Loading...
2025-09-11 Planning Commission AgendaAGENDA CITY OF EL SEGUNDO PLANNING COMMISSION 5:30 PM CITY COUNCIL CHAMBER 350 MAIN STREET EL SEGUNDO, CA 90245 SEPTEMBER 11, 2025 Kevin Maggay, Chairperson Mario Inga, Vice Chairperson Mark Christian Melissa McCaverty Steve Taylor The Planning Commission, with certain statutory exceptions, can only take action upon properly posted and listed agenda items. Any writings or documents given to a majority of the Planning Commission, regarding any matter on this agenda, that the City received after issuing the agenda packet are available for public inspection in the Community Development Department, during normal business hours. Such documents may be posted on the City's website at www.elsegundo.org and additional copies will be available at the meeting. Unless otherwise noted in the agenda, the public can only comment on city -related business that is within the jurisdiction of the Planning Commission and/or items listed on the agenda during the Public Communications portion of the Meeting. Additionally, members of the public can comment on any Public Hearing item on the agenda during the Public Hearing portion of such item. The time limit for comments is five (5) minutes per person. Before speaking to the Planning Commission, please fill out a speaker card located in the Chamber Lobby. It is not required to provide personal information in order to speak, except to the extent necessary to be called upon, properly record your name in meeting minutes and to provide contact information for later staff follow-up, if appropriate. Please respect the time limits. REASONABLE ACCOMMODATIONS: In compliance with the Americans with Disabilities Act and Government Code Section 54953(g), the City Council has adopted a reasonable accommodation policy to swiftly resolve accommodation requests. The policy can also be found on the City's website at https://www.else_qundo.org/_government/departments/city-clerk. Please contact the City Clerk's Office at (310) 524-2308 to make an accommodation request or to obtain a copy of the policy. 1 Page 1 of 29 CALL TO ORDER/ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMUNICATION — (Related to City Business Only — 5-minute limit per person, 30-minute limit total) Individuals who have received value of $50 or more to communicate to the Planning Commission on behalf of another, and employees speaking on behalf of their employer, must so identify themselves prior to addressing the Planning Commission. Failure to do so shall be a misdemeanor and punishable by a fine of $250. While all comments are welcome, the Brown Act does not allow action on any item not on the agenda. A. CONSENT 1. Approve August 14, 2025 Planning Commission Meeting Minutes Recommendation - 1. Approve August 14, 2025 Planning Commission Meeting Minutes. 2. Alternatively, discuss and take other action related to this item. B. PUBLIC HEARINGS 2. Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 for Tentative Parcel Map No. 84876 to Subdivide an Undeveloped Parcel Into Two Parcels at 2021-2031 Rosecrans Avenue (Beach Cities Media Campus) in the Urban Mixed -Use South (MU-S) Zone. Recommendation - Adopt Resolution No. 2971, conditionally approving Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 for Tentative Parcel Map No. 84876. 2. Find that the project is exempt from the requirements of the California Environmental Quality Act ("CEQA") pursuant to 14 California Code of Regulations § 15315 as a class 15 categorical exemption (Minor Land Divisions). 3. Alternatively, discuss and take other action related to this item. C. NEW BUSINESS 3. Presentation of El Segundo's Current Land Use and Circulation General Plan Elements Recommendation - 1. Receive and file presentation. 2 Page 2 of 29 D. UNFINISHED BUSINESS E. REPORTS — COMMUNITY DEVELOPMENT DIRECTOR F. REPORTS -COMMISSIONERS G. REPORTS — CITY ATTORNEY ADJOURNMENT POSTED: DATE: September 3, 2025 TIME: 5:00 P.M. BY: Jazmin Farias, Assistant Planner 3 Page 3 of 29 MINUTES OF THE EL SEGUNDO PLANNING COMMISSION Regularly Scheduled Meeting August 14, 2025 CALL TO ORDER Chair Maggay called the meeting to order at 5:30 p.m. ROLL CALL Present: Chair Maggay Present: Vice Chair Inga arrived at 5.37 p.m. Present: Commissioner Christian Present: Commissioner McCaverty Present: Commissioner Taylor Also present: Michael Allen, AICP, Community Development Director Also present: Eduardo Schonborn, AICP, Planning Manager Also present: Joaquin Vazquez, City Attorney Also present: Paul Samaras, AICP, Principal Planner Also present: Jazmin Farias, Assistant Planner Also present: Kevin Truong, SBCCOG Representative PLEDGE OF ALLEGIANCE Chair Maggay led the pledge. PUBLIC/WRITTEN COMMUNICATIONS None. A. CONSENT Chair Maggay pulled item A.2. 1. Approval of Planning Commission Meeting Minutes: • July 24, 2025 MOTION: Approve the minutes. Moved by Commissioner McCaverty, second by Commissioner Taylor. Motion carried, 4-0, by the following vote: Ayes: Maggay, Christian, McCaverty, and Taylor 1 Page 4 of 29 2. Revision A to Environmental Assessment No. EA-1352 and Administrative Use Permit No. AUP 23-01 to Allow a Type 41 ABC License for the Sale of Beer and Wine for On -Site and Off -site Consumption in Conjunction with a New Restaurant Within an Existing Retail Establishment (Blum Wine and Flowers) Located at 150 South Pacific Coast Highway, Unit E. Assistant Planner Jazmin Farias presented the staff report. Chair Maggay opened public communications. • Applicant Yulia Rhode concurred with staff's presentation. Chair Maggay closed public communications. MOTION: Receive and File the Community Development Director's approval of Environmental Assessment No. EA-1352 Revision A and Administrative Use Permit No. AUP 23-01 Revision A. Moved by Commissioner Taylor second by Vice Chair Inga. Motion carried, 5-0, by the following vote: Ayes: Maggay, Inga, Christian, McCaverty, and Taylor B. NEW PUBLIC HEARINGS 3. Conditional Use