CC RESOLUTION 4612RESOLUTION NO. 4612
A RESOLUTION APPROVING A MITIGATED NEGATIVE
DECLARATION AND ADDENDUM FOR ENVIRONMENTAL
ASSESSMENT NO. 819, GENERAL PLAN AMENDMENT NO. 08 -029
ZONE CHANGE NO. 08 -01 AND PARKING COVENANT
(MISCELLANEOUS NO. 09 -02) FOR THE BOEING SELBY BLOCK
PROJECT (900, 950 AND 960 SEPULVEDA AND 901 AND 915 SELBY
STREET).
The City Council of the City of El Segundo does resolve as follows:
SECTION 1: The City Council finds and declares that:
A. On December 23, 2008, The Boeing Company filed an application for an
Environmental Assessment (EA -819), General Plan Amendment (GPA
No. 08 -02) and Zone Change (ZC No. 03 -2) to re- designate and rezone
an approximately 5.89 -acre property at the southeast corner of Sepulveda
Boulevard and Imperial Avenue. On August 5, 2009, The Boeing
Company filed the additional application for an off -site parking covenant
(MISC No. 09 -02) requesting to locate 283 parking spaces off -site at other
locations within the Boeing Campus area. If these matters are approved,
the applicant proposes to renovate the four existing buildings at the project
site and connect the buildings with a 40,791 square -foot, three -story
addition for office uses.
B. The applications from the Boeing Company were reviewed by the City of
El Segundo Planning and Building Safety Department for, in part,
consistency with the General Plan and conformity with the El Segundo
Municipal Code ( "ESMC ");
C. In addition, the City reviewed the project's environmental impacts under
the California Environmental Quality Act (Public Resources Code §§
21000, et seq., "CEQA "), the regulations promulgated thereunder (14 Cal.
Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the
City's Environmental Guidelines (City Council Resolution No. 3805,
adopted March 16, 1993);
D. The proposed project was analyzed for its environmental impacts and an
Initial Study of Environmental Impacts was prepared pursuant to CEQA
§15063. A Mitigated Negative Declaration of Environmental Impacts is
proposed for this project pursuant to CEQA §15070. The Draft Initial
Study and Mitigated Negative Declaration were circulated and available
for public review and comment from June 26, 2009 to July 27, 2009;
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E. An Addendum to the Initial Study and proposed Mitigated Negative
Declaration was prepared pursuant to CEQA §15164.
F. The Planning and Building Safety Department completed its review and
scheduled a public hearing regarding the application before the Planning
Commission for August 13, 2009;
G. On August 13, 2009, the Planning Commission opened a public hearing to
receive public testimony and other evidence regarding the applications
including, without limitation, information provided to the Commission by
City staff, public testimony, and representatives of the Boeing Company;
H. Following the public hearing, the Planning Commission adopted
Resolution No. 2662 recommending City Council approval of
Environmental Assessment (EA No. 819), Zone Change No. 08 -01, and
Off -Site Parking Covenant (Misc. No. 09 -02);
I. On September 1, 2009 the City Council held a public hearing and
considered the information provided by City staff, public testimony and the
Boeing Company;
J. On September 1, 2009 the City Council introduced Ordinance No.
1432 approving Zone Change No. 08 -01; and
K. This Resolution and its findings are made based upon the entire
administrative record including, without limitation, testimony and evidence
presented to the Council at its September 1, 2009 hearing including,
without limitation, the staff report submitted by the Planning and Building
Safety Department.
SECTION 2: Factual Findings and Conclusions. The City Council finds that the
following facts exist:
A. The 5.89 acre (256,606 square feet) subject property is located in the
southern portion of the City of El Segundo. The site is comprised of a
single parcel created by lot line adjustment on August 6, 2009. The entire
subject property is roughly bounded by Imperial Avenue to the north,
Selby Street to the east, Walnut Avenue to the south, and Sepulveda
Boulevard to the west.
B. The buildings currently located on the project site are identified as Boeing
buildings S21, S22, S30 and S31. These buildings were all originally
constructed in the late 1950s and early 1960s and have been altered over
time to meet the changing needs of the Boeing Company. Currently
Buildings S21 and S22 contain primarily office uses. Buildings S30 and
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S31 contain some office uses but a larger proportion of the two buildings
is currently devoted to warehouse and storage.
C. The parcel directly abutting the project site to the northeast is the location
of an industrial operation, which repairs and maintains Fed Ex shipping
equipment and containers, and is located in the General Commercial (C -3)
Zone. Across Sepulveda to the west of the project site are office buildings
and street level casual dining restaurants located in the Corporate Office
(CO) Zone. Two office buildings, one of which is occupied by Boeing (S-
23) and the other owned by Trammell Crow, are located south of the site
in the Corporate Office (CO) Zone. To the east of the project site are
Boeing Company occupied buildings in the Light Industrial (M -1) Zone that
contain a mix of office, research and development and industrial uses.
D. The amount of office uses currently located within the four buildings at the
project site is greater than the 5,000 square foot general office limit
identified in C -3 Zoning, thus the current office uses within the buildings
are considered legal non - conforming.
E. The proposed General Plan re- designation and rezoning of the site would
change the General Plan land use designation from General Commercial
to the Corporate Office designation and rezone the area from the General
Commercial (C -3) Zone to the Corporate Office (CO) Zone.
F. The re- zoning and General Plan re- designation would decrease the
allowed floor area ratio (FAR) of the site. The FAR will be reduced from
1.0 to 0.8. The 20% reduction in allowable floor area results in a reduction
of 51,322 square feet of potential development at the project site. The
total development possible at the project site at 0.8 FAR is 205,284
square feet.
G. The proposed project, as identified on the project plans, would result in
164,327 square feet of office, 13,904 square feet of on -site research and
development manufacturing, and 20,645 s.f. of storage. The total
proposed development identified on submitted project plans is 198,876
square feet. The proposed building will be LEED certified.
H. The amount of total development reviewed in the environmental analysis
is 6,408 square feet greater than the amount of development proposed on
the project plans. This approach was taken to ensure that the
environmental review would capture potential impacts of the rezoning and
General Plan Amendment to the fullest extent possible.
I. On June 26, 2009 the Los Angeles County Department of Regional
Planning was informed of the proposed General Plan Amendment within
the Airport Influence Area Planning Boundary pursuant to Public Utilities
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Code §21676(b). No Los Angeles County Department of Regional
Planning correspondence or notification has been received by the City
regarding this General Plan Amendment. The City Council finds, based on
the change from one non - residential commercial zone to another non-
residential commercial zone with the same height limit development
standard and lower maximum allowed floor area development standard,
that this General Plan amendment will not introduce incompatible
development on lands subject to the Los Angeles County Airport Land
Use Plan and Los Angeles County.
J. Vehicular access will continue to be provided from existing curb cuts to the
existing parking lots located on Imperial Avenue and Selby Street. The
location of the curb cut to the existing parking lot on Walnut Avenue will be
slightly adjusted to the west. A total of 71 parking spaces and three
loading spaces will be removed from the site. The total parking available
on site will be 149 spaces and a code compliant three loading spaces will
be provided.
K. This project will participate in the Boeing campus pooled parking
arrangement. The project will require a total of 432 spaces to meet the
requirements for the proposed uses at the site. 283 of these spaces are
to be provided at off -site locations considered within the Boeing Campus.
An off -site parking covenant is included in this project application to
formalize participation in the Boeing Campus parking plan.
L. A new City of El Segundo monument sign would be constructed by the
Boeing Company at the corner of Imperial Highway and Sepulveda
Boulevard.
SECTION 3: Environmental Assessment. The City Council makes the following
environmental findings:
A. Because of the facts identified in Section 2 of this Resolution, the
proposed project was analyzed for its environmental impacts and a Initial
Study was prepared pursuant to CEQA Guidelines §15063. The Initial
Study demonstrated that the project would not have a significant effect on
the environment with the implementation of mitigation measures. A
Mitigated Negative Declaration of Environmental Impacts is proposed for
this project pursuant to CEQA Guidelines §15070. A Notice of Intent to
Adopt a Mitigated Negative Declaration was prepared pursuant to CEQA
Guidelines §§ 15072 and 15073, and was available for public comment
from June 26, 2009 to July 27, 2009.
B. Before the August 13, 2009 Planning Commission meeting, an Addendum
to the Initial Study and proposed Negative Declaration was prepared
pursuant to CEQA Guidelines §15164 with changes to the traffic impact
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analysis. Based on new, more detailed information and assumptions, the
Addendum concluded that the project would not result in a significant
impact at the Selby Street and Imperial Avenue intersection and the traffic
signal mitigation measure identified at the intersection is not required. In
addition, a corrections and comments section was prepared to clarify
aspects of the Draft Mitigated Negative Declaration. The corrections and
comments section identifies that the draft document erroneously states the
project is required to complete a Storm Water Pollution Protection
Program (SWPPP). The project does not involve the disturbance of an
area large enough to require a SWPPP, therefore the mitigation requiring
a Water Quality Management Plan is not required as this item is
associated with the preparation of a SWPPP. The Addendum and
corrections section of the document merely adds new information to the
Mitigated Negative Declaration and no new significant impacts or increase
in impacts are identified. Therefore, recirculation of the document is not
required.
C. The mitigation measures identified in the mitigated negative declaration,
with the omission of the traffic signal mitigation and the mitigation requiring
a water quality management plan, are sufficient to reduce all identified
environmental impacts to less than significant levels. Accordingly, based
upon the evidence presented to the Council, the City need not prepare an
environmental impact report for the proposed project.
D. In accordance with § 15074 of the CEQA Guidelines, the record on which
the City Council's findings are based is located at the Planning and
Building Safety Department, City of El Segundo, 350 Main Street, El
Segundo, California 90245. The custodian of records is the Director of
Planning and Building Safety.
E. That when considering the whole record for the draft Initial Study and
Mitigated Negative Declaration, there is no evidence that the project will
have the potential for an adverse effect on wildlife resources or the habitat
on which the wildlife depends, because the project is in a built -out urban
environment.
F. These findings are based on the various mitigation measures to be
required in the implementation of the project as adopted in the Mitigated
Negative Declaration as already having been incorporated into the Project.
The City Council finds that all the mitigation measures now incorporated
into the project are desirable and feasible.
G. Accordingly, based upon the evidence presented to the City Council, the
City need not prepare an environmental impact report for the proposed
project.
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SECTION 4: General Plan. The proposed project conforms with the City's General
Plan as follows:
A. Implementation of the proposed project will meet relevant goals and
policies of the Land Use Element. Implementation of the project will help
achieve Land Use Element Goal LU4, which is the "provision of a stable
tax base for El Segundo through commercial uses." The maintenance and
up- grading existing corporate facilities within the City of El Segundo will
help contribute to the stability of the tax base in the City.
B. Objective LU4 -3 of the Land Use Element is the provision of new office
and research and development uses. Consistent with this objective
approval of the project would allow the Boeing Company to provide new
office and research and development uses.
C. The proposed project is consistent with Land Use Element Policy LU 4 -3.6
to "require landscaping, its maintenance, and permanent upkeep in all
new office and mixed -use developments" in that the project will maintain
existing landscape areas and provide additional permanent landscape
areas around the entire project site.
