixed Use (Oil MU)
1 Office 1001 191,540 214,525 0.44
5
Existing
4.38
67,465
82,412
0.35
6
�r
Warehouse
457
82,000
91,840
1.17
Light Ind.
-
150,000
168,000
-
7
Office
5.71
163,840
183,500.8
0.66
8
Office
8.07
163,840
183,500.8
0.47
9
Office
2.79
160,840
180,141
1.32
12
Existing
7.78
53,934
82,798
0.16
13
Office
2.71
121,820
136,438.4
1.03
14
Office
3.93
50,000
56,000
0.2
17
Existing
22_32
996,871
1,121,048
1.03
18
Existing
1841
670,619
783,689
0.84
Subtotal
90_67
2,822,769
3,283,892.6
0.73
TOTAL DEV
110.62
3,718,8894
4,231,547
0.77
19-26 RoadslOS
18.25
RecreatlonaPJO en S ace
10 Recreation 3.47 0 0 0
11
Recreation
3.88
0 0
0
Subtotal
7.34
0 0
0
El Segundo Blvd. New
Road and Bike
Dedication
Path
0.83
..
El Segundo Blvd. Existing Road
522
Dedication
TOTAL
142.28
0.60
Gross building area ofnew construction is assumed to be 1.12% ofnet area. Twelve (12) percent of gross area is excluded, accounting for
elevators, stairwells, and other non occupied space.
FAR calculation yields a net building area.
Total allowable intensity would be capped at a potential maximum of 3,718,889 net square feet.
Page 22 October 2015
Trig Ceiling. A Trip Budget tracking system is a mechanism for managing the forecast vehicular
trips generated by the land use mix identified in Tables III-1 and III-2. The Trip Budget is defined
in Appendix "A" of this Specific Plan and is outlined in Table III -3 below.
The purpose of the system is to ensure that development can be accommodated within the planned
roadway capacity of the on -site and off -site roadway systems and to allow maximum flexibility of
land uses in keeping with the market and ongoing Raytheon facilities requirements.
The basis for the trip budget is the specification of a mix of uses within the Specific Plan area. The
budget establishes a baseline capacity of trips. Using assumed traffic generation rates for the uses
anticipated within the Project, the number of trips that would be generated at build -out of the plan
was estimated.
Table III-3
Project Trip Ceiling
for trips associated with new development
within the ESSCSP area.
Total Daily Trips
If a different mix of land uses is proposed at the time of Site Plan review, a trip budget table and
analysis would be provided as part of the Project submittal to allow for:
Confirmation that the proposed mix of uses falls within the maximum trip
allowance; and
City tracking of the land use mix within the Project.
Page 23 October 2015
LAND USE PLAN
Amended per CC Resolution No. 5291
nded ger CC Hgelpjati n No. 1 5
Aing,Uded,netCC Re~ t" n No.
Page 24 October 2015
EXHIBIT 6
CONCEPTUAL SITE PLAN
Revised per CC Resolution No. 5291
Page 25 October 2015
EXHIBIT 7
VESTING TENTATIVE MAP #83507
Revised per CC Resolution No. 5291
Page 26 October 2015
C. PHASING
Development starts and occupancy rates are not mandated by any phasing schedule. Development
will be dictated by market demand and phased accordingly. The conceptual phasing schedule
identified below is a best estimate for planning purposes only.
Table III4
Phasing
ESSEN=
Office
-INEM
0
1,752,800 1,752,800
Warehouse
0
91,840
91,840
Industrial
0
168,000
168,000
Retail/Restaurant -
92,960
56,000
148,960
Total -
92,960
'', 2,068,640
2,161,600
Note: Phasg 1 is a commercial deveto went ite founded
by S1 Segundo
Boulevard the future extension of
Nash 'Street and future extension of Continental Boulevard
illustrated at lots 15 and 16 and denfified as
CMU district In Land Use Bxhiblt 5,
D. CIRCULATION PLAN
Regionally, the Campus is accessible from the San Diego freeway (405), Century Freeway (105),
the Metro Green Line, and the major arterials of El Segundo Boulevard and Sepulveda Boulevard.
The Campus is directly accessible from El Segundo Boulevard at the intersections of Continental
Boulevard and Nash Street and is accessible off of Sepulveda Boulevard via Hughes Way. There
is a third access point located adjacent to the El Segundo Boulevard Metro Green Line station.
However, that access is gated. The internal circulation system of the Campus is currently private
and access is controlled by fencing, guard stations, and gates.
The development of the Specific Plan must provide for an efficient, internal roadway system that
will facilitate on -site circulation and parking. Access will be provided for emergency vehicles and
development within the Campus will provide infrastructure and facilitate access for various modes
of travel including automobiles, transit, bicycles, and pedestrian. Connectivity in this part of the
City will also be provided in accordance with the City's General Plan. Pedestrian and handicap
access must be provided between buildings, to key elements in the surrounding area, and to the
nearby MTA Green Line station.
VEHICULAR CIRCULATION
Ll llfsulev E . El Segundo Boulevard is an existing public arterial that abuts the property
on its northern edge. An off-street "Class I" bicycle path will be designed and constructed
consistent with the requirements of the South Bay Bicycle Master Plan. The bicycle path may
diverge from running parallel to El Segundo Boulevard near the overhead green line overhead
alignment and enter the El Segundo Green Line Station south of any obstructions created by the
supports for the Green Line's elevated track.
Page 27 October 2015
A limited number of additional curb cuts may be allowed along El Segundo Boulevard to provide
direct access to the Campus, subject to the approval of the Director of Planning and Building Safety
and Director of Public Works as part of site plan review.
Hughes W3,a. h : treet E1,1tpasion. With the development of the Specific Plan, Hughes Way
will be connected with Nash Street through the south and eastern portions of the Campus (Parcel
19). The street will be dedicated to the City for public right -of-way purposes as a Secondary
Arterial with a right-of-way width of 100 feet, including a 22-foot wide raised landscaped median.
Hughes Way extension will include a 6-foot wide on -street "Class II" bicycle lane consistent with
the South Bay Bicycle Plan. This street must be completed before a certificate of occupancy is
issued for any use which would cause the new development trip cap of 89 a.m. peak hour, 225
p.m. hour peak trips or 3775 daily trips to be exceeded.
The circulation pattern provides for future connection from the Nash Street extension to Coral
Circle (an easement through Parcels 20 and 22) and provides for additional parking for the Coral
Circle businesses (Parcels 20 and 22). 20-year irrevocable offers of dedication to Parcels 20 and
22 must be offered and may be accepted by the City at such time as the City acquires access rights
from the affected businesses along Coral Circle and enters into a contract for the construction of
the connecting street.
tal . 1. The Circulation Plan calls for the extension of Continental Boulevard,
along the southwestern boundary lines, to its connection with Hughes Way. This street will initially
be private and gate controlled until such time as the first parcel taking access from the road is either
sold or leased for use by non -Raytheon parties. At that time a portion of the road (Parcel 21 or
Parcel 25 or both) will be opened to public access either through dedication to the City or
recordation of a public access easement. Continental Boulevard is designed as a Collector Street
with a right-of-way width of 80 feet, and a 14-foot raised median.
At the point where the future Continental Boulevard turns from an east -west direction to a north -
south direction, a parcel has been created (Parcel 26) which will allow access to the adjacent golf
course. Raytheon will provide a 20-year irrevocable offer of dedication for this parcel. This
dedication may be accepted by the City at such time the City permits circulation through the
adjacent golf course and Continental Boulevard is made accessible to the public.
Until such time as a street is accepted by the City, the street may be fenced, guarded or gated.
However, perimeter security will be relocated so as to provide unfettered access to all public
streets.
NON -VEHICULAR CIRCULATION
Three non -vehicular circulation components are included within the Campus:
A 6-foot wide Class I bicycle path (4-foot one way path with 2-foot shoulder) is
required to be installed in a dedicated public easement adjacent to El Segundo
Boulevard (consistent with the South Bay Bicycle Plan). This path is illustrated in
the Landscape portion of the Specific Plan Design Guidelines.
Page 28 October 2015
A 6-foot wide Class II, on -street bicycle lane is included within the right-of-way of
the Hughes/Nash Street extension on each side of the street.
A pedestrian access easement across one or a combination of parcels 13, 14 and/or
parcel 24 of Vesting Map 71551 is required to allow direct pedestrian access to the
Green Line Station.
Improved bicycle parking facilities will be located at either the Metro Green -line station or on -
site, on land reserved for secured bicycle parking in close proximity to the Green -line station. This
facility, at a minimum, will include fully enclosed, secured parking for bicycles. The station could
also include other amenities for cyclists, such as: staffing, repair facilities, sales of bicycle related
materials, changing and or shower facilities, bicycle rental and/or bicycle sharing facilities.
E. GRADING CONCEPT
Site grading will require cut and fill to create building pads. The grading is expected to be balanced
on -site. Final grading plans will be approved by the City Engineer before the City issues a grading
permit.
