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CC RESOLUTION 4867RESOLUTION NO. 4867 A RESOLUTION APPROVING A MITIGATED NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT NO. EA -997; ADOPTING GENERAL PLAN AMENDMENT NO. GPA 12 -03; AND APPROVING SUBDIVISION NO. 12 -07 FOR VESTING TENTATIVE PARCEL MAP NO. 71788, CONDITIONAL USE PERMIT NO. CUP 12- 08, ADMINISTRATIVE USE PERMIT NO. AUP 13 -11, AND PARKING DEMAND STUDY NO. PDS 12 -06 FOR THE 888 NORTH SEPULVEDA BOULEVARD SPECIFIC PLAN PROJECT. The City Council of the City of El Segundo does resolve as follows: SECTION 1: The City Council finds and declares that: A. On September 11, 2012 The Realty Associates Fund IX, L.P., filed an application for an Environmental Assessment No. EA -997, General Plan Amendment No. GPA 12 -03, Specific Plan No. SP 12 -05, Zone Change No. ZC 12 -03, Zone Text Amendment No. ZTA 12 -05, Development Agreement No. DA 12 -04, Subdivision No. SUB 12 -07 for Vesting Tentative Map Parcel Map No. 71788, Conditional Use Permit No. CUP 12 -08, Administrative Use Permit No. AUP 13 -11, and Parking Demand Study No. PDS 12 -06, to re- designate and rezone an approximately 2.98 acre property at 888 North Sepulveda Boulevard from Corporate Office (CO) Zone to 888 North Sepulveda Boulevard Specific Plan (888 NSBSP). Approving this application ( "the Project ") would allow construction of a five - story, 89 -foot high, 111,350 square -foot hotel with up to 190 rooms; one level of underground parking; a subdivision of 2 lots into 3 lots; a remote airport parking facility; and joint use of parking; B. The application was reviewed by the City of El Segundo Planning and Building Safety Department for, in part, consistency with the General Plan, the 888 North Sepulveda Boulevard Specific Plan, and conformity with the El Segundo Municipal Code ( "ESMC "); C. In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA "), the regulations promulgated thereunder (14 Cal. Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the City's Environmental Guidelines (City Council Resolution No. 3805, adopted March 16, 1993); D. An Initial Study /Mitigated Negative Declaration (ISMND) was prepared pursuant to the requirements of CEQA Guidelines § 15070; E. The Planning and Building Safety Department completed its review and -1- scheduled a public hearing regarding the application before the Planning Commission for February 27, 2014; F. On February 27, 2014, the Commission continued the public hearing to March 13, 2014; G. On March 13, 2014, the Commission held a public hearing to receive public testimony and other evidence regarding the applications including, without limitation, information provided to the Commission by City staff and public testimony, and representatives of The Realty Associates Fund IX, L.P.; Following the public hearing, the Planning Commission adopted Resolution No. 2750 recommending that the City Council approve the project; H. On April 1, 2014, the City Council held a duly advertised public hearing in the Council Chamber of the El Segundo City Hall, 350 Main Street to receive public testimony and other evidence regarding the applications including, without limitation, information provided to the Council by City Staff, public testimony, and representatives of The Realty Associates Fund IX, L.P. c/o Barnard Ventures, LLC; and This Resolution and its findings are made based upon the testimony and evidence presented to the City Council at its April 1, 2014 hearing including, without limitation, the staff report submitted by the Planning and Building Safety Department. SECTION 2: Factual Findings and Conclusions. The City Council finds that the following facts exist: A. The subject property is located at 888, 892, and 898 North Sepulveda Boulevard in the northeast portion of the City of El Segundo; B. The property is comprised of two lots on the northeast corner of North Sepulveda Boulevard and Walnut Avenue. The 2.98 acre site varies from 113 feet to 106 feet above mean sea level (MSL) and as much as 18 feet lower than North Sepulveda Boulevard; C. The surrounding land uses are primarily a mix of commercial office, restaurant, light industrial and research and development uses in the Commercial Office (CO) and Light Industrial (M -1) Zones to the north, east, south and west; D. The proposed project for the portion of the property at 888 North Sepulveda Boulevard consists of the construction of a five -story, 89 -foot high, 111,350 square -foot hotel with up to 190 rooms; -2- E. The subject site is developed with one eight -story, 95,360 square -foot office building at 898 North Sepulveda Boulevard, and one seven - level, 808 stall parking structure at 892 North Sepulveda Boulevard. The 888 North Sepulveda Boulevard portion of the site is currently vacant; F. Vehicular access would be provided from two driveway entrances; primary access for the hotel would be from North Sepulveda Boulevard. Primary access to the parking structure would be from Walnut Avenue; G. The proposed General Plan re- designation and rezoning of the Project Site would change the General Plan land use designation from Corporate Office to the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) designation and rezone the area from the Corporate Office (CO) Zone to the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone; and H. The re- zoning and General Plan re- designation would allow and encourage the development of an upscale hotel and a mix of uses in support of local area businesses. The total maximum FAR would be (1.41) combined for the entire site. SECTION 3: Environmental Assessment. The City Council makes the following environmental findings: A. The City completed an Initial Study /Mitigated Negative Declaration of Environmental Impacts (IS /MND) for this project pursuant to CEQA Guidelines § 15063. The Initial Study demonstrated that the Project would not have a significant effect on the environment with the implementation of mitigation measures. A Notice of Intent to Adopt a Mitigated Negative Declaration prepared pursuant to CEQA Guidelines §§ 15072 and 15073, and the Initial Study /Mitigated Negative Declaration was available for public comment from December 12, 2013 to January 13, 2014 pursuant to CEQA Guidelines §15082. B. The mitigation measures identified in the Mitigated Negative Declaration are sufficient to reduce all identified environmental impacts to less than significant levels. C. In accordance with CEQA Guidelines § 15074, the record on which the City Council's findings are based is located at the Planning and Building Safety Department, City of El Segundo, 350 Main Street, El Segundo, California 90245. The custodian of the record if the Director of Planning and Building Safety. D. Accordingly, based upon the evidence presented to the Planning Commission, the City need not prepare and environmental impact report for the Project. -3- SECTION 4: General Plan and Specific Plan. If approved, the proposed project conforms to the City's General Plan and the 888 North Sepulveda Boulevard Specific Plan as follows: A. Following a General Plan Amendment, the General Plan Land Use Designation of the project site would be 888 North Sepulveda Boulevard Specific Plan (888 NSBSP). This designation is intended to permit hotel, office and a mix of uses in support of local area businesses. As conditioned, the proposed project would be compatible with the General Plan. B. Implementation of the Project will meet relevant goals and policies of the Land Use Element. Implementation of the Project will help achieve Land Use Element Goal LU4, which is the "provision of a stable tax base for El Segundo through commercial uses." If approved, the development will incorporate a high quality hotel with amenities that will help contribute to the stability of the tax base in the City. The Project will be built and maintained in accordance with these requirements and regulations and the requirements and regulations of the 888 North Sepulveda Boulevard Specific Plan. C. The proposed project is consistent with Land Use Element Objective LU4- 4 to provide areas where development has the flexibility to mix uses, in an effort to provide synergistic relationships which have the potential to maximize