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HomeMy WebLinkAbout2000-03-14; City Council; 15655; Prepayment Agreement Keystone La Costa LLC~~ AB# 15 /,,SS MTG. 03/14/00 DEPT. - FIN -I -- CITY OF CARLSBAD -AGENDA BILL TITLE: AUTHORIZE A PREPAYMENT AGREEMENT BETWEEN CITY OF CARLSBAD AND KEYSTONE LA COSTA, LLC, FOR CT 96-04 EE4GJ CITY MGR. RECOMMENDED ACTION: Adopt Resolution No. 2eao-6authorizing the Mayor to execute a prepayment agreement between the City of Carlsbad and Keystone La Costa, LLC, for CT 96-04. ITEM EXPLANATION: . One of Council's strategic goals has been to integrate a comprehensive, efficient transportation system with quality of life-centered land use decisions. This is reflected in the Growth Management Plan which requires each zone within the City to complete a Local Facilities Management Plan identifying how the zone will furnish the necessary public facilities to serve it's needs. For a number of years, staff has worked with property owners in Local Facilities Management Zones 11, 12 and a small portion of 6, to form a Community Facilities District (CFD) to finance the construction of Rancho Santa Fe Road and Olivenhain Road improvements, as required by the Local Facilities Management Plan for these zones. This CFD (known as CFD No. 2) was intended to provide the property owners and the City with a feasible financing tool which could guarantee that funds would be available for the construction of the roads, when needed. The delays in the formation of the CFD proved to be a major problem for some of the property owners in the area who had met all of the non-circulation conditions placed on their maps. Beginning in late 1993, Council began allowing property owners to prepay their obligation under CFD No. 2 in exchange for an agreement. This agreement provides the City with (1) the support of the property owner in the formation of CFD No. 2, and (2) funds to begin work on the most critical portions of the circulation plans. Eight agreements have been approved by Council since 1993. They have paid their fair share amounts which has allowed the design and construction of the road improvements to commence. Three major road segments are to be financed through funds generated by CFD No. 2. These include Olivenhain Road from Amargosa Drive to El Camino Real, which was completed last fiscal year; Rancho Santa Fe Road from Olivenhain Road south into Encinitas, which is under design by the developer of the Shelley property owner and should begin construction within the next year, and Rancho Santa Fe Road from La Costa Avenue to Melrose Drive, which is scheduled to start construction in the spring of 2001. This agenda bill is requesting approval for the Brookfield Meadows project to prepay their CFD No. 2 obligation. The project is located in Zone 6 on the south side of Xana Way between Corintia Street and Alga Road. The prepayment agreement is with Keystone La Costa, LLC, and is for 28 single family detached units. Four of these units have an attached second dwelling unit as required by their affordable housing agreement. This agreement would allow the project to proceed through the approval process by providing a means for meeting circulation system financing requirements found in Council Resolution No. 97-595. The agreement allows the developer to pay a fixed fee for each unit included on the final map, thereby meeting the obligation of thosa units to participate in the funding of the Zone 6 circulation system. By approving the agreement, the Council will be making two significant findings. First, the prepayment of the property owner's fair share represents an adequate financing guarantee under the Growth Management Program. This finding is based on the special case assumption that a CFD is in the formation process, and it is the CFD which actually provides the financing guarantee. And second, I Page 2 of Agenda Bill # 1 3 ! 6 s& the Council will find that the project does not create a major impact on the existing circulation facilities. The City Engineer agrees with these findings as they relate to this project. ENVIRONMENTAL REVIEW: The environmental impacts of Rancho Santa Fe Road from Olivenhain Road south into Encinitas were analyzed and addressed as part of the Final Environmental Impact Report (EIR) for the Shelley Project (EIR 90-06), and the impacts associated with Rancho Santa Fe Road from La Costa Avenue to Melrose Drive were analyzed and addressed as part of the Final EIR for the Rancho Santa Fe Road Realignment and Mass Grading Project (EIR 91-01). FISCAL IMPACT: The funding of the Rancho Santa Fe and Olivenhain Road projects has been a major concern for the City and the property owners for many years. The total project costs are projected to total over $40 million and effects the development of about 2,400 acres of land in southeast Carlsbad. Payment for the project will come from prepayments of, and taxes collected under, CFD No. 2 as well as a contribution of $6 million from CFD No. 1. The Brookfield Meadows project will contribute $31 1,600 to the CFD No. 2 fund to pay their fair share of the project costs (28 single family units at $10,25O/unit and four second dwelling units at $6150/unit) EXHl BITS: I. Resolution No. 2000 - 85 authorizing the Mayor to execute a prepayment agreement between the City of Carlsbad and Keystone La Costa, LLC, for CT 96-04. 