Loading...
HomeMy WebLinkAbout2008-07-23 e-packeto°~~x"S~'~~ SPECIAL MEET ING ~. J O c'~LIFOR~1~ ~-DEVELOPMENT AGENCY OF THE CITY OF SOUTH SAN FRANCISCO P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 Meeting to be held at: MUN][CIPAL SERVICES :BUILDING COMMUNITY ROOM 33 ARROYO DRIVE `JVEDNESDAY, JULY 23, 2008 6:30 P.M. NOTICE IS HEREBY GIVEN, pursuant to Seclion 54956 of the Government Code of die Sr<ate of California, die Redevelopment Agency of die City of South San Francisco will hold a Special Meeting on Wednesday, d1e 23`d day of July, 2008, at 6:30 p.m., in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California. Purpose of the meeting: 1. Call to Order. 2. Roll Call. 3. Public Comments -comments are limited to items on the Special Meeting Agenda. 4. Resolution authorizing the Executive :Director of the Redevelopment Agency to exf;cute a contract with MVE & Partners for preparation of the El Camino Real/Chestnut Avenue Land Use & Specific Plan, in .an amount not to exceed $583,299.00. 5. Public Hearing -Resolution approving the lease of Redevelopment Agency Prope-rty located at One (1) Chestnut Avenue to Green Building Exchange, and authorizing execution of a Lease Agreement. 6. Adjournment. yzx s c `r ~ J O ~`~ziFOR~l~ J ~ RDA AGENDA ITEM # 4 DATE: July 23, 2008 TO: Redevelopment Agency Board FRONT: Marty Van Duyn, Assistant Director SUBJECT: A RESOLUTION AUTHORIZING THE EXECUTIVE DIRECTOR TO EXECUTE A CONTRACT WITH MVE & PARTNERS TO PREPARE THE EL CAiiiIINO REAL/CF[ESTNUT AVENUE LAND USE & SPECIFIC PL~~N N AN AMOUNT NOT TO EXCEED $583,`?99. REC~IN~PdDATii~l~: It is recorragnended that the redevelopment Agency o~ South San Francisco authorize the Executive director of the ~edevelo~~anent Agency to execute a contract with l~VE & Partners I'or preparation of the El Camino Real/~hestnut Avenue band Ilse ~ Specific Flan, in an aanount not to exceed ~5~3,299. BACI~G~~ITl~T~II~IS C CATS SID1 d: St~.~dv Area The El Camino Real/Chestnut Area is located near the geographical center of the City, between the South San Francisco BART Station and the Downtown. A number of factors affect the F?1 Camino Rea.li C ~l~~stnut .area: the fra g] ~ ~•~ntPd ow~n.ership of oddly-shaped parcels in the proj ect area has limited development potential; the area tivas used for awide-range of temporary uses during the construction of the BART-SFO Extension; the anticipated expansion of the Kaiser Medical Center; the City has recently purchased a significant amount of vacant and/or underutilized property in the con-idor from the San Francisco Public Utilities Commission and others; and, the proximity of the South San Francisco BART Station has raised land values and created development pressures in the area. In addition, Chestnut Avenue is one of the Citz,~'s most congested roads during peak periods due primarily to traffic from Downtown and Hillside Boulevard traversing to El Camino Real and I-280. Approximately 50 acres, the "Study Area" consists of 20 parcels located generally near the intersection of El Camino Real and Chestnut Avenue. The northern edge of the Study Area. is located on the southern border of the South San Francisco BART station. Staff Report To: Redevelopment Agency Board RE: Contract will VIVE & PartrZers for preparation of the El Cunulo Real/Chestnut Avenue Land L?se & Specific Plus. Date: July 23, 2008 Page 2 Planning C®ntext Over the past decade the City Council has pursued along-term and comprehensive effort to help the community fend solutions for land use, housing, economic development, transportauion, and conservation needs in our city. South San Francisco Transit Oriented Development Initiatives The South San Francisco BART Station created new opportunities for innovative plannin€; along El Camino Real. With the adoption of the South San Francisco General Plan in 1999, the Cit<,~ Cotulcil recognized that the SSF BART Station area could be a new activity node that would serve local residents and attract people to cur city. Specific to the El Camino Real Con-idor, the City has: 1) adopted the SSF General Plan which encourages transit oriented development; 2) implemented the SSF BART Transit Village Plan and Ordinance; 3) prepared plans to extend Oak Avenue from Mission Road to El Camino Real; 4) constructed the majority of Centennial Way over the BART- SFO right-of--way; and 5) purchased 14 acres of vacant land from the San Francisco Public Utilities Commission and Ron Price Motors to ensure high quality mixed use development. The Grand Boulevard Initiative The City is a member of a task force to rethink the corridor's potential for housing and urban development, balancing the need for cars and parking with viable options for transit, walking and biking, and has supported the ten guiding py7nciples to direct future development in the area. El Camino Peal Master Plan Last year, the City adopted the El Camino Real Master Plan, with the goal to "develop El Camino as a boulevard that accommodates its role as a regional con-idor but with streetscape and development that provide identity to the street." The plan focuses on streetscape improvements (sidewalks, crosswalks, landscaping, signage, lighting, bus shelters, etc.) as well as costs and phasing, and potential funding sources. Kaiser Hospital Rebuild Kaiser Permanente operates a large medical facility on an approximately 14+ acre site that fronts El Camino Real near Chestnut Avenue. In accordance with State law, hospital buildings must be completely redeveloped for seismic safety by 2030. While replacement is not anticipated unti12017- 2030, the City is interested in working with Kaiser to encourage a thoughtful approach to its redevelopment in the area. Consnllant '~'eaan Selects®n Request for Proposals (RFP) for the Land Use and Specific Plan were sent out to qualified consulting firms in February 2008. Staff received five proposals and interviewed all five teams in late April. While all the teams but one were strong, the consensus of the group was to recommend the team of Staff Report To: Redevelopment Agency Board RE: Contract with Mti-'E ~ Partners for preparation of die El C~u7uno Reid/Chestnut Avenue L~uld Use ~ Specific Plan. Date: July 23, 2008 Page 3 substance of the proposal, the quality of the graphic presentation, the knowledge of the project, and the experience of the consultant team. Attached is the scope of work and schedule for the MVE consultant team. The Consultant Team is recommending an approach successfully taken with other similar projects. The Specific Plan must have a vision, which incorporates the City's previous planning efforts, the El Camino Real Master Plan goals, and The Grand Boulevard Initiative's guiding principals.:However, the Plan must also outline a pragmatic path to reach that vision. The project's goal will be to build a consensus nom the community's diverse opinions. City staff and the consultant team will involve the community, property owners, local business owners, and interested civic and colnmuni~:y service organizations in the development of the Specific Plan. While MVE's cost ($583,299) was in the mid range of the other proposals and their schedule and scope fairly similar to the others, MVE stood out due to their overall energy and excitement about the project, their team interaction and expertise,. and the evident effort they had put into both the proposal and interview. ~'I~~~~: Sufficient Redevelopment Bond funds were budgeted to cover the costs of the El Camino Real/Chestnut Avenue Land Use & Specific Plan preparation. CDl~TCL~JS~~l~1: Approval of this contract award to MVE & Partners will allow staff to proceed with execution of the contract to begin preparation of the El Camino Real/Chestnut Avenue Land Use & Specific Plan. Marty Van Duyni% ~ Assistant Directo' Approved: ~ ~'~ ~ > ~ C ~ ~ . ~___..: ~~Barry M. agel ..~:_ Executive Director ATTACHMENTS 1. Resolution 2. MVE Scope of Work and Schedule NND:ML RESOLUTION NO. REDEVELOPMENT AGENCY BOARD, CITY OF SOUTI-i SAN FRANCISCC-, STATE OF CALIFORNIA A RESOLUTION AUTHORIZING A CONTRACT WITH MVE & PARTNERS TO PREPARE THE EL CAMINO REAL/CHF,STNUT AVENUE LAND USE & SPECIFIC PLAN IN AN AMOUNT NOT TO EXCEED $583,299 WHEREAS, in February of 2008, staff advertised a Request For Proposals for preparation of the El Camino Real/Chestnut Avenue Land Use and Specific Plan; and WHEREAS, staff received five proposals and interviewed all f rms in April of 2008; and WHEREAS, staff recommends awarding the contract to McLarand Vasquez Emsiek & Partners (MVE), an architectural firm in Oakland, because of its superior experience and qualifications. NOW, THEREFORE, BE IT RESOLVED that the Redevelopment Agency Board of the City of Soutli San Francisco hereby: 1. Approves the El Camino Real/Chesnut Ave Land Use & Specific Plan preparation contract to MVE of Oakland, California in an amount not to exceed $583,299.00, conditioned on MVE's timely execution of the project contract and subrrussion of all required documents, including but not limited to, executed bonds, ce;i-tificates of insurance and endorsements in accordance with project bid documents. 2. Authorizes the Executive Director to execute the project contract substantially in the form presented to the Redevelopment Agency Board, with such modifications consistent with the intent of this kesolution as the Executive Director may approve in consultation with the City Attorney.. -1- I hereby certii~ that the foregoing Resolution was regularly introduced and adapted by the Redevelopment Agency of the City of South San Francesca at a regular meeting held on the ~3"' day of July, 2008 by the following vote: AYES: NOES: ABSTAlTvT: ABSENT: ATTEST: City Clerk ll2162~.1 -2- EI Camino Real I Chestnut Area Land Use & Specific Plan Client: City of South San Francisco Project no.: 0810143 ®Rd~~T ~~bit Task ~~e - C®I{ec~ background in#orr~ta~ion ~ f'rojec~ Kick-©ff The Consultant Team consisting of Consultant, its subconsultants (civil/ traffic engineer, economic planning consultant, environmental planning consultant) will collect background for review and assembly as base project materials. The City will provide all relevant available information to consultant and sub-consultants. The Consultant Team will assist, but the City will be re~;ponsible for the identification and coordination of the Technical Advisory Committee (TAC) and the Project Area Development Committee (PDAC). Task One Deliverables Meeting #1 (The Consultant Team) ® Principles, Goals & Objectives memo (The Consultant Team) ® Background information collection and review (The Consultant Team) AutoCAD Project Area Base Map (The Consultant Team} - :-~~.,,,;1,..~,."~.....~`v~I~Y~~~'I...,...ti'~ r',..~r..ir~t,7~,. '/ '°:.L ~~~~+d":~.,.'-~~1^+~>.~ bask T~-ro - ~~cisting ~®ndi~i®ns Analyses The Consultant Team will assemble and analyze all information collected during Task One as well as perform additional analysis of existing site conditions, relevant planning influences grid preliminary environmental analysis. The Consultant Tearn will prepare documentation of relevant findings and will summarize these findings within an Cpportunities & Constraints memo. Task Two Deliverables ® TAC Meeting #1 (Consultant, economic planning consultant, civil/traffic engineer) ® PDAC Meeting #1 (Consultant, economic planning consultant, civil/traffic engineer) ® Urban Design & Land Use Analysis - 2 to 4 exhibits (Consultant) ~'.,+~i...va r",t -. .~ .„~..i ... ,..~ ... ~ .S .~ r.: ...a t•wr . i._3: -.: w•~ i_~. _:S/: i.Y e-.o.:.,. .. ly E... _o e.~,t?Ll.w "?:1 ..`...was l._., ~'a - ~opiional cask ~nx of in budget] Parking Inventory and Parking Occupancy Surveys (i~HA) '- ,~.M't~~JL ~g "'-"".. :i:ny ~ .v ~. -.7vR-y..~'.. '~t..yt ~,it:. ~i{ia.. ~s`?:'r.;s~w:° ,'• s ;~iSr,ti~ru~_..,s~..~.~.il~s~..._..~-;a.;~:;~}i,.,~~f;...,t;o~~°~~: "r~r- .err d. 'ld:"~°'.~ + z.r+s~ rte..-'. t"'a ;n ~-^p. :..3^a ~ S~ •'`~ -.. i _' 31 :e+.v'"e ,... 'e.J i-..w4 f_ eJ'i C.~ •7~ .i,.. ~,r. ,+ ,.. 1..,vl.i,.{!i~ z.'e..Yyy. :f3 ..~.~,'. '1... ~3wr-`:SSG.. iii G ~'"' ii :._`-3 i °~' ~3`-F:`: """ 7, '~..r;f" ~E~'.`y ,.? F~i.Vsr+„i r~..,..... .....,~ ~i ...., "Si3 5 •C-i tl~a~~ ~ ~S~i ~..:7 : 5...-1: sr.e• al .. :J .,:".."...` Ll..z.. :l 7 y a. F..vI Summary Opportunities & Constraints Memo (Consultant, economic planning consultant, civil/traffic engineer, coordinated by Consultant) bask Three _ Preliminary Prograa~rning, Land use ~ Circulai~ion Al~ei•natives Task Three will include the bulk of Community Outreach and will consist of the heart of the physical master planning process. Initial land planning alternatives and alternatives analysis will explore diagrammatic land use locations, acreages and parcelization of the development area. -3- EI Camino Real I Chestnut Area Land Use & Specific Plan Client: City of South San Francisco Project no.: 0810143 DRAFT Development programs will be studied and tested at a broad level to identify a preferred land use and programming approach for the Study Area, including commercial/retail intensities ar~d residential densities. Concurrently, preliminary parcelization and development summaries (bubble diagrams) will be illustrated to test and confirm the development program for two to four schemes based on conceptual development programs. These concepts will be developed and reviewed with the Community, Staff, the TAC and PDAC and refined based upon these stakeholders' input. It is anticipated that the City will assess the compatibility of these alternatives with long-range community development goals. The Consultant Team will then review and refine stakeholder and community feedback into a draft preferred plan that will be reviewed by the City. After the preferred program is finalized, Lamphier Gregory can begin the environmental review by preparing the setting section of the Initial Study. Task Three Deliverables g Community Workshop #1 (Consultant and economic planning consultant) ® Preliminary Development Programs (Consultant and economic planning consultant) 2 to 4 Land Use and Programming & Circulation Alternatives (Consultant) Ai_~: ,~...«i+_:..' o .. .. ._.~ ,». ~%~r..,u i,.., _...~li ,~=G'..~ 3<°.rl .S ...~a a€., ..~ ~V,i~~~rr r ' ~.a ~ti ~ ~v-i'iif...:. ... r~1M~C ty .+i... a.n~. 11~i~v ..w x.~u li v. 5 :~£t~i a3 ...:; ~. i~f },Wd~~"`C~~e" # _ v~.>?.w..SCx cs~f .., .. ~~. ..~i ~. '`..... ~.,. v~136.^'si.i1~... .1~s.. .a._vx.., ~v;?}ii1 .r~,t' ;dWi~.,. rii.,.'ii"i.'.;v ;.. .._at _. . 3~ i.rvia....:i:._.. a=1 ® TAC Meeting #2 (Consultant) o PDAC Meeting #2 (Consultant and economic planning consultant) ® Community Workshop #2 (Consultant, economic planning consultant and civil/traffic: engineer) ® Joint Study Session #1 (Consultant and economic planning consultant and civil/traffic engineer) Task F®~r - ~3~ai ®evei~p~ent Niast~~ Plan Subsequent to City staff, Commission and Council input, the Consultant Team will reviE;w the preferred plan for "fatal flaws" and adjustments made until a feasible Final Land Use & Circulation Master Plan is finalized. After the Client approves the final preferred plan, the Consultant Team will then prepare the final illustrative "development" Master Plan along with three to five detailed Opportunity Site Concept Diagrams and renderings. Consultant will coordinate all renderings and City will be responsible for costs of all renderings which will be paid from Consultant's contingency budget provided in the fee summary below. Task Four Deliverables ® Preferred Land Use Program & Circulation Plan {Consultant) ~~ t^t'~. r-+ V ~`.' 1 .,_-n a r... ~ __n. YY''~~ 77r3 ""~ r'^t^'1C 5'r 1~: ~.~ ~~r;~C> . ~i~vf. -IlSL~ ~~4 ~ti13:IbY V 5-..+~t Y.V yJIC ~ F,P :L.f 'W *.w•'w ~.o L,..; i_~ ® PDAC Meeting #3 (Consultant and economic planning consultant) ® Illustrative "development" Master Plan (Consultant) m 3 to 5 Opportunity Development Site Concept Diagrams (Consultant) -4- El Camino Real /Chestnut Area Land Use & Specific Plan Client: City of South San Francisco Project no.: 0810143 DRAFT - ~..,: ., ,..5 .'"c w~i:s 4..t ,. .. .~. „r`3 i. ,~,... ».,ii'r...~ ~,.a wi~~w c. ~i.;^, , :,v~'4.-: :~ ~~:,~L;::#.Jp'~,.M,.6 ,.. V.,. ~'v ~. ._t-^"w^'~.~ ' ~ ,- , _ 1 °a ' ...~u{..7e--~,~~t.4s _. ..,..~~~-.. _... _.. .... ,. .~.,~. . t...iE ,.':r~"',~4f G^.,~ ..r-,,,5.;,:.. s.i i..:; E-.I~d...J i''sv'~.;,. .~ ~. ~., ,,~ ,, .. 4 .,..'~ :~I s' - Optional Task: Full ;=fiscal Analysis (economic planning consultant) ® Plan Renderings (to be coordinated by Consultant) bask F9~e - ~dr~inis~ra~i~e ®ra~$ ~pecifi~ POat~ The Gonsultant Team will develop the Draft Land Use & Specific Plan as per Government Code Section 65451. The first Administrative Draft Specific Pian wil! be for staff and stakeholder committee review as per the City's standard procedures. Following the review period thE; Consultant Team will complete revisions to the Public Review Draft Specific Plan. Printing and distribution of the Public Review draft shall be the responsibility of the City, sand the Consultant can assist with the coordination if necessary. Also the City is responsible for all meeting advertising and all arrangements for the meeting places. The Consultant is responsible for presentation materials and handouts as deemed appropriate and will facilitate the presentations. Concurrent to the draft Specific Plan, the draft Initial Study /MND will be prepared by thE; environmental consultant. As part of its review, City staff, in consultation with the environmental consultant, will make the Environmental Determination that will determine the appropriate form of environmental document that CEQA requires in this case. The determination will be based on the facts provided in the Initial Study. I~~ the environmental consLiltant and Cit)~ staff determine that the Initial Study finds there is substantial evidence that any aspect of the Plan, either individually or cumulatively, may cause a significant adverse effect on the envii°onment, then an EIR tivill be required. In such a case, the environmental consultant would prepare and distribute a Notice of Preparation of an ELR (N®P) along with the Initial Sttedy and initiate the scoping process for the EII~. If an EIR is ~°equired, the environmental consultant would revise our scope of work based on the anticipated required level oj' analysis that arises from the document's scoping process. Task Five Deliverables ® Administrative Staff Review Draft El Camino Real /Chestnut Area Land Use ~ Specific Plan - 10printed copies and electronic PDF (The Consultant Team, coordinated by Consulltant) Public Review Draft EI Camino Real /Chestnut Area Land Use & Specific Plan -1 Ei0 printed copies and electronic PDF (The Consultant Team, coordinated by Consultant) ® Community Workshop #3 (The Consultant Team, coordinated by Consultant) ~`as~ fix - Sinai Bars ~ Plan Ad®p~i®n Based on feedback from the comment periods, the Consultant will review findings with staff incorporate necessary changes or revisions to the Specific Plan and to the IS/MND. Thee -5- El Camino Real /Chestnut Area Land Use & Specific Plan Client: City of South San Francisco Project no.: 0810143 ®R~FT environmental consultant will prepare a Mitigation Monitoring and Reporting Program (MMRP) pursuant to Section 21081.6 of the Public Resources Code that will be numerically relatE,d to the potential impacts identified in the fS/MND. The Consultant Team will coordinate printing and delivery of documents at City's request. City will be responsible for all costs of copying and printing the documents. Members of the Consultant Team will assist Staff in Plan Adoption through participation in a Joint Study session for review of the Plan before completion or attendance at both Planning Commission and/or City Council hearings where MVE will present the project and answE;r any questions as appropriate. The environmental consultant will revise the document in response to the Citys comments and prepare a Notice of Intent to Adopt a (Mitigated) Negative Declaration (NOI) suitable for public distribution and review. Consultant will provide print-ready electronic files to be used to create review drafts for Planning Commission & City Council Hearings. Task Six Deliverahles ® Joint Study Session #2 (Consultant, economic planning consultant, civil/traffic engineer) ® Planning Recommendation Commission Hearing (Consultant, civil/traffic engineer) ® City Council Adoption Hearing (Consultant) ® Final EI Camino Real /Chestnut Area Land Use & Specific Plan -Print-ready electronic PDF file - (printing coordinated by Consultant)(The Consultant Team, coordinated by Consultant) -6- EI Camino `:eal /Chestnut Area Land Use & Specific Plan Client: City of South San Francisco Project no.: 0810143 ®R~FT ~e~ S~~ar~ary 1. At the completion of Task One MVE, shall have been paid Twenty-nine Thousand Seven Hundred Sixty-five Dollars {$29,765). 2. At the completion of Task Two MVE, shall have been paid One Hundred Two Thousand Seven Hundred Seventy Dollars ($102,770). 3. At the completion of Task Three MVE, shall have been paid Sixty-seven Thousand Eight Hundred Twenty Dollars ($67,820;). 4. At the completion of Task Four, MVE shall have been paid Fifty-one Thousand Six Hundred Sixty-five Dollars ($51,665). 5. At the completion of Task Five, MVE shall have been paid One Hundred and Nine Thousand Seven Hundred Sixty-five Dollars {$109,765). 6. At the completion of Task Six, MVE shall have been paid Twenty-seven Thousand Eight Hundred Ninety-five Dollars ($27,895). 7. Reimbursable Expenses: Not to exceed Seventy-two Thousand Nine Hundred Sevennty-two Dollars ($72,972) without written authorization from City. 8. Contingency Budget: Not to exceed Fifty Thousand Dollars ($50,000) without written authorization from City. The contingency budget may include the cost of renderings, time spent in meetings requested by City beyond than those provided for in the Agreemennt and additional tasks requested by City other than those provided for in the Agreement. l"he contingency budget shall not be construed to take the place of or waive Consultant'; right to compensation far additional services where otherwise required and/or permissible. Total Base Fees $389,680 Total Reimbursable Fees (including initial Study) ~ 72,972 Subtotal Contingency Budget: Tota9 $462,652 $ 50,000 $5'{ 2,652 -7- m U ~U Q N N ~ O ~ N ~ r (~ LL. J _~ _ M U - ~ a o ~ o ~ ~. O _T ~ U c ~ L U ~ C 4J Q U ~ 'o ~ W U ~ D M M N M M O M O7 N N N N N tfi N N M N N N N C N C a r P C C C 0 r c ro 0 h O m _8. DATE: July 23, 2008 T~: Redevelopment Agency Board h„R®l~: Marty Van Duyn, Assistant Executive Director SLJB,I<ECT: A RESOLUTION APPROVING A PROPOSED LEASE OF PROPERTY AT 1 CHESTNUT TO GREE]V BUILDING EXCHANGE TO CREATE A TRANSPORTATION S:EiOWROOM AND SALES CENTER FOR GREEN VEHICLES ItEC®Ml~EI`~DATI~N It is recommended that the Redevelopment Agency of South San Francisco adapt the attached Resolution: 1) Approving the proposed Lease Agreement with Green Building Exchange at 1 Chestnut for the purpose of c~•eating a transportation showroom and sales center for green vehicles, and 2) Authorizing the Agency's Executive Director to execute a Lease Agreement between the City and green Building: Exchange. BACI~GR©fJND The Redevelopment Agency acquired the former Ron Price Auto Dealership located at 1 Chestnut in January of 2008. The facility is about 22,000 square feet in size. The service center is about 10,000 square feet while, the showroom, meeting, retail and office space make up the remaining 12,000 square feet. Green Building Exchange (GBE) has proposed to develop California's first multi-manufacturer alternative transportation sales and service center at 1 Chestnut. GBE was created as a one-stop marketplace for businesses and individuals committed to and working in the green industry. GBE's interest in green transportation business operations stems from a diversification of :its original business model (focused solely on building design and construction) to a model embracing five major green industry market niches: construction, energy, transportation, consumer goods, and eco-landscaping. As currently conceived; the Green Auto Exchange program will represent a full range of both new and used electric, hybrid or alternative fuel autos, trucks, and two-wheeled vehicles (bikes, scooters, etc). Dealers from each of the Bay Area's three regions will be invited to rotate inventory on a quarterly basis at the Auto Exchange. The sale of individual vehicles will work on a lead generation basis with the sale completed via personal service offered at the Auto Exchange. The Auto Exchange will educate buyers on the full range of available choices and tivill help buyers select appropriate vehicles for their intended use. Additionally, the service ~II~~~C'~: A resolution ~: j~proving a proposed lease agreement for property at 1 Chestnut to Green Building Exchange to create a transportation showroom and sales center for green vehicles Page 2 center is expected to house two or three service specialists to begin v~rith, and then more as demand grows for vehicle maintenance. The facilit~~ is located within a highly visible redevelopment area, the EI Camino Corridor ~~rea Project. The immediate area is currently under study for major land use change and includes the newly created Centennial Wav, connecting the SSF and San Bruno BART Station. GBE's plan for the property is in accordance ~=ith a green use for the building site and will contribute to the overall character of the area by providing contemporary, conununity-oriented, eco-friendly products, services, events and education. GBE will also have the opportunity to promote green building, energy efficiency, and sustainable technology programs. i'he unique character of the GBE proposal represents an opporttiulit~~ for SSF residents and the larger Bay Area to acquire more information about green vehicle technology, help to reduce greenhouse gases, and replace gas-powered velv.cles with new or used eco-friendly transportation. The initial term of the Lease is for three (3) years with an option to extend the lease on a mo:r~th to month basis if both parties are i~ mutual agreement. The base annual ren. for the property is ~ 1. lei addition to this rent, GBE will be a•esponsible for security, utilities, .building and site maintenance (including landscaping) and possessory interest tax. This proposed Lease agreement with GBE has been publicly noticed for two consecutive weeks as required by Califoi-~~ia Redevelopment Law. ~~~ C~ FJ ~~~~T It is recoir~niended that the Redevelopment Agency of South San Francisco adopt the attached Resolution approving the proposed Lease Agreement with ~ireen Building Exchange at I Chestnut for the purpose of creating a transportation showroom and sales center for green vehicles aild authorizing the Agency Executive Director to execute the Lease Agreement. -~. a - `~- IVlarty Van Duyn !,,, Baxry,1V~1. Nagel Assistant Executive Director Agency Executive Dir ctor Attachment: Resolution Exhibit A Lease RESOLUTION NO REDEVELOPMENT AGF,NCY, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING THE LEASE OF REDEVELOPMENT AGENCY PROPERTY LOCATED AT ONE CHESTNUT AVENUE TO GREEN BUILDING EXCHANGE, AND AUTHORIZING EXECUTION OF A LEASE AGREEMENT WHEREAS, the Redevelopment Agency of the City of South San Francisco ("Agency"} is a redevelopment agency existing pursuant to the Community Redevelopment Lav,~, California Health and Safety Code Section 33000, et serf. (the "CI~<~.r"), and pursuant to the authority granted thereunder, has the responsibility to carry out the Redevelopment Plan ("Redevel®prnera~ ~~an") for the South San Francisco El Camil~o Corridor Area Project ("P~•oject Area "); WHEREAS, the Agency has heretofore adopted an Implementation Plan for the redevelopment of the Project Area (the "~~ple~enta~lon Plan"); WI~REAS, the Agency is the ow7ler of the Property located in the Project Area at 1 Chestnut Avenue which is improved with cone-story builduZg and a paved parl~ing lot (the 66Pl,dP~~•~79} ~ WHEREAS, Green Building Exchange, a California corporation ("Ten~rat") desires to lease the Property from the Agency to operate a "green technology" dealership and business incubator therein; ~~~'HEREAS, the Agenc~T and Tenant have negotiated the terms and conditions of a Lease Agreement (the "IJease") which is on file with the Agency Secretary; ~~I~EREAS, the lease of the Property pursuant to the Lease is consistent ~-vith the Redevelopment Plan and the Implementation Plan, will be of benefit to the Project Area, and will be consistent with and fLU•ther the goals of the Community Redevelopment Law and the Redevelopment Plan by assisting in the elimination of blight, increasing employment opportunities in the Project Area, and providing services to residents of the City and the Project Area; WHEREAS, CRL Sections 33430 and 33431 provide that a redevelopment agency may lease real property for a period not to exceed 99 year; and may do so without public bidding provided the agency holds a public hearing following publication of notice; and WHEREAS, the Agency has caused notice to be published and has conducted a public hearing in accordance with all legal requirements. 