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ORDINANCE 1367ORDINANCE NO. 1367
AN ORDINANCE AMENDING THE 124TH STREET SPECIFIC PLAN
ADDING PARKING AS AN ADDITIONAL PERMITTED USE AND
ADDING DEVELOPMENT STANDARDS FOR A PARKING USE WITHIN
THE PLAN AREA (SPECIFIC PLAN AMENDMENT NO. 03 -2)
The City Council of the city of El Segundo does ordain as follows:
SECTION 1: The Council finds and declares as follows:
A. On May 28, 2003, The Aerospace Corporation filed an application for an
Environmental Assessment to amend the General Plan designation and
124th Street Specific Plan zoning for 3.93 acre property located at 401
North Aviation Boulevard to allow parking as an additional permitted use;
B. The Aerospace Corporation application was reviewed by the City's
Department of Community, Economic and Development Services 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 Initial Study was prepared pursuant to the requirements of CEQA. The
Initial Study demonstrated that the project would not cause any significant
environmental impacts. Accordingly, a Negative Declaration ( "ND ") was
prepared and circulated for public review and comment between
September 18 and October 8, 2003;
E. The Department of Community, Economic and Development Services
completed its review and scheduled a public hearing regarding the
application before this Council for October 21, 2003;
F. On October 9, 2003 the Planning Commission held a public hearing to
receive public testimony and other evidence regarding the application
including, without limitation, information provided to the Commission by
representatives of The Aerospace Corporation; and adopted Resolution
No. 2554 recommending City Council approval of the project;
G. On October 21, 2003 the City Council held a public hearing to receive
public testimony and other evidence regarding the application including,
Page 1 of 3
without limitation, information provided to the City Council by
representatives of The Aerospace Corporation, and adopted Resolution
No. ,,A? approving Environmental Assessment No. 617 for Specific Plan
Amendment No. 03 -2; and,
H. The City Council considered the information provided by City staff, public
testimony, and by representatives of The Aerospace Corporation. This
Ordinance is made based upon the evidence presented to the City Council
at its October 21, 2003 hearing including, without limitation, the staff report
submitted by the Department of Community, Economic and Development
Services.
SECTION 2: General Plan and Zoning. The proposed project requests to amend the
City's General Plan Land Use designation and the zoning regulations (124th Street
Specific Plan) in the ESMC as follows:
A. The Land Use Designation of the project site is 124th Street Specific Plan.
The applicant proposes to amend the 124th Street Specific Plan land use
designation for the site to allow parking as an additional use permitted to
be developed in the area. The 124th Street Specific Plan was created in
1999 allowing only self - storage and accessory uses to be constructed.
B. The ESMC zoning classification for the project site is 124th Street Specific
Plan, which allows self- storage and accessory uses. The applicant
proposes to amend the 120' Street Specific Plan, which acts as the
zoning for the property, to allow parking as an additional use permitted to
be developed in the area.
SECTION 3: The 124th Street Specific Plan is amended pursuant to El Segundo
Municipal Code ( "ESMC ") § 15 -26 -3. The corresponding changes as set forth in Exhibit
"A" are incorporated into this ordinance.
SECTION 4: If any part of this Ordinance or its application is deemed invalid by a court
of competent jurisdiction, the city council intends that such invalidity will not affect the
effectiveness of the remaining provisions or applications and, to this end, the provisions
of this Ordinance are severable.
SECTION 5: The City Clerk is directed to certify the passage and adoption of this
Ordinance; cause it to be entered into the City of El Segundo's book of original
ordinances; make a note of the passage and adoption in the records of this meeting;
and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it
to be published or posted in accordance with California law.
SECTION 6: This Ordinance will become effective on the thirty -first (31st) day following
its passage and adoption.
Page 2of3
PASSED AND ADOPTED this 5th day of November, 2003.
-'-� IL' -
Mike Gordon, Mayor
APPROVED
By:
�/—M /kZDM ensl ey, y Attorney
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
Ordinance No. 1367 was duly introduced by said City Council at a regular meeting
held on the 21st day of October 2003, and 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 5th day of November, 2003, and the same
was so passed and adopted by the following vote:
AYES: Gordon, Jacobs, Gaines, McDowell, Wernick
NOES: None
ABSENT: None
ABSTAIN:
None
��X* bjAAA 44'%
Cindy MorlVesen, City Clerk
P \Planning & Building Safety \PROJECTS \600 - 627 \EA - 617 \03.10 CC ORD.final.doc
