ORDINANCE 1469ORDINANCE NO. 1469
AN ORDINANCE APPROVING ZONE CHANGE NO. 10 -01;
ZONE TEXT AMENDMENT NO. 10 -06; SPECIFIC PLAN NO. 10-
03; AND DEVELOPMENT AGREEMENT NO. 10 -02; ADDING
ESMC § 15- 3- 2(A)(7) AND AMENDING ESMC §§ 15 -3 -1 AND 15-
3-2(A); APPROVING SUBDIVISION NO. 10 -01 (VESTING
TENTATIVE MAP NOS. 71410 AND NO. 71582) FOR THE 540
EAST IMPERIAL AVENUE SPECIFIC PLAN PROJECT AT 540
EAST IMPERIAL AVENUE.
The City Council of the City of El Segundo does ordain as follows:
SECTION 1: The City Council finds and declares that:
A. On September 9, 2010, Mar Ventures, Inc., filed an application on
behalf of the El Segundo Unified School District, for an
Environmental Assessment (EA No. 890); General Plan
Amendment No. 10 -03; Zone Change No. 10 -01; Zone Text
Amendment No. 10 -06; Specific Plan No. 10 -03; Development
Agreement No. 10 -02; and Subdivision No. 10 -01 for Vesting
Tentative Map (VTM) Nos. 71410 (7 lots) and 71582 (31 lots) to re-
designate and rezone a 5.65 acre property at 540 East Imperial
Avenue from Planned Residential Development (PRD) Zone to 540
East Imperial Avenue Specific Plan (EIASP) to allow construction of
one of two possible options (a 304 -unit senior housing community
development with a multi - family component (Option 1) or a 58 -unit
mixed residential development of single - family and multiple - family
uses (Option 2) (collectively, the "Project ");
B. The Project application was reviewed by the City of El Segundo
Planning and Building Safety Department for, in part, consistency
with the General Plan and conformity with the El Segundo
Municipal Code ( "ESMC ");
C. In addition, the City reviewed the project's environmental impacts
under the California Environmental Quality Act (Public Resources
Code §§ 21000, et seq., "CEQA "), the regulations promulgated
thereunder (14 Cal. Code of Regulations § §15000, et seq., the
"CEQA Guidelines "), and the City's Environmental Guidelines (City
Council Resolution No. 3805, adopted March 16, 1993);
D. An Initial Study was prepared pursuant to the requirements of
CEQA. The Initial Study demonstrated that the project could cause
significant environmental impacts. Accordingly, a Draft
Environmental Impact Report ( "DEIR ") was prepared and circulated
for public review and comment between November 3, 2011 and
December 19, 2011 in compliance with CEQA Guidelines § 15087;
E. An Environmental Impact Report (EIR) was prepared pursuant to
CEQA Guidelines § 15161;
F. The Planning and Building Safety Department completed its review
and scheduled a public hearing regarding the application before the
Planning Commission for January 26, 2012. Following the January
26th public hearing, the Planning Commission adopted Resolution
No. 2714 recommending that the City Council approve the Project
including, without, limitation, adopting this Ordinance;
The 540 East Imperial Avenue Specific Plan was considered by the
Airport Land Use Commission ( "ALUC ") at its hearing on February
22, 2012. ALUC adopted a Resolution finding the 540 East Imperial
Avenue Specific Plan consistent with the Airport Land Use Plan.
ALUC expressed its preference that the applicant utilize Option 1
for developing the Project site and also requested that the City
provide notice to successor landowners regarding the Project site's
proximity to the airport; the air easement affecting the property; and
that these factors may affect any successor's property interests.
G. On March 6, 2012 the City Council held a public hearing and
considered the information provided by City staff, public testimony
and representatives of Mar Ventures, Inc. and the El Segundo
Unified School District and continued the public hearing to March
20, 2012;
H. On March 20, 2012 the City Council held a continued public
hearing; and;
I. On March 20, 2012 City Council introduced Ordinance No. 1469
approving Zone Change No. 10 -01, Zone Text Amendment No. 10-
06, Development Agreement No. 10 -02, and Subdivision No. 10 -01
for Vesting Tentative Map (VTM) No. 71410 (7 lots) and VTM No.
71582 (31 lots) for the 540 East Imperial Avenue Specific Plan;
J. This Ordinance and its findings are made based upon testimony
and evidence presented to the Council at its March 6, 2012 and
March 20, 2012 hearings including, without limitation, the staff
report submitted by the Department of Planning and Building
Safety.
SECTION 2: Environmental Assessment. Resolution No. 4772 adopted a Final
Environmental Impact Report (FEIR) and a Statement of Overriding
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Considerations (SOC) 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. 4772.
SECTION 3: Factual Findings and Conclusions. The City Council finds and
declares that the factual findings and conclusions set forth in Resolution No.
4772, adopted on March 20, 2012, are incorporated as if fully set forth.
SECTION 4: Zone Change Findings.
A. Based on the factual findings in Resolution No. 4772, as
incorporated into 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 Planned Residential Development (PRD) to
540 East Imperial Avenue Specific Plan (EIASP). The proposed
Zone Change is necessary to maintain consistency with the
proposed General Plan land use designation of 540 East Imperial
Avenue 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 540 East Imperial
Avenue Specific Plan and is also consistent with the General Plan
goals, objectives and policies set forth in Section 4 of Resolution
No. 4772. Those findings of consistency are incorporated by
reference as if fully set forth below.
SECTION 5: Zone Text Amendment Findings. Based on the factual findings in
Resolution No. 4772, as incorporated into this Ordinance, the proposed Zone
Text Amendment is necessary to implement the Project and establish the
proposed 540 East Imperial Avenue Specific Plan (EIASP) Zone. An amendment
to ESMC § 15 -3 -1 to delete the Planned Residential (PRD) Zone and to list the
540 East Imperial Avenue Specific Plan (EIASP) Zone as a zoning classification
within the City is necessary for consistency with the General Plan. An
amendment to ESMC § 15- 3- 2(A)(7) to create the 540 East Imperial Avenue
Specific Plan (EIASP) is necessary for consistency with the General Plan.
Additionally, an amendment to delete ESMC § 15 -4D -1 to delete the Planned
Residential Development (PRD) Zone development standards in its entirety is
necessary for consistency with the General Plan.
SECTION 6: Specific Plan Findings. Based on the factual findings in Resolution
No. 4772, as incorporated into this Ordinance, the proposed creation of the 540
East Imperial Avenue Specific Plan (EIASP), which would allow an assisted
3
living /senior housing development on the project site, is necessary to carry out
the proposed project. Without amending the ESMC, the current zoning would not
permit a senior housing use with a 0.75 Floor Area Ratio (FAR). An amendment
to ESMC § 15- 3 -2(A) to create the 540 East Imperial Avenue Specific Plan
(EIASP) is necessary for consistency with the General Plan. Additionally, an
amendment to ESMC § 15 -3 -1 to list the 540 East Imperial Avenue Specific Plan
(EIASP) 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 540 East Imperial Avenue Specific Plan (EIASP). This
designation is intended for senior housing consisting of apartments or
condominiums, senior housing consisting of assisted and /or independent living
units, single - family and /or multi - family housing units consisting of market rate
apartments or condominiums. As conditioned, the proposed project Option 1 or
Option 2 would be compatible with the General Plan.
SECTION 7: 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 (ten -year entitlement with a five year option):
1. Development of a property that is currently vacant and
underutilized.
2. Increase in employment opportunities for the City's residents.
3. Increasing housing, in particular much needed senior housing
for area residents.
4. Providing an option for an assisted living facility to meet
community need.
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. Developing a property that includes affordable housing for the
community with a 15 percent housing set aside for low, very
low, and extremely low income qualified senior households for
Option 1 and a 10 percent set aside for Option 2.
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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 adversely affect the orderly development of
property or the preservation of property values. This project is
surrounded by previously developed neighborhoods and will help
improve the value of the neighboring properties. The proposed 540
East Imperial Avenue 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 8: Subdivision Findings.
A. The proposed map is consistent with applicable general and
specific plans as specified in Government Code § 65451. As set
forth in Section 4 of Resolution No. 4772, as incorporated by this
Ordinance, the Project meets the goals and objectives of the
General Plan and it is consistent with the 540 East Imperial Avenue
Specific Plan. Vesting Tentative Map (VTM) No.71410 for project
Option 1 proposes seven new lots and VTM No. 71582 for project
Option 2 proposes 31 new lots. The proposed lots vary in size and
meet the minimum lot sizes stated in the 540 East Imperial Avenue
Specific Plan.
B. The design of the proposed subdivision is consistent with
applicable general and specific plans. As set forth in Section 4 of
Resolution No. 4772, as incorporated by this Ordinance, this project
meets the goals and objectives of the General Plan.
C. The site is physically suitable for the proposed type of development
in that, after the proposed grading, the areas outside the required
setbacks on each individual lot will be relatively flat. The proposed
lots meet the size and dimension requirements to allow the
subdivision of the existing parcel. The previous land use and zoning
designation for the property was Planned Residential Development.
The new 540 East Imperial Avenue Specific Plan continues the
residential use at a mix that is more in line with the surrounding
single - family and multi - family residential uses.
D. The site is physically suitable for the proposed density of
development. The proposed project involves a subdivision of a 5.65
I.1
acre parcel into either a 7 lot subdivision (Option 1), or a 31 lot
subdivision (Option 2). The proposed maximum density (53
DU /acre) is consistent with the 540 East Imperial Avenue Specific
Plan. Each new lot will meet or exceed the minimum size and
dimension requirements.
E. The design of the subdivision or the proposed improvements is
unlikely to cause substantial damage or substantially and avoidably
injure fish or wildlife or their habitat. The proposed project site is a
former elementary school located in an urbanized area surrounded
by existing single - family and multi - family residences. There are no
fish or wildlife habitats on the site that could be damaged by the
proposed subdivision or new development.
F. The design of the subdivision will not conflict with easements,
acquired by the public at large, for access through or use of
property within the proposed subdivision. The proposed subdivision
is not anticipated to conflict with any known easements located at,
or near the property. No easements have been identified on the
subject site.
SECTION 9: ESMC § 15- 3 -2(A) is amended to add subsection 7 to read as
follows:
7. 540 East Imperial Avenue Specific Plan
There is one zone intended to be used within the boundaries
of the 540 East Imperial Avenue Specific Plan. The zone is:
EIASP -East Imperial Avenue Specific Plan"
SECTION 10: ESMC § 15 -3 -1 is amended to delete "PRD planned residential
development zone."
SECTION 11: ESMC Chapter 15 -4D is deleted in its entirety.
SECTION 12: The current Zoning Map is amended by changing the Project site
from Planned Residential Development to "540 East Imperial Avenue Specific
Plan." The corresponding changes to the Zoning Map are set forth in attached
Exhibit "A," which is incorporated into this Ordinance by reference.
SECTION 13: The "540 East Imperial Avenue Specific Plan" is adopted as set
forth in attached Exhibit "B," which is incorporated into this Ordinance by
reference.
SECTION 14: The Development Agreement by and between the City of El
Segundo and the El Segundo Unified School District, as set forth in attached
Exhibit "C," and incorporated into this Ordinance by reference, is approved. The
Mayor is authorized to execute the Development Agreement in a form approved
by the City Attorney.
SECTION 15: Additional Approvals. To the extent they are not otherwise adopted
or approved by this Ordinance, and subject to the conditions listed on attached
Exhibit "D," which are incorporated into this Ordinance by reference, the City
Council approves Zone Change No. 10 -01, Zone Text Amendment No. 10 -06,
Specific Plan No. 10 -03, Development Agreement No. 10 -02, and Subdivision
No. 10 -01.
SECTION 16: Reliance on Record. Each and every one of the findings and
determinations in this Ordinance are based on the competent and substantial
evidence, both oral and written, contained in the entire record relating to the
project. The findings and determinations constitute the independent findings and
determinations of the City Council in all respects and are fully and completely
supported by substantial evidence in the record as a whole.
