2001 DEC 18 CC PACKET - 3size of the proposed project could reduce the number of impacted intersections,
due to the reduction of trips associated with the reduced project size. New traffic
noise analysis is being conducted and will be included in the Final EIR
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
Finally, the Draft EIR also 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
IX. Application Findings
In order to approve the project, the City Council must take certain actions related
to the proposed project. The Planning Commission's responsibility is to make
recommendations to the City Council related to the CEQA, Specific Plan,
Development Agreement, Administrative Use Permit, Zone Change, Zone Text
Amendment, General Plan Amendment, and Subdivision applications. The
required findings for each of the applications is attached as Exhibit E A detailed
discussion of each required finding is provided below.
CEQA Findings
1 The Draft EIR was completed in compliance with CEQA, (Section 15090) An
Environmental Impact Report (EIR) was prepared for this project pursuant to
the requirements of CEQA. A Notice of Preparation of the Draft EIR was
prepared and circulated for public review from May 11, 2001 to June 11,
2001 The public review and comment period for the Draft EIR extends from
September 24, 2001 to November 8, 2001. A Notice of Completion was filed
with the State Clearinghouse on September 24, 2001
2 The Final EIR will be presented to the City Council, which will review and
consider information contained in the Final OR before approving or denying
the project, (Section 15090). Pursuant to City CEQA Regulations, the Final
EIR will be prepared, distributed, and presented for City Council approval.
3 The record on which the Commission's findings are based is located at the
Department of Planning and Budding Safety, City of El Segundo, 350 Main
Street, El Segundo, California 90245 The custodian of the record is the
Director of Community, Economic and Development Services. (Section
15091).
4 The Final EIR will reflect the City's independent judgment and analysis
(Section 15090). The Planning Commission has independently reviewed and
25
347
significant and unavoidable While the reduced project would lower these
impacts, the impacts may remain unavoidable and significant with the reduced
Project New "hot spot" analysis is being conducted and will be included in the
Final EIR.
As indicated above, the Draft EIR identifies significant project related traffic
impacts at two intersections and significant air quality impact that cannot be
mitigated to a less than significant level In such cases, CEQA requires that the
project cannot be approved unless special findings of overriding concerns can be
made by the City Council CEQA Section 15093(a) states.
"CEQA requires the decision making agency to balance, as
applicable, the economic, legal, social, technological, or other
benefits of a proposed project against its unavoidable
environmental risks when determining whether to approve the
project If the specific economic, legal, social, technological, or
other benefits of the proposed project outweigh the unavoidable
adverse environmental effects, the adverse environmental
effects may be considered "acceptable" "
Unless the project is modified by the applicant to avoid the significant impacts, a
Statement of Overriding Considerations must be adopted by the City Council
stating the specific reasons why the project's benefits outweigh its significant
environmental impacts Based on the consistency of the project with the General
Plan as described earlier, the dedication of a fire station site, the inclusion of a
public recreational component, the public use of internal roadways, the creation
of approximately 6,722 fobs, and the other economic and social benefits that will
derive to the City, and the nature of the unavoidable impacts, subject to any
modifications or revisions to the project that may be included in the Final EIR,
staff recommends that the Planning Commission find that the overriding benefits
of the project outweigh the environmental impacts and recommend to the City
Council adoption of a Statement of Overriding Consideration as required by
CEQA
Cumulative Impacts
The Draft EIR also identified three cumulative impacts, to which the proposed
project would contribute. In each of the cases, the project impact is insignificant
but cumulatively considerable when the impacts of other future planned projects
are also considered
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 established threshold. Therefore, the
project would contribute to a unavoidable cumulative impact. The reduction in the
24
3 d r,
impacts would remain at these intersections The proposed mitigation measures at
the other identified impact intersection would reduce the traffic impacts to
insignificant levels. The Final EIR will include an analysis of the need for all the
identified mitigation measures for the reduced project.
Additionally, since the final design of the project has not been developed, staff has
drafted condition No. 54 to require the submittal of a Traffic, Circulation and
Parking Plan prior to the issuance of each building permit to ensure that site
specific traffic issues have been fully evaluated This condition will also be used to
determine at what point specific off -site improvements or mitigation measures
must be implemented. Since the precise mix of land uses may differ from those
described above, Condition No. 28 would institute a trip cap based on trip
generation identified in the EIR. The trip cap would limit the number of project
generated vehicle trips to 20,013 per day based on the reduced project This
would insure that no matter the mix of commercial and office uses that are
ultimately developed on the project site, the traffic impacts would not exceed the
levels evaluated in the EIR
Air Quail
According to the Draft EIR, the originally proposed project will have negative air
quality impacts associated with project related mobile source emissions and
microscale Carbon Monoxide emissions. When comparing the proposed
emissions from mobile sources associated with the proposed project to the
South Coast Air Quality Management's (SCAQMD) significance thresholds for
criteria pollutants, the EIR concluded that the project would exceed the
thresholds for Reactive Organic Compounds (ROC) and Nitrous Oxides (NO.) at
partial buddout in 2005. At full buildout of the project 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 At this point, staff does not believe that the reduced
project would eliminate the significant impact due to the 15 percent reduction in
project size
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 projects' 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
23 ids
expansion of Los Angeles International Airport (LAX) and redevelopment of the
Los Angeles Air Force Base, which may be very speculative at this point in time
As a result, the traffic study takes a very conservative approach to measuring
growth from projects that may affect traffic in the City. Based on the applicant's
estimated project completion in the 2009, the future traffic conditions with the
proposed project were estimated. The study also examined future traffic conditions
with the Nash - Douglas couplet operating as both one -way and two -way streets
The Traffic Impact Study concluded that the forecasted average daily trip
generation for the original proposed project would be 24,845, of which 2,563 trips
would be in the A.M. peak hour and 3,170 trips would be in the P M. peak hour.
Based on the reduced project, approximately 2,186 trips would be generated in the
A.M. and 2,631 in the P M The total average daily trips for the reduced project
would be approximately 20,013. This would be a 24 percent reduction in average
daily trips.
For the original project, the Study identified two intersections which would require
mitigation during the A.M peak hour only, two intersections during the P.M. peak
hour only and two intersections during and A.M. and P.M. to reduce to
insignificance project related impacts with one -way operation. With two -way
operation, one intersections in the A.M peak hour only, three in the P.M. peak
hour only, and two in the A.M. and PM. Peak hours were identified with significant
deficiencies. An analysis of the cumulative traffic from 28 nearby projects was also
conducted to determine the percent contribution of the proposed project to
overall /cumulative traffic growth in the area. The study identified 18 intersections
that would be significantly impacted by cumulative growth with one -way operations
and 19 significantly impacted intersection with two -way operations It should be
pointed out that CEQA does not require a project to mitigate all cumulative growth,
only its fare share contribution toward cumulative impacts.
Based on the original project, the Draft EIR recommends a number of mitigation
measures (B -1 through B -5) to reduce the number of vehicle trips associated with
the proposed project and several potential roadway improvement projects
(Mitigation measures B -6 though B -14) to improve the traffic flow at the
intersections directly impacted by the proposed project. With one -way or two -way
operations on the Nash - Douglas couplet, mitigation measures would include
intersection improvements at Imperial Boulevard /Sepulveda Boulevard, El
Segundo Boulevard /Sepulveda Boulevard With one -way operation of the Nash
Douglas couple, ramp modifications to 1 -105 off -ramp at Nash Street, and on -ramp
and intersection modifications to the 1 -105 on -ramp at Atwood Way would be
required. With two-way operations of the Nash - Douglas couplet, intersection
modifications at the 1 -105 on -ramp at Atwood Way and improvements at the
intersection of El Segundo Boulevard /Douglas Street would be needed
However, the study concluded that proposed mitigation measures B -9 and B -10,
which affect the intersections of Sepulveda Boulevard / Rosecrans Avenue and
Rosecrans Avenue /Aviation Boulevard, were not feasible due to right -of -way
acquisition requirements that are not possible due to the location of existing
buildings or structures. As a result, significant unavoidable project related traffic
22
344
comments received from the public by November 8, 2001, as well as written
comments from the public, governmental agencies, and other interested parties
during the public review period received by November 8, 2001, will be prepared
and will be included in the Final Environmental Impact Report (Final EIR) As
required by law, the responses to comments received by November 8, 2001 will
be distributed to the public who request a copy and all responsible agencies who
comment on the Draft EIR 10 days prior to the City Council hearing on the
project. The City Council action will be to determine whether or not to certify the
Environmental Impact Report and adopt a Mitigation Monitoring and Reporting
Program (Exhibit A — Attachment H). The City Council is scheduled to conduct a
public hearing on the project on December 4, 2001.
The Draft EIR analyzed a larger project than the reduced project currently being
proposed by the applicant. The Draft EIR examined the environmental impacts of
a project with a maximum permitted FAR of 1 15:1 The reduced project is 15
percent smaller than the project discussed in the Draft EIR. The mix of office
commercial, R & D, light industrial, restaurants that are proposed in the reduced
project is consistent with the mix of uses studied in the Draft EIR The Draft EIR
studied the impact of a project with 2,000,000 gross square foot of office
(approximately 80 percent) and 550,000 gross square feet of non - office uses.
The environmental impacts for the proposed reduced project are within the
scope of the project studied in the Draft EIR The discussion below is based on
the larger project. More detailed analysis of the net change in impacts for the
reduced project will be discussed in the Final EIR.
Summary of EIR Conclusions
Based on public comments in response to the Notice of Preparation and a review
of environmental issues by staff, it was determined that the Draft EIR would
analyze the following environmental impact areas. traffic, air quality, noise, geology
and sods, 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 project related 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 project specific mitigation measures Table 1 -1
(page 1 -7) of the Draft EIR summarize the potential environmental impacts, the
proposed mitigation measures, and the level of significance of each potential
impact after mitigation. Below is a discussion of the environmental areas with
significant unavoidable impacts
Traffic
As part of the Draft EIR, Crain & Associates prepared a Traffic Impact Study to
analyze the potential traffic impacts associated with the proposed project. The
Study analyzed the project traffic impacts on 28 intersections in the area, and
factored in several planned roadway improvements, and other planned and
approved projects in the area. These included major projects, such as the
21 343
project as creating a significant impact on the environment. Therefore, there is
no nexus, as required by law, to require the undergrounding of off -site utility
poles
Staff has developed a draft condition of approval to address a number of traffic
related issues raised by the Public Works Department. Condition No 54 requires
the submittal of a Traffic, Circulation and Parking Plan for each building or
project area to ensure implementation of site specific traffic designs that mitigate
impacts of the final building designs. This would include warrant studies and
deceleration lanes for intersections and driveway access points, including those
on Atwood Way Staff will review the proposed condition to insure that all of the
issues raised by the Public Works Department would be addressed in condition
No 54. Condition No 62 requires City of Los Angeles approval for 1 -105 off -
ramp restnping Draft condition No. 64 is intended to address the conversion of
Nash - Douglas one -way couplet to two —way traffic
The Los Angeles County Congestion Management Plan (CMP) requires a full
Transportation Impact Analysis (TIA) of the CMP Network when an
Environmental Impact Report (EIR) is prepared. Such TIA was prepared and
incorporated into the EIR The project is proposed to be conditioned (condition
No. 51) to require the balancing of all CMP debits and credits to insure that the
proposed project does not cause the City to become non - compliant with regard
to our credit balance The City could lose Gas Tax revenue from the State if a
positive credit/debit balance was not maintained. Condition No 59 has been
drafted to address the construction design and maintenance of the proposed
private roadway, as suggested by the Public Works Department.
The proposed project includes mitigation measures M.2 -1 and M.2 -2, as well as
condition No.s 8, 84, 85 and 86 to require the use of reclaimed water for
irrigation, when reclaimed water becomes available The Department of Public
Works has also requested that the existing asphalt concrete paved raised
median in Atwood way be landscaped. Staff has incorporated this request into
condition No 6 of the draft resolution No. 2517
VIII. Environmental Review
An Environmental Impact Report (EIR) was prepared for this project pursuant to
the requirements of CEQA The City hired the firm of Christopher A. Joseph and
Associates (CAJA) to prepare the EIR The City independently reviewed all work
products prepared by CAJA. Pursuant to CEQA requirements, a Notice of
Preparation of the Draft EIR was prepared and circulated for public review from
May 11, 2001 to June 11, 2001 The public review and comment period for the
Draft EIR extends from September 24, 2001 to November 8, 2001. In
accordance with the City's local CEQA guidelines (City Council Resolution No
3805), the Planning Commission is conducting a public hearing on October 25,
November 8, and 17, 2001, to take public testimony on the Draft EIR and make
recommendations to the City council. Revisions to the Draft EIR, responses to
20
342
DEPARTMENT
COMMENT
The Public works Department requested that the Atwood Way
median be landscaped and that the power poles along
Manposa, Nash and Douglas Streets be undergrounded by the
applicant to improve aesthetics
Traffic comments were related to insuring internal roadways
comply with the Americans with Disabilities Act (ADA), verifying
that permits from adjacent agencies and Caltrans are required,
questioning the feasibility of mitigation measure B -9 to add a
Public Works
fourth through lane to southbound Sepulveda Boulevard at the
intersection of Rosecrans Avenue, commenting on the impact
of conversion of Nash - Douglas streets to two -way traffic,
recommending elimination of Atwood Way driveways, and
requesting analysis of DuleylManposa intersection
Other comments pertained to requesting the use of reclaimed
water for landscaping, ensuring Congestion Management Plan
conformance by balancing debits /credits, and requesting
handicap accessibility be reviewed for all public sidewalks
This report incorporates all the interdepartmental comments received as of
November 9, 2001 (Exhibit C). Additional comments from public agencies and
other interested parties are attached as Exhibit D As additional comments are
received before the November 15, 2001 public hearing, they will be forwarded to
the Commission in a Supplemental Staff Report The City's environmental
consultant, Christopher A Joseph and Associates will provide a list of all
revisions to the Draft EIR and written responses to all comments received by
November 8, 2001, in the Final EIR prior to review by the City Council.
Staff has incorporated all of the Budding Safety Manager's comments into the
draft conditions of approval
The Police Department's comments have been incorporated by reference into
the draft conditions of approval (No. 24) as part of Draft Resolution No 2517 A
strategic security plan, as required by mitigation measures No L 1 -2, will also
address the security issues raised by the Police Department.
The Fire Department's comments have been incorporated by reference into
condition of approval No 15
The Department of Public Works commented that Atwood Way should be
landscaped and utility poles along Manposa Avenue, and Nash and Douglas
Streets around the project should be placed underground at the applicant's
expense to improve aesthetics The poles are owned by Southern California
Edison and the applicant is not required to improve the aesthetics in the public
right -of -way Additionally, the Draft EIR did not identify aesthetics created by the
19 341
VII. Inter - Departmental Comments
INTERDEPARTMENTAL COMMENTS
DEPARTMENT
COMMENT
City Manager' Office
None received as of November 9, 2001
The Building Safety Division commented that all buildings
located next to parcel lines shall meet the Uniform Building
Building Safety
Code requirements for exterior wall and opening protection,
that geotechnical reports for all buildings will be required, all
buildings will require fire sprinklers, accessible path of travel
shall be provided between all parcels and structures, and an
on -site inspection trader shall be required for City staff during
construction
The Department of Recreation and Parks commented that
Recreation and Parks
Alternative Project E in the DEIR should indicate the one -acre
fire station land would be separate and not included within the
five -acre park
The Police Department commented that since the project was
still in the conceptual stage of design, specific safety and
security recommendations could not be made yet They also
provided a checklist of standard comments related to lighting,
Police
addressing, entrances, landscaping, door and window
hardware, walls, dumpsters, parking areas, ladders, dock
areas, security cameras, site directories, pools, telephones,
alarms, security personnel, and other security details The
Traffic Division commented on the need for adequate parking,
loading dock access, and street ingress and egress
Finance
None received as of November 9, 2001
The Fire Department provided comments related to
Fire
requirements for fire mains and hydrants, emergency vehicle
access, automatic fire extinguisher systems, fire alarm
systems, high -rise budding requirements, exits and exit signs,
and possible locations of Fire Station No 2
Library
None received as of November 9, 2001
340
18
MU -N ZONE
REQUIREMENTS STANDARDS
(Street Side) 30' min
Rear
(interior) 5' min.
(Street Side) 30' mm
Landscaping
a) Vehicular - 5% of VUA
Use Area
b) Budding - 5' min.
perimeter
c) Property Fully Landscaped
perimeter
CORPORATE
CAMPUS PROPOSED
SPECIFIC PLAN PROJECT *
15' mm 15' mm * **
5' min. 5' mm. * **
15' min 15' mm * **
5% of VUA 5% min
5' min 5' min.
Fully landscaped Fully
Landscaped
Parking Spaces 6,322 spaces 6,332 spaces 7,685 spaces
* While the overall FAR in the Corporate Campus Specific Plan would not be
permitted to exceed 0.991, individual parcels within the plan area could
exceed 0 99 1 as long as the overall FAR was not exceeded
** Not all parcels within the Corporate Campus Specific Plan would have street
frontage on a public roadway. Parcel No s 3, 12, 19, 20, 21, 22, 23, 24, 25,
and 26 would have a minimum of 100 feet of frontage along one of the internal
private roadways. These roadways will be required to be maintained for the
required public access to the internal parcels
** *The Corporate Campus Specific Plan would require setbacks adjacent to the
four perimeter public roadways to be a minimum of 15 feet. Additionally a 15
foot setback from all the internal private roadway curbs is proposed. Other
interior property line setbacks would be a minimum of 5 feet
Due to the conceptual nature of the proposed plans, and the possibility that the
final building locations and configurations may be different than depicted on the
proposed site plan, conformance with all of the development standards will be
required prior to the issuance of each budding permit
17 339
Pubic Safety
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 project, 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).
Hazardous Materials and Waste Management
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
Zoning Consistency
The following table compares the proposed site development standards in the
Corporate Campus Specific Plan to the current MU -N Zone and compares the
proposed project against the proposed standards Where specific standards are
not provided within the Corporate Campus Specific Plan, the requirements of the
El Segundo Zoning Code would apply
CORPORATE
MU -N ZONE
CAMPUS
PROPOSED
REQUIREMENTS
STANDARDS
SPECIFIC PLAN
PROJECT
Building Area
1.3.1 FAR
0.99 1 overall
0 00.1 to
(Floor Area Ratio)
5.75 FAR*
Lot Area
10,000 s.f. min.
10,000 s f. min.
22,651 s f
min.
Street Frontage
100' mm
100' min.
102' min **
Building Height
175' max
175' max
175' max
Setbacks
Front
30' min
15' mm
15' min. * **
Side
(Interior)
25' min
5' min
5' mm. * **
16
3? R
soccer and baseball fields, which would expand the recreational opportunities for
residents and employees in the City (Goal OS1, Objective OS1 -11) 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
Air Quali
The implementation of transportation demand management programs, as
required by mitigation measures B -1 (TDM measures), B -2 (shuttle bus), B -3
(bike station), B-4 (bike amenities), and B -5 (centralized TMO), and as required
by Chapters 15 -16 and 15 -17 of the El Segundo Municipal Code 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) Approximately $3,700,000 in
Traffic Impact Mitigation Fees and in lieu mitigation measures are required by
City regulation to offset development impacts (AQ5 -1.2) related to the reduced
project The applicant, as required by mitigation measure B -2 (AQ9 -1.3), will
provide a shuttle bus to the City to provide transportation to the Green Line and
downtown The applicant has also agreed to provide a second shuttle bus to the
City 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). For further
analysis of air quality impacts, refer to Section Vill of this report
Noise
Implementation of the proposed project, 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)
Conservation
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 EI Segundo Municipal Code), as required by mitigation
measure M.2 -1 and M.2 -2 and condition of approval No. 8, 84, 85 and 86, would
be consistent and further Policies CN2 -7, CN2 -12 Condition No. 85 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.
15 337
safety Code regulations, as well as all seismic safety, water, noise, and air
standards be adhered to (LU4 -1 2 and LU4 -1.4)
Circulation
The proposed project is consistent with the policies of the City's Circulation
Element Consistent with mitigation measure B -1, B -2, B -3, and B-4, the
Proposed project provides pedestrian and bicycle access to the site and storage
facilities and shower and 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 any applicable regulations regarding preferential
parking areas or promotion of nde share (Policy C2 -5.1). The proposed project
will provide sufficient on -site parking and loading (Policy C3 -2.1 and C1 -3.2) as
required by the El Segundo Municipal Code 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
Policies C3 -1.1 and C3 -1 5 of the General Plan require all project- related
transportation impacts to be mitigated, where feasible, by the developer. The
traffic impact study identified a number of intersections in the City that would
require mitigation and identified mitigation measures to address the traffic
impacts However, because two of the proposed mitigation measures are
infeasible due to right -of -way 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 City Council must adopt a Statement of Overriding
Considerations finding that there are positive aspects of the project, that when
taken as a whole, outweigh the unavoidable negative environmental impacts. A
Statement of Overriding Considerations would indicate that all feasible mitigation
measures were incorporated into the project. As an alternative to a Statement of
Overriding Considerations, the applicant would have to develop other feasible
mitigation 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. For further analysis of traffic impacts, refer to Section IX of this
report
Open Space and Recreation
Implementation of the proposed project 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, OS1 -2.8). Parcel
21, 23, and 26which equal 2.73- acres, would be devoted entirely to passive open
space use with a water feature. The reduced project also incorporates five -acres
in the southeast comer of the property for public recreational facilities such as
14
3,F
Implementation of the proposed project will meet relevant goals and policies with
regard to the Land Use Element The project would have multiple tenants, retail
uses, probably 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 Staff believes that these characteristics
contribute to the mixed -use nature for the project As conditioned, staff believes
that the proposed uses on the 46 53 -acre parcel is a mixed -use project as
envisioned in the General Plan for the property provided the non - office use has
approximately 435,000 square feet or a minimum of 20 percent of the square
footage proposed.
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
Objective LU4-4 contains a number of Policies, specifically, LU4-4 3, LU44 4,
LU44 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 Mixed -Use designation would apply to the project as well.
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 shall 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, LU44.7,
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 (LU 4-4 4 and LU 4-4.6) The proposed project will be accessible by other
public transit (i.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). 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 (LU 7 -1 1 and LU 7-
1 2) All on -site utilities will be placed underground (LU7 -2.3). The potential
cogeneration facility and electrical substation would be incorporated into the
budding architecture and screened to not detract from the appearance of the
project (LU7 -2 5) The EI Segundo Municipal Code requires that all health and
13 33
Therefore, the project meets the fob creation Objective (ED1 -2) in the General
Plan.
Policies ED1 -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 This will
enable the Commission to determine if the fiscal impact might be similar to land
uses, which promote growth and diversification of the tax base. The Fiscal
Impact Analysis shows that the fiscal benefits for the City would be consistent
with the estimates that were prepared for the Grand Avenue Corporate Center
(GACC)
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 This compares favorably to the $838,900 marginal fiscal benefit
estimated for the GACC (Plan B), which was a similar mixed -use project on half
the amount of land (23- acres) as the proposed project. Staff has independently
reviewed the assumptions used in the applicant's fiscal impact analysis and
agrees that they are consistent with the assumptions used in the City's own fiscal
model to determine the revenues and costs associated with the project.
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,
staff believes that the proposed project is consistent with Policy ED1 -2.3.
Land Use
Staff has determined that the project, as proposed and as conditioned, is a
mixed -use project, as contemplated by the General Plan. The reduced project
would include approximately 108,000 gross square feet of commercial uses such
as retail sales and service, day care, health club Research and development
and telecommunications /web hosting would comprise 165,000 gross square feet
There would be approximately 75,000 gross square feet of restaurants. A 87,000
gross square foot hotel is also included in the mix of use in addition to the
1,740,000 gross square feet of office uses. Any combination of these other uses
would contribute to a diversification of the mixed -use nature of the project.
t2 334
The Urban Mixed -Use North land use designation is also intended to "allow for
the flexibility of uses near the three existing, Green tine transit stations "
The proposed project would change the designation of the project site to
Corporate Campus Specific plan This new designation seeks a range of uses,
which promote employment and diversity The proposed project and its
consistency with relevant Element Goals, Objectives and Policies of the City of
El Segundo General Plan are discussed below
Economic Development
The General Plan also contains a number of relevant Goals, Objectives, and
Policies in the Economic Development Element The goal of Objective ED1 -1 is
building "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 ". Staff believes the
benefits of the development will be shared and supported by all constituencies in
the City Staff believes the proposed protect 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 The analysis is attached to this report (Exhibit 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 " Staff is of the opinion that 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
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 protect does meet the diversification criteria
established in the General Plan, by the EDAC, and the City Council.
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.
11 31.s
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 consistent with the proposed phasing plan for the
project. The developer would also be entitled to request a five -year extension,
subject to the approval of the City Council. Typical Development Agreements
approved by the City, including the Agreement for the Grand Avenue Corporate
Center, have set terms with a similar length
One provision of 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. An exact location for
the proposed fire station parcel has not yet been identified. On the concept site
plan, it is shown on Parcel No 11 at the southeast comer of the property 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, appraised at approximately $1,880,000 The fire
service mitigation fee would have been approximately $304,500.
The Development Agreement would allow the applicant to offset a portion of the
cost of construction of the Maple Avenue extension and the Atwood Way 1 -105
Freeway on -ramp extension (Streets "A" and "B" on the Tract Map) and other off -
site mitigation measures against the Traffic Impact Mitigation Fee that is
required.
The Development Agreement contains Section 3.1, which stipulates that the
Agreement is conditioned on the applicant's acquisition of the property. If TPG -E1
Segundo, LLC does not purchase the property by January 1, 2006, all
entitlements granted as part of the project approval would be voided The
entitlements would not transfer to the current property owner, Federal Express
Corporation, or any other party.
The City and the applicant have completed negotiations on the substantial
issues in the proposed Development Agreement. There may be minor
modifications made to the agreement to clarify provisions before the proposal
would be presented to the City Council for consideration All of the provisions of
the proposed Development Agreement are recommendations by staff for
Planning Commission recommendation and City Council approval
Vi. General Plan Consistency
The El Segundo General Plan land use designation for the proposed project is
currently Urban Mixed -Use North, This Urban Mixed -Use North designation was
originally adopted as the Urban Mixed -Use (MU) designation in 1993 for
purposes of changing the future land use patterns to seek a "mixture of office,
research and development, retail and hotel uses rather than industrial type uses
10 332
Utilities
Additionally, to partially offset the potential power needs of the proposed project,
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 buildings in the project The facility would be subject to permitting
and regulatory requirements of the South Coast Air Quality Management District
The Draft Environmental Impact Report (Page II -9) contains a more detailed
description.
If a large telecommunications /web hosting facility is included in the project under
the permitted mix of uses, an onsite electrical substation may be required due to
the unusually high electricity demands of such uses.
The proposed subdivision, which is based on the conceptual site plan, includes
26 separate parcels of land ranging from 0 52- to 5.83 -acres Minimum parcel
sizes in the Corporate Campus 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
Corporate Campus 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
Parkin
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, 232 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. The actual parking requirements depend on
the eventual breakdown of the mix of uses that are constructed
Development Agreement
The proposed Development Agreement would also require the applicant to
provide the required parking for the parkland within adjacent parking structures
on the project site on a shared -use basis By agreeing to this requirement, the
City will be saved the cost of construction 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
9 3'�j
Fire Station Site
The project site would also include a fire station site, approximately 1.0 -acre in
size to be dedicated to the City The final fire station location is yet to be
determined The site is currently depicted on Parcel No 11 on the southeast
comer of the protect at the intersection of Douglas Street and Manposa Avenue.
Fire Station No. 2, currently at the comer of Nash Street and El Segundo
Boulevard would be relocated to this new location.