Permit to Allow the Sale of Beer for On -site Consumption, and Private Recreational Events at a Members -only Fitness Studio (Golf Studio Club), Including an Outdoor Patio Area, at 2201 East Park Place, Suite 200. (Environmental Assessment No. EA-1376 and Conditional Use Permit No. CUP 24-01). Assistant Planner Maria Baldenegro presented the staff report. • Commissioner discussion ensued regarding the proposed conditions of approval. Maria advised that no comments were received from the landlord or applicant regarding the proposed coniditons of approval. Chair Maggay opened public communications. • Applicant Kyle Stephens concurred with staff's presentation. Chair Maggay closed public communications. MOTION: Adopt Resolution No. 2969, conditionally approving Environmental Assessment No. EA-1376 and Conditional Use Permit No. CUP 24-01. Moved by Commissioner Taylor, second by Commissioner McCaverty. 2 Page 5 of 29 Motion carried, 5-0, by the following vote: Ayes: Maggay, Inga, Christian, McCaverty, and Taylor C. NEW BUSINESS 4. South Bay Cities Council of Governments (SBCCOG) Presentation on the City's Climate Action Plan and its 2019-2020 Greenhouse Gas Inventory. SBCCOG Representative Kevin Truong provided a brief presentation regarding the City's Climate Action Plan and its 2019-2020 Greenhouse Gas Inventory. • Commissioner discussion ensued regarding the report, organizations involved in collecting the data, and future reports on site inventory. • Commissioner Christian requested insight on the feedback the environmental committee provided on the presentation. Principal Planner Paul Samaras stated that he would follow up on the request with Public Works. MOTION: None required. D. UNFINISHED BUSINESS None. E. REPORTS — COMMUNITY DEVELOPMENT DIRECTOR OR DESIGNEE Community Development Director Michael Allen shared that the first community workshop for Land Use Element update had a reasonable turnout; approximately 50 to 60 residents stopped by to engage and provide feedback. He added that on September 25, 2025 the first Planning Commission Study Session will occur. Planning Manager Eduardo Schonborn advised the community to visit the website and complete the survey. F. REPORTS — PLANNING COMMISSIONERS Commissioner McCarverty reminded the community of the classic car show scheduled for the weekend and advised residents to plan accordingly as streets will be closed. G. REPORTS — CITY ATTORNEY 3 Page 6 of 29 None. ADJOURNMENT — the meeting adjourned at 6:30 p.m. The next meeting is scheduled for August 28, 2025 at 5:30 p.m. Michael Allen, Community Development Director Kevin Maggay, Planning Commission Chair e1 Page 7 of 29 ,ITV4H Planning Commission Agenda Statement E L S E G U N D O Meeting Date: September 11, 2025 Agenda Heading: PUBLIC HEARINGS Item Number: B.2 TITLE: Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 for Tentative Parcel Map No. 84876 to Subdivide an Undeveloped Parcel Into Two Parcels at 2021- 2031 Rosecrans Avenue (Beach Cities Media Campus) in the Urban Mixed -Use South (MU-S) Zone. RECOMMENDATION: 1. Adopt Resolution No. 2971, conditionally approving Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 for Tentative Parcel Map No. 84876. 2. Find that the project is exempt from the requirements of the California Environmental Quality Act ("CEQA") pursuant to 14 California Code of Regulations § 15315 as a class 15 categorical exemption (Minor Land Divisions). 3. Alternatively, discuss and take other action related to this item. FISCAL IMPACT: None. BACKGROUND: On July 16, 2025, applications for Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 for Tentative Parcel Map No. 84876 were submitted to the Planning Division for processing. The applications were subsequently deemed incomplete pending the submittal for additional information. After further information was submitted, the applications were deemed complete for processing on August 8, 2025. The project applications and plans were circulated to all City departments for comments, and no objections were received. DISCUSSION: Page 8 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 2 of 9 Site Description The project site includes one lot located at 2021-2031 Rosecrans Avenue (Beach Cities Media Campus). The site is located on the north side of Rosecrans Avenue between Nash Street and South Pacific Coast Highway. The site measures 6.39 acres in area and has a street frontage of 636.22-feet along Rosecrans Avenue and a depth of 741.19 feet. Vehicular access is available from Rosecrans Avenue. In August 2019, City Council adopted Resolution No. 5159, certifying an Environmental Impact Report and adopting a Mitigation Monitoring and Reporting Program, and approved Development Agreement No. DA 5751 for a development concept that included an approximate 240,000 square foot creative office building with the option to incorporate a roof deck, a 66,000 square foot studio and production facilities building, and 7,000 square feet of retail uses. Approval of a subsequent Site Plan Review is necessary to accommodate the proposed project or any of the alternatives within DA 5751. On September 14, 2023 part of the development concept was effectuated by the approval of a Site Plan Review via Environmental Assessment No. EA-1339 and Site Plan Review No. SPR 23-01 which approved the construction of a new seven -story office building and five -level parking structure for the east portion of the lot (Beach Cities Media Campus) via Planning Commission Resolution No. 2944. No further development is allowed for the easterly portion of the lot beyond what was previously approved, and the site continues to be undeveloped. Figure No.1 - Aerial view of site Page 9 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 3 of 9 The uses and zoning surrounding the project site are summarized in Table No. 1: Table No.1: Surrounding Land Uses RIM North Commercial and Industrial Commercial Center (C-4) Zone and Heavy Manufacturing Zone East