SECTION 17: Limitations. The City Council's analysis and evaluation of the
Project is based on the best information currently available. It is inevitable that in
evaluating a project that absolute and perfect knowledge of all possible aspects
of the project will not exist. One of the major limitations on analysis of the project
is the City Council's knowledge of future events. In all instances, best efforts
have been made to form accurate assumptions. Somewhat related to this are the
limitations on the City's ability to solve what are in effect regional, state, and
national problems and issues. The City must work within the political framework
within which it exists and with the limitations inherent in that framework.
SECTION 18: Summaries of Information. All summaries of information in the
findings which precede this section, are based on the substantial evidence in the
record. The absence of any particular fact from any such summary is not an
indication that a particular finding, is not based in part on that fact.
SECTION 19: Effectiveness of SSMC. 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 20: Recordation. 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.
7
SECTION 21: 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.
SECTION 22: Effective Date. This Ordinance will become effective on the thirty -
first (31st) day following its passage and adoption.
PASSED, APPROVED AND ADOPTED this 3rd day of April 2012.
nc Bush, Mayor
0
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. 1469 was duly introduced by said City Council
at a regular meeting held on the 20th day of March 2012, 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
3rd day of April 2012, and the same was so passed and adopted by the following
vote:
AYES: Busch, Fisher, Brann, Fuentes, Jacobson
NOES: None
ABSENT: None
ABSTAIN: None
Cindy Mortesen, City Clerk
APPROVED AS TO FORM:
Mark D. Hensley, City Attorney
By: v'^�
Karl H. Berger, Assistant City Attorney
9
540 East Imperial Avenue
SpeCrtc Plan
March 2012
540 EAST IMPERIAL AVENUE SPECIFIC PLAN
SPECIFIC PLAN NO. 10 -03
EL SEGUNDO, CALIFORNIA
APPLICANT
EL SEGUNDO UNIFIED SCHOOL DISTRICT
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PREPARED BY
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=igure 3 -2
Project Site and Surrounding Land Use:
ATKINS
LISA KRANITZ, ESQ, WALLIN, KRESS, REISMAN & KRANITZ, LLP
MAR VENTURES, INC.
KIMBERLY CHRISTENSEN, AICP, PLANNING MANAGER, CITY OF EL SEGUNDO
TRAYCI NELSON, SENIOR CONTRACT PLANNER, CITY OF EL SEGUNDO
MARCH 2012
TABLE OF CONTENTS
SECTION
PAGE
1.0
SUMMARY .........................................................................................
..............................1
1.1
PURPOSE AND AUTHORITY .................................................................
..............................1
1.2
PROJECT GOALS ...............................................................................
..............................3
1.3
PROJECT LOCATION AND ADJACENT LAND USES
................................ ..............................3
1.4
PROJECT SITE HISTORY .....................................................................
..............................4
1.5
EXISTING SITE ...................................................................................
..............................4
1.6
CEQA COMPLIANCE ...........................................................................
..............................4
1.7
PROJECT DESCRIPTION ......................................................................
..............................5
1.8
ENTITLEMENTS ..................................................................................
..............................5
2.0
CONSISTENCY WITH GENERAL PLAN ...................................................
..............................7
2.1
LAND USE ELEMENTS ........................................................................
..............................7
2.2
HOUSING ELEMENT ............................................................................
..............................8
3.0
PHYSICAL DEVELOPMENT ...................................................................
..............................9
3.1
CIRCULATION ....................................................................................
..............................9
3.2
UTILITIES AND INFRASTRUCTURE ........................................................
..............................9
4.0
LAND USE AND DEVELOPMENT STANDARDS .........................................
.............................11
4.1
DISTRIBUTION AND LOCATION OF LAND USE ........................................
.............................11
4.2
DEVELOPMENT STANDARDS ................................................................ .............................14
4.3
MODIFICATIONS .................................................................................. .............................20
5.0
IMPLEMENTATION AND ADMINISTRATION .............................................. .............................22
5.1
OVERVIEW .......................................................................................... .............................22
March 2012 540 East Imperial Avenue Specific Plan Project
City Of El Segundo
5.2 APPLICATION FOR SITE PLAN REVIEW CONTENTS ................................ .............................22
5.3 SITE PLAN REVIEW PROCEDURE .......................................................... .............................22
5.4 SITE PLAN REVIEW CRITERIA .............................................................. .............................23
5.5 APPROVAL CRITERIA .......................................................................... .............................24
5.6 GENERAL ADMINISTRATION ................................................................. .............................24
5.7 AMENDMENT ....................................................................................... .............................24
EXHIBITS
EXHIBIT PAGE
1 PROJECT SITE AND ADJACENT USES .................................................. ..............................3
2 SENIOR HOUSING COMMUNITY /MULTI- FAMILY (R -3) OPTION 1 ............. .............................12
3 MIXED RESIDENTIAL UNIT DEVELOPMENT OPTION 2 ............................. .............................13
March 2012 540 East Imperial Avenue Specific Plan Project
City Of El Segundo
540 EAST IMPERIAL AVENUE SPECIFIC PLAN
1.0 SUMMARY
This Specific Plan was prepared to provide guidance and to allow flexibility when developing a
5.65 acre parcel located on a former El Segundo School District Site at 540 East Imperial
Avenue (the "Project Site ") consistent with the adjoining uses.
Under this Specific Plan, the Project Site can be developed with one of the following conceptual
project options a Senior Housing Community with a Multi - Family Residential (R -3) component,
or a Mixed Residential Development, as further defined in Section 1.7 "PROJECT
DESCRIPTION."
Detailed text and exhibits which more fully describe the conceptual options and improvements
envisioned for construction are included in this Specific Plan. 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 OF SPECIFIC PLAN
The purpose of this Specific 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
540 East Imperial Avenue Specific Plan provides text and exhibits which describe the proposed
land uses and associated guidelines.
This Specific Plan has been adopted in accordance with the provisions of Government Code §§
65450 through 65457 which grant local governments authority to prepare Specific Plans of
development for any area regulated by a General Plan. These sections also identify the required
contents of a Specific Plan and mandate 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.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC 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 as more fully described below.
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 540 East Imperial Avenue 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 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 2
1.2 PROJECT GOALS
The goal of this Specific Plan is to develop housing within the City of El Segundo which will help
the City achieve its Regional Housing Needs Allocation, including the opportunity to develop
much needed senior housing and affordable housing.
1.3 PROJECT LOCATION AND ADJACENT LAND USES
Regionally, the Project Site is located in the northwest quadrant of the City of El Segundo,
adjacent to the City's northern border along Imperial Avenue. The Project Site is almost one
mile east of Sepulveda Boulevard (Highway 1) and the entrance to the Century Freeway
(Interstate 105), approximately 2.4 miles east of the San Diego Freeway (Interstate 405), and
immediately south of Los Angeles International Airport (LAX).
Locally, the Project Site is located on the south side of East Imperial Avenue between Sheldon
Avenue and McCarthy Court. Immediately to the west of the Project Site on Imperial Avenue is
a mortuary in the Neighborhood Commercial (C -2) Zone; single - family residences abut the
remainder of the western boundary of the Project Site. Immediately to the east of the Project
Site are R3 lots with multi - family residences; a sump lies about half -way down along the eastern
side of the property and single - family residences lie at the southeastern property line. The
Project Site borders R -3 with multi - family residences on the southern property line (Exhibit 1).
Exhibit 1 Project Site and Adjacent Land Uses
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 3
1.4 PROJECT SITE HISTORY
The 5.65 -acre 540 East Imperial Avenue Specific Plan site (project site) comprises six lots and
is currently developed with the Imperial Avenue Elementary School. The elementary school was
built in 1956. Because of declining enrollment in the El Segundo Unified School District
( ESUSD), the school campus was closed in 1975 and in 1979 was declared Surplus Property by
ESUSD. In 1984, it was used as an employee training facility for the Hughes Aircraft Company.
In 1997, the school campus was re- opened under a lease to the Los Angeles Unified School
District (LAUSD) as a special needs school, but was closed again a few years later. In 2007 the
ESUSD Board of Education established a 7 -11 Surplus Property Committee to determine what
should be done with the site. The Committee work developed in three phases: information
gathering; public input; and discussion. Based on the Committee's work, in 2009 the District
began the process to entitle the site for development, including the option of a senior housing
community.
In September 2010 the District applied for various land use entitlements that would allow the
site to be developed with a Senior Housing Community. In November 2010 the District revised
its applications to provide for the option of building either a Senior Housing Community or a
Mixed Residential development.
Before approving this Specific Plan and other related applications, the General Plan designation
and the zoning of the site was Planned Residential Development (PRD) which allowed a
maximum of 29 single - family units and 36 multi - family units to be built on the entire 5.65 acre
site. The change of both the General Plan and zoning to 540 East Imperial Avenue Specific
Plan allows for either option (discussed above) to be developed.
1.5 EXISTING SITE
The proposed Project Site is currently developed with eight (8) single -story structures (totaling
22,488 square feet) that served as administrative offices and classrooms. Existing structures at
the Project Site extend from the northern to the southern portion of the site, along the eastern
property line. Development on the Project Site also includes open space and recreational
facilities in the form of playground equipment and an approximately 0.50 -acre baseball field on
the west - northwest portion of the property. While the school has remained unoccupied, the
baseball field is currently utilized for little league baseball on weekends between January and
June. Several scattered trees line the western portion of the project site with ground cover near
the baseball field. Generally, the project site slopes from a high point at the northwest corner of
the site, along East Imperial Avenue, to a low point at the southeast corner of the site along
Walnut Avenue. The site is graded into two pads with a 2:1 slope separating them. The overall
slope of the site from northwest to southeast is roughly 5 percent. Impervious surfaces on the
site consist of asphalt parking areas and building roofs. Pervious surfaces on the proposed
project site consist of open space and a ball field.
The Specific Plan area will encompass the entire 5.65 acre site.
1.6 CEQA COMPLIANCE
In compliance with CEQA an EIR was prepared for this Project. The EIR analyzed two separate
Options: a Senior Housing Community consisting of 150 assisted living units and 150 senior
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 4
apartments /townhomes with four townhomes built on the southern portion of the property; and a
mixed residential development consisting of 24 single - family homes and 34 multi - family homes.
In accordance with Government Code § 65457, any residential development that is developed
consistent with this Specific Plan is exempt from further CEQA analysis unless an event
specified in Public Resources Code § 21166 occurs as to the Specific Plan.
1.7 PROJECT DESCRIPTION
The 540 East Imperial Avenue site will be developed in substantial conformance with one of the
Options described below.
Senior Housing Community /Multi - Family Residential (R -3) Option (Specific Plan Option 1)
The Senior Housing Community /Multi - Family Residential (R -3) Option (Specific Plan Option 1)
would consist of the following types of development, with the assisted living and senior
residential both restricted to individuals fifty -five (55) years or older:
o On 5.32 acres: an assisted living development consisting of dwelling units made
up of: assisted and /or independent living units which will provide common
facilities such as a common kitchen and dining room, game playing area, library,
exercise room, pool and restrooms, as well as individual kitchenettes which at a
minimum will include a refrigerator, sink and microwave; and a senior residential
development consisting of apartments and /or condominiums. The development
would include a maximum of 150 assisted /independent living units and 150
senior apartments /townhomes.
o The southern .33 acres of the Project Site which fronts on Walnut Avenue would
be developed under Multi - Family Residential (R -3) standards. Four (4)
townhomes would be built on the remaining 0.33 -acre parcel, located at the
southern end of the project site. While the four townhomes are part of the 540
East Imperial Avenue Specific Plan development, they would be re -zoned and
developed separately from the larger assisted /independent living complex and
senior apartments /townhomes, pursuant to the Multi - Family Residential (R -3)
development standards.
