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ORDINANCE 1087ORDINANCE NO. 1087 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL SEGUNDO, CALIFORNIA, ADOPTING PRECISE PLAN 85 -3, WITH CONDITIONS, FOR A PROPOSED OFFICE PROJECT AT 2301 -2381 ROSECRANS AVENUE AND 810 -820 SOUTH DOUGLAS STREET WITHIN SAID CITY. WHEREAS, an application has been filed by Continental Development Corporation for Precise Plan 85 -3 in order to permit a proposed 1,100,000 sq. ft. development for general office and research and development uses with , required parking for 3,667 vehicles, on a 14.7 -acre M -2 (Heavy Manufacturing) zoned site at 2301 -2381 Rosecrans and 810 -820 South Douglas Street, a legal description of which is on file in the Planning Department; and WHEREAS, a Final Environmental Impact Report (EA -084) has been prepared and the City Council has considered and certified the Final EIR by adoption of Resolution No- 3410 ; and WHEREAS, the Planning Commission of the City of E1 Segundo, after a public hearing duly held, as adopted its Resolution No. 2150, recommending to the City Council the certification of Environmental Impact Report EA -084, adoption of a statement of overriding considerations, and approval and adoption of Precise Plan 85 -3, with conditions; and WHEREAS, the City Council held a duly noticed public hearing on July 15, 1986, in the time, form and manner prescribed by law. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL SEGUNDO, CALIFORNIA, DOES ORDAIN AS FOLLOWS: 1 SECTION 1. The City Council hereby requires certain changes or alterations in the project to completely or partially mitigate significant environmental effects identified in the Final EIR, finds that certain mitigation measures are the responsibility and jurisdiction of other public agencies, adopts a statement of overriding considerations with regard to unavoidable traffic and air quality effects and finds that economic, social or other considerations make infeasible certain mitigation measures and the project alternatives identified in the Final EIR as enumerated in Resolution No. 3410 , which is attached hereto. SECTION 2. The City Council hereby finds that the proposed office /R &D land uses would not result in incompatible effects with heavy industrial uses in the vicinity and zone because there would be no heavy industrial uses remaining in the area if the site is redeveloped. SECTION 3. The City Council hereby finds that the proposed Precise Plan will be consistent with the General Plan as amended by Resolution and will implement the General Plan through standards for high - quality architecture, extensive landscaping, underground utilities, open space pedestrian plazas and paths, and street circulation systems consistent with objectives for high - quality design. The Precise Plan will limit building height to 99 feet, which conforms to prevailing heights of similar projects in the area, and which is one -half of the M -2 zone maximum. The Precise Plan will control building bulk through stepbacks, maximum building coverage criteria of 50% of gross site area, and placement of buildings which visually screens the parking structure from view of public streets. The 2 Precise Plan establishes density limits by using a maximum aggregate floor area -to -site ratio for each phase: 0.5 FAR Phase I, 1.0 FAR Phase II, and 1.80 FAR Phase III. SECTION N. The City Council hereby finds that the Precise Plan includes improvements for water, sewer, drainage, solid waste disposal, energy conservation, streets, public transit and pedestrian facilities necessary to support the land uses and density proposed for the site and supporting the General Plan, as indicated in the following conditions and mitigation measures. SECTION 5. The City Council hereby approves and adopts Precise Plan 85 -3, subject to the following conditions and mitigation measures: LAND USE 1. Project construction shall proceed under the following phasing plan. Any unused density permitted in any phase may be used in any subsequent phase. A. Phase I Phase I shall permit construction of not to exceed 310,000 sq. ft. of floor area, plus related parking, with a floor area ratio not to exceed 1.75 for Parcel No. 1. The aggregate FAR for the total site area of 14.0 + net acres will equal approximately 0.5 after dedication. 