2. Petition, Waiver, and Consent to Creation of a Community Facilities District and Agreement to Pay Fair Share Cost of CT 96-04 ("Agreement"). 3. Location map. d RESOLUTION NO. : 2000-85 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, AUTJJORIZING THE MAYOR TO EXECUTE A PREPAYMENT AGREEMENT BETWEEN THE CITY OF CARLSBAD AND KEYSTONE LA COSTA LLC FOR CT 96-04 6 WHEREAS, the City of Carlsbad City Council has required that the funding of Ranch0 Santa Fe Road and Olivenbain Road (Project) must be guaranteed before any 7 development takes place in the area bounded by Local Facilities Management Zones 11 and 12, 6 and portions of Zone 6; and 9 WHEREAS, the Council has directed City staff to proceed with the , o formation of a Community Facilities District (CFD No. 2) to finance the Project; and WHEREAS, although the Council anticipates that CFD No. 2 will be 11 formed in the future, the Council is willing to consider alternative financing proposals during the 12 period from the present to the formation date of CFD No. 2; and 13 WHEREAS, the Council finds that the guarantee provisions related to 14 the Project may be met through an interim financing program using an agreement between certain property owners and the City, whereby the property owner agrees to prepay his/her fair share of costs associated with the Project; and 15 16 17 18 19 20 21 22 23 24 WHEREAS, Keystone La Costa, LLC intends to build a development in Local Facilities Management Zone 6 known as Brookfield Meadows, CT 96-04; and WHEREAS, the City Engineer has determined that due to the size of the Keystone La Costa, LLC development, there will be no major impact on the circulation 11 system at the present time if the Keystone La Costa, LLC development is allowed to proceed; WHEREAS, the Council finds that Keystone La Costa LLC may enter into the attached Agreement to Pay Fair Share (Exhibit 2, attached hereto) in satisfaction of their obligation under the Project financing conditions. NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Carlsbad, California, as follows: 25 II 1. That the above recitations are true and correct. II/ 26 I// 27 III 28 - 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. That the form of the PETITION, WAIVER AND CONSENT TO CREATION OF A COMMUNITY FACILITIES DISTRICT AND AGREEMENT TO PAY FAIR SHARE, (the Agreement) attached hereto, is hereby approved. 3. That the Mayor is hereby authotized to enter into the Agreement with Keystone La Costa, LLC. 4. The amount that is due and payable to the City by Keystone La Costa, LLC prior to the execution of this agreement by tbe Mayor shall be equal to $311,600. PASSED, APPROVED AND POPTED at a regular meeting of the City Council on the 2$ty of MARCH ,200O by the following vote, to wit; AYES: Council Members Lewis, Hall, Finnila, Nygaard, Kulchin NOES: None ABSENT: None /I ATTEST: (SEW RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City Clerk CITY OF CARLSBAD 1200 Carlsbad Village Drive Carlsbad, CA 92008 Space Above This Line for Recorder’s Use Assessor Parcel Nos. 223-390-01 through 29 PETITION, WAIVER AND CONSENT TO CREATION OF A COMMUNITY FACILITIES DISTRICT AND AGREEMENT TO PAY FAIR SHARE COST OF CT 96-04 (“AGREEMENT”) WHEREAS, the undersigned Property Owner at this time is processing for development with the City of Carlsbad (hereinafter referred to as “City”) a development project known and identified as Carlsbad Tract Map 96-04 (hereinafter referred to as the “Project”); and, WHEREAS, the legal description for the Project is shown on Exhibit “B” attached hereto; and, WHEREAS, City has determined this Project is located within the boundaries of a proposed Community Facilities District known as Community Facilities District No. 2 - Ranch0 Santa Fe and Olivenhain Road (hereinafter referred to as “District”); and, WHEREAS, District is intended to be formed to finance those improvements generally described in Section 1 herein; and, WHEREAS, Property Owner desires to proceed with processing prior to the formation of District; and, C’ WHEREAS, item number 35 of City of Carlsbad Resolution No. 97-595 requires that the Property Owner provide for or participate in the construction of certain public improvements including sections of Ranch0 Santa Fe Road; and, WHEREAS, the compliance with Council Resolution is a condition of the Project; and, WHEREAS, the City and Property Owner desire to agree to an alternative method of financing the improvements described in Section 1 herein that will allow Property Owner to discharge its fair share and obligation for said improvements in lieu of, or in anticipation