Page 29 October 2015
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Page 30 October 2015
IV. EXISTING UTILITIES AND INFRASTRUCTURE
The following is a summary of existing and proposed public infrastructure for development of the
site. Some private infrastructure may be converted to public infrastructure where appropriate and
if the City of El Segundo approves. 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
Campus. Water is purchased through West Basin Municipal Water District which is a member of
The Metropolitan Water District of Southern California.
The current points of connection to the public water system are near the midpoint of the northern
and midpoint of the eastern property line. Connection is made with 12-inch service laterals to an
existing 27-inch diameter City of El Segundo water main line.
Water for fire suppression is provided by on -site building sprinklers and fire hydrant(s) and from
off -site fire hydrants located on El Segundo Boulevard.
PROPOSED CONDITION
The existing and future water service must be provided through a future public line or a private
line with private easement serving each lot. Location of lines in public streets is the preferred
condition; where a public main line serving multiple lots is not within a public street, an easement
must be granted to the City for access and maintenance. Points of connection will be based on the
City of El Segundo's approval and may include connections to existing 27-inch water main line in
El Segundo Boulevard, an existing 10-inch public water service in Hughes Way, or an existing 27-
inch public water service which lies within an existing City easement along the east side of the
site. Future water service points of connection will need to be provided to existing Raytheon
buildings to remaining and future buildings. A Conceptual Water Utility Plan has been developed
for the Specific Plan Area (refer to Exhibit 8, Water Plan).
Fire flows for future construction will be based on County of Los Angeles Fire Department Land
Development Unit standards, requiring up to 5,000 gallons per minute (gpm) at 20 psi residual
pressure for up to a five -hour duration. Final fire flows will be based on specific building design
details.
Page 31 October 2015
EXHIBIT 8
CONCEPTUAL WATER PLAN
Source: Psomas
Revised per CC Resolution No. 5291
Page 32
October 2015
B. RECLAIMED WATER
EXISTING CONDITION
Reclaimed water utility service is provided by the West Basin Municipal Water District from a
treatment plant just west of the Campus and is already being used for landscaping the Campus. A
current point of connection to the reclaimed water system for irrigation of landscaping along El
Segundo Boulevard is along El Segundo Boulevard at Continental boulevard. Connection is made
with a 6-inch service lateral to an existing 42-inch diameter West Basin reclaimed water main line.
A sewer study was prepared by Psomas for the Specific Plan, dated September 2012. Please refer
to the full study for technical details on potential reclaimed water usage.
PROPOSED CONDITION
The existing and future reclaimed water service must be provided through a future public main
line or a private line with private easement serving each lot. Location of lines in public streets is
the preferred condition; where a public main line serving multiple lots is not within a public street,
an easement will be granted to the City for access and maintenance. Points of connection will be
based on West Basin Municipal Water District's and the City of El Segundo's input and may
include connections to an existing 8-inch reclaimed water service in Hughes Way and/or to an
existing 42-inch reclaimed water line in El Segundo Boulevard. New service points of connection
will need to be provided to the new parcels within the Campus. A Conceptual Reclaimed Water
Utility Plan has been developed for the Specific Plan area (refer to Exhibit 9, Reclaimed Water
Plan).
C. SEWER SERVICE
EXISTING CONDITION
Sewer utility service is provided by the City of El Segundo and County Sanitation District of Los
Angeles County and is currently available within the Campus. The Raytheon Campus presently
includes an 18-inch sewer line which connects to an existing 21-inch trunk sewer near the southeast
corner of the site. This trunk sewer continues northeasterly to Douglas Street, turns southerly along
Douglas Street to Alaska Avenue, runs easterly in Alaska Avenue to Hawaii Street and runs
southeasterly in Hawaii Street to Aviation Boulevard where it increases to a 24-inch trunk, runs
southerly for a short distance and then connects to the Los Angeles County Sanitation District
trunk in Aviation. From research of existing sewer plans, there are no connections to this trunk
sewer through this entire alignment as smaller, parallel lines collect all the sewage from the parcels
along this alignment. An existing 10-inch and 15-inch sewer line is also present in El Segundo
Boulevard generally east of Nash Street.
Page 33 October 2015
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RAYTHEON
PROPOSED RECLAIMED WATER
EXHIBIT
EXHIBIT 9
CONCEPTUAL RECLAIMED WATER PLAN
Source: Psomas
Revised per CC Resolution No. 5291
Page 34 October 2015
PROPOSED CONDITION
The existing and future sewer service must be provided through a future public sewer line or a
private line with private easement serving each lot. Location of lines in public streets is the
preferred condition; where a public main line serving multiple lots is not within a public street, an
easement must be granted to the City for access and maintenance. Points of connection will be
based on the City's approval and may include connections to an existing 21-inch sewer located at
the southeast corner of the site and/or the existing sewer in El Segundo Boulevard. To serve the
new Project, approximately 8,000 linear feet of new public sewer is anticipated to be constructed
within the Project boundary. A conceptual sewer plan has been developed for the Specific Plan
area (refer to Exhibit 10, Sewer Plan).
D. DRAINAGE
EXISTING CONDITION
A drainage study was prepared by Psomas for the Specific Plan, dated September 2012. Please
refer to the full study for technical details.
The area drains in a northwest to southeast direction. Current points of connection to the City's
public drainage system exist at multiple locations along the eastern and southern Raytheon
property lines. The City's public drainage system consists of variable diameter (96 to 108 inches)
reinforced concrete pipe (RCP) storm drain. The public main lines discharge into an existing City
of El Segundo retention and infiltration basin just south of the Raytheon site. Existing storm water
quality currently goes untreated on -site. However, downstream of the Project site runoff drains to
the City of El Segundo retention and infiltration basin where it is captured and infiltrated.
Federal Emergency Management Agency (FEMA) map #06037C1770F shows this Project site is
located within Zone X, which is described to be an area determined to be outside of the 0.2%
annual chance floodplain. There are no Special Flood Hazards on -site.
PROPOSED CONDITION
Relatively minor off -site flows from El Segundo Boulevard and the property to the south will
continue unobstructed to combine with on -site flows. The Project area will continue to drain in its
existing northwest to southeast direction. Reconfiguration of site roadways and the replacement of
existing buildings and surface parking lots with new buildings and parking lots/structures will
result in changes to drainage patterns and amounts of impervious surfaces. However, proposed
drainage sub -areas will closely match existing sub -areas in area, and potential increases in surface
runoff will be mitigated by Project design features. The average imperviousness of the site is
expected to decrease from 79.5% to 70.0%.
Page 35 October 2015
EXHIBIT 10
CONCEPTUAL SEWER PLAN
Source: Psomas
Revised per CC Resolution No. 5291
Page 36
October 2015
As each phase of the proposed Project is implemented, flows into the existing public storm drain
system will not increase. If the proposed Project results in a change in drainage pattern, an increase
in impervious area, or higher rates of flow, storm water detention will be part of the design to avoid
negative downstream impacts. Sub -drainage areas will continue to flow to the City of El Segundo
storm drain along the eastern and southern edge of the Project boundary.
The total proposed tributary area to be studied is less than 1 % larger than the existing tributary
area since portions of the Project area that formerly drained off -site will be redirected and managed
on -site. There will be no net increase in discharge of storm water from the site. The total proposed
tributary area is approximately 134.4 acres.
New storm drains will be required to serve the site redesign. To serve the proposed Project,
approximately 7,000 linear feet of new on -site storm drain lines are expected be constructed within
the Project boundary. The maximum pipe diameter is not expected to exceed 54 inches. On -site
detention is not expected to be required (refer to Exhibit 11, Drainage Plan).
Storm Water Quality
Existing storm water quality currently goes untreated on -site. The project site discharges into an
existing City of El Segundo retention and infiltration basin just south of the Raytheon site. No
runoff leaves the City of El Segundo retention and infiltration basin. However, the project site lies
within the Dominguez Channel watershed. The Dominguez Channel ultimately empties into the
consolidated slip of the Los Angeles Harbor.
To the maximum extent practical, storm water quality treatment will be provided with infiltration.
The treatment methods are expected to include infiltration wells, infiltration basins, high -
efficiency planter boxes, and surface planting areas. Drainage must comply with all applicable
laws and regulations, including without limitation, the City's National Pollution Discharge
Elimination System (NPDES) Permit.
E. GAS
EXISTING CONDITION
Natural gas service is provided by Southern California Gas Company and is currently available
within the Campus.
PROPOSED CONDITION
The existing and future natural gas service must be provided through a future public main line or
a private line with private easement serving each lot.
Page 37 October 2015
Note: Storm Drain may be private or public. If public there will be an easement to the City.
EXHIBIT 11
CONCEPTUAL DRAINAGE PLAN
Source: Psomas
Revised per CC Resolution No. 5291
Page 38
October 2015
Location of lines in public streets is the preferred condition; where a public main line serving
multiple lots is not within a public street, an easement will be granted for access and maintenance.
