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2001 DEC 18 CC PACKET - 1AGENDA EL SEGUNDO CITY COUNCIL COUNCIL CHAMBERS - 350 Main Street The City Council, with certain statutory exceptions, can only take action upon properly posted and listed agenda items Unless otherwise noted in the Agenda, the Public can only comment on City- related business that is within the jurisdiction of the City Council and /or items listed on the Agenda during the Public Communications portion of the Meeting Additionally, the Public can comment on any Public Hearing item on the Agenda during the Public Hearing portion of such item The time lima for comments is five (5) minutes per person Before speaking to the City Council, please come to the podium and state Your name and residence and the organization you represent, if desired Please respect the time limits Members of the Public may place items on the Agenda by submitting a Written Request to the City Clerk or City Manager's Office at least six days prior to the City Council Meeting (by 2 00 p m the prior Tuesday) The request must include a brief general description of the business to be transacted or discussed at the meeting Playing of video tapes or use of visual aids may be permitted during meetings if they are submitted to the City Clerk two (2) working days prior to the meeting and they do not exceed five (5) minutes in length In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact City Clerk, 524 -2305. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. REGULAR MEETING OF THE EL SEGUNDO CITY COUNCIL TUESDAY, DECEMBER 18, 2001 — 5:00 P.M. 5:00 P.M. SESSION CALL TO ORDER ROLL CALL Next Resolution # 4240 Next Ordinance # 1345 CLOSED SESSION: The City Council may move into a closed session pursuant to applicable law, including the Brown Act (Government Code Section §54960, et sue) for the purposes of conferring with the City's Real Property Negotiator, and /or conferring with the City Attorney on potential and/or existing litigation, and/or discussing matters covered under Government Code Section §54957 (Personnel), and/or conferring with the City's Labor Negotiators, as follows CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION (Gov't Code §54956 9(a)) Glover v City of El Segundo, IASC case No YC039465 CONFERENCE WITH LEGAL COUNSEL — ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code §54956 9(b) -0- potential case (no further public statement is required at this time), Initiation of litigation pursuant to Government Code §54956 9(c) A- matters DISCUSSION OF PERSONNEL MATTERS (Gov't Code §54957) — None CONFERENCE WITH CITY'S LABOR NEGOTIATOR (Gov't Code §54957.6) — None CONFERENCE WITH REAL PROPERTY NEGOTIATOR (Gov't Code §54956 8) — None SPECIAL MATTERS — None AGENDA EL SEGUNDO CITY COUNCIL COUNCIL CHAMBERS - 350 Main Street The City Council, with certain statutory exceptions, can only take action upon properly posted and listed agenda items Unless otherwise noted in the Agenda, the Public can only comment on City- related business that is within the jurisdiction of the City Council and/or items listed on the Agenda during the Public Communications portion of the Meeting Additionally, the Public can comment on any Public Hearing item on the Agenda during the Public Hearing portion of such item The time limit for comments is five (5) minutes per person Before speaking to the City Council, please come to the podium and state Your name and residence and the organization you represent, if desired Please respect the time limits Members of the Public may place items on the Agenda by submitting a Written Request to the City Clerk or City Manager's Office at least six days prior to the City Council Meeting (by 2 00 p m the prior Tuesday) The request must include a brief general description of the business to be transacted or discussed at the meeting Playing of video tapes or use of visual aids may be permitted during meetings if they are submitted to the City Clerk two (2) working days prior to the meeting and they do not exceed five (5) minutes in length In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact City Clerk, 524 -2305. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. REGULAR MEETING OF THE EL SEGUNDO CITY COUNCIL TUESDAY, DECEMBER 18, 2001 — 7:00 P.M. Next Resolution # 4240 Next Ordinance # 1345 7:00 P.M. SESSION CALL TO ORDER INVOCATION — Reverend Bonnie Wulff of Living in the Inner Light Foundation PLEDGE OF ALLEGIANCE — Council Member Kelly McDowell PRESENTATIONS — (a) Presentation of trophies and recognitions of winners of the 2001 " "Let Freedom Ring" Holiday Parade (b) Commendation to Cindy Mortesen and Chris Sherrill and thanks to all sponsors, supporters and volunteers for keeping the hometown holiday tradition of the annual El Segundo Community Christmas Dinner, alive in our community ROLL CALL PUBLIC COMMUNICATIONS — (Related to City Business Only — 5 minute limit per person, 30 minute limit total) Individuals who have received value of $50 or more to communicate to the City Council on behalf of another, and employees speaking on behalf of their employer, must so identify themselves pnor to addressing the City Council Failure to do so shall be a misdemeanor and punishable by a fine of $250 While all comments are welcome, the Brown Act does not allow Council to take action on any item not on the agenda The Council will respond to comments after Public Communications is closed A. PROCEDURAL MOTIONS Consideration of a motion to read all ordinances and resolutions on the Agenda by title Recommendation — Approval B. SPECIAL ORDERS OF BUSINESS Public Hearing on a Development Agreement, Specific Plan and related entitlements. The applicant requests approval to construct a 2,175,000 gross square foot mixed -use project on a 46.5 acre property bounded by Atwood Way, Douglas Street, Mariposa Avenue, and Nash Street. (Environmental Assessment No. 548, Specific Plan No. 01 -1, Development Agreement No. 01 -1, General Plan Amendment No. 01 -2, Zone Change No. 01 -1, Zone Text Amendment No. 01 -1, Administrative Use Permit No. 01 -1, and Subdivision No. 01 -5 (Vesting Tentative Tract No. 53570) Applicant TPG -El Segundo Partners, LLC. Property owners: Federal Express Corporation. Recommendation — (1) Open Public Hearing, (2) Discussion, (3) Reading of Resolution approving Environmental Impact Report and Ordinance (approving Development Agreement and related entitlements) by title only, (4) Schedule second reading and adoption of Ordinance on January 2, 2002, and /or, (5) Other possible action /direction C. UNFINISHED BUSINESS D. REPORTS OF COMMITTEES, BOARDS AND COMMISSIONS 2. Positions on Committees, Commissions and Boards ( "CCBs ") that will expire in the year 2002. Recommendation — Direct Staff to open the recruitment process for the positions on the CCBs, as listed, beginning January, 2002 19 3. Naming opportunity for new park on Southern California Edison right -of -way between Sycamore and Walnut streets, and Washington and Illinois streets. Recommendation — Consider the Recreation and Parks Commission's recommendation to call the new park "Independence Park " E. CONSENT AGENDA All items listed are to be adopted by one motion without discussion and passed unanimously If a call for discussion of an item is made, the item(s) will be considered individually under the next heading of business 4. Warrant Numbers 2521843 to 2522131 on Register No. 5 in the total amount of $1,162,364.72 and Wire Transfers from 11/2212001 through 1210712001 in the amount of $389,717.54. Recommendation — Approve Warrant Demand Register and authorize staff to release Ratify Payroll and Employee Benefit checks, checks released early due to contracts or agreement, emergency disbursements and /or adjustments, and wire transfers 5. City Council meeting minutes of December 4, 2001 Recommendation — Approval 6. Assignment of Right, Title and Interest in Public Service Agreement No. 2799 between the City of El Segundo and Daniel Freeman Marina Hospital to Tenet _HealthSystem DFH, Inc. Recommendation — Approve Assignment and authorize the City Manager to execute request on behalf of City 7. Award of contract to L. A. Signal, Inc., for the installation of flashing red lights for the Main Street/Pine Avenue stop signs — Approved Capital Improvement Project — Project No.: PW 01 -09 (Contract amount $25,200.00). Recommendation — Award contract and authorize the City Manager to execute the contract on behalf of the City 8. City of El Segundo 2000 Urban Water Management Plan Resolution (no fiscal impact). Recommendations — Adoption of Resolution by City Council 5 9. Acceptance for work for Eucalyptus Drive curb and sidewalk improvements — Approved Capital Improvement Program — Project No. PW 01 -10 (final contract amount = $34,201). Recommendation — Accept the work as complete and authorize the City Clerk to file the City Engineer's Notice of Completion with the County Recorder's Office 10. Award of contract to Pacific Sewer Maintenance Corporation for professional services to provide root control services (Fiscal Impact = $70,000). Recommendation — (1) Award the professional services contract to Pacific Sewer Maintenance Corporation for an amount of $70,000, (2) Authorize the City Manager to execute the standard professional service agreement on behalf of the City 11. Request for the City Council to approve $116,023.20 outlined in the police budget for a three -year service agreement provided by Motorola Communications and Electronics. Recommendation — Approve and authorize the Mayor to execute a Service Agreement between the City and Motorola Communications and Electronics for service and maintenance of all city two -way radio equipment 12. Request by Bell Cab Company, Inc. to obtain a business license permit to operate (pick -up fares) in the City of El Segundo. Recommendation — Approval of Application for a City of El Segundo Business License 13. Request for the City Council to approve the attached amendment to contract No. 2891, authorizing staff to purchase the Document Imaging add-on features listed on the attached Exhibit A. Recommendation — Approve Contract Amendment and authorize the City Manager to execute. 14. Claims management procedure and pilot program of using outside counsel for defense of simple tort claims. Recommendation — Approval claims management procedure and pilot program of using outside counsel for defense of simple tort claims I, CALL ITEMS FROM CONSENT AGENDA NEW BUSINESS — 15. Resolution establishing new hourly pay rates for the City's unrepresented part- time temporary job classifications. Recommendation — (1) Adopt the study conducted by Management Dynamics, Inc (2) Adopt the Resolution establishing new hourly pay rates 16. Authorize staff to purchase fifty -seven (57) sets of Fire Protective Clothing. Fiscal Impact: $54,462.13 (includes tax). Recommendation — Authorize issuance of a blanket purchase order to All Star Fire Equipment, Inc for purchase of Fire Protective Clothing 17. A Resolution of the City Council of the City of El Segundo adopting a statement of principles for airport capacity enhancement in Southern California. Recommendation — Adopt resolution F. REPORTS — CITY MANAGER — NONE G. REPORTS — CITY ATTORNEY — NONE H. REPORTS — CITY CLERK — NONE REPORTS — CITY TREASURER — NONE REPORTS — CITY COUNCIL MEMBERS Council Member McDowell — Council Member Gaines — Council Member Wernick — Mayor Pro Tern Jacobs — Mayor Gordon — 18. Request for variances from the Municipal Code. Recommendation — Approve request by Mr S Claus for a waiver of the permits required for doing business within the City of El Segundo, as follows 1) Approval of a Conditional Use Permit and waiver of regulations in ESMC Section 5- 7 -11; 2) The use of air nghts and waiver of the Santa Monica Radial 160 R procedure (FAA should be contacted), 3) Waiver of the ordinance on Animal Regulations (ESMC 6 -2 -1), 4) Waiver of the Trespass Ordinance (ESMC 7 -6 -3) including 6 -2 -5 dealing with trespassing animals, 5) Grant a free business license for a non - profit organization (ESMC 4 -1 -7), 6) Waiver of the Pooper - Scooper Regulations (ESMC 7 -1-4), 7) Waiver of the Noise Ordinance to permit the sound of bells (ESMC 7 -2 -3), and 8) Waiver of ESMC 8 -4 -11B (Driveway Permits Required) and ESMC 8 -5 -11 ( Parking on Grades) PUBLIC COMMUNICATIONS — (Related to City Business Only — 5 minute limit per person, 30 minute limit total) Individuals who have received value of $50 or more to communicate to the City Council on behalf of another, and employees speaking on behalf of their employer, must so identify themselves prior to addressing the City Council Failure to do so shall be a misdemeanor and punishable by a fine of $250 While all comments are welcome, the Brown Act does not allow Council to take action on any item not on the agenda The Council will respond to comments after Public Communications is closed MEMORIALS — CLOSED SESSION The City Council may move into a closed session pursuant to applicable law, including the Brown Act (Government Code Section §54960, gt sue) for the purposes of confemng with the City's Real Property Negotiator, and /or conferring with the City Attorney on potential and /or existing litigation, and/or discussing matters covered under Government Code Section §54957 (Personnel), and/or conferring with the City's Labor Negotiators, as follows Continuation of matters listed on the City Council Agenda for 5 00 p in , December 18, 2001 under "Closed Session" (if needed) REPORT OF ACTION TAKEN IN CLOSED SESSION (if required) ADJOURNMENT - IN MEMORY OF BILL COFFMAN, CO -OWNER OF OLD TOWN MUSIC HALL POSTED: DATE December 13, 2001 TIME A M NAME V EL SEGUNDO CITY COUNCIL EL SEGUNDO CITY COUNCIL AGENDA ITEM STATEMENT AGENDA HEADING: DESCRIPTION: MEETING DATE: December 18, 2001 ial Orders of Business Public Hearinc Public hearing on a Development Agreement, Specific Plan and related entitlements The applicant requests approval to construct a 2,175,000 gross square foot mixed -use project on a 46 5 -acre property bounded by Atwood Way, Douglas Street, Mariposa Avenue, and Nash Street. (Environmental Assessment No. 548, Specific Plan No 01 -1, Development Agreement No 01 -1, General Plan Amendment No. 01 -2, Zone Change No. 01 -1, Zone Text Amendment No. 01 -1, Administrative Use Permit No. 01 -1, and Subdivision No. 01 -5 (Vesting Tentative Tract No. 53570) Applicant TPG -El Segundo Partners, LLC Property owner Federal Express RECOMMENDED COUNCIL ACTION. 1) Open Public Hearing, 2) Discussion; 3) Reading of Resolution approving Environmental Impact Report, and, Ordinance (approving Development Agreement and related entitlements) by title only, 4) Schedule second reading and adoption of Ordinance on January 2, 2002, and /or, 5) Other possible action /direction BACKGROUND & DISCUSSION: On December 6, 2001, the Planning Commission completed Its public hearing on the proposed project and recommended approval of the project by a 5:0 vote. (Continued on next page..) ATTACHED SUPPORTING DOCUMENTS: 1 Draft City Council Resolution No 2 Draft City Council Ordinance No. 3 Planning Commission Staff Report and Attachments, October 25, November 8, 15, and December 6, 2001 4 Draft Planning Commission Minutes, October 25, November 8, 15, and December 6, 2001 5 Adopted Planning Commission Resolution No 2517 (without exhibits). 6 Final Environmental Impact Report (Distributed Separately) 7 Letter from Brian Crowley, received December 11, 2001 FISCAL IMPACT Operating Budget: NIA Amount Requested- NIA Account Number: NIA Project Phase: NIA Appropriation Reouired: NIA M Hansen, Director of Community, Economic and Development Services Mary Stre&, City Manager 000 1 STAFF REPORT: December 18, 2001 Page 2 BACKGROUND & DISCUSSION: (cont.) The Planning Commission took public testimony at three meetings during the public hearing phase and considered written and oral comments from approximately 45 individuals and organizations Upon completion of the hearing on December 6, 2001, the Commission voted to recommend approval of the EIR and adoption of a Statement of Overriding Considerations The Commission recommended approval of all the requested entitlements and made no modifications to the Specific Plan, Development Agreement, or Conditions of Approval prepared by staff. Commissioner Busch recommended that the park site be relocated to the southwest comer of the property. However, the Commission as a whole took no position on the relocation of the park site The Commission's recommendation validated the safe use of any portion of the project site for a park Staff has included several additional recommended modifications to the Specific Plan, Development Agreement and Conditions of Approval since the December 6, 2001 action by the Planning Commission for Council consideration. These reflect the continuing negotiations on the technical details of the Development Agreement and insuring that there is consistency between the provisions of the Development agreement and the Speck Plan. Staff has added language to the Corporate Campus Speck Plan (see redlines in Exhibit B to Draft Ordinance) to clarify that the 10% administrative relief allowed for certain development standards does not apply to specific standards, such as FAR, heights, phasing, that are defined in section 5.4.2 of the Development Agreement. Based upon the desire to make the Specific Plan as clear and comprehensive as possible, staff has included a requirement for an Administrative Use Permit for the sale of alcohol at hotels, and added a provision to prohibit all uses in the Specific Plan area that are not listed as permitted or conditionally permitted uses in the Specific Plan. The draft Development Agreement has been revised since its recommendation by the Commission to require the developer to record a covenant to provide 100 parking spaces for the park The Agreement also requires that a minimum of 16 acres of the project site be purchased by the developer to consummate the agreement and it now defines an "affiliated entity" in relationship to the developer The Agreement also includes a provision for the granting of a deferral on the construction of 150,000 square feet of the required non - office component of the mixed -use project to a later phase at the applicants discretion in consideration for the sale of the park site at below market value and the providing of parking for the park. The Agreement also now gives the City the right to five -year extension, in addition to the developers right for such an extension beyond the initial nine -year term One condition (No 37) has been added to the draft Conditions of Approval (Exhibit C of the Draft Resolution) to permit the adjustment of the proposed lot lines on the Vesting Tentative Track Map prior to recording of the final map, to reflect the ultimate location of the park site and fire station dedication Additionally, the proposed Purchase Agreement for the park site, which was not completed in time for review by the Planning Commission (and does not require Planning Commission action) is now included as an Exhibit D to the draft Development Agreement. 010 STAFF REPORT- December 18, 2001 Page 3 BACKGROUND & DISCUSSION: (cont.) Project Description Briefly, the proposed project, which has been reduced in size from its original scale, would be a 2,175,000 gross square foot (2,000,000 net square foot) mixed -use project in the Urban Mixed Use North (MU -N) Zone. The proposed reduced project includes approximately 1,740,000 gross square feet of offices comprising approximately 80 percent of the project. A mix of commercial and industrial uses consisting of approximately 100,000 gross square feet of research & development/light industrial, 65,000 gross square feet of telecommunications /web hosting, 75,000 gross square feet of retail, 75,000 gross square feet of restaurants, a 19,000 gross square foot health club, 87,000 gross square feet of hotel /conference facilities, 7,000 gross square feet of medical /dental offices, and a 7,000 gross square foot day care center would comprise a minimum of approximately 20 percent of the total building area. A Speck Plan is proposed that would set a maximum floor area ratio of 0 99:1 A proposed subdivision would re- divide the project site into 26 separate parcels. A nine -year Development Agreement, with a five -year extension is proposed that would include the dedication of a one -acre portion of the site for a fire station site. The Agreement would also include the sale of a five -acre portion of the site to the City for use as a public park The November 15, 2001, Planning Commission Staff Report (Exhibit 4) contains a complete project description Reduced Project Impacts The Final Environmental Impact Report (EIR) contains an analysis of the reduction in environmental impacts associated with the reduced project proposed by the applicant. The original application requested a total of 2,550,000 gross square feet of building area (1 151 Floor Area Ratio) After the distribution of the Draft EIR, the applicant agreed to reduce the size of the project by 375,000 square feet. The reduced project now proposes 2,175,000 gross square feet (0.99:1 FAR). The Final EIR studied the reduced traffic, air quality, and traffic noise impacts associated with the reduced project and found that the reduced project would not eliminate the significant traffic impacts identified in the Draft EIR at the intersection of Rosecrans Avenue /Sepulveda Boulevard and Rosecrans Avenue /Aviation Boulevard. The mobile source emissions from the reduced project would also still exceed the South Coast Air Quality Management District (SCAQMD) significance threshold. The project would have to be reduced by approximately 90% to meet the SCAQMD thresholds. The Final EIR identified that project related unavoidable significant impact, eight -hour carbon monoxide (CO) exposure at several road segments, would be remain at 12 of the 13 originally identified impacted roadway segments due to the reduced traffic associated with the project Consequently, there would still be unavoidable significant environmental impacts associated with the reduced project that could not be mitigated. Approval of a Statement of Overriding Consideration would be required for approval of the Final EIR for the reduced project Park Location There have been ongoing discussions between staff and the applicant regarding the location for the proposed park-site location on the project site. The plans currently depict the five -acre park site on the southeast comer of the property. The applicant has indicated a desire to nI. STAFF REPORT: December 18, 2001 Page 4 BACKGROUND & DISCUSSION: (cont.) relocate the five acres to the southwest comer of the property. There have also been concerns raised by the community about the location of the park site in relationship to the area covered by the Northrop Grumman Corporation Proposition 65 and Assembly Bill (AB) 2588 notifications. Based on evidence in the record, staff believes that either site would be safe for the use as a recreational facility. However, staff recommends that the southwest comer be utilized instead of the other location Specifically, the southwest comer is closer to residential neighborhoods, the Nash- Manposs MTA Green Line Station, and the Healthsouth recreational facility along Nash Street The possible relocation of the proposed park site from the southeast comer to the southwest corner of the project site would necessitate revisions to the Site Plan and the proposed Vesting Tentative Tract Map (VTTM) in order to re -align the proposed property lines to reflect the final park location Since this location change is not depicted on the submitted VTTM, staff has incorporated an additional condition of approval (No. 37) that was not reviewed by the Planning Commission, to permit the modification of the Vesting Tentative Tract Map pnor to recordation of the Final Vesting Tract Map. Park Purchase As was discussed in the previous staff reports, the City commissioned an independent appraisal of the park site as part of the Development Agreement negotiations. The appraisal valued the five -acre park site at $1,880,000 per acre. The City has negotiated a maximum price of $1,000,000 per acre for acquiring the parkland in the Park Purchase Agreement. The final sale price of the park site may be lower based on an additional appraisal that will be conducted during a 180 -day feasibility period that would begin after the developer completed the purchase the project site. The additional appraisal would be based on the use of the park site as parkland instead of the "highest and best use" typically used in appraisals; and, the City would pay no more than this appraised amount. In no event would the final price exceed $1,000,000 per acre no matter the outcome of the future appraisal. Additionally, staff wanted to make the Council aware of the cost savings to the City that would also be achieved through the negotiated agreement for the applicant to provide permanent parking for approximately 100 parking spaces for the park in a joint use parking structure on the project site instead of on the park site. Since the cost to develop parking is typically $7,000412,000 per space, excluding land costs, the City will not have to spend the approximately $700,00041,200,000 to construct permanent parking for the park either on or off the five -acre park site Statement of Overriding Considerations The California Environmental Quality Act and the State CEQA Guidelines provide that• "CEQA requires the decision -maker to balance the benefits of a proposed project against its unavoidable adverse risks in determining whether to approve the project if the benefits of the proposed project outweigh the unavoidable adverse environmental effects, the adverse impacts may be considered acceptable 012 STAFF REPORT: December 18, 2001 Page 5 BACKGROUND & DISCUSSION: (cont.) Where the decision of the public agency allows the occurrence of significant effects which are identified in the final EIR but are not at least substantially mitigated, the agency shall state in writing the specific reasons to support its action based on the final EIR and /or other information in the record. This statement may be necessary if the agency also makes a finding under Section 15091(a)(2) or (a)(3). Project benefits are defined as those improvements or gains to the community that would not occur without the proposed project. As stated in the Final Environmental Impact Report, the proposed project would result in significant unavoidable project related impacts relative to traffic at two intersections, regional mobile air quality emissions, and eight -hour exposure microscale carbon monoxide impacts The following substantial benefits will occur as a result of approval of the proposed project • Creation of jobs and increased sales tax revenue • Increased amount of commercial retail stores, restaurants, day care and other commercial amenities for residents and employees. • Onsite and offsite infrastructure improvements • Full land utilization to attract a mix of neighborhood and regional serving commercial uses to the area. • Superior urban design with many pedestrian- friendly features, which will further strengthen the sense of community. • Long -term economic health of the eastside of the City. • Development of a property that is currently vacant and unused • Increasing and further stabilizing the City's tax base through development of new commercial businesses • Increasing City revenues through the generation of taxes that outweigh the City cost of services. • Increase in employment opportunities for the City's citizenry • Development of a project that will increase the use of the MTA Green Line. • Development of a project that is consistent with the elements of the General Plan • Dedication of a one -acre site for the relocation of Fire Station No. 2. • Contribution of one or more shuttle vans to the City for the expansion of City operated public transit routes. • Construction of a Bike Station adjacent to the Nash - Mariposa Green Line Station. • Acquisition of approximately five acres of land for public recreational facilities at below market costs • Parking for the public park site would be provided by the applicant, thereby reducing the City's development costs for the construction of a park site • The project would reduce the maximum permitted floor area ratio on the property from 1.31 to 0.991. 013 STAFF REPORT- December 18, 2001 BACKGROUND & DISCUSSION: (cont.) Page 6 Staff recommends that the City Council find that the approval of the El Segundo Corporate Campus project could result in significant unavoidable impacts relative to traffic and regional air pollutant emissions. Implementation of the traffic and air quality mitigation measures listed in Sections the Mitigation Monitoring and Reporting Program would substantially reduce but not completely mitigate the significant effects Staff recommends that the Council find that these unmitigable impacts are outweighed by the project benefits described above and therefore acceptable. Furthermore, while some of the project alternatives would reduce adverse impacts associated with the protect, they would not reduce the project's significant unavoidable traffic or air quality impacts to less than significant levels P \Planning & Building SafetykPROJECTS 1526- 5501Ea- 5481EA -546 ais -2 doc `14 THE SUPPORTING DOCUMENTS LISTED BELOW ARE AVAILABLE IN THE CITY CLERK'S OFFICE Agenda Packet Pages 015 -476: Draft City Council Resolution Draft City Council Ordinance Planning Commission Staff Report and Attachments Planning Commission Minutes Planning Commission Resolution No. 2517 Final Environmental Impact Report Letter from Brian Crowley, received December 11, 2001 THE SUPPORTING DOCUMENTS LISTED BELOW ARE AVAILABLE IN THE CITY CLERK'S OFFICE Agenda Packet Pages 015 -476: Draft City Council Resolution Draft City Council Ordinance Planning Commission Staff Report and Attachments Planning Commission Minutes Planning Commission Resolution No. 2517 Final Environmental Impact Report Letter from Brian Crowley, received December 11, 2001 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" Cuy of El Segundo November 2001 • A review of employee awareness of recycling program goals, procedures, and accomplishments, as well as evaluations and implementation of training for all project occupants Monitoring Phase: Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division Natural Gas No mitigation measures are required Electncitv M 5 -1 The applicant shall consult with SCE during the design process of the proposed project regarding potential energy conservation measures for the project. Examples of such energy conservation measures include- Design windows (i.e , tmtmg, double pane glass, etc ) to reduce thermal gain and loss and thus cooling loads during warn weather, and heating loads during cool weather. • Install thermal insulation in walls and ceilmgs that exceed requirements established by the State of California Energy Conservation Standards • Install high- efficiency lamps for all street lights and outdoor security lighting • Time control interior and exterior lighting. These systems should be programmed to account for variations in seasonal daylight times • Limit outdoor lighting while still maintaining minimum security and safety standards • Deciduous trees should be planted near each building to provide shade in the summer and to allow sunlight to access the unit during the winter. • Built-in appliances, refrigerators, and space- conditioning equipment should exceed the mimmum efficiency levels mandated in the California Code of Regulations • Finish exterior walls with light - colored materials and high - emissivity characteristics to reduce cooling loads Finish interior walls with light- colored materials to reflect more light and thus increase lighting efficiency • Use natural ventilation wherever possible • A performance check of the installed space - conditioning system should be completed by the developerlinstaller prior to issuance of the certificate of occupancy to ensure that energy - efficiency measures incorporated into the project operate as designed Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Southern California Edison, Building Safety Division 115 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 22 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 2001 Monitoring Phase: Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division M 3 -2 Where economically feasible, the proposed project shall incorporate the use of recycled materials in building materials, furnishing operations and building maintenance Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division, Building Safety Division Monitoring Agency: Planning Division, Building Safety Division M 3 -3 The proposed project shall recycle all construction debris in a practical, available, and accessible manner, to the maximum extent feasible, during the construction phase Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Building Safety Division Monitoring Agency: Department of Public Works, Building Safety Division M 3-4 The design of the proposed project shall allocate space for a recycling collection area for use by both on -site employees and visitors, the design of which will adhere to siting requirements in the City's recycling ordinance The design of the collection area will facilitate source separation and collection of additional materials that may be designated as recyclable by the City in the future Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Planning Division, Building Safety Division Monitoring Agency: Planning Division, Building Safety Division M 3 -5 The proposed project applicant shall encourage employers to perform an annual waste audit review to measure the effectiveness of the tenant education program and recycling collection activities in tenant and/or property management agreements The audit shall include • A review of purchasing patterns to eliminate materials not compatible with the established waste diversion program • A review of operating procedures which generate either large amounts of waste or non - recyclable materials • A review of occupancy uses and activities The evaluation and expansion of recyclable materials to be included in a recycling program I]4 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 21 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 2001 M 2 -3 Efficient irrigation systems shall be installed which mmnmize runoff and evaporation and rnaxnrmze the water winch will reach plant roots (e g drip irrigation, automatic sprinklers equipped with moisture sensors) Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division M 2-4 Automatic sprinkler systems shall be set to irrigate landscaping during early morning hours or during the evening to reduce water losses from evaporation Sprinklers shall also be reset to water less often in cooler months and during the rainfall season so that water is not wasted by excessive landscape irrigation Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works Monitoring Agency: Department of Public Works M2-5 Selection of drought - tolerant, low water consuming plant varieties shall be used to reduce irrigation water consumption Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Planning Division, Department of Recreation & Parks Monitoring Agency: Planning Division, Department of Recreation & Parks M 2 -6 The proposed project shall comply with the City's Conservation Program, Ordinance No 1194, of the City of El Segundo Municipal Code, Title 10 -Parks and Recreation, Chapter 2 Water Conservation in Landscaping and Resolution No 3806 • Prior to a building permit being issued the project applicant shall submit the Final Working Drawings to the City of El Segundo Department of Community, Economic and Development Services for review and approval relative to compliance with the City's Water Conservation Ordinance and Guidelines for Water Conservation in Landscaping Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Planning Division, Department of Recreation & Parks Monitoring Agency: Planning Division, Department of Recreation & Parks Solid Waste M 3 -1 The proposed project applicant shall develop an employee recycling and education program. 113 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 20 CITY COUNCIL RESOLUTION NO. _ EXHIBIT `B" City of El Segundo November 2001 Water MI-2 The Los Angeles County Sanitation Districts requires a Buildover Pemut for construction over its sewer easements The applicant shall demonstrate through its Grading Plan that all alterations to final sewer easements and rights of way shall be in accordance with relevant Buildover Permit(s) to allow the construction of the proposed project and other project components over the 10 -foot wide sewer easement Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division M 1 -3 The proposed project shall comply with the City's Sewer Ordinance No 1093, of the City of El Segundo Municipal Code, Title 12, Chapter I General Provisions, Policies and Procedures Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division, Department of Public Works Monitoring Agency: Building Safety Division, Department of Public Works M 14 Prior to a building permit being issued the project applicant shall submit the Final Working Drawmgs to the City of El Segundo Department of Community, Economic and Development Services and the Department of Public Works for review and approval Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Planning Division Monitoring Agency: Department of Public Works, Planning Division M.2 -1 The proposed project shall include dual water connections for landscaping to accommodate reclaimed water as it becomes more available to the site Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Building Safety Division Monitoring Agency: Department of Public Works, Building Safety Division M 2 -2 Reclaimed water, where appropriate and feasible, shall be used as a water source to irrigate landscaped areas Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Building Safety Division Monitoring Agency: Department of Public Works, Building Safety Division 112 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 19 CITY COUNCIL RESOLUTION NO. EXHIBIT `B" Ciry of El Segundo November 2001 L 2 -3 Provide fire access roadways throughout the property and submit a layout plan to the ESFD for approval A roadway should circulate around open - parking structures Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Planning Division, Building Safety Division Monitoring Agency: Planning Division, Building Safety Division L 2-4 Provide on -site fire hydrants as required by the ESFD Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Fire Department, Planning Division Monitoring Agency: Fire Department, Planning Division L 2 -5 The following installations require separate Fire Department approval The applicant shall submit separate plans for Fire Department review a) Automatic fire sprinklers, b) Fire alarm system, C) Underground fire service mains, d) Fire Pumps, C) Emergency generators, and f) Any aboveground or underground storage tank including elevator sumps and condensation tanks Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Fire Department, Building Safety Division Monitoring Agency: Fire Department, Building Safety Division XII. UTILITIES Sewer M.1 -1 The project applicant shall be required to obtain a sewer connection pemut from the Los Angeles County Sanitation Districts (District 5) to obtain sanitary sewer service Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Los Angeles County Sanitation Districts Monitoring Agency: Department of Public Works, Los Angeles County Sanitation Districts El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 18 CITY COUNCIL RESOLUTION NO. EXHIBIT "B" City of El Segundo November 1001 L 1 -2 A strategic security plan, which shall include defuutive plans and specifications, shall be submitted to the El Segundo Police Department (ESPD) for review and approval prior to commencement of construction of any portion of the proposed El Segundo Corporate Campus project The strategic secunty plan should address the following items a) Depending on the size of the structure and its location in relation to the streets, the displayed address may vary from a minimum of 4" to as much as 24" b) Building entrances and exits shall be limited to keep control and visibility of the building C) All landscaping shall be low profile especially around perimeter fencing, windows, doors and entryways talung special care not to limit visibility and provide climbing access d) Adequate street, walkway, building and parlang lot lighting shall be provided to enhance security e) Provisions for on -site secunty personnel Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Police Department, Planning Division Monitoring Agency: Police Department, Planning Division Fire Protection L 2 -1 The applicant shall pay a Fire Service Mitigation Fee of $0.14 per gross square foot of building area prior to the issuance of a certificate of occupancy Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division L 2 -2 A fire life safety plan, which shall include definitive plans and specifications, shall be submitted to the El Segundo Fire Department (ESFD) for review and approval prior to commencement of construction of any portion of the proposed El Segundo Corporate Campus development Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Fire Department, Building Safety Division Monitoring Agency: Fire Department, Building Safety Division li0 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 17 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" Crtv of El Segundo November 2001 Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: VIII. LAND USE No ntigation measures are required Construction, Post - Construction Applicant Building Safety Division, Planning Division Building Safety Division, Planning Division IX. POPULATION, HOUSING & EMPLOYMENT No mitigation measures are required X. HAZARDOUS MATERIALS K -1 In accordance with the Califorma Health and Safety Code (Chapter 6.95, Article 2, Section 25 5.30 et etc ), the project applicant shall submit a Risk Management Plan, if necessary, for the Electric Co- Generation Facility to the Certified Program Agency (i e , City of El Segundo Fire Department) for review and approval In accordance with Title 19 of the California Code of Regulations, the City of El Segundo Fire Department shall determine whether the chemicals proposed for use, storage, and disposal with respect to the Self - Generating Electric Facility exceed the threshold quantities for Accidental Release Prevention The project shall comply with the conditions of approval established by the City of El Segundo Fire Department Monitoring Phase: Pre- Construction, Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Fire Department Monitoring Agency: Fire Department XI. PUBLIC SERVICES Police Protection L 1 -1 The applicant shall pay a Police Service Mitigation Fee of $0 11 per gross square foot of building area prior to the occupancy of each building Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division 1 n t) El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 16 CITY COUNCIL RESOLUTION NO. EXHIBIT `B" City of EI Segundo November 2001 G -10 In accordance with the California Health and Safety Code (Chapter 6 95, Article 2, Section 25.5 30 et etc ), the project applicant shall submit a Risk Management Plan for the Self - Generating Electric Facility to the Certified Program Agency (i e, City of El Segundo Fire Department) for review and approval In accordance with Title 19 of the California Code of Regulations, the City of El Segundo Fire Department shall determine whether the chemicals proposed for use, storage, and disposal with respect to the Self - Generating Electric Facility exceed the threshold quantities for Accidental Release Prevention The project shall comply with the conditions of approval established by the City of El Segundo Fire Department, including those conditions for regulating chemicals that may exceed the threshold quantities Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Fire Department Monitoring Agency: Fire Department G -11 The project owner /developer shall provide regular sweeping of private streets within the project site with equipment designed for removal of hydrocarbon compounds Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division, Planning Division G -12 The project owner /developer shall maintain all structural or treatment control Best Management Practices for the life of the project Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: VII. AESTHETICS Construction, Post - Construction Applicant Building Safety Division, Department of Public Works Building Safety Division, Department of Public Works H -1 To prevent new on -site sources of illumination from spilling onto adjacent streets and properties, all exterior lighting associated with the project should be directed onto the site and shielded from off -site locations Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division, Planning Division Monitoring Agency: Building Safety Division, Planning Division H -2 Every effort should be made to prevent new lighting sources from being directed toward the sky to minimize atmospheric light pollution 108 El Segundo Corporate Campus Project Mitiganon Monitoring and Reporting Program Page 15 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 2001 G -6 G -7 Implementation Party: Enforcement Agency: Monitoring Agency: Applicant Building Safety Division Building Safety Division The proposed project shall comply with City of El Segundo Ordinance No 1235 and No 1329, which establishes storm water and urban pollution controls Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction, Post - Construction Applicant Building Safety Division, Department of Public Works Building Safety Division, Department of Public Works Construction dumpsters shall be covered with tarps or plastic sheeting if left uncovered for extended periods All dumpsters shall be well maintained. Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant Building Safety Division Building Safety Division G -8 The project applicant/developer shall conduct inspections of the project site before and after storm events to deterrmne whether control practices (BMPs) to reduce pollutant loadings identified in the Storm Water Pollution Prevention Plan are adequate and properly implemented Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division, Department of Public Works, Monitoring Agency: Building Safety Division, Department of Public Works, LARWQCB G -9 The project applicant/developer shall conduct street sweeping and truck wheel cleaning to prevent dirt in storm water Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division, Department of Public Works Monitoring Agency. Building Safety Division, Department of Public Works Operations 107 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 14 CITY COUNCIL RESOLUTION NO. _ EXHIBIT `B" City of El Segundo November 2001 approved by the City of El Segundo and the Los Angeles County Department of Public Works Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Los Angeles County Department of Public Works, Building Safety Division, Department of Public Works Monitoring Agency: Building Safety Division, Department of Public Works Construction — Water Quality G -2 The project applicant/developer shall file a Nonce of Intent (NOI) for the National Pollutant Discharge Elimination System General Permit for Construction Activities with the California State Water Resources Board Compliance with the NPDES general permit shall be certified by the Regional Water Quality Control Board prior to the issuance of grading and building permits Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Los Angeles Regional Water Quality Control Board ( LARWQCB) Monitoring Agency: Department of Public Works, LARWQCB G -3 During construction and operations, all waste shall be disposed of in accordance with all applicable laws and regulations Properly labeled recycling bins shall be utilized for recyclable construction materials including solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation Non - recyclable materials and wastes must be taken to an appropnate landfill Toxic wastes must be discarded at a licensed, regulated disposal site by a licensed waste hauler Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works Monitoring Agency: Department of Public Works, Fire Department G-4 All leaks, drips and spills occurring during construction shall be cleaned up promptly to prevent contaminated soil on paved surfaces that can be washed away into the storm drains Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works Monitoring Agency: Department of Public Works, Fire Department G -5 If matenals spills occur, they should not be hosed down Dry cleaning methods shall be employed whenever possible. Monitoring Phase: Construction, Post - Construction El Segundo Corporate Campus Project Minganon Monitoring and Repornng Program 1 () G Page 13 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 2001 Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant Building Safety Division Building Safety Division V. CULTURAL RESOURCES F -I In the event that archaeological or paleontological resources are encountered during the course of grading or construction, all development must temporarily cease in these areas until the resources are properly assessed and subsequent recommendations are determined by a qualified consultant Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Planning Division F -2 In the event that human remains are discovered, there shall be no disposition of such human remains, other than in accordance with the procedures and requirements set forth in California Health and Safety Code Section 7050.5 and Public Resources Code Section 509798 These code provisions require notification of the County Coroner and the Native American Heritage Commission, who in turn must notify those persons believed to be most likely descended from the deceased Native American for appropriate disposition of the remains Excavation or disturbance may continue in other areas of the project site that are not reasonably suspected to overlie adjacent remains or cultural resources Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant Building Safety Division Planning Division VI. HYDROLOGY At WATER QUALITY Construction - Hvdroloev G -1 The applicant shall prepare a master drainage plan for the proposed project site This plan shall include detailed hydrology/hydraulic calculations and drainage improvements, showing quantitatively how the project will eliminate potential for downstream flooding due to increased storm water runoff These plans will also identify the proposed Best Management Practices to be implemented in compliance with the requirements of the Standard Urban Storm Water Mitigation Plan Such plans shall be reviewed and El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program I ] S page 12 CITY COUNCIL RESOLUTION NO. EXHIBIT `B" City of El Segundo November 2001 Monitoring Agency: Building Safety Division E -10 Water shall not be allowed to pond at the top of the excavation or allowed to flow into the excavation Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant Building Safety Division Building Safety Division E -11 Where sufficient space for sloped excavations is not available, shoring shall be used The shormg system may consist of soldier piles and lagging The recommendations presented in the site - specific geotechmcal investigation report for the proper design of the shoring system shall be followed Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E -12 Final shoring plans and specifications shall be reviewed and approved by a civil engineer practicmg geotechnical engineering Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E -13 The recommendations presented in the site - specific geotechnical investigation report for design of walls below grade to support the lateral earth pressure and the additional surcharges from adjacent buildings and traffic shall be followed Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant Building Safety Division Building Safety Division E -14 A drainage system shall be placed at the back of and/or the base of building walls below grade Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division, Department of Public Works Monitoring Agency: Building Safety Division, Department of Public Works E -15 Suspect or visibly impacted soil or groundwater would require analysis to assess the contamination potential 1n4 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 11 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 2001 Enforcement Agency: Building Safety Division, Department of Public Works Monitoring Agency: Building Safety Division, Department of Public Works E -5. Where the planned depth of excavation for foundations does not extend below the existing fill soils, the existing fill soils shall be removed and recompacted in accordance with the requirements of the appropriate governmental agencies and geotechnical recommendations Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E -6 A registered civil engineer practicing geotechnical engineering, or his/her representative, shall be present on site to observe grading operations and to observe foundation excavations Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E -7 Specifications for site grading shall be subject to approval by the City Building Official Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E -8, Where there is sufficient space for sloped excavations, temporary cut slopes may be made at a 1 %::1 or 1:1 (horizontal to vertical) gradient with the 1% 1 slope made adjacent to existing structures However, the stability of the graded slopes shall be addressed during the site - specific geotechnical investigation, and when grading plans are completed for the proposed development Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E -9 If temporary excavation slopes are to be maintained during the rainy season, it will be necessary to direct all drainage away from the top of the slope No water shall be allowed to flow uncontrolled over the face of any temporary or permanent slope Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division 1 n 3 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 10 CITY COUNCIL RESOLUTION NO. _ EXHIBIT 'B" City of El Segundo November 2001 Expansive and Corrosive Soils The comprehensive geotechnical report shall evaluate the expansion and corrosion potential of the on -site materials If the on- site soils are determined to be expansive or corrosive, specific recommendations shall be provided in the comprehensive geotechnrcal report that will reduce any impacts to a level that is less than significant Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E -2 Erosion Drainage collection devices shall be designed in conformance with City of El Segundo grading and building codes to ensure that all runoff will be collected and transferred to the proper collection devices The applicant shall provide analysis of the drainage volume created by the proposed project All design of drainage flow, collection, and discharge shall be in conformance with current city codes and subject to approval by the City of El Segundo On -site grading shall be performed in accordance with city codes so that erosion of graded areas will not occur All areas of construction shall be fine- graded to direct runoff to the street or to the nearest available storm drain No runoff within the property boundaries shall be allowed to flow uncontrolled over the existing slopes All permanent slopes shall be planted in conformance with current city grading codes Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division, Department of Public Works Monitoring Agency: Building Safety Division, Department of Public Works E -3 The comprehensive geotechnical investigation shall use site- specific soil and groundwater data to specifically evaluate the potential for liquefaction at the project site If there is a medium to high potential, specific recommendations shall be included in the geotechnicalreport Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Building Safety Division Monitoring Agency: Building Safety Division E-4 Prior to issuing a grading permit, the applicant shall obtain a haul route approval for the export materials from the City and shall comply with applicable restrictions Monitoring Phase: Pre- Construction Implementation Party: Applicant 3n2 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 9 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of EI Segundo November 1001 III. NOISE D -1 Construction activities shall be prohibited during the hours from 6 p in to 7 am on weekdays and Saturdays and any lime on Sundays and holidays except in emergencies Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant Building Safety Division Building Safety Division D -Z Construction equipment shall be equipped with properly operating mufflers Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant Building Safety Division Building Safety Division D -3 Stationary on -site construction equipment and construction vehicle staging shall be placed such that emitted noise is sufficiently minimized, to the satisfaction of the Community, Economic and Development Services Department Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: IV. GEOLOGY AND SOILS Construction Applicant Building Safety Division Building Safety Division E -1 A comprehensive geotechnical investigation shall be submitted as part of the permitting process for the project Specific design recommendations presented in the comprehensive geotechnical report shall be incorporated into the final design and construction of the proposed project The comprehensive geotechnical report shall include, but not necessarily be limited to the following geotechnical hazards • Ground Shaking The proposed development shall be designed and built to provide life safety for occupants of the structures in the event of the strong earthquake ground motions expected to occur in the vicinity of the site • Stability of Permanent Slopes and Temporary Excavations. The comprehensive geotechnical report shall include specific recommendations for design and construction of proposed temporary and permanent slopes to be incorporated into the design and construction of each building prior to issuance of building permits 101 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 8 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 2001 C -12 Wet wash the construction access point at the end of each workday if any vehicle travel on unpaved surfaces has resulted Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant SCAQMD Building Safety Division C -13 Provide sufficient perimeter erosion control to prevent washout of silty material onto public roads Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: SCAQMD Monitoring Agency: Building Safety Division, Department of Public Works Dirt Hg111M C -14 Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff during hauling, Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: SCAQMD Monitoring Agency: Building Safety Division High Wind Operations C -15 Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: NO, Emissions Construction Applicant SCAQMD Building Safety Division C -16 All diesel - fueled, off -road equipment shall be delivered to the site, and maintained while on site, with engines tuned to minimum NOx generation consistent with good fuel economy. Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant SCAQMD Building Safety Division 100 E1 Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 7 CITY COUNCIL RESOLUTION NO. EXHIBIT "B" City of El Segundo November 2001 Cleanne/Gradin e C -6 Maintain soil moisture at a minimum of 12 percent for any cut - and -fill areas within 100 feet of the property line to the depth of the cut C -7 Disturbed Area Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant SCAQMD Building Safety Division Water as necessary to prevent a visible dust cloud from exceeding 100 feet from the disturbance area or from passing across the project site boundary Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant SCAQMD Building Safety Division C -8 Apply chemical stabilizer to any disturbed area to prevent a visible cloud from forming during high wind conditions C -9 Water any non - stabilized disturbed areas twice per day Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: SCAQMD Monitoring Agency: Building Safety Division Track -Out Control C -10 Apply chemical stabilizer or pave the last 100 feet of internal travel path prior to public road entry, or install wheel washers adjacent to a paved apron prior to vehicle entry on public roads Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Construction Applicant SCAQMD Building Safety Division C -11 Remove any visible track -out into public streets within 30 minutes of occurrence Monitoring Phase: Construction Implementation Party: Applicant 099 Enforcement Agency: SCAQMD Monitoring Agency: Building Safety Division, Department of Public Works El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program page 6 CITY COUNCIL RESOLUTION NO. EXHIBIT "B" City of El Segundo November 2001 II. AIR QUALITY Minor diversion to less polluting transportation can be achieved by the following mitigation measures C -1 A desirable pedestrian environment shall be provided on the project site C -2 C -3 C-4 C -5 Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division Bicycle parking/racks with reasonable security against theft shall be provided on the project site Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division Comfortable transit access either on the project site or at a very close nearby location shall be provided Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division Employee trips shall be reduced through preferred parking for carpoolers Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division One -half of one percent of required on -site parking shall be accessible to electric automobile charging stations Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division 098 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 5 CITY COUNCIL RESOLUTION NO. EXHIBIT "B" City of El Segundo November 2001 modifications will require Caltrans approval This is required only for one -way operations of Nash - Douglas couplet Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Pre- Construction, Construction Applicant Department of Public Works, Caltrans City of Los Angeles Department of Public Works, Caltrans City of Los Angeles B -10 Atwood Way and I -105 Freeway Eastbound On -Rama — The existing intersection shall be modified to provide two northbound through lanes and one tight turn only lane In the eastbound direction one left turn lane, and one shared through/right turn lane, and one nght -turn only lane should be provided. The eastbound tight -turn only lane should be approximately 150 feet in length with a 60 -foot reversal In the westbound direction one shared left /Rough lane and one shared through/right-turn lane should be provided The signal should provide split phasing This is required only for one -way operations of Nash - Douglas couplet Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Caltrans Monitoring Agency: Department of Public Works, Caltrans B -11 Atwood Way and I -105 Freeway Eastbound On -Ramp — The northbound approach shall be constructed to include one left -tum lane, one through lane, and one shared through/right turn lane The eastbound approach shall be striped with one left -turn lane, and one shared through/right turn lane and one tight -turn only lane The tight -turn only lane shall be approximately 150 feet in length with a 60 -foot reversal The westbound approach shall be striped with one shared left/through lane and one tight -turn only lane Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Caltrans Monitoring Agency: Department of Public Works, Caltrans B -12 El Segundo Boulevard and Douglas Street —The north and southbound approaches shall be modified to include dual left -turn lanes, one through lane, and one shared through/right lane This is required only for two -way operation of Nash and Douglas Streets Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works Monitoring Agency: Department of Public Works El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Pa$e 4 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 2001 Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Planning Division Monitoring Agency: Department of Public Works, Planning Division B -5 The project applicant shall include the establishment of a centralized transportation management office (TMO) within the project to carry out and market the above trip- reduction strategies Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division B -6 Maple Avenue between Nash Street and Douglas Street — Maple Avenue shall be constructed as a private road within the project but open to through traffic While this improvement does not mitigate any specific significant intersection traffic impact, it does provide for improved circulation in the surrounding community Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Planning Division, Department of Public Works Monitoring Agency: Planning Division, Department of Public Works B -7 Imperial Highway and Sepulveda Boulevard — The existing traffic signal operation shall be upgraded to include a westbound nght -tum overlap Donitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, City of Los Angeles Department of Transportation Monitoring Agency: Department of Public Works, City of Los Angeles Department of Transportation B -8 El Segundo Boulevard and Sepulveda Boulevard — The east and westbound approaches of El Segundo Boulevard shall be modified to provide double left turn lanes, two through lanes, and one right -turn only lane Monitoring Phase: Pre- Construction, Construction Implementation Party: Applicant Enforcement Agency: Department of Public Works, Caltrans Monitoring Agency: Department of Public Works, Caltrans B -9 Impenal Highway and Nash Street/Westbound I -105 Off amp — The eastbound approach of Imperial Highway shall be restnped to include one through lane, a shared through/right turn lane, and one right -turn only lane The southbound approach should be restnped for one left -turn lane, two through lanes, and one right -turn only lane These cgs El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 3 CITY COUNCIL RESOLUTION NO. EXHIBIT "B" City of El Segundo November 1001 I. TRAFFIC B -1 The project applicant/developer shall implement TDM measures to increase the convenience and attractiveness of the other transportation alternatives among employees and visitors Services such as carpool and vanpool matching, vanpool formation and leasing assistance, and preferred parking for employees who carpool or vanpool together, shall be provided by the project to facilitate rideshanng These services would work well in conjunction with, and benefit those who wish to take advantage of, the high occupancy vehicle (HOV) lanes on the nearby I -105 and I-405 freeways Monitoring Phase: Post - Construction Implementation Party: Applicant Enforcement Agency: Planning Division Monitoring Agency: Planning Division B -2 The project applicant/developer shall purchase a transit bus (shuttle) for the City to operate during peak commuting and lunchtime hours with circulation through the project, downtown El Segundo and the Green Line stations at the City's discretion The type of vehicle to be purchased and route shall be established by the City of El Segundo Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: Post - Construction Applicant Planning Division, Department of Public Works, Department of Recreation and Parks Planning Division, Department of Public Works Department of Recreation and Parks B -3 Bicycle travel shall be supported with the design and construction of a Bicycle Station at Manposa Avenue and Nash Street utilizing an existing easement that has been made available for such use on the Hilton Garden Inn property The design and construction shall be subject to City of El Segundo review and approval. Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Planning Division, Department of Public Works Monitoring Agency: Planning Division, Department of Public Works B-4 The project applicant shall include the support of bicycle travel through such on -site amenities as internal bicycle lanes or pathways that lead to the external roadway system, bicycle racks or lockers that are distributed throughout the project, and on -site shower facilities and clothes lockers for employees 095 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program page 2 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" MITIGATION MONITORING AND REPORTING PROGRAM MITIGATION MONITORING AND REPORTING PROGRAM PROCEDURES Section 210816 of the Public Resources Code requires a Lead Agency to adopt a "reporting or monitoring program for the changes to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment" (Mitigation Monitoring Program, Section 15097 of the CEQA Guidelines provides additional direction on mitigation monitoring or reporting) The Community, Economic and Development Services Department for the City of El Segundo is the Lead Agency for the El Segundo Corporate Campus Project A Draft Environmental Impact Report has been prepared to address the potential environmental impacts of the proposed project Where appropriate, this environmental document identified project design features or recommended mitigation measures to avoid or to reduce potentially significant environmental impacts of the proposed project This Mitigation Monitoring and Reporting Program (MMRP) is designed to monitor implementation of the mitigation measures identified for the El Segundo Corporate Campus Project The MMRP is subject to review and approval by the Lead Agency as part of the certification of the EIR and adoption of project conditions The required mitigation measures are listed and categorized by impact area, with an accompanying identification of the following • Monitoring Phase, the phase of the project during which the mitigation measure shall be monitored Pre- Construction, including the design phase Construction Post- Construction • The Implementing Party, the agency with the power to implement the mitigation measure • The Enforcement Agency, the agency with the power to enforce the mitigation measure, and • The Monitoring Agency, the agency to which reports involving feasibility, compliance, implementation and development are made The MMRP performance shall be monitored annually to determine the effectiveness of the measures implemented in any given year and reevaluate the mitigation needs for the upcoming year El Segundo Corporate Campus Project Minganon Monitoring and Reporting Program G 9 4 Page 1 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" considering the record as a whole, there is no evidence before the City Council that the Reduced Project will have a potential for an adverse effect on wildlife resources of the habitat upon which wildlife depends Based on the FEIR, the presumption of adverse effect set forth in 14 California Code of Regulations, Section 753 5(d), does not apply in this case Therefore, the City Council finds that the Project would be de minimis in its effect on fish and wildlife 2309900002 - 1246101 2 66 C93 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" • Creation of new .jobs and increased sales tax revenues, • Increased amount of commercial retail stores, restaurants, day care and other commercial amenities for residents and employees, • Onsite and offsne infrastructure improvements, • Full land utilization to attract a mix of neighborhood and regional- serving commercial uses, • Superior urban design with many pedestnan- fnendly features, which will further strengthen the sense of community, adhere to livable community principles, and enhance the quality of life in the City, Facilitation of the long -term economic health of the eastside of the City, • Development of a property that is currently vacant and unused, • Increased and further stabilized City tax base through development of new commercial businesses, • Increased City revenues through a generation of taxes that outweigh the City cost of services, • Increased employment opportunities for the City's citizenry, • Development of a project that will increase the use of MTA Green Line, • Development of a project that is consistent with the elements of the General Plan, • Dedication of a one -acre site for the relocation of Fire Station No 2, • Contribution of a Bike Station adjacent to the Nash- Manposa Green Line Station, Acquisition of approximately five acres of land for public recreational facilities at or below fair market value as confirmed by an independent appraisal, Development of a high quality project with distinctive architecture, abundant open space, and lush landscaping, and Provision of needed office space to allow existing businesses in the City to expand and to attract new businesses to the City VI. SUBSTANTIAL EVIDENCE The City Council finds and declares that substantial evidence for each and every finding made herein is contained in the FEIR, which is incorporated herein by this reference, and in the record of proceedings in the matter To the extent applicable, each of the other findings made by the City Council in connection with its approval of the entitlement applications listed in Section I above are also incorporated herein by this reference The FEIR evaluates the Project's potential for adverse environmental impacts When 2309900002- 1246101 2 65 092 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" also patronize local businesses and services in the area As described in Section IV J (Population, Housing and Employment) of the FEIR, construction of the proposed project would result in increased employment opportunities in the construction field. Implementation of the proposed project would provide employment for approximately 7,763 persons by project completion in the year 2009 The proposed project does not include housing and therefore would not include (direct) permanent population growth. No significant population, housing or employment impacts would be created by the proposed project The proposed project would not induce growth in an area that is not already developed with infrastructure to accommodate such growth The Project Site is within the highly developed urban setting and the proposed project does not include the construction of new infrastructure that would accommodate additional growth in an inappropriate location The proposed project can be adequately serviced by existing and/or expansion of existing water and sewer lines and roadways Police and fire services in the area would also adequately serve the project. Thus, the Reduced Project would not result in significant growth inducing impacts B Significant Irreversible Environmental Changes Construction of the proposed project would require the use of nonrenewable resources (i.e., wood, sand, gravel, fossil fuels) for building materials and to fuel construction vehicles and equipment Subsequent use and maintenance of the proposed project would also require the long -term consumption of these nonrenewable resources at reduced levels typical for such a development Long -term increases in ambient air pollution and noise levels would also occur as a result of the proposed project The proposed project would also add traffic to local roads, resulting in significant, unavoidable transportation/circulation impacts at various study intersections Potential irreversible damage from environmental accidents associated with the project are unlikely and will be avoided by compliance with the mitigation measures identified in the FEIR as well as existing city, county, state and federal safety. V. STATEMENT OF OVERRIDING CONSIDERATIONS The City Council finds that the unavoidable significant impacts of the Reduced Project as discussed in Section III C above and the unavoidable significant cumulative impacts discussed in Section III. E above are acceptable when balanced against the benefits of the Reduced Project This determmation is based on the following factors and the substantial public, social, economic, and environmental benefits flowing from the Reduced Project as identified in the FEIR and the record of proceedings in the matter The differences between the Original Project and the Reduced Project do not materially affect this finding 2309900002- 1246101 2 64 091 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Park Alternative (Alternative E) Description Under the Park Alternative, a five -acre park would be provided at the southeast comer of the Project Site near the intersection of Manposa Avenue and Douglas Street The five -acre park would include soccer and baseball fields, and possibly other recreational facilities such as tennis courts, volleyball courts, swimming pool, and ancillary buildings and structures (e.g restrooms, bleachers, snack bar, etc ) The park would include night lighting for evening use and would include shared parking with other Project Site land uses In addition to the five -acre park, the Park Alternative would also include the same mix of land uses as the proposed project as well the same amount of square footage as the Original Project Under this alternative, buildings proposed at the southeast corner of the site under the proposed project would be moved to other areas on the site, resultmg in an increase in density in such areas compared to the Original Project Finding The City Council finds, pursuant to Public Resources Section 21081(a)(3), that specific economic, social or other considerations make the Park Alternative identified in the FEIR infeasible The additional considerations are the significant additional or more severe environmental effects set forth below Therefore, this alternative is rejected on environmental grounds The impacts of the Park Alternative are generally comparable to the Original Project Because the Reduced Project will have less impacts in several categories than the Original Project, the Reduced Project will generally have less impacts in such categories than the Park Alternative Fact The Park Alternative is discussed at pages VI -37 - VI-45 of the DEIR While this alternative appears to meet all of the project objectives, it would also create a number of significant adverse environmental effects Compared to the Original Project, this alternative would have less impacts with respect to hydrology and water quality The impacts of the Park Alternative with respect to air quality (short - term), noise (short- term), geology and soils, cultural resources, land use (general plan/zoning consistency), land use compatibility, hazardous materials, and solid waste would be comparable to those of the Original Project Impacts relating to traffic, air quality (long - term), aesthetics, population, housing and employment, police protection, fire protection, sewer, water, natural gas and electricity would be greater than the Original Project IV. GROWTH- INDUCING IMPACTS OF THE PROPOSED ACTION AND SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES A Growth Inducing Impacts The proposed project would foster economic growth by increasing the number of employees and customers on the Project Site, who could, in turn, 2309900002 - 1246101 2 63 090 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Reduced Density and Alternative Land Use Mix (Alternative Dl Description Under the Reduced Density and Alternative Land Use Mix, the size of the proposed project would be reduced by 1,535,000 gross square feet, for a total of 1,029,200 gross square feet, which represents a 60 percent reduction The Reduced Density and Alternative Land Use Mix reduces the commercial office space of the proposed project by 1,500,000 gross square feet for a total of 500,000 gross square feet. The Reduced Density and Alternative Land Use Mix also reduces the retail component by 15,000 gross square feet, but increases the telecommunications /web hosting use by 425,000 gross square feet compared to the proposed project With the exception of the fire station, all of the other land uses proposed by the project (e g R &D /light industrial, restaurant, health club, medical dental, etc.) would be deleted under the Reduced Density and Alternative Land Use Mix Finding The City Council finds, pursuant to Public Resources Section 21081(a)(3), that specific legal, economic, social, technological or other considerations make the Reduced Density and Alternative Land Use Alternative identified in the FEIR infeasible This alternative would not meet the basic project objectives as fully as the Reduced Project Fact The Reduced Density and Alternative Land Use Alternative is discussed at pages VI -28 - VI -36 of the DEIR This alternative appears to meet some of the project objectives with the exception of providing the following land uses R &D/light industrial, restaurant, health club, hotel/conference, medical/dental, and day care, all of which are included in the proposed project description As such, this alternative does not meet as fully as the Reduced Project the objective of developing a project with a variety of uses as provided in the Urban Mixed -Use North and Multimedia Overlay Zones In addition, this alternative may not be financially viable for the Applicant. It would also provide fewer fiscal benefits to the City and would not generate as significant local and regional revenues This alternative would also not meet the objective of facilitating internal pedestrian movement to a number of places which would adhere to livable community principles and increase the quality of life Compared to the Original Project, this alternative would have less impacts with respect to traffic, air quality (short- term), air quality (long - term), noise (short- term), noise (long - term), land use (general plan/zoning consistency), population, housing and employment, hazardous materials, police protection, fire protection, sewer, water, water and solid waste This alternative would have comparable impacts with respect to geology and soils, cultural resources, hydrology and water quality, aesthetics and land use compatibility This alternative would have greater impacts than the Original Project with respect to natural gas and electricity 2309900002- 1246101 2 62 089 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" noise (long - term), population, housing and employment, hazardous materials, police protection, sewer, water, solid waste, natural gas and electricity The impacts of this alternative with respect to geology and soils, cultural resources, hydrology and water quality, aesthetics, land use (general plan/zoning consistency) and land use compatibility would be comparable to those of the Original Project 3 Alternative Land Use Mix (Alternative C) Descnntion The Alternative Land Use Mix consists of the same total square footage as the proposed project, but eliminates the R&D/light industrial and medical/dental uses The Alternative Land Use Mix increases telecommumcatrons /web hosting uses by 220,000 gross square feet above amount included in the proposed project, for a total of 295,000 gross square feet In addition, the retail component of the proposed project would be reduced by 58,000 gross square feet under the Alternative Land Use Mix Finally, the Alternative Land Use Mix reduces the restaurant use by 52,000 gross square feet compared to the proposed project All other land uses (e g office, health club, hotel/conference, etc ) would be the same size as the proposed project Finding The City Council finds, pursuant to Public Resources Section 21081(a)(3), that specific legal, economic, social, technological or other considerations make the Alternative Land Use Mix Alternative identified in the FEIR infeasible. The additional considerations are the significant additional or more severe environmental effects set forth below This alternative is rejected on environmental grounds The impacts of the Alternative Land Use Mix are generally comparable to the Original Project Because the Reduced Project will have less impacts in several categories than the Original Project, the Reduced Project will generally have less impacts in such categories than the Alternative Land Use Mix Fact The Alternative Land Use Mix Alternative is discussed at pages VI -19 - VI -27 of the DEIR. This alternative appears to meet all of the basic project objectives with the exception of providing R &D/light industrial and medical/dental uses, and providing a nux of uses to promote walking and decrease vehicle trips Compared to the Original Project, this alternative would have less impacts with respect to traffic, air quality (long - term), noise (long- term), population, housing and employment, hazardous materials, police protection, fire protection, sewer and water The impacts of this alternative with respect to air quality (short- term), noise (short - term), geology and soils, cultural resources, hydrology and water quality, aesthetics, land use (general plan/zonmg consistency), land use compatibility, and solid waste would be comparable to those of the Original Project Impacts relating to natural gas and electricity would be greater than the Original Project 2309900002- 1246101 2 61 088 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Because no development would occur on the Project Site, this alternative would not fulfill any of the basic project objectives, including the objectives to develop a project with a variety of uses as provided in the Urban Mixed -Use North and Multimedia Overlay Zones, to result in a project that is architecturally distinctive or of superior design, to provide parking on the Project Site, to optimize employment opportunities within the City of El Segundo, to facilitate internal pedestrian movement to a number of places which would adhere to livable community principles and increase the quality of life. Compared to the Original Project, this alternative would have less impacts with respect to traffic, air quality (short- term), air quality (long - term), noise (short- term), noise (long - term), geology and soils, cultural resources, hydrology and water quality, land use compatibility, population, housing and employment, hazardous materials, police protection, fire protection, sewer, water, solid waste, natural gas and electricity The alternative would have comparable impacts with respect to land use (general plan/zonmg consistency). The No Project Alternative would have greater impacts than the Original Project with respect to aesthetics Reduced Density Alternative (Alternative B) Descnption• Under the Reduced Density Alternative, the size of the proposed project would be reduced by 731,000 gross square feet, for a total of 1,833,200 gross square feet, which represents approximately a 30 percent reduction The Reduced Density Alternative would include the same mix of land uses as the proposed project, including the 14,200 square -foot fire station However, the Reduced Density Alternative reduces the office component of the proposed project by 572,000 gross square feet for a total of 1,428,000 gross square feet Also, the Reduced Density Alternative reduces the retail component of the proposed project by 44,000 gross square feet for a total of 109,000 gross square feet With the exception of the fire station, all other uses would be reduced by at least 3,000 gross square feet Finding The City Council finds, pursuant to Public Resources Section 21081(a)(3), that specific economic, legal, social, technological or other considerations make the Reduced Density Alternative identified in the FEIR infeasible This alternative does not meet the basic project objectives as fully as the Reduced Project Fact The Reduced Density Alternative is discussed at pages V1 -10 - VI -18 of the DEIR While this alternative would achieve most of the basic project objectives, it would not meet as fully as the Reduced Project the objectives of developing a project that is financially viable and at the same time providing benefits to the City, generating significant local and regional revenues through business, property and sales tax revenues, and optimizing employment opportunities within the City, while mitigating to the extent feasible, the proposed project's environmental impacts Compared to the Original Project, this alternative would have less impacts with respect to traffic, air quality (short- term), air quality (long - term), noise (short- term), 2309900002- 1246101 2 60 087 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" 5 Utilities /Solid Waste Implementation of the proposed project in conjunction with the Related Projects would further increase demand on landfill capacity The total solid waste generation by the Original Project and the Related Projects would be 433,635 pounds per day Cumulative solid waste generation would represent 17 percent of the permitted daily amount currently accepted at the Puente Hills Landfill facilities and 3 3 percent of the permitted daily amount currently accepted at the Sunshine Canyon Landfill As with the proposed project, the Related Projects would be required to participate in recycling programs, thus reducing the amount of solid waste to be disposed of at the landfills described above Source reduction and recycling programs mandated by AB 939 would also reduce cumulative solid waste generation Although the proposed project and Related Projects would not produce an amount of solid waste that exceeds available landfill capacity, they would contribute to a significant adverse cumulative impact on solid waste disposal capacity caused by regional growth The project's contribution to this significant impact would be cumulatively considerable F Protect Alternatives The City Council certifies that (a) the FEIR describes a reasonable range of alternatives to the proposed project, which could feasibly attam most of the basic objectives of the project and would avoid or substantially lessen any significant effects of the proposed project, and (b) the City Council evaluated the comparative merits of the alternatives and rejected them in favor of the Reduced Project Furthermore, the City Council certifies that it has considered the merits of the Reduced Project by studying the adequate descriptions of the alternatives that are discussed to the FEIR and making informed comparisons No Protect Alternative (Alternative Al Description Under the No Project Alternative, the proposed project would not be constructed and the Project Site would remain vacant The No Project Alternative assumes the continuation of existing conchtions as well as development of the Related Projects Findin e The City Council finds, pursuant to Public Resources Code Section 21081(a)(3), that specific economic, legal, social, technological or other considerations make the No Project Alternative identified in the FEIR infeasible This alternative does not fulfill the basic objectives of the project Because the Reduced Project generally has similar or less impacts than the Original Project, the differences between the Reduced Project and the Original Project do not affect this finding Fact The No Project Alternative is discussed at pages VI -4 - VI -9 of the DEIR 2309900002- 1246101 2 59 086 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" 280,148 daily trips Levels of CO, ROC, and NOx, the three primary mobile source pollutants, from the proposed project individually exceed the SCAQMD thresholds Because mobile emissions from the project individually cause the SCAQMD significance thresholds to be exceeded for all pollutants except PM -10, it will contribute substantially to the "excess" emissions from all cumulative growth The project's contribution to cumulative air quality impacts is therefore cumulatively considerable 3 Noise. As discussed in Chapter VII of the FEIR, the Reduced Project plus cumulative development would cause a significant impact (> +3dB increase) at 12 separate roadway links. Despite the cumulatively significant increases ( +3 dB or more), cumulative buildout noise levels along project perimeter roads, including roads adjacent to the Park Site will continue to be in the upper 60 to very low 70 dB CNEL range. The 70 dB CNEL contour considered acceptable for most planned project uses, including the park, will remain near 50 feet from the roadway centerline The 75 dB CNEL contour considered normally unacceptable for even less noise sensitive uses will remain within the right -of -way of all project area roadways The better dispersal of areawide traffic through the two -way alternative on Nash and Douglas will reduce, but not eliminate cumulatively significant traffic noise increases on area roadways The project's contribution to this sigmficant cumulative impact is cumulatively considerable 4 Population. Housing and Employment Implementation of the proposed project in conjunction with the Related Projects would further increase employment opportunities in the City of El Segundo and surrounding areas The proposed project in conjunction with the Related Projects would cumulatively generate approximately 50,883 new jobs The project would incrementally contribute to regional job growth However, because job growth is considered a beneficial effect, such job growth would not be considered a significant cumulative impact However, the employment generated by the proposed project in conjunction with the Related Projects would concomitantly increase the resident population in the South Bay Cities Subregion and surrounding area and, consequently, the regional demand for housing Both population and employment in the South Bay Cities Subregion and surrounding area are expected to rise faster than housing between the years 2000 and 2010 This suggests that housing availability will become increasingly tight, and the average number of residents per dwelling can be expected to increase A review of the Related Projects confirms the projections for slow housing growth in the region, only 8,320 new housing units are currently proposed In comparison, approximately 50,883 jobs would be created by the same list of Related Projects Based on the substantial disparity between projected job growth and housing construction, it is concluded that there will be a significant cumulative impact on population growth and housing demand, and that the project's incremental contribution will be cumulatively considerable 2309900002- 1246101 2 58 ()85 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" service/supply would be less than significant. 