CC RESOLUTION 4852RESOLUTION NO. 4852
A RESOLUTION APPROVING AN ADDENDUM TO A FINAL
ENVIRONMENTAL IMPACT REPORT FOR ENVIRONMENTAL
ASSESSMENT NO. EA -1021; AND APPROVING SUBDIVISION NO.
SUB 13 -05 (VESTING TENTATIVE MAP NO. 72287), AND
MODIFICATIONS TO CONDITIONS OF APPROVAL FOR THE
CORPORATE CAMPUS DEVELOPMENT PROJECT (REDUCED
TRAFFIC GENERATION AND REDUCED SCALE ALTERNATIVE).
The City Council of the City of El Segundo does resolve as follows:
SECTION 1: The City Council finds and declares that:
A. On January 2, 2002, the City Council approved a development known as
Corporate Campus Specific Plan under EA -548. Approvals for that
development included a Specific Plan, a General Plan Amendment, a
Zone Change, a Subdivision, and a Development Agreement for the
development of 2,175,000 square feet of office, light industrial, retail,
restaurant, health club, hotel conference, medical /dental office, and day
care uses, along with public recreational facilities and a City Fire Station
on a 46.5 acre site;
B. On May 14, 2013, CDC Mar Campus LLC, Inc. filed applications for an
Environmental Assessment No. EA -1021; a Development Agreement
Amendment No. DA 13 -01, to extend the term of the agreement and
modify certain sections of the agreement; Specific Plan Amendment No.
SP 13 -02 to amend certain sections to allow parking on private streets,
eliminate a private street and convert to a greenbelt lot, convert an
existing private street to a private driveway, allow for the inclusion of
greenbelt lot and standards for a greenbelt lot development, allow fences
and walls that are pall of a patio to e] 11-1 roach into the front yar d setehiackv,
allow the shared use of loading spaces with parking spaces, and update
exhibits to include revised conceptual plan and to incorporate Vesting
Tentative Map No. 72287 with the existing subdivisions in the subdivision
plan exhibit; Subdivision No. Sub 13 -05 (Vesting Tentative Map No. 72287
to subdivide the remaining undeveloped portion of the project site into 32
lots and establishing the total lot count within the Corporate Campus
Specific Plan to 46 lots);
C. The applications from CDC Mar Campus, LLC (collectively, the "project ")
were reviewed by the City's Planning and Building Safety Department for,
in part, consistency with the General Plan, Corporate Campus Specific
Plan, and conformity with the El Segundo Municipal Code ( "ESMC ");
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D. In addition, the City reviewed the project's environmental impacts under
the California Environmental Quality Act (Public Resources Code §§
21000, et seq., "CEQA "), the regulations promulgated thereunder (14 Cal.
Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the
City's Environmental Guidelines (City Council Resolution No. 3805,
adopted March 16, 1993);
E. The Planning and Building Safety Department completed its review and
scheduled a public hearing regarding the project before the Planning
Commission for October 17, 2013;
F. On October 17, 2013, the Planning Commission opened a public hearing
to receive public testimony and other evidence regarding the applications
including, without limitation, information provided to the Commission by
City Staff, public testimony, and representatives of CDC Mar Campus
LLC. Following the public hearing, the Planning Commission adopted
Resolution No. 2739 recommending that the City Council approve the
project;
G. On November 19, 2013, the City Council held a duly advertised public
hearing in the Council Chamber of the El Segundo City Hall, 350 Main
Street to receive public testimony and other evidence regarding the
applications including, without limitation, information provided to the
Council by City Staff, public testimony, and representatives of CDC Mar
Campus, LLC;
H. This Resolution and its findings are made based upon the testimony and
evidence presented to the City Council at its November 19, 2013 public
hearing including, without limitation, the staff report submitted by the
Planning and Building Safety Department.
SECTION 2: Factual FindOrys and Conclusions. The City Council finds that the
following facts exist and makes these conclusions:
A. The project is proposed on an approximately 23.87 -acre portion of the
46.5 acre Corporate Campus Project site located in the northeast portion
of the City of El Segundo. The Corporate Campus Specific Plan area is
comprised of 26 parcels that will be further subdivided on the 23.87 acre
portion of the site. The entire subject property is roughly bounded by the
Atwood Way to the north, Douglas Street to the east, Mariposa Avenue to
the south, and Nash Street to the west.
B. The northern portion of the site, the Edge at Campus, is approximately
14.01 acres and has been developed with office and retail uses.
Additionally, soccer fields, a Fire Station, and a Hotel (Hyatt Place) have
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been developed within the original 46.5 acre site of the Corporate Campus
project.
C. The 46.5 -acre project site (Corporate Campus Project Site) has a
Corporate Campus land use designation and the zoning designation is the
Corporate Campus Specific Plan. The FAR for the Corporate Campus
land use designation is 0.99:1 and would permit up to 2,175,000 square
feet of development. The proposed project includes approximately
625,205 square feet of new commercial office and retail development that
will be developed at a 0.60:1 FAR and that when added to the 304,820
square feet of existing improvements will total 930,025 square feet.
D. The proposed new development of 625,205 square feet of office and retail
will be constructed on approximately 23.87 gross acres which constitutes
the remaining undeveloped portion of the 46.5 acre Corporate Campus
site. The proposed project will be developed in three (3) phases and
generally located south of Maple Avenue.
E. The proposed project Phase 1 is a commercial office and retail
development of approximately 217,637 square feet on 12.3 acres that
includes the development of 17 individual buildings. The Phase 1 project
site is bounded by Maple Avenue to the north, Douglas Street to the east,
Campus Drive to the south, and Nash Street to the west. Approximately
203,977 square feet of the proposed development is office uses and
13,660 square feet is retail uses. Phase 1 will create 25 lots under
Vesting Tentative Map No. 72287 and will include lots used for greenbelts
and parking lots that will have 0 FAR. The FAR for Phase 1 will be 0.40:1.
Phase 2 will include the development of 193,228 square feet on 4.4 acres
and will include two four -story buildings and a parking structure and will be
developed with a 0.99:1 FAR. The Phase 2 project site is bounded by
Maple Avenue to the north, Campus Square East to the east, Campus
Dri + the O th d Nash C +ro t to +hc roc+ nw li ldi g the exi inn
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Hyatt Place parcel. Phase 2 will be subdivided into 4 lots under Vesting
Tentative Map No. 72287. Phase 3 will be developed with one mid -rise
five -story office building approximately 214,340 square feet on 4.97 acres
of land that will be divided into 3 lots under Tentative Map No. 72287. The
Phase 3 project site will bounded by Campus Drive to the north, Douglas
Avenue to the east, Mariposa Avenue to the south and Parkview Drive
South to the east excluding the existing Fire Station No. 2 parcel.
F. The proposed project would consist of 20 buildings. 15 two -story buildings
and 2 one -story building in Phase 1 with a maximum height of 45 feet.
Phase 2 will have 2 four -story buildings and Phase 3 will have 1 five story
building with a maximum of approximately 75 feet. The maximum height in
the Corporate Campus Specific Plan is 175' feet. All development within
the proposed Corporate Campus project would conform to Corporate
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Campus Specific Plan development standards excepting the development
standards specified in the amendment requests.
G. The proposed FAR for this development is 0.60:1 based on 625,205 gross
square feet of development on 23.87 net acres.
H. The Corporate Campus Specific Plan Zone allows for the transfer of
density rights within the development area to insure that the overall
density of the site is consistent with the Corporate Specific Plan Zoning.
Any donor parcels for FAR purposes will have covenants recorded stating
the maximum FAR permitted on the parcel.
Ingress and egress to the proposed project would be provided from
driveways with direct access from Douglas Street, Maple Avenue,
Mariposa Avenue, and through driveways that have access through the
existing internal private streets.
J. Parking for the proposed Corporate Campus Project will be located on
surface parking lots for Phase 1. Parking for Phases 2 and 3 with have
surface parking lots and parking structures that will be located next to the
proposed office buildings in Phases 2 and 3. Based on a total of 625,205
square feet of commercial office /retail /restaurant space, 1,832 parking
spaces are required. The project includes 2,114 parking spaces, which
exceeds the City's parking requirements.
SECTION 3: Environmental Assessment. The City Council makes the following
environmental findings:
A. The City Council certified a Final EIR (FEIR) on January 2, 2002 for the
Corporate Campus project.
B. The City reviewed the project and prepared an Addendum to the FEIR
pursuant to CEQA Guidelines § 15090. A true and correct copy of the
Addendum is attached as Exhibit 'A," and incorporated by reference.
None of the conditions in CEQA Guidelines § 15162 requiring a
subsequent or supplemental EIR are present. No new significant effects
will result from the revised project. No significant effects previously
examined will be substantially more severe than shown in the FEIR in
accordance with CEQA Guidelines § 15164(a).
C. The Addendum was not circulated for public review, but will be included in
or attached to the FEIR in accordance with CEQA Guidelines § 15164(c).
D. In accordance with CEQA Guidelines § 15164(e), the Addendum includes
an explanation of the decision not to prepare a subsequent EIR pursuant
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to CEQA Guidelines § 15162 and the explanation is supported by
substantial evidence.
E. In accordance with CEQA Guidelines §§ 15090 and 15164(d) the
Addendum reflects the City's independent judgment and analysis and was
considered with the FEIR before the City Council considered the project.
The Addendum is an accurate and complete statement of the
environmental impacts of the project. The Addendum to the FEIR was
prepared under the direction of the City of El Segundo Planning and
Building Safety Department and reflects the independent judgment and
analysis of the environmental impacts of the project.
F. In accordance with § 15091 of the CEQA Guidelines, the record on which
the Planning Commission's findings are based is located at the Planning
and Building Safety Department, City of El Segundo, 350 Main Street, El
Segundo, California 90245. The custodian of records is the Director of
Planning and Building Safety.
G. The City Council finds that all mitigation measures now incorporated into
the project are desirable and feasible. The City Council approves the
Addendum.
H. Because of the facts identified in this Resolution, the Addendum shows
that a Statement of Overriding Considerations will be required in order for
the project to be approved. Accordingly, the City Council incorporates the
finding of fact as Exhibit "C," and incorporated by reference, and adopts
the Statement of Overriding Considerations set forth in Exhibit C.
SECTION 4: General Plan and Specific Plan. The proposed project conforms with the
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 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." The benefits of the development will be shared and supported by
all constituencies in the City. The development will provide significant
fiscal benefit to the City by generating additional business license and
potential sales tax revenue.
B. According to Policy ED1 -1.2, long -run efforts for economic development
should focus on "diversification of El Segundo's economic base in order to
meet quality of life goals." The project will add to the diversification of the
economic base in the City by providing ownership opportunities for office
uses that exist on a limited basis in the City but has seen an increase in
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demand as office uses diversify from aerospace. Therefore, these uses
will meet quality of life goals by benefiting the residential and business
communities with more diverse office uses not currently available in the
City.
C. Policies ED1 -2.1 and ED1 -2.2, both seek to promote land uses, which
improve the City's commercial tax base. The purpose of the Corporate
Campus Specific Plan Land Use Designation is to provide for office
development and supporting retail and other commercial services which
provide a fiscal benefit to the City. The City has seen a change in office
development that incorporates retail and other uses. The proposed project
will provide this opportunity in an area of the City that typically does not
have a retail destination.
D. 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 or will be developed as part of the project, as supported by the
certified FEIR and the addendum to the FEIR, a substantial new
commitment of resources .or infrastructure is not required. Based on this,
the proposed project is consistent with Policy ED1 -2.3.
E. Implementation of the proposed project will meet relevant goals and
policies with regard to the Land Use Element. The project will help the tax
base through the development of new commercial uses without adversely
affecting the viability of downtown (Goal LU4). The types of development
and services expected to be provided for the most part are not already
available in El Segundo.
F. The project will be conditioned to require maintenance and permanent
upkeep on all the landscaping developed in conjunction with the project as
required by Policy LU4 -1.1.
G. Any development on the Corporate Campus Project would be required to
meet all health and safety and environmental regulations and would be
built to meet all current seismic safety standards, as overseen by the
Building Safety Division. The appropriate regulatory agencies, including
the Regional Water Quality Control Board (LARWQCB) would be required
to approve remediation of any existing soil and water contamination that
may be present on the Corporate Campus Project Site. The LARWQCB
determines what level of contaminants is acceptable to allow construction
at the subject site (Policy LU4 -1.2 and Policy LU4 -1.4).
0
H. Any proposed development would comply with all the zoning regulations
and development standards for the Corporate Campus Specific Plan Zone
(Policy LU4 -2.1).
The Corporate Campus Project Site is located within a quarter -mile of a
Green Line's Mariposa /Nash Station. (Policy LU4 -4.4) which will help
encourage transit ridership to the project.
J. The development of the Corporate Campus Project Site would allow for
the development of a site that has been vacant for many years and was
previously improved with a blighted former industrial use area into a new
commercial /retail opportunity for the surrounding area. This
redevelopment would occur through the combined efforts of the City of El
Segundo and private applicants and would conform to the Corporate
Campus Specific Plan development standards (Objective LU5 -3).
K. The proposed Corporate Campus project will convert a former private
street within the project site into a greenbelt lot that will provide open
space and will be improved with landscape and will be used as passive
open space to promote pedestrian activity. This in line with Objective
LU6 -1.3 "Utilization of utility easements for recreational, open space, and
beautification purposes should continue and additional possibilities should
be explored."
L. As development on the site is approved, stormwater detention basin(s)
would be required to contain the stormwater runoff. The size of these
basin(s) would depend on the size of the individual developments and
would be determined through completing a hydrology study as may be
required (Policy LU7 -1.4).
M. All new on -site utilities required for development(s) on the Corporate
n L n�.nvn � � +�r� , Intinn of
Learpus Project Site will be placed underground with the
the individual project (Policy LU7 -2.3).
N. Off - street parking will be provided as required to accommodate employees
and the public (Policy LU7 -2.4).
O. The proposed project will be required to have strategic safety plans and a
fire life safety plan in place (Policy LU 7 -1.1 and Policy LU 7 -1.2). All on-
site utilities will be placed underground (Policy LU7 -2.3).
P. Access to development on the Corporate Campus Project Site would be
provided from Douglas Street, Maple Avenue, Nash Street, and Mariposa
Avenue. This would allow emergency vehicle access to the site from all
sides of the site (Policy C1- 1.10).
Q. The Traffic Study, which was performed as part of the Addendum to the
FEIR determined that the number of vehicles trips would be less than the
maximum number of trips allowed under the certified FEIR for the Original
Corporate Campus project. The proposed Revised Corporate Campus
Development project would generate 1,193 a.m. peak period trips and
1,297 p.m. peak period trips and would remain below the 2,267 a.m. peak
period trips and 2,795 p.m. peak period trips as identified in the certified
EIR for the Original Corporate Campus project.,
R. Development of the Corporate Campus Project Site would include
landscaping, internal walkways and other amenities (e.g., pedestrian
benches, and gathering places) which would facilitate pedestrian
movements and ensure that any future uses were accessible and visitor
friendly (Policy C2 -1.3).
S. Development on the Corporate Campus Project Site would incorporate
sidewalks along project boundaries as required (Policy C2 -1.4).
T. The Corporate Campus Project Site will have sidewalks around the project
boundaries and other internal pedestrian walkways through the greenbelt
lots and will promote linkages to surrounding properties and public transit
stops (Policies C2 -1.3, C2 -1.6, and C2 -3.3).
U. 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 -2.1 and C1 -3.2) as. required by the El Segundo Municipal Code.
V. Parking would be provided on the proposed Corporate Campus Project
Site in accordance with the City of El Segundo's parking requirements
(Policy C3 -2.1).
W. The proposed project includes the development of passive open space
through the development of two green lots totaling approximately 48,385
square feet and will have outdoor recreational activity, landscaped areas
with outdoor seating in conjunction with non - residential development
consistent with Policy OS1 -2.5. This would expand the recreational
opportunities for residents and employees in the City (Goal OS1 and
Objective OS1 -2).
X. The construction and /or maintenance of existing infrastructure to
accommodate the use of reclaimed water for irrigation systems, when
available, and the application of the City's Water Conservation in
Landscape regulations (ESMC Chapter 10 -2), as required by mitigation
measures M.2 -4, M2.5, M2.6, M.2 -10, M2 -13, and M2 -16 and Condition of
In
Approval No. 8, would be consistent with and further Policies CN2 -5, CN2 -
7, CN2 -12.
Y. All development on the Corporate Campus Project Site is required to
include a comprehensive and coherent design for the development,
including landscaping and amenities, in order to improve the existing
aesthetic appearance of the site (Policy CN2 -7).
Z. All development on the Corporate Campus Project Site is required to
include facilities capable of holding stormwater runoff resulting from the
development. All development on the Corporate Campus Project Site
would be required to utilize reclaimed water for landscaping to the extent
feasible (Policy CN2 -12). Additionally, reclaimed water would be used to
the extent possible in the irrigation of the landscaping (Policy CN2 -11).
AA. 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.
BB. The project was identified and is currently under Los Angeles Regional
Water Quality Control Board (LARWQCB) orders to remediate soil and
ground water contamination as contemplated by Goal CN3 and Policy
CN3 -2 to protect groundwater from contamination.
CC. The implementation of transportation demand management programs, as
required by Mitigation Measure B -3 (bike, rideshare matching, and transit
options), and as required by ESMC Chapters 15 -16 and 15 -17 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).
DD. The project will implement a number of traffic improvements, as required
by mitigation measures B -6 through B -12 in the MMRP and B -13 & B -14 in
the Addendum, which will improve traffic flow (Policy AQ 7 -1.1, AQ 7 -2.1).
EE. Mitigation measure M.5 -1 provides that the proposed project will
incorporate energy conservation measures consistent with City (Policy
AQ 12-1.2).
FF. Implementation of the proposed project, subject to mitigation measures D-
1 through D -3 which address construction hours, equipment mufflers,
construction equipment staging, and noise barriers, will be consistent with
relevant policies of the City's Noise Element (Policies N1 -2.1, W -2.113,
N1 -2.1C, N1 -3.1, N1 -3.5, and Program N1- 2.1A).
In
GG. The development on the proposed Project Site with years of prior
industrial use on the property which will significantly reduce the quantity of
many hazardous materials that have been. handled on the site (Objective
PS3 -1).
HH. The developer will remediate any soil and groundwater contamination
under the authority of the LARWQCB (Policy PS4 -1.1).
II. Public Safety Element Policy PS6 -1.2 to continue efforts to reduce fire
hazards would be furthered by preparation of fire life safety plans
(mitigation measures L.2 -1 through L.2 -5) and the reduction of fire prone
industrial facilities.
JJ. As required by mitigation measure L.2 -3, fire access roads will be
provided throughout the proposed 23.87 -acre project site (Policy PS6-
1.2E).
KK. As a re -use of a previously developed industrial site, that will be
remediated to the satisfaction of the appropriate regulatory agencies and
will 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.
SECTION 5: Subdivision. The City Council cannot make any of the findings for denial
set forth in ESMC § 14 -1 -6 for the following reasons:
A. The proposed map is consistent with applicable general and specific plans
as specified in Government Code § 65451. As set forth in Section 4, this
project meets the goals and objectives of the General Plan,
B. The design of the proposed subdivision is consistent with applicable
general and specific plans. As set forth in Section 4, this project meets
the goals and objectives of the General Plan.
C. The site is physically suitable for the type of development. As set forth in
Section 4, this project meets the goals and objectives of the General Plan.
D. The site is physically suitable for the proposed density of development.
The proposed project is for the new construction of a 625,205 square foot
commercial office and retail development.
E. The design of the subdivision or the proposed improvements is unlikely to
cause substantial damage or substantially and avoidably injure fish or
wildlife or their habitat. The proposed project site is located in an
urbanized area. The new commercial office and retail development is not
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9. Include provisions to allow for 80 feet of frontage on lots that abut
green -belt lots.
B. Following implementation of the proposed Specific Plan Amendment, the
project is compatible with the development standards authorized in, and
the regulations prescribed for, the land use district in which the real
property is located. These development standards and amendments are
specific to the Corporate Campus Specific Plan.
C. The project conforms with the public convenience, general welfare and
good land use practice. The Corporate Campus Development Specific
Plan permits a floor area ratio of 0.99:1 and the floor area ratio of the
proposed project would be 0.60:1, which is below the maximum allowed.
The project would be developed with private streets and provide public
improvements where required. The project would also be designed to
support and encourage public transportation uses and contribute to the
continued diversification of the northeast quadrant of the City by providing
a broad range of commercial office and retail uses.
D. The project will not be detrimental to the health, safety and general
welfare. The proposed project will not create any additional negative
environmental impacts over and beyond those identified in the EIR that
was approved for the Corporate Campus Specific Plan in 2002. That EIR
identified impacts in the areas of traffic, operational and temporary
construction related air quality, temporary construction - related noise
impacts, and cumulative solid waste and traffic impacts. The reduction in
size of the Revised Project will result in impacts that will be less than the
originally anticipated impacts. The City Council determined that there are
overriding considerations, which outweigh the identified unavoidable
environmental consequences of the project.
E. The project will not adversely affect the orderly development of property or
the preservation of property values. The Corporate Campus Specific Plan
(CCSP) Zone development standards and development agreement will
ensure that the project will be developed in an orderly fashion. All
mitigation measures will be implemented at the time and place impacts
occur.
F. The project would also be designed to support and encourage public
transportation uses and contribute to the continued diversification of the
northeast quadrant of the City.
SECTION 7: Approvals.
A. The City Council approves the Addendum attached as Exhibit "A" subject
to the conditions listed on attached Exhibit "D," which is incorporated into
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this Resolution by reference. The administrative record contains
substantial evidence to support the City's determination that none of the
conditions described in the CEQA Guidelines requiring a subsequent or
supplemental EIR are present and that the Addendum is the appropriate
documentation required for this Project. In conjunction with approving the
Addendum, the City readopts the Statement of Overriding Considerations
set forth in Exhibit "C," which is incorporated by reference, in accordance
with the requirements of Public Resources Code § 21081.
B. Pursuant to Public Resources Code § §21081(a) and 21081.6, the City
Council adopts the Mitigation Monitoring and Reporting Program (MMRP)
set forth in attached Exhibit "B," which is incorporated into this Resolution
by reference. The City Council adopts each of the mitigation measures as
conditions of approval for the Project. Other Project conditions of approval
and compliance with applicable codes, policies, and regulations will further
ensure that the environmental impacts of the proposed project will not be
greater than set forth in the FEIR and these findings.
C. Subject to the conditions listed on the attached Exhibit "D," which are
incorporated into this Resolution by reference, the City Council approves
Environmental Assessment No. EA -1021, Development Agreement
Amendment No. DA 13 -01, Specific Plan Amendment No. SP 13 -02, and
Subdivision No. SUB 13 -05 (Vesting Tentative Map No. 72287).
SECTION 8: Reliance on Record. Each and every one 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 9: Limitations. The City Council's analysis and evaluation of the project is
based on the best information currently available. It is inevitable that in evaluating a
project that absolute and perfect knowledge of all possible aspects of the project will not
exist. One of the major limitations on analysis of the project is the 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 10: 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.
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SECTION 11: This Resolution will remain effective until superseded by a subsequent
resolution.
SECTION 12: According to the El Segundo Municipal Code, a copy of this Resolution
will be mailed to CDC Mar Campus, LLC and to any other person requesting a copy.
SECTION 13: This Resolution is the City Council's final decision and will become
effective immediately upon adoption.
