CC RESOLUTION 4999 RESOLUTION NO. 4999
A RESOLUTION ADOPTING THE ADDENDUM TO THE PREVIOUSLY-
CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT FOR
ENVIRONMENTAL ASSESSMENT NO. 890 RELATED TO THE 540
EAST IMPERIAL AVENUE PROJECT, APPROVING ENVIRONMENTAL
ASSESSMENT NO. 1154 AND AMENDED SUBDIVISION NO. 16-01
FOR VESTING TENTATIVE MAP NO. 71582 AND AUTHORIZING THE
CITY MANAGER TO EXECUTE AN AFFORDABLE HOUSING
AGREEMENT RELATED TO THE SAME
The City Council of the City of El Segundo does resolve as follows:
SECTION 1: The City Council finds and declares that:
A. On January 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;
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
the California Environmental Quality Act (Public Resources Code §§
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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.;
I. This Resolution and its findings are made based upon the testimony and
evidence presented to the Commission at its September 8, 2016 hearing
including, without limitation, the staff report submitted by the Planning and
Building Safety Department; and
J, Concurrently with this resolution, the City Council has also introduced and
is expected to adopt an ordinance for Specific Plan Amendment No 16-01
for Specific Plan No 10-03 and Development Agreement Amendment No.
16-02 for Development Agreement No. 10-02.
SECTION 2: Factual Findings and Conclusions. The Council finds that the following
facts exist:
A. The subject property is located at 540 East Imperial Avenue in the
northwest portion of the City of El Segundo;
B. The property is comprised of six lots and the total site area is on the block
bounded by East Imperial Avenue to the north; Walnut Avenue to the
south, Sheldon Street to the west, and McCarthy Court to the east;
C. The surrounding land uses are primarily single-family and multi-family
residential uses in the Single-Family Residential (R-1) and Multi-Family
Residential (R-3) Zones to the east, west and south, with a mortuary
located on one parcel in the Neighborhood Commercial (C-2) Zone
located at the northeast corner of East Imperial Avenue and Sheldon
Street, west of the site. Land uses north of the site include a community
dog park within the corporate boundary of the City of El Segundo and LAX
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across Imperial Avenue in the City of Los Angeles;
D. The proposed project for the property at 540 East Imperial Avenue
consists of an amendment to the 540 East Imperial Avenue Specific Plan
for the construction of a 58-unit mixed residential development;
E. The subject site is irregular in shape with 455 feet of street frontage on
East Imperial Avenue and a total lot area of 5.65 acres;
F. The subject site is developed with eight single-story brick buildings
(22,488 square-feet total) that once served as administrative offices and
classrooms for the former Imperial Avenue Elementary School;
G. Vehicular access to the multi-family portion of the property (northern front
portion of the site) would be from East Imperial Avenue, while primary
vehicular access for the single-family portion of the property would be from
Walnut Avenue;
H. The proposed Amended Development Agreement grants the City public
benefits in exchange for certain development rights and requires the
applicant enter into an Affordable Housing Agreement with the City before
the first certificate of occupancy is issued for the project;
I. The Amended Vesting Tentative Tract Map No. 71582 would subdivide
the property into 25 lots plus one lettered lot; 24 single-family lots and one
lot for condominium purposed for the multi-family units.
SECTION 3: 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 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
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environmental analysis, impacts, and mitigation measures identified in the
2012 E/R 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:
1. 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).
2. 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 4: General Plan and Specific Plan. If approved, the proposed project
conforms to the City's General Plan and the 540 East Imperial Avenue Specific Plan 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
is consistent with Land Use Element Policy LU3-2.1 to "promote high
quality Multi-Family Residential developments with ample open space,
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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 service."
3. C1-1.14 to "require a full evaluation of potential traffic impacts
associated with proposed new development prior to project
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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.
& 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."
7. 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 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
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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 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 540 East Imperial Avenue Specific Plan.