Mixed Residential Development Option (Specific Plan Option 2)
Under the Mixed Residential Development Option (Specific Plan Option 2) the property could be
developed with a maximum of twenty -four (24) single - family and thirty -four (34) multi - family
units on private streets. The multiple - family units would front East Imperial Avenue on the
northern portion of the project site. The single - family residences would be located on the
southern portion of the project site.
1.8 ENTITLEMENTS
The following entitlements were granted in conjunction with this Specific Plan.
• General Plan Amendment changing the land use designation from Planned Residential
Development (PRD) to 540 East Imperial Avenue Specific Plan.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN
• Zone Text Amendment to: 1) delete the Planned Residential (PRD) Zone from El
Segundo Municipal Code ( "ESMC ") § 15 -3 -1; 2) add 540 East Imperial Avenue Specific
Plan to ESMC § 15 -3 -1; 3) add a new ESMC § 15- 3- 2(A)(7) "540 East Imperial Avenue
Specific Plan "; and 4) delete ESMC Chapter 15-4D (Planned Residential Development
(PRD) in its entirety.
• Zone Change to rezone Property from Planned Residential Development (PRD) to 540
East Avenue Imperial Specific Plan.
• Development Agreement between the City of El Segundo and the El Segundo Unified
School District.
• Vesting Tentative Map No. 71410 - dividing the Specific Plan Area into seven (7) new
parcels or Vesting Tentative Map No. 71582 dividing the Specific Plan Area into thirty
one (31) new parcels.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 6
2.0 CONSISTENCY WITH THE GENERAL PLAN
Government Code § 65454 requires that the Specific Plan be consistent with the General Plan.
Government Code § 65451 requires a statement of relationship between the Specific Plan and
the General Plan. As documented by the EIR, the Specific Plan is consistent with the General
Plan. The two elements that are most related to the Project are the Land Use Element and the
Housing Element; the consistency with these two elements is discussed below.
2.1 LAND USE ELEMENT
The City amended the General Plan designation and zoning of the Project Site to 540 East
Imperial Avenue Specific Plan to allow the development options set forth in this Specific Plan of
either a Senior Housing Community with a multi - family component or a Mixed Residential
development.
The Senior Housing Community /Multi - Family Residential (R -3) Option (Option 1) may consist of
an Assisted Living development and /or a Senior Residential development. Although the Senior
Housing Community would allow the opportunity for more development than the previous
zoning, senior housing does not generate significant noise, traffic or other impacts that would be
detrimental to neighboring residential uses. Due to the size and slope of the property, the Senior
Housing Community would be designed in such a way so as to minimize the visual impacts on
the surrounding residential uses.
The Specific Plan also provides that the Mixed Development Option (Option 2) will be limited to
not more than twenty -four (24) single - family units and not more than thirty -four (34) multi - family
units. This is very similar to what was previously allowed and therefore this use remains
consistent with the General Plan Land Use Element.
Like the previous Planned Residential Development (PRD) zoning on the property, the Specific
Plan will allow design flexibility and will continue to provide transitional uses that are consistent
with the surrounding residential uses which will help protect one of the City's greatest attributes,
its residential area.
More specifically, the Specific Plan promotes the following from the Land Use Element of the
City's General Plan:
• Goal LU3: Proper Distribution of Residential Land Uses — Promote the health, safety
and well being of the people of El Segundo by adopting standards for the proper
balance, relationship, and distribution of the residential land uses.
Objective LU3 -2 — Preserve and maintain the City's low- medium density
residential nature, with low building height profile and character, and minimum
development standards.
Policy LU3 -2.1 - Promote construction of high quality Multi - Family
Residential developments with ample open space, leisure and
recreational facilities.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 7
Policy LU3 -2.2 - Multi- family developments will be located only in
appropriate places and evaluated carefully to insure that these
developments are not detrimental to the existing single - family character.
Policy 1-1.13 -2.3 - Appropriate buffers such as walls, landscaping, or open
space, shall be provided between residential and non - residential uses.
Policy 1-1.13 -2.4 - Low density areas shall be preserved and zone changes
to higher density shall be carefully investigated for compatibility to existing
uses.
2.2 HOUSING ELEMENT
The City of El Segundo currently has a larger proportion of seniors than the County of Los
Angeles as a whole (12.3% vs. 9.7 %).' In 2009, the City adopted the most current version of its
Housing Element which recognizes this trend in population growth of the senior community and
the need for expanded housing programs for seniors, including assisted living facilities. The
Housing Element also recognizes the Project Site as an underutilized site, development of
which will help satisfy the City's housing needs. The Specific Plan will allow the opportunity for
even more housing of a much needed type to be built than the 65 units previously allowed under
the Planned Residential Development (PRD) zoning. More specifically the Specific Plan
implements the following goals of the Housing Element (as adopted in 2009):
• Goal 2: Provide sufficient new, affordable housing opportunities in the City to meet the
needs of groups with special requirements, including the needs of lower and moderate -
income households.
Policy 2.1- Establish and maintain land use controls to accommodate the
housing needs of elderly, disabled and other special needs households.
• Goal 3: Provide opportunities for new housing construction in a variety of locations and a
variety of densities in accordance with the land use designations and policies in the Land
Use Element.
Policy 3.1 — Provide for the construction of 168 new housing units during
the 2006 -2014 planning period in order to meet the goals of the Regional
Housing Needs Assessment (RHNA).
Policy 3.3 — Permit vacant and underdeveloped property designated as
residential to develop with a diversity of types, prices and tenure.
Policy 3.4 — Encourage new housing to be developed within the Smoky
Hollow Mixed -Use district, and on the Imperial School site.
I The reference noted here is taken from the City of El Segundo Housing Element (2009) which defines seniors as
age 65 and older. "I'his project will provide senior housing for persons age 55 and older which increases the
percentage and the total number of seniors in F1 Segundo as noted in § 4.2 (Affordability) of this Specific Plan.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN
3.0 PHYSICAL DEVELOPMENT
3.1 CIRCULATION
Senior Housing Community /Multi - Family Residential (R -3) Option (Option 1)
In order to reduce traffic impacts along Walnut Avenue, a .33 acre lot on the southerly side of
the Project Site will be created for multi - family housing which will be physically separated from
the rest of the Project Site. Access to the remaining 5.32 acres, which will house the Senior
Housing Community, will be via two driveways on East Imperial Avenue which will provide
circulation and emergency access throughout that portion of the Project Site.
Mixed Residential Development Option (Option 2)
The Mixed Residential Development will provide for the multi - family units to front and take
access from East Imperial Avenue and the single - family units to take access from Walnut
Avenue which will minimize traffic impacts on the surrounding streets. The circulation system for
the single - family homes will be developed so as to be adequate for emergency vehicles.
3.2 UTILITIES AND INFRASTRUCTURE
A. Water Service
Water service is provided by the City of El Segundo and is currently available within the
Specific Plan Area. The site is currently served by connections to an existing 6" diameter
main in Walnut Avenue and 10" main in Imperial Avenue. The Project would maintain
these connections, add connections as necessary and provide for on -site domestic and
fire water services.
B. Sewer Service
Sewer service within the project area, which is west of Sepulveda Boulevard, is provided
by underground sewers maintained by the City of El Segundo. The site is currently
served by an 8" sewer running along the easterly property line, which drains to an
existing 8" main in Walnut Avenue. The Project would continue to drain to Walnut
Avenue.
C. Solid Waste Disposal
Solid waste disposal is provided to commercial users by a variety of private haulers and
to residential users by Consolidated Waste Disposal. The Assisted Living development
within the Specific Plan area would contract with a provider. Landfill capacity is adequate
for the assumed population and commercial growth within Los Angeles County. The 540
East Imperial Avenue Specific Plan would not exceed any assumptions for either
population or commercial growth in the region.
D. Gas Service
Gas service is provided by Southern California Gas Company. A 2" service line is
available in Walnut Avenue.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN
E. Electric/Telephone and Cable Service
Electric service is provided by Southern California Edison. Telephone service is provided
by AT&T, Verizon and Sprint via existing lines in adjacent streets and cable service is
provided by Time Warner Cable, Direct TV and Dish Network.
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 1 mile
from Station 1 located at 314 Main Street in Downtown El Segundo and approximately
1.8 miles from Fire Station 2 located at 2261 Mariposa Avenue. Water for fire
suppression is available from existing water lines via hydrants adjacent to the Project
Site. Private hydrants will be installed if required to provide coverage for approved
structures.
G. Police Services
The El Segundo Police Department provides police protection services to the City. The
Specific Plan area is approximately 1 mile from the police station located at 348 Main
Street.
H. Drainage
On -site drainage must comply with National Pollution Discharge Elimination System
(NPDES) requirements.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 10
4.0 LAND USE AND DEVELOPMENT STANDARDS
4.1 DISTRIBUTION AND LOCATION OF LAND USE
SENIOR HOUSING COMMUNITY /MULTI- FAMILY RESIDENTIAL (R -3) OPTION (OPTION 1)
Under this option, the southern .33 acre "tail' of the property which fronts on Walnut Avenue will
be developed in accordance with the provisions of the R -3 (multi - family) zone and will be
physically separated from the remainder of the Project Site.
There are two types of housing that will be developed under the Senior Housing Community:
Assisted Living and Senior Residential which may be placed on the remaining 5.32 acres in
substantial conformance with the approved concept site plan provided that the overall
development does not exceed the total square footage and FAR set forth below and meets all of
the other Development Standards set forth in Section 4.2.
The following graphical depiction provides a concept for the Senior Housing Community with
Senior Housing that provides for 150 assisted and /or independent living units on the northern
portion of the Project Site and 150 Senior Dwellings on the southern portion of the Project Site.
The .33 acre R -3 (multi - family) "tail' piece is also shown (Exhibit 2). This concept may be
modified in accordance with the procedures for minor and major modifications set forth in
Section 4.3 below.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 11
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MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 12
MIXED RESIDENTIAL DEVELOPMENT OPTION (OPTION 2
Under this development option, multi - family lots would be created fronting East Imperial
Avenue. The remainder of the property to the south would be developed with single - family lots
that would be accessed from Walnut Avenue.
The following provides a concept of the Mixed Residential Unit Development. This concept
may be modified in accordance with the procedures for minor and major modifications set forth
in Section 4.3 below.
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MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN
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4.2 DEVELOPMENT STANDARDS
Except as otherwise provided, this Specific Plan must be administered pursuant to the ESMC.
The development standards set forth herein for both development options are intended to
provide flexibility in the development while providing consistency with adjacent uses.
Where this Specific Plan does not specifically regulate, development must comply with the
ESMC.
AFFORDABILITY
The City of El Segundo 2009 Housing Element identified a need for affordable housing to
provide for a growing senior population. As envisioned in the element, based on that need
Option 1 would set aside fifteen (15) percent of the total units as affordable units for extremely
low, very low and low income senior households and Option 2 would set aside ten (10) percent
of the total units as affordable units. The set aside is characteristic of the 55 and older senior
population in the City of El Segundo which (based on the 2000 Census) represents 15.7 percent
(2,519) of the total 16,033 population. Based on the Regional Housing Needs Assessment
(RHNA), El Segundo is required to provide 168 additional housing units during the current
housing cycle (2006- 2014). The allocation of the 168 units is broken down into five categories
as follows: 22 extremely low income households, 22 very low income households, 27 low
income households, 28 moderate income households, and 69 above moderate income
households. The City has a total of 43 units that can be credited toward the above moderate
income requirements for the current 2006 -2014 planning period.
