ORDINANCE 1105ORDINANCE NO. 1105
AN ORDINANCE OF THE CITY OF EL SEGUNDO,
CALIFORNIA, CERTIFYING A NEGATIVE DECLARATION
OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL
ASSESSMENT EA -138; APPROVING ZONE CHANGE 87-
2, SMOKY HOLLOW SITE PLAN 87 -4, SUBDIVISION
87 -6, AND VARIANCE REQUESTS TO EXCEED WALL
HEIGHTS AND PERMIT VEHICULAR ACCESS ON GRAND
AVENUE; AND DENYING VARIANCE REQUEST TO ALLOW
PARKING INTRUSION INTO FRONT AND SIDE YARDS
AT 1315 EAST GRAND AVENUE.
WHEREAS, an application has been received from E.S.
DEVELOPMENT COMPANY to allow the construction of an 88 -unit
townhouse -style condominium project at 1315 East Grand Avenue and
implement the Medium Density Residential Floating Zone in the
Smoky Hollow Specific Plan area; and
WHEREAS, the Planning Commission of the City of E1 Segundo,
after a public hearing duly held, has adopted its Resolution No.
2197, recommending to the City Council the certification of a
Negative Declaration of Environmental Impact; approval of Zone
Change 87 -2, Smoky Hollow Site Plan 87 -4, Subdivision 87 -6, and
variance requests to exceed wall heights and permit vehicular
access on Grand Avenue; and denial of variance request to allow
parking intrusion into front and side yards at 1315 E. Grand
Avenue; and
WHEREAS, the City Council held, pursuant to law, a duly
advertised public hearing on such matters in the Council Chamber
of the City Hall, 350 Main Street, in the City of E1 Segundo on
January 19, 1988, and notice of said hearing was given in the
time, form and manner prescribed by law; and
WHEREAS, opportunity was given to all persons to present
testimony or documentary evidence for or against proposed
Environmental Assessment EA -138 and Negative Declaration of
Environmental Impact and the proposed project; and
WHEREAS, at said hearing the following facts and were
established:
Facts:
1. The applicant is proposing to construct an 88 -unit
townhouse -style condominium project with 176 garage parking
spaces and 46 visitor spaces on a 3.91 acre site at 1315
East Grand Avenue in the Medium Manufacturing Zone.
2. The applicant is requesting implementation of the Medium
Density Residential (MDR) Floating Zone in the Smoky Hollow
Specific Plan area, which implementation requires City
Council approval.
3. The site presently contains 67,000 sq. ft. of building area
for manufacturing and related office use vacated by the
Deutsch Fastener Corporation which would be demolished to
accommodate the proposed condominium project.
4. The applicant is requesting three variances from the MDR
development guidelines: (1) Increased wall heights in the
front, side and rear yards; the allowable front wall height
is 3.5 ft., a 5.5 ft. wall is being requested; the allowable
side and rear wall height is 6 ft., 8 ft. walls are being
requested; (2) allowing two vehicular access points on Grand
Avenue; the MDR regulations prohibit Grand Avenue access;
and (3) allowing the intrusion of five visitor parking
spaces into the required front and side yards at the
southeast corner of the site.
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5. The Supplemental Environmental Impact Report and Fiscal
Impact Analysis prepared for a previous application
(subsequently withdrawn) for a 93 -unit townhouse -style
condominium project at 1315 East Grand Avenue were reference
sources for the current 88 -unit proposal as the two projects
are substantially the same.
6. The site and surrounding area are designated by the Smoky
Hollow Specific Plan for manufacturing use with a
residential use overlay, which is consistent with the zoning
of the site.
7. Surrounding land uses consist of manufacturing uses to the
east, west and south, with a single family residential
neighborhood to the north.
Findings:
1. The Smoky Hollow Specific Plan (SHSP) designates this site
and the surrounding area as a Medium Density Residential
(MDR) Floating Zone; with the intent and goals of responding
to the need for additional housing units, upgrading the SHSP
area, and creating a buffer zone between existing
residential and manufacturing uses.
2. The proposed condominium project is consistent with the
intent and purpose of the SHSP; and with the residential
objective in the General Plan Land Use Element to promote
construction of high quality residential developments; and
with the acknowledged possibility in the General Plan
Housing Element of rezoning manufacturing lands to allow
residential uses due to the highly built -out nature of the
existing residential zones.