Park Site
The project also includes the City purchase of approximately five -acres of the
property (Parcels 10, 11, 12, and 13) in the southeast corner for use as a public
recreational facility 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.
Through the Development Agreement, the purchase price of the parkland would
be a total of $5,000,000 ($1,000,000 per acre) 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
Internal Roadways
The proposed project would also include the construction of internal roadways to
facilitate vehicle and pedestrian movements within and through the property. As
depicted on the proposed site 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 protect site The Maple Avenue extension
( "A" Street on Tentative Tract Map) and connector road to 1 -105 on ramp at
Atwood Way ( "B" Street on 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
developer would be eligible to offset a portion of the cost of construction 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
protect. 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 would 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.
8 33()
Parcel
Bldg.
No
Acres
Office
Area
R &O/
Telecom
Hotel/
Conf
Retail
Area
Restaurant
Total
Area
FAR
No
17
None
052
000
000
18
1
074
6,000
8,000
14,000
040
19
9, G
1 83
172,000
9,000
6,000
187,000
216
20
10, H
177
155,000
4,000
6.000
165,000
197
21
None
081
000
000
22
5, B
105
279,000
7,000
286,000
575
23
None
094
000
000
24
6
192
215,000
215,000
237
25
11
1 56
289,000
289,000
391
26
None
1 01
000
000
TOTALS
46.53
1,740,000
165,000
87,000
108,000
75,000
2,175,000
0.99
Phasing
The proposed project would be built in ten phases over seven years with
construction expected to begin in 2002 and completion 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 approximately 18 months apart A
proposed phasing plan is included in the Draft Environmental Impact Report
(Page II -11)
This project description acknowledges that there are a variety of options and site
plan configurations, which may ultimately be developed within the overall
development envelope for the proposed El Segundo Corporate Campus Project
The Project Description defines the project as to include several land uses
including. office, retail, hotel /conference, telecommunications /web hosting,
health club, restaurant, and day care The Corporate Campus 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 Corporate
Campus Specific Plan, such as commercial, retail, and light industrial uses. Such
a proportional mix of uses would be consistent with the other projects approved
by the City in the MU -N Zone. The Grand Avenue Corporate Center (EA No.
430), the Proficiency Capital seven -story building addition (EA No. 539), and the
Douglas Technology Centre (EA No 530) were all conditioned to require a
minimum of 20 percent non -office uses to ensure a mix of uses as required by
the zone
3 ?9
7
as the five -acres to be purchased by the City for parkland would not be deducted
from the site area for FAR purposes.
The Corporate Campus 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 5.75:1. Eleven of the proposed parcels would have
no FAR at all because two parcels (No. 5 and 9) would only contain parking
structures, two parcels (No 1, and 17) would only contain surface parking lots,
another three parcels (No 21, 23, and 26) would contain common open space
areas, and four parcels (No 10, 11, 12, and 13) represent the location of the
proposed fire station site and the five -acre recreational site Any donor parcels
for FAR purposes will have covenants recorded stating the maximum FAR
permitted on the parcel. However, the Corporate Campus Specific Plan would
prohibit the overall FAR to exceed 0.99:1. For reference purposes, the maximum
allowed FAR in the MU -N Zone is 1.30:1
The following table provides a breakdown of the proposed uses by parcel.
Parcel
No
Bldg.
No.
Acres
Office
Area
R &D/
Telecom.
Hotel/
Conf.
Retail
Area
Restaurant
Total
Area
FAR
1
None
095
000
000
2
E, F, G-4
583
87,000
44,000
10,000
141,000
051
3
3
164
187,000
187,000
241
4
A
072
10,000
10,000
029
5
G -1
267
000
6
1,M
087
65,000
7,000
72,000
175
7
2, L
1 53
100,000
4,000
8,000
112,000
1 55
8
4
136
109,000
109,000
169
9
G -2
281
000
000
10
Park/Fire
Station
1
000
0 00
11
Park/Fire
Station
314
000
000
12
Statioire
Station
1 52
0.00
000
13
Park/Fire
Station
055
000
000
14
13
231
122,000
122,000
1 12
15
12, K
248
212,000
4,000
8,000
224,000
191
16
J, G -5
466
30,000
12,000
42,000
019
6 3'8
Uses east and southeast of the proposed project site across Douglas Street
include multi -story facilities for Northrop - Grumman and the Los Angeles Air
Force Base ( LAAFB). These properties were zoned M -1 and M -2 prior to the
creation of the Urban Mixed -Use Zoning designation The LAAFB is currently
zoned Public Facilities (P -F) These two developments predate any zoning for
the properties on which they are located An 11 -acre parcel owned by Overton
Moore Properties with a 216,000 square foot office and industrial building under
construction, the Microcraft Tnsonic Wind Tunnel, and various airline industry-
related facilities are located immediately south of the site. These properties are
also currently zoned MU -N, but were also zoned M -2 prior to the 1993 zone
change amendment
Southwest of the site are also a hotel, recreational /sports training facility, and
office building built as part of the Grand Avenue Corporate Center (GACC) 23-
acre, mixed -use project approved in 1998 The GACC was approved and
developed under the current MU -N Zoning. About a quarter of a mile to the east,
across Aviation Boulevard, and two- thirds of a mile to the west across Sepulveda
Boulevard are primarily residential uses with pockets of supporting retail and
commercial development
Land Use Zone
North: Office MU -N
South: Office, industrial MU -N
East: Light Industrial MU -N
West: Light Industrial, Office M -1, MU -N
Protect Characteristics
Density
The applicant proposes a mixed -use development program that will
accommodate a range of uses and budding square footage The uses proposed
in the Corporate Campus Specific Plan are consistent with the uses provided in
the MU -N Zone and the MMO Zone The only use excluded from the proposed
Corporate Campus Specific Plan that is permitted in the MU -N and MMO zones
is drive -thru restaurant uses. The proposed reduced project would permit up to
2 175 million ra oss square feet of built area on approximately 46.53- grossacres
of land The net floor area, as defined in Section 15 -1 -6 of the El Segundo
Municipal Code, would be a maximum of 2.00 million square feet Based on the
net floor area, the overall development floor -to -area ratio (FAR) for the reduced
project would be 0 99.1 The 0.99 1 FAR would exclude the fire station building
(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, as well
5 3 ?7
Assessment No 415), which was an approximately 1,500,000 square foot mixed
use project, was withdrawn by the previous applicant prior to a Planning
Commission public hearing.
On October 25, 2001, the Planning Commission opened the public hearing on
the pending applications, took public testimony on the project and continued the
public hearing until the November 8, 2001 meeting. On November 8, the
Commission reopened the public hearing, took additional testimony and
continued the public hearing until a special meeting on November 15, 2001, at
6.00 p.m
V. Analysis
Site Description and Surroundi_nq Land Uses
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,
Mariposa 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 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.
Rockwell international used the property from 1953 to 1990 to manufacture
metals and composite aircraft parts During that time, numerous buildings and
underground storage tanks were located on the site. The proposed project site
has remained as level, unimproved land since 1992 when Rockwell International
demolished their facilities on the site and remediated the ground contamination
that existed on -site. In 1997, the California Environmental Protection Agency
issued a determination that no appreciable health, safety or hazard risk
remained on the property
Mid- and high -rise office buildings with multi- storied parking structures are
located along Imperial Highway, immediately north of the proposed project site,
across Atwood Way. These properties are zoned MU -N. Light industrial and
office uses predominate in areas southwest of the site. These areas were zoned
Heavy Industrial (M -2) and Commercial- Manufacturing (C -M) when originally
developed prior to the 1993 zoning change amendment, which re- designated
these properties as Urban Mixed -Use Zoning. This 1993 zone change
implemented the new land use designations adopted in the 1992 General Plan.
These areas are now zoned MU -N and Corporate Office (CO)
4
32.6
IV
(MU -N) Zone for the property and establish specific permitted uses and
development standards for the project (Exhibit A - Attachment B).
3) Development Agreement No. 98 -1 (DA No. 98 -1) - A nine -year
Development Agreement (Exhibit A — Attachment G) is proposed to allow the
developer sufficient time to build the project and provide a mechanism for the
dedication of a one -acre portion of the property to the City for a Fire Station
site and City purchase of a five -acre portion of the property for a public park
4) General Plan Amendment No. 01 -2 (GPA No. 01 -2) — A General Plan
amendment is requested in order to amend the Land Use Element of the
General Plan to re- designate the project site from Urban Mixed -Use North to
Corporate Campus Specific Plan
5) Zone Change No. 01 -1 (ZC No. 01 -1) — An amendment to the Zoning Map is
required to change the zoning for the project from Urban Mixed -Use North to
Corporate Campus Specific Plan (CCSP)
6) Zone Text Amendment No. 01 -1 (ZTA No. 01 -1) - An amendment to Section
15 -3 -2 of the El Segundo Municipal Code is required to list the proposed
Corporate Campus Specific Plan as one of the specific plan zones within the
City
7) Administrative Use Permit No. 014 (AUP No. 01 -1) - An Alcoholic
Beverage Control (ABC) license is required for the on -site sale and
consumption of alcohol in the restaurant and cafe facilities located throughout
the project, as well as in room self service and bars in the hotel rooms
8) Subdivision No. 01 -5 (SUB No. 01 -5) - Vesting Tentative Tract Map No
53570. Twenty-six lot subdivision with parcels ranging in size from
approximately 0.52- to 5 83 -acres The project site is currently comprised of
eight separate legal parcels
All eight applications require review and recommendations by the Planning
Commission The City Council will take final action on all the applications
Background
There are currently no entitlements in place for development on the proposed
site On June 25, 1999, the Planning Commission denied a Conditional Use
Permit (EA No 415, CUP No 97-4) application for Federal Express Corporation
to construct a freight forwarding operation on the entire property Subsequent to
that action, the City Council adopted Ordinance No. 1313 to amend the MU -N
Zone to prohibit new freight forwarding uses in MU -N Zone
Staff also reviewed another project similar to the proposed El Segundo
Corporate Campus in 2000 The El Segundo Media Center (Environmental
3?5
for alternative mixes of non - office uses within the 20 percent requirement The
current Mixed -Use North (MU -N) Zone allows a 1.3 1 net FAR
The applicant has proposed to revise the size of the project in response to
concerns from the community and City staff. The reduced project now being
requested for consideration by the applicant represents a 375,000 gross square
foot (approximately 15 percent) reduction in project size from that was originally
submitted and analyzed in the Draft Environmental Impact Report
The proposed reduced project includes a total gross floor area of 2,175,000
square feet. This 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. The
CCSP would also allow for alternative mixes of non - office uses within the 20
percent requirement.
The reduced proposed Corporate Campus Specific Plan (CCSP) would allow a
maximum overall floor area ratio (FAR) of 0.99:1, based on a maximum net floor
area of 2,000,000 square feet
II. Recommendation
Planning staff recommends that the Planning Commission review the facts as
contained within this report, and adopt Resolution No. 2517 (Exhibit A)
recommending that the City Council approve 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) with conditions for the reduced project.
III. Proiect Description
The following applications are proposed.
1)
Environmental Quality Act (CEQA) - An Environmental Impact Report is
proposed for this project pursuant to the requirements of CEQA. The public
review and comment period for the Environmental Document extends from
September 24, 2001 to November 8, 2001
2) Specific Plan No. 01 -1 (SP No. 01 -1) - The proposed Corporate Campus
Specific Plan (CCSP) would replace the existing Urban Mixed -Use North
2
324
CITY OF EL SEGUNDO
PLANNING COMMISSION STAFF REPORT
PUBLIC HEARING: November 15, 2001
SUBJECT: Environmental Assessment No. 548, Specific Plan
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 Corporation
REQUEST: 2,175,000 Square Foot Mixed -Use Development
El Segundo Corporate Campus
PROPERTY INVOLVED: 700 and 800 Block North Nash Street (former
Rockwell site)
Introduction
The Planning Division has received the above request to approve a Specific
Plan and a nine -year Development Agreement between the City and the
applicant for a 2,550,000 gross square foot mixed -use project to be located on a
vacant 46 53 -acre former Rockwell International property bounded by Nash and
Douglas Streets, Manposa Avenue, and Atwood Way. The property is located in
the Urban Mixed -Use North (MU -N) Zone The project is called the El Segundo
Corporate Campus. The proposed project includes approximately 2,000,000
square feet of offices comprising approximately 80 percent of the project. A mix
of commercial and industrial uses consisting of approximately 100,000 square
feet of R & D /light industrial, 75,000 square feet of telecommunicationslweb
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 hotel /conference
facilities, 10,000 square feet of medical /dental offices, and a 10,000 square foot
day care center would comprise a minimum of approximately 20 percent of the
total building area The proposed Corporate Campus Specific Plan (CCSP)
would allow a maximum overall floor area ratio (FAR) of 1 15:1, based on a
maximum net floor area of 2,350,000 square feet The CCSP would also allow
323
NOV 29 '01 11 31AM
y -U
� � F
m � 3
U � U
C U G
cd y C U
� N W
4 OC m n
y y V
H C �
� Ir
0 � h
V •� O
O
h
7 N N U
O " A
2
V � DUD
H
V y Uri
O y O y
� w U
od = °z 0
U
u u -
R
U U O rq
NOU -29 -2001 11 31
a,
x U
r
L 7
c a
c
r.�
c -
n
M Cn
.7
V
i Z
d
m
y
C
0
U
N
67
d
CC
C
Q
N
J
C
7
V
d
L
d
a
5
W a
C C
i p
C U
h
y 0
4
4 O
U
^
c
U
N
U
CIO
n
cr
��
^
U
b
�
O
M
y
C
7
V
d
L
d
a
5
W a
C C
i p
C U
h
y 0
4
4 O
U
N
U
c �
� C
f9
r
V
1 -1
E2
C
L:7
Q
J
0
Lt
l '+
U
ti
r.�
`.1
W
vr�ll
1�
V
F 7
N
0
d O U
O G v
C U c� co
U y O
U � F
U � d
v m O
y O d
a G 0
Lzi - H
C c b
N
d
C O 9 n 2
� y �
C p o
N
� o � w^
U U .0 a N
C a d
CL.
y O y
4 V 'p O U
C j
O
H
U v !? s 8
372
q
i
0
a
NOV 29 '01 11 29AM
F b
i
I
J l NI
f
I
1
{
144
1
b ena � � �• : o
�' d
Ns �
� �
oa HnS ° '' � �
� •�
ro
NU34 b�
Y�
L
y'
3a�
I s
_
am
•,
'�
km
'1
/.0 t' a t, C�) • 3.
�t
���'a��M�?
6iti��fJr1l+.ii.�.,�,y �1Y
bas %JiwM
.�
-�
..� �`�' 'YN'11i.''�+�1•^�
Y :E 1:'^'•�.i L'' •.i•�.+i.rAf W�,�,�,'S?��i`si,�
,'�J
-e r1�
y�
Cl
LWU
s _
y iIIMi;=
K ^r
'�y art.: G '�-- C
watrla
)
_______ _
�
•Yl 6 _ � � 1!_'}'111
'
,
'• O
61. xefi.
❑
nN V
�E yFC " -� ' M
Z
N
s •• LU W
W
_
1fO 1 Y1d3S
' 7. Ar +s\
z I NyIONI
Em
,�4
N 14 (Hs
y
s
'vil Q n l I Q K J
k� o r_ w
VIN
OalltlO
i
q •'
i �
0 3a0
i a` N
A3N
V+
ry
3?I
NO, I -29 -2001 11,31 qq.
P fAG
NOV 29 '01 11.28RM
s
If you would like to know more about the state law or AQMD s toxics program, call or write the AQMD
at
AQMD - Air Toxics Branch
21865 Copley Drive
Diamond Bar, CA 91765
(909) 396 -3149
If you would like to know more about Northrop Grumman Corporation's activities, call or write
Mr Michael Martin
Environmental Engineer
Northrop Grumman Corporation
One Northrop Avenue _
Hawthorne, CA 90250
320
NGV- 29 -c001 11 31
oa•. n nc
NOv 2P '01 11 28AM
c 4
How does the risk from this facility compare to other risks'
The risk from this facility is relatively small compared to the overall risk that the average American has of
getting cancer Currently, about three out of ten people get cancer for one reason or another In other
words the odds of getting cancer at some time in your life are about 300,000 in a million
What is the cancer risk from toxic air pollution in general?
The "Cancer Risk from Toxic Air Pollution" map on the last page shows the estnnated chance of getting
cancer due to a lifetime of exposure to the air pollution in our four - county area The cancer risk estimates
are based on a study lust completed by the AQMD, called the Multiple Air Toxics Exposure Study This
study is currently being reviewed by the public and will be finalized in the spring of 2000
The estimated chance of cancer in our area ranges from 1120 in one million to 1740 in one million These
estimates assume that a person is exposed for a 70 -year lifetime to the current levels of pollution The
levels of pollution should decrease in the future under AQMD and other government programs to reduce
emissions
The cancer risk fiom toxic air pollution in your neighborhood may be higher or lower than the risks at
these six locations, depending or, toxic emissions in your area AQMD is expanding its pollution
monitoring activities so that it can measure pollutants at more locations in the future
What is being done to reduce the health risks from this facility?
I he state law requiring issuance of t1iis public notice is one step in getting facilities throughout the state to
reduce toxic emissions resulting from their operations The AQMD and other agencies have also
developed other programs designed to prevent pollution and reduce exposure to toxic air pollution
Ho,,v can I get more information'
A copy of Northrop Grumman Corporation's risk assessment report is available for your review at the
following two libraries
AQMD Library
21865 Copley Drive
Diamond Bar, CA 91765
(Tues - Thurs, l Oam - 5pm
Fri 8am - 3pm
Closed Sat, Sun, Mon)
El Segundo Public Library
111 W Manposa Ave
El Segundo, CA 90245
(Mon - Thurs. 9am - 9pm
Fri, 9am - 6pm
Sat, 9am - 5pm
Closed Sun)
NOV -2P -2001 11 31
99%, P.04
Nov 29 '01 11 27AM
INFORMATION SHEET
What are toxic air pollutants?
F.?
Chemicals that cause cancer, birth defects or other health effects are known as toxic substances When
these toxic substances are released in the air, they are called toxic air pollutants
Where do toxic air pollutants come from?
Toxic air pollutants come from a variety of sources These sources include chemical plants and large
manufacturers as well as cars and trucks and smaller businesses Many products used at home, such as
cleaners and paint thinners also contain toxic air,pollutants
What toxic air pollutants does this facility emit?
Under normal operation, this facility emits the toxic air pollutants listed below The possible health effects
of exposure to those pollutants are listed below
Pollutant Possible Health Effects
Hexavalent Chromium Cancer
What is the cancer risk from this facility?
For chemicals that could cause cancer, a calculation called a "risk assessment" was done This is the best
method officials currently have for estimating the chance that breatlung small amount of a chemical over a
long period of tune will cause cancer Because the odds are generally small, they are written as a "number
of chances in a milbon" of getting cancer
The risk estimate conservatively assumes that a person continually breathes the same level of these
pollutants for an entire lifetime (24 hours per day, 365 days per year, for 70 years) Most people are not
exposed for that amount of time, so their actual risk is likely to be lower
Based on the risk assessment, people who live in the area shown on the Facility Risk Map would have their
chance of getting cancer increased by up to 61 chances in a million because of the emissions from this
facility The map shows the risks at various locations The risk assessment is based on what the facility
emitted in 1991 The current emissions from the facility are lower than in 1991 This facility must
continue to report its emissions to the AQMD.
318
NOb 29 '01 11 27RM
F
South Coast
�. Air Quality Management District
21865 E Copley Dr%ve, Diamond Bar, CA 91765 -4182
(909) 396 -2000 http //www agmd gov
NOTICE OF PUBLIC MEETING TO DISCUSS TOXIC RISK
FROM A FACILITY IN YOUR NEIGHBORHOOD
State law ensures your right to know about possible health risks from toxic air pollutants emitted by
facilities in your neighborhood The law requires the following facility to notify you
Facility Name Northrop Grumman Corporation's El Segundo Plant
Address 500 -800 N Douglas St, El Segundo, CA 90245
Type of Business-- Aircraft Manufacturing
Even though this facility may be complymg with all current air pollution control regulations, some toxic
chemicals escape to the air during its normal operations State law requires the facility to notify all of the
people in the area where there is a possible health risk
Summary of Health Risks
Toxic air pollutants (hexavalent chromium) from Northrop Grumman Corporation may be
increasing the cancer risks of people who live;in the area shown on the attached "Facility Risk
Map ". Based on the calculated risk, people who live in the area of impact would have their chances
of getting cancer increased by a maximum ofi61 chances in a million (over a 70 year lifetime) due to
emissions from this facility.
As the air pollution control agency for this area, the South Coast Air Quality Management District
(AQMD) has prepared the enclosed "Information Sheet" Officials from Northrop Grumman Corporation
will conduct a public meeting in your area to answer questions about the toxic chemicals, the potential
health risks, and what is being done to reduce toxic emissions Officials from the AQMD will also attend
the meeting to help answer your questions
PUBLIC MEETING
Date: February 24, 2000
Time: 7:00 to 9:00 PM
Location: Ell Segundo Public Library
111 W Mariposa Av, El Segundo CA 90245
For more information about the facility or the public meeting, please contact Mr Michael Marlin of
Northrop Grumman Corporation at (310) 331 -1766 For more information about government programs to
control toxic air pollution, call the AQMD Toxics Section at (909) 396 -3149
Businesses receiving this notice should post it
where it is most likely to be read by employees.
NOV -29 -2001 11 31
Y ' -,
PROPOSITION 65
WARNING
Northrop Grumman Corporation operates a facility
which emits chromium at (1) 800 N Douglas St., El
Segundo, and a facility which emits chromium and
perchloroethylene at (2) One Northrop Ave.,
Hawthorne. The map below depicts the approximate
areas, as of October 31, 1997, in which persons are
exposed to (solid Ines) and
percriome*hviene (dotted line), chemicals known to the
State of California to cause cancer, at a level
determined by the State to require a warning.
N
O
a z 2 W 3: y Z CENTURY
U) O
y�y = a W z W
C > ;
N a W U
o IMPERIAL
z
a
U) 120TH
NORTHROPA _
N _ - LSEGUNDO
(1) EL SEGUNDO I
FACILITY
(2) FACILITY TY ROSECRANS
MORTMROO GR`MAIMgM
31F
C \ PROP65\ECWCNEWS \97QTR4\97Q4ECWCNEWS DS4
C Proposition 65 and AB 2588 Notices
17) IA n nrmg
-6ad ti^1
Paul Garry, Senior Plager
J meslM Hansen, Director
ommunity, Economic, and Development Services
P \Planning & Building Safety\PROJECTS1526- 550\Ea- 548 \EA -548 SR-4 ver 2 ooc
17
315
Given the nature of the risks associated with the NGC facility, as discussed in
the attached AQMD notice (Exhibit C), compared to the average cancer risks for
the region, staff believes that the use of a park on either the southwest or
southeast comer would be compatible with the NGC emissions Neither
Proposition 65 nor AB 2588 restricts the types of uses which may be allowed in
the so- called risk areas.
Development Agreement
The Commission requested clarification of the dedication of the fire station site
Pursuant to Section 6.2 of the draft Development Agreement, the site is required
to be dedicated to the City prior to the issuance of any Certificate of Occupancy
for any building on the property. The Development Agreement would impose no
restrictions on the City for when the fire station would have to be constructed.
Once dedicated, the City would determine when the Fire Station would be
constructed.
The Commission also requested additional information about the basis for the
fair market valuation in the independent appraisal commissioned by the City in
conjunction with the proposed park purchase. As stated in the previous staff
report, the appraised market value of the property for purchase is $1,880,000 per
acre or $37 50 per square foot This valuation amount is based on the raw land
"as is" on the appraisal date of October 14, 2001. It does not factor in the value
that the proposed entitlements may add to the property, if approved. The agreed
upon sale price to the City is $1,000,000 per acre or $22.95 per square foot.
V. Conclusion
Staff recommends that the Planning Commission recommend that the City
Council approve the proposed reduced project, subject to the conditions
contained in Draft Resolution No. 2517
VI. Exhibits
16 3J 4
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. It should be further noted that the SCAQMD's health risk Assessment 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 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 In discussions with SQCAMD, staff has learned that health risk
associated with people using the park site would be less than for office tenants
because an assessment of health risks 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 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
NGC recommends requiring the project applicant to pass on Proposition 65
notices to its future tenants Staff supports the additional noticing requirement
requested by NGC and has incorporated it into draft conditions of approval No
23 (Exhibit A — Attachment A)
The NGC letter also recommends locating sensitive receptors, such as the
proposed on -site day care facility, outside of the area designated on any "facility
risk map" or "cancer risks from toxic air pollution map" as published by any
business, unless proper mitigation can be applied to limit the geographical extent
of the risk areas. According to the SCAQMD, there are no other companies in El
Segundo subject to AB 2588 notifications that would affect the project site. Since
there appears to be no agency which tracks the publication of Proposition 65
notices, staff is unable to determine if other companies have Proposition 65
"facility risk maps" that would affect the project site Although not required to by
law or by the potential health risks as discussed above, the applicant has agreed
to a condition of approval (No 24) that would require the proposed day care
center be located out of the risk areas published by NGC, as represented by the
current maps included in Exhibit C Furthermore, the placement of tall buildings
(up to 12 stories) between the child care facility and NGC property will act as a
barrier against the migration of emissions between the source and the receptor
The NGC letter recommends the relocation of the park site to the southwest
corner of the property to take advantage of potential synergistic relationships
between the proposed park and the off -site Healthsouth facility and to minimize
the impacts from the NGC facility Alternatively, the NGC suggests moving the
park from the southeast comer an area of the protect site outside any risk areas
of any companies subject to Proposition 65 disclosure obligations
15 31 .s
NGC raises the issue of compatibility of the proposed park use site with NGC's
manufacturing and fabrication activities due to NGC's requirement for
compliance with Proposition 65 and related environmental notices. Proposition
65 requires companies to post notices for the use of certain chemicals NGC
uses hexavelent chromium at its facilities in El Segundo Additionally, Assembly
Bill (AB) 2588 requires notification of property owners of the use of certain toxic
chemicals In its letter, NGC suggests that the park site should not be located to
an area which is located on one of its or any other companies "facility risk map"
or "cancer risk from toxic air pollution map ", which identify areas that may be
susceptible to those emissions A copy of the NGC Proposition 65 warning and
map and NGC's AB 2588 health risk assessment information sheet and "cancer
risk from toxic air pollution map" is included as Exhibit C
It should be noted that both Proposition 65 and AB 2588 are primarily disclosure
statutes with conservative thresholds for public disclosure For example,
Proposition 65 provides in part that no person or company may knowingly
expose individuals to a chemical known to the state to cause cancer without
providing a warning. There is no minimum duration or amount of exposure
specified as a trigger for the notice requirement, although there is an exception if
it can be shown that 'the exposure poses no significant risk assuming lifetime
exposure at the level in question . " As a practical matter, in an abundance of
caution most companies provide the required notice. As a result, these notices
are prevalent in gas stations, supermarkets and even office buildings. The fact
that the project site is shown on the above - referenced maps does not mean that
future occupants will face significant health risks. it is noteworthy that some City
facilities, including parks, have posted Proposition 65 notices.