Page 3 of 3
CITY COUNCIL ORDINANCE NO. 1367
Exhibit A
124th Street Specific Plan
Amended
October 2003
City of El Segundo
350 Main St.
El Segundo, California 90245
124th STREET SPECIFIC PLAN
TABLE OF CONTENTS
I. Introduction
Page
1
A. Overview of the City 1
B. The Specific Plan Area 1
C. Impact of the Aerospace Downsizing 2
D. Relationship to the General Plan 3
II. Overview of the Specific Plan Area 5
A. Existing Land Uses (Distribution and Location) 5
B. Existing Public Transit 5
C. Existing Utilities and Infrastructure 6
1. Water Service
2. Fire Protection
3. Sewer Service
4. Gas /Electric /Telephone Service
5. Solid Waste Disposal
M. Policies Standards and Guidelines
7
A. Economic Development
7
B. Land Use
8
C. Circulation
9
D. Aesthetic
9
E. Landscaping
10
F. Public Safety
10
G. Signage
10
N. Development Standards
A. General Provisions
B. Uses
11
11
11
C. Lot Area
11
D. Height
12
E. Setbacks
12
F. Lot Frontage
12
G. Building Area
H. Walls and Fences
I. Access
12
12
13
J. Hours of Operation
K. Parking
13
13
L. Landscaping
14
M. Signs
14
N. Liehtine
15
EXHIBITS
Exhibit 1.0 Parcel Map - Parcel B/ Specific Plan Area
Exhibit 2.0 Regional Location/ Land Use Map
Exhibit 3.0 -3.3 Development Plans
Revised September 2003
124th STREET SPECIFIC PLAN
I. INTRODUCTION
A. OVERVIEW OF THE CrrY
The 124th Street Specific Plan area is located in the City of El Segundo, County of Los Angeles,
California. El Segundo is located approximately 18 miles from downtown Los Angeles and is
considered to be part of the Airport/South Bay subregion of the Los Angeles area (see Exhibit
1). The City of El Segundo is 5.46 square miles (3,494.4 acres) and is surrounded by the Los
Angeles International Airport to the north, the City of Manhattan Beach on the south, the City
of Hawthorne on the east, and the Pacific Ocean on the west. Based on the 2000 census data, the
City of El Segundo has a population of 16,0331 and a total of 7,261 dwelling units. The City also
currently has a large estimated daytime population of approximately 70,0002 which creates a
unique environment for El Segundo. Overall, El Segundo has a strong residential base with a
majority being single - family residences and a large portion living in multi- family units. Cities
bordering El Segundo such as Manhattan Beach and Hawthorne are predominately residential
neighborhoods with some commercial businesses along Aviation Boulevard. The City of El
Segundo is located along a major transportation corridor that can be accessed from the 405 San
Diego Freeway, the 105 Century Freeway which serves as a direct connection to downtown Los
Angeles, and the Green Line Light Rail System.
The Downtown area of the City is near residential areas and is a strong focal "pomt because of
the presence of the Civic Center. The area consists of older industrial buildings as well as the
"Smoky Hollow" industrial area. A large portion of the City south of El Segundo Boulevard
and west of Sepulveda Boulevard is occupied by the Chevron Refinery, which occupies about
one third of the City. There is a large single - family residential area in the northwest portion of
the City and a significant amount of multi- family units located throughout. Commercial uses
are scattered throughout the City while growth encourages office, research, and mixed type
uses. The 124th Street Specific Plan area lies within the eastern portion of the city, which is
surrounded by a combination of industrial, office, and commercial uses. This area contains the
"super block" development, which is a mixture of office, research and development uses,
including the Los Angeles Air Force Base3.
B. THE SPECIFIC PLAN AREA
The 124th Street Specific Plan area is located along the eastern border of the city, west of
Aviation Boulevard, between El Segundo Boulevard and 124th Street, adjacent to the Burlington
Northern Santa Fe Railroad tracks (see Exhibit 1.0 and Figures 1 and 2 below). The area is a
' 2000 Census data (www scag.ca.gov)
Z Sandra Lane, Economic Development Manager. City of El Segundo
3 City of El Segundo General Plan_ 1992 (p. 3 -2)
Revised 7/9/99
rectangular strip consisting of 3.93 gross acres of land located just east of the Los Angeles Air
Force Base (LAAFB) and south/ southeast of the Northrop Grumman aerospace facility. The
Specific Plan area consists of two parcels of land that are relatively flat and were previously
used as non - required overflow parking for Northrop Grumman employees. The 124th Street
Specific Plan, approved on August 17, 1999, was initially created in response to the City's
growing need for economic diversity in order to attract new business without adversely
impacting the success of current local revenue generators. To this end, the Specific Plan
changed the zoning from Parking (P) to 124th Street Specific Plan, thereby restricting the uses to
self- storage and a City operated water pumping and treatment facility. Given the recent
security concerns and upgrades since September 11, 2001, particularly with respect to United
States government facilities, the strict self - storage land use limitation is no longer appropriate
for the Specific Plan area due to its proximity to the LAAFB located immediately west and
southeast of the site. Beyond the immediate security concern, The Aerospace Corporation will
benefit by increasing their overflow (non - required) parking capacities to support the research
facilities located south of the Specific Plan area. Additionally, the LAAFB will benefit by
securing alternate parking facilities during construction and implementation of the Space and
Missile Systems (SAMS) project.
