CC RESOLUTION 4647RESOLUTION NO. 4647
A RESOLUTION APPROVING AN ADDENDUM TO A MITIGATED
NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT
NO. 844, GENERAL PLAN AMENDMENT NO. 09 -02, ZONE CHANGE
NO. 09 -02, ZONE TEXT AMENDMENT NO. 09 -04, SPECIFIC PLAN NO.
09 -02, AND DEVELOPMENT AGREEMENT NO. 09 -03, TO ALLOW THE
CONSTRUCTION OF A SIX - STORY, 152 ROOM, 71,005 SQUARE -
FOOT HOTEL AT 199 NORTH CONTINENTAL BOULEVARD.
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 1, 2009, JF El Segundo Owner, LLC, filed an application for
an Environmental Assessment (EA No. 844), General Plan Amendment
No. 09 -02, Zone Change No. 09 -02, Zone Text Amendment No. 09 -04,
Specific Plan No. 09 -02, Development Agreement No. 09 -03, and
Administrative Use Permit No. 09 -06 to re- designate and rezone an
approximately 1.75 acre property at 199 North Continental Boulevard from
Corporate Office (CO) Zone to 199 North Continental Boulevard Specific
Plan (NCBSP) to allow construction of a six -story, 71,005 square -foot
hotel with 152 rooms;
B. The application was 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. An Addendum to the Initial Study /Mitigated Negative Declaration for EA
No. 773 (approved by the El Segundo Planning Commission on
September 25, 2008) was prepared pursuant to the requirements of
CEQA Guidelines § 15164. Pursuant to CEQA, the Addendum need not
be circulated for public review (CEQA § 15164(c)) however, an addendum
is to be considered by the decision - making body before to making a
decision on the project (CEQA § 15164(d));
E. The Planning and Building Safety Department completed its review and
scheduled a public hearing regarding the application before the Planning
Commission for March 18, 2010;
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F. On March 18, 2010, the Commission held a public hearing to receive
public testimony and other evidence regarding the applications including,
without limitation, information provided to the Commission by City staff
and public testimony, and representatives of JF EL Segundo Owner, LLC;
G. Following the public hearing, the Planning Commission adopted
Resolution No. 2672 recommending City Council approval of
Environmental Assessment (EA No. 844), General Plan Amendment No.
09 -02, Specific Plan No. 09 -02, Zone Change No. 09 -02, Zone Text
Amendment No. 09 -04, and Development Agreement No. 09 -03;
H. On April 6, 2010 the City Council held a public hearing and considered the
information provided by City staff, public testimony and the applicant, JF
EL Segundo, LLC;
On April 6, 2010 the City Council introduced and waived first reading of
Ordinance No. 1441 approving General Plan Amendment No. 09 -02, Zone
Change No. 09 -02, Zone Text Amendment No. 09 -04, and Specific Plan
No. 09 -02; and
J. 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 April 6, 2010 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 subject property is located at 199 North Continental Boulevard in the
northeastern portion of the City of El Segundo;
B. The property is comprised of one parcel which is bounded by and fronts
on Continental Boulevard to the east; 101 North Continental Boulevard to
the south and west; and 201 North Continental Boulevard to the north;
C. The surrounding land uses are primarily office related facilities and parking
structures in the Corporate Office (CO) Zone to the north, east and west,
and light manufacturing uses (Raytheon Campus) in the Light
Manufacturing (M -1) Zone to the south;
D. The proposed project is for the development and construction of a six -
story, 152 room, 71,005 square -foot hotel at 199 North Continental
Boulevard;
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E. The subject site is irregular in shape with 100 feet of street frontage on
Continental Boulevard and a total lot area of 1.75 acres;
F. The subject site is paved and used currently as parking area for the office
tower located on the adjacent 8.83 acre site;
G. Vehicular access to the proposed facility would be provided from two
driveway entrances; primary access would be from Continental Boulevard
and secondary access would be from El Segundo Boulevard. Shared
driveway access would be accommodated through a Reciprocal Access
Agreement;
H. Eighty -nine parking spaces and two loading spaces will be provided on
site. Fifty additional parking spaces will be provided off -site at 101 North
Continental Boulevard with a parking covenant;
The proposed General Plan re- designation and rezoning of the Project
Site would change the General Plan land use designation from Corporate
Office to the 199 North Continental Boulevard Specific Plan designation
and rezone the area from the Corporate Office (CO) Zone to the 199 North
Continental Boulevard Specific Plan Zone;
The re- zoning and General Plan re- designation would increase the
allowed floor area ratio (FAR) of the Project Site for a hotel. The FAR will
be increased from a maximum of 0.80 to 0.92. The 12% increase in
allowable floor area results in an increase of roughly 9,901 square feet of
potential development at the Project Site. The total development that
would be permitted with the proposed General Plan re- designation and re-
zoning is 71,005 square feet (0.92 FAR). The existing FAR of the Project
Site is 0.08. Therefore, the proposed hotel would not exceed the
maximum 0.92 FAR allowed in the proposed General Plan re- designation
and re- zoning.
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 an
Addendum to the previously adopted Initial Study /Mitigated Negative
Declaration (IS /MND) for Environmental Assessment No. 773 (Aloft Hotel -
EA 773 /CUP 07 -07, formerly 101 Continental Boulevard, now 199 North
Continental Boulevard) was prepared pursuant to CEQA Guidelines §
15164. Under CEQA, an Addendum to an adopted Negative Declaration
or Mitigated Negative Declaration is needed if minor technical changes or
additions to the proposed project occur (CEQA Guidelines §15164). An
addendum is appropriate only if these minor technical changes or
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additions do not result in any new significant impacts or a substantial
increase in the severity of previously identified significant impacts. The
Addendum need not be circulated for public review (CEQA Guidelines
§15164(c)); however, an addendum must be considered by the decision -
making body before making a decision on the project (CEQA Guidelines
§15164(d)).
B. Before the March 18, 2010 Planning Commission meeting, an Addendum
to the adopted IS /MND was prepared with changes to the traffic and utility
mitigation measures. Four mitigation measures were modified or
eliminated based on changes to the way, in which the mitigation measures
were to be implemented, or finding that the mitigation measures had
already been completed and /or were no longer necessary. Originally,
Mitigation Measure TR -1 required that the applicant contribute its fair
share towards conversion of the westbound through /right -turn lane to a
dedicated right -turn lane along El Segundo Boulevard at Continental
Boulevard. However, since the applicant would be fully responsible for
implementation of this mitigation measure, a fair share funding mechanism
is no longer required. Thus, Mitigation Measure TR -1 was revised to
reflect this change. Originally, Mitigation Measure UTL -7 required that the
applicant work with the City's franchise hauler, Consolidated Disposal, to
coordinate recycling efforts for the development. However, the City's
franchise hauler, Consolidated Disposal, does not have a contract to
provide commercial hauling services. Therefore, Mitigation Measure UTL -
7 has been revised to reflect this change. Additionally, UTL -1 which
required a Sewer Flow Study and UTL -5 which required upgrades to the
sewer infrastructure based on the findings of the Sewer Flow Study, have
been completed and therefore, eliminated. The Addendum makes minor
technical changes and corrections to the Mitigation Monitoring and
Reporting Checklist merely adds new information to the Mitigated
Negative Declaration and no new significant impacts or increase in
impacts are identified. Therefore, pursuant to CEQA Guidelines §
15164(c), recirculation of the document is not required.
C. The Addendum to the previously adopted IS /MND demonstrated that the
environmental analysis, impacts, and mitigation requirements identified in
the 2008 IS /MND for Environmental Assessment No. 773 remain
substantially unchanged despite the proposed project revisions, and
supports the finding that the proposed project makes minor technical
changes or additions and does not exceed the level of impacts identified in
the previous IS /MND. The mitigation measures listed in the Mitigated
Negative Declaration, with modification to the language in TR -1 and UTL -
7, and the deletion of UTL -1 and UTL -5, are sufficient to reduce all
identified environmental impacts to less than significant levels.
Accordingly, based upon the evidence presented to the City Council, the
City need not prepare an environmental impact report for the project and
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need only consider the Addendum before making a decision on the project
(CEQA Guidelines § 15164).
SECTION 4: General Plan and Specific Plan. The proposed project conforms with the
City's General Plan and the 199 North Continental Boulevard Specific Plan as follows:
A. The General Plan Land Use Designation of the project site is 199 North
Continental Boulevard Specific Plan (NCBSP). This designation is
intended for hotels not to exceed 0.92 floor area ratio (FAR), and general
office, research and development, restaurants and cafes, medical - dental
offices, not to exceed 0.80 floor area ratio (FAR). As conditioned, the
proposed project for the hotel use is compatible with the General Plan.
B. The General Plan contains a number of relevant Goals, Objectives, and
Policies in the Land Use Element. Land Use Element Policy LU4 -1.2
requires that "all commercial facilities shall be built and maintained in
accordance with Health and Safety Code requirements and shall meet
seismic safety regulations and environmental regulations." The
development will be built and maintained in accordance with these
requirements and regulations and the requirements and regulations of the
199 North Continental Boulevard Specific Plan.
C. The proposed project is consistent with Land Use Element Objective LU4 -
4 to "provide areas where development has the flexibility to mix uses, in
an effort to provide synergistic relationships which have the potential to
maximize economic benefit, reduce traffic impacts, and encourage
pedestrian environments" in that the project will provide a new hotel
immediately adjacent to several large office towers and business uses that
will have access to the hotel within walking distance thereby reducing the
need to use a vehicle.
D. The proposed project is consistent with Land Use Element Policy LU4 -3.6
to "require landscaping, its maintenance, and permanent upkeep in all
new office and mixed -use developments" in that the project will provide
new and improved permanent landscaping both onsite and around the
perimeter including the adjacent 8.83 acre site (101 Continental
Boulevard) with palm lined, lighted grand entrances at Continental
Boulevard and El Segundo Boulevard.