1 1 1 3254-1 '~ -~ ~!~ .,~. NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Agency of the City of South San Francisco that it hereby: 1. Finds that lease of the Property, to Green Building Exchange pursuant to the terms of the Lease will benefit the Project Area by providing increased employment and business opportu~uties in the Project h~z•ea, and providing services to residents of the City and the Project Area. 2. Approves the Lease; and authorizes the Executive Director of the Agency (or his designee) to: (i) execute the Lease substantially in the form on file with the Agency Secretary; (ii} subject to the approval of Agency Counsel, to make revisions to the Lease which do not materially or substantially increase the Agency's obligations thereunder; and (iii) to sign all documents and take all actions necessary or appropriate to carry out and implement the intent of this Resolution. I hereby certify that the foregoing Resolution was regularly introduced and adopted by the Redevelopment Agency of the City of South San Francisco at a meeting held on the day of , 2008 by the follo~~ing vote: ANTES: NOES: ABSTAIN: ALSENT: ATTEST: 1113254-1 Agency Secretary 2 R~ 1{, V ~y a~e~ ~e~ee~ ~~e end (~ ~~es~ut t~ve~~e~ 2008 n~ 1102923-5 C~'~'A~,~ . .....................e...........................................................................,................................ ~. A1Ca~~~L~ ~ ~~11'~3~Y®i'vT~S LK'ii'~~~ `.J~ ~~.~..rulY.lt..@~~~ ............................................................. 7 1.1 DEFINITIONS ........................................................................................................................ 2 1.2 INCORPORATION OF RECITALS ............................................................................................. 3 1.3 LEASE OF PREIvIISES ............................................................................................................. 3 2.1 TEIZM ...................................................................................................................................3 2.2 RENT .......................... .. 2.3 ADDITIONAL RENT; TRIPLE NET LEASE ............................................................................... 3 2.4 SECURITY DEPOSIT .............................................................................................................. 3 3.1 IMPOSITIONS ........................................................................................................................ 4 3.1.1 INSTALLIVIENTS ........... . .............................................................................................................. 4 3.1.2 EVIDENCE OF PAYIv1ENT .........................................................................................................4 3.2 TENANT RIGI-iT TO CONTEST ................................................................................................. 4 ~~'~'~~~~ ~d 1V~~d~.eB~ll~~i~i 3, ~~~ 'I) ~~~T~~I`~ ~ T ~F1 ~~C~~~~'~' $ ........,...... ~ 4.1 PERMITTED USES ................................................................................................................. ~ 4.2 SIGNAGE ' .............................................................................................................................. b 4.3 NONDISCRIMII~TATIOI~T ...........................................................................................................6 4.4 EASEMENTS; RESERVATION OF RIGHTS ............................................................................... 6 4.~ MAINTENANCE AND ITISPECTION OF THE PREMISES ............................................................. 7 4.5.1 IYLgINTEI~? ~NCE .......................................................................................................................... 7 4.5.2 INSPECTIOI~T ................................................................................................................................ 7 4.6 AGENCY'S RIGHT TO PERFORM TENAF,TT OBLIGATIONS ....................................................... 7 4.? AGENCY NOT GBLICATED TO PERFORM ~PAIRS ................................................................ 7 4. S COMPLIANCE WITH LAWS .................................................................................................... 4.9 TENANT P.IGHT TO CONTEST ................................................................................................. 8 4.10 FINANCIAL REPORTS ............................................................................................................ 8 ~.1 CH_ANGES AND ALTERAl IONS .............................................................................................. ~ ~.? NO RIGHT TO DEMOLISH ...................................................................................................... 9 5.3 COMPLIANCE Va'ITH LAWS .................................................................................................... 9 5.4 RIGHTS OF ACCESS ......................................................................................................,,..... 10 S.5 INDEA~IIvTITY ........................................................................................................................ 10 J.6 l~~IECHANIC'S LIENS ........................................................................................................... 10 A ~ T I~I,~ ~-'a ~0~~~ T ~~N ~~' T ~~, ~1~'~~ s~'.~; ~~®l~~dT1~.I,1_`~A~~E~~ ..... I~ 6.1 CONDITION OF THE PP.EI~IISES ............................................................................................ 10 6.1.1 AS-IS CONDITIO?~'; WAIVER ................................................................................................11 6.1.2 INTO REPR_ESENTATIONS ..........................................................................................................11 6.2 TEI~? ANT' S C OVENAI~TTS ...................................................................................................... 11 1102923-5 1 ~~ ~~ 6.3 RELEASE OF CLAIMS .......................................................................................................... 12 5.4 ENVIRONMENTAL iNDEMNIT ~' ............................................................................................ 13 6.5 DEFINITIONS .....:.......... .. 13 6.5.1 HAZARDOUS IVI:4TERIALS .....................................................................................................13 6.5.2 HAZARDOUS MATERIALS LAWS .........................................................................................14 7.1 INDEMNITZ' ........................................................................................................................ 14 7.2 'TENANT'S INSIIRANCE ....................................................................................................... 14 7.3 EYCESS COVERAGE LIABT_LIT1'POLICY .............................................................................. 15 7.4. POLICY FORM ..............................................:.....................................................................15 7.5 INSURANCE OF TENAI~TT'S CONTRACTORS AND AGENTS ..................................................... 16 7:6 WAIVER OF SUBROGATIOi\T .............................................................................:..................16 7.7 AGENCY'S INSURANCE ...................................................................................................... 16 ~~_~'a~~I+' I ~AI~AC~ AI~,I~ ~~+ S`I'~~JC ~ I~~9 ~~~I~~I~~A~ ICI'' ............................ b5 8.1 DAMAGE OR DES 1 P~UCTION ............................................................................................... 16 8.2 NOTICE REQUIRED ............................................................................................................. 17 8.3 AGENCY' S RIGHT TO TERMIItiTATE ...................................................................................... 17 8.4 CONDENL~?ATION ...............................................................................................:................1.7 8.4.1 'TOTAL ~I'AIiI~NG -TERMINATION .........................................................................................17 8.4.2 PARTI:4L TAi'ING ....................................................................................................................17 8.4.3 NO APPORTIONMENT OF AVdARD .......................................................................................17 '~'I~'~~ ~~ ~~~I~t~~"S ~'~ E T~ ~~+ +~RI`a'I ~'~'T~Al'~T a'S CO~~l~v~T'~'S ................ ~~ ti~r.~€~L~ 1o1~3~IT ~~~~ V j ~ CJ~~.~yai3.B1"~ ~ Y 3i91~ 1s.L~R~ ~~ tai ~y Y ~~ ................................. ~U 10.1 NON-SUBORDINATION OF FEE ........................................................................................... 18 10.2 ESTOPPEL CERTIFICATE ..................................................................................................... 1 S 10.3 SUBORDINATIOiV ............................................................................................................... 19 10.4 SUBORDINATION AGF.EEI~~IENT ........................................................................................... 19 10.5 ATTORNMENT .................................................................................................................... 19 10.5 I`dONDISTUP`BA_NCE ......................................................:...................................................... 19 10.5 NOTICE OF DEFAULT; RIGHT TO CURE ............................................................................... i~ AFB T ~~"~~+ ~~ ~SS~~l~T?~~~~ ~'. '~'~~al~S.~ ~~, ~~ S~T~~.~+ ~ `~'~1'~?~ ....................................... ~~ 11.1 R FSTRICTIONS ON TRANSFER, ASSIGNI\~IENT ~-~TVTD ENCUIvIBRANCE ...................................... 20 11.2 NO '1NVOLUI_vTARY TRANSFERS ........................................................................................... 20 11.3 ASSLIIvIPTION AGREENIEI~TT AND RELEASE .......................................................................... 20 11.4 NO RELEASE OF OBLIGATIOATS ........................................................................................... 20 11.5 PROCEEDS OF SUBLEASE OR ASSIGNMENT ......................................................................... 20 11.6 ADMI1\TISTP~.ATIVE COSTS OF ASSIGNIvIENT TRANSACTION ................................................. 21 11.7 SALE BY AGENCY .............................................................................................................. 2I 11.8 LICENSES ...............................................................................................20 L~I~;IJ~ ~~! SIJI'~IT`vTI~I+~ ~~ ~~'`~}~~~u {'S9 ~~'IJD~°~.~x O~jll~ ..................................... ~I_ 12.1 SLTRP.ENDER OF PP.EMISES .................................................................................................. 21 12.2 HOLD OVER TEN?_NC ~' ....................................................................................................... 22 1102923-~ 11 A~~~~:~~+ t~~~ ~~+~+'A.~.T~'~', ~~~~~~+ ~ AiwT~ ~'E+~Ii~~'A.'~~®i~I ........................................ 22 13.1 EVENT OF DEFAULT ..................................................................................................... . ',' ~ . .... 13.2 NOTT_CE AND OPPORTUNITY TO CURE ................................................................................ 23 13.2.1 NOTICE OF DEFALZT ............................................................................................................ . 24 1 ~ . ' .2 FAILURE TO GIVE I~TOTICE; NO WAIVER .......................................................................... . 24 13.3 REMEDIES UPON DEFAULT ................................................................................................ 24 '13.3.1 AGENCY' S REMEDIES ........................................................................................................... . 24 13.3.2 REMEDIES UPON ABANDON?vIENT ..................................................................................... .24 13.3.3 AGENCY RIGHT TO CONTINUE LEASE .............................................................................. .24 13.3.4 P.IGHT TO 1NJL~NCTTON; SPECIFIC PERFORMANCE ......................................................... .25 13.3.5 RIGHT TO RECEIVER ............................................................................................................. .2~ 13.4 REMEDIES CUNIULATI~jE .................................................................................................... 25 13.5 NO ELEC'T'ION OF R.EMEDIES ............................................................................................... 25 13.6 SURVIVAL OF OBLTGATTONS .............................................................................................. 25 14.1 UNAVOIDABLE DELAY .......................:................................................................................ 25 14.2 NO BROKERS ..................................................................................................................... 26 .3 AGENCY' S RIGHT TO ENTER THE PREMISES ....................................................................... 2b 14. TENA~1T ' S REPRESENTATIONS ........................................................................................... 2b 14.J MISCELLANEOUS ............................................................................................................... 25 14.5.1 SEVERABILITY ....................................................................................................................... ..2b 14.5.2 NOTICES .................................................................................................................................. ..27 14.5.3 CAPTIONS; CONSTRUCTIOI~T ............................................................................................... ..27 14.5.4 SUCCESSORS AND ASSIGNS ................................................................................................ ..28 14.5.5 S-SORT FOP.ivI OF LEASE ...................................................................................................... ..28 14.5.6 GOVERNING LAW ................................................................................................................. ..28 14.5.7 ATTORNEY' S FEES ................................................................................................................ ..28 14.5.8 II~TDEMNITY INCLUDES DEFENSE COSTS ......................................................................... ..28 14.5.9 NO THIRD-PARTY BENEFICIARIES; DISCLAIMEP. GF PARTNERSHIP, LENDEP./BORRO~VER RELATIONSHIP ................................................................................................. .. 28 14.5.10 ENTIRE AGREEMENT ............................................................................................................. ..29 14.5.11 tiUAIVER; MgDIFICATION ...........................................................:........................................ ..29 1_4.5.12 TIME IS OF THE ESSENCE .................................................................................................... ..29 14.5.13 SURVI`'AL .......................................................................................................... . 28 14.5.14 COUI~TTEP.PARTS ................................................................................................. . 29 14.5.1 ~ ACTION BI' THE PARTIES .................................................................................................... .. 29 14.5.15 NON-LIABILITY OF OFFICIALS, EMPLOYEES AND AGENTS ....................................... ...29 Exhibit A Property (legal description) Exhibit B Form of Memorandum of Lease 1102923-5 111 ~~ Tliis LEASE AGREEMENT (this ",case" or this "A.gr ee~ent"), dated as of 2008 (the "Effective date"), is entered into by and between the Redevelopment Agency of the City of South San Francisco, a public body, corporate and politic (hereafter the "r~gefficy" or the "f,ax~dlord") and Green Building Exchange, Inc., a California corporation (the "~'e~aant"). Agency and Tenant are hereafter each referred to as a "arty" and collectively refereed to as the "Parties." REC~'~'1~~~ A. The Agency is a Redevelopment Agency formed, existing and exercising its powers pursuant to the provisions of the California Community Redevelopment Law, ~Iealtl/~ and Safety Code Section 33000 et seer. (the "C'o~~t~~.ity ~edevelopn~e~t ~avv") within the South San Francisco EI Camino Corridor Area Project (the "~~ o~ect Area."), originally adopted by Ordinance 1132-93 on June 9, 1993 (as subsequently amended the "edeveloprt~ent Ian")., B. 'l~he Agency has heretofore adopted air ImplernentationPlare for the redevelopment of `E.he Project Area (the "f~piente~atatio~ 'Ian"). C. The Agency is the owner of fee bile to the Property located at 1 Chestnut Avenue, in the Cite of South San Francisco (the "City") as more particularly described iri E~~hibit A attached hereto and incorporated "herein by this reference (the "~'ropertgT"). The Property i s located in the Project Area and is improved with aone.-story building (the "~~z~ding") and a paved parking lot. The Property, together with all improvements located thereon, including without limitation, the Building, is hereinafter referred to as the "'remises." D. Tenant desires to lease the Premises fiom the Agency to operate a "green technology" dealership and business incubator (fhe "~usisaess") therein, and the Agency desires to lease the Premises to Tenant for such purpose. E. The Agency has determined that this Agreement is consistent with the Redevelopment Plan and the Ir~~plementation Pian for the Project Area, wi1.1 be of benefit to the Project Area, and will be consistent with. and furtrier the goals of the Community Redevelopment Law and the Redevelopment Plan by assisting in the elimination of blight, increasing employment opportunities in the Project Area, and providing services to residents ofthe City and the Project Area.. NOS~d, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Agency and Tenant hereby agree as follows. ~~ iioz9z~-s 1.1 Definitions. For purposes of this Agreement, the following terms shall have the meanings set forth in this Section. Additional definitions are set foz-th in the Recitals and the test of this Agreement. (a) "A~p~ic~ble ~,~ws" is defined in Section 5.3. (b} "A~~e~atlo~" is defined in Section 5.1. {c) "~a~~d~g" is defined in Recital C. (b) "~a~s~ness" is defined in Recital D. (c} "~1~11n~s" is defined in Section 3.2. (d) "~®encen~aent Date" is defined in Section 2.1. (e) "Defat lute" is defined in Article ~. (f) "~J>~a~Joida~le Dewy" is defined in Section 14.1. (g) aza~•cious li~~t:~rials" is defined in Section 6.5.1. (h) "f~az~~ dotes l~~teri~ls ~l~.i~s" is defined in Section 6.2(c). (i) ~z~.~ do~zs l~ateri~ls ~a~rs" is defined in Section 6.5.2. (j) ~aos~~oaas" is defined in Section 3.1. (li} "~~~rovements" means all improvements located on the Property, including; without limitation, the Building and any Alterations or additions thereto. (1} "~a~d.e~;ni<~~3" is defined in Section 3.2. (m) "P~-ex~ses" is defined in Recital C. (n) "Pra~e~•ty" is defined in F`ecital C. (o) e~edal oPl~" is defnned in Section 6.2(el. (p} "~e~at" is defined in Section 2.2. (q) "Sec~~lty deposit" is defined in Section 2.4. (r) "'~'eaant ~a~•ties" is defined in Section 6.21b). ~.I 1102923-5 2 (s) "'~e~a~" is defined in Section 2.1. 1.2 Incorporation of Recitals. The Parties acknowledge the truth of the Recitals s~~t fol-th above, and all such P`ecitals are hereby ilcolporated into this Agreement. 1.3 Lease of Premises. Agency hereby leases to Tenant, and Tenant hereby leases from Agency, the Premises for the Telnl, subject to the tenors and conditions and for the purposes set fo1~i1 in this Agreement. AR~'~~~~ ~I 'T~ ~~ ~,~AS~, I°~TT, ~~~I~S~~, ~~~T~T~ D~'~C~SIs 2.1 Term. The term of this Agreement (the "~er~") shall colmlmence on .2008 (the "~on~mencen~e~t Date"}, and unless terminated earlier pursuant to the provisions hereof, shall expire on the third (31~d) anniversary OI the Colmmencelment Date. The Parties may negotiate an extension of the Term on amonth-to-month basis subject to agreement on mutually acceptable terms and conditions. 2.2 Rent. Colnlnencing on the Commencement Date, Tenant shall pay to the Agency rent for the Premises ("eat") e~ua1 to the sum of One Dollar (~l .QO) per year, together wit~a Additional Rent as described in Section 2.3. 2.3 Additional Rent: Triple Net Lease. As additional rent ("Adcli~ional ens") Tenant shall pay and discharge when due, all Impositions described in Article III, all insurance premiums, utility costs, and all other liabilities and obligations which Tenant assumes or agrees to pay or undertake pursuant to this Agreement. This is a triple net lease to the Agency. Tenant agrees to pay, without abatement, deduction, claim or oi~set, all costs and expenses relating, to the Premises or any part thereof, of any bind or nature whatsoever. Such costs and expenses shall i7clude, without limitation, all amounts attl-ibutable to, paid or incui.-ed in connection with the ownership, operation, repair, restoration, maintenance and management of the Premises:, properly taxes and payments in lieu thereof; rent taxes; gross receipt taxes (v?bother assessed against the Agency or assessed against Tenant and collected by the Agency, or both); water and sewer charges; insurance premiums (including earthquake}; utilities; refuse disposal; lighting (1riCluuing •„ute_v.~ llghtu~b); ~~rP deteCtrOr'i SyS`temS lncludlrng mo171tor'1r~g, innairitenanCe alid repair; security; janitorial sel-vices; labor; air-conditioning and heating; maintenance and repair costs and service contracts; casts of licenses, permits and inspections; and all other costs anal expenses paid or incurred with respect to the Premises or part thereof. 2.4 Sec~aritST Deposit. Upon execution of this Agreement, Tenant shall pay to the Agency and Agency shall hold as security for the performance of Tenant's obligations und~,r this Lease a security deposit in `die amount of Five Thousand Dollars ($5000} (the "Security Deposit"). If Tenant is in default with respect to any provision of this Agreement, the Agency may, but shall have no obligation to, use the Security Deposit or any portion of the Security Deposit to cure such default or to compensate the Agency for any damage or reasonable expense sustained by the Agency and resulting from such default; but only after providing Tenant with an oppol-tunity to cure such default pursuant to t'ne provisions of Section 13.2. If Agency applies any portion of the Security Deposit, Tenant shall within thirty (30) days after demand by ~~~ t~ 110?923-5 3 Agency, deposit with Agency an amount sufficient to restore the Security Deposit to its original amount. Tenant is not entitled to any interest on the Security Deposit. If Tenant performs all obligations of Tenant hereunder, Agency shall return the unused portion of the Security Deposit to Tenant within thil-ty (3Q) days following the expiration or termination of the Lease. If Agency disposes of its interest in the Premises, Agency may deliver or credit the Security Deposit to Agency's successor in interest in the Premises and thereupon be relieved of further responsibility with respect to the Security Deposit. A~T~C~~ ~ ~ 1-"s~~~~ ASv~~~~17Y~iIS~S t81'VT~ ~~~~ ~~lv~ 3.1 Impositions. T lLroughout the Tern1, Tenant shall pay prior to delinquency, a.11 propel-ty taxes, possessory interest taxes, license and permit fees, sales, use or occupancy taxes, assessments whether general or special, ordinary of extraordinary, unforeseen, as well as foreseen; of any kind or nature whatsoever, pertaining to the Premises or part thereof, including, but not limited to (i} any assessment, levy, imposition or charge in lieu of or in substitution for real estate taxes, and (ii) any assessment for public improvements or benefits which is assessed, levied, or imposed upon or which becomes due and payable and a lien upon (a} the Premises or any part thereof or any personal propel~~, equipment or other facility used in the operation thereof, (b) the rent or income received by Tenant from subtenants or licensees, (c) any use or occupancy of the Premises or paI-t thereof., or (d} this transaction or any document to which Tenant is a party creating or transferring aI~ estate or interest in the Premises or part thereo£ All of the foregoing are hereinafter refereed to as "~~apasitlons." 3.1.1 Installments. If by law any Imposition is payable, or may at the option of the taxpayer be paid in installments (whether or not interest shall accl-ue on the unpaid balance of such Imposition), Tenant may pay the same together with any accrued interest on the unpaid balance of such Imposition in installments as the same resl~ectively become due and before any fine or penalty maybe added thereto for the nonpayment of any such installment and interest. Any Impositions relating to tax years that are only partially included in the Term of this Agreement shall be prorated between Tenant and the Agency. 3.1.2 Evidence of Pati~ment. Upon request by the Agency, Tenant shall fuinish, iri iOITi3 SatlslaCCOly to the Agency, et-•idel:ice of payment prior to delinquency of all Impositions payable by Tenant. 3.2 Tenant R.i6ht to Contest. Tenant shall have the right before any delinquency occurs to contest or object to the amount or validity of any Imposition by appropriate Iegal proceedings, but such I-ight shall not be deemed or construed in any way as relieving, modifying or extending Tenant's covenant to pay any such Imposition at the time and in the manner required by law. Any such contest shall be conducted in accordance with and subject to the requirements of all Applicable Laws and otherwise in a manner that dogs not subject the Agency's title to the Premises to foreclosure or forfeiture. Tenant shall indemnify, defend, and hold the Cit;~, the Agency and their respective elected and appointed officers, officials, employees, agents and representatives (all of the foregoing, collectively the "~~detees"} harmless from and against all liabilities, losses, damages, fines, de±ieiencies, penalties, claims, ~ F., L ~~ i io29~~-s 4 demands, suits, actions, causes of action, legal or administrative proceedings, judgments, costs and expenses (including without limitation reasonable attol-neys' fees and court costs) (all of the foregoing, collectively "~~afs") arising as a result of or h1 connection with any such contest brought by Tenant. During any contest of an Imposition, Tenant shall (by pa~~ment of disputed sums, if necessary) prevent any advertisement of tax sale, foreclosure of, or any divesting of the Agency's title, reversion or other interest in the Property or the Premises. Upon final determination of the amount or validity of any Imposition contested pursuant to this Section 3.2, Tenant shall immediately pay such Imposition and all costs and expenses relating to such challenge. 1~1~Al~TA~~l~~~,I~T'I', ~TS~ AI~d~ ~~~TI~I~? €l~+ '~~+ ~P~~P~~T~ 4.1 Permitted Uses. The Premises shall be used solely for the operation of the Business and related operations as described in this Section, and for no other pun}oses without the prior written consent of the Agency which Agency may grant or deny in Agency's sole discretion. Tenant shall not do or suffer or permit anything to be done in or about the Premises, the Building or the Property, nor bring or keep anything therein that would in any Gvay subject Agency to any liabilit~~, increase the premium rate of or affect any ~.re; casualty, rent or Other Agency insurance policy relating to the Property or the Fremises or any paz-t thereof, or cause a cancellation of, or give rise to any defense by the insurer to any claim under, or conflict with, any such policy. If any act or omission of Tenant results in any such increase in premium rates, Tenant shall pay to Agency upon demand the amount of such increase. No fuel storage tanl~s or other receptacles maybe located at the Premises without the Agency's prior written approval and Agency may condition such approval upon Tenant's provision of proof of adequate insurance coverage for such purpose. Tenant agrees that (i) it shall require its employees, agents and licensees to obtain proof of valid driver's licenses before permitting vehicles to '~e test- driven; and (ii) vehicle test drives may not be conducted on the Premises, and Tenant agrees that Tenant's employees, agents or licensees shall drive vehicles off the Premises before peimitt:ing them to betest-driven. The Parties agree that operation of the Business may include the following- activities, and such activities are permitted under this Agreement subject to any conditions and limitations. set forth in this Lease: Operation of are alternative transportation showroom and sales center for new and used vehicles manufactured by both small and large manufacturers, including: electric vehicles, hybrids, modified vehicles, and vehicles using alternative fuels (e.g., hydrogen, GNG, biofuel, solar} Provision of consumer information and education regardiln.g sustainable green transportation, performance and cost, including sponsorsiup of customer seminars and workshops. Marketing to individuals and Meet sales, including: large companies, groups, clubs, and municipalities :.