3 B. Phase II Phase II shall permit additional construction not to exceed in the aggregate 600,000 sq. ft. of floor area, plus related parking, with a floor area ratio not to exceed 1.80 for Parcel No. 2 and 1.0 in aggregate. i) No building permits shall be issued for Phase II until the following has occurred: a) A TSM Plan shall be approved by the Planning Director incorporating the TSM program measures required by Condition No. 33. If phasing permits, after one year of issuance of the Certificate of Occupancy for Phase I, the applicant shall also demonstrate performance of the TSM goal for Phase I either through counts that verify project - related p.m. peak hour trips do not exceed Draft EIR less 20% or that Average Vehicle Ridership (AVR) meets or exceeds 1.43. The applicant may select either method of measurement which shall be used consistently and be changed only with consent of the Planning Director. ii) No Certificate of Occupancy shall be issued for Phase II until the following has occurred: 4 1 a) Completion of subdivision improvements (Condition Nos. 3 -23) , except as otherwise permitted on a phased bases for each subdivision improvement. C. Phase III -A Phase III shall permit additional construction not to exceed 960,000 sq. ft. in the aggregate, plus related parking, with a floor area ratio not to exceed 1.57, provided the following has occurred: i) Performance of TSM goal for Phases I and II demonstrated either through counts that verify project - related p.m. peak hour trips do not exceed Draft EIR less 20% or AVR meets or exceeds 1.43. The applicant may select either method of measurement which shall be used consistently and be changed only with consent of the Planning Director. ii) In order to phase the project to the scheduled construction of the Century Freeway, the building permit for Phase III shall not issue prior to January 1, 1990 but may be issued at any time thereafter. Applicant is entitled to submit building plans at any time prior to that date. 5 iii) Applicant shall pay traffic mitigation fees as required by Condition No. 34. This constitutes applicant's commitment for capital traffic improvements. D. Phase III -B Phase III shall permit additional construction not to exceed 1,100,000 sq. ft. in the aggregate, plus related parking, with a floor area ratio not to exceed 1.80, provided the following has occurred: i) Performance of TSM goal for Phases I and II demonstrated either through counts that verify project - related p.m. peak hour trips do not exceed Draft EIR less 20% or AVR meets or exceeds 1.43. The applicant may select either method of measurement which shall be used consistently and be changed only with consent of the Planning Director. ii) In order to phase the project to the scheduled construction of the Century Freeway, the building permit for Phase III shall not issue prior to January 1, 1990 but may be issued at any time thereafter. Applicant is entitled to submit building plans at any time prior to that date. 0 iii) Applicant shall pay traffic mitigation fees as required by Condition No. 34. This constitutes applicant's commitment for capital traffic improvements. iv) Commitment from LACTC for route adoption of the E1 Segundo light rail extension. v) No building permit shall be issued until construction of the Douglas Street extension has commenced and has a completion date prior to projected occupancy for Phase III -B, and no Certificate of Occupancy for Phase III -B shall be issued until construction of Douglas Street extension is completed. 2. At completion, the project shall include a minimum of 1.5% of total floor area in retail /restaurant uses. Retail /restaurant floor area shall not be required until construction of Phase III; however, the applicant shall provide employee recreation and picnic /dining areas in each phase. Furthermore, the applicant shall guarantee to the City of El Segundo sales tax revenues for each phase, beginning one year from issuance of the Certificate of Occupancy for each phase and payable at the end of the calendar year as follows: Floor area for $100 sales each phase X 1.5% X SF X 1% VA Estimated Sales Tax Revenue To City Any actual sales tax revenues generated at point -of -sale on the site shall offset this obligation. As phasing permits, placement of the Phase III retail uses shall be cognizant of the future light rail station location and pedestrian access points. This obligation shall be removed upon construction of all required retail floor area and issuance of Certificate of Occupancy. SUBDIVISION IMPROVEMENTS Applicant shall perform or cause to be performed at applicant's expense, the following: 3. Design, construct and dedicate to the City of El Segundo a new 14 -foot wide continuous deceleration /right- turn -only lane along the north side of Rosecrans and the east side of Douglas Street, beginning approximately at the easterly property line and continuing to the proposed driveway on Douglas. The design and specifications shall be approved by the Director of Public Works and any dedication shall be included in the final parcel map prior to recordation. 