Vesting Tentative Map (VTM) No. 71582 for project Option 2 proposes 25
new lots. The proposed lots vary in size and meet the minimum lot sizes
stated in the 540 East Imperial Avenue Specific Plan.
B. The design of the proposed subdivision is consistent with applicable
general and specific plans. As set forth in Section 4, this project meets the
goals and objectives of the General Plan.
C. The site is physically suitable for the proposed type of development in
that, after the proposed grading, the areas outside the required setbacks
on each individual lot will be relatively flat. The proposed lots meet the
size and dimension requirements to allow the subdivision of the existing
parcel. The previous land use and zoning designation for the property was
Planned Residential Development. The new 540 East Imperial Avenue
Specific Plan continues the residential use at a mix that is more in line with
the surrounding single-family and multi-family residential uses.
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D. The site is physically suitable for the proposed density of development.
The proposed project involves a subdivision of a 5.65-acre parcel into a
25-lot subdivision (Option 2).
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 elementary
school located in an urbanized area surrounded by existing single-family
and multi-family residences. 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: Approvals. Based on the foregoing and subject to the conditions listed on
the attached Exhibit "A," the City Council hereby:
A. Adopts the Addendum to the previously certified Final Environmental
Impact Report for Environmental Assessment No. 890 including the
Statement of Overriding Considerations and Mitigation Monitoring and
Reporting Program (MMRP), attached hereto as Exhibit B;
B. Approves Environmental Assessment No EA 1154 and Subdivision
Amendment No. 16-01 for Vesting Tentative Map No. 71582; and
C. Authorizes the City Manager to execute an Affordable Housing Agreement
with the applicant, in a form approved by the City Attorney's office.
SECTION 7: Reliance on Record. Each and every one of the findings and
determinations in this Resolution are based on the competent and substantial evidence,
both oral and written, contained in the entire record relating to the project. The findings
and determinations constitute the independent findings and determinations of the 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
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must work within the political framework within which it exists and with the limitations
inherent in that framework.
SECTION 9: Summaries of Information. All summaries of information in the findings,
which precede this section, are based on the substantial evidence in the record. The
absence of any particular fact from any such summary is not an indication that a
particular finding is not based in part on that fact.
SECTION 10: Concurrently with this resolution, the City Council has also
introduced and is expected to adopt an ordinance approving Specific Plan Amendment
No 16-01 for Specific Plan No 10-03 and Development Agreement Amendment No. 16-
02 for Development Agreement No. 10-02. In the event that the ordinance is not
adopted by the City Council, this resolution will be null and void and of no effect.
'SECTION 11: Except as otherwise stated in Section 10, this Resolution will
SECTION
effective immediately upon adoption and will remain effective until superseded
by a subsequent resolution.
SECTION 12: A copy of this Resolution must be mailed to D.R. Horton Homes
CA2, Inc. and the El Segundo Unified School District, and to any other person
requesting a copy.
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PASSED, APPROVED, AND ADOPTED ORDINANCE No. 4999 on this 28th day of
September, 2016.
u Za ne Fuentes, Mayor
ATTEST:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of El Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is five; that the foregoing
Resolution No. 4999 was duly passed, approved and adopted by said City Council at a
regular meeting held on the 28th day of September, 2016, approved and signed by the
Mayor, and attested to by the City Clerk, by the following vote:
AYES: Mayor Fuentes, Mayor Pro Tern Boyles, Council Member Dugan,
NOES: None
ABSENT: None
ABSTAIN: None
........ `
Tra . er, ity Clerk
APPROVED AS TO FORM:
Mar Hensley, ty orney
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CITY COUNCIL RESOLUTION NO. 4999
Exhibit A
CONDITIONS OF APPROVAL
In addition to all applicable provisions of the El Segundo Municipal Code ("ESMC"),
D.R. Horton Homes CA2 Inc., agrees to comply with the following provisions as
conditions for the City of El Segundo's approval for Environmental Assessment (EA No.