PASSED, APPROVED AND ADOPTED this 19th day of November 2013.
ill Fisher, Mayor
ATTEST:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of El Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is five; that the foregoing
Resolution No. 4852 was duly passed, approved and adopted by said City Council at a
regular meeting held on the 19th day of November, 2013, approved and signed by the
Mayor, and attested to by the City Clerk, by the following vote:
AYES: Fisher, Jacobson, Fuentes, Atkinson, Fellbauer
NC3ES ,:
NONE
ABSENT: NONE
ABSTAIN: NONE
Tracy Weaver, City C
APPROVED AS Va F
Mark D. Hensle it
By:
Karl . Berger,
PAPlanning & Building
t City Attorney
000 - 1025 \EA - 1021 \CityCouncil \EA- 1021CC Reso No 4852..doc
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EXHIBIT A
ADDENDUM TO THE CERTIFIED EIR
FOR THE EL SEGUNDO CORPORATE CAMPUS PROJECT
ENVIRONMENTAL ASSESSMENT NO. EA -1021
CASE NOS. DA 13 -01; SP 13 -02; SUB 13 -05
INTRODUCTION
This document was prepared pursuant to the California Environmental Quality Act (CEQA) (Public
Resources Code §§ 21000, et seq.) and CEQA Guidelines (California Code of Regulations, Title 14, §§
15000, et seq.). The City of El Segundo ( "City ") prepared this addendum to the Certified Environmental
Impact Report (EIR) for the El Segundo Corporate Campus Project ( "Certified EIR ") to evaluate whether
project modifications proposed for the El Segundo Corporate Campus Project have potential
environmental effects. The project applicant is CDC Mar Campus LLC.
The Certified EIR is a Project EIR that analyzes the environmental effects of a mixed -use development
program that accommodates a range of land uses, building heights and building square footages. The
project evaluated in the Certified EIR consists of up to 2,550,000 gross square feet of buildings and
associated parking on approximately 46.5 acres of land. The project includes commercial office,
research and development, light industrial /manufacturing, laboratories, technology related
telecommunications and web hosting facilities, hotel /conference center, restaurant, retail, service, and
similar ancillary support uses. The project also includes a public recreational facility and a fire station,
and a potential electrical co- generation station. The City of El Segundo is the lead agency for the
Certified EIR.
Before the City approved the project, it was reduced to 2,175,000 square feet of development, with the
same land uses included as originally proposed. The project was approved with a general plan
amendment, zone change, zone text amendment, Specific Plan and development agreement. The
Certified EIR was certified by the City Council on January 2, 2002. Part of that project was constructed
and is presently in operation.
The applicant is proposing additional changes to the site plan for the remaining undeveloped part of the
project site. The Addendum was prepared pursuant to CEQA Guidelines § 15164(a) which allows a lead
agency to prepare an addendum to a previously certified EIR if some changes or additions to the
previously certified EIR are necessary but none of the conditions described in CEQA Guidelines § 15162
requiring preparation of a subsequent EIR are present. CEQA Guidelines § 15162 provides that
preparation of a subsequent EIR is required when one of the following occurs:
• Substantial changes are proposed in the project which will require major revisions of the
previous EIR due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects;
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• Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously identified
significant effects;
• New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR was certified as
complete, shows any of the following:
o The project will have one or more significant effects not discussed in the previous EIR;
o Significant effects previously examined will be substantially more severe than shown in
the previous EIR;
o Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant effects of the project,
but the project proponents decline to adopt the mitigation measure or alternative;
o Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects
on the environment, but project proponents decline to adopt the mitigation measure or
alternative.
Public Resources Code ( "PRC") § 21166 provides that unless one or more of the conditions set forth are
met, no subsequent or supplemental environmental impact report is required.
This Addendum describes the proposed modifications to the El Segundo Corporate Campus project and
provides a comparison of the potential environmental effects which could be associated with those
modifications to the impacts of the project as approved for each of the environmental issue areas
evaluated in the Certified EIR. The analysis demonstrates that the proposed modifications evaluated in
the Addendum would not result in conditions meeting the criteria set forth in CEQA Guidelines § 15162.
Therefore, pursuant to PRC § 21166 and CEQA Guidelines § 15162, preparation of a subsequent EIR is
not required.
ORIGINAL PROJECT DESCRIPTION
As shown in Figure 1, Regional Map, the El Segundo Corporate Campus project site is located in the
northern part of the City of El Segundo, on approximately 46.5 acres bounded by Douglas Street,
Mariposa Avenue, Nash Street and Atwood Way. The project site is within the Corporate Campus
Specific Plan, which establishes the zoning regulations applicable to the project site. The project site is
located approximately 1.6 miles northeast of downtown El Segundo. Regional access to the Project site
and vicinity is provided from the Century Freeway (1 -105), located just north of the project site. Major
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arterials providing access to the project site include Douglas Street, Nash Street and Mariposa Avenue,
which are adjacent to the project site. Furthermore, the project site is located adjacent to the
Nash /Maple Metro Rail Green Line station.
The northern part of the project site is developed with a 216,465 square foot mixed commercial and
office development called "The Edge at Campus El Segundo." A 5 -story, 143 -room hotel was
constructed at the southeast corner of Nash Street and Maple Drive. Two soccer fields and a City fire
station were constructed at the southern edge of the project site. A parking lot serving the soccer fields
is located to the north of the fire station (see Figure 2, Site Location Aerial Map).
The City Council approved the El Segundo Corporate Campus project (the "Original Project ") on January
2, 2002. The Original Project includes a mixed use development containing up to 2,175,000 square feet
of office; research & development; light industrial; telecommunication; retail; restaurant; health club;
hotel /conference; medical /dental office; and day care uses, along with public recreational facilities and
a City fire station. Building heights range from low -rise (1 -2 story) and mid -rise (4 -6 stories). The
Original Project also included a possible electrical co- generation facility to be included within the
project. The site plan for the Original Project includes an internal roadway system to provide access to
the uses within the project site (see Figure 3, Original Project Site Plan). Parking is provided within the
proposed developments included in the Original Project. At the time of project approval, the project
site was undeveloped.
DESCRIPTION OF THE PROPOSED MODIFICATIONS TO THE PROJECT
Changes in Circumstances Under Which the Project is Undertaken
After the City approved the Original Project, part of the approved development and facilities were
constructed and are currently in operation. This existing development consists of: (1) the 216,465
square foot Edge at Campus FI Seguundo development, comprised of 196,865 square feet of office and
19,600 square feet of retail /restaurant use; (2) a five - story, 143 room hotel /conference center
containing 83,855 square feet; (3) two soccer fields operated by the City of El Segundo; (4) Fire Station 2
operated by the City of El Segundo; (5) a surface parking lot north of the Fire Station that provides
parking for the soccer fields'; and (6) the internal roadway system set forth in the Original Project site
plan. In total, the existing development on the project site constitutes 304,820 square feet of the
approved 2,175,000 square feet of development on the project site. The remainder of the project site is
presently undeveloped.
The project applicant is required under the project approvals to provide 100 parking spaces to the City for use
by patrons of the soccer fields.
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Figure 1, Regional Map
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Figure 2, Site Location Aerial Map
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Figure 3, Original Project Site Plan
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Proposed Project Modifications (the "Revised Project ")
The project applicant is proposing to construct up to 625,205 square feet of the remaining project
square footage on the undeveloped part of the project site. This development would consist of up to
611,545 square feet of office uses and up to 13,660 square feet of retail and restaurant uses. This
development would comprise the "Revised Project." The specific components of the Revised Project
include:
• Construction of up to 625,205 square feet of new office, retail and restaurant development;
• Operation of approximately 930,025 square feet of the approved 2,175,000 square feet of
development on the project site, including already- constructed development;
• Modifications to the on -site roadway system and parking within the project site; and
• Amendments to the approvals for the El Segundo Corporate Campus project as provided under
the Original Project.
The Revised Project does not include a provision for an electrical co- generation facility to be constructed
within the project site. The previously constructed development within the project site would not
change under the Revised Project.
Land Uses
New development associated with the Revised Project would be constructed in three phases. Phase 1
would consist of an office campus on approximately 10.84 acres that would include up to 203,977
square feet of office space and 13,660 square feet of retail and restaurant use. Phase 2 and Phase 3
would include up to 193,228 square feet and 214,340 square feet of office space respectively (see Figure
4, Revised Project Conceptual Site Plan). The development sites for Phases 2 and 3 would be
approximately 4.76 acres and 4.89 acres, respectively. Building heights for Phase 1 would be low -rise (1-
2 stories), while Phase 2 and 3 buildings could be mid -rise (4 -6 stories) in height. Parking for the
proposed uses would be provided in a combination of surface parking lots and parking structures
dispersed throughout the Phase 1, 2 and 3 development sites.
The project applicant is proposing changes to the project approvals in order to accommodate the
proposed development described above. These proposed changes include:
• Allowing the subdivision of the property into a greater number of parcels than allowed in the
existing Specific Plan, Development Agreement and conditions of approval and to subdivide
them into condominium parcels; and
• Allowing some of the subdivided parcels to have frontage only on a private driveway rather than
a public street.
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Figure 4, Revised Project Conceptual Site Plan
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Access and Parking
The project applicant is proposing changes to the already- constructed internal roadway system on the
project site in order to accommodate the proposed development described above. These proposed
changes include:
• Elimination of Campus Square East (one block long local commercial private street) from
Campus Drive to Maple Avenue; and
• Conversion of Campus Square West (another one block long local commercial private street)
into a wide driveway that will still connect Campus Drive to Maple Avenue the way the street
was originally designed and constructed.
The project applicant is also proposing changes to the parking regulations within the project site in order
to accommodate the proposed development described above. These proposed changes include:
• Allowing parking where it is prohibited now on private streets within the Specific Plan project
area (on Campus Drive and /or Parkview Drive);
• Allowing the 100 parking spaces required to be provided to the City for the soccer fields located
on Campus Drive to be provided within the private streets (on Campus Drive and /or Parkview
Drive) rather than as off - street parking; and
• Allowing a minor reduction in required parking by 10 stalls for the entire project site.
Discretionary Actions
Approval of some or all of the discretionary actions listed below would be required to permit
construction of the Revised Project.
1. Environmental Assessment No. EA -1021;
Ali for creation of greenbelt lots with 30' front minimiim lot frontage-
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3. Allow 80' minimum frontage for lots abutting to a green belt lot;
4. Eliminate Campus Square East and convert it to a green belt lot and maintain the current
easement for utility purposes;
5. Modify the existing easement along Campus Square East to allow for the installation of
landscaping;
6. Approve Vesting Tentative Tract Map No. 72287;
7. Increase the maximum number of lots from 26 lots to 46 lots;
8. Allow parking on private streets on Campus Drive, Campus Square West, and that portion of
Parkview Drive South located north of Fire Station No. 2;
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9. Convert Campus Square West into a private driveway that will be improved with parking along
the east side of the driveway;
10. Allow shared use of loading spaces with parking spaces during business hours;
11. Modify the existing recorded Parking Covenant to relocate the required parking for soccer field
use within the project site during Phases 2 and /or 3;
12. Allow at -grade patios with 6 -foot high walls, fences and hedges to encroach into front yard
setbacks; and
13. Extend the Development Agreement by 2 additional years through June 11, 2020.
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ENVIRONMENTAL ANALYSIS
The analysis which follows addresses each of the environmental issues addressed in the Certified EIR.
For each issue, the analysis summarizes the conclusions of the Certified EIR with respect to the impacts
of the Original Project. The impacts of the Original Project provide the point of comparison with the
impacts of the Revised Project. The analysis then compares the level of impacts of the Revised Project
to the impacts of the Original Project as evaluated in the Certified EIR. The analysis then concludes
whether the impacts of the Revised Project are the same, higher or lower than the Original Project.
From this conclusion, the analysis determines whether the Revised Project would result in any effects
that would meet the criteria set forth in CEQA Guidelines § 15162. The analysis presented in the
following sections demonstrates that the Revised Project would not result in new significant impacts or
substantial increase in the severity of previously identified impacts.
Aesthetics
Original Project
The Certified EIR finds that the Original Project would not result in significant impacts related to
aesthetics. The addition of commercial development onto a vacant site would be visually prominent.
However, the surrounding area is already urbanized and the Original Project includes consistent design
and landscaping to make the site visually appealing. The Certified EIR concludes that adding the
proposed development in a campus -like setting would be a noticeable improvement over the conditions
existing at the time the Certified EIR was prepared. Scenic resources would not be affected by the
Original Project, as no such resources are located on or in the vicinity of the project site. The Certified
EIR finds that, although the Original Project would add new sources of light (exterior security lighting,
architectural lighting, entrance and pedestrian pathway illumination, lighted signage, parking lots and
automobile headlights) to a largely undeveloped site, such impacts would be less than significant
because the resulting lighting levels produced with the Original Project would occur within a substantial
existing ambient light environment and lack of nighttime light- sensitive receptors in the vicinity of the
project site. The Certified EIR includes mitigation measures that would ensure that impacts related to
light and glare would be less than significant.
Revised Project
The Revised Project proposes the same land uses and building heights as are included in the Original
Project. The Revised Project would provide a similar appearance on the project site as would occur
under the Original Project. Revised Project buildings do not have the potential to block scenic resources,
as no such resources exist on or in the vicinity of the project site, same as the Original Project. The
Revised Project would include the same nighttime lighting sources as the Original Project. Impacts of
the Revised Project with respect to aesthetics, views and light and glare would be the same as the
Original Project. Consequently, the Revised Project would not represent a new significant impact or
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substantial increase in the severity of previously identified impacts with respect to aesthetics, views, or
light and glare.
Agricultural Resources
Original Project
The Certified EIR finds that the project site is not designated as prime agricultural land and is not zoned
"agricultural" and that the Original Project would not result in any potentially significant impacts to
agricultural resources.
Revised Proiect
The Revised Project would be developed on the same project site as evaluated in the Certified EIR.
Accordingly, the Revised Project would not impact agricultural resources and, consequently, would not
represent a new significant impact or substantial increase in the severity of previously identified impacts
with respect to agricultural resources.
Air Quality
Original Proiect
The Certified EIR finds that construction activities associated with the Original Project could exceed
significance thresholds established by the South Coast Air Quality Management District (SCAQMD) for
emissions of nitrogen oxides (NOx) and particulate matter less than 10 microns in diameter (PM10),
based on a construction scenario involving an approximate 10 acre development site. These impacts
would be reduced to less than significant through the implementation of mitigation measures. SCAQMD
significance thresholds for other criteria pollutants (carbon monoxide (CO), Reactive Organic Gas (ROG),
and sulfur oxides (SOx))) would not be exceeded in the course of construction activities associated with
the Original Project. The Certified EIR finds that the potential presence of hydrocarbon contaminated
soil resulting from previous uses was previously remediated. The Certified EIR finds that even though a
small amount of such soils were left in place, these soils posed no significant risk and were unlikely to be
encountered by construction activities. The Certified EIR finds that health risks associated with the
operation of diesel construction equipment on the project site would be minimal because of the
absence of nearby sensitive receptors. The Certified EIR finds that operation of the Original Project
would result in daily regional emissions that would exceed SCAQMD significance thresholds for three of
four criteria pollutants (CO, ROG, and NOx), based upon the anticipated levels of daily trips. The
Certified EIR finds that SCAQMD significance thresholds for PM10 would not be exceeded by the Original
Project. Impacts related to exceedance of SCAQMD thresholds for CO, ROG, and NOx emissions were
determined to be significant and unavoidable and the City adopted a Statement of Overriding
Considerations for the Original Project with respect to regional operational emissions. The Certified EIR
finds that local concentrations of CO at two study intersections would exceed the 1 hour maximum
allowable concentrations set forth in State and federal standards with cumulative traffic growth impacts
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related to localized CO levels would be cumulatively significant. Impacts with project traffic only would
be less than significant.
Revised Projiect
The construction air quality impacts of the Revised Project would be the same as the Original Project
because of the employment of similar construction equipment and procedures that would be used to
construct the Revised Project. The Certified EIR evaluated the air quality impacts of construction on an
approximately 10 -acre site, which is equivalent to the size of the Phase 1 development site included in
the Revised Project. The Phase 2 and Phase 3 development sites under the Revised Project are both less
than 10 acres. Accordingly, the air quality impacts associated with construction of these development
phases would be less than the Original Project. The mitigation measures included in the Certified EIR,
listed in Appendix B to this Addendum, would continue to be applicable to the Revised Project. In
addition, construction of the Revised Project would occur within the same project site evaluated in the
Certified EIR. Accordingly, impacts of the Revised Project would be the same as the Original Project with
respect to petroleum hydrocarbon- affected soils on the project site. Consequently, the Revised Project
would not represent a new significant impact or substantial increase in the severity of previously
identified impacts with respect to construction air quality.
As discussed below under Transportation /Traffic, trip generation associated with the Revised Project
would be less than the daily traffic generation of the Original Project identified in the Certified EIR.
Accordingly, operational air quality impacts of the Revised Project would be less than the impacts of the
Original Project since daily regional mass operational emissions are directly related to daily trip
generation. Thus, even though daily regional emissions of CO, ROG and NOx could exceed the SCAQMD
significance threshold under the Revised Project and would be significant and unavoidable, this impact
would not represent a new significant impact or substantial increase in the severity of a previously
identified impact.
Since peak hour trip generation under the Revised Project would be less than the peak hour trip
generation of the Original Project, local concentrations of CO under the Revised Project would be lower
than the concentrations that would occur under the Original Project, which are directly related to peak
hour trip generation. Impacts of the Revised Project would be less than the Original Project.
Consequently, the Revised Project would not represent a new significant impact or substantial increase
in the severity of previously identified impacts with respect to operational CO concentrations.
Consequently, the Revised Project would not represent a new significant impact or substantial increase
in the severity of previously identified impacts with respect to air quality.
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Biological Resources
Original Project
The Certified EIR finds that the project site did not support any state or federally listed threatened or
endangered species nor any special status flora or fauna. The site did not support any native plant
communities and as such did not support any sensitive or otherwise special status upland or wetland
plant communities. The Certified EIR finds that the project site exhibited no potential for supporting
either special status species or vegetation communities. The Certified EIR finds that no impacts to
biological resources would occur as a result of the Original Project.
Revised Proiect
The Revised Project would be developed on the same project site as evaluated in the Certified EIR.
Accordingly, the Revised Project would not impact biological resources and, consequently, would not
represent a new significant impact or substantial increase in the severity of previously identified impacts
with respect to biological resources.
Cultural Resources
Original Proiect
The Certified EIR finds that no historical, archaeological or paleontological resources, or human remains
exist within the project site. The Certified EIR included mitigation measures to be implemented in the
event of discovery of such resources during construction to ensure that the Original Project would not
result in significant impacts to cultural resources.
Revised Proiect
The Revised Project would be developed on the same project site as evaluated in the Certified EIR.
Accordingly, the Revised Project would not be expected to impact cultural resources. The same
mitigation measures that would be applicable to the Original Project, listed in Appendix B to this
Addendum, would continue to be applicable to the Revised Project. The Revised Project would,
consequently, not represent a new significant impact or substantial increase in the severity of previously
identified impacts with respect to cultural resources.
Geology and Soils
Original Proiect
The Certified EIR finds that development on the project site would not expose people or structures to
potentially adverse effects or otherwise result in significant impacts with respect to: surface fault
rupture; seismicity and ground shaking; liquefaction and seismic settlement; slope stability; tsunami,
inundation and seiche; flooding; subsidence; and volcanic hazards. The Certified EIR finds that there are
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no unique geological features within the project site, and that project foundations and grading activities
can be safely conducted using conventional grading equipment and techniques. The Certified EIR thus
finds that the impacts of the Original Project would be less than significant with regard to these issues.
The Certified EIR finds that the potential for erosion exists within the Original Project due to grading
activities, which could result in an increase in impervious surfaces at the site and expose soils to the
effects of erosion. However, with the implementation of mitigation measures, impacts associated with
soil erosion would be less than significant.
Revised Project
The Revised Project would be developed on the same project site as evaluated in the Certified EIR and
the same mitigation measures that would be applicable to the Original Project (listed in Appendix B to
this Addendum) would also be applicable to the Revised Project. Impacts of grading and construction
activities associated with the Revised Project would be the same as the Original Project. The Revised
Project would, consequently, not represent a new significant impact or substantial increase in the
severity of previously identified impacts with respect to geology and soils.
Greenhouse Gas Emissions
Original Project
The Certified EIR does not address greenhouse gas (GHG) emissions. During the public and agency
review process for the Certified EIR, no comments were received regarding the inclusion or exclusion of
GHG analysis in the Certified EIR.
Revised Proiect
As noted above, analysis of GHG emissions is not included in the Certified EIR. Since 2010, CEQA
requires an evaluation of GHG impacts. Accordingly, the potential GHG effects of the Revised Project is
in the following analysis, which compares the relative levels of GHG emissions of the Revised Project and
the Original Project in order to determine whether the Revised Project would result in a new significant
impact or substantial increase in the severity of previously identified impacts.
Climate Change Background
Parts of the Earth's atmosphere act as an insulating "blanket" for the planet. This "blanket" of various
gases traps solar energy, which keeps the global average temperature in a range suitable for life. The
collection of atmospheric gases that comprise this blanket are called "greenhouse gases" based on the
idea that these gases trap heat like the glass walls of a greenhouse. These gases, mainly water vapor,
carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), ozone (03), and chlorofluorocarbons (CFCs),
all act as effective global insulators, reflecting visible light and infrared radiation back to earth. Most
scientists agree that human activities, such as producing electricity and driving internal combustion
vehicles, have contributed to the elevated concentration of these gases in the atmosphere. As a result,
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the Earth's overall temperature is rising. Warmer global temperatures will lead to changes in rainfall
patterns, smaller polar ice caps, a rise in sea level, and a wide range of impacts on plants, wildlife, and
humans.
The relationship of water vapor and ozone as GHGs is poorly understood. It is unclear how much water
vapor acts as a GHG since water vapor can also produce -cloud cover which reflects sunlight away from
Earth and counteracts its effect as a GHG. Also, water vapor tends to increase as the Earth warms, so it is
not well understood whether the increase in water vapor is contributing to or is a result of climate
change. Ozone tends to break down in the presence of solar radiation, but this is not sufficiently
understood by the scientific community to fully evaluate. For these reasons, methodologies approved by
the IPCC, United States Environmental Protection Agency (EPA), and the California Air Resources Board
focus on carbon dioxide, nitrous oxide, methane, and chlorofluorocarbons. The following provides a
brief description of each of these GHGs.
Carbon Dioxide
The production and absorption of carbon dioxide occurs through the burning of fossil fuels (e.g., oil,
natural gas, and coal), solid waste, trees and wood products, and as a result of other chemical reactions,
such as those required to manufacture cement. Globally, the largest source of human based CO2
emissions is the combustion of fossil fuels such as coal, oil, and gas in power plants, automobiles, and
industrial facilities. A number of specialized industrial production processes and product uses, such as
mineral or metal production, and the use of petroleum -based products, leads to CO2 emissions.
CO2 is removed from the atmosphere (or sequestered) when it is absorbed by plants as part of the
biological carbon cycle. Natural sources of CO2 occur within the carbon cycle where billions of tons of
atmospheric CO2 are removed by oceans and growing plants and are emitted back into the atmosphere
through natural processes. When in balance, total CO2 emissions and removals from the entire carbon
cycle are roughly equal. Since the Industrial Revolution in the 1700s, most scientists agree that human
activities, including burning of oil, coal, and gas and deforestation, increased CO2 concentrations in the
atmosphere by 35 percent as of 2005.
nno +L,�-
Methane is emitted from a variety of both human - related and natural sources. CH4 is emitted during the
production and transport of coal, natural gas, and oil, from livestock and other agricultural practices,
and from the decay of organic waste in municipal solid waste landfills. It is estimated that 60 percent of
global CH4 emissions are related to human activities. Natural sources of CH4 include wetlands, gas
hydrates, permafrost, termites, oceans, freshwater bodies, non - wetland soils, and wildfires. CH4
emissions levels from a particular source can vary significantly from one country or region to another.
These variances depend on many factors, such as climate, industrial and agricultural production
characteristics, energy types and usage, and waste management practices. For example, temperature
and moisture have a significant effect on the anaerobic digestion process, which is one of the key
biological processes resulting in CH4 emissions from both human and natural sources. Also, the
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implementation of technologies to capture and utilize CH4 from sources such as landfills, coalmines, and
manure management systems affects the emissions levels from these sources.