of, participation in District; and, WHEREAS, the City Council agrees that Property Owner, upon entering into this agreement and upon payment of the fair share described herein, has met the requirement set forth in item number 35 of City of Carlsbad Resolution No. 97-595 for Carlsbad Tract Map 96-04 to provide a financial guarantee for the construction of those improvements described in Section 1 below; and, WHEREAS, Property Owner voluntarily enters into this agreement with respect to the Project; and, WHEREAS, the City Council has determined that due to the size of the proposed development, there will be no major impact on the circulation system at the present time if development of the Project is allowed to proceed with sufficient financial guarantees for future construction of Property Owner’s fair share of the circulation improvements; NOW, THEREFORE, in consideration of proceeding with the processing of Project, the undersigned Property Owner and City hereby agree and certify to the following: II II /I !I /I II 1. Property Owner hereby petitions the City for the initiation of the proceedings for the formation of District which will cause the construction and installation and/or financing of the following improvements (hereinafter “Improvements” which are generally described as follows: a) Ranch0 Santa Fe Road North Phase 1 (RSF No.1 1 La Costa Avenue to east of Mahr Reservoir b) Olivenhain Road Widenina. and intersection improvements at Olivenhain and El Camino Real d Ranch0 Santa Fe Road North Phase 2 (RSF No. 2) Phase 1 End to Melrose Drive. 4 Ranch0 Santa Fe Road South (RSF So.) (Assumes Secondarv Arterial Standard - Encinitas Citv Boundarv to Olivenhain Road Full Improvements. 2. The cost of construction, engineering, environmental mitigations legal and other incidental expenses as set forth in the I,mprovements budget will be funded by the District. 3. Property Owner acknowledges its right to notice of and participation in all phases of formation under the “Mello-Roos Community Facilities Act of 1982,” expressly waives the proceedings required and all limitations contained in Title 5, Division 2, Chapter 2.5 of the California Government Code and nonetheless with full knowledge of such rights, completely and forever waives such rights. Specifically, Property Owner hereby consents to the proceedings and waives any right to protest the formation of the District and the ordering of the improvements under applicable California statutes and consents to and supports formation of said District with respect to the Project. The City shall exclude the Project from the District boundary map if, prior to the adoption of a Resolution of Intention by the City Council to form said District, Property Owner has entered into this agreement and has paid to the City all amounts due as described herein. 3 4. a) Property Owner agrees to pay to City, or provide, its fair share for the improvements described in Section 1. b) Said payment, or provision, shall be made in the manner described in Exhibit “A”, Rate and Method for Determining Fair Share Obligation Ranch0 Santa Fe and Olivenhain Road, which is incorporated herein by reference. d The amount of Property Owner’s fair share will be conclusively determined by the City Council in the manner described in Exhibit “A” attached hereto. 4 Payment by Property Owner of its fair share of improvement costs as determined by City Council and set forth herein will satisfy its obligations for the construction of the improvements described in Section 1, as required by the condition number 35 of City of Carlsbad Resolution No. 97-595 as that condition applies to Carlsbad Tract No. 96-04 subject to adjustment as described in Section 9 herein. 4 Alternatively, if the District is formed and Project is included within it, Property Owner’s obligations to pay its fair share pursuant to the agreement shall be satisfied upon payment of all taxes imposed, established and payable to said District. 5. Property Owner acknowledges that this agreement to pay its fair share and participate in the financing of improvements is voluntary and that without this agreement Property Owner would be precluded from obtaining final map .approvals or building and other development permits under the provisions of the General Plan, Chapter 21.90 of the Carlsbad Municipal Code, applicable zone plan, financing plans and related documents until a satisfactory financing program has been developed to fund the construction of the improvement described in Section 1. 6. Property Owner hereby waives his right to challenge the amount, establishment or imposition of said fair share and further waives any rights to pay said fair share under protest. 