ORDINANCE 1522 ORDINANCE NO. 1522
AN ORDINANCE AMENDING THE 540 EAST IMPERIAL AVENUE
SPECIFIC PLAN (540EIASP) AND AMENDING THE DEVELOPMENT
AGREEMENT BETWEEN THE CITY OF EL SEGUNDO AND THE EL
SEGUNDO UNIFIED SCHOOL DISTRICT RELATING TO THE SAME
(SPECIFIC PLAN AMENDMENT NO. 16-01;
DEVELOPMENT AGREEMENT AMENDMENT NO. 16-01
[DEVELOPMENT AGREEMENT NO. 5200])
The City Council of the city of El Segundo does ordain as follows:
SECTION 1: The City Council finds and declares as follows:
A. On January 26, 2012, the El Segundo Planning Commission approved
Environmental Assessment No. EA-890, General Plan Amendment No.
10-03, Zone Change No. 10-01, Specific Plan 10-03, Zone Text
Amendment No. 10-06, Development Agreement No. 10-02, and
Subdivision No. 10-01 for Vesting Tentative Map Nos. 71410 and 71582 to
allow for the construction of one of two possible conceptual options on a
5.65-acre surplus school site. Option 1 consisted of a three-story, 150 unit
assisted living complex and a 154-unit senior apartment/condominium
complex. Option 2 consisted of 34 multi-family dwelling units taking
access from Imperial Avenue, and 24 single-family dwelling units taking
access from Walnut Avenue, for a total of 58 units;
B. On March 20, 2012, the City Council approved the project and certified the
Environmental Impact Report (EIR);
C, On May 1, 2016, D.R. Horton Homes CA2 Inc. (the applicant), filed an
application with approval from the El Segundo Unified School District (the
property owner) for Environmental Assessment (EA No. 1154), Specific
Plan Amendment No. 16-01 for Specific Plan No. 10-03, Development
Agreement Amendment No. 16-01 for Development Agreement No 10-
03, and Amended Subdivision No. 16-01 for Vesting Tentative Map No.
71582 for 25 lots, to modify the Option 2 portion of the 540 East Imperial
Avenue Specific Plan, to allow construction of a 58-unit mixed residential
development ("proposed project");
D. The applications were reviewed by the City of El Segundo Planning and
Building Safety Department for, in part, consistency with the General Plan
and conformity with the El Segundo Municipal Code ("ESMC");
E. In addition, the City reviewed the project's environmental impacts under
ORDINANCE No. 1522
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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);
F, An Addendum to the previously certified Environmental Impact Report
(EIR) was prepared pursuant to the requirements of CEQA Guidelines §
15164;
G. The Planning and Building Safety Department completed its review and
scheduled a public hearing regarding the application before the Planning
Commission for September 8, 2016;
H. On September 8, 2016, 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 D.R. Horton Homes CR2
Inc., and adopted Resolution No.2805 recommending that the City Council
approve the project;
I. On September 28, 2016, the City Council held a public hearing and
considered the information provided by City staff and public testimony
regarding this Ordinance; and
J. This Ordinance and its findings are made based upon the entire
administrative record including, without limitation, testimony and evidence
presented to the City Council at its September 28, 2016 hearing and the
staff report submitted by the Planning and Building Safety Department.
SECTION 2: Environmental Assessment. The City Council makes the following
environmental findings:
A. The City completed an Addendum to the previously certified Environmental
Impact Report (EIR) for this project. Under CEQA, an Addendum to a
previously certified EIR is appropriate if minor changes or additions to the
EIR are necessary to reflect the proposed modifications to the project in the
environmental analysis and none of the conditions described in section
15162 of the CEQA Guidelines calling for the preparation of a subsequent
EIR or negative declaration have occurred (CEQA Guidelines §15164).
Generally, the conditions described in Section 15162 have not occurred if
the proposed modifications do not result in any new significant impacts or a
substantial increase in the severity of previously identified significant
impacts. The Addendum need not be circulated for public review (CEQA
Guidelines §15164[c]); however, an addendum must be considered by the
ORDINANCE No. 1522
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decision-making body before making a decision on the project (CEQA
Guidelines §15164[d]).
B. This Addendum to the previously-certified EIR demonstrates that the
environmental analysis, impacts, and mitigation measures identified in the
2012 EIR for Environmental Assessment No. EA-890 remain substantively
unchanged despite the proposed project revisions. It supports the finding
that the proposed project does not raise any new issues and does not
exceed the level of impacts identified in the previous Environmental
Impact Report. The mitigation measures listed in the certified EIR for EA
890, are still sufficient to reduce the identified environmental impacts to a
less than significant level.
C. The City Council adopted a Statement of Overriding Consideration (SOC)
for the following EA 890 impact areas:
A. Air Quality - Construction. Temporary construction activities for
either Option 1 or Option 2 would violate air quality standards for
VOC's even with full implementation of the identified mitigation
measures (MM4.1-1 through MM4.1-16).
B. Noise - Operation. While neither project (Option 1 or Option 2)
would result in a substantial ongoing increase in exterior noise
levels during operation, both project Options would increase the
permanent, noise sensitive residential population on the project site
even with full implementation of MM4.3-6 and MM4.3-7 because of
the site's proximity to LAX.
This Addendum found these impacts were not made worse by the
project modifications. Therefore, the Statement of Overriding
Consideration (SOC), adopted by Council Resolution 4772 and
Ordinance 1469, will remain.
SECTION 3: General Plan and Specific Plan Findings. After considering the above
facts, the City Council finds as follows:
A. Following a Specific Plan Amendment, the General Plan Land Use
Designation of the project site will remain unchanged; 540 East Imperial
Avenue Specific Plan (EIASP). This designation is intended for senior
housing consisting of apartments or condominiums, senior housing
consisting of assisted and/or independent living units, single-family and/or
multi-family housing units consisting of market rate and affordable
apartments or condominiums. As conditioned, the proposed project Option
1 or Option 2 would be compatible with the General Plan.
B. The General Plan contains a number of relevant Goals, Objectives, and
Policies in the Land Use Element. Implementation of the proposed project
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is consistent with Land Use Element Policy LU3-2.1 to "promote high
quality Multi-Family Residential developments with ample open space,
leisure and recreational facilities." If approved, the development will be
built and maintained in accordance with these requirements and
regulations and the requirements and regulations of the 540 East Imperial
Avenue Specific Plan.
C. The proposed project is consistent with Land Use Element Objective LU3-
3 to "encourage the development of viable attractive neighborhoods, free
from blight and deterioration" in that the project will provide a new housing
development on a site that is currently developed with eight vacant and
deteriorating single-story brick structures formerly used as classrooms and
offices for the Imperial Avenue Elementary School.
D. The proposed project is consistent with Housing Element Goal 2 to
"Provide sufficient new, affordable housing opportunities in the City to
meet the needs of groups with special requirements, including the needs
of lower and moderate income households," Housing Element Policy 2.1
to "establish and maintain land use controls to accommodate the housing
needs of the elderly, disabled, and other special needs households; and
Housing Element Policy 2.2 to "facilitate the creation of affordable home
ownership opportunities for extremely low, very low, and low income
households; in that the project will provide much need housing for all
income levels with a 15 percent set aside for extremely low, very low and
low income households in Option 1, and a 10% set aside for Option 2.
E. The proposed project is consistent with certain Circulation Element
Objectives and Policies based upon a Traffic Study performed for the
project. The Traffic Study determined that the proposed project Option 1
would generate 956 daily trips with 46 morning peak hour, and 83 evening
peak hour trips. Option 2 would generate 428 daily trips, 34 in the morning
peak hour and 42 in the evening peak hour. Additional trips generated by
the project will be mitigated by a traffic mitigation fee. The Traffic Study
found that neither Option 1 nor Option 2 of the proposed project would
significantly impact any study intersections therefore, no mitigation
measures are required or proposed for the project. Consequently, the
project is consistent with the following Circulation Element Objectives and
Policies:
1, C1-1 to "provide a roadway system that
accommodates the City's existing and projected land
use and circulation needs."
2. C1-1.2 to "pursue implementation of all Circulation
Element policies such that all Master Plan roadways
are upgraded and maintained at acceptable levels of
ORDINANCE No. 1522
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service."
3. C1-1.14 to "require a full evaluation of potential traffic
impacts associated with proposed new development
prior to project approval. Further, require the
implementation of appropriate mitigation measures
prior to, or in conjunction with, project development.
Mitigation measures may include new roadway links
on segments that would connect the new development
to the existing roadway system, intersection
improvements, and other measures. Mitigation
measures shall be provided by or paid for by the
project developer."
4. C2-1.3 to "encourage new developments in the City to
participate in the development of the citywide system
of pedestrian walkways and require participation
funded by the project developer where appropriate."
Full sidewalk and curb and gutter to City Standards are
incorporated into the design of this project.
5, C2-1.4 to "ensure the installation of sidewalks on all
future arterial widening or new construction projects, to
establish a continuous and convenient link for
pedestrians. Full sidewalk and curb and gutter to City
standards are incorporated into the design of this
project as required by the Department of Public Works.