Commercial Mixed -Use South Zone South (City of Commercial Planned Development - Manhattan Residential Overlay District Beach) (PD-ROD) Zone West Commercial Commercial Center (C-4) Zone The subject property is in the Mixed -Use South zone, a commercial land use designation (as illustrated in Figure No. 1 and Figure No. 2) which allows for a mixture of uses, including office, research and development, retail, hotel, and light industrial. As Page 10 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 4 of 9 previously mentioned, the lot is currently undeveloped. Project Description The project does not propose any new development as part of this request. The applicant requests to subdivide one existing lot (Beach Cities Media Campus) to allow a two -lot parcel map subdivision for financing purposes and to allow for phased development of each parcel at 2021-2031 Rosecrans Avenue in the Mixed -Use South (MU-S) zone. Proposed Subdivision The applicant proposed to subdivide one existing parcel into two lots (Vesting Tentative Parcel Map No. 84876) to allow for future development of the lots to be situated on its own parcel. No changes to the project approved under Site Plan Review No. SPR 23- 01 is proposed. The proposed lots are summarized in Table No. 2: Table No. 2: Proposed Lots . o. M174�,l ,. MW 1 9square feet Creative office, retail/caf6, and studio production facilities Page 11 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 5 of 9 2 104, 152 square feet Creative office, retail/cafe, and studio production facilities The MU-S zone permits subdividing land into smaller parcels subject to the requirements of the Subdivision Map Act and compliance with the minimum standards contained in the MU-S zone. The proposed subdivision optimizes the property value for future development as it allows for separate financing, leasing, and phased development. No further development is allowed beyond what was approved by previous entitlements for the easterly portion for proposed Lot 1 nor will it increase the development potential within the previously approved entitlements. Future development of either proposed lot requires separate review and approval by the city to ensure compliance with the General Plan and zoning regulations. Covenants, Conditions and Restrictions (CC&R's) will be required to ensure that development of both parcels functions in an integrated and coordinated manner, consistent with the intent of the MU- S zone, DA No. 5751, and Mitigation Monitoring and Reporting Program previously adopted. Fiqure No. 3 - Proposed VTPM Page 12 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 6 of 9 Subdivision Findings According to El Segundo Municipal Code (ESMC) Section 14-1-6, the Planning Commission shall deny approval of a vesting tentative parcel map if it makes any of the following findings consistent with section 66474 of the California Government Code. Staff concludes that the subdivision findings do not support a denial of the tentative map. Therefore, staff is recommending approval of the VTPM for the following reasons: That the proposed map is not consistent with applicable general and specific plans as specified in section 65451 of the California Government Code. The subdivision is consistent with the General Plan, MU-S zone, and DA. It creates two conforming parcels, does not increase development intensity, and remains bound by prior approvals and the Development Agreement. The conforming parcels will continue to respond to goals and objectives of the General Plan, which emphasizes maximizing economic benefit, reducing traffic impacts, and fostering pedestrian -friendly environments, and guiding the development of commercial activities within mixed -use projects. Both resulting parcels will remain in the MU-S zone, subject to identical development standards, and remain bound by the terms of Development Agreement No. DA 5751. Further, the proposed subdivision results in lots with varying sizes that continue to comply with the minimum lot size requirements established in the MU-S zone illustrated in Table No. 3. Thus, since the proposed subdivision is consistent with applicable general plan and zoning standards, the finding cannot be made to deny the proposed subdivision. Table No. 3: MU-S Zone ent Standards 1 10,000 174,190 30 feet 30 feet 100 feet 306.11 square feet square feet feet 2 10,000 104, 152 30 feet 30 feet 100 feet 330.11 square feet square feet feet 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. Each of the two proposed lots will vary in size and will comply with the minimum lot size requirements established in the MU-S zone. Both parcels will remain under the same land use designation and density of development will continue to be consistent with the maximum FAR allowed in the MU-S zone and DA, as no additional development is being proposed. Reciprocal easements and CC&Rs Page 13 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 7 of 9 will ensure coordinated access, parking, and site maintenance. Thus, since the proposed subdivision is consistent with the applicable general plan and zoning standards, this finding cannot be made to deny the proposed subdivision. 3. That the site is not physically suitable for the type of development. This finding cannot be made since the proposed lots exceed the minimum size and dimension requirements to allow the subdivision of the existing project site. The site provides sufficient land area on the lot for the proposed configuration and future development in accordance with applicable development standards and parking requirements in the ESMC. The subdivision is based on an undeveloped lot with existing approvals for Parcel 1, and the site will continue to provide adequate access and infrastructure to support development consistent with prior entitlements. Although no development is proposed as part of this subdivision, Parcel 2 will be suitable for future development as the lot complies with the minimum size, depth and width requirements. Thus, since the proposed subdivision is consistent with applicable general plan and the MU-S zone this finding cannot be made to deny the proposed subdivision. 