~..~ I1C2923-5 5 ~ Sale and display of scooters, bicycles, and other transportation options ® Sale and display of parts and equipment Provision of after-market product sales, vehicle modification and personalization ® Provision of repair and upgrade service, equipment, and accessories ® Provision of certification/training for sales and service staff ® Uses that are not identified above and are currently permitted in the existing Green Building Exchange business plan may occupy portions of the site, subject to the prior written approval of the Agency. 4.2 Signa~e. Tenant shall obtain the prior approval of the Agency, which approval inay be withheld in Agency`s sole discretion, before placing any sign or symbol on doors or windows or elsewhere in or about the Premises so as to be visible from the exterior of the Building, or upon any other part of the Building or Property. Any signs or symbols which have been placed without Agency's approval may be removed by Agency. TJpon expiration or termination of this Lease, all signs installed by Tenant sha11 be removed and any damage resulting therefrom shall be promptly repaired by Tenant, or such removal and repair maybe done by Agency and the cost charged to Tenant as Rent. 4.3 Nondiscrimination. Tenant hereby covenants by and for Tenant, its successors and assigns, and all persons claiming under or through Tenant, and this Lease is made and accepted upon and subject to the folio«~ing conditions: that there shall be no discrimination agauist or segregation of any person or group of persons, on account of any basis listed in subdivision (a} or (d} of Section 12955 of the Government Code, as those bases are defined in Sections 12926;12926.1, subdivision (m) and paragraph (1} of subdivision (p) of Section i:?955, and Section 12955.2 of the Government Code, ul the lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Premises nor shall Tenant or any person claiming under or through Tenant establish or pe~-~mit any such practice or practices of discrimination or segregation. 4.4 Easements: Resei-~~ation of Rights. ~iTithout notice and without liability to Tenant, and without effecting an eviction or disturbance of Tenant`s use or possession, Agency sha11 have the right to (i) grant utility easements or other easements in, or subdivide or make other changes ire the legal statas of the Propel ~y or tho Freir~ises as Agency shall deem appropriate in its sole discretion, provided such changes do not substantially interfere with Tenant's use of the Premises for the use pennitied hereunder; {ii} enter the Premises at reasonable times and with reasonable advance notice (and at any time in the event of an emergency), to inspect (including inspections by prospective lenders for or buyers of the Property), or repair the Premises or the Building and to perform any acts related to the safety, protection, reletting, sale or improvement of the Premises or the Building; (iii) install and maintain signs on and in the Building and the Property; and (iv) make such nzles and regulations as, in the reasonable judgment of Agency, maybe needed from three to tune for the safety of the tenants, the care and cleanliness of the Premises, the Building and the Propem~ and the preservation of good order therein. Agency shall at all times retain a key with which to unlock all of the doors in the Premises, except Tenant's vaults and safes. if an emergency necessitates ill~.mediate access to the Premises, Agency may use whatever force is necessary to enter the Premises and any such entry to thc• Premises shall not ~. 1102923-5 6 constitute a forcible or unlawful entry into the Premises, a detainer of the Premises or an eviction of Tenant from the Premises or any portion thereof. 4.~ 1`~~Iaintenance and Inspection of the Premises. 4.5.1 Maintenance. At Tenant's sole cost and expense throughout the Term, Tenant shall operate, maintain, repair and manage the Premises including all tenant improvements, fixtures, fuz~l.ishings, landscaping and Improvements in good order and repair and in neat, clean sanitazy and safe condition in compliance with all local, state and federal laws, statutes and regulations relating to the use, occupancy or operation of the Premises. Tenant shall ensure that the Premises are sensed by adequate lighting in accordance with applicable building codes. Tenant shall promptly; at Tenant's awn cost and expense, make all necessary repairs; including replacements or renewals when necessary, and all such repairs shall be at least equal in quality to the original work, reasonable wear and tear accepted. Tenant shall heap and maintain all portions of the Premises in a clean and orderly condition, free of accumulation of dirt, z-ubbish, and graffiti. Tenant's failure to mmaintain the Premises in accordance with this Agreement shall, in the Agency's discretion, be grounds for tenxzination of this Agreement pursuant to Article XIII. 4.x.2 Inst~ection. At any time during the Term, upon reasonable advance notice and during normal business hours, the Agency may conduct interior and/or exterior inspections of the Premises to confirm that they are being properly maintained as required herein. Following its inspection, the Agency may deliver to Tenant wzitten notification of any portions of the Premises which the Agency- has determined are. not being properly maintained, and Tenant shall promptly prepare and deliver to the Agency Tenant's proposed plan for remedying the indicated deficiencies. Tenant's failure to deliver a remedial plan and to complete remedial worl; within a reasonable time as determined by the Agency ii1 its reasonable discretion shall be a default under this Agreemment. The failure of the Agency to inspect or to notify Tenant of any deficiency shall not be a waiver of default or of the Agency's right to enforce Tenant's maintenance and repair obligations. Tenant shall defend (with counsel approved by Agency), il-~denuliry and hold the Indemnitees harmless from and against any and all claims arising out of Tenant's failure to fully and timely fulfill its obligations to maintain and repair the Premises as required hereunder. 4.o Agency's Right to Perform Tenant Obligations. If following notice and the expiration of any applicable cure period as set forth in Article VIII, Tenant faits to perform its obligations to maintain the Premises in accordance with the standards set foz-th in fnis Agreeirlent, the Agency shall have the right, but not the obligation, to perform such work upon delivery of uTi-itten notice to Tenant, and Tenant shall reimburse the Agency for all expenditures the Agency incurs in connection with such work together with interest thereon at the Default Rate specified in Article IX. The Agency's election to undertake such obligation shall not operate as a waiver of any other right or remedy the Agency inay have pursuant to this Agreement. 4. % Agency I~TOt Obligated to Perform Ret~airs. Notwithstanding any contrary provision herein, the Agency shall not be obligated to make any repairs, alterations, additions, 1102923-5 7 improvements or betterments to the Preznises during the term of this Agreement nor shall the; Agency be obligated to maintain or operate the Premises. 4.8 Compliance with Laws. At Tenant's sole cost and expense, Tenant shall procure and maintain all gavern•mental approvals, licenses and permits required for the proper and lawful conduct of Tenant's permitted use of the Premises. Tenant shall comply with all Applicable Laws pertaining to the use, operation, and management of d1e Premises. Tenant shall not use the Preznises for any unlawful purpose or perform, permit or suffer any act of omission or commission upon or about the Propez-ry or the Premises which would result in a nuisance or a violation of law. 1 errant shall use its best efforts to not permit any permittees, licensees, gue;sts or invitees to use the Premises for any unlawful purpose or perfoz-zn, pernit or suffer any act of omission or commission upon or about the Property or the Premises which would result in a nuisance or a violation of law. ~~ithout limiting the generality of the foregoing, Tenant agrees that throughout the term of this Lease Tenant shall maintain a valid City business license covering Tenant's operations at the Premises, and Tenant shall annually obtain a pez-znit iron the City Fire and Code Enforcement Divisions, including reviev,T of Hazardous ~~Iaterials ger~era.tion, use, handling, treatment, storage, transport or disposal ire, on or from the Premises. 4.9 Tenant IZitiht to Contest. Tenant shall have the right to contest by appropriate proceedings, in the name of Tenant, and without cost or expense to the Agency, the validity or application of any Applicable Law. If compliance with ary Applicable Law may legally be delayed pending the prosecution of any such proceeding without the incuz-rence of any lien, charge or liability against the Preznises or Tenant's interest therein, and without subjecting Tenant or the Agency to any liability, civil or criminal, for failure so to comply therewith, Tenant may delay compliance therewith until the anal determination of such proceeding. Tenant shall indemnify, defend (with counsel approved by the Agency}, protect and hold the Indeznnitees harmless from and against all Claims az-ising in connection uTith any such contest brought by Tenant. The foregoing indemnity obligation shall survive the expiration or earlier term>1-~ation of this Agreement. 4.10 Business Plans. By not later than the Effective Date and annually on the anniversary of the Commencement Date, Tenant shall deliver to the Agency a business plan, in the form and substance satisfactory to the Agency, setting fozih Tenant's plans for current operation ar~d fuh~re operations of the Business. A.~T~~.L~ ~j ~~ZATI~l~I~ ~ ~~~~T~~~~ 5.1 Chanties and Alterations. During the Tez-m of this Agreement, Tenant shall not make any change, alteration or addition ("Alter~ta€~rz") to the Building or other Improvements located on the Property without the pz-ior written consent of the Agency. All Alterations shall be made at Tenant's sole cost and expense and shall comply with all of the fallowing: (a) Unless Agency consents in writing, in no event shall any Alteration (i) affect the exterior of the Buildin6, (ii) affect any of the stz-uctural portions of the Building, including without limitation, the roof, (iii} require any change to the basic floor plan of the +. llo?9z~-s 8 Premise or any change to the structural or mechanical components of the Premises, (iv) dimi.iush the value of the Premises, (v) cause an increase in the premiums for hazard or liability insurance carried by Agency, or (vi) overload the floor load capacity or unduly burden the plumbing, heating, ventilation, air conditioning, electz-ical or other basic systems that serve the Building. (b) The Alteration shall be necessary for the operation of the Business. (c) No Alteration shall be undertaken until Tenant shall have obtained all required permits and authorizations of all federal, state or local agencies having jurisdiction ove~- the work. (d) The Alteration shall be made. in a good and workmanlike manner and :in compliance with all appli cable permits by a licensed contractor reasonably approved by Age:ney, in conformity with plans and specincations reviewed and approved by Agency, and in compliance with all Applicable Laws. (e} During the construction of any Alteration in, to or of, the Premises, or the permitted demolition or new construction or any restoration, Tenant shall comply with the insurance requirements set forth in Section 7.2, which policy or policies by endorsement thel-eto, if not tl3en covered, shall also ins~are any A1_teration or new construction, hncluding all materials and equipment incorporated in, on or about the Premises. (f) Prior to commencement of any construction, Alteration or repair, Tenant shall deliver to the Agency not later than twenty (20) business days written notice of the proposed work; a general description of the proposed work and sufficient infol-mation to permit the Agency to post a notice of nonresponsibility on the Premises. (g} Upon completion of construction of any Alteration, Tenant shall (i) file or cause to be filed in the Official Records of San Mateo County a Notice of Completion with respect to the subject work in compliance with Civil Code Section X093 or any successor statute, and {ii) deliver to Agency evidence of full payment and unconditional final waivers of all liens for Labor, services, or materials. Upon request of Agency, Tenant shall snake available to Agency followh~g the completion of any Alteration a full set of as built plans for such Alteration. Tenant shall file a valid notice of cessation or notice of completion upon cessation of :,:~R~iri:i~:;t10I1 Gt the AlteratlOn for- a continuous period of thirty (30} days or iTiore, ;~.id shall take all other reasonable steps to forestall the assertion of claims or liens against the Property or the Improvements. The Agency may (beat has no obliffation to} record any notices of completion or cessation of labor, or any other notice that the Agency deems necessary or desirable to protect its interest in the Property and the Improvements. 5.2 No Right to demolish. Notwithstanding any other provisions of this Article V, Tenant shall have no right to demolish the Improvements or any part thereof, unless Tenant shall have received the prior written approval of the Agency which Agency may grant or deny in Agency's sole discretion. 5.3 Compliance with Laws. Tenant shall carry out all construction activity at the Premises in conformit~T with all applicable state and federal laws and regulations, including without limitation, all applicable state and federal labor laws and standards, and all applicable ~t 1102923-5 9 provisions of the California Labor Code, and all disabled and handicapped access requirements, including without limitation, the Americans with Disabilities Act, 42 U.S.C. Section 12101, et seq., California Government Code Section 440, et seq.; California Governnment Code Section 11135, et seq., and the Unruh Civil Rights Act, California Civil Code Section ~ 1, et seq. Tenant shall comply with ail City ordinances and regulations relating to the conduct of construction, including without limitation, all City ordinances and regulations relating to noise, construction hours, and maintenance of the construction site. All of the foregoing state, federal and local laws, regulations and ordinances are hereafter referred to as the "A~p~iea.~~e I.f~ws." 5.4 Rights of Access. The Agency shall have the right of access to the Premises during nol-mal business hours for purposes of assuring compliance with this Article V. The Agency shall give Tenant reasonable advance notice prior to exercising its rights pursuant to this Section 5.4 except in the event of emergency ire which case notice shall not be required. 5.~ Indemnity. Tenant shall defend (with counsel approved by the Agency), indemnify and hold harmless the Indemnitees from a~.zd against any and all present and future Claims arising during the term of this Agreement nom or in connection with Tenant's failure to comply with al1_ Applicable Laws relating to the operation or maintenance of the Premises or the Improvements, or Tenant's activities or perfozmance under this Agreement, whether such activity or performance is by Tenant or by anyone directly or indirectly employed by or contracted with by Tenant and whether such Claim shall be discovered before or after the expiration or termination of this Lease. Tenant's indemnity obligations under this Section 5.5 shall not extend to Claims ar-~sing solely as a result of the Indemnitees' gross negligence or willful misconduct. At its sole discretion, the Agency may participate at its own expense in the defense of any claim, action or proceeding, but such pa1-ticipation shall not .relieve Tenant of any obligation imposed by this Agreement. - - 5.6 Mechanic's Liens. Tenant shall not pernzit any mechanics', materiahnen's or other liens, to be pled against the Premises, the Property or any part thereof or against Tenant's leasehold interest in the Premises or part thereof. Agency has the right at ail times to post ar.~d beep posted on the Premises any notice that it considers necessary for protection from such liens. If Tenant fails to cause the release of record of any lien(s) f led against the Premises or Tenant's leasehold estate therein, by payment or posting cf a proper bond wili.hin ten (10) days from the date of the lien fling(s), then Agency may, at Tenant's expense, cause such lien(s) to be released by any means Agency deems proper, including but not limited to payment of or defense against the clahn giving rise to the liens}. All sums reasonably disbursed, deposited or incurred by Agency in connection with the release of the liens}, including but not limited to all costs, expenses and attorney's fees, shall be due and payable by Tenant to Agency as Additional Rent on demand by Agency. ATICL~ ~T~ C~l~~T~~~d Q~~' ~'~~ PTeJ~~S~S; ~l~T~~Y? ~hIl~EI~T~A~ l~A ~T~~,S 6.1 Condition of the Premises. io~o~;-s 10 6.1.1 AS-IS Condition; Waiver. Tenant will lease the Premises in its "AS IS" condition as such condition exists as of the Commencement Date. Tenant hereby waives the provisions of Sections 1941 and 1942 of the California Civil Code and any other present or future law permitting repairs by a tenant at the expense of a landlord or termination of a lease by reason of the condition of the leased premises. 6.1.2 No Representations. Tenant acknowledges that neither Agency nor an.y of Agency's agents has made any representation or warranty regarding the condition of d7e Premises or as to the suitability or fitness of the Premises for the conduct of Tenant's business, including but not limited to, the condition of the Building and other Improvements, the condition of soil, its geology, topography, the presence or absence of fill, the presence or absence of Hazardous Materials, drainage, r`lood zone designation, or compliance with Hazardous Materials Laws, and no patent or latent defect or deficiency in the condition of the Premises shall affect the rights of Tenant or the Agency hereunder. Tenant further acknowledges that neither Agency nor any of A_gency's agents has agreed to undertake any alterations or additions or to construct arly tenant improvements to the Premises. Tenant shall rely solely an its awn independent investigation and judgment as to all matters relating to the Properly and the Premises. Tenant acknowledges a.nd agrees that prior to the Effective Date it has made such investigations of the Premises, including without limitation such inquiries of govenumental agencies, soils testing, tests and inspections as Tenant deemed necessary to determine the condition of the Premises, and has approved all such characteristics and conditions and shall lease the Premises in its condition as of the Effective Date "AS-IS" "WHERE-IS" AND WITH ALL FAULTS. Tenant ~.irt'rrer acknowledges that the Agency has made available to Tenant ail data and information related to the Premises in Agency's possession, but without warranty or representation by the Agency as to the completeness, correctness or validity of such data and information. 5.2 Tenant's Covenants. Tenant hereby caver_ants and agrees that throughout the Term: (a) The Premises, and the use and operation trrereof, shall be in compliance with all Hazardous Materials Laws, and Tenant shall not cause or permit the Premises or any portion thereof to be in violation of any Hazardous Materials Laws. Cb) Tenant shall not cause or permit any Hazardous Material to be generated, brought onto, used, treated, stored, manufactured, transported to or from, or disposed of in, on, under, about ar nom the Premises, the Building or the Property by Tenant or Tenant's agents, employees, contractors, subtenants or invitees (collectively "'~'Lna~t li:'arties"), except for limited quantities of materials custornar~Iy used in the operation of the Business or the use or maintenance of the Premises, provided such materials are used, stored and disposed of in compliance i~~ith Hazardous Materials Laws. At Tenant's sole cost and expense, Tenant shall use, store and dispose of all such Hazardous Materials in strict compliance with all Hazardous 11~aterials Laws, and sliail in ail other respects comply with all Hazardous Materials Laws. (c) Notice of Release or Investigation. If during the Term, Tenant becomes aware of (a) any actual or threatened release of any Hazardous Material in, on, under, or about g 1 ro?~?3-s 11 the Premises, or (b) any inquiry, investigation, proceeding, or claim ("~aza~~dous l~~ierlals Clam"} by any government agency or other person regarding the presence of Hazardous Material in, on, under, or about the Premises, Tenant shall give A gencv written notice of the release or investigation within five (5) days after learning of it and shall simultaneously furnish to Agency copies of any claims, notices of violation, reports, or other writings received by Tenant that concern the release or investigation. (d) ~%~~ithout the Agency's prior written consent, which shall not be unreasonably withheld, Tenant shall not take an~T remedial action in response to the presence of any Hazardous Materials in, on, under, or about the Premises (other than in emergency situations or as required by governmental agencies having jurisdiction iln which case the Agency agrees to provide its consent), nor enter into any settlement agreement, consent decree, or other compromise with respect to any hazardous I~iaterials Claizn. (e) If the presence of any Hazardous Material on the Premises results in any contamination i11 violation of Hazardous Materials Laws, except to the extel~t such contamination is caused by the City or the Agency, Tenant shall promptly take all actions at its sole expens~° as are necessazy to remediate the Preir~ises as required by law; provided that the Agency's approval of such actions shall f'stst be obtained, tivhich approval may be withheld in the Agency's reasonable discretion. All casts and expenses of any Remedial Work shall be paid by Tenant, it being understood that `she Agency shall incur no cost, expense or liability in eonnectior~ tivith any Remedia'. Work. The Agency shall have the right, but no obligation, to join and participate in, as a party if it so elects at the Agency's cost, any legal proceedings or actions initiated in - connection with any Hazardous 1_Vlaterial Claims. For purposes of this Agreement, "~em.e€t~al Word:" means aI1 investigation, testing, analysis, monitoring, restoration, abatement, detoxification; containment, handling, treatment, relnovai, storage, decontamination, clear-up, - - transport; disposal or other ameliorative work or response action required by (i) any Hazardous Materials Laws, (ii) any order or request of any federal, state or local governmental agency, or (iii) any judgment, consent decree, settlement or compromise with respect to any and all enforcement, clean-up, removal, remedial cr other gove-mmental or reffulatory actions or agreements or orders threatened, instituted, or completed pursuant to any Hazardous Materials Laws or any actions, proceedings or claims by such entities or third pasties re1_ating to or arising out of the breach of any Hazardous Materials Laws or tine presence or release o any Hazardous I~~iater-ia1_ L-~, on, under or fror~l the Premises or the Property. 6.~ Release of Claims. Tenant hereby waives, releases and discharges forever the Irldei~nn.itees tom all present and fui~.rre Claims Tenant play have arising directly or indirectly from the presence or alleged presence of Hazardous I~faterials on, under, in or about the Premises; provided however, this release excludes and shall not apply to (i) any Hazardous Material that originates from any City- or Agency-owned property other than the Property and which migrates onto the Premises after the Commencement Date, or (ii) any Hazardous Materials that are generated or caused by the Indemnitees' acts or omissions after the Conunencement Date. Tenant is aware of and familiar with the provisions of Section 152 of the California Civil Code which provides: .._ ~ 1102923-5 1 J A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE C ~DITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT TY:E TIME OF EXECUTING THE RELEASE, V~rHICH IF I~NO~NN BY HIM MUST H~.VE MATERIALLY AFFECTED HIS SETTLEMENT WITH TT~-IE DEBTCR. As such relates to this Section 6.3, Tenant hereby waives and relinquishes all rights and benefits which it may have under Section 1542 of the California Civil Code. Tenant Initials 6.4 Environmental Indemnity. Tenant shall indemnify, defend (with counsel approved by the Agency) and hold the Indemnitees harmless from and against all Claims arising during the Tenn and resulting, arising, or based directly or indi~ ectly in whole or in part, upon (i) the presence, release, use, generation, discharge, transport, storage or disposal of any Hazardous Materials on, under, in or about, or the transportation of any such Hazardous Materials to or from the Premises during the Tenn, (ii) the failure of Tenant, Tenant's eir~ployees; agents, contractors, subcontractors, licensees, pernittees, or any person acting on behalf of any of the foregoing to comply with Hazardous Materials Laws, or (iii) the breach by Tenant of any of its caverlants contained in this Article VI. The foregoing indemnity shall further apply to any contamination of any propel ~y or natural resources arising in connection with the generation, use, handling, treatment, storage, transport or disposal of any such Hazardous Materials, and irrespective o:E whether any of such activities were or will be undertaken in accordance with Hazardous IvIaterials Laws and shall include, without limitation, any Claims arising in connection with ;any investigation of site conditions or any cleanup, remedial, removal or restoration work ordered by a court or required by any federal, state, or local govei-mnental agency or political subdivision. This Section 5.4 shall survive the expiration or earlier termination of this Agreement. 6.5 Definstions. 6.5.1 Hazardous Materials. As used herein, "Haz~a d®~s l~I~teri~.Is" means any substance, ma.tei-ial, or waste w1_uch is or becomes regulated by any local, state or federal authority, agency or govenzrr3.ental body, ir_cluding airy material or substance wl~iich is: (i) defined as a "hazardous waste," "extremely hazardous waste," or "restl-icted hazardous waste" under Sections 25 i i 5, 251 17 or %~ 122.7, or 'listed pursuant to Section 25140 of the California Health and Safety Code, Division 20, Chapter 6.5 (Hazardous Waste Control La~~T}; (ii) defined as a "hazardous substance" under Section 25316 of the Califorua Health and Safety Code, Division 20, Chapter 6.8 (Ca?-pente?--Presley-Tanner Hazardous Substance Account A et}; (:..) lzi defrned as a "hazardous rr~aterial," "hazardous substance," or "hazardous waste" under Section 25501 of the California Health and Safety Code, Division 20, Chapter b95 (Hazardous IVlaterials Release Response Plans and Inventory}; (iv} defined as a "hazardous substance" under Section 25281 of the California Health and SafetST Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances}; (v} petroleum; (vi) n-iable asbestos; (vii) polychlorinated biphenyls; (viii) listed under Article 9 or defined as "hazardous" or "extremely hazardous" pursuant to Article 1 ? of Title 22 of the California Administrative Code, Division 4, Chapter 20; (ix) designated as "hazardous substances" pursuant to Section 311 of the Clean Water Act (33 U.S.C. 61317); (x) defined as a "hazardous waste" pursuant to Section 1004 of the P.esource i io?9L3-s 13 Consex-vation and Recovery Act, 42 U.S.C. §6901, et seq. (42 U.S.C. §6903); or (xi) defined as "hazardous substances" pursuant to Section 101 of the Comprehensive Enviromnental Response, Compensation, and Liability Act, 42 U.S.C. X9601, et seq., as the foregoing statutes and regulations now exist or may hereafter be amended. 