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CC RESOLUTION 4867RESOLUTION NO. 4867
A RESOLUTION APPROVING A MITIGATED NEGATIVE
DECLARATION FOR ENVIRONMENTAL ASSESSMENT NO. EA -997;
ADOPTING GENERAL PLAN AMENDMENT NO. GPA 12 -03; AND
APPROVING SUBDIVISION NO. 12 -07 FOR VESTING TENTATIVE
PARCEL MAP NO. 71788, CONDITIONAL USE PERMIT NO. CUP 12-
08, ADMINISTRATIVE USE PERMIT NO. AUP 13 -11, AND PARKING
DEMAND STUDY NO. PDS 12 -06 FOR THE 888 NORTH SEPULVEDA
BOULEVARD SPECIFIC PLAN PROJECT.
The City Council of the City of El Segundo does resolve as follows:
SECTION 1: The City Council finds and declares that:
A. On September 11, 2012 The Realty Associates Fund IX, L.P., filed an
application for an Environmental Assessment No. EA -997, General Plan
Amendment No. GPA 12 -03, Specific Plan No. SP 12 -05, Zone Change
No. ZC 12 -03, Zone Text Amendment No. ZTA 12 -05, Development
Agreement No. DA 12 -04, Subdivision No. SUB 12 -07 for Vesting
Tentative Map Parcel Map No. 71788, Conditional Use Permit No. CUP
12 -08, Administrative Use Permit No. AUP 13 -11, and Parking Demand
Study No. PDS 12 -06, to re- designate and rezone an approximately 2.98
acre property at 888 North Sepulveda Boulevard from Corporate Office
(CO) Zone to 888 North Sepulveda Boulevard Specific Plan (888 NSBSP).
Approving this application ( "the Project ") would allow construction of a
five - story, 89 -foot high, 111,350 square -foot hotel with up to 190 rooms;
one level of underground parking; a subdivision of 2 lots into 3 lots; a
remote airport parking facility; and joint use of parking;
B. The application was reviewed by the City of El Segundo Planning and
Building Safety Department for, in part, consistency with the General Plan,
the 888 North Sepulveda Boulevard Specific Plan, and conformity with the
El Segundo Municipal Code ( "ESMC ");
C. In addition, the City reviewed the project's environmental impacts under
the California Environmental Quality Act (Public Resources Code §§
21000, et seq., "CEQA "), the regulations promulgated thereunder (14 Cal.
Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the
City's Environmental Guidelines (City Council Resolution No. 3805,
adopted March 16, 1993);
D. An Initial Study /Mitigated Negative Declaration (ISMND) was prepared
pursuant to the requirements of CEQA Guidelines § 15070;
E. The Planning and Building Safety Department completed its review and
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scheduled a public hearing regarding the application before the Planning
Commission for February 27, 2014;
F. On February 27, 2014, the Commission continued the public hearing to
March 13, 2014;
G. On March 13, 2014, the Commission held a public hearing to receive
public testimony and other evidence regarding the applications including,
without limitation, information provided to the Commission by City staff
and public testimony, and representatives of The Realty Associates Fund
IX, L.P.; Following the public hearing, the Planning Commission adopted
Resolution No. 2750 recommending that the City Council approve the
project;
H. On April 1, 2014, 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 The Realty Associates
Fund IX, L.P. c/o Barnard Ventures, LLC; and
This Resolution and its findings are made based upon the testimony and
evidence presented to the City Council at its April 1, 2014 hearing
including, without limitation, the staff report submitted by the Planning and
Building Safety Department.
SECTION 2: Factual Findings and Conclusions. The City Council finds that the
following facts exist:
A. The subject property is located at 888, 892, and 898 North Sepulveda
Boulevard in the northeast portion of the City of El Segundo;
B. The property is comprised of two lots on the northeast corner of North
Sepulveda Boulevard and Walnut Avenue. The 2.98 acre site varies from
113 feet to 106 feet above mean sea level (MSL) and as much as 18 feet
lower than North Sepulveda Boulevard;
C. The surrounding land uses are primarily a mix of commercial office,
restaurant, light industrial and research and development uses in the
Commercial Office (CO) and Light Industrial (M -1) Zones to the north,
east, south and west;
D. The proposed project for the portion of the property at 888 North
Sepulveda Boulevard consists of the construction of a five -story, 89 -foot
high, 111,350 square -foot hotel with up to 190 rooms;
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E. The subject site is developed with one eight -story, 95,360 square -foot
office building at 898 North Sepulveda Boulevard, and one seven - level,
808 stall parking structure at 892 North Sepulveda Boulevard. The 888
North Sepulveda Boulevard portion of the site is currently vacant;
F. Vehicular access would be provided from two driveway entrances; primary
access for the hotel would be from North Sepulveda Boulevard. Primary
access to the parking structure would be from Walnut Avenue;
G. The proposed General Plan re- designation and rezoning of the Project
Site would change the General Plan land use designation from Corporate
Office to the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP)
designation and rezone the area from the Corporate Office (CO) Zone to
the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone; and
H. The re- zoning and General Plan re- designation would allow and
encourage the development of an upscale hotel and a mix of uses in
support of local area businesses. The total maximum FAR would be (1.41)
combined for the entire site.
SECTION 3: Environmental Assessment. The City Council makes the following
environmental findings:
A. The City completed an Initial Study /Mitigated Negative Declaration of
Environmental Impacts (IS /MND) for this project pursuant to CEQA
Guidelines § 15063. The Initial Study demonstrated that the Project would
not have a significant effect on the environment with the implementation of
mitigation measures. A Notice of Intent to Adopt a Mitigated Negative
Declaration prepared pursuant to CEQA Guidelines §§ 15072 and 15073,
and the Initial Study /Mitigated Negative Declaration was available for
public comment from December 12, 2013 to January 13, 2014 pursuant to
CEQA Guidelines §15082.
B. The mitigation measures identified in the Mitigated Negative Declaration
are sufficient to reduce all identified environmental impacts to less than
significant levels.
C. In accordance with CEQA Guidelines § 15074, the record on which the
City Council'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 the record if the Director of Planning
and Building Safety.
D. Accordingly, based upon the evidence presented to the Planning
Commission, the City need not prepare and environmental impact report
for the Project.
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SECTION 4: General Plan and Specific Plan. If approved, the proposed project
conforms to the City's General Plan and the 888 North Sepulveda Boulevard Specific
Plan as follows:
A. Following a General Plan Amendment, the General Plan Land Use
Designation of the project site would be 888 North Sepulveda Boulevard
Specific Plan (888 NSBSP). This designation is intended to permit hotel,
office and a mix of uses in support of local area businesses. As
conditioned, the proposed project would be compatible with the General
Plan.
B. Implementation of the Project will meet relevant goals and policies of the
Land Use Element. Implementation of the Project will help achieve Land
Use Element Goal LU4, which is the "provision of a stable tax base for El
Segundo through commercial uses." If approved, the development will
incorporate a high quality hotel with amenities that will help contribute to
the stability of the tax base in the City. The Project will be built and
maintained in accordance with these requirements and regulations and
the requirements and regulations of the 888 North Sepulveda Boulevard
Specific Plan.
