ORDINANCE 1441ORDINANCE NO. 1441
AN ORDINANCE APPROVING ZONE CHANGE NO. 09 -02, ZONE
TEXT AMENDMENT NO. 09 -04, SPECIFIC PLAN NO. 09 -02,
AND DEVELOPMENT AGREEMENT NO. 09 -03, ADDING Ell
SEGUNDO MUNICIPAL CODE (ESMC) § 15- 3- 2(A)(6) AND
AMENDING ESMC §§ 15- 3 -2(A) AND 15 -3 -1 FOR THE 199
NORTH CONTINENTAL BOULEVARD SITE REZONING AND
199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
PROJECT.
The City Council of the City of El Segundo does ordain as follows:
SECTION 1: The City Council finds and declares that:
A. On December 1, 2009, JF El Segundo Owner, LLC, filed an
application for an Environmental Assessment (EA No. 844),
General Plan Amendment No. 09 -02, Zone Change No. 09 -02,
Zone Text Amendment No. 09 -04, Specific Plan No. 09 -02,
Development Agreement No. 09 -03, and Administrative Use Permit
No. 09 -06 to re- designate and rezone an approximately 1.75 acre
property at 199 North Continental Boulevard from Corporate Office
(CO) Zone to 199 North Continental Boulevard Specific Plan
(NCBSP) to allow construction of a six -story, 71,005 square -foot
hotel with 152 rooms;
B. The applications from the JF El Segundo Owner, LLC, were
reviewed by the City of El Segundo Planning and Building Safety
Department for, in part, consistency with the General Plan and
conformity with the El Segundo Municipal Code ( "ESMC ");
C. In addition, the City reviewed the project's environmental impacts
under the California Environmental Quality Act (Public Resources
Code §§ 21000, et seq., "CEQA "), the regulations promulgated
thereunder (14 Cal. Code of Regulations §§15000, et seq., the
"CEQA Guidelines "), and the City's Environmental Guidelines (City
Council Resolution No. 3805, adopted March 16, 1993);
D. An Addendum to the Initial Study /Mitigated Negative Declaration for
EA No. 773 (approved by the El Segundo Planning Commission on
September 25, 2008) was prepared pursuant to the requirements of
CEQA Guidelines § 15164. Pursuant to CEQA, the Addendum
need not be circulated for public review (CEQA § 15164(c))
however, an addendum is to be considered by the decision - making
body before to making a decision on the project (CEQA §
15164(d));
E. The Planning and Building Safety Department completed its review
and scheduled a public hearing regarding the application before the
Planning Commission for March 18, 2010. Following the March
18th public hearing, the Planning Commission recommended that
the City Council adopt this Ordinance;
F. On April 6, 2010 the City Council held a public hearing and
considered the information provided by City staff, public testimony
and the applicant, JF El Segundo Owner, LLC; and
G. This Ordinance and its findings are made based upon testimony
and evidence presented to the Council at its April 6, 2010 hearing
including, without limitation, the staff report submitted by the
Department of Planning and Building Safety.
SECTION 2: Factual Findings and Conclusions. The City Council finds and
declares that the factual findings and conclusions set forth in
Resolution No. 4647, adopted on April 6, 2010, are incorporated as
if fully set forth.
SECTION 3: Zone Change Findings.
A. Based on the factual findings of this Ordinance, the proposed Zone
Change is necessary to carry out the proposed project because the
proposed General Plan Amendment would change the land use
classification of the project site from Corporate Office (CO) to 199
North Continental Boulevard Specific Plan (NCBSP). The proposed
Zone Change is necessary to maintain consistency with the
proposed General Plan land uses designation of 199 North
Continental Boulevard Specific Plan.
B. ESMC Title 15 is intended to be the primary tool for implementing
the goals, objectives and policies of the El Segundo General Plan.
The zone change will maintain consistency with the proposed
change in General Plan land use designation to 199 North
Continental Boulevard Specific Plan and is also consistent with the
following General Plan goals, objectives and policies discussed in
Section 4 of Resolution No. 4647, adopted on April 6, 2010, which
is incorporated as if fully set forth:
1. Land Use Element Policy LU4 -1.2 "all commercial facilities
shall be built and maintained in accordance with Health and
Safety Code requirements and shall meet seismic safety
regulations and environmental regulations."
2
2. Land Use Element Objective LU44 to "provide areas where
development has the flexibility to mix uses, in an effort to
provide synergistic relationships which have the potential to
maximize economic benefit, reduce traffic impacts, and
encourage pedestrian environments."
