HomeMy WebLinkAboutPlanning Comm Reports /2006/10/11
AGENDA
MEETING OF THE
PLANNING COMMISSION
OF THE CITY OF CHULA VISTA
6:00 p.m.
Wednesday, October 11, 2006
Council Chambers
276 Fourth Avenue
Chula Vista, CA
CALL TO ORDER:
ROLL CALL/MOTIONS TO EXCUSE:
Planning Commission: Felber_ Vinson_ Moctezuma_ Bensoussan_ Tripp_ Clay ton_
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE:
APPROVAL OF MINUTES:
ORAL COMMUNICATIONS
Opportunity for members of the public to speak to the Planning Commission on any subject
matterwithin the Commissions' jurisdiction but not an item on today's agenda, Each speaker's
presentation may not exceed three minutes,
1. SPECIAL ORDERS: Presentation of Appreciation Plaques to former Planning
Commissioner(s).
2. PUBLIC HEARING: PCM 06-10; Consideration of a miscellaneous application to rename
the northern 2,000 feet of Hunte Parkway to Salt Creek Drive.
Applicant: Salt Creek Golf, LLC (Quasi-Judicial)
Staff recommends that public hearing be opened and continued to October 18, 2006,
3 PUBLIC HEARING: PCM-07-01; Urban Core Specific Plan
Public hearing to approve a resolution recommending City Council
adopt the Urban Core Specific Plan (PCM No.07-01) and related
rezoning actions, as presented in the Public Hearing Draft UCSP
(September 2006). (Legislative)
Project Manager: Mary Ladiana, Planning and Housing Manager
4 PUBLIC HEARING: PCC 07-09; Consideration of a Conditional Use Permit to allow an
increase in the height limit for a single-family home at 54 Del Mar
Avenue. Applicant: Howard Paine (Quasi-Judicial)
Project Manager: Sydney Blanco, Development Services Technician
Planning Commission
- 2 -
October 11, 2006
DIRECTOR'S REPORT:
COMMISSION COMMENTS:
ADJOURNMENT:
To a special Planning Commission meeting on October 18,2006.
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests individuals who require special
accommodations to access, attend, and/or participate in a City meeting, activity, or service, request such accommodations at
least forty-eight hours in advance for meetirgs, and five days for scheduled services and activities Please contact Diana
Vargas for specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) at 585-5647, California
Relay Service is also available for the hearing impared,
PLANNING COMMISSION AGENDA STATEMENT
Item:
Meeting Date: 10/11/2006
ITEM TITLE:
Public Hearing: Consideration of a Conditional Use Permit
PCC-07-009, to allow an increase in the height limit for a single-family
home at 54 Del Mar Ave. Applicant: Howard Paine
The applicant, Howard Paine, submitted a Conditional Use Permit application to allow an
increased building height for a new single-family home at 54 Del Mar AYe. Pursuant to
CVMC Section 19.24.060 a Conditional Use Permit (CUP) is required for an increase in
height above 28 feet in a single-family residential zone. The CUP allows the Planning
Commission to determine if the additional height is appropriate for this parcel and compatible
with the surrounding neighborhood.
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act (CEQA) and has determined that the project qualifies
for a Class 3, categorical exemption pursuant to Section 15303, new construction or conversion
of small structures, pursuant to the State CEQA guidelines and no further environmental review
IS necessary.
RECOMMENDATION: Adopt attached Resolution PCC-07-009, approving the project based
on the findings and subject to the conditions contained therein.
DISCUSSION:
Project Site Characteristics:
The property is located on the west side of Del Mar Ayenue between Chula Vista and Sea Vale
Streets (see Locator Map). The site previously contained a single-family house that has since
been demolished in order to build a new single-family home. The property is surrounded by
single-family dwelling units to the north, east, and west and multi-family dwelling units to the
south. The parcel is a 225' x 251.58' with approximately 25-ft. slope from front to back (see
Attachment 4). The driveway area is relatively level with Del Mar Ave, and then the parcel
gradually slopes downward towards the rear of the property. The proposed dwelling unit would
be located approximately at the center of the parcel with a separation distance of 45 ft. to 112
ft. from side and rear property lines. The project site constraint is primarily the slope
conditions of the land.
Proj ect Description:
The proposal consists of an increase in the building height from the required 28-ft in the Single-
Family Residential (R1) zone to 34 ft.
\.
Page 2, Item:
Meeting Date: 10/11/06
Development Regulations
Site:
North:
South:
East:
West:
General Plan
Residential Low Medium
Residential Low Medium
Residential, Low Medium
Residential Low Medium
Residential Low Medium
Zoning
Rl
Rl
R3P12
R1
R1
Current Land Use
Single Family Residential
Single Family Residential
Multi-Family Residential
Single Family Residential
Single Family Residential
Project Data:
Required
Building Setbacks:
Front: 15'
Side: 3' & 10'
Ext. Side: N/ A
Rear: 20'
Building Height: 28'
DEVELOPMENT REGULATIONS
Proposed
Building Setbacks:
Front: 45'
Side: 52' 5" & 62'
Ext. Side: N/ A
Rear: 112'
Building Height: 34'
With the approval of this Conditional Use Permit, the project is consistent with the Single-
Family Residential (R1) Zone, General Plan designation of Residential Low Medium, and all
other applicable codes and regulations of the Municipal Code.
Analysis:
The Chula Vista Municipal Code Section 19.24.060 states that an increase in building height
may be allowed subject to approval of a Conditional Use Permit. In addition, Section
19.14.030A.1 states that the Zoning Administrator is not empowered to issue a Conditional
Use Permit that involves the construction of a new building or other substantial structural
improvements on the property in question. Therefore, this Conditional Use Permit Application
is presented to the Planning Commission for consideration and approval.
Due to the large parcel of land, slope conditions, and distance between the proposed house and
the surrounding residence, the increase in height limit does not appear to be substantial and,
therefore, would have a minimal impact on the surrounding residential neighborhood. In
addition, the house is placed at the center of the lot, surrounded by 50 trees of which twenty
were newly planted. The applicant expects to plant at least 30 more trees. Most of the trees
will mature at a height of at least 40-ft. Currently; the new trees have a height of lO-ft.
The increase in building height from 28 ft. to 34 ft. will result in a split-level building design,
perceived as a single story from the east and two-story, 34 ft high from the west. In addition, the
project includes extensive landscaping with shrubs and trees around the house that when
\
Page 3, Item:
Meeting Date: 10/11/06
combined with the variable building height and building separation (45'-122') result is well-
adapted building design consistent with the surrounding residential neighborhood.
Staff has reviewed the property holdings of the Planning Commission and has found no such
holdings within 500' of the property, which is the subject of this action.
CONCLUSION:
Fort he reasons stated above, staff recommends approval of the Conditional Use Permit, based
on the findings and subject to the conditions of approval contained in the attached Planning
Commission Resolution, PCC-07 -009.
Attachments
1. Locator Map
2. Resolution PCC-07-009
3. Disclosure Statement
4. Project Plans
J:\Planning\Caroline\Discretionary Permit\PCC-07-009 PC Agenda Statement
4 TT~ C 1-1 M E. A./ T L
)
Fredricka Manor
Towers Park
CHULA VISTA PLANNING
LOCATOR PROJECT
C) APPLICANT: Howard Paine
PROJECT
ADDRESS: 54 Del Mar Av
SCALE: FILE NUMBER:
NORTH No Scale PCG-O? -009
AND BUILDING DEPARTMENT
PROJECT DESCRIPTION:
MISCELLANEOUS
Project Description: Proposing CUP to increase height in the R-1
zone from 28 ft. To 30 ft. Per CVMC sec. 19.24.060.
Related cases: None
J:\plann ing\carlos \locators\pcc07009. cdr 08.30.06
..
.417A (2 H IV! E.A) T 2-
RESOLUTION NO. PCC 07-009
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION APPROVING CONDITIONAL USE PERMIT,
PCC-07-009, TO ALLOW AN INCREASE IN THE HEIGHT
LIMIT FOR A SINGLE-FAMILY HOME AT 54 DEL MAR
AVE. APPLICANT: HOWARD PAINE
WHEREAS, a duly verified application for a Conditional Use Permit (PCC-07-009) was
filed with the City of Chula Vista Planning and Building Department on August 21, 2006 by
Howard Paine ("Applicant"); and
WHEREAS, said applicant requests permission to increase the building height of a new
single family dwelling from 28 feet to 34-ft. ("Project"); and
WHEREAS, the area of land which is the subject of this resolution is commonly known
as 54 Del Mar Avenue ("Project Site") in the R-l, Single Family Detached, zone; and
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project
for compliance with the California Environmental Quality Act (CEQA) and has determined that
the project qualifies for a Class 3, Section 15303, new construction or conversion of small
structures, pursuant to the State CEQA guidelines and no further environmental review is
necessary; and
WHEREAS, the Planning Director set the time and place for a hearing on said
Conditional Use Permit and notice of said hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the city and its mailing to property owners
and residents within 500 feet of the exterior boundaries of the property at least 10 days prior to
the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely October 11,
2006, at 6:00 p.m. in Council Chambers, 276 Fourth Avenue, before the Planning Commission
and said hearing was thereafter closed; and
WHEREAS, after considering all reports, evidence, and testimony presented at said
public hearing with respect to the conditional use permit application, the Planning Commission
voted to approve the conditional use permit; and
NOW THEREFORE, BE IT RESOLVED that the Planning Commission does hereby
make the findings required by the City's rules and regulations for the issuance of conditional use
permits, as herein below set forth, and sets forth, there under, the evidentiary basis that permits
the stated finding to be made.
CONDITIONAL USE PERMIT FINDINGS
1. That the proposed use at this location is necessary or desirable to provide a service or
facility which will contribute to the general well being of the neighborhood or the
community.
The proposed use will not adversely affect the general well being of the neighborhood or
the community. The additional height requested due to the slope conditions of the property
would be a minimal impact due to the large project site, separation of the house from the
surrounding lots and the extensive landscape screening. This project will not alter the use
of the property and will continue to be a single-family home. Therefore, the proposed new
single-family home is a desirable feature within the neighborhood.
2. That such use 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.
The use will be subject to meeting all health, safety and general welfare standards and
regulations set forth by the City of Chula Vista. The proposed use consists of a height
increase to a new single-family home which will replace a home previously existing on
site, and will not increase the existing noise and traffic level for this area.
3. That the proposed use will comply with the regulations and conditions specified in the
code for such use.
The conditional approval of PCC-07-009 requires compliance with all conditions, codes
and regulations, as applicable, prior to the final issuance of any permit for, or occupancy
of, the new home on the property.
4. That the granting of this Conditional Use Permit will not adversely affect the General
Plan of the City or the adopted plan of any government agency.
This Conditional Use Permit is in compliance with the General Plan, Zoning Ordinance,
and land use designations listed therein. It will not alter the land use patterns of the General
Plan.
NOW THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City
of Chula Vista grants Conditional Use Permit PCC-07-009 subject to the following conditions
required to be satisfied by the applicant and/or property owner(s):
1. This permit shall become void and ineffective if not utilized within one year from the
effective date thereof, in accordance with Section 19.14.260 of the Municipal Code.
Failure to comply with any conditions of approval shall cause this permit to be reviewed by
the City for additional conditions or revocation.
2. Any deviation to the approved plans shall require the approval of a modified conditional
use permit.
3. The applicant/owner shall and does hereby agree to indemnify, protect, defend and hold
harmless City, its City Council members, officers, employees and representatives, from
and against any and all liabilities, losses, damages, demands, claims and costs, including
court costs and attorney's fess (collectively, liabilities) incurred by the City arising, directly
or indirectly, from (a) City's approval and issuance of this Conditional Use Pennit, (b)
City's approval or issuance of any other pennit or action, whether discretionary or non-
discretionary, in connection with the use contemplated herein, and (c) Applicant's
installation and operation of the facility pennitted hereby, including without limitation, ant
and all liabilities arising from the emission by the facility of electromagnetic fields or other
energy waves or emissions. Applicant/operator shall acknowledge their agreement to this
provision by executing a copy of this Conditional Use Pennit where indicated below.
Applicant's/operator's compliance with this provision is an express condition of this
Conditional Use Pennit and this provision shall be binding on any and all of
applicant's/operator's successors and assigns.
4. Execute this document by making a true copy of this letter of conditional approval and
signing both this original letter and the copy on the lines provided below, said execution
indicating that the property owner and applicant have each read, understood and agreed to
the conditions contained herein, and will implement same. Upon execution, the true copy
with original signatures shall be returned to the Planning Department. Failure to return the
signed true copy of this document shall indicate the property owner/applicant's desire that
the project, and the corresponding application for building pennits and/or a business
license, be held in abeyance without approval.
Signature of Property Owner
Date
Signature of Representative
Date
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 11 th day of October, 2006, by the following vote, to-wit:
AYES:
NOES:
ABSTAIN:
Bryan Felber, Chair
ATTEST:
Diana Vargas, Secretary
~ ~ f?.
-.-
~.....:::--,....~-;;:
~........._-~
ATT:4CHMt::AJT -3
"
P I ann
n g
&
Building
Planning Division I
Department
Development Processing
cnv OF
CHU[A VISTA
APPLICATION APPENDIX B
Disclosure Statement
Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council,
Planning Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financial
interests, payments, or campaign contributions for a City of ChuJa Vista election must be filed. The following information
must be disclosed:
1. List the names of all persons having a financial interest in the property that is the subject of the application or the
contract, e.g., owner, applicant, contractor, subcontractor, material supplier.
!k?LUli1lQ ~.(~ ( ('!J/,vkP-\
2. If any person* identified pursuant to (1) above is a corporation or partnership, list the names of all individuals with
a $2000 investment in the business (corporation/partnership) entity.
h (:7v~
3. If any person* identified pursuant to (1) above is a non-profit organization or 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.
.fA (7/ I-iL-
4. Please identify every person, including any agents, employees, consultants, or independent contractors you have
assigned to represent you before the City in this matter.
~O~/'t., n'Y:1~ 11.;
5. Has any person* associated with this contract had any financial dealings with an official** of the City of Chula
Vista as it relates to this contract within the past 12 months. Yes_ No t./
If Yes, briefly describe the nature of the financial interest the official** may have in this contract.
6.
Have you made a contribution 9-f more than $250 within the past twelve (12) months to a current member of the
Chula Vista City Council? No ~ Yes _If yes, which Council member?
276 Fourth Avenue
Chula Vista
California
91910
(619) 691-5101
"
~~~
-.-
~::g- ==-.=
CllY OF
CHULA VISTA
P I ann
n g
& Building
Planning Division
Department
Development Processing
APPLICATION APPENDIX B
Disclosure Statement - Page 2
7. Have you provided more than $340 (or an item of equivalent value) to an official** of the City of Chula Vista in the
past twelve (12) months? (This includes being a source of income, money to retire a legal debt, gift, loan, etc.)
Yes_ No--X- '
If Yes, which official** and what was the nature of-item provided?
Date: 5'- LP.~ t? C
//.:.-:
?/t
Signature 0 -ntractor/Applicant
HCJaartJl L. ~)7~..
type name of Contractor/Applicant
Print or
*
Person is defined as: any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other
political subdivision, -or any other group or combination acting as a unit.
**
Official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board,
commission, or committee of the City, employee, or staff members.
" '.....-.:-- .
PAGE 1, ITEM NO.: 1
MEETING DATE: 10/11/06
PLANNING COMMISSION AGENDA STATEMENT
ITEM TITLE:
PUBLIC HEARING: CONSIDERATION OF THE CITY'S
URBAN CORE SPECIFIC PLAN (PCM NO. 07..(1) AND
RELATED REZONING ACTIONS
-
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CHULA VISTA RECOMMENDING CITY COUNCIL
ADOPT THE URBAN CORE SPECIFIC PLAN (PCM NO.07-
01) AND RELATED REZONING ACTIONS, AS PRESENTED
IN THE PUBLIC HEARING DRAFT UCSP (SEPTEMBER
2006) ~
ACTING DIRECTOR OF COMMUNITY DEVELOPMENT ~
SUBMITTED BY:
With the adoption of the General Plan on December 13, 2005, the Urban Core Specific
Plan (UCSP) is the next critical planning document necessary to facilitate revitalization
of western Chula Vista, in particular the City's urban core. The UCSP is the first in a
series of significant zoning changes proposed to implement the vision established by
the 2005 General Plan. State law (Government Code 65854-65861) establishes the
process for adopting zone changes of property and requires that the Planning
Commission hold a public hearing on proposed rezoning actions and provide a written
recommendation to the City Council.
The Public Hearing Draft UCSP represents the culmination of a significant. planning
process that has occurred over the last two-and-a-half years. The new land use
designations provided under the 2005 General Plan require new zoning regulations, in
particular mixed use and urban core residential zoning districts, to ensure the
systematic implementation of the 2005 General Plan. This requirement to have zoning
consistent with the City's General Plan is established in Chula Vista Municipal Code
(CVMC) Section 19.06.030. The UCSP also allows comprehensive planning of issues
beyond parcel-specific zoning, including planning for improvements and amenities
within the public realm throughout the larger urban core, as well as linkages to the
Bayfront and thriving communities in the eastern portion of Chula Vista.
This report provides a summary of: 1) the planning and public outreach process conducted
in the preparation of the Draft UCSP; 2) the statutory requirements of a Specific Plan; 3)
an overview of the UCSP and associated Final Environmental Impact Report (FEIR)
q
.
--
PAGE 2, ITEM NO.: 1
MEETING DATE: 10/11/06
(Attachments 1 and 2 provided under separate cover); and 4) issues raised during public
input, with staffs recommendations to address the issues.
BACKGROUND
In December 2005, after a multi-year planning process, the Chula Vista City Council
adopted a new General Plan that represents the vision for the City through the year
2030. A significant component of the 2005 General Plan described a new vision for
portions of the City referred to as the "urban core" (Attachment 3). The long range vision
as described in the 2005 General Plan anticipates that:
'The urban core has developed into a vibrant area, with housing; shops;
restaurants; entertainment; and activities that attract from eastern Chula Vista
and city-wide. Higher density housing, shopping, and job centers are located
near the major transit stations, including E Street and Interstate 5; H Street and
Interstate 5; and near Third Avenue and H Street. These key activity nodes give
people transportation choices, encourage the use of mass transit, and help to
reduce vehicular traffic. They are accentuated by landmark building design, and
for the two Transit Focus Areas at E Street/Interstate 5 and H Street/Interstate
5, strategic use of some taller (high-rise) structures that draw attention, and
provide unique identities for these important gateway entr-ances to the urban
core and the bayfront. A network of linked urban parks and plazas creates
pleasant pedestrian routes and provides areas for community activities.
Increased population (residents and workers) in the Urban Core Subarea has
created opportunities for more shops and a variety of restaurants. Entertainment
and cultural arts are housed in new and renovated buildings, offering both day
and evening activities. The streets are bustling with shoppers and people
enjoying outdoor dining or heading to entertainment venues.
A grade-separated trolley line at E and H Streets has improved the flow of east-
west traffic, while a local shuttle provides frequent service between Urban Core
Subarea activity centers. The Bus Rapid Transit (BRT) line allows residents in
the East Planning Area convenient access to the Urban Core Subarea.
F Street is a pedestrian-oriented promenade that links Third A venue; the Civic
Center; Broadway; the E Street transit center; and the Bayfront Planning Area
with themed landscaping and public art. The freeway crossings of Interstate 5
have been widened to accommodate additional pedestrian use, and entryways
into the Urban Core Subarea are enhanced and inviting. Chula Vista's Urban
Core Subarea has matured into an urban, pedestrian-oriented, active area that
continues to be the primary economic, governmental, and social focal point of
the south San Diego County region."
PAGE 3, ITEM NO.: 1
MEETING DATE: 10/11/06
As a companion implementing document to the 2005 General Plan, the City began work
to develop implementing regulations, standards and design guidelines in the form of a
specific plan, consistent with the vision described above. The concurrent drafting of the
UCSP allowed for seamless integration of the new objectives and policies established
for the urban core with the intended goal to have the planning tools (e.g. new zoning) in
place shortly after adoption of the General Plan. To that end, the consulting firm of
RRM Design Group was retained in January 2004 to assist staff in the preparation of
the UCSP. In August 2004, the City Council appointed an 18 member Advisory
Committee to work with the City's staff team and the community in developing some of
the major components of the UCSP. A two day charette kicked off the Committee's work
and was followed shortly thereafter with the first community workshop.
Based on input from those meetings, draft "Vision Plans" were created to set the
framework for developing the plan. The draft Vision Plans were presented to the UCSP
Advisory Committee followed by presentation to a joint City Council/Planning
Commission workshop on November 17, 2004, and a second community workshop. A
positive reaction to the Vision Plans was received.
During the first half of 2005, well-attended monthly meetings were held with the
Advisory Committee to work through significant planning issues such as new permitted
land uses, development standards, design guidelines, and gateway design elements. A
preliminary draft plan incorporating Advisory Committee and other input on key
components was then prepared.
Following the adoption of the General Plan in December 2005, a preliminary "Public
Review Draft" UCSP was presented to the Advisory Committee in March 2006. In
addition, a third community workshop, jointly sponsored by the Northwest Civic
Association and Crossroads II, was held to provide the community with an overview of
the UCSP and garner additional preliminary input on the draft UCSP. Feedback from
both of these events was considered and incorporated, as determined appropriate by
. staff and the consultant team, into a "Public Review Draft" released with the Draft
Environmental Impact Report (DEIR) in May 2006.
During the formal 45-day Public Comment and Review period for the DEIR, information
sessions/workshops were held with the Design Review Committee, Planning
Commission, and Chula Vista Redevelopment Corporation (CVRC). Also, in addition to
the standard process of submitting written comments during the 45-day public review
period, the public was afforded an opportunity to provide oral comments on the DEIR,
followed by close of the public comment period. The public comment period closed on
July 13, 2006 with a public hearing to receive oral testimony before the CVRC. A total of
13 comment letters were also submitted on the DEIR.
PAGE 4, ITEM NO.: 1
MEETING DATE: 10/11/06
Staff analyzed the public input received and as a result is recommending certain
revisions to the UCSP which are reflected in the "Public Hearing Draft" UCSP (provided
under separate cover). Errata sheets showing the recommended revisions for both the
Public Hearing Draft UCSP and Final EIR are included as part of those documents. In
addition, comment letters on the DEIR and written responses are provided in the Final
EIR.
The City's Environmental Review Coordinator reviewed the proposed project for
compliance with the CEQA and determined that an EIR was required. An FEIR has
been prepared for the UCSP and related actions, and is available at least 10 days prior
to the City Council hearing date (pursuant to PRC Section 21092.5. and Section
15088(b) of the CEQA guidelines).The Final EIR identifies that the proposed project
would result in significant, unmitigated impacts related to air quality, cultural resources,
energy, and transportation. Impacts to geology, hazards, hydrology, land use, landform
alteration/aesthetics, noise, paleontology, population and housing, public services, and
public utilities are less than significant or mitigated to less than significant.
RECOMMENDATION
Staff recommends that the Planning Commission approve a resolution recommending
City Council adopt the Urban Core Specific Plan (PCM No.07-01) and related rezoning
actions, as presented in the Public Hearing Draft UCSP (September 2006), and as
modified in this report.
BOARDS/COMMISSIONS RECOMMENDATION
Resource Conservation Commission - The Resource Conservation Commission
(RCC) reviewed the Draft EIR for the Urban Core Specific Plan (EIR # 06-01, SCH
#2005081121) on July 10, 2006. After reviewing and discussing the document, the
RCC voted 5-0-0-1 (Commissioner Stillman abstained) that the DEIR was adequate as
presented.
Design Review Committee - The Design Review Committee (DRC) reviewed the
proposed Design Guidelines included in the Public Hearing Draft Urban Core Specific
Plan, specifically Chapter VII. Design Guidelines and Chapter VIII. Public Realm Design
Guidelines on September 25, 2006. The DRC of the City Of Chula Vista voted 3-0-2-0
(Members Hogan and Justus absent) to Approve the Resolution recommending that the
City Council Adopt the Design Guidelines contained in the Public Hearing Draft UCSP
(PCM No.07-01).
PAGE 5, ITEM NO.: 1
MEETING DATE: 10/11/06
DISCUSSION
The following section includes A) a summary of the statutory requirements of specific
plans and location in the Draft UCSP; B) a brief overview of the UCSP and EIR
including a summary of discretionary implementing actions; C) a consistency analysis of
the UCSP with the 2005 General Plan; and D) summary of key policy issues raised
during the public review process with associated staff recommendations.
A. STATUTORY REQUIREMENTS OF SPECIFIC PLANS
The UCSP has been prepared pursuant to the authority granted in CVMC Chapter
19.07, Specific Plans, and the California Government Code, Title 7, Division 1, Chapter
3, Article 8, Sections 65450 through 65457 and contains all the mandatory elements
identified in Government Code Section 65451. In particular, Section 65451 of the
Government Code mandates that a specific plan be structured as follows:
(a) A specific plan shall include a text and a diagram or diagrams that specify all of
the following in detail:
Statutory Requirements
(1) The distribution, location, and extent of the uses of land,
including open space, within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of
major components of public and private transportation,
sewage, water, drainage, solid waste disposal, energy, and
other essential facilities proposed to be located within the area
covered by the plan and needed to support the land uses
described in the plan.
(3) Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of
natural resources, where applicable.
(4) A program of implementation measures including regulations,
programs, public works projects, and financing measures
necessary to carry out paragraphs (1), (2), and (3).
Where
Found, .
in UCSP
Chapters
and VIII
Chapter IX
VI
Chapter VI, VII
and VIII
Chapter X
(b) The specific plan shall include a statement of the relationship of the specific plan
to the general plan (UCSP Chapter II).
PAGE 6, ITEM NO.: 1
MEETING DATE: 10/11/06
In addition, the CVMC Chapter 19.06 sets forth the statutory authority for the adoption
of implementing ordinances, including specific plans, to implement the General Plan.
The CVMC states that:
"The systematic implementation of the general plan or any general plan element
as provided in Section 65303 of the Government Code of the state. may be
undertaken by the adoption of specific plans, which shall include all detailed
regulations, conditions, programs and proposed legislation which may be
necessary or convenient for such implementation.. .."
CVMC Chapter 19.07 incorporates by reference the section of the California
Government Code relating to the administration of specific plans and further states:
"Specific plans may be implemented through the adoption of standard zoning
ordinances, the planned community zone, as provided in this title, or by plan
effectuation standards incorporated within the text of an individual specific plan.
The method of implementing an individual specific plan shall be established and
expressed by its adopting resolution or ordinance."
The UCSP has been prepared as an implementing document for future land uses,
public improvements, and programs as provided for in the 2005 General Plan. The new
zoning regulations proposed in the UCSP would replace existing Municipal Code zoning
classifications for the UCSP Subdistricts Area and introduce new zoning classifications
for mixed-use (retail/office), mixed-use with residential, and Urban Core residential
(high-density residential) as identified in the 2005 General Plan. Adoption of the UCSP
would be by Ordinance by the City of Chula Vista City Council.
B. OVERVIEW OF THE URBAN CORE SPECIFIC PLAN AND ENVIRONMENTAL
IMPACT REPORT
Urban Core Specific Plan
The Specific Plan area is an approximately 1,700 acre area generally located east of 1-
5, west of Del Mar Avenue, north of L Street, and south of C Street. While there are
approximately 1,700 acres within the UCSP boundary, the new zoning regulations and
design guidelines would only apply to approximately 690 acres, referred to as the
"Subdistricts Area" which reflect the focused areas of change described in the 2005
General Plan. The new regulations would accommodate new growth and revitalization
of the Subdistricts Area and would be applied only as new development or
redevelopment occurs. Outside of the Subdistricts Area, existing zoning would not be
changed.
PAGE 7, ITEM NO.: 1
MEETING DATE: 10/11/06
Consistent with the 2005 General Plan, projected maximum buildout in the UCSP
through the year 2030 is described below.
land Use
Multi-family residential
Commercial retail
Commercial office
Commercial-visitor serving
Existing
3,700 dus
3,000,000 sf
2,400,000 sf
Net Increase
7,100 dus
1,000,000 sf
1,300,000 sf
1,300,000 sf
Total
10,800 dus
4,000,000 sf
3,700,000 sf
1,300,000 sf
The above buildout projections are estimates. Due to a number of factors unique to urban
revitalization the exact extent, timing and sequence of infill development that may occur
over the 25-year planning horizon is difficult to ascertain. These factors may include, but
are not limited to: 1) viability associated with newer construction which will likely not
recycle over the life of the Specific Plan; 2) increased development costs associated with
acquisition, demolition, and cleanup of urbanized land; 3) longevity of other existing
commercial uses and existing housing stock; and 4) project specific economics that result
in less than maximum buildout on a parcel.
One of the primary goals of the UCSP is to create a regulatory framework that attracts
investment and provides a catalyst for revitalization which results in pedestrian-friendly
environments, gathering places and public amenities through community development.
To achieve this goal, the UCSP is based on many of the common elements and
concepts of smart growth, such as providing a mix of compatible land uses, utilizing
compact building design, providing a range of housing opportunities and choices,
creating walkable neighborhoods, and increasing transportation choices.
The 690-acre UCSP Subdistricts Area encompasses three planning districts: the
Village, the Urban Core, and the Corridors. These three districts are refined into 26
smaller planning subdistricts, each with proposed land use mixes, development
regulations and standards. The new zoning regulations would replace existing Municipal
Code zoning classifications for the UCSP Subdistricts Area and would introduce new
zoning classifications for mixed-use (retail/office), mixed-use with residential, and urban
core residential (high-density residential) as anticipated by the 2005 General Plan. In
place of traditional zoning classifications (e.g. R-3 Multi-Family; CC Central
Commercial), subdistricts are identified with a numeric designator (e.g. V-2) as well as a
subdistricts name (e.g. Village). The designators then relate to the individualized zoning
regulations and standards.
In addition to establishing permitted land uses, development regulations, and standards
through new zoning, the UCSP also provides the following elements that will further
define the urban core: .
PAGE 8, ITEM NO.: 1
MEETING DATE: 10/11/06
· Mobility recommendations that address pedestrian, bicycle, transit, automobile and
parking opportunities (Chapter V);
· Development Design Guidelines provided for development within the three UCSP
Districts, as well as special guidelines for hotels, mixed-use projects, multi-family
residential projects, and sustainability principles (Chapter VII);
· Public Realm Design Guidelines that focus on ways to create more attractive and
pedestrian-friendly public environments and gathering places (Chapter VIII); and
· Plan Implementation Strategies and Community Benefits Program that identifies the
implementation programs that will result in the desired changes emphasized in the
UCSP (Chapter X).
The following is a summary of the discretionary actions associated with approval of the
Draft UCSP:
ACTION PURPOSE
Urban Core Specific Plan Adoption To implement the objectives and policies of the
recently updated Chula Vista General Plan
Urban Core Specific Plan Final EIR To comply with State-required environmental review of
Certification the proposed Urban Core Specific Plan
Town Centre
Amendment
Redevelopment Plan To delete existing land use regulations and instead
defer to the land use development and design
provisions of the Urban Core Specific Plan
Town Centre I Land Use Policy Repeal
To defer regulation of permitted land uses within the
Chula Vista urban core to the Urban Core Specific
Plan Land Use Matrix
Town Centre I Design Manual Repeal
To defer the guidelines for design of development
within the Chula Vista urban core to the Development
Design Guidelines of the Urban Core Specific Plan
Town Centre I Requirement for a Owner
Participation Agreement Repeal
To eliminate the requirement for a Owner Participation
Agreement for all Major Remodeling or New
Construction Projects, defined as a minimum
expenditure of $10,000, and defer instead to all
regulations and procedural guidelines of the Urban
Core Specific Plan, including the definition of major
ro' ects
PAGE 9, ITEM NO.: 1
MEETING DATE: 10/11/06
Environmental Impact Report
Section 21002 of the California Environmental Quality Act requires that an
environmental impact report identify the significant effects of a project on the
environment and provide measures or alternatives that can mitigate or avoid those
significant effects. This UCSP EIR contains an environmental analysis of the potential
impacts associated with implementing the proposed UCSP.
The UCSP EIR has been prepared as a Program EIR, as defined in Title 14, Chapter 3,
Section 15168 of the California Code of Regulations (CCR) (the CEQA Guidelines). A
Program EIR is recommended for a series of actions that are related geographically, as
logical parts in a chain of contemplated actions, or in connection with the issuance of
plans that govern the conduct of a continuing program [CCR Section 15168 (a)]. The
advantages of a Program EIR include the ability to provide a more exhaustive
consideration of alternatives and cumulative effects than might be possible in a single
project specific EIR; to avoid duplication of basic policy considerations; and to provide
the Lead Agency (City of Chula Vista) with the ability to consider broad program-wide
policies and mitigation measures that would apply to specific projects within the overall
program [CCR Section 15168 (b)]. In addition, as a Program EIR, the document is
intended to be used by the City of Chula Vista as well as other Responsible Agencies
when taking action on subsequent permits to allow development in accordance with the
proposed UCSP.
The major issues that are addressed in this EIR were determined based on review by
the City of Chula Vista Environmental Review Coordinator, Community Development
Department and public comment received on the Notice of Preparation. The issues
analyzed include land use, landform alteration and visual quality, cultural resources,
geology and soils, paleontological resources, population and housing, hydrology and
water quality, traffic, circulation and access, noise, air quality, public services, public
utilities, and public health hazards. The impact analyses for each of these issues are
included in the EIR.
The DEIR identifies that the proposed project would result in significant, unmitigated
impacts related to air quality, cultural resources, energy, and transportation. Findings of
Fact and a Statement of Overriding Considerations will be required to be adopted for
these unmitigated impacts. ImpaCts to geology, hazards, hydrology, land use, landform
alteration/aesthetics, noise, paleontology, population and housing, public services, and
public utilities are less than significant or mitigated to less than significant. For those
impacts with associated mitigation a Mitigation Monitoring and Reporting Program
(MMRP) has been provided with the FEIR.
PAGE 10, ITEM NO.: 1
MEETING DATE: 10/11/06
Future development in accordance with the UCSP will require discretionary approval.
The FEIR for the UCSP will be used by the City of Chula Vista for discretionary actions
associated with subsequent development and other activities within the UCSP area
which require CEQA review. The Program EIR and subsequent project review
process defined in Section 15168 of the CEQA Guidelines allows a Program EIR to
serve as the basis for environmental review of subsequent projects. Section 15182 and
15183 of the CEQA Guidelines provide additional review guidance for projects proposed
in accordance with an adopted Specific Plan, or consistent with adopted Community
Plan, General Plan or Zoning. These CEQA Guidelines will be utilized, as applicable, in
the review of subsequent development projects. The subsequent project review is
outlined in detail in the FEIR.
C. CONSISTENCY OF UCSP WITH THE 2005 GENERAL PLAN
The proposed UCSP is based on the objectives provided in the 2005 General Plan and
provides further detail on how these objectives will be implemented. The components
of the UCSP implement the 2005 General Plan vision of a vibrant urban core and
include mobility recommendations, land use and development regulations, development
design guidelines and incentives, public realm design guidelines, infrastructure and
public facilities improvements, and a community benefits program. The concurrent
drafting of the UCSP alongside the 2005 General Plan allowed for seamless integration
of the many new objectives and policies established for this area of the City.
A consistency analysis between the General Plan and UCSP has been prepared and is
provided as Attachment 4 to this report. The analysis provides a summary of the major
components of the UCSP and identifies the 2005 General Plan Objectives related to the
Urban Core and the relevant sections of the UCSP.
To monitor progress towards implementing the land use goals envisioned by both the
2005 General Plan and UCSP, a series of checks and balances are proposed. These
include annual review of new development under the City's Growth Management
Ordinance, bi-annual review of amenities and facilities implementation in conjunction
with the City's budget/CIP review cycle, and a five-year assessment of the progress of
the UCSP.
D. ISSUES
The following topical issues have been raised during review of the Public Review Draft
UCSP and 45-day public comment period for the DEIR. This, section provides a
summary, analysis and recommendation of the major issues raised. Issues included are
generally based on the number of comments received on the topic or the potential
implications to the implementation of the UCSP. A complete set of the public comments
PAGE 11, ITEM NO.: 1
MEETING DATE: 10/11/06
received on the Public Review Draft UCSP is attached to the end of this report
(Attachment 5).
1. Buildina Heiahts alona Third Ave between E Street and G Street. Some
concerns related to building height and intensity for the Village area between E
Street and G Street were raised during public review. The Third Avenue Village
Association (TAVA) indicated that the proposed height (maximum 45 feet) of
buildings along the majority of the Third Avenue frontage was too low and that 8
height of 60 feet along and east of Third Ave was more appropriate. In contrast,
Crossroads and Northwest Civic Association indicated heights of buildings
between E and G Streets should not exceed a maximum height of 45 feet.
Analysis: The proposed varied height along Third Avenue was developed with
consideration of existing conditions, regulations and new policies established by the
2005 General Plan. The current Central Business (CB) zone, which applies all along
Third Ave frontage, has no height limit. The preliminary draft of the UCSP had proposed
up to 84 feet for the entire length of Third Avenue. However, in response to public
comments made at numerous UCSP Advisory Committee meetings held during 2005,
the proposed height was reduced along the "traditional" storefronts, specifically those
areas not redeveloped within the last 20-25 years.
In December of 2005, after nearly 5 years of extensive community input, the General
Plan was adopted and included the following Policy LUT 50.12 which states that:
"Along the immediate street frontage of the Third A venue corridor,
primarily between E and G Streets, buildings shall be predominantly low-
rise, with mid-rise allowed, provided that upper stories are stepped back
from the facade and are architecturally compatible with surrounding
development. 11
The Public Review Draft UCSP showed the majority (75%) of Third Avenue frontage
along E and G Streets as low-rise, with heights up to 45 feet, while the remaining (25%)
of Third Avenue frontage was proposed for up to 84 feet (seven stories) with mandatory
stepbacks at 35 feet. Of the approximately 50 lots fronting along Third Avenue between
E Street and G Street, only 11 parcels would have development standards allowing mid-
rise height of up to 84 feet with mandatory stepbacksat 35 feet. The UCSP also
contains extensive design guidelines that further ensure quality outcome of building
design and integration. The locations of the mid-rise heights allow designers, through
greater variety of construction types (e.g. concrete and steel), the ability to create an
exciting sense of entry to the Village, integrate parking alternatives (e.g. subterranean
or wrapped structures), and in general spur redevelopment that in the other low rise
areas along Third Avenue may not be feasible, especially in the short term. In addition,
PAGE 12, ITEM NO.: 1
MEETING DATE: 10/11/06
the new Redevelopment Advisory Committee provides a venue for the public to weigh in
early in the development process with comments on the design of future projects.
Recommendation: Based on the analysis summarized above, the proposed maximum
height along the Third Avenue frontage should be retained as proposed in the Public
Hearing Draft UCSP.
2. Urban Form and Permitted Uses in Corridors District. The number of
concerns related to building height and land uses in the Corridors Districts along
Broadway and Third Avenue required further evaluation to determine appropriate
development standards for this area. In general, many comments stated that
mixed use with residential should be a "permitted" use along north/south ends of
Broadway and the south end of Third Avenue. In addition, it was stated that the
Floor Area Ratio (FAR) for the Corridors District was too low.
Analysis: The urban form issues have been established by the policy directions in the
2005 General Plan and are reflected in the proposed development regulations and
standards for this area. An analysis conducted of typical existing FARs in the identified
areas further supported the proposed standards in the Draft UCSP. With regard to land
use mix, the Public Review Draft UCSP recommended a Conditional Use Permit (CUP)
for Mixed Use Residential in the corridors to limit their application and focus mixed uses
along the mid segment of Broadway (between E and H Street).
Recommendation: Language has been added to the definition of FAR clarifying that
enclosed parking is not included in a building's FAR. Revisions have also been made to
the land use matrix to allow mixed-use (commercial with residential) as a "Permitted"
use rather than by CUP. This change is consistent with 2005 General Plan.
3. Buildina Heiaht Variations from Uniform Buildina Code. Several comments
were made related to the maximum building heights and consistency with
Uniform Building Code (UBC) maximum heights for various construction types
(e.g. Type III, V).
Analysis: Based on input received and review of the UBC, there are limited differences
between the maximum height provisions in the Draft UCSP and maximum heights
typically associated with low and mid rise developments of various construction types
(e.g. Type III has a maximum height limit of 65' and Type V has a maximum height limit
of 50'). This height difference could be utilized in expanded ground floor heights, to
create an enhanced design of storefronts or entryways. Therefore, staff is
recommending' that a building height exception of up to 5 feet above the maximum
height be considered on a case by case basis if requested for the sole purpose of
allowing an increase in the first floor (only) ceiling height to further enhance building
_..~-
PAGE 13, ITEM NO.: 1
MEETING DATE: 10/11/06
design and pedestrian orientation. The height exception for the . ground floor is
applicable to all subdistricts except V-2. This exception would not be allowed by right
but would be considered during the design review of the development application. The
potential height increases are considered minimal and would maintain building heights
typically associated with low and mid-rise structures. Due to the limited application and
area of height increase focused on the first floor only, the building height exception is
not considered to change the impact analysis or significance conclusions of the DEIR.
Recommendation: The following addition is proposed to the definition of building
height: "In order to promote superior design creativity and further enhance pedestrian
orientation, up to an additional five feet above the maximum height may be permitted to
allow increased floor to ceiling heights on the first floor only. This height exception may
be permitted in all subdistricts except V-2 (Village)." The height exception would be
administered pursuant to the design review process outlined in Chapter XI.B of the
UCSP.
4. Residential Parkina Standards. A number of comments related to residential
parking requirements were provided. Based on public comments and direction
from the UCSP Advisory Committee at their final meeting in March 2006, the
proposed minimum parking standards were increased by 50%: from 1.0 to 1.5
spaces per dwelling unit; and 0.5 to 1.0 spaces per dwelling unit in the Transit
Focus Areas. In addition, the Draft UCSP has always included a "guest" parking
standard of 1 space per 10 dwelling units, whereas currently in other areas of the
City there is no separate guest parking standard for residential uses.
Analysis: The minimum parking standards as revised above and reflected in the Public
Review Draft UCSP are nearly the same as existing citywide standards for multi-family
residential: slightly more for studio/1 bedroom units (1.5 spaces CVMC vs. 1.7 spaces
UCSP) and slightly less for 2+ bedrooms (1.7 spaces UCSP vs. 2.0 spaces CVMC).
Typically in urban areas, a greater emphasis on multi-modal choices (walking, bikes,
transit, and cars), urban form and design, economic considerations unique to
revitalization, and negative effects on the provision of affordable housing, warrant
consideration of more flexible parking standards. UCLA Professor Donald Shoup
(FAICP) in his book, The High Cost of Free Parking, demonstrates that as parking
requirements are increased, there is a direct increase in project development costs,
negatively impacting housing affordability, and subsequently leading to increased rates
of vehicle ownership, traffic volumes, vehicle congestion and air pollution. Additional
parking increases in the UCSP would reduce feasible Floor Area Ratios and inhibit the
creation of a more balanced split among non-motorized travel modes including declining
public transit. This counteracts many of the pedestrian-oriented measures proposed in
PAGE 14, ITEM NO.: 1
MEETING DATE: 10/11/06
the plan and results in a suburban rather than urban form, creating a scale fit more for
cars than for people.
Further, parking standards have little impact on perceived on-street parking "shortages"
and little ability to affect "spillover" impacts to adjacent residential areas. Spillover
impacts related to the availability of on-street spaces are more likely the result of poor
parking management and therefore appropriately addressed through parking
management solutions such as performance based meter pricing and residential
parking districts. While minimum parking standards are proposed for new development,
parking management will be subsequently addressed through the City's Northwest
Parking Management Study. Proposed to begin in October, the Northwest Parking
Management Study will conclude well in advance (12 months) of completion of any new
development projects.
Recommendation: Either: 1) retain parking standards as increased for the Public
Review Draft UCSP; or alternatively, 2) apply a parking standard of 1 space per studio
and one bedroom units and 2 spaces for two+ bedroom units. The net effect of this
alternative would still be averaged at 1.5 spaces per dwelling unit, but may be more
conducive to creating a greater variety of housing types and size due to reduced
construction/parking costs for smaller units (studios and one bedroom).
5. Mobile Home Parks and Displacement. Public input received on both the EIR
NO.06-01 and Public Review Draft UCSP raised concerns regarding the potential
for mobile home parks to close as a result of the new zoning proposed by the
UCSP.
Analysis: The 2005 General Plan was adopted by the City Council in December 2005.
The General Plan includes new, higher density residential land use designations for five
mobile home parks in the Urban Core - Bayscene, Bison, Cabrillo, Terry's and Jade
Bay. These five parks are currently zoned Mobile Home Parks (MHP), a zone applied
exclusively to mobile home parks. throughout the City of Chula Vista. The UCSP
proposes rezones of these five parks to implement new higher density land use
categories established with the adoption of the 2005 General Plan. New zoning does
not mandate change but rather provides regulations if redevelopment were to occur.
Existing uses can remain as legal "non conforming uses".
Displacement protection for mobile home park residents is normally provided through
state and local laws governing park closure procedures. These procedures include
noticing requirements, a relocation plan and relocation assistance, and are triggered by
any application to the City for a Development Permit or other action to close a park.
-_.
PAGE 15, ITEM NO.: 1
MEETING DATE: 10/11/06
Although the zoning proposed in the Public Review Draft UCSP would reflect the
updated General Plan and allow the mobile home parks and trailer parks to continue to
operate as legal, non-conforming uses, the recent Jade Bay bankruptcy and circulation
of the UCSP draft have raised concerns related to the protections afforded under the
City's current park closure procedures.
In response to these concerns, Community Development staff issued a memo on
August 21, 2006 recommending that the five mobile home parks be temporarily
excluded from the UCSP to allow for further evaluation of these sites and to analyze
whether the City's current mobile home park closure procedures and
displacement/relocation policies provided adequate protection.
However, after further analysis and public input, staff is proposing an alternative
concept which achieves the goal of bringing the zoning on these mobile home park sites
into conformance with the General Plan vision for higher density development, but at
the same time provides enhanced protection for the affected residents. This alternative
is described below.
Recommendation: At this time, it is recommended to defer any immediate rezoning of
the five mobile home park (MHP-zoned) sites, and that staff be directed to develop a
Mobile Home Park Overlay Zone (MHPOZ), which would be applied to these sites in
addition to the higher density zones originally proposed in the Public Review Draft
UCSP. The MHPOZ would require that current or future property owners of these
mobile home park sites comply with the City's closure and relocation requirements,
regardless of how or why the park was closed, before any future development is
permitted under the new UCSP zones.
In some cases, this may entail locating residents that have already been displaced prior
to the adoption of this overlay zone, and compensating them as required under the
City's regulations. This would address concerns about future bankruptcies that can
circumvent local and state laws, because the overlay zone would run with the land, not
the actual mobile home park operation.
Additionally, Community Development Housing staff would immediately begin the
process of reviewing and analyzing the City's closure and relocation ordinances and
policies, as directed in the Housing Element, to make sure these regulations are as
effective and current as possible. This will entail extensive public participation and
input, and the resulting amendments would be brought forward within the next 6-12
months to the Planning Commission and City Council for adoption.
PAGE 16, ITEM NO.: 1
MEETING DATE: 10/11/06
6. Air Quality "Buffer" Zone adjacent to Interstate 5. The Environmental Health
Coalition (EHC) recommends a "buffer" zone within 500 feet of the freeway
centerline to address potential air quality (diesel particulates) effects on new
development.
Analysis: As described in the DEIR, in April 2005, the California Air Resources Board
(CARB) published the "Air Quality and Land Use Handbook: A Community Health
Perspective." The handbook makes recommendations directed at protecting sensitive
land uses while balancing a myriad of other land use issues (e.g. housing,
transportation needs, and economics). It notes that the handbook is not regulatory or
binding on local agencies and recognizes that application takes a qualitative approach.
As reflected in the CARB handbook, there is currently no adopted standard for the
significance of health effects from mobile sources. Although there is no adopted
standard for mobile sources, such as the freeway, the effects as analyzed in the DEIR
were considered to be cumulatively significant.
The only means of reducing these effects is the implementation of source controls. The
CARB has worked on developing strategies and regulations aimed at reducing the risk
from diesel particulate matter. The overall strategy for achieving these reductions is
found in the "Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel-
Fueled Engines and Vehicles" (State of California 2000). A stated goal of the plan is to
reduce the cancer risk statewide arising from exposure to diesel particulate matter 75
percent by 2010 and 85 percent by 2020. A number of programs and strategies to
reduce diesel particulate matter that have been or are in the process of being developed
include the Diesel Risk Reduction Program which aims to reduce diesel particulate
emission over the next 5 to 15 years through improved automobile design and
alternative fuel efficiency. These programs are outside of the jurisdiction of the City of
Chula Vista.
In recognition of the guidance provided in the CARB handbook, the UCSP Development
Design Guidelines (Chapter VII, Section G.6) have incorporated site design measures
that must be considered by future redevelopment adjacent to 1-5, where possible, to
help minimize effects. These measures include siting residential uses away from the
freeway, tiering residential structures back from the freeway, and incorporating
mechanical and structural measures into the building design. While these measures
may serve to reduce the severity of diesel particulate emissions impacts,
implementation of diesel vehicles source control measures by State authorities would
be required to reduce diesel particulate impacts. A mandatory application of the
suggested design measures (Le. avoidance of development within 350-500 feet) cannot
be made without consideration of the implications on future development of the affected
sites adjacent to the freeway.
- --
PAGE 17, ITEM NO.: 1
MEETING DATE: 10/11/06
Recommendation: Retain the language in the UCSP Development Design Guidelines
that requires new development adjacent to Interstate 5 to consider and implement
where possible, site design measures as described in Chapter VII.G.6.
7. Chula Vista Municipal Code (CVMC) Section 19.80. A number of commenters
requested analysis of CVMC 19.80, also commonly known as the "Cummings
Initiative." The ordinance addresses growth management in the City of Chula
Vista.
Analysis: In the late 1980s, a citizen's initiative, referred to as the "Cumming's
Initiative", was passed by a majority vote of the electorate and was incorporated as
CVMC Section 19.80 (Ord. 2309 Initiative 1988). The purpose and intent of the initiative
was generally to ensure the quality of life for the residents of Chula Vista through a
variety of measures, including preserving the character of the community, ensuring
provision of adequate public facilities and services and ensuring the balanced
development of the city. The ordinance states that the intent is "not designed to halt
quality growth, but to ensure that rampant, unplanned development does not overtax
facilities and destroy the quality and home town character of Chula Vista". In order to
accomplish this, the Ordinance requires the staged provision of public services and
facilities commensurate with growth through funding mechanisms such as a system of
fees collected from developers at the time of new development.
Since the passage of the Cummings Initiative in the late 1980's, many of the quality of
life issues described above are now routinely addressed during the City's development
review process. The City has established quality of life "thresholds" that are regularly
evaluated through the environmental review process as projects are proposed and
developed. Development Impact Fees (DIF) have been put in place to require new
development to provide their proportionate contribution to public services and facilities.