4. That the site is not physically suitable for the proposed density of development. The proposed modifications result in two lots of varying sizes that comply with the minimum lot size requirements of the MU-S zone. Each new lot will meet or exceed the minimum size and dimension requirements. Parcel 1 (eastern portion) is entitled for development with an office and parking structure, while Parcel 2 (western portion) remains undeveloped. The proposed subdivision corresponds to these entitlements and does not alter the density or development on site. No further development is allowed beyond what was previously approved for Parcel 1, and any future development for Parcel 2 would require separate review and approval by the City. The proposed subdivision complies with allowable uses, lot coverage, FAR, parking requirements, landscaping, open space, and provides appropriate vehicular and pedestrian access through reciprocal easements. The previously approved density is consistent with the maximum FAR allowed in the MU-S zone. This, since the proposed subdivision is consistent with applicable general plan and the MU-S zone thus this finding cannot be made to deny the proposed subdivision. 5. That the design of the subdivision or the proposed improvements will cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The Environmental Impact Report (SCH #10171035) prepared for the development concept determined that the record of proceedings does not contain substantial evidence of significant environmental impacts related to Page 14 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 8 of 9 habitat of endangered species. The project site is not located within an area containing endangered fish or wildlife, nor does it exhibit unique or protected environmental characteristics. The proposed subdivision will solely divide the existing parcel into two legal lots, and no potentially significant effects on habitat or endangered species are anticipated. The property is situated within an urbanized setting surrounded by comerical and industrial development, parking areas, and roadways, with no known fish or wildlife habitats present that could be affected. Accordingly, because the subdivision is consistent with the General Plan and zoning requirements, this finding does not provide basis for denial of the project. 6. That the design of the subdivision or type of improvements are likely to cause serious public health problems. The proposed subdivision will not cause serious public health problems. The project involves only subdividing the existing parcel into two lots, and no new development or redevelopment is proposed at this time. Parcel 1 retains previously approved entitlements, and Parcel 2 remains undeveloped. Both lots comply with the minimum size and dimension requirements of the MU-S zone, DA, and will continue to provide adequate vehicular and improved pedestrian access. Thus, since the proposed subdivision is consistent with applicable general plan and zoning, this finding cannot be made to deny the proposed subdivision. 7. That the design of the subdivision or type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As stated above, the site is appropriately situated adjacent to improved right-of- ways that provide adequate acces to the previously approved development on Parcel 1. The proposed subdivision is not anticipated to conflict with any known "public at large" easements located at or near the property that would influence design potential or use of the property. The development of Parcel 1 and Parcel 2 will provide improved pedestrian access, as well as continued vehicular access and parking availability, supported through reciprocal parking and access easements. Further, all existing easements will not be altered or amended by the proposed subdivision. Hence, there will be no conflict, and this finding cannot be made to deny the proposed subdivision. Environmental Review The proposed subdivision is exempt from the requirements of the California Environmental Quality Act ("CEQX) pursuant to 14 California Code of Regulations § 15315 as a Class 15 (Minor Land Divisions), involving the division of property in Page 15 of 29 Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 September 11, 2025 Page 9 of 9 urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels. The project meets all exemption criteria, as the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. Conclusion The proposed Vesting Tentative Parcel Map No. 84876 will subdivide the existing property into two legal lots while maintaining consistency with the General Plan, MU-S zone, and previously approved entitlements, without increasing development intensity. The subdivision provides a framework for phased development and financing flexibility. Together these measures will support orderly growth, enhance investment opportunities, and help the City achieve the primary goal of transforming the area into an economic force in the City. The proposed ordinance is consistent with the Planning Commission's previous direction. Staff recommends that the Planning Commission adopt attached Resolution No. 2971 approving Vesting Tentative Parcel Map No. 84876. CITY STRATEGIC PLAN COMPLIANCE: Goal 5: Champion Economic Development and Fiscal Sustainability Strategy C: Implement strategic initiatives to attract new businesses and foster business to business networking and collaboration to retain and grow existing businesses. Strategy D: Implement community planning, land use, and enforcement policies that encourage growth while preserving El Segundo's quality of life and small-town character. PREPARED BY: Jazmin Farias, Planning Technician REVIEWED BY: Eduardo Schonborn, AICP, Planning Manager APPROVED BY: Michael Allen, AICP, Community Development