Loading...
HomeMy WebLinkAbout01-24-2012 - AgendaPlanning Commission Regular Meeting City of Dublin January 24, 2012 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – December 13, 2011 5. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item(s) of interest to the public; however, no ACTION or DISCUSSION shall take place on any item, which is NOT on the Planning Commission Agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Furthermore, a member of the Planning Commission may direct Staff to place a matter of business on a future agenda. Any person may arrange with the Planning Manager (no later than 11:00 a.m., on the Tuesday preceding a regular meeting) to have an item of concern placed on the agenda for the next regular meeting. 5.1 Election of Chair and Vice Chair 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA 2011-00053 Dublin Psychic Conditional Use Permit 8.2 PA 07-005 Capistrello Court, General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 and Stage 2 Planned Development Rezones and related Development Plan, a Site Development Review for 12 single-family homes, Vesting Tentative Tract Map 8072, and CEQA Addendum to the Supplemental Environmental Impact Report for a 2.8-acre area within the Positano planned community 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) STAFF REPORT PLANNING COMMISSION DATE: January 24, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2011-00053 Dublin Psychic Conditional Use Permit Report prepared by Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for the operation of a Fortune Telling business at 6918 Village Parkway, Suite B. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for the operation of a Fortune Telling business located at 6918 Village Parkway, Suite B. ~.. ~' . Submitted By Assistant Planner ~"1 % ~ i , Rew~.wed By Planning Manager COPIES TO: Applicant/Property Owner File ITEM NO.: ~ G:\PA#\2011\PLPA-2011-00053 Dublin Psychic CUP\PCSR 1.24.12 Dublin Psychic.doc Page 1 of 5 DESCRIPTION: The project site is located within the Parkway Plaza office center located at 6918 Village Parkway (see Figure 1). The project site has a General Plan Land Use designation of Downtown Dublin -Village Parkway District and is located within the Downtown Dublin Specific Plan Area. The site is zoned Downtown Dublin Zoning District. The Applicant is proposing to ~ ~ • " - r- ro~ect cite operate a Fortune Telling business in .~ ~ ,~ an existing 140± square foot tenant ~3 ~~ ,~, *. ~,_ space. The subject space is r~ a ~~;~* n*~`~. ~ , between two similarly sized offices `~~ ti ~ ~~, ~ ~ ~~~~ ~-' : D~~blin Blvd along an enclosed hallway which is ~ ~. '~, °~ directly accessed from the parking lot ;~~ `~~ '~~ ~`~ ~ _;: ,~ ~, }~- +~ on the north side of the building. The '~~ ; -~ ti '~ ZG ~ -`` g~i~°~'``~'F_, ~~% p ~ '~ ; ~,~,~ a. ~ ~ site and floor lans are included as ~' ~ i ~`" Attachment 1 to this Staff Report. g" No exterior modifications are ~ {`' . Fi ure 1 - Aenal Map ~- :~ ~~~`~ proposed and the only interior modification would be painting. Other uses within the building currently include office- professional, retail, personal services, animal sales and services, indoor recreation, commercial school, and place of worship. In order to provide a high degree of flexibility and to encourage business and development, the Downtown Dublin Zoning District allows, prohibits, and conditionally permits a broad range of commercial use types. The Applicant, Janet Adams, is proposing to use an existing tenant space to provide psychic, palm and tarot card readings. The Zoning Ordinance classifies such services under the Fortune Telling use type; however, this use is not specifically listed under the Downtown Dublin Specific Plan land use designations. The Director has deemed Fortune Telling to be a commercial use type that can be conditionally permitted in the Downtown Dublin Zoning District, similar to other zoning districts throughout the City. Therefore, the Applicant is requesting approval of a Conditional Use Permit to operate aFortune -Telling business. ANALYSIS: The Conditional Use Permit process exists to ensure that the operation of the proposed use is compatible with the surrounding uses. The proposed project has been reviewed for issues related to operating characteristics, security and parking. Conditions of Approval have been included where appropriate to ensure compatibility with the surrounding commercial uses (Attachment 2). 2of5 Operating Characteristics The Fortune Telling business has been conditioned to operate betweE~n the hours of 10:00 a.m. to 10:00 p.m. seven days a week (Attachment 2, Condition 16). The services provided will be psychic, palm and tarot card readings. All readings would be conducted in person on a one-on- one basis. No group readings would be offered, and no readings would be conducted over the telephone (Attachment 2, Condition 25). Readings will primarily be by scheduled appointment, however walk-ins will also be accepted during scheduled business hours. Security The application was reviewed by Dublin Police Services and Conditions 19-27 were written to ensure the safety of customers and employees. Parking The City of Dublin Zoning Ordinance contains parking requirements by Use Type (Section 8.76.080). A Fortune Telling business is required to provide one space per 250 square feet. At 140± square feet, the proposed location would require one parking space. Not including Dublin Psychic the existing tenants of Parkway Plaza require a combined total of 58 parking spaces. A total of 61 parking spaces are available on-site, meaning that with the addition of the Applicant's business a surplus of two parking spaces would remain based on the current tenant mix. Fortune Telling Permit Chapter 4.08 of the Dublin Municipal Code further regulates Fortune Telling. It is unlawful for any person to engage in Fortune Telling within the City without first obtaining a permit therefor from the Chief of Police. To apply for this permit one must provide evidence of a Conditional Use Permit allowing them to engage in Fortune Telling at the address indicated. Conditions 18 and 20 have been included, which require the business owner to obtain such permit from Police Services prior to commencing operations. ENVIRONMENTAL REVIEW: 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 when applicable, environmental documents prepared. Staff is recommending that the Planning Commission find this project exempt from further environmental review pursuant to CEQA Guidelines Section 15301 (Existing Facilities). CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The project is consistent with the Downtown Dublin -Village Parkway District land use designation of the General Plan and the Downtown Dublin Specific Plan. The Community Development Director has determined that the Downtown Dublin Zoning District allows for the establishment of a Fortune Telling business as a conditional use. 3 of 5 REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin Police Services reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 2). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1) Project Plans. 2) Resolution Approving a Conditional Use Permit for the operation of a Fortune Telling business located at 6918 Village Parkway, Suite B. 4of5 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN & SPECIFIC PLAN LAND USE DESIGNATION: ZONING: SURROUNDING USES: Janet Adams, 149 W. Canal Dr., Turlock, CA 95380 Charlotte & Joseph Jr. Fernandez Et al., 6918 Village Parkway, Dublin, CA 94568 6918 Village Parkway, Suite E3 APN 941-0210-008 Downtown Dublin -Village Parkway District Downtown Dublin Zoning District CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY North DDZD Downtown Dublin-Village Parkway Offices, Restaurants, Retail District South DDZD Downtown Dublin-Village Parkway Restaurants, Retail District East DDZD Downtown Dublin-Village Parkway Restaurants, Retail District West DDZD n/a Interstate 680 REFERENCES: General Plan Downtown Dublin Specific Plan Zoning Ordinance Municipal Code 5of5 aLDG ~4 3 a 7472 s~ Fr _ _~i~ aL.DC ~°co ~z ~~ s~ ~r _--- , ~ ' - _ ~ 3 C tlt ~ - Z -~ - ~ ® ~ a ~ ~\ ~ ~ N z ~ 9 W ~ . U ~ z ~ o z ~ i l I I N fJ ~: ,~ o_ ~'( cl ~`, -' - g ~, - - 0 f N Ci Q ~ e ~' o-- 0 ~O ~ -- ~ ~ ~ 6Q oo ~ 693 o V 1 LL AGF pay DuB L:I N ~~,r,~~ rs; 7- o4lT~~%'~-~/C~ ATTACHMENT 1 -. -i `', ~~s_a ~~ R~ .~ J Y J A i 1 ti r~ 'x`~~nl _ / !r ~:, ~~ r ~`••, `t' •+~~ +?, "tea `'°~ ~S 'Z `"~ ~ ~°7 ~3 f .~ ,y, ~ ~: r,; 4a e ~°, fi3 6~- r ~t°• ° G>~ i ~ ~ ~~ ~~~ ~~% ~~ y; ~~ €~ ~ r 4if~ ;`~ en v ~ :Y,'P ` ~'-_'_» ~ O O 0 1Q ~(~5~~~' 5i~+'~ GIs v G 5 ~~ T ~' ~^ ~~ ~. f ~~Q~ ~ `~rn G~ ~~ d c9 o`~~ O C O " r '°® ~ ~ o .~ •I~ "1L~~°~ RESOLUTION NO. 12-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR THE ONERATION OF A FORTUNE TELLING BUSINESS LOCATED .AT 6918 VILLAGE PARKWAY, SUITE B (APN 941-0210-008) PLPA-2011-00053 WHEREAS, Janet Adams, the Applicant, has requested approval of a Conditional Use Permit to operate a Fortune Telling business at 6918 Village Parkway, Suite B; and WHEREAS, the Applicant's Fortune Telling business is proposed to be located in the Downtown Dublin Zoning District (DDZD); and WHEREAS, Fortune Telling businesses are subject to approval of a Conditional Use Permit by the Planning Commission in the Downtown Dublin Zoning District; and WHEREAS, the Applicant submitted a complete application for a Conditional Use Permit for Fortune Telling; 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, the Conditional Use Permit for Fortune Telling is exempt from CEQA pursuant to CEQA Guidelines Section 15301 (Existing Facilities); and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Conditional Use Permit request; and WHEREAS, the Planning Commission held a public hearing on said application on January 24, 2012; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: A. The proposed use and related structures is compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the proposed project will occupy space in an existing commercial building; 2) the existing transportation and services facilities are adequate to serve the proposed use; and 3) the number of parking spaces on-site are sufficient to serve both the existing and proposed tenants. ATTACHMENT 2 B. The proposed use 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: 1) the project has been conditioned to require that all activities be conducted entirely within the existing building so as not to disturb surrounding businesses; 2) the project has been conditioned to require that prior to establishing the use, the Applicant shall submit evidence (copies) to the Community Development Department that a Fortune Telling Permit has been obtained from Dublin Police Services; 3) the project has been conditioned to comply with all Dublin Municipal Code requirements for Fortune Telling; and 4) the project has been conditioned to comply with all applicable City of Dublin Non- Residential Security Requirements. C. The proposed use will not be injurious to property or improvements in the neighborhood in that: 1) the project consists of Fortune Telling within an existing commercial office building; and 2) adequate parking exists to serve the project ire accordance with Chapter 8.76 (Off-Street Parking and Loading Regulations). D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) the project will be located on a fully developed site that is served by existing utilities and services; and 2) the project will not create a demand for additional utilities or services beyond that which already exists to serve the commercial office building. E. The subject site is physically suitable for the type, density an, d intensity of the use and related structures being proposed in that: 1) the project has been deemed by the Community Development Director to be an allowed use within the Downtown Dublin Zoning District with an approved Conditional Use Permit; and 2) Conditions of Approval have been included to ensure compatibility with the site and surrounding uses. F. The proposed use will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: 1) as conditioned, the proposed project is compatible with the Downtown Dublin Zoning District in which it is located with approval of a Conditional Use Permit; and 2) adequate parking exists to serve the project in accordance with Chapter 8.76 (Off- Street Parking and Loading Regulations). G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the project is consistent with the Downtown Dublin Village Parkway District General Plan and Specific Plan land use designation for the site which encourages a variety of commercial uses; and 2) the project is consistent with the Downtown Dublin Specific Plan and Zoning District which conditionally permits such uses. BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby approve a Conditional Use Permit for Fortune Telling for Janet Adarns subject to the following conditions: 2 of 7 CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to issuance of building permits and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring 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] Dublin Fire Prevention; [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; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. NO. When CONDITIONS OF APPROVAL Agency Required, Source Prior to: GENERAL 1. Approval. This Conditional Use Permit approval PL On-going Planning is to establish and operate a Fortune Telling business at 6918 Village Parkway, Suite B. This approval shall conform to the Applicant's written statement dated received by the Planning Division on December 21, 2011 and plans dated received by the Planning Division on November 28, 2011 and other plans, text, and diagrams relating to this Conditional Use Permit, unless modified by the Conditions of Approval contained herein. 2• Permit Expiration. The approved Fortune Telling PL 1 year of DMC use shall commence within one (1) year of Permit Permit 8.96.020.D approval, or the Permit shall lapse and become approval 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. 3• Time Extension. The original approving decision- PL 1 year of DMC maker may, upon the Applicant's written request Permit 8.96.020.E for an extension of approval prior to expiration, approval and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed 6 months. All time extension 3 of 7 requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 4. Approval Period. This Conditional Use Permit PL On-going Planning approval shall be null and void in the event the approved use and/or structures cease to operate for a continuous one-year period. 5• Annual Review. On an annual basis, this PL, PO On-going Planning Conditional Use Permit approval may be subject to a review by the Community Development Department and/or Dublin Police Services to determine compliance with the Conditions of Approval. 6. Revocation. This permit shall be revocable for PL On-going DMC cause in accordance with Dublin Zoning 8.96.020.1 Ordinance Section 8.96.020.1 (Revocation). Any violation of the terms and conditions of this permit may be subject to the issuance of a citation. 7. Minor Amendments. Modifications or changes to PL On-going DMC this Conditional Use Permit approval may be 8.100.080 considered and approved by the Community Development Director, if the modifications or changes proposed comply with Section 8.100.080, of the Zoning Ordinance. $• Property Maintenance. Per the City of Dublin PL On-going DMC Non-Residential Property Maintenance Ordinance 5.64.050 DMC Section 5.64.050, the Applicant and/or Property Owner shall maintain the building, site and all signage in good condition at all times and shall keep the site clear of trash, debris and graffiti vandalism on a re ular and continuous basis. 9. Graffiti. Per the City of Dublin Graffiti Ordinance PL, PO On-going DMC 5.68 DMC Section 5.68, the Applicant and/or Property Owner shall keep the site clear of graffiti vandalism at all times. 10. Temporary Promotional Banners and Balloons. PL On-going DMC The use of Temporary Promotional Banners 8.84.050.S and/or Balloons shall be subject to approval of a Zoning Clearance and compliance with 8.84.050.S (Temporary Promotional Signs) of the Dublin Zoning Ordinance. 11. Prohibited Signage. The use of any A-Frame, PL On-going DMC Portable Sign, or Sandwich Board Sign, or any 8.84.150 other sign contained in Section 8.84.150 (Prohibited Signs) of the Dublin Zoning Ordinance, is strictly prohibited. 12. Outdoor Events. Any outside events shall be PL On-going DMC subject to the Temporary Use Permit requirements 8.108.020 contained in the City of Dublin Municipal Code, 4of7 specifically Section 8.108.020. 13. Noise/Nuisance. The Applicant shall control all PL On-going Planning activities on the site so as not to create a nuisance to the surrounding businesses and residents. _ 14. Hold Harmless/Indemnification. The Applicant ADM On-going Admin / shall defend, indemnify, and hold harmless the City City of Dublin and its agents, officers, and Attorney 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 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 Applicant's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. __ 15. Fees. Applicant/Developer shall pay all applicable FIN Issuance Finance fees in effect, including, but not limited to, Planning of Building fees, Building fees, Traffic Impact Fees, TVTC Permits fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between Developer and School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. PLANNING-PROJECT SPECIFIC 16. Hours of Operation. The Hours of Operation for PL On-going Planning Fortune Telling shall be limited to 10:00 am - 10:00 pm seven da s a week. 17. Use. All business must be conducted entirely PL On-going DMC within the buildin per DMC Section 8.24.020. 8.24.020 18. Proof of permits. Prior to establishing the use, PL Establish- Planning the Applicant shall submit evidence (copies) to the ment of Community Development Department that a use Fortune Telling Permit has been obtained from Dublin Police Services. POLICE 19. Security. The Project shall comply with all PO On-going Police applicable City of Dublin Non-Residential Securit 5 of 7 Requirements, including but not limited to lighting within bathrooms, exterior lighting, and exterior doors. 20. Fortune Telling Permit Required. No person PO Occupancy DMC shall engage in the act of fortune telling without and On- 4.08.020 first having obtained a permit from the Chief of going Police in accordance with the provisions of Chapter 4.08 Fortune Telling of the Dublin Municipal Code. 21. Fortune Telling Ordinance Requirements. The PO On-going DMC Project shall comply with all applicable City of 4.08 Dublin Fortune Telling Ordinance requirements. 22. Business License. A City of Dublin business PO On-going DMC license shall be obtained and shall be kept current 4.04 at all times. 23. Safety Talk. The Applicant shall schedule a Police PO On-going Police Services safety talk within the first month of operation at this site. This can be arranged by contacting the Crime Prevention Unit of Dublin Police Services - (925 833-6670. 24. Fee Schedule. The Applicant shall post in public PO On-going Police view at all times a specific fee schedule for all services provided. 25. In-Person Services. The Applicant shall provide PO On-going Police all Fortune Telling services in-person. No such services shall be provided via telephone. 26. Door Alarm. The Applicant shall install a door PO On-going Police alarm/chime(s) should the space be divided such that the occupants' view of the entrance door is blocked. 27. Business Emergency Response Card. The PO Occupancy Police Applicant shall submit a complete "Business Site Emergency Response Card" to Police Services. 6 of 7 PASSED, APPROVED AND ADOPTED this 24th day of January 201? by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Manager Planning Commission Chair G:IPA#120111PLPA-2011-00053 Dublin Psychic CUPIPC Reso Dublin Psychic CUP.doc 7 of 7 C~~~ OF DU~~2 /// ~ ~\~ O'~LIF04'-~l~ STAFF REPORT PLANNING COMMISSION DATE: January 24, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING - PA 07-005 Capistrello Court, General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development Rezone and related Stage 1 and Stage 2 Development Plan Amendment, Site Development Review and Vesting Tentative Tract Map 8072 for 12 single-family homes in a 12-lot subdivision, and CEQA Addendum to prior certified Environmental Impact Reports fora 2.8-acre area within the Positano planned community Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The subject of this application is a 2.8-acre area referenced by the Applicant as Capistrello Court located within the Positano planned community of the Fallon Village area. This site currently is designated Semi-Public in the General Plan and the Eastern Dublin Specific Plan with consistent zoning of Planned Development (PD) Semi-Public. The Applicant/Property Owner has requested land use amendments to both the General Plan and the Eastern Dublin Specific Plan, with a related Planned Development Rezone and related Stage 1 and Stage 2 Development Plan Amendments to change the land use designation and zoning from Semi-Public to Single-Family Residential. Concurrent app>roval has been requested for Site Development Review for 12 single family detached units and Vesting Tentative Tract Map 8072 fora 12-lot residential subdivision. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt the following Resolutions: a) Resolution recommending that the City Council adopt a CEQA Addendum to the Eastern Dublin Environmental Impact Report, the Supplemental Environmental Impact Report for the Eastern Dublin Property Owners, and the Supplemental Environmental Impact Report for Fallon Village for the Project known as Capistrello Court at Positano; b) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designation from Semi-Public to Single-Family residential for the project known as Capistrello Court; c) Resolution recommending that the City Council adopt an Ordinance approving Planned Development Rezone and related Stage 1 and Stage 2 Development Plan Amendment fora 2.8-acre parcel known as Capistrello Court within the Planned Community known as Positano; and d) Resolution approving a Site Development Review and Vesting Tentative Tract Map 8072 for Capistrello Court at Positano, a residential subdivision of 12 Ingle-fam' detached units on approxi at .8 acres. ~,. •~ ~' '~ ~ Submitted By R i d By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.: ~ Page 1 of 12 G:1PA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMIPCSR 1.24.12 Capistrello_GPA-SPA-SDR.doc DESCRIPTION: Background: The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village area of Eastern Dublin. The Positano at Fallon Village project generally is located north and east of Fallon Road extending to the City limits. The 2.8-gross acre (2.1 net acres) project site was approved as one of four sites totaling 8,6 acres designated for Semi-Public uses within the Fallon Village plan area. The project site is situated in the lower central portion of the Positano planned community at the southeast corner of Positano Parkway and West Cantara Drive/Salerno Drive generally located east of the intersection of Positano Parkway and Fallon Road. The project site is surrounded by single-family residential areas and a bio-retention cell to the north across Positano Parkway. Also, the project site is bounded on the south by a narrow hillside open space area separating the Positano project from the 189-acre Jordan Ranch project, a planned community approved for 780 residential units. The project site for Capistrello Court is relatively flat and currently vacant with some non-native grasses and low vegetation. The site has been rough graded in connection with prior land use approvals. The vicinity map below shows the project in relation to the surrounding area. The project site has a current General Plan and Eastern Dublin Specific Plan land use designation of Semi-Public. The Semi-Public land use allows commuinity serving uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private schools, and other facilities that provide cultural, educational, or other similar services The project site also has existing Planned Development Zoning to allow Semi-Public uses. Current Proposal: The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan Amendments to re-designate the site from Semi-Public to Single-Family Residential .(0.9-0.6 du/ac). The request includes a corresponding Planned Development Rezone and related Stage 2of12 VICINITY MAP 1 and Stage 2 Development Plan Amendment. The proposed PD zoning would allow for the development of 12 single-family detached homes. Additional requests include Site Development Review and Vesting Tentative Tract Map 8072 for a residential subdivision of 12 single-family detached units on approximately 2.8 acres consistent with the development standards associated with the Planned Development zoning for single-family homes. ANALYSIS: General Plan & Eastern Dublin Specific Plan Amendment The 488-acre Positano planned community was approved with the following land uses: Table 1: Land Use Plan Existing Proposed Land Use Desi nation Gross Acres units Gross Acres units Low-Densit Residential 240.2 1,043 243.0 1,055 Rural Residential/A riculture 123.5 0 123.5 0 (Elementar School) 11.1 0 11.1 0 Communit Park 0 0 0 0 (Nei hborhood Park) 6.3 0 6.3 0 Nei hborhood S uare 5.3 0 5.3 0 O en S ace Corridor/Multi-Use Trails 99.0 0 99.0 0 Semi-Public 2.8 0 0 0 Total 488.2 1,043 488.2 1,055 The General Plan defines Semi-Public Facilities uses as community serving uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private schools, and other facilities that provide cultural, educational, or other similar services. Semi-Public uses may be built at a maximum Floor Area Ratio (FAR) of .50. The Applicant has stated that the land use change is necessary because: 1) the site is small, isolated and inefficiently configured for Semi-Public use; and 2) they have been unable to attract a Semi-Public user. The proposed General Plan and Eastern Dublin Specific Plan amendments would modify the existing land use designation of the 2.8-acre site from Semi-Public to Single-Family Residential (0.9 to 6.0 dwelling units per acre). If approved, the land use designation would allow up to 16 single-family dwellings although the Applicant is only proposing to develop 12 homes as further discussed below. The project proposal includes related amendments to the various figures, texts, and tables in the General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the documents. Please refer to Exhibit A of Attachment 1 for a complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan. A Resolution recommending the City Council approve a General Plan Amendment and an Eastern Dublin Specific Plan Amendment for the Capistrello Court project is included as Attachment 1. 