HomeMy WebLinkAbout6.1 Dublin Transit Center
CITY CLERK
File # D[E~[D]-I6JDJ
'" 4-1 0'" ~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: JANUARY 17, 2006
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: PA 05-042 Dublin Transit Center Site E-l,
Metropolitan at Dublin Station - Stage 2 Planned Dev~l. m nt Rezoning,
Development Agreement and Site Development Review
Report Prepared by Erica Fraser, Senior Planner~
1.
Resolution approving a Site Development Review for Dublin Transit
Center Site E-l, Metropolitan at Dublin Station
Ordinance approving a Stage 2 Planned Development Rezoning with
the Development Plan attached as Exhibit A
Ordinance approving a Development Agreement between Western
Pacific Housing (doing business as D.R. Horton) and the City of
Dublin for Dublin Transit Center Site E-l, Metropolitan at Dublin
Station, attached as Exhibit A
Planning Commission Resolution 05-67 recommending City
Council approval of the Stage 2 Planned Development Rezoning for
Dublin Transit Center Site E-l, Metropolitan at Dublin Station, with
the Development Plan attached as Exhibit A
Planning Commission Resolution 05-69 referring decision making
authority and recommending City Council approval of Site
Development Review for Dublin Transit Center Site E-l,
Metropolitan at Dublin Station
Planning Commission Resolution 05-70 recommending City
Council approval of the Development Agreement between Western
Pacific Housing (doing business as D.R. Horton) and the City of
Dublin for Dublin Transit Center Site E-l, Metropolitan at Dublin
Station, attached as Exhibit A
Transit Center Location Map
Site Development Review Project Plans received December 19,
2005
Focused Parking Analysis dated November 9,2005
2.
3.
4.
5.
6.
7.
8.
9.
-------------------------------------------------------------------------------------------------------------
COPIES TO: Applicant/Property Owner
File
In House Distribution
ITEMNO.~
Page 1 of 10
G:\PA#\2005105-042 Transit Center Site E-IICC- Resos and ReportlCC Agenda Statemenll-17-05.doc
RECOMMENDATION:
FINANCIAL STATEMENT:
DESCRIPTION:
1.
2.
3.
4.
5.
6.
Open Public Hearing;
Receive Staff Presentation;
Receive Public Testimony;'
Close Public Hearing;
Deliberate;
Adopt Resolution approving Site Development Review for Dublin
Transit Center Site E-I, Metropolitan at Dublin Station;
Waive Reading and Introduce Ordinance approving a Stage 2
Planned Development Zoning for Dublin Transit Center Site E-I,
Metropolitan at Dublin Station, with Development Plan attached as
Exhibit A, and continue matter to the February 7, 2006 Council
meeting;
Waive Reading and Introduce Ordinance approving a Development
Agreement between Western Pacific Housing (doing business as
D.R. Horton) and the City of Dublin for Dublin Transit Center Site
E-l, Metropolitan at Dublin Station, attached as Exhibit A, and
continue matter to the February 7,2006 Council meeting.
7.
8.
No financial impact.
In December 2002, the City Council adopted Resolution 216-02 approving a General Plan/Eastern Dublin
Specific Plan Amendment; Ordinance 21-02 approving a Stage 1 Planned Development Zoning; and,
Resolution 02-40 approving Tentative Parcel Map 7892, for the Dublin Transit Center.
A Master Development Agreement for the Dublin Transit Center was adopted by Ordinance 5-03 in May
2003 and together with the approved General Plan/Eastern Dublin Specific Plan Amendment, Stage 1
Planned Development Zoning, and Vesting Tentative Tract Map established the land use approvals for the
future development of the site. The Master Development Agreement was then amended by Ordinance 25-
05 which set forth affordable housing obligations in the project area.
The Master Development Agreement provides that the Dublin Transit Center project area includes the
development of 1,500 residential units on Sites A, Band C; 2-million square feet of campus office on
Sites D and E; and 70,000 square feet of ancillary retail uses to be dispersed among Sites B through E.
Open space will be provided by a 12.20 gross acre park, located on Site F and a I-acre Village Green
located between Sites B and C. The Transit Center project area also includes 8.65 gross acres of
public/semi-public uses including the BART station and related parking and a Pacific Gas & Electric (PG
& E) substation (see Attachment 7 which shows the location of the Transit Center).
The City granted various land use approvals in connection with the development of the Dublin Transit
Center project, including a Planned Development Rezoning and Stage 1 Development Plan (Ordinance
21-02). The Stage 1 Development Plan breaks up Sites D and E into D-I, D-2, E-l and E-2. It provides
that Site E-I could contain up to 300,000 square feet of campus office uses and Site D-I could contain up
to 190,OOO square feet of campus office uses. In the alternative, up to 300 residential units could be
approved on these sites. Implementation of this "flex zoning" increases the residential unit count of the
Page 2 of 10
Transit Center by 300 units to a total of 1,800 residential units and decreases the amount of campus office
by 300,000 square feet to a total of 1.7 million square feet of campus office.
In April of 2004, EAH, Inc. received approval to develop Site A-2 with 112 affordable apartment units for
very-low and low-income households. In January of 2004, D.R. Horton received approval to develop Site
B-1 (Elan) with 257 condominiums and townhouses. In January of 2004, Avalon Bay Apartment
Communities received approval to develop Site B-2 with 305 apartment units and 15,000 square feet of
retail. Construction is currently underway for all three of these projects.
On December 13,2005, the Planning Commission adopted Resolution 05-68 approving Vesting Tentative
Map 7667 for the Metropolitan project. The Planning Commission recommended City Council approval
of the Development Agreement (Resolution 05-70, Attachment 6), and Stage 2 Planned Development
Rezone (Resolution 05-67, Attachment 4). The Planning Commission also adopted Resolution 05-69
which transferred hearing jurisdiction of the Site Development Review of the project to the City Council
and recommended that the City Council approve the Site Development Review (Attachment 5).
Proiect Permitting Requirements
This project requires the approval of a Stage 2 Planned Development Rezoning, Vesting Tentative and
Final Map, Development Agreement and Site Development Review.
The Stage 2 Planned Development Rezoning is an Ordinance which requires a minimum of three public
hearings. The Plarming Commission must hold at least one public hearing and the City Council must
review the project during two public hearings.
In accordance with Title 9, Subdivisions, of the Dublin Municipal Code, the Planning Commission can
approve, approve with Conditions or deny the Vesting Tentative Tract Map. On December 13, 2005, the
Planning Commission approved Vesting Tentative Map 7667 during a public hearing. The City Council
will review the Final Map in accordance with Title 9 during a future meeting.
Section 6 of the Master Development Agreement requires the developer to enter into a new Development
Agreement which is specific to the current project prior to issuance of a Building Permit. In accordance
with Chapter 8.56, Development Agreement Regulations, of the Dublin Zoning Ordinance, the Planning
Commission must review the proposed Development Agreement and make a recommendation to the City
Council. The City Council must then take action on the Development Agreement.
In accordance with Section 8.96.020(C)(3) of the Dublin Zoning Ordinance, the Planning Commission
transferred hearing jurisdiction of the Site Development Review to the City Council. The City Council
must review the Site Development Review and take action during a public hearing.
ANALYSIS:
Metropolitan at Dublin Station is a high density, transit-oriented development which is located less than
one-quarter of a mile from the Dublin/Pleasanton BART Station. Staff's analysis ofthe proposed project
is provided below.
Page 3 of 10
Stafle 2 Planned Development Rezonint!
A Stage 1 Planned Development Zoning was adopted by the City Council for the Dublin Transit Center in
December 2002 and established the permitted, conditionally permitted, and accessory land uses; site areas
and proposed densities; maximum number of residential units and non-residential square footage; and a
Master Landscaping Plan.
The Transit Center Plan designates the Land Use of Site E-I as Campus Office with up to 300,000 square
feet of office and 15,000 square feet of ancillary retail. The Transit Center Plan also further defined this
parcel as a flex parcel which could be developed with up to 300 units.
The Stage 1 Planned Development Zoning limits properties with a residential land use to a building height
of five stories along Dublin Boulevard (the proposed project is four stories above parking). As you move
away from Dublin Boulevard, the heights of the buildings are to be increased to emphasize that the Transit
Center is a major regional focal point. For comparison, Campus Office buildings are permitted to be a
maximum of 8 stories in height adjacent to Dublin Boulevard.
The Stage I Planned Development Zoning requires 1.5 parking spaces per residential unit, regardless of
the size of the unit. Chapter 8.76, Off-Street Parking and Loading Regulations, of the Zoning Ordinance
was used to determine minimum parking standards for the retail use which varies based on the type of use.
The Stage I Planned Development Zoning allows street parking to be counted in the number of parking
spaces provided.
The proposed Project would develop :1::4.1 gross acres on Site E-I for the construction of 300 residential
condominium units at a density of 73.1 units per acre. The residential units will be divided into two
buildings with subterranean and ground floor parking. The project will have 708 parking stalls located
within the parking structure and 26 parking spaces on Iron Horse Parkway and Campus Drive for a total of
734 parking spaces.
The proposed Stage 2 Rezoning is in compliance with the requirements of the Dublin Zoning Ordinance
as a Stage 2 Development Plan has been developed and conforms to the adopted Stage 1 Planned
Development Zoning for the Dublin Transit Center. The project is compatible with the land use concept
to maximize transit opportunities presented by the adjacent DublinIPleasanton BART Station; conforms
with the development standards adopted for the Dublin Transit Center; and contributes to a vibrant,
pedestrian friendly environment within less than one-quarter of a mile from the existing BART Station.
Development At!reement
A site specific Development Agreement is required by Section 6 of the Master Development Agreement
for the Transit Center. The Development Agreement for this project has been developed by the City
Attorney and is similar to Agreements which have been developed for the other Transit Center projects.
The Development Agreement must be approved by the City Council and is included as Exhibit A to
Attachment 3.
Site Development Review
The following information is a summary of the key components ofthe project associated with the Site
Development Review. Staff's discussion is broken down into nine categories.
Page 4 of 10
Site Plan:
The Project is bound by Dublin Boulevard to the north, Martinelli Way to the south, Iron Horse Parkway
to the west and Campus Drive to the east. Two buildings will be constructed on the property and will be
connected with small buildings to screen the view of the parking structure and give the appearance of a
continuous building along Iron Horse Parkway and Campus Drive. Parking will be constructed on two
levels: subterranean and ground floor. The ground floor parking will be located in the middle of the
residential units on three streets with visible parking along Dublin Boulevard (this area will be screened
with landscaping). A total of 300 condominium units and 15,000 square feet of retail space will be
constructed. The retail portion of the project will be located beneath residential units in Building Number
1 along Iron Horse Parkway and Martinelli Way.
At the interior ofthe project, the buildings will wrap around two courtyards which will feature a pool, two
spas, walkways, and landscaping.
In accordance with the provisions of the Dublin Transit Center Plan, Building 2 will be set back a
minimum of 10 feet along Dublin Boulevard. The setback of the building will vary along Dublin
Boulevard in order to promote visual interest along the street. Dense landscaping will also be planted in
this area to mitigate the height of the building. In accordance with the Dublin Transit Center Plan, the
buildings will have a zero foot setback to the property line along Iron Horse Parkway and Campus Drive
(the building will be setback from the sidewalk). The Dublin Transit Center Plan discourages buildings to
be set back from the sidewalk along these streets in order to create a pedestrian friendly environment and
encourage use of the street and sidewalks in the area.
Floor/Unit Plans:
Metropolitan at Dublin Station will have eight different units. The condominiums will vary with respect
to size, number of bedrooms, whether the unit will have a mezzanine, whether the units will be a flat or
townhouse, and whether the units will have a stoop (See Table 1 below).
I Bedroom Flat + Mezzanine IS
I Bedroom Flat + Stoo 3
2 Bedroom Flat 182
2 Bedroom Flat + Mezzanine 13
2 Bedroom Flat + Stoop 11
2 Bedroom Town House 30
3 Bedroom Flat 40
3 Bedroom Flat + Mezzanine 6
Typical Floor Plans for the units can be found on Sheets A-16 through A-24 of the attached project plans.
All units would be equipped with a washer/dryer. Access to a majority of the units will be from interior
corridors. Access to each of the floors can be taken from stairways and elevators which are dispersed
throughout the project. Four trash enclosures are located on the lower parking level (see Sheet A-3) and
can be accessed by elevator (each enclosure is in close proximity to an elevator).
Page 5 of 10
Access and Circulation:
Motorists can enter the parking garage on Iron Horse Parkway and Campus Drive. Both entrances allow
the motorist to enter into the retail and guest parking portion of the project or into the resident parking.
Resident parking is located on the north side of the parking garage. Residents will need to use a remote to
open the gate to access resident parking. Parking stalls have also been provided on Iron Horse Parkway
and Campus Drive which can be accessed via the street.
Pedestrians can enter into the complex from several areas. On Campus Drive, two large sets of stairs have
been provided which lead the pedestrian to the Courtyard level of the complex. This area can only be
accessed by key and is primarily for residents. From here, a resident can walk to a unit on the Courtyard
level or walk to one of the staircases or elevators. On Martinelli Way, residents can enter into the
complex from one stairwell which is accessible via a key. One pedestrian walkway is also located on this
side of the street which allows the public to enter into the parking garage (or exit from the parking garage
onto the street). On Iron Horse Parkway, several doors are provided which allow a resident or guest to
enter into a lobby (which has a stairway and/or elevator) with a key or through the intercom. A pedestrian
walkway is also located on this elevation which provides access from the sidewalk to the retail and guest
parking area. Two pedestrian access points are also located along Dublin Boulevard which provide key or
intercom access.
In order to promote the pedestrian viability of the surrounding streets, the design of the building includes
many pedestrian features to promote the use of the adjacent streets. Along Dublin Boulevard, a sidewalk
and dense landscaping has been provided to make the street a more pedestrian friendly environment. On
Iron Horse Parkway, retail shops open to the street and parking is located on the street. Ground Floor
units are located on Iron Horse Parkway and Campus Drive to encourage the use of the sidewalk. These
units include an entry and a porch which is located 2 feet to 3 feet above the street. On Martinelli Way,
ground floor retail and attractive landscape elements will promote the use of the street.
Parking:
A total of 734 parking stalls will be provided in the parking structure or on the street. The Dublin Transit
Plan requires 1.5 parking spaces per residential unit, regardless of the size of the unit. Chapter 8.76, Off-
Street Parking and Loading Regulations, of the Zoning Ordinance was used to determine minimum
parking standards for the retail use which varies based on the type of use. The Stage I Planned
Development Zoning allows street parking to be counted in the number of parking spaces provided.
The Dublin Transit Center Plan required 1.5 parking spaces per dwelling unit and did not discuss whether
or not guest parking was included in that figure. Parking studies were later conducted which
recommended that guest parking equal 15% of the total required number of parking stalls in the Transit
Center. The Applicant has requested a 25% shared parking credit which would allow the Applicant to
combine retail and guest parking on the south side of the parking garage. A total of 44 guest parking stalls
will be provided, which is a deficit of 22 stalls due to the shared parking credit. Based on
recommendations from the Omni Means Focused Parking Analysis dated November 9, 2005 (see
Attachment 9), the provided parking will meet retail and guest parking demands for the property as long
as the parking stalls along Iron Horse Parkway and Campus Drive are reserved for short term parking.
Based on the parking provided, retail uses will be limited based on the availability of parking. Retail
parking requirements are located in Chapter 8.76, Off-Street Parking and Loading Regulations of the
Dublin Zoning Ordinance. Parking requirements for Metropolitan at Dublin Station are as follows:
Page 6 of 10
uired
Medical Office Health Services/Clinics
Based on available retail parking, Eating and Drinking Establishments will be limited to no more than
6,000 square feet, which includes convenience, sit down, and takeout type restaurants. Outdoor seating
may be provided based on the number of available parking spaces. The table below shows the maximum
floor area peruse.
Eating and Drinking 6,000 square feet
EstalJlishmeIlts
Retail 9 000 s uare feet 30* 30
*Assumes General Retail use which requires 1 parking stall per 300 square feet of floor area. The
actual number of required parking stalls varies as shown on the table on the previous page.
The recommended Conditions of Approval include a Condition (No. 22) which limits the total floor area
of eating and drinking establishments to 6,000 square feet and states that all proposed retail will be
reviewed with respect to available parking. Additional parking will be provided (in excess of what is
shown in Table 3) on the street which will be provided on a limited basis (maximum parking is for a
period of two hours) and can be used by guests, residents, and retail users.
Architecture:
The overall architectural style of the project is Mediterranean with modern influences. A total of two
buildings will be constructed on the property. The buildings will be connected by two smaller accent
buildings which serve to give the appearance of a continuous building along the street and to screen views
ofthe parking structure.
Each building will have its own architectural style to promote uniqueness and architectural diversity on
the site. While the buildings are not exact replicas of each other, certain architectural elements are
replicated on each ofthe building. Details including roof forms, colors, materials, form, massing, balcony
design and window design are similar on each of the buildings. While there are differences in the two
designs, the overall designs compliment each other. The two different building designs will promote
visual interest along the street and throughout the project.
The proposed architecture is compatible with the approved buildings in the Transit Center and buildings
in the area. Architectural detailing on the building is reflective of styles that are prevalent in the City of
Dublin. The massing and form of the buildings are also compatible with the surrounding buildings. The
proposed colors and materials include stucco siding, green tile roofs, stone and earth tones and are
Page 7 of 10
compatible with the'design of the building as well as the adjacent building (Avalon Bay is currently under
construction). A rendering showing the relationship of the proposed project to the approved projects on
Dublin Boulevard will be shown during the City Council meeting for comparison.
Building Number I will be constructed along Martinelli Way, Iron Horse Parkway and Campus Drive and
will have a total of 145 dwelling units plus ground floor retail. This building is 65 feet in height above
grade and has six stories of residential units above ground floor retail (along Martinelli Way and Iron
Horse Parkway) for a total of 7 stories (the Stage I Planned Development Zoning allows buildings to
increase in height as they move away from Dublin Boulevard). On the Campus Drive elevation, there are
seven floors of residential units. The retail area includes the extensive use of glass, attractive signage and
awnings which promote visual interest along the street.
Building Number 2 will front Dublin Boulevard, Iron Horse Parkway, and Campus Drive. This building
will have 155 dwelling units and is 50 feet in height above grade. The building will be five stories of
residential units (the ground floor along Dublin Boulevard will be parking).
Balconies are located on each of the elevations in the project. Access from ground floor units to the street
has been provided on Campus Drive and Iron Horse Parkway to promote use of the surrounding streets.
Each building has a varying form and massing to form a more interesting shape. Several portions of the
building are set back from each other in order to create shadow lines and give the impression of a varied
setback along the street. To promote visual interest on the building, two stucco colors will be used on the
building in addition to stone material. The stone material can be found on the base of the building in
addition to the tower elements. The variety in colors and materials gives the building a more vibrant
appearance and is more attractive to motorists and pedestrians. The use of stone can be found in several
areas on the building, but is limited to prevent the material from overwhelming the architectural style of
the building.
Other important architectural features include windows, stoop access units, trim hands, pitched and flat
roofs, varying roof heights and tower elements. Each building has several towers which help to break up
the massing of the buildings and provide an attractive feature for the property.
Each of the two buildings are centered around a courtyard which features attractive plantings and
walkways. Courtyard A has a pool and spa and Courtyard B has a spa which can be used by all residents.
Both courtyards will connect for easy access to each side of the property.
Parking is on a subterranean and ground floor level with the buildings located around most of the parking
structure. The ground floor level will be located beneath the courtyards and will only be visible along
Dublin Boulevard. Perspective 1 has been included in your project plans which illustrates the design of
this area. The opening will be covered with patterned metal and a portion of the area will also be screened
from view by a landscape berm and plant materials.
The site layout and architectural design of this project will be consistent with the urban lifestyle and
character of mixed uses planned for the Dublin Transit Center. The detailing of the retail storefronts,
townhouse stoops, and urban landscape will accentuate enhanced pedestrian circulation and scale of this
area. Attention has been paid to the massing of the building to reflect the image depicted in conceptual
sketches found in the Stage 1 Development Plan.
Page 8 ofl0
Landscaping:
The landscape plan reinforces the urban design intent by creating a pedestrian oriented perimeter with
generous sidewalks, street tree planting, and enhanced paving patterns at key elements. On the corner of
Dublin Boulevard and Iron Horse Parkway, the corner has been designed to include an opportunity for
public art with attractive landscape materials.
In order to soften the height of the building and promote visual interest along Dublin Boulevard, large
shrubs, trees and colorful plants will be provided. These plants include redwood trees, camellias, India
Hawthorn, ferns and other materials. The landscape materials increase in size and height from the
sidewalk to the building. By providing plant materials which will be tall and are densely planted, the
height of the building will be softened by giving the appearance that the plant materials are similar in
height to the building. Additionally, the variety of plant materials including size, shape and color will give
motorists and pedestrians along Dublin Boulevard an attractive view. The landscape materials and
planting pattern will also compliment the massing and design of the building. The variety of plant
materials and a landscape berm will also screen the ground floor of the building along Dublin Boulevard
where the ground floor portion of the parking structure is visible. The Section on Sheet L4 of the project
plans provides a sketch of the proposed landscaping along Dublin Boulevard. The proposed plant material
along Dublin Boulevard is also compatible with landscape materials in the area.
The Dublin Transit Center Plan requires a double row of trees in a specific pattern along the four streets
which surround the project. The required street trees are the Loquat, Strawberry and London Plane trees.
The proposed planting pattern shown on Sheet L1 of the project plans shows that the proposed Landscape
Plan will conform to the requirements of the Dublin Transit Center Plan.
Accent planting will be located at the entrance to the parking garage off of Iron Horse Parkway. The
planting will include small plants as well as accent trees in addition to the accent paving.
The courtyard will also feature attractive plant materials. The materials will be a mix of trees, shrubs,
accent shrubs and groundcover.
Sound Attenuation:
A mitigation measure contained in the Environmental Impact Report for the Dublin Transit Center
requires site specific acoustic reports to be prepared by qualified acoustical consultants. Proposed
Condition of Approval No. 18 requires an acoustic report to be submitted prior to issuance of a Building
Permit. The report must include detailed identification of noise exposure levels on the individual project
site and a listing of specific measures to reduce both interior and exterior noise levels to normally
acceptable levels including, but not limited to, glazing and ventilation systems, construction of noise
barriers and use of buildings to shield noise.
Should any of the balconies along Dublin Boulevard need to be modified, Staff will review the proposed
changes for consistency with the approved design. Typically, normal residential construction with
upgraded windows can adequately attenuate vehicular noise for the interior structures.
Affordability:
The Master Development Agreement for the Dublin Transit Center (as amended by Ordinance 25-05)
provides that developer shall pay the City's affordable housing in-lieu fee for 15% of the total units
constructed prior to issuance of the first building permit for a residential unit within Site E-I. Condition
Page 9 of 10
of Approval No. 25 has been included in the recommended conditions which further enforces this
requirement.
Environmental Review:
Pursuant to the California Environmental Quality Act, Staff has recommended that the project be found
exempt from CEQA pursuant to Government Code section 65457 which exempts residential projects that
are consistent with a specific plan from further environmental review. Additionally, the Project is within
the scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan
Amendment, Eastern Dublin Specific Plan Amendment, Stage I Planned Development Zoning, Tentative
Parcel Map, and Development Agreement (SCH 2001120395) which was certified by City Council
Resolution No. 215-02 dated November 19,2002. This recommendation is based on a determination that
there are no supplemental impacts that would require preparation of a Supplemental Environmental
Impact Report.
Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the property to notify property owners and occupants of the proposed project and of the January 17,
2006 public hearing. The public notice was also published in the Valley Times and posted at several
locations throughout the City.
CONCLUSION:
This application has been reviewed by applicable City departments and agencies and their comments have
been incorporated into the Project and the proposed Conditions of Approval. The Planning Commission
has approved the Vesting Tentative Map and has recommended City Council approval of the Stage 2
Planned Development Rezoning, Site Development Review and Development Agreement. The proposed
Project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and the Stage I Planned
Development Zoning for the Dublin Transit Center and is compatible with the surrounding properties,
similar improvements in the area, and the project site.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open Public Hearing; 2) Receive Staff Presentation; 3) Receive
Public Testimony; 4) Close Public Hearing; 5) Deliberate; 6) Adopt Resolution approving Site
Development Review for Dublin Transit Center Site E-l, Metropolitan at Dublin Station; 7) Waive
Reading and Introduce Ordinance approving a Stage 2 Planned Development Zoning for Dublin Transit
Center Site E-I, Metropolitan at Dublin Station, with Development Plan attached as Exhibit A, and
continue matter to the February 7, 2006 Council meeting; 8) Waive Reading and Introduce Ordinance
approving a Development Agreement between Western Pacific Housing (doing business as D.R. Horton)
and the City of Dublin for Dublin Transit Center Site E-l, Metropolitan at Dublin Station, attached as
Exhibit A, and continue matter to the February 7,2006 Council meeting.
Page 10 of 10
RESOLUTION NO. _-06
16b11OY-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR DUBLIN TRANSIT CENTER
SITE E-1 (METROPOLITAN AT DUBLIN STATION) LOCATED AT THE SOUTHEAST
CORNER OF DUBLIN BOULEVARD AND IRON HORSE PARKWAY
(APN 986-0001-013-002)
P A 05-042
WHEREAS, the Applicant, D.R. Horton Inc., has requested approval of Stage 2 Planned
Development Zoning for PA 05-042, Dublin Transit Center Site E-l, for the construction of a 300-unit
condominium complex with ::!::15,000 square feet of retail on approximately ::!::4.1 acres of land, located on
Site E-l of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southeast corner of
Dublin Boulevard and Iron Horse Parkway; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review
for the construction of a 300-unit condominium complex, ::!::15,000 square feet of ground floor retail,
parking, landscaping, common areas and related improvements which is available and on file in the
Planning Division; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement prepared by
Togawa and Smith Architects, Inc. received by the Planning Division on December 19, 2005; and
WHEREAS, a Master Development Agreement for the Dublin Transit Center project was adopted
by Ordinance 5-03 and amended by Ordinance 25-05; and
WHEREAS, the amended Master Development Agreement requires that the ApplicantlDeveloper
pay an affordable housing in-lieu fee of 15% of the total constructed units (300); and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, pursuant to the California Environmental Quality Act, Staff has recommended that
the project be found exempt from CEQA pursuant to Government Code section 65457 for residential
projects that are consistent with a specific plan. The Project is within the scope of the Final
Environmental Impact Report (EIR) for the Dublin Transit Center General Plan Amendment, Eastern
Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02
dated November 19, 2002. This recommendation is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the decision making authority for Site Development Review applications typically
lies with the Planning Commission; and
ATTACHMENT 1
lo \ \-\1-0(0
I
2. 0blW~
WHEREAS, the City of Dublin Zoning Ordinance, Section 8.96.020.C.3 allows the Planning
Commission to transfer hearing jurisdiction to the City Council at its discretion because of policy
implications, unique or unusual circumstances, or the magnitude of the Project; and
WHEREAS, a Staff Report was submitted to the Planning Commission on December 13, 2005
recommending referral of said application to the City Council; and
WHEREAS, the Planning Commission did hold a public hearing on said application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission adopted a Resolution referring decision making authority
on the Site Development Review for Dublin Transit Center Site E-l (Metropolitan at Dublin Station),
related amendments, and time extensions of permits to the City Council; and
WHEREAS, the Planning Commission also recommends approval of said application; and
WHEREAS, on January 17, 2006, the City Council waived the reading and introduced an
Ordinance a~a Stage 2 .p. lanned Development Zoning applicable to the proposed Site Development
Review' and '~ (j( ~)'.. f)
, ."........rv ~ ',. '(~:-'-
WHEREAS, a Staff Report was submitted to the City Council on January 17, 2006
recommending approval of said application; and
WHEREAS, the City Council did hold a public hearing on said application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council of the City of Dublin
does hereby make the following findings and determinations regarding the proposed Site Development
Review:
A. The proposed Project, as conditioned is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance because: 1) the proposed pro;ect will be
compatible with the surrounding area because the development is designed to take advantage of
the close proximity to the DublinlPleasanton BART Station and because the building has been
designed to be compatible with the surrounding approved and existing developments and to create
a more pedestrian friendly environment as required by Section 8.104.020.A of the Dublin Zoning
Ordinance; 2) the proposed proiect will conform to the height, density, design, and landscape
requirements of the Stage 1 Planned Development Zoning as required by Section 8.104.020.B of
the Dublin Zoning Ordinance; and 3) the pro;ect will be an attractive addition to the Citv and the
Dublin Transit Center and therefore will meet the requirements of Sections 8.104.020.D and E.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan and the Eastern Dublin Specific Plan, the zoning
requirements of the Stage 1 Development Plan for the Dublin Transit Center in which the project
is located because 1) the proposed 300 condominium units and 15,000 square feet of ground floor
2
\
~ ,'<:"~ l! ()!,..!.-
....)vb'>"'/ I
retail are compatible with the approved uses for the site; 2) the overall design of the project is
consistent with the design requirements discussed in the Dublin Transit Center Plan; 3) the
proposed proiect is consistent with the Eastern Dublin Specific Plan because the Plan states that
the Transit Center area should have a mix of uses and should have a pedestrian friendly
environment which the proposed project achieve through a mix of retail and residential uses and
through the design of the building. site layout and landscaping which together promote the use of
the street and create a more pedestrian friendly environment; 4) the proposed project includes
ground floor retail along Iron Horse Parkway and Martinelli Way to serve the residents and
employees in the area which is consistent with the goals of the Eastern Dublin Specific Plan which
encourages retail on Iron Horse Parkway to add vitality to the street and to serve the needs of
residents and employees in the neighborhood; 5) the proposed development is compatible with the
General Plan Land Use designation of Mixed-Use which allows for a combination of high density
residential and retail uses which the develo{>ment will achieve; 6) the proposed project is
compatible with the General Plan Implementing Policy 2.1.l.B which encourages high density
residential projects where higher density is compatible with the surrounding uses and the densitv
of the project is compatible with surrounding developments and a higher density in this case is
warranted due to the location of the BART station which is less than one Quarter of a mile from the
property; and 7) the proposed project meets the intent of the Dublin General Plan which
discourages proiects which do not relate well to the surrounding developments and the proposed
project is compatible with the neighborhood which includes office, high density residential and
retail uses including mixed-use developments which are located across the street from and
adjacent to (future) the property.
C. The proposed Project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and welfare
because: 1) there will not be any significant environmental impacts associated with the project and
the project has been conditioned to comply with all mitigation measures adopted as part of the
Dublin Transit Center EIR; 2) the proposed project will result in a mixed-use development with
condominium units and ground floor retail and is compatible with existing and future development
in the area as identified in the Dublin Transit Center Plan; 3) the site layout and design of the
proposed buildings (project site) is compatible with the site layout and design of buildings in the
neighborhood; and 4) as conditioned. the buildings will be operated in such a manner as to reduce
impacts on the surrounding neighborhood.
D. The proposed Project will not be injurious to property or improvements in the neighborhood
because: 1) the project has been conditioned to com{lly with all Building Division. Fire
Department, Public Works Department, Planning Division and Dublin San Ramon Services
District requirements; and 2) as conditioned. the building including retail and residential uses will
be operated in such a manner as to reduce impacts on the surrounding neighborhood. streets and
pedestrian areas.
E. The site development for the proposed Project has been designed to provide a desirable
environment for the Project and surrounding areas because: 1) as designed. the architecture of the
building including roof forms. colors and materials is compatible with the roof forms, colors and
materials of the existing and approved buildings in the vicinity; 2) as shown on the Landscape
Plans. the proposed landscaping is compatible with the existing and approved landscaping in the
area including landscaping along Dublin Boulevard and street trees which conform to the
requirements of the Dublin Transit Center Plan; 3) the overall design of the proiect is consistent
3
~ OOllolf
with the design requirements discussed in the Dublin Transit Center Plan; 4) the design of the
building which includes Mediterranean and modern design features will be compatible with
developments in the neighborhood which have a Mediterranean or modern design or a mix of the
two elements; 5) the architecture of the building includes tower elements, stucco and stone
materials, earth tone colors, window design, roof pitch, extensive use of glass in the retail portion
of the property are compatible with common architectural elements found in the area; 6) the
proiect includes many pedestrian friendly elements which include attractive paving, ground floor
retail, street trees, awnings and units with street access which is compatible with the proposed
design of the area, as discussed in the Dublin Transit Center Plan, and is compatible with the
design of the approved developments in the area; and 7) the proiect includes a mix of retail and
residential units which are compatible with developments in the neighborhood which also have a
mix of uses and with the anticipated future development of the area which will have a mix of
retail, residential and office uses.
F. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the Stage 1 Planned Development Zoning identified this propertv
as having the potential to be developed with office, housing and/or retail and the proposed proiect
will have a mix of retail and residential units which will conform to the approved land use for the
property; 2) the pro~osed development will result in a density of 73.1 dwelling units per acre
which is compatible with densities in the surrounding neighborhood; 3) the proposed density and
height of the buildings (five and seven stories) will be compatible with the height of buildings in
the surrounding area and will be compatible with the site which is located near the
Dublin/Pleasanton BART station and a higher density is warranted to encourage use of the station
and to take advantage of the close proximity to the public transit center; and 4) the proposed lot
coverage of 84% is compatible with the approved and future Dublin Transit Center developments.
G. There are no impacts to slopes or topographic features because: 1) the existing site is relatively
flat.
H. The character, scale and quality and design of the project is compatible with the proposed
development, existing and approved projects in the area and with anticipated future development
in the area because: 1) the proposed proiect includes a mix of residential units and retail which is
compatible with developments in the area; 2) the proposed density of 73.1 units per acre is
compatible with the density of approved developments in the area and the overall anticipated
densitv of the Dublin Transit Center once all of the properties identified in the Dublin Transit
Center Plan have been developed; 3) the perceived massing and overall density of the site is
reduced by pedestrian elements, attractive landscaping, tower elements, windows, varying roof
forms and varying building wall set backs to the ground floor; 4) the proposed design of the
building includes architectural elements which are commonlv found on Mediterranean and modern
stvle buildings which are prevalent in the City of Dublin and in the vicinity; 5) the proiect will
include balconies, porches, stoops, on-street parking, ground floor retail and architectural features
to make the area a more pedestrian friendly neighborhood and to encourage the use of the sidewalk
and surrounding streets; 6) the design of the buildings are well designed in and of itself and
provide an attractive addition to the neighborhood; 7) the proposed buildings include architectural
features which are common in the area and include materials, colors, window design, roof pitch,
roof design and massing; 8) the proposed earth tone color palette is compatible with colors found
in the neighborhood; and 9) the proposed building has a mix of stone and stucco materials which
4
-- \
v---\ /""''''. II n ~
......,.. "'"'''''0 ',JI \
relate well to the design of the building and are compatible with the building materials commonly
found in the City as well as in the Transit Center and surrounding area.
1. Parking on-site will conform to the requirements of the Dublin Zoning Ordinance, Stage 1 Planned
Development Zoning and as amended by the Stage 2 Development Plan because: 1) a total of 708
parking stalls will be provided in the parking garage and 26 parking stalls will be provided on the
street; 2) the proposed development will have an excess of residential stalls, however, there will be
a deficit of 22 residential guest parking stalls; 3) the Applicant/Development has requested a 25%
shared parking credit to allow the retail and guest parking stalls to be shared and to reduce the total
number of required guest stalls; 4) the requested 25% shared parking credit has been determined to
be warranted in the November 9, 2005 Focused Parking Analysis; 5) future retail uses will be
limited based on the available number of parking stalls located in the parking garage; 6) based on
parking concerns, eating and drinking establishments, as conditioned, will be limited to no more
than 6,000 square feet; 7) as conditioned future retail establishments will be reviewed with respect
to the number of available off-street parking stalls and parking requirements as established by
Chapter 8.621, Off-Street Parking and Loading Regulations, of the Dublin Zoning Ordinance; 8)
the shared parking credit is warranted based on the anticipated time of use of the stalls bv guests or
retail users and due to the 26 parking stalls located on Iron Horse Parkway and Campus Drive
which will be available for short term parking (two hours maximum) for guests, retail users and
residents.
J. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Stage 1 Planning Development Zoning because: 1) double row of street
trees will be provided on all four streets which surround the subiect property as required by the
Dublin transit Center Plan; 2) the street tree species will conform to the approved species as stated
in the Dublin Transit Center Plan; 3) an opportunity for public art has been provided at the corner
of Dublin Boulevard and Iron Horse Parkway to provide an attractive pedestrian element and an
attractive focal point from the street; 4) a mix of attractive plantings is located throughout the site
including the interior courtyards to reduce the amount of paving on-site; 5) a good mix of tall
trees, tall shrubs, groundcover and colorful plants has been vrovided along Dublin Boulevard to
mitigate the height of the building and to provide an attractive view for motorists and pedestrians
in the area.
BE IT FURTHER RESOLVED that the City Council does hereby approve said application, Site
Development Review for Dublin Transit Center Site E-l (Metropolitan at Dublin Station), to construct a
300-unit condominium complex and .:t15,000 square feet of retail located at the southeast corner of Dublin
Boulevard and Iron Horse Parkway, as generally depicted in the written statement and project plans
prepared by Togawa and Smith Architects, Inc. and to the Landscape Plans prepared by the Guizzardo
Partnership received by the Planning Division on December 19, 2005, labeled Attachment 1 of the
January 17, 2006 City Council Agenda Statement, stamped approved, and on file with the Community
Development Department, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
5
L2 ~ ILD~
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LA VTA], Livermore Amador Valley Transit Authority, [CHSJ,
California Department of Health Services.
1.
2.
3.
4.
Approval. This Site Development Review approval for
Dublin Transit Center Site E-l (Metropolitan at Dublin
Station), P A 05-042 establishes the detailed design
concepts and regulations for the project. Development
pursuant to this Site Development Review generally
shall conform the project plans submitted by Togawa
and Smith Architects Inc received December 19, 2005,
on file in the Community Development Department, and
other plans, text, and diagrams relating to this Site
Development Review, unless modified by the
Conditions of A roval contained herein.
Effective Date. This Site Development Review
approval is contingent upon the approval of the related
Stage 2 Planned Development Rezoning. If the Stage 2
Planned Development Rezoning is not approved this
Site Development Review approval shall become null
and void.
Permit Expiration. Construction or use shall
commence within one (1) year of Permit approval or the
Permit shall lapse and become null and void.
Commencement of construction or use means the actual
construction or use pursuant to the Permit approval or
demonstrating substantial progress toward commencing
such construction or use. If there is a dispute as to
whether the Permit has expired, the City may hold a
noticed public hearing to determine the matter. Such a
determination may be processed concurrently with
revocation proceedings in appropriate circumstances. If
a Permit expires, a new application must be made and
processed according to the requirements of this
Ordinance.
Time Extension. The original approving decision-
maker may, upon the Applicant's written request for an
extension of approval prior to expiration, and upon the
determination that any Conditions of Approval remain
adequate to assure that applicable findings of approval
will continue to be met, rant a time extension of
6
PL
Planning
On-going
PL
DMC
8.32.030.B
PL
One year from
permit approval
DMC
8.96.020.D
PL
One year from
permit approval
DMC
8.96.020.E
1
ICO 110Lr
approval for a period not to exceed six (6) months. All
time extension requests shall be noticed and a public
hearing or public meeting shall be held as required by
the articular Permit.
5. Permit Validity. This Site Development Review
approval shall be valid for the remaining life of the
approved structure so long as the operators of the
subject property comply with the project's conditions of
a roval.
6. Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance with
Section 8.96.020.1 of the Dublin Zoning Ordinance.
Any violation of the terms or conditions of this permit
shall be sub'ect to citation.
7. Development Agreement. The Developer shall meet all
applicable sections of the Master Development
Agreement for the Dublin Transit Center adopted as
Ordinance No. 5-03. Section 6 of the Master
Development Agreement requires the Developer to enter
into a new Development Agreement specific to the
current ro . ect.
8. Requirements and Standard Conditions. The
Applicant/ Developer shall comply with applicable City
of Dublin Fire Prevention Bureau, Dublin Public Works
Department, Dublin Building Department, Dublin Police
Services, Alameda County Flood Control District Zone
7, Livermore Amador Valley Transit Authority,
Alameda County Public and Environmental Health,
Dublin San Ramon Services District and the California
Department of Health Services requirements and
standard conditions. Prior to Issuance of building
permits or the installation of any improvements related
to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions re uired have been or will be met.
9. Required Permits. Developer shall obtain all permits
required by other agencies including, but not limited to
Alameda County Flood Control and Water Conservation
District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies of
the ermits to the Public Works De artment.
10. Fees. ApplicantlDeveloper shall pay all applicable fees
III effect at the time of buildin ermit issuance,
7
PL
On-going
PL
On-going
ADM
On-going
Various
Building Permit
Issuance
PW
Building Permit
Issuance
Various
Building Permit
Issuance
DMC
8.96.020.F
DMC
8.96.020.1
Administrat
ion/
City
Attorney
Standard
Standard
Various
~ 15b \ IJ)~
including, but not limited to, Planning fees, Building
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees, Fire
Facilities Impact fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees; or any other fee that may be adopted
and a licable.
11. Indemnification. The Developer shall defend,
indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action,
or proceeding against the City of Dublin or its agents,
officers, or employees to attack, set aside, void, or annul
an approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department, committee, or
agency of the City related to this project to the extent
such actions are brought within the time period required
by Government Code Section 66499.37 or other
applicable law; provided, however, that The Developer's
duty to so defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying The Developer
of any said claim, action, or proceeding and the City's
full cooperation in the defense of such actions or
roceedin s.
12. Clean-up. The ApplicantlDeveloper shall be
responsible for clean-up and disposal of project related
trash to maintain a safe, clean, and litter-free site.
13. Modifications. Modifications or changes to this Site
Development Review approval may be considered by
the Community Development Director if the
modifications or changes proposed comply with Section
8.104.100 of the Zonin Ordinance.
14. Controlling Activities. The ApplicantlDeveloper shall
control all activities on the project site so as not to create
a nuisance to the existing or surrounding businesses and
residences.
15. Soft Foam Building Materials. Soft Foam (ie efis type
material) may be installed no closer then 6 feet from the
earth or aved areas.
16. Accessory/Temporary Structures. The use of any
accessory or temporary structures, such as storage sheds
or trailer/ container units used for storage or for any
other u oses, shall be sub"ect to review and a roval
8
ADM
On-going
PL
On-going
PL
On-going
PL
On-going
PL
Building Permit
Issuance/
On-going
On-going
PL
Administrat
ion/City
Attorney
Planning
DMC
8.104.100
Planning
Planning
DMC
8.108
\
/'i:,,\, \ 1 ^ \..,.--
VI, Ub LV,
17.
18.
19.
20.
21.
22.
Mitigation Monitoring Program. The Applicant/
Developer shall comply with the Dublin Transit Center
EIR Mitigation Monitoring Program including all
mitigation measures, action programs, and
implementation measures on file with the Community
Develo ment De artment.
Sound Attenuation. The Applicant/Developer shall
submit a site specific acoustic report to be prepared by
qualified acoustical consultants. The acoustic report
shall include detailed identification of noise exposure
levels on the individual project site and a listing of
specific measures to reduce both interior and exterior
noise levels to normally acceptable levels including but
not limited to glazing and ventilation systems,
construction of noise barriers and use of buildings to
shield noise.
Equipment Screening. All electrical and/or
mechanical equipment shall be screened from public
view. Any roof-mounted equipment shall be completely
screened from VIew by materials architecturally
compatible with the building and to the satisfaction of
the Community Development Director. The Building
Permit plans shall show the location of all equipment
and screening for review and approval by the Director of
Communit Develo ment.
Master Sign Program. A Master Sign Program shall
be applied for and approved for all Project related
slgnage including, but not limited to, community
identification signage, address signage, directional
signage, parking signage, speed limit sign age, retail
tenant signage, and other signage deemed necessary by
the Cit .
Colors. The exterior paint colors of the buildings are
subject to City review and approval. The Applicant
shall paint a portion of the building the proposed colors
for review and approval by the Director of Community
Develo ment rior to aintin the buildin s.
Parking. Eating and Drinking Establishments shall be
limited to no more than 6,000 sq. ft. at all times. All
proposed retail uses will be reviewed with respect to
available parking and the requirements of the Dublin
Zoning Ordinance. The property owner may submit a
arkin stud, at an time, for additional eatin and
9
PL
On-going
PL
Building Permit
Issuance
PL
Building Permit
Issuance
Through
Completion/ On-
gomg
PL, B, F, PW,
PO
Building Permit
'Issuance
PL
Occupancy
PL
On-going
Dublin
Transit
Center EIR
Mitigation
Monitoring
Program
Dublin
Transit
Center EIR
Mitigation
Monitoring
Program
Planning
Various
Planning
Planning
\
IO'5QlLOlf
drinking establishments beyond the 6,000 square foot
limit on such uses, for review and approval by the
Communit Develo ment Director.
23. Telecommunications. The Applicant shall comply with
ANSIffIA.EIA-570-A Standard relating to
telecommunications and the installation of data outlets
for high-speed internet access within individual
residential units.
24. Retail Spaces. The retail store and restaurant service
areas, the front of the retail tenant spaces, and parking
area shall at all times be kept free of storage materials,
pallets, trashcans, bins, boxes, trash bags, and other
materials. These areas of the store and site shall be
policed as often as necessary in order to keep the rear,
service area and front of the store and site neat and
clean.
25. Affordable Housing In-lieu Fee. The developer shall
pay the housing in-lieu fee as stated in the Master
Development Agreement prior to issuance of a Building
Permit
26. Trash and Waste Accumulation. The applicant or any
future owner shall provide and conduct regular
maintenance of the site in order to eliminate and control
the accumulation of trash, excess/waste materials and
debris.
LANDSCAPING
27. Final Landscape and Irrigation Plans. Final
Landscape and Irrigation Plans, prepared and stamped
by a State licensed landscape architect or registered
engineer, shall be submitted for review and approval by
the City Engineer and the Community Development
Director. Plans shall be generally consistent with the
Dublin Transit Center General Plan and the preliminary
landscape plan prepared by The Guzzardo Partnership
Inc., received by the Planning Division on December 19,
2005, except as modified by the Conditions listed below
and as required by the Community Development
Director.
28. Plant Species. Plant species shall be selected according
to use, sun/shade location and space available. The
landscape plan should include plant species that are not
salt sensitive. Street trees shall be high branching and
roduce minimal litter.
29. Slopes. The landscape plan shall address slopes within
the ro ert, includin erosion, maintenance and
B,PL
Building Permit
Issuance
Building!
Planning
Planning
Planning
Planning
10
PL
On-going
PL
On-going
PL
On-going
PL
Building Permit
Issuance
PL
Building Permit
Issuance
PL
Building Permit
Issuance
DMC
8.72.030
Planning
Planning
\
\ LO '-'
,
Imgation issues. All slopes shall have a one-foot level
area at to and bottom of the slo e for maintenance.
30. Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and
the eneral ublic surveillance ca abilities of the area.
31. Lighting. The ApplicantlDeveloper shall prepare a
photometric plan to the satisfaction of the City Engineer,
Director of Community Development, the City's
Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be provided within the
parking lot and on the building, and shall be of a design
and placement so as not to cause glare onto adjoining
properties, businesses or to vehicular traffic. Lighting
used after daylight hours shall be adequate to provide for
security needs. The plan shall shows measurements for
the parking structure, connecting paths, outdoor parking
area and residential areas.
32. Street Lights and Trees. Maintain approximately 15'
clearance between streetlights and street trees. Where
such clearance is not practical for design considerations,
trees shall be increased to 36" box minimum to reduce
the conflict between the li htin and folia e.
33. Standard Plant Material, Irrigation and
Maintenance Agreement. The ApplicantlDeveloper
shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance A reement
34. Landscape Borders. All landscaped areas shall be
bordered by a concrete curb that is at least 6 inches high
and 6 inches wide. Any curbs adjacent to parking
spaces must be 12 inches wide to facilitate pedestrian
access. All landscaped areas shall be a minimum of 6
feet in width (curb to curb). All landscape planters
within the parking area shall maintain a minimum 5 foot
radius, or be 2 feet shorter than adjacent parking spaces
to facilitate vehicular maneuvering. Concrete mow
strips at least 4 inches deep and 6 inches wide shall be
re uired to se arate turf areas from shrub areas.
35. Landscaping. ApplicantlDeveloper shall construct all
landsca in within the site and alon the ro"ect
11
PL
Building Permit
Issuance
PL,PW,PO
Building Permit
Issuance
PL,PO
Building Permit
Issuance
PL
Building Permit
Issuance
PL
Building Permit
Issuance
PL,PW
Building Permit
Issuance
Planning
Planning
Planning
DMC
8.72.050.B
Planning
Planning!
Public
\LOO\\~~
site landscaping shall be to the
satisfaction of the Director of Community
Development. The frontage landscaping, from the face
of curb to the right-of-way, shall be to the design in the
Dublin Transit Center Specific Plan. Street trees within
the frontage shall be a minimum 24" box, their exact
tree locations and varieties shall approved by the
Community Development Director and the City
En ineer.
36. Plant Standards. All trees shall be 24" box minimum,
with at least 30% at 36" box or greater; all shrubs shall
be 5 allon minimum.
37. Maintenance of Landscaping. All landscaping
materials within the public right-of-way shall be
maintained for 90 days and on-site landscaping shall be
maintained in accordance with the "City of Dublin
Standards Plant Material, Irrigation System and
Maintenance Agreement" by the Developer after City-
approved installation. This maintenance shall include
weeding, the application of pre-emergent chemical
applications, and the replacement of materials that die.
Any proposed or modified landscaping to the site,
including the removal or replacement of trees, shall
require prior review and written approval from the
Communit Develo ment Director.
38. Backflow Prevention Devices. The Landscape Plan
shall show the location of all backflow prevention
devises. The location and screening of the backflow
prevention devices shall be review and approved by City
staff.
39. Root Barriers and Tree Staking. The landscape plans
shall provide details showing root barriers and tree
staking will be installed which meet current City
s ecifications.
40. Water Efficient Landscaping Ordinance. The
Applicant! Developer shall submit written
documentation to the Public Works Department (in the
form of a Landscape Documentation Package and other
required documents) that the development conforms to
the Cit 's Water Efficient Landsca in Ordinance.
41. Public Art. The ApplicantlDeveloper shall construct
Public Art on the corner of Dublin Boulevard and Iron
Horse Parkway. The ApplicantlDeveloper shall submit
plans for Public Art on this corner for review and
a roval b the Cit rior to occu anc of the first unit
12
PL
PL
PL,PW,F
PL,PW
PL
PL
Occupancy
On-going
Building Permit
Issuance
Building Permit
Issuance
Building Permit
Issuance
Occupancy
Planning
City of
Dublin
Standards
Plant
Material,
Irrigation
System and
Maintenanc
e
Agreement
Planning
Planning
DMC 8.88
Transit
Center
Master Plan
42. Green Building Guidelines. To the extent practical,
the Applicant shall incorporate Green Building
Measures. Green Building plans shall be submitted to
the Buildin Official for review.
43. Cool Roofs. Flat roof areas shall have their roofing
material coated with light colored gravel or painted with
light colored or reflective material designed for Cool
Roofs.
44. Engineer Observation. The Engineer of record shall
be retained to provide observation services for all
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear
roof diaphragm and structural frame of the building. A
written report shall be submitted to the City Inspector
rior to schedulin the final frame ins ection.
45. Addressing.
a) Provide a site plan with the City of Dublin's
address grid overlaid on the plans (1 to 30 scale).
Highlight all exterior door openings on plans
(front, rear, garage, etc.).
b) Provide a plan for display of addresses. The
Building Official and Director of Community
Development shall approve plan prior to
issuance of the first building permit.
c) Town homes/Condos are required to have
address ranges posted on street side of the
buildings.
d) Address signage shall be provided as per the
Dublin Residential Security Code.
e) Provide a site plan with the approved addresses
in 1 to 400 scale prior to approval or release of
the project addresses.
f) Exterior address numbers shall be backlight and
posted in such a way that they may be seen from
the Street.
roved condominium unit-numberin Ian
13
B
Through
Completion
Building
B
Through
Completion
Building
B
Through
Construction
Building
B
Building
a) Prior to release
of addresses
b) Prior to
permitting
c) Prior to
Occupancy of any
Unit
d) Prior to
Occupancy of any
Unit
e) Prior to
permitting
f) Pri or to permi t
issuance and
through
completion
g) Prior to permit
issuance
shall be incorporated into the construction
drawin s.
