Loading...
HomeMy WebLinkAbout6.2 Iron Horse Pk & Open SpaceOF Ill 4 �Ir 111 113 � =�, 82 DATE: TO: FROM: STAFF REPORT CITY COUNCIL December 3, 2013 CITY CLERK File #420 - 30/450 -30 Honorable Mayor and City Councilmembers Christopher L. Foss, Assistant City Manager ✓�� I SUBJECT: Iron Horse Nature Park and Open Space. General Plan Amendment and Planned Development Rezoning with a related Stage 1 and 2 Development Plan for a new public park. (PLPA- 2013 - 00044) Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The City Council will consider a General Plan Amendment and Planned Development Rezone in order to facilitate the future development of the Iron Horse Nature Park and Open Space on approximately 35 acres of land north and south of Amador Valley Boulevard along the former Union Pacific railroad right -of -way. FINANCIAL IMPACT: The property has already been acquired by the City. It is envisioned the City and Zone 7 will work in partnership to seek project funding and develop the future park in phases over time. The City's primary funding source for development of the future park will be Public Facility Fees collected in the area covered by the Downtown Specific Plan, and other in -fill development outside of the area covered by the Eastern Dublin Specific Plan. The timing of the park improvements is unknown at this time and will depend on future available funding. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, adopt Resolution Approving a General Plan Amendment for the future Iron Horse Nature Park and Open Space Project-, and waive the reading and INTRODUCE an Ordinance amending the Zoning Map to Rezone 12.13 acres of former Union Pacific Railroad right -of -way adjacent to the Iron Horse Regional Trail to a Planned Development Zoning District and approving the related Stage 1 and 2 Development Plan for the Iron Horse Nature Park and Open Space Project. Submitted By Director of Community Development DESCRIPTION: f Reviewed By Assistant City Manager Page 1 of 10 ITEM NO. 6.2 Background The Parks and Recreation Master Plan outlines the City's standards for meeting the parks and recreation facilities needs for Dublin residents at the build -out of the General Plan. Based on the population projections, Staff believes that the City will have a citywide parkland deficit at build -out of approximately 12 acres. Therefore, City Staff have been examining ways to acquire additional parkland to continue to meet the standard of providing five acres of parkland for every 1,000 residents. The City Council entered into a Purchase and Sale Agreement to acquire two parcels of abandoned railroad right of way (ROW) from Union Pacific in order to develop 12 -acres into a nature park and open space. Escrow closed on the property in early November, and the parcels are now owned by the City. The future park site is located north and south of Amador Valley Boulevard, adjacent to the Iron Horse Regional Trail and extends to the northern city limits and south to the Alamo Canal Trail. The proposed park site is vacant and was formerly a Union Pacific railroad track and, as such, is approximately 5,900 feet in length with a width ranging from approximately 100 to 150 feet. The tracks were located on a small berm in the approximate center of the site with embankments on either side leading to small depressions. A railroad trestle remains on the site from the previous railroad use. The site is bounded to the east by land owned by Alameda County, which has an easement for the Kinder Morgan pipeline. To the west of the proposed park site are several linear parcels of land owned by the Alameda County Flood Control District /Zone 7 Water Agency (Zone 7). This property is occupied by South San Ramon Creek, which is a flood control facility owned and operated by Zone 7, and the Iron Horse Regional Trail, which is operated by the East Bay Regional Park District. Surrounding land uses include single and multi - family residential dwellings and the City's Stagecoach Park to the east, with residential uses and Dublin High School to the west. Residential uses lie to the north within San Ramon. Residential uses have been constructed south of the proposed park site as well. The total size of the land owned by Zone 7 is 22.82 acres. Parks and Community Services Staff have prepared a Conceptual Park Master Plan with community input (Attachment 1) for the 12 -acre park site. The Master Plan contemplates the restoration of watershed areas that would include the potential re- alignment of both South San Ramon Creek and the Iron Horse Trail to allow a more natural meandering of both facilities through the proposed park site. The Park Master Plan was approved by the City Council on October 1, 2013 along with the environmental documentation for the project (Attachment 2). Although the property surrounding the creek is under ownership of Zone 7, the proposed creek restoration is integral with the Conceptual Park Master Plan as it would expand the amount of parkland available, beyond the 12 -acre Union Pacific parcel, through a partnership and easement. The City has worked collaboratively with Zone 7 throughout the process of developing the Conceptual Park Master Plan. Zone 7 is simultaneously completing a master plan for restoration of the watershed, including the South San Ramon channel. Page 2 of 10 Figure 1: Proposed Project Area with Parcel Boundaries I Ili Proposed Project The City proposes to assign a Parks /Public Recreation General Plan land use designation to 12.13 acres that currently have no land use designation. Additionally, undesignated portions of several parcels owned by Zone 7 Water Agency will be assigned an Open Space land use designation. Portions of the Zone 7 parcels that have a land use designation of "Stream Corridor" will remain. Rezoning to a Planned Development (PD) Zoning District is also proposed for the future park site to ensure consistency between the amended General Plan and site zoning. The General Plan Amendment and Rezone are being completed with the intent to build a future public park as well as potentially realign the Iron Horse Regional Trail and South San Ramon Creek. The future development of the linear park, potential South San Ramon Creek realignment, and potential Iron Horse Regional Trail realignment will take place on a total of approximately 35 acres of land (12 acres to be owned by the City of Dublin as a public park and 23 acres owned by Zone 7 Water Agency that will continue to be used for the South San Ramon channel and Iron Horse Regional Trail). It is envisioned the City and Zone 7 would work in partnership to seek project funding and develop the site in phases over time. The City's primary funding source for development of the site would be Public Facility Fees collected in the area covered by the Downtown Specific Plan, and other in -fill development outside of the area covered by the Eastern Dublin Specific Plan. The timing of the improvements is unknown at this time and will depend on available funding. Page 3 of 10 ANALYSIS: The table below is a summary of the size, ownership, and General Plan /Zoning designations for the subject parcels. Table 1: Current and Proposed Zoning and General Plan land use designations by parcel Parcel No. Size Owner General Plan land use Zoning Current Proposed Current Proposed (acres) 941 - 2768 - 006 -02 12.13 Union Undesignated Parks /Public Unclassified Planned Pacific Recreation Development 941 - 0190 - 001 -01 3.97 Zone 7 Undesignated and Open Space and No change proposed Stream Corridor Stream Corridor 941 - 0190 - 001 -05 8.83 Zone 7 Undesignated and Open Space and No change proposed Stream Corridor Stream Corridor 941 - 0191 - 095 -00 1.99 Zone 7 Undesignated and Open Space and No change proposed Stream Corridor Stream Corridor 941 - 0205 - 001 -12 4.31 Zone 7 Undesignated and Open Space and No change proposed Stream Corridor Stream Corridor 941 - 0205 - 001 -63 3.72 Zone 7 Undesignated and Open Space and No change proposed (partial) (est.) Stream Corridor Stream Corridor Total acreage 34.95 Page 4 of 10 Figure 2: Parcel Boundaries (north of Amador Valley Boulevard) Page 5 of 10 Figure 3: Parcel Boundaries (south of Amador Valley Boulevard) General Plan Amendment: Future Park Site The future park site (parcel now owned by the City) is one of the few parcels in Dublin that does not have a General Plan land use designation. When the General Plan was originally adopted in 1985, the full length of the former railroad right of way from one end of the City to the other was designated "Transportation Corridor," although no land use designation was ascribed. Over time, General Plan Amendments were approved for residential projects on either side of Dougherty Road along the former right of way, which eliminated the use of the corridor for transportation purposes. Today, in order to acquire the site and utilize it as a public park, it should be designated Parks /Public Recreation in the General Plan. The Resolution approving a General Plan Amendment for the future Iron Horse Nature Park and Open Space Project is included as Attachment 3 to this Staff Report. Page 6 of 10 Zone 7 parcels The parcels owned by Zone 7 that are part of the project area either have a General Plan land use designation of Stream Corridor or have no General Plan land use designation. In order to allow the potential realignment of South San Ramon Creek and the Iron Horse Regional Trail, the portion of the parcels without a land use designation shall be designated Open Space. The portion of the parcels that have the Stream Corridor land use designation shall remain as is. The proposed General Plan land use designations of Open Space and Stream Corridor will be consistent should the realignment of the two facilities take place. Zoning: Future Park Site The future park site is currently in an "Unclassified" Zoning District. In order to utilize the site as a public park, the site is proposed to be rezoned as a Planned Development Zoning District with a Stage 1 and 2 Development Plan. A Development Plan accompanies all properties with Planned Development Zoning. The Development Plan provides greater detail on the project proposal and outlines the specific proposed uses and development standards for the site. The following section briefly describes each item of the Iron Horse Nature Park and Open Space Stage 1 and 2 Development Plan. 1. Zoning. The Zoning for the subject property is PD- Planned Development (PLPA -2013- 00044). 