Director ATTACHED SUPPORTING DOCUMENTS: 1. EA-1402 PC Reso 2971 Page 16 of 29 RESOLUTION NO. 2971 A RESOLUTION OF THE EL SEGUNDO PLANNING COMMISSION APPROVING ENVIRONMENTAL ASSESSMENT NO. EA-1402 AND SUBDIVISION NO. SUB 25-03 FOR VESTING TENTATIVE PARCEL MAP NO. 84876 TO SUBDIVIDE AN UNDEVELOPED PARCEL INTO TWO PARCELS AT 2021 — 2031 ROSERANS AVENUE (BEACH CITIES MEDIA CAMPUS) IN THE URBAN MIXED -USE SOUTH (MU-S) ZONE. The Planning Commission of the City of El Segundo does resolve as follows: SECTION 1: The Planning Commission finds and declares that: A. The subject property is undeveloped (Beach Cities Media Campus) and is located at 2021 — 2031 Rosecrans Avenue in the Urban Mixed -Use South (MU-S) zone; B. The total area of the site is approximately 278,342 gross square feet (6.39- acre). The site has a total street frontage on Rosecrans Avenue that is 636.22 feet and a depth of 741.19 feet. Vehicular street access is available from Rosecrans Avenue; C. On August 6, 2019, City Council certified Environmental Impact Report for the Beach Cities Media Campus project (Environmental Assessment No. EA-1201) and adopted a Mitigation Monitoring and Reporting Program via City Council Resolution No. 5159 for the construction of a new seven -story office building and five -level parking structure for the east portion of the lot via Planning Commission Resolution No. 2944; D. On August 20, 2019, City Council approved Development Agreement No. DA 5751 for the Beach Cities Media Campus Project (Environmental Assessment No. EA-1201); E. On September 14, 2023, the subject property was assessed, and the Planning Commission approved Environmental Assessment No. EA-1339 and Site Plan Review No. SPR 23-01 to allow the construction of a new seven -story office building and five -level parking structure for the east portion of the lot via Planning Commission Resolution No. 2944; F. On July 16, 2025, Alex Rose on behalf of RSP4, LLC ("Applicant") filed an application for Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 for Vesting Tentative Parcel Map ("VTPM") No. 84876 to subdivide one existing lot into two lots; G. The applicant proposes to subdivide one existing parcel into two. The site remains undeveloped; however, approvals have been granted for development on the eastern portion (proposed Parcel 1) via Planning Commission Resolution No. 2944. Proposed Lot 1 measures 174,190 Page 17 of 29 square feet (eastern portion). Proposed Lot 2 measures 104,152 square feet (western portion); H. No new development is proposed as part of this project/request; The application was reviewed by the City's Community Development Department for, in part, consistency with the General Plan and conformity with City Council Resolution No. 5159, Planning Commission Resolution No. 2944, and El Segundo Municipal Code ("ESMC"); J. The applications were subsequently deemed incomplete pending the submittal of additional information. After further information was submitted, the applications were deemed complete for processing on August 8, 2025; K. 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"); L. On August 25, 2025, 15 public notices were mailed to all property owners within a 300-foot radius from the project site and 101 public notices were mailed to all occupants within a 150-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); M. On August 28, 2025, 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); N. On September 11, 2025, the Planning Commission held a duly noticed public hearing to review and consider the applications, and receive public testimony and other evidence regarding the application including, without limitation, information provided to the Commission by City staff, and the Applicant; and O. This Resolution, and its findings, are made on the entire administrative record, including, without limitation, the evidence presented to the Commission at its September 11, 2025, public hearing including, without limitation, the staff report submitted by the Community Development Department. SECTION 2: Environmental Assessment. The proposed subdivision is exempt from the requirements of the California Environmental Quality Act ("CEQA") pursuant to 14 California Code of Regulations § 2 Page 18 of 29 15315 as a Class 15 (Minor Land Divisions), involving the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels. The project meets all exemption criteria, as the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. SECTION 3: General Plan and Zoning Consistency. The Planning Commission finds as follows: A. The subject property is in the Urban Mixed -Use South (MU-S) zone (as illustrated in Figure No. 1 and Figure No.2) which allows for a mixture of uses, including office, research, and development, retail, hotel, and light industrial. The proposed subdivision is consistent with the General Plans vision, goal, and objectives as it will continue to allow for a flexibility of uses in proximity to three existing Green Line transit stations. Creating two legal lots supports this intent, because both parcels will remain within the same land use designation and zoning. The subdivision does not alter the General Plan land use designation, which is intended to accommodate a complementary mix of uses, and both newly created lots will maintain compliance with the City's land use policies nor is this subdivision contrary to the Development Agreement No. 5751. Both parcels remain subject to the same MU-S zoning standards and Development Agreement No.5751, including permitted uses, height, setbacks, parking requirements and floor area ratio. The subdivision also supports orderly development by allowing phased projects and flexibility in financing which can maximize economic benefits and promotes synergistic relationship among future uses. Any future development of either lot would require separate review and approval by the city to ensure compliance with the General Plan and zoning regulations. In addition, the subdivision