3. Land Use Element Policy LU4 -3.6 to "require landscaping, its
maintenance, and permanent upkeep in all new office and
mixed -use developments."
4. Land Use Element Policy LU5 -2.2 that "all outdoor storage shall
be properly screened by masonry walls and landscaping."
5. Land Use Element Policy LU7 -1.2 in that "no new development
shall be allowed unless adequate public facilities are in place or
provided for."
6. Circulation Element Objective C1 -1 to "provide a roadway
system that accommodates the City's existing and projected
land use and circulation needs."
7. Circulation Element Policy C1 -1.2 to "pursue implementation of
all Circulation Element policies such that all Master Plan
roadways are upgraded and maintained at acceptable levels of
service."
8. Circulation Element Policy C1 -1.5 to "implement roadway and
intersection upgrades to full Circulation Element standards
when needed to improve traffic operating conditions and to
serve development."
9. Circulation Element Policy C1 -1.14 to "require a full evaluation
of potential traffic impacts associated with proposed new
development prior to project approval. Further, require the
implementation of appropriate mitigation measures prior to, or in
conjunction with, project development. Mitigation measures
may include new roadway links on segments that would connect
the new development to the existing roadway system,
intersection improvements, and other measures. Mitigation
measures shall be provided by or paid for by the project
developer."
10.Circulation Element Policy C1 -3.2 to "ensure that the
development review process incorporates consideration of off -
street commercial loading requirements for all new projects."
3
11. Circulation Element Policy C2 -1.3 to "encourage new
developments in the City to participate in the development of the
citywide system of pedestrian walkways and require
participation funded by the project developer where
appropriate."
12. Circulation Element Policy C2 -1.4 to "ensure the installation of
sidewalks on all future arterial widening or new construction
projects, to establish a continuous and convenient link for
pedestrians."
13. Circulation Element Policy 3 -1.1 to "require all new development
to mitigate project - related impacts on the existing and future
circulation system such that all Master Plan roadways and
intersections are upgraded and maintained at acceptable levels
of service through implementation of all applicable Circulation
Element policies. Mitigation measures shall be provided by or
paid for by the project developer."
14. Circulation Element Policy C3 -1.8 to "require the provision of
adequate pedestrian and bicycle access for new development
projects through the development review process."
15. Circulation Element Policy C3 -2.1 to "ensure the provision of
sufficient on -site parking in all new development."
SECTION 4: Zone Text Amendment Findings. Based on the factual findings of
this Ordinance, the proposed Zone Text Amendment is necessary to carry out
the proposed project to create the proposed 199 North Continental Boulevard
Specific Plan (NCBSP) Zone, which would allow commercial development of the
project site. Without an amendment to the ESMC, the current zoning would not
permit a hotel development with a 0.92 Floor Area Ratio (FAR). An amendment
to ESMC § 15- 3 -2(A) to create the 199 North Continental Boulevard Specific
Plan (NCBSP) is necessary for consistency with the General Plan. Additionally,
an amendment to ESMC § 15 -3 -1 to list the 199 North Continental Boulevard
Specific Plan (NCBSP) Zone as a zoning classification with the City is necessary
for consistency with the General Plan.
SECTION 5: Specific Plan Findings.
A. Based on the factual findings of this Ordinance, the proposed
creation of the 199 North Continental Boulevard Specific Plan
(NCBSP), which would allow commercial development of the
project site, is necessary to carry out the proposed project. Without
an amendment to the ESMC, the current zoning would not permit a
hotel development with a 0.92 Floor Area Ratio (FAR). An
4
amendment to ESMC § 15- 3 -2(A) to create the 199 North
Continental Boulevard Specific Plan (NCBSP) is necessary for
consistency with the General Plan. Additionally, an amendment to
ESMC § 15 -3 -1 to list the 199 North Continental Boulevard Specific
Plan (NCBSP) Zone as a zoning classification with the City is
necessary for consistency with the General Plan. The General
Plan Land Use Designation of the project site is 199 North
Continental Boulevard Specific Plan (NCBSP). This designation is
for hotels not to exceed 0.92 floor area ratio (FAR), and general
office, research and development, restaurants and cafes, medical -
dental offices, not to exceed 0.80 floor area ratio (FAR).
SECTION 6: Development Agreement Findings. Pursuant to City Council
Resolution No. 3268, adopted June 26, 1984, the City Council finds that:
A. The project is consistent with the objectives, policies, general land
uses, and programs specified in the general plan and any
applicable specific plan. The Development Agreement would
provide the following public benefits in exchange for valuable
development rights (eight -year entitlement):
1. Development of a property that is currently vacant and
underutilized.
