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CC RESOLUTION 3660RESOLUTION NO. 3660 AN RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL SEGUNDO, CALIFORNIA, CERTIFYING ENVIRONMENTAL ASSESSMENT NO. EA -206 ADDENDUM TO THE ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT FOR CONTINENTAL PARK PHASE V AND ADOPTING A STATEMENT OF OVERRIDING CONSIDERATION, APPROVING SUB 90- 10/LOT LINE ADJUSTMENT FOR PARCEL MAP 17158, AND APPROVING A DEVELOPMENT AGREEMENT FOR A MIXED USE PROJECT AT 2301 -2381 ROSECRANS AVENUE /810 -820 DOUGLAS STREET. WHEREAS, on September 27, 1989 an application was received from Continental Development Corporation for EA -206, Sub 90 -10, Precise Plan 89 -2, and a Development Agreement to allow a 6- story office building and associated parking structure, and a 6- story, 182 room residence inn with kitchen facilities or a full- service hotel, for property at 2301 -2381 Rosecrans Avenue/ 810 -820 Douglas Street; and WHEREAS, a Notice of Preparation was filed on February 6, 1990 for preparation of the Environmental Impact Report and duly circulated and noticed as required by law; and WHEREAS, the Environmental Impact Report identified significant adverse cumulative traffic /circulation and air quality impacts which cannot be mitigated to an insignificant level by conditions imposed on the project. WHEREAS, on August 23 and September 13, 1990 the Planning Commission did hold, pursuant to law, duly - advertised public hearings on such matter, and notice of hearing was given in the time, form and manner prescribed by law; and WHEREAS, on September 13, 1990 the Planning Commission adopted Resolution No. 2291 recommending to the City Council certification of EA -206 an Environmental Impact Report and adoption of a statement of overriding considerations, approval of Precise Plan No. 89 -2, approval of Subdivision No. 90 -10 /Lot Line Adjustment for Parcel Map No. 17158, and approval of a Development Agreement; and WHEREAS, on October 2 , October 16, and November 6, 1990 the City Council did hold, pursuant to law, duly- advertised public hearings on such matter, and notice of hearing was given in the time, form and manner prescribed by law; and WHEREAS, opportunity was given to all persons to present testimony or documentary evidence for or against EA -206, Precise Plan 89 -2, Sub 90 -10 and the Development Agreement; and WHEREAS, at said hearing the following facts and findings were established: 1. The project site consists of 9.69 acres that are proposed for subdivision into lots of 6.75 acres and 2.94 acres. 2. The existing M -2 zoning for the site is inconsistent with the existing General Plan Land Use designation of the site for Commercial Manufacturing uses, and a Precise Plan application is one of several procedures available whereby consistency between the zoning and General Plan can be achieved. 3. The City council previously adopted Ordinance No. 1107 on March 1, 1988 denying Precise Plan 87 -1 as insufficient detail for the development on Lots 2 and 3 was provided; and approving the proposed subdivision and precise plan for development of Lot 1 with commercial office space at a maximum FAR of 1.0, after dedications, not to exceed 196,000 sq. ft.. 4. Surrounding zoning and General Plan land use designation in the City of El Segundo is C -M, Commercial Manufacturing. In the City of Manhattan Beach, zoning is M -2 and CPD (Commercial Planned Development). Zoning in the City of Hawthorne is R -1 north of Rosecrans Avenue, and M -1 and M -2 to the south. Surrounding land use is general office, light manufacturing, and 'R &D ", with single - family residential use east of Aviation Boulevard. 5. A long -term goal of the adopted General Plan Land Use Element is the replacement of heavy industry which has detrimental noise, odor and aesthetic effects with clean, quiet, high tech - oriented manufacturing and research uses, and replacement of obsolete buildings with well - planned, high - quality developments including landscaping, high architectural standards, underground utilities, adequate parking and pedestrian improvements. 1 6. The fiscal impact analysis prepared for the project indicates that the project will generate annual municipal revenues of approximately $786,726.50. 7. The proposed Development Agreement will be for an initial 5 year period. The applicant may apply for one additional 5 year extension subject to discretionary review and approval by the Planning Commission and /or City Council. 8. The project will have building heights of 84 feet maximum, parking in conformance with code requirements, and maximum floor area ratio of 1.0, after dedications. 