1154), era seen , Zone GhaRge No,
4.0-01, nee—o endment No. 19 06, DevelopmeRt Agr,eeme„ ,
� tfi iei � wtat+ oc.
71�0 and 71X82 Specific Plan
Amendment No. SPA 16-01 for SP No. 10-03, Subdivision No. Sub 16-01 for Amended
Vesting Tentative Tract Map No. 71582, and Development Agreement Amendment No.
16-01 for Development Agreement No. 10-02 ("Project Conditions"). The proposed
revisions to these conditions of approval are illustrated with for existing
Ianpuaae that is proposed for elimination and underlined for proposed new lan qua e.
Planning and Building Safetv 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 previously certified Final Environmental Impact Report 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 B 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 facade of
the building must be in compliance with the 540 East Imperial
Avenue Specific Plan Amendment Section 4.2(F) Development
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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 4 -2-1„ .Chaoter 15-
5A). 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. The applicant must provide a sufficient number of bicycle racks to
accommodate storing at least 8 bicycles (Option 1).
Employees 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
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promotional materials; and bicycle route and facility information.
Two kiosks with such information must be provided for Option 1
with one Kiosk located in the senior portion of the project and the
second kiosk located in the assisted living facility to the satisfaction
of the Director of Planning and Building Safety:� ki amt be
vii tied t e-senior l usingl4nu4bfatm"r4ie f4he
am*
9. 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. Separate trash and recycling facilities must
be provided for each of the three components of Option 1 (senior
housing, assisted living and multi-family). Separate trash and
recycling enclosures must be provided for the multi-family portion of
Option 2.
10. Ground level mechanical equipment, refuse collectors, storage
tanks, generators, and other similar facilities must be screened
from view with dense landscaping and walls of materials and
finishes compatible with the overall design of the project and any
ancillary buildings.
11. Exterior lighting must be designed to minimize off-site glare.
12. The building must be designed to comply with all ESMC standards
for the attenuation of interior noise.
13. -t of Coop,-p3oGy-4he- i` t
g-a -Sa et
der-ship in En nevi nm ign
( ) i or.
04ector of ' la"n - afet ten4+iee- f4h
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e -ee " . d war a ec of Vim tea.
wing- 4GaflA
i�ffr w�ifieat�� lar- i�gm .
� yJea t. All homes rnrt achieve a 15% improvement
over the standards established in the 2013 California Enerqv
Standard Codes.
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14. The applicant agrees to set aside 15% of the total number of units
constructed for Option 1. The units must be distributed as follows:
31% of the total 15% for the extremely low income senior
household category; 31% of the 15% for the very low income senior
household category; and 38% of the 15% for the low income senior
household category to be split equally between the assisted living
and condominium/apartment units. 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. The Developer must submit an
income verification monitoring plan to the Director of Planning and
Building Safety before issuance of Certificate of Occupancy.
15. The applicant agrees to set aside 10% of the total number of units
constructed for Option 2. The units must be distributed as follows:
31% of the total 10% for the extremely low income wrier
household category; 31% of the 10% for the very low income senior
household category; and 38% of the 10% for the low income seflier
household category to be split equally between the multi-family
condominium/apartment units. 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. 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. The Developer and the Citv must enter into an
Affordable Housinq Agreement, which will include sub.m.A.—an
income verification monitoring plan., tr ri +d
aftty--before issuance of Certificate of Occupancy'
protect will fulfill the affordability requirements set forth in the
Specific Plan by orovidinq a total of 6 affordable units to qualified
households, which represents 10% of the total 58 units. The units
will be provided in the multi-family section of the project and will be
evenlv distributed throuqhout the entire proiect by providing one
unit in each multi-familv buildinq. The "affordable" units must be
similar in exterior appearance, interior appointments, and
configuration and basic amenities (such as storage space and
outdoor livinq areas) to the "market rate" units in the proposed
oroiect. Further, covenants and aqreements must be recorded as
to the affordable units, which would ensure the units remain
affordable for a term of 20 vears, concurrently with the recordation
of the final map or the issuance of the first certificate of occupancv
of the building.