2. Increasing and further stabilizing the City's tax base through
development of a new hotel.
3. Increase in employment opportunities for the City's residents.
4. Increasing City revenues through the generation of taxes that
outweigh the City cost of services.
5. Development of a project that is consistent with the Elements of
the General Plan.
6. Development of a Leadership in Energy and Environmental
Design (LEED) Certified building.
7. Improvements to roadways and intersections in the project
vicinity.
8. Contribution of $75,000 to the Recreation and Parks
Department for capital improvement projects that will benefit
children.
9. Contribution of $19,881.40 in police, fire, and library mitigation
fees to offset the impacts of the project on public services, or
such amount as may be required when the City issues
certificates of occupancy.
10. Contribution of $217,940.00 in traffic impact mitigation fees
(Zone 1 $2,564 per PM peak trip) traffic impact mitigation fees
to offset the impacts of the project on public roadway
infrastructure, or such amount as may be required when the City
issues certificates of occupancy.
5
B. The project is compatible with the uses authorized in, and the
regulations prescribed for, the land use district in which the real
property is located. The proposed project includes a new land use
designation and zoning classification, which establishes the
permitted uses and development standards that would apply to the
project. These uses and development standards are similar and
compatible with the other commercially zoned districts in the City.
C. The project will not be detrimental to the health, safety and general
welfare. The proposed project will not create any negative
environmental impacts. The mitigation measures listed in the
mitigated negative declaration are sufficient to reduce all identified
environmental impacts to less than significant levels.
D. The project will not adversely affect the orderly development of
property or the preservation of property values. The proposed 199
North Continental Boulevard Specific Plan development standards
and development agreement will ensure that the project will be
developed in an orderly fashion. All mitigation measures will be
implemented at the time and place impacts occur.
SECTION 7: Approvals.
A. The City Council adds ESMC § 15- 3- 2(A)(6) to read as follows:
"6. 199 North Continental Boulevard Specific Plan
There is one zone intended to be used within the boundaries
of the 199 North Continental Boulevard Specific Plan. The
zone is:
NCBSP - 199 North Continental Boulevard Specific Plan"
B. The City Council amends the current Zoning Map to reflect a
change of the Project area which is bounded by and fronts on North
Continental Boulevard to the east; 101 North Continental Boulevard
to the south and west, and 201 North Continental Boulevard to the
north from Corporate Office (CO) to 199 North Continental
Boulevard Specific Plan. The corresponding changes to the Zoning
Map as set forth in attached Exhibit "A," which is incorporated into
this Ordinance by reference.
C. The City Council adopts the 199 North Continental Boulevard
Specific Plan, as set forth in attached Exhibit "B," which is
incorporated into this Ordinance by reference.
1.1
D. The City Council adopts the Development Agreement by and
between the City of El Segundo, and JF EL Segundo Owner, LLC,
as set forth in attached Exhibit "C," which is incorporated into this
Ordinance by reference.
SECTION 8: Environmental Assessment. Resolution No. 4647 adopted an
Addendum to previously adopted Initial Study /Mitigated Negative Declaration
(IS /MND) for this Project which, among other things, properly assesses the
environmental impact of this Ordinance, and the Project, in accordance with
CEQA. This Ordinance incorporates by reference the environmental findings and
analysis set forth in Resolution No. 4647.
SECTION 9: Repeal or amendment of any provision of the ESMC will not affect
any penalty, forfeiture, or liability incurred before or preclude prosecution and
imposition of penalties for any violation occurring before this Ordinance's
effective date. Any such repealed part will remain in full force and effect for
sustaining action or prosecuting violations occurring before the effective date of
this Ordinance.
SECTION 10: 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 11: Severability. 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.
7
SECTION 12: Effective Date. This Ordinance will become effective on the thirty -
first (31st) day following its passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of April 2010.