2. Statement of Permitted Uses. The permitted uses include a public park, public open space, stream corridor, and a regional multi -use trail. 3. Stage 1 and 2 Site Plan. The Conceptual Park Master Plan (serving as the Stage 1 and 2 Site Plan) is a schematic depiction of the location of the proposed uses on the site. Minor adjustments and refinements to the Conceptual Park Master Plan are permitted once the project moves forward to a final park design, site improvement plans, and construction drawings, but the final design must be in substantial conformance with the Stage 1 and 2 Site Plan. 4. Site area, proposed densities, and development regulations. The total site area for the Planned Development Zoning District is 12.13 acres. Development of buildings that are appropriate to a public park are allowed in accordance with the citywide Parks and Recreation Master Plan and the Park Master Plan for this site. 5. Phasing Plan. The future 12.13 acre park site is expected to be graded, improved, and constructed as a whole, but the proposed project is not currently in the five -year Capital Improvement Program budget. Improvements completed on the Zone 7 parcels adjacent to the future public park may be completed at a later date as funding permits. 6. Master Neighborhood Landscaping Plan. Not applicable. 7. Consistency with General Plan and any applicable Specific Plan. The proposed project is consistent with the General Plan (as amended). 8. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate non - residential projects, so therefore this is not applicable. 9. Aerial Photo. An aerial photo is on file. Page 7 of 10 10.Architectural Standards. Any future building shall be designed to be compatible with the main use of the project area as a public park and shall be designed in accordance with the Conceptual Park Master Plan for this site. 11. Preliminary Landscape Plan. Because this is a future park site, the Site Plan and Preliminary Landscape Plan are the same exhibit. Zone 7 parcels The parcels owned by Zone 7 already have existing zoning designations that are not proposed to change. The zoning for the Zone 7 parcels is residential — either R -1 (Single - Family Residential) or R -M (Multi - Family Residential). It is very typical for parks, stream corridors, and open space areas to have the same zoning as the surrounding properties, which is the case with these, and those zoning districts permit the future potential realignment of the South San Ramon Creek and Iron Horse Regional Trail. The Draft Ordinance rezoning 12.13 acres of former Union Pacific Railroad right -of -way adjacent to the Iron Horse Regional Trail to a Planned Development Zoning District and approve the related Stage 1 and 2 Development Plan for the Iron Horse Nature Park and Open Space Project is included as Attachment 4 to this Staff Report. CONSISTENCY AND CONFORMITY WITH THE GENERAL PLAN AND ZONING ORDINANCE The proposed Planned Development Rezoning and related Stage 1 and 2 Development Plans are consistent with the General Plan (as amended) and Zoning Ordinance in that the proposed project will meet the City's goals of providing adequate parkland to serve Dublin residents. In accordance with Government Code section 65402, when property is acquired for a public purpose, the Planning Commission is required to report on whether the proposed public use is in conformance with the City's General Plan. With the proposed amendments to the General Plan land use designations for the subject parcels, the proposed use as a public park and open space will be in conformance with the General Plan. A finding of General Plan conformance has been included in the recommended Resolution for City Council consideration. PLANNING COMMISSION REVIEW On September 10, 2013, the Planning Commission reviewed the proposed General Plan Amendment and Planned Development Rezoning. After some discussion on the matter, the Planning Commission adopted the following resolutions: 1. Resolution 13 -24: Recommending City Council Adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for a General Plan Amendment and Planned Development Rezone with a related Stage 1 and 2 Development Plan for the future Iron Horse Nature Park and Open Space Project; 2. Resolution 13 -25: Recommending City Council Approval of a General Plan Amendment for the future Iron Horse Nature Park and Open Space Project; and 3. Resolution 13 -26: Recommending that the City Council adopt an Ordinance rezoning 12.13 acres of former Union Pacific Railroad right -of -way adjacent to the Iron Horse Regional Trail to a Planned Development Zoning District and approve the related Stage 1 and 2 Development Plan for the Iron Horse Nature Park and Open Space Project. Page 8 of 10 ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration (MND) was prepared and circulated for public review from August 5, 2013 to September 4, 2013. Two comment letters were received during the public review period: one from resident John Whitehead and one from the Dublin San Ramon Services District ( DSRSD). The comment letter from DSRSD confirms the agency's support of the proposed project. The comment letter from Mr. Whitehead identified several concerns about proposed park operations and potential future uses at the site which are addressed in a written response. Minor staff - initiated clarifications and modifications were also made to the MND that were noted in the Response to Environmental Comments. The MND and responses together comprise the Final MND. On October 1, 2013, the City Council approved Resolution 166 -13, adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the project (Attachment 2). At that meeting, the City Council also approved the Concept Park Master Plan for the Iron Horse Nature Park and Open Space. NOTICING REQUIREMENTS /PUBLIC OUTREACH: In consideration of the site's location along an existing regional trail and residential corridor, the public input process has been integral in the development of the preferred conceptual design. Two public workshops were held to solicit input and discuss components of the Conceptual Park Master Plan (Saturday, April 27, 2013 and Tuesday, June 11, 2013). The Parks and Community Services Commission also held a public meeting on August 19, 2013. Notices were sent out to all property owners and tenants within 500 feet of the future park site for all three meetings in an effort to include as many community members as possible. In accordance with State law, public notices were sent to property owners and tenants as required by law when the Mitigated Negative Declaration was circulated for public review on August 5, 2013. A public notice was mailed to all property owners and occupants as required by law to advertise the project and the Planning Commission public hearing on September 10, 2013 and the City Council public hearing on October 1, 2013. A public notice for this meeting was mailed to all property owners and occupants as required by law and was published in the Valley Times and posted at several locations throughout the City. In accordance with California Government Code Section 65352.3, the City requested a contact list of local Native American tribes from the Native American Heritage Commission (NAHC) and notified each tribal representative of the proposed project. As of the date of this Staff Report, the City had not received any communications from tribal representatives requesting consultation on the matter. ATTACHMENTS: 1. Iron Horse Nature Park and Open Space Conceptual Park Master Plan 2. City Council Resolution 166 -13 (without attachments) 3. Resolution approving a General Plan Amendment for the future Iron Horse Nature Park and Open Space Project 4. Ordinance amending the Zoning Map to Rezone 12.13 acres of former Union Pacific Railroad right -of -way adjacent to the Iron Horse Regional Trail to a Planned Development Zoning District and approving the Page 9 of 10 related Stage 1 and 2 Development Plan for the Iron Horse Nature Park and Open Space Project Page 10 of 10 I ■ A Ej '�4C CD CO) Cl) � & E CfD . c / CO \ LE 0 UD o c 0 o c y g o ± o m c D - g » _ ƒ CD- y 7 � E 9a / : .. c o / m d \ \ £ O U ƒ ƒ ƒ � s1 � y » . \ _ © / . D 1 0 C) w± * 0 2 z 2 y / w . \ _ c 6 S / = _c m G S g\ ^ /_ 2 o w / w - « w o � 2 ) » q c S E / S m / 2 ƒ ± \ m/» CO 2 ® \ m/ y S m � / S / @ 2 \ t) a / m § w / d - \ / w 9 ƒ c � & CfD . c / \ LE 0 o c 0 o c y g o ± o \ c D - g » _ ƒ CD- y 7 \ E 9a / : .. c o / m d \ \ 9 O U ƒ ƒ ƒ � s1 � » . � & e . � Cl) CO S / d S ± . a 2 w / / ? / d 9 k y / / _o ) _� ± 0 \ £ 0 0 2 IL U 0 O q CO 0 J 2 ± ) 4 0 J 2 ± / LL < 0 J 2 / L 0 C) \ 0 S y / 2 o LL 2 S ) c: m q q q w o J ® 0 -0 \ / / g Cl) 2 �\ w m 2® \ o£ E d m .w y 2/ 2/ c / E 2 - 0- E w/ 4 7ƒ 2 2 k/ y/ ±\ C 2 ƒ 0) 2 2 // m± J± j ® ^ ± 2 ® c / E ± \ -0 U- / / _� u / \ / ® / o . y Cl) p J 2 c y c e c -- 2 t o ® ° « ƒ ® / \ \ _0 C 0 0 » / \ 2 �_ � j\ y c® o c ƒ E Q) 0 � \ / 2 w T ƒ 2 \ 2 2 > / ® 2 / 2 CO \ ƒ / / M 0/ � j / ^) — 4 o w z y - @ _ m /\ / f 2 f E // � \ 2 2 2 g \ / / E . ® 2 q ƒ \ w 2 § 0@ E .0 2 \ c t E 2 0/ m /»' y/ 0 S o g m z CTJ g y J g g c J/ 2 0 ± » cl� \ = / / ƒ - 0-1 9 / d d \ CO � / \ � - 2 -0 ƒ _-0 � .. » « o - / / % / \ 2 E / ®± J 6 c\ E L D^ ) (D = 2 N \ / -0 9 / \ LL / \ / .j \ ƒ CO 2 / 6 / � / 2 / m £ G \ ± E o ± 7 2 D E 2 z d 2 m %/ 2- /£/» � \ 2 2 f% Cf) m o 3 o J @ N / 6 3 2 0- £ OL w m 9 w w= y o d w o d w 4 /\ o z 0 m \ IN w o Y0 Q� a� W cn a c Z w O� = O In Z ¢ O2 �O -11 � J Y OC 1. W Ul U Q Z Z OZ J 0, a W� Z(S /W/�a Cl) � Vi� O J 20 =¢ ~� ZQ Om w Oo �� ... �ti . _ _.._g 3. 