7. This agreement does not affect, in any way whatsoever, the obligation of Property Owner to pay any other fees or assessments associated with Property Owner’s development and/or to post improvement bonds as required by the City Engineer. Nor does this agreement relieve Property Owner from providing other public facilities required under conditions placed upon the Project by the City. 8. Property Owner agrees that payment of its fair share is not a fee and waives any and all rights to notice of or challenges to the establishment or imposition of said fair share as a fee under provisions of Government Code section 66000 g$ sea., or any successor or related statutes. 9. a) If the District is formed subsequent to the payment by Property Owner of the fair share pursuant to this agreement, Property Owner’s financial obligation shall be recalculated using the taxing formula established for the District for the improvements described in Paragraph 1. If that obligation is lower than the amount previously paid or provided by Property Owner to City, City shall refund any excess, in the manner described below. b) Any refund shall be made from funds available within District upon District formation and shall not be an obligation of City’s General Fund or other revenue sources. cl In the event that sufficient funds are not available from District’s resources, Property Owner shall be reimbursed in the order in which funds were deposited with City as soon as sufficient funds become available, as determined by the City Council, through the payment of one-time taxes or annual undeveloped land taxes to the District. The City is not required to establish an undeveloped land tax within the District to provide such refund. d) No reimbursement is required until the City Council determines that sufficient funds are available. Any refund to Property Owner shall not include interest. e) Any payment received by the City under this agreement shall be deposited in a special interest bearing fund and may only be used to fund the construction of the facilities described herein. Upon the formation of a CFD to fund these same Improvements, any amount remaining in the special fund may be transferred to the CFD fund, at the discretion of the Finance Director. 10. Upon completion of the Improvements, and recording of the notice of completion for the final phase of the Improvements, the City Engineer shall determine the total cost of all phases of the Improvements and all related work (Costs), and the Finance Director shall determine the total amount of revenue including fees, taxes, interest earned on funds restricted to use only on the Improvements, and other sources of funds received by the City dedicated to paying for the construction of the Improvements (Revenues). The Finance Director shall then compare the amount of Costs and Revenues to determine if there are any excess Revenues as described below. If excess Revenues of more than $100,000 exist, the Finance Director shall provide refunds to all eligible parties of all excess Revenues in an amount and in the manner described below. If excess Revenues are equal to, or less than $100,000 the City shall retain these funds in a special fund to be used to finance street repair, maintenance, and landscaping within the Improvements. a) The total amount of excess Revenues shall be determined by deducting the amount of the project Costs from the available Revenues. Total project Costs shall include all costs to plan, design, construct, mitigate environmental impacts, inspect, and otherwise complete the project to the satisfaction of the City Engineer, including applicable charges for City staff services. Total Revenues shall include all monies held by the City dedicated exclusively to the construction of the Improvements including any fee revenues earmarked for the Project, CFD #2 taxes, applicable CFD #1 taxes, grants, and interest earned on restricted funds as determined by the Finance Director. b) The amount of the refund due to any party shall be based on the proportion of that party’s payments under this agreement based on its’ proportional share of Equivalent Dwelling Units constructed or to be constructed by that party, 6 C . weighted as described in Exhibit A, divided by the total number of EDUs constructed or to be constructed within, and participating in, CFD #2 and/or CFD #2 agreements to prepay taxes. The amount of the refund shall be determined by multiplying the proportional share computed above by the total amount of excess revenues. c) In order to share in the refund of any portion of the excess Revenues, the eligible party must request to be included in the distribution of funds. Such request must be made within 90 days after the City Council’s acceptance of the Notice of Completion for the final phase of the Improvements. Each request must be accompanied by documents indicating clear title to the refund unless the request is being made by the party which originally paid the .taxes to the City under a prepayment agreement or to CFD #2. d) The Finance Director shall compute the amount of the refund due each party as described above. Funds may be disbursed to the eligible parties following Council approval of such refunds. e) If the City does not receive requests for refund from all