12 Utilities/Electncity - Implementation of the proposed project in conjunction with the Related Projects would further increase demand for electricity service provided by SCE The total electricity consumption by the Original Project and Related Projects within the SCE service area would be 352,585 kilowatts per day LAX and any other Related Projects located within the City of Los Angeles would receive electricity from the Los Angeles Department of Water and Power ( "LADWP ") If required, mitigation measures for the related developments would also reduce cumulative electricity consumption, as would compliance with Title 24 of the California Administrative Code Cumulative impacts to electricity service would be less than significant E Cumulative Impacts That Cannot Be Mitigated to a Level of Insignificance The City Council finds that in response to each cumulative impact identified below, changes or alterations have been required or incorporated into the Reduced Project which lessen the significant adverse environmental impact However, these impacts cannot be totally avoided or reduced to a level of insignificance if the Reduced Project is implemented The Reduced Project's contribution to these cumulative impacts would be cumulatively considerable under CEQA All of the remaining unavoidable cumulative effects identified below are acceptable when balanced against the overriding benefits of the Reduced Project as set forth in Section V below The alternatives to the project discussed in the FEIR have been rejected for the reasons set forth in Section III.F below The differences between the Reduced Project and the Original Project do not affect this finding 1 Traffic - Project traffic in conjunction with traffic from the Related Projects would cause a number of area intersections to experience LOS E and LOS F conditions by the year 2009 When the addition of cumulative development in the study area is taken into consideration, twelve additional intersections would be significantly impacted if Nash Street and Douglas Street remain as one -way configurations and thirteen additional intersections would be significantly impacted if Nash Street and Douglas Street are modified to two -way operations However, it is likely that the future conditions will be better than this "worst case" analysts because it is not likely that all of Related Projects will be built or built to the intensity currently envisioned In addition, several of the Related Projects will be conditioned to provide traffic enhancements to mitigate their own project impacts, but none of these mitigations is included in this analysis 2 Air Quality Implementation of the project in conjunction with the Related Project would increase existing air pollutant levels in the South Coast Air Basin during both the construction and operational phases The Related Projects have predicted daily trip generation of 2309900002- 1246101 2 57 084 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" suppression services The El Segundo Fire Department ( "ESFD ") has stated that the existing level of staffing appears to be sufficient for the development of the proposed project and the Related Projects in the area In addition, some of the Related Projects are not within the City of El Segundo boundaries and would not significantly impact the ESFD As with the proposed project, measures to minimize demand for fire service would likely be reviewed and implemented on a case -by -case bases in an effort to reduce impacts associated with future developments Each Related Project within the City would also have to pay the required Fire Service Mitigation Fee. In addition, the ESFD monitors the need for fire services and addresses personnel and equipment needs Through this process, the ability of the ESFD to accommodate future growth and maintain acceptable levels of service would be assured Therefore, cumulative impacts on fire services would be less than significant 9 Utilities /Sewer - Implementation of the proposed project in conjunction with the Related Projects would further increase demand for wastewater treatment service at the JWPCP The total wastewater generation by the Original Project and Related Projects that would be served by the JWPCP would be 1,769,663 gpd JWPCP has sufficient sewage treatment capacity to accommodate the sewage from the proposed project and Related Projects If required, mitigation measures for the related developments would reduce cumulative wastewater generation, as would City- mandated water conservation measures With the implementation of the required mitigation measures for the project, cumulative impacts to wastewater service/supply would be less than significant 10 Utilities/Water - Implementation of the proposed project in conjunction with the Related Projects would further increase demand for water service provided by the West Basin Municipal Water District ( "WBMWD ") The total water consumption by the Original Project and Related Projects within the WBMWD service area would be 2,235,915 gpd There is adequate future water supply to accommodate the cumulative demand for water supply As with the proposed project, all Related Projects would be subject to the locally mandated water conservation programs If required, mitigation measures for the related development would also reduce cumulative water consumption Cumulative impacts to water service/supply would be less than significant I 1 Utilities/NaturaI Gas - Implementation of the proposed project in conjunction with the Related Projects would further increase demand for natural gas service The total natural gas consumption by the Ongmal Project and Related Projects would be 9,512,788 cubic feet/day The cumulative demand for natural gas can be accommodated by existing supplies and distribution capacity Compliance with requirement of Title 24 of the California Administrative Code would reduce the cumulative demand for natural gas. The Related Projects are likely to require "will serve" letters from the Gas Company as well Cumulative impacts to natural gas 2309900002-12461012 56 n83 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" urbanized nature of the project locale Therefore, no significant cumulative impacts would result with regard to artificial light 5 Land Use - Implementation of the proposed project in conjunction with the Related Projects would result in cumulative land use changes in this area of the City In particular, Related Projects Nos 17, 22, 25 and 27 would result in new development in the vicinity of the Project Site However, these Related Projects consist principally of office and light industrial development that, in conjunction with the proposed project, would reinforce the development of this area of the City as a concentrated center of business and employment Because this development is envisioned and planned for in the General Plan, it would not result in significant land use incompatibilities or substantial conflict with applicable plans and regulations Therefore, cumulative impacts related to land use would be less than significant 6 Hazardous Materials - Potential cumulative hazardous materials impacts resulting from the development of the Project Site and the Related Project could occur from a) the use, storage or generation of hazardous substances, and b) the proximity of the Project Site and Related Project Sites to existing facilities which use, store or generate hazardous materials There area total of 23 Related Projects within a one -mile radius of the Project Site Based on the distance between the Related Projects and the Project Site, existing regulations regarding the use, storage, transport, and disposal of hazardous materials, laws governing underground storage tanks, and the location of the Related Project sites, cumulative hazardous materials impacts are considered to be less than significant 7 Public Services/Police Protection - Implementation of the proposed project in conjunction with the Related Projects would further increase the demand for police protection and services The El Segundo Police Department ( "ESPD ") has stated that the development of the proposed project and the Related Projects in the area may result in the need for increased staffing for existing facilities However, some of the Related Projects are not within the City of El Segundo boundaries and would not significantly impact the ESPD As with the proposed project, incorporation of measures to minimize demand for police service would likely be reviewed and implemented on a case -by -case basis in an effort to reduce impacts associated with future developments Each Related Project within the City would also have to pay the Police Service Mitigation Fee In addition, the ESPD monitors the need for police service and addresses personnel needs Through this process, the ability of the ESPD to accommodate future growth and maintain acceptable levels of service would be assured Therefore, cumulative impacts on police services would be less than significant 8 Public Services/Fire Protection - Implementation of the proposed project in conjunction with the Related Projects would further increase the demand for fire protection and 2309900002-12461012 55 nR2 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" As such, construction of the Related Projects is not anticipated to combine with the proposed project to cumulatively expose people or structures to such geologic hazards as landslides and/or unstable soils, or to increase the potential for soil erosion or the loss of topsoil Therefore, no cumulative geological impacts are anticipated from the proposed project and the Related Projects 2 Cultural Resources - Development of the proposed project in conjunction with the Related Projects would result in further "infill" development in the City of El Segundo Grading and construction of the Related Projects could result in potentially significant cumulative impacts to cultural resources if the Related Projects sites contain significant cultural resources and such resources are not adequately protected However, the presence of cultural resources on any of the Related Project sites is speculative and uncertain However, the proposed project's incremental contribution to any potential cumulative cultural resources impacts would be reduced to a less than significant level by adequate implementation of proposed cultural resources mitigation measures and would not be cumulatively considered. 3 Hvdroloav & Water Quality- The proposed project is not anticipated to combine with the Related Projects to produce significant cumulative storm drainage water quality impacts First, the proposed project is located in an urbanized area where most of the surrounding properties are already developed The storm drainage system serving this area has been designed to accommodate runoff from this built -out environment While the proposed project will increase the amount of site- generated runoff compared to existing conditions, the proposed project will most likely generate less runoff than the previous use of the property, due to a greater proportion of landscaping Furthermore, other than Related Project No 17, the Related Projects identified in the FEIR are not located in the immediate area of the proposed project and are not served by the Manposa and/or Douglas Street storm drams The proposed project will be designed to limit its drainage so as not to exceed the capacity of the local storm dram system, including any additional drainage from Related Project No 17 4 Aesthetics - Related Projects are spread throughout the project locale and neighboring environs. However, only Related Project No 17, which is located southerly of the intersection of Manposa Avenue and Douglas Street, is close enough to combine with the proposed project to produce cumulative aesthetic character and/or view impacts Given that both the proposed project and Related Project No 17 are compatible uses for the local area, that there are no nearby sensitive receptors that would be disturbed by the two projects, and that no significant scenic resources would be affected, the cumulative effect would be less than significant Development of the project in conjunction with the Related Projects would cumulatively contribute to night sky illumination impacts in the area, however, additional light sources associated with the Related Projects would not be out of character with the highly 2309900002- 1246101 2 54 081 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" mitrgable to less than significant levels (b) Microscate Air Quality Impacts - The increase in traffic around the project area may create localized violations of ambient health standards The proposed project of itself will not cause any localized CO levels to be high enough to cause one -hour CO standards to be exceeded The maximum "with project' CO levels are all less than 10 ppm above the non -local background However, the proposed project may create localized CO exposures exceeding the 8 -hour CO standard due to a combination of greater traffic volumes and greater congestion. Project- related CO impacts for 8 -hour exposures are thus considered individually and cumulatively significant Mitigation Measures C -1 A desirable pedestrian environment shall be provided on the Project Site, C -2 Bicycle parkmglracks with reasonable security against theft shall be provided on the Project Site, C -3 Comfortable transit access either on the Project Site or at a very close nearby location shall be provided, and C -4 Employee trips shall be reduced through preferred parking for carpoolers C -5. One -half of one percent of required on -site parking shall be accessible to electnc automobile charging stations D Insignificant Cumulative Impacts The City Council finds that the FEIR and the record of proceedings do not expressly identify or contain substantial evidence which identifies significant adverse cumulative environmental effects associated with the Reduced Project in conjunction with the related projects identified in Section Ill of the DEIR (collectively, the "Related Projects ") with respect to the areas listed below. The differences between the Reduced Project and the Original Project do not affect this finding 1 Geology and Soils - Development of the proposed project in conjunction with the Related Projects would result in further "mfillmg" of various land uses in the City of El Segundo and the City of Los Angeles. Geotechmcal hazards are site - specific and there is little, if any, cumulative relationship between development of the proposed project and the Related Projects 2309900002- 1246101 2 53 r) 80 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" approximately 150 feet in length with a 60 -foot reversal The westbound approach shall be striped with one shared left/through lane and one right- turn only lane B -14 El Segundo Boulevard and Douglas Street -The north and southbound approaches shall be modified to include dual left -turn lanes, one through lane, and one shared through/nght lane Air Ouahty /Operational Impacts from Mobile Emissions Effect Emissions from vehicles traveling to and from the Project Site could significantly impact air quality. Fmdine. The City Council finds the following changes, alterations, or requirements are hereby incorporated into the project which will lessen the significant environmental effects of the project with respect to air quality effects from mobile emissions Nevertheless, the proposed project would have significant adverse air quality impacts. The Reduced Project would generate proportionately fewer vehicle trips which would generate less emissions than the Original Project as set forth in Chapter VI of the FEIR Although the Reduced Project's impacts on air quality from mobile emissions will be less than those of the Original Project, the Reduced Project's air quality from mobile emissions would remain significant and unavoidable Fact (a) Mobile Source Emissions - Emissions of ROC and NOx from mobile sources attributed to the project will exceed SCAQMD thresholds by 2005 Levels of CO, ROC, and NOx, the three primary mobile source pollutants, individually and cumulatively exceed the SCAQMD thresholds by 2010 and beyond Although there is some reduction in the project- related emissions burden from the retirement of older cars in the future traffic fleet (Year 2020 is less than Year 2010 for CO, ROC and NOx), the rate of reduction is not enough to reduce the emissions to below the threshold of significance Therefore, regional emissions (mobile source) impacts will be significant for all pollutants except PM -10 Because the degree of "excess" emissions substantially exceeds the strict SCAQMD thresholds, there is little potential to mitigate the impact by "extra" transportation control measures not already included in project design The project presumes trip reductions from MTA transit opportunities, from mixed -use trip reduction (internal trips), and from pass -by capture by retail uses However, air quality impacts are still considered significant and not 2309900002- 1246101 2 52 079 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" B -6 Maple Avenue between Nash Street and Douglas Street - Maple Avenue shall be constructed as a private road within the project but open to through traffic While this improvement does not mitigate any specific significant intersection traffic impact, it does provide for improved circulation in the surrounding community B -7 Imperial Highway and Sepulveda Boulevard - The existing traffic signal operation shall be upgraded to include a westbound right -turn overlap B -8 El Segundo Boulevard and Sepulveda Boulevard - The east and westbound approaches of El Segundo Boulevard shall be modified to provide double left turn lanes, and one nght -tum only lane Continued Operation of Nash and Douglas as One -Way Operation B -11 Imperial Htghwav and Nash Street/Westbound I -105 Off -Ramp - The eastbound approach of Imperial Highway shall be restriped to include one through lane, a shared through/right turn lane, and one right -turn only lane The southbound approach should be restnped for one left -tum lane, two through lanes, and one right -turn lane These modifications will require Caltrans approval B -12 Atwood Way and I -105 Freeway Eastbound On -Ramp - The existing intersection shall be modified to provide two northbound through lanes and one right -tum only lane, In the eastbound direction one left turn lane, one shared through/right turn lane, and one right -turn only lane should be provided The eastbound right -turn only lane should be approximately 150 feet in length with a 60 -foot reversal In the westbound direction one shared left/through lane and one shared through/right -turn lane should be provided. The signal should provide split phasing Modification of Nash Street and Douglas Street to two -way operations Modification of Nash Street and Douglas Street as Two -Way Operations B -13. Atwood Way and 1 -105 Freeway Eastbound On -Ramp -The northbound approach shall be constructed to include one left -tum lane, one through lane, and one shared through/right turn lane The eastbound approach shall be stnped with one left -tum lane, and one shared througb/nght turn lane and one right -tum only lane The nght -turn only lane shall be 2309900002 - 1246101 2 51 0 1Q, CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" conjunction with other neighboring cores The package could improve traffic conditions and address the impacts of future regional traffic growth, especially along Sepulveda Boulevard However, because it has not yet been determined if such a package is feasible and desirable, or whether it would be funded by other cities, the EIR assumes a "worst case" scenario and identifies significant impacts Mitigation Measures B -1 The Applicant/developer shall implement TDM measures to increase the convenience and attractiveness of the other transportation alternative among employees and visitors Services such as carpool and vanpool matching, vanpool formation and leasing assistance, and preferred parking for employees who carpool or vanpool together, should be provided by the project to facilitate ndesharmg These services would work well in conjunction with, and benefit those who wish to take advantage of; the high occupancy vehicle (HOV) lanes on the nearby I -105 and I-405 freeways B -2 The Applicant/developer shall purchase a transit bus (shuttle) for the City to operate during peak commutmg and lunchtime hours with circulation through the project, downtown El Segundo and the Green Line stations at the City's discretion The type of vehicle to be purchased and route shall be established by the City of El Segundo B -3 Bicycle travel shall be supported with the design and construction of a Bicycle Station at Manposa Avenue and Nash Street utilizing an existing easement that has been made available for such use on the Hilton Garden Inn property The design and construction shall be subject to City of El Segundo review and approval B -4 The Applicant/developer shall include the support of bicycle travel through such on -site amenities as internal bicycle lanes or pathways that lead to the external roadway system, bicycle racks or lockers that are distributed throughout the project, and on -site shower facilities and clothes lockers for employees B -5 The Applicant/developer shall include the establishment of a centralized transportation management office (TMO) within the project to carry out and market the above trip- reduction strategies 2309900002- 1246101 2 50 077 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" social, technological, or other considerations make mitigation measures nos B -9 and B -10 of the FEIR infeasible The City Council further finds that reconfiguring major roadways such as Sepulveda Boulevard, El Segundo Boulevard and Aviation Boulevard with reversible lanes or grade separations would create secondary impacts to parking, access and circulation and would require significant acquisition of right -of -way Furthermore, Sepulveda Boulevard and El Segundo Boulevard currently have raised medians, which would provide additional barriers to the feasibility of such improvements For these reasons, the City Council further finds, pursuant to Public Resources Code Section 21081(a)(3), that specific economic, legal, social, technological, or other considerations make the reconfiguring of major roadways with reversible lanes or grade separations infeasible The City Council further finds that, pursuant to Public Resources Code Section 21081(a)(2), the implementation of the sub - regional traffic improvement package proposed by Applicant is beyond the scope of the proposed project in that it would address impacts beyond those created by the proposed project and would require multi- jurisdictional cooperation beyond the Applicant's control. Fact The proposed project would significantly impact two intersections during the morning peak hour only, two intersections during the evening peak hour only and two intersections during both peak hours for a total of six intersections significantly impacted with Nash Street and Douglas Street remaining as one -way operations The proposed project is expected to significantly impact one mtersection during the morning peak hour only, three intersections during the everting peak hour only and two intersections during both the morning and evening peak hours for a total of six intersections significantly impacted with Nash Street and Douglas Street modified to two -way operations Because the Specific Plan limits the total number of vehicle trips generated by the project, any change in the precise mix of uses in the project would not result in increased traffic impacts The project's implementation of a TDM Program, connection of Maple Avenue from Nash Street to Douglas Street, contribution of a "fair share" payment for programmed roadway improvements and implementation of physical roadway improvement mitigation measures reduce most significant project impacts to a less than significant levels according to City of El Segundo impact criteria However, the proposed improvements at the intersections of Rosecrans Avenue and Sepulveda Boulevard and at Rosecrans Avenue and Aviation Boulevard cannot be achieved' within the existing right -of -way and the additional required right -of -way to implement the improvements is not available Therefore, the significant traffic impacts at both intersections will remain unmitigated, even with the implementation of the following mitigation measures The Applicant is proposing to apply a portion of Traffic Impact Fees paid by the project towards the City's share of costs of implementing a sub - regional improvement package in 2309900002- 1246101 2 49 076 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" evidence identifying significant environmental effects of the Reduced Project with respect to parking The effects of the Reduced Project with respect to parking are expected to be similar to those of the Original Project Adequate parking for the Park Site will be provided on an interim basis on the Park Site itself and on a long -term basis within an adjacent parking structure on the Project Site The Original Project's parking impacts were found not to be significant, therefore, the Reduced Project's parking impacts are also not significant Fact The proposed project will provide parking as required under the City of El Segundo Municipal Code Parking for the Park Site will be provided on the Park Site on an interim basis. On a long -term basis, such parking will be provide in an adjacent parking structure on the Project Site C Effects that Cannot be Mitigated to a Level of Insignificance The City Council finds that in response to each adverse impact identified below, changes or alterations have been required or incorporated in the Reduced Project which lessen the significant adverse environmental impact However, these impacts cannot be totally avoided or reduced to a level of insignificance if the Reduced Project is implemented All of the remaining unavoidable adverse environmental effects identified below are acceptable when balanced against the overriding benefits of the Reduced Project as set forth in Section V below The alternatives to the Reduced Project discussed in the FEIR have been rejected for the reasons set forth in Section III F below The differences between the Reduced Project and Original Project do not affect this finding Traffic /Street System Effect Traffic generated by the proposed project would impact the street system in the vicinity of the Project Site Finding. The City Council finds the following changes, alterations, or requirements are hereby incorporated into the project which will lessen the significant environmental effects of the project with respect to traffic Nevertheless, the Original Project would have a significant adverse impact at six intersections Although the Reduced Project would generate proportionately less traffic than the Original Project, it would still result in significant and unavoidable impacts at these intersections Because the proposed improvements at the intersections of Rosecrans Avenue and Sepulveda Boulevard and at Rosecrans Avenue and Aviation Boulevard cannot be achieved within the existing right -of -way and the additional required right -of -way to implement the improvements is not available, the City Council further finds, pursuant to Public Resources Code Section 21081(a)(3), that specific economic, legal, 2809900002- 1246101 2 48 1-75 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" C -7 Water as necessary to prevent a visible dust cloud from exceeding 100 feet from the disturbance area or from passing across the Project Site boundary C -8 Apply chemical stabilizer to any disturbed area to prevent a visible cloud from forming during high wind conditions C -9 Water any non-stabilized disturbed areas twice per day C -10 Apply chemical stabilizer or pave the last 100 feet of internal travel path prior to public road entry, or install wheel washers adjacent to a paved apron prior to vehicle entry on public roads C -11 Remove any visible track -out into public streets within 30 minutes of occurrence. C -12 Wet wash the construction access point at the end of each workday if any vehicle travel on unpaved surfaces has resulted C -13 Provide sufficient perimeter erosion control to prevent washout of silty material onto public roads C -14 Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff during hauling C -15 Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph C -16 All diesel - fueled, off -road equipment shall be delivered to the site, and maintained while on site, with engines tuned to minimum NO, generation consistent with good fuel economy 18 TrafficlParkms Effect The proposed project will need to provide adequate parking to accommodate guests and visitors Fmdin Pursuant to Public Resources Code Section 21081(a), the City Council finds that the FEIR and the record of proceedings do not expressly identify or contain substantial 2309900002 - 1246101 2 47 C 7 4 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Original Project. The Original Project's air quality construction and stationary source impacts were not found to be significant, therefore, the Reduced Project's impacts are also not significant Fact (a) Construction Impacts - The Project Site totals 46+ acres in ten phases over seven years, or an average of 4.6 acres per phase As a worst -case assumption, the largest single simultaneous development area was analyzed for a ten (10) acre disturbance area A10-acre disturbance "footprint" would allow for the simultaneous development/overlap of two separate project phases. An assumed construction disturbance "footprint" of ten acres leads to a predicted daily PM -10 emission rate of 264 pounds with the use of "standard" dust control Application of a more enhanced dust control program would reduce PM -10 emissions during construction to around 102 pounds per day, which is less than the SCAQMD threshold of 150 pounds per day With the use of BACMs, daily PM -10 emission levels will be below this significance threshold for the assumed 10 -acre disturbance area Daily off -road equipment emissions will be at less than regionally significant levels Additional on -road emissions will result from trucks bringing construction materials and from construction worker commuting The on -road pollution contribution may cause the daily NOx emissions to slightly exceed thresholds Use of low emissions tune -ups would reduce NOx emissions to below the SCAQMD threshold of significance (b) Operational Impacts from Stationary Sources - Small additional amounts of pollutants will be generated from energy consumption (off -site power plants and on -site natural gas combustion for space heating, hot water, food services, etc.) A co- generation facility may also be included in the proposed project The facility emissions would offset energy consumption emissions that would be generated at other sources (power plants, heaters, etc ), and may not be built at this site unless the SCAQMD issues permits after appropriate review to assure that local air quality impacts would be below SCAQMD thresholds Mitigation Measures C -6 Maintain soil moisture at a minimum of 12 percent for any cut -and -fill areas within 100 feet of the property line to the depth of the cut 2309900002 - 1246101 2 46 073 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" Time control interior and exterior lighting These systems should be programmed to account for variations in seasonal daylight times Limit outdoor lighting while still maintaining minmum security and safety standards Deciduous trees should be planted near each building to provide shade in the summer and to allow sunlight to access the unit during the winter Built -in appliances, refrigerators, and space - conditioning equipment should exceed the minimum efficiency levels mandated in the California Code of Regulations Finish exterior walls with light- colored materials and high - emissivity characteristics to reduce cooling loads Finish interior walls with light- colored materials to reflect more light and thus increase lighting efficiency Use natural ventilation wherever possible A performance check of the installed space - conditioning system should be completed by the developer /installer prior to issuance of the certificate of occupancy to ensure that energy - efficiency measures incorporated into the project operate as designed 17 Air Quality /Construction Impacts and Operational Impacts from Stationary Sources Effect The proposed project would generate emissions from construction activities and during operation from stationary sources. Findin Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to electricity Because the Reduced Project would involve less construction and would be at a lower density at buildout, the effects of the Reduced Project with respect to construction and stationary source emissions are expected to be less than those of the 2309900002 - 1246101 2 45 072 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" 16 UtihtieslElectncity Effect Development of the proposed project would increase the existing demand for electricity service in the project area. Find= Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to electricity The effects of the Reduced Project with respect to electricity are expected to be less than those of the Original Project Any increase in electrical consumption from the Park Site would be offset by the overall decrease in density of other uses The Original Project's electricity impacts were not found to be significant, therefore, the Reduced Project's electricity impacts are also not significant Fact Development of the proposed project would increase the existing demand for electncity service in the project area The power requirements to serve the proposed project, which includes a high- density telecommunications center, may require the construction of a 66 kv substation which would be developed by SCE Further, the proposed project would be served from the general SCE power gnd The estimated net increase in electricity consumption by the Original Project would be approximately 222,822 kilowatt hours per day SCE has stated that it can accommodate the electricity demands of the proposed project, irrespective of the precise mix of uses. Therefore, no significant impacts related to electricity would occur Mitigation Measure M 5 -1 The Applicant shall consult with SCE during the design process of the proposed project regarding potential energy conservation measures for the project Examples of such energy conservation measures include Design windows (1 e., tinting, double pane glass, etc ) to reduce thermal gam and loss and thus cooling loads dunng warm weather, and heating loads during cool weather Install thermal insulation in walls and ceilings that exceed requirements established by the State of California Energy Conservation Standards Install high - efficiency lamps for all street lights and outdoor security lighting 2309900002 - 1246101 2 44 n71 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" A review of operating procedures which generate either large amounts of waste or non - recyclable materials A review of occupancy uses and activities The evaluation and expansion of recyclable materials to be included in a recycling program A review of employee awareness of recycling program goals, procedures, and accomplishments, as well as evaluations and implementation of training for all project occupants 15 Utilities/Natural Gas Effect Development of the proposed project would increase the existing demand for natural gas service in the project area Fmdine Pursuant to Public Resources Code Section 21081(a), the City Council finds that the FEIR and the record of proceedings do not expressly identify or contain substantial evidence identifying significant environmental effects of the Reduced Project with respect to natural gas use The effects of the Reduced Project with respect to natural gas are expected to be less than those of the Original Project Any increase in natural gas consumption from the Park Site would be offset by the overall decrease in demand by other uses The Original Project's natural gas impacts were not found to be significant, therefore, the Reduced Project's natural gas impacts are also not significant Fact Development of the proposed project would increase the existing demand for natural gas service in the project area The estimated net increase in natural gas consumption by the Original Project would be approximately 317,204 cubic feet/day (excluding the proposed co- generation facility). According to the Southern California Gas Company, the demand for natural gas of the proposed project could be accommodated by the existing natural gas mams in the project area, irrespective of the precise mix of uses. In addition, new on -site gas lines would be designed to meet the project's peak demand for natural gas Therefore, natural gas impacts from the development of the proposed project would be less than significant 2309900002- 1246101 2 43 070 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" related to solid waste The proposed project shall, as applicable for project operations, incorporate storage and collection of recycling into the project design including applicable provisions of ordinances related to hours of collation and operation of on -site equipment Project design shall reserve space adequate for the support of recycling, storage and access, as appropriate Although existing landfills in Los Angeles County are near capacity, potential expansion would accommodate the potential growth projected for the region In addition, operations within the City and the Project Site would continue to be subject to the requirements set forth in California Assembly Bill 939 which require each city or county to divert 50 percent of its solid waste from landfill disposal through source reduction, recycling and composting Mitigation Measures M.3 -1 The proposed project Applicant shall develop an employee recycling and education program M.3 -2 Where economically feasible, the proposed project shall incorporate the use of recycled materials in building materials, furnishing operations and building maintenance M 3 -3 The proposal project shall recycle all construction debris in a practical, available, and accessible manner, to the maximum extent feasible, during the construction phase M34 The design of the proposed project shall allocate space for a recycling collection area for use by both on -site employees and visitors, the design of which will adhere to siting requirements in the City's recycling ordinance The design of the collection area will facilitate source separation and collection of additional materials that maybe designated as recyclable by the City in the future M3 -5 The proposed project Applicant shall encourage employers to perform an annual waste audit review to measure the effectiveness of the tenant education program and recycling collection activities in tenant and/or property management agreements The audit shall include, A review of purchasing patterns to eliminate materials not compatible with the established waste diversion program 2309900002 - 1246101 2 42 069 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" M 2 -5 Selection of drought - tolerant, low water consuming plant varieties shall be used to reduce irrigation water consumption M.2 -6 The proposed project shall comply with the City's Conservation Program, Ordinance No 1194, of the City of El Segundo Municipal Code, Title 10- Parks and Recreation Chapter 2 Water Conservation in Landscaping and Resolution No. 3806 Prior to a building permit being issued the project applicant shall submit the Final Working Drawings to the City of El Segundo Department of Community. Economic and Development Services far review and approval relative to compliance with the City's Water Conservation Ordinance and Guidelines for Water Conservation in Landscaping 14 Utilities /Solid Waste Effect. Implementation of the proposed project would result in an increase in solid waste Ft din Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to solid waste The effects of the Reduced Project with respect to solid waste are expected to be less than those of the Original Project The minimal increase in solid waste from the Park Site would be more than offset by the decrease in solid waste generated from the overall reduction in density of all other uses The Original Project's solid waste impacts were not found to be significant, therefore, the Reduced Project's solid waste impacts are also not significant Fact Upon full occupancy of the Original Project, solid waste associated with the new restaurant, retail, office, and hotel uses would be approximately 15,356 pounds of solid waste per day Because all proposed uses would generate solid waste at essentially the same rate on a per square foot basis (except for the park which generates less), the amount of solid waste generated by the proposed project would not significantly change if the precise mix of uses changes While implementation of the proposed project would result in an increase in solid waste, this increased demand represents a fraction of the solid waste generated within the region, and would not, therefore, significantly impact available landfill capacity Solid waste generated on -site would be disposed in accordance with all applicable federal, state and local regulations 2309900002-12461012 41 068 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" and would be less than significant due to adequate available water supply and fine capacity Fact Development of the proposed project would increase water consumption as a result of new restaurant, retail, office, hotel uses, and other uses (e.g. office, light industrial/manufactunng, laboratories, technology, and recreational uses) The Original Project would consume 942,174 gallons per day of water at full buildup Water consumption rates include some increment for landscape irrigation Water generation rates also take into account mandatory water conservation measures enacted by the City such as the installation of low flow toilets and plumbing fixtures that prevent water loss According to the El Segundo Water Company, adequate water supply and line capacity are available in the existing water distribution system to accommodate the proposed project, irrespective of the precise mix of uses Moreover, the trip limitations of the Specific Plan will effectively limit water consumption, in that those uses which consume more water (i.e., restaurants) also generate more traps In order to comply with the trip restriction, any increase in restaurant uses would require a corresponding decrease in other uses- This decrease would also offset the increased water consumption from the added restaurants On -site water infrastructure improvements will be designed to accommodate the peak demands of the proposed project. The increase in demand for water with implementation of the proposed project would not require alterations to existing off -site water facilities that serve the Project Site Therefore, water impacts associated with the proposed project would be less than significant Mni¢ation Measures M 2 -1 The proposed project shall include dual water connections for landscaping to accommodate reclaimed water as it becomes more available to the site M 2 -2 Reclaimed water, where appropriate and feasible, shall be used as a water source to irrigate landscaped areas M.2 -3 Efficient irrigation systems shall 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) M.2-4 Automatic sprinkler systems shall be set to irrigate landscaping during early morning hours or during the evening to reduce water losses from evaporation. Sprinklers shall also be reset to water less often in cooler months and during the rainfall season so that water is not wasted by excessive landscape irrigation 2309900002- 1246101 2 40 1-67 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" of the JWPCP available capacity (based on average daily flows) Because JWPCP has sufficient treatment capacity to accommodate the increased wastewater flows associated with the proposed project, irrespective of the use mix impacts associated with sewage treatment would be less than significant Mitigation Measures M 1 -1 The Applicant shall be required to obtain a sewer connection permit from the Los Angeles County Sanitation Districts (District S) to obtain sanitary sewer service. M.1 -2. The Los Angeles County Sanitation Districts requires a Buildover Permit for construction over its sewer easements. The Applicant shall demonstrate through its Grading Plan that all alterations to final sewer easements and rights of way shall be in accordance with relevant Buildover Permrt(s) to allow the construction of the proposed project and other project components over the 10 -foot wide sewer easement M 1 -3 The proposed project shall comply with the City's Sewer Ordmance No 1093, of the City of El Segundo Municipal Code, Title 12, Chapter I General Provisions, Policies and Procedures Prior to a building permit being issued the project Applicant shall submit the Final Working Drawmgs to the City of El Segundo Department of Community, Economic and Development Services and the Department of Public Works for review and approval 13 Utilities/Water Effect. Development of the proposed project would increase water consumption as a result of new restaurant, retail, office, hotel, park and other uses Finding Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to water Unless reclaimed water is used, the effects of the Reduced Project with respect to water are expected to be greater than those of the Original Project due to the addition of the Park Site However, water consumption impacts of the Reduced Project would be less than the Park Alternative described as Alternative E in the FEIR, 2309900002-1246101 2 39 066 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" The Applicant shall submit separate plans for Fire Department review • Automatic fire sprinklers, • Fire alarm system, • Underground fire service mams, • Fire pumps, • Emergency generators, and • Any aboveground or underground storage tank including elevator sumps and condensation tanks 12 Utilities /Sewer Effect Development of the proposed project would increase wastewater generation as a result of new restaurant, retail, office, and hotel uses Fm in Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to sewers Any increase in wastewater generated from the Park Site would be offset from the reduction in wastewater from the reduction in density of all other uses The effects of the Reduced Project with respect to sewers are expected to be similar to the Original Project The Ongmal Project's sewers impacts were not found to be significant, therefore, the Reduced Project's sewer impacts are also not significant Fact- Development of the proposed project would increase wastewater generation as a result of new restaurant, retail, office, and hotel uses Upon full development, an estimated 691,545 gallons per day of wastewater would be generated by the Original Project The actual amount could vary slightly depending on the precise mix of uses According to the Los Angeles County Sanitation District, the existing trunk line is adequate to serve the proposed project irrespective of the use mix, unless the entire project was restaurant uses However, such a project could never be built because it would generate trips in excess of the maximum permitted under the Specific Plan. New on -site sewer Imes will be designed to accommodate the sewage demand of the new project The Original Project's wastewater generation would represent approximately 0.21 percent of the daily permitted effluent treated at the JWPCP and 0.18 percent 2309900002- 1246101 2 38 r6,5 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" increase in demand on fire protection and emergency services from the Park Site would be offset by the reduction in employees and visitors at the site due to the reduction in density of all other uses, The Original Project's fire protection impacts were not found to be significant, therefore, the Reduced Project's fire protection impacts are also not significant Fact The adequacy of fire protection services for a given area is based on site access to and within the proposed project Site, required fire -flow, access to hydrants, response distance from existing fire stations, and the El Segundo Fire Department's (ESFD) ,judgment of the area's needs. Fire access roadways would be provided throughout the Project Site, The ESFD has stated that the proposed project will not likely require additional firefighters or equipment to respond to emergencies, and that the existing fire stations can adequately accommodate the project's demands for fire and emergency medical service The possible relocation of Fire Station No 2 to the Project Site would further reduce the less than significant fire protection impacts of the proposed project The proposed project will require the installation of public fire mains, fire hydrants, fire department access roads, and private mams and private fire hydrants on all private streets The water pressure in the project area is sufficient to meet the fire flow requirements of the proposed project All of the proposed project structures would meet ESFD construction requirements, and the Project Site layout has been designed to comply with ESFD specifications for driveway widths, turning radii, and other access requirements Potentially significant impacts upon fire prevention and suppression services would be reduced to less than significant levels via compliance with the required fire protection features Mitigation Measures L 2 -2 A fire life safety plan, which shall include definitive plans and specifications, shall be submitted to the El Segundo Fire Department (ESFD) for review and approval prior to commencement of construction of any portion of the proposed El Segundo Corporate Campus development L 2 -3. Provide fire access roadways throughout the property and submit a layout plan to the ESFD for approval A roadway should circulate around open parking structures L.2 -4 Provide on -site fire hydrants as required by the ESFD L 2 -5 The following installations require separate Fire Department approval 2309900002-1246101 2 37 P 6 4 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" impacts upon police protective services would be reduced to less than significant levels Mitigation Measures. L -1 The applicant shall pay a Police Service Mitigation Fee of $0 11 per gross square foot of building area prior to the occupancy of each building L -2 A strategic security plan, which shall include definitive plans and