A Growth Management Oversight Commission has also been established and annually
reviews the growth management program with annual reports submitted to the Planning
Commission and the City Council.
With the approval of new land use designations under the 2005 General Plan, new
zoning regulations, in particular mixed use and urban core residential zoning districts,
are required to be developed to ensure the systematic implementation of the 2005
General Plan. This requirement to have zoning consistent with the City's General Plan
is established in CVMC Section 19.06.030. Because the UCSP includes a rezoning
action, the provisions of CVMC 19.80 have been evaluated to ensure that the UCSP
meets the purpose and intent of that ordinance, as described above.
The UCSP includes an analysis of the infrastructure and facilities needs to support the
land uses envisioned by the UCSP (See Chapter IX). In addition, the UCSP EIR has
PAGE 18, ITEM NO.: 1
MEETING DATE: 10/11/06
been prepared as a Program EIR and as such includes an evaluation of the growth
management quality of life thresholds at a programmatic level. The EIR identifies
mitigation measures which would be applied on a project-by-project basis as
development occurs over the course of the next 20 years.
CVMC 19.80.030 "No Development Without Adequate Public Services and Facilities"
identifies certain criteria that must be evaluated to ensure that new development not
degrade existing public services and facilities below acceptable standards, and that all
additional necessary public services and facilities required for that development are
assured or scheduled for timely completion. Attachment 6 includes an analysis of the
criteria described in CVMC 19.80.030 along with excerpts from the FEIR Mitigation
Monitoring and Reporting Program (MMRP). The MMRP includes a summary of impacts
analysis and/or mitigation measures related to the provision of public services and
facilities. The analysis also looks at other sections of CVMC 19.80 and their applicability
to the UCSP.
Recommendation: The UCSP is in keeping with the CVMC 19.80 as it requires new
development to provide adequate public services and facilities commensurate with their
impact.
CONCLUSION
The UCSP is the first in a series of significant zoning documents proposed to implement
the vision established by the 2005 General Plan. As the City of Chula Vista is
approaching its 100th birthday, it is poised to establish the next chapter in its history.
Adoption of the UCSP would provide an opportunity to renew the economic vitality of
the City's urban core similar to the levels enjoyed in the early 1900's and 1950's.
Development pursuant to the UCSP would afford a greater diversity of housing choices
for residents of the city and region, as well as create more choices to work, shop and
play. In return, the new development would generate new sources of revenue to
implement the significant urban amenities and public improvements identified in the
UCSP. .
Preparation of the UCSP soon after the adoption of the 2005 General Plan was
intentional to try to capture development potential under current and future housing and
commercial markets. Upon adoption of the UCSP, the following projects/programs are
recommended as short term demonstration projects to provide a "catalyst" for
implementation of the UCSP.
1. Pursue Immediate Redevelopment of Opportunity Sites
2. Prepare and Implement Third Avenue Streetscape Master Plan and
Improvements
PAGE 19, ITEM NO.: 1
MEETING DATE: 10/11/06
3. Improve the Existing Storefront Renovation Program
Coupled with other private development activity, these actions could begin the
revitalization process in the UCSP area. Therefore, staff recommends that the Planning
Commission approve a draft resolution recommending that the City Council adopt the
UCSP, as revised by the errata included in the Public Hearing Draft UCSP (September
2006).
DECISION MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commissioners and has found
a confiict exists, in that Planning Commissioners Bensoussan and Moctezuma have
property holdings within 500 feet of the boundaries of the property which is the subject
of this action.
ATTACHMENTS
1. Public Hearing Draft Urban Core Specific Plan - PCM No. 07-01 (provided under
separate cover)
2. Final EIR No. 06-01, SCH #2005081121 (provided under separate cover)
3. Urban Core Specific Plan Subdistricts Area Map
4. General Plan Consistency Analysis
5. Comment Letters received on the Public Review Draft UCSP (April 2006)
6. Analysis of CVMC 19.80 and the Urban Core Specific Plan
PREPARED BY: Mary Ladiana, Planning Manager
Brian Sheehan, Senior Community Development Specialist
UCSP 10-11-06 Staff Report Hix rev
--
PUBLIC HEARING DRAFT
URBAN CORE SPECIFIC PLAN
SEPTEMBER 2006
(provided Under Separate Cover)
ATTACHMENT 1
ATTACHMENT 2
FINAL ENVIRONMENTAL IMPACT REPORT (NO. 06-01)
FOR THE
URBAN CORE SPECIFIC PLAN
SEPTEMBER 2006
(Provided Under Separate Cover)
'"
...
'"
'"
'"
~
>
-<
'"
...
'"
'"
m
:!!
>
""
,'it ~~
"'\'.'1':
~
-::::
;,-'~ ;~
'7 [
-
>
....,
....,
>
('j
=:
a:_
~.
~
....,
I.M
)>
~
...
:>>
" tZf:~~
>;?~~
.:~ -""""",....
ATTACHMENT 4
GENERAL PLAN
CONSISTENCY ANALYSIS
The 2005 General Plan largely focused on the revitalization and redevelopment of the
western portion of the city. The broad policies and objectives described in the General
Plan have been refined and described at the neighborhood level in the Urban Core
Specific Plan (UCSP). The UCSP has been prepared pursuant to the General Plan as an
implementing regulatory document and thus serves as the primary source for policies,
guidelines and regulations that implement the community's vision for the Urban Core.
The General Plan is implemented via the Urban Core Specific Plan primarily through the
following 4 key chapters:
. Chapter V: Mobility
. Chapter VI: Land Use and Development Regulations
. Chapter VII: Development Design Guidelines
. Chapter VIII: Public Realm Design Guidelines
Chapter V - Mobility provides a variety of approaches and strategies to "get people from
here to there." Improvements for the main thoroughfares and other streets within the
Urban Core are identified and typically address pedestrian, bicycle, transit, automobile
and parking opportunities. Traffic calming elements, pedestrian improvements and
paseos are introduced to slow traffic and create a more pedestrian-friendly environment.
Recommendations for new and upgraded bikeway facilities throughout the area for both
recreational and commuting users are also included. Three transit focus areas within the
Urban Core provide multi-modal opportunities for both local and regional transit and a
new shuttle loop system serving the Urban Core and Bayfront is proposed. Various
roadway network and capacity improvements are proposed, especially in areas where the
street grid has been interrupted over time and off-street public parking strategies are also
proposed within the Urban Core.
Chapter VI - Land Use and Development Regulations establish three different Specific
Plan Districts - Village, Urban Core and Corridors which are further defined into twenty-
six sub-districts, each with customized regulations and standards. Subdistrict regulations
shape the building form and intensity, allowable land uses, and parking requirements.
Land uses are proposed to encourage a mix of pedestrian-oriented commercial uses with
higher density residential uses. Development and parking standards encourage locating
buildings closer to the street (i.e. with parking behind or tucked under the building). The
regulations also stress flexibility and provision of urban amenities such as streetscape
improvements, parks, plazas, transit, cultural arts and mixed use. The tallest buildings are
allowed at the transit focus areas at I-SIR Street and I-5/E Street where support by
alternative modes of transportation is readily available. Neighborhood Transition
Combining Districts have been created for subdistricts adjacent to R-1 and R-2 zoning
areas to protect and buffer existing residential neighborhoods and ensure compatible,
stepped-back building heights and setbacks. Special provisions address live/work units,
ATTACHMENT 4
mixed-uses and parking structures. Zoning incentives are provided to encourage
development to provide high performance buildings and urban amenities such as parks
and plazas beyond required levels.
Chapter VII - Development Design Guidelines provide comprehensive design
guidelines for development within the three Specific Plan Districts, as well as special
guidelines for hotels, mixed-use projects, multi-family residential projects, and
sustainability. The form-based guidelines supplement the Specific Plan development
regulations to create a more attractive,. well-designed urban environment. These
guidelines apply to construction, conservation, adaptive reuse, and enhancement of
buildings and street scenes. Although no specific architectural style is prescribed, the
quality of design is guided by policies addressing site planning, building
height/form/mass, building materials/colors, storefront design, landscaping, lighting,
parking, circulation, signs and other development considerations. The goal of the
guidelines is to create a positive image for the Urban Core and frame the streets and
sidewalks with inviting buildings, entrances, awnings and outdoor dining areas.
Chapter VIII - Public Realm Design Guidelines focuses on ways to create more
attractive and pedestrian-friendly public environments and gathering places. Street
furniture, landscaping, sidewalks, crosswalks, lighting, paseos, public art, parks and plaza
concepts are defmed. Two main themes emerge within the Specific Plan: an art-de co
inspired design theme is proposed along Third Avenue, building upon the era when much
of the development along the street occurred, and a more contemporary theme is
proposed for the remaining public realm areas in the Urban Core, indicative of a forward-
looking Chula Vista. Gateway treatments are proposed at six locations to welcome people
to the Urban Core and to reinforce the identity of the Urban Core.
The following table references where each of the applicable General Plan Land Use and
Transportation Objectives are implemented through the various chapters Urban Core
Specific Plan.
:JIJIJ
~roa
~ ~ m
..... :< ~
7\<T>
00
:J CII
a.@
:J
a (i'
3 .....
a <T>
.....CII
<T> a
o-c
<T> (1
00 <T>
C CII
..... -
3i3
@ ~,
!:!':~
a .....
:J ~,
:J
a
"0
<T>
:J
CII
"0
00
(")
<T>
I I I
CC C
-1-1 -I
..... ..... .....
WN .....
~ 3 ~
~ ~ CII
a a c
5 n; CD a
a.3=E7'
3' :3' <T> <T> =E
:JTOO
.....eng-
a s: ~,
ICD~cg
iii' a: 00 CD
..... CD CD..... a.
a CII
:::::!. 00 (") g
(") :J a -,
;:oa.3e;
<T> a. "0 :J
:g~~cg
C :::::!, 0- 00
(1 ~CD:J
CD CII =Eo..
CII ;::;: en
::J"'~
CD
I I
C C
-I -I
co
o
a Q <'
::i' m ~
enmCD
00 <T> (")
:J :J a
a.::T3
~~3
::T(")c
~ <T> :J
_0 C. .......
3co
00
a .....
iit~
:J :J 00
< -'<
-, 00 -.
a CD m
:J 00 .....
3 CII !:;
<T> <T>
:J CII
en 0'
00 .....
:J <T>
a. :J
"0 ~
C
g:
(i'
I
C
-I
OJ
II I
CC C
-1-1 -I
-...j0) 01
I
C
-I
~
:JS: O-lC
m -. ::T <T> " 3
:!. CII < )> -.
..... 3 -. <T> CII .....
;::;: -. (") 0" 0"
~ ~"o (")
Q,o-OO 3 ~
CII = ~ <T> o'
.....co....:J :J
oo::TCII.....
o-~as: a
CD,~ Q, 00 :;
.., -... w .......
m~o~ cg:
c:c~:J CII.....<T>
CD <T> ..... a.
:J :J 00 CII
g @ ~~.
;-CII~s:
~, ~ 00
::To.. 5.
0- 3 <T>
a 00 :J
3-:3' ::T
a..... 00
a 00 :J
a. S' (")
CII <T>
CII
I
C
-I
W
a.
<T>
<
CD
0"
"0
3
<T>
:J
.....
:J
m
:J
~.
-<
.....
a
I
C
-I
N
a"O
-. .....
.....CD
::TCII
CD CD
(')~
;::;:00
:J
a.
I
~;j
--"CD
i::J
.....
a
<
c:
CD
00
0-
00
c:W'
.....:J
c (")
CD CD
:JQ,0
CD a. CD
~ CD ~
CII n; .....
n, -0......
:5 0"
a. "0 o'
CD 3 :J
:J CD
::T:J
00 .....
:J 0'
@ 3
(") CD
::TCD
00 .....
.....
00
(")
.....
CD
.....
x
x
x
x
xx
x
x
x
x
x
x
x
~ ~ Q ~
a. cO' CD CD
CD ::T~CII
:J 0- CD
::TQ"O
OO::T::T
~a'<
CD a ~,
0..(")
3 _CII ~
00 (") m
coaoo
CD 3 .....
00 3 !:;
CII c CD
00 :J CII
""C ;::;: .......
CD (j)' ~
a.CII.....
CD 00 a.
~ :J iii'
:::::!. a. ~
00 "0 :J
:JcCO
a 0- !:;,
15' ff ~
:J CII
m-g
0..(")
00 CD
:J CII
a.
i::Jm::TO
.....:JaCD
a CII c CII
< C en -.
a.CD-' CD S' cg
co 00
00 (") :J .....
"0 a CD CD
"03003
a ..... x'
"0 ~ CD
:::::!, a.
00 I
..... C
CD CII
q- CD
00 00
:J .....
en CD
;::;: 00
0' CII CII
~ oo~,
0- 5.s:
CDW'.....::T
:E:J iiJ cO'
CDa.:J::T
CDCCIICD
:J en ;::::;:....,
W'm g-
:J :J
a. CII
;::;:
'<
x
x
x
xx
x
x
x
x
x
x
x
x
x
x
x
x
s:
a
g
~
;:00
CD CD
co <
c ~
W'.g
6-3
:J CD
CII :J
-
G) ~
!:;, 0 n;
g-mO"
= cO' "0
:J :J 3
CD CD
CII ~
i::J
G) c
cog:
c: CD (i'
~ c3' ;:0
~ :J m
CII 3'
G)
CD
:J
CD
.....
00
i::J
W'
:J
C
a.
00
m
o
0-
CD'
(")
.....
<'
CD
en
3
s:
CD
(")
::T
00
:J
iii'
3
N
o
o
01
G)
m
z
m
;:0
)>
I
i::J
I
)>
Z
(')
o
z
Cf)
Cf)
-I
m
Z
(')
-<
~
OJ
I
m
c:
..,
C"
II)
::J
(')
o
..,
CD
en
"C
CD
(")
3;
(")
"'C
II)
::J
)>
-f
-f
)>
(')
::c.--
s:
m
z
-f
~
a.CJ
CD ~
3 -
OJ CD
::J ..,
a. a:
g N'
O'CD
"'''C
CD OJ
c: ~
!!!. :5"
~<O
"Coo
c: Q,
g:-
(,'i' CD'
CD C/J
~8"
CD ..,
::J CD
a.g-
;::::;:("')
;:; CD
CD"C
C/J OJ
8"~
OJ S'
a. <0
a.
r
C
-i
w
o
r r
CC
-i-i
NN
CD Q:I
r
C
-i
N
--..j
::J"C m-om
CD c: C/J .., C/J
@g:QjoQj
C/J('rg:..,g:
C/J OJ (ii' 3 (ii'
_~ 3 ::T *::T
'<;CD"C OJ
8"~. a ::J
C/J!:!;<O C
c: CD.., ..,
"CC/JOJ 0"
"COJ3 OJ
o ::J _ ::J
;::1.a.o (')
;:;8"Q Q
0"30 CD
OJ 3 :S.
::J a.
a.C:CD
CD ~. OJ
C15~::::
_C/Jo
OCDe.
"C<OJ
3 -. 0"
CD (") -
::J CD CD
-C/J::T
o
c:
C/J
S'
<0
r
C
-i
N
Q)
r
C
-i
N
W
r
C
-i
N
N
r r
CC
-i-i
N
o CD
r
C
-i
.....
Q:I
0"
(,'i'
'<
(")
CD
_C/J
:;:OC/J
CD c:
a.
c: 0
@ 3:
-<
OJ CD
3;~
(") <
a. CD
CD 0
3
OJ
::J
a.
r
C
-i
r
~ ~
01 CD
. )> (')
3 = 0
.., ~ ::J
o !!!.
< (") a.
CDECD
OJ C/J ..,
3CD~
~ S' (")
;::<: <0 0
CD' ~
C/J Q.
0' Ci
.., OJ
.., -
(1) 0'
C/J ::J
Ci ::E
CD ::T
~ CD
C/J ..,
CD
OJ
--oC/J(')
=f.., CD 0
o 03 ~. ~
c: 0 (") ::J
::T_CDc:
C/J CD OJ CD
c: 0 "C
~~::Jw
CD 0 ::J
3 -.::E ~"
o OJ CD ::J
.....,~~cc
O"~C/JO'
~~Ci'"
CD %. CD CD
OJ <' 0 ::J
5.CD-~
3 Q (")::J
o -
a.0" (1)
CD = 3
~~ ~
~. 3 en
::J 0 _
a. 0
CD r
C/J :;:0
-i
r
C
-i
N
.....
(")::E~OJ~(')CDC:
::T ;::<: OJ ::J OJ 0 C/J
~ ::T S' a. ;:0;- 0 g- CD
OJC/J-c:CDe.$l-So
$l- So ~, C/J ~ ::J 0' -
~~~~~~::J~
::JCDC/J::J~ 3_~
a.~~a._~CD
S' .., CD ~~' ~ ~
CD-gOJ<::JCDC/J
a.::J CD a.o
IQ::E a. 0-<"::::
-. OJ CD "C ::T
~'<3;3aCD
So g Q, ~ ~ OJ
(")"CCD_C/J;::1.
oOJ~a.OJ~
3 Q. a m 8" ~
3 ~ OJ ccr "C !!!_'
5 ::E a. ::J (")
-. ::T ::E 0 C/J
~ ~~ ::J C/J
(JJ "'C en ~. m
.., '< ~ 3
CD C/J ..,
~CD ~
~, 3 ~r
::J
<0
::E :T
~g
::J<O
<0 ::T
OJ -i
::J 0
a.~
o -
-
~ S'
.., q
-CD
:::::!. OJ
"C C/J
CD
a.
-0
w
::J
OJ
::J
a.
(")
o
o
..,
a.
::J
OJ
3 CD
CD ~
~~
C/J
;::<:
r
C
-i
--..j
Q)
~ ~
a. CD
_<0
~ OJ
~CD
CD' W
rJI ::J
a.
c:
rJI
CD
OJ
::J
a.
g3
~"Q
CD 0
CD <
::J CD
3 ~
OJ ~
o C/J
..., ;:::::;.:
OJ OJ
$l-5.
~~ 0
OJ m
(")::J (")
CD C/J ..,
~ -g ~
CD ;::1. o'
Cri ~ ::J
o'
::J
(")
o
::J
::J
(1)
$l-
o'
::J
~
G)
CD
::J
CD
..,
~
-0
w
::J
C
a.
OJ
CD
o
0"
CD'
$l-
<'
CD
rJI
(")
o
3
"C
~
0"
CD
OJ
::J
a.
-
..,
OJ
::J
C/J
"C
o
;::1.
~
o'
::J
"C
W
::J
::J
S'
<0
~
X X 0
X X X X XX X X X g:
~
:;:00
CD CD
<0 <
X X XX c:~ 3
X X X X X X -0
~"C
0" 3
::J CD
C/J ::J
-
G) 0
CD
c: 0< ~
X X X a.CD~ CD
X X CD rJI 0 (")
= tCj' "C ::T
::J ::J 3 OJ
CD (1) ::J
rJI ~ 00'
3
-0 )>
G) c: -I
c: 0 Q: -I
X X X X a. CD (5' )>
X CD rJI
=tCj' :;:0 n.
~ ::J m r---
rJI 3" s:
m
z
-I
~
22m
...., ::J
CD (')
~g
criU
CD(Q
~CD
rn ~,
::J X
-iCD
:::r9-
-, c::
a. VI
w CD
::J ....,
a.~
'TlCD
o <
c:: CD
;::1.0'
:::r-c
;p3
< CD
~ ~
r
C
-i
01
W
-cwom
c:: ::J CD ::J
Q:a.::J(')
(5' ~ ro g
cc ,.... ~ m
~~::J(Q
:::rWa.CD
~ '< ::J ....,
S' (') 0 CD
<CO;::l.g-
VI ...., :::r <
-cB:0~
w 0 ...... 0
(') ...., I-c
CD w 3
W::J22CD
::Ja.""'::J
a.CDrn.....
3V1.....Q.
x' ~ 0 s:
~=(i)CD
C: ~ S' 0
VlVI......:::r
CD -. 0 c::
w wtgc:3w
O'....,~CD<
::J CD (') ~ -,
(Q www~
::J ::J W
I .....~
r
C
-i
01
N
r
C
-i
01
->.
r
C
-i
01
o
r
C
-i
~
co
r
C
-i
~
-...j
r
C
-i
~
en
r
C
-i
w
w
r
C
-i
w
N
r
C
-i ;;j
~ ro
O'~O'"O
...., w 0 ....,
o 5' =E ~
-' ..... ::J c:
~. 0 CD
::J =E 0'
O::J....,
~ ~ (i)
::J -. a.
Oa.CD
=E;P~
::J < a
-iCD-c
:!.~3
a.CD~
;pg.....
< VI w
CD !:i ::J
~ITa.
CD ~
w :::r
VI ~
0' (')
(') CD
~ 3
-c CD
o ~
S' 0
..... ......
=E""'mc
-, CD ::J ....,
.....a.(')cr
:!.CDOW
::J < c:: ::J
S:~iUo
CD.g(Q 0
c3CD(i)
o-~g
~':-w
05' g
o :2! CD
...., .- a.
CD w w
::J ::J
a. a.
::J (')
CD 0
=E 3
a."E
CD CD
< 3
~CD
o ::J
-c .....
3 _~
CD"<;
::J
.....
r
C
-i
~
co
::J
(')
(i)
W
VI
CD
3
o
Q:
~
0'
....,
....,
CD
VI
c:
CD
::J
.....
VI
W
::J
a.
<
1!!:
o
....,
VI
::J
mwm
VI ::J ::J
ara.VI
Q:=E!:;
00' ~ CD
:::r T-C
a.w
m ~
-. ::J
::J(Q
CD Dr
a.~
ro'
VI
w
....,
CD
w
-c
-c
....,
o
-c
....,
w'
.....
CD
-<
VI
;:;:
CD
a.
~m
...., <
w ~
roc::
(Q w
ro' ro
VI c::
o~
"Q w
o ::J
~, a.
a.w
CD-c
-c"E
!!:! (5'
"'w
S' Q:
(Q~
o
......
<
w
....,
o'
c::
VI
...., CD '"0
CD~-,
g. (5' ~
(') ro' c:
m _~ CD
W-C
(') !!:!
(') ~
o ::J
3(Q
3' ~ s:
a. ~ 0
w w 00' CD
(') ro VI
(jj VI ~ 9.
~~ "E.
CD ...., 0'
:3 ~ ::J
W CD
!:!;a.
~ ~.
< .....
CD :::r
:::rw
Q:5.
CD
VI c::
w VI
::J CD
a. .VI
G)
CD
::J
CD
....,
~
'"0
w
::J
C
a.
w
.....
CD
o
cr
CD'
$1
<'
CD
VI
a. -c CD 0
CD CD ::J 0
Vla.<....,
-, I ::;' CD
::JgoC/)
w ro' ::J3 c::
::J::J cr
a. ro ~ !!:! a 5'
Wa.......CDw '"
3WWwa.CDW
CD"'" ('):::r=Ea.(Q
::J CD (') ~. w CD CD
;:;:WO~'<VIVI
ro' VI 3 ...., (') ~ cr
VI ~ 3 m w w' CD
a.o-c~~~
...... a. 0 _, - CD
WW::J:::!!crCD
Q. ro a. ~ (5' ::J
w' VI 0 g: (') ~
ro0'3::Jrocr
3 ~ g VI VI ~
c::....,CD::J~O
a:Vlc::S:a.O
3-g o-CD ~(i)
~ ~ ~. ~ ~ [
S' ~ ~ ;:;:
.....
:::r
CD
s::
>< 0
x x x x x x g
~
;:uO
CD CD
(Q <
x c:: ~ 3
>< >< >< x >< x x -0
~-c
o' 3
::J CD
VI ~
0
G) CD
;:. 0 ~ s::
x >< a.CD- CD
X >< X >< X X X CD VI 0 (')
= <C. -c :::r
::J ::J 3 W
CD CD ::J
VI ~ 00'
3
'"0 )>
G) c:: -I
c:: 0 Q: -I
>< X >< >< x >< a. CD (5' )>
x >< x >< CD VI
= <c. ;:u n.
~ ::J m :::1:--
VI 3 s:
m
z
-I
~
..
m
en
Q)
~
(ii'
::r
m }> m
a.<:J
m 0
:J 0
c: c:
m w
OCC
(ii' m
q-m
,')' ~.
.....en
.....
S'
CC
OJ
:J
a.
c:
en
m
-0
Q)
.....
m
...,
:J
S'
s:
c.:
I
-i
::r
=i'
a.
:J
C
()
(/)
"t!
()
::r
~
~
3;1
Q)
::J
~
<D
:3
m
::J
~
o'
::J
Q)
::J
Q..
(')
o
:3
:3
t::
::J
~
OJ
m
::J
(I)
~
(jj'
1J
a
CQ
~
:3
r
C
-i
CD
o
~8om5i
~~~m
::r c.: ::!. 0 Q)
c-ooC:in
Q~;wQ)
8" s:~ ~
a.::r~m
enoma.
m c: en m
< !!!, s: Cii
-. :J Q) 0'
:JCC:J-o
003
8 -0 ::!. m
3-g~~
3e-mo
~~~~
~ il ~ ~
Q)3~
6..~g
o a.
~:E
Q)
'<
r
C
-i
01
co
IJJm
a ~
Q) 0
a.c:
:E ...,
Q) Q)
~cg
Iin
Q) a.
:J m
a.<
m
(/)0'
..... -0
in 3
m m
cn~
Q) c-
en m
q-~
Q) m
~ m
;:;:::3
0"
o 01
c:
en
3
x'
m
a.
r
C
-i
01
(XI
c-31JJm
g x' a ~
-mQ)o
ma.a.c:
< I :E ...,
Q) c: Q) Q)
a.en,<cc
m_ m
o ..., '"' ...,
:J ~. YI m
I~~g-
(/)Qa.<
.....0 m
in S' I 0'
m cc (/)-0
.....ccq-3
Q) m m
m~~
:E en 0
~ ~. ;;
Q) 5 ...,
:J ..... m
a.wc-
q-~m
~;;+[
~QCD
(j)' :J
~,
m 01
a.-
r
C
-i
01
-....j
r
C
-i
01
CD
r
C
-i
01
01
r
~ ~
~ CD
s:
>< >< >< >< 0
g
~
;;:00
m m
cc <
>< >< >< c: ~ 3
>< >< >< >< -0
Q)-o
53
:J m
en ~
0
G) m
~. 0< s:
>< >< >< >< >< a.m~ m
>< >< m en 0 0
= ciS' -0 ::r
:J :J 3 Q)
m (1) ::J
en ~ (ii'
3
"t! )>
G) c: -I
c: 0 ~ -I
>< >< >< >< c.: (1) ,')' )>
(1) en ;;:0
= ciS' a_
~ :J (1) :3:-
Q)
en 3" s:
m
z
-I
~
""lJJm""
(1) ..., :J m
en 0 0 en
c.:~oc.:
~ :E ~ m
~Q)tu~
~~ cg ~
~'T1""
-oQ)~
'"0 :J (1)
o a. <
@'G)~
a. (/)-0
c-q-3
'<(1)(1)
3 (1) :J
00.....
x' 0
(1) :E -
a.;::;:Q)
c: ::r in
en ::r Q)
(1) ciS'
o::rg
:Ja.~
1JJ(1)(1)
a ~ (1)
Q) ;::;: :J
a.,< ,
:E 01
Q)
'<
<501mO
(ii' (1) Q) ~ 0
8'm6..o~
J;S!?IJJ~(1)
m-,o<co
s. rn Q) (1) ~
::::J r+ a. ....,
cc-i:E(1)
..., Q) a.
c: 2.'< (1)
~CD:ECii
_en '< -. -
(/) 5.g
~Q)S:3
,')' 0': x' (1)
(1) 0 (1) :J
:Ja......
~:E'g,
a. -. c
35~m
c:(1)(1)S!?
....300"'"
I' -0 -0 rn
D3'~~.....
~. !!!. Dj' c-
-<en=~
o '< <::
:J :J (1)
(1) (1)
Q) :J
...,
O'T1m
o 0 :J
~ 0 0
c.:5ig
Q }> w
:Eincc
s: .....0Q) ~
::r a.
o m (1)
c: en <
!!!, Q) ~
:J c- 0
cc =-0 ~
Q)en3 '"
:J::r(1) ~
a. -0 :J ::!.
-(1).....-0
o C. 0 ,.....0-.
0,-
~ g, Z :J
en (1) 0
m :J ;:+
<m::r
S' a. IJJ
CCo""
o 0
3 ~
3 :E
~~
o
Dr
G)
(1)
:J
(1)
...,
~
"t!
OJ
:J
C
a.
Q)
m
o
c-
(1)'
o
.....
<'
(1)
en
Attachment 5
Public Comment Letters received on the
Public Review Draft Urban Core Specific Plan
(April 2006)
(!..~; rIl tuj t1r
~
2-
April 3, 2006
Dear Mayor Padilla:
IfOJ~~ ~-O wfr
tOJ ~ 06 2006 ~
COUNC~FF~ .
~
Mayor Stephen Padilla
City of Chula Vista
276 Fourth Avenue
Chula Vista CA 91910
Following up on my suggestion made at the Urban Core Committee meeting last
Wednesday afternoon for the city to come up with a plan for all of Broadway, I an1
forwarding two papers with some additional information on this suggestion. The first is a
sheet of "Recommendations" which I developed for Patty Chavez, with whom I met
recently. My ideas re: Broadway are marked in red on the second page. The second
paper is a more detailed explanation for one suggestion for Broadway: designating it
"Restaurant Row".
Sincerely,
jA1-V/7!-- fvu--4
David A. Wood
RECOMMENDATIONS WITH REGARD TO THE PRESENT "URBAN CORE
SPECIFIC PLAN"
(I) Abandon the "Promenade" pati of the "Plan":
. The area presently proposed for the Promenade contains over 2,300 units of
housing for moderate-income residents. (Over 500 of these units are res;ricted
to residents 55 and older.) This area has the largest concentration of moderate
income housing in the city. Chula Vista has no plan for relocating the present
+/- 7,500 people who would be displaced by Promenade in similarly priced
housing, convenient to transit facilities that are now available to them. San
Diego County has an affordable housing crisis. Only 5.4% of present County
residents can afford to purchase a median-priced home. Chula Vista should
be working to increase the number of affordable housing units in the city, not
decrease this number as obviously is proposed in the Promenade Plan.
. The center of the proposed Promenade (the middle of the area between F and
G Streets) presently is occupied by a community of 196 manufactured homes
restricted to elders. The owner of this property says he will not sell so the
property so it only could be taken by eminent domain. Such action potentially
could be enonnously controversial.
. Traffic on the north-south streets proposed under the Plan largely would be
beneficial to residents and others using it to avoid congestion on Interstate 5.
Building busy north-south streets in the area would increase the danger
dramatically to school children who attend the Vista Square Elementary
School and the Chula Vista Middle School, which are located just east of the
Promenade area.
. The park envisaged for the area probably would be little used when the nearby
bayfront park is in place. Also the area targeted for the park is located close
to noisy Interstate 5, further decreasing the likelihood of its being used.
2) Continue planning the the H Street "Boulevard":
. As part of this plan, consider the redevelopment and expansion of the Chula Vista
Mall. It is an important revenue source for the city and it has little impact on city
traffic and rush hour Interstate 5 traffic as the Mall is located close to Interstate 5
and most people using the Mall do so at times other than weekday rush hours.
. Try to attract housing complexes along the Boulevard which could be homes for
people working in nearby institutions - Scripps Chula Vista Hospital, the nearby
elementary and middle schools, the four banks, and the Mall. Investigate
obtaining construction funding from these institution or unions with members in
these institutions.
3) Continue planning for 3rd Avenue:
. Proceed with on-going efforts to attract business to the historic area bounded by E
and H streets which will maintain the character and heritage of the area.
· Develop plan for the area between H Street and Palomar. Fully realize potential
of this area which already is well served by supermarkets. drug stores, a number
of restaurants and small shops by adding housing over or near these facilities so
that people can live near these useful services.
4) Develop plan for Palomar from 3rt! to the Palomar Trolley Stop:
· It makes little sense to target the E street and H Street trolley stops for "Transit
Focused Mixed Use" high rise commercial and residential development while
neglecting to designate the Palomar Trolley Stop, equivalently close to Interstate
5, for similar development. Moreover, the Palomar trolley stop is surrounded by
little used or unused land and almost no housing. unlike the area near the E Street
and H Street Trolley stops.
1<
5) Develop a plan for all of Broadway fi..om E Street (or C Street) to Palomar (or beyond),
not iust one side of the blocks between E Street and H Street as is proposed in the "Urban
Core Specific Plan".
Broadway is special in several respects:
. It is a wide avenue - the widest on the west side - which could be reconfigured to
have a center green space or in some other manner to make it more attractive and
useful.
. It is not an integral part of the city's public transit system. so that it could be
reconfigured without significantly disrupting public transportation.
. It already has numerous stretches of mature palm trees, which the city is planting
in other areas of the city for beautification
. It formerly was part of historic California 101 and possibly most importantly
. It has the greatest concentration of full-scale restaurants in San Diego County
outside of the Gas Lamp Quarter. In all, there are 26 full-scale restaurants on or
near Broadway. It could be designated and promoted as "Restaurant Row" to take
advantage of the heavy commercial traffic at its north end coming from the Mile
of Cars and Wal-Mart; at its center, from the Chula Vista Mall; and at its southern
end. ITom Costco, Wal-Mart, and Target as well as other businesses along
Broadway.
Construction in recent years along Broadway shows the results of a lack of a
comprehensive plan:
. A check-cashing outlet at the comer ofE Street
. A housing complex near K street, built without any setback
. A huge gas station near Naples and
. The rears of new commercial outlets (where garbage is usually placed) between
Naples and Oxford
In Conclusion, recognize that the area bounded by H Street. 3rd Avenue, Palomar, and
Broadway really is Chula Vista's "Urban Core". Almost all the major urban or business
activity of the westside is located on or bordering this area - three supennarkets, Costco,
two Wal-Marts, Henry's, the Chula Vista Mall, over 50 full-scale restaurants and fast
food outlets, numerous automotive services, and several hundred small shops and
services while the area presently labeled "Urban Core" is largely residential.
~-I- f~(c-t( ~1f\jU'1'f- lIL.
"REST AURANT ROW"
The:: follmving fuIJ-scale restaurants are located on or very near Broadway:
1. Fi1lippi's Pizza Grotto (Italian)
2. Zorba's (Greek)
3. Marisco's Marisol (Mexican Seafood):\<
4., Royal Garden (Chinese)
5. Sushi Loco (Korean & Japanese)
6. Coco's (Ametican)
7. Parisi's (Italian)
8. Pho Vinh (Vietnamese)
9. Flamingo Cafe (American)
10. El Patio (Mexican)
11. Merkyl's (American)
12. Jade Garden (Chinese)
13. Can'ow's (American)
14. v'IF Oriental Buffet (Asi:m)
15. El Carnal (Mexican)*
16. Roberto de Fillipi Butcher Shop*
17, Pah~cio elt: Ora (Chinese)
1 S. Olivt: Gardl:n (Italian)
t9. Tango Gri]h,: (.-\rw~ntinjan)
20. A Las Torta::; ~.~'v!~xjcan)
'21. ()olden Pagoda (Chin~e)
T~. I. 3. NC11a (~:[cxjcan)
;n. ~;::::"ri!'la's (J\"fe):ic~m Scatocd)
2.1.. Ocean Cit} Buff!.:t (A:;ian Seafood;
2j. La Costa Azul (Mexican SC;l.f(Jcd)
:(). B:'tja '_ob;:'rer (~,'ft:ci(::m St::afocdj*
Yl )~([...ri:";Q~, T-fcct<xs (~.JI;:,:ir:an S(;~1.i:)GI:i) \spi,..;s & o..,rc,7'd
'i rbl,,:;(; fl,*T;:ll:r:m1::; ;:::.1:)) '1;;;,"(; <;y. :i:I-:.<:1;') .;ntl;1.t:'1;ilITI',~JJr
)TAME
J..OCA TION BETWEEN
C&D
D&E
..
E&F
F&G
"
.,
.,
G&H
..
.,
H&I
,<
J:&1
J~K
L&M oss
~\ 'fOE'f~:;>i.aplc';~,
!t'1 ~"...~~.:i'i::'on~ f.1!..;n~ '?J\; 1! l(':~..:jt :::3 .~:-:..~;t i"~J('d Oi,;jl~;t:.; i-::0P:i.t..'~!.1":' ::t!",.l f'?Jon,):-:r
-n,(; (;::111)'.\ ing ~n; ;'.J\:1OC&~<.;s co ri<:.;s;gl1atiHg Broad\\::tj 'l<~:>tauranl' R..JII/':
','iOt,ld bui!d ~n ,:onSUil1er rraffic coming to rhe ;lfr;<1 for n(;~';.rby ;ltrracticns ~ll(:h
;:1::; lht:: :,.fi It..: of C[lr~, C SIred \I/;llr.Cart, Chula \' is~a CcnrJ::L Co:;tco. and T::rgt::t
"." Olll..! gi \/;: :? PO;,ii'i',,; 1,,~:lSC r,; ::n :J:,c;:i wn.' 'J th:n onl::- a:,soc i atl.l:l \\'i rll 1.I::<.;c! car
1ms ::.nd il;t:::'~pensi"'f~ mot.;:I:::
.could be implemented immediately without the costly infrastructure
improvements (roads, schools, etc.) required by some changes (e.g" new
housing) proposed for the area. Some or all of the costs of promoting
"Restaurant Row" at some point might be assumed by the restaurant owners
themselves
. would be a method to encourage offices and businesses to locate on the West
Side because one attribute that commercial operations consider in choosing a
location is its access to nearby facilities to enteliain customers and provide
lunchtime dining opportunities for employees
.would be way to alert East Chula Vista residents to attributes of the West Side
(By "pulling" East Side residents through the West Side, it will expose them to
the Downtown and Third Avenue businesses,)
.would not incrcase l1lsh hour traffic on Freeways 5 and 805 as will occur with
the proposed new housing since most people patronizing restaurants do so at
times other than rush hours
,could encourage other restaurants to locate along Broadway because businesses
often try to locate near similar operations
The following are some of the steps which might be undertaken to implement a
"Restaurant Row" on Broadway:
.contact present restaurant owners and obtain their suggestions on how the
"Row" might be instituted and promoted
.erect small "Restaurant Row" !lags along Broadway (much of the equipment
for these flags is already in place and is used occasionalJy to publicize city
functions)
.create a website with "Row" restaurant addresses, hours, and menus
.publish a pamphlet with t.he above infonnation which could be distributed at the
Visitor Center, in restaurants and shops, and other locations in the city and
beyond
.possibly have periodic weekend food festivals along Broadway where existing
restaurants could set up tables outside their restaurants for dining and other food
vendors could set up operations at designated locations along Broadway
.have a \vcekly "Rest.aurant Row" advertisement in the .Union Tribune, El1lac~,
the Star News, and other media outlets where restaurants could advertise
specials
.and possibly eventually erect "Restaurant Row" gateway signs at the northern
extremity (C street?) and southern extremity (Palomar?.. .Main?) of the "Row"
"
.....MOUNTAINWEST
-...- 'REAL ESTATE
333 H Street, Suite 6000
Chula VISta. CA 91910
T: 619.422.8400
F: 619.422.8100
May 10, 2006
Ms. Dana Smith
Community Planning Director
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
-
,
~----,
[ M'Ar IJ 200~
-..;. ." -~ -
-
Re:
Comments to draft Urban Core Specific Plan
Dear Ms. Smith:
MountainWest Real Estate has been an active member of the community for over 25
years. Our top priority has always been to develop quality projects that reflect Chula
Vista's unique spirit and character. After a thorough review of the Urban Core Specific
Plan (UCSP), which we believe is a critical blueprint for the future success and viability
of western Chula Vista, we have several concerns about how this document may impact
future development in the City's urban core.
Per our discussion, we are submitting this letter for your consideration, outlining
potential issues we see in the document, as well as our recommendations for
improvement. As you will note, we believe several of these issues are inconsistent and
incompatible with the recently approved General Plan. We are hopeful that we can
work collectively with you and your team to satisfactorily address these inconsistencies.
I. I. BUILDING HEIGHTS
Issue: Limiting building heights to a maximum of 84 feet (as proposed in the UCSP)
would make it virtually impossible to build a conventional seven-story building as
allowed for in mid-rise .developments in the General Plan. In fact, section 4.8.3 of the
General Plan allows for additional height beyond the seven-story threshold so long as
"the predominant height character is maintained" (see attachment A).
However, even building a seven-story project in the mid-rise areas of the UCSP is not
achievable in typical commercial or residential projects because of the assumption that
all floors would be 12 feet in height (7 stories x 12 feet = 84 feet). This is a faulty
assumption because most commercial and residential buildings utilize a 16-foot ground
floor for several reasons, such as to accommodate retail uses, dramatic entryways and
Fire Department access related to parking structures.
Subsequent floors in commercial buildings use 13-foot heights and subsequent floors in
residential buildings use 12-foot heights. Under this scenario, a typiCal seven-story
commercial building would rise to 94 feet, and a typical seven-story residential building
would rise to 88 feet (see attachment 8 "Typical Development Patterns").
As the UCSP is currently drafted, only E Street Trolley and E Street Gateway sub-
districts allow for heights greater than 84 feet.
Proposed Resolution: Limit building heights to a maximum 100 feet measuiing grade
floor area to top floor excluding rooftop structures such as HV AC equipment as
sundecks, pools, spas or cabanas. This would accommodate typical seven-story
commercial and residential structures, and provide some amount of flexibility as set
forth in the General Plan. This change should apply to the following sub-districts: UC1-
6; UC9; and C1.
ll. II. SETBACKS
Issue: Setback requirements in the UCSP appear to be inconsistent with existing
building setbacks, and inconsistent with areas immediately adjoining the UCSP zone.
For example, consider the four comers at Third Avenue and H Street. (See Attachment
C, "Inconsistent Setback Example.") The existing Gateway building on the northwest
comer has a 14-foot setback. The adjacent parcel immediately to the south would have
a 24-foot setback requirement. The three other comers are proposed to have no
setbacks. This typ-e of inconsistency would interrupt the natural flow of the urban
landscape.
Proposed Resolution: Develop a consistent set of building setbacks that conform to
the setback method as defined in Figure 6.45 of UC-15 sub-district (E Street Trolley-
Transit Focus Area). This change would apply only to the following sub-districts: UC1 r
2, 4, 5, 6, 9 and 12, and C1.
III. III. FLOOR-AREA-RA TIO (FAR) .
Issue: We believe the FAR standard of 2.0 in sub-districts UC4, 5, 6, 9, 12, and C1 are
set too low. This standard does not allow for a density appropriate to an urban
development zone, therefore restricting the highest and best use for each parcel. A
sufficient critical mass is needed to bring "life" to a redeveloping urban area in the form
of residents, workers, shoppers and other visitors on a 24-hour basis. This improves the
local economy, reduces crime and infuses th~ area with a vibrancy that otherwise would
be unachievable.
"~""""
----
Proposed Resolution: Consider increasing the maximum FAR to 4.0 in the above-
referenced sub-districts to allow for the flexibility of developments that are beneficial to
the community and economically viable for builders.
IV. IV. PARKING RATIOS: minimum but acceptable.
V. V. OPEN-SPACE REQUIREMENTS
Issue: Open-space requirements in the UCSP are proposed at 200 square-feet per
dwelling unit. This prevents any reasonable development from occurring, considering
proposed FAR and lot coverage maximums.
The following is an example of why this is true:
Consider a hypothetical residential project planned on a 50,OOO-square-foot parcel. The
Lot Coverage Maximum is 70 percent, meaning that 35,000 square feet of the site is
buildable. With an FAR of 3.0, that translates into a maximum 150,000-square-foot
project. Now assume that the average unit size is 1,100 square feet. That means the
project could accommodate at most 136 units. If the open space requirement is 200
square feet per dwelling unit, that would require 27,200 square feet of total open space,
or more than half of the 50,000 square-foot ~ite. Even if every unit had a 75-square-foot
balcony, that would leave 125 square feet. of open space needed for each unit, or
17,000 square feet total. This example does not even' include the space required for
driveways, curbs, sidewalks and guest parking; allof which can not be counted as open
space. As you can see, this requirement renders development impossible.
Proposed Resolution: Set open-space requirements on a sliding scale based on lot
size ,and number of dwelling units. This method is used by the City of San Diego in its
Planned District Ordinance for downtown (see Attachment D). Arbitrarily choosing any
one number suggests a uone-size-fits-al" approach that doesn't allow for unique
architectural characteristics from project to project.
VI. VI. SITE-SPECIFIC VARIANCES
We believe that any planning document must be flexible enough to address certain
special circumstances that would otherwise require the city to go through a lengthy and
expensive General Plan amendment process. In this case, we request that the city add
a "site-specific variance" clause to the UCSP to accommodate projects with special or
unique circumstances, such as major employers, government entities or projects with
significant community benefits. These special circumstances, if they exceed stated
development guidelines in the General Plan or UCSP, would not require an amendment
to these documents, but would require City Council approval.
VII.
VII.
DEVELOPMENT IMPACT FEES
We believe that to attract the highest quality and volume of redevelopment activity
within the area governed by this UCSP, it is important for the City of Chula Vista to
seriously consider waiving all Development Impact Fees ("DIF") for new projects for a
period of 10 years. In discussing this issue with Centre City Development Corporation
(CCDC), we learned that waiving the OfF was a major incentive for developers to invest
within the City of San Diego's urban core. Nearly 7,500 new condominium units were
built and sold between 1999 and 2005. According to Frank Alessi, chief financial officer
for CCDC, the tax increment received from these redevelopment projects more than
compensated for the loss of DIF.
VllI. VIII. EXCLUSION OF RESIDENTIAL USES IN SUBDISTRICT UC5.
Issue: The UCSP as drafted excludes residential uses from sub-district UC5 (Soho).
We believe it is not in the best interest of the city to exclude residential uses from UC5
along the H Street transit corridor. Thriving neighborhoods rely on 24-hour activity and
the ability to have a "Iive-work.-play" environment.
Proposed Resolution: Primary Land Use mix within this sub-district should allow
residential uses.
IX. IX. EXCLUSION OF MEDICAL OFFICE USES IN SUBDISTRICT C1.
Issue: Excluding medical office use prevents the best and highest use of the parcels
and is inconsistent with existing medical office buildings within the sub district (Center
Medical Plaza at 865 Third Avenue). --
Proposed Resolution: Add medical office uses within this sub-district.
x. x. CON~LUSION
Thank you in advance for your consideration and review of our comments and proposed
rev' . ns. We look forward to working with the City to develop the best possible UCSP
hat will a Vista and its residents for many years to come.
'--........
Sincerely,
James V. Pieri
President & CEO
Mountain West Real Estate
Jvp/cd
CC: Dave Rowlands, City Manager
File
Exhibit A
@Ch1f1a
. Vlsta
~ ~ Vision
2020
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
. Pa reel size
. Height limits
. Lot coverage allowed
. Requirements for setbacks, landscaping, and open space
. Provision of required pedestrian-oriented and transit-oriented amenIties
. Development standards and design guidelines
. Type of parl<:ing provided: surface, below grade. or structured
. Adjacency to sensitive land uses, such as single-family neighborhoods
Actual FARs on a parcel by parcel basis may vary from the area-wIde FARs referenced by policies
for various Focus Areas. provided that the pre.dominant building height intents are not exceeded,
There are also opportunities for properly owners/developers to achieve Increased density and/or
FAR within a particular General Plan range through use of an incentive program that would be.
implemented by the Qty. This topic is further discussed in Section 7.13, Relationship of
Density/! ntensity to Amenities, of this element
. . -"'.. ....
_.- ...----.-.--. -.-...
--....- .---. ---~----..,- ---. - --..._- .....--...
4.8.3 Heig ht
.. . ~'" _", ...... - .'. "_ .._.... . _._ ... ._.'.. . ._..' ,0" __._.._ .... ,_......~._~... "'_ __ _..._.' ._........- _......... .., .... _u' ......... . -. -' .... ...,....-........ . .
This G~neral Plan uses three terms to define basic categories of building heights:
.
Low-rise: !-to 3 stories
Mid-rise: 4 to 7 stories
High-rise: 8 or more stories
.
.
These height ranges identify the general building heights 1ntended within a particular area. As
presented through polides in the Area Plans In Sections 8.0 - 10.0 of this elemen~ one category,
such as low-rise, may be stated to be the predominan~ intended building heigh~ with another
category, such as mid-rise. allowed for some of the buildings. The categories are generalized in
this manner to allow some discretion in the establishment of more detailed zoning regulations in
a particular context
Height variations of one to two stories may occur within a particular area's identified height
range. provided the predominant height character is maintained. Within areas identified as
allowing for some "high-rise" building heights, extra care and consideration shall be given to
allowing for such structures as further discussed in LUT Section 72. Urban Design and Form.
Hlgh-rtse building heights are not considered to be unlimited, but rather are intended to be
evaluated and moderated through the criteria presented in Section 7.2.
Consistent with these General Plan intentions, actual allowable building heights and the extent
of any variations within particular areas will be governed by the applicable zoning regulations
and/or design guIdelines for such areas.
Page LUT-42 Oty of Chula VIsta General Plan
V)
z
~
w
~
~
I-
Z
W
~
0-
o
....I
W
>
w
Q
....I
<
u
-
0-
>-
I-
Exhibit B
- I
I --
ex;)
ex;)
... ... ... -- -- ... --
N N N N N N '0
~ ~ ~ ~ ~ ...- ...-
I
'" '0 1.(') ,~ ('I') N ~
~ ~ ~ ~ ~ ex ~
0 0 0 0 0 0 0
0 0 0 0 0 0 0
-I -I ...J ...J -I -I ...J
U- U- U. U. U. U. U-
.'
-- -- ... -- ... -- --
M M M M M M ~
~. ~ ...- ...- ~ ~ ...-
... I
~
....1
~~
t-Z
Z-
wO
0=
c:;;::>
Wee
~
--'
j~
Q2Z
W-
~9
~5
aee
u
Exhibit c..;
W
.....I
0-
~
~
W
~
U ~ ~
<( .
cC w
I- ~
w 133~lS-H
V) c
I- ~
-
Z .. :::I: ,
~ .1- ~ I <t
w I
..... I
l- . I '"
V) I
I
- I
V) I
I
Z I
0 ' .
~
U ~.I
Z
-
ATfM31TffJ
Exhibit D
SaIl Diego Municipal Code
(:S- 2006)
Chapter 15: Plannd Districts
public parkland shall agree to execute a deed
traDsferring ownership of the site to the
Redevelopment. Agency.
(E) Approval fJr Development. When the use of TDR is
necessary for the ' approval of a buildingpe.rmit for a
project on a receiving site, the City shall not issue any
building permits unless the CCDe President has
issued a written verification that the owner of the
receiving site is entitled to the amount of GF A. for the
project based on a recorded Certificate of Transfer.
(Added 4-3-2006 by 0-19471 N.S; effective 5-3-20Q6.)
ii~~~~;~t~qJ.!~~~ti;;1tJit~~~~p,m~t;v,~~ .,
(a) Minimum Lot Size and Coverage: no requirements.