economic benefit, reduce traffic impacts, and encourage pedestrian environments" in that the project will provide a new hotel development on a site that is currently developed with an office building and a parking structure. D. Economic Development Policy ED1 -2.2, states the City should seek to "maintain and promote land uses that improve the City's tax base, balancing economic development and quality of life goals." Allowing construction of a hotel will increase the City's attractiveness with businesses in the area by making more hotel rooms available for business travelers. Quality of life issues have been balanced against economic development in that the Traffic Study for the Project indicates that the existing roadway system is adequate for the proposed use. E. Implementation of the Project will meet relevant goals and policies of the Circulation Element. The Project is consistent with Circulation Element Objective C1 -1 to "provide a roadway system that accommodates the City's existing and projected land use and circulation needs." The Traffic Study for the Project indicates that the existing roadway system is adequate for the existing and proposed uses. No mitigation measures other than the payment of traffic impact fees are required. IQ F. The Project is consistent with Circulation Element Policy 3 -2.1 to "ensure the provision of sufficient on -site parking in all new development." The overall parking requirement for the hotel is 168 parking spaces and the parking requirement for the existing office building is 228 parking spaces. The total parking provided for both the hotel and office uses based on the shared parking analysis is 307 parking spaces within the 808 -space parking structure. In addition, 72 on -site spaces will be provided on the hotel site. Therefore the Project meets the minimum on -site parking requirements. G. The Project is consistent with Air Quality Element Goal AQ10 regarding the "reduction in particulate emissions from paved and unpaved roads, parking lots, and road and building construction." The Project will be required as a condition of approval to comply during all phases of construction with South Coast Air Quality Management District (SCAQMD) rules and regulations to minimize fugitive dust and other emissions resulting from the construction process. H. Implementation of the Project will meet relevant goals and policies of the Noise Element. The Project is consistent with Noise Element Policy N1- 2.1 to "require all new projects to meet the City's Noise Ordinance Standards as a condition of building permit approval" and Program N1- 2.1A to "Address noise impacts in all environmental documents for discretionary approval projects." The Mitigated Negative Declaration prepared for the Project identifies that, after mitigation, no thresholds of significance for noise will be exceeded during construction or operation and the Project will be consistent with the relevant requirements of the City's Noise Element. The Project is consistent with Noise Element Objective N1 -2 "to ensure that City residents are not exposed to stationary noise levels in excess of El Segundo Noise Ordinance standards." The Project will be required as a condition of approval to observe the City's limits on construction hours, to use equipment with mufflers and other State required noise attenuating devices, and to use construction noise reduction methods such as shutting off idling equipment and staging equipment away from nearby occupied uses. J. Implementation of the Project will meet relevant goals and policies of the Public Safety Element. The Project is consistent with Public Safety Element Objective PS1 -1 to "reduce exposure to potentially hazardous geological conditions through land use planning and project review" and Program PS2 -1.1A "to enforce the [California] Building Code." The Building and Safety Division will ensure compliance with current building code requirements and adequate geotechnical investigation before a -5- building permit is issued. K. The Project is consistent with Public Safety Element Policy PS6 -1.1 to "review projects and development proposals, and upgrade fire prevention standards and mitigation measures in areas of high urban fire hazard." The Fire Department has preliminarily reviewed the Project and will ensure compliance with this policy before a building permit is issued. SECTION 5: Subdivision. The City Council cannot make any of the findings for denial set forth in ESMC § 14 -1 -6 for the following reasons: A. The proposed map is consistent with applicable general and specific plans as specified in Government Code § 65451. As set forth in Section 4 of this Resolution, this project meets the goals and objectives of the General Plan and it is consistent with the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP). Vesting Tentative Parcel Map (VTPM) No. 71788 proposes three new lots. The proposed lots vary in size and meet the minimum lot sizes stated in the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP). B. The design of the proposed subdivision is consistent with applicable general and specific plans. As set forth in Section 4, this project meets the goals and objectives of the General Plan. C. The site is physically suitable for the proposed type of development in that, the proposed lots meet the minimum size and lot frontage requirements to allow the subdivision of the existing parcels. The previous land use and zoning designation for the property was Corporate Office. The new 888 North Sepulveda Boulevard Specific Plan continues a commercial office and a parking structure that is still compatible with the surrounding land uses and physically suitable for the site. The new hotel and the remote airport parking facility will be compatible with the surrounding land uses and are physically suitable for the site. D. The site is physically suitable for the proposed density of development. The proposed project involves a subdivision of a 2.98 acre parcel into a 3- lot subdivision. The proposed maximum FAR of 1.41 for the entire site is consistent with the 888 North Sepulveda Boulevard Specific Plan. Each new lot will meet or exceed the minimum size and lot frontage requirements. E. The design of the subdivision or the proposed improvements is unlikely to cause substantial damage or substantially and avoidably injure fish or wildlife or their habitat. The proposed project site is a former commercial office site in an urbanized area surrounded by commercial and light industrial uses. There are no fish or wildlife habitats on the site that could be damaged by the proposed subdivision or new development. F. The design of the subdivision will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The proposed subdivision is not anticipated to conflict with any known easements located at, or near the property. No easements have been identified on the subject site. SECTION 6: Conditional Use Permit Findings. Pursuant to ESMC § 15 -23 -6, the City Council finds as follows: A. That the proposed location of the conditional use is in accord with the objectives of this Title and the purposes of the zone in which the site is located. 1. The proposed hotel will be located on a currently vacant parcel at 888 North Sepulveda Boulevard in the proposed 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone. Hotels are conditionally permitted uses in the existing Corporate Office (CO) Zone. Hotels are conditionally permitted uses in the proposed 888 NSBSP Zone. Therefore, the proposed location of the conditional uses is in accord with the objectives of this Title and the purposes of the zone in which the site is located. 2. The 888 NSBSP Zone permits, and the surrounding land uses include commercial retail, restaurant, general office and medical - dental office uses, and conditionally permits hotel uses. The proposed hotel will be similar and compatible with the surrounding commercial uses. B. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 1. The 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone conditionally permits a hotel. The hotel will be operated and maintained in compliance with the 888 NSBSP. The surrounding land uses include compatible commercial, industrial and general office uses. The hotel operates 24 hours a day, 7 days a week. The remote airport parking facility to be located in the parking structure adjacent to the hotel will also operate 24 hours a day, 7 days a week. Industrial uses that are located east of the project site also operate with multiple work shifts with extended hours. No residential uses are located in the vicinity of the hotel. The proposed hotel will be similar and compatible with the surrounding uses and would not -7- be detrimental to the public health, safety or welfare, or materially injurious to properties of improvements in the vicinity. C. That the proposed conditional use will comply with each of the applicable provisions of this Chapter. The proposed hotel will be located on a currently vacant parcel at 888 North Sepulveda Boulevard in the 888 NSBSP Zone. The hotel is a conditionally permitted use in the 888 NSBSP Zone. The project as proposed complies with the development standards and design guidelines of the 888 North Sepulveda Boulevard Specific Plan. SECTION 7: Administrative Use Permit Findings: Pursuant to ESMC § 15 -22 -5, the City Council finds as follows: A. There is compatibility of the particular use on the particular site in relationship to other existing and potential uses within the general area in which the use is proposed to be located. 1. The applicant proposes to provide a remote airport parking facility on -site. A remote airport parking facility has been operating on -site on an interim basis. The proposed permanent airport parking facility will utilize 488 excess parking spaces and share 17 parking spaces with the adjacent existing office building and proposed hotel that are located in an existing 808 -stall parking structure at 892 North Sepulveda Boulevard. The remote airport parking facility will complement the new hotel use and provide a convenient service for hotel patrons. The existing parking structure is compatible with the surrounding uses and the use of a portion of the parking spaces for a remote airport parking facility will be compatible with the other commercial and industrial uses in the surrounding area. Sufficient parking spaces will remain to serve the office and hotel uses in compliance with the requirements of the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP). 2. The General Plan Land Use designation for the site is 888 North Sepulveda Boulevard Specific Plan and the zoning for the site is 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone. Remote airport parking facilities are permitted with the approval of an Administrative Use Permit in accordance with 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) 4.0 (c)(i). 3. The 888 North Sepulveda Boulevard, Specific Plan (888 NSBSP) Zone permits, and the surrounding land uses include commercial retail, restaurant, general office and medical - dental office uses, and conditionally permits hotel uses. The proposed remote airport M parking facility will be similar and compatible with the surrounding commercial uses. B. The proposed use is consistent and compatible with the purpose of the Zone in which the site is located. 1. The General Plan Land Use designation for the site is 888 North Sepulveda Boulevard Specific Plan. 2. The zoning for the site is 888 North Sepulveda Boulevard Specific Plan (888 NSBSP. The proposed use (remote airport parking) requires an Administrative Use Permit in accordance with 888 NSBSP § 4.0 (c)(i). 3. The purpose of the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone is to provide for developing commercial establishments serving the city and surrounding area. The regulations of the 888 NSBSP Zone are designed to promote and control growth of commercial uses including hotels, offices, retail, restaurants, cafes, and remote airport parking. 4. The surrounding land uses include: commercial retail, restaurants, office, light industrial, and research and development uses. The proposed remote airport parking facility will be compatible with the surrounding land uses. C. The proposed location and use and the conditions under which the use would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 1. The remote airport parking facility will be located in an existing parking structure at 892 North Sepulveda Boulevard in the 888 NSBSP Zone. The remote airport parking facility is a use allowed subject to an Administrative Use Permit. The remote airport parking facility will meet all the development standards of the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP) Zone and sufficient parking will be provided on -site in compliance with the 888 NSBSP and ESMC Chapter 15 -15. 2. The surrounding land uses include commercial retail, restaurants, office, light industrial, and research and development uses. 3. The proposed hours of operation for the remote airport parking facility are 24 hours per day, 7 days a week. The remote airport RE parking facility will be required to meet the noise and vibration requirements of ESMC § 7 -2 -1. D. Potential impacts that could be generated by the proposed use, such as noise, smoke, dust, fumes, vibration, odors, traffic, and hazards have been recognized and mitigated. 1. The remote airport parking facility will not create any new impacts that would not be normally associated with the operation of the existing parking structure. 2. The proposed hours of operation for the remote airport parking facility are 24 hours per day, 7 days per week. The proposed remote airport parking use is located in a predominantly commercial /industrial area that is not adjacent to any residential uses, which will minimize noise impacts on sensitive uses. 3. Adequate parking for the new hotel and the existing office building will be provided onsite. 4. The environmental impacts of the proposed uses in the 888 North Sepulveda Boulevard Specific Plan (888 NSBSP), including the remote airport parking facility and the proposed hotel were evaluated in an Initial Study /Mitigated Negative Declaration. The Initial Study /Mitigated Negative Declaration found that any potentially significant impacts of the proposed project will be mitigated to a less than significant level. As a result, the potential impacts that could be generated by the proposed uses, such as noise, smoke, dust, fumes, vibration, odors, traffic, and hazards have been recognized and mitigated. SECTION 8: Approvals. A. Subject to the conditions listed on the attached Exhibit "A," which are incorporated into this Resolution by reference, the City Council adopts an Initial Study /Mitigated Negative Declaration (IS /MND) prepared for Environmental Assessment No. EA -997. While too voluminous to be attached to this Resolution, the IS /MND is incorporated by this reference. B. The City Council adopts the attached Findings of Fact as set forth in Exhibit "B," which are incorporated into this Resolution by reference. C. In accordance with the requirements of Public Resources Code §§ 21081(a) and 21081.6, the City Council adopts the Mitigation Monitoring and Reporting Program (MMRP) as set forth in attached Exhibit "C" which is incorporated into this Resolution by reference. The City Council adopts -10- each of the mitigation measures expressly set forth in the MMRP as conditions of approval of the Project. The other Project conditions of approval and compliance with applicable codes, policies, and regulations will further ensure that the environmental impacts of the Project will not be greater than set forth in the Mitigated Negative Declaration and these findings. D. The City Council amends the proposed Land Use Plan ( "Northeast Quadrant" subsection) of the Land Use Element of the General Plan to reflect the change of the Project area from Corporate Office to 888 North Sepulveda Boulevard Specific Plan. The corresponding changes as set forth in attached Exhibit D, which is incorporated into this Resolution by reference. E. The City Council amends the 1992 General Plan Summary of Existing Trends Buildout (Exhibit LU -3) of the Land Use Element to reflect the change of the Project area from Corporate Office to 888 North Sepulveda Boulevard Specific Plan. The corresponding changes to the Land Use Element are set forth in attached Exhibit E, which is incorporated into this Resolution by reference. F. The City Council amends the General Plan Land Use Map to reflect the change of the Project from Corporate Office to 888 North Sepulveda Boulevard Specific Plan. The corresponding changes to the Land Use Map are set forth in attached Exhibit F, which is incorporated into this Resolution by reference. SECTION 9: Reliance on Record. Each and everyone of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 10: Limitations. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 11: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The -11- absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 12: This Resolution will remain effective until superseded by a subsequent resolution. SECTION 13: A copy of this Resolution must be mailed to Realty Associates Fund IX, L.P., and to any other person requesting a copy. SECTION 14: This Resolution is the City Council's final decision and will become effective immediately upon adoption. PASSED, APPROVED AND ADOPTED this 1st day of April 2014. ATTEST: Tracy Weav , City Clerk 8uzatYne Fuentes, Mayor APPROVED AS TO FORM: Mark D. Hensley, City Attorney �j Karl /H. Berger, Assistant City Attorney -12- CITY COUNCIL RESOLUTION NO. 4867 EXHIBIT A CITY COUNCIL ORDINANCE NO. 1494 EXHIBIT D CONDITIONS OF APPROVAL In addition to all applicable provisions of the El Segundo Municipal Code ( "ESMC "), the Realty Associates Fund IX, L.P., agrees to comply with the following provisions as conditions for the City of El Segundo's approval of a Mitigated Negative Declaration for Environmental Assessment No. EA -997, General Plan Amendment No. GPA 12 -03, Specific Plan No. SP 12 -05, Zone Change No. ZC 12 -03, Zone Text Amendment No. ZTA 12 -05, Development Agreement No. DA 12 -04, Subdivision SUB 12 -07 for Vesting Tentative Parcel Map No. 71788, Conditional Use Permit No. CUP 12 -08, Administrative Use Permit No. AUP 13 -11, and Parking Demand Study No. PDS 12 -06 ( "Project Conditions "). Planning and Building Safety Department 1. Before building permits are issued, the applicant must submit plans demonstrating substantial compliance with the plans and conditions of approval on file with the Planning and Building Safety Department. Any subsequent modification to the project as approved, including the site plan, floor plan, elevations, landscaping and materials, must be referred to the Director of Planning and Building Safety to determine whether the Planning Commission should review the proposed modification. 2. Before building permits are issued, the applicant must obtain all the necessary approvals, licenses and permits and pay all the appropriate fees as required by the City. 3. The applicant must comply with all mitigation measures identified in the Mitigated Negative Declaration prepared for the Project. A Mitigation Monitoring and Reporting Program (MMRP) was prepared as part of the environmental review for the project and is attached as Exhibit "C" to this Resolution. The mitigation measures of the MMRP are incorporated into these conditions of approval by reference. All mitigation measures and conditions of approval must be listed on the plans submitted for plan check and the plans for which a building permit is issued. 4. Any changes to the colors and materials of the exterior fagade of the buildings and structures in the 888 North Sepulveda Boulevard Specific Plan must be in compliance with the 888 North Sepulveda -1- Boulevard Specific Plan Section 4.0(H) Development Standards and approved to the satisfaction of the Director of Planning and Building Safety. 5. Before the City issues a building permit, the applicant must submit final landscaping and irrigation plans to the Planning and Building Safety Department and the Parks and Recreation Department for review and approval to demonstrate compliance with the City's Water Conservation regulations and Guidelines for Water Conservation in Landscaping (ESMC §§ 10 -2 -1, et seq.). The plant materials used in landscaping must be compatible with the El Segundo climate pursuant to Sunset Western Garden Book's Zone 24 published by Sunset Books, Inc., Revised and Updated 2001 edition, which is available for review at the Planning and Building Safety Department. Additionally, the landscaping and irrigation must be completely installed before the City issues a final Certificate of Occupancy. Additionally, the final landscaping and irrigation plans must comply with the following: • Reclaimed water must be used as the water source to irrigate landscaped areas, if feasible. To that end, dual water connections must be installed to allow for landscaping to be irrigated by reclaimed water, if feasible. • Efficient irrigation systems must be installed which minimize runoff and evaporation and maximize the water which will reach plant roots (e.g., drip irrigation, automatic sprinklers equipped with moisture sensors). • Automatic sprinkler systems must be set to irrigate landscaping during early morning hours or during the evening to reduce water losses from evaporation. Sprinklers must also be reset to water less often in cooler months and during the rainfall season so that water is not wasted by excessive landscaping irrigation. 6. Selection of drought - tolerant, low -water consuming plant varieties must be used to reduce irrigation water consumption, in compliance with ESMC §§ 10 -2 -1, et seq. 7. Employees of both the proposed hotel and the existing office building must be provided current maps, routes and schedules for public transit routes serving the site; telephone numbers for referrals on transportation information including numbers for the regional ridesharing agency and local transit operators; ridesharing promotional materials; and bicycle route and facility information. IPA 8. Trash and recycling enclosures must be provided and shown on the site plan that are sufficiently large enough to store the necessary bins required for the regular collection of commercial solid waste and recyclable materials. The site plan with the location and dimensions of the trash and recycling enclosure and an elevation view of the enclosure must be provided to the Planning and Building Safety Department for review and approval before the City issues building permits. 9. Ground level mechanical equipment, refuse collectors, storage tanks, generators, and other similar facilities must be screened from view with dense landscaping and walls constructed of materials and finishes compatible with the overall design of the project and any ancillary buildings and in compliance with 888 NSBSP § 4.0(H) to the satisfaction of the Director of Planning and Building Safety. 10. Exterior lighting must be designed to minimize off -site glare. 11. The building must be designed to comply with all ESMC standards for the attenuation of interior noise. Building Division Conditions 12. Before building permits are issued, the applicant must submit a geotechnical /soils report, along with an associated grading plan that addresses the current code to the Planning and Building Safety Department for review and approval. 13. Before grading permits are issued, the applicant must submit a soils report to the Planning and Building Safety Department for review and approval. 14. Before grading permits are issued, the applicant must submit a grading plan to the Planning and Building Safety Department for review and approval. Before building permits are issued, plans must show conformance with the 2013 California Building Code, 2013 California Mechanical Code, 2013 California Plumbing Code, 2013 California Electrical Code, and 2013 California Energy Code, all as adopted by the ESMC. 15. Before building permits are issued, plans must show compliance with accessibility requirements per the 2013 California Building Code, as adopted by the ESMC. -3- 16. The applicant must provide a complete pool enclosure that encompasses the pool per the 2013 California Building Code, as adopted by the SSMC. 17. The applicant must provide a disabled access lift to access the pool per the 2013 California Building Code, as adopted by the ESMC. 18. At least one stairway must access the roof per the 2013 California Building Code, as adopted by the ESMC. 19. The applicant must provide a van accessible disabled parking space in the open, exterior parking area in addition to the van accessible disabled parking required in the underground parking area. The stall width must be a minimum of nine feet and the unloading zone area must be a minimum of eight feet in width. 