specifications, shall be submitted to the El Segundo Police Department (ESPD) for review and approval prior to commencement of construction of any portion of the proposed El Segundo Corporate Campus project The strategic security plan should address the following items • Depending on the size of the structure and its location in relation to the streets, the displayed address may vary from a minimum of 4" to as much as 24" • Building entrances and exits shall be limited to keep control and visibility of the building • All landscaping shall be low profile especially around perimeter fencing, windows, doors and entryways taking special care not to limit visibility and provide climbing access • Adequate street, walkway, building and parking lot lighting shall be provided to enhance security • Provisions for on -site security personnel 11 Public Services/Fire Protection Effect The proposed project could increase demands for fire and emergency medical service in in Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to fire protection services The effects of the Reduced Project with respect to fire protection are expected to be similar to those of the Original Project The 2309900002 - 1246101 2 36 063 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" California Code of Regulations, the City of El Segundo Fire Department shall determine whether the chemicals proposed for use, storage, and disposal with respect to the Self- Generating Electric Facility exceed the threshold quantities for Accidental Release Prevention. The project shall comply with the conditions of approval established by the City of El Segundo Fire Department 10 Public Services/Police Protection Effect Responses to thefts, vehicle burglaries, damage to vehicles, traffic- related incidents, and crimes against persons are anticipated to result from an increase in traffic on adjacent streets and arterials and an increase in transient occupancy Fmdi Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to police protection. The effects of the Reduced Project with respect to police protection are expected to be similar than those of the Original Project Any increased demand on law enforcement from the Park Site would be offset by the reduction in employees and visitors at the site due to the reduction in density of all other uses The Ongmal Project's police protection impacts were not found to be sigmficant; therefore, the Reduced Project's police protection impacts are also not significant Fact Development of the proposed project would result in an increase in the number of employees and visitors to the Project Site and surrounding area, thereby generating an increase in the level of service calls from the Project Site Responses to thefts, vehicle burglaries, damage to vehicles, traffic- related incidents, and crimes against persons are anticipated to result from an increase in traffic on adjacent streets and artenals and an increase in transient occupancy. Impacts to police protection services relate to four key areas, (1) site visibility, (2) emergency access, (3) on -site activities, (4) and interference with emergency response times A strategic security plan will be implemented, which would be aimed at deterring crime and minimizing the need for El Segundo Police Department (ESPD) services The site design features and security measures of the proposed project would provide visibility of structures and access points, security lighting, security alarm systems, fencing, on -site camera surveillance, 24 -hour security patrols, and other security measures In addition, a Police Service Mitigation Fee of $0.11 per gross square foot is required to reduce police service impacts Based on the security features and the required Police Service Mitigation Fee, potentially significant 2309900002 - 1246101 2 35 062 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" assessment analyzing peak emissions from the NGC facility in 1991 This health risk assessment concluded that a receptor breathing the maximum concentration of peak emissions 24 hours per day over a 70 -year lifetime would have an increased cancer risk by a maximum of 61 chances in 1,000,000 The "cancer risk from toxic air pollution map" shows the peak emissions receptor at a location some distance from the Project Site on the far (eastern) side of the NGC facility A portion of the Project Site is located along the outside contour of the map area, where, due to the dispersion of emissions, the increased conservative cancer risk would be, at most, 10 in 1,000,000 Because the NGC health risk assessment showed an increased cancer risk of more than 25 in 1,000,000, the SCAQMD, the local agency implementing AB 2588, required NGC to implement risk reduction measures. According to the SCAQMD, the measures reduced the increased cancer risk at the peak receptor from sixty -one in one million to 7.6 in 1,000,000. The health risks at the outside contour were also proportionately reduced. As a result, if the NGC facility were proposing this amount of emissions today as a new facility, it would not be subject to the AB 2588 notification requirements at all Moreover, NGC will not be able to increase toxic emissions in the future without SCAQMD approval after appropriate review taking into account the presence of the Park Site in the vicinity The SCAQMD's health risk assessment criteria assumed a conservative 24 -hour a day, seven days a week exposure for 70 years Maximum use of the Park Site, and the exposure to the already reduced level of NGC emissions, would be limited to a few hours per week over a much shorter time span. Thus, park users would be exposed to significantly lower levels of emissions than NGC's employees, who are present during normal work hours nearer the source Further, this limited exposure would generally not occur during the peak emission period from the NGC facility, that is, park usage will occur primarily during evenings and weekends Therefore, any increased cancer risks on the park site from exposure to emissions from the NGC facility would be negligible The health risk associated with people using the Park Site would be less than office tenants because an assessment of health risks to office workers would take into account the fact that workers are potentially exposed to toxic emissions 40 hours per week Since people would be at the park for only a few hours a week, their risk factors would even be less than indicated in the existing NGC health risk assessment and less than an assessment based on office worker exposure. Mitigation Measures K -1 In accordance with the California Health and Safety Code (Chapter 6.95, Article 2, Section 25 5 30 et. etc ) The project Applicant shall submit a Risk Management Plan, if necessary, for the Electric Co- Generation Facility to the Certified Program Agency (i e., City of El Segundo Fire Department) for review and approval In accordance with Title 19 of the 2309900002 - 1246101 2 34 061 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" routes for all vehicles leaving the Project Site during large -scale emergencies No significant impacts to emergency response and evacuation are anticipated as a result of implementation of the proposed project (1) Emissions from the NGC Facility - NGC has issued a Proposition 65 warning for chromium VL Proposition 65 is primarily a disclosure statute which requires certain persons to provide warnings before exposing persons to chemicals known to the State to cause cancer or reproductive harm A warning is required unless the person causing the exposure can demonstrate that the exposure results in no sigmficant risk assuming lifetime exposure NGC provided a warning for those persons located within the isopleth depicted on the facility map However, the fact that a warning is given does not mean that the person would actually be exposed to any chromium VI as a result of NGC's operations, much less harmful levels The Proposition 65 regulations require numerous conservative assumptions regarding exposure to determine whether a warning is required For environmental exposures (the exposure at issue), Proposition 65 requires the party to assume lifetime exposure in a residential setting Many entities subject to Proposition 65 provide warnings in an abundance of caution without even determining whether the exposure results in a significant risk As a result, these warnings are prevalent in gas stations, supermarkets and even the office buildings to the north of the Project Site Some City facilities, including parks, have posted Proposition 65 notices Due to the scale of the NGC map, it is uncertain whether the Park Site is located within the NGC Proposition 65 isopleth for chromium VI shown on the map If the Park Site is located outside the isopleth, any potential exposure to chromium VI, if any, would be insigmficant Even if the Park Site is located within the chromium VI isopleth, there would be no significant health risks for park users from chromium VI from NCG's facility The exposure scenario assumed for the Proposition 65 isopleth is based upon a conservative residential exposure scenario with the receptor breathing peak emissions 24 hours per day for a 70 -year lifetime The likely exposure scenario for park use is significantly less than the conservative residential exposure assumed under Proposition 65 Even taking into account the possibility of increased breathing rates during physical activity, the potential exposure to chromium VI emissions, if any, and the resulting risks are insignificant Furthermore, there is no substantial evidence that children at the Park Site could face health risks from chromium VI due to the ingestion or dermal contact Hexavalent chromium compounds pose no significant risk of cancer by the route of ingestion Cal Code Regs tit 22, § 12707(b) NGC is also subject to Assembly Bill 2588 notification requirements related to the use of toxic chemicals Portions of the Project Site are within areas subject to the NGC AB 2588 notification The contour shown on the AB 2588 "cancer risk from toxic air pollution map" published by the SCAQMD for the NGC facility was based on a conservative health risk 2309900002 - 1246101 2 33 PGO CITY COUNCIL RESOLUTION NO. EXHIBIT "A" the Califorma Regional Water Quality Control Board identified that the Project Site is currently listed with a status of "case closed" on both databases A "case closed" status is awarded only when contamination has been investigated and/or remediated in accordance with currently accepted regulatory standards Based on the current regulatory status, no further action or investigation is recommended regarding the regulatory review Therefore, there would be no significant impacts related to Project Site contamination (i) Adjacent Properties - The FEIR identified no adjacent properties that are anticipated to have a negative impact on the environmental integrity of the Project Site No further action or investigation is recommended regarding the adjacent properties Therefore, hazardous materials impacts related to adjacent properties would be less than significant The following lists were reviewed for sites within the vicinity of the proposed project to determine their potential to contaminate the Project Site, NPL, RCRA -TSD, RCRA- CORRACTS, SHWS, CERCLIS, NFRAP, SWF, LUST, UST, RCRIS - Generators and ERNS There are sites on this list within the vicinity of the project However, these sites do not pose a significant contamination risk to the Project Site, because groundwater flows in a northeast direction for the listed sites (e.g , the NGC site), or listed sites have already been remediated (e g, Hilton Garden Inn site), or are designated as "low priority sites " In addition, the proposed project will not use groundwater as a potable water source 0) Operational Impacts of the Proposed Project - The proposed project is not anticipated to result in a release of hazardous materials into the environment With the exception of the potential electrical substation or co- generation facility that may be included in the proposed project, the project would utilize limited amounts of common hazardous materials comparable to the surrounding commercial land uses, due to the similarity in size of the structures and the need for such materials The proposed land uses are not expected to use or store explosives in association with the construction or operations of the facilities Based on the amount stored, nature of the packaging, materials involved, and the proposed project's required compliance with apphcable regulations, the risk of upset and accidental conditions involving the release of hazardous materials into the environment is considered to be less than significant (k) Emergency Response and Evacuation - The proposed project will result in increased traffic levels to the surrounding streets and highways. The project will utilize existing streets in addition to creating new access locations around the entire Project Site The City of El Segundo Area Plan designates Sepulveda Boulevard and Vista Del Mar Boulevard as primary evacuation routes during large -scale emergencies such as earthquakes and major hazardous materials release While the project would add vehicle trips to these roadways, they are not in the immediate vicinity of the Project Site and therefore would not be the primary evacuation 2309900002- 1246101 2 32 X59 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" related to VOC's would be less significant Thus, the proposed park can be safely located on any portion of the Project Site, including the southeast or southwest comers (b) Previous Operational Activities - No circumstances of environmental concern associated with the previous operational activities were observed at the Project Site during the preparation of a Phase 1 Environmental Assessment for the site No further action or investigation is recommended regarding previous operational activities at the Project Site Therefore, hazardous materials impacts related to previous operational activities would be less than significant. (c) Hazardous MateruiWPetroleum Products - No hazardous materials or petroleum products were observed at the Project Site No further action or investigation is recommended regarding the historic use of hazardous materials or petroleum products at the Project Site Therefore, hazardous materials impacts related to petroleum products would be less than significant (d) Wastes -No wastes were observed at the Project Site No further action or investigation is recommended regarding wastes at the Project Site. Therefore, hazardous materials impacts related to waste would be less than significant (e) Polychlorinated Biphenyls (PCBs) - No equipment with the potential to contain dielectric or hydraulic fluid was identified at the Project Site No further action or investigation is recommended regarding PCBs at the Project Site Therefore, hazardous materials impacts related to PCBs would be less than significant (f) Asbestos - Containing Materials (ACM) - The Project Site is currently undeveloped land, and no suspect ACM were observed during the site assessment No further action or investigation is recommended regarding ACM at the Project Site Therefore, hazardous materials impacts related to ACM would be less than significant (g) Storage TankslPrpelines - No evidence of storage tanks or pipelines (above or below ground) was identified No firrther action or investigation is recommended regarding previous storage tanks or pipelines at the Project Site Therefore, hazardous materials impacts related to storage tanks and pipelines would be less than significant (h) Regulatory Review - Based on review of the regulatory database report, the Project Site is listed on the Leaking Underground Storage Tanks (LUST) and Regional Water Quality Control Board Spills Leaks and Investigations (SLIC) databases due to remediation previously completed at the Project Site On -site evaluation and review of file information from 2309900002 - 1246101 2 31 r58 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Hazardous Matenals/Bxnosure Effect. The development of the project could result in potentially significant hazardous materials impacts due to residual contamination from previous uses on the Project Site Future employees and visitors to the Project Site could be exposed to emissions from off - site uses, such as the NGC facility Fmding Pursuant to Public Resources Code Section 21091(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to hazardous materials The effects of the Reduced Project with respect to hazardous materials are expected to be similar to those of the Original Project Although the Reduced Project will include a park, there substantial evidence in the record, including expert testimony and studies, that the users of the Park Site would not be exposed to significant health hazards due to soils contamination or air emissions, including emissions from the NGC facility The Original Project's hazardous materials impacts were not found to be sigmficant; therefore, the Reduced Project's hazardous materials impacts are also not significant Fact (a) Historical Review - The Project Site was historically occupied by Rockwell North American Aircraft An estimated 31 underground tanks and/or underground concrete tanks were used by Rockwell in the operation of the plant Rockwell began removing USTs and closing pits in the late 1980s under the supervision of the Los Angeles County Department of Public Works ( "LACDPW ") In the early 1990s, a site wide investigation was conducted to determine if the past use of the Project Site had impacted the Project Site Remedial activities at this time consisted of excavating contaminated soil, as required by the LACDPW Groundwater and soil contaminated with VOCs and petroleum hydrocarbons were discovered in 1994 at the southwest comer of the Project Site Although much of the impacted soil was excavated from the Project Site, VOC contaminated soil and groundwater was ultimately left in place A subsequent risk assessment based on conservative residential exposure scenarios (i e , 24 hours per day, 7 days per week over a 70 -year lifetime) determined that the contamination left in place did not present a significant threat to human health or the environment The LARWQCB, Califorma Department of Toxic Substance Control ( "DTSC ") and the LACDPW have all been involved with remedial activities at the Project Site These agencies have determined that the Project Site is safe to use for any type of development, including recreational facilities None of the agencies have requirements for further investigation at this time Based on this information, no further action or investigation is warranted at this time with regards to the historical use of the Project Site Therefore, hazardous materials impacts 2309900002- 1246101 2 30 P57 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" To the extent that employment forecasts are used by SCAG to implement the regions' growth policies, under - estimates of future employment in the City of El Segundo and the South Bay Cities Subregion may hinder planning for the timing, financing, and location of public facilities, utility systems, and transportation systems However, the Regional Comprehensive Plan and Guide (including the Growth Management chapter) is to be periodically reviewed, and those sections that are found to be out of date are to be updated as needed Furthermore, SCAG is currently developing a special program for monitoring the progress of the region With the implementation of this monitoring and updating program, such discrepancies between forecasts and actual changes on the ground will be rectified. Therefore, while the Original Project would account for a mayor portion of SCAG's current employment forecasts for the City of El Segundo and the South Bay Cities Subregion, the self - correcting nature of the forecasts will ensure that ongoing infrastructure planning efforts will remain consistent with regional growth trends The proposed project land uses are consistent with both the City of El Segundo General Plan use designation and zoning for the Project Site Based upon this consistency, it may be assumed that the project has been accounted for in the City's long range planning Furthermore, because SCAG's regional planning incorporates the City of El Segundo's General Plan into its growth forecasts, the project would be deemed consistent with SCAG's forecasts and growth policies Therefore, no significant impacts to the City of El Segundo (or to SCAG's regional planning) due to the project's employment growth are anticipated (b) Housing /Population - Many of the Original Project's estimated 7,763 new employees will be drawn from the local labor force and student population readily available in the City of El Segundo and surrounding communities The housing stock within the City of El Segundo cannot accommodate the potential housing demand created by the proposed project However, the housing market for the project's employees is greater than the political boundaries of the City of El Segundo This would include most of the South Bay Cities Subregion (located to the south and southeast of the Project Site) plus additional communities to the north and east (including the Cities of Inglewood, Culver City, parts of Los Angeles, and Santa Monica). Thus, it is expected that the maximum (worst -case) housing demand generated by the Original Project could be accommodated by the existing housing stock within and beyond the South Bay Cities Subregion without generating demand for new housing construction Because no housing exists on the Project Site, the project will not displace any existing population The proposed project will not have a significant impact on population, employment and housing. Mitigation measures are not required 2309900002- 1246101 2 29 05 G CITY COUNCIL RESOLUTION NO. EXHIBIT "A" provided that the overall FAR for the project does not exceed maximum FAR permitted under the Specific Plan Because any such entitlement action on the part of the City would not result in exceedance of the overall FAR lmutation established for this area of the City and would be consistent with the development density presently existing in the surrounding area, this action would not represent a substantial conflict with the applicable provisions of the Zoning Code and would not be a significant impact The proposed uses are also consistent with those permitted by the MMO Distnct However, the Specific Plan does not allow development on the project to include the additional 15 million square feet of entertainment uses permitted under the MMO District Population. Housing and Employment Effect The project could have potentially significant incremental impacts on population, housing and employment due to the creation of new jobs. Fmdine Pursuant to Public Resources Code Section 21081(a), the City Council finds that the FEIR and the record of proceeding do not expressly identify or contain substantial evidence identifying significant environmental effects of the Reduced Project with respect to population, housing and employment The effects of the Reduced Project with respect to population, housing and employment are expected to be less than those of the Original Project because the Reduced Project would create proportionately fewer new jobs The Ongmal Project's population, housing and employment impacts were not found to be significant, therefore, the Reduced Project's population, housing and employment impacts are also not significant Fact. (a) Employment - Implementation of the Original Project would provide employment for approximately 7,763 persons by project completion in the year 2009 The actual number of jobs could vary based on the precise use mix, but would not significantly exceed 7,763 because the more job- intensive uses would generate more vehicle trips, and total trips which can be generated by the proposed project are fixed tinder the Specific Plan The Original Project's estimated employee generation would account for approximately 89 4 percent of SCAG's forecasted total employment growth for the City of El Segundo during this period. In terms of SCAG's employment forecast for the South Bay Cities Subregion, the Original Project's projected employment would account for 19.3 percent of the forecasted growth for the Subregion between the years 2000 and 2010 2309900002- 1246101 2 28 55 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Findin Pursuant to Public Resources Code Section 21081(a), the City Council finds that the FEIR and the record of proceedings do not expressly identify or contain substantial evidence identifying significant environmental effects of the Reduced Project with respect to land use The Reduced Project's land use effects are expected to be similar to those of the Original Project The inclusion of the proposed park does not effect this finding because the Park Site would serve employees of the proposed project and the surrounding properties as well as the residents of the City, consistent with goals and objectives of the General Plan Furthermore, as set forth in Finding No 9 below, the users of the Park Site would not face health risks due to emissions from the adjacent Northrop Grumman Corporation ( "NGC ") facility so the proposed park use would not be mcompatible with surrounding land uses The Original Project's impacts were not found to be significant, therefore, the Reduced Project's land use impacts are also not significant Fact (a) Land Use Compatibility - The proposed project would include land uses that are fully compatible with surrounding commercial and industrial uses The office, research and development, hotel, and telecommumcations(web hosting uses included in the proposed project, along with supporting retail, restaurant and service uses, would enhance the development of this area of the City as a center of business and employment, resulting from the regional access provided by the Century Freeway and in proximity to LAX The proposed project would result in re -use of a former industrial property which has been vacant for nearly 10 years No significant impacts related to land use compatibility would result from implementation of the proposed project. (b) Consistency with Adopted Plans and Policies - As more fully set forth in reports and adjoining resolutions, the proposed project would generally be consistent with all applicable policies of the El Segundo General Plan and the Southern California Association of Government's Regional Comprehensive Plan and Guide Moreover, the existing General Plan, including the Circulation Element, adequately reflect local conditions, and is otherwise legally adequate, and the proposed project can and should be considered under the current General Plan Therefore, the proposed project would not result in any sigmficant land use impacts related to consistency with adopted plans and polices (c) Zoning Code - The uses included within the proposed project would be pemutted under the MU -N Zone that is applicable to the proposed project Site under the Zoning Code The MU -N Zone limits development to a maximum net Floor Area Ratio (FAR) of 13.1 The Specific Plan and accompanying zone change reduce the permitted maximum FAR but allow the FAR limitation to be exceeded on individual panels within the proposed project Site, 12 27 f,54 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" There are no significant public scenic features on the Project Site that could be affected by the proposed project Further, there are no viewpoints on the Project Site from which off -site significant scenic features might be viewed Overall, development of the proposed project would not result in the loss of any important scenic view from within the Project Site project impacts related to these views would be less than significant (c) Views of and through the Project Site - Some south - facing offices in the high -rise buildings along Imperil highway will have commanding views of and over the proposedproject. Similarly, nearbypnvate businesses located on the east side of Douglas Street, the west side of Nash Street, and the south side of Manposa Avenue will also have views of the new development While some existing views that look across the property will be eliminated, these view lines do not encompass any substantial visual resources. There will be no loss of scenic vistas or views of significant scenic features from outside the Project Site Because the changes brought about by the project pnmanly affect private views, rather than public, and because the project is considered an enhancement to the aesthetic character of the area, impacts to these views are considered less than significant (d) Lighting - As seen from nearby streets, and local commercial and industrial businesses, the lighting associated with the proposed project will transform the site's current dark nighttime environment to a level comparable to that found in adjoining areas Due to the substantial ambient level of night lighting surrounding the Project Site and to the absence of nearby sensitive nighttime lighting receptors, nighttime lighting impacts would be less than significant Mitigation Measures- H -1 To prevent new on -site sources of illumination from spilling onto adjacent streets and properties, all exterior lighting associated with the project should be directed onto the site and shielded from off -site locations H -2 Every effort should be made to prevent new lighting sources from being directed toward the sky to munmize atmospheric light pollution 7 Land Use /Consistency with Applicable Plans and Policies Effect. The project has the potential to be inconsistent with applicable General Plan policies, zoning, code restrictions, SCAG policies, and other applicable City or County Plans. 2309900002- 1246101 2 26 F53 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" 6 Aesthetics Effect Development of the Project Site will change the existing visual character of the site and will introduce new sources of nighttime lighting Ftndme Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will rmtigate, avoid, or substantially lessen the significant environmental effects of the project with respect to aesthetics The effects of the Reduced Project with respect to long -term visual character impacts and views are expected to be similar to those of the Original Project and insignificant The effects of the Reduced Project with respect to lighting are expected to be slightly greater than those of the Original Project, due to the nighttime illumination of the Park Site However, nighttime lighting impacts of the Reduced Project will not be significant due to the substantial ambient level of night lighting surrounding the Project Site and to the absence of nearby receptors sensitive to nighttime fighting Fact (a) Long -Term Visual Character Impacts - The aesthetic nature of the Project Site is characterized by weedy vegetation, temporary chain link fencing in a poor state of repair, and litter accumulated along the sidewalk at the case of the fencing The proposed project would replace those unsightly features with an attractively designed and landscaped mixed -use campus of buildings The proposed project would be architecturally compatible with surrounding land uses, which generally exhibit a modern, utilitarian construction style, although there is no common architectural theme or style in the community The project would also be compatible with the scale of development in the surrounding area, which ranges from small -scale businesses to major manufacturing facilities and high -rise office buildings Overall, the proposed project would enhance the visual character of the area No significant aesthetic impacts would result from the proposed project (b) Views from the Project Site - project construction will replace the unlimited views across the Project Site with short distance views of new on -site structures and landscaping View corridors between the clusters of new structures will maintain some views of the major features of interest in the area, such as the MTA Green Line, the high -rise office buildings along Imperial Highway, and to a lesser extent the Century Freeway Because the new development is expected to enhance the aesthetic character of the area, no view impact is anticipated 2909900002 - 1246101 2 25 X52 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" G -6 The proposed project shall comply with City of El Segundo Ordinance No 1235 and No 1329, which establishes storm water and urban pollution controls G -7 Construction dumpsters shall be covered with tarps or plastic sheeting if left uncovered for extended periods All dumpsters shall be well maintained G -8 The project Applicant/developer shall conduct inspections of the Project Site before and after storm events to determine whether control practices (BMPs) to reduce pollutant loadings identified in the Storm Water Pollution Prevention Plan are adequate and properly implemented G -9. The project Applicant/developer shall conduct street sweeping and truck wheel cleaning to prevent dirt in storm water G -10 In accordance with the Cahforma Health and Safety Code (Chapter 6 95, Article 2, Section 25 5.30 et Etc.), the Applicant/developer shall submit a Risk Management Plan for the Self- Generating Electric Facility to the Certified Program Agency (i.e , City of El Segundo Fire Department) for review and approval In accordance with Title 19 of the Caltforma Code of Regulations, the City of El Segundo Fire Department shall determine whether the chemicals proposed for use, storage, and disposal with respect to the Self- Generating Electric Facility exceed the threshold quantities for Accidental Release Prevention The project shall comply with the conditions of approval established by the City of El Segundo Fire Department, including those conditions for regulating chemicals that may exceed the threshold quantities. G -11 The Applicant/developer shall provide regular sweeping of private streets withm the Project Site with equipment designed for removal of hydrocarbon compounds G -12 The Applicant/developer shall maintain all structural or treatment control Best Management Practices for the life of the project 2309900002. 1246101 2 24 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Mitigation Plan (SUSWMP), detailed plans for the proposed project's compliance with the SUSWMP will be submitted to the City as part of the development plan approval process prior to issuance of building and gradmg permits With compliance with the SUSWMP requirements, the project's operational impacts on storm water quality will be less than significant Mitigation Measures G -1 The Applicant shall prepare a master drainage plan for the proposed project Site This plan shall include detailed hydrology/hydraulic calculations and drainage improvements, showing quantitatively how the project will eliminate potential for downstream flooding due to increased storm water runoff These plans will also identify the proposed Best Management Practices to be implemented in compliance with the requirements of the Standard Urban Storm Water Mitigation Plan Such plans shall be reviewed and approved by the City of El Segundo and the Los Angeles County Department of Public Works. G -2 The project Applicant/developer shall file a Notice of Intent (NOI) for the National Pollutant Discharge Elimin ation System General Permit for Construction Activities with the California State Water Resources Board Compliance with the NPDES general permit shall be certified by the Regional Water Quality Control Board prior to the issuance of grading and building permits G -3 During construction and operations, all waste shall be disposed of in accordance with all applicable laws and regulations Properly labeled recycling buns shall be uuhzed for recyclable construction materials including solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation Non - recyclable materials and wastes must be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed, regulated disposal site by a licensed waste hauler G -4. All leaks, drips and spills occurring during construction shall be cleaned up promptly to prevent contaminated soil on paved surfaces that can be washed away into the storm drains G -5 If materials spills occur, they should not be hosed down Dry cleaning methods shall be employed whenever possible 2309900002 - 1246101 2 23 X51 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" Manposa Avenue Street flows will only occur after available storm drain capacity and on -site retention are exhausted The drainage system will be designed to City of El Segundo and County of Los Angeles standards Due to an increase in impervious area (approximately 55 percent of the Project Site), the proposed project will result in increased peak runoff flows to 71 cfs during the 10 -year storm event This represents an increase of 22 cfs over the existing conditions runoff rate of 49 efs. Ultimately, all runoff from the Project Site and adjacent tributary area collects at the intersection of Douglas Street and Manposa Avenue At this point, two storm dram lines, LACDPW Project No 2694 and LACRD Project No 4806 converge and continue southerly in Douglas Street The tnbutary "Q" (i e, flow) in Douglas Street is no more than 11.5 cfs Therefore, no mitigation is needed for these areas (i.e , Sub - Basins 72D, 73E and `/2 of 74F) On an area proration basis, the project's share of capacity in the storm dram LACRD Project No 4806 is 26 5 cfs Of the 26.5 cfs, approximately 9.5 cfs is contributed from the uncontrolled perimeter area (Sub -Basins 76C, 75B, and %2 of 74F) at a time of peak contribution by the main Project Site Therefore, of the 71 cfs generated from the "controlled" area, only 17 cfs can be allowed into the stone dram system, and the remaining flows must be detained on -site The volume of runoff above 17 cfs is 1.4 acre -feet This is considered to be a potentially significant surface hydrology impact that can be reduced to less than significant level via implementation of the mitigation measures listed below (b) Water Quality - The proposed project has the potential to cause short-term construction- related storm water pollution due to handling, storage and disposal of construction materials, earth moving activities, and maintenance and operation of equipment A General Construction Activity Storm Water Permit must be obtained from the SWRCB prior to the start of construction. The National Pollutant Discharge Elimination Systems (NPDES) requires that a Notice of Intent (NOI) be filed with the State Water Resources Control Board ( SWRCB). By filing an NOI, the developer agrees to conditions outfitted in the General Permit The SWPPP identifies which structural and nonstructural Best Management Practices (BMPs) will be implemented, such as sandbag barriers, temporary desilting basins, near mlets, gravel driveways, dust controls, employee training, and general good housekeeping practices. With the implementation of the BMPs, short-term water quality impacts would be less than significant. The proposed project will provide structural or treatment control BMPs designed to mitigate long -term operational storm water runoff impacts While some infiltration through landscape areas will occur, the proposed project will primarily rely on the implementation of Treatment Control BMPs. As required by the Standard Urban Storm Water 2309900002 - 1246101 2 22 50 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" assessed and subsequent recommendations are determined by a qualified consultant F -2 In the event that human remains are discovered, there shall be no disposition of such human remains, other than in accordance with the procedures and requirements set forth in California Health and Safety Code Section 7050.5 and Pubhc Resources Code Section 5097.98 These code provisions require notification of the County Coroner and the Native American Heritage Commission, who in turn must notify those persons believed to be most likely descended from the deceased Native American for appropriate disposition of the remains Excavation or disturbance may continue in other areas of the Project Site that are not reasonably suspected to overlie adjacent remains or cultural resources Hydrology and Water Quality/Water OualiM Drainage and Runoff Effect Development of the proposed project could result in potentially significant impacts with respect to hydrology and water quality, including violating water quality standards, substantially altering existing drainage patterns, creating or contributing runoff which would exceed the capacity of existing or planned storm water drainage systems, and otherwise substantially degrading water quality Findin g Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to hydrology and water quality The effects of the Reduced Project with respect to hydrology and water quality are expected to be less than those of the Original Project because the Reduced Project will have less impervious area due to the use of five acres of the Project Site as a park/soccer field. The Original Project's hydrology and water quality impacts were not found to be significant, therefore, the Reduced Project's hydrology and water quality impacts are also not significant Fact- (a) Hydrology - The proposed on -site storm drainage system will connect directly to the Manposa Street storm drain via an existing 30 -inch reinforced concrete pipe (RCP) storm dram stub into the Project Site (located on the west side of the proposed Manposa Street entrance). Peak flows discharged directly into the Manposa Street storm drain will be restricted to the dram's available capacity This will be achieved by limiting the size of the connection to the existing storm dram Flows above the capacity of the storm drain will be partially retained on -site (via an on -site retention basm) and partially allowed to drain into 2309900002 - 12461012 21 041) CITY COUNCIL RESOLUTION NO. EXHIBIT "A" earth pressure and the additional surcharges from adjacent buildings and traffic shall be followed E -14 A drainage system shall be placed at the back of and/or the base of building walls below grade E -15 Suspect or visibly impacted soil or groundwater would require analysis to assess the contamination potential Cultural Resources/Buned Resources Effect Buried archeological resources could be disturbed and lost in the course of construction activities Fining- Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to cultural resources The effects of the Reduced Project with respect to cultural resources are expected to be similar to those of the Original Project The Original Project's impacts on cultural resources were not found to be significant, therefore, the Reduced Project's impacts on cultural resources are also not significant Fact The Project Site was occupied by Rockwell International between 1953 and 1990 Demolition activities were conducted in 1992 to remove all buildings, infrastructure and underground storage tanks At that time, no significant historical resources were identified The City of El Segundo General Plan EIR does not designate the Project Site as a sensitive archaeological area. There have been no known archeological resources discovered in the Project vicinity There are also no known human remains within the Project Site or the project vicinity Further, no unique geologic features exist within the Project Site Therefore, no cultural resources or human remains are anticipated to be encountered during gradmg and construction activities In the event archeological or paleontological resources or human remains are encountered, the mitigation measures listed below will ensure that the project does not result in damage to or the loss of such resources or human remains Mitigation Measures. F -1 In the event that archaeological or paleontological resources are encountered during the course of grading or construction, all development must temporarily cease in these areas until the resources are properly 2309900002- 1246101 2 20 r 4 8 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" E -5 Where the planned depth of excavation for foundations does not extend below the existing fill sobs, the exrstmg fill soils shall be removed and recompacted in accordance with the requirements of the appropriate governmental agencies and geotechnical recommendations E -6 A registered civil engineer practicing geotechnical engineering, or his/her representative, shall be present on site to observe grading operations and to observe foundation excavations E -7 Specifications for site grading shall be subject to approval by the City Building Official, E -8 Where there is sufficient space for sloped excavations, temporary cut slopes may be made at a 1 %x 1 or 1.1 (horizontal to vertical) gradient with the 1' /z 1 slope made adjacent to existing structures. However, the stability of the graded slopes shall be addressed during the site - specific geotechnical investigation, and when grading plans are completed for the proposed development E -9 If temporary excavation slopes are to be maintained during the rainy season, it will be necessary to direct all drainage away from the top of the slope No water shall be allowed to flow uncontrolled over the face of any temporary or permanent slope E -10 Water shall not be allowed to pond at the top of the excavation or allowed to flow into the excavation E -11 Where sufficient space for sloped excavations is not available, shoring shall be used The shoring system may consist of soldier piles and lagging. The recommendations presented in the site- specific geotechnical investigation report for the proper design of the shoring system shall be followed. E -12 Final shoring plans and specifications shall be reviewed and approved by a civil engineer practicing geotechnical engineering E -13 The recommendations presented in the site - specific geotechnical investigation report for design of walls below grade to support the lateral 2309900002- 1246101 2 19 047 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" event of the strong earthquake ground motions expected to occur in the vicinity of the site Stability of Permanent Slopes and Temporary Excavations The comprehensive geotechmcal report shall include specific recommendations for design and construction of proposed temporary and permanent slopes to be incorporated into the design and construction of each bwldmg prior to issuance of building permits Expansive and Corrosive Soils The comprehensive geotechmcal report shall evaluate the expansion and corrosion potential of the on site materials If the on -site soils are determined to he expansive or corrosive, specific recommendations shall be provided in the comprehensive geotechmcal report that will reduce any impacts to a level that is less than significant. E -2 Drainage collection devices shall be designed in conformance with City of El Segundo grading and building axles to ensure that all runoff will be collected and transferred to the proper collection devices. The Applicant shall provide analysis of the drainage volume created by the proposed project All design of drainage flow, collection, and discharge shall be in conformance with current City codes and subject to approval by the City of El Segundo On -site grading shall be performed in accordance with City codes so that erosion of graded areas will not occur All areas of construction shall be fine- graded to direct runoff to the street or to the nearest available storm dram No runoff within the property boundaries shall be allowed to flow uncontrolled over the existing slopes All permanent slopes shall be planted in conformance with current City grading codes. E -3 The comprehensive geotechmcal investigation shall use site- specific soil and groundwater data to specifically evaluate the potential for liquefaction at the Project Site If there is a medium to high potential, specific recommendations shall be included in the geotechmcal report E -4 Prior to issuing a grading permit, the Applicant shall obtain a haul route approval for the export materials from the City and shall comply with applicable restrictions. 