C. The proposed project is consistent with Land Use Element Objective LU4-
4 to provide areas where development has the flexibility to mix uses, in an
effort to provide synergistic relationships which have the potential to
maximize economic benefit, reduce traffic impacts, and encourage
pedestrian environments" in that the project will provide a new hotel
development on a site that is currently developed with an office building
and a parking structure.
D. Economic Development Policy ED1 -2.2, states the City should seek to
"maintain and promote land uses that improve the City's tax base,
balancing economic development and quality of life goals." Allowing
construction of a hotel will increase the City's attractiveness with
businesses in the area by making more hotel rooms available for business
travelers. Quality of life issues have been balanced against economic
development in that the Traffic Study for the Project indicates that the
existing roadway system is adequate for the proposed use.
E. Implementation of the Project will meet relevant goals and policies of the
Circulation Element. The Project is consistent with Circulation Element
Objective C1 -1 to "provide a roadway system that accommodates the
City's existing and projected land use and circulation needs." The Traffic
Study for the Project indicates that the existing roadway system is
adequate for the existing and proposed uses. No mitigation measures
other than the payment of traffic impact fees are required.
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F. The Project is consistent with Circulation Element Policy 3 -2.1 to "ensure
the provision of sufficient on -site parking in all new development." The
overall parking requirement for the hotel is 168 parking spaces and the
parking requirement for the existing office building is 228 parking spaces.
The total parking provided for both the hotel and office uses based on the
shared parking analysis is 307 parking spaces within the 808 -space
parking structure. In addition, 72 on -site spaces will be provided on the
hotel site. Therefore the Project meets the minimum on -site parking
requirements.
G. The Project is consistent with Air Quality Element Goal AQ10 regarding
the "reduction in particulate emissions from paved and unpaved roads,
parking lots, and road and building construction." The Project will be
required as a condition of approval to comply during all phases of
construction with South Coast Air Quality Management District (SCAQMD)
rules and regulations to minimize fugitive dust and other emissions
resulting from the construction process.
H. Implementation of the Project will meet relevant goals and policies of the
Noise Element. The Project is consistent with Noise Element Policy N1-
2.1 to "require all new projects to meet the City's Noise Ordinance
Standards as a condition of building permit approval" and Program N1-
2.1A to "Address noise impacts in all environmental documents for
discretionary approval projects." The Mitigated Negative Declaration
prepared for the Project identifies that, after mitigation, no thresholds of
significance for noise will be exceeded during construction or operation
and the Project will be consistent with the relevant requirements of the
City's Noise Element.
The Project is consistent with Noise Element Objective N1 -2 "to ensure
that City residents are not exposed to stationary noise levels in excess of
El Segundo Noise Ordinance standards." The Project will be required as
a condition of approval to observe the City's limits on construction hours,
to use equipment with mufflers and other State required noise attenuating
devices, and to use construction noise reduction methods such as shutting
off idling equipment and staging equipment away from nearby occupied
uses.
J. Implementation of the Project will meet relevant goals and policies of the
Public Safety Element. The Project is consistent with Public Safety
Element Objective PS1 -1 to "reduce exposure to potentially hazardous
geological conditions through land use planning and project review" and
Program PS2 -1.1A "to enforce the [California] Building Code." The
Building and Safety Division will ensure compliance with current building
code requirements and adequate geotechnical investigation before a
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building permit is issued.
K. The Project is consistent with Public Safety Element Policy PS6 -1.1 to
"review projects and development proposals, and upgrade fire prevention
standards and mitigation measures in areas of high urban fire hazard."
The Fire Department has preliminarily reviewed the Project and will
ensure compliance with this policy before a building permit is issued.
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 of
this Resolution, this project meets the goals and objectives of the General
Plan and it is consistent with the 888 North Sepulveda Boulevard Specific
Plan (888 NSBSP). Vesting Tentative Parcel Map (VTPM) No. 71788
proposes three new lots. The proposed lots vary in size and meet the
minimum lot sizes stated in the 888 North Sepulveda Boulevard Specific
Plan (888 NSBSP).
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 proposed type of development in
that, the proposed lots meet the minimum size and lot frontage
requirements to allow the subdivision of the existing parcels. The previous
land use and zoning designation for the property was Corporate Office.
The new 888 North Sepulveda Boulevard Specific Plan continues a
commercial office and a parking structure that is still compatible with the
surrounding land uses and physically suitable for the site. The new hotel
and the remote airport parking facility will be compatible with the
surrounding land uses and are physically suitable for the site.
D. The site is physically suitable for the proposed density of development.
The proposed project involves a subdivision of a 2.98 acre parcel into a 3-
lot subdivision. The proposed maximum FAR of 1.41 for the entire site is
consistent with the 888 North Sepulveda Boulevard Specific Plan. Each
new lot will meet or exceed the minimum size and lot frontage
requirements.
E. The design of the subdivision or the proposed improvements is unlikely to
cause substantial damage or substantially and avoidably injure fish or
wildlife or their habitat. The proposed project site is a former commercial
office site in an urbanized area surrounded by commercial and light
industrial uses. There are no fish or wildlife habitats on the site that could
be damaged by the proposed subdivision or new development.
F. The design of the subdivision will not conflict with easements, acquired by
the public at large, for access through or use of property within the
proposed subdivision. The proposed subdivision is not anticipated to
conflict with any known easements located at, or near the property. No
easements have been identified on the subject site.
SECTION 6: Conditional Use Permit Findings. Pursuant to ESMC § 15 -23 -6, the City
Council finds as follows:
A. That the proposed location of the conditional use is in accord with the
objectives of this Title and the purposes of the zone in which the site is
located.
1. The proposed hotel will be located on a currently vacant parcel at
888 North Sepulveda Boulevard in the proposed 888 North
Sepulveda Boulevard Specific Plan (888 NSBSP) Zone. Hotels are
conditionally permitted uses in the existing Corporate Office (CO)
Zone. Hotels are conditionally permitted uses in the proposed 888
NSBSP Zone. Therefore, the proposed location of the conditional
uses is in accord with the objectives of this Title and the purposes of
the zone in which the site is located.
2. The 888 NSBSP Zone permits, and the surrounding land uses
include commercial retail, restaurant, general office and medical -
dental office uses, and conditionally permits hotel uses. The
proposed hotel will be similar and compatible with the surrounding
commercial uses.
B. That the proposed location of the conditional use and the conditions under
which it would be operated or maintained will not be detrimental to the
public health, safety or welfare, or materially injurious to properties or
improvements in the vicinity.
1. The 888 North Sepulveda Boulevard Specific Plan (888 NSBSP)
Zone conditionally permits a hotel. The hotel will be operated and
maintained in compliance with the 888 NSBSP. The surrounding
land uses include compatible commercial, industrial and general
office uses. The hotel operates 24 hours a day, 7 days a week. The
remote airport parking facility to be located in the parking structure
adjacent to the hotel will also operate 24 hours a day, 7 days a
week. Industrial uses that are located east of the project site also
operate with multiple work shifts with extended hours. No residential
uses are located in the vicinity of the hotel. The proposed hotel will
be similar and compatible with the surrounding uses and would not
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be detrimental to the public health, safety or welfare, or materially
injurious to properties of improvements in the vicinity.