6 0 2 / .J c CO _ c E � ± o -g E v \ E Cl) -F / @ J E t 2 o c 2// 2 c 2 c 0 c E\ E» o § 2 \ / 3 \ 2 / / / k > ƒ y o m J 2 y / 2 / 2 ƒ co 0 0 / ® O / � w E E ® 7 ® ® 2 = \ 2 D c q\ // e d/ o= 7 2 E/ w o c a )\ v _\ 2 ® / » 2 / c a ® m / � .� 2 > o \ o \ a/ -% z z c G -s ©= m = 2 2 2 £ \ 2 \ y / / / / J c co C13 \ 2 _0 z £ E 2 �� / 2 ® / \ _m / / « c o / ® D y = _ @ y - m F y- o± * E a\ E c a= D / 7 7 m ƒ ® / v ® _/ 0- w / y 7 \ / ± � R / / / ® J \ y / 9 ± £ 2 = E m J £ co .E m 2/© / Z f / 2 ° f \ 2 E § / / d Cl) g t 7 C\ c c 7 J @ 2£ z 7 / 0 2 CO E 2 f) m w E E/} ƒ ± E _E o / E / o / 2 2 C/) ° ) E § J _/ 2§ E ®® -0 C\ 9 0 c / / 2 a / % � ° /// 7\ 4 3/ S -R = E CO $ / q� ƒ / 0 \ / ƒ y R / ± / / 2 7 / 2 2 k ® � £ G / / U/ O/ 2 2±/ 2 0� 3 �/ 2 « a C2 -j Z U 2 .9 0 Z H c E MI 0 00 c a) — -0 -= 23 C: Q z W to M C: Qom' c 0 Co CD m Q- cc (1) —a) U) CZ V C) E 0 >1 0 Q CL 11% n E 0 0 T '00 w CL CZ 0 a) Z w LLI Z M g E) 0 N (D 0 0 A "Q—) 0 o < 0- 0 loo Z z0 QL — o (1) Cf) y IX Z uj 0. 0 cf) (Z E o U) 0 w a E cc C: n 0. n • 0 c-) 0 0 40 C) 0 -0 C.) C) cCO Cl El EF� 3[>::] EE-11 -j Uj LU -J Z E c 0 FD O z co 0 E 0 0 2 n 4 -�6 �5 CO o a) 0 (D 0) LD 0 L) 0 0- Q) 0 U cr_: (2 Co E 0 0- 0 0-00) 0 m CE-00 (D m 40 C/) UJ CL F79 W W CC Z co T < co C- cz ICI I 1 0 0 Cl co = E E 0- 00 0 CD 0 C) '000 Z 0 0 Cf) Q- 0 ui > 0 > Y 0 CZ o 0 (10 -0 E M co U 0 Q) H 0 Cf) 0 C2 W U< n oc o � z Q 0 IWO OZ Lli �-o C)2 < Lij< zcc ZZ o< co CO :2 ?: t- YOZ -Jo 0 < LL F- 0 Q!5 z Li < cr a_ 00 m z C) = 3: 0 LLJ 0 5; 0 C) LU ZLL 0 m LU -j 07, z LIJ < U) 0 Z C/) LLI 0 LU -d ❑ z 0 LU U) 0 LLJ 0 m a_ 0 F- z 0 C) LU z z 0 ❑ 0 0 S CI- 0 CO LLJ Z rn Cr :5 0 0 cr C/) C) Ir 0 0 ❑ z ui 0 0 < C/D Ir LLJ Is vi .t C) a_ LU Cl) Cc 0 0 ❑ LLI z J —1 0 0 0 CO 0 0 z 0 F- z z 0 0 C<l T 0 C) LLJ G C/) LLJ z 0 O 0 l< �— U) z 0 0 < Z Um 0 LLI LLJ LUZ F— OLU z :j () OLU LLI 0 z 0 co n z z C) D Z7 ou) z Z Lc)lil _j Li (L Z C:O:� z 0 0 D z Uo cz Cl) < (D LLI p Ir a_ O < E 0 Z z F- CO LLI LLJ cc U) z LLI LLI a_ Cc LU C) (D C<, Lu 0 �-- U) z z 0 z < Lij 0- Ir Z C) �-o < w LU 0 z CI- cr LU z LLI O:r Oo J < D CI- 0 70 LU ❑ a cr rp C- 0 0 am ❑ U) Z LLJ 0 0 0 ❑ z LU CO G z cz LLI 7 Q CD U) z LLI ❑ Cal Z 0 C) z LLI ❑ U) LLJ C) �5 LU O Q C<I- cr pnq AW LO :D 0 z z < 0 LLJ LLI 0 Z U 0 f CE C/) 0 LIJ Cl) — 0 ❑ U) Z LLJ 0 0 0 ❑ z LU CO G z cz LLI 7 Q CD U) z LLI ❑ Cal Z 0 C) z LLI ❑ U) LLJ C) �5 LU O Q C<I- cr pnq AW LO 1. rT- OO z w Z O z Z w F- CO O Z W _Z J Q Z O 5 W v IL LZI Ift H c 0 O d O Z C O am m o V O v O J E � 1 � N I � co W W ♦** I 2 co W Q 3 ti �l Q) a� U) a� i-- O N U C O C co O UD c aD 2 c� N N co O N 2 U c� a� CO Q c� c� c� c� Q � O c) � J U co C -0 O O 0 :� O O Q � N :3 -CO —C/) > N 2 o U o Y c Q) CO 2 U 0 O O co E 6 < co O O c m O C) CO C 2 2 Q w >, c m v) Q) a) O W Z C1� W OD ui z 0 - _ J CO U w c 0 LU z �o = w � _ U) O co f k4y _ Z rcta CO � y c u Cl) O W = Z ; L 70 C3) 1 cc 4 }i O /(v�:r 1� 5i4mR Co _ 0 cc Of loof 1 7, J e— 1 _ C 9 r � >y 3 t� � E LLJ O LLJ LLJ C/D 0 z w z .i 4c z 0 3 W Imr sw 0 0 ZE I 1p Y LU W w .6 Loo • _0 'C 0 't t CO Q) E CO C (D O m 0 c� L C) co c U- 0 so O O (D 2 Q) _0 Q) (D 2 a- 0 0) a- 0 U) E 2 O ON o U) L. 0 sw 0 0 ZE I 1p Y LU W w .6 Loo • _0 'C 0 't t CO Q) E CO C (D O m 0 c� L C) co c U- 0 so O O (D 2 Q) _0 Q) (D 2 a- 0 0) a- 0 U) E 2 O ON } z w ry- z 9 I NO C O L U j N U U) Q C +� Q O 7C) C U � 2 O O EO Q) U co Q 4- O O 1 O O CJ � O � Q x O O � � U co c c� N O n N O 2 m Q N � C: !�— W O W U z w 2 N 0 F- z I :D a#" 1 C) rT- 0 WAWW 6W _0 c (10 _0 0 0 CT5 M x .5; 0 0 -0 > < co E 0 > 0 co 0 CO E L—L Q) CZ co < 0 co U-_ (D CO D- Q) (D E Q) C6 49 _0 16 cm 2 co � co 0 0 Q) C) 0 0 -0 Q) X Q- co c) E C/) 0 CO 0 .Cl) E 0 0 o � 0 CC) T— Cf) I.- co c 0 o CO 4) O co Q) D m 0) 0 C� 0= 0= U- U) U) C\j C\j M 0 LU rT- :D C) 0 LU 7 LLJ C/D 0 Z W Z Z 0 'Ilk ** <7 75 -a C: 0 0 15 o o C/) < _j (m 3: co 0 -C CU N m E N 0 a) LL () co IN • A'- O 0 0 0 Cl) 0) -9 0 O co E co Cl x (1) Eft, -E 0 12 m _0 Q) F- U) C .Q) —i Q) CO �Q) 0) 0 -O C) Q) -M 0) 0 0 -0 -0 C: Q) C) co Q- U) C: 0� C) Cl) 2 (a) E Q) 0 U) C -0 Q) C Q) 0) _0 Cu 0) cl� E W _0 0 0 O 0 Cu co -0 C/) Q) E (D m m C\l C') 0 Z Z J U LLJ rr 0 z z rr 0 z z J a z 0 a W Ir C', co c O � T o 0 i O m 0 0 1 J � 0 am LO 0 E J C w � � C ++ c 0 %m c J . � GY E co Cl) co C2 CO ��•' i o mac° 2 0 •' O co @ C :3 Y coo .' co cz U) co OD LO oCO °) U O � — N CY) N c') _ o rA N O Oo t5 O ro Q Q m = Cn Q — L — ai O Q) 2 c Q2!) . 0 — O - E 3: c co 0 0 Q) co C/) 0 O O O C/) cm 0 L � O — O C O L Q) — 0 - O N Q (6D 0 � i 0 J N � C v J o= f--- U W Cz= z z- O = i- U - N rT- rT- LLJ rr D 5 E C\j 0 co m r-,) O C� 0 .-0 0 C- co U) � O O E � Q) .0 E2 -�6 o 0 2 0- o E C/) Q) > Q) U) Cf) o= U= z= z= o= U= OO z z U Z W Z W ry- H } 0 z w Q z O 0 W rr 1 i 1 1 1 1 ' 1 � 1 , 1 � 1 1 � 1 < r, 1 I 1 1 1 1 1 1 16 r ti �R C0 =_ U 3 U = O Q. O E O N O C/) _0 � Oo U E N 3 C1 � c C _ O O C U co N O co U ID N U Q Cl) O cf) c co N � C O O Q O OCO i Q) N O U w = O O L N U V J = W LW W I- Cl� z z 0 ' p.. a .. W k' LU z J Z Q) o m C/D Q) 3 Q) > O Q) — C� Q) i _LO Q) > Q- 0 (!J CO Q I L C N C � a o U) Q) Q- E U O co Q Q C) } 0 N � C C)- O U � � N O O O � � a c/5 (D U C/) Q O Q) D W Z Cn w N ui Z W (T LLJ 0 (5 LLJ m a z ul C) LU -i 0 .j A A A W—M 0 U) Q) Oj C) 0 o (D o 4� E 2 0 2 U) Q) 0 co -0 co Q) C/) 2 (D TD — co E (D -0 -F � co Q) 0 LO i�-- 0 Q) 5 3: — C/) E 0 _0 0 C/D E -C 0 0 0 -0 n 0 n 0 00 k- C\j 0O z J z rr 0: Q uj z w H V, OO z w _z J Q z O w ry- ell000, � � O I� ........ CO CID • 3 -E • O O - - - -� c t r w O } • • cn cl� ■ Y o ■ ■ N O ..........> 0 _E ' o � • i 1 •••'t� ' ( O �% O i i 1;1 CE U i• • •,',i O O + i i O ••.•• U c o ! 3 • o cv .> 3 m 4 ♦ a� 1 o CD c � n ' N O . It 1 U O co Q W �T J 0) N 0 Z z_ J ui z 0 W ry- 0 CO a5 O c O Q) CO — - co U � E O) - -- _(D U) O E O a) C ID N c� � 3 CU Q E Q o c o O 0 L 2 o -0 c cn 0 _0 N co co U co N O O o (D U � � cl� N C E O O O C C O C V O z 00 d C i t0 ++ 3 x c N 0 v a' � N 0 i 0 \ / Z \ \ 3 % 3 S « r 0 R $ > & E G \ / Z \ \ 2 S / 3 Li = o o = / / \ ) / 6 \ \ \ / ? \ = / ° » - 0 / R - C 7 / K - \ o © f \ \ / ° » \ 7 / \ - \ g\ / ° - \ J R - CO o \ o ° \ \ o \ o \ 0 / \ - \ } \ 7 \ \ J > / z / k § C 2 §( I 5_ o 0 ° s§ 0 E k - � ) \ k\ \ & / g § ) \ 0 { 0»/ — m °@ } o© \ \ = \ \ ) y . k ; c k§ . \ _ j 2 0> , 2 J ) » £ / E 0 . » » D LL 2 2 ) S •° §( o a)» 0 � 0 o ■ \ \ \ ® 2 ■ :2 k © '' L§ v % / % « a co U) E 2 m e e k) . \ \ k z a § a. � § ) / CO - ( k- f 3 -o ® . 2 k a � f / / , \ \ 2 . E \ m o ± k \ ° \ $ 0 s / 0 k 0 § 2 = 7 y 2 � y�� � . CD � Cf) | \ a / k @ ƒ � : ■ c F co U) .■ c y \ \ ® § 2 U g £ 7 / \ ± 6 2 2 \ � : I � ■ _ CL E E © 0 2 o CL M m g \ OD D � , | \�• � = � v 3 6 ~® r\ � ■ _ ( \ ■ � _ {� , ■ _ . ^( / CL k CL c � � t - k � ■ � © � CL � CL � E § |(} \ / 2 f E 0 "a § 2 � ■ I I � � c m � � _- 3 rT- C) 0 z w z W rT-- 0 z 0 CD III rT- CD Cl) 1 10 •• 6 c: co FZ 000,� Cf) • f C6 Cf) 0 c t 0 Q) -F= c 0 C: 0 V I 17 C) -C c F- Fz t CO t6 U) 4� m CL cz LD —0 0) CL 2 2 Z) U) c Q) CO U) CO (D CL cu c it ! 0 co a. (D AF 0 co cu 0 0 ___ z ♦rrrr�r / I . ♦ ter O — CO Z5 0 '000, # 0 LO W m 10 0 0 1 0 0 0 ro- Cf 1 0 uo E ) ll # w L- 0 ui 0 Lu 0 0 \ / 3 / 2 / I / / 2 / 2 9 w � § -0 co = \ § 2 / k C.) y £ ° @ �y 0 0 a / § C) 3 E 2 E 0 = 2 o � 0 ■ E 2 a_ = m Q CO ■ k O / CL 2 ± o £ jL 4 2 \ 2 # J \ _} F % 2 £ a a C') � � / P �/ ± (n _@ : § _ t @ ' Cf) Li / % k ■ § k r. 0 2 co z / ! � %( � / co c c� w o _ >;, Q) p Z D co U - - co _ O O O Ci �c L cO U) N — 4- 7C) — a O -F — z — — — — — O W — -- =� - -- i p = > p = CO LU T co _ Cl) �� N D I i Q u) 65 — rr =l z > i =' O U) - -- co 7 - z C > 0 LL] _ rr } Q O _ m U U Q CO CO C _ O (D — \ U C — u I - I, - �� W 2 z= '- y W m' L L_L_ 0 \ I - � � 0 1 0 r—) 0 � � � � 0 Cl) @ \ ¥ o o 0 \ 0 / 2 2 f o U) \ C 9 @ co cl� E D _ - \ E / 0 /£ E 2 > \ \ / \ £ � / o ± ¥ \ 2 j o / ® co ( CO UD c 0 2 § - © / _ / C/) o co / g f E \ 2 _/ / 2 C :b Q)ƒ F® 0 \ / 2 \ Q- ® / U) - D » / 2 & } 0 2 / 2 2 \ / z ® 7 § E / D» 2 ƒ Q- / \ 2 2 CO j o / £ 2 / o S � � 0 1 0 r—) 0 � � � � 0 Cl) O Z W z J J U O F- z w ry- z 0 LU z z_ J Q Z O C3 w rr C O L s N � Q � O c 7 n• � C ,� a fl- � a c fO a a i a C O 41 .4) = 3 ul o a L 3 O cr 41 Z� r` Qf� T nn� (Y) 0 z uj z cc D c� O z w z w co w O z w z w Q z O 0 W rT- E U _0 0- � N O N 0 N E c� O + Q p u C6 O E O co c� co Cn cn p C .(D >1 (3) D C O +- CO N C15 O �_ U N O E c� N O E c Q- C ±� al C ,z CO — E CL N N O -0 N 6 0 E E CO) O O Q O o O O 3: —Cl) o o a o -0 0 c C CO - CD O U co > cm Cll cT3 N N co m O _0 CO � 0O c� T � CO Cll O O Q a5 -� � Q O � N C-) N --3 c� U U c� p G) O ) � E _0 > CO O N -0 E = >. CO O Q N U = 0 0 0 N N >, N 0 (n O Cn 0 -0 C `+- �O ± U Q 0 CO � QD i m L m 0 -0 U= o 0 N N Q O C N Q) m _0 O 01 = o L O Q O 2 m E oQ o -� = ° Q Q5- E) w � E co C`) } O H Z W Z J Q cc H J U CE O F- z w z w UD w O z w _Z J Q Z O C7 w w w 0 z LU z F- 0 z z LLJ ry- 0 z 0 1 C I D I n- (D m U - 7j (a) E cu Cf) C-) C� . U) 0 m > C2 Q) 0 -0 m o c) 'C 0 Cf) co -0 C5 C) C/) m 0 -0 o + C� _0 c D C— D -0 E nl Q) E 0 c- 0 cd Q) 7C) Ct) E 0 0 0- 0) 3 (D co -0 0 Q) > 0 co n 7C:) 0 (1) Cl 0 M c: 0 E 0 M Q) co 0- > co co M 0 (D C12 _0 (75 U) 0 7C) a U) (D C-1 G) T JQ (D co, (1) :, ( 7 5 Ti Q) U) (1) 0 0 >1 E 0 �2 Q) C) _0 Q) E co < — (D (2) Ln NO CO (15 co 0-) 0 co 0 _0 co Q) -0 C) to L C) T) -ZT� IT u CIO T- 17) IT) 45 (a) Q) -0 (1) > CO — _0 0 J) C6 >, (a) 0 (a) 2- o (z m 0 C) m n E 0 U) U) Cl >, 0 U (1) Z Q) -0 _0 --- o I D t6 0 o -U) > CO Q) ID -0 Cl) CO Q) A -0 CO dj 0 C/) iff -0 < -05 Q- U) W (a) c) C) < m Cf 0 EL LJ-J < 0 2 l -� � ` a e ` J a YI 1 �N 1 d 1 1 `u IZ F Cr. 41 :1 � v .y ' N i N � q EL +((��( r b p N S 2 _ •N m :t � 3 t9. t9. � �7• 3 7 S -? 