3of12 Planned Development Rezone and related Stage 7 and Stage 2 Development Plan Amendment The Applicant also requests approval of a Planned Development Rezone and related Stage 1 and Stage 2 Development Plan Amendment consistent with the requested General Plan and Eastern Dublin Specific Plan land use amendments. The rezone will amend the existing PD zoning to allow single-family residential uses in the subject site. The proposed Stage 1 and Stage 2 Planned Development Zoning is consistent with the requirements of the Zoning Ordinance (Chapter 8.32-Planned Development Zoning). Approval of this application would also increase the total dwelling unit count over all for the Positano development from 1,043 dwellings to 1,055 dwellings while, at the same time, removing future Semi-Public uses on this site. The 2005 SEIR for Fallon Village evaluated the construction of up to 1,078 dwelling units for the Positano project which means the additional units resulting from the land use amendments and rezoning would remain within the maximum number of units evaluated for environmental impacts (1,078 units) in the SEIR. A Stage 2 Development Plan for Fallon Village (PA 05-038) was approved in 2005 by City Council Ordinance 33-05 (See Attachment 2) and among other things established Development Standards for residential development in Positano. With the proposed PD Amendments these residential development standards would now apply to the project site. Therefore, the subdivision would be consistent with surrounding residential development in Positano overall, including: lot size, frontage, setbacks, coverage, distance between buildings, common outdoor areas, usable outdoor areas, height limits, parking, driveways, and grading standards. The Development standards for Capistrello Court would be the same as the development standards established for the low-density residential product planned for lots having a minimum lot size of 3,200 square feet. Lot sizes are proposed at 40' x 80' which is similar to the adjacent Cantara neighborhood. Maximum lot coverage is 55%. The rear yards are required to have a 10-foot minimum depth with an overall average depth of 15 feet. Tf~e rear yard setback may exceed these dimensions depending on the floor plan type placed on Each individual lot. All lots are required to have a usable (flat) rear yard area at a minimum of 300 square feet with that area having a minimum dimension of 8 feet. A Resolution recommending the City Council adopt an Ordinance approving the Planned Development Rezoning and related Stage 1 and Stage 2 Development Plan Amendment for the Capistrello Court project is included as Attachment 3. Site Development Review Site Layout/Plotting -Capistrello Court is an extension of Capistrello Street within the Cantara neighborhood to the north and east of the project site. Capistrello Court is a residential cul-de- sac that would provide access to the 12 lots proposed. Eight of the lots would back onto Positano Parkway. Lots at the end of the cul-de-sac back on to hillside open space, and the 4 lots on the southeast side of Capistrello Court back on to the homes on Scala Court at a grade differential. These lots are at or below the lots on Scala Court. The lots range in size from the minimum of 3,708 square feet (Lot 4) to 9,968 square feet (Lot 8) with the larger lots generally being irregularly shaped or affected by hillside slope. Each of the 12 lots are listed below by size: 4of12 3 ~ O O .~~ ~ ,.1t' ~.. ' ° o ~~~~ ~ ~ ~ . ~ ~~~P ®s C' ~vvv ~~ ~, ~l ~~ s ~~ ~ ~ ~~ , ~ ~ ' ,..~ ~ ~O ,~ ; Site Plan Tahle 2' Lots in Canistrello Court Lot -Tract 8072 Lot Area (sf) 1 4,081 2 3,716 3 3,716 4 3,708 5 3.930 6 4, 577 7 4, 379 8 9,968 9 7,207 10 4,357 11 4, 359 12 5, 926 Based on the plotting matrix/fit list any of the three approved floor plans will fit on all 12 lots within the coverage limitations of 55%. As with previously approved SDRs for the Positano project area, this flexibility would be allowed within the plotting parameters described as follows: - Any single floor plan may not exceed 40% of the subdivision. - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. The purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. Also, the ability to plot any house on any lot will add a more distinctive look to the neighborhood and eliminate the repetitious look of many subdivisions. These standards have been included as Condition #22 of Attachment 4. As individual plot plans are submitted for each lot, the Applicant shall provide a master plotting plan 5of12 for the previous phases to ensure compliance with these standards. The proposed project would comply with all other adopted development standards. Floor Plans -The architectural elevations and floor plans for CapistrE:llo Court are identical to the architectural styles and floor plans recently approved for Cantara (71 units) located to the northwest on the opposite side of Positano Parkway. All plans are two stories and range in size from 2,049 square feet for Plan 1 to 2,692 square feet for Plan 3. All three plans have a covered front porch and a double garage with astreet-facing door. All plans are configured with the master bedroom on the second floor at the rear of the structure and provide awalk-in closet. The laundry rooms for all three plans are located on the second floor. Also, all plans can accommodate an optional non-wood burning fireplace in the family room or great room. All plans have a dining area or nook adjacent to the ground floor kitchen. and all plans have, at a minimum, a half bathroom on the ground floor. Any patio cover, not shown with the floor plans, would be subject to further review for coverage maximum of 55% which would vary among each lot. Table 3 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options for each of the proposed plans. Table 3: Capistrello Court -Floor Plans Square Optional Floor ~~~ Plan Bedrooms Bathrooms Footage 2 Elevations~3~ Parking Living (typical)~ ~ Space Plan 1 3 + 1 opt. 2.5 2,049 sf A, B & C 2 lobedroomh Plan 2 3 + 1 o t. p 2.5 2,310 sf A, B & C 2 bonus room or fourth bedroom bedrooms v. ground floor Plan 3 4+ 1 o t. p 3+ 1 o t. p 2,692 sf A, B& C 2 den, second floor bonus room, master retreat Total: 12 Units ~'~ Any one floor plan is limited to no more than 40% of the total. c2~ Living area only. c3~ (A) Spanish Colonial, (B) Cottage, and (C) Italianate Plan 1 -Plan 1 is the smallest with a large covered front porch and the living room, dining, and kitchen areas at the rear of the ground floor. With three bedrooms (including the Master bedroom) on the second floor, a large loft area at the top of the stairs may be built out on this level as a fourth bedroom. (See Attachment 5, Architecture tab, Sheet A1.1) Plan 2 -Plan 2 offers a Great Room layout along the rear of the ground floor which incorporates a dedicated dining room. A separate formal living room is located off of the entry. Optional second floor space may be used as a bonus room or built out as a fourth bedroom with large walk-in closet. (See Attachment 5, Architecture tab, Sheets A2.1) Plan 3 -Plan 3 is the largest with the most build-out options. The ground floor is arranged with the living and dining room space beginning near the entry and leading to the family room, kitchen, and nook along the rear of the home. Plan 3 also provides for a full bathroom on the ground floor and a den which may be built out as a bedroom. Second floor options include build out of a bonus room area as a bedroom with on-suite bathroom, ar~d build out of a smaller 6of12 bedroom adjacent to the master bedroom as a retreat. (See Attachment 5, Architecture tab, Sheets A3.1) Architecture - As previously mentioned, the architectural elevations for Capistrello Court are identical to the architectural styles recently approved for Cantara to the northwest north of Positano Parkway. The SDR for Capistrello Court offers three architectural styles for each of the three floor plans. The homes are designed with themed architectural elements integrated into the front facades and enhanced corner elevations that wrap the sides of the structures. Because no one-story floor plan is proposed, floor plans and exterior elevations are designed with one-story elements along the front and 50% of each side yard to reduce mass in the sideyard areas, enhance pedestrian scale, and provide additional light and air between adjacent properties. All three plans present a strong one-story element to the street and recessed second story elements to reduce mass and enhance pedestrian scale. The garage facades have been de-emphasized with architecture forward plans, multi-plane front elevation setbacks, arrd recessed doors. The use of multiple styles is intended to enhance the diversity of the street scene with varied roof forms, pitches, and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end treatments; exterior materials; and style-specific details. To provide wide diversity to the exterior elevations and architectural styles, four color and materials palettes are available for each of the three architectural styles for a total of 12 combinations using 52 colors by Kelly Moore Paint identified on Sheet A0.6 of Attachment 5, Architecture tab. Exterior elevations of all styles primarily are stucco or plaster finish with accents in manufactured EI Dorado stone elements on the Cottage style. Roof materials are Eagle products in either flat concrete the for the Cottage style or concrete S-tiles for the Spanish Colonial and Italianate styles. Each plan has a roof the palette of four colors (See Attachment 5, Architecture tab, Sheet A0.6) Roll-up garage doors present horizontally rectangular panels on all styles, except for Plan 1 of the Cottage style which are square. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors in the neighborhood: - (A) Spanish Colonial -For this neighborhood, the Spanish Colonial style features gable roof forms pitched at 4:12. Architectural projections are accented with gable and arched elements. Exterior material is primarily stucco or plaster. Entries, garage openings, and front porch columns are arched or shaped. Gable ends are enhanced with the appearance of terra cotta vents as a singular element on smaller gables or grouped in threes. Windows feature vertical mullions and are framed with heavy sills and wooden shutters on Plans 1 and 3. Exterior lighting features wrought iron accents. - (B) Cottage -This style uses a steep gable roof form pitched at 6:12 accented with an abbreviated hip cut-off at ridge ends or short ridges flanked by hip roof forms. Architectural projections are framed by gable and shed forms. Front facades and entry exteriors are accented with one of four styles of manufactured stone veneer. The Cottage style also features wooden accents in the form of porch posts with wooden brackets and horizontally lapped gable end embellishment. Windows with Craftsman style mullions are framed by rough-hewn headers, corbelled pot shelves, and wooden shutters. Exterior lighting is provided by rustic-style lanterns. 7 of 12 (C) Italianate -The Italianate roof features low-pitched hip elements (4:12) and corbelled eave details. Like the Spanish Colonial style, roof materials are S-concrete tiles and the exterior finish primarily is plaster. Entries and front porches are framed by an arch, and upper level windows sit on an extended sill band. Windows are defined by heavy frames, formed sills, and square mullion pattern with wooden shutters on Plan 1. Exterior lighting fixtures are classic pendant-shaped. Parking - In accordance with the development standards in the approved Stage 2 Development Plan, each of the 12 single-family homes in Capistrello Court is provided with atwo-car garage resulting in compliance with the minimum requirement of 24 covered spaces. In addition, all units are required to provide one guest space (a minimum of 12 guest spaces). Attachment 5, Sheet C.4, presents the calculation of required and available parking, and identifies 12 spaces located curbside along the streets within the public right-of-way adjacent to the project except where marked for traffic safety and access by emergency vehicles. Landscaping/Fence Plan -The Landscaping Plan in the current submittal generally is consistent with the plans approved with previous SDRs for neighborhoods within Positano. (See Attachment 5, Landscape Architecture tab, Sheets L-1 through L-7). As with the SDRs approved previously, the landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, and landscaped strips. All project streets and sidewalks paralleling the streets will be shaded and enhanced by trees and plantings. Hardscape elements along with landscaping will be used to create a neighborhood entry and identity similar to other neighborhoods in Positano. The landscape plans in the current submittal have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape/site plan is provided for both interior and corner lots for each of the three floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. The street landscaping and perimeter walls unify the neighborhood and integrate it with the adjacent neighborhoods within Positano. The walls and fence designs proposed for Capistrello Court are consistent with the design and hierarchy of walls and fences previously approved for adjacent neighborhoods in Positano through the Stage 1 and Stage 2 Development Plans. As with the other tracts and neighborhoods within Positano, the fence plan takes into consideration retaining walls and view fencing with wrought iron fencing along the southerly boundary of the project, specifically with ornamental iron fencing at the end of the cul-de-sac at the top of the sloping hillside below. A "community-themed wall" which ties together neighborhoods throughout the Positano planned community would be located adjacent to Capistrello Court along Positano Parkway and would wrap the property boundary along Lot 8 adjacent to the open space hillside area above Jordan Ranch to the south. Affordable Housing/Inclusionary Zoning -The proposed project i:~ not subject to the City's Inclusionary Housing requirements as it is less than 20 units. Public Art Compliance -The project is not subject to the City's public art requirements as it is less than 20 units. A draft Resolution approving the Site Development Review with required findings along with the Vesting Tentative Tract Map 8072 for the Capistrello Court project is included as Attachment 4. 8 of 12 Vesting Tentative Tract Map 8072 Vesting Tentative Tract Map 8072 would subdivide the 2.8-acre site into 12 lots along a residential cul-de-sac. Lots would range in size from 3,708 square feet to 9,968 square feet. A Resolution approving Vesting Tentative Tract Map 8072 with required findings along with the Site Development Review for the Capistrello Court project is included as Attachment 4. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The application includes a request for Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan Amendment that is consistent with the proposed land use amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2 Development Plan for Fallon Village (PA 05-038) was approved in 2005 by City Council Ordinance 33-05 (See Attachment 2) and established the Stage 2 Planned Development zoning and Development Standards to be applied to the Vesting Tentative Tract Map and Site Development Review. The current SDR request would be consistent with Planned Development zoning standards applicable to this project. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of the larger Positano project that has implemented pathways, gathering spaces, and open spaces. The Applicant intends to exceed the City of Dublin Green Building Ordinance (See Attachment 6) and will exceed the 50 point threshold in the City's program. In general, the Applicant is furthering the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established ire compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 4). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ENVIRONMENTAL REVIEW: The General Plan and the Eastern Dublin Specific Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The Eastern Dublin EIR was a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted 9 of 12 of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a SpE:cific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise, and other impacts. Because the Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts together with visual and other impacts from urbanization were also determined to be significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be mitigated, the previously adopted mitigation measures continue to apply to implementing projects such as the Capistrello Court project. The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for annexation of approximately 1,134 acres, including the current project site to the City and to the Dublin San Ramon Services District (DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114, Resolution 40-02) for that project. The SEIR was a supplement to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-93). The Fallon Village project proposed in 2005 (for PA 04-040) included a specific proposal for the Braddock and Logan properties (PA 05-038), now referenced as Positano. Based on the results of an Initial Study, the City prepared a Draft SEIR to the 1993 ar~d 2002 EIRs which was circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010). A Final SEIR dated October 2005 contained written responses to all comments received on the Draft SEIR and was reviewed and certified by the City Council on December 6, 2005 by Resolution No. 222-05. Significant unavoidable impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding Considerations in connection with the land use approvals. Consistent with CEQA, Section 21166 and CEQA Guidelines Sections 15162 and 15163, an Initial Study was prepared by the City, as the Lead Agency, to determine whether there would be significant environmental impacts occurring as a result of the current project beyond or different from those already addressed in the EIRs previously certified. Consistent with CEQA Guidelines, Section 15164, a determination was made to prepare an Addendum to the three EIRs certified previously. Attachment 7 is the Resolution of the Planning Commission recommending that the City Council Approve the CEQA Addendum. Exhibit A to Attachment 7 is the CEQA Addendum. The Initial Study and an Addendum to previously certified EIRs concluded that the proposed project did not identify any new or more severe significant impacts that were not analyzed in the three EIRs referenced above, and that. no further environmental review under CEQA is required. Pursuant to the 2002 Citizens for a Better Environment case, approval of the Addendum will include a Statement of Overriding Considerations for significant unavoidable impacts identified in the prior EIRs that are applicable to the project or project site. 10 of 12 The CEQA Addendum and all of the EIRs, Reso-utions and Ordinances referenced above are incorporated herein by reference and are available for review ai: City Hall during normal business hours. CONCLUSION: The Applicant's submittal package is included as Attachment 5 to the Staff Report. The proposed General Plan and Eastern Dublin Specific Plan amendments would modify the existing land use designation from Semi-Public to Single-Family Residential (0.9 to 6.0 dwelling units per acre). Approval of the Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan Amendment would allow for the subdivision of 12 lots and 12 detached single-family units to be built on the 2.8-acre site along a residential cul-de-sac. The homes would be available in three separate floor plans with three architectural elevation styles available for each of the three plans. ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to change the land use designation from Semi-Public to Single-Family residential for the project known as Capistrello Court with .the draft City Council Resolution attached as Exhibit A. 2) City Council Ordinance 33-05 amending 1:he Zoning Map to rezone the 488 acre Braddock and Logan properties within Fallon Village project site to the PD-Planned Development District and adopting a related Stage 2 Development Plan (without exhibits). 3) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Rezone and related Stage 1 and Stage 2 Development Plan Amendment for a property known as Capistrello Court, with the draft City Council Ordinance included as Exhibit A. 4) Resolution approving a Site Development Review Permit and Vesting Tentative Tract Map 8072 for Capistrello Court at Positano, a residential subdivision of 12 single-family detached units on approximately 2.8 acres. 5) Application materials for Capistrello Court. 6) Green Building Checklist. 7) Resolution recommending that the City Council adopt a CEQA Addendum to the Eastern Dublin Environmental Impact Report, the Supplemental Environmental Impact Report for the Eastern Dublin Property Owners, and the Supplemental Environmental Impact Report for Fallon Village for the Project known as Capistrello Court at Positano with the draft City Council Resolution attached as Exhibit A. 11 of 12 GENERAL INFORMATION: APPLICANT/PROPERTY: OWNER LOCATION: ASSESSORS PARCEL NUMBER: EXISTING LAND USE DESIGNATION: EXISTING ZONING: PROPOSED LAND USE DESIGNATION: PROPOSED RE-ZONING: SURROUNDING USES: Braddock & Logan 4155 Blackhawk Plaza Circle, Suite 201 Danville, CA 94506-5700 Attn: Andy Byde Southeast corner of Positano Parkway and Cantara Drive 985-0073-005-00 Semi-Public PD PA 05-038 City Council Ordinance 33-05 Single-Family Residential (0.9 to 6.0 units per acre) PD CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY Po:~itano Neighborhood Northeast PD Low Density Residential Cantara Sinclle-Famil Residential Positano Neighborhood North PD Low Density Residential Fiorano Sinclle-Famil Residential Positano Neighborhood Northwest PD Low Density Residential Salerno Sinclle-Family Residential West PD Open Space Bio-Retention Cell South PD Open Space Vacant Reference: General Plan Eastern Dublin Specific Plan 12 of 12 RESOLUTION NO. 12 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN TO CHANGE THE LAND USE DESIGNATION FROM SEMI-PUBLIC TO SINGLE-FAMILY RESIDENTIAL FOR THE PROJECT KNOWN AS CAPISTRELLO COURT (APN 985-0073-005-00) PA 07-005 WHEREAS, Braddock & Logan Services, Inc. submitted applications to construct a project of 12 single-family detached residential units on 2.8 acres located at the southeast corner of Positano Parkway and West Cantara Drive. The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change the land use from its current designation of Semi-Public to Single-Family Residential; 2) Planned Development Rezoning with related Stage 1 and 2 Development Plan Amendments; 3) Site Development Review (SDR); and 4) Vesting Tentative Tract Map 8072. The applications collectively are defined as the "Project"; and WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would change the existing land use from Semi-Public to Single-Family Residential (0.9 to 6.0 dwelling units per acre); and WHEREAS, consistent with Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. 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, the existing Semi-Public land use designations for the Project Site were adopted through the Fallon Village project approvals in 2005. The Project Site is within the 486 acre Positano portion of the 1,132 acre Fallon Village area; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City as the Lead Agency, prepared a draft Addendum entitled "Capistrello Court at Positano Project" ("CEQA Addendum") to Environmental Impact Reports (EIRs) certified previously for potential development that included the Project Site; and WHEREAS, on January 24, 2012, the Planning Commission adopted Resolution 12-XX recommending that the City Council adopt the CEQA Addendum to the previously certified EIRs, which resolution is incorporated herein by reference; and WHEREAS, a Staff Report for the Planning Commission, dated January 24, 2012 and incorporated herein by reference, described and analyzed the project, including the proposed amendments to the General Plan and Eastern Dublin Specific Plan, and the related Addendum to the Environmental Impact Reports (EIRs); and ATTACHMENT 1 WHEREAS, the Planning Commission held a properly noticed public hearing on the project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, on January 24, 2012 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered the Addendum to the EIRs, and all above-referenced reports, recommendations and testimony to evaluate 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 Planning Commission recommends that the City Council approve the Resolution attached as Exhibit A approving amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent. PASSED, APPROVED, AND ADOPTED this 24th day of January, 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMIPC Reso-recGPA-EDSPamend Capistrello.doc 2 RESOLUTION NO. XX - 12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS TO CHANGE THE LAND USE DESIGNATION FROM SEMI-PUBLIC TO SINGLE-FAMILY RESIDENTIAL FOR THE PROJECT KNOWN AS CAPISTRELLO COURT WITHIN THE PLANNED COMMUNITY KNOWN AS POSITANO (APN 985-0073-005-00) PA 07-005 WHEREAS, Braddock & Logan Services, Inc. submitted applications for 2.8 acres located at the southeast corner of Positano Parkway and West Cantara Drive ("Project Site") also known as Capistrello Court. The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change the land use from its current designation of Semi-Public to Single-Family Residential; 2) Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan Amendments; 3) Site Development Review (SDFZ) to construct 12 single- family detached homes; and 4) Vesting Tentative Tract Map 8072 to create 12 lots. The Project Site and the applications are collectively known as the "Project," and WHEREAS, consistent with section 65352.3 of the California Government Code, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. Norse 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, the Project would amend corresponding text, tables, and figures related to amendments to land use designations of the General Plan and Eastern Dublin Specific Plan, including but not limited to area wide land use diagrams, land use summary tables, and environmental resource exhibits; and WHEREAS, the existing Semi-Public land use designations for the Project Site were adopted through the Fallon Village project approvals in 2005. The Project Site is within the 486 acre Positano portion of the 1,132 acre Fallon Village area and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City as the Lead Agency, prepared a draft Addendum entitled "Capistrello Court at Positano Project" ("CEQA Addendum") to three Environmental Impact Reports (EIRs) certified previously for potential development that included the Project Site; and WHEREAS, on January 24, 2012, the Planning Commission held a public hearing and adopted Resolution 12-XX (incorporated herein by reference) recommending that the City Council approve General Plan and Specific Plan Amendments for the Project as stated above from Semi-Public to Single-Family Residential ;and EXHIBIT A TO ATTA~'HMENT 1 WHEREAS, a Staff Report, dated reference, described and analyzed the Addendum, and Specific Plan Amendments; and 2012 and incorporated herein by and the project, including the General Plan WHEREAS, the City Council reviewed the draft Addendum, they staff report, the Planning Commission recommendation and the Project at a noticed public hearing on , 2012, at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing, the City Council adopted Resolution XX-12, adopting the CEQA Addendum for the Project, Capistrello Court at Positano, which resolution is incorporated herein by reference. 