The URL can be used to link to this page

Home My WebLink AboutPlanning Comm Reports/1992/06/24 Planning Commission Agenda Item for Meeting of June 24, 1992 Page 1 1. PUBLIC HEARING: DRC-92-31/PCS-92-01 - Consideration of a Precise Plan and Tentative Subdivision Map for DATE-PALM VILLAS. Chula Vista Tract PCS-92-01 - Applicant: T. DAVID EYRES A. BACKGROUND 1. The applicant has submitted an application for a precise plan, DRC-92-31, proposing construction of 14 detached, single-family dwellings with attached two car garages on individual lots served by private streets. The property is located between Date street and Palm Avenue south of Otay valley Road in the Montgomery Planning Area. The lot areas and lot dimensions are less than those required for R-1-5 zoned properties, but the project offers common open space and recreation areas to compensate for the smaller lots. The smaller lot/common open space proposal has also resulted in reduced setbacks and higher floor-to-area ratios. These reductions/changes may be allowed on land with a "P" (precise Plan) designator on the zoning district. 2. The applicant has also submitted a tentative sUbdivision map for the proj ect known as DATE-PALM VILLAS, Chula vista Tract PCS-92-01, in order to subdivide the 2.12 gross or 1.98 net acres in the R-1-5P zoning district into 14 single family lots and one common space lot. 3. The Environmental Review coordinator conducted an Initial Study, IS-92-19, for potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon, if any, the Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on 18-92-19. 4. On June 8, 1992, at a duly held public hearing, the Montgomery planning Committee considered this project and voted 6-to-O-to-1 to recommend with reservation that Council adopt the Negative Declaration issued on IS-92- 19, and approve DRC-92-31 and PCS-92-01 for DATE-PALM VILLAS. The Montgomery planning Committee made this recommendation with two reservations concerning the Negative Declaration: a. That the traffic generated by this project will have cumulative impacts and was not properly addressed in the Negative Declaration; and I-I PCS-92-01 Date-Palm Villas -2- June 24, 1992 b. That a drainage study should have been required prior to the issuance of the Negative Declaration. [These concerns are addressed under section C DISCUSSION of this report.] B. RECOMMENDATION Based on the Initial Study and comments on the Initial Study and Negative Declaration, find that this project will have no significant environmental impacts and adopt the Negative Declaration issued on IS-92-19. Based on the findings contained in section "D" of this report, adopt a motion recommending that the Planning Commission and City Council approve the Precise Plan, DRC-92-31, and Tentative Subdivision Map for DATE-PALM VILLAS, Chula vista Tract 92-01, subject to the following: I. Conditions of approval for the Precise Plan 1. units #5 and #9 shall maintain a minimum 10 foot exterior yard setback. 2. Prior to the issuance of building permits, the applicant shall submit a fence design program to the Director of Planning for review and approval. 3 . All fences shall maintain exterior side yard setback curbs. a minimum 10 from sidewalks foot and 4. The two parking stalls located at the terminus of the main access driveways into the site and adj acent to the common open space area shall be striped as "NO PARKING" and shall function as turnaround areas. 5. The proposed four foot wide sidewalks along the northerly side of the driveway access off of Date street and the southerly side of the driveway access off of Palm Avenue shall be extended along the frontage of units #6 and #8, respectively. 6. The building elevations for proposed exterior design schemes and reverse models shall be revised and shall incorporate wall projections and roof modifications per staff sketch #1. ,~'L PCS-92-01 Date-Palm Villas -3- June 24, 1992 7. The proposed bathroom windows on the front building elevations shall be relocated per staff sketch #1. 8. The proposed windows and doors on the left side building elevations (scheme "A" and "B") shall be aligned per staff sketch #1. 9. A detailed landscaping and irrigation plan shall be submitted to the City Landscape Architect for review and approval prior to issuance of building permits. The landscaping plan design shall reflect an imaginative play area design rather than a structured play structure area. Boulder outcrops, mounding landforms and seating areas are encouraged to be incorporated within the final landscaping plan design. The landscape plan shall incorporate low-water usage techniques and devices, to the satisfaction of the Director of Planning. II. Conditions of approval for the Tentative Subdivision Map: 1. Any mitigation measures required by IS-92-19 are hereby incorporated herein and shall be implemented in accordance with requirements of the California Environmental Quality Act. 2. Prior to Final Map approval, the subdivider shall submit proof that the project complies with the City's threshold standards to the satisfaction of the Director of Planning. 3. The amount of fees applicable to including but not limited to PAD, fees, shall be those in effect at collection. the DIF, the project, and RCT time of 4. The subdivider shall file with the City of Chula vista a copy of the Declaration of Covenants, Conditions and Restrictions (CC&R's) applicable to the subject property. The CC&R's shall include: a. provisions assuring maintenance of all private facilities including the private streets and drainage system. The City of Chula Vista shall be named as party to said Declaration authorizing the city to enforce the terms and conditions of the Declaration in the same manner as any owner within the subdivision. /-3 PCS-92-01 Date-Palm Villas -4- June 24, 1992 b. Prohibition of television antennas, garage conversions, parking outside of designated areas and parking of recreational vehicles. streets and Easements 5. The developer shall be responsible for the construction of half width public street improvements along the full length of the subject property on Date street and Palm Avenue in conformance with Chula Vista Design Standard No. 3 for a Class III Collector. Said improvements shall include, but not be limited to asphalt concrete pavement and base, concrete curb, gutter and sidewalk, street lights, street trees, driveway approaches and transitions to existing improvements as directed by the City Engineer. 6. The developer shall notify the City at least 60 days prior to consideration of the Final Map by City if off site right-of-way cannot be obtained as required by the Conditions of Approval. (Only off site right-of-way or easements affected by Section 66462.5 of the Subdivision Map Act are covered by this condition). After said notification, the owner shall: a. Pay the full cost of acquiring off site right- of-way or easements required by the Conditions of the Tentative Map. b. Deposit with the City the estimated cost of acquiring said right-of-way easements. Said estimate to be approved by the City Engineer. c. Have all easement and/or right-of-way documents and plats prepared and appraisals complete which are necessary to commence condemnation proceedings. d. If the developer so requests, the City may use its powers to acquire right-of-way, easements or licenses needed for off site improvements or work related to the Tentative Map. The developer shall pay all costs, both direct and indirect incurred in said acquisition. /-1 PCS-92-01 Date-Palm Villas -5- June 24, 1992 The requirements of at b accomplished prior to the Map. and c above shall be approval of the Final All off site requirements which fall under the purview of Section 66462.5 of the State Subdivision Map Act will be waived if the City does not comply with the 120 day time limitation specified in that section of the act. 7. The developer shall grant a 5.5 foot wide landscape buffer area easement along Date Street and Palm Avenue in accordance with the Street Design Standards for a Class III Collector street prior to Final Map approval. 8. The developer shall dedicate additional right-of- way along Date Street and Palm Avenue necessary to provide a half-street width of 30' from center line to property line prior to Final Map approval. The developer shall obtain all off-site right-of-way necessary for the installation of drainage improvements and transitions to the existing improvements on Date Street and Palm Avenue. 9. The private drives shall be constructed of Portland cement concrete and designed in accordance with City standards. 10. Private drives A-D shall be designated as general access easements and parking areas within the subdivision shall be designated as common parking spaces on the final map for the subdivision. Improvement plans for the construction of said private drives shall be submitted and approved by the City Engineer prior to Final Map approval. Sewers 11. All sewers within the Sewer manholes shall of private sewers to and Palm Avenue or Engineer upon review subdivision shall be private. be constructed at connection public sewers on Date Street as determined by the City of improvement plans. /-;> PCS-92-01 Date-Palm Villas -6- June 24, 1992 Gradinq and Drainaqe 12. The applicant shall provide to the City prior to approval of the final map a drainage study prepared by a civil engineer which includes the following: a. Methods to reduce the lOa-year frequency runoff from the site to a level equal to or less than the current runoff. b. An analysis of impacts to properties and/or streets to the flows enter a public storm drain. downstream point that c. A recommendation as to improvements necessary to reduce impacts from this project. 13. The developer shall provide improvements indicated in the drainage study. The study shall be approved by the City Engineer and any necessary improvements included in the improvement and/or grading plans prior to final map approval. 14. An erosion and sedimentation control plan shall be prepared as part of the grading plans. Aqreements 15. The developer shall permit all franchised cable television companies ("Cable Company") equal opportunity to place conduit and provide cable television service to each lot within the subdi vision. However, developer shall restrict access to the conduit to only those franchised cable television companies who are and remain in compliance with all of the terms and conditions of the franchise and which are in further compliance with all other rules, regulations, ordinances and procedures regulating and affecting the operation of cable television companies as same may have been, or may from time to time be issued by the City of Chula Vista. The developer shall enter the City to insure that condition is met prior to map. into an agreement with compliance with this approval of the final 16. On the notify condi tion that the subdivider the City shall promptly of any claim, action or /-b PCS-92-01 Date-Palm Villas -7- June 24, 1992 proceeding and on the further condition that the City fully cooperates in the defense, the sUbdivider/applicant shall enter into an agreement to, defend, indemnify and hold harmless the City and its agents, officers and employees, from any claim, action or proceeding against the City, or its agents, officers or employees to attack, set aside, void or annul any approval by the city, including approval by its Planning Commission, City Councilor any approval by its agents, officers, or employees with regard to this subdivision. 17. The developer shall enter into an agreement with the City wherein he holds the City harmless from any liability for erosion, siltation, or increased flow of drainage resulting from this project. Miscellaneous 18. The boundary of the subdivision shall be tied to the California Coordinate System - Zone VI or as determined by the City Engineer. 19. The developer shall comply with all relevant Federal, State and Local regulations, including the Clean Water Act. The developer shall be responsible for providing all required testing and documentation to demonstrate said compliance as required by the City Engineer. 20. The developer shall provide the City with the Final Map in a digital format such as (DXF) graphic file. This Computer Aided Design (CAD) copy of the Final Map shall be based on accurate coordinate geometry calculations and shall be submitted in duplicate on 5 1/2" HD floppy disk prior to Final Map approval. 21. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Ordinance and Subdivision Manual. 22. The developer shall comply with all applicable sections of the Chula Vista Municipal Code. Preparation of the Final Map and all plans shall be in accordance with the provisions of the Subdivision Map Act and the City of Chula Vista Subdivision Ordinance and Subdivision Manual. /-7 PCS-92-01 Date-Palm Villas -8- June 24, 1992 23. The following are code requirements: a. Prior to the issuance of any building permit: i. The developer shall pay Public Facilities Development Impact Fees. The amount of said fees to be paid shall be that in effect at the time of issuance of building permits. ii. The developer shall Participation Fees City Council Policy. iii. The developer shall pay all applicable sewer fees, including but not limited to Sewer Connection Fees. pay Traffic Signal in accordance with b. The developer shall pay school fees prior to the issuance of any building permit. c. The developer shall install fire hydrants of a type and at locations approved by the Chula Vista Fire Department which shall have a fire flow of 1,000 gpm at 20 psi residual. Red curbs with "NO PARKING - FIRE LANE" shall also be installed to the satisfaction of the Fire Department. C. DISCUSSION NEGATIVE DECLARATION The response of the Engineering Department (page 1-44) listed in the transportation section of the Negative Declaration shows an estimated number of new trips to be generated by the project as 110 ADT (140 less 30 for the existing dwellings). This figure is based on the commonly used SANDAG guideline of 10 ADT per dwelling. This will result in a total ADT on Main Street of 21,690 after construction of the project, or a Level of Service (LOS) A. Another concern of the Montgomery Planning Committee is the lack of a traffic signal at the intersection of Date Street and Main Street. A light will be installed if and when it is warranted, but in any case the applicant is required to pay a proportional share via DIF fee for any new traffic light based on the impact of the project (Condition 23.a.ii). 1-,;, PCS-92-01 Date-Palm Villas -9- June 24, 1992 A drainage study has not yet been completed for this project (page 1-44). One is, however, required prior to the approval of the final map (Condition 12). The drainage study must include or address methods to reduce the 100 year frequency runoff from the site to a level equal to or less than the current runoff; must analyze impacts to downstream properties and/or streets to the point that flows enter a public storm drain; and make recommendations as to improvements necessary to reduce impacts from this project. The drainage problems that occurred in the area of the project were traced to 1986, 1988 and March of 1991, and occurred along Palm Avenue. The project, since it drains toward Date street, will not impact the problems associated with Palm Avenue. It should be noted, though, that the project will be required to improve the drainage structures along its frontage on Palm Avenue and Date Street. ADJACENT ZONING AND LAND USE Zoninq Land Use Site North South East West R-1-5-P R-1-5-P R-1-5-P R-1-5-P R-1-5-P VACANT/RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL EXISTING SITE CHARACTERISTICS The present site, composed of two parcels, is for the most part vacant with the exception of two single family dwelling units on the westerly portion off of Date Street. Miscellaneous debris has been placed on the site as well as a large pleasure boat. The area slopes gently from northeast to southwest. Although paved, both Date Street and Palm Avenue lack any improvements so far as curb, gutter and sidewalk. PRECISE PLAN The proposed precise plan depicts development of 14 detached single family dwellings with attached two-car garages, guest parking and common recreational amenities, as well as installation of landscaping and general site improvements on 1.98 net acres. The plan features a "rotated" building arrangement which emphasizes the primary and most architecturally enhanced building elevations, minimizes the visibility and ,-~ PCS-92-0l Date-Palm Villas -10- June 24, 1992 repetitiveness of driveway access areas and creates an overall interesting street scene. The design of the proposed two-story residences incorporates multi-gable and hip roof combinations and utilizes a multiple exterior color and building materials palette. Single story elements, popouts and architectural projections provide a gradual transition between the two-story building mass and pedestrian/human scale. The proposed site plan arrangement provides private yards for each dwelling as well as a centralized and easily accessible common recreational area, and balances the need for individual unit open space while it fosters the idea of neighborhood and community by providing a focal point for the entire development. NOTE: The site is located in the Montgomery Specific Plan area. This area had the "P" modifying district applied at the time the Montgomery area was rezoned to City zoning designations. TENTATIVE SUBDIVISION MAP The developer proposes to subdivide the 2.12 gross acres (1.98 net acres) into 15 lots. Fourteen of these lots are to contain dwellings, while the fifteenth lot will contain common, private open space, access driveways and parking areas. Two access points are proposed, one off of Date Street to serve the western seven units, and one off of Palm Avenue to serve the eastern seven units. To prevent a "through drive", each access dead ends at a parking area next to open space, one along the northern property line, the other along the southern property line. Since this area has a "P" designator (please note the zoning of R-1-5-P), variations in lot size are permitted per Chapter 19.56 and the minimum 5,000 square foot lot size is not required to be met in every circumstance. Clustering is also allowed under the provisions of this chapter. As stated in Section 19.56.040: "The purpose of the P precise plan modifying district is to allow diversification in the spatial relationship of land uses, density, buildings, structures, landscaping and open spaces, as well as design review of architecture and signs though the adoption of specific conditions of /-/0 PCS-92-01 Date-Palm Villas -11- June 24, 1992 approval of development of property in the City. Within the boundaries of the P district, the location, height, size and setbacks of buildings or structures, open spaces, signs and densities indicated on the precise plan shall take precedence over the otherwise applicable regulations of the underlying zone." The above section implements Section 6.3 of the Land Use Element of the General Plan, which requires preservation of the natural landform, the development of amenity and recreational facilities through the aggregation of open space and the enhancement of land use order, visual and functional quality and lival;>ility. This project is considered a superior development because it does all of this. Those areas where the project does not strictly implement the R-1-5 zoning district are discussed under the section titled "PRECISE PLAN." D. FINDINGS: PRECISE PLAN Pursuant to Section 19.14.576 of the Zoning Ordinance, the precise plan for DATE-PALM VILLAS, DRC-92-31, is found to be in conformance with the various elements of the City's General Plan based on the following: 1. That such plan will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity in that the project represents a superior site and architectural design of a presently under-improved property. 2. That such plan satisfies the principal for the application of the UP" modifying district as set forth in Section 19.56.041 in that the subject property was rezoned with the uP" designator under the Montgomery area rezoning program. 3. That any exceptions granted which deviate from the underlying zoning requirements shall be warranted only when necessary to meet the purpose and application of the uP" precise plan modifying district in that the reduced lot sizes allow for an overall superior design and common open space amenity that would otherwise not have been incorporated as part of this project. /-1/ PCS-92-0l Date-Palm Villas -12- June 24, 1992 4. That approval of this plan will conform to the General Plan and the adopted policies of the City as listed in the following section under Findings Tentative Subdivision Map. TENTATIVE SUBDIVISION MAP Pursuant to Section 66473.5 of the Subdivision Map Act, the tentative subdivision map for DATE-PALM VILLAS, Chula Vista Tract 92-01, is found to be in conformance with the various elements of the City's General Plan and the Montgomery Specific Plan based on the following: 1. The site is physically sui table for residential development and the proposal conforms to all standards established by the City for such projects. 2. The design of the subdivision will not have a detrimental affect the existing improvements -- streets, sewers, etc. which have been designed to avoid any serious problems. 3. The project is in substantial conformance with the Chula Vista General Plan Elements as follows: a. Land Use - The project density is consistent with the zoning adopted pursuant to the Montgomery Specific Plan and the Chula Vista General Plan I s Low/Medium Density land use designation. This project implements Goal 3 of the Land Use Element of the General Plan in that it: Encourages a diversity of housing types; Meets or exceeds a standard of high quality planning and design; Is a planned development with a coordinated mix of urban uses and open space; and Preserves residential in. and reinforces the existing neighborhood it will be located In addition, the project implements Section 6.3 of the General Plan in that the clustering of the project: Preserves the natural landform; r-/2 PCS-92-01 Date-Palm Villas -13- June 24, 1992 Aggregates open space within the development for amenity and recreational purposes; and . Enhances land use order, visual and functional quality, and livability of the project. The project is also in conformance with the density specified in this section of the General Plan in that the maximum number of dwelling units does not exceed ten (10) dwelling units per net acre for the Low-Medium Density range. b. Circulation - The project design allows access to seven units off of Date street and to seven units off of Palm Avenue. Because the driveways are not joined, there is no possibility of through traffic between Date street and Palm Avenue. This project implements Goal 1 of the Circulation Element of the General Plan in that it preserves existing neighborhood character by utilizing adopted roadway design standards. c. Housing implements Element of The project is consistent with and Section 2.1 Goals of the Housing General Plan in that it: Provides for decent housing in a well-planned neighborhood; and Helps with the systematic rehabilitation, conservation and of the residential neighborhood. renewal, improvement d. Conservation The site is at present in a disturbed condition. This project, once constructed, will totally disturb the site. However, as part of the Negative Declaration for 1S-92-19 drainage/erosion control and water conservation are addressed. e. Park and Recreation, Open Space - The project is not proposing any park dedication and is not subject to any such requirement. However, standard park fees will be required of the developer. f. Seismic Safety - There are no known active faults within the vicinity. The closest potentially active fault is located approximately two to two and one-half miles to the west of the site. /-/3 PCS-92-01 Date-Palm Villas -15- June 24, 1992 In addition, the project implements the objective of replanning, and replatting Broderick's Acres in order to improve the residential fabric of Montgomery, expand its housing stock, and promote home and residential-site ownership. 5. Pursuant to Section 66412.2 of the Subdivision Map Act, the Committee 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. 6. Pursuant to Section 66473.1 of the Subdivision Map Act, the Committee has considered and determined that the design of the subdivision provides to the extent feasible for future passive or natural heating or cooling opportunities. /- / 5' ~ '" I' 1 ~H \ /./ / LL '- Y ~~'--L...I .,,' -, f . ~. '~ ~' "\ ' ,.. - - - JL~ .A ~I -0 W-~f,H~r: 7 vr H h '-.. ~ & - r-Ar -:F t u r- tI;#'~ ::...]; r- .... r- ~ ' ,- ~ 'ILk -'.- ~ / IT )\ MAIN ....5.T. .,0..0 ~ I ,~ E8~ -- . \BeHB HHB'~ ~ ~ ~~ r-- _ EBffi~ ~ ~ ---j 1 ~. ~.l - - ...... ~'~ 111~ ~ r- , mill ~ E3 ~ ' U ~ - r: IIi ~ EE.;? EQ.5 .., VI '1 ~ ~ 1 I 1-"'1 .\', I it~E8 e:3 lBffil ~,,~ " '~'It.s lP..... 4-1" p'".~ <;<c;:; I,"~ ill ffi IE ~ 83 EE t:jj I ~ 83 ~.J (lti'$ IEBfBJE ~ EE EE EE ~ as ~e" ~~.... f' ::;'1111 EE= ~(> ~t~ ~~' ~~ ti L1f' f1 ~~ ~~... JI::t:i ~ ;.....--~}"'" 831 r- .:- . ~ ~ EB~' EB . 1 VA't<Y .;. I\~.-- g:::j 1::t:J(\ 83 ' . I ~ .. I ji\j ~ CIT' OF - .~-., , I I -'r.. ~ p ~, ;r I II j t:: P-t>J r,- C; I J'X.. rt I ctl .i. J I .i.r::: - . I . ~ ./" ./" . ....~ I .... ", '. . . - - ~ v- I -- ~ -- --- '-! --- -- . -- .J --- I .. ./ .. - .. - ..... ~ -,.:.mr;.~..J..L_~""t~','~:Q'Ii,~'-'~;"""":;;=<_""~-..IL.. . ~ . . - < z ::1 i ! E E - f . . r r . , , ( ( PAn.p~1v1 VI~ . ~?~ f'AIM Ave.. ~, r PU;-~Z-ol -- ----- ), LOCATOR 1-11:> . ~I"''''~ FAMlv'( ~IDE;t.Jf\~ 1 P.U.D. (14 UI-JIT'~l , ~ :;~.t.1 t 3~ ~~~.!;. . :. ~ F "! i g II ~ ~ t: ~o .~ ; ~~ t! :;-.- n I" '" ~~ \. ,I ~ ~~ :""i~ WI !~ Hi! \: ~i ! Iii: :,' !: ~I.I! IIi!! ~-~12 .. ~IE:~ I ~:t ~I ;: I 'I . ~i~ i ~ ~.!i: !', ,I,! II. ! I' !; ",I, i.!", ~ i :j!~i!! I ~';i ,,'! ,~! '! :'! ~! ~ "ill ~ !,~ "I '! I" ,I' "II '! II, I , 'I!! , i~'~;:! !! 1111. II i I i: i; . i: il: II;; I~i'; ; 1:;1111 Ii 1:111 I! I I Ii ill II 1\1 i! III ~I;!I . .:~~ . ~.. i ~ = : ~ , \ ~ ~ t ~ I ,: . 'I I' I ~ ~ Ii: '" <:: h '" t . ;15 J ~I . I : II'! I ji ~ ! ! ! : i! " I, ! i . I ! ,I I! ' I . ! 'I. I i I I ! 5 I 1 , 1= jj ! ! 1 i i I ! i i !I Ii I i~i I ! ~ ~ ! i . ~ ~ ~ o I ~ Ci)O <:;(2: -J -Jf- -0 ><:;( ~g: -J ct~ 1Ci) :> ~ gq: :5 G fJ' . f' ;1 B""" . '''' "I \'\. . . , '.1.1 fJ ...J-+- :->:.:_~ -~ -'" ~I~ ~~~ I @ ~ ~ !l;! :..~ ~ : !~: \ !:;i~ ~ ~~ ~ . o' .. "" '" ~ ~ ~ ~ ~ \';i ~ ~ '- <:> ~ ~ <! ~ o ~ ~ . ~ ~ t ~ ~ J ~~ . .. . ~ ,.h, .~ ! "'~;ss ~{ I ~'i:'; U (Q IS ...ib ...:'i ~ I \ ~ ~E \ ~. -I _~ _I~~ ~ ~""~., ~ I; '" I" I ~ . ~~~ ;;~." to:: ~>-~~ ~ ..~,,~ 1- . '" ,.~~ ~ ,. "" ~i~~ ! ~~ ~~ I:;~ R.~ W I i i . I ]:> " ;., . ~ I ~ .. ~ . , ~~ ,~ H~ ,f~ ~~~ :~~ ..~ .' ~I. ~i~ ~5h~li ~ i~::i~il :iisa:..~:..~ G86EJ0@e@ < 'I ~ . .~ i. ~ , I ~ - , ~ I, I . III i !s. 1 /-/7 \ ~ ~ ~ ~ o I C\J (J) (J). .q:O -J< -J :s: G ~~ -Jf-: ~ f3 I(J) :> ~ 3.q: -J ~ U \ '{,",~.I.v,~ _/1'_ ~- '" ""M'tl1J1.ha.O.'(;'f:..:_"~-'::- ----.........._.....-,-----.::;.:::;-'. ..-- ----,-..--- -"r - -- - "." .71?/.5Af:' ~_ ,._ _~::~--'='-- + __---'_____ - -"- --:.--=-;-> .~,. .:"," '~1t:.".~.-i.,,:..~~..:i'2.':.- T"JZ,'"'~~ -_:: :-__ ~ ;=.-~--=o- ;/:~~7~~;~/-i:;;:*-; -- -.~ _._ ~~ JX. ~c ~ .. __ .-----iOif7f.,.", ro....MI.a" "'''110.<10 ~~:t_ I I . , ~-I ,/ -I. ~ L_~np : I ----ffi~ --+ , , , , , , , , ()'/..( ~ j ~I I: Ii ,--Ji ''''~~~ , , \ , \ \ , , , , , , , , , , \ " '" " if) 'N, - ^'>.- o z '. '. b -' "- <( ............,.:2 .....rY':>I_ / Ii) Q~-;' ~TKMJ U <( '" - @; . . ',' w N }- o -' v 8 ., [(] , , , , , , , ._, I ._.J . t ~ ~, ~ .. ~ ----IlL""..... 71""r / ~& ,u_ ........., r--- I L___ I J I r '" iZ1 f! .d ~ " &@ 1\ '" .. fi;----- ~.~~d 9r ".,...--- ,r"~!:L~__L__ 1- ~ / ~_u.; 11) I .~:;! l , \I l~ I , , I , , -' ..". ~ b , , , I , ---T - r ~f) / L -. '" ,jI 1..! // _____ffi--"" o o ffi r---- IN "I'" 15 _ :- -) :# OltO,.,. .. --IL...7--- '" ~ ;,~;;j , I I. /"'// I I I ~/_------ , I . , - '1 ~ Hfi U ~ ~8 *" ~ ,! r--- ./ L__.,_~/ I ) \ ",' L _ _ I I 1 I , I -"-------- ,,/ r -- r--_ , L___ 1 r, L I I - '_ J t W-, Y " """" .~~ ~- - - ~"'i'_iaJ::'.,,,~..,. ---- /- 1'8 ... + " /"-/ll(!lJ.>>o< A#/~3;! b'11$ J/lf)J/.' ~,,-.~ ...-. ~ .1.nv.1~ (] , , \ " .. .. ~ , .. .;[ ~ J1 .. ?!'T- :-~ . ',~ ~..., ,-' .' .' " r1. '. 'hi ", , " .,.....'.. . :., ': '" ".' .. Ii , I "... , , II , I, I' :, 11111' i! , 1': 171 I 1 , . " ~. ~ .. c :. r 'k jllt\~ i . .::.~:~;;>.,:!~\' ....:. .... \.\' . .~.,~ .: .' .;:- ;', ;.,~. , : ":"':!, .' ~ , -I 'J " . - .' .a... . . .' :'\'.. , . ~"... . ~: : ....: ' . .. .' '. , .' : III I "I I c: I. .r';, ~;.'~' ...~~ .' :.(~ .: . .."'." II II '4'J..::::;''''' '-".>ir.;'~'::~\. r ;....':.. 1.1 .'~_..;~~,. ,.~.. t... .". ": .... .'" .. .' ~,k~", .>~<.~~.;;.~ '~~~'::'~~ {~.)';':.: ~ . .:~~:.;.~~~.:, :".'~ "~.';., .:~).~;:?~.:!.f.;~ 11,llllj' "::I? ;.~ I~?":;: Ii Ii. . f! .... . ;;.. .... :,:~ . ~.~.;:.. :':-:' --. --~::.:....;. ... ,. ", ~.~~ .;;.;.' -' ~ ~'- -:.. '-~' ~ -;~.~~...:::::..'.., "'.' "."r:~ . .... . .. '. < .. - .. .. , '!il'l I", I 'jilH : It ~! :. ; j r I ill' 'I'II~.;J Iq: 1.',.1 ,T.... 'I:J,!(!, " t '! I' '! ~ I IH ;~I!iil: .. :I!; 1;,': t.,I..' 'P'!!t t !tl"qr. l't 1.;.,,:1 ! \I'''''' , IW:!i;i i I :J~ !~I;,;;:j')r ~.1"'.:: il:;U~! i ; ?" s- 1"lfiI,I'11 It \l .I11;l1~: 11'1! 8~ I :j!lf~ ! I ~.. 11,;1, II' i'in t1u1:n ill, f...tz; ~IHI 'Ifl,: r~~~,' '>>11 hi :, ~[':;-~i 'i! 111 Ii ::'!:jf:~;'. .'_~"_~' .. . .. .. a:: .<( ~ .. .. .J . ......, .:::thi :.',;;:.!. ..,...:.... '.~;:>.~~:~:: :"~~~l -':.;.j;..,~;.: ., .":,.' ::,?~~~ , .~ ~ '~'-.; ~:';J',~ 7: - . -.:: :::~::.~' - ..-~ '.~ .:'~ ;. .~ z ~ I.J.. __ ~. I ..~-.j ..,. ;.:,..... . ., .. .. .~ ~ ....-. .....":...' "':.". .';;-.. .-.-;.... . ..~. ~ .~..:r.~.r " :::...~~ /~}::; .. . . , . ,... ~ :J: () I- w ~ en ~ LL. LL. <( I- en ...~. , '/~:i I .....,; ,~'.,:. '.. .-1.... - ...., .:;'.,,:!'.~ ~ .,', ..... ".,...;.:- :-'~!,';~., .: ~.':.-:; ,:.,:;.:: ~~:t ~,~ -......... ~::i-(t) :;:-'.';:.w "".:::E '.~ ~ .':(~~ :";0 -= ~J' 52 CI) , ~ ..':" II: . " Q ;;. ~ w j: o '" g ~ '" c S II. II. C W II: C " . ". ,. .' '';;-. , -'~. ~, .. . .. ~~~:.-~. I.'., "'. . .I ::. L-' 88' . .~, tEl':.. , ,. . '. r " > . \,,: . '. j E I... ;~-: h'.:.~' <\ :i'i; ~. '.:...i'; ::~ :. .;' r..". ~:. ~:.. ;' :: ',~'-' : :5'. ..' ---- -~ +- . t .,1 \: -~ , . .' .' . -: :- .'-: .--'. I < :,. '....., ;.".. ;.' i.t' '. '-::f .,~~:~~~:~\ '. ."1" ':";.~'. .. "'. .w :':0 (/) ..'~ .:I .(!) . oj'. ..~Ct .;,..; . ... .-, '.~,.'" ~. i}.}:.~@.~.,~ :~:';:;;:':~';~; J ~:-;"~"~:'.~:. r.., ':w' ~ " . ~ ;........ .__;:..~ ...; - -- . "-i"''.'t.''(~ '~<'1. Rl~J~~~;;~~;~~;< ~~~l~4~~ ..':.'. ':.;;p,.:..e,-..=.\4;' ~~~"""t. \~~~~:~~~"?:~~; ....:~...y.,... ........- ~...- ..: .....'-"...~....~ - .'. " .. ...~~" ,.,,, ................,<.........~ .--:.t '-.;1.\0: 'i-" ...........:..;~:-r:.:'I)i; t:\~~..:;~~~5i{;~i,::::~+j::.. '. ~{~:~~~~;~,." ~~g~~~ .'..... .....--. ....~...."}~.... f,..... -'. .-.:., - ....""'~__r.~........ ..:~ ....f. 'hi:' ;.;:. ; ~ :"'... ...-1.....;-; ~ ...;.._...~., ,:," v.. '.-'.. -::":! .-;:.~.,.,.~...{._.....--'J~ .;...; r:r:,..; :.':~ ," '~'-' :0 '. ...:..~, :~: 0.: .~.,,'f.t.--.~;.t; .;.'5t'.:-~t" .,;.. " "1:!,:,~:I.~"q.(' ,.... . ~..r~\.. ~::~:~C~?::,~'~7:i:~::~ ~;;~~ :t.-~:;t;~~,~~i~r~.~=-i~i.;!~~~l7.iW.;;: .. ~ ~ " CI) ~ ~ ~ ; \::.~}..7~:::.~,.:~.~.~?~;~:I'>;~~~~;~;-f/ .::;~\~. ~ ; J~ <': IH!I:i::~ S , III i';llii\:li _ C? ~ ., I:! I,;', '."" Q ,'. 1,1 \II 0 '.:' I:, It 1',11., ,::> " " Iii' S t;:", J :~ ! Il,\? ,*, > ,,;;;t,,;rjM h ;ii .:t;r~~it ." :t.ly.~t{ {f':i~:: ~ ~ ;\ _i~-':'~. ~ '.','~'. '':~'''....~ .,...:....-...~:.;t.~1..~ ~~...~~~ a: ..~. Jr.:,,: ,~".--:~...~:~,.~ 'j .~.~<~., ':!:i "'. ::I W .,,'~"" ........~\.....,""~t":... ."i .' 't.-.:",",_ :.~s.:k'..c ~ t'..... ,~~.. .C"t. .~',.;.:.. ..J.T.._..~..;...~..'.....;..~:... (. j.,"\,,: l ~ ....;r>:_..~.:,..;......,.,~_~_,....~..:.....:: ""Sof...,~,.. .::;~ _' 'J, ~i';~'~ :> a:. _' . ~~: ~~:t~.:t::~ t: ~ "~f ::j C ~~~;i~;;Y,~': i:~~.~i~X~JUlt ~ ~ , .. . . .',..;. '. . .. 4. 5. 6. THE Cln' OF CHUU 17STA PARn'DiSCLOSURE STATEMENT St~t~m.:nt of disclosure of certain ownership interests, payments. or campaign contributions,on atl matt<T' \\'hich wilJ require discretionary action on the part of the City Council, Planning Commission. and all ()!h~r offj,'ial bodies. The folJowing information must be disclosed: 1. List the names of a]] persons having a financial interest in the contract, i.e., contractor. subcontractor, material supplier. ~ ~ ~'P~ ~A-TE~ ~ JJA-c-rltJ . tlldLA-s A cA c.P ~ If any person identified pursuant to (1) above is a corporation or partnership, ]ist the names of a]] individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. I. Z>AVIl> EYk!€5 J?lcH "fL~ "",c,4(Et; . MtcWi+€Z.. ~/Mcl/I 3. If any person identified pursuant to (1) above is non-profit organization or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Committees and Council within the past twelve months? Yes No ~ If yes, please indicate person(s): Please identify each and every person, including any agents, employees, consultants or independent COntractors who you have assigned to represent you before the City in this matter. PrA/,v ~""I'oIKt../N - b~"r/c~ , Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a CounciJmember in the current or preceding ejection period'! Yes _ No~ If yes, state which Councilmember(s): P",,,,n is defined as: "Anyind;..;dual,firm, co-partnership, join/ I'en/ure, nssocinrion, soci,,' clul>.[rnrcrnnl orgnniznrion, cOrporn,iOIl. ('~1"1C:, /111St, Teech'er, syndicate, this and allY ollzcr county, dry 1lIId COLintry, city, municipality, disiricf or DrilL" political SlIbdirisivlI, or <111)' o,hcr group or cOlllbillnrion lIc,illg liS II unil,' (NOTE: D:I!~: Al!~ch addilion~1 pages as necessary) I)J!r2-- , I ])~ . ~ VI'Vd T tltE",v ~ /-;<0 Signature of contractor/. 1[1licant b4Tf: - A<-M V( AIf"S ~: T DlJA1I ({) e~ Prin r typ~ nam~ of contractor/applicant 11)..".....1 1\,; I ',\ DISCLOSI'T'\Tj MITIGATED NEGATIVE DECLARATION CITY OF CHULA VISTA PROJECT NAME: Date-Palm Villas PROJECT LOCATION: 256 Palm Avenue and 259-261 Date Street (between Palm and Date) ASSESSOR'S PARCEL NO. 624-054-09, 624-054-17 PROJECT APPLICANT: Date-Palm Villas (T. David Eyres) 4045 Bonita Road #110 Bonita, CA 91902 CASE NO: IS-9~-19 DATE: January 28, 1992 A. Proiect Setting The project site is partially developed with three residences: two 2-bedroom 1,000 sq. ft., and one 2-bedroom 700 sq. ft. The majority of the site is vacant, and highly disturbed as it is located amidst surrounding residential development. B. Proiect Description The project proposes development of 14 single family residences over 2.12 acres, or an average density of 6.6 dwell ing units per acre (du/ac). All of the units will be 3-bedroom and 2 stories in 1388 sq. ft. On site parking spaces will consist of 28 residence spaces and 26 to 32 guest spaces (depending on on-street parking provided). Each residence would have a 15 ft. private rear yard, and a common fenced play area is located in the center of the site. C. Comoatibilitv with ZoninQ and Plans The project density is at the high end of the allowable density (3-6 du/ac) as stated by both the General Plan and the Montgomery Specific Plan. The project appears to be compatible with the zone which allows single-family residential development on 5,000 sq. ft. lots with a precise plan. D. Comoliance with the Threshold/Standards Policv 1. Fi re/EMS The Threshold/Standards Pol icy requires that fire and medical units must be able to respond to calls within 7 minutes or less in 85% of the cases and within 5 minutes or less in 75% of the cases. The City of Chula Vista has indicated that this threshold standard will be met, since the nearest fire station i~ 3 miles away and would be associated with a 7 minute response time. The proposed project will comply with this Threshold Policy. 