6.5.2 Hazardous Materials Laws. As used herein "~aza~ do~as Mategl~ais Laws" means all federal, state and local laws, ordinances, regulations, orders and directives pertaining to Hazardous Materials, including without limitation, the laws, statutes and regulations cited in the preceding Section 6.5.1, as any of the foregoing may be amended from time to time. A~~'~~~L~ ~~ I~D~h~~T~' A> Il~SrJ~~T~C~ 7.1 Indezmnity. To the fullest extent permitted by law, Tenant shall defend (with cou~lsel approved by Agency), indemni~ and hold Indemnitees harmless froze and against any and all Claims arising out of or relating directly or indirectly to this Lease or the Premises (including without limitation, Claims for or relating to loss oz or damage to property, injury or death of any person, and economic losses and consequential or resulting damage of any kind), including any Claim arising from or in connection with o?- in any way attributable to: (i} the use or occupancy, or manner of use or occupancy of the Premises, the Building or the Property by Tenant or the Tenant Parties, (ii) any act. error, omission or negligence of Tenant Parties or any invitee, guest or licensee of Tenant in, on or about the Property, (iii) any Alterations, activity, work, or thing done, omitted, permitted, allowed or suffered by Tenant or Tenant Parties in, at, or about the Premises, the Building or the Property, or (iv) any breach or default in performance of any obligation on Tenant's pay i in the performance of any covenant or agreement to be perfc>nned under this Lease, except Claims caused by the sole gross negligence or willful misconduct of Agency. Tenant's compliance with the innsurance requirements set fot-th in this Lease shall not i!n any way restrict, limit or modify Tenant's indemnification obligations hereunder. The provisions of this Section shall survive the expiration or earlier termination of liliis Lease. 7.2 Tenant's Insurance. Tenant shall, at its sole expense, procure and maintain throughout the Tenn all of the following: (a) Comimercial general liability insurance intruding contractual liability coverage, written on an "occui7ence" policy fora; covering bodily injury, property damage and personal injury and including coverage for leakage/spills of Hazardous Materials result>nng nom the generation, use, handling, treatment, storage, transport or disposal of such materials, arising out of or relating (directly or indirectly} to Tenant's operations, conduct, assumed liabilities, and use or occupancy of the Premises, the Building and the Property.. naming the Inden-ulitees as additional insureds, with minimum coverage in the amount of Two Million Dollars ($2;00O,OOC) per occurrence combined single limit for bodily injury and property damage and Five Million Dollars ($5,000,000) in the. aggregate; (b) Property insurance protecting Tenant against loss or damage by fire and such other risks as are il-~surable under then available standard forms of "all risl~" insurance ~ ~~ t io?9~~-s 14 policies, covering Tenant's personal property and trade fixtures in or about the Premises or the Property, and any improvements andJor Alterations in the Premises, in an amount not less than one hundred percent (100%) of their actual replacement cost or highest insurable value; (c) ~4'orkers` cozr.pensatian insurance in at least the statutozy amounts; and (d} Comprehensive automobile liability insurance with a iniiumum coverage of Two Million Dollars (u2,000,000} per occurrence, combined single Iinut providing coverage for owned, fired and rlon-awned velucles. (e} Garage Keepers Legal Liability insurance in an amount not less than Five 1!/fillion Dollars (~'S,000,000), combined single Ii7nit. The foregoing policies shall protect Tenant as named insured, and Agency and the other Indemnitees as additional insureds, and if subject to deductibles shall provide for deductible amounts not in excess of those approved uz advance in writing by Agency in its reasonable discretion. Agency resezves the right to increase the foregoing amount of required liability coverage fiom time to time (but not more often than once each calendar year} to adequately protect Indenu~.itees and to require that Tenant cause any of its contractors, vendors or ether parties conducting activities in or about or occupying the Premises to obtain and maintain insurance as determined by Agency and as to which the Indemnitees shall be additional insureds. %.3 Excess Coverage Liability Policy. Nothing in tr~is Article ~~II shall prevent Tenant from obtaining insurance of the kind and in the amounts provided for under this Article . under an excess coverage liability insurance policy covering other properties as well as the Premises; provided, however, that ar~y such policy of excess coverage liability insurance (i) shall _ specify those amounts of the total insurance allocated to the Premises, which amounts shall ::ZOt be less than the amounts required by Section 7 ?, (ii) such amounts so speciried shall be sufficient to prevent any one of the insureds from becoming a co-insurer within the terms of'the applicable policy, and (iii) shall, as to the Premises, otherv~~ise comply v,Tith t+he requirements of this Article as to endorsements and coverage. 7.d. Policy Fonn. Fach insurance policy required pursuant to Section 7.2 shall be issued by an insurance company licensed in the State of California and with a general polzcyl}.clders' ?~atiTig o± ``~":±" or better and a ilnanciai size ranking of "Class ~ lI~' Or higher In the most recent edition of Best's Insurance Guide. Facl~ insurance policy, other than Tenant's workers' compensation insurance, shall (i) provide that it may not be materially changed, cancelled or allowed to lapse unless thirty (30) days' prior written notice to Agency is first givers; (ii} provide that no act or omission of Tenant shall affect or limit the obligations of the insurer v,-ith respect to any other insured; (iii) include ail waiver of subrogation rights endorsement necessary to effect the provisions of Section 7.6; and (iv) provide that the policy and the coverage provided shall be primary, that Agency, although an additional insured, shall nevez-theless be entitled to recovery under such policy for any damage to Agency or the other Indemnitees by reason of acts or omission of Tenant, and that any coverage can~ied by Agency shall be noncontz-ibutory with respect to policies carried by Tenant.. Each such insurance policy or a cei ~ificate thereof shall be delivered to Agency by Tenant on or before the Commencement Date, and thereafter Tenant shall deliver to Agency renewal policies or certincates at least thiz-t_y ioL9z~-~ 15 (30) days prior to the expiration dates of expiring policies. If Tenant fails to procure such insurance or to deliver such policies or certificates to Agency, and such failure continues five (5) business days after notice thereof from Agency to Tenant, Agency may, at its option, procure the same for Tenant's account, and the cost thereof shall be paid to Agency by Tenant upon demand. Agency may at any time, and from time to time, inspect and /or copy any and all insurance policies required by this Lease. 7.5 Instuallce of Tenant's Contractors and Agents. In addition to any other insurance requirements, Tenant expressly agrees t1~at none of its agents, contractors, worl~men, mechanics, suppliers or invitees performing construction or repair work in the Premises shall commence such work unless and until each of them shall fiunish Agency with satisfactory evidence of insurance coverage, financial responsibiliy and appropriate wi~tten releases of mechanic's or nlater-~almen's lien claims, as necessary. 7.6 VoTaiver of Subrogation. Tenant and Agency shall cause the insurance compa~ues issuing their respective property (f rst party) insurance to waive any subrogation rights that those companies may have against Tenant or Agency, respectively, as long as the insurance is not invalidated by the waiver. If the waivers of subrogation are contained in their respective insurance policies, Agency and Tenant waive any right that either may have against the other on account of any loss or damage to their respective property to the extent that the Ions or damage is insured under their respective i~-~surance policies. 7.7 Agency's Insurance; Tenant Res onsibility. Agency shall maintain throughout the Tern Liability insurance and propez-ry damage insurance comparable to or exceeding the coverage and amounts of insurance can-ied by reasonably pz-udent owners of comparable buildings and workers' compensation coverage as required by law. Tenant agrees that if the Premises or part thereof sustain any damage during lihe Tenn, Tenant shall pay the amount of any deductible Agency or City are required to pay in connection with such casualt-jT; up to a maximurr~ of Five Thousand Dollars ($5,000) per occurrence; pro~~ided however, nothing in this Section is intended to or shall be cons`u-ued as Limiting Tenant's liability for property damage arising in connection with or caused by T erlant's or Tenant's employees, agents, or Licensee's use of the Premises. ART~~~~. ~~ ~ Ah~~ ~~TI~ ~~u'~'RrJC`P~~1~T; C~P~~Td~TA~ ~~I~ 8.1 Damage or Destruction. If during the Tenn, the Premises are damaged by Tire or other casualty such that access to or use and occupancy of the Premises is materially impaired, the Agency shall elect in the exercise of Agency's sole discretion, by written notice delivered to Tenant within sixty (60) days following the date of the occuner~ce of the damage, to either demolish the Improvements or to restore and rebuild the Premises as nearly as possible to their condition immediately prior to such damage or destz-uction, subject to any restrictions imposed by changes in any Applicable Law. If the Agency elects to restore the Premises, the Agency shall diligently cagy out such rebuilding to completion as soon as possible following the date of o~~currence of the dammage or the date upon which insurance proceeds are made available for such work. If the Agency does not elect to restore the Premises, then at the Agency's option this 1 ioz9~~-s 16 Agreement shall termnate upon delivery of written notice to Tenant. If the Agency elects to restore the Premises, the Agency shall confer with Tenant regarding the design and plans for such restoration of the Premises. 8.2 Notice Rewired. In the event of material damage to or destruction of the Premises, or any part thereof, Tenant shall promptly give the Agency notice of such occurrence and take all actions reasonably required to protect against hazards caused by such damage or destruction. For purposes of this Article VIII, damage or destruction shall be deemed to be material if the estimated cost to repair equals or exceeds Fifty Thousand Dollars ($50,000). 8.3 Agency's Right to Terminate. Notwithstanding any contrary provision of this AI-ticle VIII, the Agency shall have the option to terminate this Agreement and be relieved of the obligation to restore the Premises where all or substantially all of the Premises are substantially damaged er destroyed and such damage or destruction resulted ficrn a cause not insured against by Tenant andJor the Agency nor required to be insured against by Tenant and/or the Agency under this Agreement. 8.4 Conde>,mnation. 8.4.1 Total T akin i; -Termination. If title to the Premises or so much thereof is taken through the exercise of any goverunent power (by legal proceedings er otherwise) by any public or quasi-public authority or by any other party having the right of eminent domain, olr by a voluntazv sale or transfer either under threat of exercise. of eminent domain or while legal proceedings for eminent domain are pending so that reconstruction of the Prenuses will not result in the Premises being reasonably suitable for Tenant's continued occupancy- for the uses and purposes pernitted by this Lease, this Lease shall terminate as cf the date possession of the Premises or part thereof is so taken. 0.4.2 Partial Taking. If any part of the Premises is taken through the exercise of eminent domain (or is voluntarily conveyed under the threat thereof) and tlhe remaining paz-(: is reasonably suitable for T er_ant's continued occupancy for the uses and purposes permitted by this Lease, this Lease shall as to the part so talcen terminate as of the date that possession of such pall of the Premises is taken and the Rent shall be reduced in the same proportion that the floor area of the portion of the Premises taken (less any addition thereto by reason of any reconstruction) boars to the original floor area of the Prenuses as reasonably determined by Agency or Agency's architect. Agency shall; at its own cost and expense, snake all necessar<,~ repairs or alterations to the Premises so as to make the portion of the Premises not taken a complete unit. 8.4.3 No Ap~oi-tionment of Award. All condemnation awards and similar payments shall be paid and belong to Agency, except for any amounts awarded or paid specifically to Tenant for leasehold improvements, removal and reinstallation of Tenant's tirade natures and personal property, Tenant's moving costs and Tenant`s goodwill. It is expressly understood and agreed by Tenant that except as otherwise stated in this Section, Agency shall be entitled to the entire award for arly partial or total taking. 8.4.4 Temporary Taking. No temporary taking of the Premises (T.~Thich shall inear~ a taking of all or any part of the Premises for one hundred eighty (180) days or less) shall ~, ~: 1102923-5 17 terminate this Lease or give Tenant any right to any abatement of Rent. .Any award made to Tenant by reason of such temporary taping shall belong entirely to Tenant, and Agency shall not be entitled to share therein. AR~~~ ~I~,, ~~ A~~I~C aJ'~ R~~~T '~'~ ~~R~~RR'I T~'NA~T'S ~,~~j~I~IAI~TTS If Tenant shall at any time fail to pay any Imposition or other charge payable by Tenant to a third party as required by this Agreement, or to comply with the requirements set forth in Section 7.2 pertaining to insurance, or to make any other payment or perform any other act oll its part to be made or performed hereunder within the time permitted by this Agreement, then the Agency, ai er thirty (30} days' wl7tten notice to Tenant and without waiving or releasing Tenant from any obligation of Tenant hereunder, may (but shall not be required to j: (i) pay such Imposition or other charge payable by Tenant; (ii) pay for and maintain the insurance policies required pursuant to this Agreement, or (iii} make such other payrner,t or perform such other act on Tenant's part to be made or performed under this Agreement; and the Agency may enter upon the Premises for such purpose and tape all such action thereon as may be reasonably necessary therefor. All sums paid by the Agency and all costs and expenses intoned by the Agency in connection with any such payment or the performance of any such act (together with interest; thereon at the Lefault Rate fi-orr"i the respective dates of the Agency's making of each such payment) shall constit!lte additional Rent payable by Tenant under this Agreement and shall be paid by Tenant to the Agency on demand. The "I~eianlf Rafe" shall mean interest calculated at an annual rate equal to the lesser of twelve percent {12%) or the maximum rate of interest permitted by law. A.R~`~~'~.~ ~ 1°dI~RT~A~~S9 ~~J~~R~L~IATg~I~ AT~~ ~~~~~F~L 10.1 hTOn-Subordination of Fee. Nothing in this Agreement shall be constl-ued as an agreement by the Agency to subordinate its fee interest in the Property or its right to rent tit j'1riCiit$ i;reurlder or any Gti'iL'T rg~it of rile Agency llereln. Except as ,`iprCSSly set f~r1111:C1 t111s Agreement, Tenant shall not mortgage its interest in the Premises without the A gency's prior written approval. Notwithstanding anything to the contrary, the Agency shall have no obligation to encumber or otherwise subordinate its fee interest i~r the Properly or approve any martgat;e of Tenant's leasehold estate. 10.2 Esto~nel Certificate. From time to time and within ten (10) days ai~er request by Agency, Tenant shall execute and deliver a certiflcate to any proposed lender or purchaser, or to Agency, certifying, with any applicable exceptions: {a) that this Lease is in full force and effect without modineation except as noted, (b) the amount, if any, of prepaid rent and deposits paid by Tenant to Agency (and not returned to Tenant), (c) the natua-e and kind of concessions, rent<rl or otherwise; if any, ~Thich Tenant has received or is entitled to receive, (d) that Agency has performed all of its obligations due to be performed under this Lease and that there are no defenses, counterclaims, deductions or offsets outstanding or other excuses for Tenant's ~k ~:. itozs?~-s 1~ performance under this Lease as of such date, and (e} any other fact reasonably requested by Agency or such proposed lender or purchaser. 10.3 Subordination. Tenant agrees that this Lease is subject and subordinate to (i) the lien of any mortgage, deed of trust or other encumbrance of the Building or the Property, (ii) all present and fui'ure ground or underlying leases of the Building or Property now or hereafter L~1 force against the Building or Property, and (iii} all renew=als, extensions, modifications, consolidations, and replacements of the items described in clauses {i} and (ii). 10.4 Subordination Agreement. The subordination described ill this Article X is self- operative, and no further instnzment of subordination shall be requi~°ed to make it effective. To contiz-m this subordination, ho«~ever; Tenant shall, within five (5) days after Agency's request, execute any `i~rther instruments or assurances in recordable form that Agency reasonably considers necessary to evidence or confine the subordination of this Lease to any such encumbrances or underlying leases. Tenant irrevocably appoints the City Manager of the City of South San rrancisco as Tenant's agent to execute and deliver in the name of Tenant any such instrument(s) if Tenant fails to do so. Trtis authorization shall in no way relieve Tenant of t~~e obligation to execute such instrument(s) of subordination. Tenant's failure to execute and deliver such instrument(s) shall constitute a default under this Lease. 10.5 Attornrrlent. Tenant covenants and agrees to attorn to the transferee of Agency's interest in the Property or the Building by foreclosure; deed in Lieu of foreclosure, exercise of any remedy provided in any encumbrance or underlying lease affecting the Building or the Property, or operation of law {without any deductions or setoffs), if requested to do so by the transferee, and to recognize the transferee as the lessor under this Lease. The transferee shall not be liable for: {a) lysly acts, omissions, or defaults of A gency that occurred before the sale or conveyance; or (b) The retuz-n of any secuz~ty deposit except for deposits actually paid to the transferee. 10.5 Nondisturbance. Provided that Tenant is not in default under this Agreement, Teziarzt' S pcS5esSloli, tise and ezljoymerli of tl~~; Premises Shari not be iriterfered with, uzsturl>ed er diminished, or otherwise affected in any mazun.er as a result of any act or omission of the A gency. 10.o Notice ofDefault; Ri~-ht to Cure. Tenant agrees to give written notice of ar~y default by Agency to the holder of any encumbrance or underlying lease affecting the Prerr~ises or part thereof. Tenant agrees that, before it exercises any rights or remedies under the Lease, the lienholder or lessor shall have tl-iP 1-lght, but not the obligation, to cure the default within the same time, if any, given to Agency to cure the default, plus an additional thirty (30) days. ~,enant agrees that this cure period shall be extended by the time necessary for the lienholder to begin foreclosure proceedings and to obtain possession of the Building or Property, as applicable:. ~~~'~C~~ AS s~~I°~?~l~aTT, T~~,NSI'~~, Al`~'~ S~~L~T TAN ~~' ~, lo?9as-s 19 1 1.1 Restrictions on Transfer Assignment and Encumbrance. Tenant shall have no right to sell, transfer, sublet, assign, encumber, hypothecate or otherwise convey ("'~'~a~sfc~") its leasehold interest hereunder or any portion of its interest in the Premmises, or triis Agreement voluntarily, involuntarily, by operation of law, or otherwise, without the Agency's prior written consent. No voluntary or involuntary assignee, subtenant, or successor in interest of Tenant shall acquire any rights or powers under this Agreement absent such consent. Any assignment or sublease without Agency's prior written consent shall, at Agency's option, be void and shall constitute an Event of Default entitling Agency to terminate this Lease and to exercise all other remedies available to Agency under this Lease and at law. i l .? No Invoiuntal-~~ Transfers. Without limiting any other restrictions on transfer contained in this Agreement, no interest of Tenant in this Agreement, the Premises or part thereof shall be assignable ~:~r transferable: (i) pursuant to any voluntary or involuntary proceeding under federal or state bar~i-uptcy or insolvency law; (ii) pursuant to any assignment of Tenant's assets far the benefit of its creditors; or (iii) pursuant to any order of attaclument, gar~~ishment, receivership; or similar action. Arly Transfer described ire i111s Section 112 shall constitute an Event of Default under this Agreement by Tenant, and the Agency shall have the right to terminate this Agreement pursuant to Article XIII as a result of any such transfer taking place, in which case this Agreement shall not be treated as an asset of Tenant. 11.3 Assum~tior_ Agreement and Release. No permitted Transfer shall be effective until any curable default hereunder shall have been cured and there shall have been delivered to the Agency an assumption agreement, executed by the transferor and the proposed transferee, whereby such transferee expressly assumes such obligations as arise and/or accrue at any time after such Transfer takes place; and whereby such transferee assumes liability for the obligations of this Agreement. 11.x- No Release of Obligations. The consent by Agency to an assiglunent or subletting hereunder shall not relieve Tenant or any assignee or subtenant fiom the requirement of obtaining Agency's express prior v,~ritten consent to any other or further assignment or subletting. No subtenant may assign its sublease, orrurther sublet its subleased premises, without Agency's prior written consent, which consent may be withheld in Agency's sole discretion. Neither an assignment or subletting nor the collection of rent by Agency from any person other than Tenant shall be deemed. a waiver of any of the provisions of this As-ticle or release Tenant Fromm its obligations to comply with this Lease, and Tenant shall remain fully and pr-umar-ily liable for all of T'enant's obligations under this Lease. 11.5 Proceeds of Sublease or A ssignment. Ln the event of any assignment or sub:ease, Agency shall be entitled to receive as Additional Rent hereunder, seventy-five percent (75°,io) of any consideration paid by the assignee or subtenant for the assignment or sublease, and in the case of a sublease, seventy-five percent (75%} of the excess of the amount of rent paid for ~t1ie sublet space by the subtenant over `d1e amount of Rent attributable to the sublet space; except that Tenant inay recapture on an amortized basis over the term of the sublease or assignment, any brokerage commission paid by Tenant in connection with the subletting or assignment (not: to exceed the amount of commissions t~Tpically paid in the market at the time of such subletting or assignment) and reasonable rr~arheting costs paid by Tenant in connection with the subletting or assigrunent. ~'~~'~' 1102923-5 G~ 11.6 Administrative Costs of Assig-n?nent Transaction. In connection with any request by Tenant for approval of an assignment or sublease, Tenant shall pay Agency's then standard reasonable processing fee, anv taxes or other charges imposed upon Agency or the Premises as a result of such assigmnent or sublease, and shall reimburse Agency for all reasonable casts, including the reasonable fees of attorneys consulted by Agency in connection with such assignment or sublease, whether or not such proposed assignment or sublease is consented to by Agency. 11.7 Sale by A~ency. Nothing contained in this Agreement shall be deemed in any way to limit, restrict or otherwise affect the right of the Agency to sell, transfer, assign or convey all or any portion of the right, title and estate ofthe Agency in the Prope~iy or the Premises; provided, however, that in each such instance any such sale, transfer, assignment or conveyance shall be subject to this Agreement, and Tenant's other r}ghts arising out of this Agreement shall not be affected or disturbed in any way by any such sale, transfer, assigrunent or conveyance. At such time as the Agency shall sell, transfer, assign or convey the entire right, title and estate of the Agency in the Property or the Fremises, ail obligations a1id liability on the part of the _A~;ency arising under this Agreement after the effective date of such sale, transfer, assigzunent or conveyance shall terminate as to the Agency, and thereupon all such liabilities and obligations shall be binding upon the transferee. 11.8 Licenses.. Tenant shall be permitted to grant licenses for use of the Premises for purposes consistent with Section 4.1 and the business plan provided pursuant to Section 4.10. Each licensee shall be required to indemni~ the Indemnitees against all Claims arising froir.~. or in connection with or in any way attributable to such licensee's use of the Premises or operation thereon, and shall maintain and provide proof of insurance coverage in form and amount acceptable to Agency consistent with the requirements of Article ~rII naming the Indemrutees as - additional insureds. Each license granted pursuant to this Section shall be in written form, shall be subject to the advance written consent of Agency, shall include the requirements set forth in this Section, and shall be terminable upon the expiration or earlier termination of this Lease. Prior to the commencement of the term of each license, Tenant shall provide a copy of the executed Lcense to Agency accompanied by proof of the licensee's con~;~liance with the insurance requirements set forth herein. A~~~~~1~J ~~ S~T~~*?I~~,Pa ~~ Pl~~~S1JSs ~i~L~~1`C~S ~~O~Pi 12.1 Surrender of Premises. Upon the expiration of t~is Lease, Tenant shall sturender the Premises in the same condition as vThen the Tenn commenced; with the exception of ordinary wear and tear and Alterations approved by _A_gency. Except for ftu~iture, equipment and trade fixtures (other than those which are afr"ixed to the Premises so that they cannot be removed without material damage to the Premises) all alterations, additions or improvements, whether teinporaiy or permanent in character; made in or upon the Premises, either by Agency or Tenant, shall ue Agency's property and at the expiration or earlier termination of the Lease shall remain on the Premises without compensation to Tenant; provided that, upon reasonable written request of Agency; Tenant shall, at its expense and without delay, remove any alterations, additions or improvements (including, without iin~itation, all telecommunications equipment and cabling, and Vii, ~ ~ . i i o~9?~-s 21 all alterations and improvements made by Tenant after the Commencement Date) made to t17.e Premises by Tenant and designated by Agency to be removed, and shall repair any damage to the Premises or the Building caused by such removal. If Tenant fails to complete such removal or to repair the Premises, Agency inay complete such removal and repair, and Tenant shall reimburse Agency therefor. If Tenant fails to remove such property as required under this Lease, Agency may dispose of such property in its sole discretion without any liability to Tenant, and further Inay charge the cost of any such disposition to Tenant. 