6. 3-1.1 to "require all new development to mitigate
project-related impacts on the existing and future
circulation system such that all Master Plan roadways
and intersections are upgraded and maintained at
acceptable levels of service through implementation of
all applicable Circulation Element policies. Mitigation
measures shall be provided by or paid for by the
project developer."
T C3-1.8 to "require the provision of adequate pedestrian
and bicycle access for new development projects
through the development review process." Full
sidewalk and curb and gutter to City standards are
incorporated into the design of this project that will
provide adequate pedestrian access. Adequate bicycle
access will be available to the site.
8. C3-2.1 to "ensure the provision of sufficient on-site
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parking in all new development." The proposed project
is required to provide on-site parking at the following
ratios: 1) 2 garage spaces for each unit and 1
additional space for dwelling units exceeding 3,000
square feet of gross floor area, 2) 2.53 per multi-family
unit.
F. The proposed project is consistent with Noise Element Policy N1-1.9 that
requires "review of all new development projects in the City for
conformance with California Airport Noise Regulations and California
Noise Insulation Standards (Code of California Regulations, Title 24) to
ensure interior noise will not exceed acceptable levels" and Program N1-
1.9A that requires "all new habitable residential construction in areas of
the City with an annual CNEL of 60 dBA or higher shall include all
mitigation measures necessary to reduce interior noise levels to minimum
state standards. Post construction acoustical analysis shall be performed
to demonstrate compliance."
G. The proposed project is consistent with Noise Element Policy N1-2.1 that
requires "all new projects to meet the City's Noise Ordinance Standards
as a condition of building permit approval" and Program N1-2.1A that
"addresses noise impacts in all environmental documents for discretionary
approval projects, to ensure that noise sources meet City Noise Ordinance
standards" in that the DEIR addressed noise sources that include:
mechanical and electrical equipment and truck loading areas as specified
in Program N1-2.1A.
H. The proposed project is consistent with Conservation Element Policy CN5-
1 in that the project will preserve the character and quality of existing
neighborhood; Conservation Element Policy CN5-6 to encourage that any
new landscaped areas respect and incorporate distinctive elements of the
community landscape; Conservation Element Policy CN5-8 to increase
the quantity of plant material; and Conservation Element Policy CN5-9 to
increase the diversity of plant species.
SECTION 4: Amendment to Development Agreement Findings. Pursuant to City
Council Resolution No. 3268 and Government Code §§ 65857.5 and 65858, the City
Council finds that:
A. The proposed amendment to the Development Agreement is consistent
with the objectives, policies, general land uses, and programs specified in
the General Plan as described above and the 540 East Imperial Avenue
Specific Plan (540EIASP), as amended by this ordinance.
B. The proposed amendment to the Development Agreement is compatible
with the uses authorized in, and the regulations prescribed for, the land
ORDINANCE No. 1522
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use district in which the real property is located. The proposed
amendment to the Development Agreement provides public benefits to the
City in the form of monetary compensation in exchange for the vested
rights associated with Development Agreements. The Development
Agreement also includes reimbursement to the City for its set up and
oversight of the affordable housing component. The Agreement does not
change the underlying General Plan Land Use or Zoning designation.
C. The proposed amendment to the Development Agreement conforms with
public convenience, general welfare and good land use practice. The
Development Agreement, as amended, provides the following public
benefits in exchange for valuable development rights (ten-year entitlement
with a five-year option):
1. Development of real property with vacant improvements and
underutilized land uses.
2. Increasing housing, in particular much-needed market rate and
affordable housing for area residents.
3. Developing a project that is consistent with the General Plan.
4, Developing a property that includes affordable housing for the
community with a 10% set aside for low, very low, and extremely
low income qualified households.
D. The proposed amendment to the Development Agreement will not be
detrimental to the health, safety and general welfare. The proposed
amendment to the Development Agreement provides public benefits to the
City in the form of monetary compensation in exchange for the vested
rights associated with Development Agreements. The Development
Agreement also includes reimbursement to the City for its set up and
oversight of the affordable housing component.
E. The proposed amendment to the Development Agreement will not
adversely affect the orderly development of property or the preservation of
property values. This project is surrounded by previously-developed
neighborhoods and will help improve the value of neighboring properties.
The proposed Development Agreement, as amended, will ensure that the
project will be developed in an orderly fashion.
SECTION 5: Approval of Amendments. The City Council hereby amends the 540 East
Imperial Avenue Specific Plan, as reflected in the attached Exhibit A, and amends
Development Agreement No. 10-02 between the City and El Segundo Unified School
District, as reflected in the First Amendment No. 16-01, attached as Exhibit B. Both
Exhibits A and B are incorporated herein by this reference. Except as expressly
ORDINANCE No. 1522
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amended in the attached exhibits, the 540 East Imperial Avenue Specific Plan and
Development Agreement remain the same and in effect, and nothing in this Ordinance
should be construed as affecting or otherwise disturbing the underlying approval of such
documents.
SECTION 5e Severability. If any part of this Ordinance or its application is deemed
invalid by a court of competent jurisdiction, the City Council intends that such invalidity
will not affect the effectiveness of the remaining provisions or applications and, to this
end, the provisions of this Ordinance are severable.
SECTION 7: Reliance On Record. Each and every one of the findings and
determination in this Ordinance are based on the competent and substantial evidence,
both oral and written, contained in the entire record relating to the project. The findings
and determinations constitute the independent findings and determinations of the City
Council in all respects and are fully and completely supported by substantial evidence in
the record as a whole.
SECTION 8: 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 9: The City Clerk is directed to certify the passage and adoption of this
Ordinance; cause it to be entered into the City of El Segundo's book of original
ordinances; make a note of the passage and adoption in the records of this meeting;
and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it
to be published or posted in accordance with California law.
SECTION 10: This Ordinance will become effective on the thirty-first (31st) day
following its passage and adoption.
ORDINANCE No. 1522
Page 9 of 9
ORDINANCE No. 1522 was PASSED, APPROVED, AND ADOPTED this 18th day of
October, 2016.
''
Suz .o a Fuentes, Mayor
APP V D AS TO FORM:
P A00 V
Mark D. Hensley 6itttorney
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
Ordinance No. 1522 was duly introduced by said City Council at a regular meeting held
on the 28th day of September 2016, and was duly passed and adopted by said City
Council, approved and signed by the Mayor, and attested to by the City Clerk, all at a
regular meeting of said Council held on the 18TH day of October, 2016, and the same
was so passed and adopted by the following vote:
AYES: Mayor Fuentes, Mayor Pro Tern Boyles, Council Member Dugan, Council
Member Brann, and Council Member Pirsztuk
NOES: None
ABSENT: None
ABSTAIN: None
Tracy W, aver, City Clerk
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1.0 SUMMARY
This Specific Plan was prepared to provide guidance and to allow flexibility when developing a
5.68-acre parcel located on a former El Segundo School District Site at 540 East Imperial
Avenue (the "Project Site") consistent with the adjoining uses.
Under this Specific Plan, there are two options for development a Senior Housing
Community/Multi-Family Residential Option (Option 1 and described on page 6) and a Mixed
Residential Development Option (Option 2) described here. Option 2 includes a maximum of
twenty-four (24) single-family and thirty-four (34) multi-family units accessed by private streets.
The multiple-family units will front East Imperial Avenue on the northern portion of the Project
Site. The single-family residences will be located to the south of the multiple-family units and will
take access from East Walnut Avenue. The Mixed Residential development will be of similar
scale to the existing development in the area. The architectural styles will be Contemporary for
the multi-family townhomes adjacent to Imperial Avenue and a mixture of Contemporary and
Arts and Crafts for the single family homes. Refer to Exhibits 1 and 2.
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Detailed text and exhibits which more fully describe the conceptual options and improvements
envisioned for construction are included in this Specific Plan. The Specific Plan will guide the
build-out of the Project Site in a manner that is consistent with City and State policies and
standards and ensures that the Project is developed in a coordinated manner.
1.1 PURPOSE AND AUTHORITY OF SPECIFIC PLAN
The purpose of this Specific Plan is to provide a foundation for the proposed land uses on the
subject property through the application of regulations, standards and design guidelines. The
540 East Imperial Avenue Specific Plan provides text and exhibits which describe the proposed
land uses and associated guidelines.
This Specific Plan has been adopted in accordance with the provisions of Government Code §§
65450 through 65457 which grant local governments authority to prepare Specific Plans of
development for any area regulated by a General Plan. These sections also identify the required
contents of a Specific Plan and mandate consistency with the General Plan.
According to Government Code § 65450, a Specific Plan must include text and a diagram or
diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of land, including open space within the
area covered by the plan.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 3
• The proposed distribution, location, extent, and intensity of major components of public
and private transportation, sewage, water, drainage, solid waste disposal, energy and
other essential facilities proposed to be located within the land area covered by the plan
and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
• A program of implementation measures including regulations, programs, public works
projects and financing measures necessary to carry out the above items.
• A discussion of the relationship of the Specific Plan to the General Plan.