D. The proposed project is consistent with Policy LU7 -1.2 of the Land Use
Element, which is "no new development shall be allowed unless adequate
public facilities are in place or provided for." Pursuant to CEQA, an initial
study was conducted, which included a review of the adequacy public
facilities for the proposed project. The study concluded that there are
adequate facilities for wastewater, storm - water, water supply and solid
waste disposal.
E. The General Plan contains relevant Goals, Objectives, and Policies in the
Economic Development Element. The goal of Objective ED1 -1 is building
"support and cooperation among the City of El Segundo and its
businesses and residential communities for the mutual benefits derived
from the maintenance and expansion of El Segundo's economic base."
The benefits of the development will be shared and supported by all
constituencies in the City. The development will provide allow Boeing to
maintain long term operations within the City and thus continue their
contribution towards the City's economic base.
F. According to Policy ED1 -1.1, maintaining "economic development is one
of the City's and the business and residential communities' top priorities."
Re- designating this property Corporate Office is consistent with this policy
as the action allows the Boeing Company meet its corporate goals on land
it already owns within the City of El Segundo and thus helps maintain
economic development in the City.
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G. Policy ED2 -1.1 states the City should "take steps to maintain public sector
support of the business community." The re- designation action would be
consistent with this policy statement as the current General Plan
designation does not meet the Boeing Company's corporate needs and
the City's re- designation of the project site will help maintain and expand
economic activity.
H. Implementation of the proposed project will met relevant goals and
policies of the Circulation Element. The proposed project is consistent
with Circulation Element Objective C1 -1 to "provide a roadway system that
accommodates the City's existing and projected land use and circulation
needs." The existing roadway system is adequate for the existing and
proposed uses. However, the applicant will be required to offer to
dedicate land along Selby Street to allow for potential future right of way
improvements.
The proposed project is consistent with General Plan Circulation Element
Policies C1 -1.2 "Pursue implementation of all Circulation Element policies
such that all Master Plan roadways are upgraded and maintained at
acceptable levels of service "; C1 -1.3 "Provide adequate roadway capacity
on all Mater Plan roadways "; and C1 -1.5 "Implement roadway and
intersection upgrades to full Circulation Element standards when needed
to improve traffic operating conditions and to serve development." The
proposed project involves an offer to dedicate a 19 -foot wide strip of land
along Selby Street to allow for potential future right -of -way improvements.
If the City pursues connecting Lairport Street to Selby Street at a future
date, then the area affected by the offer to dedicate may be needed to
upgrade Selby Street to full Circulation Element standards.
J. The proposed project is consistent with General Plan Circulation Element
Policy C1 -1.14 to "require a full evaluation of potential traffic impacts
associated with proposed new development prior to project approval.
Further, require the implementation of appropriate mitigation measures
prior to, or in conjunction with, project development. Mitigation measures
may include new roadway links on segments that would connect the new
development to the existing roadway system, intersection improvements,
and other measures. Mitigation measures shall be provided by or paid for
by the project developer." A traffic study was conducted to evaluate the
traffic impacts of the proposed development and mitigations have been
established in the Mitigated Negative declaration and addendum to that
document. The applicant is required to pay for the proposed turn
movement restriction mitigation as well as pay the City's traffic mitigation
fee.
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K. The proposed project is consistent with General Plan Circulation Element
Policy C1 -1.15 to "pursue and protect adequate right -of -way to
accommodate future circulation system improvements." The proposed
project involves an offer to dedicate land along Selby Street to
accommodate the potential future right -of -way improvement of this street.
L. The proposed project is consistent with Circulation Element policy C1 -1.16
to "encourage the widening of substandard streets and alleys to meet City
standards wherever feasible." Taking an offer to dedicate on Selby Street
instead of a street dedication is a feasible approach given the existence of
a legally permitted building in the area required by the Master Plan of
Streets. In addition the Lairport Street extension has not yet occurred so
there is uncertainty as to the need for Selby Street to be 98 feet in width.
M. The proposed project is consistent with General Plan Circulation Element
Policy C1 -3.2 to "ensure that the development review process
incorporates consideration of off - street commercial loading requirements
for all new projects." The project meets the minimum code requirements
for onsite loading spaces. It will provide three loading spaces measuring
50'x 13' each.
N. The proposed project is consistent with General Plan Circulation Element
Objective C2 -1 to "provide a pedestrian circulation system to support and
encourage walking as a safe and convenient travel mode within the City's
circulation system" and Policy C2 -1.3 to "encourage new developments in
the City to participate in the development of the citywide system of
pedestrian walkways and require participation funded by the project
developer where appropriate." The developer will be required to repair
and /or replace sections of the sidewalk that are damaged within the City of
El Segundo Right of way and in the Sepulveda Boulevard right of way
controlled by Caltrans.
O. Implementation of the proposed project will met relevant goals and
policies of the Air Quality Element. The project is consistent with Air
Quality Element Policy AQ 3 -1.2 which requires "development of transit
and ridesharing facilities" The project is required to meet the ESMC
Transportation Demand Management requirements which includes the
provision of ride -share parking spaces and drop -off zones at the project
site.
P. The project is consistent with Air Quality Element Goal AQ4 to "reduce
motorized transportation." The applicable ESMC Transportation Demand
Management requirements include the provision of secured bicycle
parking at the project site.
Q. The project is consistent with Air Quality Element Goal AQ7 to "reduce
vehicle emissions through traffic flow improvements." The required
intersection improvements at the corner of Selby Street and Imperial
Avenue will mitigate delays at this intersection.
R. The proposed project is consistent with General Plan Air Quality Element
Policy AQ12 -1.2 to "encourage the incorporation of energy conservation
features in the design of new projects and the installation of conservation
devices in existing developments." The project will meet all the California
Building Code requirements regarding energy conservation. In addition,
the project will meet, at a minimum, the basic LEED certification level. In
order to obtain LEED certification the project will have to incorporate
controls on the thermal comfort and lighting systems, and design elements
that optimize energy usage.
S. Implementation of the proposed project will met relevant goals and
policies of the Noise Element. The project is consistent with Noise
Element Policy N1 -2.1 to "require all new projects to meet the City's Noise
Ordinance Standards as a condition of building permit approval" and
Program N1 -2.1A to "Address noise impacts in all environmental
documents for discretionary approval projects." The Mitigated Negative
Declaration prepared for the proposed project contains numerous
mitigation measures that will ensure consistency with the relevant
requirements of the City's Noise Element.
T. Implementation of the proposed project will met relevant goals and
policies of the Public Safety Element. The project is consistent with Public
Safety Element Objective PS1 -1 to "reduce exposure to potentially
hazardous geological conditions through land use planning and project
review" and Program PS2 -1.1A "to enforce the Uniform Building Code."
The Building and Safety Division's plan check of the proposed project will
ensure compliance with current building code requirements and adequate
geotechnical investigation.
U. The project is consistent with Public Safety Element Policy PS6 -1.1 to
"review projects and development proposals, and upgrade fire prevention
standards and mitigation measures in areas of high urban fire hazard."
The City's Fire Department has preliminarily reviewed the project and will
conduct a full review of the project as part of the City's plan check
process.
V. Implementation of the proposed project will met relevant goals and
policies of the Hazardous Materials and Waste Management (HMWM)
Element. The project is consistent with HMWM Element Policy HM3 -1.1
to Objective PS1 -1 to ensure "through appropriate cooperation with State
and County enforcement agencies that all companies within the City
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comply with applicable hazardous material management laws." The MND
includes a mitigation to ensure that proceeding with construction of the
proposed project will not conflict with on -going State Department of Toxic
Substances Control operations at the project site.
SECTION 5: Approvals. The City Council makes the following approvals:
A. The City Council adopts the Findings of Fact as set forth in Exhibit "A"
which are incorporated into this Resolution by reference.
B. The City Council, in accordance with the requirements of Public
Resources Code § §21081(a) and 21081.6, adopts a Mitigation Monitoring
and Reporting Program (MMRP) as set forth in attached Exhibit "B," which
is incorporated into this Resolution by reference. The City Council adopts
each of the mitigation measures expressly set forth in the MMRP as
conditions of approval of the project. The other project conditions of
approval and compliance with applicable codes, policies, and regulations
will further ensure that the environmental impacts of the proposed project
will not be greater than set forth in the Mitigated Negative Declaration.
C. The City Council amends the proposed Land Use Plan ( "Northeast
Quadrant" subsection) of the Land Use Element of the General Plan to
reflect the change of the area bounded by Imperial Avenue on the north,
Selby Street on the east, Walnut Avenue on the south, and Sepulveda
Boulevard on the west from General Commercial to Corporate Office. The
corresponding changes as set forth in attached Exhibit "C" are
incorporated into this resolution by reference.
D. The City Council amends the 1992 General Plan Summary of Existing
Trends Buildout (Exhibit LU -3) of the Land Use Element to reflect the
change of the area bounded by Imperial Avenue on the north, Selby Street
on the east, Walnut Avenue on the south, and Sepulveda Boulevard on
the west from General Commercial to Corporate Office. The
corresponding changes to the Land Use Element as set forth in attached
Exhibit "D," which is incorporated into this Resolution by reference.
E. The City Council amends the General Plan Land Use Map to reflect the
change of the area bounded by Imperial Avenue on the north, Selby Street
on the east, Walnut Avenue on the south, and Sepulveda Boulevard on
the west from General Commercial to Corporate Office. The
corresponding changes to the Land Use Map as set forth in attached
Exhibit "E," which is incorporated into this Resolution by reference.
F. As set forth in Ordinance No. , the City Council amends the
current Zoning Map to reflect a change of the area bounded by Imperial
Avenue on the north, Selby Street on the east, Walnut Avenue on the
south, and Sepulveda Boulevard on the west from General Commercial to
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Corporate Office. The corresponding changes to the Zoning Map are set
forth in Exhibit "A" to Ordinance No. 1432
G. Subject to the conditions listed on the attached Exhibit "F," which are
incorporated into this Resolution by reference, the City Council adopts the
Draft Mitigated Negative Declaration of Environmental Impacts and
Addendum for Environmental Assessment No. 819, General Plan
Amendment No. 08 -02, Zone Change No. 08 -01 and Off -Site Parking
Covenant (Misc. 09 -02).
SECTION 6: 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 City
Council in all respects and are fully and completely supported by substantial evidence in
the record as a whole.
SECTION 7: Limitations. The City Council'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 City Council's lack of
knowledge of future events. In all instances, best efforts have been made 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 8: 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 9: This Resolution will remain effective until superseded by a subsequent
resolution.
SECTION 10: A copy of this Resolution must be mailed to the Boeing Company, and to
any other person requesting a copy.
SECTION 11: This Resolution is the City Council's final decision and will become
effective immediately upon adoption.
PASSED, APPROVED AND ADOPTED
Kelly McDowell,
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1st day of WPTEPAPER 2009.
ATTEST:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Cindy Mortesen, City Clerk of the City of El Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is five; that the foregoing
Resolution No. 4612 was duly passed and adopted by said City Council, approved and
signed by the Mayor, and attested to by the City Clerk, all at a regular meeting of said
Council held on the 1st day of September 2009, and the same was so passed and
adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Cindy Mortensen, City Cle k
APPROVED AS TO FORM:
Mark D. Herl =Assist
By. E
Karl H. Bey Attorney
PAPlanning & Building Safety \Projects \800 - 825 \EA - 819 \City Council \EA- 819.reso.cc
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CITY COUNCIL RESOLUTION NO. 4612
Exhibit A
After receiving, reviewing, and considering all the information in the administrative record for
Environmental Assessment (EA No. 819), General Plan Amendment No. 08 -02, Zone Change
No. 08 -01, And Parking Covenant (Misc. 09 -02), including, without limitation, the factual
information and conclusions set forth in this Resolution and its attachment, the City Council
finds, determines, and declares for the Boeing Selby Block project as follows:
FINDINGS REQUIRED BY CEQA.