E. The proposed project is consistent with Land Use Element Policy LU5 -2.2
that "all outdoor storage shall be properly screened by masonry walls and
landscaping." Masonry walls will be utilized for the trash enclosure and
equipment area behind the building.
F. The proposed project is consistent with Land Use Element Policy LU7 -1.2
in that "no new development shall be allowed unless adequate public
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facilities are in place or provided for." A new hotel will be built with
significant landscaping and hardscape improvements that will be
supported by adequate public infrastructure, including any improvements
or upgrades needed to serve the project.
G. 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." A Traffic Study for the project
found that the proposed hotel project would generate a net trip increase of
995 daily trips with 47 inbound trips and 32 outbound trips in the morning
peak hour, and 51 inbound trips and 34 outbound trips in the evening peak
hour. Additional trips generated by the project will be mitigated by the
payment of a traffic mitigation fee. The Study also found that cumulative
future conditions, which would include the hotel project, would create a
significant impact at one of the 12 intersections studied: El Segundo
Boulevard at Continental Boulevard. This impact will be mitigated to a
less that significant level with the conversion through re- striping, of a
shared westbound, through /right lane to a dedicated westbound right -turn
lane for El Segundo Boulevard at Continental Boulevard. Therefore, the
applicant must fund and install the re- striping of the westbound
through /right -turn lane to a dedicated right -turn lane and must fund the
manufacturing and installation of the associated signage, subject to
approval by the Director of Public Works.
H. The proposed project is consistent with Circulation Element Policy C1 -1.2
to "pursue implementation of all Circulation Element policies such that all
Master Plan roadways are upgraded and maintained at acceptable levels
of service." A Traffic Study for the project found that the proposed hotel
project would generate a net trip increase of 995 daily trips with 47
inbound trips and 32 outbound trips in the morning peak hour, and 51
inbound trips and 34 outbound trips in the evening peak hour Additional
trips generated by the project will be mitigated by the payment of a traffic
mitigation fee. The Study also found that cumulative future conditions,
which would include the hotel project, would create a significant impact at
one of the 12 intersections studied: El Segundo Boulevard at Continental
Boulevard. This impact will be mitigated to a less that significant level with
the conversion through re- striping, of a shared westbound, through /right
lane to a dedicated westbound right -turn lane for El Segundo Boulevard at
Continental Boulevard. Therefore, the applicant must fund and install the
re- striping of the westbound through /right -turn lane to a dedicated right -
turn lane and must fund the manufacturing and installation of the
associated signage, subject to approval by the Director of Public Works.
The proposed project is consistent with Circulation Element Policy C1 -1.5
to "implement roadway and intersection upgrades to full Circulation
Element standards when needed to improve traffic operating conditions
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and to serve development." A Traffic Study for the project found that the
proposed hotel project would generate a net trip increase of 995 daily trips
with 47 inbound trips and 32 outbound trips in the morning peak hour, and
51 inbound trips and 34 outbound trips in the evening peak hour.
Additional trips generated by the project will be mitigated by the payment
of a traffic mitigation fee. The Study also found that cumulative future
conditions, which would include the hotel project, would create a
significant impact at one of the 12 intersections studied: El Segundo
Boulevard at Continental Boulevard. This impact will be mitigated to a
less that significant level with the conversion through re- striping, of a
shared westbound, through /right lane to a dedicated westbound right -turn
lane for El Segundo Boulevard at Continental Boulevard. Therefore, the
applicant must fund and install the re- striping of the westbound
through /right -turn lane to a dedicated right -turn lane and must fund the
manufacturing and installation of the associated signage, subject to
approval by the Director of Public Works.
J. The proposed project is consistent with 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 for the project found that the proposed
hotel project would generate a net trip increase of 995 daily trips with 47
inbound trips and 32 outbound trips in the morning peak hour, and 51
inbound trips and 34 outbound trips in the evening peak hour. Additional
trips generated by the project will be mitigated by the payment of a traffic
mitigation fee. The Study also found that cumulative future conditions,
which would include the hotel project, would create a significant impact at
one of the 12 intersections studied: El Segundo Boulevard at Continental
Boulevard. This impact will be mitigated to a less that significant level with
the conversion through re- striping, of a shared westbound, through /right
lane to a dedicated westbound right -turn lane for El Segundo Boulevard at
Continental Boulevard. Therefore, the applicant must fund and install the
re- striping of the westbound through /right -turn lane to a dedicated right -
turn lane and must fund the manufacturing and installation of the
associated signage, subject to approval by the Director of Public Works.
K. The proposed project is consistent with 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." Two off - street commercial loading spaces will be provided
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consistent with the ESMC requirements. The loading spaces will be
screened using masonry walls and landscaping.
L. The proposed project is consistent with Circulation Element 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." Full
sidewalk and curb and gutter to City Standards are incorporated into the
design of this project.
M. The proposed project is consistent with Circulation Element Policy C2 -1.4
to "ensure the installation of sidewalks on all future arterial widening or
new construction projects, to establish a continuous and convenient link
for pedestrians." Full sidewalk and curb and gutter to City standards are
incorporated into the design of this project as required by the Department
of Public Works.
N. The proposed project is consistent with Circulation Element Policy 3 -1.1 to
"require all new development to mitigate project - related impacts on the
existing and future circulation system such that all Master Plan roadways
and intersections are upgraded and maintained at acceptable levels of
service through implementation of all applicable Circulation Element
policies. Mitigation measures shall be provided by or paid for by the
project developer." A Traffic Study for the project found that the proposed
hotel project would generate a net trip increase of 995 daily trips with 47
inbound trips and 32 outbound trips in the morning peak hour, and 51
inbound trips and 34 outbound trips in the evening peak hour. Additional
trips generated by the project will be mitigated by the payment of a traffic
mitigation fee. The Study also found that cumulative future conditions,
which would include the hotel project, would create a significant impact at
one of the 12 intersections studied: El Segundo Boulevard at Continental
Boulevard. This impact will be mitigated to a less that significant level with
the conversion through re- striping, of a shared westbound, through /right
lane to a dedicated westbound right -turn lane for El Segundo Boulevard at
Continental Boulevard. Therefore, the applicant must fund and install the
re- striping of the westbound through /right -turn lane to a dedicated right -
turn lane and must fund the manufacturing and installation of the
associated signage, subject to approval by the Director of Public Works.
O. The proposed project is consistent with Circulation Element Policy C3 -1.8
to "require the provision of adequate pedestrian and bicycle access for
new development projects through the development review process." Full
sidewalk and curb and gutter to City standards are incorporated into the
design of this project that will provide adequate pedestrian access.
Adequate bicycle access will be available to the site.
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P. The proposed project is consistent with Circulation Element Policy C3 -2.1
to "ensure the provision of sufficient on -site parking in all new
development." The proposed project is required to provide 139 parking
spaces and 141 are proposed.
SECTION 8: Approvals.
A. The City Council adopts the attached 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 Addendum to the Mitigated
Negative Declaration and these findings.
C. The City Council amends the proposed Land Use Plan ( "Land Use
Designations — Commercial Designations" subsection) of the Land Use
Element of the General Plan to reflect the addition of the 199 North
Continental Boulevard Specific Plan, including a description of the allowed
uses and the maximum land use density allowed, to the Commercial Land
Use Designations subsection. The corresponding changes as set forth in
attached Exhibit "C," which is incorporated into this Resolution by
reference.
D. 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 Project area which is bounded by and fronts on
North Continental Boulevard to the east; 101 North Continental Boulevard
to the south and west, and 201 North Continental Boulevard to the north
from Corporate Office to 199 North Continental Boulevard Specific Plan.
The corresponding changes as set forth in attached Exhibit "D," which is
incorporated into this Resolution by reference.
E. 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 Project area which is bounded by and fronts on North
Continental Boulevard to the east; 101 North Continental Boulevard to the
south and west, and 201 North Continental Boulevard to the north from
Corporate Office to 199 North Continental Boulevard Specific Plan. The
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corresponding changes to the Land Use Element as set forth in attached
Exhibit "E," which is incorporated into this Resolution by reference.
F. The City Council amends the General Plan Land Use Map to reflect the
change of the Project area which is bounded by and fronts on North
Continental Boulevard to the east; 101 North Continental Boulevard to the
south and west, and 201 North Continental Boulevard to the north from
Corporate Office to 199 North Continental Boulevard Specific Plan. The
corresponding changes to the Land Use Map as set forth in attached
Exhibit "F," which is incorporated into this Resolution by reference.
G. Subject to the conditions listed on the attached Exhibit "G," which are
incorporated into this Resolution by reference, the City Council adopts the
Addendum to the Initial Study /Mitigated Negative Declaration of
Environmental Impacts for Environmental Assessment No. 844, General
Plan Amendment No. 09 -02, Zone Change No. 09 -02, Zone Text
Amendment No. 09 -04, Specific Plan No. 09 -02, Development Agreement
No. 09 -03.
SECTION 9: 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 10: 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 11: 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 12: This Resolution will remain effective until superseded by a subsequent
resolution.
SECTION 13: A copy of this Resolution must be mailed to the JF El Segundo Owner,
LLC, and to any other person requesting a copy.
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SECTION 14: This Resolution is the City Council's final decision and will become
effective immediately upon adoption.
PASSED, APPROVED AND/A/DOPTED thj"th day of April 2010.
Kelly McDowell, M
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. 4647 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 6th day of April 2010, and the same was so passed and adopted by
the following vote:
AYES: McDowell, Busch, Brann, Fisher, Jacobson
NOES: None
ABSENT: None
ABSTAIN: None
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Cindy M-6-4hsen, City Clerk
APPROVED AS TO FORM:
Mark D. Hensley, City Attorney
By:
Karl H. _erger, Assistant City A
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CITY COUNCIL RESOLUTION NO. 4647
Exhibit A
On September 25, 2008, the City of El Segundo Planning Commission adopted Resolution No.