(b) MiIiimum BuildingSetbacb. None, except v.i1ere specified in Section
151,0310(c) and (d); and the CCDC President may req1rire up to. a 10-
foot interio.rproper~ line setback where a project is adjoining an
existing residential project 1.(} maintain minimum provisions for light
and air.
(c) Building Heigp,ts. The overall height of a building shaIfbe measured
from the aVentge of the highest and lowest grades of the site to the top
of the parapet of the highest habitable floor. Uninhabited roof struetmes
that conceal mechanical equipment and elevator and stair overruns are
exempt from thia requirement, provided that they 40 not project above a
45-deg:ree plane inclined inward from the top of the parapet(s) of the
nearest. buildi,p,g wa1l(s),up to a maximum height of30 feet The
maximum heights of buildings are illustrated In Figure F t Building
Height and Sun Access~ with the following additional restrictions:
(1) For site$ within d1eLittle Italy San Access Overlay, a
ma.-omwn building height limit of 1 SO feet applies. A
maximum building height envelope sball be further defined as
follows and as illustrated in Figure N:
(A) On blocks north of Cedar Street, all sITeet frontages
shall be defined by a mmdmum 50-foot streeJ wall
along all street ftontages.,Above the 50-foot street
wall, the maximum building envelope is defined by:
along the east and west frontages of a block facing
Or. .4rt. DiV.,
[ill 1 I 3_.
Saa Di~~ Muuidpal,Code Chapter 15:.PlanJJed Districts
(5-2006)
(F) Upper Tower
The upper toweris defined as the upper 20 percent of
the tower., m~d above the base or mid-zone to the
top of the ~uilding including mechanical penthouses.
The upper tower shall be designed to avoid a cut-off,
fiat top appearance as dcSCrt"bed in Section
151.~311(g)(5) oftb1s Division.
(e) Ground Floor Heights
The minimum groundflQor height for buildings, measured from the average grade of
the adjoining public sidewalk. in mcrements of no m-ore than 100 feet along a project
frontage~ to the finishfloor elevation of the secondfloor, shall be:
(1) Average of 12 feet for buildings containing gr01.mdjloor
residentisl uses;
(2) Average of 15 feet, but not less than 13 feet, for buildings
, containinggroundjloor non-residential uses; and
(3) Average of20 feet, but not less than 18 feet, for buildings
CQnt~1-n.;ng groundjlooracttve commerc.iaI,uses within
Neighborhood Centers or along Main Streets.
(f) Commercial Space Depth
The minimum depths of commercial, groundflool' spaces shall be:
(1) 25 feet along 75 percent of the commercial space
frontage along a public street; or
(2) 40 feet along 75 percent of the commercial ~pace
frontage along a designated Main Street; and'
(3) 15 feet along the remaming25 percent of the
commercial frontage if needed to accommodate other
internal functions of the building.
f.;;~~t~!~f~~tJ~1f.~~~.i~D~~~~!~~~,.".:S';.,~i
- .
Cft Art. D~.".
1151113~
San Diego Municipal Code Claapterl!: PlaDned Distrids
(5-2006)
(1) The f~llowing standards apply to residential projects
that contain 50 or more dwelling wniJs:
(A) Cammon Outdoor Open Space. Each project
shall provide common outdoor ~pen space
either at grade, podium level, or roof level.
Common outdoor open space areas shall have
a minimum dimension of 30 feet, or 40 feet
when bordered by three building walls
~xceeding a height 005 feet, and may contain
active and/or passiv.e areas and a combination
of hardscape and landscape features, but a
minimum of 10 percent of the common
outdoor open space must be planting area. All
common outdoor open space must be
accessible to all residents of the project
through a common corridor. Proj<<is shall
provide common outdoor open spaces as a
percentage of the lot area. based on the
following:
. :::;10,000 sf
10,001-30,000 sf .
>30,000
(B) COTY!mon Indoor Space. Each project shall
provide at least one community room of at
least 500 square feet for use by all residents of
the project. The area is recommended to be
.located adja~t to, and accessible from,
common o1J1door open space. This area. may
contain active or passive recreational
facilities, meeting space, computer terminals,
or other activity space, but must be accessible
through a common conidor.
(C) PriwJe Open Space. At least SO percent of all
dwei ling units shall provide private open space,
C1r. Ai1. Dtv.
~
san. DieKo M1IIIicipaI Code
(~~~)
Chapter 15: PJaJUled Districts
on a ~~ny, patio, or rooftermce~ with.a
mmimumareaof40 square feet each and an
average hori.2Ontal dimension of 6 friet. .
Balconies should be proportionately distributed
throughout the pI'Oj<<:t in relationsIri.p to floor
levels and sizes of units~ LiVing unit projects
ale'cxempt.from this requirement.
(2) Pet Open Spt\ce. Each project shall provide a
minimum area of 100 square feet improved for use by
_ pets clearly marked for such exclusive use.
(Added 4-3.2006 by 0-1.9471 N.S; effet:tm 5-3-2006.)
U51.0311 Urban Design Regulations
Focusing on how buildings and the
spaces between th~m are consciously
designed and integrated, the following
urban design standards are intended to'
create a distinct urban character for the
Centre City Planned District; ensure that
development is designed with a
pedestrian-orientation; and, foster a vital
and active street life.
(a) Building Orientation
All buildings located on a public street shall be oriented toward, and have their
primary entrances facing on or toward, the public ~'rree/.
(b) ,Facade Articulation
The street wall faftAde along public rtghts..qf-wqy in all districts shall be
arcl1i.tectUra1ly modula.tedb-y volumes that are 100 feet in width or less, and:
(1) Sma11ermoduIations may be incorporated within larger
volumes;
(2) Volumes along the street wall must be defined by structural
bays and/or substantial t'eveals or o:ffi;ets in the wall plane,
Ch. .Arr. Div.
IJilJJ ;) ~
, .
Douglas WJlson Companies
450 B Street, Suite 1900
San Diego, California 92101
phone: 619.641.1141 fax: 619.641.1150
www.douglaswilson.com
COMMUNITY DEVELOPMt:NT
DEPARTMENT
JUN 1 2 20D6
June 9, 2006
CVRC Members
276 Fourth Avenue, MS C-400
Chula Vista, CA 91910
.
Dear Members of the CYRC,
Douglas Wilson Companies (DWC) has actively followed the development of Chula
Vista's Urban Core Specific Plan and would like to offer constructive feedback based on
time taken to review the most recent draft of the plan. In reviewing the UCSP we have had
several discussions with industry professionals to provide feedback. The following
constructive review is based on perspectives from the DWC internal team, architects and
contractors input.
As discussed with councilman Rindone during a May CYRC meeting we have identified
that our main point of feedback is with respect to the nuances ofheight limits in various
districts throughout the UCSP. We felt it important to raise these issues so Chula Vista can
consider adjustments pending their re-development expectations. In each case our
feedback is intended to shed light on the relationship between construction codes and three
of the proposed height limits. In. addition we believe it is critical for the City to understand
how prospective investors and their own expectations for re-development might be
impacted.
The following are points of information regarding the 45 foot, 60 foot and 84 foot height
limits that occur within the UCSP. The caveat to all this discussion is the fact that all
builders may not try to build to the max height allowable based on cost constraints and
other variables, but the intent ofletter is to show that slight adjustments in height will keep
policy from eliminating design considerations for desired floor to ceiling heights and the
4th, 5t\ ih or 8th story of prospective buildings.
45 Foot Heh!ht Limit
If the expectation of the City in all sub districts with the 45 ft height limit is 3 story
buildings or less, then the 45 ft height limit will not impact this expectation
If the expectation of the city is to achieve up to 4 story residential buildings in the sub
districts that are currently designated with a 45 foot height limit then the expectation of a
fourth story could be difficult and in some cases unrealistic.
The point of bringing attention to the 45 ft height limit is to point out that construction
code for a four story type V (wood) building dictates a height maximum of 50 ft from
finished grade to the mid point of the roof line or to the top of parapet. In most cases the
top of the fourth story (not including parapet or sloped roof) will be right at or just below
the 45 ft mark. In the case where additional height on the first floor is included for
--
San Diego San Francisco Denver Atlanta
...... 1'..1 1..1 TT". 1 r"'. .
June 9, 2006
Page 2
retail use then the top of the fourth story (not including parapet or sloped roof) may require
the top ofthe fourth story to be at 46,47,48 or even 49 feet.
Compressing these buildings is a potential solution but this would lead to less desirable
living conditions on certain floors of the building and may force the design to lose the
fourth story all together. There are only minor differences between building code and
proposed policy, which would suggest a need for slight adjustments to policy only if the
city would like to see more four story buildings in these sub districts. Likewise, if the city
does not want to impact desirable floor to ceiling areas, then policy should make sure that
buildings have the flexibility for the top of the fourth story to be slightly higher than the 45
ft mark.
* * Although other construction methods do not have the same height restrictions as type V
they will be held to the same design constraints as a type Vwith respect to a needfor afew
more feet in height. **
60 Foot Hei2ht Limit
Similar to the 45 foot height limit the 60 foot height limit creates a 5 ft variance between
building code and policy. Building code for a five story type ill (wood) building dictates a
maximum height of 65 feet. Beyond type III there are several construction type
combinations that could provide a single or mixed use five story building. However, for
_all of the same reasons as above the 60 foot height limit can put the fifth story of a design
in jeopardy unless lower floors are compressed below desirable floor to ceiling heights. If
the City desires five story buildings in these locations, while limiting building
compression, then slight adjustments to the height limit should be considered. If
successful five stories projects are desired in these sub districts then the building would
need the flexibility to have the top of the fifth story somewhere between 60 and 65 feet.
84 Foot Hei2ht Limit
The 84 foot height limit presents similar issues with the feasibility of a ih or 8th story
depending on design. The impact ofthe building code in these sub districts are the
building code requirements that require significant additional cost considerations if the
floor level ofthe top story is above 75 feet. The City's desired scale in these sub districts
is perfectly acceptable and we believe the desire in these sub districts is to have up to 7 and
8 story structures. In this case the City should understand the strong likelihood that all
designs in these sub districts will not allow the floor level of the top story to exceed the 75
foot mark. With an eighty-four foot height limit the top story would only have 9 feet floor
to ceiling if a design brought the floor of the top level close to 75 foot mark. It is
obviously feasible to compress the building, or take out a floor, but this example
demonstrates that an additional 3-4 feet of height limit would permit a potentially desired
additional story while maintaining the exact scale that matches the city's desire. In this
case the design with a few more feet of height latitude would better serve the ultimate end
user and permit more flexibility in programming successful projects.
June 9, 2006
Page 3
Summary
Building design naturally gravitates to the design constraints of construction codes and
municipal codes. When both codes are in tune the result is ease of coordination between
city staff, design teams and most importantly public/civic review boards. The above
presentation demonstrates the subtle difference between the impacts of the current height
limits as it relates to construction code and the ultimate project design. In each case the
end conclusion is that slight variation to the height parameters will prevent undesirable
design with respect to floor to ceiling heights and prevent the loss of potentially desired top
floors of structures. Additionally it is important to understand that the ultimate scale and
presentation of finished projects will be virtually the same if a 3-5 foot height variation is
introduced. Through all of this we hope to have conveyed that slight height adjustments
would be h-nportallt to consideralid ultimately will allow the flexibility to d~sign ~xcellent
projects to best serve the residents of Chula Vista.
In the event any member of the City would like to visit on any of the aforementioned
information we would be pleased to do so. Thank you for your time and consideration.
Sincerely,
DOUGLAS WILSON COMPANIES
-~ --~
.-- . .,~.,. --."' ~
~~~~---::::.=-~-~
...,.;:;,:':~ Kieffer
Managing Director
VVIVU\lIUI\/I I Y DEVELOPME 1
DEPARTMENT N /
..
..
JUl 0 3 2006
-
GLEN R. GOOGINS · ATTORNEY AT LAW
VIA EMAIL: HARD COPY TO FOLLOW VIA US MAIL
June 29, 2006
Mr. Brian Sheehan, Senior Community Development Specialist
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: Request by Walt Schanuel for Conforming Modifications to the City ofChula
Vista's Draft UCSP
Dear Mr. Sheehan:
Thank you for taking the time to meet with me last week.
As a follow up to that meeting, the purpose of this letter is to formally request that the
City revise the C-3 zoning district regulations in the pending draft Urban Core Specific
Plan ("UCSP") so that they better implement the applicable land use visions, policies and
objectives set forth in the City's recently approved General Plan Update ("GPU").
As you know, I am working with Walt Schanuel to explore the development potential of
approximately 1.5 acres of his property located at and around 590 Flower Street and 169
Broadway in Chula Vista (the "Property"). Towards this end, I recently analyzed the
existing and proposed land use regulations that govern the development of the Property.
My analysis focused on the goals, objectives and policies in the recent GPU, the existing
underlying zoning for the Property, and the proposed regulations within the pending draft
UCSP.
In my analysis, I found some inconsistencies. We talked about a number of these in our
meeting, but the main issue is this: the UCSP is proposing zoning regulations that
contemplate and encourage commercial development at and around the Property while
the approved GPU contains land use designations that contemplate and encourage mixed
use/multi-family residential development at and around the Property.
In order to remedy these inconsistencies and to better implement the GPU's vision for the
area we are recommending the following changes to the C-3 district regulations in the
draft UCSP:
I. Include Residential as a Primary Land Use. The C-3 Broadway North
"zoning sheet" should be revised to include "Residential" as a "Primary Land Use". We
-_.
344 F STREET, SUITE 100
CHULA VISTA, CALIFORNIA 91910
TEL: 619.426.4409 E-MAIL: GRGLAW@COX.NET
Mr. Brian Sheehan
June 29, 2006
Page 2 of 4
would suggest 70% as the district "Max" for residential uses on Broadway; however,
100% residential projects should be permitted off Broadway. Reasonable residential
parking regulations, open space requirements and other appropriate residential standards
would also need to be added. (The UC-I3 Mid Broadway district may be a good place to
look for appropriate versions of these standards.) Development standards for mixed use
projects should also be added per GPU policy LUT 54.6.
2. Revise the Land Use Matrix so that Multi-Family Residential and Mixed
Use Proiects are Permitted without a CUP. Within the current draft of the C-3 zoning
regulations the following land uses would require a CUP (efficiency apartments,
townhouses, multi-family dwellings, mixed commercial/residential projects and
shopkeeper units). However, these types ofprojects appear to be exactly the type of
development contemplated and encouraged by the GPU for this area. [See, for example,
the North Broadway Focus Area "Vision" set forth at Page LUT-193 and the Policies
under Objective LUT 54.] These same uses are "Permitted Uses" (that do not require a
CUP) within other UCSP districts with similar GPU land use designations, goals and
objectives (for example, UC-I, UC-2, UC-IO, UC-13 and UC-15). Accordingly, we
request that these development types also be treated as "Permitted" uses within the C-3
district. The need for this modification is especially acute within the areas of the C-3
district that have a land use designation of Medium Residential, and an underlying zoning
designation ofR-3 (for example, the portions of Mr. Schanuel's Property that abut
Flower Street). Unless these changes are made, an area that has been historically
residential--and that abuts similar residential land uses--would all of a sudden need a
CUP to develop a residential project.
3. Increase Maximum Development Intensities. The North Broadway Focus
Area of the GPU--which encompasses the C-3 Broadway North zoning district--
contemplates a zone wide average density of 40 dwelling units per acre with building
heights on Broadway ranging from low-rise (1 to 3 stories) to mid-rise (4 to 7 stories)
[See LUT 54.3 and 54.4]. However, the current C-3 development standards would not
allow this density or scale of development. The current C-3 FAR is 1.0 and the
maximum building height is 45 feet. If built to these maximums--using today's building
standards, typical unit sizes and applicable set backs--Mr. Schanuel's 1.5 acre Property
could only support in the range of 20 to 25 residential units. This is contrary to the
specific regulations and intent of the GPU's North Broadway Focus Area that expressly
envisions the addition of "higher-density residential units" in the area.
The properties with the C-3 zoning district along Broadway south of D Street
(including Mr. Schanuel's Property) are also located within the GPU's E Street Visitor
Focus Area. Encouraging higher residential densities near-and with good access to--
transit hubs is a core objective of both the GPU and the UCSP. Accordingly, the vision,
objectives and policies for this planning area also suggest that higher development
intensities should be encouraged at and around the Property. Applicable policies in the
GPU contemplate 40 units per acre within the Mixed Use Residential designation [LUT
55.7]. The commercial/retail component (alone) of mixed use projects proposes an
Mr. Brian Sheehan
June 29, 2006
Page 3 of 4
aggregate FAR of 1.0 [LUT 55.9]. And, building heights range from low to mid-rise
[LUT 55.9]. The Schanuel Property is located less than half a mile from the E Street
station. Similarly situated "Mixed Use with Residential" planning areas about a half mile
away from the H Street transit hub contain substantially higher maximum intensity levels.
(See for example the Mixed Use with Residential land use designated areas within the
UC-12 H Street Trolley zoning district.) As a compromise between the pure transit-
oriented areas within the UCSP and the existing C-3 standards, we believe that the UC-13
zoning district may provide a good model of mid-range development standards and
intensities.
If a reasonable increase in development intensity were to be made at and around
the Property, such an increase would be well buffered by the surrounding R-3 zoning
designations. Such designations already allow for low to medium density residential
development. The current R-3 zoning extends all the way down Flower Street, on both
sides, for a full block in either direction: to 5th Avenue to the east, and to Woodlawn to
the west. These existing low to medium density zones could continue to serve as an
effective transition between a somewhat higher development intensity near Broadway
and the single family densities, blocks away, within the area's internal neighborhoods.
This area of the City has not received the highest profile attention in the City's
recent land use planning efforts. However, it is an important "gateway area" that is very
much in need of a high quality project to jump start its revitalization. We believe that
Mr. Schanuel's Property could be just the site for such a project. Mr. Schanuel is already
talking with adjacent property owners regarding the possibility of joining forces to
assemble a larger development block. Even a high quality, multi-family stand alone
project off Broadway would be a great addition. Either path would be facilitated by
zoning rules that fully implement the GPU's vision for the area and that eliminate the
uncertainty and time requirements of a CUP process.
Thank you in advance for your consideration of these requests. We believe that our
requests are based on good planning principles. We also believe that our requests are
consistent with and build upon the good work already built into the GPU, the draft UCSP
and the EIRs prepared in connection therewith.
After you have reviewed this letter, please call me with any questions. We can then set
up a follow up meeting. Ideally we would meet before the end of the public comment
period for the UCSP EIR which I understand to be July 13th,
Mr. Brian Sheehan
June 29, 2006
Page 4 of 4
cc: Steve Padilla, Mayor
Dana Smith, Assistant City Manager
Mary Ladiana, Environmental Planning Manager
Erik Crockett, Redevelopment Manager
Diem Do, Senior Community Development Specialist
Mr. Walt Schanuel
July 6, 2006
Mr. Brian Sheehan,
Senior Community Development Specialist
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: ReQueat for Amendment to the Citv's Draft UCSP to add the PrODerties
Louted at 31 t throuu 325 G Street to the V-3 West ViDa2e ZOUt! District
Dear Mr. Sheehan:
As you know, I own the residential properties located at 311 through 325 G Street in
Chula Vista. ,Per our recent conversationsJ J would like the City to consider adding these
properties to the Urban Core Specific Plan. The properties are located adjacent to the V-
3 "West Village" zoning district and are ~uitable for development per the draft V-3
development standards.
1 would like to meet with you to discuss my proposal for inclusion in the UCSPJ and to
discuss additional ways the City may be able to assist me in redeveloping the site. I will
'-'Ontat.1: you soon to set up such a meeting.
Sincerely L .f:k
JOSeA.Q~
. ...............................1__.... ....J...._._ ........._... ......"1.......,,\
. .
, ;r;oMWI![JNiTYlDEVELOPfliJliN~":~:
:Wf;PAR!MJ;;fijF' I :
-~ ". ..--_.l.....,_,..~~...._."""'"v J
,
,
J Ul 1 2 ~IIDItiJ$
July 7, 2006
.
-
Mr. Brian Sheehan" Senior Planner
City of Chula Vista
276 Fourth Ave
Chula Vista, Ca 91910
Dear Mr. Sheehan,
Based on a review of the Urban Core Specific Plan, I recommend changing the proposed
zoning for 708 H Street from UC-IO to'UC-12. This property is located in the transit focus
area, directly across from the H Street trolley stop and is bounded on the west by Interstate
5 and on the south by an elementary school.
UC-12 zoning will increase the allowable density which is consistent with the Plan's goal
to have the highest density zoning near the trolley/transit complex.
A zoning ofUC-12 on the south side ofH Street will recapture some of the density lost
when the Holiday Gardens condo development opted out of the rezoning plan. Also, the
MTDB trolley property is already proposed to be UC-12.
Finally, because 708 H Street is bounded on the south by a public school, the zoning of
UC-12 will not impact the City's strategy to gradually transition from high to low density.
Thank: you for considering this recommendation.
Sincerely,
E~~
Bison Mobile Home Park
---
--
Page I of I
Brian Sheehan
From: judy cave [cu4t@worldnet.att.net]
Sent: Saturday, July 08,2006 11 :01 AM
To: Brian Sheehan
Subject: ucsp
Dear Mr. Sheehan, Please do not even consider buildings higher than three stories in the area
known as the" Third Avenue Village".To do otherwise, would be a massive endeavor and
hardly welcoming to it's citizens. The buildings need to be away from the sidewalks with
greenry, brick and interesting entrance areas and lots of trees.The city is encouraging more
citizens into the area and we have to enjoy the environment you are creating.The landscaping
on the east side of Chula Vista is very nice. We need that same kind attention on the west
side. The building project at 3rd and H S1.. is not welcoming at all. There is very little greenry
and very few trees. With all the increase in traffic, we badly need the trees to absorb the car
pollution which is very apparent, already. I know we have creative staff working on this project.
I only hope [and pray] they will incorporate the needed environment to really enhance this
lasting developement. Sincerly, [Mrs.] Judy Cave, 345 Hilltop drive, Chula Vista, CA.
91910
07/1112006
Emilie Stone
7161 Malta St.
San Diego, CA 92111
HAND DEUVERY
July H, 2006
City of Chula Vista
Mayor Padilla, City Council, and Redevelopment Dept.
276 4tn Ave
ChulQ Vista, CA 91910
JUL 1 1 2006
,q,.;;>~.~,,-.
- -
.~. -." ~
..:.....- ~.-:.:"',.,
RE: Urban Core design and General Plan
Parcels located H and Broadway St
502,510, and 520 Broadway, and adjoining 516 and 646 H St.
Dear j--Iqnorable Padilla and other City Representatives:
I am writing in response to the Urban Core Plan and it is my understanding this will limit our ability
I
to reqfvelop as we have been planning. I have been a big proponent of mixed use for quite
sometjm~. I believe Shopping Center such as the Ralph's/Trader Joes Center in Hillcrest. San
Diego i~ a great model of mixing commercial retail with residential. The way I am reading the plan
and "1qps the Chula Vista Shopping Center across the street. Residential use is being added. And I
would Ii~e the same consideration. We the smaller centers deserve the same rights and benefits of
the Iqrger landholders and projects. especially when they are in the same location.
We cHrr~ntly have apartments in the back of 510 and would like to redesign maintaining residential
use wjtr apartments above some of the retail. Currently the 'Plan' to be only commercial is limiting
our fYt~re design, use and ultimately its benefit for Chula Vistas housing needs.
The City purports to want to be .pedestrian-oriented,. yet has designed the 'Beautification
Project' so pedestrians are weaving back and forth around plantings on a five foot sidewalk and
want~ t9 change H St from a 4 lane to a 6 lane road increasing traffic speed, and opposite
ped~rrian friendly and retail in the area. For this recent project, not only land was acquired from
the a~~cent properties. over the years the City has acquired property from us in excess 12,000
s.f. Si"f~ 1946 for various projects, this figure does not include utility easements. -
I am f~r""ally requesting the City do not limit our use to only commercial, but maintain our current
mix i'1~rudin9 residential and allow us to build upward to provide much needed housing. Mid-rise
apartments continue to allow our commercial tenants to live on site and would allow others the
same W,,,efit making use of the location between the Trolley and Regional Mall. Again, I
respe~ffully request the Southwest corner of H St and Broadway be designated Mix Commercial
us~. ,It,p Residential use with Mid-rise desiQnation.
Sil1certly,
~~~
Emili, jtone
Ownerftf1d Property Manager
Las "f'f~pas Shopping Center
S/W .,rner of H and Broadway St., Chula Vista
.'1 u 1 11 06. J.. 1=: 1 8 P . h a r r i e t s t on e
.JUI I I uo u.t: ''1 t::.rT1Ille :stone
!oiUMTY DEVElOPN ...1
DEPARTr.1!E;'\IT
JUL 1 2 2006
Haq~et Stone
6566 Ridge Manor Ave.
San Diego, CA 92120
Jufy 11,2006
..... HAND. DELIVERY
j-, ::' ~~~,. ~~..
i-: i."f'
)
JUl 1 1 2006'
qfY of Chula VISta
~YQr PadiIJa. City Council, and Redevelopment Dept.
~76' 4th Ave
<:quIa. Vista, CA 91910
RE: SW Comer at H and Broadway
"'...::!".;=-.c~:
T1Us communication is being sent to all of you regarding the Land use in the North West portion of
~ Urban Core. My family and I have been owners of land in this area (SW comer of H St and
~~y) since 1946 and have redeveloped it several times since. Your current plan/proposals
~a1ues the area and our IJSC of our land.
Chula Vista. is having significant growth and is Jredicting this to continue. Yet at the same time
0tW \JSC is being limited to height potential. Tall buildings are being favored in certain areas while
~ are being limited to thJ'ee stories. The Chula Vista Mall is cfirectly across Broadway St &om
"' apd they are being changed to Mixed use with Residential. I see no rcason we shouldn't have
du: ~ option.. We may not have acres, but we ccrtain]y have large enough pan:els to create a
rqp~ mixed use of commercial with Residential mixed in and above.
It Ms been OUl' desire to redevelop the comer property at 502, 510, 520 Broadway along with 516,
646 H St. into a mixed use of residential apartments above the commercial We currently have
resi~aI, yet according to the map on LUT -1851his will no longer be the case when we
re4eveJop. This is unjust and we wish to have the same rights as the MaIJ directly across the street..
Qver the years we have bad to give the City quite a bit of property just to be able to exist. First it
~ forty feet the entire I~ of om' property on H SL to expand the entire stn:et to Robe Co; then
!I five foot easement for Madison Ave to connect South.; and then the City decided to let the South
n~gJ1bors to eliminate: their obligation to create Madison Ave. South.
My father developed tile comer for a Gas Company in 1952 aud also built a MarkeL He built an.
~ent building in 1958; in order to redevelop we bad to donate 190' by 12' on H St for a right
5......... and donate ISO' by 12' for a bus stop on Broadway; the last gjft for a 2' wide for the H St
· . fj'Ptification' project. This bas been quite sizeable and costly in tenDs of net income and has
I. ftfd our potential for growth and development Now our use is in jeopardy by being further
,. ...... ff;d. I would appreciate your consideration to see that the use be COlTected to remain the same
, ~ude n:sidential also the m:eater and anprocriate hei2ht to better serve die community
'. . rns a IOOder.Ite high rise. Thank you. , .
J....... ely,. .
" . ~T-
. /~~
. . r:t Stone
.. !
. .
Health Care Structures, LLC
621 Del Mar Ave - Chula Vista, CA 91910_
Tel. 619-426-3114 - Fax. 619-426-6700 COMM'B~II':fD.'. EV.'ELOPM .~7
r- EPART1'\t1ENT' EN,
-,
July 11,2006
JUl 1 4 2006
l
j -J
L
-
City of Chula Vista
Community Development Department
276 4th Ave. MS C0400
Chula Vista, CA 91910
Re: FAR's in the Urban Core Specific Plan
Attn.: Eric Crockett
As the owner of the 3,2 acre site at 835 Third Avenue, I would like to redevelop this property.
The UCSP has it within the C-I district and provides for a maximum FAR of 1.0.
The property to the north is a two-story wood framed and wood sided office building built in the
1970's. The property to the south is a Class A medical building about three years old. The FAR
of 1.0 would not allow the development of a similar Class A building.
I strongly advise staff to revisit the F ARof 1.0 in the three corridor districts and suggest raising
the FAR to 2.5 or even 3.0. A quality building with the interior and exterior amenities that we all
want for this community can not be paid for with the overly restrictive FAR in place.
The impact of a FAR of 1.0 is even more acute on smaller lots. Parking will have to be below
grade and the costs of that parking will require more lease space above. The economics of tIlis
will leave these properties unable to be developed.
Thank you for your consideration in this matter. Should you have any questions, please do not
hesitate to contact me.
Cordially
A)!~ CJ ..v'------
M. Kevin 0 'Neill
Managing Partner
--
MKO:co
Brian Sheehan
From:
Sent:
To:
Cc:
Subject:
Tom Mautner [mautner@cox.net]
Wednesday, July 12, 2006 12:55 PM
Brian Sheehan
mautner@cox.net
C.V. Downtown Planning
Mr. Sheehan,
The follow concerns the "Urban Core SpecificPlan" currently under
development and consideration by the City.
We all agree that the downtown area needs a face lift. However, it would be
irresponsible to destroy historic Chula Vista just to obtain presumably
profitable investment development for the City. Historic sites must be
retained so that the history of Chula Vista is not lost. Our heritage is
very important.
Concerned residents for 61 years,
The Mautner Family
Dr. Torn Mautner
Consultant, Technology Development
Micro/NanoSystems, Fluids MOdeling, CFD
tornrnautner@cox.net mautner@cox.net
Voice/FAX (619) 421-3855 Cell (619) 227-2650
1
Courtney Piper Property Management, LLC
801 Broadway - Chula Vista, CA 91911
Tel. (619) 427-1869 - Fax. (619) 420-1376
July 12,2006
City of Chula Vista
Community Development Department
276 4th Ave. MS C0400
Chula Vista, CA 91910
Re: FAR's in the Urban Core Specific Plan
Attn: Eric Crockett
As the owners of the 3.3-acre site at the corner of 801 Broadway and K Street we would
like to develop this property. However, the UCSP has it within the C-2 district and is
calling for a FAR of 1.0 & a maximum height of 45 feet, with 50% retail and 50% office.
We would like to see these figures changed. This is a unique corner lot buffered by a
school, senior housing and a parking lot. We strongly advise your staff to raise the FAR
in the three corridor districts to 2.5 or even 3.0 and raise the maximum heights to 65 feet.
We would also like to see at least a 70% residential component with the rest being office
and retail. Without these changes we would be unable to develop this property.
Thank you for your consideration in this matter. Please feel free to contact us at any
time.
Sincerely,
Jim Courtney
Dan Courtney
David Piper
J
,{,:.';..,
- :;~;;;,(~!j,; . .. .
';' ..:", ,.." '.:.. . " /()(/
.... ,,' ~:! . .
~
Q~~. '
5:''' !'E~u lO..""tT' .
"SSt.S~0~S \'''P . .
-..- .c....~ _...... "2."1'
~
3
.0
<(
o
a:
m
I
l 21 J '
I . ..tT~.SH AVE. , . ';-/..([8Er\CH
. .
..
~
K
. .
'r
.
-
"'1 V-
...c,......i.
. .
\ :
. -- }.,..
IZS'L
.
.'
,
.'\
",
~.
~.>
.'."
~
~
C\a
~.'
~
j ;,j,(J', "
Q SEC.
146
. . ..
< ,
~ PA~.~
Q\
0)"
lit,
,
P/1A~i
'1
~
'"
@-~
@,":~
o. 83AC~
.
\\.
0).
'.
. '~;...'~'. ,
.. ;....
Q -
.J
. -~
. 0
.~
,. ,
/!I' -' ,.'
~
.
.~
~.
~,
;::i'~~
'-S71J
--r 2()Q -----~-
~ '~~.1A @.,
@
'60':1)
~':).~~
r'" .
, ,
P4IJ.J ~~
~,
.~
o
o
- ,.' "
. h .. J2S. .::
:- :
IZS
620
~~S
..- ..-.
;.,0....
2.8ZAC.
"
~, m~
8
.,f';
-f., ;
, \"'..
....
Jz.s 71 .Lll
J'.r"2.
- _._. ..._____ --. -3 '3.( - - - -----
~.
01
, ,,-. ~I
I
Q
..,.
....
() ,
,. to
'@) "
. ,
.N. 7/0 3S'3(J~~;
.--!-
~)
ST Of?~
r EAST ,PARt\ 130 I
, ,LN. "
cn. ~
i" <)
"; , Iq
SIERRA
r
~.. BEACH
")
AVE!
) r
Ji'
AVE.. ;,
.~." - . '~<.:. ?' '
ASH
-;.
l- N ~ ~~
::>> ~ ',-.
u " I~ " '.- ~.~
~ ) ~ i"
en
w ~ ~ ~ 1:
(!) "" .
z ~ \: ~i:
Z 9 - ji,
< .... "it} .. ,
0 .... ~ , t.
:r:. '..
~
'. u ~ I '~
G <{!
. . , L-
-, ,
....j'J
. ~
'-:,..' I
"~,
"'....
I"
- ,.
.~
."-'
(~'
.~
>'JC:,
Emilie Stone
7161 Malta St.
San Diego, CA 92111
VIA EMAIL
July 14, 2006
City of Chula Vista
Mayor Padilla, City Council, and Redevelopment Dept.
276 4th Ave
Chula Vista, CA 91910
RE: Draft Specific Plan of Urban Core design and General
Plan
S/w Corner of H and Broadway St
Dear Honorable Padilla, City Council, Planning and the
Redevelopment team etc:
I have done some review of the Draft EIR and Draft Specific Plan
for the Urban Core and I have some concern and comments I would
like considered. I am pleased to see the City taking the effort
to try to bring positive changes. I am a proponent of mixed use.
That has been a goal of mine to redevelop our parcels with mixed
use. The proximity to the Mall and Trolley make it ideal to have
residential mixed with Retail. Some of our current apartment
tenants already work in bur adjacent shopping center and hardly
use their car.
I find the use proposed for UC-10 far too low for Residential at
only 20% maximum and thus severely under valuing our the
location and our property. I see 60-70% residential as very
practical for the area as Retail and offices would be on the
lower two floors, and Residential on top. The Floor Area Ratio
is only at 1.0 max. and the trolley is 6.0 maximum. I believe
that being within easy walking distance to the Mall and Trolley
we should have a FAR of at least 2 and 3 certainly would give us
greater flexibility to address the market needs at the time. I
am not looking to have a skyscraper but would like to be able to
access the market at the time and design accordingly with a bit
higher density especially with need for housing and the
proximity to the trolleys and mass transit.
I have enormous issue with the City wanting to make H Street an
expressway. Six lanes increases traffic speed, noise and
pollution. According to the EIR using all the mitigating
measures presented in Section 5.8 of the EIR this still won't be
enough to cure or mitigate these issues ~however, these measures
would not reduce the cumulative traffic impacts to below a level
of significance.H Six lanes even without the impact of the Light
Rail Transit affects accessibility to the local businesses in
the area therefore, everyone's livelihood on H St. between Hwy 5
and Broadway St. is in jeopardy and the LRT would just further
impact all the issues already stated.
The six lane concept also gives me heart burn because the City
will be essentially forcing the adjacent property owner to hand
over their property for this City Project. I know the City won't
approve any build out plans without first securing the taking of
the property running along the street. This is one of the main
reasons the area is currently in such decay. It is unfortunate
but the cost has been too great for redevelopment for most
properties along H St. between 15 and Broadway St. Some of the
lots are so small they couldn't afford to lose any land and stay
in business, as a result there has been a stalemate and
improvements have been held up... I am also concerned that with
the median changes left turns will also be limited and again
hurting the local businesses. The design of an Express Way will
hurt the adjacent business in many ways and this isn't fair.
I have recent experience with the City on the 'Beautification
project' along H St. The City has just taken two feet along the
frontage of each parcel between Hwy 5 and Broadway along H St
for this project that was done in conjunction with the road
improvements. And even through we were told by the City it would
not be realistic for the City to be wanting to widen the road
after spending so much money to 'improve it,' this project of
widening H St. to 6 lanes certainly shows up as part of the
General Plan and the Draft of the Urban Core Specific Plan
Through out the Urban Core Specific Plan it is stated to have
walkable communities. pedestrians already have a tough time
walking through the area new 5-foot zig zagging sidewalks.
Increasing traffic speed would only impact their already
compromised comfort zone. I wonder if the City has considered
making some streets one way only to improve flow. This sure
beats having streets widened at the cost of the local owners and
businesses.
I am not too familiar with most of the trees selected to be used
within the Urban Core. But I am very familiar with the mess
Jacarandas make and there high pollen count. The tree itself may
not need much trimming but they will need a lot of maintenance
because they are exceptionally messy during their blooming
season.
I certainly hope the City allows greater flexibility on the use
mix. Let the market tell us whether or not to have 20 or 70%
residential. Our center already has residential in the rear and
it makes sense to have the rear mostly residential while at the
street corner mostly if not all commercial. Thank you for your
consideration.
Sincerely,
Emilie Stone
Owner and Property Manager
Las Tiendas Shopping Center
S/W Corner of H and Broadway St.
carrierjohnson
architecture for urban environments
CITY OF CHULA VISTA
URBAN CORE SPECIFIC PLAN
July 14, 2006
Mrs. Mary Ladiana
Planning and Housing Manager
City of Chula Vista
Community Development Department
Chula Vista, CA
Dear Mrs. Mary Ladiana:
In response to the City of Chula Vista's request for public comment to the draft Chula Vista Urban
Core Specific Plan, dated April 2006, Carrier Johnson offers the following general and specific
comments associated with the draft plan based upon our planning investigations within several of
the proposed sub-districts.
Building Heights:
We have found some issues related to maximum building height that we believe could be revised
in relation to standard building practices. The 2002 California Building Code, table 5-B (see
attachment 1), identifies each construction type and the building height to top of roof for each
construction type. In several cases we have found that the building height restrictions set by the
draft Urban Core Plan are non-consistent with standard building practices. For example, several
primarily residential sub-districts limit building height to 45'. The standard industry practice for
low-rise multi-family and single family residential is Type V construction, which allows a maximum
building height of 50' to the top of roof. This sectional sandwich is typically comprised of one-
level of Type I construction above-grade parking (min 12' floor to floor for acceptable ceiling
heights) plus 3 to 4-levels of Type V residential above at minimum 10'-0" floor to floor (assumes
8'-6" ceiling height). The minimum building height for 4-levels of residential over one-level of
parking is 52' to top of roof. With minimal site grading, usually grading the parking to partially
sub-merge the parking podium, the building height may be calculated at 50',
Similarly, the draft Urban Core Plan proposes a maximum building height within the mixed-use
sub-districts at 60'. The standard industry practice for low-rise multi-family mixed-use is Type V -
Modified and/ or Type III wood and/ or light gage metal framing over a Type I concrete podium
containing retail, office and/ or parking. This sectional sandwich is typically comprised of one-
level of commercial space at-grade (min 15' floor to floor for acceptable retail ceiling heights) plus
4 to 5-levels of residential above at minimum 10'-0" floor to floor (assumes 8'-6" ceiling height) .
The minimum building height for 5-levels of residential over one-level of commercial is 65' to top
gardon r. carrier I michael c. johnson I frank a. wolden
1301 third avenue san diego ca 92101 I phone 619.239.2353 I fax 619.239.6227 I www.carrierjohnson.com
P:14790.00\ColTE!spondenceIGovt agency\LetterslUrban Core Plan.doc
Mrs. Mary Ladiana
City of Chula Vista
July 14, 2006
Page 2 of3
of roof. With minimal site grading, usually grading the podium so as to partially sub-merge the
podium the developer may increase the residential ceiling heights to g'-o" clear (an increasingly
more common marketable ceiling height).
With respect to high-rise construction, the building code identifies any building over 75' to the
highest occupied floor as a high-rise construction. Most high-rise residential will be classified as
Type I construction. The code does not limit the height of high-rise construction types, but fire
and life safety systems and structural codes increase in cost with project height. With that said, it
should be noted that there are economic break points for developing high-rise construction. The
first break point is at an occupied floor exceeding 75', which induces high-rise fire and life safety
codes and high-rise structural upgrades, and as such, developers generally push structures well
above the high-rise threshold and as close as possible to the second break point. The second
threshold is the redundant lateral structures requirement for a building exceeding 240' to the
highest occupied floor. This is an extremely costly threshold, and as such, few residential towers
in San Diego County have supported project a pro forma above 240'.
In addition to the construction type building code issues identified above, local ordinances and fire
access issues can further impact the developable area. For instance, if drive-through fire truck
access is required at the ground level of a parking structure, additional building height may have
to be allowed for within the city ordinance. But, solely addressing the ordinance may not be
sufficient, as the induced height increase may also affect the building construction type.
FAR, Lot Coverage, Setbacks and Mixed-use:
Carrier Johnson has noted a general discrepancy between the draft Urban Core Plan allowable
FAR and the maximum allowable building heights. For example, the FAR in the C-1 sub-district
is 1.0, and the maximum building height restriction in the area allows for a 60' building. If the site
were 10,000 sf, the allowable FAR would be 10,000 sf. If a developer proposed a multi-story
mixed-use commercial officel retail structure with a maximum 60' building height (a sectional
sandwich including one-level retail at 18' floor to floor and three levels of office at 13' floor to
floor), only 25% of the lot would be used and the building would have a very small and highly
inefficient floorplate, only 2,500 sf per floor. Assuming that parking is provided at 5 spaces per
1,000 sf, 50 parking spaces would be required at 350 sf per space or 17,500 sf of parking area.
With the FAR absorbed by the building program, parking would have to be provided at-grade and
below grade. The remaining site area less building footprint of 2,500 sf is 7,500 sf. Assuming
that 70% of the remaining 7,500 sf could be assigned to parking (providing for pedestrian
circulation and landscape requirements), the available surface parking would be 5,250 sf or 15
cars. The balance of the parking, 35 cars would have to be located subterranean within the
maximum allowable site coverage of 70%, or 7,000 sf. Therefore, a below-grade parking facility
of 2 levels would be required to satisfy the balance of the parking. This example sights several
shortfalls of the draft Urban Core for the C-1 district, (1) Building Height will not be efficiently
achievable within the allowable FAR, (2) Large expanses of developable land (minimum 30% to
maximum 75%) will remain undeveloped parking lots. Other sub-districts have similar land
development issues.
Mrs. Mary Ladiana
City of Chula Vista
July 14, 2006
Page 3 of3
Typically within urban areas density is not governed by lot coverage, as it would be in a suburban
model, but rather by FAR. By limiting lot coverage, the draft Urban Core Plan is attempting to
preserve open space. By looking at a traditional model used for low-rise infill projects, a 4-story,
Type-V construction over a 1-level Type-I parking podium, one would find that the lot coverage is
high, close to 80 or 90%, Open space for the project would include the roof of the podium which
can be utilized by the occupants and public as an amenity deck, and smaller pocket parks and/ or
plaza opportunities located at grade.
By examining existing buildings in the Third Street area, we have noticed a discrepancy in the
allowable FAR compared to the proposed FAR in the draft Urban Core Plan. (see attachment 2)
The existing context has several buildings along Third Avenue that have an FAR well above the
1.0 proposed for the C-1 zone. Even with the incentives of affordable housing, Leed-certified
buildings, and the dedication of public parks, these FARs are impossible to achieve. This would
lead to a disconnected urban plan with a large variety of scale. If new projects were allowed to
achieve similar FAR allowances to the existing buildings, the core would fill out and achieve a
greater population density in the city.
This brings us to another point, the residential component of the draft Urban Core Plan seems
limited by the proposed zoning. With no FAR incentive to build residential, and by requiring a
Conditional Use Permit to build residential within certain sub-districts, development of mixed-use
projects would be hindered severely, Perhaps an incentive similar to the Mid-Cities Planned
District of San Diego should be considered. The incentive to build residential is provided by
allowing for an additional 1 sf of residential for every 1 sf of commercial with a maximum increase
of 1.0 FAR.
On the issue of setbacks in an urban core, most ground level retail spaces are activated by their
relationship to the street. If ground floor retail is promoted in this plan, the front yard setback
should have an incentive to go to a 0' setback along main retailing streets. This allows for more
visibility for the retail and promotes pedestrian activity along the street. In contrast the wider,
more open street feels more suburban. A good urban planning rule of thumb for evaluating the
pedestrian comfort and viability of a low-density urban street is to evaluate the street section.
Generally speaking, the closer the street section is to a 1:1 street width to building height ratio,
the more comfortable the street experience. With that said, the building street setbacks
throughout the draft Urban Core Plan should be reviewed and revised as appropriate.
TABLE s.9
L.-..
J u... G_p
fo\'l
t "-:2. 2.1:!
I
IA.J.4"
~n. 1'-1. M. 5-1.
i 5:3, S.5 !
iE-I. 2, ;\~
i
{.:-2. $.2
i
!U'I'
fIT-V
I.. : , 'to"
I 1;-.'. 4, ~
i
i li.o, t
i;: "jj::ji'
"
c
I
'.I.l,1.Z....W
11,2
j
,.3
P~'l
('L--
~ I R-2.1
(~ j R<l. !~J. 2.2,_
? ~ ~.2. /
~ .R-:,
2001 CALiFORNIA BUILDIHG CODe
TABLE 5-B-BASIC AU.OWABt.E BU1LDINQ HEIGHTS AND BASIC ALLOWABLE FLOOR AREA
FOR BUILDINGS ONE STORY IN HeIGJoIT1
I
I
I
!
i
I
Hoo;f9hIINA
Ii
A
H
A
H
^
H
.'\
H
^
H
PI
Ii
A
Ii
f\
H
A
H
^
11
A
1-1
^
n
A
II
....
1-1
A
JJ
,1
UL
LlL
-fl. j
_ 15.000
i UL
i IS,OOO
i IJI.
I LJL
i
I
!
TYl'ES 01' CONSTIIUC1'1ON
III
H
IV
IU.
0...-lIo111
v
I
---1
1/
12
29,900
;I
13..s00
2
J3,:>00
4
18,OiJO
2 '
2.0,200 I
" I
27,000 !
j
,
.1
5,600
J
5,600
.2
!J.()(J{)
NP
NI'
]'ip
NP
2
12,000
I
1~\.500
18,000
.1 II
).700
:I,~ooT
.1
7~500
2
12.000
/'II'
Nt'
I
9.100
2
13.:S00
13,500
118.~
r-"
I 20,200
4
27.000
Nol Pcrilliucd
NP
NP
2
i
9,100
2
1:3,500
2
nsoo
~
18,{)OO
2
20,200
4
27.000
Not I>"rmined
2
11.200
I
i
t
,
i
I
L
:.;
18,000
J
18.()(J()
1
1\.800
2
10,500
2
1 0,500
3
14,000
2
15.700
:;
21.000
1
5.600
2
6,.800
'1
J
H),:'iOO
Ul
J j.=mm} !~ir.~~.t; (157::"'"'1 ~.~ ilfJ:""", ;;;8~~I~f ('4~"""1
",."_HoMon. tatortn,.onoI ___I~ ft.)!" 0__",;1)
'2
11.200
:3
18,.000
3
1.~,1)/){}
.1
6..800
2
6,1100
i 4 .,~)
! 13,500 9, jO()~
2 ' NT'
1 /3..Sr)(J i JIll'
T-~4-r 2!J
I 13.500 I Y. /(I(l'!
I ::; , .
; ---
----..--
~
2
11.200
J
18.000
.1
18.000
1
6,800
oj
n.soo
I
I
2
13.$00
"
13,j(}()
.3
1
1
J/
A
,
I
I
I
I
I
i
I
VI.
VI.
VI.
VI.
tl.t.
UL
VI.
VI.
UL
VI.
I 29~J
, 4
I 29.900
'2
12,000
!
'13.500
2
JS.{IOO
1
5,600
1 I'
3,700
7.1IJCI j
4
n,SOO
.Nl'
N1'
!! 8100 1 s.~oo j'
:;I i I
! 14,000 j KOl)(i i
! 3 , 1 1
i /4;(}()() ! 8,OiJO i
f I Ii Nf' !
1 5..200 I ~ NP i
I 2 i NP i
i S,2()'~j) !
j
lQ.5oo
,~
W.500
:3
~
(12192'""'1
J
I
I
I NP .
f-~
I I ii
; 6,000
" 2 II
8.000
,i I I
9.100
I '2
! 1'2.000
I
4,400
I
2,500
12
39.900
I 45,ioo I
, 12 !
I .59,900 i
I
12,400
J
VI..
JC
UL
]2,400
5
24,g(JO
3
39.900
3
39.9(){J
:3
15.100
.3
15.:100
z
12.000
2
6,800
! Z
1 12,000
! NP
I i-if
r----NP
! NP
:1
r 2\'
6.000.
Nf'
Nf'
5Y
6, iHlo'!
~\
i
;
,
j
,
j
UI..
VI.
VI.
VI..
iJL
VL
\,iL
VI.
W.
ilL
:2
!~,IOO i
l~
29,900
12
29.. 9I)i)
N(JI Perm jlled'~
..,.P I
9.ioo* I
NT'
,vI'
,y 1 "
!J, j (J(j' I 1,000
J :\
!
,
~ ~
~ i
~_r
! $-4" !
!u~ -f- :~
! ----*--'-
t\-Building #f~.a in >qu"" feel,
H-,'Building twigbl in numbc-r {Ii ~tOfl!.~.
H.T.-I.I,,~vv limber.
N'r---.."ol p;;.mim:(!,
il'l)r .nuliislury buildings, !lee ScClicn $04.2-
!f'ur lintilalip...... and cX~"Pliofl$, ""<I SectIDn 303,2,
;1;0' open parking garag.<'$, ~ee Section J:J 1.9.
-45~ Section 30.5,1_~
5 St..., S""" ion 307.,
bSt:~ S~ion 30:!1."l. t fur c,;t'~p(i(Jn io th~ ..nu~~ble area and numPcf ot' s.u.}r~C'~ in ho:'.ptj;ds. nUT':\in~ b<un~s and be.i1Jlh,att" (~Jlt4:ts.
';s.;'C SI;t;ii(lu 308.2.2.2.
;;fit!!' 9~ill:ullul'3l building~, ~"c *1", !'Pvcooi. Chapter 3,
i;f\~t Jlmilal.fJJ$ and e.~Cf:f1tk,)m.. s,e.e Sectiun .3 10.2.
I "'FmTYT>< II F.R,.lhc m.xlnlumllcight "fOmu!, I. Pi...-i...," 1..1 r"":l'I'."";'" i~llIml"d tn 7_~ feet (21 H6U mOl). FOf'lype 11, Onc.h(lur,~JII~lru"'i,,n, :lIc maximum
h<,ighi <>i G(Qu~' L [)j"i.<il'n 1.1 Oc,'ur~l1cj"" IS !imi1,'d I" 45 t'C<'.t (l;; '7'16 mm).
1-60
H
i\
It
"
Ui.
1J{,
til.
12
29,9O(J
3
\.Inhnuicd
See Tlble 3.11
Se. Chal'te' 3
N-:-o"ii' '''q"jf''lTtCnJ~ rut I"e 1"1'131.11<.....