C. That the proposed conditional use will comply with each of the applicable
provisions of this Chapter.
The proposed hotel will be located on a currently vacant parcel at
888 North Sepulveda Boulevard in the 888 NSBSP Zone. The
hotel is a conditionally permitted use in the 888 NSBSP Zone. The
project as proposed complies with the development standards and
design guidelines of the 888 North Sepulveda Boulevard Specific
Plan.
SECTION 7: Administrative Use Permit Findings: Pursuant to ESMC § 15 -22 -5, the
City Council finds as follows:
A. There is compatibility of the particular use on the particular site in
relationship to other existing and potential uses within the general area in
which the use is proposed to be located.
1. The applicant proposes to provide a remote airport parking facility
on -site. A remote airport parking facility has been operating on -site
on an interim basis. The proposed permanent airport parking
facility will utilize 488 excess parking spaces and share 17 parking
spaces with the adjacent existing office building and proposed hotel
that are located in an existing 808 -stall parking structure at 892
North Sepulveda Boulevard. The remote airport parking facility will
complement the new hotel use and provide a convenient service for
hotel patrons. The existing parking structure is compatible with the
surrounding uses and the use of a portion of the parking spaces for
a remote airport parking facility will be compatible with the other
commercial and industrial uses in the surrounding area. Sufficient
parking spaces will remain to serve the office and hotel uses in
compliance with the requirements of the 888 North Sepulveda
Boulevard Specific Plan (888 NSBSP).
2. The General Plan Land Use designation for the site is 888 North
Sepulveda Boulevard Specific Plan and the zoning for the site is 888
North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone.
Remote airport parking facilities are permitted with the approval of
an Administrative Use Permit in accordance with 888 North
Sepulveda Boulevard Specific Plan (888 NSBSP) 4.0 (c)(i).
3. The 888 North Sepulveda Boulevard, Specific Plan (888 NSBSP)
Zone permits, and the surrounding land uses include commercial
retail, restaurant, general office and medical - dental office uses, and
conditionally permits hotel uses. The proposed remote airport
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parking facility will be similar and compatible with the surrounding
commercial uses.
B. The proposed use is consistent and compatible with the purpose of the
Zone in which the site is located.
1. The General Plan Land Use designation for the site is 888 North
Sepulveda Boulevard Specific Plan.
2. The zoning for the site is 888 North Sepulveda Boulevard Specific
Plan (888 NSBSP. The proposed use (remote airport parking)
requires an Administrative Use Permit in accordance with 888
NSBSP § 4.0 (c)(i).
3. The purpose of the 888 North Sepulveda Boulevard Specific Plan
(888 NSBSP) Zone is to provide for developing commercial
establishments serving the city and surrounding area. The
regulations of the 888 NSBSP Zone are designed to promote and
control growth of commercial uses including hotels, offices, retail,
restaurants, cafes, and remote airport parking.
4. The surrounding land uses include: commercial retail, restaurants,
office, light industrial, and research and development uses. The
proposed remote airport parking facility will be compatible with the
surrounding land uses.
C. The proposed location and use and the conditions under which the use
would be operated or maintained will not be detrimental to the public
health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
1. The remote airport parking facility will be located in an existing
parking structure at 892 North Sepulveda Boulevard in the 888
NSBSP Zone. The remote airport parking facility is a use allowed
subject to an Administrative Use Permit. The remote airport
parking facility will meet all the development standards of the 888
North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone and
sufficient parking will be provided on -site in compliance with the
888 NSBSP and ESMC Chapter 15 -15.
2. The surrounding land uses include commercial retail, restaurants,
office, light industrial, and research and development uses.
3. The proposed hours of operation for the remote airport parking
facility are 24 hours per day, 7 days a week. The remote airport
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parking facility will be required to meet the noise and vibration
requirements of ESMC § 7 -2 -1.
D. Potential impacts that could be generated by the proposed use, such as
noise, smoke, dust, fumes, vibration, odors, traffic, and hazards have
been recognized and mitigated.
1. The remote airport parking facility will not create any new impacts
that would not be normally associated with the operation of the
existing parking structure.
2. The proposed hours of operation for the remote airport parking
facility are 24 hours per day, 7 days per week. The proposed
remote airport parking use is located in a predominantly
commercial /industrial area that is not adjacent to any residential
uses, which will minimize noise impacts on sensitive uses.
3. Adequate parking for the new hotel and the existing office building
will be provided onsite.
4. The environmental impacts of the proposed uses in the 888 North
Sepulveda Boulevard Specific Plan (888 NSBSP), including the
remote airport parking facility and the proposed hotel were
evaluated in an Initial Study /Mitigated Negative Declaration. The
Initial Study /Mitigated Negative Declaration found that any
potentially significant impacts of the proposed project will be
mitigated to a less than significant level. As a result, the potential
impacts that could be generated by the proposed uses, such as
noise, smoke, dust, fumes, vibration, odors, traffic, and hazards
have been recognized and mitigated.
SECTION 8: Approvals.
A. Subject to the conditions listed on the attached Exhibit "A," which are
incorporated into this Resolution by reference, the City Council adopts an
Initial Study /Mitigated Negative Declaration (IS /MND) prepared for
Environmental Assessment No. EA -997. While too voluminous to be
attached to this Resolution, the IS /MND is incorporated by this reference.
B. The City Council adopts the attached Findings of Fact as set forth in
Exhibit "B," which are incorporated into this Resolution by reference.
C. In accordance with the requirements of Public Resources Code §§
21081(a) and 21081.6, the City Council adopts the Mitigation Monitoring
and Reporting Program (MMRP) as set forth in attached Exhibit "C" which
is incorporated into this Resolution by reference. The City Council adopts
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each of the mitigation measures expressly set forth in the MMRP as
conditions of approval of the Project. The other Project conditions of
approval and compliance with applicable codes, policies, and regulations
will further ensure that the environmental impacts of the Project will not be
greater than set forth in the Mitigated Negative Declaration and these
findings.
D. The City Council amends the proposed Land Use Plan ( "Northeast
Quadrant" subsection) of the Land Use Element of the General Plan to
reflect the change of the Project area from Corporate Office to 888 North
Sepulveda Boulevard Specific Plan. The corresponding changes as set
forth in attached Exhibit D, which is incorporated into this Resolution by
reference.
E. The City Council amends the 1992 General Plan Summary of Existing
Trends Buildout (Exhibit LU -3) of the Land Use Element to reflect the
change of the Project area from Corporate Office to 888 North Sepulveda
Boulevard Specific Plan. The corresponding changes to the Land Use
Element are set forth in attached Exhibit E, which is incorporated into this
Resolution by reference.