9. The Subdivision includes improvements for water, sewer, drainage, solid waste disposal, energy conservation, streets, public transit and pedestrian facilities necessary to support the land uses and density proposed for the site. 10. The proposed map, design and improvements of the subdivision are consistent with the General Plan Land Use designation of Commercial Manufacturing, and the proposed Precise Plan. The proposed land uses, design standards and improvements are consistent with long -term General Plan objectives for replacing heavy industry with clean, quiet, well- planned high quality development. • 11. The site is physically suitable for the proposed type and density of development. The site is level and is not located in an area of unstable topography, flood hazards, or fault rupture study zone. The parcels created by the proposed subdivision have adequate frontage on public streets, and exceed the minimum parcel size established for the underlying M -2 zone. 12. With the provision of reciprocal access easements, the proposed subdivision and improvements will provide adequate access through and use of the subdivision. 13. The design of the subdivision and improvements are not likely to cause serious public health problems. The project is required to be connected to the County Sanitation District sanitary sewer system and will be directed to the District's Carson sewage treatment plant, which has sufficient capacity to serve the project waste water flow. ENVIRONMENTAL / STATEMENT OF OVERRIDING CONSIDERATION 14. The Environmental Impact Report has been prepared and completed in compliance with CEQA and was presented to and reviewed by the City Council prior to any determination on the proposed project. 15. The Environmental Impact Report is a complete and adequate document properly identifying potential environmental impacts and potential mitigation measures to reduce the identified impacts. 16. Three Environmental Impact Reports have been prepared for previous projects proposed on the site: Final Environmental Impact Report for Continental Park Phase V (certified August, 1986); Final Subsequent Environmental Impact Report for the City - Initiated Zone Change, Northeast corner of Douglas Street and Rosecrans Avenue (September, 1987); and Addendum to the Final Environmental Impact Report for Continental Park Phase V (certified March, 1988). 17. The Environmental Impact Report Addendum to the Addendum identified impacts which are potentially significantly adverse, and which cannot be mitigated to an insignificant level by conditions imposed upon the project in the areas of traffic /circulation and air quality. 18. The project as designed will have a significant effect on the local environment as increased traffic /circulation volumes will decrease the level of service at surrounding nearby intersections and increase air emissions. The projects will generate approximately 4,590 vehicle trips per day on the street systems serving the general area, with an estimated 2,295 inbound and 2,295 outbound trips resulting in significant increases at five intersections. All feasible mitigation measures as identified in the Environmental Impact Report have been incorporated into the project. Project traffic and related air quality impacts will not be mitigated to an insignificant level even with inclusion of the identified feasible mitigation measures. Incremental development on a lot by lot basis will also result in significant unmitigated traffic and air . quality impacts. 19. Unavoidable adverse impacts are outweighed by the project benefits which include fulfillment of long -term land use goals to replace and upgrade heavy industry and obsolete buildings; providing high - quality planned developments with upgraded landscaping, underground utilities, open space, pedestrian plazas and quality design at a major entrance to the City in furtherance 2 of land use and aesthetic goals; providing construction and long -term employment opportunities; contributing financially to improvement of the traffic circulation system; and contributing to a logical extension of the type of land use and development existing and planned in the project . vicinity. 20. The Final EIR identifies project alternatives which would reduce environmental effects; however, the City Council hereby fmds that these are infeasible for economic, social and other considerations. The "no project" alternative would not implement the long -term land use and aesthetic objectives of replacing heavy industry and obsolete buildings with clean, light, well - planned development, and would result in lost construction and permanent employment opportunities. The "development under existing zoning" alternative would result in increased heavy industrial development with impacts on stationary noise, air quality and aesthetics. This alternative would not achieve long -term objectives for replacing heavy industrial uses with clean, light, high tech - oriented land uses and would not be consistent with surrounding development and planned land use. 21. Two major capital projects could improve traffic circulation, but the City Council hereby fmds that implementation is not within the jurisdiction of the City of El Segundo. The light rail transit line planned adjacent to the site is the responsibility of the County Transportation Commission. Reconstruction of the Rosecrans /Aviation bridge will involve multi jurisdictional agreements and cooperation of the affected railroad. 