Public Resources Code § 21080 and CEQA Guidelines § 15074 require the City, before
approving a project, to determine that the project would not have a significant effect on the
environment and that the lead agency shall adopt a negative declaration to that effect. The
negative declaration shall be prepared for the proposed project in either of the following
circumstances:
1. There is no substantial evidence, in light of the whole record before the lead
agency, that the project may have a significant effect on the environment.
2. An initial study identifies potentially significant effects on the environment, but (A)
revisions in the project plans or proposals made by, or agreed to by, the applicant before
the proposed negative declaration and initial study are released for public review would
avoid the effects or mitigate the effects to a point where clearly no significant effect on
the environment would occur, and (B) there is no substantial evidence, in light of the
whole record before the lead agency, that the project, as revised, may have a significant
effect on the environment.
Further, the decision - making body can adopt the proposed negative declaration or mitigated
negative declaration only if it finds on the basis of the whole record before it (including the initial
study and any comments received), that there is no substantial evidence that the project will
have a significant effect on the environment and that the negative declaration or mitigated
negative declaration reflects the lead agency's independent judgment and analysis.
11. FINDINGS REGARDING THE POTENTIAL ENVIRONMENTAL EFFECTS OF THE
PROJECT.
A. Impacts Found to be Not Potentially Significant by the Initial Study.
The Initial Study identified the following environmental effects as not potentially
significant. Accordingly, the City Council finds that the Initial Study, the Mitigated
Negative Declaration and Addendum, and the record of proceedings for the Boeing
Selby Block project do not identify or contain substantial evidence identifying significant
environmental effects of the Boeing Selby Block project with respect to the areas listed
below.
1. Agricultural Resources.
3. Mineral Resources.
B. Impacts Identified as Less Than Significant in the Initial Study.
The Initial Study identified the following environmental effects as less than
significant. Accordingly, the City Council finds that the Initial Study, the Mitigated
Negative Declaration and Addendum, and the record of proceedings for the Boeing
Selby Block project do not identify or contain substantial evidence identifying significant
environmental effects of the Boeing Selby Block project with respect to the areas listed
below.
1. Air Quality
2. Land Use and Planning.
3. Population and Housing.
4. Recreation.
5. Utilities and Service Systems.
C. Impacts Identified as Potentially Significant But Which Can Be Reduced to
Less Than - Sianificant Levels with Mitigation Measures.
The City Council finds that the following environmental effects were identified as
Less Than Significant with Mitigation Incorporated in the Mitigated Negative Declaration
and Addendum, and implementation of the identified mitigation measures would avoid or
lessen the potential environmental effects listed below to a level of significance.
Aesthetics.
a) Facts /Effects.
(1) Construction Impacts. Project construction activities would
introduce a new structure and a variety of equipment onto the
project site, potentially including scaffolding, cranes, and support
vehicles. Construction would not be anticipated to substantially
block any existing prominent visual resources as existing views of
surrounding topographic features are entirely obstructed by area
development. Additionally, implementation of mitigation measure 1
below, which requires screening of construction equipment staging
areas, would help to reduce impacts to visual character related to
construction activities. Further, the impact due to construction itself
would be temporary in nature and thus less than significant with
mitigation.
(2) Light or Glare. Roadways adjacent to the project site include El
Segundo Boulevard, Imperial Highway, Selby Street, and Walnut
Avenue. Motorists on these roadways could potentially be
impacted by light (e.g., sunlight, vehicle headlights) reflecting off of
on -site structures. In general, the proposed structures would be
constructed of materials with low reflectivity, including concrete,
painted metal, cinder block, and stucco. On -site buildings
containing warehouse and manufacturing uses would generally
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contain few windows, if any. On -site structures containing office
uses would include low- reflectivity windows that would reduce light
reflecting off of the window surface. Additionally, implementation of
mitigation measure 2 below, which prohibits expansive areas of
highly reflective material, would help to reduce impacts related to
glare. Therefore, the Project would result in a less than significant
impact with regard to glare.
(3) Artificial Light. The Project would result in the renovation of on-
site buildings, and the development of one new on -site building. As
existing structures include security lighting, the renovation of
existing on -site buildings and the additional of a new building would
only result in a negligible increase in on -site artificial lighting
sources. The renovated and new buildings would also include
building identification signage. Further, as more office uses, which
often provide windows in employee areas, would be present on the
project site, there would be a negligible increase in light emanating
from the interior of the buildings on the project site. However, the
artificial lighting associated with the Project is not anticipated to
substantially increase the amount of artificial light on the project site
over existing conditions. As mentioned previously, there is already
a substantial amount of light emanating from the project site from
security and parking lot lighting. Additionally, the vicinity of the
project site experiences a relatively high nighttime light level from
adjacent lighting sources (e.g., street lighting, vehicle headlights,
off -site signage, and light emanating from the interior of nearby
commercial buildings). Thus, any increase in ambient nighttime
light resulting from the Project would be negligible in comparison to
the surrounding ambient nighttime light levels. Further, as
mentioned above, there are no receptors in the vicinity of the
project site that are considered sensitive. Lastly, implementation of
mitigation measures 3 and 4 below, which would require that
lighting be designed to minimize off -site glare to the extent
possible, would further reduce impacts related to glare. Thus, with
implementation of the mitigation measures below, the Project would
result in a less than significant impact with mitigation with regard to
light impacts.
b) Mitigations:
(1) Construction equipment staging areas must use appropriate
screening (e.g., temporary fencing with opaque material) to buffer
views of construction equipment and material, when feasible.
Staging locations must be identified on Final Development Plans
and Grading Plans.
(2) Expansive areas of highly reflective materials, such as mirrored
glass, are prohibited. Non - reflective building materials must be
used to the maximum extent possible to reduce potential glare
impacts. Building materials must be identified on the Architectural
Plans submitted for plan check for the Planning Division's review
and approval.
3
2.
(3) All exterior lighting must be shielded downward and away from
adjoining properties and the public right -of -way. A lighting plan
must be submitted for Planning Division approval. This lighting
plan must specify lighting type and placement to ensure lighting
does not spill over onto adjoining properties.
(4) A construction lighting
issues building permits.
downward and not shine
right -of -way.
c) Finding:
plan must be submitted before the City
Construction lighting must be shielded
onto adjoining properties and the public
(1) Changes or alterations have been required in or
incorporated into the project and the project has been conditioned
to avoid or substantially lessen the potential environmental effect
as identified in the MND.
Cultural Resources.
a) Facts /Effects.
(1) Archaeological Resources. The project site is located in an
urbanized area which has been previously disturbed by past
development. Any surficial archaeological resources which may
have existed at one time have likely been previously unearthed or
disturbed. Four surveys and /or excavations have been conducted
within the City boundaries, including an area encompassing the
northern boundary of the project site. Only one of the four areas
surveyed, located on LAX property approximately 1.25 miles
northwest of the project site, was determined to be of
archaeological significance. This site was found to contain shell
remains, however, no tools or other prehistoric cultural debris were
discovered. Thus, the project site is not located in a designated
archaeologically sensitive area. Nevertheless, excavation and
grading for the Project may extend to a depth greater than
previously required for the construction of the previous and existing
on -site structures. Thus, archaeological materials could be
discovered during construction activities. Adherence to mitigation
measure 1 below would ensure impacts remain less than
significant.
(2) Paleontological Resource. The proposed improvements
associated with the Project would require some excavation and
grading. However, the project site has been previously disturbed
and /or consists of fill that does not have a high probability of
uncovering significant vertebrate fossil remains; thus, any
paleontological resources that may have existed at one time have
likely been previously disturbed. Nevertheless, excavation and
grading for the Project may extend to a depth greater than
previously required for the construction of the previous on -site
structures. Thus, paleontological materials could be discovered
during construction activities. If paleontological resources are
4
discovered during construction activities, they would be handled in
accordance with mitigation measure 2 below, which would require
ceasing work in the vicinity of paleontological resources and the
implementation of any recommendations. Thus, adherence to
mitigation measure 2 below would ensure impacts remain less than
significant.
(3) Human Remains. The project site is currently paved and
developed with office, manufacturing, and warehouse uses as well
as an associated paved surface parking lot. The only excavations
associated with the Project would be for foundations of buildings
and utilities. The likelihood of encountering human remains on the
project site is minimal. However, with implementation of mitigation
measure 3 below, impacts with respect to the discovery and /or
disturbance of human remains would be less than significant.
b) Mitigation:
(1) In that archaeological resources are unearthed during project
subsurface activities, all earth- disturbing work within a 100 -meter
radius must be temporarily suspended or redirected until an
archaeologist is provided the opportunity to assess the significance
of the find and implement appropriate measures to protect or
scientifically remove the find. Construction personnel must be
informed that unauthorized collection of cultural resources is
prohibited.
If the resource is determined to be significant, the archaeologist (as
appropriate) must prepare a research design for recovery of the
resources in consultation with the State Office of Historic
Preservation that satisfies the requirements of CEQA § 21083.2.
The archaeologist must complete a report of excavations and
findings, and must submit the report for peer review by three
certified archaeologists or paleontologists, as appropriate. Upon
approval of the report, the report must be submitted to the South
Central Coastal Information Center and keep the report on file at
the South Central Coastal Information Center. After the find is
appropriately mitigated, work in the area may resume.
(2) In the event that subsurface paleontological resources are
unearthed during project subsurface activities, all earth- disturbing
work within a 100 -meter radius must be temporarily suspended or
redirected until a paleontologist has been provided the opportunity
to assess the significance of the find and implement appropriate
measures to protect or scientifically remove the find. Construction
personnel must be informed that unauthorized collection of cultural
resources is prohibited.
If the resource is determined to be significant, the paleontologist, as
appropriate, must prepare a research design for recovery of the
resources in consultation with the State Office of Historic
Preservation that satisfies the requirements of CEQA § 21083.2.
The paleontologist must complete a report of excavations and
5
findings, and must submit the report for peer review by three
certified archaeologists or paleontologists, as appropriate. Upon
approval of the report, the report must be submitted to the South
Central Coastal Information Center and keep the report on file at
the South Central Coastal Information Center. After the find is
appropriately mitigated, work in the area may resume.
(3) If human remains are unearthed, Health and Safety Code §
7050.5 requires that no further disturbance can occur until the
County coroner makes the necessary findings as to origin and
disposition pursuant to Public Resources Code § 5097.98. If the
remains are determined to be of Native American descent, the
coroner has 24 hours to notify the Native American Heritage
Commission (NAHC). The NAHC will then contact the most likely
descendant of the deceased Native American, who will then serve
as consultant on how to proceed with the remains.
c) Finding:
(1) Changes or alterations have
into the project and the project
substantially lessen the potential
in the MND.