F. The City Council amends the General Plan Land Use Map to reflect the
change of the Project from Corporate Office to 888 North Sepulveda
Boulevard Specific Plan. The corresponding changes to the Land Use
Map are set forth in attached Exhibit F, which is incorporated into this
Resolution by reference.
SECTION 9: Reliance on Record. Each and everyone 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 City
Council in all respects and are fully and completely supported by substantial evidence in
the record as a whole.
SECTION 10: Limitations. The City Council's analysis and evaluation of the project is
based on the best information currently available. It is inevitable that in evaluating a
project that absolute and perfect knowledge of all possible aspects of the project will not
exist. One of the major limitations on analysis of the project is the City Council's lack of
knowledge of future events. In all instances, best efforts have been made to form
accurate assumptions. Somewhat related to this are the limitations on the City's ability
to solve what are in effect regional, state, and national problems and issues. The City
must work within the political framework within which it exists and with the limitations
inherent in that framework.
SECTION 11: Summaries of Information. All summaries of information in the findings,
which precede this section, are based on the substantial evidence in the record. The
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absence of any particular fact from any such summary is not an indication that a
particular finding is not based in part on that fact.
SECTION 12: This Resolution will remain effective until superseded by a
subsequent resolution.
SECTION 13: A copy of this Resolution must be mailed to Realty Associates Fund
IX, L.P., and to any other person requesting a copy.
SECTION 14: This Resolution is the City Council's final decision and will become
effective immediately upon adoption.
PASSED, APPROVED AND ADOPTED this 1st day of April 2014.
ATTEST:
Tracy Weav , City Clerk
8uzatYne Fuentes, Mayor
APPROVED AS TO FORM:
Mark D. Hensley, City Attorney
�j
Karl /H. Berger, Assistant City Attorney
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CITY COUNCIL RESOLUTION NO. 4867 EXHIBIT A
CITY COUNCIL ORDINANCE NO. 1494 EXHIBIT D
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the El Segundo Municipal Code ( "ESMC "), the
Realty Associates Fund IX, L.P., agrees to comply with the following provisions as
conditions for the City of El Segundo's approval of a Mitigated Negative Declaration for
Environmental Assessment No. EA -997, General Plan Amendment No. GPA 12 -03,
Specific Plan No. SP 12 -05, Zone Change No. ZC 12 -03, Zone Text Amendment No.
ZTA 12 -05, Development Agreement No. DA 12 -04, Subdivision SUB 12 -07 for Vesting
Tentative Parcel Map No. 71788, Conditional Use Permit No. CUP 12 -08,
Administrative Use Permit No. AUP 13 -11, and Parking Demand Study No. PDS 12 -06
( "Project Conditions ").
Planning and Building Safety Department
1. Before building permits are issued, the applicant must submit plans
demonstrating substantial compliance with the plans and conditions
of approval on file with the Planning and Building Safety
Department. Any subsequent modification to the project as
approved, including the site plan, floor plan, elevations, landscaping
and materials, must be referred to the Director of Planning and
Building Safety to determine whether the Planning Commission
should review the proposed modification.
2. Before building permits are issued, the applicant must obtain all the
necessary approvals, licenses and permits and pay all the
appropriate fees as required by the City.
3. The applicant must comply with all mitigation measures identified in
the Mitigated Negative Declaration prepared for the Project. A
Mitigation Monitoring and Reporting Program (MMRP) was prepared
as part of the environmental review for the project and is attached as
Exhibit "C" to this Resolution. The mitigation measures of the MMRP
are incorporated into these conditions of approval by reference. All
mitigation measures and conditions of approval must be listed on
the plans submitted for plan check and the plans for which a building
permit is issued.
4. Any changes to the colors and materials of the exterior fagade of the
buildings and structures in the 888 North Sepulveda Boulevard
Specific Plan must be in compliance with the 888 North Sepulveda
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Boulevard Specific Plan Section 4.0(H) Development Standards and
approved to the satisfaction of the Director of Planning and Building
Safety.
5. Before the City issues a building permit, the applicant must submit
final landscaping and irrigation plans to the Planning and Building
Safety Department and the Parks and Recreation Department for
review and approval to demonstrate compliance with the City's
Water Conservation regulations and Guidelines for Water
Conservation in Landscaping (ESMC §§ 10 -2 -1, et seq.). The plant
materials used in landscaping must be compatible with the El
Segundo climate pursuant to Sunset Western Garden Book's Zone
24 published by Sunset Books, Inc., Revised and Updated 2001
edition, which is available for review at the Planning and Building
Safety Department. Additionally, the landscaping and irrigation must
be completely installed before the City issues a final Certificate of
Occupancy. Additionally, the final landscaping and irrigation plans
must comply with the following:
• Reclaimed water must be used as the water source to
irrigate landscaped areas, if feasible. To that end, dual water
connections must be installed to allow for landscaping to be
irrigated by reclaimed water, if feasible.
• Efficient irrigation systems must be installed which minimize
runoff and evaporation and maximize the water which will
reach plant roots (e.g., drip irrigation, automatic sprinklers
equipped with moisture sensors).
• Automatic sprinkler systems must be set to irrigate
landscaping during early morning hours or during the
evening to reduce water losses from evaporation. Sprinklers
must also be reset to water less often in cooler months and
during the rainfall season so that water is not wasted by
excessive landscaping irrigation.
6. Selection of drought - tolerant, low -water consuming plant varieties
must be used to reduce irrigation water consumption, in compliance
with ESMC §§ 10 -2 -1, et seq.
7. Employees of both the proposed hotel and the existing office
building must be provided current maps, routes and schedules for
public transit routes serving the site; telephone numbers for referrals
on transportation information including numbers for the regional
ridesharing agency and local transit operators; ridesharing
promotional materials; and bicycle route and facility information.
IPA
8. Trash and recycling enclosures must be provided and shown on the
site plan that are sufficiently large enough to store the necessary
bins required for the regular collection of commercial solid waste
and recyclable materials. The site plan with the location and
dimensions of the trash and recycling enclosure and an elevation
view of the enclosure must be provided to the Planning and Building
Safety Department for review and approval before the City issues
building permits.
9. Ground level mechanical equipment, refuse collectors, storage
tanks, generators, and other similar facilities must be screened from
view with dense landscaping and walls constructed of materials and
finishes compatible with the overall design of the project and any
ancillary buildings and in compliance with 888 NSBSP § 4.0(H) to
the satisfaction of the Director of Planning and Building Safety.
10. Exterior lighting must be designed to minimize off -site glare.
11. The building must be designed to comply with all ESMC standards
for the attenuation of interior noise.
Building Division Conditions
12. Before building permits are issued, the applicant must submit a
geotechnical /soils report, along with an associated grading plan that
addresses the current code to the Planning and Building Safety
Department for review and approval.
13. Before grading permits are issued, the applicant must submit a soils
report to the Planning and Building Safety Department for review
and approval.