2309800002 - 1246101 2 18 r 4 G CITY COUNCIL RESOLUTION NO. EXHIBIT "A" to portland cement Expansive or corrosive soils could have a significant impact on the proposed development However, any potentially significant impacts resulting from expansive or corrosive soils can be completely mitigated (k) Grading - It is anticipated that conventional earth - moving equipment will be used in excavating any existing fill soils and the natural eolian sand dune deposits at the site If any fill is to be placed during grading, it would be placed in accordance with the regulations of the appropriate governmental agencies It is expected that most of the excavated alluvial materials would be suitable for use at other construction projects Any existing fill materials, less any oversized materials or organic debris, would also be suitable for use as compacted fill Grading is not anticipated to have a significant impact on the proposed project or the surrounding developments (1) Stability OfPermanenr Slopes And Temporary Evacuations - The Project Site is underlain by Pleistocene age sediments that are generally massive or crudely stratified These materials do not typically contain planes of weakness, such as bedding or joints, that could affect slope stability It is anticipated that permanent graded cut or fill slopes at the site at gradients of 2 1 (horizontal to vertical) would be grossly stable. However, comprehensive geotechnical investigation will assure the stability of the proposed slopes during the proposed development as required by the City of El Segundo Overall, there are no geotechnical or seismic impacts that would not be reduced to a less than significant level by compliance with current building codes, the mitigation measures, and the recommendations presented in the comprehensive geotechnical report for the proposed project The Project Site is considered suitable for the proposed project from a geotechnical and geologic perspective Mitigation Measures E -1 A comprehensive geotechnical investigation shall be submitted as part of the permitting process for the project Specific design recommendations presented in the comprehensive geotechnical report shall be incorporated into the final design and construction of the proposed project The comprehensive geotechmcal report shall include, but not necessarily he limited to the following geotechnical hazards Ground Shaking. The proposed development shall be designed and built to provide life safety for occupants of the structures in the 2309900002- 1246101 2 17 045 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" (d) Slope Stability - The Project Site is relatively level and the absence of nearby slopes precludes slope stability hazards Due to the reasons previously described, there are no significant impacts related to slope stability The proposed development will not result in or expose people to significant impacts related to slope stability (e) Tsunamis, Inundation, and Seiches - The Project Site is approximately 2 4 miles from the Pacific Ocean at elevations of about 98 to 100 feet above mean sea level (U S Geological Survey datum) Therefore, there are no significant impacts related to tsunarms, inundation, or seiches at the Project Site The proposed development will not result in or expose people to significant impacts related to tsunamis, inundation, and seiches (f) Flooding - The Project Site is locate in an area of minimal flooding (Zone C) as designated by the Federal Emergency Management Association Therefore, there are no significant impacts related to flooding at this site. The proposed development will not result in or expose people to significant impacts related to flooding. (g) Subsidence - There are no significant impacts related to subsidence at the Project Site The proposed development will not result in or expose people to significant impacts related to subsidence. (h) Volcanic Hazards - Due to the distance between the Project Site and known volcanic area, there are no significant impacts related to volcanic hazards at the site The proposed development will not result in or expose people to significant impacts related to volcanic hazards (i) Landform Alteration - There are no umque geologic features in the vicinity of the Project Site Therefore, no unique geologic features will be modified or destroyed as a result of the proposed development 0) Foundations - Based on the results of previous geotechnical investigations performed on adjacent properties, the natural soils in the general site vicinity consist primarily of dense silty sand and poorly graded sand with some gravel Locally, clay sand layers are present Silty clay and sandy clay layers are present in the upper 15 feet of the existing ground surface The upper clay -nch materials encountered on the adjacent sites are only moderately firm and would become weaker when wet. However, below depths of approximately 3 to 5 feet, the natural soils underlying the site are firm Also, the upper clay soils are expansive and would shrink and swell with changes in moisture content Corrosion studies performed as part of previous investigations on adjacent properties indicate that the soils are moderately to severely corrosive to ferrous metals and aggressive to copper The soils were found to be non - detrimental 2309900002- 1246101 2 16 044 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" source itself Therefore, the proposed project will not result in any significant stationary noise impacts Geology and Soils /Surface Fault Rupture. Seismicity and Ground Shaking, Etc Effect The proposed project could potentially result in significant impacts relating to geology and soils. The Project Site is located in the vicinity of the Newport- Inglewood Fault Zone and the Elysian Thrust Fault Zone While the Project Site is located in a zone of the City that is considered to have a low potential for liquefaction, there is potential that the proposed project could be subject to ground failure or subsidence. The grading phase of the proposed project may result in minimal erosion, particularly during runoff conditions The proposed project may also expose people to expansive soils Findm Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mmgate, avoid, or substantially lessen the significant environmental effects of the project with respect to geology and soils impacts The effects of the Reduced Project with respect to geology and soils are expected to be similar to those of the Original Project The Original Project's geology and soils impacts were not found to be significant, therefore, the Reduced Project's geology and soils impacts are also not significant Fact (a) Surface Fault Rapture - The potential for surface fault rupture at the Project Site is low Therefore, the proposed development will not expose people to significant impacts related to surface fault rupture. (b) Seismicity and Ground Shaking - The Project Site is not within an area identified by the California avision of Mines and Geology (1999) as having a potential for seismic slope instability (slope instability resulting from ground shaking) However, the location of the site relative to known active or potentially active faults indicates the site could be subjected to significant ground shaking (c) Liquefaction and Seismic Settlement - The potential for liquefaction at the Project Site is low Liquefaction will not be a significant impact at the site Therefore, the proposed development will not result in or expose people to significant impacts related to seismic settlement and differential compaction 2309900002- 1246101 2 15 rq3 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" Original Project's operational noise impacts were not found to be significant, therefore, the Reduced Project's operational noise impacts are also not significant Fact (a) Mobile Source Noise - Along the more heavily traveled roadways in the project vicinity, roadway noise from existing and future growth traffic volumes creates an elevated background noise level that will be little affected by the additional project traffic increment Even along lightly traveled roadways with lower background levels, project traffic does not create a significant noise impact Most project - related traffic noise impacts are clearly well below the normally accepted significance threshold and also well below the level considered even marginally perceptible. The only traffic link that would approach the significance threshold would be along Douglas Street from Imperial Highway to Atwood Way, where there would be an increase of 2 9 dB CNEL. Although noise levels on roadway links adjacent to the Park Site will increase from Project traffic to be about 60dB CNEL range, such levels are well within the acceptable range for parks Overall, individual Project impacts are thus insignificant (b) Stationary Source Noise Impacts - The proposed project is anticipated to include various stationary noise sources, including parking lot noise and noise from air conditioning units or computer /telecommunications equipment The parking lot noise is not anticipated to significantly impact sensitive receptors, as it will be partially shielded by the buildings on -site and proposed landscaping Noise from air conditioning units and/or computer /telecommunications equipment will be minimized through measures such as enclosures, shielding and other forms of noise attenuation An electrical- cogeneration facility may be included as a part of the proposed project A co- generation umt is typically moderately noise, but generally contains numerous sound- abating features, including enclosure within a building and both air movement and rotational machinery silencing The most typical noise is a high frequency "whine" from the spinning turbine High frequency noise is much more readily abated than low frequency rumbles, such that supplemental design features can be installed if the co- generation plant were located close to noise - sensitive, on -site uses such as the hotel or day care facility The City of El Segundo noise standard for stationary noise sources is 60 dBA (50th percentile level) for commercial or mixed -use zones Noise levels from commercial air conditioning units generally achieve 60 dB within approximately 15 feet from the source A co- generation unit, located mdoors except for the air intakes and exhaust stacks, has noise levels of 55 -60 dB outside the powerhouse building On -site stationary noise sources thus have negligible potential for exceeding the mixed -use or park noise standards except within a few feet of the 2909900002 - 1246101 2 14 C4? CITY COUNCIL RESOLUTION NO. EXHIBIT "A" doubling of chstance The loudest general construction noises may require around 1,000 feet of distance between the source and a nearby receiver to reduce the 90 dB(A) source strength to a generally acceptable 65 dB exterior exposure level In later phases of finish construction, equipment such as generators, compressors, saws, etc., are somewhat less noisy and the physical barrier created by partially completed on -site facilities further breaks up the line of sight propagation Compliance with the El Segundo Noise Ordinance will limit construction noise impacts to periods of reduced noise sensitivity Mitigation Measures. D -1 Construction activities shall be prohibited during the hours from 6 p.m to 7 a.m on weekdays and Saturdays and any time on Sundays and holidays except in emergencies D -2 Construction equipment shall be equipped with properly operating mufflers. D -3 Stationary on -site construction equipment and construction vehicle staging shall be placed such that emitted noise is sufficiently minimized, to the satisfaction of the Community, Economic and Development Services Department Noise /Operational Impacts Effect The proposed project could result in significant noise in the area from either traffic in the area or stationary noise sources within the Project Findin e Pursuant to Public Resources Code Section 21081(a), the City Council finds that the FEIR and the record of proceedings do not expressly identify or contain substantial evidence identifying significant environmental effects of the Reduced Project with respect to operational noise impacts The major source of operational mobile source noise is from vehicular traffic The Reduced Project is expected to generate less traffic and thus produce less noise than the Original Project. Traffic noise would not sigmficantly impact users of the Park Site The major sources of operational stationary source noise impacts are parking lot noise and noise from air conditioning units or computer /telecommunications equipment, as well as a possible electrical co- generation facility The Reduced Project will contain the same types of uses as the Original Project except for the park, which would not generate sigmficant amounts of noise Because the Reduced Project will be less dense than the Original Project, the Reduced Project would generate less operational noise, as set forth in Chapter VII of the FEIR The 2909900002 - 1246101 2 13 ii CITY COUNCIL RESOLUTION NO. EXHIBIT "A" The construction and operational phases of the proposed project will be required to adhere to all applicable federal, state and local statutes and regulations related to solid waste No significant impacts are anticipated Additional analysts of this issue is not warranted B- Impacts Identified as Potentially Significant But Which in Fact are Not Significant or Which Can Be Avoided The City Council finds that although the following environmental effects were identified as potentially significant based upon the Initial Study, (a) the FEIR and the record of proceedings do not expressly identify or contain substantial evidence identifying significant environmental effects of the proposed project with respect to the areas listed below, or (b) changes or alterations have been required or incorporated into the conditions and requirements of the proposed project which avoid or lessen the potential significant environmental effects as identified in the Initial Study to a level of insignificance for the reasons summarized below The differences between the Original Project and the Reduced Project do not affect this finding Noise /Construction Impacts Effect The demolition and construction activities could generate significant amounts of noise during these phases of Project implementation Fmdmg- Pursuant to Public Resources Code Section 21081(a), the City Council finds that the following changes, alterations, or requirements are hereby incorporated into the Reduced Project which will mitigate, avoid, or substantially lessen the significant environmental effects of the project with respect to construction noise impacts Because the Reduced Project will involve less construction than the Original Project, the short-term noise impacts of the Reduced Project are expected to be less than those of the Original Project The Original Project's operational noise impacts were not found to be significant, therefore, the Reduced Project's operational noise impacts are also not significant Fact. Temporary construction noise impacts vary markedly because the noise strength of construction equipment ranges widely as a function of the equipment used and its activity level This temporary noise will not be significant considering that the Project Site is surrounded by offices, commercial and industrial buildings which either incorporate noise attenuation measures into their design or generate noise themselves. Short-term construction noise impacts tend to occur in discrete phases dominated initially by large, earth - moving sources, then by foundation and parking lot construction, and later for finish construction The loudest seim- continuous equipment operation noise typically ranges around 90 dB(A) at 50 feet from the source Point sources of noise emissions are atmospherically attenuated by a factor of 6 dB per 2309900002-12461012 12 040 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Fact Due to the nature and scope of the proposed project, implementation of the project would not have the potential to result in a change in air traffic patterns at the LAX airport of any other airport in the area. Although the proposed project would result in new jobs at the Project Site, such an increase in on -site employment would not be of significant magnitude to materially affect air traffic levels No impact is anticipated Additional analysts of this issue is warranted There are no known design hazards, such as sharp curves or dangerous intersections, in the project vicinity. The proposed project would be required to comply with all applicable City codes regarding internal site design requirements and ingress/egress requirements No significant impact is anticipated Additional analysis of this issue is not warranted The proposed project would provide ingress and egress points along all four sides of the Project Site which would connect to the private internal roadway system The proposed project is required to comply with all Fire Department and Public Works Department regulations pertaining to emergency access and evacuation. No impact is anticipated. Additional analysis of this issue is not warranted The proposed project would not be in conflict with adopted goals and policies supporting alternative transportation The project would be accessible by other transit (i e , bus service and MTA Green Line) City of El Segundo bike routes are also designated along Manposa and Douglas Street The proposed project would adhere to applicable policies or programs supporting alternative transportation (e g., preferential parking areas, nde sharing, etc ) No impact is anticipated. Additional analysis of this issue is not warranted. 16. Utilities and Service Systems (exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board, comply with federal, state and local statutes and regulations related to solid waste) Fact Wastewater generated by the proposed project would be similar to that generated by other commercial projects in the area, for which wastewater is treated by standard (primary, secondary and tertiary) treatment processes All discharge into the wastewater or drainage system must comply with NPDES requirements. Improvements associated with the proposed project would comply with all applicable wastewater treatment requirements of the Regional Water Quality Control Board. No significant impact is anticipated Additional analysis of this issue is not warranted 2309900002 - 1246101 2 11 C39 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" 13. Public Services (substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services other public facilities). Fact: The City of El Segundo has one main library, El Segundo Public Library, located at 111 W Mariposa Avenue Implementation of the proposed project would create a minimal increase in demand, with no anticipated impacts to the El Segundo Public Library or any of its school branches The applicant would also be required to pay a library fee of $0.3 per square foot of development. No significant impacts are anticipated Additional analysis of this issue is not warranted. The proposed project would include private roads to be maintained by the property owner On -site traffic on private roads from the proposed project would not create a significant demand for road maintenance services provided by the City Public Works Department No significant impacts are anticipated Additional analysts of this issue is not warranted 14 Recreation (increase in the use of existing neighborhood or regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated, inclusion of recreational facilities or requirement of construction or expansion of recreational facilities which might have an adverse physical effect on the environment) Fact- A total of five parks exist within a radius of approximately 1.5 miles of the Project Site, the largest of which is Recreation Park, located on Pme Avenue A five -acre portion of the Project Site will be sold to the City for use as a public park/soccer fields The proposed project may also contain a two -story health club and will include open space which will allow passive and/or active recreational activities The proposed project does not involve the construction of residential uses that would result in a direct increase in residential population within the City, which could increase existing demands on parks and recreational facilities Therefore, no significant recreation impacts are anticipated as a result of the proposed project Additional analysis of this issue is not warranted 15 Transportation/Traffic (result in a change in air traffic patterns, including either an increase in traffic levels or a change to location that results to substantial safety risks, substantially increase hazards to a design feature or incompatible uses; result in inadequate emergency access, result in inadequate parking capacity, conflict with adopted policies or programs supporting alternative transportation) 2309900002- 1246101 2 10 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" The proposed project is located within an urbanized area containing various commercial and industrial land uses Per the City of El Segundo General Plan, the Project Site is not identified as being within a habitat conservation plan or natural community conservation plan Thus, no unpact in this regard would occur Additional analysis of this issue is not warranted 10 Mineral Resources (result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state, result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan) Fact The Project Site was previously occupied by Rockwell International between 1953 and 1990 There are no known economic mineral resources beneath the Project Site No classified or designated mineral deposits of statewide or regional significance are known to occur in the project area. The Project Site is not within a known source area for aggregate or other mineral resources. Therefore, the proposed project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state The Project Site is not delineated as a locally - important mineral resource recovery site on any City plans Therefore, implementation of the proposed project would not result in the loss of availability of a locally - important mineral resource recovery site The proposed project would not result in significant impacts to mineral resources. 11 Noise (for a project within the vicinity of a private airstrip, would the project expose people residmg or working in the project area to excessive noise levels). Fact The Project Site is not located within the vicinity of a pnvate airstrip Therefore, the proposed project would not expose persons to excessive noise levels associated with a private airstrip No impact is anticipated Additional analysis of this issue is not warranted 12 Population and Housin g (displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere; displace substantial numbers of people, necessitating the construction of replacement housing elsewhere) Fact The Project Site does not contain any residential land uses. As such, implementation of the proposed project would not result in the displacement of persons or homes No impact is anticipated Additional analysis of this issue is not warranted 2309900002-1246101 2 n 3 7 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" any FAA requirements would result in no significant impacts to airport plans. Additional analysts of this issue is not warranted The Project Site is not located in the immediate area of a private air snip and would not result in a safety hazard for people in the Project area No impact is anticipated Additional analysis of this issue is not warranted The proposed project would be required to conform with all applicable City of El Segundo emergency responses and/or emergency evacuation plans The Project Site would be accessible to emergency vehicles on all four sides of the site The proposed project also provides a sufficient amount of ingress and egress locations around the site for emergency access and evacuation in accordance with City Fire Department standards The proposed project would be required to comply with all applicable Fire Department and Public Works Department regulations pertammg to emergency access and evacuation hi addition, the proposed project would include an on -site fire station No significant impacts are anticipated Additional analysis of this issue is not warranted The proposed project is located in an urbanized area and is not situated near wildlands No impact related to wildfires would occur as a result of the proposed project Additional analysts of this issue is not warranted 8 Hydrology and Water Quality (place housing within a 100 -year floodplam, place within a 100 -year flood hazard area structures which would impede or redirect flood flows, expose people or structures to a significant risk of loss, injury or death involving flooding) Fact The proposed project does not involve the construction of any housing The Project Site is located within Flood Hazard Zone C of the National Flood Insurance Program (i e , not at risk of a 100 -year or 500 -year flood) and there are no major darns or waterways located near Project Site Therefore, no flood - related impacts would occur. Additional analysis of this issue is not warranted 9 Land Use and Planning (physically divide an established community; conflict with any applicable habitat conservation plan or natural communities conservation plan) Fact The proposed project would not disrupt the physical arrangement of the City The proposed uses would be developed within a mixed -use urbanized area with similar office, commercial, and industrial uses Residential uses within the City are located to the west, across Sepulveda Boulevard No physical division of an established community would occur. No impact is anticipated Additional analysts of this issue is not warranted. 2309900002- 1246101 2 03G CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" project would not result in significant or even locally adverse impacts to biological resources Additional analysts of this issue is not warranted Cultural Resources (substantial adverse change in the significance of a historical resource) Fact There are no structures or known historic resources on the Project Site The Project Site was previously occupied by Rockwell International between 1953 and 1990 Demolition activities were conducted in 1992 to remove all buildings, infrastructure and underground storage tanks Implementation of the proposed project would not result in a substantial adverse change in the significance of a historical resource No impact is anticipated Additional analysis of this issue is not warranted. 6 Geology and Soils (expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving landslides, incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water) Fact The Project Site and surrounding areas are predommately flat No landslides exist on the Project Site or Project vicinity No impact is anticipated Additional analysis of this issue is not warranted The proposed project is located in an urbanized area and would be connected to the existing sewer infrastructure No impact is anticipated Additional analysts of this issue is not warranted 7 Hazards and Hazardous Materials (for a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area, for a project within the vicinity of a private airstrip, safety hazard for people residing or working in the project area, expose people or structures to a significant risk of loss, impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan; expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands) Fact- The Project Site is located approximately 0 5 miles south of LAX Compliance with the City of El Segundo General Plan, applicable building height standards, and 2309900002- 1246101 2 7 T -35 CITY COUNCIL RESOLUTION NO. ^ EXHIBIT "A" Department of Fish and Game ( "Fish and Game ") or U.S Fish and Wildlife Service In addiuon, there are no known locally designated natural communities on the site or in the project vicinity The proposed project would not result in the direct removal, filling or hydrological interruption of a federally protected wetland as defined by Section 404 of the Clean Water Act Due to the highly urbanized surroundings, there are no wildlife corridors or native wildlife nursery sites in the project vicinity The proposed project would not interfere with the movement of any resident or migratory fish or wildlife species Also, the Project Site does not contain any trees or vegetation that are considered sensitive or protected Therefore, the proposed project would not conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance Because there are no known locally designated natural communities on the Project Site or in the project vicinity, the proposed project would not conflict with the provisions of an adopted habitat Conservation Plan, Natural Conservation Cornmumty Plan, other approved local, regional, or state habitat conservation plan There are no such conservation plans in the City of El Segundo During the 30 -day public comment period for the NOP, Fish and Game submitted an EIR comment letter to the City of El Segundo dated June 13, 2001 which noted that Fish and Game had examined the Project Site from outside the perimeter fence and expressed the following concerns. 1) that the site supports some native plants, including sandbar willow (Sahx exigua), mule fat (Bacharris salicifolia), and coyote brush (Bacharris pilularis); 2) that the site's topography may allow the formation of standing water in portions of the site during winter rains, 3) that a facultative wetland indicator, rabbitsfoot grass (Polypogon monspehensis), was viewed on the site near Mariposa Street and Douglas Street, and 4) that the site may have the potential to support species associated with vernal pools, such as Riverside fairy shrimp (Streptocephalus wooront) and western spadefoot toad (Scaphiopus hammondii) In response to Fish and Game's letter, the consulting firths of Vandermost Consulting Services and Glenn Lukos Associates conducted a biological resources evaluation of the Project Site in order to deternime whether the site supports, or exhibits the potential to support, state or federally listed threatened or endangered species or other special status species or vegetation communities In summary, the biological evaluation confirmed that the Project Site does not support any state or federally listed threatened or endangered species nor does the site support any special status flora or fauna. In addition, the Project Site does not support any native plant communities and as such does not support any sensitive or otherwise special status upland or wetland plant communities. Under current land use practices, the site exhibits no potential for supporting either special status species or vegetation communities. Also, the Project Site contains no areas subject to U.S Army Corps or Fish and Game junsdiction. Since there are no sensitive biological resources associated with the Project Site, development of the proposed 2309900002- 1246101 2 6 034 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" Fact- The Project Site is not designated as prime agricultural land and is not zoned "agricultural " Therefore, the proposed project would not result in the conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use In addition, the proposed project would not conflict with existing zoning for agricultural use, or a Williamson Act contract Finally, the proposed project would not involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to a non - agricultural use Therefore, the proposed project would not result in any potentially significant impacts to agricultural resources. Air Quality (create objectionable odors affecting a substantial number of people) Fact- The proposed hotel and restaurant uses would have the potential to create odors These emissions would be comparable to those anticipated with any type of commercial uses involving food service activities Some businesses, such as restaurants with exhaust vents, are considered "stationary point sources" and may be subject to further regulatory requirements above and beyond any requisite CEQA mitigation While the emissions from these activities are common and not identified as being particularly hazardous, they maybe subject to permitting requirements that call for the use of "best available control technology" in order to eliminate or reduce the levels of emissions. Any potential nuisance related to odor that may occur with these activities would be minimized under the SCAQMD's permitting requirements No unpact is anticipated Additional analysis of this issue is not warranted 4 Biological Resources (substantial adverse effect on any species identified as a candidate, sensitive, or special status species, substantial adverse effect on riparian habitat or other sensitive natural community, substantial adverse effect on federally protected wetlands, interfere substantially with the movement of any resident or migratory fish or wildlife species or with established native resident migratory wildlife corridors, or impede the use of native wildlife nursery sites, conflict with any local policies or ordinances protecting biological resources, such as a tree preservation ordinance, conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, other approved local, regional or state habitat conservation plan) Fact- As described in the Initial Study, the vacant Project Site is located in a highly urbanized area and contains patches of non - native grasses and shrubs The site was previously developed from 1953 -1992 and has since been remediated and re- graded to its current condition The current property owner has maintained a weed abatement program on the site for several years As such, the site does not contain any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California 2309900002- 12461012 013 CITY COUNCIL RESOLUTION NO. _ V*Xv ! I: ydzu the FAR of individual parcels could be greater, as long as the overall FAR does not exceed 99 to 1II. FINDINGS REGARDING THE POTENTIAL ENVIRONMENTAL EFFECTS OF THE PROPOSED Project A. Impacts Found to be InsigLnficant by the Initial Study The City Council finds that the Initial Study, FE1R and record of proceedings do not expressly identify, or contain substantial evidence identifying potentially significant environmental effects of the proposed project with respect to the areas listed below The differences between the Original Project and the Reduced Project do not affect this finding 1 Aesthetics (substantial adverse effect on scenic vista, substantial damage to scenic resources, including, but not limited to trees, rock outcroppings, and historic buildings within a state scenic highway) Fact The vacant Project Site is characterized by flat topography and is surrounded by multi -story commercial, office and industrial uses There are no prominent natural visual features or other attributes that would qualify the Project Site or the project vicinity as scenic Buildmgs in the vicinity of the Project Site range in height from one to ten stones In addition, there are no scenic highways or corridors in the project area Therefore, the proposed project would not result in a substantial adverse effect on a scenic vista No impact is anticipated Addiuonal analysis of this issue is not warranted The vacant and flat Project Site does not contain any scenic resources such as trees, rock outcroppings or historic buildings. The Project Site was previously occupied by Rockwell International between 1953 and 1990 Demolition activities were conducted in 1992 to remove all buildings and infrastructure The project area is located near Imperial Highway, the Century Freeway (I -105) and the San Diego Freeway (I -105), none of which is designated as a scenic roadway. Therefore, the proposed project would not substantially damage scenic resources No impact is anticipated Additional analysis of this issue is not warranted 2 Agricultural Resources (convert Prune Farmland, Unique Farmland or Farmland of Statewide Importance (Farmland); conflict with existing zoning for agricultural use, or a Williamson Act contract, involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non - agricultural use). 2309900002 - 1246101 2 f 3 2 CITY COUNCIL RESOLUTION NO. EXHIBIT "A" - Water - Solid Waste - Natural Gas - Electricity Because the Applicant would have the flexibility to vary the mix of uses, the analysts in the Draft EIR assumed a combination of uses which represented the "worst case" scenario with respect to specific environmental impacts A Notice of Completion was filed with the State Clearinghouse on September 24, 2001. The Draft EIR was circulated for a 45 -day public review and comment period from September 24, 2001 to November 8, 2001 The lead agency received approximately 46 comments on the Draft EIR during the 45 -day comment period from public agencies, groups and individuals Public testimony on the Draft EIR was also received by the Planning Commission at duly noticed public hearings on October 25, 2001, November 8, 2001 and November 15, 2001 Responses to these comments are included in the FEIR D Reduced Project Following completion of the Draft EIR, the Applicant reduced the size of the Original Project in response to mput from the community and City staff The project presented to the City Planning Commission and City Council (the "Reduced Project') contains a total gross floor area of 2,175,000 square feet, a 375,000 gross square -foot (approximately 15 percent) reduction in size from the Original Project analyzed in the Draft EIR The Reduced Project consists of 1,740,000 gross square feet of offices, 100,000 gross square feet of research and development/light industrial, 65,000 gross square feet of telecommumcations /web hosting, 75,000 gross square feet of retail, 75,000 gross square feet of restaurants, a 19,000 gross square - foot health club, 87,000 gross square feet of hotel/conference facilities, 7,000 gross square feet of medical/demal offices, and a 7,000 gross square-foot day care center As with the Original Project, the actual use mix could vary but office use would not exceed 80 percent and Non - Office Uses would not be less than 20 percent of the total square footage The Reduced Project would also involve the sale of five acres of the Project Site (the "Park Site ") to the City for use as a public park/soccer fields Like the Original Project, the Reduced Project would be built in up to 10 phases through approximately July, 2009 As used below, the term "project" or "proposed project" refers to the Original Project and/or the Reduced Project The Reduced Project would have a maximum overall floor area ratio (FAR) of 0 99 1, based on a maximum net floor area of 2,000,000 square feet However, under the Specific Plan 2309900002- 1246101 2 031 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" 10,000 square feet of medical/dental offices, and a 10,000 square -foot day care center (collectively the "Onginal Project') The Original Project also included a one -acre site to be dedicated to the City for afire station The Original Project could also include a cogeneration facility to meet the higher electrical demands of the telecommumcation/web hosting uses Because the Applicant is seeking flexible entitlements, within certain established parameters, to better respond to market demand, it is possible that the ultimate mix of uses could change In no event, however would office uses exceed 80 percent of the total square footage or Non - Office Uses (as defined in the Specific Plan) be less than 20 percent at full project buildout The Original Project would be built out in up to ten phases over several years, with final completion occurring in or about July, 2009 The floor area ratio ( "FAR ") of the Original Project would be 1.15 to 1. The FAR of individual parcels could exceed 1.15 to 1, as long as the overall FAR is 1 15 to 1 or less C CEOA Process Based on an itutial study dated May 11, 2001 (the "Initial Study"), the lead agency determined an environmental impact report ( "EIR ") should be prepared for the Original Project pursuant to CEQA A Notice of Preparation ( "NOP ") of the Draft EIR was prepared and circulated for a 30 -day public review period beginning on May 11, 2001 and ending on June 11, 2001 Based on public comments in response to the NOP and a review of environmental issues by the El Segundo Department of Community, Economic and Development Services, the Draft EIR analyzed the following environmental impact areas • Traffic • Air Quality • Noise • Geology and Soils • Cultural Resources • Hydrology and Water Quality • Aesthetics • Land Use • Population, Housing and Employment • Hazardous Materials • Public Services - Police Protection - Fire Protection • Utilities - Sewer 2309900002- 12461012 030 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "A" FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS HAVING RECEIVED, REVIEWED, AND CONSIDERED THE FOLLOWING INFORMATION AS WELL AS ALL OTHER INFORMATION IN THE RECORD OF PROCEEDINGS ON THIS MATTER, THE CITY COUNCIL OF THE CITY OF EL SEGUNDO HEREBY FINDS, DETERMINES, AND DECLARES AS FOLLOWS I. CERTIFICATION OF EIR The City Council of the City of El Segundo ( "City Council") hereby certifies that Final Environmental Impact Report SCH# 2001051074, dated December 2001 ( "FEIR ") for the project described below has been completed in compliance with the California Environmental Quality Act ( "CEQA "), Public Resources Code Section 21000 et seq in connection with following approvals granted to TPG -El Segundo Partners, LLC ( "Applicant ") This FEIR is being certified in connection with the- (i) Environmental Assessment No 548 (EA No 548), (u) Specific Plan No 01 -1 (SP No 01 -1) (the "Specific Plan"), (iii) Development Agreement No 98 -1 (DA No 98 -1), (iv) General Plan Amendment No 01 -2 (GPA No 01 -2), (v) Zone Change No 01 -I (ZC No 01 -1), (vi) Zone Text Amendment No 01 -1 (ZTA No 01 -1), (vu) Administrative Use Permit No. 01 -I (AUP No 01 -1), and (viii) Subdivision No 01 -5 (SUB No 01 -5); and any other approvals or permits required to implement the subject project II. PROJECT HISTORY A Protect Location The subject project will be developed on a vacant 46 53 -acre former Rockwell International property bounded by Douglas Street on the east, Nash Street on the west, Manposa Avenue on the south, and Atwood Way on the north (the "Project Site ") The Project Site is designated by the City of El Segundo General Plan Land Use element as Urban Mixed -Use North and zoned Urban Mixed Use -North (MU -N) Zone The Project Site is also within the Multimedia Overlay (MMO) District. B Original Proiect The subject project initially consisted of 2,550,000 gross square feet, including 2,000,000 square feet of office uses, 100,000 square feet of R & DAight industrial, 75,000 square feet of telecommunications /web hosting, 153,000 square feet of retail, 82,000 square feet of restaurants, a 20,000 square -foot health club, 100,000 square feet of hotelfconference facilities, 2309900002- 1246101 2 029 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL In addition to all applicable provisions of the El Segundo Municipal Code, TPG El Segundo Partners, LLC, or its successor -in- interest, agrees that it will comply with the following provisions as conditions for the City of El Segundo's approval of Environmental Assessment No 548, ( "Project Conditions ") 1 If TPG -El Segundo, LLC does not purchase the property by January 1, 2006 as stipulated in Section 3 1 of Development Agreement No 01 -1, all project entitlements shall be null and void and the zoning and General Plan designations for the Project Site which existed prior to the City's adoption of the project approvals shall instead apply to the property DEFINITIONS 2 Unless the contrary is stated or clearly appears from the context, the following definitions will govern the construction of the words and phrases used in these conditions A "C E D S Director" means the City of El Segundo Director of Community, Economic and Development Services, or designee B "EIR" means the Final Environmental Impact Report for the proposed El Segundo Corporate Campus project, El Segundo, California approved by the City Council of the City of El Segundo on December 18, 2001 C "ESMC" means the El Segundo Municipal Code D "MMRP" means the Mitigation Monitoring and Reporting Program for the- El Segundo Corporate Campus project, El Segundo, California adopted by the City Council of the City of El Segundo on December 18, 2001 The MMRP is incorporated by this reference into these conditions of approval E "Project Area" refers to one of the 26 developable lots on the Project Site as shown on Vesting Tentative Tract Map No 53570 F "Project Site" refers to the 46.53 -acre site generally located south of Atwood Way, east of Nash Street, west of Douglas Street, and north of Manposa Avenue G Except as otherwise specified in these Conditions of Approval, conditions shall be satisfied prior to the issuance of a Building Permit for each building within a Project Area AESTHETICS Lighting Prior to the issuance of the first Building Permit in any Project Area, the applicant shall submit a Lighting Master Plan for that Project Area for the review and approval of the C ED S Director and the Police Chief A Lighting Plan (construction drawings) and 17 Revision Date 12/10/01 7 CITY COUNCIL RESOLUTION NO. _ EXHIBIT "B" City of El Segundo November 1001 Monitoring Agency: Southern Califomia Edison, Building Safety Division P \Planning & Building Safety\PROJECTS\526- 550\E2- 548 \CC Reso EXH B - MMRP doc 116 El Segundo Corporate Campus Project Mitigation Monitoring and Reporting Program Page 23 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL Photometric Study, consistent with the Lighting Master Plan shall be reviewed and approved by the C.E.D S Director and the Police Department prior to the issuance of each Budding Permit and shall be installed prior to the issuance of each Certificate of Occupancy in the Project Area The Lighting Plan and Photometric Study shall demonstrate that the proposed project allows minimum off -site illumination but still complies with Police Department safety requirements A The Lighting Master Plan shall include, without limitation B Foot - candle intensity, C Parking areas and structures, D Pedestrian walkways, E Access ways in and around buildings, F On -site light fixtures have been designed to direct the light downward and internal to the proposed project site to minimize off -site illumination, G Type and height of lighting devices, H The City's Zoning Code, and, I Weather and vandal resistant covers on lighting fixtures Prior to the issuance of each Certificate of Occupancy, the applicant shall provide evidence to the C E D S Director and the Police Chief that outdoor lighting design has 4een installed in compliance with the approved Lighting Master Plan for the budding that is the subject of the Certificate of Occupancy 4 Prior to the issuance of each Budding Permit in any Project Area, the applicant shall provide evidence to the City C.E.D S Director and the Police Chief that outdoor lighting design shall conform to Federal Aviation Administration (FAA) requirements for the building that is the subject of the Building Permit The applicant shall obtain a letter of compliance from the FAA and /or the Los Angeles World Airports (LAWA) to serve as evidence Materials and Design 5 Prior to the issuance of the first Budding Permit in any Project Area, the applicant shall submit Final Working Drawings to the C E.D S Director for design review The applicant shall provide a Budding Materials Sample Board of the materials and elevation drawings to be utilized to the C.E.D S Director for review and approval The design review shall include, without limitation, the following design guidelines A All buildings shall be in accordance with the Project Site's Conditions, Covenants and Restrictions (CC&R's), if any 118 Revision Date 12/10/01 2 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL B All buildings shall be developed with nonreflective exterior budding materials of a contemporary nature, and low - reflectivity glass panel window C Exterior colors shall be light with limited use of accent color to enhance visual unity and a contemporary appearance, D Within the office park component, exterior building materials will be of a contemporary nature in balance with adjacent office developments New technology will be acceptable if compatible with other materials used in the project, E The elevations of any computer /telecommunications data center building(s) or other similar use shall be designed to look like an office budding, compatible in scale to office buildings in the adjacent area F Elevations of parking structures shall be compatible with main buildings G Any computer /telecommunications data center building(s) or other similar building