A thorough review of the El Segundo General Plan shows that this Specific Plan is compatible
and consistent with the goals and policies outlined in the General Plan. This Specific Plan will
further the goals and policies of the General Plan as more fully described below.
This Specific Plan was prepared to provide the essential relationship between the policies of the
El Segundo General Plan and actual development in the project area. By functioning as a
regulatory document, the 540 East Imperial Avenue Specific Plan provides a means of
implementing and detailing the City of El Segundo's General Plan. All future development plans
and entitlements within the Specific Plan boundaries must be consistent with the standards set
forth in this document.
1.2 PROJECT GOALS
The goal of this Specific Plan is to develop housing within the City of El Segundo which will help
the City achieve its Regional Housing Needs Allocation, including the opportunity to develop
affordable housing.
1.3 PROJECT LOCATION AND ADJACENT LAND USES
Regionally, the Project Site is located in the northwest quadrant of the City of El Segundo,
adjacent to the City's northern border along Imperial Avenue. The Project Site is almost one
mile east of Sepulveda Boulevard (Highway 1) and the entrance to the Century Freeway
(Interstate 105), approximately 2.4 miles east of the San Diego Freeway (Interstate 405), and
immediately south of Los Angeles International Airport (LAX).
Locally, the Project Site is located on the south side of East Imperial Avenue between Sheldon
Avenue and McCarthy Court. Immediately to the west of the Project Site on Imperial Avenue is
a mortuary in the Neighborhood Commercial (C-2) Zone; single-family residences abut the
remainder of the western boundary of the Project Site. Immediately to the east of the Project
Site are R3 lots with multi-family residences; and single-family residences lie at the
southeastern property line. The Project Site borders R-3 with multi-family residences on the
southern property line refer to Exhibit 3.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 4
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1.4 PROJECT SITE HISTORY
The 5.68-acre Project Site comprises six (6) lots and is currently developed with the Imperial
Avenue Elementary School. The elementary school was built in 1956. Because of declining
enrollment in the El Segundo Unified School District (ESUSD), the school campus was closed in
1975 and in 1979 was declared Surplus Property by ESUSD. In 1984, it was used as an
employee training facility for the Hughes Aircraft Company. In 1997, the school campus was
re-opened under a lease to the Los Angeles Unified School District (LAUSD) as a special needs
school, but was closed again a few years later. In 2007, the ESUSD Board of Education
established a 7-11 Surplus Property Committee to determine what should be done with the site.
The Committee work developed in three phases: information gathering; public input; and
discussion. Based on the Committee's work in 2009, the District began the process to entitle the
site for development.
In September 2010, the District applied for various land use entitlements that would allow the
site to be developed with a Senior Housing Community. In November 2010, the District revised
its applications to provide for the option of building either a Senior Housing Community or a
Mixed Residential development.
Before approving this Specific Plan and other related applications, the General Plan designation
and the zoning of the site was Planned Residential Development (PRD) which allowed a
maximum of 29 single-family units and 36 multi-family units to be built on the entire 5.68 acre
site. The change of both the General Plan and zoning to 540 East Imperial Avenue Specific
Plan allows for either option (discussed above) to be developed.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 5
1.5 EXISTING SITE
The proposed Project Site is currently developed with eight (8) single-story structures (totaling
22,488 square feet) that served as administrative offices and classrooms. Existing structures at
the Project Site extend from the northern to the southern portion of the site, along the eastern
property line. Development on the Project Site also includes open space and recreational
facilities in the form of playground equipment and an approximately 0.50-acre baseball field on
the west-northwest portion of the property. Several scattered trees line the western portion of
the project site with ground cover near the baseball field. Generally, the project site slopes from
a high point at the northwest corner of the site, along East Imperial Avenue, to a low point at the
southeast corner of the site along Walnut Avenue. The site is graded into two pads with a 2:1
slope separating them. The overall slope of the site from northwest to southeast is roughly 5
percent. Impervious surfaces on the site consist of asphalt parking areas and building roofs.
Pervious surfaces on the proposed Project Site consist of open space and a ball field.
The Specific Plan area will encompass the entire 5.68-acre site.
1.6 CEQA COMPLIANCE
In compliance with CEQA, an EIR was prepared for this Project. The EIR analyzed two separate
Options: a Senior Housing Community consisting of 150 assisted living units and 150 senior
apartments/townhomes with four townhomes built on the southern portion of the property; and a
mixed residential development consisting of 24 single-family homes and 34 multi-family homes.
In accordance with Government Code § 65457, any residential development that is developed
consistent with this Specific Plan is exempt from further CEQA analysis unless an event
specified in Public Resources Code § 21166 occurs as to the Specific Plan.
1.7 PROJECT DESCRIPTION
The 540 East Imperial Avenue site will be developed in substantial conformance with one of the
Options described below.
Senior Housing Community/Multi-Family Residential (R-3) Option (Specific Plan Option 1)
The Senior Housing Community/Multi-Family Residential (R-3) Option (Specific Plan Option1)
would consist of the following types of development, with the assisted living and senior
residential both restricted to individuals fifty-five (55) years or older:
• On 5.35 acres: an assisted living development consisting of dwelling units made up of:
assisted and/or independent living units which will provide common facilities such as a
common kitchen and dining room, game playing area, library, exercise room, pool and
restrooms, as well as individual kitchenettes which at a minimum will include a refrigerator,
sink and microwave; and a senior residential development consisting of apartments and/or
condominiums. The development would include a maximum of 150 assisted/independent
living units and 150 senior apartments/townhomes.
• The southern 0.33 acres of the Project Site which fronts on Walnut Avenue would be
developed under Multi-Family Residential (R-3) standards. Four (4) townhomes would be
built on the remaining 0.33-acre parcel, located at the southern end of the Project Site.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 6
While the four townhomes are part of the 540 East Imperial Avenue Specific Plan
development, they would be re-zoned and developed separately from the larger
assisted/independent living complex and senior apartments/townhomes, pursuant to the
Multi-Family Residential (R-3) development standards.
Mixed Residential Develo,o
ment O uon ( pcifi+ Plan Or)tion 29
Under fixed Residential Development Option (S ecific
Plan Option 2) the property would
be developed with a maximum of twenty-four (24) single-family and thirty-four (34) multi-family
units on private streets. The multiple-family units would front East Imperial Avenue on the
northern portion of the Project Site. The single-family residences would be located on the
southern portion of the Project Site.
1.8 ENTITLEMENTS
The following entitlements were granted in January 2012 in conjunction with this Specific Plan.
• A General Plan Amendment changed the land use designation from Planned Residential
Development (PRD) to 540 East Imperial Avenue Specific Plan.
• Zone Text Amendment: 1) deleted the Planned Residential (PRD) Zone from El
Segundo Municipal Code ("ESMC") § 15-3-1; 2) added 540 East Imperial Avenue
Specific Plan to ESMC § 15-3-1; 3) added a new ESMC § 15-3-2(A)(7) "540 East
Imperial Avenue Specific Plan"; and 4) deleted ESMC Chapter 154D (Planned
Residential Development (PRD) in its entirety.
• Map Zone Change from Planned Residential Development (PRD) to 540 East Avenue
Imperial Specific Plan.
• Development Agreement between the City of El Segundo and the El Segundo Unified
School District.
• Vesting Tentative Map No. 71410 - dividing the Specific Plan Area into seven (7) new
parcels or Vesting Tentative Map No. 71582 dividing the Specific Plan Area into thirty
one (31) new parcels.
• As part of the Amendment (September 2016), the Specific Plan Area will be divided into
twenty five (25) parcels as shown on Amended Vesting Tentative Map No. 71410.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 7
2.0 CONSISTENCY WITH THE GENERAL PLAN
Government Code § 65454 requires that the Specific Plan be consistent with the General Plan.
Government Code § 65451 requires a statement of relationship between the Specific Plan and
the General Plan. As documented by the EIR certified on March 20, 2012, and the subsequent
addendum (September 2016), the Specific Plan is consistent with the General Plan. The two
elements that are most related to the Project are the Land Use Element and the Housing
Element; the consistency with these two elements is discussed below.
2.1 LAND USE ELEMENT
The City amended the General Plan designation and zoning of the Project Site to 540 East
Imperial Avenue Specific Plan to allow the development options set forth in this Specific Plan of
either a Senior Housing Community with a multi-family component or a Mixed Residential
development. The Senior Housing Community/Multi-Family Residential (R-3) Option (Option 1)
may consist of an Assisted Living development and/or a Senior Residential development.
Although the Senior Housing Community would allow the opportunity for more development
than the previous zoning, senior housing does not generate significant noise, traffic or other
impacts that would be detrimental to neighboring residential uses. Due to the size and slope of
the property, the Senior Housing Community would be designed in such a way so as to
minimize the visual impacts on the surrounding residential uses.
The Specific Plan also provides that the Mixed Development Option (Option 2) will be limited to
not more than twenty-four (24) single-family units and not more than thirty-four (34) multi-family
units. This is very similar to what was previously allowed and therefore this use remains
consistent with the General Plan Land Use Element. The Specific Plan allows design flexibility
that considers the surrounding residential uses and continues to protect one of the City's
greatest attributes, its residential area.