14. Before grading permits are issued, the applicant must submit a
grading plan to the Planning and Building Safety Department for
review and approval. Before building permits are issued, plans must
show conformance with the 2013 California Building Code, 2013
California Mechanical Code, 2013 California Plumbing Code, 2013
California Electrical Code, and 2013 California Energy Code, all as
adopted by the ESMC.
15. Before building permits are issued, plans must show compliance
with accessibility requirements per the 2013 California Building
Code, as adopted by the ESMC.
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16. The applicant must provide a complete pool enclosure that
encompasses the pool per the 2013 California Building Code, as
adopted by the SSMC.
17. The applicant must provide a disabled access lift to access the pool
per the 2013 California Building Code, as adopted by the ESMC.
18. At least one stairway must access the roof per the 2013 California
Building Code, as adopted by the ESMC.
19. The applicant must provide a van accessible disabled parking space
in the open, exterior parking area in addition to the van accessible
disabled parking required in the underground parking area. The stall
width must be a minimum of nine feet and the unloading zone area
must be a minimum of eight feet in width.
20. The project must comply with current storm water requirements
including the new MS4 permit under CAS004001.
21. The project will require complete structural calculations, notes, and
details.
22. Separate permit applications will be required for all walls (retaining
walls /block walls).
Fire Department Conditions
23. The project must comply with all applicable requirements in the 2013
California Building and Fire Codes, and the 2012 International Fire
Code as adopted by the ESMC and El Segundo Fire Department
regulations.
24. Construction of any cafeteria or kitchen facilities must include
installation of a grease interceptor capable of removing fats, oils,
and grease from the kitchen waste stream. If the Los Angeles
County Health Department determines that the food preparation
area does not require the installation of grease interceptors, then
this condition will not be required.
25. Construction activities must include a storm water pollution
prevention plan addressing non -storm water run -off, debris removal,
track -out and protection of storm water system.
26. Any diesel - powered generators must be approved by the Fire
Department, Environmental Safety Division, and provide for
secondary containment, placarding, spill detection and prevention.
M
Underground tanks require additional environmental monitoring
requirements.
27. The applicant must provide the Environmental Safety Division of the
El Segundo Fire Department an inventory of any and all chemicals
used for laundry, pool or house cleaning, emergency generators or
other devices.
28. The applicant, or designee, must contact Underground Service Alert
before digging or excavating.
29. In addition to the building plan check submittal, the applicant must
provide as a separate submittal, and have approved by the Fire
Department prior to issuance of the building permit, 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.
30. The applicant must comply with the City of El Segundo mid -rise
building requirements identified in the 2013 California Fire Code
(Section 915) adopted by the City of El Segundo.
31. A certification from the underground petroleum pipeline company
must be submitted at time of initial plan check review, indicating that
any proposed project encroachment within the pipeline right -of -way
has been reviewed and approved by the pipeline owner /operator.
32. Any proposed exterior fire features must provide the following: (1) A
barrier must be provided around the fire feature to prevent
accidental access into the fire feature; (2) The distance between the
fire feature and any combustible material and /or furnishings must
meet the listed manufacturer's requirements; (3) all exit paths and
occupant seating must be a minimum 36 inches from the fire
feature.
Public Works Department Conditions
33. All onsite utilities including, without limitation, water, electricity, gas,
sewer and storm drains, must be installed underground. Contact
Southern California Edison for required service and underground
requirements (contact Mr. John Deng at (310) 783 - 9305).
34. A utility plan must be provided that shows all existing and proposed
utility lines (sewer, water, storm drain, gas, electrical, cable,
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communications, etc.) and their sizes, including easement
boundaries, around the project site.
35. Before the City issues a Certificate of Occupancy, the applicant
must upgrade the existing curb ramp located at the corner of Walnut
Avenue and Sepulveda Boulevard to standards as required by the
Public Works Department.
36. Before the City issues a Certificate of Occupancy, all damaged or
off -grade curb, sidewalk and pavement must be removed and
replaced as required by the Public Works Department by an
appropriately licensed contractor.
37. The applicant must secure any required encroachment permits from
the Public Works Department before commencing any work in the
public right -of -way.
38. The applicant must improve the existing driveway on Sepulveda
Boulevard to City Standards and adjust the off -grade existing
pullbox.
39. Any work on the public right -of -way along Sepulveda Boulevard
requires a Caltrans permit prior to issuance of the City
encroachment permit (contact Mr. Art Escalante at (213) 897 - 3218).
40. The project must comply with the latest National Pollution Discharge
Elimination System (NPDES) requirements and provide Best
Management Practices (BMPs) for sediment control, construction
material control and erosion control.
41. Before the City issues a building permit, the location and sizes of all
proposed water meters must be approved by the City's Water
Division. The applicant must provide a water sewer service
connection and a water meter for each parcel.
42. Any existing water meters, portable water service connections, fire
backflow devices and potable water backflow devices must be
upgraded to current City Water Division standards. These devices
shall be placed or relocated onto private property. Contact the El
Segundo Water Division regarding any proposed water system
upgrades (meters, laterals, etc.) at (310) 524 -2742.
43. The applicant must submit plans for water system upgrades to the
City of El Segundo Public Works Department for review and
approval, including traffic control plans for work in the public right -of-
way.
44. Add the following note to the plans: No direct drainage connection
can be made to the City's catch basins or storm drain system.
45. Add the following note to the plans: Any unused water or sanitary
sewer laterals must be abandoned and properly capped at the City
main. Provide necessary permits (encroachment permit and
Caltrans permit) traffic control plans and shoring plans.
46. Add the following note to the plans: A CCTV video of the existing
sewer lateral condition must be made available for review so that the
Planning and Building Safety Department and the Public Works
Department can determine any need for repair. Neither the final
Public Works approval nor the Certificate of Occupancy can be
issued until the lateral condition is assessed and any necessary
repairs have been fully completed.
47. The applicant must submit construction, traffic control, and sewer
bypass plans for the proposed sewer upgrades to the City of El
Segundo Public Works Department for review and approval. No
construction on sewer system upgrades can occur without issuance
of an encroachment permit from the City of El Segundo Public
Works Department.
48. Before the City Issues a building permit the applicant must provide a
SUSMP (Standard Urban Storm Water Mitigation Plan).
49. Before the City issues a building permit the applicant must provide a
SWPPP (Stormwater Pollution Prevention Plan).
50. A registered civil engineer must provide storm (hydrologic and
hydraulic) calculations for appropriate storm drain facilities to control
on -site drainage and mitigate off -site impacts, as follows, subject to
review and approval from the Public Works Department:
a) The design must follow the criteria contained in both the Los
Angeles County Department of Public Works Hydrology Manual
2006 and Standard Urban Storm Water Mitigation Plan or most
recent editions. Flows must remain in their historical drainage
pattern so as not to impact neighboring properties. Calculations
shall be signed by a registered civil engineer.
b) New development must not increase the rate of flow (cubic feet
per second) or velocity (feet per second) of site run -off water to
any off -site drainage areas beyond the measured or calculated
pre - project rate and velocity.
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51. Add the following note to the plans: Construction related parking
must be provided on -site.