Points of connection will be based on Southern California Gas Company's approval and may
include connections to existing 12-inch and 20-inch high pressure gas lines within El Segundo
Boulevard and/or an existing 4-inch service line along the easterly property line. A conceptual plan
has been developed for the Specific Plan area (refer to Exhibitl2, Electric, Gas and
Telecommunication).
F. ELECTRIC
EXISTING CONDITION
Electric power is provided by Southern California Edison to the Campus through underground
utilities.
PROPOSED CONDITION
Location of lines in public streets is the preferred condition; where a public main line serving
multiple lots is not within a public street right-of-way, an easement will be granted for access and
maintenance. Points of connection will be based on Edison's approval. A future substation
location, reserved by an easement adequate in size for the placement of a SCE substation, is
identified on Parcel 5 (refer to Vesting Tentative Map No.71551). A conceptual plan has been
developed for the Specific Plan area (refer to Exhibit 12, Electric, Gas and Telecommunication).
G. TELECOMMUNICATIONS UTILITIES
EXISTING CONDITION
Cable and telecommunication service is provided by a variety of companies and is currently
available within the Campus. These companies include AT&T, Level 3, MCI (Verizon), Quest,
Time Warner, and XO Communications.
PROPOSED CONDITION
Location of lines in public streets or their rights -of -way is the preferred condition; where a public
line serving multiple lots is not within a public street or its right-of-way, an easement will be
granted for access and maintenance. Points of connection will be based on the requirements of
local providers. A conceptual plan has been developed for the Specific Plan area (refer to Exhibit
12, Electric, Gas and Telecommunication).
Page 39 October 2015
EXHIBIT 12
ELECTRIC, GAS AND TELECOMMUNICATION CONCEPTUAL
PLAN
Source: Psomas
Revised per CC Resolution No. 5291
Page 40
October 2015
H. SOLID WASTE DISPOSAL
EXISTING CONDITION
Solid waste disposal is provided to commercial and industrial users by a variety of private haulers.
FUTURE CONDITION
Development within the Campus would contract with a provider. Landfill capacity is adequate for
assumed population 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
The Campus is less than one mile from Fire Station 2, located at Mariposa Avenue and Douglas
Street. The provision of water for fire suppression is provided by on -site building sprinklers and
fire hydrants and from off -site fire hydrants located on El Segundo Boulevard.
FUTURE CONDITION
Future development will include new public fire hydrants within the future public street connecting
Hughes Way and Nash Street. Buildings will be sprinklered as required by the ESMC.
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 41 October 2015
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Page 42
October 2015
V. DESIGN GUIDELINES
These design guidelines are intended as "guidelines" instead of "development regulations,"
Consequently, strict compliance is not required. 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 El Segundo South Campus.
A. DESIGN OBJECTIVES AND INTENT
Design Guidelines for the South Campus 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, large scale commercial/industrial development within a
cohesive campus setting.
• 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, commercial, industrial, and school areas.
1. Site Planning
a. The arrangement of new buildings, parking and circulation areas should
recognize the particular characteristics of the site and should create an
identity as a cohesive campus.
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., security kiosks,
maintenance buildings, trash and recycling enclosures, and outdoor
mechanical equipment enclosures) should be incogiorated into and be
compatible with the overall design of"the Project and tlae main buildings on
the site.
Page 43 October 2015
d, Appropriate linkages between internal
Project components and buildings, as well as
between the Project and the surrounding
development should be incorporated,
including pedestrian walkways, and plaza
areas.
e.
Buildings should be arranged to create
opportunities for open space amenities (e.g.,
plazas, courtyards, outdoor eating areas, public art, etc.).
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 special features, (e.g.,
enhanced paving, prominent landscape features, low -height decorative
walls, 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. Parking lots adjacent to and visible from public streets should be
appropriately screened to minimize undesirable visual impacts.
e. Parking lots should not be a dominant visual element on the site from El
Segundo Boulevard or the Nash Street extension.
f. Surface parking areas should be enhanced and visually broken up through
the use of appropriate trees and landscape improvements.
g. Surface parking areas should be divided into smaller multiple lots and
provided with canopy trees spaced appropriately throughout the parking
area to reduce the effects of heat gain.
L Parking lot design is encouraged to include water quality storm water
facilities consistent with City standards and a Water Quality Management
Plan prepared for each phase.
Page 44 October 2015
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
campus character.
b. The orientation of the newly constructed buildings should facilitate and
encourage pedestrian activity and convey a visual link to the Project's
internal road system.
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 clements of
the new, building, stepping back the upper portions of taller buildings, and
incorporating hurnan scale elements, such as pedestrian scaled doors,
windows, and building materials on the ground floor.
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.
Building elevations, whether fi-ont, side, or rear, that are visible fi-0111 public
rights -of -way should be arch itectural ly detailed to incorporate quality
materials and architectural features that reflect the theine of surrounding
structures and facades. Buildings facing El Segundo Boulevard should
include enhanced and articulated facades. Building entrances should be
readily identifiable. The use of recesses, projections, columns, and other
design elements to articulate entrances is encouraged.
9. Facades should be 'divided' by 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
building.
Page 45 October 2015
h. Roofs should be designed as an integral component of building form, mass,
and facade. Building form should be enhanced by varying and offset roof
planes, eave heights, and rooflines.
Green roofs and rooftop gardens are allowed to add landscaping, decrease
the heat island effect of large expanses of flat roofs, retain and filter storm
water run-off, and to reduce energy demand for heating and cooling
buildings. Green roofs are encouraged, but not required.
The exterior surfaces of buildings for the ground floor must be protected
with anti -graffiti coating where appropriate.
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, defacilig, and
general wear and tear. Acceptable building materials may include concrete,
stone masonry, metal, stucco, glass and/or other contemporary composites.
d. Building materials that support SLIStainability through the use of
environmentally sound building materials and local resources (e.g., locally
available, contain high recycled -content, are reused, collie from renewable
sources, and that contain low volatile organic compound (VOC) levels) is
highly encouraged.
5. Screening and Mechanical Equipment
a. All screening devices must 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 Mcilifics, should be
located and designed to minimize their visibility, circulation conflicts and
adverse noise impacts. These facilities must be oriented so that they do not
face any public or private rights -of -way. Sound attenuation walls must be
used where appropriate to reduce noise where required by code or the
Project's environmental analysis.
Page 46 October 2015
C. Utility and mechanical equipment must 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 or private rights -of -way must be screened from
public view and equipment should be painted to match the roof color when
equipment is visible.
Trash and recycling receptacles areas
must be completely screened from public
view from public and private rights -of -
way with a combination of solid walls,
wood, and landscaping.
Ground mounted enclosures must be
protected with anti -graffiti coating.
Trash enclosures with
6. Parking Structures 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 conceal 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:
• Minimize horizontal and vertical banding by balancing both
horizontal and vertical elements.
Design `green screens' to provide visual relief.
• Use simple, clean geometric forms, and coordinated massing.
• Size openings in the parking garage to resemble large windows as
in an office building.
• Use masonry materials that are predominantly light in color, but
avoid unpainted concrete. Use of accent materials is encouraged.
• Avoid a sloping ramp appearance by providing level and uniform
spandrels.
Page 47 October 2015
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. The use of security cameras is encouraged and may be required by the
Police Department as part of site plan approval.
Lighting levels should be equally distributed to provide uniform
illumination over all parking areas. Photometric analysis will be required
as part of site plan/architectural review.
g. Light sources should be shielded so that the source of the illumination is not
seen from outside the structure.
h. The ground floor level of any parking structure must be protected with anti -
graffiti coating.
7. Landscaping
A Landscape Master Plan for the Campus must be provided to the City at or before first
site plan review submittal to provide for a unified concept for the Campus.
Streetscape concepts are provided for the three hierarchies of streets within the project,
including the El Segundo Boulevard frontage, Hughes/Nash Street Extension, and
Continental (see Exhibits 13-15, Streetscape Concepts). The Master Landscape Concept
Plan must be consistent with these concepts and their associated plant palettes.
General
a. Entries into the project should include a consistent entry feature for the
Campus as a whole. Entries should be provided in the following locations:
Hughes Way at El Segundo Boulevard
Hughes Way/Nash Street at the southeni Campus boundary
b. Consistent tree species must be planted at Project entries, consistent with
Exhibit 16, Corner Entry Concept.
Page 48 October 2015
RJIV
1
EXISTING IaNDSfIWING
PARKWAY TREE
LAGERSTROEMIA INDICA CRAPE MR[
SHRUBS
RTTOSPORUM TOBIRA 'WHEELER'S DWARF' WHEELER'S DWARF TOBFA
DESCRIPTION
EL SEGUNDO BOULEVARD WILL IWVE A NEW CLASS I WE TRAIL
ALONG THE STREET FRONTAL. DUE TO THE EXISM POWER
LINES, THE PARKWAY WILL BE PLANTED WITH CRAPE MYRTLES
BECAUSE OF IT'S SMALL SCALE AND FLOWERING CI,a1RA.CTEPoSTICS.