More specifically, the Specific Plan promotes the following from the Land Use Element of the
City's General Plan:
Goal LU3: Proper Distribution of Residential Land Uses— Promote the health, safety
and well being of the people of El Segundo by adopting standards for the proper
balance, relationship, and distribution of the residential land uses.
Objective LU3-2 — Preserve and maintain the City's low-medium density
residential nature, with low building height profile and character, and minimum
development standards.
Policy LU3-2.1 - Promote construction of high quality Multi-Family
Residential developments with ample open space, leisure and
recreational facilities.
+� Policy LU3-2.2 - Multi-family developments will be located only in
appropriate places and evaluated carefully to insure that these
developments are not detrimental to the existing single-family character.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 8
• Policy L1.13-2.3 - Appropriate buffers such as walls, landscaping, or open
space, shall be provided between residential and non-residential uses.
• Policy 1_U3-2.4 - Low density areas shall be preserved and zone changes
to higher density shall be carefully investigated for compatibility to existing
uses.
2.2 HOUSING ELEMENT
In November 2013, the City adopted the most current version of its Housing Element which
recognizes the Project Site as an underutilized site, development of which will help satisfy the
City's housing needs. More specifically the Specific Plan implements the following goals of the
Housing Element (as adopted in 2013):
• Goal 2: Provide sufficient new, affordable housing opportunities in the City to meet the
needs of groups with special requirements, including the needs of lower and moderate-
income households.
• Policy 2.1- Establish and maintain land use controls to accommodate the
housing needs of elderly, disabled and other special needs households.
• Policy 2.2 - Facilitate the creation of affordable home ownership
opportunities for extremely low, very low and low income households.
• Goal 3: Provide opportunities for new housing construction in a variety of locations and a
variety of densities in accordance with the land use designations and policies in the Land
Use Element.
• Policy 3.1 — Provide for the construction of 69 new housing units during
the 2014-2021 planning period in order to meet the goals of the Regional
Housing Needs Assessment (RHNA) per the 2013 Housing Element.
• Policy 3.3 — Permit vacant and underdeveloped property designated as
residential to develop with a diversity of types, prices and tenure.
• Policy 3.4 — Encourage new housing to be developed within the Smoky
Hollow Mixed-Use district, and on the Imperial School site.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 9
3.0 PHYSICAL DEVELOPMENT
3.1 CIRCULATION
Senior Housinn Community/Multi-Family Residential (R-3b 0o ion (Gl tion 1)
In order to reduce traffic impacts along Walnut Avenue, a 0.33 acre lot on the southerly side of
the Project Site will be created for multi-family housing which will be physically separated from
the rest of the Project Site. Access to the remaining 5.35 acres, which will house the Senior
Housing Community, will be via two driveways on East Imperial Avenue which will provide
circulation and emergency access throughout that portion of the Project Site.
Mixed Residential Development Cation (Oration 2)
The Mixed Residential Development includes one 24-foot-wide two-way driveway along Imperial
Avenue to serve the 34 multi-family units. An internal drive aisle would provide access to public
parking areas or multi-family garages. A two-way private street would be provided at the
southeast corner of the site, connecting to Walnut Avenue, to provide direct access for the 24
single-family residential units. An internal 32-foot-wide private loop-street would provide access
to the private single-family garages. No vehicular access would be provided between the
multiple-family residential and the single-family residential uses located on the northern and
southern portions of the Project Site, respectively which will minimize traffic impacts on the
surrounding streets. The circulation system will be developed so as to be adequate for
emergency vehicles.
Bus stops are located on Imperial Highway directly north of the proposed Project Site, on
Sepulveda Boulevard located approximately 0.82 mile east of the proposed Project Site, on
Grand Avenue located approximately 0.80 mile south of the proposed Project Site, and on Main
Street located approximately 0.32 mile west of the proposed Project Site. The City of Redondo
Beach; Beach Cities Transit Line 109; the Los Angeles County Metropolitan Transportation
Authority (MTA) Lines 125, 232, and 625; the Municipal Area Express (MAX) Lines 2, 3, and 3X;
the Los Angeles Department of Transportation Commuter Express (CE) Lines 574 and 438; and
the Gardena Municipal Bus Line currently serve the proposed Project Site.
3.2 UTILITIES AND INFRASTRUCTURE
A. Water Service
Water service is provided by the City of El Segundo and is currently available within the
Specific Plan area. The site is currently served by connections to an existing 6-inch
diameter main in Walnut Avenue and 10-inch main in Imperial Avenue. The Project
would maintain these connections to provide a loop system between Imperial and
Walnut Avenues to provide for on-site domestic and fire water services.
B. Sewer Service
Sewer service within the Project Site, which is west of Sepulveda Boulevard, is provided
by underground sewers maintained by the City of El Segundo. The site is currently
served by an 8-inch sewer running along the easterly property line, which drains to an
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 10
existing 8-inch main in Walnut Avenue. The Project would continue to drain to Walnut
Avenue. Wastewater would be treated at the Hyperion Sewage Treatment Plant (HTP)
which has capacity to treat the wastewater generated at the Project Site.
C. Solid Waste Disposal
Solid waste disposal is provided to commercial users by a variety of private haulers and
to residential users by Consolidated Waste Disposal. Landfill capacity is adequate for
the assumed population and commercial growth within Los Angeles County. The 540
East Imperial Avenue Specific Plan would not exceed any assumptions for either
population or commercial growth in the region.
D. Gas Service
Gas service is provided by Southern California Gas Company. A 2-inch service line is
available in Walnut Avenue.
E. Electric/Telephone and Cable Service
Electric service is provided by Southern California Edison. Telephone service is provided
by AT&T, Verizon and Sprint via existing lines in adjacent streets and cable service is
provided by Time Warner Cable, Direct TV and Dish Network.
F. Fire Suppression
The El Segundo Fire Department (ESFD) provides fire protection services and
emergency medical service to the City. The Specific Plan area is approximately 1 mile
from Station 1 located at 314 Main Street in Downtown El Segundo and approximately
1.8 miles from Fire Station 2 located at 2261 Mariposa Avenue. Water for fire
suppression is available from existing water lines via hydrants adjacent to the Project
Site. Private hydrants will be installed if required to provide coverage for approved
structures. Applicable fire services development impact fees will be paid at the time of
building permit issuance.
G. Police Services
The El Segundo Police Department provides police protection services to the City. The
Specific Plan area is approximately 1 mile from the police station located at 348 Main
Street. Applicable police services development impact fees will be paid at the time of
building permit issuance.
H. Drainage
Stormwater runoff would be conveyed via storm drains to a underground retention facility
within the right-of-way (access easement near Walnut. A sump exists between the
eastern border of the proposed project and McCarthy Court. Existing 27-inch and 24-
inch storm drains connect from the sump to the 18-inch storm drain along McCarthy
Court. In addition, the proposed project site would be served by existing 18-inch storm
drains along Walnut Avenue. All construction activities must comply with National
Pollution Discharge Elimination System (NPDES) requirements. This would include the
preparation of a Stormwater Pollution Prevention Plan (SWPPP) incorporating Best
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 11
Management Practices (BMPs) for construction-related control of erosion and
sedimentation contained in stormwater runoff.
I. Schools
The Project Site is located within the ESUSD. As part of the City's permitting process, a
school fee will be paid to the District prior to the City's issuance of building permits.
J. Parks
Applicable park development impact fees will be paid at the time of building permit
issuance.
K. Library Services
Applicable library development impact fees will be paid at the time of building permit
issuance.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 12
4.0 LAND USE AND DEVELOPMENT STANDARDS
4.1 DISTRIBUTION AND LOCATION OF LAND USE
SENIOR H'OUSI'NG COMMUNITY/MULTI-FAMILY RESIDENTIAL R-3 OPTION (OPTION 1
Under this option, the southern 0.33 acre "tail' of the property which fronts on Walnut Avenue
will be developed in accordance with the provisions of the R-3 (multi-family) zone and will be
physically separated from the remainder of the Project Site.
There are two types of housing that will be developed under the Senior Housing Community:
Assisted Living and Senior Residential which may be placed on the remaining 5.35 acres in
substantial conformance with the approved concept site plan provided that the overall
development does not exceed the total square footage and FAR set forth below and meets all of
the other Development Standards set forth in Section 4.2.
The following graphical depiction provides a concept for the Senior Housing Community with
Senior Housing that provides for 150 assisted and/or independent living units on the northern
portion of the Project Site and 150 Senior Dwellings on the southern portion of the Project Site.
The 0.33 acre R-3 (multi-family) "tail" piece is also shown (Exhibit 4). This concept may be
modified in accordance with the procedures for minor and major modifications set forth in
Section 4.3 below.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 13
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AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 14
MIXED RESIDENTIAL DEVELOPMENT OPTION (OPTION 2)
Under this development option, multi-family development will front on East Imperial Avenue.
The remainder of the property to the south would be developed with single-family lots that would
be accessed from Walnut Avenue.