The units in this project will be used to meet a portion of the need in the extremely low, very low,
and low income household category which represent a proportional total of 31 percent, 31
percent, and 38 percent respectively, of the total RHNA allocation for the lower income
categories. These same percentages were applied to the unit totals for this project. Accordingly,
if 304 units are built under Option 1, a total of 46 units would be required as follows: 14 units
(31 % of the total 15 %) for the extremely low income senior household category; 14 units (31 %
of the total 15 %) for the very low income senior household category; and 18 units (38% of the
total 15 %) for the low income senior household category to be split equally between the
assisted living and town h ome/a partment units. If all 58 units are built under Option 2, a total of 6
units comprised of 2 units in each income category would be required (extremely low — 31 % of
the total 10 %; very low — 31 % of the total 10 %; and low — 38% of the total 10 %). Developer
must still provide 15% set aside for the total number of units constructed for Option 1 and 10%
set aside for the total number of units constructed for Option 2 should fewer units than the
maximum allowed be constructed. The units must be distributed in the same percentage ratios
as specified above in the low, very low, and extremely low income categories. Percentages for
the total number of units and for each income category must be calculated by rounding to the
nearest whole number not to exceed the maximum required percentage. Any affordable
housing units that are required based on the single - family component of Option 2 may be
satisfied by developing the requisite number of units in other components of the project.
The developer must submit an income and verification monitoring plan to the Director of
Planning and Building Safety before building permits are issued.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 14
SENIOR HOUSING COMMUNITY /MULTI- FAMILY RESIDENTIAL (R -3) OPTION (OPTION 1)
The southern .33 acre "tail' of the Project Site will be developed in accordance with the existing
provisions of the Multi - Family Residential (R -3) Zone. The remaining 5.32 acres will be
developed in accordance with the following:
A. Permitted Uses
1. Senior Dwellings consisting of apartments or condominiums.
2. Senior Housing consisting of assisted and /or independent living units.
3. Other similar uses approved by the Director of Planning and Building Safety, as
provided by ESMC Chapter 15 -22.
B. Permitted Accessory Uses
1. Wireless communication facilities subject to ESMC Chapter 15 -19.
2. Any use customarily incidental to a permitted use.
3. Other similar uses approved by the Director of Planning and Building Safety, as
provided by ESMC Chapter 15 -22.
C. Site Development Standards
1. Lot Coverage /Density
The Senior Housing Community development on the 5.32 acre parcel cannot
exceed a total of 175,000 square feet combined, with a 0.75 total FAR. The exact
mix of housing options is determined through the Site Plan Review application
procedure submitted in accordance with the Specific Plan but the development
totals cannot exceed the maximum density analyzed in the EIR.
2. Lot Area
The minimum lot area is 15,000 gross square feet.
3. Height
No building or structure can exceed thirty -five (35) feet in height, with the
exceptions of parapets and other auxiliary structures that cannot exceed forty -
five (45) feet in height.
4. Setbacks
a. Front Yard along East Imperial Avenue: 20 -foot minimum.
b. Side Yard: 40 -foot minimum.
C. Rear Yard: 40 -foot minimum between the southern side of the Specific
Plan area and the R -3 uses to the south.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 15
d. Between Uses: The minimum setback between the Assisted Living on the
north and the Senior Residential on the south side of the Specific Plan
area is 10 feet to each property line.
5. Lot Frontage
Each Lot must have a minimum frontage on a street of 75 feet.
6. Building Area /Floor Area Ratio (FAR)
The total net floor area of all buildings cannot exceed the total square footage of
the property multiplied by 0.75.
7. Off - Street Parking and Loading Spaces
Off - street parking and loading spaces, including parking for employees and
visitors must be provided as follows:
Senior Dwellings (Market Rate):
• 1 space per studio /1 bedroom units
• 2 spaces per 2 bedroom units
Senior Dwellings (Affordable):
• 0.5 space per studio /1 bedroom units
• 1 spaces per 2 bedroom units
Senior Housing Assisted Living Units (Market Rate):
• 1 space per 2 units /2 beds
Senior Housing Assisted Living Units (Affordable):
• 1 space per 3 units /3 beds
D. Design Features
Assisted Living facilities will contain the following design features:
• Kitchen
• Dining Room
• Library
• Restrooms
• Exercise Area
• Recreational Facilities consisting of:
• Game Playing Area
• Pool
• Open Space consisting of: landscaped courtyards and
other passive recreational areas
o Within each individual dwelling unit a kitchenette consisting of a minimum of
refrigerator, sink and microwave
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 16
Senior Residential facilities will contain the following design features:
• Pool
• Community Room
• Lobby
• Mail Room
MIXED RESIDENTIAL DEVELOPMENT OPTION (OPTION 2)
A. Permitted Uses
1. Single- Family units and /or multi- family housing units consisting of apartments,
townhomes, or condominiums.
2. 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. Detached accessory buildings and structures, including private garages.
3. Other similar uses approved by the Director of Planning and Building Safety, as
provided by ESMC Chapter 15 -22.
C. Site Development Standards
1. Density
The Mixed Unit Development cannot exceed a maximum of twenty -four (24)
single - family units and thirty -four (34) multi - family units. The exact mix and layout
of housing is determined through the Site Plan Review application procedure
submitted in accordance with the Specific Plan.
2. Lot Area
The minimum lot area for single family residential is 5,000 gross square feet.
The minimum lot area for multi - family residential is 7,000 gross square feet.
3. Height
Single- family residential dwelling units must comply with the existing height
standards set forth in ESMC Chapter 154A.
Multi- family residential dwelling units cannot exceed thirty -five (35) feet in height.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 17
4. Setbacks
Setbacks for single - family residential dwelling units, in accordance with ESMC
Chapter 15 -4A for multi - family residential dwelling units, in accordance with
ESMC Chapter 15-413.
5. Lot Frontage
Each lot developed with multi - family residential dwellings must have a minimum
frontage on a street of 50 feet.
Each lot developed with single - family residential dwellings must have a minimum
frontage on a street of 50 feet.
6. Building Area /Floor Area Ratio (FAR)
The maximum net floor area permitted for single- family residential buildings and
multi - family residential building must comply with ESMC Chapters 15 -4A and 15-
4C, respectively.
7. Off - Street Parking and Loading Spaces
Off - street parking and loading spaces must be provided in accordance with
ESMC Chapter 15 -15.
D. Timing
Building permits cannot be issued for Option 2 until September 1, 2013.
GENERAL DEVELOPMENT STANDARDS FOR EITHER DEVELOPMENT OPTION
A. Landscaping
Landscaping must be provided as required by the existing provisions of ESMC Chapters
10 -2 and 15 -2.
B. Walls and Fences
All walls and fences must comply with ESMC § 15 -2 -4, Decorative masonry, open work
wrought iron and similar materials are permitted. The use of chain link and razor wire is
prohibited.
C. Access
All development projects must provide adequate access for emergency vehicles. 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.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 18
D. Signs
Signs located in the Specific Plan area must comply with the requirements of ESMC
Chapter 15 -18.
E. Energy Standards
The development must be built to a minimum of LEED Certified standard or such other
equivalent standard determined by the Director of Planning and Building Safety. LEED
stands for the Leadership in Energy and Environmental Design (LEED) Green Building
Rating System developed by the United States Green Building Council (USGBC) and
provides a suite of standards for environmentally sustainable construction.
F. Design Standards
The following minimum design standards must be incorporated in all projects within the
Plan area:
All colors, textures, and materials on exterior elevation(s) must be coordinated to
achieve a continuity of design throughout the 5.32 acre portion of the Project
Site, regardless of whether the units are developed at the same time.
2. 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.
3. Building materials must be of non - reflective coatings and glazings and windows
must use low- reflectivity glass.
4. Plans must be reviewed and approved by the Director of Planning and Building
Safety for compliance with these Design Standards. If the Director finds that such
plans are non compliant, an applicant may appeal that decision in accordance
with the ESMC.
G. Phasing
The housing on the entire 5.65 acre Project Site may be developed in one or more
phases.
H. Transportation Demand Management (TDM)
Option 1, the Senior Housing Community /Multi - Family Residential (R -3) project, must
provide two bulletin boards, display cases or kiosks displaying transportation information
located where it is visible to the greatest number of residents and employees (one within
the assisted living development and one within the senior residential development).
Information in the area must include, without limitation, the following:
Current maps, routes and schedules for public transit routes serving the site;
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 19
2. Telephone numbers for referrals on transportation information including numbers
for the regional ridesharing agency and local transit operators;
3. Ridesharing promotional material supplied by commuter - oriented organizations;
4. Bicycle route and facility information including regional /local bicycle maps and
bicycle safety information; and
5. A list of facilities available for carpoolers, vanpoolers, bicyclists, transit riders,
residents and pedestrians at the site.
4.3 MODIFICATIONS
The following requirements apply to Option 1 and to Option 2:
A. Minor Modifications /Administrative Approvals
The Developer may make minor changes to the Project and Project Approvals ( "Minor
Modifications ") without amending this Specific Plan upon the administrative approval of
the Director of Planning and Building Safety or designee, provided that such
modifications are consistent with the Development Standards, Applicable Rules and
Project Approvals.
B. Major Modifications
Unless such modification is approved in accordance with subsection A above or is a use
approved subject to an Administrative Use Permit, any proposed modification to the
Project which results in any of the following do not constitute a Minor Modification but
constitute a Major Modification and require an amendment to this Specific Plan:
1. Any decrease in the required building setbacks;
2. Any increase in the total developable square footage or FAR of the entire
Property for either project option;
3. Any increase in height of buildings or structures on the Property above thirty -five
(35) feet with the exception of parapets and other auxiliary structures that cannot
exceed forty -five (45) feet in height;
4. Any decrease in the minimum required lot area;
5. Any decrease in the minimum required lot frontage;
6. Any change in use to a use which is not permitted herein;
7. Any deviation from the uses and development standards or limitations set forth in
Section 4.1 and Section 4.2 of this Specific Plan, except to the extent these
Sections specifically provide for the Council or the Director to approve of such
changes;
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 20
8. Any material modification to Developer's obligation to provide LEED certification,
or such other equivalent standard as determined by the Director of Planning and
Building Safety for the Project;.or
9. Any material modification that requires modifications to the EIR other than an
Addendum.
10. Other than the Major Modifications listed above, all other modifications to the
Project are considered "Minor Modifications."
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 21
5.0 IMPLEMENTATION AND ADMINISTRATION
5.1 OVERVIEW
In order to develop a project that is in conformance with the uses, density and FAR approved in
this Specific Plan, a Site Plan Review ( "SPR ") application must be filed with the Department of
Planning and Building Safety. The plans must be in substantial conformance with the approved
conceptual plans.
5.2 APPLICATION FOR SITE PLAN REVIEW - CONTENTS
The Site Plan Review Application must be submitted in conformance with applicable City
application requirements and must include all information deemed necessary by the Director of
Planning and Building Safety to address site plan review criteria. The plans must be in
substantial conformance with the approved conceptual plans.
5.3 SITE PLAN REVIEW — PROCEDURE
A. The Director of Planning and Building Safety must review an application to ensure there
is consistency with the Specific Plan within 30 days after it is submitted.
B. CEQA Review, if required, must be conducted within the time frames set forth in the
Public Resources Code and the California Code of Regulations.
C. The Site Plan Review must be timely scheduled for public hearing before the Planning
Commission, which date cannot exceed 30 days after the completion of the public
review period of the environmental documentation, if any, or within 30 days from the
date the application is deemed complete if no further environmental review is required.
The Planning Commission must render its decision in writing, either approving,
approving with conditions, or denying the Site Plan Review application, stating the
reasons for such action. The decision of the Planning Commission is final unless
appealed to the City Council.
D. Any aggrieved person may appeal the Planning Commission's decision to the City
Council. Such appeal must be filed in writing with the Department of Planning and
Building Safety within ten days after the date of the written decision by the Planning
Commission. Upon receiving such an appeal and the payment of the appropriate filing
fee, the matter must be scheduled for consideration by the City Council not more than 45
days after the date of receipt of the appeal.
E. The Site Plan is valid for two years from the date of approval. If construction has not
commenced within such time, but the applicant has diligently pursued the project plan
review process, the Director of Planning and Building Safety may extend the precise
plan of design for up to one additional year.