Nitrous Oxide
Concentrations of nitrous oxide also began to rise at the beginning of the Industrial Revolution reaching
314 parts per billion (ppb) by 1998. Microbial processes in soil and water, including those reactions that
occur in fertilizer containing nitrogen, produce nitrous oxide. In addition to agricultural sources, some
industrial processes (fossil fuel -fired power plants, nylon production, nitric acid production, and vehicle
emissions) also contribute to the atmospheric load of N20.
Chlorofluorocarbons
Chlorofluorocarbons are not naturally occurring. They were synthesized for uses as refrigerants, aerosol
propellants, and cleaning solvents. Since their creation in 1928, the concentrations of CFCs in the
atmosphere have risen. Due to the discovery that they are able to destroy stratospheric ozone, a global
effort to halt their production was undertaken, and levels of the major CFCs are now remaining static or
declining. However, their long atmospheric lifetimes mean that some of the CFCs will remain in the
atmosphere for over 100 years. Since they are also a GHG, along with such other long -lived synthesized
gases as CF4 (ca rbontetrafluoride) and SF6 (sulfurhexafluoride), they are of concern. Another set of
synthesized compounds called HFCs (hydrofluorocarbons) are also considered GHGs, though they are
less stable in the atmosphere and therefore have a shorter lifetime and less of an impact. CFCs, CF4, SF6,
and HFCs have been banned and are no longer available. Therefore, these GHGs are not included further
in this analysis.
Potential Effects of Global Climate Change
Climate change could have a number of adverse effects. Although these effects would have global
consequences, in most cases they ..could not disproportionately affect any one site or activity in other
words, many of the effects of climate change are not site- specific. Emission of GHGs would contribute to
the changes in the global climate, which would in turn, have a number of physical and environmental
effects. A number of general effects are discussed below.
Sea Level Rise and Flooding. The California Climate Change Center predicts that sea level in California
would rise between 10.9 to 71.6 centimeters (cm) (0.36 to 2.3 feet) above existing mean sea level (MSL)
by 2099 as a result of climate change. When combined with astronomical tides, even a 1 -foot increase
in MSL would result in the 100 -year event high tide peak occurring at the 10 -year event frequency. In
other words, the frequency of a current 100 -year high tide (about 9.5 feet above current MSL) would
occur 10 times more often if sea levels increase by 1 foot above current MSL.
In the future, precipitation events are predicted to vary in terms of timing, intensity, and volume
according to many climate change models. Extreme storm events may occur with greater frequency.
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Changes in rainfall and runoff could affect flows in surface water bodies, causing increased flooding and
runoff to the storm drain system.
Water Supply. Health and Safety Code § 38501(a) recognizes that climate change "poses a serious
threat to the economic well- being, public health, natural resources, and the environment of California,"
and notes, "the potential adverse impacts of [climate change] include... reduction in the quality and
supply of water to the state from the Sierra snowpack." As most of the state, including the City of El
Segundo, depends on surface water supplies originating in the Sierra Nevada, this potential water supply
reduction is a concern.
Most of the scientific models addressing climate change show that the primary effect on California's
climate would be a reduced snow pack and a seasonal shift of peak flows in streams. A higher
percentage of the winter precipitation in the mountains would likely fall as rain rather than as snow in
some locations, reducing the overall snowpack. Further, as temperatures rise, snowmelt is expected to
occur earlier in the year. As a result, peak runoff would likely come a month or so earlier. The end result
of this would be that the state may not have sufficient surface storage to capture the early runoff, and
so, absent construction of additional water storage projects, a portion of the current supplies would
flow to the oceans and be unavailable for use in the state's water delivery systems.
Water Quality. Climate change could have adverse effects on water quality, which would in turn affect
the beneficial uses (habitat, water supply, etc.) of surface water bodies and groundwater. The changes
in precipitation discussed above could result in increased sedimentation, higher concentration of
pollutants, higher dissolved oxygen levels, increased temperatures, and an increase in the amount of
runoff constituents reaching surface water bodies. Sea level rise, discussed above, could result in the
encroachment of saline water into freshwater bodies.
Ecosystems and Biodiversity. Climate change could have effects on diverse types of ecosystems, from
alpine to deep -sea habitat. As temperatures and precipitation change, seasonal shifts in vegetation
would occur, potentially effecting the distribution of associated flora and fauna species. As the range of
species shifts, habitat fragmentation could occur, with acute impacts on the distribution of certain
sensitive species. The IPCC states that "20 percent to 30 percent of species assessed may be at risk of
extinction from climate change impacts within this century if global mean temperatures exceed 2 to 3°C
(3.6 to 5.4 °F) relative to pre - industrial levels." Shifts in existing biomes could also make ecosystems
vulnerable to invasive species encroachment. Wildfires, which are an important control mechanism in
many ecosystems, may become more severe and more frequent, making it difficult for native plant
species to repeatedly re- germinate. In general terms, climate change would put a number of stressors
on ecosystems, with potentially catastrophic effects on biodiversity.
Human Health Impacts. Climate change may increase the risk of vector -borne infectious diseases,
particularly those found in tropical areas and spread by insects — malaria, dengue fever, yellow fever,
and encephalitis. While these health impacts would largely affect tropical areas in other parts of the
world, effects would also be felt in California. Warming of the atmosphere would be expected to
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increase smog and particulate pollution, which could adversely affect individuals with heart and
respiratory problems, such as asthma. Extreme heat events would also be expected to occur with more
frequency, and could adversely affect the elderly, children, and the homeless. Finally, the water supply
impacts and seasonal temperature variations which could occur as a result of climate change could
affect the viability of existing agricultural operations, making the food supply more vulnerable.
Potential Effects of Human Activity on Climate Change
The burning of fossil fuels, such as coal and oil, especially for the generation of electricity and powering
of motor vehicles, has led to substantial increases in CO2 emissions (and thus substantial increases in
atmospheric concentrations). In 1994, atmospheric CO2 concentrations were found to have increased
by nearly 30 percent above pre - industrial (c. 1760) concentrations.
The effect each GHG has on climate change is measured as a combination of the volume of its emissions,
and its global warming potential (GWP), and is expressed as a function of how much warming would be
caused by the same mass of CO2. Thus, GHG emissions are typically measured in terms of pounds or
tons of CO2 equivalents (CO2e), and are often expressed in metric tons of CO2 equivalents (MT CO2e) or
millions of metric tons of CO2 equivalents (MMT CO2e).
Global Emissions. Worldwide emissions of GHGs in 2004 were nearly 30 billion tons of CO2e per year
(including both on -going emissions from industrial and agricultural sources, but excluding emissions
from land -use changes).
U.S. Emissions. In 2004, the United States emitted 7.1 billion tons of CO2e. Of the four major sectors
nationwide— residential, commercial, industrial, and transportation — transportation accounts for the
highest percentage of GHG emissions (approximately 35 to 40 percent); these emissions are entirely
generated from direct fossil fuel combustion. In 2008, the United States emitted 6.9 billion tons of CO2e,
with transportation accounting for the highest percentage of GHG emissions, approximately 32 percent.
State of California Emissions. In 2004, California emitted approximately 483 million tons of CO2e, or
about 6 percent of the U.S. emissions. This large number is due primarily to the sheer size of California
compared to other states. By contrast, California has one of the fourth lowest per- capita GHG emission
rates in the country, due to the success of its energy- efficiency and renewable energy programs and
commitments that have lowered the state's GHG emissions rate of growth by more than half of what it
would have been otherwise. Another factor that has reduced California's fuel use and GHG emissions is
its mild climate compared to that of many other states. In 2008, California's GHG emissions were
approximately 478 MMT CO2e, generally attributed to the reduced travel, and therefore, transportation
emissions.
The California Energy Commission found that transportation is the source of approximately 41 percent
of the state's GHG emissions, followed by electricity generation (both in -state and out -of- state) at 23
percent, and industrial sources at 20 percent. Agriculture and forestry is the source of approximately 8.3
percent, as is the source categorized as "other," which includes residential and commercial activities.
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Various aspects of constructing, operating, and eventually discontinuing (demolition and disposal of
waste) the use of industrial, commercial and residential development will result in GHG emissions.
Operational GHG emissions result from energy use associated with heating, lighting, and powering
buildings (typically through natural gas and electricity consumption), pumping and processing water
(which consumes electricity), as well as fuel used for transportation and decomposition of waste
associated with building occupants. New development can also create GHG emissions in its construction
and demolition phases in connection with the use of fuels in construction equipment, creation and
decomposition of building materials, vegetation clearing, and other activities. However, it is noted that
new development does not necessarily create entirely new GHG emissions. Occupants of new buildings
are often relocating and shifting their operational -phase emissions from other locations.
Regulatory Framework
Global climate change is addressed through the efforts of various federal, state, regional, and local
government agencies as well as national and international scientific and governmental conventions and
programs. These agencies work jointly and individually to understand and regulate the effects of
greenhouse gas emissions and resulting climate change through legislation, regulations, planning, policy -
making, education, and a variety of programs. The significant agencies, conventions, and programs
focused on global climate change are discussed below.
Federal
U.S. Environmental Protection Agency
The USEPA is responsible for implementing federal policy to address global climate change. The federal
government administers a wide array of public - private partnerships to reduce GHG intensity generated
by the United States. These programs focus on energy efficiency, renewable energy, methane and other
non -0O2 gases, agricultural practices, and implementation of technologies to achieve GHG reductions.
State
California Air Resources Board
The California Air Resources Board (ARB), a part of the California EPA, is responsible for the coordination
and administration of both federal and state air pollution control programs within California. In this
capacity, ARB conducts research, sets state ambient air quality standards, compiles emission
inventories, develops suggested control measures, and provides oversight of local programs. ARB
establishes emissions standards for motor vehicles sold in California, consumer products (such as
hairspray, aerosol paints, and barbecue lighter fluid), and various types of commercial equipment. It also
sets fuel specifications to further reduce vehicular emissions. ARB has primary responsibility for the
development of California's State Implementation Plan (SIP), for which it works closely with the federal
government and the local air districts.
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Executive Order S -3 -05
Governor Arnold Schwarzenegger announced on June 1, 2005, through Executive Order S -3 -05, the
following GHG emission reduction targets:
• By 2010, California must reduce GHG emissions to 2000 levels
• By 2020, California must reduce GHG emissions to 1990 levels
• By 2050, California must reduce GHG emissions to 80 percent below 1990 levels
Assembly Bill (AB) 32, the California Global Warming Solutions Act Of 2006
In 2006, the California State Legislature adopted AB 32, the California Global Warming Solutions Act of
2006. AB 32 focuses on reducing GHGs in California. ARB has determined the statewide levels of GHG
emissions in 1990 to be 427 MMT CO2e. ARB has adopted the Climate Change Scoping Plan, which
outlines the state's strategy to achieve the 2020 GHG limit set by AB 32. This Scoping Plan proposes a
comprehensive set of actions designed to reduce overall greenhouse gas emissions in California,
improve the environment, reduce dependence on oil, diversify energy sources, save energy, create new
jobs, and enhance public health.
Part of California's strategy for achieving GHG reductions under AB 32 are the early action greenhouse
gas reduction measures, which include the following: a low carbon fuel standard; reduction of emissions
from non - professional servicing of motor vehicle air conditioning systems; and improved landfill
methane capture.
Senate Bill 375
Senate Bill 375 (SB 375), which establishes mechanisms for the development of regional targets for
reducing passenger vehicle greenhouse gas emissions, was adopted on September 30, 2008. On
September 23, 2010, California ARB adopted the vehicular greenhouse gas emissions reduction targets
that had been developed in consultation with the metropolitan planning organizations (MPOs); the
targets require a 7 to 8 percent reduction by 2020 and between 13 to 16 percent reduction by 2035 for
each MPO. SB 375 recognizes the importance of achieving significant greenhouse gas reductions by
working with cities and counties to change land use patterns and improve transportation alternatives.
Through the SB 375 process, MPOs, such as the Southern California Council of Governments (SCAG), will
work with local jurisdictions in developing sustainable communities strategies (SCS) designed to
integrate development patterns and the transportation network in a way that reduces greenhouse gas
emissions while meeting housing needs and other regional planning objectives. SCAG's reduction target
for per capita vehicular emissions is 8 percent by 2020 and 13 percent by 2035. SCAG adopted the
RTP /SCS for the SCAG region in December, 2012.
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Senate Bill 97
SB 97, enacted in 2007, amends the CEQA statute to clearly establish that GHG emissions and the effects
of GHG emissions are appropriate subjects for CEQA analysis. In March 2010, the California Office of
Administrative Law promulgated CEQA amendments that provide regulatory guidance with respect to
the analysis and mitigation of the potential effects of GHG emissions, as found in CEQA Guidelines §
15183.5. To streamline analysis, CEQA provides for analysis through compliance with a previously
adopted plan or mitigation program under special circumstances.
Executive Order S -13 -08
Executive Order S- 13 -08, the Climate Adaptation and Sea Level Rise Planning Directive, provides
direction for how the state should plan for future climate impacts. The first result is the 2009 California
Adaptation Strategy (CAS) report which summarizes the most recent science on climate change impacts
in the state to assess vulnerability and outlines possible solutions that can be implemented within and
across state agencies to promote resiliency.
California Code of Regulations (CCR) Title 24
CCR Title 24, Part 6 (California's Energy Efficiency Standards for Residential and Nonresidential Buildings)
(Title 24) was first established in 1978 in response to a legislative mandate to reduce California's energy
consumption. The standards are updated periodically to increase the baseline energy efficiency
requirements. Although it was not originally intended to reduce GHG emissions, electricity production
by fossil fuels results in GHG emissions and energy efficient buildings require less electricity. Therefore,
increased energy efficiency results in decreased GHG emissions. The 2008 standards are the most recent
version which went into effect in January 1, 2010.
CCR Title 24, Part 11 (California's Green Building Standard Code) (CALGreen) was adopted in 2010 and
went into effect January 1; 2011. CALGreen is the first statewide mandatory green building code and
significantly raises the minimum environmental standards for construction of new buildings in California.
The Mandatory provisions in CALGreen will reduce the use of VOC emitting materials, strengthen water
conservation, and require construction waste recycling.
Revised Project GHG Emissions
As discussed above under Air Quality, the construction emissions of the Revised Project would be the
same as the Original Project because of the similar size of the construction sites and the employment of
similar construction equipment and procedures that would be used to construct the Revised Project.
Accordingly, GHG emissions associated with construction of the Revised Project would be expected to
be similar to the Original Project. Operational GHG emissions associated with the Revised Project would
be less than the Original Project because the Revised Project is smaller and has less traffic generation,
the primary component of GHG emissions from development projects, than the Original Project. In
addition, GHG emissions of the Revised Project would be less than the Original Project because of
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increased energy efficiency that is required of buildings at present as compared to the requirements in
place at the time of the Original Project. Consequently, the Revised Project would not represent a new
significant impact or substantial increase in the severity of previously identified impacts.
CEQA Guidelines § 15064.4 states:
(b) A lead agency should consider the following factors, among others, when assessing the
significance of greenhouse gas emissions on the environment:
(1) The extent to which the project may increase or reduce greenhouse gas emissions as
compared to the existing environmental setting;
(2) Whether the project emissions exceed a threshold of significance that the lead agency
determines applies to the project; and
(3) The extent to which the project complies with regulations or requirements adopted to
implement a statewide, regional, or local plan for the reduction or mitigation of
greenhouse gas emissions. Such requirements must be adopted by the relevant public
agency through a public review process and must reduce or mitigate the project's
incremental contribution of greenhouse gas emissions. If there is substantial evidence
that the possible effects of a particular project are still cumulatively considerable
notwithstanding compliance with the adopted regulations or requirements, an EIR must
be prepared for the project.
According to Appendix G of the CEQA Guidelines, a project could have a significant environmental
impact if it would:
• Generate greenhouse gas emissions, either directly or indirectly, that may have a significant
impact on the environment; or
• Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing
the emissions of greenhouse gases.
AB 32 represents the statewide plan for reducing California's GHG emissions to 1990 levels by 2020. In
addition, the AB 32 Scoping Plan contains the main strategies California will use to reduce the GHGs that
cause climate change. The scoping plan has a range of GHG reduction actions which include direct
regulations, alternative compliance mechanisms, monetary and non - monetary incentives, voluntary
actions, market -based mechanisms such as a cap- and -trade system, and an AB 32 cost of
implementation fee regulation to fund the program. These measures were introduced through four
workshops held between November 30, 2007 and April 17, 2008. A draft scoping plan was released for
public review and comment on June 26, 2008 followed by more workshops in July and August, 2008.
The proposed scoping plan was released on October 15, 2008 and approved by the California Air
Resources Board at the Board hearing on December 12, 2008. As such, the AB 32 Scoping Plan would
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represent a statewide plan for the reduction or mitigation of greenhouse gas emissions that was
adopted by the relevant public agency through a public review process in accordance with CEQA
Guidelines § 15064.4(b)(3), and would constitute a plan, policy, or regulation adopted for the purpose of
reducing the emissions of greenhouse gases in accordance with CEQA Guidelines Appendix G.
Accordingly, taking all of the factors set forth in CEQA Guidelines § 15064.4(b) into account, the Revised
Project would be considered to be a significant contributor to a cumulative adverse GHG emissions
impact if it would be inconsistent with the ARB AB 32 Scoping Plan. By evaluating consistency with this
Plan, it can be determined whether the Revised Project would contribute its fair share to the emissions
reductions that the Legislature has determined California must achieve.
The consistency of the Revised Project with the measures from the ARB's Scoping Plan that are
applicable to the proposed project is evaluated in Table 1 (Project Consistency with ARB AB32 Scoping
Plan Recommended Greenhouse Gas Emission Reduction Measures).
Table 1
Revised Project Consistency with ARB AB32 Scoping Plan Recommended Greenhouse Gas
G m DnA+;^n Mmcnrcc
Measure
Project Consistency
Energy Eff iciency
Consistent
Maximize energy efficiency building and appliance
At a minimum, the project buildings would be
standards, and pursue additional efficiency efforts
constructed in compliance with the standards
including new technologies, and new policy and
of Title 24 that are in effect at the time of
implementation mechanisms. Pursue comparable
development. The current 2010 Title 24
investment in energy efficiency from all retail
standards were adopted by the State to
providers of electricity in California (including both
respond, among other reasons, to the
investor- owned and publicly owned utilities).
requirements of AB 32.
Million Solar Roof Program
Consistent
Install 3,000 MW of solar - electric capacity under
Solar panels are not proposed for the project
California's existing solar programs.
at this time. However, the project would not
preclude the installation and use of solar
equipment at the Project site at a later date.
Green Building Strategy
Consistent
Expand the use of green building practices to reduce
At a minimum, the project buildings would be
the carbon footprint of California's new and existing
constructed in compliance with the standards
inventory of buildings.
of Title 24 that are in effect at the time of
development. The current 2010 Title 24
standards were adopted by the State to
respond, among other reasons, to the
requirements of AB 32.
Recycling and Waste
Consistent
Reduce methane emissions at landfills. Increase
As discussed in below under Utilities, the
waste diversion, composting, and commercial
Revised Project would have lower solid waste
recycling. Move toward zero - waste.
generation than the Original Project.
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Table 1
Revised Project Consistency with ARB AB32 Scoping Plan Recommended Greenhouse Gas
Fmiccinn Radiirtinn Maacurac
Measure
Project Consistency
Water
Consistent
Continue efficiency programs and use cleaner energy
As discussed below under Utilities, the Revised
sources to move and treat water.
Project would have lower utility generation
and consumption than the Original Project.
Sources: EcoTierra Consulting, 2013.
As shown, the Revised Project would be consistent with the recommended measures of ARB Scoping
Plan to reduce greenhouse gas emissions in California. The Revised Project would not represent a new
significant impact or substantial increase in the severity of previously identified impacts.
Hydrology and Water Quality
Original Project
The Certified EIR finds that the Original Project would increase runoff from the project site that could
potentially be in excess of the capacity of the storm drain system serving the project site, which would
be a potentially significant impact. The Certified EIR included mitigation measures that would reduce
this impact to less than significant. As the Original Project does not include deep excavations, the
Certified EIR finds that impacts to groundwater would be less than significant.
The Certified EIR finds that the Original Project could result in significant impacts related to water
quality during construction that would be mitigated through implementation of Best Management
Practices (BMPs) in accordance with the General Construction Activity Storm Water Permit issued by the
Los Angeles Regional Water Quality Control Board and administered by the Los Angeles County
Department of Public Works. This permit applies to all construction projects in the County involving
project sites greater than 5 acres in size. The Certified EIR finds that the Original Project would result in
less than significant impacts on stormwater runoff quality during operations because of the mitigation
measures and because it would be required to adhere to design criteria set forth in the Standard Urban
Storm Water Mitigation Plan for Los Angeles County and Cities in Los Angeles County.
Revised Project
Under the Revised Project, construction activities associated with the proposed development would
have the potential to similarly degrade water quality through the exposure of surface runoff (primarily
rainfall) to exposed soils, dust, and other debris, as well as from runoff from construction equipment.
The scope of the Revised Project is smaller in scale; however, because the proposed construction site
would be greater than five acres in size, construction activities associated with the Revised Project
would be required to meet the requirements for storm water quality contained in the Statewide General
Permit for Stormwater Discharges Associated With Construction and Land Disturbance Activities (NPDES
No. CAS000002, State Water Resources Control Board Order No. 2012- 0006 -DWQ, the "Statewide
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General Construction Permit "). In addition, in a change in the regulatory environment since the
Certified EIR, construction associated with the Revised Project would be subject to the requirements of
the Los Angeles Regional Water Quality Control Board Order No. R4- 2012 -0175, NPDES No. CAS00400,
effective December 28, 2012, Waste Discharge Requirements for Municipal Separate Storm Sewer
System (MS4) Discharges within the Coastal Watersheds of Los Angeles County (the "Los Angeles County
MS4 Permit "), which controls the quality of runoff entering municipal storm drains in the County.
Section VI.D.8, of this Permit, Development Construction Program, requires Permittees (which include
the City of El Segundo) to enforce implementation of Best Management Practices (BMPs), including,
without limitation, approval of an Erosion and Sediment Control Plan (ESCP) for all construction
activities within their jurisdiction. Accordingly, the construction contractor for the Revised Project
development would be required to implement BMPs that would meet or exceed local,, State, and
Federal mandated guidelines for storm water treatment to control erosion and to protect the quality of
surface water runoff during the construction period. BMPs utilized could include, without limitation,
disposing of waste in accordance with all applicable laws and regulations; cleaning up leaks, drips, and
spills immediately; conducting street sweeping during construction activities; limiting the amount of soil
exposed at any given time; covering trucks; keeping construction equipment in good working order; and
installing sediment filters during construction activities.
As discussed in the Certified EIR, under existing regulations, as the construction site for the Revised
Project is over one acre in size, the contractor would file a Notice of Intent (NOI) with the State Water
Resources Control Board and prepare a Surface Water Pollution Prevention Plan ( SWPPP) before the
start of any construction activity. Implementation of the BMPs in the Project SWPPP and compliance
with the City's discharge requirements (ESMC §§ 5 -4 -1, et seq.) would ensure that Revised Project
construction would meet the requirements of the Statewide General Construction Permit and the Los
Angeles County MS4 Permit and thus would not violate any water quality standards or discharge
requirements or otherwise substantially degrade water quality. The mitigation measures identified in
the Certified EIR, listed in Appendix B to this Addendum, would require runoff controls during
construction and would continue to be applicable to the Revised Project. Because of the more stringent
regulations that are presently applicable to storm water runoff quality during construction, impacts of
the Revised Project - related to water quality impacts during construction would be lower than the
Original Project.
