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APR D4, 212 3:26 PM
Recording requested N ~
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City of Chula Vista SAN DIEGO COUNTY RECORDER
S OFFICE
Ernest J. Dronenhurg, Jr., COUNTY RECORDER
After recording
return to: FEES: 0.00
1 0 9 $ 2 PAGES: 13
City Clerk's Office
City of Chula Vista I (IIIII IIIII IIII IIIII IIIII IIIII IIIII IIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII I'll IIII
276 Fourth Avenue
Chula Vista, CA 91910
Attn: E. Briggs
This space jor Recorder's use only
Resolutiou No. 2012-012
Documenl7Ttle
° 10983
RESOLUTION NO. 2012-012
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING A TENTATIVE SUBDIVISION
MAP WITHIN OTAY RANCH VILLAGE 2 -CHULA VISTA
TRACT 1 I -04
I. RECITALS
1. Project Site
WHEREAS, the parcel, that is the subject matter of this resolution, is represented in
Exhibit A, attached hereto and incorporated herein by this reference, and for the purpose of
general description, is located in the northern portion of Otay Ranch Village 2 Neighborhood
R-6, Chula Vista ("Property"); and
2. Project; Applications for Discretionazy Approval
WHEREAS, on April 5, 2011, a duly verified application for a Tentative Subdivision Map
(Chula Vista Tract (CVT) 11-04) was filed with the City of Chula Vista Development Services
Department by Baldwin & Sons ("Applicant") to subdivide a 25.5-acre site within Otay Ranch
Village 2, Neighborhood R-6, in order to increase the the number of single-family lots from
sixty-three (63) to one hundred twenty six (126) single-family lots and to provide one (1)
neighborhood open space lot ("Project"); and
3. Environmental Determination
WHEREAS, The Development Services Director has reviewed the proposed project for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
project was covered in previously adopted Final Second Tier Environmental Impact Report for
the Otay Ranch Villages Two, Three, and a Portion of Village Four Sectional Planning Area
(SPA) Plan, (FEIR 02-02). The Development Services Director has determined that only minor
technical changes or additions to this document are necessazy and that none of the conditions
described in Section 15162 of the State CEQA Guidelines calling for the preparation of a
subsequent document have occurred; therefore, the Development Service Director has prepared
an addendum to this document, FEIR 02-02. No further environmental review is necessazy; and
4. Planning Commission Record on Application
WHEREAS, on January 11, 2012, the Director of Development Services set a heazing
before the Planning Commission for the consideration of and recommendation on Tentative
Subdivision Map. Notice of said hearing, together with its purpose, was given by both
publication in a newspaper of general circulation in the City and mailing to property owners and
residents within 500 Feet of the exterior boundaries of the Property at least ten (10) days prior to
the hearing; and
Resolution No. 2012-012
Page 2
10934
WHEREAS, a hearing at the time and place as advertised, namely January 11, 2012, at
6:00 p.m. in the Council Chambers, 276 Fourth Avenue, was held before the Planning
Commission and said heazing was thereafter closed; and
WHEREAS, the Planning Commission reviewed and considered the Tentative
Subdivision Map CVT 11-04; and
WHEREAS, the Planning Commission after considering all evidence and testimony
presented recommended by a vote of 6-0-1 that the City of Chula Vista City Council approve the
Tentative Subdivision Map CVT I1-04 within Otay Ranch Village 2 Neighborhood R-6; and
5. City Council Record on Application
WHEREAS, a hearing time and place was set by the City Council of the City of Chula
Vista for consideration of the Project and notice of said hearing, together with its purpose, was
given by both publication in a newspaper of general circulation in the City and mailing to
property owners and residents within 500 feet of the exterior boundaries of the property at least
ten (10) days prior to the heazing; and
WHEREAS, on January 24, 2012 at 4:00 p.m. in the Council Chambers, 276 Fourth
Avenue, the City Council of the City of Chula Vista held the duly noticed public hearing to
consider said Project: said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby find,
determine, and resolve as follows:
II. TENTATIVE SUBDIVISION MAP FINDINGS
A. Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the City
Council finds that the Tentative Subdivision Map, as conditioned herein, is in
conformance with the elements of the City's General Plan, based on the following:
1. Land Use and Transportation
The General Plan land use designation is Low Medium Density Residential (3-6
DU/AC). The implementing zone is RM1 Residential. Lot size is governed through
the Design Review process. The proposed subdivision will be developed with
residential lots at a density of 10 DU/AC, with an average lot size of 3,081 square feet
and a minimum of 2,705 square feet. The minimum and average lot sizes and density
at 5.9 du/ac are within the allowable density and the permitted number of dwelling
units.