The contour shown on the "cancer risk from toxic air pollution map" published by
the SCAQMD 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 twenty -four hours per day over a seventy -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 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 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 The measures
reduced the increased cancer risk at the peak receptor from 61 in 1,000,000 to
7 6 in 1,000,000. The health risks at the outside contour were also
proportionately reduced
14 1`1 1)
considerable As stated by NGC, no application has been filed to date, much
less at the time that the NOP was released for the proposed project
It should also be noted that the cumulative impact analysis contained in the Draft
EIR represents a conservative "worst case" analysis in that it considers the
potential cumulative impacts of a number of projects, which may be built at a
lesser density, or not built at all For example, it is reasonably foreseeable that
the size and scope of the LAX master plan will be reduced based on recent
statements from the Mayor of the City of Los Angeles Furthermore, the traffic
analysis in the Draft EIR assumed that none of the related projects would be
required to implement any traffic mitigation measures It is reasonably
foreseeable that such mitigation measures will be implemented, and have future
traffic conditions that will be better than projected In addition, the traffic analysis
in the Draft EIR factors in ambient traffic growth of one -half percent per year
This growth factor was intended in part to cover possible future projects, such as
NGC's possible expansion, which were not reasonably foreseeable at the time
the Draft EIR was prepared
Finally, it should be noted that the Draft EIR analyzed the impacts of a project
containing a total of 2,550,000 gross square feet. Since the completion of the
Draft EIR, the applicant has reduced the size of the protect by 375,000 gross
square feet to 2,175,000 gross square feet Although the reduction in project
size will result in a corresponding reduction in the number of a m., p.m and daily
vehicle trips generated by the proposed project, staff is still recommending
requiring that all of the mitigation measures found feasible in the Draft EIR be
implemented. This will result in incremental increases in capacity at the study
intersections which would be sufficient to accommodate the traffic generated by
an expansion on NGC's property of approximately 375,000 square feet of new
office uses as stated by NGC. Therefore, the conclusions of the Draft EIR would
not change even if the possible expansion by NGC were to be taken into
account
NGC proposed a condition of approval that would assign the excess roadway
capacity resulting from the over - mitigation of the reduce project to other future
development in the immediate area, which could include NGC's own future
expansion. Staff recommends that the proposed traffic condition not be
incorporated into the project Staff does not believe it would be appropriate or
perhaps even legal to assign some of the reduced trips resulting from the
reduced project to another possible development in the City NGC or other future
developers would be responsible for conducting an analysis of their own traffic
impacts upon submittal of a development application. However, based on the
proposed protect described by NGC, the traffic from the proposed NGC
expansion project may be accommodated by the excess capacity generated
from the required mitigation measures from the El Segundo Corporate Campus
project
13 311
of Service —LOS F) under future cumulative conditions. However, the cumulative
analysis incorporates currently proposed projects in the Corporate Campus
project vicinity with full build out and no conditioned traffic improvement
measures The cumulative analysis is a "worst -case" analysis and traffic
operation is expected to be better than noted The addition of both project and
cumulative background traffic results in the LOS F condition
The Los F conditions for Sepulveda Boulevard described in Mr. Greenspan's
testimony are not created by the project itself It is the combination of the project
with the cumulative projects identified in the Draft EIR that may lead to the LOS
F conditions on Sepulveda Boulevard in the future It is likely that future
conditions will be better than the "worst- case" cumulative project analysis It is
not likely that all of the related projects will be built or built to the intensity
currently envisioned It is also likely that these intersections would be at a
reduced LOS in the future even if the proposed project were not approved. In
addition, several projects will be conditioned to provide traffic enhancements to
mitigate their own project impacts, but none of these mitigations is included in
the analysis. Resident access and mobility and emergency services access west
of Sepulveda Boulevard will not be significantly impacted by project related
traffic
Northrop Grumman Letter
The Commission directed staff to respond to the issues brought up by the
Northrop Grumman Corporation in a letter, dated November 9, 2001 and
received on November 15, 2001 The letter raised questions about traffic
mitigation, land use compatibility related to Proposition 65 and related notices,
sensitive receptors and the public park area It also recommended several new
conditions of approval. Each issue will be discussed individually
CEQA requires that an EIR consider whether a project's incremental effects are
cumulatively considerable in light of the cumulative impacts generated by other
reasonably foreseeable past, present and probable future projects. The Northrop
Grumman Corporation (NGC) letter identifies their possible future expansion
plans, but states that these expansion plans have not been "finalized" and the
"precise nature and square footages of the new or renovated uses are still
subject to change " The letter also states that as part of these expansion plans
"certain existing on -site activities (e g., office space) may be replaced with
manufacturing, fabrication, or light industrial uses." Consistent with CEQA, it is
the existing policy of the City to analyze only the actual physical change over
existing conditions and to grant credits for the discontinuance of existing on -site
uses for the purposes of traffic and other impact analyses Therefore, not only is
the precise square footage and type of uses of NGC's future expansion plan
unknown at this time, it is possible that any potential increase in traffic from
these expansion plans could be offset by a corresponding discontinuance of
current on -site activities. As such, NGC's proposed expansion plans are not
reasonably foreseeable for the purposes of determining whether the cumulative
impacts of the El Segundo Corporate Campus Project are cumulatively
12 310
The El Segundo Corporate Campus project could become a member of the El
Segundo Employers Association The developers and tenants could participate
in the various trip reduction programs outlined by the El Segundo Employers
Association
The City's traffic consultant for this project, Crain & Associates, has analyzed the
traffic improvements associated with this possible sub - regional improvement
package and determined that it could increase capacity in the region by
approximately five percent However, because it has not yet been determined if
implementation of such a program would be feasible or would be fully funded or
supported by the South Bay Cities Council of Governments, for the purposes of
CEQA the Draft EIR still assumes a "worst case' scenario and identifies
unmitigated intersections
The Commission requested staff to address the traffic issues in the written
testimony that was submitted by Mr Jack Greenspan at the November 15, 2001
public hearing The issues he raised involved project mitigation, reversible lanes
and grade separations, additional right -of -way, 1 -105 Freeway access, and
Sepulveda Boulevard traffic
It is not unusual, in staffs opinion, for a project of this size to require a Statement
of Overriding Considerations While the City has not approved such a statement
since approval of the General Plan itself in 1992, if there are benefits of the
project that outweigh the unavoidable significant impacts, approval of a
Statement of Overriding Conditions is an appropriate mechanism for compliance
with CEQA
Reconfiguring mayor roadways such as Sepulveda Boulevard, El Segundo
Boulevard and Aviation Boulevard with reversible lanes or grade separations
may improve directional traffic flow but create secondary impacts to parking,
access and circulation In addition, significant acquisition of right -of -way would
be required. Sepulveda Boulevard and El Segundo Boulevard currently have
raised medians, which would provide additional barriers to the feasibility of such
improvements These types of improvements would require multi - jurisdictional
coordination (including Caltrans) as well. These types of regional improvements
may have long -term merit but are beyond the scope of project -level mitigation
The improvement measures at the intersections of Rosecrans Avenue and
Aviation Boulevard and Rosecrans Avenue and Sepulveda Boulevard would
necessitate acquisition of right -of -way from private landowners and indeed,
landowners in another City If the City of El Segundo were to require this
acquisition, the applicant has no way of guaranteeing that the right -of -way could
be acquired and therefore the improvements could not be included as mitigation
measures
The project has mitigated its incremental impact on the I -105 on -ramp at Atwood
Way through the addition of a right -turn lane and through upgrading the traffic
signals. The cumulative analysis identifies this intersection as congested (Level
11
3193
of a grid network improvement These adaptive signal system enhancements
will improve traffic flow along these key arterial networks This adaptive signal
system will monitor and adjust signal timing continuously based upon real time
traffic needs throughout a network of signals The El Segundo Corporate
Campus proposes to participate in the expansion of the already proposed
Intelligent Transportation Systems (ITS) in El Segundo to improve all remaining
traffic signals in the City of El Segundo, east of Sepulveda Boulevard It is
anticipated that this improvement will encourage local traffic to remain within the
local signal system network and create a region wide capacity enhancement
The ITS system will create capacity enhancements and improve progression on
the area's surface streets. Expansion of the system to tie in the ITS system with
freeway ramp meters as well as volume detection systems for the ramps along
the Century Freeway and the San Diego Freeway will provide a fully functioning
integrated system between the surface streets and freeways It is estimated that
full implementation in the region would also improve capacity
Creation of a local transit system to provide transit service between large
employment comdors, Metro Green Line stations, bus transit stop locations,
services and downtown El Segundo would reduce vehicle trips within the El
Segundo industrial and corporate centers This can be achieved with the
purchase of additional transit vehicles for the El Segundo transit program
Additionally, innovative transit pass systems could be made available to
employers in El Segundo for Green Line as well as other transit services in the El
Segundo area
A bike locker /storage system at existing Green Line stations could be
implemented to encourage bicycle travel throughout the region
The internal streets to the El Segundo Corporate Campus project consisting of
the east/west extension of Maple Avenue between Nash Street and Douglas
Street as well as the north /south roadway extending from the extension of Maple
Avenue to the eastbound Century Freeway on -ramp would be constructed as
four -lane roadways and would also be made available for non - project, ambient
traffic These streets will remain as private streets to be maintained by the
applicant but easements will be established to ensure that they remain open to
the public This will create additional roadway capacity enhancements
Overlay the above - described signal system upgrades by providing cost - effective
Transit/Emergency Vehicle preemption devices (Opticom) for emergency
vehicles and transit vehicles operating in the grid system of El Segundo. While
some of the City's emergency fleet is equipped with this preemption capability, it
is not complete This action would complete the fleet deployment and finish the
equipment installation on the remainder of the traffic signals in the City. The
transit vehicles are not now covered by the City's current system and this action
would add the transit vehicles to the preemption system
10 308
Plan (CMP) routes was conducted It was 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
The Commission requested that staff provide a discussion of the proposed
project in relationship to the current Circulation Element The Circulation Element
of the General Plan was adopted by the City Council on December 1, 1992
(Ordinance No 1189) Staff believes that the Circulation Element accurately
reflects the environmental setting for the traffic conditions that exist in the City in
2001. Additionally, there is no requirement that the Circulation Element to be
updated at any particular time While the City did begin a process to update the
Circulation Element, which was ultimately discontinued at the direction of the City
Council, the mere process of initiating an update does not invalidate the current
Circulation Element
Staff has also compared the projected traffic levels in the existing Circulation
Element to the traffic levels projected in the Traffic Impact Study for the
proposed project. Based on this comparison, the projected traffic levels are
consistent with those that were predicted in the Circulation Element in 1991.
Therefore, the basic traffic assumptions upon which the Circulation was based
are still valid today, and the proposed project, which would be built at a density
much lower than permitted in the General Plan, would be consistent with the land
use buildout factored into the existing Circulation Element Staff believes the
proposed project can and should be considered under the current Circulation
Element and that it is not required or necessary to update the Circulation
Element before considering the proposed protect.
The Commission requested information about additional traffic mitigation
measures, which the applicant was considering in an effort to further reduce the
traffic impacts from the protect The proposed protect identifies two significant
protect related impacts, which cannot be mitigated by physical roadway
improvements due to right -of -way constraints, and the "worst case" cumulative
analysis demonstrates a degrading traffic system. Therefore, the following sub -
regional improvement measures have been identified by the applicant for
potential implementation by the protect in partnership with the South Bay Cities
Council of Governments or other governmental and non - governmental
organizations.
The South Bay Cities Council of Governments currently has a funded signal
improvement package, which will improve signal systems along Sepulveda
Boulevard, El Segundo Boulevard, and Aviation Boulevard in the proposed El
Segundo Corporate Campus protect vicinity The City of Los Angeles will be
improving the signal system along Impenal Highway in the protect vicinity as part
s 307
standard by 2010 throughout the basin. (The federal ozone standard has
been met in El Segundo for many years except for a few isolated days )
The Draft EIR acknowledging that secondary pollutant air quality impacts are
significant on a regional scale, and that they cannot be reduced to less than
significant by regional emissions reduction programs until near the end of this
decade Any individual health impacts, however, are mainly to people many miles
away from the coastline, and at microscopic levels from only this proposed project
The Commission requested that staff address the air quality issues raised in Mr
Brian Crowley's second Draft EIR comment letter Mr. Crowley's second Draft
EIR comment letter suggests that the proposed project is in violation of General
Plan Air Quality Goal AQ14 (and associated Policies AQ14 -1.1 and AQ14 -1.2)
and Goal AQ15 (and associated Policies AQ15 -1 1 through AQ15 -1.3) because
the project would result in air emissions that exceed SCAQMD standards Air
Quality Element Goals A014 and AQ15 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 projects that these regulations require As described above, the
proposed project 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.
Traffic Impacts
At its November 15, 2001, meeting, the Planning Commission requested staff to
respond to the Circulation Element issues raised in the letter from Brian Crowley,
received on November 14, 2001 One such 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. As indicated in
Finding N in Section 4 of draft Resolution No. 2517, staff believes the project
would implement all feasible mitigation measures to mitigate the identified
project related impacts. Staff does not believe that the 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 incompatible
with the goals, objectives and policies of the General Plan Circulation Element to
mitigate all impacts. Staff does not think the purpose of these policies was 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, it
appears that this project meets the intent of these provisions
Staff also believes 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
a
306
Gabriel Valley or inland empire area by early afternoon Because of the extensive
turbulent mixing that occurs in four hours of travel, the individual air quality impact
from any project is microscopic on a regional scale It is, however, the cumulative
impact of vehicle trips associated with thousands of individual projects that creates
the basin's continued violations of ozone standards
Because it is impossible to assess the direct project 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 (lbslday, 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 An noted above, 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
The proposed project, by virtue of its size /scope, exceeds these SCAQMD
emissions -based thresholds The actual amount of secondary pollution that any
person in El Segundo, Azusa or Upland will experience from this project, however,
is infinitesimally small It is a regional phenomenon that results because of
atmospheric chemistry, regional on -shore flow, restrictive temperature inversions,
and traffic patterns that derive from land use practices that place fobs where land
prices are highest and homes where land is more affordable (inland)
The Regional Air Quality Management Plan (AQMP), which is based on the
Southern California Association of Governments (SCAG) regional growth
projections, uses complex computer models of air flow, emissions and chemistry,
to predict that the federal ozone standard will be attained by 2010 in the region as
long as patterns of population, housing, employment and land use remain
consistent with SCAG projections Since the SCAG growth projections are based
on the land use bwldout projections of all the General Plans for cities in the air
basin, as long as development within each city is consistent with its own General
Plan, a project would be consistent with the SCAG projections and the AQMP.
Exceedance of SCAQMD significance thresholds should thus be viewed as
follows.
(1) The project will incrementally contribute to ozone and other secondary
pollutant impacts in inland valleys of the basin,
(2) The impact is primarily cumulative in nature in that the increment is
immeasurably small on an individual basis, and,
(3) The regional AQMP suggests that the cumulative level of regional
development can be accommodated while still meeting the federal ozone
P5
Prior to conveyance of the park site, the City will conduct its own due diligence
with respect to the park site and if it is determined that there are any significant
environmental risks, the applicant will be responsible for remediation, and if still
not satisfied, the City has the option of not completing the transaction.
Air Quality Impacts
The Commission directed staff to provide additional information related to the
relationship between air quality impacts and health impacts and how this would
affect the placement of a public park on the project site. As background, air quality
analysis is usually divided in to impacts associated with primary and secondary
pollutants Each of these uses different types of thresholds for determining
significant air quality impacts For "primary pollutants ", such a carbon monoxide,
emitted in their already most unhealthful form, there is a direct means of
calculating the degree of ambient air quality degradation in close proximity to the
source The Draft EIR provides this analysis for carbon monoxide (CO) for mobile
sources as the most common primary pollutant. The South Coast Air Management
District SCAQMD has adopted one -hour and eight -hour CO exposure increments
that would be considered a "substantial impact' under the California Environmental
Quality Act (CEQA)
Primary pollutant impacts from the proposed project are:
(1) Individually less than significant (one -hour CO)
(2) Individually significant (eight -hour CO).
(3) Cumulatively significant (one- and eight -hour CO.
According to the Draft EIR, the localized CO concentration at the nearest
intersections to the alternative proposed park sites, Nash Street/Manposa Avenue
and Douglas Street/Manposa Avenue would be well below the significant
thresholds for one- and eight -hour concentrations for project and cumulative
impacts under both one -way and two -way street configurations. Additionally, since
a significant period of park use would be at night and weekends when surrounding
vehicle traffic is at lower levels, this would also tend to further reduce the potential
CO "hot spot' risk
Therefore, the proposed use of a portion of the project site for recreational uses
would not subject people to a significant air pollution related health risk
Additionally, health risks at parks located west of Sepulveda Boulevard are
identical to the potential health risks of this site
Many pollutants require additional conversion to reach their most unhealthful state
These are called "secondary pollutants " Ozone (photochemical smog) is the best
known secondary pollutant. This conversion process takes several hours (typically
2-4) The primary source of these pollutants is automobiles Primary pollutants
released from cars in El Segundo in the morning may become smog in the San
J
3011
would serve that need Policy OS1 -1.2 "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 corner 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
The Commission asked for additional clarification about the condition of the sod
on the site in relationship to the proposed use of five -acres of the site for
parkland. The project site was historically occupied by Rockwell North American
Aircraft. 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 project 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 comer of the project
site Although much of the impacted soil was excavated from the project site,
VOC contaminated soil 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 project 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 recommended at this time concerning the
historical use of the project site and there is no evidence to indicate that use of
any portion of the property would expose anyone to contaminated soil Thus, the
park can be safely located on any portion of the project site, including the
southeast or southwest corner Copies of closure documents are attached
(Exhibit B) and were included in the Phase I Environmental Assessment
prepared for the proposed project, which is included in Appendix G to the Draft
EIR
5 3'0 3
The Commission asked staff to clarify if the growth projected in the City's
General Plan is inconsistent 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
protections 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 buildout has been included in SCAG's regional protections, the
General Plan is consistent with the AQMP Additionally, provided development
within each city is consistent with its own General Plan, a project would be
consistent with the SCAG projections and the AQMP
Park Site
A number of issues were raised by the Planning Commission associated with the
future use of the proposed park site. The park would be owned by the City of El
Segundo and managed by the City Department of Recreation and Parks As with
all public parks, the Department of Recreation and Parks, with input from the
Parks and Recreation Commission, would oversee the design and development
of the park and set the priorities for the use by various groups and individuals.
One of the main purposes for acquiring the park site is to provide special
purpose soccer fields for youth soccer in the community. Groups such as AYSO
would likely be given priority in the use of the athletic fields that would be
developed As a public park, other groups, including corporate groups, would
also be permitted to use the facilities, but would not be given any special rights
or preferences
Draft Condition of Approval No 68 requires the applicant to provide parking for
the park site in parking structures to be constructed adjacent to the park site
This would eliminate the need for parking to be developed on the five -acre park
site itself It is anticipated that there may be some surface parking provided on
the park site for some interim period of time if the parcels immediately adjacent
to the park site are not developed at the same time as the park site. Since the
applicant is not required to develop any portion of the site first, and it is also
expected that the park site would be developed as soon as the purchase is
completed, there may be a need to provide on -site parking until the nearby
parking structures are built The Parks and Recreation Commission would
determine the number of on- and off -site parking spaces required through the
design process for the park
Staff was requested to respond to a letter from Brian Crowley, received on
November 14, 2001, that raised issues related to the Open Space and
Recreation Element of the General Plan Staff believes 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." Staff believes
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
a
3('r
applicant's discretion The Specific Plan has been revised to incorporate the
phasing plan 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 project
However, the applicant has indicated a desire to build non -office uses in
accordance with the phasing plan, and, would only utilize the deferral if market
conditions dictate
Prohibited Uses
Based on comments received from the public, staff has clarified the draft
Corporate Campus Specific Plan (Exhibit A, Attachment B) by adding a
prohibited use section, which among other things, would prohibit freight
forwarding or similar uses in the Specific Plan area. The proposed language has
been taken verbatim from the Mixed -Use North Zone prohibited use section
Staff has also revised the draft Specific Plan to include light industrial uses as a
permitted use
However, the City Attorney has opined that regardless of whether the Specific
Plan specifically prohibits uses, only the identified permitted uses are allowed in
the Specific Plan area. Additionally, freight forwarding cannot be allowed in the
Specific Plan area unless resident registered voters qualify an initiative petition
providing for such use and it properly ratified by the Council or residential
registered voters
General Plan Consistency
In response to a question raised by public testimony, the Commission requested
that staff address the consistency of the proposed project with the Multimedia
Overlay (MMO) zone The MMO Zone is an "overlay zone" which adds additional
permitted uses to certain zones east of Sepulveda Boulevard, including the MU-
N Zone. One of the purposes of the MMO Zone was to grant environmental
approval for 1,500,000 square feet of entertainment related use that could be
developed throughout the MMO Zone The MMO Zone does not restrict the
development of non - entertainment uses in the underlying zones. In addition, it
does not limit the total amount of development permitted in the underlying zones
to a maximum of 1,500,000 square feet A prospective developer of property in
the underlying zone could develop permitted uses up to the densities permitted
in the respective zones
The entertainment related uses permitted in the MMO Zone have been
incorporated into the draft Specific Plan as permitted uses. While the Corporate
Campus Specific Plan permits entertainment uses, the applicant is not currently
proposing any entertainment uses Additionally the Specific Plan as been revised
to clarify that 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
3 301
applicant's discretion The Specific Plan has been revised to incorporate the
phasing plan 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 project
However, the applicant has indicated a desire to build non -office uses in
accordance with the phasing plan, and, would only utilize the deferral if market
conditions dictate
Prohibited Uses
Based on comments received from the public, staff has clarified the draft
Corporate Campus Specific Plan (Exhibit A, Attachment B) by adding a
prohibited use section, which among other things, would prohibit freight
forwarding or similar uses in the Specific Plan area. The proposed language has
been taken verbatim from the Mixed -Use North Zone prohibited use section
Staff has also revised the draft Specific Plan to include light industrial uses as a
permitted use
However, the City Attorney has opined that regardless of whether the Specific
Plan specifically prohibits uses, only the identified permitted uses are allowed in
the Specific Plan area Additionally, freight forwarding cannot be allowed in the
Specific Plan area unless resident registered voters qualify an initiative petition
providing for such use and it properly ratified by the Council or residential
registered voters
General Plan Consistency
In response to a question raised by public testimony, the Commission requested
that staff address the consistency of the proposed project with the Multimedia
Overlay (MMO) zone The MMO Zone is an "overlay zone" which adds additional
permitted uses to certain zones east of Sepulveda Boulevard, including the MU-
N Zone. One of the purposes of the MMO Zone was to grant environmental
approval for 1,500,000 square feet of entertainment related use that could be
developed throughout the MMO Zone The MMO Zone does not restrict the
development of non - entertainment uses in the underlying zones. In addition, it
does not limit the total amount of development permitted in the underlying zones
to a maximum of 1,500,000 square feet A prospective developer of property in
the underlying zone could develop permitted uses up to the densities permitted
in the respective zones
The entertainment related uses permitted in the MMO Zone have been
incorporated into the draft Specific Plan as permitted uses. While the Corporate
Campus Specific Plan permits entertainment uses, the applicant is not currently
proposing any entertainment uses Additionally the Specific Plan as been revised
to clarify that 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
3 301
The Commission asked staff to clarify if the growth projected in the City's
General Plan is inconsistent 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 buildout 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 consistent with the AQMP Additionally, provided development
within each city is consistent with its own General Plan, a project would be
consistent with the SCAG projections and the AQMP.
Park Site
A number of issues were raised by the Planning Commission associated with the
future use of the proposed park site. The park would be owned by the City of El
Segundo and managed by the City Department of Recreation and Parks As with
all public parks, the Department of Recreation and Parks, with input from the
Parks and Recreation Commission, would oversee the design and development
of the park and set the priorities for the use by various groups and individuals
One of the main purposes for acquiring the park site is to provide special
purpose soccer fields for youth soccer in the community Groups such as AYSO
would likely be given priority in the use of the athletic fields that would be
developed As a public park, other groups, including corporate groups, would
also be permitted to use the facilities, but would not be given any special rights
or preferences.
Draft Condition of Approval No 68 requires the applicant to provide parking for
the park site in parking structures to be constructed adjacent to the park site
This would eliminate the need for parking to be developed on the five -acre park
site itself It is anticipated that there may be some surface parking provided on
the park site for some interim period of time if the parcels immediately adjacent
to the park site are not developed at the same time as the park site. Since the
applicant is not required to develop any portion of the site first, and it is also
expected that the park site would be developed as soon as the purchase is
completed, there may be a need to provide on -site parking until the nearby
parking structures are built The Parks and Recreation Commission would
determine the number of on- and off -site parking spaces required through the
design process for the park
Staff was requested to respond to a letter from Brian Crowley, received on
November 14, 2001, that raised issues related to the Open Space and
Recreation Element of the General Plan. Staff believes 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." Staff believes
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
a
3i'1
II Recommendation
Planning staff recommends that the Planning Commission review the facts as
contained within this report, and adopt Resolution No 2517 (Exhibit A)
recommending that the City Council approve 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) with conditions for the reduced project.
III. Background
On October 25, 2001, the Planning Commission opened the public hearing on
the pending applications, took public testimony on the project, and continued the
public hearing until the November 8, 2001 meeting. On November 8, 2001, the
Commission reopened the public hearing, took additional testimony and
continued the public hearing until a special meeting on November 15, 2001. At
that meeting, the Commission took additional public testimony and began
deliberating on the merits of the proposed project. The Commission voted to
close the public comment portion of the public hearing and continued the item
and action to a special meeting date of December 6, 2001, for further
deliberation by the Commission.
IV. Analysis
At the November 15, 2001 public hearing, the Commission requested additional
information regarding a number of issues related to the proposed project These
issues broadly fall into the following categories. Specific Plan, prohibited uses,
General Plan consistency, park site issues, air quality impacts, traffic impacts,
the Northrop Grumman letter, and the Development Agreement. Staff will
address each of the issues in this report. The issues that were raised in a letter
from Brian Crowley and testimony from Jack Greenspan will also be discussed
as requested by the Commission
Specific Plan
Staff has also incorporated a new section to the draft Specific Plan, which
addresses the issue of the phasing of the office and non - office components of
the proposed project The Speck Plan requires that a maximum of 80 percent
of the building area be devoted to office uses, with a minimum of 20 percent
devoted to non - office uses. Additionally, 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 does provide a deferral of the first 50,000 square
feet of non - office floor area in consideration for the dedication of the one -acre
fire station 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
2 3�0
CITY OF EL SEGUNDO
PLANNING COMMISSION STAFF REPORT
MEETING DATE: December 6, 2001
SUBJECT: 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 -EI Segundo Partners, LLC
PROPERTY OWNER: Federal Express Corporation
REQUEST: 2,175,000 Square Foot Mixed -Use Development
El Segundo Corporate Campus
PROPERTY INVOLVED: 700 and 800 Block North Nash Street (former
Rockwell site)
Introduction
The proposed project is for a Specific Plan and nine -year (with one five -year
extension) Development Agreement, which includes a total gross floor area of
2,175,000 square feet This 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 budding area The
project would also allow for alternative mixes of non - office uses within the 20
percent requirement. Additionally, the Development Agreement provides for a
one -acre dedication by the developer to the City for a future fire station site and
the sale of a five -acre park site. These public facilities provide a further mixture
of uses on the site The reduced proposed project would allow a maximum
overall floor area ratio (FAR) of 0.99.1, based on a maximum net floor area of
2,000,000 square feet.