3 0 dM3 > Q � ` a e ` J a YI 1 �N 1 d 1 1 `u IZ F Cr. 41 :1 N U od i N T � i i N � q EL +((��( r b p N S 2 _ •N m :t � 3 t9. t9. � �7• �3 3 � 3 � C N U od i N T � i V C N 30 1 � N o � G �E4 oe�4 to 1p Lai 4� Z O = Cam, O m p o Z C. uj N cc O Z O ._ `c2 v� m � 2 _ m � V C N 30 1 � N o � G �E4 oe�4 to 1p Lai 4� Z O = Cam, O m p o Z C. uj N cc O Z O ._ `c2 v� m Q) o` � a Q co Q c d o -o -0 � o °' o o -0 _ O O O O } U O' c o o V LL a V m z E z a- z co Q 3 ° m o F _ O — W � _ _0 �. N 0O U _ O U N .a c� CO Y U = I � U = CO C L � N C G) O U > C Q 7Q Cl) �O C,5 �0 7C) 2 — O CO U) N C L C C E 0 � � O O � — i N o O (D (D c o — c o a > N � CO m � > g .y Z v, M a 3 o LLJ R' ° °♦ �` o (v ® o ry- f ♦� d� _ % 1 '4 J Zs ° y N W i or ® w ) i _ Z d ° ♦�� . cc W ''IZ ♦ Z ry ♦ - o ♦♦♦ _ W — Z_ — W — Q — O w — rT- _ C\J s- z w z cr- rr 0 z w z w c� w 0 z w z w Q Z O 0 W ry- Q) O m (- o � Q Q) o O Q _0 - U c� c� N N n O O -d5 L co c z -� cLS +- n Q m E o c- 0 ° E I O O O Q 0 CO 0 O O 4) N O � U E O �_ E C'O M o o m o > = vD 0 o o c 0 0 L 0 o 0 • U) 4� z 0 F+ -Y � J CO N _Q i O D D N cl� _ U U a C c� Q CL O E U co Q c in O U O U) U 0 U E tf 0 U) O � co 70 Q co C N CO M Q S� O Y � = O U O N O 0 O Q � E U 0 cti O N >� c C U O � c Q Q a3 �' " LL °-' E E o E c E CO a � E Q) > � Q a� O Q) C15 Q) E Q � c 0 O > O O O CO co 0 ro c U � — m m m m z a z° z z a- o . . . Cl) �r 0 z w Z J MQ ii J V • ,1 1 i � 01 L� iJppa 9 pt�S� 'ff C g Y -� C3 )C� MI N 3 N �---J ° �• � S `T Q� 4 i � 01 L� iJppa 9 pt�S� 'ff C g Y -� C3 )C� MI N 3 N �---J ° S d IJ O V' Y1 y� J � ' C Fqa a� W z M v \, 0 iJppa � pt�S� 'ff C MI N 3 S d IJ O V' Y1 y� J � ' C Fqa a� W z M v \, 0 d � � C a EBf�jj �• S d IJ O V' Y1 y� J � ' C Fqa a� W z M v \, 0 0 z w z 0 LLJ U) 0 z —i 0 1 c 1 5 1 rr LU 0 U) 0 v Li C/) 0 0 m C/) i� 0 0 CL L- C/) LU 0 D 0 r,r LU 0- :D C/) m 4) 4) 0 m CD C.- U) cc 4) I- 0 E Q. c 0 E M C-4 0, 0 M 0 o 4) cu x cn • m o 0 M E 41 0) • > 10 (D • M • • N M 0 0= E Z m a 0 • • 0 E • 4� CD 0 • 3: 4� t 4�zl�ll C) W-i'IoO m ya CL .E 0 0 ail Ma O 0 'a 4. m m M. < " > 0 0 *-, m 0 0 C cZ (D .E 0 c 4J O > cu q 0 0 +- *- 0 m O a 0 W 0 CL m > r M M Co cn 0 C t m 0 0 -C C. 4- c 0 -X m m 0 0 0 0 0 :E IM 0 0 'n o w r fRR 4) m 4) m E E 0 Gry m 4) 4) 0 m CD C.- U) cc 4) I- 0 E Q. c 0 E M C-4 0, 0 M 0 o 4) cu x cn • m o 0 M E 41 0) • > 10 (D • M • • N M 0 0= E Z m a 0 • • 0 E • 4� CD 0 • 3: 4� t 4�zl�ll LU U) I- 0 C 0 0 0 ra m N. 0 C t0 4) Q t0 ail < " 4J Lk_. LU U) I- 0 C 0 0 0 ra m N. 0 C t0 4) Q t0 2 Q) ° 2 y / 6 0 g : �/ � 2 .@ \%% / / 0 CO o� � o y 4 / 0 20 w 9 ® / z m± 0. a 2 _\ _0 \ o 9 2 2 / J J E 2/ ® f / \ 2 / J / / 2 w E ± 2 § = 0 2/% o 3 2 E 2/ J a f\ 0 c m . w/ 0 z 7 o \ / / Q) _� C/) y£ 7 S p / J® 3 / / & 3 y 4/ 0 /\ 0 2 CO m CO .Q 9 \± y o e a _0 w_ o o 2/ t£ƒ / / ) _ x£ E 2<- � y E ® S ® \ y g d 3 _/ / o-0 o/ / / E E o o y\ f o£ o E 3 2 _ g c J 2\ 2 w± \ 0 / 2 0 c 3 6 o \ 2 2ƒ £ 2 6= § [2 a / =» m � 2® ) 2/ m ± Q = / ƒ _ƒ_ ®- / E r j \ 2 _/ \ 0\ j G @ @ ± g 0 o / J £ £\ 0 c \ c CO m (D // \ _ J E D 2 -0 2 E \ 2 \ . = 3 ƒ 0 / 3 o \ / 7 / D \ co f© / Cl F- ƒ o® - ± 6® ? 2 G @ 0 / @ � E -0 m 0 \ f 2\ ©® m -0 o c/ £ -0 c 2 / c k\ CO J g 2 - / a / ©/ O\ c 7 \ / ° / c/ƒ = U5 / 0\ O/ ƒ 9 ) w 0 c 2 0/ \ \ £ m 9 6 / � CO LLJ ry- Lj- Lij 2 v 110 �o9h 9Q hoo 60,, 4;. as 0 c 1Oh; 0 9hs oo�'o °ho � o/ ash Or� 9s 'ba 00 s s ^. A OGL 9 1�10 OS a� 9s cS'h aa, 0 c�Gr OS cS'o �9 9 �A. Vc .9r0 as r A/ a L .9r0 a -� � N N W W •A 0 O CJ1 0 0 0 0 0 0 0 Ut O E 2 O c r v 0 c v v O 2 m m •J ■ ■ ■ a ■ n ?0 _< 0 z 0 > > S y fD y .r.. O :3 CD .. U) N O co N N O. :3 O 0 m 0 3 O Cl) > O =7 o m O o c s Q o' � m a o v 0) 5 CA N = 0 o O y 3 m > > m a 3 CL 3 w 3 � 6 O C � c = O n 6 0 C m CD n O. d 7 CL y A 0 O c N z 77 O 2 N D X .v ■ ■ ■ ■ C v 3 0• > v 3� 3 1p > w v is o c > o 3 c > .<' m N o nh > m n m o. cn v m N c s m 9' 0 o co m v v a v O c N z 77 O 2 N D X .v �n =o m� cmi) o z o ° 0 CO 3 a CD CD C E3 3 m CD o 0 0 0 3 m CD m Q M _ 0 o 0 0 0 cc %C CO 0 a �(D 2 ti ' CD '-� teal phasis tables 0 io �! o —c O 3 e o °CF= n -coo a development � � ¢� idea �. . � " , _ 0 '7 O CO H cc M houses 7 homes W p lace 0-1. 12 aetc m' 4 w A= rt P mS landscaped _ WN ? ; � ,D developer Cho 0 00 FP* Ca CD —Cp 0= y m� already Ma lms need U ,z CD DublinI N Q6� �� native residences CO = y get0 ,lust a seasonal Nli�• • • — c -= r W C� IL SMei S� �m WWI' ^� � H P* fountain °IOSo co weeds 0 ..Cr O �o�c.� o rt e y »C CO COOK ? _ I CO -01 5, R CL rt i c C ad 3 0 low 3. CL 0 Cr U2 CD 3 a Cr HMO grass — O C E ° N CD 7 1 0 Cno Cy", CO CO CD iO really O CD N g CO "M Cp O o N N U2 ID _D O D r M z 0 CO m M z O n C M n r Z M z O M v FJ5- 5-)- o Q0c m o w 0 Q ID 0 o 0 Cn Ln CD J CD •J •J (D •J a �(D 2 ti ' CD '-� teal phasis tables 0 io �! o —c O 3 e o °CF= n -coo a development � � ¢� idea �. . � " , _ 0 '7 O CO H cc M houses 7 homes W p lace 0-1. 12 aetc m' 4 w A= rt P mS landscaped _ WN ? ; � ,D developer Cho 0 00 FP* Ca CD —Cp 0= y m� already Ma lms need U ,z CD DublinI N Q6� �� native residences CO = y get0 ,lust a seasonal Nli�• • • — c -= r W C� IL SMei S� �m WWI' ^� � H P* fountain °IOSo co weeds 0 ..Cr O �o�c.� o rt e y »C CO COOK ? _ I CO -01 5, R CL rt i c C ad 3 0 low 3. CL 0 Cr U2 CD 3 a Cr HMO grass — O C E ° N CD 7 1 0 Cno Cy", CO CO CD iO really O CD N g CO "M Cp O o N N U2 ID _D O D r M z 0 CO m M z O n C M n r Z M z O M -30 C: 0-0 -0 0 > CJ) 0 DO (D CD (D 0 0 m CD 0 3 C/) m 0- C: 0 2 0 su cn 0 CD 0 CD ce m 3 CD IM 0 =3 0 CD Q- CL CD D (C) CD CD Cl) (C) =3 13) (C) CD 0 0 3 3 c CD in cQ m CD Cf) 0 CD M D 0 m O , LA 0 0 3 3 c CD in cQ m CD Cf) 0 CD M D 0 m O CTI C) 0 C/1) 0 z Cf) 0 2) Cl) :3 Cl) DO Cl) E;� = 0 0 0 ty 5 D CD W QL CC :T co 'I D C') CD CD CL) C/) C: 07 C: C)7 70 70 07 C-) -0 -0 0 CD R� :3 0 0 a a ;3, CD C,) ZT 0 --1- C,) 0 CD 0 7C) W 0 O 0' CD cD 3 CD CD w o 0 CD 00 3 CD CD - - C/) 0/Q -0 -0 ;z 0 — � R. Z3 0 0 Q- 0 0 CD CD • 2 0 3 -0 F- C,) 0 0 0 0 ;3, d \ 0- CD M 3 c.) 0 0- w o n 3 c.0 3 e C-) CD 3 3 /\ \2< - CD < 0 73 CD w DD m D 0 m C � m -� m� >z z� m� o= D QID ID CD (D ��o O� � T_ coo Cc,,, 73 CD Q r C m D r Z 4 M z 0 � \ 4 M / / O m / 0 3 0 0 0 w / c \ / ~ y ± 2 0 -0 0 m / / 0 _/ ƒ 0 ± n / o / 9 � U \ 2 -0 / CO ± \ ƒ £ ƒ ¥ N F ) - 0 0 \ 3 ± _0 D 2 E / 2 = 0 2 (D ± 0 o z � § J ƒ \E E 0 / 00 C) w m 3 / J J CO y 0 2 f/ 0 / 2 Cl) » w\)® E o ® / E = ./ 2 ƒ& 3 3 3 k ƒ/ @ % /\ _ _/ / 2 ) Q 2 = 0@ ® m 0 g -/ 2/ E/ ƒ ® 9 2 6 2 0� 4 \ \ ƒ 7 / 0 e 2 ® � 0 j 0 d \ / \ / 2 0 _ / 2 \ 2 » = 0 0±= c ¥ Cl) 0= 2 E 2 z g j 3@ f © 2 ® « c k / 3 \ / 0 3 © 3 �� 2ƒ 0 z 2 j CO E 6 9 / " f 2 z\ \ 2 2 c / 4 � = G _\ E / CO « / 2 3 c / w Q U Q w ry- V Q V C'3 O J U W . MT OR 71 1 3f � J r+ a� "y r� !�Y• des �" -�' yr � � r ' r. •� :a y5 w i � Y 9 .. x Q w rr J U Q 0 J 0 U w \jyrMP A41L � n e / f e . 4 A A �1 � � • a, � P � 'fix � 3� s� Y � " x , - � W ' Z • 10 A O U Q w Ef J U Q U , O O J O U W (7 Z F N w0 Ir Om LL O ZO OJ W OZ WZ ZQ = Z OO 00 wq ZLL z Z W 'Z W a OO Z O Lu Q U� cc W J (9 Z �- Z OW _Y Op W W } Z cc O Z O W N W a Oa N F N Y¢ OW QLL VO og Z� Qa ZW 0 O O= mZ o0 �w zo aLL Z- gc F J_ 33 00 WZ oQ ZN M¢ w� 1 O0 Z0 O= Fy O_ W Z ZO .,.... a = J a o t F in U) wa Z?N ZG(r Z CC W 0 LLO V�m O �'JZ cc ( W M CN, J t 2 / 2 @ - C- 0 E = o 2 / / < 70 o ® ƒ / / z / E / 7 o / / ƒ y g l Cl) 0 = ® 0 2 / / 2 0 / » d © \ G ƒ \ « 2 2 / 2 / E » \ 70 4 E ? k \ 2 E ® m y / ƒ \ E \ 3 / b \ / c m 6 3 ® c 6 g g »@ U) /= = -Q y E g 2 g c a/ 2 E p/\ 2 w© = /± o E m C 2 ® 3> ®\ ' m-0 0ƒ k ƒ E k / 0 j c o ƒ® _� y E 0± z/ ƒ r -® 9® / \ / ƒ § o / ® ® z / o y E c&- 0 / / o \ £ / -C @ / 2 m -0 -M / 2 2 � tf 0 \ / m g 2 2 / © g- o m F E / 2 ƒ /© \ 2 / / e 2 ± c / 2 6 y%= 4 2 0 z@ 2 ƒ g 0 e/ 2 F 3 E 2 /@ ) 2 / D 7 ®? 2 -D _\ 2 / 2) 2/ Li Li- � / w Q 1- U Q W H J U a U_ C3 O O U w W N H IL W v Z O 0 0) LO W Q U Q W H J v Q U C3 O J O U w I LU LU cc I cr m 0 0 LL, z z Y cr W Z CL m 2 y D E z-0 c C) m c- 0 9 ) / / w 2 © _0 7/ 2/ w== 2 2 ® 3 ® ƒ C = ƒ Q) \ ƒ / / CO # w / \ ƒ \ . -) £ 2 Co E / \ % \ ƒ / ƒ o ® CO » k \ § ® y / ƒ C / \ E / 0 \ ƒ / / w / ® o ) 0 � ƒ c 2 7 c w= / z c / _ ® 4 ® S y J ® � ® 2 \ 3 , 5 w / ƒ 2 < / 0 . ƒ CO } S 2 k § � E 2 � 2 ® \ D ƒ � f ƒ E= 4 6 m y c 2 o y 0 '(D / \ \ / 2 / o ƒ / > \ � \ \ 0 S ƒ / 2 / c § _ \ 2 2 / / w = / 4 \ / c / w m .c .G 2 ƒ / f \ \ CO co cn \ -� 2 \ / � f © / / ƒ 0 ƒ � 2 y c = 7 7 2 9 c m= 7 Eƒ y E\ E ± o@ f m J d E o-L ® \ / 07 / ƒ q . \ / m f J % f q = 2 .G \ \ 6 / E ± 7 J / 2 / w > > I v W y H IL W V Z O 0 Cl) w Q > w k ± I / / / ± \ 2 / / / ■ w�a 16 - -- FE / , $t ■ m< LLI | \\ � 2 � � >.} .. . a. a. .< . :. . m � � . e � ��\ : W Q Q w rT- D J D U 0 Q U_ 0 U U III wac U z a a z¢ 0 o WO Cc W U W 29 0m W y LL W O J U m Z OW W UZ LL WZ za Zx U UD 3o WO ZLL �Y z¢ Oa ~00 o> i ` 1 E O O ¢ Y m ¢ g a U F ¢ ¢ O a 0 O J F0 Zx OU W U O- n Z_ m W �a U0 W z� z¢ OW LuUx ¢ Za Z a z Z Q J fU O} LUJ !— Fj 0i ¢ ¢O O xF z _W oz 00 xU ¢W mz o U W Z W z a U a UZ W W ¢E oW W pr F WZ UO z� Oa f¢ O mU) zW wa 0Z NE �zX 3a¢ owo ZaF ¢ F WYO J Z a. 0 L Ow Z¢> a LLJ X J 3 P.. Z Z Q 0 Lu vMra M zoo �m o zJ `W 0 W ULU z Z0U 00> W F- W ¢ a r !, W a c g a a J a ¢ 7 , z &dLLTZ U Z_ Z !=—<P OWC Va�N • LL W¢U DYOZ U �maa iz J2LLJ F a0 z ¢C i W W Y ¢ m an u uV Lo F- z W �z oW a� a OO W J O OW wo J O z z� z z z Y U UO x W % W W W z a a z¢ 0 o WO Cc W U W 29 0m W y LL W O J U m Z OW W UZ LL WZ za Zx U UD 3o WO ZLL �Y z¢ Oa ~00 o> i ` 1 E O O ¢ Y m ¢ g a U F ¢ ¢ O a 0 O J F0 Zx OU W U O- n Z_ m W �a U0 W z� z¢ OW LuUx ¢ Za Z a z Z Q J fU O} LUJ !— Fj 0i ¢ ¢O O xF z _W oz 00 xU ¢W mz o U W Z W z a U a UZ W W ¢E oW W pr F WZ UO z� Oa f¢ O mU) zW wa 0Z NE �zX 3a¢ owo ZaF ¢ F WYO J Z a. 0 L Ow Z¢> a LLJ X J 3 P.. Z Z Q 0 Lu vMra M zoo �m o zJ `W 0 W ULU z Z0U 00> W F- W ¢ a r !, W a c g a a J a ¢ 7 , z &dLLTZ U Z_ Z !