12.? Hoid Over Tenancy. If Tenant shall hold over after the expiration or earlier termination of this Lease without Agency's written consent, Tenant shall be deemed, at Agency's option, to occupy the Premises as a tenant from month-to-month. During such tenancy (and pr7or to any termination by Agency), Tenant agrees to pay Agency, monthly in advance, an amount equal to the then fair market rental (as reasonably deteimined by Agency) for the Premises, together with all other amounts payable by Tenant to Agency under this Lease. Except as provided in the preceding sentence, such month-to-month tenancy shall be on the same terms and conditions of this Lcase except that any rene~,~~al options, e<~pansion options, rights of first refusal or any other rights or options contained in this Lease shall be deemed to be terminated and shall be inapplicable thereto. Agency's acc:?tance of rent after such holding over with Agency's written consent shall not result in any other tenancy or in a renewal of the iiutial term of li.his Lease. If Tenant remains Ire possession of the Premises after the expiration or earlier teimination of ibis Lease without Agency's written consent, Tenant's continued possession shall be on the basis of a tenancy at sufferance and Tenant shall pay Rent during the holdover pel-iod in an amount equal to one hundred fifty percent (150%) of the then fair market rental (as reasonably determined by Agency) for the Premises, together v~~ith all other amounts payable by Tenant to Agency. '~i'IC~.1/+ ~ ~~~'A €.J~~.,T, J~14~E~~~S A1~ T~;~~ T SON 13.1 Event of Default. Tenant shall be in default under this Agreement upon the occurrence of any of the following ("~ven*s ®f default"}: (a) Monetary Obligation. Tenant at any tL~rle is in default hereunder as to any monetar<yr obligation (ilicluaing W1thGu t 121miiatl0n, Tenant's obligation to pay tai es and assessments due on the Premises or part thereof, subject to Tenant's lights to contest such. charges pursuant to Section 3.2), and such default continues for thii~y (30) days after the date upon which the Agency shall :have given Tenant a Notice of Default (as defined in Section 13.2.1); (b) Insurance. Tenant fails to obtain and maintain any insurance required pursuant to Section 7.2 of thss Agreement, and Tenant fails to cure such default within ten (10) days following receipt of Notice of Default; (c) Abandonment. Tenant abandons the Premises and ceases to use it for the purposes authorized hereby for a period of ninety (90) days or more except when prevented by unavoidable Delay. ~~ i iozs~~-s 22 (d} Transfer. A voluntary or involuntary Transfer of all or any portion o f Tenant's interest il-1 this Agreement or the Premises occurs in violation of the provisions of Article XI or Tenant licenses the Premises or part thereof ire violation of Section 1 i.8. (e) Non-Monetary Obligations. Tenant defaults in the performance of any term, pl'oV151011, covenant or agreement contained in this Agreement other than an obligation enumerated in this Section 13.1, and unless a shorter cure period is specified for such default, the default continues for thirty (30} days after the date upon which _the Agency shall have given. written notice of the default to Tenant; pro•,~ided however, if the default is of a nature that it cannot be cured within thirty (30) days, an Event of Default shall not arise hereunder if Tenant commences to cure the default within thirty (30) days and thereafter prosecutes the curing c~f such default with due diligence and in ~aod faith to completion and in no event later than n;nety (90) days after receipt of a NNotice of Default; (~ Bankruptcy. Tenant files a voluntary petition in bankruptcy or files any petition or answer seeking or acquiescing in any reorganzation, al-rangement, composition, readjustment, liquidation, disso'l~?tion or similar relief for itself under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency or other relief for debtors; or seeks or consents to or acquiesces in the appointment of any tna.stee, receiver or liquidator of Tenant or of all or any substantial pal ~ of its property, or of any or all of the rojTaltias, revenues, rents, issues or profits thereof, or makes any general assignment for the benefit of creditors, or admits ire wl7ting its inability to pay its debts generally as they become due; (g) Reor6anization. A coul-t of competent jurisdiction enters an order, judgment or decree approving a petition filed against Tenant seeking arty reorganization, - _ dissolution or similar relief under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency or other relief for debtors, and such order, judgment or decree remains un~-~acated and unstayed for an aggregate of si xty (60) days from the Est date of entry thereof or any trustee receiver or liquidator of Tenant or of all or any substantial p,~.-t of its property, or of any or all of the royalties, revenues, rents, issues or profits thereof is appointed without the consent or acquiescence of Tenant and such appointment remains ur~vacated and unstayed for an aggregate of sixty {60} days, such sixty (60} day period to be extended in al.l cases dulZng any period of a bona fide appeal diligently pursued by Tenant; (h) Attaclunent. A writ of execution or attachinel?t or any silriilar process is issued or levied against all or an}j pal ~ of the interest of Tenant in the Premises and such execution, attacl_unent or similar process is not released, bonded, satisned, ar vacated or stayed withil~ sixty (60) days after its entry or levy, such sixty (b0) day period to be e~Ytended during any period of a bona fide appeal diligently pursued by Tenant; (i) Liens. Tenant's failure to satisfy the requirements of Section ~.~ hereof withal the time periods specified therein. i 3.2 Notice and OUnortunity to Cure. 110^923-5 ~ 3 13.2.1 Notice of Default. Upon the occurrence of a default hereunder, the non- defaulting Parry shall deliver a notice to the nonperforming Party (the "1~Totiee Q~ ~eiaaa.lt"), stating the nature of the obligation which such nonperforming Party has failed to perform, acid stating the applicable period of time, if any, permitted to cure the default. 13.2.2 Failure to Give Notice; No Waiver. Failure to give, or delay in giving, the Notice of Default shall not constitute a waiver of any obligation, requirement or covenant required to be performed hereunder. No faihu•e or delay by either Party in asserting any rigl:~ts and remedies as to any breach shall operate as a waiver of any breach or of any such rights or remedies. Delay by either Party in asserting an_y of its rights and remedies shall not deprive such Party of the right to institute and maintain any action or proceeding which it may deem appropriate to protect, assert or enforce any such rights or remedies. 13.3 remedies Upon Default. 13.3.1 Agency's Rennedies. Upon the occurrence of any Event of Default and in addition to any and all other rights or remedies of the Agency hereunder and/or provided by Iau~, the Agency shall ha~~-e the 1-ight to terminate this Agreement and/or Tenant's possessory ~~gh.ts hereunder, in accordance with applicable law to re-enter the Premises and take possession thereof and except as othel-wise provided herein; to remove all persons and prdpez-ty therefiom, and to store such property at Tenant's risk and for Tenant's account, and Tenant shall have no fui~her .claim thereon or hereunder. The Agency's re-entry or talung ofpossessian of the Premises shall not be construed as an election on the Agency's part to terminate this Agreement unless the Agency shall have given written notice of such intention to Tenant. In no event shall this Agreement be treated as an asset of Tenant after any final adjudication in bankruptcy except at the Agency's option so to treat the salve but no trustee, receiver, or liquidator of Tenant shall have any right to disaffirm this Aa Bement. 13.3.2 P~emedies Upon A_bandonm.ent. If Tenant should default under this Agreement and abandon the Premises, `~11e Agency may, at its option, enforce all of its rights and remedies under lihis A~ eer?m.ent, including the right to recover the rent as it becomes duev hereunder. Additionally; the Agency shall be entitled to recover from. Tenant all costs of maintenance and preservation of the Premises, and ail costs, including attoz-neys' and receiver's fees ineuired in connection wi`~ln the appoint:~nent of and performance by a receiver to protect the Premises and the Agency's interest under this Agreement. 13.3.3 1~6ency Right to Continue Lease. In the event of any default under tdis Agreement by Tenant (and regardless of whether ar not Tenant has abandoned the Premises}, this Agreement shall not terminate {except by an exercise of the Agency's right to terminate under Section 13.3.1) unless the Agency makes such election by the giving of any notice (including, without limitation, anv notice preliminary or prerequisite to the bringing of legal proceedings in unlawful detainer) to terminate Tenant's right to possession. Far so long as this Agreement continues in effect, the Agency may enforce all of the Agency's rights and remedies under this Agreement, including, without limitation, the right to recover all rent and other monetary payments as they become due hereunder. For the purposes of this Agreement, the following shall not constitute termination of Tenant's right to possession: {a} acts of .> i ioz~?3-s 24 maintenance or preservation or efforts to relet the Premises; or (b) the appointment of a receiver upon initiative of the Agency to protect the Agency's interest under this Agreement. 13.3.4 Ri 6ht to Injunction; SUecific Per_onnance. In the event of a default by Tenant under this Agreement, the Agency shall have the right to commence an action against Tenant for damages, injunction and/or specific performance. Tenant's failure, for any reason, to comply with acourt-ordered injunction or order for specific performance shall constittrte a breach under this Agreement. 13.3.5 Right to Receiver. Following the occurrence of an Event of Default, if Tenant fails after receipt of a 11Totice of Default to cure the default within the time period set forth in this Agreement, the Agency, at its option, may have a receiver appointed to take possession of Tenant's interest in the Premises with power in the receiver (a) to administer Tenant's interest in the Premises, (b) to collect all funds available in connection with the operation of the Premises, and (c) to perform all other acts consistent with Tenant's obligations under this Agreement, as tl~e court deems proper. 13.4 Remedies Cumulative. No remedy specified in this Article XIII sha11 be considered exclusive of any other remedy, but the same shall be cumulative ar~d shall be in addition to every other remedy provided hereunder or now or hereafter existing at law or in equity or by statute, and every power and remedy provided by this Agreement maybe exercised from time to time and as often as occasion may arise or as maybe deemed e~,pedient, subject to any 1_irriitations set forth herein. 13.5 No Election of Remedies. The rights given in this Article XIII to receive, co]'.lect or sue for any rent or rents, moneys or payments, or to enforce the terms, provisions and conditions of this Agreement, or to prevent the breach or nonobservance thereof, or the exercise of any such right or of any other right or remedy hereunder or otherwise granted or arising, shall not in any way affect or impair or to11 the right or power of the Agency upon the conditions and subject to the provisions in this Agreement to terminate Tenant's nght of possession because of any default in or breach of any of the covenants, provisions or conditions of this Agreelment beyond the applicable cure period. 13.o Survival of Jbli~ations. Nothing herein sha11 be deemed to affect the I~ght of the Agency under Article ~~TII of this agreement to indemnification for liability arising prior to i:he termination of this Ag1eement, nor shall anything herein be deemed to affect the right of the Agency to equitable relief w_h_ere such relief is appropl-iate. No expiration or termination of the Agreement by operation of la«~, or otherwise, and no repossession of the Improvements or 2~ny part thereof shall relieve Tenant of its previously accl-ued liabilities and obligations hereunder, all of wl~iich shall survive such expiration, termination or repossession. A~~'I~EE ~ ~~+ NE~..A~ ~~®'V~S~~NS 14.1 Unavoidable Delay. Except as otherwise provided in this Agreement, the thne for °..~ .L' 1!2923-5 ~ ~ performance of an obligation other than the payment of money under this Agreement shall be extended for the period during which a Party is prevented from performing due to unavoidable delay. "~Tnavoiclabie defy" shall mean any and all delay beyond the applicable Party's reasonable control, including without limitation, delays caused by the other Part3T; governmental restl7ctions, regulations, controls, preemptions or delays; orders of civil, military or naval authorities; strikes, labor disputes, lock-outs, shortages of labor or materials or reasonable substitutes therefore; Acts of God; fire, earthquake, floods, explosions or other casualties; extreme weather conditions or other actions of the elements; enemy action, civil commotion, riot or insul-rection. 14.2 No Brokers. Tenant and Agency each represent and warrant to the other that no broker or agent is entitled to a broker's commission or finder's fee in connection with the execution of this Lease or the consurrrnation of the transaction contemplated hereby; and ea~:,h Party agrees to defend and indemnify the other Party against any loss, expense or liability incurred by the other Party as a result of a breach of such representation and wan-anty. The provisions of this Section shall survive the expiration or earlier tei-~nination of the Lease. 14.3 Agency's P.iQht to Enter the Premises. The Agency and its agents may enter the Premises from time to time with reasonable notice, except in the case of emergency in ~~hich case no notice shall be required, to inspect the same, to post notices of nonresponsibility and. similar notices, and to discharge Tenant's obligations hereunder ~~~hen Tenant has failed to do so within a reasonable time after written notice nom the Agency. 14.4 Tenant's Representations. 14.4.1 Tenant hereby represents and warrants that all of the following are true and correct as of the Effective Late: (a) Tenant is a corporation duly organized under the laws of the State of ~alifoi-nia. Tenant has taken al'i requisite action in connection with the execution of this Agreement and the undertaking of the obligations set forth herein. This A~eernent constitutes the legally valid and binding obligation of Tenant, enforceable against Tenant in accordance with its tezms, except as it maybe affected by bankruptcy, insolvency or similar la«~s or by legal or equitable principles relating to or limiting the rights of contracting parties generally; and (b) The execution of this Agreement and the acceptance of the obligations set forth herein do not violate any court order or ruling binding upon Tenant or any provision of any indenture, agreement or other instrument to which Tenant is a parry or may be bound. Neither the entry into r~or the performance of this Agreement will violate, be in coni~ict with or constitute a default under any charter, bylav,T, partnership agreement, tn.~st agreement, mortgage, deed of trust, indentu~.-e, contract, jud~nent, order or other ao Bement, charge, right or interest applicable to Tenant. The persons executing this Agreement on behalf of Tenant have been duly authorized to do so. 14.E 1~'Iiscellaneous. 14.5.1 Severability. If any tern or provision of this Agreerllent or the application thereof to any person or circumstance shall, to any extent, be held by a court of competent ~ ~' 1 lo~9a~-s ~6 jurisdiction to be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, steal? not be affected thereby, and each term and provision of this Agreement shall be valid and be enforced to the fullest extent permitted by law. 14.5.2 Notices. Except as other~~ise specified herein, all_ notices to be sent pursuant to thss Agreement shall be made in writing, and sent to the Parties at their respective addresses specified below or to such other address as a Pa1-ty may designate by written notice delivered to the other parties in accordance wi~.h this Section. All such notices shall be sent by: (i} personal delivery, in which case notice is effective upon delivery; (ii) certified or registered mail, return receipt requested, in which case notice shall be deemed deLvered on receipt if delivery is cor~finlled by a return receipt; (iii) nationally recognized overnight courier, with charges prepaid or charged. to the sender's account, in ~~rhich case notice is effective on delivery if delivery is confiz-med by the delivery service; or (iv) facsimile transmission, in which case notice shall be deemed delivered upon transmittal, provided that (a) a duplicate copy of the notice is promptly delivered by fust- class or certified mail or by overnight delivery, or (b) a transmission report is generated reflecting the accurate transmission Thereof. Any notice given by `acsimile shall be considered to have been received on the next business day if it is received after 5:00 p.m. recipient's time or on a nonbusiness day. AgP~acg~: Redevelopment Agency of the City of South San Francisco P.O. Box 711 South San Francisco, CA 94083 Attention: Ex ecutive Director Telephone: (650) 8?9-6620 Facsimile: (650) 829-6623 Te~~~t: Green Building Exchange, Inc. Attn: Phone: Fax: 14.5.3 motions; Construction. The section headings and captions used herein are solely for convenience and shall not be used to interpret tlus Lease. The Parties acknowledge that this Agreement is the product of negotiation and compromise on the part of both Parties, and thf, Parties agree that since bo`~h Parties have participated in the negotiation and drafting of this ~' ~~ i iozQz~-s ~~ Agreerent with the advice of counsel, this Agreement shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 14.5.4 Successors and Assigns. Subject to the restrictions on transfer set forth in Article r~I, this Agreement shall be binding upon and shall inure to the benefit of the Parties and their respective successors and assigns. Any reference in this Lease to a specifically named Party shall be deemed to apply to any permitted successor and assign of such Party who has acquired an interest in compliance with this Agreement as if in every case so expressed. 14.5.5 Short Fonn of Lease. A memorandum of lease substantially in the form attached hereto as Fx_hibit B shall be executed by the Pa1-ties and recorded in the Official Records of Sam Mateo County. 14.5.6 ~,ovelnin~ La~v. This Agreement shall be govezned by a_nd construed in accordance with the Laws of the State of California without regard to principles of conflicts of laws. Any action to enforce or interpret this Agreement shall be filed in the Superior Court of San Mateo County, California or in the Federal District Court for the Northern District of Califoznia. 14.5.? Attornev's Fees. If eit'ier Party commences an action against the other to en~~:orce any obligation contained herein, or to interpret .any provision hereof, the prevailing Party shall be entitled to recover from the other Party easonable counsel fees, costs and necessary disbursements, as determined by the coul-t having jurisdictior_ over the action. 14.5.5 Indemnity Includes Defense Costs. In any case where either Party is obligated under an express provision oftl:zs Lease; to indemnify and to save the oilier Party harness from any damage or liability, the same shall be deemed to include defense of the indemnitee by the indeinnitor, such defense to be through legal counsel approved by the indemnitee. 14.5.9 No ~ ' ~ d-Pai-t<~ Benenciaries: Disclaimer of partnership Lender/Bon-ower Relationslun. Nothing contained in this Agreement is intended to or shall be deemed to confer upon any person, other Than the Parties any rights or remedies hereunder. The relationship of the patties under this Agreement is solely that of landlord and tenant, and it is expressly unders~.ood an' agT'eed that ;lie H_gency dogs ii~~ as a result of this Agreement in any way nor for any purpose become a paiiner of Tenant or a joint venturer with 1 errant in the conduct of Tenant's business or otherwise. This Agreement is not intended to, and shall not be construed to, create the relationship of principal and agent, partnership, joint venture, or association as between the Agency and Tenant. It is further expressly understood and agreed fnat this Agreement is nat intended to, and shall not be construed to create the relationship of lender and borrower, and the Agency does not, solely as a result of this Agreement, become a lender to Tenant. ~~ , ~~ ti,i "3: 1102923-5 7 g 14.5.10 Entire Agreement. This Agreement, together with Exhibits A and B which by this reference are hereby incorporated herein, contains the entire agreement between the Parities relative to the transactions covered hereby. All previous correspondence, communications, discussions, agreements, understandings or proposals and acceptances thereof between the Parties or their representatives, whether oral or written, are deemed to have been integrated into and superseded by this Agreement and are of no further force and effect except as expressly provided in this Agreement. 14.5.11 Waiver; Modification. No waiver of any breach of any covenant or provision of this Agreement shall be deemed a waiver of any subsequent breach of the same or any other covenant or provision hereof. No waiver shall be valid unless in writing and executed by the uTaiving Party. An extension of time or performance of any obligation or act shall not be deemed an extension of the time for performance of any other obligation or act, and no extension shall be valid unless in writing and executed by the waiving Pal. ~y. This Agreement maybe amended or modified only by a written insti-uinent executed by the Parties. 14.5.12 Time is of the Essence. Time is of the essence of this Agreement and of each provision hereof. 14.5.13 Survival The representations and warranties of Agency and Tenant and the indemnification obligations of Agency and Tenant set forth herein shall survive the expiration or tel7nination of this A~ -cement as shall all other provisions hereof which state that they are intended to survive such expiration or termination. 14.5.14 Counter a~~is. This Agreement maybe executed in one or more counterparts, each of which shall be an original and alI of which together sha11 constitute one and the same _ instrument. 14.5.15 Action by the Parties. Except as may be otherwise specifically provided he;reiln, whenever any approval, notice, direction, consent ar request by the Agency il~ its capacity as landlord hereunder is required or permitted under this Agreement, such action shall be in writing, and such action maybe given, made or taken by the Agency's Executive Director or by any person who shall have been designated by the Execrative Director, Without further approval by tie Agency governing board unless the Executive Director determines in his or her discretion trld.t Sl1C:iI illalter requires consideration by the Agency gov~rring board. 14.5.16 Non-Liability of Officials. Employees and Agents. No member, official, employee or agent of the R gency or the City shall be personally liable to Tenant or its successors in interest in the event of any default ar breach by the Agency or for any amount which may become due to Tenant or Tenant's permitted successors in interest pursuant to this Agreement. ~~ ~~; ;~~ .,~k ~ ioz92~-s ~9 Date. 1N Vt~TNESS WHEREOF, the Parties have entered into this Lease as of the Effective TES AI~TT a ~~iii'o~~i~ cog poi ~~ion By: Print Name: Title: A~E+ i~d~"~' ~~~~~~~~~~~T~ 1~~iF~l~~,~ ®~ ~~~ CI T ~' ~~ S~~T'I'a~ SAl'~ F~~~~S~O, a pubiic body, cmrpo~~te ~~d poii~ic By: Executive Director ATTEST: Agency Secretary APPROVED AS TO FORM Agency Counsel _-Y A 1 io~9zs-s 30 Exhibit A ~~~~~~T~ (Attach legal description.) :~~ ~_~ E i io29z~-=~ A-1 Ev~lubit B ~~~~J~G ~€~~TES'g'B~ ~ Al~1D ~~~El`RT C®p.I3~~? IVi °K~IJ Tl ®: Redevelopment Agency of the City of South San Francisco P.O. Box 711 South San Francisco, CA 9~OS3 Attn: Executive Director EXEIvIPT FROtvi RECORDING FEES PER GOVERNMENT CODE ~~ 6103, 27383 Space above $1is lute for Recorder's use. ll~~~t~.l`~rD~Jl`~ OF' LASE This Memorandum of Lease (this "l~~eanorand~z.~n"), dated for reference purposes as of 2008, is executed by and between the Redevelopment Agency of the City of South San Francisco, a public body, corporate and politic (the "Agency") and Green Building Exchange, Inc., a California corporation (the "'tenant"), in reference to and consideration of that certain Lease dated as of , 2008 ("BfI'ective Date"), by and between Agency and Tenant (the "Luse"). The purpose of this Memorandum is to pro~ride notice of the existence of the Lease which is incorporated herein by this reference. This Memorandum incoz-porates all of the terms and provisions of the Lease as though fully set fol-~~I~ herein. 2. The Agency is the owner of fee title to the Property located at 1 Chestnut Avenue, in the City of South Sari Francisco, California, as more particularly des~,ribed iri F. llib~t _A_ attached hereto and incorporated herein by this reference (the "fir ope~ty") 3. Pursuant to the Lease, the Agency leases to Tenant, and Tenant leases from t:he Agency, the Property, together wif' ~ the improvements located thereon, including without limitation the building and paved parking area (all of the foregoing, together with the Property, collectively, the "Premi-ses") subject to all of the terms and conditions set forth in the Lease. 4. The term of the Lease shall be three (3) years commencing on the Effective :Date. 5. In the event of anv conflict between this Memorandum and the terms and conditions of the Lease, the terms and conditions of the Lease shall control. 6. This I~Zemorandum may be executed in counterparts, each of which shall be an original, and all of which together shall constitute one fully-executed agreement. ~~ r:. 1102923-5 6_ IN WITNESS WHEP`EOF, the Parties have e ~ecuted this Memorandum as of the date first set forth above. A~~l°~CY REDEVELOPMENT AGENCY OF THE CITY OF SOUTH SAN FRANCISCO By: Executive Director Attest: Agency Secretal-y A~pa-aved ~s tQ ~op~: Agency Counsel '~'~l~TAN'~ GREEN BUILDING EXCHANGE, INC. a California corporation By: Prilzt Name: Title: ~a ~.~ ,~ 1102923-5 Exhibit A PR~PERT~ (Attach Legal description.) ~ ~~ •~ ~~ 1102923-5 o~ _ ----~.~~ S°~~H SANF~ AGENDA -~- ~, CITY COUNCIL ~'"~"''~ CITY OF SOUTH SAN FRANCISCO ~`~LIFOR~~Q' REGULAR MEETING MiJNICIPAL SERVICES BUILDING COMMUNITY ROOM WEDNESDAY, JULY 23, 2008 7:00 P.M. PEOPLE OF SOUTH SAN FRANCISCO You are invited to offer your suggestions. In order that you may know our method of conducting Council business, we proceed as follows: The regular meetings of the City Council are held on the second and fourth Wednesday o1F each month at 7:00 p.m. in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California. Public Comment: For those wishing to address the City Council on any Agenda or non-Ager~dized item, please complete a Speaker Card located at the entrance to the Council Chamber's and submit it to the City Clerk. Please be sure to indicate the Agenda Item # you wish to address or the topic of your public comment. California law prevents the City Council from taking action on any item not on the Agenda (except in emergency circumstances). Your question or problem may be referred to staff for investigation and/or action where appropriate or the matter may be placed on a future Agenda for more comprehensive action or a report. When your name is called, please come to the podium, state your name and address (optional) for the Minutes. COMMENTS ARE LIMITED TO THREE (3) MINUTES PER SPEAKER. Thank you for your cooperation. The City Clerk will read successively the items of business appearing on the Agenda. A.s she completes reading an item, it will be ready for Council action. PEDRO GONZALEZ Mayor KARYL MATSUMOTO Mayor Pro Tem MARK N. ADDIEGO Councihman RICHARD A. GARBARINO Councilman RICHARD BATTAGLIA City Treasurer BARRY M. NAGEL City Manager KEVIN MIJLLIN Councihman KRISTA MARTINELLI-CARSON City Clerk STEVEN T. MATTAS City Attorney PLEASE SILENCE CELL PHONES AND PAGERS HEARING ASSISTANCE EQUIPMENT AVAILABLE FOR USE BY THE HEARING IMPAIRED AT CITY COUNCIL MEETINGS In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the City Clerk's Office located at City Kall. If, however, the document or writing is not disb~ibuted until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of City Hall is 400 Grand Avenue, South San Francisco, California 94080. CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE INVOCATION PRESENTATIONS • Proclamation honoring North Peninsula Neighborhood Services, Inc.'s 35th Anniversary presented to Executive Director, Karla Molina DeBourdon by Mayor Gonzalez. • Bridging the Vote Project presented by Marta Bookbinder, Literacy Services Coordinator, Community Learning Center. AGENDA REVIEW PUBLIC COMMENTS ITEMS FROM COUNCIL • Announcements. • Committee Reports. • Resolution in support of water conservation, efficiency and recycling rather than increasing diversions from the Tuolumne River. • Resolution supporting the passage of Assembly Bill 3034 to strengthen and improve the High Speed Rail Bond Proposal enacted in 2002 (SB 1856). • Recognition of departing Board and Commission Members, including Nancy Britt, Joseph D'Angelo, Patricia Fourie, Pablo Gonzalez and Alicia S.B. Gonzalez. CONSENT CALENDAR 1. Motion to approve the minutes of July 9, 2008. 