299
LA x80172 Q
EXHIBIT "E"
AGREEMENT OF PURCHASE AND SALE
AND ESCROW INSTRUCTIONS
EXHIBIT "2 l"
ESCROW HOLDER'S STANDARD PROVISIONS
[To be added]
-20-
2309900002 - 1246027 4 L O
LA #80172 .2
2309900002- 1246027 4
EXHIBIT "E"
AGREEMENT OF PURCHASE AND SALE
AND ESCROW INSTRUCTIONS
EXHIBIT "I I"
LEGAL DESCRIPTION OF REAL PROPERTY
[To be added]
-19-
EXHIBIT "E"
AGREEMENT OF PURCHASE AND SALE
AND ESCROW INSTRUCTIONS
LIST OF EXHIBITS
Exhibit 1 1 Legal Description of Real Property
Exhibit 2 1 Escrow Holder's Standard Provisions
Exhibit 3 1 Covenant and Agreement
LA #80172 Q
M
2309900002 - 1246027 4
296
E -XHMIT "E"
Receipt of the foregoing instructions by Escrow Holder is acknowledged, said
escrow holding is accepted and Escrow Holder agrees to hold and dispose of the funds and
documents deposited in the escrow in accordance with these instructions
Dated
LA #80172 v2
-17-
m
Title:
2309900002- 1246027 4 295
CITY OF EL SEGUNDO,
INC, a California Municipal corporation
m
Mike Gordon, Mayor
LA #80172 v2
2309900002 - 1246027 4
EXHIBIT "E"
-16-
r2sa
ASSUMPTIONS AND GENERAL LIMITING CONDITIONS
Sedway Group has made extensive efforts to confirm the accuracy and timeliness of the information
contained in this study Such information was compiled from a variety of sources, including interviews
with government officials, review of City documents and third parties deemed to be reliable Although
Sedway Group believes all information in this study is correct, it does not wan-ant the accuracy of such
information and assumes no responsibility for inaccuracies in the information by third parties We have no
responsibility to update this report for events and circumstances occurring after the date of this report
Further, no guarantee is made as to the possible effect on development of present or future federal, state or
local legislation, including any regarding environmental or ecological matters
The accompanying projections and analyses are based on estimates and assumptions developed in
connection with the study In turn, these assumptions, and their relation to the projections, were developed
using currently available economic data and other relevant information It is the nature of forecasting,
however, that some assumptions may not materialize, and unanticipated events and circumstances may
occur Therefore, actual results achieved during the projection period will likely vary from the projections,
and some of the variations may be material to the conclusions of the analysts
The existence of hazardous substances, including without limitation asbestos, polychlonnated biphenyls,
petroleum leakage, or agricultural chemicals, which may or may not be present on the subject property, as
well as other possible environmental conditions that may or may not affect the property, are beyond the
scope of this study If any hazardous substances or environmental conditions are present, the value of the
property and the optimal uses of the property may be affected No responsibility is assumed for any such
substance or condition
Contractual obligations do not include access to or ownership transfer of any electronic data processing
files, programs or models completed directly for or as a by- product of this research effort, unless explicitly
so agreed as part of the contract
3 0ti
City of El Segundo
COMMUNITY, ECONOMIC AND DEVELOPMENT
SERVICES DEPARTMENT
0 J1-�
350 Main Street
El Segundo, CA. 90245
(310) 524 -2344
FAX (310) 3224167
APPLICATION FOR A DEVELOPMENT AGREEMENT
Date 4/24/01
The Applicant Mr. Thomas Ricci
TPG - E1 Segundo Partners, LLC 355 S. Grand Avenue, 112820 Los Angeles, CA 90071
Name Address Phone 213/830 -2264
(Applicant must have legal or equitable interest in the real property. Attach evidence.)
(If not owner, a written statement from owners stating they are aware of this application.)
Federal Express Corp. 1980 Noncounah Boulevard Memphis, TN 38132
Owner's Name Address Phone
Property Situated at Portion of northeast quarter Section 7, Township 3 South, Range 14 West,
(Exact legal description If legal description is by metes and bounds, attach a copy.) SBM.
General
Locations 827 N. Douglas Street between Atwood Way and Mariposa Avenue
Address and Street, Avenue Street, Avenue
Existing Zoning MU -N Existing General Plan /Specific Plan urban Mixed Use - North
REQUEST. Underthe provisions of City Council Resolution No 3268 and Government Code Sec
65864 - 65869.5, application for consideration of a Development Agreement for the
above described property
Describe the proposed project in its entirety Include information on the type of construction
proposed, materials to be used, and type of uses involved (i e., bank, general office, restaurant,
etc) Provide details on square footages, heights, number of stones, number of parking spaces
etc
See attached.
AE WVED
3 P %A 0 3 2001
pA a
PLANNING DIVISION
OWNER'S AFFIDAVIT
l,(We) Federal Express Corporation the undersigned, depose and say
that (1 amble are) the OWNER(S) of the property involved in this application and that I(we) have
familiarized myself(ourselves) with the rules and regulation of the City of El Segundo with respect to
preparing and filing this application and that the foregoing statements herein contained and the
information on all documents and plans attached hereto are in all respects true and correct to the
best of my /our knowledge and belief
In lieu of property owner's signature, please reference attached 20_
letter from FedEx dated April 19, 2001. Signature Date
20
Signature Date
AGENT AUTHORIZATION
I hereby authorize Joel B. Miller of Psomas to act for me in all matters relevant to
this application I understand that this person will be the exclusive contact on the project and will be
sMat.WLinformation and correspondence
April 24, 2001 In lieu of property owner's signature,
Thanas S. Ricci please reference attached letter from
wne s signaye FedEx dated April 19, 2001.
AGENT AFFIDAVIT
I,(We) Joel B. Miller the undersigned, depose and say that (I am/We are)
the AGENT(S) of the property involved in this application and that I(we) have familiarized myself
(ourselves) with the rules and regulation of the City of El Segundo with respect to preparing and
filing this application and that the foregoing statements herein contained and the information on all
documents and plans, attached hereto are in all respects true and correct to the best of my /our
knowledge and belief r
.200/
/ Signature ate
20_
Signature Date
38-'
PLANNING DIVISION
MAY
0 3
2001
UU
38-'
PLANNING DIVISION
DEVELOPMENT AGREEMENT APPLICATION RESPONSES
1 Describe the proposed project in its entirety Include information on the type of construction
proposed, materials to be used, and type of uses involved (i e , bank, general office,
restaurant, etc ) Provide details on square footages, heights, number of stories, number of
parking spaces, etc
a Proposed Uses
Uses on the subject site may consist of retail, office, research and
development, light industrial /manufacturing,
technology /telecommunications /web hosting, hotel/conference center,
recreation, and public service
b Building Materials
i Types of building materials currently anticipated include glass, steel, and
textured concrete However, building materials are subject to change based
on the types of uses constructed
c Square footages
The El Segundo Corporate Campus proposes approximately 2 55 million
square feet of mixed uses on 46.53 acres. Land uses are approximately
allocated as follows- 2 million square feet of office uses, and approximately
550,000 square feet combined of retail, research and development, light
industrial/manufacturing, technology /telecommunications /web hosting,
hotel /conference center, recreation, and public service.
d Heights
i Proposed building heights are not to exceed 175 feet
e \umber of stories
i The maximum number of stories proposed for any single building is 12
f Number of parking spaces
i As the exact mix of uses is not yet known, the precise square foot allocation
by use has not been deternuned Thus, the number of onsite parking spaces is
currently unknown However, the number of off -street parking will be
provided according to Chapter 20 54 of the El Segundo Municipal Code
2 Provide a detailed explanation of how the proposed project is consistent with the goals,
objectives, policies and programs specified in the General Plan and any applicable Specific
Plan. Specifically, reference the applicable General Plan and Specific Plan sections
The proposed project lies within the Urban Mixed Use North General Plan
designation and also within the Multimedia Overlay Zone The E1 Segundo
Corporate Campus specifically promotes the goals, objectives. and policies of the
Economic Development and Land Use sections of the General Plan in the following
ways
• The project provides land uses that improve the tax base through the addition
of a variety of retail and commercial uses (Policy ED1 -2 1)
ECEOVEn
MAY 0 3 2001 IIIJj)I�
Page 1
R PLANNING DIVI1 :ON
Development Agreement Application Responses
• Objective LU4-4 "require[s] landscaping, its maintenance, and permanent
upkeep in all new office and mixed -use developments" The proposed project
will implement extensive landscaping around the perimeter and throughout
the project site, and will provide for its on -going maintenance. Furthermore,
Objective LU44 states "provide areas where development has the flexibility
to rmx uses, in an effort to provide synergistic relationships which have the
potential to maximize economic benefit, reduce traffic impacts, and encourage
pedestrian environments" The El Segundo Corporate Campus has been
designed to integrate pedestrian walkways between uses throughout the site to
encourage the execution of multiple tasks on site Moreover, by providing a
wide variety of uses on site, the project is expected to effectively limit vehicle
trips generated in the area
• The project specifically implements Goal LU4 as it "provides a stable tax base
for the City through development of new commercial uses, primarily within a
mixed -use environment..."
• The El Segundo Corporate Campus "promotes the development of high
quality retail facilities in proximity to major employment centers" (Objective
LU4 -1) by providing an assortment of retail and office uses on site.
• In accordance with the Land Use Element's Objective LU4 -3, the project
"provides for new office and research and development uses" Furthermore,
in agreement with the policies of this Objective, the project implements retail
uses on the bottom floors of office and other uses, and provides mixed uses
within one - quarter mile of a Metro Green Line Station
• In support of Policy LU44.5, the project will submit and implement a
Transportation Management Plan in accordance with the guidelines set forth
in Chapters 20 55 and 20.56
3 Describe how the proposed project is compatible with the uses and regulations prescribed for
the zoning district in which it is located
a The proposed project lies within both the MU -N and the Multimedia Overlay (MMO)
zones Each of the project's proposed uses is a permitted use in either, or both, of
these zones However, an Administrative Use Permit is being sought for the project
for the sale of alcoholic beverages associated with retail uses. Furthermore, the
project has been designed to accommodate the development features outlined by the
applicable zones
4 Describe how the proposed project's design would be compatible and integrated with, and
not be detrimental to, existing development on adjacent and surrounding neighboring
properties
The proposed project is compatible with surrounding land uses which generally
consist of commercial office, industrial, and light industrial/manufacturing. As these
uses are similar to those proposed by the project, no adverse consequences are
anticipated. Sufficient parking facilities will be provided on site so as not to deplete
the availability of spaces required by surrounding uses. Furthermore, project ingress
and egress will be designed to be compatible with the circulation of the surroundisig
area p = ( _ 0 V E {���
MAY 0 3 2001 J
Page 2
3 F 9 PLANNING NVIIE CN
on - o=L4
Graham R Smah Delnery Cote 7773 1S Mad PC 60.727 7eiemone 901 434 996C
lice Fresdenr 3680 Maces Gass goat Me , TN 38194 777: ray 90• 433 951E
PrWa,es and iacibnes Memdus TN 38125 tmau arsmim@renuor
', —
r
Express
VIA FEDEX LETTER
April 19, 2001
City of El Segundo
CED Services Department
350 Main Street
El Segundo, California 90245
RE: APPLICATION FOR A DEVELOPMENT AGREEMENT
EL SEGUNDO CORPORATE CAMPUS — EL SEGUNDO, CALIFORNIA
Dear Sir
This letter serves as an attachment to the "Application for a Development Agreement" and
"Initial Study Applicant Questionnaire" as submitted by Thomas S Ricci, Senior Vice President
of Thomas Properties Group, LLC on behalf of TPG -EI Segundo Partners, LLC
As owner of the subject property, we hereby acknowledge that we are aware that Mr. Ricci is
applying for a "Development Agreement" by and between the City of El Segundo ( "City ") and
TPG —El Segundo Partners, LLC, c/o Thomas Properties Group, LLC Federal Express
Corporation ( "FedEx ") executed a purchase and sale agreement with El Segundo Media Center
LLC. El Segundo Media Center LLC has assigned the purchase and sale agreement to TPG -E1
Segundo Partners LLC.
FedEx hereby acknowledges and authorizes TPG -El Segundo Partners, LLC, c/o Thomas
Properties Group, LLC to work with the City to negotiate and obtain a Development Agreement
that will allow it to develop the property consistent with the project parameters outlined in the
application We wish TPG -El Segundo Partners, LLC all success in their development
Our agreement however is subject to the condition that the Development Agreement provide that
if TPG -El Segundo Partners, LLC does not purchase the property, the Development Agreement
may be null and void and of no further force or effect, at FedEx's sole and absolute discretion, so
that the Development Agreement does not automatically bind Federal Express Corporation or the
property in the event the property is not purchased
HE C E � V E
MAY 0 3 2001 IJ
3�D
PLANNING DfVi4.f ^'
April 19, 2001
Page 2 of 2
FedEx's execution of this letter is subject to the immediately preceding paragraph In addition,
FedEx's execution of this letter is based solely upon its reliance on the information provided by
TPG El Segundo Partners, LLC and Thomas Properties Group, LLC in the Initial Study
Applicant Questionnaire and Application For a Development Agreement.
Should you have any questions, please feel free to call
Sincerely,
FEDERAL XPRESS CORPORATION
Graham R. Smith
Vice- President Properties and Facilities
390642
App,oved ul
Legal Department 9H'
T O/ ,y ,lp'e�
HR C E 9 w E
MAY 0 3 2001
r�ANNING DIVISION
311
The Applicant
(Check One)
Owner _
Property Owner
COMMUNITY, ECONOMIC AND
EVELOPMENT SERVICES DEPARTMENT 350 Main Street
El Segundo, CA 80245
(310) 524 -2344
FAX (310) 322 -4167
TION FOR A ZONE TEXT AMENDMENT
PROJECT NO
Date 10 -09-01
TPG-El Segundo Partners, L.LC 355 S Grand Ave Ste 2820, LA. CA 90071 213 6131900
Name Address Phone
Lessee _V
Name
Agent
Property Situated at See attached local description (Exact legal description. Provide attachment if necessary)
General
.ocation: south of Atwood Way /north of Mariposa Ave between Nash and Douglas Streets
Address and Street, Avenue Street, Avenue
Existing Zoning. MU-N
Request Under the provisions of Title 15, Chapter 26 of the Municipal Code, application for
consideration of a Zone Text Amendment for the above described property
Does public necessity require the proposed amendment? Describe the nature of the proposed amendment,
including the section(s) of the Municipal Code to be amended
Public necessity warrants this zone change as it is required to make the zoning of the site consistent with the
proposed Corporate Campus Specific Plan General Plan designation The proposed amendment includes revising
Section 15-3 -2 of the El Segundo Zoning Code (Specific Plan Zones) to add the Corporate Campus Specific Plan
Zone.
2 Would the changes proposed by the amendment be detrimental in any way to the surrounding property?
(Explain reasons supporting your answers )
No The proposed uses are consistent with both the existing and proposed zoning designations, and pose no
detrimental health or safety effects to surrounding properties The Corporate Campus Specific Plan zone is intended
to provide positive effects on area properties by allowing for supenor site planning with reduced density Any
specific impacts will be identified in the project's Environmental Impact Report and mitigation measures incorporated
ensure that surrounding properties are not affected by this proposal.
392
OWNER'S AFFIDAVIT
1 /(We) Federal Express Corporation being duly swom dispose and say that (I am/We are) the OWNERS) of the
property involved in this application and that Ilwe have familiarized myself (ourselves) with the rules and regulation
of the City of El Segundo with respect to preparing and filing this application and that the foregoing statements
herein contained and the information on documents and all plans attached hereto are in all respects true and correct
to the best of my /our knowledge and belief
On lieu of oroperty owner's signature, o/ease reference attached letter from FedEx dated April 19, 2001)
Signature Date
STATE OF CALIFORNIA, )
County of Los Angeles )ss.
20
On this day of 20 , before me, the undersigned Notary Public in
and for said county and State, personally appeared known to me to
be the person whose name subscribe to the within instrument, and
acknowledged to me that he /she executed he same
WITNESS my hand and official seal.
Notary Public in and for said County and state
AGENT AUTHORIZATION
I hereby authorize TPG-E1 Segundo Partners, LLC)Thomas S. Ricci to act for me in all matters relevant to this
application I understand that this person will be the exclusive contact on the project and will be sent all information
and correspondence
(in lieu of property owners signature. Please reference attached /elver from FedEx dated April 19 2001)
Owner's Signature
393
AGENT AFFIDAVIT
I, We TPG-EI Segundo Partners, LLC/Thomas S. Ricci being duly sworn dispose and say that Me am the
AGENT(S) of the property involved in this application and that I /we have familiarized myself (ourselves) with the
rules and regulation of the City of El Segundo with respect to preparing and filing this application and that the
foregoing statements herein contained and the information on documents and all plans, attached hereto are in all
respects true and correct to the best of my /our knowledge�an�belie� „ e
STATE OF CALIFORNIA, )
County of Los Angeles )ss
On this day of 0Ch bt , 20__42L, before me, the undersigned Notary Public
in and for said county and State, personally appeared n&rils S • I�Cm r known to
me to be the person whose name /'S subscribe to the within instrument,
and acknowledged to me that he/*a executed-he same
WIT Shan dll119df44'tatN6al
Conrnlalon ►118t13S l.�f/ /� ( "
N01MyPCb1:'Cah°ntO Notary Public in and for said County and state
ras AnoWn CauAv G
Procedures for filing application
File application property completed in the office of the Planning Division Signature of the owner, owners,
lessee, and/or agent shall be notarized before a Notary Public
Applicant shall provide all information, drawings and other materials as requested by the Planning Division
3 Pay filing fee
4 Applicant and affected property owners writ be notified of time of hearing.
5 Applicant must be present at the hearing and may offer additional evidence to support his/her request
6 There shall be an additional fee for filing an appeal
rrAAPP
Planning Staff Date receive EA S Wy
Signature 2TA o I— 1
394
00 — CD-?L: —f—
Graham R Smith Delivery Cade 1117 1 ,ms 111 ieleehome 901 434 -9960
P". in ,m011 1rJm IAar- 1 ,n W id phi , N 111194 / 11i ! m M1 414 9r.10
Hopenres W Far hoes Mempms TN 36125 tmae grsmnh @team core
L1
7 "
Express
VIA FEDEX LETTER
April 19, 2001
City of El Segundo
CED Services Department
350 Main Street
El Segundo, California 90245
RE: APPLICATION FOR A DEVELOPMENT AGREEMENT
EL SEGUNDO CORPORATE CAMPUS — EL SEGUNDO, CALIFORNIA
Dear Sir
This letter serves as an attachment to the "Application for a Development Agreement" and
"Initial Study Applicant Questionnaire" as submitted by Thomas S. Ricci, Senior Vice President
of Thomas Properties Group, LLC on behalf of TPG -EI Segundo Partners, LLC.
As owner of the subject property, we hereby acknowledge that we are aware that Mr. Ricci is
applying for a "Development Agreement" by and between the City of El Segundo ( "City ") and
TPG —El Segundo Partners, LLC, c/o Thomas Properties Group, LLC. Federal Express
Corporation ( "FedEx ") executed a purchase and sale agreement with El Segundo Media Center
LLC El Segundo Media Center LLC has assigned the purchase and sale agreement to TPG -El
Segundo Partners LLC
FedEx hereby acknowledges and authorizes TPG -El Segundo Partners, LLC, c/o Thomas
Properties Group, LLC to work with the City to negotiate and obtain a Development Agreement
that will allow it to develop the property consistent with the project parameters outlined in the
application We wish TPG -El Segundo Partners, LLC all success in their development
Our agreement however is subject to the condition that the Development Agreement provide that
if TPG -El Segundo Partners, LLC does not purchase the property, the Development Agreement
may be null and void and of no further force or effect, at FedEx's sole and absolute discretion, so
that the Development Agreement does not automatically bind Federal Express Corporation or the
property in the event the property is not purchased
395
April 19,2001
Page 2 of 2
FedEx's execution of this letter is subject to the immediately preceding paragraph. In addition,
FedEx's execution of this letter is based solely upon its reliance on the information provided by
TPG -El Segundo Partners, LLC and Thomas Properties Group, LLC in the Initial Study
Applicant Questionnaire and Application For a Development Agreement
Should you have any questions, please feel free to call
Sincerely,
FEDERAL /EXPRESS CORPORATION
J.
Graham R Smith
Vice- President Properties and Facilities
390642 App,oved
y of
Legal Department
396
•
Community, Economic and
Development Services Department
350 Main Street
El Segundo, CA 90245
(310) 524 -2344
FAX (310) 322 -4167
www.elsegundo.org
APPLICATION FOR A SPECIFIC PLAN
PROJECT No. 01 -01
Date. September 25, 2001
The applicant
T_PG — El Seaundo Partners LLC 355 S Grand Ave Suite 2820 LA CA 90071 213 613 1900
(Check On Name Address Phone
Owner
Lessee X
Agent Federal Express Corp 3680 Hacks Cross Rd Bid a 'H' 2nd FI Memphis, TN 38125 901 434.9610
Property Owner's Name Address Phone
Property Situated at. Legal Description Attached
(Exact legal description. Provide attachment if necessary)
General Location south of Atwood Way, north of Manposa Avenue between Doualas and Nash Streets
Address and Street, Avenue Street, Avenue
Existing Zoning; MU -N
Request Under the provisions of Title 15 of the Municipal Code, application for consideration of a Specific Plan for
the above described property
Describe in detail the entire proposed project (type of construction, materials to be used), uses involved
(e g., bank, general office, industrial, restaurant, etc ) including buildings and other equipment necessaryto
the project
The project proposes approximately 2.55 million gross square feet of mixed uses Uses may include (but are not
limited to) office, research and development, light industrial/manufacturing, laboratories, restaurants, technology
related telecommunications and web hosting facilities, hotel/conference centerwith appurtenant restaurant, retail,
service, recreational, and public service uses. Types of building materials currentlyanticipated include. glass, steel,
and textured concrete. Building materials are subject to change based on types of uses constructed. Because of
the prospective levels of power consumption associated with the proposed uses, the Specific Plan area could
include an on -site electrical co- generation facility. If necessary, this cogeneration 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
2 Describe the existing development on the site. Include square footages and uses of each budding on the
site
There is currently no development on the project site. However, Rockwell International previously utilized the
proposed Specific Plan area from 1953 to 1990 to manufacture metals and composite aircraft parts.
31)7
Explain in detail why this particular site is especially suited for the proposed development
The subject site is both zoned for, and in the midst of, mixed 'uses. The project land plan and internal circulation
have been specifically designed to suit the size and shape of the subject site The site is surrounded by roadway
and transit facilities that are capable of supporting the uses proposed by the Specific Plan. Furthermore, the
Specific Plan designation is intended to provide positive effects on area properties by allowing for superior site
planning with reduced density
Describe how the proposed project will compare /contrast to the development of adjacent properties and the
immediate area and will not have detrimental effects to the adjacent properties or neighborhood flow will
potential impacts be mitigated?
The proposed project has been designed to complement adjacent development. Proposed buildings will be similar
in size and scale to surrounding development, and proposed uses are also compatible with those in the area Uses
such as retail, services, and restaurants will bean amenity to area businesses Potential impacts will be identified
in the project's Environmental Impact Report and measures will be proposed to ensure that potential impacts are
mitigated to the greatest extent feasible.
5 Describe the technological processes and equipment employed on -site and their compatibility with existing
and potential land uses within the general area.
With few exceptions, all uses proposed by the Specific Plan will be conducted within enclosed buildings and shall
not impact other uses in the general area The Specific Plan may include an electrical co- generation facility. If
necessary, this cogeneration facility would be designed to meet the requirements of both the onsite uses, as well as
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
OWNER'S AFFIDAVIT
],(We) Federal Express Corporation the undersigned, depose and saythat (I am/We are) the OWNER(S) of the
property involved in this application and that I(we) have familiarized myself (ourselves) with the rules and regulation
of the City of El Segundo with respect to preparing and filing this application and that the foregoing statements
herein contained and the information on all documents and all plans attached hereto are in all respects true and
correct to the best of my /our knowledge and belief
(in lieu of property owner's signature. please reference attached letter from FedEx dated April 18 2001)
20
Signature Date
AGENT AUTHORIZATION
I hereby authorize TPG -EI Segundo Partners, LLC<Thomas S. Ricci to act for me in all matters relevant to this
application. I understand that this person will be the exclusive contact on the project and will be sent all information
and correspondence
(in lieu of property owner's signature, please reference attached letter from FedEx dated April 19 20011
20
Signature Date
398
AGENT AFFIDAVIT
1,(W e) TPG -EI Segundo Partners, LLC/Thomas S. Ricci the undersigned, depose and say that (I am/W a are) th(
AGENT(S) of the property involved in this application and that l(we) have familiarized myself (ourselves) with the
rules and regulation of the City of El Segundo with respect to preparing and filing this application and that the
foregoing statements herein contained and the information on all documents and all plans, attached hereto are in all
respects true and correct to the best of my[aMt�sngwiedge and belief
Date
Procedures for filing application
1 File application properly completed in the office of the Department of Community, Economic and
Development Services along with completed Initial Study Applicant Questionnaire. Signature of the
owner /owners, lessee (If applicant), and/or agent shall be required on all applications
2 Applicant shall provide all information, drawings and other materials as requested by the Planning
Department as Indicated on the Notice to Applicants
3 Pay filing fee (See fee schedule)
4 Applicant and affected property owners will be notified of time of hearing.
5 Applicant must be present at the hearing and may offer additional evidence to support his /her request.
6 Thnre ,hall be an additional fee for filing an appeal
P 1Planntng & Building Safety,AP•FORMS\specahc plan APP dx
Planning Staff Date received l a Off _ E.A. S 4-7
Signature L4. 91 /r J S.P. (31- 1
399
0o —om:�-kN�-
Graham R Smith I)ei[VYr, Caoe 7773 os 771 ielenane 901 434-OW
Vnr7naxLm IIJNIIFI -i1.i N"d ipdn ,N 1111111 ., 11101n m10
Pooperoes and facilities Mempms TN 38125 Enron grsmim @ieaes car
Express
Cpress
VIA FEDEX LETTER
Apn1 19, 2001
City of El Segundo
CED Services Department
350 Main Street
El Segundo, California 90245
RE: APPLICATION FOR A DEVELOPMENT AGREEMENT
EL SEGUNDO CORPORATE CAMPUS — EL SEGUNDO, CALIFORNIA
Dear Sir-
This letter serves as an attachment to the "Application for a Development Agreement" and
"Initial Study Applicant Questionnaire" as submitted by Thomas S. Ricci, Senior Vice President
of Thomas Properties Group, LLC on behalf of TPG -EI Segundo Partners, LLC
As owner of the subject property, we hereby acknowledge that we are aware that Mr Ricci is
applying for a "Development Agreement" by and between the City of El Segundo ( "City'7 and
TPG —EI Segundo Partners, LLC, c/o Thomas Properties Group, LLC Federal Express
Corporation ( "FedEx ") executed a purchase and sale agreement with El Segundo Media Center
LLC El Segundo Media Center LLC has assigned the purchase and sale agreement to TPG -El
Segundo Partners LLC.
FedEx hereby acknowledges and authorizes TPG -EI Segundo Partners, LLC, c/o Thomas
Properties Group, LLC to work with the City to negotiate and obtain a Development Agreement
that will allow it to develop the property consistent with the project parameters outlined in the
application We wish TPG -El Segundo Partners, LLC all success in their development
Our agreement however is subject to the condition that the Development Agreement provide that
if TPG -E] Segundo Partners, LLC does not purchase the property, the Development Agreement
may be null and void and of no further force or effect, at FedEx's sole and absolute discretion, so
that the Development Agreement does not automatically bind Federal Express Corporation or the
property in the event the property is not purchased
400
April 19,2001
Page 2 of 2
FedEx's execution of this letter is subject to the immediately preceding paragraph. In addition,
FedEx's execution of this letter is based solely upon its reliance on the information provided by
TPG -El Segundo Partners, LLC and Thomas Properties Group, LLC in the Initial Study
Applicant Questionnaire and Application For a Development Agreement.