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 Dublin City Council approves the following Amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent (strikeout and bold text will not be shown in the General Plan). A. Amend the Land Use Map (Figure 1-1a) of the General Plan as sho~nrn below: D U B I)i~e'I"~ L I N G E N E R A L P L A N (Figure t-ial L A N D U S E M A P as amenaed through n~tarcn 3, 2ott r--: ~. \ ~ r ~ r '* ' _ J ~ ...~ S ~ 9 "-'~ r ~ A ~'~~^ F F a~ '.'M ~i ~. w~ ~ ~~ ,. ~ wirz: P~PI.;iStrn3'u Wk;'Open SPxa COmmarClayUMv~mial Down[ONT DImGn PUnnirlg A~6i Lim11S ~e.^ ar.va omwm. ~i>' Oe..nnw~Geir. wbp. M.+~ha+'i~c ~ ¢n.. [.a~wd Pww...q• ao~..my '.1. a.n rt..mnn P°" •o, - ~ n.u, •ane wu.arow. De+reaw~Guun.Tw.~aCf epma ~ rmup 4.u >oum~n.Y :T-~~' Gwma.i..OWer-aesl Dao-v ~ i,ev+e.dTmm.y ~... iwM.ry ~ '- _ -. e [arne aen ,,.yne.erooe m.mui ResiAentlal ®Cmi.rd.M'.+ .. _ . - _- - wnrc .ae ~ a.wa~[emnr.iaicampe onk. _ 14aIRUMw%AG^odeu~~l u.x pv iOYOm baW~ay aoW Qlaru nr!a - _ _ ,~ •~ ~~ - ~~ ® nr.ma r... tmr~iewK~l lcat s.;~+4 ~Isw..~. er lr.w..w . = -_ __ [p b••.o•Vro S^W rally pS aA aysq Tri-Vaf6eylveClcldon3 B +...-... - ~ +.or b,~aw+awo.w.o". .,. = _ _ e.. o.,a•y rt.~a..=.~ ±eoawm ~rr~..rm.n, - ... ~ "^"i+I.Drc.O rt.,~a.e~ i.. k x. C : , -.n ma. - - ws~n+ynpx.~p w e...a ce, um e. .... .µp.pvoy.4.evn~~_5,. i _-_ ~-~__.. 2 B. Amend the Land Use Map (Figure 4.1) of the Eastern Dublin Specific Plan as follows: P~~ ~ .. .. Iti~?'7 s,,.: ~` ~~,;MOP"° Figure 4. i s Land Use Map f K l . ` ~. I <. C1;i ~n r br. ~ ti t Y ' E ~ ~ ~ 'I ~ ~~~ . 1~S \ iPewNO PV LU nrs~ '~ \.,` L ~. <, - _ _ ~ w..p ~ s..... Parks Reserve Fo ces Training Area ~ ,.~ .,__... ~_ (Cam Parks) <~~ -~ ~ .~. ""~` j F~ COUntY of flan-.rd~ :mF ~~5 ~: ,-r.: k'~~- ~ W~`; ~;~F.~~ 1 I # ..,.. .. ~~ r:. I ~~F ~ t t ~ II ry~ '. U. S. DeDartmerc ~ ~ ,C! - ,r' ~ \ ,.+~ _l t ~y 1 3 r i ' w.r au ~ ..L K+ 1 ~ K ~ ~:' J ____._ ® NepAL f ~.. 1 y V r. J ~~ ii I ~~ ~ c•- ~ E2uiznlar 5.:~. I~ ~ ^~ l a rte) 5 l ~ w,an u t ~ -,,j { r. /~'.F -~' ~ "C J~p f 6 y~ryt~~} ~ ` ® HyA xirn+ ~ ~, ~OI~ * 2 Jarwry 30tC ~. ;' _ - ~ - ° .. ,. ] ' "11" ii - ~ --.- -- ~ t ~~ IJ~I - ~. ~ I ~ '~~ O cm zma aoco ,_ - -_.__ ~ -..~ ... - - 1 - ~-- ®MiK 3 C. Table 2.1 in the General Plan will be amended as follows as follows: TABLE 2.1* LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA (Amended: Resolution 223-05, 58-07, 37-08, 210-08, 176-09, 76-10) Classification Acres Intensity** Units Factor Yield R SIDENTIAL Du's/acre Du's Persons/du Population High Density 69.9 35 2,447 2.0 4,894 Medium-High Density 132.4 20 2,616 2.0 5,232 Medium-Density*** 558.2 10 5,582 2.0 11,164 Single Family******** ~-9 861.7 4 3~8 3,440 3.2 a-0~9~9 11,008 Estate Residential 30.4 0.13 4 3.2 13 Mixed Use**** 96 2.0 192 Rural Residential 556.4 .01 5 3.2 16 TOTAL 2;~0~-2 2,208.8 ~4~43 14,155 3~~ 32,519 COMMERCIAL Acres Floor Area Ratio (Gross) Square Feet (millions) Square Feet / Employee Jobs General Commercial 347.9 .35/.25 4.228 510 8,290 General Commercial/Campus Office***** 72.7 .28 .887 385 2,303 Mixed Use 6.4 .3/1.0 .083 490 171 Mixed Use 2/Campus Office********* 25.33 .45 .497 260 1,910 Neighborhood Commercial 57.5 .35/.30 .819 490 1,671 Campus Office 164.03 .75/.35 2.644 260 10,168 Industrial Park****** 114.7 .25/.28 1.329 590 2,253 TOTAL: 788.6 11.772 26,766 PARKS AND PUBLIC RECREATION City Park 56.3 1 park Community Park 97.0 2 parks Neighborhood Park 47.1 8 parks Neighborhood Square 16.6 6 parks Regional Park 11.7 1 park TOTAL: 228.7 18 parks OPEN SPACE 776.9 PUBLIC/SEMI-PUBLIC Public/Semi-Public 101 .25 1.120 590 1,899 Semi-Public******* 13:1- 10.3 .25 Schools Elementary School 63.2 5 schools Junior High School 25.2 1 school High School 0 0 school School Subtotal 88.4 6 schools TOTAL: 202.5 TRANSIT CENTER (Total) 90.7 - Campus Office (including ancillary retail 38.3 - Hi h-Densit Residential 31.5 - Park 12.2 - Public/Semi-Public Transit-Related 8.7 D. Table 4.1 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY (Amended Per Resolution No. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176- 09, 76-10) Land Use Description LAND AREA DENSITY YIELD COMMERCIAL/INDUSTRIAL General Commercial 356.8 acres .25-.35 FAR 4.122 MSF General Commercial/Cam us Office 72.7 acres .28 FAR .887 MSF Industrial Park* 61.3 acres .25-.28 FAR .747 MSF Nei hborhood Commercial 61.4 acres .30-.35 FAR .871 MSF Mixed Use 6.4 acres .30-1.0 FAR .083 MSF Mixed Use 2/Cam us Office***"* 25.33 .45 FAR .497 MSF Campus Office 167.33 acres .35-.75 FAR 3.236 MSF Subtotal 751.3 acres 10.443 MSF RESIDENTIAL Hi h Densit 68.2 acres 35 du/ac 2,387 du Medium Hi h Densit 144.5 acres 20 du/ac 2,858 du Medium Densit '`* 511.3 acres 10 du/ac 5,113 du Single Family**** 8&~-~-~as~es 869.5 acres 4 du/ac 3,~6~-d~+ 3,479 du Estate Residential 30.4 acres 0.13 du/ac 4 du Rural Residential/A ric. 543.3 acres .01 du/ac 5 du Mixed Use 6.4 acres**'` 15du/ac 96 du bt t l S ' '"^ R '^'°~ u o a . > 2,173.6 acres > 13,942du PUBLIC/SEMI-PUBLIC Public/Semi-Public 98.2 acres .24 FAR 1.027 MSF Semi-Public °.'~s,~es 6.5 acres .25 FAR Subtotal ~A7~as-res 104.7 acres 1.027 MSF SCHOOLS Elementar School 66.5 acres 5 schools Junior Hi h School 21.3 acres 1 school Subtotal 87.8 acres PARKS AND OPEN SPACE Cit Park 56.3 acres 1 ark Communit Park 97.0 acres 3 parks Nei hborhood Park 49.0 acres 7 arks Nei hborhood S uare 16.7 acres 6 arks Subtotal 219 acres 17 parks Open S ace 734.8 acres T LA D REA 1.2 E. Table 4.2 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY (Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, XX-12) Land Use Designation Development Sq Ft/Emplo ees Persons/du Population Commercial Industrial Park .747 MSF 590 1,266 General Commercial/Campus Office'` .887 MSF 385 2,303 General Commercial 4.122 MSF 510 8,082 Nei hborhood Commercial .885 MSF 490 1,806 Mixed Use** .083 MSF 490 171 Cam us Office 3.730 MSF 260 14,346 Public/Semi Public '.^',-~ ~":o;= .97 MSF 590 448 1,644 Semi-Public 590 TOTAL: a 1-;484~~ 11.475 MSF X714 29,618 Residential Hi h Densit 2,387 2.0 4,774 Medium Hi h Densit 2,858 2.0 5,716 Medium Densit 5,113 2.0 10,226 Single Family*"* 3;43 3,435 3.2 -~9,-954 10,992 Estate Residential 4 3.2 13 Mixed Use** 96 2.0 192 Rural Residential/A ric. 6 3.2 19 TOTAL: x3,88-7 13,899 X94 31,906 "The Sq FbEmployees figure utilized for General Commercial/Campus Office is the average of the figures used for General Commercial and Campus Office uses. *'Includes Mixed Use units (6.4 acres and 96 du) within Fallon Village Center.83,635 square feet of commercial and 96 units are anticipated on the mixed use sites(total). The FAR for Mixed Use is the maximum area for all development (i.e. total of residential and commercial on designated sites). **` The Eastern Dublin Specific Plan originally considered 68 units on the Dublin Ranch North (Redgewick) property. The land use designation was amended to allow development of 4 units. This change results in 64 excess single family units than what was analyzed in the 1993 Eastern Dublin Environmental Impact Report. 6 F. Table 4.3 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.3 CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE (Amended Per Resolution No. 223-05, 58-07, 37-08) PLANNING Dwelling Jobs Employed Balance Ratio AREA Units Residents z Existin~q City of 7,100 12,210 12,000 -210 1.02:1.0 Dublin Eastern Dublin ~13~4 29,424 X44 -398 ~~ Specific Plan 13,426 -103 16,245 -13,076 1.80:1.0 Area 29,321 TOTAL: 20;544 41,34 3244 -8-,99 0 20,526 41,531 28,245 -13,286 1.47:1.0 6 ~ Projections assume a ratio of 1.21 employed residents per household based on ABAG's Projections '2010. s The `'balance" refers to the number of employed residents in relation to the number of jobs (i.e., a positive number means there are more employed residents than jobs). 'Ratio of jobs to employed residents s Taken from ABAG's Projections '90. e With the addition of commercial space with the Fallon Village Project, the jobs housing balance would be 1.38:1. 2.8 acres of Semi-Public @ .50 FAR G. Table 4.10 in the Eastern Dublin Specific Plan will be amended as follows: TABLE 4.10 FOOTHILL RESIDENTIAL SUBAREA DEVELOPMENT POTENTIAL (Amended Per Resolution No. 58-07, 37-08, 176-09) Desi nation Acres Densit DEVELOPMIENT POTENTIAL Medium-Hi h Densit Residential 27.1 20 du/ac 542 du Medium Densit Residential 261.9 10 du/ac 2,619 du Single Family Residential* ~9 802.8 4 du/ac X99-dtI 3,212 du Estate Residential 30.4 0.13 4 du Rural Residential 543.3 .01 du/ac 5 du Residential Subtotal a-,662 1,665.5 -- 6,370 du 6,382 du O en S ace 632.5 -- -- Re Tonal Park 11.7 1 ark Nei hborhood Park 37.4 -- 4 arks Nei hborhood S uare 6.4 -- 2 s uares Park/Open Space Subtotal 688 -- 7 parks Elementar School 22.7 -- 3 schools Junior Hi h School 1.4 -- 1 school Hi h School 55.3 -- 1 school School Subtotal 79.4 -- 5 schools Public/Semi-Public 7.2 0.24 FAR -- Semi-Public -- 0.24 FAR Total ~,^~ 2,440.1 -- 6-,32~+ 6,382 du 7 parks 5 schools BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of adoption. PASSED, APPROVED AND ADOPTED this day of _ 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:IPA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMIcc reso approving capistrello gpa_spa.doc g ORDINANCE N0.33 - 05 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE THE 488 ACRE BRADDOCK AND LOGAN PROPERTIES WITHIN FALCON VII,LAGE PROJECT SITE TO THE PD-PLANNED DEVELOPMENT DISTRICT AND ADOPTING A RELATED STAGE 2 DEVELOPMENT PLAN PA 05-038 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 Fallon Village PD-Planned Development zoning, including a Stage 2 Developmern Plan, meets the purpose and intent of Chapter 8.32 in that it implements a comprehensive and coordinated developmem plan for the Braddock and Logan properties in the Fallon Village project area. It creates a desirable use of land that is sensitive to surrounding land uses by making efficient use of development areas so as to allow sensitive rdgelines and biological areas to be undeveloped. Refined design guidelines for the Braddock and Logan area supplement the comprehensive guidelines that were adopted in the Stage 1 Development Plan for the Fallon Village project. The Braddock and Logan project is also referred to herein as the "Developer's project". 2. Development of the Braddock and Logan properties under the PD-Planned Development zoning and Stage 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the proposed uses and developmern standards are consistent with the adopted Stage 1 Development Plan. Compliance with the Stage 1 Developmern Plan ensures that the Developer's project will be harmonious and compatible with other existing and future development in the area, while compliance with the Stage 2 Development Plan design standards ensures the development of different types and densities of residences will be compatible within the Developer's project. Through compliance with the adopted Stage 1 Development Plan, the Stage 2 Development Plan for the Braddock and Logan properties maintains low intensity uses and open space on steeper slopes in the northern and eastern portions of the project area. B. Pursuant to Sections 8.120.OSO.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. Development of the Braddock and Logan properties under the PD-Planned Development zoning and Stage 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the proposed uses and development standards are consistent with the adopted Stage 1 Development Plan. Compliance with the Stage 1 Development Plan ensures that the Braddock and Logan developmern will be harmonious and compatible with other existing and future development in the area, while compliance wfth the Stage 2 Developmern Plan design standards ensures the development of different types and densities of residences will be compatible within the Developer's project. Through compliance with the adopted Stage 1 Development Plan, the Stage 2 Development Plan for the Braddock and Logan properties maintains low intensity uses and open space on steeper slopes in the northern and eastern portions of the project area. Ord #33-05, Adopted 12/20!05 Page 1 of 13 ATTACHMENT 2 2. The Developer's project site contains gerrtly rolling hills with steeper slopes to the north and east and contains the northerly portion of the open space corridor along an existing drainage. Development is concentrated in the less constrained areas, with rural residential/agriculture and open space uses in the more constrained areas. The portion of the open space corridor through the site protects sensitive biological resources by limiting urban uses. Existing infrastructure (including roads, sewer, storm draiq potable and recycled water, natural gas, and electricity) is located immediately adjacent to the site. Through the flexibility of the proposed PD-Planned Development district that allows development to be tailored to onsite conditions, as well as development standards and design guidelines in the related Stage 2 Development Plan, the project is physically suitable for the type and intensity of the proposed zoning district. 3. The proposed 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 and will implement all adopted mitigation measures. 4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that the project includes companion amendments to both plans, which amendments were approved by the City Council in Resolution 223-OS on December 6, 2005, and are reflected in the PD-Planned Development district. The Stage 2 Development Plan is consistent with the Stage 1 Development Plan adopted by the City Council in Ordinance XX-OS on December _, 2005. C. Pursuant to the California Environmental Quality Act, the City Council certified a Supplemental EIR for the Project in Resolution 222-OS on December 6, 2005, and also adopted mitigation and alternatives findings, a Statement of Overriding Considerations and a mitigation monitoring plan, a~s required to support approval of the project, including approval of the PD-Planned Development zoning. D. Pursuant to the Government Code Section 65857, the City Council finds as follows. 1. The City Council modified the Planned Development Ordinance for the Project to include a requirement for public art. Because the Planning Commission had not previously considered this matter, the City Council referred it to the Planning Commission for report and recommendation. 2. On referral from the City Council, the Planning Commission reviewed the requirement for public art at the regular meeting of December 13, 2005, and recommended approval of this modification to the City Council. 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 shown below to a Planned Development (PD} Zoning District. Approximately 488 acres located is the northerly portion of the Fallon Village area bounded by I- 580 to the south, Fallon Road and the Dublin Ranch development to the west, the easterly Dublin city limit line to the east, and the northerly Dublin city limit line to the north (APNs: various) Ord #33.05, Adopted 12!20/05 Page 2 of 13 A location map of the rezoning area is shown below: PLEASAN70N SECTION 3. The regulations of the use, development, improvement, and mairnenance of the Braddock and Logan properties portion of the Fallon Village project area are set forth in the following Stage 2 Development Plan, which is hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code or its successors. Stage 2 Development Plan This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance and is adopted as a zoning amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. 1. Compatibility with Stage 1 Development Plan. The Stage 2 Development Plan is consistent with the site plan, uses, densities and other development standards and provisions of the Stage 1 Development Plan adopted by the City Council in Ordinance 32-OS on December 20, 2005. 2. Proposed uses. As follows: PD-Single Family Residential Intent. Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air privacy and open space for each dwelling; and c) accommodate single family housing, including a wide range of units from small-lot and zero-lot units to large lot estate units. Permitted Uses Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance Animal keeping - residernial Community care facility/small (permitted if required by law, otherwise as conditional use) Garagelyard sale Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance Private recreation facility (for homeowners' association and/or tenarn use only) Secondary Unit Ord #33-05, Adopted 12/20/OS Pale 3 of 13 Single family dwelling Small family day care home Similar and related uses as determined by the Community Development Director Conditional Conditionally Permitted Uses Ambulance service Bed and breakfast inn Boarding house Community clubhouse Community facility Day care center Large family day care home Mobile home/manufactured home park Parking lot -residential Plant nursery Semi-public facilities Similar and related uses as determined by the Community Development Director Temporary Uses Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. PD-Schoot Intent. Identifies areas where compulsory public education facilities are anticipated. Permitted Uses Elementary School Daycare Center Underlying zone if school use is not utilized.• PD Single Family Residential on Fallon Enterprises Property PD-Park Intent. Community and neighborhood open space and recreational azea, both active and passive. Permitted Uses Community Park Neighborhood Park Neighborhood Square Recreational and educational facility Trail staging area Similar and related uses as determined by the Community Development Director PD-Semi-Public Intent. Identifies areas where institutional or community facilities uses are anticipated. The exact location of parcels with aSemi-Public designation shall be determined at Stage 2. The Semi-Public Ord #33-05, Adopted 12/20/05 Page 4 of 13 parcels on the Chen and Jordan properties (net 2.5-acres and 2.0-acres respectively) shall be located within the Fallon Village Cemer. Permitted Uses, including, but not limited to: Community cemer/Clubhouse Community theater Cultural center Day care center Educational facilities Private school Recreational facilities -public Religious institutions Senior Center Special needs program facilities Trail staging area Youth Center Similar and related uses as determined by the Community Development Director PD-(}pen Space Intent. Open Space land use designations are established to ensure the protection of those areas of special significance. Permitted Uses Conservation areas Drainage and Water Quality Ponds and Other Related Facilities Incidental and Accessory Structures and Uses Private or Public Infrastructure Private reaction facility -passive and active Resource Management Storm Water Detention Ponds and Other Related Facilities Trails and maintenance roads Wildlife habitat preservation area Similar and related uses as determined by the Community Development Director PD-Rural ResidentiaVAgriculture Intent. Rural ResidentiaUAgricultwe designations are established to accommodate agricultural activities and other open spaces uses. Permitted Uses Agricultural Accessory Use- Office Animal Keeping- Residemial Drainage and Water Quality Ponds and Other Related Facilities Mobile Home Private or Public Infrastructure Single Family Residence Smal! Family Day Care Storm Water Detention Ponds and Other Related Facilities Ord #33-05, Adopted 12/20!05 Page 5 of 13 Similar and related uses as determined by the Community Development Director Conditionally Permitted Uses Agricultural Housing Agricultural Processing Animal Keeping- Agricultural Animal Keeping- Commercial Animal Sales and Services Bird Keeping- Commercial Caretaker Residence Crop Production Farm Mobile Home Horse Keeping Horse StableJRiding Academy Plant Nursery Recreational Facility- Outdoor Similar and related uses as determined by the Community Development Director Temporary Uses Please refer to Zoning Ordinance Chapter 8.108 for a list of permitted temporary uses and permit procedures. ACCESSORY USES. See Zoning Ordinance Chapter 8.40 for permtted accessory uses and structures and related permit procedures for all land use categories above, except as otherwise provided in this Stage 1 Development Plan. 3. Stage 2 Site Plan. Please refer to Ea6,,,_ ibit A,. 4. Site area, proposed densities. As follows: Land Use Gross Acres Net Acres Number o Units Density Sin le Famil Residential 240.2 228.6 1,078 0-6.0 units/acre Rural ResidentiaVA 'culture 123.5 123.5 0 1 unit/100 acres Nei hborhood Park 6.3 5.0 N/A -- Nei hborhood S uare 5.3 4.b N/A -- O en S ace 99.0 97.9 N/A -- Element School 11.1 10.0 N/A -- Semi Public 2.8 2.1 NIA 0.50 FAR Total 488.2 471.7 1,043 5. Development Regulations. As follows starting on the next page: Ord #33-05, Adopted 12!20/05 Page 6 of 13 0 <3S ~~ ~ 4 ~ ~ ~~ ~8 ~ ~ ~ ~ ~_ ~ ~ v ~ ` € ~ G~ o~ 0 g8 ~ E y . iR ~ ~ ~ U 8 .n ' Q ~ c ~E c ~E . ~ ~E o a U G'i' ~- ~ . c 'C ~ ~E ~~~ b >°- s o ~° ~ c 3 p ` _ 'ff v Z $ W h tQi h ~ M O L Z ~ v ~ g co ~ ~' _ ~ a ~ r ~ ~ t a a o ~ E ~. ~ Lo ~8~ 4 B ~ p~ ~n n Vi _ a. c .c N a~ ~ C+ N O in OS d d ~ ~ ~ ~ gg ; ~ a a c ~ g ~ o9e` ~ _ - ~ $ c c c ; ~ ~ c ~ ~E 8 r t= `o ° ' ~ - in a ,~ ~ c 8 H O N = Z •E •~ '~ oa ~o V. ~ •E ~ v ~ .5 c ~ 0 53 S ~ o o a b ~ ~~7ie" 8 _ N p CJ Q p t~ ,~ j CV ~ V ~ ~ .... t O 9 G ~ p .-. ' E ~ ~ ~~~ ~ g ~ ~~;. ~ ~ ~ o cr o h ~ o ~ .n a F o $ ~Qf o b ° h ~ ;n o ~ ~ M ~ ~ a ~- ~ a .- Q Z ~, &~ Q I ° d e $, = a - v E ac 5 dppS M N ~ g pp ~ Cf ~ ~ ~ O ~ O ~ M n e $ O C p 3QQ~ O ~ O ~Z ® O G V' C CO ~ ~ v: n ~ ~ a u 0.4 ~ c c u < g ~ N n i g i~+ _ g cv iN n d tJ ° Q ~ ~ ~ n a ~ ~ ~ ~ N ~ E ~ $ $~§~r , ~ at oC ~ ~ ~ ~ ~ ~ o N b ~; - x ~ ~ ~ ~ ~ ~ O in U a ~ .E ~ c urgS o ~ O E ~ `o ~ € co O O 'n lr7 b N O ~ ~ ~ c ~ 6 ~ CO = ~ ~ ~ ~py°~ C ~, ~ ~ ~ ~ ~ ~ ~~ ~ c ~ ~ b ~ 0 ~ ~` d {I% ~ ~ D 111 ~ VT n tl'1 1~ ~ _ ~ ~ O Vl n LL' rr ~p O O '4 ~ V ~ ?pffi CI Z iA 1 in ~ ~ X17 t N . ~ n ^ 0 m i C ~ .~.. ~ ~ W 'f[ 3 ~ ~ p ~ o 7f '~ ~ R ~ ~ 1yL ~ .~ ~ g - ~ Q f L' ~ Y ~ f --- ~1 t ~ ~ ~ n M t L ~ ~ ~ ~ ~ < ~ ~ ~ ~ r C r O '' ~ ~ ~ s ~ ~ N r ~ r ~ Q ~ ~ '~ L ~` ~ ~ - ~ s o o ~ ~ a L ~ ~ ~ ~ N3 W ~ ~ v ~ oC ~- Ord #33-05, Adopted 12/20/05 Page 7 of 13 i~~ (A) Setbacks measured from property line. (B) See following pages for graphic depiction of above Standards. (C) Item such os, but not limited to air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4' in height, media centers, etc. may encroach 2' into the required setback of one side yard, provided a minimum of 36" flat and level area is maintained for access around the house. (D) Setbacks for accessory structures shall be in accordance wish the building code in effect d the time of constructionJinstaliation. Noise generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area. (E) Major steet edge requirements: In neighborhoods of Mots 5,500 SF and greater, 509'0 of homes backing up to major streets (Class II collector or greater), sfiali be one-story or incorporate one-story elements. In neighborhoods of lots 5,500 SF and greater, 5096 of homes backing up to major streets (Class II collector or greater}, shall hove o minimum i 0 feet offset at the rear elevation. In neighborhoods of lots Less than 5,500 SF, 5096 of homes backing up to major streets (Class II collector or greater), shall hove a minimum 2.5 feet offset of the rear elevation. 3'i Subject to Building Code requirements for access. Izt The third floor must be stepped back from front and rear elevation to reduce building mass. t3! Where 5096 or more of the side elevation of a home is a single story element and there is a 2.5` mir>;mum offset between the 1 ¢ and 2nd story elements, the side yard setback for the single story and remaining 2-story elements shall be considered as that for a single story building. One-story homes shall be defined to include "nested" habitable living sputa within the roof or attic spots. (Refer io Fallon Village Design Guidelines Section; Architectural Massing}. I+l Swing-in garages are prohibited on lots less than 55' wide. isl Retaining walls up to 4' high may be used to create a level usable area. Retaining walls in excess of 4' to create usable area are subject to review and approval of the Community Development Director. Retaining walls over 30" in height are subject to safety criteria as determined by the Building Official. tot Building setbacks shall be subject io review and approval of Building Official far Building Code and Fire Code issues. Setback to building overhang shall be 3' min. or os required by current City Building Code Standards. 