Figure 1: Southerly view of site, currently vacant lot Figure 2 Northerly view of site.
T
C. IMPACT OF THE AEROSPACE DOWNSIZING
The impact of the downsizing of the U.S. military on El Segundo has been uncertain over the
years. In the early 1990s, California's defense employment was reduced by 130,000, which
represented a substantial loss to the state. In the City of El Segundo, defense firms occupied
11.2 million square feet of space in 1992, with this total diminishing throughout the 1990's.
Revised September 2003
2
Commercial property markets are recovering in El Segundo, and the City has had to find
alternative uses for certain spaces under such economic circumstances. Redevelopment and
adaptive reuse strategies are being implemented to promote the efficient use of such spaces.
The 124th Street Specific Plan area illustrates an area that shares common characteristics of
vacant industrial spaces. The property was previously used as surplus non - required parking
for Northrop Grumman employees that became available in May of 1998.
The Specific Plan area was established in response to the growing need for economic
diversification and to offer the City an alternative response for dealing with the losses in the
defense industry. The Specific Plan area is a positive alternative approach that illustrates the
City's willingness to welcome new business ventures into El Segundo.
D. RELATIONSHIP TO THE GENERAL PLAN
The 1241h Street Specific Plan is meant to serve as both a regulatory and implementation
document to further the goals and visions of the El Segundo General Plan. Under the California
Government Code Section 65450, a Specific Plan may be prepared for the systematic
implementation of the General Plan for all or part of the areas covered by the General Plan. The
City of El Segundo's General Plan was adopted in December 1992, which included several goals
and objectives. In the General Plan, one of the goals is to create in El Segundo a strong, healthy
economic community in which all diverse stakeholders may benefit. This goal is to be met by building
support from businesses and local residents to mutually agree on the benefits derived from the
maintenance and expansion of the City's economic base. In relation to the General Plan, the
124th Street Specific Plan has been prepared in the same manner, which aims to implement
necessary and desirable goals that will mutually benefit both residents and the City.
The 124th Street Specific Plan seeks to diversify the economic base of the City without
compromising the strength of existing local economies in the area. Propose$ land uses within
the 124th Street Specific Plan will seek to balance economic development and offer residents
alternative services. In coinciding with these goals and objectives, the 124th Street Specific Plan
looks to the General Plan as the fundamental gwdmg policy for the development of its own
vision and goals. The following are the goals and vision of the 124th Street Specific Plan:
1. Enhance the Economic Climate Through Diversity and Adaptive Reuse
Objective 1: To allow for a strong and healthy economic community by
accommodating the possibility of a diverse mix of uses from which all stakeholders
may benefit.
Objective 2: To allow for the adaptive reuse of targeted spaces that could potentially
benefit the City without adversely affecting local viable industries.
Objective 3: Support current services available within the City for its residents and
various businesses.
Revised September 2003
Objective 4: To support the mission/ function of The Aerospace Corporation and the
Los Angeles Air Force base by providing additional parking opportunities.
2. Promote Compatible and Healthy Land Uses
Objective 1: Retail current uses and attract viable and safe uses that do not nnfnnge
upon the economic viability of the Downtown area.
Objective 2: Ensure the protection of the public health and safety by attracting uses
that will not negatively impact the City.
3. Promote a Safe, Convenient, and Cost - Effective Circulation System that Serves the
Present and Future Circulation Needs of the Specific Plan Area and the City.
Objective 1: Support current City services available to the Specific Plan area, the
City's residents and its businesses.
Objective 2: Ensure that private development associated with the area makes a
conscious effort to mitigate against traffic impacts on the community.
Objective 3: Support City circulation policies which intends to further implement the
goals and objectives under the Circulation Element of the General Plan.
4. Accentuate the Overall Positive Image of the City
Objective 1: Provide convenient services to the residents and City without negatively
impacting the current surrounding community.