16. The applicant must provide a marketing implementation plan that
includes, without limitation, notification to residents of El Segundo
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regarding the availability of affordable housing in the project,
eligibility requirements, application requirements, and access to
application materials to the satisfaction of the Director of Planning
and Building Safety.
17. A minimum of two building materials must be provided in each
component of each project option (Option 1 and Option 2) to the
satisfaction of the Director of Planning and Building Safety.
18. The project must meet all design criteria of the Specific Plan to the
satisfaction of the Director of Planning and Building Safety.
Buildino Division Conditions
19. 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.
20. Before grading permits are issued, the applicant must submit a
soils report to the Planning and Building Safety Department for
review and approval.
21. 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 Buildina Code,
2013 California Mechanical Code, 2013 California Plumbinq.,Code,�
2013 California Electrical Code, and 2M 2013 California Enerqy
Code, all as adopted by the ESMC. For project submitted for plan
review after January 1, 2017, the 2015 editions of the uniform
codes, as adopted by the City, will apply.
22. Before building permits are issued, plans must show compliance
with accessibility requirements per the 2013 California Building
Code, as adopted by the ESMC.
23. The applicant must provide a complete pool enclosure that
encompasses the pool per the 2013 California Building Code, as
adopted by the ESMC.
24. The applicant must provide a disabled access lift to access the pool
per the 2013 California Building Code, as adopted by the ESMC.
25. At least one stairway must access the roof per the 2013 California
Building Code, as adopted by the ESMC.
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Fire Departrnent Conditions
26. The project must comply with all applicable requirements in the
2013 California Buiidino and Fire Codes, and the 2013
International Fire Code as adopted by the ESMC and El Segundo
Fire Department regulations. For oroiects submitted for plan review
after January 1,. 2017, the 2016 editions of the uniform codes, as
adopted by the City, will apply.
27. Construction of any cafeteria or kitchen facilities in the assisted
living facility 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.
28. 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.
29. Any diesel-powered generators must be approved by the Fire
Department, Environmental Safety Division, and provide for
secondary containment, placarding, spill detection and prevention.
Underground tanks require additional environmental monitoring
requirements.
30. 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.
31, The applicant, or designee, must contact Underground Service
Alert before digging or excavating.
32. Any demolition must be screened for asbestos and lead, with
proper notifications to South Coast Air Quality Management District
(SCAQMD).
Public Works Department Conditions
31 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 (Mr. John Deng at(310) 783-9305).
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34. Before the City issues a Certificate of Occupancy, the applicant
must ensure that all curb, gutters, A.C. pavement and driveway
aprons fronting 540 East Imperial Avenue and the property frontage
along Walnut Avenue will be replaced as required by the Public
Works Department.
35. 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.
36. The applicant must secure any required encroachment permits
from the Public Works Department before commencing any work in
the public right-of-way.
37. 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.
38. 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.
39. Before the City issues a building permit, the applicant must clean
and inspect (via remote TV camera) the project sewer lateral. If
found impaired, the applicant is responsible for the replacement of
the lateral.
40. 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:
• 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.
• 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.
41. Construction related parking must be provided on-site.
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42. All record drawings (as-built drawings) and supporting
documentation must be submitted to the Public Works Department
before scheduling the project's final inspection.
Police Department Conditions
43. Before the City issues a building permit, 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 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 shall be illuminated at all
times with a minimum maintained one foot-candle of light on the
walking surface.
44. 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, and must be included as a page in the
stamped approved set of plans.
45. Lighting devices must be enclosed and protected by weather and
vandal resistant covers.
46. Stairways must be illuminated with a minimum maintained one foot-
candle of light on all landings and stair treads at all times.