WHEELER'S DWARF IOBIRA WILL BE USED IN THE PARKWAY, SO THAT
IT CAN BE EASILY MANTAINED AWAY FROM THE BIKE PATH CLEAR
ZONE,
war
CR,91 WR'Ill
WHEELER'S DWARF TOBIRA
EXHIBIT 13
EL SEGUNDO BOULEVARD STREETSCAPE CONCEPT
Page 49 October 2015
R.O.W. R.O.W.
3' TALL TEXAS PRIVET HEDGE TB" WIDE DECORATIVE MAINTENANCE WALK uu
p RWUS LANCEA TREE —STAR JASMINE N
FrFSTAR' JASMINE PRINCE WILD RYE
1 L LONNIDD ON PLANE TREE ®30' O.C.
MEDIAN TREE
PLATANUS ACERIFOLIA LONDON PLANE TREE
PARKWAY TREE
RHUS LANCEA AFRICAN SUMAC
SHRUBS
LEYMUS CONDENSATUS 'CANYON PRINCE' CANYON PRINCE WILD RYE
LIGUSTRUM JAPONICUM 'TEXANUM' TEXAS PRIVET
GROUNDCOVER
TRACHELOSPERMUM JASMINOIDES STAR JASMINE
DESCRIPTION
THE SECONDARY ARTERIAL STREET (NASH/HUGHES) WILL BE PLANTED
WITH LONDON PLANE TREES IN THE MEDIANS TO MATCH THE
EXISTING LONDON PLANE TREES FOUND ON SOUTH HUGHES WAY.
THIS WILL CREATE A CONTINUOUS AND CONSISTENT LANDSCAPE
CHARACTER FOR THE STREET CORRIDOR. THE PARKWAYS WILL BE
PLANTED WITH RHUS LANCEA TREES TO PROVIDE SHADE FOR THE
STREETSCAPE. A HEDGE OF TEXAS PRIVET SHRUBS WILL BE USED
IN THE PARKWAYS TO PROVIDE SCREENING OF THE ADJACENT USES
AND CANYON PRINCE WILD RYE WILL BE USED IN THE MEDIANS
UNDER THE LONDON PLANE TREES.
EXHIBIT 14
HUGHES/NASH EXTENSION STREETSCAPE CONCEPT
Page 50 October 2015
R.O.W.
1 3' JAPANESE BOXWOOD HEDGE
r_ AUST LNAN WILLOW TREE
JOHN BOTTLEBRUSH
PARKWAY AND MEDIAN TREES
GEIJERA PARVIFLORA AUSTRALIAN WILLOW
SHRUBS
BUXUS MICROPHYLLA JAPONICA JAPANESE BOXWOOD
CALLISTEMON 'LITTLE JOHN' LITTLE JOHN BOTTLEBRUSH
WESTRINGIA FRUTICOSA 'MORNING LIGHT' COAST ROSEMARY
DESCRIPTION
THE COLLECTOR STREET WILL BE PLANTED WITH AUSTRALIAN WILLOW
TREES IN BOTH THE PARKWAYS AND MEDIANS TO PROVIDE SHADE AND
INTERESTING TEXTURE TO THE STREEfSCAPE. A HEDGE OF JAPANESE
BOXWOOD SHRUBS WILL BE USED IN THE PARKWAYS TO PROVIDE
SCREENING OF THE ADJACENT USES. LITTLE JOHN BOTTLEBRUSH
WILL BE USED IN THE PARKWAYS AND MEDIANS TO PROVIDE
FLOWERING COLOR TO THE STREETSCAPE AND COAST ROSEMARY WILL
BE USED IN THE MEDIANS TO PROVIDE SHRUBS OF VARYING HEIGHTS.
R.O.W.
WIDE DECORATIVE MAINTENANCE WALK I
ARTS" WILLOW TREE Q
30 O,C.
--COAST ROSEMARY u
F-UTTLE JOHN BOTfLEBRUSH
m
CONTINENTAL STREETSCAPE CONCEPT
Page 51 October 2015
1
TRII
SHRUBS
GRCIUNDNIVER
DESCRIP 11M
CORNER ENTRY CONCEPT
Page 52 October 2015
C. All areas not covered by buildings, walkways, driveways, parking spaces,
and service areas must be landscaped (with drought tolerant plantings and
sustainable hardscapes in accordance with the City's water conservation
requirements).
d. 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.
e. Landscaping at the perimeter of buildings is encouraged to soften the
transition between building and parking lot. Parking lot landscaping must
be distributed evenly to provide for consistent design and shading.
f. 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.
g. Placement of landscaping should not interfere with the lighting of the
Project area or restrict access to utilities.
h. Landscaping should be utilized to define edges, buffer adjacent properties,
screen parking areas and storage areas.
Street trees should be spaced appropriately (in adequately sized and
landscaped parkway strips or in tree -wells within wider sidewalks or plazas)
to emphasize and reinforce the spatial definition between the building,
pedestrian environment and the street.
j, In order to reduce the heat-island effect, space parking lot trees to achieve
shading at ratios required by the development regulations of this Specific
Plan. Trees must adequately shade parking lots and provide sufficient area
for water quality requirements.
k. Textured paving materials should be used in pedestrian areas such as
pedestrian courtyards and plaza areas for safety and to provide visual
interest.
Page 53 October 2015
Paving materials should include
pervious hardscape materials to
facilitate water treatment and reduce
runoff.
M. 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
n. Site furnishings including, but not limi ted to, fixed and moveable seating,
trash and recycling receptacles„ bike r �cks, and pedestrian scaled lighting
should be of durable and sustainable materials.
0, Design and selection of site furniture should include considerations for the
security, safety, comfort and convenience of the user.
A unified site furniture "look" is encouraged. The color and appearance of
site furniture products should be selected to complement other design
elements.
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.
ral
Wall and fencing materials must
be made of a durable material.
Wall and fencing materials may
consist of wrought iron, tubular steel, stone,
should incorporate pilasters with decorative
with the overall architecture.
stucco, or brick. Solid walls
caps and offsets, consistent
c, Landscaping should be used to soften the appearance of the wall surfaces
and deter graffiti.
d. Security fencing must be of high quality design. Razor wire is not permitted.
Chain link fencing is not permitted in any areas that are visible from any
public or private rights -of -way.
e. Walls and fences must be protected with anti -graffiti coating.
Page 54 October 2015
9. Lighting Design
a. The type and location of parking area and building lighting must prevent
direct glare on to adjacent properties.
b. Pedestrian scale lighting should be present at all entries, plazas, courtyards,
parking lots, 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. A Master Sign Program must be prepared for the South Campus Specific
Plan at or before the first site plan reviews submittal. Unless specifically
modified by this Specific Plan, all signage must comply with ESMC
requirements.
b. Billboards, pole signs, and signs incorporating flashing or blinking lights
are not permitted within this Specific Plan area.
C. The character of the signage, including the location, size, height, design and
lighting must be in keeping with the architectural character and monument
style of the overall Project.
d. Signs should make a positive contribution to the desired character of the
Project and overall streetscape and provide for clear identification and
wayfinding.
e. "'vehicle, bicycle and pedestrian circulation throughout the Project site, to
parking and various destinations should be enhanced through a
com preheisi.ve system of directional signage and related wayfinding,
elements.
Page 55 October 2015
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Page 56
October 2015
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 IV-1
Allowable Uses
Alternative fuel stations
Cafes
P
P
o
P
P
•
—
—
Data Centers
C
Pa
--
Financial institutions
P
P
—
General Offices, including medical and dental
General storage and warehousing
P
-
P
P4
--
--
General storage and warehousing (Raytheon Company only)
Health Clubs
P
P
P4
P
--
High and medium bay labs
--
P
--
High and medium bay labs (Raytheon Company only)
P
P
Light Industrial uses
--
P
--
Light Industrial uses (Raytheon Company only)
P
P
Movie and Entertainment Facilities
P
P
--
Multimedia Related Offices
P
P
--
Postproduction Facilities
P
P
—
Public facilities, including, but not limited to, fire and police facilities, post
offices, and libraries.
P
P
._
Public Utilities
P
P
P
Recreation Facilities (public and private)
P
P
P
Research and Development, including scientific research and experimental
development laboratories
Restaurants, full service
P
P
P
P
--
Restaurants, fast food
Retail uses (excluding off site sale alcohol sales)
P
P
P
P
—
--
Page 57 October 2015
Table IV-1 [continued]
Allowable Uses
0
0
Special Effects Studios
P P
--
Studio/sound stage(s) and other support facilities
P
P
--
Trade and vocational schools for adults
P
P
Any use customarily incidental to a permitted use, including the storage of
A
A
A
hazardous materials associated with any allowable use.
Drive -through or walk-up services related to financial operations.
A
A
The on -site sale and consumption of alcohol at restaurants and cafes.
AUP
AUP
The off -site sale of alcohol at retail establishments,
AUP
AUP
--
Drive -through restaurants
C
C
C
Helicopter landing facilities subject to the provisions of El Segundo Municipal
C
C
C
Code § 15-2-13.