Exhibit 5 - Mixed Residential Unit Development Option 2 provides a concept of the Mixed
Residential Unit Development. This concept may be modified in accordance with the procedures
for minor and major modifications set forth in Section 4.3 below.
4.2 DEVELOPMENT STANDARDS
Except as otherwise provided, this Specific Plan must be administered pursuant to the ESMC.
The development standards set forth herein for both development options are intended to
provide flexibility in the development while providing consistency with adjacent uses.
Where this Specific Plan does not specifically regulate, development must comply with the
ESMC.
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AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 15
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AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 16
AFFORDABILITY
The City of El Segundo 2013 Housing Element identified a need for affordable housing to
provide for low- and moderate income first-time homebuyers, senior citizens on fixed incomes,
extremely low-,very low-, low-, and moderate-income residents, the disabled, military personnel,
and the homeless segments of the population. As envisioned in the element and based on that
need, for Option 1, fifteen (15) percent of the total units will be set aside as affordable units; for
Option 2, ten (10) percent of the total units will be set aside as affordable units. Based on the
Regional Housing Needs Assessment (RHNA), El Segundo is required to provide 69 additional
housing units during the current housing cycle (2013-2021). The allocation of the 69 units is
broken down into five categories as follows: 9 extremely low income households, 9 very low
income households, 11 low income households, 12 moderate income households, and 28
above moderate income households.
The units in this project will be used to meet a portion of the need in the extremely low, very low,
and low income household category which represent a proportional total of 31 percent, 31
percent, and 38 percent respectively, of the total RHNA allocation for the lower income
categories (29 units). These same percentages were applied to the unit totals for this project.
Thus, if 304 units are built under Option 1, a total of 46 units would be required as follows: 14
units (31% of the total 15%) for the extremely low income senior household category; 14 units
(31% of the total 15%) for the very low income senior household category; and 18 units (38% of
the total 15%) for the low income senior household category to be split equally between the
assisted living and townhome/apartment units. If all 58 units are built under Option 2, a total of 6
units comprised of 2 units in each income category would be required (extremely low — 31% of
the total 10%; very low— 31% of the total 10%; and low— 38% of the total 10%). The Developer
must still provide 15% set aside for the total number of units constructed for Option 1 and 10%
set aside for the total number of units constructed for Option 2 should fewer units than the
maximum allowed be constructed. The units must be distributed in the same percentage ratios
as specified above in the low, very low, and extremely low income categories. Percentages for
the total number of units and for each income category must be calculated by rounding to the
nearest whole number not to exceed the maximum required percentage. Any affordable housing
units that are required based on the single-family component of Option 2 may be satisfied by
developing the requisite number of units in other components of the project.
The developer must submit an income and verification monitoring plan to the Director of
Planning and Building Safety or designee before building permits are issued.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 17
SENIOR HOUSING COMMUNITY/MULTI-FAMILY RESIDENTIAL (R-3 OPTION
(OPTION 1)
The southern 0.33 acre "tail" of the Project Site will be developed in accordance with the
existing provisions of the Multi-Family Residential (R-3) Zone. The remaining 5.35 acres will be
developed in accordance with the following:
A. Permitted Uses
1. Senior Dwellings consisting of apartments or condominiums.
2. Senior Housing consisting of assisted and/or independent living units.
3. Other similar uses approved by the Director of Planning and Building Safety or
designee, as provided by ESMC Chapter 15-22.
B. Permitted Accessory Uses
1. Wireless communication facilities subject to ESMC Chapter 15-19.
2. Any use customarily incidental to a permitted use.
3. Other similar uses approved by the Director of Planning and Building Safety or
designee, as provided by ESMC Chapter 15-22.
C. Site Development Standards
1. Lot Coverage/Density
The Senior Housing Community development on the 5.35 acre parcel cannot
exceed a total of 175,000 square feet combined, with a 0.75 total FAR. The exact
mix of housing options is determined through the Site Plan Review application
procedure submitted in accordance with the Specific Plan but the development
totals cannot exceed the maximum density analyzed in the EIR.
2. Lot Area
The minimum lot area is 15,000 gross square feet.
3. Height
No building or structure can exceed thirty-five (35) feet in height, with the
exceptions of parapets and other auxiliary structures that cannot exceed forty-
five (45) feet in height.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 18
4. Setbacks
a. Front Yard along Bast Imperial Avenue: 20-foot minimum.
b. Side Yard: 40-foot minimum.
C. Rear Yard: 40-foot minimum between the southern side of the Specific
Plan area and the R-3 uses to the south.
d. Between Uses: The minimum setback between the Assisted Living on the
north and the Senior Residential on the south side of the Specific Plan
area is 10 feet to each property line.
5. Lot Frontage
Each Lot must have a minimum frontage on a street of 75 feet.
6. Building Area/Floor Area Ratio (FAR)
The total net floor area of all buildings cannot exceed the total square footage of
the property multiplied by 0.75.
7. Off-Street Parking and Loading Spaces
Off-street parking and loading spaces, including parking for employees and
visitors must be provided as follows:
Senior Dwellings (Market Rate):
® 1 space per studio/1 bedroom units
Y 2 spaces per 2 bedroom units
Senior Dwellings (Affordable):
0.5 space per studio/1 bedroom units
1 spaces per 2 bedroom units
Senior Housing Assisted Living Units (Market Rate):
M 1 space per 2 units/2 beds
Senior Housing Assisted Living Units (Affordable):
* 1 space per 3 units/3 beds
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 19
D. Design Features
Assisted Living facilities will contain the following design features:
• Kitchen
• Dining Room
• Library
• Restrooms
• Exercise Area
• Recreational Facilities consisting of:
o Game Playing Area
o Pool
o Open Space consisting of: landscaped courtyards and other passive
recreational areas
o Within each individual dwelling unit a kitchenette consisting of a minimum of
refrigerator, sink and microwave
Senior Residential facilities will contain the following design features:
• Pool
• Community Room
• Lobby
• Mail Room
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 20
MIXED RESIDENTIAL DEVELOPMENT OPTION (OPTION 2)
A. Permitted Uses
1. Single-family units and/or multi-family housing units consisting of apartments,
townhomes, or condominiums.
2. Other similar uses approved by the Director of Planning and Building Safety or
designee, as provided by ESMC Chapter 15-22.
B. Permitted Accessory Uses
1. Any use customarily incidental to a permitted use.
2. Detached accessory buildings and structures, including private garages.
3. Other similar uses approved by the Director of Planning and Building Safety or
designee, as provided by ESMC Chapter 15-22.
C. Site Development Standards
1. Density
The Mixed Unit Development cannot exceed a maximum of twenty-four (24)
single-family units and thirty-four (34) multi-family units. The exact mix and layout
of housing is determined through the Site Plan Review application procedure
submitted in accordance with the Specific Plan.
2. Lot Area
The minimum lot area for single family residential is 5,000 gross square feet.
The minimum lot area for multi-family residential is 7,000 gross square feet.
3. Height
There are substantial grade changes on this site from northwest to southeast,
ranging in elevation from 146.5 feet to 107.5 feet, a change in elevation of 39
feet. Some of the buildings have been designed to have "internal" retaining walls
within the building. These internal retaining walls range from a 2.8-foot retaining
wall on two of the multi-family buildings to a 10-foot internal retaining wall on the
Plan 1 single-family home. Refer to Exhibit 6 - Multi-Family Site Cross Section
and Exhibit 8 - Single-Family Site Cross Section.
The building heights in this Specific Plan are measured from the finished grade to
the average height of a sloped roof, or the highest point of the flat roof as
applicable.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 21
a. Multi-Family Homes
Multi-family residential dwelling units shall not exceed thirty-five feet six inches
(35'-6") measured from the finished grade to the roof deck as shown in Exhibit 7 -
Multi-Family Height Measurement. The parapet may extend a minimum of 42"
above the roof deck. Roof structures to house stairway access to the roof deck
are allowed per ESMC 15-2-3. Slope of roof on roof structures shall be no
greater than shown on Exhibit 1 - Front Elevation of Multifamily Building (page 2).
Average height of the sloped roof on the roof structure is forty-five (45') feet not
to exceed forty-seven (47') feet at the highest point of the structure.
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Allowed pel ESMC 15-2-9
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AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 22
b. Single-Family Homes -One-Story
A single-family home that is one-story at the front street elevation and maintains
that same height to the rear of the home, even though the grade changes, shall
be considered a one-story home for the purposes of modulation requirements of
this Specific Plan. The maximum one-story height shall be eighteen feet (18')
measured at the font elevation as shown in Exhibit 9 - One-Story Single-Family
Height Measurement.
Legend
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Proposed Surface
Existing Surface <ey map
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Exhibit 8 - Single-Family Site Cross Section
Average Height of t of Sloped Hoof
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Front Elevation
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Side Elevation
Exhibit 9 - One-Story Single-Family Height Measurement
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 23
b' Single-Family Homes -
Two-story single-family residential dvveUiM0 units shall not exceed twenty-six (20')
feet and two stories nnaxirnunn with the height measured from finished grade to
the average Of the highest sloped roof @S shown in Exhibit 1O - Two-Story Single-
Family HeightMe@Guremen1
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Exhibit Y0 - Two-Story Single-Family Height Measurement
4. Setbacks
a' Multi-Family Homes
(1) Front: The fnzrd yard Gh8|| maintain 8 rnininnurn setback mf twenty feet (20').