3. Geology and Soils
a) Facts /Effects
been required in or incorporated
ias been conditioned to avoid or
environmental effect as identified
(1) Liquefaction. The possibility of liquefaction occurring at a given
site is dependent upon the occurrence of a significant earthquake in
the vicinity, sufficient groundwater to cause high pore pressures,
and on the grain size, relative density, and confining pressures of
the soil at the site. The General Plan EIR indicates that the
majority of the project site has a low liquefaction potential while the
southwest corner of the project site has a high liquefaction
potential. Therefore, a potentially significant impact could occur.
Mitigation measure 1 below would reduce potential impacts with
respect to liquefaction to a less than significant level.
(2) Soil Erosion. Construction of the Project (i.e., during the
grading phase) would expose soils for a limited time, allowing for
possible erosion. However, construction activities are temporary in
nature and substantial erosion would not occur. Additionally,
excavation of the project site would be limited to that necessary for
the installation of building foundations and utilities. Further, all
grading activities require grading permits from the Building Safety
Division. Before the City issues grading permits, and pursuant to
ESMC § 5 -4 -9, the Applicant is required to submit a grading and
construction activity runoff control program to the City. The majority
of the area surrounding the project site is completely developed
and would not be susceptible to indirect erosional processes (e.g.,
uncontrolled runoff) caused by the Project. During construction, the
Project would be required to prevent the transport of sediments
I:
from the site by stormwater runoff and winds through the use of
appropriate Best Management Practices (BMPs). With the
implementation of the required construction BMPs, soil erosion
impacts would be less than significant. Implementation of
mitigation measure 2 below would reduce potential impacts related
to soil erosion or loss of topsoil during construction activities to a
less than significant level.
(3) Unstable Soils. Since its founding in 1911, much of the City has
been used for oil exploration and drilling, although production has
declined since 1967. The project site is predominantly underlain
with sand /sandy silt (to approximately 70 feet below ground surface
(bgs)), with clayey silt/silty clay occurring from approximately 70 to
80 feet bgs. Soils with higher sand content tend to have increased
permeability (the rate at which water percolates through soils). As
such, a significant impact could occur. Implementation of
mitigation measure 3 below would reduce potential impacts with
respect to unstable soils to a less than significant level.
(4) Expansive Soils. The Project may expose people and /or
property to risks of expansive soils. The project site is underlain
with sand /sandy silt and clayey silt /silty clay soils. Soils with higher
sand content and lower clay content tend to have increased
permeability and decreased shrink -swell potential. Nonetheless, a
potentially significant impact could occur. Implementation of
mitigation measure 4 below would reduce potential impacts with
respect to expansive soils to a less than significant level.
b) Mitigation
(1) A geotechnical report must be prepared and submitted to the
City that addresses soil conditions in the project vicinity with
respect to liquefaction potential. The Project must be designed and
constructed in accordance with the recommendations provided in
the geotechnical report.
(2) All soil disturbance and travel on unpaved surfaces must be
suspended if winds exceed 25 miles per hour.
(3) A geotechnical report r
City that addresses soil
respect to unstable soils.
constructed in accordance
geotechnical report.
(4) A geotechnical report
City that addresses soil
respect to expansive soil s .
constructed in accordance
geotechnical report.
c) Finding:
7
nust be prepared and submitted to the
conditions in the project vicinity with
The Project must be designed and
with recommendations provided in the
must be prepared and submitted to the
conditions in the project vicinity with
The Project must be designed and
with recommendations provided in the
(1) Changes or alterations have been required in or incorporated
into the project and the project has been conditioned to avoid or
substantially lessen the potential environmental effect as identified
in the MND.
4. Hazards and Hazardous Materials.
a) Facts /Effects.
(1) Release of Hazardous Materials. Due to previous on -site
operations, three below - ground hazardous materials concerns
have been reported on the project site. The three on -site
hazardous materials concerns include an underground
wastewater clarifier at the S30 Building; an underground storage
tank (UST) formerly used to store industrial solvents at the S30
and S31 Buildings; and an historic release at the northwest corner
of the project site associated with USTs as part of a former fueling
station at that location. As the source for each of these hazardous
materials concerns were removed over ten years ago, it is likely
that residual concentrations of these components are below
regulatory standards. Additionally, remediation activities at the
project site have reduced concentrations of IPA, acetone, and
MEK to below regulatory standards. Due to the characteristics of
the hazardous materials concerns and below - ground groundwater
barriers, the potential for these below - ground hazardous materials
to enter groundwater is considered low. Additionally, as the
project site is currently covered with structures and parking lots,
and ground- disturbing activities are currently not completed on
site, the potential for these below - ground hazardous materials to
be released into the surrounding environment is low.
Nevertheless, a Corrective Action Consent Agreement (CACA)
was issued by the Department of Toxic Substances Control
(DTSC) on November 16, 2006, that mandates the remediation of
any remaining on -site hazardous materials.
Construction of the Project would require ground- disturbing
activities including excavation, grading, and foundation
construction. These ground- disturbing activities would encounter
shallow soils, and thus, have the potential to release remaining
below - ground hazardous materials into the environment. This is
considered a potentially significant impact. However, pursuant to
mitigation measure 1 below, which requires the submittal of a
health and safety plan, proof of a proper soil disposal plan, and
DTSC acknowledgement that proceeding with the Project will not
conflict with completion of the work necessary for CACA
compliance before the City issues grading or building permits, the
impacts associated with the release of identified below - ground
hazardous materials concerns would be reduced to less than
significant levels.
Additionally, the potential exists for encountering asbestos
containing materials (AGMs), lead -based paint (LBP), or
polychlorinated biphenyls (PCBs) during project demolition
W
activities. When left intact and undisturbed, ACMs do not pose a
health risk to building occupants. There is, however, potential for
exposure when ACMs become damaged to the extent that
asbestos fibers become airborne and are inhaled. These airborne
fibers are carcinogenic and can cause lung disease. The age of a
building is directly related to its potential for containing elevated
levels of ACMS. LBP was once widely used to coat and decorate
buildings, however, LBP can result in lead poisoning when
consumed or inhaled. Like ACMs, LBP generally does not pose a
health risk to building occupants when left undisturbed, however,
deterioration, damage, or disturbance will result in hazardous
exposure. Buildings built before the 1978 federal ban of LBP are
likely to contain LBP, as well as buildings built shortly thereafter.
PCBs are mixtures of chlorinated compounds which can exist as
vapor, oily liquids, or solids and have been used as coolants and
lubricants in transformers and other electrical equipment. When
PCBs leak into the air, water, and soil, they can result in skin
rashes and liver damage in humans. Consequently, due to age of
the existing structures on the project site, it is possible that ACMs,
LBP, or PCBs associated with building components may exist on
the project site. Congress enacted the Toxic Substances Control
Act (TSCA) to control the distribution, use, and disposal of harmful
chemicals, including Asbestos, LBPs, and PCBs. Should ACMs,
LBPs, or PCBs be discovered on the project site, removal and
disposal of such substances would be carried out in accordance
with the Code of Federal Regulations, Title 40. Mitigation measure
2 below is required to ensure proper removal and disposal of
ACMs, LBP, and PCBs should these substances be detected. With
implementation of mitigation measure 2 below, impacts would be
less than significant.
(2) Airport. The project site is located within the boundaries of the
LAX Planning Boundary. However, structures under the Project
would not exceed the height of those in the vicinity of the project
site and would adhere to all Federal Aviation Administration
regulations, including those related to building identification and
lighting. Further, implementation of mitigation measure 3 below
would ensure impacts with respect to hazards for people residing
or working in the project area would be less than significant.
b) Mitigation:
(1) Before the City issues grading or building permits, the
Applicant must submit to the City written acknowledgment from
DTSC that proceeding with Project construction will not be
detrimental to the required remediation of on -site hazardous
materials as required by the CACA; written acknowledgement that
the DTSC approves of any well monitoring relocation; approval by
the ESFD of a Health and Safety Plan regarding the excavation of
potentially hazardous materials; and any necessary permitting for
Los Angeles County regarding well installations.
E
(2) The Applicant will provide the Building and Safety Division
with ACM, LBP, and PCB surveys on all buildings and associated
infrastructure scheduled for demolition. If ACMs LBP, and /or
PCBs are detected, they must be abated in accordance with all
applicable Federal, State, and local regulations before renovation
or demolition.
(3) Before the City issues a building permit, the Applicant must
submit one of the following: Acknowledgement from LAWA that
construction of the project will not conflict with the airport
operations OR Proof of completion of an FAA type 77 review.
c) Finding:
(1) Changes or alterations have been required in or incorporated
into the project and the project has been conditioned to avoid or
substantially lessen the potential environmental effect as identified
in the MND.
5. Hydrology and Water Quality
a) Facts /Effects
(1) Operational Impacts. While manufacturing and warehouse
uses would be located on -site, any pollution generated from these
uses would be retained indoors and would not be permitted to
enter the stormwater flow. The primary source of operation -
related water pollutants would be from the deposition of certain
chemicals by cars in the parking areas and on internal driveway
surfaces. Chemicals that vehicles typically contribute to the storm
drain system include metals, oil and grease, solvents, phosphates,
hydrocarbons, and suspended solids. Implementation of the
Project would continue to direct all stormwater flows to the existing
City stormwater drainage system. All contaminants gathered on-
site would be disposed of in compliance with applicable
stormwater pollution prevention permits, water quality standards,
and wastewater discharge BMPs set forth by the City and the
SWRCB. Furthermore, the Project would be required to
incorporate design criteria requirements established in the
SUSMP for Los Angeles County and City of El Segundo and
approved by the LARWQCB to minimize the off -site conveyance
of pollutants. As such, with the implementation of the following
mitigation measures, the Project's impacts related to stormwater
runoff would be reduced to a less than significant level.
b) Mitigation
(1) The Applicant must maintain all structural or treatment control
BMPs for the life of the project.
(2) Materials with the potential to contaminate stormwater must
be: (1) placed in an enclosure such as, without limitation, a
10
cabinet, shed, or similar sheltered enclosure; or (2) protected by
secondary containment structures such as berms, dikes, or curbs.
c) Finding
(1) Changes or alterations have been required in or incorporated
into the project and the project has been conditioned to avoid or
substantially lessen the potential environmental effect as identified
in the MND.
6. Noise.
a) Facts /Effects.
(1) Construction Noise. Construction - related noise impacts would
be significant if, as indicated in ESMC § 7 -2 -10, construction
activity occurs between the hours of 6:00 P.M. and 7:00 A.M.
Monday through Saturday, or at any time on Sunday or a federal
holiday. In addition, noise levels generated during construction
are not allowed to exceed 65 dBA at the property line of any
residential receptors. Although the City's 65 dBA standard is only
identified in the ESMC for residential properties, this noise
standard is also extended to other noise - sensitive receptors (e.g.,
schools, hotels, churches) in the project area in recognition of the
sensitivity of these uses to increased noise levels and to provide a
conservative analysis. During project construction, three basic
types of activities would be expected to occur and generate noise.
The first activity would involve the renovation of the existing S30,
and S31 buildings. The second activity would involve the
preparation and excavation of the project site to accommodate the
building foundation for the new structure that is being proposed
which would connect buildings S21, S22, S30, and S31 on their
respective ground floors. The last activity that would generate
noise during construction would involve the physical construction
and finishing of the new proposed structure, the renovation of the
existing S30 and S31 buildings, and updating the exteriors of the
existing S21 and S22 buildings.
Currently, land uses immediately surrounding the project site
include commercial, manufacturing, office, and parking uses.