1-;;1.1 -1- \Q Ii~\ -- X~\..\ r1~~... ~f.'f;,;j:(~~fi~>c:b~p, ~""G<'<1~ '~ ~ ~.~. "fit r~Jl,p::.!;.~"1.:r.';I"_:'(~";--;;'~Y---\--\';;R '1 o~ I~><'A ~ lill \-r\\_ -~..~ ~ ;i:.!..r::'A <:i.-;"'f~~;Y!''' r :c.?/,:':.!r;..~7;.( -+-1.. ~('J.,S ~\ I \ \ \ \ ,: -- -- ...., 'r(.'''''''''(~''11r:~:~~';''. ':~'("'~'-"..c_.. \~ ~ '" > 't~J.!~~~' N~?'<:;;':'f~;B '~~,<.J;' f.'-'{<;3i'3'i:-"::" t l-' 1- -' ;ill\...I.-n ~ ~;<,~".- "d' ...."'... '.:: '3' '~""" ,u. " '- ~~~t;.-;ff~.:t- ~.:....... -t;.~, ~J;:~;~.:' I ( -1 \' ,\ H:::\ \ ~j3fi.~;r~~' f;:r~~:~~~tv~),?,~~ r ~;:.-',/ '~~~~""':( 1$ "\ \ ~ = ~ \teo;: ~?-~".,y." .~] Y. '-. v .~;~j~.:;i;. ~. . = ..r mt I-- ~~~~.?'I'-. ~ ( ~ .... - ,.. - ~ MY:: ">.,.,~".:J:: " ) '0 ~ =!= E 1~J1~!= ~ _ . [ ~ ..J... \ '1'\ .I ~ r~-;;:~~I= .", I~~~ ..t'<......::::: If ~l:IJt 1= 'fff@t ..-< ^/ri r- -I---<. '~/ 1111 : ~r--.: !?~GE AYE. \. ~_\'--:J f-. ,~~ l:: . I h rr ' ~ L Ii . ""1 . ~. :', > I- I- '/ - ..,..,.. "tE0~'" t:::: I J - - ~4!"'-.. r= ~ J. ... ' . Q I- I- - -I- - t- C- ,,'>i,'l:: I- J " ! I- 1-- t~ - ~~ ,~ 'i!~""" ~ ' I l- i 1///. ill.. = .#' II) ~ == - l ~ ~~~... '"TI ~~:.~* ~ ~/t-:Y t - I ~~ 2 ill.ID~,'~~.J:1~.i~ fE'3/11 ~ "I- oJ L 7J.... y-... y "". ~...<"i ~~~:., IDID 01.. I ~ tZ. /T '1 "~)}: 1-:::t...11l 'l JTIII] 0 c- ~ ~ IIJ- IT \\ ... ~ o =~~~ II~\~ ffiffi ~19~ :.~ =+ :g\ $ j3~/fJl, aJ8 t--;- ""83-' eE !~: 83 )IJ~ HI HI 83 ffi 8383 aJ~~~ 83 ~~!!!i!Jj~ aT OF -SAIl I~ ___v I, ,111111 1111111111111 " ~ I ... JIIJ] rnm I.t _ " 11/ " , f--l TIIIIIJ It I" I H III I III LII ITID r-- ;OIITIJI:E . , ~t .J ..----1 :. "UTT(MII IT. ----.i------, 1 ( -.----, , . I ;';' , ~~ U , : , . t~ I 12~ J . :\; : . " . . , ; -~. . . :--- -----: -- -I-- ~ r----.- ~r-- - , Q) .!; -J ~./ ~'0~~::i~V f'" ~___ "" - .r::. u - CO ~ .1, rf h- ';::;:'Ui t-r= .t- IF ,-(::: .1 . - II 1111 III II11 --- 111111 I I~~ .11 II ~ II . II III IIIII 1111..". III "r 111111 n-r :: ~ III I I f- IIii I II I I _I ,.u 1111 'n City of Chura Vista Redeveloomp.nt An:';:j~ '-- :~~ " --j" i: ~ H;i .-- ..; I . . II .. . I ----. -- - - ~ '(/111 r---tffj'; I ~- M!;;;; !If- ~ - - :_~.-. I t:: ::;:: IjJ ~ v~ :-- III ~ -- ~ ~....-- --- ~ / / ---" / '---- ----- - -- --... ./v- PMCT ..-r ~ ~ >1Ul1 ~ c-- {.1'--'',/ ~ V .....>).:1::: 8 I il I- P UJ TlI 1\1 ~ JluHE3i~ n Sheet 4 of 5 I -22-- Southwest Redevelopment Prf"l'Af't l'J. r""" Om o _ '" . II. . . . z - '_.~ -'[ffi]- , ", - '-'~~'":':';1 , -,,,,,,,~,, -'-=,'-"'-:,-~'~="''''''-~=' '"', , ' , "IFj '~"'" > " , , , '-r .... . ", Q " '" "-,, ,'- '. '- ~.... 1". ~, I"", . ...... ,. "";:. '" '0 ", ",: -- .'" "";;:t ",,' . .; ...,. ,. " ';o,~ ~~ _, '", , "...;:::;:...::.."E:', ' ' ,", ,- --~':r mqoN ~...;.--iJprur?~ ' ..: I i Ii !f ~~ n I "" fn J~ f! ~n 1 ~~ ' '~I 1 n'f' ~~ . ~ _ , 'I itfl~ fl, ~~J ~~ l-~~ "f-l 1.1'1 . : /'U ~,,~ rJH'" l - !I ill: It = :bl ,t~ ~~l~ i' : h!.J\i11Ii Ii !If" Its h!@ J~! :!;il;:/II/I'fj1hl, ~",'I.~. ~~~" ~ ~lm!!1J,ljqlilWf :~H~~Hh ~_....~ .... . 'S f I (/) <t: ..J -1 > t7u~ ~vtc d ~ ~). '... .h ~ - !~~ .. ~~ '"'If -'~~i: . h~ ' ~~'" ~ ~i~ L: -1 ~ W ~ ~ -: , "f " j " , - '. h , ~. -1 - . -:; ":. "'. ':~..~~ " '.'1' :: f' ",: ':~c ; . "( . .... '1' l ! ~ -~. :i' - l' , .': !:~ ~ I I " -: .',',;, ,:/ '%- - , ", ~..i !o.. . . __ .':.;r ",: ;. >- ;' '. !:: ~ t 'g - U 0- ;;; Q, ::, , ~--;<L, ~t~ =,y.,__- ~~~~ . .~ ..Ii: J ~, _, -.J ~ ....tt '. -0: .." , 8 ~ 11~~ ' . ..J .... ~~( ," 'I ., 1. :: . ~ i .. I n ~ . f t i' r! ; ! " ~! ~ { I ~ ~ ~~ ' .JM9 ~ ~ ~ ~h" '~<-;;~ h ~!~ r~~!,,~~ f~ ~ t ~'~ ~"-i '~~.'t ~ ~ .~' '!~~ ~. ~~ h~" ~.;~ z ~ fE" ~ ~ ~ ~ ~ .. ~I ~ ~ ~, ~ t;RJH~~~:~ ~~ f~~~ Q; ~ ~>~i~,~~.~ ~ ,'v ~ N;:.~~ . .~H'" ..~h o ~~~h! ~ "h ~~~~ ...._~,,~ ~ ~ ~:: ~r~ 9 '~hh f ~ ~!n g ~Uu~ ( ~: :... a..! .... j, '3 " - I I I , I I I I I I I i ,I II ~Ii ., . I .- ,,,,.". j . ....-.;.- i '~,J~ " The required fire flow is 1000 gpm at 20 psi, and a "No Parking Fire Lane" will be requi red to el imi nate parki ng probl ems wi th thi s access. On-site ..fire hydrants may be required to obtain the fire flow. 2. Pol ice The Threshold/Standards Policy requires that police units must respond to 84% of Priority I calls within 7 minutes or less and maintain an average response time to all Priority I calls of 4.5 minutes or less. Police units must respond to 62.10% of Priority 2 calls within 7 minutes or less and maintain an average response time to all Pri ori ty 2 calls of 7 mi nutes or 1 ess. The proposed project will. comply with this Threshold Policy. 3. Traffic The Threshold/Standards Policy requires that all intersections must operate at a Level of Service (LOS) "C" or better, with the exception that Level of Service (LOS) "0" may occur during the peak two hours of the day at signal ized intersections. Intersections west of I-80S are not to operate at a LOS below their 1987 LOS. No intersection may reach LOS HE" or "F" during the average weekday peak hour. Intersections of arterials with freeway ramps are exempted from this policy. The proposed project will comply with this Threshold Policy. 4. Parks/Recreation The Threshold/Standards Policy for Parks and Recreation is 3 acres/l,OOO population. The proposed project is not subject to this requirement; standard park fees will be required of the developer. 5. Ora i nage The Threshold/Standards Pol icy requires that storm water flows and volumes not exceed City Engineer Standards. Individual projects will provide necessary improvements consistent with the Drainage Master Plan(s) and City Engineering Standards. The proposed project appl icant must prepare a drainage study to determine appropriate drainage facilities. Preparation of this study and implementation of its recommend at ions wi 11 assure compl i ance with thi s Threshol d Policy. 6. . Sewer The Threshold/Standards Policy requires that sewage flows and volumes shall not exceed City Engineering Standards. Individual projects will provide necessary improvements consistent with Sewer Master Plan(s) and City Engineering Standards. The proposed project will comply with this Threshold Policy. I-)~ -2- 7. Water The Threshold/Standards Policy requires that adequate storage, treatment, and transmission facil ities are constructed concurrently with planned growth and that water quality standards are not jeopardized during growth and construction. The proposed project must coordinate with the water district providing service to this area to assure appropriate water infrastructure, and thus compliance with this Threshold Policy. E. Identification of Environmental Effects An initial study conducted by the City of Chula Vista determined that the proposed. project could have one or more significant environmental effects. Specific mitigation measures must be implemented to reduce these effects to a level of less than significant. With implementation of these measures, preparation of an Environmental Impact Report will not be required. This Mitigated Negative Declaration has been prepared in accordance with Section 15070 of the State CEQA Guidelines. Specific mitigation measures have also been set forth in the Mitigation Monitoring Program which is attached as Addendum "A". The following impacts have been determined to be potentially significant and are required to be mitigated to a level of less than significant. A discussion of each of these potentially significant impacts from the proposed projects follows. 1. Earth Soil erosion could occur during and after site grading if rainy conditions occur. 2. Water a. It is unknown whether existing drainage facilities are adequate to serve site drainage; until the information is known, the potential for unsuitable drainage, and the potential for site and off-site flooding remains a possibility. b. New consumption of water is an incremental demand on a regionally (cumulatively) limited resource. 3. Licht and Glare The project would produce new light; spotlights from the project could affect nearby residences. 4. Public Services Provision of fire protection and school services would be impacted by the service needs of 14 new residences. 1-)-> -3- F. Mitioation necessarv to avoid sionificant effects Specific project mitigation measures are required to reduce potentially significant environmental impacts identified in the initial study for this project to a level of less than significant. Mitigation measures will been made conditions of project approval, as well as requirements of the attached Mitigation Monitoring Program (Addendum "A"). 1. Earth The required drainage plan must show and. permanent drainage facilities, control devices. both temporary (construct ion) including temporary erosion 2. Water A drainage study/plan is drainage. Appropriate grading plans. b. The applicant/developer will be subject to any water conservation requirements the City and/or water district has in place, and the applicant will also be subject to any fee offset program the City may have in place to ensure no new consumption of water. a. required with recommendations for site recommendat ions must be pl aced on 3. lioht and Glare Project lighting must be pointed downward toward the project site. 4. Public Services Fi re Protection: The Fi re Department requi res adequate fi re flow (1,000 gpm at 20 psi residual), and red curbs with "No Parking Fire lane" to el iminate access problems. On site fire hydrants may be required to obtain the fire flow. School Districts: Both districts require payment of school fees (SO.70/S.F. Chula Vista Elementary; SO.88/S.F. Sweetwater Union High), and Chula Vista Elementary recommends participation in a Community Facilities District in lieu of standard fees. G. Findinos of Insionificant ImDact Based on the following findings, it is determined that the project described above will not have a significant environmental impact and no environmental impact report needs to be prepared. - 1. The project has the potential to substantially degrade the qual i ty of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal 1-;)& -4- community, reduce the number or restri ct the range of a rare or endangered plant or animal, or e1 iminate important examples of the major periods of ~a1ifornia history or prehistory. The project area is highly disturbed and surrounded by urbanization; no biological resources would be affected by the proposal, and the potential for cultural resources is low. 2. The project has the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. The project would actually achieve long term goals by developing what is planned by the City for the site. The site has no sign~ficant agricultural or mineral potential. 3. The project has possible effects which are individually limited but cumulatively considerable. As used in the subsection, "cumulatively considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. Incremental demand on natural resources including water would contribute to the regional to global demand on these resources. Adherence to standard building requirements and implementation of mitigation measures stated herein will mitigate these incremental effects to a level below significance. 4. The environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly. The proposed project has not been found to cause substantial direct or indirect effects on human beings. H. Consultation 1. Individuals and Orqanizations City of Chu1a Vista: Roger Daoust, Engineering John Lippitt, Engineering Cliff Swanson, Engineering Hal Rosenberg, Engineering Bob Sennett, Planning Ken larsen, Director of Building and Housing Carol Gove, Fire Marshal Captain Keith Hawkins, Police Department Shauna Stokes, Parks and Recreation Department Diana Richardson, Community Development Dept. Chu1a Vista City School District: Kate Shurson Sweetwater Union High School District: Tom Silva I'J1 -5- Applicant's Agent: T. David Eyres 4045 Bonita Road #110 _ Bonita, CA 91902 2. Documents Chula Vista General Plan (1989) Chula Vista General Plan EIR (1989) Title 19, Chula Vista Municipal Code California Office of Planning and Research, "Hazardous Waste and Substances Site list", November 1990 3. Initial Studv This environmental determination is based on the attached Initial Study, any convnents received on the Initial Study and any convnents received during the publ ic review period for the Negative Declaration. Further information regarding the environmental review of this project is available from the Chula Vista Planning Department, 276 Fourth Avenue, Chula Vista, CA 92010. Initial Studv PreDaration The Initial Study and Mitigated Negative Declaration was prepared by Diana Richardson, Contract Enviro~mental Facilitator, City of Chula Vista. I~{UUC(!' ~ ENVIRONMENTAL REVIEW COORDINATOR EN 6 (Rev. 12/90) WPC 4901H J -J.'is -6- ATTACHMENT A MITIGATION MONITORING PROGRAM DATE-PALM VILlAS In accordance with Section 21081.6 of the Public Resources Code, the Mitigation Monitoring Program (MMP) would occur upon approval of the proposed project. The MMP consists of defining actual mitigation actions to be taken, monitoring their implementation, defining the schedule for their occurrence, and verifying their implementation. The following issue areas have mitigation measures which must be implemented: Earth Water Li ght and Gl are Public Services The attached checklist will implementation of measures. City of Chul a Vi sta has the Coordi nator, who wi 11 be measures. The ERC will also implementation of measures. provide the documentation necessary for the proper The Environmental Review Coordinator (ERC) of the authority to designate the Mitigation Compl iance responsible for monitoring implementation of have final verification authority for the proper WPC 4902H I~)C, HITIGATION HONITORING AND REPORTING OIECKllST PROJECT NAM[: In accordance ~Ith Sec~lon 21081.6 or the Public Resources Code File No. EIR No. Project Phase ElR .Impact Area (Project Design; Vertftcatfon of Comp1et ton Hlllgallon and Construction; Responsible Humber Mittgation Measure Post Construction) Party or Agency Person Date Coomenls I-3D APPLICATION CANNOT BE ACCEPTED UNLESS SITE PlAN IS FOLDED TO fIT INTO AN 8-1/2 X 11 FOLDER FOR OFFICE USE A. BACKGROUND INITIAL STUDY City of Chula Vista Application Form Case No. it)' ~Z -/,/ Depos it "" Receipt No. Id '2L72,.'2, Date Rec'd . ~~I Accepted by Project No. . 1. PROJECT TITLE Z>t4-TC. IJt.r-H V/u-A-5 2. PROJECT LOCATION (Street address or description) ;? ~ A-r Z$6 I'~ Ai/If. . k,->j - ~ I 214-11:"" <:ir. Assessors Boole, Page & Parcel No." -OS~ - 01 (7 3. BRIEF PROJECT DESCRIPTION h:ltt==Z.c'" I- a.NSl/.l.v::-r 1'1- <;"F.-< 4. Name of Appl icant "P.4-r?- ",4t.~ V/~AS Address ~"'7S- lJcw,',* R,t>#//c City &/J,'1'4 State M Name of Preparer/Agent r. .2JA-VIt:P Address 1oq.~ 60"NT~ ~. #-/(0 Ci ty BoNN'1f- State a.+ Relation to Applicant ~ Phone if7S-- )..660 Zip '11901- C YA.c:5 Phone nS-- 2.-{," 0 Zip qlq~'I- 5. 6. Indicate all permits or approvals and enclosures or documents required by the Environmental Review Coordinator. a. Permits or approvals required: --- General Plan Amendment ~ Design Review Application ___ Public Project --- Rezone/Prezone -!L Tentative Subd. Hap ___ Annexation ~ Precise Plan ___ Grading Permit _\t Redevelopment Agency ___ Specific Plan ___ Tentative Parcel Hap ~ O.P.A. --- Condo Use Permit ___ Site Plan & Arch.Review ___ Redevelopment Agency ___ Variance ~ Project Area Committee D.D.A. --- Coastal Development Use Permit ~ Other~~v Permit Of b. Enclosures or documents (as required by the Environmental Review Coordinator). ___ Grading Plan K Arch. Elevations ___ Parcel Hap === Landscape Plans ~ Precise Plan ___ Tentative Subd. Hap ___ Specific Plan ___ Improvement Plans ___ Other Agency Permit -!- Soils Report or Approvals Required ___ Hazardous Waste Assessment ___ Hydrological Study ___ Biological Study ___ Archaeological Survey Noise Assessment Traffic Impact Report Other '-3i WPC 9459P .6- B. PROPOSED PROJECT tp land Area: sq. footage 1,. ~6'" or acreage 2-,11.- Ac.. If. land area to be dedicated, state acreage and purpose. M>Nc 2. Complete this section if project is residential. a. Type development: Single fam1ly I~ Two family Multi family Townhouse Condominium b. Total number of structures /1 c. Maximum height of structures 2. $1'64'( d. Number of Units: I bedroom 2 bedrooms 3 bedrooms 1'1- 4 bedrooms Total units 1'1 e. Gross density (OU/total acres) ?~ f. Net density (OU/total acres minus any dedication) ~. ~ g. Estimated project population ~,) Pe-DPL~ h. Estimated sale or rental price range ::5ALE";. C$2 ~ 11~1< - i. Square footage of structure t?"!>"d * + (iMM." j. Percent of lot coverage by buildings or structures Z/), 7 ~/& k. Number of on-site parking spaces to be provided -11 1. Percent of site in road and paved surface 32...) :% I. 3. Complete this section if project is commercial or industrial or mixed ~. WPC 9459P a. b. Type(s) of land use F1 oor area Type of construction used Height of structure(s) in the structure c. d. Oescri be major access poi nts to the structures and the orientation to adjoining properties and streets e. Number of on-site parking spaces provided f. Estimated number of employees per shift t Number of shifts Total g. Estimated number of customers (per day) and basis of estimate ___ h. Estimated number of deliveries per day f -':;2 _7_ i. Estimated range of service area and basis of estimate j.. Type/extent of "operations not in enclosed buildings k. Hours of operation 1. Type of exterior lighting 4. If project is other than residential, commercial or industrial complete this section. a. Type of project b. Type of facilities provided c. Square feet of enclosed structures d. Height of structure(s) - maximum e. Ultimate occupancy load of project f. Number of on-site parking spaces to be provided g. Square feet of road and paved surfaces h. Additional project characteristics C. PROJECT CHARACTERISTICS 1. If the project could result in the direct emission of any air pollutants, (hydrocarbons, sulfur, dust, etc.) identify them. 1>v,>T jJ~SS("c..C /N C;;~/AJ" '-Of 2. Is any type of grading or excavation of the property anticipated ~ (If yes, complete the following:) a. Excluding trenches to be backfilled, how many cubic yards of earth will be excavated? ~-)V~ . b. How many cubic yards of fill will be placed? .~~~ c. How much area (sq. ft. 'or acres) will be graded? z. A<- d. What will be the - Maximum depth of cut. Average depth of cut Maximum depth of fill Average depth of fill ~' X' &> - I z... .? fD /-33 WPC 94S9p -8- 3. Will there be any noise generated from the proposed project site or from points of access which may Impact the surrounding or adjacent land uses? 6EI.I€72A-t- ~"'I> 0'::- CJW'ST>2 UcJ)",.I 4. Describe all energy consuming devices which are part of the proposed project and the type of energy used (air conditioning, electrical. appliance, h'eat ing equipment, etc.) .sl'r~ovr .'FM.I. ..~ ,no 1/<."'$. P/~N_ w~,. S. Indicate the amount of natural open space that Is part of the project (sq. ft. or acres) 7, 7z-rt/z 6. If the project will result in any employment oPPQrtunities describe the nature and type of these jobs. ~N.r4.",,-r/.,J -rt .4t-AlP~/M:j . 7. Will highly flammable or potentially substances be used or stored site? No exp 1 os i ve materi a 15 or within the project 8. How many estimated automobil e Itri ps, per day. wi 11 be generated by the project? z., s- 74.111"/ /)-t-'f t.!'''''T: 3r 1':i2f1'5 . 9. Describe (if any) off-site improvements necessary to implement the project, and their points of access or connection to the project site. Improvements Include but not limited to the following: new streets: street widening: extension of gas, electric, and sewer lines; cut and fill slopes; a~d pedestrian and bicycle facilities. 5r.:i!.E?:T W/Jc"IV/Nt; A-t..o""'i fIt<.M Av~ I N1r8E /h-<J~ lJ,ffc 57". ()T('-/T/~ ~ 1-/-.")0 Tt; Be 1-'cAc-C"Z> t.J!c. IJAI_ re-s. D. DESCRIPTION OF ENVIRONMENTAL SETTING 1. Geo 1 oav Has a geology study been conducted on the property? /I/o (If yes, please attach) Has a Soils Report on the project site been made? ~ (If yes, please attach) 2. Hvdroloav Are any of the following features present on or adjacent to the site? (If yes, please explain in detail.) WPC 94S9P a. Is there table? su face evidence of 'a shallow ground water 5~ ,;;".... ,fZ..o~ b. Are there any watercourses or. drainage improvements adjacent to the site? ~o on or i-3~ -Q. c. Does runoff from the project site drain directly into or toward a domestic water supply, lake, reservoir or bay? A/o - d. Could drainage from the site cause erosion or siltation to adjacent areas? A/o e. Describe all drainage facilities t~ be location. STau1 'R7MN~ lJcr""tff>J 1t /0 ~/~ Acc...... R..A"P '1t> Jl<ZAr,./ fV'4rc=-..:2.. p~vided and their i!!WO DP /Vo4..n-i -::>IN ~~ D~ {J,e;, ~rr. 3. Noise a. Are there any noise sorces in the project vicinity which may impact the project site? C.lffc.~,v~ //0/ NI:7<;1/6/</-I,o" 4. Bioloav a. Is the project site in a natural or partially natural state? y c-S b, If yes, has a biological survey been conducted on the property? Yes No ~ (Please attach a copy). c. Describe all trees and vegetation on the site. Indicate location, height, diameter, and species of trees, and whi~h (if any) will be removed by the project. Pi:~~~ ~ 6E7~~ *~ A1Vl> W., ~ /,</ 1"4.<>", r O~ r! 2. 7b 3&' k""D~.:'l>. 5, Past Use of the Land a. Are there any known historical or archeological resources located on or near the project site? A/o b. Are there any Known paleontological resources? AI~ c. Have there been any hazardous materials disposed of or stored on or near the project site? AJ~ d. What was the land previously used for? 1!5/Jo/77A-<- t-J') WPC 94S9P -10- 6. Current Land Use a. Describe all structures ~nd land uses currently existing on the ) project site. - '/II€ :z... ~ 10.....,6 Dt..P ~€ A-r ;;>-.s-" f'~ /.I"", A-r-~H 'out!!" D" /~ ~ ~J' .4r Ii, o ..0'" Uf. &>~ c;i b. , Describe all structures and land uses. currently existing on adjacent property. North 6101E rz..D ~~~T' H:.€ South .3 '$,6'4 :b",.,.. DF /,JtV/~ ~,'f..J 1 t East ~v~, l>c.<> , $~ ~...< West ('>,IoIE' NE''''~ '?F<' ,h.v<; c><-P. )I<J"<4~ QAt ~711<<. .." r: 7. Social a. Are there any residents on site? (If so, how many?) b. Are there any current employment opportunities on site? (If so, how many and what type?) ~ Co 8. Please provide any other information which may assist in the evaluation of the proposed project. /-:i, un,.. n.rt"ln E. CERTIFICATION . ~ - ~ t/rU,..,4s, A c:;4 (.. P I, 7' ~ r' 60.1 Iht. ,. ...., '" .;>(" Owner/owner in escrow. or I, Consultant or Agent. or HERESY AFFIRM, that to the best of my bel ief, the statements and information herein contained are in all respects true and correct and that all known information concerning the project an'd its setting has been included in this application for an Initial Study of possible environmental impact and any enclosures for attachments thereto. DATE: ,...../ S" / '1/ .If acting for a corporation, include capacity and company name. /- ~7 WPC 9459P -12- ; . THE CI1Y OF CHUU VISTA PARTY DISCLOSURE STATEMENT Statement of disclosure of certain ownership inter~sts, payments, or campaign contributions, on aU matters which will require discretionary acti.on on the part of the City Council, Planriing Commission, and aU other official bodies. The following information must be disclosed: 1. List the D<une5 of all persons having 8 financial interest in the contract, ie.. contractor, subcontractor, material supplier. [)J1.FE - I'A </'1 Vt ~~, 4 C4 L/' 2. If any person identified pursuant to (1) above is a corporation or partnership, list the names of aU individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. . II ,l),4Vlj) eyk!.EY> "1/cAH:z. :81 A-#</III Rfcl/MLJ /,/cK'cT 3. If any person identified pursuant to (1) above is non-profit organiiation or a trust, list the names of any person serving as director of the non.profit organization or as trustee or beneficiary or trustor of the trust. 4. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Committees and Couricil within the past twelve months? Yes No L If yes, please indicate person(s): 5. Please identify each and every person, including any agents, employees, consultants or independent contractors who you have assigned to represent you before the City in this matter. ~81# F~I<Lt^, - ])~'<;A.I..,~ Au; F~ E:,vC /AI~'72./ Ai't:; _ t:( II/L. €"AK; , 6, Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a CounciImember in the current or preceding election period? Yes _ No ~ If yes, stDte which Councilmember( s): Pr....nn Is defined as: .Any ;nd;viduIII.fiml, co'p"nnmlrip,joint ..mfl"~ associm;on, socilll club,{rm07lll1 orgllniZJIt;on, corpormioll, c.,mc, tlUst, Trce;,'a, S)."dicllt~ this (lnd m!)' otlrer COllllty, cil)' mId COUllf7): c;l): mUllicip(llil)'. district or Dthcr political slIbdi'-;s;WI: Dr (III)' otller grOIlP Dr comb;nllt;on acting tIS (llIn;t,. (NOTE: AU3Ch addilion3/ pages :IS necessary) Date:: 1l.--/r/11 7: A:<-~ ~ SignDture of Contwclor/<JppJi t {-I{O r: lJA-VI.!>' EY1ZE"5 Print Or 1\'n~ n"'m~ "t' ...,.........._.__J___I:_.._. .. t_ -_ ~--=--:..- __ L_ __ __ ---t! -....t...__ __ ___. - \ - atw3Ar lOrd ~.\ - '\ ~--- - ~-- -~ - -. --;-- -) - --- ..~;r -i'----- - -"./'--- . r '" , 5:- -- -- - '!'~...:> - -- ~4 -- ~~"'7- -- - -.J.,,"-- --!- -- - -T" -u_~...,.,-~r; ... f. , o .... , , , / J= , , / , , , r-1J , ,--. 0 C"I / ,,---- \,;..!, :;. ,," ~.... -------..-;----;---.. - - - - - -- --~.. _.11. t. . rt.- ---t;:------ -.__ __ _~__ L%.~ __,...~_ __ __ _....---.;... , , , , I ,,'" I --:lu-'-:;1' - I ' I I , , .. 1 ! , A. " . , ';;' , .1_' '\ 'I I I \., ~J:i \ , \ I I I \. . I . - , .......---...., . :; \ \ .., ../' , , , , q,/ , Y-'} ~ '!- ~ , , o I : ;. I , . , I I I I I I I , !. , , , , , , , , , I I , , , , I I I \. , , , , , , , , , , , , , , I I . I I I I , . , I , , , , , !. / I I , I , I , , I , I , I I I , , I I , I I \ I I I I ...-......., \ , I '. I , .. 'f:...../ \ \ \ \ " !. ", ................... '" , ". 7 , I , , , , . I , . . , . , , , . , , , -- , ~. , ....--- !. -----.... -- .; - :i -------.. .. , , , , .' ,. .....~ , , , ....",---"" , , , , , , , , , ,. ,. .' .' - '--=:1 0- ! , , , . / i. . I I I I I , , , , , , , , , , , , , , , , , , , , , ...."'...' ,- \ \ \--OJ -...... " ,-~ " .....-" r. o \ 1. ...-----~.--...... , .j Q._- -- , 'f-Oj ~ ---:;j ,. .' '. .J.33l:ilS 3./.0 . !. " !. .------- , I ~~ ~~ ,. .. , - - - -- - "-- - , , . . , , I ------ ./' "f. ......--.... , , i. , - , (ie-...... ---7-- . , - , i;: / to ,,/ ------ [:= . .-,'" / , , ~-----_. , , :~'-_/ .' I , /. " I. I , /t-'[ 0, a . ,[- "-- . - --- :- .. I' I ! ~ , /- 1/ ,-Mil !W.'...... "" -, I. .<:. ,., i "'-, ~. I - .~ ~, .j II II ! f , I , .... . -t . ~:i~~~ ~ UH ~}} ~~Ut ~ ~~ ~ ~ ~ ~ ) ~.~~ ...~ ~ ".&'" ..~~ :1 ~ '~~-1.,~ i~~, }','~ t {{:~'\ g tW H':! ~~~~lh~iH ~ '~i~ t~i ~ ~~~1. ~ ~~~H5 @d(. hll .~h~~ :-~~ z ~~ ~ ~ t~ th~!~ ~~ \ ~,~"\ " t<l ~ '. H! ' ~ I ~ ~HF . ~" ~ : I 19 ~ . ,". 'ti ~ ~ ~!. l. ~ ~ Ii iT. ~. ~~t~~ . tt~ ~ Q . .~. ~~~~~ -., ""t.t~o ~, r'\.':.~ .~~ ~.,.....:c ; ~ ~~~ . - i 0 .~. ! # z i '" ~ ~'.. . 'i j.~', . " '1' r'" - ~::" ,,~: ;;,.. '.'- . .:. '. ~ _." ::'~':. -. '".-:..' ~. ;.:--:.,;.-, . -. -. ~', ,..... . w I -.,. n^LM VlU.AS D4TE r~... . ~r-4<i01'8a ......, .I/iII7r....., ~- ~""" 61. rlf/IIff. '. ~H~ '. . . " ~. " .. ~ 1~u.a. ~;;A""L< :'~j4 h"'--L__ ; . ;! ~ 6...rE ~ ~ , ! - , .. I , - , 0 .' ~~; 0 ...~~ . }> P -i ~~." fTJ ,- I' . ,. ~~- ~ t~ r ~L ~ ~, p < r r '~ }> C/) ~Q '. '. , " ''''D r }> 'Z .. .to .....__~ -I!t~.~~~t~: rJfii'j rpr,f', mmm ! ~~I~...t tllll hi 11"1 ". ~ i ~~ ~lx J hi ~ !fllii '~i' i ; , .J' r. '~?! ~!!fm nil ,!fi l( I IE; .. . t. u:~ ~!= In; f nil f ! ,: " - It! hi ""'I Jh j /'~,r~:.1 'I d I~' !H!" !-,. ....- .... '!..I-iz ' .'. ~D' ']. Franklln___'..;:II c' . R bm , ---_ ;.c'''' , . . - ~_::'~ !.: '_~~4::'" - - . __. ...;. ,... ... .. ~. ... i-'. -'~ "- . -J:'>- :--~- ",.. "'j - . '\ CITY DATA Case No. _IS-q-;;L - \ '1 F. PLANNING DEPARTMENT 1. Current Zonina on site: North South East West _R - 1- 5 -{l (-'-5-$ R-'- 5- ~-I - ~ .p -[ - -p 2. General Plan land use designation on site: North South East West LoID- ^.to~ 1Jt,...,~ f.u,..d....fr;..../J(-3-fp do /a....). " /I ,I 11 Is the project compatible with the General Plan Land Use Diagram? L-J.l.c, -Ii- i.., oJ. 1U A..l~h er<d d' 1/o.L. d.t"~{f;J rr:vn~t... - /".1, dl) /or,. Is the project area designated for conservation or open space or adjacent to an area so designated? no Is the project located adjacent to any scenic routes? nn (If yes, describe the design techniques being used to protect or enhance the scenic quality of the route.) ~ 3. Schools If the proposed project is residential, please complete the following: Students Temporary Current Generated School Attendance Cacacitv Cacacitv From Proiect Elementary ~/M~d 653/'148 0{30 'lto/tf32.. 1.1.2- Jr. High ~ fw...l<... 1~80 0 /<45/p Z.t, Sr. High ('v-MtL PCMAi.. 2,181 J40 6~g I. c/ 4. Remarks: M~~do<- Director of Planning or Representative ~(fi 27, I'!?L II Date /-'1) I...... ....~A.. .~ YS-sUj G. ENGINEERING DEPARTMENT Case No. Is -12-19 1. Drainaae a. Is the project site within a flood plain? )JD. If so.' state which FEHA F100dway Frequency Boundary IJ tA- I b.' What is the location and description of eXisting on-site drainage facilities? <;'(J~Ae-E FLow 'TP ::r:;:::;:~r-hJ"'4tA'V ~1="P""~A"-)/)foJ'r)A~ ~Ef'".. ~_ _';;;;.....;..: z::~ _ ~ AV~I,)E . c. fire they adequate to serve the project? U!JJ<.t..IoWI-J. Dl/:AINtor-l" ~ Nc.;or If not, explain briefly. JJ.tA. ~I~I>. t d. What is the location and description of existing off-site drainage facilities? ~LI CI-Hu."'~.A' W>fV:U ~lo;.G""""'~ =....." CfTAy I</I/PR. . e. Are they adequate to serve the project? UIoJ/<NOlVlJ. If not, explain briefly. ~!A. , 2. Transportation a. What roads provide prima.!'y access to the project? MAtA! ~=- fc/rAY VAt-Uy 1?cAPJ b. What is the estimated number of one-way auto trips to be generated by the project (per day)? 140 L..e,,;s :;O{f'XI57'7..t,c,)e IfD c. What is the ADT and estimated project completion? Before A.D.T.. ZJ5BD L.O.S. ~ level of service before and after After 21 096 . A If the A.D. briefly. iJ or L.O.S. is unknown or not applicable, explain d. Are the primary access roads adequate to serve the project? If not. explain briefly. YES / -11 WPC 94S9p -14- , YS-5c f. Case No. Is-qZ-f4 e. Are there any intersections at or near the point that will result in an unacceptable Level of Service (LOS)? NO. If so, identif,y: Location ~A Cumulative L.O.S. Is there any de4icition required? Ye.;;.. If so, please specify. I:I6.re: ~er AAlI"> ......,,~ A~"IJ': MZ.E- /'1 .~<:,~,.;;,;~ ~~~. QJ~':IG(F."..tr ~,c....T1o"" I~ lZ6{?o'Fe'n ~ ut::.~ 1I..A.t t='_",_ ~_ .1~"1"',I:"$. <OF 5o.,I> co '.-:;<;',PI.::o..no,..! . Is there any street widening required? Y~G If so, please specify. M.nN<!O ~""N.E.'; DtJ 'DI.-r",;: ~ AN,., Ok! 'PAy./\ . A~,,<>E., g. h. Are there any other street improvements required? YeG. If so, please specify the general nature of the necessary improvements. "J~.......u "''''',NJ OF c....ce .l::vrr~l!:-) ~IDS.'A<-IC.} .lw.!D h~l?r I.-iGHTlk.lI:. IS ~"fED' 3. Soils . a. Are there any anticipated adverse geotechnical conditions on the project site? NO. b. If yes, specify these conditions. ~/A, 4. c. Is a soils report necess~ry? ~o. (lVA'!> 'P1i!D1/1I>F.1> Wr~ .J?pu~r'DI-J,) Land Form G ~F:D a. What is the average Aatural slope of the site? b. What is the maximum ~~ slope of the site? 1.5% 4"10 5. Noise Are there 'any traffic-related noise levels impacting the site that are significant enough to justify that a noise analysis be required of the applicant? ~D, 6.~ How lIIuch solid and liquid (sewage) waste wil 1 be generated by the proposed project per day? 29/~ Solid r I.-r:;LPAY. Liouid ~710 ~N ''''t~/D6.Y C/4 ENJIS) 2.'70 W!1S1 AY Io1DfZ.E T1w.I "J<./$TItJ€o). ~I EDV's Mol':&: -mo...t ~,~) What is the location and size of eX1sting sewer, lines on or downstream from the site? B. vc.p G:E;WFIZ.G '''' ~T"E ~er Af..J1> IAI l"A~ Av'E,.Jvo:;, . Are they adequate to serve the proposed project?' YE5. WPC 94S9P 1-'15 -15- YS-5t:A 7. RemarKS P1ease identify and" discuss any remaining potential adverse impacts, mitigation measures, or other issues. -::> ~e-- c.o /41-1t:r1J7 '0 ~ <-{/ Case No. ,5- 9 2~11 lJ..--;{0h/ Date . The site plan. for Date-Palm Villas. which accompanied this Initial Study application refers to drainage and street plans. Those plans are not attached and we are consequently not able to make a determination as to the ability of the existing drainage ditches to protect the proposed homes from floodil'lg. This area is relatively low. and flat and may have a potential to flood as a result of' local drainage conditions. A drainage study must be provided for our review before we can agree that the drainage situation can be considered as having no impact. : /-16 WPC 9459P -16- -13(a)- Case No. \S-g~-,'1 H-l. PARKS & RECREATION DEPARTMENT 1. Are existing neighborhood and community parks near the project adequate to serve the population increase resulting from this project? J ' i . N0 Nei ghborhood i' . . community;parKf NO .; . 2. If not, are parKland dedications or other mitigation proposed as part of the project adequate to serve the population increase? Neighborhood ~Q . Community parks ND 3. '. Does this project exceed the Parks and Recreation Thresholds established by City Council policies? NO ~v.~ Parks and Recreation Director or Representative I :;2. "2.0 '90 Date /-'{7 . ,:,:"~~;~~:~~~':~---{ - 13 - Case No. J~-~-19 H. FIRE DEPARTHENT 1. What is the distance to the nearest fire statio~ and what is the Fire Departrnent's estimated reaction time? 3:. "",,-, l.e s .. '1 """"',,:~".s J 2. Will the Fire Department be able to provide an adequate level of fire protection for the proposed facility without an increase in equipment or personnel? -'=t e. S 3. Remarks <c>" '5',""-. ~;V".... \.-.'1 Jy,,",,1:.S ""-""I be.. ""'iv,,,,& LO o\'co..\,,- Ll.-... <;;"\\re.. I.i- tow ~ , ;;:,\'"t... ~lo<...u ''''~OV''w\(.t"t:'oh.. C'...o.....\.o\.. b~ ob c..._''''~ "'" ~ ""t~~ (..uA..L~"" CL\,.1"'!2\r...ov-:"t"\ \.....c..u~V\..'1 ~Ur.\",A.\c..Llo......... Fir1~~ 1J../19!Q/ Date }-1'O chula Vista Fire Department Bureau of Fire Prevention PLAN CORRECTION SHEET Address ;;L5(" pc..lM. ~S'f~" o..~lan Type constr. J;t:: 1-1 Occupancy File No. rs 9J-lfChecKer/-fc.-s<?..11 Date /d-.//'l!qj 7 R. No. Stories;;L Bldg. Area 0 The following list does not necessarily include all errors and omissions. PROVIDE AND SHOW ON PLAN: ~~c,,, ,~~ [J <;;','..,..~ ~\c""'" '\ ~ \000 G-op W\ @..;)..o r-u: 1"(''S'"LcJ , ;;t....