4. Provide a bus stop and shelter immediately west of Aviation in conjunction with the above deceleration /right -turn lane (no separate turnout is recommended), to the satisfaction of the City Traffic Engineer. 5. Provide suitable easement or dedication and construct concrete curb, gutter and five -foot wide (minimum) concrete sidewalk along Rosecrans and Douglas frontages. Meandering sidewalks may be provided. Walks shall connect to handicap ramps at all intersections to satisfaction of the Director of Public Works. 6. If determined necessary by the City Traffic Engineer, the project driveway on Douglas Street shall be signalized to accommodate the expected high volumes of exiting vehicles. If not requested within one year from issuance of the Certificate of Occupancy for Phase III, this obligation shall be released. 7. Install a pedestrian crosswalk and pedestrian signal heads immediately to the north of the project's Douglas Street driveway, to the satisfaction of the Director of Public Works. 8. Furnish and install required street signs, (i.e. parking restriction, etc.), to the satisfaction of the Director of Public Works, and remove and replace all broken, cracked, off -grade or damaged curb, gutter, sidewalk, pavement, and driveways. Driveways not utilized for the project shall be removed. 9. Bear the cost of installing emergency vehicle preemptive signalization at the intersections of Rosecrans /Aviation, Douglas / Rosecrans and a third intersection to be selected jointly by the City Traffic Engineer and Fire Chief. This shall be considered the applicant's fair -share contribution to the City's OPTICOM system, and shall not exceed $18,000. Payment shall be made within 60 days of the City's request. Payment constitutes satisfaction of this condition. 9 10. Modify and relocate traffic signals and pavement striping as required by the City Traffic Engineer to accommodate the project access and subdivision improvements (bond or improve). 11. For the purpose of ensuring vehicular and pedestrian safety and emergency vehicle access, the applicant shall submit a site circulation plan showing on and off -site vehicular access, movements, signals and crosswalks for review and approval by the Director of Public Works, the Fire Department, and the Police Department prior to the issuance of a building permit. If restructuring of the median islands along Rosecrans Avenue is necessary, this shall be provided by the applicant in order to permit access by emergency vehicles. Said circulation plan may be submitted for each phase. 12. Participate on a fair -share basis in the cost of the traffic signal interconnect and upgrade project on Rosecrans Avenue between Sepulveda Boulevard and Inglewood Avenue. Participation shall consist of applicant depositing a fair -share amount (not to exceed $10,000) with the City upon notification that traffic timing plans for interconnection have been completed and traffic signal equipment has been identified, based on the project's percentage contribution to existing traffic volumes on Rosecrans Avenue between Aviation and Douglas. Public Works shall coordinate the timing of traffic signal modifications to extent feasible in order to 10 maximize cost savings. Payment shall be made within 60 days of the City's request. Payment shall constitute satisfaction of this condition. 13. Plant street trees as required and approved by Recreation and Parks Department. At the discretion of the Director of Recreation and Parks, on -site specimen trees may be substituted for required street trees to satisfy this condition. 14. Design and install a street lighting system along street frontages to the satisfaction of the Director of Public Works. 15. Construct a new minimum ten -inch water main line in Douglas Street between Rosecrans Avenue and Park Place. Replace 271 + feet of the existing eight - inch water main line in Rosecrans with a ten -inch water main line to the satisfaction of the Director of Public Works. 16. Each lot shall have a separate house connection to the County Sanitation District's sanitary sewer main, to the satisfaction of Director of Public Works. 17. Design and construct surface water drainage facilities for collection and disposal to the satisfaction of the Director of Public Works. These improvements shall be "on- site" and shall be constructed with each applicable phase of the development. 18. All utilities shall be placed underground. 