provides for reciprocal access, circulation, and infrastructure easements to ensure that development on both parcels functions in an integrated and coordinated manner, consistent with the intent of the MU-S zone. B. Further this proposal does not authorize additional or more intense development beyond what is currently permitted by the MU-S Zone and Development Agreement no. 5751, nor does it increase the development potential previously approved under Environmental Assessment Nos. EA-1201 and EA-1339 and Site Plan Review No. SPR 23-01. The subdivision will not create any nonconforming conditions for the previously approved development of the easternly lot (proposed parcel 1). SECTION 4: Subdivision. For the reasons set forth below, the Planning Commission hereby finds and determines that the evidence in the record as a whole does not support 3 Page 19 of 29 any of the findings that would require denial of the tentative map/subdivision pursuant to the Subdivision Map Act and ESMC § 14-1-6: A. Finding No. 1 that would require denial: That the proposed map is not consistent with applicable general and specific plans as specified in Government Code § 65451. The proposed subdivision result in two lots with varying sizes that continue to comply with the minimum lot size requirements established of the MU-S zone. The subdivision does not authorize any new or more intense development beyond what has already been approved through prior entitlements, including EA-1201, EA- 1339, Site Plan Review No. SPR 23-01 and Development Agreement No. DA 5751.These approvals remain in effect and continue to implement the General Plan's goals of maximizing economic benefit, reducing traffic impacts, fostering pedestrian -friendly environments, and guiding the development of commercial activities within mixed -use projects. Both resulting parcels remain within the MU-S zone, subject to identical development standards, and remain bound by the terms of Development Agreement No. DA 5751. The tentative parcel map and associated conditions of approval ensure that lot configuration, access, and site functionality will support future projects that comply with zoning standards, the adopted Mitigation Monitoring and Reporting Program, and the Development Agreement. The subdivision is consistent with the General Plan's objectives for efficiency growth and economic vitality and does not increase development potential beyond what was what has already been entitled. Therefore, the denial finding under Government Code § 66474(b) that the proposed map is inconsistent with the General Plan or zoning cannot be made. B. Finding No. 2 that would require denial: That the design of the proposed subdivision is not consistent with applicable general and specific plans. As set forth in Section 4, the proposed subdivision is consistent with the goals, objectives, and policies of the General Plan. The two newly created lots will vary in size, but both comply with the minimum lot size requirements of the MU-S Zone and remain under the same land use designation. Further, the proposed project is consistent with the General Plan Goals, Objectives, and Policies as the subdivision creates two legal parcels that can be separately finances, leased, or developed while remaining consistent with the MU-S land use designation. Specifically, the proposed project is consistent with Objective LU44, which promotes mixed -use development to maximize economic benefit, reduce traffic impacts, and encourage pedestrian environments, Policy LU4-4.6 which "promotes mixed -use development near transit nodes and encourages modes of transportation that do not require an automobile," Policy ED1-2.2 and ED1-2.3 which "maintains and promotes land uses that improve the City's tax base, balancing economic development and quality of life goals with the City's resources and infrastructure capacity." This Project will help facilitate the achievement of these goals by 0 Page 20 of 29 providing CCR's that address the project conditions of approval, the management and maintenance of the property, management and maintenance of landscape, management and maintenance of trash, management and maintenance of the parking lots, reciprocal access agreements/covenants, parking requirements for the entire site, pedestrian pathways, and crosswalks. Thus, since the proposed subdivision is consistent with applicable general and specific plans, this finding cannot be made to deny the proposed subdivision. C. Finding No. 3 that would require denial: That the site is not physically suitable for the type of development. The site provides adequate land area on the lot for the proposed configuration and development in accordance with applicable development standards and parking requirements in the MU-S zone, EA-1201, Development Agreement No. DA 5751, and EA-1339 and Site Plan Review No. SPR 23-01. The proposed lots meet all development standards, including but not limited to setbacks, height, required parking, and landscaping. As set forth in Section 3, the property is physically suitable for the type of development. The previously approved Site Plan Review No. SPR 23-01 remains in effect and density of development will continue to be consistent with the maximum FAR allowed in the MU-S zone, as no additional development is proposed at this time. Thus, since the proposed subdivision is consistent with applicable general and specific plans, this finding cannot be made to deny the proposed subdivision. D. Finding No. 4 that would require denial: That the site is not physically suitable for the proposed density of development. The proposed modifications result in lots with varying sizes that continue to comply with the minimum lot size requirements established in the MU-S zone. Each new lot will meet or exceed the minimum size and dimension requirements. The proposed project involves subdividing one existing lot to create two lots. The proposed lots range in size from 174,190 gross square