2645, an Initial Study /Mitigated Negative Declaration (IS /MND) for Environmental Assessment
No. 773 1CUP 07 -07 (formerly 101 Continental Boulevard, now 199 North Continental
Boulevard). The proposal consisted of the construction of a six -story, 61,104 square -foot hotel
on a 1.75 -acre site. The project was approved for a total of 167 rooms at a maximum floor area
ratio (FAR) of 0.80.
On December 1, 2009, the applicant filed an application for Environmental Assessment No. 844,
General Plan Amendment No. 09 -02, Zone Change No. 09 -02, Zone Text Amendment No. 09-
04, Specific Plan No. 09 -02, and Development Agreement No. 09 -03, an application for a new
project which modified the original approval. The modifications primarily involved a change in
hotel brand, an increase in the size of the hotel by 9,900 square feet to allow for increased room
sizes and greater hotel amenities, a reduction in the total number of rooms from 167 to 152
rooms. As a result of the project modifications, an Addendum to the previously adopted IS /MND
was prepared, in accordance with the California Environmental Quality Act (CEQA Guidelines §
15164).
On March 18, 2010, the Planning Commission adopted Resolution No. 2672 and recommended
that the City Council approve Environmental Assessment No. 844, General Plan Amendment
No.09 -02, Zone Change No. 09 -02, Zone Text Amendment No. 09 -04, Specific Plan No. 09 -02,
and Development Agreement No. 09 -03 with conditions.
After receiving, reviewing, and considering all the information in the administrative record for
Environmental Assessment (EA No. 844), General Plan Amendment No.09 -02, Zone Change
No. 09 -02, Zone Text Amendment No. 09 -04, Specific Plan No. 09 -02, and Development
Agreement No. 09 -03, 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 199 North Continental Boulevard Specific Plan Zone Change and General Plan Land Use
Map Designation Amendment Project as follows:
I. FINDINGS REQUIRED BY CEQA.
An Addendum has been prepared under the authority of Public Resources Code §
21166 and of 14 Ca. Code Regs. Section 15000 et seq. (the State CEQA Guidelines) at Section
15164(b) which allows a lead agency to prepare an addendum to a previously adopted negative
declaration if only minor technical changes or additions are necessary or none of the conditions
described in Section 15162 calling for the preparation of a subsequent EIR or negative
declaration have occurred. Section 15162 of the State CEQA Guidelines states that no
subsequent EIR or negative declaration shall be prepared unless the lead agency determines
on the basis of substantial evidence in light of the whole record one or more of the following:
"(1) Substantial changes are proposed in the project which will require major revisions of
the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase n the severity of previously identified significant
effects;
(2) Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR or negative declaration due
to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the project, but the
project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects on the
environment, but project proponents decline to adopt the mitigation measure or alternative."
FINDINGS REGARDING THE POTENTIAL ENVIRONMENTAL EFFECTS OF THE PROJECT.
Based on the impact comparison provided in the Addendum for Environmental Assessment No.
844, the revised project as described herein would not result in new significant impacts or a
substantial increase in the severity of impacts under CEQA. Thus, in comparison to the
analysis provided in the 2008 IS/MND for Environmental Assessment No. 773, the revised
project would not: a) result in increased impacts related to degradation of the environment or
impacts to biological or cultural resources; b) result in increased cumulative impacts; or c) result
in increased substantial adverse effects on human beings, either directly or indirectly.
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 199
North Continental Boulevard Specific Plan Zone Change and General Plan Land
Use Map Designation Amendment Project do not identify or contain substantial
evidence identifying significant environmental effects of the hotel project with
respect to the areas listed below.
1. Biology
2. Agricultural
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B. Impacts Identified as Less Than Significant in the Initial Study (with no
mitigation required).
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 199 North
Continental Boulevard Specific Plan Zone Change and General Plan Land Use Map
Designation Amendment Project do not identify or contain substantial evidence
identifying significant environmental effects of the hotel project with respect to the areas
listed below.
1.
Geology and Soils.
2.
Land Use and Planning.
3.
Mineral Resources
4.
Population and Housing.
5.
Public Services
6.
Recreation
C. Impacts Identified as Potentially Significant But Which Can Be Reduced to
Less Than Significant 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 of
lessen the potential environmental effects listed below to a level of significance.
1. Aesthetics.
a) Facts /Effects.
(1) Construction Impacts. During construction activities views
across the project site from surrounding areas would be disrupted.
Graded surfaces, construction debris, construction equipment,
and truck traffic would be visible. Additionally, soil would be
stockpiled and equipment for grading activities would be staged at
various locations throughout the site. Construction - related
activities would be visible from the surrounding office uses and
from motorists traveling along El Segundo Boulevard and
Continental Boulevard. Although these visual impacts are
temporary in nature, they can be considered significant unless
mitigated. With implementation of mitigation measures pertaining
to the use of appropriate screening (i.e., temporary fencing with
opaque material) at equipment staging areas, construction
impacts would be reduced. Mitigation measures involving staging
and lighting are also recommended to further minimize potential
construction - related visual impacts. The project would be required
to submit grading plans for review by the City's Planning and
Building Safety Department. All grading and earthwork activities
would be conducted in accordance with an approved construction
3
grading plan and grading permit issued by the City's Planning and
Building Safety Department, further reducing impacts to a less
than significant level. Therefore, with mitigation, impacts from
construction - related activities would not substantially degrade the
existing visual character or quality of the site and its surroundings.
Construction - related impacts would cease on project completion
and therefore are considered to be short-term. Short -term
impacts would be minimized through implementation of mitigation
measures and compliance with the City's requirements.
(2) Light or Glare. There are two primary sources of light: light
emanating from building interiors that pass through windows and
light from exterior sources (i.e., street lighting, parking lot lighting,
building illumination, security lighting, and landscape lighting).
Depending upon the location of the light source and its proximity
to adjacent light sensitive uses, light introduction can be a
nuisance, affecting adjacent areas and diminishing the view of the
clear night sky. Light spillage is typically defined as unwanted
illumination from light fixtures on adjacent properties. Perceived
glare is the unwanted and potentially objectionable result from
looking directly into a light source of a luminaire. Sensitive uses
(i.e., schools and residential uses) could be impacted by the light
and glare from the proposed project; however, no sensitive uses
are located directly adjacent to the project site.
Currently, the project site produces no light and glare as it
consists of a surface parking area. Other light sources in the area
consist of the Pacific Corporate Towers and parking area to the
west, the existing Xerox Tower to the south, and the other
commercial /industrial uses to the north and east. In addition,
nighttime street lighting is provided on Continental Boulevard and
East El Segundo Boulevard.
Implementation of the proposed project would further develop the
10.58 -acre project site from a surface parking lot to hotel uses.
New light sources would result from the building exterior, interior
building lighting, security lighting, signage, and parking lot lighting.
The project site and on -site structures would be lit through the
evening and early morning hours. Review and approval of the
required lighting plan by the City would ensure that spillover
lighting would be minimized so as not to create light pollution
disturbances to adjacent uses. Compliance with City lighting
standards would further minimize potential spillover impacts to
surrounding uses. Implementation of the proposed project would
not create a source of substantial light or glare.
Additionally, the City of El Segundo General Plan EIR includes
mitigation measures that require exterior lighting to be designed
and located to avoid intrusive effects on sensitive receptors. The
mitigation requires low intensity street lighting and other exterior
lighting be used throughout new developments and lighting shall
be focused and directional. With implementation of the General
Plan EIR requirements and the following mitigation measures,
4
light and glare impacts from the proposed project would be less
than significant.
b) Mitigations:
(1) Construction equipment staging areas must use
appropriate screening (i.e., 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) All construction - related lighting must include shielding in
order to direct lighting down and away from adjacent residential
areas and consist of the minimal wattage necessary to provide
safety at the construction site. A construction safety lighting plan
must be submitted to the City for review concurrent with Grading
Permit application.
(3) All exterior lighting and advertising (including signage)
must be directed onto the specific location intended for
illumination (e.g., parking lots, driveways, and walkways) and
shielded away from adjacent properties and public rights -of -way to
minimize light spillover onto adjacent areas.
(4) Before issuance of the Site Development Permit, the
applicant must submit a lighting plan to the City of El Segundo
Police Department for review and approval. The plan must specify
the lighting type and placement to ensure that the effects of
security and other outdoor lighting are minimized on adjacent uses
and do not create spillover effects. The plan must specifically
incorporate the following design features:
o The project must incorporate project design features to
shield light and /or glare from vehicles entering or exiting
parking lots and from the north face of the proposed
structure by providing barriers so that light from vehicle
headlights would not illuminate off -site sensitive uses.
o The project must incorporate project design features to
provide landscaping, physical barriers, screening, or other
buffers to minimize project - generated illumination from
entering off -site areas and to prevent glare or interference
with vehicular traffic, in accordance with the El Segundo
Municipal Code.
(5) The proposed structure must be designed to maximize the
use of textured or other non - reflective exterior surfaces and non -
reflective glass.
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
2. Air Quality.
a) Facts /Effects.
(i) Air Quality Standards
Short -Term Construction Activities
Future construction of the project site would generate short -term air
quality impacts during grading and construction operations. The short -
term air quality analysis considers the following temporary impacts from
the project:
• Clearing, grading, excavating, and using heavy equipment or
trucks creating large quantities of fugitive dust, and thus PM,o;
• Heavy equipment required for grading and construction generates
and emits diesel exhaust emissions; and
• The vehicles of commuting construction workers and trucks
hauling equipment would generate and emit exhaust emissions.