11 r 19. Record any necessary reciprocal easement agreements as required by the Director of Public Works to share and maintain common utilities, drainage systems, driveways and pedestrian facilities, concurrent with the recording of the parcel map. Provided, however, that such reciprocal easement agreements may be amended to specify the precise location of such facilities as constructed. 20. Record reciprocal easement agreements to share and maintain common fire /life safety systems as required by the Fire Chief, concurrent with the recording of the parcel map. Provided, however, that such reciprocal easement agreements may be amended to specify the precise location of such facilities as constructed. 21. Reciprocal easement agreements shall be submitted to and approved by the City Attorney prior to recording for their legality, wording, recordability and enforceability. 22. Prior to recordation of the final map, submit appropriate improvement bonds and subdivision agreements for any subdivision improvements not completed prior to recordation of the final map. 23. Survey boundary monuments shall be located to the satisfaction of the City Engineer prior to recordation of the final map. 12 DRAINAGE FACILITIES 24. Enter into an agreement to design and construct surface water drainage facilities in the vicinity of the railroad right -of -way to eliminate drainage problems in the area to the satisfaction of the Director of Public Works. TRAFFIC /PEDESTRIAN /CIRCULATION 25. Design and implement an on -site pedestrian circulation system interconnecting all buildings, parking structures, pedestrian plazas, and on -site recreation facilities. On -site pedestrian facilities shall be grade- separated from the internal vehicle circulation system. The on -site pedestrian system shall provide transition to connect to bus /van stops and public sidewalks, at grade, and include provision for on -site bicycle circulation and storage. 26. Enter into an agreement to accommodate the proposed light rail station by providing a 20 -ft. wide point of connection from the site's pedestrian path to the station in the area between the parking structure and the Phase II building envelope. 27. Provide for pedestrian passage (maximum ten feet wide) from the site's pedestrian plaza level to the property line if and when such is located within 100 feet of the site's northeast property line. 28. Contribute up to $50,000 and not to exceed the actual construction costs of a connecting pedestrian bridge from the proposed light rail 13 station platform to the site property line. That contribution shall be considered a regional - serving improvement and be credited to applicant's traffic mitigation fee. 29. Provide a shuttle bus turnout along Douglas Street in proximity to the proposed light rail station with pedestrian connection. 30. Construction of pedestrian /light rail facilities per Condition Nos. 26, 27, 28 and 29 shall be guaranteed through recordation of an Agreement Affecting Real Property stating that applicant will construct facilities or deposit cash sum within 60 days after being requested to do so by the Director of Public Works. Facilities will not be required prior to Phase II construction. If the light rail route is not adopted for implementation by LACTC prior to ten years from recording the final map, developer shall be released from obligations required under conditions 26 through 30. 31. When Douglas Street is extended and a future transit station is constructed, provide a grade - separate pedestrian way between the site and the west side of Douglas (Phase III) upon notification from the City that said pedestrian access is required to maintain optimum operating capacity of Douglas Street. This shall be considered a region - serving improvement and be credited to applicant's traffic mitigation fee. 14 TRANSPORTATION SYSTEMS MANAGEMENT 32. The developer (applicant) shall comply with the City of El Segundo TSM Developer Ordinance Chapter 20.55, and prior to issuance of a building permit shall submit plans for the project which shall incorporate physical TSM support facilities consisting of preferential parking for rideshare vehicles for 15% of required parking stalls; van pool /shuttle loading areas; on -site pedestrian and bicycle lockers and showers; on -site employee services which may include recreation, child care, a n d c o n v e n i e n c e s e r v i c e s; a b u s pullout /deceleration lane on Rosecrans; on -site grade separation pedestrian circulation plaza system and provision for connection with future LRT station. The TSM Plan shall be in compliance with Condition Nos. 2, 4, and 25 -31. Construction of physical facilities shall occur on a phased basis as identified in said conditions. 