1~l Where a minimum 5' wide Homeowners Association (HOA) parcel lies between a bt and an adjacent street, the lot is not considered a corner lot and interior lot setback standards shall apply. {8j At cut-de-sac bulbs, knuckles and similar conditions where lot depths ore less than the standard depth, minimum rear yard setback requirements may be reduced by an amount equal to the min. lot depth minus the actual depth of the lot (i.e: 100'-90'=10'). In no case will the rear yard setback be reduced to less than 10'. ~~ Curbside parking may be counted toward required number of guest spaces. Tandem garage parking is permitted. {i0~ Maximum height of a front courtyard wall shall be 30" maximum )solid wall) or 42" maximum (transparent/fence) . It sl A Second Dwelling Unit is permitted in neighborhood of lots 6,000 square feet or greater only. No more than one (1) second dwelling unit is permitted per lot and requires one additional off-street parking space, tandem or uncovered space permitted. ;txi ~~~ Dwelling Unit Coverage• The principal residence and a second dwelling unit combined shalt not exceed the maximum lot coverage. Note: N is arAidpated that other residential product types not oddrcssed herein may be proposed that will not be able 1o conform to tfie above site devdoprrrent standards. Additional revisions to ~ese standards may need to tx prepared and approved os part of Me Sage 2 PD applicoAon os part of that submittal. Ord #33-05, Adopted 12/20/45 Pale 8 of 13 Typical Plotting Concepts NOTE: ALL DIMENSIONS SHOWN ARE MINIMUM OIMENSIONS ONLY. 300 SF total flat yard area (Typ) with a min. 8' dimension. Yard area maybe provided in more than one location wkhin a lot. Min. rear yard area • 220 5F. Min.courtyard area - 80 SF. Courtyard 80 SF Min. TrafP~c Visibility Area - LEGEN D 0 1st Story Elements 2nd Story Massing Usable Rear Yard Min.Area LOT COVERAGE: 5595 Max TraK~c Visibl lily -Area (No One-Story Requirement) NEIGHBORHOODS OF LOTS 2500 SF ANO GREATER LOW AND MEDIUM DENSITY SINGLE FAMILY DETACHED SMALL LOT Ord #33-05, Adopted 12/20/05 Pale 9 of 13 TWO-STORY TWO-STORY TWO-STORY TWO-STORY CORNER LOT INTERIOR LOT INTERIOR LOT CORNER LOT Typical Platting Concepts NOTE: AL.L DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY. 400 SF total flat yard area (Typl with a min.10' dimension. Yard area may be provided in more than one location within a lot. Min. rear yard area - 250 5F. Min.courtyard area - t50 Sf. Traffic ~ so sr Visibility ~ 50% of tvvastory homes backing onto major streets (Class II collector or greater),shall utilize 50%ot homes backing one-story elements. onto major streets shall have a min.2S' offset on rear elevations. If 5096 or more of a side elevation Is a single story element, the sernnd story setback shall be considered that of a one-story o H1N~ r+ r TrafTIC ~ ~' _ ' _ , Visibility 7W0-STORY TWO-STORY CORNER LOT INTERIOR LOT LEGEND 0 1st Story Element 2nd Story Massing Usable Rear Yard Min. Area TWO-5TORY rn0-sTORYOR INTERIOR LOT ONE-STORY (Optbnaq CORNER LOrI'S LOT COVERAGE: 4596 Max. (Two-story) 5596 Max. (One-Story) NEIGHBORHOODS OF LOTS 4000 SF AND GREATER LOW DENSITY SINGLE FAMILY DETACHED MEDIUM LOT Ord #33-OS, Adopted 12/20/05 Page 10 of 13 Typkal Plotting Concepts NOTE:ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONtY. 500 SF total fiat yard area (Typ) witha mIn.10'dimension.Yard area msy be provided in more than one location within a lot. Min, rear yard area - 3S0 SF_ Min. courtyard area • 150 SF. Traiflc Visibility Area- two-stoRv CORNER LOT 50% of two-story homes backing onto major streets shall utilix one-story ~alements. 1 If 5096 or more of a side elevation is a single story element, the second story setback shall be considered that of a one-story Two-sTOln two-sroRY one-smRV aR •i~srE~ INTERIOR LpT INTERIOR L(7T HA9ITABLE SPACE (R£QUIRHEEDR OLOn) % LEGEND (~ 1st Story Element ;~~ 2nd Stay Massing Usable Rear Yard Min.Area LOT COVERAGE: 45% Max. (Two-Story) 5596 Max. (One-Story! * Refer to Residential Site Development Standard Notes: (t t) & (t 2) NEIGHBORHOODS OF LOTS 5500 SF AND GREATER LOW OEN5ITY SINGLE FAMILY DETACHED LARGE LOT SO% of homes backing auto major streets shall have a min.10' offset on rear elevations Traffic Visibility - Area Ord #33-05, Af3opted 12/20/OS Page 11 of 13 Typical Rlotdng Coitlalpts RECI USE 2S0 Sf total flat yard area (Typ) with a min e' dimension, Yard area may be provides in more than one lacatlon wlthin a lot. Min.rearyard -170 S Min. courtyard - 80 51 RECIPRQCAL USE EASEMEN75 REENCOURT LEGEND 1st Story Elements 2nd and 3rd Story Massing Usable Yard Min.Area LOT COVERAGE: 5596 Max (No One-Story Requirement) NEIGHBORHOODS OF LATS 1$UO SF AND GREATER MEDIUM DENSITY SINGLE FAMILY DETACHED SMALL LOTS/COURT HOME RECIf~ROCAL USE EASEMENTS 250 5f total flat yard area (Typl with a min.8'dimension, Yard area may be provided in more than one Isacatlon wlthin a bt. Min.rearyard - 170 SF Min.cosutyard - BO SF COURT -ER HOMES Ord #33-05, Adopted 12J20/OS Page 12 of 13 NOTE:ALL DIMENSIONS SHOWN ARE MINIMUM DIMENSIONS ONLY. 6. Design Guidelines. Please refer to Ez6ibit B. 7. Architectural Standards. Please refer to Exhibit B. S. Preliminary Landscaping Plan. Please refer to Ezbibit 9. Street Sections. Please refer to Ezh_ ibit D. 10. Public Art. As follows: In accordance with the Stage 1 Planned Development Plan, Public Art shall be provided in conjunction with the development. The design and final location of the Public Art shall be reviewed and approved in conjunction with the Site Development Review (SDR) for the project or any portion thereof. The final design may be deferred until after SDR approval provided that the SDR approval contains conditions adequate to ensure that the design is completed and the public art is installed concurrerrt with a specified number of units. SECTION 4. The use, developmen, improvement, and maintenance of the project area shall be governed by the provisions of the Dublin Zoning Ordinance except as provided in the Stage 2 Developmert Plan. SECTION 5. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. 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. PASSED AND ADOPTED BY the City Council of the City Dublin, on this 20 day of December, 2005 by the following votes: AYES: Councilmembers Hildenbrand, McCormick and Zika, and Mayor Pro Tem Oravetz NOES: None ABSENT: Mayor Lockhart ` ,. ABSTAIN: None yor Pro Tem A ST: City Clerk Ord #33-05, Adopted 12/20/OS Page 13 of 13 ORDINANCE NO. XX -12 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ***************************************** ADOPTING A PLANNED DEVELOPMENT REZONE AND RELATED STAGE 1 AND 2 DEVELOPMENT PLAN AMENDMENTS FORA 2.8-ACRE PARCEL KNOWN AS CAPISTRELLO COURT WITHIN THE PLANNED COMMUNITY KNOWN AS POSITANO (APN 985-0073-005-00) PA 07-005 The City Council of the City of Dublin does ordain as follows: SECTION 1: RECITALS A. On December 13, 2005, the City Council adopted Ordinance No. 32-05 approving Planned Development Zoning and a related Stage 1 Development Plan for the entire 1,134-acre Fallon Village project area (PA 04-040) and Ordinance 33-05 approving the Stage 2 Development Plan for the 488-acre Braddock & Logan properties (PA 05-038) now known as Positano, which ordinances are incorporated herein by reference. B. The Stage 1 and 2 Development Plans anticipated Semi-Public use of the Project site; the proposed project would modify the previously approved Development Plans to provide for a residential subdivision instead. SECTION 2: FINDINGS A. Pursuant to Section 8.120.050 of the Dublin Municipal Code, the City Council finds as follows. The proposed Stage 1 and Stage 2 Planned Development rezoning for Capistrello Court (the "Property's within the Positano planned community will be harmonious and compatible with existing and potential development in surrounding areas because: the proposed rezoning of the Capistrello Court property from Semi-Public to Single-Family Residential would allow development of the property similar to Single-Family Residential development on surrounding properties located within the Positano planned community. 2. The Capistrello Court Project site is physically suitable for the type and intensity of the Planned Development Zoning District proposed because: 1) it is located within and surrounded by Single-Family development and area zoned for that use; 2) Capistrello Court will be integrated with the adjacent Cantara neighborhood and developed under standards consistent with the standards adopted for the adjacent neighborhoods; 3) the rezoning and Stage 2 Development Plan will allow the construction of 12 units which will remain within the permitted maximum density of 6.0 units per acre. 3. The proposed Stage 1 and Stage 2 Planned Development rezoning for Capistrello Court will not adversely affect fhe health or safety of persons EXHIBIT A TO ATTACHMENT 3 residing or working in the vicinity, or be detrimental to the public health, safety and welfare because: 1) development resulting from the proposed rezoning of the Property would be subject to development standards approved for Single- Family Residential development in the Positano community through Ordinance 33-05; and 2) development resulting from the proposed rezoning of the Property would be subject to ordinance requirements and conditions of approval designed to preserve public health, safety, and welfare. 4. The proposed Stage 1 and Stage 2 Planned Development rezoning for Capistrello Court is consistent with the Dublin General Plan and the Eastern Dublin Specific Plan because the Property has been designated for Single- Family Residential development under the companion General Plan and Eastern Dublin Specific Plan amendments approved by Resolution on 2012; and 2) the requested zoning is consistent with this land use. B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The proposed Stage 1 and Stage Rezoning meets the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance because: 1) the proposed project is consistent with the intent of the General Plan and Eastern Dublin Specific Plan designation for Single-Family Residential development approved by Resolution on 2012; and 2) the proposed project complies with purposes stated in Section 8.32.010 of the Dublin Zoning Ordinance by coordinating planning and future development of the Project site with existing and planned residential development in neighboring areas. 2. 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 rezoning of the Capistrello Court property from Semi- public to Single-Family Residential would allow development of the Property to similar Single-Family Residential development on surrounding properties located within the Positano planned community; and 2) with the Project site's shallow southwest slope, adequate hillside slope preservation and bio-retention measures will be incorporated to prevent run-off onto adjacent and surrounding developments.. C. Pursuant to the California Environmental Quality Act, an Addendum was adopted in compliance with the California Environmental Quality Act (CEQA) to previously certified Environmental Impact Reports (EIRs) including: 1) Supplemental EIR (SEIR) SCH #2001052114 by City Council Resolution 40-02 (2002) for the project known as the Eastern Dublin Property Owners (EDPO), and 2) SEIR SCH #2005062010 by City Council Resolution 222-05 (2005) for the larger project known as Fallon Village. Both of the SEIRs are supplements to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH #91103064 by Resolution 51-930) incorporated herein by reference. The City Council adopted the Addendum on , 2012 by Resolution ,incorporated herein by reference. 2 SECTION 2. ZONING MAP AMENDMENT 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 Capistrello Court property to the PD-Planned Development zoning district: 2.8 acres generally located at the southwest corner of Positano Parkway and West Cantara Drive (APN 985-0073-005-00) ("Property"). A map of the rezoning area is shown below: SECTION 3. APPROVAL OF DEVELOPMENT PLAN AMENDMENTS The regulations for the use, development, improvement, and maintenance of the Property are set forth in the Fallon Village Stage 1 Development Plan adopted through Ordinance 32-05 and Positano Stage 2 Development Plan adopted through Ordinance 33-05 for the Project area except as amended below, which amendments are hereby approved. Any further amendments to the Stage 1 and Stage 2 Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. A separately bound document titled Capistrello Court (hereafter "Capistrello booklet"), submitted as part of the Project applications and dated January 2012, is incorporated herein by reference and on file in the Dublin Community Development Department. 1. Proposed uses. All uses permitted, conditional, accessory, and temporary for PD Single- Family Residential approved by Ordinances 32-05 and 33-05 are applicable to the Property. 2. Stage 1 and 2 Site Plans. The Stage 1 and Stage 2 Site Plans are amended and included herein as Exhibit A. The effect of this amendment is to adopt revised Site Plans showing the residential project and subdivision. 3. Landscape Plan. The landscape and fence plans are amended and included herein as Exhibit B. 4. Site area, proposed densities. The site area and proposed densities for the Positano area in Ordinances 32-05 and 33-05 are amended as shown below to reflect the shift of the Project site 2.8 acres from semi-public to low density residential and the 12-unit increase in residential units. PD ZONING/LAND USE SUMMARY TABLE OF CHANGES Stage 1 & 2 Planned Development Zonin for Positano area Existing Amended Land Use Designation Gross Acres units Gross Acres units Low-Densit Residential 240.2 1,043 243.0 1,055 Rural Residential/A riculture 123.5 0 123.5 0 Elements School 11.1 0 11.1 0 Communit Park 0 0 0 0 Nei hborhood Park 6.3 0 6.3 0 Nei hborhood S uare 5.3 0 5.3 0 O en S ace Corridor/Multi-Use Trails 99.0 0 99.0 0 Semi-Public 2.8 0 0 0 Total 488.2 1,043 488.2 1,055 5. Phasing Plan. Capistrello Court will be developed as one phase. 6. General Plan, Specific Plan Consistency. Companion General Plan and Eastern Dublin Specific Plan amendments for the Capistrello Court project and Property were approved by the City Council on , 2012 through Resolution 7. Development Regulations. Development of the Capistrello Court property shall be subject to the Residential Site Development Standards in Ordinance 33-05. SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be enforced thirty (30) days following its adoption. 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. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this day of , 2012, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor 4 ATTEST: City Clerk G:IPA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMICC Ord-rezone Capistrello.doc ^ i ~ q ~,: rs •t L ~~ i ~' ~~, ~O n ~ I 1 1 W ~° r I 1 ~~~ wz n ~ nor---------------- ~~, I 1 ~ I ~r I 1 ~ i ~ I i ~ ~ ~ I I ~ ~ I ~ ~ I ~ ~ ~ ~ L--- -- ---------------~ ~- w °a ,~ ~o a ~ ~, ~4 ~• ~I 4~~ i= ~~ ~; ~ f, 8 ~~e • W ~i~ r in ~D IJ o d ~ w ~~' p, P~ a~ 0 ~r ~ a' ~ ~~ ~ ~ ~°d ~ ~b W 0 ., ~• ~ ~~ z ~ ~. ~ o' ~~ ~ ~ ~~~ o ~ ~ a f~D y ~3. p ~ o VJ ~p~. ~ coo C7' ~ ,~ ~~ ~~ °~ ~' ~ y ~e ~ o Cy ~ ~a <' fD 0 M ~ a N s~z ~. ° ~' y ~~ y "'~'l ~" a~ ~~ a~ emu. a p o ., ~' 0 ~" 0 b b 0 ti a zz~~~ ~. ~~~ ~ ~ ~ ~boo~~~ ~ co 0 0 ~ a ~ b c a a ~ ~. a~ ~ ~ 0 .~ 00 00 N J ~I 0 w o~ n ~z ~ ~; z~ ~: ~ ~ ~ ~ . ~o ~ o~ ~ a d ~ ~. a~ ; ~ . ~ ~ v~ -d G ~~ w• y a ~. ~+ N O t~ O~ ~-. W W O W W i-+ (!~ O 0 ~ N W O ~ Cn O w O ~~ o~oo~~ ~~ O ~^ w ~ 41.~.1J o A. /" ~o rn o n y ~~ ~y 1 "•\ 1 _L__ N ~ ~ N C ~ O ~ rt `~ ~D~ ~ ~ r W ~ ~ ~+ ~ ~ O ro v O N_ Z 'fl r ~ -1 °' rn ~ m ~ n m w' N O ~ m ~ ~ ~ a ~ Z ~^ w n () T _~ N ~ • fD i N n w ~ ~ a ~ n 3 ~ ~ ~ ~" ~ ~}~ y` ;. ~., '`~ l `~ ~ ~ ~~ ~ ~ ~d wo m„n.. ~ ~ m ""°~ ~ 3 ~.~. a 3ni21a ~d2idlNt/:~ 1S3M ~~ ~ ~ O a ~' ~ ~ ~ ~ N~ r' z N ~ m ~ ~ ~ y ~o mb'~ C17 ~~ --~x ~ , , ~ Y ,,,, co ~ ~ C `~ 7 ~, N ~ ,,,~ ~ ~ m y_ r r -~°> C ~ G '7 7~ j D ~ p ~ N ~ ~.~.~{ l l ~ m Z' ~ .. ~ n O ' J ~ _ ~ r~ ~ O O _ ~ ~_ Q r d -- ~~ ~~ ~ ~ i i i -a O Z O -o Y ~ <, ~., ~ i r ~' a~ ~ f ' • f • ~; f ~ ~ ~ w ~ ~~~.~ o ~,~~ O ~ ~ ~ ~ ° ~ _ ~ ~ ~ o. s ^ Z ~: ~ ~ ~ ~ ° m n ~ o ~ ~ ~ ~ D w ~ ~ ~ ~ ~ ~ ~ ~ ~ g ~ ~ 3 ~ ~ ~ m ~ ~ ^ m ~ m m ~_ ~ ~ ,r- O n - ~ o w _~~ - _ 1. r~; - ~~i ~~~ _ - .. J. %, 1 y V ~ 1•!~ ~ .~'' rp ~yy ~ ~~ ~ 3w...,... ~j err ~ ~ ~ ~ ~ ~ ~ ~ 3nRld ~d2f`d1N~ 1S3M m °y'•. ~ 3 ._,,.~. a _._ -o L ~ ~ ~® o ~ ~ d ~ d ~ ~~ ~~ ~ ~ ~' ~ 0 ~ ~; +_~._ _ ~ ~ ~ ~ ~ z ~ ~o~ M M . ,o~ 0 ~ ~ cr. Z N ~m m ~ '..~ ~ Z ~ l1, ll, ~~ ~y$~ P i . z ~~ ~. O n N ~ ~ ~ ~ o z ~ ~ " ~ iJ ~ n O m N N ~ ', n % H ^^ ~ ~ 0 u ~n ~~ I~ a ~ O RESOLUTION NO. 12-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A PLANNED DEVELOPMENT REZONE AND RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN AMENDMENT FOR A PROPERTY KNOWN AS CAPISTRELLO COURT (APN 985-0073-005-00) PA 07-005 WHEREAS, the Braddock & Logan Services, Inc. submitted applications fora 2.8-acre parcel known as Capistrello Court within a planned community known as Positano within the Eastern Dublin Specific Plan area. The application includes: a) amendments to land use designations for both the General Plan and the Eastern Dublin Specific Plan; b) Planned Development (PD) Rezoning with related Stage 1 and Stage 2 Development Plan Amendment consistent with the land use amendments; c) Site Development Review for 12 detached single- family units; and d) Vesting Tentative Tract Map 8072 creating 12 lots. The applications collectively are defined as the "Project;" and WHEREAS, the Project area generally is located at the southeast corner of Positano Parkway and West Cantara Drive and currently is vacant land; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City as the Lead Agency, prepared a draft Addendum entitled "Capistrello Court at Positano project" ("CEQA Addendum") to three Environmental Impact Reports (EIRs) certified previously for potential development that included the Project site; and WHEREAS, on January 24, 2012, the Planning Commission held a public hearing and adopted Resolution 12-XX recommending that the City Council adopt the CEQA Addendum to the EIRs, and Resolution 12-XX recommending that the City Council approve the related General Plan and Specific Plan Amendments for the Project, which resolutions are incorporated herein by reference; and WHEREAS, a staff report for the Planning Commission, dated January 24, 2012 and incorporated herein by reference, described and analyzed the Addendum and the Project, including the proposed Planned Development Rezoning and the related Stage 1 and Stage 2 Development Plan Amendment, and recommended approval of the Addendum and the Project; and WHEREAS, on January 24, 2012 the Planning Commission held a properly noticed public hearing on the Project, including the Addendum and prior EIRs, and the proposed Planned Development Rezoning with related Development Plan Amendments at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered the Addendum, the prior EIRs and all above-referenced reports, recommendations and testimony to evaluate the project. ATTACHMENT 3 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 Dublin Planning Commission recommends that the City Council approve the Ordinance attached as Exhibit A and incorporated herein by reference, based on findings that the PD zoning: a) is consistent with the General Plan and Eastern Dublin Specific Plan as amended by the Project, b) is consistent with the purpose and intent of the Planned Development zoning district, and c) will be harmonious and compatible with existing and potential development in the surrounding area. PASSED, APPROVED, AND ADOPTED this 24th day of January 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Secretary G:IPA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMIPC reso recommending PD Ord for Capistrello. doc RESOLUTION NO. 12- XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE TRACT MAP 8072 FOR CAPISTRELLO COURT AT POSITANO, A RESIDENTIAL PROJECT OF 12 SINGLE-FAMILY DETACHED UNITS ON APPROXIMATELY 2.8 ACRES (985-0073-005-00) PA 07-005 WHEREAS, the Applicant, Braddock & Logan, has submitted applications for an area of approximately 2.8 acres known as Capistrello Court, a residential project of 12 single-family detached homes, located within the planned community known as Positano and the Fallon Village planning area and the Eastern Dublin Specific Plan; and WHEREAS, the applications include: a) Amendments to the General Plan and the Eastern Dublin Specific Plan; and 2) Planned Development (PD) rezoning and related Stage 1 and Stage 2 Development Plan Amendment to change the land use designation and zoning from Semi-Public to Single-Family Residential; and WHEREAS, the applications also include: a) Site Development Review (SDR); and b) Vesting Tentative Tract Map 8072 for 12 single-family detached residential units/lots situated along a residential cul-de-sac within the 2.8-acre site; and WHEREAS, the applications collectively define this "Project" are available for review in the Community Development Department; and WHEREAS, the project site is vacant land generally located at the southeast corner of Positano Parkway and West Cantara Drive; and WHEREAS, the project complies with the development standards and requirements included in the existing Planned Development Zoning, Stage 2 Development Plan (PA 05-038); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Addendum has been prepared in compliance with the California Environmental Quality Act to the three Environmental Impact Reports (EIRs) certified previously for potential development that included the Project site; and WHEREAS, on January 24, 2012, the Planning Commission held a public hearing and adopted Resolution 12-XX recommending that the City Council adopt a CEQA Addendum, Resolution 12-XX recommending that the City Council approve General Plan and Eastern Dublin Specific Plan Amendments for the project as stated above from Semi-Public to Single- Family Residential and Resolution 12-XX recommending that the City Council adopt a Planned Development (PD) rezoning and Stage 1 and Stage 2 Development Plan Amendment to change the zoning from PD Semi-Public to PD-Single Family Residential; and ATTACHMENT 4 WHEREAS, the Planning Commission did hold a public hearing on said applications on January 24, 2012, for this project at which time all interested parties had the opportunity to be heard; and WHEREAS, the 12 lots that comprise Capistrello Court at Positano are identified as Lots 1 through 12 of Vesting Tentative Tract Map 8072; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review and Vesting Tentative Tract Map 8072; and WHEREAS, the Planning Commission did hear and use independent judgment and considered the Addendum and 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 proposed Site Development Review and Vesting Tentative Tract Map 8072 known as Capistrello Court at Positano: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity consistent with the architectural design and floor plans approved as Calarosa for Neighborhood D-1 will be introduced in this area creating more varied design; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Single-Family Residential; and 4) the project complies with the development standards established in previously approved (Ordinance 33-05) Planned Development Zoning Stage 2 Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the existing site layout and subdivision mapping and blends well with the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PA 05-038 (Ordinance 33-05). C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the project augments the architectural style offerings in the vicinity; 2) the size and mass of the proposed houses are consistent with the lot sizes and other residential developments in the surrounding area; 3) the project will supply unique and varied floor plan options 2 and enhanced elevations on the corner lots; 4) the project will provide more design offerings contributing to a more "custom" look of the Positano planned community; and 5) the project complies with the development standards adopted with the PD Stage 2 Development Plan which all surrounding properties are subject to. D. The subject site is suitable for the type and intensity of the approved development because: the proposed homes to be developed on the property meet all of the development standards established to regulate development in the Positano planned community and the Fallon Village planning area overall as referenced in the previously approved Stage 2 Development Plan (Ordinance 33-05). E. Impacts to existing slopes and topographic features are addressed because: 1) the adjacent infrastructure has been constructed including streets and utilities; 2) the project site has been rough graded; and 3) retaining walls will be constructed to establish the required lot size and building envelope if necessary. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the proposed houses will utilize three (3) of the approved architectural style standards established in the Fallon Village Development Plan (Ordinance 33-05); 2) the materials referenced in the style guidelines will be utilized; 3) the homes when constructed will blend with and be similar to homes already being constructed in the general vicinity; and 4) the color and materials proposed are similar and complementary to colors and material being utilized on homes currently being constructed in the vicinity. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the overall landscape plan; and 2) the project front yard landscaping and sideyard fencing is consistent with other developments currently under construction in the vicinity and conform to the requirements of the previously approved Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the PD Stage 2 Development Plan and 2) development of this project will conform to the major improvements already installed throughout Positano, adjacent to the proposed project, allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding Vesting Tentative Tract Map 8072: 3 Vesting Tentative Tract Map 8072 A. The proposed Vesting Tentative Tract Map 8072 is consistent with the intent of applicable subdivision regulations and related ordinances for Capistrello Court and the Positano planned community in that it creates lots of a similar size and configuration of the adjacent Cantara neighborhood. B. The design and improvements of the proposed Vesting Tentative Tract Map 8072 are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject property in that it is a subdivision for implementation of a portion of the Positano planned community in an area designated for this type of development. C. The proposed Vesting Tentative Tract Map 8072 is consistent with the Planned Development zoning approved for the Project through Ordinance 33-05 and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Map 8072 will have adequate access to major constructed or planned improvements as part of the Positano planned community and the Eastern Dublin Specific Plan. E. Project design, architecture, and concept have been integrated with topography of the project site created by the proposed Vesting Tentative Tract Map 8072 to minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The Mitigation Monitoring programs adopted with the General Plan Amendment and Eastern Dublin Specific Plan, EDPO and Fallon Village project approvals are applicable as appropriate for addressing or mitigating any potential environmental impacts identified in the related previously certified EIRs. G. The proposed Vesting Tentative Tract Map 8072 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Site Development Review for the proposed subdivision known as Capistrello Court at Positano (12 lots), as shown on plans prepared by KTGY Group, Inc. Architects + Planning, Gates and Associates, and Mackay & Somps dated received January 18, 2012 subject to the conditions included below. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve Vesting tentative Tract Map 8072 for the proposed subdivision known as 4 Capistrello Court at Positano (12 lots), prepared by Mackay &Somps dated January 18, 2012 subject to the conditions included below. 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 compliance of the conditions of approval. (PL.1 Planning, fBl Building, fPO1 Police, (PWl Public Works fP&CSl Parks & Community Services, fADMI Administration/City Attorney, [FINI Finance, fFl Alameda County Fire Department, fDSRI Dublin San Ramon Services District, [COl Alameda County Department of Environmental Health, [Z71 Zone 7. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: PLA NNING DIVISION 1. Approval. This Site Development Review approval is for PL Ongoing Standard the construction of 12 single-family detached residential units on approximately 2.8 acres within Tract 8072. This approval shall be as generally depicted and indicated on the plans prepared by KTGY Group, Inc. Architects + Planning, Gates and Associates, and Mackay &Somps dated received January 18, 2012 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project and subject to City Council approval of the Amendment to the General Plan and Eastern Dublin Specific Plan, the CEQA Addendum and Planned Development and related Stage 1 and Stage 2 Development Plan Amendment becomin effective. 2. Time Extension. The original approving decision-maker PL One year Standard may, upon the Applicant's written request for an following extension of approval prior to expiration, and upon the approval determination that any Conditions of Approval remain date adequate to assure that applicable findings of approval will continue to be met, grant a time extension of 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. 3. Effective Date. This Site Development Review approval PL Ongoing Standard becomes effective 10 days after action by the Planning Commission subject to the City Council approval of the Amendments to the General Plan and Eastern Dublin Specific Plan, the CEQA Addendum and the Stage 1 and Sta e 2 Develo ment Plan Amendment. 4. Compliance with previous approvals: The Applicant PL Ongoing Standard shall com I with all Conditions of A royal for Vestin NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Tentative Tract 7586 as approved by the Planning Commission, Resolution No. 05-61 on November 8, 2005 as a licable. 5. Permit Expiration: Construction or use shall commence PL One year Standard within one (1) year of Site Development Review (SDR) from approval, or the SDR shall lapse and become null and approval void. Commencement of construction or use means the actual construction or use pursuant to the approval, or demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the SDR 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 SDR expires, a new application must be made and processed according to the re uirements of the Dublin Zonin Ordinance. 6. Revocation of permit. The permit shall be revocable for PL Ongoing Standard cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this ermit shall be sub'ect to citation. 7. Required Permits. Applicant/Developer shall comply with PL, PW Issuance of Standard the City of Dublin Zoning Ordinance and obtain all Building necessary permits required by other agencies (Alameda Permits County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board) and shall submit copies of the ermits to the Public Works De artment. 8. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable Building Alameda County Fire, Dublin Public Works Department, Permits 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. Modifications: The Community Development Director PL Ongoing Standard may consider modifications or changes to this Site Development Review approval if the modifications or chan es ro osed com I with Section 8.104.100 of the NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Zonin Ordinance. 10. Satellite Dishes: The Developer's Architect shall PL Issuance of Project prepare a plan for review and approval by the Director of building Specific Community Development and the Building Official that permit provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irre ular lacement. 11. Indemnification: The Developer shall defend, indemnify, PL, B Ongoing Standard 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 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. Retaining Walls: The developer shall indicate on the PL Issuance of Project plot plans, with dimensions, the precise location of the building Specific point on the side yard retaining walls where the wall permit material will change from precision block (able to be stuccoed) to split face block. The intent of this condition is to assure that the entire portion of the wall visible to the street (from the perpendicular side-yard fence to the end of the wall closest to the street) is able to be enhanced with stucco material as required in the Development Plan. Also, it is intended that the perpendicular side yard fence should be located at the transition point of the two block materials. No stucco wall face should occur behind the perpendicular side yard fence. Potential issues may arise in the field conditions which will be addressed on a case- NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: by-case basis as directed by the Stage 1 Development Plan. 13. Clean up. The Applicant/Developer shall be responsible PL Ongoing Standard for clean-up and disposal of project related trash and for maintainin a clean, litter-free site. 14. Controlling Activities. The Applicant /Developer shall PO, PL Ongoing Standard control all activities on the project site so as not to create a nuisance to the surroundin residences. 15. Noise/Nuisances. No loudspeakers or amplified music PO, PL Ongoing Standard shall be permitted to project or be placed outside of the residential buildin s durin construction. 16. Accessory Structures. The use of any accessory PL, B, F Ongoing Standard structures, such as storage sheds or trailer/container units used for storage or for any other purpose during construction, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and a roved. 17. Final building and site development plans shall be PL Issuance of Project reviewed and approved by the Community Development building Specific Department staff prior to the issuance of a building permit permit. All such plans shall insure: a. That standard residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. 18. Fees. The Developer shall pay all applicable fees in PW Zone 7 and Standard effect at the time of building permit issuance including, Parkland In- but not limited to, Planning fees, Building fees, Dublin Lieu Fees San Ramon Services District fees, Public Facilities fees, Due Prior to Dublin Unified School District School Impact fees, Public Filing Each Works Traffic Impact fees, City of Dublin Fire Services Final Map; fees, Noise Mitigation fees, Inclusionary Housing In-Lieu Other Fees fees, Alameda County Flood and Water Conservation Required District (Zone 7) Drainage and Water Connection fees, with and any other fees either in effect at the time and/or as Issuance of noted in the Development Agreement. Building Permits 19. Final landscape plans, irrigation system plans, tree PL Issuance of Standard preservation techniques, and guarantees, shall be building reviewed and approved by the Dublin Planning Division permit prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 allons in size, and at least 50% of the NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the Vesting Tentative Tract Map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. i. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 20. Water Efficient Landscaping Regulations: The PL On going Standard Applicant shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Munici al Code. 21. Sustainable Landscape Practices: The landscape PL On going Standard design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. 22. Plotting: This Site Development Review approval allows PL Issuance of Project any of the three floor plans in the materials referenced in building Specific Condition #1 to be constructed on an of the lots within permits ~o NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Capistrello Court, subject to limitations as follows: ^ Any single floor plan may not exceed 40% of the subdivision. ^ Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. ^ If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. ^ In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. PUB LIC WORKS 23. Clarification. In the event that there needs to be PW, PL On-going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from im acts of this ro'ect. 24. Developer shall obtain an Encroachment Permit from PW Construction Standard the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be re uired. 25. Developer shall obtain aGrading / Sitework Permit from PW Construction Standard the Public Works Department for all private grading and site improvements. This will include any community walls or soundwalls installed as part of the project. Wall construction will be subject to plan review by the Public Works Department and the Building Division, and will be subject to s ecial ins ections durin construction. 26. Plot plans shall be submitted for review and approval by PW Building Standard the Public Works Department and the Community Permits Development Department prior to approval of building ermits. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 27. Roof drainage shall be connected to a closed conduit, PW Tract impmt Standard discharging to a curb drain or connected to the storm agreement drain system. Concentrated flows will not be allowed to drain across ublic sidewalks 28. The Developer is responsible for ensuring that all PW During Standard contractors implement all storm water pollution prevention construction measures in the SWPPP. 29. Removal of Obstructions. Applicant/Developer shall PW Issuance of Standard remove obstructions from building sites that are Occupancy necessary for public improvements or for public safety as Permits directed b the soils en ineer and Public Works Director. 30. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of Standard provide a final Utility Siting Plan showing that Grading transformers and service boxes are placed outside of Permits public view where possible and/or screened to the satisfaction of the Community Development Director and Public Works Director. Applicant/Developer shall place all utility infrastructures underground including electric, telecommunications, cable TV, -and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City En ineer/Public Works Director rior to installation. BUILDING DIVISION 31. Building Codes and Ordinances: All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of buildin permit. 32. Retaining Walls: All retaining walls over 30 inches in B Through Standard height and in a walkway area shall be provided with completion guardrails. All retaining walls located on private property, over 24 inches, with a surcharge, or 36 inches without a surcharge, shall obtain permits and inspections from the Buildin Division. 33. Phased Occupancy Plan: If occupancy is requested to B Occupancy Standard occur in phases, then all physical improvements within of any each phase shall be required to be completed prior to affected occupancy of any buildings within that phase except for building items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Community Development Department. The Phased Occupancy Plan shall be submitted to the Directors 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 Occu anc Plan. An hasin shall rovide for ade uate 12 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landsca in and associated im rovements. 34. Building Permits: To apply for building permits, B Issuance of Standard Applicant/Developer shall submit seven (7) sets of building construction plans to the Building Division for plan check. permit 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. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 35. Construction Drawings: Construction plans shall be B Issuance of Standard fully dimensioned (including building elevations) building accurately drawn (depicting all existing and proposed permit conditions on site), 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. 36. Air Conditioning Units: Air conditioning units and B Occupancy Standard ventilation ducts shall be screened from public view with of unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Community Development Director. 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 in accordance with the Ordinance 33-05. 37. Temporary Fencing: Temporary Construction fencing B Through Standard shall be installed along the perimeter of all work under completion construction. 13 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 38, Addressing: B Issuance of Standard a. Provide a site plan with the City of Dublin's address building grid overlaid on the plans (1 to 30 scale). Highlight all permit and exterior door openings on plans (front, rear, garage, through etc.). (Prior to release of addresses) completion b. Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. (Prior to permitting) c. Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. (Prior to permitting) d. Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any Unit). e. Provide a site plan with the approved addresses in 1 to 400 scale prior to approval or release of the project addresses. (Prior to permitting) f. Exterior address numbers shall be backlight and be posted in such a way that they can be seen from the street. 39. Engineer Observation: The Engineer of record shall be B Scheduling Standard retained to provide observation services for all the final components of the lateral and vertical design of the frame building, including nailing, hold downs, straps, shear, roof inspection diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to schedulin the final frame ins ection. 40. Foundation: Geotechnical Engineer for the soils report B Through Standard shall review and approve the foundation design. A letter completion shall be submitted to the Building Division on the a royal. 41. Green Building: Green Building measures as detailed B Through Standard may be adjusted prior to master plan check application completion submittal with prior approval from the City's Green Building Official. Provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Buildin checklist shall be included in the 14 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit) Prior to each unit final, the project shall submit a completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual - if Applicant takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Through Completion) Developer may choose self-certification or certification by a third party as permitted by the Dublin Municipal Code. Applicant shall inform the Green Building Official of method of certification prior to release of the first permit in each subdivision / nei hborhood. 42. Electronic File: The Applicant/Developer shall submit all B Issuance of Standard building drawings and specifications for this project in an building electronic format to the satisfaction of the Building Official permit 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 riot to the issuance of the final occu anc . 43. Construction trailer: Due to size and nature of the B Issuance of Standard development, the Applicant/Developer, shall provide a Building construction trailer with all hook ups for use by City Permits Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The applicant/developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the a licant/develo er's ex ense. 44. Copies of Approved Plans: Applicant shall provide City B 30 days Standard with 4 reduced (1/2 size) copies of the approved plan. after permit and each revision issuance S ECURITY AND POLICE 45. Security During Construction. PO, B, During Standard a. Fencin -The erimeter of the construction site shall PW construction 15 NO. CONDITIONS OF APPROVAL Agency When Required, Prior to: Source be fenced and locked at all times when workers are not present. All construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the Public Works Director. b. Address Sign - A temporary address sign of sufficient size and color contrast to be seen during night time hours with existing street lighting is to be posted on the perimeter street adjacent to construction activities. c. Emergency Contact - Prior to any phase of construction, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will provide 24-hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools -Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary. 46. Graffiti. The Applicant/Developer shall keep the site clear PO, PL Ongoing Standard of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. PASSED, APPROVED AND ADOPTED this 24th day of January 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commissioner Chair ATTEST: Planning Manager G:IPA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMIpc reso approving sdr vtm for capistrello.doc 16 "h ~ .p pp ~ ~ ~ ~ d '~ • ~ ~ fD ~ ~ a n 7~ ~+ o ~ ~ ~ ~ a t~ri ~ O O ~ 0"Q O~ p' ~ ~ a - n ~,,, ~. n m cn c m 0 c~ 3 ~ n N ^~^ D y ~ ~ ~ O {.r / ~ ~ n ' ~ ~ ~ ~ H a ~ N O N ~D v 0 -~ ~v _. !'~ ~. 3 -~ D Z N~ ®_~ n m r r O n 0 c 0 =~ a ~, z 0 rrrrrrr r- ccnnnnnnn ~ vo~in~wi•~- 4 ~wN VOD OOooy ~ ° ~D ~. ~~~~ N~ ~ 3o ~ ~~~ D ~ ~ > > ~ m ~ m [D _ a ~• ~ ~ a ~. C ~ w N m a s ~ C ~° c ~ ~ -I ~ ~ °" ~ as -i ~~~ ~ao~ . m ~ ~ °" n ~~~ ~ < x r* O DDS cn~p n n n N~ p~ ~ o? w a? ~•~ d d 3 ~ 'o N~ ~ r, w ~ A~ ~ oa ~ O- n n ~ P~ (D (D n ~ (D oa ~ Dn ~ ~ ~7~~~r m N m m T~ w m ~ ~ ~ ~ o ~ ~ ~ ~ ~ n 3 ~ ~ ~ r + w O ~ ~ y c a. o" ~ m~ H X ~+• D D D D D D D D D D D D D D D D D D D D D D D D ~ w w w w w w N N N N N N------ 0 0 0 0 0 0 p~ Vi ~ w N - p~ In .A w N - p~ cn ~ w N - O~ cn ~ w N - ~' (~D ~ ~ > > ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o a ~ m m o ~ W W W W ~ W N N N N ~ N - - - - '••~ - ~ O ~ ~ r~-1 ~ m(I~DmTmC1WDmTm(~pODmTCn'~ 3cncncn ~ mmm~ o ~ m^-~^i~ o ~ r^mr^~ o ~-~p; m coo m ~• a o 0 0• H ~' a o• o o• y ~' a o• o o• N ~' `" n N y N N N y N N N H y N _ ~ c~ ~ ~ ~ w m ~ ~ ~ D ~ ~ ~ ~ D m,~ (AND m~+ ('~N~ m(, (~N- w O~ w ~ ai O W N ~ p? O w- ~ ~ ~ 0'q N w rY ~ OQ H N rY ~ Oq N - W ~• W ~ (y ~ j~~~n ~~~~n ~~~~n ~• ~• ~- NN< ~~~ ~~= ~• N - arq f~D C Z ~. `-": O ~ N 3 ~~~ ~~ ~, ~ o• ~ ~ N QO m ~ o o = ~ N n 0 ~+ 0 A~ 0 !'' H v ~~ ~• ~D ^~ !+~ f'r ~• 3 a -v o ~ ~ ~ ~ p ~ ~ V ~ .~ ~o r ;~ ~ a ~ w~ ~~ + N o °`o °O < ~ < ~ y N ~ VCIC~N o n rn ~ ~ ~ ~ ~ O ~ y ~-- ~ ~ ~ w a ~-vv~r33 C_1 N ~ W ~; ' ~ c ~ ~ p^Q (~ o' ~ ~ m N rn 7 ~ o ~ o D 3 ~ ~ ~ ~• ~ a ~~ ~ ~ ~ ~ W ~ fD N N - ~ ~ N N~1T!~~'V ~ ~ c - D ~ 3 n ~ ~ ~ N ~ rt ~ V ~ ~ ~ ~ -~ [D A~ A D m r r O A O C 7v w v CD o, E3' ~ • Q' ~ ~' ~ 'Ty ci g ~ ~ ~ ~ ~ ~ ~ ~ ~: r. ~~ ~~ ~ ~ ~- ~,~ ~~op~o ~~ ~~ C coo ~' p. < b ~ ~ ~ °' a; ~v a: ° ~ ~ '° coo ~„ a a- ~ ~: .b ~ ~ ~.o °~~~ o g (D ~ ~.. O ~ V' ~ Q. O W O.. ~ ~~ n ~~', R ~-t ~ ~-h k N ~ 'L7 ~ C~ ~ ~ ~ ~ ~, " cc ,~ ~ ~' o ~ c ^~ o ~ ~ ,.~ m ~'° ~ fD < ~ ~ ~ " y ~ ° o.. ~ ~ ~ o o o• ~ c ., ~ ~ _ i \ y ~ ~ ~. o ~ .P C v, ~ .=' cc o ~ ~ O CS' ~ n ~ o ~ ~ ~. ~ o ~ ~ ~, ~, °O ~ \ ~o c~ ~ ~ cu 5' . ~ ~ ~ ~ ~ ~ ~/~ ~ ~ ~ `Cy ~ \ \ O .~' ~ ~ ~ P. o j~~ O ~ O ~o ~ O ~ D ~~ ~ N \ \ O ~~ ~ ~ ~ w ~ ~ ~ 00~, ~ ~. ~ O AO ~ ~~.~ ~ ~ . ~ O N w0 ~ \ W . ~~~ N ~ s~ O~tiO~ ~. ~~ 1 s~, ~~ `7 l..O~ ~~ ti~ O O~ _. ~ ~~ d ~~ N O•- W ~ ~ -p r ~ m ~ ~ ~ z ~ ~ W N ~ ~ N N ~ O O O ~ N ~ ~ ~ ~ ~ _~ gin' v~' cn O O O v n m ~~j-i ~~v C~T'7+ ~ l , ~ ~ ~ C~`I y~ C mr r- ~ N F w ~ = g ~ ~ > ~ ^\\~~\'\J ~ d ~, ~ ~ ~^~Zyy ~ I~ ~ ~ ~ U~ O ~ ~ ~ ~ ~ ~~~ ~ ~ ~~ '--' T r Z n A x N m ~ ~ m m ~ A ` O ~ ~ ~, ~ ~ `~ ~ U ~ 0 ' N T y ` ~ ~ V ~ O o~ b y _ y O C/~ H O b N ~7 a to to \° O ~~ ~ O r d ~ ~ y ~ d O M ~~ y 1~ -~ r r. l; i"„ a ti~~o sr•a w'~x b a ~~° ~~' lw y M~ ~ ~ ~, ~ y ~ C ~ bd -.~ Eby N r~~ ~c ~ ~_ ~.~ X`~~N r ~A1- ~ H o ~ ~ • ~~ W~ N ~ /`u I o Vl O M Z ~ G~ l 1 ~ I'7~ L ~ !~ ?m ~ m' ~ 2 ~ O'+ `~` I ~ ~--~ O b r n N B C tC 00 V CS CT A W N j ~ -~ ~~ o N ~ r O r cr+ AA V o A A th w t0 w V w V w V A O ~ tD N W W iT CT N O tD Qf W V V W O -~ ~ 00 y Qf t0 V V 00 tD V O 00 Cf Of ~ N W. W N ~ W W W W W W W O _ A O Ip :P W 'I W O ~ W N V tD tD tD Cf ~- ~ y 01 G D i ~ ~ a 00 j ~ ~ QOf ~ N N V ~ Z ~ ~° 0 ~D 0 ~ 0 ~ 0 r: 0 ~ 0 ~ 0 ~ 0 ~O 0 ~O 0 ~ 0 ~ o m ~ ~ z 0 D N W W N -~ W W W A W W W C ,. .p ~ p ~ ~?'~ :P A o O A o W N V ~V O O tC m LD m Cf w m r O 00 ~ n r 0 A o A o v+ o o m oo m A N a~ N A A a~ ~ ~ N ~ Z \° 0 \° 0 \° 0 \° o \° a \° o \° 0 \° 0 \° 0 \° 0 \° 0 \° o 'n m ;n z O z j 0 ~ W D ~ p p N A w N w N -~ tC ~ w N w ~ w O! w 00 w 00 w 00 w C ~ ~ r N O Cf ° Cf V ° N Ci+ ° O ~ ~ ° 00 tD t0 ~ ° V ~ ~ W yZ0 ~° 0 0 ~ 0 0 ~° 0 . ~ 0 0 ~ , 0 ~ 0 ~ 0 . 0 ~ 0 m ?~ ~ Z • t~ p N Cf w W ti+ W a i+ oo N j a~ j C7+ rn W tJ+ a~ W ~ o W LO a~ A N o A ~ m A j m W 00 N DC r ~D w O Cf I7 1 ~7 C N ~ V t0 ~ O ~° CT ~ Lir ~° N ~ 00 ~ tD ~ V ~ 00 ~ 00 ~ W ~ -1 m N~ ° n~ O 0 0 0 0 0 0 0 0 0 0 0 0 a nz ;-~ z ~ r- a ~ -~ p z N of V w Qf W w Q W N » tC S t~+ t0 w Cf N w ~ C7 A o W A N V A N Cf A IV Q7 w 00 00 ~ m r ~ D ~,p oo N ~ D, ~" v+ 0 as 0 oo 0 co 0 o 0 O 0 w 0 w 0 w 0 v+ 0 v+ 0 A o -~ y~ O Z ~ W ~ w w A A A A D o v p A' ~ N CG A O A O N A N ~V L CD t 00 N ~ V V V N C ~- ~ D p ~ O~ , ~ W D r D CT w > v+ > V O T rn D as w CT w N o O to O ~c 00 oo -1 yzO fp~ Z ~.° 0 ~° 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ o ~° e ~ o ~ 0 ~° o ~ e m ifz f~Z w o ~ y I 0 cD I N _O N O c0 O N O) Z -a {~nf~ a a Ox~rr^-o ym3 { f a o 9Z~oD ~~x ~ 8 ~ C ' C ~ m Z ~ n n m m c `; - .! 1 ~~ ti~ _a c ~y m I - -~~ - «~~ .rt+ r' Q z .~ a"~~~ f~A =~ f A r k " O Z rn p o ~ooo~ rya m$ 3~ 3 C17 ~' ~'~ ~ ~Z n n I ~ ~ =i ~ m ~ m c v z - - ~„ c o y ~~ Zl .~ a omozy Fan, / a ~aam~^ a~,~ (7 w°vN ~aa < `r ~ C ~rc-.pow `~rZ-ki `z- 'j•~ n ~ ~pm Om (n L 1 y z -v ti< ~ ~ Ey" r ua ~ r~ 3~ r~.. aN N ~ ."~' x ~ ~ C7 ~ do - T - can ~ -~ 'a=°~~ £aP =, f ~ ~ rt * o °AO~m ~~~ ~o$ z Q ~ ~., cp O r O~ O --~ r a X ~ Z ~,,, m ~y '~ 9 z D '~ m n j 0 "~ m ~ m -~ ?r -iafz O ~ ( z n %~ d ~ O ,-. ~ m v .~ m m m m v `_ ~ r`nam0 o z z~8o .Cy m?„m ^7 ~?~m Div H -i ~ z °oN~ 00 ~ ti< m _a ya y ~~ kN ~O 'az° ~~ ~ ~ ~m~m'-a OOZ 1.1 a m m me--iOa V1 Advov r ovz yrp N ^^ zAO 4/ N I P _3 3 Z -+ m «~F~ 'a'~°z~b r m av `z FM°- .~to a 3 ?O rDX ~-~ O m ~, -1 r 0- G~3 a m-~ z ~ m ~ z ~fn~f ~ m Y~~Ez ~I n o m ~m mm aazm '~ "{ -{ G z==D y w m0 z~ z y~ ~~ - ~v >Z~ N~ o0 Fy ~O yA 3~ m ~r Nz xN m ~mO ~~ ~ 3 z O ~v~ ~ Z rr-i-- _ 0 _ -- T -~ T ~ ~~~ A~ I II I I I ~ ~~o E311 I I ~ ~ o ~ II I I ~ z ~ o ~tf-~i I ~ ~ ~ II I I ~ ~ ~ u-~-- ---~---~ o ~ ~t y ~ Cz7 ,~ ~ ~ m ~ ~o °~o ~-,-- A211 I T -~ T I ~ ,~ ~o~ ..II I E3 I ' x ,~ ~ o I I I f ~ ~ zgv II I C I I ~I I I ~-3 ~~o II I I z~ZO u-~-- -~----J -c ~ m c C '~ ~ tnd ~ ntd~Y ~ ~~~ ~ y ~ a ~ o ~ O ~ ~ "'~ ~~ '~ ~ O `~ ~y o r"i r"' ~ ~ y~ Q Q ~ O `C ~ ~ ~ Q r~ ~ ~ "' ~ 6 ~~ ~ "~7 o~~~ ~ ° ~y ~ ~ ~ ~ ~ ~ bb ~~ ox ~' z °~'~ ~~d ~ ~ o ~' ~' ~' ° ~ ~ z a ~ ~~ ~ ~ ~ ~ `"- oo ~ r a ~~ ~ ~ C7 O p ^' z o0 ... v ~ ~ lli M~1 (~', ~) ~ y ~ d ~~ ~ d O O ~ 1 ~ 1^1 ~1 --~ ~ ~~ ~ ~ ~ H ~ ~ O y ~ -i O ~~ r'Z ^a N r,D ~ ..r ~ ~,n ~~ a= ~ ~~ ~ ~j. 1~ ~ O ~z ~ ~ ~' 4 n ~] Cp x ~ ~-. ~ I , ~ y ma9Z~~ _a ~ 'n -vm, ~ ~ ~ H ~ ~ ~~ ~ N z ~ y ~^ r ~ 0 ~ b ______ 2600 ___ ~----- \ ,P °o ~~ \. \ ~\ \ ~ i ~ ~ ~~ ~ ~ \ ~ , .~o~f \ ~ \ ~ ~~~r \ ~ o \ ~, ~' ~ ~ ~ 2soo ~ - - ~ ~, ~ ~ ~ .~ ~~ ~ ,. __ _ , -- 1Jl, ~ ~ N ~~. \~ a ~/, ~ , ~~~_. o ~~~~ .~~ y ~ ~~~ \ ~ ~. \ y ~ ~ ~`~ ~ \ '~ ~ .~~. ~, \ \ ~~~' ~~ ~ \ ~ ~ \ V x 2400 a ~~~ ~< C/ ~~~ n •P ~ ~ y ~ ~ `~ ~ ~ ~ ~~ ry ~ -i0 ?d N~nR PD E'X~ ~ ~ L ~ ~~ n ~ ~ `T, O ~ ~,~ U w ~ ?~ y O I C rr^~ N V~ ~~~ ~ l~ ~ Q _~ x ~< ~ U '' ~ O ~ O ~, ~ ~ O CS7 r ~~ ~ A ~ ~ ~ ~ l N r z ] m v, $ ~ :~~~~ _ _: ~ ~. o ,ti H w W I~ \\ I ~ \\~ \ Q ~ I ~ ~o ~, '~ ~~ `~ ~ `. ~~ ~ ~ ~~, ~~- ~, w ~rs~ ~ 1 I `~ ~' ' ~~ ~~ °c~ , ~ ~ \ °~ y~~ 0 ~. ~ , i ~~,~8011~ ~~ ~ ~ ;~ ~z o o ~~, k >r ~ A. ~' ~ c~ x ~ ~ C c~ ~ ~ ~ s ~ ~ ~ ... ~ ~ ~ ~ ~~ ~ ~ ~, ~ ~ ~ ~ >v ~ ~ ~ o O~°p ~ ~ N pt ~~ i--~ N N ~ N A I~ a ~ o ~ ~ ~ b ' ..' a " ~ >/ N ~ ~ ~ ~ O~ ~ ~' a ~ ~ ~ II II II W ~ N p~ N J~ y y y fAyD (~~D (~~D .... ~... > r Q (~ ~ C/1 nn ~~-~.+,r~y+. «~ >„~ ~ uM ~ `_J C ~~ m ' '~ p r _ ~ D ~ntD'~n ~ ~ o ~> k,'~~ ~ ^\ ~ 7\V\ ^ 9~.y ~~.yy l V ry Z W ~~ N z N~y W ~ VL~ ~ O 1~1 ' ~-' ,~ [~1 N ~ r y, Am m ' _ ti~ In ` v ~ i ~ u ~ ~ ~ rn_ - ~ m c O ~ °z y i 0 i N O_ N '"d ~ b ~ D ~ r ~ r y ~ z ~ z ~ z Z D ~ ~ ~ F--+ D y ~-- D D rM-+ o (~ ~ Z (~ Z ~..