(2) Side Yard: Structures oho|| maintain a minimum setback on each side of the
lot of ten feet (1O').
(3) Rear Yard (southern property line): Structures shall maintain a nnininnunn
setback of twenty-eight feet (28').
b. Single-Family Homes
(1) Front Yard: All front setbacks are measured from the property line (face of the
curb). The front yard setback for living areas oh@|| maintain a nninirnunn setback of
twenty feet (20'). Front yard setbacks for @ two (2)-car garage Gh8|| maintain a
minimum setback of twenty-four feet (24') measured from the garage door to the
front property line. Porches or verandas not fully enclosed On three (3) sides
(railings and/or cO|unnn8 permitted) may encroach four feet (4') into the front
setback.
(2) Side Yard: Structures shall maintain @ minimum setback on each aide of five
feet (5'). Architectural building fe8turea, as defined by ESK8C 15-1-8, may
encroach into the side yard setback 2 maximum of two feet /2'\ per EGyNC
Section 15-2-7.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 24
(3) Rear Yard: Structures shall maintain a minimum setback of five feet (6).
Detached accessory structures shall maintain a minimum setback of three feet
(3') from the rear property line on the first floor and five feet (6) on the second
floor.
c. Property Fronting on Walnut Avenue
1) Front Yard: The front yard setback for living areas shall maintain a minimum
setback of twenty feet (20'). Front yard setbacks for a two (2)-car garage shall
maintain a minimum setback of twenty-four feet (24') measured from the garage
door to the front property line. Porches or verandas not fully enclosed on three
(3) sides (railings and/or columns permitted) may encroach four feet (4') into the
front setback.
(2) Side Yard: Structures shall maintain a minimum setback of five feet (6) on the
west side and twelve (12')feet measured to the property line (face of curb) on the
east side. A ten (10') visibility triangle shall be provided at the entry from Walnut
Avenue in accordance with the driveway visibility triangle shown on Figure 1 of
ESMC Section 15-2-6. Architectural building features, as deemed by ESMC 15-
1-6, may encroach into the side yard setback a maximum of two feet (2') per
ESMC Section 15-2-7.
(3) Rear Yard: Structures shall maintain a minimum setback of five feet (6).
Detached accessory structures shall maintain a minimum setback of three feet
(3') from the rear property line on the first floor and five feet (5') on the second
floor.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 25
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Projections into the side setback are permitted per ESMC Section 12-2-7
Exhibit 11 - Single-Family Setback Diagram
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 26
5. Lot Frontage
Each lot must have a minimum frontage on a street of 50 feet.
6. Building Area/Floor Area Ratio (FAR)
The maximum net floor area permitted for single-family residential buildings is
0.58.
The minimum lot area per dwelling unit for the multi-family residential buildings is
2,112 square feet with a maximum of 34 units (20.7 units per acre).
7. Off-Street Parking Spaces
Each single-family home is provided a two (2)-car garage with minimum interior
dimension of twenty feet by twenty feet (20'x20').
Each multi-family home is provided a two (2)-car garage with a minimum interior
dimension of twenty feet by twenty feet (20'x20') except for one (1) plan that has
two (2) one (1)-bay garages with a minimum interior dimension of ten feet by
twenty feet (10'x20') for each space. Eighteen guest parking spaces shall be
provided (0.5 parking space per unit with an additional handicapped parking
space).
GENERAL DEVELOPMENT STANDARDS FOR EITHER DEVELOPMENT OPTION
A. Landscaping
Landscaping must be provided as required by the existing provisions of ESMC Chapters
15-15A and 15-2. If available and near the site and the City allows, the landscape could
be irrigated by recycled water.
B. Walls and Fences
All walls and fences must comply with ESMC § 15-2-4, Decorative masonry, open work
wrought iron and similar materials are permitted. The use of chain link and razor wire is
prohibited.
C. Access
All development projects must provide adequate access for emergency vehicles. In
addition, all development projects must provide pedestrian access between buildings.
D. Signs
Signs located in the Specific Plan area must comply with the requirements of ESMC
Chapter 15-18.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 27
E. Sustainability Standards
All homes will achieve a 15% improvement over the 2013 California Energy Code. Each
home will accommodate the future installation of Electric Vehicle charging infrastructure.
Compliance with City residential noise insulation standards (ESMC 13-1-4) shall be met.
As a standard, GreenGuard Certified insulation will be utilized.
F. Design Standards
1. Building Modulation
Building form and massing play a critical role in framing urban environments.
Buildings should incorporate design and construction methods that add a human-
scale to the building massing and three dimensional detailing that casts shadows
and creates visual interest on the facade.
(a) Two-story Single-Family Modulation (refer to Exhibit 12):
(i) On 2-story homes, the front second floor must be setback at least 1-
foot from the first floor.
(ii) The second floor shall be no more than 60 percent (60%) of the first
floor footprint (uncovered decks are not part of this calculation).
(iii) Modulation of the second floor exterior perimeter walls must occur
where the wall is visible from the street.
(iv) Second floor side walls visible from the street must have a varied
setback.
(v) All second story side walls not visible from the street must include
three of the following accents:
• Windows,
• Window trim,
• Shutters,
• Awnings,
• Major change in grade,
• Building off-sets; or
• Other similar three-dimensional permanent exterior element of a
building or structure that provides relief from large flat wall
planes, breaks up building wall mass, and lends to the overall
form, context and appearance of the building or structure.
(vi) Second floor rear walls must have an off-set a minimum of
fifteen feet (15') refer to Exhibit 12.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 28
...1st Floor"„.......................................
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1.1ocovorocl Deck
2rrr F'loot
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Uncovered Deck cad''IIst Fdoot Foolpriot „
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Exhibit 12- Two-Story Single-Family Home Modulation
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 29
(b) Multi-family Modulation:
(i) No plane facing a property line shall exceed twenty-four feet (24')
horizontally without at least a one-foot (1') off-set horizontally or
vertically for a minimum length of six feet (6).
2. All colors, textures, and materials on exterior elevation(s) must be coordinated to
achieve a continuity of design throughout the 5.68-acre portion of the Project
Site, regardless of whether the units are developed at the same time.
3. Single-family homes must have contrasting accent features that use at least two
primary exterior building materials (including, without limitation, stucco, shingles,
siding, stone, rock, and brick) and one exterior wall plane color and one trim
color.
4. Multi-family buildings must have contrasting accent features that use at least two
primary exterior building materials (including, without limitation, stucco and
siding) and two exterior wall plane colors and one trim color.
5. All material and color changes must occur on an inside corner,
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Exhibit 13 - Example of a Material Change at an Inside Corner
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 30
6. All garage doors shall be enhanced. To provide variety for the single-family street
scene garage doors shall be varied. This variety could include the same door
with or without windows, or with different number of panels or trims.
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7. Building materials must be of non-reflective coatings and glazings and windows
must use low-reflectivity glass.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 31
8. All material finishes should express permanence and quality:
(a) Stucco finish should project high quality and be appropriate to the
architectural style. "Heavy Lace" and "Spanish Texture" stucco finishes are
prohibited.
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Exhibit 15 - Examples of Stucco Quality
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 32
(b) Manufactured stone veneers shall have a texture and color that mimics
natural stone and be of exceptional quality.
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example worn out mold with poor detailing &deteriorating mold example
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Exhibit 16 - Examples of Stone Veneer Quality
9. Plans must be reviewed and approved by the Director of Planning and Building
Safety or other Planning Department designee for compliance with these Design
Standards. If the Director or designee finds that such plans are non compliant, an
applicant may appeal that decision in accordance with the ESMC.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 33
G. Phasing
The housing on the entire 5.68-acre Project Site may be developed in one or more
phases.
H. Transportation Demand Management (TDM)
Option 1, the Senior Housing Community/Multi-Family Residential (R-3) project, must
provide two bulletin boards, display cases or kiosks displaying transportation information
located where it is visible to the greatest number of residents and employees (one within
the assisted living development and one within the senior residential development).
Information in the area must include, without limitation, the following:
1. Current maps, routes and schedules for public transit routes serving the site;
2. Telephone numbers for referrals on transportation information including numbers
for the regional ridesharing agency and local transit operators;
3. Ridesharing promotional material supplied by commuter-oriented organizations;
4. Bicycle route and facility information including regional/local bicycle maps and
bicycle safety information; and
5. A list of facilities available for carpoolers, vanpoolers, bicyclists, transit riders,
residents and pedestrians at the site.
4.3 MODIFICATIONS
The following requirements apply to Option 1 and to Option 2:
A. Minor Modifications/Administrative Approvals
The Developer may make minor changes to the Project and Project Approvals ("Minor
Modifications") without amending this Specific Plan upon the administrative approval of
the Director of Planning and Building Safety or designee, provided that such
modifications are consistent with the Development Standards, Applicable Rules and
Project Approvals.