22. The Final EIR identifies the construction of a Douglas Street extension as a mitigation measure for traffic circulation impacts. The City Council hereby finds that there are certain economic and other considerations which make infeasible a requirement that Douglas Street be constructed prior to issuance of building permits, however, the City Council has previously supported the extension of Douglas Street. Construction of the extension is anticipated to cost $3 -5 million and requires coordination of the City, the Public Utilities Commission, and the affected railroad. For this reason, construction will take several years to complete and time frames cannot be reasonably assured. These factors would make project financing infeasible and would in effect constitute a project denial, if required prior to issuance of building permits. The project will, however, be required to contribute funding toward construction of the Douglas Street extension or other regional transportation improvements, and to implement trip reduction measures as part of a project transportation systems management plan. 23. In accordance with El Segundo Municipal Code Section 16.03.010 and the California Environmental Quality Act, a building permit may not be issued for the project unless the decision - making body determines that the project will not have a potentially significant effect on the environment or that the significant environmental effects of the project would be mitigated or are acceptable based on findings included in a Statement of Overriding Considerations in accordance with CEQA. SECTION 2. The City Council hereby certifies EA -206, an Addendum to the Addendum to the Environmental Impact Report for Continental Park Phase V, adopts a Statement of Overriding • Considerations, approves SUB 90 -10 /Lot Line Adjustment for Parcel Map 17158, and approves a Development Agreement subject to the following conditions and mitigation measures: 1. Prior to issuance of each Certificate of Occupancy, applicant shall pay to the City of El Segundo a one -time traffic improvement fee in the amount of $1.00 per square foot of that building's gross floor area. The purpose of the traffic improvement fee is to fund traffic system improvements to mitigate the adverse impacts on traffic circulation attributable to the project. Fees shall be used for the construction of capital improvements within a one -mile radius of the project site, as identified in the General Plan, Capital Improvement Program or other local and /or regional transportation improvement plan, as determined by the City Council. This fee shall be adjusted annually, beginning January 1992, to reflect the Consumer Price Index published by the United Stated Bureau of Labor Statistics for the Los Angles Basin /Long Beach Metropolitan Statistical Area. 2. Pay to the City of El Segundo one -time fire /life safety mitigation fees in order to maintain acceptable levels of service, as follows: A. Prior to issuance of each building permit, 14 cents per square foot of that building's gross floor area. This fee shall be adjusted annually, beginning January 1992, to reflect the Consumer Price Index published by the United Stated Bureau of Labor Statistics for the Los Angles Basin /Long Beach Metropolitan Statistical Area. • B. In addition to the fee noted above, and recognizing that the fee noted above will not fully support the on -going demands the proposed project shall place upon the City's fire /life safety service capacity, the applicant shall, prior to issuance of each Certificate of Occupancy, provide to the City a one -time capital contribution to purchase capital equipment and facilities for suppressing fires or providing paramedic services. This one- 3 time capital contribution shall be agreed upon by the applicant, the City Manager, City Attorney, and the Fire Chief, but shall not exceed in value a fee equal to 14 cents per square foot of that building's gross floor area. 40 3. Pay to the City of El Segundo a one -time police service mitigation fee to maintain acceptable levels of service, as follows: A. Prior to issuance of each building permit, 10.5 cents per square foot of that building's gross floor area. This fee shall be adjusted annually, beginning January 1992, to reflect the Consumer Price Index published by the United Stated Bureau of Labor Statistics for the Los Angles Basin /Long Beach Metropolitan Statistical Area. B. In addition to the fee noted above, and recognizing that the above noted fee will not fully off -set additional man -hour costs, the applicant shall, prior to issuance of each Certificate of Occupancy, pay to the City an additional one -time contribution. This one- time contribution should be agreed upon by the applicant, the City Manager, City Attorney and Police Chief, but shall not exceed in value a fee equal to 10.5 cents per square foot of that building's gross floor area. 4. Prior to issuance of each building's permit, pay a one -time library service mitigation fee of 3 cents per square foot of that building's gross floor area This fee shall be adjusted annually, beginning January 1992, to reflect the Consumer Price Index published by the United Stated Bureau of