46. Electronic File. The ApplicantlDeveloper shall submit
all building drawings and specifications for this project
in an electronic format to the satisfaction of the Building
Official prior to the issuance of building permits.
Additionally, all revisions made to the building plans
during the project shall be incorporated into an "As
Built" electronic file and submitted prior to the issuance
of the final occu anc .
47. Construction Trailer. Due to size and nature of the
development, the ApplicantlDeveloper in conjunction
with the Applicant/ Developer of the adjacent project on
Site B, shall provide a construction trailer with all hook
ups for use by City Inspection personnel during the time
of construction as determined necessary by the Building
Official. In the event that the City has its own
construction trailer, the ApplicantlDeveloper shall
provide a site with appropriate hook ups in close
proximity to the project site to accommodate this trailer.
The ApplicantlDeveloper shall cause the trailer to be
moved from its current location at such time as is
determined necessary by the Building Official at the
A licantlDevelo er's ex ense.
48. Alternate Methods Special Inspections. As
determined by the Building Official, additional
inspections beyond those normally required by a
building of this type may be required to evaluate and
determine appropriateness of Alternate Methods
proposed by the ApplicantlDeveloper and approved by
the City. These inspections shall be subject to
reimbursement for the actual costs incurred plus the
Cit 's normal administrative fee.
B
Issuance of
Building Permits
Building
Prior to Final
Occupancy
B
Issuance of
Building Permits
Building
B
Through
Construction
Building
49. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of buildin ermit.
50. Phased Occupancy Plan. If occupancy is requested to
occur in phases, then all physical improvements within
each phase shall be required to be completed prior to
occupancy of any buildings within that phase except for
items specifically excluded in an approved Phased
Occupancy Plan, or minor handiwork items, approved
by the Department of Community Development. The
Phased Occu anc Plan shall be submitted to the
14
B
B
Occupancy of any
affected building
Building
Director of Community Development and Public Works
for review and approval a minimum of 45 days prior to
the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall provide
for adequate vehicular access to all parcels in each
phase, and shall substantially conform to the intent and
purpose of the subdivision approval. No individual
building shall be occupied until the adjoining area is
finished, safe, accessible and provided with and
provided with all reasonable expected services and
amenities, and separated from remaining additional
construction activity. Subject to approval of the Director
of Community Development, the competition of
landscaping may be deferred due to inclement weather
with the posting of a bond for he value of the deferred
landsca in and associated im rovements.
51. Building Permits. To apply for building permits,
ApplicantlDeveloper shall submit eight (8) sets of
construction plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
ApplicantlDeveloper will be responsible for obtaining
the approvals of all participating non-City agencies prior
to the issuance of buildin ermits.
52. Copies of Approved Plans. Applicant shall provide
City with 4 reduced (112 size) copies of the approved
lans.
53. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view
with materials compatible to the main building and shall
not be roof mounted. Units shall be permanently
installed on concrete pads or other non-moveable
materials approved by the Building Official and Director
of Community Development. Air conditioning units
shall be located such that each dwelling unit has one
side yard with an unobstructed width of not less than 36
inches. Air conditioning units shall be located III
accordance with the PD text.
54. Temporary Fencing. Temporary Construction fencing
shall be installed along the perimeter of all work under
construction.
15
B
Issuance of
Building Permits
Building
B
30 days after first
permit
Building
B,PL
Occupancy of unit
Building
B
Issuance of
Building Permits
and Through
Building
\ LQ 0:0 \ l.L)
55. Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn, and prepared and signed by a
California licensed Architect or Engineer. All structural
calculations shall be prepared and signed by a California
licensed Architect or Engineer. The site plan, landscape
Ian and details shall be consistent with each other.
56. Foundation. A Geotechnical Engineer for the soils
report shall review and approve the foundation design.
A letter shall be submitted to the Building Division on
the a royal.
57. The Fire Protection Engineer of record for the alternate
means and methods shall revIew and approve the
proposed enhancements design, for plan reVIew and
construction. A letter shall be submitted to the Building
Division prior to issuance of the building permit, prior to
any occupancy, and prior to the final inspection. This
reVIew should be based on site visits to confirm
implementation and operation of the proposed
alternatives.
58. Height of building: - Developer / Contractor shall
certified the height of the buildings prior to 1 sl frame
inspection in a manner acceptable to the Building
Official.
59. Loft Areas: All loft or mezzanine areas shall meet all
the requirements for bedrooms, (i.e. smoke alarms, light
and ventilation, window e ress, electrical
B
com letion
Issuance of
Building Permits
Building
Building
Building
Building
Building
60. Building and Fire Codes. The project shall be in
compliance with Building and Fire Codes unless
specifically addressed by an alternate materials or
methods a lication.
61. Exiting. Show all the exit components on the plans-
corridor, exit enclosure, exterior exit balcony, etc. on the
lans.
62. Exit Doors. Exit doors serving fifty (50) or more shall
swin in the direction of e ess.
63. Stair Enclosures. The stair enclosures shall continue to
the exterior of the building as required by Section
1005.3.3.3 of the 2001 California Buildin Code.
64. Corridors. Corridors shall not be interrupted by an
intervenin room as re uired b CBC 1004.3.4.4.
16
B
Issuance of
Building Permits
B
Issuance of
Building Permits
and Through
completion
B
Prior to Frame
Inspection
B
Through
Completion
F
Issuance of
Building Permits
F
Issuance of
Building Permits
F
Issuance of
Building Permits
Issuance of
Building Permits
F
F
Issuance of
Building Permits
Fire
Fire
Fire
Fire
Fire
\1
I
ob1LoLt
Corridors shall not have dead ends over 20 feet Ion .
65. Fire Flow. Fire flow shall be provided as required by
CFC Appendix IDA or as modified by the alternate
material application
66. Truck Ladder Access. Truck ladder access shall be
provided along at least one long side and one short side
of the buildin .
F
Prior to
Combustible
Construction or
Combustible
Stora eOn-site
Through
Completion
Fire
F
Alternative Materials Application. Prior to issuance of
a Building Permit, the Alternative Materials application
shall be reviewed and approved by the Building Official;
and the Alameda County Fire Department. The
Alternate Materials Application shall meet the Building
and Fire De artment re uirements
Issuance of
Building Permits
Fire
68. Emergency Vehicle Access. In accordance with the
Alameda County Fire Department requirements, the
ApplicantlDeveloper shall provide emergency vehicle
access routes into the project in general conformance
with the site plan. ApplicantlDeveloper shall
demonstrate how emergency access requirements shall
be achieved on the improvement plans to the satisfaction
of the City Engineer and the Alameda County Fire
Department. (All emergency vehicle access roads (first
lift of asphalt) and the public water supply including all
hydrants shall be in place prior to vertical construction
or combustible storage on site). Fire apparatus
roadways shall have a minimum unobstructed width of
20 feet (14 feet for one way streets) and an unobstructed
vertical clearance of not less than 13 feet 6 inches.
Roadways under 36 feet wide shall be posted with signs
or shall have red curbs painted with labels on one side;
roadways under 28 feet wide shall be posted with signs
or shall have red curbs painted with labels on both sides
of the street as follows: "NO STOPPING FIRE LANE -
CVC 22500.1". (CFC 1998, Section 1998).
69. Automatic Sprinklers. Automatic sprinklers shall be
provided throughout the building as required by the
Dublin Fire Code The system shall be monitored by UL
listed central station.
70. City of Dublin Rules Regulations and Standards.
Applicant/ Developer shall comply with all City of
Dublin Fire rules, re lations, and standards (unless
17
F
Combustible
construction or
combustible
storage on site
Fire
F
Occupancy of any
affected building
Fire
F
Through
completion
Fire
specifically addressed by an alternative materials or
methods application), including minimum standards for
emergency access roads and payment of applicable fees
includin Cit of Dublin Fire facilit fees.
71. Fire hydrants. The ApplicantlDeveloper shall construct
all new fire hydrants in accordance with the City of
Dublin Fire Code. Final locations of fire hydrants shall
be approved by the City of Dublin Fire Marshal in
accordance with current standards. The minimum fire
flow design shall be 1500 gallon per minute at 20 psi
residual (flowing from a single hydrant). Raised blue
reflectorized traffic markers shall be epoxied to the
center of the street opposite each hydrant. Sufficient fire
flow is required based on building construction and size.
Hydrants around the project shall have an average
spacing of 300 foot on center. The ApplicantlDeveloper
shall construct all new fire hydrants in accordance with
the Alameda County and City of Dublin requirements.
No arkin is allowed within 7 Y2 feet of a fire h drant.
72. Addressing. Approved numbers or addresses shall be
placed on all new and existing buildings. The address
shall be positioned as to be plainly visible and legible
from the street or road fronting the property. Said
numbers shall contrast with their back round.
73. Fire Extinguishers. Provide 2A1OBC fire extinguishers
within 75 ft travel distance of portions of the buildings.
An approved sign in accordance with Uniform Fire
Code shall be conspicuously posted above the
extin uisher.
74. Knox Key Boxes. Provide Knox key boxes as required
b the Fire De artment.
75. Security Requirements. The ApplicantlDeveloper
shall comply with all applicable City of Dublin
Residential and Non-Residential Security requirements.
76. Security Plan. The ApplicantlDeveloper shall submit a
Security Plan for the site. The Security Plan shall
address both the residential and commercial components
to the project including, but not limited to, adequate
lighting and visibility levels within the garage; measures
to secure access at all pedestrian gates to the project;
measures to secure the main entry doors and gates;
measures to secure access to the private courtyards, club
room, and fitness center; information re ardin alarm
18
F
Combustible
construction or
combustible
storage on site
F
Occupancy of any
affected building
F
Occupancy of any
affected building
F
Occupancy of any
affected
PO
Issuance of
Building Permits
PO
On- oin
Occupancy
Fire
Fire
Fire
Fire
Police
Police
systems (type and location), inventory control measures,
key control measures, and employee safety and security
training programs. The Security Plan shall be subject to
review and a roval b the Chief of Police.
77. Directory Map. There shall be positioned at each street
entrance an illuminated diagrammatic representation
(map) of the complex that shows the location of the
viewer and the unit designations within the complex.
Directory map boards shall be installed at the project's
entrances. The boards shall be readable and well lighted.
The location of the map boards shall be shown on the
Site Plan and an elevation of the sign must be included
in the project plans. The location and design of the map
shall be reviewed and approved by the Police Services
De artment.
78. Commercial Lighting Plan. The ApplicantlDeveloper
shall submit a commercial lighting plan with point by
point photometric measurements for the parking
structure, connecting path, outdoor parking area and
residential areas.
79. Commercial Areas - Lighting. All commercial
properties shall have light fixtures above each door
front. Street lighting or landscape lighting will not be
allowed to be the onl source of Ii ht to the store front.
80. Exterior Lighting. Exterior lighting is required over all
doors.
81. Vandal Resistant Lighting Fixtures. All lighting
fixtures shall be of a vandal resistant t e.
82. Emergency Access - Residential Building. Multi-
tenant buildings utilizing electronic access control
systems on the main entry door shall provide police
emergency access utilizing an approved key pad switch
device which shall be installed as follows:
. All doors using an electromagnetic type of lock
shall install a key pad switch device at the
building's exterior. A telephone/intercom
console or a control housing, needs to be of a
heavy gauge metal, vandal and weather resistant
housing, which is accessible to a driver of a
vehicle. An approved Knox Box or Knox type
key switch is to be mounted on the side facing
the roadway located within close proximity and
in a visible area near the door.
83. Stairway Mirrors. Stairways shall have shatter
resistant mirrors or other e uall reflective material at
19
PO
Occupancy
Police
PO
Issuance of
Building Permits
Police
PO
Issuance of
Building Permits
Police
PO
Issuance of
Building Permits
Occupancy
Police
PO
Police
PO
Occupancy
Police
PO
Occupancy
Police
each level and landing and be designed or place in such
manner as to rovide visibilit around corners.
84. Stairways - Restricted Access. Areas beneath
stairways at or below ground level shall be fully
enclosed or access to them restricted.
85. Locked Gates. Tenant buildings shall be equipped with
an electromagnetic type of lock on the main entry doors
and gates. Locked gates shall secure the private pool
courtyard, leasing office, clubhouse and fitness area.
Locks can be electromagnetic type or standard protected
door/lock mechanisms.
86. Door Hinges. Doors opening out from the building to
the street shall have non-removable hin es.
87. Tenant Unit Locator Box and Intercom. Each access
point into the residential structure on the ground floor
shall have a tenant unit locater box with intercom.
88. Construction Fence. The perimeter of the site shall be
fenced during construction, a temporary address sign
shall be placed at the site, and security lighting and
securit atrols shall be em 10 ed as necessa
89. BalconylPatios. Balcony/patio areas on the mezzanine
level shall be designed to prohibit access beyond those
areas.
90. Windows. Primary living areas and windows of
individual units should be focused for observation of
common areas, adjacent units, recreational areas, and
child play areas to provide for self-policing and a sense
of communit .
91. Common Area Access. Access to the common areas
and elevators on the podium level shall be restricted.
Gates and si na e ma be used to accom Iish this.
92. Public and Private Areas. There shall be delineation
between private and public areas around the perimeter of
the residential area. This can be accomplished with fixed
or erceived barriers such as fences or landsca in .
93. Landscaping. The ApplicantlDeveloper shall ensure
that, trees have a minimum six-foot canopy height, and
that all shrubbery is planted away from the structures
and kept trimmed to eliminate hiding places and
improve open surveillance. Trees shall not be planted
near light standards in a manner that would prevent
ne ative Ii ht reflection when the trees row.
PO
PO
PO
PO
PO
PO
PO
PO
PO
PO
Issuance of
Building Permits
Occupancy
Occupancy
Occupancy
On-going
Issuance of
Building Permits
Issuance of
Building Permits
Issuance of
Building Permits
Issuance of
Building Permits
Occupancy
and
On-Going
Police
Police
Police
Police
Police
Police
Police
Police
Police
Police
94. Emergency Access - Parking Structure. Parking
areas or structures controlled b unmanned mechanical
Police
20
PO
Issuance of
Building Permit
parking type gates shall provide for police emergency
access as follows:
. An approved Knox Box or Knox type key switch
is to be mounted on a control pedestal consisting
of a metal post/pipe at a height of 42 inches and
a minimum of 15 feet (4.6m) from the entry/exit
gates of the parking structure. The Building
Permit plans shall show that the Knox box
device will be located on the left side of the road
or driveway of the gate. It shall be accessible in
such a manner that it will not require a person to
exit their vehicle to reach it, nor to require any
vehicle back-up movement to enter a parking
structure.
95. Electronic Access Control System. Multi-tenant
building utilizing an approved key pad switch device
which shall be installed as follows:
. All doors using an electromagnetic type of lock
shall install a key pad switch device at the
building's exterior. A telephone/intercom
console or a control housing, needs to be of a
heavy gauge metal, vandal and weather resistant
housing,.
. Multi-tenant buildings utilizing electronic access
control systems on the main entry doors shall
provide police emergency access utilizing key,
code or other a roved means of ent .
96. Radio Frequency. The ApplicantlDeveloper shall
msure radio frequency transmission and receiving
capabilities within the parking structure for PoliceIFire/
Ambulance.
97. Interior Lighting. The interior portion of the parking
structure shall be illuminated with a uniformly
maintained minimum level of two foot candles of light
between ground level and 6 vertical feet. The same
level of light shall apply to all entrances to the parking
lot (including motor vehicle and pedestrian) and all
hallways. The photometric plan must show locations of
light fixtures and conformance with the Dublin
Munici al Code.
98. White Paint. The ApplicantlDeveloper shall paint the
interior walls of the parking structure white to reflect
available li ht.
99. Security Screens. The parking structure shall be secure
and controlled b electronicall controlled ates and
21
PO
Issuance of
Building Permits
Police
On-going
PO
Occupancy
Police
PO
Issuance of
Building Permits
Police
PO
Occupancy
Police
PO
Occupancy
Police
security screens over ventilation spaces to prohibit
access by unauthorized persons.
100. Grill Work. The parking structure shall be secure and
controlled by electronically controlled gates and security
screens over ventilation spaces to prohibit access by
unauthorized persons. Grill work covering openings for
the parking area shall be designed to prohibit their use as
ladders.
101. Shatterproof Convex Mirrors. Blind corners III
parking structure shall be provided with shatterproof
convex mirrors to improve visibility for both operators
of vehicles and edestrians.
102. Security Phones. Security phones with monitoring
capability shall be installed pursuant to Section
7.32.230.h.3 of the DZO. The phones shall have a blue
light to identify the location of the phone. The location
of the security phones must be shown on the Building
Permit lans.
103. Speed Limit. Signs which limit vehicular speed to 5
M.P.H. shall be osted inside the arkin structure.
104. Vehicle Removal Signage. All entrances to the parking
levels shall be posted with appropriate signs per Sec.
22658(a) of the California Vehicle Code., to assist in
removing vehicles at the property owner/manager's
re uest.
105. Private Property. All entrances to the parking structure
shall have posted signage which identifies the property
as "Private Pro ert" er Ca. P.c. Sec. 602L.
106. Pedestrian Pathways. Pedestrian paths in parking
structure must be shown with appropriate crosswalks
areas de icted.
PO
Occupancy
Police
Police
DMC
7.32.230.h.3
Police
Police
Police
Police
107. The ApplicantlDeveloper shall comply with all
applicable City of Dublin Residential and Non-
Residential Securit Ordinance re uirements.
108. The ApplicantlDeveloper shall keep the site clear of
graffiti vandalism on a continuous basis at all times. If
available, raffiti resistant materials should be used.
109. Addressing and building numbers shall be visible from
the approaches to the buildings. The elevations shall
show the location and size of the building numbers for
review and a roval b the Police Services De artment.
110. Address range markers shall be placed at exits from
elevators.
22
PO
Occupancy
PO
Issuance of
Building Permits
PO
Issuance of
Building Permits
Issuance of
Building Permits
PO
PO
Issuance of
Building Permits
PO
Issuance of
Building Permits
PO
On-Going
PO
On-Going
PO
Issuance of
Building Permits
PO
Occupancy
Police
Police
Police
Police
111. Elevator operations shall be designed to meet City of
Dublin Residential Securit re uirements.
112. Outside stairwells shall be open and not obstructed from
VIew.
113. Areas beneath stairways at or below ground level shall
be full enclosed or access to them restricted.
114. Multi-tenant buildings utilizing electronic access control
systems on the main entry doors shall provide police
emergency access utilizing key, code or other approved
means of ent
115. The ApplicantlDeveloper shall work with Dublin Police
Services on an ongoing basis to establish an effective
theft revention and securit ro ram.
PO
Issuance of
Buildin Permits
Issuance of
Buildin Permits
Issuance of
Buildin Permits
Issuance of
Building Permits
PO
PO
PO
On-Going
Police
Police
Police
Police
116. Public Facilities Fee. The developer shall pay a Public
Facilities Fee in the amounts and at the times set forth in
City of Dublin Resolution No. 214-02, adopted by the
City Council on November 19, 2002, or in the amounts
and at the times set forth in any Resolution revising the
amount of the Public Facilities Fee, as implemented by
the Administrative Guidelines adopted by Resolution
195-99.
Per Reso.
214-02 or
subsequent Reso.
Parks &
Community
Services
PW
Public
Works
117. Parcel Map 7667. Parcel Map 7667 must be approved
and ready for recording prior to the construction of any
im rovements.
118. Clarifications and Changes to the Conditions. In the
event that there needs to be clarification to these
Conditions of Approval, the City Engineer has the
authority to clarify the intent of these Conditions of
Approval to the Developer without going to a public
hearing. The City Engineer also has the authority to
make minor modifications to these conditions without
going to a public hearing in order for the Developer to
fulfill needed improvements or mitigations resulting
from im acts of this ro' ect.
119. Public Facilities Fee. The developer shall pay a Public
Facilities Fee in the amounts and at the times set forth in
City of Dublin Resolution No. 214-02, adopted by the
City Council on November 19, 2002, or in the amounts
and at the times set forth in any resolution revising the
amount of the Public Facilities Fee, as implemented by
the Administrative Guidelines adopted by Resolution
195-99. The in-lieu land dedication portion of the fee
will be due rior to the recordin of the Final Ma for
Construction of
Improvements
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map.
23
Public
Works
Public
Works
Tract 7667, if recorded rior to Buildin Permits.
120. Street Lighting Maintenance Assessment District.
All publicly maintained streetlights shall be annexed
into a Street Light Maintenance Assessment District as
required by the Master Development Agreement with
the Surplus Property Authority of Alameda County for
the Dublin Transit Center (Ordinance No. 5-03). The
property owners shall maintain all decorative
streetlights. The Developer shall provide all necessary
documentation required by the City to complete the
annexation process. The Developer shall comply with
any City requirements necessary to conform to
Proposition 218 regulations. The Developer waives any
right to protest the inclusion of the properties or any
portion of the properties in a Landscape and Lighting
Assessment District, and further waives any right to
rotest the annual assessment for that District.
121. Streetscape Design Standards. The streetscape design
for Martinelli Drive, Iron Horse Parkway, Dublin
Boulevard and Campus Drive shall be in accordance
with the Streetscape Master Plan adopted as Ordinance
No. 21-02 for the Dublin Transit Center Project, PA 00-
013. In keeping with the streetscape design used for
residential frontage throughout the Dublin Transit
Center, the Campus Drive frontage shall contain
landsca e islands in the arkin area.
122. Sidewalks: All public sidewalks shall have a 2% cross
slope. The 2% cross slope shall be maintained for a
minimum distance of one foot behind the sidewalks
where there is landscaping, stairs, or pathway along the
back of the sidewalk. Sidewalks shall be designed to
maintain a 2% cross slope across all driveway entrances.
The 2% cross slope of the sidewalk may be reduced
(minimum 1 %) to meet design constraints for the retail
door entrances as a roved b the Cit En ineer.
123. On Street Parking: The locations of the landscape
islands along Iron Horse Parkway and Campus Drive
shall be adjusted to maximize the amount of on street
arkin to the satisfaction of the Cit En ineer.
124. On Street Parking Restrictions. Developer shall
designate no parking areas along Dublin Boulevard and
Martinelli Drive and designate on Iron Horse Parkway
and Campus Drive for short-term parking (2 hour
maximum) as directed by the City Engineer. Parking
time limits should not a 1 between 6 PM and 7 AM.
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
24
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
125. Loading Areas. The Developer shall make provisions
loading areas to the satisfaction of the City Engineer.
These provisions may include the use of on-street
parking spaces limited to specific hours or based on
scheduled re uests
126. Dublin Boulevard Frontage: The Developer shall
install a landscape six-foot wide planter and a six-foot
wide walk the full length of the project frontage along
Dublin Boulevard.
127. Iron Horse Parkway: The Developer shall construct
the project frontage improvements along the east
frontage of Iron Horse Parkway as shown on the
Tentative Ma .
128. Martinelli Way: The Developer shall construct a raised
island to separate the thru/left lane form the right turn
lane at the Iron Horse Parkway / Martinelli Way
intersection. The right turn lane from Martinelli Way
should turn into an exclusive lane on Iron Horse
Parkwa .
129. Campus Drive: The Developer shall construct the
improvements for the full width of Campus Drive, as
shown on the Tentative Map, between Martinelli Way
and Dublin Boulevard. Improvements to include
fronta e landsca in and sidewalk onion the west side.
130. Dublin Boulevard Median: The Developer shall widen
the Dublin Boulevard landscape median when the
second left turn lane from Dublin Boulevard to Iron
Horse Parkway is eliminated. This improvement is not
to be constructed until the Bart parking garage is
com leted.
131. Dublin Boulevard Right Turn Lane: The Developer
shall widen Dublin Boulevard to provide a right turn
lane at Campus Drive to the satisfaction of the City
En ineer.
132. Curb Returns: The curb return at Dublin Blvd/Campus
Drive shall be a40-foot radius. The Iron Horse Parkway
and Martinelli Way northeast return shall be a 50-foot
radius.
133. Traffic Signals: The Developer shall install the traffic
signal at the Martinelli Way / Campus Drive
intersection. The traffic signals shall be interconnected
with other adjacent signals within the existing City
traffic si nal s stem b hard wire.
134. Traffic Signing and Striping: The Developer shall
install all traffic si ns and avement markin for the
25
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
above roadway improvements to the satisfaction of the
City Engineer. Iron Horse Parkway shall maintain two
lanes southbound and one northbound lane until the Bart
garage is opened. After the Bart garage is opened, the
Developer shall change the signing and pavement
markings on Iron Horse Parkway to two northbound
lanes and one southbound lane.
135. Covenants, Conditions & Restrictions: A PL, ADM, PW
Homeowners Association shall be formed by
recordation of a declaration of Covenants, Conditions &
Restrictions to govern use and maintenance of common
areas and facilities. Said declaration shall set forth the
Association name, bylaws, rules and regulations. The
CC&Rs shall ensure that there is adequate provisions for
the maintenance, in good repair and on a regular basis,
of the landscaping, irrigation, fences, gates, walls,
drainage, lighting, sign, building exteriors, parking
areas, and other improvements. The
ApplicantlDeveloper shall submit a copy of the CC&R
documents to the City for review and approval pursuant
this condition.
136. Construction Traffic and Parking: All construction PW
related parking shall be off street in an area provided by
the Developer. Construction traffic and parking shall be
provided in a manner approved by the City Engineer to
minimize im act on Bart atrons.
137. Tentative Map Conditions of Approval: All PW
applicable Conditions of Approval for Tentative Map
for Tract 7667 shall apply to this Site Development
Review.
138. Grading I Sitework Permit: Developer shall obtain a PW
Grading / Sitework Permit from the Public Works
Department for all grading and private site
improvements. The Developer shall provide security to
guarantee the grading and improvements, in an amount
a roved b the Cit En ineer.
139. Parking Garage Spaces: Garage Parking spaces shall PW
be 9 feet wide and 20 feet deep. Up to 35% of the
spaces may be compact parking spaces 8 feet by 17 feet.
Any parking space next to a wall shall be two additional
feet in width. Parking space dimensions shall be clear
dimensions free of columns or other obstacles. Wheel
stops or concrete curbs shall be provided for all spaces.
The drivewa aisle width shall be minimum 24 feet.
140. Parkin Gara e Entrance and Key Access Gates: PW
Grading!
Sitework Permit
Public
Works
On-going
Grading!
Sitework Permit
Public
Works
Grading or onsite
improvements
Public
Works
Issuance of
Building Permits
Public
Works
Grading!
Public
26
141.
142.
143. The Developer shall comply with the Subdivision Map
Act, the City of Dublin Subdivision, Zoning, and
Grading Ordinances, the City of Dublin Public Works
Standards and Policies, and all building and fire codes
and ordinances in effect at the time of building permit.
All public improvements constructed by Developer and
to be dedicated to the City are hereby identified as
"public works" under Labor Code section 1771.
Accordingly, Developer, In constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and followin )
144. In the event that there needs to be clarification to these
Conditions of Approval, the Director of Community
Development and the City Engineer have the authority
to clarify the intent of these Conditions of Approval to
the Developer without going to a public hearing. The
Director of Community Development and the City
Engineer also have the authority to make mInor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
im acts ofthis ro - ect.
145. The Developer shall enter into a Tract Improvement
Agreement with the City for all public improvements
re uired for the Tract.
146. The Developer shall provide performance (100%), and
labor & material (100%) securities to guarantee the tract
improvements, approved by the City Engineer, prior to
execution of the Tract Improvement Agreement and
a roval of the Final Ma . (Note: U on acce tance of
27
Sitework Permit
PW
Issuance of
Building Permits
PW
On-going
PW
Tract 7667
Final Map
PW
Improvement
Plans
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
the improvements, the performance security may be
replaced with a maintenance bond that is 25% of the
value of the erformance securit .)
147. Developer shall obtain an Encroachment Permit from
the Public Works Department for all construction
activity within the public right-of-way of any street
where the City has accepted the improvements. The
encroachment permit may require surety for slurry seal
and restriping. At the discretion of the City Engineer an
encroachment for work specifically included in an
1m rovement A reement ma not be re uired.
148. The Developer will be responsible for submittals and
reviews to obtain the approvals of all participating non-
City agencies. The Alameda County Fire Department
and the Dublin San Ramon Services District shall
a rove and si n the 1m rovement Plans.
149. Developer shall provide the Public Works Department a
digital vectorized file of the "master" files for the
project when the Final Map has been approved. Digital
raster copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing format.
Drawing units shall be decimal with the precision of the
Final Map. All objects and entities in layers shall be
colored by layer and named in English. All submitted
drawings shall use the Global Coordinate System of
USA, California, NAD 83 California State Plane, Zone
ill, and U.S. foot.
150. The Final Map shall be substantially in accordance with
the Tentative Map approved with this application, unless
otherwise modified b these conditions.
151. All rights-of-way and easement dedications required by
the Tentative Map including the Public Service
Easement shall be shown on the Final Ma .
152. Any street names assigned to private streets shall be
approved pursuant to Municipal Code Chapter 7.08. The
approved street names shall be indicated on the Final
Ma.
153. The Developer shall obtain abandonment from all
applicable public agencies of existing easements and
ri ht of wa s that will no Ion er be used.
154. The Grading Plan shall be in conformance with the
recommendations of the Geotechnical Report, the
approved Tentative Map and/or Site Development
Review, and the City design standards & ordinances. In
case of conflict between the soil en ineer's
28
PW
As needed
PW
Tract 7667
Final Map
PW
Acceptance of
Public
Improvements
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Grading! Sitework
Permit
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
recommendations and City ordinances, the City
En ineer shall determine which shall a 1.
155. A detailed Erosion Control Plan shall be included with
the Grading Plan approval. The plan shall include
detailed design, location, and maintenance criteria of all
erosion and sedimentation control measures.
156. Tiebacks or structural fabric for retaining walls shall not
cross property lines unless specifically approved by the
Cit En ineer.
157. The public improvements shall be constructed generally
as shown on the Tentative Map and/or Site
Development Review. However, the approval of the
Tentative Map and/or Site Development Review is not
an approval of the specific design of the drainage,
sanitary sewer, water, traffic circulation, and street
im rovements.
158. All public improvements shall conform to the City of
Dublin Standard Plans and design requirements and as
a roved b the Cit En ineer.
159. Street light standards and luminaries shall be designed
and installed per approval of the City Engineer. The
maximum volta e dro for streetli hts is 5%.
160. The Developer shall construct bus stops and shelters at
the locations designated and approved by the LA VT A
and the City Engineer. The Developer shall pay the cost
of rocurin and installin these im rovements.
161. Developer shall construct all potable and recycled water
and sanitary sewer facilities required to serve the project
in accordance with DSRSD master plans, standards,
s cifications and re uirements.
162. Fire hydrant locations shall be approved by the Alameda
County Fire Department. A raised reflector blue traffic
marker shall be installed in the street opposite each
h drant.
163. The Developer shall furnish and install street name signs
for the ro"ect to the satisfaction of the Cit En ineer.
164. Developer shall construct gas, electric, cable TV and
communication improvements within the fronting streets
and as necessary to serve the project and the future
adjacent parcels as approved by the City Engineer and
the various Public Utilit a encles.
165. All electrical, gas, telephone, and Cable TV utilities,
shall be underground in accordance with the City
policies and ordinances. All utilities shall be located
and rovided within ublic utilit easements and sized
29
PW
Grading!
Sitework Permit
PW
Issuance of
Building Permits
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Map
PW
Tract 7667
Final Ma
Tract 7667
Final Map
PW
PW
Tract 7667
Final Map
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
to meet utilit com an standards.
166. All utility vaults, boxes and structures, unless
specifically approved otherwise by the City Engineer,
shall be underground and placed in landscape areas and
screened from public view. Prior to Joint Trench Plan
approval, landscape drawings shall be submitted to the
City showing the location of all utility vaults, boxes and
structures and adjacent landscape features and plantings.
The Joint Trench Plans shall be signed by the City
Engineer pnor to construction of the joint trench
im rovements.
167. If archaeological materials are encountered during
construction, construction within 100 feet of these
materials shall be halted until a professional
Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and
su est a ro riate miti ation measures.
168. Construction activities, including the maintenance and
warming of equipment, shall be limited to Monday
through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. except as otherwise
a roved b the Cit En ineer.
169. Developer shall prepare a construction nOlse
management plan that identifies measures to be taken to
minimize construction noise on surrounding developed
properties. The plan shall include hours of construction
operation, use of mufflers on construction equipment,
speed limit for construction traffic, haul routes and
identify a noise monitor. Specific noise management
measures shall be included in the project plans and
s ecifications.
170. Developer shall prepare a plan for construction traffic
interface with public traffic on any existing public street.
Construction traffic and parking may be subject to
s ecific re uirements b the Cit En ineer.
171. The Developer shall be responsible for controlling any
rodent, mosquito, or other pest problem due to
construction activities.
172. The Developer shall be responsible for watering or other
dust-palliative measures to control dust as conditions
warrant or as directed b the Cit En "neer.
173. Prior to any clearing or grading, the Developer shall
rovide the Cit evidence that a Notice of Intent (NOI)
30
PW
Tract 7667
Final Map
PW
Through
Completion
PW
Through
Completion
PW
Grading! Sitework
Permit
PW
Grading! Sitework
Permit
PW
Grading! Sitework
Permit
PW
Grading! Sitework
Permit
PW
Grading! Sitework
Permit
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
has been sent to the California State Water Resources
Control Board per the requirements of the NPDES. A
copy of the Storm Water Pollution Prevention Plan
(SWPPP) shall be provided to the Public Works
De artment and be ke t at the construction site.
174. The Storm Water Pollution Prevention Plan (SWPPP)
shall identify the Best Management Practices (BMPs)
appropriate to the project construction activities. The
SWPPP shall include the erosion control measures in
accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment
Control Handbook or State Construction Best
Management Practices Handbook. The Developer is
responsible for ensuring that all contractors implement
all storm water pollution prevention measures in the
SWPPP.
PW
Grading! Sitework
Permit
Public
Works
175. Prior to issuance of any building permit, complete
improvement plans shall be submitted to DSRSD that
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities", all
applicable DSRSD Master Plans and all DSRSD
olicies.
176. All mains shall be sized to provide sufficient capacity to
accommodate future flow demands in addition to each
development project's demand. Layout and sizing of
mains shall be in conformance with DSRSD utility
master lannin .
177. Sewers shall be designed to operate by gravity flow to
DSRSD's existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require
specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require
payment of present worth 20 year maintenance costs as
well as other conditions within a separate agreement
with the applicant for any project that requires a
um III station.
178. Domestic and fire protection waterline systems for
Tracts or Commercial Developments shall be designed
to be 100 ed or interconnected to avoid dead end
31
Issuance of
Building Permits
DSR
Improvement
Plans
DSR
Improvement
Plans
DSR
Improvement
Plans
Dublin San
Ramon
Services
Distri ct
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
sections in accordance with requirements of the DSRSD
Standard S ecifications and sound en ineerin ractice.
179. DSRSD policy requires public water and sewer lines to
be located in public streets rather than in off-street
locations to the fullest extent possible. If unavoidable,
then public sewer or water easements must be
established over the alignment of each public sewer or
water line in an off-street or private street location to
provide access for future maintenance and/or
re lacement.
180. Prior to approval by the City of a grading permit or a site
development permit, the locations and widths of all
proposed easement dedications for water and sewer lines
shall be submitted to and a roved b DSRSD.
181. All easement dedications for DSRSD facilities shall be
by separate instrument irrevocably offered to DSRSD or
by offer of dedication on the Final Map.
182. Prior to approval by the City for Recordation, the Final
Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
183. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services
District, whichever comes first, all utility connection
fees including DSRSD and Zone 7, plan checking fees,
inspection fees, connection fees, and fees associated
with a wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and schedules
established in the DSRSD Code.
184. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services
District, whichever comes first, all improvement plans
for DSRSD facilities shall be signed by the District
Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water
facilities shown. Prior to approval by the District
Engineer, the applicant shall pay all required DSRSD
fees, and provide an engineer's estimate of construction
costs for the sewer and water systems, a performance
bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
a licant shall allow at least 15 workin da s for final
32
DSR
Improvement
Plans
DSR
Improvement
Plans
DSR
Improvement
Plans
DSR
Recordation of
Final Map
DSR
Issuance of
Building Permits
DSR
Issuance of
Building Permits
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
32;611
/ ... ~/
I ~.~ {
improvement drawing reVIew by DSRSD before
si nature b the District En ineer.
185. No sewer line or waterline construction shall be
permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit will
only be issued after all of the items in Condition No. 9
have been satisfied.
186. The applicant shall hold DSRSD, its Board of Directors,
commissions, employees, and agents of DSRSD
harmless and indemnify and defend the same from any
litigation, claims, or fines resulting from the
construction and com letion of the ro-ect.
187. Improvement plans shall include recycled water
improvements as required by DSRSD. Services for
landscape irrigation shall connect to recycled water
mains. Applicant must obtain a copy of the DSRSD
Recycled Water Use Guidelines and conform to the
re uirements therein.
DSR
Improvement
Plans
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
188. Potable mains, sewer mains and their appurtenances
shall be located in areas accessible for maintenance,
repair and servicing at all times per DSRSD Standard
Procedures and Specifications. The 8 Inch potable Water
main and any related appurtenances located along Iron
Horse Parkway shall be moved in order to meet the
afore mentioned condition, and Condition 176 (See
Above).
189. According to the DSRSD 2005 Urban Water
Management Plan and 2000 Water Master Plan
sufficient potable water capacity is available to serve the
project. Coordination with DSRSD shall be conducted
in regards to the installation of new potable water lines
to ensure that adequate fire flow demand can be
delivered to the ro ert .
33
DSR
Issuance of
Building Permits
DSR
Improvement
Plans
DSR
Final Map
approval
DSR
Final Map
approval
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
PASSED, APPROVED AND ADOPTED this 17th day of January 2006.
:3 ! f'... /' l'
'-f " U1
O~
A YES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
34
ORDINANCE NO.
- 06
35 c.'Jb / IJ
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*************************************
APPROVING A STAGE 2 DEVELOPMENT PLAN FOR THE PROJECT KNOWN AS DUBLIN
TRANSIT CENTER SITE E-! (METROPOLITAN AT DUBLIN STATION) PA 05-042
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. By Ordinance No. 21-02 the City Council rezoned the approximately 91-acre area known
as the Dublin Transit Center ("the Transit Center") to a Planned Development Zoning District and
adopted a Stage 1 Development Plan for the Transit Center.
B. This Ordinance adopts a Stage 2 Development Plan for a portion of the Transit Center,
known as Site E-1.
Section 2.
FINDINGS AND DETERMINATIONS
Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Project, known as Dublin Transit Center Site E-l (Metropolitan at Dublin Station),
Planned Development Zoning meets the purpose and intent of Chapter 8.32 in that it
provides a comprehensive development plan that is tailored to the high density residential
and ancillary commercial land uses proposed on the Project site and creates a desirable use
of land that is sensitive to surrounding land uses by virtue of the layout and design which is
in close proximity to mass transit.
2. Development of Dublin Transit Center Site E-l (Metropolitan at Dublin Station) under the
Planned Development Zoning will be harmonious and compatible with existing and future
development in the surrounding area in that the land uses and site plan establish a high
density residential apartment community with ancillary commercial uses, on-site
amenities, and affordable units in compliance with Master Development Agreement
adopted by Ordinance 5-03 in May 2003. The land uses and site plan provide effective
transitions to surrounding development which is characterized by the proposed vehicular
and pedestrian circulation system.
Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows:
1. The Stage 2 Development Plan for Dublin Transit Center E-l Metropolitan at Dublin
Station) will be harmonious and compatible with existing and potential development in the
surrounding area in that the land uses and site plan establish a high density residential
apartment community with ancillary commercial uses, on-site amenities, and affordable
units in compliance with Master Development Agreement adopted by Ordinance 5-03 in
May 2003. The land uses and site plan provide effective transitions to surrounding
A TT ACHMENT 2
3!..o (:~~b /0:'/
development which is characterized by the proposed vehicular and pedestrian circulation
system.
2. The Stage 2 Development Plan for Dublin Transit Center Site E-l (Metropolitan at Dublin
Station) Planned Development Zoning has been designed to accommodate the topography
of the Project site which typically is characterized as vacant, flat land suitable for the
development of a residential apartment community with ancillary commercial uses and
therefore physically suitable for the type and intensity of the proposed Planned
Development Zoning district.
3. The Stage 2 Development Plan will not adversely affect the health or safety of persons
residing or working in the vicinity or be detrimental to the public health, safety and welfare
in that the Project will comply with all applicable development regulations and standards
and will implement all adopted mitigation measures.
4. The Stage 2 Development Plan is consistent with the Dublin General Plan, Eastern Dublin
Specific Plan, and the Transit Center Stage 1 Development Plan (Ordinance No. 21-02) as
it is in conformance with the land use designation of high density residential that allows
ancillary commercial use and the various requirements of the Stage 1 Development Plan.
Pursuant to the California Environmental Quality Act, the City Council finds as follows:
1. The project is found to be exempt from CEQA pursuant to Government Code section
65457 for residential projects that are consistent with a Specific Plan. The Project is
within the scope of the Final Environmental Impact Report for the Dublin Transit Center
General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned
Development Zoning, Tentative Parcel Map, and Development Agreement (SCH
2001120395) which was certified by City Council Resolution No. 215-02 dated November
19,2002. This recommendation is based on a determination that there are no supplemental
impacts that would require preparation of a Supplemental EIR
Section 3. Map of the Property.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Property"):
4.1.:t net acres within Lot 1 of Vesting Tentative Tract Map 7667 for PA 05-042 (APN 986-0001-
013-02) of Dublin Transit Center Site E-l at the southeast corner of Dublin Boulevard and Iron
Horse Parkway.
A vicinity map showing the area for a Stage 2 Development Plan is shown below:
2
A -J C"\ I LoLl
c.J I '""0 t
Section 4. APPROVAL
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the following Stage 2 Planned Development Zoning Development Plan for the Property, which is hereby
approved. Any amendments to the Stage 2 Planned Development Zoning Development Plan shall be in
accordance with Section 8.32.080 and/or Section 8.120 of the Dublin Municipal Code or its successors.
Stage 2 Development Plan for Dublin Transit Center Site E-1
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a zoning
amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2 Development
Plan consists of the items and plans identified below, which are contained in the Stage 2 PD/SDR booklet
dated December 19, 2005 and the Stage 2 Development Plan attached as Exhibit A ("Stage 2
Development Plan"), which are incorporated herein by reference. The Stage 2 PD/SDR booklet is on file
in the Dublin Planning Department under project file P A 05-042. The PD, Planned Development Zoning
District and this Stage 2 Development Plan provide flexibility to encourage innovative development
while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific
Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied.
1. Statement of Compatibility with Stage 1 Development Plan. The Dublin Transit Center Site E-
1 (Metropolitan at Dublin Station) Stage 2 Development Plan is compatible with the Dublin
Transit Center Stage 1 Development Plan in that the Project is a high density residential land use
that allows ancillary commercial use as planned for in the Stage 1 Development Plan and conforms
with the development regulations established under the Stage 1 Development Plan for maximum
building heights and parking ratios.
2. Statement of Permitted Uses. Permitted, conditional, accessory, and temporary uses are allowed
as set forth in the Stage 2 Development Plan, pages 2-4.
3. Stage 2 Site Plan. See Stage 2 PDISDR booklet dated December 19, 2005.
4. Site Area, Proposed Densities. For site area, proposed densities, maximum permitted residential
units, and maximum non-residential square footages, see Stage 2 Development Plan, pages 4-5.
5. Development Regulations. See Stage 2 Development Plan, page 5.
6. Architectural Standards. See Stage 2 Development Plan, pages 7-8.
3
I
38 00 IU1
7. Preliminary Landscaping Plans. See Stage 2 Development Plan booklet, pages Ll-L5.
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 1 Development Plan, the use, development, improvement, and maintenance of the Property
shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section
8.32.060.C.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
_ day of 2006, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
4
3~1 ~C) )ui
Stage 2 Development Plan
Stage 2 Planning Development Zoning District (P A 05-042)
Dublin Transit Center Site E-1
Metropolitan at Dublin Station
(Portion of APN 986-0001-013-02)
This is a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development
Zoning District, of the Dublin Zoning Ordinance for Dublin Transit Center Site E-1,
located at the southeast corner of Dublin Boulevard and Iron Horse Parkway. This
Development Plan meets all of the requirements for Stage 2 Planned Development review
of the project.
This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits
prepared by Togawa and Smith Architects, Inc., received by the Planning Division on November
21, 2005, and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the
Planning Division on November 21,2005, referred to as Project Plans labeled as Attachment 6 to
the January 17, 2005 City Council Agenda Statement, stamped approved and on file in the
Planning Department. The Planned Development District allows the flexibility needed to
encourage innovative development while ensuring that the goals, policies and action programs of
the General Plan, Eastern Dublin Specific Plan, Stage 1 Planned Development Zoning (Dublin
Transit Center Plan) and provisions of Section 8.32, Planning Development Zoning District of
the Zoning Ordinance are satisfied.
The Stage 2 Planned Development Zoning District Development Plan meets the requirements of
Section 8.32.040.B of the Zoning Ordinance and consists of the following:
1. Zoning
2. Permitted Uses
3. Conditional Uses
4. Temporary Uses
5. Accessory Uses
6. Dublin Zoning Ordinance - Applicable Requirements
7. Density & Affordability
8. Development Regulations
9. Parking/Garage and Loading
10. Site Plan and Architecture
11. Preliminary Landscape Plan
12. Compliance with Stage 2 Planned Development Plans
Stage 2 Planned Development Zoning District Development Plan
1. Zoning
PD, Planned Development Zoning District. The Dublin Transit Center Plan states that the
land use for this property is Campus Office which allows office (up to 300,000 sq. ft.), high-
density residential (with up to 300 dwelling units) and ancillary commercial (up to a
maximum of 15,000 sq. ft.).
EXHIBIT A
PD, Planned Development Zoning Districl
PA 05-042 Dublin Transit Center Site E-I
Y-O 'J; I i~1
1) .
2. Permitted Uses
Permitted uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and as shown as follows. Due
to the number of available parking spaces on-site, the allowable uses for the site are limited
(see Section 9, Parking, for more information). The approved uses for Metropolitan at Dublin
Station are as follows:
Multi-Familv Uses
Accessory Structures and Uses (See below)
Community Care Facility/Small
Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance)
Multi-Family Dwelling
Parking Garage
Private Recreation Facility (for homeowner's association and/or tenant's use)
Small Family Daycare/Home
Eating, Drinking and Entertainment Establishments including, but not limited to:*
Bagel Shop
Cafe
Coffee House
Delicatessen
Ice CreamlY ogurt
Micro-Brewery
Outdoor Seating
Rental/Management Office
Restaurant (serving alcohol permitted, full service, sit-down and convenience
permitted, drive-thru's are not perrnitetd)
Local-Serving Retail Uses including, but not limited to:
Art Gallery/Supply Store
Auto Parts
Bakery
Bicycle Shop
Book Store
Clothing Store
Computers/Electronic Equipment
DiscountlWarehouse Store
Drug Store
FloristIPlant Shop
Formal Wear SaleslRental Shop
Furniture Store
General Merchandise Store
Gift Shop
Hardware Hobby Shop
Home Appliances
Jewelry Store
Liquor Store
2
PD, Planned Development Zoning Dislricl
PA 05-042 Dublin Transit Center Site E-I
Y\ Db1LOY
Music Store
Local-Serving Retail Uses including, but not limited to (continued):
Newspapers and Magazines
Paint, Glass and Wallpaper Store
Parking Lot/Garage - Commercial
Party Supplies
Pet Store and Supplies
Photographic Supply Store
Picture Framing Shop
Shoe Store
Specialty Food Store/Grocery/Supermarket - including meat, fish, wine, candy, health
food, etc.
Specialty Goods - including cooking supplies, housewares, linen, window coverings,
china/glassware, etc.
Sporting Goods
Stationary/Office Supplies
Toy Store
Variety Store
Video Store
Local Serving Service Uses including, but not limited to:
Automatic Teller Machines (A TM)
Bank, Savings and Loan, and other financial institutions
Barber/Beauty Shop/Nail Salon
Copying and Printing
Dry Cleaner (no plant on premises)
Laundromat
Locksmith
Medical Clinic**
Photographic Studio
Professional Offices, including: accounting, architectural, dental, engineering, legal,
medical, optometry, etc.
Photographic Studio
Real Estateffitle Office
Shoe Repair
Tailor
Technology Access Center
Travel Agency
Watch and Clock Repair
*
Eating and Drinking Establishments (including convenience, full service and sit down)
are limited to a maximum of 6,000 sq. ft. unless the applicant prepares a Parking Study
which exhibits that additional Eating and Drinking Establishments may be added above
the 6,000 sq. ft. limit subject to the review and approval of the Community Development
Director.
** These facilities/uses are limited based on available parking
3
PD. Planned Developmenl Zoning Districl
PA 05-042 Dnblin Transil Center Site E-I
"7 DlJll...CY
....<"
3. Conditional Uses
Conditional uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and are as follows:
Conditional Uses (the following would need to be approved by the Planning Commission):
Bar
Community Care Facility/Large
Day Care Center**
Hospital/Medical Center
Nightclub
Religious Facility**
School/Private**
* Eating and Drinking Establishments (including convenience, full service and sit down)
are limited to a maximum of 6,000 sq. ft.
** These facilities/uses are limited based on available parking
4. Temporary Uses
Temporary uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and are as follows:
Temporary Uses:
Sales Office/Model Home Complex/Rental Office
Temporary Construction Trailer
5. Accessory Uses
Accessory uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and the Dublin Zoning
Ordinance.
6. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of this PD, Planned Development Zoning
District Development Plan, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD, Planned
Development Zoning District Development Plan.
7. Density
Site Area:
Density:
Number of Units:
Unit Types:
:t4.1 acres (net)
73.1 dwelling units per acre (net)
300 dwelling units
One Bedroom: 18 units
4
PD, Planned Development Zoning District
PA 05-042 Dublin Transit Cenler Site E-I
t.43 Db I lOLl
Two Bedroom:
Three Bedroom:
236 units
46 units
1 Bedroom Flat + Mezzanine 15
1 Bedroom Flat + Stoo 3
2 Bedroom Flat 182
2 Bedroom Flat + Mezzanine 13
2 Bedroom Flat + Stoop 11
2 Bedroom Town House 30
3 Bedroom Flat 40
3 Bedroom Flat + Mezzanine 6
Total: 300
1
1
2
2
2
2
2
2
8. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning District are subject to the requirements of the R-M and comparable
Commercial Zoning Districts.
Lot Area:
,t4.1 acres (net)
Lot Dimensions:
Lot Width:
Lot De th:
Setbacks:
289'9" feet
602'5" feet
10 feet (varies)
o feet (none re uired)
16 feet
o feet (none re uired)
alon Dublin Boulevard
alon Iron Horse Parkwa
alon Dublin Boulevard
alon Iron Horse Parkway
alon Martinelli Way
alon Cam us Drive
Hei ht Limits:
Residential/Commercial 7 stories
Structures 65 feet Alon Martinelli Wa
Re uired Parkin :*
Residential 450
Guest Parking 66
Retail 30
Eating and Drinking 60 spaces
Establishment
Total Parkin re uired 606 s aces
Lot Covera e: 84%
*Refer to the section below for discussion on parking requirements.
5
'PD. Planned Development Zoning Districl
P A 05-042 Dublin Transit Center Site E-I
4L\. D' I(C~
o
9. Parking/Garage and Loading
A total of 734 parking stalls, either in the parking structure or on the street will be provided
with the project. The number of residential parking stalls provided will exceed the
requirement for the site by 128 (the Dublin Transit Center Plan requires 1.5 parking stalls for
each dwelling unit), however, these stalls will be provided for residents of the
condominiums. A total of 708 parking stalls will be provided in the parking garage. The
parking garage can be accessed from Iron Horse Parkway and Campus Drive. Parking for
residents will be located behind a gate which will require a remote to open.