20. The project must comply with current storm water requirements including the new MS4 permit under CAS004001. 21. The project will require complete structural calculations, notes, and details. 22. Separate permit applications will be required for all walls (retaining walls /block walls). Fire Department Conditions 23. The project must comply with all applicable requirements in the 2013 California Building and Fire Codes, and the 2012 International Fire Code as adopted by the ESMC and El Segundo Fire Department regulations. 24. Construction of any cafeteria or kitchen facilities must include installation of a grease interceptor capable of removing fats, oils, and grease from the kitchen waste stream. If the Los Angeles County Health Department determines that the food preparation area does not require the installation of grease interceptors, then this condition will not be required. 25. Construction activities must include a storm water pollution prevention plan addressing non -storm water run -off, debris removal, track -out and protection of storm water system. 26. Any diesel - powered generators must be approved by the Fire Department, Environmental Safety Division, and provide for secondary containment, placarding, spill detection and prevention. M Underground tanks require additional environmental monitoring requirements. 27. The applicant must provide the Environmental Safety Division of the El Segundo Fire Department an inventory of any and all chemicals used for laundry, pool or house cleaning, emergency generators or other devices. 28. The applicant, or designee, must contact Underground Service Alert before digging or excavating. 29. In addition to the building plan check submittal, the applicant must provide as a separate submittal, and have approved by the Fire Department prior to issuance of the building permit, a Fire /Life Safety Plan, identifying fire safety precautions during demolition and construction, emergency site access during construction, permanent fire department access, fire hydrant locations and any existing or proposed fire sprinkler systems and fire alarm systems. 30. The applicant must comply with the City of El Segundo mid -rise building requirements identified in the 2013 California Fire Code (Section 915) adopted by the City of El Segundo. 31. A certification from the underground petroleum pipeline company must be submitted at time of initial plan check review, indicating that any proposed project encroachment within the pipeline right -of -way has been reviewed and approved by the pipeline owner /operator. 32. Any proposed exterior fire features must provide the following: (1) A barrier must be provided around the fire feature to prevent accidental access into the fire feature; (2) The distance between the fire feature and any combustible material and /or furnishings must meet the listed manufacturer's requirements; (3) all exit paths and occupant seating must be a minimum 36 inches from the fire feature. Public Works Department Conditions 33. All onsite utilities including, without limitation, water, electricity, gas, sewer and storm drains, must be installed underground. Contact Southern California Edison for required service and underground requirements (contact Mr. John Deng at (310) 783 - 9305). 34. A utility plan must be provided that shows all existing and proposed utility lines (sewer, water, storm drain, gas, electrical, cable, -5- communications, etc.) and their sizes, including easement boundaries, around the project site. 35. Before the City issues a Certificate of Occupancy, the applicant must upgrade the existing curb ramp located at the corner of Walnut Avenue and Sepulveda Boulevard to standards as required by the Public Works Department. 36. Before the City issues a Certificate of Occupancy, all damaged or off -grade curb, sidewalk and pavement must be removed and replaced as required by the Public Works Department by an appropriately licensed contractor. 37. The applicant must secure any required encroachment permits from the Public Works Department before commencing any work in the public right -of -way. 38. The applicant must improve the existing driveway on Sepulveda Boulevard to City Standards and adjust the off -grade existing pullbox. 39. Any work on the public right -of -way along Sepulveda Boulevard requires a Caltrans permit prior to issuance of the City encroachment permit (contact Mr. Art Escalante at (213) 897 - 3218). 40. The project must comply with the latest National Pollution Discharge Elimination System (NPDES) requirements and provide Best Management Practices (BMPs) for sediment control, construction material control and erosion control. 41. Before the City issues a building permit, the location and sizes of all proposed water meters must be approved by the City's Water Division. The applicant must provide a water sewer service connection and a water meter for each parcel. 42. Any existing water meters, portable water service connections, fire backflow devices and potable water backflow devices must be upgraded to current City Water Division standards. These devices shall be placed or relocated onto private property. Contact the El Segundo Water Division regarding any proposed water system upgrades (meters, laterals, etc.) at (310) 524 -2742. 43. The applicant must submit plans for water system upgrades to the City of El Segundo Public Works Department for review and approval, including traffic control plans for work in the public right -of- way. 44. Add the following note to the plans: No direct drainage connection can be made to the City's catch basins or storm drain system. 45. Add the following note to the plans: Any unused water or sanitary sewer laterals must be abandoned and properly capped at the City main. Provide necessary permits (encroachment permit and Caltrans permit) traffic control plans and shoring plans. 46. Add the following note to the plans: A CCTV video of the existing sewer lateral condition must be made available for review so that the Planning and Building Safety Department and the Public Works Department can determine any need for repair. Neither the final Public Works approval nor the Certificate of Occupancy can be issued until the lateral condition is assessed and any necessary repairs have been fully completed. 47. The applicant must submit construction, traffic control, and sewer bypass plans for the proposed sewer upgrades to the City of El Segundo Public Works Department for review and approval. No construction on sewer system upgrades can occur without issuance of an encroachment permit from the City of El Segundo Public Works Department. 48. Before the City Issues a building permit the applicant must provide a SUSMP (Standard Urban Storm Water Mitigation Plan). 49. Before the City issues a building permit the applicant must provide a SWPPP (Stormwater Pollution Prevention Plan). 50. A registered civil engineer must provide storm (hydrologic and hydraulic) calculations for appropriate storm drain facilities to control on -site drainage and mitigate off -site impacts, as follows, subject to review and approval from the Public Works Department: a) The design must follow the criteria contained in both the Los Angeles County Department of Public Works Hydrology Manual 2006 and Standard Urban Storm Water Mitigation Plan or most recent editions. Flows must remain in their historical drainage pattern so as not to impact neighboring properties. Calculations shall be signed by a registered civil engineer. b) New development must not increase the rate of flow (cubic feet per second) or velocity (feet per second) of site run -off water to any off -site drainage areas beyond the measured or calculated pre - project rate and velocity. -7- 51. Add the following note to the plans: Construction related parking must be provided on -site. 52. Add the following note to the plans: PG -64 -10 tack coat and hot mix asphalt must be used for all slot paving required next to new concrete. Slot paving must be 3 feet wide and 1 foot deep, consisting of 6 inches of asphalt over 6 inches of base. 53. Add the following note to the plans: The applicant must repair any damage to public streets and /or sidewalks due to construction or by construction vehicles traveling to or from the project site, before the permit can be finalized. 