All off-site public streets required to serve the subdivision already exist or will be
constructed or paid for by the Applicant in accordance with the Conditions of
Approval. The on-site public streets are designed in accordance with the City design
standards and/or requirements and provides for vehicular and pedestrian connections.
19 3 5 Resolution No. 2012-012
Page 3
2. Economic Development
The Project, when considered in conjunction with CVT ll-02, 11-03, and I1-O5,
results in a net zero increase in units within Village 2, while providing a previously
unavailable, single-family, small lot product in a more compact format, which will be
located within walking distance of the village core. The four and six-unit compact
products support economic policies regarding the pursuit and provision of diverse
housing types and costs in order to provide balance for housing opportunities as well
as jobs. These compact, clustered, single-family products provide a wider range of
housing options and pricing for potential home-buyers in the current housing market.
By reallocating 113 units and increasing densities close to the village core, it can be
anticipated that there will be increased patronage to the neazby commercial and
public/quasi-public uses, which will contribute to greater economic development
within Village 2 and the City.
The Project allows the development of detached small lot single-family homes on
separate, fee-simple lots. This housing type is reflective of greater demand for these
products in today's economic environment. The four- and six- unit cluster design
around a central auto/activity court provides a housing type that is new to Village 2,
and specifically designed to align with today's marketplace and economic conditions.
The Project provides home-buyers the opportunity to purchase detached, single-
family homes with greater affordability, reduced maintenance/utility costs, and less
dependency on the automobile. As a new housing type within Otay Ranch, the
proposed homes also provide further variation in housing opportunities available to
Chula Vista residents, consistent with General Plan Objective ED 2.
The proposed project also fosters economic development at the community level
by providing for increased housing densities within the same footprint. These
increased densities allow for infrastructure and municipal services to be provided at
reduced cost per capita (more people served by the same municipal services).
Additionally, with increased housing (and population) within the same footprint,
increased densities improve the viability of community serving commercial and
public/quasi public uses as well as alternative transportation modes. As a result, the
proposed project may serve as a catalyst for small and mid-sized industries and
businesses and community-serving and neighborhood uses, consistent with Objective
ED3andED9.
3. Public Facilities and Services/Drainage and Water Ouality
The Project has been conditioned to ensure that all necessary public facilities and
services will be available to serve the Project contemporaneous with the demand for
those services. A Public Facilities Financing Plan has been prepazed to supplement
that which is already in place to define public service, facility, and phasing needs
created by the Project.
Project-level water quality technical reports were completed for the proposed project.
The water quality technical reports outline three options for achieving the water
quality treatment and hydromodification requirements of the City of Chula Vista. One
of the three options would be implemented and approved by the City Engineer.
20986;
Resolution No. 2012-012
Page 4
The proposed unit transfers would continue to comply with all applicable rules and
regulations, including compliance with NPDES permit requirements for urban runoff
and storm water discharge. Best Management Practices (BMPs) for design, treatment
and monitoring for storm water quality would be implemented as delineated in the
EIR with respect to municipal and construction permits. Compliance with all
applicable rules and regulations governing water quality as well as implementation of
all mitigation measures outlined in Section 5.9 of the EIR and the measures outlined
in the water quality technical reports (Hunsaker and Associates 2011a,b) would
ensure no additional impacts to water quality beyond those previously analyzed.
Project-specific analyses have been conducted relative to the project's potential sewer
and water impacts. The proposed project would reduce average projected water
demands by 38,800 gallons per day (gpd). This reduction is due to an increase in
density (greater than 8 units per acre), resulting in a reduced water demand per unit.