feet to 104,152 gross square feet, which meets the 10,000 gross square feet minimum building lot area that is permitted in the MU-S zone. The subdivision does not increase the overall number of dwelling units or intensity of development beyond what is permitted; any new development on the westerly portion of proposed Lot 2 would require additional review and approval by the city to ensure compliance with density limits. Therefore, the proposed subdivision is consistent with the maximum permitted density established for the MU-S zone, and this finding cannot be used to deny the project. E. Finding No. 5 that would require denial: That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 5 Page 21 of 29 The proposed project site is located in an urbanized area and is currently undeveloped. Further, the proposed subdivision and related future development is in area designated for such use that is not located in an environmentally sensitive area. Thus, since the proposed subdivision is consistent with applicable general plan and MU-S zone, this finding cannot be made to deny the proposed subdivision. F. Finding No. 6 that would require denial: That the design of the subdivision or type of improvements are likely to cause serious public health problems. The proposed Tentative Parcel Map would not cause serious health problems because the proposal is to subdivide one existing lot into two lots. Further the previously approved entitlements for the easternly portion of proposed Lot 1 will remain active, and no new development or redevelopment of the site is proposed. The new lot configurations will comply with the minimum lot size and dimensions as established in the MU-S zone and will not result in any changes that could cause public health problems. Thus, since the proposed subdivision is consistent with applicable general plan and MU-S zone and DA, and will not cause public health problem, this finding cannot be made to deny the proposed subdivision. G. Finding No. 7 that would require denial: That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The proposed subdivision is not anticipated to conflict with any known "public at large" easements located at or near the property that would influence design potential or use of the property. To ensure access and parking availability throughout the previously approved development under EA-1399 and Site Plan Review No. SPR 23-01 the subdivision includes reciprocal parking and access easements. Further, all existing easements will not be altered or amended by the proposed subdivision. Hence, there will be no conflict and this finding cannot be made to deny the proposed subdivision. SECTION 5: Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 6: Limitations. The Planning Commission's analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the major limitations on analysis of the Project is the Planning Commission's knowledge of future events. In all instances, best efforts have been made 6 Page 22 of 29 to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 7: Summaries of Information. All summaries of information in the findings which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding, is not based in part on that fact. SECTION 8: Action. Based on the foregoing findings and the evidence in the whole of the administrative record, the Planning Commission hereby approves Environmental Assessment No. EA-1402 and Subdivision No. SUB 25-03 for Vesting Tentative Parcel Map No. 84876 to subdivide one existing undeveloped lot into two lots (Beach Cities Media Campus) subject to the conditions set forth in attached Exhibit "A," which is incorporated herein by this reference. SECTION 9: This Resolution will remain effective unless superseded by a subsequent resolution. SECTION 10: This Resolution may be appealed within 10 calendar days after its adoption. All appeals must be in writing and filed with the City Clerk within this time period. Failure to file a timely written appeal will constitute a waiver of any right of appeal. SECTION 11: Except as provided in Section 10, this Resolution is the Planning Commission's final decision and will become effective immediately upon adoption. 7 Page 23 of 29 PASSED AND ADOPTED this 11 day of September 2025. Chair Kevin Maggay City of El Segundo Planning Commission ATTEST: Michael Allen, Secretary and Community Development Director APPROVED AS TO FORM: Mark D. Hensley, City Attorney David King, Assistant City Attorney 8 Maggay - Inga - Christian - McCaverty - Taylor - Page 24 of 29 PLANNING COMMISSION RESOLUTION NO. 2971 Exhibit A CONDITIONS OF APPROVAL In addition to all applicable provisions of the El Segundo Municipal Code ("ESMC"), RSP4, LLC agrees to comply with the following provisions as conditions for the City of El Segundo's approval of Environmental Assessment No. 1402, and Subdivision No. 25-03 for Vesting Tentative Parcel Map No. 84876, ("Project Conditions"): Planning Division Conditions Before the City issues a building permit, the applicant must submit plans which show that the Project substantially complies with plans and conditions approved and on file with the Community Development Department. 2. Any subsequent modification to the approved Project must be referred to the Community Development Department Director to determine whether Planning Commission approval is required for the proposed modification. 3. All exterior mechanical equipment, including Southern California Edison transformers, must be screened from public street view to the satisfaction of the Community Development Director. 4. All fire sprinkler system risers, bollards for gas meters and other equipment within the front yard area must be fully screened from public street view with landscaping to the satisfaction of staff. The equipment cannot be placed within the 10-foot by 10-foot driveway visibility triangle areas. 