Hotels (provided that the existing deed restriction is removed)
C
C
C
Outdoor dining, exempting outdoor dining at restaurants where outdoor
dining comprises 20% or less of the total dining area of the restaurant,
C
C
C
but not exceeding two hundred (200) square feet of floor area.
Laserfapticai targets
AIAUP
AAUP
--
Parking structures and surface parking lots
Al
Ps As
P/A
Radar towers
AAUP
AAUP
AIAUP
Video arcades, defined as any business with three or more video or arcade
C
C
C
machines.
All uses that are not permitted, conditionally permitted, or determined to be
similar uses as specified above.
--
All uses that are involved with the storage of waste materials as the primary
-
business
--
Freight Forwarding
--
--
--
Gasoline and Diesel Service Stations
--
--
--
Mini-storage
-
--
--
Residential Uses
_-
--
--
AUP Administrative Use Permit
A Permitted Accessory Use
C 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 consdered by the Director of Planning and Bualding
Safety, subject to appeal to the Planning Commission.
1 Surface Parking Lots is a permitted (P) use within Phase 1 CMU District subject to ESSCSP Section VI. Development Standards:
D. Parking and Loading.
2 Data center 'buildinas ghan 100 feet of I Sa ba3act to review arrd a rovat thresurth an
Adminastrativo Use. P unit AUP .Data center butldiin s be and 16C1 teat of EI Sa undo Blvd an Parcel 14 will be arrnitted b ,
right subfeot to site plan review,
3 PaMing structures and surface garking lasts within 100 feet of El Segundo Blvd on Parcel 14 are subiect to review and approval
through an Adminis tralive Use Penn it fAUP . Parking struclurr s and surface arkitt lots be and 100 feet of EIS -undo AIM —
Parcel 14 will be permitted by ri lot sub ect to site pLan review.
4 As9�edeAi�of° arwdN7. r""ta��YnEN � � � 15-1�.
Page 58 October 2015
B. DEVELOPMENT STANDARDS
1. Lot Area
a. The minimum building lot area is 10,000 gross square feet.
2. Height
a. Buildings and structures within the Campus cannot exceed 200 feet in
height, measured frorn finished grade. Exceptions to building height are
permitted in accordance with ESMC § 15 -2-3.
b. Structures cannot interfere with the operation of the MTA Green Line.
3. Setbacks
a. Buildings and structures within the Campus inust be setback a minimum i of
twenty-five feet (25) from the adjoining public rights -of -way of El
Segundo Boulevard, the future extension of Nash Street, and the future
extension of Continental Boulevard, except for lots with frontage on the
portion of El Segundo Boulevard located east of the future extension of
Continental Boulevard and west of the future extension of Nash Street, For
lots with frontage on the portion of El Segundo Boulevard located cast of
the future extension of Continental Boulevard and west of the future
extension of Nash Street, buildings and structures must be setback a
minimum of fifteen feet (15') from the adjoining public night -of -way of El
Segundo Boulevard.
K Building and structure setbacks within the interior of the Specific Plan must
be a minimum of fifteen feet (15') from each lot line. For lots with frontage
on the portion of El Segundo Boulevard located east of the future extension
of Continental Boulevard and west of the future extension of Nash Street,
buildings and structures must be setback a minimum of five feet (5'), Actual
required setbacks may vary depending on Building Code requirements that relate
to type and height of the structure.
C, Permitted intrusions into setbacks are identified in ESMC § 15-2-7. The
Class I bicycle path located adjacent to El Segundo Boulevard may also
be located within required setback areas as long as a inininittin distance of
5 feet is maintained from any building.
4. Lot Frontage
a. A minimum of 100 feet of frontage must be provided for all lots whether on
a dedicated public street or a private street. Parcels exclusively devoted to
right-of-way purposes are excluded from minimum lot frontage
requirements.
5. Floor Area
Page 59 October 2015
a. The South Campus Specific Plan is currently developed with 1,802,513 net
square feet of'development, Development in the Campus is limited to an
additional 1,16,376 net square: feet of floor area, as specified herein, for a.
total pre -dedication of public right-of-way net FAR of0.60 distributed over
the entire Campus area and not required as a maximum FAR on any
individual lot as permitted in Section B.6 below. The maximum amount of
developed floor area within the Specific Plan must not exceed 3,718,889 net.
square feet as permitted by this Specific Plan.
b, For purposes of this Specific plan, application of a floor area ratio results in
net building square footage. Gross floor area is the sum of the net floor area
plus an additional twelve percent (12%) of net floor area for all proposed
new construction.
C. Net floor area consists of the area of all floors or levels included within the
exterior surrounding walls of a building or structure. The total space
devoted, to high or medium bay labs may be multiplied by a factor ol`11.5 to
determine the net floor area. Space devoted to the following is not included
when determining the total net floor area within a building or structure:
1. Elevator shafts;
2. Stairwells;
3. Courts or atriums uncovered and open to the sky;
4. Rooms exclusively holding building operating equipment;
5. Parking spaces at or above grade and access thereto;
6. Structures devoted exclusively for parking;
7. Restrooms in common areas of nonresidential buildings.
d. 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. For new construction, after
the date of adoption of this plan, gross floor area is defined as specified in
section VI.B.5.b. above.
Page 60 October 2015
6. Floor Area Ratio and Transfer of Development Rights
a. FAR may be transferred from any parcel within the boundaries of the
Campus (the "Donor Site") to any other parcel within the boundaries of the
Campus, 'whether contiguous or non-contiguous, within the Specific Plan
area (the "Receiver Site") Upon the written consent of the owners of both
the Donor Site and Receiver Site. Any FAR transferred from a Donor Site
is deducted from that parcel's base FAR- The overall FAR for the entire Campus
cannot exceed a net 0.60 as computed in accordance with the above, based on
pre -dedication of public right-of-way, but any individual parcel may exceed such
FAR. "T'ransfer of FAR may be accomplished by subi-nitting a letter from the
applicant to the Director of Planning and Building Safety before the City issues
building permits for the Receiver Site which would utilize the transferred FAR.
The Director will maintain records of such transfers and the current density
allocations, if any, of all of the properties within the Specific Plan area. hi
addition, the owner of Donor Site must record a covenant acceptable to the
Director and the City Attorney memorializing such transfer of FAR- No approval
from the City is required for such transfer.
b, Regardless of any transfer of FAR, no building can exceed the applicable
development standards set forth in this Specific Plan.
7. Walls and Fences
a. All walls and fences must comply with ESMC § 15-2-4.
Accessory Structures
a. Radar towers, dishes, laser/optical targets, and other similar structures are
permitted as accessory structures only subject to approval of an
Administrative Use Permit.
Page 61 October 2015
C. CIRCULATION
1. Transportation Demand Management (TDM) Plan, that identifies trip reduction
methods in accordance with the guidelines set forth in ESMC Chapter 15-16 and
Chapter 15-17, must be prepared for development within the Campus. A TDM Plan
must be submitted for City review concurrent with the first site plan application
within the campus.
2. The maximum number of total daily trips, as well as A.M. and P.M. peak hour
vehicle trips for new development within the Specific Plan area, as determined in
accordance with the Trip Generation tables set forth in Appendix A, cannot exceed
the table below, unless a subsequent traffic report is prepared and approved by the
Director of Planning and Building Safety that identifies potential impacts and
proposes feasible measures to mitigate previously unidentified new impacts. To
ensure that peak traffic does not exceed these thresholds, a trip inventory analysis
must be prepared, acceptable to the Director of Planning and Building Safety, to
maintain a cumulative accounting of total square footage by land use as well as the
cumulative number of A.M. and P.M. peak hour trips. The trip inventory must be
updated and submitted upon the filing of each building permit request.
Total Daily Trips
Public and private streets must be designed and constructed in accordance with the
General Plan and in the overall right-of-way size identified in the General Plan.
a. The connection of Hughes Way with Nash Street must be constructed to the
standards of a secondary arterial street identified in the Circulation Element
of the General Plan.
b. The extension of Continental Boulevard to Hughes Way must be
constructed to the standards of a commercial collector street identified in
the Circulation Element of the General Plan.
Page 62 October 2015
C. The private street connecting Continental Boulevard and Nash Street must
be constructed to the standards of a local commercial street identified in the
Circulation Element of the General Plan.
Page 63 October 2015
D. PARKING AND LOADING
Parking and loading spaces must be provided in accordance with ESMC Chapter
15-15, except as provided below.
2. Within the O/I MU District or for office/industrial uses within the CMU District,
parking lots or structures may serve multiple lots and buildings. Up to 100% of the
required parking for an individual lot in the O/I MU District or for off ce/industrial
uses within the CMU District, may be provided off -site subject to the following
standards:
a. Parking must be located within 300 feet of the lot it serves.
b. Pedestrian pathways must be provided connecting parking lots or structures
with the buildings they serve. Where off -site parking is across a project
roadway, a crosswalk must be provided.
C. Reciprocal parking and access easements or covenants must be recorded
before the City issues a building permit and must be shown or noted on the
applicable site plans.
d. Parking lots and driveways may straddle lot lines subject to provisions in a
reciprocal parking and access easement or covenant. Such documents must
provide provisions for shared maintenance.