Labor Statistics for the Los Angles Basin /Long Beach Metropolitan Statistical Area. 5. Prior to issuance of each building's permit the applicant shall pay to the County Sanitation District that building's sewer connection fee. 6. As required previously by Ordinance No. 1107, participate on a fair -share basis in the cost of the traffic signal interconnect and upgrade project on Rosecrans Avenue between Sepulveda Boulevard and Inglewood Avenue. Participation shall consist of applicant depositing a fair - share amount with the City, not to exceed $10,000, upon notification that traffic timing plans for interconnection have been completed and traffic signal equipment has been identified, based on the project's percentage contribution to existing traffic volumes (as described in the EIR) on Rosecrans Avenue between Aviation and Douglas. The Department of Public Works shall coordinate the timing of traffic signal modifications to the extent feasible in order to maximize cost savings. Payment shall be made within 60 days of the City's request. Payment shall constitute satisfaction of this condition. 7. As previously required by Ordinance No. 1107, provide a bus stop and shelter immediately west of Aviation Boulevard in conjunction with the deceleration /right -turn lane (no separate turnout is recommended), to the satisfaction of the City Traffic Engineer. 8. As previously required by Ordinance No. 1107, provide suitable easement or dedication and construct a concrete curb, gutter and five -foot wide (minimum) concrete sidewalk along Rosecrans Avenue and Douglas Street frontages. Walks shall connect to handicap ramps at all • intersections to satisfaction of the City Engineer. 9. As previously required by Ordinance No. 1107, install a pedestrian crosswalk and pedestrian signal heads immediately to the north of the project's Douglas Street driveway, to the satisfaction of the City Engineer prior to occupancy of the hotel or office, whichever is first. 10. As previously required by Ordinance No. 1107, bear the cost of installing emergency vehicle preemptive signalization at the intersections of Rosecrans /Aviation, Douglas / Rosecrans and a third intersection to be selected jointly by the City Traffic Engineer and Fire Chief. This shall be considered the applicants fair -share contribution to the City's OPTICOM System, and shall not exceed $18,000. Payment shall be made within 60 days of the City's request. Payment constitutes satisfaction of this condition. 11. As previously required by Ordinance No. 1107, design, construct and dedicate to the City of El Segundo a new 14 -foot wide continuous deceleration /right - turn -only lane along the north side of Rosecrans Avenue and the east side of Douglas Street, beginning approximately at the easterly property line and continuing to the proposed driveway on Douglas. The design and specifications shall be approved by the City Engineer and any dedication shall be included in the final parcel map prior to recordation. 12. As previously required by Ordinance No. 1107 design and install a street lighting system along street frontages to the satisfaction of the City Engineer prior to Certificate of Occupancy. 13. Plans shall be submitted prior to issuance of the first building permit that indicate the project driveway on either Douglas Street or Rosecrans Avenue, or both, will be signalized subject to the requirements of the City Traffic Engineer and City Engineer. Said signalization shall be completed prior to issuance of the first Certificate of Occupancy. 4 14. As previously required by Ordinance No. 1107, construct a new minimum ten -inch water main line in Douglas Street between Rosecrans Avenue and Park Place. Replace 271 ± feet of the existing eight -inch water main line in Rosecrans with a ten -inch water main line to the satisfaction of the City Engineer. 15. Should conflict arise with Condition Nos. 6 through 14, inclusive, and the requirements of Ordinance No. 1107, the provisions of Ordinance No. 1107 shall prevail. 16. Modify and relocate traffic signals and pavement striping as required by the City Traffic Engineer to accommodate the project access and subdivision improvements (bond or improve). 17. Prior to issuance of each building's permit, plans shall indicate to the satisfaction of the Fire Chief that sufficient radii will be provided to accomodate fire vehicles. Plans shall also indicate fire vehicle access will be provided within 150 feet of the main entrance of all buildings by a public street or approved fire lane. Where adequate access is not provided on -site fire hydrants shall be provided to the satisfaction of the Fire Chief. 