Should you have any questions, please feel free to call
Sincerely,
FEDERAL EXPRESS CORPORATION
Graham R Smith
Vice- President Properties and Facilities
390642
ApP,oved of
Legal Department y ��
40i
Date, June 27, 2001
The Applicant
TPG -El Segundo Pa
Name
(Check One)
COMMUNITY, ECONOMIC AND
DEVELOPMENT SERVICES DEPARTMENT
IPLICATION FOR A ZONE CHANGE
PROJECT NO O1— 1 '� - f} -54.2
Owner Lessee X Agent
Owner
Name
Address
Address
Property ituated at see attached legal description
(Exact legal description Provide attachment if necessary)
General
Location south of Atwood Way /north of Mariposa Ave between Nash and Doualas
Streets
Address and Street, Avenue Street, Avenue
Existing Zoning MU -N
350 Main Street
El Segundo, CA 90245
(310) 524.2344
FAX (310) 322 -4167
Phone
Request Under the provisions of Title 20, Section 20 86 of the Municipal Code, application for
consideration of a Zone Change for the above described property
Does public necessity require the proposed change? Is there a real need in the community for more of
the types of uses permitted by the Zone requested that can be accommodated in the areas already for
such zones? (Fully explain your answer, considering the surrounding property as well as the property
proposed to be reclassified)
Public necessity warrants this zone change as it is required to make the zoning of the site consistent with the
proposed Corporate Campus Specific Plan General Plan designation The uses proposed under this requested
zone change are identical to those allowed under the existing MU -N zone and, therefore, would have no impact
on surrounding properties The proposed Corporate Campus Specific Plan zone simply provides more precise
development standards under which the project will be developed
2 Is the property involved in the proposed reclassification more suitable for the purposes permitted in the
proposed zone than for the purposes permitted in the present classification? (Answer completely, give
all reasons for your answer ) ,� E C rg- 0 M E —
The property and the proposed project are consistent with both the existing and proposed inV 2 6 2001 B
40 2 `_ARRiNG DiVIc'^'
designations The Specific Plan designation is intended to provide more flexibility for the development of a
master - planned corporate campus that will be constructed in several phases The primary objective of the
Specific Plan is to provide for superior, more comprehensive, site planning of the property Additionally, the
requested Corporate Campus Specific Plan zone will lower the overall permitted Floor Area Ratio (FAR) of the
site
3 Would the uses permitted by the proposed zone change be detrimental in any way to the surrounding
property? (Explain reasons supporting your answers )
No The proposed uses are consistent with both the existing and proposed zoning designations, and pose no
detrimental health or safety effects to surrounding properties. The Corporate Campus Specific Plan zone is
intended to provide positive effects on area properties by allowing for superior site planning with reduced
density Any specific impacts will be identified in the project's Environmental Impact Report and mitigation
measures incorporated to ensure that surrounding properties are not affected by this proposal
4 What were the original deed restrictions, if any, concerning the type and class of uses on the property
involved Give expiration date of these restrictions (You may attach a copy of these restrictions, after
properly underscoring the portions that are in answer to this question )
None
OWNER'S AFFIDAVIT
I, We Federal Express Corporation being duly swom dispose and say that I/We
am the OWNER(S) of the property involved in this application and that I /we have familiarized myself (ourselves)
with the rules and regulation of the City of El Segundo with respect to preparing and filing this application and that
the foregoing statements herein contained and the information on documents and all plans attached hereto are
in all respects true and correct to the best of my /our knowledge and belief
In lieu of property owner's signature, please reference
Attarhpd IPt_fPr frrvn PMFv A a1 Apri 1 9,_7nn1 _ , 20
Signature Date
STATE OF CALIFORNIA, )
County of Los Angeles )ss
On this day of 20 before me, the undersigned Notary Public
in and for said county and State, personally appeared known
to me to be the person whose name subscribe to the within
instrument, and acknowledged to me that he /she executed he same
WITNESS my hand and official seal
Notary Public in and for said County and state
AGENT AUTHORIZATION
TPG-El Segundo Partners, LLC/
I hereby authorize Thanas S. Ricci to act for me in all matters relevant to this application I understand,
that this person will be the exclusive contact on the project and will be sent all information and correspondences Lb 2 4n3 1 JUL 26 2001
Dwner's Signature
AGENT AFFIDAVIT
I, We TPG--El Segundo Partners, LLC /Ttxmas S. Ricci being duly swom dispose and say that I/We
am the AGENT(S) of the property involved in this application and that Uwe have familiarized myself (ourselves)
with the rules and regulation of the City of El Segundo with respect to preparing and filing this application and that
the foregoing statements herein contained and the information on documents and all plans, attached hereto are
in all respects true and correct to the best of my /our knowledge and belief
STATE OF CALIFORNIA, )
County of Los Angeles )ss
On this L day of 20�: / before me, the undersigned Notary Public
in and for said county and State, persona&j appeared Id- A known
to me to be the person whose name subscribe to the within
instrument, and acknowledged to me that he /she executed he same
WITNESS my hand and official seal
Public in and for said County and state
Procedures for filing application
1 File application properly completed in the office of the Planning Division Signature of the owner, owners,
lessee, and /or agent shall be notarized before a Notary Public
2 Applicant shall provide all information, drawings and other materials as requested by the Planning Division
3 Pay filing fee
4 Applicant and affected property owners will be notified of time of hearing
5 Applicant must be present at the hearing and may offer additional evidence to support his /her request
6 There shall be an additional fee for filing an appeal,
Planning Staff Date receive a r o EA SU -2
Signature ZC G I — {
5
It 2 6 2001 �-
4 n 4 01VIS1O'
Graham R Smith
VCR Premem
%penes and Fardmes
i
Express
VIA FEDEX LETTER
April 19, 2001
City of El Segundo
CED Services Department
350 Main Street
El Segundo, California 90245
DelweN Code 7773 L .ox 72' 7einnone 901434 898=
3590 Hacks Cross Road M. . Y4 38194 777, tm 991 434 -961C
Mempha TN 38125 cma, msm0@ieaex cor
RE: APPLICATION FOR A DEVELOPMENT AGREEMENT
EL SEGUNDO CORPORATE CAMPUS — EL SEGUNDO, CALIFORNIA
Dear Sir
This letter serves as an attachment to the "Application for a Development Agreement" and
"Initial Study Applicant Questionnaire" as submitted by Thomas S Ricci, Semor Vice President
of Thomas Properties Group, LLC on behalf of TPG -El Segundo Partners, LLC
As owner of the subject property, we hereby acknowledge that we are aware that Mr Ricci is
applying for a "Development Agreement" by and between the City of El Segundo ( "City") and
TPG —El Segundo Partners, LLC, c/o Thomas Properties Group, LLC Federal Express
Corporation ( "FedEx ") executed a purchase and sale agreement with El Segundo Media Center
LLC El Segundo Media Center LLC has assigned the purchase and sale agreement to TPG -E3
Segundo Partners LLC
FedEx hereby acknowledges and authorizes TPG -El Segundo Partners, LLC, c/o Thomas
Properties Group, LLC to work with the City to negotiate and obtain a Development Agreement
that will allow it to develop the property consistent with the protect parameters outlined in the
application We wish TPG -El Segundo Partners, LLC all success in their development
Our agreement however is subject to the condition that the Development Agreement provide that
if TPG -El Segundo Partners, LLC does not purchase the property, the Development Agreement
may be null and void and of no further force or effect, at FedEx's sole and absolute discretion, so
that the Development Agreement does not automatically bind Federal Express Corporation or the
property in the event the property is not purchased
JUL 2 6 2001
._g ex)Atlhi _1
405
April 19,2001
Page -1 of 2
FedEx's execution of this letter is subject to the immediately preceding paragraph In addition,
FedEx's execution of this letter is based solely upon its reliance on the mformation provided by
TP&EI Segundo Partners, LLC and Thomas Properties Group, LLC to the Initial Study
Applicant Questionnaire and Application For a Development Agreement.
Should you have any questions, please feel free to call
Sincerely,
FEDERAL EXPRESS CORPORATION
Graham R Smith
Vice- President Properties and Facilities
390642
App,oved
Legal Department
f vi
Y8ot
1 of
4�6
v-
u u JUL 2 6 1001
,I
Community, Economic and
Development Services Department
APPLICATION FOR SUBDIVISION
PROJECT No. 'EA Jd Oi -S
350 Main Street
El Segundo, CA 90245
(310) 524 -2344
FAX (310) 322 -4167
www.elsegundo.org
Date: 4/24/01
The applicant:
TPG -E1 Segundo Partners, LLC 355 S. Grand Avenue, $2820 Los Angeles, CA 90071
Name Address Phone (213) 830 -2264
(Check One)
Owner Lessee x Agent
Property Owner:
Federal Express Corp. 1980 Nonconnah Boulevard Memphis, TN 38132 (901) 434 -9168
Name Address Phone
Property Situated at: Portion of Northeast quarter Section 7, Township 3 South, Ranee 14 West.
(Exact legal description. Provide attachment if necessary) SBM
General
Location: 827 N. Douglas Street between Atwood Way and Mariposa Avenue
Address and Street, Avenue Street, Avenue
Existing Zoning: MU -N
Tentative Parcel Map Vesting Tentative Parcel Map
Tentative Tract Map x Vesting Tentative Tract Map
Final Tract Map Final Vesting Tract Map
9{deYi E lvi E 0 `�% L`s It 1
Request: Under the provisions of Title 19 of the Municipal Code, application for con r (0 a Qavisis +on
for the above described property
4f�7
SUBMIT WITH THIS APPLICATION:
IS copies of the above noted map(s) prepared in accordance with Title 19, "El Segundo Municipal Code"
Supporting documents or drawings to illustrate the proposed subdivision (parcel) map as fully as possible
Other information as may be required by the Director of Community, Economic and Development Services or City
Engineer
MISCELLANEOUS:
All deeds required shall be recorded in the office of the County Recorder, Los Angeles, California
Provide the City with one reproducible mylar copy of the map(s) after recordation in the County Recorder's office
together with two prints of the same
All maps to be submitted in accordance with the Subdivision Map Act, Division 2 of Title 7 of the Government Code
OWNER'S AFFIDAVIT
I, We Federal Express Corporation the undersigned, depose and say that I/We
am the OWNER(S) of the property involved in this application and that I /we have familiarized myself (ourselves)
with the rules and regulation of the City of El Segundo with respect to preparing and filing this application and that
the foregoing statements herein contained and the information on all documents and all plans attached hereto are
in all respects true and correct to the best of mylour knowledge and belief.
In Lieu of property owner's signature,
please reference attached letter fiat
FedEx dated April 19, 2001 20
Signature Date
AGENT AUTHORIZATION
I hereby authorize TPG -El Segundo Partners, LLC to act for metus in all matters relevant to this
application I understand that this person will be the exclusive contact on the project and will be sent all information
and correspondence.
Ctj�/ April 24, 2001
Owner's Stgnatu
2
LS ��o LE; u v
MAY 0 3 2001
. 1,r.111` 12
4 P'R
AGENT AFFIDAVIT
1, we Joel B. Miller of Psomas the undersigned, depose and say that I/We
am the AGENT(S) of the property involved in this application and that Uwe have familiarized myself (ourselves) with
the rules and regulation of the City of El Segundo with respect to preparing and filing this application and that the
foregoing statements herein contained and the information on all documents and all plans, attached hereto are in
all respects true and correct to the best of my /our knowledge and belief
�✓ , �l�� l cZ Z � 20 Il/
Signature Date
Procedures for filing application
File application properly completed in the office of the Planning Division along with completed Initial Study
Applicant Questionnaire. Signature of the owner/ owners, lessee (if applicant), and/or agent shall br
required on all applications.
2 Applicant shall provide all information, drawings and other materials as requested by the Planning Division
as indicated on the Notice to Applicants.
Pay filing fee (See fee schedule).
4 Applicant and affected property owners will be notified of time of hearing
5 Applicant must be present at the hearing and may offer additional evidence to support his/her request.
6 There shall be an additional fee for filing an appeal
Planning Staff: Date received
Signature tin
P/pbP*fo,®/mbd,v,swv
EA Sy"F
SUB r0)_ S
J l '. ; 16 Il "V;/ 'S I i ,
1� MAY 0 3 2001
409
COMMUNITY, ECONOMIC AND DEVELOPMENT
SERVICES DF-PARTMENT 350 Main Street
El Segundo, CA 90245
(310) 524 -2344
FAX (310) 322 -4167
APPLICATION FOR A GENERAL PLAN AMENDMENT
PROJECT NO.
Date: June 27, 2001
The Applicant:
TPG -El Segundo Partners, LLC 355 S Grand Ave, Suite 2820 Los Angeles, CA 90071 213 613 1900
Name Address Phone
(Check One)
Owner _ Lessee X Agent
Property Owner:
Federal Express Corp 3680 Hacks Cross Rd Bldg H, 20° FI Memphis, TN 38125 901 434 9610
Name Address Phone
Property Situated at: description attached
(Exact legal description Provide attachment If necessary)
General
Location: south of Atwood Way /north of Manoosa Ave between Douglas St and Nash St
Address or Street/ Avenue Street/ Avenue
Street/ Avenue
Existing General Plan Land Use Designation: Urban Mixed -Use North
Describe the proposed amendment and /or proposed land use redesignation that is requested with this
application
It is requested that the site's land use plan designation be changed from Urban Mixed -Use North to "Corporate
Campus Specific Plan" The land uses proposed under the Specific Plan designation would be identical to those
permitted under the existing designation The Specific Plan designation is Intended to provide more flexibility for
the development of a master - planned corporate campus that will be constructed In several phases The primary
objective of the Specific Plan is to provide for superior, more comprehensive, site planning of the property
Additionally, the requested General Plan Amendment will lower the overall permitted Floor Area Ratio (FAR) of
the site
Does public necessity require the proposed amendment and /or proposed land use redesignation? (Fully
explain your answer, considering the surrounding properties as well as the subject property)
The change in land use designation to Corporate Campus Specific Plan will promote comgtQlll;,y wdh pdtacent
1 410 "" JUL 2 6 2001
property development and allow increased flexibility to provide the amenities identified in the General Plan The
Specific Plan authorizes development to be concentrated into campuses that provide for more landscaped open
space on both the project's interior and perimeter, while lowering the overall FAR permitted for the property
3 Is the property involved in the proposed land use redesignation and /or amendment more suitable and
consistent with the purposes, objectives, goals and policies, of the applicable General Plan Elements than
the present designation? (Answer completely Give all reasons for your answer and specifically cite
applicable General Plan sections )
The proposed General Plan redesignation provides more flexibility to allow this project to be constructed over
several years, enduring potentially changing market forces The property and the proposed project are consistent
with both the existing and proposed land use designations Specifically, the project promotes the following
General Plan policies
Economic Development Element (Policies ED 1 -1 1, 1 2. 2 land 2 21
• The project will expand the City's tax base through the addition of commercial development of a parcel
that is currently vacant
• The project provides land uses that improve the tax base through the addition of a variety of retail and
commercial uses
• The proposed project will contribute to the enhancement of the City's infrastructure by contributing to
traffic improvements in the vicinity of the project
Land Use Element (Policies LU 4 -1 1, 1.2, 1 4, 3 1, 3 2, 3 5, 3 6. 4 3. 4 4. 4 5. 4 6. 4 7. 4.8. and 7 -2 31
• The El Segundo Corporate Campus "promotes the development of high quality retail facilities in
proximity to major employment centers" by providing an assortment of retail and office uses on site
• The project provides for new office and research and development uses
• The proposal implements retail uses on the bottom floors of office and other uses
• The project provides mixed uses within one - quarter mile of a Metro Green Line Station
• The proposed project will be constructed and maintained in accordance with Health and Safety
regulations and will meet seismic safety and environmental regulations
• The El Segundo Corporate Campus shall adhere to all noise, air quality, and water regulations
• The proposed project will implement extensive landscaping around the perimeter and throughout the
project site, and will provide for its on -going maintenance
• The El Segundo Corporate Campus has been designed to integrate pedestrian walkways between
uses throughout the site to encourage the execution of multiple tasks on site Moreover, by providing a
wide variety of uses on site, the project is expected to effectively limit vehicle trips generated in the
area
• The project provides a stable tax base for the City through development of new commercial uses within
a mixed -use environment
• The project will submit and implement a Transportation Management Plan in accordance with the
guidelines set forth in Chapters 20 55 and 20 56
• As a mixed -use proposal, the project has the capability of increasing economic benefit while reducing
vehicle trips
• All on -site utilities necessary for the proposed project will be placed underground
Circulation Element (Policies C 1 -1 13. 1 4,.1.7, 2 -1 1. 2.2. 3.2. 3.3. and 5 1) 4 1
• Potential traffic impacts related to the proposed project will be mitigated to a level of m gaifrcanr a II
2 ��11 JUL 2 6 2001
• The project shall provide adequate on -site parking, in garages and surface spaces, to meet the
demand of the mixture of uses
• The project will facilitate and promote usage of the Metro Green Line, which is across the street from
the proposed project
Would the use(s) permitted by the proposed land use redesignation and /or amendment be detrimental
in any way to the surrounding properties? (Explain reasons supporting your answers )
No The proposed uses are consistent with both the existing and proposed general plan designations, and pose
no detrimental health or safety effects to surrounding properties The Specific Plan designation is intended to
provide positive effects on area properties by allowing for superior site planning with reduced density Any specific
impacts will be identified in the project's Environmental Impact Report and mitigation measures incorporated to
ensure that surrounding properties are not affected by this proposal
No
Are there any deed or other restrictions concerning the type and class of uses on the property involved
If so, give expiration date of the restrictions and attach a copy of the restrictions
Explain how the proposed redesignation and /or amendment would be integrated, internally consistent and
compatible with all of the Elements of the General Plan, as a whole (Cite specific applicable General Plan
sections )
The proposed land use redesignation is internally consistent with following applicable elements of the General
Plan Economic Development, Land Use, Circulation, Conservation, Air Quality, Noise, and Public Safety (the
remaining elements of the General Plan Housing, Open Space and Recreation, and Hazardous Materials and
Waste Management do not have policies that pertain to the proposed project) In addition to the Economic
Development, Land Use, and Circulation Element policies note above (Item 3), the proposed project is also
. onsistent with the following sections of the General Plan
Conservation Element (PO)ICIe§ CN2 -5. 2-Z,2-_8,5-61
• The project will install water - conserving fixtures and appliances to reduce the amount of new demand
• The project landscape design and management will utilize practices that consider water and energy
conservation
• At the City's request, landscaped areas shall incorporate distinctive elements of the existing community
landscape
Air Quality Element (Policies AQ3 -1 2, 10 -1 3. 12 -1.21
Transportation System Management (TSM) plans, which encourage various trip- reduction programs
will be prepared prior to operation of the proposed project
The proposed project will meet or exceed the requirements of the South Coast Air Quality
Management District (SCAQMD) for reducing PM 10 standards
• Project implementation anticipates the use of energy conservation features
Noise Element (Policy N1 -2 1) -
• The project will meet the City's Noise Ordinance Standards as a condition of budding permit approval
Public Safety Element (Polices PS1 -1 1, 2-12. 3 -1 1.4 -1 1. 5 -1.2. 7 -1 1)-
• The project will be required to submit a geotechnical report to identify and mibgate any potential on -site
hazards
In the event that toxic sods are identified on the project site, such areas of the site will be remediated in
accordance with local, state, and federal laws
3 412 ll JUL 2 6 2001 !"
Any protect- related impacts to stormwater runoff will be identified and mitigated in the project's
Environmental Impact Report
The proposed project will help the City of El Segundo with its enhancement of emergency services by
providing a fire station site on the property
OWNER'S AFFIDAVIT
I, We Federal Express Corporation being duly swam depose and say that I/We
am the OWNER of the property involved in this application and that 1 /we have familiarized myself (ourselves) with
the rules and regulation(s) of the City of Ef Segundo with respect to preparing and filing this application and that
the foregoing statements herein contained and the information on documents and all plans attached hereto are
in all respects true and correct to the best of my /our knowledge and belief
20
Signature Date
STATE OF CALIFORNIA, ) * In lieu of property owner's signature, please reference
County of Los Angeles )ss * attached letter fran FedEx dated April 19, 2001.
**************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
On this day of , 20 , before me, the undersigned Notary Public
in and for said County and State, personally appeared known
to me to be the person whose name subscribe to the within
instrument, and acknowledged to me that he /she executed the same
WITNESS my hand and official seal
Notary Public in and for said County and State
AGENT AUTHORIZATION
TPCr -El Segundo Partners, LLC/
I hereby authorize Thomas s. Ricci to act for me in all matters relevant to this application I understand
that this person will be the exclusive contact on the project and will be sent all information and correspondence
Owner's Signature
AGENT AFFIDAVIT
I, We TPCrEl Segundo Partners, LLC /Thoims S. Ricci being duly swam depose and say that I/We
am the AGENT of the property involved in this application and that I /we have familiarized myself (ourselves) with
the rules and regulation of the City of El Segundo with respect to preparing and filing this application and that the
foregoing statements herein contained and the information on documents and all plans, attached hereto are in all
respects true and correct to the best of my /our knowledge and belief __ ,
4
13` JUL 2 6 2001 '-
Signature
STATE OF CALIFORNIA, )
County of Los Angeles )ss
L-,
r
20.
Comm 11256149
007M PUBUC- CALFOM
LM wMU Crry
my Csa, Erin Yrd 10.7001
On this ; T day of 20 / before meJ.the undersigned Notary Public
in and for said County and State, personally appeared 91 �� ✓ F cc� known
to me to be the person whose name subscribe to the within
instrument, and acknowledged to me that he /ehe executed the same
WITNESS my hand and official seal
` Notary Public in and for said County and State
Procedures for filing application
File application properly completed in the office of the Planning Division Signature of the owner, owners,
lessee, and /or agent shall be notarized before a Notary Public
Applicant shall provide all information, drawings and other materials as requested by the Planning Division.
3 Pay filing fee
4 Applicant and affected property owners will be notified of time of hearing
Applicant must be present at the hearing and may offer additional evidence to support his /her request
6 There shall be an additional fee for filing an appeal
Planning Staff* Date received-
Signature —F
ad, I A. 1
GPA OI" Z�-
L JUL 2 6 2001
4 14 , „,
revised 09/04/97
JUL 2 6 2001
415
Property Owner:
City of El Segundo
DEPARTMENT OF COMMUNITY, ECONOMIC
AND DEVELOPMENT SERVICES
350 Main Street
EI Segundo, CA 90245
(310) 524 -22344
APPLICATION FOR AN
ADMINISTRATIVE USE PERMIT
A.U.P. No. r Ay; `R i fts RuP 1 -1
Date: 4/24/01
Federal Express Corp. 1980 Nonconnah Boulevard Memphis, TN 38132
Name Address Phone
Note: Property Owner's signature is required on reverse side.
Applicant (if different from property owner):
Mr. Thomas Ricci
TPG -El Segundo Partners, LLC 355 S. Grand Avenue, #2820 Los Angeles, CA 90071
Name Address Phone (213) 830 -2264
Property Location:
S/0 Atwood Way, N10 Mariposa Avenue, W/0 Douglas Street and E/o Nash Street
Address
Zoning: MU -N General Plan Land Use Designation: Urban Mixed -Use North
Request: Under the provisions of Chapter 20.72 of the El Segundo Municipal Code,
application for consideration of an Administrative Use Permit for the above described
property.
1. Describe in detail the entire proposed project (type of construction, materials to be
use, uses involved, i.e., bank, general office, industrial, restaurant, etc.) buildings and
other equipment necessary to the project. The proj act proposes approximately
2.55 million square feet of mixed uses. Uses may include commercial office, research
and development, retail commercial, light industrial /manufacturing, laboratories,
telecommunication and web hosting, hotel /conference center, service, recreation,
and public service. Types of building materials currently anticipated include: glass,
steel, and textured concrete. Building materials are subject to change based on the
types of uses constructed.
2. Describe the existing development on the site. Include square footages and uses of
each building on the site. C �
-
-�� G�
There is currently no development on the subject site. ID,
�� MAY 0 3 2v001 `
1 418
3. Explain in detail why this particular site is especially suited for the proposed
development. The proposed project is consistent with the City's General Plan
and zoning designation for the site, as well as the applicable Multi —Media overlay
zone. The subject site is of sufficient size and shape to accommodate necessary
development features such as parking, setbacks, landscaping, and pedestrian and vehicular
circulation. The site was previously used for industrial manufacturing. However,
previous uses have been demolished and the site has been remediated. Cal —EPA has
determined that "no appreciable health, safety or hazard risk" remains on the subject sat
4. Describe how the proposed project relates to the development of adjacent properties
and the immediate area and will not have detrimental effects to the adjacent
properties or neighborhood. Properties surrounding the subject site are already
developed. Thus, implementation of the proposed project is not anticipated to
significantly impact adjacent properties. Additionally, the proposed project is
compatible with surrounding land uses which generally consist of commercial office,
industrial and light industrial /manufacturing.
OWNER'S AFFIDAVIT
QWe) Federal Express Corporation am(are) the OWNER(S)
of the property involved in this application; I(we) have familiarized myself (ourselves) with
the rules and regulation of the City of El Segundo with respect to preparing and filing this
application; and the Information on all documents and all plans is true and correct to the beat
of my(our) knowledge and belief.
In lieu of property owner's signature, please r f r a ached 1Pf-+ar from FPAEX
dated April 19, 2001.
Owner's Signature Date Owner's Signature Date
OWNER'S AUTHORIZATION
I hereby authorize TPG -El Segundo Partners. LLC to act for me in all matters relevant
to this application. I understand that this person will be the primary contact on the project
and will be sent all information and correspondence.
•
April 24, 2001 In lieu of property owner's signature, please
Thanas S. Ricci eference attached letter from FedEX dated April 19
Owner's Signatu Date 2001
APPLICANT AFFIDAVIT
1,(We) TPG -El Segundo Partners, LLC am(are) the APPLICANT(S)
of the property involved in this application; 1(we) have familiarized myself (ourselves) with
the rules and regulation of the City of El Segundo with respect to preparing and filing this
application; and the information on all documents and all plans is true and con eot to the best
of r) knowledge and belief.
• April 24, 2001
Thomas S. Ricci L b
f l MAY 0 3 2091
2 4l9 -•
Applicant's Signature Date Applicant's Signature Date
Procedures for filing application
Submit the application with the signature of the property owner(s) and applicant(s) to the
Planning Division along with the following documents:
A map of all properties within a 300 -foot radius of the subject property, keyed to a list
of names and addresses of the current property owners. Planning Staff can assist in
the preparation of the radius map. The names and addresses of the property owners
can be obtained by contacting: Los Angeles County Assessors Office, 24330
Narbonne Avenue, Lomita, California. Phone number: (31.0) 534 -6100.
2. Certification that the names and addresses provided are those of the property owners
currently listed in the latest available Tax Assessor's records. (Your hearing may be
delayed if an excessive number of notices are returned).
3. Two sets of unaddressed business envelopes with no return address, stamped with
first class postage, of sufficient number to contact every property owner within the
300 -foot radius, the subject property owner, the applicant, and any other interested
party which the applicant wants notified (sufficient for two mailings).
4. Two sets of adhesive mailing labels, and one copy of a list of the names and
addresses, both keyed into the radius map in Item # 1 with the names and addresses
of every person indicated in Item #3.
5 Provide 8 sets of plans (site plan, floor plans, and elevations), preliminary title report
(for new construction only), and all other information requested by the Planning
Division.
6. Pay a filing fee of $ 500.00.
7. Applicant will be notified within five working days as to the completeness of
application.
S. The Director of Planning and Building Safety will approve or deny the application
within ten (10) working days from the date the application is deemed complete.