Ay
Kelly McDowell, Mayor
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. 1441 was duly introduced by said City Council
at a regular meeting held on the 6th day of April 2010, 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 20th day of
April 2010, and the same was so passed and adopted by the following vote:
AYES: McDowell, Busch, Brann, Fisher, Jacobson
NOES: None
ABSENT: None
ABSTAIN: None
Cindy Mgfi6sen, City Clerk
as
E:3
I
199 North Continental Boulevard
Proposed Zone Change
City of El Segundo Zoning Map
199 North Continental Boulevard
Specific Plan
4
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Prepared for:
CAMBRIA SUITES ( '.',;„',';;;';
JF El Segundo Owner, LLC
By
The City Of El Segundo
March 2010
CITY COUNCIL -; o
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ORDINANCE EXHIBIT B sZ c
199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
SPECIFIC PLAN No. 09-02
EL SEGUNDO, CALIFORNIA
APPLICANT
JF EL SEGUNDO OWNER, LLC
PREPARED BY
TRAYCI NELSON
CITY OF EL SEGUNDO
DEPARTMENT OF PLANNING AND BUILDING SAFETY
MARCH 2010
TABLE OF CONTENTS
SECTION PAGE
1.0 SUMMARY ......................................................................................... ..............................1
1.1 PURPOSE AND AUTHORITY ................................................................. ..............................1
1.2 PROJECT HISTORY ............................................................................. ..............................2
1.3 PROJECT DESCRIPTION ...................................................................... ..............................2
1.4 CEQA COMPLIANCE .......................................................................... ..............................3
1.5 CURRENT GENERAL PLAN AND ZONING .............................................. ..............................3
2.0 PHYSICAL ENVIRONMENT ................................................................... ..............................4
2.1 PROJECT LOCATION AND ADJACENT LAND USES ................................ ..............................4
2.2 CIRCULATION .................................................................................... ..............................5
2.3 UTILITIES AND INFRASTRUCTURE ........................................................ ..............................5
3.0 LAND USE AND DEVELOPMENT STANDARDS ....................................... ..............................5
4.0 IMPLEMENTATION AND ADMINISTRATION ............................................. ..............................8
4.1 GENERAL ADMINISTRATION ................................................................ ..............................8
4.2 RELATIONSHIP TO THE ESMC ............................................................ ..............................8
4.3 AMENDMENT ...................................................................................... ..............................8
TABLES
1 PROJECT COMPARISON ...................................................................... ..............................2
2 DEVELOPMENT THRESHOLDS ............................................................. ..............................3
FIGURES
1 CAMBRIA SUITES HOTEL .................................................................... ..............................2
March 2010 199 North Continental Boulevard Specific Plan
City Of El Segundo
TABLE OF CONTENTS
FIGURES
PAGE
2 CURRENT GENERAL PLAN .................................................................. ..............................3
3 CURRENT ZONING DESIGNATIONS ....................................................... ..............................4
4 RELIEF MAP ...................................................................................... ..............................4
5 LOCATION MAP .................................................................................. ..............................4
6 AERIAL VIEW FROM THE SOUTHWEST ................................................. ..............................4
March 2010
199 North Continental Boulevard Specific Plan
City Of El Segundo
® 199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
1.0 SUMMARY
This Specific Plan has been prepared to allow
flexibility in the development of a hotel or
development of other uses consistent with the
adjacent zoning district. The 199 North Continental
Boulevard Specific Plan provides detailed text and
exhibits which describes the hotel project and the
improvements that are envisioned to occur within
the project. The Specific Plan will guide the build -
out of the project site in a manner that is consistent
with City and State policies and standards and
ensures that the project is developed in a
coordinated manner.
1.1 PURPOSE AND AUTHORITY
The purpose of this Plan is to provide a foundation
for the proposed land uses on the subject property
through the application of regulations, standards
and design guidelines. The 199 North Continental
Boulevard Specific Plan provides text and exhibits
which describe the proposed land uses and
associated guidelines.
This Specific Plan must be adopted in accordance
with the provisions of Government Code §§ 65450
through 65457, which grants local governments
authority to prepare Specific Plans of development
for any area regulated by a General Plan.
Government Code §§ 65450 through 65454
establishes the authority to adopt a Specific Plan,
identifies the required contents of a Specific Plan,
and mandates consistency with the General Plan.
According to Government Code § 65450, a Specific
Plan must include text and a diagram or diagrams
which specify all of the following in detail:
The distribution, location, and extent of the
uses of land, including open space within
the area covered by the plan.
The proposed distribution, location, extent,
and intensity of major components of public
and private transportation, sewage, water,
drainage, solid waste disposal, energy and
other essential facilities proposed to be
located within the land area covered by the
plan and needed to support the land uses
described in the plan.
Standards and criteria by which
development will proceed, and standards for
the conservation, development, and
utilization of natural resources, where
applicable.
A program of implementation measures
including regulations, programs, public
works projects and financing measures
necessary to carry out the above items.
A discussion of the relationship of the
Specific Plan to the General Plan.
A thorough review of the El Segundo General Plan
shows that this Specific Plan is compatible and
consistent with the goals and policies outlined in
the General Plan. This Specific Plan will further the
goals and policies of the General Plan.