Retail parking is located on the south side of the garage. A total of 95 parking stalls and 22
guest parking stalls are located in this area. This portion of the parking garage may be
accessed from Iron Horse Parkway and Campus Drive. Two pedestrian pathways are also
included in the project which provide pedestrian access from Iron Horse Parkway and
Martinelli Way. A total of 26 parking stalls will be provided on Iron Horse Parkway and
Campus Drive which can be used for short term guest, resident or retail parking. Parking
along these streets are limited to a maximum of two hours. Signage will be posted which
alerts motorists of the parking limits. Loading for large trucks will be provided along
Martinelli Way.
The Dublin Transit Center Plan required 1.5 parking spaces per dwelling unit and did not
discuss whether or not guest parking was included in that figure. Parking studies were later
conducted which recommended that guest parking equal 15% of the total required number of
parking stalls in the Transit Center. A total of 44 guest parking stalls will be provided which
is a deficit of 22 stalls over what is required (66). The Applicant has requested a 25% shared
parking credit which would allow the Applicant to combine retail and guest parking on the
south side of the parking garage (which will result in a deficit of 22 parking stalls). Based on
recommendations from a parking analysis conducted for the project (see Omni-Means
Focused Parking Analysis dated November 9, 2005), the provided parking will meet retail
and guest parking demands for the property as long as the parking stalls along Iron Horse
Parkway and Campus Drive are reserved for short term parking.
Based on the parking provided, retail uses will be limited based on the availability of
parking, Retail parking requirements are located in Chapter 8.76, Off-Street Parking and
Loading Regulations of the Dublin Zoning Ordinance. Parking requirements for Metropolitan
at Dublin Station are as follows:
6
PD, Planned Developmenl Zoning District
P A 05-042 Dublin Transit Cenler Sile E-I
.-
y '::> lY~
.~.,/'
,
\
\
I Medical Office (Health Services/Clinics)
11 per 150 sq. ft.
Based on available retail parking, Eating and Drinking Establishments are limited to no more
than 6,000 sq. ft. Outdoor seating may be provided based on the number of available parking
spaces. The table below illustrates the maximum floor area allowed per use and the number
of parking stalls provided.
',"". .....: '. -,.~
Eating and Drinking 6;000 sq. ft. 60 60
Establishments
Retail 9,000 SQ. ft. 30* 30
*Assumes General Retail use which requires 1 parking stall per 300 sq. ft. offloor area. The
actual number of required parking stalls varies as shown on the table on the previous page.
Parking/Garage and Loading shall be provided in accordance with the Chapter 8.76, Off-
Street Parking Regulations, of the Dublin Zoning Ordinance, except as stated herein and as
shown otherwise on the plans and exhibits prepared by Togawa and Smith, Architects, Inc.,
received by the Planning Division on November 21, 2005, and Landscape Plans prepared by
The Guzzardo Partnership Inc., received by the Planning Division on November 21, 2005,
referred to as Project Plans labeled Exhibit _ to the January 13,2006 City Council Staff
Report, stamped approved and on file in the Planning Department.
10. Site Plan and Architecture
This Development Plan applies to approximately :!:4.1 net acres on the southeast corner of
Dublin Boulevard and Iron Horse Parkway. The property is located between Iron Horse
Parkway and Campus Drive on the West and East sides of the property and Dublin
Boulevard and Martinelli Way on the North and South sides of the property. Residential and
retail units will be located on site. The following is a synopsis of the proposed project:
Residential: A total of 300 units would be constructed in two buildings. The overall
architectural style of the project is Mediterranean with modem influences.
Building Number 1 will be constructed along Martinelli Way, Iron Horse Parkway and
Campus Drive and will have a total of 145 dwelling units plus ground floor retail. This
building is 65' in height above grade and has six floors of residential units above ground
floor retail (along Martinelli Way and Iron Horse Parkway) for a total of 7 stories. On the
Campus Drive elevation, there are seven floors of residential units.
Building Number 2 will front Dublin Boulevard, Iron Horse Parkway and Campus Drive.
This building will have 155 dwelling units and is 50' in height above grade. The building
will be five stories of residential units (the ground floor along Dublin Boulevard will be
parking).
Balconies are located on each of the elevations in the project. Access from ground floor
units to the street has been provided on Campus Drive and Iron Horse Parkway to
promote use of the surrounding streets.
Each of the two buildings are centered around a courtyard which features attractive
plantings and walkways. Courtyard A has a pool and spa and Courtyard B has a spa
7
PO, Planned Development Zoning Districl
PA 05-042 Dublin Transil Center Sile E-I
4lJ2 00 lLeY
which can be used by all residents. Both courtyards will connect for easy access to each
side of the property.
A recreation room and exercise room for use by all residents is located on the ground
floor in the parking garage. The areas may be accessed via the elevators or stairs.
Ancillarv Commercial: Approximately 15,000 square feet of ancillary, neighborhood-
serving commercial uses are allowed for development at the ground level along Iron
Horse Parkway and Martinelli Way. Retail has been provided In Building Number 1 and
includes 9,000 sq. ft. of general retail uses and 6,000 sq. ft. of eating and drinking
establishments. Residents will have access to the retail via the elevators which are
located throughout the parking structure and via the street. Two pedestrian paths are also
located through the retail areas along Iron Horse Parkway and Martinelli Way which
provide access to the sidewalk along these streets. The retail area includes signage and
awnings which promote visual interest along the street. '
Parking Structure: The parking structure is located underneath the buildings and in the
center of the buildings. The lower parking level will be a subterranean level. The ground
floor level will be located beneath the courtyards and will only be visible along Dublin
Boulevard. Resident parking is located on both levels while retail and guest parking is
located on the ground floor. Access to the parking structure is located off of Campus
Drive and Iron Horse Parkway.
The site layout and architectural design of this project will be consistent with the urban
lifestyle and character of mixed uses planned for the Dublin Transit Center. The detailing of
the retail storefronts, townhouse stoops, and urban landscape will enhance the pedestrian
scale of this area.
The architecture of the buildings is in the "Mediterranean" style with modern influences
which can be seen in some of the details on the buildings. Each building will have its own
architectural style to promote uniqueness and architectural diversity on the site. While the
buildings are not exact replicas of each other, certain architectural elements are replicated on
each of the building. Details including roof forms, colors, materials, form, massing, balcony
design and window design are similar on each of the buildings. While there are differences in
the two designs, the overall designs compliment each other. The two different building
designs will promote visual interest along the street and through out the project.
See attached plans and building elevations prepared by Togawa and Smith Architects, Inc.
labeled Exhibit A received by the Planning Division on November 21,2005, and Landscape
Plans prepared by The Guzzardo Partnership Inc., received by the Planning Division on
November 21, 2005, referred to as Project Plans labeled Exhibit A to the January 13, 2006
City Council Staff Report, stamped approved and on file in the Planning Department. Any
modifications to the project shall be substantially consistent with these plans and of equal or
superior materials and design quality.
11. Preliminary Landscape Plan
The landscape plan reinforces the urban design intent by creating a pedestrian oriented
perimeter with generous sidewalks, street tree planting, and enhanced paving patterns at key
elements. On the corner of Dublin Boulevard and Iron Horse Parkway, the corner has been
designed to include an opportunity for public art with attractive landscape materials.
8
PD, Planned Developmenl Zoning District
PA 05-042 Dnblin Transil Center Sile E-l
Y7 Db fLoi..\
In order to soften the height of the building and promote visual interest along the street, large
shrubs, trees and colorful plants will be provided. These plants include redwood trees,
camellias, India Hawthorn, ferns and other materials. The variety of plant materials will also
screen the ground floor of the building (where parking is visible). See the Section on Sheet
L4 of the project plans to see a sketch of the proposed landscaping along Dublin Boulevard.
A double row of trees will be located on all streets which will conform to the requirements of
the Dublin Transit Center Plan.
Accent planting will be located at the entrance to the parking garage off of Iron Horse
Parkway. The planting will include small plants as well as accent trees in addition to the
accent paving.
The courtyard will also feature attractive plant materials. The materials will be a mix trees,
shrubs, accent shrubs and groundcover.
See plans (Sheets L-l through L-5) prepared by The Guzzardo Partnership Inc., received by
the Planning Division on November 21,2005, referred to as Project Plans labeled Exhibit A
to the January 13, 2006 City Council Staff Report, stamped approved and on file in the
Planning Department.
12. Compliance with Stage 2 Planned Development Plans
The project shall substantially comply with the project plans and exhibits prepared by
Togawa and Smith Architects Inc, received by the Planning Division on November 21,2005,
and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the Planning
Division on November 21,2005, referred to as Project Plans labeled Exhibit A to the January
13, 2006 City Council Staff Report, stamped approved and on file in the Planning
Department. Such project plans are incorporated by reference. Any modifications to the
project shall be substantially consistent with these plans and of equal or superior materials
and design quality.
9
ORDINANCE NO. _-06
L/Sblw'(
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN
*********
APPROVING A DEVELOPMENT AGREEMENT FOR DUBLIN TRANSIT CENTER SITE E-1
PA-05-042
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The proposed Dublin Transit Center Site E-l ("Project") is located within the boundaries of
the Eastern Dublin Specific Plan ("Specific Plan") in an area, which is designated on the General Plan
Land Use Element Map, and Eastern Dublin Specific Plan Land Use Map as High Density Residential,
Campus Office and Public/Semi Public land uses.
B. Pursuant to the California Environmental Quality Act (CEQA), this Project is exempt from
CEQA pursuant to Government Code Section 65457 which exempts residential projects that are
consistent with a specific plan from further environmental review. Additionally, the Project is within the
scope of the Final Environmental Impact Report for the Dublin Transit Center General Plan Amendment,
Eastern Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning and Tentative Parcel
Map and Development Agreement (SCH 2001120395) which was certified by City Council Resolution
No. 215-02 dated November 19, 2002. Furthermore, there are no supplemental impacts that would
require preparation of a Supplemental Environmental Impact Report.
C. A public hearing on the proposed Development Agreement was held before the Planning
Commission on December 13, 2005, for which public notice was given as provided by law.
D. The Planning Commission has made its recommendation to the City Council for approval
of the Development Agreement.
F. A public hearing on the proposed Development Agreement was held before the City
Council on January 17,2006 for which public notice was given as provided by law.
G. The City Council has considered the recommendation of the Planning Commission who
considered the item at its December 13, 2005 meeting, including the Planning Commission's reasons for
its recommendation, the Agenda Statement, all comments received in writing and all testimony received
at the public hearing.
Section 2.
FINDINGS AND DETERMINATIONS
Therefore, on the basis of (a) the foregoing Recitals which are incorporated herein, (b) the City of
Dublin's General Plan, (c) the Eastern Dublin General Plan Amendment, (d) the Specific Plan, (e) the
EIR, (f) the Agenda Statement, and on the basis of the specific conclusions set forth below, the City
Council finds and determines that:
1. The Project is consistent with the objectives, policies, general land uses and programs specified
and contained in the City's General Plan, as amended by the Eastern Dublin General Plan Amendment,
and in the Specific Plan in that (a) the General Plan and Specific Plan land use designation for the site are
High Density Residential, Campus Office and Public/Semi Public Land Uses and the proposed project is a
project consistent with that land use, (b) the project is consistent with the fiscal policies of the General
Plan and Specific Plan with respect to provision of infrastructure and public services, (c) the project is
consistent with the Stage 1 Planned Development Zoning adopted by the City Council for the Dublin
A TT ACHMENT 3
ye, 00 \Lc'-\
Transit Center and (d) the D.R. Horton Development Agreement includes provisions relating to vesting of
development rights, and similar provisions set forth in the Specific Plan.
2. The D.R. Horton Development Agreement is compatible with the uses authorized in, and
the regulations prescribed for, the land use districts in which the real property is located in that the project
approvals include a Stage 2 Planned Development Rezoning for Site E-l of the Dublin Transit Center,
Vesting Tentative Map, and Site Development Review.
3. The D.R. Horton Development Agreement is in conformity with public convenience,
general welfare and good land use policies in that the Dublin Transit Center will implement land use
guidelines set forth in the Specific Plan and the General Plan which have planned for residential,
commercial, parks, public and semi-public, open space and campus office uses at this location.
4. The D.R. Horton Development Agreement will not be detrimental to the health, safety and
general welfare in that the project will proceed in accordance with all the programs and policies of the
Eastern Dublin Specific Plan.
5. The D.R. Horton Development Agreement will not adversely affect the orderly
development of property or the preservation of property values in that the project will be consistent with
the General Plan and with the Specific Plan.
Section 3. APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A) and authorizes the
Mayor to sign.
Section 4. RECORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the City
Clerk shall submit the Agreement to the County Recorder for recordation.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
_ day of 2006, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
~o 00 It.\'\
RECORDING REQUESTED BY:
CITY OF DUBLIN
When Recorded Mail To:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
Space above this line for Recorder's use
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
WESTERN PACIFIC HOUSING, INC.
FOR THE DUBLIN TRANSIT CENTER SITE E-1 PROJECT
I EXHIBIT A
k\ ~ \ \
-' -'u I i,C"
THIS DEVELOPMENT AGREEMENT is made and entered in the City of Dublin
on this 17th day of January, 2006, by and between the CITY OF DUBLIN, a Municipal
Corporation (hereafter "CITY") and WESTERN PACIFIC HOUSING, Inc., a Delaware
corporation, doing business as D.R. HORTON (hereafter "DEVELOPER") pursuant to
the authority of 99 65864 et seq. of the California Government Code and Dublin
Municipal Code, Chapter 8.56. CITY and DEVELOPER are, from time-to-time,
individually referred to in this Agreement as a "Party," and are collectively referred to as
Parties.
RECITALS
A. California Government Code 9965864 et seq. ("Development Agreement
Statute") and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56")
authorize the CITY to enter into a Development Agreement for the development of real
property with any person having a legal or equitable interest in such property in order to
establish certain development rights in such property.
B. DEVELOPER desires to develop and holds an equitable interest in certain
real property known generally as "Transit Center Site E-1" and consisting of
approximately 4.1 acres of land, located in the City of Dublin, County of Alameda, State
of California, which is more particularly described in Exhibit A attached hereto and
incorporated herein by this reference, and which real property is hereafter called the
"Property." The Alameda County Surplus Property Authority ("COUNTY") presently is
the fee owner of the Property.
C. The City Council adopted the Eastern Dublin Specific Plan by Resolution
No. 53-93 which Plan is applicable to the Property. The Eastern Dublin Specific Plan
requires DEVELOPER to enter into a development agreement.
D. The Property is within an approximately 91-acre master-planned area
("the Transit Center Property") that was the subject in 2002 of a General Plan
Amendment, a specific plan amendment to add the area to the Eastern Dublin Specific
Plan, and a master tentative map to create master parcels for development ("the Transit
Center Approvals").
E. In conjunction with the Transit Center Approvals, CITY and COUNTY
entered into a certain Master Development Agreement for the Dublin Transit Center,
dated May 6,2003 ("the Master Development Agreement"). It sets forth certain
obligations of the property owner and subsequent purchasers of property within the
Transit Center Property, and those obligations include a requirement that each
individual project within the Transit Center Project enter into a development agreement
with the City.
F. Among other things, the Transit Center Approvals allow DEVELOPER to
propose development of up to 300 additional residential units on Transit Center Site E-1
although the Property is designated "Campus Office" under the Eastern Dublin Specific
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 1 of 15
January 17, 2006
52. 00 llo'-\
Plan (known as Site D-1 and E-1).
G. On October 4,2005, the City Council approved an amendment to the
Master Development Agreement that sets forth the affordable housing obligations of the
Transit Center Project in the event that the 300 additional residential units are
constructed within the Transit Center.
H. Consistent with the terms of the Transit Center Approvals, DEVELOPER
proposes the development of the Property with 300 condominiums and approximately
15,000 square feet of ground floor retail (the "Project").
I. DEVELOPER has applied for, and CITY has approved or is processing,
various land use approvals in connection with the development of the Project, including,
without limitation, a Stage 2 Development Plan (Ord. No. ); Site Development
Review (City Council Resolution No. ); and a vesting tentative parcel map
(Planning Commission Resolution No. ). All such approvals collectively, together
with any approvals or permits now or hereafter issued with respect to the Project are
referred to as the "Project Approvals."
J. Development of the Property by DEVELOPER may be subject to certain
future discretionary approvals, which, if granted, shall automatically become part of the
Project Approvals as each such approval becomes effective.
K.
Project.
CITY desires the timely, efficient, orderly and proper development of the
L. The City Council has found that, among other things, this Development
Agreement is consistent with its General Plan and the Eastern Dublin Specific Plan and
has been reviewed and evaluated in accordance with the Development Agreement
Statute and Chapter 8.56.
M. CITY and DEVELOPER have reached agreement and desire to express
herein a Development Agreement that will facilitate development of the Project subject
to conditions set forth herein.
N. Pursuant to the California Environmental Quality Act (CEQA) the City
Council adopted Resolution No. 02-05 finding that the Project is within the scope of the
Program EIR prepared for the Dublin Transit Center Approvals, which was certified
pursuant to the California Environmental Quality Act (CEQA) (Resolution 215-02); and
O. On , 2006, the City Council of the City of Dublin adopted
Ordinance No. approving this Development Agreement ("the Approving
Ordinance"). The Approving Ordinance will take effect on , 20)) ("the
Approval Date").
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 2 of 15
January 17, 2006
~3 ':;-j \'
NOW, THEREFORE, with reference to the foregoing recitals and in
consideration of the mutual promises, obligations and covenants herein contained, CITY
and DEVELOPER agree as follows:
AGREEMENT
1. Description of Property.
The Property which is the subject of this Development Agreement is
described in Exhibit A attached hereto ("Property").
2. Interest of Developer.
The DEVELOPER has a legal or equitable interest in the Property.
3. Relationship of CITY and DEVELOPER.
It is understood that this Agreement is a contract that has been
negotiated and voluntarily entered into by CITY and DEVELOPER and that the
DEVELOPER is not an agent of CITY. The CITY and DEVELOPER hereby renounce
the existence of any form of joint venture or partnership between them, and agree that
nothing contained herein or in any document executed in connection herewith shall be
construed as making the CITY and DEVELOPER joint venturers or partners.
4. Effective Date and Term.
4.1 Effective Date. The effective date of this Agreement shall be
the date ("the Effective Date") upon which a grant deed conveying the Property from
COUNTY to DEVELOPER is recorded in the Official Records of Alameda County. This
Agreement shall automatically terminate without any further action of the Parties upon
the happening of either of the following:
(a) If a grant deed conveying the Property from COUNTY to
DEVELOPER is not recorded within 12 months of the Approval Date: or
(b) If the Purchase and Sale Agreement between the
COUNTY and DEVELOPER is terminated for any reason (and upon DEVELOPER's
providing satisfactory of evidence of such fact to CITY).
4.2 Term. The "Term" of this Development Agreement shall
commence on the Approval Date and extend five (5) years thereafter, unless said Term
is otherwise terminated or modified by circumstances set forth in this Agreement.
5. Use of the Property.
5.1 Riqht to Develop. DEVELOPER shall have the vested right
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 3 of 15
January 17, 2006
b~ 0"\ 1 LoL\
()
to develop the Project on the Property in accordance with the terms and conditions of
this Agreement, the Project Approvals (as and when issued), and any amendments to
any of them as shall, from time to time, be approved pursuant to this Agreement.
5.2 Permitted Uses. The permitted uses of the Property, the
density and intensity of use, the maximum height, bulk and size of proposed buildings,
provisions for reservation or dedication of land for public purposes and location and
maintenance of on-site and off-site improvements, location of public utilities (operated
by CITY) and other terms and conditions of development applicable to the Property,
shall be those set forth in this Agreement, the Project Approvals and any amendments
to this Agreement or the Project Approvals.
5.3 Additional Conditions. Provisions for the following
("Additional Conditions") are set forth in Exhibit B attached hereto and incorporated
herein by reference.
5.3.1 Subseauent Discretionary Approvals. Conditions,
terms, restrictions, and requirements for subsequent discretionary
actions. (These conditions do not affect DEVELOPER's responsibility
to obtain all other land use approvals required by the ordinances of
the City of Dublin and any permits required by regulatory agencies.)
See Exhibit B.
5.3.2 Mitiqation Conditions. Additional or modified
conditions agreed upon by the parties in order to eliminate or mitigate
adverse environmental impacts of the Project or otherwise relating to
development of the Project.
See Exhibit B
5.3.3 Phasinq, Timina. Provisions that the Project be
constructed in specified phases, that construction shall commence
within a specified time, and that the Project or any phase thereof be
completed within a specified time.
See Exhibit B
5.3.4 Financina Plan. Financial plans which identify
necessary capital improvements such as streets and utilities and
sources of funding.
See Exhibit B
5.3.5 Fees, Dedications. Terms relating to payment of
fees or dedication of property.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 4 of 15
January 17, 2006
,-- ())..... I' ,I
:::)8 '- tJ cr'
See Exhibit B
5.3.6 Reimbursement. Terms relating to subsequent
reimbursement over time for financing of necessary public facilities.
See Exhibit B
5.3.7 Miscellaneous. Miscellaneous terms.
See Exhibit B
6. Applicable Rules, Requlations and Official Policies.
6.1 Rules re Permitted Uses. For the term of this Agreement,
the City's ordinances, resolutions, rules, regulations and official policies governing the
permitted uses of the Property, governing density and intensity of use of the Property
and the maximum height, bulk and size of proposed buildings shall be those in force
and effect on the Approval Date.
6.2 Rules re Desiqn and Construction. Unless otherwise
expressly provided in Paragraph 5 of this Agreement or in Chapter 7.28 of the Dublin
Municipal Code, the ordinances, resolutions, rules, regulations and official policies
governing design, improvement and construction standards and specifications
applicable to Project construction (but not use) shall be those in force and effect at the
time the DEVELOPER submits its application for the relevant building, grading, or other
construction permits to CITY. In the event of a conflict between such ordinances,
resolutions, rules, regulations and official policies and the Project Approvals, the Project
Approvals shall prevail.
For construction of public infrastructure, the ordinances, resolutions, rules,
regulations and official policies governing design, improvement and construction
standards and specifications applicable to Project shall be those in force and effect at
the time of execution of an improvement agreement between CITY and DEVELOPER
pursuant to Chapter 9.16 of the Dublin Municipal Code.
6.3 Buildinq Standards Codes Applicable. Unless expressly
provided in Paragraph 5 of this Agreement or in Chapter 7.28 of the Dublin Municipal
Code, the Project shall be constructed in accordance with the provisions of the Building,
Mechanical, Plumbing, Electrical and Fire Codes and Title 24 of the California Code of
Regulations, relating to Building Standards, in effect at the time the DEVELOPER
submits its application for the relevant building, grading, or other construction permits
for the Project to CITY.
7. Subsequentlv Enacted Rules and Requlations.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 5 of 15
January 17, 2006
':)(Q ob IleY
7.1 New Rules and Reoulations. During the term of this
Agreement, the CITY may apply new or modified ordinances, resolutions, rules,
regulations and official policies of the CITY to the Property which were not in force and
effect on the Approval Date and which are not in conflict with those applicable to the
Property as set forth in this Agreement and the Project Approvals if: (a) the application
of such new or modified ordinances, resolutions, rules, regulations or official policies
would not prevent, impose a substantial financial burden on, or materially delay
development of the Property as otherwise contemplated by the Project Approvals and
(b) if such ordinances, resolutions, rules, regulations or official policies have general
(City-wide) applicability.
7.2 Approval of Application. Nothing in this Agreement shall
prevent the CITY from denying or conditionally approving any subsequent land use
permit or authorization for the Project on the basis of such new or modified ordinances,
resolutions, rules, regulations and policies except that such subsequent actions shall be
subject to any conditions, terms, restrictions, and requirements expressly set forth
herein.
7.3 Moratorium Not Applicable. Notwithstanding anything to the
contrary contained herein, in the event an ordinance, resolution or other measure is
enacted, whether by action of CITY, by initiative, referendum, or otherwise, that
imposes a building moratorium which affects the Project on all or any part of the
Property, CITY agrees that such ordinance, resolution or other measure shall not apply
to the Project, the Property, this Agreement or the Project Approvals unless the building
moratorium is imposed as part of a declaration of a local emergency or state of
emergency as defined in Government Code ~8558.
7.4 Riohts Under Vestino Tentative Map. Notwithstanding
anything to the contrary contained herein, this Agreement shall not supercede any rights
DEVELOPER may obtain pursuant to CITY's approval of the vesting tentative map for
the Project.
8. Subseouentlv Enacted or Revised Fees. Assessments and Taxes.
8.1 Fees. Exactions. Dedications. CITY and DEVELOPER
agree that the fees payable and exactions required in connection with the development
of the Project Approvals for purposes of mitigating environmental and other impacts of
the Project, providing infrastructure for the Project and complying with the Specific Plan
shall be those set forth in the Project Approvals and in this Agreement (including Exhibit
~). The CITY shall not impose or require payment of any other fees, dedications of
land, or construction of any public improvement or facilities, shall not increase or
accelerate existing fees, dedications of land or construction of public improvements, in
connection with any subsequent discretionary approval for the Property, except as set
forth in the Project Approvals and this Agreement (including Exhibit S, subparagraph
5.3.5).
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 6 of 15
January 17, 2006
,
;.~ 7 (')- \ ",1,'-.: "'I
~ "0 ',-
8.2 Revised Application Fees. Any existing application,
processing and inspection fees that are revised during the term of this Agreement shall
apply to the Project provided that (1) such fees have general applicability; (2) the
application of such fees to the Property is prospective; and (3) the application of such
fees would not prevent development in accordance with this Agreement.
8.3 New Taxes. Any subsequently enacted city-wide taxes shall
apply to the Project provided that: (1) the application of such taxes to the Property is
prospective; and (2) the application of such taxes would not prevent development in
accordance with this Agreement.
8.4 Assessments. Nothing herein shall be construed to relieve
the Property from assessments levied against it by CITY pursuant to any statutory
procedure for the assessment of property to pay for infrastructure and/or services which
benefit the Property.
8.5 Vote on Future Assessments and Fees. In the event that
any assessment, fee or charge which is applicable to the Property is subject to Article
XIIID of the Constitution and DEVELOPER does not return its ballot, DEVELOPER
agrees, on behalf of itself and its successors, that CITY may count DEVELOPER's
ballot as affirmatively voting in favor of such assessment, fee or charge.
9. Amendment or Cancellation.
9.1 Modification Because of Conflict with State or Federal Laws.
In the event that state or federal laws or regulations enacted after the effective date of
this Agreement prevent or preclude compliance with one or more provisions of this
Agreement or require changes in plans, maps or permits approved by the CITY, the
parties shall meet and confer in good faith in a reasonable attempt to modify this
Agreement to comply with such federal or state law or regulation. Any such amendment
or suspension of the Agreement shall be approved by the City Council in accordance
with Chapter 8.56.
9.2 Amendment bv Mutual Consent. This Agreement may be
amended in writing from time to time by mutual consent of the parties hereto and in
accordance with the procedures of State law and Chapter 8.56.
9.3 Insubstantial Amendments. Notwithstanding the provisions
of the preceding section 9.2, any amendments to this Agreement which do not relate to
(a) the term of the Agreement as provided in section 4.2; (b) the permitted uses of the
Property as provided in section 5.2; (c) provisions for "significant" reservation or
dedication of land as provided in Exhibit B; (d) conditions, terms, restrictions or
requirements for subsequent discretionary actions; (e) the density or intensity of use of
the Project; (f) the maximum height or size of proposed buildings; or (g) monetary
contributions by DEVELOPER as provided in this Agreement, shall not, except to the
extent otherwise required by law, require notice or public hearing before either the
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 7 of 15
January 17, 2006
!:) ?3, U'J J lO Y
Planning Commission or the City Council before the parties may execute an
amendment hereto. CITY's Public Works Director shall determine whether a
reservation or dedication is "significant".
9.4 Cancellation by Mutual Consent. Except as otherwise
permitted herein, this Agreement may be canceled in whole or in part only by the mutual
consent of the parties or their successors in interest, in accordance with the provisions
of Chapter 8.56. Any fees paid pursuant to Paragraph 5.3 and Exhibit B of this
Agreement prior to the date of cancellation shall be retained by CITY.
10. Term of Proiect Approvals.
The term of any Project Approval shall be extended only if so provided
in Exhibit B.
11. Annual Review.
11.1 Review Date. The annual review date for this Agreement
shall be between July 15 and August 15, 2006 and each July 15 to August 15
thereafter.
11.2 Initiation of Review. The CITY's Community Development
Director shall initiate the annual review, as required under Section 8.56.140 of Chapter
8.56, by giving to DEVELOPER thirty (30) days' written notice that the CITY intends to
undertake such review. DEVELOPER shall provide evidence to the Community
Development Director prior to the hearing on the annual review, as and when
reasonably determined necessary by the Community Development Director, to
demonstrate good faith compliance with the provisions of the Development Agreement.
The burden of proof by substantial evidence of compliance is upon the DEVELOPER.
11.3 Staff Reports. To the extent practical, CITY shall deposit in
the mail and fax to DEVELOPER a copy of all staff reports, and related exhibits
concerning contract performance at least five (5) days prior to any annual review.
11.4 Costs. Costs reasonably incurred by CITY in connection
with the annual review shall be paid by DEVELOPER in accordance with the City's
schedule of fees in effect at the time of review.
12. Default.
12.1 Other Remedies Available. Upon the occurrence of an event
of default, the parties may pursue all other remedies at law or in equity which are not
otherwise provided for in this Agreement or in CITY's regulations governing
development agreements, expressly including the remedy of specific performance of
this Agreement.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 8 of 15
January 17, 2006
5q 0'6 I iJ;LI
12.2 Notice and Cure. Upon the occurrence of an event of default
by any party, the nondefaulting party shall serve written notice of such default upon the
defaulting party. If the default is not cured by the defaulting party within thirty (30) days
after service of such notice of default, the nondefaulting party may then commence any
legal or equitable action to enforce its rights under this Agreement; provided, however,
that if the default cannot be cured within such thirty (30) day period, the nondefaulting
party shall refrain from any such legal or equitable action so long as the defaulting party
begins to cure such default within such thirty (30) day period and diligently pursues such
cure to completion. Failure to give notice shall not constitute a waiver of any default.
12.3 No Damaqes Aqainst CITY. In no event shall damages be
awarded against CITY upon an event of default or upon termination of this Agreement.
13. Estoppel Certificate.
Any party may, at any time, and from time to time, request written
notice from the other party requesting such party to certify in writing that, (a) this
Agreement is in full force and effect and a binding obligation of the parties, (b) this
Agreement has not been amended or modified either orally or in writing, or if so
amended, identifying the amendments, and (c) to the knowledge of the certifying party
the requesting party is not in default in the performance of its obligations under this
Agreement, or if in default, to describe therein the nature and amount of any such
defaults. A party receiving a request hereunder shall execute and return such certificate
within thirty (30) days following the receipt thereof, or such longer period as may
reasonably be agreed to by the parties. City Manager of CITY shall be authorized to
execute any certificate requested by DEVELOPER. Should the party receiving the
request not execute and return such certificate within the applicable period, this shall
not be deemed to be a default, provided that such party shall be deemed to have
certified that the statements in clauses (a) through (c) of this section are true, and any
party may rely on such deemed certification.
14. Mortqaqee Protection; Certain Riqhts of Cure.
14.1 Mortqaqee Protection. This Agreement shall be superior
and senior to any lien placed upon the Property, or any portion thereof after the date of
recording this Agreement, including the lien for any deed of trust or mortgage
("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat, render
invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but
all the terms and conditions contained in this Agreement shall be binding upon and
effective against any person or entity, including any deed of trust beneficiary or
mortgagee ("Mortgagee") who acquires title to the Property, or any portion thereof, by
foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise.
14.2 Mortqaqee Not Obliqated. Notwithstanding the provisions of
Section 14.1 above, no Mortgagee shall have any obligation or duty under this
Agreement, before or after foreclosure or a deed in lieu of foreclosure, to construct or
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 9 of 15
January 17, 2006
00 Db / L/
complete the construction of improvements, or to guarantee such construction of
improvements, or to guarantee such construction or completion, or to pay, perform or
provide any fee, dedication, improvements or other exaction or imposition; provided,
however, that a Mortgagee shall not be entitled to devote the Property to any uses or to
construct any improvements thereon other than those uses or improvements provided
for or authorized by the Project Approvals or by this Agreement.
14.3 Notice of Default to Mortqaqee and Extension of Riqht to
Cure. If CITY receives notice from a Mortgagee requesting a copy of any notice of
default given DEVELOPER hereunder and specifying the address for service thereof,
then CITY shall deliver to such Mortgagee, concurrently with service thereon to
DEVELOPER, any notice given to DEVELOPER with respect to any claim by CITY that
DEVELOPER has committed an event of default. Each Mortgagee shall have the right
during the same period available to DEVELOPER to cure or remedy, or to commence to
cure or remedy, the event of default claimed set forth in the CITY's notice. CITY,
through its City Manager, may extend the thirty-day cure period provided in section 12.2
for not more than an additional sixty (60) days upon request of DEVELOPER or a
Mortgagee.
15. Severabilitv.
The unenforceability, invalidity or illegality of any provisions, covenant,
condition or term of this Agreement shall not render the other provisions unenforceable,
invalid or illegal.
16. Attornevs' Fees and Costs.
If CITY or DEVELOPER initiates any action at law or in equity to
enforce or interpret the terms and conditions of this Agreement, the prevailing party
shall be entitled to recover reasonable attorneys' fees and costs in addition to any other
relief to which it may otherwise be entitled. If any person or entity not a party to this
Agreement initiates an action at law or in equity to challenge the validity of any provision
of this Agreement or the Project Approvals, the parties shall cooperate and appear in
defending such action. DEVELOPER shall bear its own costs of defense as a real party
in interest in any such action, and DEVELOPER shall reimburse CITY for all reasonable
court costs and attorneys' fees expended by CITY in defense of any such action or
other proceeding.
17. Transfers and Assiqnments.
17.1 DEVELOPER's Riqht to Assiqn. All of DEVELOPER'S
rights, interests and obligations hereunder may be transferred, sold or assigned in
conjunction with the transfer, sale, or assignment of the Property subject hereto, or any
portion thereof, at any time during the term of this Agreement, provided that no transfer,
sale or assignment of DEVELOPER's rights, interests and obligations hereunder shall
occur without the prior written notice to CITY and approval by the City Manager, which
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 10 of 15
January 17, 2006
(QIDbllo~
approval shall not be unreasonably withheld or delayed. The City Manager shall
consider and decide the matter within 10 working days after DEVELOPER's notice
provided and receipt by City Manager of all necessary documents, certifications and
other information required by City Manager to decide the matter. In considering the
request, the City Manager shall base the decision upon the proposed assignee's
reputation, experience, financial resources and access to credit and capability to
successfully carry out the development of the Property to completion. The City
Manager's approval shall be for the purposes of: a) providing notice to CITY; b)
assuring that all obligations of DEVELOPER are allocated as between DEVELOPER
and the proposed purchaser, transferee or assignee; and c) assuring CITY that the
proposed purchaser, transferee or assignee is capable of performing the
DEVELOPER's obligations hereunder not withheld by DEVELOPER pursuant to section
17.3. Notwithstanding the foregoing, provided notice is given as specified in Section 23,
no CITY approval shall be required for any transfer, sale, or assignment of this
Agreement to: 1) any entity which is an affiliate or subsidiary of DEVELOPER; 2) any
Mortgagee; or 3) any transferee of a Mortgagee.
17.2 Release Upon Transfer. Upon the transfer, sale, or
assignment of all of DEVELOPER's rights, interests and obligations hereunder pursuant
to section 17.1 of this Agreement, DEVELOPER shall be released from the obligations
under this Agreement, with respect to the Property transferred, sold, or assigned,
arising subsequent to the date of City Manager approval of such transfer, sale, or
assignment; provided, however, that if any transferee, purchaser, or assignee approved
by the City Manager expressly assumes all of the rights, interests and obligations of
DEVELOPER under this Agreement, DEVELOPER shall be released with respect to all
such rights, interests and assumed obligations. In any event, the transferee, purchaser,
or assignee shall be subject to all the provisions hereof and shall provide all necessary
documents, certifications and other necessary information prior to City Manager
approval.
17.3 Developer's Riqht to Retain Specified Riqhts or Obliqations.
Notwithstanding sections 17.1 and 17.2 and section 18, DEVELOPER may withhold
from a sale, transfer or assignment of this Agreement certain rights, interests and/or
obligations which DEVELOPER shall retain, provided that DEVELOPER specifies such
rights, interests and/or obligations in a written document to be appended to this
Agreement and recorded with the Alameda County Recorder prior to the sale, transfer
or assignment of the Property. DEVELOPER's purchaser, transferee or assignee shall
then have no interest or obligations for such rights, interests and obligations and this
Agreement shall remain applicable to DEVELOPER with respect to such retained rights,
interests and/or obligations.
18. Aqreement Runs with the Land.
All of the provisions, rights, terms, covenants, and obligations
contained in this Agreement shall be binding upon the parties and their respective heirs,
successors and assignees, representatives, lessees, and all other persons acquiring the
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 11 of 15
January 17, 2006
, ''>. 7 (1.'.. ..,. / I (" L/
~ :".-# .- (:) ......v
Property, or any portion thereof, or any interest therein, whether by operation of law or
in any manner whatsoever. All of the provisions of this Agreement shall be enforceable
as equitable servitude and shall constitute covenants running with the land pursuant to
applicable laws, including, but not limited to, Section 1468 of the Civil Code of the State
of California. Each covenant to do, or refrain from doing, some act on the Property
hereunder, or with respect to any owned property, (a) is for the benefit of such
properties and is a burden upon such properties, (b) runs with such properties, and (c)
is binding upon each party and each successive owner during its ownership of such
properties or any portion thereof, and shall be a benefit to and a burden upon each
party and its property hereunder and each other person succeeding to an interest in
such properties.
19. Bankruptcy.
The obligations of this Agreement shall not be dischargeable in
bankruptcy.
20. Indemnification.
DEVELOPER agrees to indemnify, defend and hold harmless CITY,
and its elected and appointed councils, boards, commissions, officers, agents,
employees, and representatives from any and all claims, costs (including legal fees and
costs) and liability for any personal injury or property damage which may arise directly
or indirectly as a result of any actions or inactions by the DEVELOPER, or any actions
or inactions of DEVELOPER's contractors, subcontractors, agents, or employees in
connection with the construction, improvement, operation, or maintenance of the
Project, provided that DEVELOPER shall have no indemnification obligation with
respect to negligence or wrongful conduct of CITY, its contractors, subcontractors,
agents or employees or with respect to the maintenance, use or condition of any
improvement after the time it has been dedicated to and accepted by the CITY or
another public entity (except as provided in an improvement agreement or maintenance
bond). If CITY is named as a party to any legal action, CITY will cooperate with
DEVELOPER, will appear in such action and will not unreasonably withhold approval of
a settlement otherwise acceptable to DEVELOPER. If CITY is named as a party to any
legal action, CITY will cooperate with DEVELOPER, will appear in such action and will
not unreasonably withhold approval of a settlement otherwise acceptable to
DEVELOPER.
21. Insurance.
21.1 Public Liability and Propertv Damaqe Insurance. At all times
that DEVELOPER is constructing any improvements that will become public
improvements, DEVELOPER shall maintain in effect a policy of comprehensive general
liability insurance with a per-occurrence combined single limit of not less than one
million dollars ($1,000,000.00) and a deductible of not more than ten thousand dollars
($10,000.00) per claim. The policy so maintained by DEVELOPER shall name the CITY
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 12 of 15
January 17, 2006
(P?J 0D J (c ~
as an additional insured and shall include either a severability of interest clause or
cross-liability endorsement.
21.2 Workers Compensation Insurance. At all times that
DEVELOPER is constructing any improvements that will become public improvements,
DEVELOPER shall maintain Worker's Compensation insurance for all persons
employed by DEVELOPER for work at the Project site. DEVELOPER shall require
each contractor and subcontractor similarly to provide Worker's Compensation
insurance for its respective employees. DEVELOPER agrees to indemnify the City for
any damage resulting from DEVELOPER's failure to maintain any such insurance.
21.3 Evidence of Insurance. Prior to commencement of
construction of any improvements which will become public improvements,
DEVELOPER shall furnish CITY satisfactory evidence of the insurance required in
Sections 21.1 and 21.2 and evidence that the carrier is required to give the CITY at
least fifteen days prior written notice of the cancellation or reduction in coverage of a
policy. The insurance shall extend to the CITY, its elective and appointive boards,
commissions, officers, agents, employees and representatives and to DEVELOPER
performing work on the Project.
22. Sewer and Water.
DEVELOPER acknowledges that it must obtain water and sewer
permits from the Dublin San Ramon Services District ("DSRSD") which is another public
agency not within the control of CITY.
23. Notices.
All notices required or provided for under this Agreement shall be in
writing. Notices required to be given to CITY shall be addressed as follows:
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Notice required to be given to DEVELOPER shall be addressed as
follows:
Western Pacific Housing, Inc.,
doing business as D.R. Horton
6658 Owens Drive
Pleasanton, Ca 94588
Attn: President
A party may change address by giving notice in writing to the other party and thereafter
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 13 of 15
January 17, 2006
,
loLr 1)0 J
,)
<~..
all notices shall be addressed and transmitted to the new address. Notices shall be
deemed given and received upon personal delivery, or if mailed, upon the expiration of
48 hours after being deposited in the United States Mail. Notices may also be given by
overnight courier which shall be deemed given the following day or by facsimile
transmission which shall be deemed given upon verification of receipt.
24. Recitals.
hereof.
The foregoing Recitals are true and correct and are made a part
25. Aqreement is Entire Understandinq.
of the parties.
This Agreement constitutes the entire understanding and agreement
26. Exhibits.
The following documents are referred to in this Agreement and are
attached hereto and incorporated herein as though set forth in full:
Exhibit A Legal Description of Property
Exhibit B Additional Conditions
27. Counterparts.
This Agreement is executed in three (3) duplicate originals, each of
which is deemed to be an original.
28. Recordation.
CITY shall record a copy of this Agreement within ten days of
DEVELOPER providing CITY notice that a grant deed conveying the Property from
COUNTY to DEVELOPER is recorded in the Official Records of Alameda County.
29. Leqal Authority.
Each individual executing this Agreement on behalf of Developer
hereby represents and warrants that has full power and authority under the entity's
governing documents to execute and deliver this Agreement in the name of and on
behalf of the company and to cause the entity to perform its obligations under this
Agreement.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be executed as of the date and year first above written.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
Page 14 of 15
January 17,2006
CITY OF DUBLIN:
By:
Mayor
Date:
Attest:
By:
City Clerk
Date:
Approved as to Form:
Ed Galigher
Its: Vice President
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196,2
'J) S-Ob / iY '-)
Page 15 of 15
January 17, 2006
{a (Q '0 J /.[; lo'
P Exhibit A
roperty Description
07 ~I) IlO~
Exhibit B
Additional Conditions
The following Additional Conditions are hereby imposed pursuant to Paragraph 5.3
above.
Subpara~raph 5.3.1 -- Subseauent Discretionary Approvals
None
Subparaaraph 5.3.2 - Mitiaation Conditions
Subsection a.
Infrastructure Seauencina Proaram
The Infrastructure Sequencing Program for the Project is set forth below.
(i) Roads:
The project-specific roadway improvements (and offers of dedication)
identified in Planning Commission Resolution No. 05-_ approving Vesting Tentative
Tract Map 7667 ("the VTM Resolution") and City Council Resolution No. 06-_
approving Site Development Review ("the SDR Resolution") shall be completed by
DEVELOPER to the satisfaction and requirements of the Public Works Director at the
times and in the manner specified in the VTM Resolution and SDR Resolution unless
otherwise provided below.
(ii) Sewer
All sanitary sewer improvements to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
(iii) Water
An all-weather roadway and an approved hydrant and water supply
system shall be available and in service at the site in accordance with the SDR
conditions of approval to the satisfaction and requirements of the CITY's fire
department.
All potable water system components to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
Recycled water lines shall be installed in accordance with the SDR
conditions of approval.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196,2
Page 1 of 5
January 17, 2006
u/Z (Jb /0 ~
!.h1 Storm Drainaae
Prior to issuance of the first Certificate of Occupancy for any building
which is part of the Project, the storm drainage systems off site, as well as on-site
drainage systems to the areas to be occupied, shall be improved to the satisfaction and
requirements of the Dublin Public Works Department applying CITY's and Zone 7
(Alameda County Flood Control and Water Conservation District, Zone 7) standards
and policies which are applicable. Pursuant to Alameda County's National Pollution
Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Regional
Water Quality Control Board, all grading, construction, and development activities within
the City of Dublin must comply with the provisions of the Clean Water Act. Proper
erosion control measures must be installed at development sites within the City during
construction, and all activities shall adhere to Best Management Practices.
(v) Other Utilities (e.a. Qas, electricity, cable televisions. telephone)
Construction of other utilities shall be complete by phase prior to
issuance of the first Certificate of Occupancy for any building within that specific phase
of development.
Subsection b. Miscellaneous
(i) Completion Mav be Deferred.
Notwithstanding the foregoing, CITY's Public Works Director may, in his
or her sole discretion and upon receipt of documentation in a form satisfactory to the
Public Works Director that assures completion, allow DEVELOPER to defer completion
of discrete portions of any of the public improvements required for the Project until after
issuance of Certificate of Occupancy for the first building for the Project if the Public
Works Director determines that to do so would not jeopardize the public health, safety
or welfare.
Subparaaraph 5.3.3 -- PhasinQ. TiminQ
This Agreement contains no requirements that DEVELOPER must initiate or
complete development of the Project within any period of time set by CITY. It is the
intention of this provision that DEVELOPER be able to develop the Property in
accordance with its own time schedules and the Project Approvals.
SubparaQraph 5.3.4 -- FinancinQ Plan
DEVELOPER will install all improvements necessary for the Project at its own
cost (subject to credits for any improvements that qualify for credits as provided in
Subparagraph 5.3.6 below), unless otherwise required by this Agreement.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196,2
Page 2 of 5
January 17,2006
() . I
(f) 7 06 / Lr "f
Other infrastructure necessary to provide sewer, potable water, and recycled
water services to the Project will be made available by the Dublin San Ramon Services
District. The present owner of the Property, the Alameda County Surplus Property
Authority, has entered into an "Area Wide Facilities Agreement" with the Dublin San
Ramon Services District to pay for the cost of extending such services to the Project.
Such services shall be provided as set forth in Subparagraph 5.3.2(a)(ii) and (iii) above.
Subparagraph 5.3.5 -- Fees, Dedications
Subsection a. Traffic Impact Fees.
Developer shall pay the Eastern Dublin Traffic Impact Fee ("TIF") established
by Resolution No. 111-04, including any future amendments to such fee. Developer will
pay such fees no later than the time of issuance of building permits and in the amount of
the impact fee in effect at time of building permit issuance.
Developer further agrees that it will pay eleven percent (11 %) of the "Section
1/Category 1" portion of the TIF in cash.
Developer also agrees that it will pay twenty-five percent 25% of the "Section
2/Category 2" portion of the TIF in cash. If City amends its TIF fee and as a result the
City's outstanding balance due on loans is less than 25% of total Section 2/Category 2
improvements, the Developer shall pay such reduced percentage of the "Section
2/Category 2" portion of the TIF in cash.
Subsection b. Traffic Impact Fee to Reimburse Pleasanton for Freewav
InterchanQes.
DEVELOPER shall pay a Eastern Dublin 1-580 Interchange Fee in the
amounts and at the times set forth in City of Dublin Resolution No. 155-98, or in the
amounts and at the times set forth in any resolution revising the amount of the Eastern
Dublin 1-580 Interchange Fee.
Subsection c.
Public Facilities Fees.
DEVELOPER shall pay a Public Facilities Fee established by City of
Dublin Resolution No. 214-02, including any future amendments to such fee.
DEVELOPER will pay such fees no later than the time of issuance of building permits
and in the then-current amount of the fee.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196,2
Page 3 of 5
January 17, 2006
7'0 (), / (y ~
o
Subsection d. Noise Mitiaation Fee.
DEVELOPER shall pay a Noise Mitigation Fee established by City of
Dublin Resolution No. 33-96, including any future amendments to such fee.
DEVELOPER will pay such fees no later than the time of issuance of building permits
and in the amount of the fee in effect at time of building permit issuance.
Subsection e. School Impact Fees.
School impact fees shall be paid by DEVELOPER in accordance with
Government Code section 53080 and the existing agreement between DEVELOPER's
predecessor in interest and the Dublin Unified School District.
Subsection f.
Fire Impact Fees.
DEVELOPER shall pay a fire facilities fee established by City of Dublin
Resolution No. 12-03 including any future amendments to such fee. DEVELOPER will
pay such fees no later than the time of issuance of building permits and in the amount of
the fee in effect at time of building permit issuance.
Subsection a. Tri-Vallev Transportation Development Fee.
DEVELOPER shall pay the Tri-Valley Transportation Development Fee in
the amount and at the times set forth in City of Dublin Resolution No. 89-98 or any
subsequent resolution which revises such fee. DEVELOPER will pay such fees no later
than the time of issuance of building permits and in the amount of the impact fee in
effect at time of building permit issuance.
SubparaQraph 5.3.6 -- Credit
Subsection a. Traffic Impact Fee Improvements Credit
CITY shall provide a credit to DEVELOPER for those improvements
described in the resolution establishing the Eastern Dublin Traffic Impact Fee if such
improvements are constructed by the DEVELOPER in their ultimate location pursuant
this Agreement. All aspects of credits shall be governed by CITY's then-current
Administrative Guidelines regarding credits.
Subsection b. Traffic Impact Fee RiQht-of-Wav Dedications Credit
CITY shall provide a credit to DEVELOPER for any TIF area right-of-way
dedicated by DEVELOPER to CITY which is required for improvements which are
described in the resolution establishing the Eastern Dublin Traffic Impact Fee. All
aspects of credits shall be governed by CITY's then-current Administrative Guidelines
regarding credits.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196,2
Page 4 of 5
January 17, 2006
I I oD lLo !~i
SubparaClraph 5.3.7 -- Miscellaneous
Subsection a.
Maintenance of Street LiClhtinQ
COUNTY has asked CITY to form an assessment district pursuant to the
Lighting and Landscaping Act of 1972 to pay for street lighting in order to satisfy the
obligation of future developers to pay for street lighting in the Dublin Transit Center
Property. In addition, COUNTY agreed in the Master Development Agreement to
record a Declaration of Covenants, Conditions and Restrictions or a similar document
("CC&Rs") that covers the Dublin Transit Center Property, whereby COUNTY, on behalf
of itself and its successors (including DEVELOPER), has covenanted to pay a "Deed
Assessment" to CITY for maintenance of street lighting and street light maintenance in
the event that the assessment for street light costs and maintenance is not levied
against the Dublin Transit Center Property, or any portion of it, in any year.
DEVELOPER acknowledges that the City intends to form (or annex the Property to) a
landscaping and lighting district and impose an assessment on the Property for such
purposes. DEVELOPER hereby waives its right to protest the formation of or the
Property's annexation to the district and the imposition of the annual assessment. In
addition, DEVELOPER hereby covenants to pay a Deed Assessment, pursuant to the
terms of CC&Rs.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196,2
Page 5 of 5
January 17, 2006
RESOLUTION NO. 05-67
'2~6/W~.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF STAGE 2 PLANNED DEVELOPMENT
ZONING FOR DUBLIN TRANSIT CENTER SITE E-1 (METROPOLITAN AT DUBLIN
STATION) LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND
IRON HORSE PARKWAY (APN 986-0001-013-02)
P A 05-042
WHEREAS, the Applicant, D.R. Horton Inc., has requested approval of Stage 2 Planned
Development Zoning for PA 05-042, Dublin Transit Center Site E-l, for the construction of a 300-unit
condominium complex with :!::15,000 square feet of retail on approximately :!::4.1 acres ofland, located on
Site E-I of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southeast corner of
Dublin Boulevard and Iron Horse Parkway; and
WHEREAS, the Applicant has submitted a complete application for Stage 2 Planned
Development Zoning for the construction of a 300-unit condominium complex with 2:15,000 square feet
of retail which is available and on file in the Planning Division; and
WHEREAS, the Applicant has submitted project plans in conjunction with the requested
entitlement prepared by Togawa and Smith Architects, Inc. received by the Planning Division on
November 21,2005 and a Stage 2 Development Plan; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, pursuant to the California Environmental Quality Act, Staff has recommended that
the project be found exempt from CEQA pursuant to Government Code section 65457 for residential
projects that are consistent with a specific plan. The Project is within the scope of the Final
Environmental Impact Report (EIR) for the Dublin Transit Center General Plan Amendment, Eastern
Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02
dated November 19, 2002. This recommendation is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, a Public Hearing was scheduled before the Planning Commission on December 13,
2005; and
WHEREAS, proper notice of said Public Hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted to the Planning Commission describing the project and
outlining the issues surrounding the request; and
ATTACHMENT Y-
7375b I LeY
WHEREAS, the Planning Commission did hold a public hearing on said project application on
December 13, 2005; and
WHEREAS, the Planning Commission did use its independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said Stage 2 Planned
Development Zoning:
A. The proposed amendment will be harmonious and compatible with existing and potential
development in surrounding areas because: I) the proposed development is consistent with the
approved development for this property as approved under the Stage 1 Planned Development
Zoning; 2) the proposed project is compatible with the surrounding area which is comprised of
residential and commercial development; 3) the mixed-use development will be compatible with
the approved adjacent Avalon Bay development because the development consists of apartment
units and retail; 4) as designed, the architecture of the building including roof forms, colors and
materials is compatible with the roof forms, colors and materials of the existing and approved
buildings in the vicinity; 5) as shown on the Landscape Plans, the proposed landscaping is
compatible with the existing and approved landscaping in the area including landscaping along
Dublin Boulevard and street trees which conform to the requirements of the Dublin Transit Center
Plan.