9. The Director's decision will be set for the next available agenda of the Planning
Commission meeting as a receive and file item, and noticed through the Public Notice
process. Any Planning Commissioner may request that an Item be discussed. The
decision of the Director is not final until received and filed or acted upon by the
Planning Commission or upheld on appeal.
ap-lo APPIIMV UPAPP
Planning Staff: Date received 5 D )
Signature DMA �J
E.A. SLr?,
A.U.P. Z) l - I
L l�
U
is u
_
L
MAY
0 3
2001
4 20
00 - 0M:.k4 -17`03
Gnhnn R. Smith Uefiw" Lone 7773 ,a Mad PO Boe 727 ieieohone 901434 -898(
V� FYesment 35M narks Lmn flood Memphis IN 3Bt94 7773 Fax 901434 9810
BWemes and fwdlrres Memphis IN 38125 tmail grsmim@leaex Corr
Express
VIA FEDEX LETTER
April 19, 2001
City of El Segundo
CED Services Department
350 Main Street
El Segundo, California 90245
RE: APPLICATION FOR A DEVELOPMENT AGREEMENT
EL SEGUNDO CORPORATE CAMPUS - EL SEGUNDO, CALIFORNIA
Dear Sir
This letter serves as an attachment to the "Application for a Development Agreement" and
"Initial Study Applicant Questionnaire" as submitted by Thomas S. Ricci, Semor Vice President
of Thomas Properties Group, LLC on behalf of TPG -El Segundo Partners, LLC.
As owner of the subject property, we hereby acknowledge that we are aware that Mr. Ricci is
applying for a "Development Agreement" by and between the City of El Segundo ( "City's and
TPG -El Segundo Partners, LLC, c/o Thomas Properties Group, LLC. Federal Express
Corporation ( "FedEx ") executed a purchase and sale agreement with El Segundo Media Center
LLC El Segundo Media Center LLC has assigned the purchase and sale agreement to TPG -El
Segundo Partners LLC
FedEx hereby acknowledges and authorizes TPG -El Segundo Partners, LLC, c/o Thomas
Properties Group, LLC to work with the City to negotiate and obtain a Development Agreement
that will allow it to develop the property consistent with the project parameters outlined in the
application We wish TPG -El Segundo Partners, LLC all success in their development
Our agreement however is subject to the condition that the Development Agreement provide that
if TPG -El Segundo Partners, LLC does not purchase the property, the Development Agreement
may be null and void and of no further force or effect, at FedEx's sole and absolute discretion, so
that the Development Agreement does not automatically bind Federal Express Corporation or the
property in the event the property is not purchased
MAY 0 3 10(3 L
r..1,1^ nivrct�r•:
421
April 19,2001
Page 2 of 2
FedEx's execution of this letter is subject to the immediately preceding paragraph In addition,
FedEx's execution of this letter is based solely upon its reliance on the information provided by
TPG -El Segundo Partners, LLC and Thomas Properties Group, LLC in the Initial Study
Applicant Questionnaire and Application For a Development Agreement.
Should you have any questions, please feel free to call
Sincerely,
FEDERAL CRESS CORPORATION
Graham R. Smith
Vice- President Properties and Facilities
390642
App,oved
part 51.S ,L,Jot
Legal Department �7
vi I 1w,
MAY 0 3 2001
- "^- nnretOt;
A n �
CITY OF EL SEGUNDO
PLANNING COMMISSION STAFF REPORT
PUBLIC HEARING:
SUBJECT:
APPLICANT:
PROPERTY OWNER:
REQUEST:
PROPERTY INVOLVED
Introduction
November 8, 2001
Environmental Assessment No. 548, Specific Plan
Administrative Use Permit No. 01 -1. and
Subdivision No. 01 -5 (Vesting Tentative Tract No.
53570
TPG -EI Segundo Partners, LLC
Federal Express Corporation
2,550,000 Square Foot Mixed -Use Development
El Segundo Corporate Campus
700 and 800 Block North Nash Street (former
Rockwell site)
On October 25, 2001, the Planning Commission opened the public hearing for
the proposed project, received public testimony, and continued the public
hearing until November 8, 2001 At this meeting, the Commission stated that its
intention was to re -open the public hearing on November 8, take additional
public testimony and continue the hearing until November 15, 2001, at a special
meeting to be held at 6:00 p m.
A public hearing on the proposed Zone Text Amendment (ZA No. 01 -1)
application associated with the project was noticed separately from the rest of
the entitlements for the November 8, 2001, Planning Commission meeting The
public hearing for ZTA No 01 -1 was not opened on October 25, 2001
Recommendation
Planning staff recommends that the Planning Commission re -open the continued
public hearing, take public testimony, and then continue the public hearing until
November 15, 2001 Staff further recommends that the Commission open the
473
public hearing on ZTA No 01 -1, take public testimony and continue that public
hearing until November 15, 2001
III. Background
Staff scheduled the public hearing for October 25, 2001 in anticipation that all
review of the proposed project would be complete Unfortunately, discussions
between staff and the applicant on substantive Issues In the proposed
Development Agreement were not completed. As result, staff recommended that
the Commission continue the public hearing until November 8, 2001 On October
25, 2001, the Commission opened the public hearing, took public testimony, and
continued the hearing without any deliberation by the Commission, until
November 8, 2001 Since the Planning Commission expressed the Intent to
further continue the public hearing to a special meeting on November 15, 2001
at 6.00 p.m., staff will present a full staff report and project analysis for that
meeting.
IV. Proiect Description
The Planning Division has received the above request to approve a specific plan
and a nine -year Development Agreement between the City and the applicant for
a 2,550,000 gross square foot mixed -use project to be located on a vacant
46 53 -acre former Rockwell International property bounded by Nash and
Douglas Streets, Manposa Avenue, and Atwood Way. The property is located in
the Urban Mixed -Use North (MU -N) Zone. The project is called the El Segundo
Corporate Campus The proposed project includes approximately 2,000,000
square feet of offices comprising approximately 80 percent of the project. A mix
of commercial and industrial uses consisting of approximately 100,000 square
feet of R & D /light 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 hotel /conference
facilities, 10,000 square feet of medical /dental offices, and a 10,000 square foot
day care center would comprise a minimum of approximately 20 percent of the
total building area. The proposed Corporate Campus Specific Plan (CCSP)
would allow a maximum overall floor area ratio (FAR) of 1.15.1, based on a
maximum net floor area of 2,350,000 square feet The current Mixed -Use North
(MU -N) Zone allows a 1.3:1 net FAR
Paul Garry, Senior nner
ame;; M Hansen, Director
Community, Economic, and Development Services
P lPlanrnng & Building Safety \PROJECTS\526- 550\Ea•548 \EA -548 SR•3 doc
2
V 4
CITY OF EL SEGUNDO
PLANNING COMMISSION STAFF REPORT
PUBLIC HEARING: October 25, 2001
SUBJECT: 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. Administrative Use Permit No. 01 -1. and
APPLICANT: TPG -EI Segundo Partners, LLC
PROPERTY OWNER: Federal Express Corporation
REQUEST: 2,550,000 Square Foot Mixed -Use Development
El Segundo Corporate Campus
PROPERTY INVOLVED: 700 and 800 Block North Nash Street (former
Rockwell site)
Introduction
The Planning Division has received the above request to approve a specific plan
and a nine -year Development Agreement between the City and the applicant for
a 2,550,000 gross square foot mixed -use project to be located on a vacant
46.53 -acre former Rockwell International property bounded by Nash and
Douglas Streets, Manposa Avenue, and Atwood Way. The property is located in
the Urban Mixed -Use North (MU -N) Zone. The project is called the El Segundo
Corporate Campus The proposed project includes approximately 2,000,000
square feet of offices comprising 80 percent of the project. A mix of commercial
and industrial uses consisting of approximately 100,000 square feet of R &
D /light 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 hotel /conference facilities, 10,000
square feet of medical /dental offices, and a 10,000 square foot day care center
would comprise a minimum of 20 percent of the total building area. The
proposed Corporate Campus Specific Plan (CCSP) would allow a maximum
overall floor area ratio (FAR) of 1.15 1, based on a maximum net floor area of
2,350,000 square feet The current Mixed -Use North (MU -N) Zone allows a 1.3,1
net FAR
425
II. Recommendation
Planning staff recommends that the Planning Commission open the public
hearing, take public testimony, and then continue the public hearing until
November 8, 2001
III. Background
Staff scheduled the public hearing for October 25, 2001 in anticipation that all
review of the proposed project would be complete Unfortunately, discussions
between staff and the applicant on substantive Issues in the proposed
Development Agreement have not been completed. As result, staff recommends
that the Commission continue the public hearing until November 8, 2001 Since
the public hearing was noticed, staff also recommends that the Commission
open the public hearing, take public testimony, and then continue the hearing
without any deliberation by the Commission, until November 8, 2001 Staff will
present a full staff report and project analysis for that meeting
Paul Garry, Senior P19nner
Ja es q Hansen, Director
Community, Economic, and Development Services
P \Planning & Building Safety\PROJECTS \52&550\Ea- 548 \EA -548 SR -2 doe
2 426
Planning Technician Truitt reviewed staff report (of record) related to this
matter
Chairman Kretzmer opened the public hearing
Vance Pomeroy, JIM Consulting Group, representing AT &T
Wireless Services
Mr Pomeroy stated that the restriction of 12 antennas maximum in the
Conditions of Approval, Design Conditions No 2, Master Page 27, is
acceptable to the Applicant; and added that the Applicant concurs with
all the Conditions of Approval
In response to Commissioner Busch's inquiry, Mr Pomeroy commented
on some of the limited AT &T service coverage in the El Segundo area;
advised that a new antenna is currently being installed on the roof of the
City's Police Department; and stated that it is anticipated this work
should be completed within one month — pointing out that this
installation should greatly improve AT &T's coverage in the City.
Chairman Kretzmer closed the public hearing
Commissioner Busch moved, seconded by Commissioner Frick, to
concur with staffs recommendation, adopting Resolution No. 2520
Motion passed 5 -0
(Agenda Item No H-4, El Segundo Corporate Campus, was considered
as the first order of business this evening )
Chairman Kretzmer presented Item No H-4, 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). Address:
700 -800 North Nash Street Applicant: TPG -El Segundo Partners, LLC
Property Owner- Federal Express Corporation
Following a request to re -open the closed hearing, there was a
unanimous decision by the Planning Commission not to re -open the
hearing this evening — pointing out that all prior meetings in regard to
this matter had been properly noticed and that the public had been given
adequate opportunity to provide input
Senior Planner Garry reviewed staff report (of record) related to this
matter, highlighting the answers to questions the Planning Commission
had posed previous to this meeting
DRAFT
MOTION
CLOSED
HEARINGS,
CONTINUED
BUSINESS, EA NO.
548, SP NO. 01 -1,
DA NO. 01 -1, GPA
NO. 01 -2; ZC NO.
01 -1, ZTA 01 -1,
AUP NO. 01 -1, AND
SUB NO. 01 -5 (VTT
NO. 53570)
2 El Segundo Planning Commission
Minutes, December 6, 2001 /� 9
,
DRAFT
Planning Manager Ketz stated that three letters (of record) had been
received following the Agenda package distribution and that these
letters had been handed out to the Planning Commission at this
evening's meeting ( 1 Continental Development Corporation; 2. Ronald
Cano, 3 Loretta Frye)
Chairman Kretzmer asked staff who could answer questions regarding
Proposition 65 issues Mr. Garry indicated the City hired Deborah
Proctor to assist the City on this issue.
Deborah Proctor, Environmental Consultant and Toxicologist
Ms Proctor advised that she was hired by Geoff Redly of Christopher A.
Joseph & Associates, the City's EIR consultant, to furnish additional
technical expertise in regard to this matter, and provided some
background information on her 13 years of experienced expertise in the
area of hexavelent chromium and other Proposition 65 warnings and
related notices — stating that the air emissions of hexavelent chromium
and inhalation exposure is the basis for the Proposition 65 warning. Ms.
Proctor explained that the emissions from the Northrop Grumman facility
have previously been in excess of 1 in 100,000 and that is the reason
for the facility's posting of a Proposition 65 notice; and she added that
since that time, it is her understanding that the air emissions have been
reduced and that now it's questionable as to whether or not Northrop
would even need to make a notification for being under a 1 in 100,000
risk factor
Ms Proctor explained that the model which is used to assess
toxicity /carcinogenicity in hexavelent chromium assumes there's a linear
relationship with time, exposure and cancer She went on to further
explain that when one considers the exposure of hexavelent chromium,
for example at the park, the exposure duration is going to be far more
limited than in a residence, advised that the residential standard is very
protective and ultraconservative and is based on 24 hours a day, 7 days
a week continuous exposure for 70 years, and concluded that even if
one were to take the old emission rates of the Northrop Grumman
facility for risks at the park, it would not be above the significant risk
level of 1 in 100,000
Ms Proctor explained for Commissioner Busch that yes, prevailing
winds at various times of the day do affect how a population is exposed;
that actual weather patterns are taken into account when one
determines what the nsk is and where it potentially exists; and advised
that it is her understanding the air emissions at Northrop have been
reduced as a result of improved air emission requirements /controls,
keeping the facility from emitting less, not necessarily less usage
3 El Segundo Planning Comtmssion
Minutes, December 6, 2001 4 :�
DRAFT
Ms Proctor explained that in the Los Angeles area, as well as
throughout California, hexavelent chromium is in ambient air at levels
that produce a risk of continuous exposure — stating that these levels
measure 19 in 1,000,000 in Los Angeles and 15 in 1,000,000 throughout
other parts of California, and that it is her opinion the 7 in 1,000,000 is
not that alarming and is lower and more consistent with what's already
in the ambient air throughout the state.
Ms Proctor stated for Commissioner Rickard that Northrop employees
are covered under the Occupational Safety and Health Administration
requirements and that these exposure requirements for workers fall
under the appropriate state agency regulations; and that she is confident
Northrop meets those standards for its employees Ms. Proctor pointed
out that her focus of study was not on the exposure to workers at the
Northrop facility, but was focused on the offsite areas; and that it would
be a reasonable conclusion that an individual playing in a park for two
hours a week versus a full -time employee working at Northrop has a
much lower risk level. She added that the air emission and dispersion
models are for outdoor exposure only
In response to Chairman Kretzmer's inquiry with regard to how she, in
her professional opinion, would summarize the risk to users of the park
area, Ms. Proctor stated that it would be insignificant; and that at some
point, she would predict the nsk to be so far below what's observable
that it probably isn't actually present Ms Proctor stated that as far as
she is aware, there is no valid, scientific opinion, literature or other
information which would support opposing views that there would be a
more than insignificant risk
Responding to Vice - Chairman Mahler's inquiry, Ms. Proctor explained
that the risk is linear with exposure time, and that it would be her
professional opinion that the nsks are below anything that would be
significant, less than 1 in 100,000, for a full -time parking lot attendant
working at this site
Ms. Proctor noted for Chairman Kretzmer that some businesses display
a Proposition 65 warning just to be on the safe side, to ensure that
everyone is informed that there is a potential exposure to chemicals that
are recognized by the state to be carcinogenic, reproductive or
developmental toxins; that Proposition 65 warnings are required when
exposures exceed a 1 in 100,000 risk level; and expressed her belief
that the Proposition 65 warning at the Northrop Grumman facility does
not extend into the proposed soccer field area. Ms. Proctor stated that
based on the current emissions, she does not believe any Proposition
65 warnings will be required with regard to the construction of any of the
4 El Segundo Plammng Commission
Munnes, December 6, 2001 4 ? 9
DRAFT
buildings and occupancy of those buildings on this 46.5 -acre parcel; and
advised that throughout each of the construction phases, the Applicant
will be coordinating and working with public agencies to ensure that they
meet Proposition 65 thresholds and whether any warnings need to be
posted. She expressed her belief that the onus is upon the emitter of
the chemical to make that determination, but that others can bring to the
emitter's attention the potential for violation of Proposition 65 and the
requirement to test for levels, and stated that she is not aware of any
governmental agency which is responsible for monitoring the
construction of any commercial building and determining whether or not
one needs to post Proposition 65 warnings
Ms Procter confirmed for Vice - Chairman Mahler that Proposition 65
warnings are posted in many places, such as industrial sites, factories,
offices, restaurants, food packaging, etc
Senior Planner Garry explained for Commissioner Busch that when the
former Rockwell buildings were demolished on this site, Rockwell
remediated and removed contaminated soil — noting that this was mostly
in the southwest corner, that they were permitted to leave some
contaminated soil in place; and as documented by the closure letters,
with the amount of contaminated soil still in the ground, the regulatory
agencies had determined that the site was clean, and the files were
closed Mr Garry explained that all the topsoil is clean sod; and that if
the Applicant were to encounter contaminated sod, the contamination
would have to be remediated
City Attorney Hensley stated for Commissioner Busch that before any
grading occurs on this site with respect to the soccer field area, the City
will conduct additional due diligence to the extent necessary to review all
documents related to the closure of this site; and that further testing may
be conducted if deemed appropriate in order to ensure the City that this
property is clean; that if discovery of any contamination occurs, the
developer /seller will assume the obligation to clean up any
contamination
Chairman Kretzmer and Commissioner Busch voiced their concern that
the City avoid any and all liability on the part of contaminated soil and
remediation at this park site; and encouraged staff to incorporate strong
language which insulates the City against that kind of liability Chairman
Kretzmer asked for assurance that there is no risk of upward seepage of
underground well products, endangering the health of those using the
park site
City Attorney Hensley explained that staff has a high comfort level given
the amount of cleanup that has previously been done and the DTSC's
El Segundo Planning Commission
Minutes, December 6, 2001
A S n
DRAFT
signing off on this property, but that if further testing is necessary, it will
be done to the full extent. City Attorney Hensley noted that
environmental laws continuously change and pointed out that what is
currently an acceptable level may not be considered an acceptable level
in the future, advised that contamination migrates from property to
property, and therefore stated that there cannot ever be a 100 - percent
guarantee that the City won't have any liability for this property or other
properties the City owns He reiterated that staff would undertake more
tharr reasonable due diligence in its studies with respect to this property
should the City move forward and purchase it
Hans Giroux, Giroux & Associates, Consultant for the City
In response to Chairman Kretzmer's inquiry with regard to whether or
not this project will pose any air quality health risk to the City's residents,
Mr Giroux explained that the only health risk which is significant to local
residents is within a circle of approximately 50 feet at a number of
identified intersections wherein the level of services are "E" and T ",
explained that while the cars idle waiting to go through the intersection
after two or three light changes, it creates isolated hot -spots in these
areas, and provided an example that if an individual were to sit in these
hot -spot areas for 8 continuous hours, it would be unhealthful to that
individual Mr Giroux explained that the other impacts are
microscopically cumulative in nature, that the amount of emissions at
these intersections, which will convert to ozone by the time the
conversion process is completed, will be so dispersed into hundreds of
thousands of cubic feet of air, that these emissions will be undetectable
by any equipment that is currently available on the marketplace.
Mr Giroux explained that it is the cumulative impact of all that which
creates the ozone levels which are predicted to exceed in the inland
communities the federal standard until 2010 and the state standard
beyond that point — pointing out that the federal standard already has
been met in El Segundo and has been met for a number of years. He
explained that because the winds blow from west to east, places such
as Azuza, Upland and other inland valleys are being impacted by what
is going on in the coastal corridor; that if the level of growth within the
coastal corridor does not exceed the level that's predicted in the General
Plans of various communities, there are enough environmental
programs in place to achieve clean air — at least relative to the federal
standard -- by 2010. Mr. Giroux concluded that these emissions will not
impact the local community, and mentioned that the soccer fields are not
near any of the predicted hot -spots
While highlighting the significant growth and development in the Inland
Empire, Commissioner Rickard questioned whether the 2010 federal
6 El Segundo Planning Conumssion
Minutes, December 6, 2001 131 1
DRAFT
threshold /deadline for air quality includes anticipated development in the
Inland Empire region or only the coastal areas Mr. Giroux stated that it
includes the entire basin, all of L.A County south of the San Gabnels, all
of Orange County, and the western portions of Riverside and San
Bernardino Counties, and mentioned that SCAG is the planning
organization which produces these thresholds for this region
Liz Culhane, Crain & Associates, Traffic Consultant
Ms Culhane highlighted for Chairman Kretzmer further efforts which will
be undertaken to mitigate traffic impacts, stated that this protect
identifies impacts at Sepulveda Boulevard and Imperial Highway,
Sepulveda and El Segundo Boulevards, Sepulveda Boulevard and
Rosecrans Avenue — noting that efforts to mitigate the impacts can
successfully be done at all intersections with the implementation of the
subregional package, with the exception of Rosecrans Avenue and
Sepulveda Boulevard; and stated that this project will add 3.5 percent
more vehicles following project build -out Ms. Culhane explained that
the subregional package is a group of mitigation measures that increase
capacity by approximately 5 percent; that these measures can be
implemented by not only EI Segundo, but other neighboring cities in the
region, that they include improvements to the signal systems within El
Segundo that are on and off the main corridors, improvements to the
transit system, bicycle facilities, shuttle services, as well as adding
on /off -ramp metering to the ITS program, in addition to the 7 to 10
percent for signalization along Sepulveda Boulevard — a total significant
cumulative potential benefit of 12 percent capacity
In response to Commissioner Busch's inquiry, Senior Planner Garry
clarified that the signal synchronization is part of the ITS program
package that will be done along corridors of Sepulveda Boulevard,
Aviation, Imperial, El Segundo and Rosecrans, advised that L.A. County
will be administering the program, and that the RFP process is
underway at this time and being reviewed for implementation of this
program
Ms Culhane stated for Vice- Chairman Mahler that the signal system
along Sepulveda Boulevard will be upgraded to an interactive system,
wherein the number of vehicles approaching an intersection will be
monitored along the corridor for capacity; and that the change to the
signal timing will occur to provide the capacity for the greatest demand —
mentioning that currently, this is expected to result in a 7- to 10- percent
increase in capacity. Ms. Culhane commented on the Transportation
Demand Management Program which will be responsible for managing
and increasing ride sharing programs and other alternative modes of
transportation
7 El Segundo Planning Commission
Minutes, December 6, 2001 4 2
DRAFT
Ms Culhane stated for Chairman Kretzmer that the lack of an updated
Circulation Plan did not in any way handicap her analysis and evaluation
for traffic Impacts since the projections which were done in 1992 were
evaluated for what is currently existing in 2001; and that the figures were
compared and were within reason and reflected a correlation between
the original General Plan and what was done with this traffic analysis
Ms Culhane pointed out that there are 20 related projects that are listed
in the traffic analysis and that consideration was given to a complete
build -out and all those other projects.
Responding to Commissioner Busch's request that a condition be
created to require the park site to be placed on the southwest corner of
the site, Planning Director Hansen explained that the soccer fields will
most likely be placed on the southwest corner of the property, and
addressed his hesitancy to place this as a condition, citing future
redevelopment — particularly to the neighborhood to the northwest - and
future conversion of land uses that are bound to occur In that
neighborhood
Planning Manager Ketz highlighted for Chairman Kretzmer the benefits
of the project which outweigh the unavoidable significant impacts, as
required for a Statement of Overriding Considerations: creation of many
fobs, tremendous economic benefits for the community, both primary
and secondary, and a dedicated site for the fire station
Highlighting a statement made by the air quality and traffic consultant at
the last public hearing that this project would have to be reduced 80
percent In order to avoid having to do a Statement of Overriding
Considerations, City Attorney Hensley expressed his concern that
reducing it that much would take this property down to a 0.2 FAR; and
that that could infringe upon the property owner's rights to develop this
property, thus potentially presenting some significant legal issues for the
City
Chairman Kretzmer recessed the meeting at 8 33 P M. and reconvened
the meeting at 8 45 P M
Commissioner Busch reiterated his concerns with the impacts to air
quality and traffic, and encouraged all cities to get together and
proactively initiate a coordinated, long -term program to control traffic
problems and sulfur and diesel fuel emissions throughout the region —
expressing his belief that the majority of the pollution originates from
mobile sources Commissioner Busch strongly encouraged City Council
to require that the park be placed at the southwest corner of the property
due to the Proposition 65 warnings at Northrop Grumman, Highlighting
8 El Segundo Planning Comrnisston
Mmutes, December 6, 2001 n 3
DRAFT
the need for additional soccer fields, he expressed his belief that the
majority of children will be transported to their games /practices by the
parents, and encouraged staff once again to do all it can to thwarttlimit
any liability with regard to soil contamination He highlighted the
following positive points of the project economic benefits for the City, a
new fire station, reduced land cost for purchase of the park site, the
development of a beautifully designed project which incorporates open
space and mixed use facilities, believing that this will all add value to this
community
Commissioner Frick thanked and commended staff and the consultants
for answering the questions put forth by her and the Planning
Commission and for educating and interpreting for her and others
matters involving traffic and air quality Commissioner Frick expressed
her belief that this project will create wonderful opportunities for this
community and its residents, such as increased employment, increased
revenues to the City, additional sports opportunities for the children, new
state -of- the -art fire station, a project less dense than what is permitted in
the City's General Plan, implementation of mixed use development, and
the convenience of shuttles and alternative modes of transportation
being made available
For the record, Commissioner Rickard advised that he had viewed the
entire videotape of the November 15, 2001, Planning Commission
meeting wherein this matter was discussed during his absence.
Commissioner Rickard expressed his belief that this high quality project
provides a higher and better use for this community overall, commented
on his support of a less dense project at this site than what is permitted
in the City's General Plan, stated that the project is a thoughtful use of
the land in terms of circulation and provides amenities not only to the
local tenants, but also to those in the surrounding area He highlighted
some of the pros to this project, such as creation of skilled and unskilled
job positions, open space, recreational amenities, improved emergency
services with the addition of a fire station — noting that he would
someday like to see a police substation at this site — increased revenues
for the City and business owners, accessible public transportation, and
increased residential values Commissioner Rickard expressed his
belief that the developer has made every reasonable effort to meet the
intent and spirit of the City's policies and guidelines. He commented on
his concerns with air quality and traffic issues throughout the region; and
encouraged this City and other cities to find a way to work together in
managing regional goals and objectives for guidelines to improve traffic
and air quality
Vice - Chairman Mahler thanked staff for providing the extensive
9 El Segundo Plammng Commission
Mmutes, December 6, 2001
4 ?�
DRAFT
materials associated with this project, and thanked the community
members for their involvement/participation in this matter. Vice -
Chairman Mahler commented on child safety and noted his belief that
the parents will remain a responsible entity in transporting the children to
and from the park site; voiced his support for the competence of the
City's Parks and Recreation division to maintain child safety at the park
site; and stated that he is satisfied with the expert testimony which has
been provided at these meetings — expressing his belief that all matters
of concern have thoroughly and adequately been addressed. Vice -
Chairman Mahler expressed his belief that this project brings with it
more positives than negatives, such as a well - planned development,
improved signal synchronization, car and van pool preferred parking,
alternative modes of transportation and accompanying amenities,
upgrades to various intersections, increased revenues for the City,
increased employment, additional soccer fields, new fire station, onsite
transit management office, and increased property values.
Chairman Kretzmer thanked and commended staff who have worked
hard and long on this exhaustive process, thanked and commended all
the consultants for their input; thanked the public for the exemplary
quality in which discussions took place during these proceedings, and
requested that City Council receive all written correspondence in regard
to this matter, including the letters distributed this evening
Chairman Kretzmer reiterated his concerns with traffic impacts and
health concerns for those utilizing the soccer fields — pointing out that he
is satisfied with the expertise of the consultants and the investigations
that have been conducted and stated that he sees no significant safety
or health risks Chairman Kretzmer stated once again that he believes
parents will continue to be responsible in transporting their children to
and from the park site, stated that he is confident the City will make
appropriate arrangements for parking, pickup and drop -off areas at the
field so that children will not be exposed to dangerous conditions With
regard to air quality and traffic impacts, Chairman Kretzmer encouraged
a cooperative effort on the part of all cities to coordinate and
aggressively pursue technologies for traffic and air quality
improvements, and encouraged everyone to participate in alternative
modes of transportation.
Chairman Kretzmer expressed his belief that this unique project does
merit a recommendation for a Statement of Overriding Considerations to
City Council, stated that this project will bring tremendous economic
benefit in the way of lobs, tax revenues, open green space, and he
concluded by expressing his appreciation of the Planning
Commissioners' diligent work in reviewing all the information which was MOTION
provided
10 El Segundo Planning Comrnission
Mmutes, December 6, 2001 4
Vice - Chairman Mahler moved, seconded by Commissioner Busch, to
concur with staffs recommendation, adopting Resolution No. 2517.