3. The inclusion of 39 mitigation measures and 8 additional
conditions which include assessment of mitigation fees for
library, fire, police and related governmental services will
offset the increased incremental demand on public services
and eliminate or reduce the environmental impacts of the
proposed project to an insignificant level.
4. The proposed 88 -unit project is comparable and
environmentally superior to the previous 93 -unit project
proposed for this site since site design modifications were
incorporated into the current proposal to eliminate or
alleviate identified issues, primarily regarding circulation
patterns and density.
5. The proposed zone change, SHSP 87 -4 and subdivision are
consistent and compatible with the SHSP goals and
objectives.
6. The increased wall heights are necessary to buffer the
proposed residential use, the first project in the Smoky
Hollow area to implement the residential floating zone, from
the adjacent manufacturing uses to the south, east, and west
of the project site, and in reducing potential land use
conflicts. The increased wall height along Grand Avenue
would be consistent with the SHSP guideline of creating a
strong visual separation of the residential use from the
manufacturing use south of Grand Avenue.
7. Due to its exceptional lot configuration, street access for
the project site is limited to Grand Avenue between Oregon
and California and the northeast corner of the site where
Holly Avenue and California intersect. The frontage along
Holly Avenue is inadequate to construct a driveway capable
of accommodating the amount of traffic generated by the
project. Allowing vehicular access on Grand Avenue instead
of at Holly and California would reduce the amount of
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project traffic generation into the residential area to the
north, provide an additional access point for the Fire
Department, and reduce the potential congestion on -and off -
site by providing two locations for access.
8. Granting the variance requests for increased wall heights
and vehicular access on Grand Avenue are necessary for the
enjoyment of the substantial property right to implement the
residential floating zone; and would further the goals of
the general plan and SHSP to increase available housing and
upgrade the Smoky Hollow area.
9. The variance request for five visitor parking spaces in the
front and side yards at the southeastern corner of the
project site are for spaces in excess of code requirements,
and no exceptional circumstances exist as to prohibit
parking placement on site.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL
SEGUNDO, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. The City Council hereby certifies the Negative
Declaration of Environmental Impact for Environmental Assessment
EA -138, subject to the following mitigation measures:
1. If the two abandoned oil wells are disturbed during site
excavation and grading, immediate notice shall be given to
the City. The wells shall be checked and re- abandoned
according to state regulations.
2. To provide support for shallow spread footings, for floor
slabs, and for paving, all existing fill soils and disturbed
natural soils shall be excavated and compacted in accordance
with City Public Works Department standards. Any required
additional fill must be properly compacted. The on -site
soils, less any debris or organic matter within the existing
fill, may be used in required fills.
3. Temporary excavation cuts shall be made at 1:1 or flatter
because of cohesionless sands, subject to the approval of
the Director of Building Safety.
4. Dust control measures as required by the Air Quality
Management District shall be implemented during
construction. Such measures shall include maintaining
adequate soil moisture and removal of soil spillage onto
travelled roadways.
5. The project site shall be enclosed during construction with
a 6' high chain link fence with gates located at driveways.
Gates shall not open out over sidewalk, curb or travelled
way.
6. All residential units shall be designed to achieve an
interior noise level of no louder than 45 dB CNEL in
conformance with the State of California Sound Insulation
Standards.
7. No building permit shall be issued until the City has
received and accepted an acoustical analysis of the final
project design plans verifying that the materials and
construction techniques are sufficient to reduce exterior
noise levels to the 45 dB CNEL standard. The acoustical
analysis shall be certified by a registered acoustician that
the proposed construction is adequate to meet the State of
California Sound Insulation Standard. If the standard is
not met, the project shall include additional measures
and /or redesign to meet the standard.
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8. No Certificate of Occupancy shall be issued until actual
field measurements within the completed units have been
performed by a registered acoustician certifying that the
interior noise levels do not exceed 45 dB CNEL.
9. Required parking shall be in conformance with the zoning
ordinance requirements including garage and space sizes and
aisle widths. The CC +Rs for the project shall include
restrictions on the use of garages for storage so as not to
impact or reduce required parking, and shall require project
residents to park their personal vehicles inside their
garage to ensure an unobstructed interior roadway.