+ Z N ^' ~ w ~ v ~ ~ W D D D D i w i 0 ~' c v 3 .: ~ D~ r ~°-~ r ~~ r ~ z ~ z ~ z D ~ ~ ~ ~ ~ _ Z ~ ~+ D D r-.+ D D i F...+ ~ D ~ D ~ W ~ w D D D D '~ ~ i 5' a 0 f D a o' n rn a f ~a r ~ D ~ -r D ~ ~ ~ .v ~ Z ~ ~ Z ~ ~ _ Z Z D ~ D Z ~ '~ ~ /" R° ~ z ---~ ~ z N ~ Z D ~ y ~ D N ~ ~ ~ C % ZO ~ ~ ~ by ~ h7 ~~~ ~o ~~ ~o ~ ~ ~ ~ a d d r D~ r ~z ~~~r ~~ ~r~ba y ~ ~ y ~ ~o car coo ~r ~o z Z ~~ o ~' o x~a~l~ Z D Z ~ j ~~ ~ ~ o~~ ~ ~ ~ ~ D D ~~ ~ ~ i o~~ d R° ~ N ~ ~ d ' ~ ~ ~' N z ~ Z ~~ ~ z ~ N W D D W '~ -~--'-- ~3 ~ ~ - 2 ~~~^'! Q~ r^' lit ~ \ ` H ~~ ~ ~ ~ ~ ~ ,1~y ~ I ~ ~ ^ COQ m~aA r Z u D - < ~ O ~ r r 0 ~m n7 ~ £ ~ A D D r ~~^Z ` (~ 1~ .J A VVV ~' ~ ~ 1~1 ~~1 v~ N A. b u {7u~ O ^ ~ T N ~ ~ ~~ \\\~~-~~J N y ~ z x~ < ~ s ~ T m-`~' r O ~o Nay U ~ yr ~ K 1 ' o ~ ~] ^~ - ~' ~ ~` ! O MT V O i 0 1 N O 'b ~ ~ D -v ~ r z ~~ z r z D N ~ Z D W <-, ~ D ~ r D ~ N ~ 0 ~ z ~ ~ z W z D ~d °° N ~ ~ ~ ~ D w 0 _~ to C Q 3 0 ~ ~ D ~ ~ D ~ -'d ~ ~~ z r~ z r z v_ ~.~I wD ~ ~ ~ ~ yN-~ N <_ D ~ /" ~ Rp D ~ i ~ i W ~ z ~ z N ~ z n ~ w W ~ w '~ ~ it ~ D D D ~ ~' a 0 n a o' m n a F ~ D ~ ~ ~ ~ z r z ~ ~ ~ N N .° ~' D °° ~ D ~ N ~ ~ ~ Z ~ ~ Fw w w Z /`~ D ~ D ~ D ~~ ~~.. C z~ ~ y ~ y ~ ~ ~ ~ ~ ~z zC ~r~'-~ ~~ fir" ~ .tiy ~ ~ ~ ~o cr c~°o ~r ~°o r r Z ~ Z ~~ ~ ~ ~ ~ O ~ yn ~ ~ D D ~ ~ D ~ ~~ ~~~ m w N ~d -~ - ~ p~~n ~ ~ D ~ ~~ ~ , ~d~ d Ro ~ W° ~ z ~ W to ~ ~ ~ Z z ~ w ~ D D D D ~ -~---- s3 o~ ~ m y ~~ ' C 1M-I ~ l+i,, ~ ~ COQ ~ ~<_m_o N r I ~ao,R° ~ ^ `, V O ~ ~ ~ AI v, ~ ~ ~ 7 /~ Y~~jwy ~O ~ ~ WW N~ o ~ -1 lMl ~ ~., y ~ M~, ~ l1J ~~~ O ~~ /~~ O ~ ~ N ~ ~ l lf D a = z r X ~~T , A ~ ~ ~~ vmi ~ o ~~y ~ „` ~~~111 l ~ z /" ~ l 1 y ~ ~~ b a~ _ ~ _10 ~S i '~7 ~ ~ ~_ ~ O G N ~ ~ `G7 A~ f~D y~ w_°of co p co ~ ~: ~ to `° N ~. °' Crl 'C Pi N P~" ~ N N p C ~O ~ O ~ ~ ~ o ~ Cr' ~.~, b~ w °°~ ~ O H G. O ~-t O ~ ,b ~ ~' O p ti ~ C 'L7 N~ O =~ ~ 'O a. ~~ Win. ~ ~~~ C1 Y 3 ~ f~9 ~ in' Q9 v`Yi a y' ~O*, C ~ ry~Q ~ .~. ~ A~ p~ p~ ry~-p! C C rn ~ ~ N ~ gip' G. ~ W v~ ~ O N CIS ~ ~ ~ ~ W w ~ p ~ C ~ ~ ~ ~: ~ n. B ° ~ ~ ~ ~ c~ ~' a a ~ ~; ~~ a ~ O O ~' ~ Q, W p ~. O ~ Cs' ~ ~ co `< G. is y ~ n O H ~ ~ w bP'e ~ G. ~ o `Y co ~ ~ a. oo k cu O 70C' ~ C ~ y r ~ ~ `~ "O" f~ ~ ~ C3 ~ ~ ~ A v' O ,.. is n ~ co ~ O f~( y (~ n ~ ~ y~ ~ N O 7 w ~ per'. ~ Cr chi ~ ~ ~. f D w ~ ;; ~ o r°. Z ~ °c y' ~ o `° ~ ° `~ p' p p'. q~' ~ ~ K ~ ~ ~ O Gj' ~ ~~ o ~ ~ c' ~ p- ~ ~ ao :; ~ 5 o a°a ~ coo o y o `~° a cc ~ `" ~ ~ ~ ~ n. '* ~ ~ n (D ~ ~~rp{+ Q' f~ (~D O `G VF ~\ ~ t 1 N m ~: ~ y • ~ ~ ~ ~ ~ ~ O~ O O. ~ ~ ~~ o ~~ ~. ~~ ~~ ~~ O y -1 0 a r N Z ~ ~Z~ ~ y ~ O C ~ b ~ ~r~ rZNy ~«o JmnR ~ r r ~~~~ ~ ~~ ^ l l ~y ~~ O ~ ~ [ Oz c ~ ~ m ~€ F-. r ~~~~~~ ~ ~ ~, ~ ~C ~-+ ~,~~ ~ ~ [[[111111 ~ ~ N ~ Z ~ ~ll, ~_D ~- x a N m r ~ ~~r ~ zN ~ T ~ ~ H o ~ ~ ~. ~ ~"' ~ u~ ~, qxq X `-i u ~ ~ ~ m ~~ O ~ O ~ ~ ~ ~ c- O p N - ~ ~--. ~_ ~ C ~ O ~ ~_ ~ C ~ O 0 ~' ~ C (p ~ ~ a~ ~ O ~ V1 N~ a~ ~ O N N E O o .~ ~ m~ -3v_ m~ -v D w v~ m 3 ~ cQ ~_ ~' ~ O ~ ~ cn o~ ~' ~~ O O y W O a -p c ~ O ~. - O . -. OD Q < ,..r O , .r to Q <_ ,~ y °' cn cOi~ ~ Q ° w ~ O ~ ~ O ~ C N ~ Q c ~ ~ ~ 0 ~ ~ . ~ CD ~~ CD N o~ O ~ ~ O o 0 ~ ~ O r Z N D D 3 a H ~ ~ a _~ ~ O ~'-' < aN N n 3 -~ m ~~~~ ~~n 'o Cn ~ c m .~ cn ~, n cn n cn, ~ m ~ • c O d O ~. O CD O O N ~ N N •--- CD a ~ ~ CD ~ Q C ~ O O O =- ~ d (O d ~ ~ CD ~ ~ CD ~ CD ~, `G ~, N ~ < [D Q O CD ~ d CD ~ CD Q7 ` N p 7 N-- O N N ~ ~ O ~~ ~ ~ t N ~ `G to ~ ~')< ~ ~ O ° ~? 2 Qo 'r c m a s° m c_ 3 o -v m ~ nCi m~ ~ Q~ ~ m~ m n> ~ n ~ ~ ~° Z D m O ~ ~ ~ ~ A ~ ~ ~ A O _ O N O CD ~ ~ D C D f p ~ C ~D 0 ° m ~ 2 a m ~ a ? o 0 ~ ~ ~ m _ n a ~` m ~ ~, ~ - ~ ~ = C7 cn ~ ~ ~ v ~ o ~ cn a ~ n ~ N ° ~ v ~ ~ ~ =. o °7 m > > o D" O CD (D N ~ ~ O CD N OO d ~ "O ~ ~ O ~"~ O n f ' a ~' ~ a n a, i cn ~ ~ ~ N - °' o ~ a ~ ~. ~• p 3 ~ o -~ ~ o -a 3 ~ °' ~ t~i- ~ o o ~ ~ 3 ~, ~' ~ . A o °- ~ ° `D D ~ v ~ iv o~ ~ a~ ~ D ~ ;~ n o m ~ ~ ca ~ o C7 "o W p~' 'v _ O ~ ~ 0 O ~ 0 O CD , -~ ' ~ CD ~ N O 7 Q j . n-. O a O -~ rt C1 ^' ° ° ~ 3 a 0 _lo dS N m 4 ~~ ~r~~rd, ~~~o ~~~ ., W W C~i„7 p' ~ O r'' C dcc ~Ct~1"+ O zy~~<~~ z ° ~o~<~.~°~ O b 0 0 0 C o. w C G y. d ~ W w ~ n ~ M p ~ .s p~ a~ ~ ~ ~~~~ ~x~~~ "~ ~~ ~ y. M a a a ~ ~ (9 ~ pt A L7 O ~ O Vn a~~, a ~~~~ a; ~v~ o ~ a~.~ ~ a,~~~~ ~' ~ b K ~,~ ~ W O VC' ~ (ap ~ ~ H p ~' C' a= ~ "' 1~ O ~ °' °' i N c ~'O ~~ O • ~~ ~ ..p ~ o ~ ~ ~ o ~ oa~~ ~."~ ~~b n ': cni O ~ C w 17" N A~ fD fD y W 0 0 0 0 ~ o R° w ~ ~ ~ ~ ~ 'b y O ~ ~ (~9 ~. N ~ ~ N M o~~~, ~~ ~~~. ~ .~ ~ O 5~~~ ~ p O ~ w p c~"c ~ vi <o o' cd0o m < ° ~ ~ ~ ~ ~ ~~' ~~ ~ 4, ~ ~ N N M ¢' A~ ~ ~ ~ c.~° 'O rrCyyD ~+ ~ y C. ~ ~ ~. dQ ~ Ct ~~~A ~~ H ~ ~ ~ ~ O ~ trJ ~~'''~ ~ ~ y ~ ~ ~ ~ ~~ ~ ~ ~ Its ~ F m y a ~Z~D °~DR ~ D D ~ ~ ~ ~ ~ ~ ~~ ~ l ~ ~.\ ~ V ~ ~ ~ O ~ ~ ~ ~ ~ ll~ ~ ~ ~ ~ COI -i g K ~ ~ r z ~ ~ .j ~ w [L~ z ~ N : ~ W Frl O ~ ~..{ ~ ~ m N ~ (~ 0 -~1 Z 0 .fl A DC ~.rJ N W ~ I~ ~ n m a' ~^ -, ~ ~ ~ w' ~ _N Z a n s N_ ~ 3 S ~ `° ,.,!.., jj ~.. z. F . ;J[ '~ ~ ~ ~ ~~ f ~ ~d r wunr. ^ m '"°~,. ~ 3 ...~,. D 'v 3nRla bZJb'1PJ`d~ 1S3M o ~ ~ ~ ~ ~ C7 _ ~~ r ~ V 0 0 , , ~ w m N ~ o / ~~~ m '''=- `- r ~ O N D ~,,,_, ~ / ~ _ C G O O of N l' , ~ ~ - . ~ ~'' o = ` ~ ~ ~, O a D Z Y w O m O T fD lD r ~ r ~ • n 0 3 3 c _~ Q (D 3 N O c as 0 7 T tD A fD F E. .~ r n' ~o 0 v T lD 7 n N O~ n t~ 0 v T lD n N Gl Z m oa' T T fD 7 f1 lD r~ `~,~ ~,//.yy C. ~ I;~ n '~ ~ ~ ~ y ~~ I i ~ ~ m ""4. -C 3 ~.~, a ~niau vavlivv~ 1»rv~ ° ~~ d ~ ~ ~ ~ o ~ C ~ Z mrm-`~' .-__ ~ coo t~ ~ ~N ~ N -C ~ Z ~m ~E_- ~ ~ m - = 0 O N r f z„ Z ~ ti ~ O i ~ .~ - ~ ~ ~•~ ~ o~ ~d ~ ~ ~ ~ m ~ v rn p Cr ~ W N ~ ~ o~ ~+ n ~ w .D ~ o. 0 0 Wf C ,~ o C1 ~~ ~ ~ `Da ~ o ~ ~ Z w 3 ~ ~ m Z w n o~ m T c w m C Q 4. w pq' ~ ~ ~' ~ ~. - ~v o o ~ ~. -», 7 O fD ~s °Q~ 3 O n S ? O ~ O X a~ D~~ w ~ ~. 0 W 3 (~D 7 A fD n W D 3 m a r 70 Z 11 m Z m m .A T w 0 ~ 3 < ~ T f ~ ~~~ m o =.' Z ~ ~' 0 ~ ~ a ~ ~ a w a ~ w ~_ o ~ ~ a ~: ~ ~ ~ s ~ ~ ~o ~ o ~ ~ ~ ~ ~ ~ o ~ ~ 3 `-~° °o 0 a~ a~ ?; ~o ~ a L7 ao ~ ~- -av Z . ~ oo' v 0 O .xA - co : a - n O a0o X o ~ ~ ~ ~ ~ n v ~ ~ m~ ~m X f~D ~ .A ~ N ~ ~ ~~ o'. o. ~ -o a a ^ O a ~ co n tD c o~ 3 w ao - o ~ ~ ~ ~ ~ ~ w ~ ~ w a ~i n w' 0 w a X ~ -P N ~ t~if °aao C1 o ~ ~ T H o a ,,,~ " ° ~ O °^' ~ °o ~ a ~ a ~ ~' A ~ Z c ? ~ n ~ ~, m o o ~ o• N ~' ~ - ~o n w w n' m X Ja X 0 ap ~ N N X X ~ ~ O (~D ~ ~ (D ~ ~ N ~ a f n~ X N - v y ~ ~ d v, ~ o ~ ~ w o ~.w ~ ~ ~ ? a ~ a ~ ~ d < m `^ S S 3 Z -~ m m r r X _~ X ~ ~ ~ N ~ ~ X o f9 a °' ~ N c o , , + ~ ~ ~ rn LT ~ ~ ~ v n~ W~ ~ 6 w n ~ v ~ ~ n, n ~ a ~' ~ ~~ X _~ X -A ~ ~ ~ N ~ O X ~ N N n a ~ N r u ' x T '^ ~ o. ~ ~ s ~ ~ L!'1 ~~ d ~ ~ ~ d ~ ~ "~~` ~ ~, ~ ~ z ~ ~ ~ ~ z ~ o ~ z ~ ~ ~~ r z C +~ N ~ N ~, ~ r ~ n ~~ ' ' ~ ~ ~~~yy,~ ~ l i J ~rn = z __, _ ~ x e r r ~ y ~ ~ c~i- ~ A \ A I ~ ~ ~ ~ ~ ~- ~ L T ^ - `J Y~,,~,.y x D N o N z .~.~ ~ p o - -z ~ ~ O J J -F o~ .I J o~ -~-~ ~~~ mnm ~Z mGl D Z~ -DC~~ ~Z m0 m D m_ r Cl 2 W O ~ ~n O m~ ZO Z m ~ < ~m ~ n0 m ~3 m~ m Z m ~O ~~ Gl m Z n ~ _ ~ ~ ~ m o ~ ~ _ ~~ ~ ~ O D~ ~ I Nm °° ~ ~ ~ Z ~~C' ~ =fix -~~~ ~ r CO ~ N ~ u _ :. T ~ ~ O ... m m O N ...j ~ '% - p~ -~ O - Z ~ ~F ~~ ~^.~"' OZ Z~ ~OZ ~ ~ ~~ 3m~ mn Om m ~ (1 -~ m T ~ sin ~Om -~ ~T m m ~m ~m.-i O C7~ ~~ o~i„' OZ~ Zb ~pZ T n ~~ 3(1 -a fl~ ~(1 ~ ~n m~ ZO ~ ~ m ~ m ~ m D~ ~ m ~Z Z m m Z D r 2 ~ m o ~ y o m f` r ~, o r = D D ~ C ~ "~ ° C-- ~ m r- ~ ~ ~ -~ . - _ l 1 ~ co ~ ~ c-f' m m ~ ~ ~ Z c'Gm '~Y'> `~ r O D o r N m z -= `~~ ~ o n o x , ~ O ~~n mZ r^~ <Z~ ~D ZO ~~m ~m m~ Dm~ Z Z .{ -~ ~ m ~~ op;;, pzv- ~ ~ 0~ 3m~ ~ ~ ~- QOm m ~~m/~ m-rpm ~00~. .°~~ q ~.~.~ f ~ • ~ Z • ~ , V v v _ O C • ~ O vim. , ~ ~-- • ~ - - N ~ Q ~Qn p mZ D mmQ Z- ~~m ~m m2 ~ ~ ~ Q ~ m D 7 o m ~ ~ ~ m Z~ ~~Z mn Qm m m - ~ ~ QQ i "' 3 a i i o r--i 0 ~- lWi l-+ , O ~ ~ ~ ~ ~ ~, " ~ ~ ~` 3 o N ~ y ~ / ~ ~ ~ _ ~T a ~ ~ -_ N D ~ N O r w ~, zrl 1 ~~~ A AT'.~ o ~ _ G ^ ~ ~ O ~ Q ~ ~ m ~__ :~.. ~~ ~~ ~ < -_ 3 `' ~~ x mo r L ~~ -~ i f ~ ~ oN ~ ~~ m Q ~ ° ~ C1 ~o m ° z ~ m 0 0 ~ -i ~,~ o~>~ o.~ ~o~~ N ~ G ~ S_ ~ m3c~~`~ m a;9 o a,tn~a= 3'~~~ m 3 m -- ... ~ rnm' m ` a om v N O D ~~ o ~~ ~• ~~a ....., ... -~ V Z D v D z n 0 r O Z_ A r ~0 z N n D r b z A -~ m `o z 00 n 0 m ~~~~ to 7C w ~ ~ F ~ ~ 30` Q o ., m ~ ,- N N W O > ~~ ONJ -~.~ - ~ -0 o o~ ._.~ m ~Q ~ ~ n _~ ~ m ° z ~~ ~ m ~ N ~~o~s~ o .~ ,c o z ~ N A 61 (((pnp-< N ~ d f7 A Gl f0~ n~ ~~ y acv -~~Z o m n ~ ~ . m r . A ~~ ~ C o ip V N O o .~~ _ o [~ii~ N V Z (^~~' D r_ D Z D -~ m z N C~ 0 D m `o z D D Z_ 2 n O r O Z ~, ~c x a G1 ,' m '` ~ o N r N N L ~ ~ N ~` O ;! V O ~ ~ ~~ m Q -mi ~ n ~ m o z ~ m o i W ~^o~>~ ~ v ~~ ~ o.~ xo~~ N O ~ N ~ ~ N 3 a~ C a ~ y d ~ a ~ ~ ~ ~ Z 3 ,'~~ ~ ~ w -• ~ w `°' ~^ ~ ~ `° N O _~ D ~F o ~~~ . w V Z DTs W l I O n~ M , V Z z C1 O r O z r z W C~ D~ r D Z A -~ m ~~ ~ ~ z i ~ O ~ ~ ~ N ~ N ~ _' L N J °° - r ,~ ~ ~- r V ~ O C • ~ ~~ n Q -~, ~ O Q .J ~~o~v~ o:~ ~o~ ~ N N ~ ~ ~ N ~ p, n ~ G7 `N° 3 d a c o =~~'o o + Z ~. m ~ C1 A C 7. ~ - j O ry ~ V N O ~~~ C rn~ l J `V '~ N N ~. O ~ Q ~ _. X• ~ Q C~ CD D 0 O ~ ~ ~' ~ ~ ~~~ ~ o Q W o Q ~onon ~ (~ O p ~ Q ~ `~^ Q ~ ~o ~ D m ~ ~ ~~ CD CD ~ ~ ~ ;n, ~~QCn~ Oo Q .~ v+ Q ~~~ O (~ ^~ Q rn~ u N N lV (~m_~ x ~ N `V m Q ~ ~ O `OV Q ~ ~ ~ N ~ Q ~~ . ~ ~ O p ~- ~rn°n~~- °~~no ~ Q n Q C A~ 7 Q ~ WO ~ ~ n ~ Q x °' D ~ ~ ~ o O ~ Q Q ~ ~ ~'~ ~ _n ~,~~ ~ ~ ~ rn m ~ O Q Q ~~ O ~ CD -• (Q Q O ~ O y- ~ (D O (D Q rn N Q~ ~~~~~a3 o ~ rn ~.~,Q ~~~N~o~~ Q~ O O~~ ~ ~ ~ ~ o D ~ Q Q ~~~~°_~~ o ~ cD ~ ~ ~ < (~ ~QQm~.o ~~~ ti~ (Q CD ~ _. Q ~ O (D CD ~ ~ N ~ ~ n C <0 Q C <~ m Q CD CQ m c CD N ~~ ~ m -+ a G7 y ~ G ~ O ~ 6 tJ N W ~ r. N -' ~ O .- r O ~~ ~ n Q ~• //~''~~ ~ O Q I ~~ ~ .-r O ~ O~ ~ O (~ ~ N ('1 N V1 ~ 'G N O ~. C~'1 W G~ m 3 ~ a c a = ~ m v o + Z m `~~n m A G ~ ~ 7 O ry ~ V NO O r~L' i ~j d; ~~~~t r, 9 ~~i• .i _ 1 ~,i~,Y~ ~; fd f t~ , r it ~ ; ~~, ; ~ -;, st~;t4r ~ g 1 ~ r. ~ i~ `e~~E31 1 .1~ i= Eire I k ~ f ~ , r r l l, j ~ E fear ~~ , d i 1Ir ' " ~' ~~ I + t ~ f, rn w ~9 ` Iri ~ ~ ' ~ ~ 1 li C ; E_ ~ } 3 + L i t 1, ~1, ~x • ?~ 1^ ! T i 1 + r i ' i ~• i' 2 ~ 1 ~~ S_ .... ... ~.._.. ~ ~ r,....~ i \/,^\/ V • •. _ . L.. CD \ / T J rn ~ V _ ~. ~ ~f ~ - N -{• ~ W LJ. i i ~ ~yl ~' 1 d ~ i I_ r Ei 1 i~ i rt- 1. ~t! ~~ E!-:. •:lrillE ~~'kl Ilk ~~ f•~ 't r ;; S iv ~ r t `, i 9 j }tr k.. "v lul.; t ~ trv!!F 7~. ~`E'E k[F E _ ~ t' 'f ~ fp i '' ~ ' ~ ~ ! ! ! /,. ~ ~ F 3 ' ~ jfI 3k ~ r f r ~~ L' ;} ,~ YYY . . _. .. .. ._ D 0 it i 3~ ~~. r I ~;~, jt r: ~(z r ~,~~3 7 3. .~°if ~.~rr r v~.~~i~ f~, r 1 C ~ f~~ eE v~l ,'I'!~~~: clrlj I:1Et `.F ;'.:fT r ~ Y ~ ~i r;~;l~is"?ii•EEE~~j~~t~ i r ,t ' ri rl {~ i 1 ~ 4 ~i ~il1,L ; ~'~x la t j. i tip i i i ~{7 ;i y ~ r . Icv ~ ;'f •~ i d. ~ t ~~ ' j..... ..... _ _. i .~-_ c i; s ~a~i ~ ~ - - ~~ EE ' 7 . . :~:~~rEi4 rtt~lr ,• r -~ ~5~ i ~ / r i 1 ~~~~ f € (7 / f ((( E ~ r i • ! E j ~ _ + rj { i ~ i~ il~ ~~fE f j ~i a , lE ;E E . ,;. , E t n >~ ' ~; , 11 YS '~ 3r ~r';E ~' i rl :~ t i E i r , f v I i •~' i= ` S _ 1 4 ~•. _ 1 . • .. I i _. ... D T: w a - c~ y ~~ ~ L N ~ p• ~ ~ x= N _ ~ ~ r ^~: ~.__ o ~ ~-_ ~ ~ ~ ~~ •+- i T \/ Q O C N O ~' l / ~ ~^ J Q. O O ~. Q~ ~~ oi° ~ o ~ ~ N A N (n ~ j N 3 a a ~ ~ ~ o CO m a ~ c o _.N®~ o + z ~ ~ ~ C ~ O(pm O O 0 ~~ia o~ T ~/1 O ~~ a m ~ to ~ --i d < `^ W c to ce O _ uq ro n_ o n ~ A rp ~n ~~ d n _ (1 OI ~ ~ ~ ~ ~ ~r o ~ n o ~~ €..~ ~_ ~ ~ S V1~ ~^-- ~ C * ~ ~' a C ~ _ 7 n 5 ~ 0 - ~ 7 - ~ a A T 7C dq ~ ~I• 7 ~ ~ ~ - n W - S~p O W - ,- ~ ~ r' ~ ,~ N fl1 W - '~ , 3 v~ T N ~ d n p~ ~ ~~ ~ ~ ~ ~ ~ _~ ~ K ~ ~ T ~ 3~ ~ 3' O (/1 O - d4 ~ bQ ~ vi 7 ~ .~ ~ ~ W ~ „ D to T ~ ,~+ p w~ u? CO W~ W e d p ~ O~ O n A N 7 -~ ~ p W Rp D ~ R° W .~.. Q On _ O (y r :~: +} T (1Q ~ ~ 7 ~ ~ 3'~ ~ ~ SL ~J = ~ d W ~ r Ia: (. ~ -~ J ~ Q~ a. ~, o_ m° ~~ ~° n - , ~. .. ~ J. r ~ w v r f A t - r d~ f ~~~RY •, O N O N ~ O 'u. -i W ~ ~ d }; _ lD a fl,~ ,r ~ , `~ ~w 0- C. . h 7 1 R~ C O W.D _ ~~ ~~ ,~ ~~... J, ff ,f~ D_ Gl ~ ~ ( 7 4 U4 `~ ~ M ~'_~+ .r i ~~ 4 N~ .~ N a W "- Y~ ~ F t ~, co ~ ~"' ~ ~~ ~ o o ~ ~ n ~ "~. ~~~ ~ C ~~ ~ ~ ~ ~ o ~~ i ~`~ i ~ c T ~ n O V7 UQ O ~_ ~ ~ n O N W C In :C7 O ~ ~ d O~ C n ~ O V1 ~ Vf '~. ~G C ,D O O ~ x ~ .~ fo ~c v ~ o ~ a ~ N ~ ~ ~ .t~ ~ W ~ .» - , ., a- a ~ w ~,' co ~ oo m ~ o r ~ ~ C~ ~,"T O ~' SW O N O v+ _ n t' ;: is o ~c ~c ,,<,. F.., o ~~ `L~ _ ~ a~ ~ Oo o w ,.v °~ c ~ ~ - _ fD ~`O ~ a+ d .. n ~ ~ T. ~~ ', ~~ - fD c.. ' o to ~p D 00 Q'~ 1 O r ~ v S';, ~ n '~. ~ W .- r ~ ~~ ~ - y ~ N 7C -,. rD ~ O v ~ r...a ~.~ ~~~~ ~~ n ~ o ~ .- C' ~ ~ N ,r ~ ~ ~ , m ~ m p ~ O ~ _ ~o~ ~QO~ ~ o ~, °o ~ v c ~'• ° ~' • ~ ~ ~ - m m ~ it v~ ~ ~ "6 ~ " 30` ~r a~ '~ m x ~ p~ O N N ~~ r ~o ~~ ~, :4 y,. v 00 O ~ N ~ 0` W ~ ~I (n T N N (./) (./) (./) (./) N C./) T T T T T TI TI T T T '~ T ~ T ~ ~ -1 C/~ T 0 0 0 N O~ 0 0 0 -+ (~ ~ (~ ~ (~ + (~ - Q Q O T ~'°°~' ~' D C~ c~ < QO ' -1- ~ ~ ~ T 1 C7 p° D cQ o o ~ ~ r (fl ~ < n l J r. n A N b O C ~• ^~ u ~1 O O I 16'-b" f A Ib n~ ~i o ~aJ w ?. ~~ x~ ~~ ~o A W b ~~0~"D~ O ~ ~ O A ~ '< 7c N (~ N Cn ~ ~ N ~ d A ~ ~I 3 O ~ tD ~'a~ c o ~'m v o + Z d ~ m (7 A C _7. O 3 v~Dm °o ~~~~~u ~ ~ ~~~~~ ~~~ . ~~~..~u~.. [~l!~ .~~~~~ \~ ~~~~ ~. N N 0 W O Cn ~ oo ~ ~ Q ~_ ' Q W ~ f ~ O '~ r ~ <~ m ~~ -~ ~ • N Q O ~ o c ~ b - . (fl Q ~ ~ r~ ~ ~ ~ ~ ~ O ~ ~ ~ r O ~ ~ - ' _ m ~ 3 O a ~~ • < 16'-0" ~_ 41'-0" ~ 16'-b" N 7C ~ '{ ~ ~ ~ r' Cd ~ '•~' Q ~ ~ ~ f' W O R° NO J ... ~~ J N ° ~r ~' ~O 'l, r 7 00 ~ ~• ~~, Q ~' V Q ~• Q ...1 ~~ p~>1 Vpy~~'G m3~Q,+~ O - ~ ~ Z ~ d n ~ ~ _ ~ .-~ _. ~ (~ ce m =. om ~ N O O [rte ~_ . z n I 1 "'I D N V ~~ D I ~~Z V! 2 l 1 O 0 z r D ~ ~ n A D C3zr m r z N 111 0 0 =m~ X ~ An Dr-0 A m~0 N OWN A=DC n r~~0 ~Om 0 D~~ ~~~ n 0 0 D ~ ~ m m V .M~. W /'i 4 I m D r D Z m 3 D m n ~ D m 3 r (n N 0 0 XS=O~ X ~~-i ~~ DAC ~0 z mmm3o -Ni n ~~ O~D~N C p -{ - ~Gl(J1~2 n SN ,~romrr'm~ 0 ~~ Dm N~ N O N p m 0 ~ ~ m 3 y 0 N 0 ~ rn y A -i N ~ -~ m C N~ D ~ N 0 n0 ~ _~ ~~ mr r ~" m 1 p S V> ~ (~ '~ C~ ~ ? ~ ''r ~ --G 4 fl ~ r ~ rte, ~" ~ ~ .. ~~ ..w .N J T Y • ~• O ~ ,`\^/ji ~• V ii 2 Z~ Z •~~1 (r- O O ~~~~~ ~_. 3~~ 1 !! { I }7 { I 4.12 t I ! r`~ I O i I ~ I ~ RIGGH I ~~ ; d'32 I a 'I ._ I M~j ~~ ~ ~~µ I ,~~ I I ~ L9i 1 I I __.._ I I I 1 `{`~ - A II y i i I r k__% 1 t 71 I i asoGF 1° O ~~ 1 j i i + a.1 ~ I i ~ ~~ i-~ II i '~~ Ar W..' 11 __ 1 ii ~ •i i 2 1 i I ~~• ~ I ri i l ..__~_~_. i I ..„._m q.__ f i a~ r ~~ ~~ [s"t^Y' M I 1 m ~ ~ ro ~' a ~' x mo ~~ N -' O ~ v ~o^, 'l. S n u ;~! ;~ 0 ~tV~' ~ • .rrr}~ Q Q -, Q I '~yV J'" .rn..x W t ~` Crl D O O -d z 1„ ~~_~„ m `"'j ~_ a G1 ~ ~ c°T z ,~ n~ ti n~ O Y _u ~ ~ ^. f ....~ ^r T f ~• Q "'1 ~• Y ~~~ _~~ 0 ~ N~ 2n fl_'{ N ~ o ~ a `o m n ~ a ova c~ ~ ~ ~ w_^_. ~ cn w' m~ om N S? O ~~ 'i ..~ z n 4 1 m D ._ i ;__ Q,~ ~ ~ ~ ittLtCzE i, a ~ ~ /1 t~ yea a+z ~ i p~~ :~~ "~I ~ ~ ~ b,~ l .., _' _ ~ ~~ L _ Y ij ~ 1 - III y i ~N ~`A i 4 / 1 ~1 1~ D~ -- ~' i t ~° ~ ~ ^~~ i ~ i G~ ~~ -6 G7 y ~ ~ ~ n is CT (D ~t N r~ 00°_ x N ~" O N y `~ ~- 7 7 :/ 0 C ~• ~ -I- . Q O -~, O _~ ~:2 I ~~o~ax o fn a~ o ry ~ K T. N A d (n ~ '( v O 3 cD N ~ a O n ~ co (~ a c 0 o + z ~. m ~ c7 ~~~ p ~ 3 ~ r: 7 V N ~ N O O '"~'~ ~?~ ~~~~ ~~~. ~ ~ ~ ak~~~~ xi rMi!~ _~.:_ rn Z D Z n O rn C O rn O ~' z - n ~ O rn rn rn ~ r r O rn N < D O Z to ~ ~. V r D z n O D G~ rn D Z n -_~ ~_ D z rn -v r Z D D Z ~n n O O Z D r L~7 7C .T ^~^ ~ V/ v ~ ~ m N N Co ~ ~` d J ~~ ~. I V ~ O C ~ ~~ n Q O O Q I ;~o~a~ o~~o~~ N A N Cn ~ 'G N ~ d A ~ N ~ ~ n `° ~ a ~ c o ,;~'mv o -- + Z c~~o ~ A A ~ 7. 01 -~ ~ O ry m v N O O y~, C~~ o~ Z ~ ~~~ Q T M ~ Q v~ N N W N O h ~ ~ o O Q ~ O W O C.II CJ'I N N N (/~ C/) C~ C/> (n (/i C/~ T T ,T~ T T T T T T T T ~ T ~ T ~ 0 0 0 ~ ~ Cn T ~ 0 0 0 Q n~ Q ~ O T ~ ~'~ ~~ ~ -~ ~ ~ (Q r ~ . ~ r (Q ~ < ~ ~ cn ~---- rn ~ n ~ o T ~~~ ~ '~ V 0 n C~ V n D N ~ P ~ ~ ~ '0 ~ `r ~ -< v 3 0 a- c~ mo ~~ N .~ O ~ J ~~.. ~~/-' 2; M s o~ C ~~ ~~ 1.1 O O ~_ Q J jwpcnns' com~~-i oti ~-~?c~ rU o m co -~ -~ n''i~nc~i~~ _~ C7O c = 47 Q ~ '~ ~ - ~ V 2 O ~ y n ~ ~ ~ N _ ~~ ~ c. v~ N d O t~ '• ~0 z ~n I i D "'{ m M D N N V nZ 1 V ,,i ~V1 U 2 V! 0 r O Z r n A D m~rr- ~ N N US W -- (Jt A n S C_ X ~ ~ ~ r A c m ~ ~ n 'o Czl ° ~ ~ 0 ~ ui m ~ S = ~~ 0 =~ N O 0 -o m D ~ ,.. ~ 0 n D 0 ~ ~ ~,D' uri ..:» `D r z N 00 m ~ ~ D ~ D m 3 ~ ~ z z m N N ~ ~. -{ cnmmm ~ m S S S 0~~ ~n - O r~ L UU'D0~ N n Ufl mmm0 -I (1 u ~O a ~ ~ r N ~W C i r ~D r z~ i - n 0 -r mr Gl~ Dm~00 Am m m~ ~ ~ 0 ~ ~ m 3 0 0 ~~~No~ X ~ ~-~ O~OZa~,O N ~; "'~ omoc~Sa -~ ~ ~n cm0~m= n 0 ~~ Dzt~~~c n =~ ~ m D ~ 0 = -~ A~D~ ~ ~ ~r A z m N m m a r 0 3 m m N c ~ z ~ G~ ~ -~ ~~ n ~~ ; -~ ~_ ~ -1__, N ~G ^~~ _ ~ il/ Y- 'l. S ![! f `Z7 oQ ~ ~. ~ --~- ~ Q ~~ o -, ~ Q 1 ~~~~a~ N ~ ~ ~ O ~ ~ ~ ~ ~ ~ _ ~~2 ~ N ~ ~ W -^ ~- ~~ ~ ~. O ~ pN O o~ ~~~ ~.. ~~ N IV -o ?~ ~_ 0 I-" 4 a 0 D N W ~,. ~~: ~ ~~.^^~ ~~~1~1 ~~ ..^^~ ~~ r m ~_ G~ T N Y~-e ~_ ~ ;Y ~ < v r ~c ~-~ „ --- ~, t °~ ~r ©~ c ~~ U ,,,+ ~~ n ~ Q 1 ~~ a~ ~ KBD N ~ m (!i ~p~ "C N3anC~ ~ ~ ~ ~ ~ 'O 3~~~ m ~' _-- ?. ~~~ rn _. om V N O O ~~~~ ''. M ~~ ~ ~ ~~ ~~ z N n O D Gy m D N ~P G7e~~i i ~ i i i ~ .~. ~ t O t ~ ~.~ 3 1 ,r ' ;%c , ~ Q. ~ V i ___y _~_____ ~_ yy f ~B.t2 5 3f ~A tf>RH esc ° z k~ r W ` ~ti i 4 ~ f ! c --------------- i --------- - ~ i -y •' i ~ j- ~ 1 ti G i< A 1 4 d` ~ ; ~ ~ 1 a ~~ U a~ N ~ ~ t ' 1. _______~__. i i n r ~ ~. Y f,:~2 G~ ti ~ i ., i RIhG' F T ~iM T n+. ~ ~ ~ i i m ~J G~ ~~ ~o ~~ ~ '~ r o ~ _~ N -~ O Q ~. ~ ~~ ' ~ m ) II~NN 1~ 1 r M /: Q r ~''[~ ~A ..~1 / ll\~J ~1 O ~S ~\`^Jji ~• Y I am~o~~ Ev ~ ~ to -~ < ~;~°'~~a ~ ~ a +v o ~: to ~ z 0 4 S+ c~ 7 m _ A ~~ q> ~. b A V ~ O O `~~ \`~ . ` ~~ ~~ '• ~~ x '•,r. ~~us ,. o,_ y „ flJ M ~' I. 1 f M~ {(^i _ 1 M ~~ '+f _~__ ~ ___-_____ t__ ________ ____________ ____ .. ....f. I 1 : P ~ I a ~ ~~ ; ry 4 I ~ 1 D,h 1 L.,.a '~~' ~ I I O ~ i r- i ~ N ~ I i ' ..~_..__ ~ _ { a~ i .rY. w c x ~' ~ ____ _____ ~ a f ~ ~Gk n ,yL` ~ Y ~ C H :;:2 ,~ r ~T ,~ ,d ~ ` ~ ~ yA 1 i s 1 ~' ~' fx9DG£ } I t ~ ~ ~ A;17 T a;ib ~ 1;a a y ~ T ~ ~ D N (r r m '~ [/',^V, M ~ ~ ~ -~ G~ y ~ ~ (D Yk N ~` ~ O Y,- N - - ~~. O Gi y r- ~~ J ^' r f -v r Z N n O --~ -I D rn O 0 C '~ • II" _'I- ~ Q Q o O -, ~_ Q I rn Z D rz~, T ` , O rn C rn O ~' z - n ~ O rn rn rn ~ r O rn ~ < D O Z Z N n D ~_ D Z rn ~~o~ax o~~o~~ ~x N n N (n ~. { N ~ d n ~ N ~ ~ ~ tO ~ a ~ c o ~ ~ 'm a o-~+Z 3. m v n m r m ~~~ p C ~ m ~ N {p N O O H ~ ~~~ ~r ~: ~~.._t D o~ erg _; I; _~ l ~:a . ~...., . , , , ~ ^ -v D z N D i D Z v> n O O Z D r N 7~C ~ u7 ~%' (~ ~ u ~6 ~ ~ '~ N N ~ ~ 7~ ~ O T wxiaerv ~~ J N `: i' r. I V O ~~ ~ _. ~ -~- n Q Q o O ~~ V ~ N ~ N ~I V V V V V c p . O Oo n Cn Cn O O O po ~p tv ~1 ~ Cn (/) Cn N Vi (/> N N (/~ (/~ T T T T T T T T T T T ~ T ~ T ~ ~ -1 Cn T ' 0 0 0 0 0 0 O (p N O n O n 0 ~j Q Q O T ' ~'~'~' ~ C~ ~ D m < o ' --r ~ --+ ~ T -'t ` / W D ~ O C . O ~ r (Q ' <_ Q w D 0 0 -v Q 0 W a ~ ~--- ~ ~ F-~ ~ i ~ i i ', ~ i i i i i i TI ~i O i i i i i i ~ I I '. i i i i i i i I I I I I F-J --- --J r ~i - ~ i ~i ~ I i i i i i I I i i h i i i i iL L- ~ J -- l i ~, 18' 0" ~- - Min. 3 m m 0 T _~~ N T 0 ;~ o~v o~~o~~ ~~ N°a~~c~ cNO3 (Inc ~ °II-'.Nmv 0 ° ~ + Z ~.~~ A ~ ~ c ~ o~ 0 ... ~w ~~.: ~~~T~ NYC ~\ Z a ae~ ~ ......., ~~~ ~ °~ ~, v;..u~:w,~ ;cam' ~ ~ ~ti ~ ~ ~ ~ ~ pO ~o Q --~ ~ -~ (D ~l~"Min. to ~ ~ ~ W ~ ~cD~cDo ~, ~~ --QO I Q Q ~ Ui -.' c + - o Q7 ~ ~ ' O n Q O ~ C ~ cn 12'-0°~ "'T J l J cu 1 ~~ ~_~ a Q ~~ O W W N ~,~~_ r Q C 7 ~-1~~ I ~ II X I L-JIL_J ~ W O ~ N C \ ~ ~ Cn 0 Q Q "'T J w ~ ~_ Q x ~ O ~p O . ~ ~~ F Q a 0 b - C7 =- V ,~ O r < cq ~• Q x 7 w~ 00 0 0 52'-8" ..... ~.,, a -B ~'oo ~f ~ ~°~ tiw o ~ 7 N Q Q O `^ ti3 ~ \_J ~~ Q Q 3 ~p 13' 0" , - - - - ~ _ ~` A ,~ o_ C~ ~ _I~ of = - I g l ~ ~ I__ a ~l ~ ~J ~ ~~ 7 X oz x ~ ~ w >-~~ o ~b o - ~--~ n~±=,~ Q 0 .Z7 I v' I 0 A IyO -. I~ 2'-4" 13' 0" - ~- 80'-0" 49'-0" _ - ~_. ~ .~.~. ~.~ -....~~ `~. `~. r.~~r i...,~ rim ~~r ~~ ~~ - ~~..J ~ n ~ ~ ' ~ ~ m ~ ~ ~ ~ ~ ~ ~ ~ '~ W O T ~ L o ~~ ne ~ w _ ~, x 0 ;'+1 -0 o~ C ~~ ~~ Q 1 Q ~• V ~~ a,~p~a~ o~ Fo~~ N fA N (1J ~: -t N ~ fl. n n 'n ~_ ~ n ~ C = v O" + '6 O = (n '~ 2 ~ m n ~ ~ 3 " C1 a ~ ao o~ V N O O ~~ •• `~ nW I r~ t D w N s~tnn V1 r~ V1 (Z ~ J 0 O ~_ r D~~ A nAy o m3rr- ~ Z N ~~ (!1 SC k ~ AO yr A C NZ ~-~ N fl In OC C ~ ~ NA n ~ nlN ~ n = = rN 0 Sr ~~ 0 ~m D ~ ~ ~ 0 ~ D ;y;. A 3 m ~.: m ~ ~ ~ , r~ 1 rZ W 7 O '~^` V ! 3 A m A D r to r b -I 5~ C7 ~1 p A 0 N D m ~ ~ ~ Z Z (n '' N _ D -I _ ISTO k ~ AO m D A C ~'DD 'DOS UI n mmm -~~ Z 'Dn ~ N ~ poop ~ 0 ~ _ OU, r ~ ~mrm 0 G~~ ~'mNO 0 Dm m mN m ~ N D 0 ~ r D m -n ~ -i ni o p m r -~ ~ Z l11 D 0 ~ m 3 r ;0-NINQ~ k ~ ~~.~~ A C Ulm ND zi D ~m~=o `~ n Zn N mmpi~i~0 '~ °~ N c n mz~ 00 -~ m N m ~m 0 m ~ m 0 S N ~ ~ ~ F ~ 4Y -ti "'1 ~ p '~ ~ ~ 7 N i~) Co C7 r~ ns _. a~ ~ f y r; U •^~s f C ~~ O ~• ~~ ~~~~ 0.4 ?co~.G~ N ~ d ~ ~ j tND ~ ~ ~ ~ ~ _ .q ~ ~~mC') a ~ ~ 4~ - ~m ~. O ~ P] O Q ~~" ~~i!~ Z~ ~ ~,f~ T• 1~ Q 0 0 -a ~n z D w i,.w _____ m ~,~® ~, -_- CG H ~ ~ L' J _ ~" ~ ~ d ..W ~O ~ .r y /, Y Ja C ~• S.1 Q ~+ ~~ /Z ~t Alr ~^~'^~ 1'l -o z w W n 0 D m O 0 -~ `q D Z D w !.. 1 n r~yt I ~~ ~<~ ~` ~~ ~~ ~~ ~t ~~ ~~ ~, n x o c ~~ ~" -+- Q ~~ oa ~~ z ~= r m {~? I r m f~~-~~. .... ~~:~ ~?~~: ~:al s~ _- -_ ~~~~~ F ~~M~'~1 ~~; l O O -a z D w r z -~ . i Lam. `.. ~~ 1~~ `~ \..~~ ~~ r~r Y~~ r....~ ~~ri ~rl~~ ~~.~/ ~~1 '~~ ~"'~ ~~ (D~ TJ -~ G1 y ~p ~ O O 6 6 '' (D Yt 7" N N Oo O ?= ~~ N -' ~ v ~ 1 O ~ .~. f - 7 T I ,ia O Q C ~• ~- ---'I. Q -,, O O Q ~ ,~ ;~ o~a~ o~~o~~ Nn d ~~-C N ~ 6 n ~ N ~ ~ ~ c0 C7 ~. ~ C ~. ~ N 'O O p -' t 3.m ~f) d .^ d ~ ~ ~ A C = ~ r: 7 O ry ~ N O ti"~i ~~.. ~ ~,, ~\~~~•~ F ~= '~ ~ri!~ ~: ,: rn Z D Zn T ` ' O rn C cn rn O ~_' n ~ O rn rn rn ~ r r O rn N < D --~ O D o~ r S -_ ~ Z ~ ~ ~ ~ -- - c~ 1 po ,, I O ~ ~~ rn ~' ° ~,1 -~ ---_ _ r- ~ ~ ;~ ®~ Z ~ ~ ~E __- -_~ j', r (E ~~ \ ; ~ \ ~~. ~~~~ ~~ ~~~ ~ a~~ :...~ ~ a ..... ~~ i t ___._ ~~''-!®i 1 [~.i ~i ~' L J~ ~ m C A~ C ~ n ~ p v ~ D m D O m o Z o m r~o r m ~ p r ~y ~ m o m w lAn ~ ~ w ~ ~ m o ~ ~ z m D ~ A ^~ ~ z i~ ~ z~ r~ ~ ~ ~ ~ m i m D rP ti < m ~ m >P> ~ ~ ~~ g N z Nry m O~ LDi o D p N v m O ~ m y ° m z ~ b9 T O y ~ m m z > m m A O D D m ~ m~<~ Z ~ 2 ~ ~ m ~ ~ ~O r ~ y ~ Cm O Z Z m~ODm ~ O C O < y ~ Z Z O O r D~D >N> m~ O O T~ T N T m ~ -i Z Z A Z •~~ m Nm A mn ~ my Om .. N ti i ~ Z C O o m ~ti O<<nr m m a rn o oD > yz ~~zoD z c = N cn i j o A ~ ~~ m .,Ai z~~ i m m =~ m° ~ ~O o m y v ~O ~ o m z ~ > = m y m° m ~ ~ 3 m n O m m Z~ mr m ~ZJ m A y m ~ O~ -1 m t ~ ~- O m ° Z D m > m m Z O~1 O y E ~ y D ~ ~_ o~ O ti m A° y~ O mD z n^ my, n^ ~ mmn u~ O v D a m ° ° m < Zn m2Oyv 3 Z O ~° yD ~ OT Op °~ mr ~° ~ m 2u;ZAtlgm Z~-'D~°~ DV ~m0 ~ m t2n m m fmn ~~ Z < D Cm m m Z D A m A C-] y A 0 n CNn yy < O cq.+r r O < ti A O O V m A O g m ~' 3 y,Z~w Sm 5 ~ ~ C A m ~ O m i N r ° D O 0 0 < m ~ O O Z -i ~ y 0 0 m T Z D Z Z O T~ O Ui y ~ Z Z Z O]J fA Z m Z A Z O O OT.m DoOZ JC f^J1 2 T m 00 Z m0 fzii0 T 3=N O O T_~ O y O D g' O~ ySZ~O Z SD D Z 2 or o -+ o D o ~ < nD z~ ° D - m y0 ~Ztitip ? OZ ? Z cOc~~O Z (ym ~ ~ `~O 5 DAN m ~~Or w z v x c- nn A v O D m O < 0 0 D D ~ Q yy~ ~; C D Z F C 0 ;> A D~ D n~ Z ~ r mr ~ S C T ~ A D O Z m ~ ~ ~Zi1N Z ~ Z-i ~ A D ~m ~ mm O D .m ° y D 9 m~ OT ~ Z m T m m ON foil fit ~ N y m A y >bm ~ N o Oc ? X m m p v ~~ ~ ~ n i o~ m ~ No T ~ .101 ~ L m A L T O y° m ~ ~ ti v n J N y Z+ r r0 (7m ZD N~ ti 'y~ O y Z m ~ O O D m Z O~ Z ~ D D O A Z m z L7 " ~ A A o ° 5n m y m D ~ ~ Om ~ ~ z n f^ ~ w v c ~~77 ~ C D J ~~ ~ V y X ~ X ~ D F C J y oy ~ ~_ D m D O 2 SCI O_ m m= V O ~ ~ O m O O W D~ D~ O m 2 D X A ~ mr .m S ° .Z1 Z mOm~ Or ~2 D ~I1 m ~ P- < C °m ~ ~= r m ,0o nO 0 0 m r 0 0~~ 0 ~ N y y y <II yy x~ Z ~ 2 Z A m Z A m~ D A~ x m m m~ 2 T D Z m C .l l ~ L 1 ~ D ~ ~~ O ti G m m y m m y O O O O D f Z m A[m/l ~ O~ Z ~ ~ JJy~ ~ Tl Z Z .'p t- A'~ S] -ice 3O ~4) ~- O- D Z r m ~ ZCI ° m A D Y = S O O p A O m O Z m m A~ C r m ~~11 DDD D L7 N 2 ~~ L7 m m 0 m O Z m A N C f i l r m m ° O O C D -l Z T~ r 2 A D y ~ r 2 O~ D ~~ O O H mO ~ m m D 8D m A m 0 Z y O y T O~ O H O ° m 2 2 O ~ a L) ~ p A Z m 0 A ~ D ~ [ m - Z Z C X~ Z A °~ y r~ Z N O m 0° O fiA~ A_ ~ C ~ OCR ~m 0 m A OZ y r Afn Z~yl Zm T m ~~ < ~'Z fAfrrllp mN ~Z ~ ln-D 2 AO~ °m fn~m y O Z Ay O z m A O A O v -i A D O yy `O m ~ O< O Z W D O m m N ~~ m A ~ D~ m N A G1 p 2 N ~.~ O~ O C p C ~ D O r m z~ Z H C O ~ y m 0 y Z m D? C~ O m ~ O m~ C 2 O N Zril ~ 3;~ i~ A Z mrn O AO p Omm ~ ~ ~ Z 1 m ZN OOC Z m m xm0 ZO D-1 O Z O m ~ i D m G N r D m m m m Z Og m y y yy Z Z y m m ~> 3~ O m O O D g° fyil 2 mr~ O m A D ~ O m (p7 2 m< D>Z> Z ~< F'~fnnl T O vZ ZO ~ Z -i? OT ~ mOO _nm ~ .ZDi Z O~ ~ ~o D °~ y,Tmp NpC v O y m~ O C~ O y(D/I .9 D m0 ~ m mn O ~ZA ym C m y A 2 ~Ar m N mJC fy}lA T°m2ZZ O J F m G1 D <Oy>l D< ~ Am mZ O C 1 D ~ > D ~ Z m Z om is~ f O- () O <~ Z v O v p n D C l r i r r l r n m~ Z O ~ Z D m ~O Z~ ~ m~ m C °~ A O D y~ m~ D Z T D T m O m A m D 3 m N ~ r Zmr ?l A N D p Z Oy TyJ 2O ~OlV 31 ~p rtmm1 O ~ a~~11 vmm vO <~ O y ~~ m m a y m H O N ~ O z m ,xil 2 A ~ D L D m m Z O w m Z N m z m DG ti D O T D m D m< 0 0 D~ m ~ - Amy ~ yym i m m N A D ° Som m<O O~ ~ zI ymffl ~m?vz A A O~~Z~ Z D f- m -1 ~~ ]TI ~~ ~ N A~ D N~ ~ C v ~ ~° O m O r N S; D° D Z p py~ F G) O m A.ZmIZm m ti C D 2 Z m D .r{~ mmm-~ O A Z m O O m m lmmn < y (~ m D z '^ y i z r c v O 2 A z m v O O O A< ?m: ~ ~ Z D m ~ ~ y D 2 Z 3; D m m ~ r~ O O A O m ~ f m -1 v. ~ m r O< D O m f i l T ^i yOZ n m ~mOZ m ~y ~ m v O -lx m m O r ~ rm jm m I- Op y~mmw C/J / W m Z (n y = O O Z m O D A 2 2 O m ti~ ~ N y p m m Z O m Z Z < Z~ O .V C :O L) ` ~ ~ y D A OO A O ~ O mz v o D c Z m ym Om D~ m y ON ~ cam--m y ~ < 33 Z A D -1 O ti Z A .. p 2 ~Tm A D ~ ~mN lit T 2 Z O~ D D~ D m 0 2 j D~ m~ CD O O O D y~O° O C ~ ~ ~ ~ ~ ~ O O O m~~ O m O y m A ti ~~ ~ ~ O S A D ~ m ~'N~ m mz<_ ~ z c0 <mm o i on^l om cN mo N zmvo g ~o v z z ~ cI ~N- SAO A Azx !^° ~m D ~ p cI A~ ~ O ~ ~~ ~ i ~ O v Z~ O F O ~' m O~ Zmi ~ m o o a z m~ m z n m m, y yym ~ m ~ v ~ O~ D c ° O ~An m ti AmA m~ p O 2 C D Z ~ Z y D ~ m G1 O A A Z- m m A ~ ~ O T D D Z y O V Om ~~ ~ o ~ m om ~ m w ~ [ ~ ~ o m ~ z o ~ ~ o i y y z p ~ ~ ~ nI z 6~`' 'z x D 7o D n p -~ ~r~0' ~ n~ - ~ pp -I o~ - m A r ~',F~~O~mmOm°~mm?mmmin°n ~'~~o ODO N f=l7 ~ ~~ O~ O y ~ < ~~ ~ Z m ~ X g ~ ~ o ~o m O N ti y N v> m m N A v v m m v m m O m m ~ ~ •w 0 < o~Foo- D~~-cc ADSSDS~'moo a ~ w O mmDVV°~zz OOimmp~v zz Omyz ~c ~ Cn ~ V' ~ w , ~.GmDO 2 ' v p FApFo~ppoooyN~m~~~omi~~A Oz m ~ ~ ym mDC x « m<DO9'D90n tiZ ~< R1 ~~f~n pm m„^ r m m r9 z Z D-< r 0 m m cA < m~ Cn C) m -i Am mm <~nmm ~' mm ~ C7~mQcO ~N rlgr ~~~ m n, x O m n v ~~ ~ ~ 0 i O o~ m ? im m ~ ~ G7 Zr~m ~ YY Z ~N I I O ~ ~ z m nZ~ Z O J__I1- 4 ~ ~ I o N ~~~ m ~ n ~ ~~ ~ ~~ ~A x 9c "' m o m m ~ s gN ~ o ?Z fn xo ~~ y ~ z~ n i oo < ~ g ~ z ~~ o ~ ~ ~ ~w $= c> E m? m z v o ~ ~ my ~ O $~ ~ m" c m m s ~ z gg v "-~ ~ ~ f o~ ~~ ~ ai ~ ~ y n A o ~~ ` m In ~x o~ no a o g~ 2 ~o ~ om ~ m ~ y ~ ~Z °~ m m m ° yA i ~~ v ~~ ~ ~ ""1R Ill O: 4 ~ ~ t ~~~~~ ~ ~~ ~ ~ ~ ~~ ~ ` ~ ~~ D I~ xl ~~ > ~~i m ~I ~'~s ~ ~~ ~ r ~ < C7 Z ~ Iti ~ ~i3 ~ r E ~ C7 "' 0 = $ ~ O N 70 ~~ z ~ ~ s» ~ ~ ~ e ~ - FcE 1s' owr ~ ' .