F. Subsequent to the approval of the Site Plan, the Director of Planning and Building Safety
may approve minor changes in the Site Plan or the conditions thereof if he finds that
there are practical reasons for such changes, that such changes do not substantially
vary from the previously approved site plan and applicable City codes and that such
changes do not involve deviations from the design's intent.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 22
5.4 SITE PLAN REVIEW CRITERIA
The purpose of the Site Plan Review procedure is to ensure that the development provides a
cohesive visual identity and coordinated design character for the Specific Plan area of high
quality. The overall coordinated design character must be expressed in the site planning,
architecture, landscaping, lighting, and signage. The architectural design is to be compatible in
character, massing and materials consistent with the conceptual plan depicted in this Plan. The
architectural design must provide a residential character that complements the surrounding
uses and integrates the residential uses with the neighborhood to ensure that the project does
not have the appearance of a suburban subdivision with a single uniform architectural building
design. A minimum of two distinct architectural styles and building designs must be used for the
single - family uses in Option 2 and two distinct architectural style and building designs must be
used for the multi - family uses in Option 2. The site design should maximize setback distances
of buildings and parking spaces from the existing surrounding residential development to the
east, west and south to the extent feasible, minimize the reduction of on- street parking in
relationship to driveway placement, and distribute the placement of required landscaping
throughout parking areas,
In approving the Site Plan Review the Planning Commission, or City Council on appeal, must
consider the following factors:
A. The dimensions, shape and orientation of the parcel;
B. The placement of buildings and structures on the parcel;
C. The height, setbacks, and bulk of buildings;
D. The building materials and design;
E. The distance between buildings or structures;
F. The location, number and layout of off - street parking and loading spaces;
G. The internal traffic patterns and pedestrian safety features;
H. The location, distribution, amount and type of landscaping materials and the
sustainability of the landscaping material with the El Segundo climate in compliance with
the applicable climate zone;
The placement, height and direction of illumination of light standards;
The location, number, size and height of signs;
K. The location, height and materials of walls, fences or hedges; and
L. The location and method of screening refuse and storage areas, roof equipment, pipes,
vents, utility equipment and all equipment not contained in the main buildings of the
development.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 23
5.5 APPROVAL CRITERIA
The Planning Commission, or City Council on appeal, will approve the Site Plan if it finds that
the site plan, architecture and landscape design, with conditions if necessary are consistent with
the Project Description and development standards set forth herein.
6.6 GENERAL ADMINISTRATION
Unless regulated by this Specific Plan, development will be administered and enforced by the
City in accordance with the ESMC. This Specific Plan supersedes any conflicts with ESMC
zoning regulations.
A. The Director of Planning and Building Safety may grant administrative use permits in
accordance with ESMC Chapter 15 -22.
B. The Director of Planning and Building Safety may make other administrative
determinations using the same procedures set forth in ESMC Chapter 15 -22.
C. The Director of Planning and Building Safety may grant adjustments and administrative
adjustments in accordance with ESMC Chapter 15 -24.
5.7 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 by ordinance. Said amendment or amendments do
not require a concurrent General Plan amendment unless the Director of Planning and Building
Safety determines that the proposed amendment would substantially affect General Plan goals,
policies, objectives or programs.
MARCH 2012 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 24
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY CLERK
CITY OF EL SEGUNDO
350 Main Street
El Segundo, California 90245
EXEMPT FROM RECORDER'S FEES
Pursuant to Government Code § 6103
DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE CITY OF EL SEGUNDO
AND EL SEGUNDO UNIFIED SCHOOL DISTRICT
(540 E. IMPERIAL AVENUE SITE)
THIS AGREEMENT SHALL BE RECORDED WITHIN TEN DAYS OF EXECUTION BY
ALL PARTIES HERETO PURSUANT TO THE REQUIREMENTS OF GOVERNMENT
CODE §65868.5
CITY COUNCIL ORDINANCE NO. 1469 Exhibit "D"
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the El Segundo Municipal Code ( "ESMC "), the
El Segundo Unified School District, agrees to comply with the following provisions as
conditions for the City of El Segundo's approval of Environmental Impact Report for
Environmental Assessment (EA No. 890), General Plan Amendment No. 10 -03, Specific
Plan No. 10 -03, Zone Change No. 10 -01, Zone Text Amendment No. 10 -06,
Development Agreement No. 10 -02, and Subdivision 10 -01 for Vesting Tentative Map
Nos. 71410 and 71582 ( "Project Conditions ").
Planning and Building Safety Department
Before building permits are issued, the applicant must submit plans
demonstrating substantial compliance with the plans and conditions
of approval on file with the Planning and Building Safety
Department. A maximum of 304 units are permitted in Option 1 and
a maximum of 58 units in Option 2. Any subsequent modification to
the project as approved, including the site plan, floor plan,
elevations, landscaping and materials, must be referred to the
Director of Planning and Building Safety to determine whether the
Planning Commission should review the proposed modification.
2. Before building permits are issued, the applicant must obtain all the
necessary approvals, licenses and permits and pay all the
appropriate fees as required by the City.
3. The applicant must comply with all mitigation measures identified in
the Final Environmental Impact Report prepared for the Project. A
Mitigation Monitoring and Reporting Program (MMRP) was
prepared as part of the environmental review for the project and is
attached as Exhibit "B" to this Resolution. The mitigation measures
of the MMRP are incorporated into these conditions of approval by
reference. All mitigation measures and conditions of approval must
be listed on the plans submitted for plan check and the plans for
which a building permit is issued.
4. Any changes to the colors and materials of the exterior fagade of
the building must be in compliance with the 540 East Imperial
Avenue Specific Plan Section 4.2(F) Development Standards and
approved to the satisfaction of the Director of Planning and Building
Safety.
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5. Before the City issues a building permit, the applicant must submit
final landscaping and irrigation plans to the Planning and Building
Safety Department and the Parks and Recreation Department for
review and approval to demonstrate compliance with the City's
Water Conservation regulations and Guidelines for Water
Conservation in Landscaping (ESMC §§ 10 -2 -1, et seq.). The plant
materials used in landscaping must be compatible with the El
Segundo climate pursuant to Sunset Western Garden Book's Zone
24 published by Sunset Books, Inc., Revised and Updated 2001
edition, which is available for review at the Planning and Building
Safety Department. Additionally, the landscaping and irrigation
must be completely installed before the City issues a final
Certificate of Occupancy. Additionally, the final landscaping and
irrigation plans must comply with the following:
• Reclaimed water must be used as the water source to
irrigate landscaped areas, if feasible. To that end, dual water
connections must be installed to allow for landscaping to be
irrigated by reclaimed water, if feasible.
Efficient irrigation systems must be installed which minimize
runoff and evaporation and maximize the water which will
reach plant roots (e.g., drip irrigation, automatic sprinklers
equipped with moisture sensors).
Automatic sprinkler systems must be set to irrigate
landscaping during early morning hours or during the
evening to reduce water losses from evaporation. Sprinklers
must also be reset to water less often in cooler months and
during the rainfall season so that water is not wasted by
excessive landscaping irrigation.
6. Selection of drought - tolerant, low -water consuming plant varieties
must be used to reduce irrigation water consumption, in compliance
with ESMC §§ 10 -2 -1, et seq.
7. The applicant must provide a sufficient number of bicycle racks to
accommodate storing at least 8 bicycles.
8. Employees must be provided current
for public transit routes serving the
referrals on transportation informatic
regional ridesharing agency and local
promotional materials; and bicycler
Two kiosks with such information m
maps, routes and schedules
site; telephone numbers for
i including numbers for the
transit operators; ridesharing
Me and facility information.
st be provided for Option 1
with one Kiosk located in the senior portion of the project and the
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second kiosk located in the assisted living facility to the satisfaction
of the Director of Planning and Building Safety. One kiosk must be
provided in Option 2 in the senior housing /multi - family portion of the
project site to the satisfaction of the Director of Planning and
Building Safety.
9. Trash and recycling enclosures must be provided and shown on the
site plan that are sufficiently large enough to store the necessary
bins required for the regular collection of commercial solid waste
and recyclable materials. The site plan with the location and
dimensions of the trash and recycling enclosure and an elevation
view of the enclosure must be provided to the Planning and
Building Safety Department for review and approval before the City
issues building permits. Separate trash and recycling facilities must
be provided for each of the three components of Option 1 (senior
housing, assisted living and multi - family). Separate trash and
recycling enclosures must be provided for the multi - family portion of
Option 2.
10. Ground level mechanical equipment, refuse collectors, storage
tanks, generators, and other similar facilities must be screened
from view with dense landscaping and walls of materials and
finishes compatible with the overall design of the project and any
ancillary buildings.
11. Exterior lighting must be designed to minimize off -site glare.
12. The building must be designed to comply with all ESMC standards
for the attenuation of interior noise.
13. Before the City issues a Certificate of Occupancy the applicant
must provide the Planning and Building Safety Department a status
report on the Leadership in Energy and Environmental Design
(LEED) certification process that includes the GBCI scorecard. The
Director of Planning and Building Safety will determine if the items
identified on the scorecard and report, show a good faith effort to
obtain LEED certification and warrant release of this condition.
Within one month of receiving LEED certification, the applicant
must furnish proof of certification to the Planning and Building
Safety Department.
14. The applicant agrees to set aside 15% of the total number of units
constructed for Option 1. The units must be distributed as follows:
31% of the total 15% for the extremely low income senior
household category; 31 % of the 15% for the very low income senior
household category; and 38% of the 15% for the low income senior
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household category to be split equally between the assisted living
and condominium /apartment units. Percentages for the total
number of units and for each income category must be calculated
by rounding to the nearest whole number not to exceed the
maximum required percentage. The Developer must submit an
income verification monitoring plan to the Director of Planning and
Building Safety before issuance of Certificate of Occupancy.
15. The applicant agrees to set aside 10% of the total number of units
constructed for Option 2. The units must be distributed as follows:
31% of the total 10% for the extremely low income senior
household category; 31 % of the 10% for the very low income senior
household category; and 38% of the 10% for the low income senior
household category to be split equally between the multi - family
condominium /apartment units. Any affordable housing units that are
required based on the single - family component of Option 2 may be
satisfied by developing the requisite number of units in other
components of the project. Percentages for the total number of
units and for each income category must be calculated by rounding
to the nearest whole number not to exceed the maximum required
percentage. The Developer must submit an income verification
monitoring plan to the Director of Planning and Building Safety
before issuance of Certificate of Occupancy.
16. The applicant must provide a marketing implementation plan that
includes, without limitation, notification to residents of El Segundo
regarding the availability of affordable housing in the project,
eligibility requirements, application requirements, and access to
application materials to the satisfaction of the Director of Planning
and Building Safety.
17. A minimum of two building materials must be provided in each
component of each project option (Option 1 and Option 2) to the
satisfaction of the Director of Planning and Building Safety.
18. The project must meet all design criteria of the Specific Plan to the
satisfaction of the Director of Planning and Building Safety.
Building Division Conditions
19. Before building permits are issued, the applicant must submit a
geotechnical /soils report, along with an associated grading plan
that addresses the current code to the Planning and Building Safety
Department for review and approval.
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20. Before grading permits are issued, the applicant must submit a
soils report to the Planning and Building Safety Department for
review and approval.
21. Before grading permits are issued, the applicant must submit a
grading plan to the Planning and Building Safety Department for
review and approval. Before building permits are issued, plans
must show conformance with the 2010 California Building Code,
2010 California Mechanical Code, 2010 California Plumbing Code,
2010 California Electrical Code, and 2010 California Energy Code,
all as adopted by the ESMC.
22. Before building permits are issued, plans must show compliance
with accessibility requirements per the 2010 California Building
Code, as adopted by the ESMC.
23. The applicant must provide a complete pool enclosure that
encompasses the pool per the 2010 California Building Code, as
adopted by the ESMC.
24. The applicant must provide a disabled access lift to access the pool
per the 2010 California Building Code, as adopted by the ESMC.
25. At least one stairway must access the roof per the 2010 California
Building Code, as adopted by the ESMC.