As such, the water system recommendations from the May 2006 Subarea Master Plan
for Village 2 remain unchanged as a result of this project. Additionally, while the
total projected sewage flows will not change as a result of the proposed project, the
project does involve shifting 83 units from the Wolf Canyon Basin to the Poggi
Basin, which results in a shift of 21,995 gpd from the Wolf Canyon Basin to the
Poggi Basin. The proposed project, however, would not require additional reaches of
the Poggi Canyon Interceptor to be upgraded in the future. Upon approval of the
proposed project, the Development Impact Fee for the Poggi Basin would be updated
to reflect the additional units.
4. Environmental Element
The Project has been reviewed in accordance with the requirements of CEQA. An
Addendum has been prepared for the project in order to address the proposed
modifications to the lot configurations within Village Two from the adopted Final
Second Tier Environmental Impact Report, Otay Ranch Villages Two, Three, and a
Portion of Village Four Sectional Planning Area (SPA) Plan, FEIR 02-02. The
proposed modifications would not result in an increase in overall unit count, and
would not substantially change traffic generation or distribution patterns. No
additional significant impacts beyond those previously analyzed in the EIR, or
substantial increases in any identified significant impacts are anticipated; however,
the proposed modification represents new information that was not available at the
time that the EIR was certified. Therefore, the Addendum and the Mitigation
Monitoring Program ensures that all environmental impacts will be mitigated to a
level less than significant.
5. Growth Mana eg ment
Due to the Project's `no net change to number of dwelling units', the surrounding
street segments and intersections as planned or built, including Olympic Parkway and
Santa Victoria Road, will continue to operate/serve at the same Level of Service in
compliance with the City's traffic threshold standazd with the proposed project
traffic. No adverse impact to the City's traffic threshold standards would occur as a
result of the proposed project.
Resolution No. 2012-012
10 9 8 7 Page 5
The Project site is located in the attendance azea of Hedenkamp Elementary School,
within the boundazies of the Chula Vista Elementary School District. The Project is
also within the attendance azea of Otay Ranch High School and Olympian High
School, within the Sweetwater Union High School District. The Applicant will be
required to pay applicable developer fees based upon assessable area.
6. Open Space and Conservation
The project proposes single-family homes that meet the minimum open space
requirement per the Otay Ranch Village 2 SPA. The project would also be required to
provide parkland or pay park fees towazds the acquisition and development of future
parks. The proposed landform grading conforms to the City's grading Ordinance and
retains regional and natural open space features. The development of the site is
consistent with the goals and policies of the Conservation Element.
B. Pursuant to Government Code Section 66473.1 of the Subdivision Map Act, the
configuration, orientation, and topography of the site allow for the optimum siting of lots
for natural and passive heating and cooling opportunities. The development of the site
will be subject to site plan and architectural review to ensure the maximum utilization of
natural and passive heating and cooling opportunities.
C. Pursuant to Government Code Section 66412.3 of the Subdivision Map Act, the Council
certifies that it has considered the effect of this approval on the housing needs of the
region and has balanced those needs against the public service needs of the residents of
the City and the available fiscal and environmental resources.
D. The site is physically suited for residential development, because it is generally level and
is located adjacent to existing residential developments. The Project conforms to all
standards established by the City for a residential development.
E. The conditions herein imposed on the grant of permit or other entitlement herein
contained is approximately proportional both in nature and extent to the impact created
by the proposed development.
III. GOVERNMENT CODE SECTION 66020 NOTICE
Pursuant to Government Code Section 66020(d)(1), NOTICE IS HEREBY GIVEN that the 90
day period to protest the imposition of any impact fee, dedication, reservation, or other exaction
described in this resolution begins on the effective date of this resolution and any such protest
must be in a manner that complies with Section 66020(a) and failure to follow timely this
procedure will baz any subsequent legal action to attack, set aside, void or annual imposition.
The right to protest the fees, dedications, reservations, or other exactions does not apply to
planning, zoning, grading, or other similar application processing fees or service fees in
connection with the project; and it does not apply to any fees, dedication, reservations, or other
exactions which have been given notice similar to this, nor does it revive challenges to any fees
for which the Statute of Limitations has previously expired.