With respect to runoff water quality during operation of the Revised Project, Los Angeles County and all
cities within LA County (except for the City of Long Beach) are permittees under the Los Angeles County
MS4 Permit. Section VI.D.7 of this Permit, Planning and Land Development Program, is applicable to,
among others, development projects equal to one acre or greater of disturbed area and adding more
than 10,000 square feet of impervious surface area and would thus apply to the Revised Project. This
Program requires, among other things, that projects retain on site the runoff volume from: (a) the .75
inch, 24 -hour rain event; or (b) the 85th percentile, 24 -hour rain event, as determined from the Los
Angeles County 85th percentile precipitation isohyetal map, whichever is greater. The Revised Project
would also be subject to the BMP requirements of the Standard Urban Stormwater Mitigation Plan
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(SUSMP) adopted by the Regional Water Quality Control Board for the Los Angeles Region. As a
permittee, the City of El Segundo is responsible for implementing the requirements of the County -wide
SUSMP within the City. A Project- specific SUSMP would be implemented during the operation of the
Revised Project. In compliance with the MS4 Permit and SUSMP requirements, the Revised Project
development would be required to retain storm flows and allow percolation on -site before flows enter
the storm drain system. The system incorporated into the Revised Project must follow specific design
requirements set forth in the MS4 permit and must be approved by the City. Moreover, the mitigation
measures identified in the Certified EIR, which are listed in Appendix B to this Addendum and require
maintenance of BMPs for the life of the project, would continue to be applicable to the Revised Project.
Because of the more stringent regulations that are presently applicable to storm water runoff quality
during operation, impacts of the Revised Project - related to water quality impacts during construction
would be lower than the Original Project.
Consequently, the Revised Project would not represent a new significant impact or substantial increase
in the severity of previously identified impacts with respect to hydrology and water quality.
Hazards and Hazardous Materials
Original Project
The Certified EIR finds that impacts of the Original Project with respect to site contamination would be
less than significant. The Certified EIR noted previous underground storage tanks on the site were
closed and removed in the late 1980s and early 1990s. In 1994, groundwater and soil contaminated
with VOCs and petroleum hydrocarbons was found at the southwest corner of the project site. Most of
the contaminated soil was subsequently removed from the site and properly disposed of; however,
some contaminated soil and groundwater were left in place. A health risk assessment determined that
this material did not present a threat to human health. This assessment was reviewed and approved by
the Los Angeles Regional Water Quality Control Board and the State Department of Toxic Substances
Control. No further investigations were determined to be necessary by any regulatory agency. The
Certified EIR thus finds that impacts associated with VOCs would be less than significant. The Certified
EIR finds that potential impacts associated with the previous use of the project site, hazardous
materials /petroleum projects, hazardous waste, polychlorinated biphenyls (PCBs), asbestos containing
materials (ACMs) and storage tanks materials would be less than significant. The Certified EIR did not
identify any hazardous materials issues associated with surface soils, storm water systems or adjacent
uses to the project site.
Revised Project
The Revised Project would be developed on the same project site as evaluated in the Certified EIR and
would be subject to the same conditions identified in the Certified EIR. The Certified EIR did not identify
any conditions related to hazardous materials that would be affected by construction of the Revised
Project. The Certified EIR identified one mitigation measure that would apply to a potential electric co-
generation facility on the project site, which is listed in Appendix B to this Addendum. Because the
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Revised Project does not include an electrical co- generation facility, this mitigation measure would not
be applicable to the Revised Project. Impacts of grading and construction activities associated with the
Revised Project would be the same as the Original Project. Impacts associated with hazardous materials
use during operation of the Revised Project would be the same as the Original Project, as the same land
uses included in the Original Project would be included in the Revised Project. The Revised Project
would, consequently, not represent a new significant impact or substantial increase in the severity of
previously identified impacts with respect to hazardous materials.
Land Use
Original Proiect
The Certified EIR finds that the Original Project would be compatible with the commercial and industrial
uses that surround the project site. The Certified EIR finds that the Original Project would be consistent
with applicable land use policies and regulations set forth in the Regional Comprehensive Plan and
Guide and the City of El Segundo General Plan. The Certified EIR finds that the Original Project would be
consistent with the Urban Mixed -Use North zoning that previously applied to the project site. When the
Original Project was approved, the zoning regulations applicable to the project site were established
through the Corporate Campus Specific Plan.
Revised Proiect
The Revised Project includes the same land uses and building heights as established for the project site
in the City of El Segundo General Plan and the Corporate Campus Specific Plan and proposes
development density that would be lower than the Original Project and within the limits established in
the Corporate Campus Specific Plan. The Revised Project would include the same land uses as the
Original Project that would be compatible with surrounding office, commercial and industrial uses. The
Revised Project proposes to provide parking to the City to serve the soccer fields in a different
configuration than the Original Project. However, the project applicant would continue to meet the
requirements of the previous land use approvals to provide this parking in a configuration acceptable to
the City. Consequently, the Revised Project would not represent a new significant impact or substantial
increase in the severity of previously identified impacts with respect to land use.
Mineral Resources
Original Proiect
The Certified EIR noted that the alluvial deposits underlying the project site are not suitable as a
potential source of aggregate and that the project site is not located within an area of historic aggregate
production. The project site is also not located within the boundaries of an oil or gas field and was not
historically used for oil and gas production. The potential for the occurrence of gas or oil resources on
the project site was determined to be low. The Certified EIR finds that no impact to mineral resources
would result from the Original Project.
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Revised Proiect
The Revised Project would be developed on the same project site as evaluated in the Certified EIR.
Impacts of the Revised Project would be the same as the Original Project. The Revised Project would,
consequently, not represent a new significant impact or substantial increase in the severity of previously
identified impacts with respect to mineral resources.
Noise
Original Proiect
The Certified EIR finds that noise impacts from construction of the Original Project would be less than
significant because the project site is surrounded by non - sensitive receptors (offices, commercial and
industrial buildings) and because construction activity would be consistent with City noise regulations.
The Certified EIR contained mitigation measures to ensure that impacts would remain less than
significant. The Certified EIR finds that impacts associated with vehicle traffic and stationary noise
sources would not be audible and would be less than significant.
Revised Proiect
The construction noise impacts of the Revised Project would be the same as the Original Project because
of the employment of similar construction equipment and procedures that would be used to construct
the Revised Project. The mitigation measures in the Certified EIR, listed in Appendix B to this
Addendum, would continue to be applicable to the Revised Project. Traffic noise impacts of the Revised
Project would be less than the Original Project because the Revised Project is smaller and has less traffic
generation than the Original Project. Stationary source noise impacts of the Revised Project would be
less than the Original Project because the Revised Project would not include an electrical co- generation
facility. Consequently, the Revised Project would not represent a new significant impact or substantial
increase in the severity of previously identified impacts with respect to noise.
Population, Housing, and Employment
Original Project
The Certified EIR finds that construction of the Original Project would not result in significant impacts
related to population, housing, or employment. The Certified EIR finds that operation of the Original
Project would generate employment that would be within SCAG employment forecasts for the City of El
Segundo and the South Bay Cities Subregion. The Certified EIR finds that the level of employment
associated with the Original Project could be accommodated by existing housing stock within the
commute radius of the project site. The Certified EIR finds that the impacts of the Original Project
related to population, housing and employment would be less than significant. The Certified EIR further
finds that there would be a significant cumulative impact on regional population growth and housing
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demand. No feasible mitigation measures were available to reduce the cumulative impact, thus
resulting in a significant and unavoidable cumulative impact.
Revised Project
Employment growth associated with the Revised Project would be less than the Original Project because
the Revised Project would be smaller than the Original Project. Impacts of the Revised Project related to
population, housing and employment would be less than the Original Project. Consequently, the
Revised Project would not represent a new significant impact or substantial increase in the severity of
previously identified impacts with respect to population, housing and employment.
Public Services
Original Project
The Certified EIR finds that the Original Project would generate increased demand for fire protection
services that would be reduced to less than significant levels through compliance with required fire
protection design measures and payment of the City's fire service impact fee. The Certified EIR finds
that the Original Project would generate increased demand for police protection services that would be
reduced to less than significant through implementation of a comprehensive security plan and payment
of the City's police service impact fee.
Revised Proiect
Demand for police and fire services associated with the Revised Project would be less than the Original
Project because the Revised Project is smaller and would have lower on -site employee and visitor
populations than the Original Project. The same mitigation measures contained in the Certified EIR,
listed in Appendix B to this Addendum, would continue to be applicable to the Revised Project.
Consequently, the Revised Project would not represent a new significant impact or substantial increase
in the severity of previously identified impacts with respect to public services.
Recreation
Original Project
The Certified EIR finds that the Original Project could generate increased demand for park and
recreation services that would be less than significant.
Revised Project
Demand for recreation facilities and services associated with the Revised Project would be less than the
Original Project because the Revised Project is smaller and would have lower on -site employee and
visitor populations than the Original Project. Consequently, the Revised Project would not represent a
new significant impact or substantial increase in the severity of previously identified impacts.
El Segundo Corporate Campus Addendum to the Certified EIR
State Clearinghouse No. 2001051074 Page 30
City of El Segundo October 2013
Transportation and Traffic
Original Protect
The Certified EIR finds that traffic associated with the buildout of the Original Project would result in the
generation of 21,366 daily automobile trips, 2,267 additional automobile trips in the a.m. peak hour, and
2,795 additional automobile trips in the p.m. peak hour. Per significance criteria established by the City
of El Segundo, the Certified EIR finds that this additional traffic would result in significant impacts at six
intersections during the a.m. peak hour, p.m. peak hour, or combinations thereof. The Certified EIR
finds that this additional traffic would result in significant impacts at four intersections during the a.m.
peak hour, p.m. peak hour, or combinations thereof if Nash Street and Douglas Street were converted to
two -way operations. With implementation of available mitigation measures, impacts at all intersections
would be reduced to a less than significant level with the exception of the intersections of Rosecrans
Avenue and Sepulveda Boulevard, and Rosecrans Avenue and Aviation Boulevard. The Certified EIR
finds that, based upon the level of trip generation associated with the Original Project, no Congestion
Management Plan (CMP) freeway segments or arterials would be significantly impacted. The City
adopted a Statement of Overriding Considerations with regard to the unmitigated intersections
associated with the Original Project.
Revised Proiect
The traffic impacts of the Revised Project have been evaluated in a memorandum prepared by Kimley-
Horn and Associates Inc., dated September 20, 2013 ( "Traffic Analysis "), which is included in Appendix A
to this Addendum. This analysis calculated that the Revised Project would generate 10,532 daily trips,
1,193 a.m. peak hour trips and 1,297 p.m. peak hour trips, which would be less than half of the trip
generation used to evaluate the traffic impacts of the Original Project in the Certified EIR. Accordingly,
the impacts of the Revised Project related to surrounding off -site streets and intersections would be
lower than the Original Project.
The Traffic Analysis concludes that the proposed changes to the internal roadway system for the Original
Project that would be included in the Revised Project would diminish the capacity of the on -site
circulation system. The proposed changes, however, would not result in traffic congestion or significant
delay within the on -site circulation system. The Traffic Analysis concludes that the on -site circulation
system would adequately accommodate the traffic associated with the Revised Project.
Consequently, the Revised Project would not represent a new significant impact or substantial increase
in the severity of previously identified impacts with respect to transportation and traffic.
El Segundo Corporate Campus Addendum to the Certified EIR
State Clearinghouse No. 2001051074 Page 31
City of El Segundo October 2013
Utilities
Original Proiect
The Certified EIR finds that the Original Project would generate increased demand for utilities (sewer,
water, solid waste, natural gas, electricity) that would be less than significant. Additional local sewer
infrastructure must be provided by the applicant to connect the project with existing sewer
infrastructure. The Certified EIR finds that the Original Project would generate increased demand for
water services that would be within the capacity of available infrastructure, but includes water
conservation mitigation measures to ensure that impacts would be less than significant. In addition,
mitigation measures related to these utilities are required as conditions of project approval.
Revised Proiect
Utility demand associated with the Revised Project would be less than the Original Project because the
Revised Project would be smaller than the Original Project. The same mitigation measures included in
the Certified EIR, listed in Appendix B to this Addendum, would continue to be applicable to the Revised
Project. Consequently, the Revised Project would not represent a new significant impact or substantial
increase in the severity of previously identified impacts.
CUMULATIVE IMPACTS
The Certified EIR concludes that traffic associated with the Original Project would result in cumulatively
considerable impacts to a number of intersections surrounding the project area, with two -way traffic
operations on Nash and Douglas Streets'. The intersections listed below would be significantly impacted
at the specified peak hour:
• Imperial Highway and Sepulveda Boulevard, a.m. and p.m. peak hours
• Imperial Highway and Nash Street, a.m. peak hour
• Imperial Highway and Aviation Boulevard, p.m. peak hour
• Atwood Way and 1 -105 Freeway Eastbound On -Ramp, p.m. peak hour
• Maple Avenue and Sepulveda Boulevard, p.m. peak hour
• Maple Avenue and Nash Street, a.m. peak hour
• Mariposa Avenue and Sepulveda Boulevard, a.m. and p.m. peak hours
2 Reflects the current operational condition of these two streets.
El Segundo Corporate Campus Addendum to the Certified EIR
State Clearinghouse No. 2001051074 Page 32
City of El Segundo October 2013
• Grand Avenue and Sepulveda Boulevard, a.m. and p.m. peak hours
• Grand Avenue and Nash Street, p.m. peak hour
• El Segundo Boulevard and Sepulveda Boulevard, a.m. and p.m. peak hours
• El Segundo Boulevard and Nash Street, p.m. peak hour
• El Segundo Boulevard and Douglas Street, p.m. peak hour
• El Segundo Boulevard and Aviation Boulevard, a.m. and p.m. peak hours
• Rosecrans Avenue and Sepulveda Boulevard, a.m. and p.m. peak hours
Y Rosecrans Avenue and Aviation Boulevard, a.m. and p.m. peak hours
• Highland Avenue /Vista Del Mar and Rosecrans Avenue, a.m. peak hour
• Aviation Boulevard and Century Boulevard, a.m. and p.m. peak hours
• Century Boulevard and Sepulveda Boulevard, a.m. and p.m. peak hours
While the Original Project was identified as contributing to cumulative impacts in the aforementioned
areas, the Revised Project would not further exacerbate these cumulative impacts. As discussed above,
traffic generation of the Revised Project would be less than the Original Project with respect to daily,
a.m. peak, and p.m. peak trips. Therefore, the contribution of the Revised Project to cumulative traffic
effects would be lower than the Original Project.
The Certified EIR identified a significant cumulative impact on population growth and housing demand,
based on the disparity between the number of projected housing units and estimated job growth in the
South Bay Cities Subregion. The Certified EIR finds that the Original Project would not contribute
substantially to this impact because potential job growth associated with the Original Project would not
result in substantial relocation and addition of permanent residents to fill the jobs generated by the
Original Project. The additional jobs that would be associated with the Revised Project would be of the
same nature as the jobs generated by the Original Project and would similarly not be expected to result
in relocation and population growth in the South Bay Cities Subregion. Moreover, the employment
generation associated with the Revised Project would be less than the Original Project. Therefore the
impact of the Revised Project with respect to cumulative subregional population growth and housing
demand would be the same as or lower than the Original Project. The Certified EIR finds that
cumulatively considerable impacts with respect to solid waste would occur with implementation of the
Original Project and related projects because precise solutions to meeting the need for landfill capacity
are not known. The Revised Project would result in a smaller increase in solid waste generation
compared to the Original Project. Therefore the impact of the Revised Project would be lower than the
Original Project and the Revised Project would not contribute further to cumulative impacts.
El Segundo Corporate Campus Addendum to the Certified EIR
State Clearinghouse No. 2001051074 Page 33
City of El Segundo October 2013
CONCLUSION
Based on the above analysis, which compared the potential effects of the Revised Project with the
potential impacts of the Original Project as discussed in the Certified EIR and is summarized in Table 2
below, the City concludes that the Revised Project would not require major revisions of the Certified EIR
due to the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects (CEQA Guidelines § 15162(a)(1)). In addition, no substantial
changes have occurred with respect to the circumstances under which the project would be undertaken
which would require major revisions of the previous EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified significant effects
(CEQA Guidelines § 15162(a)(2)). Finally, no new information of substantial importance has been
presented which would show that the Revised Project would have one or more significant effects not
discussed in the previous EIR; that significant effects previously examined will be substantially more
severe than shown in the previous EIR; that mitigation measures or alternatives previously found not to
be feasible would in fact be feasible and would substantially reduce one or more significant effects of
the project, but the project proponents declined to adopt the mitigation measure or alternative; or that
mitigation measures or alternatives which are considerably different from those analyzed in the
previous EIR would substantially reduce one or more significant effects on the environment, but the
project proponents declined to adopt the mitigation measure of alternative (CEQA Guidelines §
15162(a)(3)). Therefore, none of these conditions described in CEQA Guidelines § 15162 requiring
preparation of a subsequent EIR are present. Substantial evidence supporting the conclusions
presented above is provided in the proceedings of this Addendum (CEQA Guidelines § 15164(e)).
As indicated above, the Certified EIR finds that the Original Project would result in significant traffic
impacts, and operational air quality impacts that could not be mitigated to a less than significant level.
In such cases, CEQA requires that the project cannot be approved unless findings of overriding
considerations can be made by the City Council. Accordingly, a Statement of Overriding Considerations
was required to be adopted by the City Council, which set forth the specific reasons why the project's
benefits outweigh its significant environmental impacts. The City Council adopted a Statement of
Overriding Considerations on January 2, 2002 for the Original Project. The Revised Project would have
similar significant traffic impacts, and operational air quality impacts that cannot be mitigated to a less
than significant level as the Original Project. As determined in this Addendum, these impacts would not
represent new impacts or substantial increase in the severity of previously- identified impacts. As
required by CEQA, the Statement of Overriding Considerations must be re- adopted in order to approve
the Revised Project.
The Certified EIR finds that the Original Project would contribute to significant cumulative impacts on
traffic, solid waste disposal capacity, and population and housing caused by regional growth. There were
no feasible mitigation measures available to reduce these cumulative regional impacts. The cumulative
impacts for the Revised Project would remain the same as analyzed in the certified EIR, as discussed
above.
El Segundo Corporate Campus Addendum to the Certified EIR
State Clearinghouse No. 2001051074 Page 34
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City of El Segundo October 2013
APPENDIX A
TRAFFIC ANALYSIS
El Segundo Corporate Campus Addendum to the Certified EIR
SCH No.2001051074
City of El Segundo October 2013
APPENDIX B
MITIGATION MEASURES FROM CERTIFIED EIR
EI Segundo Corporate Campus Addendum to the Certified EIR
SCH No. 2001051074
City of El Segundo October 2013
APPENDIX C
ACRONYMNS & ABBREVIATIONS
h C t'f' d PIP
El Segundo Corporate Campus A e ddendum to t er i ie
SCH No.2001051074
RESOLUTION EXHIBIT `B'
MITIGATION MONITORING AND REPORTING PROGRAM
MITIGATION MONITORING AND REPORTING PROGRAM PROCEDURES
Section 21081.6 of the Public Resources Code requires a Lead Agency to adopt a "reporting or
monitoring program for the changes to the project or conditions of project approval, adopted in order to
mitigate or avoid significant effects on the environment" (Mitigation Monitoring Program, Section 15097
of the CEQA Guidelines provides additional direction on mitigation monitoring or reporting). The
Community, Economic and Development Services Department for the City of El Segundo is the Lead
Agency for the El Segundo Corporate Campus Project.
A Draft Environmental Impact Report has been prepared to address the potential environmental impacts
of the proposed project. Where appropriate, this environmental document identified project design
features or recommended mitigation measures to avoid or to reduce potentially significant environmental
impacts of the proposed project. This Mitigation Monitoring and Reporting Program (MMRP) is
designed to monitor implementation of the mitigation measures identified for the El Segundo Corporate
Campus Project. The MMRP is subject to review and approval by the Lead Agency as part of the
certification of the EIR and adoption of project conditions. The required mitigation measures are listed
and categorized by impact area, with an accompanying identification of the following:
• Monitoring Phase, the phase of the project during which the mitigation measure shall be
monitored
Pre- Construction, including the design phase
Construction
Post- Construction
• The Implementing Parry, the agency with the power to implement the mitigation measure
• The Enforcement Agency, the agency with the power to enforce the mitigation measure, and
• The Monitoring Agency, the agency to which reports involving feasibility, compliance,
implementation and development are made.
The MMRP performance shall be monitored annually to determine the effectiveness of the measures
implemented in any given year and reevaluate the mitigation needs for the upcoming year.
I. TRAFFIC
B -1. The project applicant /developer shall implement TDM measures to increase the
convenience and attractiveness of the other transportation alternatives among employees
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page I
City of El Segundo October 2013
and visitors. Services such as carpool and vanpool matching, vanpool formation and
leasing assistance, and preferred parking for employees who carpool or vanpool together,
shall be provided by the project to facilitate ridesharing. These services would work well
in conjunction with, and benefit those who wish to take advantage of, the high occupancy
vehicle (HOV) lanes on the nearby I -105 and I -405 freeways.
Monitoring Phase: Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division
Monitoring Agency: Planning Division
B -2. The project applicant /developer shall purchase a transit bus (shuttle) for the City to
operate during peak commuting and lunchtime homy with circulation through the project,
downtown El Segundo and the Green Line stations at the City's discretion. The type of
vehicle to be purchased and route shall be established by the City of El Segundo.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Post - Construction
Applicant
Planning Division, Department of Public Works,
Department of Recreation and Parks
Planning Division, Department of Public Works
Department of Recreation and Parks
B -3. Bicycle travel shall be supported with the design and construction of a Bicycle Station at
Mariposa Avenue and Nash Street utilizing an existing easement that has been made
available for such use on the Hilton Garden Inn property. The design and construction
shall be subject to City of El Segundo review and approval.
Monitoring Phase: Pre- Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division, Department of Public Works
Monitoring Agency: Planning Division, Department of Public Works
B -4. The project applicant shall include the support of bicycle travel through such on -site
amenities as internal bicycle lanes or pathways that lead to the external roadway system,
bicycle racks or lockers that are distributed throughout the project, and on -site shower
facilities and clothes lockers for employees.
Monitoring Phase:
Pre - Construction, Construction
Implementation Party:
Applicant
Enforcement Agency:
Department of Public Works, Planning Division
Monitoring Agency:
Department of Public Works, Planning Division
B -5. The project applicant shall
include the establishment of a centralized transportation
management office (TMO) within the project to carry out and market the above trip -
reduction strategies.
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 2
City of El Segundo October 2013
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division
Monitoring Agency: Planning Division
B -6. Maple Avenue between Nash Street and Douglas Street — Maple Avenue shall be
constructed as a private road within the project but open to through traffic. While this
improvement does not mitigate any specific significant intersection traffic impact, it does
provide for improved circulation in the surrounding community.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division, Department of Public Works
Monitoring Agency: Planning Division, Department of Public Works
B -7. Imperial Highway and Sepulveda Boulevard — The existing traffic signal operation shall
be upgraded to include a westbound right -turn overlap.