47. Recessed areas of building or fences, which have a minimum depth
of two feet, a minimum height of five feet, and do not exceed six
feet in width and are capable of human concealment, must be
illuminated with a minimum maintained 0.25 foot-candles of light at
ground level during the hours of darkness. This requirement applies
to defined recessed areas which are within six feet of the edge of a
designated walking surface with an unobstructed pathway to it, not
hindered by walls or hedge row landscaping a minimum of two feet
in height.
48. 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
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device or a time-clock with an astronomic clock feature and capable
of operating during a power outage.
49. 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.
50. 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.
51. 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.
52. 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.
51 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.
54. 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.
55. All pool entrances must be posted with "No Trespassing" signs.
56. Any pool restroom and shower doors must have access control as
reviewed and approved by the El Segundo Police Department.
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57. Exterior gates leading to the pool must be secured by electronic
access control.
58. When a specific project option is selected, the ESPD may require
the applicant to comply with more specific requirements as they
pertain to: doors/hardware, windows, mailboxes, lighting,
landscaping, addressing, stairwells, trash dumpsters, parking, other
possible requirements they may pertain to a specific assisted living
facility layout(access controls).
Construction Conditions
59. Before any construction or demolition 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.
59a. Perimeter walls which are common to adjoining vrocerties aliong,
Sheldon Avenue, Walnut Avenue, and McCrthv Court, are allowed
a maximum height of 8 feet as measured from the highest grade.
591x. The amlicant must orovide at least a 48-hours' notification to all
adiacent Propertv owners. before anv vermin fumigation.
60. Public sidewalks must remain open at all times.
61. All haul trucks hauling soil, sand, and other loose materials must
either be covered or maintain two feet of freeboard.
62. 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.
63. 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.
64. Construction vehicles cannot use any route except the City's
designated Truck Routes.
65. The applicant must develop and implement a construction
management plan, as approved by the Public Works Department,
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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.
• 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.
66. 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.
67. 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.
68. If materials spills occur, they must be cleaned up in a way that will
not affect the storm drain system.
69. The project must comply with ESMC Chapter 5-4, which
establishes storm water and urban pollution controls.
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70. Before anticipated rainfall, construction dumpsters must be covered
with tarps or plastic sheeting.
71. 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.
72. The owner or contractor must conduct daily street sweeping and
truck wheel cleaning to prevent dirt in the storm drain system.
73. Storm drain system must be safeguarded at all times during
construction.
74. All diesel equipment must be operated with closed engine doors
and must be equipped with factory-recommended mufflers.
75. Electrical power must be used to run air compressors and similar
power tools.
76. 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.
77. During construction, the contractor must store and maintain
equipment as far as possible from adjacent residential property
locations northwest of the site.
78. 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
79. Pursuant to ESMC §§ 15-27A-1, et seq., and before building
permits are issued, the applicant must pay a one-time library
services mitigation fee in accordance with Section 5.4 of the
Development Agreement and Resolution No. 4687. The fee amount
must be based upon the adopted fee at the time the building permit
is issued.
80, 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 Section 5.4 of the Development
-22-
Agreement and Resolution No 4687. The fee amount must be
based upon the adopted fee at the time the building permit is
issued.
81. 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 Section 5.4 of the
Development Agreement and Resolution No. 4687. The fee amount
must be based upon the adopted fee at the time the building permit
is issued.
82. 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 Section 5.4 of the Development
Agreement and Resolution No. 4687. The fee amount must be
based upon the adopted fee at the time the building permit is
issued.
81 Before building permits are issued, the applicant must pay the
required sewer connection fees (as specified in ESMC Title 12-3).
84. 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 Section 5.4 of the Development
Agreement and Resolution No. 4443.
85. 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).
Miscellaneous
86. The tentative map will expire pursuant to Government Code §
66452.6 and ESMC § 14-1-12.