26. The Applicant must execute a restrictive covenant, in a form
approved by the City Attorney, subjecting development of the real
property affected by the Project to the air easements imposed by
the final judgment in Los Angeles Unified School District v. City of
Los Angeles, et al., LASC Case No. 965,067 filed January 7, 1980
and recorded as Document No. 80 -55139 with the Los Angeles
County Recorder's Office.
Fire Department Conditions
27. The project must comply with all applicable requirements in the
2010 California Building and Fire Codes, and the 2009 International
Fire Code as adopted by the ESMC and El Segundo Fire
Department regulations.
28. Construction of any cafeteria or kitchen facilities in the assisted
living facility must include installation of a grease interceptor
capable of removing fats, oils, and grease from the kitchen waste
stream. If the Los Angeles County Health Department determines
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that the food preparation area does not require the installation of
grease interceptors, then this condition will not be required.
29. Construction activities must include a storm water pollution
prevention plan addressing non -storm water run -off, debris
removal, track -out and protection of storm water system.
30. Any diesel - powered generators must be approved by the Fire
Department, Environmental Safety Division, and provide for
secondary containment, placarding, spill detection and prevention.
Underground tanks require additional environmental monitoring
requirements.
31. The applicant must provide the Environmental Safety Division of
the El Segundo Fire Department an inventory of any and all
chemicals used for laundry, pool or house cleaning, emergency
generators or other devices.
32. The applicant, or designee, must contact Underground Service
Alert before digging or excavating.
33. Any demolition must
proper notifications to
(SCAQMD).
Public Works Department Conditions
be screened for asbestos and lead, with
South Coast Air Quality Management District
34. All onsite utilities including, without limitation, water, electricity, gas,
sewer and storm drains, must be installed underground. Contact
Southern California Edison for required service and underground
requirements (Mr. John Deng at (310) 783- 9305).
35. Before the City issues a Certificate of Occupancy, the applicant
must ensure that all curb, gutters, asphalt and concrete pavement
and driveway aprons fronting 540 East Imperial Avenue and the
property frontage along Walnut Avenue will be replaced as required
by the Public Works Department.
36. Before the City issues a Certificate of Occupancy, all damaged or
off -grade curb, sidewalk and pavement must be removed and
replaced as required by the Public Works Department.
37. The applicant must secure any required encroachment permits
from the Public Works Department before commencing any work in
the public right -of -way.
IQ
38. The project must comply with the latest National Pollution
Discharge Elimination System (NPDES) requirements and provide
Best Management Practices (BMPs) for sediment control,
construction material control and erosion control.
39. Before the City issues a building permit, the location and sizes of all
proposed water meters must be approved by the City's Water
Division.
40. Before the City issues a building permit, the applicant must clean
and inspect (via remote TV camera) the project sewer lateral. If
found impaired, the applicant is responsible for the replacement of
the lateral.
41. A registered civil engineer must provide storm (hydrologic and
hydraulic) calculations for appropriate storm drain facilities to
control on -site drainage and mitigate off -site impacts, as follows,
subject to review and approval from the Public Works Department:
■ The design must follow the criteria contained in both the Los
Angeles County Department of Public Works Hydrology Manual
2006 and Standard Urban Storm Water Mitigation Plan or most
recent editions. Flows must remain in their historical drainage
pattern so as not to impact neighboring properties.
■ New development must not increase the rate of flow (cubic feet per
second) or velocity (feet per second) of site run -off water to any off -
site drainage areas beyond the measured or calculated pre - project
rate and velocity.
42. Construction related parking must be provided on -site.
43. All record drawings (as -built drawings) and supporting
documentation must be submitted to the Public Works Department
before scheduling the project's final inspection.
Police Department Conditions
44. Before the City issues a building permit, the applicant must submit
a photometric light study to the Police Department for review and
approval. A site plan must be provided showing buildings, parking
areas, walkways, and the point -by -point photometric calculation of
the required light levels. Foot candles must be measured on a
horizontal plane and conform to a uniformity ratio of 4:1
average /minimum. The photometric study must be point -by -point
and include the light loss factor (.7). Lighting levels must be
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adjusted to meet the minimum foot candle requirements within each
area of the site. All interior or exterior corridors, passageways and
pedestrian walkways and open parking lot shall be illuminated at all
times with a minimum maintained one foot - candle of light on the
walking surface.
45. A schematic plan of the security camera system must be submitted
and approved by the El Segundo Police Department before the City
issues a building permit, and must be included as a page in the
stamped approved set of plans.
46. Lighting devices must be enclosed and protected by weather and
vandal resistant covers.
47. Stairways must be illuminated with a minimum maintained one foot -
candle of light on all landings and stair treads at all times.
48. Recessed areas of building or fences, which have a minimum depth
of two feet, a minimum height of five feet, and do not exceed six
feet in width and are capable of human concealment, must be
illuminated with a minimum maintained 0.25 foot - candles of light at
ground level during the hours of darkness. This requirement applies
to defined recessed areas which are within six feet of the edge of a
designated walking surface with an unobstructed pathway to it, not
hindered by walls or hedge row landscaping a minimum of two feet
in height.
49. All types of exterior doors must be illuminated during the hours of
darkness, with a minimum maintained one foot - candle of light
measured within a five -foot radius on each side of the door at
ground level. The light source must be controlled by a photocell
device or a time -clock with an astronomic clock feature and capable
of operating during a power outage.
50. The addressing, open parking lot and trash dumpster must be
illuminated with a maintained minimum of one foot - candle of light
on the ground surface during hours of darkness.
51. Street addressing must be a minimum of 6 inches high and must be
visible from the street or driving surface, of contrasting color to the
background and illuminated during hours of darkness. Addressing
must also be shown on plan elevations.
52. All landscaping must be low profile around perimeter fencing,
windows, doors and entryways so as not to limit visibility or provide
10
climbing access. Dense bushes cannot be clumped together in a
manner that provides easy concealment.
53. Stairwell doors exiting onto the street must have a minimum 100 -
square inch vision panel, with a minimum five inch width, to provide
visibility into the area being entered. Vision panels must meet the
requirements of the California Building Code, as adopted by the
ESMC. Vision panels must preclude manipulation of the interior
locking device from the exterior.
54. Interior stairwell doors must have glazing panels a minimum of five
inches wide and 20 inches in height and meet the requirements of
the California Building Code, as adopted by the ESMC. Guest
rooms must have a deadbolt lock, a secondary security latch and a
wide angle (190 -200 degree) door viewer, not to be mounted more
than 58 inches from the bottom of the door.
55. Exterior mounted ladders are prohibited except: (1) ladders with a
minimum 1/8 inch thick steel plate, securely attached to the ladders
edge on each side, and extending to within two inches of the wall
for a height of ten feet above ground level. A door and cover must
be securely attached to the front of the ladder, and be constructed
of minimum 1/8 -inch steel, extending from ground level to at least
ten feet high. The ladder must have non - removable hinge pins and
be locked securely against the side wall by a locking mechanism
with a minimum five pin tumbler operation; or (2) the bottom of the
ladder must begin ten feet above the ground surface.
56. All pool entrances must be posted with "No Trespassing" signs.
57. Any pool restroom and shower doors must have access control as
reviewed and approved by the El Segundo Police Department.
58. Exterior gates leading to the pool must be secured by electronic
access control.
59. When a specific project option is selected, the ESPD may require
the applicant to comply with more specific requirements as they
pertain to: doors /hardware, windows, mailboxes, lighting,
landscaping, addressing, stairwells, trash dumpsters, parking, other
possible requirements they may pertain to a specific assisted living
facility layout (access controls).
In
Construction Conditions
60. Before any construction occurs the perimeter of the property must
be fenced with a minimum 6 -foot high fence. The fence must be
covered with a material approved by the Planning and Building
Safety Department to prevent dust from leaving the site.
61. Public sidewalks must remain open at all times.
62. All haul trucks hauling soil, sand, and other loose materials must
either be covered or maintain two feet of freeboard.
63. NOx emissions during construction must be reduced by limiting the
operation of heavy -duty construction equipment to no more than 5
pieces of equipment at any one time.
64. Staging of construction vehicles and vehicle entry and egress to the
site must be approved by the Public Works Department. Temporary
construction driveways must be approved by the Public Works
Department. Temporary construction driveways must be removed
before the City issues a certificate of occupancy.
65. Construction vehicles cannot use any route except the City's
designated Truck Routes.
66. The applicant must develop and implement a construction
management plan, as approved by the Public Works Department,
which includes the following measures recommended by the
SCAQMD:
• Configure construction parking to minimize traffic
interference.
• Provide temporary traffic controls during all phases of
construction activities to maintain traffic flow (e.g., flag
person).
• Re -route construction trucks away from congested streets.
• Maintain equipment and vehicles engines in good condition
and in proper tune as per manufacturer's specifications and
per SCAQMD rules, to minimize dust emissions.
• Suspend use of all construction equipment during second
stage smog alerts. Contact SCAQMD at (800) 242 -4022 for
daily forecasts.
• Use electricity from temporary power poles rather than
temporary diesel or gasoline - powered generators.
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• Diesel- powered equipment such as booster pumps or
generators should be replaced by electric equipment, if
feasible.
• Catalytic converters must be installed, if feasible.
• Equipment must be equipped with two -to- four - degree
engine time retard or pre- combustion chamber engines.
• Use methanol or natural gas powered mobile equipment and
pile drivers instead of diesel if readily available at
competitive prices.
• Use propane or butane powered on -site mobile equipment
instead of gasoline if readily available at competitive prices.
67. During construction and operations, all waste must be disposed in
accordance with all applicable laws and regulations. Toxic wastes
must be discarded at a licensed, regulated disposal site by a
licensed waste hauler.
68. All leaks, drips and spills occurring during construction must be
cleaned up promptly and in compliance with all applicable laws and
regulations to prevent contaminated soil on paved surfaces that can
be washed away into the storm drains.
69. If materials spills occur, they must be cleaned up in a way that will
not affect the storm drain system.
70. The project must comply with ESMC Chapter 5 -4, which
establishes storm water and urban pollution controls.
71. Before anticipated rainfall, construction dumpsters must be covered
with tarps or plastic sheeting.
72. Inspections of the project site before and after storm events must
be conducted to determine whether Best Management Practices
have been implemented to reduce pollutant loadings identified in
the Storm Water Prevention Plan.
73. The owner or contractor must conduct daily street sweeping and
truck wheel cleaning to prevent dirt in the storm drain system.
74. Storm drain system must be safeguarded at all times during
construction.
75. All diesel equipment must be operated with closed engine doors
and must be equipped with factory- recommended mufflers.
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76. Electrical power must be used to run air compressors and similar
power tools.
77. The applicant must provide a telephone number for local residents
to call to submit complaints associated with the construction noise.
The number must be posted on the project site and must be easily
viewed from adjacent public areas.
78. During construction, the contractor must store and maintain
equipment as far as possible from adjacent residential property
locations northwest of the site.
79. As stated in ESMC Chapter 7 -2, construction related noise is
restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through
Saturday, and prohibited at anytime on Sunday or a Federal
holiday.
Impact Fee Conditions
80. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time library
services mitigation fee in accordance with Section 5.4 of the
Development Agreement and Resolution No. 4687. The fee amount
must be based upon the adopted fee at the time the building permit
is issued.
81. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time fire services
mitigation fee in accordance with Section 5.4 of the Development
Agreement and Resolution No 4687. The fee amount must be
based upon the adopted fee at the time the building permit is
issued.
82. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time police
services mitigation fee in accordance with Section 5.4 of the
Development Agreement and Resolution No. 4687. The fee amount
must be based upon the adopted fee at the time the building permit
is issued.
83. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time park services
mitigation fee in accordance with Section 5.4 of the Development
Agreement and Resolution No. 4687. The fee amount must be
based upon the adopted fee at the time the building permit is
issued.
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84. Before building permits are issued, the applicant must pay the
required sewer connection fees (as specified in ESMC Title 12 -3).
85. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues
a certificate of occupancy, the applicant must pay a one time traffic
mitigation fee in accordance with Section 5.4 of the Development
Agreement and Resolution No. 4443.