F, R.-.Pin: ",gj~U".,
lJl..-Unlimilcd,
/
FAR Survey Along Third Avenue
J!_
11'301 third av. anus
san dtego ca 92101
t619.239.2353
r 619.239.6227
WYNt.carriel']ohnson.com
3rd Street Stratagies
Scale: Not to Scale
Date: March 7, 2006
carrierjohnson
. .
Crossroads II
RESIDENTS WORKING TOGETHER TO KEEP CHULA VISTA A GREAT PLACE TO LIVE
Will T. Hyde
Co-Founder, 1919-2004
July 17, 2006
COMMUNITY DEVELOPMENT
DEPARTME~.F
HAND DELIVERED
JUL 1 7 2006
Board of Directors
Patricia Aguilar
President
Mary Ladiana
Community Development Department, City of Chula Vista
Lupita Jimenez
Vice President
SUBJECT: Comments by Crossroads II and the Northwest Civic Association
on the Draft Urban Core Specific Plan
Sam Longanecker
Secretary
Dear Mary,
Sandy Duncan
Treasurer
Events Coordinator
We are pleased to submit the enclosed comments from both cn and the
Northwest Civic Association on the Draft UCSP. Our organizations worked
together on this plan, which represents a major up-zoning for much of northwest
Chula Vista. While we do not oppose this dramatic increase in density, we are
very anxious that it be carried out in a way that
Susan Watry
Membership
Coordinator
Jill Galvez
Carlene Scott
./ Hannonizes with the best aspects of nearby existing development;
./ Protects important architectural, historic and cultural landmarks, many of
which have not even been identified yet;
./ Preserves the small-town look and feel of Northwest;
./ Assures that residents displaced by redevelopment find suitable
replacement housing;
./ Protects the quality of life for northwest residents in neighborhoods
surrounding the focus area;
./ Conforms to both the intent and spirit of the General Plan.
Jim Peterson
Gerry Scott
Fred Cowles
Steve Wood
-
Because of these concerns, which we believe are essential to maintaining Chula
Vista's very soul, we have reviewed the document closely. I look forward to our
meeting on Thursday August 10 at 2 pm, after you have had time to digest our
comments. Weare anxious to work with you and other staff to bring completion
of this important specific plan to the point it will have wide community support.
Peter Watry
Newsletter Editor
Best Regards,
palk:Gar
Cc: Pamela Benssousan, NWCA
Enclosures
--
.---
262 Second Avenue
Chula Vista CA 91910
e-mail: xroads2@cox.net
619.427.7493
website:crossroads2.org
FAX 619.691.1651
Comments on Urban Core Specific Plan
Public Review Draft April 2006
submitted jointly by
CROSSROADS II Corp.
Northwest Civic Association
July 17,2006
Chanter II. Introduction & Back!!round
p.2: Consistency with the General Plan. Page 14 of this chapter contains the
following sentence: The Specific Plan has been prepared to reinforce all elements of
the General Plan relative to the Urban Core. But the Specific Plan ignores Theme 8
of the General Plan, "Shaping the Future Through the Present and Past." This theme
requires that
New development and other physical alterations in Chula Vista
continue_ to be done in a manner that respects the character, scale, and
historical value of the City. This approach limits discord with the
physical and social climate of the City, harmonizing changes to blend
in with and enhance the positive aspects of what is already there.
The visionfor the urban core will evolve over many decades, one project at a time, in
scattered locations. Given this, the concept that new development should harmonize
with the existing small-town feel of northwest Chula Vista is essential to preserving
the character of the area and maintaining a seamless transition between old and new.
This is a paramount issue to cn and the NWCA. This section should be revised to
include a thorough discussion of Theme 8 of the General Plan.
Also, why does the Projected Buildout table on this page call for a net increase of
7,100 dwelling units, when Appendix C concludes "..the Urban Core might
accommodate over 1,500 to over 3,600 new housing units between 2000 and 2030.,."
(p. 13)?
p. 14: Chula Vista Municipal Code - Title 19 Zoning
This section neglects to even mention the Cwnmings Initiative. This is a major
oversight that must be corrected. During discussion of the General Plan, we
repeatedly raised the Cummings Initiative. We were told that since that initiative
deals with zoning, it would be dealt with in the UCSP. Now is the time to inform the
public and potential developers of the city's views on the implications of the
Cummings Initiative on the UCSP.
1
Chapter III. Vision for the Urban Core
p. 2: Add a bullet that says something like
· A harmonious blend of old and new, where new development takes its
design cues from the existing culture, character, and history of
northwest Chula Vista.
Chapter IV. Existin2 Conditions
p. 5: Historic Sites in the Study Area. This section is completely
inadequate. Further, it is not even consistent with the report in the Draft EIR,
which in itself is inadequate. Many sites of historic or architectural importance
are missing. Two obvious examples are the Vogue Theatre and the EI Primero
Hotel. Another example is the landscaped median on Third Ave. between F
St. and Madronna. The section needs substantial revision.
p. 10: How Historic Information Will Be Used. This section says "Land use
and development recommendations within the plan area will use and refer to
the historic resources inventory." But the Land Use and Development
Regulations (Chapter VI) do NOT refer to even the limited number of historic
sites listed. TIris section should be amended to include
· A much more thorough historic resources inventory.
· Specific regulations applicable to new development adjacent to an
historic site should be included in Chapter VI. We recommend that
any new project adjacent to a designated historic site be required to
obtain a "Certificate of Appropriateness" from a design review board.
p. 15: Paragraph on the Broadway corridor should describe Broadway's existing
status and future potential as a restaurant row. This issue was raised in the last
Advisory Committee meeting, as was supported by the mayor in his remarks at that
meeting.
p.20: "SWOT" Analysis. Need explanation of "SWOT."
Finally, this chapter should acknowledge that virtually all of the acreage covered by
the UCSP is developed, and that implementation of the UCSP will require demolition
and displacement of residents from their current homes.
Chapter V. Mobility
p. 2: Traffic Calming Design Elements. Add a map showing at which intersections
refuge islands and bulb outs should be provided.
p.IO: Route 627 (H street BRT). It is time to end the fiction that H St. will have
BRT service during the lifetime of this plan. The best "transit" that can be achieved is
2
express bus service. This is corroborated in a letter from. SANDAG in response to the
General Plan EIR. The document text should be revised accordingly.
Chapter VI. Land Use and Development Re~lations
Because this is the only chapter that is regulatory, we reviewed it closely, especially
the "zoning sheets" for the sub-districts. Specific comments on each sub-district's
zoning are attached. In addition, the following comments apply to ALL of the zoning
sheets:
1) See comments under Chapter II regarwng the Cummings Initiative.
2) We believe the minimum parking standards are too low. Although the
consultant spoke disparagingly at the last Advisory Committee meeting
about "suburban parking standards," the document contains no
evidence that urban dwellers have any fewer vehicles than suburban
dwellers. To avoid impacting neighboring communities, we
recommend that the parking standards be research-based, using data on
the number of vehicles the various land uses actually generate per
dwelling unit or per commercial square foot. Failure to do this may
result in adverse parking impacts on nearby R- and R-2 residential
streets.
3) Many of the lot coverage maximums are too high - see comments on
individual zoning sheets.
4) Weare concerned that the F ARs assigned to the sub-districts may be
inappropriate given the scale of development contemplated in that sub-
district. We have not tried to revise the F ARs, but we recommend that
the city have an architectlbuilder team peer review ALL the F ARs to
gauge their appropriateness.
5) The zoning sheets set maximum percents of primary land uses within
each zone, but the document does not explain how this will be
achieved. For example, the primary land uses for C-3 are retail 50%
max, office 50% max. What will happen, say, when the retail land uses
in C-3 reaches 50%, and the next developer wants to add retail? Will
you turn him down ? We must have an understanding of how the
process to enforce the primary land use maximums will work.
6) As you review changes we recommend to the individual zoning sheets
(attached), note that we believe additional sub-districts should be added
to the "Neighborhood Transition Combining District" overlay.
7) We believe too much retail is permitted along H St. Permitting this
much retail a) is inconsistent with the Grand Boulevard concept, b) will
generate too many driveways which will impede traffic flow on this
important arterial, and c) will detract from the effort to attract retail to
Third Ave. 'With the exception of UC-7 and UC-l 0, we believe only
minimum amounts of retail space should be allowed along the Grand
Boulevard.
8) A portion ofUC-IO between Broadway and Woodlawn, as well as the
western part ofUC-ll (see att. map), is a stable, well-kept single-
family neighborhood. The General Plan provides the OPTION ONLY
3
for DC-IO to become a replacement location for the Chula Vista mall.
NO redevelopment should be entertained here unless the City Council
makes an affirmative decision to relocate the mall. Failing that, this
integral neighborhood should not be rezoned to permit office and
higher-density residential uses. The solution seems to be to put the
portion ofDC-IO east of Woodlawn and DC-II into some special
status contingent upon a decision to relocate the existing mall.
9) See comments on Chapter IV - add regulations for development
adjacent to an historic site.
10) Building setbacks ITom the sidewalk of at least IS feet should be
required along E and H Sts. to emphasize their status as east-west
boulevards.
II) Special requirements should be included for proposed residential
development in the zoning sheets for all sub-districts within 500 feet
east ofI-5, pursuant to the advice of the California Air Quality Board.
South to north, these include sub-districts 10, 12, 14, IS, 18, arid 17.
12) Minor Zone Boundary Adiustments - See attached map.
13) Building Heights
· The plan permits development of up to 84 feet on portions of Third
Avenue between F S1. and G S1. Eighty-four feet is simply
unacceptable here as it would destroy the rhythm and fabric of the most
historic district in our city. The entire strip along Third Ave. Third
between E and G S15. should be limited to 45 ft.
· We believe the height of zone C-3 could be increased to 60 ft. This is
an important commercial corridor linking Chula Vista and National
City. If this occurs, this sub-district should become one of the
"Neighborhood Transition Combining Districts."
Finally, we strongly recommend that this chapter be amended to include some
requirements (or at least policies) to assure that property owners/developers
will not be able to exercise their development rights under the Plan unless they
pay sufficient fees to make sure any resident displaced by their project is
compensated sufficiently to fmd replacement housing they can afford.
p.12: Primary Land Uses. Although the text says there is no minimum use
requirement, in fact UC-12 and DC-IS contain minimum requirements for certain land
uses. This should be corrected and/or explained further.
p. 44: Parking Structures. Add a requirement that all parking structures must
include a shade structure (e.g. overhead trellis) on the top floor.
Chanter VII. Develooment Desim Guidelines See comments in attached "marked-
up" pages of the chapter. For the most part, this chapter is very good. Other than the
comments on marked-up pages (attached), our major issue is that the concept of
harmonizing change (General Plan theme 8) is not presented well or emphasized. In
4
order to correct this deficiency, we suggest that the last bullet under Goals on page 2
be expanded. This bullet states:
preserve and maximize the image, character, and history ofChula
Vista's Urban Core,
Weare working on a new section we think should be added to the Design Guidelines
chapter on exactly what the words image and character mean in the context of
northwest Chula Vista, and that gives examples of sites and buildings that represent
this image and character and history, and provides some guidance to architects who
will be doing projects in northwest. We will provide this as soon as possible.
Chapter VIII. Public Realm Desim Guidelines
p.8: Streets cape Treatments for Third Ave. What about D to E S1. and K to L St?
p.18: F Street (Fourth Avenue to 1-5). Wider sidewalks are required to achieve the
".. primary goal is to create a pedestrian promenade. . ." A standard five-foot sidewalk
is not consistent with the "primary goal".
p. 19: H Street (Third Avenue to 1-5). To -".. . function as the main boulevard for the
Urban Core," building setbacks of at least 15 ft. are necessary. In addition, the area
adjacent to the curb is designated a sidewalk, when in fact it is really a zone for trees
and light standards. Figure 8.22 should be revised to reflect these changes.
p.24: Figure 8.29 depicts Woodlawn Avenue as having a ROW of approaching
perhaps 100 feet in order to accommodate the Promenade, a vision of a tree-lined
extended linear park. However this vision was established before the Holiday Gardens
condominiums were removed from the UCSP area. Given this fact, plus the
questionable reality of acquiring this much additional ROW along this street (the
current ROW of Woodlawn is 60 feet [Fig. 5.1ID, whether this vision can be achieved
should be reconsidered, This same issue should be addressed in Chapter III. Vision.
p.44: We think 1-5 and F St.'s designation as a "primary" gateway should be changed
to a "secondary" gateway. In order for F Street to serve its purpose as a pedestrian-
friendly promenade joining downtown, the civic center and the Bayfront, we believe it
should be seamless. Status as a secondary gateway would be more appropriate.
p.46: Fourth Avenue/C St., as the historic entrance to the city, should be designated a
primary gateway.
p.53: Fig. 8.69 may be the most important figure in the plan, but no reference to or
explanation or description of this figure is in the text of the document. We have the
following specific questions which should be addressed in the text:
o Third Avenue is designated a "Plaza Corridor." What does this mean? What
special design treatment is incorporated into Third Ave. to justify this special
designation?
5
o What is the logic or idea underlying the specific locations of "proposed plazas"
and "paseo connections"?
o Since H St. is such an important corridor, why are there no paseos shown
connecting the neighborhoods to the north and south with H St., as is
mentioned on page 58?
o Why are so many plazas located along H St? The traffic projections for this
street do not make it conducive to pedestrian plazas. We believe the
promenade concept for F St.lends itself better to a series of plazas.
p.54: Recommended Park Facilities. 15-20 acres of new parkland is recommended
in the UCSP, including 12-15 acres west of Broadway between E and H Sts. But no
guidance or program or plan is presented for acquisition ofland and construction to
bring these parks to reality. (Note that while Appendix D is described as "The key
bridge from the plan and its regulations into public facilities. . . ", but in fact it offers
absolutely no guidance on how to turn the plan for parks into real parks.)
In addition, Chapter X, page 19 says, "Each potential park site should be located as
specified in the updated Parks and Recreation Master Plan. " We will look forward to
reviewing this updated plan.
Chapter X. Plan Implementation and Community Benefits Pro~ram
p.26: Community Benefit Analysis. The requirement for "a memorandum form
statement of the applicant" should be included in Chapter VI to make it a regulation
instead.ofa policy. This requirement should also be addressed in Chapter XI under
the Urban Core Development Permit process description.
Chapter XI. Plan Administration
1) Urban Core Development Permit. This section gives way too much power to the
Executive Director of the CVRC and the Zoning Administrator in that it allows them
to administratively approve "small-scale projects." The way "small-scale" is defined
makes it likely that the vast maj ority of infill proj ects will be approved
administratively.
For the first two to three years after the UCSP is adopted, especially given that the
CVRC is also brand new and its Executive Director has not even been hired yet, ALL
projects in the UCSP area should be reviewed by either the Planning Commission or
CVRC, except perhaps minor building additions and alterations.
Second, we remain concerned over lack of a design review process for projects that go
to the CVRC. Except for one or two individuals, the members of the CVRC do not
have training and expertise to make design judgments. Projects like the Police Station
are the result. Whether or not you like the architecture of the Police Station, everyone
we have spoken to acknowledges it does not fit in with the "small-town feel" called
for in the Village district. Unless a strong design review process is put in place, the
result will be more Police Stations.
6
2) Permitted Land Uses. While we do not object to the Community Development
Director determining whether a proposed use is similar and compatible to a listed use
and may be allowed upon making certain findings, the plan does not explain how the
public will be notified when such an administrative decision is made so that they may
appeal it if they disagree. The right to appeal is meaningless without public
notification of administrative decisions.
3) Specific Plan Amendment. Although a few examples are given on page 10, the
difference between a major and minor amendment is not defined in the plan. Minor
amendments can be approved administratively if determined by the Community
Development Director to be in substantial conformance to the plan, but may be
appealed. However, like item 2 above, the right to appeal is meaningless without
public notification of an administrative action. How will staff distinguish between a
minor and major amendment? What will the notification process of administrative
decisions for minor projects be?
p.3: The bulleted requirements for projects exceeding 84 feet should also be
incorporated in the regulations in Chapter VI.
7
.
_i..~ft!!_i
t~ ~p \)C,..~ ..w ~ W>~ f7 f\W1". 6~-r
_ A-e.twSS 11\e ~i'\.~
A. Introduction and Background
B. What is Urban Design?
C. How to Use the Design Guidelines
D. Village District
E. Urban Core' District
F. Corridors District
G. Special Guidelines
VII-l
V/J-4
VII-4
VII-5
V/J-51
VII-79
VII-l11
VII. Development Design 6uidelines
Public Review Draft
. ~\V\ ~~ 'p . '"
.~y ~ ,~ ~t3t
~~\ (!jJ\~ ..b. .". tJV\J,
\ V' \r/"..~ . ~
~ts~{)~, r)f.:#
Core, the guidelines for the Viflage stress pedest 'an-oriented site planning and
buifding design, including requiring upper floors 0 step back to allow sunfight
to reach the streets below. The section also con entrates on preserving the
historic fabric of the area, including providing gui nce for those who wish to
renovate or add on to existing buifdings and prom ting design compatibility
between in fill structures and surrounding buildings.
b. Urban Core District
The Urban Core District will serve as the primary busi ess, commercial, and
regional center of Chula Vista. This section focuses on accommodating mid-
to high-rise development whife encouraging an active treet life. Specifically,
the design guidelines support the development of ground floor
retail uses along i,"g~g\':a)' BI'Id H Stree uch guidelines help ensure that the
Ur ins a comfortable ronment for pedestrians to shop, dine,
and recreate. In light of the intensity of land uses and need for parking in the
area, this section contains a special section devoted to the design of parking
structures.
~\'JC ~
~~ ef
~ ~
~66
G~ ~
~~~
c. Corridors District
In contrast with the Urban Core and the Village Districts, the Corridors District
is oriented towards the automobife rather than pedestrian traffic. Sections of
. Broadway and Third Avenue are characterized by minimum ten-foot setbacks,
one or two-story structures, and a hfgf; percentage of retail, service, and office
development. The guidelines in this section focus on promoting quality and
diversity in new commercial and residential development and safe and efficient
parking and circulation.
d. Special Guidelines
This section provides supplemental guidelines for hotels and motels, mixed-
use projects, and multi-family residential projects to provide further site
design considerations based on their individual uses. Sustainable design
recommendations for all project types are also discussed.
J .v' e~
., if 'I; I~
~ 'i,/ "f:' 1ft ~ f(J
j,l~l
ff ....f'I/ OJ<':
~
Public I!eview Draft
Public Review Draft 2.20.06
D. Village District
=
1. Introduction
The purpose of this section is to present design guidelines for new private
development and rehabilitation of older commercial structures in the Village
district The guidelines seek to promote a blend
of high quality residential and commercial uses
within a sma/Hawn atmosphere. Guidelines
include groundfloor commercial with office and
residential above or single use structures where
the design focus is on entryways, access, and
pedestrian, orientation. General architectural
guidelines should be followed regardless of the
internal use.
Third Avenue is the heart of Chula
Vista
~O~. (1' Lw"\/.,l,, l)i'dt,I4.,.::t"") 4~\V;rl
1~'.r ,.,>, ,__,..J
'~ ' ,
~ I Yr
_. . . .'7 "...,~' ,/' I ~ (2.-D
_ .,' ,. . ~'11 <?(Jf!"..t'.*/:>t' ',JII{ 6 N ~~
l~:: il~~"t @rw ~~ C ~G7)
\t' StoV- /' ~,n D t-,d'L I fSt< 1-4
(' ~ ' \..1 W A.1) / /-' j I. j . ~ . L-tv r-;........\.' ~ . .
\D'\ \ \!~ --4; ~ VI -.)1 V'./\ ~ '
tJt1/f'l0\:\1 '(111 Of --tt.l-(~ 7f'f1it \ 11 tID~ 'S/ ~ .,-
, \ j.,-O A'I~' 1\\2-1 'V6(.,.0 ~~
~0/~O~ 111!t'42- 1 ~. I
~O\)(4l)jW ~~ thOf#~ 10 DN 'P' j]]]>3.
2. Design Principles
a. Promote Sound Architectural Practices
New infill development and renovation to
existing structures must respect sound
architectural design practices in order to.
create a positive ambiance within the Village.
The standards contained in this section do not
dictate the use of any specific architectural
style.
/ichitectural standar u e the designer in
massing, proportion, scale, texture, pattern and
line. New creative interpretations of traditional
design variables are particularly encouraged.
b. Retain or Repeat Traditional Facade
Components
.Changes to structures will, and need to,
occur over time. The concern is that these
changes do not damage the existing traditional
building fabric and that the results of building
renovation enhance the overall design integrity
of the building. New intill structures should
use traditional facade components, such as
bulkheads, arches, plazas, and balconies, to
create patterns and alignments that visually
..link buildings within a block, while allowing
: " individual identity of each building. These
elements are familiar to the pedestrian and
help establish a sense of scale.
c. Develop a Steady Rhythm of Facade
Widths
The traditional commerciaVmercantile lot
width in the Village area has given rise to
buildings of relatively uniform width that create
a familiar rhythm. This is particularly visible
on Third Avenue. This pattern helps to tie
the street together visually and provides the
pedestrian with a standard measurement C)f his
progress. Reinforcement of this facade rhythm
is encouraged, in all new buildings, even if a
singular structure.
I .
Public Review Draft:
d. Create a Comfortable Scale of Structures
. All buildings must convey a scale appropriate for
pedestrian activity. Human-scaled buildings are
comfortable and create a friendly atmosphere
that respects the traditional scale of the Village
while also enhancing its marketability as a retail
and office area. For the most part, this means
two- to three-story development at the back of
the sidewalk, particularly along Third Avenue.
e. Support Pedestrian-Oriented Activity at
the Sidewalk and Amenity Areas
The activities that occur immediately inside
the storefront and along the building frontage,
particularly along Third Avenue, are an
important design consideration. Structures
can provide visual interest to pedestrians
through goo~s and outdoor activities. Therefore,
building design elements should be located
in a way that enhances pedestrian visibility of
goods and activities, and they should be kept
free of advertising and non-product related
clutter (e.g. backs of display cases, etc.), to
the greatest extent possible. AM lJaI:JR8aRSe ~""6:fsz.o~ vJ ll1-t
pf'"clear, transparent glass also instills a sense
of safety for pedestrians since they sense that
employees and patrons are monitoring the
sidewalk. In contrast, storefronts with blank or
solid opaque walls degrade the quality of the
pedestrian experience and are not permitted.
Public Review Draft
Ground floor sidewalk activity adds
human scale to the two-story building
Storefronts with abundant glass
encourage pedestrian activity
_1)
3. Site Planning
a. Introduction
New in fill buildings should reinforce the
pedestrian-orientation of the Village by providing
storefronts next to the sidewalk and locating
parking areas away from the street.
b. Bui/ding Siting
The first floor of any new building should be
built at (or very close to) the front property
line, particularly on Third Avenue. The front
building facade should be oriented parallel
to the street. Buildings should also be
placed on the setback line along alleys.
Building indentations that create small
pedestrian plazas along the streetwaII,
particularly along Third Avenue, are
encouraged.
Front setbacks should accommodate active
public uses such as outdoor dining and
therefore should use hardscape and limited
landscaping, such as potted plants and
flower beds. Provide additional setbacks at
public plaza areas.
Buildings on corners should include
storefront design features on at least ~ 16~
of the side street elevation wall.
Entries that face onto an outdoor dining
opportunity are encouraged.
Retain existing paseos when possible. Create
additional pedestrian paseos and linkages
to parking lots, activity areas, or alleys
within the middle one-third of a block. In no
case should historic structures be modified
to achieve this particular guideline.
Buildings situated facing a plaza, paseo, or
other public space are encouraged.
Public Review Draft
8) Loading and storage facilities should be
located at the rear or side of buildings and
screened from public view.
c. Street Orientation
1) Storefronts and major building entries
should orient to Third Avenue, F Street,
courtyards, or plazas, although minor side
or rear entries may be desirable.
2) Provide corner Ucut-offs" for buildings on
prominent intersections.
3) Create continuous pedestrian activity
along public sidewalks in an uninterrupted
sequence by minimizing gaps between
buildings. _ I
1b
4) Any building with more than)25" o(street
frontage should have at least one primary
building entry.
F1\~l4-\
d. Parking Orientation
1) Locating parking lots between the front
. "-property line and the building storefront is
L-n::qU~Rb/}' e':sc)C3l::Jra~d. Instead, parking lots
should be located to the rear of buildings,
subterranean, or in parking structures.
2) Rear parking lots should be designed and
located contiguously so vehicles can travel
from one private parking lot to the other
without having to enter the street. This
may be achieved with reciprocal access
agreements.
3) Locate rear parking lot and structure entries
on side streets or alleys in order to minimize
pedestrian/vehicular conflicts along Third
Avenue and F Street.
4) Create wide, well-lit pedestrian walkways
from parking lots to building entries that
utilize directional signs.
Public Review Draft
Storefronts and building entries
should face the street
Rear parking lots should be
contiguous
Link parking areas to major building
rear entrances using textured paving
8) Allmechanica/equipment, whethermounted
on the roof, side of a structure, or on the
ground shall be screened from view (CVMC
15.16.030). Utility meters and equipment
should be placed in locations which are not
exposed to view from the street or should
be suitably screened. All screening devices
are to be compatible with the architecture,
material and color of adjacent structures.
f. Site Amenities
Site amenities help establish the identity of
a commercial area and provide comfort and
interest to its users. Individual site amenities
within a commercial setting should have
common features, such as color, material, and
design to provide a cohesive environment and a
more identifiable character.
1) Plazas and Courtyards
a) Plazas and
encouraged
developments ove
are strongly
com r "al
tJ~t
b) Physical access should be provided from
shops, restaurants, offices and other
pedestrian uses to plazas.
c) A majority of the gross area of the pla~
$!!ould have access to sunlight for the
duration of daylight hours.
--
d) Shade trees or other elements providing
7el1ef from tne sun should be incorporated
wIrtrirrplBzas. - -
e) Entries to the plaza and storefront entries
within the plaza should be well lighted.
f) Architecture, landscaping elements, and
public art should be incorporated into the
plaza design.
Public Reyiew Draft 2.20.06
e. Building Materials and Colors
Building Materials
The complexity of building materials should be
based on the complexity of the building design.
More complex materials should be used on
simpler building designs and vice versa. In all
cases, storefront materials should be consistent
with the materials used on the applicable
building and adjacent buildings. The number of
different wall materials used on anyone building
~ should be kept to a minimum, ideally two. The
IIIIiIIiIIIIJ following materials, including but not limited to,
are considered appropriate for buildings within
the Village:
. /:
gr j}'
>SA\) , -
\~Ii" ~'":I
~o USe or
I ',.., fi
I {'0 P;C'! </,A. '\
\/JoG
1) Approved Exterior Materials
.J.
- Walls
/.~
· ~ (smooth or textured)
· Smooth block
· Granite
· Marble
· New or used face-brick
· Terra Cotta
Accent Materials
Accent materials should be used to highlight
building features and provide visual interest.
Accent materials may include one of the
following:
· Woo
· Glass
· Glass block (storefront only)
· Tile (bulkhead)
· New or used face-brick
· Concrete
· Stone
· Copper
· Cloth Awnings
· Plaster (smooth or textured)
Painted Metal
· Wrought Iron
· Cut stone, rusticated block (cast stone)
· Terra cotta
Public Re-view Draft 2.20.06
Rooftops
· Standing seam metal roofs
· Class '~" composition roof shingles
(residential application only)
· Crushed stone
· Built up roof system
· Tile
· Green roofs
2) Prohibited Exterior Materials
Walls k~ b~ Vl~Lf\\...s_
· Reffective or opaque glass at ground ffoor
· Imitation stone (fiberglass or plastic)
· "Lumpy" stucco
· Rough sawn or "natural" (unfinished) wood
· Pecky cedar
· Used brick with no fired face (salvaged from
interior walls)
· Imitation wood siding
· Plastic panels
3) !~~:~t18erior Materials
· Heavily tinted glass
· Vinyl siding
4) Exterior Color
a) It is not the intent of these guidelines to .
control color, however several general
guidelines should be applied:
· use subtle/muted colors on larger and
plainer buildings;
· use added colors and more intense
colors on smafl buildings or those with
elaborate detailing;
. encourage contrasting colors that accent
architectural details;
· encourage colors that accent
entrances;
· in general, no more than three colors
should be used on any given facade,
including "natural" colo!] such as .
unpainted brick or stone. L Irl6' ~Uif"t\otJ
~~k~~ ~~~ SUf.L.t>1tJ.6\s.
Public Review Draft
Contrasting colors should accent
entrances and architectural details
i1~wP-s@
, 6
c,tc~~~ ~
· ~ using more than one vivid color
per building; and
· avoidusingcolorsthatarenotharmonious
with colors found on adjacent buildings.
b) Light colored base walls of buildings and
other large expanses are encouraged. Soft
tone~~'1~Sl':'.S from white to very light pastels
are ~Pt ~fJ8a1s such as off-white,
beige and sand are also acceptable colors.
PAR.I< WL.cRg e.~ iJe ITPf~pt'i
Finish material with Unaturar colors such
as brick, stone, copper, etc., should be used
where practicable.
d) Exposure to the amount of sunlight can
change the appearance of a paint color;
therefore, paint chips should be checked on
both sunny and clGudy or foggy days.
e) The orientation of a building (north, east,
south, west) affects the appearance of
colors. Colors on south and west facades
appear warmer than if placed on north or
east sides.
f. ArGRes" ~(!'f\t>es-~ aL.L'H tJ5
1) I'.~~ ~';~de a dramatic architectural
element on many buildings in the Village,
particularly in the Civic Center area. Arches
should be semi-circular or slightly flat.
Parabolic arches are discouraged.
I\~e.s
2) Care. must be taken that .r~~ appear
authentic. The integrity of an arch. is lost
when its mass is not proportional to its size.
Columns must relate in scale to that portion
of the building that they visually support
3) Columns should be square, rectangular or
round, and appear massive in thickness.
The use of capitals and column bands are
strongly encouraged. frcl)~ <!J;Wt'.~S
~W;w,1.' tiG A'iOt "&0 .
Public Ileview Draft
4) A base should be incorporated at the bottom
of the column. The column height sf!ould be
four to tfve times the width of the column.
5) To enhance the pedestrian realm, arcades,
/,:A"J V
arches, and canopies are encouraged along ~
west and south facing facades.
g. Roofs and Upper-Story Details
1) No roofline ridge or parapet should run
unbroken for more than 75 feet. Vertical or
horizontal articulation is required.
2) The visible portion of sloped roofs should
be sheathed with a roofing material
complementary to the architectural style
of the. building and other surrounding
buildings.
3) Radical roof pitches that create overly
prominent or out-of-character buildings
such as A-frames, geodesic domes, or
chalet-style buildings are n.,{ vi" _d.
D l5<~;,J ~ -f:;j) to
4) Access to roofs should be restricted to
interior access only.
5) Rooftops can provide usable outdoor
space in both residential and commercial
developments.
6) Roof-mounted mechanical equipment
should be screened by a parapet wall or
similar structural feature that is an integral
part of the building's architectural design.
7) Building vertical focal elements are
-encouraged, especially at key intersections
\\) such as Third Avenue and E Street, which
are primary entrances to the Vil/a.E!e District
TOwers, sDires. ordomA~ hpr.ome landmarks
and serve as focaVorip.ntation points for the
community.
--.-
Public Review Draft 2.20.06
2) Color and Lighting
The c%r(s) used by franchise/corporate
buildings should be considered carefully since
they may be inappropriate within the ViJ/age.
Below are standards that should be considered
when addressing appropriate co/or(s) and
lighting:
a) Use colors that complement colors found
on adjacent buildings or in the Village area.
b) Franchise/corporate colors should be
consistent with the architectural style or
period of the building.
c) Bright or intense colors are strongly
discouraged, unless used on appropriate
architectural styles and reserved for more
refiried detailing and transient features.
d) The use of symbols and logos can be utilized
in place of bright or intense corporate
-.Q.9Jors.
e) Lighting of logos should be compatible with
the primary building and respect adjacent
buildings. Bright and intense lighting is
strongly discouraged.
f) Neon outlining should be consistent with the
architectural style or period of the building
and should be reserved for detailing and
transient features. The use of bright and
intense neon outlining of windows is strongly
discouraged.
Sl) ~ ~~(ko..e N~\J., L\1.~1t)\2..~ \~
/f ~tz.D ~~~I.t.~ ~ '"eW~DW-k1 \
Public Ileview Draft
c:> l~ t\lAGt.e 0 N ~
~~u,&..t) ie ?~~ ~
';{ .;( It
b '<. ~!~~{ \
~~~ !~~ ~ty ~t
~ ,I} .;o..(l; \./1_\1;". ,..6. I
\.J v{)'YP \ /"''''" . - l :\
/-.I\,V ,\,\-j .()\-'
~ "..I ~~~\.V '.'. \.'~ \~
~, , '-.' /~,
\'J .\ '~\J\'; .{.)'7
'?~ V ~ 0<(; 11)0-
#\ s ~,\v
~ (j~ dP
--\ \vt& ~
~
5. Storefront Design Guidelines
a. Introduction
The storefront is only one of the architectural
components of the commercial facade, but it is
the most important visual element for a building
in the Village. It traditionally experiences the
greatest degree of change during a building's
lifetime and further holds the greatest potential
. for creative or poor alterations affecting both the
\ character of the building and the streetscape.
I Traditional storefronts are comprised of a few
I
-------J decorative elements other than simple details
that repeat across the face of the building (e.g.,
structural bays containing window and door
openings, continuous cornice line, transoms,
bulkheads) and integrate the storefront into
the entire building facade. Windows and
facades that are open to the public realm are
also encouraged to take advantage of the nice
climate.
b. Storefront Composition
1) Entries and Doorways
a) The main entry to buildings in the Village
should be emphasized by utilizing one or
more of the following design elements or
concepts:
· Flanked columns, decorative fixtures
or other details, including a recessed
entryway within a larger arched or cased
decorative opening. The recessed
entryway should be continuously and
thoroughly illuminated.
· Entryways should be covered by a portico
(formal porch) projecting from or set into
the building face, and distinguished by a
change in roofline, a tower, or a break in
the surface of the subject wall.
\o)L---
b) Height exceptions may be allowed consistent
with CVMC 19.16.040.
c) All entryways should be equipped with
a lighting device providing a minimum
Public Review Draft 2.20.06
6. Building Additions and Renovation
Guidelines
a. Introduction
The renovation/restoration of older commercial
structures provides an excellent means of
maintaining and reinforcing the traditional
character of the Village. Renovation and
expansion not only increases property values
in the area but also serves as an inspiration to
other property owners and designers to make
similar efforts.
b. Preserve Traditional Features and
Decoration
~\~NU.
c~.~t;~g materials, details, proportions, as well
as patterns of materials and openings should
be considered when any additions or building
renovations would affect the appearance of an
existing building's exterior.
I .
Public Review Draft
4) If the original window openings have been
altered, the openings to their original
configuration and detail should be restored.
Blocking or filling window openings that
contribute to the overall facade design
should be avoided.
5) When replacing windows, consideration
should be given to the original size and
shape detailing and framing materials.
Replacement windows should be the same
operating type and materials as the original
window.
f. Door Replacement
1)
2)
g. Awnings
1) Original awning hardware should be used if
it is in working order or is repairable.
2) The traditional canvas, slanted awning is
most appropriate for older storefronts and
is encouraged over contemporary hooped
or box styles.
h. Painting
Painting can be one of the simplest and most
dramatic improvements that can be made to a
facade. It gives the facade a well-maintained
appearance and is essential to the long life of
many traditional materials.
1) All the facade materials to be painted
should be catalogued. Materials of different
properties may require different paints
or procedures. Consult a local expert for
advice.
Public Review Draft
. Original
m.i
Not aeceptabfe. .. Nci acCet:itable _
. . aluminum-easerqent blocked-up
,: ~
00" ..: f:.
Traditional storefronts typically
employ slanted awnings
j. Seismic Retrofitting
Where structural improvements for seismic
retrofitting affect the building exterior, such
improvements should be done with care and
consideration for the impact on appearance of
the building. Where possible, such work should
be concealed. Where this is not possible, the
improvements should be planned to carefully
integrate into the existing building design.
Seismic improvements should receive the same
care and forethought as any other building
modification. An exterior building elevation may
be required with seismic retrofit submittals,
showing the location and appearance of all
such improvements.
\il ~ Vt,~1~ fl \fL~'" {.\.\~ C; . ~\.HL. D ~\I. "S I ..
O~'PI (9.... \M.~~~1Z- ~~~P~.
~~{Z. -t> ~ ~I l r
Public Review Draft
3. Site Planning
a. Introduction
Siting involves a project's relationship to the
property, the street, and adjacent buildings. In
the Urban Core, buildings should be sited in ways
that provide a comfortable and safe environment
for pedestrians while accommodating vehicles.
b. BUilding Siting
1) Most of the building Mstreetwall" should meet
the front setback lines, except for special
entry features, ,architectural articulation,
and plaza areas or other pUblic spaces.
2) Setbacks should be dedicated to plazas that
focus on hardscape rather than landscaping
and should be of sufficient size to increase
function and accessibility.
3) Locate loading and storage facilities away
from the street and screen from pUblic
view.
4) Walls and fences should be integrated with
the overall building design.
c. Street Orientation
1) Storefronts and major buildingentries should
orient to Broadway, H Street, courtyards, or
plazas, although minor side or rear entries
may be desirable.
2) Any building with more than 125 feet of
street frontage should have at least one
primary building entry.
3) AII..act!'.<c t'edt;:'/)Id~ses with street level,
exterior exposure should provide at least
one direct pedestrian entry from the street.
4) Any dro{XJff areas along Broadway and H
Street should be limited.
-
~
Public Review Draft 2.20.06
r;JF;l.m" J fluilding$/1ing1>> the Urban
_ Cere '
'BY'.
r
!
~
jJ Plazas and Courtyards
a) Plazas and courtyards within commercial
developments over ~ acre~ are strongly
encouraged. r:J~f:, l?
b) Physical access should be provided from
retail shops, restaurants, offices and other
pedestrian activity generating uses to
plazas.
c) A majority of the gross area of the plaza
should have access to sunlight for the
duration of daylight hours.
d) Shade trees or other elements providing
relief from the sun should be incorporated
with in plazas.
e) Entries to the plaza and storefront entries
within the plaza should be well lighted.
f) Architecture, landscaping elements, and
public art should be incorporated into the
plaza design.
g) Plazas and courtyards should include a focal
element of sculpture and/or water feature,
simple plants and simple sitting niches.
h) Seating should be provided in plazas. Where
applicable, plaza users should be provided
with a choice between active and passive
seating.
i) Courtyards should be designed to provide
both visibility and separation from the street,
parking areas, or drive aisles.
j) Common open space should be provided
in large, meaningful areas and should not
be fragmented or consist of "left over" land.
Large areas can be imaginatively developed
and economically maintained.
Public Review Draft 2.20.D6
c. Facades
1) The physical design of buildings facades
should vary at least every 200 linear feet
(half block). This can be. achieved through
such techniques as:
· division into multiple buildings,
· break or articulation of the fac;ade,
· significant change in facade design,
· placement of window and door openings,
or
· position of awnings and canopies.
2) Bay windows and balconies that provide
usable and accessible outdoor space for
residential uses are strongly encouraged
and may project beyond building setback
lines.
3) Awnings and overhangs should be used
in conjunction with street trees to provide
shade for pedestrians.
4)
Building Materials and Colors
1'> Buildinlt Materials
Building materials will incorporate two aspects:
color and texture. If the building's exterior
design is complicated with many "ins and outs"
(extensions of wall fac;ade, etc.), columns, and
design features, the wall texture should be
Design projects to facilitate social
support and effective surveillance
Public Review Draft 2.20.06
Public I!eview Draft 2.20.06
Awnings should nestle int" the space
created by if structural bay
5. Storefront Design
a. Introduction
Ground floors have typically been designed to
be what is now referred to as a "traditional"
storefront and sales floor. Upperfloors commonly
were used for office space, residential units,
or storage. If retail uses are not appropriate
for a particular building, ground floors should
contain other active uses such as a health club,
communitycenter, orresidential common areas.
The ground floor should have transparent and
open facades and avoid blank walls wherever
possible.
b. Storefront Composition
~) Entries and Doorwavs
a) The -main entry to buildings should be
emphasized through flanked columns,
decorative fixtures, a recessed entryway
within a larger arched or cased decorative
op~ning, or a portico (formal porch).
b) Buildings situated at a corner along
Broadway and H Street should provide a
h1 )Y prominent corner entrance to street level
shops or lobby space.
2) Awnings a6/~ p'noPfWe S
a) AWning~houlrff;e provided along south
and. west facing buildings to enhance the
pedestrian experience.
b) Where the facade is divided into distinct
structural bays, awnings should be placed
between the vertical elements rather than
overlapping them. The awning design
should respond to the scale, proportion,
and rhythm created by the structural bay
elements and should "nestle" into the space
created by the structural bay.
5) Parking structures below or above ground
level retail or commercial uses are
encouraged since they allow for pedestrian
activity along the street while providing
parking convenient to destinations within
the Urban Core.
c. Access and Entries
1) Locate parking lot and structure entries on
side streets or alleys to minimize pedestrian/
vehicular conflicts along Broadway and H
Street. If this is not possible, use patterned
concrete or pavers to differentiate the
primary site entry from the sidewalk. Effects
on adjacent residential neighborhoods also
need to be considered in site access and
entries.
2) Parking lots and structures adjacent to a
public street should provide pedestrians
with a point of entry and clear and safe
access from the sidewalk to the entrance of
the building(s).
3) Pedestrian and vehicular entrances must
be clearly identified and easily accessible
to create a sense of arrival. The use
of enhanced paving, landscaping, and
special architectural features and details is
required.
Special archItectural features should
help Identify vehIcular: entrances
4) Where possible, use alleys or side streets
for access to parking areas.~ ~{-'\NhJ~ tlt'fGf1~ OjJ
alleys for parking access must be balanced <, ~., ,\.-' , t;:::.' ,~,F\
with other common uses of alleys, including ot\\ ~,D\ ~,:\I,Jr1 ~Jtffi,
service, utilities, and loading and unloading. r,\{'l !.' \\~;"Y! :/"".: <.h( ff\LlST
1 '\;Jj i lJ\ f\ tiI \ vi"I.A/ I.Y
areas. c.'......
.t~\:~ ntil.Y:\ tL'tn"~A) I
vV '.Xi r~~" .v 1',/- ~
d. Ughtlng
Lighting for parking lots and structures should
be evenly distributed and should provide
pedestrians and drivers with adequate visibility
at night.
Public Review Draft 2.20.06
9. Signs
a. Introduction
Design, color, materials, and placement
are all important in creating signs that are
architecturally attractive and integrated into the
overall site design. Signs that are compatible
with the surroundings and which effectively
communicate a message promote a quality
visual environment.
The guidelines that follow address these issues
. \ and others, and are intended to help business
\'1" owners provide quality signs that add to and
\'J u port th cter of the Urban Core District.
/;,....~jJ~.~.
'W They are not intended to superse e any eX/s mg
City sign ordinances. All signs must comp WI
~ - . "
\~\t) . /~J the regu a Ion contained in the Chula Vista
:X'j ti'~~\ Municipal Code unless as indicated within the
c.5( ,.j' . specific plan, in which case the specific o/an will
\ -rake precedence. .
b. General Design Guidelines
Goodsigns communicate theirmessage well, are
easily seen by people, and relate harmoniously
to the building they are placed on or near. The
following guidelines give criteria for creating
well-designed signs.
1) Sign colorshauld be compatible with building
colors. A light background matching the
building with dark lettering is best visually.
While no more than two primary colors
should be used on a sign, a third color can
be used for accent or shadow detail.
2) Signs should be consistent with the
proportion and scale of building elements
within the facade. The placement of signs
provides visual clues to business location
and affects the design integrity of the entire
building.
Public Review Draft 2.20.06
, .)
i f 1
\ Irv\ ~; L \ ~~or, ! t. ,
11 \ 1\ 11" ,
-~. s\(Wv
-' \rt1
External fixtures are an effective
method for ilJuminating signs
such as A-frames, geodesic domes, or
chalet-style buildings are not permitted.
7) Roofs with large overhangs featuring open
rafters/tails are encouraged.
8) The visible portion of sloped roofs should
be sheathed with a roofing material
complementary to the architectural style
of the building and other surrounding
buildings.
9)
10)Screening for roof-mounted mechanical
equipment should be an integral part of the
building's architectural design.
11)Building vertical focal elements are
encouraged. Towers, spires, or domes
become landmarks and serve as facaV
orientation points for the community.
e. Walls and Fences
1) Waifs and fences should be kept as low as
possible while performing their functional
purpose to avoid the appearance of being a
"fortress".
2) Colors, materials and appearance of
walls and fences should be compatible
with surrounding development. Opaque
materials, such as plywood bORrds'o. and, .' ,
sheet metal, are not permitted. HW;;O I (j#-AI h
3) Perimeter waifs should be constructed
of decorative masonry block or similar
material. The use of chain link fencing is not
permitted.
4) Landscaping, particularly vines, should be
used to soften otherwise blank wall surfaces
and to help reduce graffiti.
Publi~ Review Draft 2.20.06
Vented
screen wall
!lert/cat elements such as a tower are
encouraged
V 1 :\J h?-6jj tt6 A-p>f
\ ,. I fA '{~(~'
UtA' fliR. l-iItAj.
I'll/I I ~
with little or no parking; and then parking
aisles for direct access to parking spaces.
7) Parking areas should be separated from
buildings by a landscaped strip. Conditions
where parking stalls directly abut buildings
should never be permitted.
8) Lighting, landscaping, hardscape, fencing,
parking layout and pedestrian paths should
all contribute to the strength and clarity of
the parking lot.
9) Bicycle parking should be provided at each
development and should be easily accessible
and integrated into the overall site design.
c. Access and Entries
1) Locate parking lot entries on side streets
to minimize pedestrian/vehicular conflicts
along Broadway and Third Avenue.
2) Parking lots adjacent te--a- public street
should provide pedestrians with a point of
entry and clear and safe access from the
sidewalk on Broadway, Third Avenue, or side
street to the entrance of the building(s).
3) Pedestrian and vehicular entrances must
be clearly identified and easily accessible
to create a sense of arrival. The use
of enhanced paving, landscaping, and
special architectural features and details is
encouraged.
4) Developments should have shared entries
when the lot is less than 75 feet wide.
5) Where possible, use alleys or side streets
for access to parking areas. The use of
alleys for parking access must be balanced
with other common uses of alleys, including
service, utilities, and loading and unloading
areas.
Public Review Draft 2.20.06
()~
, el' i,\ 'V'
"f?\'Vfj\ ~"
INh ~ {r-, \
IJtr:; ~ pO ":n.
'\\O~\ '( (-1 . \ i (f)tM
\ \ . " !'J \IP' 1/"
. \ . Vv. f,f)~ \ ,y
f\\ ,"d' I ~\
~\) {\\ \~
.J~ . (\~ ~j
\V
',\:- /,0
\"':)
,
EnhancerJ paving provides a sense of
arrival into a: parking area
8. Signs
a. Introduction
These design guidelines are intended to ensure
that the Corridors District contains quality signs
that communicate their message in a clear
fashion and integrate into the surrounding area.
Unlike the Village District, signs along Broadway
should be directed towards vehicles rather than
pedestrians. 't)Ll1 t'OL-e S \61;.J;; A-~b Ii .
j\U0W{;:b .
The guidelines that follow address these issues
and others, and are intended to help business
owners provide quality signs that add to and
support the character of the Corridors District.
They are not intended to supersede any existing
City sign ordinances. All signs must comply with
the regulations contained in the Chula Vista
Municipal Code unless as indicated within the
specific plan, in which case the specific plan will
take precedence.
General Design Guidelines
Consider the need for signs and their
appropriate locations early in the design
process; and
---
"
\
\
\
\
\
\
2) The location and size of signs on any building
should be proportioned to the scale and
relate to the architecture of that particular
structure.
\
/
/
/ 4) Sign colors and materials should be selected
I to contribute to the sign's legibility.
~ 5) Excessive use of colors is discouraged.
---------~tJ 6) Placement ?rl~W
, a) Signs ~ not project above the edge of
the rooflines.
3) Oversized and aut-of-scale signs are not
permitted.
Public I!eview Draft 2.20.06
Publl~ Review Draft 2.20.06
1/i
t J . '.. d
1. fill /?f'u. !
I 'J'J \j.!(;, &;).\A..\
~'P6J\ ~1 ~.~
c. Building Design
1) All sides ofa buildingshould be a rchitectural/y #D
consistent.
r'
2) At least 25% of the total exterior surface I"; (JfJ V
area of the hotel or motel building should Lt7J
be surfaced in masonry or natural stone.
3) Masonry, or stone should be applied to
logical places on each of the building's
facades, and should begin and end at
logical breaks related to the structure of the
building. A single, one-story high, horizontal
"banding" of masonry or stone is strongly
discouraged.
4) The remainder of the exterior may be
surfaced in stucco, water-managed Exterior
Insulation and Finish Systems (EIFS), or
integrally-dyed decorative concrete or
ceramic masonry units. Metal or vinyl siding
is prohibited.
-
5J Significant departures from standardized
architectural "themes" intended to market
or brand a hotel or motel building, such as
Swiss chalets or castles, is prohibited.
6) Public or semi-public spaces (lobbies,
restaurants, meeting rooms, and banquet-
facilities) sited at ground level adjacent
to a pedestrian walkway or a major street
should use glass and transparent materials
between the height of three feet (3') and
eight feet (8') above the walkway or street
grade.
7) Noise attenuation techniques should be ~
included in the design of buildings near tJdf 5
major noise generators (e.g., major streets 11 ~b. ~
and 1-5 freeway). TeChniq~may include: \1'.. 6. ;iV~It.'S -*t1J"!).
double pane glass, berms, thick tree groves____,.."N ~ -. nt! ~. \ c:;1J\>
over 35' in ~epr;;i or lowering the grade ~ ~f;\~;4'\'" S~\}..II:) L4'6
of the subject but ing below the roadway ..J' -1i.}fi- .' ~~1 ~, (')
elevation. ~\ -pj\'kO\" ~
3) Pedestrian con nections between com mercia I
and residential developments should be
active and friendly.
4) Large. blank walls should not face fMer.Jor
'Ns!k'l.Ifi;I5. W ~lEDe
d. Spec/al Requirements
1) Neighborhood-serving uses (such as
full-service grocery, drug, and hardware
stores) are encouraged in mixed-use
developments.
2) Loading areas and refuse storage facilities
should be located as far as possible from
residential units and should be completely
screened from view from adjacentresidential
portions of the project. The location and
design of trash enclosures should account
for potential nuisances from odors.
3) All roof-mounted equipment should be
screened. Special consideration should be
given to the location and screening of noise
generating equipment such as refrigeration
units, air conditioning, and exhaust fans.
Noise reducing screens and insulation may
be required where such equipment has the
potential to impact residential uses.
4) Open space intended for use by "residents
only" may not be accessible from commercial
areas. Open space and courtyards in
commercial areas may be accessible to
residential occupants and visitors.