<- D~fJ(J....,...-r""""~kT O-c:.,. :s.<.. (,1e.<.~ c.UV" Io~ Lco:LK "Ho . r.e.G..IJ'\V-(."""'~"""\:'"".s CLv-~ S,~""C\;; ~\-f! &. ., (.J,,-v"'-'~c, I",,,"-~l..,,>"-.J€ Lv:,1 b....... r~4~l.v~cQ ~o -'2...\~'''''''''''''''4-T~ PD,\o-o.-<.'r."I'l P-"'-oh('f'~.s: . , FD-648 /~11 CHULA VISTA ELEMENTARY SCHOOL DISTRICT 84 EAST "J" STREET 0 CHULA VISTA, CALIFORNIA 91910 . 619425-9600 EACH CHILD IS AN INDIVIDUAL OF GREAT WORTH BOARD OF EOVCA nON JOSEPH D. CUMMJNGS, Ph.D. LARRY CUNNINGHAM SHARON GlES PATRICK A JUOO December 20, 1991 GREG R SANDOVAl SUPERINTENDENT X>HN F. VUGRN. Ph.D. RECEIVED DEC 23 19Q' Ms. Maryann Miller Environmental Section City of Chula Vista 276'Fourth Avenue Chula Vista, CA 91910 PLANNING RE: 1S-92-19 / Applicant: Project: Location: FA-556 / DP-895 T. David Eyres 14 Two-Story SFD / Date-Palm Villas 256 Palm Avenue / 259-261 Date street Dear Ms. Miller: This is to advise you that the project, Date-Palm Villas, is within the Chula Vista Elementary School District which serves children from Kindergarten through Grade 6. District enrollment has been increasing at the rate of 4 - 5 percent over the past several years, and this is projected to continue. Permanent capacity has been exceeded at many schools and temporary relocatable classrooms are being utilized to accommodate increased enrollments. The District also buses students outside their attendance areas, both to accommodate growth and assist in achieving ethnic balance. Currently a developer fee of $1.58 per square foot of assessable area ($ .70 for Chula Vista Elementary School District, $ .88 for Sweetwater Union High School District) is assessed for new residential construction and additions/remodels of over 500 square feet. Since developer fees currently allowed under State law provide approximately twenty-five percent of the facilities costs to house new students, the District encourages developer participation in alternative financing mechanisms to help assure that facilities will be available to serve children generated by new construction. We are currently utilizing Community Facilities Districts (CFD's) as one method to help fund this shortfall. Participation in a CFD is in lieu of developer fees, with'school mitigation paid by the homeowner in the form of a special tax. / - 50 December 20, 1991 Ms. Maryann Miller Page 2 RE: Date-Palm Villas - 14 SFD The subject project, otayjMontgomery School presently operating alternative financing annexation to a recommended. Date-Palm villas, is located in attendance area. These schools at or nearing capacity, and mechanism, such as participation in Community Facilities District Sincerely, If you have any questions, please contact this office. ~~~~ Kate Shurson Director of Planning KS:dp cc: T. David Eyres the are an or is ,~5/ Sweetwater Union High School District ADMINISTRATION CENTER 1130 Fifth Avenue Chula Vista, California 91911-2896 (619) 691,5500 RECEIVE::: JANIe, 'c PLANNING Division of Planning and Facilities December 20,1991 Ms, Maryann Miller City ofChuIa Vista Planning Department 276 Fourth Avenue ChuIa Vista, CA 91910 Dear Ms, MiIIer: Re: 259 - 261 Date Street The above project will have an impact on the Sweetwater Union High School District, Payment of school fees will be required pursuant to Government Code No. 65995 (Developer Fees) prior to issuance of building permit, ~ord' ly, '~ homas Silva Assistant Director of Planning TS/mI (-52 I -- -. r:: .- ~. .~ ~~ -:: ~o o~ ~o 'i~ E:; -~ ~ .- :. r.: ..- E_ -0 - i'o .. >: I~ ..~ 1:;.., -. - S~ ~ !~ III -.II Bo - - ~ I ~ -i'~" oc oc o . c:;: ...... ~.:~:o f:;~~:i .-i . E .11 ~- O..~....: c: __ 0... ~g'~_... .........0.... ;;"5.~I~ o .. a.~"'.Il:. _ .;00........ . ~ 0 c" .... -~.g~...~ _ 0_ ...._ Ie: ~.&:-=~s- It. 1,.1 0_. .. .... Q.'S?....... ~.!~i::~ ..: ~~ "=:;:'" -::;-:t"- ~ I,J ~ p- I&:"" ~: Qf .. 1- v .:! .: ,,>, \., I .: ':'i .~ ...-:: f r&~ z,: e:. .... CL. .... -"F 1;='::: -. ~-~ ."- -~iL ..- . o _ !.i ! . . ~... 0" .... ~_o . r...., - --r ;: 8"; :II 0_"0_ a.OC_ "&I... W_~ .;. ~g U"j \)~ .- Ii ~... Qi {-:. "1 oJ.. g::;: -":> ~ . o r !.... ..::;! - . - - . :;; u . ~ .... ~ ~- o 0 . . ! ~ i.:E ..:.; "';";.Ii I I :: - - ~ 'r ~ 0_ :: _0 E~ 0'" -:;~ -- -. &~ c . ~j .~ o E _2 o~ -. ~~ co 0- ~ L -- ~~ ~. ~.... - =- .: ;: .; ..; \ \, \, 1! . . .i. . .. - J ;: - . - . i '; oS . c 2 .. -- E .- -~ ..- ". ~~ - - - - ~ o "X -E_ r- .. . - ~ - ~.. -~c -co ~-BF ~....... Ico ... " - o~- .0. ~ II - - -i~ ~~~ o~~ .- EL. 00 -t- ~ . . ~ t;... ; ~ _L_ co.. . ~ - c 2 ~ ~ ~ o ~ o E 2 ~ t u . (:. ..; .; "i ~ " o ~ ~ - c o .... . L ;; ... r ~ \, ~ ~ . L . - L ! E . :: i . ~ ~:; :. ~t: e ":I - 'ii J ii ; :~ _ .8' -- _ ~o - .. ia ... '" i~ ~ .: - .: - . r . ~ u ~ . \. I I ~ ~ ;; E - - i I . ~ - - - =- .: ~ :: .; ~ -. -~ ~~ c I~ uo . -", "c -- -L .... t t . " o !! -~ E'~"" . It:: -ISo Quo .. ~ L_ -. . O~L ~.~ EJlt ~~. UO~ E L -g. -- .~ L ,"". C .~ .L~ ~-- u..,. I; ,>, ~E 0_ .~ "'0 . c~ -c .~ ~i :~ ~. L . E~ Do _L F. ~;:; "'i...... 00 :: .E - :E~ ~~~ .~L ~o~ ......- . . t.; ~~ 5c_ .I~ ~". -i~ L a o ..; ~I .... c ~ r '" ~ . ..- '"'- o.. .L L~ [: O~ ..~ :! E_ -r . ... I!'.:! OL, '"''' ..... .; '>/ , ~ - o -- - _L E. o~ -0 ~.. t'8 ~o -- c~ .; ___h... \, L.. 0_ 8' r1 'to ." "... 0_ uli ..':; .:~t o ~ -~~ -0. ~c.: -0_ 0_. ....~u .- u_ ;::~ -... ~h .,; ", I I ~ o I ;;: ~ o . - L " o .. , ;:; ~ ~ ~ - ~ k' '" \ . C> - " ~ ~ ~ . ~ ~ /-5J - ~ .. .,~ !!:::. ~~ uu ~- "il;. ~~ ..; \, / / ~ ~ . I:' t u ~ ... .,f -" .:~ r-~ ..._..c -."O~ !I!- ~., !~i.! ...- .... ~ . . . - ~.:= i ~ l!:i- f t-~..; Do. ~ "'" ~~ . "O~ ..... ~ .:....~-:~ _o':;:t: ~]..;! -!l--- ~c~:;~ ~...:D ~f:." uo_...g \ / / . . ...- ..~ ti i. ego .i ~. .. .. ... "t ~ .,.. .. - - .. ~-- ~ g.; "'-- -.,", ~ ~~ ..; \, I / ..... e" ~ ...~~ " ., ~l -~. =:; i X;'" ."" Le "0 I .:: e~~ tl;. ....-. "., ~. ~ eo~ o~ ... ::~~.: ;::...L; 1__- ~- ., ...~ ~-.. c:c:.._ -_.&I 0 \ I / \, I / L " ~ . - ... e ! ~ . k . ~ - " E I' - ~ ~ i .; e . ... ~ \, ';; - . . . : '0 e . : ~ u ~ ..; \, I / / ">/ . . i r . . ~ . . - :! ... .. :I. ... " r_ ;:.: ... .. . - ~- 'U ~"' . u ~ ~ ~~ -.. ~. ,>, / - ~ & e ... -.. . e -- e -~ -. ,,~ ." r'" . -~ ~~ . ... g,... ~ eO~ ... ~ Ii., '.-- ~'E~ -::. --. ;-=- _11 .~ . .-- =!-g -", ~~~ ~ ~- ~-. . ~ ':' ~ .; .- ~~ ~ e_ ~~ ~~ ~ ... .!= ..- ..., ~~ ~ ~ ~ - :; ..: . ~ - -... =r ,.~ - .. .L t" ~~ -~ "'2 - .; . ~ - ~ ... . ~ : .,; .i ,; !i' '" -\ \, \ ~, \., , \, \, \, / / I \/ / I I / L .....0 l- . '!..~... ~.. .. -- . ..... -... . c..._o ~ .,.. ~~ -~. .,.. ~~"' ~ ~:: .~ :I' ~ goo "... ..,. ~ .,~- ~ L fl..o. i:! ~ -~~ - ~ ~, - L_ -..~ .. ,,-.. . -". 0-'2 c: L .".11: =- "t:~ ...... ...- IlL.. .. . ~.. ... "!: .. .g.~~ " :I.~ ~ .... "'L. :: ... L" ..0 - - - ~~ e. .,0.:- ". t~.! 0 ! · JC o.a " r- L ~= . :t. " ~~- ... go ..~ ~ .. r o...a.... n - J~ ~... ... - ~C'-;- -~. ... !::~J tt ..f~.... -~ 'I~ - -i.c:- z.:.. . ~..c"'; - .. -5 . -. c">> cr I.~ ... - .. N - .,",0_ ,,~ .. ~. .-?Ii g, L_ _ ~ - .. N .ii t::c:: ~ -.. . .. .211 1~1 . .- S J!.. ~-- -~- e . - .. - "j!- .. -""'..u -" - :1 L~~ :I'.~ i"i~ .. "DC__ -. ..... -1" .r':... l~" .2 .t~ L "Oc 3... ~:: ~- ~"""i- .... . .. .2.. ... ~- - i-a. ... . ... ."'c... ...~ -. - or -. - t .... - . O-L = _rr ~ f!DI:II~ I':; 1: ..::1 ~..~ r" ....1'11 - c~ ::~; ;0 I" -- -- "'-- ~I .1 :-: r I' -f-~ !:c ~ --..- i-v fL - -- fi' ."'i"'~ f5=t: :"j ~.. r-~ '51;_ re 1;;;: -.- ~ c-- ~g.~ - - g,:: ..... ..~" ~ .~.. ~ ._~...u .0 .0 :A..~ f "i-~ ~- . ~c -...c :II -... ..c:..~c]O( ~... " ,:j~- .,- ccoo. u_ c____ .... Co.)>> __.. ~"... .... ~ uo_u .."... --c. - Ii .,; .; ..: cO ..; .: ~ .; ..; .; .; ~ ~ I-51 ~ - ~ ~ ;; E - - :; ~ - ~ '3 ~ ,; .; ..; \ \ , \, \, \, '. ~ )1 )1 '\1 / / / / "/ / / / ./ / , , \, , \, , , , I , ~, .. I; :&'0 - .: .. c..t ~ 0 . 0 8.0" -- ." ! :: - H '" .. '; .. - "c :: . ..~. - .. ~? - . 0- . . 0 .. -.. ."i " I: - i!o 1- - U ~ . . r . . .; Ii f.: ... :; 0 0 - "'.- -- f ". . - - c .u o..~ :t U " c ~..l .- ~ N t t .. 8.'0 ... ."t ! , "'0 .. - o~ f~ ~ :: "'-. '" . 0 .. U. --- . " - - . 0 0._ . - -- '" 0. . - . ~ 'E >> .... - - - - i . e:~~ ...- -..- c . . ~. .- ~tf" - .f ...- - :; ~~ . ..t: c .- c f " _1 - .f - '" l . -" . . -u .. : u . 0. - 0." - - ,,- - 0 :;~ of - 0"'0 -... .U -'" .:o..t U - 0 ... - - ... -..... I;:: 0 f U . '"' " . -... . ..... - - :: 1'11' ~ - 0 0 "'- -. o. ~&oo. f 0. 0 -;;~.... l! -. .. - - ,,- .. - ...- ... .- t .." 0. 0 '8 .'" .. .~ --..... .:2 ..- I:~ " - ~ -- -" a -=~:;~ . JI_"i~ I: M_ c_ J! -.. U~ :f ~ "u -u .. .c_ 0"::11 .,,~ ". u"_ .)I .. .c g _c ~Jc.o -- c. -~ 00- ... ~. E_ ~ :>. -.~... ~- ........... 0 _....-..... th -.- oO . ~ ,; .: Z. r::; L...&; ,; ..; .; ,; .- .: ,; ..; ~;:; _ 0_ - on ..; ~ ::0: - ~ k' '" ~I '>, "> I -------- I '>, ~I ~ 1 -", I "->, - .. . ........ c" .~ -.. J! - 2'- 2' .... ~ " ... 01'" C .. :1.. ~.:! . _2' 0_ . _c... - C 0. . .-'"0._ ... :: ~:;; - 0 ... ~ -1:u.~ ':;~ - Et i s~ . ... - ... ;; 0 t_-.o ~ 0.. 0. .~::~:; -..I: i - 0. . . 0 ~ "i .0. -. - ~:;.:tci -'" a . 2'1 ~o . .. " " . '" - .- - .. i. - I 0. . .!:~ - ... - ~.. ..-.., -c = -.. - 0 ~ 0.-- ;&~ 0_0 -" i~o5-:: &:c fo - -.:! - :. . - 0 o.~ " 0 - :; E=g E.o i . .;;~ ..I - - -- -- - -~ . 0. _-:;:0"1- "'- I: [I . ,. ..- - -- oJ u_ J! o~.. .. '1:"- .. U - "'- .- " .:; -~ :;~ 0_ .,,- 0 - "" !~ - . e--'i.. .0.. "'0" "'.. . o. 0" -~ . ....... -... -:;i -0 - ::: -=r~ h II; .! -" .: ci: c;ii...: - ...~ - i . .. -.21" -i2' 01 - -- -f_o-a . i~ .: -- 0"1 --j I.. .. l.f I: ... - - -.. - - . . 0_..= t: .t1~ '"'- a~i -. :: :;1: -- .. -- - -=.i=E: -" :: -- 0- :a -. ~.. .. s "'. . ..... J:: -- 1:1: -- .-.. tl; ':~~ ~I: x::: -- ...... B ~ ..I- I~ .- 0" =~~ ~ ~~ ill . to: c", ""u i:1: c~.B'5'= ::1.. ..." 3: .... -- - _c ... 1'''0 ~. ...- 4:U. a_ 0 a_.. -- I;;; -- --- -g, M r. 0_- :f -- . U_ r'" a. .. .. .. ..: o. .... .. ..: .; .,; ... -.. .. ..... .,; fi - .. :: ~ - ~ ... - /- 5S .. ~ :: -...... 0_ L ... L. ~ =~~~=._I o..~ ~ .. --.. - ... ~ -:!:! :i ~ t_-= ....~-- c i-..o~ OOr:a:aI~ .... A. .. _... L-.~C Ce_ .... L 0 . '" 0 .. -... E ..:....... .Q~ f ---.. 0 --.,Il: -...._ ...... ~O"'M_ ,. g.:::~;:: t -::- 0_,,; .. c- ......... '"' .,Il: :..'"O':A..!'...~ ..... . u..c_.... u.c., ,. ::t......... ."':'-.0. '!l ...'" ...., .. ......-.1: AS?..... f.......= .~.!'8t" CI-iSi....U "_0 tiC Ir.~ ~...-::: ~ DO .-__..... r.. &_ ... ......c__v... .,Il: "0 f':~~,;~ C't r~ L t .. --U=O....,_..OA. JooA. 0.."_ ...~__ ~Oc:_a.O::ao_ .C:_IIYL. 6....011:.0...."'....... i ;;: j. M -- . i i ;:: ! ~ l! ~ . - ~ - ~ E tt,!' l!] ~u ~. ~. ~- ! ... ~l! -~ ~N ~. ~~ ~ .. ..... c~ ~-- ~- __.I'" o ::: ~ -. I.:-c -~- .. ~ ~ ~.~ t~~ ..tl - - ~ ~ - ~ ,I j~ . ,,>,'> . D. i .. --f .~ :: t... ~... Ai ... - ~ ~ ~ . i -==I:,;~ -"- .."&::: -=:; t.i t~.~_ _.:~:& .." -- fM u- ~ > __..u c- - .--- A.U o.Q .... 1. .! ~o I' 0 ... .-.. ~-::c ='=-r~ _~~uo =-0" . - .I.. .t:.:-:; :::~-c --0-: .. M _ ..c-.... ":0 _c .. C:II. ... t,...... ..~o~'O o ~ .; \ ':eI.! =..:~= -_1,.;..__1 .. ~~ &:i ~ __...1:11 "o!!,~_ t 1.- 0': .... ~ --".-"2 . c>_. ... . c.- -f! -c'" ._ o~....= .._ L. 0_ .~ L"'-;'" . 4:.. 0" c ..,g -:.. -!=- U'" 0. cLu_ ~ ':-I..~ o _.... i'~ I..... ~ _... a..0-"':t :II W"CCu. ~ .-"'~Ou.~ ~"5~1! o=.~ ""~f~~~"''' . =,;"~~r~ ~O-IC'i'...oc 6..."w_.~__ ... \, I ~, I ~-- _0 ~.. -.. ~- E~- i.; - .. .~- MD~ t..~ t~o "'-... ';0. J:g.o .. - . -~ _"'0 -..- - .. au .DJo! I~J: ::~r -t- j-E ~.. ~. .,; - I ~ E .. ~ .~u ~ - ..- ~ 00 ~ cc" _0- -... ~ ~~ D~ MM t. ..,~ ..':0,. ft ~ .. .. 'S ..- . 11: ~ ~-o_ -"'''0 .M. ~-. - WI:.I:. =::~~ :II.. a... . .. ... \, <<_c...__. U .1_" u_ 0- i I ii-;- _....c: .. L 0' ..~_..~... u.. .1:.. ~t~~ .. ..:- ...1 :;... .-;:t..E,:....~ : ~ ~tO. .. ...a ..~ ~..~~...:~.. _foICI... _ ....... ......_c ..... -'-.....0 -~ ='.. 1~ ...:g.:::- ~~;t....:;:.: l!: ttt5 .J-:;..~.c._~ ... ~~~:;:i.== M i....,... ..c l. 00. "'000 L. .....c ..c_ . u a... o,z.... .. \, .~ :: Z' .0_ .~.., .., - ~"- ct:.B - . - ..-.. -.- ~ut t-:=_ ~-~ _J..c~ .~ ~ ":...a 1._00 f.. I; "ou -_ '5 i ~:::~ __u ~:'.l:.e _..c~_ a A. a._ ... I \, l, -...- ~u~ --~ ~i;: . - ~ D !t~u Z' .~u ......- _u~ .. =..- ~~~ MO' - ..- .... ~ i A:a f--:: 0. . .-- .:;~.. .. ~ M ...., . . _D !! ~- a=l: .; \ -- . .::.: ~ ~~c 'zj eJ: .. -:'c'" ."1- ~ ~ .. U M'" ~ .~ ~ :~c~ ~_o_ ~- ~ u'i"O ~ -::.. 0..:: ..... LfoI_" a._.... u i.t . - ~...'" ......L. u~. .....c ..... .... 8-...- .~. , ~ - . ..; ~ ~ ~ ~ ~ ~ :a \ , ~ Z'.:! -~ .. -=~ .- .~ ... u ~: ~M t;ll~ _,!t ~u~ M~~ f.~ At! ~M_ ...!: ..~ --. --.. att .. ... . .,; ~ .. ~ - .. ~ /-5 b . III. Determination (To be completed by the lead Agency.) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.......[ ] I find that although the proposed project could have a significant effect on the environment. there will not' be a significant effect in this case because the mitigation llleasures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED...................................................[)( ] I find the proposed project HAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required........[ ] Date)~d "26 1"1'12- ) ~ ~v..J Signature IV. SlMIARY OF ISSUES For e;; 6f.. ~ ()~~ list all significant or potentially significant impacts identified in the Initial Study checKlist form. Efi ,ft.... bJoh./ I A ~ w.d 6/ CIA{... /J: J R.u:,liJ (cJ...O iJuJJ-6.L. Sh~.4.J YES ~ MAYBE '/. ><. y. ')l '/-- V. APPLICANT ACCEPTANCE OF.MITIGATION MEASURES ~~ ~._ .cN rr.t. Name Title '3-/IL./ '11- Date /-57 "'PC: Q4t;QP ?O H. DE HINIMIS FEE DETERMINATION (Chapter 1706, Statutes of 1990 - AS 3158) -.1 It is herebY' found that this project involVes no ~otent1al for any adverse effect, either individually or cumulatively o~ wil dli fe resources. ~,... . ~_..;; , .'. It h h...'eby found that this project could potentially impact lindlife, individually or cumulatively and therefore fees in accordance with Section 711.4 (d) of the Fish and Game Code shall be paid to the County ClerK. ~ 2.6,lf'/2- Dati! 1-")8 WPc 9459P -29- DATE-PALM VILlAS DISCUSSION FOR ENVIRONMENTAL CHECKLIST FORM 1. Earth See attached "Report of Soil Investigation" (Sept. 10, 1991). The project will cover over soils, as the site is presently partially undeveloped. The results of the soil investigation is that the site is stable, and with adherence to recommendations in the report, is suitabJe for the proposed project. Soil erosion could occur during and after site grading if rainy conditions occur. The City Engineering Department has requested a drainage plan. In order to prevent soil erosion, the drainage plan must show both temporary (construction) and permanent drainage, including temporary erosion control devices. 2, Air Project grading may create dust, which is considered a short-term adverse impact. No mitigation measures are required beyond standard dust control procedures including watering site soils, and street sweeping on Date and Palm, when necessary. 3, Water The site is not located in a floodplain. It is unKnown whether existing drainage facilities are adequate to serve site drainage; until this information is Known, the potential for unsuitable drainage, and potential site and off-site flooding remains a possibility. This is considered a potentially significant impact, Preparation of a drainage study plan with recommendations for site drainage will mitigate this impact to a level below significant. Appropriating recommendations must be included on grading plans. The proposed residences will consume water, the total of which is considered an incremental demand on the regionally (cumulatively) significant demand on this limited resource. The applicant/developer will be subject to any water conservation requirements the City and/or water district has in place, and the applicant will also be subject to any fee offset program the City lIay have in place to ensure no new consumption of water. 4.5 Plant. Animal Life The project site is largely barren of natu,ral biological species. A portion of the site has existing residences on it, and the remainder has short grasses. The open area is heavily disturbed. The surrounding area is urbanized. I-51 6, Noise New noise will be created with project development, both by temporary construction, and by long term human and vehicle sources. Temporary construction noise impacts are considered short-term adverse impacts and will be controlled by limits on hours of construction to weekdays between 7:00 a.m. to 7:00 p.m. long term noises would be associated with human voices, pets, landscape maintenance equipment and residents vehicles. All of these noises are considered to be typical of a residential community and not significant. Also, the number of residents vehicle trips on area streets (110) would not create a perceptible increase in noise. 7. Liaht and Glare The proposed residences would produce new light at night. lighting is consistent with this type of use and not considered significant. However, in order to ensure that surrounding residents do not receive any spotlights directly into their homes, (which would be significant) the project 1 ighting must be pointed downward. This condition must be placed on building plans. 8, Land Use The site is designated by the General Plan as low-Medium Density Residential (3-6 du/ac). The Southwest Redevelopment Area Plan uses the Montgomery Specific Plan for its land use designations. The Montgomery Specifi c Pl an is cons i stent with the General Pl an, that is low-Medium Density Residential (3-6 du/ac). The proposed development results in 6.6 du/ac whi ch is at the high end of the range. This does not result in any impacts from an environmental standpoint; rather, it is a planning issue. The zone designation for this site is R-l-5-P, which is single-family residential, 5,000 sq. ft. lots with a precise plan. The Project includes 2-car garages and a private yard for each residence, and a common fenced p lay area in the center of the project. The project is cons i stent with the surrounding area densities. 9. Natura 1 Resources The project will use natural resources both during construction (construction materials and energy sources) and during it's life (energy sources). It's use of these resources is an incremental demand n these resources. Building codes require the use of energy efficient design and fixtures which mitigates this incremental impact. 10. Ri SK of UDset The proposed project would not involve the use of any explosives or other hazardous materials (except nominal amounts used during construction). -2- [ -too 11.,12. PODulation. Housina The proposed residential development is consistent with City plans for this site. 13. TransDortation/circulation The project would add approximately lIO daily trips to the street system (see Engineering Department routing form). Main Street is considered adequate to handle the new trips without a decrease in level of service. The Engineering Department is requiring that Date Street and Palm Avenue (Class III Collectors) be improved by widening them along the property frontage to provide for sufficient road~ay width, and that curbs, gutters, sidewalKs and street lights be installed along the frontage. 14. Public Services Fire protection and school service may be affected by project implementation (see routing forms and school letters). The Fire Department requires adequate fire flow (1000 gpm at 20 psi residual), and red curbs with wNo ParKing Fire lanew to eliminate access problems. On-site fire hydrants may be requires to obtain the fire flow. The School District required payment of school fees ($0.70/s.f. Chula Vista Elementary: $O.88/s.f. Sweetwater Union High), or Chula Vista Elementary recommends participation in a Community Facilities District in lieu of standard fees. 15. EnerQv See number 9. 16. Thresholds With adherence to standard building requirements, and implementation of mitigation measures, the proposed project would meet the Thresholds/Standards Policy. 17. Human Health Development of the proposed residences would not create, nor would be exposed to any known health hazard. The site is not included on the state list of identified hazardous waste/substances locations. 18. Aesthetics Presently the site is partially developed with 3 residential units, and the majority of the site is vacant and highly disturbed. The project area is flat land Scenic Vistas would be blocKed by the project. The type of unit proposed (single family on 5,000 sq. ft. lots) is consistent with the surrounding area. -3- r- &/ 19. Recreation The project would incrementally impact the City's park and recreation facilities, and would be required to pay standard park fees for residential development. 20. Cultural Resources The site has been heavily disturbed by human activity and the potential for cultural resources is low. The General Plan EIR shows the site to be located in an area of low potential for cultural resources. The exi st i n9 res idences on the site are not cons idered historic structures. 21. Mandatorv FindinQs of Sianificance A. The project urbanization: proposal, and area is highly disturbed and surrounded no biological resources would be affected by the potential for cultural resources is low. by the B. The project would actually achieve long term goals by developing what is planned by City for the site. The site has no significant agricultural or mineral potential, C. Incrementa 1 demand on natura 1 resources i ncl udi ng water contributes to the regional to global demand on these resources. Adherence to standard building requirements and implementation of mitigation measures stated herein will mitigate these incremental effects to a level below significance. D. The proposed project has not been found to cause substantial direct or indirect effects on human beings. WPC 4903H 1-&2 -4- '. '. - (J IN\ll~.J IG^ II UI"Ollr SAN CARLOS ENGINEERING CONSULTING ENGINEERS 7655 MELOTTE ST. SAN DIEGO. CA 92119 (619) 697,1967 SOIL CiVIL STRUCTURAl BUILDING DESI(;N HOUSING INSPECTlrJN REGISTERED PROFESSIONAL ENGINEER 17109 Mr. T. David Eyers 4045 Bonita Road, Suite 110 Bonita, California 91902 Subject: Report of Soil Investigation 20 Residential Homes. 259-261 Date Street-Palm Avenue Chula Vista, California Dear Mr. Eyers: Pursuant to your request, the undersigned civil engineer has completed a soil investigation for the subject project. The purpose of the investigation was to classify and analyze the bearing soils, identify potential geologic hazards, determine site suitability, and develop recommendations for site preparation and grading, design of seismic response, design of foundations, and finish grading of the project. This investigation consisted of surface inspection, subsurface explorations, field and laboratory testing, analysis of field and laboratory data, and research of available in-hous.e geological literature pertaining to the project. [See Figures 1 - 3, Plate "A", Appendix "A" (Investigation and Test Procedures) and Appendix "B" (Recommended Grading Specification-General Provisions)], FINDINGS 1. Site/Project Description: The site is a rectangular 140 foot by 615 foot parcel of land running from date Street easterly to Palm Avenue in the City of Chula Vista. The terrain is very gentle and uniform with southwesterly drainage, Existing deteriorated residential buildings are to be removed and the property prepared and graded for construction of 20' single family detached residences with appurtenant access road, off-street parking and landscaping. Tue, Sep 10, 1991 -1988- 1 (-I,,) '. () Findings Continued: 2. Bearing Soils: o The soils encountered on the site consist of a portion of the Huerhuero (HuC) formation, Moderately well drained loams that have a clay and gravelly clay subsoil. These soils formed in sandy marine sediments. In a representative profile, the surface layer is brown and pale,brown loam about 12 inches thick. The upper part of the subsoil is brown clay and gravelly clay. It extends to a depth of about 41 inches. Below this. and extending to a depth of more than 12 feet. is brown clay loam and sandy loam. The soil mass is plastic with a medium potential expansion. Tests and analyses of the prevailing foundation soils indicate the following engineering properties: Liquid Limit Plasticity Index Angle of Internal Friction Apparent Cohesion Maximum Dry Density Optimum Moisture Expansion Index Unified Classification AASHO Classification Active Soil Pressure Active Soil Pressure. Restrained Condition Passive Soil Pressure Coefficient of Friction-Soil/Concrete 3, Geologic Hazards: 40 % 26 (1'0 28 deg. 210 psI 123.0 pet 11.5 % 40 @ 144,7 psf (CL) A-6 (16) 40 pel 43 pcf 304 pet 0.45 X Dead Load No evidence of active landslide, subsidence, faulting, liquefaction, or other geologic hazard. was detected on the site. 4. Site Suitability: The site is stable, and with strict, adherence, to the recommendations which conclude this report. will be suitable for its intended use. Tue, Sep 10, 1991 -1988- 2 I'M " :. l r !" -' R ECOMMENDA TIONS 1. Prepare and grade the site in accordance' with Appendix. "8" (Recommended Grading Specification - General Provisions) and the 'following special provisions, Surface soils under buildings. parking areas and proposed fills should be excavated to a depth of 18 inches. cleaned of all trash. mots and debris. watered to near optimum moisture and compacted to within 90 percent of maximum dry density. Surfaces exposed after excavations should be scarified and watered prior to commencing compaction operations. 2. The earthquake requirements set forth in Chapters 23 and 25 of the USC will be safe for use in the design of structures on the project. 3. Continuous foundations on the project should extend 18 inches below the lowest adjacent grade and be reinforced with a minimum of (1) No. 5 bar near the top and (1) near the bottom. a. Spread "Pad" footings should extend at least 18 inches below the lowest adjacent grade. b, Design of continuous foundations should incorporate a maximum soil bearing pressure of 2000 psf and spread "pad" footings 2500 psI. c. On grade structure slabs should be a minimum of 4 inches thick (nominal), cast over 4 inches of clean sand with moisture barrier and reinforced with S"XS"-10gal10ga Welded Wire ~esh or N-o. 3 bars at 20 inches in each direction. Tue, Sep 10, 1991 -1988- 3 I-lei (' '- Recommendations Continued: 4. Finish grade the sites, after structures and other improvements are installed, such that surface waters are directed away from building foundations a distance of five feet wherever practicable. Thence. via surface swales and/or underground drains, toward and into approved drainage ways. If you should have any questions after reviewing this report, please do not hesitate to call. We appreciate this opportunity to provide our professional services. Sincerely SAN RLOS ENGINEERING Owen C. Lemons. R Attachments Tue, Sep 10. 1991 -1988- 4 I-M~ ........;.... $.-.... CARLOS (N{;lh((AING , ,,- I 'l , IL@~ @ft' 1J"G3~~ 1JD[f@~G3. .~;. 'n:.} _c_, >. -' ... i '" - .,0 .<: ., ., "" Q) -' 0 . ~ ... ..J e CO ...~ () >. ., .E u Soli De.erlptlon " c: " ., <<1.,0 e~ :i: e ., -':3< .-.~ Cc... .c ~ (Unified Soli CI...llleetlon) _c '" c.. v. "'Cf) Q. I! $f~f;) K ...>. c: -'c.. .. , <<1 >. 0... c: Q) Q)~ Q CI , xc o-<c c: . x... Q) S/ff... c ~ c.. Pr<o/?E/V~. / ~i: 0;7-'<. ffyoCL!;P 71; C/:7tJ; UPf!"~ ?/J5 J;c /;5 '1'~ V..,.-7"8' tv c-::::J!<.. 2 c;L r:sr g13: .. c;" Y~'::5 /6 It g 70;~""0 I/"l?-e. t:.O...::7"'/':S $',.,. :>-/'&0 4 It}L 1//0/.:$J- / /Jh"~~;YC' ~?/'../' ~<...n=.JK, + So/~ 1"....'7"0 ~/~b/<= ~ T6F 6 , .."i-_.. .~" Vr-7!:S ,.c'..;; /.::= b 7~ w?? 0=> >,eI<f' C /1' .. c s#J, I):;~/S f,~ "V/.?,ss /'vc- j ;0;';W 0 j/'-"'3 ~ (. , , " ;:;4- 10- /J.?- TSF 8 . " /7' 7.?? ,& #0:1# ~/ /e:5.r #c:>ac= 0 /--10 C; 'rpeE "I'd rc/c? ).,... r c:::;J.6SC=-Yf/T c/o 12 14 16 , , , . . .e Beg Semple "In-Piece Density Job No. 1<1'8?) U Undl.lurbed Semple uln.Plece Moisture Figure No. / . r- {p 7 (" uC S"''''PLE TP-/ -/ , 6" . 4" 3" , - . 1" 3/4" Cf) - UJ 1/2 - t- > /660/'0 :r UJ C) iii W 0 3/8" ~ II: ?D ~ ?s~ z #10 cr ~ UJ Cf) z ~20 ii: en ~ ~ ~ # 40 7fdo z Q :Jf60 .... -< 0 -< =: 80 5 #100 #200 ?O~ >- , cr .05mm t- UJ :I ~OO5 mm .3 '7 tJ6 0 II: 0 >- .OO1mm :r GR'^ISIZE ANALYSIS AND ATTERBURO'I.ITS I/. ) liQUID LIMIT 4e> 1'0 PLASTIC LIMIT I r1 t:. PlASTICITY INDEX ~~1'c I UNIFIED CLASSIFICATION /lIlSlIo , C,,~, l li'-cO~) I -....,-., SAN CARLOS ENGINEERING CONSULTING ENGINEERS 1- b~ O.:;;./c-/ ~/'?/./ ;?Oc./;yJ.j BY C. c ~ 7J';'O.lt'..s ~ /'7'/9/ JOB NO /<9 fS 8" _.1 .E... i~ do . e:?- w .'......, (// f.,A"'L. / DIRECT SHEAR()'I EST RESULTS I; ) SAI....1PLE Ang't' of COhiZ5.'On DESCRIPT-ION 1,,1v.rnal tn~e'''CfPt . fr1c1'0" (. ) (D~fJ rp-;- =< c:.1, $;.y, <:)~//</' .5".:z-d t4 '/. .;?a6> ,19/0 I - . , MAXIMUM DENSITY 8 OPTIMUM MOISTURE CONTENT ASTM 1557-70 METHOD A HaY-im"m Optimum SAMPLE DESCRIPTION Density Xoisture (pc" ) ( H r..U. TP- /-3 8' /"0 a!P7 5'7' ../c;.(' c:::: /2...<::f. .C:::<:::> -= h' / /./..:?, D //,6 EXPANSION TEST RESULTS ! - r?-/-/ SAMPLE R"...7H&>/d CONDlTlOrl ,:,na 1 S wruca vnalS~UruCa Of/or.);' Air Dricd Air Dried V;./ ~,,/ PASSl~~G ~1 /6DlJ'o , '.'E~T. DISPLACEMENT I . . G>40 /I ,:O:':~T.Z..\'" . //:/C;>G) lJOPJ.Vol. STRESS /44,7;:?sl LXPA.'i'iION INDEX 4& 0 .w CONSlIl TING [NGINl E RS e,' G c:. r- :?/rL:>7/5 JOR "0 J = Q'C./' O~TI N'" , (-hq 9/~/' ? .......-.. IAN CARLOS ENGINEERING " -..""... SAN CARLOS l "INEERING W. CONSUL TlNGENGINEERS DUo<._ . 7655 MELOTTE $T . SAN OIEGO. CA 91119 ....,., TELEPHONE 619-697-1967 JOB NO. He T/V6- -F 8.:r;/v.e- ~Er5.54/RE'::5 .' I -~ - 7{' /- <"'/ ~ 61.- . V' . ==- //0 x ) ,L $'/7? &. -:0.:1'/ -=- c:j?9', ~ /?;./ /" 4~7' #c'hv=. .. -- . # ...-- . . --., , .. . --- . - -. ?/'.:. .I 10 _,;, z:f2. <= dc:3~~;;i/if -:::,~ -1~ 7'" -+--_. ;r;i_ 4<.> 7/ /-/-.$>~c::J;).. /-$/~l'I2. / ,..;1..- 'f' ..:: //0 X -- - . S'S / 004,D /?::.-I' ~.Y.-5/ve ... --- -- - ~/L i?EPR/A/6 ~ES:SC/R,c;-;5 ~ - --- !?r/) - Co );,eS-/;'_?I" r$;4V Frr::f/~'~/.,.' ;S-~rc /Y~77_.g~.. Ij,r-/ .!;>?::' C, ,_:sa 7" c ~ .;;l;'<--3 'c::.. .-.--.-- :~;/~. ~~./<,/')Jcc,f::K;':*JJr ff . , ., J'h '...,.. '... .~_r , . . G6 ?/ . / -z;! ij PL/...s F~o; ;I?r"3-$:. Pull, =(1..0>( :.?3X/'?t?-?) +(.0.6 X /;;74.>< $') , .5D4?~' tI$e: 0:1000 R-.,I- ~ S; "..-; = I, s.::? sg. 5;t7 ;re-peI F~J.;H'.:f..s.: H.J'.J:a::rre 4- I EJ, Pu/h ::: (1...5'<::> X 25x IP~.;?) 1(4/.,'4 )( /;74 X Q-XS) = 43Jk'f1. V:5e ~ ':;;500 I%.f/ ; -- --._- .._--. - -. ---- - ..- - . Pi ;.:? T L= -:s:r: - [-70 .- . --- lor! r' !~ ..' APPENDIX "A" Investigation and test procedures, Page 1 ".-./- /(f#" 1.1 The "Surface Inspection" was conducted by our registered civilkrr' !ngineer. The purpose of the inspection was to: (1) confirm the soil classifications and properties set out in the area's geomorphology; (2) identify existing or potential geologic hazards; (3) identify disturbances in the natural formation such as man-made fills, subsurface installations, etc.; (4) select the locations where exploratory excavations are to be made; (5) determine the depths to which the excavations are to be extended. 1. -suRFACE INSPECTION AND SUBSURFACE EXPLORATIONS: , 1. 2 "Subsurface Explorations" consisted of open pits extended beyond the depths influenced by the grading and/or foundation affects. Undisturbed chunl< samples, which are a representative piece of the soil mass, is taken from the stratum being investigated. It is then placed in a waterproof container to retain the field moisture and carefully transported to the laboratory. In-place density, moisture and soil bearing "penetrometer" tests are made in undisturbed affected strata. 111(' pits are backfilled ",'hen, and as directed, by the engineer. 2. FIELD AND LABORATORY TESTING: Field and laboratory tests were performed in accordance with the generally accepted American Society for Testing and Materials (A.S.T.M.) test methods or suggested procedures. A brief description of the tests performed are presented below: 2.1 Field Moisture and Density: The field moisture and density of the soil mass is determined by applying the current applicable provisions of ASTM test method 0-1556 (sand cone). In particular, the sampling procedure consists of: a. Leveling the surface of the undisturbed in-place soil mass. b. Seating a special base plate approximately 12 inches squiJre wi th iJ 6.5 inch diameter hole in the middle. c. Removing 5 to 6 pounds of soil through the hole without disturbing the remaining soil mass. d. Determining the volume of the hole by filling it with a calibrated sand of known density through a speeial cone. The weight of sand is determined by the weight loss from a measured amount in' filling the hole. e. Weighing the soil removed from the hole and thus determining the density of the soil removed. f. Moisture is found by drying a sample of the removed soil in an oven or by calcium carbide chemical analysis. ,....,'.1<<.&11 w SAN CA.RlOS ENGINEERING CONSULTING ENGINEERS 1-7/ ~~) c) APPENDIX "A" Investigation and test procedures. Page 2 2.2 Field Penetrometer Tests: Penetrometer (probe) tests are performed on the undisturbed soil mass with a piston type calibrated penetrometer capable of producing un equivalent soil pressure of up to 9000 psf. Readings ure taken at proposed foundation depths and used to verify the ultimate soil bearing pressures computed through the Terzaghi equation. 2.3 AtterbeFg Limits: The "Atterberg Limits" are measured .by the water content that corresponds to the boundaries between several arbitrary states of consistency progressing from liquid to solid. These limits tests are performed on that portion of the material that passes the No. 40 sieve. a. The liqu'id limit is the "'ater content in percent dry "eight at "hich the soil first sho"s a small but definite shearing strength "ith a reduction in water content. In the reverse direction, it is the I'ater content at I'l1ich the soil mass just starts to become fluid, b. The plastic limit is the water content at "hich the soil mass ceases to be plastic and becomes bri tUe or crumbly I'hen rolled into threads one-eighth inch in diameter. The plastic limit is al"ays lOl'cr than the liquid limit. c. The plasticity index is numerical difference bet"een the liquid limit and the plastic limit and represents the range of moisture over which the soil is plastic. The plasticity index, in combination with the liquid limit, indicates the sensitivity of soils to changes in moisture. Realtionships of the plasticity index to strength and expansive properties of soils are well established. 2.4 mechanical Analysis: The mechanical (sieve) analysis consists of the process of passing a representative sample through a system of sieves each with progressively smaller openings from top to bottom. By weighing the total sample and subsequently the amount retained on each sieve the portion, or percentage, of the muteriill fXlssing euch sieve cun be determined. Data from u mechanical anulysis was used to develop" "gradation curve" (percent finer curve) from which the partical size distribution \<<IS det.ermined. Relationships between the gradation of soils and t.heir engineering propert.ies are used to evaluate stability, resistance to erosion or scour, compact.ibality, shearing resist.ance, and bearing capacity. Page 2 ...........