86. Before building permits are issued, the applicant must pay the
required School Fees. This condition does not limit the applicant's
ability to appeal or protest the payment of these fees to the school
districts(s).
Miscellaneous
87. The vesting tentative maps (VTM No. 71410 and VTM No. 71582)
will expire pursuant to Government Code § 66452.6 and ESMC §
14 -1 -12. Only one VTM may be recorded.
88. The El Segundo Unified School District, agrees to indemnify and
hold the City harmless from and against any claim, action,
damages, costs (including, without limitation, attorney's fees),
injuries, or liability, arising from the City's approval of Environmental
Assessment No. 890, General Plan Amendment No. 10 -03,
Specific Plan No. 10 -03, Zone Change No. 10 -01, Zone Text
Amendment No. 10 -06, Development Agreement No. 10 -02, and
Subdivision No. 10 -01. Should the City be named in any suit, or
should any claim be brought against it by suit or otherwise, whether
the same be groundless or not, arising out of the City approval of
Environmental Assessment No. 890, the El Segundo Unified
School District., agrees to defend the City (at the City's request and
with counsel satisfactory to the City) and will indemnify the City for
any judgment rendered against it or any sums paid out in
settlement or otherwise. For purposes of this section "the City"
includes the City of El Segundo's elected officials, appointed
officials, officers, and employees.
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By signing this document, Geoff Yantz on behalf of the El Segundo Unified School
District., certifies that he read, understands, and agrees to the Project Conditions listed
in this document.
Geoff Yantz, Superintendent
El Segundo Unified School District
P: \Planning & Building Safety \Planning - Old \PROJECTS (Plan n i ng)\876-900\EA-890\City Council April 3 2012 \EA -
890.CC.conditions of approval.04.03.12.doc
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CITY COUNCIL ORDINANCE NO. 1469 Exhibit "D"
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the El Segundo Municipal Code ( "ESMC "), the
El Segundo Unified School District, agrees to comply with the following provisions as
conditions for the City of El Segundo's approval of Environmental Impact Report for
Environmental Assessment (EA No. 890), General Plan Amendment No. 10 -03, Specific
Plan No. 10 -03, Zone Change No. 10 -01, Zone Text Amendment No. 10 -06,
Development Agreement No. 10 -02, and Subdivision 10 -01 for Vesting Tentative Map
Nos. 71410 and 71582 ( "Project Conditions ").
Planning and Building Safety Department
Before building permits are issued, the applicant must submit plans
demonstrating substantial compliance with the plans and conditions
of approval on file with the Planning and Building Safety
Department. A maximum of 304 units are permitted in Option 1 and
a maximum of 58 units in Option 2. Any subsequent modification to
the project as approved, including the site plan, floor plan,
elevations, landscaping and materials, must be referred to the
Director of Planning and Building Safety to determine whether the
Planning Commission should review the proposed modification.
2. Before building permits are issued, the applicant must obtain all the
necessary approvals, licenses and permits and pay all the
appropriate fees as required by the City.
3. The applicant must comply with all mitigation measures identified in
the Final Environmental Impact Report prepared for the Project. A
Mitigation Monitoring and Reporting Program (MMRP) was
prepared as part of the environmental review for the project and is
attached as Exhibit "B" to this Resolution. The mitigation measures
of the MMRP are incorporated into these conditions of approval by
reference. All mitigation measures and conditions of approval must
be listed on the plans submitted for plan check and the plans for
which a building permit is issued.
4. Any changes to the colors and materials of the exterior fagade of
the building must be in compliance with the 540 East Imperial
Avenue Specific Plan Section 4.2(F) Development Standards and
approved to the satisfaction of the Director of Planning and Building
Safety.
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5. Before the City issues a building permit, the applicant must submit
final landscaping and irrigation plans to the Planning and Building
Safety Department and the Parks and Recreation Department for
review and approval to demonstrate compliance with the City's
Water Conservation regulations and Guidelines for Water
Conservation in Landscaping (ESMC §§ 10 -2 -1, et seq.). The plant
materials used in landscaping must be compatible with the El
Segundo climate pursuant to Sunset Western Garden Book's Zone
24 published by Sunset Books, Inc., Revised and Updated 2001
edition, which is available for review at the Planning and Building
Safety Department. Additionally, the landscaping and irrigation
must be completely installed before the City issues a final
Certificate of Occupancy. Additionally, the final landscaping and
irrigation plans must comply with the following:
• Reclaimed water must be used as the water source to
irrigate landscaped areas, if feasible. To that end, dual water
connections must be installed to allow for landscaping to be
irrigated by reclaimed water, if feasible.
• Efficient irrigation systems must be installed which minimize
runoff and evaporation and maximize the water which will
reach plant roots (e.g., drip irrigation, automatic sprinklers
equipped with moisture sensors).
• Automatic sprinkler systems must be set to irrigate
landscaping during early morning hours or during the
evening to reduce water losses from evaporation. Sprinklers
must also be reset to water less often in cooler months and
during the rainfall season so that water is not wasted by
excessive landscaping irrigation.
6. Selection of drought - tolerant, low -water consuming plant varieties
must be used to reduce irrigation water consumption, in compliance
with ESMC §§ 10 -2 -1, et seq.
7. The applicant must provide a sufficient number of bicycle racks to
accommodate storing at least 8 bicycles.
8. Employees must be provided current maps, routes and schedules
for public transit routes serving the site; telephone numbers for
referrals on transportation information including numbers for the
regional ridesharing agency and local transit operators; ridesharing
promotional materials; and bicycle route and facility information.
Two kiosks with such information must be provided for Option 1
with one Kiosk located in the senior portion of the project and the
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second kiosk located in the assisted living facility to the satisfaction
of the Director of Planning and Building Safety. One kiosk must be
provided in Option 2 in the senior housing /multi - family portion of the
project site to the satisfaction of the Director of Planning and
Building Safety.
9. Trash and recycling enclosures must be provided and shown on the
site plan that are sufficiently large enough to store the necessary
bins required for the regular collection of commercial solid waste
and recyclable materials. The site plan with the location and
dimensions of the trash and recycling enclosure and an elevation
view of the enclosure must be provided to the Planning and
Building Safety Department for review and approval before the City
issues building permits. Separate trash and recycling facilities must
be provided for each of the three components of Option 1 (senior
housing, assisted living and multi - family). Separate trash and
recycling enclosures must be provided for the multi - family portion of
Option 2.
10. Ground level mechanical equipment, refuse collectors, storage
tanks, generators, and other similar facilities must be screened
from view with dense landscaping and walls of materials and
finishes compatible with the overall design of the project and any
ancillary buildings.
11. Exterior lighting must be designed to minimize off -site glare.
12. The building must be designed to comply with all ESMC standards
for the attenuation of interior noise.
13. Before the City issues a Certificate of Occupancy the applicant
must provide the Planning and Building Safety Department a status
report on the Leadership in Energy and Environmental Design
(LEED) certification process that includes the GBCI scorecard. The
Director of Planning and Building Safety will determine if the items
identified on the scorecard and report, show a good faith effort to
obtain LEED certification and warrant release of this condition.
Within one month of receiving LEED certification, the applicant
must furnish proof of certification to the Planning and Building
Safety Department.
14. The applicant agrees to set aside 15% of the total number of units
constructed for Option 1. The units must be distributed as follows:
31% of the total 15% for the extremely low income senior
household category; 31 % of the 15% for the very low income senior
household category; and 38% of the 15% for the low income senior
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household category to be split equally between the assisted living
and condominium /apartment units. Percentages for the total
number of units and for each income category must be calculated
by rounding to the nearest whole number not to exceed the
maximum required percentage. The Developer must submit an
income verification monitoring plan to the Director of Planning and
Building Safety before issuance of Certificate of Occupancy.
15. The applicant agrees to set aside 10% of the total number of units
constructed for Option 2. The units must be distributed as follows:
31% of the total 10% for the extremely low income senior
household category; 31 % of the 10% for the very low income senior
household category; and 38% of the 10% for the low income senior
household category to be split equally between the multi - family
condominium /apartment units. Any affordable housing units that are
required based on the single - family component of Option 2 may be
satisfied by developing the requisite number of units in other
components of the project. Percentages for the total number of
units and for each income category must be calculated by rounding
to the nearest whole number not to exceed the maximum required
percentage. The Developer must submit an income verification
monitoring plan to the Director of Planning and Building Safety
before issuance of Certificate of Occupancy.
16. The applicant must provide a marketing implementation plan that
includes, without limitation, notification to residents of El Segundo
regarding the availability of affordable housing in the project,
eligibility requirements, application requirements, and access to
application materials to the satisfaction of the Director of Planning
and Building Safety.
17. A minimum of two building materials must be provided in each
component of each project option (Option 1 and Option 2) to the
satisfaction of the Director of Planning and Building Safety.
18. The project must meet all design criteria of the Specific Plan to the
satisfaction of the Director of Planning and Building Safety.
Building Division Conditions
19. Before building permits are issued, the applicant must submit a
geotechnical /soils report, along with an associated grading plan
that addresses the current code to the Planning and Building Safety
Department for review and approval.
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20. Before grading permits are issued, the applicant must submit a
soils report to the Planning and Building Safety Department for
review and approval.
21. Before grading permits are issued, the applicant must submit a
grading plan to the Planning and Building Safety Department for
review and approval. Before building permits are issued, plans
must show conformance with the 2010 California Building Code,
2010 California Mechanical Code, 2010 California Plumbing Code,
2010 California Electrical Code, and 2010 California Energy Code,
all as adopted by the ESMC.
22. Before building permits are issued, plans must show compliance
with accessibility requirements per the 2010 California Building
Code, as adopted by the ESMC.
23. The applicant must provide a complete pool enclosure that
encompasses the pool per the 2010 California Building Code, as
adopted by the ESMC.
24. The applicant must provide a disabled access lift to access the pool
per the 2010 California Building Code, as adopted by the ESMC.
25. At least one stairway must access the roof per the 2010 California
Building Code, as adopted by the ESMC.
26. The Applicant must execute a restrictive covenant, in a form
approved by the City Attorney, subjecting development of the real
property affected by the Project to the air easements imposed by
the final judgment in Los Angeles Unified School District v. City of
Los Angeles, et al., LASC Case No. 965,067 filed January 7, 1980
and recorded as Document No. 80 -55139 with the Los Angeles
County Recorder's Office.
Fire Department Conditions
27. The project must comply with all applicable requirements in the
2010 California Building and Fire Codes, and the 2009 International
Fire Code as adopted by the ESMC and El Segundo Fire
Department regulations.
28. Construction of any cafeteria or kitchen facilities in the assisted
living facility must include installation of a grease interceptor
capable of removing fats, oils, and grease from the kitchen waste
stream. If the Los Angeles County Health Department determines
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that the food preparation area does not require the installation of
grease interceptors, then this condition will not be required.
29. Construction activities must include a storm water pollution
prevention plan addressing non -storm water run -off, debris
removal, track -out and protection of storm water system.
30. Any diesel - powered generators must be approved by the Fire
Department, Environmental Safety Division, and provide for
secondary containment, placarding, spill detection and prevention.
Underground tanks require additional environmental monitoring
requirements.
31. The applicant must provide the Environmental Safety Division of
the El Segundo Fire Department an inventory of any and all
chemicals used for laundry, pool or house cleaning, emergency
generators or other devices.
32. The applicant, or designee, must contact Underground Service
Alert before digging or excavating.
33. Any demolition must be screened for asbestos and lead, with
proper notifications to South Coast Air Quality Management District
(SCAQMD).
Public Works Department Conditions
34. All onsite utilities including, without limitation, water, electricity, gas,
sewer and storm drains, must be installed underground. Contact
Southern California Edison for required service and underground
requirements (Mr. John Deng at (310) 783 - 9305).