2. Motion to confirm expense claims of July 23, 2008. 3. Motion to accept the Commc-n Greens Play Area Renovations Project, Phase I and Phase II, as complete in accordance with plans and specifications. Project No. 51- 13232-0824. 4. Resolution approving a Consulting Services Agreement with Bay Area Economics to update the General Plan Housing Element in an amount not to exceed $82,775.00. 5. Resolution authorizing the purchase of a sculpture by Robert W. Ellison in the Amount of $18,000.00. 6. Resolution authorizing the purchase of a sculpture by Chapel from the Nationa}. Sculptor's Guild in the Amount of $28,000.00. REGULAR CITY COUNCIL MEETING JULY 23, 2008 AGENDA PAGE 2 7. Resolution approving a budget amendment adjusting the City Clerk Department's Election Budget for the 2007-2008 Fiscal Year by an additional $56,541.00 to facilitate payment of the balance of the November 2007 Municipal Election Invoice submitted by the San Mateo County Elections Office. 8. Resolution authorizing the acceptance of $60,000.00 in funding from the Genentech Foundation to support Learning Wheels -Project Read services, and amending the Library Department's 2008/2009 Operating Budget. 9. Resolution authorizing acceptance of a MetLife Foundation and Libraries for the Future Grant in the amount of $12,000.00 and amending the Library Department's operating budget for fiscal ye;ar 2008/2009. 10. Resolution awarding the City Hall Annex Roof Replacement and Accessories Construction Contract to Fidelity Roof Company of Oakland, CA, in an amount not to exceed $121,500.00, and appropriating additional funds in an amount of $15,725.00 to the City Hall Annex Roof Replacement and Accessories Project. 11. Resolution awarding a Construction Contract for the East of 101 Sewer Improvements Project to JMB Construction, Inc. of South San Francisco, CA in an amount not to exceed $3,201,430.00. 12. Resolution awarding a Construction Management and Inspection Services Contract for the East of 101 Sewer Improvements Project to Mendoza & Associates of San Francisco, CA in an amount :not to exceed $419,498.00. 13. Resolution approving an Engineering Consulting Services Agreement with Wilsey Ham of Foster City, CA for the Sewer Pumping Station No. 8 Rehabilitation Project, in an amount not to exceed $148,943.00. 14. Resolution adopting a revised Joint Powers Agreement for the Housing Endowment and Regional Trust (HEART). 15. Acknowledgment of Proclamation issued on July 18, 2008 in honor of Dorothy Buhagiar's retirement. LEGISLATIVE BUSINESS 16. Waive reading and introduce an ordinance adding Chapter 6.46 to the South San Francisco Municipal Code governing tobacco retailer permits. REGULAR CITY COUNCIL MEETING JUL'~ 23, 2008 AGENDA PAGE 3 PUBLIC HEARING 17. Waive reading and introduce an ordinance adding Chapter 8.60 to the South San Francisco Municipal Code to require the use of Green Food Packaging by food vendors and City facilities. 18. Owner/Applicant: Myers Peninsula Venture, LLC PPM08-0002, SPM08-0001, SPM08-0002 and ZA08- 0004. An amendment to the final Terrabay Specific Plan Phase III, Precise Plan and Zoning Text to allow the addition of a 15,007 square foot Product Design Studio above the North Tower Retail Concourse at Two Tower Place in the Terrabay Specific Plan Zone District. CLOSED SESSION 19. Conference with Real Property Negotiator (Pursuant to Government Code Section 54956.8) Property: APN Nos. 015-010-260, 015-010-270, 015-010-600, 015-190-170 and 015-190-190 (Oyster Point Marina area parcels) Negotiating Parties: City of South San Francisco and Oyster Point Ventures, LI.C Under Negotiation: Purchase and lease terms and price. 20. Conference with Real Property Negotiator (Pursuant to Government Code Section 54956.8) Property: 201 Baden Avenue Negotiating Parties: South San Francisco and San Francisco Ford Under Negotiation: Lease terms and price. COUNCIL COMMUNITY FORUM ADJOURNMENT REGULAR CITY COUNCIL MEETING JULY 23, 2008 AGENDA PAGE 4 ~~ ~ PRESENTATION I~ CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA NORTH PENINSULA NEIGHBORHOOD SERVICES CF_.~VTER, INC. ("NPNSC') .THIRTY-FNE YEAR ANNNERSAIZY WHEREAS, NPNSC is celebrating thirty-five years of improving the quality of life for many San Mateo County residents; and W~IEREAS, NPNSC will be hosting a celebratory funa'raising event in recognition of this milestone on August 8, 2008; and WHEREAS, since 1973, NPNSC has beenaprimaryproviderofemergency, critical need services to low-income families and individuals in South San Francisco, San Bruno and Brisbane; and WHEREAS, NPNSC operates special events each year providing Easter baskets, backpacks and toys to children through its Social Services Program; and through which program, in-need residents may also receive aid related to food, rental assistance, utility bill assistance, critical family care needs, shelter and financial support through case workers implementing their skills, cultural understanding and knowledge of languages and community resources such as the rewarding "Adopt A-Family" program, PG &E Cares - Program and local free food distribution programs; and WHEREAS, NPNSC's Community Outreach and Education Program provides health care coverage/ insurance enrollment assistance, navigation and advocacy services for children and adults, and operates the VITA Free Tax Preparation program for low- income residents provided by volunteer CPAs and managed by Zenaida Montecinos who was awarded the prestigious 2007 Toby J. Douglas Leadership & Community Advocacy Award by the San Mateo County Children ;s Health Initiative Coalition; and WHEREAS, through the NPNSC's Minor Home Repair and Home Repair programs, low-income homeowners, including, but not limited to, female headed households and senior and disabled homeowners, have received assistance with licensed and reliable free or reasonably priced home repairs . NOW, THEREFORE, the City Council of the City of South San Francisco does hereby congratulate and commend the North Peninsula Neighborhood Services Center, Inc. on thirty-five years of service and commitment to improving the quality of life for the residents of San Mateo County, and encourage all residents of our community to join in celebrating this milestone. Pedro Gonzalez, Mayor Karyl Matsumoto, Mayor Pro Tem Mark N. Addiego, Councilmember Richard A. Garbarino, Councilmember Kevin Mullin, G~uncilmember Dated: August 8, 2008 ITEMS FROM COUNCIL RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION IN SUPPORT OF WATER CONSERVATION, EFFICIENCY AND RECYCLING RATHER THAN INCREASING DIVERSIONS FROM THE TUOLUMNE RIVER WHEREAS, the City of South San Francisco receives its water from the San Francisco Public Utilities Commission (SFPUC); and WHEREAS, the Governor has declared a state of drought; and WHEREAS, 85% of SF'PUC water comes from the Tuolumne River and is transported to the Bay Area through the Hetch Hetchy water system; and WHEREAS, the SFPUC is overseeing a $4.3 billion Water System Improvement Program (WSII') aimed at upgrading and seismically retrofitting the aging Hetch Iletchy water system to ensure it can withstand a major earthquake; and WHEREAS, these seismic upgrades are critical to the health and safety of 2.4 million people in the San Francisco Bay Area who depend on the Tuolumne River for water; and WHEREAS, the California Department of Fish and Game warns that greater water diversions from the Tuolumne River would further harm Chinook salmon and steelhead trout (a federally-listed "threatened" species), and in its comments on the: Draft Program Environmental Impact Report stated, "we respectfully request that th.e San Francisco Public Utilities Commission use alternative water sources other than the Tuolumne river system or implement water conservation measures to meet drought year demands and 2030 purchase requests;" and WHEREAS, 18,000 salmon spawned in the Tuolumne River in 2000, but only 200 returned in 2007, supporting the decision to cancel the salmon fishing season in 2008; and WHEREAS, the seismic upgrades to the Hetch Hetchy water system could become delayed by the controversial plan to divert more water from the Tuolumne; and WHEREAS, the City of South San Francisco has a history of environmental stewardship. NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of South San Francisco hereby: 1. Encourages the people of South San Francisco to conserve water. 2. Requests that City staff propose conservation measures to the Council. 3. Urges the San Francisco Public Utilities Commission to focus on the sf;ismic upgrades to the Hetch Hei:chy water system and defer indefinitely its controversial proposal to divert more water from the Tuolumne River so that water conservation measures can be given a chance to work. * ~ ~: I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 23rd day of July 2008 by tlhe following vote: :AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1124104.1 ITEMS FROM COUNCIL RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION SUPPORTING THE PASSAGE OF ASSEMBLY BILL NO. 3034 TO STRENGTHEN AND IMPROVE THE HIGH SPEED RAIL BOND PROPOSAL ENACTED IN 2002 (SB 1856) WHEREAS, the Bay Area and South San Francisco have an established commitment to providing environmentally friendly, economically viable means of transportation for its citizens, such as the high-speed rail; and WHEREAS, AB 3034 was initiated to strengthen and improve the provisions of the high-speed rail bond proposal enacted in 2002 (SB 1856) to be presented to voters in November 2008, adopting fmancial and construction benchmarks, and incorporating current environmental and legal fmdings; and WHEREAS, AB 3034 passed the Assembly Transportation Committee and the Assembly Appropriations Committee unanimously and was overwhelmingly approved by the California State Assembly on May 29, 2008; and WHEREAS, AB 3034 provides construction and financing requirements fir the bond measure and allows the California High-speed Rail Authority to prioritize construction segments of the system based on readiness of matching federal, local and private funds; and WHEREAS, AB 3034 removes legal obstacles to private investment; and WHEREAS, AB 3034 guarantees that $950 million in bond funds allocated to intercity, commuter and urban rail systems must be used for direct connections to the high-speed rail network; and WHEREAS, AB 3034 updates findings to reference high-speed rail's immediate benefits to California's economic viability, burgeoning population, and environmental sustainability; and WHEREAS, California high-speed rail will provide economic opportunity and growth to California by providing 160,000 construction jobs and 450,000 permanent jobs; and WHEREAS, California high-speed rail will provide a reliable mode of transport for the projected population growth of 50 million people in the next 20 years. NOW, THEREFORE, BF; IT RESOLVED by the City Council of the Ciity of South San Francisco that the City Council does hereby declare its support of approval of AB 3034 by the California Legislature and signature by Governor Schwarzenegger. ~ ~ I hereby certify that the: foregoing Resolution was regularly introduced and adopted by the City Council of th.e City of South San Francisco at a regular meetin€; held on the day of July 2008 by xhe following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1124122.1 _~~ '~, i , ~~ Ib~ ~._ ~ ;. ~ ;~ .~ P ~ ~; ~. ~_ ~- r r' ~ !~ .3 _ i ~,ti.,aylr r~}}7 ~y y~ ~a"+„i' S . } Z +1 ~ ~ l ^ ~ ;~s~ ~. ~ 1 '"~'~ '~~ ~` ~ ~ ~. ~ ;:~~ ,ham 4 ~ ,r ~ ' ~ .- ~ ? x: ~fit~ v~~e~ a~~r®~ra~ ®~ toe E-b~h- sp~ee~€ t~airt b~n~ i~ C~iQ~~~~~e~ ~®Q~, construction is likely to begin as early as 2Q11 on a statewide system of high-speed trains I~ ~B6i be tie iai~~~5t new public-private partnership venture in /america. 6-6i~~-s~eec~ tr~it~~ will increase mobility, adc' capacity and reduce trafFic on our roads and in our skies, while protecting the air we breathe and reducing the emissions that cause global warming. And, high-speed trains will create and sustain high-wage, skilled jobs. ~. , _ ~.. ~. ~. ~ "._ SIMULATON AtRWORK: N3CD no6•eo~~isapaadsy6iyso•nnnnnn b18S6 H~ `^kuaweaneS `BZbI al!ng `~aa~1S ~ SZ6 .111N01-+'1.~7b' ?It/~1 Q33dS-H°JIH HINljOdITVD °~~~s~~s ~~~~s,~ad® ~e a~or~~a~ ~o~ ~ii~ sta~~~~ wads-y~a~ ~.o ~a~.sr~s ~at,~u~~d ss~su.ao~i~~~ `~.'in~ oo~~ ~~,~~~~~~~~ ~a~~c9~ aaaauauao~ }o _iaquaeyJ ousaa~ .ia~.eaa~ O~~/~uapisaad H119~15 ~~ a~aauauao~ }o aaq~uey~ oasiauea~ ues ~uapisaad aain aoiuaS St9~t/Z`~`I ~~T „•sueiuao}!lei Ile ao~ paennac~ ~(enn e aa}}o suiea~ paads-yc~iH •sgof uo!Il!ua e ley ~Claeau pue ,~uaouoaa ~ua!~!}}a aaoua 'aa6uoa~s e ~uiaq II!M su!ea~. paads-~10iH„ aa.~~~ saap~a~ ssauisn~ saute. .IBe . ~ane.3~ aaueas~ pa~npa~ ~~ nnau ~ a= F ~d. } •s~.so~ aaea y~.leay pa~.elaa pue sa!anfui pue sai~~~e~e~ ~,uape»e o}ne ~w~ropa~ :s~.soa aae~ ~l~.leay pa~elaa pue uoi~npod ale fiw~npa~ :uor~sa~uoo }o`pana!laa aae s~oda!e pue s~(ennaaa} se saalanea~. one pue a!e off. s~Ce~ap fiw~npa~ :swapu u!ea~. ao} sauai~ ganea~ 6u»npa~ anldans anuanaa lenuue u! uoe11~q ~~ uey} a~oua fiw}e.~auac) :a~e~.s a~~. ~noy6noay~ sa~!naas pue spooG 'aldoad }o ~uauaanoua aye. fiuino~adua~ :~Cq ~uaouoaa s,eiuao~!le~ ~.sooq aa~{~n~ Il!^^ su!ea~. paads-y0!H •ai.~i~. ~sol pue lan} pa}seen u~ aea~C aad uoill!q OZ$ ~Cla}eua!xoadd~ sa.soa uo!~.sa~uo~ 'nnou ~y~i~ •sa~.e~s pa~!uq a~~ u! seaae uegari pa~.sa6uoa ~soua an!~ dog aye }o aaa~{~ sey e!uao}lle~ •~ini~npoad: aseaa~u~ Il!nn su!ea~ paads-~E!y 'uo!~sa~uou 6uianpaa ~C8 ~~'~ ~ ~~~~"~ ~~ ~~~ •eiuao}lle~ a~.6uuq II!^n :, d~ - -~ - __. uaa~.s~Cs u!ea~. a~~ ~a.nnoa6 aiuaouoaa au{~}o ~lnsaa e se pa~ea.aa aq off. =~ _ '~~~ ,P "`~ ~ pa~aadxa aae sgo(~.uaueuaaad 000`051 leuoi~.ippe ud •uaa~s~s ~~,_ a~~~. p~!nq pue u0isap 'veld off. sgof pa~elaa-uoi~.ana~suo~ 00009 ~ ~i~.~eau 6ui~eaa~ 'aaao} ~aoM pall!~ls s,eiuao}!Ip~ puedxa pue uodn nneap o~ sn aa!nbaa ~I!nn ~.aafoad u!ea~ paads-y6!u{ ap!nna~.e~s ayl :--° z...y CALIFORNIA LEGISLATURE-200]-08 REGULAR SESSION A~SEl®'I~L~' B~.~ I~1®. 3®~~ ~ntroduccd by Assembly 1VIeffiber~~ Galgiani and iVia (Principal coauthor: Assembly :1Vlember Davis) (Coauthor: Senator Steinberg) February 22, 2008 An act to amend erections 2704.04, 2704.06, 2704.08, and 2704.095 of the Streets and Highways Code, and to amend Sections 1, 3, and 4 of Chapter 697 of the Statutes of 2002, relating to transportation, and declaring the urgency thereof, to take effect immediately. LEGISLATIVE COUNSEL'S DIGEST AB 3034, as introduced, Galgiani. Safe, Reliable High-Speed Passenger Train Bond Act for the 21st Century. Existing law, Chapter 697 of the Statutes of 2002, as amended by Chapter 71 of the Statutes of 2004 and Chapter 44 of the Statutes of 2006, provides for submission of the Safe, Reliable High-Speed Passenger Train Bond Act for the 21st Century to the voters for approval at the November 4, 2008, general election. Subject to voter approval, the act would provide for the issuance of $9.95 billion of general obligation bonds, $9 billion of which would be available in conjunction with any available federal funds for planrung and construction of a high-speed train system pursuant to the business plan of the High-Speed Rail Authority, and $950 million of which would be available for capital projects on other passenger rail lines to provide connectivity to the high-saved train system and for capacity enhancements and safety improvements to those lines. This bill would make various revisions to the bond act to be submitted to the voters. The bill would refer to constn~ction of a high-speed train 49 66 ~ITT1 TA TT7) t77TTT TT7 AA 1'-)TT1 TTTl11Q ,CCU ~1TTTTT_A/l / ~1 A TQT7~11 V'1 TTYf ~~a~[6E~~ (~ I f~)/1~T/1TTYA T.T TTt]['~ ~TT717T'TTT VTl1M 1~1TT TTTT)Tt Tl~'a'1liC•-TT~TTT T't1T1TTfT ~1T7T rql Y I •sna.~n 17fn~1jodo..c~aur Y,I .~~ofnlu an.sas o~ ~l~cona~au uzn z1.~a~uassnd paads-~$1~ ~.cn-az1~ ~o-a~n~s ZI n ~an..czsuoa o~ ~l~lam& paaao~cd a~n~s a~l~ ~nzl~ an1~n.~adlut I T ~z aalnuc purl ,~o ssol pun `suotssttua sn~ asnorluaac~ `uo1~n11od 0I ~~zn `uoz~sa.Suoa a1~n.~ ut asna~rauz ~'uz;jnsac azl~ pun uoz~njndod 6 5'~tJludo 1 n ZL2 hto.-4~ .~u1nL41 ZiO~ a Tn .C1TA71n'b .~1 ~ ~~ ~ 1t~L-z--~~j~~{~~T}~~J ~ t I T»'1TSwjv-zAVrr-vs S ]~ ~ T A!1^J ~ T T T/1(1TTT~'9t lT/1 [~ Tfl MTT/1 A'1 ~17T'1 T!1 1TTSTT TTT ('~\ ' I uO~~~/~~ }.~ i l V V :`p~Jaz o~ papuam~~ st `~OOZ ~o sa1~u~S aq~ ~o I L za~d~e~lO ~o I uouaaS ~q papuam~ s~e Z `ZOOZ~o ~~a~n~~}S aq~~o L69 ~a~deq~~o I uot~aaS 'I rZOI.L~~S I sMOllolsn .~anua op n1u.~o~ jn,~, jo a~n~5 azl~,~o aldoad a1~ •ou :uz~.z~oad Ieaot Pa~~epu~em-a~~e~S •sa~i :aa~~rzuzoa l~east,~ •ou :uo~~~eudozddy •~jz :a}on •a~n~~e~.s ~Saua~.zn ~z~e s~e ~ila~~etpauz~ ~aa~a aal~ o~ st ~t ~.~~ arelaap F-Inon~ tTTq st~l,I, •suoT~~ezapisuoa za~o ~uom~ `uot;anusuca ~~o ~.soa l~o~ ~o a~~e~uaazad ~ s~e spunk puoq ~o ~unouz~e ~s~eal aq~ annbaz ~eq~ s~ua~as asor~ o} uor~an.~suoa .zoo ~uam~as agtaads ~{aea 3aut~aalas ut ~uoud anti o~ ~uoq;n~ ar0 airnba~ plnom lliq aqZ •~uam~as aq~ ~o~ ~a~.z}uoa uot~anzlsuoa ~ ~uipaenl~e o~ .zoud `~uam~as ~~~ ao~ sanuanai~o saamos a~ pue uoz~atua.suoa~o ~soa ll~ auI sar~~uapT ~~cp ~aza~s~s a~~o ~uam~as qa~a zo,~ ueld ~u~pun~ palre~ap ~ an~q o~ ~uo~n~e ,ate annba~ plnonn pue `sapinTza~e ~uuaaut~ua pine "~urau~eld `satpn~s l~e~uaucuo~nua .zoo pasn aq spaaaoad puoq ~o %OI u~q~ azouz you ~~~ a~nbaz plnonn lliq aqZ •pund I~e.~auaO aq~ ut pa~tsodap aq o~ `f~uo~n~e aq~ ~iq paugap s~ `sasodmd urea paads-~{~~ zoo papaau ~unom~ ,aq~ puolaq uza~.sls ut~ex~ paads-tl~tq aua. ~o uotl~ezado uzop sanuanaz ssaaxa a.zmba.z plnom lltq aqZ •utaas~s utez~ paads-q~~tl pasodoid aq; ,~o s~uam~as a~.no~~o suo~~duasap aq~. asinaz pmons tiiq•a~[.L 'OOOZ aunt ,lo weld ssauisnq I~uP a~ ~znn ueq~ .~aq~~ez `SOOZ iagmanoN ~o ~odaz ~a~eduzt l~e~.uauzaozrnua par~z~aa s~~uoq~ne auk q}inc~. ~.ua~sisuoa ma~s~s - Z - $£Q€ ~ ~ - A~ 31034 2 ., J 5 6 7 8 9 10 11 12 13 14 15 i~ 17 18 19 20 21 22 23 24 '' S 26 27 28 29 30 31 32 33 34 ;~ 37 JO 39 .~ ,..c ~~_,. ,..._~_ The High-Speed Rail Authority, after extensive studies and analysis, proposes the construction of a new hil;h-speed train network that serves major population centers in the state and that links regional and local transit systems to form an integrated transportation network throughout the state. The network will link all of the state's major population centers, including Sacramento, the Bay Area, the Central Valley, Los Angeles, the Inland Empire, Orange County, and San Diego. (c) The high-speed train netwcrkproposed by the authority will cost about one-third of what it would cast to provide the same level of mobility and service with highway and airport improvements and will contribute sign;.rficarztly toward a rea_cction in air pollution and global warming. (d) T',~e high-speed train network, once it is completes' and becomes operational, will contribute s;rgn~cantly toward the goal of reducing greenhouse gas emissions and other air pollutants and will help reduce California's dependence on foreign energy sources. f~ (e) The high-speed passenger train bond funds are intended to encourage the federal government and the private sector to make a significant contribution toward the construction of the high-speed train network. - ~. ~nd~e-~-seete~~ ~~ •, `' ' ~ r ~ ~~2~'~-It is tiie intent of the Legislature that the entire high-speed train system shall be constructed as quickly as possible in order to maximize ridership and the mobility of Californians, and that it be completed no later than 2020, and 99 fib •pund 1n.~aua~ 0~ ar~~ u? pa,~?sodap aq 11nz~s sanuana.~ asor~~ `uta~srfs u?n.~t paads-~~?r~ 6£ aq~ .co,~' papaau ;unousn ark? paaaxa sanuanah ssaaxa ~I ~?.coq?nr~ g£ ;3q~ ~tq pauz~ap sv `uia~s~is u~~ez~ paads-u~rq aqa. ~o uoz~anza.suoa L£ a;ajduroa boa pasn aq tlegs s~sr~a aau~e~a~~~e~.u p~z~e ~At~~ezado g£ puo~iaq pue anoq~e sAOp~zado ~q pa~~ezaua~ san~~ana~ (Z) S£ •au?~.q o~ uo?~n~S uotu~ sala.~u~ so7 (,q) ~£ • ova?Q unS o~ £ £ apas.~an?~o~uoa~~~, uo?un sa1a~u~so7 ~s~~ (g) Z£ •au?rt..1j o~ zutagnu~ o~ uot~n~S uotun sa;ia~uyr so7 0~ I £ apnpugnd oz ppa~s.~a~ng o; ousadr~ /1~~1T.~T TT1~Ct _/1 TTfTTTT!T T} (~ [\£ •aso~ unS` o~ punlxb0 ~~ (~) 6Z •ousa~r~~ o~ asor u~,; gZ ~o; 1nu?u~ral rfngsun.~~ oas?aun.~,~ ubs ~~ (~ LZ •ousa.~•~ o~ uo~s~ao;s o~ o;uaucnaans (~') gZ :s~uau~as SZ uaa~s~fs uzn.~ paads-q.~?q.~utnao1Po~ag1 `off pad?uc?~ you ~nq `~u?pnpau? I,~, ~~o asodind T/~T\T/1 !YI AnTT/1T'1T'1Tf11nnTT1TM 01TT•1TTT~nG~ TTTTJ =L'L3nn~e_TS~uj £~ `l~ zo~ `~~~cvax~xTS A~c v-~~ Ci 6+ CIA' ` I Z q f 'K nro ~nnnrmT F••Tm +~ S nrmT ~z /E7 ` ~~~ ~ c -9~tt~t '"' ~.''11 CC .~,'"''77 V C ! 6 I lITTT!"S C•1T'1~T ~ (~rT TTT1T T't]TTTTTTT/1T ~C'iTA~TT'I~TT /1/1QT'1TT'lTT.T ~~'2]~~ g I l J. 't •L .1 l7 `..... ~° `(a) uotstnrpgns L I u~ paur~ap s~e `s~soa I~~td~ea algl~tla pt~ ~utuu~eld zoo ~pasn aq Ii~~is 9I `s~zoT~Ipuoa aaznos punk za~o pue I~ezapa~ rpim ~ua~<.;tsuoa ~ua~xa S I aq~. o~ `~uo~n~e aq~ o~ algElten~e ap~euz sanuanaz zau~o pine spunk ~I Iezapa~ s~e Ilan s~e `za~d~eua saq~ oz ~u~nsmd pazuotl:~ne spuoq ~o £ I spaaaozd auk ~o (000`000`000`6$} sz~ellop ~zotlllq au~~~ (I) (~ Zi 'SOOZ ,.caqusano~~o I I ~.roda~r ~andus? pn~uauruo.~?nua pa~~~raa ~ae-u OI {-s~~uogan~e a~q~ q~inn ~ua~sisuoa ~zon~au uz~z~ paads-u~rq 6 ~ ~o uot~anz~suoa a~ a~~T~iut o~ za~deua s~~ o~ ~uensmd amseauz g puoq atp ~utnozdd~e Aq ~eruzo~tlE~ ~o aldoad a~. ~o pue za~d~er~a L sue. ~ui~a~eua ~q azn~elst~a7 a~~o ~ua~ui a~ st ~I (~) •1~0'tiOLZ • g :p~eai oI papuaute S st `ZOOZ .Io sa~.na~e~~ auk ~o Lb9 za~d~eq~ ~o Z uoi~aaS ~q PaPP~ s~e ~ `apo~ s~e~q~tH pue s~aaz~s a~ ~o ~0't~OLZ uot~aac; .Z •~~S £ •sanuanat algz~pabnn q~?na ~ua~s?suoa ~~auaq Z urnur?xnur spa?~C ~~q~ .~auunuc n uz ~1?n4 a4 11ngs sa,sngd 11n 1nq~ I - ~ - i~£QE - 5 - ~3 3034 1 3 4 5 6 7 8 9 10 11 12 l~ 14 la 15 17 18 19 20 21 22 23 24 25 26 '' 7 G 28 29 30 31 32 33 34 35 ;; J-~ 37 38 39 40 (c) Capital costs eligible to be paidl from proceeds of bonds authorized for high-speed train purposes pursuant to this chapter include all activities necessary for acquisition of right-of--way, construction of tracks, structures, power systems, and stations, purchase of rolling stock and related equipment, and other related capital facilities and equipment. (d) Proceeds of bonds authorized pursuant to this chapter shall not be used for any operating or maintenance costs of trains or facilities. (e) The State Auditor shall perform periodic audits of the authority's use of proceeds of bonds authorized pursuant to this chapter for consistency with the requirs~ments of this chapter. SEC. 3. Section 2704.06 of the Streets and Highways Code, as added by Section 2 of Chapter 697 of the Statutes of 2002, is amended to read: 2704.06. ~~1ine billion dollars ($9,000,000,000) of the money in the fund, upon appropriation by the Legislature, shall be available, without regard to fiscal years, for planning and construction of a high-speed train system in this state, consistent with the authority's „ ~~ T •~~ '"""' cert~ed environmental impact report of lTovember 2005, as subsequently modified pursuant to environmental .studies conducted by the authority. SEC. 4. Section 2704.08 of the Sb-eets and Highways Code, as added by Section 2 of Chapter 697 of the Statutes of 2002, is amended to read: 2704.08. (a) Proceeds of bonds authorized for high-speed train purposes pursuant to this chapter shall not be used for more than one-half of the total cost of construction of track and station costs of each segment of the high-speed travi system. (b) Not more than 10 percent of the proceeds of bonds authorized pu, suant to this chapter shall be used for environmental studies, planning, and engineering activities. (c) In selecting each specific segment f®r construction and priar to awarding a construction contract, the authority shall have a ~'etailecl~ .riding plan f>r that seg,~~ent that ident~es the full cost of constructing the segment and the sources of all revenues needec' to c©mplete construction of the segment. (d) In selecting each specific segment for construction, the authority shall give priority to those segments that require the 99 66 paquasap se `Ite~ ~.taza~ut ~daaxa `s~uaidtaaz algt~Ila o~ pa~~eaoll~ 6£ aq II~rIs uoi~oas sirla ~iq pazuot(~n~e ~unouz~ arl~~o ((Ot10`000`09L$) S£ saellop uoilltuz ~jxrs pa~pun~q uanas) ~uaazad ,L~cl~tg (£) • L£ °s~opuzoa ~`L Ire ~raza~ut uaannaaq ~uauraar~e I~en~nuz ~q spunk asarl~ ueol 5£ a} szo~e.zado .zopruoa ~raca~ut arla ~o ~Sauorl~ne a~ `off pa~tuzr~ you tr£ ~nq `~urpnlaur `spunk ~o uor~~e~sturazp~ acp .zoo suorsrno.zd apniaur ££ il~gs saugapin~ arl~, •uot~aas sirl~~o s~uauza.gnba~ aq~ a.uauzald~at o~ Z£ `~T.~oq~nn ar~~ r~~zn1 uoz~n~1nsuoa ut `saurlapm3 doianap II~r[s pine I £ uor~aas s~ tla.tm ~ua~sisuoa s~uatdtaaz algt~tla o~ sp~zr~ alq~It~n~ 0£ arl~ a~eaotl~ II~r{s uorssrazazo~ uot~~e~zodsue~Z ~enuo~tl~e~, arls 6Z •siopuaoa IT~j ~j.raia~ut aa.z~I; s~a3~s arl~~.o 8Z r{a~ea o~ Pa~~eaotl~ aq ii~ris ((000`005`L~b$) s~tloP Pu~snorp Pa~P~rt LZ anr~ uotjltuz uanas-~zo~) t{d~ez~~ered s~ .spun alq~Iren~e }unotue 9Z aqa ,Io ~uaazad 5Z ~o uznuzrutuz ~ •~uauzdrnba pine `6:enn ~o-s~.rl~u SZ `sar~rlta~e~ Inez ure~ur~eui pug a~~ezado o~ spun? allgnd asn pine aarnaas ~Z palnparlas ~ili~eln~as apino.zd ~~erl~ sauil Irea ~raza~ut pa:~oddns-a~~s £Z .zoo `uor~v~.zodsu~ezZ~o ~uaurareda~ a~ o~ Inez ~raaa~ur ao3 pa?eaoii~ ZZ aq Il~us uot~aas s~ ~iq pazuorl~n~e ~unoaz~ a~ ~o ((000`000`06I$) IZ sxellop uortlraz Laura pazpunrl auo) ~uaa.zad ~S~uannZ (Z) OZ •(p) uotsinipgns ui paquasap sasodznd algt~tla az(~ .zoo tae ~a~png 6I IEnua~ atl~ ur am~~elst~a7 arl~ ~q uot~~eudozdd~e uodn aiq~ett~en~e S I aq Il~us uor~aas slq~ aapun spunk •s~uaLaano.zduzr ~a~es pine LI sauauzaau~egaa ~j.raedea apino~d ~b~j1 .~o `~~-~b0'f~OLG uot~Ja5 9i ~o (q) uoistnipgns u~ paquasap sr uza~s~s ;~~ s~e ura~s~fs uia~.~ 5I paads-~.~tq az~~ ,~o uoZ~an.,r~suoa ar~~ ,~o ~.~nd acn ~nr~~ .co `saz~i1ian,~' ~ I sgi pure utaas~s ur~ez1 paads-rl~trl arp o~ ~Tnt~aauuoa ~aaczp apinoad £ I ~bu~ e~-suza~s~is II~.z uegm pug scull Inez ~za~nuzuroa po:~ !~taza~ut o~ Zi s~uauzanozduzr I~e~rd~a .zoo s~uardraa~ algtaria o~ pa~~e:~otl~ aq it~ris i i (000`000`056$) s~iIop uotllT~ ~~ Paipunrl aura `.za~d~ega snI} o~ OI au~ensmdpazrrorpn~espuoq~ospaaaorda~~0 (I) (~) 'S60't~OLZ b :p~ea,z o~ papuaur~e g sr `ZOOZ ~o sa~n~~e~S arp ~o L69 .za~d~q~ ~o Z uor~aaS ~q PaPP~ s~ L `apo~ s~ienn~I~t~ pine s~aauS acI}~o S60'#~OLZ uouaaS 'S '~~S 9 •rC~a.cor~~nb ar~~ o~ ~soa aauaua~utnu~ .~0 5 ~u~~n.~ado rfub ur ?jnsar you 11zn1 ~uaur.Sas ingl uo paplrto~rd aatn.~as I, .ra.Suassnd.rar~;o rfub ~bq1 arnsua jjnt(s puv `saa2A.las j2n.~ ~caSuassbd £ .caU~o .~o~'~uauc~as ~nr~~,jo ~t1z~n ar~~ .~apTSUOa llnrfs `uo~anc3suoa Z ,~o ~soa ~n~ot ,~o a~z~~uaacad n sv spun' puoq ,~o ~unourn ~sr~ap I - 7 - A~ 304 1 2 3 4 5 S 7 8 9 10 11 12 13 14 15 1~ 17 18 19 20 21 22 23 24 25 26 2 / 28 29 30 ~l 32 33 34 35 30 37 38 ~9 in subdivision (c) based upon a percentage amount calculated to incorporate all of the following: (A) One-third of the eligible recipient's percentage share of statewide track miles. (B) One-third of the eligible recipient's percentage share of statewide annual vehicle miles. (C) One-third of the eligible recipient's percentage share of statewide annual passenger trips. The California Transportation Commission shall allocate the available funds to eligible recipients consistent with this section and shall develop guidelines to impleu-ent the requirements of this section. (b) For the purposes of ibis section, the following terms have the following meanings: (1) "Track miles" means the miles, of track used by a public agency or j Dint powers authority for regular passenger rail service. (2) "Vehicle miles" means the total miles traveled, commencing with pullout from the maintenance despot, by all locomotives and cars operated in a train consist for passenger rail service by a public agency or joint powers authority. (3) "Passenger trips" means the ~usnual unlinked passenger hoardings reported by a public agency or joint powers authority for regular passenger rail service. (4) "Statewide" when used to modify the terms in paragraphs (A), (B), and (C) of paragraph (3) of subdivision (a) means the combined total of those amounts for all eligible recipients. (c) Eligible recipients for funding under paragraph (3) of subdivision (a) shall be public agencies and joint powers authorities that operate regularly scheduled passenger rail service in the following categories: (1) Commuter rill. (2) Light rail. (3) Heavy rail. (4) Cable car. (dy) /Funds allocated pursuant to this section shall be used for c~rsnccLlv~z; ~~~ ~ the high-speed train system or for the rehabilitation or modernization of, or safety improvements to, tracks utilized for public passenger rai3 service, signals, structures, facilities, and rolling stock. 