10. Access for construction activities shall be limited to
Grand Avenue. No construction equipment, material and /or
employees shall enter the site or be parked or stored on
Holly Avenue or California Street. The General Contractor
shall be responsible for compliance with this requirement
and shall cooperate with the City by providing notification
to all employees, materialmen and suppliers of this
condition. Construction activity shall be limited to
Monday- Saturday, 7:00 am - 6:00 pm.
11. On- street parking on the Grand Avenue frontage shall be
prohibited to improve vehicle circulation and eliminate
sight obstructions. The applicant shall consult with the
Director of Public Works and bear any associated costs of
such prohibition.
12. Left turns out of the project site may be prohibited during
peak hours or at all times, and signed as such and designed
subject to approval of City Traffic Engineer, if the City
Engineer determines that this action is required in the
future.
13. Pedestrian ingress and egress shall be made available for
daily use by project residents and neighboring residents at
the Holly Avenue emergency access and easements recorded for
such access.
14. The applicant shall provide a looped fire water main system
connected to public water mains at least two points with on-
site hydrants spaced not more than 300 feet apart along the
fire lane. The applicant shall bear the cost of any water
main distribution enlargement made necessary by this
condition.
15. An emergency access system at Holly Avenue shall be
reviewed and approved by the Fire Chief and Director of
Planning prior to issuance of a building permit.
16. The circulation roadway within the complex shall be a
required fire lane and no parking shall be allowed.
17. Fire hydrants shall be placed on the on -site fire main
spaced 150' from any portion of any building at grade level.
The fire water main shall meet the Insurance Service Offices
fire flow requirement.
18. The project development shall be provided with a fully
automatic sprinkler system.
19. Applicant shall pay a fire /life safety mitigation fee of 11
cents per gross square foot to offset the increased
incremental impact upon Fire services prior to issuance of
the Certificate of Occupancy.
20. Exterior security lighting shall be directed toward the
site and away from adjacent land uses and roadway, subject
to the review and approval of the Police Chief and the
Director of Planning.
21. Building plans shall be reviewed for on -site security
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systems with the Police Department prior to issuance of a
building permit.
22. Applicant shall pay a one -time mitigation fee of $138,386 to
offset increased demand for Police Department services prior
to issuance of the Certificate of Occupancy.
23. The applicant shall submit a landscape and irrigation plan
for review and approval by the Director of Recreation and
Parks, and Director of Planning prior to issuance of a
Certificate of Occupancy. The plan shall include major
plantings, open spaces, pedestrian facilities, recreation
facilities, and gateway treatment plan for all three project
entrance sites, and berming along Grand Avenue.
24. Applicant shall pay a library service mitigation fee of 3
cents per gross square foot (including garage square
footage) to offset the increased demand on Library
services.
25. All planned sewer connections shall be checked for elevation
prior to starting construction. Sewer discharge for the
project shall be directed to pump station No. 4 via Holly
Avenue.
26. All utilities shall be placed underground in accordance with
SHSP General Provision No. 12.
27. After demolition of the present structures, the site shall
be tested for arsenic contamination in the former railroad
right -of -way, residual asbestos and hazardous substances in
the building area, and hydrocarbons throughout the site.
Testing shall be performed and certified by a registered
soils engineer and filed with the City before the
development may progress beyond the demolition stage.
28. Before the issuance of a building permit, all contaminated
soils shall be removed to the satisfaction of the City's
Building, Fire and Public Works Departments. Removal of
contaminated soils shall be in accordance with recognized
practices. The applicant shall supply adequate
documentation, including retesting if appropriate, that the
site is safe for residential development and habitation.
29. On -site recreational facilities including, but not limited
to, an outdoor swimming pool, spa, tot lot, and clubhouse
facility shall be provided on -site.
30. The swimming pool shall be independently fenced from the
remainder of the project.
31. The applicant shall reimburse the City for all required
street signs (i.e. parking restriction, etc.), and removal
and replacement of all broken, cracked, off -grade or damaged
curb, gutter, sidewalk, pavement and driveways. All work
shall be performed to the satisfaction of the Director of
Public Works.