5) Parking lot lighting and security lighting for
the commercial uses should be appropriately
shielded so as not to spill over into the
residential area.
Public I!eview Draft 2.20.06
Outdoor dining provides activity fOl
pedestrian connections
nH\"" MOUNTAINWEST
~ REAL ESTATE
AYG ::. .. 2006
August 1, 2006
Ms. Dana Smith
Chula Vista Redevelopment Corporation
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
Dear Ms. Smith,
Mountain West Real Estate has been an active member of the Chula Vista community for over 25 years. Our top priority
is to continue developing signature projects that reflect Chula Vista's unique spirit and character, The City ofChula Vista
has worked diligently in developing the current Urban Core Specific Plan Draft (UCSP) that is the blueprint for Western
Chula Vista and more specifically the Third Avenue Village between E and G streets. This blueprint is a critical
document, which will secure the future success and viability of Western Chula Vista.
One of the important benefits of this plan is to allow versatility for development and not inhibit heights that would
exceedingly prevent creative and effective projects within the Village, In the professional view of Mountain West Real
Estate, it is reasonable to maintain the current proposed height limits, thereby allowing the development of future projects
supporting the quality and character we reserve. We, the city and its residents, must provide the latitude to attract
developers to our core and also to insure the success of these projects. Many benefits of maintaining the UCSP East
Village height limits, VI at 45', V2 at 45', V3 at 84', and V4 at 60', include: allowing fourteen to sixteen-foot high
ground floor retail that will attract a greater spectrum of diversified retail uses; allowing for thirteen to fourteen-foot floor
to ceiling floor plans for residential applications such as a loft design, or live/work life styles; building fa9ade applications
to incorporate cultural design aspects; open area amenities and the like. As the cost of land within our core and the ever
increasing costs of demolishing, rehabilitating and/or constructing new buildings entirely continue to escalate, one of the
major mitigating measures is to allow for increased height.
Mountain West strongly feels that the increase in height can be done with no loss of community character or benefit, and
could add to the ability of a developer to integrate Chula Vista's individuality to any project. Limiting developments to a
three-story height limit will critically impact the options for sound development and discourage, rather than encourage,
both developers and new businesses to venture within our Village core.
It is the encouragement of MountainWest that we address this pressing issue in a timely and objective manner. The city
and its residents need to come together and analyze this issue from all viewpoints and develop a solution to ensure the
future of our Village.
C(,--;~
I
IJames V. Pieri
'president & CEO
Mountain West Real Estate
333 H Street. Suite 6000
Chula Vista. CA 91910
Phone 619.422,8400
Fax 619,422.8100
www.mountainwestre.com
~~ '
C1iP
11
B/22}OV "PubLic U:mmeJlj
~uk~ crhfA
LtStl kcd-e.~
cc.- c.fit ~r
c.c - ~ Ice-
'Jl~VIS
- \\ . ...'.... _. 1"_
'-' . -.......,..1':,.' "
---~.".~-
THiRD i~'VEl\lE
~
() ~.,\~
OWilTO'<'
August 15, 2006
THIRD AVENUE Vn.LAGE AsSOCIATION
City of Chula Vista
Mayor and City Council
276 Fourth Avenue
Chula Vista, CA 91910
272 Third Avenue
Chula Vista, CA 91910
(619) 422-1982 Phone
(619) 422-1452 Facsimile
Dear Mayor and City Council,
2006 Board of Directors
As you know the Third A venue Village Association supports the
redevelopment of the City's "downtown" neighborhoods per the development
standards set forth in the CUJTent draft Urban Core Specific Plan. In order to
encourage the redevelopment and renaissance of the Third Avenue Village,
we ask that the City also consider increasing the intensity of allowed
development along Third A venue and in the immediately adjacent
neighborhoods. This should be done in a way that respects the low-rise scale
immediately fronting Third Avenue, requires high quality design and
materials, and buffers existing single family neighborhoods.
www.chulavistadowntown.com
Lisa Moctezuma - President
David Hoffman - Vice President
Greg Mattson - Secretary
Carl Harry - Treasurer
Dr. Richard Freeman
Glen Googins
Michael Green
Stan Jasek
Lynette Jones
Betsy Kel1er
Susan O'Shaughnessy
Greg Smyth
Stella Sutton
We have included our recommendation for the uses on the ground floor within
the core of the Village. We also ask that the uses in V-I be expanded to
include retail (small) with a CUP. We feel that these neighborhoods will be
idea for small coffee shops, flower businesses and other businesses that wiil
increase the traffic but may have limited hours of operation and the need for
smaller spaces.
We have also included a copy of parking statements for the City staff and
consultant to use. We feel that these are very important to the Village and
should be included in future plans for parking witlrin the village. We look
forward to further conversation on how to implement the future parking
districts.
EXECUTIVE DIRECTOR
Jack Blakely
Attached are also copies of a citizen for redevelopment drive that we held at
the recent Lemon Festival. I think you will see that not only the 700 business
and property owne~ that we represent but citizens who also share our feelings
that want the Urban Core Specific Plan to continue in as quick as possible
manner so that the Village can continue redevelopment
Thanks again.
SPECIAL EVENTS MANAGER
Beth Andre
2006 Board of Directors
EVENTS & RETENTION SPECIALIST
Vanessa BaITen
ADMINISTRATIVE AsSISTANT
Diana Fergus
CITY OF CHULA VISTA
Village Parking District
District Management & Parking Study
Third Avenue Village Association (T AVA) is forwarding these parking statements to -
the City for use in directing and assisting the selected Parking Consultant and to consider
our proposal for a management change. As you are aware, TA V A is very concerned
about the existing parking situation within the Third Avenue District and the lack of
benefits accruing to the property owners and merchants. The Urban Core Specific Plan
(UCSP) identifies the Third Avenue District as the "Village" and our statements below
relate to this geographic area only.
Below are some general parking and land use statements for the Village and inquiries
that we would like the City and the Parking Consultant to be aware of or to address in the
course of the study. The statements are not prioritized in the order of importance.
ORGANIZATIONAL ISSUES:
1) T A V A Board wants to consolidate the existing Parking District with T A V A in
order to create financial efficiencies and to provide management and progressive
leadership that will benefit the downtown.
2) The creation of the property-based Parking District was to benefit downtown
property owners and merchants, to increase sales and activity. The original intent are the
same goals promoted by TA V A.
3) The T A V A Board would be in the best position to be the overall "Parking
District Advisory Board" for the Village Parking District (VPD) and to provide the
lacking leadership, public outreach and education, as well as unique knowledge of the
property owners and their operations.
4) A restructuring of the revenue flow would allow TA V A to reinvest the revenues
back into improvements and maintenance within the Village Parking District. Initial
revenue sharing with the City on a percentage basis for a limited tenn or immediately
allowing the Village Parking District to retain 100% of meter and parking revenue for
district marketing, improvements, and maintenance, while allowing the City retains the
revenue from enforcement fees, tickets, etc.
5) It is extremely important that the current or expanded Village Parking District
remain as a single entity within the UCSP - Village District and T AVA's boundaries and
not be enlarged so that it overlaps with other development or parking areas. T A VA
would strongly prefer independent parking districts for the various westside improvement
areas.and no revenue sharing among the individual parking districts.
6) Assuming the Village Parking District is incorporated and/or expanded into
TA V A operations and management the consultant should make recommendations that
would address the future responsibilities and functions of T A V A and the City and the
cost responsibilities or sharing for operations and maintenance.
PARKING STRATEGY ISSUES:
7) What is the acceptable target for on VS. off street parking demands based upon
the existing land uses, as well as the future projections?
8) Would "Perfonnance Based Pricing" work in Chula Vista?
9) Analysis on "Charging the right price" for on-street parking considering that
parking garages may either be charging or will be constructed in the future?
10) Recommend and/or conduct a series of community parking educational seminar.
11) Develop marketing/parking strategies. .... ...how can we handle this? Consultant
should give ideas and implementation techniques.
12) How can City and the TA V A entities develop a program(s) to educate and
promote a "Park once and shop twice" mentality.
13) The parking study should identify how the employees park now and develop
strategies for the future developments. Provide programs to reallocate employee parking,
education, and/or incentives to park in other convenient spaces. Consider providing bus
tokens or other monetary incentives to downtown employees to use alternative
transportation.
14) Provide analysis of the use of the current old antiquated meters vs. the newer
sophisticated meters, costs for operation, setting prices, maintenance, ownership, etc.
Also would there be a benefit to providing change machines at various locations?
15) It is assumed that there will be a couple of new parking structures proposed
within the Village. . . the study should recommend suitable sites for two small to medium
parking structures within the Village or one central larger parking structure.. ..offer
pros/cons for each scenario. The study should analyze maximum shopper walking
distance to and between the new structures.
16) Consultant should offer recommended timing for the meters, i.e. hour, two or
four hour increments by location within the Village. Meter times and prices may be
different in certain locations as they are now.
17) Explore "FAR Bonus for public parking" within the Village or the entire UCSP
area.
18) Realize and develop parking or storage programs for non-motorized means of
travel.....bicycles, ped-cabs, segways, etc.
19) Review and determine which City policies or ordinances should be updated or
developed for minimum parking ratios for all existing and proposed land uses within the
Village.
20) Review the UCSP parking configurations proposed for on street parking.. ..i.e.
parallel or diagonal parking stalls.
21) Detennine and analyze the projected use of the parking structures. Should they be
stand-alone behind or above mixed land uses or with commercial uses wrapped around
the ground floor?
22) Consider the use or function of a "Validation" program for parking
participants..... . shops, restaurants, etc.
23) Consider the implications and merits of a "Neighborhood" parking permit
program.
24) Review and analysis of the City's "In Lieu parking fee" program, how it is
constructed, how are the funds used? T A V A is requesting that funds generated within
the Village should be earmarked (placed in a separate account for the Village only) into a
special account for direct use in the Village on parking programs or implementation
techniques.
25) Consider the use of parking structures as a community element, in terms of
design, color, materials, etc. Consider using the walls or rails as art forms, entrances
with sculptures or art pieces, entrance identifications could use tile or color features.
Landscaping consideration for the screening or enhancements for the community
element.
26) The city to expend as much money on a consultant for the parking study as
needed so that the study can be done properly the very first time.
Attached to the Third Avenue Village Association letter were 88 public comment cards
written in support of redevelopment of Chula Vista's "west side", as described in the
Urban Core Specific Plan.
..
..
GLEN R. GOOGINS . ATTORNEY AT LAW
VIA HAND DELIVERY
August 21,2006
Ms. Mary Ladiana
Planning Manager
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA 91910
RE: Request for Amendment to the City's Draft UCSP to add the Properties
Located at 311 throu2h 325 G Street to the V-3 West Villa2e Zonin2 District
Dear Ms. Ladiana:
As you know, I represent Jose Cortes, owner of the multi-family residential parcels
located at 311 through 325 G Street, just east of Third Avenue in Chula Vista (the "G
Street Properties"). On July 25th, we met with you and other City staff to discuss Mr.
Cortes' request that his G Street Properties be included within the "West Village" V-3
zoning district of the Urban Core Specific Plan. You and other City staff members gave
us positive feedback at that meeting that we found encouraging.
Last week, after some further analysis, you notified me that City staff was prepared to
reconimend inclusion of Mr. Cortes' easternmost parcel within the V -3 District. This
w'ouJd,have the effect of "squaring the block" and aligning the V -3 District boundary
along its western edge. You also indicated that you were not prepared at this time to
recommend expanding the V-3 boundary to include Mr. Cortes' remaining parcels (one-
third of an acre) immediately to the west.
As a follow up to these discussions, the purpose of this letter is threefold: (1) to thank
you and other City staff for the time, effort and thoughtfulness you've contributed to our
proposal to date; (2) to summarize the arguments in favor of our request; and (3) to
encourage you to expand your thinking one third of an acre further to the west to include
all of the G Street Properties in your recommendation. Towards this end, please consider
the following.
1. The existing General Plan and General Plan Update Support Higher Density
Development at and around the Site.
For 20+ years Mr. Cortes' G Street Properties have been designated "high density
residential" per the General Plan. Adjacent properties on both sides of G Street and to
344 F STREET, SUITE 100
CHULA VISTA, CALIFORNIA 91910
TEL: 619.426.4409 E-MAIL: GRGLAW@COX.NET
Ms. Mary Ladiana
August 21,2006
Page 2 of4
the west, while not yet developed to their full land use potential, have shared this "high
density" designation. As a result, under existing land use designations and zoning
standards, development at and around the property is already allowed up to a height of 45
feet (or three and a half stories), with an area wide density of up to 27 units per acre.
Depending upon the circumstances, individual parcels could even be developed at
densities above this level.
As you know, the General Plan Update approved by Council in December of 2005
("GPU") re-designated much of the property immediately to the east of the G Street
Properties on Third Avenue as "Mixed-use with Residential." This new designation
encourages even higher density residential development in the area by promoting mid-
rise development (between 4 and 7 stories) with an area wide average of 40 dwelling
units per acre (this is in addition to the allowed commercial square footage).
Encouraging a higher intensity of residential development on Mr. Cortes' G Street
Properties with UCSP zoning would be consistent with both the existing and updated
portions of the General Plan. Because of this, Mr. Cortes' request could be
accommodated without amending the General Plan or the applicable EIRs.
2. The proposed Urban Core Specific Plan supports higher density multi-family
development at and around the Site.
The properties immediately to the east and north of the site are proposed for
inclusion within the V-3 "West Village" zoning district of the Urban Core Specific Plan.
V-3 development standards allow for multi-family and mixed use developments of up to
84 feet with F ARs of up to 4.0. Pursuant to an existing ENA with the City, one
developer, Intergulf, is already proposing a mixed use project immediately to the east of
the G Street Properties that would make full use of these higher-density development
standards. While Mr. Cortes is not currently contemplating a development of this
intensity for his site, the flexibility of the V - 3 zoning standards will allow him to
maximize the land use utility of the eastern portion of the site while at the same time
facilitate a gradual transition of massing downwards to the west so as not to overwhelm
existing structures.
Nearby UCSP zoning districts--within 2 to 3 blocks of the G Street Properties--
also contemplate higher density developments. These include UC-l (84 foot height limit
with a maximum 4.0 FAR), UC-2 (84 foot height limit with a maximum 5.0 FAR), and
UC-3 (60 foot height limit with a maximum 3.0 FAR).
We believe that it is important for the City to encourage higher density residential
development in and around the Village. Expanding the downtown population is a crucial
component in making the Village the vibrant and enduring downtown shopping and
entertainment district we are all hoping for. The stated vision for the Village zoning
districts contained in the UCSP is consistent with this idea. The clear purpose of these
Ms. Mary Ladiana
August 21,2006
Page 3 of4
provisions is to encourage the "smart growth" urbanization of the Chula Vista downtown,
bringing vitality to the area, while minimizing, whenever possible, traffic and other
adverse impacts on the surrounding neighborhoods.
3. Including the Properties in the UCSP makes it more likely that the Site will
be redeveloped in the near term either as a high-quality stand alone project
or in combination with the Intergulf development proposed for the Social
Security Building.
Mr. Cortes has a good relationship with Intergulf (the owners of the Social
Security site) and discussions regarding a possible sale or development partnership are
ongoing. If an agreement were to be reached, by including the G Street Properties within
the UCSP now, the City can eliminate the burden on that development of needing to go
"across the line" of the UCSP boundary and making an additional land use entitlement
process necessary in order to implement a comprehensive "full block" development at the
site. If discussions with Intergulf do not result in a partnership or sale, by including the
properties within UCSP now the City can also facilitate a high-quality stand alone
project.
If the City does not include the western half of the G Street Properties within the
V-3 District this would leave a competing set of development standards in place for half
of the G Street Properties: V-3 to the east and R-3 to the west. While the issues might
not be insurmountable, this artificial split down the center of the property will surely
create problematic design issues (for example, inconsistent set back standards) and is
likely to necessitate pursuit of a costly and uncertain rezone or variance process on a
small portion of the site in order to allow for a comprehensive "full site" development.
This problem can be avoided without endangering adjacent neighborhoods because even
if the V-3 standards are applied the City can control their application to avoid misuse.
The V -3 standards are "maximums" and the City should be able to regulate a project
height transition to the adjacent low-rise land uses under the general provisions of the
UCSP. Mr. Cortes' current "stand alone" project proposal at the site is respectful ofthe
need for a height transition to the west. As you can see from the attached concept
elevations, Mr. Cortes' is proposing a project with 5 stories of residential development on
the east end, stepping down to 3 stories at the west end. The westernmost portion of the
project is substantially consistent with the R-3 zone. This type of project will serve as a
classic "transitional project" consistent with the General Plan/UCSP principles of
harmonizing change, buffering between fully developed and underdeveloped parcels, and
high quality urban design.
In addition to being justified for planning purposes, the City's decision to include
all of Mr. Cortes' G Street Properties within a single development district would
prudently recognize existing ownership patterns as a factor to be considered when
seeking to encourage redevelopment. This is that much more important of a factor to
Ms. Mary Ladiana
August 21,2006
Page 4 of 4
consider now that the Redevelopment Agency's powers of eminent domain have been
curtailed (or eliminated) by Proposition C.
Mr. Cortes is a long-term local resident and property owner. He has assembled a quality
team of experienced design and development professionals. Ifhis G Street Properties can
be included in the UCSP he will make a compelling spokesperson in support of quality
west side redevelopment in accordance with the development heights and intensities
proposed in the UCSP.
Please let us know what other information you might need facilitate your analysis. Thank
you for your consideration of our request. We look forward to working with you on this
project.
Very truly yours,
~..,\~ ~
-'. ..' ~ ,
. . ,ct/l. c..\) t-: . .
'Qlen ~>Googins l.) ~
Attorney at Law - !
cc: Mayor and City Council
Directors of the CVRC
Jim Thompson, Interim City Manager
Dana Smith, Assistant City Manager
Ann Hix, Acting Community Development Director
Duane Bazzel, Principal Planner
Erik Crockett, Redevelopment Manager /
Brain Sheehan, Senior Community Development Specialist V
Attachments:
Exhibit A - Map of the G Street Property
Exhibit B - Project Concept Elevations
~ "0
0
II
,
~
0 ffi I
t")
I
CXJ
to -
t[)
<(
---
;g
...c:
x
UJ
C]
~
o
o
<I)
OC~_
Obl' - I
OtZ -9'J'5
I f- ~I~~ ~.:: ~
:::J 8 ~ ~ ~.n I,Q
I- Cf)u _"'; "''''
(/)0 a:: 1.n1l1~~OIo
"'W~ '" go
~'r"\~ :J""t-~~
~....'-'w ~ ......u8
Z~ Z z ~ ...
O~"""""o:U,7 :;:~
c:....."'-l.o~ "'11'~
Q :r:~ 0 I
<( <..) ~ gl I
~
I
I I I I I I I I I I " I I
I
'"
~
i
5!
w
u...
<...
..m
0..;2
>-<D
<I
o~..,
_ o~~
LJ ~~g
'"
..,
'"
...
....
~. ~Plo~~~
\.lY ~~g
8Q..0
_ r=-o..!:,^.}s _ ~_ ~;'
Gp.o-,z ;J.G'~ qA . I
\.. I
I
I
OI>'I~
I
r=;.:
,
1
~
3
I
I
I
I~
j-
i:
I"
I a.
!!! 0
"I~
1
I
@:
0,
(f)1
I
I
I
I
-r
I
I
,
I
1
I
1
I
I
1
1
3^'V
~
u
<(
'"
@;;
0;
~
to
N
cr
~
~
~
N
~
cr
c:
Of:
09Z,_
~.OG'/:
...J
<(
cr
o
:E
w
:E
:-
..
....
i:~
- ..
t:
<:
u
- <(
a:@"
- " 0
, '"
a.
to
N
o
(\J
'"
'<t
.:!
0..
9t?-oGZ
M,I;!N
3^'V
I
~ I- ,~
S "' I~
" 0'-'
~I~
I..
I~
I"
1
I
I
:s:::
'" a:
'" ~
I-
:: 1
II: I
8 It') I~ I '0,
~~I~ ~
"'\~.~ ~ /I"I1~P
'~OP' I 'o&,
N
0,
..
II
'"
:-
~
"
-
~
~
1ffir
( ONO:>3S)
OtllH1.
\)
~
o
!!
Q ~ tOG
'"
I-@ -;rG)
U -
I-
@ c<)G
0 @ :1 NG
'"
~ @h-8
O~,
...
~
-
~
.\\
~ dO M"!:.I/~ 1.1.:3 t:H::I 'V~ ~.
- -:3^'V09."'" _I
~ .J.S .i .I'tv O~/
@ ~~ = ~
~ ~ ::1
g~~@ ~
@ ~
g '"
.....t'O,OC.SIH
:.:.!.:t~{ .~!4:, ;; f ~
~ :!ID:[ID:Im:~: :i
~ ; ;:~';'i:::~'::~ S
~ :[ID:rnJ:.. ~. .: ~
". 'M:.z..;. ,IN
.,.'O,O<..~ ~
~~
~ ~
C1@
a:>@
r---@_
~
~
~
~
~
tJ@~
I-
fi;\..J
(!) \y CD
~
@
to@
~
'"
f.;\",
~-
~
~@
<>
'"
'3'z! ~
(0','" t-, ~ ~
~ W UJQ) ... ~
.... a.. zF2 ~ ~
~ ~ Z'; ~ ~
@ ~--@ 8~~ j
V <:2611"1
N\ ~
@~~ -~ :::
O?:;: 02/
M,f'f".9/fV
OfJ
o
o
..
H1.~no.:!
~
L
oe
~
V1
L
ffi
-
VJ
W
::::E
o
I
Z
3:
o
I-
t5S
<(0
....JZ
0..8
>-'-'
<(w
3:z
>-<
::.::z
cr
<(W
a.. I
II-
I'.
0<0
I I
~"'"
01 a:>
00
Zz
1-1-
Uu
1-1-
a:::
o
0..
<(<( I
titiCIJ~
>>~~
>
<(<(VJ
55~5
IIO::>r-.
UUIi5~
I I I I~
~g~il")g
g:::~~6;
~~
a.. a.. 0.. o..VJ
<(<(<(<(0
::::E::::E::::E:::!:cr
@
O'JQ)uj
~;i
~::;c
io:i3
.~~
~~~
~~5
., "'
~i3
~~~
!z~~
!S!1!i!!l
gJ~cn
iJj",:;!
::108
~~~
0",...
~~~
~!!!....
.....91
.,0:0
<0<>
~~....
~!S!i
O'J~>
~::1:i
1: g
~~~
@~."'~
~ 0 1ii~:8
, 11 ccn",
~1I ~~o
'" cnO<!:D
I'
r<)
'-"
'i
r
...
~
~
U
w
VJ
'<t
"
-
I _I
"t
t.,;
eV'
U~
"^_. ,...~......_..--.~-~."-- .-.
!='vhihit R
.-
ATTACHMENT 6
Analysis of CVMC 19.80 and the Urban Core Specific Plan
BACKGROUND
In the late 1980s, a citizen's initiative, referred to as the "Cumming's Initiative" was passed
by a majority vote of the electorate and was incorporated as Chula Vista Municipal Code
(CVMC) Section 19.80 (Ord. 2309 Initiative 1988). The purpose and intent of the initiative
was generally to ensure the quality of life for the residents of Chula Vista through a variety
of measures such as:
. preserving the character of the community;
. protecting the open space of the city;
· ensuring the adequacy of city facilities, school facilities, recreation, park facilities
and services; fire and police and paramedic protection; water and sanitary sewer
systems;
. ensuring the balanced development of the city; and
· ensuring that the future traffic demands do not exceed the capacity of streets.
The ordinance states that the intent is "not designed to halt quality growth, but to ensure
that rampant, unplanned development does not overtax facilities and destroy the quality
and home town character of Chula Vista". In order to accomplish this, the Ordinance
requires the staged provision of public services and facilities commensurate with growth
through funding mechanisms such as a system of fees, collected from developers at the
time of new development. These fees are to be spent by the city, in a timely manner, on
public facilities and serv!ces to ensure that new development will not have a negative
impact on the residents of Chula Vista. The City has specifically met the provisions of
CVMC Section 19.80.020 through the implementation of funding mechanisms such as
Development Impact Fees which are paid upon the issuance of a building permit and
determined according to land use category. Other fee programs include the Transportation
Development Impact Fee and Public Facilities Development Impact Fee that provide
financing for transportation and recreation facility improvements based on population,
density and land use designation.
Since the passage of the Cummings Initiative in the late 1980's, many of the quality of life
issues described above are now routinely addressed during the City's development review
process. The City has established quality of life "thresholds" that are evaluated as part of
the environmental review process for projects that are proposed and developed. The
Growth Management Ordinance and Development Impact Fee Ordinances have been
enacted to ensure that new development provides the timely payment of fees for public
facilities needed as a result of new growth. Development Impact Fees (DIF) have been put
in place to require new development to provide their proportionate contribution to public
services and facilities. These include fees for sewer and storm drain improvements, park
acquisition and development, public facilities and services, and traffic improvements.
School impacts fees are required pursuant to Government Code 65996.
ATTACHMENT 6
Monitoring programs have been developed to track the rate and effect of growth on an
annual basis. For example, the City has established the traffic monitoring program, which
annually monitors the actual performance of the street system by conducting roadway
segment travel time studies. A Growth Management Oversight Commission has been
established and annually reviews the growth management program. An annual report is
submitted to the planning commission and the city council.
CVMC 19.80 and the UCSP
With the approval of new land use designations under the 2005 General Plan, new zoning
regulations, in particular mixed use and urban core residential zoning districts, are
required to be developed to ensure the systematic implementation of General Plan (GP).
This requirement to have zoning consistent with the City's General Plan is established in
CVMC Section 19.06.030. The Urban Core Specific Plan (UCSP) is the first in a series of
significant zoning documents that are anticipated to implement the vision established by
the 2005 General Plan. Because the UCSP includes a rezoning action, the provisions of
CVMC 19.80 have been evaluated to ensure that the UCSP meets the purpose and intent
of that ordinance, as described above. .
The UCSP has been prepared pursuant to the authority granted in the. Chula Vista
Municipal Code Section 19.07, Specific Plans, and the California Government Code, Title
7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 and contains all the
mandatory elements identified in Government Code Section 65451. In particular, the
UCSP includes an analysis of the infrastructure and facilities needs to support the land uses
envisioned by the UCSP (See Chapter IX). In addition, several chapters of the UCSP
identify programs for facilities and infrastructure such as Chapter V. Mobility - section on
Traffic Improvements and Chapter VII. Public Realm Design Guidelines - section on Parks,
Plazas, Paseos, and Public Spaces.
In addition, the UCSP Environmental Impact Report (EIR) has been prepared as a Program
EIR and as such includes an evaluation of the growth management quality of life thresholds
at a programmatic level. The EIR identifies mitigation measures, which would be applied
on a project-by-project basis as development occurs over the course of the next 20 years.
The information in the EIR provides a basis for the procedural analysis of how the UCSP
meets CVMC 19.80. In particular CVMC 19.80.030 "No Development Without Adequate
Public Services and Facilities" identifies certain criteria that must be evaluated to ensure
that new development not degrade existing public services and facilities below
acceptable standards until all additional necessary public services and facilities
required for that development are assured or scheduled for timely completion. The
attached table includes a summary of the criteria described in 19.80.030 and the Final
EIR Mitigation Monitoring and Reporting Program (MMRP) that provides a summary of
the impacts analysis and/or mitigation measures that address provision of public
services and facilities.
\0
~
z
~
~
=
u
<
~
~
<
-'--
c: 0 c:'
CI)
Ec:;:i
C. o.!
.- ><
..21::)CI)
CI)::J....
> -= 0
Cl)U)~
"Cc:-
"Co=
CI) CJ ~
~C:tT
c.CI)CI)
o.r::..r::.
'---
c. -CI)
CI) E '-
.r::.CI)::J
_-U)
CI) ~ c:
_U)CI)
cu 0
"C--
OCl)~
E ~ cu
EU)U)
o C) ~
CJ c: CJ
CJ._ CI)
cu U) c:
.s .>< U)
~CI)CU
:!:CI)"C
CJ .r::. CI)
cu_c)
c.C)cu
cuc:U)
CJ._
CI) "C CI)
.r::.cu.c
-0=
CI) ~ cu
>CI).r::.
cu>U)
.r::.o"x:
-,-'-
000
~U).!
....c:CI)
... '- c:
U) oS CJ
e1aE
~ c. E
.r::.CJ-
g>>e 0 -
o E .;- ~
'--Eo
o .
.r::. C)CI)O
-c:-oo
"C .- - .
c: U) -c: 0)
_._ T""
", >< .-
U)CI)U)u
- "x::2
CI) C) c: >
CI) c:.-
'- .- - u
-'-'--
U)CI)o.
~:: "x: "C
:!:cuc:CI)
CJ ~ = .:
'-=,-cu
Ocuo-
._'_ ._ c:
cu - cu .-
EsEe
c)u)cuu)
c: .c .... .-
-::Jo~
.! U) C) 0
><-C:I;:
CI) 5.2 CJ
CI) CI).-
.r::.;"C:t:
-.-.- cu
~~~-=
<
<IJ
aJ'
~
::I
<IJ
co:
,aJ
~...
C ,
0.''',.
.= .,
co:
~
-=
~
.-
.C
co:
I.J
:.;:
.c
~
(;)
-;;
.":
C
aJ
-
o
CL.
c: Q) Q) Q) 0()
__ 0 E' > c:..c..c c:
0-0"- ~o>-......,,-
Q)Q)o.......Z~oO
O()"'..........~-SE .'=::
c: ~ 1:: .- c: .:!) c:
'Vi..c 0 Q) -- Q) '" - 0
~ ..c~Q)E~~"<::
..cC:", ..c ,,-"'..c:::""':'
Q. .2 ,.:!)...... Q) 0 ~ U Cl..
-a ~ c: C:a.Cl.. >-~ ~
Q) ...... "- Q)E:.c E V'J ..c ~ f-
a; a3 .~ ...... .- U "- -
".;:;, E f- Q) '3 -- ::) 1J I- E
> 0 .- ~ ~
Q)Q) 'O"-",Q)~_,,-
Q)--a "- ~ "-..c-a..... 0.0
"- Q.Q) Q.u~...... 0 c: 0
..c E Q) E U Q)-- E c: "-
I- ._ c: ._ 0 >- 0 ~ 0...
>---
-a Q) ~~o
o ~ -a-a~ ..c-a ~c:
:;.8 ~-o ~C:Cl.. E Q)-a~~':.gQ)
t-a__~~ .~~"<:: ~ ~~o~~......~~~
~Q)o......c: ......-a..c::: -Q)...... "- CC:
Q. ~ ~ 0 ~ Q) '-E I- Oo.o..c s:; 1i'i -S :::: Q) E Q) Q)
EO() '- ...... c: "-..c 0() Q) .... - ~. .,.,.. ..c E >
- 'Z .2 .= 0 0...... ,C: ~ a. -a ~ ~...... ,~-a <(
'- ...... ~..c I '- - 0'" Q) I'-... "- c: Q)
. E -S-a-a.......'=:: 1:: t:;.:!) 0... ~ Q)..c . =I:!: ~ ",,-a
'" c: Q) Q) Q) :> 0 .- U - 0 '" ...... 0... - '" ..... "-
~ ~ Q) -a._ ~ c: :>..c ~ .~ U ~..c ~ V'J '" ~ V'Jo E:.c
(jj........ E >..Q ...... -a '" .... 0- '" ~.:: U c: ~ .- f-
E - .- Q) Q) '" ,'" "- ~ ...... "'..c ::) .2 ~ ....J.s 0()
:= J!: -a c: Q) ...... ~ >- Q. ~ c: -a :=: ......U Q) c: ._ ~
Q):>"" O"-~ ...... C:Q)-:>Q) __0:>'-
> :> ..... c: '- t:; .- -a '-..c c: E ... :>..c Q) ...... ._ :> 0
o",EQ)~_gBuu~ ~""""""~ut-a~
"- c: .- Q) ...... - '" ~ Q) .- .- Q) 0... c: __ Q) Q) '"
Q. 0 Q)..c. c: ~ '" "" ~..c..c > - Q) 0 ...... .~ Q) .... '"
E 'z..c Q) Q) Q) ~ .:::- -p ~ Q) e u E c: c: 0 ~ E c
- U ...... > E > '" .~ ,,-' c:..c Cl....... Q) 0 Q. 2 'Z Q)
c: g; >- ~ Q) 0 Q) C Q) '- ...... E a3 > 'Z ~ '" c: -a E
o ,,-..c..c a. Q) E ~ 'Z "- O()._ "- 0 ~ ...... ~ '- c: Q)
.......-......Q)Q)......E..c~ Q)C: "-"-......__ Q)~>
U c: U ~ ........;:: Q)..c -0 .;:: .... ~ Cl. c: 0 -a > 0
Q).- c:..c .- -- ~ ~ 0... ~ "- U E Q)E Q) g; 0 .8 ...
'" -0 ~ ...... -0 0 Q) -a Q) Q)'- 0 "- Q.
a;Q)u.:!)Q)......E.:!)Q)Q) ~..c"-Q)~Q.Q.-aE
...... ....... ~ c: '" c: '- c: C:..c -a ...... 0 -;;:;..c 0 E Q)
c:u'-Q)~Q)"""Q)-.......Q)Q)c:--""''''''',,-,_~
-.2 6b E -5. E >. E . Q) C ..c .- -a E ...... Cl. 0 - ~
.. ~ '- Q) Q) = Q) E.::: Q) I- -a ~ ~ ~ Q) ...... ~ ~
.... "'>"-u~>Q)EE~Q)oo......"--aQ)u
1~~0~~a;0"""-Q)~5~,,,-a~Q)..c.:!)
u:.... 0 a. ~..c c: a. 0.0 2 a.'- - c: ~ 2 ;=-1J = ~
~ -5 15 E .~ a3 lJ .; 5 ~ .; ~.~ ~ ~ ~ ~ ~ '3 ~
05=~~~1J~2~c
~ ...... ~ ~ '" 0 ~ Q) G
"'aj U c: Q) -a 0 "- Q) Cl.._
> ~ '" .- >- ~ Cl. Q. 0.0 ~
aJ~C:..c OONOc:C:
....I "- 0 ...... LI'1 "- Q. ........:- 0()
.......z ~ N .... - '"
<IJ ~ 0 ",'"'3 ~
C .::: .... ... ...... -a Q) c: 0 -a ~
o ~O()xc:..co:>
-.;::Q)Q) Q)~"""'z:>g;",c:
V ~ ...... c: c: .- '" "- Q) 0
aJ Q) .::: .2 .::: -g c: 0 .~ 'Z
~b~~Q)oC::""",voO~Cl.~
aJC:~"'3.s'z(j) 'e"-E~
'E ~ Q. U c:: Q) 0 0 .-
-~......oa;Q)oo~u.JuE
""0 'Z ~ Q. > ~ 'Vi 8 2 V'J '" 0
C c:: -a -a 0 2 '> N c: 0 :..c: ::
re.sc::Q)~C:c:: -11-0
rIJ ...c ~ 2 ~ Q) ~ ~ Q) .;::
'E~"'~~Q)",Q) ..cviQ.
aJ '" >- Q. ...... >--a ~ -a......
E <( ~ E ~.s a3 >- ~ Q..2 ~
~ -aoo E..c"'~a;E
V'J aj (g..;:: v "5 g: c U Q.._
V "- ...... c:: 0 0 Cl..' Q) ~ v U
""0 .S: - ~..c "- <J") E c: '- '-
re... ~ ~..c.'=:: Q.u O()~::::::::::::
oaJ"-Q)"-:>E__Q)......~~
c.:: V) ~ "- ~:>._ ~ '" ~ ...... ......
I
LI'1
'3 c:ci I ~ C"1 -g
'" 1..Ii'>.=I:!:Q)~
_ "'......
c:: >-'" Q)~"'2 Q) c::
.2 ..c c "- :> .....c ~
......Q)Q)~-a~......u
~vE~~aJo~
~ ~ Q) Q) "- ~ :; c::
Q) v > ~ co ...... t .~
c~ec::.......V'J~'"
.- 'c: Cl. 0 N I Q..:::
o 0.0 E'z =I:!:....... E ~
...... .- ~ -- Q) - E
'" '" '- 0.0 0 .~
...... :> Q) .- "-' Q)
v :>..c .-=: c: 0 ...... '-
~o......"<::o Q)
Q.~ __ ..c::: 'Z Q. ~ -a
E..cOc::Q.oV)~
.- c:: .- Q)...... 0
c .8 .2 -a ~ = ~ ~
~-o ~~ Q) I ~ "'-ci
.~ Q) ...... c:: Q) C"1 c: c:: ~,
--......c: Q)o.;::
'- ~ Q) Q)..c C"1 > .- ~
s=o.~ E E ~ =I:!: <( ti .~
.-."!:::: "" E ................ CLJ......
'" E""::: 0 .- Q) -0 ~ '-
Q) Q. V ~ Q).:: Q) E
..cQ)EQ) ,.t:;..r::cC:
I- ..c .- '- .... V'J I- ~
'C
~
z
~
~
=
u
-<
~
~
-<
-
o
~
~ S
10. .-
... 1;,
~ bO
E:-E
i=~
CI}
~
10.
~
<n
~
~
~
c.
o
.';
~
~
E-
~.
-
~
~
Q.
E
-
c
~
CJ
:;
.2
t)O
m,
r;
;
c
~
-
o
~
'+-
o
",c:U
...... 0
c: ._ x
a; ...... .-
Eu-o
a; c:
a; '" a;
> ... a.
o 2 a.
Q.'~ <(
Ea;-
"_ L: <(
a;......;::
-E.8a;
c:-o-E
.- c:
'" 0 c:
... c..'-
a; ",-0
...0 a; a;
E t: '"
::J 0 ::J
c: u E
c: :: a;
oo't>
"tJ ~ ~
a;...o OJ:)
~-oc:
a; a; 'i:: .;..:,
......"'Oa;~
,~ 'i:: ...0 Uj
a; ~ E '"
L: a; ::J .-
I--oc:-E
z
o
i=
<
:~
. :;).
.u
~
u
U
L:i:-
...
~
~
M
M
:;;: c: c:
, C1:I OJ:) a;
t-" 0'- L:
N "'......
:;;: ...... a; '" '"
,,,te-015c:
c: 0 -0 .- 0
o 'Z c: ... 'Z
'Z'- C1:I ~ U
u-g::;..a;a;
~ >-o~
Q:; 80 0.02
1:: a; ~ ,~ .~
,- 6 0 :: a;
...... ... ...... 0 a;
C1:Ic..a;='"
"'E::Jo-E
c: .....'+-
o '- ..., a; a;
'- ...... CJ') L: L:
-raOOI-.......
-OC:-J ......
c: 0 . C1:I
a;-o~.J!J.J!J
E '<:t ~,~.~
ELJ"1......~~
o=l:l:~'t>'t>
~-ouc:c:
~;ij~88
'"
......
c:
a;
E
a;
>
o
...
a.
E
...!..
L.!.J -€b-o
0.. 'i:: c: ?5
E -0 C1:I 'Z
C1:I c: a;' C1:I '"
~C1:Ic:c::.c
-OL:~~::
SgpEo,2
oe::Juo-o
...oL:"i' a;
....c ~....... .5.-
"5'-0 -€b ~ ':;
o c: 'i:: C1:I 0"
CJ')::J - a;
0-0 ...
1.1(...0 c: E a;
-......::J::J"'O
:a;g0"i'-
"'a;...o..:c=
~c:-Eoo::
a; C1:I ::J ";:: '" ....:
::;-o~-o;ija3
o-O'C:"'E
i:C<(a;::J.:::
>-..;ij]J~
C1:I a:;-L: 0
i:C a; c: t -E Q.
..... ..= :; 0 .- E
=1:1: CJ') ...... c: :: ._
...
a;
I-
.
c,.j
C1:I c:
-0 0
~'~1
...- .......
a:;"E ...0
~O'+-
......0-0
CJ')Ua;
L.!.J ..::
0..a;::J
E ;ij g
C1:I- ...
~C:a;
-0:;...0
c:"i'=
::J .......-
o-€b::
...0 .- '" ....:
L:"'C:C:
t-oC1:la;
oc:..=E
Z5~a;
LJ"1...oU6
....!.. 't> L: Q.
N a; :'.::: E
:;;: :: :: "-
.
'"
...!.. a;
L: c:
ooC1:l
a; "i:: -
-E-oE
...... a; ::J
... ... ......
a; C1:I ...!..
>L:L:
c: '" 00
0-0 'i::
UC:a;
.;.; 5 ,~
a;...o '"
~L:~
cJ)"5~
L.!.J 0 a;
(jJ"'0
::J -g c:
a3 C1:I .-
>-0 a;
<( c: ;ij
::J-
"EOL:
:.c ~ gp
I-to
t-" 0 ...
:;;:C:-E
.
a; -0
...0 c: c:
C1:I C1:I::J
C E. ~.81'.E-o~] .8
.~ -g a; a; ...... ...... w a; a;...... u..
u tiJ...o tj te a; ,-o-O::J w-OCJ')
~ -0 -0 C1:I .~ a; ~ ~ a; a3 cr :: ::; 0
... c:- c:L: XCJ') 0 c..E-o_ O-J
2 ::J O::J tiJ ......, a; E'" c: tiJ ::
c: 0 a;'" a; I ... a; E ::J c: E
'-...0 :: > ~ .:: -0 ~ ~ 0 o.~ w e
a:; L: a; .~ a; ::J c: t 0 ~ -B:'.::: c: '+-
a; t:: C:L: :: cr tiJ ::J- .... ;g-o tiJ c:
..= o~ u 0 e:: >-u...2 a; a;-o- 0
CJ') c: tiJI tiJ tiJL: tiJ C:'Z
-L:o -o::.,;a;......a;a;:;u
I tiJ 00...... '::;-0 a.... ,L:L:......a;
">.?55...teoC1:leUL:=.........!..~'"
tiJ 'Z ...~ 0 :: e-o-o ~ o-o-€b2 c:
:: ~ -E 0 :~ ...... i:C a; O::J '" .J!J ;ij 'i:: ,~ .~
-0 -0 -0 -0 c: '+- c: '" c: :'.:::
tiJ tiJ c: c: c: a; 0 tiJ::<( a; a;-o a;-o
e c: ::J ,- 0 E 00 -:: 00 .,; E ;ij ;ij -E c:
i:C tiJ 0-0 U a; c: 0 c: OJ:)a;- a; 0
...0 a; 0 > '- '+- .- c: > ... L: > u
a; ~ L: .:: 0 c: :> c: '- 0 a; 00 0 LJ.J
L:t-"......::JCJ')...a;;>a; ",...a.::J...
......N::J 0"0 c..-o 0-0 '" c..E 0 c..CJ')
<: ~ ~ e:: -J .~ .~ tiJ .~ g ,~ .~ -5 .~ 9
.
......
L:
o 0.0
....... tI1.... 'i::
a;.~ a; 1:
-Ea;;ijo.o.
a;c:-::Ja;
-ra tiJ c: e c:
...:: :;L:~
tiJ L: ...... ......
c..oo...!..-oE
.~ 'i:: L: a; ::J
<.J J I o.o:r...........
......c "i:: ra ~
......00 L:L:
a; ::J -0 '" OJ:)
~ 0 c: -0 'i::
v:; 1: C1:I c: a;
u... ...... L: ::J >
00 0 .-
(jJ-O::J...o'"
::Je::OL:~
c: C1:I ... t u
a;L:L:oX
>",~c:a;
<(-0 > a;C:
-0 c: .- L: tiJ
... ::J :g ...... 0
:.co_............
I-...oUQ:;C:
L: x
\.0 "5 a; ~ a;
..... 0 c: 0 c:
:;;: '" tiJ u~
.
OJ ~
c: 0 ...c .;::
o ~ .........ra::J
'''::; c: "'C 0 ......... "'C
U c: =0 OJ a..
OJ ~t/)u::JC:"'EOJ LJ.J
~ OJ..... '- 0 ra 0 Uu t/) VJ
OJ...c t/) c: ~ .- 0
..... c: 0 ra -B..!: c: ra..!:
.=:g 0 '''::; Z t/) 0.0'- c: ..... ....J
::J U u..!: ~ ::J "'C ra t/)'.....
0:> OJ 00;> 0 OJ Oc ra
3 0> ~ ,- =0 ..c .:: ..... OJ c:
t/) 2..!: c: - ::J c: E '~
I c ~ .= ~ ::J -;;:j g.2 OJ E
OJO _oc:....u>OJ
aJ E - .~ >--B 0 OJ OJ 0 ....
> OJ ~ -5...c ~ :-e...c ~ c..:g ~
0';:: > "'C - "'C OJ "'C "'C OJ E ::J "'C
2 ra OJ OJ "'C :; C 0 .2
a..a..~VJ~..!:<(o 03(jj
o E "'C 0 ~ - ~ 3 .~ c: c: a..
-.- c: ....J U -= -c: t/) -5..!: 0 ~
.- 0 OJ .... " ~,- .- _
I 0 ,.. t/) OJ "" OJ '- - '"
c: E 0:= OJ E c: >$ u OJ
OJ-Ea..~EOJ..:::!o .~a..
..!: M 0 OJ E -= > c: o..CJ) (jj-5
..... M ~..!: ';:: 0 0 :; Eo -c: 0
<: ~ ~ I- a.. > E z ,_ ....J '_ ...c
\C
~
Z
~
~
=
U
-<
~
~
-<
rn
~
...
~
rn
~
~
~
C
Q
;
I'\t
~
;-
~
r
OJ..!: ~
..!: 00 OJ
- ::J c:
tora
OJ..c~
> - ....
c: "'C ::J
o OJ"'"
u......l.
ra..!:
..:..:..!: 0.0
OJ t/)'-
OJ ....
.... -0 OJ
- c: >
VJ ::J ._
c.Jo~
~...c-
q;..!: U
::J..... X
c: ::J OJ
OJ 0 0
> ~-
<("'CC:
c: '-
"E::JOJ
.- 0 c:
~...c..:::!
..!:-
.--t..!:
NOo.o
=1:1: c: .;::
.
-
1.1
IU,
Q:,
E
-
z
,0
,---
:1'-
;.<
...l
.;:)
:u
, ct'
to
.--
,U
...~.
, IiIi..
,~.
'I'-
.
-
c:
~
u
;
.c
~
~
""Ii
.":
c.
~
-
Q
Qo.
t/)
ra c:
-o-o~
-oc:=
<(rara...;
..:..:..!:u~
OJ OCI..!: E
OJ ::J:':::: OJ
z23>
VJ..!:c:2
I-oa..
C3. -g '''::; E
E ::J ~ .-
ra 0 ,- t/)
a:::...c"E.:..c:
.....0-
"'C~o""
50JUS
o -' '-0
...c't(fJ~
..!: - c: .-
:5-ora::J
oc:-o-
VJ::JC:OJ
o .... ....
LI"')...c ::J OJ
-2....!:'T...c
-.:r:5..:E=
N 0 00'-
::I;: t/) ';:: 3
.
ra-O
-o~OJ
-0 -
....... OJ ra..!:
......c:-o_
.. ra 0 'S;
a;~E;>
~ .... E c: t/)
VJ .a 0 .2 .:..c:
J u~.....
I..:E~~....
C3..~ 0 :.0 S
E.............-o
ra -g..!: g OJ
~ ra ~ U .~
"'C..!: 0 . 0-
c:o.o....t/)OJ
::J::Ja..OJ....
00 a..c: OJ
...c .... ra..:::!...c ...;
-5-5-5c:-c:
o-o::J....:=OJ
Zc:S;~3E
::J - t/) OJ
Ll"')0~'tc:>
-2.. -B .;:: = ~ 2
LI"')(fJ-ra=a..
N:>(fJ::JuraE
=I:I:>...."'C
.
.....
c:
OJ ...; OJ..!: OJ
~~ -5 0 E
ra a.. OJ...c OJ..!:
..!:5c:c:~E
UUOJoo..C:
..:..:>-<1)00
OJ ra 0 c: E (jj
~ 3 ..... .- ,- ..!:
U)d.>~~Q)5
I c: .:: u a..,-
o ::J g ::J c:
OJ ra g _ 8 ,2
::J 0 .... c: -
c:.....<I)OJOJra
OJ ~, '- E..!: 0.0
> "" I- .-
<( ::J C a.. :'::::
c:~OJo~E...;
3> E OJ OJ"'C OJ
ra<(g:~z~~
-C:o"'CVJ -
"8 3 a.~I ~~
g..:::!EOJo...."'C
> -c ,_ CJ') ....... 1-
o c: t/) 0 ra
'" 0 <I) OJ OJ c: :>
N:>..!:-"'C ;>
=1:1: > I- .= '<:i) t/) .8
.
-g-o
::J c:
o ::J
...c 0
t;-B
ra t/)
OJ OJ
c: 3
ra-o
"'CC:t/)
"'CraOJ
<( OJ c:
.. c: ra
a;..:::!~
OJ .... ....
z OJ ::J
CJ) a.. Z
IE..!:
'>. ,~ .~
ra ....
3~-o
"'COJC:
ra ::J ra
o o-...c
.... 00
co:~ ::J
'" c: 0
N ~ ....
=l:l:z-5
.
t/)
,<( .
c: t/)OJ.w $
Oc: -..!:o-oVJ
'''::;raOJrau'-OJO O"'C
u C:'W'- OJ-o a::: c:
OJ'-ra......!:....c:.....J ::J
~0-OJ3OJOJ-o-;;:j~
OJcEE ,~Era_8~
c ~ ::J Ea;. E .= ~'''::; :5
_ Z 0 ~ ~ 0 raE OJ '- 0
OJOJ..!:u_-;;:ju :>:Q<I)
OJ > 0.0 0.0 a.. 3 OJ OJ;> '-'
Z e ';:: c: OJ OJ .... ..... >- ~ ~
VJ a.. "'C .ti ~ ~ 0 -0 t OJ'-
~ E c: .- ra t/) c: ::J OJ ..... .....
OJ .- ::J X -0:::: OJ t/) 0 a.. ::J 0
::J "'C 0 OJ ...::: ..!: .- 3 e :5 '-
c: OJ...o OJ t/) - - a.. '- "'C
OJ..... ..!:' OC:VJ OJ OJ
> '::; -5 ..... C - OJ 0 OJ..!: ,= .
<C o-::J- c:- E....J-5- ra OJ
OJ 0 u OJ c: OJ c: - c:
-0 ..... t/) ~ I OJ > OJ ~ ,_...0 ra
,:: OJ - - u o..!: 'a.. 0 -
..!:I-..!: ~ .S 00 ~ a. -, (jj 0 ~ E
-0 C:'-' =>OJ........::J
OJ ' '- -0 ,- ra E ::J OJ > "'C -
..!: ~ :':::: :; -0 _ .- t/) 3 OJ _ ..l.
- LI"') "'C 0 '::; '::; ,~ ~ 0 "'C ::J-fa
<: ~ ~ 3...c...o -5 ra I ~ 8 .;::
.
00
c:
OJ 0 ~
..!: -..!: .