18. Prior to the issuance of each grading permit, the applicant shall submit a construction traffic routing plan to the satisfaction of the City Engineer, which will route construction traffic away from noise sensitive areas. Construction access to the project shall also be designed so as to minimize interference with existing traffic and prevent truck queuing adjacent to local receptors. Construction access shall also be designed to avoid conflicts with access to or from 750 S. Douglas Street. • 19. Structures, obstructions or other private improvements shall not be constructed within the public right -of -way as stipulated in Section 12.04.050 of the El Segundo Municipal Code. 20. All work within the public right -of -way shall be in accordance with the latest edition of the Standard Specifications for Public Works Construction and City of El Segundo Standard Specifications. No work shall be performed in the public right -of -way without first obtaining a Public Works permit. 21. Prior to issuance of a building permit all aspects of the site's sewer system, such as design, hook -up, etc. are to be approved by the City Engineer. All costs associated with the sewer system are to be borne by the applicant. 22. Each lot shall have a separate connection to the County Sanitation District's sanitary sewer main, to the satisfaction of the City Engineer. 23. All sewer laterals in the public right -of -way shall be a minimum of six (6) inches inside diameter. Material shall be "vitreous clay pipe ". Each lateral shall have a six (6) inch clean- out brought to grade at the property line and securely capped. A B3 size box shall be placed around the C.O. for protection. The box shall have a cover emblazoned with the word "sewer ". If in a traffic area, cover shall be traffic approved. (All planned sewer connections shall be checked for elevation prior to starting construction). 24. Design and construct surface water drainage facilities for collection and disposal to the satisfaction of the City Engineer. These improvements shall be "on -site" and shall be constructed prior to issuance of each Certificate of Occupancy. 25. Prior to issuance of each building's permit, plans shall indicate that all existing and proposed utilities shall be placed underground to the satisfaction of the City Engineer. 26. Encroachment permits must be obtained from the Public Works Department for demolition haul -off. Permit must be obtained at the same time the permit for demolition is issued. An encroachment permit for grading is also required when import or export of dirt exceeds fifty (50) cubic yards. Demolition and grading may be listed on one encroachment permit. 27. Prior to each Certificate of Occupancy furnish and install required street signs (i.e. parking restriction, pedestrian crosswalks, etc.) to the satisfaction of the City Engineer. 28. Prior to issuance of each building permit, survey boundary monuments shall be relocated to the satisfaction of the City Engineer. 29. Prior to issuance of each building's permit, plans shall show trash compactors and enclosures to the satisfaction of the City Engineer. • 30. Prior to issuance of each building's permit, plans shall show the utilization of low -flush toilets, lower - volume water faucets, drinking fountains equipped with self - closing valves, plumbing fixtures which will reduce water loss from leakage due to damaged or faulty washers and the installation of restrictions on all plumbing fixtures to the satisfaction of the City Engineer. 5 31. Prior to issuance of each Certificate of Occupancy all cracked, broken, off -grade and otherwise damaged curbs, sidewalks, driveway approaches, wheel chair ramps and pavement shall be removed and replaced or repaired. Existing driveways not to be incorporated into the construction shall be removed and replaced with standard curb and sidewalk. All work shall be to the satisfaction of the City Engineer. 32. A cash deposit or surety acceptable to the City Attorney of $14,000 for Lot 2 and $45,000 for Lot 3 to be retained by the City for one (1) year from date of completion and acceptance by the City Engineer. This money will be used for correcting latent street damage resulting from construction activities. All money not committed at the end of the one (1) year period shall be refunded. It is the responsibility of the permittee to request refund of deposit. Said funds shall be paid to each Certificate of Occupancy. 33. Prior to issuance of each building's permit, a Fire /Life Safety plan shall be submitted to and approved by the Fire Chief, indicating compliance with the Fire Prevention Bureau Standard P -1 -a, Project Development Guidelines, revised October 1985, or similar guidelines in effect at that time. 34. Implement dust control measures required by the AQMD during construction, including maintaining adequate soil moisture as well as removing any soil spillage onto traveled roadways through site housekeeping procedures. 35. Prior to issuance of a building permit for the office, plans shall indicate that the parking facility ventilation rates shall comply with code requirements. • 36. Construction and demolition activities shall comply with the City of El Segundo Noise and Vibration Regulations Chapter 9.06. 37. Days and hours of construction activity shall comply with the provisions of the El Segundo Municipal Code, Chapter 9.06. 