32. The applicant shall upgrade and /or install a street lighting
system along street frontages to the satisfaction of the
Director of Public Works.
33. All units shall be equipped with cable television
connections.
34. The project's architecture shall be similar in character to
elevations submitted with the original application; and
shall be developed, constructed and maintained in
substantial compliance with the elevations and drawings
presented at the Planning Commission meeting of 12 -3 -87,
with a maximum of 88 dwelling units provided on -site and
inclusive of a tot lot in the northwest corner of the site.
Garage doors shall be roll -up style doors.
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35. Applicant shall make an irrevocable offer of dedication of
up to 18 feet of the entire project frontage along Grand
Avenue for the purpose of widening Grand Avenue at some
future time upon demand of the City of E1 Segundo. The
subdivision map shall be revised to reflect such dedication.
36. Applicant shall pay a fee of $250 per unit to be placed in a
traffic mitigation fund, with the use of such fund intended
for traffic signal related matters, subject to the
determination of the City Traffic Engineer.
37. Applicant shall furnish surety, acceptable to the City
Attorney, in the amount of $25,000 guaranteeing for a
period of one (1) year from date of Certificate of
Occupancy that public improvements adjacent to the project
site (ie. from property line to centerline of adjacent
streets) that are damaged as a result of heavy equipment
traffic entering the site during construction will be
repaired and /or replaced.
38. Parking for the project shall meet the handicapped parking
requirements as enforced by the Building Safety Department.
39. Any payment of fees required as Mitigation measures or
conditions of approval shall be required prior to issuance
of any Certificate of Occupancy.
SECTION 2. The City Council hereby approves Zone Change
87 -2, and the Smoky Hollow Site Plan 87 -4, as modified by the
mitigation measures and deletion of the excess parking spaces
within the front setback, subject to the following conditions:
1. Applicant shall provide each dwelling unit with private,
open space adjacent to each unit and physically separated
from common areas.
2. Applicant shall provide each unit with a trash compactor.
3. Applicant shall provide and maintain meter access for the
adjacent residence at 401 California Street.
4. Applicant shall pay a fee of $1,500 per unit to offset the
negative fiscal impact of the project on City services.
5. Applicant shall reconfigure the common driveway approach on
Grand Avenue located at the westerly property line to ensure
a minimum standard driveway for the adjacent property
owners, subject to the review and approval of the Director
of Public Works.
6. Applicant shall replace the tot lot in middle of site with a
clubhouse facility, and place tot lot in the northwest
corner of the site; both facilities shall be subject to the
review and approval of the Director of Parks and Recreation.
The existing gunnite slope at the northwest corner of the
site shall be fenced off and /or heavily landscaped to remove
its potential as an attractive nuisance to children.
7. All visitor parking spaces shall be labeled "Visitor," and
maintained at all times for visitor use.
8. To ensure adequate buffering of the residential property,
the landscaping shall include specimen trees and densely
planted landscaping materials distributed throughout the
site, subject to the review and approval of the Director of
Parks and Recreation.
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SECTION 3. The City Council further approves Subdivision
87 -6 (Tentative Tract Map No. 44764), as amended to include
dedication along Grand Avenue; approves the variance requests to
exceed wall heights and permit vehicular access on Grand Avenue;
and denies the variance request to allow parking encroachment
into front and side yards.
SECTION 4. This ordinance shall become effective at
midnight on the thirtieth day from and after the final passage
and adoption hereof.
SECTION 5. 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
pubished once in the E1 Segundo Herald, a weekly newspaper of
general circulation, published and circulated within said City of
E1 Segundo and which is hereby designated for that purpose.
PASSED, APPROVED AND ADOPTED THIS 2nd day of February ,
1988.
(SEAL)
�l
o the City of E1 Segundo,
California
I HEREBY CERTIFY that the foregoing Ordinance was adopted by the City Council
of the City of E1 Segundo at a regular meeting held on February 2, 1988 by the
following vote of the Council:
AYES: Councilmembers Jacobson, Schuldt, West, and Mayor Siadek
NOES: Councilmembers None
ABSENT: Councilmembers An erson
(SEAL)
City Clerk of the
City of E1 Segundo, California
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