99 G6 :p~eaz o} papuauz~e pg, '~t `g00Z ~o sa~n~~~s a~ ~o i,i, za~d~eri~ ~o £ uotaaas .riq papuauz~e 6£ s~ `Z40Z ~o sa~.R1~S auk ~o L69 za~d~eq~ ~o £ uot~aaS '9 '~~S ~£ •sataua~e zaquzauz L£ d~ ~.z~oz~ ~~.Izoq~n~ II"~ i~ekot~a~cf ezuzo~t~~;~ uzac~inoS a~ o~ 9£ suopnqu~uoa a~~eredas pue `sataua~~ zaqucauz off. atq~nqu~~e anuanaz ,c £ `sa~aua~~e zaqukauz aq~. ~o pine ~uotpny it~~ IEUOt~a~~ ~erazo~?I~~ ~E uzaq~.nos ark}~o spaau ao~nsas za~uass~d a~ ~unooa~ out a~ it~~is ££ 8utpue~szapun ~o sumpuezouzauz zo umpuezoLUaua aj~ •satoua~~e Z£ zaquzaut ski pue ~uoq~n~ iT~g I~euot8a~ ~tuzo~ti~;~ uzaq~.noS i £ a~{} uaanuaq pa~naaxa aq o~ ~utpu~e~szapun~o sumpu~~zouzauz q~t~n 0£ aauepzoaa~e ut z~a~ I~easg gaea pauoi~zodd~ aq tugs gaze aatnzas 6Z sit u~im s~aafozd aigi~tia zoo ~.uo~n~ tt~ i~euot~ag ~etuzo~q~~ gZ uzarpnos aqa. o~ uot~aas s~ o~ ~uensznd pa~eaoTi~ sP~3 (~ LZ •sz~ea~ i~eos~ i0-OOOZ P~ `OOOZ-666i `66-8661 gZ aq~ ~u~.mp sasodmd asoq~ zoo sanuanaz I~aoi uzoz~ sazn~ipuadxa SZ sit ~o a~~ezan~ Ienuu~ aq~ ue~ ssat you ~unouxe ue ut uca~.s~s ti~ez {,Z za8uass~ed aq~~o uot~e~ttiq~egaz zo aau~eua~ut~uz a~ zes pasn ~u~aq £Z sanuanaz iezapa~ zo `a~~s `i~eaoi 8ut~stxa uiog puadxa ~it~enuu~e ZZ Ii~~is (~e} uotsinipgns ~o (£) rid~ez8~ezed zapun auaid:taaz aigt8~a I Z u~ `uot}oas s~~ zapun uotx~eaott~e due aniaaaz o~ zapzo ui (T) OZ •uot~aas std. !q aiq~ett~en~e ap~euz ~utpun~ i~uot~tPP~e 6I a~ ~o azn~tpuadxa pue uot~~aop~e zoo aigt8ga urecuaz o~ zapzo g i ut sasodznd asap zoo spunk i~zapa~ zo `a~~.s `i~eaot ~o ~uau~tuzazoa L i ~ut~srxa z~au~ ui~~ur~euz tt~egs (~} uots~ntpgns ~o (4') gd~ez~~ez~d gt zapun ~utpun~ ~o s~uatdtaaz aigt~r~~ •uza~s~is It~z za~uass~ed auk S i ~o uotze~tiiq~egaz zo aou~ua~ut~uz zoo pasn 8utaq samzanaz iezapa~ trt zo `a~~e~s `i~aot aut~sixa ~uauiaiddns ii~gs (~) uots~eipgns ~o (£) £ I ~{d~z~~ezed zapun ~uaidtaaz aigt~r~a ue o~ algeiren~e ap~u~: spunk (q) Z I • •uotss~uzuzo~ uot~~e~zodsuE.zZ ~eruzo~t~~e~ l I acp ~q uot~~ear~uan o~ ~aa Cgns `pxeoq ~urazano8 sit ,to uot~niosaz 0I ~q `uot~aas srq~ ~o s~uauzazmbaz za~o tt~ pine `~uautazmbaz 6 spunk 8utua~~eui ski ~auz sL'it ~j ~~~ ~t~Zaa tt~egs (~e) uOISiAIpgnS g ~o (£) gd~ez8~ered zapun ~uipun~ ~o ~uatdiaaz aigt~ga u~T (~) L •uoi~aas std zapun ~uatdtaaz aq~ o~ pa~~eaoit~ g zunouxe i~.o~ a~ uegi ssat you ~unouz~e ~ ui spunk ~u~a~~eta apinozd S ii~~is (~e) uotstnipgns ~o (£) udg.~~z~ed zapun ~ua~c{taaz atgt8r~a ~ u~ `uot~aas srrp zapun ~utpun~ zoo aigtBTta aq o~ ae7pzo ui (i) • £ •(p) uotsinipgns ut ~zo~ has ~uauzaia Z Irez aigt8ita ~.ue zoo spin a~, asn ~i~uz s~uaidtaaz algt~tig (a} I $ - ~~a€ ~ - 9 - AB 3034 1 Sec. 3. Section 2 of Chapter 697 of the Statutes of 2002, as 2 amended by Sections 2 and 3 of Chapte~• 71 of the Statutes of 2004, 3 and as further amended by Sections 1 and 2 of-~h~t~.g 4 ~~essiea Chapter 44 of the 5 Statutes of 200b, and as further amended by Sections 2 to S, 6 inclusive, of the act amending this section in the 2007-08 Regular 7 Session, shall take effect upon the adoption by the voters of the 8 Safe, Reliable High-Speed Passenger Z'rain Bond Act for the 21st 9 Century, as set forth in Section 2 of Chapter 697 of the Statutes 0 of 2002, as amended by Sections 2 said 3 of Chapter 71 of the 11 Statutes of 2004,- as further amencLed by Sections 1 and 2 of 12 ., 13 Chapter 44 of the Statutes of 2006, and as further amended by 14 Sections 2 to S, inclusive, of the act amending this section in the 15 2007-08 Regular Session. SLC. 7. Section 4 of Chapter 697 of the Statutes of 2002, as 7 amended by Section 4 of Chapter 44 Hof the Statutes of 2006, is 18 amended to read: 19 Sec. 4. (a) Section 2 of Chapter 6:97 of the Statutes of~983 20 2002, as amended by Sections 2 and 3 of Chapter 71 of the Statutes 21 of 2004,E as further amended by Sections 1 and 2 of~e-ae-t 22 ~~ess~ Chapter 44 23 of the Statutes of 2006, and as further amended by Sections 2 to 24 5, inclusive, of the act amending this section in the 2007-08 25 Regular Session, shall be submitted to 'the voters at the November 26 4, 2008, general election in accordance with provisions of the 27 Government Code and the Elections Code governing the 28 submission of statewide measures to tree voters. 29 (b) Notwitl'~standing any other provision of law, all ballots of 30 t'~e November 4, 2008, general election s~7a11 have printed thereon 31 and in a square thereof, exclusively, the words "Safe, Reliable 32 High-Speed Passenger Train Bond Act for the 21st Century" and 33 i_n the same square under those words, the following in 8-point ~4 type: "This act provides for the Safe, Reliable High-Speed 35 Passenger Train Bond Act for the 21st Century. For the purpose ^:6 of r ad::cng ±raffic on t?~e state's highways and roadways, upgrading 37 commuter transportation, improving people's ability to get safely 38 from city to city, alleviating congestion at airports, reducing air 39 pollution, and providing for California's growing population, shall 40 the state build ahigh-speed train system and improve existing 99 66 't~ia~L'TpauILUT ~aa~a a~ a~B STT[~ ~L'T~ ~SSaaau sT ~T `S2SOdmd '~£ pa~~iaz .TaTp.o ~o~ pug uza~s~s uT~~ .za~uass~d paad:s-T~tiE ~ ~o ££ ~~uTau~ur~ aTp ion spuoq ~o airs pTxe aau~nssT aTp azuotpn~ pinom Z£ ~.L'T~ ~oii~q uor~aaja j~.zaua~ `8002 `tr zaquTanoN aTp TTO ams~auz i £ pTIOq uoT~E~TigO iL'.TatI2~ E ~O StzoTSTAOZd aTi~ t~ipOQT o~ .TapIO uI 0£ :a.TL' t~~TSSa~au aT~ ~uT~.Tt'~T~.STTO~ S~.~L~ aT~ '~aa~.a a~LipauTtuT 6Z out o~ ii~Tis pue TzoT~n~T~suo~ aTi~ ~o ~ aiat~ ~o ;~ura~eaTLI aTi~ SZ izTTptm ~ja~es .TO `Tpj~ati `aa~ad oggnd aTp~o uoT~enzasazd a~~~paunuT LZ aT~ zoo ~.ressaaaTZ a~tl~.L'~s AaTZa~m u8 sT }a~ sTT{~ '8 '~gS 9Z •uot}:gas srTp Ti~Tt~1 SZ ;aauegduzoa TTT are~oa~aTp. sueauT ~q aaTOTiO ~saa~on aTp~o uotssa.Tdxa trZ aTi~. pug sauTTia~ui ~uT~on aTp ~o asn azp `uoT~aas s~:Tp ~o }ua~uT £Z aTp ono saul~a ~ET~ .TauTTLUI aT~ TTT nc~Ej o~ ~u~nsmd pa~sn sauTLi~LTII ZZ 'BuT~on~o su~aTU ~q auop sT uot~aaia aTp uT auT~on aTp a~aT~ (p) iZ •~ireununs ~aeduTT i~~au~u~ aTi~ pTZ~ ai~t~ ~oii~q aTp OZ ,io ~uauza~~~s pasuapuoa aTp. si iaq~ei ~oii~q aTiZ •apo~ :~uauzu.Tano~ 6i aTp ~o £0088 uouaag pug apo~ suot~aai~ aTp ~o L806 uor~aaS 8i o~ ~u~nsmd parecia.zd r~.ILTTaLUCIS ~a~duT~ i~~au~TT~ aT~..apnjauT ~i~uT Li I~e.Taua~ 6auzo~~ aTi~ ~~T{~ ~.daaxa `a~en.8u~i ~~tp asinaa .zo `uzor~ c~ i ;a~.T}gns `~uauzaiddns }ou ii~Tis i~zaua~ ~auuio~~ aTp Poi `vl~i~ ~oii~q S i aT.p ~o ~TTauza~~e~s pasuapuoa aTp ion iaq~j ~oii~q aTi~ ui papniaua tr i a~~n~u~i ~iiuo aTi~ aq ii~Tis (q) uoTSTnrpgns uT a~~n~TT~i aTi~ `aPo~ £ i suoT~aaT3 aTp~o i 8Z£ i P~ LtrZ£ i suonaa~ ~uTpu~sTi~incuoN (a) Zi •ams~aTZT aTp ~sTTT~~~ .TO zoo aeon ~aT{~ .zaTi~aTim a~~aTpTTT o~ Mai ~q i i pazcnbaz .TauTT~tu aTp TTT sso~a ~ aa~ejd ~~uT s~a~on aTi~ t{aTTim u[ saa~ds Q I jai aq iieTis a~aTi~ `a~~nbs aTp a~isoddp •spuoq aTp ~o ~soa a~~.zan~ 6 i~nuu~ aTp o~ anT~.~ia.z ~s~ii~u~ anT~.~isi~a7 aTp ~q paptnotd am~~ 8 a~~udo.Tdd~ aTi~ T~TM i~.Taua~ ~auao~~ aqa. ~iq TIT paiiP a9. Ii~us L TTOTSTnTpgns s~~. o~ ~u~ensmd ~oii~q aTp. TTO .T~add~ o~ Tzat~sanb aTp TTT g aa~cis xueiq aTi~ «~~ipn~ ~.uapuadapu~ TTL o~ ~aafgns sa.Il:'11Tpuadxa ij~ S Ti~IM `spuoq atp ~o anti .read-0£ aTp..Tano xea~i .Tad ~ $) s~tloP tr ~o ~soa a~~aan~ u~ ~~ spuT~ a~~s ~uT~sixa Tuor~ prsd `uoriiiq £ S6'6$ ~uq~e~o~ spuoq anssT ITFm ~.~qa purl ~snx~ i~z ~ ~uta~asa ~q Z sza;uaa uoT~eindod .zof~TZT s~a~~~s aTp ~TTTnias saTITi ir~z .ra~Trassed j Ai14ENDED IN SENATE 3I.7LY 10, 2008 AMENDED IN SENATE ~I:JLY 7, 2008 AMENDED IN SENATE JI:INE 26, 2008 AMENDED IN ASSEMBLY APRIL 21, 2008 AMENDED IN ASSEMELY .APRIL 9, 2008 CALIFORNIA LEGISLATURE-200]-Of; REGULAR SESSION ~~5~+ 1~~~' ~~~ X10.3~~4 introduced by Assembly l~ember•s Galgiani and Pula (Principal coauthors: Asseffibly members 1Da~is and Parra) ~Coanthors: Assembly Members Adams, Agbazarian, Arambula, ~3eall, l~erryl~ill, Caballero, Charles Calderon, Carter, Coto, De Leon, 1Dymally, Houston, Huffman, Barnette, Leno, Lieu, 1~Iaze, Muddin, Price, l$uskin, Saldana, ~~olorio, Torrico, and folk) (Coauthors: Senators Alquist, Cedillo, Flo:rez, Kuehl, Scott, Simitian, Steinberg, Torlakson, and. Wiggins) February 22, 2008 An act to add Sections 185033, 185035, and 185037 to the Public Utilities Code, to amend Sections 2704.01, .2704.04, 2704.05, 2704.06, 2704.08, 2704.09, 2704.095, 2704.10, 2'704.11, 2704.12, 2704.13, 2704.15, 2704.18, and 2704.21 of the Streets and Highways Code, and to amend Sections 1, 3, and 4 of Chapter 697 of the Statutes of 2002, relating to transportation, and declaring the urgency thereof, to take effect immediately. 94 t'6 ;uauzdmba pine ~zadozd iEaz puz not;an~suoa zoo am;ipuadxa :~o~ spaaaozd pkoq ~ut~icuuzoo o; xoud pug s;soa ie;id~o atgt~r[a zoo ,spunk puoq~o not;eudozdd~e zoo;sanbaz ~ ~ut~tuzgns a; .xoud `pagiaads s~ `sas~i~eu~ i~etau~eur~ pine sueld ~utpun~ snou~n a;aic[uioa o; puoq;n~ aq; azmbaz pinom iliq aqs pa~aads sn ~daaxa `sasuad'xa ani~n.~sauiu~pn ..codpasn aq spaaaocd puoq uin~.raa~a /s•Z uur~~ a.~ou~c you ~n~[1 a.~znba.~ p~nona 11zq ar1,L •s;u~ednooo pug szaumo ~adozd paaeldstp papiaads zoo aoue;.:rise not;~eooiaz puE `s;a~eduzt I~;uaunzozuua pagtaads;aazrput ,zo ;aaztp line ~o not;~e~~tLa aq; `;uauzanozduti pug hem ~o-;q~u pug ri;zadozd I~eaz u~ s;sa.~a;ut ~o not;tstnba~e aq; `s~ulq; zaq;o ~uouz~e `zoo pine `saRinpa~ ~uuaau~~ua n.zeuturgazd pine `~urau~Id `sarpn;s I~uauTaozinua zoo pasn aq spaaoo Td puoq ut~e~ao ~o %0 i ueq; a.zout ;ou ;~q; annbaz pinom Iltq aq~, •uza;sus ut~.z; paads-q~tq aqa. ~o not;~titq~egaz pug `;uauiao~Idaz `;uauianozduzt `uotsu~edxa `uouaru;suoa zoo pasn aq o; `puoq;ne aq; ~q pauiuua;ap s~e `suou~~t~~go ~utou~ug pine s;soa aoueua;ui~eui pine dui;~zado zoo papaau;unou~ aq; puo~4aq uza;sfs ui~ez; paads-q~iq aq; ~o uou~ezado u~oz~ sanuanai ssac~xa azznbaz pinom IIiq aqZ •uta;sus urez; paads-q~tq pasodozd aq; ~o szopuzoo a;noz ~o suopduasap aq; asinaz pinom Iitq aqZ 'p00Z aunr~o tread ssautsnq I~eup aq; q;tm u~eq; zaq;~ez `800Z `6 ~1n1 pun SOOZ jaquianorZ~o s~..coda~c #ed~ ;a~duzt i~uauraozrnua pagt;zaa s~~uoq;n~e aq; q;tm :qua;sTSUOO uza;s~is ui~z;paads-q~iq ~e~o uo~;on.z;suoa o; za~az pinom Iltq aqs •sza;on aq; o~ pa~nugns aq o;;ati puoq aq; o; suoisinaz snouen axem: pinom Iltq stgZ •sauti asoga. o; s;uauzanozdut~ ~a~~es pine s;uauaaau~equa ~.ia~ed~ea zoo pine uza;sus ute.z; paads-q~iq aq; o; ~.tnt;aauuoa apinozd o; sauil Inez za~uass~d zaq;a uo s;aafozd i~;idea zoo aiq~eii~ene aq pinom gatgm~o uor{I~ OS6$ Pine `puoq;n~ ire2I paads-qar~ aq;~o ueid ssatnsnq aq; a};u~ensmd uza;s~:s u~~ez;paads-q~rk ~ ~o not;atu;suoa pine ~uraa~eld zoo spunk I~ezapa~ aiq~It~en~e ~iu~e q;im uot~aunCuoa ut aiq~p~en~e aq pinom gaFgm~o uoilllq 6$ `spuoq uop~~iigo i~ezauaD ~o uoliIiq S5'6$ 3o aou~enssi aq; zoo aptnozd pinam ;a~e aq; `I~enozdd~e as;on o; ;aa fgnS •uoi;aaia i~ezaua~ `g00Z `t' zaquiano~r aq; ;~e I~nozdd~e zoo sza;on aq; o; ~ua~;s I Z aq; zoo;a~puog utezZ za~uass~ed paads-q~tg aiq~etla~ `a~~eS aq; ~o uotsstuzgns zoo sapinozd `9002 ~o sa;n;e;S aq; ~o ~~b za;d~eq~ P~ t~00Z ~o sa;n~~e;S aq; ~o I L za;d~eq~ ~iq papuauz~e s~ `ZOOZ ~o sa;~~S aq; ~o L69 za;d~eq~ `m~el ~upsixg 'FaxrUua~ ~s I Z aq; z1.I ~a~ Puog ur~ezs za~uassed paads-q~t~ aiq~r[a~ `a~~eS •ru~e~I~~ `papuaute s~e `'b£0£ ffH isa~ra s~zasrtno~ anri~zsi~az - Z - ~£0£ ~ acquisition. The bill would require the authority to give priority in selecting corridors for construction to those; corridors that are expected to require the least amount of bond funds as a percentage of total cost of construction, among other considerations. The bill would provide for the bonds to have a final maturity of not more than 40 years. This bill would require the bond measure tc appear first on the l`tovember 4, 2008, general election ballot and to be designated as Proposition 1. The bill would specify the; ballot label and title and summary to be used for the measure. Existing law creates the High-Speed lZa.il Authority with specified powers and duties relative to the development and implementation of a high-speed train system. Existing law makes the Department of Transportation responsible for improving and maintaining the state highway system. This bill would require the authority to revise its business plan by ~ctobeY 1, 2008, as specified, and to submit the revised plan to the Legislature. The bill would also require tY-e authority to establish an independent peer review group for the purpose of reviewing the planning, engineering, financing, and other elements of the authority's plans and issuing an analysis of appropriateness and accuracy of the authority's assumptions and an analysis of the viability of the authorit~~'s funding plan for each corridor.- ~,. ,. ~a ., a +,~ a~~i znr~-rn~9Ttc-c-Tl~a 7'Ha ~nry~7~~lricr a~nafre ~• +. a~~ This bill would, for ~'e~~e~eets any project along the high-speed rail network, authorize the authority to contract with the department to perform~tese project design and engineering services, including construction inspection services, as defined. Existing law authorizes the authority to, among other things, enter into contracts for the design, construction, Grnd operation of high-speed trains upon approval by the voters of a spat: fed financial plan. This bill would provide that approval .by the voters of the Safe, ~~eliable High-Speed Passenger Train Bond Act constitutes approval of a, finan^ic~.l, plan for purposes of that provision. This bill would declare that it is to take effect immediately as an urgency statute. Vote: 2/3. Appropriation: State-mandates local program: no. Fiscal committee: yes. no. 94 t'6 •zalloz~uo0 aTl~ ~q pa~.eu~~~sap `aaueur~ S £ a.aafozd uT aauauadxa TIa.IM auo puE SuT~z~ paads-TI~TLI~o uoT~anT~suoa L£ pine ~uuaauT~ua uT aauauadxa L[~.TAA auo `sl~enpTnTpTTT oM~ (Z) . o£ •zaznseazZ aTl~ ~q S£ pa~~eu~TSap `Tl~oq zo `~TsF~ `adozn~ uT sut~z~ paads-TI~-iI Jo uoi~~ezado ~£ [o uoT+anz~SAO~ aTl~ uT aauauadxa TI~.TM sIL'npL~Tp1CTl~ OMB, (I} ~£ :~uTMOllo~ aTl~~o ll~ apnlaut IleTls dnoz~ MaTnaz zaad ally (q) Z£ •apo0 s~~eMTl~tg pine s~aaz~.S aTl; 3© I £ 1~0'~bOLZ uoT~aaS ~o (q) uoTSTnTpgns o~ ~u~ensznd pazTr~I~az zopuzoa 0£ ~ga~ea zoo weld ~uTpun~ aT{~ ~urpnlauT `ueid ~uTau~uTT s~~uo~n~e 6Z ;~~ ~o ~r~iq~ein aTl~ ~o sls~il~eue u~e pue suot~duTnssl~ s~l~.uoTlane gZ aTp ~o ~a~eznaa~ pine ssaua~~eudozdd~e ~o sTS~l~ue uT'' ~umSST pine LZ su~eld s~~uoTl;n~e aTl~~o s~uauzala zatpo pue `~uTau~uT~ `~uuaauT~ua 9Z `~uTUaeld aTl~ ~uTMaTnaz ,lo asodmd aTl~ zoo dnoz~ MaTnaz SZ .aaad ~.uapuadapuT uS Tlsr~q~e~sa II~eT{s ~uoTpn~ aqs (~) 'S£OS"I • f~Z :p~:az off. £Z `apo0 sai}tli~,Ii ar~gnd aTl~ o; pappe st S£OSgi uot~aac; 'Z '~~5 ZZ •s~lsu IZ asoq; a~~eu~euT o~ azTlt~n o~ spua~uT ~j suot~a~e zaTl~o a:o `sassaaozd OZ `saT~a~nz~.s s~ %~uoTl~ne ails aq~TasaP II~eTIs ueld aTl,l, •°~uauTdolanaP 6I s~aaafozd aTp TI~TM pa~L'Taosse s3lstz zaTl~o pine `~olouLloa~. g i pue `~uauzdlTTba `uoT~atu~suoa `a~~euoz~~ed `sa:~u~eTZT~ s~~aafozd Li atp TptM pa~~eiaoss~e sxsu `off pa~puTl you ~.nq `~utpnlaTZT `za~unoaua g I ~~uz aaafozd aTl~ sxsu alq~aasazo~ ~Igeuos~eaz ll~ ~o uotssnasip SI ~ apnlaut osl~e IleTls weld ssauTSnq paslnaz aT{~ •uza~s~s u~~.if I,~~ paads-TI~iTI aptMa}~e~s aTl~ ~o szoprzzoa algt~ila atp ~o uot~anT~suoa £ I aTp zoo ~olouozTla pasodozd aTl~ pine `.uza~s~s atp ,lo uoT~~ezado ZI pine uouaT~zasuoa aTl~ putty o} ssaaa~e o~ spua~uT ~uoq~n~ ails spuT~ I I zaTlao pue `l~eaol `a~.~s `l~ezapa~ pa~edTaT~u~e l~o~ atla ~o uoT~duasaP 0 i pine a~euzT~sa u'e :uza~s6s aTp zoo s~soa l~id~ea pine `s~soa ~up.~ezado 6 `a~~uoz~ed pa~EdTaT~u~e aTp ~o ~s~eaazo~ ~ `.apu~ozd IILM uza~s~Ss g atp s~T~auaq ~uzud aTp~o uopduasap ~ :l~euol~azza}tai zo `l~euoi~az L `za~nuraTOa `ssazclxa `l~eaol s~e Clans `dolanap IItM a.T sa~~edtauue 9 ~i aatnzas ~o add aTp :~utmollo~ aTl~ ~o ll~ sapt~uapt }~eTp weld S ssauTSnq pasinaz E `g00Z `I zago~ap ueTl~ za~~el you `azn~~elst~a7 aTl~ ~ o~ ~tu~gns pine `Tlstlgnd `azedazd II~TIs f~uoTpn~e aTI1, '£cOSBi £ :p~eaz o~ `aPoa Z sai~tlt~Ll arlgnd aTl~ o~ pappE si ££OSg I uouaaS ' I .L~OI.L~~S I s~o~1o~'sb Manua op ~gusofi1ra~~o a~n~S ark;~o a1c~oad arm {' / £®W C4 - ~ - ~ ~03~ 2 3 4 5 6 S 9 10 11 12 13 314 15 ~~ 17 18 19 20 21 22 23 24 25 20 27 28 29 30 31 32 33 34 35 36 37 38 39 40 (3) tine representative from a financial services or financial consulting firm who shall not have been a contractor or subcontractor of the authority for the previous three years, designated by the Director of Finance. (4) One representative with experience in environmental planning, designated by the Secretary of Business, Transportation and Housing. (5) Two expert representatives from agencies providing intercity or commuter passenger train services in California, designated by the Secretary of Business, Transportation and Housing. 1 P-Y1Pa'fi aa~-oa~ranir~ .3 li tL, ~+r.x..,~,. l"~.............:aa.,. ,. ..~ n_'1-- --- ~ _ _ _ Y urY v1111.y\i iJ,' L1YN L71r11Q ,e ` ' b~ f ex~er~e-appelnted~~~he~peal:E~L ~1~~-ss ~pe~t > > 1 ems: (c) The peer review group shall evaluate the authority's funding plans and prepare its independent judgment as to the feasibility and reasonableness of the plans, appropriateness of assumptions, analyses, and estimates, and any other observations or evaluations it deems necessary. (d) The authority shall provide the peer review group any and all information that the peer review €~oup may request to carry out its responsibilities. (e) The peer review group shall. report its findings and conclusions to the Legislature no la±er than 60 days after receiving the plans. SEC. 3. Section 185037 is added to the Public Utilities Code, to read: •~ , t:e~ nl...,, ..~~ e 1 *~'- -pre~eet-~n~d , .A ~ b -' _r*' -p~~ ~re~=$ead-~ese~ 94 tr6 `o~uauxeza~eS ~utpnlau~ `sza~uaa uot~~elndod zof~euz s~a$,e~s a~ ~o III 6£ :IA?I Itin~ uza~ sf s aq,I, • a~~~s aq~ ~.norl~nozu~ ~zza~s~Ss uot~~~zodsuez~ g £ pa~~z~aaut ue uzzo~ o~ suza~s~s ~tsu~z} Isaol p~a~e I~euot~az L£ s~I ~~~ pine a~.~as a~ ut sza~uaa uot~~elndod zof~eu~: san.tas ~~q~ 9£ izzaas~s ut~ez~ paads-~rq ~ ~o uot~anz~suoa aq~ sasodozd `sisll~eue S £ puE sarpr~s anTSUa~xa za~~ `~1uoq~.n~ Ii~~ paadg-[j$Ij~ aq ~, (q) ~£ •s~aze txe~godoz~au~ ££ :€of~eux anzas o~ uza~s~s uE~ez~ za~uass~ed paads-q~rq ~z~e-ate ~o-a~~.s Z£ ~a ~anz~suoa o~ ~i~amb paaaozd a~e~s a~ ~~~ ani~~ezaduzt ~I axeru I £ ~~m~ezds u~egzn ~o uot~~enutauoa a~ pine `suotssraza s~e~ asnogaaaz~ 0£ `uot~nllod z~ `uot~sa~uoa ar~ez~ u~ as~eazaut ~ui~In.saz aqa P~ 6Z uot~~elndod s~~tuzo~r~~e~ ut ~moza ~umut~uoa aq1, (~) • I uaq.aaS . gZ :p~eaz o~ papuauz~e LZ '~t `tr00Z ~o sa~.nl~e~S aq~ ~o I L za~d~e~ta ~o I uot~aaS ~q papuata~e 9Z s~ `ZOOZ ~o sa~n~.~e~S aq~ ~o L69 za~d~eq~ ~o I uoi~aaS 'i~ '~~S SZ •suoun.~ndas I,Z apn.,ro pun `uot~naopa.~ rt1i1t1n pun rfr~n-tr~~zr~ ~ulpnpauz uoz~:.adsuz £Z ,1o..czuoa ~ipbnb `.8ui~sa~ sjnua~nu~ pun ~ui~Can.~ns .Sugpnlauz ZZ uotlaadsut uot~an.~suoa `sa;nu,~t.~sa pun `suoz~na~aads `subjd ~o T Z uog~n.~bda~cd `s~uausnaop 1n~uauiuocznua~o uot~n~c~da.~d `uoz~asznban OZ rCnnt~o-;z~~g.~ `saai~as piq-a.~d `~utuunad `~uZ.~aaut.Sua~ rCsnuzu~i1acd 6I sunau~ « saain..tas uoi~aadsuT uot~an.,c~suoa ~utpn1~~ut `saain.cas g I ~uz.~aaut~ua pun u3zsap ~aalo.~d, `uot~aas sir~~~o sasodrncl.~o~ (c~ LI -saa2n.tas uot~aadsut uoi~an.~suoa ~utpn~atrz `saazn.tas .~uz~caauzSua 9I pug u~2sap ~aa!o.~cl u.~ro~ad o~ ~uau.~~c~dap at~~ t~,ztna ~an.~uoa S I rfvu~ ~i~~cor~~nn ar~~ `a~.~onazau jinn paads-~f °a~f aq~ ~uojt~ ~aafo.~d rtufl I,I ~co~' `n1n1 ~o uotsz~tocd .~ar~~o rtun ~uzpzc~~sa~~Tn-t~o~ (n) 'L £OSBI £ I ~~ zI saa a ze ~- ~ad II ~?. d-- $ • TT ~TTl~Y1'1)'1(1Tn T ~1 ~TF'1 YS TTY'Y~ ,C1~ M 1"CC~ C~TTl1T1't~ T'ISl7'OC~ nT'U T4 7ATTtl /1 T .T C C t .l.T C C Cl L ~ m~ ~rnnnrnrtr L • V ` ~--~~E~E~e~~ g ~, =-saa~~as }, . ` . `' £ e ~ '~~~ Z - ~-~ ~c~~-~ Lnnin-TTn T I - 9 - ~£0£ ~ - ~ - AB 3034 4 5 6 q ,~ i0 11 12 13 14 'S 16 17 l°o 19 20 21 22 23 "4 iC 25 26 27 ~g 29 30 31 ~2 33 J4 25 ~. , i .-v ~7 38 39 the San ~ranci~co Bay Area, the Central Valley, Los Angeles, the Inland Empire, ©range County, and San Diego. (c) The high-speed train system proposed by the authority will cost about one-third of what it would cost to provide the same level of mobility and service with highway and airport improvements and will contribute significantly toward a reduction in air pollution and global warming. (d) The high-speed train system, once it is completed and becomes operational, will contribute significantly toward the goal of reducing greenhouse gas emissions and other air pollutants and will help reduce California's dependence on foreign energy sources. (e) The high-speed passenger train bond funds are intended to encourage the federal government and the private sector to make a significant contribution toward the construction of the high-speed train system. (f) It is the intent of the Legislature that the entire high-speed train system shall be constructed as a~uickly as possible in order to maximize ridership and the mobility of Californians, and that it be completed no later than 2020, and that all phases shall be built in a manner that yields maximum benefit consistent with available revenues. SEC. 5. Section 2704.01 of the Streets and Highways Code, as added by Section 2 of Chapter 697 of the Statutes of 2002, is amended to read: 2704.01. As used in this chapter, the following terms have the following meanings: (a) "Committee" means the High-Speed Passenger Train Finance Committee created pursuant to Section 2704.12. (b) "Authority" means the High-Speed Rail Authority created pursuant to Section 185020 of the Public Utilities Code. (c) "Fund" means the High-Speed Passenger Train Bond Fund created pursuant to Section 2704.05. (d) "High-speed train" means a passenger train capable of sustained revenue operating speeds of at least 200 miles per hour where conditions permit those speeds. (Y ; "High-speed rxain system" mear;s a system with high-speed trains and includes, but is not limited to, the following components: right-of--way, track, power system, roiling stock, stations, and associated facilities. 94 1~6 .•s.~opi.uoa Ot~ utn.c~ paads-rf~?rt ~uinao j jo~'ar~~ ,ro~'papuadxa aq o~ `a~nrb~s a~ncbdas b £ .to ~a~' ~a.Spng 1r?nuur~ a~; u1 (j) r~d17.c.~rl~tnd uP pagi.~asap spun' g£ a;r7r~rdocddr~ ~('nuc a.~n~njsi.~a7 aq~ pug `s~soa Ir7~rdr7a .~o~' ~uzpun' L£ rsanbai ~'r?ur ~'j2~[ozl~nz~ auk `(~) ydr~.~~.rr7d ur pagt.~asap pure L~OC ~£ ,~f~ ut rt,T~.~oq~n~ ar~~ ~Cq pa~dopn st7 `~aa!o~cd uzz7,r~ paads-r~.Siq az~~~a S£ ~ asr~q~~a uot~a1dutoa ar~~ uo ~at7durr as~canpra un anz~z~ you ppnoN~ I,£ pura uta~srCs ar~~~o uoz~an..~suoa at1~ aaun~pv p1nona (1) r~d27.cSr~.c~d ££, uz pagz.~asap .ropt~c.~oa ar~~ un~~ .~aq~o s~copz..cuoa uz spaaao.~d Z£ ,puoq ~o a.~n~zpuadxa ~nq1 ~t~coq~nn aq~ rCq ~uTpuz~' n uodn (Z) I £ 1T nTT'1 Tl1T ~~/1~ O£ . L . Q ~TY'1TTTYIT .CTTYST Z . V ~ LZ . aaug-•uztatE~eu~ pug uot~~~ uoran salaauFr so7 pine jEUiuaza,~ 9Z ~~egsu~aZ oastaue~,~ ues uaa~aq ura~sls ui~e.>~. paads-rl~Tr{ arp SZ ,~o .copzuoa ~ua~as--a{-a~ .zoo `(a) uolsinipgns uE paquasap ~Z `s~soa j~e~idea (g} pine uza~.s~s ut~z~. paads-q~~ aq~ ~uruueld £Z (~} ~o~ pasn aq Il~egs `a~n~~e~s aa~.redas .zo day ~a~png I~nuue arl~ ZZ ut am~~jst~a7 arp ~q uor~eudozdd~e uodn `aa~d~er~a s~~ off. au~nsmd I Z pazuor{~n~ ppuoq 30 ~unouze I~edtauud (000`000`000`6$} s~tloP OZ uorlltq aura ~o ales ar0 uzo~ paniaoa.z spaaaozd zap (I} (~ ~i 'SOOZ `6 ~1n1 pun SOaZ uagzua~o~~o s~,roda.~ :-S~ 8I ~a~eduz~ I~.uauraozinua pagt~aa s~~j.uorpr-e LI a~ ~t~ qua}sisuoa o~at~ ue~ pine `~uno~ a~u~ezp `anduz~ qI FTre~ arp `sala~uy soZ `~ap~e~ I~e~uaa arp `~eaz~ ~S~;g oaslaur~.~,~ SI uns at(~ `o~uauz~eza~s ~urpnjaut `sra~.uaa uor~rvlndod zoC~euz s~a~~eas tI aq~ ~unjuij rt1a~nucz~jn `urzar~r7u~ o~ pun sapa.Su~ so7 0~ a1np~l~d £I o~ p~a~s.~a~bg o~ ousatd o~ paa.~aytr o~ aso~ ubs o~ 1vuiur~a,~ ZI rCbgsur7.r~ oaszaun~cd urns at1; s~aauuoa ~n~~ uaa~s~s urez~ paads-r~~ I I E ~o uoT~.anr~suoa atT~ a~.~ei~rui o~ za~d~r{a s~ o~ ~u~ensmd ams~eauz 0I puoq arp ~utnozdd~e fq ~ettuo~q~e~ ~o a~doad aq~ ~o pine ~a~d~erla ~ siq~ ~urza~eua ~q am~~elsl~a7 aq~~o ~ua~u>: ark. st ~I (~e) '~0'tiOLZ . ~ :p~eaa o~ papuauze L st `ZOOZ,to sa~~~~S arp ~o L64 aa~d~erl~ ~o Z uopaaS, ~q PaPP~ s~e g `epos s~~nnr~~t~ pug slaa~.~ a~ ~o ~0'~bOLZ uouaa , '9 '~~S S •suot~~s onn} ~s~eal ~~ I, sapnlaua ~~eq~ iopr~.zoa ~ ~o uor.~od ~ sueaur G6~uauz~as alq~esn„ (~) £ '~0'~OLZ uot~aas m paquasap se Z raa~s~is ut~e~ paads-r{~~ a~ ~o uot~od ~e su~auz «zo~auzo~„ (I) I - ~ - ~£Q£ ' - ~ - ~ 3034 1 2 3 4 5 5 7 9 10 11 12 13 14 19 i6 17 l~ 19 20 21 22 23 24 25 26 27 23 29 30 31 32 33 34 3~ J 37 38 39 (~) Sacramento to Stocl~con to Fresno. (B) San Francisco Transbay lermina.l to San Jose to Fresno. (C) Oakland to San Jose. (D) Fresno to Bakersfield to Palmdale to Los Angeles Union Station. (F) Los Angeles Union Station to 1Ziverside to San Diego. (F) Los Angeles Union Station to Anaheim to Irvine. {~) Merced to Stockton to Oaland and S`an Francisco via the Altamont Comdor. (3) Nothing in this section shall prejudice the authority's determination and selection of the alignment from the Central Valley to the ,pan Francisco Bay Area and its certification of the environmental impact report. (4) Revenues of the authority, generated by operations of the high-speed train system above and beyond opera±ing and maintenance costs and financing obligations, including, but not limited to, support of revenue bonds, as determined by the authority, shall be used for construction, expansion, improvement, replacement, and rehabilitation of tine high-speed train system. (c) Capital costs payable or reimbursable from proceeds of bonds described in paragraph (1) of subdivision (b) include, with aspect to the high-speed train system or any portion thereof, all activities necessary for acquisition of interests in real property and rights-of--way and improvement thereof; acquisition and construction of flacks, structures, power systems, and stations; acquisition of rolling stock and related equipment; mitigation of any direct or indirect environmental impacts of activities authorized by this chapter; relocation assistance for displaced property owners and occupants; other related capital facilities and equipment; and such other purposes related to the foregoing, for the procurement thereof, and for the financing or refinancing thereof, as maybe set forth in a statute hereafter enacted. The method of acquisition of any of the foregoing may also bP set forth in a statute hereafter en ucti*d. {d) Proceeds of bonds authorized pursuant to this chapter shall not be used for any operating or maintenance costs of trains or facilities. ~4 t~6 sasnoti Tpoq u[ saa~razuzoa i~easL~ aLg pue s~a~~euz not;~~odsut'A nano Oi, uoT;aipsrmf LI;TAA saa~tuiiuoa ~aTjod aTp put: `apo~ sat;TlT~jl aiignd 6£ aLp~o S£OSgt not;aaS o;;uensmd pagstiq~sa dno.T~ nnatnai .zaad g£ aTi; `aau~euT,~~o zo;aa.zTQ aTi; o; pa~.TUZgns pine panozdcit: ant?Li II~RS L£ .~,:~oLpne aTp `~/0'~OLZ uoT;aaS~.o (a,~ uotstnrpgns;:a{~{~q~d-uT ~£ paT~t;uapt `~oaaaLp;uaui~as aigt;sn.zo `aopuzoa T{a~a uo s;soa ire;Td~a c£ aigi~tia hut; ~o~ .za;d~T{a sTtT; !q pazuoTpn~ spuoq ~o spaaao~d ~o ~£ uoi;~eudozdd~e .IOC;sanba~ rei;rut aLp~o ~ouzano~ aLp pTna am;~is~aZ ££ aTp o; It;~RUgns aLp o; .zcud step 0~ u~eTp .Ia;~t oAZ (I) (~ Z£ •(I) uoTSTnipgns ~o sasodmd aTt; ion pasn spaaao~d puoq i £ :IOC ;daaxa `uca;s~is uT~ea; paads-Li~iLi aTp ~o ~oa.zaTp ;uaLU~as ajq~esn p £ .IO ~opuioa rTat:a ~o uoi;an~suoa ~o ;soa Imo; atp ~o ;uaaaad OS 6Z o'er azouT .zoo pasn aq;ou IIE~[s v0''~OLZ not;aaS ~o ~q) uOTStnipgnS gZ ,Eo (i) L{d~ez~t:xed uT paquasap spuoq~o spaaaoid (G) '80'trOLZ LZ :peat o; papuauze gZ '~yT `ZOOZ 3o sa;n;~S aLp ~o L69 ~a;d~Li~ ~o Z notzaaS ~q PaPP~ st: SZ `apo~ s~~emiT~t~ pine s;aa.r;S aTp ~o g0'f~OLZ uopaaS '6 '~gS f~Z '~uoLpn~e aT{; ~q pa;anpuoa £Z satpt~s it;;uauzuozinua o;;u~nsmdpar~pouT~fi;uanbasgns s~e `g00Z ZZ `6 ~1n1 pug SOOZ .~aqucano~~o s~.~oda.