Noise - sensitive receptors such as residential and hotel uses are
located further away to the west and southwest, beyond the non-
residential land uses that surround the project site. Due to
distance and the presence of existing intervening structures
between the project site and the off -site sensitive receptors,
typical construction noise levels associated with the Project would
not exceed the 65 dBA standard at any of the off -site sensitive
receptors. As such, construction - related noise impacts associated
with the Project would be less than significant. To ensure that
construction activities associated with the Project would comply
with the hours indicated in the ESMC, mitigation measure 1 below
is included. In addition, to further reduce the construction noise
11
levels associated with the Project to the maximum extent feasible,
mitigation measures 2 through 5 are included.
(2) Operational Noise. Upon completion and operation of the
Project, on -site operational noise would be generated by heating,
ventilation, and air conditioning (HVAC) equipment for the new
office uses. However, due to the distance of the proposed
structure at the project site from the surrounding off -site uses and
its location between existing on -site structures, it is not anticipated
that the noise generated by the rooftop HVAC equipment would
result in any adverse noise impacts on the surrounding off -site
uses. Nonetheless, in order to ensure that the on -site operational
noise associated with any new rooftop HVAC equipment at the
project site would not adversely affect the surrounding off -site
uses, mitigation measure 6 below would be implemented to
ensure that the new HVAC equipment for the Project would be
equipped with shielding design measures.
(3) Ground -borne Vibration. ESMC § 7 -2 -9 prohibits any ground
vibration that is perceptible to any reasonable person of normal
sensitivity at any point on any affected property. However, ESMC
§ 7 -2 -9 exempts construction - related vibration from the above
provision as long as the vibration created does not endanger the
public health, welfare, and safety. As the City does not identify a
numerical significance threshold to assess vibration impacts to
buildings during construction, the Federal Transit Administration
(FTA) and the California Department of Transportation's (Caltrans)
adopted vibration standards for buildings are used to evaluate
potential impacts related to project construction. These thresholds
adopted by the FTA include 80 VdB at residences and buildings
where people normally sleep (e.g., nearby residences) and 83
VdB at institutional buildings, which includes schools and
churches. None of the vibration level experienced by the nearest
off -site sensitive receptors to the project site would not exceed the
FTA's 80 VdB threshold for residential uses or places where
people may sleep. Thus, these impacts would be less than
significant. In order to ensure impacts will be less than significant
mitigation measure 7 below is included.
b) Mitigation:
(1) As stated in the ESMC, construction activities are
restricted to the hours of 7:00 A.M. to 6:00 P.M. Monday through
Saturday, and are prohibited on Sundays and federal holidays
(2) Construction activities must be scheduled so as to avoid
operating several pieces of equipment simultaneously, which
causes high noise levels, to the maximum extent feasible.
(3) Construction contracts must specify that all construction
equipment, fixed or mobile, must be equipped with properly
operating and maintained mufflers and other noise attenuating
devices.
12
7
(4) All construction truck traffic must be restricted to truck routes
approved by the City of El Segundo Department of Planning and
Building Safety, and must generally avoid residential areas and
other sensitive receptors to the extent feasible.
(5) All construction entrances must post construction hours,
allowable workdays, and the phone number of the construction
superintendent.
(6) All new rooftop equipment associated with the Project must be
either screened from view by parapets or fully enclosed.
(7) The operation of construction equipment that generates high
levels of vibration in excess of 80 VdB, including, without limitation
large bulldozers, loaded trucks, caisson drills, and jackhammers,
must be prohibited within 52 feet of the existing off -site industrial
building that abuts the northeast corner of the project site.
Instead, small rubber -tired bulldozers must be used within this
area during demolition, grading, and site preparation operations.
c) Finding:
(1) Changes or alterations have been required in or incorporated
into the project and the project has been conditioned to avoid or
substantially lessen the potential environmental effect as identified
in the MND.
Public Services
a) Facts /Effects.
(1) Fire Protection. The Project would comply with all applicable
ESFD and ESMC fire - safety regulations, as well as those
established by the California Fire Code, as adopted by the ESMC,
including those related to fire - protection systems (e.g., automatic
sprinkler systems, life- safety alarm systems). Adherence to these
regulations is anticipated to reduce the increase in demand for
fire - protection services to levels where additional staff would not
be required to accommodate the additional demand. Further,
access to the project site would not be restricted and would
continue to be provided through access points on Imperial
Highway, Selby Street, and Walnut Avenue. Implementation of
the Project is not anticipated to increase response times to the
project site or surrounding vicinity. Lastly, the ESFD will be
provided an opportunity to review and comment on all project
development plans before the issuance of building permits. The
ESFD review would ensure adequate emergency access, fire
hydrant availability, and compliance with all applicable codes.
Thus, the Project would result in a less than significant impact with
regard to fire - protection services. Nonetheless, Mitigation
measure 1 below, which requires the payment of a fire service
mitigation fee, would further reduce impacts to ESFD fire -
protection services.
13
(2) Police Protection. This increase in employees is not
anticipated to increase demand for police - protection services to
levels where additional staff would be required to accommodate
the additional demand. The Project would be designed to deter
crime by limiting on -site "dead zone" spaces. The building and
layout design of the Project would also include crime prevention
features, such as nighttime security lighting. Further, access to
the project site would be restricted and would continue to be
provided through entrances on Imperial Highway, Selby Street,
and Walnut Avenue. Implementation of the Project is not
anticipated to increase response times to the project site or
surrounding vicinity. The ESPD will be provided an opportunity to
review and comment on all project development plans before the
issuance of building permits. The ESPD review would ensure
adequate design features are included to reduce any potential
increase in demand for police - protection services. No new or
expanded police station facilities would be required as a result of
the Project. Mitigation measure 2 below, which requires the
payment of a police service mitigation fee, would further reduce
impacts to ESPD police - protection services to a less than
significant level.
(3) Schools. Education Code § 17620(a)(1) authorizes any school
district to levy a fee, charge, dedication, or other requirement
against any construction within the boundaries of the district, for
the purpose of funding the construction or reconstruction of school
facilities. The Wiseburn School District has calculated developer
fees of $0.47 per square foot for commercial and industrial
development. Mitigation measure 3 below, which requires the
payment of developer impact fees, would offset the cost of
providing service for any additional students generated by the
Project, and impacts on school services would be less than
significant.
(4) Library. Library services for the project area are provided by
the El Segundo Public Library, located at 111 W. Mariposa
Avenue. In general, residential development results in a direct
increase in demand on library services. The Project would not
generate new residents; therefore, the Project would not generate
an additional need for library space or volumes of permanent
collection. Furthermore, as outlined in mitigation measure 4
below, the Applicant will be required to pay a Library fee of $0.03
per square foot of development. Therefore, impacts on library
services would be less than significant.
b) Mitigation:
(1) The Applicant is responsible for paying a Fire Service
Mitigation Fee to the ESFD for the provision of fire - protection
services. Per the ESMC, the current fee is levied at $0.14 cents
per square foot of net new building area for commercial and
industrial uses.
14
(2) The Applicant is responsible for paying a Police Service
Mitigation Fee of $0.11 per gross square foot of net new building
area to the ESPD for the provision of police - protection services.
(3) The Applicant is responsible for paying a School District
Developer Fee of $0.47 per square foot of net new commercial,
industrial, or warehouse development to the WSD for the provision
of school services.
(4) The Applicant is responsible for paying a Library Fee of
$0.03 per square foot of net new development to the City of El
Segundo Public Library for the provision of library services.
c) Finding:
(1) Changes or alterations have been required in or incorporated
into the project and the project has been conditioned to avoid or
substantially lessen the potential environmental effect as identified
in the MND.
8. Transr)ortation/Traffic
(a) Facts /Effects:
(1) Traffic Analysis. To assess the Project's traffic- related impact
on area roadways, an analysis of existing conditions was
conducted on the streets and highways serving the project area.
The following eight study intersections were selected for analysis
in order to determine potential project - related impacts:
I. Imperial Highway at California Street
II. Imperial Highway at Sepulveda Boulevard
III. Imperial Highway at Selby Street
IV. Imperial Highway at Hughes Way
V. Sepulveda Boulevard at Walnut Avenue
VI. Sepulveda Boulevard at Mariposa Avenue
VII. Sepulveda Boulevard at Grand Avenue
VIII. Sepulveda Boulevard at El Segundo Boulevard
Peak hour operating conditions at signalized intersections were
evaluated using the Intersection Capacity Utilization (ICU)
methodology, in accordance with the City of El Segundo and LA
County Congestion Management Program (CMP) requirements.
The ICU methodology provides a comparison of the theoretical
hourly vehicular capacity of an intersection to the number of
vehicles actually passing through that intersection during a given
hour. The ICU calculation returns a volume -to- capacity (V /C) ratio
that translates into a corresponding Level of Service (LOS)
measure, ranging from LOS "A," representing uncongested free -
flowing conditions, to LOS "F," representing over - capacity
conditions. Study intersections under Caltrans jurisdiction are also
analyzed per Caltrans requirements using the Highway Capacity
Manual (HCM) methodology. Sepulveda Boulevard is a Caltrans
15
facility; therefore all intersections along Sepulveda Boulevard
were analyzed using the HCM methodology.
Using the identified methodology, the Project would not result in
significant impacts at any study intersection. Therefore, no
mitigation measures would be required for any study intersection.
Mitigation measure 1 below, which requires payment of a Traffic
Mitigation Fee, would further reduce impacts to traffic on area
roadways.
(2) Bus Operations. A comment letter concerning the contacting
of the Metro Bus Operations Control Special Events Coordinator
and other Municipal Bus Service Operator was received during the
public comment period. This issue would not create a new
significant environmental effect. Implementation of mitigation
measure 2 below will ensure any potential impacts to bus
operations are less than significant.
(b) Mitigation:
(1) The Applicant is responsible for paying a Traffic Mitigation Fee
per Resolution No. 4443.
(2) The Applicant shall contact the Metro Bus Operations Control
Special Events Coordinator and other Municipal Bus Service
Operators prior to the start of construction.
(c) Finding:
(1) Changes or alterations have been required in or incorporated
into the project and the project has been conditioned to avoid or
substantially lessen the potential environmental effect as identified
in the MND.
A. Insignificant Cumulative Impacts.
The City Council finds that the Mitigated Negative Declaration and addendum
and the record of proceedings in this matter do not identify or contain substantial
evidence which identifies significant adverse cumulative environmental effects
associated with the Boeing Selby Block Project with respect to the areas listed below:
Aesthetics
2. Agricultural Resources
3. Air Quality
4. Biological Resources
5. Cultural Resources
6. Geology and Soils
7. Hazards and Hazardous Materials
16
8. Hydrology and Water Quality
9. Land Use and Planning
10. Mineral Resources
11. Noise
12. Population and Housing
13. Public Services
14. Recreation
15. Transportation/Traffic
16. Utilities and Service Systems
VI. SUBSTANTIAL EVIDENCE.
The City Council finds and declares that substantial evidence for each and every finding
made herein is contained in the Mitigated Negative Declaration and addendum, which are
incorporated herein by this reference, and in the record of proceedings in the matter. To the
extent applicable, each of the other findings made by the City Council in connection with its
approval of the entitlement applications listed in Section I above are also incorporated herein by
this reference.