33. Applicant shall agree in an Agreement Affecting Real Property to implement a TSM Plan for project employees. The TSM Plan shall include demand management programs and policies including an on- site employee transportation coordinator(s), informational and promotional services, a comprehensive commute services package including rideshare and transit services and incentives, preferential parking program for rideshare vehicles, and periodic surveys and monitoring reports. Incentives shall not include, except on a voluntary basis, monetary subsidies. 15 The program shall incorporate measures designed to achieve a minimum 20% reduction in the p.m. peak commute trips to the site as shown in the EIR or a 1.43 average vehicle ridership goal, as specified in the City of E1 Segundo TSM Ordinance. The TSM Plan shall be approved by the Director of Planning prior to issuance of Certificate of Occupancy for Phase I core and shell or issuance of the building permit for Phase II, whichever occurs first. The TSM Plan implementation may be shared or assumed by tenants as required by the City's TSM Employer Ordinance (Chapter 20.56), upon execution of written agreements in a form and substance satisfactory to the Director of Planning and the City Attorney. In addition, the applicant shall use its best efforts to incorporate in the TSM plan measures to achieve a twenty -five (25 %) percent reduction in p.m. peak hour trips to the site. In the event, that in any one ( 1 ) year following the first full year of operation of a TSM program, the applicant is unable to achieve at least a twenty -three (23 %) percent reduction in p.m. peak hour trips to the site, the applicant shall pay an additional traffic mitigation fee of five ($.05) cents per occupied square foot of the project for each percentage point less than twenty -three (23 %) percent, up to a maximum of three (3 %) percent, or fifteen ($.15) cents per occupied square foot per year. This obligation shall be limited to a period of five (5) years from the effective date of the precise plan ordinance or until construction of the Douglas Street extension has been completed, whichever first occurs. 16 �wr TRAFFIC MITIGATION FEE 34. Applicant shall pay to the City of E1 Segundo a one -time traffic improvement fee in the amount of $1.00 per square foot of building floor area for the initial 310,000 sq. ft. of building area, $1.50 for the next 290,000 sq. ft. of building area, $4.00 for the next 360,000 sq. ft. of building area, and $6.00 for the remaining floor area permitted under Phase III -B. The purpose of the traffic improvement fee is to fund traffic system improvements to mitigate the adverse impacts on traffic circulation attributable to the project. Payments shall be made prior to the issuance of building permits for each phase in proportion to the building floor area for each phase. Payments for Phase III may be apportioned in equal quarterly amounts over a five -year period, at applicant's discretion. The one -time traffic improvement fee shall be reduced by the following amounts: A. Phase I: i) The amount of applicant's actual fair - share contribution to the Rosecrans Avenue traffic signal interconnect and upgrade project (Condition No. 12). ii) The estimated cost of that portion of the deceleration lane required for a bus stop (approximately 14 feet x 60 feet) and the 17 cost of the bus shelter. Cost estimates shall be verified by the Director of Public Works. iii) Applicant may deduct actual expenses up to $45,000 of the fee for Phase I upon executing an agreement to assume the costs of preliminary investigations and reports necessary for the formation of a traffic improvement benefit assessment district for properties within a benefit area to be defined along the Rosecrans corridor. The City shall approve the scope of work and consultant for said studies. B. Phase II /Phase III: i) An additional amount of actual expenses up to $45,000 for actual costs incurred in preliminary reports and investigations for the traffic improvement benefit assessment district upon acceptance by the City of said studies. ii) Upon direction and agreement of affected cities, an additional amount up to $70,000 of the fee for Phase II may be deducted for actual costs incurred by applicant in establishing a Traffic Improvement Benefit Assessment District for properties along Rosecrans corridor. iii) Up to $50,000 for the actual construction cost of any pedestrian bridge structure from property line to the proposed light rail transit station per Condition No. 28. iv) A grade- separated pedestrian bridge over Douglas Street per Condition No. 31. C. If a Traffic Improvement Benefit Assessment District is established, payments made