-(fJa..OJ
OJ..!: OJ c:
OCIu>..:::!
c: ra.-
ra 0 ~ E
..!: ..... '- ::J
Ua..E_
Q..1....!.
-raOJ..!:
:3:3 -0 a.. 00
'- c: CJ') !r....
VJ ::J ::J "'C
IOQ.C:
...0 ::J
aJ-5g:0
::J ::J.-...o
c:out;
OJ t/) OJ OJ
>=003
<Cc:....ra
..!:::Ja..
.:: 0 OJ "'C
. - ...c "'C "'C
u.....!:::J~
c:ot-"'C
NO~c:
=1:1: C:._ ra
.
-
"'t:J c: c:
aJ 0 aJ
-"'t:J ~'~ E
a3 s U _ '''' _ 0 ~, Q. ...c
Q. '" .:..=: "'t:J- c: c: - u..c >- 0 :::
~ ~'ro ~ aJ 'Cj; aJE ~ ~ it - 3 a3 ~
:>_aJ-r!1' "'-r.-.......o > ~
'" > ~~ c: o....c aJ 0 Ci) ~ .......0 aJ - <5
'-"'t:J....., Q. 0. - Q. aJ - aJ "'t:J r!1 '_
~ ~ .:: ~ r!1...!.. Q.E 0 C:"'t:J E 1: aJ ,~ ~
,- .... 1;1 aJ r!1 .... aJ aJ 0 ...c..... c:
"'t:J ....... ,- "'t:J..o c: - Q...o"'t:J co _ r!1 ,-
c: 0 >< aJ co '" "'t:J c: '" .;::....... U"'t:J
:J '" aJ U "'t:J 'Cj; .~ aJ >- aJ c:' aJ O...c 0
Z ....... -"'t:J aJ:J :::.:..=: r!1 Eo,:: - ::: 0
o -a; 0 c: 0 0~::::'Z' E E'Z':J ~ ~ U
Z U r!1 u~.:..=: ~ c: - 0:.0 0-0._....
i= '" aJ.:!J >-",'Z'u..{52 U"'t:J ~ '" c:-S?
< C:...c c: - :; &3 aJ '- - ~ r!1 _ r!1 ~"'t:J
..J ~-aJ'Eu"'t:J...c"'''' c:::::........c:
;:) I- a E aJ U.- - r!1 aJ aJ - ~ ~ a r!1
u 0.0 aJ t: 0 0 ""...c J!: -:5 <Ii '" ::: c: ",'
~ c:E>:J---<_.......--aJo-
u\ 'Z' e u &3 aJ' &3 - &3 0 &3 &3 '" u &3
U ~~EIf)E~E!::::.EEEEgoE
- aJ ~ '- J!: Q.'~ ~ .~ Q. 0 ~ ~ 'Z' '" ~ c:
,:.~ aJ > ::: -..2 0 0 >-..2 '" 0 0 Ur!1 aJ 0 r!1
, ~C. 0 '" r!1 aJ ... .... - aJ"'t:J .... .... .- u .... ....
,~ s: ~ ~ .~ ~ ~ E ~ ~ 3 E E ~ e E;
r- > _ _ ","'t:J r!1 '_ <( "'t:J ....... '_ .-"'t:J Q.._ U
\C
~
z
~
~
=
u
-<
~
~
tIC
C
..
...
o
c;,
~
~
tIC
'C
.C
o
,.. ...
..- c
C <<.I
o tIC
~<
-
o
<<.I
E c
~.2
I.I.~
<<.I .~
E~
i=~
<:II
<<.I
...
:::I
<:II
tU
<<.I
~
C
o
i
..
~
c: aJ
r!1 c:
"'t:J~
"'t:J c:
<( ....
:J
.. -
- I
aJ-
aJ...c
.... 0.0
- '-
tJ") ....
I"'t:J
'aJ 3
:J 0
c:..o
aJ-
> '"
<( ~
-:5=0
.... c:
:J :J
o 0
L.L...o
0'11;1
N r!1
:j:j:: aJ
.
....
u
~
Q.
E
-
....
C
tU
(;J
;:
.c
tIC
(i).
ii
".;::
C
<<.I
-
o
Q,.
0. "'t:J
E ~
r!1 :J
a:::: 0-
"'t:J ~
c: Cl)
5a3..o
..oc:=
- r!1 '-
~- ~
LJ.J E '"
'<t:JC:
~z~
t:t:::...c=:
tJ") co r!1 ...;
'aJ ';:: u c:
:J "'t:J...c aJ
c: c: ::: E
~ 5 ~ ~
<(..0 c: 0
...c 1;1 ,Q Q.
..j...oIctI~E
:; aJ ~
o c: '- '"
L.L.r!1-e.:c
'<t"'t:J0-
'<t"'t:J0....
:j:j::<(u.2
'"
-
c:
Cl)
E
aJ
>
o
....
0.
E
"'t:J
aJ
....
a.. :J
E 0-
r!1 ~
a:::: aJ
"'t:J ...0
c:S:!-
:J....-
o~ ~
-Bc:",
'" .... c:
g.2~
>~....,
'<t -fa ~ ...;
Lf") .- U c:
I.... aJ
a::::"'t:J-:5E
V) C:'-
'">.:J~~.r!1 0 c: 0
~-BoQ.
~ If) .~ E
e ~ .:: .~
c::::Ir!1-e.:c
'<t"'t:JO-
M"'t:J 0 ....
'*i:<(u.2
N
....
Cl)
I-
.
.
..0
c:
....
c: :J
r!1Z
"'t:J...c aJ
"'t:J 0.0..0
<( .;:: .-
a.."'t:J ~
E 3 '"
r!1 0 c:
a::::..o~-E
"'t:J1;1=:aJ
3 ~ U ~
0"'t:J...c>
..0 c:::: 0
-:5r!1~Q.
o c: c: E
Z .... 0'-
.a 0';:; ~
~~~:.s
saJ:.o....
Cl)-r.....O
aJ'-'O.......
l:;C:O"'t:J
V)5u~
;;' -B aJ :J
Lf")~C:0-
:j:j::aJ~~
.
\C
~
z
~
~
=
u
<
~
~
.~.
C
;:
...
o
c.
~,
CIII:
~
.C
-i:
,g~
.- .~
=..~
o ..DI).
.~<
-
o
~
Ec,
~..2
- _.
u... (U'
~ .~
E.':::
i=~
en
C.I
...
~
en
~
C.I
~
C
o
~
DI)
2
~.
(I) Q.
..cc:~
.... '- '-
(I) ::::J (I)
N .... >
:.=,*0
~~ E
,~-o .3
V'J c: I
..::::J.:c
-000.0
~ ..0 .;:: ....:
>-5-o~
~::::JC:5b
::::J 0 ::::J '-
o V> 0 V>
co~..oU
>- -0 ..c :t
~-ot:~
co~o.t;
~ ,C: (I)
~6~-5
'- .- -0
.... ti c: 0
V'J(I)~""
....J ~ ... ~
.- (I) (I) ~
\,O....c:..c
'* ,~~ Q.
.
-
1./'
~
c.
E
z
o
j:
S
~
u
CIII:
g
,i:;:
u..
-<
cc
Ii-
-
c
~
1./
:.;:
.2
~;
~
ia
;"
c
o
-
o
~
..c
....
i:i .~
E c:
~ .2
-ot!
c: .~
::::J -0 V>
o '- '-
..oo..c
..co:
"5 U 0
o .--
V'J613
Lt'j "Z I.-
~ aJ':;
1:~2"
~ (I) '-
> "E (I)
~ '- ..0 ~
g ~ '- ~
co .... ~ E
>-:::JV>(I)
~ ,- c: >
co-~o
~ '- '-
<"'i 5b= Q.
\,0 '- U~ E
'*v)
.
-0
(I)
'-
-0
c:
::::J
o
..0
..c (I)
t: ...0
oc:-
Zo=
'';:; ~
U( aJ V>
-V>c:
::Ca;~
~c=
>.- ~ ~
(I) (I) U c:
3..c..c(l)
o ;.'!::: E
coN~g;
""'i1j:'=c:O
.- ~ 0 '-
.t; c: ,_ Q.
~ .~ t! E
-0 V) .~ V>
.E: i:i 1: :c
-=:tEo....
I.O~O'-
=1:I:~u..2
::::J
0-
(I)
'-
.
1./"1
...!..
E
o
'-
--
V>
(I)
c:
~
x
V>
o
....
V>
(I)
c:
~
'-
::::J
..2
E >-
g ~
.... -0
(I) ~
(I) 0
Z '-
V) co
I.8
.
-0
c:
::::J
o
..0
....
V>
~
(I)
c:
~
-0
-0
-<
V>
....
c:
(I)
E
(I)
>
o
'-
Q.
E
.;.;
(I)
(I)
'-
-
V)
L.I...
'>..
~ (I)
~ ~
-0 -
~ c:
e ~
co "'1
-
<"'i ..c
.- co
'* ';::
<"'i
'-
(I)
f.=
.
u
~~
-0-
-00
~~
(I) ~
(I)..c
.t;Q.
V)Q.
(I) ~
c:-;::
~ (I)
..0 >
,~ 0
00 E
Q:J ::::J
::::J"'1
c:-
(I)-6b
> ,-
-<.:;....:
-5c:~
~ g,~
0..0 V>
u.... -5 ,~
1./"1::::J:::::
-=:t 0 ~
=1:I:v>.t;
.
c:
~
o
....
t:
(I)
> c:
c: 0
o .-
uti
.. (I)
.... V>
(I) '-
(I) (I)
'- -
.... c:
V'J .-
0-0
Q:J (I)
::::J 0
c:.t;
(I) c:
> 0
-< u
-oQ.
c: 0
0-
u V>
(I) >-
V'J ~
" ~
I
1./"1=
'* ~
.
1.0
~
z
~
:g
=
u
-<
~
~
-<
be
c:
;
a;.
o
Q,. '
<<.I.
~..
be
c
.i:
o >-
- ~
'c c
o3b
~<
;".
~ ~ c~<:1)E ~
o~ <:1) '- 0 _....e c ~ 0 ~
_E <:1) 'Z'--o <:1)- <:1) ,--
U ~ o~ "Z "'C <:1) c: U 0 0 ".j:j "'C ...0 '- ~ ob - Cl.
-':J"'C_....e..,..,c....e (I:j<:1)",-:.;::;c 0 .C13U
~-...o<:1)-w:J- ",U"'-_w(l:jO <:1) "'<:1)C"-
<:1)U:J>~O>-<:1) C~~~C"'C",~~"'CC13-0~
....e (I:j tJ) ra P....e..,.., ._C 0 ,- - '" <:1)E (I:j E (I:j o~ :J :> '" "Z U
_ '- - _ W ,_ C c: <:1) C _ - ;> <:1) (I:j <:1)
,-o<:1)-G~:JE'--~"-'- -<:1)"'C<:1)UO"'C"'C~
.:: '"g -E ~ ~ ....el-'- 'in ~ ~ ~ '<Ii ~ ~ ~ ~ ~ 5 ~ .~ "C ~ 5 ~
:J 0 c E c (I:j <:1) 0 ~ C13 - (I:j 0 "'....e ~ ,- 0 ....e
o E ,- 0- U :J"'C "Z .;:: oz - c....e :> '" '" '- (I:j ~ -a:; '- -
"'C E~U~co~Ec~oc~~....e~E~>~~
O<:1)"'<:1)~S-C 2E"'C<:1)<:1)-U"'C"'C-~(I:j
:J - 'in >-....e '- ".. >- <:1) c 0 <:1) <:1)"'C C '(I:j C C - _ c:
...oCl.>-(l:j-I-<:1)~E~~-"'c-]o~(l:jO,-(l:jo
0.0 ~ '" ~ -:S "'C -:S U <:1) - 0.0 o..,g (I:j ~ <:1) Q.,~ ~ ~ ~ -:S '~
"~ I- Q) "'C 0- C '- ~,- C<:1) C E "'C '- C 0. '- C U - _ -
'- <:1) <:1) (I:j ~ (I:j 0 1: 0. '- ';> = ~ <:1) 'in"'C (I:j C <:1) <:1) 0 '" c:
:J....e '- 0 <:1) E '" - E C (I:j - '" <:1) - C 0.0 '- E ~ 0 ~ <:1)
"'C _ 'in '- U ..::: >- ,- <:1)....e C13 (I:j C ~ (I:j C ~ ~, <:1) - U E
'" >- ~ C C13 :J...o '-....e ....e....e C '- '- >"'" <:1) 1'] U>- _<:1)
"- <:1) C '- 0 '" '" ~ <:1) 0.0 '- <:1) -
~ "Q....c:._ (I:j 0.00 ~"'C '- - (I:j >- 0 > C 0 U o....e ~ ,- ~
'''' 0. - - "'C '- <:1)""" 0 - c..,.., 0 0- - '" '- - <:1)...0 E
...0 '- U '- '- W - <:1) 0- "_...... E 'c: (I:j ~ '- C
_ (I:j 0 :J 0 Cl. <:1) ~ <:1) '" > U '" C <:1) ,_ 0 '- Eo <:1)"'C ,-
(I:j- "'CU_....e <:1)-0 -(l:j....e- <:1) C c-
:J ~ ~ C U c: I- <:1) C c...o <:1) C Cl. - ~ E ....e 0- 0 =f2 (I:j-2
c....e C 0 (I:j <:1) ....o"'C <:1) (I:j....e <:1) -0:::: '- C '" t: C .- '" '" '"
C '" (I:j U C E '" - C E"'C I- E..o:::: 0 "- C :J.9 ~ U C '"
(I:j >- E >-"- <:1)"'E:= (I:j <:1) <:1) ~ <:1) I- C C 0 '- - '- C13,~ ~
C,-:: ,-...0 ~ ~(I:j ~ o.o>~ U > (I:j 0 E'Z 0 ~~ 0..:; U
(I:j U 0 (I:j'- (l:jc"'C Cl. C e Z (I:j e :J 'Z '- (I:j - '" 0- E '" ::J
't: <:1)"'C C 0- 0. C ~ ~ U <:1) '-"'C '- '" ,- <:1) '"
OC~<:1)'-:J~(I:j~EE<:1)EE2cQ)~<:1)2C<:1)"'C<:1)
- 0. <( 'in ...:: V) I- 'Z "- 3:! ,- "_ (I:j...2"'C 0 ~ o~ 8 -:S ~-:S
_.
U
nJ
Q,
E
-
\C
E--
Z
~
~
==
u
-<
E--
E--
-<
be
C
-.::
~
Q
Q.
~
be.
c
-1:
Q
_.
.c' c
Q. Q;j
~..~'.
('1]
.....
t/1
>
('1]
~
....c
U
"'-
0-
>->
.....u
u~
--
o
<U
E
ru. Q
.. --
~...';
<U .~ '
E.'!:
i=~
6 ""OQ) C>-~
""0 ~ ~ -E = :::. c: 'v; .....
Q)~ Co('1]C't'1Q)('1]c
t/1 C _..... 0:3 ""0 ._....c Q)
..8 s 0.0 N ..... > C .~ Q. U
""c Co-:::::....c('1]
c Q) "'~, .~
O Q) "'- - E Q) .,.....,:=: ""0 t/1
....coo... ....c~.....3:('1] .....
.~.....,-=:::2:Q).....o('1]t/1:::... c
.....'Ocl-u"'-3:-E........cQ)
"'-C o_~o....."'-c~.gE
OQ).:!)~E....ccQ)Q)Q)t/1uQ)
0.0 E ~ ('1] c 0 c c E Q) >
C Q) t/1 .~ "'- Q) Z ..... C Q) U ~ 0
'- - Q)::::: 0.0 U Q) ('1] - Q) "'- "'-
E Q.",- ('1] 0""0 C Q) E Q.c Q) Q.
.- E - "'- "'- C ~ z E "'- c: E
I- ,- ,.... I- 0... ('1] "'- t/1 ('1] ,_ 0
<I)
<U
~
::J
<I)
ru
<U
~
c
Q
-.::
ru
be
;,
~
.:!) ~ ('1] Q) a
U Q) ..... t/1~~....c
'i:: E "'- ('1] ....c C ..... ('1] 0.0
t:; ..... ~ Q) ""0 t/1 ~ .8 .= .= <Ii
-""0 ....c c....c Q) >- Q).....-~c:
..5 .~ ~..o Q) ~ ""0 ~..... ~.-=: ....c c C't'1....c Q)
"'-.....~>>o>-Q) c:U .....Q)""OQ.E
~ ~ ~ tJ') ~ e....c ""0 ,= Q) Q) ..... a E C....c Q)
'i:: I- "'- Q) :::: lJ ~ .2 E a ~ ....cl- C t/1 E:j ~.-=: 0>
~ o....cc "'-t/1"'- Q).....c ~
Q)..........Q)~....c-~C.:!)<liE~('1]~>~
o -E 'c: c E .c I- ('1] Q) 0 C ..... 0.0 t/1....c 0 t/1 E.....
>- 0 '- ,- U ~ ""0 'Z Q) U Q) Q) C 3: c:
~-EE~U~Co~Eat/1"'-Q)~Q)
cQ. Q)t/1Q)('1]c.....cO'OE.....Q)""o EC
Q) Q. 0 t:; >-....c "'- ('1] >- Q) Q) ~ -E c ~ Q) .2
E('1].....>-('1].....I-Q)~Et/1~Zc('1]~_.....
Q)('1]~t/13:-E""O-EUQ)wCt/1o""O~E~
~....c::2:w~.i~'OQ)~~G~""o~t:;._~
"'- t/1 I- ~ 0 E -E E t:; ;.;: ,- Q) c - >- ~
Q. >- -..... "'- Q) t/1 ,_ ,- ~ tI1 - - C
E.....Et/1 U('1]=>-",-Q)c>('1]c~~
_ U'- Q) 0.0 C "'- ~..o o....c .~..2..o 0 Q) ~ .....
~....c c ('1] 0.0 t/1 "'-..... t/1 - _ > ,_ c
.....cQ)0.0.....z""o0~~~0_,9~""OouQ)
"'- U "'- "'- .....,......... ('1] ~ Q) ,- U
Q)E -E e 0 ~ 0 0... Q) :g Q) t/1 .- Q) Vi t/1 Q)::::: ('1]
0... ""0 U ..... ....c Q)..... c: ....c ~ ('1]....c Q) .~
o.o~ Q)cUCI-Q)ccQ).....c"O..........""O
Q)tJ')o.ouo('1]Q) "O""oQ)..........Q)_"'-('1]('1]
tJ') U ,= ~ U c E <Ii = cEo ~ E N 0 -E C:-
.. :J "'- E >- ,- Q)"E ,- ('1] Q) Q. E Q) "'- C "'- ('1]
N .8 ..ot/1o.o('1]3:o.o>o.o >00Q)t/1
~ Q) '- 0 .92 ('1] ""0 C e c..3:: e ., '';:; C t/1
.....c c "'- ('1] ""0 c C 0... ,_ Q.'- Q. Q. 0... U C Q)
~.:::: 0 0:3 ~ ~ ('1] ~::2: E E ~ E E::2: c ('1] ~
L.t"\ 0 ::2: Q. <( t:; ::2: tJ') I- 'Z ._ ....c ._ '_ 1-..2 E c
.....
~
o
I
""0
_.
\oJ
ru
Q.
E
""0 Q)
c,:: ""'C
o....c t/1~""O('1] ""0 0.0
OJ 'z r- :c ~ .:: ~ QJ Q) ~ .=
~ Q)~'OQ)-;'O~E 2 -E G'O~
tI1~....cZc....c""'CQ)O ('1] ~~.:!)t/10
O>.....~ol-.....O'OU~s Q. Q) Q)Q)
..... 0 "'-0 .c::: .- U t/1 ~ ".. Q) 0 Q) ""0 E
.:!) Q) c 0.. ~ ('1] '~""O C 'i:: ~ ~ c E E "'- 0 E
u..o c ,- Q) Q) EQ. ""0 Q) 3: t:; co ~ ('1] ""0 ('1] t:; E 0
('1] O""OUQ) Q)"'-0Q) ....cC- Q) I
Q. .8 :;= Q) >< Z ,- ....c 0 ~ ""0 '';:; 0.0'- ~ 0.0 > '';:; 1j
E ~ ""0 Q) CJ"J Q) ~ ~ c Q) ~ ~ ~ 0 c ,- - ('1]
,- 13 c c Q) lJ..o E ""0 3: Q. ('1] 0 ~ 3: .~ U ~E c
~~Q)Q)....c ('1] Q)O""Oz....ctl1 ('1]
c~EE~""o""oe""O""OQ)Q)=~~~""OQ)~
G:;=Q)E-Ec.6"'-cQ)u....c<(""o....cuc~~ .
,- '- - .- ('1] > ~ ~ C C ~ _ ~ "'- ('1] ('1] "'- Q)
:::. E Q. 0 3: I.I.J ('1] ~ C ('1] ~ 0.0 Q) ~ ,0 >- -g Q):=
c EU ct/1._- co.oOCJ"JtI1_ ....c..o
,=.0 Q) ,- ~. N' C ~ ~ ,~ 6 ~ 0 ~ 3: 0 Q) ""0 E ~ 0
t/1..o >- t/1 ~ ~ ""0 ~....c 3: ~:= tI1 .....J .~ c E "'- E
- = ..0 ~c . ~ c c U ~ ~ ~ > ~ Q) U ,92 0 c 0
('1] ':; Q) co > ('1] Q) .- ('1] c _ C - Q)"'= U 0 ~
'Z > U Q) ,"; ~ E ....c Q)~, ('1] Q)..o ,~ U 'Z ~
c E ~, ....., ~ ~ 0 ~ ....., '- E ('1]..0 C ('1] ('1] ('1]
Q)tI1C Q)..oco.o>~('1]EU ~0('1] t
"0 c: G g: "'- Q) G ~ ~' Q):::: c 0:3 g: 2-..... 'i:: = 0 Q)
Q. Q);.;: 0 ~ ~;.;: ~ u ~ ,- 0 Eo u U t:; ~ Q.-E
E '- "'- t/1 C .- ~, Q) C U "'- "'- u Q) Q) > tI1
Q) C Q. ('1] Q) C Ci) ,~ Q) ~ > E Q. ('1] '~""O ~ C 2-
....c~O'OEQ)>o.o"'-e> cOEceQ)('1]('1]C
I- tI1 'V; .- ~ <( 'V; t:; Q. <( .8 Q) U._ ~ Q. Q. -E Z 0
_.
c
ru.
\oJ'
:;
.c
t=&
ii)
ia
-.::
c
CI,j.
-
Q
a..
z
~o
,j:
':5
- :J'
V
:!:!!
iU
-
'U
u:
"\:I-
.~
I-
\C
~
z
~
~
==
u
<
~
~
<
~
c
t
o
a.
~
=,.
!:Ill
c
.i:
o >-
-v
! ._, C.
. C .G,I.
: o'~.
;~<
-
o
~
E c:,
!'\tOo'
- .-
LIo.';;
~ .~
E~
i= ~ .
<II
~
-
~
en
ru
~
~
c
o
;:
:0
".;;
~
Q) ,;
..0.==",
-0 ~ ~
:J~-o
~ ~ ~
>-< ClJ
~ . ~
> >- ClJ
-0 ~ ....
~ ~ u
o ClJ .::
.........
CO~-o
-0 OC-s
c: ClJ 0
~~~vi
~Ir-O
-.~ 0.....1
c: '" <( ClJ
ClJ~ _
~",~...a
.;::~...a.rg
ClJ-o~o..
...a ClJ Q. ClJ
..... <+= ClJ U
ClJ ,- U U
ClJ ~ U ~
.;:; ~ ~ c:
(J')UClJ~
I~-EC:
-
(;.J
!U
Co z
E 0
- 1=
c :s
!U
tJ ::J\
:.::
.2 u
!:Ill a=:
r.;; U'
i; .......
U
;:: ~
C L.I.
.~ ;~
-
0
CI;. Jo-
c:~_
...... ~ .;:: .~ ~ c: -0 .
ClJ .8 t1 t: 0 ~ .:: ~
ClJc:ClJClJ-c:...c...a ~
.;:; ~ -0 E ~ ,- r- ~ -0
(J') ClJ r-.....o-o
o 0.. E 0 -S ..... .- :J
lJ-o-oo....",,,,o,,,-o
-oClJClJu.......ClJ......>o~
c:c:u_ClJ"'-~~:-Q",
~ ~ ~ ~...a -g 0.. :J t: a:J
a:J O...c 0 .rg ~ E -0 Ou ~ ....:
ClJ :> c: 'Z 0.. ,- c: ...... ""
.;:; .;:: ClJ ,- ClJ ~...c' ~ ClJ (J') 0
(J')~c:~u~u......:JlJ.....I
L.I.J"'~';:;~~~~a3-oClJ
c: ~ i!;: ClJ ClJ ~ '" ,~ ; c:...a
ClJ,-,~...c...c-o<~"""'~~
ClJi!;:.-:=............ c-o~Q.
~ u = OC......' -0 vi OC .... ClJ
a:J 2 ~ g -s 5 0 .Vi E L.I.J' tj
...at1'+-(ij;f):>.....IClJI-.....~
ClJc:O ....>ClJ...aClJ~c:
:JO............~.....--...c'"
C:UClJC: c:...a=......c:~
-oClJ",ClJ~:> ,0......
ClJClJ~E<E......>"'-'Z~
>...ac:c: o..ClJClJUClJ
<-oClJoa5~~:J~~~
"'E -s E ,:: ~ '" u c: ~ .... ....
.- 0 0 > = ClJ ~ g: 0 i!;: ClJ
...c :> .... C:'-...c c: .... I c: 0..
r->O"ClJ>......:J....... 0
-
N
Cl) lJ
Cl) -E <( -0
-E -0 c::.~ 15 '+- 0 t ~
'+- :JCl)...c: ...c:_o ZC'tlC'tl
o , ~ ~ : ::: 'S: ~ ~ <( Ea. ._!:.D
Cl)-o >-~...c: ~ C'tI~U:J(,/')
E c:: c:: Cl)> ~ ; ~,~ E"'9, .:!J ..::::! "5 -0 ,E
OC'tlCl) "".... ""UCl),+-c::",c::
'" E Cl) '';::; .9 .:c....Q C'tI Q:j :s C'tI...c: ,C'tI c:: :J
a C'tI....Q U u> 0 >--. '" a.- Cl)(,/') 0-0
.....- ~C'tI>-..... 0.0'" E 0 Ez'';::; c::
Cl) 0.0 0 '" X . -0 C'tI c:: C'tI ,- - '+= ___ ~ C'tI
30c::Cl)Cl)c:Cl)~0Cl)-Cl)",;::)x_
- ..... ..... ..... >- Cl) -0 Cl) -....Q c:: :J ,- ...... Cl) c::
C'tI a. Cl) ~' '" E s:; U ..... _ C'tI -0 ...c: f- C'tI
c:: ........ "" Cl) '- 0 U -....J >- U
E~::e:J ~ a.- c::~ c::s"5 -<( C'tI;.;:
'+- Cl) ~'+-o 0.= ~ - c:: c::....Q ~ U ~ '~
..... Cl) "" - ...., C'tI 0.0 -. ....
Cl)...c: Cl)....Q _ Cl) Cl) Cl) Cl) U ,_ -0 Cl)...c: a 0.0
"i" - > ........c: > ~...c: > c:: '" ~ ~ .'t:: _ .<:;;
~ ",'~ 0 ,!:.D~ '" ~.,g 0 -0 C'tI C'tI ~...c:-o
o - -0..... Cl) c: -0 C'tI '';::; ~ .,gp :s c:: .!:.D ~
- ~ g ~ ~ ..... Cl) ~ -0 .rs '';::; ,- '" 0 ..... Cl)
~ E '';::; c:: --E E c:: Cl) c:: c:: E ~ '';::; ~-o
- Cl) C'tI Cl) '" .~ Cl)> Cl)E '0 Cl)E ~ ~ 0.0 ~ .2 .~
o > ,= E ~ c:: - - c:: .- :J 0
- 0 -0 Cl) ..... ..... 2 ~ '" ~ ',~'-"'E '+- U
Cl) Q.oo..~ a a.a.Q:j a.E"I::-g 0-0 Cl)
o ,S 8 .s ~ g .s .s f= .s '';::; [,E 8 ~ ~
\C
E--
Z
~
~
==
u
-<
E--
~
~ ~ .~
2 Cl)..........
a. Cl) Cl.. Cl) Cl)
a......_...c:a.
C'tI 0 c:: - C
Cl) U Cl)E ~ C'tI
...c:c:: OC::
- C'tI a.~ 0
O....Q 0 Cl.. _
:.....Qjo~
o:::J>uu
'- Cl) '"
ct~o2~
'"
~
:r..
=
'"
IU
~
~
c
o
i
co
:2
.~.
Cl) Cl)
--o....Q
- .ECl)>-
c:: . ._ ti C'tI
Cl) .:!J.;:; .- E
E 0 U c::-
~a.-C'tIo.:!JC::
o -a.uc::o
U~~EoCl)'';::;
c:: > E .- - E b:b
~ ~ ~..g 13 ~ :-e
..... _ Cl) 'ro .:: 2 ~
:::Jc::~.;:;:Ja..
c::Cl)C'tI_a-E~
C'tI 5- U .~ ~ - a.r;
'+-0 Cl) i:E c: Cl) -0 cO
'" C'tI Cl)....Q Cl) .
Cl)-g.;:;'O=Q:jU")
U '" C'tI a. ,- ,- c::
~ _' Cl), ~ I- .9
:J .- ..... '" '" Cl) -
~E[uu-Eb:b
.- Q:j Cl).~ Cl) 0'';::;
o Cl.. ..... 0 '0' - '-
- a...........Cl):;;:..
.....~_a.a...... '+-0
o ....- C'tI .....
.- Cl) C'tI Cl) -...c: Cl) E
.....E...c:...c:c::"'-o
Cl.. '" - Cl) c::.....
M g. '" >- :J ,:: :J 0
,-u~g~Cl)~
U") Cl) Cl) c:: tJ> ..... > ~
. >.~ C'tI....Q '- 0.........
CC1Cl)2:J:J~....Q-;;
U") 0 a. a- (,/') _ C'tI ._
-
IJ
IU.
Q.
E
,Z
o
'j:
-<
. ...r
:::>
iU
ct
U
U
: ;:,
.1,1,."
-<
:ct
.~
-
C
IU
IJ
:=
.2
co'
(;;.
~
..;
c
~
-
o
a.
-
U
C'tI Cl)
a......
E.2
- :J
-'+-
c:: Cl)
Cl)...c:
E-
a..=
.2 -0 .c
Cl) Cl) ,-
>...c: U
Cl) tJ>
0'- Cl)
-...c:
....Q-
C::C'tI,+-
o ti 0
'';::; Cl) c::
~ Cl) 0
0....Q '''::;
a.>-.....
tJ> C'tI 0
c:: E a.
C'tI c::
..... tJ> .....
f- C'tI Cl)
'-to- .... 't1
0~Cl)
- - ~
~ 0 Cl)
EC-E
>-Cl).....
C'tI Cl) 0
Cl..u...,+-
<1;'
Cl)
u...
C'tI
c::
0.0
(,/')
Cl)
...c:
-
c::
...c:
-
'~
-
U
C'tI
a.
E
'"
-
c::
Cl)
E 0
~::c
e ~
a. .,
E ~
:.: .~
o.g
c:: c::
o :J
'';::; 0
U....Q
:J_
~ ~
c::'~
o e
Ua.
U
~
C'tI
.....
f-
0.0
c::
'''::;
tJ>
X
Cl)
'+-
o
-
c::
Cl)
E
>-
C'tI
c...
N
('f'1
Cl)
...c: -
_ c::
-0 Cl)
c:: E
o Cl)
>-tJ>
Cl) .....
....Q.E
.:!J E
~ '~
E ~
Cl) 0
>-
0_
..... U
a.Cl)
. S :..a
'+- :J
o tJ>
- tJ>'
~ Cl)
E .~
Cl)-o
U c::
c:: :J ....;
C'tI 0 c::
>....Q Cl)
-o-E
C'tI U
>-Cl)~
~"8 00
LJ.J a. C'tI
"t
\C
~
z
~
~
==
u
-<
~
~
-<
1)0.
.c
.;:
10.
o
C.
QJ"
c:.=.
1)0
c
.;:
o
-
--, c
c~
Q,I)O
~<
~.
o
,~'
S
, t'IS.,O
11......-
~.-.
.('$
cu. 1)0
s.:r
i="~
<I)
QJ
-
::J
<I).
('$
QJ
.~
C
o
';
('$
t)O,
';
~.,
ClJ li li'E-o -oo'+-
....a</') ._Q)Q) Q)OClJ
Q) o..c .8 VI ,- E -0 0> c:o Q)-E
-E ....... 'E := ~ </') u ~ Q. c: .... '- u 0
'+--0 0 ~ c: t> Q) Q) 0 ClJ Q..-:= c:.......
o ClJ E ClJ 0 .~ Q) - E Q. -0 tU Q)
ClJ~ :::Eue'+-g:tU.......~c::J.......
-0 Q.ClJO Q) Q) Q.ClJ Q) VI C:-o 0 ~:J
'Vi 'u ....::: f- > .... ....... ..c -0.- ClJ U .- ....a
o tU c:..............~ :J ~ tU 0 ....
..........::; g: ClJ 0.. ~ Q) -o~ c: _0 g..,.., ~....... 'E
~~~~E EQ)Q) VI (J):::OO
~ VI ....... .: Q...c g. f-....a VI 0 ';:: u
~, c: ,,' .- tU 0 </') Q):J VI L- ,..., =
"" ClJ ClJ ..... ClJ '+- - ,- Q) VI Q) r- .....
..c .... :J V')..c ClJ ClJ....a ....aVl -E '+- Ou ~.'!:;;:> .
....... 0 C" U .........c > ~ ,- ,~ ;>
....OU Q):::J'+-....... ClJ.......:J~ E~....'+-..c.......-o
'+- VI OVl-o~VI..c Q.O.......UQ)
E c:....a ClJ VI ~....... =........;:: ClJ 'E -0 .~..c
~ :J -E t> = a3 a3 ~ Q) 2:: ~ Q) ~ e .~
~ .... VI '+- 0 ClJ :J Q) 0 E c: VI E :J Q.....a
0.0 -- ClJ 0 U ~ ........a ....... .-....... ~
o .....J ..c Q) '-' -o.......~, u ~ U ClJ .......
.... ~, ....... c: ~ tI'l ClJ VI ~,..c "" Q) c:..c VI
Q...c c: 0 -:::: ~...Q ~ = u -E .~= ,- ....... ClJ
....... ,- '''::;..c ClJ :J..c Q.:J e....a ClJ VI ClJ
::: 0.0 -E Q. VI > VI ~ Q. VI E Q. ~ ....a .-:= ....a
o c: 'S;: 0 = 0 - 0- tU:= ........ ~ = E >-
f-.:o ;> 1iJ {1 {1 (ij r- ~ 'E 1'J a3 Q) 'S;: Q) ~E
</'):J-ooct> 0 .......:J-oE..c;>Q.
........ -u ClJ ~, -0 ....... Q) c: ~ c: ....... - 0.0 .A
".. Q. c: "" Q) ..c Q) VI ,_ Q. ~ ~,
.-:= .!:: 0 'S;: >-.:.;: 1'J ....... t> U u 0 .8 > c: ~
U ,-;;-;;> -;:: '''::; ,- ClJ ,- Q) :f, -;;-; .... 0 -0 ~~
~, >- "" 0 ~ c: - u VI.~ "" "" 0 ...._
"" ....... > - ClJ ClJ Q. c: c: 0 .... > Q..- 0
~ U ~ J2 u ~ g- 0 8 0.. 0 ~ .~ g- ..5 r-
-
C,
IU
c;J,
;.
.2
t)O,
~.
'ii
;,
c
~
_.
o
.CI;.,
\C
E--
Z
~
~
==
u
-<
E--
E--
-<
~
c
-=
-
Q
C.
~
a::
~
c
-i:
Q >-
;!:u
si
~<
-
Q
~
~ g
- .-
~.';
~ .29
E.-=:
~~
en
~
_.
:I
en
IC
~
~
C
Q
~
~
".;
~
-
U
IC
C.
E
-
C
IC
U
;
.c
~
ti)
iii
'';::
c
~
-
Q
CL.
c:
o
~ '';::;
...... ~
'" I...
>~
~ 0
o '"
~ U I... c:
...c: c: Q.) 0
U ,-...c:......
4- ............. u
0- 0 '-
--->...c:"'5;
cU...... ,-
U'- I...
u_ 3,:?"
00
,..!.. ~ c:
..::::...c:'o '"
:::J ...... 00 ~
E "6 C: Q.)
...c::::::oo>-
:!:: Q.) '" ...... LI")
3 00 '-, ~ ~
Q.) .= Ll")o ""3c:
-0 c:........ '-
.- c: I.D -0 Q.)
~~o~-o
,- Q. c: U..:?
o I... ~ '" U
U ~ on-o c:
o Q.) Q.) c: 0
t- >-..0 ~ U
-0 e:::: >-
...... c: Cl)V) ~ c:
~ ~ ......- Eo
...... ~-'-o 13L1") '';::;
>- ~- V)/'o.. '" I...~
...!.. c: ~ 0 c: :::J Cl) Cl) on
......~-o3~00"'~2-~ ...c::f::
:::J '" Cl) '" ,- 3 c: ...... :::J \.. :::J ~ "0 E
Ec:-....!-......on - 000-
~ ,- 0 c: Cl) ...... ~ E ~ '"
~l:;13..l.Cl)I...~......o~-o"'>~'"
- Cl)...c: E ~;-...c: ~ I... Cl) ';:: 00 ';:: - ~
c: ~ -0 00 Cl) .;:: ......, U ':: ~ 0 .= a. "Cl) ......
'~u ~ .;:: > ~ 00...c: 0 ...... U -0 >- 3 >-
......>-oo>-o"'c:......-oV) c:..o ..0
[..0 c: ~ C. _,'Vi 'S; .;:: 0 -:5 :::J '" "'-0
.- -0 ,- 3 ~ ~ > I... - :::J -- c: ~ Cl)
uCl)a. EI......c:......oCl)o-o"'l...
'';::; ...... 0 ~ ,- Cl) a. c: U 00 tr) U~ .- :::J :::J ..
I...U-"'" -0 Q.) c:. ......x 00
~:::J Cl)..;: c: Cl)-O.........c: ~LI") O:::J Cl) 0-
Q. -0 > Q.) 0 -- c: .~ :5...c: I ....J..o c: Q.) c:
= c: ~ ...c: '~ on ~ te 0 ~ ~ .-:. ',5 c: I... .~
~ 8 c: ...... t .= ~ 0 V) Cl) Cl) c: c: 0 ~ 0
-5i ,- '0 0 -0 ~ U LI") c: -:5 ~ 0 -0 0.. 0
t ...... Q...:? I... c: ....!.. ,- - 0.. U Cl) __
>-O"'>-"'U:::JO -Cl)'" Cl)",Cl)
:!:: ::::: 'Vi -0 c: c: 0 .- Cl) ~ :::J Cl) I... ~...c: Q.)
U Cl) ~ .a ~.- '" ti> -:5 U( C:...c: ~ ..0 t- -:5
Cl)~ 0 "'...... onOO~c:~ g:......,"'c: ~ Q.)
...c: c: ...... on..c c: ,= c: 0 ~ <( I... .:: Cl) E-O
t- ,9 lJ ,2 ''E ~ ~ Ou ~ ~ E ~ ~ E ,~ :::Ju
.. ...... .... Cl) c:.... .... LI") ~ a. c:
I.D .~ ....... Cl) Cl) :::J..2 Cl) ~ - c: Cl) 0 ~ c:
, -0 0 c::2 -- _ U -0 Q.) ~ '- -0 - ...c: .-
~ .~ Z '00- -:5 ~ :::J c: :5 ~ ~..:? g: U =
co I... <( c::-:: ,- U -0 ~ 0 LI") Cl) U Cl) Cl) ~
ui .:?, V) Cl) 3 3..2 ~ iI1 ~ /'0.. 6. .= -0 E-5i
-0
z
o
i=
=s
:J
:U
~
U
-
u
.~
~
:~
I"-
~-g.8<-g~~
o ~ '" . ~ '~ ~
a. u"''''OU
o......~a.c:-;z:
I... ~ a. E Cl)""O '-
Q. ,:: E ~ E -- s=c
Cl) -0'- I... on Cl) 'Vi
...c: -0 Cl)...c: ..
t- UC:V)-Cl)o..
...c:'- ~ ,..0 V)
......::::: -0 Cl) U
.0~~n:lU-O-....
fI> ..0 l:; c:: 0 'S; - ...J
1: Cl)~a;5-o
~c:c:E1-V'):>~
- .- n:I 00 Cl) > 0
1.1.1 uQ.)-o--"'a.
_......__"'c:0Cl)
IC - ,- >- :::J - on 2
c~s=c~ Cl)c:a.
o Cl) .- 3 Cl) > ~ Cl)
.- I... '" Cl) > Cl)...c:
ti Cl)0-J~-:5
.- _ >-..;:..0 '" Cl) >-
~=Q) ~ c: c:..o
.;: 3.~ ~ -0 ,9 ,- -0
:I """1... Cl)U>-Cl)
- ~~..oCl)~"""
...!. 0.. :::J >-';:: '" :> U
:=tr)E UI...>~
:IU 5"'Cl)Cl)a.
~::J:::J......Cl)c:~E
.c: U '" -0 _ __ ,_
......
Cl)
Cl)
I... .,
......-
V)..::.!.
~
L.IJ Cl)
......0..
~~
Eo..
~ I
~~
V) V)
Ll")0
I -J
<::::: ,
-O..::.!.
I... ~
~ Q.)
~o..
:::J~
0<(
co1
~L.IJ
COtr)
"0
.....-J
::i:I=_
.
~
<(
I
L.IJ
V)
o
2.
-
Cl)
Cl)
I...
......
V)
UJ
......
~
a.
E
~-
~~
co Cl)
zo..
LI")~
....!..o..
..-0
N c:
::i:I= ~
.
-0 c:
Cl) 0
5 Q.
U -O:::J
C:Cl)~-o~
.- ...c Cl) Cl)
:;-- ...... r.,' -0 '';::;
'" 0 '>..J :::J '';::;
Cl)C:<(uC:
:f:: >- 0 c: UJ
...... ~ z .- 00
c:E....Cl)c:
~ ...... V1 ..0 '0
Cl):::J ,~on
...c:..otE~
~ ,0 0
",Q.)o..",__
Cl) -0 Cl) Cl) Cl)
'';::; ..:? ...c: '';::; ...c:
0';:: U +- oz .........
c:c: 'c:--
Cl) '- c Cl) 0
~=U~~
..o3Cl)...c:c:
'Vi t ...c: 0...... ~
c: 0...... I...
8.~ .8 ~ B
'" -oc:C:
Cl) '" ~, ~ 0
1... 0- .;:: 1... u
~, ...c: '_ ......
1:-E~Cl)
t- ,= .:..= U -:5
-
.....
I
~
V)
o
-J
I
~
V)
o
2.
......
Cl)
Cl)
I...
......
V)
I
tr)
o
-J
......
Cl)
Cl)
I...
......
V)
I
Q.
E
~
~
co
3:
~
LI")
I
~
V)
......
~
a.
E
~
~
co "
tr)-
..::.!.
LI") ~
....!.. Cl)
..0..
~~
::i:I=0..
......
~
a.
E
~
~
co
z~
..::.!.
LI") ~
....!.. Q.)
.. 0..
~~
::i:I=0..
-
~
>-
~ .,
3.2
-0 ~
~ Q.)
00..
r:o~
~<(
MI
::i:I=~
.
.
.
a.
E
~
~
co
L.IJ
~
LI")
~
V)
......
~
Cl) .,
~2
Q.) ~
>0..
<(~
-:eo..
:::J I
J:~
..tr)
~O
;:::::.
.
1.0
Eo-;
z
~
~
=
u
<
Eo-;
Eo-;
<
Q) ..... ""C
u-EQ) ~ Q)
,_ ...r::: ..... or> ""C ~ .....;
~>-..... O~.E~~u
~ ..... ~ ~ .....0 .r c::::o ,: Uc:::: 0() Q)
u c:::: a.. c:::: ..... ~ - :.e .0
'~ ~ Q) ~ ~,~ '~.w ~ .'!J E ct
-a..Q)-EooC:...r:::32or>~~.8""C
""'-""Cor>UJu or>8..E""C~
~ ,or>Q)~...r:::~~~"",Q)Q)o
..;:; L.t( .~ or> _ U Q) -""C ::J > c:::: a.
c:::: - ::: a = ~ 0 ~""C a. e .~ e
Q) 0= 0 3: Q)..... >-~..... a.or>c...
""C.....u..... ..... ~oo Q)
.- or> ~ Q)""C 0 0() E .......... E""C Q)
>- c:..... ..... c:::: or> c:::: :>.. ..... - ...,...r:::
- ::: ~ ~ Q) 'u c:::: ... ::JQ) .... .....
Q) or> .- c:::: ~ ~...o...r:::...o >-
E c:::: i15 .'!J ::: ~ c... or> ,..... >-..c
Q) ~...r::: u ,- c:::: C!J or> , -
> .= ..... ~..c ,- Q) u""C Q) a""C
e ""C ~ 'tii........r::: Q) ~:; ~
a. a. c::::'" E c::::""C1- c:::: c:::: or>""C ~
or> ~ .'!J'- 0 c:::: ~ Q) Q)
E c::::c::::a.~.....;or>C::::Q)Q)"'"
= .- or> Q) 0 or> c:::: c:::: c: 0 E c:::: u
3:~~ E-.;:; ~ 0 Q) Q)..;:; c:::: c::::.'!J
c::::c::::eQ)~~'.;:;EE~o~~
~ .2 _ > 0 ~ ~ ~ ~ 0 '';:; c... a.
c.. ~ ,~ e a....r::: .= 0 0 a. ~ Q) E
i.- '- a. trJ fJ'J fJ'J 1... '- rJ"J ~..c ._
Q) Q) Q) E c::::..... c:::: a.a.c::::..;:;..... Q)
...r::: a. 1:: c:! .~ 0 E E c:! '-E c::::...r:::
I- 0 ~ '" .......... u _ ,_..... ._.....
-
C
IU
V
;.;:
.E
1)0
Y).
is
';
c
~
-
o
~
~
<(
I
u..
V'J
o
.....J
-
'z
o~
j;:
.~
.:J
u
~
-
u
-.....
u
~
101..
~..~.
~
a.
E
~ .,
0=::::2
co~
zc..
L!")~
...l.c..
~I
(j)u.J
Q)V'J
'=0
V'J.....J
- ,
..~
0'"> ~
L!") Q)
,*c..
.
V'J
o
.....J
-
a.
E
~
~
co
V'J""C
L!") c::::
...l. ~
..... .,
~::2
""C~
..... Q)
~c...
~~
::Jc..
O""C
co c::::
>-~
~~
<(
~I
'*1.1..
.
a.
E
~
~
co
Z
L!")
...l.
.....
~
""C
.....
~
>
Q)
-s:-:..
o~
co ~
~c...
E~
~c..
""CI
C::::u..
..V'J
~g
'*-
.
.....
Q)
...r:::
.....
o
""C
c::::
~
Q) .....
c:::: 0
.- .....
.....;
c::::
Q)
E
Q)
>
o
Q) ~ .....
E ..: a.
,_ Q) E
..... .....
~ '': ...r:::
u u
...r:::.....~
1:: c:::: Q)
o~.....
'::~o
Q) - c::::
or> ~ 0
c:::: '';:;
.~ 0 ~
a.c::::
c:::: ::J Q)
~ , E
c.. ""C Q)
Q)-
Q)~a.
...r::: 0() E
I- ~._
M
Q)~ Q)
-E~c:o Q)-E.....
EC:::: O()M~Q)"'" ..coQ)
..... C::::C'Q)Ec: O.....""C
~ or> .....""C ._> ~ a. Q) .~ ~ ~ c::::
.....or>O::J..... OE:::::~~::J
~or>""'-Q)C::::-or>~_...r:::Q)
-s _~ 0() Uc:::: or> .2 Q)> or> ..... = or> >
Q) ..... ::. ..... 0
,9-= .::: ,- <J'J'i15 Q) <J'J ~ > ,- ..c
-:;; 3: E .'!J' c: ,~""C ~..;:; .'!J ~ ~
<J'J .... ..;:; c:::: Q) ::: c: U ~ ~ ,:: ""9,
~ tA""C Q) E ~ Q) <z: ..... .~ Q) .:::
u .c::::EQ) ::J..... 00...r::: or>
,,.- co - >' 0'" r::s a. ..... ..... ,-
;:: .".Q)0C::::Q)';::; a. -
~ L!")""C 0> ..... 0 <J'J _ .'" ..... ~ .'!J
.= Q) a. '';:;..c 'w ...... c:::: ::J c::::
..... ~ Q) ..... E '- ::J Q) U Q)..c Q)
o ::J c:::: a. ""C '" ..... Q) ::J.- ....
'" E .-""C '" ~ ,~ 0'"'= E L!")
0() ~ Q) '-""C ~ Q) a. e Q) c:::: Q)
C::::Q)-Ec::::Q)c::::.....~a."'o>co
'~ ~ 0().2 i15 --: 5- a. Q).g ~ e L!")
.-::: c:::: c::::~ Q) ~ Q) 0...r:::tJ')..... a.c::::
c::::0.E1::';-~""'''''''''''. Eo
0',;:; or> 0 >-~M .'!J~.'!J~-'';:;
E ~ ~ ~ ~ c... tA ~ '~ ~ .:: ~ ~
Q) '';:; ~ c:::: Q) V'J .'~ ~ a. ::J ..... '';:;
...r::: .- ..... ~ Q) U co 0 ::J EO'" Q) .-
I- ~ C!J .= ..;: :J ..r; c.. a-._ ~ f= ~
\C
~
z
~
~
==
u
-<
~
~
-<
t)O
c
0:::
...
o
Q.
~
~
t)O
c
ei:.
o >-
_eJ:
.c ~
o t)O
~<
....
o
~
~ g
J:~
~. t)O
eo:::
i=~
<I)
cu
...
::s
<I)
!U
~
~
c
o
;.
!U
t)O
;
~
-
~
!U
Q.
E
-
-
C
!U
~
:;
.2
t)O
r;;
t;
0:::
c
~
-
o
a.
c::-o
c.oiij
or:;:; ....
CI.) c::
-0 CI.) <J'>
-oE....c:::t>
2 ~ 0 8
~e...o....c:::
.~ E~ ~
CI.) _ >-__
~....c::::~ 0
......u......c.o
o ~ c:: c::
...... CI.) u..J._
CI.).......c:::-O
....c::: 0 u c::
...... -- ~ ::J
>-......CI.)--
:-:::0---0
c: u 0 c::
CI.) c:: >- ~
~ 0 :~ c::
'-.- 0
- U ...0 '';:;
':;: ::J ';j; 13
> ~ c:: c::
c:: <J'> 0 CI.)
~ c:: 0.. E
c..8~~
CI.) -0 CI.) 0..