This Specific Plan was prepared to provide the
essential relationship between the policies of the El
Segundo General Plan and actual development in
the project area. By functioning as a regulatory
document, the 199 North Continental Boulevard
Specific Plan provides a means of implementing
and detailing the City of El Segundo's General
Plan. All future development plans and
entitlements within the Specific Plan boundaries
must be consistent with the standards set forth in
this document.
March 2010 199 North Continental Boulevard Specific Plan
City Of El Segundo
1
® 199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
1.2 PROJECT HISTORY
On September 25, 2008, the El Segundo Planning
Commission approved Environmental Assessment
No. EA 733 and Conditional Use Permit No. 07 -07
to allow construction of a six - story, 61,104 square -
foot hotel on a 1.75 acre site located at 101
Continental Boulevard (new address of 199 North
Continental Boulevard), at the northwest corner of
El Segundo Boulevard and Continental Boulevard,
immediately north and adjacent to the Northrop
Tower (formerly the Xerox Tower). The Hotel (Aloft
Hotel) was approved for a total of 167 rooms at a
maximum FAR of 0.80 as permitted in the
Corporate Office Zone.
In August 2009, JF El Segundo Owner, LLC,
submitted a new project requesting minor
modifications to the original approval.
1.3 PROJECT DESCRIPTION
The 1.75 acre 199 North Continental Boulevard
Specific Plan area is paved with parking and was
originally part of a larger 10.58 acre site which
included the 101 Continental Boulevard property. A
lot line adjustment created the 1.75 acre plan area.
The project consists of a 71,005 square foot, 152 -
room hotel with a 0.92 FAR; essentially a slightly
larger hotel with a smaller footprint and overall
building mass.
Figure 1 Cambria Suites Hotel
March 2010
The revised project is similar to the original project
and has some additional benefits: (1) the project
generates fewer vehicle trips; (2) provides more
favorable economic development; and (3) provides
better hotel amenities. This Specific Plan
implements the desire to support the revised
project with an FAR in excess of that permitted by
the Corporate Office (CO) Zone. A comparison is
shown in Table 1; differences are highlighted in
bold text.
Table 1
199 North Continental Boulevard Specific Plan
City Of El Segundo
2
1.4 CEQA COMPLIANCE
Under the original proposal (Aloft Hotel), the El
Segundo Planning Commission adopted an Initial
Study /Mitigated Negative Declaration (IS /MND)
pursuant to CEQA § 15070. Since the project
underwent minor modifications, the City prepared
an addendum to the original IS /MND. Pursuant to
CEQA, an addendum to an adopted Negative
Declaration or Mitigated Negative Declaration is
needed if minor technical changes or modifications
to the proposed project occur (CEQA Guidelines §
15164) and only if those minor changes do not
result in any new significant impacts or a
substantial increase in the severity of previously
identified significant impacts. The addendum need
not be circulated for public review (CEQA
guidelines § 15164[c]); however, an addendum
must be considered by the decision - making body
before making a decision on the project (CEQA
Guidelines § 15164[d]).
An addendum for the revised Project was prepared
and found that the project revisions do not result in
significant modifications. Thus, the Initial
Study /Mitigated Negative Declaration prepared for
the previously approved project located on this
same site, with addendum, will serve as the CEQA
documentation for the 199 North Continental
Boulevard Specific Plan. This environmental
review is also applicable to future hotel
development projects that are processed in
conformance with this Specific Plan, thus requiring
no further environmental documentation as noted in
Sections 15162 of the State CEQA Guidelines.
The document establishes the following
development thresholds shown in Table 2 below.
Table 2
Development Thresholds
IS/MND Addendum
Gross Floor Area
Hotel
71,005 with a 0.92 floor
area ratio FAR
All other permitted uses
As determined by the
allowed by the 199
0.80 floor area ratio
North Continental
(FAR)
Boulevard Specific Plan
The Addendum to the Mitigated Negative
Declaration analyzes the effects of a 71,005
square -foot hotel development with a 0.92 FAR. All
other development within the Specific Plan area is
subject to the requirements of the California
Environmental Quality Act.
1.5 CURRENT GENERAL PLAN AND ZONING
' CORI'�RATE tlFFliX ,,. J CORPORATE DFFIC
E GRAND AVE
E EL SEGUNDO BLVD
Figure 2 General Plan
Land Use Element
CORPORATE OFFICE
LIGHT INDUSTRIAL
OPEN SPACE
_ PARKING
The El Segundo General Plan land use
classification and the zoning district designate the
property as Corporate Office. This designation is
intended to allow for general office and hotel uses
and a mixture of food - serving uses with limited
retail uses.