eligible parities within the sphcified period, and all funds cannot be disbursed as provided by this section, any remaining funds shall be held in a special fund to be used to support road and roadway maintenance in and around the Improvements area, as determined to be necessary by the City Engineer, and approved by the City Council. f) As a courtesy to all interested parties, the City will maintain a file of those individuals or companies entitled to a refund, and will mail notices of refund availability to the names and addresses in this file following the City Council’s acceptance of the final Notice of Completion. It is the eligible party’s responsibility to notify the City if the rights to any refunds under this section are assigned to another party, or if there is a change in name or address for the eligible party. The City takes no responsibility for the accuracy of the information included in this file, and is under no obligation to locate persons or entities who are entitled to refunds. Failure to notify any party of the availability of excess Revenues shall not obligate the City in any way to extend or modify the above refund procedures. 7 11. Compliance with this agreement will be accepted by City as an alternate to the method described in the current Local Facilities Management Plan for local facilities Management Zone 6 for financing the Improvements described in Paragraph 1. This agreement does not require City to issue building permits or other development permits or grant approvals or relieve Property Owner of the obligation to comply with all applicable provisions of law, including but not limited to Carlsbad Municipal Code Titles 18, 19, 20 and 21. 12. Compliance with the provisions of this agreement is a condition of all future discretionary approval for the Improvements Property Owner does not comply with the provisions of this agreement, approval of the Project will not be consistent with the General Plan, the Growth Management Program, and the Local Facilities Management Plan, and all subsequent discretionary approvals and permits for the Project may be withheld by City. 13. In addition, the City will not approve any pending final maps, issue grading, building or other development permits or take any discretionary action until the Property Owner has complied with the terms of this agreement due to be satisfied at the time such approval is required. 14. The City may, at its discretion, elect to pursue any remedy, legal or equitable against Property Owner and Property Owner’s successors, heirs, assigns, and transferees of the Project to secure compliance with this agreement. 15. City shall not, nor shall any officer or employee of City, be liable or responsible for any loss or damage incurred by Property Owner or any successor or assign of Property Owner, or by any occupant in Property Owners buildings, as a result of the exercise of any remedies provided to City in this agreement. Property Owner agrees to indemnify City for any liabilities incurred by City as a result of City’s exercise of these remedies. 16. This agreement and the covenants contained herein shall be binding upon and inure to the benefit of the successors, heirs, assigns, and transferees of Property Owner with respect to the Project only and City, and shall run with the Project and create an equitable servitude upon the Project. 8 17. All notices provided for under this agreement shall be in writing and shall be delivered in person or served by certified mail postage prepaid. Delivery of notice to Property Owner shall be presumed to have been made on the date of mailing regardless of receipt by Property Owner. Notices required to be given to Property Owner shall be addressed as follows: Notices to the City shall be delivered to: Finance Director City of Carlsbad 1635 Faraday Ave. Carlsbad, CA 92008-7314 Notices to Property Owner shall be delivered to: Keystone La Costa LLC 5333 Mission Center Road, Ste. 360 San Diego, CA 92108 619-299-4855 Each party shall notify the other immediately of any change that would require any notice delivered hereunder to be directed to another party. 18. This agreement shall be recorded but shall not create a lien or security interest in the property. 11 II I II II /I II II II II I/ II II /I 9 19. The undersigned Property Owner further states, under penalty of perjury, that he is owner of the property as described herein on Exhibit “B”, or an authorized agent of the owner, and has the authority to execute this document, including the binding authorizations herein. Executed this 7 day of *OWNER: La c d-m?+ LkC CITY $IF CARLSBAD, a Mpicipal (name of *Owner) ZSy aiifornia By: I Mayor JGc Lbv ATTEST: Name LORRAINE WOOD Qlasbpcoca;ld (print name here) Approved as to form: (title and organization of signatory) & City Attorney (Proper notarial acknowledgment of execution by *OWNER must be attached.) (President or vice-president and secretary or assistant secretary must sign for corporations. If only one officer signs, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering that officer to bind the corporation.) 