shall be designed with floor -to- ceiling heights compatible for current industry standards for office uses to facilitate any future conversion, if necessary H The buildings shall be light in color with contrasting accent features Building materials shall be of non - reflective coatings and glazings, All colors, textures, and materials on exterior elevation(s) shall be coordinated to achieve a continuity of design, All buildings shall utilize energy efficient floor plans and controlled HVAC and heat generating equipment to reduce energy use for cooling and ventilation, K All roof - mounted mechanical equipment and communications devices shall be hidden behind budding parapets or screens to screen these devices from off -site ground level view and the Metro Green Line Telecommunications satellite dishes and antennas up to 175 feet high may be located on the property without a Wireless Communications Facility Permit, if the facility is intended to serve only on -site buildings and is not designed or used for wireless communication services for adjacent off -site properties, except as may be permitted by state or federal law L Ground level mechanical equipment, refuse collectors, storage tanks, generators, and other similar facilities shall be screened from view with dense landscaping and /or walls of materials and finishes compatible with adjacent buildings, M Service, storage, maintenance, utilities, loading, and refuse collection areas shall be located out of the view of public roadways and buildings on adjacent sites, or screened by dense landscaping and /or architectural barriers, as practicable; N Walls used to screen service areas shall be of the same materials and finishes as adjacent buildings or compatible finishes, O No wood or chain -link fences shall be located within view of a public street, 11g Revision Date 12/10/01 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL P Budding design will meet the City's standards for the attenuation of intenor noise, Q All service areas shall be located so that service vehicles have clear and convenient access and do not disrupt vehicular and pedestrian circulation, R No loading will be permitted directly from public streets, except in designated areas as approved by City C E.D.S Director, and, S All on -site utility systems including without limitation, water, electricity, gas, sewer and storm drains, shall be installed underground, No Certificate of Occupancy shall be issued unless there is substantial compliance with the aforementioned development standards Landscaping and Irrigation 6 Prior to the issuance of the first Budding Permit in any Project Area, the applicant shall submit a Master Landscape and Irrigation Plan for the Protect Area The Master Landscape and Irrigation Plan shall be reviewed and approved by the City C.E D S Director, the Director of Recreation and Parks, and the Police Chief Landscaping for each budding in the Project Area shall be installed in accordance with the approved Master Landscape and Irrigation Plan prior to the issuance of each Certificate of Occupancy The Master Landscape and Irrigation Plan shall include, without limitation, the following. A All landscaped areas shall be provided with a permanent automatic watering or irrigation system, B All on -site landscaped areas shall be maintained by the owner in a neat and clean manner at all times, C All landscaped areas shall be designed to ensure efficient access to fire hydrants, D Dual plumbing shall be installed for reclaimed water imgation, E All landscaped areas shall be irrigated with reclaimed water, if made available by the provider Until such time as reclaimed water is made available, potable water may be utilized for irrigation, F All landscaping and irrigation shall comply with the City's Water Conservation regulations and Zoning Code requirements, G All landscaping shall be designed to enhance site security in accordance with Police Department policies; H All public nghts -of -way abutting the site shall be landscaped, Revision Date 12/10/01 4 140 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL The asphalt concrete raised paved median in Atwood Way shall be replaced with a raised landscaped median with a permanent irrigation system The applicant shall not be responsible for the maintenance of the Atwood Way landscaping, J All landscaped areas shall include a majority of mature landscaping, and, K Landscaping shall be installed along property perimeters and throughout the employee /visitor parking areas Prior to the issuance of the first Building Permit in any Project Area, the applicant shall provide a Landscape Plan and Architectural Plan (i a construction drawings), consistent with the Master Landscaping Plan, to the C.E D.S Director, Director of Recreation and Parks, and the Police Chief for review and approval The Landscape Plan and Architectural Plan shall demonstrate that errant nighttime illumination is generally screened from other potentially sensitive uses, through budding design and landscape treatments, but still complies with Police Department safety requirements 8 Where feasible, the applicant shall comply with the City's Water Conservation Program as set forth in the ESMC The Applicant shall comply with the guidelines set forth in the City's Guidelines for Water Conservation in Landscaping Prior to the issuance of each Building Permit in any Project Area, the applicant's Landscape Plans shall be submitted to the C E D S Director for review and approval Si ns 9 Prior to the issuance of the first Budding Permit in each Project Area, the applicant shall submit to the C.E D S Director for review and approval an overall Master Sign Program for the Project Area Prior to the issuance of a Certificate of Occupancy for each building within the Project Area which is the subject of the Master Sign Program, the applicant shall submit construction sign plans substantially consistent with the approved Master Sign Program for the review and approval of the C E.D.S Director Prior to the issuance of a Certificate of Occupancy, signs shall be installed in accordance with the approved Master Sign Program The overall Master Sign Program shall include, without limitation A Consistency with the Corporate Campus Specific Plan, B Compliance with the City's sign regulations governing permitting, C All signs shall be architecturally compatible with the proposed buildings, D All signs shall be compatible with the aesthetic objectives of the General Plan, and, E No sign shall impede traffic or pedestrian safety AIR QUALITY 10 During grading and construction, dust control measures shall be required in accordance with the City's Dust Control Ordinance (Chapter 7 -3 of the SSMC) Grading shall be discontinued during first -stage smog alerts and suspended when wind velocity exceeds 15 12 Revision Date 12/10/01 CITY COUNCIL RESOLUTION No Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL miles per hour All hauling trucks shall have loads covered or wetted and loaded below the sideboards to minimize dust 11 The South Coast Air Quality Management District (SCAQMD) has promulgated rules and applicable standards including, without limitation, the following Rule 402 - Nuisances, Rule 403 - Fugitive Dust, and Rule 2202 - On -Road Motor Vehicle Mitigation Options The applicant shall use best management practices in compliance with Rule 402 during the operation of construction equipment Construction activities shall be limited between the hours of 7 AM to 6 P.M , Monday through Saturday, unless such hours are extended pursuant to a Noise Permit issued by the C.E D S Director During the construction phase, all unpaved construction areas shall be wetted at least twice daily during excavation, grading, and construction and temporary covers for stockpiles shall be used to reduce dust emissions by as much as 50 percent The applicant shall ensure that all materials transported off -site will be either sufficiently watered or securely covered in compliance with Rule 403 Resultant peak daily exhaust emissions from diesel- and gasoline- powered construction equipment shall be monitored to control emission levels that exceed SCAQMD screening thresholds. During construction, trucks and vehicles in loading or unloading queues shall keep their engines off, when not in use, to reduce vehicle emissions Construction activities shall be phased and scheduled to avoid emission peaks, and construction shall be discontinued during first- and second -stage smog alerts On -site vehicle speed during construction shall be limited to 15 mph. Prior to issuance of a Grading Permit for each Protect Area, the applicant shall provide a Construction Management Plan to the C E D.S Director for review and approval relative to compliance with the appropriate SCAQMD standards during the construction phase Daily records will be maintained by the applicant throughout the construction phase ALCOHOL 12 The sale of a full line of alcoholic beverages for on -site consumption at the proposed restaurants, coffee shops, delicatessens, cafes and hotel(s) within the Protect Site is permitted, subject to the following conditions A The on -site sale of alcoholic beverages is permitted between the hours of 10 00 a m to 2 00 a.m., seven days a week, B The applicant shall not advertise the sale of alcoholic beverages on the exterior walls or windows of the subject restaurants or at any location in the Protect Site No self - illuminating advertising for alcoholic beverages shall be located on the buildings or windows, C Telephone numbers of local law enforcement shall be posted adjacent to the cashier's areas within the bar and service area of the restaurants, D There shall be no alcoholic beverages consumed in open areas adjacent to the subject restaurant under the control of the applicant, other than outdoor dining areas, E There shall be no loitering permitted on the premises under the control of the applicant Signage shall be posted on the premises prohibiting loitering, Revision Date 12/10/01 F 1 2 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL F The applicant shall provide adequate lighting above the entrance of the premises This lighting shall be of sufficient power to illuminate and make easily discernible the appearance and conduct of all persons entering or exiting the premises, G The applicant shall instruct all employees in the regulations regarding no loitering and no consumption of alcoholic beverages outside the subject restaurants Employees shall be instructed to enforce these regulations and to call local law enforcement if necessary, H The applicant shall maintain the property in a neat and orderly fashion and maintain free of litter all areas on the premises under which the applicant has control, I The total occupancy of the restaurants and hotels shall not exceed California Building Code regulations; J. There shall be no cover charge or prepayment fee for food and /or beverage service required for admission to the restaurants; K The conditions of this approval shall be retained on the premises at all times and be immediately produced upon request of any law enforcement officer or State Department of Alcohol Beverage Control investigator The restaurant manager and all employees of the restaurant shall be knowledgeable of the conditions herein, L All servers of alcoholic beverages must be at least 18 years old; M The sale of alcoholic beverages for consumption off the premises requires the approval of a separate Administrative Use Permit, and, N The applicant shall be required to maintain a valid permit to sell alcohol from the State Department of Alcohol Beverage Control ENERGY 13 Prior to the issuance of a Building Permit in each Project Area, the applicant shall provide an Energy Conservation Plan to the C E D S Director for review and approval The Energy Conservation Plan shall incorporate energy conservation features in accordance with the requirements of the City and State Prior to the issuance of each Certification of Occupancy, the applicant shall provide evidence to the C.E D S. Director that the approved energy conservation features have been installed and will be maintained 14 If a substation will be constructed, the Applicant shall develop plans, projected loads, and a master plan for scheduling to the satisfaction of Southern California Edison, FIRE 15 Prior to the issuance of a Budding Permit in each Project Area, the applicant shall provide Fire Life Safety Plans to the C.E.D.S. Director and the Fire Chief for review and approval, which includes, without limitation, the following: A Fire lanes, Revision Date 12/10/01 7 123 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL B Fire lane signing, C Fire lane access easements or other recorded documents to the reasonable satisfaction of the City Attorney, D Fire lane accessibility, E Gas detection systems, F Minimum acceptable flow from any fire hydrant shall be 2,500 gallon per minute, calculated at 20 psi, G Sprinklers within structures, H Underground looped fire mains, sprinklers and fire alarms, and, I Documentations that on -site fire main will be maintained if privately owned, or documentation creating fire main easements on the project site if the mains will be owned by the City of El Segundo Prior to the issuance of each Certificate of Occupancy, the applicant shall demonstrate to the Fire Department that the development complies with, and adequate operational facilities were installed consistent with the Fire Life Safety Plan, and that any required easement was property dedicated and recorded 16 Prior to the issuance of a Building Permit in each Project Area, the applicant shall develop and submit an Evacuation Plan and Procedures for review and approval_by the Fire Department Prior to the issuance of each Certificate of Occupancy, the applicant shall provide evidence to the C E.D S Director, and the Fire Department that the approved Evacuation Plan and procedures were implemented or are operational as appropriate 17 Prior to the issuance of a Grading or Building Permits in each Project Area, the applicant shall provide a Construction Safety Plan to the C E.D.S Director and Fire Department for review and approval The Construction Safety Plan shall document construction and staff training procedures to ensure that best management practices during protect grading and construction will be utilized. The Construction Safety Plan shall identify an awareness program for the subgrade installation of utilities and the potential for worker exposure to related emissions, especially during excavation Compliance with this measure shall be verified by the C.E D.S Director prior to permit issuance 16 Prior to the issuance of a Budding Permit in each Project Area, all hydrants determined necessary by the Fire Department and the C E.D S Director shall be installed in accordance with approved plans and specifications Fire hydrants shall be spaced no greater than 300 feet apart One private hydrant shall be provided for each structure and each structure shall be spnnklered in accordance with the California Building Code (CBC) and the National Fire Code (NFC) 124 Revision Date 12/10/01 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL GEOTECHNICAL (GRADING, TOPOGRAPHY, SOILS AND DRAINAGE) 19 Prior to the issuance of a Grading Permit for each Project Area, the applicant shall prepare and submit a Grading Plan for review and approval by the C E D S Director and the Director of Public Works, The Grading Plan shall include, without limitation A The Grading Plan shall demonstrate compliance with applicable City policies and requirements, B The Grading Plan shall show cross sections for any grading purpose and the location of and extent of existing and planned sewer easements and facilities, C Grading depths shall not encroach upon or damage the existing sewer lines on the property, D Haul routes for import/export trucks and other heavy construction related vehicles shall be approved by the Director of Public Works, E All grading shall be accomplished in accordance with the recommendations of a independent Geotechnical and Geological Report to be submitted by the applicant and reviewed and approved by the City, F The Grading Plan shall detail where special restrictions apply due to soil contamination, if applicable, G Additional information, as required through the plan check process, shall be included as appropriate, H Final grading shall be coordinated with the City Engineer at the time the Grading Permit is issued, and, I Compliance with this measure shall be verified by the C.E.D.S Director prior to issuance of each Certificate of Occupancy HAZARDS 20 Prior to the issuance of a Grading Permit for grading in the southwest comer of the site, the applicant shall submit a letter from the Los Angeles Regional Water Quality Control Board ( LARWQCB ") approving the grading and /or development of the southwest comer of the site, which may have contaminated sod 21 The applicant shall comply with any permit requirements imposed by the LARWQCB or the Department of Toxic Substances Control ( "DTSC ") related to development and /or grading on the southwest comer of the site 22. Prior to the issuance of a Grading Permit for the southwest comer of the project site, the applicant shall provide any appropriate hazardous materials safety training for all City employees needed to implement the project If required, the training shall be related specifically to safety issues that may arise during site grading and construction due to the Revision Date 12/10/01 9 J')5 .Exhibit "C„ CITY COUNCIL RESOLUTION Exriibit "A„ CITY COUNCIL ORDINANCE No.- -- PROVAL CONDITIONS OF AP All training shall be exist in the site. S Director, and the Fire Chief. level VOC soil cantarnination that may the applicant possible low for the first project Area, completed to the reasonable satisfaction of the ancy that manufacan nh and Certificate of occupancy land, a disclosure 1Ye including 23 Prior to the issuance of a Mile radius and that such operations may shall record as a covenant running oraUOn, atenaI It shall further ed within c one m Grumman Corp hazardous m other fabncat1O own d iby the °Northrop dous or potentially property use of certain hazy produce and pubUShed by the hazard interests to Bally s� pt Site that receiveeGt actual use involve of the pr °j Provided, obligate all holders of real R environme a on �mile radius other Occupants, any proposition 65 or related thin a operated wi tO their tenants and notice shall in no way Proxima industnal uses P the same Provision Of Such Such interest holder efforts to disclose f such covenant Or P Or liability by reasonable responsibility however, that the recoras tumpotlon of any policy or statute nsk be deemed to be an "facility proposition 65 or other environmental law, location designated °n 1997, on file +n under Prop located within any lots dated October 31, as published by shall be Iota oration, pollution map" 24 No child care facilities Northrop Grumman iCorporation, k { om toxic air p n be demonstrated to as published by picas +on, unless It conditions (e.9 map Division, or on the "°any as site cc e Planning � Such factors expose d to significant the planninganuarY 1999, on file p` ect IT that due will no be SCA I C.E.D•S at such facilities w the satisfaction sensitive receptors budding Place levels of toxic emissions NOISE tween the hours of ursuant to a ro ect, activities "Ihou allowed 1? hase will phase of the P l unless such for the operations P 25 During the construction p through Saturday Compliance for all extemal mechanical 7 A n to S P.M • Monday u B,D 5 Director enerated by the Noise permit Issued by the and maintenance standards as established by lacemeTit, screening, shall be designed to eno se s ndar s g e that noise meet with the P ro osed P I ed the City s ment Thep p snot exce ect Area, the City equip ect operations does A noise MO it f alleea Prod ated according of proposed PTO) Grading Perri shall be the SSMC, for on- s +t Pnor t issuancet ° IIanceN prawings enficat+on Monitor nor to the issuance licant's Final Wor to with the the relevant codes ect Area, the apP shall designate a Noise OrdiPaonce Cam Permit for each a royal relative to compliance a Budding E D g Director for review and PP submitted ordinance• City's Noise POLICE I SAFETY ci Area, the appl1Cant shallthe Poi police Permit in each prole the C.E.D•S• Director and and Crime Prevention Plan, without iimltat+on the following 2g prior to the issuance of a Buddi `o al, veyhich shall address, overall Security pepartment for review and apP A Lighting', B Addressing, 10 _., lisle 12110(01 126 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL C Telephones, D Trash dumpsters (including space for recyclable materials), E Indoor and outdoor security cameras installed at strategic locations, F Parking lots and structures, G Hotel key card systems, H Fences, walls, I Security hardware, J Office, K On -site security personnel, L Locker rooms, M An Evacuation Plan and Procedures, N A combination of closed circuit television system and private security patrols to monitor employee and other vehicle parking areas, O The employment of security personnel who will monitor and patrol the proposed Project Site and coordinate with public safety officials, P The installation of lighting in entryways, elevators, lobbies, and parking areas designed to eliminate potential areas of concealment, Q A diagram of the proposed project, which will include access routes, and any information that might facilitate emergency response, R Compliance on all applicable items on Police Department checklist memo dated October 11, 2001 All Security and Crime Prevention Plan measures shall be installed in conformance with the approved plans or shall be operational prior to the issuance of a Certificate of Occupancy 27 Prior to the issuance of a Certificate of Occupancy for each building, the applicant shall pay a Police Service Mitigation Fee, equal to eleven cents per gross square foot of floor area, ($0 11 /sq ft ). Compliance with this measure shall be verified by the C.E D S Director prior to issuance of a Certificate of Occupancy for each budding 127 Revision Date 12/10/01 11 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL PROJECT DESCRIPTION Plans 28 The City of El Segundo requires development project applicants to prepare and submit Final Working Drawings for review and approval The applicant shall provide Final Working Drawings that comply with Policies and Requirements and these conditions of approval The Final Working Drawings shall indicate proposed uses, building sizes and heights, and the specific location of structures, loading docks, staging areas, parking layout, landscaped areas and recreational amenities The Final Working Drawings shall include vehicular, pedestrian and bicycle access, on- and off -site circulation, and linkage to other key elements in the site vicinity, including the MTA Green Line The Final Working Drawings shall indicate building materials and architectural design elements that will be utilized in the construction of the proposed structures The Final Working Drawings shall include information on security lighting and hardware and other detail required for compliance with the City's security, safety and crime prevention standards The Final Working Drawings shall demonstrate compliance with the California Budding Code, California Mechanical Code, California Plumbing Code, California Fire Code, California Sign Code, and California Electrical Code, and approved Fire Life Safety Systems in addition, the Final Working Drawings shall clearly indicate the location of all entrances and exits, including emergency vehicle access All parcel buildings and structures shall be located in proximity to the proposed parcel lines such that they meet all requirements for exterior wall and opening protection Additional information, as required through the plan check process, shall be included as appropriate Prior to the issuance of a Building Permit for each Project Area, the applicant shall coordinate with all applicable City and applicable County agencies to prepare and submit Final Working Drawings to be approved by the C.E D S Director, the Department of Public Works, the Fire Department and the Police Department Prior to the issuance of a Certificate of Occupancy for each budding, the applicant shall provide evidence to the C E D S Director, the Department of Public Works, the Police Department, and the Fire Department that Code and policy requirement conditions have been met 29 The project shall provide the minimum and maximum floor areas for the uses as provided in the Corporate Campus Specific Plan 30 The maximum project size shall be determined by the vehicle trip generation for each use A maximum of 2,267 AM peak hour and 2,795 PM peak hour vehicle trips shall be permitted for the whole project The trip generation for each use and budding shall be determined using the rates identified in Appendix B of the Corporate Campus Specific Plan The project shall be allowed to develop a combination of uses as permitted in the Corporate Campus Specific Plan, consistent with the minimum floor areas indicated in The Corporate Campus Specific Plan, as long as the total AM and PM peak trip generation established in the EIR for the project as a whole is not exceeded, except as permitted by the Development Agreement 31 The City of El Segundo requires development project applicants to prepare and submit a Construction Management Plan for each Project Area for review and approval by the C.E D S Director and Director of Public Works The Construction Management Plan shall consider all stages of construction, including grading, dirt hauling, employee travel, materials delivery, etc The Construction Management Plan shall identify the types and approximate 128 Revision Date 12110/01 12 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL number of construction vehicles to be utilized and shall provide haul routes, staging area information and needed road or lane closures The plan shall include, but not be limited to construction hours, construction trailer locations, construction and staging areas, construction crew parking, parking /access plan (including truck haul routes), construction methods and schedules The plan shall limit construction hours to 7.00 a m to 6 00 p.m., Monday through Saturday, and prohibit construction on Sundays and holidays or as specified in the Municipal Code, unless such hours are extended pursuant to a Noise Permit issued by the C E.0 S Director During construction, the areas of construction shall be enclosed by a six -foot high chain link fence Gates of site fencing shall be located at driveways and shall not open over sidewalk/public right -of -way During construction, trash shall be removed from the Project Site on an as needed basis At the end of each construction day, all open trenches shall be completely closed or covered, or secured in accordance with Cal OSHA standards. All gates and access points to the construction area must be locked and /or fully secured at the end of construction each day The applicant shall provide a twenty -four hour, every day contact person /liaison to receive and respond to complaints during construction 32 A Construction Management Plan shall also be required for review and approval by the C.E D.S Director and Department of Public Works for the installation of any utilities, including telecommunication utilities, in the public right -of -way Such a plan shall include, without limitation, traffic control measures for any lane closures. 33 Prior to the issuance of a Grading or Budding Permit for each Project Area, the applicant shall provide evidence to the C.E D S Director that grading or any construction on property or within easements not owned or controlled by the applicant has been approved by the property owner or easement holder. Separate Grading and /or Budding Permit(s) shall be obtained by the applicant with the easement holder as co- applicant, if needed 34 Prior to the issuance of a Budding Permit for each Project Area, the applicant shall submit plans and specifications for any new curbs, sidewalks, driveway approaches, wheelchair ramps, and asphalt concrete (A C ) pavement, that shall be constructed /reconstructed for any missing public segments /areas on the perimeter of the Project Site adjacent to the budding or parcel that is the subject of the Building Permit, as reasonably required by the Director of Public Works Existing driveways and other concrete work not to be incorporated into the construction shall be removed and replaced with standard curb and sidewalk. Prior to issuance of a Certificate of Occupancy for the budding that is the subject of the Budding Permit, the applicant shall install the required public improvements per the approved plans to the reasonable satisfaction of the Director of Public Works DEDICATIONS AND FEES 35 The applicant shall dedicate one -acre of the property to the City for locating a future fire station at a location mutually acceptable to the applicant and the City, as detailed in Development Agreement 01 -1 36 Prior to the issuance of a Certificate of Occupancy Permit for each budding, the applicant shall pay a Library Service Mitigation Fee, equal to three cents per gross square foot of floor area ($0 03 /sq ft) Compliance with this measure shall be verified by the C.E.D Director prior to issuance of each Certificate of Occupancy for each budding 129 RevistonDate 12/10/01 13 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL 37 The applicant shall be permitted to modify the location of the parcel boundaries as approved on Vesting Tentative Tract Map No 53570, consistent with the development standards in the Corporate Campus Specific Plan to accommodate the size and location of the fire station and park site properties, prior to recordation of Final Track Map No 53570, provided a maximum of 26 parcels are created 38 Prior to the issuance of a Budding Permit for each Project area, the applicant shall submit a Lot Line Adjustment application, as needed, to realign the parcels to match the proposed locations of the buildings 39 The applicant shall maintain all existing easements on the site if the easement is still required by its grantee 40 The applicant shall provide reciprocal access agreements, subject to review and approval by the City Attorney, between any parcels that do not have independent direct vehicle access to a public right -of -way Such agreements shall be recorded prior to issuance of any Certificate of Occupancy for a building on an affected parcel 41 Prior to the issuance of a building permit for any hotel, the hotel owner /operator shall agree to the payment of transient occupancy taxes for any management training or other similar guests of the hotel. Any hotel guests must re- register after a 30 -day extended stay in order to ensure the payment of the transient occupancy tax The agreement shall be reviewed and approved by the C.E D S. Director and the City Attorney and recorded in the Office of the County Recorder prior to the issuance of the Certificate of Occupancy 42 Concurrent with the submittal of any plans or request for permits, the applicant shall provide funds in trust to the C E.D Director to cover the reasonable first year costs, including City consultants costs, of the monitoring of all conditions of approval and mitigation measures adopted in the MMRP. Annually thereafter, the applicant shall replenish funds on the anniversary of the approval date sufficient to cover the reasonable costs, including City consultants' costs for each year The C.E D S Director, at his discretion, may hire a consultant to coordinate and monitor compliance 43 Prior to the issuance of a Grading Permit, Budding Permit, or Certificate of Occupancy, as the case may be, the applicant shall provide evidence to the C E.D.S Director that all mitigation measures in the MMRP have been or will be implemented pursuant to the project's mitigation monitoring plan Compliance with this measure shall be venfied by the C.E.D S. Director CONSTRUCTION REQUIREMENTS 44 All work within the City public right -of -way shall be in accordance with the latest edition of the Standards Specifications for Public Works Construction and City of El Segundo Standard Specifications No work shall be performed in the public right -of -way without first obtaining a Public Works Encroachment Permit. 45 Prior to the issuance of a Grading or Building Permit for each Project Area, the applicant shall provide evidence to the reasonable satisfaction of the C.E.D.S Director that all Revision Date 12/10/01 14 130 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL applicable permits from other agencies have been obtained including, but not limited to, Caltrans, State Water Quality Control Board's National Pollution Discharge Elimination Systems (N P.D E S) Permit, South Coast Air Quality Management District, and Los Angeles County Department of Public Works 46 Following the receipt of all requisite permits, the applicant shall notify the C E D S Director of the date that construction will commence 47 At such timed deemed necessary by the C.E D.S Director, the applicant shall provide an on- site inspection office trader for the use of City inspection personnel STORMWATER (GROUND HYDROLOGY AND GROUND WATER QUALITY) 48 The Los Angeles Regional Water Quality Control Board has promulgated rules and standards including, without limitation, obtaining an NPDES Permit and regulations related to underground and above ground storage tanks. The applicant's compliance with LARWQCB will ensure compliance with the applicable sections of the California Water Code (Section 13260), the Clean Water Act, and the Porter - Cologne Water Quality Control Act The applicant shall ensure that any on -site tanks for use in the storage of fuels, wasted oil, solvents or other chemicals, which are located either above ground or underground, shall be placed, constructed and maintained in accordance with the requirements of the LARWQCB 49 The applicant shall adhere to any relevant requirements of the LARWQCB regarding development of the site The applicant shall prepare a Storm Water Pollution Prevention Plan ( SWPPP) which will demonstrate best management practices relevant to compliance with LARWQCB requirements and the California General Construction Permit Prior to the issuance of a Grading Permit for the proposed project, the applicant shall provide a SWPPP to the LARWQCB, the C E.D.S Director and Fire Department for review qnd approval relative to compliance with the provisions and requirements of the LARWQCB Prior to issuance of a Budding Permit for each Project Area, the applicant shall apply for the appropriate notifications and /or registrations for any on -site storage tanks. The applicant shall provide a copy to the City of the Notice of Intent required by the LARWCQB 50 Prior to the issuance of a Grading and /or Building Permit for each Project Area, the applicant shall provide a drainage plan for that portion of the Project Area affected that eliminates pollutants to surface runoff as required by NPDES requirements The drainage plan shall be reviewed and approved by the C.E.D.S Director and Public Works Prior to the issuance of a Certificate of Occupancy for each Project Area, the applicant shall demonstrate that the drainage plan has been implemented and is effective to the reasonable satisfaction of the C.E D.S Director and Director of Public Works 51 Prior to the issuance of a Budding Permit for each Project Area, the applicant shall provide evidence to the C E.D S Director and Public Works that pavement on -site shall be adequately applied to prevent sod erosion Further, paved areas on -site shall be regularly maintained (i.e, all cracks repaired and debris removed on a regular basis) to prevent sod erosion The applicant shall install improvements pursuant to the approved plans prior to final sign -off of the Permit Prior to the issuance of a Grading or Building Permit for each Project Area, the applicant shall provide evidence to the C.E D S Directors and Public 131 Revision Date 12/10/01 15 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL Works that on -site drainage shall be directed to existing storm drains The applicant shall install said improvements per the approved plans prior to final sign -off of the Permit 52 Prior to the issuance of a Grading or Building Permit for each Project Area, the applicant shall prepare a Standard Urban Stormwater Mitigation Plan (SUSMP) and provide evidence to the C E D.S Director and Director of Public Works that the project area that is the subject of the Grading or Budding Permit complies with City of El Segundo Urban Runoff Pollution Prevention Controls (Title 5 - Health and Sanitation, Chapter 7 - Standards Urban Stormwater Mitigation Plan Implementation of the El Segundo Municipal Code) The applicant shall install said improvements per the approved plans prior to final sign -off of the Permit 53 Prior to the issuance of a Grading or Budding Permit for each Project Area, the applicant shall provide evidence to the C.E.D S Director and Director of Public Works that A Collection basins to reduce silts in storm water prior to runoff drainage to the Los Angeles Flood Control System have been adequately incorporated into the project design, B On -site catch basins shall be designed and constructed to screen out larger matter to prevent flooding of the project site resulting from debris caught in the drainage canal, C Drainage channels within parking lot and paved areas shall be designed and constructed to direct storm water and /or irrigation run-off to collection basins provided on -site; D On -site drainage and hydrology improvements shall be designed in conformance with applicable standards of the City of El Segundo and the Los Angeles County Department of Public Works, including policies in the Public Safety Element of the City's General Plan, E The project is in compliance with applicable permit requirements of the Los Angeles County Department of Public Works or Los Angeles County Flood Control District, F On -site drainage and hydrology improvements shall be designed using the necessary hydraulic/hydrology and structural calculations required for permitting by the Los Angeles County of Department of Public Works and, G All on -site development shall be consistent with a Hydrology and Drainage Study and the Final Working Drawings, as approved by the City, and, H Prior to the issuance of any subsequent Permit 'Final Inspection Approval' for the proposed project, the applicant shall provide evidence to the C.E.D S. Director and Public Works that all the improvements herein have been constructed in compliance with the appropriate regulations and specifications TRANSPORTATION /CIRCULATION /PARKING 54 Prior to the issuance of the first Building Permit for the Project Site, the applicant shall Provide Los Angeles County Congestion Management Plan (CMP) Debit/Credit 1.12 RevtsionDate 12110/01 16 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL Calculations, and a Phasing Plan for CMP related improvements, to the C E.D S Director and Public Works for reasonable review and approval The calculations shall include only programs which meet all the minimum criteria (e g , density) contained in the CMP Prior to the issuance of a Certificate of Occupancy for the budding, the applicant shall provide evidence to the C.E D S Director that the proposed project CMP debits /credits related improvements were implemented and balanced on the Project Site in accordance with the approved phasing plan Compliance with this measure shall be verified by the C E D S Director prior to permit issuance As may be applicable, the City will give credit for CMP related improvements towards the applicant's traffic mitigation impact fee, as appropriate 55 Prior to the issuance of a Building Permit for each Project Area, the applicant shall provide a Pedestrian Access /Circulation Plan to the C.E D S Director, Recreation and Parks, and Police for review and approval The Plan shall identify the location of pedestrian, bicycle accesses and indicate linkage to other key elements in the site vicinity, and within the project itself, including parking areas, budding entrances, bike racks, recreational elements, etc The Plan shall reflect a safe movement pattern, which does not significantly conflict with vehicular movement and parking access areas Prior to the issuance of a Certificate of Occupancy for each Project Area, the applicant shall provide evidence to the C.E D S Director, Recreation and Parks, and Police that the approved pedestrian and bicycle access features have been installed and will be adequately maintained per the approved plan 56 Prior to the issuance of a Building Permit for each Project Area, the applicant shall submit plans for review and approval by the C E.D.S Director that show electric vehicle charging stations for at least one -half (1/2) percent of the total number of required parking spaces Prior to the issuance of each Certificate of Occupancy, the charging stations shall have been installed, per the approved plans The charging station may receive credit under the Air Quality Mitigation Plan, as appropriate 57 Prior to the issuance of each Budding Permit for each Project Area, the applicant shall submit a detailed Traffic, Circulation and Parking Plan, prepared by a licensed traffic engineer, for review and approval by the Director of Public Works, the C E.D S Director, the Police Chief, the Fire Chief, and the City's Traffic Engineer Alternatively, such a plan may be submitted for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other The Traffic, Circulation and Parking Plan shall include, without limitation, the following. A An analysis of the estimated traffic generation for the building(s), B An analysis of the current level of service (LOS) at adjacent intersections which may be impacted by the project, C. A Sensitivity Analysis, to determine if any of the mitigation measures, as identified in the EIR, or other proposed improvements, such as construction of the internal private roadway, must be implemented pnor to the completion of a particular building(s) due to the traffic generation from that particular building(s), D Sight distances for each structure and parking area associated with the building(s), Revision Date 12/10/01 17 133 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL E An analysis of the traffic volumes at each driveway or intersection associated with the building(s) in order to determine if any offsite improvements are warranted (i e , deceleration lanes, left -turn pockets, new or modified traffic signals, etc ) that were not analyzed in the EIR due to the approximation of building locations in the EIR, F Any new traffic signals or modifications to existing traffic signals shall be subject to the review and approval of the Los Angeles County Department of Public Works The applicant shall pay the applicable county costs to provide plan check and inspection services, G The applicant shall be required to dedicate any on -site land required to accommodate any required intersection improvements (e g , deceleration lanes), H All truck circulation, I Visitor parking, J All access points to the project site, which should be aligned with existing driveways and intersections where possible, K Off -site circulation improvements, L All median modifications, if necessary, M All dead end aisles eliminated to satisfy City Codes, N All truck turning radii, O The location of required loading spaces, P An analysis that shows the location and the timing of construction of the required parking for the budding or Project Area; Q The parking shall be conveniently accessible, R Pedestrian crossing areas of the private roadways shall be called out on the plans and appropriately designated, and, S All parcels and structures shall be connected by an accessible route of travel that meets the requirements of Title 24 of the California Budding Code Final site plan approval for each building(s) shall be contingent upon fulfillment of the above traffic design review requirements All Circulation and Parking Plan improvements which require installation shall be installed prior to the issuance of each Certificate of Occupancy for the budding(s) which are the subject of the Traffic, Circulation and Parking Plan Compliance with these requirements shall be verified by the Director of Public Works, the C.E.D S Director, the Police Chief, the Fire Chief, and the City's Traffic Engineer prior to the issuance of a Certificate of Occupancy 134 Revision Date 12/10/01 18 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL 58 No parking shall be allowed on the internal private roadways The applicant shall install "No Parking" signs, subject to the approval of the Public Works Department 59 The applicant shall provide handicap accessible pedestrian walkways, with a minimum five - foot width, within the required setbacks abutting all mtemal private roadways Any internal roadways dedicated to the City as public roadways may have handicap accessible pedestrian walkways within the public nght -of -way instead of locating them on private property 60 Prior to the issuance of a Building Permit for each Protect Area, the applicant shall submit Final Working Drawings to the C.E D S Director for review and approval that shows that all handicapped, carpool, vanpool, motorcycle, and bicycle parking and other TDM and TSM physical requirements have been provided as reasonably required by the City All TDM/TSM physical requirements required by City regulations, as may be modified by Development Agreement 01 -1, shall be installed prior to the issuance of each Certificate of Occupancy 61 Prior to the construction of the portion of the private internal roadway for the proposed project that would intersect Atwood Way, the applicant shall secure a Caltrans Encroachment Permit to alter the Atwood Way on -ramp intersection improvements as set forth in the EIR The alterations to the intersection of the 1 -105 eastbound on -ramp at Atwood Way shall be in accordance with relevant Caltrans Encroachment Permit requirements and conditions and shall be shown on the Final Working Drawings. The applicant shall be responsible for the costs of modifications to the intersection and construction of all the private internal roadways Prior to the issuance of a "Final Inspection Approval" of the private internal roadway improvements, the applicant shall install the intersection improvements. The improvements shall be reviewed and approved by the City Traffic Engineer, and C.E.D S. Director, 62 The private internal roadways shall be constructed in accordance with applicable Department of Public Works construction standards for a public roadway with the minimum dimensions required by the Corporate Campus Specific Plan, and shall comply with applicable requirements of the Americans with Disabilities Act (ADA), as well as City requirements for traffic signage, street lighting, drainage plans, and underground utility service, subject to the review and approval of the Director of Public works The applicant shall be responsible for the design, construction, and maintenance of the private internal roadways. 