54. Add the following note to the plans: The developer or contractor must inform all neighboring properties in writing of any street lane closures or other significant traffic impacts on the adjacent streets at least on week before they occur. 55. Add the following note to the plans: The contractor must obtain all required City encroachment permits from the Public Works Department before commencing any work in the public right -of -way, including lane closure. Call (310) 524 -2360 for permit requirements and associated fees. 56. Add the following note to the plans: No parkway trees are to be removed without Recreation and Parks Department approval. 57. The Recreation and Parks Department will review the landscape plans to ensure the plant material is compatible with the City's Water Conservation and Landscape Ordinance. 58. All record drawings (as -built drawings) and supporting documentation must be submitted to the Public Works Department before scheduling the project's final inspection. 59. The Final Map must be recorded and filed with both the City Engineer of the City of El Segundo and the Los Angeles County Recorder's Office. Police Department Conditions 60. Before the City issues a building permit for the hotel, the applicant must submit a photometric light study to the Police Department for review and approval. A site plan must be provided showing buildings, parking areas, walkways, and the point -by -point 13 photometric calculation of the required light levels. Foot candles must be measured on a horizontal plane and conform to a uniformity ratio of 4:1 average /minimum. The photometric study must be point - by -point and include the light loss factor (7). Lighting levels must be adjusted to meet the minimum foot candle requirements within each area of the site. All interior or exterior corridors, passageways and pedestrian walkways and open parking lot must be illuminated at all times with a minimum maintained one foot - candle of light on the walking surface. The plan must also include the underground parking area and the existing parking structure. 61. A schematic plan of the security camera system must be submitted and approved by the El Segundo Police Department before the City issues a building permit for the hotel. The plan must be included as a page in the stamped approved set of plans. 62. Lighting devices must be enclosed and protected by weather and vandal resistant covers. 63. Stairways must be illuminated with a minimum maintained one foot - candle of light on all landings and stair treads at all times. 64. All types of exterior doors must be illuminated during the hours of darkness, with a minimum maintained one foot - candle of light measured within a five -foot radius on each side of the door at ground level. The light source must be controlled by a photocell device or a time -clock with an astronomic clock feature and capable of operating during a power outage. 65. The addressing, open parking lot and trash dumpster must be illuminated with a maintained minimum of one foot - candle of light on the ground surface during hours of darkness. 66. Street addressing must be a minimum of 6 inches high and must be visible from the street or driving surface, of contrasting color to the background and illuminated during hours of darkness. Addressing must also be shown on plan elevations. 67. All landscaping must be low profile around perimeter fencing, windows, doors and entryways so as not to limit visibility or provide climbing access. Dense bushes cannot be clumped together in a manner that provides easy concealment. Bushes must be trimmed to a distance of two to three feet away from the buildings. After reaching full maturity, tree crowns must be trimmed a minimum of seven feet above grade. W 68. Stairwell doors exiting onto the street must have a minimum 100 - square inch vision panel, with a minimum five inch width, to provide visibility into the area being entered. Vision panels must meet the requirements of the California Building Code, as adopted by the ESMC. Vision panels must preclude manipulation of the interior locking device from the exterior. 69. Interior stairwell doors must have glazing panels a minimum of five inches wide and 20 inches in height and meet the requirements of the California Building Code, as adopted by the ESMC. Guest rooms must have a deadbolt lock, a secondary security latch and a wide angle (190 -200 degree) door viewer, not to be mounted more than 58 inches from the bottom of the door. 70. Exterior mounted ladders are prohibited except: (1) ladders with a minimum 1/8 inch thick steel plate, securely attached to the ladders edge on each side, and extending to within two inches of the wall for a height of ten feet above ground level. A door and cover must be securely attached to the front of the ladder, and be constructed of minimum 1/8 -inch steel, extending from ground level to at least ten feet high. The ladder must have non - removable hinge pins and be locked securely against the side wall by a locking mechanism with a minimum five pin tumbler operation; or (2) the bottom of the ladder must begin ten feet above the ground surface. 71. All pool entrances at the hotel must be posted with "No Trespassing" signs. 72. Any pool restroom and shower doors at the hotel must have access control as reviewed and approved by the El Segundo Police Department. 73. Exterior gates leading to the pool at the hotel must be secured by electronic access control. 74. A safe for the hotel must be installed in a secure location (ex: general manager's office) and the safe must be equipped with suitable anchors in concrete blocks or to the premises in which it is located. Construction Conditio 75. Before any construction occurs the perimeter of the property must be fenced with a minimum 6 -foot high fence. The fence must be covered with a material approved by the Planning and Building Safety Department to prevent dust from leaving the site. �10� 76. Public sidewalks must remain open at all times. 77. All haul trucks hauling soil, sand, and other loose materials must either be covered or maintain two feet of freeboard. 78. NOx emissions during construction must be reduced by limiting the operation of heavy -duty construction equipment to no more than 5 pieces of equipment at any one time. 79. Staging of construction vehicles and vehicle entry and egress to the site must be approved by the Public Works Department. Temporary construction driveways must be approved by the Public Works Department. Temporary construction driveways must be removed before the City issues a certificate of occupancy. 80. Construction vehicles cannot use any route except the City's designated Truck Routes. 81. The applicant must develop and implement a construction management plan, as approved by the Public Works Department, which includes the following measures recommended by the SCAQMD: • Configure construction parking to minimize traffic interference. • Provide temporary traffic controls during all phases of construction activities to maintain traffic flow (e.g., flag person). • Re -route construction trucks away from congested streets. • Maintain equipment and vehicles engines in good condition and in proper tune as per manufacturer's specifications and per SCAQMD rules, to minimize dust emissions. • Suspend use of all construction equipment during second stage smog alerts. Contact SCAQMD at (800) 242 -4022 for daily forecasts. • Use electricity from temporary power poles rather than temporary diesel or gasoline - powered generators. • Diesel- powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible. • Catalytic converters must be installed, if feasible. • Equipment must be equipped with two -to- four - degree engine time retard or pre- combustion chamber engines. -11- • Use methanol or natural gas powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. • Use propane or butane powered on -site mobile equipment instead of gasoline if readily available at competitive prices. 