52. Add the following note to the plans: PG -64 -10 tack coat and hot mix
asphalt must be used for all slot paving required next to new
concrete. Slot paving must be 3 feet wide and 1 foot deep,
consisting of 6 inches of asphalt over 6 inches of base.
53. Add the following note to the plans: The applicant must repair any
damage to public streets and /or sidewalks due to construction or by
construction vehicles traveling to or from the project site, before the
permit can be finalized.
54. Add the following note to the plans: The developer or contractor
must inform all neighboring properties in writing of any street lane
closures or other significant traffic impacts on the adjacent streets at
least on week before they occur.
55. Add the following note to the plans: The contractor must obtain all
required City encroachment permits from the Public Works
Department before commencing any work in the public right -of -way,
including lane closure. Call (310) 524 -2360 for permit requirements
and associated fees.
56. Add the following note to the plans: No parkway trees are to be
removed without Recreation and Parks Department approval.
57. The Recreation and Parks Department will review the landscape
plans to ensure the plant material is compatible with the City's Water
Conservation and Landscape Ordinance.
58. All record drawings (as -built drawings) and supporting
documentation must be submitted to the Public Works Department
before scheduling the project's final inspection.
59. The Final Map must be recorded and filed with both the City
Engineer of the City of El Segundo and the Los Angeles County
Recorder's Office.
Police Department Conditions
60. Before the City issues a building permit for the hotel, the applicant
must submit a photometric light study to the Police Department for
review and approval. A site plan must be provided showing
buildings, parking areas, walkways, and the point -by -point
13
photometric calculation of the required light levels. Foot candles
must be measured on a horizontal plane and conform to a uniformity
ratio of 4:1 average /minimum. The photometric study must be point -
by -point and include the light loss factor (7). Lighting levels must be
adjusted to meet the minimum foot candle requirements within each
area of the site. All interior or exterior corridors, passageways and
pedestrian walkways and open parking lot must be illuminated at all
times with a minimum maintained one foot - candle of light on the
walking surface. The plan must also include the underground
parking area and the existing parking structure.
61. A schematic plan of the security camera system must be submitted
and approved by the El Segundo Police Department before the City
issues a building permit for the hotel. The plan must be included as
a page in the stamped approved set of plans.
62. Lighting devices must be enclosed and protected by weather and
vandal resistant covers.
63. Stairways must be illuminated with a minimum maintained one foot -
candle of light on all landings and stair treads at all times.
64. All types of exterior doors must be illuminated during the hours of
darkness, with a minimum maintained one foot - candle of light
measured within a five -foot radius on each side of the door at
ground level. The light source must be controlled by a photocell
device or a time -clock with an astronomic clock feature and capable
of operating during a power outage.
65. The addressing, open parking lot and trash dumpster must be
illuminated with a maintained minimum of one foot - candle of light on
the ground surface during hours of darkness.
66. Street addressing must be a minimum of 6 inches high and must be
visible from the street or driving surface, of contrasting color to the
background and illuminated during hours of darkness. Addressing
must also be shown on plan elevations.
67. All landscaping must be low profile around perimeter fencing,
windows, doors and entryways so as not to limit visibility or provide
climbing access. Dense bushes cannot be clumped together in a
manner that provides easy concealment. Bushes must be trimmed
to a distance of two to three feet away from the buildings. After
reaching full maturity, tree crowns must be trimmed a minimum of
seven feet above grade.
W
68. Stairwell doors exiting onto the street must have a minimum 100 -
square inch vision panel, with a minimum five inch width, to provide
visibility into the area being entered. Vision panels must meet the
requirements of the California Building Code, as adopted by the
ESMC. Vision panels must preclude manipulation of the interior
locking device from the exterior.
69. Interior stairwell doors must have glazing panels a minimum of five
inches wide and 20 inches in height and meet the requirements of
the California Building Code, as adopted by the ESMC. Guest rooms
must have a deadbolt lock, a secondary security latch and a wide
angle (190 -200 degree) door viewer, not to be mounted more than
58 inches from the bottom of the door.
70. Exterior mounted ladders are prohibited except: (1) ladders with a
minimum 1/8 inch thick steel plate, securely attached to the ladders
edge on each side, and extending to within two inches of the wall for
a height of ten feet above ground level. A door and cover must be
securely attached to the front of the ladder, and be constructed of
minimum 1/8 -inch steel, extending from ground level to at least ten
feet high. The ladder must have non - removable hinge pins and be
locked securely against the side wall by a locking mechanism with a
minimum five pin tumbler operation; or (2) the bottom of the ladder
must begin ten feet above the ground surface.
71. All pool entrances at the hotel must be posted with "No Trespassing"
signs.
72. Any pool restroom and shower doors at the hotel must have access
control as reviewed and approved by the El Segundo Police
Department.
73. Exterior gates leading to the pool at the hotel must be secured by
electronic access control.
74. A safe for the hotel must be installed in a secure location (ex:
general manager's office) and the safe must be equipped with
suitable anchors in concrete blocks or to the premises in which it is
located.
Construction Conditio
75. Before any construction occurs the perimeter of the property must
be fenced with a minimum 6 -foot high fence. The fence must be
covered with a material approved by the Planning and Building
Safety Department to prevent dust from leaving the site.
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76. Public sidewalks must remain open at all times.
77. All haul trucks hauling soil, sand, and other loose materials must
either be covered or maintain two feet of freeboard.
78. NOx emissions during construction must be reduced by limiting the
operation of heavy -duty construction equipment to no more than 5
pieces of equipment at any one time.
79. Staging of construction vehicles and vehicle entry and egress to the
site must be approved by the Public Works Department. Temporary
construction driveways must be approved by the Public Works
Department. Temporary construction driveways must be removed
before the City issues a certificate of occupancy.
80. Construction vehicles cannot use any route except the City's
designated Truck Routes.
81. The applicant must develop and implement a construction
management plan, as approved by the Public Works Department,
which includes the following measures recommended by the
SCAQMD:
• Configure construction parking to minimize traffic
interference.
• Provide temporary traffic controls during all phases of
construction activities to maintain traffic flow (e.g., flag
person).
• Re -route construction trucks away from congested streets.
• Maintain equipment and vehicles engines in good condition
and in proper tune as per manufacturer's specifications and
per SCAQMD rules, to minimize dust emissions.
• Suspend use of all construction equipment during second
stage smog alerts. Contact SCAQMD at (800) 242 -4022 for
daily forecasts.
• Use electricity from temporary power poles rather than
temporary diesel or gasoline - powered generators.
• Diesel- powered equipment such as booster pumps or
generators should be replaced by electric equipment, if
feasible.
• Catalytic converters must be installed, if feasible.
• Equipment must be equipped with two -to- four - degree engine
time retard or pre- combustion chamber engines.
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• Use methanol or natural gas powered mobile equipment and
pile drivers instead of diesel if readily available at
competitive prices.
• Use propane or butane powered on -site mobile equipment
instead of gasoline if readily available at competitive prices.
82. During construction and operations, all waste must be disposed in
accordance with all applicable laws and regulations. Toxic wastes
must be discarded at a licensed, regulated disposal site by a
licensed waste hauler.