63 The applicant shall prepare public assess easements on all the internal private roadways, subject to the review and approval of the C E D S Director and City Attorney to permit public use of the internal private roadways Upon approval, such easements shall be recorded with the County Recorder pnor to the issuance of a Budding Permit for construction of the roadways 64 The applicant shall install off -site traffic related mitigation measures as set forth in the EIR and MMRP at the time when amount of building (floor area or vehicle trips) triggers the impact for which the mitigation measure is based, as documented in the required Traffic, Circulation, and Parking Plan Revision Date 12710101 19 135 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL 65 Should it be necessary to alter the striping of the Nash Street off -ramp from the 1 -105 Freeway, the applicant shall secure an Encroachment Permit from Caltrans and the City of Los Angeles, as documented in the required Traffic, Circulation, and Parking Plan 66 Prior to the issuance of a Budding Permit for each Project Area, the applicant shall submit a temporary lane closure plan for review and approval by the Director of Public Work, Fire Chief and Police Chief if lane closures will be required during construction for a particular budding to insure construction vehicles, equipment and supplies do not interfere with local emergency response routes and incidences 67 If the Nash - Douglas one -way couplet is eliminated by the City Council, and both Nash Street and Douglas Street are returned to two -way traffic by the City prior to the build out of the project, the applicant shall bear the cost of designing and constructing needed traffic improvements on the portion of the Nash and Douglas Streets fronting the project required as the direct result of the proposed project 68 Driveway entrances shall be clearly marked, as well as different areas of the parking lot, to ensure visiting vehicles do not accidentally enter the truck staging area 69 The applicant shall coordinate construction lane closures with the Director of Public Works, Police Chief and Fire Chief 70 Concurrent with the sale of the park site to the City, the applicant shall record an Agreement for the Maintenance of Off -site Parking, subject to the review and approval of the City Attorney, to provide a parking spaces for public use for the park site to be located on one or more of the Project Areas UTILITIES 71 The Los Angeles County Sanitation District requires a Bwldover Permit for construction over its sewer easements The applicant shall demonstrate through its Grading Plans in the affected Project Areas that all alterations to final sewer easements, relocation of sewer manholes, and rights of way shall be in accordance with relevant Bwldover Permit(s) to allow the construction of the proposed project and other project components over the 10- foot wide sewer easement Prior to the issuance of the affected Grading Permits in the affected Project Areas for the proposed project, the applicant shall provide evidence to the C E D S Director that the Bwldover Permit(s) has been obtained or the easement has been relocated 72 Prior to the issuance of a Building Permit for each Project Area, the applicant shall provide a Utility Plan to the C.E.D.S Director and Public Works for review and approval The Utility Plan shall demonstrate that all on -site utilities, including fiber optic utility lines from each budding to the public right -of -way, are placed underground. The applicant shall assume the costs for the relocation of all utilities, without limitation, light poles, electrical vaults, and fire hydrants, which are due to the proposed project Prior to the issuance of a Certificate of Occupancy for each Project Area, the applicant shall provide evidence to the C E D S Director and the Director of Public Works that the approved Utility Plan improvements has been installed and appropriate access provided per the approved plan I 3 Revision Date 12 /10 /01 20 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL 73 Encroachment Permits shall be obtained from the Engineering Division of the Public Works Department for demolition haul -off This Permit must be obtained at the same time the permit for demolition is issued An Encroachment Permit for grading is also required when import or export of dirt exceeds fifty cubic yards Demolition and grading may be listed on one Encroachment Permit 74 If new sewer laterals are required and constructed in the public nght -of -way, they shall be a minimum of six inches inside diameter Material shall be "vitreous clay pipe " Each lateral shall have a six -inch clean -out brought to grade at the property line and securely capped A B9 size box shall be placed around the clean -out for protection The box shall have a cover emblazoned with the word "sewer" If in a traffic area, the cover shall be traffic approved All elevations of planned sewer connections shall be reviewed and approved by the Director of Public Works prior to starting construction Existing sewer laterals shall be plugged at the sewer mainline and capped at the property line Existing six -inch wyes may be reused if approved by the Director of Public Works Any required sewer laterals shall be installed prior to the issuance of a Certificate of Occupancy for the budding to be served 75 No material storage is allowed in the public right -of -way except by Encroachment Permit issued by the Engineering Division of the Public Works Department. If material storage is allowed in the public right -of -way, it shall be confined to parkway areas and street parking areas, as long as safe and adequate pedestrian and vehicular passage is maintained at all times as determined by the Engineering Division. Storage beyond these areas in the public nght -of -way requires prior approval of the Public Works Director and shall be limited to a maximum period of 24 hours 76 Prior to the issuance of a Budding Permit for each Project Area, the applicant shall provide evidence to the C.E D S Director and the Director of Public Works that proposed utility service improvements will be of a quality reasonably acceptable to the C.E D S Director The developer shall encourage and promote a high quality, efficient, and sustainable development through the incorporation and utilization of the best and most cost - effective electrical, natural gas, communications, sewage handling, water conservation, and solid waste disposal equipment and systems. Compliance with this measure shall be verified by the C E.D S Director prior to Budding Permit issuance. 77 Prior to the issuance of a Building Permit for each Project Area, the applicant shall submit Street and Public Right -of -Way Improvement Plans for review and approval to the Director of Public Works and C E D S Director Said plans shall include any required dedications and sidewalks in accordance with City standards necessary for the budding that is the subject of the Permit. Prior to the issuance of a Certificate of Occupancy for each budding that is the subject of the Permit, the applicant shall dedicate any required right -of -way and install all sidewalks in accordance with plans and specifications approved by the City. Alternatively, the applicant may submit Street and Public Right -of -Way Improvement Plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other. 78 If any off -site upgrades are required due to changes in the proposed peak demands in sewer services, a program for the implementation of the upgrades shall be provided to demonstrate capacity availability within a reasonable time frame prior to occupancy. Prior to the issuance of a Certificate of Occupancy for each building within a Project Area, the Revision Date 12/10 /01 21 137 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL applicant shall provide evidence to the C.E D S Director that adequate sewer capacity is available to accommodate the budding that is the subject of such Certificate of Occupancy Alternatively, the applicant may submit any sewer upgrade plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other 79 If any off -site upgrades are required due to changes in the proposed peak demands in water and wastewater service, a program for the implementation of the upgrades shall be provided to demonstrate capacity availability within a reasonable time frame prior to occupancy Prior to the issuance of a Certificate of Occupancy for each budding within a Project Area, the applicant shall provide evidence to the C E.D S Director that adequate water and wastewater capacity is available to accommodate the budding that is the subject of such Certificate of Occupancy Alternatively, the applicant may submit any water and wastewater upgrade plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other 80 Prior to the issuance of a Certificate of Occupancy for each building within a Project Area, the applicant shall provide evidence to the C.E.D.S. Director and the Director of Public Works that the appropriate additional on -site water and wastewater improvements as identified by the EI Segundo Water and Wastewater Division, or an equivalent service provider, have been installed Such additional measures shall include separate services for potable and fire water systems, a separate water meter for each budding, and potable system to be a combined irrigation and domestic, or separated into domestic and irrigation meters Separate fire services with double detector check valves and backflow preventers are required Upon competition of the site plan, the exact size and number of fire lines will be determined Alternatively, the applicant may submit any improvement plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other 81 If any off -site upgrades are required due to changes in the proposed peak demands for telecommunication services, a program for the implementation of the upgrades shall be provided to demonstrate capacity availability within a reasonable time frame prior to occupancy Prior to issuance of a Certificate of Occupancy for each building within a Project Area, the applicant shall provide evidence to the C E D S Director and the Director of Public Works that adequate facilities are available to accommodate the building that is the subject of such Certificate of Occupancy Alternatively, the applicant may submit any improvement plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other 82 Prior to the issuance of a Certificate of Occupancy for each building within a Project Area, the applicant shall provide evidence to the C.E.D S Director and the Director of Public Works that any appropriate additional improvements for on -site telecommunication services as identified by Pacific Bell, or an equivalent service provider, have been installed to accommodate the budding that is the subject of such Certificate of Occupancy Such additional improvements shall include that the developer shall provide the conduit trench and point of entry to the site while Pacific Bell installs the cable to the point of entry All additional on -site improvements shall be provided by the applicant If the existing facilities serve adjacent properties, the services may require relocation Alternatively, the applicant may submit any improvement plans, if required, for a Project Area or a number of buildings RevisionDate 12/10/01 22 13 8 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL at one time if that group of buildings will be completed within a reasonable time period of each other 83 If any off -site upgrades are required due to changes in the proposed peak demands in natural gas service, a program for the implementation of the upgrades shall be provided to demonstrate capacity availability within a reasonable time frame prior to occupancy Prior to the issuance of a Certificate of Occupancy for each budding within a Project Area, the applicant shall provide evidence to the C E.D.S Director and the Director of Public Works that adequate facilities are available to accommodate the building that is the subject of such Certificate of Occupancy Compliance with this measure shall be verified by the C.E.D S Director prior to permit issuance Alternatively, the applicant may submit any improvement plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time penod of each other. 84 Prior to the issuance of a Certificate of Occupancy for each budding within a Project Area, the applicant shall provide evidence to the C.E D.S. Director and the Director of Public Works that any appropriate additional on -site natural gas service improvements as identified by The Gas Company, or an equivalent service provider, have been installed to accommodate the budding that is the subject of such Certificate of Occupancy Compliance with this measure shall be venfied by the C.E.D S. Director and prior to the issuance of the Certificate of Occupancy Alternatively, the applicant may submit any improvement plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other 85 If any off -site upgrades are required due to changes in the proposed peak demands for electrical service, a program for the implementation of the upgrades shall be provided to demonstrate capacity availability within a reasonable time frame prior to occupancy Prior to the issuance of a Certificate of Occupancy for each budding within a Project Area, the applicant shall provide evidence to the C.E.D S Director and the Director of Public Works that adequate facilities are available to accommodate the budding that is the subject of such Certificate of Occupancy Alternatively, the applicant may submit any improvement plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time penod of each other 86 Prior to the issuance of a Certificate of Occupancy for each budding within a Project Area, the applicant shall provide evidence to the C.E D S Director and the Director of Public Works that any appropriate additional on -site electrical service improvements as identified by The Edison Company, or an equivalent service provider, have been installed to accommodate the building that is the subject of such Certificate of Occupancy Alternatively, the applicant may submit any improvement plans, if required, for a Project Area or a number of buildings at one time if that group of buildings will be completed within a reasonable time period of each other WATER 87 Prior to the issuance of the first Building Permit for each budding within a Project Area, the applicant shall submit Off -site Reclaimed Water Facility Plans to the C.E.D S Director and the Director of Public Works for review and approval Such plans shall include the extension of the reclaimed water trunk line in Nash Street from the termination of the line at a Revision Date 12/10/01 23 139 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL separately planned extension near the intersection of Nash Street and Manposa Avenue to the furthest applicable extension of the Project Area necessary to provide service to the Project Area Said plans for the off -site improvements shall include an approval from West Basin Municipal Water District, the supplier of reclaimed water Alternatively, such plans may be submitted for the whole project site prior to issuance of the first Building Permit any Project Area 88 Prior to the issuance of a Building Permit for each building within a Project Area, the applicant shall submit Final Working Drawings that incorporate On -site Irrigation Plans to the C.E.D S Director and the Director of Public Works for review and approval Such plans shall indicate that reclaimed water shall be utilized in the irrigation systems for all landscape areas and other uses, as approved by the Department of Public Works, when available from the West Basin Municipal Water District or other supplier of reclaimed water Such plans shall include the installation of a dual water line system on -site to accommodate distribution of potable water for landscaping until reclaimed water for landscaping becomes available for the Project Area In addition to the utilization of reclaimed water for irrigation, other water conservation features such as low -flow devices and automated shut -offs shall be included throughout the Project Site. Water management systems shall include both water conservation and wastewater reduction features 89 Prior to the issuance of a Certificate of Occupancy for each building within a Project Area, the applicant shall provide evidence to the C.E D S. Director and the Director of Public Works that the connection with the City's reclaimed water system has been provided, the approved water management systems and water - saving devices have been incorporated into project development, and that the water facilities have been installed per the approved plans. If the water provider is unable to make reclaimed water available prior to the issuance of the Certificate of Occupancy, then potable water may be utilized and the Certificate of Occupancy shall be issued 90 The applicant shall install a loop water distribution system for the Project Site with service connections to each of the 12 -inch water mains in the streets surrounding the project, subject to the review and approval of the Director of Public Works Prior to the issuance of a Building Permit for each Project Area, the applicant shall submit a construction phasing plan for the water service, which shall include, without limitation, how the budding which is the subject of the permit will be connected to the looped water distribution system 91 Prior to the issuance of a Certificate of Occupancy for each building within a Project Area, the applicant shall pay the applicable water meter installation fees Compliance with this measure shall be verified by the C E D S Director prior to issuance of the Certificate of Occupancy 92 Prior to the issuance of a Building Permit for each building within a Project Area, the applicant shall pay the applicable sewer connection fees and charges. Compliance with this measure shall be verified by the C.E D.S Director prior to Permit issuance RevtsionDate 12/10/01 24 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL INDEMNIFICATION 93 TPG -El Segundo Partners, LLC 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 Resolution No 2517 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 the Resolution No 2517, TPG -El Segundo Partners, LLC 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 94 TPG -El Segundo Partners, LLC must acknowledge receipt and acceptance of the Project Conditions by executing the acknowledgement below By signing this document, TPG -El Segundo Partners, LLC certifies that It has read, understood, and agrees to the Project Conditions listed in this document [Name] [Title] (If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company} P \Planning & Budding Safety \PROJECTS \526 - 550 \Ea - 548 \Conditions of approval ver 6 -cc doc ]40 Revision Date 12/10/01 25 ORDINANCE NO. _ AN ORDINANCE OF THE EL SEGUNDO CITY COUNCIL REGARDING AN APPLICATION FROM TPG -EI SEGUNDO PARTNERS, LLC APROVING SPECIFIC PLAN NO. 01 -1, DEVELOPMENT AGREEMENT NO. 01 -1, GENERAL PLAN AMENDMENT NO. 01 -2, ZONE CHANGE NO. 01 -1, ZONE TEXT AMENDMENT NO. 01 -1, ADMINISTRATIVE USE PERMIT NO. 01 -1, AND SUBDIVISION NO. 01 -5 (VESTING TENTATIVE TRACT NO. 53570) FOR THE EL SEGUNDO CORPORATE CAMPUS PROJECT. The City Council of the City of El Segundo does resolve as follows- SECTION 1 The City Council finds and declares that A On May 3, 2001, TPG -El Segundo Partners, LLC, filed an application for Environmental Assessment No 548, Development Agreement No 01 -1, Administrative Use Permit No 01 -1, and Subdivision No 01 -5 (Vesting Tentative Tract No 53570) to develop a vacant 46 53 -acre vacant property bounded by Atwood Way, Douglas Street, Manposa Avenue, and Nash Street for a 2,500,000 gross square foot mixed -use project, to permit the on- site sale and consumption of alcohol at restaurants and hotels in the project site, and to divide the property into 26 separate lots. B On July 26, 2001, TPG -El Segundo Partners, LLC, filed an application for General Plan Amendment No 01 -2 and Zone Change No 01 -1 to amend the land use designation for the property from Urban Mixed Use -North to Corporate Campus Specific Plan and to amend the Zoning Map to change the zoning from Urban Mixed -Use North (MU -N) to Corporate Campus Specific Plan (CCSP) C On September 26, 2001, TPG -EI Segundo Partners, LLC, filed an application for Specific Plan No 01 -1 to adopt a specific plan (Corporate Campus Specific Plan — CCSP) for the property establishing permitted uses and development standard that would supersede the existing MU -N zoning on the project site D On October 12, 2001, TPG -EI Segundo Partners, LLC, filed an application for Zone Text Amendment No 01 -1 to amend El Segundo Municipal Code ( "ESMC ") § 15 -3 -2 by listing the proposed Corporate Campus Specific Plan as one of the speck plan zones within the City E TPG -El Segundo Partners, LLC's, application and supporting evidence was reviewed by City's Department of Community, Economic and Development Services for, in part, consistency with the General Plan and conformity with the ESMC 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, at seq., the "CEQA Guidelines "), and the City's Environmental Guidelines (City Council Resolution No 3805, adopted March 16, 1993) 141 B Through negotiations with staff, the applicant proposed to reduce the size of the project The proposed reduced project includes approximately 1,740,000 gross square feet of offices comprising approximately 80 percent of the project A mix of commercial and industnal uses consisting of approximately 100,000 gross square feet of research 8 development/light industrial, 65,000 gross square feet of telecommunications /web hosting, 75,000 gross square feet of retail, 75,000 gross square feet of restaurants, a 19,000 gross square foot health club, 87,000 gross square feet of hotel /conference facilities, 7,000 gross square feet of medical /dental offices, and a 7,000 gross square foot day care center would comprise a minimum of approximately 20 percent of the total budding area The CCSP would also allow for alternative mixes of non -office uses within the 20 percent requirement C The proposed reduced project would permit up to 2 175 million -gross square feet of built area on approximately 46 53 acres of land The reduced project represents a 375,000 gross square foot reduction (approximately 15 percent) in project size from that originally submitted The net floor area, as defined in ESMC § 15 -1 -6, would be a maximum of 2 00 million square feet Based on the net floor area, the overall development floor area ratio (FAR) would be 0.99 1 The 0.99 1 FAR would exclude the fire station budding (approximately 14,400 square feet) and any community buildings (i e , restrooms, maintenance buildings, snack shop) that would be located on the five -acre park site For purposes of the proposed project, the FAR would be based on the entire 46 53 -acre site The land to be dedicated for the fire station and "A" and "B" Streets, as well as the five - acres to be purchased by the City for parkland would not be deducted from the site area for FAR purposes The Specific Plan would provide for the transfer of density rights within the plan area As a result, FARs on individual parcels may range from approximately 0 00:1 to 5 81.1 Eleven of the proposed parcels would have no FAR at all because two parcels (No 5 and 9) would only contain parking structures, three parcels (No 1, 13, and 17) would only contain surface parking lots, another three parcels (No 21, 23, and 26) would contain only common open space areas, and three parcels (No 10, 11, and 12) represent the location of the proposed fire station site and five acre recreational site Each parcel will have a covenant recorded stating the maximum FAR permitted on the parcel However, the Specific Plan would prohibit the overall FAR to exceed 0.99 1 D The property is designated by the City of El Segundo General Plan Land Use Element as Urban Mixed -Use North, and, Zoned Urban Mixed Use -North (MU -N) The property also is within the Multimedia Overlay (MMO) Zone E The proposed project site, formerly occupied by Rockwell International, is located in the City of El Segundo at the southwestern edge of the Los Angeles coastal basin, approximately 0 5 miles south of the Los Angeles International Airport (LAX). The proposed project site is situated slightly more than one -mile inland (east) from the Pacific Ocean The City of Los Angeles' territorial boundary is a few blocks to the north of the proposed project site The proposed project site is bounded by Douglas Street on the east, Nash Street on the west, Manposa Avenue on the south, and Atwood Way on the north Additionally, the elevated Metro Green Line runs along the north of the property, turning south across the northwest portion of the property, and continues south along the west side of Nash Street adjacent to the project site F Rockwell International used the property from 1953 to 1990 to manufacture metals and composite aircraft parts During that time, numerous buildings and underground storage 3 142 tanks were located on the site The proposed protect site has remained as level, unimproved land since 1992 when Rockwell Iritemational demolished their facilities on the site G Several dozen underground storage tanks (UST's) and /or pits were used by Rockwell in the operation of the plant Rockwell began removing the UST's and closing pits in the late 1980s under the supervision of the Los Angeles County Department of Public Works ( LACDPW) In the early 1990s, a site wide investigation was conducted to determine if the past use of the property had impacted the protect site Remedial activities at this time consisted of excavating contaminated soil, as required by the LACDPW Groundwater and sod contaminated with volatile organic compounds (VOCs) and petroleum hydrocarbons were discovered in 1994 at the southwest corner of the protect site Although much of the impacted soil was excavated from the protect site, VOC contaminated sod and groundwater were permitted to be left in place by the appropriate State agencies A subsequent risk assessment based upon conservative residential exposure scenarios determined that the contamination left in place did not present a significant threat to human health or the environment The Los Angeles Regional Water Quality Control Board (LARWQCB), California Department of Toxic Substance Control (DTSC) and the LACDPW have all been involved with remedial activities at the protect site These agencies have determined that the site is safe to use for any type of development, which would include recreational facilities None of the agencies has requirements for further investigation at this time. Based on this information, no further action or investigation is required at this time concerning the historical use of the protect site and there is no evidence to indicate that use of any portion of the property would expose anyone to contaminated sod Thus, the park can be safely located on any portion of the protect site, including the southeast or southwest comer H The proposed protect would be built in ten phases over seven years with construction expected to begin in 2002 and completed in 2009 The particular budding to be built in each phase would depend on market conditions at the time. Each phase is currently expected to begin 18 months apart A proposed phasing plan is included in the Draft Environmental Impact Report (Page II -11) The specific plan would allow a maximum of 80 percent of the floor area (1,740,000 gross square feet) to be developed with office uses The remaining 20 percent (435,000 gross square feet) would be required to be non - office uses permitted in the Specific Plan, such as commercial, retail, and light industrial uses A minimum of 20 percent of each phase that is developed will be required to be non - office to ensure the balance between office and non - office is maintained as development progresses Section 6 2 of the Development Agreement provides a deferral of the first 50,000 square feet of non - office floor area in consideration for the dedication of the one - acre fire stations site An additional 150,000 square foot deferral of non - office uses in consideration for the sale of the park site has also been negotiated between the City and the applicant to be applied to any phase of development at the applicant's discretion As a result, up to 1,000,000 square feet of office floor area could be constructed before the requirement that non -office floor area be constructed if the applicant chooses the full amount of deferral at the beginning of the protect K The Corporate Campus Specific Plan is consistent with the Multimedia Overlay (MMO) zone The entertainment related uses permitted in the MMO Zone are incorporated into 4 143 the Specific Plan as permitted uses Additionally, the Specific Plan is limited to a maximum of 2,175,000 square feet of total development in the Specific Plan area regardless of the type of use L The proposed protect would also include the construction of pnvate internal roadways to facilitate vehicle and pedestrian movements within and through the property As depicted on the proposed site plan in the Specific Plan, a portion of this internal road system would link to the 1 -105 Freeway on -ramp at Atwood Way, another segment would serve as an extension of Maple Avenue, and a portion would intersect with Duley Road on the Manposa Avenue side of the project site. As private roads, the applicant would be required to provide all maintenance on the roads No parking would be permitted along the internal private roadways M To partially offset the potential power needs of the proposed protect, an on -site power generation facility may be included in the project If this component were included, it would occupy a portion of one of the parking structures. Such a power plant would be an approximately 15- megawatt, gas turbine based, combined -cycle cogeneration facility, which would supply power to all of the budding in the project N If a large telecommunications /web hosting facility is included in the project under the permitted mix of uses, an on -site electrical substation may be required due to the unusually high electricity demands of such uses O The proposed subdivision, which is based on the conceptual site plan, includes 26 separate parcels of land range from 0 52 to 5 83 acres Minimum parcel sizes in the Specific Plan are consistent with the MU -N Zone. All the proposed parcels would comply with the 10,000 square foot lot area minimum. Each parcel would provide access to either one of the perimeter street public rights -of -way or one of the proposed private internal roadways The Specific Plan would not require all parcels to abut public streets, as is the case in the MU -N Zone All of the internal private roadways will be required to be maintained for public access through the recording of covenants or easements P The Maple Avenue extension ( "A" Street on the Vesting Tentative Tract Map) and connector road to 1 -105 on ramp at Atwood Way ( "B" Street on the Vesting Tentative Tract Map) would be designed to meet full public roadway widths defined in the Circulation Element of the General Plan By constructing these roadways to meet full public roadway standards, the Development Agreement would allow the applicant to be eligible to offset a portion of the cost of constructing these roadways and other off -site mitigation measures against the traffic mitigation fees that would be paid for the project, since these two roadways would improve traffic circulation for the area, in addition to serving the project The remaining internal private roads would be slightly narrower than public roadway widths and are intended as typical collector roadway that would not tend to serve through traffic As private roads, the applicant will be required to provide all maintenance on the roads The applicant will be required to record public access easements on all the internal private roadways to insure access is provided to all parcels No parking would be permitted along the internal private roadways Q Parking is proposed to be provided primarily within five on -site parking structures varying from seven to nine levels in height As indicated on the site plan, each structure would be sized to provide the required parking for the buildings assigned to each structure. A total of 7,453,parking spaces are proposed in the five parking structures Additionally, 144 272 surface parking spaces would be provided, throughout the site, primarily adjacent to the commercial and restaurant portions of the project Based upon the parking requirements contained in the Zoning Code, a total of 6,332 parking spaces would be required A surplus of 1,353 parking spaces is proposed R The proposed Development Agreement establishes the permitted uses for the proposed project and minimum and maximum floor areas for certain types of uses as well The proposed Development Agreement sets a nine -year duration of the Agreement, which is generally consistent with the proposed phasing plan for the project The developer would also be entitled to a five -year extension S The Development Agreement provides for the dedication of approximately one acre of the property to the City for the construction of a planned fire station to replace existing Fire Station No 2 The site was originally depicted on Parcel No 11 on the southeast corner of the project at the intersection of Douglas Street and Manposa Avenue The Fire Station Site location has been revised to be located on Parcel 14, near the intersection of Manposa Avenue and the Duley Road entrance driveway to the project site Fire Station No 2, currently at the corner of Nash Street and El Segundo Boulevard would be relocated to this new location. The Development Agreement would allow the applicant to forego payment of the standard $0 14 per square foot fire service mitigation fee in consideration for the dedication of one acre of land, valued at approximately $1,880,000 The fee would have been approximately $304,500 T The protect included the City purchase of approximately five acres of the property (Parcels 10, 11, 12, and 13) in the southeast comer for use as a public recreational facility Subsequently, five acres in the southwest comer (Parcels 14 and 15) of the site was identified as the preferred location for the parkland purchase instead The land would be used for such things as soccer and softball fields The actual design of the recreational facilities and the amenities to be provided would be determined by the Parks and Recreation Commission at a later date Through the Development Agreement, a maximum cost of $1,000,000 per acre has been agreed upon for purchase of the parkland This equals $22 95 per square foot The City had an independent appraisal performed, which estimated the fair market value of the land to be $1,880,000 per acre or $37 50 per square foot An additional appraisal shall be conducted which may result in a lower final price U The proposed Development Agreement would require the applicant to provide the required parking for the parkland within adjacent parking structures on the protect site on a shared -use basis By agreeing to this requirement, the City will save the cost of constructing parking spaces on the park site, saving approximately $7,000- 12,000 per parking space, excluding land costs, and enabling the full five acres to be devoted to recreational uses V The Draft EIR analyzed a larger protect than the reduced protect currently being proposed by the applicant The Draft EIR examined the environmental impacts of a protect with a maximum permitted FAR of 1 15 1 The reduced protect is 15 percent smaller than the protect discussed in the Draft EIR The mix of office commercial, R & D, light industrial, restaurants that are proposed in the reduced protect is consistent with the mix of uses studied in the Draft EIR The Draft EIR studied the impact of a protect with 2,000,000 gross square foot of office (approximately 80 percent) and 550,000 gross 6 145 square feet of non -office uses The environmental impacts for the proposed reduced protect are within the scope of the protect studied in the Draft EIR W Based on public comments in response to the Notice of Preparation and a review of environmental issues by staff, the Draft EIR analyzed the following environmental impact areas: traffic, air quality, noise, geology and soils, cultural resources, hydrology and water quality, aesthetics, land use, pollution /housing /employment, hazardous materials, public services, and utilities The Draft EIR concluded that all potentially significant impacts identified in the Draft EIR, with the exception of traffic and air quality impacts, are at a less than significant level due to the application of relevant City policies and regulations and the imposition of protect specific mitigation measures X Traffic impacts related to the originally proposed protect at the intersections of Rosecrans Avenue /Sepulveda Boulevard and Rosecrans Avenue /Aviation Boulevard were found to be significant and unavoidable due to the infeasibility of mitigation measures to improve the intersections because of the inability to acquire right -of -way due to existing improvements for the required improvements. The Final EIR includes a traffic analysis of the reduced protect While the reduced protect would reduce protect related significant impacts before mitigation at the two identified significantly impacted intersections, the reduced protect would not eliminate the significant unavoidable impacts at Rosecrans Avenue /Sepulveda Boulevard and Rosecrans Avenue /Aviation Boulevard Y The Draft EIR concluded that emissions from mobile sources associated with the originally proposed project would exceed the South Coast Air Quality Management's (SCAQMD) significance thresholds for criteria pollutants Reactive Organic Compounds (ROC) and Nitrous Oxides (NO,) at partial buildout in 2005 At full buildout of the protect in the year 2010, Carbon Monoxide (CO) would also exceed SCAQMD thresholds Because the degree of "excess" emissions substantially exceed the strict SCAQMD limits, the Draft EIR concluded that there was little potential for any mitigation measures to reduce the projects mobile emissions As a result, the project's impacts will remain significant and unavoidable Z The Draft EIR concluded that the originally proposed project would exceed the state eight -hour microscale CO "hot spot" exposure limits of 20 parts per million (ppm) at four intersections due to the project traffic volumes Additionally, the cumulative effects of the approved project identified in the Draft EIR, in combination with the proposed project would be cumulatively significant for both the State one -hour and eight -hour CO "hot spot" standards The Cumulative one -hour impacts would affect three intersections in the P M peak hour only and the cumulative eight -hour impacts would affect four intersections Therefore, there are significant individual and cumulative impacts for CO microscale "hot spots" However, the Draft EIR was not able to identify any feasible mitigation measures available that would reduce the project related eight -hour significant impact or the cumulative impacts As a result, these impacts would remain significant and unavoidable While the reduced project would lower these impacts, the impacts are expected to remain unavoidable and significant with the reduced project AA Traffic noise impacts at a number of intersections in the project area would exceed the established three - decibel increase threshold (page IV D -12 of Draft EIR) Traffic noise is directly related to traffic volume The traffic noise levels from the project alone do not create a project specific noise impact However, when combined with the traffic noise levels associated with other known projects, the traffic noise level would exceed the 7 146 established threshold Therefore, the project would contribute to an unavoidable cumulative impact The reduction in the size of the proposed project could reduce the number of impacted intersections, due to the reduction of trips associated with the reduced project size A reduced project traffic noise analysis was conducted and included in the Final EIR, which indicated that one road segment identified in the Draft EIR (Nash Street from Maple Avenue to Mariposa Avenue) would no longer be considered as a cumulatively significant impact Twelve road segments would remain with significant cumulative impacts with the reduced project BB Based on the disparity between projected job growth and housing construction, the Draft EIR concluded that the proposed projects incremental contribution to growth and housing demand would be cumulatively considerable, resulting in a significant cumulative impact There are no feasible mitigation measures available to reduce the cumulative regional impact CC The Draft EIR concluded that the project would contribute to a significant cumulative impact on solid waste disposal capacity caused by regional growth There are no feasible mitigation measures available to reduce the cumulative regional impact DD Because it is impossible to assess the direct project air quality impact on a regional scale, and because the impact is microscopically small for secondary pollutants, the SCAQMD has developed surrogate significance thresholds that are based upon the amount of emissions generated by an individual project. These emission levels (lbs /day, etc) are meant as an indicator that there are project- related regional impacts even if the health impact cannot be quantified in terms of actual air quality. The SCAQMD thresholds are regional standards which are intended to address regional air quality issues and to help achieve compliance with State and Federal air quality plan They are not intended to measure local health impacts on a project scale As such, the project's exceedances of these thresholds does not mean that the project will create or contribute to unsafe health levels of air pollutants in the City. EE Northrop Grumman Corporation (NGC) is subject to Proposition 65 and Assembly Bill 2588 notification requirements related to the use of toxic chemicals Portions of the project site are within areas subject to NGC notification. The contour shown on the AB 2588 "cancer risk from toxic air pollution map" published by the SCAQMD for the NGC was based on a conservative health risk assessment analyzing peak emissions from the NGC facility in 1991 This health risk assessment concluded that a receptor breathing the maximum concentration of peak emissions 24 hours per day over a 70 year lifetime would have an increased cancer risk by a maximum of 61 chances in a 1,000,000 The "cancer risk from toxic air pollution map" on file in the Planning Division shows the peak emissions receptor at a location some distance from the project site on the far side (eastern) of the NGC facility A portion of the project site is located along the outside contour of the map area, where, due to the dispersion of emissions, the increased conservative cancer risk would be, at most, 10 in 1,000,000 Because the NGC health nsk assessment showed an increased cancer risk of more than 25 in 1,000,000, the SCAQMD, the local agency implementing AB 2588, required NGC to implement risk reduction measures The measures reduced the increased cancer risk at the peak receptor from 61 in one million to 7 6 in 1,000,000 The health risks at the outside contour were also proportionately reduced As a result, if the NGC facility were proposing this amount of emissions today as a new facility, it would not be subject to the AB 2588 notification requirements at all The SCAQMD's health risk assessment 8 14 7 criteria assumed a 24 -hour a day, seven day a week exposure for 70 years Maximum use of the park site, and the exposure to the already reduced level of NGC emissions, would be limited to a few hours per week over a much shorter time span Thus, park users would be exposed to significantly lower levels of emissions than NGC's employees, who are present during normal work hours nearer the source Further, this limited exposure would generally not occur during the peak emission period from the NGC facility', that is, park usage will occur pnmanly during evenings and weekends Therefore, any increased cancer risks on the park site from exposure to emissions from the NGC facility would be negligible The health nsk associated with people using the park site would be less than for office tenants because an assessment of health nsks to office workers would take into account the fact that workers are exposed to toxic emissions 40 hours per week Since people would be at the park for only a few hours a week, their nsk factors would even be less than indicated in the existing NGC health nsk assessment and less than an assessment based on office worker exposure SECTION 3• General Plan The proposed project conforms with the City's General Plan as follows A The General Plan contains a number of relevant Goals, Objectives, and Policies in the Economic Development Element The goal of Objective ED1 -1 is budding "support and cooperation among the City of El Segundo and its businesses and residential communities for the mutual benefits derived from the maintenance and expansion of El Segundo's economic base" The benefits of the development will be shared and supported by all constituencies in the City The proposed project also provides benefits for the applicant with important benefits for the community as a whole. The development will provide significant fiscal benefit to the City. A Fiscal Impact Analysis has been prepared for the project to estimate the fiscal benefits to the City B According to Policy ED1 -1 2, long -run efforts for economic development should focus on "diversification of El Segundo's economic base in order to meet quality of life goals "The project will add to the diversification of the economic base in the City by providing for a mix of permissible uses and requiring at least 20 percent of the uses be non - office The proposed telecommunications /web hosting use may serve as a catalyst for other internet related companies to choose El Segundo as a location for their business operations C Objective ED1 -2 also directs diversification of the economic base "on targeted industries that meet the City's criteria for job creation, growth potential, fiscal impact and fit with local resources " The City's Economic Development Advisory Council (EDAC) prepared a list of targeted industries, which was approved by the City Council These industries are eligible for certain financial incentives because they meet the criteria described in Objective ED1 -2 The research and development and telecommunications /web hosting uses would be on the list of targeted industries that the City is recruiting in order to meet its diversification efforts Therefore, the proposed project meets the diversification criteria established in the General Plan, by the EDAC, and the City Council D Due to the City's tax structure, a significant portion of the fiscal benefit derived from most proposed development would be attributed to the number of employees in a new development. The reduced project is proposed to generate approximately 6,722 full time jobs in El Segundo if developed as proposed Therefore, the project meets the job creation Objective (ED1 -2) in the General Plan 148 E Policies EDII-2 1 and ED1 -2.2, both seek to promote land uses, which improve the City's retail and commercial tax base Since the stated purpose of the Corporate Campus Specific Plan Land Use Designation is to provide a mix of compatible commercial, offices, research and development, retail, and hotel uses, it is appropriate to examine the potential fiscal impacts of the proposed project and compare them with other potential uses of the property The Fiscal Impact Analysis shows that the fiscal benefits for the City are consistent with the estimates that were prepared for the Grand Avenue Corporate Center (GACC) F The applicant for the proposed project prepared a Fiscal Impact Analysis The Fiscal Impact Analysis for the proposed project concluded that the project could generate an annual marginal fiscal benefit (project versus existing conditions) of $1,389,100 The City has independently reviewed the assumptions used in the applicant's fiscal impact analysis and agrees that the assumptions are consistent with the assumptions used in the City's own fiscal model to determine the revenues and costs associated with the project G The proposed project meets the City's policy of seeking balance between enhanced economic development and available resources and infrastructure capacity (Policies ED1 -2 3 and LU7 -1.2). As adequate resources are currently available within the City to serve the proposed project, as supported by the Draft EIR, a substantial new commitment of resources or infrastructure is not required The project also proposes several roadway improvements to ensure that the project would not overburden the existing roadway infrastructure A fire station site will be dedicated to the City to further improve public services Based on this, the proposed project is consistent with Policy ED1 -2 3 H Implementation of the proposed project will meet relevant goals and policies with regard to the City Land Use Element The project would have multiple tenants, retail uses, restaurants, and other uses which would "provide synergistic relationships which have the potential to maximize economic benefit, reduce traffic impact, and encourage pedestrian environments" as envisioned by General Plan Land Use Objective LU4-4 These characteristics contribute to the mixed -use nature for the project As conditioned, the proposed use on the 46 53 acre parcel is a mixed -use