IO988
Resolution No. 2012-012
Page 6
BE IT FURTHER RESOLVED that the City Council does hereby approve the Project
subject to the general and special conditions set forth below.
IV. TENTATIVE MAP GENERAL CONDITIONS OF APPROVAL
A. Project Site is improved with Project
The Applicant, or his/her successors in interest and assigns, shall improve the Project Site
with the Project as described in the Tentative Subdivision Map, known Chula Vista Tract
11-04.
V. SPECIAL CONDITIONS OF APPROVAL
A. The conditions herein imposed on the tentative map approval herein contained are
approximately proportional both to nature and extent of impact created by the proposed
development. Unless otherwise specified, all conditions and code requirements listed
below shall be fully completed by the Applicant or successor-in-interest to the City's
satisfaction prior to approval of the Final Map, unless otherwise specified:
Planning Division:
1. Applicant shall develop and maintain the Project Site in accordance with the approved
plans, which include site plans, floor plan, and elevation plan on file in the Planning
Division, the conditions contained herein, and Title 19.
2. Prior to, or in conjunction with the issuance of the first building permit, pay all applicable
fees, including any unpaid balances of permit processing fees for deposit account DQ-
1652.
Land Development Division:
3. All of the terms, covenants and conditions contained herein shall be binding upon and
inure to the benefit of the heirs, successors, assigns and representatives of the Developer
as to any or all of the Property. For purposes of this document the term "Developer" shall
also mean "Applicant".
4. All of the terms, covenants and conditions contained within the Tentative Map for Tract
No. 06-OS shall continue to be binding upon and inure to the benefit of the heirs,
successors, assigns and representatives of the Developer as to any or all of the Property.
5. All of the terms, covenants and conditions contained within the Amendment to the City
of Chula Vista Subdivision Manual Section 5-000 for the inclusion of the Standard
Conditions of Approval for Tentative Maps shall be binding upon and inure to the benefit
of the heirs, successors, assigns and representatives of the Developer as to any or all of
the Property.
Resolution No. 2012-012
Page 7
10989
6. Developer shall provide one sewer lateral for each unit and all shall be shown on the
improvement plans as directed by the City Engineer.
7. Prior to approval of any final map for the Project, Developer shall secure and construct
all offsite facilities as identified in the Public Facilities Financing Plan (PFFP).
Developer shall submit security in a form approved by the City Attorney, for any
required offsite improvements as shown on the approved Tentative Map or as required by
the PFFP. Any offsite permission or right of way that will be required to install such
improvements shall be obtained prior to the approval of any final map, to the satisfaction
of the City Engineer.
8. Prior to the approval of any final map within the Project, Developer shall obtain approval
of a Joint Use Agreement and Right of Way crossings for Santa Victoria and Santa Diana
over the City of San Diego waterline to the satisfaction of the City Engineer.
9. Developer shall ensure that the Homeowners Association (HOA) maintains all Water
Quality Facilities for the Project. Prior to final map approval, the Developer shall obtain
the approval from the City Engineer, of the Covenants, Conditions, and Restrictions
(CC&R's). Developer shall also demonstrate to the satisfaction of the Development
Services Director that such maintenance is accounted for in the HOA annual budget.
10. Prior to approval of any building permit for the Project, Developer shall obtain approval,
by the City of Chula Vista, of the `landscape documentation package' that demonstrates
that the landscape associated with this Project complies with the City of Chula Vista
Landscape Water Conservation Ordinance, Chapter 20.12 of the Municipal Code. The
title sheet of the drawings shall contain a signed statement from the landscape architect as
follows: "I am familiar with and agree to comply with the requirements for landscape
improvement plans as described in Chapter 20.12 of the Municipal Code. I have
prepared this plan in compliance with those regulations. I certify that the plan
implements the regulations to provide efficient landscape water use."
11. Sidewalks immediately adjacent to any low walls shall have a 12-inch scoring pattern, to
alert pedestrians to the proximity to the wall. Scoring pattern shall be located along the
base of the wall and shall contain vine-planting pockets all as approved by the Director of
Development Services.
12. All existing and proposed perimeter theme walls and fences shall be part of the landscape
and irrigation plans for the Project. The landscape and irrigation plans shall show design,
height and materials for the walls/fences.