35. Before the City issues a Certificate of Occupancy, the applicant
must ensure that all curb, gutters, asphalt and concrete pavement
and driveway aprons fronting 540 East Imperial Avenue and the
property frontage along Walnut Avenue will be replaced as required
by the Public Works Department.
36. Before the City issues a Certificate of Occupancy, all damaged or
off -grade curb, sidewalk and pavement must be removed and
replaced as required by the Public Works Department.
37. The applicant must secure any required encroachment permits
from the Public Works Department before commencing any work in
the public right -of -way.
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38. The project must comply with the latest National Pollution
Discharge Elimination System (NPDES) requirements and provide
Best Management Practices (BMPs) for sediment control,
construction material control and erosion control.
39. Before the City issues a building permit, the location and sizes of all
proposed water meters must be approved by the City's Water
Division.
40. Before the City issues a building permit, the applicant must clean
and inspect (via remote TV camera) the project sewer lateral. If
found impaired, the applicant is responsible for the replacement of
the lateral.
41. A registered civil engineer must provide storm (hydrologic and
hydraulic) calculations for appropriate storm drain facilities tc
control on -site drainage and mitigate off -site impacts, as follows,
subject to review and approval from the Public Works Department:
■ The design must follow the criteria contained in both the Los
Angeles County Department of Public Works Hydrology Manual
2006 and Standard Urban Storm Water Mitigation Plan or most
recent editions. Flows must remain in their historical drainage
pattern so as not to impact neighboring properties.
■ New development must not increase the rate of flow (cubic feet per
second) or velocity (feet per second) of site run -off water to any off -
site drainage areas beyond the measured or calculated pre- project
rate and velocity.
42. Construction related parking must be provided on -site.
43. All record drawings (as -built drawings) and supporting
documentation must be submitted to the Public Works Department
before scheduling the project's final inspection.
Police Department Conditions
44. Before the City issues a building permit, the applicant must submit
a photometric light study to the Police Department for review and
approval. A site plan must be provided showing buildings, parking
areas, walkways, and the point -by -point photometric calculation of
the required light levels. Foot candles must be measured on a
horizontal plane and conform to a uniformity ratio of 4:1
average /minimum. The photometric study must be point -by -point
and include the light loss factor (7). Lighting levels must be
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adjusted to meet the minimum foot candle requirements within each
area of the site. All interior or exterior corridors, passageways and
pedestrian walkways and open parking lot shall be illuminated at all
times with a minimum maintained one foot - candle of light on the
walking surface.
45. A schematic plan of the security camera system must be submitted
and approved by the El Segundo Police Department before the City
issues a building permit, and must be included as a page in the
stamped approved set of plans.
46. Lighting devices must be enclosed and protected by weather and
vandal resistant covers.
47. Stairways must be illuminated with a minimum maintained one foot -
candle of light on all landings and stair treads at all times.
48. Recessed areas of building or fences, which have a minimum depth
of two feet, a minimum height of five feet, and do not exceed six
feet in width and are capable of human concealment, must be
illuminated with a minimum maintained 0.25 foot - candles of light at
ground level during the hours of darkness. This requirement applies
to defined recessed areas which are within six feet of the edge of a
designated walking surface with an unobstructed pathway to it, not
hindered by walls or hedge row landscaping a minimum of two feet
in height.
49. All types of exterior doors must be illuminated during the hours of
darkness, with a minimum maintained one foot - candle of light
measured within a five -foot radius on each side of the door at
ground level. The light source must be controlled by a photocell
device or a time -clock with an astronomic clock feature and capable
of operating during a power outage.
50. The addressing, open parking lot and trash dumpster must be
illuminated with a maintained minimum of one foot - candle of light
on the ground surface during hours of darkness.
51. Street addressing must be a minimum of 6 inches high and must be
visible from the street or driving surface, of contrasting color to the
background and illuminated during hours of darkness. Addressing
must also be shown on plan elevations.
52. All landscaping must be low profile around perimeter fencing,
windows, doors and entryways so as not to limit visibility or provide
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climbing access. Dense bushes cannot be clumped together in a
manner that provides easy concealment.
53. Stairwell doors exiting onto the street must have a minimum 100 -
square inch vision panel, with a minimum five inch width, to provide
visibility into the area being entered. Vision panels must meet the
requirements of the California Building Code, as adopted by the
ESMC. Vision panels must preclude manipulation of the interior
locking device from the exterior.
54. Interior stairwell doors must have glazing panels a minimum of five
inches wide and 20 inches in height and meet the requirements of
the California Building Code, as adopted by the ESMC. Guest
rooms must have a deadbolt lock, a secondary security latch and a
wide angle (190 -200 degree) door viewer, not to be mounted more
than 58 inches from the bottom of the door.
55. Exterior mounted ladders are prohibited except: (1) ladders with a
minimum 1/8 inch thick steel plate, securely attached to the ladders
edge on each side, and extending to within two inches of the wall
for a height of ten feet above ground level. A door and cover must
be securely attached to the front of the ladder, and be constructed
of minimum 1/8 -inch steel, extending from ground level to at least
ten feet high. The ladder must have non - removable hinge pins and
be locked securely against the side wall by a locking mechanism
with a minimum five pin tumbler operation; or (2) the bottom of the
ladder must begin ten feet above the ground surface.
56. All pool entrances must be posted with "No Trespassing" signs.
57. Any pool restroom and shower doors must have access control as
reviewed and approved by the El Segundo Police Department.
58. Exterior gates leading to the pool must be secured by electronic
access control.
59. When a specific project option is selected, the ESPD may require
the applicant to comply with more specific requirements as they
pertain to: doors /hardware, windows, mailboxes, lighting,
landscaping, addressing, stairwells, trash dumpsters, parking, other
possible requirements they may pertain to a specific assisted living
facility layout (access controls).
In
Construction Conditions
60. Before any construction occurs the perimeter of the property must
be fenced with a minimum 6 -foot high fence. The fence must be
covered with a material approved by the Planning and Building
Safety Department to prevent dust from leaving the site.
61. Public sidewalks must remain open at all times.
62. All haul trucks hauling soil, sand, and other loose materials must
either be covered or maintain two feet of freeboard.
63. NOx emissions during construction must be reduced by limiting the
operation of heavy -duty construction equipment to no more than 5
pieces of equipment at any one time.
64. Staging of construction vehicles and vehicle entry and egress to the
site must be approved by the Public Works Department. Temporary
construction driveways must be approved by the Public Works
Department. Temporary construction driveways must be removed
before the City issues a certificate of occupancy.
65. Construction vehicles cannot use any route except the City's
designated Truck Routes.
66. The applicant must develop and implement a construction
management plan, as approved by the Public Works Department,
which includes the following measures recommended by the
SCAQMD:
• Configure construction parking to minimize traffic
interference.
• Provide temporary traffic controls during all phases of
construction activities to maintain traffic flow (e.g., flag
person).
• Re -route construction trucks away from congested streets.
• Maintain equipment and vehicles engines in good condition
and in proper tune as per manufacturer's specifications and
per SCAQMD rules, to minimize dust emissions.
• Suspend use of all construction equipment during second
stage smog alerts. Contact SCAQMD at (800) 242 -4022 for
daily forecasts.
• Use electricity from temporary power poles rather than
temporary diesel or gasoline - powered generators.
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• Diesel- powered equipment such as booster pumps or
generators should be replaced by electric equipment, if
feasible.
• Catalytic converters must be installed, if feasible.
• Equipment must be equipped with two -to- four - degree
engine time retard or pre- combustion chamber engines.
• Use methanol or natural gas powered mobile equipment and
pile drivers instead of diesel if readily available at
competitive prices.
• Use propane or butane powered on -site mobile equipment
instead of gasoline if readily available at competitive prices.
67. During construction and operations, all waste must be disposed in
accordance with all applicable laws and regulations. Toxic wastes
must be discarded at a licensed, regulated disposal site by a
licensed waste hauler.
68. All leaks, drips and spills occurring during construction must be
cleaned up promptly and in compliance with all applicable laws and
regulations to prevent contaminated soil on paved surfaces that can
be washed away into the storm drains.
69. If materials spills occur, they must be cleaned up in a way that will
not affect the storm drain system.
70. The project must comply with ESMC Chapter 5 -4, which
establishes storm water and urban pollution controls.
71. Before anticipated rainfall, construction dumpsters must be covered
with tarps or plastic sheeting.
72. Inspections of the project site before and after storm events must
be conducted to determine whether Best Management Practices
have been implemented to reduce pollutant loadings identified in
the Storm Water Prevention Plan.
73. The owner or contractor must conduct daily street sweeping and
truck wheel cleaning to prevent dirt in the storm drain system.
74. Storm drain system must be safeguarded at all times during
construction.
75. All diesel equipment must be operated with closed engine doors
and must be equipped with factory- recommended mufflers.
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76. Electrical power must be used to run air compressors and similar
power tools.
77. The applicant must provide a telephone number for local residents
to call to submit complaints associated with the construction noise.
The number must be posted on the project site and must be easily
viewed from adjacent public areas.
78. During construction, the contractor must store and maintain
equipment as far as possible from adjacent residential property
locations northwest of the site.
79. As stated in ESMC Chapter 7 -2, construction related noise is
restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through
Saturday, and prohibited at anytime on Sunday or a Federal
holiday.
Impact Fee Conditions
80. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time library
services mitigation fee in accordance with Section 5.4 of the
Development Agreement and Resolution No. 4687. The fee amount
must be based upon the adopted fee at the time the building permit
is issued.
81. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time fire services
mitigation fee in accordance with Section 5.4 of the Development
Agreement and Resolution No 4687. The fee amount must be
based upon the adopted fee at the time the building permit is
issued.
82. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time police
services mitigation fee in accordance with Section 5.4 of the
Development Agreement and Resolution No. 4687. The fee amount
must be based upon the adopted fee at the time the building permit
is issued.
83. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building
permits are issued, the applicant must pay a one -time park services
mitigation fee in accordance with Section 5.4 of the Development
Agreement and Resolution No. 4687. The fee amount must be
based upon the adopted fee at the time the building permit is
issued.
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84. Before building permits are issued, the applicant must pay the
required sewer connection fees (as specified in ESMC Title 12 -3).
85. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues
a certificate of occupancy, the applicant must pay a one time traffic
mitigation fee in accordance with Section 5.4 of the Development
Agreement and Resolution No. 4443.
86. Before building permits are issued, the applicant must pay the
required School Fees. This condition does not limit the applicant's
ability to appeal or protest the payment of these fees to the school
districts(s).
Miscellaneous
87. The vesting tentative maps (VTM No. 71410 and VTM No. 71582)
will expire pursuant to Government Code § 66452.6 and ESMC §
14 -1 -12. Only one VTM may be recorded.
88. The El Segundo Unified School District, agrees to indemnify and
hold the City harmless from and against any claim, action,
damages, costs (including, without limitation, attorney's fees),
injuries, or liability, arising from the City's approval of Environmental
Assessment No. 890, General Plan Amendment No. 10 -03,
Specific Plan No. 10 -03, Zone Change No. 10 -01, Zone Text
Amendment No. 10 -06, Development Agreement No. 10 -02, and
Subdivision No. 10 -01. Should the City be named in any suit, or
should any claim be brought against it by suit or otherwise, whether
the same be groundless or not, arising out of the City approval of
Environmental Assessment No. 890, the El Segundo Unified
School District., agrees to defend the City (at the City's request and
with counsel satisfactory to the City) and will indemnify the City for
any judgment rendered against it or any sums paid out in
settlement or otherwise. For purposes of this section "the City"
includes the City of El Segundo's elected officials, appointed
officials, officers, and employees.
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By signing this document, Geoff Yantz on behalf of the El Segundo Unified School
District., certifies that he read, understands, and agrees to the Project Conditions listed
in this document.
Geoff Yantz, Superintendent
El Segundo Unified School District
P:\Planning & Building Safety\Planning - Old \PROJECTS (Planning) \876 - 900 \EA - 890 \City Council April 3 2012 \EA -
890.CC.conditions of approval.04.03.12.doc
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