B. Major Modifications
Unless such modification is approved in accordance with subsection A above or is a use
approved subject to an Administrative Use Permit, any proposed modification to the
Project which results in any of the following does not constitute a Minor Modification but
constitute a Major Modification and require an amendment to this Specific Plan:
1. Any decrease in the required building setbacks;
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 34
2. Any increase in the total developable square footage or FAR of the entire Project
Site;
3. Any increase in the permitted height of buildings or structures on the Property;
4. Any decrease in the minimum required lot area;
5, Any decrease in the minimum required lot frontage;
6.. Any change in use to a use which is not permitted herein;
7. Any deviation from the uses and development standards or limitations set forth in
Section 4.1 and Section 4.2 of this Specific Plan, except to the extent these
Sections specifically provide for the Council or the Director or designee to
approve of such changes;
8. Any material modification to Developer's obligation to provide LEED certification,
or such other equivalent standard as determined by the Director of Planning and
Building Safety or designee for the Project; or
9. Any material modification that requires modifications to the EIR other than an
Addendum.
10. Other than the Major Modifications listed above, all other modifications to the
Project are considered "Minor Modifications."
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 35
5.0 IMPLEMENTATION AND ADMINISTRATION
5.1 FINANCING AND MAINTENANCE OF IMPROVEMENTS
The financing and maintenance plan for 540 East Imperial Avenue Specific Plan will ensure the
timely completion of public facilities, utilities, and other necessary capital improvements as well
as the proper maintenance of these facilities. Upon acquisition of permits, it will be the
responsibility of the developer to pay for all improvements associated with this Specific Plan and
all other approvals related with this Plan as described in Table 1: Financing and Maintenance
Plan.
5.1.1 HOA PROTECTION OF HOME VALUE
The developer will establish a Homeowners Association (HOA) to protect, maintain, and
enhance this community for perpetuity. The HOA will manage the long-term maintenance of
items on site not maintained by the City. The City will have an easement over the internal
circulation system for access and maintenance of facilities that will be maintained by the City.
The City easement will also be utilized for emergency services and solid waste collection. All
wastewater facilities on site must be maintained by the HOA.
The HOA will also maintain the on-site storm drain, lighting, and landscape and irrigation
systems located on the common lots as defined by the tentative map. The front yard areas that
face the loop road are also HOA maintained. Private areas to be maintained by the Homeowner
include areas located behind fences and walls. Any revisions to front yard landscaping must be
approved by the HOA.
Table 1: Financing and Maintenance Plan indicates the parties responsible for construction,
financing, and maintaining the public improvements proposed by the Specific Plan.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 36
TABLE 1: FINANCING AND MAINTENANCE PLAN
Party(ies) Party(ies) Party(ies) Responsible for
Service or Facility Executing Financing Operation and Maintenance
Construction Construction
Sewer Facilities Developer Developer City of El Segundo
I
Storm Drainage Developer Developer Homeowners Association
On-Site Water Developer Developer City of El Segundo
9
Off-site Water Facilities City of El Developer City of El Segundo
Segundo
Residential Streetscape Developer Developer HOA
I
Common Area Developer Developer HOA
Improvements
Private Area Homeowner Homeowner Homeowner
Improvements
5.2 PLAN REVIEW
5.2.1 OVERVIEW
In order to develop a project that is in conformance with the uses, density and FAR approved in
this Specific Plan, a Site Plan Review ("SPR") application must be filed with the Department of
Planning and Building Safety. The plans must be in substantial conformance with the approved
conceptual plans.
5.2.2 APPLICATION FOR SITE PLAN REVIEW -CONTENTS
The Site Plan Review Application must be submitted in conformance with applicable City
application requirements and must include all information deemed necessary by the Director of
Planning and Building Safety or designee to address site plan review criteria. The plans must be
in substantial conformance with the approved conceptual plans.
5.2.3 SITE PLAN REVIEW- PROCEDURE
A. The Director of Planning and Building Safety or designee must review an application to
ensure there is consistency with the Specific Plan within 30 days after it is submitted.
B. CEQA Review, if required, must be conducted within the time frames set forth in the
Public Resources Code and the California Code of Regulations.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 37
C. The Site Plan Review must be timely scheduled for public hearing before the Planning
Commission, which date cannot exceed 30 days after the completion of the public
review period of the environmental documentation, if any, or within 30 days from the
date the application is deemed complete if no further environmental review is required.
The Planning Commission must render its decision in writing, either approving,
approving with conditions, or denying the Site Plan Review application, stating the
reasons for such action. The decision of the Planning Commission is final unless
appealed to the City Council.
D. Any aggrieved person may appeal the Planning Commission's decision to the City
Council. Such appeal must be filed in writing with the Department of Planning and
Building Safety within ten days after the date of the written decision by the Planning
Commission. Upon receiving such an appeal and the payment of the appropriate filing
fee, the matter must be scheduled for consideration by the City Council not more than 45
days after the date of receipt of the appeal.
E. The Site Plan is valid for two years from the date of approval. If construction has not
commenced within such time, but the applicant has diligently pursued the project plan
review process, the Director of Planning and Building Safety or designee may extend the
precise plan of design for up to one additional year.
F. Subsequent to the approval of the Site Plan, the Director of Planning and Building Safety
or designee may approve minor changes in the Site Plan or the conditions thereof if he
finds that there are practical reasons for such changes, that such changes do not
substantially vary from the previously approved site plan and applicable City codes and
that such changes do not involve deviations from the design's intent.
5.2.4 SITE PLAN REVIEW CRITERIA
The purpose of the Site Plan Review procedure is to ensure that the development provides a
cohesive visual identity and coordinated design character for the Specific Plan area of high
quality. The overall coordinated design character must be expressed in the site planning,
architecture, landscaping, lighting, and signage. The architectural design is to be compatible in
character, massing and materials consistent with the conceptual plan depicted in this Plan. The
architectural design must provide a residential character that complements the surrounding
uses and integrates the residential uses with the neighborhood to ensure that the project does
not have the appearance of a suburban subdivision with a single uniform architectural building
design. A minimum of two distinct architectural styles and building designs must be used for the
single-family uses and two distinct architectural style and building designs must be used for the
multi-family uses. The site design should maximize setback distances of buildings and parking
spaces from the existing surrounding residential development to the east, west and south to the
extent feasible, minimize the reduction of on-street parking in relationship to driveway
placement, and distribute the placement of required landscaping throughout parking areas,
In approving the Site Plan Review the Planning Commission, or City Council on appeal, must
consider the following factors:
A. The dimensions, shape and orientation of the parcel;
B. The placement of buildings and structures on the parcel;
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 38
C. The height, setbacks, and bulk of buildings;
D. The building materials and design;
E. The distance between buildings or structures;
F. The location, number and layout of off-street parking and loading spaces;
G. The internal traffic patterns and pedestrian safety features;
H. The location, distribution, amount and type of landscaping materials and the
sustainability of the landscaping material with the El Segundo climate in compliance with
the applicable climate zone;
I. The placement, height and direction of illumination of light standards;
J. The location, number, size and height of signs;
K. The location, height and materials of walls, fences or hedges; and
L. The location and method of screening refuse and storage areas, roof equipment, pipes,
vents, utility equipment and all equipment not contained in the main buildings of the
development.
5.2.5 APPROVAL CRITERIA
The Planning Commission, or City Council on appeal, will approve the Site Plan if it finds that
the site plan, architecture and landscape design, with conditions if necessary are consistent with
the Project Description and development standards set forth herein.
5.3 GENERAL ADMINISTRATION
Unless regulated by this Specific Plan, development will be administered and enforced by the
City in accordance with the ESMC. This Specific Plan supersedes any conflicts with ESMC
zoning regulations.
A. The Director of Planning and Building Safety or designee may grant administrative use
permits in accordance with ESMC Chapter 15-22.
B. The Director of Planning and Building Safety or designee may make other administrative
determinations using the same procedures set forth in ESMC Chapter 15-22.
C. The Director of Planning and Building Safety or designee may grant adjustments and
administrative adjustments in accordance with ESMC Chapter 15-24.
AUGUST 29,2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 39
5.4 AMENDMENT
In accordance with the Government Code §§ 65450-65457, Specific Plans must be prepared,
adopted and amended in the same manner as General Plans except that Specific Plans may be
adopted by resolution or by ordinance.
This plan may be amended as necessary by ordinance. Said amendment or amendments do
not require a concurrent General Plan amendment unless the Director of Planning and Building
Safety or designee determines that the proposed amendment would substantially affect General
Plan goals, policies, objectives or programs.
AUGUST 29, 2016 540 EAST IMPERIAL AVENUE SPECIFIC PLAN 40
EXHIBIT B
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY CI-ERIC..
(I
-ITYOF EL, SEGUNDO
350 Main Street
El Segundo, California 90245
Exempt tron'i recorder's fees
Pursuant to Govt
...........
................