B. The subject site is physically suitable for the type and intensity of the zoning district being
proposed because: I) the Stage 1 Planned Development Zoning identified this property as having
the potential to be developed with office, housing and/or retail and the proposed project will have
a mix of retail and residential units which will conform to the approved land use for the property;
2) the proposed development will result in a density of 73.1 dwelling units per acre which is
compatible with densities in the surrounding neighborhood; 3) the proposed density and height of
the buildings (five and seven stories) will be compatible with the height of buildings in the
surrounding area and will be compatible with the site which is located near the Dublin/Pleasanton
BART station and a higher density is warranted to encourage use of the station and to take
advantage of the close proximity to the public transit center; and 4) the proposed lot coverage of
84% is compatible with the approved and future Dublin Transit Center developments.
C. The proposed amendment will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety, and welfare because: 1) the
proposed project will result in a mixed-use development with condominium units and ground floor
retail and is compatible with existing and future development in the area as identified in the
Dublin Transit Center Plan; 2) the site layout and design of the proposed buildings (project site) is
compatible with the site layout and design of buildings in the neighborhood; and 3) as conditioned,
the buildings will be operated in such a manner as to reduce impacts on the surrounding
neighborhood.
D. The proposed amendment is consistent with the Dublin General Plan, Eastern Dublin Specific Plan
and the Stage 1 Planned Development Zoning (Dublin Transit Center Plan) because: I) the
proposed 300 condominium units and 15,000 sq. ft. of ground floor retail are compatible with the
2
7Y (yo i LJ
approved uses for the site; 2) the overall design of the project is consistent with the design
requirements discussed in the Dublin Transit Center Plan; 3) the proposed project is consistent
with the Eastern Dublin Specific Plan because the Plan states that the Transit Center area should
have a mix of uses and should have a pedestrian friendly environment which the proposed project
achieve through a mix of retail and residential uses and through the design of the building, site
layout and landscaping which together promote the use of the street and create a more pedestrian
friendly environment; 4) the proposed project includes ground floor retail along Iron Horse
Parkway and Martinelli Way to serve the residents and employees in the area which is consistent
with the goals of the Eastern Dublin Specific Plan which encourages retail on Iron Horse Parkway
to add vitality to the street and to serve the needs of residents and employees in the neighborhood;
5) the proposed development is compatible with the General Plan Land Use designation of Mixed-
Use which allows for a combination of high density residential and retail uses which the
development will achieve; 6) the proposed project is compatible with the General Plan
Implementing Policy 2.1.1.B which encourages high density residential projects where higher
density is compatible with the surrounding uses and the density of the project is compatible with
surrounding developments and a higher density in this case is warranted due to the location of the
BART station which is less than one quarter of a mile from the property; and 7) the proposed
project meets the intent of the Dublin General Plan which discourages projects which do not relate
well to the surrounding developments and the proposed project is compatible with the
neighborhood which includes office, high density residential and retail uses including mixed-use
developments which are located across the street from and adjacent to (future) the property.
E. The proposed Planned Development Zoning District meets the purpose and intent of Chapter 8.32
Planned Development Zoning District of the Dublin Zoning Ordinance because: 1) the project is
consistent with Section 8.32.010.B of the Dublin Zoning Ordinance because the property has a mix
of retail and residential uses; 2) as discussed above, the proposed project is compatible with the
Dublin Transit Center Plan and the General Plan as required by Section 8.32.010.C of the Dublin
Zoning Ordinance; 3) the site layout, architecture and landscaping is well designed in and of itself
and with respect to the surrounding neighborhood which meets the requirements of Section
8.32.010.D and 8.32.010.F; and 4) the proposed development will be attractively designed and has
architectural elements that are consistent with architectural elements found on buildings in the
neighborhood and will also have a unique design which will promote visual interest on the street
as required by Section 8.32.010.H.
F. Development under the Planned District Development Plan will be harmonious and compatible
with existing and future development in the surrounding area because: 1) the proposed project is a
mix of resident and employee serving retail and high density residential which is compatible with
the approved developments in the area which have high density residential and retail uses; 2) the
approved uses for the property as listed in the Stage 2 Development Plan are compatible with the
approved uses in the vicinity and the approved uses listed in the Stage 1 Planning Development
Zoning; 3) the proposed project is compatible with anticipated future developments in the area as
identified in the Stage I Planned Development Zoning; 4) the proposed shared parking credit of
25% to share retail and residential parking stalls in the parking garage is compatible with the area
because the shared parking credit has been determined to be warranted in the November 9, 2005
Focused Parking Analysis; 5) future retail uses will be limited based on the available number of
parking stalls located in the parking garage; 6) based on parking concerns, eating and drinking
establishments, as conditioned, will be limited to no more than 6,000 sq. ft.; 7) as conditioned
future retail establishments will be reviewed with respect to the number of available off-street
3
75" i5r.. Jlo ~
G.I
parking stalls and parking requirements as established by Chapter 8.621, Off-Street Parking and
Loading Regulations, of the Dublin Zoning Ordinance; 8) the shared parking credit is warranted
based on the anticipated time of use of the stalls by guests or retail users and due to the 26 parking
stalls located on Iron Horse Parkway and Campus Drive which will be available for short term
parking (two hours maximum) for guests, retail users and residents; 9) the design of the building
which includes Mediterranean and modern design features will be compatible with developments
in the neighborhood which have a Mediterranean or modern design or a mix of the two elements;
10) the architecture of the building includes tower elements, stucco and stone materials, earth tone
colors, window design, roof pitch, extensive use of glass in the retail portion of the property are
compatible with common architectural elements found in the area; and II) the project includes
many pedestrian friendly elements which include attractive paving, ground floor retail, street trees,
awnings and units with street access which is compatible with the proposed design of the area, as
discussed in the Dublin Transit Center Plan, and is compatible with the design of the approved
developments in the area.
BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the
City Council approve the Stage 2 Planned Development Zoning in substantially the form attached as
Exhibit A for P A 05-042 Dublin Transit Center Site E-l (Metropolitan at Dublin Station).
PASSED, APPROVED AND ADOPTED this 13th day of December 2005.
AYES:
Chair Schaub and Commissioners Biddle, Fasulkey, Wehrenberg
NOES:
Commissioner King
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2005\05-042 Transit Center Sile E-I\PC - Resos and Report\PC Reso PD to CC Site E-I,DOC
4
7re 06 /co L/
Stage 2 Development Plan
Stage 2 Planning Development Zoning District (PA 05-042)
Dublin Transit Center Site E-1
Metropolitan at Dublin Station
(Portion of APN 986-0001-013-02)
This is a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development
Zoning District, of the Dublin Zoning Ordinance for Dublin Transit Center Site E-1,
located at the southeast corner of Dublin Boulevard and Iron Horse Parkway. This
Development Plan meets all of the requirements for Stage 2 Planned Development review
of the project.
This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits
prepared by Togawa and Smith Architects, Inc., received by the Planning Division on November
21, 2005, and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the
Planning Division on November 21,2005, referred to as Project Plans labeled as Attachment 6 to
the January 17, 2005 City Council Agenda Statement, stamped approved and on file in the
Planning Department. The Planned Development District allows the flexibility needed to
encourage innovative development while ensuring that the goals, policies and action programs of
the General Plan, Eastern Dublin Specific Plan, Stage 1 Planned Development Zoning (Dublin
Transit Center Plan) and provisions of Section 8.32, Planning Development Zoning District of
the Zoning Ordinance are satisfied.
The Stage 2 Planned Development Zoning District Development Plan meets the requirements of
Section 8.32.040.B of the Zoning Ordinance and consists of the following:
1. Zoning
2. Permitted Uses
3. Conditional Uses
4. Temporary Uses
5. Accessory Uses
6. Dublin Zoning Ordinance - Applicable Requirements
7. Density & Affordability
8. Development Regulations
9. Parking/Garage and Loading
10. Site Plan and Architecture
11. Preliminary Landscape Plan
12. Compliance with Stage 2 Planned Development Plans
Stage 2 Planned Development Zoning District Development Plan
1. Zoning
PD, Planned Development Zoning District. The Dublin Transit Center Plan states that the
land use for this property is Campus Office which allows office (up to 300,000 sq. ft.), high-
density residential (with up to 300 dwelling units) and ancillary commercial (up to a
maximum of 15,000 sq. ft.).
EXHIBIT A
PD. Planned Developmenl Zoning Districl
PA 05-042 Dublin Transit Cenler Site E-]
7 7" "'" i I ! (' L./
(.)0 I\...
2. Permitted Uses
Permitted uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and as shown as follows. Due
to the number of available parking spaces on-site, the allowable uses for the site are limited
(see Section 9, Parking, for more information). The approved uses for Metropolitan at Dublin
Station are as follows:
Multi-Familv Uses
Accessory Structures and Uses (See below)
Community Care Facility/Small
Home Occupations (per Chapter 8.64 of the Dublin Zoning Ordinance)
Multi-Family Dwelling
Parking Garage
Private Recreation Facility (for homeowner's association and/or tenant's use)
Small Family Daycare/Home
Eating, Drinking and Entertainment Establishments including, but not limited to:*
Bagel Shop
Cafe
Coffee House
Delicatessen
Ice CrearnlY ogurt
Micro-Brewery
Outdoor Seating
Rental/Management Office
Restaurant (serving alcohol permitted, full service, sit-down and convenience
permitted, drive-thru's are not permitetd)
Local-Serving Retail Uses including, but not limited to:
Art Gallery/Supply Store
Auto Parts
Bakery
Bicycle Shop
Book Store
Clothing Store
Computers/Electronic Equipment
DiscountlWarehouse Store
Drug Store
Florist/Plant Shop
Formal Wear Sales/Rental Shop
Furniture Store
General Merchandise Store
Gift Shop
Hardware Hobby Shop
Home Appliances
Jewelry Store
Liquor Store
2
PD. Planned Developmenl Zoning District
PA 05-042 Dublin Transil Center Site E-I
7f);y, f(~ll
o '-0 'c 1
Music Store
Local-Serving Retail Uses including, but not limited to (continued):
Newspapers and Magazines
Paint, Glass and Wallpaper Store
Parking Lot/Garage - Commercial
Party Supplies
Pet Store and Supplies
Photographic Supply Store
Picture Framing Shop
Shoe Store
Specialty Food Store/Grocery/Supermarket - including meat, fish, wine, candy, health
food, etc.
Specialty Goods - including cooking supplies, housewares, linen, window coverings,
china/glassware, etc.
Sporting Goods
Stationary/Office Supplies
Toy Store
Variety Store
Video Store
Local Serving Service Uses including, but not limited to:
Automatic Teller Machines (A TM)
Bank, Savings and Loan, and other financial institutions
Barber/Beauty Shop/Nail Salon
Copying and Printing
Dry Cleaner (no plant on premises)
Laundromat
Locksmith
Medical Clinic**
Photographic Studio
Professional Offices, including: accounting, architectural, dental, engineering, legal,
medical, optometry, etc.
Photographic Studio
Real Estateffitle Office
Shoe Repair
Tailor
Technology Access Center
Travel Agency
Watch and Clock Repair
*
Eating and Drinking Establishments (including convenience, full service and sit down)
are limited to a maximum of 6,000 sq. ft. unless the applicant prepares a Parking Study
which exhibits that additional Eating and Drinking Establishments may be added above
the 6,000 sq. ft. limit subject to the review and approval of the Community Development
Director.
** These facilities/uses are limited based on available parking
3
PD, Planned Developmenl Zoning Districl
PA 05-042 Dublin Transil Center Site E-I
7C! ()2> /Lr \-1
3. Conditional Uses
Conditional uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and are as follows:
Conditional Uses (the followinf]: would need to be approved by the Planning Commission):
Bar
Community Care Facility/Large
Day Care Center**
Hospital/Medical Center
Nightclub
Religious Facility**
School/Private**
* Eating and Drinking Establishments (including convenience, full service and sit down)
are limited to a maximum of 6,000 sq. ft.
** These facilities/uses are limited based on available parking
4. Temporary Uses
Temporary uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and are as follows:
Temporary Uses:
Sales Office/Model Home Complex/Rental Office
Temporary Construction Trailer
5. Accessory Uses
Accessory uses shall be as adopted by Ordinance 21-02, the Dublin Transit Center Stage 1
Planned Development Zoning Development Plan (PA 00-013) and the Dublin Zoning
Ordinance.
6. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of this PD, Planned Development Zoning
District Development Plan, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD, Planned
Development Zoning District Development Plan.
7. Density
Site Area:
Density:
Number of Units:
Unit Types:
:t4.1 acres (net)
73.1 dwelling units per acre (net)
300 dwelling units
One Bedroom:
18 units
4
PO, Planned Development Zoning District
PA 05-042 Dublin Transit Center Site E-I
Two Bedroom:
Three Bedroom:
'6' 1) -,.,--. I i ,-, ',--I
'''I... '...,v
-:)
236 units
46 units
1 Bedroom Flat + Mezzanine
1 Bedroom Flat + Stoo
2 Bedroom Flat
2 Bedroom Flat + Mezzanine
2 Bedroom Flat + Stoop
2 Bedroom Town House
3 Bedroom Flat
3 Bedroom Flat + Mezzanine
Total:
8. Development Regulations
15
3
182
13
11
30
40
6
300
1,048 S . Ft.
800 S . Ft.
1,048 - 1,594 Sq. Ft.
1,170 - 1,196 S . Ft.
1,048 - 1,594 Sq. Ft.
1,391 S . Ft.
1,317 -1,378 S . Ft.
1,432 - 1,534 s . ft.
1
1
2
2
2
2
2
2
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning District are subject to the requirements of the R-M and comparable
Commercial Zoning Districts.
:t4.1 acres (net)
Lot Dimensions:
Lot Width:
Lot De th:
Setbacks:
289'9" feet
602'5" feet
10 feet (varies)
o feet (none re uired)
16 feet
o feet (none re uired)
along Dublin Boulevard
alon Iron Horse Parkway
along Dublin Boulevard
alon Iron Horse Parkwa
alon Martinelli Wa
alon Cam us Drive
Hei ht Limits:
Residential/Commercial 7 stories
Structures 65 feet Alon Martinelli Wa
Re uired Parkin :*
Residential 450
Guest Parkin 66
Retail 30
Eating and Drinking 60 spaces
Establishment
Total Parkin re uired 606 s aces
Lot Covera e: 84%
*Refer to the section below for discussion on parking requirements.
5
PD, Planned Development Zoning District
P A 05-042 Dublin Transit Center Site E-I
~ I BbJLcL1
9. Parking/Garage and Loading
A total of 734 parking stalls, either in the parking structure or on the street will be provided
with the project. The number of residential parking stalls provided will exceed the
requirement for the site by 128 (the Dublin Transit Center Plan requires 1.5 parking stalls for
each dwelling unit), however, these stalls will be provided for residents of the
condominiums. A total of 708 parking stalls will be provided in the parking garage. The
parking garage can be accessed from Iron Horse Parkway and Campus Drive. Parking for
residents will be located behind a gate which will require a remote to open.
Retail parking is located on the south side of the garage. A total of 95 parking stalls and 22
guest parking stalls are located in this area. This portion of the parking garage may be
accessed from Iron Horse Parkway and Campus Drive. Two pedestrian pathways are also
included in the project which provide pedestrian access from Iron Horse Parkway and
Martinelli Way. A total of 26 parking stalls will be provided on Iron Horse Parkway and
Campus Drive which can be used for short term guest, resident or retail parking. Parking
along these streets are limited to a maximum of two hours. Signage will be posted which
alerts motorists of the parking limits. Loading for large trucks will be provided along
Martinelli Way.
The Dublin Transit Center Plan required 1.5 parking spaces per dwelling unit and did not
discuss whether or not guest parking was included in that figure. Parking studies were later
conducted which recommended that guest parking equal 15% of the total required number of
parking stalls in the Transit Center. A total of 44 guest parking stalls will be provided which
is a deficit of 22 stalls over what is required (66). The Applicant has requested a 25% shared
parking credit which would allow the Applicant to combine retail and guest parking on the
south side of the parking garage (which will result in a deficit of 22 parking stalls). Based on
recommendations from a parking analysis conducted for the project (see Omni-Means
Focused Parking Analysis dated November 9, 2005), the provided parking will meet retail
and guest parking demands for the property as long as the parking stalls along Iron Horse
Parkway and Campus Drive are reserved for short term parking.
Based on the parking provided, retail uses will be limited based on the availability of
parking, Retail parking requirements are located in Chapter 8.76, Off-Street Parking and
Loading Regulations of the Dublin Zoning Ordinance. Parking requirements for Metropolitan
at Dublin Station are as follows:
6
PO, Planned Development Zoning District
P A 05-042 Dublin Transil Center Site E-I
-2, 2.. 06 I Lr L/
I Medical Office (Health Services/Clinics)
11 per 150 sq. ft.
Based on available retail parking, Eating and Drinking Establishments are limited to no more
than 6,000 sq. ft. Outdoor seating may be provided based on the number of available parking
spaces. The table below illustrates the maximum floor area allowed per use and the number
of parking stalls provided.
Eating and 60 60
Establishments
Retail 9,000 s . ft. 30* 30
*Assumes General Retail use which requires 1 parking stall per 300 sq. ft. offloor area. The
actual number of required parking stalls varies as shown on the table on the previous page.
Parking/Garage and Loading shall be provided in accordance with the Chapter 8.76, Off-
Street Parking Regulations, of the Dublin Zoning Ordinance, except as stated herein and as
shown otherwise on the plans and exhibits prepared by Togawa and Smith, Architects, Inc.,
received by the Planning Division on November 21,2005, and Landscape Plans prepared by
The Guzzardo Partnership Inc., received by the Planning Division on November 21, 2005,
referred to as Project Plans labeled Exhibit _ to the January 13,2006 City Council Staff
Report, stamped approved and on file in the Planning Department.
10. Site Plan and Architecture
This Development Plan applies to approximately :t4.1 net acres on the southeast corner of
Dublin Boulevard and Iron Horse Parkway. The property is located between Iron Horse
Parkway and Campus Drive on the West and East sides of the property and Dublin
Boulevard and Martinelli Way on the North and South sides of the property. Residential and
retail units will be located on site. The following is a synopsis of the proposed project:
Residential: A total of 300 units would be constructed in two buildings. The overall
architectural style of the project is Mediterranean with modern influences.
Building Number 1 will be constructed along Martinelli Way, Iron Horse Parkway and
Campus Drive and will have a total of 145 dwelling units plus ground floor retail. This
building is 65' in height above grade and has six floors of residential units above ground
floor retail (along Martinelli Way and Iron Horse Parkway) for a total of 7 stories. On the
Campus Drive elevation, there are seven floors of residential units.
Building Number 2 will front Dublin Boulevard, Iron Horse Parkway and Campus Drive.
This building will have 155 dwelling units and is 50' in height above grade. The building
will be five stories of residential units (the ground floor along Dublin Boulevard will be
parking).
Balconies are located on each of the elevations in the project. Access from ground floor
units to the street has been provided on Campus Drive and Iron Horse Parkway to
promote use of the surrounding streets.
Each of the two buildings are centered around a courtyard which features attractive
plantings and walkways. Courtyard A has a pool and spa and Courtyard B has a spa
7
PD. Planned Development Zoning District
PA 05-042 Dnblin Transit Center Sile E-I
<23 DblLd--1
which can be used by all residents. Both courtyards will connect for easy access to each
side of the property.
A recreation room and exercise room for use by all residents is located on the ground
floor in the parking garage. The areas may be accessed via the elevators or stairs.
Ancillarv Commercial: Approximately 15,000 square feet of ancillary, neighborhood-
serving commercial uses are allowed for development at the ground level along Iron
Horse Parkway and Martinelli Way. Retail has been provided In Building Number 1 and
includes 9,000 sq. ft. of general retail uses and 6,000 sq. ft. of eating and drinking
establishments. Residents will have access to the retail via the elevators which are
located throughout the parking structure and via the street. Two pedestrian paths are also
located through the retail areas along Iron Horse Parkway and Martinelli Way which
provide access to the sidewalk along these streets. The retail area includes signage and
awnings which promote visual interest along the street.
Parking Structure: The parking structure is located underneath the buildings and in the
center of the buildings. The lower parking level will be a subterranean level. The ground
floor level will be located beneath the courtyards and will only be visible along Dublin
Boulevard. Resident parking is located on both levels while retail and guest parking is
located on the ground floor. Access to the parking structure is located off of Campus
Drive and Iron Horse Parkway.
The site layout and architectural design of this project will be consistent with the urban
lifestyle and character of mixed uses planned for the Dublin Transit Center. The detailing of
the retail storefronts, townhouse stoops, and urban landscape will enhance the pedestrian
scale of this area.
The architecture of the buildings is in the "Mediterranean" style with modern influences
which can be seen in some of the details on the buildings. Each building will have its own
architectural style to promote uniqueness and architectural diversity on the site. While the
buildings are not exact replicas of each other, certain architectural elements are replicated on
each of the building. Details including roof forms, colors, materials, form, massing, balcony
design and window design are similar on each of the buildings. While there are differences in
the two designs, the overall designs compliment each other. The two different building
designs will promote visual interest along the street and through out the project.
See attached plans and building elevations prepared by Togawa and Smith Architects, Inc.
labeled Exhibit A received by the Planning Division on November 21, 2005, and Landscape
Plans prepared by The Guzzardo Partnership Inc., received by the Planning Division on
November 21, 2005, referred to as Project Plans labeled Exhibit A to the January 13, 2006
City Council Staff Report, stamped approved and on file in the Planning Department. Any
modifications to the project shall be substantially consistent with these plans and of equal or
superior materials and design quality.
11. Preliminary Landscape Plan
The landscape plan reinforces the urban design intent by creating a pedestrian oriented
perimeter with generous sidewalks, street tree planting, and enhanced paving patterns at key
elements. On the comer of Dublin Boulevard and Iron Horse Parkway, the corner has been
designed to include an opportunity for public art with attractive landscape materials.
8
PO, Planned Oevelopmenl Zoning Oistricl
PA 05-042 Onblin Transil Center Site E-I
BI-+ 0 I LC"'\
In order to soften the height of the building and promote visual interest along the street, large
shrubs, trees and colorful plants will be provided. These plants include redwood trees,
camellias, India Hawthorn, ferns and other materials. The variety of plant materials will also
screen the ground floor of the building (where parking is visible). See the Section on Sheet
L4 of the project plans to see a sketch of the proposed landscaping along Dublin Boulevard.
A double row of trees will be located on all streets which will conform to the requirements of
the Dublin Transit Center Plan.
Accent planting will be located at the entrance to the parking garage off of Iron Horse
Parkway. The planting will include small plants as well as accent trees in addition to the
accent paving.
The courtyard will also feature attractive plant materials. The materials will be a mix trees,
shrubs, accent shrubs and groundcover.
See plans (Sheets L-l through L-5) prepared by The Guzzardo Partnership Inc., received by
the Planning Division on November 21, 2005, referred to as Project Plans labeled Exhibit A
to the January 13, 2006 City Council Staff Report, stamped approved and on file in the
Planning Department.
12. Compliance with Stage 2 Planned Development Plans
The project shall substantially comply with the project plans and exhibits prepared by
Togawa and Smith Architects Inc, received by the Planning Division on November 21,2005,
and Landscape Plans prepared by The Guzzardo Partnership Inc., received by the Planning
Division on November 21,2005, referred to as Project Plans labeled Exhibit A to the January
13, 2006 City Council Staff Report, stamped approved and on file in the Planning
Department. Such project plans are incorporated by reference. Any modifications to the
project shall be substantially consistent with these plans and of equal or superior materials
and design quality.
9
RESOLUTION NO. 05-69
f65cSblCcY
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
REFERRING DECISION MAKING AUTHORITY AND RECOMMENDING CITY COUNCIL
APPROVAL OF SITE DEVELOPMENT REVIEW FOR
DUBLIN TRANSIT CENTER SITE E-l (METROPOLITAN AT DUBLIN STATION)
LOCATED AT THE SOUTHEAST CORNER OF DUBLIN BOULEVARD AND IRON HORSE
PARKWAY (APN 986-0001-013-02)
PA 05-042
WHEREAS, the Applicant, D.R. Horton, Inc., has requested approval of Site Development Review for P A
05-042, Dublin Transit Center Site E-I, for the construction of a 300-unit condominium complex with
::+::15,000square feet of retail on approximately ::+::4.1 acres of land, located on a portion of Site E of the Dublin
Transit Center, within the Eastern Dublin Specific Plan, at the southeast comer of Dublin Boulevard and Iron
Horse Parkway; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review for the
construction of a 300-unit condominium complex, ::+::15,000 square feet of ground floor retail, parking, common
areas and related improvements which is available and on file in the Planning Division; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement prepared by Togawa
and Smith Architects, Inc. received by the Planning Division on November 21, 2005; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that the
project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are
consistent with a specific plan. The Project is within the scope of the Final Environmental Impact Report (EIR) for
the Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage I Planned
Development Zoning, Tentative Parcel Map, and Development Agre=ent (SCH 2001120395) which was certified
by City Council Resolution No. 215-02 dated November 19, 2002. This recommendation is based on a
determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the City of Dublin Zoning Ordinance, Chapter 8.96.020.C.3 allows the Planning Commission
to transfer hearing jurisdiction to the City Council at its discretion because of policy implications, unique or
unusual circumstances, or the magnitude of the project; and
WHEREAS, the Planning Commission is referring the approval, conditional approval, or denial of
application P A 05-042, related amendments, and time extensions of permits to the City Council; and
and
WHEREAS, the Planning Commission is also recommending City Council approval of said application;
WHEREAS, the Planning Commission did hold a Public Hearing on said project application on December
13, 2005; and
WHEREAS, proper notice of said Public Hearing was given in all respects as required by law; and
ATTACHMENT 5
~lo OOILoY
WHEREAS, a Staff Report was submitted to the Planning Commission recommending that the project be
referred to the City Council for approval; and
WHEREAS, the draft City Council Resolution approving the Site E-l project is attached as Exhibit A; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby
transfer the original hearing jurisdiction for Dublin Transit Center Site E-1, Metropolitan at Dublin Station Site
Development Review to the City Council pursuant to Chapter 8.96.020.C.3 of the Zoning Ordinance and also
recommends City Council approval of said project.
PASSED, APPROVED AND ADOPTED this 13lh day of December 2005.
AYES:
Chair Schaub and Commissioners Biddle, Fasulkey, Wehrenberg
NOES:
Commissioner King
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2005\05-042 Transit Center Site E-IIPC - Resos and ReportlPC Reso Refer SDR 10 CC Site E-I.DOC
2
RESOLUTION NO. 05-70
3,.1 75'} 11.0 L(
c 0
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A DEVELOPMENT AGREEMENT
FOR DUBLIN TRANSIT CENTER SITE E-1 (METROPOLIT AN AT DUBLIN STATION)
APN 986-0001-013-02
PA 05-042
WHEREAS, D.R. Horton, Inc. has requested approval of a Development Agreement for Dublin
Transit Center Site E-I, Metropolitan at Dublin Station, located the southeast corner of Dublin Boulevard
and Iron Horse Parkway; and
WHEREAS, Development Agreements are required as an implementing measure of the Eastern
Dublin Specific Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), Staff has
recommended that the project be found exempt from CEQA pursuant to Government Code section 65457
for residential projects that are consistent with a specific plan. The Project is within the scope of the Final
Environmental Impact Report (EIR) for the Dublin Transit Center General Plan Amendment, Eastern
Dublin Specific Plan Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Council Resolution No. 215-02
dated November 19, 2002. This recommendation is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the text of the Draft Development Agreement is attached to this resolution as Exhibit
A; and
WHEREAS, the Planning Commission did hold a Public Hearing on said application on
December 13, 2005; and
WHEREAS, proper notice of said Public Hearing was given in all respects as required by law;
and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
recommend that the City Council approve the Development Agreement; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations and testimony hereinabove set forth;
NOW THEREFORE BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Development Agreement:
1. Said Agreement is consistent with the objectives, policies, general land uses and programs
specified in the Eastern Dublin Specific Plan/General Plan in that, a) the Eastern Dublin
Specific Plan/General Plan land use designation for the subject site is proposed to be
Planned Development and that the proposed Site E-l mixed-use development is consistent
with that designation; b) the project is consistent with the fiscal policies in relation to
provision of infrastructure and public services of the City's Eastern Dublin Specific
Plan/General Plan; c) the Agreement sets forth the rules the Developer and City will be
ATTA
6
~~ 00 IlP~
governed by during the development process which is required by the Eastern Dublin
Specific Plan and the Mitigation Monitoring Program of the Eastern Dublin Specific Plan.
2. Said Agreement is compatible with the uses authorized in, and the regulations prescribed
for, the land use district in which the real property is located in that the project approvals
include a Tentative Parcel Map, Planned Development Rezone, and Site Development
Review.
3. Said Agreement is in conformity with public convenience, general welfare, and good land
use practice in that the Site E-l mixed-use development will implement land use guidelines
set forth in the Eastern Dublin Specific Plan/General Plan, as proposed.
4. Said Agreement will not be detrimental to the health, safety and general welfare in that the
development will proceed in accordance with the Agreement and any Conditions of
Approval for the Project.
5. Said Agreement will not adversely affect the orderly development of the property or the
preservation of property values in that the development will be consistent with the City of
Dublin Eastern Dublin Specific Plan/General Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby recommend that the City Council approve the Development Agreement between
the City of Dublin and D.R. Horton, Inc.
PASSED, APPROVED AND ADOPTED this 13th day of December 2005.
AYES:
Chair Schaub and Commissioners Biddle, Fasulkey, Wehrenberg
NOES:
Commissioner King
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:IPA#12005105-042 Transit Center Site E-l\PC - Resos and ReportlPC Reso DA Site E-l.DOC
2
ego !50 J if; l~
RECORDING REQUESTED BY:
CITY OF DUBLIN
When Recorded Mail To:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
Space above this line for Recorder's use
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
WESTERN PACIFIC HOUSING, INC.
FOR THE DUBLIN TRANSIT CENTER SITE E-1 PROJECT
I EXHIBIT A
qD 0:0 IIJ;L\
THIS DEVELOPMENT AGREEMENT is made and entered in the City of Dublin
on this 17th day of January, 2006, by and between the CITY OF DUBLIN, a Municipal
Corporation (hereafter "CITY") and WESTERN PACIFIC HOUSING, Inc., a Delaware
corporation, doing business as D.R. HORTON (hereafter "DEVELOPER") pursuant to
the authority of SS 65864 et seq. of the California Government Code and Dublin
Municipal Code, Chapter 8.56. CITY and DEVELOPER are, from time-to-time,
individually referred to in this Agreement as a "Party," and are collectively referred to as
Parties.
RECITALS
A. California Government Code SS65864 et seq. ("Development Agreement
Statute") and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56")
authorize the CITY to enter into a Development Agreement for the development of real
property with any person having a legal or equitable interest in such property in order to
establish certain development rights in such property.
B. DEVELOPER desires to develop and holds an equitable interest in certain
real property known generally as ''Transit Center Site E-1" and consisting of
approximately 4.1 acres of land, located in the City of Dublin, County of Alameda, State
of California, which is more particularly described in Exhibit A attached hereto and
incorporated herein by this reference, and which real property is hereafter called the
"Property." The Alameda County Surplus Property Authority ("COUNTY") presently is
the fee owner of the Property.
C. The City Council adopted the Eastern Dublin Specific Plan by Resolution
No. 53-93 which Plan is applicable to the Property. The Eastern Dublin Specific Plan
requires DEVELOPER to enter into a development agreement.
D. The Property is within an approximately 91-acre master-planned area
("the Transit Center Property") that was the subject in 2002 of a General Plan
Amendment, a specific plan amendment to add the area to the Eastern Dublin Specific
Plan, and a master tentative map to create master parcels for development ("the Transit
Center Approvals").
E. In conjunction with the Transit Center Approvals, CITY and COUNTY
entered into a certain Master Development Agreement for the Dublin Transit Center,
dated May 6, 2003 ("the Master Development Agreement"). It sets forth certain
obligations of the property owner and subsequent purchasers of property within the
Transit Center Property, and those obligations include a requirement that each
individual project within the Transit Center Project enter into a development agreement
with the City.
F. Among other things, the Transit Center Approvals allow DEVELOPER to
propose development of up to 300 additional residential units on Transit Center Site E-1
although the Property is designated "Campus Office" under the Eastern Dublin Specific
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 1 of 15
January 17,2006
'~l ~//P L/
Plan (known as Site D-1 and E-1).
G. On October 4, 2005, the City Council approved an amendment to the
Master Development Agreement that sets forth the affordable housing obligations of the
Transit Center Project in the event that the 300 additional residential units are
constructed within the Transit Center.
H. Consistent with the terms of the Transit Center Approvals, DEVELOPER
proposes the development of the Property with 300 condominiums and approximately
15,000 square feet of ground floor retail (the "Project").
I. DEVELOPER has applied for, and CITY has approved or is processing,
various land use approvals in connection with the development of the Project, including,
without limitation, a Stage 2 Development Plan (Ord. No. ); Site Development
Review (City Council Resolution No. ); and a vesting tentative parcel map
(Planning Commission Resolution No. ). All such approvals collectively, together
with any approvals or permits now or hereafter issued with respect to the Project are
referred to as the "Project Approvals."
J. Development of the Property by DEVELOPER may be subject to certain
future discretionary approvals, which, if granted, shall automatically become part of the
Project Approvals as each such approval becomes effective.
K.
Project.
CITY desires the timely, efficient, orderly and proper development of the
L. The City Council has found that, among other things, this Development
Agreement is consistent with its General Plan and the Eastern Dublin Specific Plan and
has been reviewed and evaluated in accordance with the Development Agreement
Statute and Chapter 8.56.
M. CITY and DEVELOPER have reached agreement and desire to express
herein a Development Agreement that will facilitate development of the Project subject
to conditions set forth herein.
N. Pursuant to the California Environmental Quality Act (CEQA) the City
Council adopted Resolution No. 02-05 finding that the Project is within the scope of the
Program EIR prepared for the Dublin Transit Center Approvals, which was certified
pursuant to the California Environmental Quality Act (CEQA) (Resolution 215-02); and
O. On , 2006, the City Council of the City of Dublin adopted
Ordinance No. approving this Development Agreement ("the Approving
Ordinance"). The Approving Ordinance will take effect on ,20)) ("the
Approval Date").
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 2 of 15
January 17, 2006
qz CJo lLo~i
NOW, THEREFORE, with reference to the foregoing recitals and in
consideration of the mutual promises, obligations and covenants herein contained, CITY
and DEVELOPER agree as follows:
AGREEMENT
1. Description of Property.
The Property which is the subject of this Development Agreement is
described in Exhibit A attached hereto ("Property").
2. Interest of Developer.
The DEVELOPER has a legal or equitable interest in the Property.
3. Relationship of CITY and DEVELOPER.
It is understood that this Agreement is a contract that has been
negotiated and voluntarily entered into by CITY and DEVELOPER and that the
DEVELOPER is not an agent of CITY. The CITY and DEVELOPER hereby renounce
the existence of any form of joint venture or partnership between them, and agree that
nothing contained herein or in any document executed in connection herewith shall be
construed as making the CITY and DEVELOPER joint venturers or partners.
4. Effective Date and Term.
4.1 Effective Date. The effective date of this Agreement shall be
the date ("the Effective Date") upon which a grant deed conveying the Property from
COUNTY to DEVELOPER is recorded in the Official Records of Alameda County. This
Agreement shall automatically terminate without any further action of the Parties upon
the happening of either of the following:
(a) If a grant deed conveying the Property from COUNTY to
DEVELOPER is not recorded within 12 months of the Approval Date: or
(b) If the Purchase and Sale Agreement between the
COUNTY and DEVELOPER is terminated for any reason (and upon DEVELOPER's
providing satisfactory of evidence of such fact to CITY).
4.2 Term. The "Term" of this Development Agreement shall
commence on the Approval Date and extend five (5) years thereafter, unless said Term
is otherwise terminated or modified by circumstances set forth in this Agreement.
5. Use of the Property.
5.1 Rioht to Develop. DEVELOPER shall have the vested right
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 3 of 15
January 17, 2006
q~~I(LI
to develop the Project on the Property in accordance with the terms and conditions of
this Agreement, the Project Approvals (as and when issued), and any amendments to
any of them as shall, from time to time, be approved pursuant to this Agreement.
5.2 Permitted Uses. The permitted uses of the Property, the
density and intensity of use, the maximum height, bulk and size of proposed buildings,
provisions for reservation or dedication of land for public purposes and location and
maintenance of on-site and off-site improvements, location of public utilities (operated
by CITY) and other terms and conditions of development applicable to the Property,
shall be those set forth in this Agreement, the Project Approvals and any amendments
to this Agreement or the Project Approvals.
5.3 Additional Conditions. Provisions for the following
("Additional Conditions") are set forth in Exhibit B attached hereto and incorporated
herein by reference.
5.3.1 Subsequent Discretionary Approvals. Conditions,
terms, restrictions, and requirements for subsequent discretionary
actions. (These conditions do not affect DEVELOPER's responsibility
to obtain all other land use approvals required by the ordinances of
the City of Dublin and any permits required by regulatory agencies.)
See Exhibit B.
5.3.2 Mitiqation Conditions. Additional or modified
conditions agreed upon by the parties in order to eliminate or mitigate
adverse environmental impacts of the Project or otherwise relating to
development of the Project.
See Exhibit B
5.3.3 Phasinq, Timinq. Provisions that the Project be
constructed in specified phases, that construction shall commence
within a specified time, and that the Project or any phase thereof be
completed within a specified time.
See Exhibit B
5.3.4 Financinq Plan. Financial plans which identify
necessary capital improvements such as streets and utilities and
sources of funding.
See Exhibit B
5.3.5 Fees. Dedications. Terms relating to payment of
fees or dedication of property.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 4 of 15
January 17,2006
ut4 00 Iw'1
See Exhibit B
5.3.6 Reimbursement. Terms relating to subsequent
reimbursement over time for financing of necessary public facilities.
See Exhibit B
5.3.7 Miscellaneous. Miscellaneous terms.
See Exhibit B
6. Applicable Rules, Requlations and Official Policies.
6.1 Rules re Permitted Uses. For the term of this Agreement,
the City's ordinances, resolutions, rules, regulations and official policies governing the
permitted uses of the Property, governing density and intensity of use of the Property
and the maximum height, bulk and size of proposed buildings shall be those in force
and effect on the Approval Date.
6.2 Rules re DesiQn and Construction. Unless otherwise
expressly provided in Paragraph 5 of this Agreement or in Chapter 7.28 of the Dublin
Municipal Code, the ordinances, resolutions, rules, regulations and official policies
governing design, improvement and construction standards and specifications
applicable to Project construction (but not use) shall be those in force and effect at the
time the DEVELOPER submits its application for the relevant building, grading, or other
construction permits to CITY. In the event of a conflict between such ordinances,
resolutions, rules, regulations and official policies and the Project Approvals, the Project
Approvals shall prevail.
For construction of public infrastructure, the ordinances, resolutions, rules,
regulations and official policies governing design, improvement and construction
standards and specifications applicable to Project shall be those in force and effect at
the time of execution of an improvement agreement between CITY and DEVELOPER
pursuant to Chapter 9.16 of the Dublin Municipal Code.
6.3 Buildinq Standards Codes Applicable. Unless expressly
provided in Paragraph 5 of this Agreement or in Chapter 7.28 of the Dublin Municipal
Code, the Project shall be constructed in accordance with the provisions of the Building,
Mechanical, Plumbing, Electrical and Fire Codes and Title 24 of the California Code of
Regulations, relating to Building Standards, in effect at the time the DEVELOPER
submits its application for the relevant building, grading, or other construction permits
for the Project to CITY.
7. Subsequentlv Enacted Rules and ReQulations.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 5 of 15
January 17, 2006
Q500
\
!' I
1 i~::
7.1 New Rules and Requlations. During the term of this
Agreement, the CITY may apply new or modified ordinances, resolutions, rules,
regulations and official policies of the CITY to the Property which were not in force and
effect on the Approval Date and which are not in conflict with those applicable to the
Property as set forth in this Agreement and the Project Approvals if: (a) the application
of such new or modified ordinances, resolutions, rules, regulations or official policies
would not prevent, impose a substantial financial burden on, or materially delay
development of the Property as otherwise contemplated by the Project Approvals and
(b) if such ordinances, resolutions, rules, regulations or official policies have general
(City-wide) applicability.
7.2 Approval of Application. Nothing in this Agreement shall
prevent the CITY from denying or conditionally approving any subsequent land use
permit or authorization for the Project on the basis of such new or modified ordinances,
resolutions, rules, regulations and policies except that such subsequent actions shall be
subject to any conditions, terms, restrictions, and requirements expressly set forth
herein.
7.3 Moratorium Not Applicable. Notwithstanding anything to the
contrary contained herein, in the event an ordinance, resolution or other measure is
enacted, whether by action of CITY, by initiative, referendum, or otherwise, that
imposes a building moratorium which affects the Project on all or any part of the
Property, CITY agrees that such ordinance, resolution or other measure shall not apply
to the Project, the Property, this Agreement or the Project Approvals unless the building
moratorium is imposed as part of a declaration of a local emergency or state of
emergency as defined in Government Code S8558.
7.4 Riqhts Under Vestinq Tentative Map. Notwithstanding
anything to the contrary contained herein, this Agreement shall not supercede any rights
DEVELOPER may obtain pursuant to CITY's approval of the vesting tentative map for
the Project.
8. Subsequentlv Enacted or Revised Fees. Assessments and Taxes.
8.1 Fees, Exactions, Dedications. CITY and DEVELOPER
agree that the fees payable and exactions required in connection with the development
of the Project Approvals for purposes of mitigating environmental and other impacts of
the Project, providing infrastructure for the Project and complying with the Specific Plan
shall be those set forth in the Project Approvals and in this Agreement (including Exhibit
B). The CITY shall not impose or require payment of any other fees, dedications of
land, or construction of any public improvement or facilities, shall not increase or
accelerate existing fees, dedications of land or construction of public improvements, in
connection with any subsequent discretionary approval for the Property, except as set
forth in the Project Approvals and this Agreement (including Exhibit B, subparagraph
5.3.5).
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 6 of 15
January 17, 2006
qlcL Db 1LO~
8.2 Revised Application Fees. Any existing application,
processing and inspection fees that are revised during the term of this Agreement shall
apply to the Project provided that (1) such fees have general applicability; (2) the
application of such fees to the Property is prospective; and (3) the application of such
fees would not prevent development in accordance with this Agreement.
8.3 New Taxes. Any subsequently enacted city-wide taxes shall
apply to the Project provided that: (1) the application of such taxes to the Property is
prospective; and (2) the application of such taxes would not prevent development in
accordance with this Agreement.
8.4 Assessments. Nothing herein shall be construed to relieve
the Property from assessments levied against it by CITY pursuant to any statutory
procedure for the assessment of property to pay for infrastructure and/or services which
benefit the Property.
8.5 Vote on Future Assessments and Fees. In the event that
any assessment, fee or charge which is applicable to the Property is subject to Article
XIIID of the Constitution and DEVELOPER does not return its ballot, DEVELOPER
agrees, on behalf of itself and its successors, that CITY may count DEVELOPER's
ballot as affirmatively voting in favor of such assessment, fee or charge.
9. Amendment or Cancellation.
9.1 Modification Because of Conflict with State or Federal Laws.
In the event that state or federal laws or regulations enacted after the effective date of
this Agreement prevent or preclude compliance with one or more provisions of this
Agreement or require changes in plans, maps or permits approved by the CITY, the
parties shall meet and confer in good faith in a reasonable attempt to modify this
Agreement to comply with such federal or state law or regulation. Any such amendment
or suspension of the Agreement shall be approved by the City Council in accordance
with Chapter 8.56.
9.2 Amendment bv Mutual Consent. This Agreement may be
amended in writing from time to time by mutual consent of the parties hereto and in
accordance with the procedures of State law and Chapter 8.56.
9.3 Insubstantial Amendments. Notwithstanding the provisions
of the preceding section 9.2, any amendments to this Agreement which do not relate to
(a) the term of the Agreement as provided in section 4.2; (b) the permitted uses of the
Property as provided in section 5.2; (c) provisions for "significant" reservation or
dedication of land as provided in Exhibit B; (d) conditions, terms, restrictions or
requirements for subsequent discretionary actions; (e) the density or intensity of use of
the Project; (f) the maximum height or size of proposed buildings; or (g) monetary
contributions by DEVELOPER as provided in this Agreement, shall not, except to the
extent otherwise required by law, require notice or public hearing before either the
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 7 of 15
January 17, 2006
\
q, u~ 1w L-j
Planning Commission or the City Council before the parties may execute an
amendment hereto. CITY's Public Works Director shall determine whether a
reservation or dedication is "significant".
9.4 Cancellation bv Mutual Consent. Except as otherwise
permitted herein, this Agreement may be canceled in whole or in part only by the mutual
consent of the parties or their successors in interest, in accordance with the provisions
of Chapter 8.56. Any fees paid pursuant to Paragraph 5.3 and Exhibit B of this
Agreement prior to the date of cancellation shall be retained by CITY.
10. Term of Project Approvals.
The term of any Project Approval shall be extended only if so provided
in Exhibit B.
11. Annual Review.
11.1 Review Date. The annual review date for this Agreement
shall be between July 15 and August 15, 2006 and each July 15 to August 15
thereafter.
11.2 Initiation of Review. The CITY's Community Development
Director shall initiate the annual review, as required under Section 8.56.140 of Chapter
8.56, by giving to DEVELOPER thirty (30) days' written notice that the CITY intends to
undertake such review. DEVELOPER shall provide evidence to the Community
Development Director prior to the hearing on the annual review, as and when
reasonably determined necessary by the Community Development Director, to
demonstrate good faith compliance with the provisions of the Development Agreement.
The burden of proof by substantial evidence of compliance is upon the DEVELOPER.
11.3 Staff Reports. To the extent practical, CITY shall deposit in
the mail and fax to DEVELOPER a copy of all staff reports, and related exhibits
concerning contract performance at least five (5) days prior to any annual review.
11 .4 Costs. Costs reasonably incurred by CITY in connection
with the annual review shall be paid by DEVELOPER in accordance with the City's
schedule of fees in effect at the time of review.
.12. Default.
12.1 Other Remedies Available. Upon the occurrence of an event
of default, the parties may pursue all other remedies at law or in equity which are not
otherwise provided for in this Agreement or in CITY's regulations governing
development agreements, expressly including the remedy of specific performance of
this Agreement.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 8 of 15
January 17, 2006
I
qQ 00 ItoLr
12.2 Notice and Cure. Upon the occurrence of an event of default
by any party, the nondefaulting party shall serve written notice of such default upon the
defaulting party. If the default is not cured by the defaulting party within thirty (30) days
after service of such notice of default, the nondefaulting party may then commence any
legal or equitable action to enforce its rights under this Agreement; provided, however,
that if the default cannot be cured within such thirty (30) day period, the nondefaulting
party shall refrain from any such legal or equitable action so long as the defaulting party
begins to cure such default within such thirty (30) day period and diligently pursues such
cure to completion. Failure to give notice shall not constitute a waiver of any default.
12.3 No Damaqes Aqainst CITY. In no event shall damages be
awarded against CITY upon an event of default or upon termination of this Agreement.
13. Estoppel Certificate.
Any party may, at any time, and from time to time, request written
notice from the other party requesting such party to certify in writing that, (a) this
Agreement is in full force and effect and a binding obligation of the parties, (b) this
Agreement has not been amended or modified either orally or in writing, or if so
amended, identifying the amendments, and (c) to the knowledge of the certifying party
the requesting party is not in default in the performance of its obligations under this
Agreement, or if in default, to describe therein the nature and amount of any such
defaults. A party receiving a request hereunder shall execute and return such certificate
within thirty (30) days following the receipt thereof, or such longer period as may
reasonably be agreed to by the parties. City Manager of CITY shall be authorized to
execute any certificate requested by DEVELOPER. Should the party receiving the
request not execute and return such certificate within the applicable period, this shall
not be deemed to be a default, provided that such party shall be deemed to have
certified that the statements in clauses (a) through (c) of this section are true, and any
party may rely on such deemed certification.
14. Mortqaqee Protection; Certain Riqhts of Cure.
14.1 Mortqaqee Protection. This Agreement shall be superior
and senior to any lien placed upon the Property, or any portion thereof after the date of
recording this Agreement, including the lien for any deed of trust or mortgage
("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat, render
invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but
all the terms and conditions contained in this Agreement shall be binding upon and
effective against any person or entity, including any deed of trust beneficiary or
mortgagee ("Mortgagee") who acquires title to the Property, or any portion thereof, by
foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise.
14.2 MortqaQee Not Obliqated. Notwithstanding the provisions of
Section 14.1 above, no Mortgagee shall have any obligation or duty under this
Agreement, before or after foreclosure or a deed in lieu of foreclosure, to construct or
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 9 of 15
January 17, 2006
q0f :5b llo ~
complete the construction of improvements, or to guarantee such construction of
improvements, or to guarantee such construction or completion, or to pay, perform or
provide any fee, dedication, improvements or other exaction or imposition; provided,
however, that a Mortgagee shall not be entitled to devote the Property to any uses or to
construct any improvements thereon other than those uses or improvements provided
for or authorized by the Project Approvals or by this Agreement.
14.3 Notice of Default to MortQaQee and Extension of RiQht to
Cure. If CITY receives notice from a Mortgagee requesting a copy of any notice of
default given DEVELOPER hereunder and specifying the address for service thereof,
then CITY shall deliver to such Mortgagee, concurrently with service thereon to
DEVELOPER, any notice given to DEVELOPER with respect to any claim by CITY that
DEVELOPER has committed an event of default. Each Mortgagee shall have the right
during the same period available to DEVELOPER to cure or remedy, or to commence to
cure or remedy, the event of default claimed set forth in the CITY's notice. CITY,
through its City Manager, may extend the thirty-day cure period provided in section 12.2
for not more than an additional sixty (60) days upon request of DEVELOPER or a
Mortgagee.
15. Severabilitv.
The unenforceability, invalidity or illegality of any provisions, covenant,
condition or term of this Agreement shall not render the other provisions unenforceable,
invalid or illegal.
16. Attornevs' Fees and Costs.
If CITY or DEVELOPER initiates any action at law or in equity to
enforce or interpret the terms and conditions of this Agreement, the prevailing party
shall be entitled to recover reasonable attorneys' fees and costs in addition to any other
relief to which it may otherwise be entitled. If any person or entity not a party to this
Agreement initiates an action at law or in equity to challenge the validity of any provision
of this Agreement or the Project Approvals, the parties shall cooperate and appear in
defending such action. DEVELOPER shall bear its own costs of defense as a real party
in interest in any such action, and DEVELOPER shall reimburse CITY for all reasonable
court costs and attorneys' fees expended by CITY in defense of any such action or
other proceeding.