-..." SAN CARLOS ENGINEERING CONSUL TlNG ENGINEERS /-72 () APPENDIX "A" Investigation and test procedures. Page 3 2.5 Direct Shear Tests: Direct shear tests are performed to determine the failure envelope based on yield shear strength. The shear box was designed to accommodate a sample having diameters of 2.375 inches or 2.5 inches and a height of 1.0 inch. Samples are tested at different vertical loads and saturated moisture contents. '11le shear stress is applied at a constant rate of strain of approximately 0.05 ind,,'S per minute. Direct shear tests are performed \~en values from the area geomorphology are not considered by the engineer to be applicable on the site. When required, representative samples are transported to a more complete soils laboratory for the tests. Results of these tests are used to determine active, passive, and soil bearing pressures through use of the Rankine and Terzaghi equations. 2.6 Expansion Index Test: An expansion index test on remolded samples is performed on representative samples of the soils likely to influence the project's foundations. '1110 test is performed on that portion of the sample passing a No, 4 standard sieve. '11le sample is braught to optimum moisture content, then dried back to a constant moisture content for at least 12 hours at 230 deg. F, The specimen is then compucted in a 4-inch diameter mold in t\<o equal layers by means of a tamper, then trirrvned to a final height of 1 inch, and brought to a saturation of approximately 5~~. The specimen is placed in a consolidometer with porous stones at the top and bottom, a total normal load of 12.63 pounds (144.7 psf) is placed and the sample is allowed to consolidate for a period of 10 minutes. The sample is allowed to become saturated, and the change in vertical movement is recorded until the rate of expansion becomes nominal. The expansion index is reported as the total vertical displacement times the fraction of the sample passing the No. 4 sieve times 1000. The expansion index is used to classify the soil in accordance with Section 2904 (b) of the Uniform Building Code. Special design consideration is required for structure foundations resting on soils "ith an expansion index greater than 20. 2.7 Density/Hbisture Tests: The maximum dry density and optimum ~isture content of typical soils were determined in the laboratory in accordance with ASTM Standard Test D-1557-78, Method A. Results of tests and findings are presented in the text of the report attached hereto. ......i ..,...~., w SAN CARLOS ENGtNEERING CONSULTING ENGINEERS '1-73 Z o (:: < u ~ I'< ~ [f) [f) j u ~ (5 [f) o :r: [f) < < o Z bo ~.s - If) " If) ~~ .. If) o '" .2! .. o ~ .,., ~ C ,g - - .. .. .. u ..- C~ .. '" O~ u o 3Z "110 "i:.s .. If) - If) .. .. ::;:0. ...~ ".,., UM . C - .. ::::5 [f) .. .. o ::;: 0- o ." 3 -0 m .... .. .... .. U - ~ .. '" <.J '" " " c...::;: .!!~ ~~VJ .5B~ ..u- .. 0 u QC .. , '" > U QJ -;; ~ .,g-wra .......!!.c- IV ::I 0 u Quu '" . gj 6 ~ 0 .. "'.. u '" u ~~E ::;: ,g "CI' .!! ~~=~... V) win... ~ QJ4) -- .5..c:~~u ~ 8 ~:; C1.I -;:; 0 ... II) .- c::: C1.I ~ ~ >:"tJ 0"'-.5 u~g.o bii C '6 .. .. 0 .. ...~ '" 110"", .. .. " 8'E - _.0 0. bO~ .s '" "'''' .. " ..- 110.0 .. .. 8a. 0. .... I -S-o ~)(- Q.J VJ CI.1 C J.4 .. 'g .. - 'II ~ ~~~~:;.5 c tlDu;:: u.a ~ - , f5cc;~ P."'O"- 'i(CfJ=:g~ 4.I,Sft4.l... f-oUuoo '" . < C ,g '0. .. " u 0- ..~ o~ .. U ... , < CD , < - t- , < CD , < .,., , < ~ o < M , < u - - '" .!! 0. .2! .0 oS ;::: I'< t- o '" , < CD . '" o < .,., o '" . < ~ . '" o < .0 o ... I .< .. , ... . < n ~ cu 8- ~:o- Co ..5 ~ 0 ~ CD o t- o < ." . t- - , < , '" ...- .... - <.J "'C-CLoC'd-c 8:::: G.I G.I 0. Q.) .g-",c.e O~..:::O .. c. u .. o o C. o - .. ~ I'< .. ";( I'< o - - C .2! '" u >< W -:q~ .. bo" .. C .. .. _ 110 C-.o '" .. " Ol%:m .......''''..., w ~ 3 - o m ~ - m SAN CAAlOS ENGINEERING CONSULTING [NGINE~RS '"'" " " .- .. I'<m 0- o '" ...'" .. C ...... ..m -'" U C .. .. 0- .. ?;>> - .. - .. mo . 110 '" .. c: .. .. 1'<3_", 'II c: 'II c: C G> >- ft oS" m - .. en 0 - .. ~ 8.uc:.. J>o-"'_ ~~.s.!! - a=... c.r_ It) 4.1 =cnc- w.I_ 0 ell =>ou::E c .', ''''''6''' -o::::.cG.loC1.l o.c~g-(.Ju ,9- ~ ~... >0 C'd _"'4_Q._C. . ~'!3 - " S '" 5 ~O';';~.c :::_ u u - :t ft::: 0 Q.9o..o", I C en...!. c: >. I U~V)-Q.)..cU ~;s:.9.c.c..."c "U) >. ..!1 EI 0 U; 0 :::...>>V) ......0= ~o'"'-i:'Q)... cn...-oo._Et_ - '" .. '" -; 8.C.s C1.I a.~ C ~ ~ ~ 8 IV~ "'-.. 0.0 U o~- 0"," 13 c: .. .... -'" .. "eo; OJ .. > - ... .. .0 .. .. ~'" m ... '" ....... :;::",8 bo- - _.0- -..- ...-- '" .. .. 'II -,to::: "- .. ..- '" .. - c. c,~ 0 .. .. .. Om'" "/-7'1 2 3 . 5 6 7 8 9 10 15 20 B 30 , , Unified Soil C'au;(ico1ion f2J C.'ps ef En.h'..,,- Dopa"'__", .f ..... A'....y. eft'" I aur..v ef a.cle,..orlo.. I : t I I I I 40 .sO 60708090100 I AASHO Soil Clossificatlon (1) 1"""0.,, .t 'vlJlI< I..d. I I I I I II I I - - - , - , , I ! I I f= -~~ bj_ - - - -- Federof Aviation Agency ST ClTificaH7 7 _ I r---,::-1 u:.. - , 20 I 30 55: 60 I R..h'once Value-R (" .6 I I I 501 I 100 Modulus of Subgrode I I 1200 I 250 ! II I I Re-cc'ion-Ir. 300 "00 I ; 150 10 , ! karinQ Value, pd (7, ' I . (30.ln, dio",.ta, plol., 0.1'""'- denaction) I I 20 I 30 I I 40 I I ii, : I . CalifornIa a4HI~i"" Ratlo-CBR ~ 3 . 5 6 7 B 9 10 15 20 25,30 '0 50 6070 BO 90 100 . , : I : I I I 1 I I I I i , , , i I 1 I I I I I BOO '. 70 , I (II 'Of ff\. tlotlc illl'... ... O. J. '.".'. "'o_cloj;o".. 'or 'Iuibl, '0,........"." HI,tI..oy I."..d'\ '00'" ',oc...Jill,1 of"" '.....'r.JHotoJ It_' M"';"Q. 1942. Vol. 22, po,.. 100.' J6. f21 "010'0<1";11;(1 of So;l C'OVPI '01'10;";"'1 10 load. ...4 ...i.fi.ldl," ""PP'"";. " rll4 u..;r..d So;' ClollifKO';OIt Sr"."'. U.S. A,,,,,, Corp, 0' (..'i....". Tecto...;col M._a.."..... ].3$7. 19$3. 131 ~CI.."HK..,'- of Hi9"'.0" S..b"..III. M..I.,j..I,.~ H.,,,,...,, .......ct. ....,... ',--.J...,. ., ~ '.-'r""'" "'-' M_".... 19"'. V.,. 2$. p..... J76.~92. ~"I A...,..,., ,......". U_S. C.P.rt"'.....I C_"'.'e.. fe4.,., 1...;.1.. 1..__", May 1..... '0,.. 11_14. E,tj. "'..,........... ....I..., ,......... 'AA 0...".. 0104._"_ A;',..,., '..........". ($1 ,. N. "........ ~A H.. App.oodl 101" '0..."'.... D......:. E..,;......,.... "'_"'M_'I. V..t 1 ". No.2. J"'y '. t'4'. po... 134.' 19. ... I.ct.... ....... ioII C..5if....OIio $fobO&O"'.t... M.tt.o4.f C....... (61 s.. '.14.. Mi",IIII.I.._h ...6 G. f. ,.""._. ~Soa T,tI,'.... D...... of ......oy 'o"__".~ Hi'''.or ....o'cfI ".,4 "_-.4"" aI tII. '_fr..-c""''''''''' "'-'....1942. Vol. 22. po.. 1$2.' ill I~... ..04 6ft W...."........ -""'" IOf 1II..i,.. .f C~... '0.._...,. (7) '" f.'.'OM. C61. p.,. 114. , - - - - -- 701 II ! I I I I , I i BO I B5 i j'l Approximate interrelatlonshlpa of soil classifications and bearing values. psi per 'n_ (61 500 600 i 700 : ! I 50 i 60 I ! "'''''>I<c.''1O , .' SAN CARLOS ENGINEERING CONSULtiNG ENGINEERS "1"n~1 (-75- ) () UNIFIED SOIL CLASSIFICATION CHART SOil DESCRIPTION COARSE-GRAINED More than half of ma'erfal I. larger than a No. 200 ,'eve GRA\!!,lS, CLEAN GRAVELS More than half 01 coarse fraction is larger than No. .. sieve size. but smaller than 3" , GW Well-graded gtavels. gravel and sand mix- lures. little or no fines. GP Poorly graded gravels. gravel and sand mix- tures. li"'e or no fines. GRAVELS WITH FINES (appreciable amo~nt) GM Silty gravels. poorly graded gravel-sand'silt mixtures. GC Clay gravels. poorfy graded gravel-sand-silt mixtures. SANDS. CLEAN SANDS More than hall of coarse fraction is smaller than a No. .. sieve. SW Well-graded sand, gravelly sands. little or no no fines. SANDS WITH FINES (appreciable amount) SP Poorly graded sands. gravelly sands. 1i"le or no lines. SM Silty sands. poorly graded, sand and silty mixtures. SC Clayey sands. poorly graded sand and clay mixtures, FINE-GRAINED MOnl than halt of ma'erfal'. amaner than a No, 200 .leve SILTS AND CLAYS ML Inorganic silts and very fine sands. rock flour. sandy silt and clayey-silt sand mixtures with a slight plasticity. liquid Limit Less Than 50 Cl Inorganic clays of low to medium plasticity. gravelly clays. sandy clays. silty clays. clean clays. OL Organic silts and organic silty clays of low plasticity. MH Inorganic silts. micaceous or diatomaceous line sandy or silty soils. elastic silts. LiqUid Limit Greater Than 50 CH Inorganic clays of high plasticity. fat clays. OH Organi~ clays of medium to high plasticity. HIGHLY ORGANIC SOilS PT Peat and other highly organic soils. "''''',IM,I.'' SAN CARLOS ENGINEERING CONSULfING ENGINEERS / -70 (1 APPENDIX -B- RECOI'H'1ENDED GF:ADING SPECIFI~ATION-GENERAL PROVISION~; I. GfNERAl: The site shell be prepered end greded in eccordance with this specificetion: the epproved gradIng plens.: eppliceble Sections of Chepters 29 end 70 of the Uniform Eiuildlnq Code: Codes. onjlnances an,j pollcle'" of the C,,)',.'erTlln'J Agency: end, recommerlljation,,; of tI'le attached "F:eport of Soil Investigation" I. I Intent:lt is the intent of this specificetion to esteblish the level of control end set out the minimurn stenderds for cleering end grutotdng, preparing n6turel sOIls, processing fill soils. pIecing and compacting fills end grMing the projecl. This specification i:3 a part oi the "Peport of Soil InvE'",ti'~ation" (herein eiter , ,"-.. reierred 1.0 e':, F'E-port) and :"I'lall t,e u",e,j in conjtlnction "i'lit.h 11. Not.\Afll.hstan,jlng t.he recornrnendetions oi tile ..Peport.... deviotion from this specificotion will not be permitted except vil'ten rnodlfle,j In ",~"'-itinq t,t~ ~,en Carlos Enqmeer!nq "- ... ...."- 2. DEFINITIONS: For the purposes of thi", specification the definitions Ided hereunder shall be construed es specified in this specificetion Bedrock is in-piece solid rock. Bench is 0 reletively level step excoveted into eert.h meterial on which fi11 is to tie pIeced. Borrow is eerth matenal ecquired from an off-sHe location jor u,,:e in greding on e site Civil Engineer shell meen 8 professionel engineer registered in the stete of Celifornie to prectice in the field of civil works, The t.erm Civll Engineer (herem efter referred to es Civll Engineer) i", tI'le per~;on respon~;jtde for preparetion of the epprolled greding plans Civil Engineering shall meen the epplicetion of the know1edge of the forces of neture, principe1s of mechenics ~nd the properties of meteriols to the ella1uetion, design end conctruction of civil, works' for the beneficiol uses of menkind Compoction is the densificetion of soils by mechenical meens forth Moteriot is eny rock, neturel soil or fill' end/or any cornbinetion thereof. GRADING SF'ECIFICATlorl Fege 1 (- 77 .~ \ () APPENDIX -B- RECOMI1ENDED GRADING SPECIEICATION-GENERAL PROVISIONS PH/N/T/OtVS ClWT/A/i/ED: t Eorthwork includes 011 site prep8rljtion. grading or"j compoction operotions Erosion is the ...-,'2,:;ring a'l'...ay of the grour"j surfece as a re~:ult of the movement of wInd, VYljter and/or ice Excovotion is the mechonical removal of earth material. Fill is the deposit of earth materiljl placed bW artificial means. Grode sholl meljn the verticallocaf.ion of the ground surface, Existing Grode is 1./110' grerje prior to grljding Rough Grode i~: the stege al. Y....rlich the grljde appro:,:imatel~ conforms t.o t.he Ijpproved plan . Finish Grode is ttle final grade of the site which conforms 1.0 ttle approved plan Groding is 8n~ e:o<ca...,at.ing or fillIng or combinlJf.1on thereof. Key is a deslgnerj cornpacted iill placerj In a trench excavated in elJrth matenel beneath the toe of a proposed fill slope Report is the "Report of Geotechnical Investigation" of \',I-lich this specification is a port Site is any lot or perce I of land or contiguous combination thereof, under the some oWnership, where grading is performed or permitted. Slope is on inclined ground surface the inclinetion of 't'..'I"lich is expresserj os 0 rljtio of horizontal distance to vertical distance. Soil is naturol1y occurring superficial deposits overlying bedr-ock. Site Engineer sholl mean a cIvil engineer experie/1Ced and knowledgeable in the practice of soils engineering For purpo~:es of this speci fication the term Site Engineer sha11 mean Son Corlos Engineering_ Soils Engineering sholl mean ttle application of the principals of soil mechanics in the investigation, evaluation and design of civil works involving the use of earth materials and the inspecUon and testing of the construction ther-eof. Terroce is a relatively level step constructed 'in the face of a graded slope surface for drainage and maintenence purposes. Unsuitoble soil is soil which in the opinion of the site engineer i.s not competent to support other soil. fill, or structures or to sotisfactorily perform the other functions for which the soil is intended GRADING SPECIFICATION page 2 (- 7"i , , , ;) , - APPENDIX -B- RECDr1r'IENDED GF.'ADING SPECIEICATION-GENERAL PPO\'I!::IONS 3. SUBSURFACE CONDITIONS: Borings, trenches ond test pit investigations helfe been-/11ade at avei1eble locations selected b!-j the Site Enqineer. Records end/or . - . results of these investigations ere set out in ttle -Peport- Hie information obtaine,j from these e:>:cavaUoi'r:; applle~: only to conditio,',':: encountered at their location~: an,j to the ,jepth to whIch n,el~ "Nere rnade II. ~:hall be the responsitdlity for U',e contractor to e>:armne the ':.lte per~:onally and to conduct such a,jditlOnal 1fwestigaUons -as he may deem nece'::sary ior planning and execution of work The contrelCtor shall inform the Site Engineer imrnediatelld if eny conditions not described in U'le "Report" are encountered, 4. HAZARDS: Whenever I.Iw Site Engineer ,jetermine':: that any e:-dsting e>:ca'./ation or ernbankrnent or fIll on pn vate propel'ty ha~: t'ecorne a ",azal'd to 1 i f e end 11 mb,or endanqel's propertq, or e,j"lerselq affects U',e sefetq. use or stat,ilitq of tile lend ~ ". . ~ ". - .... the governIng egency, ov....ner. civil engIneer, 81'lIj contractor ::.IHill be notifle,j 5, QUALITY CONTROl: 5.1 Site Engineer's Responsibility: The site engIneer's area of responsibility Sh811 inclu,je, but nee,j not be limited to, tI',e professIOnal inspection an,j approval concerninq the preparation of qround to receIve fill~:. testinq for required ". -- ..... cornpaction, statdlity of all fimsh ~:lopes 8nd U',e design of tllJttress fill~;, where required, en,j incorpor5Unq dete eCQuired durinq the eertlwiork operations end/or ' " supplied t,y the "Report.. The site engineer will an51yze the results of tests 5nd observetions, exercise engineenng judgement end make 811 decision,:: related to suitability end acceptability of earthwork operations The site engineer will prepare a written "Report of Site Preparation, Grading and Compaction of Fills". This report will include locations and elevations of field density tests, summeries of field an-d laboratory tests and other SUbstantiating data and comments on any changes made dunng grading and their effect on the recommendations made in the "Report" He sl1all provide approval as to the edequacy of the site for the intended use. GRADING SPECIfiCATION . _ c. r'age ~ ( 7 1 -- APPENDIX -B- PECDI11'IENDED GPADING SPECIFICATION-GENERAL PPD'v'ISIDNS QLIAL /TY COlt'7ROL CO/VT/NLlEfI. 5.2 Controctor's Responsibility: It shell be the responsibility of the contrector to to essi~;t f./1e site engineer end keep him epprised of \-vork schedules ,~rjl:J any condition':; .,'Vhl(JI ,jo not appear to "Iave t'een l:1eflned in fJ,e "Report". Compliance V....IU.' qovermnq cCllje',.. qr-a,jll'ilj the land to t.he line". el'i(j qr'(jIje~; ,,;Iwwn .~ . -- ... -- on the epproved'plens er,,:1 compacting the soils t.o specified dem;ities ere the sole responsibility of the contrector, 5_3 Test Methods: Optimum moisture ond muximum dry density shell be deter-mined in eceordance 'with ASTr-1 t.e'ot. met.hcllj DI557-7c; V-.'hlct, use~; 25 tdO.....iS of a 10 pound rarnmer fall i ng 16 inches on each of 5 layers in e 4 i nel1 di erneter 1/30 cubi c foot cylindriC61 rnold In-ploce field density sl-Iell tie determined in eccordenee with ASTM test method D 1556-64 (send cone) Probe/Penetrometer tests shall tie conducted by the site engineer end lIsed to judge t.he uniformity. comp(Jcl.ion end ~;t!']tlility of !I'/I? soil mass 5A Locution IInd Elevlltion of Field Density Tests: Field density tests 5h611 be taken for eppro~<imat.ell~ eact, leyer of fill, tll.Jt not to e>;ceed two feet in '.erUcal heigl'''_ t,et.w'een tesfs Field density te~.t~; may be teken et intervals of 6 inches in elevation gain if requIred toy the site engineer. The locetion of tests in plen shell so speced as to give the best possible coverage and shell be token no forther apert then 100 feet Tests shfjll be taken on corner end terroce lots for eech two feet of elevation gein. The site engineer mey take odditional tests as necessary to check on the uniformity of comp6ction. Where sheepsfoot rollers are used, the tests shell be tok.en in the compected meteriel below the disturbed SUrfoce_ Additional layers of fill shell not be spreed until the site engineer hes determined thet tile specified density hes been reeched to the current elevetion. GRADING SPECIFICATION Pege 4 (- egO r- ( ) APPENDIX -8- RECCir1r1ENDED GRADING SPECIF..JCATIDN-GENERAL PROVI~;IDN~; QLIAL /TY' CO!lfTRl7L Cl7NT/MIfO 5,5 Inspecti on/Survei It once: Sufficient inspection end surveillance by the ~;ite engineer SIH,11 be 1r18intained during the e6rttwiork operetiol1t; to essure cornpl16nce '",rith 1.111::. speCificetion 6. SITE PREPARATION: 6.1 [leering end Grubbing: Vlithin the erees to tie gnjljelj, ell tree~.. tlrush, sturnp~,. log::; end roots she 11 tie rernove,j end I ega 11'~ di spo::;elj of 6.2 Stripping: Stripping. if required in tr,e "Report" or greding pI ens. shall be conducted on tjll e:,;cevation er:,d f1l1 eree::. Topsoils sl'p:!IJ tie rernoved to e rnJnlnlUnl depth of one foot er"j ::;hall be ::.todpiJed for use in finl::;/" qradlOq Anq ertiflcie] '- '- "- fill or rutltll~.I',. orqanic or other deleterious meterial encountered in the stnpping operetion Shall be rernovelj to its full depth end legelly disposed of. 6,3 Prepllrlltion of ground: The ground surfece shall be prepered to receive fill by removing vegetetion, noncomplying fill. topsoil and other unsuiteble materials to the depths directed t,y n,e site engineer, scanfy'ng to provide a bor"j with the nevv' fill tjnd. where slopes ere steeper than five to one. tlY benching into sound bedrock or other competent metenal a~; determined tlY the sHe engineer A key shall be constructed fit the toe of the fill Wllere fill is to tie pltjced over e cut. the bench under O',e toe of fill shell be fit least 10 feet Y'lide tH.Jt the cut must be mede pnor to pIecing fill end approved t,y the site engineer as a :,;uitatole foundetion for fj] I. 6.4 Fill Moterjo': Detrimente] amounts of organic meteria] shall not be permitted in fms. Except os permitted by th'e site engineer, no rock or simileI' irreducible meterial with e meximum dimension greater that 12 inches shell be buried or placed in fills. GRADING SPECIFICATION / -8/ FaCie ::J /' APPENDIX -6- RECOM~1ENDED GRADING SPECIEICAT/ON-GENEJ;:AL PROVISIONS SITE FREFARA TIO,1/ aWTJ/vl/ED. I 6,5 Buried Structures: An4 6b/mdoned buried $tructure$ end utilities encounterelj during grading operations $h611 be tot611y remove,j The re~;u1t ing IJepreS'::ions sha1l tie backfillelj .,.-lith ::;uit.,tde nHjterial pIeced er"j compacted in dccordance wit/'J thi:; specliic6tion Thl:; incl/.lljes, but )'s not limited to, r,;eptic tenks. fuel tenks. seVier lines, le6el", line:., storrn drainr,; end water lines. Abandoned weter wells ~J,al1 tie tlackfil1ed end cappelj as directed bl.j the sile engineer. 7. PLACING AND COMPACTING FILLS 7.1 Source: To the e:.:terd. practicatdE'. el1 suiteble on-site cut rnaterielr,; r,JI!JII be U':.E'lj 1.0 con':,I.rud !.I'le flll~. Ii cut, quanti tie::; are Insufficient to twinq thE' r,;ile to p I en gradE' leve I r,; borro....v rnet. en a I:s rnu'3t be approve1j tlY ti,e r,;ite engi neeI' tlei ore transporting t/"Iern to the site, 7.2 Sequence of Operolions: Fillinq shall t,eqin in the 10'..ver,;t section of the - - erea Fill shall be spread in layers as hereinafter specified The surface of each leyer shall be approxirnetely t,orizontel but will tie provided with suificient longitu,jinal end transverse slope to provide for runoff of surface water fr-om every point Fil1ing SIHjl1 tie conducted so thet no otlstrucl.ion 1.0 dreinage is creBted at any t.ime, Dewetering feellltles, if any, shBl1 tie continuously maintained in effective operating condition. 7.3 loyer Construction: Fill shall be spread in approximately horizontal1eyers measuring 10 inctJes in thickness prior to compaction Each layer of fill sholl be inspected prior to compaction All visible roots, vegetation. or debris shall be removed. Stones laq:jer thet 12 inches shall be removed or broken. The water content of each layer shall be determined to be su1table for compaction or shall be , brought to a suitable condition by meesures hereinafter described 11ateriel incorporated in the fill Which is not in satisfactory cOf1dition shall tie subject to re jection end remove! et ttlt' contractor"s expense GRADING SPECIFICATION !- 1J7 page l5 /" , ) APPENDIX -B- RECOI1J'IENDED GF-:AD I I..je; ::ne I FJCA T ION-GENEF:AL PRO'..! I S ION::; PLACING AI!1J CO/1PACTING FILL 5 CL7lVTINt.lED.. I 7.4 FiI1 Slopes: Fill slopes sr,all be compacted by means of sheepsfoot rollers or ot.her ~".Iitat,le equiprnenf. In a,j,jJfion. fill ~.Iope~. at ratiof; o~ t'-NO to one or flatter, should tIe t.rack rollelj St.eeper fill f;lopes shf111 tIe over-t,uilt and cul.-t'acf to finish contourf. Slope cornpactlon sr,all result in all fill material sb; or more inche~. im'vanj (rom the fini~;h face of the slope having a relative compaction of at least 90 % of maximum dry density Compaction on the slopes shall continue unti1 the site engineer is sl:Jtisfied thl:Jt they ...'.';11 be stable 7.5 Compaction: All fills place,j on the site and ell backfill of removed topsoils, trenches al'lIj retaining \^...all~. ,::1"11311 tie compacted t.o within 90% of me~;irnum dry dens it Y I f the percent.age cornpacf ion f1t any poi nt. is f oun,j to t'e unaccep t.f1ble, eljditional compaction viiU', 01' .....,.-ifJ'out. rnclljificf1!.ion of t.he fiel,j moi~;t.l.lre content 6S directed, ~;hall tIe performe,j end 13 secon,j moistlll-e-densitq determina!.ion rnf1de This procedure shall be repeated until satisfectol'y compaction is obtained 75. I Equipment.' The contractor SIHJII ,jescnt,e the type or types of compaction equipment which he proposes to furmsl', for use under the contract. If in the opinion of the site enqineer. anq propose,j tqpe 1~; considerelj unsuitatde or ..... '- - InedeQuate. the contrector ':;hell t,e required to select and furnish en elternete epproved type or demon~;t.rate by field trial conducte,j at. rli~; own e,.;pense that the origInally propc"3ed t.ype y./ill perform in a satisfactory rnanner. 75.L" l10isture Content.. Cornpection shell tIe performed only wl'len the fil1 materiel i~; in an epproved coMition of mOIsture cont.ent In t.he ebsence of a ~.pecjf1c waiver of these provlsions, the epproved condition s/'lel1 be In the renge of 2X 1ess to I;f, more than the optimum moisture content esteblished toy lebor-etory 8nelysis The contrector shell furnish eQuipmerit for rn~:jifying the moisture content of the fill meteriel end 01. times when the moisture' content is not within the specified ronge, shell operote such equipment so es to ochieye the necessery correction with minimum 10ss of time. The eddition of water shl:JlJ toe-eccompJished t,y methods which will distribute the edded y,'eter evenly and In a controlled manner over the fill. Reduction of the water content shal1 be eccomplished to':! methods 'Nhieh ere effective for promoting oeration of the fil1 materiel. GRADING SPECIFICATION page 7 l-fiJ APPENDIX -6- PECD/'n-IENDED GF.:ADING ~,PECIFICATION-GENERAL F'F:O'v'I~,'ONS B. TRANSITION LOTS: W/1ere transi ti ons bet ween cut end fi II occur wi thi n .j prorose,j buil di ng palj, the cut portion shall be o,,-'er-e>:ca','ated e minirnurn of one foot tlelo\-.... the tlotlom of proposed f OW'lIjati ons anlj recornpacted oj'; I',eretof ore s:pec if I ed 9, PROTECTION OF Fill DURING CONSTRUCTION: Despi te the Pf'l)vision:; of other section'; or tf"fis spec ification. layer placement and U'fickne';',: :;I',all be s:o cord."ollelj U'"j: no ponding (I( .....,..ater can occur on any WOI'I:ing ',.urf ace Th I ". ';h,j 1J be eccomp Ii :,:I",e,j I',o'",..-e'/er, V/I tlwut .j I ;jrilJ I. i 1'ne e;-;cee,ji 1'19 the spec if i e,j ma;<:i rnum 1 (JlJer If'fi Cl:ne';s: GI',31jj ng oper.3 Ii ons S:h.311 tie perf on'ned so a'; to ins.ure unobs:trucled run-off Jt ell tilnes. fro1'n every pOint. on the \-vorl.Jng s:urface, 10, SEASONAL LIMITS: No fill materia1 shall be p1aced, sprea,j or rolled if we5t1',er conditions increase the moisture content abo\!e perrnissitde Jirnits \-\I/',en f.I"8 y-/orl: is interTupted by rain, fill operations shell not tie ,'esurned until fieJ,j tests t'IJ the site engineer indicate thet tf",e moi:;ture content al'lIj dens:it!,l of fill are a:,: pre'.,!iousl!,1 speci fie,j. GRADING SPECIFICATION Page B I-~i MEMORANDUM i ~~,.~ \ DATE: June 24, 1992 FROM: Chairman and Members of the Planning commission steve Griffin, Senior Planner ~ Revised Recommendations, Conditions and Findings for Item No.1, Date Palm villas TO: SUBJECT: Both paragraphs under section B, RECOMMENDATION, should be revised to read as follows: Based on the Initial Study and comments on the Initial Study and Mitiqated Negative Declaration, find that the project will have no significant environmental impacts and adopt the Mitiqated Negative Declaration issued on IS-92-19. Based on the findings contained in section "D"ofthis report, adopt a motion recommending that 1iift!iiR~~nn~fi9',$m,~~i1!Ji9fi\il!n~ City Council approve the PrecTsePlari;wb1<t;;:~:!;;:jl;arid Tentative Subdivision Map for DATE-PALM VILLAS, Chula vista Tract 92-01, subject to the following. additions """"""""""""""""":""':":i"d 1 t' .',{":':{'{,':{{:, {:,{': e e ~ons M-...... Condition No. 22 (p.1-7) should be deleted. Condition No. 23 (p.1-a) actually represents code requirements. The number should be deleted, with the text to remain the same. Findings No.5 and 6 under Tentative Subdivision Map (p.l-lS) should be amended to read Commission rather than Committee. June 24, 1992 To: Members of the Planning Commission From: Maryann Miller, Environmental Review Coordinator 'mv~ Subject: Addendum to IS 92-19 Attached for your review is an Addendum to IS 92-19 for the Date-Palm villas Mitigated Negative Declaration. This Addendum has been prepared to clarify several issues which have arisen during the development review of this project. Attached to the Addendum is the completed Mitigation Monitoring and Reporting Program which was inadvertently left out of the Planning Commission packet. ADDENDUM TO INITIAL STUDY 92-19 DATE PALM VILLAS I. INTRODUCTION This Addendum (IS 92-19) is for the Date Palm Villas project located at 256 Palm Avenue and 259 - 261 Date Street. The applicant is proposing 14 single family residences on 2.12 acres for an average density of 6.6 dwelling units per acre. The proposed project will require an Owner Participation Agreement through the Redevelopment Agency, since it is located in the Southwest Redevelopment Area. An environmental determination was previously made for the project which included the preparation of an initial study resulting in the issuance of a Mitigated Negative Declaration on January 28, 1992. Due to new information which has arisen during the development review process, however, minor technical changes are required to the Negative Declaration. This Addendum has been prepared in accordance with the California Environmental Quality Act (CEQA) Guidelines and the Chula Vista Environmental Review Procedures. Section 15162 of the State CEQA Guidelines states that in circumstances where an EIR or Negative Declaration has previously been prepared and approved for a project, an additional EIR or Negative Declaration need not be prepared unless: 1. Subsequent changes are propos~d in the project which will require important revisions to the previous EIR due to the involvement of new, signif ical'lt environmental impacts not considered in the previous EIR or Negative Declaration; 2. Substantial changes occur wi th respect to the circumstances under which the project is undertaken, such as a substantial deterioration in the air quality where the project is located, which will require important revisions in the previous EIR or Negative Declaration due to the involvement of new, significant environmental impacts not covered in a previous document; or 3. New information of substantial importance to the project becomes available which was not known at the time the previous EIR or Negative Declaration was certified as complete. IS 92-19 (Addendum) Page 2 II. BACKGROUND A Mitigated Negative Delcaration for the proposed project analyzed the potential environmental impacts associated with the demolition of three existing single-family residences and the construction of 14 single-family residences on 2.12 acres. The Mitigated Negative Declaration analyzed the following issues: Earth, Water, Light and Glare, and Public Services. This Addendum addresses the minor, technical changes associated with the proposed project, as a result of proceding through the development review process. This Addendum is being prepared to clarify the impact analysis which was provided in the Mitigated Negative Declaration, as a result of questions which have arisen regarding the project. III. ENVIRONMENTAL DETERMINATION The Chula vista Environmental Review Coordinator has concluded that an Addendum to the previous Mitigated Negative Declaration may be prepared for the proposed project. Section 15164 of the State CEQA Guidelines states that the lead agency shall only prepare an Addendum if: 1. None of the conditions described in Section for preparation of a subsequent EIR Declaration have occurred; 15162 calling or Negative 2. Only minor technical changes or additions are necessary to make the EIR or Negative Declaration under consideration adequate under CEQA; and 3. The changes to the EIR or Negative Declaration made by the Addendum do not raise important new issues about significant effects on the environment. IV. IMPACT ANALYSIS The proposed project will not result in any new, significant environmental impacts which were not identified and analyzed in the previous Mitigated Negative Declaration. The following analysis clarifies minor issues which have arisen regarding the project. IS 92-19 (Addendum) Page 3 1. EARTH (Soil Erosion) IMPACTS The proposed project site is characterized as having "very gentle and uniform terrain" by the consulting engineers who have prepared a soils report for the site. No evidence of active landslides, subsidence, faulting, liquefaction, or other geologic hazards were detected by the geotechnical investigation. (San Carlos Engineers, September 10, 1991). However, grading activities will increase the potential for the erosion of soils on-site during grading. The city Engineering Department has required the preparation of a grading plan, as well as, a drainage plan, including both temporary (construction phase) and permanent drainage facilities. Temporary erosion control devices for the project shall be included in the drainage plan to reduce soil erosion impacts. Both the drainage plan and grading plan shall be required prior to the issuance of grading permits and shall prepared in compliance with the standards and regulations set forth in the Chula Vista Grading Ordinance Number 1797, as amended by Ordinance 1877, Chapter 15.04 of the Municipal Code, and the Chula vista Subdivision Manual. With compliance to these standard City Engineering Department regulations, earth .(soil erosion) impacts will be reduced to below a level of significance. 2. WATER IMPACTS a. Surface Runoff. requiring both the grading plan for potential surface construction phase The City Engineering Department is preparation of a drainage plan and a the project, in order to reduce runoff impacts from during the and after project development. The grading plan and drainage plan will be required prior to the issuance of grading permits. The grading plan will include drainage facilities and methods for handling drainage from the project site, including swales and direction of flow of surface drainage. The drainage plan shall be prepared in compliance with the standards and regulations administered through the Chula vista Engineering Department, as listed above. IS 92-19 (Addendum) Page 4 with compliance to the standard city Engineering Department regulations regarding the preparation of both a drainage plan and grading plan, water (surface runoff) impacts will be reduced to below a level of significance. b. Water Availabi1itv. The project site is within the boundaries of the California-American Water Company which provides water service to this portion of the City. Prior to the issuance of building permits for the project, California-American requires the applicant to submit a set of plans, as well as, compliance with the fire flow requirements of the Chula Vista Fire Department. The City will require a water service availability letter from California-American prior to the issuance of building permits. The project applicant will also be subject to whatever fee offset program is in place in the City at the time of permit issuance. with compliance to the requirements of the California-American Water Company and the City, water availability impacts will be reduced to below a level of significance. 