March 2010 199 North Continental Boulevard Specific Plan
City Of El Segundo
3
® 199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
0
m
0
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E GRAND AVE
E EL SEGUNDO BLVD
Figure 3 Zoning Designations
1 Coip.mte Office (CO)
Light MenU1..1ln9 (M -1)
Open Space D.S)
_ Perkinp(P)
2.0 PHYSICAL ENVIRONMENT
m
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z .
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O
The 1.75 acre project site slopes gently west and
varies in elevation from approximately 117 feet to
134 feet above mean sea level, from west to east.
Figure 4 Relief Map
2.1 PROJECT LOCATION AND ADJACENT LAND USES
Regionally, the subject site is located in the
northeast portion of the City of El Segundo,
approximately one mile north of the boundary with
March 2010
the City of Manhattan Beach. The project site is
approximately one - quarter mile east of Sepulveda
Boulevard (Highway 1), one mile west of the San
Diego Freeway (Interstate 405), and one mile south
of Los Angeles International Airport (LAX).
Figure 5 Location Map
Locally, the project site is located on the northwest
corner of El Segundo Boulevard and Continental
Boulevard, immediately north of and adjacent to a
16 -story office tower currently occupied by Northrop
Grumman. Various commercial, hotel, general
office, light industrial uses, and associated parking
lots surround the site.
Figure 6 Aerial View from the Southwest
199 North Continental Boulevard Specific Plan
City Of El Segundo
4
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IMPERUILAVE
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MANHATTAN
Figure 5 Location Map
Locally, the project site is located on the northwest
corner of El Segundo Boulevard and Continental
Boulevard, immediately north of and adjacent to a
16 -story office tower currently occupied by Northrop
Grumman. Various commercial, hotel, general
office, light industrial uses, and associated parking
lots surround the site.
Figure 6 Aerial View from the Southwest
199 North Continental Boulevard Specific Plan
City Of El Segundo
4
199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
2.2 CIRCULATION
Access to the Specific Plan area will be via two
driveways. Primary access would be from
Continental Boulevard and secondary access
would be from El Segundo Boulevard. A reciprocal
access agreement is in place with the adjacent
office tower for shared driveway access.
Additionally, the existing westbound through lane at
the intersection of El Segundo Boulevard and
Continental Boulevard must be re- striped and
converted to a right -turn only lane with signage.
2.3 UTILITIES AND INFRASTRUCTURE
A. Water Service
Water service is provided by the City Of El
Segundo Public Works Department, Water Division
and is currently available within the Specific Plan
Area. A 16 -inch water line is available for use
within Continental Boulevard located immediately
east of the site. Additionally, south of the site and
along El Segundo Boulevard there are several
water lines ranging from 12- inches to 24- inches
and a 42 -inch reclaimed water line. A 6 -inch
reclaimed water line is currently under construction
on Continental Boulevard between El Segundo
Boulevard and Grand Avenue. The construction is
scheduled for completion in May 2010.
B. Sewer Service
Sewer service within the project area which is east
of Sepulveda Boulevard is provided by the Los
Angeles County Sanitation District. Service
connections can be made to the existing 21 -inch
sewer line traversing Continental Boulevard via one
of the 12 -inch lateral connections.
C. Solid Waste Disposal
Solid waste disposal is provided to commercial and
industrial users by a variety of private haulers.
Development within the Plan area would contract
with a provider. Landfill capacity is adequate for
the assumed population and commercial growth
within Los Angeles County. The 199 North
Continental Boulevard Specific Plan would not
March 2010
exceed any assumptions for either population or
commercial growth in the region.
D. Gas Service
Gas service is provided by Southern California Gas
Company. There is an existing 6 -inch gas line
located within Continental Boulevard and a 12 -inch
and 20 -inch line within El Segundo Boulevard.
E. Electric/Telephone and Cable Service
Electric service is provided by Southern California
Edison via existing underground lines along
Continental Boulevard and El Segundo Boulevard.
Telephone service is provided by AT & T and Sprint
via existing lines in adjacent streets and cable
service is provided by Time Warner Cable.
F. Fire Suppression
The El Segundo Fire Department (ESFD) provides
fire protection services and emergency medical
service to the City. The Specific Plan area is
approximately one - quarter mile(s) from the newly
constructed Fire Station 2 which is located within
the Corporate Campus Specific Plan project area.
The provision of water for fire suppression is
available from existing water lines via adjacent
hydrants.