17. Transfers and AssiQnments.
17.1 DEVELOPER's RiQht to Assiqn. All of DEVELOPER'S
rights, interests and obligations hereunder may be transferred, sold or assigned in
conjunction with the transfer, sale, or assignment of the Property subject hereto, or any
portion thereof, at any time during the term of this Agreement, provided that no transfer,
sale or assignment of DEVELOPER's rights, interests and obligations hereunder shall
occur without the prior written notice to CITY and approval by the City Manager, which
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 1 0 of 1 5
January 17, 2006
,
IDO Gt; \ La Li
approval shall not be unreasonably withheld or delayed. The City Manager shall
consider and decide the matter within 10 working days after DEVELOPER's notice
provided and receipt by City Manager of all necessary documents, certifications and
other information required by City Manager to decide the matter. In considering the
request, the City Manager shall base the decision upon the proposed assignee's
reputation, experience, financial resources and access to credit and capability to
successfully carry out the development of the Property to completion. The City
Manager's approval shall be for the purposes of: a) providing notice to CITY; b)
assuring that all obligations of DEVELOPER are allocated as between DEVELOPER
and the proposed purchaser, transferee or assignee; and c) assuring CITY that the
proposed purchaser, transferee or assignee is capable of performing the
DEVELOPER's obligations hereunder not withheld by DEVELOPER pursuant to section
17.3. Notwithstanding the foregoing, provided notice is given as specified in Section 23,
no CITY approval shall be required for any transfer, sale, or assignment of this
Agreement to: 1) any entity which is an affiliate or subsidiary of DEVELOPER; 2) any
Mortgagee; or 3) any transferee of a Mortgagee.
17.2 Release Upon Transfer. Upon the transfer, sale, or
assignment of all of DEVELOPER's rights, interests and obligations hereunder pursuant
to section 17.1 of this Agreement, DEVELOPER shall be released from the obligations
under this Agreement, with respect to the Property transferred, sold, or assigned,
arising subsequent to the date of City Manager approval of such transfer, sale, or
assignment; provided, however, that if any transferee, purchaser, or assignee approved
by the City Manager expressly assumes all of the rights, interests and obligations of
DEVELOPER under this Agreement, DEVELOPER shall be released with respect to all
such rights, interests and assumed obligations. In any event, the transferee, purchaser,
or assignee shall be subject to all the provisions hereof and shall provide all necessary
documents, certifications and other necessary information prior to City Manager
approval.
17.3 Developer's Riqht to Retain Specified Riqhts or Obliqations.
Notwithstanding sections 17.1 and 17.2 and section 18, DEVELOPER may withhold
from a sale, transfer or assignment of this Agreement certain rights, interests and/or
obligations which DEVELOPER shall retain, provided that DEVELOPER specifies such
rights, interests and/or obligations in a written document to be appended to this
Agreement and recorded with the Alameda County Recorder prior to the sale, transfer
or assignment of the Property. DEVELOPER's purchaser, transferee or assignee shall
then have no interest or obligations for such rights, interests and obligations and this
Agreement shall remain applicable to DEVELOPER with respect to such retained rights,
interests and/or obligations.
18. AQreement Runs with the Land.
All of the provisions, rights, terms, covenants, and obligations
contained in this Agreement shall be binding upon the parties and their respective heirs,
successors and assignees, representatives, lessees, and all other persons acquiring the
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 11 of 1 5
January 17, 2006
I
IV\ ~ IlD1
Property, or any portion thereof, or any interest therein, whether by operation of law or
in any manner whatsoever. All of the provisions of this Agreement shall be enforceable
as equitable servitude and shall constitute covenants running with the land pursuant to
applicable laws, including, but not limited to, Section 1468 of the Civil Code of the State
of California. Each covenant to do, or refrain from doing, some act on the Property
hereunder, or with respect to any owned property, (a) is for the benefit of such
properties and is a burden upon such properties, (b) runs with such properties, and (c)
is binding upon each party and each successive owner during its ownership of such
properties or any portion thereof, and shall be a benefit to and a burden upon each
party and its property hereunder and each other person succeeding to an interest in
such properties.
19. Bankruptcy.
The obligations of this Agreement shall not be dischargeable in
bankruptcy.
20. Indemnification.
DEVELOPER agrees to indemnify, defend and hold harmless CITY,
and its elected and appointed councils, boards, commissions, officers, agents,
employees, and representatives from any and all claims, costs (including legal fees and
costs) and liability for any personal injury or property damage which may arise directly
or indirectly as a result of any actions or inactions by the DEVELOPER, or any actions
or inactions of DEVELOPER's contractors, subcontractors, agents, or employees in
connection with the construction, improvement, operation, or maintenance of the
Project, provided that DEVELOPER shall have no indemnification obligation with
respect to negligence or wrongful conduct of CITY, its contractors, subcontractors,
agents or employees or with respect to the maintenance, use or condition of any
improvement after the time it has been dedicated to and accepted by the CITY or
another public entity (except as provided in an improvement agreement or maintenance
bond). If CITY is named as a party to any legal action, CITY will cooperate with
DEVELOPER, will appear in such action and will not unreasonably withhold approval of
a settlement otherwise acceptable to DEVELOPER. If CITY is named as a party to any
legal action, CITY will cooperate with DEVELOPER, will appear in such action and will
not unreasonably withhold approval of a settlement otherwise acceptable to
DEVELOPER.
21. Insurance.
21.1 Public Liability and Property DamaQe Insurance. At all times
that DEVELOPER is constructing any improvements that will become public
improvements, DEVELOPER shall maintain in effect a policy of comprehensive general
liability insurance with a per-occurrence combined single limit of not less than one
million dollars ($1,000,000.00) and a deductible of not more than ten thousand dollars
($10,000.00) per claim. The policy so maintained by DEVELOPER shall name the CITY
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 12 of 15
January 17, 2006
\DLOV \loY
as an additional insured and shall include either a severability of interest clause or
cross-liability endorsement.
21.2 Workers Compensation Insurance. At all times that
DEVELOPER is constructing any improvements that will become public improvements,
DEVELOPER shall maintain Worker's Compensation insurance for all persons
employed by DEVELOPER for work at the Project site. DEVELOPER shall require
each contractor and subcontractor similarly to provide Worker's Compensation
insurance for its respective employees. DEVELOPER agrees to indemnify the City for
any damage resulting from DEVELOPER's failure to maintain any such insurance.
21.3 Evidence of Insurance. Prior to commencement of
construction of any improvements which will become public improvements,
DEVELOPER shall furnish CITY satisfactory evidence of the insurance required in
Sections 21.1 and 21.2 and evidence that the carrier is required to give the CITY at
least fifteen days prior written notice of the cancellation or reduction in coverage of a
policy. The insurance shall extend to the CITY, its elective and appointive boards,
commissions, officers, agents, employees and representatives and to DEVELOPER
performing work on the Project.
22. Sewer and Water.
DEVELOPER acknowledges that it must obtain water and sewer
permits from the Dublin San Ramon Services District ("DSRSD") which is another public
agency not within the control of CITY.
23. Notices.
All notices required or provided for under this Agreement shall be in
writing. Notices required to be given to CITY shall be addressed as follows:
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Notice required to be given to DEVELOPER shall be addressed as
follows:
Western Pacific Housing, Inc.,
doing business as D.R. Horton
6658 Owens Drive
Pleasanton, Ca 94588
Attn: President
A party may change address by giving notice in writing to the other party and thereafter
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 13 of 15
January 17, 2006
103 ~)lo~
all notices shall be addressed and transmitted to the new address. Notices shall be
deemed given and received upon personal delivery, or if mailed, upon the expiration of
48 hours after being deposited in the United States Mail. Notices may also be given by
overnight courier which shall be deemed given the following day or by facsimile
transmission which shall be deemed given upon verification of receipt.
24. Recitals.
The foregoing Recitals are true and correct and are made a part
hereof.
25. Aqreement is Entire Understandinq.
This Agreement constitutes the entire understanding and agreement
of the parties.
26. Exhibits.
The following documents are referred to in this Agreement and are
attached hereto and incorporated herein as though set forth in full:
Exhibit A Legal Description of Property
Exhibit B Additional Conditions
27. Counterparts.
This Agreement is executed in three (3) duplicate originals, each of
which is deemed to be an original.
28. Recordation.
CITY shall record a copy of this Agreement within ten days of
DEVELOPER providing CITY notice that a grant deed conveying the Property from
COUNTY to DEVELOPER is recorded in the Official Records of Alameda County.
29. Leqal Authoritv.
Each individual executing this Agreement on behalf of Developer
hereby represents and warrants that has full power and authority under the entity's
governing documents to execute and deliver this Agreement in the name of and on
behalf of the company and to cause the entity to perform its obligations under this
Agreement.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be executed as of the date and year first above written.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
Page 14 of 15
January 17, 2006
CITY OF DUBLIN:
By:
Mayor
Date:
Attest:
By:
City Clerk
Date:
Approved as to Form:
Ed Galigher
Its: Vice President
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project
790196.2
I
\ 1Y-\- V6 \ lo ~
Page 15 of 15
January 17, 2006
\ 0 1-, I)'V \ \i)~
Exhibit A
Property Description
\OloC':i>D \ lo~
Exhibit B
Additional Conditions
The following Additional Conditions are hereby imposed pursuant to Paragraph 5.3
above.
SubparaQraph 5.3.1 .. Subsequent Discretionary Approvals
None
Subparaaraph 5.3.2 .. Mitiaation Conditions
Subsection a.
Infrastructure SeQuencina Proaram
The Infrastructure Sequencing Program for the Project is set forth below.
(i) Roads:
The project-specific roadway improvements (and offers of dedication)
identified in Planning Commission Resolution No. 05-_ approving Vesting Tentative
Tract Map 7667 ("the VTM Resolution") and City Council Resolution No. 06-_
approving Site Development Review ("the SDR Resolution") shall be completed by
DEVELOPER to the satisfaction and requirements of the Public Works Director at the
times and in the manner specified in the VTM Resolution and SDR Resolution unless
otherwise provided below.
(ii) Sewer
All sanitary sewer improvements to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
(iii) Water
An all-weather roadway and an approved hydrant and water supply
system shall be available and in service at the site in accordance with the SDR
conditions of approval to the satisfaction and requirements of the CITY's fire
department.
All potable water system components to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
Recycled water lines shall be installed in accordance with the SDR
conditions of approval.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196.2
Page 1 of 5
January 17, 2006
,
\O{~l10i'
.illd. Storm DrainaQe
Prior to issuance of the first Certificate of Occupancy for any building
which is part of the Project, the storm drainage systems off site, as well as on-site
drainage systems to the areas to be occupied, shall be improved to the satisfaction and
requirements of the Dublin Public Works Department applying CITY's and Zone 7
(Alameda County Flood Control and Water Conservation District, Zone 7) standards
and policies which are applicable. Pursuant to Alameda County's National Pollution
Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Regional
Water Quality Control Board, all grading, construction, and development activities within
the City of Dublin must comply with the provisions of the Clean Water Act. Proper
erosion control measures must be installed at development sites within the City during
construction, and all activities shall adhere to Best Management Practices.
(v) Other Utilities (e.Q. Qas, electricity. cable televisions, telephone)
Construction of other utilities shall be complete by phase prior to
issuance of the first Certificate of Occupancy for any building within that specific phase
of development.
Subsection b. Miscellaneous
(i) Completion May be Deferred.
Notwithstanding the foregoing, CITY's Public Works Director may, in his
or her sole discretion and upon receipt of documentation in a form satisfactory to the
Public Works Director that assures completion, allow DEVELOPER to defer completion
of discrete portions of any of the public improvements required for the Project until after
issuance of Certificate of Occupancy for the first building for the Project if the Public
Works Director determines that to do so would not jeopardize the public health, safety
or welfare.
SubparaQraph 5.3.3 -- PhasinQ, TiminQ
This Agreement contains no requirements that DEVELOPER must initiate or
complete development of the Project within any period of time set by CITY. It is the
intention of this provision that DEVELOPER be able to develop the Property in
accordance with its own time schedules and the Project Approvals.
Subparaqraph 5.3.4 -- FinancinQ Plan
DEVELOPER will install all improvements necessary for the Project at its own
cost (subject to credits for any improvements that qualify for credits as provided in
Subparagraph 5.3.6 below), unless otherwise required by this Agreement.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196.2
Page 2 of 5
January 17, 2006
\ {Y23b \ co ti-
Other infrastructure necessary to provide sewer, potable water, and recycled
water services to the Project will be made available by the Dublin San Ramon Services
District. The present owner of the Property, the Alameda County Surplus Property
Authority, has entered into an "Area Wide Facilities Agreement" with the Dublin San
Ramon Services District to pay for the cost of extending such services to the Project.
Such services shall be provided as set forth in Subparagraph 5.3.2(a)(ii) and (iii) above.
Subparagraph 5.3.5 .. Fees, Dedications
Subsection a. Traffic Impact Fees.
Developer shall pay the Eastern Dublin Traffic Impact Fee ("TIF") established
by Resolution No. 111-04, including any future amendments to such fee. Developer will
pay such fees no later than the time of issuance of building permits and in the amount of
the impact fee in effect at time of building permit issuance.
Developer further agrees that it will pay eleven percent (11 %) of the "Section
1/Category 1" portion of the TIF in cash.
Developer also agrees that it will pay twenty-five percent 25% of the "Section
2/Category 2" portion of the TIF in cash. If City amends its TIF fee and as a result the
City's outstanding balance due on loans is less than 25% of total Section 2/Category 2
improvements, the Developer shall pay such reduced percentage of the "Section
2/Category 2" portion of the TIF in cash.
Subsection b. Traffic Impact Fee to Reimburse Pleasanton for Freewav
InterchanQes.
DEVELOPER shall pay a Eastern Dublin 1-580 Interchange Fee in the
amounts and at the times set forth in City of Dublin Resolution No. 155-98, or in the
amounts and at the times set forth in any resolution revising the amount of the Eastern
Dublin 1-580 Interchange Fee.
Subsection c.
Public Facilities Fees.
DEVELOPER shall pay a Public Facilities Fee established by City of
Dublin Resolution No. 214-02, including any future amendments to such fee.
DEVELOPER will pay such fees no later than the time of issuance of building permits
and in the then-current amount of the fee.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196.2
Page 3 of 5
January 17, 2006
\lfY) h-, l Lo L1
'U,O I
Subsection d. Noise MitiQation Fee.
DEVELOPER shall pay a Noise Mitigation Fee established by City of
Dublin Resolution No. 33-96, including any future amendments to such fee.
DEVELOPER will pay such fees no later than the time of issuance of building permits
and in the amount of the fee in effect at time of building permit issuance.
Subsection e. School Impact Fees.
School impact fees shall be paid by DEVELOPER in accordance with
Government Code section 53080 and the existing agreement between DEVELOPER's
predecessor in interest and the Dublin Unified School District.
Subsection f.
Fire Impact Fees.
DEVELOPER shall pay a fire facilities fee established by City of Dublin
Resolution No. 12-03 including any future amendments to such fee. DEVELOPER will
pay such fees no later than the time of issuance of building permits and in the amount of
the fee in effect at time of building permit issuance.
Subsection Q. Tri-Vallev Transportation Development Fee.
DEVELOPER shall pay the Tri-Valley Transportation Development Fee in
the amount and at the times set forth in City of Dublin Resolution No. 89-98 or any
subsequent resolution which revises such fee. DEVELOPER will pay such fees no later
than the time of issuance of building permits and in the amount of the impact fee in
effect at time of building permit issuance.
SubparaQraph 5.3.6 -- Credit
Subsection a. Traffic Impact Fee Improvements Credit
CITY shall provide a credit to DEVELOPER for those improvements
described in the resolution establishing the Eastern Dublin Traffic Impact Fee if such
improvements are constructed by the DEVELOPER in their ultimate location pursuant
this Agreement. All aspects of credits shall be governed by CITY's then-current
Administrative Guidelines regarding credits.
Subsection b. Traffic Impact Fee RiQht-of-Wav Dedications Credit
CITY shall provide a credit to DEVELOPER for any TIF area right-of-way
dedicated by DEVELOPER to CITY which is required for improvements which are
described in the resolution establishing the Eastern Dublin Traffic Impact Fee. All
aspects of credits shall be governed by CITY's then-current Administrative Guidelines
regarding credits.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196.2
Page 4 of 5
January 17, 2006
11000 lloq
SubparaQraph 5.3.7 -- Miscellaneous
Subsection a.
Maintenance of Street LiQhtinQ
COUNTY has asked CITY to form an assessment district pursuant to the
Lighting and Landscaping Act of 1972 to pay for street lighting in order to satisfy the
obligation of future developers to pay for street lighting in the Dublin Transit Center
Property. In addition, COUNTY agreed in the Master Development Agreement to
record a Declaration of Covenants, Conditions and Restrictions or a similar document
(UCC&Rs") that covers the Dublin Transit Center Property, whereby COUNTY, on behalf
of itself and its successors (including DEVELOPER), has covenanted to pay a "Deed
Assessment" to CITY for maintenance of street lighting and street light maintenance in
the event that the assessment for street light costs and maintenance is not levied
against the Dublin Transit Center Property, or any portion of it, in any year.
DEVELOPER acknowledges that the City intends to form (or annex the Property to) a
landscaping and lighting district and impose an assessment on the Property for such
purposes. DEVELOPER hereby waives its right to protest the formation of or the
Property's annexation to the district and the imposition of the annual assessment. In
addition, DEVELOPER hereby covenants to pay a Deed Assessment, pursuant to the
terms of CC&Rs.
Development Agreement Between City of Dublin and Western Pacific Housing,
for the Dublin Transit Center Site E-1 Project - EXHIBIT B
790196.2
Page 5 of 5
January 17, 2006
N
1n:5
N
..... .:
. ]
..... 0
"
.
n HiH'--'
;H~"
j"' .
jj~
.3 ..-
.r :z:
UJ
==
:c
~~
~ ~=:......
='r::~~
~=e.s
<;==
1$.:!&~
et~'"
.t8.9 ~
n~~
Qr:g=
j:>=~
'il e..!l
==i:l:
s..,. ~.--
s ~
.. ..
u ::::
~
=
8 ~
~
il
E
~ ~
:J
~ n_nJnLn-n----n-n~
!
.---.
---
________~JJ
EBi
\1""
~
~
.
II>
J,
-
~
;:;;
E-<
z
P'l
u
!
..
~
s:
..
o
:J:
c:
,g
>
<( c:
~ Itl E-<
l&l c:: ~
l&l
CI:: ......
u. c: -"
Q)
0 E ..
1IO
In a. 0
, 0 lZl"
c:-
1tlQ)
->
a.Q) Z~
ClIO u
..... "C
.~ ClI
Vlc: ~"
.... c:
....
~1: Itl
c:.. c::
..",
Uc:
.;;~ ..... ~'"
C:II> ClI =
~ OIl ~
.5 -'" Itl
:;; .. .... E-<
" .. Vl
Q Q.
..
..
..
c:
.;;;
"
II>
.. Z
'"
c:
..
Ul II> 'u
~ .. -
.>< :J:
....
&. ;:;; {!.
0. ....:l
E
III
U
>tl
\ ~
/',
I
Ii 1111
I IIII
111111 Ci
111111
, 111111
Ii 1111 I
II II I
II III ...:
II ~ till
II IIr in "'~
II 0<(
\I u_
II I ~Ill
II II I (!j.t:
;::1;j
II II I Ill",
II II u"
I VI.s
II II I
II lit.
.. II
F 1 lip
~ II
.. II I
~
11, . I -
... i <g~~
~ III
:a II I i m~
.... ~~ m~
II,
III I
II
II
ClLI=
0....
=6':: .
:J: :;
0 ,-
If v.i=
co ] g~ ,
'"
~ ~i rid
0 ~.- ~1~~
t-
J:j ~~~~
.
c
Z
LLI
C)
LLI
....I
..
:;::;
c:
-!l.ll I!i
'Vi ~ i ~
~ ~ ::I .: I-
.g~Q.'Q;8
~ ~ E ~ iL
....3:0.,;
a. Q ];l III c:
E .r:. - C ::J
... .0 8. 0
~ i: .t 0 c;
[j[j[jll
...
c:
o
;;;:
-=r-
_C]
-
tP --, -.,-~ 0 _..._--~ ro
""'uu... ....
I
, - .
~ ~
-
-- w
C <( ==
0 :c
~
O~
~
. 0
~ c--J
~ :::::,...
'J
,,\0
~
~.~ i~
CI) .-J
~ Q) .~ ~
<( IIJ P"'4 Q,
CJ z
w u-
a: w -I
C I- Cl ~
Q
l-
.
-
.r:J ~
. CO
~ u
c:: :::>
C -
~ en
c::
~
~ 0
~ ~ 0
~
~ 0
en
J:
..............
C . 0
0:::
~ . C-
o
~ N
.
0 W
(9
C. <(
I-
0
en
J..
~
aJ
~
l J
I, 1
!...
---:)
q
o
D
(l
---
-
\.
J
'''"I 'uA'WS 11 _!lot lloot~'
a::: . 0 Pol I C/)" "~
==:) ::r= I- :"
::=:> t--- (J .' ., ::
a::: - LU .":
(nEI- ~
U J) :c _ ~:
O (J.
~~~::~":
Cl.
11::::l
("\
J:i,
IL(I
~"~
m
'../
c()
c<( ll'l
o u. ~
.- !:: ....
.+oJ .- N
CO:a ...
.+oJ:;' .8
000 E
~
C z
.-
-
.c
:J
0'""
W
.+oJQ)
COe5
c.:.
CO~
.+oJ!::
.- Q)
w -u
.lII: o=: Z
no .g c.~ 0
Q) > o~ Ii:
Ie iii '-I- 0
0 .5 .+oJ!:: ::E:
:r: :a (1.)= a::
c ~8
... c ci
-
'-
J
L
1
'J'
3
..
)
u
c
o
;:
l'O
>
Q)
jjj
Q)
>
E
l'O
U
'.
.!
l'O
3:
.-
-
"i
c
:e
ca
:E
'~f\"ll "I,IIII,uS ,'ml\ill;lrOol 'ili~00l '1:31
a:::':>NICJ)--~
::3 .... . ':
I:: ::. ~
I--- U I ., ::
a:::-UJCC_
oE<-.'.;'
~~(::_:.;
O U::"
.^"c::~~i
I-"'- '-\J <X: ~ ::>
o
o
o
'"
.0
N
,(1
N
"':-
LO'.
o
c
o
;:
ca
>
~
W
C<t:
O~
.- c
.... .-
(0:0
....::1
cnCJ
C
.-
-
.c
::J
0..-
w
....(1)
(O~
(/)
C~
(O~
....C
.- (I)
-U
O~
c.~
O~
'-I-
....C
0)=
~~
10
o
o
N
.
N
2i
E
Q)
~
Z
z
o
I-
0::
o
::E:
0::
ci
L
-J~
3
/b
{)
\0
.--.
~;JI '''L4lIWS 't tJM60.1 "fOOl t~
a:::: . 0 N I (/) .~ ~
===> :c: t- .- ~
::::::J I-- U c' .,
a:::: - UJ
(I\Et-~ ".
U -../'\ ::r: ~ ~
C U"'
) a: ': "-
./ . "'" ..... <
~~.....".v
N
CD
>
;;
u
&
~
CD
ICa.
C::<( 10
g
O~ N
-- c: N
~.-
ro:o ...
~:J Z
(/)0 E
,Ill
i;
c:: z
--
-
.c
:J
0..-
w
~Q)
ro~
en
C::..:.
ro~
~c:
-- Q)
-U
O~ z
.... a.~ 0
CD ~
> oe
1i L..f- 0
CD ~c: :z::
I CL 0):.:
~ ::2:~ ci
CD ci
ICa.
{
I.
l.
z
0
-
I-
~
JJ en
c:9i e Z
~~ >- ~i ~j
ie '"C - ...:
C)~ :ij ;8:1 11 ....1(.)
Ie ...
:I~ I'~ ~cI jc CU m.5
:It Os 0 :::):is
.~ ~f . In
- .c! J Cd
1u: .~
1= - Q)
:5~ .. .. ij
't:I ~ ~ - l-
e:
'..ii! .a~ Q.
..en u u I) <C
.!I!~ - . J: J: E
gJ EN
;:- ~M ftS Z....
:lEu. ...;::;
UJ <C~
- I-iii
ftS
-- - .
... ....I:;
S 0= C
ftS o..l$ 0
::liE O~ ~
-- ~c 0
... I! :J:
0 I-~ .
- c a:
0 w=
:E~ -
(.) C
. )
-q
.-0
o
OJ
'-
_I
'-
. II, .... 11I1. ~'
c:r:= . ::> N I f.J) .- ,,- ~
:::3 I- '..,.
::r:::: .-
I--U'.:,,:;
CC - LU .' ;:
uEI-'....'.
. . -~
J"""\ I ,: ': ~'
O U':.:':
~ CI: ,: ':; :;
-" .
~ .........:c:;
an
o
o
N
.;'
""':
..-
..-
1i
u
'Q.
~
CI)
E
CI)
.c:
u
, U)
...
o
(5
(.J
L
--:r
-9
~
I"
c <(
()
0 c
.c
:J
. 0
~
~
~
tI)
c
.
.r:J
~
c
~
~
c
~
~
.
o
C-
O
J..
~
aJ
~
l
J
><
Q)
"C
C
-
...,
Q)
Q)
.c
tJ)
.
(.)
c:
-
~
c:
~ 0
~
~
0
J:
.
~
.
c
I-
W
W
J:
m
w
..J
I-
i=
'"
.2!
o
z
C
Ol
E
1::
~Ol:;a
c3 g>o:
... ...
~ellO
._0 0
CS....i:L
c...Ol-
_ a.~
c~u:
Ol"c
-OlESell
1::'"-
~ellO:c...
CJ) g-~~
Q; O'~ :;
~~uOlal
()U:CJ)CJ)
U)
~
Z
~
o
..J
~
::I
I-
o
W
I-
:i:
~
<
~
Q5
==- ~ :?"~
g,!Qi :0 ~=~
Ol c: :J'-->
Qi'2 c"lij Ol Ol
c: ell ~::i:!;:!;:
'2 ~ "" ~.~.
_ Ol Olell ~~
\\1 t!? t/) c'c'
~E 0:J'C'C
~ ~ ~ g-'5'5
'-0.. ocueB
~.2.. ,=UW(fJ
> ---- c: c
~c:c: .QC: "''''00
c oroce c -~ 5a:+:l~
co ::=a:c:c.!S!cca.. :+:l"~~N
a:: c'-'-.!S!c..ctJ.!S!.... CtJctJQ)<D
ell 0 oc......o:c... 0 >>--ell<
~ ~o~'-o ....Q ~~WW~~ m
~c:"'~~8.Q58~C:WW~~c:c:~ ~ (/)
=~8~~~~.Q~~~55ellell~~ell<<ell< < ~
ellc...i:i: c: c: €~ c:c....c:.c:~~c...C"lC"l~LOLO~~ 'j:
~Q)~58~~=~~o$$~~~~~~~~~~~ ~
>~I~W~O~.~Q)Oxxooccccccccc ~
OCJ)a..0CJ)I-~~CJ)CJ)~wW()()::l::l::l::l::l::l::l::l::l C
O..-N('f')~Lt)COf"-..COc:nO..-N('f')'o:::t
"-NM'o:::t~~f"-..COc:n"-"-"-"-,,-"-"-"-"-"-NNNNN
I I I I I I I I I , I I I I I I I I I I I I I I
<<<<<<<<<<<<<<<<<<<<<<<<
~C\1
00
-==;:::
~
Ol::::-
ClQ)
ell>
~... Ol
Olell-
ClClE
ell"':J
Co IV.-
ClC.~
L..o.8.
Q) 2--
c:
ell
o::;a
go:
'C~
e~
0::l
roro
:J:J
0.0..
~~
c:c:
00
()()
'S:
C3
~ i8~~12'~ i'~~ IgR,8
m MQ;-~~~;;-r:~:.o~ t"J~~:~
10 ,... .t-- -:<to:V.'l'"" -.:..-
B
(f,
~
~
Q)
~
.S;
e
a..
~
Ol
'"
8.
e
a..
'C ::;
~
'5 ~
c-
Ol
0::
C\I
'i'i
#.
""
>
..
Q.
~
co
e
f
.5
ai
0.:-"
...
':)UI '4l!WS Y eMs6ol. 9OOl@
cr::::: 'ONI (J) ~ ~ ~
::3 t-Q~u-
I:: ";0
f--U;;",;:
cr::::: - llJ c U :
(r\Et-~~;:
VJ)::r:C)~:
O U:;~v
I ~a:~~~
~~<(~O~
~
E
Ol.2
~~
~~ en
o c: '" "':::i
(;;0551::
cct5ts.!S!
~~ Q) Ola..
a..a..CJ)CJ)-
OlOlOlQ).!1l
g. g. g. g.]i
uuuUQ)
~ {l{l{l{lc
c cc:c:c:-
.- ell ell ell ell Q)
~ ..J..J..J..J5
e oooo~
c ~~~~E
Q) EEEE~
Co Q)OlOlOl
C'Cl .r:..r:..r:..r:.Q)
(.) QOuo;'!:
~ CJ)CJ)CJ)CJ)CJ)
16 ~C\IC"l"'1'LO
...I ..J..J..J-I..J
>>>>>>>>
-g-g-g-g
fI> (;5---
01 CJ)CJ)CJ)
.5.g.g.!.!.g
~ 0)_.::0-
E Eo~~~
0_000
"ii ~ooo
u a.. .r:..r:..r:.
.;: a.. c... a..
t) -:a..a..a..
Q) OT"""(\JM
jjj wwww
~
NOM ~~OO ~O 000,00
'Of <q" 'C;t .....
~
ili
>
!
i':'
~
1:'
ell
"
o
.,.,
~
co
12
'"
-Q:)'r-.NOO,~,(Ot.O<q'II;ONO,lO
N N..... ("")""'"
'"
;!
~ C'l
>< c:
~
0::: '"
<0 0-
N 0
N' ]i N
CO Q) ><
~ 0:::
+ o(l (/)
-
~ c: 'c
l!! ::s
>< 0 :J S-
O .1'1
2l N 0 '" 0
'C >< ~ &
::l 2l ~ ~ C-
o::: '", >< '5 01
<0 -
::l '" '#. c
8' 0 :i2
00- 0 >< ."
8- 0 N ...
~ '5 u:i 't;; .;..; C'Cl
CD" C'l ~ c;, 8 '6 ll.
c: 0 l!!
cu c: ." c: iij
:;;; :;;; ~ ~ 0> <.)
E ~ a; -0 i:;). ;l
0- '" C'l c
E l!! 0- c: c: Q)
0; ]2 '5 c: ~ ~ 'C
::s - c: CT l!! '" '" 'iij
c: Q) 0- 0-
m ~ Q) 0::: ::l &!
"0 t'l 0;
Cl '(ij '(ij C'l ]i Q)
& & c: & Q) ::l 'C
C ~ 0::: C> Q)
:i "0 "0 '" "0 "0 Q) (/)
l!! Q) 0- l!! l!! '" 0
en =>
~ '5 8- 0; '5 '5 Co
cu CT Q) CT . CT . c: 0
D.. & e ::l & Q) .0 ...
0- C> 0::: ..., ll.
"
a.
~
~
C
ell
"
o
~
<Ii
=R~'~~~ S~~ ~.~.~, 8
~~~l~~ ~ ~.~.~ ~;~~~=
NNNNN N NN'NNN'N ~'~
~"~.~'~'~'~ ~~'~~~'~ ~.~
~ N NNN N N NM~~~N.....~
~
'"
~ ~ ~ ~Q)~
::< :::;;:::;; :::;;!g::i1
__ _....... _o_
s: . 0. 0.$ $ s:Is: 0.
]]~ ] ~]!]]] ]]~]~
~~w~, ~.~.~'~.~ ~ ~'~ ~oo
g ~n ~~
- ",<"~ =
~"'~:1l<l; Ii
1jcZil~sij
CD e5 C"
:E m Ii: ii
u ~ 3" Jl
.( ~:15 ~.3
i
o
....
1) l;;
.!! i
~~JU
< e "'< "I !;I
8.~ ~-~~
co flI g~~::!.
:il~~
'C 11 08 H jj
i a :~ g = ~
~5~~ifu..8
i
~
.....
0>
co
~
C\I
LO
~
"I
~
"
<.J
1::
"
"
~
~
~
I-;'
J:l
::s
U)
~
l"l
.....
Gi
e
-
U)
~
C\I
N ~~
Ol co
...c
..... Q)'-
en Co~
It) CoC'Cl
::Ill.
.... (0 ~
01
...c
Q)'-
Co~
CoC'Cl
::Ill.
...
~
..J
C\I~
<:>~
C"l
EEEE
~~~~
en ClClClCl
~~eee
.;; a.. a.. a.. a..
:l: Q)OlOlQ)
l: C)C)C)C)
o ~~~~
.~ ClClClCl
.r:. ~~Cii(j)
Co
E ~C\IC"l"'1'
~ 0000
en ~
..... l"l
.....
(Q
N
l"l
It)
....
en
(Q
(Q
co
~
<:>
N
>< ~
~, ~ ~
~ ~ ><
~,
>< 0;. 0; e
'i: s~ ~ ~~ ]i ..!!!
- N .s: ~.s j;j
cu )( .~ >< en ..
:!E e~ e >< ....:.. U en
e~ ~ ~
l"l
Cl ]i ]i ]i "s ]i E j;j .....
C en en en 0
en en <.) '0
:i 'E 'E U E E E ..J
'" '" '" I-;' ~
~ -0 'C Q, Q) Q) Q)
cu c: c: E "0 -0. -0 J:l
.1'1 .1'1 c: c:. c: :J
D.. 8 '" "'. '"
en en .t- t- t- U)
~
0
- ~
0 ~'" ~~~ ~ = c.
~.. 0
.~ 18~~ ~I ... go ei cu ~
~u Q) ;1;",,,, ilil :!E
c "'''' < ~~
"'.. Q) I
... .< fiQ ~- c e .(.)"i~
- .!:l ~
0 ~g ~~~ee. Ol : ~~ee
Q) ~ c <0 C
.2 a 412 w ~ 3-g jj
'0' Q) '" ~!X ~ 1; = Lfi ito ~ 'u i
Jl ~
~ ~.: i8~.2" = >.. ~ .. :>
D.. 0 ._ ~ 0 ,g >< 0
C Q =a:a..f <.J o CD ~<<a.l1! <.J
..
c<C
oc..:
-- c
o+J .-
CO:O
o+J::I
(/)0
C
--
-
..c
:J
o
LO
<:>
o
C\I
...;
C\I
...
Ql
.c
~
o
.....
W
o+J (I)
CO (75
C.:.
CO$
o+JC
--(I)
-CJ
O~
a.~
O~
1-1-
o+Jc
0)=
~~
z
o
~
o
J:
0::
ci
....
--
~
---R
cjJ
c
o
.
...,
~
...,
tI')
c
.
.t:J
~
C
...,<
~~
.
~
c
-
....
c
e
....-
"-
e
:I:
.-
-
~~
::J .
Cc
c
~
...,
.
o
C-
O
J..
...,
aJ
~
I. J
"-
e
"+-
!
In
C1)
-
o
Z
-
c:::
C1)
E
1::
CO
Co
C1)
C
C1)
...
u:
.
"
<
'~
i ~
~ ~
"E.. :s
~ '~
~ E
~
~; '.:
"C '*
i ~
~
[
7_
c
.
'>
~
]
g
&
;;:
'il
~~- ~
~~-~
E$_
fj,i
~ii
'", ~
~~:S
,'l;;t.llJ 0
~-=
~H
~~,!!,
Eg1i
~ l!>>~
~ g.i
~ :11
;;:;: ~
~i~
~.~..6
~ ~'(g 1
~ ~~-~-
~ ""'..... Q, <':$
.8 !~~
o~~
~ ,~.:& :g
1l~ ~ !o ~~ ~
,,!,_:. ~ ~
~ ~ H.! i:
f~e-~~ ~
'i!
.
..
I
*
E
8-
e
..
li
~
E
~
"
ti~
~ ;f;
~~ ,~,~
~ ~ ~ &'-:i1
~i~~?-~
fUHI
~1~;~~,
!llll!
~ .E.,I;o -.: <"j
; ] ~i l~
:-::'~1Si,
!e_s]~
. -ii :!. ."
g]~ ..,::
~g~ -~
iH
:;:,,',/0
"
~I
~
~
-S
~
]
1<
~.
.
"
"
:;
iJ
~
[
j
~'=
'#;;.,.
,,,
~l
!'~
l;
~~
l,~.
Jl,'"
'>2
~~
l~
2!
_5
~t
t ~
::;: ;..
~1!
5-!J.
,~5
;::g
~l
j~
i'C
~'i 2
.[~-~
"'C";i
.~'~ ~
~-~
~.s]
"
t
l!
~
...)
~
e
~
~
c
"
Z
~-
:<
.
~
li
. ~.
~ g'
" 1
l;
2 ~
~ "
~ 1
~
~
:!l <
: ~
0:
,
..
g
<:::: ,g:
~.~.~
't~&.
H~
$f, ~ 0
i~~
3~m
"1< "
l~j
]i1
$,gl
...
in
1~~ s
~ li~ ~
~;:~ ';
1~~~ =
\ill ;
i; ,~'E ~
~~~1 ~
E
~
.. .
} E
.g 1
~ i
~. .
.
"'
;;
.
~
o
1
l
..
.
c
~
2
~
.
g ~
..::1i:
~m
;l:,..
'3~
~~
e ...
'-
~~
~..
. 5
'""::'>
...Sf;
. -
,,'B
f:~
;,i
!~ -~
i::: ~
~ ~ ~
.- 11 .
~ v
i]
j~
5~
~2
-2
~
ii
..
'l
"
,
:;:;
z
~
"
"
)
~
,
~
:g
.
"
~
..
,
~ $
:m ~
t
~
.:::.....
,.. co
II
g;
;; i,
l:'~
,!~
)!'!J
~~
.z:::
:2 Z
1~
." .~
1~
~~
'::;::2
1~
'01
l *'
'1
~
~
~
s:
~
M
1:,
.
~
',;
~
e
"
.
1
s ~
~~
e::=
~ c
i~
H
~"
.~ ~
R~
U
~ ~g
in
:= 2, li
[ ; ~
t:. ~,;
.. -"
~ ~,~
]:' ii~
i:! ~.~
! ~i
==
o
..
,2
j
.g ~
"
i l "
~$ '~
}.i i l:
." .~
.0
~,$; , ~
ill ~
:; ]
~~ ~
$iS "
.5 ~ &
l!~ "
In U g
C1) .~ .
- ~.~ '"
0 ~1Ol g
Z ~; ~
- j'~ g
c::: &-g" "
&~ &
C1) U i
E 1!
1:: ~_f ~. i
co ~~ "
Co .<>
C1) 1: ~
c Ij~ ]
C1) e ~
C;.\llg
.!:! ~,~~ :t
'0 u.,S.... " = -
c.
"
2
.
,
.,
,.E
....
....
~:
~
....., ,--,
~x:
':;!;!l
::ge
~t~
:;; _E!' E
"5:E4
i~~
;'; a ;;
-;;ji 3
"'-'-&.
~H
~~l
Zfr"E.
>>~2
~lg
~ ~ g
, g -
,~ ~.,g
n.J:; ""
;
c:
"
~
E
,
,
<
"
,
2
l;-
i
i'
~ ,~
2]
r;;,'z:
jiC
="g
.g ;
~::.!
! .2
1l
~
<OJ',
~~
~l
,]
g..:::
3~'
]~
;:::: ;..
~
~
~
'"
}
~
" e
1 ~
E ~
<
-
E '-
;; ~
.. 2
11 j
~ ;;,
0- ~
:<
~ :<
~.
~ c
2
g i
"
.,
.
e f
"
?
~
" -
]
"
~ ,,,
~g
p
~,
;;j ?
~ i
~& '"?
~'~ ~
~ "~ ~
n i
~~ ..
-5;: '7;
~a ]
L =.
-~ 1
~~ ~
1:,~ ~
e~ ]
~ - "-
!]
9."""
i~
~~
pg
! ,$'
~]
~
$!
~
?
~
L
"
g
2
~
'>
,
~
~,
i
.
8
"
;;.... ..~
~ ;;:
~
C
..
.
.
"
"
.2
~
~
~
M
t
"
~
~
~
"
M
]
"
~
~
,
j'
..
~
"
~
.
.
"
~
"
..
.
<:.-
,
.,
w
.
1
.
,
~
~
..
"
C
~
:<
~
~
M
,~
.: -., II!!J
cr:::'ONI(/)-~X
o 0 <t
::3 t-o~u.
:r:::: "- ;; 0
~U';;<t:::
cr:::-Wcu:
rr\ E t- ~ ~:::
VJ'\I0~:
O U;;~~
. ^,a:~;~
~ v......J <( ? 0 '"
c<C
o ()_
.- c::
+J.-
(0::0
+J::J
000
C
.-
-
.0
~
o
It)
o
o
'"
~
..
CI)
.Q
~
o
..-
W
+J Q)
co 53
c.:.
J9~
.- Q)
-()
0:<:
a.~
O~
1..-1-
+Jc::
Q)=
~~
z
o
~
o
~
a:
ci
-Y
-9
-=0
Ie=-
";".
c
.OUI 'LD!WS ~ BMe60.i 9OQl@
c:r:::: 'ONI (J):;:g ~
:r::t-~~~
3I--u,;;<(;:
c:r:::: - UJ c u :
OEt-~~;:
_ ~::I:D~:i
0"'" 'U;;;~"
~ "'O:~~~
~~<(:O~
: :
~
,,6',96l
~
-;.
"
'"
5x
EO
~~
,,0 ~
~~.---n---- /
~:!l
_ _I:,))
; 0 /j,{D
I~
~~ ~5~;'j
~ II! [e""'..
~ C_'}i';~e.
~"":o l/
I'
'l-
~
a-
,€-.9H
"L-.ll~
-
-
o
N
x :z
o @
alx <(
II R., I I
g ~[) u'
~ ::t..,___-.
/ -', ,. ~:'\
1<.' '
. .
,/'~.
-'<~
o
CD
J.
~
I
I
o
"'
.. ..
'\
+-
en
o
--
~ ( .~
'So ")
\c~>4) I ~ If--
~ i~~~ ~~
:lJ~~ ~ -
a; ~ (F)S II;';' 1fJl~
N i ~ .~.=:..; ,;' ':
@ " ''iF'
~~. ?~,~. I
C) ~.~..~\.~t I i I
~ ri~~" \ dJL.:;;.. f--
~ S ~~;~, -~~ I~
;;< >< An~ r-~).....
... ~ ~ ~ ,{?ZIl.f r-1il.L',0nl . .
I ~'~;l" .-:"'~~7'1:'[rl
. I' I.... I.... ~:II,Y .... .... ....
r.r f" ~ ')-1--- ,....L -,.<:I(q;J'Tu
~ is ~ ~ '>I",.,~\,;.t.,lr. fif~~~:~~:;\Lr,' 3
.! ~ ldl~jJA...;v K ;:i'g, y
'.TA, Nc~~ "-FL~['r~r'
on \~7, '><Hi"'''-I,,X~. t K~ _~.
! c-_
~ ... .---~~
i ..~ !"!!""'~ ~W~
.... t--J;i:'~~, ~ ~ c-I -+
g
~
I' l-- _
~H ~~
~ Ii r~~
,-- ~ "'\-
.
1"~J1
!oj>
ill
N
1J
I
~ f~ ,...
, ~ '~'5t?( ?
~J] ~p~ ~
~ J8., ?'.fit:
- ~ ~l '"1
I II Jo1IIL-"".,.? < :::::,
, ~mC'-~"L::t.
~ "'" 9T;,,~ ~
. 80 r
Q <(aJ ~ "C
~li '" s./ I,.'~.
~ ::1 i!rlC ~~:P '-.)
ts tll"" k["""~n :>
I:f- \v~
~ ~ ... .. ~t
r- ..,
~ ""''' .. ..
D " .
~ t ~A ~II:'\.
-~ lJl - ~
~~
~z-I~~)
- ~~ IV";;~
~ k~;~2)!
'..~.'I..
,
,
I
I
I
I
m
,If ..
1
s
r.r
N
g
~
::;
::n
I ~ .-1,
-
r--
,.,
~
-
-
I-
"'i
'II!
,; l/ J
'i i;'
~
o
~\ 11: E
) HM
, ~~.=
;J
x
.;).,
-)
I- -
- -
1'5' I
-0.
1c7l!~ lh I- I
~l "~" - I I
I,B, H
Ii- ;;
,',;
= 1- ,
~--;)
J:~ I
~~ U ,.
~
~
1l
~
'"
N
.-..
!oj>
'" C<l:
'"
C o~
n'S .- c
- +-1.-
-' D.. co:n
~ +-I:J
~ Cf)O
~ ...
~ .-
'- C
:::J .-
~ (J -
~ Q) ..c
en ::J
I 0....
C UJ
n'S +-IQ)
- co:!:
D.. rn
'- C~
0 CO2
0 +-IC
.- Q)
- -()
LL o:!:
"C a.~
c O~
:::J L..1-
+-Ic
0 0)=
'- ~8
C)
LO
o
o
N
..,f
.....
...
Q)
.0
E
gi
o
Z
"0
Q)
Vi
'S:
Q)
ex:
o
~
"I
\
1'1 t:; ,
. i', '-;,
t' ""F~~~,;',:"i
..~ I -..;;;z, ),":-"': J
, ';~;."./<( ~~y' <~I/
A 7' .11
';~[<'
"
'..z.. ._~
. 1\. I.
~
~
s
g
'"
'.,
t::_.~:/I
;;
on
I " >-I ri
-17JN/J.-CJl
/ I !
.~
:c
~
a.
f~
,... ...' ...'
.<,
~ .~'.~~
.Oh9P~
"O~-.L9
, ... .......
.,g-,66l
.
z
o
~
o
:I:
~
C
t
t,
)
l.
--j-
-9
.: -.. It @
~
cc::'::>NI(J)-~"
(1.' 0 <{
:::::3 t- .~~
:r:::: () ~ ;; ~
I-- I./J<:("'"
cc:: - I.LJ = u ~
(1'\ E t- ~ ~ ~
V v-'\ :I:t9 ~ ~
O ():;;~7
. ~a:~;~
~~<(70~
~
(::0
D
o
o
c
<
.6'.B6l
.C'.9H
.l'.i:l:~
-
~
o
N
,., . .CJ--i~, . ,N--" /'~\>L '/:'~-,?M"'?=\ i~
~~t(:~f~kJ(~I~J /
'~i~i/~;-~j).;,)-.jl'2''''''>;'I'i6 ;:~55:;' ~f '..0/ In -rn ~ ,!
I. \. .... "-V'7' ~ "'=6) I~
;//....I.~ t, '.. ~~"""~lM~l'1rfLtI~
(\'j ~k ". ~ ~[]J1~rR~ 't! i:\ \) · ..arf~ ~. ~
(,..",.i S:-~2 ., b, ~
'-- '~T iiir. ~ <.,Db) )1\:lJ _~ ;C:-I!?lb. . [;Je2 ~~t:
r .~~ ,~~~ '~ "
t .,) :{-y ~I~ ~ I , (7,: ~
~'~ J. uer ~fl~.~ ~tJ$y~) p~ ~. m <Lj@sl
[]b'i ~-$J .' lVl'"'~! ~ox ~~.
;::,- , ~. I , '" 'I'
C ~ U ik?* ~r(~E~~~~c)jf ~ '
.. ,--m~ ~. t~ ~.tJ ~~.. A~
@ ~. ~ i~.. ;;ifJ1SJ ~ ~;2)
. 'fill ~'::'. ~ u~~ ,~. .Jf1:h..\,.., ~('?~\ ,)
<,L\\. ~~ ~ (~~, 'mm ~ ~ y \..:)
[211\ 0 \ ~ ~ 1') ~'.lfl"~ft'7i(:()~l ~ ri)
t!~, 11 ~('~i.~;J 'l~"~~~_~ (~ L1:'~\
r:~' '1Y ,(:.. ,. "-lKi::J .l'IfJ::l1j K~
"Y, L:.7 J.tf"i 'V~;~l . I!
~~.. )~lf4t:~,,': rJI~ [JI.{';.Pr\f[,~1~~,~' ~ rl~)
( ~ 7\1.'. ~t ~)~ _ ~
- ili ~L(JC:.8 ..'fi "~~I
I"~!. ,= P'jf i;';~, ~ ~ ';;!R at.~. \ . ", ! ~ ~
i)_^jJif. ~?1i!~drri_Ji) .5-''-, ';;'1.. . 1"..../ i~
/C>, ~ 1/1:f..._J! '~",('-1 . . ." iT,
j · ,~, ~ C !~~t~'P~.J' /[)/
~\ l'iCC!", ( ',j 0/\1'(; ? (;f;i<~, ( ~
F. jUt< D 2-~-r'. i,j'~j~ Ij tJ ~ ~.I \': J
'rj LI pc=< ~ ,'CD ~::;'~).~~';:L 4: f)
. ~1 ~(flj;~~,*"~,,,,~ l< c."""'\.""';"'~!!! 7 j:)
l Ii; tm, LC"'YV;.;JI;' Ji.r'.~IW,":,:Js+l ~ l ,}N~. (.. "".
U ~ ~~ /1bi.fdJ r;:!~ ~~ F"F, / ~.+,
b) .11(, -.1 1 r"; .,."L."./...<..../.",'-" .
! .,--1---,.1 !! =r)("p-~!. i..... >.](/ ;;
.......,'./..,,,.,;/.< , y
) L&')Y-<;/11)r~~._.>\3 . '.9'./ '-...'// ........../
. '. . . t:'0.,~):;~-j;;Tj' .... ' .
!o
'"
N
o
<D
o
"'
, ..
cD
o
-- --
---.
,
'-
~
N
"
"?
"
o
'"
~
~
fn ~
~ [g
'"
I
,
,.,
~
'.
'f
"'
'"
N
~ C<C
'" C oc.:
ns .- c
- ......, .-
n. CO:C
......,::::l
~ ~ enCJ
......
;. .-
" ~ C
~ :J
.-
(,) -
~ (I,) .0
~ en :J
I 0.....
C UJ
ns """'0)
- CO~
n.
~ C~
0 CO2
0 ......,c
.- 0)
- -()
LL O~
"C o.~
C O~
0 L...I-
"""'c
(,) 0):.:
(I,) ~a
en
co
o
o
N
..;
N
...
Q)
.0
~
o
'.
"
,
.
I<-
I,
., .O~'.l9 .... .J::::.
I" .
-;or
z
o
~
o
:x:
0::
c:i
-j-
.9
..---
N
o
~
\
-
<(\ ~
I ~
-
~-
-
'1'\
J
,
-~
/
D.
;;\
'"
o
/
o
.
~
'"
'"
'C
~
~
E.
~
OJ
'"
~
C-
o
.s
rJl
I
(~
lR
(~ !j) 1
". c:\} I
~/~.
'- cJ~) 1
~ ~~I
C) J'I T;ti I)
.:t: 'I'
I
~ C/p
Cl:: 1'-
'~
I
'"
$
I
III11
I1III
-.4 / I
'-d:.-o,
:'f1i!! ~
17~ t~
~
~, .)
! I~)
( ,Fl)
(i
]
"C
jg
~
~
a;
'"
. ~ ,1'1
~ ItL.). ~'>
~ .~: ~;'/
-tf p'
'::'\
~ 1D
::::l ':
1l:
'hi!! C I I
-IlU,€ .
~ ~"" "
" bLti7::i,
I L.LC1 +
L~
J -
'\", 2l
~ ~~ ~'"
~ ~ ~ jj
<:?...Jc:J II)
.6-,86l
L
-,I
.L-.i~l,
~
-
1'-
I
~,
-J
W
l'-(~~1
[ 'J rT,J ~..
t'tf ~ r
j 1 J;.Li...
'or [
,
t
<Xl
"''''
I
"'
'"
,,~t
,<-Ii
" >1
I;:,,,
0>
'~ "l:t C'\I
[JgU.11
~
Cl
tt'l
t)t-
ox ~
(' ~
. 0
~ ~
_.~~ 1,
~. 'pj~
\ \
( ;~
i':"',.,. j
1 jo W "
~,-,. ~.J
/ r
",),
bI:
I
,
-
II
W
~
-
---
rn
rnl~
,1;;;1
:~
-(-
Pi( ~r~[
:.:. , "'.j. ~
.v ,it IQ ~;L'" Ilr\~liK J
-' ~L ~. I":
~ ...r-,
=2
=' L...;.