by applicant for any portion of the above one- time traffic improvement fee (including the amounts paid for items listed in A and B above) and the value of dedication or improvements designated by the City as regional- serving shall be credited to payment of any assessment on the project. D. The applicant shall agree to participate with other property owners on a fair -share basis in potential future traffic control program utilizing traffic control personnel on Rosecrans and /or Aviation. The amount of participation shall be credited to the traffic mitigation fee collected only during those periods in which required traffic mitigation fees are being paid. DESIGN STANDARDS AND AMENITIES 35. Submit a Landscape and Open Space Master Plan for review and approval by the Director of Planning prior to issuance of any building permit. The Landscape and Open Space Master Plan shall serve as 19 1 a guide to future phased development. Although not intended to be a detailed plan, it will contain the following major design elements: major planting areas, open space areas, pedestrian and bicycle circulation element, recreation facilities, schematic location of plazas, water features, and schematic gateway treatment at the easterly end of the Rosecrans frontage. 36. Submit landscape and irrigation detail plans for each phase in conformance with the Landscape Master Plan prior to issuance of building permits, for each phase, subject to the approval of the Director of Planning, Director of Recreation and Parks, and the Chief of Police. The project's irrigation system shall be automated and shall be operated and maintained to dispense water efficiently as dictated by a program designed to satisfy the variety of needs of the project's plant materials. 37. The project's architecture and site plan shall be consistent in quality and character with Continental Park Plaza (located at 2101- 2141 Rosecrans) and the building at 841 Apollo Street. The project shall provide ground level plazas with water features for each building, upper floors with step backs, coordinating colors and use of dark glazing (not mirrored surfaces); height limit of 99 feet (excluding penthouses for equipment as permitted by the Zoning Ordinance). 20 38. Submit an exterior signage program by phase to the Planning Director for approval prior to issuance of any Certificate of Occupancy for each phase for the purpose of ensuring that signs do not impede traffic and pedestrian safety, and that major signs are compatible with surrounding areas and the aesthetic objectives of the General Plan. 39. For that portion visible from residential areas to the east, parking structure illumination shall be limited to the interior and entryways. Shielded lighting shall be used where appropriate to direct lighting on -site. 40. Exterior security and recreation lighting shall be directed toward the site and will be directed away from adjacent land uses and roadways. 41. On -site parking shall be provided in conformance with the Zoning Ordinance requirements in effect on the date the first building permit is issued for the project, including at least 80% of Code - required spaces shall be standard 8 -1/2 x 18 feet dimensions. The total number of Code - required parking spaces may be reduced in Phase II and /or Phase III as permitted by the City's TSM Ordinance. Provide no more than one space per 250 square feet of floor area devoted to office and general retail uses. 42. Building envelope for parcel 3 shall be revised to provide a minimum 25 -foot setback from the future right -of -way along Douglas Street (following ti dedication of deceleration lane required by Condition No. 3). 21 RECREATION 43. Design and implement a recreation plan in compliance with the City's Industrial Development Recreation Standards and Guidelines dated September 14, 1984, and the Noble /White recreation plan dated March 7, 1986, to include the following facilities subject to the approval of the Director of Recreation and Parks: * Men and women's shower and locker room facilities in each phase * Four or more picnic or lunch areas Lighted volleyball court * Executive basketball courts (four half -court surface areas, approximately 30' x 421) * Indoor workout room (approximately 400 square feet) * One- quarter mile exercise par course with seven stations * Two shuffle board courts * Bicycle and walking paths and secure bicycle parking. Facilities developed under this plan shall be available free of charge to all employees on the site, and their future availability shall be ensured through the execution of an Agreement Affecting Real Property between the applicant and the City of E1 Segundo. 