82. During construction and operations, all waste must be disposed in accordance with all applicable laws and regulations. Toxic wastes must be discarded at a licensed, regulated disposal site by a licensed waste hauler. 83. All leaks, drips and spills occurring during construction must be cleaned up promptly and in compliance with all applicable laws and regulations to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. 84. If materials spills occur, they must be cleaned up in a way that will not affect the storm drain system. 85. The project must comply with ESMC Chapter 5 -4, which establishes storm water and urban pollution controls. 86. Before anticipated rainfall, construction dumpsters must be covered with tarps or plastic sheeting. 87. Inspections of the project site before and after storm events must be conducted to determine whether Best Management Practices have been implemented to reduce pollutant loadings identified in the Storm Water Prevention Plan. 88. The owner or contractor must conduct daily street sweeping and truck wheel cleaning to prevent dirt in the storm drain system. 89. Storm drain system must be safeguarded at all times during construction. 90. All diesel equipment must be operated with closed engine doors and must be equipped with factory- recommended mufflers. 91. Electrical power must be used to run air compressors and similar power tools. 92. The applicant must provide a telephone number for local residents to call to submit complaints associated with the construction noise. The number must be posted on the project site and must be easily viewed from adjacent public areas. -12- 93. During construction, the contractor must store and maintain equipment as far as possible from adjacent residential property locations northwest of the site. 94. As stated in ESMC Chapter 7 -2, construction related noise is restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through Saturday, and prohibited at anytime on Sunday or a Federal holiday. Impact Fee Conditions 95. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are issued, the applicant must pay a one -time fire services mitigation fee in accordance with Resolution No 4687. The fee amount must be based upon the adopted fee at the time the building permit is issued. 96. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are issued, the applicant must pay a one -time police services mitigation fee in accordance with Resolution No. 4687. The fee amount must be based upon the adopted fee at the time the building permit is issued. 97. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are issued, the applicant must pay a one -time park services mitigation fee in accordance with Resolution No. 4687. The fee amount must be based upon the adopted fee at the time the building permit is issued. 98. Before building permits are issued, the applicant must pay the required sewer connection fees (as specified in ESMC Title 12 -3). 99. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues a certificate of occupancy, the applicant must pay a one time traffic mitigation fee in accordance with Resolution No. 4443. 100. Before building permits are issued, the applicant must pay the required School Fees. This condition does not limit the applicant's ability to appeal or protest the payment of these fees to the school districts(s). Conditional Use Permit Conditions In addition to the above "Project" conditions, the hotel is subject to the following additional conditions: -13- 101. The Conditional Use Permit for the proposed hotel will expire twenty four (24) months after its approval if the use has not commenced; or if improvements are required, but construction has not commenced under a valid building permit as specified in ESMC § 15- 23 -11. 102. The proposed hotel must provide features and amenities as specified in 888 NSBSP § 4.0(G) to the satisfaction of the Director of Planning and Building Safety. 103. The project must meet all design standards as specified in 888 NSBSP § 4.0(H) to the satisfaction of the Director of Planning and Building Safety. 104. The proposed hotel must comply with the Transportation Demand Management and Transportation Systems Management requirements in 888 NSBSP § 4.0(F)(10). 105. Plans for the hotel must include combining the existing and proposed walkways between the office building and hotel into a single walkway through the Sepulveda setback area. Any fencing, gate, and stairs providing access to the plaza must not be located in the Sepulveda setback area. 106. The 72 parking spaces located at 888 North Sepulveda Boulevard must be available only for the hotel use with corresponding signage and /or pavement marking. 107. The large truck loading space located at 888 North Sepulveda Boulevard must be made available for use by both the hotel at 888 North Sepulveda Boulevard and the office building at 898 North Sepulveda Boulevard. 108. Ninety six (96) parking spaces must be provided for the hotel in the parking structure at 892 North Sepulveda Boulevard. The parking spaces must be designated spaces subject to the approval of a parking management plan to the satisfaction of the Director of Planning and Building Safety in compliance with the parking management plan. The parking management plan must include detailed floor plans that designate the assignment of parking. Sharing of any of these required parking spaces with other uses within the Specific Plan will only be permitted subject to approval of a Parking Demand Study. An off -site parking covenant must be reviewed and approved as to form and recorded to the satisfaction of the Director of Planning and Building Safety and the City Attorney. -14- Administrative Use Permit Conditions The remote airport parking facility is subject to the following conditions: 109. A maximum of 501 parking spaces located in the parking structure at 892 North Sepulveda Boulevard are allowed to be used for the remote airport parking facility. Provision for shared /joint use of parking spaces required for any other uses within the 888 North Sepulveda Boulevard Specific Plan with the remote airport parking facility is subject to a Parking Demand Study and the requirements of the 888 North Sepulveda Boulevard Specific Plan. 110. Parking spaces for the remote airport parking shuttles and the remote airport parking stalls must be designated spaces subject to the approval of a parking management plan to the satisfaction of the Director of Planning and Building Safety. All parking spaces and loading spaces must be clearly marked and designated through the use of signage and /or pavement marking to the satisfaction of the Director of Planning and Building Safety in compliance with the parking management plan. The parking management plan must include detailed floor plans that designate the assignment of parking. . 111. A waiting area must be provided and maintained in the parking structure for use by the remote airport parking patrons. 112. A restroom must be provided and maintained in the parking structure for use by the remote airport parking patrons and employees. 113. Building permits must be obtained for improvements to the parking structure, including, but not limited to, the waiting area, storage rooms, the valet parking booth, the restroom required in the parking structure that will serve the remote airport parking facility employees and patrons. Parkinq Demand Study Conditions The Parking Demand Study approval is subject to the following conditions: 114. A minimum of two hundred located in the parking structui must be available for the Sepulveda Boulevard. An reviewed and approved as to of the Director of Planning and -15- twenty eight (228) parking spaces e at 892 North Sepulveda Boulevard office building uses at 898 North off site parking covenant must be form and recorded to the satisfaction Building Safety and the City Attorney. Sharing of any of these required parking spaces with other uses within the Specific Plan are subject to the requirements of the 888 North Sepulveda Boulevard Specific Plan. 115. Ninety six (96) parking spaces must be provided in the parking structure at 892 North Sepulveda Boulevard for the hotel use located at 888 North Sepulveda Boulevard. 