13. Ensure that prospective purchasers receive a copy of the City of Chula Vista Landscape
Water Conservation Checklist.
20900
Resolution No. 2012-012
Page 8
14. Pursuant to Condition No. 103 of Tentative Map for Tract No. 06-05, the installation of
landscape and irrigation remains incomplete beyond six months from the issuance of the
grading permit; therefore, the installation of slope Landscape and Irrigation shall now be
completed by the developer of a unit, within a neighborhood located immediately
adjacent to a slope that requires landscape and irrigation installation, prior to the first
occupancy permit issued to a developer for that neighborhood. This Landscape and
Imgation work shall be deemed to include fixll installation of Landscape and Irrigation
per the approved L&I plans, including coordination with owners of adjacent
neighborhoods as necessary to complete the work shown on the L&I plans.
15. Pursuant to Condition No. 96 and 97 of Tentative Map for Tract No. 06-05, the developer
shall complete, to the satisfaction of the Director of Development Services, grading
operations, including the adjustment of the lot line adjacent to Wolf Canyon such that the
park lot line coincides with the top of slope of Wolf Canyon."
Fire Department:
16. The Building Permit plans shall demonstrate a fire flow of 1,500 gallons per minute
(gpm) fora 2-hour duration (at 20psi). The 1,500 gpm is for homes that are less than
3,600 square feet. For larger homes (3,601 +), they shall meet the fire flow requirements,
based upon size and construction type, as stated within the adopted fire code.
17. The Applicant shall provide a water flow letter from the applicable water agency having
jurisdiction, to the Chula Vista Fire Department, indicating that the fire flow is available
to serve this project.
18. The Applicant shall install Fire Hydrants located not greater than 500 feet apart for
single-family and 300 feet apart for multi-family properties. The minimum fire hydrant
size shall be: 6" x 4" x 2" % x 2 %2" prior to occupancy.
19. Prior to occupancy, the structure shall be addressed in accordance with the currently
adopted code.
20. The Applicant shall comply with the adopted State of California Building Code changes
that require all new one and two-family homes and townhouses built in the state starting
January 1, 2011, to be equipped with life-saving fire sprinkler systems.
B. The following on-going conditions shall apply to the Project Site as long as it relies on
this approval:
21. Approval of this request shall not waive compliance with all sections of the CVMC, and
all other applicable City Ordinances in effect at the time of building permit issuance.
Resolution No. 2012-012
10 9 91 Page 9
22. The Property Owner and Applicant shall and do agree to indemnify, protect, defend and
hold harmless City, its City Council members, officers, employees and representatives,
from and against any and all liabilities, losses, damages, demands, claims and costs,
including court costs and attorney's fees (collectively, liabilities) incurred by the City
arising, directly or indirectly, from (a) City s approval of this tentative map and (b) City's
approval or issuance of any other permit or action, whether discretionary or non-
discretionary, in connection with the use contemplated on the Project Site. The Property
Owner and Applicant shall acknowledge their agreement to this provision by executing a
copy of this Tentative Subdivision Map where indicated below. The Property Owner's
and Applicant's compliance with this provision shall be binding on any and all of the
Property Owner's and Applicant's successors and assigns.
23. All of the terms, covenants and conditions contained herein shall be binding upon and
inure to the benefit of the heirs, successors, assigns and representatives of the Developer
as to any or all of the Property. For purposes of this document the term "Developer" shall
also mean "Applicant".
24. The Applicant shall comply with all requirements and guidelines of the City of Chula
Vista General Plan; the Citys Growth Management Ordinance; Chula Vista Landscape
Manual, Chula Design Plan; Otay Ranch General Development Plan, Otay Ranch
Resource Management Plan, Phase 1 and Phase 2; Ranch Wide Affordable Housing Plan;
Otay Ranch Overall Design Plan; Otay Ranch Village Two Sectional Planning Area
(SPA) Plan and supporting documents including: Village Two Public Facilities Finance
Plan; Village Two Parks, Recreation, Open Space and Trails Plan; Village Two SPA
Affordable Housing Plan and the Non-Renewable Energy Conservation Plan as amended
from time to time, unless specifically modified by the appropriate department head, with
the approval of the City Manager. These plans may be subject to minor modifications by
the appropriate department head, with the approval of the City Manager, however, any
material modifications shall be subject to approval by the City Council.