=—<P OWC Va�N • LL W¢U DYOZ U �maa iz J2LLJ F a0 z ¢C i W W Y ¢ m an u uV Lo E / 2 j 4/ 2\ E E£ ƒ -� y 4 E J / / \ \ n m ƒ± z £ c /®\ E/ o f = z t _E o E 2 0 / ©± @ -9 2/ .9 ® 2 a y t 9 / 2 0 _/ *ƒ 0 0 i ƒ /\ c z-0 = CO y 7 o ƒ± 6 \ / / / / \ 2 CO = D g \ y 2 / 0 _\ m / _� j Cl / f 0- \ i 0 C/) ® \ C/) 2 2 \ Q) CO E / ®\ 0 \ ®/ E 2 7 ® C o -0 £ 0 — � z \ y £ / ƒ o w y 0 / / 2 \ ® / \ 0 § 2 2 / \ 7 / f ± 2 2 \ E o c E J J D 2 e / E E 0 0 0 � £ _0 f 0 J J / 0 _ a I,- (D CO W C0 z O n U) w cr (D Z W w 2 w U) z w Ir F-- z fr w Z O co aCl) C o 0 CD i a °c o G W 0 .j a cc cn z Li < ° Q °— o z cm z W z c LU —1 W ac cc a z oc F- cn a ° ccz ---- 1 0 o LL � U O O O C .,_, CID Q U Q -E N O E _ O C O U Q U O � Q � _C Q O E m O Q Q) O O � D = tf c� 0 co O O O O O O } Q O Q N Q O co aCl) C o 0 CD i a °c o G W 0 .j a cc cn z Li < ° Q °— o z cm z W z c LU —1 W ac cc a z oc F- cn a ° ccz ---- 1 0 o LL w QQ J a z w cr p _ O Z 2 YO ff d ww w f _J L 0 Oz � Q FO D Q 0 O w U O O p O LU ED Ir 00 d : < ui , M w y O� z __j a_ Q Ir �a /i w Ofi� —• F=_ O 1u a. w Q d z O co O F p Z p Q ?za ¢> BYO rrw w M CID J w CO U<J ¢a oow °w ZO0� Woo CO w 0 '1�1 _ . i i' C if O i �z... Lu Q 0 �U gY Qz �w 0 0, CD w p 0 U I LZ OJU Q as} w w Z Q� w Z m Q LL � (� F- z w� p � LLJ a. 0 JO 000 Ow _O Om Cf) _ _ 0 Ow 2 z H O W CO Q co 0Q <Z >Q p Z b O w Cc co i Q C Er C'3 - z C YC p V j C_ r 2 = 0 0 O� zw w cU) 0 va 0 J r o0 a� zi z 0� z Q a. .,_. a� _14A Ir CO z J w OZ CO Q U) _ W U U J Q° }z <O p U Z p 00 Qo CO LL w a O d L3 CO E O U O C N O i-- C U O U 75 U U c O U O 07 O a N N U a M CO 0 w D CO U5 C O E O U O a U Q2 F c E O U O C Q) Q) U Q) V J v J Z oz o 0 0 U 2 CO c O U O O C O Q) Q) � \ .� � ° � 2 >� � � »� � � � .� � ^� � K � \�: � � � S 0 c CO w - / 0 2 2 ® f D ® / / / � k E _� 2= y 2\/ CO Cf) m 3 0 2± o e / 2 2\/ 2 m/ E 0/ -o ®// m c— m m g» o§ $ / QL \ ® \ W W \ \ « E Q \ o M ./ > E E o -/ z� 2 2 C\ D / ®® o= c E £ m 2 -00 2 S 2 / ) ƒ 2 \ \ ƒ \ w k D p _\ // o= 9 o££»ƒ /® p c m c\ ± o o cƒ y J)- f 9// y _ . 0 0 \ \ / E \ \ 7 9 § _\ co 7 c Cf) % 2 / CO ( 0= « a o E§ // 6 /§ _§ — 0 c m ƒ y c J z 2 E 0 w \ * 3 / -- / 2 � \ / CO / \ / CO / D E _- g o y g 9± E m m 7 2 g -0 0 > 2 o » / ® ƒ -- � / 2 2 ƒ g / ® / \ = 6 \ o cl _� / / \ / � CO E j w J R 2 0 CO CO z ®// 0 y \ / / \ / / 0 f / \ w E >/ 2 0 _/ 0�\ 2) 2 \ 9 ƒ 6 © m � m\ CO 2 -y o j o 0)/ » 2ƒ j y( m/ 2/= o m m\ / t po" l� t a e* 1 rl- po" k, a e* 1 rl- U) Q) C U o U � C � U co C 9 N � co N � > 7 > p m Q O c U @ Uj cd d � U 7 O c U C E 0 N N ro ro C Q) �O U U J U C co Q N U CO U) ro � o °- cn -075 4 > O ° o c � -O Oct) a ° -0 o � O co °- t C g > � O N O (D m c U) T o U � o ro U O Q ° C U O cn 7 C 0 a � O U o ° a > — O cn c Q) o U n p � � o C 73 U O ro U : E o U E U � ro > o O ro co E O 07 U O c .� D a`> 5 a C c° ° ° O 0 > O N > -C cu -o a p m co E O O p cd r 0 U) Cro m � N Q ° C cd = c � � o O _0 p ° -O N N C U > c a � m cn ° E E OU 0 U ° o EU O o O co Q -O ro -0 E m E O a O ro o ca U ° U o C o ro _ ro E° O LL ro m � C co O °° m C o � >O > E ° co O- a O °o O U C C N a c cc cd O E C ro � d co O 0 N m o o O ro C O Q U) cn °c° C co .0 Ui � T ° ro O ° m C CO o � aC n � O -a m co o m > co w o 0 - c a ro E E E w m Q _0 C x c m o 0 O _ "t -O U) a O cd co C N Q) X > w N -C Q > ro cd C U E _ o U ro T ° N U) :D c0- cu Q ro Lcd 3 a O -Y C a ro � Q) T- s ro E -x w E Q CO -0 C -x d o c cn 7 > U 7 Q � — C U p > ro Q G _co -0 ro \ s ^ m � 4 \ \ f c 2 Y \ « 0 ° ° \ / ` ~ \ © m ° o * \ / 3 2 y m F % 2 c _ \ C \ \ _3 » 7 \ y ( \ ` \ 9 0 00 9 / - ` \ / > ° \ j 6 m/ / \ G \ \ \ 4 » © z - \ \ _j a» j« O ? / 9 \ : m \ Q) \ } 5 \ n= S \ & \ f \ 3 ƒ b \ / 3\ ® / \ o . \ ) G Cl) o o 9 e \ 2 � 2 - - B \ k ... . . < 8 / / \ / \ \ / 2 -Y \ / \ Cl) / CD ƒ I« > 2/ IL q « \ £ j \ 0 2 _ E % k ® ( 2 § E ( 2 § \ y \ 5> \ \ - » j 0).L-00 \ . iB k m & § # m z E = 2ƒ 0 2 ) «) ƒ \ 0 6 \ 9 p © \ ■ § m U) \ O ? 2 0 ƒ E§ \ / » J& \` 8} [ \.° a > z / -C m * \ -CD a / 2 0} 5 \ 3 \ \ E \ 2 \ O C) § @ g f° / G\ \ ƒ z\§% 0 G / t \ 2 y/ j \ \ 2 \ e C \ ® ® a E \ //\ / ` \ J a \ / \ J y m/\ - \ - 0 / 7 E/ \ 5 o \ { § 0$ z y} 3 ) e \ \ ( f 3 2 a 7 E \ CO _0 \ ) 2 \ 2 � � . . . � \ \ y } z \ 3 b \ ± \ ® \ o 3 g ° \ \ 3 ) \ / \ ° \ o � / \ g / / § D \ \ - . \ f - 3 \ \ g ƒ 9 \ ƒ 2 co \ ) CD \ \ \ \ } / / \ / \ \ \ \ / / / 0 E N Cl) U I O 'C IL C 0 R a C 7 CO N, N 7 C 7 0 O E co Q a 0 'i a C O R a C 7 U) O E co Q O Q a 0 a C R a C c O O 7 O c O O U O 3 N C t0 IL N cu m E U) ty O N C ty R M O 7 ID O E O U5 U) U Q r C R IL UD C O L O a O m E N .0 m d R 3 0) O C O O L O Q �i N U Co ro E N 'd m 4) w R 3 U) Y U 7 T) O1 C 4 4 C U) N O 0) U5 �6 Q O L O N 'O m d 3 U5 0 O C C F- Q U N O m O w N M O O LL f0 E .0 a -co co U) O C C N a 0 w N O O LL {6 E .0 Q U N C L (6 U �i O 0 U vi 0 C O U O o U) O O E N 'O co m o `p w L N 0 O O LL U {0 U a` 0) C O C 6 C O OO C N d N N T m U) 0 °O C Q) _N d N N 'O m N O m U U O S L U C O N a� N N a m \ \ / \ \ \ } / \ \ � ) £ § 0 r- .2 E U) E _ @ ] ) / f ) ) ) § ° ] m 2 2 \ \ / f ® 6 CO \ 3 7 \ / \ � 5 _ / / \ \ / ) & \ E E 0 ƒ \3 3 » � \ / a \ ° \ < 0 � .0 k k ) \ ® 0 \ & ) s \ $ \ 2 ƒ \ L-■ 2 \ 2 , } E ; m J & k s 6 3 _ / _\ \ \ 5 = j 'CO s b D ( ) \ Co c \ \ r � = \ a \ / \ 3 / 3 \ \ c Cl) % 2 6 \ J \ (o m E / ® co y � 3 o \ ° / \ / / \ / 2 \ \ \ \ 2 /ƒ ° 3 / 3 ® t #» U/\ \_ y \ / 3 E \ \ 6\ j j o = ° 1 CD % \ ° \ ± E/ E 2 \ { 0 § \ o / \18 D % o 3« \ % \ 6 ) \ 7C 2 z » f\ f $ _ 2 / 3 \ 3^ / / 0/ 2 § j a/ @ E / / c m { ° \ « % E /— e \ \ A ® \ 0 2 \ E G= \ - \ a % % \ \ U / > ® j 7/ ® / \/ _ ? o / m / & v }% s ® / ® s G \ 9 £ % C \ g = j m/ \ 0 m _ \ 3 3 f \ I / 0 / 4 5 e � ) £ § 0 r- .2 E U) E _ @ ] ) / f ) ) ) § ° ] m 2 2 \ \ / f ® 6 CO \ 3 7 \ / \ � 5 _ / / \ \ / ) & 9 \ E E 0 ƒ \3 3 » � \ / a \ ° \ < 0 � .0 k k \ 5 \ 0 : \ / \ ® 0 \ & ) s \ $ \ 2 ƒ \ L-■ 2 \ 2 , } E ; m J & k a 9 \ � 4 \ ° 2 § 7 \ \ \ k \ 0 < ■ ■ ) co 9 \ o Q- # E \ / \ \ ) d y b < \ » \ < o • 2 \ 0 Cl 0 - \ ■ ■ m f \ % \ \ \ 0 \ ) co \ \ \ \ ƒ \ m 2 } Q) \ 0 2 2 LL ± m m \ k / a � / y \ / \ \ \ \ E 0 / Q) � \ \ . » \ \ / 2 (D © -c \ \ ^ » \ \ E m = G / { a \ G a 9 \ z « . . / . D v _ \ ` \ < \ z ƒ o m \ 3\\ Co co ~ \ - % \ J ¢ \ % ® y u 7 G O s » ) ) < \ \ \ y a 4 9 ■ § D 2 _ Q t 2 , 0 2 2 $ / � } _ % z \ \ \ - \ \ \ . / :E- \ 2 > E E 3 \ & , CO 2 @ \ \ \ ^^ : .. C: \ ƒ o\ \ \ / \ 6 z 0 R Z \ j « = J / Cl) \ § _ m _ n / . \ \ \ .. = > c \ 0 e T g s z g 2 \ a « / s o . C. o % $ j7 \ g \ ^ ® c > \ ° 6 \ a _ ( © 0 \ \ \\ ) } % \ \ 3 R© \ { n J % \ » z / 3 j® \ \ : -OE K U \ § && 0 \ m & <_ j \ D § `\ \ \ « © » � - J : C \ E ■ I n \ 2� o w / , k § d a / = / t 4 / k . f w _& ^ 'ID z \ _ § E k q% W C 3/ \ / G / \ \ 0 « , j E \ \ /\ ` o \ o\\ CO - C \ \ Q \ / \ \ � 4 \ ° 2 § 7 \ \ \ k \ 0 < ■ ■ ) co 9 \ o Q- # E \ / \ \ ) d y b < \ » \ < o • 2 \ 0 Cl 0 - \ ■ ■ m f \ % \ \ \ 0 \ ) co \ \ \ \ ƒ \ m 2 } Q) \ 0 2 2 LL ± m m \ k / a � / C0 \ \ \ m \ \ \ © 3 c J\ s-C?= 5 \ ) \ � c \ \ 9 © 2 E / / . = s » 3 9 a = s \ / \ \ e g y 2 / \ > ) E a @ 5 = a = \ { / & ° f 5 2 f \ / \ \ ( ƒ \ / \ \ E \ 0 k \ u>), \ \ m / > \ t \ 7 D \ / co -P 75 \ \ E co \ \ \ / \ G E \ 3 \ G \ J j / \ 3 6 s e ^ / 3 3 7= s= 3 7 5 j -T \ \ ® 3 \ \ ) / ( / 0 e ^ ° ) ) z s = / A y ) 0 o = c © o E / � > / \ / ) U y % \ ( $ j ) \ } ƒ \ o \ 5 \ 0 m E f = » \ \ 4 0= c 7 j o 2 § \ \ / \ / \ ) ) \ 3 m % o = \ 75 \ 2 / \ \ \ ( \ \ \ / \ 0 0 \ / \ \ ) \ \ / \ \ \ \ \ m ± j \ g 0 \ \ / / $ ` 0 o / » \ \ \ \ ( \ \ / \ \ \ \ 0 j E } J _ ■ » CO \ \ 0 s & 5 / / \ j \ \ \ ° / C \ \ \ / \ / \ , ^ c § / 3 / ® 2 g 2 2 / 2 » . / � co \ ) w E ƒ . E \ \ ` { ° \ J E \ ` & l / j 2 2 G±» 3 2 - \ . »] s 0 ) { G ® ) © \ 6 \ ` \ \ y k \ ) / \ % » « \ s \ / f J m \ / \ m 0 / \ \ \ \ \ w / — ^ \ \ — w . / \ / / 9 \ \ \ \ \ 5 2 w m \ \ / \ 5 / \ / s \ / \ \ \ \ \ \ / \ \ \ \ \ \ \ \ \ \ _ 5 \ w \ E z E \ 3 / 9 £ _ ` 2 / < \ ° \ / \ \ \ \ \ \ 2 0 y o\ s\ s . y= g g=[ f ) \ / \ \ { \ $ \ $ ID w\>O c T o\ 5\ -Q ° - ° \ 2 \ 3 s \ 2 \ c \ z ® G / .. � \ c / \ ) \ \ f \ \ / b ± m \ \ _ \ 5 \ } \ g o \\ / ) /y_ 0_ c6 . \ ) \ \ \ / \ \ � ® O ° \ 3 £ \ ° / { 3 = « = % s o \ ° \ % ° ( \ E _ / § E 3 2 £ _ _ » / \ , \ b \ \ / \ \ \ S 2 / ƒ u 2 .. 3 E 0 ° m ƒ { f ` 2$ E 7 z D 0 » / 3 c / g 0 ° > _ / y \ ( - ° . E \ \ \ % \ -E f \ j_ / \ \ 9 \ \ 2 ) / \ m / w k -u) ( i } ƒ \ = 3 » / o \ z 2 \ \ \ ? % / - - % f j \ \ \ / \ \ \ 0 / \ 3 \ E / ( E ■ . q \ k j § k « .. $ < . ° ... ƒ . . \ 3 . I k $ 0 k ; m \ 3 ° \ 0 q \ § \ J » $ 3 ® \ 2 E 2 ] > § I \ ° \ / f 0 § 4 m 0 F f « E 5 « 7 \ \ 3 9 / - j k \ ) 0. / Q) j o ? a m / ? 3 E / 4 } . . M 0 / \ ƒ 3 7 9 G\ a 0 z 9 j\ / \° c y( b / ? ° ® \ f ) 3 / / j / f © \ 4 \ \ o » » \ \ P \ 2 \ ) : = \ 9 \ 5 % . - \ \ E / / / / ƒ . > ± © f 5 ® \ 6 \ ° \ / .2 \ / \ E \ 2 ® / 2 0 \ � \ \ \ \ \ D \ \ a E / \ -o \ ( \ \ 2 = \ > § ( . .; s 3{ . g- g= g 6 » S / y M -0 \ m f / f ƒ \ / ƒ \ G } / / / <- = E z o 3 3\ / z \ \ 3 ƒ \ \ / \ \ \ -r- Cl) \ & & \ / 3 y ) 5\ E< f o s 2 2 j\) § s f c \ \ \ » \ o ƒ j / \ ®\ 3 Z ° 2\ 9« j( © ` \ } s $ 2 \ C) \ & / G J 2\ o= g z o » = E \ o c o % ƒ \ \ \ 0 - ) \ \ E 2 \ \ \ 2 D 7{ o« \ \ \ƒ G 3 g / J E 2ƒ s 3& 2 d 2^ � 4 z ( \ » \ \ g ° \ % \ 7 6§_ 0 0 %\\= g c / z< S\% f z 3/ / 3 0 ( *: y\ / 2 2\ :> C') a\ 9\ 3 3© M M\ b /\ . q \ k j § k « .. $ < . ° ... ƒ . . \ 3 . I k $ 0 k ; m \ 3 ° \ 0 q \ § \ J » $ 3 ® \ 2 E 2 ] > § I \ ° \ / f 0 § 4 m 0 F f « E 5 « 7 \ \ 3 9 / - j k \ ) 0. / Q) j o ? a m / ? 3 E / 4 } . . M 0 / I m « / . :D / ƒ g m \ Q= CO \ CID c 4 / c J ƒ L 0 E _% / 2 70 § 2 \ > g 9 � _ 9 = § / © a / . . .. k \ E 2 / / CO C /D - U) M \ 0 / 4 0 ± » 0- 7 7 3 6 . 2 v 9 E 2= 6 2 o / 0 2 » . 9 j 2 ) R c 6 « o / z a -0 0 k ƒ ® 2 -0 0- £ ± m 3 a / / = 0 P -> ) E E = m / o y 2 y / D w / 0 £ 0 � 2/ ¥ a- J 0 C) / y 2 ' ® — 7 g 3 0 0 \ 7 2 0 0 ƒ G 0 j§ o 0 \ / m/ . « / c 2 .\ \ \: % \. . 