Ii:
w
~
.4
~..;, \L-4-
v-; "-./
. :. .s-s'}"
..-Lh : \,
. ~J: _.i~Ji/ .8',961
~:"0
\
. ~ .
;C~:/r ~ ~
;;; I,:.')" C . ;( ',t,f<rP
. ID-ru- l
bE ~J
~u~ !
",. ["--I ~
~
CD
~'"
~~
l.~~;
<<;z
"'\l
~ ~~
N ~ "C
JJ.lL I
Ilro ~
/ ,,)'- .Q
r J ell
''-l c;; ~
.. " g
,!=,-,-'~."\ en
~{, D~j
. -, .~
/ -",
I
I..
~-~
10\::
_*i~\
'""-I
, '-.J
l'!
"
ts ~"
ro:!::'l:
131i~
~ <<i~
b ~I
, jlJ
L
I (L~'- II
f0 i~
t>/ ~~
'-I
-~
rum
I.'!llliJ
-----1"1-
L( I)
Ie /
,
-tr
..Lt.
<Xl
"''''
~ ~i
fI..-___J
I'
~-
\;!; CHI
-
r1lJl~ -7Rf---"'~ Ll"~\ jJ
-/', .., I ~. ,A. :i'-'1lr:-.} ,,_7:].
~ >'..1. }RF'""rfp::v
' \~.' --}--...~:.7'~,,:/~,_.__-___ '.___/
r""" -,-- ---( I, '__I~~~~~_ / _ __ _f _ __'''_'- _ 't.-
~-'---:t\ '} "...,.{., <'" 'j' "...,., ~ ....-'l!! " ~
.. ......".. ';" ;,~ "ts c: 0
""-7 '\f '( '\-.. ,., I', / )._. ~,,~ ~
IZ' ." v, .,' h . !',. ./ '-,...... ~ ~ '2 13 ,5
I ", I~ /\ / ',,_/ '( '" ~"ili ~"C
~ _n" ,.= ."" I-<
'!'.. ~/ ,,-,..u< ('_- l I~ ' S ~ N ~ 0.....J
",- Ii i ! IV .. "'." ~ .. ''',
~M A
~
~
.,-
f- ,,~',IE "'1.. -
,,9-,66l
.01-,91>1
-
~
I
l
--'10
~
----r
~
.'
:;:
-'I<-
'"
;:!
9
[lJ
N
\
<
--'I
o
o
o
I (
fo
~ U
~
o
~
~
~
~
."
!:;
"
- .
"
cr::: 'ONI C/);;
::::3 I:: t; ;
cr::: !:::= w c
ri\EI-:
V -../"\ :c
~ x
~ ~
o
.,
" .,
U .,
m
.,
.,
o m
" .,
ro ;:
. .
- . .
.. .
~
~
It 0
w ~
w '"
::;
a. ~
~
>- >-
z Z
::> ::>
I
0
u:J
o
z
w
@
.J
r::
CO
-
a.
Q)
....
en
c<C
O~
.- C
-+-I :=
COD
-+-I::l
(/)0
C
.-
-
..c
::J
Ow
-+-10)
co (75
C.:.
CO2
-+-IC
.- 0)
-0
o:!:::
c..~
O~
L..1-
-+-Ic
0):0
:2:8
o
n
U')
o
It)
o
o
N
.j
.,.-
...
Q)
..0
E
~
o
Z
~
'"
'S;
Q)
0::
z
o
~
o
:J:
0;
C
I.
--y
.3
--:-0
(.)
(l
~
.--
t
f-- .B€
,,9',~6~
,,~~'.t
.l'.6t~
" "'.L< -0, _ .".0' .~L'." J.
".0< .... I
1 ~
E 11 ~
...s. '..1 -J-- =~."
~ ~ ~I = = -- Jl;r
>- - - =: T' J( o:~o ""r... . J~
vr'li ,= ,-,.~%" .;; " " _""~'" ,/ 1
'i'liC~ '/ . ~ III
J,.1'JC-- -+ ~ ~, \I
~.1. ~------~ · v\l 1l,,1
'"' ~ ~ ~ ~. - ~ ~ III
III I ~ ~ ~ u ~
II, : ~\ I: : l ; I I ""_ I : A _ t- al
" \ ~ ~ J'.l ~ Iv +-' [I
I: \ :;1 + : ;" I~" _ +- [I
' \" /" -1->'. \ ~ I
I!: '/ /, :' , : '[
1 1 x. 1 /' ~
"1" / - /' ~ , :111
I " ~ , : ~,_\
I ~ : '/ ~ 8\ : :1
I"" -L ~ ~"'"
~ ~ ~ ~
I " .1 1 ~
II ~ ...'~t '~~ :
II~II~.'.-....!II H ~ :--
dl!f~'~ !! "~I ; ."
[[1~~ ~~l~'
.go ~~~ cae!) .
jj 'l--1! ~N. I- -j
S! ww II" ~" / ro--
. ~ ~ ~ f " ~ ~ I' ' ~ 1""-
* ~ ~ 'II, " ~ ~ ; '"
I ~ I : _ i ~K 1-1 -t 11\ _ +-~
1 ,Y '" I ~I I
~ If" t 1- )'" I ~K I:::F
I " '\. V
f- -t / -f- ~
"'..' -\:
[, ~iJl\L,}' ; I I ~'//,,~ I "'J
~ i _ -10- ~ ~ r-
Jf111~ . ~ : /;v I,
~ i I, " / 1
~Ol VL 1'-"' ,
~ .&-~ .5 ,.,.,e
I : !
--tlir /
.r III", '
;~I
U)
..L'
..L'.9f
Co
(OJ
J
~
"
(OJ
/
~'
~ ~
~ ,
~ I .1
.
~
1'-
~
~ _r-
..A:- "
~ ,
, " ' I
I ..\.. I.
j~r ~\III
k.' -T- -. II
'I
-1-+
,~ '" I'
----T
I
T
"
~" 'I
~,
A
,
I.
" ..a-..Z
~
I
- f-
,I :
I
A\
\
I- -
I
I
-1-"
[I . 1i
~.~
I~
/,
,
I, "
II
II
1/
I -f-
I
r-I \
I ~
\
\
~
.L
'\
',; '\
"/v ft '~'! \~~~
" ~.... J-
1- r- ~ IIlI!IUI
I I ~
~'~~WI
'- -- 1'___":::- t-~L__. ~ _
~~ 1----1
--=- i=" -=F- ~ ___
,
,
~ .L1t---i v
I " 'I - f.---"
. ~,~ -I-' ~ ~ ~ ~ ~
I-i-
t
- r-::.L:::-.
~
~~
,I -~
,.- - t
,--
t leo,dlil .r
.O€
,,9',96~
,6
,,9',6B~
'-
~
\
<
~
(OJ
~
g
~
'"
....
N
:. -.. .. @
a::::.ONI(J):;~~
=::J ::r::: I-- ~ ;; ~
==:J I--- U ;, <:{ :;
a:::: - l1J c U ~
OEI--~~;:
_~:J:o~:
0"'" \O:;~'"
, ^,a:~;~
I--"'- ~ <( '" 0 ~
'I;; u
~~g~
U)~~~~~
1ij
~ 1/ II II II
<
Z
<
Sl ~1:)~j
o ..,;:,ill>.~
;: <l!!.fl = > 0
Z I'll CeO::
~~~~'S-E
:J1'lIl!:H$~
~"'~~~>
0.... C\l M..;ttri
C<t:
o u.
.- c
.......=
CO.o
.......::l
(f)O
- C
Q) .-
~ -
M C) ..c
.1 f! ::J
C'CS Or-
e> w
.......0)
~ CO(j5
Q) C:'"
~ CO2
0 .......c
...J ._ 0)
-u
- o:!:
s:: c..~
C'CS O~
-
D. L..I-
.......c
~ 0,)=
. ~8
D.
~
-
o
N
o
'"
o
n
<f)
o
1.0
o
o
N
....
~
...
Q)
.0
E
~
Z
"0
Q)
'"
'5
Q)
0::
z
o
l-
e::
o
J:
~
C
t
--:3--
.9
--n
b
-J'
,,)
.. -.. '1 @
~
\
<
(C'ONI(J);~~
:3 t-.~~
I:: "~O
t---U;;<t:
(C-Wc":
OEt-~~::
.~:cG~:
0"'" \u~~:
. ""a:::;~
~ v......J <( .. 0 w
"S-,SSl
"L-,ll~
"t-,9L~
~
e
~ ~
" 2
]9 .co
rn N
1" ~
~ "
E ~ ~
~ i ~
~Cll e ~
~ 0.. (.)
o~
U- ~
Ir.!E:r:
~~~
+Or-I;D
V'I../
1/"\.
r
lD
~
~
~
-
~
-
,f
~
in
'\\ bU.~ llj~
..... j"")
, ~r
~'..
Pl2' /
~ 0 0 I i!E~ ~ G "" 0:?\
1 T I 'y' ~~~'i)
I I I ~ iC'Ff,
~ "';
_./ (cJ)[~ '" 1/
- V ' [i~
1/ CJIlI'ln'
~ - ~
~ I ~ I _ I &'"
/'
1".1 I
C I / N
~-~:~.~.> .
~ r<r)~
.-i
a:
OJ
OJ '"
a. ::;;
~ ~
... ...
z Z
::J ::J
o
N
,,' i",
,-
!n
.'
"'
N
/C
,I
o
'"
,
~W paads ~OS~
, I
~I\
f-- ~
, ~'"
uV
.- i
o
'"
l'....
1/
/'
1../ I
....
J'
\
o
"'
-
o
.~
~( (
, w...
o
z
OJ
Cl
OJ
-'
il
/
-~. M
~
'"
'"
N
v
~
'"
"
<.)
~ tij g ~ ~
8~~~
Q)~N~o)N
0;
~ II II n II II
~ ~
~ itj~
@h~H
ZQ)IVn:lEa..
~ ~~ g.'55
::J '" l!:o8$~
SC>....I .....>
O""":NC"'i-.:tlt'i
0:;.
;;.;
N
o
~
:::".
@R
o
o
""
~ <u
c
....
-'
;;:
\ ~
/~
N
cO
'"
'"
0"
~~
goo.
" .
OJ.S
c;;::!:
o
~'"
~~
:5~
~ ~ 2
'"
N
.~ .
(~
,
i
~ i
ill !
i
i
1
~
~
o
~ 0
~ ,
tji 4)' \'1
(tI._ C
Q) -a 13 = ~
~ $ ea€ .
ro b. ~~. 4" '
:I~'
'(I"
''b
II)
o
o
N
..;
.....
...
Q)
.0
E
Q)
>
o
Z
'C
Q)
VJ
'S;
Q)
0:::
c:<
00.
.- c:
+J.-
CO:O
+J::l
(/)0
c:
.-
-
..c
:J
0.....
W
+J(I)
CO (75
c:.:.
CO2
+JC:
._(1)
-0
0:,::
c.:g
O~
~1-
+Jc:
0)=
~8
~
~
f/
11
--~
G
1'...:,_._c'/~:7
J
'y.
tL L
::c'~' ~:
c;/<z.Y'<--r rj ~
. w Y j:c ~
^,IF"LL/ f III ~.IIJ
I ~ ~ . co
~ N ~
~
~
,
\ ,: > 'T/t./ !,
,':.;!'Ii T#'
1/ '. '\
~Y.:,,/ ~
~ t}. ,MP/?T/
~
~
~
~ "
" 0
:':N
~i?
1l.'5
e ~
0.-'
~g>
"'-
oi!!
=cu
.Dc.
tEa
Ll1t5Q)
<0"-0
::l~~
+-'"
~~
c:
CO
-
0..
I..
o
o
-
u..
-c
c:
::::s
o
I..
C)
I'- ,,~-,~t
.O,',9t~
"O~-,L9
-- -----
,,"
,,9-,66l
~
~
z
o
~
o
:r:
0;
c
I.
...c)--
.9
~iJ
\ i)
\~
":>UI '4J!WS,., BMefiO.l gOOZ@
a::: 'ONI CJ) ';;:::; ~
::3 I-w~~
~ <;;0
1--0;;;,,:::
a:::-wcu:
OEI-~~:::
""""':I:~~~
0'"" '0:::"
* ~O:~~~
~~<(:o~
.6-,a6~
~
\
<
"l-,~~~
"E',9H
!II
n
...\ .... ... ,))
f-"'=- m I~ ~ ~ ~~Im f/
....' /~71 Ic:~,," ~~~~lll!l:~''''~ "
~ 1 ~~d ;:r.=~N~~ I ~,~
~L n; ~~ ~ l~'-t\- II' J J ",llEilrf~ ~~~ ~
n. --- I 1 ~ ~
~,~ J( "'~~ff'1{:~~~ ) [~~~
",b:::' ~;b ~ ~JJ lG J~--5l
LM. ~ ~ ldJb(a~' ~ ~
c~~~ < ~~bk. b,"' ~~ I I
Q ( ';@J" ~~
N~ ~
:t-, ~
~ in
u J~~~ ~ ,v ;1/ ,00
~~ '\~ ~ ~ ,v~ ~]iL
.~~~~ ~~ W ,~~ J~ ",'" ~ $&
"')!i'; """~;'!~?" I ri I t lI<}U' !IIli;l n
A"Fl~!f~ lFitJI u ~ ~ := 'tP)---nT
... ~; r ::, ~ '" rlvfl~ ~ ~r~ ~
L :~c,t :' _1:,1~N' ~ ~;;1~j
\~.-t.'. '~. ..) . <:x .-10iJ ~.... l3fX1"'l1
I'~
L - , I
,,9-,S6~ ,
r-- "I i ;f :
.9-,S6~ 1\ 1 i .. .... .......
~ CJ A~(
.,.'..i.=. ~,.~ \to" .:>i"" ,~~ Jll
'< , . ~... _n1<lL~'~"~l._
'1 Iw ,JU~ : :./ .t. J~,A. .,I1<lI'~ ~c -
! Ib....,f~., L.'- .it:: ~ \!,liN1)jEj, n',r;,~~ ~
, ""'< .. rr,. c.r1 F !"Ill}
",. T 'j~[ ~a 1,0< ~
~ f-=, ~ ';J., ~, ~~..r ~~,
~ ~.~ - ~h v ~I ~ H ",I ~ .... ~ ~
, rfc' ,,-f' N I
.. - ~~j(;l" . < i~lli I /
J u_~ '~. tO~
! ~Fli)rEJr, d ~!II
wJ -'- J fO' ~..' ~ h
-r:",I~' OJ f'=. a!l~ ~~""'" r;;;- v~
~~ ~;["'~ ijjS!,-- J~"f: ~ reWx' +ltO...
~lNln "",~ ~ "'=',., / ~
~N 'I'~~ 1l.!f1'-\ 11' ~ r. ~"J
rli ~II " I ~~%:iC "
~. " l3l~J.Jl ;+. .~ v ~
.,l~ ~ Ff h=k ~J::~IF~l<o~~~ ~'" ~~ <...... i.
lie I I . I;
L,--h = . .......... ... ./ ,[
/1
... I
. .
,-
~
10
"
~
~
a:
w
w Ol
a. :;
?: ~
I- I-
Z Z
::J ::J
o
N
.1 '
o
<D
o
...,
Ltl
~
8i
"
o
~~
o
z
w
Cl
w
-'
~
"
.........
Ww
...,,",
"<0'"
~..<O
..ta5.n
..~"
II II II
.
m~
.:t " .
s~~
85:5
= "C 0
~ . ()
Q).!6! _
Ii . .
o:z
:--.\
,.
.,,<
, .
() ()
~~g~~g~b
CCOLnlt:llt:lN..oN
("]O..-oo........-('\IM
Ot'\l'<tCO I'''=t'''lt
M" lti..,...:
w., "
1ii
~ II II II II 11 II II II
" "C
Z - .
< ~ 6.9
~~ im~~#6]
o.:t 0'" u.. 0.__ 'T"'l
....I '-...J 0:( 3:':
!;:lHJq]~'Qe
<cai~t't'Io...Jo~Q.
a. 'C'C~o.u t:: t::'::i,s
~ .~ ~ Qi 6 6 ~:2
~tt:...J zuuo::3:
O-'-:NM..tui(ti,...:eci
rn
~
<0
~
:;:
rn
.'
g
~
ill
'"
~
.
~
Co
'"
"
'I'
10
.,
~
.~
~ -
.' -
~ (1) C<C
> oc..:
'I' (1) .- C
~ ..J ...., .-
CO:C
....,::1
E CJ)O
~ C
.-
" .-
-
0 .c
a. :J
- OT'"
s:: W
co ...., Q)
- COClj
Q.
~ C.:.
0 CO2
0 ....,c
.- Q)
- -u
U. O:'!:
" c..~
s:: O~
0 1...1-
""'c
CJ (J)=
(1) ~8
en
LO
o
o
N
..,f
N
....
CD
.c
{j
o
I ~
, ,
, I. ......
...
i
~
I'- ,,~-,~E
, I. .
. / ...
/
t
'/
L :-
-;rr>;.,
l'
"Oh9~~
.O~-,l9
"T,~~ ~
.9-.66~
co m M r-- v '<t (7) Ll) i.O co O'l.....,... (0
2~ ~~~N~~~~~~~~~
~< ~~~~~~~~~~~~~
~ ~ IJ)
ca !E ffi ctJ
E "'C <D Q) Cl)
~~E~
E I asc(S..9:!
::I == 'iij B.g
en Q)l...J::3:
g;~Q)~
f- ~ E..:
O!i!!'i?:2oogoooooo
8000880888888
...:...:...:...:...:...:...: ...: ...: ~.:...:~.....:
C'.IC'.INNNNNNNNNNN
z
o
~
o
J:
0::
ci
iii
m::
... c::::
c( 0
C)~
c:::: CU
.- ...
"'C CU
::a.
~ CI)
a:lUJ
...
"
.,
'{i
.
c
~
Ii;
a.
~
.:t
.
0>
~
.
~
ro
[l!
..:
<Il
-:0
=ro
8.~
~~
8888888888888
,..:,..: r--:,..: r--: r--:I'--. r--: r--: 1'--.,..:1'--.1'--.
NNNNNNNNNNC\lNN
~ 0 ~ N
..... N M "It "It It:I (0 I'-- 00 0>..- ~.....
.,
-:.T---
..9
-
~Q
b
-3
~
,,6-,86~
.€-.9H
"L-,~~~
1;>
'"
""
1/
lHl
t!;
))
~~~~~LW( ,
. '~U"d'll- ~
-'r.;1 r;::::;::::J J r::::P1~ t.Jf::Id \dli,Ij, h)f1l1i'i EE
~ . ~ ~f?J:lc,.I~~'~ F7aN~~ r: - - 'J ,'~_~ I ~~,
L~ o~~Tl'"7.r~h" '~11 Ii. , I ,'" ~I~! I ~ ~ -If?!
~~.-~, --- J5~"l~J~ 'j ~:~ ~~
h::'1 ~ IUl~il ~ [",1;1;.. ,,,,I~J n rn~ I ~
~~(I I~ ~:~h ~'~ I ~J
~--;:\ I~ l [~j~ "1 .rJ1 I "N~
~;!J~: I~~l:l ~ ,,~ I~~ ' '~
~~ I'y' h", Q I~-"-i I"
bliJ .. I [S ~ l, ""I~ ""~.:.h-! ~~ I
~~ I ~N ,,€-,L~ -, ~ ,I"i- ,,~-,OV -.~ ~~ II
~ Ir~ <='1 c~ j~1
~Urf~ ~ ~..,.~ ~ C- .€~ ~ ! ~ t .O~-,~~ ~~ .~t
N ~ I kr" iUJ,,,, b1iJ
H~:~ ~..,.~ ~~,~ "'ffi~~:~
I Ur .( !~~ IT ~j ~ ~ E )d!l I ~
\\.f1:;ll!~ ~:~ ~I'L
~ I~~~ ~ ' I~ Ot.!f I JJtJJ
I . t~" ;~~~ ~"'" j
------ ~ ~I/ ~I ~;;] ~ ~ I:~
J .9-,96~
, ~.=-:-
t____ / ~ c [I~r--,
1 ,..., '''f};l.W'....t: ,~:~~ I ~
,j JI"1!iI1!!I -' .9-,69 ~ )'~? _ -I ~ '=
T~]~ ~: ~Q ~~ ~ ~Li~lJl~i:J I,; ~ ~
~ "" I - ^~l, <( "L~ flJ-!~:I-1 ~:J
~ I.f. c., ,...........,' g> ~~~ !i~.vHlS .......',
,~ 1)~ l..b-d) ~~~. ! LJ~ . ~ f~1'~
I c-1 :ilU~~ " '" I ~_
I:. T ~ ~ ~~~ I I ~/d~J~
+ "I rl 'r-.~(J ~ ? ~ I
r I .~Jk ~ ~ Ji;1 I
~ 1 ~II i!l ~
~ ~~ I ---"- I J -' ~>IE II j~
~~I "",1 '"-- I,)". ~~ ~ L~c Pc ',~ I ~i
~: ~ c ~~;~..i 'n_~~~tr~lI~_'II-;:::':::----------
n I ~~'~~pjl,<~,: '~11:~~ ~c~~~=/;t .
u ~LE'uiZ~~i\~D~"l (erl I ~
C_ I! I r\--,
'ekr,~ ~~ I .'7-h I' .,
/"
~
jj
~
~
N
...,
f,;> ~
~ [g
I"
~
'"
'"
""
~ .~-,~€
.O~-,9~~
"O~-,L9
"jo-,~~
,~~.
.9-,66~
'",
":'UI '4l!WS V BMeBel. !!OOl @
CC::'ONI(J):;:';~
::3 t-o:::~
:I::,,::~;;
I----- '-' (I) <I '<t
CC::-UJcO;
OEt-om<<
o c <<
~::c~~:
0'-" \{)~~;
a:: 5: a. :;
I-"'- 0 <( :; 6 ~
\C
\
<
'"
W
W co
0. ::;
~ ~
I- I-
Z Z
=> =>
o
z
w
'"
W
.J
~
~
()
",u.()
",,,,0
QOllh Co
M 0"" Cf:llX)
CDNVCON
II II II II II
"5il
5.9~~
~c"e
a. ~ ~.~~
38H
Nt"i...tu-)
~
;;:
ro
"
o
'"
'"
~
~ C<C
ill O~
.- C
-+-' .-
co..o
-+-,:::l
5! CJ)O
~ C
-'
~
.-
-
~ ..c
~ ::J
0.-
L.U
-+-'(])
s::: CO:'!:
CtS C/)
- C.:.
D.. CO2
.... -+-,C
.- (])
0 -()
0 O:'!:
- c..:g
LL O~
"C L-1-
.... -+-'c
.- 0)=
.s::: ~8
I-
0::
o
N
o
w
o
n
en
o
--
I.()
o
o
C\I
..;
C\I
....
<D
.0
~
o
z
o
~
o
:t:
0;
C
\.
/'r-
~
---
(0
o
c-
~
,,6-,B6l
,
"S.,9H
.L.,ll~
3'
~
~
'"
-
}
- .9",~6l
~
~
f
,,9',~6l -n ,
' LIlI\ ~ ~
jC ~ ~J
L~ ."~ - m i~i~ .r~ I~- i
'" ... '-J , ... , ~', I :)3 ~rJTk-,..U:-
'" · ,~ " Gii1
~ E"l ~ J-::-Il: ~~;::; ~
~ bfl5J~jj ""1r:~", i ...~~~m'H=~~J~ i:
! JIt.l.e!'if i' ." :i yli ~ ..r:: ,,'
.. 2::ri b---,(" J 0
" ,~, n" , , I" ~ _.
.."'" "'f.lN!L I ~:iL 1i
-- ~~ "~i/V ~ -~~.
"~ f 1 ,~r il
I ".JB I'J 1 ~ 1 ~ li I-.. ~ ': --::::::
;Ji JlF. m 1 '~n J3~. ~ l:ma ldi c-:::
...c::i"-.:J ~~ -~ -6:;;;J';'lR iJI~ ,~ l!
~ ~Ml;:l I k@lE b,,(~r- _ ~ $ ,
~ ~ lt~ """"'",UL/~ 2j~~' ~ III
~l;jl;JI"" ~J = ;::;,,:.., _=/ oi ~~ "( 1-. .!r~ I~ 2 ,,"
~ ~ Jl"l2,~w;: rM _1:""l"J!
dm' ~ :-TC2I""'~!~ctll;j~9 <llco ~V - > I ~..
r-~ II, .:z::: ~ ...
~l;l _ l "'I ,.--, ,..' _ /
!o;
~
r,.
'"
'"
N
I
.
.Ide
(
j;
'"
,
.- -=--
/'- .h~S ,
.Oh9P'
.OhL9
,IL "r.,P-w1'
, ->!'
,,g-,66l
.
.
~
~;
~..
m~
II !O)
f'-
\
<
a:::: . :> N I ,,.. - ~ x
v, <1,0<(
::3 t-w::~
~(,)::~;;
I--- (f)<:('7
a::::-Wcu:
OEt-Go""
w C "1"
-"-<;.;0)
'-" ::I: ~ ~ ~
O (,)"'"
~r.c~~:
" w
~ <(:o~
'"
w
~ ~
~ ~
>- !::
~ ~
o
N
"
z
w
'"
w
-'
o
'"
"'
o
r,.
'"
'"
N
f;.
;..
'"
I
--'I
~
'"
lil
'"
~
co
C<C 0
0
00_ N
'I' ~
:il .- C N
'+-' = "-
(0.0 Cll
.0
,+-,::J 0
CJ)CJ tS
0
~ C
f;. .-
-
~ ..c
r,. ::)
~ OLij
C '+-'0)
C'G (O~
- I
D.. C...
... (02
0 ,+-,C
._ 0)
0 -() z
- O~ 0
u. c.~ ~
.J: O~ 0
~ ~f- J:
'+-'c
~ Q):o 0;
0 ~t5 c
u.
.-r
5?i
~
QJ
rJ
.6-,66~
"E-,9H
"l-,~l~
'"
'"
"
!II
~;;!
h
M
I .......=,))
. ~. ~,~q!~.,.~'
,/;;. ..~~. r---1], ~~~~~ J "'~~~ i,. 1"1
i / ,... ,... f=Z/ O=i'J R I1:{ N ~ ~"un I~ ~ J..
~ - I ~4iN ;::!IFR. ",-'k/", ";!o', ,,,,I~ ~~.P
Lf~ """ , jl'~. IH. ~ .~
~ ~~ &~~t\loo ~. ~~~
[~IS~. r:;:;1J 'I '~~, I j:~ ~
~. ~~ .. U ~ ~OO\4 I" ~ rfJ!jL
d, ~8l1~ cr~T., ~t ~ [it
tt~ ~ M ;~ ~~--,- ~ "f
~, ~~ ~l~ t ,m-,v~ '" ~ ~ '~---1k,
..~~ ~-l r- ,Ev ---j ~ r ~ ~-'-N tL~ '; JJJ
~~ -2S ~~ ~I ~~ V~ ~a ~ ~~~ 'jL
l~l' .~ ;q~ ,i"'~ :1(1 o~ ~ %1
~~~ v ~ ~~ ~I~l
~~. ~~.. ~ I ~o1r~~ "''iau ~ ~
~ ~ ~~ a ~tI" =,hfi ~~ ~ ~
~ ~ N ~ 0 ..cd g W
-=- ~ c: '" pJ IMI C::I ~ab- ~
.;: 8.:.!l! ~ ~ ::p M l,riI9J 1
E
i
"
l
.9 .S6~
r.;,
N
iil
!ii;
L ~" ~rJ
~ ~ .9-1l9 '~. r'-iJ'~ ~ ~
~i} ~ vl~L~ Nf C)~~ (I ~:;lJ ~
--"9 -Hlll"llf'j I~I ,~ur a _ "'" ~
~ -- tk~ W i~o~( ~ <l:::"d, 1m :::: :!I
~ 'I ~ !8ml~~ 3 g> 1\l~r I;J1 ~~ ~ N
~ J ~ l:=-i~'1o~ ~ 1 ~ 1., vh1ffi, ~~ J:: ~C)
- [;J ~H'If~' Ir I' c ~
'- t" ~'\b:~~ ~ v~ M" r- ~o;
" "'~ aC J ~
.,- :;j ~g) lj
!.~ - ~ iI'ir'~ i'
I ~ . r,!,(~ ~,~ ~~ k::'.j
~-'~ ~1~Im'f~ )1 .l tJ', ~ ~;,f't<Ylo-l ~ r=:~
· ~11 ,L<2-~ ~,' lmffi!. .tf'lF- "_:.Jl!JEiL- l'i!i'l
-10 . L;~~ J A e>",-",,", ~~ ~ dl1dE
. ~ ~ fSJ'~~~~l1'ij ft'r/~L}'ilHl'll~l11J !&J"~ .......
~Jl;; ~:LFi'- ir---- ~~~: I'J ............... ../ .//
'2'jr... ill' : ';0-""""" ; .,-- = ......:c: ... .'
.. ./.. .... ...... ....
/
~
J;
'"
~
'"
'"
.9',S6l
t
~
in
'"
"
!'- "h~E
"v-,~v
.O~',9~~
"O~-,l9
,,"'
.g-,66~
00
\
<
C::C'ONI(J):;~~
:3 t-o:::~
I::,,::~;
t-'-'(/)<r"<t
C::C-UJcu;
OEt-om",
o c '"
~J:~~~
0"'" l()~~;
a: " 0.;;
1-=-t0<(:6~
'"
UJ
UJ <Xl
0. ::;
~ ~
t- t-
Z Z
:0 :0
"
Z
UJ
o
UJ
-'
~
'"
'"
N
f.;-
;..
...
r.;,
N
iil
'"
~
c<C
oc.:
.- e::
!'i' -+-I .-
CO:C
:ll -+-I::J
C/)CJ
C
~ .-
-
f.;- ..c
~ I ::J
I 0.....
~ W
!:; -+-I Q)
r:: CO (75
ns c.:..
- CO$
Q. -+-Ie::
~ .- Q)
-u
0 O~
0 a.~
-
LL O~
L..1-
.t: -+-Ie::
it: Q):.::
.- ~8
LL
: - ... .. @
.:=
o
N
o
'"
o
""
cD
o
LO
o
o
C\l
..j
C\l
...
Q)
J:l
o
'0
o
z
o
~
o
::I:
0;
C
~)
3
~
_0
h
(j
o
I
~
~
r
s
~
c:
co
0::
'0
o
c::
Q)
Q)
en
~
l
-!
I
~
-L
J
I
I I
c--l l
~
'"
'"
N
~
-
il-l ~~
= "'1'1
1---- r-'~' """ !~ ~I J
~o ] --- .!r,69 -----,r ~]( ~ ~ - ,;;; i
M ~~~ ~~
~r.>1.'bi f-J :$ ~ _"'=J N~1m .,:f ~
-R~ '" l'rnlmF3 L,r '-"J ~ :;;
~ ;1j1~ rJ,~~ .~~~gs ~ M~"h VlfJi~W~ ~ lA"
j ~ ~ (1 , "~ ..,. ~ :!2 :$ ~ ~~ _ >,'" ~~
:."'...i u 'I,~ '5 _ 4@ ~~
.~ ~1 "'-. I'~ CD "'" t~~
'" ~ '< ~>~ ~l~ :$1!2 i., _ ~> ~
'.. ~y~~ ,~. aI~ " ~J1
"'..:::: C--J N
'" ./"... '" ~~ ~c::;
<: to I!F-~ i
~ ':" '" tl ril ~ r ~!/1
I ,<l\ " ,l;\ij ; ~U'" ~ "-d '--::il
i&r~ I:'~) 1;1j1!:? ~IE IT I rrnD~ ~ ~~~
i ~ <c;;"~I~lliiQ8, '" ~ "rii) ......... "" ~
Itfi> ~'..:;:~=~=~~a~O;~~~J:. g
,I~! ~jQJ~l)""~~~~~~i: :f-1~ LL :-s I:
,:fl~~--'a@ ;1j1~;1j~~ 1;1j1~~~ ............. ..... /
.../.,' ... ..... ...... ,
-,",','-'
.!r,S6Z
t
.
..
!!1
~
r- ,,~',~.
"O~',9v~
"O~-,l9
.t-,~v 7r'
,,9-.66Z
0\
\
<
'"
:::
9
ill
N
~
'"
.,
~
~
~
j
~
~
... II @
rr--'ONI(j)_mx
~ GjCJ<{
::3 1--0-"-
:r::: "- ~ 0
1---0;;",:::
CC:-LUcu;
OEI--~~:::
_/"'-:cO~:
0..., 10~~:
, """'a:~~:
~~<(:O~
o
Z
IJJ
IJJ
-'
a:
IJJ
IJJ "'
a. ::;
~ :i!!
.... ....
z Z
::J ::J
r::
CO
-
c..
....
o
o
-
u.
.r::
.....
><
.-
U)
C<(
oc..:
.- c:
....... .-
CO:O
.......:J
(j)CJ
C
.-
-
..c
::J
Cl~
w
.......(],)
CO~
C.:.
CO2
.......c:
.- (],)
-C)
O;t:
Cl.~
O~
L..I-
.......c:
CD=
~~
~
-
o
N
o
"'
o
'"
'"
o
LO
8
N
.qo-
N
"-
III
.0
~
o
z
o
~
o
:I:
IX
ci
~.--
.-.OJ
9
/CJ
o
r\l
\
'OUI 'lmWS ~ BMef50.l 900Z@
o
, (
\
<
a::::'ONI(/):~~
::3 I-o~~
-.-- "~o
....1.....- ..... GI "i"
l---uVJ<t"
a::::-wcu:
Ir'\ E I- ~ ~::
VV\I0~:
O. ^'~;~!
~~<(:o~
ul
-::
0: 0
UJ '"
UJ '"
0- ::;;
~ =>
z
>- >-
z z
=> =>
0
<D
0
r0
co
0
-----
- - - -
-
- - - -
- -
- -
- -
0:-
~
S:
0
-'
0:- u..
0:
~ UJ
0: i)
UJ 0
<n ~
z
UJ z
0 ~
z
0 0
u u..
0 >- u..
z Z 0
UJ => 0:
"
UJ [Q]
-'
/./"-~....-
J
~
,
u_J
c:
'"
a::
~
'"
'"
U)
~J
I
L
J
"
I
IJ
J
I
,-------'n----L
.9-.s6l
"
~
J!
w
'"
~
r"
[g
r" N
in
'"
N
r"
10
<Xl
C<C l/')
0
Ou. 0
N
.- c: ..;
.....- N
~ CO:O Q;
....:::J .0
0
F- CJ)O U
-'
~ 0
r" C
C .-
~ -
.,~ -1.." a::s ..c
- :J
~ D.. Cl~
~ 'to- W
0 ....0)
"h~~ "O,-,9t, 0 co:,:
0:: (f)
,,9-,66l C ,
...
- CO2
tIJ ....c:
CI) .- 0)
-u
c 0:,: z
.- c..~ 0
c ~
a::s Of!!
N So... I- 0
N ....c: :I:
Q)=
CI) ~~ 0::
:E ci
1
--J
.9
-
60
-
r0
-
~
~
.6-,B6l
"E-,9H
"l-,;rc:.
!i
o
'0
c
ro
c
"8 g
C! '6
.!l 0
F ex:
I
ci.
~
Iii
~
c
ro
'0
c
o
()
ci.
~
~
~
'"
~
I
,
,
,
~
fo
~
o
'"
,,9-,g6l
f
'1'
~
.9",69
...,
~
~
~
o
'0
C
.....,
.51<:_
I!!t:.g
~ ~o::
gjij~
C!>~
'E
Q)
E
0.
'5
C'
w
C>~
~c:
-'"
:Ru
.cQ)
(J)::E
Q)~
8.l&
~
en
'"
N
,,~".~E
"O,-,9.~
"Ohl9
.1>-,,"
,,9-,66l
, t
, t
\
<
~
~
'"
~
o
'"
Eo>
~
!I'
:!l
-'
~
'-
~
~
" .,
cr:::'ONI(/);;:g~
==:) :r::: I- ~ ;; ~
===> I--- U ~ <l; :;
cr:::-UJcu:
11"'\ E I- ~ ~ :;
U~:ct:)~~
O U:;:~
. ^,a:~;;
I-=- v...J <( ~ 0 ~
~
C! 0
OJ N
OJ "'
:;
"- ::J
~ Z
"" ""
z Z
::J ::J
C<(
o U.
+:; .5:
ro..c
+-,:3
(/)0
C
.-
-
.0
:::J
o
c
CO
-
a.
.....
o
o
a::
.....
W
+-'(])
ro~
C~
ro2
+-,C:
.- (])
-U
0:<.:::
c..~
O~
L......
+-'c:
0):0
~6
a:-
t
~
-'
u.
[ ffi
e;
C! "
OJ ~
<JJ
Z
OJ Z
" ~
6 "
<l u.
~ " "" ~
'" z Z 0:
'" OJ ::J
N @
-'
o
co
o
'"
Ul
o
LO
o
o
N
.,f
~
~
CIl
.c
E
gi
o
Z
"'C
3l
'S:
CIl
c::
z
o
~
o
J:
a;
C
J
9
-0
b
rJ
r0
t
. """';.,:->>,l\'I
~ ~ ~ I I
" ~
l' -1--' t.
~
~
!
~Hi I~
H~~~~i~
nL..
i
!
!
~
! ;
<C
c::
o
~
>
Q)
jjj
:i. II to)
N
~
\
<
cr::='ONICJ);:::;:;
:3 I-.~~
:r:: c:;;o
.....--U;;;-<!:
cr::=-UJcu:
{I'\ E I- ~ ~ ~
\JJ):I:(9~:i
O ():;;:~
~ ~a:~~~
~~<(:;o~
!
I
i: ;; ; ;
~ , , .
!l Z r u.
!i!i~
..x::
Q.
Q)
III
L-
o
J:
c::
~
1
-
-
m
c::
o
..
~
Q)
jjj
'g
>
jjj
.!:
:0
::::I
C
Ct5
0_
.- c:
....., =
co.o
.....,::::1
000
C
.-
-
..c
::J
Ow
"""Q)
CO~
C.:.
CO2
.....,c:
.- Q)
-()
O:!::
c.~
O~
5...1-
"""c
0):0
~6
II)
o
o
C\I
-
N
Q;
.0
E
~
z
z
o
~
o
J:
~
C
---.J
..9
~o
D
f)
('0
~
I
~
~ i . .
, , ~ ,
~ . , ~
~ @ ~ ! -
@
~ ~ ~ ~ ~ ~ 0
, 0
I I
I
~
~
~ . .
~ ~ i i
d I ~
I I
2
~
ffi
~
~
~ i ~
~ ~ ~
~ ~ H
I
o
en
en
N
c~
N
~
o
b'.
C<C lO
0
a 0_ 0
N
.- e: ....
+-1.- N
CO:C Qi
+-I::J .c
(/)0 E
Q)
>
0
C z
.-
-
..c
::J
0 0......
Q w
C +-I Q)
0 c: co:!:
;; 0 C/)
ell 1+~t, " ~
> C.:..
CI) > CO2
W CI)
W +-Ie:
CI) .- Q)
> -0
';: ell a:!: z
Q f' 3: Q.(J) 0
(J) ~ ~ ~ ~ ~ ae: Ii:
~ ._IIlU.::'~1llII Q) ~
'-I- 0
~ c: +-Ie:
E ~ ~ :r:
ell ~ 1:: 0)= Ii
0 ell ~~
:E c:i
-:r
9
-
[;0
--_._-----~--_.-
----s
,{)
- --._-------~~._--
-- - ----- -_.-~-- --
~
1 t
\
<
M
C
o
~
>
CD
jjj
...
o
'i:
CD
-
C
N
C
o
:0::;
C'G
>
oS:!
w
...
o
'i:
~
.E
'::IUI 'L1I!WS '1i 6Me150.l SOOZ@
cr:='ONICJ);:;:~
~ t-ID-~
I::U':;;;
I--- if) <( '<T
cr:=-UJcu:
OEt-~~:
/"""'\.:c~~:
0"'" \U:;~'"
. ^,a:~;~
I--"'- v....J <( '" 0 ~
~
-
o
OC>
o
...
o
('oJ
o
o
C<( LO
0
00. 0
N
.- c: ..,f
~.- ....
(0:0 "-
CD
~::J .c
- cnCJ E
- ~
- 0
Q) C z
Q. '0
.- CD
~ - III
.0 'S;
I- CD
:J c:::
en 0..-
w
c: ~ Q)
0 (O:!:
.- (j)
.... C I
.... CO ....
c > (0$
0 ~c:
:0::; Q) .- Q)
- -0
C'G W o:!: Z
>
CD ~ c.~ 0
jjj 0 O~ ~
...
0 .- L-1- 0
'C ~ ~ c: :J:
CD Q) (])= D:!
- .... ~8
--------. ---~-_._---- .E c: ci
-
J
---::J-
-'3
r-
,D
b
\.()
r0
J
--- -/'-V - -.
---/',/----~
II)
c
o
;::
CO
>
CI)
jjj
~
o
";::
CI)
-
c
~: -.. ... @
~
1 ~
\
<
rr- . " N I ,^ _ ~ x
\....L..- oJ \J I:;, 0 <(
:::3 t-Q~~
:::r:::: " ; 0
1--0;;;<:
CC:-Wcu:
OEt-~~:
~Ic.!)~:
0...... I,,;;~"
t0a:~~~
v ~
" - N
I---"'-- <( " 0 ~
~
~
o
...
o
N
o
o
....
C
o
;::
CO
>
CI)
jjj
~
o
';::
CI)
-
C
LO
c.:<c 0
0
O~ N
..f
.- c ~
........= ...
ro..c CD
.c
........::l E
> cnCJ ~
0
Z
G) c.:
--~---- a. .-
-
~ .c
I- :J
. 0.....
tn w
C ........(])
0 roV5
.- c.: I
... ....
CQ CO ro~
c > ........C
G) ._(])
"lit 0 - -U Z
;:: W O~
c ~ c..~ 0
0 ... ~
;:: CI) O~
CO jjj 0 0
> .- ~1-
.2! ~ ... ........C ::I:
0 G) 0)=
W ';:: 0;
~ CI) ... ~8
0 - C c
c
.;:: - -
CI)
-
C
t ,M.,€ .6.,Bl
'+-
(fJ
co
-:t
O.
.......
'7
~
~ 0
::>
8 C<C I.tJ
0 0
OU 0
'" N
CIl oq-
0- -- C
0 +"" .- N
.s CO:C ....
(f) C1l
+",,:::J ..c
(/)0 .9
~ u
0
r-, ;,;
~ .... C
co .-
.E -
..c
US ::J
0-
0 +oJ 0.......
0 co
~~ G +oJ ~ UJ
Cf) .s::. +"" Q)
~~ - +oJ CO:':
co
:., +oJ .0 Cf)
~ al5' co C I
mO u:: N ....
I ;2:: - CO2
~-_/ ....... "'C
roJDDo :': Q) +""C
C U) .- Q)
::> .0 -u
N C 0:,: z
! CO c..~ 0
.9.,~€ - O~ t::
0.
"g-,l€ 5.-1- 0
.... +"" C ::J:
.- Q)=
c ~B Ii
::J ci
~J-
.9
rLJ
b'/
-9
~
~
::>
8
o
'"
CIl
0-
o
o
Iii
II l!l
I
\0
, t
\
<
cr::::'ONI(J),;;~~
:3 I-o~~
:::r::: <; 0
~ ()~ 4::;
cr:::: - UJ c u :
OEI-~~:;
~ IC)~:
0'""' \U~~:
" "'" 0:: " ~ :
~~<(:o~
"O.,~
"O-,l€
'+-
(fJ
-:t
0)
LO
.......
cnflr~
~
E
><
1:>0
G).'
m::
/
I
f
~
~
'"
IX)
"
N
o
~
'"
'"
....
.~
E
US
a.
0 +oJ
.8 co
~
Cf) .s::.
- -
+oJ co
co .0
LL N
N -
"'C
:': Q)
C .0
::> (\')
"'.
.~ :r
Ci~
-><
"'.
,,0
:~~
..J~
[J
~UIln
f.;>
N
"'
[ i~
- l
I
=:J
o
E.
~5'
~ ~~
;,j. l~'><- ~I
~ G)O
~~
::;:~
/r~ ~
/; .
I /'f'-, -__
1 ~~~/IOIKlo
j
o
!~
"O.,€€
-j~-
.9
60
r
ID
't;i';n
"''''
~~
II II
'"
o
;::
'"
~ ~
o ~
c% .~
c ~
8-:;;
]iJ!i
o 0
......
'1'
N
";
"
'"
~I
~
r-,
~
~
o
~'t;
o ~
1-....
<='"
i!:.
o~
~
~ ~
~~
~
~
b
~
Q).,
.~;: 'in
~>< ~
Q)' ~
::;:"1
~
"
~
/(J
1:;>
~
~
~
~
'"
1~1
r
q
'"
'"
2
o
r-,
~
~
~
Nt,.
'It..
8';;
i~
m~
~
;-
'"
Or
N
'"
'"
N
l"-
, t
\
<
cr:::: 'ONI (J) ';; ~ ~
:3 :::r::: I- ~ ;: ::;
- ~ "
I----- U if> " "
cr:::: - UJ c u :
(1'\ E I- ~ ~:;
UJ)J:~.a;:
O U~~:
~O::""-:;
u ~
" - ~
~ <("0:0
Q)
>
Q)
..J
Q)
C
'c
CO
f::j
Q)
:::2:
'+-
(fJ
o
"
.......
.......
"
~
c<C
O~
.- c
+-I =
CO.o
+-I:::J
(/)0
C
.-
-
..c
::J
f::j 0.......
- UJ
CO +-IQ)
Q) ~
:::2: .s::. COVj
:;::. -
CO CO C~
LL .0
N CO2
<C - +-IC
.... "'C .- Q)
- Q) U) -u
'c .0 C 0:,:
::> N CO c..~
- O~
c.. 5...1-
.... +-Ic
.- Q):o
c ~6
::J
II to)
~
~
'"
IX)
"
N
o
I.tJ
o
o
N
..;
N
....
C1l
..c
o
o
o
z
o
t::
o
:J:
0;
C
-j"
9
.{J
h
('jJ
0)
I "O~.,\,
I
I
I
I
~
;-
,L',Sl
1- .c",g-----,f
Oi
_II Ii () I
_ L-C:.J
--~
"\A~
~~
"N
Q)~
m><
~~
"'~
..~
::;:
I I
- -- I
, 'I
Ct:.:LJD
""
<="
1_____J ~~
~~
">N
:::;.....
";
~
'+-
(fJ
CO
"
(\').
....
~
"
"
'\/~
"".' +-'
~
E~ [ CO
8.>< ~
-~ 0 .s::.
~ -------'e-~--
Q), -
'" lXl~ CO
+-' .0
CO
LL N
-
-:t "'C
+-' Q)
'c .0
'f ::> (\')
'"
.S.,g ----+ .I;-,6~ I ~+-~'1
.cr,\'
.6-,SC
I.r,\'
fl,]-
il
I
M I,
S Ii
~
N
'"
"C.,Sl
9.11;;:- .Qj
"'~
e.'
"ON
Q)~
[Il><
29
"'..
..~
:;
___---.J
",.
<=9
"c:;-
ON
-><
"'.
o
.~~
._~
,--------
Ie
I-~~
.
NM
"".'
o
~~ ,,'
"00
Q).'
[Il0
Z
..-?-
oLUlo
J::
"
Q)
f-
"l.,CC
'+-
(fJ
o
co
o.
....
~
i\
+-'
CO
~
.s::.
+-'
CO
+-' .0
CO
LL N
-
(\') "'C
+-' Q)
'c .0
::> N
00
, t
\
<
" @
cr::::'ONI(J),;;~~
:3 :::r::: I- ~ ;: :;;
- ~ "
I----- U <f) " "
cr:::: - UJ c u :
(1'\ E I- ~ ~:;
UJ):J:0~:
O U:;~"
~o::~~:
" w
~ <(:o~
:::
'"
IX)
..-
N
o
C<C I.tJ
0
0
O~ N
oq-
.- C N
+-I = ....
CO.o C1l
..c
+-I:::J 0
(/)0 0
0
C
.-
-
..c
::J
0.......
UJ
+-IQ)
COVj
C~
CO2
+-Ie
.- Q)
U) -u z
0=,=
C o..~ 0
CO t::
- O~
c.. 5.-1- 0
.... +-Ie ::J:
.- Q)= Ii
c ~B
::J ci
~J
.3
~fa
~)
o-
r{)
';; ';;
... ...
~ ~
II II
'"
';;
~
8 ~
~ .~
'" c
c ~
~ .
8:;;
Jj ~
~ ...
'1'
N
~
N
~
~
r-,
~
~
o
0;_
I!) '"
o~
~'"
"'"
"
c.
o~
~
~ ~
~~
~
'"
'"
:.,
~
.
o
.. .'
.~ ~ 't;
l'l ><...
N' N
cI)~'I"'""
~ ,
";;5:!
<.>
~
Q)
>
Q)
..J
Q)
e
'c
co
~
Q)
:::2:
/(J
~
~
q>
~
~
;:,
'"
1~1
r
:.,
'"
N
'+-
(fJ
<0
0)
....
....
2
On..! L__"! 0
/~
0""
~~
Q)~
m><
----S-9--- --
"'~
..~
::;:
o
'1'
;,;
~ f::j -
CO
N Q) ~
'" :::2: .s::.
:;::. -
CO CO
LL .0
<C N
-
(\') "'C
- Q)
'c .0
::> N
r-,
'"
'"
0\
, t
\
<
.. @
a:::: 'ONI (J) ';;:'; ~
:3 I-.~~
:::r::: " ;;; 0
....-- (,) ~ ~ :;:
a::::-UJcU:
OEI-~~:;
- . rn
J):::C~~:;:
O U;';."
" "'" 0:: ~ ~ ~
~~<:(:o~
~
~
'"
IX)
"
N
o
C<C I.tJ
0
0
O~ N
.- e ct"
+-I = ....
CO.o C1l
..c
+-I:::J fJ
(/)0 0
C
.-
-
..c
::J
0....
UJ
+-IQ)
COVj
C~
CO2
+-Ie
.- Q)
U) -u z
C 0:,: 0
CO c..~ t::
- O~
c.. 5.-1- 0
.... +-Ie :J:
.- Q)= 0;
c ~B
::J c
~:J ~
~9
~-
-0
D
o
--:t
-
':)UI 'tn!WS lfl eMe60.l SODZ@
.
"
"
"
o
N
\
<
cr::::'ONI(J)-~><
o 0 "
:3 I-o~~
I:= c;o
~O~<{:
cr:::: - UJ 0 u :
OEI-~~:;
.r..... :c t;) ~ :
0'""' \u:;:"
~ ""'a:~~~
~~<(:o~
"in"
:;!
II II
'"
~
~
'"
~
~~
~~
rn C
~
ii ~
"-.
0:;;
]i]i
o 0
......
IX)
1 'f "
'"
'"
N
r 0
---------- ~
~
0 ---------- ~
0;
ell';;;
f;- ~~ ><
,,~
~ i!:. ~ ----------
0
~ ----------
N
'"
N
N
;:.
,
...
Q)cO_
,,~'"
"c )( 00
~o;:!:
Q)";"
::;:'"
b
;,j.
~ I ~
~-+-~
"
~
1:;>
'"
Q)
>
Q)
..J
Q)
e
'c
co
f::j
Q)
:::2:
"
~
:r
"'
1-
'f
'"
q
'"
..,
r~l
r
r-,
'"
'"
1"
;;,
..,
r'"
'" '+-
(fJ
-:t
(\')
LO
....
C<C LO
0
o u. 0
N
.- e ..;
+-1.- N
CO.o ....
C1l
+-I:::J ..c
(/)0 ~
0
c
.-
~ -
I " ..c
'" ::J
-9--9- _ .-J 0....
Q][~Jlol UJ
+-IQ)
~ co:':
~!... I Cf)
C I
~s I ....
~>< I f::j CO2
.,,~ I -
co +-Ie
Q).' Q) .- Q)
m~ :::2: ~ U) -u
:;::. .s::. C 0:,: z
-
co co CO c..~ 0
u:: .0 t::
- 0 ~
<C N c..