For retail and restaurant uses within the CMU District excluding the Phase 1 area,
up to 20% of the required parking for an individual lot in may be provided off -site
with approval by the Director of Planning and Building Safety, subject to the
following performance standards:
a. Parking must be located within 150 feet of the lot it serves.
b. Pedestrian pathways must be provided connecting parking lots or structures
with the buildings they serve. Where off -site parking is across a project
roadway, a crosswalk must be provided.
C. Other conditions may be applied by the Director as part of site plan
approval.
d. Requests for over 20% off -site parking require Planning Commission
review and approval and may include such conditions as the Planning
Commission may lawfully impose.
For retail and restaurant uses in Phase 1 within the CMU District, up to 100% of the
required parking for an individual lot may be provided off -site, with approval by the
Director of Community Development, subject to the following performance standards:
Page 64 October 2015
a. Off -site parking must be contained within the CMU District Phase 1 lots.
b. Parking inust be located within 150 feet of the lot it serves.
C. Pedestrian pathways must be provided connecting parking lots or structures with
the buildings they serve. Where off -site parking is across a project roadway, a
crosswalk must be provided.
d. Other conditions may be applied by the Director as part of site plan approval.
5, For retail and restaurant uses within the CMU District including Phase 1, parking
lots may service multiple lots or buildings subject to the following standards:
a. Reciprocal parking and access easements or covenants must be recorded
before issuance of a building permit and or in conjunction with a final map
as required by the Community Development Director and must be shown
or noted on the applicable site plans.
b. Parking lots and driveways may straddle lot lines subject to provisions in a
reciprocal parking and access easement or covenant. Private access roads
that connect parking lots with a right-of-way may encroach into a required
landscape setbacks on interior property lines. Such documents must
provide provisions for shared maintenance and landscaping.
6, The number of required parking spaces may be modified subject to the approval of a
Transportation Systems Management Plan, as specified in the ESMC Chapter 15- 16
"Developer Transportation Demand Management."
The Director of Planning and Building Safety may modify the required number of
parking spaces up to a maximum of 10% based on the submittal and approval of a
parking demand study or shared parking analysis. Additionally, for any use for which the
number of parking spaces is not listed in ESMC Chapter 15-15, the Director of Planning
and Building Safety shall specify the required number of spaces based on a parking
demand study.
8. The Planning Commission may modify the required number of parking spaces up
to a maximum of 20% based on the submittal of a parking demand/shared parking
study.
Notwithstanding items 7 and 8 above, the Director of Planning and Building Safety
may also grant uses with significantly different peak hours of operation up to a 20%
parking reduction, without approval of the Planning Commission. Any request for
such shared parking must meet the following requirements:
a. A parking study must be submitted by the applicant demonstrating that there
will not be substantial conflict in the peak hours or parking demand for the
uses for which the joint use is proposed.
b. The number of parking stalls which may be credited against the
requirements of the structures or uses involved cannot exceed the number
of stalls reasonably anticipated to be available during differing hours of
operation.
Page 65 October 2015
C. A written agreement must be executed by all parties concerned, to the
satisfaction of the Director of Planning and Building Safety and the City
Attorney assuring the continued availability of the number of stalls designed
for joint use.
10. Preferential parking must be provided for carpools and vanpools.
11. Bicycle parking must comply with ESMC Chapters 15-15 and 15-16 and the South
Bay Bicycle Plan.
12. The Raytheon Company recreation facility within the Specific Plan area is not
required to provide parking beyond that already provided for daytime, weekday
users.
Page 66 October 2015
E. LANDSCAPING
Landscaping is a critical criterion when evaluating development proposals in the Campus. This
section will ensure that adequate landscaping area and permanent maintenance is provided for all
new development. This mandate is also in accordance with the City's requirements to landscape
commercial and industrial areas.
Landscaped areas must be provided and permanent irrigation systems installed in the landscaped
areas at: 1) the Campus entry areas, 2) around the perimeter of the buildings in the setbacks, 3)
within the required setbacks along the property perimeter and, 4) in the Vehicular Use Areas
(VUAs) as defined in ESMC §15-1-6.
A Landscape Master Plan must
implementing the intent of the
Landscape Master Plan must be
submittal within the Campus.
ALL LANDSCAPING
be prepared for the Campus to ensure a unified appearance
Design Guidelines and objectives of this Specific Plan. The
submitted to the City at or before the first site plan review
Landscaping must conform to the City's Water Conservation in Landscaping
requirements as set forth in ESMC Chapter 10-2.
CAMPUS ENTRIES
Campus entries must be provided at the following locations:
• Nash Street at El Segundo Boulevard
• Hughes Way/Nash Street at the southern campus boundary
Entry landscaping must be in substantial conformance with the entry concepts outlined in the
Design Guidelines of this Specific Plan.
BUILDING PERIMETER LANDSCAPING
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. 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
One shade tree must be provided for every 25 feet of street frontage.
2. The following encroachments are permitted into the landscaped setback areas:
a. Parking may encroach into the landscaped setback up to a maximum of fifty
percent of the required setback area, provided a minimum landscaped
setback of five feet is maintained except as permitted in Specific Plan §
VI.D.2.
Page 67 October 2015
"Architectural landscape features" including fountains,
free-standing arbors/pergolas, and public art, may encroach into the landscaped
setback area subject to site plan review, provided a tnirtinitun landscaped setback
of five 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
Vehicular Use Areas (VUA) include parking lots and loading areas.
in the VUAs must cover a minimum
of five percent of the VUA and be
distributed uniformly throughout thet
VUA. Such landscaping is in addition
to the required property perimeter and
building perimeter landscaping. The
figure to the right represents a typical
parking area within the Campus.
a. A minimum of 5 foot
landscape buffers must be
provided at all parking lot
edges to screen parking lots
and provide shading.
b. Planting areas containing trees
must have a minimum width of 5 feet.
Landscaping
C. Each parking space must be located within 30 feet of a tree. Trees are
required to provide shade and parking lot/loading area screening.
F. PUBLIC SAFETY
In an effort to ensure the safety of employees and visitors to the Campus, the following strategies
must be incorporated into site development:
1. Lighting must be adequate throughout the Campus 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.
Street lighting must be provided in accordance with ESMC requirements.
Page 68 October 2015
G. SIGNAGE
Signage within the Campus must conform to the signage regulations of the ESMC
except as established and approved in a Master Sign Program for the Campus.
2. The following signs are not permitted within the Campus:
• Billboards, as defined in the ESMC; and
• Pole signs; and
• Signs incorporating flashing or blinking lights.
3. A Master Sign Program for the entire Campus must be developed and submitted
for review and approval by the Planning Commission before or concurrent with the
first site plan review for a project within the Specific Plan. The Master Sign
Program must include the following elements:
• Campus Master signage (entryways, common sign design throughout
Campus);
• Sign standards developed for each of the three uses allowed: industrial,
commercial and office;
• Provisions for way finding and decorative elements such as banners;
General features that all signs in the Campus are required to comply with;
and
• Regulations for temporary signs (including construction signs).
H. SUSTAINABILITY
All new development must have buildings designed to be energy efficient, at least
15% above Title 24 requirements.
2. The Project areas must include Stormwater management practices that treat
Stormwater runoff from 90% of the average rainfall on the site using structural and
non-structural management measures.
3. Preferential parking must be provided for carpools and vanpools at the rate of not
less than 10 percent of total employee parking.
Page 69 October 2015
4. Bicycle parking must comply with the ESMC.
5. Shower facilities must be provided for buildings of 25,000 square feet or greater.
6. Exterior lighting must be energy efficient and designed to minimize light pollution.
Low -emitting building materials must be utilized.
Roof structures must be designed to support future solar panels.
Reclaimed water must be utilized for all landscaped areas.
10. A Pedestrian Walkway for direct access to the Green Line Station from the project
site that meets ADA minimum width requirements.
I. ENCLOSED USES
All uses must be conducted wholly within an enclosed building except for the following:
Electrical distribution stations, adequately screened from public rights -of -way and
public view, as determined by the Director of Planning and Building Safety.
2. Outdoor restaurants and cafes incidental to the permitted use, provided they
comply with the provisions of ESMC § 15-2-16.
Recreational facilities customarily conducted in the open.
4. Radar towers, antennas, dishes, and laser/optical targets, provided they comply with
the screening requirements of ESMC § 15-2-8.
Page 70 October 2015
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.
The Director of Planning and Building Safety may grant administrative use permits
in accordance with ESMC Chapter 15-22.
The Director of Planning and Building Safety may make other administrative
determinations using the same procedures set forth in ESMC Chapter 15-22.
3. The Director of Planning and Building Safety may grant adjustments and
administrative adjustments in accordance with ESMC Chapter 15-24.
4. The Planning Commission may grant conditional use permits in accordance with
ESMC Chapter 15-23.
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 building permit application submittal.