2 U) 2 / \ 0 » 0 \ S w \ £ —U) f / = m ¥ \ -0 / C/) 2 - 0 § 0) / m ƒ ± / \ � m 7 } 6 E k 2 > o / = / . / / E k ƒ ® 2 -0 0- £ ± m 0 (a) ƒ c,2 U) \ 0 m ± \ ~ / 2 (D 6 d 0 / m o o \ ®// - CO 0 2 o 9 0 ƒ y \ 7 / m -0 o \ Q) Q) CO 0) ho \ \ 0 2 j »e \ 0 0 ƒ G 0 j§ o 0 \ / m/ o ƒ g f ®3 f \ 7 2 / f CO 5 £ / 6 / / 0 f ƒ - / ƒ / \ � / \ J/& \ = 0\ \ \ m ƒ 3 _� - _ 2 E\ . / 0 2 v \ ƒ « / ± / 7 ® - U) Q) / 2 cl� 2 0 j 2-0 / 3 CT Q / 4 -0 2 \ § * / ® ® ° & 0 9 Cl) 0 Q / / 2 OL 0 � / / ® ® % g C/) £ x C m\�= o \ $ / 0 / t ± / f \ Cl) j 2 % 0£ E± e 2 2> c ƒ % @ w .o _o 2 \ 6 2 \ E � © CO / ® p- -0 / m E E / .o) » � E / ® / \ -0 / E 2 \ / \ k 2 2 _£ o=-0 z w o 2 o± \ \ ƒ \ f 2 g \ /� 2 F/ kƒ 2£ 2 C) n 4 3 Eƒ k k 7± w w@ J a o \ £ Q 2 � 2 Y j m o // w y¥ w= Q) Q- m \ 0 7 E / \ / / £ 0 0 0 2 E £ m / o -@ g ± \ y 2 ° > 0 £ o -Q) / g 2 ± CO 9 ± £ o- j 2± ± c ƒ c o\ C / If 2 ƒ / & g » - r o £ > o / \ o a m 0) \ c ƒ y o g o 9 y c y 0 m \ƒ J } w 2 0±/ / E ®» k 0 c 2 o£/ Cl) 7® 2 E C \ƒ ± § y o E 0 t 2 g 2 ±/ o Q- /±@ @ ± J : J _0 j m > 2 ƒ ± / \ CO ƒ ± / / / u) a \ S -o ± £ E � � . . � < Cf) 0 n x 75 1 1 1 & m /l y ul cc W �11 - 0 I-al Q g U) UD 0 Q 0 cr U w z z z O U w z z 0 U 0 O _ rr O m C3 w z U) co w U U a n w J YU0 H LL �Q om m (Dw z0 YW UQ 2 0 W U W O Q 0 o d O I- C) z z W a :E W w Qa. W C/) W Z C3 Z W w w w _ a 0 Z a o�m g °a Lgcc J W C� rr Za 7z Qrr LU h J 0 0 U CO _ c� O z 0 U w z z O U z O w J w Q Z W J W Ir a W w0 w= IL O Ir O U O w CO w rr O LL Z a 1 i a O a • ., _V 0}C W UCl) J W oU Z �Q 0 UQ 2 0 W U W O Q 0 o d O I- C) z z W a :E W w Qa. W C/) W Z C3 Z W w w w _ a 0 Z a o�m g °a Lgcc J W C� rr Za 7z Qrr LU h J 0 0 U CO _ c� O z 0 U w z z O U z O w J w Q Z W J W Ir a W w0 w= IL O Ir O U O w CO w rr O LL Z a 1 i a O a • ., 9 1 1 1 1 1 1 1 1 1 1 --------- - - - - -- p Q ZW C'S ~ — Lu J a � � 0 O O fa �-CO z� Oa F- m J W Z OC ZCD ZW Op OW F- CL 00 WO Zg og Oa 1 QW Jp pY QW W W W Y J W a0 O� CL YO 0CL Ir a Q< p Cl 0 oD W o< O W CC W H z OC) z Oj U) J z < 0 LLJ z < O 00 w 0 mz O C) T Gj 0 Lli 0 y LU = 0 — .!: LLJ LLI cr --i Cc 0 :So -j LU Ej 0 zc, < z UJ < cr 0 CO ZU) Lu < Q xxa m Lli 0 z 0 LLJ U) 40 Liu) OZ CC �-o (-)—'5 < Lu < z M Z Z CO c< 0 C/) n ::) MW LLJ LLI U z 0 C/) CO !�c LLJ oCO l 0 0 0 U, F-- H C-) O z Lli Z Ir lO z �:] C) zco Ly 0 z 0 D Z L—L, 0 LLJ OUl 0 z Oo k C/) M F-- z Luz z 0 LL, C-)LU Z-j 0 Z LLJ Zm zo CI- 0, 00 04 )o • • 0 0 LLJ rn cr R 0 0 Cl) Cc, LLJ 0 0 0 z 0 z L.Li Li L C() Cc CE LLJ M t� 0 44 0 'tom 0 O C/D O Z 0 0 Li z Z 0 0 0 0 L.Li 0�- cc CD LU ZZ: F- CD OD < EO 0 z F cn Lli m LU Z 0 LLI CO z Z z < OLU —0- 0 0 CE < z LU LLJ i>- 0 z cl: ZLU LU 0 LLI = 0 00 < D C? Uj 40 ID- 0 0 0 OIL n LU 2 LLJ GO LLI Z ui a- a_ ii 0 2 0 0 co co o co 0 0 D 0 0 z LU 0 L C< C/) If Lli 0 0 INE I 0') ,o a WAAE Im C) (a) 7D CO -Q) -c-- Q) — Q) X 0 0 co 0 C)- CIJ > o U) kQ) 0 2 2 — C) 0 U) Q) E Q) @ (2) CD Q) > 2 0 0 C/) co Q) C- -C/) c- CO C Q) 0 U) > 0 (i) C— Q) 0 0 L 0 E (D Q) E 0 a c (D 0 0 P) 0 LB > 0 0) rTM I t Ott 4 a • i � � i ya a J e R 1 E I� ( F • XA ' -4 t � a 11" 4 rf�rq, F +� ,/ t }, ,Y r p ITT t fififil a ,�Y4`•e� � �>, "`�F`� `;gyp x � || I | I | oLOoLO 0 Lo m��mmw mmmmoo m z ZI �2 0 LU co LU CL Q z LLJ CO cr � LLJ cr Ir cc LLJ LU rr � � U) _ _ _ _ _ _ _ _ _ _ �m _ � � _ _ � � _ _ _ _ _ � _ _ _ _ � _ � � _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ � � _ � _ _ _ � _ _ _ _ _ _ _ _ _ � _ � _ _ � � � _ _ _ _ _ � _ _ _ _ _ _ _ _ _ � _ _ _ _ _ _ _ _ � _ _ � _ _ _ � _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ � _ _ _ _ _ _ _ _ _ � _ _ _ _ _ � _ _ _ _ _ _ _ _ _ � _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ � _ _ _ _ _ _ _ _ 0 Cl) Cl) CO / / j / / \ / \ j / / / / / q q q ƒ 0ƒ \ q\ $ ~ q q d zz� d � ƒ / � ƒ CO � ƒ ƒ ƒ O S S G g D m&» 2 q q q� Cl) 5 d g q § < < 2/ 7 q? 7 q� q CC) CD 3 G \ / # \ m 2 2 / 3 6/ 6 6» 0 6 / 0 c J / / / ƒ Q 9 y o m 2 m m�/ _/ U) — � c � » o � � ƒ I / � LL � U- ƒ � c o c m C ± ITEM DESCRIPTION QTY UNIT ZONE UNIT COST ITEM TOTAL SUBTOTAL MOBILIZATION /SITE PREPARATION Mobilization (Single Phase) 1 LS $100,000.00 $100,000.00 Softscape Demolition and Selective Pruning 814,818 SF City Portion $0.10 $81,481.80 Softscape Demolition and Selective Pruning 1,000,782 SF Zone 7 $0.10 $100,078.20 Hardscape Demolition 50,000 SF Zone 7 $15.00 $750,000.00 SUBTOTAL $1,031,560.00 GRADING Cut & Stockpile Topsoil 814,818 SF City Portion $0.50 $407,409.00 Cut & Stockpile Topsoil 1,050,782 SF Zone 7 $0.50 $525,391.00 Spread Stockpiled Topsoil after rough grading 814,818 SF City Portion $0.30 $244,445.40 Spread Stockpiled Topsoil after rough grading 1,050,782 SF Zone 7 $0.30 $315,234.60 Grading (Cut / Fill) 814,818 SF City Portion $1.28 $1,042,967.04 Grading (Cut/ Fill) 1,050,782 SF Zone $1.28 $1,345,000.96 SUBTOTAL $3,880,448.00 SOIL PREPARATION Soil Amendments - All planting and Sod areas 519,914 SF City Portion $1.00 $519,914.00 Soil Amendments - All planting and Sod areas 1,000,050 SF Zone 7 $1.00 $1,000,050.00 SUBTOTAL $1,519,964.00 PLANTING Planting - all trees and groundcover 1 LS City Portion $367,030.80 $367,030.80 Planting - all trees and groundcover 1 LS Zone 7 $327,975.60 $327,975.60 SUBTOTAL $695,006.40 HARDSCAPE Trailhead paving - stabilized DG 9,000 SF City Portion $5.00 $45,000.00 Trailhead paving - stabilized DG 9,000 SF Zone 7 $5.00 $45,000.00 IHT paving - asphaltic concrete 70,978 SF City Portion $3.50 $248,423.00 IHT paving - asphaltic concrete 2,972 SF Zone 7 $3.50 $10,402.00 Paving - secondary trails - compacted gravel and dg 30,600 SF City Portion $2.50 $76,500.00 Paving - secondary trails - compacted gravel and dg 38,760 SF Zone 7 $2.50 $96,900.00 Rocky Outcrops 10,000 SF Zone 7 $20.00 $200,000.00 Boardwalks 5,000 SF City Portion $30.00 $150,000.00 Boardwalks 5,000 SF Zone 7 $30.00 $150,000.00 Trailhead - log curbing 100 LF City Portion $20.00 $2,000.00 Trailhead - log curbing 100 LF Zone 7 $20.00 $2,000.00 SUBTOTAL $1,026,225.00 FURNISHINGS Trailhead - Signage (Kiosk) 2 EA City Portion $5,000.00 $10,000.00 Interpretive Signage 10 EA City Portion $1,000.00 $10,000.00 Trail Signage 5 EA City Portion $1,000.00 $5,000.00 Drinking fountains 3 EA City Portion $3,500.00 $10,500.00 Monument Signage 1 Allowance City Portion $20,000.00 $20,000.00 Pedestrian Lighting (at trailhead and rec area) 25 EA City Portion $5,000.00 $125,000.00 Benches 15 EA City Portion $3,000.00 $45,000.00 Benches 10 EA Zone 7 $3,000.00 $30,000.00 SUBTOTAL $255,500.00 ALLOWANCES Restroom (4 room, full Service) 1 Allowance City Portion $250,000.00 $250,000.00 Site Utilities (drainage, plumbing) 1 LS City Portion $200,000.00 $200,000.00 Community Garden 16,000 SF City Portion $2.50 $40,000.00 Play garden 21,000 SF City Portion $15.00 $315,000.00 Trestle Restoration 1 Allowance City Portion $100,000.00 $100,000.00 Trestte Bridge improvement @ Alamo Creek 1 Allowance City Portion $50,000.00 $50,000.00 New Bridge At Northern Connection 1 Allowance Zone 7 $250,000.00 $250,000.00 New Bridge At High School Connection 1 Allowance Zone 7 $250,000.00 $250,000.00 Outdoor Classroom Facilities 2 Allowance City Portion $50,000.00 $100,000.00 Enhanced Pedestrian Crossing Amador 1 Allowance City Portion $200,000.00 $200,000.00 SUBTOTAL $1,755,000.00 IRRIGATION Temporary Irrigation 694,250 SF City Portion $1.10 $763,675.00 Temporary Irrigation 691,470 SF Zone 7 $1.10 $760,617.00 SUBTOTAL $1,524,292.00 I LANDSCAPE ESTABLISHMENT 360 Day Maintenance 42 ACRES $20,000.00 $840,000.00 SUBTOTAL $840,000.00 TOTAL SUBTOTAL:1 $12,527,995 Zone Key Zone Cost Subtotal Shared Costs Zone Total 20% Contingency $2,505,599 City Portion $5,429,346.04 $470,000.00 $5,899,346 Zone $6,158,649.36 $470,000.00 $6,628,649 TOTAL $15,033,594 O y r/ ITEM DESCRIPTION CITY UNIT ZONE UNIT COST ITEM TOTAL SUBTOTAL MOBILIZATION /SITE PREPARATION Mobilization Phase A 1 LS $60,000.00 $60,000.00 Softscape Demolition and Selective Pruning 140,960 SF City Portion $0.10 $14,096.00 Softscape Demolition and Selective Pruning 179,402 SF Zone 7 $0.10 $17,940.20 Hardscape Demolition 10,000 SF Zone 7 $15.00 $150,000.00 SUBTOTAL $242,036.20 GRADING Cut & Stockpile Topsoil 125,298 SF City Portion $0.50 $62,649.00 Cut & Stockpile Topsoil 159,468 SF Zone 7 $0.50 $79,734.00 Spread Stockpiled Topsoil after rough grading 125,298 SF City Portion $0.30 $37,589.40 Spread Stockpiled Topsoil after rough grading 159,468 SF Zone 7 $0.30 $47,840.40 Grading (Cut / Fill) 125,298 SF City Portion $1.28 $160,381.44 Grading (Cut / Fill) 159,468 SF Zone 7 $1.28 $204,119.04 SUBTOTAL $592,313.28 SOIL PREPARATION Soil Amendments - All planting and Sod areas 96,343 SF City Portion $1.00 $96,343.00 Soil Amendments - All planting and Sod areas 159,468 SF Zone 7 $1.00 $159,468.00 SUBTOTAL $255,811.00 PLANTING Planting - all trees and groundcover 1 LS City Portion $60,627.00 $60,627.00 Planting - all trees and groundcover 1 LS Zone 7 $36,424.50 $36,424.50 SUBTOTAL $97,051.50 HARDSCAPE Trailhead paving - stabilized DG 9,000 SF City Portion $5.00 $45,000.00 Trailhead paving - stabilized DG 9,000 SF Zone 7 $5.00 $45,000.00 IHT paving - asphaltic concrete 14,412 SF City Portion $3.50 $50,442.00 IHT paving - asphaltic concrete 350 SF Zone 7 $3.50 $1,225.00 Paving - secondary trails - compacted gravel and dg 5,672 SF City Portion $2.50 $14,180.00 Paving - secondary trails - compacted gravel and dg 7,162 SF Zone 7 $2.50 $17,905.00 Rocky Outcrops 2,000 SF Zone 7 $20.00 $40,000.00 Trailhead - log curbing 100 LF City Portion $20.00 $2,000.00 Trailhead - log curbing 100 LF Zone 7 $20.00 $2,000.00 SUBTOTAL $217,752.00 FURNISHINGS Trailhead - Signage (Kiosk) 1 EA City Portion $5,000.00 $5,000.00 Interpretive Signage 2 EA City Portion $1,000.00 $2,000.00 Trail Signage 1 EA City Portion $1,000.00 $1,000.00 Drinking fountains 1 EA City Portion $3,500.00 $3,500.00 Monument Signage 1 Allowance City Portion $10,000.00 $10,000.00 Pedestrian Lighting (at trailhead and rec area) 20 EA City Portion $5,000.00 $100,000.00 Benches 3 EA City Portion $3,000.00 $9,000.00 Benches 2 EA Zone 7 $3,000.00 $6,000.00 SUBTOTAL $136,500.00 ALLOWANCES Restroom (4 room, full service) 1 Allowance City Portion $250,000.00 $250,000.00 Site Utilities (drainage, plumbing) 1 LS City Portion $200,000.00 $200,000.00 Community Garden 16,000 SF City Portion $2.50 $40,000.00 Play garden 21,000 SF City Portion $15.00 $315,000.00 Treslte Bridge improvement @ Alamo Creek 1 Allowance City Portion $50,000.00 $50,000.00 Enhanced Pedestrian Crossing Amador 1 Allowance City Portion $100,000.00 $100,000.00 SUBTOTAL $955,000.00 IRRIGATION Temporary Irrigation 125,298 SF City Portion $1.10 $137,827.80 