25. If any of the terms, covenants or conditions contained herein shall fail to occur or if they
are, by their terms, to be implemented and maintained over time, if any of such
conditions fail to be so implemented and maintained according to their terms, the City
shall have the right to revoke or modify all approvals herein granted including issuance of
building permits, deny, or further condition the subsequent approvals that are derived
from the approvals herein granted; institute and prosecute litigation to compel their
compliance with said conditions; and/or seek damages for their violation. The applicant
shall be notified 10 days in advance prior to any of the above actions being taken by the
City and shall be given the opportunity to remedy any deficiencies identified by the City.
26. Applicant shall indemnify, protect, defend and hold the City harmless from and against
any and all claims, liabilities and costs, including attorney's fees, arising from challenges
to the Environmental Impact Report and subsequent environmental review for the Project
and any or all entitlements and approvals issued by the City in connection with the
Project.
10992
Resolution No. 2012-012
Page 10
27. The applicant shall comply with all applicable Village Two SPA conditions of approval,
(PCM 11-06) as may be amended from time to time.
VI. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The Property Owner and Applicant shall execute this document signing on the lines
provided below, indicating that the Property Owner and Applicant have each read,
understood and agreed to the conditions contained herein, and will implement same. Upon
execution, this document shall be recorded with the County Recorder of the County of San
Diego, at the sole expense of the Property Owner and/or Applicant, and a signed, stamped
copy returned to the City's Development Services Department. Failure to return the signed
and stamped copy of this recorded document within ] 0 days of recordation shall indicate
the Property Owner/Applicant's desire that the project, and the corresponding application
for building prrermi--ts,,, and/or a business license, be held in abeyance without approval.
~" l"~~ 2 ~ Z¢. I Z
Signature of Property (~ er Date
Step en Michael Haase (~,pW;,c ,~,foar
Senior Vice President,.L 24•~Z
~~','~
Signature of Applicant Stephen Michael Haase Date
Senior Vice President, /,~y~~,;,~ ti,Io,vt
VIL CONFORMANCE WITH CITY SUBDIVISION MANUAL
The City Council does hereby find that the Project is in conformance with the City of Chula
Vista Subdivision Manual, Section 18.12 and the requirements of the Zoning Ordinance.
VIII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon the
enforceability of each and every term, provision, and condition herein stated; and that in the
event that any one or more terms, provisions, or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal, or unenforceable, this resolution, the map approved
hereunder, and any permits issued in reliance hereon shall be deemed to be automatically
revoked and of no further force and effect ab initio.
BE IT FURTHER RESOLVED that the Chula Vista City Council does hereby approve
Tentative Subdivision Map (PCS-11-04) subject to conditions listed above to subdivide 25.5
acres in order to increase the single family lots from sixty-three (63) to one hundred twenty six
(126) and provide for one (1) open space ]ot and one (1) neighborhood open space lot within
Otay Ranch Village 2 Neighborhood R-6.
Resolution No.2012-012
1 0 9 9 3 Page 11
Presented by Approved as to form by
Gary Halbei , P.E., ICP
Assistant Ci anager/Development Services
Director
en R. Go gins
' Att y
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 24th day of January 2012 by the following vote:
AYES: Councilmembers: Aguilar, Bensoussan, Castaneda, Ramirez and Cox
NAYS: Councilmembers: None
ABSENT: Councilmembers: None
~ u
Cheryl Cox, Mai r
ATTEST:
~~ ~ ~~
Donna R. Norris, CMC, City Clerk
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
CITY OF CHULA VISTA
I, Donna R. Norris, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Resolution No. 2012-012 was duly passed, approved, and adopted by the City Council at a
regular meeting of the Chula Vista City Council held on the 24th day of January 2012.
Executed this 24th day of January 2012.
D~S,~4
Donna R. Norris, CMC, City Clerk
EXHIBIT "A"
CVT 11-04
Resolution No. 2012-012
Page 12
10994
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