22 The location and phasing of on -site recreation facilities shall be as specified in the proposed recreation master plan to be approved by the Director of Recreation and Parks. FIRE 44. Pay the City of E1 Segundo a one -time fire /life safety mitigation fee for each phase in order to maintain acceptable levels of service as follows: i) Prior to issuance of Certificate of Occupancy, 11 cents per square foot of building floor area to cover increased operating costs of the Fire Department attributable to the project as identified in the Draft EIR; ii) Prior to issuance of building permit, 11 cents per square foot of building floor area to be allocated for the purchase of capital equipment and facilities for fire suppression and paramedic services as identified in the City's adopted Capital Improvement Program. 45. Provide site plans showing access within 150 feet of the main entrances of each /all buildings from a public street or approved fire lane and placement of on -site fire hydrants, subject to the approval of the Fire Department prior to issuance of building permits. 23 46. In order to ensure compliance with regulations of State Fire Marshal and Fire Code, and to mitigate impacts on Fire Department operations to the best extent possible, implement the above - approved plans and the requirements of a Fire /Life Safety Package submitted to and approved by the El Segundo Fire Chief prior to issuance of a building permit. The purpose the Fire /Life Safety Package shall be based upon guidelines listed in the E1 Segundo Fire Department's Fire Prevention Bureau Standard P -1 -a, Project Development Guidelines, revised October 1985 or similar guidelines in effect at the time of the permit. POLICE 47. Pay the City of El Segundo a one -time police services mitigation fee prior to the issuance of a building permit in the amount of 7 cents per square foot of building floor area for the entire project, in order to cover increased demands on the Police Department attributable to the project and the ten - year incremental costs of additional personnel required to maintain current service levels. 48. For each phase, submit detail plans and specifications for the design treatment affecting on -site security systems, lighting and landscaping to the Police Department for review and approval prior to issuance of any building permit or other approval of any specific development design in conformance with said plans and Condition No. 35. 24 LIBRARY 49. The applicant shall agree to participate at such time as a fair -share formula is developed to mitigate commercial - industrial impacts on library services and facilities. The formula shall ha based upon the percentage of citywide employees who use the library and the frequency of use by such employees. ADMINISTRATIVE 50. The Tentative Parcel Map approval shall not become final until the effective date of Ordinance(s) adopting the Precise Plan and General Plan Amendment approving the project. Applicant shall be permitted to submit the Parcel Map for County Engineer plan check prior to that date, but may not record. 51. Prior to the issuance of any permits, including grading, foundation or other building permits, the applicant shall enter into and record an Agreement with the City running with the land Affecting Real Property binding on all owners and successors in interest, which incorporates the conditions of approval and mitigation measures in a form and substance satisfactory to the City Attorney. Applicant shall reimburse City for administrative costs of City review of said agreement, in an amount not to exceed $4,000. 52. "Floor area" shall be as defined in Section 20.08.193 of the E1 Segundo Municipal Code. 25 53. Mitigation fees required pursuant to Condition Nos. 34 (traffic) and 44 (fire) shall be adjusted by the CPI with a base year of January 1, 1988, and with a maximum annual adjustment of five percent. Once the mitigation fee pursuant to Condition No. 34 (traffic) has been paid for all phases, applicant shall be relieved of the obligation to construct any improvement required hereunder for which applicant is entitled to a credit but has not as of the date of full payment received a credit. ENVIRONMENTAL MITIGATION MEASURES AIR QUALITY 54. Implement dust control measures required by the AQMD during construction, including maintaining adequate soil moisture as well as removing any soil spillage onto traveled roadways through site housekeeping procedures. 55. Design construction access to the project site so as to minimize interference with existing traffic and prevent truck queuing adjacent to local receptors. These design measures will be incorporated into the project construction permit. 