....c::: C::....c::: E
f- ~ ...... '_
~
... ~
~ c::
>- -0 '-, 3:
c:: c:: <J'> ~
~ ~t>-
... CI.) 0 CI.)
..2 ~u...o
> CI.) ~
~ CI.) ..:....c::: u
CI.)...o c........ ,-
CI.).8C1.).8~
E <J'> ,=: CI.) ~
~C::::J"""
... 0 0" ::J ....c:::
~ ,- CI.)...o :~
0.. '5 ... '': 3:
CI.) ...0 -0 c: >-
-z '5 -S 0 a..
~g~~oE
::J U ......
-c.o~~u
U c::....c::: CI.)=
,~ .- ...... c..'-.
= -g -0'.2 3:
,- ::J CI.) CI.) ......
3:--c:>~
c:: CI.) CI.) CI.) ......
~~E-o...
c......c::: CI.) .~ ~
CI.) ~ c.. ...0 c::
....c:::.- E ::J ~
f- ~ ._ c.. E
Lr;'
-........1:: CI.) ~>-
c:: ~ ~ 0 > c:: ~ ~
~ c:: c:: '-~, _
o U 0 ~~.~ c:: ....-
<J'> <J'>.....--- ....c:::~o...o
~ ~ 'CD c:: -- 0 ~ 0 1:: c.. - ';j;
c::~~OCl.)......"""o >-c::
~CI.) a..c::uoc::'::....c:::CI.).-::o
E-o oC::c::OCl.) ......0..
....c::: c:: c.o.- CI.) '';:; <J'> ...... c:: <J'> >-
<J'> CI.) ~ c:: ~ t> = ~ <J'> .~ u..J ~ c::
<J'>. > ,- u ,- ~ c.o ~ >- ~
CI.) 0 ~ u .- ><....c:::.:.= c.o c:: ...... __
...... Q.u C::a..CI.) <J'>...o c:: c:: ~ a3 0
'';:; E 0 ~::J CI.) <J'> o..:::!.i: 0.0"'C c::
~- .:.;::"'C-zECI.)c........c::c::o
c.o ~ > 0.- CI.) .- ~
CI.) CI.) c:: <J'> "'C ... ... .- ~ z > c.. ~ c::
....c::: -z ~ ,9:! '6 CI.) ~ u...... .9:! CI.) c: Cl.)E
...... ....c::: ,- .-:: > > ... CI.) ...... a) Qj "'C CI.)
c::' U >< = ~ ~ 0..= c:: ... ... c:: E CI.)>
~ .- CI.) U 0 > 0 CI.) ::J <J'> .-
-....c:::....c:::~......o-ouE<J'>~<J'>CI.)o
c... 3: .-:::; .......c::: iij . =: ~ 2J "'C ,-:: a.. Q.
~ c:: 3: c:: ~ 0,;' <J'> ~ 0.. E CI.) E E E
...... .- -0 ~ ... ... c:: ...... E ::J 0 .- '-
c.o <J'> CI.) c:: 0 ::J ~ __ .- c:: ~..;: CI.) c::
c:: >-...... 0 c:: '-::a.. 0-0 0 <J'> _....c::: 0
'a.. ~ ~ '';:; .- "'C ... <J'> c:: '';:; g c::: '';:;
o > .- ~ <J'>' a3 CI.) .9:! ~ ~ u '';:; 0 13
- ... -0 1:: E o......c::: ...... c.. ,- CI.) c:: -- ...
CI.)~ 0 0 ~ >< 0'';:; 0'-::...0 CI.)- 0
>~oc.....CI.) C::-E ...>-c..
CI.) ';j; <J'> c.o ....c::: u..J CI.) - CI.) c:: <J'>
-0 c:: u c:: 0"'C u CI.) > <J'>~....c::: ~ c::
c::OCl.)~...c::::J....c:::CI.).:..c....c:::......--~
u...o...... o..~ <J'>......-O...... <J'> O~......
(0
o
~lJ .8 ~ .::::
~ ~<( 0 0- E<J'>C:: ~ >-
~ ~ ~ ~ Q. '; '3 ~ ~ ~ g- ~ Q;
u >- 0 <( CI.) :-e ~ ~ Eo c.. ,=: Qj c:: 1:: ....c:::
c:: ~ U CJ') 0 'u c:: 0- CI.) CI.) Q. E::J . ij) ';:: ~ 0
~,133:c::"'C ~O ..........c::: ~O"CI.)"'Co~CI.)........
~c..CI.)~c::E--u, CI.)<J'>......CI.)...CI.)E ....,
.- CI.) CI.)...o ~ 0 >-~,' > >- __ - ... <J'> '';:; c.o c::
::J U..;:... ,'" ~ 1: ~ CI.) <J'> 0...0 -0 ....c::: '';:; ~ ~.~ ~
g ~ CI.) ~ ~ ~ 3: f- ~:;:: ~ 1:: -5. iij ~ .~ 3: 'u 2 6-0
... - > ~,~ ~. <J'> 0 ;> ~ ~, <J'> <J'>....c::: ..0 ,- _ .... ,CI.)_
-O....c:::.....~c::~~.1 >c............. ...... I......'~~
,~ - ~ - CI.) - ...... CI.) u c:: -- ~ ~ ... -;:; 0 --
c:: ... ...... - --... ,- ... CI.) <J'> U CI.) 0 ~ . ~..... '';:;
3:oc..c::aCl.)~~~~"'~~Ec:: ~c..c::zc::
~ .~.s .;;;....c::: ~ ~ c.." CI.) ';;:; "'C iij c.o 0 13 ~ "'C ,2 <( ~
u ~ 0 0........ _ ....c:::CI.) CJ') 0.0 ....c::: CI.) CI.) '';:; c:: CI.) CI.) ...... r../') ,_
~ ...... E ':;: ~ ~ u c::....c::: ...... <J'> -- <J'> ~ .- ... ::J ~ ~,
c.."'C > ..... ~ -....: ...... ~ 0 u E ::J c:: 1:: <J'>'...o'*'
E ~~ E - -- -' .- c:: 0... >- '- <J'> ''':--: 0 c::
~ '~..." 0 0 - 0...... c:: ~ -- ... - -
~...-...... CI.).~ <J'>-Oo;>'-CI.)'~c::c..~>-
... -0 c:: CI.) ..........c::: 0" <J'> ...... "'C ,- > ~ ...... CI.) 0 ;!! .b ~
oc::C'Ooc::.2::Jc::......~c::c::~~CI.)c..~~u~~E
CI.)...~~c::CI.)o~oCl.)CI.)......~<J'> ~u
c::o E c.. <J'> ,'';:; E...... ,- E...o c:: -- CI.) CI.) c:: ~...... <J'>
'':-: c.. CI.) c: c c:: CI.) ...... .~ '5 CI.) CI.) CI.)....c:::...o 2 ...... - >: ~
~O-CI.).-o>a3o~>.8E>......o~CI.)~~~
.~Qj~Euue~E.be"'C~e~c::c.o~ou;
,-:: > ~ 0.0 CI.) = c..._ 0 c:: c.. CI.) c.. c.. u c:::-e <J'> 'CD CI.) '';:;
~ ~ ~ ~ t: '3 ,s ~ Q. 8 .s ~ .s.s ~ G ~ a3 ~ -z a3
z
o
E=
':S
:;)
u
~.
.U!
-
U
i:i:
LI-
.~
I-
I.C
E---
Z
~
~
=
u
<
E---
E---
<
tIC
C
~
o
Q.
~
~
tIC
c
-i:"
o >-
.'!:: v
C i
o~
~<
-
o
~
e c
ru 0
... .-
u..';
~. tIC
e;'
i=~
en
~.
...
~
en
IU
~
~
C
o
-.;
tIC
..
~
c: .....
~ .~~ ;e"->-.
..E a.; c: .- a.. a.;..E CU:=
a.;..c:~-oa.;a.;- ,Eu
..a-c..o..c:..c:.....c: c:
'+- ..a.......... cu cu..c: ::I
c: 0 a.; CO a.'+- t: a.. u 0
~c:-5c:000 ~u
a.. 0 '- - CO a. a.; >-
,_ a. c: a.; c: Q)..c: ~ .....
~ ~.2 (u ~ 'Z; "-.::: <J'J' (]
.....Cia.; >-0 Q)= 0 "-
'+- >0 Q)CU cuQ)
o E Q) coO E..c: ~ Q)..c:
0-0"-..... <J'JQ)>-.....
c: U '- Q) ..... >- "- '+-
o oQ)-o~.....coQ)o
'Z; Q) .......c: cu ,- ,- 0 > .....
a...c: t: ..... E '+- u "-.:;: <J'J
0.....00 Q)Q)CLc:Q)
-0 c:::::: ....., ~ -5..c: Q) CU g.
CUOa.;t::Q)'+-.......c:..c:Q)
~ 0.._ 0 "- 0 "-'..... ..... "-
Q)::I CU a.CO<J'J Q) CO~ Q)
~:= 6 Q) e..c: ~ .::: Q)..c:
_ ~'Z; "- a."E ~-o:: ~
~ ::I .~ CU Q) 0 (u ~ 0 CU
..c: 0 -0 ..c:..c: E..c: co c: -0
~ U .;:: <J'J -;,~ f- ~ a ~
.'=:: :::... ::I C c: <J'J . >-..,.., c:
U ~ .~.- ,- <J'J - ..., Q)
(] ,2.. U -0 c: Q) ~ 0 .....
a.; .=:: "- .- 'Z; ::I 'i: X
..c: Q) ::I Q) ~ -5 'Z; c: Q) Q)
f- -5 E t= ~ ',> ,~ c: a. Q)
:> ~ cu cu..a
-
v
ru
Q.
E
~ c:
..... .- Q)
'" ..c: ..c:
>- ....., ...... a;
~~Q) E -5
o ,,-..c:c:-oQ),+-
.- co..... Q) -0 0
'" Ci:i 0 0 ..... ,-
c: ~ t:~..... '-5;~ ~"E
~o'z;uQ)::I,,-Q)
::I ~ a3 Q) co ,9- a. E
O .~ c: ..... - Q)
'" c:~..a 0 <J'J:= >
Z "'-o___~<J'J::Iu<J'J~o
0: CUc:...:::-.....Q)<J'J cu "-
..... cu '- '+- "- Q) c: ,-0 0.. .
i= '~r., "E 0 ~..a .9 E c: E E
~. > -...; Q) >- ::I - ..... cu cu. ,- a.;
......J _<-o~.....:=~"-C:"-~
, . '" '_ "" ::I :> "- co O~'
=> "S 0 0 'i: u.. :> 0 0 .9 '+- ~
:u..c:z.....cu> .Q)a.ctCi:i<J'J-
,~ U -"" '" .", "- <J'J - -0 cu
. _ ..... ,- cu "E 0 c: ..... '" c: '-
,u: '+- 'J') ;e "- Q) U ~ c: '00 ::I (u
,r:-;, O..c:..a 0 E f- Q) Q) '+- t:
._ >-..... '+- c: E--cu
. _ ......3: co co Q) cu ~ Q) ..... cu
. It: 0 .::: c: ~ -e c: > ~ 6 ~
, ~. ~ 0:';::; "- ::J 0 0 <J'J ,- c:
Q) "- co ..., a. .- "- ..... 0
, ,..c: 0 c: c: E Q) co a. ~ ;.c; .-
~ f- ~ 0..2 ._ -5 ~ ~ ~ -g W
c:
cu
c:.15
cu 0
c-o
o c:
cu
-
c
ru
vc
~
.2
tIC
Vi
ii
..
c
~
-
o
CI..
..c:
u
cu
..c: Q)
u ..c:
cu ,'=::
Q) ~
Q) Q)
-0.....
::I cu
~ (u .
._ 0.. c:
>-ocu
<ii8c..
~ - Q)
,,-:=..c:
CL~"'"
x co
Q) ,'=:: c:
o ..... 'Z;
'" cu c:
_..c:a.;
cu ..... E
-Q)Q)
~ co-
..c: -0 0..
<J'J~ E
c: 0.. ,-
cu '" c:
a.. >- ':
Q) .'=:: Q)
..c:.......c:
L-c:.....
r-UJO
co
a.; '+- '"
-5 ,~ 0 iv' Q) <J'J
c:..c: ~ "- :.e ~
CU-::I::Io.....o
..c:'O:="'.....c:co
..... cucu",UJQ)
,,-c:,+-Q)t:a.;
Q) 0 Q) E.9..a-5
..c: ,-..... - .- Q)
"0 IS .~ Oc: 'a:3 '" >
c: Q)
C a3 t:1 'Z; t:1 0 ,-
'Z; E 6 ~15 ~-6
~Q)u'z;<J'J~cu
>- 0.. "0 'E .'=:: = .8
c: E C <J'J Q) cu "-
cu ,- ._:g '+- Q) Q)
'+- Q) cu-5- 0"'2 "-
0-5..c:.....~ c: 0::1
~ ",C 0 ;e
'" ,::: Q) a.; ~ 'Z; .::: Q)
..2a.;::;E>-~Q)E
~Ci:i<J'J~''=::~Ci:ic:
,,-,,-cua.u 0.0
o Q) Q) E 0,- ,-
a. E ,_ ~ Uo ,~ Ci:i
Q)O ..... t:co
"- 0 c: 0 Q) cu'-
::I U 0 ..... ,,-'..c: a.:':
'- 0 'Z; >- Q)..... E
~ ..... cu ,'=:: > c: 2:-
cou a.; '- - Q)
a.; >- 'Z; ~ cu ::I..!::
..!:: .'=:: ,- Q) 0.15 '+- .....
f- U E..!:: ~ 0 O'+-
........... .....0
~ ~].s -d .s:: C'd
~en"'" iUU'"O
~~a:5P.~iU
a>o;.:::,QenU
05 en or) g; ~ :;:: .g
'"OE~C'diU.s~
_g.....>,'"O.2o
o ~ P._ iU .... ()
.s::en~ca,J:)enp..
~~uu ~CI:I
I-! en 's..8 I-; U
,.J:::en~>,_'"O
..... C'd._ ..... .... '"0 ;:J
..... U iU C'd
5~a:5~So]
1-;ti-<,J:)C'd;:j.....L.
~ ~'C '"0 ~ iU c-'
ti-<.....uCC'd...... .
:.a~enC'dtl)~~
t::.g ~.- ~ .a
C'dBI-;~.Q;:jcE
.;!a I iU':::'- iU
()gf"€cE~1a]
~o .....P.,"o.....
ti-<......cE~C'dc~
~ ~ C'd U C'd'-
.....O'"OtjiU .....
S '"0 a:.a ~ ~.~
'+=iiU~iU'"O;:jiU
~ ~ ~.s:: ~ .'=i >,
......,J:)_.....C'd~C'd
o ~...... iU d
.s::.;!a iU'-::::1.s:: ~
tI),"oo5tl)C'd..........
~o~u~o~
,.J:::_oC'diUE.....
..... '(;j 00 P..s::.- tI)
G ~ lr\'s ~ 1a'.g
O,.J::: ()C'dt+:<en
..... ~ ~ iU o'C
~ < .,8 ti-< 1a tI) B
Qg~~a~~
~ucncae;....,QC'd
o ~uo .s::
'en iU.-''::: ..... >, u
tI).s::'"OiU;:jiU>,
._ E-< iU I-; 0 05 C'd
d ..... 0 I :>
~ .C'diU,"o.....;.;>
g~tjo5:;::~~
u .s tI) gf2 ~ (2
..... ~ < ._ ..... iU I-;
.s:: .~C'd>C'd
0.0 en ...... 01"""01 ~
._ "=::' U ~ S 01) ;:j
~ ~ [ 5;0 iU~'~
~~suas~
o iU.- '"0 ~ P.
>Ul-;iU~~1-;
-<;:::: 0 _ 0 I-; iU
dj,J:)!:S'+=i;:j~..s:::
d C'd C'd '"0 ..... .- .....
~iUl-;iUcEiUo
iU ..... N >
01) 05 ~.- iU'- "2
C'd~t::So5~C'd
a .- B ;:j 0 t:: ~
~a:5l-oiUE~gf
~ co ~...... =......
o5()~eniUOs
:> iU - ..... I-; U'-
;.;> ~ tI) tI) 0 .....
(2~~~s"2ca
d'"O~~I-;C'd~
iU c tI) 0 0 - .-
.s:: Cd en '+=i en C'd en
..... ~ C'd ~ I-; ~ tI)~
~ .;!a .s:: t:: a'3 ~ ~
.s:: ~.~ B >, ~.9
....._.s:: lor).....
'"OC'd~gf......c~
Ba'"OOtl)iU;:j
o ............iU>01)
~ ~.8 c~ s iU ~
iUv"tI)C'dC'd1a-
,J:)~iU-~ 8
oU.E=g~~
.$iU.....C'd~C'dO
C'd .s:: U ~''= U',=
'"O.....o~01)~u
......1-;"=::'iU~O~
g r.9 ~. d . N '+=i ~
.s::,"o.......or).?;>~E
tI) iU iU 0 C'd iU._
.....;!3.s::0~.s::en
_.........NC'dE-<C'd
1.0
~
z
~
~
=
u
-<
~
~
-<
en OJ)"'-..d >.!:: u o~ ~ 8 Q).....
~ .5 c2 ~ ~ 'U~ ..... '1: ..... 0 Q).....o5 ~
.QE"'Oub 8"'Q)]5~t:0J).t::
S ~ S ~ 0 ~ ~ ~ ~'@ ~ ~.5 ~
,.... ::s ..d .......... Q) Q) c2 ~ .~ .s
Q) den..... _en "E5 ~ OJ)] > 0 .;:: ~
en en en >'0""'''' .....CO:_'-'o
Q)~CO:~:~..d......Q)o!:: Q)>.
05 co: >...... U OJ)~:'9 ~ 8"'8 ~;::: 8
Q) >.;:::'E ::s "'0 en co: Q) 0 ,...:j ~ !::
;;::: "'0 ~ g ~ 0 ... !:: !:: ... >. ~..... co:
~ a '51> ~ ......B 8. 8 ~ '@] 0 ]. S
en.9 6:'05 en en B ~ S Q) e p.,c2
.;d] Q) ::s .~ "5 g .c ~ ~ ~ g >. [)
en > ~ E-< t; ..d . .... E-< -;:: u ..d,;!:) p.,
2o...,-,Q)@) S ~;'::::O"'O-
...~osgQ)~t~op.,~~~
::s 9< ,{' co: C;j en ;> 0 ..... >. p.,..... .:::
O.........!-<-"'O'"'--..... OJ)CO:Q)~U
..d Ol)...~~~so.......dI:CO:
I ~ ~ 8 8 ~..d 0.8"0 g E-< E Q)
-.:t ~ .~ ~ u "'0 ..... Q)...... "'0 . Q)o5
N - CO:CO:Q)..d oen~"'O
CO:.5 ~ gp !:: 0 ~ ..... ~ ..d ..... u ... ~
......f3 CO:',......... ... d en 00;:: "'Q) >. Q) 0 Q)
o ~ .... - ~ Q) en OJ) '0' en
en .~ 5..g .Q.a .....:'9 Q) 5 .9 ~] ~
~Q)~5~~g~~.B.g~~.Q
~s ~::s!::.:~~C5OJ).8sCO:Cd
@) ,.... ~ u co: co: ... 55 ,...:j .5 "'Q) p., ~ s
~ S.9 S en.s ~ - ~ s 0 Q).....
>. c2 t ~ .~ Q) U co: ~ ~ en Q) .D ~
co: ... 0 L. "'O.~ 0 ~ ..g ~..... > >. 0
~ Q) p.,c-'::S::s >.Q)~ It: Q)- U
"'0 p., 8 ~en 1n 0" co: > p., 0 c-' ~ 5 B
co:!::p.,.cQ)~s~8e-dt.::::!::d
8 0 E..... d >. Q) U co: Q) '.... co: ~
en '';:: U .= ;::: 0 5 co: Q) Q) U U en
::s U a Q) ..... co: (/) ::s !:: ~ g. 8..-;: '13
o Q) ..d_ ...0- co:'-' en d ,....
..... e OJ)..... Q) ~ . 0 en..... ~ ..d
!::: Q)!:: > ~ ,...:j > !:: !:: .... Q)..... U
..... ..... ..... ~ co: .... ..... 0 0 ... - Q)
> !:: 1n I:~ ... OJ) ~ "'0 .5 ..... "'0 a ~ 5
!:: ..... ..... Q) ..... en ..d !:: !::.-;: Q) ,;::$ 0
o en >< ..... ..... "'0 ..... co:..... "'0 en ....... ~ Q)
en ~ ~ ~ 5 ~ !::o ~ ~ 5 2 1:; ~Q) .s
Q) en 0 Q) ~ "'0..... 0 ~ U U
S ~ !:: @) !:: p.'';:: 0 $:: (/) 5 >..g
::s ] Q) Q) .5 Q) ~ ..... t:: 0 .... .: ';>
"00 en..d en en U ij) >,Q),...:j'~ Q)
> .a 2 ~ ~~ ~ g- ~ ~ ~ ~ ~ ~
03 Q)~~~9::!~~;uQ)>o"'t:1
>G~!::"'O .~CO:u!::~~Q)"'3
~..d"'O~ OCO:~..d ~ ~ [)~..o ~ 0
:: .... s:= r:15 ~ a.~ ~ ~ rn .... ~ ~
co: Q)~CO: Q) OJ)"'O ~ o.c!:: en ......~
Q) > "'0 P, !:: !:: ~""(3::S Q) c2 ::s "<::<
>. 0 Q) s..... .5 [) ~ co: Q) !:: ..... 0 ~
Q)~>co:u(/)::op.,g~U..dE-<
B 'E ~ .g :g] ~ ~ ~ '5 ~ N Cd
toE ] "'0 ... !:: 0 ... .>.... - t:: "'Q) Q) ] ::s
!:: >. ~ 8 ~ ~ Q) ~ c2 "'0 .5 E-< 2
~ .g ~ . 8 >. ~ ~.g [) "5 ~ -d co:
'g 5 ~'oo .D ~ C5 :.a :.a =-:E .~ ~ ~
Q) 5 d OJ) S U ,...:j . 0 ~ !:: ~ s.~ E-<
~ ~.5 Q)!.+:: ,. I: Q) Q)......
....>. en.....4-i.......Q)Q)~ ~...!::!::
"'0 OJ) ~ ::s en co: .0 p., "'0 @) Cd "'0..... 0
o 0 co: en >. ~ en en';> Q) ::s - ~'';::
..... _0 en !:: en !::o'.... 0 en !:: 9 ~ ~
en !:: 0 ..... "'0 ..... r: ... >. ~ 'Ci3 Q) ~
'00 -g .9'';:: e ~.-;: c-' p., co: ~ Q).D ::s ...
~ ~ ~ ~ 1n d g ~ ~.g .c.B a .~ 8
~ s e [) Q) ~ u.o 5 g'(3 U 1n ... ~
5 ~ .~ .~:: ~.& []] ~ ~ ~ ] -e
.~ > !:: 0 p., ~ - ..... ..... U Cj 0 0 ~
o ~EQ).....[)~~5>.Q)~u~
..de .B ~ .~ ~ ~ g. ~ .g 8. ~ ~ ~ ~ ~
Q) a:r e "' !:: ~ co: Q)..d ...d >......
>. d..... ......... co: U ..... OJ) !:: en co: en
Q) .9 ~ Q) OJ).5 Q) t.:::: CO:'.... 0 Q) ~ s
.1 p., ~ >. c2 ~ !:: o..:.a ::s ::r: N 1: "'0 Q)
.;:: S 0 ..l. ... co:'~ Q) 0 Cd Q)'I: ..... co: t)
5 Q) S g 8.::S 505 S ~.s.8o 8 ~
\C
E-o
Z
~
~
==
u
<
E-o
~
~
-
c:
aJ
E
aJ
:I..
U
c:
c:
aJ
..c:
-
.",:-
c:
aJ
E
Q.
o
~
>
aJ
"'C
"'C
aJ
'II
0_
Q.O
OM
a.~
aJO
..c:=
-='
.... ,...
Ou
:::~
0>
c:u
2-
.
aJ"'C
U aJ
~ :I..
....
:I.. ::::I
::::I C'"
'II aJ
aJ :I..
..c: aJ
-..c
....
o~
aJ..c:
'II 'II
o 'II
Q.aJ
'II;
"'C .-
~~
aJ....
'; ~
::::I :I..
C"'::::I
aJ 0
"'C U
~ :I..
_ aJ
0-
c: ~
c: ~
~ :I..
U 0
c:
.-
E
'II
aJ
:2
:I..
.(J ~
~"'C
.... c:
aJ ~
~:I..
~ 0
c: ._
.- ~
~ E
"'C....
~o
c: c:
; 0
en ...;:
>< U
aJ ::::I
:I..
aJ-
..c: 'II
_ c:
.... 0
U
CQ
. .~ -'-
'0
GJ ..... ,
;E.c
-1':$<0
s..' -- "
1.1;.'';
aJ ...~.
E':O:
i=.~
fI)\
aJ'
:I..
::::I
fI}
~
aJ
..~.
c: ..
o
i
.~
'E
~
-
t./'
~
Q.
E
-
c:
1':$
t./
~
.2
~.
.cn.
~
';
c:
CIJ
-
o
CI.
;-",:-"<-.'.-, ('Ij
....
'"
>
<'1:1
:J
..c
U
'-
0-
>->
....u
us:!'
""-0
'- ,,!::: <:1) ~
o E.'!::: 0
-'-E u,'!:::
~<:1)=0.0C: E
oo.....c:oc:'-
'-C:o '.;:;<'1:1<:1)
0.0 c:-o -e~
0.'- <'1:1 0 ---, ....
<'1:Iu....'- -'c:
<:1):J-5tJ~-O<:1)
..c .t; 0.0 t:\ 0 c: E
-; ~ c: ,= <'1:1 0. ~
....o:.o'-........o~
'-u:J~EE<:1)O
o >-'U .... '- '- ~ u
d: ~ ,= .8 ~ ~ 0 2.
- -0 '-0 >-
~<'1:Ic:~c:<'1:I....
-0 <'1:1~ <'1:I..cu
'- ~.... '"
>..c"':JC:-<:1)
-0 .... :> ___ <:1)E <'1:I..c
c:~~ :J-
0.0 0. c:'-
.... . 0 <'1:1 0
~<:1)~2<:1)~
:J u u > '- c:
o-C: 0>-<:1) <:1) 0
<:1) <'1:I-'::O";i;'';:;
'" <'1:1 > u
..0 0.-0 :J .c > ~
:J E 0- ,- '"
'" 0 ~ U E....
U '--0'-<'1:1
<:1) ~ c: .8 '"
....<'1:I<'1:ICJ)<:1)
",' L9 ~ ,,,,..c
....'" c...u....
'-~ 0'0~<:1)0
c... '- .... c > '0' ...
0.2~:.oV) '-
<'1:Io.a:;~ ,c...-o
o -OO.OV)....~
.... a; <:1) L.IJ c: <'1:1
....'-'-0<:1)'-
OC: c...Et:\
';:: <:1)E <:1) ~ Z 0. c:
~ -0 00
o.~ '';:; c...' <:1) E
..OU<'1:l~><:1)
..... <:1)'- -.c:: <:1)-0
I > a.. :J CJ) -0
~ <:1) 0.0.0:J <:1) <:1)
Lt"\-o<'1:l~CJ)~..o
...:
<:1)
<:1)
c:
0.0
c:
L.IJ
.>
.. r-
~.~ --::;,i
,<
:;)-
;0'
~
, ..,;
r-
~
>:
0-
o
...l
0,
~
Q
>-
:J:
c: '- >-::t: '- <:1) '" ",' '" <'1:1 >-
'- 0 Q) 0 <:1) U c: ~ ~ '" ....
c:..::.t. c: ~ ~ ~ <'1:1 .... <'1:1 "' <'1:1
O :J<:1)'- ....<:1)...c:'*'-
<:1) - '- '" :J....... :J E o..~ ....
'" ,- '" '-0 - '" '- 0-
<'1:I";i;-ouE 0 00.,-
13 b~ 6 ~ 0.8 5 o.~-5.E~
... "'0 c:'Vi :> -0.... '- '- <'1:1 0 <'1:1
_CIJ c:> "'<:1) o<:1)-U~
0. <:1) c: 0.0 '" ..c
~ 0 .... -5 ,- <'1:1 <'1:I..c 5 ~ '" E
;;io '- -0 c: <:1) 0. c: I- '- ",' C:..c '-
0. 0 '-...c: ~ '- '~ c:;;:; ,~ I- ~
"I-O~ u'- '<'1:100": I
_<:1)<:1)<:1) ~c:-oC:..oo:J .~
.... - "' .... '" U:J <'1:1 "-
1::-; ~ <'1:1 <:1) c: E- <:1) '-...c: C:...c: 0
== ...c: 'u '" <'1:1 U :J - '" -
Q .... 0 :J :J 0 <'1:1 [ ",' ~ c:
...4- tI')~C":3....c u ........._
tJ 0 "'..... '';:; '" ,-, U U
<'1:1 <'1:1 c: c: c: <:1)> <:1) 0. -;: :J -0 ,_
<'1:1<'1:1'" ..c "--OC:'-
_ c: :> -0 - t:\ <'1:1 <:1) .... .c <:1) 0 <'1:1 'c:
.... 0 > c: C:..o..o '- c: E '- 0.0
I:: '';:; 0 <'1:1 <'1:I:J -g 0 '~:.o 0. V> 'Vi
1ISL9 c:-e"'~<'1:I::C""<:1) ~>-
C:<'1:IO:J<'1:I<'1:I c:c:"'E<'1:I-
CIJ E '';:; 0.0 c: c: ",' <'1:1 8 '" :J .t; ~ .
c.J -0 <'1:1 c: ,- <'1:1 E <'1:1 ~ c: '';::; U
lIS <:1) - :J '- - '- '- >- 0 c: <'1:1
't: a.. :J 0. t:\ ::; -0 ~ ~ Q)...c: '- -0 ~ 0.
== E ~ 0 'x ~ 0 ~ ~..::.t. ~ a; c: 0 E
c" - > 0. <:1) '- .... '" ;;> = '" 0. <'1:1 0. ,_
a:;E~.8c~
";i;2u .8<:1)
~'-:J-O <'1:1-0
<:1) -0 <:1)
uC:'-
.8 -o:J<'1:IE-o
",;~13 ~
u ~ 8. '- <:1) <:1)'
<'1:1'-0 ..c_
o. '-<:1)....<'1:1
E 0. ..0 t:\
...c ,
>- 0.0-
E<'1:I<:1).8:JG
"-E-5 20
<:1)
"'i' -0-5-;"
0.0 '- ~ ..0
c: 0 ,_ '"
O...c: :J--o
uc:gg:~
<'1:I...c: 0 '- <:1) 0
'';:; ~ .... 0.
c: <'1:1 <:1) E ~
<:1) c:..o<:1) c:
(5 E ~ '" ,2
o.:,q <:1) -0 15. 2 ";i;
<:1) <'1:Ia..:J<:1)c::J
...c::JEotjo~
I- 0- ,- ~ <'1:1 U '-
I.C
E--
Z
~
~
==
u
<
E--
E--
<
- - "- >--'= -0 -0 '" ....... Eo - CJ -0 "-
C1:I-CJ=C1:IC1:IC::CJC::'" .......C1:I....c::c::CJ
-6.g CJ ~ "- C1:I....... 0 ~ 0 .::: -6 ....... C1:I ~
'>- .::: '+- ~ -0 ....J -~ '" 't1 '- CJ >
00",""C:: u'" -0>....... >
~ E ,!J) C1:I 0 ~ -0 CJ '- CJ E -=
-0"'''- ~ uCJ..............-o-"-EC1:I
c::~wv '" ~"'-o~~c::O"Eo"-~
,- C1:I >-....... = V C1:I .- "" 0 '- u.. 0 c::
.......u.-=:~C1:I..6 '-0-0 113 fa 0.........0 .......C1:I
c::=u"'.......u~c::-oEE"-c::uCJ~~
~~vc::v,CJc::C1:IfaE"-8~ou~'"
0- C1:I ....c:: '(ij V B V '" CJ c:: 0-....... c:: ".. ....
CJ ....... "- E 0 E oc ",' 8 c... ,- CJ -0 .~ .~ 113
'" '+--0 Vc::vv CJ"'CJo..>E
...a U 0 E -0 .c.:: ':; ....... "- ....a...a ,:: E
~~, ~.- ~ ~ 0 _ ~ ~ C1:I V
'" "" c:: ....- C1:I c:: "'- '" ~ 0 "-
.. '0 0 0 C1:I C1:I 0- "- 0 c... c:ti 0- U "S ':5
~o "- .-....... ~ CJ -0 ",' -.::: ~ - CJ ~
0........."''''0-''- ....:::.........-"-.........0-
~ U "- c:: '(ij -0 CC '" C1:I CJ "- U CJ
c:ti ,'t; 2 ~ ~ ........ ,2 a; ~ - ~ -0 ~ 2 '+- 0:':
> '" ,- '" ~~ "" ....... '" c:: c:: ,~ C1:I 0 '"
ou~ I EC1:Ic::u-o~CJvC1:I"'>>--o
c. V '" 6 .- ~ C1:I 2 CJ o-,~ E U > .-=: ~
0.. -~ CJ 't1 -0 ~ ....... CJ c:: CJ U -0
C1:I2....c::-ovC1:I c::~ ~"-oc.-E c::
O 0......... ~ ~ 6 -c 0 u CJ C: :::J 'Vi 2 "- V .13
....... OOc::.-"-Uc::....c:: o-vo..o~~
....... ....... 0..'- oc C1:I ....... ,- ....... ....... CJ -0 ....... V) ....
"-c::voC1:lV-Oc::- c::"- c:: ~c::
ov......."-"-"-c::CJc:tioCJc..........CJ '-=CJ
';:: E ~ 0.. -0 -0 C1:I E....c:: ....... E ~ ~ E ~ ~ E
c... 0.. 't1 V V c:: 't1 0.. '" V '0' 0.. ~ >- V
..oc::....c::~C1:I o"'g:occc,,-ou-oc
N Q:j 0 ....... OC' Q:j t '';:; C1:I "- 0..Q:j = 0.. ~
'>E.......~2>->0~c::~~,>o..E_
" V V ~ '- ~ ....... CJ 0.. - C1:I ,~ "" CJ 0.. 0 ,~
~-o-o~E't1U-o~~~~~-oC1:lu~
C1:I
.......
'"
""-0
'+- .-=: V ~
o E.-=: 0
c:ti "- E u .-=:
> ~= 00 c:: c:: E
o ....... c:: 0 ~ "-
0. 6 g:..c .-=: -e ~
g.'.;:;.......~o:Jc::
v~-5c.J~-oCJ
....c::.t::00't10c::E
....... '" c:: "- C1:I 0.. .
.8 6 .- ;.,;:: .......'.......' 0 ~
"- u -g V '-E '-E Q:j 0
O......_....c:: >u
......u......."-"-v
fa .::: .8 ~ ~ 0 2.
. <I)
~
...
:=
<I)
tU.
~
~
c
o
;
~
-.;
~
-
~
tU
Q.
E
>
r-
~..
<
:;):
:0
CI::
( Iii.I.I:
:r-.
!<
/~
'.',~
'>
'00
'0
. ...l
o
CI:.
to
>-
:J:
-0
~ ~ "5
Ooco.. c::
c:: c:: ~
'Ci "- ~ -0
....c:: C1:I 2 ",'- c::
.......~C1:I'+->-~
c...-o~oo_v
CJ') c: - ~\of.......,
U C1:I '" "-'';:; ~
V 00 c:: "-
:J ~ .~ .::: 2 ~
CJC1:Iu>OO
~ 0.. ~ -... 0..;:;:: c::
'0 CJ 0.. '" -0 ",' 0
> oc'~ ~ V '';:;
'" '';:; c:: u 0 E ~
6~:..c113~:::J~
"'CJ=u-oCJ
';> oc ~ '- u > u
o C1:I...a:::: a;;;: c::
,,-,,-V V ,00
o..~-v"'C::u
-oo...a't1CJ:::J.......
CJ ~ ~ ~ C1:I "- fa
U V '(ij ~ ~ ~ "5
CJ -0 't1 -0 c; .2
CJ c:: ~ c:: ,_ ~ 0
~ C1:I '" ~...a '+- 0..
-
C
tU
~.
:;.
.c
~,
ti)'
i;
;:
c
~
_.
o
Q..
oc
c::
...... >- 0 .~
c:: C1:I "'....c::-O
~ "Z ~ r.r,.... Ol:) 3.- Qj
o-c::u.......~CJ .......
vCJC1:Ic::o~~C1:I
"'.......O"C1:I"-:> ~
...aoE...........c::~'"
~ 0.. ,_ ~ ....... -0 ~ E
'" 0 '::>.. 0 -0 c:: "- "-
'+- '" ~. 0.. c:: ~ 0.. 2
o~c:ti'+-C1:I2Et
~ -0 ~ 0 c::' oc 0 0
'';:;"S 0- CJ .2 ~ u....c::
>oQj~~o"'.:
'';::; ~....... ~ .......-....c:: c::
u C1:I....c:: c:: C1:I I- C1:I
C1:I € ~ ~ CJ -5i ,~
c:: CJ E -0 ,S '+- ob ':::
o ,~ "- ....... -0 0 c:: c:: ...;
U 2 2 u CJ oc:..c ,~ u
~0..1 V~c::C1:I"'C1:I
"- t "- c:: '- "- >- 0..
't1c:ti 0-0 0 Qj oc_ E
c:: :::J....c::....c:: -- ....... "- C1:I--
0-0'" ~c::o'';::;>-
U .- CJ oc > ~ 0 c:: .......
> '" :::J C1:I 0;:;:: CJ
v-o:::J2uu...a.......C1:I
....c:: c:: C1:I....c:: >< c:: :::J 0 ~
1-.- u ....... CJ CJ '" 0.. 0-
\C
~
z
~
~
:::::
u
<
~
~
<
tIC)
c
;,
I-
o
CL
~
~
tIC)
C
. .~
O.
-
.- 'C
='.<<./
o l:1l:I.
~<
C':!
......
tJ'>
tJ'>' -C
o 'E ,~ ~
-... E u......
C':! <l) .- -- E
> 0.- 00 .... e:
o ...... e: 0 C':! ...
0.15 ~~:~-e~
0.'- C':! 0 """"'
C':!u'5"'E..Je:
<l) :J..a c.J -C <l)
..c.';:; oot> <l) e: E
......tJ'>e:...OC':!o..
.8 15 ,-;.;:::: , '0 c:
... u5 <l)'E'EOJO
o >--u -5 ... ... ~ u
d: ~ .= .8 ~ ~ 0 2.
?; ...... <l)
<l)~-5
e: E
0.--
C':! 0 0
......OJ
C':! >
..c. <l)
......-C
CD ~
...
"'<l) Eu..c.-ctJ'><l) tJ'>>-C':!-cC':!.........>-
o ~ ... ... ';:: .'!:: . <l) C':! 00 'E e: t> e: ~ <l) ~ ,......>_
I e:C':!O<l)?;~~~<l)C':!>C':!<l)C':!~C':!
~o:J~~E e:<(..c.E-c ~$:J$u
"" :J>-::JCl...u<l)e:_ ....
o o.c';:: e: Z c.. <l) L.J..J .~ .:: C':! ~ tJ'> - <l) ......
~ N ,= g,.e E -5 ~ 0 5- <l)'.E 15~ ~ WEe:
e: 0 ~ ~ :J -c 0 >- - <l) E.D u '';:::; tJ'> ~ <l) 0 .2
<l) __ '''' e: u..a >-...... ... C':! C':! <J") > ...... ......
EZtJ'>u C':!_ ue: ..c.--""3'E o<J")u
<l) ...... ~ --ce:~~uoooC':!<l)U 2
.::...u......C':!_C':!<l)<l):JEtJ'> <l)U..c. .........
5-...... :J <l) .~ U -c Cl... -5;..c. o.c = ... ~ >- ... :.=: ...... e: -.2 C3
~ c: C"-c 0 <l) e: ~ .~ < 0 <l) ... ,,!:: 0. '~ 0
C':! ~ 0 a. '0 ~ <J") tJ..a e: Cl... 0. <l) u g.-5.E...... u
C':! U _ c': <J") :J <l) ~ .2 _ - ~ tf] 'S;: 0 '-E
t> ~ <l) ~ <l) <J") '-' tJ'> ...... C':! <J") ?; <l) 0 <l) ;> ..c.
e:..c.~ ........c.-e<l)~e:OL.J..J -5Q.,..c. .8~~
o.c...... E ......' e:...... a.'...... 0 E ...... - Cl...?;
~ 'Vi ... .- <l)..c. tJ'> tJ'> 0 ,- Cl... ... >- Z '6-c
:J ..c.<l)EE~~~15c':~z.8..a ~z~--c
..c. ~Cl...~o.?;Q.,:J~_Z-tJ'> ..c._o~~
U -c ?; _ 0..,2 >- '5 ~ ~ E -c ~ <l) t c:\ <l) C':!
-- e: C':! <l) - u..:J e: <l) e: ...... -5 :J...... e: 'u
oC':!>-o.~>o.15 o.c<l)..c.~C':!o. u..e:o<l)o
>- c.. 'u ~ O<l) E..;:::; . ~ E ...... ~::t::.Q ~ .;:; c.J ~
...... E '- 0 C':! C':! 0 ~ e: e:
.-...... e: 0 U o.c'- <l) e: e: <J") e: C':! 0 ~ - 0 <(
U e: 0 :J ...... >- .- ~..a 0 ,- :J ............ U <J")
~, <l) U ~ ,.",...... 0 ,,!:: ...... _ .:: e:... tJ'> e: __ u.J tJ'>
"" E ..c::....., ,- ...... ~ ,- '''' > 0 e: <l) 0 0 <l)
..c. e: 0 ..c:: U U e:..c. ,- e: 0 ...... E <l) o.c-
~o.~<J")~'-~ :'=:u.Jt~C':!......e:<l) uCl......~
..OUL.J..J...c':......O'C~tJ'>-.2e:-eC':!~...~:;Z~..c.
r<;1 <l)> .~ 0 AU :J ~ e: -..a.! .E-:J:J tJ'> '3 ',:--: 0 U tJ'>
f'... 0 C':!'- '''' - ... - tJ'> tJ'> -c
<l) ... Cl... U <l) 0- > N - C':! ...... .- ... 00 :J 0- 0 <l) <l) .- e:
~-c o.Z<-5 ~>Vi~~ ~L:ij-.2 ~ o.~Z~-50 C':!
-
c
~
v
:.;
.c
tIC)
i;;
ta
-=
c
~
_..
o
=:.
>-
Ii-
.~
-<
., ::>
Ct
CIC
, ",.
..~
.~
.>
10-
..0
....
o
~
c
>
:r
1,0
E-4
Z
~
~
=
u
-<
E-4
E-4
-<
tIC
C
-::
...
o
c.
Q,j
~.
1:)0.
C
.;:
o >-
_ u
.- c
c Q,j
o 1:)0
~<
1:1)
Q,j
...
=
1:1)
ru
Q,j
~.
c
o
-::
ru
tIC.
E
~
-
Co;
ru
c.
E
-
'~
. ::J.
.-<
....:;)
'c:t
~
, 1;,(,,1'
'~
-<
~
o
o
,. -I
o
='
o
>
:r
-
C
IU:
U
:.;:
.c
.~
c;;
'iU
-::
c
Q,j
-
o
~
c:'O..!: C:-O a;
~ a ,2 ~-E
o...c...c"5
C:a;a;=
o E -0 0
'';:; a; ::I a..
C:u-
a; c: ~
~ a; ,-
....E-
o...E~
c:o..!:
o u '"
'';:;
::I c...
=l!c...
~""$
.... ..!: V'J
.8 ::: a;
C1:I3=..!:
$ r-
E
....
o
....
V'J
C1:I
'"
~
::I
tJ"1.... \- V'1
a; 0 C1:I
.... '+- a;
~ E
c:~"'o
o E E z
'';:; ,~c:
u_c:O
::I 0 C1:I u
.b .;:..!: c:
'" c: u 0
c: 0 a; ,-
o u E u
.1: 2
'" c: ....
000lJ'"
a.. ,- c: c:
"5 ,- 0
_-0 U
c: I
.... -0 0 ::I t:1
a3 . c: a. '+- 0
.... ~ C1:I a..
:; ,- -0 '+-
u,,!:: c:..co
c: ,2:; c: C1:I'';:; a;
o .... c: u
C u ~ ,2 c: a; c:
a; u ,2:-Q ~
EC::OlJ::Ic a;
a; c... .= Z a; c
0..:5: ~ ~ ~ C1:I '~
EV'J....o......!:E
,- _ oc u a. '"
C1:I
....
'"
>
C1:I
::I
..!:
U
'+-
0-
>->
....u
,- u
u_
'+-
o
~ ~ .~
2 a;........
a. a; 0... a; a;
a............!:a.
C1:IOc:....:::..,
U a; 0 ....
a; E.... C1:I
..!:c: OC:
.... C1:I a._ 0
2...cOc.......
-""-0 a;
.... :J a; ....
.2 ~ u ~
a:~02~
a;.... ....' ~ a; a; -0 c: ,';
,- u..!: U c: W'
oEa;....c:C1:I-oa;
U .... ,~ C1:I ~,C:
a; 0 ..., ,-
a. .... '0 E 0lJ:-Q a:3
~ :>.. a. 0 .= ~:-Q
...c........ 'Ea.....::I
.... ~ c: 6 0 G a.CJ
:Joa;,,;:;u,,,,,,c:
,- E u -0 c: 0lJ
c: a:; a. C1:I ....' c: 0
C1:Iu.2:;.8~'~~
'+- ,~ g; ~ ~ -0 0
-0 -0 a; '" .... ~ c: ....
....-0 Ooa;c:
a; a; a; c: E a;
U..!:-..!: a;EE
c:'OC1:l....cOlJoa..
C1:I::I ,- 0
::I .... -0 a; -0 u_
'" 0 .- .8 E c: ~ a;>
'" .... ,2:; a.':'::::: c: a;
,- -0 0 c: 0
o E c: a; .~ ~ .!:.O
.... aJ .- ~ > c: ~
....O"'ct;~c:!-o>
O....-(].Ic: aJcaJ
.;:: a3 ::I 0 >-.'!:: C1:I a..
0... E ~ E.'!:: -0 > C1:I
",a; c: a; a;..!:
g....c-o ::I~a:3u
.. _::I E .... 0...
"1 g; "'= E..!: aJV'J
"a;_ C1:I o.'!::..!:U
t.riO~~u3='O:J
ATTACHMENT 6
C. If the existing water storage and distribution systems cannot service the needs of
the proposed development, then incremental construction of major water system
improvements shall be required. (CVMC 19.80.030)
Sweetwater Authority prepared a Water Supply Assessment (WSA, June 2005), which
assessed average water demand and water supply for the UCSP, and pursuant to 5B610
and SB 221, verified that there is a sufficient supply of water available to serve the
projected needs of the proposed UCSP. The Water Supply Assessment estimated that at
buildout of the UCSP the average water demand within the UCSP would be 3.54 mgd
(Sweetwater Authority, WSA, 2005, p. 6). It further indicates that there will be sufficient
water supplies to meet the projected demands of buildout of the UCSP and the existing
and planned development projects within Sweetwater's service area in both normal and
dry year forecasts. An adequate supply is further confirmed by MWD's March 2003
Report, which identifies reserve supply and states that MWD will have adequate supplies
to meet dry-year demands within its service area over the next 25 years. Sweetwater,
MWD, and the SDCWA are implementing plans that include projects and programs to
help ensure that the existing and planned water users within Sweetwater's service area
have an adequate supply. Projects include expansion of the Reynolds Desalination Facility
from a capacity of 4 mgd to 8 mgd plus five new production deep wells by 2008. The
WSA Report demonstrates and verifies that with development of the resources identified,
there will be sufficient water supplies to meet the projected demands of the proposed
UCSP and the existing and planned development projects within Sweetwater Authority's
service area. The findings of the WSA verify that there is a sufficient water supply to serve
the proposed UC5P. Since there will be adequate water supplies to serve the UCSP along
with existing and future uses, no significant water supply impacts will result from adoption
of the UCSP.
Buildout of the UCSP would place demands on the water supply system, both in the need
to provide adequate supply, as discussed above, and in the need to improve and develop
water treatment and distribution facilities. The UCSP proposes to increase development
potential that may require corresponding improvements to treatment and distribution
facilities. However, the Sweetwater Authority, in its WSA verified the supply of future
water to the UC5P given planned construction of five deep production wells and
expansion of the Reynolds desalination facility. The Sweetwater Authority has a capital
improvement program for completion of these required infrastructure improvements.
Sweetwater has indicated in its 2005 Water Supply Assessment for the UCSP that it has
sufficient water supplies to meet the estimated average demand for the Subdistricts Area of
3.54 mgd at buildout of the UC5P. Since there will be adequate water supplies to serve the
UCSP along with existing and future uses, no significant water supply impacts will result
from adoption of the UCSP.
\C
~
z
~
~
=
u
-<
~
~
-<
aJU
;~
aJ>
>U
~ '-'
aJ
<IJ .
0]
- ~
aJ ::s
- C'"
~ aJ
::s ~
C'"
aJ aJ
"'O..Q
~
c=
.- ~
....J:
~ <IJ
~ <IJ
~ aJ
"'0 .-
c ."!::
~==
- U
<IJ ~
--
"'0
aJ C
-5i 0
.~
..Q ~
~ aJ
- ~
<IJ U
aJ aJ
~
aJ
.J:"'O
- C
o ~
-
<IJ
00..::.::
c ~
"'0 ~
~ C.
0__
U 0
U
~ C
... 0
~..
~ ~
<IJ ~
aJ'!i)
:e c
o
U U
~
--
~
o
c-
.2 ]
~ ~
aJ 00
b c
~ .v
C
"'0 ~
C C
~:.;:
<IJ ...
..::.:: -
~ c
~ aJ
C.E
>-c.
.'!:: 0
u-a:;
00>
C aJ
.~ "'0 _
<IJ Q
.;;;: ] ~
aJ <IJ ~
aJ 0 Q
.J: C. cc
_ 0 .
--~Q'I
_ c._
o
~
.....
'"
>
~
::J
...!:
U
'+-
0-
>->
.....u
'- u
u_
'+-
o
~ E ...:
o .... E
1.... Q.J 1.... 1....
o..aJo...aJ~
o..............!:
~ 0 C ..... c
Q)uQ)E::~
...!:c oc
..... ~ 0.._ 0
O...QOO"".;:::::
:::""a;O~
o::J>uu
d:~~2~
aJ.....u Q) aJ Ct) Q)~ aJ ;'J-c-o~,~_
.... ...!:...!: 0 ~,-c :!:: -;:: C C
Uo .~..... ..... '';::::: '::::"> ,'" ~ ~ ~ '" E
2 .....G20E:_c...::32Q)~....
C 0.. a ~ .- a.. .... .- ~ .... Q) '+- ~
...!: -c a.. 'r '';::::: -c ~ '+- .....