38. That prior to issuance of each building's permit plans shall indicate compliance with Title 24 of the California Administrative Code, Energy Conservation, to the satisfaction of the Building Official. The project shall be designed in as energy - efficient manner as feasible including, but not limited to, the following energy conservation measures: A) Thermal insulation in compliance with standards established by the State of California (Title 24). B) Tinted glass, solar reflective glass and insulated glass shall be evaluated in the project design and shall be used where appropriate to reduce heating and cooling loads. B) Fluorescent lighting shall be used where appropriate rather than less efficient lighting. C) Public area lighting, both interior and exterior, shall be time- controlled and limited to 10 "ambient" necessary for safety and protection but shall not preclude reasonable recreation and "ambient" lighting for facade and landscape enhancements. D) Lighting switches and multi- switch provisions for control by occupants and building personnel shall be used to permit optimum energy conservation. 39. During construction, a project site shall be enclosed by a six -foot high chain link fence. Gates shall be located at driveways and shall not open out over sidewalk /public right -of -way. No material storage is allowed in the public right -of -way except by permit issued by the Public Works Department. 40. Site development shall comply with the following development standards: Permitted Uses. Land uses shall be limited to business parks, research and development facilities, commercial offices, Residence Inn with kitchen facilities or a full service hotel, restaurants, and retail sales and services. Floor Area Ratio. As defined by E.S.M.C. Section 20.08.193, floor area shall not exceed the total square footage of the net parcel, excluding dedication for deceleration and acceleration lanes. No transfer of building area between parcels is allowed. i Height. Structures shall not exceed a height of 84 feet, as defined in E.S.M.C. Section 20.08.080. The parking structure shall not exceed six stories above grade, except that additional stories occupied by recreational uses may be located within the parking structure, not to exceed 84 feet in height. 6 Open Space. A minimum of 20% of the total square footage of each lot shall be devoted to landscaped open space. For purposes of this requirement, open space shall mean areas which are landscaped, open air amenities to the public including the proposed residence inn /hotel • pool area and surrounding courtyard. Surface parking lots, interior roadways, penthouses, paved plaza areas, and areas provided on rooftops do not constitute open space. Meandering pedestrian walkways up to 5 feet in width may be included in open space, subject to approval by the Director of Planning. SETBACKS Rosecrans Avenue Frontage: Along Rosecrans Avenue a fully landscaped and maintained yard of 30 feet measured from the property line abutting Rosecrans Avenue after any dedication. Douglas Street Frontage: Along Douglas Street, Lot No. 2 shall have a fully landscaped and maintained yard of 25 feet measured from the property line abutting Douglas Street after any dedication, except that the southerly one -third of the setback area may be reduced to 10 -feet to accommodate open parking spaces. Lot No. 3 shall have a fully landscaped and maintained yard of 25 feet measured from the property line abutting Douglas Street after any dedication. Santa Fe Railway Right -Of -Way: Along the north - easterly property line of the proposed subdivision, (adjoining the Santa Fe Railway right -of -way), a yard area of not less than 20 feet • shall be maintained. This area may be used for fire lane, pedestrian bridge to the proposed light rail station, landscaping, recreation, open parking spaces or such other purposes as approved by the Director of Planning. Interior Private Driveway: A yard of not less than 10 feet measured from the curb line of the interior private driveway. This area shall be landscaped and maintained, and shall include a pedestrian sidewalk. Interior Lot Lines: All other interior property lines separating Lots 1, 2 and 3 shall have no setback requirement. Allowable Setback Intrusions. Setback areas shall be fully landscaped except for the following intrusions: Pedestrian bridges; walkways; recreational amenities. Landscaping: Landscaping requirements shall be as follows: Landscaping for the purposes of this section shall consist of trees, shrubs, vines, bushes, flowers, ground coverings, or any combination thereof. Landscaping shall not consist of artificial plants or turf. Landscaping at intersections of streets, alleys, private drives and all other vehicular roadways shall comply with Section 20.58.090. - All landscaped areas shall be provided with permanent watering facilities. All landscaped areas shall be permanently maintained in a neat, clean and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing and replacement of plants when necessary. Drought tolerant plants and landscaping material shall be utilized. General Regulations: All lot development shall be regulated as follows: Electrical, telephone, C.A.T.V. and similar service wires or cables which provide direct service to the property being developed