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 VI.B.3
above;
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 200
feet;
d. Any increase in the maximum number of A.M. and P.M. peak hour vehicle
trips for the Specific Plan as specified in Section VI.C.2 above, unless a
Page 71 October 2015
subsequent traffic report has been prepared to the reasonable satisfaction of
the Director that identifies potential impacts and proposes feasible
mitigation measures to mitigate such impacts and otherwise complies with
CEQA;
e. 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;
f. Any change in the land use plan categories identified in Exhibit 5 of this
plan.
g. Any decrease in the minimum required lot area;
h. Any decrease in the minimum required lot frontage;
Any material modification that requires modification to the EIR other than
an Addendum; and
Any modification deemed by the Director of Planning and Building Safety
as major 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 Planning and Building Safety 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 the streetscape palette with the concurrence of the City's
urban forester.
• Modifications to infrastructure sizing based upon final engineering plans
approved by the City.
• Relocation of the Raytheon Recreation Facility to a parcel or parcels of the
saute size (7.54 acres) or larger and having similar access. Should this occur,
a revised land use plan shall be provided updating the land use plan of this
document (Exhibit 5).
• Modifications to the conceptual plan (Exhibit 6), Vesting Tentative Map
(Exhibit 7) and Conceptual Utility Plans (Exhibits 8, 9, 10, 11 and 12) that
do not exceed the new development vehicle trip cap, do not increase the
Page 72 October 2015
number of parcels and do not require subsequent CEQA environmental
review may be deemed minor by the Director of Planning and Building
Safety.
Adjustments, Administrative 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,
Design Guidelines and trip generation of this Specific Plan, a Site Plan Review ("SPR")
application shall be filed with the Department of Planning and Building Safety.
2. Application for Site Plan Review - Contents
The Site Plan Review Application must conform to the following. The number of copies
required for submittal will be determined by City policy at time of submittal:
a. A `Development Status Tracking Table" trust be submitted to the Director
of Planning and Building Safety for review by the Manning and Building
Safety Department as part of any site plan submittal within the Specific. Plan.
area. This table must specify the development request for the site plan
including the following information:
Specific Plan parcel area(s) and the allocation of intensity by land
use as defined in Section III herein;
A revised Land Use table for the Specific Plan area by phase,
showing updated land use distribution and intensity as modified by
the site plan submittal; and
Submittal of a traffic report analyzing the trip generation for the land
use(s) and demonstrating that the maximum number of vehicle trips
(trip ceiling) is not exceeded.
c_ Plans and landscape plans for projects must be prepared by a registered
architect and a licensed landscape architect respectively.
C. Site Plan. A fully dimensioned site plan, drawn to scale and showing:
Location of existing and proposed structures, including signs,
showing dimensions from property line;
Page 73 October 2015
2. Location, size and species of existing trees or natural attributes;
3. Location of off-street parking. The number of parking spaces
(specifying handicapped, compact and regular spaces)„ type of
paving, direction of traffic flow, parking stall dimensions, and areas
for turning and maneuvering vehicles;
4. Location and dimension of driveway approaches, off-street loading
areas, street and highway dedications;
5. Refuse disposal and recycling;
6. Location, height, and material of existing and/or proposed fences
and walls;
7. Means of screening all vents, pipes, antennas and machinery placed
on roofs;
S. Location, height and specifications of all existing and/or proposed
exterior lighting;
9. Location of all utility pipes, valves, vaults and similar
appurtenances; and
10. Location of structures on abutting lots showing dimensions to
property line.
d. Photometric Analysis for parking lots and parking structures.
e. Elevation Drawings. Elevation drawings dimensioned and fully illustrating
all sides of the proposed structures. These drawings must include:
1, Location of signs and size, height, color, material and type of
illumination of all signs. A Master Sign Plan must be submitted
when the development includes two or more tenants;
2. Location, size and style of architectural features, such as awnings,
doors, windows and other wall openings; and
3. All exterior materials and their colors.
f. Landscape Plan. A preliminary landscape plan showing the location and
design of the following listed items:
1. Existing trees (by species and size) proposed to be retained,
removed or relocated on the site;
Page 74 October 2015
2. Landscaped areas and the numbers, varieties and sizes of plant
materials to be planted therein and all other landscape features;
Softscape, hardscape (walkways, paving, textured concrete) and
lighting; and
4. All submittal material required by ESMC Chapter 10-2.
9. Colors and Materials. A materials and colors board showing all colors and
materials, with color chips and textures keyed to the principal plan elements
where those components are found.
h. Floor Plans.
Photo Board. Showing subject site, and all surrounding properties.
Rendering/Illustration. One set of color elevation drawings or a color
rendering, The Director of Planning and Building Safety may require, at
his/her discretion, a computer model where such is necessary to evaluate
scale, massing and architectural treatment.
3. Site Plan Review - Procedure
a. The Director of Planning and Building Safety must review the application
to ensure there is consistency with the Specific Plan within 30 days after the
Director deems the application complete.
b, CEQA Review, if required, must be conducted in accordance with
applicable law.
The Site Plan Review must be timely scheduled for public hearing before
the Planning Commission, which date should not exceed 45 days after the
completion of the Public review period of the environmental
documentation, or within 30 days from the date the application is deenled
complete if no further environmental review is required. The Planning
Commission must render its decision in writing, either approving,
approving with conditions, or denying the Site Plan Review application,
stating the reasons for such action. The decision of the Planning
Commission is final unless appealed to the City Council.
d. Any aggrieved person may appeal the Planning Commission's decision to
the City Council. Such appeal must be filed in writing with the Department
of Planning and Building Safety within ten (10) days after the date of the
written decision by the Planning Commission. Upon receipt of such an
appeal and the payment of the appropriate filing fee, the matter must be
Page 75 October 2015
scheduled for consideration by the City Council no more than 45 days after
the date of receipt of the appeal.
e. The Site Plan is valid for two years from the date of approval. If construction
does not commence within such time, but the applicant has diligently
pursued the Project plan review process, the Director of Planning and
Building Safety may extend the Site Plan approval for up to two additional
years.
After the Site Plan is approved, the Director of Planning and Building Safety
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 involved deviations from the design's
intent.
4. Site Plan Review Criteria
The purpose of the Site Plan Review procedure is to ensure that the development provides
a cohesive visual identity and coordinated design character for the Specific Plan area of
high quality. The overall coordinated design character must be expressed in the site
planning, architecture, landscaping, lighting, and signage. The architectural design is to be
compatible in character, massing and materials consistent with the conceptual plan
depicted in this Plan.
In approving the Site Plan Review the Planning Commission, or City Council on appeal,
must consider the following factors:
a. The dimensions, shape and orientation of the parcel;
The placement of buildings and structures on the parcel;
C. The height, setbacks, bulk and building materials;
d. The building materials and design;
e. The distance between buildings or structures;
The location, number and layout of off-street parking and loading spaces;
g. The internal vehicular patterns and pedestrian safety features;
h. The location, distribution, amount and type of landscaping materials and the
sustainability of the landscaping material with the El Segundo climate in
compliance with the applicable climate zone;
Page 76 October 2015
The placement, photometrics, height and direction of illumination of light
standards;
j. The location, number, size and height of signs;
k. The location, height and materials of walls, fences or hedges;
The location and method of screening refuse and storage areas, roof
equipment, pipes, vents, utility equipment and all equipment not contained
in the main buildings of the development;
M. Compliance with all applicable development standards including, but not
limited to, height, setbacks, FAR, trip generation, and off-street parking
requirements; and,
n. Consistency with the Design Guidelines of this Specific Plan.
5. Approval Criteria
The Planning Commission, or City Council on appeal, may approve the Site Plan Review
if it finds that the site plan, architecture and landscape design, with conditions if necessary
are consistent with this Specific Plan.
6. 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 Planning and Building Safety may exempt
other activities not listed:
a. All interior changes and alterations
b. Demolition of Buildings E-20, E-21, E-23, or E-24
Exterior mechanical equipment (heating, air conditioning, water heater)
designed with mechanical equipment screening compatible with the
architecture of the building to which it is adjacent or affixed.
d. Minor exterior repairs costing less than $50,000 in 2015 dollars, indexed
for inflation to the Consumer Price Index (CPI).
e. Reglazing, new mullions
f. Re -landscaping consistent with the landscape palette
Repainting
h. Reroofing with similar style roofing materials
Page 77 October 2015
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 Planning and Building
Safety determines that the proposed amendment would substantially affect General Plan goals,
policies, objectives or programs.
F. CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
The El Segundo South Campus 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 CEQA clearance indicated above analyzes the effects of 1,930,000 net square feet of
incremental development by the Project , 13,624 of which is anticipated to be replacement of
existing facilities with allowed uses.
Any portion of the Project that is developed consistent with the Conceptual Site Plan evaluated
for this Specific Plan is exempt from further CEQA analysis unless an event specified in Public
Resources Code § 21166 occurs as to the Specific Plan.