Temporary Irrigation 110,262 SF Zone 7 $1.10 $121,288.20 I SUBTOTAL $259,116.00 LANDSCAPE ESTABLISHMENT 360 Day Maintenance 6.54 ACRES $20,000.00 $130,800.00 SUBTOTAL $130,800.00 TOTAL I SUBTOTAL: $27886,380 Zone Key Zone Cost Subtotal Shared Costs Zone Total 20% Contingency I $577,276 City Portion $1,766,635.64 $95,400.00 $1,862,036 Zone $928,944.34 $95,400.00 $1,024,344 TOTAL $3,463,656 0 O CRI 04 'M II MEN M r rm- M 11 Z 1r� I, ITEM DESCRIPTION CITY UNIT ZONE UNIT COST ITEM TOTAL SUBTOTAL MOBILIZATION /SITE PREPARATION Mobilization Phase B 1 LS $80,000.00 $80,000.00 Softscape Demolition and Selective Pruning 673,858 SF City Portion $0.10 $67,385.80 Softscape Demolition and Selective Pruning 821,380 SF Zone 7 $0.10 $82,138.00 Hardscape Demolition 40,000 SF Zone 7 $15.00 $600,000.00 SUBTOTAL $829,523.80 GRADING Cut & Stockpile Topsoil 689,520 SF City Portion $0.50 $344,760.00 Cut & Stockpile Topsoil 891,314 SF Zone 7 $0.50 $445,657.00 Spread Stockpiled Topsoil after rough grading 689,520 SF City Portion $0.30 $206,856.00 Spread Stockpiled Topsoil after rough grading 891,314 SF Zone 7 $0.30 $267,394.20 Grading (Cut/ Fill) 689,520 SF City Portion $1.28 $882,585.60 Grading (Cut/ Fill) 891,314 SF Zone 7 $1.28 $1,140,881.92 SUBTOTAL $3,288,134.72 SOIL PREPARATION Soil Amendments - All planting and Sod areas 523,739 SF City Portion $1.00 $523,739.00 Soil Amendments - All planting and Sod areas 891,314 SF Zone 7 $1.00 $891,314.00 SUBTOTAL $1,415,053.00 PLANTING Planting - all trees and groundcover 1 LS City Portion $306,403.20 $306,403.20 Planting - all trees and groundcover 1 LS Zone 7 $291,551.00 $291,551.00 SUBTOTAL $597,954.20 HARDSCAPE Trailhead paving - stabilized DG 9,000 SF City Portion $5.00 $45,000.00 Trailhead paving - stabilized DG 9,000 SF Zone 7 $5.00 $45,000.00 IHT paving - asphaltic concrete 70,978 SF City Portion $3.50 $248,423.00 IHT paving - asphaltic concrete 2,972 SF Zone 7 $3.50 $10,402.00 Paving - secondary trails - compacted gravel and dg 30,600 SF City Portion $2.50 $76,500.00 Paving - secondary trails - compacted gravel and dg 38,760 SF Zone 7 $2.50 $96,900.00 Rocky Outcrops 10,000 SF Zone $20.00 $200,000.00 Boardwalks 5,000 SF City Portion $30.00 $150,000.00 Boardwalks 5,000 SF Zone 7 $30.00 $150,000.00 Trailhead - log curbing 100 LF City Portion $20.00 $2,000.00 Trailhead - log curbing 100 LF Zone 7 $20.00 $2,000.00 SUBTOTAL $1,026,225.00 FURNISHINGS Trailhead - Signage (Kiosk) 1 EA City Portion $5,000.00 $5,000.00 Interpretive Signage 8 EA City Portion $1,000.00 $8,000.00 Trail Signage 4 EA City Portion $1,000.00 $4,000.00 Drinking fountains 2 EA City Portion $3,500.00 $7,000.00 Monument Signage 1 Allowance City Portion $10,000.00 $10,000.00 Pedestrian Lighting (at trailhead and rec area) 5 EA City Portion $5,000.00 $25,000.00 Benches 12 EA City Portion $3,000.00 $36,000.00 Benches 8 EA Zone 7 $3,000.00 $24,000.00 SUBTOTAL $119,000.00 ALLOWANCES Trestle Restoration 1 Allowance City Portion $100,000.00 $100,000.00 New Bridge At Northern Connection 1 Allowance Zone 7 $250,000.00 $250,000.00 New Bridge At High School Connection 1 Allowance Zone 7 $250,000.00 $250,000.00 Outdoor Classroom Facilities 2 Allowance City Portion $50,000.00 $100,000.00 Enhanced Pedestrian Crossing Amador 1 Allowance City Portion $100,000.00 $100,000.00 SUBTOTAL $800,000.00 IRRIGATION Temporary Irrigation 689,520 SF City Portion $1.10 $758,472.00 Temporary Irrigation 581,208 SF Zone $1.10 $639,328.80 SUBTOTAL $1,397,800.80 LANDSCAPE ESTABLISHMENT 360 Day Maintenance 35.25 ACRES $20,000.00 $705,000.00 SUBTOTAL $705,000.00 TOTAL SUBTOTAL: $10,178,692 Zone Key Zone Cost Subtotal Shared Costs Zone Total 20% Contingency $2,035,738 Southern Pacific $4,007,124.60 $392,500.00 $4,399,625 Zone 7 $5,386,566.92 $392,500.00 $5,779,067 TOTAL $12,214,430 O N m ■1• ■ 3 c ■1• m a W ,r INI • d � � a .. � a � .t d1�` t• -a -Yv i a F. :t AA w RESOLUTION NO. 166 - 13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR A GENERAL PLAN AMENDMENT AND PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1/2 DEVELOPMENT PLAN FOR THE FUTURE IRON HORSE NATURE PARK AND OPEN SPACE PROJECT PLPA- 2013 -00044 WHEREAS, the City Council has entered into a Purchase and Sale Agreement to acquire approximately 12.13 acres of land from Union Pacific Railroad with the intent of developing a public park; and WHEREAS, Zone 7 Water Agency owns approximately 22.8 acres adjacent to the proposed future park site that may be restored for and enhanced for open space and stream corridor uses; and WHEREAS, the implementation of the future park project requires a General Plan Amendment to re- designate the proposed park site from having no General Plan land use designation to Parks /Public Recreation and to re- designate the Zone 7 parcels from having a split General Plan land use designation of Undesignated /Stream Corridor to Open Space /Stream Corridor; and WHEREAS, the implementation of the future park project requires that the park site be rezoned from "Unclassified" to "Planned Development" while the Zone 7 parcels do not require any rezoning action; and WHEREAS, in accordance with the California Environmental Quality Act certain projects are required to be reviewed for environmental impacts and when applicable, environmental documents prepared; and WHEREAS, an Initial Study was prepared for the Project, which includes a General Plan Amendment, Planned Development Rezone, amendment to the citywide Parks and Recreation Master Plan, and construction of a linear park, potential South San Ramon Creek realignment, and potential Iron Horse Regional Trail realignment on approximately 35 acres of land (12 acres to be owned by the City of Dublin as the public park and 23 acres owned by Zone 7 Water Agency) and WHEREAS, upon completion of the Initial Study it was determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures identified in the document will reduce impacts to a less then significant level. A Mitigated Negative Declaration dated August 2, 2013 was prepared and circulated with the Initial Study; and WHEREAS, the Initial Study /Mitigated Negative Declaration ( "Mitigated Negative Declaration ") was circulated for public review from August 5, 2013 to September 4, 2013 (Exhibit A); and Page 1 of 3 WHEREAS, the City of Dublin received two comment letters during the public review period that have been incorporated into the Response to Environmental Comments dated September 5, 2013 (Exhibit B); and WHEREAS, a Staff Report was submitted recommending that the Planning Commission adopt a resolution recommending that the City Council adopt the Mitigated Negative Declaration and approve the Project; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Proposed Project on September 10, 2013 at which time all interested parties had the opportunity to be heard, and adopted Resolution 13 -24 (incorporated herein by reference) recommending that the City Council adopt a Mitigated Negative Declaration; and WHEREAS, the City Council held a properly noticed public hearing on the Project on October 1, 2013 at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report (incorporated herein by reference) was submitted recommending that the City Council adopt the Mitigated Negative Declaration and approve the Project; and WHEREAS, the City Council did review and consider the Mitigated Negative Declaration, all said reports, recommendations and testimony herein above set forth prior to taking action on the Project; and WHEREAS, the Mitigated Negative Declaration and related project and environmental documents, and all of the documents incorporated herein by reference, are available for review in the City Planning Division a Dublin City Hall, file PLPA- 2013 -00044 during normal business hours. The location and custodian of the draft Mitigated Negative Declaration and other documents that constitute the record of proceedings for the Project is the City of Dublin Community Development Department, 100 Civic Plaza, Dublin, CA, 94568, file PLPA -2011- 00050. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Resolution. BE IT FURTHER RESOLVED as follows: A. The Dublin City Council has reviewed and considered the draft Mitigated Negative Declaration including comments received during the public review period, prior to acting on the Project. B. The Mitigated Negative Declaration adequately describes the environmental impacts of the Project. On the basis of the whole record before it, the City Council finds that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment. C. The Mitigated Negative Declaration has been completed in compliance with CEQA, the CEQA Guidelines and the City of Dublin Environmental Guidelines. Page 2 of 3 D. The Mitigated Negative Declaration is complete and adequate and reflects the City's independent judgment and analysis as to the environmental effects of the Project. BE IT FURTHER RESOLVED that based on the above findings, the City Council adopts the Mitigated Negative Declaration for PLPA- 2013 - 00044, consisting of the Initial Study /Negative Declaration (attached as Exhibit A) and the Response to Environmental Comments (attached as Exhibit B), and adopts the Mitigation Monitoring and Reporting Program (attached as Exhibit C), all of which are incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 1St day of October, 2013, by the following vote: AYES: NOES: ABSENT: ABSTAIN ATTEST: Councilmembers Biddle, Gupta, Hart, and Mayor Sbranti None Councilmember Haubert None Mayor tic - W City Clerk Reso No, 166 -13, Adopted 10 -1 -13, Item 6.1 Page 3 of 3 RESOLUTION NO. XX - 13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * ** APPROVING A GENERAL PLAN AMENDMENT FOR THE FUTURE IRON HORSE NATURE PARK AND OPEN SPACE PROJECT AP NS 941 - 2768- 006 -02, 941 - 0190- 001 -01, 941 - 0190- 001 -05, 941 - 0191- 095 -00, 941 - 0205 - 001 -12, and 941 - 0205 - 001 -63 (partial) PLPA- 2013 -00044 WHEREAS, the City