56. Parking facility ventilation rates shall comply with Code requirements in order to prevent any unacceptable occupational air pollution exposure for employees within parking facilities. Wei NOISE 57. Construction and demolition activities shall comply with the City of El Segundo Noise and Vibration Regulations Chapter 9.06, including limitations on hours of activity unless a variance is granted pursuant to procedures of that chapter. ENERGY 58. The project shall be designed in as energy- efficient manner as feasible including, but not limited, to the following energy conservation measures: i) Thermal insulation in compliance with standards established by the State of California (Title 24). ii) Tinted glass, solar reflective glass and insulated glass shall be evaluated in the project design and shall be used where appropriate to reduce heating and cooling loads. iii) Fluorescent lighting shall be used where appropriate rather than less efficient lighting. iv) Public area lighting, both interior and exterior, shall be time - controlled and limited to that necessary for safety and 27 protection but shall not preclude reasonable recreation and "ambient" lighting for facade and landscape enhancements. V) Lighting switches and multi- switch provisions for control by occupants and building personnel shall be used to permit optimum energy conservation. WATER /SEWER /SOLID WASTE CONSERVATION 59• In order to reduce the volume of solid waste generated by the proposed project and to enhance collection, recycling and storage capabilities, the project shall provide trash compactors and enclosures to the satisfaction of the Director of Public Works. 60. In order to reduce volume of waste water flows, the project shall utilize low -flush toilets, lower - volume water faucets, drinking fountains equipped with self - closing valves, plumbing fixtures which will reduce water loss from leakage due to damaged or faulty washers, and installation of restrictions on all plumbing fixtures as shown on plans and specifications to the satisfaction of the Director of Public Works. 61. Project approval shall expire if the first building permit (including foundation) is not issued within 24 months from approval by the City Council. SECTION 6. This Ordinance shall become effective at midnight on the thirtieth day from and after the final passage and adoption hereof. SECTION 7. The City Clerk shall certify to the passage and adoption of this Ordinance; shall cause the same to be entered in the book of original Ordinances of said City; shall make a minute of the passage and adoption thereof in the records of the meeting at which the same is passed and adopted; and shall within fifteen days after the passage and adoption thereof, cause the same to be published once in the E1 Segundo Herald, a weekly newspaper of general circulation, published and circulated within said City of El Segundo and which is hereby designated for that purpose. PASSED, APPROVED and ADOPTED this 19th day of August , 1986. ay of the City of E1 Segundo California (SEAL) t-M STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS CITY OF EL SEGUNDO ) I, Ronald L. Hart, City Clerk of the City of E1 Segundo, California, DO HEREBY CERTIFY that the whole number of members of the City Council of the said City is five; that the foregoing ordinance, being Ordinance No. 1087 is a full, true and correct original of Ordinance No. 1087 of the said City of E1 Segundo, California, entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL SEGUNDO, CALIFORNIA, ADOPTING PRECISE PLAN 85 -3, WITH CONDITIONS, FOR A PROPOSED OFFICE PROJECT AT 2301 -2381 ROSECRANS AVENUE AND 810 -820 SOUTH DOUGLASS STREET WITHIN SAID CITY. which was duly passed and adopted by the said City Council, approved and signed by the Mayor of said City, and attested by the City Clerk of said City, all at a regular meeting of the said Council held on the 19th day of August, 1986, and that the same was so passed and adopted by the following vote: AYES: Councilmembers Anderson, Jacobson, Schuldt, West, and Mayor Siadek NOES: None ABSENT: None I do hereby further certify that pursuant to the provisions of Section 36933 of the Government Code of the State of California, that the foregoing Ordinance No. 1087 was dully and regularly published according to law and the order of the City Council of said City in the E1 Segundo Herald, a weekly newspaper of general circulation, printed, published and circulated within said City and that the same was so published therein on the following date, to wit: August 28, 1986. RONALD L. HART, City Clerk of the City of E1 Segundo, California (SEAL)