83. All leaks, drips and spills occurring during construction must be
cleaned up promptly and in compliance with all applicable laws and
regulations to prevent contaminated soil on paved surfaces that can
be washed away into the storm drains.
84. If materials spills occur, they must be cleaned up in a way that will
not affect the storm drain system.
85. The project must comply with ESMC Chapter 5 -4, which establishes
storm water and urban pollution controls.
86. Before anticipated rainfall, construction dumpsters must be covered
with tarps or plastic sheeting.
87. Inspections of the project site before and after storm events must be
conducted to determine whether Best Management Practices have
been implemented to reduce pollutant loadings identified in the
Storm Water Prevention Plan.
88. The owner or contractor must conduct daily street sweeping and
truck wheel cleaning to prevent dirt in the storm drain system.
89. Storm drain system must be safeguarded at all times during
construction.
90. All diesel equipment must be operated with closed engine doors and
must be equipped with factory- recommended mufflers.
91. Electrical power must be used to run air compressors and similar
power tools.
92. The applicant must provide a telephone number for local residents
to call to submit complaints associated with the construction noise.
The number must be posted on the project site and must be easily
viewed from adjacent public areas.
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93. During construction, the contractor must store and maintain
equipment as far as possible from adjacent residential property
locations northwest of the site.
94. As stated in ESMC Chapter 7 -2, construction related noise is
restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through
Saturday, and prohibited at anytime on Sunday or a Federal holiday.
Impact Fee Conditions
95. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits
are issued, the applicant must pay a one -time fire services mitigation
fee in accordance with Resolution No 4687. The fee amount must
be based upon the adopted fee at the time the building permit is
issued.
96. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits
are issued, the applicant must pay a one -time police services
mitigation fee in accordance with Resolution No. 4687. The fee
amount must be based upon the adopted fee at the time the building
permit is issued.
97. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits
are issued, the applicant must pay a one -time park services
mitigation fee in accordance with Resolution No. 4687. The fee
amount must be based upon the adopted fee at the time the building
permit is issued.
98. Before building permits are issued, the applicant must pay the
required sewer connection fees (as specified in ESMC Title 12 -3).
99. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues
a certificate of occupancy, the applicant must pay a one time traffic
mitigation fee in accordance with Resolution No. 4443.
100. Before building permits are issued, the applicant must pay the
required School Fees. This condition does not limit the applicant's
ability to appeal or protest the payment of these fees to the school
districts(s).
Conditional Use Permit Conditions
In addition to the above "Project" conditions, the hotel is subject to the following
additional conditions:
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101. The Conditional Use Permit for the proposed hotel will expire twenty
four (24) months after its approval if the use has not commenced; or
if improvements are required, but construction has not commenced
under a valid building permit as specified in ESMC § 15- 23 -11.
102. The proposed hotel must provide features and amenities as
specified in 888 NSBSP § 4.0(G) to the satisfaction of the Director of
Planning and Building Safety.
103. The project must meet all design standards as specified in 888
NSBSP § 4.0(H) to the satisfaction of the Director of Planning and
Building Safety.
104. The proposed hotel must comply with the Transportation Demand
Management and Transportation Systems Management
requirements in 888 NSBSP § 4.0(F)(10).
105. Plans for the hotel must include combining the existing and
proposed walkways between the office building and hotel into a
single walkway through the Sepulveda setback area. Any fencing,
gate, and stairs providing access to the plaza must not be located in
the Sepulveda setback area.
106. The 72 parking spaces located at 888 North Sepulveda Boulevard
must be available only for the hotel use with corresponding signage
and /or pavement marking.
107. The large truck loading space located at 888 North Sepulveda
Boulevard must be made available for use by both the hotel at 888
North Sepulveda Boulevard and the office building at 898 North
Sepulveda Boulevard.
108. Ninety six (96) parking spaces must be provided for the hotel in the
parking structure at 892 North Sepulveda Boulevard. The parking
spaces must be designated spaces subject to the approval of a
parking management plan to the satisfaction of the Director of
Planning and Building Safety in compliance with the parking
management plan. The parking management plan must include
detailed floor plans that designate the assignment of parking.
Sharing of any of these required parking spaces with other uses
within the Specific Plan will only be permitted subject to approval of
a Parking Demand Study. An off -site parking covenant must be
reviewed and approved as to form and recorded to the satisfaction
of the Director of Planning and Building Safety and the City Attorney.
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Administrative Use Permit Conditions
The remote airport parking facility is subject to the following conditions:
109. A maximum of 501 parking spaces located in the parking structure
at 892 North Sepulveda Boulevard are allowed to be used for the
remote airport parking facility. Provision for shared /joint use of
parking spaces required for any other uses within the 888 North
Sepulveda Boulevard Specific Plan with the remote airport parking
facility is subject to a Parking Demand Study and the requirements
of the 888 North Sepulveda Boulevard Specific Plan.
110. Parking spaces for the remote airport parking shuttles and the
remote airport parking stalls must be designated spaces subject to
the approval of a parking management plan to the satisfaction of the
Director of Planning and Building Safety. All parking spaces and
loading spaces must be clearly marked and designated through the
use of signage and /or pavement marking to the satisfaction of the
Director of Planning and Building Safety in compliance with the
parking management plan. The parking management plan must
include detailed floor plans that designate the assignment of
parking. .
111. A waiting area must be provided and maintained in the parking
structure for use by the remote airport parking patrons.
112. A restroom must be provided and maintained in the parking
structure for use by the remote airport parking patrons and
employees.
113. Building permits must be obtained for improvements to the parking
structure, including, but not limited to, the waiting area, storage
rooms, the valet parking booth, the restroom required in the parking
structure that will serve the remote airport parking facility employees
and patrons.
Parkinq Demand Study Conditions
The Parking Demand Study approval is subject to the following conditions:
114. A minimum of two hundred
located in the parking structui
must be available for the
Sepulveda Boulevard. An
reviewed and approved as to
of the Director of Planning and
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twenty eight (228) parking spaces
e at 892 North Sepulveda Boulevard
office building uses at 898 North
off site parking covenant must be
form and recorded to the satisfaction
Building Safety and the City Attorney.
Sharing of any of these required parking spaces with other uses
within the Specific Plan are subject to the requirements of the 888
North Sepulveda Boulevard Specific Plan.
115. Ninety six (96) parking spaces must be provided in the parking
structure at 892 North Sepulveda Boulevard for the hotel use
located at 888 North Sepulveda Boulevard.
116. A maximum of seventeen (17) parking spaces maybe shared jointly
by the remote airport parking facility, the hotel, and the office uses.
A maximum of three hundred seven (307) parking spaces may be
shared jointly by the hotel and the office uses.
117. Any shared /joint use parking spaces for the hotel, the office building,
and the remote airport parking stalls must be designated spaces
subject to the approval of a parking management plan to the
satisfaction of the Director of Planning and Building Safety. All
parking spaces and loading spaces must be clearly marked and
designated through the use of signage and /or pavement marking to
the satisfaction of the Director of Planning and Building Safety in
compliance with the parking management plan. The parking
management plan must include detailed floor plans that designate
the assignment of parking.