Exhaust emission factors for typical diesel - powered heavy equipment,
as well as the number of pieces of equipment utilized, are based on the
URBEMIS 2007 program defaults and data provided by the project
applicant. Variables factored into estimating the total construction
emissions include the level of activity, length of construction period,
number of pieces and types of equipment in use, site characteristics,
weather conditions, number of construction personnel, and the amount
of materials to be transported on -site or off -site. A listing of mobile and
stationary construction equipment is included in the air quality
modeling; refer to Appendix A, Air Quality Analysis.
Fugitive Dust Emissions
Fugitive dust (PM,o and PM2.5) from grading and construction is
expected to be short -term and would cease following completion of the
proposed project improvements. Most of this material is composed of
inert silicates, which are less harmful to health than the complex
organic particulates released from combustion sources. These
particles are either directly emitted or are formed in the atmosphere
from the combustion of gases such as NOx and SOx combining with
ammonia. The greatest amount of fugitive dust generated is expected
to occur during site excavation and grading. Dust generated by such
activities usually becomes more of a local nuisance than a serious
health problem. Of particular concern is the amount of PM,o generated
as a part of fugitive dust emissions.
During construction, the property owner, developer, and contractors are
required to comply with regional rules, which assist in reducing short-
term construction - related air pollutant emissions. Rule 403 requires
that fugitive dust be controlled with the best available control measures
in order to reduce dust so that it does not remain visible in the
1.1
atmosphere beyond the property line of the proposed project. Rule 403
also requires that all active operations must utilize the applicable best
available control measures included in Table 1 of Rule 403. Table 1 of
Rule 403 is intended to minimize fugitive dust emissions from each
fugitive dust source type within the active operation. The applicable
control measures target various construction operations such as
backfilling, clearing and grubbing, crushing, cut and fill, demolition,
earth - moving activities, bulk material import and export, construction
staging, stockpiles /bulk material handling, trenching, and loading. The
applicable measures from Table 1 of Rule 403 suggest methods such
as covering stockpiles with tarps, and the application of water to
stabilize materials.
The URBEMIS 2007 computer model calculates PM10 and PM2.5
fugitive dust as part of the site grading emissions. Maximum
particulate matter emissions would occur during the initial month of
construction, when grading activities would occur. The maximum
mitigated particulate matter concentration would be 15.55 pounds per
day (Ibs /day) for PM10 and 7.16 Ibs /day for PM2.5, which are below
SCAQMD thresholds of 150 Ibs /day and 55 Ibs /day, respectively.
Construction Equipment and Worker Vehicle Exhaust
Exhaust emissions from construction activities include emissions
associated with the transport of machinery and supplies to and from the
project site, emissions produced on -site as the equipment is used, and
emissions from trucks transporting materials to /from the site.
Construction equipment and worker vehicle exhaust emissions would
be below the established SCAQMD thresholds. Therefore, air quality
impacts from equipment and vehicle exhaust emission would be less
than significant.
ROG Emissions
In addition to gaseous and particulate emissions, the application of
asphalt and surface coatings creates ROG emissions, which are 03
precursors. In accordance with the methodology prescribed by the
SCAQMD, the ROG emissions associated with paving have been
quantified with the URBEMIS 2007 model. In addition, based upon the
size of the building, architectural coatings were also quantified within
the URBEMIS 2007 model.
The greatest ROG emissions would be generated during the
application of architectural coatings on the building. As required by
law, all architectural coatings for the proposed project structures would
comply with SCAQMD Regulation XI, Rule 1113 — Architectural
Coating.' Rule 1113 provides specifications on painting practices as
well as regulates the ROG content of paint. In addition to Rule 1113,
the SCAQMD provides additional mitigation measures to reduce ROG
emissions. Mitigation includes the use of high - pressure -low- volume
South Coast Air Quality Management District, hftp://www.aqmd.gov/rules/reg/regll—tofc.htmi, November 10,
2004.
7
(HPLV) paint applicators with a minimum transfer efficiency of at least
50 percent, using pre - painted construction materials, and constructing
buildings with materials that do not require painting. Based on the
modeling, the proposed project would not result in an exceedance of
ROG emissions, and therefore would be considered less than
significant.
Asbestos
Pursuant to guidance issued by the Governor's Office of Planning and
Research, State Clearinghouse, lead agencies are encouraged to
analyze potential impacts related to naturally occurring asbestos
(NOA). Asbestos is a term used for several types of naturally occurring
fibrous minerals that are a human health hazard when airborne. The
most common type of asbestos is chrysotile, but other types such as
tremolite and actinolite are also found in California. Asbestos is
classified as a known human carcinogen by State, Federal, and
international agencies, and was identified as a toxic air contaminant by
the CARB in 1986.
Asbestos can be released from serpentinite and ultramafic rocks
when the rock is broken or crushed. At the point of release, the
asbestos fibers may become airborne, causing air quality and human
health hazards. These rocks have been commonly used for unpaved
gravel roads, landscaping, fill projects, and other improvement
projects in some localities. Asbestos may be released to the
atmosphere due to vehicular traffic on unpaved roads, during grading
for development projects, and at quarry operations. All of these
activities may have the effect of releasing potentially harmful asbestos
into the air. Natural weathering and erosion processes can act on
asbestos bearing rock and make it easier for asbestos fibers to
become airborne if such rock is disturbed.
Serpentinite and /or ultramafic rock are known to be present in 44 of
California's 58 counties. These rocks are particularly abundant in the
counties of the Sierra Nevada foothills, the Klamath Mountains, and
Coast Ranges. According to the Department of Conservation Division
of Mines and Geology, A General Location Guide for Ultramafic Rocks
in California — Areas More Likely to Contain Naturally Occurring
Asbestos Report (dated August 2000), the proposed project is not
located in an area where NOA is likely to be present. Therefore,
impacts would be considered less than significant.
Long -Term (Operational) Emissions
Long -term air quality impacts would consist of mobile source
emissions generated from project - related traffic and from stationary
source emissions. For purposes of this air quality emissions analysis,
operation - related air quality impacts were analyzed for the project
buildout conditions.
E.,
Mobile Source Emissions
Mobile sources are emissions from motor vehicles, including tailpipe
and evaporative emissions. Depending upon the pollutant being
discussed, the potential air quality impact may be of either regional or
local concern. For example, ROGs, NOx, SO2, PM,o, and PM2.5 are
all pollutants of regional concern. However, CO tends to be a
localized pollutant, dispersing rapidly at the source.
The Traffic Impact Analysis (TIA) was prepared by Kimley -Horn and
Associates, Inc. (dated April 2008). Project - generated vehicle
emissions have been estimated using the URBEMIS 2007 computer
model. This model predicts ROGs, CO, NOx, SO2, PM,o, and PM2.5
emissions from motor vehicle traffic associated with new or modified
land uses. Project trip generation rates were based on the TIA.
Mobile emissions generated by vehicle traffic associated with the
proposed project would not exceed the established SCAQMD
thresholds, and would result in a less than significant impact.
Mitigation measures 1 through 5 will mitigate the above impacts to a
less than significant level.
fii) Objectionable Odors
According to the SCAQMD CEQA Air Quality Handbook, land uses
associated with odor complaints typically include agricultural uses,
wastewater treatment plants, food processing plants, chemical plants,
composting, refineries, landfills, dairies, and fiberglass molding. The
proposed project does not include any uses identified by the
SCAQMD as being associated with odors.
Construction activity associated with the project may generate
detectable odors from heavy -duty equipment exhaust. Construction -
related odors would be short -term in nature and cease upon project
completion. The other potential source of odors would be new trash
receptacles for the proposed project. However, all new trash
receptacles would be required to have lids, which would limit odors
emanating from the receptacles; refer to Mitigation Measure AQ -6.
Any impacts to existing adjacent land uses would be short -term, as
previously noted, and are considered less than significant given the
project size.
Mitigation Measure 6 will mitigate the above impacts to a less than
significant level.
b) Mitigations:
(1) During clearing, grading, earth moving, or excavation
operations, excessive fugitive dust emissions must be controlled
by regular water or other dust preventive measures using the
following procedures, as specified in the SCAQMD Rule 403.
(a) Limit on -site vehicle speed to 15 miles per hour.
9
(b) Water material excavated or graded sufficiently to
prevent excessive amounts of dust. Water at least twice
daily with complete coverage, preferably in the late
morning and after work is done for the day.
(c) Water or securely cover material transported on-
site or off -site sufficiently to prevent generating excessive
amounts of dust.
(d) Minimize area disturbed by clearing, grading, earth
moving, or excavation operations so as to prevent
generating excessive amounts of dust.
(e) Indicate these control techniques in project
specifications. Compliance with the measure will be
subject to periodic site inspections by the City.
(f) Prevent visible dust from the project from
emanating beyond the property line, to the maximum
extent feasible.
(g) Apply nontoxic chemical soil stabilizers according
to manufacturer's specifications to all inactive construction
areas (previously graded areas inactive for ten days or
more).
(h) Trucks transporting soil, sand, cut or fill materials,
and /or construction debris to or from the site must be
tarped from the point of origin.
(2) Project grading plans must show the duration of
construction. Ozone precursor emissions from construction
equipment vehicles must be controlled by maintaining equipment
engines in good condition and in proper tune per manufacturer's
specifications, to the satisfaction of the City Engineer. Compliance
with this measure must be subject to periodic inspections of
construction equipment vehicles by the City and included in
construction bid documents.
(3) All trucks that are to haul excavated or graded material on-
site must comply with California Vehicle Code Section 23114, with
special attention to Sections 23114(b)(F), (e)(2) and (e)(4) as
amended, regarding the prevention of such material spilling onto
public streets and roads. This provision must be provided in
construction bid documents.
(4) The following measures must be implemented to reduce
ROG emissions resulting from application of architectural
coatings:
10
(a) Contractors must use high - pressure -low- volume
(HPLV) paint applicators with a minimum transfer efficiency
of at least 50 percent.