G. Drainage
On -site drainage must comply with National
Pollution Discharge Elimination System (NPDES)
requirements.
3.0 LAND USE AND DEVELOPMENT STANDARDS
The 199 North Continental Boulevard Specific Plan
must be administered in accordance with the El
Segundo Municipal Code ( "ESMC"), except as
noted herein.
A. Permitted Uses
The following uses are permitted in the 199 North
Continental Boulevard Specific Plan:
1. Hotels not to exceed 0.92 FAR.
2. General offices.
3. Medical - dental offices.
199 North Continental Boulevard Specific Plan
City Of El Segundo
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199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
4. Public uses, including, but not limited to fire
and police stations, post offices and
libraries.
5. Recreational facilities (public and private).
6. Research and development uses.
7. Restaurants and cafes.
8. Other similar uses approved by the Director
of Planning and Building Safety, as provided
by ESMC Chapter 15 -22.
B. Permitted Accessory Uses
1. Any use customarily incidental to a
permitted use.
2. Cafes.
3. Limited support service retail uses.
4. Other similar uses approved by the Director
of Planning and Building Safety, as provided
by ESMC Chapter 15 -22.
C. Uses Subject to an Administrative Use Permit
1. The off -site sale of alcohol at limited support
service retail establishments as an
accessory use.
2. The on -site sale and consumption of alcohol
at restaurants.
3. Other similar uses approved by the Director
of Planning and Building Safety, as provided
by ESMC Chapter 15 -22.
D. Prohibited Uses
The following uses are prohibited in the 199 North
Continental Boulevard Specific Plan:
1. Drive - through restaurants.
2. Freight forwarding.
3. Helicopter landing facilities.
4. Service stations.
5. Video Arcades.
E. Site Development Standards
The 199 North Continental Boulevard Specific Plan
standards apply to all uses in the Plan area. Where
the Specific Plan does not regulate, new
development must comply with the applicable
sections of the ESMC. Otherwise, this Specific
Plan regulates the primary development guidelines
for the Specific Plan area.
March 2010
1. General Provisions
The development standards of the Specific Plan
are intended to be consistent with the adjacent
Corporate Office (CO) Zone with the added
flexibility to allow the development of a hotel use
with a 0.92 floor area ratio.
2. Lot Area
The minimum lot area is 10,000 gross square feet.
3. Height
No building or structure can exceed two hundred
feet (200').
4. Setbacks
a. Front Yard., twenty five feet (25') minimum
b. Side Yard. Fifteen feet (15') minimum, unless
one of the following exists:
i. If the side yard adjoins a dedicated
street, a minimum of twenty five feet (25') must be
provided;
ii. If the side yard abuts a property with
a different classification, the side yard setbacks
must be the average of the two (2) side yard
setbacks, but not less than ten feet (10').
c. Rear Yard. Ten feet (10'), unless one of the
following conditions exists:
i. If the rear yard adjoins an alley,
dedicated street, public right of way, or if the
primary access is through the rear yard, a minimum
of twenty five feet (25') must be provided;
ii. If the rear yard abuts a property with
a different classification, the rear yard setbacks
must be the average of the two (2) rear yard
setbacks, but not less than ten feet (10').
5. Lot Frontage
Each Lot must have a minimum frontage on a
street of one hundred feet (100').
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City Of El Segundo
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® 199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
6. Building Area/Floor Area Ratio (FAR)
a. Hotels: The total net floor area of all buildings
cannot exceed the total net square footage of the
property multiplied by 0.92.
b. Other Uses: The total net floor area of all
buildings cannot exceed the total net square
footage of the property multiplied by 0.80.
7. Walls and Fences
All walls and fences must comply with the
provisions of ESMC § 15- 5E -7(G) and § 15 -2 -4.
Decorative masonry, open work wrought iron and
similar materials are permitted. The use of chain
link and razor wire is prohibited.
8. Access
All development projects must provide adequate
access and facilities for various modes of transit.
All development projects must comply with the
City's transportation demand management
program, ESMC Chapter 15 -16. In addition, all
development projects must provide pedestrian
access between buildings and transit facilities
located on site and /or off site, if within adjoining
public rights -of -way. If the building is part of a
multi - building development project, then pedestrian
access must be provided between buildings.
9. Landscaping
Landscaping must be provided as required by
ESMC Chapters 10 -2 and 15 -2.
10. Off-Street Parking and Loading Spaces
Off - street parking and loading spaces must be
provided as required by ESMC Chapter 15 -15.