116. A maximum of seventeen (17) parking spaces maybe shared jointly by the remote airport parking facility, the hotel, and the office uses. A maximum of three hundred seven (307) parking spaces may be shared jointly by the hotel and the office uses. 117. Any shared /joint use parking spaces for the hotel, the office building, and the remote airport parking stalls must be designated spaces subject to the approval of a parking management plan to the satisfaction of the Director of Planning and Building Safety. All parking spaces and loading spaces must be clearly marked and designated through the use of signage and /or pavement marking to the satisfaction of the Director of Planning and Building Safety in compliance with the parking management plan. The parking management plan must include detailed floor plans that designate the assignment of parking. Miscellaneous Conditions 118. The tentative parcel map will expire pursuant to Government Code § 66452.6 and ESMC § 14 -1 -12. -16- 119. The Realty Associates Fund IX, L.P., agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Environmental Assessment No. EA -997, General Plan Amendment No. GPA 12 -03, Specific Plan No. SP 12 -05, Zone Change No. ZC 12 -03, Zone Text Amendment No. ZTA 12 -05, Development Agreement No. DA 12- 04, Subdivision No. SUB 12 -07, Conditional Use Permit CUP 12 -08, Parking Demand Study PDS 12 -06. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Environmental Assessment No. 997, the Realty Associates Fund IX, L.P., agrees to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section "the City" includes the City of El Segundo's elected officials, appointed officials, officers, and employees. By signing this document, Scott Amling on behalf of the Realty Associates Fund IX, L.P., certifies that they have read, understood, and agree to the Project Conditions listed in this document. Scott Amling, Regional Director Realty Associates Fund IX, L.P. -17- CITY COUNCIL RESOLUTION NO. 4867 EXHIBIT B CEQA FINDINGS — MITIGATION MEASURES RESULTING IN CLASS II IMPACTS The Initial Study /Mitigated Negative Declaration (Environmental Assessment No. EA- 997 /SCH #2013121039) for the 888 North Sepulveda Boulevard Specific Plan Project ( "Project ") finds that the Project will result in potentially significant environmental impacts. However, these impacts may be mitigated to less than significant levels as identified by the IS /MND. The IS /MND identified the following areas as having significant (Class 11) impacts: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Hazards /Hazardous Materials, Hydrology/Water Quality, Noise, Public Services, Transportation/Traffic, and Utilities /Service Systems. To reduce such impacts to less than a significant level, the Planning Commission will impose mitigation measures on the Project as conditions of project approval. AESTHETICS. The Project creates potentially significant impacts to aesthetics (see IS /MND § II(d), pp. 36 through 37). To mitigate these impacts, the Planning Commission will impose mitigation measures MM -AES -1 and MM -AES -2 (see IS /MND § 11, pg. 36). These measures will mitigate these impacts to a less than significant level in accordance with Public Resources Code ( "PRC ") § 21081(a) and CEQA Guidelines § 15091(a). AIR QUALITY. The Project creates potentially significant impacts to air quality (see IS /MND § IV(b), pp. 41 through 43). To mitigate these impacts, the Planning Commission will impose mitigation measure MM -AIR -1 (see IS /MND § IV, pp. 41 through 43). This measure will mitigate these impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). BIOLOGICAL RESOURCES. The Project creates potentially significant impacts to biological resources (see IS /MND § V(d), pp. 47 and 48). To mitigate these impacts, the Planning Commission will impose mitigation measure MM -1310 -1 (see IS /MND § V, p. 48). This measure will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). CULTURAL RESOURCES. The Project creates potentially significant impacts to cultural resources (see IS /MND § VI(b), VI(c) and VI(d), pp. 50 through 52). To mitigate these impacts, the Planning Commission will impose mitigation measures MM -CR -1 through MM -CR -3 (see IS /MND § VI, pp. 51 and 52). These measures will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). HAZARDS /HAZARDOUS MATERIALS. The Project creates potentially significant impacts to the public or the environment relating to hazards /hazardous materials (see IS /MND § IX(a) and IX(b), pp. 63 through 66). To mitigate these impacts, the Planning Commission will impose mitigation measures MM -HAZ -1 and MM -HAZ -2 (see IS /MND § VI, pp. 64 and 66). These measures will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). HYDROLOGYMATER QUALITY. The Project creates potentially significant impacts to hydrology /water quality (see IS /MND § X(a), X(e) and X(f), pp. 69 through 75). To mitigate these impacts, the Planning Commission will impose mitigation measures MM- HY-1 and MM -HY -2 (see IS /MND § X, pp. 72 and 75). These measures will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). NOISE. The Project creates potentially significant impacts to noise (see IS /MND § 4.12, § X111(a) and XIII(d), pp. 81 through 85, and 88). To mitigate these impacts, the Planning Commission will impose mitigation measure MM -NO -1 (see IS /MND § XIII, pg. 84). This measure will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). PUBLIC SERVICES. The Project creates potentially significant impacts to public services (see IS /MND § XV(a)(i), XV(a)(ii), XV(a)(iii), XV(a)(iv), and XV(a)(v), pp. 90 through 94). To mitigate these impacts, the Planning Commission will impose mitigation measures MM -PS -1 through MM -PS -10 (see IS /MND § XV, pp. 91 through 94). These measures will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). TRANSPORTATION /TRAFFIC. The Project creates potentially significant impacts to transportation /traffic (see IS /MND § XVII, XVII(a), pp. 95 through 103). To mitigate these impacts, the Planning Commission will impose mitigation measure MM -TR -1 (see IS /MND § XVII, pg. 103). This measure will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). UTILITIES /SERVICE SYSTEMS. The Project creates potentially significant impacts to utilities /service systems (see IS /MND § XVIII, XVIII(b), pg. 107). To mitigate these impacts, the Planning Commission will impose mitigation measure MM -UT -1 (see IS /MND § XVIII, pg. 107). This measure will mitigate the impacts to a less than significant level in accordance with PRC § 21081(a) and CEQA Guidelines § 15091(a). CITY OF EL SEGUNDO 888 NORTH SEPULVEDA BOULEVARD SPECIFIC PLAN PROJECT Initial Study /Mitigated Negative Declaration Environmental Assessment No. EA -997; General Plan Amendment No. 12 -03; Zone Change No. 12 -03; Zone Text Amendment No. 12 -05; Specific Plan No. 12 -05; Development Agreement No. 12 -04; Subdivision No. 12 -07; Conditional Use Permit No. 12 -08; Administrative Use Permit No. 13-11; and Parking Demand Study No. 12 -06 Final Mitigation, Monitoring, and Reporting Program Prepared for City of Ell Segundo Planning and Building and Safety Department 350 Main Street El Segundo, California 90245 Prepared by Atkins 12301 Wilshire Boulevard, Suite 430 Los Angeles, California 90025 February 2014 a O1 O Q- 0) C 'C O Q N OC a c a c .O 'c O i c O a rn E L 0 L a- L C L 0 0 0 v � o N ` •� o p iL � U) w h a X x X x X X m � V N (6 Q N E O N E(II N - m m .N. -c � U U O) N c Q E m •� m fQ �; O) E U m N " (D N N O Q d Z U Ta O L m O) w� O O C) N � a � N N � O N O_ m N O) X m O N x m E w o `' "x co m w E a Qa) O T m E cn N (6 M cn � O O -C N -c E O .� N EN N N O � C N O c 'O N Zn a N y s O (n a) c N E c L c O) O O x w 0 0 N .3 N a� U Cy a U G O ,O O O � O � U O N D- u a) u .� Q O -O Z > ro ::) 0) O m� o � (D7C) Q� v) c `o z oo w oD O c O N LU 0 i x "- O = > N N m 7 ca U -� N O N m Q in - co c � O c O Q O > O co 6 - - - O N -mO N U E L "O _ N Q "O m "O O m N -2` - 0 N N N m L O d1 c O m 0 U N O) -0 m .�-- U C a U a) m N O O N m O N N O i m +-' ` > N Q L cn N ~ � E N -O m O. 7 N �� ..c_. 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