Objective 2: Facilitate the changing image of the City by providing alternative uses
that complement the current existing economic base.
Objective 3: Incorporate into the Specific Plan Area, well designed landscaping,
lighting, and signage elements that recognizes physical surroundings and takes them
into consideration.
Revised September 2003
4
II. OVERVIEW OF SPECIFIC PLAN AREA
A. Existing Land Uses (Distribution and Location)
The 124th Street Specific Plan area is north of El Segundo Boulevard, west of Aviation
Boulevard and south of 124th Street. This 3.93 gross acre site is currently a vacant parking
lot. The Specific Plan area is located south/ southeast of the Northrop Grumman facility
which is located in the Public Facilities (P -F) zone. North of the Specific Plan area is the
Urban Mixed -Use North (MU -N) zone and east of Aviation Boulevard is a Corporate Office
(CO) zone (see Exhibit 2.0). Railroad tracks are on the eastern border of the Specific Plan
Area which parallels Aviation Boulevard. Directly adjacent to the site behind the railroad
tracks east of the area are office buildings, as well as an Oroweat and Entemann's Outlet
Bakery (see Figure 3 below).
Figure 3 Easterly view from property, Figure 4: Looking east from the site, across the
the Oroweat and Entemann s Outlets. 124th/Aviation Boulevard intersection, is a residential
Railroad tracks are located near the east property line. neighborhood
'-
Abu—
Y �
Directly south of the Specific Plan Area is a Light Industrial (M -1) zone where the Aerospace
Corporation currently resides, and located to the west is the Los Angeles Air Force Base.
There are some single- family residential neighborhoods located just east of the Specific Plan
area across the intersection of 124th Street and Aviation Boulevard (see Figure 4 above) and
are within the jurisdiction of Los Angeles County.
B. Existing Public Transit
Current public transit service to the Specific Plan area is provided by fixed bus routes
operated by the Los Angeles County Metropolitan Transportation Authority (MTA), a Dial -
a -Ride service by the City of El Segundo, and the Municipal Area Express (MAX Transit
Service) which is funded cooperatively by eight cities and Los Angeles County. Fixed MTA
bus routes servicing the Specific Plan area include route 124 along El Segundo Boulevard
and route 627 along Aviation Boulevard. Routes 2 and 3 are MAX transit routes operated
by the Torrance Transit System on behalf of the multi- agency consortium and can be
accessed along East Grand and Sepulveda Boulevard6. Route T8 is a Torrance Transit line
6 MTA Westside Area Sector Maps, 1998 and City of El Segundo General Plan 1992
Revised September 2003
that provides access to Hawthorne Boulevard and the Los Angeles Airport and can be
accessed off of Douglas Street. The MTA Green Line rail system provides access at various
eastern points of the City including: Marine Avenue/ Redondo Beach Boulevard, Douglas
Street/ Rosecrans Avenue, and Aviation Boulevard/ I -105 Freeway7.
C. Existing Utilities and Infrastructure
The Specific Plan area will be served through a combination of utility services provided by
the City of El Segundo and other governmental agencies.
1. Water Service
Water utility service will be provided by Southern California Water Company to the Specific
Plan Area. A 10 -inch water line exists 30 -feet east of the centerline on Aviation Boulevard.
2. Fire Protection
Fire response service will be provided to the Specific Plan Area from Fire Station 2 which is
located at 2161 E. El Segundo Boulevard. Potential life and fire hazards along with
projected occupancy loads are expected to be extremely low for the area. An on -site fire
hydrant will be provided within the Specific Plan area.
3. Sewer Service
Sewer service will be provided to the site through connection through Los Angeles County
Sanitation District Five. Currently there are two 18" sewer lines located off of Aviation
Boulevard and one on the west side of El Segundo Boulevard to Imperial Highway.
4. GagMectric)Telephone Utilities
There is a 30" gas main located off of Aviation Boulevard along with telephone and electric
lines, which upon application and payment of applicable fees and charges will be available
to provide adequate service to the project areas. i
5. Solid Waste Disposal
Commercial uses within the Specific Plan area will be required to contract with a private
waste disposal company.
6. Storm Drain
Currently there is an underground storm drain located off of 124th, including storm drains
off of Aviation and El Segundo Boulevards.