-:t - 5.-1- 0
- "'C .... +-I e ::J:
'c Q) .- Q)=
.0 C Ii
::> (\') ~B
}-~ -+-~1 ::J ci
'7
;-
1':=>.1.\,.,,/1;,-,',_,_~~IQ]
~~I
al~
m><
--~---------_:
"'~
..~
::;:
";
~
:n==11-
Il1.-:j
~
'"
o
-
~~
: ~~
! E::
0><
0,
j:;:
mb
";
'"
~l~~
eo
-'
~
1-
-:Y
..9
-
~
- -=y
I "l.,\' 1
r
~
~
"v-,~€
LJO]
~~---;=--;-~-=
,~ E.
~~
"ON
Q)~
<;:'><
1i):f
..~
::;:~
c
(~ (:j-,L'l-'\
::J:>~.'
, \,]
'"
.'
;:!
r
I '
CJ:~II
M
~
r"
'"
L
o
,,9.,l€
"g.,~ ,9-,~
"g.oS€
II @
, t
N
\
<
cr:::: 'ONI (J) - ~ X
. 0 "
:3 I-.~~
:::r::: ~ ; 0
I----- U .;; " ~
cr:::: - UJ c u :
oEI-~~:;
- 0 ~
~:c0~:;
0'""' lU::."
" "'" 0:: ~ ~ ~
~~<(:O~
~
~
'"
'+-
(fJ
"
....
(\')
....
C<C I.tJ
0
o u. 0
N
.- e ..;
+-I .- N
q CO.o ....
C1l
fIl +-I:::J .a
(/)0 0
0
0
C
.-
-
- .0
CO ::J
~ 0.......
.s::.
-
CO UJ
+-'
CO .0 +-IQ)
LL N CO='=
LO - Cf)
"'C C~
- Q)
'c .0 CO2
::> (\') +-Ie
U) .- Q)
-u
c 0=,= z
CO c..~ 0
- O~ t::
c..
5.-1- e
.... +-Ie ::J:
.- Q)=
c ~B Ii
::J ci
~~
~ ~
~.~
o ~
!i.
0:;;
:rg~
~...
r-iJ
.~
or
~
~
";
~
~
~~
~1ii
0"
f-o
""
Ql
C.
o
'"
~
"
~
~
~
Q)9
.~~'in
!'!><"
N' '"
Q)O~
::2b
~
~ ~
~ 0
L
. Or
~
~
~
~
'"
'"
J
;;;
:.,
~
"'b
:~~
ON
-><
"'.
~~
...J~
.91. _lm'l' - J,' 91
, /~
K/-'N9
I ""0
I E~
i Ox
I e~
I "0
.lD_'
m~
M
~
I
r-,
'"
L
~ ~
~
N
'"
~
'"
'"
~
..
'"
.. ~
cr::::'ONI(J),;~~
:3 I-o~~
:::r::: .. ~ 0
~U:;;<J::;
cr:::: - UJ c u :
OEI-~~:;
~:::co~:
0'""' \U~~:
. "'" 0:: " ~ :
~~<(::o;;;
IX)
"
N
o
Q)
>
Q)
..J
Q)
e
'c
co
f::j
Q)
:::2:
'ii5
N
(\')
-.:t.
....
C<C I.tJ
0
0
o u. N
..;
.- e N
+-I = ....
CO.o C1l
..c
+-I:::J 0
q (/)0 0
0
'"
'"
C
.-
-
..c
::J
~ 0....
- UJ
co +-IQ)
Q) ~
:::2: .s::. COVj
:;::. ro
co C~
LL .0
N CO2
<C - +-Ie
LO "'C .- Q)
- Q) U) -u z
'c .0 C 0=,=
::> (\') c..~ 0
CO t::
- O~
c.. 5.-1- e
.... +-Ie ::J:
.- Q)= Ii
c ~B
::J ci
.: ... .. @
cr:::: 'ONI (J) ,;;:g ~
:3 I-o~~
:::r::: ~ ;;; 0
I----- () :;; " ::-
cr:::: - UJ c u :
OEI-~ ~:;
~:J:~~~
0'""' \u:;~"
. "'" 0:: ~ ; ~
~~<("O~
co
"
N
o
~
E,
~5'
al;!
c=r:'~ '.,
"''-
..~
::;:
~=-
lor=JC--ol
ii
~J
\"
"-
>-
/
L
r
x
'1'
'"
N
Q)
>
Q)
..J
"'C
e
o
u
Q)
Cf)
Q)
(fJ
:::J
o
:c
e
==
o
I-
L
j
'i'
'"
'"
r ..,",=-.J~_
~ "':;
".
I .cO
b' a~
~ -,
.' 0)"...
" ,,~
~ ~6
'+-
(fJ
---, ....
~, 0)
I I (\').
.../
", ....
I
../
.I
~
( " C<C 10
I '" 0
N 0
o u_ N
Q) ..;
(fJ .- e
:::J - +-1,- N
CO ....
0 ~ CO:C C1l
:c ..c
.s::. +-I:::J ~
e - (/)0
== CO 0
.0
0 N C
I-
(0 - .-
"'C -
- Q) ..c
[. 'c .0
::> N ::J
0....
'; UJ
en +-I Q)
N COVj
9 C I
M ....
'" CO2
+-Ie
.- Q)
U) -u z
C 0=,= 0
CO c..~ t::
- O~
c.. 5.-1- e
.... +-Ie ::J:
.- Q)= Ii
c ~B
::J ci
- ../
9
EN
2
><
"0,
"0
co~
~
L
~---
~~
'"
':)Ul '4I1WS '1il BMBBOl gOOC:@
cr::::'ON1(J) ~~
==:) :::r::: I- ~ 0
==> U::
cr:::: !:::= UJ c u :
(1'\ E I- ~ ~:;
UJ)::cl:)~~
O u~~:
~ ""'a:~~;
~~<("Ow
V
N
\
<
-::r~
53
:0
(.O
't;
~
"
'"
...-
,
't;
g
"
,.,.-
.J
~
-
<.0
.
.
~<
~.~
<1)0
d
0.'
O:!;
]is
~~
IX)
1
r
.(J-.€€
"
N
~
~
o
~
o
0;
"'-';
~~
,,""
i!:.
o
~
:t
~
~
~
'"
'"
Q)
>
Q)
..J
Q)
e
e
co
f::j
Q)
:::2:
en'?
.5;'" _
c~ '"
"" '"
i:j' '"
Q)~ 'II""
~~
""
"
c3
"
~
2
L
~ ,,~~',v~
,,~',S~
j
r
"O-,€€
'+-
(fJ
co
....
o
~ ~
DL==tTIJO
~
....
-n--=:Jg>;
-0
~---E;C\l
c"
-.
"'~
:~~
..J~
~
~
I.tJ
o
o
N
..;
N
....
C1l
..c
.9
u
o
'1' C<5
'"
N
o.
N -- e
+-I .-
N - co.o
Q) co
:::2: ~ +-I:::J
.s::. (/)0
:;:, -
co co
LL .0 C
<C ....
--
co - -
"0 ..c
+-' Q)
'c .0 ::J
::> .... 0.......
UJ
+-I Q)
CO='=
Cf)
c~
CO2
+-Ie
U) -- Q)
-u
c 0=,=
CO Q.(fJ
- Oe
c.. ~
5.-1-
.... +-Ie
.- Q)=
C ~B
::J
2
L
~ ,L-,€ ~
.v-,6l
z
o
t::
o
::J:
Ii
ci
J
-Y'
3
(X\'..:l) 66r9-let (Oli9)
(3NOHd) OO!i:9-Zet (Ogg)
li90t6 v:> '.lJ.I:J aOOM03~
OOl' 3ltns '~Hl 3NIl3~OHS SS'l
J1I8t!U
NV1d ~Nlav~~ 1vnld3:>NO:>
NOll Y lS NI18na 1 Y NY lI10dO~l3~
'I/OI'~~
P/l^0Jddv i .-
-'" i I
uDlwo z U
,0"-.1 ~ f
1i00HhL '1D0.is
15
-'"
~-ri
~l
--::Y ,~
-.E
19
8H.JIYld flNOAlAHns tM:'I".3
'tINtJOJI1't:J
A1NnO:J 't03rl'tl't
Nllsno
_CNQOf'
2
,{/:
...
,'._ _1."._,
~
"
"
/
/
, 3 ~
C~~~-'-/j
::Ie"" .../
i!~~;
;~
/~~~
,/ (/liD...:
/ ~i5""
~o~
~~~
~~~
~
/
/
/
//
/
(
I
NN ,/'
...J~/
~~'
~~~
ll.ll.
,/
/
"'.-/
~ "..~..
,/
~ ~
2 ~
~i'ii
l!S",e;
"'i'jiS
:~~~
j:2~l:!l
~M"t;;iS
\ i7l-:~ /,.-,
...... ~'!~o // \,
~'b~/ \
I~ \
;;[> ~!U ' I_:::-:-::-~.,:~, _.:;"::-:: ;"_
, : ~I,. /:.:::;:ff(~I~~;~~,:./
J I\~""~-'" ~":--":.~-"~~ ' _1 -~-
,,/ ~ ~ ~ ;;..~ - _~~ ~.-~~~~-:;-f"1-T--
-~::;;: ~ -~ /v.... '\ .-~_~~.-~ -- /' "'./ \ '- /
,./. ~_~~_,.iJ I ..--" I ,'.""'IIllE1.L.I VI!'..___."'... .......... \ -.I~>"~'_...-...j;:_.-'___"--;~. "
kJ- _':""-'~.fl" I; :~ - ''7''-T'r''\'~'t.'':-'', ~'l'-~~---?i~~:~;;~~:::r-;--- ( " /)
-,'- ..~~..- (.~:...~ ~~ '; .~' \ '/;}1 ~ I> ,,_~::~,J_J'_-i.c~~=\;;~Z*~~~~1:;:\\1 ,M:::\!~~::--(;f ""'''~\ if
" " '..1''';.., /, I ,I ",..,',..,.._-"',..,._-~\:--T,',..,_.r:_,,_I____:::_..... ,'I"...., 1"1' I 'I 1\'1_" 1'1 I
--r ~ "....//'~ '~u"-'l, --..."........;;..j..._::.::..;;.}~..,_.."".'.-l__L-' -'- l'lli\ ",! 1 1 '(II \ 'J
,-J ~'" ~:::l-" "'-- '-" ' ~-~-- ':::::::"_:'-';"'''';'~'j''-=:C'F.(':~':''-:-)" ~- \ ,1",IIj,:. I, 'li,3'\ . '"I 1-::'-'" \' \
-..'" --~ /' I - ~ - -,' ,u._ "n' - VI "l/it=;;i":~i'^:"'''i ! " \ ; 111!i :,\",1 ; dil _rjll \~/ J ""
......... r---- ~ i ~F~ !!;~~J / I,'; 141!iii \ ill.. 11 ill..i r/ '\
----..,-~ ...'" - -1- - --J-' :... I j :~ 12" ~ <<1i ' .. , -.., I , ! II: \ ; I; I \ ~ I "I / \
_.>-~:~._'\ '~ f'II.', !is ~~I ,'.. , I~'I' \ ,,:, '/ -( II ( I
_'_.,f rI./ I >-F:::E Ii"i' '. I , !. " I 1\ ''', / j.-_ /
~- '~C'S, '~, :~vl /' Hi1'~' \ ~ ~~~ ~ ~!' l i 1/ l~ i!~\ ~\ 1::1 I q \..~I/ \ /",' I
~I/) ~' ,.; :;Pf' ~ I'" i'1 ; a~ff :>>i ~~l II ~'i t'\ !I:, 1/ Ii "-/~-4N
~m ,fIr // I il/! ?~ ~~~ dJ$t !H:lrk \!!!i III \...d~
,l4J"~ 'l,~,] :!!I~ ~8~ ~f!! !1L::! '\ \Iiil / Ii (..J"-
/:ii~ / -i ~ iiig~ ~~ i!!il,~, '"Iii I I' ~ (, ,
<( a. ~ I ' ~p ~ ~ ~ !; I Ii ! Il i Hi.....! I Ii" \
a. ~ : I \ I: j 'Ii 2i:~o: i:i i j i!fi HI "'-,j 1 II ...-/ \ ~._.-,
: \ J' Q.l..)~ i f j jl~ III I'~ '1 j
, ,I ~ ",' ,1,',11 .I" l"i~: /
)1 \ I !:t :,; '!fl. J lll!!~l ~;\ >'41 ',-_/
'I' ,I; ,i",l.,_f '111..t., III {'
I \1 i\" ~,: il!~",llHi,'i I!l / 'i;,..,':
I -, \ . Ii. L!I ~ I kl 'I I I Jh
I I nt I'! Ii:!; i ! il lv/-II
\ \ Iii I ;1: Ii:! :~: I ~...i.:;
\ 11_ :, ! ~~.I;! i ii I ill . i 1,1\
\ 1\' 1'..l,i 1 ! :11 I1II \ i I \,
" , (! d:i, \ ,t ,
Iii! L "",
q - I .. t, ,
/
/
I
!
...__I""'_.....W~ ,~m
-y
,9""
--. ::J
~
c
3~
--j-~
-8
.1:lII"d { A10AJUns 'llB:lNI8111]
IfIN~O~lllf8
AINn08 1f03f'llfllf
Nllsno
_ONQO('
(X'f.:l) 6Sr9-lBv (0;9)
(3NOHd) OOr9-~ilv (OSg)
c.;;90v6 1f'J 'MIJ aOOMa:3~
00(: 3l1nS 'l:!Q 3NIl3l:!OHS c.;;c.;;Z
pMOJddV
J1I8
~"O
C\I
I
U
i5
~
E
~
~
~
<
u
1i:
'"
'"
<
,,",
0'"
",0
~~
...-
",on
o
'"
...
~ /
NY'd .Unlln 'Ynld3:>NO:>
NOll Y lS Nnana 1 V NY lI10dO~l3~
/~
1UOIIljl,Il:j
'.""
,ot-.l '1D:lS
ON gO/LV~L I'D(J
~
/
~
/~
~
~
/
~
Q ~
-4---
---
---
-----
--
---
~
i
...
j
I
~ '
/
~
, oo
}IN
./
..J'"
",a.
~~
~N
"'~
..J",
tja.
"'...
<on
a.",
~
/
~
~
__ I .~30 __~_
, ' ,
1 J
'k,.t:,
~
~r-
--~ ./ ~
,,,-'
':':~~----
~
~
" '"
~
w
>
a:
o
..
::>
!I
-<
o
o
o
"''''
..J'"
",OO
u....
"'",
~a.
o
.~ ;:'D-----
!j!:;i
u"
~;
~g~
i<J!l;2
I"~~
:;:i8
5~51
5~~
!jj"l
~8
2'0;
"''''
..J'"
",co
u'"
"'",
~a.
...",
..J'"
WOO
u'"
"'",
~a.
,
,
,
,
..T.....
..1
I
I
.;1:
y
"'
...."IIl_'1'I.Ol_..'..'.----=U ,,;,::..m
~
~
---
*-
-----.=-
- ~,
---- .8-~
--- ~:"
--- d ~~
--- I'n Blv '
--/----- Dub I
(/
k
;:-
'ct:
e:s
&~
o?
I
----Cl~
~- c::
ocr>
08:,-
~~
::!~
"'~
~c
~o
.Eu
1*
"''::
~ti
-gt
c~
[")
lJ
>-
n:I
3::
.::,t.
....
n:I
0-
ClJ
III
....
o
::J:
e
o
....
[J
~~
-.c
.x:3'
c.
'~~
1;;
~
"
.t
I
I
~gH~
~.::cc
......::,.
b~N
o~
.~V't
<
c~
~.
"i:>
~.
~..
"CI;t:
~"
"-::>
--~
--- ------
-- -_/--
------- - --
I _________----
(------:-----, iii Way
--}--- -/----- Martine
.c _
"'--
---;r
~
~
'"
e
...
o
o
o
Q)
>
'':
Q
III
:J
a.
E
It!
U
o
15g'
8~
..~
~
~~
.55
u
Q)
"0
~
C.9
+-I
ro
c
ro
a...
Q)
0-
ro
()
en
"0
C
ro
-.J
()
+:i
ro
E
Q)
..c
()
CJ)
u ~
~ ~
a::~ia
o:r:" ~;l;
o~ j t6NM
O::W' a ~~~
<(z t ,S"O,..,m
N)-~ afiti~
No:::2. ~lI:~~
UJ::;) <( l:: I.P i: o:t o:r
J:~Q.. <( ~~I-"-
I-.~
-g
.
.....
~
-.J
g
l()
o
o
N
~
...
Q)
.0
E
Q)
~
Z
~~
c<C
OU.
-- e:
+-I :=
ro-g
+-10
CJ)
C
--
-
..0
:J
o
....
UJ
+-IQ)
ro~
C~
ro2
+-Iai
:'=U
0::::
O-~
O~
"'-f-
+-Ie:
Q):c
~cS
z
o
~
o
::c
Ii
c::i
--:)
_9
-------- - - --------- -
/
- ---- - - _/- - _/- - --.-- - _.- . ---.- - -- - - .---
"---
"
"
I r
I
If
~ ~
I
I r
I~
I
I
I i~
I
L fl
'" --~
. - - - --- -' ~'- - ------ - - /-
.. ~ "".. ',-"'" .. ...
, .-..,.." '''.-.
'"
E
:J
--
-0
o
a..
c
o
c
co
a..
0)
a.
co
()
en
-0
c
co
....J
()
:+:i
co
E
0)
.c:
()
(1)
C'\I
....J
u ~
z "
- "
0.. "
- '"
o:C Ii: ~::::
o~]~i
ll::w -;' ~<'5
<(ztl ~o~8
NNt- ~ w'e~V\
0::'- 0 c::: m m
~::J<~ :i:-!:~~
I-~o.. <<: :Ii c:;~
.!"'"
L()
o
o
N
'$
1i
E
Ql
~
Z
~
EJD~
C<C
o()
:+:i.E
co:O
+-,::l
(1)0
C
.-
-
.0
:J
0....
UJ
+-' Q)
co:!::
U)
C.:.
co.$!l
+-,e:
-- Q)
-()
0-
a.'Vi
01ij
L.~
+-'e
0)==
:28
z
o
~
o
:J:
0::
ci
:I::-:::~; ~
E;r;
'. ;--'
:~
y,:)'
6
-:J
e-.
~
g'
':2
ii
"'
,('''''~r:,
. '-
) t.
" "\
\ )
('
?
\
) 1f
\ \ Ii
\ ,f-~~=-tj
/\, \"'~'''~~n1~- :J. I
\ , _~,,"A ,.; ('u :"
,J c"'l'\ ~.i ~
-i' 1, ,! 'r::. "
(.. ... ~y \ :<\) .~;
"J .' )'t-"~Lc,--T>1f}jU
,.r ;, \';r,"Y"ll..l- .f-?'f i
/ " " aJ' }'===c:::.:\ b
,:, f. )' if;.-'\. ~'"
,I 'iI " YL--cd
'\'-. i ,-" f:---"
I", ~~ ) I{ ~',
',,-- ~ 1(". "
"- -\ 1..'1-/~ '
\'h<Y
\
;
\
!
~
~
is:
ji
'';:
'"
.,..J",..-.c./-"--"~~)
~;^"' 4 .-i:\
ry__ ,,*,,:'
,:' ~J:r'l!
'---, ~ i
L.." /'
"-
~
'"
c
~
"
"'
~
g>
""
j
.
c
.
~
.
[F
~
.
c
o
"
~
.
'"
.r
"-
~
:i
;;
.~
~
~
~
g'
:P
:i1
c
~
!
"E
~
"t
:J
o
U
t:
';0
+oJ
t:
:J
o
LL.
..c:
+oJ
:::J
o
V'I
..c:
:J
o
....
..c:
1-.
<;>
c: t
0:,.
'p ;:0
u ..
QJ "*
V'I .>:
~
~
"
::>
..
~
;:
.S
~ 0
':s
. "
&i
g ~
~"
.;: :i5
,,~
,"
t$
~ ~
~'"
~~
~...
~~
~~
s
"
"
"
~
,
1
]
"0
....
('IJ
"t
:J
o
U
('IJ
a.
V'I
..c:
:J
o
....
..c:
I- 9 ...:.-..._
c ~ ~__
o :,.
"-g ~
<II ..
VI'>:
,/"~ ',--- '-""-<(-1'
/ ,,~ ~~, ;
/~ "\" ......~, \,.
.,.) -""<~~;.'\ t..,j'.;"(.
'-i, '" ~r~'::!C-
(. ~-':Y""';"'-"";'~ ':;_
'l "\. i
\-;J-' , ~):i!J1
r-' ,~L..... ~_ .,~",
'" "c:- ".( \,1", '
;" , , "'b'ic::
~ , -=~=d~?tt7
''->.-;,:...:J. ,1 .,(
,j ~ ;)"f \):J~'
F " ""i,_~'c:..
l "J-"-"'\l7,'~;'" .'., .,'
\\'~\)')~5~>
~:+...,/
:\-""
"t
3l
S
g'
!
n
.. . ~!
f~
.... 8
u
<II
>
';:
o
III
:J
a.
E
('IJ
u
.s::.
C1
:J
o
....
.s::.
1-9
c: 7-
o :,.
"+:; ;::
U a;
<II ..
V'I'>:
"0
...
('IJ
t
:J
o
U
o
o
0..
.s::.
C1
:::J
o
....
..c:
1-.
9
C t
o ;,
'-g ~
<II -
V'I.l1
(\")
..J
" ~
V '"
Z "
"
c... IV ~ ~
0. . ~
oa;;-g';;;jI;
00::: 3 ~(5NM
a::w' ~ g~~
<(z 13 W'Omm
N......~5~~~
N a::: J: ::s:.t 1.I'Itt\
lJ.J:J<( ~ ~ c::;r:;:
:I:,I"'IQ.. <C CO~l-u..
1-.'" 1i
~
11
'"
.....
en
c
o
U
0)
CJ)
0)
0-
co
(.)
en
"'C
C
co
..J
(.)
:;::;
co
E
0)
.c
(.)
CJ)
L()
o
o
N
"i.
ti>
.0
E
~
z
co<(
o U.
.- t:
...... :=
CO-g
......0
CJ)
C
--
-
.0
:::::s
OUj
......Q)
co 55
C.:.
co2
......a5
:'::u
O~
O-~
O~
l...1-
......e
0):0
~cS
z
o
Iii:
o
:z:
0::
ci
-::)
~t
In
]
v;
.
.
1=
" 1l
~ ~
no ;;
. en
c c
0 c<(
-- Ou
.....
0 :+:;,,5
Cl) (0:0
(/) .....::l
"0 (/)0
....
ro Cl)
> c
~ a. --
:::J (0 -
0 .0
lXl 0 ::J
.~ en o~
:c "0 w
::l C ..... <D
0 (0 (O:t::
- .s::. ~ C/)
OJ C I
::l ro ....
'- 0 .~ 0 (0.$
,,'--
"~~. ~ .... a. -- ..... e
.g ~ t: ..... -- Q)
. ~~~~ I- (0 -u
5 ~ 0.....
--","", .:" 0 e E z
--~,-" , 0$ 0 -;; Q) a."1ii
~ ~ '-8 ;!: Q) e 0
.... Cl) e~ ~
~ '" ...
~ Q) VI ~
<: VI ~ ,~ -;; ..c:: .....1- 0
::0 ~ 0 Cl),S: J:
::l '" (/) ~~ ci
0 ~ ci
~
'"
~
fl
~
~
cr
o
]
j
111
.
.
1=
t
~
~
~
~
:;
n~
-
i
~
g
;;
~
~
~
U ::::
z '"
- "
c... "
_.!5!....
o:C 0.. ~a
o~ 11 v;;J;
CX:w ~ ~\SN
<(zt! 80""8
NNI- '" B"~~~
_.t: :: ~M t'P'l
w:::l<(r..r.....c~:::~~
:x: ~ u. VI ~
I-"'c.. <C ~ c:;;
.8.".:lI-~
~
"
"
j
'~
;ii(< .
, ~ f
L" .--...-/-'-" ____r/'
" -'-.../
s ~
ro
]
....
ro
c..
Q)
~
o
::r:
e
e
~
OJ
::l
~~~ e
~(~!i ..!:
~..~ ~ I- .
8'~ c ~
o ."
.- ..
t ~
Q) .!!
V'\ ~
U'l
o
o
'"
'$."
~
.0
E
~
z
ro
5:
Q.l
e
'-e
ro
:2:
~
::l
o
....
~
1-.
e ~
o ,II
.- "
... :0
U ..
Q.l .!!
VI ~
.
.
--:Y
..3
-
If)
D
.
o ~ ~
~ t ~_
1 ~
i ~
!
~
.If J
. .
B
~ i
~ ~
t t
~ ~
-~ ]
~ ~
~ ~ I"'
~ ~ 3 ~
S l ~ ~
I
,,"1o I
" ~ I
8 ' !
q~lu
]l!~~~~
1
,
,
~
"
j ~
~ &
~
~
~
z
tj
~
c
~
~
~ 8. ~ ~
'.. E .J ~ ~
~~ ]iEal~
,. .;: ~ ~ 8 E E
E E t. g." {) ~
~j2 o~ j6'~
S:g3~~{l1.~
~,' ~ ~
~ ~ p
Ci z
~ @ ~ ~
o ~ Ii ~ i i g I ~ & ~
~ Vi ,n 1-
~
~
,
m
~ ~
~:~';':G",~o:l~g
,
,-
~ J
I
I
, ~n~"l
! ~~
, ,
111
~ ~
I
I,
1. l ~ 11<5
~ ~ ~ ~l~ ~
j I % ~'
R L g g
T --
1
1
I :3
I , 'f
o 'I ~ 3
~ -
~ ~ J 18 ~
~~.,g~ ~i~S
~ ~ l ~ 3 ~ 31~i
~ ~
1 1
,
,
,
~
1.
....
QJ
~
e
rc
0::
~
~ ~
11 ~ E "g ~ ~ ~
!1idH
~~Od~~~
:7,: ~ <Q "" of ';t ~
~ ! ~ 0 ~
Q,'~ ~
"
o
,
o
~ 8.
~ ~ ~ -
\
t
~ ~. g
] 1 t
~. ~. 2
~ 1 ~
+-
~!
~'
~
If
,
IN .~ i
, ~ ~
~ U "
,
q
~ ()
,
j ,
:i j ~
l !
l J I
I
t' S ~
!Jdt .ijj g
'8~E ~~:~~ ",if."
:i;ii.5.3.:.~~~tl;>u~
,
~ !
8 ~
1
"f
}
"!
s
!
g, g.
o '0
.~ I
.~ i
-~ ~ ~ ~
.~ ~ ,s'
't = -
E ~ E
g ~ ~ l
~ , !~
g 'g, ,I 'g
- - - I ,"
~,~I~I~ ~ ~ ~
::I! Z
.".~ } ~'i
E., ~ ~
~ ( C L ;::
j 11: lli '"
~ ~~I ~ : ~i ~
:3
~ ... "" ::; :tl~ g B U f. ::i 3 ~ (i",
i <.:) 0
]
~ ]
~
! t
2 !
--cc-
~l~
"
.J ~ i
pEt
f. (
~ -~ .&
;; ~--~ ~
- ~
~u:::
~ O~
~ ~
~ ~ .~
, E
H'
;r ~ j
g,i"g,Ig,
" "
~i",
"'"
I
"
t 1
"
~
,
"go
~
1. ~~
., E
,~ Q
ffi " ~ g
H!.
J g E
Li 2 i I ~
~;;; "'" i
J ] j i
_ <l. ~ .g ~
~
I ' ~
~ ~ i t"
5 ~ ~ .1
~ t .~ $
~ r:; , :r.
~~:J~'8
(j, "" ~ ...
~ ~
-0 ~
, I,
E"."
~ ~
~I ;'
t3
~ @ 'I! ~
- ~
~ 9;. if
I I II 1! i
.
,;
~ ,1
, 1 ; " , , J
~ lli . . .
. .1 , ~ ~ ~ . . ~ .
l ~ . l' 0 0 -
, ~ ~ c ~ ~ ~ , ~ ~ " ~ ~ & ~ ~
~ ~ .a ~ " 1! ~ ~ g
, "- ! " . "
. i . z Q) ii)
0 \ , \ ~ ~ l \ E \ i ~ - \ - 0 i i i i \ i i i E % \ E i \ ; E i
i? 6 - \
~ i j ~ ~ 11 t ~ ~ i & ~ 1 ~ ~ 1 ~ "! ~ " ~ & 1 1 t 1 1 1 1 1 1 1 1 ~ i ~
~ ~ n S >
, (~
,
I-
I .~ ) ] E
, ] I~ ;, E g g " ,
~ 1,1 ~ ! " ~ , ~ ~ ~ l J ~ ! E \
" ~ "1 . . l ~
~i ,~ ~ ~ f Q , , ;'] . 1 , t " I , ,
i . " "1 11 ~ " ] ~
z Ii I 0 -~ < . , i ~ . z t ] , I
0 i , ! , i ; m ]
~ , i 1 . , . 'e [i ] ! j
~I ~ ;g j , , , , 8 ~ J ! ~ t -g ~ 6 S ] ~ 1 ~
~ . . . ~ u " , 0 1 C1 .C; 0 ~ "
j T ,
I i
! I 'j
j i ,I c
, E ) !~ -, ~ I . ,
, .3
, I ," ] , ~ i ~ .~ , .~ ~
I'g J ~ & 1 ! , &.i III !' , ~ . 0 I
~ ~ , ~ ~ !~ " - , ~ E ~ ~
I' F ~I' ~ , , ", " J i 5
~ 'I. '1 E ! , .j ,8 , 1 ~ ~ 11: ~ l ~ ~ ! i l ~ I .~ ] , ~ ,
~ ~ .j , , 1i , i ~ ~ " ! .i E 1 ~ ~ ~ "
~ & , E , ., \ "i}
~ ,; .D .~ j ~ , ~ !I' ~ 8 Ii i I ; ! f E :! ~ ~ " , ~
I 8. i ~ ~ i J. ! ~ . <> , - , ; , 1 i g ~ , ! t ~ j : 1
, ~ . ~ 5 Lt ~:~ i- !. J 0 ~ ! , j ~ t B ! ! . .
~ j is , @ ~ . ~!~ 0, u 0 .' ~ , , " < < 5 >
,
~ I , " ;; _;1; g ~ ~ ; & ; ;~ g , g,i g, ~ .. & g .. g
1"- I , "' "' "' "' ," "' I "' " I~' "' "' "'
, ~F I-'-~' ..- ,.... .............. i----. -- ..- -- :\: --
;;!!~ g b ~ "' m I~r~ ~ ~ a Ii . I
~ n.lo: :;l[ Ui " , [3 ~ c:l I.> VI " ,
w " I e I' " " ~ 0 ~ ~ 0
w ~ ~I~ ~iGJ . 0 ~ ~I ~ 'I ~ ~ ~ [ 0 ~ ~ - , " . " . , " . ni- N N
~ I ~ ~ '" I
~ 10 v 0 ""i "' N ! , i
UJ
1=
UJ
....J
<(
a..
I-
Z
<(
....J
a..
,
i
, ,
.1 i
I
,
,
-,
.
F
.
i,
Ii
'.
'I'
1" 1
l,l
,.
-,
"
"
j j!
. ".
,~ 1 ~
] n
III
'0
'"
\5
<:
o
01
<:
os:
'"
0.
..
<:
ell
u
u
<
<:
..
.~:~
Qlo...
-0:."
Q)'-:-
a..J
()
L
t
~
l
ell
5
t
2
..
'"
<:'
0'
III
u
<:
Q)
u.
ell
0"
0.]
I
i
~
I
II
U
~~
Wi
5
t
::l'
~,
+'
VI
C
o
01
c:'
'S,
ro
a..
+'
'c
:)',
C:i~
ro.
'.5!~
VI"
Q)i~
~it
0..,,'
( "
-'-,,/
ell
v
C
ell
u.
"C
C
'"
ell
+"
'"
l:),c
01'
,"..
'+=ii':i
~Il
0)
e
'S;:
rc
a..
~
e
QJ
u
u
<t:
't'
!
I
,
,
I
,!
L
J J
!l
i I
If
f I
!
c-
o'
ni:
~l
i-i
Q):
+oJi
C'
~i~
~i:'
~i~
iiU
i,.)
!l ,
I,!
j "Ii
! j
:
l,
,
,
r
I
,
1
I
Q)'
....
::l
t
::l'
~'
....\
V'H
....
QJ
~
e
rc
0::
~
.s::.
0)
:::i
"0
....
~
o
!Xl
~
.c
en
:::i
~
(])
QJ
....
~
In
~
e
QJ
E
.s!:!
LU
e
rc
~
e
:::J
o
u..
.......
en
--
.....J
.......
c:
ro
-
a.
--
en
-
--
ro
.......
0)
o
--
0)
s....
::J
.......
,-
u ~
~ ~
ll. ~
is:
Q::r:"O
011'''
c;:ffi:;J
<(Z13
NI-$
Nc;::c
w::><(>!
i=~ll.-:;
.1
L()
...J
';;M
.M
~a;
~~NM
g ~~ ~
~'u M m
o ~ ~ ~
:::;:~U'1ln
~~~~
'"
o
o
N
"i
.8
E
ell
~
Z
c:<(
0'-:
-- c
....... ,-
roJ5
.......:J
(/)0
c:
.-
-
.0
::J
o
..-
w
2
i:i5
c:
s....
::J
u..
0)
:!::::
.......
ro
c:.:.
ro2
.......c
-- QJ
-u
0=,=
a.~
O~
!...f-
.......c
0)=
~8
z
o
~
o
::t
Ii
ci
if)
.
+
.3
r'-
1
>-
..
p
)
Jl
.
VJ 'NI1ana !I9.>O-?:f6 (;l6):xt'J WSIi-Zfe (S?:6)
3SlIOH NOH! aNY aA11I NI1lIna B6StS ""N~Ojnvo ')()3W lJINlYM
dO a3NaOJ LSV3HLnos ooz lLIns '3NV1 NONN3l 6~
---
T3 l3JlIVd - ~31na3H8S 3~n.lXI:l ~NIIH~1l
NOIJ.VJ.S NI1lIna 'OUI'8"IUIBu3 PA1:I[IllJ aN'v' aN3~31 ~N10l1n8
LV NVJ.I10dOaL3W
0
z w w ! ~ ~ ..-
. ~ w
c " ~ ! .. w 0
c
z w C , ~ . UJ
c . ..
"
"
~
'5
e
z
~
"
~
'"
z
~
:>
"
~
"
z
"
i:;
-'
C
Q.
C
'"
i
on
'"
:g
..
i;J
..
~
~ il I !I (h h ~~ i; ~~ i: I I
z t ~~
" ~~ n ~~ < I
z
F
z ~ ~ ~ ~ ~ ~ "
:> .~ .~ ~
0 ."
'"
:0 0 >
~
~i Ii Ii ~ > ~ - ~ ~ ~ ~ ~ .
.~ ~~~~~" I? ~ ~ ~ ~ t~ ~ ~ ~ ~
i~~ Zl!!., ZI!.., If!? ~ :r~ I~ ~~ ~~ 't 11= - I j
N _ 'OJ" _
~ '" '> I ) r--
w
~
=> ~ t !~
~ 'I. t ~ ~ i
~ ~o << n ~ ~
:>z ! ~ ~ ~ ~ o . ~ ~ J~ ~$
u ~g ~ ~ ~~
'" ( ~ ~ ~
~~ ~ ~ j~ ~, ~ ~ ~ ~ ~ ~ ~~" r~~
t ~ ~ ~~ '" I ~ q~: n p~~ .:~~
"" 1l. li. If ~~ 1t ~ Ii
0: ~ > ' , ~ 1
=> ~ . . . ( ~~~ ~~~ d 1~ y~ i ~ g ;~; ~ ~~ ~ ~ I ~;~ ~;6i
~ " ~ ~ ~ I. Ih ~d
51 ;0 ;0 ~5~ 35'.! 2 ~I
.
~ z ~ ~"~ ~ "~~ "!
~ 8 ~ ~~ ...l ~ o~ ~ . ~~ ~ ~ ~ ~~~ ~~~
" ~ ~~ ! <~r~~" "" ~i
z ~ d 0: ~ i d ~i ,,~ ~ ~i~ ;P
1= z i ~ ~i ll~ ~ d"'" ~ ~~
== 0 E~ ~~ ig i .~ t; ii iq ~~" h ; ~H :!~~
" ii' ~ ~ ~o d ~ !~
::. " ~I ~~ ~i ~~ ~i
" '> ~E i g~ l'. r.l ~ ~i ~ ~ ~~ ~ g ~ ~o" ~"~~I
i2 ~~ e~ ~I d ~; 0: ~~ "~ ~ ~ ~~ ~ ~ ~ !~il~ ~i~~
" gE; ;1 :or ~~
"~ ~i e,~ '> ~~ ~ ~; o ~... 9 t ~~ I ~
:i ~o ~~ ~ ~i ~~ ~ ffi~: ~ ~, ! ifil~ u~!
:~ :~ ~~ ~~ ~ ~~ J ~"
"" ""
,,0 ~ !! II i ! !~! Iii, 1:;1 l'lll
z HHH ~~
0
5 '> 9 9 0 l:t o~
'"z 'I' ~ <> 'l ~~ ....~ < ~ .~~ <I 6 .~~ "~i
~~ ( ['5 ~ ~ ~ ~ ~~~ ~ ~ ~ ~~! ~~ ll~
@@@ \@@8 0@cB@r8J ~~ ::. ~ .- .; ~ .,; ci po..: .; ,,; "
~ e
'-...' -
f
-.:J~
g
(\
c ~
f{
\i'
J
.
~
I.
VJ . NI1HflG \iiS;o-ZCS (SI:S) :XV:J gosg-ZC6 (SI:6)
:!lSlIOH NOlI! GNV GA1H NI1HflG 9~6 ..,NlJOJI1'f.) ')(331J;J .1f1N1VM
~O lI:!lNlIOJ ~SV:!lH~flOS ooz 3110$ '3M OONNJl 60'1:
,..~rw ....-..a.-a:o
1:3: 1:3:JlIVd -- UBld oPlaUJolo4d
Nouns NI1HIlG 'OUI 'IJeeulDui ple:llJlI la^al a5eJBE) JaMOl ~ 5u!pl!nS
~V NnI10dOlI~:!lW
Q ~ ~ g
z w w ~ 0..
. ~ w
-< 0 ~ ~ ~ ~ w .....
c w -< :x: W
Q :x: Q ~ , ~
0
tii
....:I
'"
:>
"'~
'-'",
<u
~z
<...:
'-'z
~-
",::!!1
~::>
0....:1
....:I:::
I. - ...,..-' -' I:.. .' c:::: -:''::--;''';.,i8~''~,,~': ~... 0, &, ~ '];:5 ~~' '
. L: ,~'[.:c:::~:,-, ,.,J:, ~ !i~ -::"':, ~,~ L~ ~I .
,~ //"1.:1 .::i;: ~.::~ O.....;L..r" L-..-. I- ~ .:: 'I"; : '~I ~ ~ ~~
<Xl co <Xl co / ,/'/ j""j.;J j.:..,I~ ..~ ~~aaas.~snL I- J'~:J '.1:J .~ ~
~ ci ~ ~ ci (~~c=-_,~~~ I. ',' , IJ:-'L. ,?li
~ ' " " ,tr?t::: .~; u;:i nh--'~-+"r ~ ,}.:++ ,
-....- ;- ;,
l1' .:: ;l <D
II ' " -"- .: 010 ."" . ~" .:] . < ,-. - '" '" " "'" '1
r----- ,;:zJ-- ..n.... ",~.;r:;- ~--"'" ",,,ui... .Jr> .... . 03:
--. I,I " : ~ . -~~~-~ -,:";~c~~l~k_.~ ~~.~' :... '" - .': .: ....; ~O': ':~ ~,~--:-." .:c~o~.. - - -rt-il
I ' ~ .... ..," "'". .". -_. P' ... - -- p' " .'.' i 1
II I " - 11" . 0 i L 0'" J "".I " - II" " . _. ",' j I, - ~ - I :
I' i T ~ '" "'! i -. -.' , .r ~ ~ or 1 0 "'T ~ ., I I,
'11, P ,!: : ~ I ~ II
!li:Trm ~. ;J7i?'il;l~' ; ~t:S:;'1~ ; ~,;~~~'!i
__+ _~ .. .. ~~ - _~_ _..... ~:o,;'O" -.~.k__o- ---."'".":. -- -..p.......-.+ -- -.~.. -. -- ..".:- .,._n.._ u t-
J: 1IY-rm" fi .:; ,~ ;;..: 1';1': '':;11 mm;<!m "~, "'" II;!.' '" ,.; '. ,~,,;!""',' ";< i!,!::.., -'1'[':; " ..1.:..J1 i :
51, iIYJ..~l~.~ " ,.mm "oiil.,~m~I,-,.;I'.:;;I.fti, 'f'mt'. ~ ~;~ ~.... f:,:; ,:i ,;<.,,;!.-.-' ". .,~"I"" II
" ,I 00 .... I ' 3. _I ~ !
.,....'..'..'l..i.'..i.',..,.~... ..........,- ..... .....:, ....._.~..,. ...~.... ...:f ~~I- ~ ..~:::. ~..,.._.. ~: ,n.." <r-.....,.... ,. n:J. ........--':. ... -... .... .......,~.". ..,.+.......- ... II
Ii I[ q I i I I I i I I ,~; I I :.)
-+1' +1 :mfr~ " ':!fm1m~Im~I:~IJ'mm~+m: '" ;;. mtmm~"",t+,m';m,~ml' ,m ~ ;;. ~l~.m~: I
I ---~:_~--_. ;w-----lj-"ari .,M ...;....+k-~.---oKt-~---~--~-.1Il1-71.....^-;r:_.- .1ri.1ri -. --.r-fSw ---r-~-- ,.ari.... 0'6 r
I. I ~ ' I, I 'i,. ;,; i:
- i, "<"..",;i,,~_.._~-, ~j.;:L-="'4':""""""";;f"~ . - ...-.... ""1"""'''''''' ~ ....".,,!,k,,,,,~,, .~ .).--..:t'~,li=-~,,:.- I .
_t: f- <7> <"l ":'.., ~ "! I", <r:~r "L ("fit-- "! "': C! '"! :'!.t .'" ch .., ": ... <r: (1'. III ., "l ~ I
" I 1 ~ 'lD., :' .' .' "" .' 1..1'
!:;l;.; Cl., i > i i J I
~.. ~ <Il ",.,ll]; <r: a> eDit- _ ",il-- _ '" C\ <:l ..-..- '" :;. II' :::l "l ... ell II
l 0 ot'I! .....,v'l.d....i ...- -.. I ".. ,lfl ..... .'" _o'l'1.'.
:i ~ ~ -- r~ j .j~."_::~:-:-'~'--1~-:.~' :~.~_ t- ~ ~ E~ _'~~.__~..':_:t~:: .:t: .::1
I{~~I~;;' I ~ ~ .;l--~ ..~,>..1. ~j,..J. -)l:.._~--t ,,'l ;! - ... .;.- "~. )l- .;.-~..;: .' ~4..~--~- I:
W (f) vi ~ I~ ~ '<t t; ~: ~I ; Ii If
_n__n.._+ C\ __ _~ ~~I~ - __Z.~N d!=-. ~lN~_ _ ",' _ - _ 1,; ~.:q. __~ _ _ <1" ~_~*" <1"1[Q~";:"_ ,....... <ll t ._~"
I :s2 ~
;0 1 ~ .:::; ".~.::: ~ ,;; ,;; ,;; .::: ;: .~ ;: .::: .~ ;: ,:l ,~ ,;; ,:l .::: .- .:: ,~ .:::.:: ! :
~ II /c. .;.. .~ ~ I;:: ~ .'e .: ;. .... ,~ .In .~ ,-i ,lfl .~ ,~ .~ .': .~ .: .l'l ;; .~;, I
D m I" "I:f I __ !
..'"
I-~.... r-
".. ...0
'I ~..ID ".... r#l ' ,.m .Ill I ',<_ , '<. _ .~._ .'" II"", olIi ..... .'" olD I ..... II ..... I..... ori ,I on -;- .~ II
I ' ' " ." - " '" ':1 <! " ,"< ,:i :1 :r:-,. : it Ii '~-~'-'~ --~-:," "~ '
I o...s ..... ".... Jf'> .... ....."'" I'..s "" I .... o<D.'" !~l"'" ..... "'" ,.D "... I.'" ,,,, ..... ..... ..... "".... I
----;r:::,:-:: :. ,~,,;;: ..~:+ : :i~ :"-1~.. -+ -:'; -I'
I :r~t"l~ .......< " .' "1" " ,."... '.,'... "'I"'"
I- I,,! <1" "l "! .". .". ., I,'. _ .'. ,". "! I 11'1..... ."." I"
I . I..... II'iO .. "'" "'" ,r. .-i .-i ...f ,-i _,.-i olIl oiIl ..;. ..;. ..;. .1"\ .....
It =~::;:l~..::;;t.I.:.;_,..:::.. ,::; j...;L!~ %<-1-..:1--.:1..';'- - . ..:1_...,; ~ II..L_~ -~-I/-L -~- -.... ~__I_~_....:L -
_..........m'm ,..-,..,,:1..- ~ ~ _ _' __ _ _. I
1~"l~~'<l'!"-I<1"<ll,"'<ll'lDj;:l;l_II'IIn".q! <1" I","lll'> .ri
I I ~ ~ : ti~--: T : II ~ ' : t.. ~ " ~ . ~ "', '" ... ~ '" ,. .< I ,. ,< "
I ,.----4-'-". , '" f ~ 1:, ~," ;.; .. ,;; '" ,< '" I ;.i ,. ,. " ..
I! i f' ~ ~ "I.. I '~,:J " .. ~ I" " , '''';;'''' " "~.il "
--+:-1- ::- ---':::~=,g::<~-- .:' +'::-. ~..- ""~ ::"'-,":::" -"'-~..' . ,'" -~ ~, '" -- - --""'- ":<.. -- .. -r\ ,...... -::.:"- -
,I :]~ Ii lID.., I l'l - 1..- "! I '" ~ .'!J ,-i .~.~ q '" I "l .~ "l III - ,.;. ;l
'I: I R 'J. "1 \ T '" :: :! ~ : : : : :: I:: ,::; ;: .::: :: .M: ~ : : I ~ ,M :: I: .::: .:::
1 ,~ "l ;: ol'l .':J ;l .u> .~ ,: ,.;. ~ .... .... .11'I .... .~ ;, :;J I." ~ ,; 10M;: A
,/~.:::.~4- . '" u" I .::i ~ ,:J .::i ~:~- -~- ~ -:~ -",'b: -:~ , ,:; ~ ~.J. ~-~",.;;l~-L~- -~-
Jr I : ~.; ,f<' .~ if :: .:l .:l " ,~ ' " ,. ," :: ,.',~ ;!. :!.< :; ,,'l I',,'l ,~;; =
S .8 'I ~ 1 .:1' J+~ L ;; IN ;!.... " ,:;,;..."::,~,~;!.:; I,~ :; .;: I';! :; I ~
~ ~ I, - _ _ i-- ~ 1.- --+ , 'Ii
mill' ., '" ... .. '" '" .. '" ,,; -;:- -.:r- -;;;- ';.' -;::r- ~-f--;::-";::: 111--:;- =;i= -~~-;- -~'r' '" ".,
nil '1:: ~ .:' - · - · ':' .' "': : - ., " " ':' , - I/J~
1....\:111: ~I,~t~:m~~ ~ ~!~ ~ ~ : }~~.~ ~ ~ ~ : ~.~ ;~~~t!,~==/
.;. ~.. .'.. ,. I-:~ .'.; ".:; "'.:; '-,:l ",~ '.~.. ,.... ",~ "...:1 :; .~,..~.,;;; "'.:l ",;; ,
~ "III.." ~ . .~. _~4j' "~ f ,:;;I.a:' ~.. .< -<>;---,~ ,~ . -:r .~ ,. 4- ,< ,< ~ ~ - I
.. . , _ _ _" _ 1 '" "~",,~,,,". ,,'" """'mmmm ...mm_ -. ,.. ""m i::m..:;Cm' I..~m ~ ,J;.m
I: I:i~..t-~ .~ ~: : m: ", ." ,,' _, ,,," ," .. /j
~ Ili;;1 ;..mI:'" ~ I " ' : .' .:.. -- .., ..,"' : ~---~ .. ..
./ III Ii ~... fj I. ". ,:l J:-'~" -.:. ...,,- -- .m ..- I ....--".. .m fl' ,--,,---- -' --I
./ I I __ ,-----. r' .'
,g~
1 "',
I :>....;
rom
I m!i5
=,
il
t5'Uuz~ _....
L5-:::"~::E::E
0:: ,--'--
W X Z W x
~~~~~
<])
0)
...m..,..,.
I,
:1
!I
.
.'
.
.'
N
"
iii
!i5
:1
i'
'"
'"
z
"
..J
5
e
il
;::
~
'"
z
::J
'"
=>
"
...
-:J
~
o
-7
\
"( >-
.
r-
f
CIJ
...l
r.:I
:>-
r.:I~
o
~r3
<z~
~<~
z
~::;;:
r.:I""
ll.g
ll....l
:::>.....
o c.o 0 I.() .q-
~ cO ~ ~ ~
II II II II II
~O'--zz
iS~~~~
D::: '-",..........
wXzwX
~ ~ :E ~ ~
CIJ
...l
r.:I
:> U') III r--.o
::3 ~ ~ : ~ ::i
n II I
ll.
::Sr.:l
<u
~~g
r.:IZ
0.....
<::s
~g
<...l
0.....
II II
~u..-...zZ
L:'i.:=,.i:'S;S;
0::: --....................
wXzwx
~ ~ ~ ~ ~
ClJOO
CIJ...l
r.:Ir.:I
U>~~
u~..,:
<
r.:I"
...lU
;::iz
U<~
i:t:Z
r.:I.....
::s::S
::s:::>
O...l
U:=:
'" ...
~ ::i ~
II II II II
t5u..-...zz
L50~~~
a:::: -,-.......
W~ZW~
~~~~~
00
r.n~
::c:>-
:;:I"i
ll.-
~r3
_Z~
i:t: < -
....Z
CIJ-
r.:I::S
Q:::>
r.:I...l
ll.:=:
N 0
COrriNO'
"f ~..t ~
" II II
II II
t50..-zz
L:'i.:=,.i:'S;S;
e:::: ........,..........
w x z w x
~ ~ ~ ~ ~
VJ 'NI111na ;~o-z:r6 (SlS) :X'fj 9)!lg-Z:f5 (I,;Z6)
3:SHOH NOH! aNY aA1H NI1Hna 96;.,6 ""N~O.:l1lVO '>ll3l!l .LnNl'iN.
dO HaNHOJ lsvaHlnos 001: J1lrlS '3tHl NONIm 50('
---
la 1aJHVd - ueld oPlewolo4d
NOI1VlS NI1E1na 'OUI'81"UIBuiI pl'~IJlI laAel eBeJeE) Jeddn ~ BU!PI!ns
lV NV1I10dOHlaW
c 0
z w w >- c..
. ~ . z w
~ 0 >- ~ . w N
z w ~ , LLJ
c . c
c , ~ .
0
-_.~
--
.
/)~/
, ~~/1
i .' ---.'- --"11~:~i:t. J] ~=~o" ::=-1: ::: ' -
- .' -'.-L-','-, - '--~:i::::'-:::': ';::-' .- :: - " .. 0 -~! ~J;;-~~ li!:'-:',~ i :~ y
'-" ,-' :::,~~,~:.:: I~:.:: .~"""""'" ., ,;~'i!~-~ ~~ ~..~..~
'-, ~>-"~'~,.--<>;--<' 1 ' 'ffi
I 11 ; 1': "~i ~ .: .~ ~]A"'O .. $ .; '~)'~il'~~ ;I ~ ~ '" 9
.N~f; : Iii, ~ =-,: ~ ,~;': .:;<1 ~ ~.~ ~. 'I' .