87. D.R. Horton CA2, Inc., 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.
1154, Specific Plan Amendment No 16-01 for Specific Plan No. 10-
03, Development Agreement Amendment No. 16-01 for
Development Agreement No. 10-02, and Subdivision Amendment
No.16-01 for Vesting Tentative Tract Map no 71582. 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,
-23-
arising out of the City approval of Environmental Assessment No.
1154, D.R. Horton CA2, Inc., 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, Greg Paley on behalf of the D.R. Horton CA2, Inc., certifies that
he/she has M read, understo od, and agrees to the Project Conditions listed in this
document
Signature
' ......r�p;'"•. ir,,".,.J„�•::;�' .°�f'"„ 'u� fie". S,sad �' �� ., .¢'.. "°wwi.w•�• S", r/e�,fir";•✓,""� II .
Name/Titl6
-24-
EXHIBIT B
CITY' OF EL SEGUNDO
540 EAST' IMPERIAL AVENUE
SPECIFIC
Environmental Impact Report
SCH No. 2011071019
Project Case Nos. EA 890, DA10-02, SP10-03, SUB 10-01,
ZTA 10-06, ZC 10-01, GPA 10-03
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
ADOPTED January 2012
° • 0 0 ° •
INTRODUCTION
The Final Environmental Impact Report for the 540 East Imperial Avenue Specific Plan Project (State
Clearinghouse #2011071019) identified mitigation measures to reduce the adverse effects of the project in
the areas of: air quality,greenhouse gas emissions, noise, and transportation. Additionally, the Initial Study
for the 540 East Imperial Avenue Specific Plan Project identified mitigation measures to reduce adverse
effects of the project in the areas of: aesthetics, biological resources, cultural resources, geology and soils,
and hazards and hazardous materials.
The California Environmental Quality Act (CEQA) requires that agencies adopting environmental impact
reports ascertain that feasible mitigation measures are implemented, subsequent to project approval.
Specifically, the lead or responsible agency must adopt a reporting or monitoring program for mitigation
measures incorporated into a project or imposed as conditions of approval.The program must be designed
to ensure compliance during applicable project timing, such as design, construction, or operation (Public
Resource Code Section 21081.6).
The Mitigation Monitoring and Reporting Program (MMRP) shall be used by the City El Segundo staff
responsible for ensuring compliance with mitigation measures associated with the 540 East Imperial
Avenue Specific Plan Project. Monitoring shall consist of review of appropriate documentation, such as
plans or reports prepared by the party responsible for implementation, or by field observation of the
mitigation measure during implementation.
The following table identifies the mitigation measures by environmental resource area. The table also
provides the specific mitigation monitoring requirements, including implementation documentation,
monitoring activity, timing and responsible monitoring party. Verification of compliance with each
measure is to be indicated by signature of the mitigation monitor, together with date of verification. The
Project Applicant and the Applicant's contractor shall be responsible for implementation of all mitigation
measures, unless otherwise noted in the table.
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o v
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= W (3) (n U�0 LIO
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(;5 = (2) U)
CL E 0 --S -2 E 7�;
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M CV5 c gq2 0 E (D E
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E u) o c, a) W Co WE E
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co E (D CL u, (13)
l!m mv, 5) ts > a) cy, (1) ul) 75 C,
cc -o - �5 2 En c a-) 2 - W CD C
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cz -ZI5 00 2
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a) a) co
o C-)
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cf) w cn 0)
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cu CD (1) CD
C)
cfJ E cd E
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C's
C', cn I U)
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ca
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C D c-
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0 CL 2 CL S .2 R: C`.2 ig: cm.2 171.2
.5;;
0 •w a) crj -0 In Cts -0 (n (D cn a) W CD
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a) a) 0
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cn cm
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57 - -C, 4.
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(15 8 0
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lion, CL) 0 2 _0 16 (D cm cTJ cd E
a) c) C's
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cl)
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ro (D
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cm <
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