Monitoring Phase:
Pre - Construction, Construction
Implementation Party:
Applicant
Enforcement Agency:
Department of Public Works,
City of Los Angeles Department of Transportation
Monitoring Agency:,
Department of Public Works,
City of Los Angeles Department of Transportation
B -8. El Segundo Boulevard and Sepulveda Boulevard — The east and westbound approaches
of El Segundo Boulevard shall be modified to provide double left turn lanes, two through
lanes, and one right -turn only lane.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Caltrans
Monitoring Agency: Department of Public Works, Caltrans
B -9. Imperial Highway and Nash Street/Westbound I -105 Off -Ramp — The eastbound
approach of Imperial Highway shall be restriped to include one through lane, a shared
through/right turn lane, and one right -turn only lane. The southbound approach should be
restriped for one left -turn lane, two through lanes, and one right -turn only lane. These
modifications will require Caltrans approval. This is required only for one -way
operations of Nash - Douglas couplet.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Caltrans,
City of Los Angeles
Monitoring Agency: Department of Public Works, Caltrans,
City of Los Angeles
B -10. Atwood Way and I -105 Freeway Eastbound On -Ramp — The existing intersection shall
be modified to provide two northbound through lanes and one right turn only lane. In the
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 3
City of El Segundo October 2013
eastbound direction one left turn lane, and one shared through/right turn lane, and one
right -turn only lane should be provided. The eastbound right -turn only lane should be
approximately 150 feet in length with a 60 -foot reversal. In the westbound direction one
shared left/through lane and one shared through/right -turn lane should be provided. The
signal should provide split phasing. This is required only for one -way operations of
Nash - Douglas couplet.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Caltrans
Monitoring Agency: Department of Public Works, Caltrans
B -11. Atwood Way and I -105 Freeway Eastbound On -Ramp — The northbound approach shall
be constructed to include one left -turn lane, one through lane, and one shared
through /right turn lane. The eastbound approach shall be striped with one left -turn lane,
and one shared through/right turn lane and one right -turn only lane. The right -turn only
lane shall be approximately 150 feet in length with a 60 -foot reversal. The westbound
approach shall be striped with one shared left/through lane and one right -turn only lane.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Caltrans
Monitoring Agency: Department of Public Works, Caltrans
B -12. F1 Segundo Boulevard and Douglas Street —The north and southbound approaches shall
be modified to include dual left -turn lanes, one through lane, and one shared
through/right lane. Thi
Streets.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
II. AIR QUALITY
is required only for two -way operation of Nash and Douglas
Pre - Construction, Construction
Applicant
Department. of Public Works
Department of Public Works
Minor diversion to less polluting transportation can be achieved by the following mitigation measures:
C -1. A desirable pedestrian environment shall be provided on the project site.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 4
City of El Segundo October 2013
Monitoring Agency: Planning Division
C -2. Bicycle parking /racks with reasonable security against theft shall be provided on the
project site.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
C -3. Comfortable transit acc(
shall be provided.
Construction, Post - Construction
Applicant
Planning Division
Planning Division
;ss either on the project site or at a very close nearby location
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division
Monitoring Agency: Planning Division
C -4. Employee trips shall be reduced through preferred parking for carpoolers.
Monitoring Phase:
Construction, Post - Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning Division
Monitoring Agency:
Planning Division
C -5. One -half of one percent of required on -site parking shall be accessible to electric
automobile charging stations.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Clearin Grading
Construction, Post - Construction
Applicant
Planning Division
Planning Division
C -6. Maintain soil moisture at a minimum of 12 percent for any cut - and -fill areas within 100
feet of the property line to the depth of the cut.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
SCAQMD
Building Safety Division
C -7. Water as necessary to prevent a visible dust cloud from exceeding 100 feet from the
disturbance area or from passing across the project site boundary.
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 5
City of El Segundo October 2013
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Disturbed Area
Construction
Applicant
SCAQMD
Building Safety Division
C -8. Apply chemical stabilizer to any disturbed area to prevent a visible cloud from forming
during high wind conditions.
C -9. Water any non - stabilized disturbed areas twice per day.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
SCAQMD
Monitoring Agency:
Building Safety Division
Track -Out Control
C -10. Apply chemical stabilizer or pave the last 100 feet of internal travel path prior to public
road entry, or install wheel washers adjacent to a paved apron prior to vehicle entry on
public roads.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
SCAQMD
Building Safety Division
C -11. Remove any visible track -out into public streets within 30 minutes of occurrence.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
SCAQMD
Monitoring Agency:
Building Safety Division, Department of Public Works
C -12. Wet wash the construction access point at the end of each workday if any vehicle travel
on unpaved surfaces has resulted.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
SCAQMD
Building Safety Division
C -13. Provide sufficient perimeter erosion control to prevent washout of silty material onto
public roads.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
SCAQMD
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 6
City of El Segundo October 2013
Monitoring Agency: Building Safety Division, Department of Public Works
Dirt Hauling
C -14. Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff during
hauling.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
SCAQMD
Monitoring Agency:
Building Safety Division
High Wind Operations
C -15. Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 mph.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
NO, Emissions
Construction
Applicant
SCAQMD
Building Safety Division
C -16. All diesel - fueled, off -road equipment shall be delivered to the site, and maintained while
on site, with engines tuned to minimum NOx generation consistent with good fuel
economy.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
III. NOISE
Construction
Applicant
SCAQMD
Building Safety Division
D -1. Construction activities shall be prohibited during the hours from 6 p.m. to 7 a.m. on
weekdays and Saturdays and any time on Sundays and holidays except in emergencies.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
Building Safety Division
Building Safety Division
D -2. Construction equipment shall be equipped with properly operating mufflers.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Construction
Applicant
Building Safety Division
El Segundo Corporate Campus Project
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City of El Segundo October 2013
Monitoring Agency: Building Safety Division
D -3. Stationary on -site construction equipment and construction vehicle staging shall be
placed such that emitted noise is sufficiently minimized, to the satisfaction of the
Community, Economic and Development Services Department.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
IV. GEOLOGY AND SOILS
Construction
Applicant
Building Safety Division
Building Safety Division
E -1. A comprehensive geotechnical investigation shall be submitted as part of the permitting
process for the project. Specific design recommendations presented in the
comprehensive geotechnical report shall be incorporated into the final design and
construction of the proposed project. The comprehensive geotechnical report shall
include, but not necessarily be limited to the following geotechnical hazards:
• Ground Shaking: The proposed development shall be designed and built to
provide life safety for occupants of the structures in the event of the strong
earthquake ground motions expected to occur in the vicinity of the site.
• Stability of Permanent Slopes and Temporary Excavations: The comprehensive
geotechnical report shall include specific recommendations for design and
construction of proposed temporary and permanent slopes to be incorporated into
the design and construction of each building prior to issuance of building permits.
• Expansive and Corrosive Soils: The comprehensive geotechnical report shall
evaluate the expansion and corrosion potential of the on -site materials. If the on-
site soils are determined to be expansive or corrosive, specific recommendations
shall be provided in the comprehensive geotechnical report that will reduce any
impacts to a level that is less than significant.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division
Monitoring Agency: Building Safety Division
E -2. Erosion
Drainage collection devices shall be designed in conformance with City of El Segundo
grading and building codes to ensure that all runoff will be collected and transferred to
the proper collection devices. The applicant shall provide analysis of the drainage
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 8
City of El Segundo October 2013
volume created by the proposed project. All design of drainage flow, collection, and
discharge shall be in conformance with current city codes and subject to approval by the
City of El Segundo. On -site grading shall be performed in accordance with city codes so
that erosion of graded areas will not occur. All areas of construction shall be fine- graded
to direct runoff to the street or to the nearest available storm drain. No runoff within the
property boundaries shall be allowed to flow uncontrolled over the existing slopes. All
permanent slopes shall be planted in conformance with current city grading codes.
Monitoring Phase: Pre- Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division, Department of Public Works
Monitoring Agency: Building Safety Division, Department of Public Works
E -3. The comprehensive geotechnical investigation shall use site- specific soil and
groundwater data to specifically evaluate the potential for liquefaction at the project site.
If there is a medium to high potential, specific recommendations shall be included in the
geotechnical report.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division
Monitoring Agency: Building Safety Division
E -4. Prior to issuing a grading permit, the applicant shall obtain a haul route approval for the
export materials from the City and shall comply with applicable restrictions.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division, Department of Public Works
Monitoring Agency: Building Safety Division, Department of Public Works
E -5. Where the planned depth of excavation for foundations does not extend below the
existing fill soils, the existing fill soils shall be removed and recompacted in accordance
with the requirements of the appropriate governmental agencies and geotechnical
recommendations.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division
Monitoring Agency: Building Safety Division
E -6. A registered civil engineer practicing geotechnical engineering, or his /her representative,
shall be present on site to observe grading operations and to observe foundation
excavations.
Monitoring Phase: Construction
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 9
City of El Segundo October 2013
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Applicant
Building Safety Division
Building Safety Division
E -7. Specifications for site grading shall be subject to approval by the City Building Official.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Pre - Construction
Applicant
Building Safety Division
Building Safety Division
E -8. Where there is sufficient space for sloped excavations, temporary cut slopes may be made
at a 1' /2:1 or 1:1 (horizontal to vertical) gradient with the 1 %2:1 slope made adjacent to
existing structures. However, the stability of the graded slopes shall be addressed during
the site - specific geotechnical investigation, and when grading plans are completed for the
proposed development.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division
Monitoring Agency: Building Safety Division
E -9. If temporary excavation slopes are to be maintained during the rainy season, it will be
necessary to direct all drainage away from the top of the slope. No water shall be
allowed to flow uncontrolled over the face of any temporary or permanent slope.
Monitoring Phase:
Pre - Construction, Construction
Implementation Party:
Applicant
Enforcement Agency:
Building Safety Division
Monitoring Agency:
Building Safety Division
E -10. Water shall not be allowed to pond at the top of the excavation or allowed to flow into the
excavation.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
Building Safety Division
Building Safety Division
E -11. Where sufficient space for sloped excavations is not available, shoring shall be used. The
shoring system may consist of soldier piles and lagging. The recommendations presented
in the site - specific geotechnical investigation report for the proper design of the shoring
system shall be followed.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
Building Safety Division
Building Safety Division
El Segundo Corporate Campus Project
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City of El Segundo October 2013
E -12. Final shoring plans and specifications shall be reviewed and approved by a civil engineer
practicing geotechnical engineering.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Pre - Construction
Applicant
Building Safety Division
Building Safety Division
E -13. The recommendations presented in the site - specific geotechnical investigation report for
design of walls below grade to support the lateral earth pressure and the additional
surcharges from adjacent buildings and traffic shall be followed.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
Building Safety Division
Building Safety Division
E -14. A drainage system shall be placed at the back of and /or the base of building walls below
grade.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division, Department of Public Works
Monitoring Agency: Building Safety Division, Department of Public Works
E -15. Suspect or visibly impacted soil or groundwater would require analysis to assess the
contamination potential.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
V. CULTURAL RESOURCES
Construction
Applicant
Building Safety Division
Building Safety Division
F -1. In the event that archaeological or paleontological resources are encountered during the
course of grading or construction, all development must temporarily cease in these areas
until the resources are properly assessed and subsequent recommendations are
determined by a qualified consultant.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
Building Safety Division
Planning Division
F -2. In the event that human remains are discovered, there shall be no disposition of such
human remains, other than in accordance with the procedures and requirements set forth
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 11
City of El Segundo October 2013
in California Health and Safety Code Section 7050.5 and Public Resources Code Section
5097.98. These code provisions require notification of the County Coroner and the
Native American Heritage Commission, who in turn must notify those persons believed
to be most likely descended from the deceased Native American for appropriate
disposition of the remains. Excavation or disturbance may continue in other areas of the
project site that are not reasonably suspected to overlie adjacent remains or cultural
resources.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
Construction
Applicant
Building Safety Division
Planning Division
VI. HYDROLOGY & WATER QUALITY
Construction - Hydrology
G -1. The applicant shall prepare a master drainage plan for the proposed project site. This
plan shall include detailed hydrology /hydraulic calculations and drainage improvements,
showing quantitatively how the project will eliminate potential for downstream flooding
due to increased storm water runoff. These plans will also identify the proposed Best
Management Practices to be implemented in compliance with the requirements of the
Standard Urban Storm Water Mitigation Plan. Such plans shall be reviewed and
approved by the City of El Segundo and the Los Angeles County Department of Public
Works.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Los Angeles County Department of Public Works,
Building Safety Division, Department of Public Works
Monitoring Agency: Building Safety Division, Department of Public Works
Construction — Water Quality
G -2. The project applicant/developer shall file a Notice of Intent (NOI) for the National
Pollutant Discharge Elimination System General Permit for Construction Activities with
the California State Water Resources Board. Compliance with the NPDES general
permit shall be certified by the Regional Water Quality Control Board prior to the
issuance of grading and building permits.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Los Angeles Regional
Water Quality Control Board (LARWQCB)
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 12
City of El Segundo October 2013
Monitoring Agency: Department of Public Works, LARWQCB
G -3. During construction and operations, all waste shall be disposed of in accordance with all
applicable laws and regulations. Properly labeled recycling bins shall be utilized for
recyclable construction materials including solvents, water -based paints, vehicle fluids,
broken asphalt and concrete, wood, and vegetation. Non - recyclable materials and wastes
must be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed,
regulated disposal site by a licensed waste hauler.
Monitoring Phase:
Construction, Post - Construction
Implementation Party:
Applicant
Enforcement Agency:
Department of Public Works
Monitoring Agency:
Department of Public Works, Fire Department
G -4. All leaks, drips and spills occurring during construction shall be cleaned up promptly to
prevent contaminated soil on paved surfaces that can be washed away into the storm
drains.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works
Monitoring Agency: Department of Public Works, Fire Department
G -5. If materials spills occur, they should not be hosed down. Dry cleaning methods shall be
employed whenever possible.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division
Monitoring Agency: Building Safety Division
G -6. The proposed project shall comply with City of El Segundo Ordinance No. 1235 and No.
1329, which establishes storm water and urban pollution controls.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division, Department of Public
Works
Monitoring Agency: Building Safety Division, Department of Public
Works
G -7. Construction dumpsters shall be covered with tarps or plastic sheeting if left uncovered
for extended periods. All dumpsters shall be well maintained.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
Building Safety Division
Monitoring Agency:
Building Safety Division
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 13
City of El Segundo October 2013
G -8. The project applicant/developer shall conduct inspections of the project site before and
after storm events to determine whether control practices (BMPs) to reduce pollutant
loadings identified in the Storm Water Pollution Prevention Plan are adequate and
properly implemented.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: , Building Safety Division, Department of Public Works,
Monitoring Agency: Building Safety Division, Department of Public Works,
LARWQCB
G -9. The project applicant/developer shall conduct street sweeping and truck wheel cleaning
to prevent dirt in storm water.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division, Department of Public Works
Monitoring Agency: Building Safety Division, Department of Public Works
Operations
G -10. In accordance with the California Health and Safety Code (Chapter 6.95, Article 2,
Section 25.5.30 et. etc.), the project applicant shall submit a Risk Management Plan for
the Self- Generating Electric Facility to the Certified Program Agency (i.e., City of El
Segundo Fire Department) for review and approval. In accordance with Title 19 of the
California Code of Regulations, the City of El Segundo Fire Department shall determine
whether the chemicals proposed for use, storage, and disposal with respect to the Self -
Generating Electric Facility exceed the threshold quantities for Accidental Release
Prevention. The project shall comply with the conditions of approval established by the
City of El Segundo Fire Department, including those conditions for regulating chemicals
that may exceed the threshold quantities.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Fire Department
Monitoring Agency: Fire Department
G -11. The project owner /developer shall provide regular sweeping of private streets within the
project site with equipment designed for removal of hydrocarbon compounds.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division
El Segundo Corporate Campus Project
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City of El Segundo October 2013
Monitoring Agency: Building Safety Division, Planning Division
G -12. The project owner /developer shall maintain all structural or treatment control Best
Management Practices for the life of the project.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
VII. AESTHETICS
Construction, Post - Construction
Applicant
Building Safety Division, Department of Public Works
Building Safety Division, Department of Public Works
H -l. To prevent new on -site sources of illumination from spilling onto adjacent streets and
properties, all exterior lighting associated with the project should be directed onto the site
and shielded from off -site locations.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division, Planning Division
Monitoring Agency: Building Safety Division, Planning Division
H -2. Every effort should be made to prevent new lighting sources from being directed toward
the sky to minimize atmospheric light pollution.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
VIII. LAND USE
No mitigation measures are required.
Construction, Post - Construction
Applicant
Building Safety Division, Planning Division
Building Safety Division, Planning Division
IX. POPULATION, HOUSING & EMPLOYMENT
No mitigation measures are required.
X. HAZARDOUS MATERIALS
K -l. In accordance with the California Health and Safety Code (Chapter 6.95, Article 2,
Section 25.5.30 et. etc.), the project applicant shall submit a Risk Management Plan, if
necessary, for the Electric Co- Generation Facility to the Certified Program Agency (i.e.,
City of El Segundo Fire Department) for review and approval. In accordance with Title
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 15
City of El Segundo October 2013
19 of the California Code of Regulations, the City of El Segundo Fire Department shall
determine whether the chemicals proposed for use, storage, and disposal with respect to
the Self- Generating Electric Facility exceed the threshold quantities for Accidental
Release Prevention. The project shall comply with the conditions of approval established
by the City of El Segundo Fire Department.
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
XI. PUBLIC SERVICES
Police Protection
Pre - Construction, Construction, Post - Construction
Applicant
Fire Department
Fire Department
1. The applicant shall pay a Police Service Mitigation Fee of $0.11 per gross square foot of
building area prior to the occupancy of each building.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning Division
Monitoring Agency:
Planning Division
L.1 -2. A strategic security plan, which shall include definitive plans and specifications, shall be
submitted to the El Segundo Police Department (ESPD) for review and approval prior to
commencement of construction of any portion of the proposed El Segundo Corporate
Campus project. The strategic security plan should address the following items:
a) Depending on the size of the structure and its location in relation to the
streets, the displayed address may vary from a minimum of 4" to as much
as 24 ".
b) Building entrances and exits shall be limited to keep control and visibility
of the building.
C) All landscaping shall be low profile especially around perimeter fencing,
windows, doors and entryways taking special care not to limit visibility
and provide climbing access.
d) Adequate street, walkway, building and parking lot lighting shall be
provided to enhance security.
e) Provisions for on -site security personnel.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Police Department, Planning Division
Monitoring Agency: Police Department, Planning Division
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Mitigation Monitoring and Reporting Program Page 16
City of El Segundo October 2013
Fire Protection
L.2 -1. The applicant shall pay a Fire Service Mitigation Fee of $0.14 per gross square foot of
building area prior to the issuance of a certificate of occupancy.
Monitoring Phase:
Construction
Implementation Party:
Applicant
Enforcement Agency:
Planning Division
Monitoring Agency:
Planning Division
L.2 -2. A fire life safety plan, which shall include definitive plans and specifications, shall be
submitted to the El Segundo Fire Department (ESFD) for review and approval prior to
commencement of construction of any portion of the proposed El Segundo Corporate
Campus development.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Fire Department, Building Safety Division
Monitoring Agency: Fire Department, Building Safety Division
L.2 -3. Provide fire access roadways throughout the property and submit a layout plan to the
ESFD for approval. A roadway should circulate around open - parking structures.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division, Building Safety Division
Monitoring Agency: Planning Division, Building Safety Division
L.2 -4. Provide on -site fire hydrants as required by the ESFD.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Fire Department, Planning Division
Monitoring Agency: Fire Department, Planning Division
L.2 -5. The following installations require separate Fire Department approval. The applicant
shall submit separate plans for Fire Department review:
a) Automatic fire sprinklers,
b) Fire alarm system,
C) Underground fire service mains,
d) Fire Pumps,
e) Emergency generators, and
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Mitigation Monitoring and Reporting Program Page 17
City of El Segundo October 2013
f) Any aboveground or underground storage tank including elevator sumps
and condensation tanks
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
XII. UTILITIES
Sewer
Pre - Construction, Construction
Applicant
Fire Department, Building Safety Division
Fire Department, Building Safety Division
M.1 -1. The project applicant shall be required to obtain a sewer connection permit from the Los
Angeles County Sanitatil
Monitoring Phase:
Implementation Party:
Enforcement Agency:
Monitoring Agency:
)n Districts (District 5) to obtain sanitary sewer service.
Pre - Construction, Construction
Applicant
Department of Public Works, Los Angeles County
Sanitation Districts
Department of Public Works, Los Angeles County
Sanitation Districts
M. 1-2. The Los Angeles County Sanitation Districts requires a Buildover Permit for construction
over its sewer easements. The applicant shall demonstrate through its Grading Plan that
all alterations to final sewer easements and rights of way shall be in accordance with
relevant Buildover Permit(s) to allow the construction of the proposed project and other
project components over the 10 -foot wide sewer easement.
Monitoring Phase:
Pre - Construction, Construction
Implementation Party:
Applicant
Enforcement Agency:
Building Safety Division
Monitoring Agency:
Building Safety Division
M.1 -3. The proposed project shall comply with the City's Sewer Ordinance No. 1093, of the City
of El Segundo Municipal Code, Title 12, Chapter I General Provisions, Policies and
Procedures.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Building Safety Division, Department of Public Works
Monitoring Agency: Building Safety Division, Department of Public Works
M.1 -4. Prior to a building permit being issued the project applicant shall submit the Final
Working Drawings to the City of El Segundo Department of Community, Economic and
Development Services and the Department of Public Works for review and approval.
Monitoring Phase: Pre - Construction
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Mitigation Monitoring and Reporting Program Page 18
City of El Segundo October 2013
Water
Implementation Party:
Applicant
Enforcement Agency:
Department of Public Works, Planning Division
Monitoring Agency:
Department of Public Works, Planning Division
M.2 -1. The proposed project shall include dual water connections for landscaping to
accommodate reclaimed water as it becomes more available to the site.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Building Safety Division
Monitoring Agency: Department of Public Works, Building Safety Division
M.2 -2. Reclaimed water, where appropriate and feasible, shall be used as a water source to
irrigate landscaped areas.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Building Safety Division
Monitoring Agency: Department of Public Works, Building Safety Division
M.2 -3. Efficient irrigation systems shall be installed which minimize runoff and evaporation and
maximize the water which will reach plant roots (e.g. drip irrigation, automatic sprinklers
equipped with moisture sensors).
Monitoring Phase:
Pre - Construction, Construction
Implementation Party:
Applicant
Enforcement Agency:
Building Safety Division
Monitoring Agency:
Building Safety Division
M.2 -4. Automatic sprinkler systems shall be set to irrigate landscaping during early morning
hours or during the evening to reduce water losses from evaporation. Sprinklers shall
also be reset to water less often in cooler months and during the rainfall season so that
water is not wasted by excessive landscape irrigation.
Monitoring Phase:
Construction, Post - Construction
Implementation Party:
Applicant
Enforcement Agency:
Department of Public Works
Monitoring Agency:
Department of Public Works
M.2 -5. Selection of drought- tolerant, low water consuming plant varieties shall be used to reduce
irrigation water consumption.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division, Department of Recreation & Parks
Monitoring Agency: Planning Division, Department of Recreation & Parks
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Mitigation Monitoring and Reporting Program Page 19
City of El Segundo October 2013
M.2 -6. The proposed project shall comply with the City's Conservation Program, Ordinance No.
1194, of the City of El Segundo Municipal Code, Title 10 -Parks and Recreation, Chapter
2 Water Conservation in Landscaping and Resolution No. 3 806.
Prior to a building permit being issued the project applicant shall submit the Final
Working Drawings to the City of El Segundo Department of Community,
Economic and Development Services for review and approval relative to
compliance with the City's Water Conservation Ordinance and Guidelines for
Water Conservation in Landscaping.
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division, Department of Recreation &Parks
Monitoring Agency: Planning Division, Department of Recreation & Parks
Solid Waste
M.3 -1. The proposed project applicant shall develop an employee recycling and education
program.
Monitoring Phase: Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division
Monitoring Agency: Planning Division
M.3 -2. Where economically feasible, the proposed project shall incorporate the use of recycled
materials in building materials, furnishing operations and building maintenance.
Monitoring Phase: Construction, Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division, Building Safety Division
Monitoring Agency: Planning Division, Building Safety Division
M.3 -3. The proposed project shall recycle all construction debris in a practical, available, and
accessible manner, to the maximum extent feasible, during the construction phase.
Monitoring Phase: Construction
Implementation Party: Applicant
Enforcement Agency: Department of Public Works, Building Safety Division
Monitoring Agency: Department of Public Works, Building Safety Division
M.3 -4. The design of the proposed project shall allocate space for a recycling collection area for
use by both on -site employees and visitors, the design of which will adhere to siting
requirements in the City's recycling ordinance. The design of the collection area will
facilitate source separation and collection of additional materials that may be designated
as recyclable by the City in the future.
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Mitigation Monitoring and Reporting Program Page 20
City of El Segundo October 2013
Monitoring Phase: Pre - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division, Building Safety Division
Monitoring Agency: Planning Division, Building Safety Division
M.3 -5. The proposed project applicant shall encourage employers to perform an annual waste
audit review to measure the effectiveness of the tenant education program and recycling
collection activities in tenant and /or property management agreements. The audit shall
include:
• A review of purchasing patterns to eliminate materials not compatible with the
established waste diversion program.