Motion passed 5 -0
Planning Manager Ketz recommended that the next two meetings be
adjourned and that the next Planning Commission meeting be held on
January 10, 2002. No objection was noted
The Planning Commission wished everyone a safe and happy holiday
season and reminded everyone of the holiday parade this Sunday
There being no further discussion, Vice - Chairman Mahler moved,
seconded by Commissioner Busch, to adjourn the meeting at 9.45 P.M.
to the meeting of January 10, 2002, 7:00 P.M Passed 5 -0
PASSED AND APPROVED ON THIS 10th DAY OF JANUARY, 2002
James Hansen, Secretary of
the Planning Commission and
Director of Community, Economic
and Development Services
City of El Segundo, California
DRAFT
REPORT
DIRECTOR
PLANNING
COMMISSIONERS'
COMMENTS
ADJOURNMENT
Michael Kretzmer, Chairman
the Planning Commission
City of El Segundo, California
11 El Segundo Planting Comrmsston
Minutes, December 6, 2001
a '1p
Chairman Kretzmer presented Item No 1 -3, 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,
Administrative Use Permit No 01 -1, and Subdivision No 01 -5 (Vesting
Tentative Tract No 53570) Address 700 -800 North Nash Street
Applicant TPG -El Segundo Partners, LLC Property Owner Federal
Express Corporation
Senior Planner Garry reviewed staff report (of record) related to this
matter
Chairman Kretzmer opened the microphone for public input
Geoff Reilly, Christopher A. Joseph & Associates, Draft
Environmental Report (DEIR) consultant
Mr Redly provided a timeline of the Draft Environmental Impact Report
(DEIR) review process and briefed the Planning Commission on the
findings of the DEIR and its current status Mr Redly commented on
each category of the following project impacts, as noted in the DEIR
report less than significant impacts which do not require any mitigation
measures, potentially significant, but mitigable, impacts; significant
Impacts which require mitigation; cumulative impacts; and significant,
unavoidable Impacts Mr Redly noted that a mitigation
monitoring /reporting program has been prepared to ensure that the
mitigation measures will be fully Implemented, monitored and enforced
Because of the significant, unavoidable traffic and air quality Impacts,
Mr. Reilly explained that the City must adopt a Statement of Overriding
Considerations to approve the project
Mr. Redly advised that he Is In the process of preparing the Final EIR;
that he Is responding to the comments and letters which were received
during the public review period, and stated that based upon the letters
and comments received, no substantive changes are being made to the
DEIR Mr Reilly addressed his belief that the Final EIR will be
completed within the next two weeks
Vice- Chairman Mahler requested a comparison, If possible, to the air
pollution Impacts of this project as opposed to the air pollution Impacts
from the Chevron plant at the other end of the City.
Hans Giroux, Giroux & Associates, Consultant for the City
U U OWED
PUBLIC HEARINGS,
CONTINUED
BUSINESS, EA -548,
SP 01 -1, DA 01 -1,
GPA01 -2; ZC 01 -1,
AUP 01 -1, AND SUB,.
01 -5 (VTT NO.
53570)
Mr Giroux, In response to Vice- Chairman Mahler's Inquiry, explained
that no definitive study has been done which seeks to Identify different
parts of a town „as having substantially different air quality, explained 4 ? 7
2 El Segundo Plarunng Commission
Mmutes, November 15, 2001
that it is more of a regional issue rather than a local issue — pointing out
that the biggest air quality difference would be made between El
Segundo and Upland or Pomona, for instance, as opposed to one side
of town versus the other
Responding to Chairman Kretzmer's inquiry as to whether there exists
an unmitigable problem with the air quality as a result of the proposed
build -out of this project, Mr Giroux explained that yes, there is, but that
it is-a regional impact to the South Coast air basin rather than the City;
and commented on the significance of cumulative impacts. Mr. Giroux
stated for Chairman Kretzmer that the project would have to be reduced
in size by 80 percent in order to have no unmitigable problem with air
quality, and explained that this project's contribution to the air quality on
a regional scale is infinitesimally small, reiterating that the impact is
measured on a regional scale, that it is not a direct/local impact to the
City of El Segundo
Mr Reilly stated for Commissioner Busch that this project is consistent
with the City's General Plan and with SCAQMD's Regional Growth
Management Plan; and advised that every attempt is being made to
reduce these emissions to the maximum extent feasible
Thomas Ricci, Thomas Properties Group, 355 South Grand
Avenue, Suite 2820, Los Angeles, Managing General Partner of
TPG -El Segundo Partners
Mr Ricci stated that the project is consistent with the City's General
Plan — pointing out that the project is at a significantly lower density than
what is permitted by the City and that the project is consistent with the
desired intent of the Zoning Code and the Mixed -Use North Zoning
Regulations Mr Ricci stated that this project, upon build -out, is
expected to generate $2.8 million per year for the City's General Fund.
Mr Ricci commented on the infrastructure design which will facilitate
pedestrian and vehicular access throughout the site without impacting
the surrounding roads, and noted that convenient, multiple points of
ingress /egress will be provided throughout the site and all parking
structures, thereby providing employees and visitors with many
convenient options. Mr. Ricci highlighted the close proximity to the
freeway and Green Line Station; stated that this plan has been reduced
in size and offers a greater variety of uses from what was originally
proposed by the Applicant -- highlighting some of the project attributes
less density; provides the public park benefits and a fire station facility;
increases revenues to the City, redevelops an urban in -fill site; takes full
advantage of alternative modes of transportation; development of
distinctive, high quality architecture, will be an environment which can
accommodate the expansion of existing businesses in El Segundo and Z
3 El Segundo Planning Commission
Minutes, November 15, 2001
also act as a catalyst to bring new businesses into the City. Mr Ricci
urged the Planning Commission to approve the Applicant's proposal.
In response to Commissioner Busch's inquiry concerning phasing of the
project, Mr. Ricci explained that development on this site will take place
incrementally, that they will attempt to spread the density evenly over
the site to allow them to respond to market demand and to tenants in the
market that may need built -to -suit opportunities — noting that certain
areas of the site lend themselves more to that type of development Mr
Ricci stated that they are currently looking at alternatives for the park
location, believing that the park might be better suited on the southwest
portion of the property, at the corner of Manposa and Nash, stated that
infrastructure improvements will take place first, such as roads and
wet/dry utilities, and that he anticipates the center portion of the site on
Douglas, and the southeastern portion of the property at the corner of
Mariposa and Douglas will probably be some of the first areas to be
developed
Mr Ricci stated for Chairman Kretzmer that the density of this project
has been reduced to 0 99 Floor Area Ratio (FAR), approximately 15
percent less density from what they originally proposed in the EIR; that
the Applicant is proposing to mitigate as many of the traffic impacts that
can feasibly be mitigated, and advised that they are proactively
exploring alternative means of mitigation measures outside of the EIR
on a subregional basis Mr. Ricci mentioned that one of the mitigation
measures agreed to is the purchase of an additional shuttle bus for the
City's shuttle program and that consideration would be given to
purchasing more than one shuttle bus for the City — stating that he
would want to first know what the incremental benefits would be for
additional shuttle operations.
Chairman Kretzmer stated that he would like to see convenient access
to and from this site for everyone and that the Applicant look at ways to
make access to and from this site more viable without increasing the
traffic, suggesting the possibility of creating safe /convenient bicycle
access
Mr Ricci stated that consideration is being given to looking at placing
bike lockers around the project site, constructing a bike station adjacent
to the Metro Green Line, addressing alternative modes of transportation
for getting people around this area without just relying on vehicular
travel, and noted that alternative transportation incentives will be
addressed.
Responding to Vice- Chairman Mahler's inquiry, Mr Ricci stated that as
part of their mitigation measures, they will operate a Transportation
Demand Management Program; that a transit office will be onsite; that 4 3
4 El Segundo Planning Comcrossion
Minutes, November 15, 2001
-1=,
information and literature will be available for various employers to `JAS 11 11'JV Li_ `
assist their employees with car /van pools, that special car /van pool
parking sites will be placed on site; and that they are exploring a
program for MTA discounts.
Commissioner Frick stated that a greater number of shuttles would be
necessary to ease the travel to and from this site; and commented on
the benefits of employer -paid incentive plans for alternative modes of
transportation
Mr Ricci noted that alternative modes of transportation will be
proactively studied and advertised
Mike Crehan, 845 Eucalyptus Drive
Mr Crehan noted that while he is concerned with increased traffic and
air pollution, he believes this developer has taken great steps to lessen
the negative impacts, and that he is in support of this proposal, noting
that the project will create some positive effects for the City and its
residents
Loretta Fry, 538 Whiting Street
Ms Fry noted that she has lived in this community for 45 years;
expressed her concerns with increased air pollution and the safety of
children crossing Sepulveda Boulevard to get to this site; and
questioned whether there is a conflict of interest with the City's
involvement in purchasing the park property. If this project is to be
approved, Ms Fry suggested that the developer dedicate this park land
to the City Ms Fry also expressed her concern with increased air
pollution
Jane Friedkin, El Segundo resident
Ms Fnedkin addressed her concern for the children traveling to and
from the park site, expressed her opinion that the City has abused its
discretion by considering the Corporate Campus project without first
completing the process of updating the Circulation Element; highlighted
what she believes is a conflict of interest with the City negotiating the
price of the park land before approving the project, expressed her belief
that the developer should be dedicating this park land to the City, and
stated that with the sagging economy, the City should be more frugal in
its spending activities. Ms. Freidkin expressed her concern with creating
additional air pollution in the City.
Terry Ceretto, 210 West Acacia Avenue 4 4 0
5 El Segundo Plannmg Conumssion
Mmutes, November 15, 2001
r - --
Mr Ceretto urged the Planning Commission to deny the Applicant's
request, believing that the negatives outweigh the positives for the City
Liz West, President of the El Segundo Chamber of Commerce
Ms West offered for the record a copy of the Chamber of Commerce
October 23, 2001, statement with regard to this project; and noted that
the Board of Directors voted to support this project — pointing out the
enthusiasm of seeing this fallow property developed
Jim Cook, 514 Concord Street
Mr Cook noted his support of this project, stated that additional park
land is essential for the residents of El Segundo; and pointed out that
most of the children are driven by their parents to the parks for their
athletic games.
Hugh Greenup, Executive Vice- President of Kilroy Realty, 2250
East Imperial Highway
Mr Greenup stated that he is not opposed to an office development on
this proposed site — pointing out that this is an impressive development,
expressed his belief that because this is one of the largest square -foot
developments in the South Bay area, the community should be given an
adequate chance to provide input and analyze this situation —
highlighting his belief that the EIR process has been too hasty in coming
to a conclusion Mr Greenup stated that the traffic impacts can and
should be mitigated; and requested that additional time be given to the
EIR process
Jack Greenspan, Linscott, Law & Greenspan Engineers, 234 East
Colorado Boulevard, Pasadena
Mr Greenspan noted that his firm has been retained by Moskowitz,
Brestoff, Winston & Blinderman, the attorneys for Kilroy Realty, to
review and comment on the traffic portion of the Corporate Campus EIR,
expressed his opinion that it is most unusual for a project which affects
so many key streets and intersections in the City to result in unmitigable
traffic impacts requiring a Statement of Overriding Considerations —
noting his disappointment that only a limited number of traffic mitigation
measures have been employed on a project of this magnitude; and
stated that extraordinary mitigation measures should be considered —
highlighting his suggestions which he has provided in written form (of
record) to the Planning Commission.
AAi
6 El Segundo Planning Commussion
Minutes, November 15, 2001
III! u s I
Bill Wenger, 531 Arena Street, and representing Kilroy Realty
Corporation
Mr Wenger expressed his belief that this proposed project conflicts with
the City's General Plan and Zoning Codes, stating, for instance, that it is
inconsistent with the Multimedia Overlay District He expressed the
following concerns /beliefs increasing traffic congestion on Sepulveda
Boulevard, efficient emergency vehicle operations on Sepulveda
Boulevard, possible decline in property values due to gridlock, and
health risks and safety associated with the abandoned underground
storage tanks still on site
Nick Brestoff, Moskowitz, Brestoff, Winston & Blinderman, counsel
for Kilroy Realty, 1880 Century Park East, Los Angeles
Mr Brestoff expressed his belief that additional time should be given in
considering this huge proposal -- noting his concern that details are
being overlooked; addressed his concern that the Corporate Campus
Specific Plan does not address prohibited uses — pointing out that there
is nothing to prevent Thomas Properties from purchasing the property,
assigning it to Federal Express on a leased -back transaction, and
eventually having a freight- forwarding facility on this site which had
previously been rejected.
In response to Mr Brestoffs concern, Planning Manager Ketz advised
that the list of prohibitive uses was inadvertently left out of the Specific
Plan by staff and that staff will be changing the Specific Plan to include
the inventory of prohibitive uses which are listed in the MU -N Zone
Because of the initiative petition which was approved by the City
Council, City Attorney Hensley stated that the prohibition of a freight -
forwarding establishment in the region of this particular zone cannot be
negated without additional deliberations
Chairman Kretzmer recessed the meeting at 8:04 P.M and reconvened
the meeting at 8:20 P.M.
Janice Cruikshank, 1509 East Elm Avenue
Ms Cruikshank requested clarification as to whether the soccer fields on
this site will be used by the project tenants
Katie Crowley, 501 California Street 4 4 Z
El Segundo Plannmg Commission
Minutes, November 15, 2001
r, r, ^(1�1(1rr' 1
Ms Crowley addressed her concerns with the existing traffic problems
on Sepulveda Boulevard, and noted her concerns that this project will
create too much air pollution and that traffic will spill over Into the
residential areas. Ms. Crowley further addressed her concern for the
safety and health of the children traveling to and from the park site, and
questioned who will be responsible for the maintenance of the park site
Ovie Mashal, 7765 West 91st Street, Westchester
Mr Mashal expressed his belief that this project will be a great
enhancement to this area, and stated that while he is not a resident of El
Segundo, he does work in this city (Network Services, LLC) and that he
believes the benefits outweigh the negatives for all involved
Tom Ash, resident and current Regional Commissioner for AYSO
in El Segundo
Mr Ash stated that there are currently 962 children playing soccer In El
Segundo, advised that it Is a year -round sport, but that because the
fields in the City have to be shared with baseball, softball, and football, it
is limited in its playtime Mr. Ash advised that soccer is rough on the
grass; that it creates muddy conditions which can be unsafe, pointed out
that with the new soccer fields, a rotation schedule could be put in place
for turf mending purposes and that a more appropriate type of grass
could be planted for this sport; and urged the Planning Commission to
approve the Applicant's request
Mr Ash noted for Commissioner Busch that In his experience, most of
the children are driven to the parks for these games /practices
Liz Garnholz, 442 Whiting Street
Ms Gamholz expressed her belief that the price of the park site Is
excessive and not a good deal for the City; she questioned whether this
project is using these five acres as open space requirements, citing use
by project tenants during the daytime hours, expressed her confusion
that a much smaller project on Rosecrans will provide almost twice as
much revenue to the City than this project is proposing, and reiterated
her concern with traffic and pollution Ms Gamholz questioned whether
the inventory of prohibitive uses in the Specific Plan for the MU -N Zone
will include freight forwarders being banned in perpetuity, suggesting
that if not, that wording be included Ms. Gamholz noted that this
project should be greatly scaled back; and reiterated her concerns with
the health and safety of the children.
AA3
8 El Segundo Planning Commission
Minutes, November 15, 2001
Mark Riener, El Segundo resident
Mr. Riener noted his opposition to increasing traffic; urged the City to put
something else on this site that won't create such a traffic problem; and
suggested that AYSO pay for the park site
Jim Garza, 736 Sierra Street
Mr Garza noted his concern that this proposal is being processed too
hastily, expressed his support for soccer fields; and suggested that the
developer further negotiate a better deal for the park site on behalf of
the City.
Susan Perry, 601 South Figueroa Street, Los Angeles, representing
Kilroy Realty
Ms Perry expressed her belief that this proposal is being processed too
quickly for this large a project; that further public review and comment
period is necessary, and suggested that the community be given the
chance for a thorough and thoughtful review of the documents.
Tom Tyrell, El Segundo resident
Mr Tyrell stated that the City shouldn't have to pay for this park, that it
should be dedicated to the City by the developer
Herb Kelly, El Segundo resident
Mr Kelly commented on the increasing air pollution and suggested that
El Segundo purchase the property and plant trees
Dale Goldsmith, Greenberg, Glusker, counsel representing the
Applicant
Mr Goldsmith noted that the Applicant will be giving to the City an
easement to assure that safe, adequate, and convenient parking will be
provided for the project park site; with respect to the comment regarding
the Multimedia Overlay District and how it limits site development, Mr
Goldsmith explained that this project is less than what is permitted under
the current General Plan; and commenting on cumulative impacts, Mr
Goldsmith addressed the law which says that a developer needs to
mitigate their project impacts; that with respect to all but two
intersections, the Applicant is doing that mitigation, and that with those
two intersections, the traffic study proposed mitigation but that it was
determined the mitigation was not feasible With respect to the 4 4 4
El Segundo Planning Commission
Minutes, November 15, 2001
reversible land on Sepulveda Boulevard, Mr, Goldsmith identified
Sepulveda Boulevard as a Caltrans road and noted that jurisdictional
issues come into play; and stated that the park site will be owned by the
City and used as a public park With respect to the comments made
concerning a rush to judgment, Mr Goldsmith stated that this project
has been thoroughly scrutinized and analyzed by City staff for over eight
months, which is consistent with a normal CEQA process Mr
Goldsmith urged the Planning Commission to approve the project based
on its high quality architecture, provision of needed office space,
provision of numerous amenities for both on -site and off -site
businesses, lush landscaping and abundant open space, child care
facility, close proximity to transit opportunities, and substantial fiscal
benefits to the City
There being no further public input, Chairman Kretzmer closed the
microphone to public input, and expressed his appreciation for everyone
who participated in these hearings
Vice - Chairman Mahler noted he would not be opposed to further public
input if this meeting is adjourned for another session
Commissioner Busch expressed his preference that no further public
input be sought, believing that further public comment will not be of any
additional benefit, and that the Planning Commission take the
opportunity at the next meeting to address the issues of this project and
obtain responses from staff
Commissioner Frick stated that many of the comments became
redundant and that she would prefer that public input be closed in
regard to this hearing; and that the Planning Commission be given the
opportunity to discuss this matter more thoroughly at the next Planning
Commission meeting.
Chairman Kretzmer expressed his belief that each of the hearings in
regard to this matter were properly noticed; reiterated his appreciation
for all those individuals who spoke or provided written comments on this
matter, noted his preference that no further public input be obtained and
that the Planning Commission now be given the chance to analyze the
materials and statements and have the opportunity to address concerns
with staff
There was consensus from the Planning Commission that the public
portion of the Applicant's proposal be closed and that it be reconvened
on Thursday, December 6, 2001, 7 00 P.M., for final consideration by
the Planning Commission.
445
10 El Segundo Planning Commtsston
Mmutes, November 15, 2001
Commissioner Busch expressed his belief that traffic will Increase no
matter what project is proposed for this site, and expressed his belief
that the project benefits outweigh the negatives at this point in time
Commissioner Busch addressed his concerns for child safety, agreeing
with a comment this evening that very few children walk to their games
Commissioner Busch requested that staff provide the following
information at the next meeting is the growth of this General Plan
consistent with the growth of what AOMP has anticipated for this region;
what percentage of the mixed use facilities will be constructed along
with office space, will there be any timeline restrictions for the
development of the fire station, who will control the use and access to
the park site; and will any of the intended space for the park site be used
to provide parking spaces for the lots
Commissioner Frick expressed her belief that this project will provide
tremendous benefits to the community; and requested the following
information from staff at the next meeting provide the list of further
traffic /pollution mitigation measures for reduced number of trips, provide
list of prohibitive uses; requested additional information on the
Multimedia Overlay District issue and questioned whether it complies
with the General Plan in terms of mitigation measures.
Chairman Kretzmer requested that staff provide the following
information at the next Planning Commission meeting- is there any
assurance that the abandoned underground storage tanks pose no
health risks; request that staff review the Northrop - Grumman letter with
respect to EIR inquiries and that responses be provided to the issues
raised, and requested further information in regard to land use
compatibility, Proposition No. 65, related notices, and public park area.
Chairman Kretzmer requested that staff address the issues which were
raised in Brian Crowley's November 13, 2001, letter and also Mr.
Greenspan's letter (both of record), and requested that staff look again 4 4 i
11
El Segundo Planning Comnussion
Minutes, November 15, 2001
Vice - Chairman Mahler expressed his belief that the developers have
proposed a good project with more pros than cons which will benefit the
City with new jobs, increased revenue, new fire station, and possible
increases in property values for the City's residents. Vice - Chairman
Mahler noted the need for additional fields on which the children can
play athletics and expressed his confidence in the City's Parks and
Recreation Department to secure the safety of the children Vice -
Chairman Mahler asked that staff provide additional information on the
following matters. further exploration of reducing pollution and traffic
impacts, that staff provide their response as to whether or not there is an
infringement on the General Plan with regard to the multimedia issue
and the prohibitive use for freight forwarding in the Specific Plan
Commissioner Busch expressed his belief that traffic will Increase no
matter what project is proposed for this site, and expressed his belief
that the project benefits outweigh the negatives at this point in time
Commissioner Busch addressed his concerns for child safety, agreeing
with a comment this evening that very few children walk to their games
Commissioner Busch requested that staff provide the following
information at the next meeting is the growth of this General Plan
consistent with the growth of what AOMP has anticipated for this region;
what percentage of the mixed use facilities will be constructed along
with office space, will there be any timeline restrictions for the
development of the fire station, who will control the use and access to
the park site; and will any of the intended space for the park site be used
to provide parking spaces for the lots
Commissioner Frick expressed her belief that this project will provide
tremendous benefits to the community; and requested the following
information from staff at the next meeting provide the list of further
traffic /pollution mitigation measures for reduced number of trips, provide
list of prohibitive uses; requested additional information on the
Multimedia Overlay District issue and questioned whether it complies
with the General Plan in terms of mitigation measures.
Chairman Kretzmer requested that staff provide the following
information at the next Planning Commission meeting- is there any
assurance that the abandoned underground storage tanks pose no
health risks; request that staff review the Northrop - Grumman letter with
respect to EIR inquiries and that responses be provided to the issues
raised, and requested further information in regard to land use
compatibility, Proposition No. 65, related notices, and public park area.
Chairman Kretzmer requested that staff address the issues which were
raised in Brian Crowley's November 13, 2001, letter and also Mr.
Greenspan's letter (both of record), and requested that staff look again 4 4 i
11
El Segundo Planning Comnussion
Minutes, November 15, 2001
at the circulation issues, especially in light with how they reconcile them
with the current Circulation Element.
Vice - Chairman Mahler moved, seconded by Commissioner Busch, to
close this public hearing to public input and continue this matter for
Planning Commission consideration to a Special Meeting on Thursday,
December 6, 2001, 7:00 P M. Passed 4 -0
Planning Manager Ketz commented on the possibility of discussing EA
No 566 and CUP No 01 -04 at the December 6 meeting
The Planning Commission wished everyone a safe and happy
Thanksgiving
There being no further discussion, Vice- Chairman Mahler moved,
seconded by Commissioner Busch, to adjourn the meeting at 9 27 P M
to the special meeting of December 6, 2001, 7.00 P M Passed 4 -0
PASSED AND APPROVED ON THIS 6th DAY OF DECEMBER,
2001
James Hansen, Secretary of
the Planning Commission and
Director of Community, Economic
and Development Services
City of El Segundo, California
,1
MOTION
REPORT FROM
DIRECTOR
PLANNING
COMMISSIONERS'
COMMENTS
ADJOURNMENT
Michael Kretzmer, Chairman of
the Planning Commission
City of El Segundo, California
12 El Segundo Planning Comtmsston
Minutes, November 15, 2001
AN'
Chairman Kretzmer presented Item H -3, Environmental Assessment No. PUBLIC HEART. 3,
565 and Subdivision No 01 -11 Address 345 Richmond Street. NEW BUSINESS,
Applicant Elizabeth Srour Property Owner- Michael J Cunningham EA NO. 565 AND
SUB 01 -11
Assistant Planner Huerta reviewed staff report (of record) related to this
matter and advised that the Resolution contained in the Planning
Commission packet be replaced with the amended Resolution
distributed at this evening's meeting
Chairman Kretzmer opened the public hearing in regard to this matter.
Elizabeth Srour, representing the property owner and the
developer
Ms Srour explained that the Applicant's purpose for requesting the
parcel map is to tie together the three separate, originally subdivided
lots into one lot, and stated that her client concurs with all the conditions
of approval
Ms Srour added that the owner's intent is to build commercial
condominiums for general office use, which will be regulated by
CC &R's
Chairman Kretzmer closed the public hearing in regard to this matter.
Commissioner Busch moved, seconded by Commissioner Rickard, to MOTION
concur with staffs recommendation, thus adopting amended Resolution
No 2519 Passed 3 -0
Chairman Kretzmer presented Item No 1-4, Environmental Assessment
No 548 and Zone Text Amendment 01 -1 and Item No 1 -5,
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, Administrative Use Permit No 01 -1 and
Subdivision No 01 -5 (Vesting Tentative Tract No 53570) Address
700 -800 North Nash Street. Applicant: TPG -El Segundo Partners, LLC
Property Owner Federal Express Corporation Chairman Kretzmer
advised that a further public hearing on this matter will be conducted on
Thursday, November 15, 2001, at 6.00 P M and encouraged residents
to provide their comments in written form
Chairman Kretzmer opened the microphone for public input
PUBLIC HEARINGS,
NEW BUSINESS,
EA NO. 548 AND
ZTA 01 -1 AND EA
NO. 548, SP NO.
01 -1, DA NO. 01 -1,
GPA NO. 01 -2, ZC
NO. 01 -1, AUP NO.
01 -1, AND SUB NO.
01 -5 (VTT NO.
53570)
AA=
2 El Segundo Planning Commission
Minutes, November 8, 2001
Brian Crowley, 501 California Street J u'
Mr Crowley noted that he would not be able to attend the November 15,
2001, Planning Commission meeting and provided to staff his concerns
in written form (of record).
Janice Crookshank, 1509 East Elm Avenue
Ms Crookshank highlighted the proposed location for the park site and
addressed her concerns with the safety of the children crossing
Sepulveda Boulevard and her concerns with the air quality and its
negative impact upon the children playing on the fields
Liz Garholtz, 442 Whiting Street
Ms Gamholtz questioned whether the proposed El Segundo Corporate
Campus project will have a helicopter facility; if so, what will the routes
be, questioned whether the helicopters will be permitted over El
Segundo, west of Sepulveda Boulevard in the residential areas, and
questioned what enforceable penalties will there be to protect residents
from maverick helicopter traffic. Ms. Gamholtz provided a written copy
of her concerns to staff.