~ ~ ' N ~ ~ ~ ~ ~ ~~ ~ ~ ~~ i ~ u ~ . m~ s,~ c - +1Rlf. ~R 1A ~ ~-- -- cm of ouel.c ern ~ o ~ ~ ~ ~ g p0.0FESSpw f t EAlp~.r T6 c~ ~ ~Z ~. `~` > No.130fi1 P p EXP. 3/31/12 >r ~j~rf OF CA\.\f Oe~e ° `" w ~ P031TAN0-CAPI3TRELLO COURT FLANS PREPARED UNDER 7HE DIRECFION oF: ~ (G~ 20~ fu -~ `O ~ VE8TW0 TENTATIVE TMCT NAP N0. 8072 sl ~ ~~ ~ ~~ ~ crwwN ar: -' z NOTE8, BECTIONB i DETAIL8 l°"~°°°° nES~cNEO 9r: N o CIiY OF DUBLIN CALIFORNIA ~ D~. 3 31 2012 ~ c necKeo er: rvo. reenswrv rHre ~ ; n D r ~ ~r O N m 7 ;~ a ~~ ~ z ~ v N r ~ m to ~ a ~ ~ ~ . - . •-~_ ni f D r r S~ m -----J-,? -~ z ~ n ~ ~~ ~.~ I Z ~ - --~ D D ~ ¢ I ~ 8 ~ m ~~ ~ ~ ~ I ~~ ,9 ~ --- m ~ ~. ~ N z i / 1 ~R u I I `~ m z~ ~ N o ~ '- z ~ ~ ' n ~ --------- c~ , ~~ ~¢ :< ' '~ :'^ \~ ~ ~ ~` AO SJ~ n DD m O O Z n O Z Z7 O r r m c~ z 0 O sb ~~V~ ~/ ~ u 'a =~ ~w ~i ~ ~ 8 ai o 1 ~~y ~ ~ ~ ~ ~ ~~ ~ i ~' \ ~ ~ - ~' ~ i b~~ ~ v ~;"~ M~ ~` ~I (( i ~ ~• ~ v ~ ~ bw Cn~ ~ \\ S Q ~ N ~ ('~ \ J - ~ ~ \\ ~~a ;' o u i ~, ~ ,~ ~d~a Q ~ / ~ ~ ~\ ~ . ~ ~ o ~' ~~ ¢ \\ b ~ j ~ % ~ ~ ftr~, m ~ ~ ~ ;~ ,~ ~~ ~ ~~~ ~ s S~, O z O ~ ~ ~ ~ ~~ N m ~l ~ ~O~ E J. / pROFESSp'Y9 m 1-^~ ~~~F tEA1P~~~~~ ~ `~' ~ No.43061 p~ I ~ e I ~r'rF FICAI\fOP~P ~ PLANS PREPARED UNDER THE DIRECTION OF: ~ WrE: JANINRr 2012 ° ~ ° a POSITANO-CAPISTRELLO COURT SEwE: 1• - w~ N, fv `O y VE8TMI0 TENTATIVE TRACT MAP NO. 8072 LRlY0P5 Dk4WN sr: w I m, auwna~ a wve Ienlm-aeeo ,-„ z la~~Y, ORADINO i ER0810N CONTROL PLAN JAMES F. u ON JR. DEiiGNED BY: ~ ~ o L'ITY OF I CALIFORNIA EXP. J 31 2012 cr ECKEO BY: N0. REVISION MTE ~:.~ y ~~ ~C,~~ ` ~'~. p z m z ZmX O m ~` ``ti'p` \ Z o ~ m / ~Z mm~ I ~ ~ ~ ~ v ~ /~~~ ~ ~ O 7J ~7 0l& ~~ ~\~ ~ z p m ~ ~ f1 i Y/ ~~ `~O~} O -Z~1 I~7 ~ ~ \ '~ o jT9 ~ ~ '~ I- ~I \ fD ~~ m< •` ~ .\ ~ \ ,~ ~'~~ ~\ \ V ~ ~~ ~ ~ ~\ ~ ~ ® ~ ~ i ~. Z ~ \ ~. ~ n v /, ~Im ~~ ~ ~~ \~~ 'STS ~.. ~ r _tv~ °~K\, ~~~\ ~` ~` ~J~. \ ~ oy ~ ~~ ~?,. ~ ~ a VVV ~'~~ 9~. y d /. ?93 I W - J~~Y l J -~ / VIn .,~/ ~ N Iti l ~ ~ \ S' ~4p mg x~g ~ \~ m ~ ~ ~! ~ s ~ ~ O ~~o~ _~ ~ ,sue ~ ~~ W C iZ m Z ~%? (D ~ ~_ _ ~ O ~1 ~ ~. ~_ C7 . S O fD ~ ~ .~ N .N-. v 0 0 Z ~ Q Z ~ Z Z ~ Z ~ ~ Z Z i y ~ ~ ~ o C~ o ~ o o ~ o ~ ~ o o i m ~ Z E D ~~ ~ ~~ a w~ n~~ ~ ~." ~i ~ 6~OA3 ~° ~ O ~ y "-' 3 v~ ~'O O ~ 'C 7 Q ; O :U O ~ 0 ~7e i ~ (D ~ ~ 2 ~ m -~ • e ~ 3 ~ ~ ' W 0 0 0 ~ ~ ~ ~ ~ ?. ~ o ~ ? a ~ ~ ~ ~ o O NQ ~~pcVpi =7i p n fD ~O; O O~~~O ~ O ~ G ~ 7 < ( 7 n ~ f A <' M A c N N C Ul O' ` ~ p 3 >' w ;~ o ~ ~ v ~ ~ M• C m ~ Q o a _ ~ ~ o c n 7 O _ D `~ ~ ~ a co a c~ c~ ! ~ m ~ I ~ °~ ~ n o n , c m 3 m ~, D e i m~ iD ; ~ o ~x.c` ~i~ ~ y o m y O y ~ . ~ ~ N '- ~ _ n n ._ v . . .O. ~ ' T C7 ° ~~ ~ - n N `~', ~ ~ m m ; Din ~ o y -a ~ ~ ~~ Q~ ~ 3 n a ~, 0 2 °i n 3 3 l ~ f0 i ~ :1i ~ ~ ~ O Cn tOn ~ f~D ~ O O -~ ~ N ~ ~ ~ ~ i j N ~ -O ~ o ^- c ~ ~ C N p m ~ x K i _ ~ (~ (D ~ N o 1 6 6 .n-. N . N M C7 i ~ O Q M ~. K .~ O . f x. ~a ~ Q o ~ ~ ~ m, m ~ !! ~ j -o ~ ~ ? i ? ? °- ~ iu y ~ o m 0 o r. ~ o o ~ o w ~ v n ~ m M ~~ o_ ~ Ro ~ ~ ~ O ~ ~. p N ~ 7 (~ fD ~ ~ ~ ~ ~ ~ O~ O 1 7 fD Q ~ p ~ O N ~ § ~_~ 7~ ~ q! N (~ N Q f0 4 7 O ~ S N N ~ 6 S W I (D (D (D O 00 9 p~' p~' ~' ~ < cD rn rn ~ ~' n N Q ! E r N i _.~ Points O A O ~ 0 0~ O N . 0 0 Achieved Community ~ o ~ N ~ ~°, Energy ~ ~ m v ~ -' ' 6 ~ IAQ/Health N o_ N = N Z77 o ~. yr Resources !Water 1~ m -i v m ~ N 3 Cp N O 3 ~ cD N (D ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~c~ Q~ ~ ~ _ ~. ~ ~_ m ~ v ~ ~ N cD n 7 0 O y 0 ~ ~ w 3 ~ m ' m o ~ O N ~ O_ ~ = v ~ c, o Q m O O_ O 6 p ~ O `~ 3 N O ~ (D [D ~ ~ O N O ~ ~ ~ 3 .n~. O n. M w ~~ ~ ~ n (D rt1 O (O/f ~ p> p' p - ~ 7 ~ ~ S O O m ~ G7 ~ N °- m `~ ~ CD ~ ~ ~ D_ ~ ~ ~ D ° ~ ~ r~ (D v fD D C O ~ O ~ SS ~ W ~ (D ' O_ ~ v ~ ~ ~' °' c 3 cfl ,.. ~ ~ ~ ~ m N p ~ ~ ~ c ca ~ ~ ~ ~ m ~ ~' a ~ ~ ~ ~ ~ O O (D .d ~ N O O ~. a7 n m ~ M °' o. ~ ~ O fD (n 7 3 ~' a ~• o O O (D N ^' ~ (~D cD ® u~ --~ _ ~~ 0 ~A ,~ i Q1 ~ ~n O 7 ~p 'O (D fD (D O 7 7 +n m 3~ o o~ m ~ ~ ~ ~ ~~ ~T ~ to (D - ~p „' V f/i (D ~ `~ ~ O. p~ O O O n <. ?pvQ,~~- 7 T 7 N O O t0/~ p y N N (,.) O s_ o~o n mcp ^ ~ ii Z_ ~p~; OD = N v o n ~ ~ s ~ o ~ N 6 ~ ~ p o D m c W n a ~.~.v, ~ o = O n (D +~ N V+• v o 41. ~ ~ m rh S O fD O_ C71 ~ SU ~ 7 ~ I _ c^n o v' a o o rV/+1 m m can 3 0 "' s ~ O ~ ~ 3 ~ ~ o ~ ~ 3 _ 'Q 1 m ~_ 7 ~ D \V O C O v? _ ~ S O O O S A ?~ n ~ ~ W C V! N O 3 d ~ O 3 ~ (D O O ,~ fD ~ ~ ~_ V N ~ ~ m ~ o o~ 3 o_ ~ m' Y I O J~ v ~ o_ ~ '3 ~ O ~~ ~ :~ cQ ~ =~ (D c # Q ~Y/ .1~, ~ _~~~/1F Attachment 6 0 c i1 m m Z ~ ~ ~_ _ ~ (D _~ <~ (D ~ y. S O CD 7 C1 ~P ~ N ;:. v 0 0 ~ z z z z z z ~ Z ~ z In ^> z ~ z ~ ~ ~ ~ N ~ v) n r D z o ~ N z o z 0 z 0 z 0 ~ 0 0 0 0 0 0 w D m o 0 0 ~ o ~ o Z v • ~I ~' t0 00 ~ 'V ~ G1 A W ~ NI ~j C~ V) ~ ~ ~ CJ7 ': A W; N 6 tv > > ~ c ~ " n s a) ~ nC~C~°-)• ~ ° 6 O ~ (ncn~ ~ a~ ~ n) ~ -1--{~' n 6 v n o JZZ~~ O 3! a ° ~I 'O ~ m m ~ n) ~ ~ 'O m ~ ~- ~ 0 D~ t°n ~' ~ ~ ~ : C 3 °.~ ~3 ~' N C ~ ~ ~ ~ t/) ~ (/) fA ~m~DVCC' S 3 N = rn~ (/)~ (/) 7 mmm~ O y ~ y mm- .~. cn c ~ c ~,~~, 3, o O O y 00 ~~4 ~ Cf +v s C ~ O v) ~ mg . _- y ~ v~°j N. ~. N. d ,.. ~. ~1; °. ~,, <p TI ~~ m = m = ° co o m > > o =~ ~ 3 S ~, cn N m ~ o m ~ c m 3 D n ~ ~- ° m v - ~ ~ =' ~ ~ ,n d ° a; m ~ v' w • ~ ~ ~ ~ r y ' ' ~ m 1 ° ~ ~ y ~ ~ y ~ K ~' = ~ S ~ Q ~ m ~ d - ~ ~ - ~ v ~ 'U '~ (/1 - <D ~ m 7 C~ °- o -a n ~ -i ° i !/) CD C m o T: fl_ • I.0- O : ~' 7 i ,. '~ co ~ ~ co m ' ~ ~' ~ •' O ~ y . i v) rn m' ~ O -•i v y fn y co ~ c °) D ~ a, D m (A < A ~ cD y ~ O ~ .. y -.. n) o a -~ n) 3. W ~ o i-. ~ ,.~ ; in' ~'~ ~ s m c ~ ~ O ~ a yoyom ~, ° ~vr ~ ~ cn ~ 'm ~ ~ ~ o ~CnO .. 7 >T mm <m_. . + , . m~v°vy~ . . m • o ~ ~ moyce y ~ ~ 3 ~ m y m W m D m° c m N O ~ ~ a ~ m m m ~_ ~ '* ~ ~ ~ C) rn n y .+ r tv 7 C y m . _~., o m ~ N~° ~ s ~. ~ ° <<r~ ~ y ~ ° r ~ I _° m o.c v ~ ~ -- p ~ ~ m ~) rn W ~ ° ° o ~ n a) ~ a m ~ ~ c' ~ °-ci ~ ~ 9 s Q- ~_ - (~ C' n ~- Q O Q O O _. ~ _. ~ y y ~ 0 0 N y C~ l O y fl? p ~•. -_ a ~ Z7 ~ -~'`. .3. p1 Z CD CD ,~ - N~ S?~ i O y O y y ~ 3 a) ~ >v ~ N -1 O Cf O ~ N Ol O J K 7 (P y O ~ N T O. fC 3 ~ (D (D ~ 3 O_ a _ . (D ~ (D C7 ~ O ° 3 .' O fD O C) N Q) ~ (D C7 C I ~) Cn ~ i 07 N ~ (D 3 -; (D 7 i O y ! >y ~ 3 O 3 S M (D N N N N C7 1 ~ N ~ O O N n O p) (D ~ ~ ` OT N fD 7 O _ l . . O Q A (D ~ 7 ~6 M 3 Q a a d (~ N N I ~ ~ y ~. . -. . M " -p ' ffl '~ ~ N v fD SU = ~ CC ~ C7 G ~ ~~ I i n - ( Q ~ - C,) ~ 0 0 N O ~ ~ O W 3 r p N W > Q"il ~y K y °_ (D 'G (D ~n~ fD y O v ~ G) ~ fD ~ ~ M ( y N O (/) ' (/) C1 y y.N ,G y ~ T C _ - N - N N W O W . ( ~,, . C G 0 (= O 4~1 (n y y a (/) !? W ~ ~ y (D O >i7 ~ :: (D <D N 3 tl) 7 ,Oy, cD O. v ~ ~ : i G Q O rn cD~ G7 ~ N n D n '; ~, y n O fv~ sv ~ y. O O E d m a m pp _ j ~ tv _ .. ° ~, '° cn a ~ _ v ~ ~C~ .. ~ o a ~ o ~' _3 ~ m m~, m ° ° a tv ~ • ~ OC~OQ N ° ~ ~ ° > > (~o a m mo• `< °- x d w~ = D ~ o c ~ ~ rm ° ~ o - j - j ~ ~ ~~ c m to - m n N N .Oi• d ~' ~ fD i ~ m '-' ~ m c i D ~ ~ O N y W ° ~ . ~' ~ S1) ~ fA . . . 3 ~ !3 I 3 7 N Q Q M -Oi O p (D 0 C N ~' a ~ ~ _ O . O~ y O_ ~ i I A IA {A n ~ in I i o ~ ~~ ° ° ' < ~ y ° ~ o - e ° D ~D ~D D i 0 0 I 5 o Q m ~ O o _ y ~ D I D = i i ~ y .U .Z7 ~ ; to O ~ ~ o ° ~ <A ~ ~ f (D (D m m S ~ ; N O (D ~ ~ ~ ~ C) n ~ n1 > > m m y _. ;, ~ ~ m e i p ~ m D ° m (~ ' m m rn ,> ~ 3 ~ > < ~~ ~ d iv oo . 3 :v -I ~ O ,, ~ ~ m ti 6 .3 ~ 6 _ -° a ~' ~ T f- y O CD ~ j~ N p y 2O O N o ~ ~ ^ _7 V O tli N p O O ~ °- O I I N _ ~o~ilZtS -~ ~ O O O OO W D N O N O W O E N N ~ O~ O O O O ;Achieved Community ~ Energy iT ~ N N IAQ/Health -' 0 ~. m ^' ~) Resources _, _~ ~ ~~ w wN ~ /, N w -~ N N Water i W C O_ m fD 7 Z (D ~ ~_ =o o T ~ ~ ~ ~. N_ ~ O (D 7 n ~ ~ N v w 0 ~ z m x z z z 0 z 0 z 0 z 0 z 0 z 0 z 0 z 0 z 0 - ~ « ~ z o z o ~ N ~ N z o z 0 z o ~ N z o v. ~~'i ~ z o z o ~ o rn ~ O o 0 C n • 1 N' ~i ~U 3 tD OD V T, f7~~Af I Gad N~; ~C ~ s W ~ N I T ~ y C N ~ 6 N ~ i fD 647 ~ J m 7 n 6 N D C': v7 V7 I ~ 6 N C,~ N ~` fD D_ (~ 6 N C V7 ~ LS N~ () 6 N D'~ O '° ' D CI ~ ! p Z7' O r m D y C ~ 3 y (/)~ S O nl i N~ tni7 =~'C ~ ~ ~. C'7 3 ~~~ 7~ ~~ ~ ~ ~ o ~ O ~ ` 0 ~Ty O! O 41 0 j fn 7 ~ 0O =~ 7 ~ T ~ pj ~ . m m cn• 0~ ~ ~~ A ~ (p ;n .n p :n ITl ~ ° ~ 'O r ~~ ~0~ O Q 7 ~ y _ (D O n ~G i T m -~ ~ ~D 7 C ~ y ~ ~ `Q- fD m n ~ ~ ~ < l . . c ~ ~= n m 3 ~ O c ° < o~ cn m in a ~ , i - ~ n;m a r. ~ ~ ~ n_~ m m m- m om m c v c O v O•~ v D ' o. f m n" ~ • ~ n. -~ N .; 3 ~0~ ~ ~ 40j N ~- O < N 3 S D ~ C1 O ~ n:j CC ... C..~ m° ; o' (~ ~ p. 7 <D ~O o-Qm m `° ~. Cn ~ d Q O• Q fOD ~ fl. .~ n.°a ~ n ~- T° !(7 c U7~ 3~~ O ~ %7 m l ~ r a ~ na ~. ~~ O O O U7 47 ~= f~D ~ C S (~4 y - ~ ~ - 3 fA cni7 O 41 ' =i f n 4) ,1, ..~ y .0.. r ~!'C ~ .~ 7 ll1 o r (/7 W ~ O d ~ O 47 ~ < ( ~ ~ o ~'O~ ~ QD ~ ~ ~ ~ ~ ~ 3 "* T ~ ~• m ' (p' fD fD • d o tD r~_+•, ° M y I N m ~ 7 D S~ rn n n ffl ~ 3 ~ C 7 ~7 O~ R i M, ^ C fD `~ ~ 6 °-~yy _ T ~ ~ N ~ 'p~ N ~ w ~ W v O ,~.' _ : O ~ O N ~.,. (/) ~ N = ~C O ~ C _ ~ O ~ 7 C ~.° 6 WcS.~ ~~a p ~o, °~ ~"°ol , O v47m mva fD u~,~mw'c~v,mr~ = O TOfii,~ m n ~ of ~.T3 3 S30 m ~ ° ~°-~ o 0 0 ~~°-~ D 6 ~!~ ~-a'n.Z ~~ o Waco .'~. S I ~ ' N (~ j j to 7 7 ~ ~ y 7 ~ Cf ~ Q i ( A (/7 ' O ~ N I ~ (n p _ (D ~ ~ n O (/7 (n ~ ; +n ~ ~ ~ N ~ T fD ~ ~ U7 a ~ ' ~ O ~ ~ 7 V7 (n fD N N y W ~ N CI f O 4) ~ ~ ( ~ U7 4) 0) C Q (4 O_ ( ~ U7 (p - 6 fD 0 ~. m 7 n 47 C fD fn ~p ~ 3• r. Z . ~ n fn S fD (4 'y ~ n a ~ ~ w ~ n m ~ O 41 41 0 Q , W( `p ~ ~ N ~ ~ ._ ~ ~ 3 7vc° y~Q ' C c7_ p ° N W O_Q ~ ~ .~ QO d(D N N i I r a O. ~ ~ ~ ~ Q O n F 41 ~ o_ ~ A ' O O Q c n. (D °- ~ p ~ O O ~ ° D~ O I r n. A , Q O O 7 ,~ O tC T ~- ~ • n ~ 7 4) ~ ' O (D (n M O Cn ~ ~~ a _ O m ~ N ` n = ?: N 6 ° ~ O ' N v 0 7 ~ ~ (n 7 3 . p ~ °- m y O m fA QD ~ ~ N 3 a N < . d 47 o m ' > > 1 Q ~ c - y ~' a c ~ S' v ~ cn ~ D ~ o' ~ Z o o ~' ~ m ~4 ~ i ~ coo ~ o ~ p ~• ~ ° o ~ ~, d T D O ~ C ° 7 O 6 ! O M 6 ° - ~ .~-' < N ~ n 4) ~ O ~ r 0 47 -w, ' Q O T ~ 0 N _ ~ S ~ r+ N C ~ ~ I 3 ~ N 4 7 ~ c Q N O m ~ m v, ^• > ~ ~' ~ ~ ~. o m m n u W O (.J ~ ~ O V1 O O 0 0 O OO O 0 0 O » 0 0~ O O O O -~ V O PQfi1tS O ' . . Achieved Community o ~ ~ - ~°, N Ener9Y 6 ~ . >T m ~ IAQlHealth o 0 • 0 ~V 7 N 1 N:,N W6) ~ ~ ~ ~ N -• W ~ y 1 Resources Water I ,~ ~~;a O C Q N CD z cn ~ ~. ~ ~_ _ ~ O TI (D ~ ~. N. 3 O CD 7 (~ ~A ~ N v c~ .A 0 -„ 0 I I ~ N z o z z 0 0 z 0 -< ~ -< ~ z o z D im j z D z D z D z D z o z 0 z 0 z 0 z 0 ~ ~ C z o z 0 z 0 ~ Z C - ~ « N ~ , z ~~ o !' y #~ ~Z r ~ ~ W , g r am ~ (ni AW= N~ szG~ W ~ N ~ ~~ Z ! , • : ~ A W ;~ ;6 41 O i LT N Dim ~ n 6 ~~ N ~~~ TI ~ n 6 ~ N ~ ~ (D Q (l 6 N ~ ~~ +n i C1 6 N ~ ,t ~ Z ( C ~ - , C ~ N A W i~i< T s N ~ •~ N N -n ~'Sy < c ~j ~ ~ ~ ~ » '' 0 S ~ CD ~ i _. cp O ,rll ,Z ~ : C .N. N y 2 2 ° SI ~~ ~ ~~i B O C C7 C C C + ~ % ,N.r N N N N -I N ~ i ' Tl n ~ ~; O fD N 6t i ~ ~ N ~ ~i S (D ~^ IQ ~ Q~:~ j N -I Q S (n J ~ N ~ j^I i S = 7' 3 (D 3~ ~ (D ~ (D CD (D S C ~ ~ O ~. ~ 0 (~ ~ = C7 .~ x.=1~ t7 CD fD f x m T C'1 O n ~ ~ ~r D a O ~ ~: ~ ~:~ m ! ~', . ~ v. N 7 7 O N O f~D cn In ':. N N N D1 d ' ~ • o_ y o tD tG tc m ~ < ai s=~:o N - o. D ~~ v ".~ ~ w , v ~ m v m 7 <Q a„Q p ~ m ,_i N ! ~ ~ ~ n Q ~.~ mmmm - ~.~ m! i ~ ° °• 5' ~' Q D o ps , -:om_-.. ° j o m I c ~ a ~ °i. ~ n g m m~~ ~ m o. •w . N y' ~:~fp SU ! ~' o ~ .-. cn c~ C - 3 a , „p oZ ? tl 0 7 7 m ~ { n n 3 n < ~` ~ M+ °-' r ~ m m ". 2 y O ~ ~ ~ ° ~ ~': O 3 m , 7 Sv 7 N • ~o; '_~dcc'~.o ~• ni' - <o co fl 3 m ~v- am_ ~' < c ~ °' x ~ QO s m °' ~ ~ ~ ~ ~ T~ x ~y aQm o- a m u, ~ ~ ~ ~ °' = 0 f a ?t a Z ~ ~ n ° tiv m`n~ ~ i3.j ~ s 7 ~' ~; 3 C; ;7 K (D , i° n DQ :~ = p - C3 ~ ~ C - < G'D D!- b ~ •7 Ci ~ 3. o o ~ N (D c '~ fD ~-- ~ :v m a v _ ~ 7 N C (D N 2 7c N i ,: 3 ~ 3 0 ~ ; y~ S. DS? p... ~~ D` ~ o -.. . ~ ni N n m p ~p I C i W~~~ •• ~ o ° ~ N m i 3 ~ m ~o~ ;_C7 m - ; , ~ ~ m~mm Tn o n ~ .a~ ~ ~i ~~ ~ a j u i N O' fn ~~ pi~i w C! L p D O tQ. N 3 i ,< ~ ~~ 7 ~ v ~' ~*2 m ~ ~ ' p . - C c ~ N k ~ ~ ~ n ~ ~- ~ 3 ~ ~ ~ 7 y ~ ~°-~ ~ ~ x o y f n N m m 3 m,~ ~ r,: m X N m m c. m i `~ m 7 ~ =~ ~ O in ~. o Io. n~ d °~ o a' No - .- n `O ~ N N 3' o n c7n cn' o y. _~ - j co p ~ 3 n, m T O 7 (~ m p 7 7~' 7 ~ Q' m m' d' O ~Z = ^ C'1 ~ n~ In ~ L~ n ~ ~ 07 -I ~. ~' fD n, ~ 3 ~ a ~ O ~ y $ f 7 I fD Q T, fD (D n W i Z/~ YI ' (p O 3 ~ Q- n •r9 i= ~ m ~ ~_ i ~ 3 ~• ~, ~ D ° ~ .°, ;n N ~ ~ ~, ~. ~ `~ v ~ 1 ~ ti 3~ 0_ S~Q A i 7 3 7' ~ 3 J~ I~ 3 N T ~ N S 6 ~ ~ ~! . `p N O7~ 7 id m ~ i~ A A ~ ~( 3 ~ ~ ~ ~ ~ 6 Q A ~ ~• ~ ! ~ f m o. ~•i m m m ~' ma ~ o . o" 3 m ~ n m ~ ~, , D ~a 3'~ D ~ o D D y{ -{ In ';> m 3~ D ~ o N ~ m o!o, i t° D~ ~ n~ v w ,la m m '~ v o N ~ I ' emu Q y o ~ ~ 3 ~ n -o v o o ~ _ r ~ ~ o ~ D N oo X 0 0 n ~ 0 °' rn D ~ m `~ 3 E ~ °-' `° ~ n ' ~ ~~ ~ ~ v i i ~ - w a~ Q ° ~ n> 6 m ~ ~ ~ ~ .~-~ o a `° ~ _ j N p' "D _ N ~ ~ `~ 3 ~ 7 7 N C 6 _ (D N O m /S ~ S11 X (D ~ ~. 7 I ~ II _ N I W 00 O O O ON ~~ O Z D ° Z D Z Z Z D D D O O OO. O 0 0 0 0 A N ~ !~O ~OIf7tS 'Achieved 1 Community ~. ~ y ~ v ° ~ ~°, Ener9Y N Q N o= N +3 -' ^' "' ~ ~ ~ CD IAQ/Health o ~ ~ • o • ~• cn ' ~ y _ ~ ~ N , N Resources Water --: --l C m (D Z ~ m ~ ~ ~ _~ o m w m ~ ~ ~. _N ~ O fD ~ ~ ~ ~ N w cn 0 ~ ~ ' s~ Z ~ Z Z ~ ~ ' ~ ~_ o ° Zl ° ZZ ° Z O Z O Z O ~ Z O Z D Z~ ° q) r (P O c O O y N ~ r o m O fA q~ :..4 ~ €( W 1~1) s ~ ~ ~Gi N~ I ~~ ~ r- ~ ~ ~; ~ Oi (~ 6 w (7 6 w ~~ V~ * ~1 Z Ti ~ ° rii~ c v+ ~ i' m - n CI ~ w oo = o W 2~<c : ~ m 1 m^O~ c ~ ~f O N o ~~ o N' .. ~ -, co: m m ~ ~a 3 s w y 7 D' ~ ~o OmD~ ,.,~a!D'_> > .. o o- ~ m 7! wi '+ w! no o ~ c! -' T s 3 ~yl 3,•.I ~~ ~ ~ -~ ' , ~ = = _ c ~~ m w ~' ° f c w . ~ ~ `~ ~ ~ x ~ ~n m m" ~n p ~ O ~ ~ I ; o v m ,_ O < ~~ o ~ -„ .? 3 a rtt ~ ° v m ~ C1 n n o m ~ m ~ ~~ _ _- ~ Q ~ ° n ; m ;w ~ m o ' ~ m; z ~ m v 'o Q rn d m x c • a co " m `~ a ~ W ~ ' ~W v o m v m m N °o n~n°-'.MI ~ DI j = ocek tn .i ~ ca~ o ~ "< ~ "Z~ °-5. ~ a~~ o Rt S D ~ ~ „ ~ ~ ~ ~- ~ O .1 i -,, n n 1 ~ v, C) ~ ~,' u, v,' o o n i O d m n 3 n p l ~ w D 7~ O (~ ~ ~i) -• c ~ C) 2 n ~ m W~ CD ~ ~ • o n•f¢¢ ~ ~• o o ~ w Dow ~ . Rt t ~ -~ ~ I v al y ; ~ °~ o i f m c °: ~' -° m !° ° U~ °-' ~. Q ca ~ l w ~'~ ° ~ ~' ~ f ~ y, ^' ~ ~ -p - m ° m ~ er o in n ~9 c ~ ~ ~ y f o ~ c~ n c { ~' r:l ~ ~l ~ i ~ ~ ~ ce' m o Q ~ o. A w ~.,.-. ~ 1 < o ~ ~ ~ ~~0 2° ~ D ~I ~ C7 y ~. ~ ~I ~ ~ ~ m ~< c m ~ N; re i m a, s W w ~ c v n~ ~ w m m D m o' 3 ~ i ~~ 3 y fl? ~° ~ ~ ~.j ~ o' y ~ ~: ° m n x m O ~ m -o ~ m m ~~ ,= ~ ~ w rn CC <°- ~ C) y W .°: ~ D -I m N ~! ~ 2 cp ~ m <i~ n ~ ! ~~ O S 3 ~ ` O v~~ O~~ O O w 7 ~ rt P ` CC O D C ~ O TI ~ ~ ~I ~_ ~ ~ n -' ~ ~ ~ _ o, .» n'~ 3 = O ~ _ ~ ~^ ~ O .-. O w . p 3 7 D ~ .-. n T c m i ~' ~ ~ ( I O ° ~ m x -I .-. ~, ~ °_ivwm°'v I ' _ ~ O of M c ~ ~ ~ w .' ° ' ~~ y w N m ~ v, 3 . ~ O m -i D m c° n ~' ~~ N3~=m -:~iN f o 3 ~ ~ u, °- a! ° ~ i N ~ 'T! w x- ° r.N ~ ~ O~ ` n ,--~'. ~ ~ ~ cn v, ~ rn m ~ o O ~. d N n ~ c -- ~ 0 O m ~ ~ ~ ~+ , D I ° w~ y ,, w ~ ^ ~' = o ~ s H 7 w o° ~ n O (/~ N Q y °. a nWi ~ N p! y °. m v, (n w ~ ,~ f~/1 . N ~N < n~ 2 k ~n n, n O O W w m =w w ~y IIII y m y M ~ < v.I Q ° ' CD ~ N D ~~~ ~ ~fl-m°<< DQ'~ ~ y (D T °- ~ !D ~"v °_mm ~ • '~, Q. O 3 ~ ~ a ~ ~ oN N N fp . n Q n ~ ~ ~ K -~ fD o <O f tv O'~ Z ~. O <. ~ O •-: rn , ~' ~ r- 0 ~ O q N D,m .(~ ~ O ~ ~, N ~ ~ ~, ~' n. 3 <I~ '~ y O N v N °~G ~ ~ N ~ O ~ :+ (D ' 3 n ~ (D tOp w N A~3 a. r. (') I L n L X13 X ~' y M '~ p = 3 3 3 ~ ° O v ~' ~ m ~. ~ 7 2 ~ A O ' ~ N~ O~ N ~.. ~. CD 7~ O u ~ ~ ~ ^ ~ v~ L A c oo m m v m ~ aw t ° ~ 3 m ;m 6 - ~ -~; w°~ n v,m m~.~ iC =_:~ ~ rn ~ ~ m ~ ~.. ~ ~ o ~ a •' ~ v m m W <j ~~ ~ ~ ~ ~ ' f °-'. ~ ° ~ o -~ m ~ w oho z ~ ° D ~ D ~ D ~ D ID 0 ~ ~ • ~~ ~ D D v ~ ~ n I v w I ~ w y ~ ° ~ D ° ~ ~ ~ v 6 C) ~~ ~ K m i o m ~ ~ c a 0 3 o ~ 3 _ ~ . ~ D n ~ ~ ~ ~ o ~~ m ~ m ~ D ~' ' ~ w v E S n ~ m T ~ O ~ N a- i ~ (7 ~ ~ ~ ~ F A Q ~~ ~ ~ ~ ° m m m ~a m ~ o ~ ~~ n.w c ~ ~ w ? o D w m ~ n u v ~ J ~ f Poi~its o p o o~ -~ 0 0 0 o w o 0 0 ~ o D ~~ Achieved Community rn .. w ~ ~ ~ o fR cNn o N °' 1 _ ~ Ener9Y ~ ~ 0 a' ~ 0 ~" ~ ~ ~ ~ IAQ/Health in in Resources Water O c Q O Z Ul m ~ ~ ~_ S ~ 3 ~ m 3 ~ ~. ~. 3 0 ~ 7 ~ ~ - N ^;. v rn 0 0 r 7: r Q z o ~ ~ z o z o ~ ~ z o z 0 z 0 ~ ° z o z o ~ ~ ~ ~ z o ~ ~ ~ N ,~ ?= z o z o ~ ~ z o O o ui • ~ ~. ni Z CO 00 ~ V ~ W C71 A ~ W t N ~ : U1 ~ CJ1 ~A G7 r D~~ 6 v (~ D ~:~ T n ~m o_ ~ 6 v D C~C ~ C , C::S °' COQ ~ °- °' ~ m -~ ~ O 3 n'~ ~ ~~~vo3 c c cn m m ~ - T ~ ~ Qj~ < ~ ~ '' ~ ~ m ~~ ~ ~ o ~ N, r;~ rmf i o coo ~ ~ ~~ m ~ N' m ~ ~ ~ ii rn ~ o o 0 o- o n N N ~~ ~ ~ ~ O ~ ~O C D ~~0 ~ ~. O~ ~~~ ~ <,n ~ m `m ~ ~ m C7 r ~ G ~ _s ~ rn ~ O IO N O ~ O ~ f ~< O f `m, ~ ` 3~_s ~ (D `Z (P ~ 0~ n 7 ~~ v N rfl • . i -, ~iu,~v,oc~ino°,~co-oo~~v,~~p'~ D O< o m O I a<~mv(~<~; ~ .. o-m ~ ~ ^o D ~ ~ ~ ~ ~ ! = Q!~ ~ ~ ~ Q 3 ~n ~ ~3 0 ~ ~ 9 c,m ~ .~ ~QO ' a ~ n c ~ n ~ v, ~ m o ~ ~ m ~ ~ `~ m c. ~ o • o 3o3;o~ y~ oi~~~v,ws d ' ~ 3~ 3 T 0 y ~ c N ~~Om_~ A!'. O C ~ 'p <°m = T C p `~ ~, ~ ~.~ h ~ r ~ 3 o M 3 m~ m ~<a--- ~_.3 an ~--c ~co -.! y ~' N O 3'(p ~ ~ 7 ~~~ 3 3 3 ~ W MIS ~ rnn ao O ~ ~ S ~ N ~ w.°'mcn -<~ ~ i ~ ~ O o~co~ ~ U)! tC ~ ~ ~ ~_ c ~;C c`~_~~;~, ~O ^ ~ . _. 7i ~ ~ ~ C 0~. _(7. fp y, O N 3 (a ~ ~ N fD C. 7; 7 ~ C 0 0 ~ y i° ~ ~ ~ ~ O ~ ~ 3 O ~ y ~ .'~ N p .~ N M1~ ~ ~ 3 rn ~ Ol ~ N A O ,~ ~~ Q 'T1:N ~ N ?1' Q ~ ~' ~ m ~ Q (~ ~ ~ ) 7 -: _ n fn ~:7~ ~. ~ 7 ~~`~ ~ i% nI~N ~ co m m gip ~ a 3 3 °' -~ n D: ~ M 0 ;~ c m . •~ ~'c 3 s rn, o ac rn, n ~• -- T ~ y y ~ a~ ~ . io DI m °~ c)?~•I_t 3oI ~° ° -I o wQ ~ o ~{ n o ~ ~ o °- c'3 s-o D~ m o , ~ m `~ -i ~ i -o c ~. ~ w. ~ -D -3v, ~ m c n ~ v ~n ~ :,; 3 ; c ~ m ~ c. o ~ ~ i n v ,A D r~ ~ ~~~ n:~ ~ ~ s.-pj ~o i wK# D m mc- ~ ~ ~ ~ n~- m ~~ _ ,~ a; m ~.~ ~ ....y l m 3 v O N 71 ~ ~ ~ ~ I~ y ~ ~ ~. fD D W ~ ~ .tn j O o .. c, I m y i~ ~ ~ ~ ~ ~ 'Q 7~ ~ ~ ~ ~ m ~ ~ ~ O D y ~ ~ D ~ ( ~ 3 y ~ 7~ N ~ ( ~ 3 ~ ~ . C ~ ~ ~ <D ~ Z7 • O 3 ~ ~ 6 W A 7 T N ~ j . rc . ~ >v W ~~ ~ i m ~ tv ~j ~ ~ o ~o ~ 2 ra T g ~ ~ ~ Q a ~ . s ~ ~ ~ I ~' ~ ~ ~ ~ ~ ~ ~ ~ ~ ? ~. co ~ n ° ~ _ r' m m N ~ a_ n I I N V ~ A N + 00 O -~00 ~ ' 0000 O N N 0.. ~ W O O ~ f Ot11'l.S O i Achieved Community a y ~ ~ Ener9Y y ~ y I(D ~ i ! !,v -N., ~ ~ O t N N ~ ., y LT CD o `~' IAQ/Health O ~ """ ~' r.~ w in ~~• Resources Water - ~.-- O W C Q (D m z CD 7 ~ ~ 2 ~ o TI m ~ ~ ~. ~. S O fD O n ~ 'c- N ,~_,. v m 0 -„ 0 O Z ~ Z 0 z 0 Z 0 ! t ~ Z o Z o Z y Z o ~ ~ ~ N ~ = Z 0 Z 0 Z 0 Z 0 Z 0 Z 0 Z 0 Z 0 ~ ~, ~ I ~ ~ rn Z Z o 0 Z 0 t ~ ~ m ~ r D ~NI ~ Z Cr A W N~ -~ CJ~~ AI W N'~ ~ A~ W N) -~ W >_. - 6N O _~~ -1 '~ ~ ~ ~ 'y N 6 ~N ~, ~ in?o < ~ 2 0° ~ ~ 3 ° 6SU ~ ~~v, 6t17 ~ ~ oom~ ~N Q ill I 7 ~ ~ , mmv+^~^~~~~ m ~ D D; -: ' TI r: ~' - °° e~ ~ D C 'y ~°mm ~ c o ce o f p nl a~ 3 _ °o m io ~.~~' < ~'3 ° m, C7 rn ~ ' v, u,Si - c~o~ ,~~- ZZSi~m~m~v mm-'O m° m-- 4 D I ~ m O . u', m:3~ cn ~~ corn O 7 ~ (D O ~ ~~ ~ ~ N ~ ~ I 2 47 Q (7 (D O (D n (D O ~ O- -p x Q y /5 C o - O t/r n ~ O O Q Q I _ _ _ ~, = t° _ _ 7 O W _ ~ G7 Z(D~ O (D~ m Z Z m I Z ~ ~ ~ ~ ' ~ ', ,-. C) Gi ° ~ ~-~ ~ ~ I Cf ~ n N ~. • ° ~ ~~ ~ ~ z o O I 3( .-. ~ m _. 2 O ^:n.m o 3 7 a d m , ~ , _ n @ _ in ~ r~~7• - i° 3m c~ ~ -• ~ ,_, o m 3 o ~ ~ m Qz°-zrnm cncn~mmmm~~ r C O~ 7 m o„ 7 ~tC v,: rJm ~° 7 ~+?-~ 7~ ~ ~~ '* ~ ~ ~ tn~ d ~~° m o y~ ~ o•~ ~, °[ ~ ~ ~~I n I p °-.~ 7 DD~:~ G7 `D O~~E ifl tl J ° Z ~i ~„m (n O ho Q~ • O 61 ~ ~I 0 ~ y ~ N .+ A ~~ O Q ~ ~ m ~ ~ 01f 7i 7 . I T? Q ~~ ° ~ pOj ~ (n~ ~ rn 1p ^L~ n 9 ~, ; 7 ~ fA N I fA ~ ' ,..~jG < ~`~~ fJO T~~Tt~DD D -: ~ O o Oi 0 05 •~~ ~ (D ° ~= m ~ o a' W ~ m ~ Z fD 3 ° ° ~ ~ m - m ~ D - ~ rn ~ ; ~ ~ x~ ~ ~, ~ ~ ~ ~ ,~ ~ `< ~ r- r n ~ ' n ~ . ~ ~ 'v -a v ~ w ~ ~_~ D ° D ~ ~ ~ C' c ~, m ~ N Q Sa ~~ '_' -~ .. °- `a ~ - ~ ~~ °r ~ - - - ? ~ ~~ ~ a D m nl ~ ~ I O 3 I m ,n °cnca S 3 ~ m 7 ~ ~t° v, ~~~o ~o Ac~ m m ~oi~ iv v ~ ° g~ ~' N •I ~mo~~ °' ~, , -7, ~ r ~ ° < ~ 7 r: 'p ~ ,~ O n ~ ° v °: ~ r. ~ ~ ~ ~ 7 ~ w m _ O O- ~ 7 (D n ~ ° Q Q 7 IV Q N Q ~.S Sp Sp ~ iv o ° g N ~ ~ N n '', m "• 3 i ~ ~ N~ o ° ,, m v i~ " O ° o v, ° O C O 7 ~ ~ ~ ' ^* v~', ~ ~ no m n n ° ~ ~ m ~ m y y C N N ~ ~ c ~ ~ ': _ O m ~' i~-o-o ~ L1E ~ °_ ~ SN °- 'G7 y ~~ _ 7 0 0 m 7 7 D ~ ~ .~ ..N m,v m ~. m y~ ~'m - o~ ~ w°' °_ ~ n° o ~ O ~ ~' ~ ~ ~ , lD (D c~D ~ N Z1 0 O O ~ ~ gy (~n Q ~ T ~ TI ~ ~ O N Uf o - ° O O ? O ~ '~-'. ~ Q 7 N ~. TI ~ "o ~ Q ~~ fD ~ ~ O ° y (~ f0 O ~ fD O C) .ill W N N C O ~ .O•. ~ ~ . =.j (D 7 O; (O of n ~ e O (~D ifl N ~ Q ~ ~ . n Q r O ~ ~ D 7A~ ~1] ,~ D C ( N ° ~ 7 .~-, L = L f p • r a^,a ~• °-o G~ 7 ~~ v m 7 a t~ ~ 3 n ~ n ~ c°~-°- ~ ° ~ ~' D W ~ O. D y ~ O to ~ n n a, ~ cOn ~ ~ ~ ~ . ~ r I °-' C7 m _~ ~ D ~ ~~ ~ ~ = D _~ 7 ~ ~ ~ M -~,~ O ~ ~ rn 3 ~ ~ 6 ~ p N N ~ ~ W~ 6 y ~ WI O j' Q .y+ O N ~ "* fA ~ O 7 ~ L N A - j :.ti ~ p p '° ti 0 ~ o O ~, : a C t ~ , ip ~ ~ m ~ -; ~ m ~ =. fl- T ~ N ° D to ~ 1-' m -- ~ Z T! D m ~ v. r- , DV ~~ ° ~_ ~ n G) y ~ - r ~ nl ~ ~ D ~- ~ D ~ ] . 7 ~ n~ :v ~ N p to ~ ~ N -~ ~ N N n i" O_ 7 0 `S fil N ~ .n ~ E > Q > >' ~ -~~'. ~' ~ c J~ I r c m O ~ `z c, ~ ~ __ v ~ o o _ m ? i _ ~ ~ I I ~ II II ~ W W ... ~(FV f1tS 0 0 0 ~ o o D o ~ ~ n~ 0 0 0 0 0 0 0 o N o -~ 0 0 0 'Achieved W N.~ ~ '. Community ~ - -p ~ _ ~ Z1 N N y Ener9Y iS is iT ~ ~ m `'' IAQ/Health 0 o ' v 0 ' ~. y ~ v, ~ rn Resources 1 N N ~ 'Water O C Q G7 z u? m ~ ~ ~_ 2 ~ ° „ N ~ ~. ~ ~ -. S O CD ~ n A ~ N v m 0 0 z z z z z ~ v Z z ~ ~ z z z z ~ z ~ N O o 0 o z o z o ' 0 0 0 0 0 ~ O o ~ ~ 0 0 0 0 ~ o o., ; , -~ D ~ ~ a~ cry a w (D Q(7 6tU T (n ~' Q O_(~ ~N Q O-C1 ~N ~ O 6 N D O QN ~ ~ C~7 C~g~ Z ` ~o ~DDv`Di. ~O~D_D_y ~~1~ _ ~ ~C~y ~ - - o o ny ~ v c ° c n~ ° ~ ~ ~ ~ ~ v ~ ~ _ ~ < ~ ° 2 S ~ m i o o ~ ~ ~ ~ ~ ~ _ ~ n> ~ ~ ~ ~ =m i m ~ ITI ~ ~ m m ~ o_Z _~ ~, m ° Dim ~ ~ o.m o w o ~ m ,n ° 3 O =m m - ~ n 0 ~ 3 ~ o, aO mm, ~, cnCn~ ~-~~'.-°a o~J wcnV N~`n~ ~ ~ o i~ ° ° vo cn° mo ~ ~ ~ ~~ =O • Nm 3~~~m C7 ~ 7 cmcnTm~ ~ci TTCn': ~ ~ ° ~'.~° ~m2.o ~ sW~n iA~~ m~ ( flt ~ D N ~ DDm;L1°3 D N O ~ N v i [ a ~ ~ •7•• W N O ~ < C N ~ < ~ ~ ~ O O ~. ~ ~ ~ 7• = n cn ~ p _ ~ ~. (nD ~ 7 v ~ c < (D (D O ~ ~ ~ ~ N J O = ~ N N ~ c0/i (D y N O O ~ • ~ ~ ~. ~ .~-. ~ O ~ 3 O N ~ ~ ~ - • ~ m m Ui fD (D Z N f -. N Z . N _ 0 N ~ Q (D ~ O r N ~ -+ N C {i7 D p ~'cc N n N N~ O O ~ ~ 3 v ~ m O ~ D ~ 3 ° m ° c ~• ~ ~ Q° m ~ ~ ~ o ( ~ fn (D 3 (D O r ~ n N ITl " ~ Y ~ ~ o n W ~ ~ ~ m m m ~ ~ m D i ~ m ~ O O Ci lD ~ a Z ? ~ 0 ~ O O (n n 7 (D ~~ N 1 O O n (~ n ~ p p c CC - ~~ N O O (r N C N N n U1 G n n• D ~ N ~ Q. c ~~ ~ Q~ O Q ~ 7 ~ 1"I O ~ [O (D ~ O S O ~ ~ ~ N ~ O p j 6 O -~ O N _? O. 6 O ~ ~~ O O (n (~ ~ n ~` O n (D ~ O ~ fND (~ N - N~ "0 ~ <~ O O in fD c Q' ° O ~_ C) 2 GI n N N O ~ ' ° N O N (D ~ O N .G ~ CC N O _S O N fn (D f0 ~~< O (D G O O 7 ? ~ ° ~ N ~ (D 0 7 ° •~ v m ~ o m Dm 3 0 ~ ~ o~ w Q o. ° TN ° ~ ° f<p S ; -u~ ~ ~ ~ ~ - m m t~ ~- ~ =1 ~ ° ~ ~ ° 3 ~ mm ° ~m~ ~' m~ c ° ? o - tp c°n 2 C7 ~ m T -~ 3 ~ m .m ~ o fll (n to N T 3 ~ 6 p~i ~_ D~ °_ TI v rn O ~ Oi ~ ~ ~O ~~ m <~, .O-. N Cn CD 3 ~t0 n~ ~ 3 D- nv ~ ° mm ° N ~ ~ Cn ~ CD ~ ~~ ~ ~ N O 'O O J - - ~ C (~ `G ~ ~ 07-~ < ' v o_O .~ l0 O O O n N 7 7C ~ cp c n o m v_ ~ ~ 3, I ili ~ o o rn ~ mm ~ m m N m m ( ° 1 r u, ~ m N c m -o Q cn m rn W m (~ rv 6m ~3~ ~cnm~co 3~cs°~ O co m • 3m ° m v m c~ x I ~ y n~ ~ ~° ~. ~ n o °~ m e m m ?. n ?i r j o ~~~~ f` m N N O 6 ~ ~ y ?,~, i (n T ~ (A Or ,O_, O O- ~~ ~ ~ p_ (D p NO N O ~ ( N ~ (D .. ~ 6 ~ (D n O ~ O ~ N O_ ~ ib ~ ~ .Z7 N 7 ~ C7 -' y ~ O ~ ~ U t~1 ~ (D ' OT ~ 7 ~ C n C O O (~ (D O N ~ Cn ~ O ~ 3 ~~ ~. ~ ~ Q n ~ ~ ~ N (D 1"I O 7 ~ fU ~ (D ~ N ~ ~ C ~ O_ p ~ ~ O ~ C 7 ~ W p T 7 ~ Vl ~ ~ O ~ _ . -. O ~ (D ~ .p~. n N ~ 6 ~ D ~ ~ ~ fll O O ~~ ~ ~ ~~ C C D N p 7 N G N ~ ~ f/i p~j ~ N ~ _ - (D pOj ~ ~ fD ~ a A N ~ A ~ 3 ~ (%i ' T ti ~ ~ C D 7 (D ~ v N C N N C ~ ^« W ~ N G -" ~ ~ O i O ~ (n O ~ W Z Q ~D n' 0 ~ `< N _ 2 f~ c ~ ~ c N ~ N `< m O 7 Ol ° ~ N ~ O T O N ~ (D ~ N ~ N ,9 ~ !~ m m n a 3 ~ ~ ~ m o ~ :D ~ m m ~v ~ ~ ~c ~ n ~ i m N i (7 m n i ~ ~ cn m -o m m ~ ~ ~ o ... m ~ ~ v T j ~~ ~, ~~ ~ ° n_ ;~ o ~. ~~ 3 ~, 7 7 7 n' !n W fT O O O O O N OO O O O O O ~ O ~ O O O O O Paints ' ! ..Achieved N ~ ~ N N ~ Community I ~ _.~; ~ Ener9Y 6 ~ ~ IAQ/Health o jj I y ~ `~ ^':' Resources i 'Water C d fD m Z ~%? ~ ~ CQ (D ~ ~ ~. N O (D ~ ~ N ,~.. v c~ 0 I ( Q y z o z 0 z 0 z 0 z o ~ ~ ~ z o z 0 z 0 z 0 z 0 z 0 z 0 z 0 z 0 z 0 ~ ~, z o z 0 z 0 z 0 ~, r rl ti ° ~, ~ ~ O _ ~ _ k0 I _ ~ _ ~ 1 _ 7 1 _ 7 ~ W N ~ Z .' T~i N ~ = . 6~ (li A W N ~ ~ ~ m N --' 0 ~ (7 N ~ O CD ~ ~ O Z I D' i7 0 < 71 0 ~ G , 7 ~ O t < r 7 ~ 0 G ~ 7 I~ i3 0 -Q-N m0 O ,O O C 7 Q- (D O G [-. N 7 - ~ O C S B ~ v Z1' 7 I ~ ~ C =f t9 . ~ - - 7 ~ n 7 ~ ~ ~ ~ rn O ~ (D (D C O <m O x i K N C 6511 ~~ ~p ~ (D .~ CO (D D r pa ~ O ~r O tv (D 7 ~ -0 O O ~ ~ 3 °o n I v, I ~I io ~ -. o N- ='~ o N = I o A v ;O O -~'in ° 6 < ° o ~ ' a° oj mm v m~ ~ ar '~ ?~ d a' a = ~ n~ v~ - -a < `~ `~ ~ i O ° ' <D ~ ~ I I - O C cn co ~ ~ co ° C~°~.. 3 a rrn o ~ ~ ,o m D ri I~~ . ~s =~ ~~ v ~ ~.~ ~, o p'~ o ° Q_ v m y ~-~ =~~ra m°QI v . - O~' <'m ~ 3' = vo 0 ~ o io ~,'m o m 07~ ~ y ~ sv ~ ~ v v , O ~ ~ I m ~ I ml o ~ m: ~ I m ~ m;° ~ o_ =~ ~ O ~ =n o -° ~ °~ ~ 0 ~ < o_ O D r: o ~ °-' ~ m ~ ~ ~ co ~ Cn ~ o_ i ~1 I =~ ° tv in ~ v D ;s T v r ~ o m ~ -I co d 0 ~ cp 3 .m l ~~ ~ m ~ ~i I % ~v ms °- r ~ o ~O 7~ fD (0 6 ! ~ n~''~~ W N O w ~~°,v~ ~ N N ~ N o T + -~- ~o'm -1 ~ O 0 0~ °1 f n o m (/ ~ ~ C C C i C n _ N C ~ (p . ( , _,. . -. ff O o o o o o;o ~ ~ m p=m O ~ c~ ~ Ro a ~ ° 7c O't 0 ~ .A A A ~ A ° A ~ (D N ~ O p N ZJl ° ~ -. ~ 7 ~ (D cD (D a O. ~~ ~ cD ~ a W ~ j' ~ ~ (D ~ ~ N n ~ O '~ ~ O ' I O_ ~ O 1 O ~~ Q ~ ~ ~p ~ ~ N I n m - o ~ C) _ O ~ ~ 3 ~ m a r~ f/l ~ N ~ m '0 p' ~ d ~ O (D ~ ~. ' I ie' ~ ~ m _ ~ o•' ~ ' o i D O .- D r ~ din I S w' ~ I in Z ~ vi ~ ,o ~ I-. c-~ m Q `. o_ cii l~ o ~ 3 Q ~" ~ -~ ~ ~ m~ ~ O D ~ ~ n m ~ o ~ ~ w "- N o I ~ w m ~ o ~ ~co ! kn ~ ! c~ m o G7 Iv I °' I v m v ~v, c o v ~ co ~- v I v ~ ~ ' t o ~ ~ ° ,- a ~ m °~~ Q ~ ~ c m ~ I p~ n m is xn ko' a. v G7 m ~ n ~ ~ ~ n ~' v ~ (n < m ~ ~ ~ i ~ ' I ' ( sv ~ m ~ ° ~ _ ,~ ° ° C7 Q w 3 ~ m ~ o ~ v m _ m s (D N m; : 7 ( 'm ! rn 7 ~ m ; m~ 7~ m': m ~~ m ~ m} 6°~ m~ .~ 7 N O N Cn O m c v ~ m ~ m .Z7 O_ O o ko ~ ~ 3 o m ~, N 7 0 3 ~ ~ ~' o n m~ .~ O C C (D ~y D-- Q m ~ (D ~ v • ~ ~ ~ ~ ~ ~ ~ ~ v x m o . _ ° ~' ~ °1 ~ ~ °' ~ ~ ^' ~ n ~ o c o- m 1 jm ! Q m~ O r Q m~ ~ Q m f m 1 v c ~' i o o-~u (Dj ~ mIn ~' 0 ;~ 3 c cD m y c ~ ~ m ~2 A c c i v i m ~v ' ;n i . D o ~ a +? O ~ O r , ~ o v .~ u, ,~ ~ n I ~ p I n ~.i a n ~.i ~ ~;_o ~ ~ -.i- ~ o 6 n O (D 7 ~ a~ ~ p m m~ - O Q~ n Scn 3 7 ~ ~ .m +v ~ m m~ p C7 o m X (D o_ ~ ~ 0 ,., ~O O i 3 0 , ( -~ O ~ . -• m y ~ o O I A o N. 0 ~- D ~ ` ~~ m (p ~ ( o_ ~ o ~ C7 (D ~ O ~ $ ~ °' I D cu m; m~ o m -O ~ n~ ~' m ~ 0.5' ~ ,3 Wz~ Do ~~ m O G ~ ~' I (D !D I O (D (D f 0 7~ ~- O !i) u~ _ (n v O ~A 3~ S O N N y ° ~ [n °' am 6 m o_ S- ~~ ~ o ~ ~ 0_ 3 ?i ?. ~- m0 Qo o D ~ m ~ D o o ~ ~~ o m~ j ~ ~ N m e ~ _ _ D C o fv ~ ~ `. ~ = °- n ~ ~ ~ ~ ~ ~ O ~ ~ 3 Dv ° ~ _ ° c. G v, l ~ m D ~' " m e ~ ti ~' m `~ a o ~ ~fD ~ ~ W - 6' O ~ . (D ? O ~ n W O ~ ~ 3 O N .-.. 3 7 W `G to ~ O N ~ ~ ~ 7 O ~ II ~.. _ W W } .. i ~'oints Q 1 O O O O O N O O O 0 0 0 0 0 0 O N O O O O Achieved " ~ ~' `'' Community N '~' , ~' Energy a ~ v f ~ IAQ/Health o_ ~ ~, N ~ _. Resources '~' , ~' , ^' Water v 0 ' ~ C ~ ~ ' '„''' CTt ~ (t' Q . ~ ~ . O ~ ~~ ~ 0 ~ ~ ~; ~ ~ ,, z5 fn '+ v '_' ;l C ~ ~ - " ~.