7 ibid
8 City of El Segundo, Public Works Department
Revised September 2003
III POLICIES, STANDARDS AND GUIDELINES
The 124th Street Specific Plan is based upon a ten -year outlook for development and growth,
and all zoning policies of the plan shall be implemented under the guidance of the stated goals
and objectives. The Specific Plan area was developed to serve the City of El Segundo to provide
new development that offers support services for existing and future businesses, including local
residents. The Specific Plan supports the development of alternative uses that promote a
healthy mix of uses to diversify the micro- economy of El Segundo. Such uses that are
encouraged in the Specific Plan area are adaptive reuses in targeted areas, including alternative
uses such as general storage, warehousing and mini- storage that help to increase the efficient
use of underutilized spaces. The Specific Plan area will allow self - storage uses as well as
parking uses to support The Aerospace Corporation and LAAFB. In conjunction with the
development of storage facilities, the 124th Street Specific Plan would also allow the City to
develop a portion of the site as a water pumping and treatment facility. In the event the City
does not undertake the above - mentioned development, that portion of the property would then
be developed by the current property owner(s) (See Development Standards Section).
The Specific Plan enables new development in an area that is currently underutilized. New
development can potentially benefit the area with quality uses that provide an attractive, clean,
and safe use for the community. Where the 124th Street Specific Plan does not specify standards
or requirements related to the development of self - storage uses, the Mixed -Use North (MU -N)
Zoning Code development standards shall apply. Similarly, where the 124th Street Specific
Plan does not specify standards or requirements related to the development of parking uses, the
Parking (P) Zoning Code development standards shall apply.
A. Economic Development
In September of 1993, the Economic Development Strategic Plan was prepared for the City of El
Segundo in response to growing economic concerns caused by the dramatic defense cutbacks
within the City and across the nation. The need for the strategy was developed to address the
decline in the City's business activities and, correspondingly, a decline in the City's tax base9.
According to a study by Municipal Resource Consultants, in 1990, 68% of the general fund
revenues were paid by businesses and almost 50% of the general fund revenues were
contributed by the aerospace/ defense industries'O. In 1990, almost 20% of general fund
revenues were paid by a single business and almost 40% were paid by ten businesses, all of
which are "at- risk" today".
This illustrates the highly concentrated revenue base of the City during those times. Those
trends still impact the City's economy today which have driven the need for new strategies that
9 Economic Development Strategic Plan, City ofEl Segundo. Chabm► Concepts. Inc. & Economic Strategies Group
September 1993
° ibid
" ibid
Revised September 2003
will offer a more diverse mix of tenants for El Segundo. Therefore, the economic development
program was created and the following are a list of the objectives of the program:
♦ To diversify the economy against cycles and seasonality,
♦ To provide jobs for residents and markets for local businesses,
♦ To enhance the City's tax and revenue base,
♦ To create a higher quality of life,
♦ To support community development oNectives,
♦ To be an avenue for developing City -wide leadership,
To implement public / private leadership,
♦ To monitor the local economy by providing early warning about shocks and opportunities,
and
♦ To pro - actively direct the City's economic future.
In corresponding with the objectives of the Economic Development Strategic Plan, the 124th Street
Specific Plan seeks to expand the City's economic base by providing alternative development
within an underutilized area. The development proposed in the 124th Street Specific Plan aims
to provide an effective level of service to the community in order to maintain the quality of life
of its residents. It is evident that the City must undertake intervention methods before revenue
losses force cutbacks in residential and business services, which would detrimentally affect the
City's competitiveness. Thus, the Specific Plan area and any development within its boundaries
will seek to complement the objectives set forth in the Economic Development Strategic Plan.
Furthermore, the Specific Plan will not impede or infringe upon the economic success
associated with the "Downtown" environment.
B. Land Use
The development within the 124th Street Specific Plan shall be compatible with surrounding and
adjacent uses in order to further the goals and policies established in the City's General Plan.
The 124th Street Specific Plan area has been rezoned from the Parking (P) zone to the 124th Street
Specific Plan (124th Street SP) zone and shall encourage, if appropriate, the development of self -
storage or parking uses, including the option for the City to develop a portion of the property as
a water pumping and treatment facility. The change in zone is based on the following findings:
1. The area is currently underutilized. Consequently, expanding the zoning designation's use
options for the site will provide the City with zoning flexibility thereby creating the
potential for a more efficient use of the site.
2. The Specific Plan zoning designation will provide the opportunity to enhance the aesthetic
appearance of the site and will allow for desirable urban design elements and improve the
overall image of the area.
3. Adjacent uses are compatible with the zoning proposed by the 124th Street Specific Plan
since surrounding uses are light manufacturing, public facilities, and commercial offices.
Residents to the east of the project area off of Aviation Boulevard are also located more than
Revised September 2003
8
150 feet from the Plan area and are further shielded by the natural slopes adjacent to the
railroad tracks which screens the majority of the Specific Plan area from properties east of
Aviation Boulevard.