10 RATE AND METHOD FOR DETERMINING FAIR SHARE OBLIGATION RANCH0 SANTA FE AND OLIVENHAIN ROAD The City Council shall use the following rate and method for determining the fair share obligation for funding the construction of Ranch0 Santa Fe and Olivenhain Road due from property conditioned to participate in the financing of these facilities. This calculation is done as part of an agreement titled PETITION, WAIVER AND CONSENT TO CREATION OF A COMMUNITY FACILITIES DISTRICT AND AGREEMENT TO PAY FAIR SHARE (Agreement) which has been voluntarily entered into by the City of Carlsbad and certain property owners wishing to proceed with development of their property in advance of the creation of Community Facilities District No. 2 (CFD No. 2). It is the City and property owners intent to form CFD No. 2 to provide funding for those improvements described within the above- referenced agreement. The following rate and method shall be used to determine the fair share and amount due from any property owner wishing to take advantage of this alternate funding mechanism. Basis for Cost Allocation The basis for allocation of costs to property conditioned with the financing of the improvements described in the Agreement shall be the Equivalent Dwelling Unit (EDU) which is defined per product classification as follows: I Product Classification I Eauivalent Dwellina Units 1 Single Family - Detached Units I 1 .O EDU I Single Family - Attached Units Multi-Family Units Churches Commercial/Industrial and other 0.8 EDU 0.6 EDU 4.0 EDU per Acre 10 EDU per Acre The number of each type of unit included in a development shall be determined by the City Engineer based on the most recent final map submitted to the City for approval. The EDU determination for non-residential development shall be made by the City Engineer when such a determination is requested by the property owner. The City Engineer may request additional information from any Property Owner as may be necessary to make 11 his determination. The City Engineer is not required to make a determination on the number of EDUs for any project until adequate information is available. The City Engineer’s determination shall be submitted to the City Council in the table below. The City Council shall make the final determination of the number of EDUs to be used in computing the fair share obligation for any project. Fair Share Amount and Method of Pavment The City shall collect $10,250 for each EDU as determined by the City Council. This amount shall be collected in one payment of $10,250 per EDU to be paid prior to Council consideration of final map approval as described below. 1) Prior to the approval of a final map by the City Council, the property owner shall pay to the City an amount equal to the number of EDUs included in said final map, as determined by the City Engineer, times $10,250. If the City Council determined that the City Engineer’s calculation of the number of EDUs included on the final map is in error, the Council shall direct the City Engineer to amend his calculations and direct staff to bring the final map back for approval when such correction has taken place. Funds must be paid to the City before the final map will be scheduled for Council consideration. Computation of Peir Share Obligation Brookfield Meadows CT 96-04 $311,600 2) If the Property Owner has already obtained a final map for units conditioned with the financing of Ranch0 Santa Fe and Olivenhain Road, the Property Owner shall pay to the City the net amount due shown above prior to entering into this agreement. 12 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT - personally appeared * personally known to me - OR -Cl proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) &@?subscribed to the within instrument and acknowledged to me that h&4%&~ executed the same in muthorized capacity(ies), and that by eignature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. I OPTIONAL 77wugh the information below is not required by law. it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattacfnnent of this form to another document. Description of Attached Document Title or Type of Document Date: Signer(s) Other Than Named Above: Capacity(ies) Claimed by Signer(s) Signer’s Name: Signer’s Name: Cl Individual 0 Corporate Officer Title(s): Cl Partner - 0 Limited Cl General 0 Attorney-in-Fact Cl Trustee 0 Guardian or Conservator Cl Other: Signer Is Representing: Cl Individual q Corporate Officer Title(s): Cl Partner - Cl Limited Cl General Cl Attorney-in-Fact q Trustee Cl Guardian or Conservator Cl Other: Signer Is Representing: I I 0 1994 Naknal Notay Association - 8236 Remmet Ave., P.O. Box 7194 * Canoga Park, CA 913047194 Prod. No. 5907 Aeordw Call Toll-Free 1.9OW876-6927 14 - - iXHlBlT 3 LOCATION MAP GIN OF WmlKlw PROJECT NAME BROOKFlEiD MEA DO WS PROJECT EXHIBIT NUMBER CT96-04 I r.“. r”Dl rn,n r.,r,*w-m,.rr