~c .....aJ'+-_ccca..cuoo
""aJc....-co~oQ)~Q)Q)~c
::J ::J 0 0 ..... - 0.. ,-
C"'t t) ~ c ~ ~ ~ B:; ~ 8. ,s ~
~ ~ ~ ~ ~ 0 '" ~ u.~ 0 ::J
...Q 't; .- - '';::::: .... ,- ...!: -., - - c ...Q
'+-0 ::J .- 0 ~ .- ;!(:= ..... -' 0.. Q) Q) ~,
"'..... ~ -c ..... u .::; a.. > "'"
- ~ a..co~>aJ~Q)EE
~ ...!: C 0 a; ...!: -c 0.. '';:::::
>u aJ"'U> ..........Q)-c0
2~~E>- ~~fDc-Eca;~
0.. ..... a..:!:: ~ ~ 1:;; ,- ~ > .....
0.. :!::' 0 U - >-::32 Q) .....
~Eo- "'~-c"'-c~""-o~
o ~..... g:~<(-5 c 6~ o..~>-t)
..... "'" Q)..... ,- ~ U .-.... :!:: Q)
.... 0... ...!: 0 .::: ::32 c 0 -c := ::t:
,2 C .~ ~. -c ;;; -c Q) ., ~ ~ Q)
.... - '- aJ ..... c ,~ c -c c '+-
0... aJ...Q ,.. aJ c .- a.. ~ ,- ~ c c.
E ~:!:: E aJ - 0 C .- -c
.. a.. 1:;; c E -'........ ~, '" 0... .- 0 '" aJ
~ ~'::J ~ ~ "'" c ..... ,_ ~, _
1 0 "'" ..... aJ > Q) - 0 .... 'Vi ..... .::: ti1
Lt") - E U .... 0 .......Q ,_ Q) ._ ~ ~ ,^
. aJ aJ .- ,- ,- ..... ..... ::J Q) .... ~.
~ > = E ,~ ::J Q. ::J '" ~ '" .... ,-
~aJ~ooC"a..O"ou~8"uaJaJ
u.;O~u Q.~ ~ ~ o..o~ ~ ~-E ~
~
"""
U
is;
cc
I0\oI'
~
U
"::!
CD.
;:)
Q.
c aJ-C Q) a..~-Cc.rgc'O<~ c...!:t)
o ~ C...!: ::J aJ C aJ ,~ Q) .2 :!:: aJ
'~ Qj ~.:: aJ c ~ E > E '" ."" u ~ '0'
.....c O-c 0.. o..aJQ)::J::JQ)Q.
s:; aJ '" ..... '> '+-0 0 ~.2 .... - U ....-c
E"'" OC..::L. ::J 9 U 0.. U 1:;; ,-
~o_ a;:;g:~~oc~-c
aJ -c a.. -c 0.. '" >- >...!: aJ 0.. 8 '- c
0..:; ::JO~=~UOM o~
EO ...Q.....u~ o-c-cu
- ~ -c ~ C :> Q) ,~'+- 0 ::J C .....0
2=aJ aJ[;...!:-;::ooo~ C
. c... ::J ,:: Lt") E c ..... ~ ~' U -c C ,g
c:::~ u-::JLt")Q) o...-c c~~
.Q -c. 0" .... ...!: ~ .... >- .....u ~ 0 ~ .
'::-"~",aJ u....."'" ~ ....
~ -' .... aJ .... >- C .- aJ '-c Qj ~ ~ -c aJ...f;
~, ~ - ,- :> E aJ ~ > ,..., E -
~-cE~Q)aJ-> -c.... .....~'" ~
uaJaJ::...Q~ aJ o.rgQ)Eo..,~~o
~o-C~-cE ~su"'....'-'O~o..~
0.. '+-:; 'x"" 0 ,- E
~ 2 coo ~ aJ '+- ..... C ~.- C
~ 0.. 13 ,2 ~ Q.""S2 C Qj ~ ~ -c ~ ,2 '+- ,g
"'..... a.. .... aJ"E '0 ~ C ,~ ~ ~ t) ~
~ ~ ~ ~ B:; ~ ~ E 0 '- ,~ ~ ~ .~ aJ Q) ::J
L ..... ....u ....u U .... E ~ -c ~ C -c C '-0 a..
- .........~OOQ)'+-....O
~ a C ~ :J S [ 8 C ~ 0 0.. 'Vi -c 0 0.. a..
'+-
aJ 0
~aJ -Ea;
~-E E~
~Sc2~
EO'+-
~ ,- 00 ~
C U ~ C 0
o ~aJ'';:::::a;
'';::::: E b:;...Q
m, ,- ~ '" 0
.- Q) ~.....
:!:: U -c 0...
E::Jc~V)
-c ~.- u
a ~~:=::J
c-c~uQ)
o - a.. ~ ...!:
.- ~ '-+- .... ......
~ 0 0 -c '+- aJ
C ~ '" C 0 U
Q)~c~c~
E I ,2 ~ .2 u
aJ ~ ,~ u a.. ;.;::
0.. ~ > '> 0 'c;
E '"": 2 Qj -c oc
_ Lt") 0.. '" ~ 'Vi
\0
E--
Z
~
~
=
u
<
E--
E--
<
aJ
<#I
C
o
0.
<#I
aJ
Jo.
"0
aJ
..c
<#I
.Q
~
-
<#I
aJ
..c
-
.3:
aJ
u
C
~
"0
Jo.
o
U
u
~
c
c
o
-.;:
U
aJ
-
o
Jo.
0.
aJ
U
'0
0.
aJ-
"00
.- M
>0
ed
o.~
Oa'l
- ,...
~u
u~
~>
o.u
~-
aJ >..
..c .-::
- u
aJ aJ
>..c:
~-
..c: "-
o
i; <#I
..c: . ~
<#I U
<#I _
- 0
~ 0.
ei;
1:: ~
~ .-
0."-
aJ"O
"0 C
aJ ~
.~ ~
-0 ~
0."0
aJ C
..c: ~
I-"tii
u.,j
~
......
V1
. --
o
~ g .~
e a;......
Q. a; c.. a; a;
Q. ... .........c: Q.
~ 0 C ...... ::...
Ua;O~
a; E... ~
...c: c 0 c
...... ~ c.~ 0
.8....ooc........
... ... 03 0 ~
o~>Uu
J:@~2~
V1 0- C......... V1"'<J1 C-
U......~~~~u..2u..oO .
a; V1""C __ ...... '0 a; c.. 'Z ~ ~
'0' u .:;; 0 0 ... '0 ~ >- a:3 0.. \..0
15.. [ :.0 ~ ... c. 15.. ~.~ > U <J1
Ec>o-- u"O~-LJ..
C ,_ 0 0...... ~ c.. 0.. 0..
a; c 15..:= C C >-
E C ~ Q. E ~ a;E ~ ::) a; o.c,~
Q. ~ ~ Q) c. ~ c.. E 'US "0
o .~ E 0 c. c.:::J lJ.;:: a; 0..
03~0""" V10c:r uO
>c............<(03 a; 0 ::)
a; 0.0 -- 0 C > ""C ...... c..
""C 'US 0.0 ';:: a; a; ~ C '0 ~ lJ
cc.E .""C...~ ......
...... ...... .- c. - 0 c 0
c~=""Co~ --:::Jca;......
a;...c::::Ja; >...... ~oE......
:::J ...... V1 V1 03 0 C""C :::J '- c
o-a;a;V1>Q.~a;c.~C~
~~... ~ a; C.o-~-Obe ~
....0 ... V1""C 0 ~ a; :::J V1 a; '- ...
:::J t:; a;""C V1 - a;....... > :::J
U~ .........o~-CCQ.
<J1 C '- a;..... :::J > U '- L.I.J -
~2:a;O~V1a;~ V1
..-a;~~u25 a;g;-g...c:~
~""C a; u C 'Z 3'....0 a; ~ o.c.~
..- - ,~ .~ ~ b ,~ = .~ - 5..2
..-~-O...V1>~-..-...U
....c: 0 ... -.. .- a;...c: 0 ....c: a;
Lt"1 V1 Q.Q....J""C... V1 Q...ot-......
~
......
V1
>
~
:::J
...c:
U
--
o~
>->
......u
.- U
u_
--
o
~ E ,~
o Q) E
15.. a; 0.. Q) ~
Q..............c:
~ 0 c....... ::...
Ua;O~
a; E...o~
-5 c c
~ Q.~ 0
.8....oOc........
... ... 03 0 ~
o~>UU
';:: c a; -.. V1
c..~o:::::.:.o
_.... u..... t.I':I
~.:.=~.......
~ .g LJ.. E
15..Q.o ~
C. LJ..
~ a; 0.. o.c
.....--:5-c:
~ ~:.o
,~ >- a; .-
o ~ __ :::J
Q.Q............o
U a;
'0 ~ [E
c -5i E 'Z
o a;
.~ ~ C --:5
""C ~ a; .......
25 0 E ~
U - Q........
a; 0 U
~>-a;
a;a;:::::
V1""C > a;
<(_~ c .
.. ~ '- ""C
N:::J V1a; a;
~~,~~~
....: ,~.:.= ... V1
..- ""C 'u a; a;
ui .!:: ~ -5 ~
c 8::; .8 ~ ~] ~ ,~ c -g ~ .8 C ~ -5 0
a; U ...... > ... .- ....... a; ~ 0 ... ~ a; 'S;: --
E u -- ... 's"O ~ E E E a; .~...c: ;>
c.::)~Oa;o-Q....a;a; "'E.~""'" ""C
o""CC.a;CFI~Q.)rJ)~-C O~Oa.Jr::
03 a; E V1... ...c: 0 ......' c ,- ""C ~...c
> V1'- :::J 0 a; ....... LJ.. 1:""C C ,- <J1 CO'u E .......
~ ~ c ~:; E a;""C a; a; Ea;""C ,!:: c a; 3
a; e G....o ~ 'Z ~ C ~ a; E '6""C e
... Q. ,_ V1 U - > ~ 3 a; 15-] vi 'Z U o.c
za;~~cg;>~~g03~E~.......c~
:::J...c: 0.0'- ,- ~ . c a; .- ;:;-: a; 'Z ....... 0 ,2
u.. ...... '(ji 2: a; ....... ~ a;...c: "'" c.......
...c: a;V1_-;:;>......>-""C""Oa;~ ~~
...::=~V1~~U<(...........o a; ~
~ 3 c C ~ co a;...c: ~ 'S;: ~ ... ~ a; ~
~ .- a; U .- V1 1:: E""C E ;> O""C 0 b 0
... a; E C := a;:::J a; 0 ~ ~-""C C Q.
~ U = .- ""C...c: 0 .......... a; a;:::J '-
~@2a;u""C""C......LJ..0~--u...o ""C
........... ;;;{ ... ~, ~... ....... a; ,_ :> V1 C
,"",,-,,,,,, "'" a;................ ::::: ;>C""O~
~........2~a;:>~CuO'CocV10a;V1
r::: 0 C Q....c: ;> >- a; C .~....... ,- ....... a;
L.i,;j u""O a; ._ ...... V1 ....... ,- V1 'Z a; ....... U V1 U U
U - U C == .~ ""C - U C ~ ':;; .~.-
~ ~ 5 3 'Z""C ~ .-::::: a; :::J.:.= ,- Q. 0 0' 2:
~ ,c_ :> _~ S S 0 ~ :::J a; ~ 0 ~E E ... ... a;
_ ;> ".. ".. ...... __ V1 C ... Q. ._ Q. Q. V1
111,
~
u
;>
ct.
1.1.1
f II).
iu
i.-:=i
.=
;:J
~. ~
~
.......
V1
>
~
:::J
...c:
U
--
0-
>->
......u
.- U
u_
o.c
C
0;:: .....
:::J a;
""C 0.0
""C""O
a; :::J
V1....o
~c
V1 ._
~u
V1 ~ 3
""C :::J a;
a; C >
a; C a;
Z ~ ...
0.0 ...0 a; ""0 a;
C __""0 a;...c:
'Z ':;; ...c: .......
a;""C o.~...c:
co a; ... - .":::
""C a; Q. ~ 3
~c t:;a;
a;oa;~
~...c:"""'...c:'"
:::J....... ,"::: ~
CV1-3c
C V1 a; a;
~a;ccE
~ C a; E
a; ~ 0 .......
...c: ~ V1 0
......-a;V1U
__~Q.c""Oc
o -5i 8 @ .2
1::>-~~V1~
~ .":::.:.= U 03 :;
c. U 0 .- > Q.
Q.2:a;0
V1a; a;-Q.
<(...c: V1a;
......~ C.~ C
r"( V1' C ,2 2: a;
..- ~ .2 u ~ ~
..-u.":::~>-~
..-o""Oo.......U
"'""0 ... ,- C
Lt"1 Q. ~ Q. U ,_
c..
V1 <J1
~ U
~ OV1::)
~""O V1 ~ a;
E:; 25 .:;; -5 a;
C ~ :~ Q) '0 ~
o ;> > V1 ~
,- 0...... C U
~ r"( ... C .2 .:;:
CO..- Q. a; ....... ,-
.- . a; E Q. C
.":::..-...c:a;oo.c
E ..- ....... u""C 'us
--uioo"'~--
o ......__a;0
...c: V1 c...c:-
25 gfu a; ......E g;
'zo~3 a;
~...Q.~o-
.......c-5 E-,.:: ~
,- a;
a;E..-a;......o.c3
~ t; ~ ,!:: 0
~ I 0.0 =03
Q...-.Z g:::J....o
E '"": .-""C ~ 0
_Lt"1E~..........
'00
~
z
~
~
=
u
<
~
~
~
!II
C
o
C.
!II
~
J..
"'0
~
..c
.~
::E
~
-
!II
~
..c
-
.~
~
u
c
~
"'0
J..
o
U
u
~
c
c
o
+::
u
~
-
o
J..
C.
~
J..
:;:
~s
.- M
>Q
o .
J..Q
C.CC
Oa'l
- -
>-u
.':: ~
~>
C.U
~-
U .
>-
~ .'::
..c u
-
~
~..c
>-
~'-
..c 0
!II
- ~
~ u
..c ._
!II _
o
c.
!II
-
C-
~ ~
E ~
- .-
J.. '-
~"'C
C.c
~ ~
"'C !II
~"'O
.: ~
'-"'0
~ C
..c ~
I-'t:
u...
~
.....
'"
ra .~ .....:
> E E
20,)... ...
a. c... 0,) 0,)
a. ~ ......J:: a.
~ 0 c::..... :>..
UO,)o...
0,) E... ~
.J::c:: OC::
..... ~ a. _ ,2
2..o0c........
-"'-00,)
"':JO,) ...
o ~ U ~
;t~02~
'EB1~
~ U ~ <Ii
cr::J a- g?
0,) 0,) ._
...a~-g-o
:::1..... 'S
"'c::.........o
'" 0 3
~ U c:: ~
~,~ 0 ...
a. 2 :~ ..2
0.0.>0,)
~..... 0 ...
c:: ... :::1
0,) a. '"
o E ~
..... o.~ a.
.....2 ~ ...
.2 ~ t;; ~
c':~a~
E-o
.. ~ 0,) c::
....:::1"'C~
'-0
N._ '"
,....: .~= ~
...."'C~u
'c::.J::U
Ll'1 ._ '" ~
~
......
U
>=
~
~.
(I')i
'Ue
;:j
=,
:J.
1:1..
O,)O,)o~c...O,)
.'::: .J::....... U CJ) ,':::
u... :: 0,) '5 U .......
,g: gj E .~ ::J ...
'" '- -0 ... 0,)
'- E ..... ,.... -0 0 >
> ......... 0,)""'" 0,)
>. 0,) :::1 '" :>
~ -;:; ~ CJ) 0 :>
"'S c:: oc... a.O-oIO
0,) 0.CJ) c::
.J::"'",u",~
U~~::Ja.E
0,) U 0,) 0,)
.J::o..2~-:5"'C
I- c:: "'C -;.......
'" ... c:: 0 0,)
c: 0,) ~ .- '"
QO"'C"'C:;~
~-C~-2o~
I.I'E.....U-o~
~ O,)E ~ .S, 'S
... "0 >.00
=.; ~ .J:: U:::: . "'C
~o.'" ~:::1
... 0,) ~ 0,) ~ 0
u: 0-:5-:5 < 3
~
.....
'"
>
~
:::1
.J::
U
.......
0-
>->
.....U
.- U
U_
.......
o
.....
....:
~ E E
00,)'"
a. 0,) c... a:; 0,)
a. ... ......J:: a.
~ 0 c:: ..... >-
U 0,) 0 ...
0,) E... ~
.J::c:: OC::
..... ~ 0._ 0
.8..o0c........
......Ci)0~
o:J>UU
.- 0,) '"
c':~02~
~',~ ~ ~
>..0_
0:::1 '"
a.o.~.....
a. ..... E
~ 0,) ..... ...
......J::~O,)
U ..... '" a.
.~ >- 0,)
2 ~cS:: ~
a. .....~
.......=~:=
02 0.:::1
c::",E..o
,2 '" ..... 0,)
:::: ... c:: E
"'C ~ 0,) ,-
aoE.....
UCi) g-~
~~Ci).....
"''''C>.....
<( 0,) ~
.. -;:a "'C .....
N :::1 '" U
N "'C .~ cS:: ...,..;
--......-.......... '-'
,....:,~ = 0,) ~
.... "'C 'u
~ ,S ~ .S ,~
~
.....
'"
>
~
:::1
.J::
U
.......
0-
>.>
.....U
.- U
U_
0.0
c::
.~ ~
:::1 0,)
-0 0.0
-0-0
0,) :::1
",..0
~c
'" ,-
~u
-c ~ 3
0,) :::1 0,)
0,) c:: .::;:
z~~
0.0'" c:: >.0,)
c::..2 0 :::: .J::
'';::; '.;::;U.....
0,) -0 U .J::
0.00,)~ .....
-g 0,) 0 "'C ,-
..0 c:: Q.~ 3
0,) 0,) .~ 0,)
-;:a.J::-o..o.....
:::1 ..... ,- ~ ~
c::"'~t;;~
~~a.O,)c::
'" 0,)
O,)"'o.J::E
.J:: ~ ..... :::: E
..... Ci)30
....... ,- c:: U c::
o 3 c:: 0
oC::"'C-";::;
t>.~O,)c::~
~::::0,)t;;~"'S
a. U a.._ a.
'" 0,) ~~ 0
<( 0,) ,,= 0 0,) a.
-:5:::u~c::
~ - ,-
M 'C:: '" 0,)
I ~ 0 0,) 0,) '"
N 0,) .- U U ~
.... U :::: '::;: .::;: 0,)
....0"'C......t;
Ll'1 a. -g ~ ~ ,S
'" ~ c:: 'EE-O,)"'C ~ ~~ 0
~ ~ 0 0,) 0,) -:5 0 i.;: ._ ,_ .......
~ 'tj E.J:: .J:: E ~-o
0,) ~ a. 0 c:: ~ .8 'Z .- c::
U 0 .- ..... ,-... ....... 0 ~
.::;: a. 5- "'C -:5 -:5 ~ '';: U E
... 0,) ~ '3 U - ..... O,).J::
~ c:: ,- U ~ ~ ~ "'C ~
~ .2 ~ 0,) 0 E ~ c:: 0
~ i.;: U a..~ ~ ,- -0 ~ .- 50
..... 0,) >v.....-oO,)
c::_oO,) a:; ~~-o~a
<Ii '- '" .....0 '" 0,) U 3 0,) ,-
0,) c:: a. "'C .J:: i.;: ~ t; ~
. U>_ "€ ,2 ~"'S 0,) ..... 'c ~ 0 c:: :::1
... :> :::: i.;: 0 ~ .......0 0.0 U 'Vi ,- a.
~, 0 "'C :>:::1 Vi .::;: .-....... 0
;::'''''''C'''C:> ...>(j)a.
oo~c::",g'" 0,)0.....
~O,).......c: "'o....u-o
c:: ,- ~ 0,) c::
c:: 0 Ci):::: ~ 0,) <Ii c:: .~ ~
,2 ..... ~' c:: := E "'C 0 0,) 0 '"
.....~c::c::~O,)~~'tj~a.O,)
~"'S ~ 0""'" ....- "'C O,).J:: ,~
..... a.... "'-0:::1:::1 c::...........J:: >
o 0 ~ a:; c:: ~ a-~ 2........'!::'"
a.0.3 o.~ 0,) ~t;; 0.0 3 ~
c:: .......
~ M 0
~ ' c::
,~'"'!.2 0,)"":
.'!:: .... "'..0 c::
E "'":.::;: ~
Ll'1o"'Cu
....... "':::1 i.;:
O.J:: a. 0 .-
a ~ ~ 3 ,~
.- 0 ..... '" '"
zg.2o~c::
c:: ..... ......- ~
0,)"7~~-:5
E '"'! ~ ~ ~
~.... a. c:: 0,)
a..... E 0-
E Ll'1'-'- 0
....u......
O,)~~~"'C
.J::"'uo~
~~~a.~
..... ~ c:: ,-
0,) 0.0 0,) ,,!::
3 E 'Vi..;: E
\C
Eo-;
z
~
~
=
u
<
Eo-;
Eo-;
<
'"0
QJ
CI]
o
C.
o
"-
C.
QJ
..c:
-
-
:c
~
..c:
c
o
-
'"0
QJ
-
1;.1
QJ
C.
><
QJ
C
QJ
"-
'"0
..c:
1;.1
QJ
..c:
-
..Q
"-
o
CI]
..Q
~
o
-
>-
-
.u
~
c.
~
1;.1
QJ
..c:
-
QJ
>
~
..c:
-;:;
..c:
CI]
CI] .-..
-Q
I;.IM
:5C!
Cl]O
'"0=1
O~
Ou
"5~
CI]>
QJU
1;-
.i: 'E
c.QJ
e E
c.c.
c.o
~-
QJ ~
..c: QJ
1-'"0
.
(J
cu
......
<J1
:>
CU
=-
..c
U
'+-
0-
>->
......u
,- u
u_
'+-
o
~ ~ .~
2 Q) '- '-
a.Q)a...Q)Q)
a. '- ........c a.
cuoc:......c
Q)uQ)E~cu
..c c: 0 c:
...... CU 0._ 0
.8..ooa.........
,-'-(j)oe::
0:::J > U U
J:~~2~
c 8:; c c:a c:a CU cu' ~ ~ ~
~uG25-5<J1>""""""
o-:::J i+: 'Z .- <( 0 >-...... -0
Q) '2 CU ,~ ~ CU CU '3
<J1Q)oou-o . a. a. <J'>..o
..a ..c ,- =- c: -0 CU Q)
=- ...... <J1 -0 .- Q) = Q) Q)
<J'> Q)Q)~ ~'+-E
c:...... ..cQ).............
_,'- ~ ...... -0 U <J1 U 'Z
CU <J1 ...... U E -0 .6- ~ ~ Q)
~~ ~2cu'-Q)E-:5
~,~ Q) =- '+- c: a. a. ,_ .
o..2~o..c.oQ) .2 ......-0
cua.~ c:Q) Q)ocuQ)
w, .- ..a '+- > 0 =-
......c:o.=: oQ)..cu~
oc:o......~Q)> -ou~
......Q)E Q) <J1,+-Q)
,-K~~~~25~C~~
o 0 U U U :~ :s! .8 .- ......
'i:: (j) - CU ,- Q) -0 > =-
a...>-o..> ~ ......
Q) ~ E ;;; '0 .... ~ l'!
-0 <J1 ._ ~ 0.. 8 .~ Iii
Q) E
...... Q)
~ a.
.-.
..;
c
o
c;.l
-
,~
~
u
:>
CII:'
~
~.
u
;:j
eg'
:J
Q"
...... c:......-O <J'>'+- c:..c'+-- CU >->-~-o C
=- 0 =- c: .- 0 Q) c.o 0 CU ~ Q) Q)"S
<J1 ,- 0 CU a... ~ :.2 25 ~ -:5 z 0 .r:!
e::~-oEV')~> c:.zg:.... ~c:
- :; '3 Q) U 2J w -0 ,Q ~ ~ Q)E Q) EQ)
0...0 -0 :::J '-u..o c: "!:;:: ....... ....... :g. c...
:> 0 CU ".. "" Q) >-V') Q)
>a.......c:,"c: '-cu CU
a... CU .- ~ .- ~ Q) -0 (j) u:5 U (j)
....... c: ,c: -ooQ)CU::)-
V') c: CU Q) ...... w Q) 0 g,J" =- c:..o a. CU
U,- Q) <J1 c: -0 0....... 0 .- CU Q) c:
:::J Q) -< 2J '5 =- ..c Ln ~ ,~ 2J U..c .Q
-o<J'> '-ocut:;UQ)CC x'-'-......:::
Q)CU<J'>U-O <J1..c<:t Q)cucu>--o
<J1 e:: u c: = 2 r--. f- ,,~ ~ Q) ..a -0
o U'i:: =- cur--. Q) -, c: c: Q) c: CU
a.c:t:;-o..o'-cc-o Q)o..c -0 ~
o ,- .- Q) Q), -0 -0 U ...... (5 2 ~ E
o..-o],~<C:M ~ =-cuoo CU
Q) 0 =- U ~ >- E Q) >- t:; a.,~ ~ a; t:; 8
..c"TrJ"JO .o(j) -O(j) E> c:2J'-
f- <J1 <J1 ...... -;;:. CU ...... :>..'- '- >- Q) _ <J1
~Q)~O"""CULOnCUL......Q)-oc.o ~
~~-:5 o-oEcu Ecuc:<J1cu ~-
~ -t:: c: ..c 2 x c _ 'x c G ~ e:: ~ Q) ~
Q .~ CU U U 0 Q) 0 0 Q) i+: 0 - C:.:: 0
Q CU..c <J1 Q) '- Eo '- E ,- 0 CU Q) =- 0
.::: ......-0 0.0.. a. c: -0
I.i c: .:;: c: (5 X o..~ -6 o..~ .~-6 e:: .2 ar-6
v, .- > CU '+- Q) CU Q) <J1 CU Q) <J1 <J'> CU <J1 '- <J1
~ E ~ ~ ~ ~ Q)' = ~
.- Q) ~ '-:> Q)
Ea;-€c:ogE>c:
~c:J ......>-Q)-O'-
c: ,- ..c >- a; c: 0
Q) '- 'd$'-:= (j) ~..c CU '+-
-oOi+:~:-:::Q)f--oC:
.2 '<:I; - -0 Q) ~
<J1 c: a...' <J1 = ~ a.
a;g2rJ"J~..c<J1t:;~
~(:Jc::U::JuQ;Q:jQ.)
Q) ,- ,- :::J -0 '- t:; > ~
'+- :J Q) Q) 0 Q) 0 '-
>-..o..c Q) x c: :J
- ...... ..c '- Q) Q) U
c:a a... 0 ...... E 00 >-..0 ~ ....;
.- V') ...... c:
C U ...... '+- Q) ,~ a. >- 0 Q)
Q) ::) Q) 0 ,:!; <J1 E E ...... E
"0 -5......7>-Q) -0=
a. E c: -S=O..o '- ~ e:: 2
, <J1 Q) ,_ 0 U 0 c:
'-.Oc:E..c....... -......,,,
Q) '- 0 "", 'w .- ~
> '+- ._ c: 0 .9: ~ a. c: ......
Q) ...... .-:= 0 ...... 0.- E 0 c:
:> - -0.:: , :J a. ,- E Q)
>:Jc:>-oU:J -0
o <J1 0 c: .- U 0 Q) Q) :J
Ie::uQ)Eou-:5..ot:;
\C ..:
~ r::
Q.j
Z E
~ Q.
~ 0
= ~
U >
Q.j
-< -c
~ -c
~ Q.j
-< ~
0
Q.
0
10.
Q.
Q.j
.s::
-
.0:::
..c
~
.s::
r::
0
-
-c
Q.j
-
u
Q.j
Q.
><
Q.j
Q.j
c..
0
Q.j
Q.
Q.j
.s::
-
Q.j
u
.S;
10.
Q.j
~
>-
~
Q.j
Q.
0
10.
Q.
0
-
>-
-
.u
~
Q.
~
U
Q.j
.s::
-
Q.j
>
~
.s::
-
iij 0
M
.s:: 0
~ d
~
Q.j CQ
.i: C'I ~,
~ ,.. ~.
10. U
..c U '>
.- ~
='
Q.j > 1.1.1'
.s:: U ton
~ - U
::l
=:I
I ::;:).
~
~
-
en
'-
o
~ E '-E~
o ...
~ QJ\",.\-
Q. ilJ 0.. ilJ ilJ
Q. ... _ J::. 0.
~ 0 c:: - e:-
ilJ U ilJE ~ ~
J::.c:: OC::
- ~ Q.~ 0
0..0 00....;::;
::"'Ci30~
o:J>uu
.- ilJ en
o':~o2.::s
ilJ'-
_ 0
~
o.oc::
-.;:; 0
.E- '';::; a)
Q.u
- 0 c::
:-=-O~
3 ~ ,~
ilJilJ:-::
... J::. c::
::J - 0.0
en '-
~ E en
ilJo'-
E ... 0
'- -
c:: 0.0 ilJ
o c:: ~
'Z 'Z:; -
gb:; ~
.- en 3
::: ~ 0
EenCi3
0.0-..0
c:: u
.- [0
3E;:
..2 ,- rJ)
o >-U
'-~:J
~...oilJ
I- ,- J::.
- -
c:o..ilJE~~CDn:;
ilJ rJ) J::. 0 en ::J ,-
::Ju- "'<(-o,-:;:t)
cr:) .8 '- 'S: 'G .2
ilJ en 0.0 . -- ~ '-
ljilJt)c::13-g,-ilJ
::J -5 ~ '';::; en ,_ c::
en 0. - en U .-
c:: E ~ ~ ,.:..= 2 -0
,- ilJ -0 -::;..0 ~ ilJ
_.... U') ~ \-"""0 ~"" ~ 1.... ~
~t)c:: ~15Q.ilJen
>ilJ~en ... J::.en
e .O'.~ ~ a3 0. ilJ - ilJ
Q. ... :-:: ,- ilJ 0. J::. - ...
Q.o.c::c:..o~-~~
ra .- .~ CJ) ClJ ~ .~
c::enen>->-ilJE
ilJ_ ~a3~'-
.8 E ~ cJ::.,~ Q.t) Qj
o.-~ene ~Q.
o ilJ...o t) 0.= Q. 0.0
oCi3n:;':"=ilJ ~Ec::
';:: > z '0' '- -5; .- .::s
o..ilJen,-...o -_
-0 c:: 0 Q. c:: .-
o en ilJ ::J
~Ec::~c::QjE..o
,....::JilJO::JOQ.Q.ilJ
..,J. ~ -0 .;:;; ~ :-e ..2..2 E
. > - .- > -0 ilJ ilJ '';::;
,.... ,- - > .- c:: > >
,....-o~o-oOilJilJilJ
ui c:: -5; Q..!:: u -0 -0 -5
- en
ilJ -0 c:: >-'-
Qjo c:: c:: ilJ 0 ..oO>-...~
>- "E '~6 a3:e E ~ ;:g c:: a3 6 ~ .s ,Q
~EoW_ t)3ilJ ~~c::_ C::~Ci3o~
c::~~ ilJ -o-oen~oo s~o...-o-o
0.. "'-30.C:O-o-0">0">uc::~~.: o-O::J
eJ ~ ~ 5.. ilJ ~ ;:;:; ~ 6 ~ ~' ~ -o"E Q. ~ ,.g ,~ ~ ~ .....:
:) [,-:;: 0 c:: ilJ c:o' ~ 3 ,~,- ~ ~ ,~ 0 U J::. c:: U
enU O'...J::.,.... ~ en 0">-0 C: -0 >-u c:::;::: ~ en ~
~~,,,02-,-uilJ>-c::ilJ2C::,-:;: ~o ,~o.
~~wo C::OC::U-~en~~uilJ~ c::,_E
:;::: ~ -5 0, 6 0 c:: --..'~ 2 en c::J '" ~ -5 '0 ~ 0 C:
0..0 c:: ,.... '" -0 0 0.. ilJ ~E ,~ ~ g .c ~ J::. 0 c:: '"5 ilJ c::
- .:..= ';:a ... ~ ilJ '';::; rJ) en -... ....... 'u- u ,- '- ilJ ::J '" ~
::J _ ilJ W '" ~ U .- .:..=..0 '"' :; '" >- u
o c:a c:: 0. Q. ~ - >- >< ,- ,- ~ >- ;> ilJ..o Z ~ <.;::
-0 c:: ';:a _ ... co ::J :) ~ e ~ -; ,!:: -5 ~ ...' ~ ~ en ~ ,-
:-= 0 E ilJ ilJ 0. ilJ ... Q. '- c:: '-... ilJ ::J ilJ 6...0 &,
::J '';::; ilJ Q......: 0.0 J::.:e Q. ~ ,- ~ 3..0 > 0'" J::. U.:..=
c:c .- -0 '- '" c:: - - ~ ~ t1 ~ .:..= ilJ '" - '"
.:g ~ ~ -3 E .!:: a ~ .8 ..@ ~ .c ~ ~ ~ 25 oS ~ 6 ~
~ ~ - ::J ~ 0. ilJ '5 '';::; - .:..= U'- ~ Oc:: J::. 0 .;:; -0 '"
.... ilJ ilJ ...... 0 '" en c:: . ,- , ~....... c:: ';::
... ... ilJ ~...... - ~ 0 >< ::J '-0 '" ilJ a..'.;::; ,0 ~.:..= ~ Q.
~ .., ilJ ilJ -0 ~ ~ ,- r-... M ~
"'~Eo-o>b:-=ilJO~0~E-ooilJ...o3EE
:S ilJ 0 0 c:: ilJ c:: ::J c:: E ilJ 0 c:: 0 3:! 0 J::. ,_ ilJ ilJ 0
..... ... _ Lt') ~ -0 ._..0 0 ~ '- ..0 U ........ N _ ...J c:: -0 U
1. .
\0
~
Z
~
~
==
U
<
~
~
<
~ E
..c ~
-
-;~
..r:. tI]
tI] :r..
- ~
c: 3:
~ ~
E tI]
c.-
..2 :;g
~ .9
~ .1::
""C ""C
""C""C
~ ~
tI] --
o 0
c.c:
e 0
c..';:::
V
::::I
:r..
-
tI]
c:
o
v
~
..r:.
-
--
o
~
--
tI] ~
~ c:
3: 0
~:E
0""C
~""C
tI] ~
0""C
c.:r..
tI] ~
""C 3:
o 0
--
-
tI] c:
~ ~
c: E
-c.
1:0-
~ 1j Q
::::I > M
-~~
:::""CQ
~ ""C ~
""C~a'I
c: tI] ,....
~ &.u
ZJe~
r; c.>
-~u
c...r:. -
:r..--o
~ >- ~
3: ..c .:
~ tI] ::::I
tI] c: 0'"
>- 0 ~
:r...- :r..
~:;~
. i: ..c ..c
~:E ~
tI] c:
--oii
o v tI]
>-:r..-
.1:: 0 ~
~~E
c.C:~
~ ~ >
v:g e
~::: c.E
~ ~
.
~
-
V1
~ .~
E E
e ~ a; I- I-
Q..oo...Cl)~
g-uc-E'::>.
c: Cl) 0 ~
Cl) ~ E I- ~
..!: ..c 0 c:
-I-Q.. 0
.8=:JoO:_
I-c:QjO~
.2 ~ ~ u ~
o:'Oo2~
c u .~ .8 '0 0-0
Cl)Cl) :;2
:J .0 Cl) Cl) V1 Cl) ~
0"'I-I-""'C:Cl)Cl)
~ Q.. Cl) ~ ,2 -- ..
..c -E :-= :'= >- U
:J' ~-O:'= Cl)
V1 ~ > c: U .~
__u_~o~o
o .~ ~ >- u g- 0..
'CUe-,",= .U
>Q.. U-I-Cl)
o Cl) ~ U Cl)-
I- _ Q...~ ~ b"o
~c~GOCl):f?
~Cl)t1 o..V1E
E c: I- Cl)
~ Q.. 0 2 -0 ,::
_ 0 E ~ Cl) :J 0
oQjCl)~Oo--
- >-0 Cl) Q..~-o
I-oCl) t1o.....Cl)
-0 ~ I- ,..-
';:: :> Q.. ~ :J
0... ~;;> E..c
.. 'CU ..!: _ Cl) ';::
.....:JV1c:..!:'CU-V1
'-0 Cl)->C:_
N ._ ,- 0 0 U
"'; > V1 ,~ Cl) I- U ~
,..- c: __ > Q.. Q..
""':-g~'5a;Q..Cl)E
U") ._ Q.. V1 V1 ~..c
CI).
I;I;J.
.i=
,.~
:J
U
:::::;:
=
,:)
Q,.
V1 -0 V1"5 Ol) I- >-
u~ V1 ..!: oc:Cl) _ __
~..!: ,",= V1 '0 ,- ~ 0'0 0 ~
Q..~ U ~~~B V1E-~~~-~ --~
. E ..... '" .>- V1 Cl):J I- Cl) -0 Q.. 0 . 0 ,0 U
::.... Cl)..!: - ..!: - Cl) 0 Cl) _ Cl) ~ - -0 ~ c: .-
.-.- U ~ ~ 'CU .:..c: ....... c: a; U I- >-..c c: V1 Cl) U I- c: -0 t1 0 .t::
i:i V1'.- :> c: > ~ ~ V1 0 -- ....... :J Cl) ~ c: __ Cl) ~ Cl) > ',z= .~
~C:~;;>E'>-Ol)o>:JI-I-~I->-~o...Ol)~-oo~Eu ~-o
~OCl)O -c:; :JCl).;::Q..~ Cl)__- OCl)Cl)~I-..c
~ ',z= V1 ~ * 0 'tj; ~ (!] ~ ~ ~ 0 Cl) ~ ~ lJ..c 0 g ~ c: -0 .0' ~ ~ :J
U ~ I- V1 >-__ ~ -0 U Cl) 0 Cl)..!: -E Q....!: c: = -0 :> E .- -0 I-..!: Cl) CJ')
1:: '0' 3 :> V1 0 ~ ~ .:;: 0 U V1 "5 c: ~ c: 0 ',> Ol) ;;> 0 Cl) Q.. U Ol) 0...
q" I- Cl) ~ 0 Cl) U Cl) I- ....... '"0 '0 ~.- U 0 -0 ;;> E -0 ~ M u.~ -0 CJ')
~ Q.. V1 _ .t:: U c: U Cl) >- Cl) V1 V1 - .- Cl) >- c: 1.0 0 Cl) E Cl) U
.s ....... -- :J Cl) c: -: ~ ~ ,",= '"0 c: .-:::.- ~.~ ~ ,",= C'! ~ _ N '0 ~ Cl) u =:J
~ :J O..!: ~ ~ V1 Q.. Cl) u ':;: .2 c: .c 0 ':3 co U 1.0 0 ~ ~ I- E t1 Cl) Cl)
q" 0 c: U Cl) ~ - ~ Cl) 0 .~ ,- .- ',z= . Cl) N M c: Cl) Q.. Cl) '~..!:
~ -0 0 . Cl) > 0:-= Cl)..!: I- > -E U .- ff -o..!: >- 0 .2 >- Cl) " ~ 2 .......
... .:::; .tj; c -E c: '+= ~ V1 ....... Q.. 0 .- Cl) -0 ~ Cl) ....... - N.-::: '"0 U") Q.. I-
...J 0 -- '" I- :> ,... -0 N' Cl) ..... -r< Cl) ,_ . c: 0
~ ..c .:;: G c: U a; c: c: 0 ;::: Q.. ;;> -; ~ ~ ,- V1 ~ E -O..!: ~ ..... ,- ~--
~ c: 0 .- .- ....... 0 0 ~ Cl) >-,... Ol) ,... 'CU c: E ~ ............ ,-0 Ol) '"0
3:: 0 0.. ~ .c (!] ~ ',z= '"0 c: V1..!: Qj 0.0 c: -; c: .2 ._ Cl) >- g'CU 2 c: Ol)
,., c: .- -r< ~ ~ c: 2 Cl) ....... - :J ';:: ,'<= .......U ><:-s! ~..c U ....... ~ ~ E
- '"0 Cl) Ol) U ...,. Cl) ~ c: U ,0 0 .- 0 0 :> .- V1 0 I- ...,.
't; Cl)..!: 'tj; ~ ':;: - ~ E .- .- '"0 V1 :J .t:: c: .~ I- ;;> :J ....... a; ....... Cl) :J co ~
~~- Q..o~~ Cl)~Cl)a-EO"'Cl)Cl)oQ..>-O"'~Cl).~C:~co~
~ co .8 ~ G a. ~ Q.. ~ -E ~ ~ c: <( ~ ~ ~ a. g-.'5 ~ ';:: E -E ~ ,= 0 <(
, . I .
ATTACHMENT 6
CVMC Section 19.80.070 describes limitations of zoning code modifications. CVMC
Section 19.80.070(A) describes limitations of zoning code modifications to certain
residential zoning categories, specifically the code section states:
II A. Rezoning of property designated for residential development under the city's zoning
code shall be permitted only to the next highest residential density category in any two
year period according to the following schedule:
A Agricultural Zone
R-E Residential Estates Zone
R-l Single Family Residential Zone
R-2 One- and Two-Family Residential Zone
R-3 Apartment Residential Zone"
The rezonings associated with the UCSP do not include modifications from/to the zones
listed in the above schedule. Table 5-4 of the General Plan identifies that new zoning
districts are needed for the following General Plan Land Use Designations: Urban Core;
Mixed Use Commercial; Mixed Use Residential; and Mixed Use Transit Focus Area. The
new zoning for these land use designations is an essential component of the UCSP and
included as Chapter VI. Land Use and Development Regulations. CVMC Section
19.80.070(A) is limited to the rezoning of property for residential development according
to the above referenced schedule (i.e. A, R-E, R-1, R-2, and R-3), none of which apply to
the UCSP.
Further, CVMC Section 19.80.070(0) also provides limitations on rezones from
commercial and industrial zones to residential zones. Specifically, the section states:
"D. Rezoning commercial or industrial property to a residential zone shall be permitted
only to the maximum residential density corresponding to the potential traffic generation
that was applicable prior to the rezoning to residential. In addition, property which is
rezoned from residential to commercial or industrial may not be rezoned to a residential
category of higher density than that which was applicable prior to the rezoning to
commercial or industrial. This provision shall apply only to rezones approved after the
effective date of this ordinance. "
Based on standard traffic generation rates', commercial and office uses generate
significantly greater traffic than residential uses. For example, an existing 10,000 square
foot (sf) site zoned Central Commercial (CC) would have the potential to develop a 15,
000 square foot building. This is based on the CC zone's existing development standards
which allow 50% lot coverage (50% x 10,000 sf site = 5,000 sf) and up to a three story
height limit (3 stories x 5,000 sf per floor). Using standard traffic generation rates' for
commercial uses (40 trips /1,000 square feet); a total of 600 trips would be generated from
a commercial building of that size.
Based on the criteria in section (D) above, the maximum residential density could not be
more than the potential traffic generated by the commercial use (i.e. 600 trips). This
ATTACHMENT 6
equates to up to 100 multi-family units (600 trips/6 trips per dwelling unit1) on the 10,000
sf site, or 450 dwelling units per acre. Because commercial and office uses generate
significantly greater traffic than residential uses, a zone change from commercial to a
multi-family residential category could never result in residential traffic generation greater
than the corresponding potential traffic generation from a commercial development.
Therefore, zone changes from commercial to residential would not conflict with this
section of the ordinance.
'SANDAG 2002 Brief Guide of Vehicular Traffic Generation Rates for The San Diego Region
. 1 at .
ATTACHMENT 6
I,,', Mobile Home Park Zone tmm:mmm~ Commercial Zone
Single-Family Zone
N
+...
~mm!!i!m!!!1 Multi-Family Housing Zone ~i:m:::Wm::1 Industrial Zone
Urban Core Specific Plan Subdistricts and Existing Zoning
. '0 .
x
000
IN N ....
xx
x x
x
x
3: 3:
X' X.
It! It!
a. a.
c: c:
II> II>
It! It!
m
><
Ciio
-
50
(Q
N
o
::s
_0
::s
(Q
o
::s -t
Coo
"'VC'"
.... -
o (1)
"0.....
o
en
(1)
Co
c
n
V)
"'V
N
o
::s
-0
::s
(Q
~
~
o
~J:
3:
m
z
-4
Q)
,r...
PLANNING COMMISSION RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CHULA VISTA RECOMMENDING CITY COUNCIL
ADOPT THE URBAN CORE SPECIFIC PLAN (pCM NO.07-0l)
AND RELATED REZONING ACTIONS, AS PRESENTED IN
THE SEPTEMBER 2006 PUBLIC HEARING DRAFT URBAN
CORE SPECIFIC PLAN
WHEREAS, the General Plan Vision for the Urban Core of the City states that the Urban
Core will contain the greatest diversity of public, commercial, civic, financial, cultural, and
residential uses emphasizing its role as the hub of the City; and
WHEREAS, the General Plan Vision for the traditional residential neighborhoods that
surround the Urban Core states that the attractiveness ofliving in these areas will be enhanced by
the Urban Core's diversity in character and architectural style and enhanced access to facilities
and services; and
WHEREAS, the Land Use and Transportation Element of the General Plan calls for the
Urban Core Specific Plan (UCSP), or other zoning regulations to implement the new land uses
and vision for the Urban Core Subarea identified in the 2005 General Plan; and
WHEREAS, the UCSP will serve as the specific plan to direct and guide the development
of the Urban Core, including the Downtown and surrounding areas, towards this goal by directly
regulating land use and establishing a focused development scheme and process for the area; and
WHEREAS, Chula Vista Municipal Code Section 19.07.010 adopts by reference
Sections 65450 through 65507 of the California Government Code that authorizes the local
legislative body to initiate the preparation of a specific plan to implement the policies of a
general plan; and
WHEREAS, on May 27, 2003, the City Council approved a resolution to initiate the
preparation of the UCSP; and
WHEREAS, in January 2004 the consulting finn ofRRM Design Group was retained to
assist staff in the preparation of the UCSP; and
WHEREAS, on August 3, 2004 the City Council appointed an 18 member Advisory
Committee to work with the City's staff and consultant team and the community in developing
some of the major components of the UCSP, the UCSP Advisory Committee held it's first
meeting as a two day event on August 13 and 14, 2004 to begin preparation of the draft UCSP;
and
WHEREAS, in September 2004, a community workshop was held to gather public input
on matters related to the preparation of the draft UCSP; and
Planning Commission Resolution No.
Page 2
WHEREAS, based on input from Committee members and the public at these meetings,
draft: "Vision Plans" were created to set the framework for developing the UCSP; and
WHEREAS, the draft: Vision Plans were presented to the UCSP Advisory Committee
followed by presentation to a joint City CouncillPlanning Commission workshop on November
17,2004, and a second community workshop. Based on the positive reaction to the Vision Plans
the staff and consultant team began developing major components of the UCSP; and
WHEREAS, monthly meetings of the UCSP Advisory Committee were held from
January through June 2005. These well attended meetings held with the UCSP Advisory
Committee provided direction on significant planning issues such as new permitted land uses,
development standards, design guidelines, and gateway design elements; and
WHEREAS, in September 2005, the General Plan Draft: EIR was released for public
review, followed by public hearings and approval of the General Plan on December 13, 2005;
and
WHEREAS, following the adoption of the General Plan in December 2005, a preliminary
"Public Review Draft:" UCSP was presented to the Advisory Committee in March 2006. In
addition, a third community workshop, jointly sponsored by the Northwest Civic Association and
Crossroads II, was held to provide the community with an overview of the UCSP and gamer
additional preliminary input on the draft: UCSP. Feedback from both of these events was
considered and incorporated, as determined appropriate by staff and the consultant team, into a
"Public Review" Draft: UCSP; and.
WHEREAS, a Draft: Environmental Impact Report 06-01 (DEIR) was prepared in
accordance with the California Environmental Quality Act and was released for public review on
May 31, 2006 and was processed through the State Clearinghouse for the 45-day statutory
review period culminating in the preparation of Final Environmental Impact Report 06-01
(FEIR); and
WHEREAS, during the public review period for the DEIR, information
sessions/workshops were held with the Design Review Committee, Planning Commission, and
Chula Vista Redevelopment Corporation to provide an overview of the UCSP to these advisory
bodies in preparation of future public hearings; and
WHEREAS, the Chula Vista Redevelopment Corporation held a duly noticed public
hearing for Draft EIR 06-01 on July 13, 2006, to close the public review period, and following
the close of the public hearing, the public review period ended on July 13 2006; and
WHEREAS, a Public Hearing Draft: UCSP (PCM 07-10) has been prepared and
incorporates revisions to the Public Review Draft: UCSP, as described in the Public Hearing
Draft: "Errata" based on public input and minor revisions to correct information; and
..,,.
Planning Commission Resolution No.
Page 3
WHEREAS, the UCSP is in keeping with Chula Vista Municipal Code Chapter 19.80, as
it requires new development to provide adequate public services and facilities commensurate
with their impact; and.
WHEREAS, the Community Development Director set the time and place for a hearing
on said UCSP and notice of said hearing, together with its purpose, was given pursuant to
California Government Code 65091 and 65092 at least ten days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as. advertised, namely on October
11, 2006 at 6:00 p.m. in the City Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed; and
WHEREAS, the Planning Commission considered all reports, evidence, and testimony
presented at the public hearing with respect to the Public Hearing Draft UCSP, DEIR and FEIR.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION of
the City of Chula Vista, having independently reviewed and considered the information in the
Public Hearing Draft UCSP (pCM 07-01), Draft and Final EIR No. 06-01 and all reports,
evidence and testimony presented at the public hearing recommends that the City Council of the
City of Chula Vista find, determine, resolve and order that the UCSP has been prepared pursuant
to Chula Vista Municipal Code Chapter's 19.07 and 19.80 and Government Code Sections
65450-65457; and
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION of the City of
Chula Vista, having reviewed and considered the information in the Public Hearing Draft UCSP
(PCM 07-01). recommends that the City Council of the City of Chula Vista find, determine,
resolve and order that pursuant to Government Code Section 65854 - 65855 the UCSP is
consistent with the 2005 General Plan as supported by the Public Hearing Draft UCSP (pCM 07-
01), Final EIR (No.06-01) and analysis including attachments to the staff report to the Planning
Commission for the October 11, 2006 and is supported by public necessity, convenience, general
welfare, and good zoning practice; and
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION does hereby
recommend that the City Council adopt an ordinance amending the zoning ordinance and
approving Public Hearing Draft UCSP (PCM 07-01). The zoning regulations contained in the
Public Hearing Draft UCSP (PCM 07-01), specifically Chapter VI, will replace existing
Municipal Code zoning classifications for the properties within the UCSP Subdistricts Area
(Attachment 1) and will introduce new zoning classifications for mixed-use (retail/office),
mixed-use with residential, and urban core residential (high-density residential) as identified by
the 2005 General Plan; and
BE IT FURTHER RESOLVED THAT a copy ofthis resolution be transmitted to the City
Council.
Planning Commission Resolution No.
Page 4
Presented by
Bryan Felber
Chairperson
Approved as to form by
Ann Moore
City Attorney