~ m `° ~ ~ ~ ro ~ _ 3 ~ :tl N - ~ b ~' '~ ~ O - 3 ~ ~ m -^ :~ a o ~ 3 ~ ~ +'i ' C 1 J ~ c a ~ ~ r ' ~ ~ ~ _ C Zi 3 ~ ~ N : Z Cn ~ ~ ~ ~_ o ,~ m ~ m `~ ~ C7 O~ N o ~ A N nl m 0 0 0 m m m m m m m m ~ ~ ~ ~ IC S ~ 1 Z DC~ C~ Q(~ m DI " D' =D~ cD D D D °~~ ~' (7 D `~ D v D r _ _ ~ ~ ~ G~ o ~ ~i ~• o ~ G7 L7 0' G7 0 ~ ~' 7 m G7 0 m o' I ~ (D ~ ~ ~ O O O O ~ iD ` (D ~ (D I ~ O O ~. 3- ~ Cn 7 ~ (D 7 (D 7 (D ~ 3. A O J 3 SU 7 7 ~ 7 O .Z] ~ N v A A N ~ ~ A s A A A '~ ~' N (~p ~ 0 0 0 ~w o ~ ° a o 0 aw o~ rn o! rn D ~ Q- nl ~ 07 (~c = cn W cn iV ~ ~ (D O W N ~ ~ ? ~ ~ ~ ~ - ~ ~. ~ ~ o D ~ cn ~ v,' n ~ ' D C7 o o m o ~ ~._. ~.~ v, ~ { ~ rn m m ~' m ~' g 3 x v am a ~,'m ~ ;n ~ v ~ ~ D ~ 3 ~ o ~ iv n ~ ~ i moi. ~ Q! m o Q m s3 ~ m ~ ~ o °, 3w ~ 0 m o . m ~m' Dv in~~ ~ ?' o_~'. c < ~ n) ~ nl ~ ~o ~ ~ .2 ~ n) 3 ~ = m ~ ~ ~ ~ m n~i( ~ o m ~ ~ ~ Q ~ o m ~' ~ v a v m m ~ ~ ~ v ~ m Q~ . j ~ m ~ ~ ~• m o tU (D o 4) (D ~ a 7~ ~, ill ~ ~ ~ ~ ~ ~ _ ~ ~ ~ C d - -. (D (D 3 O O N .D O ~ U' O (D O t= ~ v C v d 41 -~ m N ~ - ' O ] .0.. _~ I ~ N v m (~ o (D v~ CG] o ~ S ~ -i m ~ ~ D ~ m ~ °- ~ v , ~ o I o-~ 3 -° t ~ ~3 0 °-. ~ 7 O N _ = ~ N vl~ m O_ i° °) ~ O -. ? °) ~,~ in C b CD 3 m Q~ O~ fn 6 ~. ~ N ~ p C O Q ~ . n-. ~ y. iD C) ~ ~ (D (%) (p' N Q O n d ~ ~ ~ _ O k7 y y' ~. j, C7 ~' ~ o_ ~ No ~. ~ y a o Q ~ v ~ of N ~ ~ o. cn o = ~ ~ ? ~ • ~ o m m ~ cn ~ ~_ n ~ ~ 'a : : ~ ~ O 0. . w•. O O . ~ ~ ~ 6 ~ ~ ~ 3 ~ ~ ~ ~ N ~ 6 ~ T t ' to to Q o ~ o ~ ~' ~' 0 0 o m _ Points • o ° ~ ~ ~ ~ ~ ~ ~ ~ 'Achieved o w ~ Community Wo °+' Energy . ~ ~ IAQ/Health °~ o Resources • • ~ ~ I Water RESOLUTION NO. XX -12 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A CEQA ADDENDUM TO THE EASTERN DUBLIN ENVIRONMENTAL IMPACT REPORT, THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE EASTERN DUBLIN PROPERTY OWNERS, AND THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR FALCON VILLAGE FOR THE PROJECT KNOWN AS CAPISTRELLO COURT AT POSITANO AND ADOPTING A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS PA 07-005 WHEREAS, the Applicant, Braddock & Logan Services, Inc. submitted applications for a 2.8-acre parcel known as Capistrello Court within a planned community known as Positano within the Fallon Village planning area. The applications include: 1) General Plan and Eastern Dublin Specific Plan amendments to change the land use from its current designation of Semi- public to Single-Family Residential, 2) Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan Amendment; 3) Site Development Review (SDR) for the construction of 12 detached single-family units; and 4) Vesting Tentative Tract Map 8072 to create 12 lots. The applications collectively are defined as the "Project"; and WHEREAS, the Project site is vacant and located at the southeast corner of Positano Parkway and West Cantara Drive; and WHEREAS, the Project, is in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993 (resolution incorporated herein by reference). The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and WHEREAS, in 2002, the City Council adopted Resolution 40-02 certifying a Supplemental Environmental Impact Report (SEIR) (SCH #2001052114) to the Eastern Dublin EIR for the Eastern Dublin Property Owners (EDPO) annexation project; and WHEREAS, on December 6, 2005, the City Council adopted Resolution No. 222-05 certifying a SEIR (SCH #2005062010) to the Eastern Dublin EIR and EDPO SEIR for the Fallon Village planning area which is the same area as the EDPO project. The Project site is located within the Eastern Dublin, EDPO and Fallon Village areas. The Fallon Village SEIR analyzed potential residential uses of the Project site although the City ultimately approved the site for Semi-Public uses; and WHEREAS, on December 13, 2005, the City Council adopted Ordinance No. 32-05 approving Planned Development (PD) Zoning -Stage 1 Development Plan for the entire 1,134- acre Fallon Village (PA 04-040) and Ordinance 33-05 approving the Stage 2 Development Plan Page 1 of 4 EXHIBIT A TO ATTACHMENT 7 for the 488-acre Braddock & Logan properties (PA 05-038) now known as Positano. The Stage 1 and 2 Development Plans anticipated Semi-Public use of the Project site; the proposed project would modify the previously approved Development Plans to provide for a residential subdivision instead; and WHEREAS, significant unavoidable impacts were identified in the EIRs referenced above for development in Eastern Dublin that required the City Council to adopt Statements of Overriding Considerations. Some of the significant unavoidable impacts apply to the Project, therefore, approval of the Project must be supported by a Statement of Overriding Considerations; and WHEREAS, for the Capistrello Court Project, the City prepared an Initial Study to determine if additional review of the proposed Project modifications and development was required pursuant to CEQA Guidelines section 15162. Based on the Initial Study, the City prepared an Addendum dated January 24, 2012 describing the modifications and development and finding that the impacts of the proposed Project have been adequately addressed in the EIRs referenced above. The Addendum is attached as Exhibit A to this Resolution and is incorporated herein by reference; and WHEREAS, a Planning Commission Staff Report dated January 24, 2012 and incorporated herein by reference analyzed the Addendum and Project and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, on January 24, 2012, the Planning Commission held a properly noticed public hearing on the Project and following consideration of the Addendum, all reports and testimony, adopted Resolution 12- XX recommending that the City Council adopt the CEQA Addendum for the Capistrello Court project; and WHEREAS, a City Council Staff Report dated , 2012 and incorporated herein by reference analyzed the Addendum and Project and recommended adoption of the CEQA Addendum and approval of the Project applications; and WHEREAS, the City Council held a properly noticed public hearing on the Project on 2012; and WHEREAS, the City Council considered the Addendum, as well as the EIRs referenced above, before taking action on the Project applications. The City Council further considered all reports, recommendations and testimony before taking any action; and WHEREAS, all of the above referenced resolutions and ordinances are incorporated by reference and are available for public review during normal business hours at the Community Development Department, Dublin City Hall, 100 Civic Plaza, Dublin, CA. 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 Council makes the following findings to support the determination that no further environmental review is required under CEQA for the proposed Project. These findings are based on information contained in the Addendum, the EIRs referenced above, the City Council staff report, and all other information contained in the 2 of 4 record before the City Council. These findings constitute a summary of the information contained in the entire record. The detailed facts to support the findings are set forth in the Addendum, the EIRs referenced above, and elsewhere in the record. Other facts and information in the record that support each finding that are not included below are incorporated herein by reference: 1. The proposed Project does not constitute substantial changes to the previous projects addressed in the EIRs referenced above that will require major revisions to the EIRs due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. Based on the Initial Study, all potentially significant effects of the proposed Project are the same or less than the impacts for these EIRs which were addressed previously. The proposed Project will not result in substantially more severe significant impacts than those identified in the prior EIRs. All previously adopted mitigation measures and mitigation monitoring programs continue to apply to the proposed Project and project site as applicable. 2. The Initial Study and Addendum did not identify any new significant impacts of the proposed Project that were not analyzed in the EIRs referenced above. 3. The City is not aware of any new information of substantial importance or substantial changes in circumstances that would result in new or substantially more severe impacts or meet any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3. BE IT FURTHER RESOLVED that the City Council of the City of Dublin finds the following: 1. No further environmental review under CEQA is required for the proposed Project because there is no substantial evidence in the record as a whole that any of the standards under Sections 21166 or 15162/3 are met. 2. The City has properly prepared an Addendum and related Initial Study under CEQA Guidelines section 15164 to explain its decision not to prepare a subsequent or supplemental EIR or conduct further environmental review for the proposed Project. 3. The City Council considered the information in the Addendum, related Initial Study, the Eastern Dublin EIR, the EDPO Supplemental EIR and the Fallon Village Supplemental EIR prior to approving the land use applications for the proposed Project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the CEQA Addendum and related Initial Study, attached as Exhibit A, pursuant to CEQA Guidelines Sections 15162 and 15164 for the project known as Capistrello Court at Positano. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the Statement of Overriding Considerations attached as Exhibit B. 3 of 4 PASSED, APPROVED AND ADOPTED this day of , 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMICC Reso CEQA Addendum.doc 4 of 4 CEQA ADDENDUM FOR THE CAPISTRELLO COURT AT FALCON VILLAGE PROJECT PA 05-038 January 24,2012 On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum to the Eastern Dublin EIR dated May 4, 1993, assessing a reduced development project alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and Specific Plan for the reduced area alternative on May 10, 1993.On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. Since certification of the EIR, many implementing projects have been proposed, relying to various degrees on the certified EIR. A Supplement was prepared to the Eastern Dublin EIR in 2002 (State Clearinghouse No. 2001052114) for an annexation and prezoning request. The 2002 Supplemental EIR, provided updated analyses of agricultural resources, biology, air quality, noise, traffic and circulation, schools, and utilities. In certifying the 2002 SEIR and approving the prezoning, the City Council, through Resolution No. 40-02, adopted a Statement of Overriding Considerations for cumulative air quality and cumulative traffic impacts. In 2005, a second Supplemental EIR was prepared and certified by the City of Dublin for the Fallon Village project (SCH #2005062010), which included the same properties as the 2002 SEIR (see City Council Resolution No. 222-OS). The second SEIR addressed new and detailed information for the proposed development areas, and, as well as several changes in circumstances since the prior EIRs which could have affected the impacts and/or mitigations previously identified for the Fallon Village Project. This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 for the Project, as described below. Project Description The current application includes a request for amendments to the General Plan and Eastern Dublin Specific Plan for an approximately 2.8-acre site located site on the southwest corner of Positano Parkway and West Cantara Drive in Eastern Dublin. The proposed amendments would replace the existing "SP-Semi-Public (S-P)" land use designation with a "L-Low Density Residential" land use designation. The Semi-Public land use designation was included in the 2005 approval in response to a General Plan policy that developments should strive to include semi-public uses within development projects at a rate of 1 net acre of S-P use per 1,000 residents. Exhibit A The proposed Single Family Residential land use designation would allow for 0.9 to 6.0 dwelling units per gross acre. If approved, the land use resignation would allow up to 12 single-family dwellings to be constructed on the site at the mid-point density range (3.45 dwellings per gross acre); the proposed development is further described in the PD zoning amendment application. Approval of this application would increase the total dwelling unit count for the overall Positanto development from 1,043 dwellings to 1,055 dwellings while, at the same time, removing future Semi-Public uses on this site. The 2005 SEIR evaluated the construction of up to 1,078 dwellings for the Positano project, including the 12-unit residential subdivision on the Project site. Prior CEQA Analyses and Determinations As summarized above and discussed in more detail in the attached Initial Study, the Positano property has been planned for urbanization since the Eastern Dublin approvals in 1993, 2002 and 2005 and has been the subject of three previously certified EIRs. The Eastern Dublin EIR identified numerous environmental impacts, and numerous mitigations were adopted upon approval of the Eastern Dublin General Plan Amendment and Specific Plan. For identified impacts that could not be mitigated to insignificance, the City Council adopted a Statement of Overriding Considerations. Similarly, the 2002 SEIR and 2005 SEIR identified supplemental impacts and mitigation measures, as well as additional significant unavoidable impacts for which statements of overriding considerations were adopted. All previously adopted mitigation measures for development of Eastern Dublin identified in the Eastern Dublin EIR, the 2002 SEIR and the 2005 SEIR that are applicable to the Project and Project site continue to apply to the currently proposed Project as further discussed in the attached Initial Study. Current CEQA Analysis and Determination that an Addendum is Appropriate for this Project. Updated Initial Study. The City of Dublin has determined that an Addendum is the appropriate CEQA review for the Project, which proposed a minor amendment to the approved General Plan, Eastern Dublin Specific Plan and Planned Development zoning. If approved, the proposed project would replace the existing "SP-Semi-Public (S-P)" General Plan and Eastern Dublin Specific Plan land use designation with a "L-Low Density Residential" land use designation. This action would facilitate construction of up to 12 detached single-family dwellings on the approximately 2.8-acre site. The applicant is also seeking approval City approval of a Stage 1 and 2 PD zoning amendment and a vesting subdivision map. The City prepared an updated Initial Study dated December 12, 2011, incorporated herein by reference, to assess whether any further environmental review is required for this Project Through this Initial Study, the City has determined that no subsequent EIR, or Negative Declaration is required for the plan and zoning amendments or the refined development details. Page 2 No Subsequent Review is Required der CEQ_A Guidelines Section 15162. CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental review. After a review of these conditions, the City has determined that no subsequent EIR or negative declaration is required for this Project. This is based on the following analysis: a) Are there substantial changes to the Project involving new or more severe significant impacts? There are no substantial changes to the Project analyzed in the Eastern Dublin EIR, as supplemented by the 2002 SEIR and the 2005 SEIR. The Project is almost identical to the residential subdivision analyzed in the 2005 SEIR, although the site was eventually approved for Semi-Public uses. As demonstrated in the Initial Study, the replacement of the planned semi-public use with residences is not a substantial change to either the 2005 SEIR analysis or the Semi-Public designation, will not result in additional significant impacts, and no additional or different mitigation measures are required. b) Are there substantial changes in the conditions which the Project is undertaken involving new or more severe significant impacts? There are no substantial changes in the conditions assumed in the Eastern Dublin EIR, the 2002 SEIR or the 2005 SEIR. This is documented in the attached Initial Study prepared for this Project dated December 12, 2011. c) Is there new information of substantial importance, which was not known and could not have been known at the time of the previous EIR that shows the Project will have a significant effect not addressed in the previous EIR; or previous effects are more severe; or, previously infeasible mitigation measures are now feasible but the applicant declined to adopt them; or mitigation measures considerably different from those in the previous EIR would substantially reduce significant effects but the applicant declines to adopt them? As documented in the attached Initial Study, there is no new information showing a new or more severe significant effect beyond those identified in the prior EIRs. Similarly, the Initial Study documents that no new or different mitigation measures are required for the Project. All previously adopted mitigations continue to apply to the Project. The previously certified EIRs adequately describe the impacts and mitigations associated with the proposed development of the Capistrello Court Project on the Positano property. d) If no subsequent EIR-level review is required, should a subsequent negative declaration be prepared? No subsequent negative declaration or mitigated negative declaration is required because there are no impacts, significant or otherwise, of the Project beyond those identified in the Eastern Dublin EIR and previous SEIRs, as documented in the attached Initial Study. Conclusion. This Addendum is adopted pursuant to CEQA Guidelines Section 15164 based on the attached Initial Study dated December 1, 2011. The Addendum and Initial Study review the proposed General Plan and Eastern Dublin Specific Plan Amendments, the Planned Development rezoning amendment and Vesting Tentative Subdivision Map, as discussed above. Through the adoption of this Addendum and related Initial Study, the City determines that the above minor changes in land uses do not require a subsequent EIR or negative declaration under CEQA section 21166 or CEQA Guidelines Sections 15162 and 15163. The Page 3 City further determines that the Eastern Dublin EIR, the 2002 SEIR and the 2005 SEIR adequately address the potential environmental impacts of the land use designation change for the Positano site as documented in the attached Initial Study. As provided in Section 15164 of the Guidelines, the Addendum need not be circulated for public review, but shall be considered with the prior environmental documents before making a decision on this project. The Initial Study, Eastern Dublin EIR, the 2002 SEIR, the 2005 SEIR and all resolutions cited above are incorporated herein by reference and are available for public review during normal business hours in the Community Development Department, Dublin City Hall, 100 Civic Plaza, Dublin CA. Page 4 EXHIBIT B STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of Dublin adopted a Statement of Overriding Considerations for those impacts identified in the Eastern Dublin EIR as significant and unavoidable. (Resolution 53-93, May 10, 1993.) The City Council carefully considered each impact in its decision to approve urbanization of Eastern Dublin through approval of the Eastern Dublin General Plan Amendment and Specific Plan project. The City Council is currently considering the Capistrello Court residential project, PA 07-005. The Project includes entitlements necessary to allow residential development of up to 12 units on the 2.8 acre project site. More specifically, the project includes General Plan/Eastern Dublin Specific Plan amendments to change the land use designation of the site from Semi-Public to Single Family Residential. A Planned Development rezoning with related Stage 1 and 2 Development Plan would amend the existing PD zoning accordingly. A Site Development Review and Vesting Tentative Tract Map 8072 would approve construction of 12 homes and a related subdivision map. These actions are collectively referred to herein as the "Project". The City Council adopted a Statement of Overriding Considerations with the 1993 land use approvals for urbanization of Eastern Dublin, including the Capistrello Court property. Statements of Overriding Considerations were also adopted for the EDPO and Fallon Village land use approvals, which likewise included the Project site. Pursuant to a 2002 court decision, the City Council must adopt new overriding considerations for the previously identified unavoidable impacts that apply to the current Project.l The City Council believes that many of the unavoidable environmental effects identified in the Eastern Dublin EIR and the Supplemental EIRs will be substantially lessened by mitigation measures adopted with the previous approvals and by the environmental protection measures included in the Project design or adopted through the Project approvals, to be implemented with the development of the Project. Even with mitigation, the City Council recognizes that the implementation of the Project carries with it unavoidable adverse environmental effects as identified in the Eastern Dublin EIR and the Supplemental EIRs. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the Project have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, or other considerations that support approval of the Project. ~ "...public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources Agency 103 Cal.App. 4th 98, _ (2002). Exhibit B 2. Unavoidable Significant Adverse Impacts from the Eastern Dublin EIR. The following unavoidable significant environmental impacts identified in the Eastern Dublin EIR for future development of Eastern Dublin apply to the Project. Land Use Impact 3.1/F. Cumulative Loss of Agricultural and Open Space Lands; Visual Impacts 3.8/B; and, Alteration of Rural/Open Space Character. Traffic and Circulation Impacts 3.3/8, 3.3/E. I-580 Freeway, Cumulative Freeway Impacts. Traffic and Circulation Impacts 3.3/l, 3.3/M. Santa Rita Road/I-580 Ramps, Cumulative Dublin Boulevard Impacts. Community Services and Facilities Impact 3.4/S. Consumption of Non- Renewable Natural Resources and Sewer, Water; and Storm Drainage Impact 3.5/F, H, U. Increases in Energy Usage Through Increased Water Treatment, Disposal and Operation of Water Distribution System. Soils, Geology, and Seismicity Impact 3.6/8. Earthquake Ground Shaking, Primary Effects. Air Quality Impacts 3.11/A, 8, C, and E. Future development of the Project will contribute to cumulative dust deposition, construction equipment emissions, mobile and stationary source emissions. 3. Unavoidable Significant Adverse Impacts from the EDPO Supplemental EIR. The following unavoidable supplemental environmental impacts were identified in the EDPO Supplemental EIR and could apply to the Project. Supplemental Impact Traffic 6: Year 2025 cumulative buildout with project scenario, Dougherty Road/Dublin Boulevard intersection. Supplemental Impact Traffic 7: Year 2025 cumulative buildout with project scenario, Hacienda Drive/Dublin Boulevard intersection. Supplemental Impact Traffic 8: Year 2025 cumulative buildout with project scenario, Fallon Road/Dublin Boulevard intersection. Supplemental Impact Traffic 11: Year 2025 cumulative buildout with project scenario, freeway segments on I-580 and I-680 in the EDPO project area. 4. Unavoidable Significant Adverse Impacts from the Fallon Village Supplemental EIR. The following unavoidable significant environmental impacts were identified in the Fallon Village Supplemental EIR and could apply to the Project. 2 Supplemental Impact TRA-1: Project contribution to impact the Dublin/Dougherty intersection (DSEIR p. 64). Supplemental Impact TRA-4: Cumulative impacts to local freeways (DSEIR p. 69). Supplemental Impact TRA-5: Consistency with Alameda County Congestion Management Plan (DSEIR p. 73). Supplemental Impact CUL-2: Demolition of the Fallon Ranch House (DSEIR p. 218.) Supplemental Impacts AQ-2, AQ-3: Increase in regional emissions (DSEIR pp. 239-240. ). 4. Overriding Considerations. The City Council previously balanced the benefits of the Eastern Dublin project approvals against the significant and potentially significant adverse impacts identified in the Eastern Dublin EIR. The City Council now balances those unavoidable impacts that apply to future development on the Project site as well as the supplemental unavoidable impacts identified in the Supplemental EIRs, against its benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Project as further set forth below. The City declares that each one of the benefits included below, independent of any other benefits, would be sufficient to justify approval of the Project and override the Project's significant and unavoidable impacts. The substantial evidence demonstrating the benefits of the Project are found in these findings, and in the documents found in the administrative record for the Project. The Project will further the urbanization of Eastern Dublin as planned through the comprehensive framework established in the original Eastern Dublin approvals. The Project will create a small residential neighborhood that is compatible with the residential development in the vicinity of the Project. The Project will provide local roadway improvements contributing to an efficient public roadway system. Although small, the Project will help the City toward its RHNA goal for new housing units and will help implement policies contained in the Housing Element of the General Plan. The Project will provide streetscape improvements such as curb, gutter, sidewalk, and landscaping that will be an amenity to the larger community and provide safer pedestrian and bicycle access between existing neighborhoods. The Project will create new revenue for the City, County, and State through the transfer and reassessment of property due to the improvement of the property and the corresponding increase in value. The Project will contribute funds to construct schools, parks, and other community facilities that are a benefit City-wide. Development of the site will provide construction employment opportunities for Dublin residents. 1781732 3