THIS SPACE ABOVE FOR RECORDER'S USE
FIRST AMENDIWENT OF
DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE CITY OF EL SEGUNDO
AND EL SEGUNDO UNIFIED SCHOOL DISTRICT
(540 E.IMPERIAL AVENUE SITE)
This First Amendment of Development Agreement("First Amendment")is entered into
this day of _ ,_ . _ 2016,by and between the CITY OF EL SEGUNDO ("City"), a
municipal corporation and the EL SEGUNDO UNIFIED SCHOOL DISTRICT ("Developer").
RECITALS
A. City and Developer entered into that certain Development Agreement dated May
4, 2012 ("Development Agreement"), which Development Agreement was recorded on May
30, 2012, in the Official Records of Los Angeles County as Document No. 20120798461.
Capitalized terms used herein but not otherwise defined shall have the meanings ascribed to such
terms in the Development Agreement.
B. Section 4.6.3 of the Development Agreement provides that any proposed
modification to the Project that would decrease required building setbacks, increase total
developable square footage or FAR, increase building heights, decrease minimum required lot
areas, deviate from certain development standards or materially modify the obligation to provide
LEED certification for the Project, constitutes a"Major Modification" that requires an
amendment to the Development Agreement
C. Concurrent with consideration of this First Amendment, City is processing an
Amendment to the 540 East Imperial Avenue Specific Plan("Specific Plan Amendment") and
an amendment to Vesting Tentative Map No. _("VT M Amendment") for purposes of
modifying building setbacks, developable square footage and FAR,building height,minimum lot
area, applicable development standards, and LEED certification/energy efficiency requirements,
among other things. City and Developer desire to enter into this First Amendment in order to
1
' with and toestablish vested rights 10 develop the Project ioaccordance with
the Specific Plan Amendment and the VTMAmendment.
AGREEMENT
lA,11iolIdniesil m nneniApm'�LQQ&�nj. The following sections and exhibits nfthe
Development Agreement are hereby amended aufollows:
A. The definition of"Applicable Rulom`^ set forth in Section l is hereby amended 10 also
include the Specific Plan Amendment.
B. The definition mf"Project AnnroYala" set fortbioSecdoolimberohyamoudedtooloo
include the Specific Plan Amendment and the l/7MAmendment.
C. All references io subsections 2.3 and 4.0.3tn the^^54O East Imperial Avenue Sneuifiu
Plan" are hereby deleted and replaced with^^54O East Imperial Avenue Specific Plan, um
amended by the Specific Plan AzncmdzoeoT.°
D. All references bo subsection 4.6.4 to the^^8peuifio 9luu" are hereby deleted and replaced
with^^54O East Imperial Avenue SpecifioPlan, omamended by the Specific Plan
Amondunmo1."
E. A new Section 4.l7im hereby added ms follows:
°4.17 BuildilMilispectioi . The City agrees bo use its best efforts toexpedite
the building inspection process for the Project. ThpDircctnrorhiodcoigueowdll
endeavor ho schedule building inspections within two business days of
Developer's request. In the event that City im unable tn perform such duties
within the time frxozo outlined in this Agreement, the City agrees that Developer
may hire and pay a consultant to perform such duties, with the express written
consent of the City, not toho unreasonably vvithbold.`^
F. /\ new oubnocdnu, Subsection 5.3.3^ im hereby added on follows:
^^5.3.3 To ensure that the above-referenced units designated as affordable remain
affordable to low, very low and extremely low households, Developer must enter
into an Affordable Housing Agreement with the City prior to the issuance of the
first certificate of occupancy issued for the Project. The Affordable Housing
Agreement must be recorded with the Los Angeles County Register-Recorder's
office."
G. Becdmu 5.8 is hereby deleted in its entirety and replaced with the following:
"The Project obul] bcdovclopcdin000upliuuoevvithdbmoumrgy
offioicocystandards set forth io the Specific Plan AzueodmocuL"
H. }\new section, Section 5.9, im hereby added an follows:
2
"5.9 Public Benefit Contributions. In exchange for the valuable development
rights secured by this Development Agreement, Developer agrees to make the
following contributions, in the aggregate amount of One Million Dollars
($1,000,000):
1. Developer will contribute Five Hundred Thousand Dollars ($500,000)to the
City, with Two Hundred and Fifty Thousand Dollars ($250,000) contributed
to the City before the first Certificate of Occupancy is issued for the first
Single-Family Detached Unit, and Two Hundred and Fifty Thousand Dollars
($250,000) contributed to the City before the twenty-fourth Certificate of
Occupancy is issued for the final Single-Family Detached Unit.
Notwithstanding the foregoing, the total amount of$500,000 must be
contributed to the City no later than five years from the date of the First
Amendment. As used herein, "the date of the First Amendment" is November
18, 2016,the effective date of the ordinance adopting this First Amendment.
2. Developer will contribute One Hundred Thousand Dollars ($100,000)to the
City's Aquatic Fund, to be contributed to the City no later than 60 days from
the date of the First Amendment.
3. Developer will contribute One Hundred Thousand Dollars ($100,000)to El
Segundo Little League (Challenger Division), to be contributed to the City no
later than 60 days from the date of the First Amendment.
4. Developer will contribute Three Hundred Thousand Dollars ($300,000)to
reimburse the City for its estimated costs of administering and enforcing the
affordable housing component of the Project, with One Hundred and Fifty
Thousand Dollars ($150,000)to be contributed to the City before the first
Certificate of Occupancy is issued for the first affordable unit and One
Hundred and Fifty Thousand Dollars ($150,000)to be contributed to the City
before the sixth Certificate of Occupancy is issued for the final affordable
unit. Notwithstanding the foregoing,the total amount of$300,000 must be
contributed to the City no later than five years from the date of the First
Amendment."
I. Exhibit "D" of the Development Agreement is hereby deleted in its entirety and replaced
with Exhibit"D-I" attached hereto and incorporated herein.
2. Good 1°'aaith Coninhance. This First Amendment shall constitute the City's Periodic
Review pursuant to Section 8.1 of the Development Agreement and City's determination
that Developer is in substantial compliance with the terms and provisions of the
Development Agreement.
3 fiffcct of Aniendineiit Except as expressly provided in this First Amendment,the
Development Agreement shall not be amended or otherwise modified. In the event there
is a conflict between the terms of the Development Agreement and the terms of this First
Amendment, the terms provided in this First Amendment shall control. On and after the
3
date hereof, each reference in the Development Agreement to"this Agreement,"
"hereunder," "hereof," "hereto," "herein,"or words of like import referring to the
Development Agreement shall mean and be a reference to the Development Agreement
as amended by this First Amendment.
4, Recordation. This First Amendment shall be recorded with the County Recorder of the
County of Los Angeles by the City Clerk of City.
5. t'0LInteroarts. This First Amendment may be executed in one or more counterparts, each
of which, taken together, shall constitute one fully executed original.
[Signatures on following page]
4
IN WITNESS WHEREOF, Developer and City of El Segundo have executed this First
Amendment on the date first above written.
CITY:
CITY OF EL SEGUNDO, a municipal corporation
By:
Suzanne Fuentes, Mayor
ATTEST:
Tracy Weaver, City Clerk
APPROVED AS TO FORM:
Mark D. Hensley, City Attorney
DEVELOPER:
EL SEGUNDO UNIFIED SCHOOL DISTRICT
By: �...
Its:
5
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attlaclied,and not the truthfulness,accuracy,or validity of that document.
State of California )
County of )
On before me, , a Notary Public,
personally appeared _...„ who proved to me on the basis of
satisfactory evidence to be the person(s)whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the
document to which this certificate is attached,and not the truthfulness,accuracy,or validity of that document.
State of California )
County of___ . ........... ...... )
On before me, ....w........., a Notary Public,
personally appeared .1.......... ... who proved to me on the basis of
satisfactory evidence to be the person(s)whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
SMRH:478038153 1 -6-
EXHIBIT "D-1"
5 4 0.............E A...........S............T.............IMPERIAL AVENUE SPECIFIC P...........LAN
HOUSING SET ASIDE— 5% Option 1/10% Option 2
................. ... .....
OPTION 1 (289 Total Units) 15 total OPTION 2 (58 Total Units) 6 units total
..........
Assisted Living Units Required Mixed Residenti- Units Required
..............
1. Extremely Low 2 1. Extremely Low 2
2 Very Low 2 2. Very Low 2
3. Low 3 3. Low 2
Total 15% Set Aside 7 Units Total 10% Set Aside 6 Units PN
Senior Condominiums/ Units Re
Apartments
1. Extremely Low 2 II
2. Very Low 3
3. Low 3
...............I'll,..............
Total 15% Set Aside 8 Units
R
................
The unit totals shown by income category in this table represent the proportional percentage of the City's total Regional Housing Needs
Assessment(RNA)allocation for the lower income categories shown In this case,the RHNA allocation for the combined lower income
categories is 71 total units The Extremely Low income category represents 31 percent of the total allocation;the Very Low income category
represents 31 percent of the total allocation and the Low Income category represents 38 percent of the total RHNA allocation,These same
percentages were applied to the unit totals for this project
SMM:478038153 1 -7-