• A review of operating procedures which generate either large amounts of waste
or non - recyclable materials.
• A review of occupancy uses and activities.
• The evaluation and expansion of recyclable materials to be included in a
recycling program.
• A review of employee awareness of recycling program goals, procedures, and
accomplishments, as well as evaluations and implementation of training for all
project occupants.
Monitoring Phase: Post - Construction
Implementation Party: Applicant
Enforcement Agency: Planning Division
Monitoring Agency: Planning Division
Natural Gas
No mitigation measures are required.
Electricity
M.5 -1. The applicant shall consult with SCE during the design process of the proposed project
regarding potential energy conservation measures for the project. Examples of such
energy conservation measures include:
• Design windows (i.e., tinting, double pane glass, etc.) to reduce thermal gain and
loss and thus cooling loads during warm weather, and heating loads during cool
weather.
• Install thermal insulation in walls and ceilings that exceed requirements
established by the State of California Energy Conservation Standards.
• Install high - efficiency lamps for all street lights and outdoor security lighting.
• Time control interior and exterior lighting. These systems should be
programmed to account for variations in seasonal daylight times.
• Limit outdoor lighting while still maintaining minimum security and safety
standards.
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City of El Segundo October 2013
• Deciduous trees should be planted near each building to provide shade in the
summer and to allow sunlight to access the unit during the winter.
• Built -in appliances, refrigerators, and space- conditioning equipment should
exceed the minimum efficiency levels mandated in the California Code of
Regulations.
• Finish exterior walls with light- colored materials and high - emissivity
characteristics to reduce cooling loads. Finish interior walls with light- colored
materials to reflect more light and thus increase lighting efficiency.
• Use natural ventilation wherever possible.
• A performance check of the installed space - conditioning system should be
completed by the developer /installer prior to issuance of the certificate of
occupancy to ensure that energy - efficiency measures incorporated into the project
operate as designed.
Monitoring Phase: Pre - Construction, Construction
Implementation Party: Applicant
Enforcement Agency: Southern California Edison, Building Safety Division
Monitoring Agency: Southern California Edison, Building Safety Division
PAPlanning & Building Safety\PROJECTS \526- 550\Ea- 548 \CC Reso EXH. B - MMRP.doc
El Segundo Corporate Campus Project
Mitigation Monitoring and Reporting Program Page 22
CITY COUNCIL RESOLUTION No. 4852
Exhibit C
On January 2, 2002, the City Council adopted Resolution No. 4241 and Ordinance No. 1345
approving Environmental Assessment No. 548 (the "FEIR "), 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 FEIR analyzed 2,175,000 square feet of commercial office and retail uses on the
approximately 46.5 -acre Corporate Campus Specific Plan ( "CCSP ") area bounded by Atwood
Way to the north, Douglas Street to the east, Nast Street to the west, and Mariposa Avenue to
the south ( "Original Project "). The Original Project was approved with a FAR of 0.99:1.
In 2007, the City Council approved the Edge at Campus project, which allowed 216,000 square
feet of commercial office and retail and an eighty -four unit commercial condominiums pursuant
to Vesting Tentative Map No. 68231 on approximately 14 acres north of Maple Street within the
46.5 -acre site.
On May 4, 2013, CDC Mar Campus, LLC filed applications for an Environmental Assessment
(EA- 1021); Specific Plan Amendment No. SP 13 -02 to amend certain development standards;
Development Agreement Amendment No. DA 13 -01 to amend certain development standards
specified in Sections 4.5, 4.8 and 6.6 consistent with the amendments under Specific Plan
Amendment No. SP 13 -02 and to extend the term of the Development Agreement by two years
effective until July 11, 2020; and Subdivision No. SUB 13 -05 (Vesting Tentative Map No. 72287)
to create 32 lots for the proposed Corporate Campus Development.
The submitted applications propose to: 1) Amend the CCSP to allow the creation of green -belt
lots with 30 -foot minimum lot frontage; 2) Amend the CCSP to allow 80 -foot minimum frontage
for lots abutting a green -belt lot; 3) Amend the CCSP to allow for the elimination of Campus
Square East (private street) as a street and convert the street to a green -belt lot; 4) Amend the
existing easement along Campus Square East to allow the installation of landscaping; 5) Amend
the CCSP to increase the maximum number of allowable lots from 26 lots to 46 lots and
approve Subdivision No. 13 -05 (Vesting Tentative Map No. 72287) for the subdivision of 32 lots;
6) Amend the CCSP to allow parking on private streets on Campus Drive, Campus Square
West, and portion of east side of Parkview Drive South located north of Fire Station No. 2; 7)
Amend the CCSP to allow the conversion of Campus Square West (private street) into a
driveway to be improved with parking along the east side of driveway; 8) Amend the CCSP to
allow shared use of loading spaces with parking spaces during business hours; 9) Amend the
CCSP to allow at -grade patios with 6 -foot high walls, fences, and hedges to encroach into front
yard setbacks; 10) Amend an existing recorded Parking Covenant to allow the relocation of the
required 100 parking spaces for soccer field use within the project site during Phases 2 and /or
3; 11) Amend an existing Development Agreement to be consistent with the amendments to the
CCSP; and 12) amend the conditions of approval for the original project. The proposed
Addendum to the FEIR, Specific Plan Amendment, Subdivision, and Development Agreement
Amendment would allow for the decrease in the Project development from 2,175,000 square
feet for the Original Project to 930,025 square feet (the "Revised Project "). The Revised Project
as amended includes existing development of 304,820 square feet plus a proposed
development of 625,205 square feet (the "Proposed Project ") under the submitted applications.
The Revised Project will be below the total trip generation cap that was imposed on the Original
Project.
The Proposed Project includes the development of 625,205 square feet of commercial office
and retail and proposes 20 buildings on approximately 23.87 acres of land area that remains
within the 46.5 acre Corporate Campus Specific Plan site. The Proposed Project will be built in
3 Phases and will be subdivided into 32 lots.
Phase 1 will consist of 217,637 square feet on 12.3 acres (including private streets). Phase 1
will be developed with 15 two -story office buildings totaling 203,977 square feet and 13,660
square feet of retail and restaurant uses under 2 buildings. Phase 1 will be developed with 732
parking spaces. The 15 two -story buildings will be developed with four different floor plans and
each of the two (2) retail buildings will have their own floor plan design. Phase 1 will be
developed with a 0.40:1 FAR and will be comprised of 25 lots.
Phase 2 will consist of 193,228 square feet under two four -story buildings. One building located
near Maple Avenue (Bldg. 18) will be 87,500 square feet. The second building (Bldg. 19) is
proposed to be 105,728. Phase 2 proposes to provide 634 parking spaces in a 549 space
parking structure and 85 surface parking spaces. The total site area under Phase 2 will be 4.4
acres and Phase 2 will be developed with a 0.99:1 FAR and will be subdivided into 4 lots.
Phase 3 proposes to contain a five -story 214,340 square feet of office building (Bldg. 20) and
will be developed with 748 parking spaces that will be comprised of a 5 level 549 space parking
structure and 199 surface parking spaces. The total site area for Phase 3 is approximately 4.97
acres and will be subdivided into 3 lots under proposed Vesting Tentative Map No. 72287 and
will have a FAR of 0.99:1.
The City Council has carefully and independently reviewed and considered all of the evidence in
the record presented in connection with the hearing on the Addendum and proposed approvals,
including, but not limited to, the recommendation of the Planning Commission, and all written
and oral testimony presented. Based thereon, the City Council finds as follows:
FINDINGS REQUIRED BY CEQA.
An Addendum was prepared under the authority of Public Resources Code § 21166 and
of 14 Cal. Code Regs. §§ 15000, et seq. (the CEQA Guidelines) at § 15164(a) which allows a
lead agency to prepare an addendum to a previously certified EIR if some changes or additions
to the previously certified EIR are necessary, but none of the conditions described in § 15162 of
the CEQA Guidelines requiring preparation of a subsequent EIR have occurred. Section 15162
of the CEQA Guidelines provides that no subsequent EIR need be prepared unless the lead
agency determines on the basis of substantial evidence in light of the whole record one or more
of the following:
"(1) Substantial changes are proposed in the project which will require major revisions of
the previous EIR due to the involvement of new significant environmental effects or a substantial
increase n the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR due to the involvement of
new significant environmental effects or a substantial increase in the severity of previously
identified significant effects;
(3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete, shows any of the following:
2
(A) The project will have one or more significant effects not discussed in the previous
EIR;
(B) Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the project, but the
project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects on the
environment, but project proponents decline to adopt the mitigation measure or alternative."
II. STATEMENT OF OVERRIDING CONSIDERATIONS.
The Statement of Overriding Considerations adopted by the City Council on January 2,
2002, pursuant to Resolution No. 4241 is incorporated by reference. The Statement of
Overriding Considerations remains accurate and applicable to the proposed approvals.
All EIR mitigation measures will remain in effect.
III. COMPLIANCE WITH CEQA
The City Council finds that none of the conditions identified by Public Resources Code §
21166 and CEQA Guidelines § 15162 are present and the Addendum has been
completed in compliance with CEQA.
The City Council makes these findings based on its independent judgment after
reviewing and considering the Addendum and all of the evidence in the record, including
without limitation, the recommendation of the Planning Commission and all written and
oral testimony presented.
PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning)\1 001 -1 025\EA-1 021 \City Council\2013.11.19.EA1021 CEQA
Findings CC Reso No. 4582.EXH.0
3
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the El Segundo Municipal Code ( "ESMC ") and such
previous conditions of approval for the Project that are applicable, CDC Mar Campus, LLC, or
its successor -in- interest, agrees that it will comply with the following provisions as conditions for
the City's approval of Environmental Assessment No. EA -1021, Specific Plan Amendment No.
SP 13 -02, Development Agreement Amendment No. DA 13 -01, and Subdivision No. 13 -05
(Vesting Tentative Map No. 72287) ( "Project Conditions ").
DEFINITIONS
1. Unless the contrary is stated or clearly appears from the context, the following definitions will
govern the construction of the words and phrases used in these conditions.
A. "PBS Director" means the Director of Planning and Building Safety, or designee.
B. "EIR" means the Final Environmental Impact Report for the proposed El Segundo
Corporate Campus project, El Segundo, California certified by the City Council of the
City of El Segundo on January 2, 2002.
C. "ESMC" means the El Segundo Municipal Code.
D. "Green -belt lot" refers to a lot that is developed for open space purposes and may be
developed with walkways, benches, and outdoor recreational amenities, except as
otherwise provided in these conditions.
E. "MMRP" means the Mitigation Monitoring and Reporting Program for the El Segundo
Corporate Campus project, El Segundo, California adopted by the City Council of the
City of El Segundo on January 2, 2002. The MMRP is incorporated by this reference
into these conditions of approval.
F. "Project Area" refers to one of the 46 developable lots on the Project Site (as originally
shown on Vesting Tentative Map No. 53570 and subsequently amended with the
approval of Vesting Map No. 68231 and as further amended by Vesting Tentative Map
No. 72287).
G. "Project Site" refers to the 46.53 -acre site generally located south of Atwood Way, east
of Nash Street, west of Douglas Street, and north of Mariposa Avenue.
2. Except as otherwise specified in these Conditions of Approval, conditions must be satisfied
before the City issues a building permit for each building within a Project Area.
AESTHETICS
Li htin
3. Before the City issues the first building permit in any Project Area, the applicant must submit
a Lighting Master Plan for that Project Area for the review and approval of the PBS Director
and the Police Chief. A Lighting Plan (construction drawings) and Photometric Study,
consistent with the Lighting Master Plan must be reviewed and approved by the PBS
10/14/13
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
Director and the Police Department before the City issues each Building Permit and must be
installed before the City issues each Certificate of Occupancy in the Project Area. The
Lighting Plan and Photometric Study must demonstrate that the proposed project allows
minimum off -site illumination but still complies with Police Department safety requirements.
A. The Lighting Master Plan must include, without limitation:
B. Foot - candle intensity;
C. Parking areas and structures;
D. Pedestrian walkways;
E. Access ways in and around buildings;
F. On -site light fixtures have been designed to direct the light downward and internal to
the proposed project site to minimize off -site illumination;
G. Type and height of lighting devices;
H. Compliance with applicable requirements of ESMC Title 15.
I. Weather and vandal resistant covers on lighting fixtures.
Before the City issues each Certificate of Occupancy, the applicant must provide evidence
to the PBS Director and the Police Chief that outdoor lighting design was installed in
compliance with the approved Lighting Master Plan for the building that is the subject of the
Certificate of Occupancy.
4. Before the City issues each Building Permit in any Project Area, the applicant must provide
evidence to the City PBS Director and the Police Chief that outdoor lighting design conforms
to Federal Aviation Administration (FAA) requirements for the building that is the subject of
the Building Permit. The applicant must obtain a letter of compliance from the FAA and /or
the Los Angeles World Airports (LAWA) to serve as evidence.
Materials and Design
5. Before the City issues the first building permit in any Project Area, the applicant must submit
Final Working Drawings to the PBS Director for design review. The applicant must provide a
Building Materials Sample Board of the materials and elevation drawings to be utilized to the
PBS Director for review and approval. The design review includes, without limitation, the
following design guidelines:
A. All buildings must be in accordance with the Project Site's Conditions, Covenants and
Restrictions (CC &R's), if any.
B. All buildings must be developed with nonreflective exterior building materials of a
contemporary nature, and low- reflectivity glass panel window.
10/14/13
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
C. Exterior colors must be light with limited use of accent color to enhance visual unity
and a contemporary appearance;
D. Within the office park component, exterior building materials will be of a contemporary
nature in balance with adjacent office developments. New technology will be
acceptable if compatible with other materials used in the project;
E. The elevations of any computer /telecommunications data center building(s) or other
similar use must be designed to look like an office building, compatible in scale to
office buildings in the adjacent area.
F. Elevations of parking structures must be compatible with main buildings.
G. Any computer /telecommunications data center building(s) or other similar building
must be designed with floor -to- ceiling heights compatible for current industry standards
for office uses to facilitate any future conversion, if necessary.
H. The buildings must be light in color with contrasting accent features. Building
materials must be of non - reflective coatings and glazings;
I. All colors, textures, and materials on exterior elevation(s) must be coordinated to
achieve a continuity of design;
J. All buildings must utilize energy efficient floor plans and controlled HVAC and heat
generating equipment to reduce energy use for cooling and ventilation;
K. All roof - mounted mechanical equipment and communications devices must be hidden
behind building parapets or screens to screen these devices from off -site ground level
view and the Metro Green Line. Telecommunications satellite dishes and antennas up
to 175 feet high may be located on the property without a Wireless Communications
Facility Permit, if the facility is intended to serve only on -site buildings and is not
designed or used for wireless communication services for adjacent off -site properties,
except as may be permitted by state or federal law.
L. Ground level mechanical equipment, refuse collectors, storage tanks, generators, and
other similar facilities must be screened from view with dense landscaping and /or walls
of materials and finishes compatible with adjacent buildings;
M. Service, storage, maintenance, utilities, loading, and refuse collection areas must be
located out of the view of public roadways and buildings on adjacent sites, or screened
by dense landscaping and /or architectural barriers, as practicable;
N. Walls used to screen service areas must be of the same materials and finishes as
adjacent buildings or compatible finishes;
O. No wood or chain -link fences must be located within view of a public street;
P. Building design will meet the City's standards for the attenuation of interior noise;
10/14/13 3
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
Q. All service areas must be located so that service vehicles have clear and convenient
access and do not disrupt vehicular and pedestrian circulation;
R. No loading will be permitted directly from public streets, except in designated areas as
approved by City PBS Director; and
S. All on -site utility systems including without limitation, water, electricity, gas, sewer and
storm drains, must be installed underground.
No Certificate of Occupancy can be issued unless there is substantial compliance with the
aforementioned development standards.
Landscaping and Irrigation
6. Before the City issues the first building permit in any Project Area, the applicant must submit
a Master Landscape and Irrigation Plan for the Project Area. The Master Landscape and
Irrigation Plan must be reviewed and approved by the City PBS Director, the Director of
Recreation and Parks, and the Police Chief. Landscaping for each building in the Project
Area must be installed in accordance with the approved Master Landscape and Irrigation
Plan before the City issues each Certificate of Occupancy. The Master Landscape and
Irrigation Plan must include, without limitation, the following:
A. All landscaped areas must be provided with a permanent automatic watering or
irrigation system;
B. All on -site landscaped areas must be maintained by the owner in a neat and clean
manner at all times;
C. All landscaped areas must be designed to ensure efficient access to fire hydrants;
D. Dual plumbing must be installed for reclaimed water irrigation;
E. All landscaped areas must be irrigated with reclaimed water, if made available by the
provider. Until such time as reclaimed water is made available, potable water may be
utilized for irrigation;
F. All landscaping and irrigation must comply with the ESMC water conservation
regulations and zoning regulations;
G. All landscaping must be designed to enhance site security in accordance with Police
Department policies;
H. All public rights -of -way abutting the site must be landscaped;
I. All landscaped areas must include a majority of mature landscaping; and
J. Landscaping must be installed along property perimeters and throughout the
employee /visitor parking areas.
10/14/13 4
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
7. Before the City issues the first building permit in any Project Area, the applicant must
provide a Landscape Plan and Architectural Plan (i.e., construction drawings), consistent
with the Master Landscaping Plan, to the PBS Director, Director of Recreation and Parks,
and the Police Chief for review and approval. The Landscape Plan and Architectural Plan
must demonstrate that errant nighttime illumination is generally screened from other
potentially sensitive uses, through building design and landscape treatments, but still
complies with Police Department safety requirements.
Signs
8. Before the City issues the first building permit in each Project Area, the applicant must
submit to the PBS Director for review and approval an overall Master Sign Program for the
Project Area. Before the City issues a Certificate of Occupancy for each building within the
Project Area which is the subject of the Master Sign Program, the applicant must submit
construction sign plans substantially consistent with the approved Master Sign Program for
the review and approval of the PBS Director. Before the City issues a Certificate of
Occupancy, signs must be installed in accordance with the approved Master Sign Program.
The overall Master Sign Program must include, without limitation:
A. Consistency with the Corporate Campus Specific Plan;
B. Compliance with the City's sign regulations governing permitting;
C. All signs must be architecturally compatible with the proposed buildings;
D. All signs must be compatible with the aesthetic objectives of the General Plan; and
E. No sign may impede traffic or pedestrian safety.
AIR QUALITY
9. During grading and construction, dust control measures are required to comply with ESMC
Chapter 7 -3. Grading must be discontinued during first -stage smog alerts and suspended
when wind velocity exceeds 15 miles per hour. All hauling trucks must have loads covered
or wetted and loaded below the sideboards to minimize dust.
10. The South Coast Air Quality Management District (SCAQMD) has promulgated rules and
applicable standards including, without limitation, the following: Rule 402 - Nuisances; Rule
403 - Fugitive Dust; and Rule 2202 - On -Road Motor Vehicle Mitigation Options. The
applicant must use best management practices in compliance with Rule 402 during the
operation of construction equipment. Construction activities are restricted to between the
hours of 7 A.M. to 6 P.M., Monday through Saturday, unless such hours are extended
pursuant to a Noise Permit issued by the PBS Director. During the construction phase, all
unpaved construction areas must be wetted at least twice daily during excavation, grading,
and construction and temporary covers for stockpiles must be used to reduce dust
emissions by as much as 50 percent. The applicant must ensure that all materials
transported off -site will be either sufficiently watered or securely covered in compliance with
Rule 403. Resultant peak daily exhaust emissions from diesel- and gasoline - powered
construction equipment must be monitored to control emission levels that exceed SCAQMD
screening thresholds. During construction, trucks and vehicles in loading or unloading
10/14/13 5
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
queues must keep their engines off, when not in use, to reduce vehicle emissions.
Construction activities must be phased and scheduled to avoid emission peaks, and
construction must be discontinued during first- and second -stage smog alerts. On -site
vehicle speed during construction must be limited to 15 mph. Before the City issues a
Grading Permit for each Project Area, the applicant must provide a Construction
Management Plan to the PBS Director for review and approval relative to compliance with
the appropriate SCAQMD standards during the construction phase. Daily records will be
maintained by the applicant throughout the construction phase.
ALCOHOL
11. The sale of a full line of alcoholic beverages for on -site consumption at the proposed
restaurants, coffee shops, delicatessens, cafes and hotel(s) within the Project Site is
permitted, subject to the following conditions:
A. The on -site sale of alcoholic beverages is permitted between the hours of 10:00 a.m.
to 2:00 a.m., seven days a week;
B. The applicant cannot advertise the sale of alcoholic beverages on the exterior walls or
windows of the subject restaurants or at any location in the Project Site. No self -
illuminating advertising for alcoholic beverages can be located on the buildings or
windows;
C. Telephone numbers of local law enforcement must be posted adjacent to the cashier's
areas within the bar and service area of the restaurants;
D. Consumption of alcoholic beverages is prohibited in open areas adjacent to the subject
restaurant under the control of the applicant, other than outdoor dining areas;
E. Loitering is prohibited on the premises under the control of the applicant. Signage
must be posted providing notice of this prohibition;
F. The applicant must provide adequate lighting above the entrance of the premises.
This lighting must be of sufficient power to illuminate and make easily discernible the
appearance and conduct of all persons entering or exiting the premises;
G. The applicant must instruct all employees in the regulations regarding no loitering and
no consumption of alcoholic beverages outside the subject restaurants. Employees
must be instructed to enforce these regulations and to call local law enforcement if
necessary;
H. The applicant must maintain the property in a neat and orderly fashion and maintain
free of litter all areas on the premises under which the applicant has control;
The total occupancy of the restaurants cannot exceed California Building Code
regulations;
J. There must be no cover charge or prepayment fee for food and /or beverage service
required for admission to the restaurants.
10/14/13 6
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
K. The conditions of this approval must be retained on the premises at all times and be
immediately produced upon request of any law enforcement officer or State
Department of Alcohol Beverage Control investigator. The restaurant manager and all
employees of the restaurant must be knowledgeable of these conditions;
L. All servers of alcoholic beverages must be at least 18 years old;
M. The sale of alcoholic beverages for consumption off the premises requires the
approval of a separate Administrative Use Permit; and
N. The applicant must be required to maintain a valid permit to sell alcohol from the State
Department of Alcohol Beverage Control.
ENERGY
12. Before the city issues a Building Permit in each Project Area, the applicant must provide an
Energy Conservation Plan to the PBS Director for review and approval. The Energy
Conservation Plan must incorporate energy conservation features in accordance with the
requirements of the City and State. Before the City issues each Certification of Occupancy,
the applicant must provide evidence to the PBS Director that the approved energy
conservation features were installed and will be maintained.
13. If a substation is constructed, the Applicant must develop plans, projected loads, and a
master plan for scheduling to the satisfaction of Southern California Edison.
FIRE
14. Before the City issues a Building Permit in each Project Area, the applicant must provide
Fire Life Safety Plans to the PBS Director and the Fire Chief for review and approval
including, without limitation, the following:
A. Fire lanes;
B. Fire lane signing;
C. Fire lane access easements or other recorded documents approved as to form by the
City Attorney;
D. Fire lane accessibility;
E. Gas detection systems;
F. Minimum acceptable flow from any fire hydrant must be 2,500 gallon per minute,
calculated at 20 psi;
G. Sprinklers within structures;
H. Underground looped fire mains, sprinklers and fire alarms; and
10/14/13 7
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
Documentations that on -site fire main will be maintained if privately owned, or
documentation creating fire main easements on the project site if the mains will be
owned by the City.
Before the City issues each Certificate of Occupancy, the applicant must demonstrate to the
Fire Department that the Project complies with, and adequate operational facilities were
installed consistent with the Fire Life Safety Plan, and that any required easement was
properly dedicated and recorded.