! II .~ ,;; 1"T';;-- 'r-t"" ,.= ~"" i:o--:r+--.~ .~ .~ I'~ ..--,\ . ~ 1- '".. "
t, ., ..-c-j- _ ~ ~
, ~ .~ .~ t.= : t.. .: ?. '" I';'';;.~'' 1 ;,' 131'....:; ~ 111' '~I' J
' .: I ~ ~r _~_ ~ l~_l'~ l~ _ ~ ~ "'"':~'~ j .,,~_:: ~ J " : I .~ .' _' ,?\1-c~
.' r-. .< .<C:=~~ 1.< .' '~ .' oM .. ." .i;.< .' I" .:;fT
i i! .. .~~.I':;":s.--h-'-j:sbr- ;;1--.k '-- .:i .,; ,~-r+:: >c. M.~, ~ .~ ., I
:oo! : \.~ II: ; l;'J-I-~-I;-'h.t~'.'h-- :f.-.k ,..,~ .,; .,,-j-}-:..': -:J-"G ~~~ II
lNiC'?] : Ii: _..1_n_ !t." il'" _._. I'" I \ --8
--~ !"r'--;--~~-~~'='~ ~~ "'''I": r":-'. ": .~ -'.'- ;-----~. -;----.J(~ ~~- .~ .~ .*~ ~ .._;.-: --1- r 0 1 ~ ~
, - I ~ [~f Jl.;~:;.l' .::~ "__~T.:i 4~1.~.1:~:;,.: . ~!~f: !L ~ J: ~
~ -:">,~'I'~+~ ll~~':~~< :!: '. :BU79: 'f :1 ~ I ~ .' ,~
Qi . '" :;j; d ~ ~il~ ." '" ;::{ .= .: t.. -: t.. '" - 1 ~ '1'i " I. .... ;0 l!i'~ I.- ~ .. 'I .~" I, , '" Z
"O.,'lt: II .(\j,(\j, il~ 0 ;;---. q ,. " ,. -:;-" ~,JfJ - '" '" l--;: , "lo.-.Iro,t--] ,
~H~ I -7 ~~.. -yl;-;-; j; .:-~.:..~~ ;; ~:jl; :: ~~~~.;,~~- I ~:'''' ,-- - ~
'm'" _,' T I'L'-T T' m:9 'T ~+ 8T1 I:;!:!LJI I ~r.:I
I ~ 4 t.= I"" t.. I'. t.. . '" ~" .:o.;I~.~ '1 1. 1- '" ~.~ ... ~ ~ I , ' I :;:
JIW ~:J"llcl.r~",1 (,,:;r', ''r """""~.:..,"" I~., tc~~~': .~t)I~} ;.'~ ~ll-~1~- -~.:~'j~~...~.~.';~j.-:~r;,~-~l : 'I ~CI ~~I ;1- I ~ ~;
LH r,II:llll?SlI<::. .. ~.~l-~.t~'l~I-';'I. . ~ ~.:: :; : :.: ,",~ ~u.o __ ~ ~ ..
I )J .~ I:-I-:I~-(~~"'l:~ -.... T 1:('; , i ~~"!~. ;:l ~
t- ~'~ Ir~\: ' Q~-I::-S : 13 : I:~ ~~; .: I N::._~, ~;~:~-:~'; ~l""'J; ~,'ri~-f_"--; j. ~~iHr.., ~ ~ (~
" U5, .' .;: ~ ,. ~ ~ 15" .'1 .:L~.' I.. ~:';~fJ,~ ll'~ r ;:./ I 'r~ ]i,.. C't:
, A~:"~ (f.~ ';.;x(~! ~ ;l I..;; ~~..I;l .~ ..1;1 .. ~ J~;, i~ /;: / 0">1 J ~ (:::0
- )-1 :;(ti--" -,' -~-:rT" i!;,/""]Jo r-(f)~' 5-.ii~"- E -~'"'i\r ' ..- -. -I
fl~~ ~ ":?'/ ~ ~ ~~::1-1~4\,:.. c: ~~.J{ 1,1 <rJ
. r"~1i ,~ ~ .r.. i $.::: .~ i.; .~ 't': - I----. Q (j) "'.~.. ..-.!.-:'..-:-..!~~.-~~.
-....
.,..~ 2 U UJ f/) i.... ,,- _ ,.,.:. c oQ.- g- rfo .\0 ,p. '"'l1, c:: ""..J
~J:l ;J.~;. oM ~ ." .~ ~ rtl.. r::l " .~,~ ,~ :t;;: '" "7 ~'tl -<'I' /" '" (/) o'!, ~
Jtr--u .~ ~I;; ~ .- ." r------~~l.~~ :~~~ .~ ~& ~ -' ~~ -;I'~~ ;!~.~;! .. ;!,~~ .< ~~ ~ Q
~I i1l n +' 1... u.1 ,S ij) '~ ..iY.;<ll .~ ~ ..- ., .~ d~ ~
1 1J..>00;,~;,;:;!!'.~.~ .~~ 0.~-J:i' ( ;;.....;I~ '\
1::1 > :I'~~"T: II : : : :''.:>-..; ." ,,=9'/ ~ t ~)~ 1: hwL!" ,~--;J 2.)-~t .... H "(
~'l --..',.~ I- -..;:t ~/ ~~ "r ....~+:;'f4 /." I I c....)
~~ ~,;.,;l;:.G~~...(',,'~ .r.;~;; .().~.Y).;:;-:v~~ I, ~"~!I!~W ~"i 9' I;!I
.. ...,.", - ,1. ,~'" 0 ~ ',- rlJE", L..,/./~' ~:___"" '.~ .."" ,... - . ; ~" ~ I ....,
\..lJ ,:! ~ .;J ..... ~ ~__ U) r-'/)';' ...-,.....---.... ~ ~I Ii I
....--;.('v. '., - .tj;....?~~,~\.~[[:~'~--.- ,-- ~ ~.._:u~ :---~-~l~:-r> -. I ~ I'~
""'o.f .:='(*1. '- ~ ~ ."t r ..... .,('l ~..... -6 -fa : .:: I U5 ~..oro~:;
~ C 0:~gi];ON ~,/' ~ -.., .", I o..o,o.! ~1 ........
'" \': ~..... ~,~4'1-,f...~ -..'\ ~ r ,~ .;l .. .~ .~ J;J: . I ~
: ~ f-, ::l Ul ::;: / j~' I.' -.. " :1; I I ' 1...,..0
~ ~ ~~liJl~~ ~ ~ :~,~, ~~-:l ~It r:~ ~~ ~! ~ i u. ~~, ' 1'1. ~ ~
N it~~i~ ~,~,,~?i f ~~; ~-:t!-~~.~m:f~ru~i:~1 iEI"li"''-- ~ m
,L~~~~~.. I , '~; , '.' ~~' j , ., .~ ']".~ I: i ,,~,
; i] ~. .~, ; ~ +~r:" 'M' .=1 ~,dl;rt~~~--l! --.~;.. I ~1 ~ i' ,':
~ ~.0:Z~~ .: ~ .~ .. r..w '~'" ~ ~ ~:::;: ! ?Ii
~ LU--',L';:;''U5",,1 - '~~"~~="1 .i~.----t-j-r -- . ~1:.I:- -;-Y ~--;J ;:+ i n
.sO:MI ~~~_ ~ ~i;Ul I M L ~g~ '" ~ ~~! .,:1 0"' DJU5
i ~ 0 i('t)< V.,., .s,,;:.~ t\"S~ ~ ... ... ..p ..... ..... ,;fiu ~ .<0 .~ ~ .,c;. of rP' rP'!1 J I
"".~~,{~,,~~~~J;~ 4 ?:.tJ .~ ~ 1 .~ .~ ,f.h~.~ ~ ~ .:i ~ .'_ :~~:-,'~ ~~J
~ .. ~.~.~ ~-- - L:!: I.tt lt~ ~R --- i it J e!~ n--
u co 0 ' = ~ 1 i~ i ( ~lH< - ~~~\
7' Ul ~ -*g 117 I · ' \"YAf_- -;.:.---. I,
~,~~~ :, I : cr <6 I A ~,. ..__ ',.:::p::-(c::- '~~.~_ ~ ~_.' _J \>/
.-
/
/
/
./ ~'I
~
~
'(0
"Lf'
,
ffi
'"
c;;
;
-
/
I
I~
L
,
I,..
''''
,
ro
,..-
~
-
GO
c
(J
"
..--...,....
/
'-
-y
-9
Is ~
'"
'"
) z
0
\r ii
;
"
- E
v
~ ~
5 ~ 5
lD._~ ~
'" ~~
~~& I ~
:lVl~ lrir
~t:i~!,,! :I: 2
-"zP' zP'
E-t~g~ ~g~
o ....0 UNO
z ~tl~ ~1'~
~ ~g~ ~g~
_p::OlL......UL.l..
~ Ej~~ B~~
en ~3~ ~3~
r:ii
....
r.<l
:>
r.<l
....
r.<l
U
..: ~ ~
r.<lZ
P:::_w
":::Jl ~
..: ~ '"
o-....W
cn=~
r.<l
..:U
~Z~
p:::":-
..:ZW
- '"
....::JlL:'j
O~",
O....W
p...=~
00
...
'"' <0
o<i
~uz~
~0~~
x z w x
~ ~ ~ ~
[IJ
....
r.<l
:> "' r--- '"
~ .... <0 "1
..,: ..,:
o--z~
0~~~
~,-'-
x z w X
4: _ > <(
~ ~ <( :::a;:
[IJ
....
[IJ r.<l
>- :> r--- r---
..: r.<l " <0 '" .... <0
~ .... N oi N oi
I:!:: r.<l
E-<
..:U
o..Z ~
..:
::!l Z w
-
~ ::Jl ~ O~ Z ~
- _ U ~~
O~ ~~
'" ;:;;-~
0.... W x z
0..::: ::c ..
'" ';E ::c '"
[IJ
....
r.<l
:>
":r.<l
r.<l....
P:::r.<l
":U
r.<lZ~
U<~
ZZW
.....-
C;:::Jl'"
E-<~L:'j
Z....8:i
~t:3?;
'" (J)
~ ~ ~ ~ ~
0'''-''Z2
~~~~
~,-'-
~ ~ W ~
:::!: ~ ~ :::!:
v::> 'NI18na ;S,"o-Z~6 (SZ6) :XV~ s~s-~r6 (;1:6)
3SHOH NOHI aNY aA18 NI18flU B6StS \'INOO~ '>I33~:J .lI1N1VM
~O H3NHO::> lSV3Hlnos DOl JlIns ']NVl NONN11 6O'i:
,"~9"'W.........a..-o
13 13::>'HVd -- WnlPOd
NOUVlS NI1811G 'OUI"J"UIDuiI pJ':IIJ11
lV NVlI10dOH13W U81d opjaWOjOLld
0
z " '" '" 0 ~
z " ~. z " c..
< 0 ~ <y '" " M
<
'" '" 0 ~- ~ UJ
0 ~ '"
0
"
'"
z
S
-'
~
z
~
I'
'"
z
:J
a
"'....
U1~
-<
.:z!
~
'"
z
I'
:J
"
Q.
"
~
"
'"
..;
'"
~
w
...
"
~
~
,
.b
'--I
l~,..,.
or
/
(
~
~
s
~
~
~
~
'"
~
~
0
~
~
0
~
U
ili
Ie-.
i~
:~
io
'E-<
10
II:!::
l~
i
II
)z
j
r 0-
,
,
I
o
~b
~7
-'~
0..
~~
,
I
,
t
i
1
i
,
--b
,
!
~---_.
/
///
~-----<-------
--------'
...
=
..
.., :;
-
~
l,.%~
~~~ ~
IIi
<
~
~'::
.::::l
:z
.c.:s
~ .~
'" to
~~
25t..J
:g~C)
i.n ::o...":t
":t ~ '10
" ~ "
~ -J c:t)
11 ~
~ ~ 8
t::lUlg..
~~~
'<S- -4 ~
7:r~
ill ~ ~
:I:
Ui
"0
z
~
.
~J~
C5a~
z
Z~
~!C(
- I-
....lCf.l
~Z
C:J
a:cc
I-::::l
we
:EI-
<
;:;
~
ec:",,~
Cl<::>'"
..~~
<::I C\J c
:;:<:::i<:~
t; -,- . '0:::(
.~ Qi oS:!-.J
Q - ~"
tt~~~
,.... c
I ~
c.:sg;
-0
~ e:
" ~
'" ~
e
'" ~
E
.~ CI) '"
:;;: c:: c:: ~
g. t:h~ ~
'- Q..
0 Cl)c:: :::.
<0 ~
=> "'0 '"
z .S! ~ <::
'" ...~ .~
'" .~
0 ~(,)
0
N ~.:3 '"
@ Cl:
<:(
'-'
.=
:c
=>
Cl
>
w
~
a:
UJ
ll:
a:
<
::;
z
o
~
o
;:;:
1=
z
UJ
!:!
I-
Ol lil
,r:::_ "'0
~
r::: g:
l!!
.Q
o
UJ
I-
Z
::;)
o
::;
Cl
z
15
...J
::;
a:l
I-Z
Zo
<-
z!;j:
UJo
1--
...J~
-I-
~z
UJUJ
a:!:!
z
Cl
iij
D..
~
</)
</)
z
o
~
...J
::;)
Cl
UJ
a:
Cl
z
s;?
a:
<
D..
o
>
o
z
o
~
o
;:;:
1=
z
UJ
!:!
Cl
~~
.s !;1i
..!1! D..
::J 0
0l:I:
!II
>0;;0
I-
o
...J
Cl
Z
s;?
a:
;f
z...J
<<
_z
a:o
1--
</)1-
UJO
oUJ
UJe;
D..O
I-
o
...J
Cl
Z
s;?
a:
<
D.....J
a:<
<z
...JQ
::;)1-
00
-UJ
:I: a:
UJ_
>0
a:
<
...J
::;)...J
0<
-z
:I: 0
UJ_
>1-
>0
a:UJ
<e;
00
z>
Oa:
01-
UJZ
</)UJ
z
....0
>-
a:!;j:
1-0
z_
UJu.
...J1=
<z
-UJ
1-0
z_
UJ>
!:!a:l
</)a:l
UJO
a:...J
a:...J
:)<
::;)z
oQ
-I-
:I: 0
UJUJ
>a:
>-
a:o
<>
::;a:
-I-
a:z
D..UJ
r:::
o
,-
....
I'll
,(,)
.;::
::::
r:::
~e "
Ol
,r:::
'6
,r:::
'S.
~
.
e.
OG
G@
{J
13L N
8 L V D,
4J
v,
Q~; }
';e
C)
0::
~;]
""i
-:r
.9
..... ...
.." '"
co
T ..
- :c:l
\!j .::1
:z
. c:l
~~-w~
". ~::, l!-!
~~~
i~~
~J:~
j
~~
~ .~
<0 E'
~{S
iSa
~~C)
~~~
~~d;
" ~
~
-2 .~
" ~ E
~~ 2
'" ~ g.
~ ~
~ s
:j: ~ '" '"
'" ., " :l1
'f ~ i3 ~ ,~
l\J ~ '" is ~ ""
c:
.l!!
.-
-
o
g.
.:::
~
~
.c:
~
e
CIl
5: ,~
E ~
.!! ,f
~
CI)
c:
.~
CI)
.!!
(i)
..
.S!
..
~
l.LI
'-
-
0:
~
,,-,
S: ~
~ '"
EO
'"
OJ
.g
S:
~
0:
.~
'"
~
..
~
,,-,
OJ
~"-.
.c:"'>
"'~
","0;
.'t:;: t;
.!(1.S
+-+-
~~
s: .'.:::
.!!!
.!1!
..
J2
:E
+-
<::
OJ
EO
<::
e
's
<::
OJ
o
+-
9-
.c:
'"
<::
o
',j::;
~
'"
0::
"-.
"'>
~
~
0.
.'.:::
I::: .~
.~ ~
~ Q.)
~ ~
"-.
.g
''.:::
V>
'"
.g
+-
'"
~
'"
EE
~
0:
,!:'
~
,,-,
.'.:::
~
~
.g
+-
'"
~
Z
Z~
~<
-....
c5v.l
Cl..Z
C::::i
a:ca
I-::l
we
:iE1-
'<
Q)
Cl.
C CIl
CIl U
Q) '"
.8c:"E
CIl CIl
~t:.1::
c:30>
E :.:a c:
Q.)Cl)15
~::E5
"0 0
.e c ....
f.-I ro ~
'j: 0 '"
+-' 0>"0
c 0 c
Q) ..J CIl
E C Q)
Q) ro ....
Q3~E
co 8. ~
.~ 2 ~
ffi Q:; ~
>::2:<(
Q)
'"
o
J:
C
.,g
"0
C
CIl
"E
CIl
>
Cll
"S
o
CD
.S;
:0
:J
o
'5
(j;
C
0>-
u CIl
Q) ~
.c.:x
:: Ca
<(a.
z.
'c
::>
E
E
o
u
'"
>-
CIl
Ci
.!a "0
"Oc
.c CIl
.~ .0
.c 0
~ 0>
c:::.Q
.2> c
'" CIl
c:~
00
:.;::::;a.
ctl 0
u ~
~(j)
c::?;
~-g
_ CIl
al Q)
'2 ~
a. c:::
C
o
'';:;
<ll
U
;;::
~
i~
'5 ~ ~
c: ,_~
~ 2;
.Q o.:E
<l:
U
,S
:c
::l
Cl
Q)
0.
C CIl
CIl U
Q) '"
.8c"E
CIl CIl
~t:.1::
t: 2 Ol
e: 15 c:
Q)Q)15
~::E~
..c:-ge
.j...I co ~
'j: 0 '"
.... 0>"0
C 0 c:::
Q)..J CIl
E C Cll
Q) ro ...
w~B
co 8. ~
S2 0 :t=
t:.....e
cv Q:; ~
>::2:<(
>-
CIl
~
.:x
OJ
a.
Cll
'"
o
J:
c:::
.,g
c:::
o
Cll
u
C
e
c
Q)
Cll
=:
Cii
"0
Cll
U
CIl
a::
'"
.~
C"O
Cll c:::
Cii CIl
c(/)~
.Q 5 "E
Cii~~
E u ctl
C5..Q:;
~ ~~
ca:g~
5~~
,- ctl
U 0 E
.~~ 'C:
"0 ,- a.
Ca~ Q)
:;c=
u"'-
E Q) co
~ g ~
r.n ~ ,9
~ O'l1o
'S: Q).5
o=1il
ct.E~
I~
.5;
~
~
E
w
~
CIl
:;
u
:c
~iij
c
~.2
CIl-
E :rl
"1: .:
0.0
C\i
Q)
Cl.
C CIl
CIl U
Q) '"
oc"O
+-' CIl ...
OJ .... CIl
u.....e
c 3 C')
e:.:a c
Q)Q.)15
't~5
.... "0 0
.e c ....
.~ ro :;
> 0 '"
.... 0>"0
C 0 C
OJ ..J CIl
E c OJ
.s!OJ 1S :;
- ....
rn8.~
.~ 0 :t=
t:....e
Q) ~ ~
>::2:<(
OJ
>
is
'"
::>
0.
E
CIl
o
c:::
o
Cll
u
c:::
e
c
Q)
Q)
=:
Cil
"0
Q)
U
ctl
a::
'"
.~
c
Cll -g ~
rnroE
c ~ Q)
.Q 0 ~
rn~~
E u u
o..Q:C
~ ~~
iij:;;::~
.2 ~ ~
i.s8
:a:~ ~
>
~-g:6
uCll_
E Q) CtS
Cll '" '"
> CIl c
rn (ij.Q
~ Olcti
'S: CD.5
0=1;)
a:.9~
..
CIl
:;
.~ CQ
..c: c
III 0
>:;:;
~:rl
m .=
"CO
g ~
u_
III C
(f)W
'"
N
Q)
Cl.
C CIl
CIl U
OJ '"
.8~"E
Cll .... CIl
U (0 .r:
c::: +-' 0>
~~~
W~5
... "0 0
.e c ....
,~ ro 5
> 0 '"
.... 0>"0
C 0 C
OJ..J CIl
E c: OJ
OJ CIl ....
Q;~.a
co 8. ~
~ 0 :t:
t:......c
Q.l ~ ~
>::2:<(
Cll
g'
OJ
'"
'"
c
:;;::
OJ
0.
Q)
=:
o
:5
'"
Cll
.<:
-0
~
C
Cll
Cll
:5
Cii
Cll
u
CIl
a::
"0
c:::
CIl
Cll"O
g'c:::
~CIl"O
CIl Cll OJ
OJ OJ.::
"'CIl:J
.5 ~ g
~ Q) "-
CIl E Cll
0. ~
.c Q) OJ
u"'.e
CIl ::> ~
0> =>. Q.)
0- Cl
_ C ctl
.s;0 '"
",- '"
Q) c Q)
.- OJ E
.;:: "0 _
a5'~ -~
Q) a: ,-
..c = -t:
- ctl ctl
~cno...
.- >. \-
:'l;(tjO
1: 0.. .~
Q) (/'J .-
"0 ,- >
_ "0;
'0
..J
Cl
C
:.ii2
....
<ll
0.-
.... ..
CIl C
-0
:1,-
.2 U
..c:1Il
Q).=
>0
....
'""
OJ
0.
C ro
CIl u
OJ '"
.8c"E
g ~~
~ ~ .S:
~Q)"'O
OJ ::2: 5
.... "0 0
-S ~ ~
'j: 0 '"
.... 0>"0
C 0 C
OJ ..J CIl
E c::: OJ
OJ t1l ....
Q)~B
rn8.~
.~ o.~
t:.....c
<0 ~ ~
>::2:<(
Cl
C
:.ii2
OJ
0.
c:::
;S
';:
'"
C
'5
Cl.
'"
'"
OJ
U
U
'"
,Il
:0
::>
c.
Cil
"0 Q)
Q) 0>
U CIl
ctl OJ
a::Cl
-
'x
Q)
.s
c:::
,9
Cil
E
o
:s
Cl
c:::
'6
c:::
'S,
'"
~
c
.~
0;
Q) Cll
a5~
o.CIl
",,,,
Q)",
:g L::
6:g
~ CIl
0.0.
'0
oJ
Cl
C
:.ii2
..
..
a.
C ..
.!!! C
.. 0
- ,-
m-
III U
i,~
0.0
,,;
~g
~~
'S ,!:!
I:: CD;;
.!2 55
1; :S!
;g
'-
-
t:
~
0'>
c
0>
'in
"0
OJ c
.... CIl
~ .~
~l
c t)
0::2:
c 0
5....
"O~
OJ C
.... CIl
~ E
'E 5
~]
co U
t: .~
.~ 1:: +J
C Cll C
OJ E CIl
.s Cll c
OQi~
c
CIl
c:::
2
:s
~
OJ
=:
'5
ctl
'&j
.lli
Cll
=:
c
a
0>
C
32
'S
.0
~
'Qi
=:
'5
Q)
'"
::>
>-
.0
C
ctl
c:::
2
'(il
~
'"
~
c
Q)
:2
'E
CIl
C
~i
.- c
.. :I
10 0
a::E
c.ci
~ ~
~
15
-ci t:J
'" e:
ii
~ ctI <E'
-
.gj ~ C;
.<:
.g CI) '" ~
;;;: c::: ~ -
ci. ,~ :g ex: It)~
=> Cl""~
0 CI)~ '"
i5 ~ " "'" U)
... :il~c
:::> Q e '"
z c:: -;:<:~
'" ';:: !I'l ,~ ~ ". Cb q;:
'" ctI ... .~
>=> ';:(ctI .~ Q) _-.I
>=> Q - C'O '.
N <l> Q::c!ll~~
@ l.I.i:t: ex:
r---
'"
OJ
oS;
Qi
"0
'S
(.::>
C
0>
'in
OJ
Cl
c
0>
Vi
'"
Q)
u
c
e
c
Q)
Q)
:0
'ljj
Q)
u
u
ctl
.s
'"
o
o
"0
~
C
Q)
c
o
"0
Cll
u
CIl
a::
'"
Cll
U
c
e
c
Q)
>-
.c
.c
.Q
til
~
Cll
"0
'00
~
'"
~
c
Cll
:2
,.,
.c
.c
o
..J
....
,.,
..
-
C
we
_0
~~
cu
4);
,,-
'gj fil
a::5!
r--:
"
C
'"
>
~
Q
"0
c:
ctl
c.
~
~-
~S
.e '"
.eCl
u c:::
~~
_ ctl
o c.
1: ~
.g~
Cll 1il
=: Cll
ta:c
"'C '00
Q) '"
u Q)
ctl u
a:: ~
Cll
:0
'in
'"
Q)
'-'
u
CIl
c
ctl
>
"0
C
'"
Q)
:0
'in
'"
Q)
u
~
c.
ctl
u
'6
c '"
ctl=
.c CIl
",0;
.~ C'l
:= t:
c:i:
Cll ~
"0 CIl
_0.
I
.!2
:J
l!!
C
o
:;::;
..
5
'E
III
:5!
Cl
C
:.ii2
....
<ll
a.
U
:z:
a:i
N
o
Q):5
"'-
e .5
J:8.
15 ~
-='E
o OJ
~ 0
c
.Q .9
",e:;
c::: Cll
:52~
ea2
o.c
E~
o
.:::-a;
!!l u
'S< .s!
Clla.
ca:>.
al~a;
~~~
a.a.1ii
c
.~
Ci
E
o
u
I-
a
o
CIl
=:
;:
0.
.9
'"
OJ
"S
u
E
Cll
>
CIl
'"
~
c c
Cllo>
J2 'Ci)
c
Cl
u;
Q,
o
en
oi
N
'"
c:::
:;;::
OJ
0.
c:::
,,og
(5
0.
e
a;
:2
.9
'"
.~
c
Q)
OJ
"S
u
E
OJ
>
~
'"
c:::
o
~
"S
Cl
~
Cl
c:::
:;;::
OJ
0.
c:::
..m
(5
0.
e
a;
::?;
'"
~
c
Cll
:2
m
C
,2
(;j
:;
en
III
a:
Cl
c
:.ii2
lU
a.
U
>
U
o
-::J
-.9
~ ~
~
. "
II) t:J "
z: -g II)
0 i r:::
z: .-
~ ~ - ,s
<( ~
~ :::::i ~ <..:> j!J c;
(I) ~ ,-
0 '" ::: R:!
..... co. z: ,5 '"" C,:J '"
" c.. :S
..", = " ~ 0 :::::i :c <( -
i.~ r::: ~ cr: .!!1
Q .~ EO a: CCl :::> ci. .~ Q::g",
-'" 0 "
., .. 03 10 '" " 8 ~ ;:) 0 ..~c)5
~~ ~
:c::I -8 ~ g. w 0 io CI) ~C\!o
"" '" '" :E :::> '"
- cS <3 ,,\; ~ 10' < - <:: <::><:~
'" z r:::
'" gr .s '" ,S! ll:-:Qi'=:(
.:::1 pj '" ~
(!j :g i'f ::J: " 10 ~ en '"
"'''' "' ,,, 1:2 " <:> r::: 'S: ....... Q) _-oJ
:z '" &~ J-, ~ " ~ " <:> Q"'" "' '.
~ "' ~ .~ N ~ '" lro,;,,('QCo,):::';'
.c::I ~;j') "- ;:;; ~ <3 @ CI:: ~l::l1l)1:Q
'" '" <t
~
,
?
i
~
~
~
~
~
~
~
0;
~
.g
1-
~
en
'"
z
:l
'"
Q
S
"
-'
""
'"
'"
z
'"
"
~
., -
~ 1 ~
un
~~' ~~
HH
Vi 8 -8-2
~;g~,
~tt~l
c.:: 2 -S E
~~~-g~
en
'"'
z
'"
~
o
u
..
o
'"
-'
'"
is
.
~ .s~ ~
.. ~ ~ ~ E
o 0":; 1: _
~ ~~ ~ ~
o ~ 0 ~ ,~
~ ~ .~ ~ ~
~,~ '5 ;q J::
i i ~~ ~
:l: w.~ 1:1 ~
.s~;g L~
.::; 5.E "g ~
~~]J~~
-;:2 ~ ~ &.
~ t : ~ ~:s
~~~;;~8
.... ~ ~.... ~
<: '" ~ ~ '" >,
. ~ 0 5' ~ U
.
~
a
~
i"
.
"
~
~
i"
~
v;
~
~
.
~
i"
.
"
v;
]
]
u
.
~
~~
~1
"
~''-''
"
's '~
~~
0, ,
].~ ~
~.s I
~ ~"c
] 5: ~
i g:~
-E.~al
.e ~,2
o ~ ]
." ~ ~
~jH
B4~O
~ 'o.~ 0
~j~ ~ ~
~ ;;'>F= 9.
s
t
i"
"
v.
]
~
~
&
!
.
"
en
f
.u
"
<:
~
~
.
o
B
(j
::
.9
:: ....
.~ ~
0.$
0.-
o..t:J
... ::l
~Q
:::E ~
::
.
~
"
v;
~
~
's
~
.,
v;
~
]
:E
.,
.
j
,
~
c
~ .
, .
~]
"c"
~ .
V M
o '" '"
€ ~ c
1 ~ .~:
=::)(.1')
~ ~ 0::
~'~ j
~ "" -
~J~ !
[~ ~
~~i
.
c,
v;
.
~
!
.g
~
3~
il
.if
. 0
~"
~~
2 ~
.~~
~ c
iU}
0...... 0.> OJ
;:; .2 :;-=
~ ~11
~ ~.a t
~ .~~ ~
fi ;.~
~ ~ i ~ .-
IUH
. E a:l .9 ';.;J
E
e ,
[~
;~
" E
. ~
c]
l\~
2~
u ,
~ ~a
"':;;~
::i-5i;;'
E ".c
]~~
E ~ ~
-; ~.;r
~ ~ ~
]g~~
2 ~ ~ ~
] ~ ~ 1;l
3..., 1:; i1
j,! ~ 1.>-:
1m
C '" E ~
Ii fi
~ 1 t i
!
~
<3
~
,
"
"
~
,z
.E "
~ &~
-~.g
, > 0
~ ~ ~
- ~ u
"TJ::E~
u.J.s~
~
6
.
~
1
"
.
ffJ
I'l
,
,
~
.g
,
~
,
~
e-
~
~
~
"
~
$
~
!
..
1-
~
~
~
~
~
,
I
~
';
,
"
Of>
'"
z
::l
'"
Q
S
"
'"
0..
,.
...
z
"
:;;
.,
.
ill
.J '" '"
= E il
~E. ~
,s ] ~
~ i! C
~ '~
<( c ~
, ~-
8 g
hL
Hi~
.~ .~
,~ ~
H
]13
~~
.<~
, "
"- 0
~.~ ~
~ 8'~
~-g i
~~5
en
'"
z
::l
'"
Q
S
"
'"
0..
,.
....
z
"
:;;
c .
~"
I~
g i
~.~
H
i~~
~~~
~ ~;
. .
< . ,
I -:5 ~'
11~
~ ~ ~
OJ.t:
~ ~ E
l
~
.
~
0;;
~
.;
s
~
"
]8
!f
. ~
i~
::: ~
. .'
~~
'!;) ~
E:E
~~
~~
'."
o -::l c
o "
"'~
~~
";;;'Q
. .
].<:
g..!:!'
~ ~
B ~
2 .
~]
~ ~
~~
.a g
)~
'0 ~
.~ ~
.. e
!:~
<: "
. ~
o
"
en
'"
Z
:l
'"
Q
S
"
-'
""
'"
'"
z
'"
"
-,8
~ ~
~c
.z
!i~
'1:=
~~
". ,
~n
.~~ .~
~ '" 8-
~ ~ M
lH
~ i ~
:s ~
"
] ~
Ji .'1,,_
~ ~.~
;~;g
1J.'O.E
o ".
..: "":
~ (;;.:::
~ ~ ~
" E''=
~~~
~ -B ~
.:: ;::I":
~.i j ~
@'~ ~'~
~ ~ ~ a
~ ~ ~]
E ~ e ~
E it,; ':::;
~ ~~ ~
] 1.>
"~
@'ii
!!."
1: ~
i .~
~g'
~~
. 0
"~
s ~
, "
g ~
w.'tO
~ .
~~
'38
~i
o 0
z=
. <:
~]
~ t~
. . .
g = W
"
~.<::~
= ~ ~
~ E g
15.:;- '" ~
~~-B~
el.I"'''=-
;;; ~ ~ ~
~ ::: o.!:!
el.I'~ =
,:: .9 '" ..s
;5i ;::. f$: ~
~:>~!
~]22
gl1.s]
11 i.
U E
el.I8
:2 ~
'5
~..
E 0
@ ~
:3~
~<
]~-
9 ",.8
e '~:3
.s:u:;J
3~~
~.j 1
~z
~~:
-:: ~ ~
1
~
~
I
B
~
~
L
~ ~
:~
~.~
=.
. ~
],
. .
~~
. c
~ 5
o
~ ~
~-5
c
i;.g,
~~
].5
~j
E 0
c 0
2: .!f
= 8 "0
~~]
: ~ '"
.~ 1\ 0
~.. ~
I .~ S
~ ~.~
~i]
~ ~ 5
< g.:::
o 1
:.::.g
""
~~
it
~b,
1~
's.':
~~
,~ ~
]~
~:-
, E
~.g
~.
c;j]
,-
:> .~
~~
~ ~
O~
g c
.
;l
o~
B]
o .
8 -g
. B
" ~
0,]
':;:; ""
~ .
" E
o 0
o .
~ ~
= 0
'" ~
~ ,
~
~~
~ .
~j
"
~
~
."
.s . ~ ~
~,~ ~~~
].s~~~
~~~a~
:8,~ ~~ g
:s! 1:r,s 'Ei ~
]8~~~
; ~ : ~.r
:g ~ ~ ~]
<c:St;j...t..
I i ~ ~ '5
1:: '" <.i(.t)
~~]~~
Z 1:'.8"'-;;
~f]~.s
:g :: ,~ :a .e
<Eg~o
.
o
~
g>
t
"
,z
~
~
1
~ ~
~ .
rg e!
~ .
~.2
E 0
~"
, -,
&'~
~t
B:E
!
~
"
~
~
0;
,
,
"
~
~
"
~
;
~
i
"
~
~
!
,
~
~
i
~
j
,
"
j
7-
-<3
~ ~
~
I ::s
~ to
z -g Cb
Z C c: c::
'...
~ !cc ~ -
<( ~ cS
~': :::i I-' c..:> ~ <;
en ~ '...
--- C 0> c3 ~
CL z ,!: ." '"
~ c.. ~
...I '" " ~ c :::i :0 <;' -
co -,; { .~ ex:: lI:l :::l ci. c:: ~ CX:lt")~
~ ." " 0 => .!::, t:::.l<::>~
i'ii ~ " I-' '"
T .. E' ~~ 2 :::l 0 ~ ""l' CI)
'c:l -!1 ~ (::;, '" 5j. w c " CI) :lE<\!c
.., ", g:; 2 ~ =0 '"
- ,,,, " !;: - <:: c:::.<:
Cl '" ~ z c:: :.::
,:::) '" ')' '-i' ~ " co .S? 't;: -.. '. "t:
\!j ::g ~ "" " '" ~ '" II) '. Cb
l~ ~ ~ E' ~ --.J
" " '" c:: 'S '~.!! a;
:z: ~ ~ ~ '<i 2 -2 ~ '" ~ C'Q ~ ~
"'''' ~ $: '" '" ~ '"
, c:l :;]~ Cl i5 "'" @ Cl:: Q.;l::lCl)
~
-'
,
~
g
~
"
:
~
I
~
i
~
.i
~
~
~
~
~
~
~
on
'"
Z
:;
'"
Q
S
'-'
'"
..
,.
'"'
z
'-'
;;
"
~~~
o <
]~~
~ ~ ~,
1"! ~
,g !5 C
iH ~
u" ;;
~ 0
" "
~.~ ~
. .
8 c.. 2
~ 5}, '"
~;;;:j '>I,
rn d ;;::
~
p
c
~
'^
~
;;;
;;;
E
..
~
,
~
!
]
~
.
~ 0
~
~
. ~
~ 5
0-
" E
~ ~
~ ~
:is '"
. .
~>
~~
~ ~
~ E
~]
'" '0/)
.~J~ ~
~ i u
.= l:: ::>
0]
8 0
H
B '0
iI'
j~
.~
t~
o B,
., <
, 0
o~
0.::
~ <
!
"
o
o
o ~
0..2
,0
;, -
~ 0
! 0
. ~
:;: ~
o~
rn ~
c
.
.
o
[j'
~~
i5JO
~J~
lJ~
o1!
~ ]
: !
o ~t ~
:g:~ g
~ ~~
~
~
"
e
"
,
~
f
~
~
~
~
.
e
.
"
1
~
*
"
s Zl .,
niH
~ 1~ ~ ~
~;~~fJi
flli! Il
=~~:~.E.f'
!~JJ]~~j
u ~
0-
- ~
- .
- .
- u
u K
o .
o _
g g
~ ~
"'''"
E ~
o ~
ti" ;;;
.~ ~ ~
~! '~
1;:j,:!JE
!ii
l~~
.:. '" '"
.::: 'E 2-
.!! l:l-",
_ ~ 0
~d::S
,
2
o
,
11
..,;- c
. 0
.2'(0'''::
~: ~
~ ~ ~
g :~J4
~ ~.~
.., "''';::
Hi~
~s ~ ~
iiE!
~ 'J]:6
~ So ~ '5
c... ,,", ",1:;1
.
,
i
1
.
,
"
.
!
J
!
i
~~
-g c
U
u 0
H
~0"
~ ~
<"5
~
]
~~
813
" ~
-s...,"
11.2
_ E
.e..E
H
lOb
. "
i .~
~ c
o E
E .
o E
IS "@
~ E
8
,
~
~
o
[
~
j
.
E
~
~
"
u "
.,
, ~
1 ~ E
" 0
.<= 1~.c
l!:9 '"
3]
~~.c
.;; * 0
;1:':.".,
....---';::3
o 0 ~
~~]
c
~
~
c
~
p
c
~
'^
~
&l
.
o
~
o
~
~
o
o
~
.
o
.
~
o
'u
~-'
~g"d
~.a~
E ~...J
~ 0 ~
] ~~
Hi
~ E "
tH
~ ~.e
;f1 o"i:':
;%'~:E
~ l!l g>
.~ ~~
~ 0 "
~ 0 ~
o
i
~
]
~
o
~
~
..
'-'
..
z
;;:
on
'"'
Z
..
Z
'"
'"'
-'
~
'"
'"
I
'"
'-'
..
Z
'-'
;;
'"'
z
..
z
'"
'"'
-'
~
'"
'"
0-
v ~~ ~ if
g'i ~ ~ 51
~~i~j
~]l_~ ~
~]~ ~~
~~,~~~~
oN"" = ~ ~ '"
;;j ~ : ~ ;..~
~E lis .:;;.E
~'~~.!]~
j~~g~~
R '" ~ ~
~ 22~~~
6~~~~~
;ji
o~
'0 ~ u
c . .
"~~
l:! ~"<t
8.'~ M
~~ 0
<t: !>C "
~ 0 ~
]~~
~ .E ~
~~~
_ 0 =
.~~!;
iii ~
g ~'~ g
::; c .c ..::
:; ~.s:;
~<'O11
~s
~-
" 0
:a B
i:l1
~]
g ~
~ .
s=;
o~
~ .
;t.~
~"~
Ui
~:g e
@ ~.~
~~]
~
c
]
~
'"
E
[
~
c ^
.~~
~ _5
~~
'0.2:.
~~
~ 0
~.s
~
] .~
E ~
~~
if]
iH i
o~~~~ ~
~ ~ 5.~ 11
U !>C....<= i
~,~[!
]~i~ ~
N
i
"
.~
~
"
"
,
o
,2
;;
~
on
'"
Z
:;
'"
Q
S
'-'
'"
..
,.
'"'
z
'-'
,;n
~
~~
~~
. '
'" 2
. ~
~~
{""
~ :::I
5~
~
]1 g
~J ~
,S
;;;
~ ~ "
~~f
~ -@ ~
1l~Cl
'" ~ ~
!~i
o
o
2
"
"
.
.
~
j
"
~
I
~
,
~
(j
^
~
"
~
,
1
~
"
o
it
~ ~
:g"='
[:
" ~
1:l:::
e- ~
" ~
~ 0
Vj"';<i .
~ ~ ~
J: ~ ;;
0:: < 0"'::
~ -g~'"
~ ~E ~
~ ~ f ~
:c w 2
g ~
~ " -
~
o
o €
]~
:2 :::
....-.8
~"~
; ~ ~o'
~.8 :
~ B
~~ i
~'~
<: ~ ":i
~.= ~
~..s ~
8'~ '"
::;@ '5 0
~ '" '" u
~~: i
<: '" ~ c
~ ~ ~ :::
u
~
o
o
€
j
B
,
]
11
~
~
o
~
'^
1
1
<3
~
~
~
::]
~ '5
6 ~
JI
o ~
1~
" 0
.~.s
"' .
..J<;;
;;db
~
~
~
,;;
,
o
1
~
u
o
o
o
~
13
~
"'
~
o
~
~
,
~ "
~
g .~
z,
j ~ w
< z 0
~
0,
j
o
Z
~
o
Z
,
c
~
o ,;;
~ ~
~ v ~
28 }
] ~ u
.
c
~~
c ~
8 ,
bij
] '~
.;;: 0
<;; .;;
-5 g
6""
g ii
";;2
13 "
~k
i~~
~ ~ g
~; tl
.~~ ]
~ . "
~
"
!
:;
8
~
~
~
,
"
,
~
~~~
c.1:t ~
~~ ~
~ 8 i
~ 8. ~
; ~.~
~ ::.,~
~ ~ .9
t:l '" '"
s.;~
~] ~.~
:s ~ ~.c
~ . 0
] ~ ~ 0
is. ~ ~ ~ .
~~~U]
~ ~~ ~ ~
]3b'~~
~ ~ ~.c <<l
~
~
1
N
o
,
o
.
o
~
;t; "
1111
;::'C
21
:g ~
"! i
-5~
]~
Ii
~ ri
~.w
o 0
Z
~
w,
,
~
~
~
.g,
]
2
]
o
Z
J
u
~-t
"5.~
.8~
<g
~
- =
~.
.:;; E
;,!.g
=
~ ~ ~ ] .~ ~
13 ~
, <3 . 0 0 2 <3
. . , n
~ H " " , ~ l\
" ~ ~ ~
~ .~ 0
e ~ ~
" e .. .::";;; ;;:
~~ "-:;. .~ ~
. . '"
, 1~ i 'j . 0 . e
" '" I:i ,
" 0 .. ;te 0 ~ !
, on "E] .
'" ~ 0 " z 0 ~ I "
~ z ~ '-' "j ~ ~ 2 0 ;
} :; ~ ;; g-t ;;; "
'" .. ]
~ Q ~ 0 . . it 11 "
S z ~ " " ~
o . 0
'-' 0 . 0 0
'" 5 j~ .;:: \::: 0 u
.. g,~ l
,. -' . 0 u2 0 ~
'"' :;; ~~ i1
z u 0 "
;;: -' 't ~
. .. 1:l] ~ S
on U E- 5 ~ E ~
.
.
t
.
-5:
~ "" '..
~l~
UI
"
'"
"" o:t.>
.g~
"- ~ "
~~8
(:::> Q') g.
~ ~ ~
~ ~ ~
, '"
I.(') l.n ~,.
~&s
~I~
o<3~
z
z5!
;:!:!<
- I-'
is(/)
o..Z
C::::i
a:CCl
I-:::l
We
==1-
<
<C
c.:>
.:=~
::0
:::l
Cl
rf~
...
=
Q
..
--g
2i:i .$!
"
~~
2Sa
~2i
In ~~
::g: ~ t(")
tv)~;:t
:e
::;)
z:
. e
~
~
,
t
,
"
6
~
~
~
]
gl
.:: .:-
l~j
g.';!
:::.. ;; e
o::.1l.,2
.~H!
j~ii
00<;:;":1<;;
~ ~ .g "
~~, ~]
], "
~ 8'
" ~
2.=
~.<: '"
i] .,
~.~ ~
~>(~g
:s] -;.8
i~:i
i~i~
~: ~~
"
,
o
~
u
~
~
I
.
'"
"
""
z
:2
'"
...
z
""
z
'"
...
~
'"
'"
!j~
Q"g C
.. '" t>i,
~ ~.
~] ~
8.J.
~ ~~
"
.
.
~
.
c.:;,
c
~
'"
CI)
Q)
,I::
.::::
~
'-
::::
c:,:,
I::
'!::'
CI)
-
I::
~
I::
~
-g
~
'"
e
'"
~
.g
~
c;
t
cClt')~
c::.t::)~
. . "" tJ)
~~c
-;::~~
~ ". Qi oq::
...... Q) _ -.J
~~~~
V>
~
:%1
::,
~
V>
c::
c
:~
'"
Q)
Cr:;
<1
Q.
=>
o
i5
=>
z
'"
"'
o
o
N
@
.
.
..
.
~~m':l!;m~~':'.~
lLo\ Ob \LD~
November 9,2005
Mr, Ray Kuzbari
Senior Traffic Engineer
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Subject:
Focused Parking Analysisfor the Proposed Metropolitan at Dublin
Station Development in the City of Dublin
Dear Mr. Kuzbari,
This letter report summarizes a focused analysis of the parking conditions for the
proposed Metropolitan at Dublin Station development in the City of Dublin, The analysis
has focused on shared parking conditions for the residential units' visitors and the
ancillary commercial uses within the development.
1. PROJECT DESCRIPTION
The focus of this analysis is the parking need associated with residential visitors
(generated by the project's 300 residential units) and 15,000 sq.ft, of ancillary ground
floor commercial space. The commercial space would front on Martinelli Way and Iron
Horse Parkway and would consist of 6,000 sq.ft. of smaller high-turnover sit-down and
"take-out" restaurants and 9,000 sq.ft, of smaller local serving retail tenants.
The commercial space parking needs and a portion of the residential visitor parking needs
are proposed to be met by a 95-space shared parking supply, including a 69-space area
within the parking garage and 26 on-street curb spaces. All of these spaces would be fully
accessible to the public. In addition, 20 visitor spaces would be located within the
resident parking area via the resident parking gated access.
2. RESIDENTIAL VISITORS AND COMMERCIAL PARKING NEEDS
In order to identify the overall parking demand throughout the day, a shared parking
analysis was conducted. This consisted of establishing the hburly commercial area
parking demands and the residential visitor parking demands, then adding them together
for a total demand,
ATTACHMENT q
1901 Olympic Boulevard. SuiTe "120 . Walnut Creek. C,"" 94596 . (925) 935-2230 fax: (925) 935-2247
ROSEVILLE REDDING VISALlA WALNUT CREEK
\
I laC- cY\ \ UJ'--\-
o '
The commercial parking demand was determined by applying the Dublin Zoning
Ordinance requirements of 1 space per 300 sq.ft. of retail area or 30 spaces and 1 space
per 100 sq.ft. of restaurant area or 60 spaces. (1) The Dublin requirement for the
residential units would be 1.5 spaces per unit. Based on parking research, it is estimated
that the residential visitor parking demand would be about 15% of the total residential
demand,(2)(3) The visitor demand for the 300 residential units would therefore be 0.225
spaces per unit or 68 spaces. Because there would be 20 visitor spaces located within the
residents' parking area, the visitor needs in the shared parking area would be 48 spaces.
The Dublin ordinance is formulated to address the peak parking demand that typically
occurs during the mid day for the anticipated smaller retail and high turnover restaurant
tenants and during the evening hours for the residential units. Recently published data
from the Institute of Transportation Engineers (ITE) on hourly parking demand shows
that average mid-week parking demand for retail stores and higher turnover restaurants
peaks between 11 :00 a,m. and 1 :00 p.m. (4) The ITE hourly parking demand factors for
residential units applies to the total residential demand, not just the visitor demand,
However, there is no research available that establishes the hourly demand for residential
visitors, and the overall hourly factors were therefore applied, adjusted to account for the
full 48-space visitor demand being realized in the 7:00 p.m. and 8:00 p.m. hours.
It is noted that for several reasons, the calculation of the retail and restaurant parking
needs overstates the actual parking demand. First, the retail and restaurant tenants would
be located within walking distance of residential units and a number of business complex
developments. The residents and employees in these complexes would have the
opportunity to walk to the restaurants for lunch or to the retail tenants. The restaurants
would probably also provide a "take-out" option for local employees who cannot stay for
table service. It is conservatively assumed that 25% of the retail and restaurant parking
demand would be offset by local pedestrian access to these tenants.
Applying the various hourly percentages to the peale retail, restaurant and residential
visitor demands (with a 25% commercial parking reduction due to internal trips) results
in parking demands as listed in Table 1. Based on the calculations, the parking supply
would accommodate the expected demand. However, as noted in the table, the 95 space
supply would essentially be fully occupied in the 6:00-8:00 p.m. period, which represents
the peak parking demand period.
It is noted that if one of the restaurant tenants is a Starbuck's, the parking supply would
still accommodate the shared demand. Based on an extensive analysis of parking demand
at Starbucks stores, a Starbucks store would add a 10-12' space parking demand during
the 8:00-10:00 'a.m. period.(5) As outlined in Table 1, an increased morning demand of
10-12 spaces could be accommodated within the planned supply. It is also noted that a
Starbucks parking demand is substantially lower during the 6:00-8:00 p.m. peak period
,demand for the other uses.
Parking Analysis
for Metropolitan at Dublin Station
Page 2
,
1'1"\'
\lo~QDIIY""\
3. SUMMARY AND CONCLUSIONS
The parking supply of 95 shared spaces would accommodate the expected combined
commerciaVresidential visitor parking demand. Even if one of the commercial tenants
was a Starbucks store, the parking supply would be adequate.
It is noted that this fmding is predicated upon two assumptions:
. First, it is assumed that a portion of the residential visitor parking demand would,
in fact, be met by the 20 spaces located within the gated resident parking area. If
these spaces are not used, there would likely be a parking deficit in the 6:00-8:00
p.m. period (see Table 1). The applicant must be able to demonstrate how these
20 parking spaces will be conveniently available to residential visitors.
. The calculations also assume that the 26 curb spaces on Campus Drive and Iron
Horse Parkway would be available for the short term parking needs of
commercial customers and residential visitors. It is recommended that the curb
spaces be signed for short-term use (no more than 1-2 hours).
I trust that this analysis responds to your needs. Please contact me with any questions or
comments.
sr:IY,
~T~
George W. Nickelson, P.E.
Branch Manager
REFERENCES:
(1) City of Dublin, City of Dublin Zoning Ordinance, Amended July 15, 2003.
(2) The Eno Foundation (Robert A. Weant and Herbert S. Levinson), Parking, 1990.
(3) Walker Parking Consultants, California Parking Standards for Selected Cities
and Counties, June 1995.
(4) Institute of Transportation Engineers, Parking Generation - 3rd Edition, 2004.
(5) Omni-Means, Ltd., Focused Traffic/Parking Analysis for a proposed
Retail/Starbucks Development on Village Parkway in the City of Dublin, Aprill9,
2005,
Parking Analysis
for Metropolitan at Dublin Station
Page 3
\ LP4 0b llo~
TABLE 1
WEEKDAYSHAREDP~GDEMANDFOR
RESIDENTIAL VISITORS AND COMMERCIAL SPACE
Time Retail Restaurant Visitor Total Surplus /
Demand(l) Demand(2) Demand(3) Demand Deficit
8:00 a.m, 4 24 31 59 +36
9:00 a.m. 8 33 17 58 +37
10:00 a.m. 12 37 16 65 +30
. 11 :00 a.m. 20 45 15 80 + 15
12:00 PM 23 45 I 15 83 + 12
1 :00 p.m. 22 45 15 82 +13
2:00 p.m. 20 23 16 59 + 36
3:00 p.m. 20 18 18 56 +39
4:00 p.m. 18 18 22 58 +37
5:00 p.m. 13 35 29 77 +18
6:00 p.m. 16 37 34 87 +8
7:00 p.m. 19 28 48 95 0
8:00 p.m. 16 29 48 93 +2
(1) Dublin City Code rate is 1 space/300 sq.ft., reduce by 25% to account for
internal trips, resulting in a peak calculated demand of 23 spaces.
(2) Dublin City Code rate is 1 space/lOO sq. ft., reduce by 25% to account for
internal trips, resulting in a peak calculated demand of 45 spaces.
(3) Based on residential visitor demand being 15% of the overall demand or
0.225 space/unit. The peak visitor demand for 68 spaces (300 units @
0.225 per unit) was reduced by 20 spaces (to account for 20 visitor spaces
being located at another location in the development), resulting in a peak
calculated demand of 48 spaces.
Parking Analysis
for Metropolitan at Dublin Station
Page 4