PAPlanning & Building Safety \PROJECTS \800 - 825 \EA - 819 \City Council \EA- 819.CEQA Resolution findings Exh A.doc
17
EXHIBIT B
MITIGATION MONITORING AND REPORTING, PROGRAM
MITIGATION MONITORING AND REPORTING PROGRAM PROCEDURES
Section 21081.6 of the Public Resources Code requires a Lead Agency to adopt a "reporting or
monitoring program for the changes to the project or conditions of project approval, adopted in order to
mitigate or avoid significant effects on the environment" (Mitigation Monitoring Program, Section 15097 of
the CEQA Guidelines provides additional direction on mitigation monitoring or reporting). The City of El
Segundo Planning and Building Safety Department is the Lead Agency for the Proposed Boeing Selby
Block Zone Change and General Plan Land Use Map Designation Amendment.
An Initial Study /Mitigated Negative Declaration (IS /MND) has been prepared to address the potential
environmental impacts of the Project. Where appropriate, this environmental document identified project
design features or recommended mitigation measures to avoid or to reduce potentially significant
environmental impacts of the Project. This Mitigation Monitoring and Reporting Program (MMRP) is
designed to monitor implementation of mitigation measures identified for the Project. The required
mitigation measures are listed separately and categorized by impact area, with an accompanying
identification of the following:
® Monitoring Phase, the phase of the Project during which the mitigation measure must be
monitored;
- Pre - Construction, including the design phase
- Construction
- Post - Construction
a The Implementing Party, the agency with the power to implement the mitigation measure;
O The Enforcement Agency, the agency with the power to enforce the mitigation measure, and
The Monitoring Agency, the agency to which reports involving feasibility, compliance,
implementation and development are made.
The MMRP for the Proposed Boeing Selby Block Zone Change and General Plan Land Use Map
Designation Amendment will be in place throughout all phases of the Project. The Applicant shall be
responsible for implementing all mitigation measures unless otherwise noted. The applicant shall also be
obligated to provide certification, as identified below, to the appropriate monitoring agency and the
appropriate enforcement agency that compliance with the required mitigation measure has been
implemented. The City's existing planning, engineering, review, and inspection processes will be used as
the basic foundation for the MMRP procedures and will also serve to provide the documentation for the
reporting program.
The substance and timing of each certification report that is submitted to Planning and Building Safety
Department shall be at the discretion of the Planning and Building Safety Department. Generally, each
report will be submitted to the Planning and Building Safety Department in a timely manner following
completion /implementation of the applicable mitigation measure and shall include sufficient information to
reasonably determine whether the intent of the measure has been satisfied. The Planning and Building
Safety Department in conjunction with the Applicant shall assure that project construction occurs in
accordance with the MMRP. The South Coast Air Quality Management District (SCAQMD) shall be
responsible for the implementation of corrective actions relative to violations of SCAQMD rules associated
1
with mitigation. Departments listed below are all departments of the City of El Segundo unless otherwise
noted.
AESTHETICS
MM AE -1. Construction equipment staging areas must use appropriate screening (e.g., temporary
fencing with opaque material) to buffer views of construction equipment and material,
when feasible. Staging locations must be identified on Final Development Plans and
Grading Plans.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department, Public Works
Department
Monitoring Agency: Planning and Building Safety Department, Public Works
Department
MM AE -2. Expansive areas of highly reflective materials, such as mirrored glass, are prohibited.
Non - reflective building materials must be used to the maximum extent possible to reduce
potential glare impacts. Building materials must be identified on the Architectural Plans
submitted for plan check for the Planning Division's review and approval.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
MM AE -3. All exterior lighting must be shielded downward and away from adjoining properties and
the public right -of -way. A lighting plan must be submitted for Planning Division approval.
This lighting plan must specify lighting type and placement to ensure lighting does not
spill over onto adjoining properties.
Monitoring Phase: Pre - Construction, Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department, Public Works
Department
Monitoring Agency: Planning and Building Safety Department, Public Works
Department
MM AE -4. A construction lighting plan must be submitted before the City issues building permits.
Construction lighting must be
shielded downward and not shine onto adjoining properties
and the public right -of -way.
Monitoring Phase:
Pre - Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department, Public Works
Department
Monitoring Agency:
Planning and Building Safety Department, Public Works
Department
II. AGRICULTURAL RESOURCES
No mitigation measures are required.
Ill. AIR QUALITY
No mitigation measures are required.
IV. BIOLOGICAL RESOURCES
No mitigation measures are required.
V. CULTURAL RESOURCES
MM CRA. In the event that archaeological resources are unearthed during project subsurface
activities, all earth- disturbing work within a 100 -meter radius must be temporarily
suspended or redirected until an archaeologist is provided the opportunity to assess the
significance of the find and implement appropriate measures to protect or scientifically
remove the find. Construction personnel must be informed that unauthorized collection of
cultural resources is prohibited.
If the resource is determined to be significant, the archaeologist (as appropriate) must
prepare a research design for recovery of the resources in consultation with the State
Office of Historic Preservation that satisfies the requirements of CEQA § 21083.2. The
archaeologist must complete a report of excavations and findings, and must submit the
report for peer review by three certified archaeologists or paleontologists, as appropriate.
Upon approval of the report, the report must be submitted to the South Central Coastal
Information Center and keep the report on file at the South Central Coastal Information
Center. After the find is appropriately mitigated, work in the area may resume.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
MM CR -2. In the event that subsurface paleontological resources are unearthed during project
subsurface activities, all earth- disturbing work within a 100 -meter radius must be
temporarily suspended or redirected until a paleontologist has been provided the
opportunity to assess the significance of the find and implement appropriate measures to
protect or scientifically remove the find. Construction personnel must be informed that
unauthorized collection of cultural resources is prohibited.
If the resource is determined to be significant, the paleontologist, as appropriate, must
prepare a research design for recovery of the resources in consultation with the State
Office of Historic Preservation that satisfies the requirements of CEQA § 21083.2. The
paleontologist must complete a report of excavations and findings, and must submit the
report for peer review by three certified archaeologists or paleontologists, as appropriate.
Upon approval of the report, the -report must be submitted' to'the South Central Coastal
Information Center and keep the report on file at the South Central Coastal Information
Center. After the find is appropriately mitigated, work in the area may resume.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
MM CR -3. If human remains are unearthed, Health and Safety Code § 7050.5 requires that no
further disturbance can occur until the County coroner makes the necessary findings as
to origin and disposition pursuant to Public Resources Code § 5097.98. If the remains
are determined to be of Native American descent, the coroner has 24 hours to notify the
Native American Heritage Commission (NAHC). The NAHC will then contact the most
likely descendant of the deceased Native American, who will then serve as consultant on
how to proceed with the remains.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
VI. GEOLOGY AND SOILS
MM GS -1. A geotechnical report must be prepared and submitted to the City that addresses soil
conditions in the project vicinity with respect to liquefaction potential. The Project must
be designed and constructed in accordance with the recommendations provided in the
geotechnical report.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
MM GS -2. All soil disturbance and
25 miles per hour.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Pre - Construction, Construction
Applicant
Planning and Building Safety Department, Public Works
Department
Planning and Building Safety Department, Public Works
Department
travel on unpaved surfaces must be suspended if winds exceed
Construction
Applicant
Planning and Building Safety Department
Planning and Building Safety Department
MM GS -3. A geotechnical report must be prepared and submitted to the City that addresses soil
conditions in the project vicinity with respect to unstable soils. The Project must be
designed and constructed in accordance with recommendations provided in the
geotechnical report.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department, Public Works
Department
Monitoring Agency: Planning and Building Safety Department, Public Works
Department
MM GS -4. A geotechnical report must be prepared and submitted to the City that addresses soil
conditions in the project vicinity with respect to expansive soils. The Project must be
- designed anc. . . t_ - - in_ accordance with recommendations provided in the
geotechnical report.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department, Public Works
Department
Monitoring Agency: Planning and Building Safety Department, Public Works
Department
HAZARDS AND HAZARDOUS MATERIALS
MM HM -1. Before the City issues grading or building permits, the Applicant must submit to the City
written acknowledgment from DTSC that proceeding with Project construction will not be
detrimental to the required remediation of on -site hazardous materials as required by the
Corrective Action Consent Agreement (CACA); written acknowledgement that the
Department of Toxic Substances Control (DTSC) approves of any well monitoring
relocation; approval by the EI Segundo Fire Department (ESFD) of a Health and Safety
Plan regarding the excavation of potentially hazardous materials; and any necessary
permitting for Los Angeles County regarding well installations.
4
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
MM HM -2. The Applicant will provide the Building and Safety Division with asbestos containing
materials (ACM), lead based paint (LBP), and polychlorinated biphenyls (PCB) surveys
on all buildings and associated infrastructure scheduled for demolition. If ACMs LBP,
and /or PCBs are detected, they must be abated in accordance with all applicable
Federal, State, and local regulations before renovation or demolition.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
MM HM -3. Before the City issues a building permit, the Applicant must submit one of the following:
Acknowledgement from Los Angeles World Airports (LAWA) that construction of the
project will not conflict with the airport operations.
-OR-
Proof of completion of a
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
n FAA type 77 review.
Pre - Construction
Applicant
Planning and Building Safety Department; Planning
Division
Planning and Building Safety Department; Planning
Division
VII. HYDROLOGY AND WATER QUALITY
MM HY -1. The Applicant must maintain all structural or treatment control best management
practices (BMPs) for the life of the project.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Plarir►ing andikJin� Safety Department, Public Works
Department
Monitoring Agency: Planning and Building Safety Department, Public Works
Department
MM HY -2. Materials with the potential to contaminate stormwater must be: (1) placed in an
enclosure such as, without limitation, a cabinet, shed, or similar sheltered enclosure; or
(2) protected by secondary containment structures such as berms, dikes, or curbs.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department, Los Angeles
Regional Water Quality Control Board
Monitoring Agency: Planning and Building Safety Department, Public Works
Department
VIII. LAND USE AND PLANNING
No mitigation measures are required.
IX. MINERAL RESOURCES
No mitigation measures are required.
X. NOISE
MM NS -1. As stated in the El Segundo Municipal Code, construction activities are restricted to the
hours of 7:00 A.M. to 6:00 P.M. Monday through Saturday, and are prohibited on
Sundays and federal holidays.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
MM NS -2. Construction activities must be scheduled so as to avoid operating several pieces of
equipment simultaneously, which causes high noise levels, to the maximum extent
feasible.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
MM NS -3. Construction contracts must specify that all construction equipment, fixed or mobile, must
be equipped with properly operating and maintained mufflers and other noise attenuating
devices.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
MM NS -4. All construction truck traffic must
be restricted to truck routes approved by the City of El
Segundo Department of Planning and Building Safety, and must generally avoid
residential areas and other sensitive receptors to the extent feasible.
Monitoring Phase:
Pre - Construction
Implementation Party:
Applicant - - -
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
MM NS -5. All construction entrances must post construction hours, allowable workdays, and the
phone number of the construction superintendent.
Monitoring Phase:
Pre - Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
MM NS -6. All new rooftop equipment associated with the Project must be either screened from view
by parapets or fully enclosed.
Monitoring Phase:
Construction, Post - Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
9
MM NS -7. The operation of construction equipment that generates high levels of vibration in excess
of 80 VdB, including, without limitation large bulldozers, loaded trucks, caisson drills, and
jackhammers, must be prohibited within 52 feet of the existing off -site industrial building
that abuts the northeast corner of the project site. Instead, small rubber -tired bulldozers
must be used within this area during demolition, grading, and site preparation operations.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
XI. POPULATION AND HOUSING
Construction
Applicant
Planning and Building Safety Department
Planning and Building Safety Department
No mitigation measures are required.