5. In addition to any other conditions of approval contained herein, the applicant must incorporate the following items into the Project's CC&Rs, to the satisfaction of the Community Development Director, and approved as to form by the City Attorney: a. Any leaks or spills on project driveways must be cleaned on a regular basis from all driveways, pavement, median, and landscaped areas; b. CC&Rs must address the project conditions of approval, the management and maintenance of the property, management and maintenance of landscape, management and maintenance of pedestrian pathways, median, parking, crosswalks for the site, trash, management, and maintenance and driveways; c. The CC&Rs shall address reciprocal access, parking requirements for IN Page 25 of 29 the entire site, pedestrian pathways, and crosswalks. Specifically, the CC&Rs shall clarify whether the proposed five -story parking structure on Lot 1 will provide required parking for future development on Lot 2, and whether the proposed median/driveway off Rosecrans Avenue will serve as the required ingress and egress for both Lots 1 and 2. 6. The Mitigation Monitoring and Reporting Program associated with City Council Resolution No. 5159 affecting said property shall remain in full force and affect for the newly created parcels (Parcel 1 and Parcel 2). 7. Development Agreement No. DA 5751 affecting said property shall remain in full force and affect for the newly created parcels (Parcel 1 and Parcel 2). 8. Unless amended by this approval any other Condition of Approval associated with Resolution No. 5159, 2944, and Ordinance No. 1587 shall remain in full force and effect for the newly created parcels (Parcel 1 and Parcel 2). Fire Department Conditions 9. Emergency access across all properties shall be specified in the easement language with the beneficiary as the City of El Segundo. Miscellaneous Conditions 10.The vesting tentative parcel map expires 24 months after approval or conditional approval but may be extended for a period not to exceed 12 months pursuant to Government Code § 66452.6 and ESMC § 14-2-3. The development rights expire when the vesting tentative parcel map expires unless a final map is approved by the City Council before the expiration date. Once the final map is approved, the development rights remain valid for one year pursuant to ESMC § 14-2-3(B) and may be extended for one year pursuant to ESMC § 14-2-3(D). 11. Before recordation of the Final Map, the applicant shall submit a Tentative Parcel Map for review and approval by the Community Development Director and the Public Works City Engineer. The Tentative Parcel Map shall comply with all applicable requirements of the California Subdivision ap Act and the City's Subdivision Ordinance. The Final Map shall not be recorded with the Los Angeles County Department of Public Works, nor shall a certificate of occupancy be issued, until these requirements are satisfied, and the Final Map is approved by the City Council. 12. Before recordation of the Final Map, the applicant must submit a legal description of the proposed lots (Lot 1 and Lot 2) to the city for review and approval. The legal description must be approved by the Community 10 Page 26 of 29 Development Director and Public Works City Engineer before recordation with the Los Angeles County Department of Public Works. The Final Map shall not be recorded with the Los Angeles County Department of Public Works, nor shall a certificate of occupancy be issued, until these requirements are satisfied, and the Final Map is approved by the City Council. 13. Before recordation of the Final Map, the applicant must submit the Covenants, Conditions and Restrictions (CC&R's) to the City for review. The CC&Rs must be approved by the Community Development Director and approved as to form by the City Attorney and the Final Map requires City Council approval before recordation with the Los Angeles County Department of Public Works. The Applicant must pay for all fees incurred by the City as a result of the City Attorney's review of the CC&Rs before the Final map is approved for recordation with the Los Angeles County Department of Public Works, and before the City issues a certificate of occupancy. 14. The Property Owner agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Environmental Assessment No. EA-1402 and Subdivision No. 25-03 for Vesting Tentative Parcel Map No. 84876. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Environmental Assessment No. EA-1402 and Subdivision No. 25-03 for Vesting Tentative Parcel Map No. 84876. The owner agrees to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section "the City" includes the City of El Segundo's elected officials, appointed officials, officers, and employees. By signing this document, the person listed below has the authority to sign legally binding documents with the City on behalf of the company/organization listed below, and such person certifies that they have read, understood, and agree to the Project Conditions listed in this document. RSP4, LLC Title: 11 Page 27 of 29 �a k 38 O W ag $ t s8 e@ Q' W MAJad " 133US svion00 Y 3 vc ,Iavd V ION I I I b � m 6 I� 0 M G�2 ®gym $;perm®ate®. L--� IIoL.11l C, Ico N 0I g'a E, B°6 —1 a e _ate oOE I LU "d ®300 IN a LU jE z .a a.� s 4 Ct --------'---- N \ g Lu e4 h a >t- W o v, a a,. = I O 7 N W � N u OLL \ o \0. 2 I I I S VON eg I I � I I I I \V_ I I I go dos @g b @ g x fig $��t g� 421VA31f109 VMAind3S E 9 a e i x HE b` H S "s5B 1' 1 ge " 5� g yo S Sw3 o a Y e� 8 �s�� 5�u � n YtP �. {pfi I'p 5 g g 4 II$ h4 4 $§L1 S3G ge =xis e� b'tly!6 3 gb F �&_n afG�'. 7 @ye � 4! ;� 7 �a g n 78 $ 1 -. IF^ R " s a g �4� G e € H a[pf[pfisb {Bf ��`�� g flflig tl�k ��5b6o � o: �� 15 �� w q S€ g SA S a�€� �� ���a���m NSH µSs _(+ 9�� N x W 2 � s.e U) Opp 13MAiS�sdionoo `} m. G Y tr a I CE I eel I F;j I I I I I I I I I I € I I I I I Ile I I I I �oZ I I I I fie€ � € w � ' z vare msomm z, att 3.sz.znoory � `{ w I Na �I� ��1 9��dge ;KIWI Y I O �. LLI f� o dIL 5� w v \ � I \\ I I II ,, II II I I I fl I` I I, I I I I I i I I , I abdn3lnoo V(13nlnd3S j