Miscellaneous Conditions
118. The tentative parcel map will expire pursuant to Government Code §
66452.6 and ESMC § 14 -1 -12.
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119. The Realty Associates Fund IX, L.P., 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 -997, General Plan Amendment No. GPA 12 -03,
Specific Plan No. SP 12 -05, Zone Change No. ZC 12 -03, Zone Text
Amendment No. ZTA 12 -05, Development Agreement No. DA 12-
04, Subdivision No. SUB 12 -07, Conditional Use Permit CUP 12 -08,
Parking Demand Study PDS 12 -06. Should the City be named in
any suit, or should any claim be brought against it by suit or
otherwise, whether the same be groundless or not, arising out of the
City approval of Environmental Assessment No. 997, the Realty
Associates Fund IX, L.P., 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.
By signing this document, Scott Amling on behalf of the Realty Associates Fund IX, L.P.,
certifies that they have read, understood, and agree to the Project Conditions listed in
this document.
Scott Amling, Regional Director
Realty Associates Fund IX, L.P.
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CITY COUNCIL RESOLUTION NO. 4867
EXHIBIT B
CEQA FINDINGS —
MITIGATION MEASURES RESULTING IN CLASS II IMPACTS
The Initial Study /Mitigated Negative Declaration (Environmental Assessment No. EA-
997 /SCH #2013121039) for the 888 North Sepulveda Boulevard Specific Plan Project
( "Project ") finds that the Project will result in potentially significant environmental
impacts. However, these impacts may be mitigated to less than significant levels as
identified by the IS /MND. The IS /MND identified the following areas as having
significant (Class 11) impacts: Aesthetics, Air Quality, Biological Resources, Cultural
Resources, Hazards /Hazardous Materials, Hydrology/Water Quality, Noise, Public
Services, Transportation/Traffic, and Utilities /Service Systems. To reduce such impacts
to less than a significant level, the Planning Commission will impose mitigation
measures on the Project as conditions of project approval.
AESTHETICS. The Project creates potentially significant impacts to aesthetics (see
IS /MND § II(d), pp. 36 through 37). To mitigate these impacts, the Planning
Commission will impose mitigation measures MM -AES -1 and MM -AES -2 (see IS /MND
§ 11, pg. 36). These measures will mitigate these impacts to a less than significant level
in accordance with Public Resources Code ( "PRC ") § 21081(a) and CEQA Guidelines §
15091(a).
AIR QUALITY. The Project creates potentially significant impacts to air quality (see
IS /MND § IV(b), pp. 41 through 43). To mitigate these impacts, the Planning
Commission will impose mitigation measure MM -AIR -1 (see IS /MND § IV, pp. 41
through 43). This measure will mitigate these impacts to a less than significant level in
accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a).
BIOLOGICAL RESOURCES. The Project creates potentially significant impacts to
biological resources (see IS /MND § V(d), pp. 47 and 48). To mitigate these impacts,
the Planning Commission will impose mitigation measure MM -1310 -1 (see IS /MND § V,
p. 48). This measure will mitigate the impacts to a less than significant level in
accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a).
CULTURAL RESOURCES. The Project creates potentially significant impacts to
cultural resources (see IS /MND § VI(b), VI(c) and VI(d), pp. 50 through 52). To mitigate
these impacts, the Planning Commission will impose mitigation measures MM -CR -1
through MM -CR -3 (see IS /MND § VI, pp. 51 and 52). These measures will mitigate the
impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA
Guidelines § 15091(a).
HAZARDS /HAZARDOUS MATERIALS. The Project creates potentially significant
impacts to the public or the environment relating to hazards /hazardous materials (see
IS /MND § IX(a) and IX(b), pp. 63 through 66). To mitigate these impacts, the Planning
Commission will impose mitigation measures MM -HAZ -1 and MM -HAZ -2 (see IS /MND
§ VI, pp. 64 and 66). These measures will mitigate the impacts to a less than significant
level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a).
HYDROLOGYMATER QUALITY. The Project creates potentially significant impacts to
hydrology /water quality (see IS /MND § X(a), X(e) and X(f), pp. 69 through 75). To
mitigate these impacts, the Planning Commission will impose mitigation measures MM-
HY-1 and MM -HY -2 (see IS /MND § X, pp. 72 and 75). These measures will mitigate the
impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA
Guidelines § 15091(a).
NOISE. The Project creates potentially significant impacts to noise (see IS /MND § 4.12,
§ X111(a) and XIII(d), pp. 81 through 85, and 88). To mitigate these impacts, the
Planning Commission will impose mitigation measure MM -NO -1 (see IS /MND § XIII, pg.
84). This measure will mitigate the impacts to a less than significant level in accordance
with PRC § 21081(a) and CEQA Guidelines § 15091(a).
PUBLIC SERVICES. The Project creates potentially significant impacts to public
services (see IS /MND § XV(a)(i), XV(a)(ii), XV(a)(iii), XV(a)(iv), and XV(a)(v), pp. 90
through 94). To mitigate these impacts, the Planning Commission will impose mitigation
measures MM -PS -1 through MM -PS -10 (see IS /MND § XV, pp. 91 through 94). These
measures will mitigate the impacts to a less than significant level in accordance with
PRC § 21081(a) and CEQA Guidelines § 15091(a).
TRANSPORTATION /TRAFFIC. The Project creates potentially significant impacts to
transportation /traffic (see IS /MND § XVII, XVII(a), pp. 95 through 103). To mitigate
these impacts, the Planning Commission will impose mitigation measure MM -TR -1 (see
IS /MND § XVII, pg. 103). This measure will mitigate the impacts to a less than
significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a).
UTILITIES /SERVICE SYSTEMS. The Project creates potentially significant impacts to
utilities /service systems (see IS /MND § XVIII, XVIII(b), pg. 107). To mitigate these
impacts, the Planning Commission will impose mitigation measure MM -UT -1 (see
IS /MND § XVIII, pg. 107). This measure will mitigate the impacts to a less than
significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a).
CITY OF EL SEGUNDO
888 NORTH SEPULVEDA
BOULEVARD SPECIFIC
PLAN PROJECT
Initial Study /Mitigated Negative Declaration
Environmental Assessment No. EA -997; General Plan Amendment No. 12 -03;
Zone Change No. 12 -03; Zone Text Amendment No. 12 -05; Specific Plan No. 12 -05;
Development Agreement No. 12 -04; Subdivision No. 12 -07; Conditional Use Permit
No. 12 -08; Administrative Use Permit No. 13-11; and Parking Demand Study No. 12 -06
Final Mitigation, Monitoring, and Reporting Program
Prepared for
City of Ell Segundo
Planning and Building and Safety Department
350 Main Street
El Segundo, California 90245
Prepared by
Atkins
12301 Wilshire Boulevard, Suite 430
Los Angeles, California 90025
February 2014
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