(b) Use required coatings and solvents with a VOC
content lower than required under Rule 1113.
(c) Construct/build with materials that do not require
painting.
(d) Use pre - painted construction materials.
(5) Construction hours, allowable work days, and phone
numbers of the job superintendent must be clearly posted at all
construction entrances to allow for surrounding property owners
and residents to contact the job superintendent. If the job
superintendent receives a complaint, appropriate corrective
actions must be implemented immediately and a report taken to
the reporting party.
(6) Trash receptacles within the project site must have lids that
enable convenient collection and loading and must be emptied on
a regular basis, in compliance with City of El Segundo regulations
for the collection of solid waste.
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.
3. Cultural Resources.
a) Facts /Effects.
(1) Archeological Resources. According to the City of El
Segundo General Plan EIR, due to the City's proximity to historic
natural water courses and freshwater springs, there is potential for
significant archeological artifacts to exist. As the project site has
been previously graded and is currently paved, the potential to
discover archaeological resources is low. However, the potential
exists for unknown archaeological resources to be discovered
during earth movement. Therefore, implementation of mitigation
measures would reduce potential impacts to unknown
archaeological resources to less than significant.
(2) Paleontological Resources. According to the City of El
Segundo General Plan OR, the potential exists for paleontological
resources to be present on -site due to the significant fossiliferous
formation underlying the City. With implementation of mitigation,
potential impacts to paleontological resources would be reduced
to less than significant.
11
(3) Human Remains. The project site is developed with
surface parking. Due to the level of past disturbance, it is not
anticipated that human remains exist within the project site. In the
event human remains are encountered during earth removal or
disturbance activities, all activities would cease immediately and a
qualified archaeologist and Native American monitor would be
immediately contacted. The Coroner would be contacted
pursuant to Sections 5097.98 and. 5097.99 of the Public
Resources Code relative to Native American remains. Should the
Coroner determine the human remains to be Native American, the
Native American Heritage Commission would be contacted
pursuant to Public Resources Code Section 5097.98. Thus, a
less than significant impact would occur in this regard.
b) Mitigations:
(1) 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 archeologist 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 archaeologist, as appropriate, must prepare a
research design for recovery of the resources in consultation with
the State Office of Historic Preservation that satisfied the
requirements of §21083.2 of CEQA. The archaeologist must
complete a report of excavations and findings, and must submit
the report for peer review by three County - certified archaeologists
or paleontologists, as appropriate. Upon approval of the report,
the County must submit the report to the San Bernardino
Archeological Information Center and keep the report on file at the
County of San Bernardino. After the find has been appropriately
mitigated, work in the area may resume.
(2) A certified paleontologist must be present during initial
grading and all soil disturbances on the project site in order to
monitor any significant paleontological findings. In the event that
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 satisfied the requirements of §21083.2
of CEQA. The paleontologist must complete a report of
excavations and findings, and must submit the report for peer
review by three County - certified archaeologists or paleontologists,
12
as appropriate. Upon approval of the report, the County must
submit the report to the San Bernardino Archeological Information
Center and keep the report on file at the County of San
Bernardino. After the find has been appropriately mitigated, work
in the area may resume.
(3) If human remains are unearthed, California Health and
Safety Code Section 7050.5 requires that no further disturbance
must occur until the County coroner has made the necessary
findings as to origin and disposition pursuant to Public Resources
Code Section 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 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. A wide variety of
products, chemical and purified chemical compounds, and
elements that are considered hazardous or toxic are routinely
used in households, commercial businesses, and industrial
operations and processes. These include cleaning and pool -
related chlorine products, chemical fertilizers, herbicides and
pesticides, stored fuels and waste oil, and chemical solvents and
lubricants. The project proposes to construct and operate a hotel.
This land use may include the use and disposal of typical cleaning
products along with limited use of pesticide and herbicides for
landscape maintenance and pool - related products. Trucks
accessing the businesses on -site would contain oil and gasoline to
power their engines, which could have the potential to result in
minor releases of such substances through drips or leaks from
truck loading areas. Major hazardous materials are not typically
associated with the proposed uses and would not create unusually
high quantities of hazardous waste.
b) Mitigations:
(1) The applicant and construction contractor must comply
with existing hazardous materials regulations, which are codified
in Titles 8, 22, and 26 of the California Code of Regulations, and
their enabling legislations set forth in Chapter 6.95 of the
California Health and Safety Code. In addition, the applicant and
13
construction contractor must comply with applicable federal, state,
and local laws and regulations pertaining to the transport, use,
and disposal of hazardous waste, including but not limited to, Title
49 of the Code of Federal Regulations and as implemented by
Title 13 of the CCR.
(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 /Short -Term: Short -term water quality
impacts could occur during the construction phase of the project.
As the site is currently developed with surface parking, the
existing on -site uses would be removed in preparation of grading
and construction for the proposed project. This could expose
loose soil to potential wind and water erosion. If not controlled,
the transport of these materials to local waterways would
temporarily increase suspended sediment concentrations and
release pollutants attached to sediment particles into local
waterways. Since the project site is greater than one acre in size,
coverage under the Construction Activities General Permit would
be required. This NPDES Permit requires the preparation of a
SW PPP before construction of the proposed project. The SW PPP
would identify sources of sediments and pollutants that would
affect storm water quality, designate use of appropriate BMPs at
the project site, and implement storm water pollution prevention
measures that would reduce water pollution associated with
construction activities. There are many BMPs available for
achieving the best possible water quality. Common BMPs include
structural controls, as well as non - structural controls. Site - specific
BMPs would not be established until the proposed project is
reviewed by the City of El Segundo Public Works Department.
Increased surface water runoff and storm drainage discharge
associated with construction activities would be considered a less
than significant impact with implementation of the required
mitigation measures.
(2) Operational Impacts /Long -Term: Anticipated pollutants
associated with commercial /industrial developments include
trash /debris and oil /grease. Potential pollutants include heavy
metals, nutrients, pesticides, organic compounds (solvents),
sediments, and oxygen demanding substances. Anticipated
pollutants from parking areas include heavy metals, organic
compounds (petroleum hydrocarbons), trash /debris and
oil /grease. Potential pollutants from parking areas include
nutrients, pesticides, sediments, and oxygen demanding
14
substances. Anticipated pollutants from the proposed cafe and
bar area include bacteria/viruses, trash /debris, oxygen demanding
substances, and oil /grease. However, due to the limited amount
of landscaping and the use of efficient irrigation methods, potential
pollutants associated with landscaped areas (pesticides, nutrients,
sediments, and oxygen demanding substances) are not
considered to be of significant concern. In addition, due to the
proposed use of the site, solvents are not anticipated to be
present in storm water runoff from the site. Several of the
pollutants anticipated from the project site are also listed as
impairments to the project receiving waters on the 303(d) List.
Currently, impervious surface covers approximately 100 percent of
the site. Implementation of the proposed project would result in
impervious surfaces on the project site to accommodate the hotel,
parking areas, paths, and other hardscape features. The
proposed project would include landscaping throughout the site;
however, the amount of landscaping would be considered
minimal. Thus, there would be a minor decrease in impervious
surface area.
A WQMP would be required to be prepared before the City issues
grading permits. The WQMP would identify measures so the
project would meet, at minimum, the measures specified in the
NPDES Permit, SWPPP, the assignment of long -term
maintenance responsibilities (specifying the developer, parcel
owner, maintenance association, lessee, etc.), and the
locations(s) of all structural BMPs. The WQMP would identify
pollutant sources associated with the addition of business
operations that may affect the quality of discharges of stormwater
from the site.
Compliance with the aforementioned standards and preparation
and implementation of a WQMP would reduce potential impacts to
a less than significant impact in this regard.
b) Mitigation
(1) Before the City issues grading permits, the applicant must
prepare, obtain approval from the City's Public Works Department
and the Planning and Building Safety Department, and implement
a Water Quality Management Plan.
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.
15
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, five phases of
basic types of activities would be expected to occur and generate
noise over the duration of the construction phase of the project.
The activities would include demolition, mass grading, fine
grading, trenching, paving, and building or the physical
construction and finishing of the proposed hotel.
Currently, land uses immediately surrounding the project site
include general office uses, light manufacturing, hotel, and parking
uses. Noise - sensitive receptors such as residential uses are
located further away (roughly 1/2 mile) and west of the site across
Sepulveda Boulevard. Hotel uses are located within 1/4 mile of the
project site, however none are directly adjacent to 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
measures 1 through 3 below 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 measures 1 through 3 below would be
implemented to ensure that the new HVAC equipment for the
Project would be equipped with shielding design measures.
16
(2) 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 measures 1 through 3 below are included.
b) Mitigation:
(1) Before the City issues grading permits, the construction
contractor must demonstrate, to the Planning and Building Safety
Director the following:
(a) Construction contracts must specify that all
construction equipment, fixed or mobile, be equipped with
properly operating and maintained mufflers and other State
required noise attenuation devices.
(b) Construction noise reduction methods such as
shutting off idling equipment, maximizing the distance
between construction equipment staging areas and
occupied residential areas, and use of electric air
compressors and similar power tools, rather than diesel
equipment, must be used where feasible.
(c) During construction, stationary construction
equipment must be placed such that emitted noise is
directed away from sensitive noise receptors.
(d) All construction entrances must clearly post
construction hours, allowable workdays, and the phone
number of the job superintendent. This will allow
surrounding owners to contact the job superintendent with
concerns. If the developer receives a noise - related
complaint, appropriate corrective actions must be
implemented and a report taken indicating the action with a
copy of the report provided to the reporting party upon
request.
17
(2) Per the El Segundo Municipal Code, construction cannot
occur between the hours of 6:00 PM and 7:00 AM Monday
through Saturday or at any time on Sunday or a Federal holiday.