4. A re- designation or a re -zone of the area will not negatively impact the view, recreation, or
the quality of life associated with the community or residents within a one -mile radius of
the site.
C. Circulation
The 124th Street Specific Plan area is located at the northwest corner of El Segundo and
Aviation Boulevard south of 124th Street. Aviation and El Segundo Boulevards are both
major arterials that experience heavy congestion during weekday peak periods and at
critical tunes of the day operate beyond capacity at this intersection. Impacts associated
with the development of the Specific Plan area shall be minimal. In fact, except for
temporary construction impacts, there should be minimal additional trips associated with
the self - storage or parking uses proposed. The parking use would be for overflow use by
existing business in the area and not associated to any expansion of use.
Development within the Specific Plan area shall abide by the following policies:
1. Ingress and egress to the Specific Plan area shall be taken off of 124th Street.
2. Emergency vehicles only will be allowed access from El Segundo Boulevard.
3. Entry to the Specific Plan area may be controlled and limited by providing access through
the LAAFB security gate on 124th Street, and across the base to the Specific Plan area.
4. In the event that access via the LAAFB should become unavailable, alternate access directly
from 124th Street shall be provided by the property owner.
5. The traffic generated by development within the Specific Plan area shall not generate more
than 184 new trips per day.
6. Circulation of the Specific Plan area shall not interfere with the ingress and egress of the
Northrop Grumman facility.
7. All parking required by new development within the Specific Plan area shall be provided
within the Specific Plan area, and no on -street or off- prenuse parking will be allowed.
D. Aesthetic
The design and development of the Specific Plan area provides the opportunity to enhance the
aesthetic image of the area and its surrounding properties. Development of self- storage could
be conducive to the site because it is currently underutilized and furthermore, will not be
intrusive to the area. The design of all buildings will pay particular attention to the appropriate
treatment of facades and any new development within the plan area will also incorporate
Revised September 2003
consistent designs and use quality materials throughout the premises (refer to Exhibits). If the
City decides to develop the water pumping and treatment facility, the facade appearance, use of
colors and materials will remain consistent with the design of other buildings in the plan area.
Overall, the development and design of the Specific Plan area alms to blend within its
surroundings and make a positive contribution to the community.
E. Landscaping
Landscaping will be adequately provided within the Specific Plan area to maintain a pleasing
atmosphere for visitors and surrounding residents. There will be adequate and contemporary
landscaping which will minimize impacts and enhance view sheds from adjacent properties. If
self - storage uses are developed on the site, landscaping will be provided between buildings,
along the property lines, and within parking areas in order to enhance the overall design of the
site and increase the image of the area.
F. Public Safety
Development within the 124th Street Specific Plan shall ensure that the activity proposed and the
use of the property will not endanger the public's general welfare, health and/or safety. Any
activity or development within the plan area shall not create or pose any public nuisance to the
City or its surrounding community. The following policies shall be followed to ensure public
safety:
1. Lighting shall be adequate and shielded to minimize off -site illumination and shall conform
with the Development Standards set forth in this Plan (refer to Section IV Development
Standards).
2. Site design, building configurations, and operational procedures shall comply with City
police safety policies to ensure public safety on site and its adjacent uses.
3. Development shall consider alternative or appropriate designs that will mitigate and
minimize the negative impacts associated with views, noise, odor, light, and glare.
4. Security fencing shall be provided along the perimeter of the Specific Plan area to ensure
public safety. If parking uses are located on the site the security fencing may be required
only on the north, east, and south perimeters.
G. Signage
Signage within the Specific Plan area shall encourage the effective use of signs as a means of
identification in order to maintain and enhance the aesthetic environment and the City's ability
to attract sources of economic development and growth; improve pedestrian and traffic safety;
minimize the possible adverse effect of signs on nearby public and private property; and enable
the fair and consistent enforcement of sign restrictions set forth under the Development
Standards within this plan (refer to Section IV). The development standards established within
the 124th Street Specific Plan shall further specify and conform with the policies and guidelines
set forth in Section 20.60 of the El Segundo Municipal Code.
Revised September 2003
10
N. DEVELOPMENT STANDARDS
The 124th Street Specific Plan Development Standards shall apply to all uses within the Specific
Plan area. In the event that the Specific Plan document does not address specific standards for
new development, of self - storage and/ or water pumping and treatment facilities the new
development shall comply with development standards set forth in the Urban Mixed -Use North
Zone (MU -N) of Section 20.36.060 of the El Segundo Municipal Code. In the event that the
Specific Plan document does not address specific standards for new development, of parking
facilities the new development shall comply with development standards set forth in the
Parking Zone (P) of the El Segundo Municipal Code. The Specific Plan area will be developed to
consist of self- storage uses or parking uses. In conjunction with the development of either use,
the 124th Street Specific Plan would also allow the City to develop a portion of the site as a water
pumping and treatment facility. In the event the City does not undertake the above - mentioned
development, that portion of the property would then be developed by the current property
owner(s).