Peggy Terrell, resident
Ms Terrell urged the City to not rush this project through, questioned
whether a county or state hearing is necessary to subdivide this
property, questioned the placement of a fire station on this site and
whether the land will be donated, will it lower the FAR or help the project
qualify as a mixed use parcel, and questioned whether a conflict of
interest exists with the City entering into an agreement for use or
purchase of five acres on this site Ms Terrell questioned if the City
will mitigate the air pollution at the soccer field site in order to prevent
children from being exposed to the additional air pollution; and
questioned how the City will justify overriding all of the environmental
and traffic concerns when the City is using these same arguments
against LAX
Bill Wenger, 531 Arena Street, and representing Kilroy Reality
Corporation
Mr Wenger urged the City to update the circulation element first so that
the traffic circulation framework can be understood before approving
new, large projects; urged the City not to settle for adopting a Statement
of Overriding Considerations as part of the Corporate Campus
approvals, expressed his concern that emergency response time not be
X14 �
3 El Segundo Planning Comnusston
Minutes, November 8, 2001
negatively impacted for the sake of commercial development; and urged "
the City to require that the Corporate Campus development fully mitigate
its own impacts
Bill Mason, representing the El Segundo Chamber of Commerce
Mr Mason stated that the El Segundo Chamber of Commerce is in
support of the Applicant's proposal
Liz Garnholtz, 442 Whiting Street
Ms Garnholtz questioned how the El Segundo Chamber of Commerce
could support this proposal when it has expressed its opposition to the
LAX Master Plan because of the excessive impact it will have upon
traffic in El Segundo
There being no further public input, Chairman Kretzmer adjourned this
public hearing matter to Thursday, November 15, 2001, at 6.00 P.M
Chairman Kretzmer presented Item No K -6, Environmental Assessment PUBLIC HEARINGS,
No 530 and Administrative Use Permit No. 00 -02 Address: Southwest NEW BUSINESS
corner of Douglas Street and Manposa Avenue (Douglas Street DISCUSSION,
Technology Centre) Applicant* Overton Moore Properties. Property EA NO. 530 AND
Owner- Overton Moore Properties AUP 00 -02
Planning Manager Katz reviewed staff report (of record) related to this
matter
Discussion ensued concerning the conformance of proposed uses on
this site
Rudy Dashbuck, representing Overton Moore Properties
Mr Dashbuck noted that this matter was brought forth due to the deli
now being proposed to service only the Northrop employees and their
guests and not the general public
Planning Manager Katz mentioned that there is no requirement that the
deli be opened to the public.
Chairman Kretzmer highlighted the multiple uses (3) on this site- deli
operations, research and design, and office use
450
4 El Segundo Planning Comtmssion
Mmutes, November 8, 2001
Liz Garnholtz, 442 Whiting Street -
Ms Garnholtz thanked Mr Crowley for his professionalism while serving
on the Planning Commission, and briefly commented on the City's
handling of amending the Municipal Code to allow liquor sales, in
conjunction with dining services, on a public sidewalk
None WRITTEN
COMMUNICATIONS
Chairman Kretzmer presented Item H -2, 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, Administrative Use
Permit No 01 -1, and Subdivision No. 01 -5 (Vesting Tentative Tract No
53570) Address 700 -800 North Nash Street. Applicant- TPS -El
Segundo Partners, LLC Property Owner Federal Express
Corporation
Planning Manager Ketz advised that no staff report would be given this
evening and recommended to open the public hearing, take public
testimony for those who cannot attend the November 15, 2001 public
hearing , and continue this matter to November 15, 2001.
Chairman Kretzmer proposed that this matter be continued to November
15, 2001, 6 00 P M , due to the desire for a full quorum in regard to this
matter
Assistant City Attorney Berger suggested that this matter be opened for
public input this evening; that because this matter has been noticed for
November 8, 2001, that the hearing be opened for public input at that
time, and then continued to a special meeting on Thursday, November
15, 2001
Responding to Chairman Kretzmer's inquiry, Planning Manager Ketz
clarified that the zone text amendment had been noticed for the
November 8, 2001, meeting, and stated that the zone text amendment
public hearing matter would be opened on November 8, 2001, and then
further continued to November 15, 2001
Chairman Kretzmer opened the public hearing in regard to this matter
Brian Crowley, 501 California Street
PUBLIC HEARINGS,
NEW BUSINESS,
EA NO. 548, SP NO.
01 -1, DA NO. 01 -1,
GPA NO. 01 -2; ZC
NO. 01 -1, AUP NO.
01 -1, AND SUB NO.
01 -5 (VTT NO.
53570)
Mr Crowley highlighted a recent newspaper article which states that the
City's Mayor has endorsed the pending Thomas Properties mixed -use
development on this 46 -acre site, which also involves the City 5
2 El Segundo Planning Comausston
Mmutes, October 25, 2001
_ �73)
� •II
purchasing five of these acres to build soccer fields for the local children
and questioned whether the Mayor's endorsement constitutes a violation
of the Brown Act before the first public hearing on this matter has taken
place, urged that if a development agreement is drawn up, that a
distribution of uses within each phase of the development be provided,
and expressed his opposition to this project due to its large, negative
impacts upon traffic and air quality Mr Crowley expressed his concern
for the precarious placement of the proposed 5 -acre park and the safety
of pedestrians
Liz Garnholtz, 442 Whiting Street
Ms Garnholtz expressed her concerns with the negative impacts to air
quality and traffic, and noted her concern for the safety of the children
attempting to travel to and from the park site
Bill Crigger, former president of the El Segundo Chamber of
Commerce
Mr Crigger, on behalf of the Chamber of Commerce, urged the Planning
Commission to approve this project.
There being no further input, Chairman Kretzmer closed the microphone
to public input, noting that further public input will be taken at the
November 8 and November 15, 2001 Planning Commission meetings
Chairman Kretzmer highlighted the importance of public input but also
urged that comments be provided in writing, noting the benefits to
reading the public comments prior to the meeting
Planning Manager Ketz advised that the public comment period for the
Environmental Impact Report will end on November 8, 2001
Chairman Kretzmer moved, seconded by Vice - Chairman Mahler, to MOTION
continue this matter to the Thursday, November 8, 2001 (Zone Text
Amendment No. 01 -1) Planning Commission meeting, 7*00 P.M; and
then to be further continued to a special Planning Commission meeting
to be held on Thursday, November 15, 2001, 6 00 P.M Passed 5 -0.
None
PUBLIC HEARINGS,
CONTINUED
BUSINESS
Planning Manager Ketz reviewed the upcoming matters for future REPORT FROM
Planning Commission Agendas. DIRECTOR
452
3 El Segundo Planning Commission
Minutes, October 25, 2001
RESOLUTION NO. 2517
A RESOLUTION OF THE EL SEGUNDO PLANNING
COMMISSION REGARDING AN APPLICATION FROM TPG -El
SEGUNDO PARTNERS, LLC RECOMMENDING CITY COUNCIL
APPROVAL OF 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) FOR THE
EL SEGUNDO CORPORATE CAMPUS PROJECT.
The Planning Commission of the City of El Segundo does resolve as follows
SECTION 1- The Planning Commission 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 -El 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 specific plan zones within
the City
E TPG -EI 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
F 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)
453
G The Department of Community Economic and Development Services completed its
review and scheduled a public hearing regarding the application before the Planning
Commission for October 25, 2001
H On October 25, November 8, 15, and December 6, 2001, the Planning Commission held
duly advertised public hearings in the Council Chamber of the El Segundo City Hall, 350
Main Street to receive public testimony and other evidence regarding the application
including, without limitation, information provided to the Commission by TPG -El Segundo
Partners, LLC
The Planning Commission considered the information provided by, without limitation,
City staff, public testimony, and TPG -El Segundo Partners, LLC This Resolution, and
its findings, are made based upon the evidence presented to the Commission at its
October 25, November 8, 15, and December 6, 2001 hearing including, without
limitation, the staff reports submitted by the Department of Community Economic and
Development Services
SECTION 2 Factual Findings The Commission finds that the following facts exist
A The proposed project as originally submitted was to have included approximately
2,000,000 gross square feet of offices A mix of commercial and industrial uses
consisting of approximately 100,000 gross square feet of research & development/light
industrial, 75,000 gross square feet of telecommunications /web hosting, 153,000 gross
square feet of retail, 82,000 gross square feet of restaurants, a 20,000 gross square foot
health club, 100,000 gross square feet of hotel /conference facilities, 10,000 gross
square feet of medical /dental offices, and a 10,000 gross square foot day care center
would comprise a minimum of approximately 20 percent of the total building area The
originally proposed floor area ratio would be 1 15.1
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
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 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 2175 million ross 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-
454
2
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 properly,
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
tanks were located on the site The proposed project site has remained as level,
unimproved land since 1992 when Rockwell International 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 project site Remedial activities at this
time consisted of excavating contaminated sod, as required by the LACDPW.
Groundwater and sod contaminated with volatile organic compounds (VOCs) and
petroleum hydrocarbons were discovered in 1994 at the southwest comer of the project
site Although much of the impacted sod was excavated from the project 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 (L.ARWQCB), California 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 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
3 455
action or investigation is required at this time opnceming the historical use of the project
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 project site, including the southeast or southwest corner
H The proposed project 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 project
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
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
The proposed project would also include the construction of private 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 project, 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.
4 5n
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 nghts -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,
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 An exact location for the proposed fire station parcel has not yet been
identified The site is currently depicted on Parcel No. 11 on the southeast comer of the
project at the intersection of Douglas Street and Manposa Avenue Fire Station No 2,
currently at the comer 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.
457
T The protect also includes 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 Alternatively, five acres in the southwest comer may be pyrchased for park land
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 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
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 project 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 project 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
square feet of non - office uses The environmental impacts for the proposed reduced
project 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 sods, 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 will include
an analysis of the need for all the identified mitigation measures for the reduced project
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 buddout in 2005. At full buldout of the project
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
4 5n
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 ongmally 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
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 New traffic noise analysis is being conducted and will be included
in the Final EIR
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 (lbslday, 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
419'1
EE Northrop Grumman
2588 �rPOration (NGC) is subject to P
notification requrements related to the
Project site are within areas subject to NG repesm °n 65 and A
2588 "cancer risk fr use of toxic oherni ssembly he
was based °m toxic air C notCabon The contour cl ShPortions of the
on a conservative health r7s map- Published b Own on
the NGC facility rn 1991, health nsk ass Y the SCAQMD for the NGC
breathing them This health risk assessment peak e
Year lifetime woaxrmum concentration of peak emissions 24 missions from
i.000,000 The. uld have an Of concluded that a re
cancer risk from to air risk b hours per day Ca 70
shows the peak emissions re y a maximum of 61 chances a 70
the far side receptor at a I polluhon map - en file in the Planning chances m a
the ° (eastern) of the NGC fatality q talon some distance fr
utside contour of the ma om the 9 Divisien
increased conse p area, wherepo�on of the Protect site a Project site on
NGC health rvative Cancer risk would be, due to the dispersion cated along
1,000,000 risk assessment showed an inc ease most, of emissions, the
the SCAOMD, the local a 10 in 1'000.000 Because the
Implement risk eduction Cancer risk of
at the peak receptor measures gent implementing AS 2588 more than 25 in
outside contour we a lso 6i in one mafhennte 7 uures reduced the rncreaSedfed NGC to
Proposing this amount f pro Pertionately reduced n 1'000,000. The he cancer risk
the qg 2588 of atel As a result, alth risks at the
cntena assumnotification requirements today as a new f if the NGC facto
assumed a 24 -hour a day, t all. The SCgcility, it would not be s Were
use of the park site, and the y seven da QMD's health risk subject to
would be limited to exPasure to the a week exposure for 7p assessment
users would be e a few hours per week already reduced level of ►VaC,C a aximum
employees, who are pros
Present to significantly a m much
levels shorter time s missions,
over
limited e Y lower l pan. Thus, park
NGC facility sure would general) 9 normal work hours emissions than
tY, that Is, party use y nOt occur dunng the nearer the source Further Therefore, any increased cancer age Occur Primarily during k emission rther, this
the NGC facility would be 9 9 Th park site from ex Period from ndse
Park site would ne li ible. on the 9 evenings and w
office be less than for a health nsk Posure to emrssrons from
workers would take
into ce tenants be ass °crated with
emissions 40 hours aCCOUnt Cause an assessment of hole using the
week, their risk factors week Since to fact that workers alth risks to
risk assess would People would be at the are exposed
assessment and less than even be less than Inds park for o tO toxic
assessment crated in the my a few hours a
SECTION 3 of based on office existing NGC health
environmental f Environmental Assessment T worker ex
9s he Planning osure
9 Commission makes
A The Draft EIR was the following
Environmental Impact completed in
Compliance with CEQA, Guidelines
requirements of CEQA. A Notice ( was
circulated for public review from a f Preparation for this § 15090 An
Comment period for the Draft Paration of the Draft Project pursuant to
2001 A Notice of Co EIR extend 11, 2001 to June 7 , EiR w the
2001 Completion Mended from September 2001 The Public and
was riled with the Ptemtter 24 2001 to review and
State Cleanngh ' 20 November 8, Ouse B The Final EIR will be on September 24,
information Presented to the Ci
accordance contained in the Final EIR ty Council ,
Final EIR With CEQA to
before a which will review and
R will be Prepared, § 1509p Pursuanrt o Cior den in consider
drstnbuted, and y 9 the project in
presented for CI tY CEQA Regulations, the
City Council approval.
R
461)
C In accordance with § 15091 of the CEQA Guidelines, the record on which the Planning
Commission's findings are based is located at the Department of Planning and Building
Safety, City of El Segundo, 350 Main Street, Ell Segundo, California 90245 The
custodian of records is the Director of Community, Economic and Development
Services
D Pursuant to CEQA Guidelines § 15090, the Final EIR will reflect the City's independent
judgment and analysis The Planning Commission has independently reviewed and
analyzed the Draft EIR prepared for the Project This Draft EIR is an accurate and
complete statement of the potential environmental impacts of the project The Draft EIR
reflects the independent judgment of the City The Final EIR will be prepared under the
direction of the City of El Segundo Department of Community, Economic and
Development Services and will reflect the independent judgment and analysis of the
environmental impacts and comments received on the Draft EIR
Pursuant to CEQA Guidelines § 15091, any changes or alterations required for the
project, or incorporated into the project, which avoid or substantially lessen the
significant environmental effect will be identified in the Final EIR The reduction of the
project from 2 55 million gross square feet to 2.00 million gross square feet will lessen
potential impacts of the proposed project Any potential changes or alterations that may
be made to the proposed mitigation measures will be addressed and analyzed in the
Final EIR
F The Draft EIR analyzed a larger project than the reduced project currently being
proposed by the applicant The Draft EIR examined the environmental impacts of a
project with a maximum permitted FAR of 1 15:1 The reduced project is 15 percent
smaller than the project discussed in the Draft EIR The mix of office commercial, R & D,
light industrial, and restaurants that are proposed in the reduced project is consistent
with the mix of uses studied in the Draft EIR The Draft EIR studied the impact of a
project with 2,000,000 gross square foot of office (approximately 80 percent) and
550,000 gross square feet of non - office uses The environmental impacts for the
proposed reduced project are within the scope of the project studied in the Draft EIR.
The discussion below is based on the larger project. A more detailed analysis of the net
change in impacts for the reduced project (i a traffic, air quality) will be discussed in the
Final EIR
G The inability to acquire right -of -way due to existing improvements to implement
mitigation measures B -9 and B -10 (intersections of Sepulveda Boulevard / Rosecrans
Avenue and Rosecrans Avenue /Aviation Boulevard, respectively) make these mitigation
measures infeasible All project alternatives, with the exception of Alternative E (Park
Alternative) in the Draft EIR, are infeasible because they do not meet the project
objectives identified in the Draft EIR and the Corporate Campus Specific Plan (§ 15091)
H The Draft EIR was made available for public review and comment in the time and
manner prescribed by CEQA The Draft EIR concluded that with mitigation the proposed
project would not have a significant, adverse effect on the environment, with the
exception of unavoidable traffic and air quality impacts
I There is no evidence that the project will have the potential for an adverse effect on
wildlife resources or the habitat on which the wildlife depends, because the project is in a
built -out urban environment
461
J Because of the facts identified in this Resolution, the Draft EIR showed that a Statement
of Overriding Considerations would be required in order for the project to be approved
K The Draft EIR generally identifies, for each potentially significant impact of the project,
one or more corresponding mitigation measures to reduce such impact to a level of
insignificance, with the exception of traffic and air quality impacts The Planning
Commission finds that many of the mitigation measures described in the Draft EIR may
lessen or avoid impacts in impact categories other than the category(ies) for which they
are specifically proposed In light of the above, the Planning Commission finds that each
potentially significant impact identified by the Draft EIR is mitigated by its corresponding
mitigation measures to the extent set forth in the Draft EIR ( "specific mitigation ") and by
other, non - corresponding, mitigation measures adopted by the Planning Commission
that were already incorporated into the protect ( "general mitigation ") These findings will
be applicable wherever supported by the evidence in the record regardless of whether a
specific finding of an instance of such general mitigation is made
L These findings are based on the various mitigation measures to be required in the
implementation of the protect as recommended by the Draft EIR or identified by the Draft
EIR as already having been incorporated into the Protect Except as set forth in Section
3 G above, the Planning Commission hereby adopts and incorporates into the
implementation of the protect those mitigation measures recommended in the Draft EIR
The Planning Commission finds that all the mitigation measures now incorporated into
the protect are desirable and feasible Certain mitigation measures, such as those
involving traffic, air quality, sewer, reclaimed water, and storm water discharge, are
within the responsibility and jurisdiction of other public agencies such as the California
Department of Transportation ( "Caltrans ") and the Los Angeles County Sanitation
District, and therefore will require additional approvals from those agencies
M The Northrop Grumman Corporation ( "NGC ") submitted a letter to the City on November
15, 2001 identifying their possible future expansion plans, but stated that these
expansion plans have not been "finalized" and the "precise nature and square footages
of the new or renovated uses are still subject to change " The letter also stated that as
part of these expansion plans "certain existing on -site activities (e.g , office space) may
be replaced with manufacturing, fabrication, or light industrial uses " CEQA requires that
an EIR consider whether a project's incremental effects are cumulatively considerable in
light of the cumulative impacts generated by other reasonably foreseeable past, present
and probable future projects Consistent with CEQA, it is the existing policy of the City to
analyze only the actual physical change over existing conditions and to grant credits for
the discontinuance of existing on -site uses for the purposes of traffic and other impact
analyses Therefore, not only is the precise square footage and type of uses of NGC's
future expansion plan unknown at this time, it is possible that any potential increase in
traffic from these expansion plans could be offset by a corresponding discontinuance of
current on -site activities As such, NGC's proposed expansion plans are not reasonably
foreseeable for the purposes of determining whether the cumulative impacts of the Ell
Segundo Corporate Campus Project are cumulatively considerable As stated by NGC,
no application has been filed to date, much less at the time that the NOP was released
for the proposed project
4F?
10
N The cumulative impact analysis contained in the Draft EIR represents a conservative
"worst case" analysis in that it considers the potential cumulative impacts of a number of
protects, which may be built at a lesser density, or not built at all For example, it is
reasonably foreseeable that the size and scope of the LAX master plan will be reduced
based on recent statements from the Mayor of the City of Los Angeles Furthermore,
the traffic analysis in the Draft EIR assumed that none of the related protects would be
required to implement any traffic mitigation measures It is reasonably foreseeable that
such mitigation measures will be implemented, and have future traffic conditions that will
be better than protected In addition, the traffic analysis in the Draft EIR factors in
ambient traffic growth of one -half percent per year This growth factor was intended in
part to cover possible future protects, such as NGC's possible expansion, which were
not reasonably foreseeable at the time the Draft EIR was prepared
O The Draft EIR analyzed the impacts of a protect containing a total of 2,550,000 gross
square feet Since the completion of the Draft EIR, the applicant has reduced the size of
the protect by 375,000 gross square feet to 2,175,000 gross square feet Although the
reduction in protect size will result in a corresponding reduction in the number of a m ,
p m and daily vehicle trips generated by the proposed protect, all of the mitigation
measures found feasible in the Draft EIR be implemented This will result in incremental
increases in capacity at the study intersections which would be sufficient to
accommodate the traffic generated by an expansion on NGC's property of approximately
375,000 square feet of new office uses as stated by the NGC Therefore, the
conclusions of the Draft EIR would not change even if the possible expansion by NGC
were to be taken into account
P That the Planning Commission authorizes and directs the Director of Community,
Economic and Development Services to file with the appropriate agencies a Certificate
of Fee Exemption and De Minimis finding in accordance with Pub Res Code §§ 21152,
21167(f), 14 CCR § 15094, and any other applicable law Within ten (10) days of the
certification of the Final EIR, the applicant shall submit to the City of El Segundo a fee of
$25 00 required by the County of Los Angeles for the filing of this certificate along with
the required Notice of Determination The statutory requirements of CEQA will not be
met and no vesting shall occur until this condition is met and the required notices and
fees are filed with the County
SECTION 4 General Plan The proposed protect 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 protect 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
protect will add to the diversification of the economic base in the City by providing for a
11 463
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
E Policies ED1 -21 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
12 464
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
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
Objective LU44 contains a number of Policies, specifically, LU44 3, LU44 4, LU44 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
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 Manposa -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 (i 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)
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 into
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 LU4 -1 4)
M The proposed project is consistent with the policies of the City's Circulation Element
Consistent with mitigation measures B -1, B -2, B -3, and B-4, the proposed project
provides pedestrian and bicycle access to the site and storage facilities and shower and
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 any 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 (Policy C3-
13 465
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 protect- related transportation
impacts to be mitigated by the developer, to the extent feasible. The traffic impact study
identified a number of intersections in the City that would require mitigation and
proposed mitigation measures to address the traffic impacts However, because several
of the proposed mitigation measures are infeasible due to nght -of -way constraints, not
all traffic impacts can be mitigated to an insignificant level In order for the City to
approve the protect with significant impacts, the City Council must adopt a Statement of
Overriding Considerations, finding that there are positive aspects of the protect, that
when taken as a whole, outweigh the unavoidable negative environmental impacts A
Statement of Overriding Considerations would indicate that all feasible mitigation was
incorporated into the protect As an alternative to a Statement of Overriding
Considerations, the applicant would have to develop alternative feasible mitigation
measures that could be incorporated into the protect 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 protect 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 protect. 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 Implementation of the proposed project 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
14 4 Fh
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
R 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 corner 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
S 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
T 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 buldout 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
consistent with the AQMP Additionally, provided development within the city is
consistent with the General Plan, the project is consistent with the SCAG projections and
the AQMP
15
4r, 7
U 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 project is consistent with the
AQMP and therefore is considered consistent with Air Quality Element Goals A014 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
V Implementation of the proposed project, 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)
W 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, 86, 87 and 88, would be consistent and further Policies CN2 -7, CN2 -12
Condition No 87 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
X 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 project, 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)
Y 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
Z 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 Specific Plan land use designation are consistent with Urban Mixed -
Use North land use designation The proposed land use designation is also consistent
with all the bwldout assumptions in the General Plan Therefore, it would not conflict with
any other elements of the General Plan
AA 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,
16 e16 8
and policies listed in this Resolution or otherwise established by local regulation and
practice
SECTION 5 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 6 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 7 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 8 Development Agreement Findings Pursuant to City Council Resolution No
3268, adopted June 26, 1984, the Planning Commission 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
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-Mariposa Green Line Station
17 4 63
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 protect would reduce the maximum permitted floor area ratio on the property
from 1.3.1 to 0 99 1
B The protect 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 protect includes
a specific plan, which establishes the permitted uses and development standards that
would apply to the protect 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 protect 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 protect permits a lower floor area ratio than allowed under the existing MU -N
zoning (0 99 vs 1 31) The protect would facilitate constructing a new fire station,
through the dedication of land The protect 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 protect will not be detrimental to the health, safety and general welfare. As
established in the factual findings in this Resolution, the proposed protect 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 protect
E The protect 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 protect 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 protect 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 9 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
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
18 470
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 0.991, the density of individual parcels will not be
detrimental to the overall protect 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 protect 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 protect 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 protect 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 protect The protect will also include a system of private internal roadways to
provide public access to all the buildings throughout the subdivision
SECTION 10 Administrative Use Permit Findings
A There is compatibility of the particular use on the particular she 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
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
19 471
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 11 Recommendations The Planning Commission makes the following
recommendations.
A Subject to the conditions listed on the attached Exhibit "A," which are incorporated into
this Resolution by reference, the City Council should approve 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)
B The City Council should adopt the Corporate Campus Specific Plan as set forth in
attached Exhibit "B," which is incorporated into this Resolution by reference
C The City Council should amend 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, 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 "C," which is incorporated into this Resolution by reference
D The City Council should amend 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, 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 "D," which is incorporated into this Resolution 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
Corporate Campus Specific Plan The corresponding changes to the Land Use Map as
set forth in attached Exhibit "E," which is incorporated into this Resolution by reference
472
20
F The City Council should amend 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 Resolution by reference
G The City Council should adopt the Development Agreement by and between the City of
El Segundo, TPG -El Segundo Partners, LLC, and Federal Express Corporation as set
forth in attached Exhibit "G," which is incorporated into this Resolution by reference If
TPG -EI 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 should adopt the Mitigation Monitoring and Reporting Program as set
forth in attached Exhibit "H," which is incorporated into this Resolution by reference
I The City Council should add 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 12 Reliance on Record Each and all of the findings and determinations in this
Resolution 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 Planning Commission in all respects and are
fully and completely supported by substantial evidence in the record as a whole
SECTION 13 Limdations The Planning Commission'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 Planning Commission'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 14 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 15 The Planning Commission Secretary is directed to mail a copy of this Resolution
to TPG -El Segundo Partners, LLC, and to any other person requesting a copy
21 473
SECTION 16, This Resolution is the Planning Commission's final decision and will become
effective immediately upon adoption
PASSED AND ADOPTED this On day of December, 2001
James M Hansen, Director of
Community, Economic and Development
Services, and, Secretary of the Planning
Commission of the City of El Segundo,
California
APPROVED AS TO FORM.
Mark D Hensley, City Attorney
By
Karl H Berger, Assistant City Attorney
VOTES -
M Kretzmer
P Mahler
C Frick
G Rickard
E Busch
---„�
Mike Kreztmer, Chairman
of the Planning Commission
of the City of El Segundo, California
P \Planning & Budding Safety\PROJECTS \526550\Ea- 5481EA -548 resapc -cega ver 6 doc
22 474
501 California St
El Segundo, CA 90245 -3213
December 7, 2001
Planing Commission
City of El Segundo
350 Main St
El Segundo, CA 90245
,I nd input to the Planning Commission Meeting for December 6, 2001
ref Letter to the El Segundo Planning Commission dated November 7, 2001 from Brian
Crowley
To the Honorable Chairman and members of the Planning Commission
I write this letter to doocutmlie t for the C °minis t last id not allow me to state from the
microphone at the beginning
I had two points to make
From the podium on October 25, 2001 and in my letter dated November 7, 2001, I stated
that you should accept the Draft Environmental Impact Report (DEIR) as "ell- written
complete, and accurate While this statement was true in regard o the original Thomas
Project as proposed, it is no longer true because the Dd to Earls address aarrticular it is
environmental impacts of the park that has been added to the project-
Incomplete because It fails to quantify the traffic tmpacu caused by AYSO soccer
practices and games during PM rush hour While the DEIR included adiscussion tthprk
adding a park as an alternative, tt r►I Wooinilcdlt out t Iowan wanted retract my
would be even worse than the project approval of the DEIR during Public Communications be with
statement about recommending aPP prevented from doing so by your calculated
before you made your decision, but was pr clearly
change of the agenda, so I hereby sed now retract the
seriously detrimental air qua'
stated and
stated that the project as propo
traffic environmental impacts, it gave the commission sufficient basis to reject e
Thomas Project as proposed but Insufficient basis to make a decision to proceed with the
project since it was incomplete I stand by the other statements I said to the letters I sent
you
Since the public only became aware of the Proposition u issue ato reopen November
2001 Planning Commission meeting, I was going to request that y
on the matter before u chose to lumte
d to comments any input on this itemofrom the public, while accepting
Unfortunately, Y
further inputs from city-hired consultants
475
DEC
I hope that the members of the Planning Commission monitor the progress of this matter
as it moves through the following stages of the process Your decisions and statements will be
an important factor in the discussions
Sincerely yours, {
�--
Brian Crowley