(3) If pile driving occurs within 250 feet of commercial
receptors, alternative construction methods such as pre - drilling,
drilled piles, Giken silent piling, pile cushioning, or any non - impact
drivers must be implemented to significantly reduce vibration
levels generated by construction activities.
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.
7. Transportation/Traff ic
(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 twelve study intersections were selected for analysis
in order to determine potential project - related impacts:
I. Sepulveda Boulevard /Imperial Highway
II. Sepulveda Boulevard /Maple Avenue
III. Sepulveda Boulevard /Mariposa Avenue
IV. Sepulveda Boulevard /Grand Avenue
V. Sepulveda Boulevard/El Segundo Boulevard
VI. Sepulveda Boulevard /Hughes Way
VII. Sepulveda Boulevard /Rosecrans Avenue
VIII. El Segundo Boulevard /Continental Boulevard
IX. El Segundo Boulevard /Nash Street
X. El Segundo Boulevard /Douglas Street
XI. El Segundo Boulevard /Aviation Boulevard
XII. Continental Boulevard /Grand Avenue
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
18
conditions. Study intersections under Caltrans jurisdiction are also
analyzed per Caltrans requirements using the Highway Capacity
Manual (HCM) methodology. Sepulveda Boulevard is a Caltrans
facility; therefore all intersections along Sepulveda Boulevard
were analyzed using the HCM methodology.
The City's Level of Service standard for intersection operation is
Level of Service "D" as established in the 2004 El Segundo
General Plan Circulation Element. A project impact would be
considered to be significant if it either causes an intersection
operating at an acceptable Level of Service to deteriorate to an
unacceptable Level of Service, or if already operating at an
unacceptable Level of Service, adds 0.02 or more to the peak
hour ICU.
Using the identified methodology, along with the associated
ambient growth rates, and the 10 percent reduction for non -
vehicle travel (walking and transit) to the surrounding businesses
the Future With Project Conditions Peak Hour Intersection
Operation indicates that study intersections would operate at
acceptable and unacceptable levels of service in the Opening
Year Plus Project Conditions. In particular, the intersection of El
Segundo Boulevard at Continental Boulevard would operate at
Level of Service "F" and therefore, mitigation measures would be
required.
(2) Parking: Pursuant to the El Segundo Municipal Code, a
hotel type land use is required to provide one space for each of
the first 100 rooms; 3/4 space for each of the next 100 rooms; and
1/2 space for each room above 200. The proposed hotel, which
proposes 152 rooms, would require 139 parking spaces. The site
plan provides a total of 89 parking spaces, including 6 handicap
accessible spaces and 1 van accessible space. To account for
the remaining 50 spaces, the hotel would enter into a reciprocal
parking agreement with the adjacent Northrup Tower. Therefore,
with approval of the reciprocal parking agreement, the proposed
hotel would provide adequate parking to meet the parking
demand. Less than significant impact would occur.
(b) Mitigation:
(1) El Segundo Boulevard at Continental Boulevard: The project
applicant must fund and install the re- striping of the westbound
through /right land to a dedicated right -turn lane and must fund the
manufacturing and installation of the associated signage, subject
to approval by The Director of Public Works. The City reserves the
right at City's expense, as determined by the Director of Public
Works, to remove the dedicated right -turn lane in the future if it is
unnecessary, as reasonably determined by the Director of Public
Works, or if a similar improvement can be substituted.
(2) Before the City issues grading permits, a reciprocal agreement
must be entered into between the Northrop Tower and the
proposed hotel to allow for the hotel's use of 50 parking spaces.
19
The reciprocal agreement must be provided to the City's Planning
and Building Safety Department.
(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. Utilities and Service Systems.
a) Facts /Effects.
(1) New Wastewater Facilities. Wastewater is collected and
treated by the Los Angeles County Sanitation District. The
wastewater from the City of El Segundo is treated at the Joint
Water Pollution Control Plan. The proposed project would impact
wastewater facilities in three ways: local collection capacity, trunk
line delivery capacity, and treatment capacity. According to the El
Segundo General Plan EIR, implementation of the General Plan
was anticipated to generate approximately 4.8 million gallons per
day of wastewater beyond the 1990 land use conditions.
According to the El Segundo General Plan EIR, general
commercial uses generate wastewater at a rate of 4,356
gallons /acre /day. As the proposed project consists of 10.58
acres, the project would generate approximately 46,087 gallons of
wastewater a day. This represents approximately 0.37 percent of
the total anticipated increase in wastewater under the General
Plan buildout.
Wastewater from the City of El Segundo is conveyed thought the
City's system of underground pipelines and is pumped to
treatment plants. The project site would be served by the 21 -inch
underground pipeline within Continental Boulevard and a 15 -inch
pipeline within El Segundo Boulevard. The wastewater from the
City, east of Sepulveda Boulevard, including the project site, flows
to treatment plants operated by the Sanitation District of Los
Angeles County. Specifically, the project site is served by the Los
Angeles County Sanitation District's Joint Water Pollution Control
Plant ( JWPCD). The JWPCD has a design capacity of 385 million
gallons per day (mpg), and currently has an average flow of 323
mgd. The project would produce 20,875 gallons /room /day.2
A Sewer Capacity Study — El Segundo Boulevard (15 -inch) Sewer
System, was prepared by RBF Consulting, dated July 21, 2008, to
determine the capacity of the 15 -inch sewage line within El
Segundo Boulevard. The pipeline was monitored for 6 days, July
1, 2008 to July 7, 2008. The monitoring device recorded velocity
(feet per second), depth, and flow on five minute intervals.
Generation rate for hotel is 125 gallons/room/day. The project proposes 167 rooms.
20
Capacity was calculated based on Manning's equation and the
following parameters:
• Manning's 'n' value = 0.013
• Maximum depth /diameter (d /D) for 15 -inch = 0.70 (for
an existing sewer)
• Peak (existing flow) =1.577 cfs
• Slope = 0.0034 ft/ft (based on as -built drawings)
Based on the as -built drawings, it was assumed that the pipeline
was designed with slopes of 0.00345 ft/ft (upstream) and 0.00337
ft/ft (downstream). Therefore, an average of 0.0034 was utilized
for analysis. The calculation concluded that the 15 -inch El
Segundo Boulevard pipeline has 1.573 cfs (705 gpm) of available
capacity.
The Sewer Capacity Study also included a calculation of
introduced wastewater flow. According to the study, the project
would generate a peak flow of 0.087 cfs. This amount is
substantially less than the available capacity in the pipeline.
Therefore, the addition of the project related wastewater would not
have a significant effect on the capacity of the pipeline. Although
capacity is adequate, mitigation measures would be required to
ensure appropriate permits are obtained prior to construction and
adequate infrastructure is in place prior to project operation.
Implementation of mitigation measures are required to reduce
impacts to less than significant.
(2) Solid Waste. Proposed demolition and construction activities
would generate construction debris from development of the
project site. Post development operations resulting from the hotel,
cafe, and bar area uses would further increase the volume of solid
waste generated from the project site over existing conditions.
According to the General Plan EIR, commercial development
generates approximately 218 pounds per acre per day. Using this
generation approximation the project would generate
approximately 9,701.86 pounds of solid waste per day (ppd).
Waste generation includes all materials discarded, whether or not
they are later recycled or disposed in a landfill. The increase in
solid waste generation would increase the demand to provide
disposal service over existing conditions, and would therefore
impact the capacity of landfills. Further, the increased solid waste
generation would incrementally shorten the lifespan of the landfills
and may impact the capacity of the Puente Hills and Sunshine
Canyon Landfills.
Participation in local recycling programs during construction and
operation, and implementation of the recommended mitigation
measures provided in the El Segundo General Plan EIR, would
21
ensure that that solid waste impacts remain at or below existing
levels.
b) Mitigation:
(1) Before the City issues building permits, the project site must be
annexed into the Los Angeles County Sanitation District No. 5.
(2) Before the City issues building permits, the project applicant
must obtain a sewer connection permit from the Los Angeles
County Sanitation District to obtain sanitary sewer service. Prior to
obtaining a connection permit, the applicant must also pay a sewer
connection fee as determined by the County Sanitation District of
Los Angeles County.
(3) Before the City issues building permits, the project applicant
must provide additional local sewer infrastructure as necessary to
connect the project site to existing sewer infrastructure. This
provision must be coordinated with the project applicant and may
be the partial responsibility of the applicant, as determined by the
City.
(4) The project applicant must comply with Title 12 of the ESMC
regarding Sewer Facilities.
(5) Before the City issues building permits, the project applicant
must submit the Final Working Drawings to the City's Planning and
Building Safety Department and the Public Works Department for
review and approval.
(7) Where feasible, the applicant must install refuse compacting
equipment to substantially reduce the number of refuse hauling
trips and allow for more effective and sanitary disposal.
(8) The applicant must work with a commercial hauler, incensed to
operate in the City of El Segundo, to coordinate recycling efforts for
the entire development.
(9) The applicant's contractor must reduce construction - generated
waste according to state law by a minimum of 50 percent. The
applicant or contractor must submit a construction waste
management plan explaining the practices that would be used to
achieve this level of reduction. This plan must be reviewed and
accepted by the City's Solid Waste Management Coordinator
before the City issues grading permits.
c) Finding:
(1) Changes or alterations have been required in or incorporated
into the project and the project has been conditioned to avoid or
22
substantially lessen the potential environmental effect as identified
in the MND.