project as envisioned in the General Plan for the property as long as the non - office use has a approximately 435,000 square feet or a minimum of 20 percent of the square footage proposed. I The proposed project would provide "high quality retail facilities in proximity to major employment centers" (Objective LU4 -1) The project would "encourage retail uses, where appropriate, on the ground floor of Urban Mixed -Use and corporate offices " (Policy LU4 -3 1) and would be a "mixed -use developments within one - quarter mile of the Green Line Stations" encouraged by Policy LU4 -3.2 J Objective LU4 -4 contains a number of Policies, specifically, LU4-4 3, LU4-4 4, LU4-4 6, and LU4 -4.8, which discuss the promotion of mixed -use projects in the Urban Mixed -Use Zone While the project would change the Urban Mixed -Use North Zone to the Corporate Campus Specific Plan, the mix of uses is consistent with the Mixed -Use North designation Therefore, the land use policies that apply to the Urban Mixed -Use designation would apply to the project as well 10 149 K The proximity of the existing Norwalk-El Segundo MTA Green Line stations will encourage employee utilization of this transportation facility and will provide a viable alternative to commuting by automobile The applicant will also construct a Bike Station next to the Manposa -Nash Green Line Station (mitigation measure No B-4) to support alternative commuting. (Policies LU4 -3 2, LU4 -3 4, LU4 -4.7, and C3 -1.2, and Objective AQ3 -1). The project has been designed to provide the higher density buildings within a one - quarter mile radius of the Mariposa -Nash Green Line Station to facilitate public transit use Commercial uses have also been concentrated along the west side of the Project nearest the Green Line Station (LU4 -4 4 and LU4-4 6) The proposed project will be accessible by other public transit (r,e , bus service, and the MTA Blue Line) and Provide a shuttle van to the City for expanded public transit uses (mitigation measure No. B -2) As provided in Condition of Approval No 6, the proposed project will include landscaping throughout all project areas that will meet coverage requirements of the City (Policy LU4 -1 1 and LU4 -3 6) L The proposed project will be required to have strategic safety plans (MM L 1 -2) and a fire life safety plan (MM L 2 -2) in place, as well as a fire station site adjacent to the Project (LU7 -1.1 and LU7 -1.2). All on -site utilities will be placed underground (LU7 -2.3) The potential cogeneration facility and electrical substation would be incorporated i nto the building architecture and screened to not detract from the appearance of the project (LU7 -2 5) The ESMC requires that all health and safety Code regulations, as well as all seismic safety, water, noise, and air standards be adhered to (LU4 -1 2 and LU4e pr M The proposed project is consistent with the policies of the City's Circulation Element Consistent with mitigation measures B -1, B_ Provides pedestrian and bicycle access to the toad storage aaf t es and shower oand clothes change facilities (Policies C2 -2.2 and C3 -1 7) The project will have sidewalks around the perimeter, walkways along all the internal roadways, and other internal pedestrian walkways with linkages to surrounding properties and public transit stops (C2-1 3, C2 -1.6, and C2 -3.3). The proposed project will adhere to an applicable regulations regarding preferential parking areas or promotion of ride share (Policy C2- 5 1) The proposed project will provide sufficient on -site parking and loading (PDX C3 2.1 and C1 -3 2) as required by the ESMC The internal roadways will be a minimum of 37 feet wide, which meets all applicable emergency vehicle access standards (C1 -1 8) Implementation of mitigation measures B -1, B -2 B_3 and B-4 will ensure that pedestrian and bicycle impacts, as well as parking related impacts, as they relate to the General Plan, will be mitigated to less than significant levels. N Policies C3 -1 1 and C3 -1 5 of the General Plan require all project - related transportation impacts to be mitigated by the developer, to the extent feasible The traffic identified a number of intersections in the City that would require mitigation and Proposed mitigation measures to address the traffic impacts study of the proposed mitigation measures are infeasible due to nghot of wayb constraints, not all traffic impacts can be mitigated to an insignificant level in order for the City to approve the project with significant impacts, the Overriding Considerations, finding that there are City Veciaspe is oft he Project, that when taken as a whole, outweigh the unavoidable negative environmental impacts A Statement of Overriding' Considerations would indicate that at[ feasible mitigation was incorporated into the project. As an alternative to a Statement of Overriding Considerations, the applicant would have to develop alternative feasible mitigation 11 150 measures that could be incorporated into the project as part of the Final Environmental Impact Report and reduce the identified impacts to a level of insignificance O Policy (C3 -1 1) requires "all new development to mitigate project related impacts on the existing and future circulation. " and Policy 3 -1.5 requires "the implementation of appropriate mitigation measures" in conjunction with a proposed project The project would implement all feasible mitigation measures to mitigate the identified project related impacts Approval of a Statement of Overriding Consideration for the unavoidable significant traffic impacts, which are due to the infeasibility of the identified mitigation measures is compatible with the goals, objectives and policies of the General Plan Circulation Element to mitigate all impacts The purpose of these policies was not to preclude the use of Statement's of Overriding Considerations as provided in CEQA or the approval of future developments Additionally, the General Plan provides for a 1 3 1 floor area ratio (FAR) and the proposed project would be developed at a 0.99 FAR Balancing the various provisions in the General Plan, the project meets the intent of these provisions P The project would comply with all Federal, State and regional regulations (Policy C4- 1 2) As part of the Traffic Impact Study in the Draft EIR, an analysis of the project's impacts on the regional Congestion Management Plan (CMP) routes was conducted The study determined that the project would not significantly impact any CMP routes, other than the intersection of Sepulveda Boulevard /Rosecrans Avenue, which has been identified as an unavoidable significant impact The other unavoidably impact intersection, Rosecrans Avenue /Aviation Boulevard, is not on the CMP network The CMP does not contain minimum roadway service levels, which must be maintained by the City in order to remain in compliance. By implementing all feasible mitigation measures, the proposed project would comply with all regulations Q The Circulation Element of the General Plan was adopted by the City Council on December 1, 1992 (Ordinance No 1189). The Circulation Element accurately reflects the environmental setting for the traffic conditions that exist in the City in 2001 The Levels of Service at the intersections studied in the Draft EIR (Table IV b -2) for the proposed project are consistent with the Levels of Service measured for the Circulation Element in 1992 (Exhibit B -6) One intersection (Imperial Highway /Aviation Boulevard in the A M peak hour) is at a better Level of Service today than in 1992 Only three of 23 other intersections in Ell Segundo studied in the Draft EIR operate at more congested levels than in 1992 These are Grand Avenue /Sepulveda Boulevard intersection in the A M and P M peak hour, El Segundo Boulevard /Sepulveda Boulevard intersection in the P M peak hour, and El Segundo Boulevard /Aviation Boulevard intersection in the p m peak hour. Additionally, the existing daily traffic volumes in the City (Exhibit 5 of Circulation Element Update Technical Report, October 2000) indicate that the current daily traffic volumes are much less than the projected daily traffic volumes for buildout of the preferred land use plan of the 1992 General Plan (Exhibit C -9 of Circulation Element) for either the 0.9 1 or 1.5:1 floor area ratio buildout scenarios The average increase in traffic volumes on the major arterial roadways is approximately 10 -15% over the last ten years When taking into account background traffic growth in the region and other projects constructed since 1992 that contribute to traffic congestion, the small increase in Levels of Service at these identified intersections and the relatively small growth in daily traffic volumes compared to the projected growth analyzed in the 1992 General Plan Environmental Impact Report, establishes that there has not been a significant change the, environmental setting evaluated in the existing Circulation Element 12 151 R Implementation of the proposed protect will meet the policies of the City's Open Space and Recreation Element as it provides recreational facilities, including a health club and walking paths (Policies OS1 -2 3 and OS1 -2.5) Three parcels (No 21, 23, and 26) would be devoted entirely to passive open space use with a water features The reduced project incorporates five acres in either the southeast or southwest comer of the property for public recreational facilities such as soccer and baseball fields, which would expand the recreational opportunities for residents and employees in the City (Goal OS1, Objective OS1 -1 1) In accordance with California Government Code § 65402, the location, purpose and extent of the acquisition of the five -acres of parkland is in conformance with the General Plan S The City's purchase of a five -acre portion of the project site for a public park conforms to Objective OS1 -1, which seeks to "acquire future public park and recreational facilities which are adequate for serving the existing and future resident population " There was clear testimony at the November 15, 2001, public hearing from Mr Tom Ashe, Commissioner of the AYSO soccer group that there is a need for additional facilities to serve the existing resident population The proposed park would serve that need Policy OS1 -12 " encourages a locational service standard of one - quarter mile for neighborhood parks and one -half mile for community parks " The currently proposed park site at the southeast comer of the project site would be approximately two - thirds of a mile from the nearest residents in El Segundo If the park site were relocated to the southwest comer, it would be approximately 0 56 miles from the nearest El Segundo residents It is important to note that this policy does not require a strict distance threshold, it merely encourages a locational service standard As a community park, it would also serve the employees within the area of the park, which would be consistent with the overriding goal (Goal OS1) in the General Plan to provide park needs for "existing and future residents and employees within the City of El Segundo " There are no other public parks in the northeast quadrant of the City As such, the employment community park needs in that portion of the City are currently underserved and would be improved by the development of a park site T The implementation of transportation demand management programs, as required by mitigation measures B -1, B -2, B -3, B-4, and B -5, and as required by Chapters 15 -16 and 15 -17 of the ESMC will demonstrate compliance with air quality objectives to encourage alternative commuting strategies (AQ1 -1), reduce vehicle trips (AQ3 -1 1, AQ3 -1 2), and promote non - motorized transportation (AQ4 -1 1) Traffic Impact Mitigation Fees and in lieu mitigation measures are required by City regulation to offset development impacts (AQ5 -1 2) The applicant, as required by mitigation measure B -2 (AQ9 -1 3), will provide a shuttle. The proposed project is consistent with the City's policy requiring new developments to meet or exceed SCAQMD requirements for PM -10 emissions (Policy AQ10 -1 3) Mitigation measure M 5 -1 provides that the proposed project will incorporate energy conservation features (i e , motion - sensitive light activation switches, etc ) consistent with City Policy AQ12 -1 2 U The growth projected in the City's General Plan is consistent with the Regional Air Quality Management Plan (AQMP) The AQMP is based on the Southern California Association of Governments (SCAG) regional growth projections SCAG's regional growth projections are based on the land use buddout projections of all the General Plans for cities in the South Coast Air Basin Therefore, because the City's General Plan bwldout has been included in SCAG's regional projections, the General Plan is 13 152 consistent with the AQMP Additionally, provided development within the city is consistent with the General Plan, the project is consistent with the SCAG protections and the AQMP V Air Quality Element Goals AQ14 and A015 generally state that the City will ensure that pollution sources comply with all federal, state, regional, and local regulations, and that the City reserves the right to be more strict with development protects that these regulations require As described above, the proposed protect is consistent with the AQMP and therefore is considered consistent with Air Quality Element Goals AQ14 and AQ15 (and related policies) The project's exceedance of SCAQMD's emissions -based thresholds does not constitute violation of such General Plan goals and policies W Implementation of the proposed protect, subject to mitigation measures D -1, D -2, and D- 3, which address construction hours, equipment mufflers, and construction equipment staging, will be consistent with relevant policies of the City's Noise Element (Policies N1- 2 1 and N1 -3 1). X The proposed project is consistent with the applicable policies of the City's Conservation Element Specifically, the construction of plumbing to accommodate the use of reclaimed water for irrigation systems, when available, and the application of the City's Water Conservation in Landscape regulations (Title 10- Chapter 2 of the El Segundo Municipal Code), as required by mitigation measure M 2 -1 and M 2 -2 and condition of approval No 8, 87, 88 and 89, would be consistent and further Policies CN2 -7, CN2 -12 Condition No. 88 requires the use of low -flow water fixtures as required by Policy CN2 -5 The project would provide a comprehensive and coordinated design of the entire project site, including landscape amenities to substantially improve the aesthetic appearance of the site and the surrounding area as encouraged by Policy CN5-6 Y Public Safety Element Policy PS6 -1.2 to continue efforts to reduce fire hazards would be furthered by including a one -acre fire station site as part of the proposed protect, thereby allowing the relocation of Fire Station No 2 to a new state -of- the -art facility within the project site A new fire station located within the project site would also improve already outstanding emergency response times and strengthen the City's ability to respond to earthquake and other emergencies (Policy CN7 -1 4) Z As a re -use of a previously developed industrial site, that has been remediated to the satisfaction of the appropriate regulatory agencies and does not pose any health hazard to employees, patrons or visitors to the site, the project is consistent with Policy HM3 -1 1 requiring compliance with hazardous materials handling laws. Mitigation measure K -1 will ensure that all future uses of hazardous materials on the project site are handled in accordance with applicable safety regulations AA Since approving a Specific Plan is a legislative act, there are no required findings for a General Plan Amendment. However, an amendment must be internally consistent with the rest of the General Plan The proposed General Plan Amendment is necessary to carry out the proposed project because the proposed Corporate Campus Specific Plan would change the land use designation from the property from Urban Mixed -Use North to Corporate Campus Specific Plan The permitted uses and allowed density in the new Corporate Campus Spec Plan land use designation are consistent with Urban Mixed- Use North land use designation The proposed land use designation is also consistent 14 153 with all the buildout assumptions in the General Plan Therefore, it would not conflict with any other elements of the General Plan BB A Development Agreement will be executed to ensure that the proposed project conforms with the General Plan requirements and to effectuate the City's findings, goals, and policies listed in this Resolution or otherwise established by local regulation and practice SECTION 4 Specific Plan Findings The Specific Plan is consistent with the General Plan The proposed Corporate Campus Specific Plan (CCSP) is consistent with the permitted uses and allowed density permitted elsewhere in the General Plan and is consistent with the Urban Mixed -Use North Zone that it is replacing The proposed Corporate Campus Specific Plan addresses all the required infrastructure needed to service the plan area and all services are available to support the development SECTION 5 Zone Change Findings Based on the factual findings of this Resolution, the proposed Zone Change is necessary to carry out the proposed project because the proposed Corporate Campus Specific Plan would change the zoning classification on the property from MU -N to CCSP The proposed Zone Change is necessary to maintain consistency with the proposed General Plan land uses designation of Corporate Campus Specific Plan Without the Specific Plan, the project objective of allowing flexible parcel floor area ratios within the overall plan area of 0 99 1 would not be possible Flexible floor area ratios on individual parcels would allow density to be concentrated on certain parcels near the Manposa -Nash Metro Green Line Station to promote public transit use, while allowing less lot coverage and more open space on other parcels within the specific plan area SECTION 6 Zone Text Amendment Findings Based on the factual findings of this Resolution, the proposed Zone Text Amendment is necessary to carry out the proposed project because the proposed Corporate Campus Specific Plan would change the zoning classification from the property from MU -N to CCSP Without the Corporate Campus Specific Plan, the project objective of allowing flexible parcel floor area ratios within the overall plan area of 0 99 1 would not be possible An amendment to Section 15 -3 -2 of the ESMC to list the CCSP as a specific plan within the City is necessary for consistency 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; because the Development Agreement would provide the following public benefits in exchange for valuable development rights (nine -year entitlement) 1 Development of a property that is currently vacant and unused 2 Increasing and further stabilizing the City's tax base through development of new commercial businesses 3 Increasing City revenues through the generation of taxes that outweigh the City cost of services 4 Increase in employment opportunities for the City's citizenry. 5 Development of a project that will increase the use of the MTA Green Line 15 154 6 Development of a project that is consistent with the elements of the General Plan 7 Dedication of a one -acre site for the relocation of Fire Station No 2 8 Contribution of one or more shuttle vans to the City for the expansion of City operated public transit routes 9 Construction of a Bike Station adjacent to the Nash - Manposa Green Line Station 10 Acquisition of approximately five acres of land for public recreational facilities at below market costs. 11 Parking for the public park site would be provided by the applicant, thereby reducing the City's development costs for the construction of a park site 12 The project would reduce the maximum permitted floor area ratio on the property from 1 3 1 to 0.99 1 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 specific plan, 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 existing uses and standards permitted in the current MU -N zoning on the property C The project is in conformity with the public convenience, general welfare and good land use practice, as described in Section 4 and 8 A of this Resolution The proposed reduced project permits a lower floor area ratio than allowed under the existing MU -N zoning (0.99 vs 1 31) The project would facilitate constructing a new fire station, through the dedication of land The project would also be designed to support and encourage public transportation uses and contribute to the continued diversification of the northeast quadrant of the City by providing a broad range of commercial uses D The project will not be detrimental to the health, safety and general welfare, As established in the factual findings in this Resolution, the proposed project will not create any negative environmental impacts, with the exception of traffic impacts at two already congested intersections and air quality impacts due to mobile sources The City Council is responsible for determining if there are overriding considerations, which outweigh the identified unavoidable environmental consequences of the project E The project will not adversely affect the orderly development of property or the preservation of property values The proposed specific plan 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 The Development Agreement is consistent with the purposes of the proposed Corporate Campus Specific Plan and the current MU -N Zone, and it is compatible with its surrounding developments The project will promote public convenience, general welfare, and good land use practice, will not create any unmitigated environmental impacts which would be injurious to the health, safety and general welfare of the community, except for certain unavoidable traffic and air quality impacts, and would serve to improve property values in the area by providing a long -term master plan for the project site. SECTION 8 Subdivision Findings A The proposed Vesting Tentative Tract Map No 53570 is consistent with applicable general and specific plans as specified in Government Code § 65451. Each proposed lot 16 155 will be consistent with the minimum lot size and minimum street frontage requirements proposed in the Corporate Campus Specific Plan All parcels will have frontage on a public street or a private internal roadway B The design or improvement of the proposed subdivision is consistent with applicable general and specific plans Each proposed lot would be consistent in size and lot frontage as other parcels in the surrounding area C The site is physically suitable for the type of development The vacant 46 53 -acre parcel of land is generally flat and has been graded following the demolition of the previous development on the site The proposed project is physically accessible by existing streets and the MTA Green Line D The site is physically suitable for the proposed density of development While the floor area ratio of two of the proposed 26 parcels would have densities exceeding 3.0 1, due to the requirement that the overall FAR in the proposed Corporate Campus Specific Plan not exceed an overall FAR of 0.99:1, the density of individual parcels will not be detrimental to the overall project or the surrounding area E The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat The proposed project is located in a built out urban environment with no threatened fish or wildlife habitats located on the project site The proposed layout of the development does not contribute to the unavoidable significant traffic and air quality impacts identified in the Draft EIR With the implementation of the appropriate mitigation measures, the proposed subdivision will not cause any significant environmental impacts, with the exception of unavoidable traffic and air quality impacts Those mitigation measures identified in the Draft EIR have been incorporated into the Mitigation Monitoring and Reporting Program F The design of the subdivision or type of improvements are not likely to cause serious public health problems The size and shape of all lots will protect public health The proposed internal roadway to serve the subdivision will be designed to provide safe and efficient vehicle and pedestrian movements throughout the project site Subdivision improvements will be required to comply with the Americans with Disabilities Act G The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision The project applicant will relocate or build over the exiting sewer easement on the property The MTA aerial easement will not be disturbed by the design of the proposed project The project will also include a system of private internal roadways to provide public access to all the buildings throughout the subdivision SECTION 9 Administrative Use Permit Findings A There is compatibility of the particular use on the particular site in relationship to other existing and potential uses within the general area in which the use is proposed to be located The on -site sale and consumption of alcoholic beverages is consistent with restaurants and hotels facilities Most, if not all of the restaurants and hotels in the northeast quadrant of the City, permit the on -site sale and consumption of alcohol 17 156 B The proposed use is consistent and compatible with the purpose of the zone in which the site is located The on -site sale and consumption of alcohol is compatible with restaurants and hotels, which are permitted uses in the proposed Corporate Campus Specific Plan C The proposed location and use and the conditions under which the use would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity The on -site sale and consumption of alcohol would be permitted at indoor and outdoor dining establishments, subject to the approval of licenses to sell alcohol issued by the State Department of Alcohol Beverage Control (ABC) D Potential impacts that could be generated by the proposed use, such as noise, smoke, dust, fumes, vibration, odors, traffic and hazards have been recognized and compensated for There would be no adverse environmental impacts associated with the on -site sale and consumption of alcohol E The State Department of Alcohol Beverage Control will issue a license to sell alcohol to the applicant The City will require evidence that all establishments have alcohol licenses issued by ABC prior to commencement of on -site sale of alcohol SECTION 10 Approvals The City Council approves the following A Subject to the conditions listed on the attached Exhibit "A," which are incorporated into this Ordinance by reference, the City Council approves Environmental Assessment No 548, Specific Plan No 01 -1, Development Agreement No 01 -1, General Plan Amendment No 01 -2, Zone Change No 01 -1, Zone Text Amendment No 01 -1, Administrative Use Permit No 01 -1, and Subdivision No W -5 (Vesting Tentative Tract No 53570) B The City Council adopts the Corporate Campus Specific Plan as set forth in attached Exhibit "B," which is incorporated into this Ordinance by reference. C The City Council amends the Land Use Designations ( "Commercial Designations" subsection) and the proposed Land Use Plan ( "Northeast Quadrant" subsection) of the Land Use Element of the General Plan to reflect the change of the area bounded by Atwood Way on the north, Douglas Street on the east, Mariposa Avenue on the south, and Nash Street on the west from Urban Mixed -Use North to Corporate Campus Specific Plan The corresponding changes to the Land Use Element as set forth in attached Exhibit "C," which is incorporated into this Ordinance by reference D The City Council amends the 1992 General Plan Summary of Existing Trends Buildout (Exhibit LU -3) of the Land Use Element to reflect the change of the area bounded by Atwood Way on the north, Douglas Street on the east, Manposa Avenue on the south, and Nash Street on the west from Urban Mixed -Use North to Corporate Campus Specific Plan The corresponding changes to the Land Use Element as set forth in attached Exhibit "D," which is incorporated into this Ordinance by reference E The City Council should amend the General Plan Land Use Map to reflect the change of the area bounded by Atwood Way on the north, Douglas Street on the east, Manposa Avenue on the south, and Nash Street on the west from Urban Mixed -Use North to 18 157 Corporate Campus Specific Plan The corresponding changes to the Land Use Map as set forth in attached Exhibit "E;' which is incorporated into this Ordinance by reference F The City Council amends the current Zoning Map to reflect a change of the area bounded by Atwood Way on the north, Douglas Street on the east, Manposa Avenue on the south, and Nash Street on the west from Urban Mixed -Use North to Corporate Campus Specific Plan The corresponding changes to the Zoning Map as set forth in attached Exhibit "F," which is incorporated into this Ordinance by reference G The City Council adopts the Development Agreement by and between the City of El Segundo and TPG -El Segundo Partners, LLC, as set forth in attached Exhibit "G," which is incorporated into this Ordinance by reference If TPG -El Segundo, LLC does not purchase the property by January 1, 2006, all entitlements granted as part of the project approval would be null and void The entitlements would not transfer to the current property owner, Federal Express Corporation, or any other party, and, the zoning and General Plan designations for the property which existed prior to the adoption of the project approvals shall instead apply to the property H The City Council adds Subsection 5 to Section 2A of Chapter 3, Title 15, of the ESMC to read as follows "5 Corporate Campus Specific Plan There is one use zone intended to be used within the boundaries of the Corporate Campus Specific Plan This zone is. CCSP — Corporate Campus Specific Plan Zone" SECTION 11 Reliance on Record Each and all 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 12 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 lack of 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 13 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 14 This Ordinance shall become effective at midnight on the thirtieth (30) day from and after the final passage and adoption hereof SECTION 15 According to the El Segundo Municipal Code, a copy of this Ordinance shall be mailed to TPG -EI Segundo Partners, LLC, and to any other person requesting a copy 19 153 SECTION 16 The City Clerk shall certify to the passage and adoption of this ordinance, shall cause the same to be entered in the book of original ordinances of said City, shall make a note of the passage and adoption thereof in the records of the meeting at which the same is passed and adopted; and, shall within 15 days after the passage or adoption thereof cause the same to be published or posted in accordance with the law PASSED, APPROVED AND ADOPTED this 18th day of December. 2001. Mike Gordon, Mayor ATTEST STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS CITY OF EL SEGUNDO ) I, Cindy Mortesen, City Clerk of the City of El Segundo, California, do hereby certify that the whole number of members of the City Council of said City is five; that the foregoing Ordinance No _ was duly introduced by said City Council at a regular meeting held on the 18th day of December, 2001, 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 2ntl day of January, 2001, and the same was so passed and adopted by the following vote AYES• NOES ABSENT ABSTAIN Cindy Mortesen, City Clerk APPROVED AS TO FORM Mark D Hensley, City Attorney 20 159 P \Planning & Building Safety\PROJECTS\526- 550 \Ea - 548 \EA -548 ord -2 doc 21 160 CITY COUNCIL RESOLUTION No. Exhibit "C" CITY COUNCIL ORDINANCE No. Exhibit "A" CONDITIONS OF APPROVAL INDEMNIFICATION 93 TPG -EI Segundo Partners, LLC 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 Resolution No 2517 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 the Resolution No 2517, TPG -El Segundo Partners, LLC 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 94 TPG -El Segundo Partners, LLC must acknowledge receipt and acceptance of the Project Conditions by executing the acknowledgement below By signing this document, TPG -El Segundo Partners, LLC certifies that it has read, understood, and agrees to the Project Conditions listed in this document [Name] [Title] {If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company) P \Planning & Budding Safety\ PROJECTSt526- 5501Ea- 5481Conditions of approval ver 6 -cc doc 3F, Revision Date 12/10/01 25 CITY COUNCIL RESOLUTION NO. EXHIBIT "B" CORPORATE CAMPUS SPECIFIC PLAN ENVIRONMENTAL ASSESSMENT NO. EA -548 GENERAL PLAN AMENDMENT NO. GPA 01 -2 ZONE CHANGE NO. ZC 01 -1 ZONE TEXT AMENDMENT NO. ZTA 01 -1 SPECIFIC PLAN NO. SP 01 -1 DEVELOPMENT AGREEMENT No. DA 01 -1 ADMINISTRATIVE USE PERMIT No. AUP 01 -1 VESTING TENTATIVE TRACT NO. 53570 (SUB. 01 -5) PREPARED FOR: CITY OF EL SEGUNDO 350 MAIN STREET EL SEGUNDO, CALIFORNIA 90245 (310) 524 -2300 APPLICANT: TPG -EL SEGUNDO PARTNERS, LLC 355 SOUTH GRAND AVENUE, SUITE 2820 LOS ANGELES, CA 90071 (213) 613 -1900 PREPARED BY: PSOMAS 11444 WEST OLYMPIC BLVD. SUITE 750 Los ANGELES, CA 90064 (310) 954 -3700 DECEMBER 11, 2001 186 CORPORATE CAMPUS SPECIFIC PLAN TABLE OF CONTENTS I. INTRODUCTION ............................................................................... ..............................1 A SPECIFIC PLAN BOUNDARY. .. ..... - - 1 B SPECIFIC PLAN' SCOPE AND GOALS. .... .. .. .. 1 R. OVERVIEW OF THE SPECIFIC PLAN STUDY AREA._ ........... ..............................6 A THE COMMUNITY. ...... ................ °....... ...... 6 L Demographics 6 2 Location Context.. 6 3 Economic Context ........ 8 B EXISTING LAND USES .. .. .. ... .. .. ... .. .. 8 C EXISTING UTILITIES AND INFRASTRUCTURE... ... .. .... .. .. .. 8 1 Water Service .. 8 2 Fire Protection .. 9 3 Sewer Service 9 4 Gas/Electric/Telephone Utilities 9 5 Solid Waste Disposal .9 D BACKGROUND AND SETTING 10 Ir POTEN71ALCHANGES. ... .. ... .. ....... .. ..... ... ... 10 III. POLICIES AND GUIDELINES ....................................................... .............................11 A ECONOMIC DEVELOPMENT. 11 B LAND USE ...... . 11 C CIRCULATION. ... .. 12 D AESTHETIC ..... 13 E LANDSCAPING ..... ... .. .. 14 F PUBLIC SAFETY .. .. .. .. ... 14 G SIGNAGE . .. .. .... .. ... 15 IV. ADMINISTRATION ......................................................................... .............................16 A INTRODUCTION . .. . . . . .. .. .... .... .. 16 Cin of El Segundo Page i December I1, 18( V B SPECIFIC PLAT ADMINISTRATION .. .. .. 16 1 Administrative Determinations 16 2 Land Use Determinations 16 3 Development Standards Determinations 16 C CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE .. .. 17 DEVELOPMENT STANDARDS ..................................................... .............................18 A PERMITTED USES . . . .. 18 B PERMITTED ACCESSORY USES .. .. .... .. 19 C USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT . .. ... 19 D USES SUBJECT TO A CONDITIONAL USE PERMIT .. ..... .. 19 E PROHIBnED USES . . . . . . . . . ,. .. ... .. .... 19 F DEVELOPMENT STANDARDS .. .. 20 1 General Provisions ..... 20 2 Lot Area . . 20 3 Height ... 20 4 Setbacks ... 21 5 Lot Frontage ......... 21 6 Gross and Net Floor Area 21 7 Floor Area Ratio and Transfer of Development Rights .. 22 8 Walls & Fences.. .22 9 Traffic and Access. 22 10 Parking and Loading 24 11 Minimum and Maximum Floor Area Bp Use 25 12 Signage .. 26 13 Landscaping . 27 i q 8 Cm of E/ Segundo Page a December 11, 2001 EXHIBITS EXHIBIT 1 REGIONAL LOCATION EXHIBIT 2 LOCAL VICINITY . 4 EXHIBIT 3 CONCEPTUAL SITE PLAN EXHIBIT4 VESTING TENTATIVE TpACT MAP No 53570 183 Gn of E/ Segundo Page m December 11, 2001 TABLES TABLE 1. CALIFORNIA ENVIRONMENTAL QUALM ACT COMPLIANCE. 17 190 Cin of E! Segundo Page iv December 11, 2001 APPENDICES APPENDDi A CORPORATE CAMPUS SPECIFIC PLAN LEGAL DESCRIPTION 29 APPENDIX B CORPORATE CAMPUS SPECIFIC PLAN TRIP GENERATION RATES CREDITS AND CAPS 37 191 Cin of El Segundo Page r December 11, 2001 CORPORATE CAMPUS SPECIFIC PLAN I. INTRODUCTION A. SPECIFIC PLAN BOUNDARY The Corporate Campus Specific Plan (CCSP) area is located to the City of El Segundo, County of Los Angeles, California (see Exhibit 1) El Segundo is situated 15 miles southwest of downtown Los Angeles It is located south of Los Angeles International Airport (LAX), east of the Pacific Ocean, north of the City of Manhattan Beach, and west of the City of Hawthorne More specifically, the roughly rectangular 46.5 -acre site is located in the northeast portion of the City of El Segundo, approximately 0.5 miles south of the Los Angeles International Airport (LAX) The site is bounded by Atwood Way and the elevated MTA Green Line to the north, Douglas Street to the east, Mariposa Avenue to the south, and Nash Street and the elevated MTA Green Line to the west (see Exhibit 2). B. SPECIFIC PLAN SCOPE AND GOALS The Corporate Campus Specific Plan consists of a mixed -use development program that would accommodate a range of uses, heights, and building square footages The Specific Plan area is designed to accommodate up to approximately 2,175,000 gross square feet of buildings and associated parking on approximately 46 5 acres of land (see Exhibit 3) Uses may include (but are not limited to) office, research and development, light industnal/manufactunng, laboratories, restaurants, technology related telecommunications and web hosting facilities, hotel/conference center with appurtenant restaurant, retail, service, recreational, and public service uses The El Segundo General Plan provides the underlying fundamentals of the Corporate Campus Specific Plan The Specific Plan serves both as a planning and regulatory document It is the device implementing the El Segundo General Plan in the study area Proposed development plans or agreements, tentative tract or parcel maps, and any other development approval must be consistent with the Specific Plan Projects consistent with this Specific Plan will be automatically deemed consistent with the General Plan The Corporate Campus Specific Plan has 5 major goals, which reflect the vision of the General Plan Facilitate Economic Development Enhance the City's economic base through the addition of a variety of uses such as (but not limited to) office, hotel, retail, restaurant, recreation, office, light industrial, research and development, and technology /web hosting/telecommunications, 192 Cm of El Segundo Page I December 11, 2001 b Expand quality retail service facilities in proximity to major employment centers 2 Promote Compatible Land Uses a Retain and attract econorrucally viable, environmentally safe uses that provide a stable tax base and minimize any negative impact on the City b Provide a combination of standards and incentives that will stimulate quality development 3 Provide a Safe, Convenient. and Efficient Circulation System a Provide a system that incorporates the present and future circulation needs of the surrounding community b Ensure private development identifies potential impacts and proposes reasonable and feasible measures to mitigate potential impacts on the community c Implement Transportation Demand Management measures to discourage single - occupant vehicles, particularly during peak hours, while encouraging ndeshanng, flexible work schedules, telecommuting. and preferential parking for carpools 4 Accentuate Overall Positive Identity of the Community a Enhance services and convenience while respecting the immediate surrounding uses b Incorporate well - designed landscape, lighting, and signage elements 5 Encourage Alternative Modes of Transportation a Provide a mix of uses that stimulate pedestrian environments, reducing traffic impacts to, and within, the area b Develop mixed uses within 1/4 -mile of a Metro Green Line station to encourage transit usage c Provide pedestrian linkages to and from the Metro Green Line station and between buildings d Design pedestrian circulation systems that encourage walking as a safe, convenient, and enjoyable travel mode 193 Cin of E/ Segundo Page 2 December 11, 194 Cln of E! Segundo Page 3 December 11. 2001 w� }t 1 5 NonhnUge s no a Pasadena Woodland Hdts yh,m,a 7oluc 2 10 I ake Oab o s x Well Los Angeles Hoaysmod ,us la Brentwood Beverly Hollywood Hells to Culver Ctt} 1 sm Sane Mowca Ptn'ad Site Whrmcr s \� uo � to Manha Beath s \ 91 Hermosa\ Bach 1 Red� Beath Long Beach xx Pacific Ocean v(1� o� EXHIBIT 1 REGIONAL LOCATION MAP 194 Cln of E! Segundo Page 3 December 11. 2001 EXHIBIT 2 LOCAL VICINITY MAP N }n5 Czn of E/ Segundo Page 4 December ll. 2001 1 ` fp-�lq EXHIBIT CONCEPTUAL SITE PLAN 196 Czt% of El Segundo Page 5 December 11, 2001 II. OVERVIEW OF THE SPECIFIC PLAN STUDY AREA A. THE COMMUNITY The Corporate Campus Specific Plan area is located in the northeastern quadrant of the City of El Segundo The design and implementation of this Specific Plan relate directly to its position within this larger context 1 Demographics The community served by the City of El Segundo includes a very diverse population. representing the full spectrum of social, environmental, and economic issues According to 2000 Census Data, El Segundo has a population of 16,033 and a total of 7,261 dwelling units From 1990 to 2000, El Segundo's population increased by 5% 1 At year -end 1997, the daytime population was approximately 75,000' According to 2000 Census Data, the median age of El Segundo residents is 36 4 years Family households are still a majority in El Segundo (55 %) as opposed to single or unrelated households; 2 Location Context The City of El Segundo is adjacent to the City of Los Angeles on the north, the City of Hawthorne and the County of Los Angeles on the east, the City of Manhattan Beach and the County of Los Angeles on the south, and the City of Los Angeles and the Pacific Ocean on the west As shown in Exhibit 2, the site is less than a quarter mile south of the Glen Anderson Century Freeway (1 -105), one trine west of the San Diego Freeway (SR -405), and approximately one mile west of the juncture of these two freeways The Corporate Campus Specific Plan area is situated in the northeast portion of the City of El Segundo, approximately 0.5 miles south of the Los Angeles International Airport (LAX) The site is bounded by Atwood Way and the elevated MTA Green Line to the north, Douglas Street to the east, Manposa Avenue to the south, and Nash Street and the elevated Green Line to the west In the immediate area of the Specific Plan, the Metro Green Line runs east and west along I -105 and Atwood Way, and turns south at the site's northwest corner The Metro Green Line provides service between Norwalk and Redondo Beach The Manposa -Nash Street station lies diagonally across the street from the Specific Plan area at the southwest comer of Mariposa Avenue and Nash Street 2000 Census Data (www scag ca gov) - City of El Segundo Finance Department - December 1997 Annual Financial Report (CAFR) 197 2000 Census Data (www scag ca gov) Cin of El Segundo Page 6 December 11 2001 0 I � 0 au . – – f – t –aN IaNI -- .v -8, SIREETT gym– – fu_____ -1 III � II I I I a v Lo � I I t I ( I I I e I I � I I , ^ nEs I I I I IC I f�l I I I I I 11 I i^I I I I I I I J ua'E� 511KE1____ rE__ �. _� } -- Oil � I I 5 I I I II I , I � t I „ y -B- 5ntEE* ..v _ I 9 1 I iOs PMfIL I�I II I IP I I 1 I I I 1 1 1 I I I � I •I R I II J °� PMEEL B I: I — I :I I I I , I I I I I I it ii I I 3 Economic Context Over the past seven decades, the City of El Segundo has established itself as a mayor employment center for a variety of industrial. aerospace, high -tech, and airport- related businesses In 1997. El Segundo boasted a daytime working population of approximately 75,000 persons El Segundo is home to many major corporations including Boeing, Chevron, Computer Sciences. DIrecTV. TRW Mattel, Raytheon, Xerox, The Aerospace Corporation. and Northrop Grumman The City is aggressively marketing itself as a favorable business environment using the concept of a "Small Town for Big Business" B. EXISTING LAND USES The City of El Segundo has distinctive land use patterns, which are defined into four quadrants by Sepulveda Boulevard and El Segundo Boulevard (northeast quadrant) Compatibility of an individual land use is determined mainly by its relationship to other uses within its quadrant. The Corporate Campus Specific Plan area is east of Sepulveda Boulevard and north of El Segundo Boulevard (northeast quadrant) This portion of the City is designated as an industrial and commercial region which contains the Boeing campus, Northrop Grumman Corporation, and the C S Air Force's Los Angeles Air Force Base ( LAAFB) adjacent land uses to the north, across Atwood Way, include mid- and high -rise office buildings „ ith multi -story parking structures LAX is also located approximately 0 5 mile north of the Specific P1 in area The adjacent land uses to the east include multi -story facilities for Northrop Grumman C (operation and the LAAFB Land uses to the south include a wind tunnel, a United States Post I f ice, and other smaller industrial, manufacturing, and office buildings. Land uses to the west ,c 1 ude numerous light industrial and manufacturing buildings Other land uses in the general area include a freeway right -of -way (I -105) and commercial storage facilities to the north, a freeway right -of -way (I -405) and residential development to the east of Aviation Boulevard in Los Angeles County, industrial, light industrial, manufacturing, office space, and commercial storage to the south, and industrial, light industrial, and manufacturing development i , the south and west EXISTING UTILITIES AND INFRASTRUCTURE I Water Service Water utility service is provided by the City of El Segundo and is currently available within the Specific Plan Area A 10 -inch waterline exists in Mariposa Avenue, and 12 -mch lines can be found in Douglas and Nash Streets Additionally, a 12-inch line traverses the extreme northwestern portion of the site Cin of El Segundo Page 8 December 11, 2001 199 The West Basin Municipal Water District supplies reclaimed water to the City of El Segundo Reclaimed water systems are not available to the Specific Plan area at this time The nearest main line is located in El Segundo Boulevard 2 Fire Protection The Specific Plan Area is less than one mile from Fire Station 2, located at El Segundo Boulevard and Nash Street The provision of water for fire suppression is provided from existing hydrants located adjacent to the site on Douglas Street, Nash Street, and Manposa Avenue Furthermore, a one -acre site will be included within the Specific Plan for the future relocation of Fire Station 2 3 Sewer Service Within the City of El Segundo, the Los Angeles County Sanitation District services areas east of Sepulveda Boulevard, including the Specific Plan area. Service connections will be made to the existing 8- and 10 -inch lines in the adjacent streets Furthermore, a 15 -inch sewer line crosses the northern portion of the Specific Plan area from east to west. 4 Gas/Electric/Telephone Utilities Four -inch gas lines exist adjacent to the Specific Plan in Douglas Street, Manposa Avenue, and Nash Street Telephone facilities exist in Nash Street and Manposa Avenue. Overhead electrical facilities are above Nash and Douglas Streets and Manposa Avenue Furthermore, cable television and fiber optic lines also exist in the adjacent streets The Specific Plan allows for the development of technology- related telecommunications and web hosting uses Because of the prospective levels of power consumption associated with such uses, the Specific Plan area could include an on -site electrical co- generation facility If necessary, this co- generation facility would be designed to meet the requirements of the utility provider and would be located and screened in a manner so as to preclude its visibility outside the boundaries of the Specific Plan area 5 Solid Waste Disposal Solid waste disposal is provided to commercial and industrial users by a variety of private haulers Development within the Specific Plan area would contract with a provider Landfill capacity is adequate for assumed population and commercial growth within Los Angeles County` The Corporate Campus Specific Plan would not exceed any assumptions for either population or commercial growth in the region. i County of Los Angeles Countywide Siting Element, Adopted 1998 Cin of El Segundo Page 9 December 11, 2001 200