Council has entered into a Purchase and Sale Agreement to acquire approximately 12.13 acres of land from Union Pacific Railroad with the intent of developing a public park; and WHEREAS, Zone 7 Water Agency owns approximately 22.8 acres adjacent to the proposed future park site that may be restored for and enhanced for open space and stream corridor uses; and WHEREAS, the implementation of the future park project requires a General Plan Amendment to re- designate the proposed park site from having no General Plan land use designation to Parks /Public Recreation and to re- designate the Zone 7 parcels from having a split General Plan land use designation of Undesignated /Stream Corridor to Open Space /Stream Corridor; and WHEREAS, in accordance with the California Environmental Quality Act certain projects are required to be reviewed for environmental impacts and when applicable, environmental documents prepared; and WHEREAS, consistent with Government Code section 65352.3, the City notified the tribes identified by the Native American Heritage Commission of the opportunity to consult with the City on the proposed General Plan amendment. None of the contacted tribes requested a consultation within the 90 -day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, on September 10, 2013, the Planning Commission held a properly noticed public hearing on the Project and adopted Resolution 13 -25 recommending that the City Council approve a General Plan Amendment for the future Iron Horse Nature Park and Open Space Project, which resolution is incorporated herein by reference; and WHEREAS, on October 1, 2013, the City Council approved Resolution 166 -13, adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Iron Horse Nature Park and Open Space Project; and WHEREAS, on December 3, 2013, the City Council held a properly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report dated December 3, 2013 and incorporated herein by reference was submitted recommending that the City Council approve a General Plan Amendment for the future Iron Horse Nature Park and Open Space Project; and WHEREAS, the City Council did review and consider the Mitigated Negative Declaration, all said reports, recommendations and testimony herein above set forth prior to taking action on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this Resolution. BE IT FURTHER RESOLVED that the City of Dublin City Council does hereby approve the General Plan Amendment for the future Iron Horse Nature Park and Open Space Project, based on findings that the amendment is in the public interest and that the General Plan as so amended will remain internally consistent. The land use changes apply to the individual parcels as follows: Parcel No. Size (acres) Owner General Plan land use Current Proposed 941 - 2768 - 006 -02 12.13 Union Pacific Undesignated Parks /Public Recreation 941 - 0190 - 001 -01 3.97 Zone 7 Undesignated and Stream Corridor Open Space and Stream Corridor 941 - 0190 - 001 -05 8.83 Zone 7 Undesignated and Stream Corridor Open Space and Stream Corridor 941 - 0191 - 095 -00 1.99 Zone 7 Undesignated and Stream Corridor Open Space and Stream Corridor 941 - 0205 - 001 -12 4.31 Zone 7 Undesignated and Stream Corridor Open Space and Stream Corridor 941 - 0205 - 001 -63 (partial) 3.72 (est.) Zone 7 Undesignated and Stream Corridor Open Space and Stream Corridor BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of adoption. PASSED, APPROVED AND ADOPTED this day of following vote- AYES- NOES- ABSENT- ABSTAIN- ATTEST- City Clerk G: iPAM2013iPLPA- 2013 -00044 Iron Horse Park GPMPC Mtg 09.10.2013OU 3 ExA CCReso GPA.doc Mayor 2013 by the ORDINANCE NO. XX — 13 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** AMENDING THE ZONING MAP TO REZONE 12.13 ACRES OF FORMER UNION PACIFIC RAILROAD RIGHT -OF -WAY ADJACENT TO THE IRON HORSE REGIONAL TRAIL TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING THE RELATED STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE IRON HORSE NATURE PARK AND OPEN SPACE PROJECT APN 941 - 2768- 006 -02, PLPA- 2013 -00044 The Dublin City Council does ordain as follows: SECTION 1: Findings A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Iron Horse Nature Park and Open Space Project ( "the Project ") PD- Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Iron Horse Nature Park and Open Space Project under the PD- Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide new recreational and open space opportunities for residents in the vicinity and will also help the City maintain the established ratio of five acres of parkland for every 1,000 residents. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The PD- Planned Development zoning for the Iron Horse Nature Park and Open Space Project will be harmonious and compatible with existing and potential development in the surrounding area in that the Conceptual Park Master Plan has taken into account sensitive adjacencies and will provide a wide range of amenities to the surrounding neighborhoods. 2. The project site conditions were documented in the Initial Study /Mitigated Negative Declaration and those site challenges that were identified can be designed around as reflected in the adopted mitigation measures so as to not have them present an impediment to utilization of the site for public purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the Iron Horse Nature Park and Open Space Project approved through the PD zoning. 3. The PD- Planned Development zoning 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, the citywide Parks and Recreation Master Plan, and will implement all adopted mitigation measures. 4. The PD- Planned Development zoning is consistent with and in conformance with the Dublin General Plan, as amended, in that the proposed use as a future public park is consistent with the Parks /Public Recreation land use designation for the site. C. Pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative Declaration via Resolution 166 -13 on October 1, 2013, prior to approving the Project. SECTION 2: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 12.13 acres generally located both to the north and south of Amador Valley Boulevard and the Dublin -San Ramon city limit line along the Iron Horse Trail and former Union Pacific Railroad tracks. APN 941 - 2768- 006 -02. ( "the Property "). A map of the rezoning area is shown below: s SECTION 3. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1/2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1/2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1/2 Development Plan for the Iron Horse Nature Park and Open Space Project This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the PD- Planned Development rezoning for the Iron Horse Nature Park and Open Space Project, PLPA- 2013 - 00044. The PD- Planned Development District and this Stage 1/2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Zoning. The Zoning for the subject property is PD- Planned Development (PLPA -2013- 00044). 2. Statement of Permitted Uses. The permitted uses include a public park with a mix of low- intensity, passive recreation uses near existing residential areas with a few nodes of more active uses at key locations, public open space, stream corridor, and a regional multi -use trail. 3. Stage 1 and 2 Site Plan. The Conceptual Park Master Plan (serving as the Stage 1 and 2 Site Plan) is a schematic depiction of the location of the proposed uses on the site. Minor adjustments and refinements to the Conceptual Park Master Plan are permitted once the project moves forward to a final park design (Final Preferred Iron Horse Nature Park and Open Space Master Plan), site improvement plans, and construction drawings, but the final design must be in substantial conformance with the Stage 1 and 2 Site Plan. 4. Site area, proposed densities, and development regulations. The total site area for the Planned Development Zoning District is 12.13 acres. Development of buildings that are appropriate to a public park are allowed in accordance with the citywide Parks and Recreation Master Plan and the Park Master Plan for this site. 5. Phasing Plan. The future 12.13 acre park site is expected to be graded, improved, and constructed as a whole, but the proposed project is not currently in the five -year Capital Improvement Program budget. 6. Master Neighborhood Landscaping Plan. Not applicable. 7. Consistency with General Plan and any applicable Specific Plan. The proposed project is consistent with the General Plan (as amended). 8. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate non - residential projects, so therefore this is not applicable. 9. Aerial Photo. An aerial photo is on file. 10. Architectural Standards. Any future building shall be designed to be compatible with the main use of the project area as a public park and shall be designed in accordance 3 with the citywide Parks and Recreation Master Plan and the Conceptual Park Master Plan for this site. 11. Development Standards. Any future development on the project site shall be designed in accordance with the citywide Parks and Recreation Master Plan and the Conceptual Park Master Plan for this site. 12. Preliminary Landscape Plan. Because this is a future park site, the Site Plan and Preliminary Landscape Plan are the same exhibit. 13. Compliance with adopted Mitigation Measures. Development of the park shall comply with all applicable action programs and mitigation measures of the Iron Horse Nature Park and Open Space Project Mitigation Monitoring and Reporting Program. SECTION 4. The City Clerk of the City of Dublin shall cause this 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. SECTION 5. This ordinance shall take effect and be enforced thirty (30) days from and after its passage. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2013, by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor 2