3. LIGHT AND GLARE The addition of 14 new single-family residences with associated off-street parking will result in a minor increase in light and glare imp~cts. Light and glare impacts result from the potential for an increase in sky glow, which is the light scattered in the atmosphere coming directly or indirectly from a light source. Due to the relatively small scale of the project, as well as its location in a previously developed portion of the city, light and glare impacts associated with sky glow are not deemed to be significant. The project will not adversely brighten the natural sky background level. However, there is a potential for light nuisance impacts to occur to adjacent residential uses within the project and adjacent to the project from bright security lighting. Therefore, a lighting plan will be required of the project applicant to ensure that project lighting will be directed downward to an angle less than 45 degrees. With compliance to this mitigation measure and the mitigation monitoring and reporting program, light and glare impacts will be reduced to below a level of significance. IS 92-19 (Addendum) Page 5 4. PUBLIC SERVICES Fire Protection. The Fire Department indicated that on- site fire hydrants may not be required for the proposed project provided that the applicant can demonstrate that the 1,000 gpm fire flow requirement of the Fire Department will be met. Fire flow information will be required to be obtained by the applicant through the California-American Water Company which services this site and verified by the city. However, fire department access requirements will still be required. A "NO PARKING FIRE LANE" is required to eliminate parking problems. School impacts. The proposed project will generate approxiamtely 8.2 elementary school and secondary level students. The students generated from the project will be assigned to the Otay and Montgomery Elementary Schools and Castle Park Junior/Senior High. Schools are experiencing overcrowded conditions throughout Chula Vista, but especially in the areas where infill development, such as the proposed project, is occurring. The Chula vista Elementary School District and the Sweetwater Union High School District both commented on the proposed project. The discretionary actions associated with the project are an Owner Participation Agreement through the Chula Vista Redevelopment Agency, a Precise Plan, and a Tentative Subdivision Map. No legislative actions will occur with the proposed project. The City is, therefore, unable to require mitigation for school impacts is more restrictive than the State school fee requirements. In this case, the City will require the payment of school fees in the amount of $0.70 square foot for the Elementary School District and $0.88 square foot for the High School District. The Chula vista Elementary School District recommends that the applicant participate in a Community Facilities District in lieu of the standard school fees requirement, however, this would be voluntary participation upon the part of the applicant and is not required as project mitigation. IS 92-19 (Addendum) Page 6 V. ANALYSIS OF SIGNIFICANCE This Addendum to the Mitigated Negative Declaration for IS 92- 19 does not raise any new, significant environmental impacts which were not analyzed in the Mitigated Negative Declaration. Through the previous clarification provided to the impact analysis, all project impacts such as earth, water, light and glare, and public services, are deemed to be below a level of signficance with compliance to the mitigation measures set forth herein and in the Mitigation Monitoring and Reporting Program. VI. CONCLUSION The proposed Addendum to IS 92-19 complies with Section 15162 and 15164 of the CEQA Guidelines and with the Chula Vista Environmental Review Procedures, based upon the following findings and conclusions: 1. The revisions required to the previous Mitigated Negative Declaration (IS 92-19) does not create any new, significant environmental impacts which were not previously addressed in the Mitigated Negative Declaration; 2. Significant effects previously examined in IS 92-19 will not be substantially more severe with adoption of the Addendum. Therefore, in accordance with Sections 15162 and 15164 of the State CEQA Guidelines and the Chula Vista Environmental Review Procedures, the City has prepared this Addendum to IS 92-19. ATTACHMENT A MITIGATION MONITORING PROGRAM DATE-PALM VILLAS In accordance with Section 21081.6 of the Public Resources Code, the Mitigation Monitoring Program (MMP) would occur upon approval of the proposed project. The MMP consists of defining actual mitigation actions to be taken, monitoring their implementation, defining the schedule for their occurrence, and verifying their implementation. The following issue areas have mitigation measures which must be implemented: Earth Water Li ght and Gl are Public Services The attached checklist will provide the documentation necessary for the proper implementation of measures. The Environmental Review Coordinator (ERe) of the City of Chula Vista has the authority to designate the Mitigation Compliance Coordinator, who will be responsible for monitoring implementation of measures. The ERe will also have final verification authority for the proper implementation of measures. WPC 4902H 1. Earth The required drainage plan must show and permanent drainage facilities, control devices. both temporary (construction) including temporary erosion 2. Water A drainage study/plan is drainage. Appropriate grading plans. b. The applicant/developer will be subject to any water conservation requirements the City and/or water district has in place, and the applicant will also be subject to any fee offset program the City may have in place to ensure no new consumption of water. a. required with recommendations for site recommendations must be placed on 3. Licht and Glare Project lighting must be pointed downward toward the project site. 4. Public Services Fi re Protection: The Fi re Department' requi res adequate fi re fl ow (1,000 gpm at 20 psi residual), and red curbs with "No Parking Fire Lane" to eliminate access problems. On site fire hydrants may be required to obtain the fire flow. School Districts: Both districts require payment of school fees (SO.lO/S.F. Chula Vista Elementary: $O.88/S.F. Sweetwater Union High), and Chula Vista Elementary recommends participation in a Community Facilities District in lieu of standard fees. PROJECT NAME: EIR HI tfgation Number .fut~ .w~v "ITIGATION MONITORING ANO REPORTING OIECKllST In accordance with Sec~1on 21081.6 of the Public Resources Code du> Impact Area and Mitigation Measure ~(O')il!Yl eu~ I I) ~~ PL~ 2..) /M>..b-f C'''''OO'\)~ '- 5M- Ifie.. LlS~:S ~9""" .P~S-J5. ~ti~ PU1/Pd100 z-) Sc !\cv! ~ .P~ dtawd "- Project Phase (Project Design; Construction; Post Construction) Responsible Party or Agency 50' J..wA. 1'1'- I ecn...o+ro "" ~~~ ~1~ :r4j.ml' I) J.1~'''~! Ccft--sftt . E '-) ~y1<--> y){d.J./liv<..6l2J File No. ~- 'f,;).-/"f EIR No. Person Date Vertflcation of Comp1etton Coomenls AGENDA City Planning Commission Chula Vista, California Wednesday, June 24, 1992 - 7:00 p,m. Public Services Building 276 Fourth Avenue Chula Vista, CA PLEDGE OF ALLEGIANCE INTRODUCTORY REMARKS ORAL COMMUNICATIONS Opportunity for members of the public to speak to the Planning Commission on any subject matter within the Commission's jurisdiction but not an item on today's agenda. Each speaker's presentation may not exceed five minutes. I, PUBLIC HEARING: DRC-92-31/PCS-92-01: Consideration of a Precise Plan and Tentative Subdivision Map for Date-Palm Villas, Chula Vista Tract 92-01 T. David Eyres 2, Consideration of the Final Supplemental Environmental Impact Report for the EastLake Sectional Planning Area (SPA) Amendment/Kaiser Permanente Chula Vista Medical Center, EIR-92-01 3, PUBLIC HEARING: PCM-92-02, PCC-92-10, DRC-92-48, EIR-92-01: Consideration of EastLake I General Development Plan Amendment, EastLake I SPA Plan Amendment, EastLake I Activity Center Precise Plan Guidelines, EastLake I Public Facilities Finance Plan, EastLake I Planned Community District Regulations Amendment, EastLake I Activity Center Air Quality Improvement Plan, EastLake I Activity Center Water Conservation Plan, Kaiser Medical Center Precise Plan, and Kaiser Development Agreement _ EastLake Development Company and Kaiser Permanente 4, PUBLIC HEARING: GPA-92-02: Consideration of city initiated amendments to the Public Facilities Element of the General Plan implementing and supplementing the approved County of San Diego Hazardous Waste Management Plan 5. PUBLIC HEARING: Variance ZAV-92-12: Request to reduce rearyard setback from 20' to 6' - Corazon C. Van Hecke DIRECTOR'S REPORT COMMISSION COMMENTS ADJOURNMENT AT p.m, to the Special Business Meeting of July I, 1992 at 5:00 p.m. in the Council Chambers M.EMQRAH!HlM TO: FROM: Planning Commission / If/( 1 J1 (. of Planning"t,r f ~// Bob Leiter, Director DATE: June 15, 1992 SUBJECT: Kaiser Medical Center Project The attached notebook contains the Planning Department staff report and planning documents associated with the Kaiser Medical Center project. The notebook Table of Contents indicates the location of the various items which the Planning Commission will be considering on June 24, I992. We are using this notebook method due to the number of items being heard concurrently. The reason for hearing these items concurrently is to cut down on the overall 1 ength of time requi red to evaluate and cons ider the vari ous applications requested by EastLake Development Company and Kaiser. In order to present this project to the Planning Commission and City Council before July 1, we have scheduled both public hearings within the last two weeks of June, We have also requested and received a 30 day publ ic review period for the draft EIR instead of the normal 45 day period, Finally, we have carried out our review and analysis utilizing a workshop process involving City staff from Planning, Engineering, and Administration working with the applicants to prepare the plans and environmental documents for this project. Certain Planning items such as the Development Agreement are still being worked on at this date and will be distributed to you separately prior to the June 24 publ ic hearing, I would draw your attention to Exhibit 13 in the notebook which contains a personal memorandum form the City Manager to the Planning Commission regarding the Development Agreement, Attached to this memo is a letter from Stephen M. Ray regarding the Kaiser project, The Fi na 1 Supp 1 ementa 1 Envi ronmenta 1 Impact Report with the Technical Appendices is also being distributed to you at this time to provide you with extra time to review the material, If you need any additional assistance or have any questions, please give me a call at 691-5101, Attachment WPC 03S2p ALL STATE STEEL COo 1625 CLEVELAND AVENUE P,O. BOX 2776 NATIONAL CITY, CA 91951-2776 PHONE (619) 474,1583 FAX (619) 474,0851 May 26, 1992 Chula Vista Planning Commission City of Chula Vista 276 Fourth Avenue Chula Vista, CA 91910 At t en t i on: Commissioner William Tucsher Dear Commissioner Tucsher, All State Steel Co. is a National City based employer providing Kaiser Healthcare Coverage to our employees. As many of our employees reside in the South Bay area, All State Steel Co. strongly supports the proposed Kaiser Permanente Medical Center in Chula Vista. This proposed project would not only provide health care to our employees, but also would provide much needed economic benefits to the South Bay area through added jobs, property leases and supply purchases. All State Steel Co. believes that this project will be an asset to our community. We strongly urge you to vote in favor of the Kaiser Permanente Medical Center Project Proposal. Sincerely. ALL STATE STEEL CO, ~1;:~~ General Manager SMR:mrm San Diego Bus Drivers Union A.F,L.-C.I.O, LOCAL DIVISION 1309 TEL 619-298-1931 FAX 619-298-2413 7851 MISSION CENTER COURT SUITE 115 SAN DIEGO, CALIF 92108 Amalgamated Transit Union CAL.IFORNIA TOWr;It .ALBOA PARI<: June 18, 1992 commissioner Thomas Martin Chula vista Planning Commission 276 Fourth Avenue Chula Vista, CA 91910 Dear Commissioner Martin: Re: Proposed Kaiser Medical Center I am writing as President and Business Agent of the San Diego Bus Drivers Union, Amalgamated Transit Union, Local Division 1309. We represent 1000 active and retired Bus Drivers and Clerical members employed in the transit industry. I urge you to vote approval of the proposed Kaiser Permanente Medical Center for the Eastlake area of Chula vista. 80% of our members belong to Kaiser and many of these members live in the South Bay. The ability of members to have the quality of Kaiser medicine in our own back yards will be a great service to current members and also for future members of the Health Plan as our South County communities continue to grow. This project will also bring several additional benefits to our local economy, both short term and long term - benefits such as construction jobs during the building phases; permanent jobs at many levels upon completion; and increases in real estate and consumer purchasing of goods and services. Kaiser Permanente is also a corporate good neighbor. They participate in many social, community and educational programs, community events, give grants and more. Over all, I believe this project will be an asset to our community. I strongly urge you to vote in favor of the Kaiser Permanente Medical Center project proposal. I would also like to add, I am a 30 year resident of Chula vista. Sincerely, {r8. l(~(~ A. E. Napi~, President ATU Local Division 1309 AEN:dt opeiu:30, afl-cio,clc 7 "";.~';~~., . "",,,..,,~ Stephen Gilles 1981 Rue Michelle Chuta Vista, CA 91913 ~~cr::-" . .......vt:="',...\ ....- ,..lU.~' -, G _. -'- /~'("" June 15, 1992 I), . :.JI ~,~". 'orn Ms. Susan Fuller, Chair Chula Vista Planning Commission City of Chula Vista 276 Fourth A venue Chula Vista, CA 91910 Dear Ms. Fuller, As both a five-year resident l,f EastLake as ',,'cll as President of the EastLake I Homeowners Association, I would like to register my personal support for the proposed EastLake Village Center development and Kaiser Pennanente Medical Center. All residents of the master-planned communities of EastLake stand to benefit by these developments, providing nearby shopping, recreational and medical facilities, most of which will be within reasonable walking/biking distance. There is, however, one major concern which I would like to see addressed - a method for reducing the impact of increased traffic flowing through our residential streets as travelers from outside our community attempt to reach the Village Center businesses. I assume that traffic studies have been done to confirm that the major thoroughfares, such as Telegraph Canyon Road, Corral Canyon, Rutgers, and East H Street/Lane Avenue provide sufficient ingress/egress to the Village Center development from the surrounding areas. What may not have been considered is the potential for traffic to consider using the nonnally quiet residential streets of the EastLake Shores neighborhood as an alternate route. . I offer one possible solution mightinclude discrete signage in the surrounding area encouraging traffic to follow the more desirable routes around our residential neighborhood to the business area. I realize that signs cannot eliminate all impact on our community, but any measures that can serve to minimize excessive traffic on quite neighborhood streets not designed for excessive through traffic can only serve to preserve the safety of our communities residents and children. many of whom walk these same streets several times a day on their way to and from school and recreational activities. Early implementation of such signage may serve to "train" traffic flow towards these alternate and more desirable routes. With nearly two thousand families residing in EastLake I including hundreds of young children, any effort we can take to assure their safety must be considered. I thank you for your consideration of this matter and look forward to meeting you at the June 24th hearing. qk ~h'~~ Gilles cc: Bruce Sloan, EastLake Development Co. Table of Contents Plannim! Document Exhibit No. Planning Commission Staff Report, Resolutions, Minutes .....,........ 1 City Council Staff Report, Resolutions, Ordinance "...",....,..,...., 2 Staff Reports, CEQA Findings, Mitigation Monitoring Program, Overriding Findings ,..."...,....,...,..,...."....,..."..." 3 General Development Plan Amendment . , . . , . . . , , , . . . , , . , . . , . . , , . . , 4 Sectional Planning Area Plan Amendment. . . . , , . . . , , , . . . , , , . . , , . , , . , 5 Activity Center Precise Plan Guidelines . . . . . . . , . . . . . , . . . . . . . . . . . . . , 6 Public Facilities Finance Plan Update ......................,...... 7 Planned Community District Regulations Amendment .. ... . . ............ 8 Air Quality Improvement Plan .. . . .. . . .. . .... . . .... . . .... ..... 9 Water Conservation Plan . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . ,. 10 Conditional Use Permit , , . . , , . . . . . , , . . . , . . . , , , , . . , , . . . . . , . .. II Precise Plan . . . , . . . . , , . . . , . . . , . . . . . . . , , . . . , . . . . , , . . . . . ,. 12 Development Agreement and Economic Impact Study ......"....,..... 13 Design Review Committee Report and Minutes .".....,..."....,... 14 Resource Conservation Commission Minutes . . . . . . . . . . . . . . . . . . , , . . .. 15 EXHIBIT 3-1 CANDIDATE CEQA FINDINGS for the FINAL SUPPLEMENTAL EIR EASTLAKE I SPA PLAN AMENDMENT/ KAISER PERMANENTE CHULA VISTA MEDICAL CENTER (EIR #92-01; SCH # 92031049) In accordance with Section 21081 of the California Environmental Quality Act and Section 15091 of Title 14 of the California Administrative Code. 1. BACKGROUND It is the policy of the State of California and the City of Chula Vista that the City shall not approve a project if it would result in a significant environmental impact if it is feasible to avoid or substantially lessen the effect. Only when there are specific economic, social, or technical reasons, which make it infeasible to mitigate an impact, can a project with significant impact be approved. Therefore, when an EIR identifying one or more potentially significant environmental impacts has been completed, one or more of the following findings must be made: 1. Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR, or 2. Such changes or alternatives are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency, or 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. The following findings are made relative to the conclusions of the Final Supplemental Environmental Impact Report (FSEIR) for the proposed EastLake I Sectional Planning Area (SPA) Plan Amendment/Kaiser Permanente Chula Vista Medical Center, based on the FSEIR text, and all documents, maps and illustrations included in the public record. 1 2. PROJECT DESCRIPTION The EastLake I SPA Plan Amendment/Kaiser Permanente Chula Vista Medical Center proposes to modify the adopted land use mix on 71.8 acres in the southwest portion of the EastLake I SPA Plan area. Specifically, the project proposes to change the permitted uses on 30.6 acres of the SPA Plan area from commercial/residential mix to medical center and change 2.0 acres of the SPA Plan area from office/retail to business center/employment use. Precise Plan Guidelines are being proposed to establish design parameters for the amendment area. In addition, the appJicant is requesting a Conditional Use Permit (CUP)/Precise Plan for the construction of the Kaiser Permanente Chula Vista Medical Center on the northern 30.6 acres of the proposed amendment area. The proposed medical center is proposed to be implemented in three phases, and construction of the first two phases would occur over a five-year period, ending in 1997. Construction of the third and final phase of the proposal would occur once it is determined that there is sufficient demand for additional facilities within the medical center service area. At buildout, the medical center would contain 439 hospital beds (820,000 square feet of hospital) and 485,000 square feet of medical and administrative offices. Discretionary actions required for overall project approval include but are not necessarily limited to: 1. An amendment to the EastLake I General Development Plan to accommodate the proposed land use changes. 2. An amendment to the EastLake I SPA Plan to: a) modify the uses shown in the Village Center, and b) to incorporate a Water Conservation Plan and Air Quality Improvement Plan for the project, as required by the Chula Vista Growth Management Program; 3. Adoption of the EastLake Activity Center Precise Plan Guidelines; 4. An amendment to the Planned Community District Regulations for the EastLake I SPA; 5. Approval of the EastLake I Public Facilities Finance Plan Update; 6. Approval of a Conditional Use Permit/Precise Plan, lot-line adjustment, and Development Agreement for the proposed Kaiser Permanente Chula Vista Medical Center; and, 2 7. Reapportionment/adjustment of Assessment District 85-2 and 88-1 to accommodate the reconfiguration of the subject parcels of land due to the proposed Kaiser Permanente Medical Center. 3, INSIGNIFICANT IMPACTS The FSEIR for the EastLake I SPA Plan Amendment/Kaiser Permanente Chula Vista Medical Center conduded that the project would not have significant adverse impacts in the following areas (numbers refer to the section of the FSEIR where the issue is discussed): A. Socioeconomic/Fiscal Factors (Section 4.9) The development of EastLake I SPA Plan Amendment induding the proposed Kaiser Permanente Chula Vista Medical Center is projected to have an overall positive fiscal impact on the City of Chula Vista. In other words, cumulative operating revenues are projected to exceed cumulative operating costs over the ten year period of time analyzed in this study, The addition of the medical center and two acres of employment land uses could have a positive effect on employment. The proposed EastLake I SPA Plan Amendment is expected to have a neutral effect on the City's capital expenditures and revenues, in that the development would provide public facilities financed either from the developer of the property or from the property itself through the use of public debt mechanisms tied to the property (i.e. 1913 Act assessment districts). The EastLake I Public Facilities Financing Plan is being updated to cover any changes attributed to the amendment of the EastLake I SPA. The Public Facilities Financing Plan Update would detail the methods to be used to finance the affected public facilities. B, Police (Section 4. I 0) The Chula Vista Police Department is currently assessing the beat patrols throughout the City and the possible need to re-draw beat boundaries. The proposed SPA Plan Amendment and Kaiser Permanente Chula Vista Medical Center would not effect the number of personnel or amount of facilities required in this area since department needs for development of the project site were reviewed and addressed with the previous EIR. Currently, threshold response time to the area is being met. However, there is potential that actual development and construction (versus plans approved but not constructed) may negatively impact the response times. The current work study assessing beat patrols may result in re-assigning boundaries which may accommodate the additional development and maintain adequate response times. In addition, the medical center would typically generate less calls than the previously approved multi- residential use. The Police Department has confirmed that in and of itself the 3 proposed medical center, which represents the greatest land use change associated with the proposed amendment, would not significantly impact the ahility of the Police Department to provide adequate patrol operations, C. Educational Facilities (Section 4.10) The proposed SPA Plan Amendment would eliminate the residential land use within the Village Center portion of the EastLake I SPA. This would proportionally reduce the number of school age residents generated by the SPA. EastLake Development Company has entered into agreements with both the Chula Vista Elementary School District and the Sweetwater High School District to fund school facilities through the provision of a community facility district. The school districts have confirmed that the proposed project would not have a significant impact on educational facilities. D, Parks and Recreation Facilities (Section 4.10) The EastLake I SPA is partly within three community park districts, According to the previous EIR, the proposed EastLake I SPA Plan includes provisions for five parks and three minor parks within the SPA boundaries totalling 32.6 acres of neighborhood parkland and 14.9 acres of community parkland within the SPA and 1.5 acres of minor parks in the residential area of EastLake Shores. No impacts to parks and recreation are anticipated due to the fact that EastLake I would ultimately provide more community parkland than required by the City's threshold standards, In addition, the loss of residential units would reduce the residential population, thereby proportionally reducing the parkland requirement. E. Energy (Section 4.10) San Diego Gas & Electric currently serves the project area and has indicated that gas and electricity will be provided to the site. F, Library Facilities (Section 4.10) In April 1987, the City of Chula Vista approved a Public Library Master Plan identifying the need for sub-regional library facilities to serve the needs of future residents, The plan identified the need for a lihrary facility of approximately 17,000 square feet to serve the Eastern Territories, The Public Facilities Financing Plan (PFFP) further states that a one'acre library shall be dedicated in SPA I should the City determine that a branch library site is appropriate within the EastLake Planned Community area. The adopted EastLake I SPA Plan designates 19.6 acres for open space and public facility uses, such as a library. The PFFP designates one acre for a library site within the EastLake I Business Center. As discussed in Section 4.11, the City's General 4 Plan includes goals with respect to the provision of libraries, Library service should be in accordance with these guidelines which include 0.5 square feet to 0.7 square feet per capita. No specific location within the EastLake SPA I Plan area or size of library has been specified at this time. It is assumed that a minimum of one acre within the Activity Center would be dedicated to library use and accessible parking. The proposed SPA Amendment would provide 11.9 acres of open space and public facility uses south of the Kaiser Permanente Medical Center site. The size of a future library would be addressed during the Precise Planning process, F. Biology (determined to be insignificant in the Notice of Preparation; not addressed in the EIR) The previous EIR did not identify significant biological resources within the EastLake I SPA. The entire 71.8-acre project site, which has been previously graded in accordance with the approved master grading plan for the EastLake I SPA, is presently vacant. Non-native grasses and weeds occur throughout the site. In addition, several eucalyptus trees are located in the southwestern corner of the site adjacent to an on site detention basin. No significant native plant or animal species occur onsi te. G. Cultural Resources (determined to be insignificant in the Notice of Preparation; not addressed in the EIR) The previous EIR concluded that there were no archaeological sites within the Village Center portion of EastLake I SPA. Furthermore, the entire site has been rough graded. H, Paleontological Resources (determined to be insignificant in the Notice of Preparation; not addressed in the EIR) The previous EIR concluded that the Sweetwater Formation may contain fossiliferous strata. The potential for impacts to paleontological resources was mitigated in the previous EIR. Furthermore, that EIR required paleontological monitoring during grading activities. The issues listed above do not require findings listed under Section 1, Background, because no significant impacts are associated with these issue areas. 5 4. IMPACTS FOUND TO BE MITIGABLE TO INSIGNIFICANCE Issues listed in this section require that findings be made and implemented as part of the proposed project. These findings will serve to avoid or substantially lessen significant environmental impacts associated with the project. A. Land Use (Section 4.1) EastLake I SPA Plan Amendment The proposed EastLake I SPA Plan Amendment represents a substantial increase in the amount of office use in the EastLake I Village Center. The height and bulk of the proposed medical center would be the largest medical office complex in the City, As such, it represents a substantial intensification of the land use which was not envisioned in the adopted EastLake I General Development Plan or the EastLake I SPA Plan which call for a mixed use Village Center consisting of retail, office, high density residential, and public, quasi-public land uses. The size and scale of the proposed medical office center is more intensive than the mixed retail, office and residential character of the adopted Village Center Plan. Kaiser Permanente Chula Vista Medical Center CUP No additional land use impact is associated specifically with the Kaiser Permanente Chula Vista Medical Center CUP. Findings Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment 1. Prior to issuance of any permits, the developer(s) shall obtain City Council approval of the proposed General Development Plan and SPA Plan amendments to permit a regional medical office center with supporting uses on the site (Mitigation Measure 4.].4.1). Kaiser Permanente Chula Vista Medical Center CUP No findings required. 6 B. Traffic (Section 4.3) Development of the SPA Plan amendment area, as proposed, would generate a total of 49,440 average daily trips (ADT). This total would exceed the 16,700 ADT forecast for the site in the adopted General Plan buildout condition by nearly 300 % (32,740 ADT). In the pre-125 condition, the development of the SPA Plan amendment area would generate 35,400 ADT which would exceed the 20,916 ADT forecast for the site by the City's Transportation Phasing Plan (TPP); the traffic forecast of the TPP was based on more detailed land use information than the General Plan buildout forecast. Of the total project traffic, approximately 34,710 ADT (70 percent) would be associated with the Medical Center. The Village Center would generate 14,070 ADT while the employment area and potential library would generate 260 and 400 ADT, respectively. In evaluating the traffic impacts of the proposed project, the analysis focused on the short-term impacts which would occur before SR 125 is constructed and the long- term impacts after the community and the road system are built out. The pre-SR 125 is considered critical due to the importance of SR 125 to the ability of the road system to carry future traffic volumes. EastLake I SPA Plan Amendment In the pre-SR 125 condition, development of all the project area, except Phase III of the medical center, can occur without significantly impacting the local and regional road system, provided roadway improvements contained in the City's Transportation Phasing Plan (TPP) are implemented. With TPP improvements, all intersections in the project area would operate at an acceptable level of service (LOS) with the proposed project (exclusive of Phase III of the medical center). In the pre-SR 125 condition, the development of the project would cause four roadway segments to exceed the planning guideline for roadway capacity: these segments would only exceed capacity with approval of the proposed project. However, in the short-term, the LOS at intersections rather than on road segments is considered more important. The impacted road segments would be: (1) Bonita Road (Plaza Bonita Road to Willow Street); (2) East H Street (Paseo Ranchero to Otay Lakes Road); (3) EastLake Parkway (Future SR 125 to Otay Lakes Road); and (4) Otay Lakes Road (Telegraph Canyon Road to EastLake Parkway). In the buildout condition, intersection LOS was considered to be the key indicator of project impacts immediately adjacent to the site, while road segments were considered the key indicator of traffic impacts in areas farther away from the project 7 site, Road capacity calculations were made with and without a half-diamond interchange at SR 125 and EastLake Parkway. When the proposed project is added to the adopted General Plan land use, the following four roadway segments exceeded the City's planning capacity guideline: (1) future SR 125 (SR 54 to San Miguel Road); (2) EastLake Parkway (Future SR 125 to Otay Lakes Road); (3) Otay Lakes Road (Future SR 125 to EastLake Parkway); and (4) Orange Avenue (Future SR 125 to EastLake Parkway). The impact on Otay Lakes Road between SR 125 and EastLake Parkway can be mitigated by the construction of ramps to and from the north at EastLake Parkway. Furthermore, mitigation measures for the other impacted segments can be achieved by roadway widening. Mitigation of the capacity problem on SR 125 between SR 54 and San Miguel Road would require special freeway design features at the SR 125/SR 54 interchange. For example, high-speed transition lanes could be added to accommodate the anticipated high traffic volumes. As no specific plans exist for SR 125, the impact of the project must be considered significant at this time even though the project traffic makes up approximately 6 % of the total traffic volume on this segment of SR 125. Refer to Section 5. Impacts Found to be Significant and Unmitigated. The proposed project, without a signalized access intersection on Otay Lakes Road, would have a significant impact on the intersection of Otay Lakes Road and EastLake Parkway. Without the project, this intersection would be expected to operate at an acceptable LOS. The additional traffic generated by the proposed project would cause this intersection to operate at LOS F during the PM peak hour, even with the proposed ha]f-diamond interchange at EastLake Parkway. In order to maintain an acceptable LOS at Otay Lakes Road and EastLake Parkway, it will be necessary to provide signalized access for the project to Otay Lakes Road. Utilizing a traffic signal timing model, it was determined that the optimum location for this signalized access was at Otay Lakes Road and the SR 125 northbound offramp. An access road would be extended from this point along the west side of the project site to Fenton Street. Kaiser Permanente Chula Vista Medical Center CUP The proposed medical center would not have a significant impact in the pre-SR 125 condition provided Phase III is delayed until after completion of SR 125 and TPP improvements are implemented. As stated above, Phase III would cause the capacity of SR 125 between SR 54 and San Miguel Road to be exceeded in the buildout condition. All other roadways would be able to handle the medical center in the buildout condition. 8 No impacts specifically related to the operational aspects of the medical center are considered significant in the buildout. Findin~s Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment 1. Future Precise Plans within the EastLake I SPA Plan Amendment area shall be conditioned with the following: Unless a Development Agreement for the Kaiser Permanente Chula Vista Medical Center CUP otherwise provides and has a mechanism ensuring that the thresholds are not violated, the City may withhold building permits for any units in the subject development if: . Regional development threshold limits set by the then current adopted Eastern Chula Vista Transportation Phasing Plan have been reached, or..." . Level of service exceeds the threshold standards in the then effective Growth Management Ordinance (Mitigation Measure 4.3.4.1). 2. The developers of the project shall pay their DIF fees, including the transportation component thereof, to mitigate the impacts discussed herein. (Mitigation Measure 4.3.4.2). 