within the exterior boundary lines of such property, shall be installed underground. Risers on poles and buildings are permitted and shall be provided by the developer or owner onto the pole which provides service to said property. Utility service poles may be placed on the rear of the property to be developed only for the purpose of terminating underground facilities. The developer or owner is responsible for complying with the requirements of this section and shall make the necessary arrangements with the utility companies for the installation of such facilities. . - Appurtenances and associated equipment such as, but not limited to, surface mounted transformers, pedestal mounted terminal boxes and meter cabinets, sprinkler manifolds, and concealed ducts in an underground systems may be placed above ground providing such appurtenances and associated equipment are screened from view in a similar manner as set forth in Section 20.35.140(2). All vents, pipes and similar devices which are attached to the building shall be 7 painted to match the building. Said appurtenances and associated equipment and screening shall not be located and /or screened so as to be visible from the public right -of -way. - Mechanical equipment installed on rooftops shall be attractively screened from view. The height of such screening shall meet the maximum height of said equipment. A storage area for cartons, containers and trash shall be provided and shielded from view within each building or within an area enclosed by a wall on each lot, the size and location subject to the approval of the Director of Planning and City Engineer. 41. Prior to issuance of each building permit, submit a Landscape and Irrigation Plan, subject to approval by the Director of Planning, Director of Recreation and Parks, and Chief of Police. The project's irrigation system shall be automated and shall be operated and maintained to dispense water efficiently as dictated by a program designed to satisfy the variety of needs of the project's plant materials. Said plan shall indicate, as a minimum, the following: A. Landscaping around the perimeter of the project that highlights architectural features in terms of texture and color as well as buffering the site from adjacent properties. B. Street trees planted in accordance with City's street tree planting standards including root barrier protection requirements. C. Information indicating the location, specific type, and size of landscaping materials proposed. D. The utilization of automatic landscape watering systems. E. That all open areas not used for buildings, surface parking lots, interior roadways, penthouses, paved plaza areas, walls, recreation areas and areas provided on rooftops, shall be attractively landscaped. F. The use of trees, shrubs, vines, bushes, flowers, ground coverings, or any combination thereof. The use of artificial plants or turf is not permitted. G. Landscaping at intersections of streets, alleys, private drives and all other vehicular roadways shall comply with Section 20.58.090. H. Drought tolerant plants and landscaping material shall be utilized. All landscaped areas shall be permanently maintained in a neat, clean and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing and replacement of plants when necessary. 42. Prior to issuance of each building permit, a lighting plan shall be submitted to and approved by the Director of Planning and Police Chief. The plan shall indicate the location, means and intensity of all lighting. As a minimum, lighting around the parking lot shall be 1 foot candle minimum maintained for personal and vehicle safety. Low intensity lighting shall be used throughout the exterior of the project to the degree feasible. 43. Prior to issuance of each building permit, a security plan shall be submitted to and approved by the Police Chief. As a minimum, the plan shall incorporate the following measures: A. Each building shall be addressed by a numeral or letter, a minimum of 8 inches in height, of contrasting color to the background and clearly visible from the street, parking and walkways. The number or letter shall be illuminated during dark hours and those numbers or letters should correspond with those on the directory map. B. Pool and spa shall be barred for safety and visibility. Hours for usage and pool rules shall be posted. C. All main entry doors to the suites shall be of solid core construction with a minimum thickness of 1 -3/4 inches thick. D. A panoramic door viewer (180 -190) shall be installed in the main entry door for each hotel suite. E. Each main entry door shall have a deadbolt with a 1 inch projection. The cylinder guard shall be of case hardened steel, with the outer edge angled or tapered and free SD inning. The exterior part of the lock shall be connected to the inside portion of the lock with bolts at least 1/4 inch in diameter and constructed of steel. The locking • mechanism should contain a minimum of a 5 pin tumbler. F Main entry doors with glass constructed in or within 40 inches (including windows along side entry door) of the locking mechanism shall use a double cylinder deadbolt with a retaining key feature OR reverse the swing of the door OR reverse the position of the window. G. Strikeplate shall be made with a heavy metal and mounted with a minimum of 4 -1/2 inch screws off -set. H. First story windows and sliding glass doors for the hotel shall have a secondary locking device to insure against burglary. I. Addressing for each hotel suite shall be a minimum of 4 inches in height, of contrasting color to the background and clear and visible for emergency purposes. J. A site directory map shall be posted by entrance(s) to indicate access and locations for suites, this would be used for emergency response of Police, Fire and Paramedics. 