11. Signs
Signs located in the Specific Plan area must
comply with the requirements of ESMC Chapter 15-
18 except as follows:
comply with all other requirements of
ESMC Chapter 15 -18.
F. Design Features for Hotels
The following minimum features must be included
in all hotels within the Plan area:
Hotels must include a minimum of 1,000
square feet of meeting room space.
2. Hotels must include a minimum of 1,000
square feet of indoor fitness facilities.
3. Hotels must include outdoor recreational
amenities, including a minimum of one of
the following: pool, spa, tennis court,
racquetball court, or similar recreational or
athletic facilities, as approved by the
Director of Planning and Building Safety.
4. Hotels must include a restaurant or cafe for
hotel patrons.
G. Design Standards
The following minimum design standards must be
incorporated in all projects within the Plan area:
1. All colors, textures, and materials on
exterior elevation(s) must be coordinated to
achieve a continuity of design.
2. Exterior building materials and design must
be contemporary in nature and compatible
with developments in the vicinity.
3. The buildings must have contrasting accent
features that use at least two primary
exterior building materials (including,
without limitation, stucco, stone, rock, and
brick) and /or two exterior colors.
4. Building materials must be of non - reflective
1. Not more that two off site monument coatings and glazings and windows must
signs are allowed: one at the El use low- reflectivity glass.
Segundo Boulevard entrance and
one at the Continental Boulevard 5. Plans must be reviewed and approved by
entrance. These two signs must the Director of Planning and Building Safety
March 2010
199 North Continental Boulevard Specific Plan
City Of El Segundo
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199 NORTH CONTINENTAL BOULEVARD SPECIFIC PLAN
for compliance with the Design Standards
specified in Section 3(G) of this Plan. If the
Director finds that such plans are
noncompliant, an applicant may appeal that
decision in accordance with the ESMC.
H. Phasing
All development projects must be completed in one
phase of construction.
4.0 IMPLEMENTATION AND ADMINISTRATION
A. Procedures
In order to implement the Specific Plan, review and
approval of the following applications is required:
B. General Plan Amendment
A General Plan Amendment (GPA 09 -02) is
required to change the land use designation from
Corporate Office (CO) to Specific Plan.
C. Specific Plan
The 199 North Continental Boulevard Specific Plan
rezones the project area to Specific Plan and
thereby establishes this Specific Plan (SP 09 -02)
as the regulatory document governing the
development of the site. The Specific Plan requires
Planning Commission recommendation to City
Council.
D. Addendum to Mitigated Negative Declaration
An Addendum to the previously adopted Mitigated
Negative Declaration must be considered by the
decision - making body before making a decision on
the project.
E. Zone Change and Zone Text Amendment
A Zone Change (ZC 09 -02) to create the Specific
Plan designation to replace the existing Corporate
Office (CO) Zone designation and a Zone Text
Amendment (ZTA 09 -04) to add the 199 North
Continental Boulevard Specific Plan to ESMC § 15-
3-1 and 15 -3 -2 is required. Both require City
Council approval.
March 2010
F. Development Agreement
A Development Agreement (DA 09 -03) is required.
4.1 GENERAL ADMINISTRATION
The 199 North Continental Boulevard Specific Plan
must be administered and enforced by the City of
El Segundo in accordance with the ESMC.
A. Administrative Determinations
Administrative Determinations must comply with
ESMC Chapter 15 -22.
B. Land Use Determinations
The Director of Planning and Building Safety may
grant administrative determinations related to uses
in accordance with ESMC Chapter 15 -22.
4.2 RELATIONSHIP TO THE ESMC
This Specific Plan augments the development
regulations and standards of the City of El
Segundo's zoning regulations. When an issue,
condition or situation occurs which is not covered or
provided for in this Specific Plan, the zoning
regulations that are most applicable to the issue,
condition or situation apply. Therefore, the
Corporate Office (CO) zoning would apply. This
Specific Plan supersedes any conflict with ESMC
zoning regulations.
4.3 AMENDMENT
In accordance with the Government Code §§
65450- 65457, Specific Plans must be prepared,
adopted and amended in the same manner as
General Plans except that Specific Plans may be
adopted by resolution or by ordinance.
This plan may be amended as necessary in the
same manner it was adopted, by ordinance. Said
amendment or amendments do not require a
concurrent General Plan amendment unless the
Director of Planning and Building Safety determines
199 North Continental Boulevard Specific Plan
City Of El Segundo
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that the proposed amendment would substantially
affect General Plan goals, policies, objectives or
programs.
March 2010 199 North Continental Boulevard Specific Plan
City Of El Segundo
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