D. Insignificant Cumulative Impacts.
The City Council finds that the Addendum to the Mitigated Negative Declaration
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 199 North Continental Boulevard Specific Plan Zone Change and
General Plan Land Use Map Designation Amendment Project with respect to the areas
listed below:
1. Aesthetics.
2. Agricultural Resources.
3. Air Quality.
4. Biological Resources.
5. Cultural Resources.
6. Geology and Soils.
7. Hazards and Hazardous Materials.
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 Addendum to the Mitigated Negative Declaration, 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 \0 Planning - Old \PROJECTS (Planning) \826- 850 \EA 844\April 6 2010 City Council Meeting \EA -844
CEQA Resolution findings Exh A.doc
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City Council Resolution 4647
Exhibit C
El Segundo General Plan Land Use Element Excerpt - Page 3 -7
Land Use Designations
Commercial Designations
Add the following text immediately below Corporate Campus Specific Plan on
page 3 -7:
199 North Continental Boulevard Specific Plan: Permits hotels at a maximum
floor area ratio (FAR) of 0.92. Permits general office, medical - dental offices,
public uses, including, but not limited to fire and police stations, post offices and
libraries, recreational uses (public and private), research and development uses,
and restaurants and cafes at a maximum floor area ratio (FAR) of 0.80.
PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning) \826- 850 \EA 844\April 6 2010 City Council
Meeting\Resolution and Attachments \EA -844. CC. Exhibit C.GP excerpt Council Resolution Land Use Designations. doc
City Council Resolution 4647
Exhibit D
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 (216.6 218.4 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 01-2,1/2/02)
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.
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 parcel at 199 North Continental Boulevard between El Segundo Boulevard and
Grand Avenue bounded by Continental Boulevard to the east 101 North Continental
Boulevard to the south and west and 201 North Continental Boulevard to the north is a
Specific Plan area ( "199 North Continental Boulevard Specific Plan ") which encourages
primarily a hotel use with a maximum floor area ratio of 0.92• however offices medical-
dental offices public uses recreational facilities (public and private) research and
development and restaurants and cafes with a maximum floor area ratio of 0.80 may also
be developed on the site (1.75 ac.).
P:\Planning & Building Safety \0 Planning - Old\PROJECTS (Planning) \826- 850\EA 844\April 6 2010 City Council
Meeting\Resolution and Attachments\EA -844 Council Reso Exhibit D General Plan Land Use Element.doc
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)
P:\Planning & Building Safety \0 Planning - Old\PROJECTS (Planning) \826- 850\EA 844\April 6 2010 City Council
Meeting\Resolution and Attachments\EA -844 Council Reso Exhibit D General Plan Land Use Element.doc
City Council Resolution 4647
Exhibit E
1992 General Plan
Summary of Existing Trends Buildout
Land Use Category
Acres
Dwelling
Square Footage
Units
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
89,110
Downtown Commercial
8.8
18'
383,328
General Commercial
37.1
-
1,618,508
Corporate Office
216.6 2-18r4
-
12,539,209 +24,0G,493
Commercial Center
85.8
-
850,000
Smoky Hollow
94.1
268
2,019,454
Urban Mixed -Use North
232.5
-
13,166,010
Urban Mixed -Use South
70.6
-
3,997,936
124`h Street Specific Plan
3.9
1
73,530
Aviation Specific Plan
5.4
-
66,000
Downtown Specific Plan
26.3
2321
1,145,628
Corporate Campus Specific Plan
46.5
-
2,550,000
199 North Continental Boulevard
1.75
-
70,132
Specific Plan
Parking
11.8
-
-
Light Industrial
356.1
-
18,529,000
Heavy Industrial
1001
-
-2
Public Facilities
87.9
-
-
Federal Government
90.6
-
-
Open Space
78.3
-
-
Parks
50
-
-
Street and Railroad R.O.W
442.6
-
-
Totals
3,494.3
1 7,850
57,097,845 37;088;697
Population Projection
17,287
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
remain for the life of the Plan. Therefore, no estimated building square footage is shown.
199 North Continental Boulevard
Proposed General Plan Amendment of MI
Land Use Map
City of El Segundo MW
CITY COUNCIL RESOLUTION NO. 4647
Exhibit G
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the El Segundo Municipal Code ( "ESMC "), JF
El Segundo Owner, LLC, agrees to comply with the following provisions as conditions
for the City of El Segundo's approval of an Addendum to A Mitigated Negative
Declaration for Environmental Assessment (EA No. 844), General Plan Amendment No.
09 -02, Zone Change No. 09 -02, Zone Text Amendment No. 09 -04, Specific Plan No.
09 -02, and Development Agreement No. 09 -03 ( "Project Conditions ").
Planning Division Conditions
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 Addendum to the Mitigated Negative Declaration of
Environmental Impacts for the proposed hotel 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. Any changes to the colors and materials of the exterior facade of the building
must be in compliance with the 199 North Continental Boulevard Specific Plan
Section 3(G) Design Guidelines and approved to the satisfaction of the Director
of Planning and Building Safety.
5. 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
-1-
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 Certificate of Occupancy. Additionally, the final
landscaping and irrigation plans must comply with the following:
A. Reclaimed water must be used as the water source to
irrigate landscaped areas, if feasible. To that end, dual
water connections must be installed to allow for
landscaping to be irrigated by reclaimed water, if feasible.
B. 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).
C. Automatic 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.
D. 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.
6. The hotel must comply with the 199 North Continental Boulevard Specific Plan
Section 3(F) Design Features for Hotels.
7. The applicant must provide a sufficient number of bicycle racks to accommodate
the storage of at least 8 bicycles.
8. 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.
9. A trash and recycling enclosure must be provided and shown on the site plan
that is 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.
-2-
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 the Hotel
and any ancillary buildings.
11. Exterior lighting must be designed to minimize off -site glare.
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 provide the
Planning and Building Safety Department a status report on the Leadership in
Energy and Environmental Design (LEED) certification process that includes the
GBCI scorecard. The Director of Planning and Building Safety will determine if
the items identified on the scorecard and report, show a good faith effort to obtain
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.
14. Before the City issues Certificate of Occupancy, the applicant must submit a
reciprocal access agreement for joint use of the driveway entrance and drive
aisle at Continental Boulevard and El Segundo Boulevard to the Planning
Department for review and approval by the Director of Planning and Building
Safety. The reciprocal access agreement must be reviewed and approved as to
form by the Director of Planning and Building Safety 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 Reciprocal Access Agreement before the City
issues a Certificate of Occupancy. The reciprocal access agreement must be
recorded before the City issues a Certificate of Occupancy.
15. Before the City issues a Certificate of Occupancy, the applicant must submit a
parking covenant to allow the use of 50 off -site parking spaces located at 101
North Continental Boulevard 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. The parking covenant must be recorded before the
City issues a Certificate of Occupancy.
16. The applicant agrees to contribute $75,000 to the City Recreation and Parks
Department for capital improvement projects that will benefit children. One -half
of the award must be paid before building permits are issued and the remaining
one -half must be paid at issuance of Certificate of Occupancy.
-3-
Building Division Conditions
17. 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 Department for review and
approval.
18. Before grading permits are issued, the applicant must submit a soils report to the
Planning and Building Safety Department for review and approval.
19. Before grading permits are issued, the applicant must submit a grading plan to
the Planning and Building Safety Department for review and approval. 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 adopted by the ESMC with local amendments if submitted to the City
for plan check before January 1, 2011. If submitted to the City for plan check
after January 1, 2011, then the plans must conform to the 2010 California
Building Code.
20. Before building permits are issued, plans must show compliance with
accessibility requirements per Chapter 11 of the 2007 California Building Code,
as adopted by the ESMC, or per the 2010 California Building Code if plans are
submitted to the City for plan check after January 1, 2011.
21. The applicant must provide a complete pool enclosure that encompasses the
pool, per 2007 California Building Code § 3118131, as adopted by the ESMC, or
per the 2010 California Building Code if plans are submitted to the City for plan
check after January 1, 2011.
22. The applicant must provide a disabled access lift to access the pool per 2007
California Building Code §§ 1104B.4.3 and 11178.4, as adopted by the ESMC,
or per the 2010 California Building Code if plans are submitted to the City for plan
check after January 1, 2011.
23. At least one stairway must access the roof 2007 California Building Code §
1009.11 or per the 2010 California Building Code if plans are submitted to the
City for plan check after January 1, 2011.
Fire Department Conditions
24. The project must comply with all applicable requirements in the 2007 California
Building and Fire Codes, and the 2006 International Fire Code as adopted by the
ESMC and El Segundo Fire Department regulations. If the plans are submitted to
the City for plan check after January 1, 2011, the project must comply with the
2010 California Building and Fire Codes and the 2009 International Fire Code.
IIn
25. Construction of the hotel restaurant must include installation of a grease
interceptor capable of removing fats, oils, and grease from the kitchen waste
stream. If the Los Angeles County Health Department determines that the food
preparation area does not require the installation of grease interceptors, then this
condition will not be required.
26. Construction activities must include a storm water pollution prevention plan
addressing non -storm water run -off, debris removal, track -out and protection of
storm water system.
27. Any diesel - powered generators must be approved by the Fire Department,
Environmental Safety Division, and provide for secondary containment,
placarding, spill detection and prevention. Underground tanks require additional
environmental monitoring requirements.
28. Provide an inventory of chemicals used for laundry, pool or house cleaning that
may be in 55- gallon drums or cylinders.
Public Works Department Conditions
29. All onsite utilities including without limitation, water, electricity, gas, sewer and
storm drains, must be installed underground. Contact Southern California Edison
for required service and underground requirements (Mr. John Deng at (310) 783-
9305).
30. Before the City issues a Certificate of Occupancy, the applicant must ensure that
all curb, gutters, A.C. pavement and driveway aprons fronting Continental
Boulevard will be replaced as required by the Public Works Department.
31. Before the City issues a Certificate of Occupancy, all damaged or off -grade curb,
sidewalk and pavement must be removed and replaced as required by the Public
Works Department.
32. The applicant must ensure that encroachment permits are secured from the
Public Works Department before commencing any work in the public right -of-
way.
33. The project must comply with the latest National Pollution Discharge Elimination
System (NPDES) requirements and provide Best Management Practices (BMPs)
for sediment control, construction material control and erosion control.