3. Prior to issuance of a building permit for any building within the Village Center (VC-l), that takes access on, or is adjacent to, a needed improvement; or prior to the issuance of a building permit for Phase III of the Kaiser Permanente Chula Vista Medical Center, the following project-specific improvements shall be constructed or otherwise assured to the satisfaction of the City Engineer: (1) EastLake Parkway shall be widened to six lanes between Otay Lakes Road to north of Fenton Street; (2) improvements including traffic signals shall be made at the intersections of EastLake Parkway with Fenton Street and Miller Road, as illustrated on Figures 4-15 and 4-16 of the EIR and; (3) Otay Lakes Road shall be widened to eight lanes between EastLake Parkway and SR 125. Prior to the issuance of any building permit within the Village Center VC-2, sufficient right of way shall be set aside for the future widening of EastLake Parkway, unless the widening has already occurred due to development within Village Center VC-l or the 9 Kaiser Permanente Medical Center or unless the development takes access directly off EastLake Parkway. In this later case, EastLake Parkway shall be widened on the east side as a condition of the building permit. Prior to issuance of a building permit for Phases I and II of the Kaiser Permanente Chula Vista Medical Center, additional widening on EastLake Parkway to provide an additional westbound right turn lane at Otay Lakes Road shall be constructed, or otherwise assured, to the satisfaction of the City Engineer (Mitigation Measure 4.3.4.3), 4. The median on Otay Lakes Road, between SR 125 and EastLake Parkway shall be designed to allow mid-block left turns into the properties on the north and south sides of Otay Lakes Road. The driveways on Otay Lakes Road shall be restricted to right turns in and out as illustrated in Figure 4-17 of the EIR. No traffic signal will be permitted (Mitigation Mea~ure 4.3.4.4). 5. Prior to approval of the proposed SPA Plan Amendment, the Conceptual Master Precise Plan and supporting text in the EastLake Activity Center Planning Guidelines shall be revised to provide access from the future SR 125/0tay Lakes Road northbound off ramp to Fenton Street, as shown in Figure 4-18 (Interim pre SR 125) and Figure 4-19 (buildout). The location of this access shall be coordinated with Caltrans. The access road shall be constructed from Otay Lakes Road to Fenton Street, or otherwise assured to the satisfaction of the City Engineer, prior to issuance of any building permit for development within VC-1 which requires access, or would benefit by access to this connection, or for any building permit within the Kaiser Permanente Medical Center (Mitigation Measure 4.3.4.5). Kaiser Permanente Chub Vista Medical Center CUP 1. The CUP for the medical center shall be conditioned to prohibit approval of the building permit for Phase III, unless the City Manager or his designee is satisfied that adequate capacity exists to accommodate the additional traffic by one or any combination of the following means: (1) The applicant obtains a deferral agreement sufficient in the opinion of the City Manager or his designee to obligate the holder of rights to previously approved development to defer occupancy of development which has been included in the traffic study in this EIR for the pre-SR 125 condition, provided that the City Manager or his designee agrees that subtracting the traffic impacts from such deferred development eliminates the significant traffic impacts of Phase III identified for the pre-SR 125 condition; or 10 (2) Additional traffic studies, which may review the actual traffic generation of Phase I and Phase II medical facilities, Kaiser Permanente's Zion facility and/or other similar medical facilities, indicate to the satisfaction of the City Manager or his designee, that adequate capacity exists to accommodate the additional Phase III traffic; or (3) Additional traffic studies, which establish "additional capacity" in the existing roadway system, indicate to the satisfaction of the City Manager or his designee that adequate capacity exists to accommodate the additional Phase III traffic. This does not necessarily mean that an additional traffic capacity will automatically be allocated to EastLake and/or the Kaiser Permanente Chula Vista Medical Center; or (4) The "Approved Projects" assumptions of the City's Transportation Phasing Plan ("TPP") are revised to show that adequate capacity exists to accommodate additional traffic. This does not necessarily mean that an additional traffic capacity win automatically be allocated to EastLake and/or the Kaiser Permanente Chula Vista Medical Center; or (5) Applicant and/or other developers implement transportation demand management measures which in the opinion of the City Manager or his designee will create adequate capacity to accommodate additional traffic. This does not necessarily mean that all additional traffic capacity will automatically be allocated to EastLake and/or the Kaiser Permanente ChuIa Vista Medical Center; or (6) Currently planned or assumed development within the eastern regions of the City are reduced or eliminated or any other facts or assumptions come to the attention of the City Manager or his designee indicating that adequate capacity exists to accommodate additional traffic; or (7) SR 125 or an acceptable interim facility has been assured (Mitigation Measure 4.3.4.6). 2. Prior to issuance of a building permit for Phase III of the medical center, the applicant may, at its option, submit a traffic study acceptable to the City Engineer and prepared by a registered traffic engineer. This study may compare the actual trip generation rate based on the total trip count of the medical center and various other factors and assumptions used in the EIR and determine what modifications, deletions, or additions to the road improvements, if any, win be necessary to accommodate Phase III traffic volumes (Mitigation Measure 4.3.4,7), 11 3. If construction of SR 125 or an acceptable interim facility becomes a condition to the occupancy of Phase III under Mitigation Measure 4,3.4.6, then prior to issuance of any building permits for Phase III of the medical center, a Project Study Report shall be approved by Caltrans for the construction of a northbound on ramp and southbound off ramp on SR 125 at EastLake Parkway unless traffic studies indicate the ramps will not be required; then the Project Study Report is not required. If the ramps are required as a result of the project study, construction of these ramps shall be completed, or financially assured to the satisfaction of the City Engineer and Caltrans, prior to issuance of a building permit for any building within Phase III. Financial assurance means any mechanism in place, either through a regional funding mechanism or payments by local development, that will guarantee that the funding is available to construct the improvements when required (Mitigation Measure 4.3.4.8), C. Noise (Section 4,4) EastLake I SPA Plan Amendment No noise impacts are related to the proposed SPA Plan Amendment; no significant noise sources would result from the proposed uses, Kaiser Permanente Chula Vista Medical Center CUP Future traffic noise on SR 125 could adversely impact the hospital if appropriate architectural features are not included in the facility to assure that interior noise levels will meet the State standard of 45 dBA CNEL. Standard architectural design would normally be expected to attenuate exterior noise levels by up to 25 dBA. Thus, the hospital would be able to meet interior noise levels as long as exterior noise levels do not exceed 70 dBA. Noise level projections indicate that the exterior noise level at the face of the nearest portion of the hospital would not exceed 70 dBA CNEL; however, future interior noise studies are recommended to assure that the interior noise standard of 45 dBA CNEL is achieved. Findinl:s Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment No findings required. 12 Kaiser Permanente Chula Vista Medical Center CUP 1. Prior to approval of building permits for the hospital, interior noise studies shall be submitted to the City which demonstrate that interior noise levels will not exceed 45 dB(A), Appropriate architectural materials shall be incorporated into the building plans to achieve this 45 dB(A) interior standard (Mitigation Measure 4.4.4,1), D. Public Safety (Section 4,5) EastLake I SPA Plan Amendment Undisturbed soil onsite may contain pesticide residue from prior agricultural use of the site and vicinity. Undisturbed soils would be located in the southwestern portion of the SPA Plan Amendment area. Observation of the site revealed no evidence of surface contamination. In the event of the existence of pesticide residue, potential short.term impacts to health may be prevalent for construction workers grading this portion of the site. Long term health impacts may be associated with the potential for future human exposure if these soils are not properly removed. Kaiser Permanente Chula Vista Medical Center CUP The development and operation of the proposed medical center complex would result in the production of medical, biohazardous and radioactive wastes and the use of commercially-produced hazardous materials. Inappropriate use, storage, or disposal of these wastes could pose a risk to persons on or near the medical center facilities or along disposal transportation routes. However, these activities are strictly regulated by a number of local and state laws. In addition, Kaiser Permanente has developed policies and procedures regarding the handling, disposal, storage, and transport of such materials to ensure public safety, Findin2s Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment 1. Future Precise Plans within the EastLake I SPA Plan Amendment area shall be conditioned with the following: Prior to issuance of any grading permit, the applicant shall provide evidence to the City of Chula Vista that no pesticide contaminated soil would be moved or exposed during grading. Should contaminated soil be potentially encountered, 13 an industrial hygienist shall be consulted to determine specific health and safety measures for onsite construction workers. The assessment should include soil sampling and analysis for the presence and/or concentration of chlorinated herbicides and pesticides (Mitigation Meamre 4.5.4.1), Kaiser Permanente Chula Vista Medical Center CUP 1. The applicant shall prepare a Hazardous Materials Business Plan and Biomedical Waste Management Plan, These plans shall be approved by the County of San Diego Hazardous Materials Management Division (HMMD). Annual inspections by the HMMD shall be conducted to ensure compliance with County and State regulations. The applicant shall provide evidence to the City of Chula Vista that these requirements have been satisfied before a certificate of occupancy is approved for the first phase of the Kaiser Permanente Chula Vista Medical Center (Mitigation Measure 4.5.4.2). E. Drainage (Section 4.6) EastLake I SPA Plan Amendment The proposed change in land use from commercial and residential to commercial and medical center facility would influence the volume of runoff from the site. Previous studies have assumed a high density residential/commercial/industrial land use which is wholly consistent, in terms of the amount of impervious area, with the proposed hospital/commercial uses on the site. The introduction of a medical center use may slightly increase the volume of runoff as compared to the original land use mix of commercial and residential use. However, increased runoff volumes would be adequately handled by the existing detention basin at the southwest corner of the site which will maintain 10-year frequency runoff volumes at or below pre-existing levels. During a lOO-year storm, the Telegraph Canyon Creek drainage facilities will be adequate to handle the flows from the site once their construction has been fully completed offsite. Kaiser Permanente Chula Vista Medical Center CUP Grading associated with the proposed Kaiser Permanente Chula Vista Medical Center would result in localized but mitigable diversion of drainage easterly to EastLake Parkway which may exceed the capacity of storm drain facilities, resulting in localized flooding. Findings Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented, 14 EastLake I SPA Plan Amendment 1. Future Precise Plans within the EastLake I SPA Plan Amendment area shall be conditioned with the following: Prior to issuance of a grading permit, a temporary maintenance program shall be established by the developer(s) to minimize the effects of soil erosion and debris. The program shall include temporary erosion control planning during construction in accordance with standards established by the City of Chula Vista such as the use of sandbags, silt fences, landscaping, and temporary de silting basins. Development of the subject project must comply with all applicable regulations established by the United States Environmental Protection Agency (EPA) as set forth in the National Pollutant Discharge Elimination System (NPDES) permit requirements for urban runoff and stormwater discharge. In addition, the developer shall be required to obtain an NPDES construction permit from the State Water Resources Control Board and to submit pollutant control and monitoring plans to the Regional Water Quality Control Board for approval prior to the issuance of grading permits (Mitigation Measure 4.6.4.1). 2. Prior to issuance of a grading permit, onsite facilities for storm water collection shall be designed and constructed to handle 50-year peak discharges (Mitigation Measure 4.6.4.2). 3. Prior to issuance of building permits, fees shall be paid toward the Telegraph Canyon Channel drainage facility in accordance with the drainage fee program (Mitigation Measure 4.6.4.3). Kaiser Permanente Chula Vista Medical Center CUP 1. Prior to issuance of the grading permit for the proposed medical center, Kaiser Permanente shall submit drainage plans to the City Engineer which will confirm to the satisfaction of the City Engineer that the drainage plans conform to the drainage studies prepared for this EIR or further environmental review will be required. All storm drain facilities downstream of the medical center shall have the capacity to accommodate the additional flow resulting from the proposed change in grading patterns, or maintain the existing direction of on site drainage southwesterly toward the detention basin (Mitigation Measure 4.6.4.4). 2. Prior to issuance of the building permits for the medical center, fees shall be paid toward the Telegraph Canyon Channel drainage facility in accordance the drainage fee program (Mitigation Measure 4.6.4.5). 15 F. Geology (Section 4.7) EastLake I SPA Plan Amendment No geologic impacts are related to the proposed SPA Plan Amendment as no structures would be built. Compliance with current standard building practices would reduce potential impacts related to future seismic activity to below significance. Kaiser Permanente Chula Vista Medical Center CUP The construction of the proposed medical center could result in potentially significant geological impacts if appropriate remedial measures are not undertaken to avoid the expansive soils found on the site. The original topsoils and the fil1 material which occur on the proposed site of the medical center exhibit unacceptable shrink/swell characteristics. If foundations are not designed to overcome soil constraints and/or the soils are not removed or recompacted, the integrity of the medical center structures could be adversely affected. The seismic hazard to the site is not considered significant. No faults are located in the immediate vicinity of the project nor is the site subjected to any earthquake threat significantly higher than other areas of San Diego County. In addition, compliance with local building codes, the UBC and the standards practices of the Association of Structural Engineers of California would avoid significant seismic impacts. Findings Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment 1. All improvements shall be in compliance with seismic design standards of the Uniform Building Code and requirements of local governing agencies (Mitigation Mea.mre 4.7.4.1), Kaiser Permanente Chula Vista Medical Center CUP 1. Prior to issuance of a grading permit for the proposed medical center, Kaiser Permanente shall provide a final Foundation Investigation and detailed soils analysis, The final Foundation Investigation shall be approved by the City Engineer and shall satisfy the requirements of the Office of the State Architect and the California Division of Mines and Geology if appropriate for medical center building sites. Building plans for the medical center facility shall incorporate foundation design criteria set forth in the final Foundation 16 Investigation to the satisfaction of the Office of the State Architect (Mitigation Measure 4.7.4.2), 2. All improvements associated with the medical office building shall be in compliance with seismic design standards of the Uniform Building Code and requirements of local governing agencies (Mitigation Measure 4.7.4.3). G. Air Quality (Section 4.8) The proposed SPA Amendment would generate sufficient emissions and fugitive dust during construction to result in a short-term significant but mitigable impact to air quality, In addition, grading and construction of the SPA Amendment area south of the medical center has the potential to significantly effect the air quality within the hospital and thereby effect the health of the patients. Findinl!s Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment 1. Prior to approval of a certificate of occupancy, the applicant shall demonstrate to the satisfaction of the City that air quality control measures outlined in the EastLake I SPA Air Quality Improvement Program have been implemented (Mitigation Measure 4.8.4.1). 2. The grading permits shall be conditioned that once the hospital is constructed and occupied by patients, all major grading and site disturbance in the SPA Amendment area south of the medical center should cease when the prevailing winds are from the south to the north. Construction should be stopped until the wind changes direction so as not to be blowing toward the hospital. The construction area should be watered down to minimize the potential for contaminants in the soil to become air-borne. The City or its designated representative shall be responsible for issuing a cease order and authorizing grading to resume. As an option, but not as a requirement of this project, Kaiser Permanente could install an air filtration system to reduce particulate matter to meet State and Federal air quality standards (Mitigation Measure 4.8.4.2). 3. Grading permits shall be conditioned to require that all primary project construction implement an aggressive program of construction dust control sufficient to meet the requirements of the San Diego County Air Pollution Control District (APCD). The minimum content of such a program shall include: 17 a. AppJy sufficient water to all major soil disturbance areas to maintain a soil moisture of 4 percent in the upper 6" soil stratum. Other equally effective dust palliatives shall be used if drought conditions limit water availability. b. Perform daily street sweeping at the conclusion of each workday up to a distance of 250 feet in either direction of any construction site access entrance until all on-site paving is completed. c. Wash off all trucks Jeaving the site and wet down or tarp any trucks hauling dirt away from the site. d. Double sandbag all site perimeters adjoining traveled roads from November to April to prevent dirt from washing off the site and being pulverized by passing vehicles. e. Establish Jandscaping within 90 days of the completion of grading, or hydroseed with a native plant mix as an interim ground cover to minimize wind erosion. Irrigate as necessary to sustain ground cover. f. Terminate all grading, excavation and travel on unpaved surfaces when hourly average wind speeds exceed 30 mph. Wind speeds shall be monitored with an on. site wind sensor mounted in an unobstructed location. g. All primary project construction contractors shall encourage, unless required by APCD regulations, a traffic management program to reduce the number of empJoyee or material delivery trips and to minimize conflict with regional transportation patterns. The elements of such a program shall include rideshare programs for workers, construction personnel parking off of EastLake Parkway and Otay Lakes Road, scheduled delivery of construction materiaJs between 9 a.m. and 3 a.m., restriction of land closures to between 9 a.m. and 3 a.m., completion of street sweeping/washing by 4 p,m. (Mitigation Measure 4.8.4.3). Kaiser Permanente Chula Vista Medical Center CUP 1. Prior to approval of a certificate of occupancy, the applicant shall demonstrate to the satisfaction of the City that air quality control measures outlined in the EastLake I SPA Air Quality Improvement Program, induding but not limited to implementation of a Transportation Demand Management (TDM) program among employees, have been impJemented (Mitigation Measure 4.8.4.4). 2. The grading permit shall be shall be conditioned to require that all primary project construction implement an aggressive program of construction dust control sufficient to meet the requirements of the San Diego County APCD. The 18 minimum content of such a program shall be the same as is specified (Mitigation Measure 4.8.4.3). H. Public Facilities (Section 4.10) H.I Water EastLake I SPA Plan Amendment The water demand for the adopted project is 0.22 million gallons per day (MGD). The proposed land uses would require approximately 0.45 MGD without water conservation measures, resulting in a net increase in water demand of 0.23 MGD. This represents an increase of approximately 104% over the projected demand of the adopted land use plan. The increase is primarily due to the inclusion of the medical center use. Water consumption is estimated to be reduced from 0.45 MGD to 0.38 MGD with implementation of water conservation measures as outlined in the Draft Water Conservation Plan for the proposed EastLake I SPA Plan Amendment. This results in a projected increase in water use for the proposed EastLake I SPA Plan Amendment of 0.16 MGD or a 72% increase in water demand over the approved plan. Any potential increase in water consumption over that which has been planned represents an incremental impact to the cumulative water consumption issue. Due to the City's location in a semi-arid desert condition, the City is considering numerous conservation measures including the possibility of water consumption off-set requirements. Kaiser Permanente Chula Vista Medical Center CUP Water demand impacts associated with the proposed medical center are incorporated into the total demand for the SPA Amendment area. See previous discussion. Findinj1s Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment 1. Prior to issuance of a building permit, the developer(s) shall agree to whatever water conservation or fee off-set program the City of Chula Vista has in effect at the time of issuance. In addition, the developer(s) shall implement the approved EastLake Water Conservation Plan (Mitigation Measure 4.10.4.1). 19 2. Prior to the issuance of a building permit, the developer shaH comply with OWD's fee policies or existing agreements with OWD relating to terminal storage (Mitigation Meamre 4.10.4.2). Kaiser Permanente Chula Vista Medical Center CUP 1. Prior to issuance of a building permit, Kaiser Permanente shall agree to participate in whatever City.wide water conservation or fee off-set program the City of Chula Vista has in effect at the time of issuance. In addition, Kaiser Permanente shall be required to implement the approved EastLake Water Conservation Plan (Mitigation Meavure 4.10.4.5), H2Sewer EastLake I SPA Plan Amendment A number of improvements are planned to adequately serve the entire EastLake I development, including a lS-inch line in Otay Lakes Road. Based on the conclusions of the previous EIR, planned improvements would adequately accommodate the sewage generated by the adopted SPA. The proposed medical center will generate an estimated 166,200 gallons of wastewater per day (0.166 mgd), which is equivalent to 664.8 equivalent dwelling units (EDU). Land uses associated with the proposed SPA Plan Amendment, would generate an estimated wastewater discharge of 981.6 EDU, which is 297 EDU above the original approved project. The medical center would contribute the majority of the additional wastewater. The Telegraph Canyon Sewer Basin Improvement and Financing Plan is a study being prepared by the City of Chula Vista that will determine offsite improvements necessary to accommodate wastewater and to establish a fee payable by all new developments within the Telegraph Canyon Sewer Basin. The fOUT phase program for implementation of the Telegraph Canyon Sewer Basin Improvement and Financing Plan was based on projected sewage generation from approved land uses within the sewage basin. The project site including the medical center is included in Phase II of the program. The additional 297 EDU of wastewater generated by the proposed SPA Amendment may require the construction of additional improvements and may require other improvements to be developed sooner than currently anticipated. Kaiser Permanente Chula Vista Medical Center The impact associated with the generation of sewage is largely associated with the medical center. The provision of adequate sewage facilities a regional issue and is most appropriately assigned to the entire SPA Plan Amendment. 20 Findinl:s Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment Future Precise Plans within the EastLake I SPA Plan Amendment area shall be conditioned with the following: 1. Prior to the issuance of a building permit, the developer shall satisfy the wastewater development fee obligation including current sewer capacity fees, as adopted by the City of Chula Vista, to fund trunk sewer and other upgrades identified by the City for the Telegraph Canyon Trunk Sewer (Mitigation Measure 4.10.4.3). Kaiser Permanente Chula Vista Medical Center CUP 1. Prior to approval of final grading plans for the medical center, the Wastewater System Subarea Master Plan for EastLake shall be approved by the City Engineer and shall include changes necessary to accommodate the medical center use (Mitigation Measure 4.10.4.6). 2. Prior to the issuance of a building permit, the developer(s) shall be required to pay for all costs associated with revising the Telegraph Canyon Sewer Basin Plan to include the additional flows associated with the medical center. The revised plan will stipulate any additional required improvements and any changes in phasing. Prior to approval of final building plans for the medical center, the developer(s) shall pay the total cost of any facility required to specifically serve the medical center within the SPA I area and its proportionate share of cost of basin-wide serving improvements included in the Revised Basin Plan (Mitigation Measure 4.10.4.7). 3. Prior to issuance of the building permits for Phases I and II, sewer capacity fees shall be paid based on projections included in Section 4.10 and Appendix J (Mitigation Measure 4.10.4.8). 4. Prior to issuance of the building permit for Phase III, sewerage generated by Phases I and II will be evaluated. Sewer capacity fees for all three phases of the proposed Kaiser Permanente Chula Vista Medical Center shall be adjusted based on the actual sewage volume generated in Phases I and II. Payment of fees shall occur prior to issuance of the building permit for Phase III (Mitigation Measure 4.10.4.9). 21 fl.3 Fire Protection EastLake I SPA Plan Amendment Response time to the project would be unacceptable without the addition of another fire station The City is currently developing plans for facilities to adequately respond to fire emergencies in the area, Kaiser Permanente Chula Vista Medical Center CUP The Fire Department has identified the need for additional plan check and fire inspection services primarily due to the proposed square footage of the medical center and associated medical offices. Findings Changes or other measures listed below which mitigate the significant environmental effect have been included in the project or are otherwise being implemented. EastLake I SPA Plan Amendment Future Precise Plans within the EastLake I SPA Plan Amendment area shall be conditioned with the following: 1. Prior to issuance of a building permit, a facility to adequately respond to fire emergencies shall be operational (Mitigation Measure 4.10.4.4). Kaiser Permanente Chula Vista Medica] Center CUP 1. Prior to submission of a building permit application, Kaiser Permanente shall deposit with the City of Chula Vista adequate funds to provide reimbursement to the City through a deposit account for full costs related to plan check and fire inspection services. The City, at its option, may hire contractual fire inspectors to provide this service (Mitigation Measure 4.10.4.10). 2. Prior to issuance of the building permit for the proposed Kaiser Permanente Chula Vista Medical Office Building, construction plans shall incorporate fire department standards. The construction plans shall be reviewed and approved by the Fire Marshall or designee. The standards shall include, but not be limited to, the following: Fire flow shall be 8,000 gallons per minute. This may be reduced to 4,000 if all structures are provided with a fire sprinkler system, 22 . Commercial fire hydrants will be required; locations to be determined with plan review. A fire alarm system will be required. . The project will require 20-foot access and unimpaired vertical clearance of 13'6" minimum for fire apparatus (Mitigation Measure 4.10.4.11), 23 5. IMPACTS FOUND TO BE SIGNIFICANT AND UNMITIGATED The FSEIR identifies four impacts which would not be reduced to a level of significance with implementation of those mitigation measures in the FSEIR which are considered acceptable to the project applicant. While alternatives and additional mitigation measures which would avoid these impacts are presented in the FSEIR, these alternatives and/or mitigation measures are considered to be infeasible for the reasons discussed within this section. The following impacts are considered significant and unmitigable: A. Visual Quality (Section 4.2) The proposed parking structure would have a significant visual impact on views from future SR 125. This road is expected to be travelled by as many as 170,000 automobiles a day and will represent a major entryway to the City of Chula Vista. The bulk and scale of the parking structure would substantially impact the views experienced by the occupants of these vehicles, The parking structure would ultimately extend for a distance of approximately 1,200 feet along the length of SR 125, The overall height of the parking garages would vary from four stories (five parking levels) in phase one to six stories (seven parking levels) in phase three. Findings The visual impacts of the parking structure could be avoided by implementing the No Project (Section 6.1) or Development Pursuant to Existing SPA Designations (Section 6.2) alternatives. The visual impacts may be reduced to below a level of significance by implementing the Modified Medical Center Parking Structure Design alternative (Section 6.3). Implementation of either of these three alternatives is not considered feasible as discussed within this section. B, Traffic (Section 4.3) Construction of Phase III of the proposed medical facility would result in a significant and unmitigable cumulative impact on SR 125 between San Miguel Road and SR 54 in the build out condition. The traffic study concludes that the level of service on this portion of the SR 125 would drop from "E" to "F" with the addition of Phase III traffic; level of service "F" is normally considered acceptable by Caltrans for freeways. Although the impact of Phase III would represent only 6% of the total traffic volume forecast on this segment, it is considered cumulatively significant because it would cause the level of service to decline to a normally unacceptable level. 24 Findines The cumulative traffic impacts to SR 125 could be avoided by implementing the No Project (Section 6.1) or Development Pursuant to Existing SPA Designations (Section 6.2) alternatives. The cumulative traffic impacts would also be eliminated by implementing mitigation measures which would either eliminate the Phase III component of the medical facility or modify the configuration of the affected portion of SR 125. Implementation of the two alternatives is not considered feasible for the reasons discussed later in this section. The elimination of Phase III of the medical facility and/or modification of SR 125 are also considered feasible. C. Air Quality (Section 4.8) The proposed SPA Amendment would result in a significant cumulative air quality impact. Any contribution of emissions to the San Diego Air Basin (SDAB) would be cumulatively significant due to the fact that the air quality in the Basin already exceeds State and Federal standards and any addition would worsen this condition, Findinl!s The cumulative air quality impacts of the project could be avoided by implementing the No Project alternative (Section 6.1). Implementation of the Development Pursuant to Existing SPA Designations (Section 6.2) alternative would lessen but not eliminate the impact. Implementation of either of these alternatives is not considered feasible for the reasons set forth in this section. D. Housing (Section 4,9) The proposed SPA Plan Amendment would have a significant impact on housing within the City of Chula Vista by eliminating 405 high density housing units which are currently designated on the subject property. The loss of these units would reduce the opportunities for affordable rental housing and condominium development; thereby, impacting the City's overall capacity to meet regional share (new construction) goals for low and moderate income households. The proposed project would also significantly impact the Housing Element's Affordable Housing Policy (ARP). The AHP outlines alternative methods of compliance including offsite projects. Some projects in the eastern communities with lower densities may have difficulty building their affordable housing onsite. The elimination of high density residential zoning in the EastLake Village Center could diminish options for offsite alternatives in the eastern community. In addition, Kaiser Permanente employees earning low and moderate incomes would increase the demand for rental housing and affordable for-sale units, The existing 25 housing base is probably not adequate to absorb the number of employees who will want to live in Chula Vista. Findings The housing impacts associated with the elimination of 405 high density units could be avoided by implementing the Development Pursuant to Existing SPA Designations (Section 6.2) alternative. The housing impacts may be also be avoided by amending the Chula Vista General Plan to increase the number of high density units by a comparable number. Implementation of this alternative and/or amending the General Plan is not considered feasible for the reasons set forth in this section. While the alternatives and additional mitigation measures described above would reduce the significant visual quality, traffic, air quality and housing impacts to below a level of significance; they are not considered feasible for the following reasons: No Project Implementation of the No Project alternative would avoid the visual, traffic and air quality impacts associated with the project. Elimination of the hospital use would eliminate the proposed parking structure. Without development of the site, there would be no traffic added to the roadway network which would avoid the impact of the project on SR 125. Elimination of the project-specific traffic would eliminate the proposed project's cumulative air quality impact. However, because the No Project alternative would not allow any development on site, the impact associated with the loss of housing would still remain. Findin!!s The No Project alternative is not considered feasible. While the No Project alternative would avoid the significant environmental impacts associated with the proposed project (with the exception of housing), it would have a major social and economic impact on the residents of the community of EastLake as well as residents within southern San Diego County. As discussed in Section 4.1 of the FSEIR, the project site has been designated as the Village Center for the EastLake Community. As such, this site is planned to provide an essential source of goods and services including retail stores, banks, restaurants, library, and a church site. The subject property is uniquely situated to provide these resources being located in the center of the EastLake community at the future interchange of SR 125 and Otay Lakes Road. If this site is not developed, an alternate site for these uses would have to be found. 