The following development standards shall apply to the 124th Street Specific Plan area:
A. General Provisions
All uses shall be subject to an administrative site plan review to ensure design compatibility.
B. Uses
a. Uses within the Specific Plan Area shall be limited to parking, self - storage and a
custodial convenience unit, except for the City's option to develop a water pumping and
treatment facility on a designated portion of the site (refer to Site Plan Exhibit)
b. In the event of self - storage, the proposed development will consist of approximately
83,000 gross square feet of development, which includes, 73,530 grosg square feet of self -
storage facilities and approximately 9,500 square feet for the City's development of a
water pumping and treatment facility.
c. In the event of a parking facility, the proposed development could include as many as
491 spaces intended as non - required overflow parking for The Aerospace Corporation
or existing development on the LAAFB.
d. In no event shall the parking facility be utilized for airport parking.
e. In the event the City does not choose to develop that designated portion of the site as a
water pumping and treatment facility, the site could be developed by the current
property owner subject to administrative review and approval by the Director of
Community, Economic and Development Services.
C. Lot Area
a. The minimum lot area includes the entire Specific Plan area (3.93 gross acres)
b. No subdivision of land is permitted in the Plan area, except as may be required for the
City's water pumping and treatment facility.
Revised September 2003
11
D. Height
Storage and water pumping and treatment uses:
a. There will be a total of seven one -story storage buildings within the Specific Plan area.
All one -story self- storage buildings within the Specific Plan area shall not exceed 13 feet
in height.
b. In the event the City does not choose to develop that designated portion of the site as a
water pumping and treatment facility, an additional one -story self- storage building will
be developed and shall not exceed 13 feet in height.
c. There will be one, two- story, self- storage building within the Specific Plan area, and it
shall not exceed 25 feet in height.
d. The water treatment building and the cylindrical storage tank shall not exceed 25 feet in
height (see Site Plan Exhibit).
Parking use:
a. Buildings and structures shall not exceed 25 feet in height.
E. Setbacks Storage and water pumping and treatment uses:
a. Front yard: shall have a variable setback from 30-35 feet (along El Segundo
Boulevard).
b. Side yard: shall have varying setbacks along the westerly property line from 10 -28.5
feet. (refer to Site Plan Exhibit)
c. Side yard: shall have varying setbacks from 5 - 33.5 feet along the easterly property
line (refer to Site Plan Exhibit).
d. Rear yard: shall have a 35 -foot setback from the southern line of the access easement
(refer to Site Plan Exhibit).
Parking use:
a. None required.
F. Lot Frontage # "
a. Frontage on El Segundo Boulevard shall be as depicted on the Site Plan Exhibit.
G. Building Area
a. Total net floor area in the 124th Street Specific Plan shall not exceed a Floor/ Area Ratio of
.47:1.0 for the self - storage facilities.
b. In the event the City does not choose to develop that designated portion of the site as a
water pumping and treatment facility, total net floor area shall not exceed a Floor /Area
Ratio of .54:1.0.
H. Walls & Fences
a. Eight -foot high metal security fencing shall be provided along the east, south and west
property lines.
b. Any other wall, fence or hedge to be constructed within the Specific Plan area shall be
subject to the approval of the Director of Community, Economic and Development
Services.
Revised September 2003
12
I. Access
Storage uses:
a. Primary access to the Specific Plan area shall be provided from 1241h Street only. Pubhc
access off of Aviation Boulevard and El Segundo Boulevard is prohibited.
b. Emergency exit access only shall be provided off of El Segundo Boulevard.
c. Six -foot high traffic controlled gates shall be constructed at the entrance /exit along El
Segundo Boulevard (for emergency access) and at the 124th Street / Aviation Boulevard
entrance /exit (alternate access).
d. Minimum 20-25 -foot wide drive aisles shall be provided within the Specific Plan Area
to allow for adequate access and circulation (refer to Site Plan Exhibit).