XII. PUBLIC SERVICES
MM PS -1. The Applicant is responsible for paying a Fire Service Mitigation Fee to the ESFD for the
provision of fire- protection services. Per the ESMC, the current fee is levied at $0.14
cents per square foot of net new building area for commercial and industrial uses.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Planning and Building Safety Department
Monitoring Agency: Planning and Building Safety Department
MM PS -2. The Applicant is responsible for paying a Police Service Mitigation Fee of $0.11 per gross
square foot of net new building area to the ESPD for the provision of police - protection
services.
Monitoring Phase:
Pre - Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
MM PS -3. The Applicant is responsible for paying a School District Developer Fee of $0.47 per
square foot of net new commercial, industrial, or warehouse development to the WSD for
the provision of school services.
Monitoring Phase:
Pre - Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
MM PS -4. The Applicant is responsible for
paying a Library Fee of $0.03 per square foot of net new
development to the City of El Segundo Public Library for the provision of library services.
Monitoring Phase:
Pre - Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning and Building Safety Department
Monitoring Agency:
Planning and Building Safety Department
Xill. RECREATION
No mitigation measures are required.
7
XIV. TRANSPORTATION /TRAFFIC
MM TR -1. The Applicant is respon
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Bible for paying a Traffic Mitigation Fee per Resolution No. 4443.
Pre - Construction
Applicant
Public Works Department, Planning and Building Safety
Department
Public Works Department, Planning and Building Safety
Department
MM TR -2. The Applicant shall contact the Metro Bus Operations Control Special Events Coordinator
and other Municipal Bus Service Operators prior to the start of construction.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Los Angeles County Metropolitan Transportation
Authority
Monitoring Agency: Los Angeles County Metropolitan Transportation
Authority
XV. UTILITIES AND SERVICE SYSTEMS
No mitigation measures are required.
H
City Council Resolution
Exhibit C
Excerpt from Pages 3 -11 and 3 -12 of the El Segundo General Plan Land
Use Element
Proposed Land Use Plan
Northeast Quadrant
On the 1992 Land Use Plan, the majority of the northeast quadrant is designated either
Corporate Office (217.1 211.3 ac) or Urban Mixed -Use (232.5 ac). The Corporate
Campus Specific Plan (46.5 ac) also allows a mixture of office and commercial uses.
Corporate Office allows a mixture of office uses with retail in the lobby. This designation
covers the "Superblock Area" and will allow uses similar to those currently in that area.
(Ord. 1345, GPA 0l -2, 1/2/02)
The Urban Mixed -Use North and South designations allow a mixture of uses, including
office, hotels, and retail and light industrial with discretionary approval. The Urban
Mixed -Use North and South designations are designed to allow for a flexibility of uses
near the three existing, and one future, Green Line transit stations. For the most part, the
types of uses allowed are different from the light and heavy industrial uses currently in
this area. These designations will accommodate a transition from these uses, which is
being driven by the market forces described in the Economic Development Element.
(Ord. 1272, GPA 97 -1, 6/17/97).
General Commercial uses are proposed along Sepulveda Boulevard and along El
Segundo Boulevard, east of Aviation Boulevard. This designation allows retail and hotel
uses. The site along El Segundo Boulevard, east of Aviation Boulevard (3.8 ac), as well
as the site at the northeast corner of Sepulveda Boulevard and Mariposa-Avenue (3..2 ac)
are already in commercial use. The site on the southeast corner of Sepulveda Boulevard
and Mariposa Avenue (7.1 ac) is currently vacant, except for an existing bank building.
euffently used for- offiee, but-.the land use designafien of general Geminer-sial watil
' the - ' Use. The area bounded by Nash Street, Maple
Avenue, Lairport Street, and Imperial Avenue is designated as light industrial, which is
consistent with the uses currently operating in that area, primarily the Hughes facility
(50.4 ac).
The area bounded generally by Aviation Boulevard, El Segundo Boulevard, and Douglas
Street is currently a U.S. Government Air Force Base (48.5 ac), which is expected to
remain for the life of the Plan. The Federal Government designation placed on this area
will allow the types of uses that are existing.
The narrow parcel near the northwest intersection of El Segundo Boulevard and Aviation
Boulevard (3.93 ac), between El Segundo Boulevard and 124th Street, is a Specific Plan
area ("124th Street Specific Plan ") which encourages primarily warehousing and storage
uses; however, a City Water Facility may also be developed on the site. (Ord. 1309, GPA
99 -1, 8/17/99)
City Council Resolution
Exhibit D
1992 General Plan
Summary of Existing Trends Buildout
Lana use category
Acres
Dwelling
Units
Squa
Single - Family Residential
357.2
2,858
-
Two - Family Residential
57.4
934
-
Planned Residential
5.7
65
-
Multi- Family Residential
119.7
3,389
-
Neighborhood Commercial
6.6
851
89,11(
Downtown Commercial
8.8
181
383,3
General Commercial
38.4 444
-
1,673,
Corporate Office
217.1 211.3
-
12,55
Commercial Center
85.8
-
850,0
Smoky Hollow
94.1
268
2,019,
Urban Mixed -Use North
232.5
-
13,16
Urban Mixed -Use South
"'
70.6
-
3,997,
124 Street Specific Plan
3.9
1
73,53(
Aviation Specific Plan
5.4
-
66,OOC
Downtown Specific Plan
26.3
2321
1,145,
Corporate Campus Specific Plan
46.5
-
2,550,
Parking
11.8
-
_
Light Industrial
356.1
-
18,529
Heavy Industrial
1001
-
?
Public Facilities
87.9
-
_
Federal Government
90.6
-
_
Open Space
78.3
_
_
Parks
50
_
_
Stmt � Railroad R. 0. W
442.6
-
_
Totals
3,494.3 7,850 57,099,
Population. Projection
17,287
re Footage
28
394 1 ,nom
6,285 12,951
00
454
6,010
936
628
000
,000
675
1 Existing construction and recently constructed, renovated commercial centers and legal non - conforming
residential uses at densities that are currently higher than allowed by the land use designations in this plan will
not realistically be converted to mixed commercial /residential uses and these buildings are expected to remain
for the life of the Plan.
2 The heavy industrial shown on this plan includes the Chevron Refinery and former Southern California
Edison Generation Station. These facilities have processing equipment and tanks rather than buildings and are
expected to remani for the life of the Plan. Therefore, no estvnated building square footage is shown.
E IMPERIAL AVE
E WALNUT AVE
E SYCAMORE AVE
N
U
City of El Segundo
IMPERIAL HWY
A
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a
0
w
J
a
w
U)
lrli
F
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m
LU
w
w
Proposed change
to Corporate Office
900 N. Sepulveda Boulevard
Proposed General Plan Amendment.
Land Use Map
E MAPLE AVE
lit nLl
CITY COUNCIL RESOLUTION NO. 4612
Exhibit F
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the El Segundo Municipal Code
( "ESMC "), The Boeing Company, agrees to comply with the following provisions
as conditions for the City of El Segundo's approval of a Draft Mitigated Negative
Declaration and Addendum for Environmental Assessment (EA No. 819),
General Plan Amendment (GPA No. 08 -02), Zone Change (ZC No. 08 -01) and
Off -Site Parking Covenant (Misc. 09 -02) ( "Project Conditions ").
Planning and Building Safety Department
1. Before building permits are issued, the applicant must submit plans that
demonstrate substantial compliance with the plans and conditions of
approval on file with the Planning and Building Safety Department. Any
subsequent modification to the project as approved, including the site
plan, floor plan, elevations, landscaping and materials, must be referred to
the Director of Planning and Building Safety to determine whether the
Planning Commission should review the proposed modification.
2. Before building permits are issued, the applicant must obtain all the
necessary approvals, licenses and permits and pay all the appropriate
fees as required by the City.
3. All mitigation measures in the Mitigated Negative Declaration of
Environmental Impacts and Addendum for the proposed Boeing Selby
Block project are incorporated by this reference into these conditions of
approval. All mitigation measures and conditions of approval must be
listed on the plans submitted for plan check and on the plans for which a
building permit is issued.
4. Before the City issues a building permit, the applicant must submit final
landscaping and irrigation plans to the City of El Segundo Planning and
Building Safety Department and the Parks and Recreation Department for
review and approval to demonstrate compliance with the City's Water
Conservation regulations and Guidelines for Water Conservation in
Landscaping (ESMC § §10 -2 -1, et seq.). The plant materials used in
landscaping must be compatible with the El Segundo climate pursuant to
Sunset Western Garden Book's Zone 24 published by Sunset Books, Inc.,
Revised and Updated 2001 edition, which is available for review at the
Planning and Building Safety Department. Additionally, the landscaping
and irrigation must be completely installed before the City issues a final
1
Certificate of Occupancy. Additionally, the final landscaping and irrigation
plans must comply with the following:
A. Efficient irrigation systems must be installed which
minimize runoff and evaporation and maximize the
water which will reach plant roots (e.g., drip
irrigation, automatic sprinklers equipped with
moisture sensors).
B. Auto matic sprinkler systems must be set to irrigate
landscaping during early morning hours or during
the evening to reduce water losses from
evaporation. Sprinklers must also be reset to water
less often in cooler months and during the rainfall
season so that water is not wasted by excessive
landscaping irrigation.
C. Selection of drought - tolerant, low -water consuming
plant varieties must be used to reduce irrigation
water consumption, in compliance with ESMC §§
10 -2 -1, et seq.
5. Pursuant to the City's Transportation Demand Management requirements
(ESMC § 15- 16- 3(A)), the applicant must display transportation
information on a bulletin board, display area or kiosk. Employees must be
provided current maps, routes and schedules for public transit routes
serving the site; telephone numbers for referrals on transportation
information including numbers for the regional ridesharing agency and
local transit operators; ridesharing promotional materials; and bicycle
route and facility information.
6. Pursuant to the City's Transportation Demand Management requirements
(ESMC § 15- 16- 3(B)(5)), the applicant must provide a sufficient number of
bicycle racks to accommodate the storage of at least eight bicycles. The
bicycle racks are to be located in a secured area in close proximity to
building entrances to the satisfaction of the Planning and Building Safety
Director.
7. Pursuant to the City's Transportation Demand Management requirements
(ESMC § 15- 16- 3(B)(1) and (2)), the applicant must provide preferential
parking areas for carpool /vanpool parking and a HOV Loading Area.
8. Before the City issues a Certificate of Occupancy for the development, the
applicant must submit a comprehensive sign program for the entire
development to the Planning and Building Safety Department for review
and approval.
9. The trash and recycling enclosures shown on the site plan must be
sufficiently large enough to store the necessary bins required for the
regular collection of commercial solid waste and recyclable materials. The
site plan with the location and dimensions of the trash and recycling
enclosure and an elevation view of the enclosure must be provided to the
Planning and Building Safety Department for review and approval before
the City issues building permits.
10. Ground level mechanical equipment, refuse collectors, storage tanks,
monitoring wells, generators, and other similar facilities must be screened
from view with dense landscaping and walls of materials and finishes
compatible with adjacent buildings.