15. Before the City issues a Building Permit in each Project Area, the applicant must develop
and submit an Evacuation Plan and Procedures for review and approval by the Fire
Department. Before the City issues each Certificate of Occupancy, the applicant must
provide evidence to the PBS Director and the Fire Department that the approved Evacuation
Plan and procedures were implemented or are operational as appropriate.
16. Before the City issues Grading or Building Permits in each Project Area, the applicant must
provide a Construction Safety Plan to the PBS Director and Fire Department for review and
approval. The Construction Safety Plan must document construction and staff training
procedures to ensure that best management practices during project grading and
construction will be utilized. The Construction Safety Plan must identify an awareness
program for the subgrade installation of utilities and the potential for worker exposure to
related emissions, especially during excavation. Compliance with this measure must be
verified by the PBS Director before permit issuance.
17. Before the City issues a Building Permit in each Project Area, all hydrants determined
necessary by the Fire Chief and the PBS Director must be installed in accordance with
approved plans and specifications. Fire hydrants must be spaced no greater than 300 feet
apart. One private hydrant must be provided for each structure and each structure must be
sprinklered in accordance with the California Building Code (CBC) and the National Fire
Code (NFC).
18. The applicant must comply with the applicable requirements of the 2010 California Building
and Fire Codes and the 2009 International Fire Code as adopted by the City of El Segundo
and El Segundo Fire Department Regulations. On January 1, 2014, the 2013 California
Residential, Building and Fire Codes will become effective. Any project submitted after
January 1, 2014 will need to comply with the locally adopted codes of the 2013 editions.
19. The applicant must submit and have approved by the Fire Department a Fire /Life Safety
Plan, identifying fire safety precautions during demolition and construction, emergency site
access during construction, permanent fire department access, fire hydrant locations and
any existing or proposed fire sprinkler systems and fire alarm systems before the City issues
a building permit.
20. For any building 4 or more stories in height to 75 feet from the lowest fire department access
to the highest occupied floor, the applicant must comply with the Mid -Rise Buildings
requirements identified in California Fire Code Section 915, as adopted by the ESMC.
21. Before the City issues building permits, the applicant must submit to the Fire Chief a fire /life
safety plan which includes emergency site access during construction, fire water supply and
permanent site access.
10/14/13
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
22. The building fire sprinkler systems must have a system fire department connection on each
building, with a loop system fire department connection at each double detector check
assembly.
23. The applicant must provide the following conditions for all fire features:
a. barrier must be provided around the fire feature to prevent accidental access into the
fire feature.
b. The distance between the fire feature and combustible material and furnishings must
meet the fire feature's listing and manufacturer's requirements.
c. If the fire feature's protective barrier exceeds ambient temperatures, all exit paths
and occupant seating must be a minimum 36 inches from the fire feature.
24. The revised roadways will allow parking on the streets. California Fire Code, as adopted' by
the ESMC, requires a minimum 20 -foot roadway width where no on- street parking is
allowed, a minimum 32 -foot roadway where parking is allowed on one side of the street and
a minimum 40 -foot wide roadway where parking is allowed on both sides of the street.
Angled or head -in parking is considered street parking.
25. The public fire hydrants must be maintained at 300 foot spacing.
26. Any private fire hydrants must be installed and maintained in accordance with El Segundo
Fire Department Regulation H -2 -a "Fire Hydrant and Private Fire Main System Installation."
GEOTECHNICAL (GRADING, TOPOGRAPHY, SOILS AND DRAINAGE)
27. Before the City issues a Grading Permit for each Project Area, the applicant must prepare
and submit a Grading Plan for review and approval by the PBS Director and the Director of
Public Works. The Grading Plan must include, without limitation:
A. The Grading Plan must demonstrate compliance with applicable City policies and
requirements;
B. The Grading Plan must show cross sections for any grading purpose and the location
of and extent of existing and planned sewer easements and facilities;
C. Grading depths cannot encroach upon or damage the existing sewer lines on the
property;
D. Haul routes for import/export trucks and other heavy construction related vehicles must
be approved by the Director of Public Works;
E. All grading must be accomplished in accordance with the recommendations of an
independent Geotechnical and Geological Report to be submitted by the applicant and
reviewed and approved by the City;
F. The Grading Plan must detail where special restrictions apply due to soil
contamination, if applicable;
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CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
G. Additional information, as required through the plan check process, must be included
as appropriate;
H. Final grading must be coordinated with the City Engineer at the time the Grading
Permit is issued; and,
Compliance with this measure must be verified by the PBS Director before the City
issues each Certificate of Occupancy.
HAZARDS
28. Before the City issues a Grading Permit for grading in the southwest corner of the site, the
applicant must submit a letter from the Los Angeles Regional Water Quality Control Board
( "LARWQCB ") approving the grading and /or development of the southwest corner of the
site, which may have contaminated soil.
29. The applicant must comply with any permit requirements imposed by the LARWQCB or the
Department of Toxic Substances Control ( "DTSC ") related to development and /or grading on
the southwest corner of the site.
30. Before the City issues a Grading Permit for the southwest corner of the project site, the
applicant must provide any appropriate hazardous materials safety training for all City
employees needed to implement the project. If required, the training must be related
specifically to safety issues that may arise during site grading and construction due to the
possible low -level VOC soil contamination that may exist in the site. All training must be
completed to the reasonable satisfaction of the PBS Director, and the Fire Chief.
31. Before the City issues a Certificate of Occupancy for the first Project Area, the applicant
must record as a covenant, in a form approved by the City Attorney, a disclosure that
manufacturing and fabrication activities are conducted within a one -mile radius of the site,
including on the real property owned by the Northrop Grumman Corporation, and that such
operations may involve the use of certain hazardous or potentially hazardous materials. It
must further obligate all holders of real property interests on the Project Site that receive
actual notice of any Proposition 65 or related environmental notices produced and published
by other proximal industrial uses operated within a one -mile radius of the Project Site to use
reasonable efforts to disclose the same to their tenants and other occupants. Provided,
however, recording such a covenant is not assumption of any responsibility or liability by
such interest holder under Proposition 65 or other environmental law, policy or statute.
32. No child care facilities can be located within any location designated on the "facility risk
map" as published by Northrop Grumman Corporation, dated October 31, 1997, on file in
the Planning Division, or on the "cancer risk from toxic air pollution map" as published by
SCAQMD, January 1999, on file in the Planning Division, unless it can be demonstrated to
the satisfaction of the PBS Director that due to such factors as site conditions (e.g., building
placement) sensitive receptors at such facilities will not be exposed to significant levels of
toxic emissions.
10/14/13 10
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
NOISE
33. The proposed project must be designed to ensure that noise generated by the proposed
project operations does not exceed the City's noise standards, as established by the ESMC,
for on -site or off -site receptors. A noise monitor must be designated according to the
relevant codes. Before the City issues a Building Permit for each Project Area, the
applicant's Final Working Drawings must be submitted to the PBS Director for review and
approval relative to compliance with the ESMC's noise regulations.
POLICE / SAFETY
34. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues certificates of
occupancy, the Applicant must pay a police services mitigation fee in accordance with
applicable law at the time the building permit is issued. Compliance with this measure must
be verified by the PBS Director before issuance of a Certificate of Occupancy for each
building.
35. Before the City issues a Building Permit in each Project Area, the applicant must submit an
overall Security and Crime Prevention Plan, to the PBS Director and the Police Department
for review and approval, which must address, without limitation the following:
A. Lighting;
B. Addressing;
C. Telephones;
D. Trash dumpsters (including space for recyclable materials);
E. Indoor and outdoor security cameras installed at strategic locations;
F. Parking lots and structures;
G. Hotel key card systems;
H. Fences, walls;
I. Security hardware;
J. Office;
K. On -site security personnel;
L. Locker rooms;
M. An Evacuation Plan and Procedures;
N. A combination of closed circuit television system and private security patrols to monitor
employee and other vehicle parking areas;
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CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
O. The employment of security personnel who will monitor and patrol the proposed
Project Site and coordinate with public safety officials;
P. The installation of lighting in entryways, elevators, lobbies, and parking areas designed
to eliminate potential areas of concealment;
Q. A diagram of the proposed project, which will include access routes, and any
information that might facilitate emergency response;
R. Compliance on all applicable items on Police Department checklist memo dated
October 11, 2001.
All Security and Crime Prevention Plan measures must be installed in conformance with the
approved plans or must be operational before the City issues a Certificate of Occupancy.
PROJECT DESCRIPTION
Plans
36. The City of El Segundo requires development project applicants to prepare and submit Final
Working Drawings for review and approval. The applicant must provide Final Working
Drawings that comply with Policies and Requirements and these conditions of approval. The
Final Working Drawings must indicate proposed uses, building sizes and heights, and the
specific location of structures, loading docks, staging areas, parking layout, landscaped
areas and recreational amenities. The Final Working Drawings must include vehicular,
pedestrian and bicycle access, on- and off -site circulation, and linkage to other key elements
in the site vicinity, including the MTA Green Line. The Final Working Drawings must indicate
building materials and architectural design elements that will be utilized in the construction
of the proposed structures. The Final Working Drawings must include information on
security lighting and hardware and other detail required for compliance with the City's
security, safety and crime prevention standards. The Final Working Drawings must
demonstrate compliance with the California Building Code, California Mechanical Code,
California Plumbing Code, California Fire Code, California Sign Code, and California
Electrical Code, and approved Fire Life Safety Systems, all as adopted by the ESMC. In
addition, the Final Working Drawings must clearly indicate the location of all entrances and
exits, including emergency vehicle access. All parcel buildings and structures must be
located in proximity to the proposed parcel lines such that they meet all requirements for
exterior wall and opening protection. Additional information, as required through the plan
check process, must be included as appropriate. Before the City issues a Building Permit for
each Project Area, the applicant must coordinate with all applicable City and applicable
County agencies to prepare and submit Final Working Drawings to be approved by the PBS
Director, the Department of Public Works, the Fire Department and the Police Department.
Before the City issues a Certificate of Occupancy for each building, the applicant must
provide evidence to the PBS Director, the Department of Public Works, the Police
Department, and the Fire Department that Code and policy requirement conditions have
been met.
37. The project must provide the minimum and maximum floor areas for the uses as provided in
the Corporate Campus Specific Plan. The Proposed project will be comprised of 625,205
10/14/13 12
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
square feet of new development and 304,820 of existing development for a total of 930,205
square feet. The new development will be developed in 3 Phases. Phase 1 will contain
217,637 square feet (203,977 square feet of office and 13,660 square feet of
restaurant/retail). Phase 2 will be developed with 193,228 square feet. Phase 3 will be
developed with 214,340 square feet.
38. The maximum project size must be determined by the vehicle trip generation for each use. A
maximum of 1,193 AM peak hour and 1,297 PM peak hour vehicle trips is allowed for the
whole project based on developing 930,205 square feet. The trip generation for each use
and building is determined using the rates identified in Appendix B of the Corporate Campus
Specific Plan. The project is allowed to develop a combination of uses as permitted in the
Corporate Campus Specific Plan, consistent with the minimum floor areas indicated in The
Corporate Campus Specific Plan, as long as the total AM and PM peak trip generation
established in the EIR for the project as a whole is not exceeded.
39. The City of El Segundo requires development project applicants to prepare and submit a
Construction Management Plan for each Project Area for review and approval by the PBS
Director and Director of Public Works. The Construction Management Plan must consider all
stages of construction, including grading, dirt hauling, employee travel, materials delivery,
etc. The Construction Management Plan must identify the types and approximate number
of construction vehicles to be utilized and provide haul routes, staging area information and
needed road or lane closures. The plan must include, without limitation, construction hours,
construction trailer locations, construction and staging areas, construction crew parking,
parking /access plan (including truck haul routes), construction methods and schedules.
During construction, the areas of construction must be enclosed by a six -foot high chain link
fence. Gates of site fencing must be located at driveways and cannot open over
sidewalk/public right -of -way. During construction, trash must be removed from the Project
Site on an as needed basis. At the end of each construction day, all open trenches must be
completely closed or covered, or secured in accordance with Cal OSHA standards. All
gates and access points to the construction area must be locked and /or fully secured at the
end of construction each day. The applicant must provide a twenty -four hour, every day
contact person /liaison to receive and respond to complaints during construction.
40. A Construction Management Plan must also be required for review and approval by the PBS
Director and Department of Public Works for the installation of any utilities, including
telecommunication utilities, in the public right -of -way. Such a plan must include, without
limitation, traffic control measures for any lane closures.
41. Before the City issues a Grading or Building Permit for each Project Area, the applicant must
provide evidence to the PBS Director that grading or any construction on property or within
easements not owned or controlled by the applicant has been approved by the property
owner or easement holder. Separate Grading and /or Building Permit(s) must be obtained
by the applicant with the easement holder as co- applicant, if needed.
42. Before the City issues a Building Permit for each Project Area, the applicant must submit
plans and specifications for any new curbs, sidewalks, driveway approaches, wheelchair
ramps, and asphalt concrete (A.C.) pavement, that must be constructed /reconstructed for
any missing public segments /areas on the perimeter of the Project Site adjacent to the
building or parcel that is the subject of the Building Permit, as reasonably required by the
Director of Public Works. Existing driveways and other concrete work not to be incorporated
10/14/13 13
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
into the construction must be removed and replaced with standard curb and sidewalk.
Before issuance of a Certificate of Occupancy for the building that is the subject of the
Building Permit, the applicant must install the required public improvements per the
approved plans to the reasonable satisfaction of the Director of Public Works.
DEDICATIONS AND FEES
43. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues certificates of
occupancy, the applicant must pay the required traffic mitigation fees as calculated in
accordance with applicable law.
44. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues certificates of
occupancy, the applicant must pay a Library Service Mitigation Fee, equal to three cents per
gross square foot of floor area ($0.03 /sq.ft.) in accordance with applicable law. Compliance
with this measure must be verified by the PBS Director before issuance of each Certificate
of Occupancy for each building.
45. For any development that is issued a building permit after the Development Agreement
expires on July 11, 2018, pursuant to ESMC §§ 15- 27A -1, et seq, the applicant must pay a
one -time parks services mitigation fee in accordance with applicable law.
46. For any development that is issued a building permit after the Development Agreement
expires on July 11, 2018, pursuant to SSMC §§ 15- 27A -1, et seq., the applicant must pay a
one -time fire services mitigation fee in accordance with applicable law.
47. Before building permits are issued, the applicant must pay the required School Fees as
required per applicable law. This condition does not limit the applicant's ability to appeal or
protest the payment of these fees to the school districts(s).
48. The applicant is permitted to modify the location of the parcel boundaries as approved on
Final Map No. 53570 and Vesting Tract Map No. 72287, consistent with the development
standards in the Corporate Campus Specific Plan to accommodate the size and location of
the fire station and park site properties, before recordation of Final Map No. 72287, provided
a maximum of 46 parcels are created for the entire Project Area.
49. The applicant must maintain all existing easements on the site if the easement is still
required by its grantee.
50. The applicant must provide reciprocal access agreements, in a form approved by the City
Attorney, between any parcels that do not have independent direct vehicle access to a
public right -of -way. Such agreements must be recorded before the City issues any
Certificate of Occupancy for a building on an affected parcel.
51. Concurrent with the submittal of any plans or request for permits, the applicant must provide
funds in trust to the PBS Director to cover the reasonable first year costs, including City
consultants' costs, of the monitoring of all conditions of approval and mitigation measures
adopted in the MMRP. Annually thereafter, the applicant must replenish funds on the
anniversary of the approval date sufficient to cover the reasonable costs, including City
consultant's costs for each year. The PBS Director, at his discretion, may hire a consultant
to coordinate and monitor compliance.
10/14/13 14
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
52. Before the City issues a Grading Permit, Building Permit, or Certificate of Occupancy, the
applicant must provide evidence to the PBS Director that all mitigation measures in the
MMRP have been or will be implemented pursuant to the project's mitigation monitoring
plan. Compliance with this measure must be verified by the PBS Director.
CONSTRUCTION REQUIREMENTS
53. All work within the City public right -of -way must be in accordance with the latest edition of
the Standards Specifications for Public Works Construction and City of El Segundo
Standard Specifications. No work can be performed in the public right -of -way without first
obtaining a Public Works Encroachment Permit.
54. Before the City issues a Grading or Building Permit for each Project Area, the applicant must
provide evidence to the reasonable satisfaction of the PBS Director that all applicable
permits from other agencies have been obtained including, but not limited to, Caltrans, State
Water Quality Control Board's National Pollution Discharge Elimination Systems (N.P.D.E.S)
Permit, South Coast Air Quality Management District, and Los Angeles County Department
of Public Works.
55. Following the receipt of all requisite permits, the applicant must notify the PBS Director of
the date that construction will commence.
56. At such time deemed necessary by the PBS Director, the applicant must provide an on -site
inspection office trailer for the use of City inspection personnel as maybe required.
57. Project must comply with current California Building Code, current California Energy Code,
and the current California Building Code. Buildings must comply with the locations and
percentage of openings as per table 705.8 of the current California Building Code based on
the distant to proposed property lines.
58. Project must provide complete calculation notes and details, along with a geotechnical
report. All mechanical, electrical, and plumbing plans are to be kept separate from each
other and separate from the building plan submittals.
STORMWATER (GROUND HYDROLOGY AND GROUND WATER QUALITY)
59. The Los Angeles Regional Water Quality Control Board has promulgated rules and
standards including, without limitation, obtaining an NPDES Permit and regulations related
to underground and above ground storage tanks. The applicant's compliance with
LARWQCB will ensure compliance with the applicable sections of the California Water Code
(Section 13260), the Clean Water Act, and the Porter - Cologne Water Quality Control Act.
The applicant must ensure that any on -site tanks for use in the storage of fuels, wasted oil,
solvents or other chemicals, which are located either above ground or underground, must be
placed, constructed and maintained in accordance with the requirements of the LARWQCB.
60. The applicant must adhere to any relevant requirements of the LARWQCB regarding
development of the site. The applicant must prepare a Storm Water Pollution Prevention
Plan (SWPPP) which will demonstrate best management practices relevant to compliance
with LARWQCB requirements and the California General Construction Permit. Before the
10/14/13 15
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
City issues a Grading Permit for the proposed project, the applicant must provide a SWPPP
to the LARWQCB, the PBS Director and Fire Department for review and approval relative to
compliance with the provisions and requirements of the LARWQCB. Before issuance of a
Building Permit for each Project Area, the applicant must apply for the appropriate
notifications and /or registrations for any on -site storage tanks. The applicant must provide a
copy to the City of the Notice of Intent required by the LARWCQB.
61. Before the City issues a Grading and /or Building Permit for each Project Area, the applicant
must provide a drainage plan for that portion of the Project Area affected that eliminates
pollutants to surface runoff as required by NPDES requirements. The drainage plan must
be reviewed and approved by the PBS Director and Public Works. Before the City issues a
Certificate of Occupancy for each Project Area, the applicant must demonstrate that the
drainage plan has been implemented and is effective to the reasonable satisfaction of the
PBS Director and Director of Public Works.
62. The project must comply and provide current Storm Water Pollution Preventative Plan and
Standard Urban Water Mitigation Plan, which includes an Erosion and Sediment Control
Plan.
63. Before the City issues a Building Permit for each Project Area, the applicant must provide
evidence to the PBS Director and Director of Public Works that pavement on -site must be
adequately applied to prevent soil erosion. Further, paved areas on -site must be regularly
maintained (e.g., all cracks repaired and debris removed on a regular basis) to prevent soil
erosion. The applicant must install improvements pursuant to the approved plans before
final sign -off of the Permit. Before the City issues a Grading or Building Permit for each
Project Area, the applicant must provide evidence to the PBS Director and Director of Public
Works that on -site drainage must be directed to existing storm drains. The applicant must
install said improvements per the approved plans before final sign -off of the Permit.
64. Before the City issues a Grading or Building Permit for each Project Area, the applicant must
prepare a Standard Urban Stormwater Mitigation Plan (SUSMP) and provide evidence to
the PBS Director and Director of Public Works that the project area that is the subject of the
Grading or Building Permit complies with City of El Segundo Urban Runoff Pollution
Prevention Controls (Title 5 - Health and Sanitation, Chapter 7 - Standards Urban
Stormwater Mitigation Plan Implementation of the El Segundo Municipal Code). The
applicant must install said improvements per the approved plans before final sign -off of the
Permit.
65. Before the City issues a Grading or Building Permit for each Project Area, the applicant must
provide evidence to the PBS Director and Director of Public Works that:
A. Collection basins to reduce silts in storm water before runoff drainage to the Los
Angeles Flood Control System have been adequately incorporated into the project
design;
B. On -site catch basins must be designed and constructed to screen out larger matter to
prevent flooding of the project site resulting from debris caught in the drainage canal;
10/14/13 16
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION. NO. 4582 EXHIBIT `BD"
CONDITIONS OF APPROVAL
C. Drainage channels within parking lot and paved areas must be designed and
constructed to direct storm water and /or irrigation run -off to collection basins provided
on -site;
D. On -site drainage and hydrology improvements must be designed in conformance with
applicable standards of the City of El Segundo and the Los Angeles County
Department of Public Works, including policies in the Public Safety Element of the
City's General Plan;
E. The project is in compliance with applicable permit requirements of the Los Angeles
County Department of Public Works or Los Angeles County Flood Control District;
F. On -site drainage and hydrology improvements must be designed using the necessary
hydraulic /hydrology and structural calculations required for permitting by the Los
Angeles County of Department of Public Works: and,
G. All on -site development must be consistent with a Hydrology and Drainage Study and
the Final Working Drawings, as approved by the City; and,
H. Before the city issues `Final Inspection Approval' for the proposed project, the
applicant must provide evidence to the PBS Director and Director of Public Works that
all the improvements herein have been constructed in compliance with the appropriate
regulations and specifications.
TRANSPORTATION /CIRCULATION /PARKING
66. Before the City issues the first building permit for the Project Site, the applicant must provide
Los Angeles County Congestion Management Plan (CMP) Debit/Credit Calculations, and a
Phasing Plan for CMP related improvements, to the PBS Director and Public Works for
reasonable review and approval. The calculations must include only programs which meet
all the minimum criteria (e.g., density) contained in the CMP. Before the City issues a
Certificate of Occupancy for the building, the applicant must provide evidence to the PBS
Director that the proposed project CMP debits /credits related improvements were
implemented and balanced on the Project Site in accordance with the approved phasing
plan. Compliance with this measure must be verified by the PBS Director before permit
issuance. As may be applicable, the City will give credit for CMP related improvements
towards the applicant's traffic mitigation impact fee, as appropriate.
67. Before the City issues a Building Permit for each Project Area, the applicant must provide a
Pedestrian Access /Circulation Plan to the PBS Director, the Recreation and Parks Director,
and Police Chief for review and approval. The Plan must identify the location of pedestrian,
bicycle accesses and indicate linkage to other key elements in the site vicinity, and within
the project itself, including parking areas, building entrances, bicycle racks, recreational
elements, etc. The Plan must reflect a safe movement pattern, which does not significantly
conflict with vehicular movement and parking access areas. Before the City issues a
Certificate of Occupancy for each Project Area, the applicant must provide evidence to the
PBS Director, Recreation and Parks Director, and Police Chief that the approved pedestrian
and bicycle access features have been installed and will be adequately maintained per the
approved plan.
10/14/13 17
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
68. Before the City issues a Building Permit for each Project Area, the applicant must submit
plans for review and approval by the PBS Director that show electric vehicle charging
stations for at least one -half (1/2) percent of the total number of required parking spaces.
Before the City issues each Certificate of Occupancy, the charging stations must have been
installed, per the approved plans. The charging station may receive credit under the Air
Quality Mitigation Plan, as appropriate.
69. Before the City issues building permits for each Project Area, the applicant must submit a
detailed Traffic, Circulation and Parking Plan, prepared by a licensed traffic engineer, for
review and approval by the Director of Public Works, the PBS Director, the Police Chief, the
Fire Chief, and the City's Traffic Engineer. Alternatively, such a plan may be submitted for a
Project Area or a number of buildings at one time if that group of buildings will be completed
within a reasonable time period of each other as determined by the PBS Director.