26 Similarly, the No Project alternative would make it extremely difficult for Kaiser Permanente to construct a hospital and medical center to serve its existing and future membership in the southern portion of San Diego County, Currently, the Kaiser Permanente San Diego Medical Center, also referred to as Zion, is serving the needs of central as well as southern San Diego County. Zion is presently serving 393,000 members and its membership is expected to grow to approximately 500,000 members by 1998 and to 690,000 members by 2007. Of the 393,000 existing members, approximately 90,000 reside in the south county area; this membership population is expected to increase to approximately 130,000 by 1998 and 160,000 by 2007. Even with the recent multi-million dollar expansion program at the Zion, that facility can only comfortably accommodate between 300 - 350,000 members, Thus, this facility is currently operating over capacity and will clearly be unable to serve the future growth anticipated in the south county area. As discussed in Section 6.3 of the FSEIR, alternative locations for a medical center which avoid all of the impacts identified in Section 4.0 as well as meet the siting criteria necessary for medical facilities do not exist at this time. Even if an alternative site can be found, the planning and processing time would significantly delay the opening of the new facility, thereby delaying the provision of necessary Kaiser Permanente medical services to residents of the south county and forcing them to endure the adverse effects caused by over-crowding in Kaiser Permanente's Zion facility until a new facility is opened. Kaiser Permanente believes that at least seven years are required between the time a site is selected and a new medical facility can be opened. Finally, the No Project alternative would not meet any of the objectives of the proposed project and would deny the landowner reasonable use of the land which would be economically infeasible as the landowner would continue to pay property taxes on the project without providing for offsetting revenues, Development Pursuant to Existing SPA Designations Implementation of the Development Pursuant to Existing SPA Designations alternative would avoid the visual impact of the parking structure as no single commercial or business park use within the original SPA Plan designations would likely require such a large parking structure. This alternative would also eliminate the additional traffic associated with the proposed project; thereby, avoiding the cumulative traffic impact to SR 125. Development of the allowed high density residentia] component would avoid the impact on housing. However, any development of the subject property would cause significant cumulative air quality impacts. 27 Findinl:s The Development Pursuant to Existing SPA Designations alternative is not considered feasible. While this alternative would avoid the significant environmental impacts associated with the proposed project (with the exception of air quality), it would have a impact on Kaiser Permanente's need to construct a medical facility in the south county area. This alternative would not allow for the construction of a medical center on site. As with the No Project alternative, this alternative would make it more difficult for Kaiser Permanente to serve its existing and future membership in the southern portion of San Diego County. Modified Medical Center Parking Structure Design Implementation of the Modified Medical Center Parking Structure Design alternative would mitigate the visual impact of the proposed parking structure by either distributing parking structures throughout the medical facility or undergrounding the lower floors of the structure to reduce its visual impact on SR 125. However, this alternative would not avoid the impact of the project on traffic, air quality or housing. Findinl:s The Modified Medical Center Parking Structure Design alternative is not considered feasible. Construction of some or all of the parking structure below ground level would significantly increase the construction cost associated with the parking structure. The location of as much as half of the parking structure below ground level may be necessary to avoid the visual impact. Kaiser Permanente estimates that the cost of building half of the structure underground would increase the cost of the parking structure by as much as $15,000,000. This additional cost would adversely impact Kaiser Permanente's membership by increasing the cost of health care offered by Kaiser Permanente. In addition, the location of the parking structure has been specifically chosen to help attenuate noise generated in future by SR 125. As discussed in Section 4.4 of the FSEIR, the parking structure serves to block freeway noise to the lower stories of the medical center as well as ground level activities. Undergrounding major portions of the structure would eliminate this benefit. Modifying SR 125 Design The FSEIR suggests that modifications (ie. high speed transition lanes) could be made in the configuration of SR 125 between San Miguel Road and SR 54 to enable the 28 additional trips generated by Phase III of the medical center to be accommodated without reducing the level of service to "F", Findinl:s Implementation of this additional mitigation measure is not considered feasible, The design of SR 125 is the responsibility of the California Department of Transportation and is beyond the control of the project applicant. Elimination of Phase III of the Medical Facility Elimination of Phase III would avoid the significant cumulative traffic impact but not the impacts associated with visual, air quality and housing. Findinl:s Implementation of this additional mitigation measure is not considered feasible. Construction of Phase III is essential to Kaiser Permanente's ability to meet the existing and future needs of its membership. If not built as part of the proposed project, the additional hospital beds and medical office space would have to be constructed at another location. An offsite location for the additional hospital beds and medical office space would increase the ultimate cost of health care to Kaiser Permanente members due to the extra costs associated with land acquisition, infrastructure costs and operating expenses. If no suitable site for Phase III is found or considered economically feasible. Residents in the south county area would continue to travel to the Zion facility. This could have similar or worse impacts on SR 125 as it will likely be one of the primary transportation routes of south county residents travelling to Zion. Amending Chula Vista General Plan to Provide More High Density Housing This additional mitigation measure would allow for replacement of the 405 high density residential units at an unspecified location within the City's General Plan area in order to avoid the impact on housing. However, this alternative would not avoid the significant project impacts on visual, traffic or air quality. Findinl:s This measure is not considered feasible. The decision to amend the City's General Plan is beyond the control of the project proponent and rests with the City Council. 29 EXHIBIT 3-2 PART A: Mitigation, Monitoring and Reporting Program for the EastLake I Sectional Planning Area (SPA) Plan Amendment PART B: Mitigation, Monitoring and Reporting Program for the Kaiser Permanente Chula Vista Medical Center Conditional Use Permit (CUP) ~ < Pi: '" o Pi: =- '" z .... E-< Pi: o ~ ~ -.: ~ "- Pi: ~~ ~ ~ ~ :z~~~ <-5<0 c.-' ..... 00 t: Z ~.5 '(3 .... "" Pi: ,,0. o ~tI:1 E-< "- .... Z o ~ Z o .... E-< < '" .... E-< .... ~ - " " e -a " " e -.: " oj a: 0; " .S: - u " '" .... " -'i oj "" - ~ oj ~ ... = .--= ,51 -:E ~'(ij .~ = ... " oc Co .. '" >~ ....... ;::.S c - ....- ;.=e"t ._ - 0 !I.I'- Co = = .. ""Pi: ...~ :C.."'CI '" " = ......... .. = '8 1= ... - :E - " < .. = '0:; " - ';; " ~ '" .. .. = '" oj .. ~ = .51 - oj ,21' - ~ w '" (; ~ .2 ~ 15 E cri ~g- 00 w ~ o ~ ,2 ~ 15E cri .~f5r 00 c 0" U~ 2<<= "ini g 0 o m " - = 0 m- m ~~>. .- '- u "e.= f!: a. co: ",me. CI.8 B = ~ 0 'C: 00 :::I-t:...... o e. 0 <( "- <JJ - ,,"'" .0 ~.5 =~Q) -~ 5~ Ew'- " " E E.c e t-'" [~ e Q)-:::a... 0"'- q) -E ffi ~"F o w ~ ~~~ .2 (; a. :g~E-g a...;Q ~E ~tr.I= Q) .0- I:: ~ E 0-" Q) g-~ c.. ~ ~ ~.5 ~ 8 ~ e.~ -OJ = " 80 ~:.'< m<( ",,- ~<JJ "(ij- ~~ ~ m . --'~ - -- CIf)..t "m . EWOC! J!!l?~ ~- E __ c: co: =:05, " " 0 ~.5 ct - - =,,- B 0 fij .- U) E c.. ~ Q,) e.,,> m w 0 " m a. ~E.,g ~ '" ~ o ~ .2 ~ 15 E cri ~g- 00 '" ~ o ~ .2 ~ 15 E cr"5 ~g- 00 " o "' u oS '" = o o " = m '" = 'C ~ '" '" = .= " o " ..0 cw "iij o:t:::: ~ "'E (f.I-c ~Q) ~c:;eQ. ;ctlECI 2:! ~ en.5 ffi"E:r;~ tr.Iof-C) ~~o)- g.ctlEo ~ ~ ~ ,12 Q,)ctlQ):!::: - ~" ~ ~ 0 c: .~'5 ~ 8 ID ~.!; co: "'0";:-0 Q.I tr.Iof!.c :t::::...... 0)_ e ~ ~~ ~.~:~ !!:! boo~ Q) g.:5 m ~ ~ ~ E " >- ':5=~"O tI)~ :5 ..c.5 s'E'5:'3 <(.~_ 2 = (I) - en :::I :> 0 co: Q,)'- 1:Juttl -co.c.... OC:-C)t/) .~ c:.Q~ Q)]5 002 (Ij a..Qcn C'd- 0-a;l"C_ Q.Q) (0-:;; E wtti'V a.ffi 1! -e "E E Q..c Q).~ 0 -- .... Q) N E U:J o.s o <<;'E.a:5iE1 E..t E ot;Q)L..tr.I-c:Q)~_....o 0 -0:0:5-; Q)o.2o"m Q'iij_CJ:Io c: Q.I_....'O c:t) Q.Q)c c: Iii~o ctI.'!;Octl32"'2I1JEQ)ca::c:::V)_ ~V)-EI/)~ca:_-EoE=c.tI-cV) _-c~"'OooV) UQJl'tIE....QJ uc:o,!;;..c:I/)c:ww,!::t) {g~ 2 c.tI I/) 3: I/) c: 0 ,!::::!..c :J c:.:!! c: 0 1;) en l'tI Q) 5 0 U ,!; S! g-,- .!!! S a. 6'~ ~-Et5t5~.~=....~ a 1/):3 u~ctI~2~""'E~c.tIo:.e~a:: _~o,~~t)'t;~BIU~~~~~ SoEmC::~:!::c::-EOEIU&::: 'is.. 'Ci''' u 8 en g- 3: c: c: IU U .... 0 I/)E!ii-c ao.g'a;:;a-a'ijjv .,g=E::i.c..c:..c:"'OE..cE~tiiM Q)ttI~<c.,g~u~~~~Q)oiici: ..c:tn<(tJ'J01J-Q).-oa...--c.... ' --a......c:c:,,_E:O::;....I=Q)IU....----, IU c: 00 Q) Q) '3: .... c.tI ca: 0. Q.1 a; I.L ..c a: g~ O)E-::: Q.1 ~ 3:E O,~1i)-c Ew o ~-E 8B.sB~ 8 a~ ~a Efe N '" ~ o ~- 0= = Q) .cE "1:: "-m ",e. .- " 00 '" ~ o ~- 0= =IU .cE "t "-m >- e. :<: Q) 00 " o t5 oS '" = o o " = m '" = 'C ~ '" '" = .= " o '0 ~ c: 'S-c .S! :<: c:: '6~c:ca: c: 0 ~ ~ 8~ ....'t; ca: u .E ~ IU ~.!! en ..c :J ..c en _a....(ij c: ~ ~ S'~ ~O g.1J ~ IU CD gJ I/)..c:.... .... ml-~~ Ech=m c: :1:::"3: E ~E-06 ~~ijj~:,; ,- E c:: U E ~t:: 8 E I/)'t; ~_ (I) ,- ttI IU I/) c: ~o,o-a8 o c: en .. ca: ,!:!:! IU~ _OO~:J !ii~c:: <3 E = m . = 1U8C1)o;,; ii_O)()ttI E~-Ea...~ '-"'0 - <C :ac:~~~ ..c: ,2 _ 'r: .... (1)"0 c: _ en c:: 2 IU.~ 0 ,2.... EO 0.. 1) ~.~ 0 ttI 20 &'E..c: 1i) U Q) 0 u 60~O~ uE-Eso g ~ '$'';::; E ,~en IU..::! <11 eee.Eo"E e. "-0 ~ ~ B ,!:: U ttI'--<CE Egjai~:J 'C: Q) '0 c: E o.o,=:J'1:: ~ ~ ~ 8 'E M " o ~ 1ij -E 1i) ,1: -e.!;; -a ~ 2-1UtJ'J ,!:2 ijj.~ 6 -c U 0 ,- = Q:i QJ~ o o.i c:: ~~ >.8 0_ = 'ijj" 0 ca: .E E Q) :J en =~ g-5 ca: (I) .... .... 0'- OJ "'0 -~-E~ ii_O-c 1ti"0 . ~ 3: (I) E :J Em20J ,~.!;; g..c i- .2.f! (I) =a;: :t::"~ =..c:..c ~ m 0 (I) <. E _tJ'J (I) ~ a..9Co~~ o.V)ii~"" <( m 0-:= ~ l'!i(ijg.!!3: " " d:: <<: I- '" <<: c.. N I M I- - CC - OJ: >< L.LJ ;., " ,--= ,~ -:0 ~ 0;;; .~ = ... 0 oc C. " '" >~ ;.,"""" - " " :: 0;:._ :oO~ ._.":: 0 '" " Co " 0 " g,~ ~ ~..."'O _ 0 " -... .. ~ < ~ "" ~ " " '" '8 " Ei 0 't:I f:; ~ " i:I< '" " E < Z " .... "'" os ~ ;;: 0 ~ i:I< < "' p.. ~ ~~ Q os " '" os Z OJ ... s: <-5<" ;., - tJ 1-0 OJ:) <.:: :E z 0 ~..., ~..... u - .... "'" '" ~ " c. < 0 os", "" ... ;;: .S .... 0; .. z 0 0 " - .S: '= ~ ~ 0 " ~ z. " en 0 .... .... " ... -'< < os " ~ ~ .... '" ... os .... ~ ~ '" " .. " '" .. " ~ " .~ - .. ,~ - ~ '0 " ~ ~ .~ o ~ M ~ o 'in ~.!:: en . o-tn\J c Q) Q) Q) 0.$ 8]1 00 <. (IJ .= a. c: C: (1)::1 ~ 0 >.>-0= = ttI C ctI .g~o= ~ou"E 5 ~ _~ ~ 't.J::"OO Q) (,) ..... C a..m~g ._:t::: c: ..c 0 tV Q) ~ ~ .g~ 'ii '" ~~ ,,- ~ ~ "-" '1;5 ~ " ~ ;; ~ o>t .!:: '5 >0> i8 .5 -;):; -'" ~ U~ .5~ u (OE '5>. ~ i ~B cJ is C'J E-g .5 ~.~ .0= ~ ~ ..... a. ::I "0"- as.:::: en ~'r::: c: " <(0. "v 'ii " .E g-g Q):V ctI "-" " ~~~ '" > .. _o~ ~z - O>E:gu) ~ " :g.g g':2 c: '-..c m ~ -;; ~ Q) ~ ~ en :g ~ E'~ o Q.I 0 U) ClQ)J=~ ~.~ >- -ri.l=-c.a .. " ~N ~ ~"E.5 +-' .- a:I _0 <<I.5t) .r::; E ~ ~:t::: 0 VJ a:I~-O -c"C~- 0">1:- 0) ~ 0 m I:: 00(1) :C-6-g~ ;<:: >-::1 Q.1 ~..coc: g'o5~ '0.. rn.E .& r3 .!:: Q) as (IJ "'C - en 'U e.!:: "E ~2'i-:.; .c 0 (/) c: Q) ~ g as.~ i; .o.-XoO .s ~"E a;"C tTI ~E -05 O _ctI.!: 9 <Lioa.3;:o, c: .S: ~ 1lI-g ~"'C~E ~.5 cti 5 -3:~E "C v In ..... c: 0)...... 0 a:I as tv (/) 5~~~ a:I a:I U) II) >~"'C-g !S ::I c: .- xo:::~ Q)..c Q) c:: ~ ijj..c: ~, 0 '6~~5cr e(/)oc:..Q C)WMtU"'C = O""O..c Q) : ~:E'~ 0 _ ::I 0 3: 2 m(/)x-c- .=-oQ)a>.2 ~~~oo I-[m:es ....:5g.~~ N W .. :f ~>. lii ctI_ Q) -Q.s L:!JJ..o _'00 ::; ~o E lii 2 "'C '- .- :::J L: 1i:i c: .s 1; c: .s C !JJ C ctI ~"SQJ :8E8~ .::.~.s-g{ge",:t !::'-QJctlOOl'--t: oQu!JJc..eQJctI (.) 0 :::J c..!JJ c.. -c a.. 5a..a::E~ctloQJ :O;:;<('-~'::'L:~~ U2~.BQJ-uO-l .... > ctI :::J - t5 t5"'CEi35~!JJttJ !::QJ~"'C'-oEw 0'=01 9,) co_ u:::J0(ij~2~0 t5g-a.'~:5~e~ QJ...._-.-E"-o 'o!JJcctl~ 01 ,-!JJQJE_2~!:: c..~~5~:~:g ~:::JOIQJ!::L:!JJctI !'!! . ctI QJ 0 r- QJ c.. E QJ !:: >. (.) "0- '!:: ~ ctI 0 QJ iii -I: ~ a. '- E Ci.t::! c QJ !:: <3.QEEQ)-g~ u1ij~:S1;13 v dI~.;:oEc...5c.. ~ <( ~ " o ~ i:I< " Z .... "'" ~ o i:I< ~ ~ Q os" " '" z !1,) I-< E: <'5<u ~ I-< on;;: z 2.S'u .... "" ~ ,,0. o .!!!'" "'" p.. .... z o ~ z. o .... "'" <( " .... "'" .... ~ - " " E 't:I " '" E ..: " os ;;: ~ < p.. "'~ ~ 0; " .S: - " " '" .... " -'< os ~ ~ '" os ~ ;., ~= +=:c .. .. '" '" .. " ~ 0 .. Co " '" >~ ~~OJ) .... 'C .5 .... 0 ~ :S-o [I).... =- " " " g,~ ~ ~.."C .... 0 " -..... "" " '8 f:; ;., - :E - '" <( "" " .;: o - '= o ~ "' .. .. " '" .. " ::E " .~ - .. ,~ - ~ = '0 .. ~ .5 "E o ~ M '0 r:::: c:: ~ 00 "- +:;-..:; () 0 ;v 2:EE>o t:ig]cti.c 5 ....~ ('") g' ~E-g~ o cti ctI 1'0 <:-<'> E {, .~ -g <<i.~ "'fficomQ. "0 ~ c :E i ra a: ~ 3CJ)l:~ " .." Q) c:..c Q) -5:ti..9~ en ~ (/.)_ ~ Q,) Q) 0 ~.c~5 &"*.Q~M If) "I:: (.J a...j ~.;-gE~ ~E~8:'!. 0> ~- .- ~ ~ " ~ 5 .!!It a.~ """- .- " 00 0> ~- .- ~ ~ " ~ E ~t a:~ ~5} 00 .,; .to ~ "- >. ~ ~ '0 .. u ~ ~ ~ '" .".' .s (; .~ a. .. > e "- "- ~ u " "[ "- '0 ~ :8 '5 ~ o u ~ .".' c .2 1ii 0> E E '" E >-- 1I1 OJ " ~ ~ ~ 0,,-0 Q.cQ,) a.o::IEa> .!ij(ij~ "(3 a:: C Q) c: .2.s::. 5 E g'~ () QJ .... 0 E ~ '" cS ~'"E1 ~ .. i6 ~ .S: ij) a. 0) EOo:E o (ij +-' 0 =~2a. ~ijj!Ug- (I) (!J E If) ~i-g:€ Iii U) tV ~ a..oE.... 00.<<1$ ~ 2 c: ~,....:., Q) a.~ u ..- "cQ)Q..Q,)..t ~=~~~ I-ocno:'!. - '" ~ o 5:_ ~ ~ "' E ~~ .~ g- oo '" ~ o 5:_ u ~ = Q) "' E ~t a.~ "",,- .- " 00 0> ~ :g '5 "' >. ~ ~ '0 .. > o 5- "- ~ 0"; -'" (; E .~ " a.,,- >. "'" - "'Co c: .!!i58~ Q) ~ ~.~ Q) .cai-S~g' == en Q) _ 1ij ~ .0 oS 0 ~ 'Eitijow..c: ~~~j!~ t:: Q).2 Q) 2 ~-Si.s(!J Q)g'~"CQ) 0.;:: c: c:.~ II) 0 .- < 0 "0'1- (1j :> E.... Q) Q) gCi.g--S= -g'Q; ~.E.S: a..::Corn~a) >'"wa."E-(.) -~ c 0 CtI 0 &i o&.a.-g~.!: ~(I)Q)~~"E t-2:!;:tn.;::o ~ 0> .i w "E 1U'-g .!1 a... ~ E (I) ~:J.5~~ Q)O EO-;; .s Iii .~ IV -- to.."'" C..c: (/.) .9ii~-~~ _OO"'O::::J c: _ Q.I Q) >. "~51ii~ ~'6<<1:Q~ CV QJ Vol > 0 ~::E ~ 15-; <{ .!! "C C .1:::: 5i~&i~~ E a:I (I) (I) c... C.3~::g en o..c:.~ 0 c: .. ~OE;~:g:: ~.!!a.~~!i5 l'tIai~.s"'CE C:'- OJ - a. ~as~-:::~..Q Q.lEQ)_.J::~ "E1fi;ttI:t:::Q) ::::Jo..o:5~"'C ~ " ;; >. "' ~ Q) $ '" ~ "' ~ V5 Q)> .E:> .. :E~::' o~a. ~Oa. ~Et:. ;:$~ "E~a: .. w 0> E"'C .~ g-.2! ~ (i) g-if ijj"'C C "'C ~.Q ta c a; 0 c ~ t _ .Q :; 8."2 !irulf)..c a: ffi ~ ~ ..st=~ '" ~ C< d': ~~cO ~ ~.Q C? "t) c.'!;;: a:: ~~-g~ 1;;08.0""':' :Ec(l15ffi OQ)OCCf) -;; ~ J1 a.dL IV C')Ct! OIQ) ~ ~.~ ~: IV~~C:.~ :5":::~::>2 lJ):EttlCJc "'Cs:Q)Q)Q) :H 0 E.... E u L.. C C E x'-'o~o Q)Q):';::;C\10 ~~g,Eo .~ ~:-2 <1> v.; 1I):t: E a... Q) If) Q) .~ Iii ~ o~~.~8. di;:';':~1f) ijj<1>"":<1>~ ...J:5r:i:5Q) ..~~o:5 ~ <( c ~ " " E 0 't:I ~ " i:I< " " E z < .... " ... '" ~ ;;: 0 ~ i:I< < "' p.. ~ "'~ ~ Q os " os Z ,,"- <( ..o.:;:p.. - " " ... OD;;: Z 0 ".- .... .- " .... " " ~ " 0. 0 os'" ... ;;: .... 0; Z 0 " 0 ~ .~ - " i: " '" 0 .... .... '" "'" "" <( os " ~ ~ .... ~ ... os .... ~ ~ >> " .--= ,~ ;~ '" '" C g "C Co " '" ;;.~ ;"""00 .-=.:: = :: ..0-'::: ..0 .. ._ - C fI'I'- c. " " " OO~ Co~ ~.."C _ 0 " -..... ;., - :E - '" <( "" " .;: o - '= o ~ '" " .. " '" .. " ~ " .~ - .. .~ - ~ ~ '" '" o 3:- ,g~ .g.e IL ~ .~~ 00 '" '" o 3:- u ~ = 111 "' E ~t IL~ ~"- .- " 00 "" " '8 f:; >. " i ~2"O ~ ~.B.!: ~ iE :;=- .!S!c:; ~ >. ~~s ~ ~ce ~ =1110 _ c: o~; mE~~ 1 ~~~I11S m ~0B ~e~e to,,~.f; !=.r=.u=.8~N>':; ~ 0 tI)~C)~a.. _t:: -o........:iio=>.aloE.inc O~~~E~I11~O~~I11CSI11~~111 l11o.r=.~~I11~l11mS~.Qm.~~~~~ C,) - 3: CD ~ ~ ... :5 111 .s::. ~ _ > ..... .- ..... Q) C:~>~WI11~"''''~_Q)alm>Cc~ aI~-alE~~S~~-tI)"03~S.Q~ ~l11ffi~l11wal cwffi-I11.s::."Ocmm ~~E~02tgl11~E~io~Ot~ o Ole. ~(ijt;::3+:: E 010.111 Q) E'-~ O.s::. .....cowu-oe-oco>u Eua.~ "'~~E~~~I11~~~~I$w~~s .g~~I11I11::3~~E~~I11I11~~ee~ ~n"OO~oa.OIaln"O;~I11"O~~~ " " '" m :< ~ " 5 t . ~ '" "-,, " " 0- " "'1;; '" -~ 00. 3:2 U "- =0- "'~ ~- IL 0 ~~ o 5 ,,>. .<::" >-0. 15 u-i!! -" O~ ~_a: 'weW '<::"(J) -~u- >. 0 " ~ Q..J:: _E- m 8 .S: ~c"'O 0" 0-- (J) QJ'Cii U) 'cto lJ ~ '" a. a.-- Q)~~ .set) --~ 0",,- -~ E ~-.- ... 0> " [.s: .s ~~ 2 . >omr-. Q) c: C)N "C --_:..,f Q) In E C":i ...c:::$o..f 1--__.......... N '" '" o 3: .~ ~ :OE cr1ij >. "- ~ Q) 00 ..,. ~ l '" '" o 3:- u ~ =111 "'E ~t IL~ ~"- .- " 00 ~~ oE "5 OI-.::tt.m:... 'S::E.sc5.g~ ~ J2:t::! -;..... c.. C'J L.. ~ ~3:;~oS:~$ OJ _ .."'0 .- U) mc-g-=~5 '0320:cai..6QJ<<1 Q)"5 -".. m ~ m.s::. "5 O.,Qc...-cn >_::.t::. c>......;:oooo ~c:!!oa.8=Q) ~~fiicEijQ)E 'o.20~~::J~~ -:!::'Q.lVJQ.I~J::ttI.! ....~OIQ.I"t:).-a..Ec: .0 t:..!!! (.) Q.I Q.I .... .... Q.I ct ~> ~ ~.s..Q~O " 0> -'" :>.5 ~ " ..~ o~ " -- U~ C:~ ~ ~ ~ ;t:: .~ EN " " ' ~ ,,-0 - > o 0> ~ -.!: Q.I ~" - .g'5 ID IL",O ~- -- 0 ~ ~ o ~s - ~ ~ " n t- 8..~ ~~ (Ij :;,11 ","'~ o ID Q.I 3:" ~ .2 ~ 15 :g~a. a....!!! .5 .~~~ o g .!:::: ~.oi5- I-a.~ ..8 c: Q.I ~ =..g~Bg'o .=-gcr:: .2~tiS"t:)'6(1j~oc:(/) (Ij'ti)~ctI-=5=co~"t:) (Ij._ 0 0._ 00:::::.......:;: c: - 'i >oa: c: 'O.c:: ~ ;> as c: (Ij ctI (/) .- Q) 'U'" :>. "E Q)~ Q.ll!! ~ c"O~ ttI .r:....~c:Q.lttlc:_~ ~-ttl3Q.1EQ)ttlCij-t o on. >>E._ Q.I\l').r: ttI .... - Q.I ttI Q.I Q.I......- (/)a.. ~-g~o 15.sCi5~~Jl '~3;c:i5..1i;5::3ottl =(Ij(/)Q.lE _....cr::...J .= (/) ttI Q.I'- Q) c: :;, (/) 1i) g ttI UJ ::i!: ......."t:) Q.I 0'1 Q.I ttI a.~-~~ttlu..u::~UJ (Ij.-:c....c .~ E.s= c: ttI C ~~ WQ,):!::,...JQ.I (.) Qj: >.; (Ij Q.I.c ~ 0 :>. Q,) '6--E $ ~ 8) ~ :>. ~ ~ ! .... 0 C:..!!! .r: ~ <<10 Q.I a......o,x c (/)~.;:._.c 0'10 c: ,- B (/)"'t: VJ ~ VJ ,!: ""C UJ VJ c: Cij ttI .2 . _ Q.I ~Q.I>.OQ.lc:a...="t:)C: OO;t:::-LLO'IQ)VJC:..!!! =2o-go.if.j..::.r:::ttI<<I- ..Qt)Q.lfij.r:03-oQ;;-g, Q.I c:-E-ct::!Et) ctlUJ'ditri ~ 8o'i g~ti:JJi:.~B~ M ~ <( ~ " o ~ i:I< " Z .... ... ~ it <' "' p.. ~ "'~ Q ';'" '" os :z <1) """ s: <'5<t:() ~ I-< 00;': z 2.S'u .... "" ~ ,,0. o ~en ... p.. .... Z o ~ z o .... "'" <( " .... ... .... ~ ~ " " E 't:I " '" E ..: " os ;;: 0; " o .~ ~ " " '" .... " -'< OS ~ - ~ '" ~ ;., ,,- == ;:c .. .~ .~ IS = 0 " Co " '" >~ ;.,"""" ;::.S .:: -"- ..... 0 "'" =;::0 '" " Co " 0 " g,~ ~ ~...-= _ 0 " -..... "" " '8 f:; ;., - :E - '" <( "" " .;; o - '= o ~ '" " " " '" .. " ~ " .~ - .. .~ - ~ '0 " ~ .5 "E o ~ M ~~ ~v E5 ]! cn"'C: Q.lQ,lII):5 WC) (I) I"II:J OJ ':5 ~ :>....... ~ fij.s: "C '5 - :::cntUCdO=s::c I'll tr.I~ ....1/)~~c"t)t:Q)_O~ QJ ~ 0 o,!! tr.I~.Q= Q)1J nsa:_ .c~- c<<lm~..5a..'i5(1)O~ _mQ,)"'7":JLUa...-c ~ __(1)-. caa..:::IO....;;:Q)cm 1ij~.::.&::,;v .c "'C>OO.:.::80~5:g.5~M ~~ ~ ~ ~ ~-:d ctI B ~ ~ I'll >. ~ ~ ~~ ~~ ai ~ ~ ~ 1ij~:g ~5 ~!i 15 ~ 80~'5w.QJ ~= ~~<,0)0 (I) (I) (1)--=- ~ QJ ~ c .g'lO u"g! '6 ~ ~1iig"1J fii....;j QJW .... 0'1 m:> (1) U ... ctI .... c: 0 Cl._..c >. c.!::.... ~mwQ,)ol'll_OCo~ Q) c: Cii.!:: Q) (/) as IV "1:- ctI-::;.... 0 .u:Q) ..c-QJ-..ca...tr.I.~:>'_oQ) _"'Ctn_c..::.!(/)_ w-octl_ .t:: !i='~~'i Q) 1'11:2: c""; (/) Q) ~.c."C-_ ~ Q) 01- ~::~ o'~~:E~.~$O C ::; .s: Ifi E fii - ~ Q.J a.. Sa.. -c g g .Q,a fii E"IJ) E >.c: c..:S.!!2 aJ 5~; .~ "'C a........ Coca (I,) t>>_>..::L. 0 0 "'C Q)._..Q Qj..Q ~:2.s:~ a:I~.c 5$ ~':5~Q)tr.lQ)~~::!2S::3t)1i)o.~ .........QJ>.-> --t:..c Q)""" E.,Q.s-8~-8~1:..5 ~otf3 ~1: ~ '" -c o ?:- u ~ = QJ "'E ~t "'- ~ ~g. 00 '" -c o ?:- ,g ~ "'E ~t "'- ~ ~g. 00 "E a> 5 a> > o 5- .1; '0 <ii > o Q. "- ~ .2 . ~ '" o ~ "t:..N "'-"- ~- ":;: 0 " ~ ~ 0 ~E - ~ ~ a> a> 5 E a> t- ~ ~ "-.- a> a> o ~ . ~ ~ '" ~~E 0" a> ?:"~ .2 a i; :g~Q. a.....!!:! .S ~ 2--g o ~.~ cv'~:J ~O.,. I- i5.. 2! It) ..c .2 ~3:-g -g,....,: a;gc 0"';'" en a:I QJ 'C'lt 0:5 1;) QJ C.... QJ OJ'" . Q,)"C C.c. .... ::J.. ~~~I-~~~ Q).!2>.~"ci=ccq ..c:mi~~:o~ -g "'C g-a:: en .! "'C o Q.I L.. en"'C m Q.I a::..o Q. Q.I m .;:. ~ = ..::.::Off.l~ enm~<<Ia::.2t: Q.I~_....J en= Q.I ~eno>-Q.lff.lQ. ....J >-E <<I..::.:: m Q.I >-m_-o~-..o ctI 3: ff.I ::1_ "'-cE->'o= um:::l~.s"'C~ ca..-Q.loc(ij 0~~:2c~5 cm-ff.lo._._ cu....J..::.::-ccncnff.l :g1;;g5~E~ Eafi:og~.ae! ~-g:2-g'E:~-; I--mEm"'C'cz -i '" -c o ?:'-" g&5 "'E'" ~i~ ~g.'a 000 .n ~ 0< ~ 0.. '" -c o ?:'-" .2 ~ :CEcn ~ie ~~i 000 ~<( C).gg,~ ~ 'EQ."O~o :ti"7 aaJ~~"'C.sQ.O a:.~ &.:; U L.. 0)> "'CQ.lo..c_?g~~ L.. L.. I- _ '" 1ijQ,lQ. ff.I;-~~ C~~"E5Q.1..o_ ctlCij - Q,I u:; ~&5 a:.c15E(].J~mE Q.lff.I_"O..Qm_a. ff.Iff.Imc_(I.)00 lL~e~~.~~di a:Q)a.<(ff.I~aa:; (I.):2g-c~~:::I"'C ~c3Bcteo.~.E Q.lu) ~ .s (I.) Q.I L.. c: .~ ..0 S. o03ocn Q,)~:2~c ~f!c5~-! .~ i"'C'~ 13 -0 Q.I- II) ~ -c'~ ~'[ E~II)EQ. t: ~ L.. t: m C)~ ctI ~ a.c_a._ 11)''';::; L.. II) C) O~.EO.~ ~ ~ ~~ ~ o 0 <-cn'C>-cnL.. .'!:: C 0..1::::: c: If) OoeOo:fl 1I)Q.Q.II)o.u ~ ~ g-~ ~ g 0> ~ E:g o 2"Ocoz. ~ '; 5.... ::J ::JC'I(I)O~.g (/)c:~..cQ.l= 'U'cu.cL..::J CCctlBB,::9. ctI~Q)C:U:O) c: :Q-oc.... ct~~~.~..t Q.I &5 a.a:: ~ ~ .~OBm~~ ~~"O~f/)u: a..:~~....J~"O a; t5 .::; >- . C "t)<(~.s-m~ ctI ~ Q.I 0 L.. to ~ctI..o;n-Q5~ Cij+=~~ca:: .a~-ca::BCf) ~UJ~Cf)&5~ u Q,) Q,) Q.I u... a. f5-S.~:;oE o.s:~:a;l~ Q.I X'S Q.I E- ~.!(!)-Se!~ cO ~ <( - ~ " '" " E 0 't:I ~ " i:I< " " E z < .... c:: "'" os ~ ;;: 0 ~ i:I< < "' p.. ~ "'~ Q ';'" "'~ z " ....p.. <( -= < " ~ " .... 00;": Z 0 ".~ '- .~ " .... " '" ~ " 0. 0 os", "'" ;;: .... 0; Z " 0 .S: ~ ~ " Z " '" 0 .... .... " ... "" <( os " ~ ~ .... ~ "'" os .... ~ ~ ;., ,,- 0_ ~~ '" '" C g oc C. " '" >~ ;"""00 .~.S 1:1 =~... ~ - e:: .~ Oc ~ g,~ ~ :C...""C ~ 0 " -... .. "" " '8 f:; ... - .;: - '" <( "" " .;:: o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. .~ - ~ " '3 0> o ~ ~ B $ o_.~ :g .... &i ~.s>-~o ~.Efij~B g~.,QaJi cn~""-=::E .g: ~ ~.~ IV :::I c:..c:_ g-~.gj5:i ~~ ~:~ ~ .2~~EE i ~ 8 8.~ '0 " ~ .5 "E o ~ ori ~ ~ ~ -g -g .~ 1;jo () .52.... Qj "E 1ii '::5 oCa:;'Q 8 8 ~ c: Q) ~ (j).Q .a_cO ~~B~ ~ If) 5j+=o U) '"C LL m :fl ~.8 CI) 8:;;-0-5 t'II (I) <- Q,) ~ ~ S.!!2 $ ..Qeo~1:: Q)~ E~'SI ~().goJ} is", ~ ._ (f) 010 -t: ~ cO-OC ~ B ~ < Q) (tIQ):>E ~ a,,g i z;."(ij .0 Q. O~~~ " '" O>~ ~~ :e;a... 3 .S ...: .a 01$ ~ ~ ~ o32~ (1)":;- u"' :g c: >0'_ '" ~" ~ ~ " :g .... E -- 0 IV o-~ ~.~ =6 "I: aJ_ a.. 0..= " .; "'0= =-m ~2.;:; (I).!!2 '0 Q) ~ .~ ~.a-e .2"0 a. ID !!~ ~~~ ~"" o~-g ~ 0"" " ,,~ 0>" ~ ~ ~ " C:_a; "'~" ~-Eo "''' E -- Q) E o~o ~~8 f-"'~ Q,I~ ;; ~ - 0'"- II> OQ)C'CI-C _"'CC- = <<1.9 '0 Q)(I);t::c: ~ XJ:g .9 &~:~ .... ..c:'- .E-g;~ :1:::31;;0 E:C-cu Q) 0 0 >- a.....Ec O)Q.EctI .5 ~ 8 0 ::g=(.J~ ~~~o.. II) _ >- en ~a;~.oc: .:: 'E.!!2~ 13 o Q) ij5 ctI E a;~~~g' 15 ~"o 15,- .... .- ctI IV ~ 0."'00.......0 !t ~ :g K:2 <ri d> 0 en a. a; ~-g Q) r:J) C~ Eo -E~2.E'O;:; 111.... c:....ttI==1ii EQ)o....Q)o~eQ)""C Q)OI_aJQ)- __'- Q)<<!(I)Q;..ca:z;.Q,)ai= 511ijE"tJtnwo-EEQ) ~~.~.8~~ Q) g'a.~ <<I z..- _ ..c: .r::.._ O.r::. 1:::.- 0 c 0 Q)-uwQ...... ~o""~:c-S1ii~~_o wQ){:a.~c.r::.:a"'Coc "'C-So 0_';'; =.'I"'C~ 0 :o.r::.~&5-g{:~~~;g ccQ)Q)E-.:;:ctlQ)a.c ]i o-S"'C a. In o-SQi.~ 0 ..c'c Q)"'C..Q ~ i5.. V'"'C 00 0'a.1tiQ)Q) -Q).r::.!f:1{} -oO)5:~~C~OctlN !ij Q):O ...."'C;.2 O)~~""" O.r::. 0 a._.r::.:C:: ru -0: =- g.O-"'CQ)Eaien a.co >'ccQ)oo' a.'--~o._ 0 c....~ II) m "E ~ V' c "'C U .~-;; 'c i5.. Q)Q)c=.'lctlQ)I{}V'_O)Q) .r::.'o 0)0 a."'CN Q) O'-.r::. I-!f;'-'> 5 =.'I"-"'CctI In_ ........:J m ~ uga:.!a ~~ 5 :="1n"'C a.O._(/').r::..___ '" :c '" ~ !! ,,1ii Q) ~.:;-:: .r::._=0Q) -; <<i'~;:g ~ .9!~~5'~- >.r::. 0'- V' OJ ~Q..N-g~; ~~.In '-..!a-g E ctI 2 ~.r::. E "fiQ;&5~55 :c~~~liig ~.r::.E=g'a:lo~ .Q.. OJ ctI C 0 :g-0a....2ct1-r.s :a ...."'0 ~ 2!f: :J g ~ ~ ~.!a ctI "0 ~'(ij .- ~.::. o~~(ijO~= iE Q) .= Q)._- ~ Iii 111.~':; ~ ~ ~ O)E ~ - a.~ as u = Q) 0 ~ Q.. ciE~.r::.g _ om-c'-wctI -..::....- omc ~~.~5$!:Jg <(.31:) ~.~ g-:a &~~~~~~ ;., " - 0:= ;:c .. .- '" '" .. " := 0 .. Co " '" > " ~ ;""""" .-=:.:: = =:;- .l:J_s: .~.= ~ g,~ ~ ~...--= - 0 " -..... ~ <( - "" ~ " " " '8 " E 0 't:I f:; ~ " i:I< '" " E Z ..: .... " "'" os ~ ;;: 0 ~ i:I< < ~ p.. ~ ~~ Q os " os Z <1) ~- <'5<~ ;., - e,:) I-< o.ot:: :E z 0 ~..... ~..... u - .... "'" '" ~ " 0. <( 0 os", "" "'" ;;: " .... -;; 'C Z " 0 0 - .S: '= ~ ~ 0 " ~ z '" '" 0 .... .... " ... "'" <( os " ~ ~ .... '" ... os .... ~ ~ '" " .. " '" .. " ~ " .~ - .. .~ - ~ '0 " ~ ~ E o ~ <ci - ~ E:.c: 00 0 ~"iU ~5 ~~~_~ ~d:i -tnQ,l ..c:>~ o(ij~~ .!1~!ijo~5o!! ::a"O:::2:;:;_.-E-.~ <<S< 1no>O.~="'O.2:!((J Q,I.....:t::)( Q,I ((J <<1- ..c: ~U Q.I (/)= ()~ .2'ii;~~J!~,go ..c:._ _ 0 a.. <<I ((J Q,I ~:io:!(ij;:~E ~~S~5~~~ '6-+::Q):EQ,I~((J a.5~1ii:gE._E (I)=~1i5 ~ ((J~1ii,,-" 0....-.- C'" L: E ~.- - Q,I Q,I ((J ..... ((J~m~:E~B~ ~g-1?fti.!!~;'iij <<IO_..c<<lQ)=~ c: a; 0 _ "0 c: ~ Q,I ..... .QI::_Q)O_ ..co .'!::: 0 Q,I Q,I E o~-.. :gE1ii~EI::'o5~ <(:g.2.Vi 81fl [":Q~ 6:=<<1 ~ ~ ~.g ~ ~ 0 _00 Q) Q) Q,I ~o~ ~E O-ol::=Q) Q.I ~ E a! ~ ij ;;.!!2EE",~ _>o><<St: oQ)o:cEQ,I ~~~~.s't .Q~o~~~ i5..:--;; 0 =-Cij E a.. t) ~.~ ~ ~~'x_~~ (I)::"" Q,I 0'0_ =m I::.~~ ~5...: (I)<<IoQ,lm:CQ,l 13 a: [.g 0 I:: ~ '~O)< 1?CI)~Ea;rJ.!!:! !::'~.,g:g1ii.Q~ ~~CI)m=1iSO -~5.!! C(/)CI) _~':Qa5 Q.I~:E oa.c:o E~~ ~mm_ Q,I (I) 0 00 U Q,I rJ Q.....~oQ)o..::.::._ E "-O!E~" .;;; E g'.~~ e = Q) ....._I::O.__CI)~ ~~lIj~~'iiU3~ oE::E3 50.~ G)Q,I~ 0._-> > 0). Q,I~:t::"O m Q)~Oftitt'l:g.!!:s "O<<IQ,I~..s<<lrJ.c: a;E=g-ta=o() .c:"O-1:JI::((J=Q,I '0 c: ~ ((J.Q 1ti <octl 1::"0.5....... <0<<1 rJ~-CI)o:CE~ --0 I::w E< - () O.iij ~ ~ " ~i~"C a. ..... .2 00 ..Q ~ "E.:E .'0 <<I (I) I:: I:: a. ~ ~.Q 2-<u0~ c<U"Ot:: ~=*<<I ~ I:: C (I) O:.c'e ;: @:J'ii.,9 ~ <( ~ " o ~ i:I< " Z .... "'" ~ o i:I< ~ ~ Q os ~ Zd)~- <'5<~ ~ 1-0 00<= z..;:.s 'u .... "" ~ ,,0. o ~'" ... p.. .... z o ~ z o .... ... <( " .... ... .... ~ ~ " " E 't:I " " E <( " os ;;: ~ < p.. "'~ ~ OJ " .S: 1:) '" en - " -'< os ~ ~ '" os ~ ;., ,,- .20" -:c ~ 0; .~ = ... 0 Oi: c. " '" >~ ;.,"""" =:.s = == ... 0': ~ 0 .. ._ - 0 {-'I'- c. " " .. C>o~ Co~ ~...-= ~ 0 " -..... "" " '8 f:; ;., ~ :E - '" <( OJ> .S .. o - '= o ~ '" " .. " '" .. " ~ " .~ - .. .~ - ~ '0 " ~ .5 " o ~ <ri .9 ~ '" 'x " ~ .~o. ~ .2 ,,-"" ~ i!' u- ,,'iij - ~ ~ 0 ~ .- "", "" ,," " " - .. ~1ii ,s" 0>0 .~ E - 5 ~ 0 '6 8 .S; ro cn.!Q~ ~~::J >.~o ~m~ .sE~ E c fij .~ ~ E - ~ " .!: .2'a.. C1J~ ... :a E ~ a:S cn__ a.:S~ Q) UQ) 8~-5 ~ .- c: ~ 0 ~~5 o~;e "'~" N ~ ~ ~ '" 0 a:~u en~~ " 0 E.8~ '" ~ o ';:- u ~ = QJ .c 5 ~t 0.. ~ 2-"- .- " OD '" ~ o ';:- u ~ = OJ "' E ~t o..~ ~g- OD " '" O>~ ~~ 'i3a.. 3.!: ..... "' 0> " a:I C:'E 15:28 Q)"3 _ u "' ~ c: >.._ ~~" ~ ~ " ~ ... E -- 0 IV 0- ~ _:t:: ...... ~~- o 0 .~ a.. 0.:::: 2- U " ,s >. "' " " ~ " .~ ..... "' ~ - " ~€ '" ~ ~g. ~D ;; '" u~ IEO i!'';: - u .r=.= u"' ~ ~ en"- " '" -g:5 5~.- u~>-5 -c:€~~~ !E~~-g G:i;j:gwC") ~Q. cnQ;:5a:~g~o a:I-C~ctlcnowoccnr::: c: ::::J..c"Cij cn - Q) (1j 0 :t::<<I-Q)::.:::::::JC/)IJ).aE~ .B:u =~ ...:.g~.~=.=!:g ~:gi5C:E~.sj~g8 ."61 .Q Q,) ... c: QJ >.. 0 C:c .-oo'-"'Cc!Ea:I :8w ~ ~c;:O-g vi~ e g g..~.= 5j.2 a ~ 5"-:=<'-C\1ct1-cEg>Q..mQ.! CUQ).....::::J-O::::J\;;Oww'E E:a';~~N Ch1ii o..1tI E Q) ...... a:I Q.I c: cn en J:: E"'C c: c: a'E..lii Q) ::::J-Q) co ~.- o.Q roE oQJ-';;o--c -cE-..... =g.!QQ)oijja:gctlEgj.,v &:10 flra;.Q-c U)"- e o-.;:c.... ctI >>.... 0.;:0 <<J..... E Q) S"E Qj: G.I-g as Etii E~$-= as <J).!Q ~1i)~8E~.!~.8.8:S~ '" ~ ~ o ';:... .2 ~ :Cecn 6:"ie ..~' g- 7i ODO 00 W 0< :f '" ~ o ';: g~ "'E'" ~ t ~ a.. 8. e ~Q)1ij ODO " '" O>~ ~~ 'Sa.. '5.S; ...: "' 0> " ctI c E -'6(1) 0= 0 ..~- u"' ~ c: >0'_ ~~" ~ " " ~ ... E '0.2 ~ ::'g::: o ~ 0 .t: Q.1_ a.. 0.= ~ -g .~~ ~t)i5>-~5 m"'O..I:: 'f6.~E-gw~1:J.2 .2~ o e ~ en.s cO !:: ~ firm QJ E '1Ja..=uo~cOcO~g.sQ,) t: cO a.. Q,) c.~ ~ :g cO-;' 1;; ~ ~ (U g.'o Q g c: cO ..c: .D .J:: > ~.s Q,)C:O cO'OIQ.1 g'(I); e E ~= cO.5.E !:: E e"E .!! a. i'~~1;; ~ o~g= ~ 1ij.~ g.tn"'O.;:;8"'tio ~ ii> iO'Cij.J:: o~~* .~QJ~;;a.5d:5 tn~a.~'1J-=tnQ)O=2 -cEQ,)(;:;Q)Q._cO. .:;;:..... OQ)~c.~Eo-Q)E>(I) :>-O"O::;,O!::.!!;!u(I).....c >,9 Q) E eru 0 U..!!:!'cjg 0 .2~.DQ,)~w.'fi1ija.cO.....U :co't-c......ccoc.!;i3.....:-B r? g-&rg g~~u: E ~ ai~ wW"6tn.J::1U '.~I::E.c' ~~a: ::;,'- (I) (I):g C ~o....!!:!"'O ow>...... 't (I) Q) cO cO I:: 0,- Q,) .c'1J~ 0 a...I::~"5i5W ~.S Q)=::JcoQ.E.....tijwc:>coc- ~'.iU5.s~ ~.8o E2~.!!2 ~ (I) .~ "'6_ E c01ij"'O (l)63~tn.~ 'C'OC:2C Q.Q.U) U):.c co W>.Q)cOcO EQ)~(I)""'::'::: .,,_o..l::oa.QJcOa: 0.'- c..... E~~ cO E'" " l!!cOcQ~~~W~(I)a:J~:E .co.v ......J::::;,a:J~M_ a:J::;' . '1J C (I).......... 1:J Q,)"': 0 "E..O~<bOa:J.$WQJ(I)~!:: Q) g..,. ~"'O~ ~t)'s~"'O.Q g Q,) ~ 0..5 a:J'6'~0""'" ~'5 a:J.::; ~ g-.8~.!; e ~o ~ 6 1ij.8mQ,).J::.....ID~~6~0 ~!::~.c6a:i5.J::a:J+::;>.co O.Qc= c:w::;,..... (1)0=0 tn:t::oa:J c:u.;c:a.2.~(I) ~-g+::;~~oo~Eu.;gCij o ~t:: 0 a.:;e..... ~ 6 cO.!!2 ffiO;EOc:E~i::fQ,lu.EQ) . a:J ~ g..g ~ <;;; ~ .s >. ~ :; CL '0 rg ijja: 02= (I)'3:=-g ':(I)=> Oc:l::",o>......o~a- ......-emu +::;ac"'OU)"'Oc~",o(I).!!EQ,I ou::;,::;,cc::;'Q,lQ,)t)QJ "E 2 Q)=en 0::;' >..c.~ QJi3.c QJ ......c_ oOa:J ::J.......Eol:: ~>.G.Jt) Q,)~ ~o ~e o~ a:J o ~ ~ .~.s"5 ~..: :: a. 0.2'1 E oO.J::e~oa:J=owQ):':w :=.!a..a...E(I)a..~c:.s.cEa.. <ri ~ <( ~ " o ~ i:I< " Z .... ... ~ o i:I< "' ~ Q os ~ Z (1)~- <.s~~ o '-' 00....; Z 0 = ~ ~..... u .... "" ~ co. o ~'" ... p.. .... Z o ~ Z o .... "'" <( " .... ... .... ~ ~ " " Ei 't:I C " E < " os ;;: ~ <( p.. ~~ 0; " .S: - " " '" .... " -'< os ~ - ~ os >J..1 ;., .~a -=:S '" '" 5 g .. Co .. '" >~ ..."""" ~.:: = :: ..0;:: -= .. ._ - 0 rIJ'- c.. " " " oo~ Co~ ~..'e ~ 0 " -..... "" " '8 f:; ;., - :E - '" <( 01) " ';: o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. .~ - ~ '" ~ o ?: .2 ~ ~ J5EOIE ~~:a; ~g-'5g- oocco '" ~ ~+.: ~!i5 ~ .QEOIE ~i~i .~ g-3 g- OOCJCI 0> ~ '6 ~ 0> >. ~ '" "5 " u ~ '" ~ '" .!!! g.~ is E .~ ~ "-"- " ~ ~ Q)"UJ::r::: J::Q).:t:::o w::ai!B:g .o,E.EJ::20 := 01.2 ~ 1;;' Q) ~.5..c...... r::: U 'Ea.~~8!ii Q;JEo::::J...."'Cv.i E <"- CD CD Q) . r::: ;t::~g=8E~.~ Oo,,__~~c. G.l2-ID-e_5E ~~a.~~~8 I ~ i? "5 '" "5 Z'= .!!> ..... 001- c::;:; . ~"i.f; ~"'C .<<I~~ _..."'0 Cijr:::~OIE' o~e~.t:<<IQ)r:::Q.I~ ;'E OI~ I/)E~~g U) u<<lOlE1i.ica~Eo~ :iiE'2~'c~~mo,u 1Jo::::Jo.!:!:!oo=o:O:: "S; 0"'0 0. 01;;;;:; +:: 0- ID a.J~-g Q)~'13 02 cn-g a. 11)._ (1)-0_ ~ CD <~~-oO~~1V c-o.....-coo_-..c ~<<IEc:Q,)--co'U =v.iQ,)O(j)"'OU)Q.I_Q.I Q.5..ou-Q)Q)E(I)'n; a. -c r::: .:t::: :; (1)";;:5 r::: alJ!;!::s;!'S5~U)m.2-'1: ~.E5,gg6m~~~ I-03:cnQ.loEcucuu - '" ~ o ?:- u ~ =Q) "'E ~t "-~ ","- -- " 00 '" ~ o ?:- u ~ =Q) "'E ~t: "- ~ .~ g- Oo 0> ~ '6 ~ 0> >. ~ ~ "5 " u ~ ~ ~ '" .!!! 0'; -'" is E -~ " "-"- ~ ~ "S;: 0 W 'v.; ~ 0 ai ~ di ~:c B E-fl';; ~.!; ~ i~t;, Q.l!! e ""-,,- 00>" '" ~ u -c1JC o ~ '" ~ 0, $ ,g ~.~ .g~E D..e~ ~ Q. m: . oiBe "-- ~-g~6 I-m:_o & j "iii ~ 0> " "'~ ~ W E'C - ~_m:j !/J"C .... 1J m: C W W 0) .c to .a.~e~~ocil = E 0.'- .... j C m: 'c w E m: !/J 'a. ~'E.cl!!-g.s ~ E I-a..s'~!/J cu.E!ujO(l)>-c OI-.c,;.cCUC o$.ac.'!:::"3l!! .... di Q) 0 ~.c . a.a."Cowo!j1 . wo-ccO_o!/J oQ)c.Q~oc.~ i~~~"E~~~ 1fj"C.Qdi80~0) 'E Q) !/J ~ 0 W ~ C .Cij.sem:m:'::;~E E>.WQ:c>.m:'v.; .c=a..-.a.aw ~-cgEa-C"C-c eQ)_Q)~WC~ o~o-o~:ge 0.= !/J Q) 2 = _ 0 E.ct)-gt).aoa. .!!-!&06~~E <(Q)w.EoQ)j.!! - '" ~ 0< d:: " - 0>0 >'Q) ~:; a.:5~~!i5 E>.~'-E OJ:lWow ~-g~'E.5 ~.cc.sO"G.i E.~.Q,E~e' u~g~.t:~ .!!!. t)"O tti E ~ o Q) .... C Q) .- a.(I)D...Q;:~ u 5$ 1iHn.!! W.~ C Zw m: Em: Q) Q)O ~ ::I"3E.cD..E !/Jg'5~~O ~ .....!=.- E t) ':~E:€.!!"C ~r3~.2~i c=w7ii(J):t:: ~R~(I)ag a. a:J en (I) :;;;; ::I 0= a:J m: .... Q)<<I-g~.Ei a;E~D...~-e o ~:J~iJj::l ~ <( ~ " o ~ i:I< " Z .... "'" ~ o i:I< ~ ~ Q os" " '" z CI) '-' p: <(-5<" ~ '-' 0.0;;:: Z 0 C..... ~.,..; () .... "" ~ ,,0. o .$'" "'" p.. .... z o ~ Z o .... ... <( " .... ... .... ~ ~ " " E 't:I " " E <C " os ;;: ~ <( p.. "'~ ~ ';;j c: .S: ~ " " '" .... " "" os ~ - ~ '" ~ ;., g:!: -:0 .. ,- '" '" 5 g .. 01. " '" >~ ;.,"""" - " " .- .- :c~t: ._ - 0 '" " Co " 0 " g,~ ~ ~..""d - 0 " -..... "" " '8 f:; ;., - :E - '" <( 01) " .;: o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ '0 " ~ .5 "E o ~ .~ ..... oS.! ffi -g~~1G o -:?::Q.I -.;;::E<<i;:; 'O_oC:o :!:! C/) c..Q _ -3 (1) "= en 0 C"'.c E Q)"I;: ~E.g';~~ ID 0 VJ..c a:I "t" ~.t;.s-;~~ 7ij "= '1J - a.~ ~Eai~c.(I) Q) a:I a:s.,!:: ijj Q.-o a.. L.. E Q.gCaCJI.EQi ~13ciS_~"Ea. 6;2oo:g~ 1Jt)-=~CI)'6 Q)c:goo~ ;80E.bCl . " c:_ c: CI) 13 c: 0 0 ~~~~O~ -CCl...:Jo~c: ~zg'E~~ c: Q) 0 :J (I) ..EC'IIa:oO.~ - '" -1" o 3= .2 ~ :J5 5 c[~ ~g- oa '" -1" o 3=_ u ~ .- " :J5 5 ~t "- ~ Z'''- .- " OD 0> ~ 'C ~ C, >. ~ ~ '0 " u ~ ~ ~ '" ." o . -'" o E .~ " "-"- ~ .~ <ii. .<:: '" '" ~ _.!!! ~ "- E ~ t ~ ~ ~ g-'~ a" '" " -t;.~ o ~ 3= 0 .2 ai D" ~ > "-0 ~8: o ~ "" ~~ >-~ -'" .8 i8 -"- <ii~ .<::~ '" " 5~ ;1.0 ~~ =" 8 ; ~~ ~- ~" Et5 ~ s . ,-~C\i' .E8~ '" <D Q) "C .,f :Ec:'-----' =<<1(1) ~ -g & -; c: < ~ ~ -3 "' >. ~ ~ '0 " u ~ ~ ~ ~ -" .9~ o~ -~ " "-"- ~ ~ '" ~ " OJ' "E " 5 1:: . ~ '" 0." " " ao; ~ .~ o "- 3= e .2 R :J5~ era ~~ OE " >. ~~ >-"- ~ " g.,:5 ~ ~~ 0'" ~ ~ ,,-" ~ u ~ ~ O>~ .!!"E " 0 >- u . woe;) ~~ - -r:::"": '1J.- (CJ Cii~~ ~ Zi E -~< 0 "-~~ co. ~ .~ :E =-0- ~ Q; " ~c:f? '" ~ ~ II) CtI -- Q).r::. ~ u.O" M " '" u ~ 5 3:g-g E2 .Q Q) a:I Q)!!! 15EOI~Eu)O ~tc_tQ)~ ctlij I/) ctI..c..c ~g.~6g-=~ OOCDIOo<{ " '" u -1" '" o D 3=,-,,, _" ,g !Ii a !ii!i5 ..cEOIOIEU5O ct t: c:.~ 1:: ID 2 < ~ 'C ~ C, >. ~ ~ '0 " u ~ ~ ~ '" ." 0"; ~~ .~ " "-"- " ,s ~ .~ oj' "E " .E oj ~ u o.~ " ~ Cia. ~ 5 o u 3=0 u- =(1) "' ~ ~ ~ "-a. ~~ 0-- Q)~ ~ ~ >-"' f '" " ad5 ~ ~ -- " ..c;g ~ .t:':J '" ~ In 0> CD E .~ g 0 E .m:t:::: ~ 0.;3 8, E,,_ 8 .s ~ .!; '0.2- Q)II)O "'''''' =aCa'E ~"" '" ~ E ~ ~-~ ID~5- ~"w ~ 1; ~ -g ~ c...2 a:I "'"": EEQ)'V -- .~ -g r-.: <C~o~ ,..: s '" -1" ~ .2 ~ :J5 5 cr1ij >."- .- " OD %\ ~ '" -'" ~ .2 ~ DE ~~ ~g. OD 0> ~ ~ '3 "' >. ~ ~ '0 " u ~ ~ ~ '" ." .82 (5~ .~ " "-"- " E ~ ~ o 0>_ 1:' e~ Q,I a. !ij ~ 5 Q. U) ~ ~ H:g E ~ ~ t~"' [80 ~~~ ~ .- ~~; O,,~ 3=:2= ~ ~ ,g ~ 8 .g(3l!! "- "-. .2:' ~.!: 8 (3 .