34. Before the City issues a building permit, the location and sizes of all proposed
water meters must be approved by the City's Water Division.
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35. Before the City issues a building permit, the applicant must clean and inspect (via
remote TV camera) the project sewer lateral. If found impaired, the applicant is
responsible for the replacement of the lateral.
36. A registered civil engineer must provide storm (hydrologic and hydraulic)
calculations for appropriate storm drain facilities to control on -site drainage and
mitigate off -site impacts, as follows, subject to review and approval from the
Public Works Department:
o The design must follow the criteria contained in both the Los Angeles
County Department of Public Works Hydrology Manual 2006 and
Standard Urban Storm Water Mitigation Plan or most recent editions.
Flows must remain in their historical drainage pattern so as not to impact
neighboring properties.
o New development must not increase the rate of flow (cubic feet per
second) or velocity (feet per second) of site run -off water to any off -site
drainage areas beyond the measured or calculated pre - project rate and
velocity.
37. Construction related parking will be allowed through agreement with the 101
North Continental Boulevard property owner. Permission must be granted in
writing and submitted to the Public Works Department at the time of plan check.
38. All record drawings (as -built drawings) and supporting documentation must be
submitted to the Public Works Department before scheduling the project's final
inspection.
Police Department Conditions
39. Before the City issues a building permit, the applicant must submit a photometric
light study to the Police Department for review and approval. A site plan must be
provided showing buildings, parking areas, walkways, and the point -by -point
photometric calculation of the required light levels. Foot candles must be
measured on a horizontal plane and conform to a uniformity ratio of 4:1
average /minimum. The photometric study must be point -by -point and include the
light loss factor (7). Lighting levels must be adjusted to meet the minimum foot
candle requirements within each area of the site. All interior or exterior corridors,
passageways and pedestrian walkways and open parking lot shall be illuminated
at all times with a minimum maintained one foot - candle of light on the walking
surface.
40. A schematic plan of the security camera system must be submitted and
approved by the El Segundo Police Department before the City issues a building
permit, and must be included as a page in the stamped approved set of plans.
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41. Lighting devices must be enclosed and protected by weather and vandal
resistant covers.
42. Stairways must be illuminated with a minimum maintained one foot - candle of
light on all landings and stair treads at all times.
43. Recessed areas of building or fences, which have a minimum depth of two feet, a
minimum height of five feet, and do not exceed six feet in width and are capable
of human concealment, must be illuminated with a minimum maintained 0.25
foot - candles of light at ground level during the hours of darkness. This
requirement applies to defined recessed areas which are within six feet of the
edge of a designated walking surface with an unobstructed pathway to it, not
hindered by walls or hedge row landscaping a minimum of two feet in height.
44. All types of exterior doors must be illuminated during the hours of darkness, with a
minimum maintained one foot - candle of light measured within a five -foot radius on
each side of the door at ground level. The light source must be controlled by a
photocell device or a time -clock with an astronomic clock feature and capable of
operating during a power outage.
45. The addressing, open parking lot and trash dumpster must be illuminated with a
maintained minimum of one foot - candle of light on the ground surface during
hours of darkness.
46. Street addressing must be a minimum of 6 inches high and must be visible from
the street or driving surface, of contrasting color to the background and
illuminated during hours of darkness. Addressing must also be shown on plan
elevations.
47. A total of 5 to 7 interior cameras and 6 to 7 exterior cameras must be installed as
generally shown on the First Floor Plan submitted by Cambria and dated
February 16, 2010. Security cameras must be placed to monitor and record
cash handling /counting areas, the safe, access doors.
48. Cameras, especially those viewing customers as they enter the hotel or stand at
cash stations, must be placed to capture the individual from the waist to the top
of the head straight on. Cameras must also be situated low enough so that
caps /hats or other disguises will not obstruct the view of the individual's face.
49. Security camera recordings must be made available to law enforcement
agencies for investigation purposes upon request.
50. Monitor and recording equipment must be stored in a secure area.
51. Landscaping cannot be planted so as to obscure required monitoring and
recording equipment.
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52. All security cameras must be in color; recording equipment must be digital and
have a minimum 30 day storage.
53. A safe must be installed in the building and be equipped with suitable anchors in
concrete blocks.
54. Delivery doors, cash handling room doors, and any other room identified by the
El Segundo Police Department must be equipped with a wide angle (190 -200
degree) door viewer, not to be mounted more than 58 inches from the bottom of
the door.
55. Before building permits are issued, the Police Department must approve the
height of where security cameras are mounted.
56. All landscaping must be low profile around perimeter fencing, windows, doors
and entryways so as not to limit visibility or provide climbing access. Dense
bushes cannot be clumped together in a manner that provides easy
concealment.
57. All single swing and double swing pedestrian doors must be secured with a
deadbolt lock and utilize an electronic access control system.
58. Stairwell doors exiting onto the street must have a minimum 100 - square inch
vision panel, with a minimum five inch width, to provide visibility into the area
being entered. Vision panels must meet the requirements of the California
Building Code, as adopted by the ESMC. Vision panels shall preclude
manipulation of the interior locking device from the exterior.
59. Interior stairwell doors must have glazing panels a minimum of five inches wide
and 20 inches in height and meet the requirements of the Uniform Building Code,
as adopted by the ESMC. Guest rooms must have a deadbolt lock, a secondary
security latch and a wide angle (190 -200 degree) door viewer, not to be mounted
more than 58 inches from the bottom of the door.
60. Exterior mounted ladders are prohibited except: (1) ladders with a minimum 1/8
inch thick steel plate, securely attached to the ladders edge on each side, and
extending to within two inches of the wall for a height of ten feet above ground
level. A door and cover must be securely attached to the front of the ladder, and
be constructed of minimum 1/8 -inch steel, extending from ground level to at least
ten feet high. The ladder must have non - removable hinge pins and be locked
securely against the side wall by a locking mechanism with a minimum five pin
tumbler operation; or (2) the bottom of the ladder must begin ten feet above the
ground surface.
61. All pool entrances must be posted with "No Trespassing" signs.
62. Any pool restroom and shower doors must have access control as reviewed and
approved by the El Segundo Police Department.
63. Exterior gates leading to the pool must be secured by electronic access control.
Construction Conditions
64. 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.
65. Public sidewalks must remain open at all times.
66. All haul trucks hauling soil, sand, and other loose materials must either be
covered or maintain two feet of freeboard.
67. 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.
68. Staging of construction vehicles and vehicle entry and egress to the site must be
approved by the Public Works Department. Temporary construction driveways
must be approved by the Public Works Department. Temporary construction
driveways must be removed before the City issues a certificate of occupancy.
69. Construction vehicles cannot use any route except the City's designated Truck
Routes.
70. 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.
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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.
1. 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.
71. During construction and operations, all waste must be disposed in accordance
with all applicable laws and regulations. Toxic wastes must be discarded at a
licensed, regulated disposal site by a licensed waste hauler.
72. 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.
73. If materials spills occur, they must be cleaned up in a way that will not affect the
storm drain system.
74. The project must comply with ESMC Chapter 5 -4, which establishes storm water
and urban pollution controls.
75. Before anticipated rainfall, construction dumpsters must be covered with tarps or
plastic sheeting.
76. 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 identified in the Storm Water Prevention Plan.
77. The owner or contractor must conduct daily street sweeping and truck wheel
cleaning to prevent dirt in the storm drain system.
78. Storm drain system must be safeguarded at all times during construction.
79. All diesel equipment must be operated with closed engine doors and must be
equipped with factory- recommended mufflers.
80. Electrical power must be used to run air compressors and similar power tools.
81. 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.
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82. During construction, the contractor must store and maintain equipment as far as
possible from adjacent residential property locations northwest of the site.
83. 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
84. 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 in accordance
with Section 6.2 of the Development Agreement. The fee amount must be based
upon the adopted fee at the time the building permit is issued.
85. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are issued,
the applicant must pay a one -time fire services mitigation fee in accordance with
Section 6.2 of the Development Agreement. The fee amount must be based
upon the adopted fee at the time the building permit is issued.
86. 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 in accordance
with Section 6.2 of the Development Agreement. The fee amount must be based
upon the adopted fee at the time the building permit is issued.
87. Before building permits are issued, the applicant must pay the required sewer
connection fees (as specified in ESMC Title 12 -3).
88. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues a certificate
of occupancy, the applicant must pay a one time traffic mitigation fee in
accordance with Section 6.2 of the Development Agreement. The fee amount
must be based upon the adopted fee at the time the building permit is issued.
89. Before building permits are issued, the applicant must pay the required School
Fees. This condition does not limit the applicant's ability to appeal or protest the
payment of these fees to the school districts(s).
Miscellaneous
90. JF El Segundo Owner, LLC, 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. 844, General Plan Amendment No. 09 -02,
Specific Plan No. 09 -02, Zone Change No. 09 -02, Zone Text Amendment No.
09 -04, Development Agreement No. 09 -02, and Administrative Use Permit No.
09 -06. 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
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of the City approval of Environmental Assessment No. 844, JF El Segundo
Owner, LLC., agrees to defend the City (at the City's request and with counsel
satisfactory to the City) and will indemnify the City for any judgment rendered
against it or any sums paid out in settlement or otherwise. For purposes of this
section "the City" includes the City of El Segundo's elected officials, appointed
officials, officers, and employees.
By signing this document, Richard Mielbye on behalf of JF El Segundo Owner, LLC.,
certifies that they have read, understood, and agree to the Project Conditions listed in
this document.
Richard Mielbye, Vice President - Secretary
JF El Segundo Owner, LLC
P:\Planning & Building Safety \Planning - Old \PROJECTS (Planning) \826- 850 \EA 844\April 62010 City Council Meeting\EA-
844. CCreso. Exhibit G.conditions.04.06.10.doc
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