11. Exterior lighting must be designed to minimize off -site glare. Additionally,
parking lot lighting must be designed with shields that direct light
downward. A lighting plan must be reviewed and approved to the
satisfaction of the Planning and Building Safety Department.
12. The building must be designed to comply with the ESMC standards for the
attenuation of interior noise.
13. Before the City issues a Certificate of Occupancy, the applicant must
submit an executed parking covenant for the 283 parking spaces located
at adjacent sites within the Boeing Campus for review and approval by the
Planning and Building Safety Director. The parking covenant must be
reviewed and approved as to form by the Planning and Building Safety
Director and City Attorney before recordation. The applicant must pay for
all fees incurred by the City as a result of the City Attorney's review of the
Parking Covenant before the City issues a Certificate of Occupancy.
14. Before the City issues a Certificate of Occupancy, the approved Lot Line
Adjustment No. 09 -04 must be recorded.
15. Before the City issues a Certificate of Occupancy the applicant must
provide the Planning and Building Safety Department a status report on
the LEED certification process that includes the GBCI scorecard. The
Planning and Building Safety Director will determine if the items identified
on the scorecard and report show a good faith effort to obtaining LEED
certification and warrant release of this condition. Within one month of
receiving LEED certification, the applicant must furnish proof of
certification to the Planning and Building Safety Department.
16. Before the City issues a Certificate of Occupancy, the applicant must
install a "City of El Segundo" wall sign on the project site adjacent to the
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corner of Imperial Avenue and Sepulveda Boulevard. All costs associated
with this sign will be incurred by the Boeing Company. The design of the
sign is subject to the review and approval of the Director of Planning and
Building Safety.
17. To the extent applicable, the applicant must comply with the requirements
of the stipulated settlement between Los Angeles World Airports and the
City of El Segundo, dated February 17, 2006, which is incorporated by
reference.
Building Division Conditions
18. Before building permits are issued, the applicant must submit a
geotechnical /soils report, along with an associated grading plan that
addresses the current code to the Planning and Building Safety Director
for review and approval.
19. Before grading permits are issued, the applicant must submit a soils report
to the Planning and Building Safety Director for review and approval.
20. Before grading permits are issued, the applicant must submit a grading
plan to the Planning and Building Safety Director for review and approval.
21. Before building permits are issued, plans must show conformance with the
2007 California Building Code, 2007 California Mechanical Code, 2007
California Plumbing Code, 2007 California Electrical Code, and 2007
California Energy Code, all as amended by the ESMC.
22. Before building permits are issued, plans must show compliance with
accessibility requirements per Chapter 11 of the 2007 California Building
Code, as amended by the ESMC.
Fire Department Conditions
23. The project must comply with all applicable requirements in the California
Building and Fire Codes, adopted by the City of El Segundo and El
Segundo Fire Department Regulations that are applicable to the project
and occupancy.
24. The applicant must provide a fire apparatus access roadway on the north
side of 950 North Sepulveda Boulevard and in the parking lot between 901
and 915 Selby Street. The fire apparatus access roadway must comply
with California Fire Code and International Fire Code requirements as
adopted by the City of El Segundo.
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25. The applicant must provide on -site fire hydrants on the north side of 950
North Sepulveda Boulevard and in the parking lot between 901 and 915
Selby Street.
26. The applicant must provide at building plan check submittal, a
confirmation letter from the affected underground pipeline operators that
the proposed project will not place structures within the dedicated pipeline
right of ways and /or the structures are allowed by the affected
underground pipeline operators.
Public Works Department Conditions
27. Before the City issues a Certificate of Occupancy any and all damaged or
off -grade curb, sidewalk and pavement must be removed and replaced as
required by the Public Works Department by an appropriately licensed
contractor.
28. Before the City issues a Certificate of Occupancy the applicant must repair
the portions of sidewalk along the Sepulveda Boulevard frontage that have
been uplifted by tree roots. The applicant must repair these portions of
sidewalk to City of El Segundo Public Works Department and Caltrans
standards.
29. Before the City issues a Certificate of Occupancy the applicant must
provide an irrevocable offer to dedicate 19 feet along the entire Selby
Street frontage of the subject property to the satisfaction of the Public
Works Department and the City Attorney. The City has the right to
exercise its option to accept the property subject to the offer of dedication
before September 1, 2029. If the City amends its Circulation Element
such that property that is subject to the offer of dedication is no longer
required for public right -of -way purposes, then the offer of dedication will
automatically expire. The applicant must enter into an agreement, in a
form approved by the City Attorney, holding the City harmless and
indemnifying it from any hazardous materials or contamination that may
affect the property offered for dedication.
30. The relocated mid -block crossing on Selby Street must include enhanced
marking to emphasize pedestrian movement. The enhanced markings are
subject to the review and approval of the Director of Public Works.
31. Before the City issues a Certificate of Occupancy the applicant must
provide a plan showing the abandonment of the existing sewer, obtain
approval from the Director of Public Works for a new configuration of the
sewer easement and have the new easement area recorded.
32. Before the City issues a building permit the locations and sizes of all
proposed water meters must be approved by the City's Water Division.
33. Before the City issues a building permit the applicant must submit a utility
plan to the Public Works Department showing water, sewer, and storm
drain lines. The utility plan information will be used to determine fees, if
necessary, and to determine applicable standard requirements that must
be evaluated and conveyed.
34. The project must comply with the latest NPDES requirements and provide
Best Management Practices (BMPs) for sediment control, construction
material control and erosion control.
35. Before the City issues a building permit the applicant must provide a
SUSMP (Standard Urban Storm Water Mitigation Plan).
36. The applicant must ensure that encroachment permits if required and /or
deemed to be required by the City are secured from the Public Works
Department before commencing any and all work in the public right -of-
way.
Police Department Conditions
37. The addressing, all types of exterior doors to each building, pedestrian
walkways, open parking lots, driving surfaces and trash dumpsters must
be illuminated with a maintained minimum of one foot - candle of light on
the ground surface during hours of darkness.
38. Aisles, passageways and recesses related to and within all sides of the
buildings must be illuminated with a maintained minimum of .25 -.50 foot -
candles on the ground surface during hours of darkness.
39. Lighting devices must be enclosed and protected by weather and vandal
resistant covers.
Construction Conditions
40. Before any construction occurs the perimeter of the property must be
fenced with a minimum 6 -foot high fence. The fence must be covered with
a material approved by the Planning and Building Safety Department to
prevent dust from leaving the site.
41. Public sidewalks must remain open at all times.
42. All haul trucks hauling soil, sand, and other loose materials must either be
covered or maintain two feet of freeboard.
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43. NOx emissions during construction must be reduced by limiting the
operation of heavy -duty construction equipment to no more than 5 pieces
of equipment at any one time.
44. Staging of construction vehicles and vehicle entry and egress to the site
must occur on Walnut Avenue, Selby Street or Imperial Avenue. Entry
and Egress on Imperial Avenue during peak traffic periods (7 -9 am and 3-
5 pm) should be minimized to the extent feasible. Construction vehicle
entry and egress to the site is prohibited on Sepulveda Boulevard.
45. Construction vehicles cannot use any route except the City's designated
Truck Routes.
46. The applicant must develop and implement a construction management
plan, as approved by the Public Works Department, which includes the
following measures recommended by the SCAQMD:
A. Configure construction parking to minimize traffic interference.
B. Provide temporary traffic controls during all phases of construction
activities to maintain traffic flow (e.g., flag person).
C. Re -route construction trucks away from congested streets.
D. Maintain equipment and vehicles engines in good condition and in
proper tune as per manufacturer's specifications and per SCAQMD
rules, to minimize dust emissions.
E. Suspend use of all construction equipment during second stage
smog alerts. Contact SCAQMD at (800) 242 -4022 for daily
forecasts.
F. Use electricity from temporary power poles rather than temporary
diesel or gasoline - powered generators.
G. Diesel- powered equipment such as booster pumps or generators
should be replaced by electric equipment, if feasible.
H. Catalytic converters must be installed, if feasible.
I. Equipment must be equipped with two -to- four - degree engine time
retard or pre- combustion chamber engines.
J. Use methanol or natural gas powered mobile equipment and pile
drivers instead of diesel if readily available at competitive prices.
K. Use propane or butane powered on -site mobile equipment instead
of gasoline if readily available at competitive prices.
47. During construction and operations, all waste must be disposed of in
accordance with all applicable laws and regulations. Toxic wastes must
be discarded at a licensed, regulated disposal site by a licensed waste
hauler.
48. All leaks, drips and spills occurring during construction must be cleaned
up promptly and in compliance with all applicable laws and regulations to
prevent contaminated soil on paved surfaces that can be washed away
into the storm drains.
49. If materials spills occur, they must be cleaned up in a way that will not
affect the storm drain system.
50. The project must comply with ESMC Chapter 5 -4, which establishes storm
water and urban pollution controls.
51. Before anticipated rainfall, construction dumpsters must be covered with
tarps or plastic sheeting.
52. Inspections of the project site before and after storm events must be
conducted to determine whether Best Management Practices have been
implemented to reduce pollutant loadings.
53. The owner or contractor must conduct daily street sweeping and truck
wheel cleaning to prevent dirt in the storm drain system.
54. Storm drain system must be safeguarded at all times during construction.
55. All diesel equipment must be operated with closed engine doors and must
be equipped with factory- recommended mufflers.
56. Electrical power must be used to run air compressors and similar power
tools.
57. The applicant must provide a telephone number for local residents to call
to submit complaints associated with the construction noise. The number
must be posted on the project site and must be easily viewed from
adjacent public areas.
58. As stated in ESMC Chapter 7 -2, construction related noise is restricted to
the hours of 7:00 a.m. to 6:00 p.m. Monday through Saturday, and
prohibited at anytime on Sunday or a Federal holiday.
Service Fee Conditions
59. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are
issued, the applicant must pay a one -time library services mitigation fee of
$0.03 per gross square -foot of new floor area.
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60. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are
issued, the applicant must pay a one -time fire services fee of $0.14 per
gross square -foot of new floor area.
61. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are
issued, the applicant must pay a one -time police services mitigation fee of
$0.11 cents per gross square -foot of new floor area.
62. Before building permits are issued, the applicant must pay the required
sewer connection fees (as specified in ESMC Title 12 -3).
63. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues
certificates of occupancy, the applicant must pay the required traffic
mitigation fees as calculated in accordance with City Council Resolution
No. 4443.
64. Before building permits are issued, the applicant must pay the required
School Fees.
Miscellaneous
65. The Boeing Company 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. 819, General Plan
Amendment (GPA 08 -02), Zone Change (ZC 08 -01), and Off -Site Parking
Covenant (MISC 09 -02). 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. 819, General Plan Amendment (GPA 08 -02), Zone
Change (ZC 08 -01), and Off -Site Parking Covenant (MISC 09 -02), The
Boeing Company, 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, except for such loss or damage arising from the City's sole
negligence or willful misconduct. For purposes of this section "the City"
includes the City of El Segundo's elected officials, appointed officials,
officers, consultants and employees.
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By signing this document, Mona Simpson on behalf of The Boeing Company,
certifies that his has read, understood, and agrees to the Project Conditions
listed in this document.
Mona Simpson
The Boeing Company
PAPlanning & Building Safety \PROJECTS \800 - 825 \EA - 819 \Staff Report Reso and Ordinance \City Council \Reso 4612
Exhibit F Conditions of Approval.09.01.09.doc
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