Page 78 October 2015
APPENDIX A
El Segundo South Campus Specific Plan Trip Generation
Rates, Credits, and Caps
The following two tables are to provide data for maintaining a trip inventory analysis for the build -
out of the Specific Plan. A table maintaining a cumulative accounting of total square footage by
land use as well as the cumulative number of A.M. and P.M. peak hour trips generated by new
development within the Specific Plan area must be generated by the project applicant and verified
by the City. The trip inventory must be updated and submitted upon the filing of site plan review
application and verified before a building permit is issued.
The traffic -generating characteristics of most of the components of the Project are identified in the
Institute of Transportation Engineers' (ITE) Trip Generation, 9th Edition.
With mixed -use projects there are many opportunities for interaction amongst the various uses.
The interaction is likely to reduce the number of trips entering and leaving the site ("internal
capture"). Additionally, many of the individual uses will attract vehicles already on the
surrounding street network ("diverted/pass-by"). These are trips that are already on the roadway
network and are diverted to the Project. Furthermore, since the Specific Plan is adjacent to the El
Segundo Metro Green Line station, the following table takes into consideration credits for transit
usage, as well as for "internal capture" and "diverted/pass-by."
Appendix A — Table 1
Project Trip Ceiling
for trips associated with new development
within the ESSCSP area.
Total Daily Trips
Page 79 October 2015
Appendix A - Table 2
Summary of Trip Generation Rates and Trip Credits
RAYTHEON SOUTH CAMPUS SPECIFIC PLAN DRAFT TRAFFIC IMPACT ANALYSIS
SUMMARY OF TRIP GENERATION RATES AND TRIP CREDITS
AM PEAK -HOUR
PM PEAK -HOUR
AVERAGE DAILY
FORMULA (per
FORMULA (per
TRIPS FORMULA
Use
1,000 gross square
1,000 gross square
(per 1,000 gross
feet)
feet)
square feet)
Retail
T = 0.96 (A)
T = 3.71 (A)
T = 42.70 (A)
Internal Capture
Less 1%
Less 2%
Diverted/Pass-By
-
Less 34%
-
General Light Industrial
T = 0.92 (A)
T = 0.97 (A)
T = 6.97 (A)
Internal Capture
-
Less 1%
Less 1%
Warehouse
T = 0.30 (A)
T = 0.32 (A)
T = 3.56 (A)
Internal Capture
Less 1%
Less 1%
Office
T = 1.56 (A)
T = 1.49 (A)
T = 11.03 (A)
ernal Capture
Less 1%
Less 1%
tnsit Credit*
Less 5%
Less 5%
Less S%
Other Possible Uses
Health/Fitness Club
T = 1.41(A)
T = 3.53 (A)
FT = 32.93 (A)
Hotel
T = 0.53 (R)
T = 0.60 (R)
T = 8.17 (R)
Medical/Dental Office
T = 2.39 (A)
T = 3.57 (A)
T = 36.13 (A)
Supermarket
T = 3.40 (A)
T = 9.48 (A)
T=102.24 (A)
Quality Restaurant
T = 0.81 (A)
T = 7.49 (A)
T = 89.95 (A)
High -Turnover (Sit -Down) Restaurant
T = 10.81 (A)
T = 9.85 (A)
T=127.15 (A)
Fast -Food Restaurant without Drive -Through
Window
T = 43.87 (A)
T = 26.15 (A)
T = 716.00 (A)
Coffee/Donut Shop without Drive -Through
Window
T=108.38 (A)
T= 40.75 (A)
T = 818.58 (A)
Notes
* Trip generation adjustment discount associated with proximity to transit service for similar sites based on
recommendations published by Los Angeles County Metropolitan Transportation Authority (LAMTA) and ITE.
T: Trip ends
A: Building area in 1,00 sq. ft.
R: Rooms
Page 80 October 2015
APP:NIIIX
EIS SEGUNDO SOUTH CAMPUS SPECIFIC PLAN
LEGAL DESC .IPTION
THAT PORTION OF SECTION 18, TOWNSHIP 3 SOUTH, RANGE 14 WEST, IN THE RANCHO
SAUSAL REDONDO, IN THE CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF
CALIFORNIA, AS SHOWN ON THE MAP FILED IN CASE NO. 11629, SUPERIOR COURT OF SAID
COUNTY ON JUNE 21, 1890, IN THE OFFICE OF THE COUNTY CLERK OF SAID COUNTY, A
COPY OF SAID MAP APPEARING IN THE FILES OF THE COUNTY SURVEYOR OF SAID
COUNTY AS CLERK'S FILED MAP NO. 218, BOUNDED AS FOLLOWS:
BOUNDED ON THE NORTH BY THE NORTH LINE OF SAID SECTION 18; BOUNDED ON THE
EAST BY THE WESTERLY LINE AND THE NORTHERLY PROLONGATION THEREOF OF
TRACT NO. 26556, AS SHOWN ON MAP RECORDED IN BOOK 675 PAGES 93 TO 94 OF MAPS,
IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY; BOUNDED ON THE
SOUTHEAST BY THE NORTHWESTERLY LINE OF THE 80 FOOT STRIP OF LAND DESCRIBED
IN THE DEED TO PACIFIC ELECTRIC RAILWAY CO., RECORDED MAY 27, 1913 AS
INSTRUMENT NO. 210 IN BOOK 5750 PAGE 43 OF DEEDS, RECORDS OF SAID COUNTY AND
BOUNDED ON THE SOUTHWEST BY THE NORTHEASTERLY LINE OF THE LAND DESCRIBED
AS PARCEL 2 IN THE DEED TO SOUTHERN CALIFORNIA EDISON COMPANY, RECORDED
MARCH 6, 1930 AS INSTRUMENT NO. 535 IN BOOK 9840 PAGE 33, OFFICIAL RECORDS OF
SAID COUNTY.
EXCEPT THEREFROM, ALL OIL, GAS AND OTHER HYDROCARBONS, GEOTHERMAL
RESOURCES AS DEFINED IN SECTION 6903 OF THE CALIFORNIA PUBLIC RESOURCES CODE
AND ALL OTHER MINERALS, WHETHER SIMILAR TO THOSE HEREIN SPECIFIED OR NOT,
WITHIN OR THAT MAY BE PRODUCED FROM THE PROPERTY BELOW A DEPTH OF FIVE
HUNDRED (500) FEET, AS RESERVED BY DEED EXECUTED BY CHEVRON U.S.A. INC., A
CORPORATION, RECORDED ON NOVEMBER 28, 1978 AS INSTRUMENT NO. 78-1317577,
WHICH ALSO RECITES, "PROVIDED, HOWEVER, THAT ALL RIGHTS AND INTEREST IN THE
SURFACE OF THE PROPERTY AND THE LAND MASS OF THE PROPERTY TO A DEPTH OF FIVE
HUNDRED (500) FEET ARE HEREBY CONVEYED TO GRANTEE, NO RIGHT OR INTEREST OF
ANY KIND THEREIN, EXPRESS OR IMPLIED, BEING EXCEPTED OR RESERVED TO GRANTOR
EXCEPT AS HEREINAFTER EXPRESSLY SET FORTH."
ASSESSOR'S PARCEL NOs. 4138-014-047 AND 4138-014-013
Page 81 October 2015
South Campus Development Tracking Table - Square Feet atld FAII As of April
2023
South Campus Specific Plan Entitled S uare Feel:
Office
1,565,000
1,752,800
Warehouse/Storage
82,000
91,840
Light Industrial
Commercial
150,000
133,000
168,000
148,960
Subtotal Entitled Additional Development
1,930,000
2,161,600
Existing Campus Uses-
Total Campus Entitled Square Feet
1,788,889
3,718,889
2,069,947
4,231,547
Phase I - New Development
Office 40,450 42,119
Warehouse/Storage - -
Light Industrial - -
Commercial 19,259 19,918
Total Phase I Square Feet 159,709 62,037
Phase 11 -New Development
Office
122,080
143,250
Warehouse/Storage
4,368
4,800
Light Industrial
-
Commercial
-
Total Phase II Square Feet
126,448
148,050
Phase III -,New Devel9 ment
Office
Warehouse/Storage
Light Industrial
-
Commercial
-
Total Phase III Square Feet
-
-
Phase 1''V-New Development
Office - -
Warehouse/Storage
5,237
5,865
Light Industrial
Commercial
-
-
-
-
Total Phase IV Square Feet
5,237
5,865
Rentaining South Campus Specific Plan Entitled ;St uare Feet
Office
1,402,470
1,567,431
Warehouse/Storage
72,395
81,175
Light Industrial
150,000
168,000
Commercial
Subtotal Remaining Specific Plan Entitled Square Feet
113,741
1,738,606
129,042
1,945,648
Existing Campus Uses-
1,788,889
2,069,947
Total Campus Entitled Square Feet
3,718,889
4,231,547
South Campus IDeveto n1peut Tracking Table - 5guare Feetand FAR As of April.
2023 [eoutinuedl
South Cans us Specific 'Plxu T".+4Tt
Total Entitled FAR
0.60
Total FAR of Existing Development
0.29
Total FAR of New Development
0.03
Total FAR of Existing & New Development
0.32