44. Prior to installation, each project shall submit a Sign Plan to ensure compatibility with surrounding area and the aesthetic objectives of the General Plan, as well as to ensure that signs do not impede traffic or pedestrian safety. Said sign plan shall be subject to the approval of the Director of Planning. 45. Prior to issuance of each building permit, the applicant shall submit to the Director of Planning and Director of Recreation and Parks for review and approval, a recreation plan that complies with the City's Industrial Development Recreation Standards and Guidelines, dated January 2, 1987. 46. Prior to issuance of each building permit the developer /applicant shall submit to the Director of Planning and City Traffic Engineer for approval, plans which demonstrate compliance with Chapter 20.55, Developer Transportation System Management. In addition to the minimum requirements cited in Chapter 20.55, the plan shall incorporate provisions for employee showers, lockers and bicycle parking areas. Construction of the physical facilities required by the approved plan shall be completed prior to Certificate of Occupancy. 47. Prior to issuance of a business license, each project tenant shall submit to the Director of Planning and City Traffic Engineer for approval, a plan which demonstrates compliance with Chapter 20.56, Employer /Occupant Transportation Systems Management. 48. Prior to the issuance of a building permit for both Lots 2 and 3, plans shall show to the satisfaction of the Director of Planning that a minimum of 185 on -site parking spaces will be provided for the residence inn /hotel, and a minimum of 967 on -site parking spaces in a parking structure will be provided for the office building. Said parking spaces shall be permanently maintained and may not be reduced by further lot line adjustments, shared parking agreements with other properties, etc. Parking along the interior driveway shall be prohibited. 49. Prior to the issuance of each building permit plans shall show the use of minimally- reflective glass and all other materials used on the building's exterior should be selected with attention to minimizing reflective glare. 50. Prior to issuance of a building permit for either Lot 2 or Lot 3, the applicant shall submit to the Director of Planning for administrative review and approval final plans indicating substantial compliance with the development standards and conditions of approval imposed by this Resolution and the Development Agreement. The Director of Planning shall circulate the plans to appropriate City staff /departments for approval. Significant changes, as determined by the Director of Planning, shall be submitted to the Planning Commission for final review and approval. 51. Prior to issuance of any building permit a phasing plan shall be submitted to and approved by the Director of Planning. Said plan shall incorporate a requirement that no building permit will be issued for the office building prior to permits being issued for the residence inn /hotel and substantial construction progress made. Said plan shall indicate appropriate and specific provisions ensuring that all required fees, plans, and improvements will be complied with. • 52. The developer shall record reciprocal easement agreements to share and maintain common fire/life safety systems as required by the Fire Chief prior to occupancy of the first building. 9 53. The Development Agreement shall be revised to incorporate provisions providing that the rights granted by this approval may not be transferred from Continental Development Corporation to any other entity. PASSED, APPROVED AND ADOPTED this 6th day of November, 1990. VILy VI I I 0UrUIIUU u • 10 EA- 206.RES STATE OF CALIFORNIA ) • COUNTY OF LOS ANGELES ) CITY OF EL SEGUNDO ) SS I, Ronald L. Hart, 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, being Resolution No. 3660 was duly passed and adopted by the said City Council, approved and signed by the Mayor of said City, and attested by the City Clerk of said City, all at a regular meeting of the said Council held on the 6th day of 0 November, 1990 and that the same was so passed and adopted by the following vote: AYES: Mayor Jacobson, Mayor ProTem Dannen, and Councilmembers West, Wise, and Clutter NOES: None WITNESS MY HAND THE OFFICIAL SEAL OF SAID CITY this 17th day of June, 1991. RONALD L. HART City Clerk of the City of El Segundo, California Pj (SEAL)