Additionally, the City may request an updated plan when the project reaches 80%
occupancy after all building construction is completed for Phase 1, Phase 2, and Phase 3 of
the Revised Project. The Traffic, Circulation and Parking Plan must include, without
limitation, the following:
A. An analysis of the estimated traffic generation for the building(s);
B. An analysis of the current level of service (LOS) at adjacent intersections which may
be impacted by the project;
C. A Sensitivity Analysis, to determine if any of the mitigation measures, as identified in
the EIR, or other proposed improvements, such as construction of the internal private
roadway, must be implemented before the completion of a particular building(s) due to
the traffic generation from that particular building(s);
D. Sight distances for each structure and parking area associated with the building(s);
E. An analysis of the traffic volumes at each driveway or intersection associated with the
building(s) in order to determine if any offsite improvements are warranted (i.e.,
deceleration lanes, left -turn pockets, new or modified traffic signals, etc.) that were not
analyzed in the EIR due to the approximation of building locations in the EIR;
F. Any new traffic signals or modifications to existing traffic signals must be subject to the
review and approval of the Los Angeles County Department of Public Works. The
applicant must pay the applicable county costs to provide plan check and inspection
services;
G. The applicant must be required to dedicate any on -site land required to accommodate
any required intersection improvements (e.g., deceleration lanes);
H. All truck circulation;
I. Visitor parking;
All access points to the project site, which should be aligned with existing driveways
and intersections where possible;
10/14/13 18
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
K. Off -site circulation improvements;
L. All median modifications, if necessary;
M. All dead end aisles eliminated to satisfy the SSMC;
N. All truck turning radii;
O. The location of required loading spaces;
P. An analysis that shows the location and the timing of construction of the required
parking for the building or Project Area;
Q. The parking must be conveniently accessible;
R. Pedestrian crossing areas of the private roadways must be called out on the plans and
appropriately designated; and,
S. All parcels and structures must be connected by an accessible route of travel that
meets the requirements of Title 24 of the California Building Code, as adopted by the
ESMC.
70. In addition to the required 100 spaces, the applicant must provide a minimum of 50
additional parking spaces to the City for overflow parking for soccer field use during non -
business hours in the evenings and on weekends in Phase 1, Phase 2 and /or Phase 3
portions of the Corporate Campus Specific Plan area. The location, access, and regulation
of such parking spaces must be incorporated within the Traffic, Circulation and Parking Plan
prepare by a licensed traffic engineer, for review and approval by the City. In addition, the
applicant must record a covenant, in a form approved by the City Attorney, to reserve such
50 parking spaces in accordance with the Traffic, Circulation and Parking Plan.
71. Final site plan approval for each building(s) is contingent upon fulfillment of the above traffic
design review requirements. All Circulation and Parking Plan improvements which require
installation must be installed before the City issues each Certificate of Occupancy for the
building(s) which are the subject of the Traffic, Circulation and Parking Plan. Compliance
with these requirements must be verified by the Director of Public Works, the PBS Director,
the Police Chief, the Fire Chief, and the City's Traffic Engineer before the City issues a
Certificate of Occupancy.
72. Parking may be allowed on the internal private roadways on Campus Drive and on a portion
of the east side of Parkview Drive South just north of Fire Station No. 2. Additionally, parking
may be allowed on the private driveway parcel formally known as the internal private
roadway, "Campus Square West." The applicant must install "No Parking" signs on other
internal private roadways, subject to the approval of the Public Works Department.
73. The applicant may eliminate Campus Square East as a private street and convert it to a
green belt with landscaping only.
74. The applicant may request that the City vacate the Campus Square East private street
easement for utility purposes, provided the conditions below are satisfied. The conditions
10/14/13 19
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
are based on the current design concept submitted to the City for review, and are subject to
change if the design concept changes.
A. The applicant must contact all utility companies utilizing the Campus Square East
Street and ask permission to abandon and relocate the utility lines (West Basin, Water
Division, Wastewater Division, etc.) within the said easement. Public Works'
Engineering Division needs copies of the developer's request as well as the written
responses from the utility companies.
B. The applicant must address the following Water Division requirements:
i) The applicant must properly abandon the use of the water main lines on Campus
Square East, including the removal of inoperative fire hydrants and other inoperative
above- ground water facilities.
ii) The applicant subject to a study acceptable to the City, will extend the 12" water
main line from Parkview Drive all the way to Nash Street as may be required.
iii) The applicant must provide additional fire hydrants, fire services, and fire loop
system in locations requested by both Fire Department and Public Works' Water
Division.
iv) The applicant must provide water service laterals, water meters, backflow devices,
and all other water - related systems per Public Works' Water Division standards.
v) The applicant must obtain easements to provide utility service to individual lots such
as lots 11 to 14 and lots 17 to 19, which are not directly adjacent to streets.
vi) The applicant must arrange utility infrastructure to be constructed for lots such as 11
to 14 and 17 to 19.
C. The applicant must address the tonowing r-uouc vvorres vvasRewaLei vivwwi
requirements:
i) The sewage flows from Mariposa Avenue through Campus Square East must be
diverted as determined by a sewer study acceptable to the City. The applicant must
provide a sewer system design reflecting the new sewage flow routes to the Public
Works' Engineering Division.
ii) The applicant must check the existing sewer system capacity that flows to Los
Angeles County Sanitation District lines all the way to Aviation Blvd. A sewer flow
study that reflects the anticipated additional volume must be provided to both the City
and County. Any system upgrades necessary must be addressed by the owner.
iii) The applicant must submit to the Public Works' Engineering Division verification from
the Los Angeles County Sanitation District that it has the capacity to accept the
additional flow per the proposed improvements.
D. The applicant must provide an updated storm water system design. Currently, there is
an existing underground storm water storage structure located in the center of the
project area near Lot 18. The storage structure collects storm water from the area and
allows it to filter back into the ground.
75. One Sewer Lateral and one water lateral is required to be installed per lot.
76. The applicant must obtain approval from all utility companies (West Basin, Water Division,
Waste Water Division, etc.) and submit written approvals to the Public Works Department for
the conversion of Campus Square West from a private street to a private driveway.
77. The applicant must provide a pedestrian sidewalk on Campus Drive and it must comply with
ADA requirements.
10/14113 20
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
78. The applicant is responsible for maintaining the parking striping and any vehicle tire
bumpers at all times even when the City is to break into the pavement to access the
underground utility lines they need to maintain or do any repairs.
79. The applicant must provide handicap accessible pedestrian walkways, with a minimum five -
foot width, within the required setbacks abutting all internal private roadways. Any internal
roadways dedicated to the City as public roadways may have handicap accessible
pedestrian walkways within the public right -of -way instead of locating them on private
property.
80. Before the City issues a Building Permit for each Project Area, the applicant must submit
Final Working Drawings to the PBS Director for review and approval that shows that all
handicapped, carpool, vanpool, motorcycle, and bicycle parking and other TDM and TSM
physical requirements have been provided as reasonably required by the City. All TDM/TSM
physical requirements required by City regulations, as may be modified by Development
Agreement 01 -1, must be installed before the City issues each Certificate of Occupancy.
81. Before the construction of the portion of the private internal roadway for the proposed
project that would intersect Atwood Way, the applicant must secure a Caltrans
Encroachment Permit to alter the Atwood Way on -ramp intersection improvements as set
forth in the EIR. The alterations to the intersection of the 1 -105 eastbound on -ramp at
Atwood Way must be in accordance with relevant Caltrans Encroachment Permit
requirements and conditions and must be shown on the Final Working Drawings. The
applicant is responsible for the costs of modifications to the intersection and construction of
all the private internal roadways. Before the City issues a "Final Inspection Approval' of the
private internal roadway improvements, the applicant must install the intersection
improvements. The improvements must be reviewed and approved by the City Traffic
Engineer, and PBS Director.
82. The private internal roadways must be constructed in accordance with applicable
Department of Public Works construction standards for a public roadway and private
driveways with the minimum dimensions required by the Corporate Campus Specific Plan,
and must comply with applicable requirements of the Americans with Disabilities Act (ADA),
as well as City requirements for traffic signage, street lighting, drainage plans, and
underground utility service, subject to the review and approval of the Director of Public
Works. The applicant must be responsible for the design, construction, and maintenance of
the private internal roadways, private driveways, and green - belts.
83. The applicant must prepare public access easements on all the internal private roadways,
subject to the review and approval of the PBS Director and City Attorney to permit public
use of the internal private roadways. Upon approval, such easements must be recorded with
the County Recorder before the City issues a Building Permit for construction of the
roadways.
84. The applicant must install off -site traffic related mitigation measures as set forth in the EIR
and MMRP at the time when amount of building (floor area or vehicle trips) triggers the
impact for which the mitigation measure is based, as documented in the required Traffic,
Circulation, and Parking Plan.
10/14/13 21
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
85. Should it be necessary to alter the striping of the Nash Street off -ramp from the 1 -105
Freeway, the applicant must secure an Encroachment Permit from Caltrans and the City of
Los Angeles, as documented in the required Traffic, Circulation, and Parking Plan.
86. Before the City issues a Building Permit for each Project Area, the applicant must submit a
temporary lane closure plan for review and approval by the Director of Public Works, Fire
Chief and Police Chief if lane closures will be required during construction for a particular
building to insure construction vehicles, equipment and supplies do not interfere with local
emergency response routes and incidences.
87. If the Nash - Douglas one -way couplet is eliminated by the City Council, and both Nash Street
and Douglas Street are returned to two -way traffic by the City before the build out of the
project, the applicant must bear the cost of designing and constructing needed traffic
improvements on the portion of the Nash and Douglas Streets fronting the project required
as the direct result of the proposed project.
88. Driveway entrances must be clearly marked, as well as different areas of the parking lot, to
ensure visiting vehicles do not accidentally enter the truck staging area.
89. The applicant must coordinate construction lane closures with the Director of Public Works,
Police Chief and Fire Chief.
90. Concurrent with the sale of the park site to the City, the applicant must record an Agreement
for the Maintenance of Off -site Parking, approved as to form by the City Attorney, to provide
100 parking spaces for public use for the park site to be located on one or more of the
Project Areas.
UTILITIES
91. The Los Angeles County Sanitation District requires a Buildover Permit for construction over
its sewer easements. The applicant must demonstrate through its Grading Plans in the
affected Project Areas that all alterations to final sewer easements, relocation of sewer
manholes, and rights of way must be in accordance with relevant Buildover Permit(s) to
allow the construction of the proposed project and other project components over the 10-
foot wide sewer easement. Before the issuance of the affected Grading Permits in the
affected Project Areas for the proposed project, the applicant must provide evidence to the
PBS Director that the Buildover Permit(s) has been obtained or the easement has been
relocated.
92. Before the City issues a Building Permit for each Project Area, the applicant must provide a
Utility Plan to the PBS Director and Public Works for review and approval. The Utility Plan
must demonstrate that all on -site utilities, including fiber optic utility lines from each building
to the public right -of -way, are placed underground. The applicant assumes the costs for the
relocation of all utilities, without limitation, light poles, electrical vaults, and fire hydrants,
which are due to the proposed project. Before the City issues a Certificate of Occupancy for
each Project Area, the applicant must provide evidence to the PBS Director and the Director
of Public Works that the approved Utility Plan improvements has been installed and
appropriate access provided per the approved plan.
10/14/13 22
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
93. Encroachment Permits must be obtained from the Engineering Division of the Public Works
Department for demolition haul -off. This Permit must be obtained at the same time the
permit for demolition is issued. An Encroachment Permit for grading is also required when
import or export of dirt exceeds fifty cubic yards. Demolition and grading may be listed on
one Encroachment Permit.
94. If new sewer laterals are required and constructed in the public right -of -way, they must be a
minimum of six inches inside diameter. Material must be "vitreous clay pipe." Each lateral
must have a six -inch clean -out brought to grade at the property line and securely capped. A
B9 size box must be placed around the clean -out for protection. The box must have a cover
emblazoned with the word "sewer." If in a traffic area, the cover must be traffic approved.
All elevations of planned sewer connections must be reviewed and approved by the Director
of Public Works before starting construction. Existing sewer laterals must be plugged at the
sewer mainline and capped at the property line. Existing six -inch wyes may be reused if
approved by the Director of Public Works. Any required sewer laterals must be installed
before the City issues a Certificate of Occupancy for the building to be served.
95. No material storage is allowed in the public right -of -way except by Encroachment Permit
issued by the Engineering Division of the Public Works Department. If material storage is
allowed in the public right -of -way, it must be confined to parkway areas and street parking
areas, as long as safe and adequate pedestrian and vehicular passage is maintained at all
times as determined by the Engineering Division. Storage beyond these areas in the public
right -of -way requires prior approval of the Public Works Director and is limited to a maximum
period of 24 hours.
96. Before the City issues a Building Permit for each Project Area, the applicant must provide
evidence to the PBS Director and the Director of Public Works that proposed utility service
improvements will be of a quality reasonably acceptable to the PBS Director. The developer
must encourage and promote a high quality, efficient, and sustainable development through
the incorporation and utilization of the best and most cost - effective electrical, natural gas,
communications, sewage handling, water conservation, and solid waste disposal equipment
and systems. Compliance with this measure must be verified by the PBS Director before the
City issues building permits.
97. Before the City issues a Building Permit for each Project Area, the applicant must submit
Street and Public Right -of -Way Improvement Plans for review and approval to the Director
of Public Works and PBS Director. Said plans must include any required dedications and
sidewalks in accordance with City standards necessary for the building that is the subject of
the Permit. Before the City issues a Certificate of Occupancy for each building that is the
subject of the Permit, the applicant must dedicate any required right -of -way and install all
sidewalks in accordance with plans and specifications approved by the City. Alternatively,
the applicant may submit Street and Public Right -of -Way Improvement Plans, if required, for
a Project Area or a number of buildings at one time if that group of buildings will be
completed within a reasonable time period of each other.
98. If any off -site upgrades are required due to changes in the proposed peak demands in
sewer services, a program for the implementation of the upgrades must be provided to
demonstrate capacity availability within a reasonable time frame before occupancy. Before
the City issues a Certificate of Occupancy for each building within a Project Area, the
applicant must provide evidence to the PBS Director that adequate sewer capacity is
10/14/13 23
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
available to accommodate the building that is the subject of such Certificate of Occupancy.
Alternatively, the applicant may submit any sewer upgrade plans, if required, for a Project
Area or a number of buildings at one time if that group of buildings will be completed within a
reasonable time period of each other.
99. If any off -site upgrades are required due to changes in the proposed peak demands in water
and wastewater service, a program for the implementation of the upgrades must be
provided to demonstrate capacity availability within a reasonable time frame before
occupancy. Before the City issues a Certificate of Occupancy for each building within a
Project Area, the applicant must provide evidence to the PBS Director that adequate water
and wastewater capacity is available to accommodate the building that is the subject of such
Certificate of Occupancy. Alternatively, the applicant may submit any water and wastewater
upgrade plans, if required, for a Project Area or a number of buildings at one time if that
group of buildings will be completed within a reasonable time period of each other.
100. Before the City issues a Certificate of Occupancy for each building within a Project Area,
the applicant must provide evidence to the PBS Director and the Director of Public Works
that the appropriate additional on -site water and wastewater improvements as identified by
the El Segundo Water and Wastewater Division, or an equivalent service provider, have
been installed. Such additional measures must include separate services for potable and fire
water systems, a separate water meter for each building, and potable system to be a
combined irrigation and domestic, or separated into domestic and irrigation meters.
Separate fire services with double detector check valves and backflow preventers are
required. Upon competition of the site plan, the exact size and number of fire lines will be
determined. Alternatively, the applicant may submit any improvement plans, if required, for a
Project Area or a number of buildings at one time if that group of buildings will be completed
within a reasonable time period of each other.
101. If any off -site upgrades are required due to changes in the proposed peak demands for
telecommunication services, a program for the implementation of the upgrades must be
provided to demonstrate capacity availability within a reasonable time frame before
occupancy. Before the City issues a Certificate of Occupancy for each building within a
Project Area, the applicant must provide evidence to the PBS Director and the Director of
Public Works that adequate facilities are available to accommodate the building that is the
subject of such Certificate of Occupancy. Alternatively, the applicant may submit any
improvement plans, if required, for a Project Area or a number of buildings at one time if that
group of buildings will be completed within a reasonable time period of each other.
102. Before the City issues a Certificate of Occupancy for each building within a Project Area,
the applicant must provide evidence to the PBS Director and the Director of Public Works
that any appropriate additional improvements for on -site telecommunication services as
identified by Pacific Bell, or an equivalent service provider, have been installed to
accommodate the building that is the subject of such Certificate of Occupancy. Such
additional improvements must include that the developer must provide the conduit trench
and point of entry to the site while Pacific Bell installs the cable to the point of entry. All
additional on -site improvements must be provided by the applicant. If the existing facilities
serve adjacent properties, the services may require relocation. Alternatively, the applicant
may submit any improvement plans, if required, for a Project Area or a number of buildings
at one time if that group of buildings will be completed within a reasonable time period of
each other.
10/14/13 24
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
103. If any off -site upgrades are required due to changes in the proposed peak demands in
natural gas service, a program for the implementation of the upgrades must be provided to
demonstrate capacity availability within a reasonable time frame before occupancy. Before
the City issues a Certificate of Occupancy for each building within a Project Area, the
applicant must provide evidence to the PBS Director and the Director of Public Works that
adequate facilities are available to accommodate the building that is the subject of such
Certificate of Occupancy. Compliance with this measure must be verified by the PBS
Director before the City issues building permits. Alternatively, the applicant may submit any
improvement plans, if required, for a Project Area or a number of buildings at one time if that
group of buildings will be completed within a reasonable time period of each other.
104. Before the City issues a Certificate of Occupancy for each building within a Project Area,
the applicant must provide evidence to the PBS Director and the Director of Public Works
that any appropriate additional on -site natural gas service improvements as identified by
The Gas Company, or an equivalent service provider, have been installed to accommodate
the building that is the subject of such Certificate of Occupancy. Compliance with this
measure must be verified by the PBS Director and before the issuance of the Certificate of
Occupancy. Alternatively, the applicant may submit any improvement plans, if required, for a
Project Area or a number of buildings at one time if that group of buildings will be completed
within a reasonable time period of each other.
105. If any off -site upgrades are required due to changes in the proposed peak demands for
electrical service, a program for the implementation of the upgrades must be provided to
demonstrate capacity availability within a reasonable time frame before occupancy. Before
the City issues a Certificate of Occupancy for each building within a Project Area, the
applicant must provide evidence to the PBS Director and the Director of Public Works that
adequate facilities are available to accommodate the building that is the subject of such
Certificate of Occupancy. Alternatively, the applicant may submit any improvement plans, if
required, for a Project Area or a number of buildings at one time if that group of buildings will
be completed within a reasonable time period of each other.
106. Before the City issues a Certificate of Occupancy for each building within a Project Area,
the applicant must provide evidence to the PBS Director and the Director of Public Works
that any appropriate additional on -site electrical service improvements as identified by The
Edison Company, or an equivalent service provider, have been installed to accommodate
the building that is the subject of such Certificate of Occupancy. Alternatively, the applicant
may submit any improvement plans, if required, for a Project Area or a number of buildings
at one time if that group of buildings will be completed within a reasonable time period of
each other.
WATER
107. Before the City issues the first building permit for each building within a Project Area, the
applicant must submit Off -site Reclaimed Water Facility Plans to the PBS Director and the
Director of Public Works for review and approval. Such plans must include the extension of
the reclaimed water trunk line in Nash Street from the termination of the line at a separately
planned extension near the intersection of Nash Street and Mariposa Avenue to the furthest
applicable extension of the Project Area necessary to provide service to the Project Area.
Said plans for the off -site improvements must include an approval from West Basin
10/14/13 25
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
Municipal Water District, the supplier of reclaimed water. Alternatively, such plans may be
submitted for the whole project site before issuance of the first Building Permit any Project
Area.
108. Before the City issues a Building Permit for each building within a Project Area, the
applicant must submit Final Working Drawings that incorporate On -site Irrigation Plans to
the PBS Director and the Director of Public Works for review and approval. Such plans must
indicate that reclaimed water is utilized in the irrigation systems for all landscape areas and
other uses, as approved by the Department of Public Works, when available from the West
Basin Municipal Water District or other supplier of reclaimed water. Such plans must include
the installation of a dual water line system on -site to accommodate distribution of potable
water for landscaping until reclaimed water for landscaping becomes available for the
Project Area. In addition to the utilization of reclaimed water for irrigation, other water
conservation features such as low -flow devices and automated shut -offs must be included
throughout the Project Site. Water management systems must include both water
conservation and wastewater reduction features.
109. Before the City issues a Certificate of Occupancy for each building within a Project Area,
the applicant must provide evidence to the PBS Director and the Director of Public Works
that the connection with the City's reclaimed water system has been provided, the approved
water management systems and water- saving devices have been incorporated into project
development, and that the water facilities have been installed per the approved plans. If the
water provider is unable to make reclaimed water available before the issuance of the
Certificate of Occupancy, then potable water may be utilized and the Certificate of
Occupancy must be issued.
110. ' The applicant must install a loop water distribution system for the Project Site with
service connections to each of the 12 -inch water mains in the streets surrounding the
project, subject to the review and approval of the Director of Public Works. Before the City
issues a Building Permit for each Project Area, the applicant must submit a construction
phasing plan for the water service, which must include, without limitation, how the building
which is the subject of the permit will be connected to the looped water distribution system.
111. Before the City issues a Certificate of Occupancy for each building within a Project Area,
the applicant must pay the applicable water meter installation fees. Compliance with this
measure must be verified by the PBS Director before issuance of the Certificate of
Occupancy.
'112. Before the City issues a Building Permit for each building within a Project Area, the
applicant must pay the applicable sewer connection fees and charges. Compliance with this
measure must be verified by the PBS Director before Permit issuance.
INDEMNIFICATION
113. CDC Mar Campus, LLC agrees to indemnify and hold the City harmless from and
against any claim, action, damages, costs (including, without limitation, attorney's fees),
injuries, or liability, arising from the City's approval of Environmental Assessment No. EA-
1021, Specific Plan Amendment No. SP 13 -02, Development Agreement Amendment No.
13 -01, and Subdivision No. SUB 13 -05 (Vesting Tentative Map No. 72287). Should the City
or any representative of the City be named in any suit, or should any claim be brought
10/14/13 26
CITY COUNCIL ORDINANCE NO. 1492 EXHIBIT "C"
CITYI COUNCIL RESOLUTION NO. 4582 EXHIBIT "D"
CONDITIONS OF APPROVAL
against it by suit or otherwise, whether the same be groundless or not, arising out of the City
approval of Environmental Assessment No. EA -1021, Specific Plan Amendment No. SP 13-
02, Development Agreement Amendment No. 13 -01, and Subdivision No. SUB 13 -05
(Vesting Tentative Map No. 72287), CDC Mar Campus, LLC agrees to defend the City (at
the City's request and with counsel satisfactory to the City) and will indemnify the City for
any judgment rendered against it or any sums paid out in settlement or otherwise. For
purposes of this section, "the City" includes the City of El Segundo's elected officials,
appointed officials, officers, and employees.
114. CDC Mar Campus, LLC must acknowledge receipt and acceptance of the Project
Conditions by executing the acknowledgement below.
By signing this document, CDC Mar Campus, LLC certifies that it has read, understood, and
agrees to the Project Conditions listed in this document.
Richard C. Lundquist, President
CDC Mar Campus, LLC
Leonard E. Blakeley, Jr.
Executive Vice President and Secretary
CDC Mar Campus, LLC
{If Corporation or similar entity, need two officer signatures or evidence that one signature
binds the company}
PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning)\1 001 -1 025\EA-1 021 \City Council\
CC. 2013.11.19\2013.11.19. Conditions of approval. CC.Ord.EXH.C.RESO.EXH.D.doc
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