&.!!2 ~ ~~(Of6 I- ~::; ,!!2 ! ~ '0 ~ .2:'E '3:0 t1i >-Q,lgQ,lI: ......r::. ..r::..f!! (3-~-a.. i> ~,~ ~ 5 ~ 0,..... E ~ - 0 0 Q,I '> 1U....Q,lCi~ i;.g,~~ .E~Q,I~OO Q)::j:::::;..c: Q)o_ena; 0, Q,I IU___ IU~ t)?~ ~ 0 & ~- ..c: t: Q) 0 Q) ~,Q.!:~~ ~mU)Q,);! i>i::~"'CU) Q.Q) Q)IU o Cf.IS..r::.LU Q) t: en -: ""C ,......:., ~855~:; 'U .... IU .- 0 . Q)*~~a.~ ~~()~g-~ - ~ <( ~ " o ~ i:I< " Z .... ... ~ ~ ~ ~ p.. ~ "'~ Q ';'" ",!:! Z a> I-< ~ <(-5<u " .. z..2 .... ~ o "'" .... z o ~ z. o .... ... <( " .... ... .... ~ - " " E '0 " '" E < " '" ;;: 00<;: ".- ._ u " " " 0. "'''' ;;: "@ " .S: - u " '" .... '" -'< '" ...J ~ '" '" ~ ;., " - == -.::c .. .- .~ ; = 0 .. Co " '" >~ ;"""00 - " " .. .. .- =~~ .c _ 0 ";"; c. " 0 " g,~ ~ :C...""C '" 0 " -..... ;., - ';;: - '" <( "" " .;:: o - '= o ~ '" " .. " '" .. " ~ " .~ - .. .~ - ~ 13 -~ ;; is Ii; ~ >. ~ 6 13 :s '" is ~ " ~ >. ~ 6 "" " '8 f:; 0> ~ ~ -5 "' >. ~ ~ '0 " U ~ .. ~ '" -", .9~ 5~ ';::; Q) 0.."- " 1;j .~ "- e "- "- ~ '0 "E " 5 >. ~ "- " ,s ~ ~ '" ~ " OJ ~ '" ~m O~ ~ ~ ~ . ....~ m!ii~ ;;"ci >- 51 "": " ..... 5 ~~ Q)._ C) :51Q~ =iii~ "i 0 (ij ~gJ.~ "-.- E E.~ Q) 0"0 _ U"-o "iijw-; ~2.= ....O~ ~?::~ ~ Q.o 1i)2S= ~.go ,,-~ .s:::..~ .~ I-O~ N '" -1" o ;;- U ~ .- " :OE ~" "-~ ~ar 00 '" -1" o ;;- U ~ .- .. :OE ~" o..~ ~"- .- " 00 0> ~ ~ '5 "' >. ~ ~ '0 " U ~ ~ ~ '" .", o ~ ~~ -~ .. 0..,,- ~ ~ '" !i -~ - ~ " E " . ~ '" "-,, " " 0'; ~.~ 0"- ;; e .22: :o~ ~- 0..0 ~~ ';~ ~~ 1-"- J ~ .; Q) 1;) -0 ffi" ~:>.Ii ~ ~ ~'c: en c..cQ)~ !~():Q5 ctI:3- tI) I- ~uoQ)1- Q)Clz;."UC - C'- f! 0 U).-Ocn>. ~"'C IV 0.. c: >..2.s:::. ::I C'd Q.lO-ffi() ..c.~ >-.s:::. .s:::. ~ c:.a _ a. V,I.Q-oO! .- - Q)"U CJI a; ~ a. c: Q) U) = 0 It! Qj 1a-g~~t; ~ Q) U) ~.s:::. ....J!:! co: 0:: ~Eg-E.E ~ ~.9:! 2 .~,....:.. 1Vg-~';~~ "'CQ)~C::..c:ci w>a.,a-T""" ~~5.9~~ - "E .. " E .: 1::: u. ~ ~"- .- " 00 "E " " E ~1ij ~"- .- " 00 0> ~ J2 '5 "' >. ~ ~ '0 " U ~ ~ ~ '" -", ~j eta.. " 1;j ~ :if " ~ ~ ~ '" ~ " -~ "E E ~ t.+::; ca= c."13 " ~ 0-;: ~ ,2 U:o .~~ Oa. ~~ 1-0= ~ l ~ '" " '0 ~ .. e> '" E .. " ~ .9 " ~.--', 0... g-~ "0 .. - ~~ coca ~ ~ O"'.Q ~~ ~ " o "- - 0 ~~ 'u = 4!1~ ~ <( '" - -;$t':Sa>;>. C:::(1)~V .~ a E ~ g ~ ~ c::: tI) Q) 00 r> ....See "0 1-;.... Q) c:: 0. ;> ..::.:: (1) en'';:::: '" E'- u ~ ..0 '" t;<t;....oo '" "" ~ <.... 'C: Q.) ~ "'00 ...s::C/J ~.~ :]:Es 0..... t/') e -- " " s:.a ; ~ e.~ ~ ~ . OO~I1)>.s :2 .... s ~.~ ~~C::""'> 00 E e >< '" c ...., CI)_ .... 0. ~ c:: = t:.900Cl)..c: o v'..::....c: U 0. > .- .... ~ Q) Q) e fJ') 0 ~"'O(1)~;>' '0 ::;..c: ~.~ ;~:.au en ~ "'0 Q) 00 = ..= CI:S ..c: .S oS ..... ;>...... 1-<1:l."'O-~ .s Q).~ Cd 0 '0-4 cnt.... t) c:: C'u.~ t:: 0 o Q) .....'''';'''' ~~g;g~ 0.-- C Q) Q) r.n r.n .9 S .J:J e.;: ~ ~ ~ cd ~ OJ) .- tV $-; :B::e~~ ~--$-;- .Gcda~o tV ~ 0. OJ)- 15 0 ~ .5 "g c:::~Qt::$-; ......9 OJ) 0 :::s __c:::o.~ ............... tV cd "'0""" "'Oc:::=""""''''O E 0 ~ "'0 I:: uui5:l::rn = tV rn "'0 ..... "'0 >. OJ) Q) r.n rn.-;:: I:: c ~ e U.C Q) ~ Q) Q) g e rn.J:J ...c:..... Q) Q) -c::::- S [;j 'OJ.g S- ,,;;:..0 "'._ o - = Q) ..... (,) Q) O.J:J ~ t:: .J:J';: oo.-u _ cd g ..... - OJ) .-;:: (1)'~,,= >. s~ ..,,] Q,)--t'~ ~ -= ".- '" S .... Q,):> :,a..... t.,..,S''=~~ o "'d U ;:j " '" ...c:(1)OJ)cnQ) g " " " ~ tV j:; ..... ~ ....<Cii5:~ ~ =.~ (1) ;: 15.!S g.~ ~ '" p.. E u " ~- ~ S ..... -< - ~ :::s ~ VJ Q) C CfV'.J'!:: $-;.9 ~-~B- ~ ~ ~ ::s.; _$-;....t.,..,_ ~.... ".- V'.J ........ aJ..... S ~ ~ 8"'0 (1) (1).....~~...c: t:g~.E: L' cd do) (,) .. _...c:c::::o ~ ~......c = ~ l ;., .~ @ ';:5 '" '" c = ,_ 0 .. Co " '" >~ ;.,"""" .~.S = =5~ :5 .~ 0 '" " Co " 0 " g,~ ~ :a..--= ... 0 " -..... ~ <( ~ "" " " 0 '8 ~ ... " f:; i:I< - " " " z u .... ';;j ... i5:' ~ " '6:=> 0 "u i:I< ~~ ... - ~ ",.~ 1;; E Q .~ ... z '" >& <( ..= ~ " ~ " ... " ~ ... ..=:=> - z 0 :E '- u .... ';;j - ~ " " '" 0 - .9 <( " "'" '" ~ "" .... " .~ " ",'0 Z E " .;: 0 ... 0 0 ~ "U - p.. '= Z ... 0 '" ~ 0 '" .... .; ... ;<: <( " .... ... .... ~ '" " .. " '" .. " :; " .~ - .. ,~ - ~ 0> .!:: 'E ~ " ~ E -"It <L ~ .~ g- oo "E " E "E ~ ~i ~ ~ ,,0 "- ~ ~ .:;; . 111 0 () 111 8::0 tn . a::E;C'I-g13C'l g;E .~ ~ ~ .~ 'Vi E c: ~-5 c: Q) 0.22 .t;:-.....!! o 00.. o <X: a.. '0.5 Iii Q) c: " - 0 C) 11I1ii~ffi~;C)= '!::Q)"'Coo:auCij~.!::g J2.J::~!!!~=(ij.J::"OC::::J .5':::'5 a.[lE.Q~'c;; ~ 0 .D 0 g.!:: ou;i ~ c:~0 ~~,::Q)~~Ee8Q)~ OCtl<(~O(1)Q)a.o.sO 11I..c: (ij (1)..c:.J:: 0.- "0 ga....:..c: g ::.::: ~.o ~ c: (tI>-$tnmoo;:;CT:'C'II :::J C I: C'I:::J _ Q) Q) a. U I: (I) CtI (1) I: (I) i!' (I).J:: "tJ .~.2 .!:? 0- 0 .Q..!:? r::: CtI t) Q) e tn 0-- CtI 0 CtI..c: w13 a..~ -~ B 0_ a.a.CtI:::J Q) E .... E'- (I) .... :::J..c: - -C..c: E .2 .... i -g.o 0 0 ~ I: - 0 a: 8..E!!! ~g miL 8'00 " -:Eo 'O~ "'" e~ ,,-0 ~~ ,,- ~>. ~"' ~" o " -., u ~ ~ .;1" ~ ~ > 0 " u .2 Q) 'ii", ~= - ~ ~~ ~~ ~.~ ;0:; 0 <(5. f ] " :; w""":' "0 ..c:"'": " -v -g:E~~N CCI~.22"O~ C'lCtla.Q)_ c:wl1l>O 'U..c:..c:ea: = - - 0.0 :::J _ c: 0._ ..c ffi 0 CtI 111 CijF"O....w I:iii~..e.~ ;0:; Q. E'"'O E ~.e~;g -g-5 = g;;o '" -- "'w '" 'ti i~f:e.~ ..c:(I)a.wii) (l)r:::w..c:a: 'E -a. g- ~ I: B 111 O.-.~ = o.~ -g m R B ~ .!::O CtI (1)_ ~.(I) ~-g-ga~ I-!!! CtI 00 ~ '" -c o ';:- u c: =(1) "'E ~t <L ~ .~ g- oo '" -c o ';:- u ~ =Q) "'E ~t <L ~ ~~ 00 0" ,,~ ~~ !E 111 i :3 u~ ~"- -~ o u - ~ ~" . ~ 0 :v a.>.'E "-u" ~ ~ u B [13 05:a .C 0 111 <LoE >. 'E cu~.s D(ij~ - ~- jO.!:? _.: 1; ~ <( '" " " ~ E ~" t -" [1ii~ cu-.5Ct1 o O>~ (I) .2 E ~:::JE' 0"'0> ';:"'0 ~ ~ U~<L :5.2-,j :::J cu c: Q) o..-Q)- ~~ ~ ijj .- I: > E 000 cu cu a. c.. a. ..c: !B E E I- .... _._ f ~ ct:-a ~35..5~0I""'; (ij-cnta~ i5-~:5&.E~ .... ctJ:::J (I) CtI . 'ii;!13r:::E~ - (I) C E' CtI-c ~CtI.-.l-o,cu _wEttlo'E Q) Q) <<1- c..W e-Eo,o_E t).E e a::E-B. C:-co..;:;oE EQ)-~t::...- w:E ti.i &i - I: -c '5 E E ffi ~ -OWWED ttI(/)~a.Q)Q) 7ii~a..eg'i; E~~B;..c:. .~ Q) ~"'O::E !fi c..E=~"tJQ) 0. - ctJ.- c: >. ~ e O:::J.~ CtI..Q Q)E :::Ea. .=8:a:g~~ ..: ~ -c o ';:"E ,g Q) "' 5 rf~ ~g. 00 = ",0 -CO OIL ';::; ,g!fi~ "'E~ ~ t '" ~[~ .~ Q.I ~ oo~ 0> ~ 'UQ) E'.s 0>_ " 0 ~ " - '" o~ ~~...: o u" ~~- "-"~ ~08 B;;] oE'U .;:: w w "- "- E ~B'~ a -.- E - I: oiQ)g~ c: E E c: 0 .2 CD i 0 2 ~..c: a. u U) -C_Q)[;j1: aoo~8~ o IV (I) "" E CtI ~ ~ ~-g ?J Q) ..c: .g -I: CtI Cij "'C a.:> 0 cno CtI..c: O.'!; r:::'- Eo=S'U-g ~a!-gEE'E ....0...... C'lQ) ~.E~.E g':5 ~u~';::o ~ E Q),Q :::J :::J(1)..c:(/)"O~ ~o.l-a(l)CtI Q)C) o.~..c: E I: Iii (I) :::J a. (I)'U_~~..c: :c ~ ffi (1) Q.I U l-C'loDEm ;_ 6" 'Ee 0_ WE;~Cij ~ 800 ~7ii c..-(1).2E E~-E~~ .- "tJ _.!:? 01 'iij6~ee -;;;-ea. ~ U2 ffi E ctJ o E o..c: :g:U)Q)00 2 ~ '3 c: ~ u;og-~o aO~~E oE..c:~~ 13 ~:: .... C wC)w.<(-o .00 Q) 0 c..c..E~E ~ ~ B :::J ~ ctJ';;; E 8'c:.. .~m'~o.E~ o.o,iE~w-= <(~~o~.~ N ~ coo of 00 f- a:: '" "-- N I M t-- ~ 00 ~ :I: X L.LJ ~ <( ~ " o ~ i:I< " Z .... 0; ~ o~ ~ 'i3::J ~ ~S:!. "' - ~ ",.- t; E ~ ......... z,,>~ <.s~Q) ~....;::::J VJ Zo..o::J _'-U,,; ~ "" o ~ .9 ~ :g.~ Z ro"O o Ea ~ iiJu p.. z o .... ... <( " .... ... .... ~ ... " - " " u ... " "' '0; ~ ~ " ,--= ,~ ...:0 ~ .; \: g .C g, " '" >~ ~OI)OI) ~.s ~ - ....- :cot: .- ... = "".- g, " " " oo~ Co~ ~..."'CI _ 0 " -..... "" " '8 f:; ;., - :E - '" <( "" ,S .. o - '= o ~ N ~ 0< &': >. ~ " -" " .5 ..,.= 0 ;; ~ ~- .in O>~" > " o " -~~ ::J .5; E c: Q) .~ Q)~'!::! - "" 00-0> ~ 'ii " " ~ U 'ii "'--0 ~,g -c 6j Q) .c. c: E.5: ~-c~E a:ue " " .- .... > - '-.s e -5; (ij ~ ~ " u_ .2. a. :; - a:I.=: tI') 0_ =!I)"c"C uo u" " ~ " B Q. o.c.E::I -3=~E ~.~O~ ~c. c ~ ~;:: 0 tI') " "", " E ~ ~ _0> ~ " '" ~ ~'" ~ .~ c a:I ~ - 0 0>" 0 _ .1:::: 0 " ~ ~ '" -12. '0 E ~ -'51/)0 '" ~';; "C"C....- ~ " '" " tI')~ 'ii "' oQ)~~ ~ W Q) c: ~ ~ '" ~ > ,,-" .. a:I tI')::I::J g' 2Lg -- ,," .E g~ o>~Om ~ '" '" " Ea:llUQ)~ ;; 0> c: 0 0 tI') ~>--c"C '" ._ c: 0 0) ~ Q) Iii a:I .- .... "C Q) .. ~c:~~= g-~ S.~ 0)= E -g, 3 ~ ~ ~.5;.5; " os=~~ ~ ~ "-"' " )(0~3= ~ Q).- !I) as .- ~ ~~:;5 3=..c: 0 c: ::.5; ~ tI')-(ij ~"'C c: Q. m~ 0)0 entl') ,,~ " Q) m _ I/) > tI') m 0 Q) '" > " ~ . ~ c: " lUECo~~ -00_ --'" O~ '5. ci) E : g' $..c: -tfJ 2 ,~ :H - >--00 '" u "'iiz- 'C~g-a~ 3=g~:;.s ~ a. c: C: -'" E O)E:gu) B -~ '5j 1U - !I):J~o U tI') "C _ 0) etl')oc:..Q .. "E !I) a.._ a:I E ~ 0 O)~ " co a.ns ~ 2'->-0= >. "'C..; c.~ "U e .5;'E O)Q)Mco"C ,!!!, '13 ~ :J Q.;:: .- m c: a:I ~ c: 0) c:- = 0"U..c: Q) os c: o-..c: - II' mQ)-E i!J~0= m col/).t::Q) JP _ m ...; m~ (1);::-0 ~ ~ Q)..c: (I) 0_ Eo"t5E '1= e- tI') -g ~ > ..c: 0 (I) a ~ .$ ::I ~ 3= 2 (l)O-::IU; 0 .s ~e3=g' ~ g a:I-iI.i 0 2'-c.5;"Uc o 3=.~ ~ m tI') )("'C- '0 ~ (; .g "'C E '00 ..c -- )( 0 0 .!::"'C Q,J Q,J .2 m _ Q) 0 't:..c:""CO '" $!I ]! oe ffi "C E (I) tI') (; 0 " 2:-e $ 1; :E Q,J 0 .... c: ~ o Q.I 0 !I) ~ <(.ae~-g a.. a:I (I) as ~ o~.::; ~ rf} ~t"C 3 Q,Ji;-g;::c: .5 Q,I..c: ~ ~ 2! I- a. Q,I c: ::I "E _.~ Q,I:t:: 0 -_.1:::: a; 0 -rlg~~ .0 1!!!.5; e c: a. 0 c 0 m""C a. Q.I 0 "'0" 0" .in Q,loa.3=O) '" :::I !I) E as ~ N ;., = ,--= ,~ -:c =0; .~ = ... 0 Oi: g. " '" >~ ;.,"""" .~.S = :: ~ 0:: :S-C; ; Oc ~ g,~ ~ ~...-c o " ~..... ~ <( ~ "" " " 0 '8 ~ .... f:; " i:I< i:i " " z u .... 0; ~ ... " p.. ~ 'i3 :::J 0 '" 2- i:I< ~ ~ - ~ ",.~ 1;; E Q .~ .... z " >" p.. <( -= ~ " ~ " .... " '" ;., 0 -=:::J - z ...... u - :~ .... '" - ~ " " '" 0 - <( " 0 "'" Q)'~ "" .... ".~ " ",'0 Z E " ';: 0 .... 0 0 ~ "'U - p.. '= z .... 0 " ~ 0 '" .~ .... '" "'" ~ <( " .... ... .... ~ '" " .. " '" .. .. ~ " ,~ - .. ,~ - ~ '0 " ~ ~ '-E o ~ N 'ii ttS ..... ~ CI .curW IV E.!: (l)t:.c >'.c U)QE ~ ~~C')"'(f.I o~Eol::(I) m"U-g~~ o"Sw-.QE -i!'Omw"'C; ~0I.c""C1\1a1 (I)~ .We E~;;j'E c:n~~.g ~~'a. aQoU)Q.oQ)_dl<<!w:E g 0 -a .0. (I) C. ~ 0 "fi 0) .c :f; o a.. Q).E c: m 0 ~ (f.I c:.B (I) :;;::<(.... f! :f;o ~Q)(I)_ (,) >. 02:'- 13 ... 01"'0 Q,) Q) :E 2.c-Q)"ffi::::l.EC:1tI~5"" - E~c(l)fI)~OQ)tI)t) ~i ~-8.Qo E ctltI:.c.Q_ Q.!:::C) 01 mQ.tnCl)oO 0::::1 oca ~~ ~Q5~(ij""C C ,,~c.'ifi-:5 fii 2 c:~'!ii ~B '~IJ)-<<;'3: E a.a >.1;=~"""':" 21/J~Et5Q,)Q)lJ)mEoa.L() a.~ E ......_ Q5 ffi Iii 5 r::: c 5 ~ (:05 &o'E~-t5 g-".Q:8 o<<! ttS -<<I:EOI-Q)oct)o.:!. E2tc>.O ""C;:<<I::JEE"' "I:: cu'tV 0 (!) ui"r;: 0 >oJ:: (I) . E a....ECiNEQ)2m(/)wa:! . =:JuE"E -c-3:C....MQ.. c{Q!E ._(I)::::I(f.I~o: ....,. . g m~.5iio 6 m2 i:;"'g >. 01 Q) .E 0 Ea..!: (.) a.. 0 C'II as.a '" ~ o :::- u ~ = Q.1 .c 5 ~" "-~ ~"- .- .. Uo '" ~ o :::- ~!ii "'E ~i ~5r Uo 0> ~ ~ '5 "' >. ~ ~ (; 0; > o C. "- ~ 0"; - '" (; E .~ " "-c. (; ] " ~ > (1)1tIQ.J.!'.c ~fii~Q)~ ~~.8:S2 -!Ec:-g" ai e.2 a:I ~ E-1;;a...:;:::; t::Q)qja..o ~.s""'I-& Q) 01.5 Q) Q) O'2t)-::;wQj U)Olllc.so ~.'t::"O.- t: ~ o C .... tI) .- C ~oa.""CtI)._ >E"OffiJ2"E ~O~-g~O -ga;[t;:a~ a..;Qe-u.cE ~tI)c.O;Q) 06~~.2~ ~g.;.~~&i 1-~.c:S(f.I:::2: ~ -o:i::: ffiw~oE (I)(J)_..ccu ~'~C;Ea. Q)Q)';::~o ..c.;:: m>-"Q) - 0 c: (1,1 > .... 0... .1:: E Q) .2:=1 ~Z''U -0 c:'- U a; .-U" EmEQ)E $ ~.~ oS. ~ ~() ~ -g ~ ~S~C;~ ~$E:Q'- E co aI":: 2.! g-:i~g.~ G)o..cQ)~ iDQ)'U~(\j Oc~~o co Q) (J) -..... :g &i ~ ~.~ 2 E ";; ~ E .s:: Q) e..c: Q) -,0...0._0. " ~ ~ 0 ;~ "''' _ 0 ~ g. 0 .~ ~ 15 E>- .. =t;s-5 (5 .!!2 m ~>~ '" ~ ~ ~:i Q) ~~" -u.c c c: Q) Q) m ~ E-~ Q.~- .gw8:: iDit:. 'Ua.c c;;.g~ ~ '" '~c .~ "" '" a:::t:CtI ~~ . u "- ~ M II d: .2 " ;; 5 j .~ ..;:::::;0... Q) ~ ~.~ m &i ~ :-E15 ~E ..c..cEQ)..E (J) ~ (J) c..c 0 ~o:.cCl)Q)O .;::,';;.-:--:~Eo I,;.I"'-_'U- ~~~offi81 -;;-<:?c:E~ -g1rl~.Q<Co Q):!= Q) :<: c: a. uQ)u-g!281 xc:1ijoo...a::: ~~.!::u<CQ) u-'UCtlo.....c .E~og~15 ~ ~ cC;; Q) _.- cu (J)':':: ~ o ~ E.o; ~ a::: a3 L.. cu L.. (;j L.. . iD~g~J!~~ ....J1ij~mt1JEw .(ij~E-:::E~ ~ <( ~ " o ~ i:I< " Z ~ ';j-- ~ "p.. ~ ,,::J o "'u ~ ::'B ::- c:z::; ro'.... ;;; E ~ ..... "'" Z,,>~ <.s~v ~ ""'::s V) Zo..o::J '-U_ " v ca - " o ".S: f-t ~.~ Z ro"C o Eg ~ ~u p.. z o .... ... <( " .... "'" .... ~ .... '" <= " U .... " '" '", ;.: ;., ;~ ;:0 .. ,- '" '" 5 g .. Co " '" >~ ;.,"""" - " " -';:''':: :0 0 '"' ._ - 0 fI)'- c. " " " oo~ c.~ ~'"'--= - 0 " -..... "" " '8 f:; ;., - :E - '" <( 01) " ';: o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ 5 Iii~oo O)O~P as-ol:: 1::Q)~dI as Q) > E ::E ~.Q a ,~'~ ~ g- O"1:la..D .2 ]5P ~ ~ ~ D- " o",E Iii ,- t:: 0>0 ~ ~-g- ~g!D ::;: ~ '" ~.2'", '" 0 b.g?; " '" 0... ~~ 'Sa.. =1:: .E .~~ ~ ~ ~ 'O!2 ~ Q)'S- u"' ~ a ~'S ~ ~ " ~ ... E '0.E ~ :~:: o ~ 0 'I:: dI_ a.. 0.= " " " ~1O ~-g '" E 1;5 Cijg ~.. '" 0 .. .. '" ~ - . .~.~ ~ '" " ~ ~~J:; cjg g ... o.'~ dI as 2 ~C,,)a. a~~ ~ 5-.Q ~"." b~:g Q) 10 : i5.s.s Q)~ -S::J Q) o g(ij.c: _-01::- = aJ.2'O d\ oo.'!::: I:: ~ !fJ:g.2 f~:~ (;-o-s:a - d\ Q) E :t:::~1Oo E:.c"1:l 0 d\ 0 0 >. a.'" E I:: O)a..Eas .5 ~ 8 (; ~"iijg~ ~ ~ 0 ..c 00 .9 >. U) ~Iii~.ol:: :: c: .~~!B o 11) ~ ft'I E (ij~~.5 CJ) > as t5 - I:: 2 ,2 as 1rl '3: o.-ga..'o..Q ~E B i5..E oJ 00 E= :.c Q) ~E~ c: (; .c::;:::; a.. as Q)... I:::e-~.QJ:: EOJo....tDObJ:;Q)Q...... OJO)_tDep- .0>-0 ~ ~ 00 16.0 a: Q) ::J ~ 0 .. O)aJ.E-oooUj;:00 (l)e: m::E 010 asCl)_~~o.Q - 'I::-.c:u.m.c:t:m:t::: ~.~oc:.c: Q)=- OJ g--g Q) 0... Q) ,2.c:"1:I fB 16.- 0 l6Q)Q)E.c:-Q)ep-Ooo "C.c::2 a.~.5:g ~.c:ELl) aJ::,g~E~f)asg~~ ~oQ)ijj~.ac..~ooE :sg=-oo.(I)~~EBg:j ..c'c Q)"'C 0 0 0._ 0!E d> o '5.. ~ Q) Q.i ~ :E ID J:: 'I:: ... C o.~f) jj)J:;-g"1:l u.~~ m Q)::C 0.."'C Q) o.~ m 00.c: O.c: o o.-.c: O.c: a.Q)- a..-oaso-I.O"'E=(; 0..5 - ~ (j'.5 C\J 0 ,- 00- as - Q) 00 c: "C T"" Iii S! Q)-O Q)ffi~::JasQ)a:O)=m: .c:'o O).Q 0.1:1 CI) as e c::;:::::; ~='(i)>a..=!d>C:-'-C: -::JQ)~oo...<<IQ).5Q) '::::'00"0 a..o.!:: 0.~.;:;45:g " ".. .c: ~.s_.c: --~0Q)- ~Q)'o_ Q)$ Q) oo.!! $ 5, m '~1C~'c;;"8 ... a....Q.- Q) E >, N"1:I-o as"C (I) ,f: 00 E Ea2ID:.c8 -5Q)ffi~o~ :.c en I:: '(3 ~ 0 ~ ~ ~.!! 0); ... g~dI~~';~. '60~'S~~0 ::JI::Q)Q) z.= t) ~ .~ E ~'o ~ oasm....Om_ = ~ ~ ~ Q) 0.= ~ffig.5=B~ _ 0):;:::::; en _ Q) m ~.Q~~gmf ~~.!!.;:;.Q 5-Cij '6J:;Cijou.gg "1:1 Cij 0 (;.!! as'- ct::J 'S:o.~ _ ~ g~~a~~~ " ~ 0< or: '" .~...g == "iij tD J::>"_Q.Q)_.c ~<<10<<1g}~~ 0 ..c~Q)C,,)..c:_(ij .... ~~-52a.. I::.!:,! w2 !3e'O~~m~'~ffi .c: 011:: 0-0 E E~o Ol::oQ)..;;;>.o _ :.ct5~~'6'i:5~B ~'x.!!1O~~~:'6 vi Q) f/J.c: f/J = 0 Q) .!!:!~:;-;~~~:a-::E -g - f/J Q) -; ~ ;t:- a ~ t)'!:~6,m gQ).~ : -'-"1:10 a.~> .Q.~oIDol::asasm ;::0-"1:1 Ef/J 0;-:; eraQ)ooEQ)oen.c: ~g-~:.co.g~03o c 0 .- ... 0 00 .... 0 Q) .Q"ii-g 0 g:.c:::-c _ 1::.-.... I- ra -0 Q) '6.2E'&.9 521:: "C:t:::Q)mooc):;:::::;Bm :::..::gt)a.~E'6oE ~:ra ~~ ~ jg ~ "iij ~ ::; <( ~ " o ~ i:I< " Z .... 0; f-I u p:- ~ 'O::J o "u i:I< ::;~ ~ - ~ co::t..... t; E Q ..... ~ Z,,>&: <>S..=gdJ " .., ;:> ~ Zo.c... '-U_ :::::: dJm - -" o ".9 f-! ~.~ Z ro"O o ES ~ ;;u p.. z o .... "'" <( " .... "'" .... ~ .., " - " " U .., '" '" 'OJ ~ ;., ,,- ,~ -:E .. .:: VI ::: g .. Co " '" >~ ;.,"""" =:.s .s ~~t: .-... = In.. C. " " " oo~ ~~ "'" " .. " Q:::~~ "" " '8 f:; ... - :E - '" <( "" " ';: o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ '0 " ~ .5 "E o ~ N .: .~o .$ Q) 0 0__1: =~;O~-g~ octl.~cBl'IS- tI);""'xlJ) wB c a... Q) Q) o.:::t.._ Oa..>.o:ens""C ~ I- .1:::: "0 f:! :;:L~ 0.= 0 II) .... u)..::. E ~ [:c a; ~ 2! ~~~~50.!:2 U)Q... (,.) +::..... > :l'IScn';!:E'6-gl! cnc;:J!!!"'O_::J t5"ii) t:r- ctI ~.t::. .~~ ~ ~ 1i .Q 0 ED...ctlo1ija;$ a...c1tjE.J::(1)!fi "O.Q.r::.1J-.cc Q) as .... "0 c: >- <.1tiQ... <{coo'EEffi: " !!!..... E ctI 0 II) ~1;-gE~'5-a 1-~U)oQ)ctI:::'::: -..._';F.g~=2:! .......O~ctlc3:-:::o ~....ifi E U) UJ ..... 'o.Q. ~ ~~~ g~~~ 0..11)0 U) wB E$Q).s~o":"::a .- E O>~" !I:.5 " ~ ..... ~ '0 I/) ~ in ~ Q)CClSa:I:E-ctlns g-~~a..I-~W1;) "ijjwZ'Bej.Q.85 ~ g'6$!E;g-g.!!! "cc cat!-c_::J i6""~-~1J~ .r::.E.sg-a;=oO -"O-"'Oc<<l=(1) oc~<<I.Q<<;ctlE OctlOC1l;t:::-CQ)Q,) __E._1ti""C-.cc -g~.5.~~ fij~2! ctI c: 0 0 Q) Q) B t: E.QQ)=1;;;.~~ B1ti-E3:""8'EE.... =t::cQ)Ectlo~ a. 0._ Q) en......- a.. Q..J:: ~E 1f}::J l'IS <(U) 0._0 Q,)CU:::'::: -i:.c ID 8 1rl= Q) !!lJ::;3:"'Omc:~=o 'C '" .... Q) en.~ 1;) ~ g c..c:'x E "O.Q <5 Q) a.~o......~ ~ ~ g ~'g > I'll II) ctI a. ~.~;iBo ""Co....~ Q;I'. Q,) aJ 0 ~1;~ ~=tsU5-e ~osQ)~;ij ca: (/) ijj .s <-.2 Q)-C 2 E fij 1: o~ ~ .!!!OJ...~tUtU Q. 1;; 0 <- < ~ l .!!> ~ " ~" ~~~ =QJ- ~ E 0 -~- E 0 ~ -a5~.!!!o;:;. 1: 021 c... a5 -woE ~ E ]5 If) 1rl -C .s :c Q. a5 Q.- en E ~~QJ<( o~Ec: <<IM_.!!! c:..j 0 c... ~~a<( 0-g:2g; "'~" C\J:::Ic:- .... (f) 0 QJ '" u-'" 55 ~ <~ <'5~<1> ~ 1-0 =' r.n Zo..o::J '-U_ =::: (!)C':S - -" o ".S f-t ~.~ Z ~"'O o ES ~ i;u p.. z o .... ... <( " .... ... .... ~ ~ '" ~ " " u ~ '" '" .~ '" :.:: ;., " - ,~ ...:c ~ or;; C g ";: c. " '" >~ "''''''''' .~.S = :: """0 '':: ..0 .. o;.~ &. " " " g,~ ~ '" ...... " 0 " ~..... "" " '8 f:; ;., - :E - '" <( "" " ';: o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ '" ~ o ~- u ~ =(1) "'E ~" "-~ ~g. 00 '" ~ o ~- u ~ =(1) "'E ~" Q." ","- .- " 00 .. '" 0>" ~~ 'Ca... ='5 .!:: ..: -CCI$ ~~fii 0=0 ~.E B c: >>__ ~~" ~ ~ " :g ... E -- 0 Q) 0- ~ _:c: _ oE'O "I:: ID_ a... 0.= ~ o " ;; >. "' " " ~ " .;; ~ ,,~ "'~ " 'q~ '" " ~g. ~O ;; '" u~ IE 0 i'!~ - u ~= u"' ~ ~ (/)Q. '" " $(1) II: ..c tIS o 1f.I~'ECI)iIi"" 0- 'fii :E~n(/)~~ .J!J~ .::: t-.Q_'-=u..~ .o:~ "C ~ ~ a:I (1) 0 >-!f:'-- ~fijtriQ)'5~;:~ijf!~rJ E.... Q) Iii Q,)~.!::Q):C- ~UJ .g :E'~ClE-g"'C-c. vj= m~ (1).5 ffi .Q-~ t1:I ~ ~ c ~ E:: cO) ~-~::::JoQ)a:S 0 or::: u-'O= (1)._ E.J:: 1:_ ;:w:t=t1:I 'oc:1i;a:lQ.,.Qc: c..Z.f!~E.e.Q~ ~ Q);~ oU'; ctI 5 c:a.'6 o..~.ED... ~ Q) Q) W 0.2 Eo E-g.EJ!?..-:.. -.s ~.s .c..N ~ E -- E 11)'0 'E ctloU)Q)!::rhlf.l-"UE--Q)Q) >. - "51 .... ~ PQ) ctI ~ 8 0 .s c... E as Q) Q) ctI !! 'E "'C :> .... 0 .. en "C E::c....C.owc:>Q.lol'-:Q)!:: ~~ctI~;!iit1:l~.sa:l~:5~ i c..~o.c E ~.j;; o.2~o<( ,g~ >'-;;Iii.8t:-;;;~~cc Q.o""CC'tIoa..owr:::l'lllf.Ioco a.tI:I~E ....J!:!a>otf.lQ,l._- ctI >0<<1 >.""0 Q) ....""0:;:::; VJ E:C:a... Q)-g g.-g ~.~~"'C'6 ~..=!-g<( ~t)a.1ii~~oij~~~8~ M '" ~ ~ .2 ~ 15 E ~i .~ g- oo '" " .. d:: '" ~ ~ '" ~ ~'\ii 00 ~~ u ~ =(1) "'E ~" Q. ~ .~ g- oo .. '" O>~ ~~ 'Sa... = c .5 .;~ ~ ~ ~ o~8 Q) '5- u"' B ij ~'6 ~ ~ " :g ..... E .- 0 Q) o::...c: :: .~-;;: o 0 .~ a... a.=: '" " ~ " f!Q5:>.~5 ~ ~.~E-gQ.J~"'C 0 C,)eBti5=~ij~'gB~ -oa..=13o=....<<I....o_ 1::<<Ia.QJI::.~QJV,I<<I-_ <<1- a..-o 0 QJ I::~ >.<<1 QJ c:~:!2U ~.5; ~ 0I.a=~ QJ-~a.21::0IE::JV,lQJ::: E~-<<I_~&jQJe&iE2 . i.I::~"i :g 0 ~ 0';; E ~ _","2 a.::J ~o -.-1::....>.- .... QJ ~--ga;O--gO f!~ ttI ~ 5'3 ClQJ...._ _QJ~_a.OIOC" 1/).... ~e-c..9:!= I/).a) 0= 0 ~ ~ .g QJ t) QJ a...... ttI ai ~ - I:: o QJa.I::.!:::EOn;oE_..!!:!QJ ~:c o::JoC:.13ttl.~ttI.a~ .- QJ E gO.2 1::a.1::~ ttI ~ ,g:g.aQ,)....Q,)13tt1c:~-~~1/) .a o-e-c_.a ttll::.- 0- >- ~g-[~g'aS~U:EQ,)ffimffi ~Q,) QJ'6 I/)L:."i 115.!:2 E E.!:2 E +.-- ~ a: :::J.- I/) I/) c: c: 01 a. 01 Q,) o~ >.t)5 ~Q,) e~.5;~.~ ~ QJ= -gai g-E=~ ~-g >-g a. f3..iU5-:5a: ego E..a~..a.5 ~o E _ ttI I:: .1:: 0 c: I:: QJ ~ 0 .!!>.~ 0 <<It5~ -g:ei .60;: -g"i.~.2L<':::JIO""Ce(l) "'i3..o<{ :E~CC!.aoN.5;a...a. EOa... m:::l~"-9T""~QJE>.ottl(f) ii8M QJ'Ea:._..I:: mU 00_ QJ ocr> (/)"'C-....:::JQJI/)Q,) OOQJeo .aI::QJt).an;~ oQJ~a.1::51/)~=__l/)ttI ttI-:5 ~ a. <<I 0-..... ~(ij._~ c: ttI ttI..... c..;:: .--._..1:: I/) V,I ttlgQJQJoEm"'C . o I/)i: <<t..... 35 OE 0 g 6 >..a03 ID::c'c: m::2; 5}0.a ttlO c: 1/)..1:: QJ,.!g g ID:va: QJ..s ~ C:.!:2~':::;~ ~E-c~=5~~-ecug~~.....; 005:::JolI)a... oV,lom.13E 2 frl_w.....-c QJ ~g-ttlu~~QJ t).c=~~~~Ea:~2:i(j)-5 c:~QJuttl ...JttI>......-OQJc: 0= (I).2L.:2 a._ ....-c.::; I/) C:..I:: QJ o .13 ~ e <~ ;.,"""" ;::.: = =:;:0 ~ - a; fI!'- Co " " " g,~ ~ "'...... ~~; ~ <( ~ "" " " 0 '8 ~ .... f:; " i:I< - " " " z u .... 0; ... " p;' ~ :a ::J 0 " U i:I< ::E ~ '" ~ ro'~ t: E ~ .- .... z " > " p.. <( -5 '" '" " .... ;:; ~ ;., ::J - o..c :E z ""u 0; .... - ~ '" " '" 0 " .S: <( "'" '" ~ "" .... " :a " z '" 'i: E " 0 0 0 .... u - ~ " '= p.. z .... 0 '" ~ 0 ~ .... '0; "'" ~ <( " .... "'" .... ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ .. u 5 "C .....Q) ~ ~:s- rJ) 0) E en U .5;.!: 1:: QJ ~ ;g ~ [:5 ~ ~~~o~ 0>_ ~ 0 "w <Do ~ U " ~5~ "C u 0 c-.:t ~ ~ .. o>E_ ~ t ~ '6a:100 = Q. Q) ~,,~ "'0_ = '" " "'-'- g'~ ~ 'C~~ '5Ciju ~'5.B 08'0 tti..cw > " 5 e..c Q) "--~ "-~- ttI.Eo 0'" .... -= o~:;; "I:: Q) C "- a. ~ 1ii ::m EQ) ; g. ~..cQ)"CQ)o 1:: ;::"5:; Qi ~ a:I~C-Ih..c g-oo~~:: D Q)"L:.~.a 0 C).~ Q) 0. co...... e..c E Q.~ tI) ";; ~ ~ a:I c: c: :::I<(ctJwo! ~~-:E-:E~OI ~OI>.::3C -gC/J.~..cffii5 mQ):;:I""C:::= C)-:S II) ~ ctI ..6 .5; '0 Iii ~.~ (ij "C ... Q) 0 c: ~~J2a.C~ CD!I::!EcuG.lC: _I/) O,Q .... 1ii 0 ~ IIJ ctI.t:"C o-Eg.~g-~ IV "'C a. '1J c....2 ..c c gJ.a c.. g I- a:I .... Cf.I as ._ ",,, 0 ~.g Q) J; i'!'" ::.~ -g -<( o ~ - ~ "ai g- ~ (j) "0 E c.. ~"O c:~~o~ .9 ~ g.~ .... .... ...:..'- J: ~~~.8-;; '-~CD_> ;t::: 1;) "C (ij.~ . EclO..r::::..c~ -gov:~~ U)~-gc;;o"": "ffi"c Q)"15 -;; ~ ..c..c~~C:1J '" u " E'" ~ ~ EL:- a.i!3 ~~gmC)c: .- ~- ::; .5 ~ Ro~~;g~ at ~ (I)~..a.g Q.1.... ~ 0 Q) Q) ~B~~-:E.~ " .~ Z ~ o ::;;- ::;;j!! I'" ~.. ~::;; ~ " o ~ Ou: o ::;; ::;; I ~ ~ ~ o o '0 .. ~ " !E:5 t_ " 0 u_ ~ .. -'" o ~ -~ ~ "- . 2 0.$ "- - ~ a.~Q) ~ ~ u B ~~ .... :::I -- .g 8 -g "- 0 5 .~ '" 0 go ~ ~ ._~.... a:I -g~B-; g.~ 8 E .!:~ 5 ~ 1;:11::-0<1.1 :; 6 .~ '5 >,0 III g- .,CdI"C.... "'C .s"S; ~ Q) >. e Q) e..o 0.:5 Q.""C =_ Q. Q) to a:I lUO~-:E w-5-<<I-C ..cccu.;<u ~ 8 .~ 5 ~ ..c Q) o.~ 1; (I) ..c a.:::::J (I) (I) _ a::I..c c j~~~~ D..(I)!-O..c I ~ If '*~ ~ ~ - ~ fh~~~ g 6B~.~(1)() "'E'6.S!m~E ~~~~~~ ctI 0 0.. en en 11.1 I.- (/) :::1_0 . cucoc:::oo1ij'N 2!~:a~~a.~ nsns::J~.c:;ELr.I ~c:::~:r::;;'8~ a.~ <: 0 I:: 11.1 en ..... 010....1:: 'i;~c.~:~~~ ..&:: (1) nso.~ I:: ns en.5([I::OI])3 Een-ns_OOl B ffi &i 00 &i:c; 2! = en E'O E (1) IV ~~ ~~~gE CU(1) nsl:: <<1"000 ~m1ij5ffi5-g I-~~O~uns ~ '" -1" o ~- u ~ =11.1 "'E ~t "-~ ~"- -- " 00 '" -1" o ~- u ~ =(1) "'E ~" "- ~ ~g- 00 C>" ~ " '6E !" .. o>U ~~ 15:0 .. " g 5 ~ .. ~~ ",- '" ~ .- 0 0- ~-~ .~ " "-a. "iij ~ ,,'" ",0> - ~ ~-~ Ec.. ,,"- E ~ "" ~ ~ "-~ ~g' .n g.:;: >i!! 0.... u.i 1S.E1ij ~~a. .~.~ ~ ()o~ ~ g..~ 1-2!"O ~ ! CV en (ij (I) -S .!!! E.!!! .9 "OCV~IV '" .aE'5~~.~ >- en ens..&:: 0 01"1:: j~cve-=:;::;~C(1) a.::: g'.;;.~ ~ '6 ffi ~ t; 11.1 ns.~ ai-o en~..&::.x~"""; OI..&:: ns .... 0 I]) > ~ ns-....cuE.$cv1j(1)'5..r .~E~-€g~::;~=5c.q '-t:i'E.s~ en u~ [.s: en.:'!. :!: Ou 0 ~o ;;( as "0 0 !!! &.5 E - (j 0 .... C (/J ..0= Ea: .'6 E o..lij ~ <<I ::J ~ oi:iJaJ E E~ E.~..o ~..&::'Eoo.!::: 0_...."05 (ij.!::2 0l1.. g.~ g E O.CV:;::; ..&::..&:: 0 (I) (I) _ ns 0 en:!; C ~~~:S""'O.9~E~~ c(I).5!o~E~g'~o"O B ~ 0.-= ns.u:E ns'O (I) =.- (1)"0.3: ~ ns::J o.c:::.::; 0.010'1(1) -0.(1)010 g.Jj ns (ij 3: ~ B ~.5: __ "E (I)~.Sg-.!!!3: ~1:)~ns ..&::.-........ij)o~o~.!:::~ I-O-U 0....."0_:;;::: 0'1'0..... ~ '" -t o ~- U ~ = (I) "' E ~t "-~ ~a. -- " 00 r-- ~ 0< <f '" -1" o ~- U ~ = (I) "'E ~t "-~ .~ g- Oo 0> .5 CV " ~ ~- ~- ~~$ ~ '" ~ - ~ " _~U 0,,-_ ,,~ ~ u u.- ffimaJ ~ .... E '" 0 " .- - Q.I o '" '" -~o oEo. .C (I) e "- a. a. i!! ~ '" ~ 'j: - ~ " E " . ~ '" "-,, ".2 0" ~-~ o "- ~ e U a. =a. "'~ ~- "- 0 ~"E <3 E " >. .t:: ~ >-"- ~Ui' .~....: =(!) .0 ...; ,,~~ -S-;E "OOI~ (ij~0I ~ ._ 0 o !!! 5- --0 ID"Q).$ ~~(I) >.~o> ~.t:: ~ a. 0 .5 =c~ ~o"o '" >." E~'::; B 0 ~ =..&::c ,,-a.~ Q.~"'C ~ 0> ~ (I) (I) 8 ~Q;U >->-~ N ~ <( ~ '" o ~ i:I< " Z ~ c;-- "" "p.. ~ :a:::J ~ ~~ ~ - ~ ",.- ~ E Q ..... I-; Z,,>&; <'5!:!Q) " .... ;:I ~ Zo..=.... '-U_ ~ Q) ~ - ~" o ,,0 r- Q) ",,;:: .... "'0 Z "'" o Eo ~ iUu p.. z o .... ... <( " .... ... .... ~ .... " ~ " " u .... " '" '0; ~ ;., " ,--= ,~ ~~ '" '" 5 g .. Co " '" >~ ;.,"""" .-= .: .S :E~t: ._.~ 0 '" " Co " 0 " g,~ ~ :a.."C o " ~..... "" " '8 f:; ;., - :E - '" <( "" " ';: o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ '" ~ ~ .- 05 ;;: .. u1:$ :5~mU ~ t " Q.<<JQ)~ >. Q...I:: .J:: .~ Q)':: ~ 000<( (; cn8U ~!i"" OQ:E ;;: .. u oE~ -- " :De.! ~t~ Q. ~ Ii5 .~ g- Q) 00';: 0> ~ '6 ...: f! II) Q.) 01-.5 'E ~ -" _ou 0__ ~ ~.~ ~~" ~.r::; .. ~ a.. E .~ 0 -g 0-'" +-' .1;;: 0 ~ ~ "- .g &3 e Q. "- "- ~o_o tn--asc: Q) .- ~ CI) c: 0 ..a_~._ ~~a = ~ as 3c....I:: <<J 3:U::a""OO);~ c Q)~ c:.~ 1ii 1; Q).r::. -- as "tJ ~ tI) E:::g2?'3e.<vu ;~"'Cfficno';:;~ o.-Ce '00..1:: Q)g~Q.J.@.s~~ O'-o'~O=o4: tI) E:;:; 5-a.~; Q) -c~~~~tI)~a; oc:._ Q).....__ 3:8Ki$::$11~ u~>li5a:1-!E>...c: 1j.E.f: ~o.s.:: ~~:5E~~:5o >..tij-.;;;i3:2'6;~ C3 c:-8~a.(1)~!I: \1I8.5~g-E5o ..c.lI'Joo...G>oQ) I--~LLO.E-ELL:5 f u .Q~~~ "5.2 ~~~..I::<(~ ....'6g~ s::: (/) (I) "'C.! 11>._ c :J"en:;: Q) C c: E 1; :J o >.<<I_a:I Q)Q)"CO l.L..-;;~~(I')U..c:r:::l.L.. -c'iiiU}Q)tij-:::I- ~<<J..c:Q).5.2o.E~ !O=~II).s~1J-Q)" <<J'6 c: __ Q) en 1;; Q) Q)rn.gOOEfij....'S "'O""OctlO)c...._o .>~Eo.~.E ~~.!:: e a:I 1I)!i: -- Q) C (,).J:: . a.-evO.:::a;--ct:N' -~ > Q)O'I:~'-.E . Cij .s.J::ctlc....3=..,.~ .c""C ---occ<<JQ.lf'o.. ~a.Qo~a. .~:~ c: c ii ~ :E g. ~ ~'5 c: ~.2"'Cc<<J :t::=~.Q = a; c: Q)O~ II) 0";:: n; Q.CJI:::J E Q) >'OI~ 0 01 g-~~.~-E..Q.5 di ~~ Q.JQ)-:J O-o-.-IV ..I:: >ttlcy-gIV3ai:3> 1-..!:.E~ttlC)..c01:l..!: - '" ~ ~!i= 00 ;;: -. ,g~~ -g E en ~ c.. 'i IV.~ >.. c...c ..I:: ~ IV'::: ~ 000<( '0 V,IIVt) ~u" 05:2 ;;: .. u o"E~ ~~.!! ~ t ~ o...ttlen ~ g- IV aoE o>]g- ~"" .- IV C ~EttI ~,,- 0>..", ~ '" " _o:Q o "-.r::; IV 20... u 0.- ;Q)~ ::J..I:: ._ ",-" 00'-= .- 0 ::J 0-", -.~ IV is E 0 .t: IV!i= Q. "- 0 ~ .~ .~ ij ~ E g t.!!! [0.. .. E 00 '" u ~5 0- ;;: ~ u ~ ~o.. ~ 0> Q. ~ ~~ 0.5 .. .. ~E 1j '6..1:: ~~E~ Q) Q) 0 0 .co:1::: ~~50 ;t:"[IV $ ~ E:5 ai . IV8i5Ec;, CiS (f.I ~"f .0.51:1.5,....: 0111 ffi CY"f (f.I..c1:lIV.......... ~ '1ij; ~ :3 Ei51n;.g Q.1 C) ~ 111 Q.J ~.5.(jj-gg >;g~oC) 2..B 0 C).5 g-1lI.E:6~ ._ 0 U) = > =!E.4i ::J 0 <COU)!I)C) N '" ~ o ;;:- g~ "'E 6:'i .~ g- o.D '" ~ o ;;: .2 ~ :c E ~~ .~ g- DO 1j .si :!2 E .5 111 "'~ ~- _ 0 0_ " .. u '" ~ ~ ~~ ~"- .!!2 (; 0- ~~~ .t: 111 Q.J Q. "- U ~ E 5 ~_ 1: 2 .i= Q.1 c..fij: cti5c.. ~ ~ g' "E~'6 ~~'3 tg~ [00 ~~~ ~~~ o~E ;;: -- 1ii u ~ = ~~ -go..!!! <>- "-- ~a>cQ.1 .- 6:i.- g a _.~ ttI l?~C;~ I- ~ E.!!2 c ..!:B .- Q.1.5 .1:1 $ Q.1 (f.I ~ ~ ttI :: ttI a.:; '- .Q. 0 .r=. ::J CY Q.1 .2 c ttI (/) ~ 1ii i.2 1n.!!! Q.1:;: a.1iS:>.~ J:I IV o~ttlE1iS":':: -1D"SQ)..I::3 m ~ B c.. U) t; . '- 0 C) 111 ttI"'-' g~C.5~W~ cti.!!.z-;gc-gci ~~i3..B~E;; 111_ t: '-.......... E~Eorf.g;a Q).iE~a>mc: a~~~.!!2l?c e .0 g l? ~ :: 2 IV '- '- _ t: m 't~~c;g~~ IV1!i!IlIt)EIlIU) .!!2 ttI !{-I 111 -c c.. c ~i~~~.!;8 iii ~ - '" -c o ;;: .2 ~ :c E 6:"@ ~g- DO 00 %t ~ "" '" ~ ~ .2 ~ :c 5 ~i ~g- DO 0>- ~ -~ l!!iJ 0>5 "iij " ~.r::; ~ 015 m"W > '" e ~ "-~ o.Q. '" ~ BE:..; 5~$ .J::..!!! ~ Q. "- U l?.E ,,- ~ ",o>~ .5 c: .i i5 ~ "E o..1n " "- ~ E ~::;; 1ij-gm "- ~ ~ " 0> ~ O~", U) .- ::J ~~(/) o .- E 5:~.!! .2 0 ~ :c_U) ~ ~ 2 . .,..,..- ttI 111 .f::- ~ ~ ~ Oo$...J l?g-gj~ I-~S:W "' '" o ." ~ ~ ~ ~ 0:.,. Q;O 00 " ttI.r=. :g ~ ~O::J ttI..c-'- Q)"C ~$ :;; ..> m Iii -g2:3~ CI) c.. g ~ ~~C'6 - Q) (/) Q) ~J:I ~ E CI)=CQ) ,-<<IttI..I:: 0)..I::.c- 'iU)o.!! ~ IV 111 ttI /b":'::-c-c t;3.20 ttI - 0 E ~ gj.5 E 111 W 'iii 8 ~.E-;;~ ~ J - ~ <( ~ " 0 ~ ... '" i:I< ~ " " " z u .... ';;j ... ii:' ~ " :a ::J 0 '" U i:I< ::E ~ ~ - ~ '" '8 ~ Q '" :> ... z " " p.. <( ..0 '" - " " ... '3 ~ 0 ..0 ::J z '- u .... ,,0; ~ ~ " 0 =.9 "'" ,,- .... ".~ Z ",'0 E " 0 ... 0 ~ "U p.. Z ... " 0 ~ .... .; "'" ~ <( " .... "'" .... ~ ... g:E ......:c ..,- '" '" ,~ " ~ 0 .. Co .. '" >~ ;.,"""" .~.s = :: O..~ ..0 .. ... - 0 fI:I." c. " " " oo~ Co~ : ..--= _ 0 " -..... "" " "8 f:; ;., - :E - '" <( "" " 'i: o - "= o ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ '" ~ o ;;:- u ~ = Q) "' E ~t "-~ ;'-"- -- " 00 '" ~ o ;;:'E ,gQ,) -g€ "-~ ~g. 00 0) 0"': U) C'E:.~.$ C_'O "iij a. E c: dI "S; -0 Iii ~ ~~-g ~ ~ ~'(ija.._<<I~ctI>~Q,) .l: a.CJ~..c:15 Iii ~2::5 :; Q).Si53: QJ'E E ~ ~ :>.032 11.):> Q.W.- oE. as"1ij5E-gOOOCl::(I) ~-g~~:i.s~.~.g ; o '" _ 0......- c: "";=; ...: Oc-_ ...-00.1..........(1) (l)J!;!oo~eQ,)II)-oO)- (/) a.. Q) - UJ":; E Q,)"(O c 53 ~",.!:: g Q) as C"'Q)"C a.'5 0 _UJctlUJ$~..c:':;:Q)=- U)CtI::J~(I) -:=r.cBB OuaJUJo...o~wc_ .- _ 1I.).!!2 0= ?--Ci)1ij (ij"'C <t:5~s~M!.8~:E~ " 0; '" ~ " -,. - ~ " E t . ~ '" g.~ o~ ~~ 0"- ;;:e ,g& "''' ~- ,,-0 ;'-'E o~ .. >. ~~ f-"- -:;; ~.!:: .... a.. Q,J (ij -0 0..1:: (ij :5o~ -a. o>>>-m co... ~~Q)'5;;j-g :Eo~ a.C)..c: Q) Q)1J~O~ ~.5 o~;E_C1:'-....t't1(f.1 -1-1JQJ..!!:!CUdl"CdI.J::'E . ~~-u-5.e.2 g-.~51 ~ ~5' ._-t:..c-c1ii::JO-iii.... 6-C)'-'~ (I) III > 5f as QJc:03:=EQ)...~5i5~ ...:~ -:;-g 3: ~1J z.--t ~<<i- ~(;~~ce~=iOE"""" _ ...a...-..!!:! a.1- 0 E 0.._ c: "ii..ccga.E.~ eC)~ ..c:''C"ii) (1)"'0-- CI>-~ a..!: a... UJ3:astnW"OcC:_UJC:C ti)"'O m a:s .~ e "ii) a:I Q);O: IV"(ij 1::'.$ Q:i ~ (;':;~o c:"O UJ~ ~.~ ~ 0:;; g-a.t) ~~-8 00 /i)1:I=..c:.... r::: O~ctI'_-O 'ii (l)C/J(ij!-(ij'- 0_ (1) ~ ~ >U)c:c: coo-as....c.- Q)C'II 00"':0 a>sgfl:!._> -0 (I) >"_ Q)'_ 0)0___ UJ CV Q)1i)I:;gE;g~;g<(~~ j5 s~-g 8-g"5-E ~g;o-E N '" ~ o :;;: ,~ ~ :i'iE ~i .~ g- oo " ~ o ;;:- u ~ = Q) "' E ~1: "- ~ ;'-"- -- " 00 " O>~ ~- BO .s= "'" .. ~ ;; ~ --;;; g ~ g~ :ri ~ a. E '" ~ " .~.E u .8~~ oE'6 ~ 8. ~ ~ ~ '" ~ " .,. 'E " E 1: . ~ '" "-" " " o~ ~.~ 0"- ;;:e .28:: :i'i~ ~- ,,-0 ~'E O~ " >. ~~ f-"- o ","" ~~ -o~ >.-- <D .t: 'O-q: ~ a> . a.(/) ~ ~.5 ... ~ -g; ~,,- ~~W eno~ >..5;;; Q) ~~~ 'i~o ~g~ E'o,:!:5 ~ c.. -g = I: Q) "-0"- "-" <("- ~ .. ""''' ~~~ f-",~ M '" ~ o ;;: .2 ~ :i'i E ~i -~ g- oo '" ~ o ;;:- u ~ = Q) "' E ~ t "- ~ ;'-"- -- " 00 0>] ~" ~ ~ ..5~ ,,- -;:;0 '0= .. .. u '" ~ ~ ~~ ~"- .~ " 0- -:l::~ 15 E I: 'I: W Q) "- a. u " ~ ~~2 .;:; 1/).2! ~3::g- -~~ ~ if 8:: - >. ~ ~",- ~"Oo 't$E ~ ~ ~ g.a;~ oii" ",0>"- ~",,, o"~ "'E- >::)~ .2 is ~ 15>1: ~ " " "- 0>_ ;,-"= .- ~ ~ o I/) "0 tri ~Q)~Q) ~L._Q) _ '0 Q) :;;Q)~~-S- I:-EI/) 1/)1: en aI >.~ 5 0 ~ C;; ..c a. aI "0 aI G.I"i\1.l"'S~5: ~ai~.cn:lc L.::::J~O..c.- a.(ij':::Q)"O"O >.>(ijE$$ ..c Q) '- Q) I/) aI 1JQ).E~I:,2..a; Q) ..c (/) "0 I: 'i;:=Q) alQ) ffi~~~~~ !fiffi~4i"ffiE C'JEg.~L..2 (f) Q) a. aI en 0 . ~~~~~~O) ::::J~,--gECI~ is ,- Q) (/) Q) aI 0 >~~Oo~..., ~E(/) e~~~ ~~ . a.'6 ~= w':::~Q)Q)o-g (/)oO-E~<<s<<s ... a, ~ C< :f 'E " ,~ E "-1ii ~g- 00 'E " E t ~ "- " o ~ u: ;,- U 0> ~ B '5 "' ~ '0 ~ o C 'in 0 1/):;::; -E ~ -go. ",a. o ~ - '" 15 E .~ " "-"- '0 - ~ " 5 ~ "- " 0; '" ~ " -,. 'E .. E t ~ g.,,; o~ ..- .= Q) "-1ij ~.~ o 0 " 5- ~ "- f- ~ ~ ~ ~ -g C Q) _ :~ a:sg:s2 o 8.~g-e ~ Q) Q)..c (/) a. 01J"C 0:1:: 0 a>'S;: n:I C ai-; ..c. o..c <<I _ '- :;;a.~a..~U ~oo.BOQJ ~ - 1: QJ a. ~~.....-g~:g ~c_~12I-,- a..20QJtri~. Q)QJQJ;;;Q)II=5' "U........c::.....o(ijT""" "iO~.....~'~Z~ ..c. c:r.B u Q) 00 (/)QJ__(/)<<IT""" Ejii:a5E~ ~~E15USQ) = (/) Q) - QJ ,2 a.5~""'a.!E~ g-!2..55~:C~ Q)::::JES-->'(f) j5t5'~g~E~ - ~ <( ~ " 0 ~ ... '" i:I< ~ " c " Z U .... 0; ... i5:' ~ " :.0::> 0 "'u i:I< ~~ "' - ~ ",.~ ~ E Q .~ ... Z " > '" p.. <( ..c: .$ " - " ... " '" Z 0 ..c:::J '- U .... 0; ~ '" " 0 c 0 ... C1)",,= .... " .~ Z ",'0 E " 0 ... 0 ~ "'U p.. Z ... '" 0 '" .~ .... '" "'" ::.: <( " .... "'" .... ~ ;., ;:E "'=:C ~ 0;; ;;: ~ ';: Co " '" >~ ;.,""co .~.5 .5 ......- :E c ... .. ... = 1JIJ'. Co " " " oo~ Co~ ~ ...--= _ 0 " -..... "" " '8 f:; ;., ::: ,~ - '" <( co ,S .. o - '= o ~ '" " .. " '" .. " ~ " ,~ - .. ,~ - ~ ~ (3 E E " " eEO)E U:~=6~ .~g-~g- GOCDQ "E " E t ~ "- .. o ~ u: ~ (3 0> ~ - :!2:U-c .- - c ..s&iaJ (1)0"(;) ="5$ o:aJg ~E~ ijQ)~ :::I.I: ._ ~~;g ";;-..5 ::-g 8 .g Q)!E "- "- 0 s ~g .~~ o ~ "-"' ~ ~ ..~ ",0 _0> "i .~ - 0 ~ a. .,; E "- ~ tC'll~ ~" "- "-~~ .. ~ 0 o 0)'.0:< .. ~ u IT:'~ .E " '" ~.~ g o~u '" ~ ..m CD .. c...: ~ 0) CD :5 u....c:.~ ...._ Q) uJ 3: 1I=t5-Ew..Q Q) 2 >."'E 15 ~-.aaJ- o~"tJ"'CQ) nOQ,lij= I::'" 0> _ ~ 8 Q) 2 en.E .5~:?l~ "'C 'iij . aJ t- ~ ~-E-gI1i~ (I) ctI aJ ~ Q) c: "'C "'C 0)..0 ..m ~ QJ"ii.j- a._~Q)g 5: U)._ 'tJ ~Eij)"''5 OQ,l...o..o 2 E OJ'iJ I1i t)t::..oL:-c c ['ii ~..=! OQJ..calO U-C rt.I~.!:: N := ~ '" d:: Qj IIJ "'C ~ '5:; "i:i ~ ~.~ .!:: 0: - e ~ U).5 E 2 ~'g.~ . &LE :ut)(I)lJ)c-gSeo a.(G~~..!!!.!:::<<Ic., I/) .....c 0..:::1_..... 6~~=;2~go 'iUoc:3:3: ...111.....; O)o'c (/) IV a 0..... ~a._"'C..oNC..... goUJc~=~e..t q-I!:!-5'~- 3:'::; mci co -g q::; >- E C"o "": Q)u<<l..c_!!I!:!-~ .a:::l.cCDQ)tn_B(/) m-g'j=~~~t:2 -;;;1J]!.DEts~~ 3:..c-8~.BaJ'~"'Oc. o ,,>'"S; E 1I)"ij 2.~ i q;;; 0 c: IV a. <<I Q;lE....Eo....wQ.w .=Iha.o~~..cE~ u..:c Q)() 0<(1---.... .I-~...Q.. 5.E EXHIBIT 3-3 STATEMENT OF OVERRIDING CONSIDERA nONS for the FINAL SUPPLEMENTAL EIR EASTLAKE I SPA PLAN AMENDMENT/ KAISER PERMANENTE CHULA VISTA MEDICAL CENTER (EIR #92-01; SCH # 92031049) In accordance with Section 15093(B) of Title 14 of the California Administrative Code, The Final EIR has identified significant and unavoidable impacts which would result from implementation of the project. The CEQA Guidelines provide that when the decision of the public agency would result in environmental impacts which would not be reduced to be below a level of significance, it must state in writing the reasons to support its action despite those significant environmental impacts. The reasons for the agency's action may be based on social, economic or other considerations, Approval of the proposed EastLake I SPA Amendment/Kaiser Permanente Chula Vista Medical Center project will result in substantial social and economic benefits to the City of Chula Vista. These include: 1. Payment from Kaiser Permanente to the City's General Fund of $1,200,000. This money will be used to support programs and/or build capital facilities that serve health and human services needs (ie, the City's Literacy Team, the Chula Vista Nature Interpretive Center, and the Senior Information and Referral Center), 2. At buildout, the Kaiser Permanente medical facility will create approximately 4,000 new jobs. These jobs will occur during construction as well as operation of the facilities. Furthermore, Kaiser Permanente has committed to conduct extra local recruiting efforts in order to help local residents to take advantage of these new job opportunities. 3. Construction of the Kaiser Permanente medical facility will meet the City's as well as the San Diego Air Pollution Control District's goal of reducing the number of vehicle miles travelled which in turn reduces air pollution, By building a hospital facility in Chula Vista, existing and future members of Kaiser Permanente living within the City will be able to receive health care in the vicinity of their homes rather than by driving to the Mission Gorge area to reach Kaiser Permanente's Zion hospital facilities, 4. The development of the EastLake I SPA Plan Amendment including the proposed Kaiser Permanente Chula Vista Medical Center is projected to have an overall positive fiscal impact on the City of Chula Vista, Cumulative operating revenues are projected to exceed cumulative operating costs over the ten-year period of time analyzed in a fiscal impact study prepared for the project's EIR. The proposed project's annual impact after buildout is projected to be a positive $263,009 per year in current dollars. 5. Development of the Kaiser Permanente medical center will contribute to the early development of the EastLake Activity Center, which will result in jobs and services being provided to the Community in a timely manner. 1 Revised Mitigation Measure for the EASTLAKE I SPA PLAN AMENDMENT/ KAISER PERMANENTE CHULA VISTA MEDICAL CENTER Final Environmental Impact Report Mitigation Measure 4.3.4,5 has been revised as follows to specify that Phase TTJ of the Kaiser Pennananente medical facility is the only phase subject to its provisions, Prior to approval of the proposed SPA Plan Amendment, the Conceptual Master Precise Plan and supporting text in the EastLake Activity Center Precise Plan Guidelines shall be revised to provide access from the future SR 125/0tay Lakes Road northbound off ramp to Fenton Street, as shown in Figure 4-18 (Interim pre SR 125) and Figure 4-19 (buildout). The location of this access shall be coordinated with Caltrans, The access road shall be constructed from Otay Lakes Road to Fenton Street, or otherwise assured to the satisfaction of the City Engineer, prior to issuance of any building permit for development within VC-1 which requires access, or would benefit by access to this connection, or for any building permit within Phase .llL2f the Kaiser Pennanente Medical Center, June :14, 1m