Parking and water pumping and treatment uses:
a. Primary access to the Specific plan area may be controlled and limited by providing
access through the LAAFB security gate on 124th Street or El Segundo Boulevard, and
across the base to the Specific Plan area.
b. In the event that access via the LAAFB should become unavailable, alternate access
directly from 124th Street shall be provided.
c. Emergency exit access only shall be provided off of El Segundo Boulevard.
d. Six-foot high traffic controlled gates shall be constructed at the entrance /exit along El
Segundo Boulevard (for emergency access) and at the 124th Street/ Aviation Boulevard
entrance/ exit (alternate access).
e. Minimum 20-25 -foot wide drive aisles shall be provided within the Specific Plan Area to
allow for adequate access and circulation (refer to Site Plan Exhibit).
J. Hours of Operation
Storage uses:
a. The operation hours shall be limited from 7:00 AM to 7 :00 PM daily.
Parking and water pumping and treatment uses:
a. No limitation.
K. Parking
Storage and water pumping and treatment uses:
a. A total of 24 parking spaces shall be provided for the storage uses within the Specific
Plan Area, which includes one disabled "van" stall, 3 standard stalls, and 20 parallel
stalls. Two additional stalls will be provided in the event the water pumping and
treatment facility is constructed.
b. One additional space for loading purposes shall also be provided and shall be 12 feet
wide and 30 feet long with a vertical clearance of 16 feet.
c. The maximum number of vehicles on -site during peak demands shall not exceed 13
cars.
d. Parking shall be provided within the Specific Plan area and no on -street or off - premise
parking will be allowed.
Revised September 2003
13
Parking use.
a. Drive aisles providing back -up space for 90 degree parking stalls, shall be 24 feet in
width.
b. The proposed development could include as many as 491 spaces intended as non-
required overflow parking for The Aerospace Corporation or existing development on
the LAAFB.
L. Landscaping
Storage and water pumping and treatment uses:
a. A minimum of 12% landscaping of the total net area of site shall be provided at all tunes
within the Specific Plan area (18,900 square feet).
b. A 30-35 foot minimum landscaped parkway shall be provided along the frontage of the
lot along El Segundo Boulevard to act as a buffer from the public right -of -way and to
reduce the visual impact of development on the site.
c. The side yard setbacks along the easterly property line shall be landscaped with
approved plants as depicted on the Site Plan Exhibit.
d. The side yard setback along the westerly property line (starting at variable setback of 10-
feet) shall be landscaped.
e. Additional landscaping shall be provided between parking spaces along the westerly
property line.
f. The 35 -foot minimum rear yard setback (which begins at the southern line of the access
easement) shall have a 20 -foot minimum landscaped buffer with trees and other
approved plants.
g. Planting areas will be provided between buildings located on -site as specified on
Exhibits.
h. Permanent irrigation shall be provided for all landscape areas
Parking use:
a. Landscaping shall include a minimum of 26 tree wells located along a north south axis
through the center of the site and 4,000 square feet of landscaping'dispersed throughout
the site.
b. Permanent imgation shall be provided for all landscape areas.
M. Signs
Storage and water pumping and treatment uses:
Sign Area and Height
a. Monument signs shall be allowed in the Specific Plan area. Monument signs shall not
exceed 300 square feet in size and no more than one double -sided ground monument
sign shall be permitted on each street.
b. One wall sign shall be permitted on the two -story building located internal to the site.
c. Design, Construction and Maintenance
d. All signs shall be designed, constructed and maintained in accordance with Title 15 of
the El Segundo Municipal Code.
Revised September 2003
14
e. Signs in the Specific Plan area shall be consistent in color scheme, lettering or graphic
style, location, lighting, materials and sign dimension as indicated in the Sign Plan
Mow.
Directional Signs
f. An "Emergency Exit Only" sign shall be located along the frontage of El Segundo
Boulevard as well as a public access sign that directs patrons to the 1241h Street entrance.
Sign Plan
g. A Sign Plan shall be submitted to the Director of Planning and Building Safety and be in
conformance with the standards described in Title 15 General Permit Procedures of the El
Segundo Municipal Code.
h. Unless otherwise stated, all signs within the Specific Plan area shall conform with the
standards, procedures, exemptions and other requirements as set forth in Title 15 Signs
of the El Segundo Municipal Code.
Parking uses:
a. Signs shall be in compliance with the requirements of Chapter 18 of Title 15 of the El
Segundo Municipal Code.
N. Lighting
a. Lighting shall be adequate throughout the Specific Plan area and shielded to minimize
off-site illumination.
b. A minimum amount of illumination provided shall be 1 -foot candle for parking areas.
c. Lighting fixtures shall be mounted on all buildings with down - facing lens to minimize
off -site illumination.
d. On -wall fixtures shall be mounted no higher than 15 feet on single story buildings.
Revised September 2003
13
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