~ aq~an+e-~Teda~ iZ ;a~eduzi i~uauzaonnua pagt~Taa s~~uoLpn~e aLp Tpu~n ;ua;stsuoa OZ `t~0'trOLZ uor;aaS ~o (a) uotsinrpgns ui L~.IO~;as s;soa IE:~tdt?a (g) pue 6 i uza;sus TIT~ex~ paads-Lt~iii aLi; ~uraazid (~) .IOC `a;n;~;s ~q apinoid g I ~it;LU am;~ist~aZ aTi; ;~tt; qua;ua pTZ~ soot;ipuoo aso~;p o; ;aafgns L I pue `aiq~eii~ene aq II~Lis `a;tine;s a;~e.T~edas .zo ;a~;a~Pn'd I~enuat: auk 9 i LIT am;~eiST~aZ aTp ~q uoT;~eudozdd~e uodn `~a;dL'Li~ sign o; ;uL'nsmd S I pazuoL{;n~e spuoq ~o ;LmoLat; i~dTODUd (000`000`000`6$) sj~tloP ~i uor(tYq auTU~o ait's aLp uzo.T~ paniaaai spaaaoid;au aT~ 'g0'~OLZ £ I :pt:aa: o; papuauzE ZI sT `ZOOZ ~o sa;n;~e;S aLi; ~o L69 .Ia;d~eq~ ~o Z not;aaS ~q PaFP~ s~ i I `apo~ s~i~nr~Li~tg put; s;aa.z;S aLp ~a 90'i~OLZ not;aaS '8 '~~S OI •pa;t;aza ~iga.zaLi sT Li~iLiM `pun3 puog ui~e.zZ za~uasst;d paads-L~T~ ~ aTp uT pa;isodap aq ii~eL{s ~a;d~eLia s~ o; ;utmsmd pigs pug pansst g spuoq ~o spaaaozd aTp. `g I'~OLZ uoT;aaS o; ;aafgnS 'SO'~bOLZ • L :p~aa: o; papuaLUe g si `ZOOZ ~o sa;n;.tr-,S aLp ~o L69 .za}d~q~ ~o Z uoi;aaS ~q papp~e s~e S `apoa s~~mLi~ig pine s;aaz;S aTp.3o SO't~OLZ uoi;aaS 'L '~gS ~ •~a;d~Tia siLi;~o s;uauzamibaz aLp Lp.inh ~aua;sisuo~ zoo ~a;d~eL{a £ slip. o; ;ut:nsmd pazuoLpne spuoq ~o spaaaoid ~o asn s~~uoLpnt; Z aLi; ~o s;ipnt: aipouad uuo~.iad il~Lis ~o;ipn~ a;t';~g arid, (a) I - ~~ - Ais 304 1 3 4 5 6 7 10 11 12 13 14 15 ?6 l7 l~ l~ 20 21 22 23 24 25 26 27 2~ 29 30 31 32 33 34 35 -r ~e 37 -, $ J 3~ 40 of the Legislature, a detailed handing plan for that corridor or a usable segment thereof. (2) The plan shall include, identify, or certify to all of the following: (A) The corridor, or usable segment thereof, in which the authority is proposing to invest bond proceeds. (B) A description of the expected terms and conditions associated with any lease agreement or franchise agreement proposed to be entered into by the authority and any other party for the construction or operation of passenger train service along the corridor or usable segment thereof. (C) The estimated full cost of constructing the corridor or usable segment thereof, including an estimate of cost escalation during construction and appropriate reserves for contingencies. (I3) The sources of all ~.inds to be invested in the corridor, or usable segment thereof, anti the anticipated time of receipt of those funds based on expected commitments, authorizations, agreements, allocations, or other means. (~) The projected ridership and operating revenue estimate based on projected high-speed passenger train operations on the corridor or usable segment. (]F) All known or foreseeable risks associated with the construction and operation of high-speed passenger train service along the corridor or usable segment thereof and the process and actions the authority will undertake to manage those risks. (~) Construction of the corridor or usable segment thereof can be completed as proposed in the plan. (Ii) The corridor or usable segment thereof would be suitable and ready for high-speed train operation. (I) One or more passenger service providers can begin using the tracks or stations for passenger train service. (J) The planned passenger service by the authority in the corridor or usable segment thereof will not require a local, state, or federal operating subsidy. (c) Prior to committing any proceeds of bonds described in ;~aYagrwp'n (l) or sub~?~ ~~ision- (b) of Section 2704.04 for expenditure for construction and real property and equipment acquisition on each corridor, or usable segment thereof, the authority shall have approved and concurrently submitted to the Director of Finance and the Chairperson of the Joint Legislative Budget Committee 94 tr6 ao su~eld ui sa~u~eila l~eua~eui ~u~ ~o ain~elst~aZ ails pixe zouianor) pl, aqa. uzzo~ ~l~duzozd ll~us ~uoil~n~e a~ `(a) uoisinipgns ~apun ~£ pazlnbaz weld ~utpurg palr~ap aq~.~o l~enoadde o~ ~uanbasgns (p) ~ c •sai~sed ~a~~enud uio.~g L£ s~tzauz~ituuzoo naia~o ~da~3E pie u0isinTngris sr~ c~. taafgns a~ o£ ~~q~ spunk puoq puadxa oa s~uauz~luzFaoo o,ui za~.ua ~~:ui ~uoi~ne 5£ ails. `pasodozd s~e pa~.uauzalduii ~llo3ssaaans aq off. ~sla~?I si weld T,£ a~ ~.~il~ spin ~o~aa~ip ai{~~T `aa~iuauzo~ ~a~png ant~.~;Is~a~ ~uio~ ££ atp uzog uoi~~earanuzuzoa ~u~ ~uTniaoa~ .za~~e `pine ~juogan~ a~ ~iq Z£ uoissrazgns sit ~o s~~P 09 u~.ina weld aila, nnaina.z lletls aau~eui3 ~o i £ ao~aaa:iQ ails •pa~olduza aq o~ pasodo~d sai~a;~a~s uoi;~e~i~ziu ~Isu p£ aila. pine ~Isu~o ~uauissass~e u~e (g) pine `~pisgns ~ui~e.zado aainbai 6Z #ou Ijtm `~uotl~ne sit o~ ~uensmd .zo `~uotj~n~e aila. ~q papino~d aq 8Z o~ aarn.zas ui~.t~ za~uass~ed pauueld aq~ (Q) `aatnias ui~~.t~ .za~uassed LZ zoo suoi~~e~s .zo s~la~e~ aq~ ~utsn ui~aq uea szapino~d aain~as gZ aa~uass~ed a~ouz .zo auo `uoi~alduioa uodn (~) `uor~.~ezado ui~ex~ ~Z paads-~~ .ion ~p~aa pue algE~ms aq plnon~~oaza~. ~.uaur~as alq~esn I,Z :~o iopiuoa aq~ `pa~alduzoa os ~t (g) `(I) ilde.z~~ered o~ ~u~nsmd £Z pa~.nzzgns weld aq~ ut pasodo.ad s~e pa~alduzoa aq u~ea ~oa.zail~ ZZ ~uaui~as algesn zo .zopuioa atp3o uoi~ona~suoa (~) ~E~qa aui~eaipul IZ `uza~s~s ut~ea.~ paads-il~nl ails ~ui~on~~.suoa ~o ~utpury: ui panlonui QZ `~uoipn~ ails u~eil~ zail~o `said ~u~e ~o ~uapuadapui `s~u~lnsuoa 6I .zaipo .ao `suzzg nui~lnsuoa l~etaueug `sung saainzas l~e~au~eug aaouz 8I .zo auo ~Sq paz~eda.zd `s~odaz ao ~zoda~ ~ (Z) pine `~oaa:agz ~uauz~as L I alq~esn zo aepuioa aid ~uol~ aainias ui~.r~ ~a~uass~ed ,~o uot~~addo g I .zo uoi~otuasuoa atl} zoo wed .zatlao due pug ~uoign~, aq~. ~q o~ui S I pa~a~ua aq o~ pasodo.zd ~uauiaaz~e due tlatnn pa~etaoss~e suoi~ipuoa l,l pug suzza~. aq~ saquasap (3} pine `~oa.zaig ~uauz~a~s algesn ao £ I ~opi~.ioa siila .zoo (q} uol~~rnnrpgns oa ~u~ensmd pa~razgns izeid a~ uioa~ Z t sa~u~ega l~eua~~ui ~u~e ~uiquasap ~zodaz ~ sapnlaui (g) `saioua~uquoa I I ~zo~ san.zasaa a~eudozdde pine uoi~an.~.suoa ~uunp uoi}~eleasa p I ~soo~o sa~~euzi~sa ~uipnlaui uoi~.aafoid ~soa uoi~oiu~suoo ~ sapnlaui 6 (~) `~ioda.z anuana~ ~ui~~ezado pine dnls.zapu pa~aafoa:d ~ sapnlout g (~) `saiaua~~e le~uauzuzano~ uioa~ paniaaa~ saau~mss~e .zaipo .io L `suoi~~eaoll~ `suot~~ezuoil~n~ pine `sai~.i~ed a~~enud ~q s~uauz~tuzruoa g pa.za•~o uo paseq ~oazaip ~diaaaz ~o auzi~ sa~ediat~u~e pine pasn aq S off. spunk ll~ ~o saamos atp sagt~.uapt (g) `~oa.zatl~ ;uauz~as algesn 1, zo zopuioa ails ~ui~an:gsuoo~o ~soo ll~ pa~euii~sa atl~ pine `~oazaip £ zuauz~as algesn .zo zopiaioa aip sagt~uapt (~) ~~q~ ~oa.iai{~ ~uauz~as Z alq~sn so sopiuoa ~E~..za~ weld ~uipun~ pali~.ap ~ (I) :a~uinnotto3 aig I i~ - 3034 1 project conditions that would jeopardize completion of the corridor 2 as previously planned and shall identify means of remedying the 3 conditions to allow completion and operation of the corridor. 4 (e) In selecting corridors or usable segments thereof for 5 construction, the authority shall give priority to those corridors or 6 ,asabie segments thereof that are expected to require the least 7 amount of bond funds as a percentage oftotal cost of construction. o among other criteria it may use for establishing priorities for 9 initiating construction on corridors or usable segments thereof, the 10 authority shall include the following: (1) projected ridership and 11 revenue, (2) the need to test and certify trains operating at speeds 12 of 220 miles per hour, and (3) the utility of those corridors or usable 13 segments thereof for passenger train services other than the 14 high-speed train service that will not result in any unreimbursed 15 operating or maintenance cast to the authority. 1 ~ (fj l~tothing in this section shall limit use or expenditure of i7 proceeds of bonds described in paragraph (1) of subdivision (b) 18 of Section 2704.04 up to an amount equal to 10 percent of tine 1 ~ aggregate principal amount of bonds described in that paragraph 20 for environmental studies, planning, and preliminary engineering 21 activities, and for (1) acquisition of interests in real property and 22 right-of--way and improvement thereof (~) for preservation for 23 high-speed rail uses, (B) to add to third-party improvements to 24 make them compatible with high-speed rail uses, or (~) to avoid 25 or to mitigate incompatible improvements or uses; (2) mitigation 26 of any direct or indirect environmental impacts resulting from the 27 foregoing; and (3) relocation assistance for property owners and 28 occupants who are displaced as a result of the foregoing. 29 (g) Not more than 2. S percent of the proceeds of bonds described 30 in paragraph (1) of subdivision (b) of Section 2704.04 shall be 31 used for administ~~ative purposes. The amount of bond proceeds 32 available for administrative purposes shall be appropriated in the 33 annual budget Act. The Legislature may, by statute, adjust the 34 percentage setforth in this subdivision, kept tyiat the Legislature 35 shall not increase that peu°csntage to more than S percent. 3 ~3 37 (n) No failure to comply with +1us section shall affect the validity 38 of the bonds issued under this chapter. 94 t'6 •:Guauzuo.ztnua Otr Ieml~eu a~ uo s~a~eduz~ pue In~~eids u~egm saz~uFU~ }~eq:l ~auu~euz ~ uF 6 £ pa~an~suoo pine pauuejd aq p~qs uza~s~s ut~e~ paads-gL~nt aF~ (t) g £ •uorl~~FOdsu~.t; ~o sapou~ .Faq~.o .ao ~isu~eu sseFU L£ I~aoi o+ ssa3o~e po©~ FI~Ftn s~a~~e uF Pa~Gool aq ileus s~:cF?~5 (<<) ~£ •~.uor~n~e S £ aq~ ~q pautuz~a~ap se `alq~etn ~II~EOUeuF~ aq Il~gs ~pu~e algis~ea~ tr£ ~ualxa ar{~ o~ s~opruoa ~gtln .zo uoFle~FOdsu~e.z~ ~ur~s€xa n~oilo~ ££ II~~[s uza~s~is uF~z~ paads-~{~~ aq~ .zoo ~uauzu~Fl~ ar~~ `~uauruozFnua Z£ aFp pine saF~.ranuziaoo uo s~a~eduzF aonpaz o~ zapzo uI (~) . I £ •suF~,.z~ a~u~ega off. 0£ pasmbai ~uiaq ~nogatnn ropuaoo ~~~ uo uou~s .aatpo due o~ zopu~oa 6Z I~Fp uo uou~~s ~fu~e uza~ ~utlan~e.F~ ~o ~tltq~ed~ea ar~~ aneFt II~Fis 8Z saa~uassed `(q) uoisFnipgns uF pagFSasap iopuzoo Fta~ea .FOd (I) LZ •paads ~ut~~e.zado auqut~uz ~~ `suou~e~s asoFt~ ss~d~q o~ ao `suotze~s 9Z a~~etpauzza~ui uoi~FSU~ez~ o~ ~~tltgBCl~ea aFp aneq Il~egs sut~ezs (a) SZ •uor~~s paazay~ aFp pine uoF~~s ~oqt~ trZ arp uaan~aq uot~~s ou aq Il~eris a.za~ •trZ paaoxa you Il~us tr0'trOLZ £Z uoF}aa~ ~o (q) uozsFnFpgns u~ paquosap s.FOpuzoa a~~cr III .zoo suF~~ ZZ paads-q~rq ~q panzas aq o~ suoF~~e~s ~o iaqumu I~~o~ aq,~ (p) I Z •ssal ~o sa~nutuz ang aq Il~egs (sut~e.z~ OZ anFSSaoons uaann~aq auzF~) ~i~n~peaq ~u~.e~ado alq~nalFto~ (a) 6I •saznu~ OZ `smog one :sata~uy sod-o~ua~a•ezo~e~ (L) ~I •saxnur~u 0£ :sala~uy so-I-azFduz~ Puep~ (9) LI •sa~.nuFUZ OZ `moq auo :sata~uy so7-o~a~:~ u~e~ (~) ~j •sa~.nuFUZ OI `smog one :sata~u~ soar-asor u~g (tr) ~I •sa~.nuraz 0£ :asor u~es-oasFOU~.z r ueS (£) trI •salnu~u Otr `smog one :uoF~~~ uoturl sata~u~ sod-ptzepte0 (Z) • £ I •sa~nunu ZI Otr `smoFt one :uoF~~e~~ uoiujg saja~~~ so-I-oosFOUe.c,~ ~5 (I) II :~uFn~ollo~ aFt~. paaoxa you It~gs +~~ OI zoprzFOa ga~ea ao~ sauztl Ian~ea~ aotn~as do~suou umFUFxey~ (q) 6 •moq gad salpzz OOZ ue~ ssal ouzo spaads ~ut~~ezado anuanai ~ umuzFx~euz paui~sns ~o atq~ed~a are ~~~. suFe.F~ a~aal3 ('e) • L :s:~t}sFZa~a~ereuo g ~uFmollo~ a~ anapta~e o~ pau~FSap aq Il~gs .:a1dEt{a sit{ o~ ~u~nsmd S pa~.anusuoa aq off. uiaas~s uF~.~ paads-FI~~ a~ '60'trOLZ • tr :pea.z o~ papuauz~e £ sF `ZOOZ ~o sa~~~~S aqz ~o l.69 za~d~ei{~ ~o Z uot~.oaS ~q Papp~e sz: Z `apo~ sr~~nlFl~t~ pine s~.aaz~s aFp~o EO'f~OLZ uor.~oaS •OI '~~~ I -1~ - A~ X034 1 2 3 4 5 6 7 9 10 11 12 i3 14 15 16 17 i~ 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 JS 36 37 3~ 39 40 (j) Preserving wildlife corridors and mitigating impacts to wildlife movement, where feasible as determined by the authorit~~, in order to limit the extent to which the system may present an additional barrier to wildlife's natural movement. SEC. 11. `Section 2704.095 of the Streets and 1-Iighways Code, as added by Section 2 of Chapter b97 of the Statutes of 2002, is amended to read: 2704.095. (a) (1) Net proceeds received from the sale of nine hundred fifty million dollars '950,000,000) principal amount of bonds authorized by this chapter shall be allocated to eligible recipients for capital improvements to intercity and commuter rail lines and urban rail systems that provide direc± connectivity to the high-speed train system and its facilities, or that are part of the construction of the high-speed train system as that system is described in subdivision (b) of Section 2704.04, or that provide capacit~~ enhancements and safety improvements. Funds under this section shall be available upon appropriation by the Legislature in the annual Eudget Act or separate statute for the eligible purposes described in subdivision (d). (2) Twenty percent (one hundred ninety million dollars (~ 190,000,000)) of the amount authorized by this section shall be allocated for intercity rail to the Department of Transportation, for state-supported intercity rail lines that provide regularly scheduled service and use public funds to operate and maintain rail facilities, rights-of way, and equipment. A minimum of 25 percent of the amount available under this paragraph (forty-seven million five hundred thousand dollars ($47,500,000)) shall be allocated to each of the state's three intercity rail corridors. The California Transportation Commission shall allocate the available funds to eligible recy?~ients consistent with this section and shall develop guidelines, in consultation with the authority, to implement the requirements of this section. The guidelines shall include provisions for the administration of funds, including, but not limited to, the authority of the intercity corridor operators to loan these funds by mutual agreement between intercity rail co~~idors. (3) Eighty percent (seven hundred sixty million dollars (760,000,000)) of the amount authorized by this section shall be allocated upon appropriation as set forth in this section to eligible recipients, except intercity rail, as described in subdivision (c) 94 1~6 `O; s;uauI2noIduZi ~;a~ES IO `~0 LTOT;EZTTI.IapouZ i0 T]:OT;E;TIigLital ~£ aTp IOC .TfJ uza;Sl1S ui'ei; paadS-TI~ITI aT~ T~TA1 rS;IAT;aauuoa g£ anozdTZTT .TO apino~d o; s;aaCozd ~o s;soa aTt; asmquzTa.z .TO L£ tii:d v; pasn aq It~gs ~~t;aas s~~ o1;u~ens~~d pd;~aotr~ spun (p) q£ ITLI .Ia;nTI[LUO~ (I) Z L sauo~a;~a ~uTmotto~ i £ aTt; uz aaTn.zas ti~•T .za~uassed patnpaTtas ~Izetn~a.z a;~.Tado ;eT~ 0£ saRuoTpn~e szannod;uTOfpuE sataua~e aTtgnd aq tt~Tts (~) uoisTntpgns 6Z ~o (£) TIdL.I~E.IEd ~apun ~uTpur~ ~o~ s;uatdTaa~ aTgt~tIg (a) 8Z •s;uatdtaaa LZ atgt~tta tt~ .zoo s;unouz~e asott; ~o a;mss aTp uT two; pautquzoa gZ aTp su~eauz (~} uoTSTnTpgns ~o (£) Tld~e.z~~aEd ~o (~} pine `(~ `(~T) SZ sr{d~~~e~edgns uT suzza; aTta ~ipouT o; pasn uaTtm «aptn~a;~.S„ (i~) f~Z •aaTnzas Ire za~uass~~d reln~az .TOE £Z ~juoTpn~e saanlod ;uTOf zo ~aua~~ aTtgnd ~ ~q pa;.TOd:az s~utpreoq ZZ .za~uass~d pa~tun t~enuu~e aTt; su~aTU «sdu; za$u~assed„ (£) IZ •~uoT.pne saannod;TZ~~of ao ~taua~~e OZ aTtgnd ~ 6q aaanzas Inez .zanuass~ed zoo ;sisuoa u~eia ~ ut pa;~e.~ado srea 6I pine saAt;ouzoaot III ~q `;odap aau~eua;uT~euz aTp uzoz~ ;nottnd TI;Lni g t ~uTauauzuzoa `pajan~e~. satna two; arp su~eauz «sattuz a~atTta~„ (Z) Li •aaTn.Tas It~~ ~a~uass~ed~etn.~a.T xot ~uoT~ne s~atnod;uiof ao Fauaae 9t aTtgnd ~ Aq pasn ~ta~eu ~o sattTU aTp sueaTU «satiuT ~~a~.z,I,,, (j) • ct :s~utu~eauT ;~utnnotto~ aip $I an~eTt suua; ~utnlotto~ aTp `uor;aas sti{; ~o sasodmd aTt; .zo,~ (a~) £ I •uopaas ZI stLt;~o s;uauTaitnbaz aTp.;uauzatdun o; sauttapm~ dota~nap tt~eTts pine I I uoT;aas siTp TI;iAA ;ua;sTSUOa s;uatdiaa~ atgt~ita o; spank atq~ett~en~e 0I aip a;eaotT~ It~eTts uoissituuTO~ uoT;~e;.TOdsu~eaZ ~etuzo~tt~~ arty ~ •sdTr ~a~uassed t~enTZTre aprnza;~e;s g ~o a~eT{s a~~uaa~ad s~}uaTdTaaz atgt~na atp. ~o p~itz-au© (~) . L •satnzT atantaA t~enTZUe aptnna;~e;s g ~o axeTts a~~uaa.Tad s~;uatdTaa.T atgt~tta aTp. ~o p.Tnt;-aup (g} S •sattuz ~ta~e~ aptA~a;e;s I, ~o a.reTts a~~e;uaa.Tad s~;uaTdtaaa atgt~Tta aTp. ~o p~Tt;-au® (y) £ • :'~utrnotto~ aq~ Z ~o tt~e a;~ezod~oauT o; pa;~etnat~ea ;unouT~e a~~;uaa~ad ~e uodn pas~eq I - 9~ - l~'£0£ ~ ~~ - A~ 3034 1 tracks utilized for public passenger rail service, signals, structures, 2 facilities, and rolling stock. 3 {e) Eligible recipients may use the funds far any eligible rail ~ element set forth in subdivision (d). ~ {f) In order to be eligible for funding under this section, an 6 eligible recipient under paragraph (3) of subdivision {a) shall 7 provide matching funds in an amount not less than the total amount 8 allocated to the recipient under this section. 9 {g) An eligible recipient of funding r:nder paragraph {3) of 10 subdivision (a) shall certify that it has met its matching funds 11 requirement, and all other requirements of this section, by 12 resolution of its governing board, subject to verification by the 13 California Transportation Commission. 14 {h) Funds made available to an eligible recipient under paragraph 1 ~ {3) of subdivision (a) shall supplement existing local, state, or 16 federal revenues being used for maintenance or rehabilitation of 17 the passenger rail system. Eligible recipients of funding under 1 o paragraph (3) of subdivision {a) shall maintain their existing 19 commitment of local; state, or federal funds for these purposes in 20 order to remain eligible for allocation and expenditure of the 21 additional funding made available by this section. 22 {i) In order to receive any allocation under this section, an 23 eligible recipient under paragraph (3) of subdivision (a) shall 2~ annually expend from existing local, state, or federal revenues 25 being used for the maintenance or rehabilitation of the passenger 25 rail system in an amount not less than the annual average of its 27 expenditures from local revenues for those purposes during the 2$ 1998-99, 1999-2000, and 2000-01 fiscal years. 29 (j) Funds allocated pursuant to this section to the Southern 30 California Regional Rail Authority for eligible projects within its 31 service area shall be apportioned each fiscal year in accordance 32 with memorandums of understanding to be executed between the 33 Southern California Regional Rail Authority and its member 3~ agencies. The memorandum or memorandums of understanding 35 shall false into account the passenger service needs of the Southern =~ California Regional Rail "uthority and of the member agencies, 37 revenue attributable to member agencies, and separate contributions 8 to the Southern California Regional Rail Authority from the 39 member agencies. 94 t~6 :p~eaa: o; papuaure st `ZOOZ ~o sa;n;~;S aT{; ~o L69 za;d~eTi~ ~o Z not;aaS ~q paPP~ s~ `apo~ s~ennTi~t~ pine s;aa~s aTp ~o ZI'bOLZ not;aaS '~I '~~S ~oalaTp. aau~enssz j~eui~uo~o a;~ep aTp tzzo.~ s.z~a~ O~b ~Tpi a~oT~ ;ou ~o ~Trn;eT~T ieu~ ~ anL'Ti II~'t:s aa~duz-uzoa aTp ~q pazuoq;n~ spuoq ~o anssT tiara `n~e7 puo£i uor;~~gq® i'etauar~ a;~S aTi; ~o uOTSTAOZd ~u'E ~uTpue;S~TAn;Oj~T (q) .. •~a;d~ega srtp ut iin~ uT Tpzo~ ;as T~noti; s~e as;d~eTia stTi~ uT pa;e~od~zoarTT ~igazaq are pine .Ta;d~eTia siga o; pug spuoq aTp o; ~pcldv nwp tn~~ ~!o suoisino.~d ~4Tdd~ `ape~ua~Tane~a~~e-~Zt~T-ueT~~~~-f~~~ T 3 ` Ot, 6£ 8£ L£ g S£ ~£ ££ Z£ I £ 0£ 6Z .. art; ~o III P~ `apo~ ;uauzuaano~ atp. ~o Z ai;tZ ~o t, uoTSTniQ ~©£ 8Z ~~d ~o (OZL9I uoT;aas Tptnn ~uTauauzuTOa) t, .Ta;d~Tt~) `mE'I puog LZ uou~e~riq® t~e.Taua~ a;~S atp ut paptno~d s~e pauzaapaz pue `pt~ed gZ `pios `panssi `pa;naaxa `pa.xeda.zd aq ~~eTis ~a;d~ega sd~ 6q pazuoTpne SZ spuoq aTp. `(q} uotsTnipgns uT papino.td s~e ;daax~ (~) ' I i'i~OLZ .. i~Z :p~a.T o; papuauz~e £Z sT `ZOOZ ~o sa;Tins aTt; ~o L69 .Ta;d~TT~ ~o Z not;aaS ~q PaPP~ s~ ZZ `apo~ s~i~enlTi~ig pug s;aa~s aTp ~o I I 't~OLZ not;aaS ' £ I '~~s I Z 'aPo~ OZ ;uauTUTano~ aq; ,io I £L9 i not;aaS o; ;u~ensmd aa~trzraTOa aTp ~q 6I pa;dopy aq o; uoT;niosa.T ~ ut pa~aads suoT;Tpuoa pine suzaa; aTp g i uodn pins aq IleTis spuoq aqZ •uot;aas s~ o; ;u~eTTS.rrtd aa~tTTTtzroa L I aTp ~q pazuoTpn~e spuoq aTi; ITas ii~us .zams~ea.z,L aTi~ (q) 9I •aiq~e~~ct pue anp auzoaaq;sa.za;uT pue iedtauud aq; se spuoq SI ark, `uo;saga;uT pine `~o i~edtauud tpoq~o;uauzr~~ed I~en~aurTd aTp. ao~ i,T pa~paid ~ga.Taq st utuTO~iT~a ~o a;mss aTp ~o ;ipa.za 1P~ ~t~~ III £I aTp pug `~er¢TO~q~e~ ~o a;mss aTp ~o uop~e~tigo ~u~Pueq P~ PTt~n ~ Z I a;n;t;suoa pine aq itT;Tts `pios TzaTtn~ `spuoq aT~, •apo~;uauTUTano~ i I a~ ~o S'~ZL9I not;aas o; ;uensmd pun, ~u~niona~ asuadx~ 0I puog uoT;~e~ggp Ieraua~ aTp asmquziar o; pasn aq o; pine za;deTia 6 sue; uT passa~dxa sasodmd aTi; ;no ~uT~.T~a zoo pasn. aq o; punk ~ g apTno.zd o; pios pug pansst aq ~i~euz `~t~essaaau st s~ :~oaaaTp ganut L os ~o `6I'~bOLZ uoT;oas T~.Tn1 aaTZepzoaa~e Tzt pansst spuoq 3Tr[pun~aa g ~o antsnTaxa `(000`000`OS6`6$) sretTop uotiltuT ~~~ pazP~rt S aura uoTTTiq auTU ~o ;unouT~e i~.o; aTp uT spuog (~) 'Oi'~OLZ . 'b :peat o; papuaTU~e £ sT `ZOOZ ~o sa;n;~e;S aq;;o L69 ~a;d~q~ 3o Z not;aac, ~q paPP~ s~ Z `apo~ s~4~n~T~ig pug s;aa.ta.~ arQ~o OI'~bOLZ not;aaS 'ZI '~~S I 9 - AB 3034 2 J 6 7 a 9 10 11 12 13 ? ~T 15 15 17 1 lg 20 21 22 23 24 25 2.6 27 2g 29 30 31 32 33 ~4 J 35 3;, 37 3~ 39 2704.12. (a) Solely far the purpose of authorizing the issuance and sale of the bonds authorized by this chapter and the maiming of those determinations and the taking of other actions as are authorized by this chapter, pursuant to the Stale General Obligation Bond Law, the High-Speed Passenger 'Train Finance Committee is hereby created. For purposes of this chapter, the High-Speed Passenger Train Finance Committee is "the committee" as that term is used in the State General Obligation Bond Law. The committee consists of the Treasurer, the Director of Finance, the Controller, the Secretary of Business, Transportation and Housing, and the chairperson of the authority. l~lotwithstanding any other provision of law, any member of the committee may designate a representative to act as that member in his or her place and stead for all purposes, as though the member were personally present. The Treasurer shall serve as chairperson of the committee. A majority of the committee shall constitute a quorum of the committee, and may act for the committee. ('b) For purposes of the State General Obligation Bond Lav,~, the authority is designated the "board." SEC. 15. Section 2704.13 of the Streets and Highways Code, as amended by Section 1 of Chapter 44 of the Statutes of 2006, is amended to read: 2704.13. The committee shall determine whether or not it is necessary or desirable to issue bonds authorized pursuant to this chapter in order to carry out the actions specified in Sections 2704.06 and 2704.095 and, if so, the amount of bonds to be issued and sold. Successive issues of bonds may be issued and sold to carry out those actions progressively, and it is not necessary that all of the bonds authorized be issued and sold at any one time. The committee shall co~_sider program funding needs, revenue prof ections, financial market conditions, and other necessary factors in determining the term far the bonds to be issued. In addition to all other powers specifically granted in this chapter and the State General Obligation Bond Law, the committee may do all things necessary or convenient to carry out the powers and purposes of tl~Ls %~rticle, including the approval of any indenture relating to the bonds, and the delegation of necessary duties to the chairperson and to the Treasurer as agent for the sale of the bonds. Any terms of any bonds issued under this chapter may be provided under an 94 b6 •a;~;s snt; 6£ ~o spun3 a~ ~®~iegaq uo ~~i t~ezapa~ ~apun a~~u~enp~e ia~o ~iu~ S£ ui~go o; pue spuoq asoga.~o sn;~s;dutaxa-x~. ari; ut~;U:[~euz o;.zap~o L£ uE nn~t i~e~apaJ .zapun aigezTsap ao parnbaa aq ~i~uz s~ `spa~~oxd g£ puoq asou; ~o asn pine ;uauc;sanut aq; o; ;aadsaz ~tnn uoi;a~e zaq;o S £ r",u~ axe; ao `mgt I~zapa~ .~apun pannba.~ ;uauz~~d zau;o zo `~jt~uad ~: £ `a;~eqa~ ~u~e ~~d o; s~urcuea .zo spaaaoid aso~ ~o asn a~ ;aaz~p ££ To asn ~ieuz pine `spaaaozd asoq; uo s~urarea ;uauz;sanut ati; pine Z£ pa;sanut spaaaoid puoq a~ ~o~ s;unoaa~ a;~eredas u~~ut~eut ~euz I £ .~ams~eaz~ a~ `suoi;tpuoo pa;eu~tsap .~apun sasodxnd xt~ i~eiapa~ .zoo 0£ autoaut ssoz~ uzoz~ papniaxa st spuoq a~ uo;saza;ui a~~;~~{;;aa~a 6Z a~ o; uoratdo iasunoa puoq ~ apntaut;~~ .za;d~qa siq~E o;;uEnsmd gZ spuoq sites zams~eaas a~ 3j `n~~eZ puoq uor;~e~iiq~ i~e.~auarJ a;~.5 LZ a~ .zo ~a;dr~ua s~ ~o uotstnozd Fug ~uipu~s~{;tnn;oN ' i Z'i~OLZ .. 9Z :p~eaz o; papuaut~e SZ st `ZOOZ ~o sa;n;~e;5 aq~ ~o L69 ~a;d~e~[a ~o Z uoi;aa5 ~q PaPP~ s~e trZ `apo~ sf emq~ig pine s;aa.uS a~ 3o IZ'~OLZ uop.aaS 'g i '~~S £Z •;saza;u~ puoq ZZ ao~ sam;~puadxa o; ;tpaaa ~ s~ pun3 i~~aua~ aq; o; ~a~su~.R zoo I Z aiq~etten~e aq ii~~is `spuoq arp~o airs uto.~ panrzap;saza;ut panzaae OZ q;inn ~a~a~o; `papaau os ;ou ;ua;xa aq; o; pine `spuoq a~ ~uinssE ~ t Jo s;soo ~~ed o; atq~eit~en~e aq ii~gs pios spuoq uo um~aid uao.~ g t panr~ap st ~iat~{n~ punk a~i; ui pa;isodap ~iauouz iiF~ 'gi't~OLZ LI :p~a.z o; papuaut~ g i si `ZOOZ zo sa;r~~e;5 aq; ~o L6g ~a;deq~ ~o Z not;aa5 ~q PaPP~ s~ S I `apo~ s~~ennq~rt-t Pine s;aa.~S a~~o gt't~OLZ uoi;aaS 'Li '~~S ~I •s~Ea~ i~eas~ o; p.~~e~a~;noq;in. pa;~eudo~dd~e £i 'LI'~OLZ not;aaS ;no ~a o; ~4.ressaaau ums aqa. (q) Pine `aiq~e~~d ZI pine anp auzoaaq ;saga;ut pine i~edtaurzd at0 s~ `za;delta siq; o; I i ;u~ensmd ptos pine pansst spuoq `ao;seas;ut pue `~o t~ec`:=..~uud av~ pied 0I o; ~Sressaaau ~it~nuu~e ums ;~etia (~e) :~utnnoiio~ a~ ~o i~;o; au; o; 6 ienba ;unouz~e ue `aa;d~ega stq; ~o sasodmd ac{; .zoo `~.rns~ea~Z a;~5 g aql ut pond i~ezauar,~ atp uzoz~ pa;~eudo.~dd~e ~gaia~t st aca~ `apo~ L ;uauuzzano~ aq;~o O~b££t not;aa5 ~uipue;s~i;tm;oN 'SI'1~OLZ 4 :p~eaz o; papuatu~e S s~ `ZOOZ ~o sa;n;~e;S a~. ~o L69 .~a;de~t~ ~o Z not;aaS ~q papPe s~e i; `apo~ s~~ennq~~ pine s;aau5 a~~o Si't~OLZ not;aaS '9I '~~S £ •aa~tuzuioa Z a~ ~q pauruzsa;ap s~e `uot;niosaz ~ .zapun ~o pea;sat amluapu~ i -®6. Y£VW - 2~ - 3034 1 ,~ 3 4 S 6 7 9 io 11 12 13 14 15 16 17 1~ ~~ 20 21 22 23 24 2 26 27 23 29 30 31 ~? 34 3~ ~6 37 38 39 40 SEC. 19. Section 3 of Chapter 697 of the Statutes of 2002, as amended by Section 3 of Chapter 44 of the Statutes of 2006, is amended to read: Sec. 3. Section 2 of Chapter 697 of the Statutes of 2002, as amended by Sections 2 and 3 of Chapter 71 ofthe Statutes of 2004, as fiu-ther amended by Sections ~ and 2 of Chapter 44 of the Statutes of 2006, and as further amended 'oy Sections 5 to 18, inclusive, of the act amending this section in the 2007--08 Regular Session, shall take effect upon the adoption by the voters of the Safe, Reliable High-Speed Passenger Train Bond Act for the 21st Century, as set Earth in Section 2 of Chapter 697 of the Statutes of 2002, as amended by Sections 2 and 3 of Chapter 71 of the Statutes of 2004, as further amended by Sections 1 and 2 of Chapter 44 of the Statutes of 2006, and as fiu~ther amended by Sections 5 to 18, inclusive, of the act amending this section in the 2007-08 Regular Session. SEC. 20. Section 4 of Chapter 697 of the Statutes of 2002, as amended by Section 4 of Chapter 44 of the Statutes of 2006, is amended to read: Sec. 4. (a) Section 2 of Chapter 697 of the Statutes of 2002, as affiended by Sections 2 and 3 of Chapter 71 of the Statutes of 2004, as further amended by Sections 1 and 2 of Chapter 44 of the Statutes of 2006, and as further amended by Sections 5 to 18, inclusive, of the act amending this section in the 2007-08 Regular Session, shall be submitted by the Secretary of State to the voters at the November 4, 2008, general election, notwithstanding the requirements of Sections 9040, 9043, 9044, and 9061 of the Elections Code or any other provision of law. {b) Notwithstanding Sections 13115 and 13117 of the Elections Code, the'oond measure described in subdivision (a) shall be placed as the nrst ballot measure on the November 4, 2008, statewide general election ballot and shall be designated Proposition 1. (c) Notwithstanding any other provision of law, all ballots of the November 4; 2008, general election shall have printed thereon as the ballot label for Proposition 1 the following: "S ~_PE, P~LIAB~E. H?s~H-SPEE?~ PASSENGER TRAIN B~N~ ACT. To provide Californians a safe, convenient, affordable, and reliable alternative to driving and high gas prices; to provide good-paying jobs and improve California's economy while reducing air pollution, global warming greenhouse gases, 94 r6 •uot~.eTndod ~utn~oz~ s~~ruzo~Tj~e~ z®~ saptnozd 0~ •sza~.uaa uot~eTndod 6£ zof~eut s~a~e~s aq~ ~utnzas sauTj It~z za~uass~ed ~utzsixa sanozduzT g£ •uza~s~s uoia~.zodsuez~ ~~ OZZ auata~a `ueaTo ~ satjsllq~~s~ L£ •sas~ea asnotTaaa~ ~uto.uznl I~egc~T~ j~tA~ uotfnTTod zt~e saonpaQ g£ •ITO u~tazo~ uo aauapuadap s~~enizo~tT~,~ saanpa~ S£ •s~:~odzte s~aa~~s I,£ a~ ~~ pue slenniT~iq s~a~e~s atp uo uot~sa~uoa a~~~~ saanpa~ ££ •saatzd s~e~ q~~ pine ~utnup off. ant~~euza~T~ ajq~eTTaz pue `aTq~epzo~e Z£ `~uaraanuoa `o~~es E ~jzt~ sza~nunuoa aau~e~szp-4uo~, saptnozd I £ •.L~~' Q.L~IO~ 0£ NI~2i~ ?I~tJh?~S5`dd ~~~dS-~tJI~I ~'~5~7~~ `~~b'S„ 6Z j uot~tsodozd 8Z zoo ~zeutuxns pug: aT~t~ ~oITEq atj~ se ~utnnoTTo~ atp asn l:i~as a~~S ~o LZ ~Sze}azaaS a~ `n~~eT~o uotsinozdzatpo nue ~uipue~,sq~.Inn~.oK (I} ~} .. gZ •uoT~aas s~ iT~u1 SZ aaueTjdutoo t~~t az~e~oazaq~ sueauz !q aotoua ~sza~on aq~~to uoTSSazdxa I,Z ate pine sautgo~uz ~ut~on a~ ~o asn atp `uot~aas sTij~ ~o ~ua~ut £Z atj~ ;no sauzea ~~~ zauu~euz atj; ut n~~eT o~ ~u~ensmd pasn sau~ga~ut ZZ ~ut~on~o sueauz ~q auop st uoi~.aaja atj~ u~ but}on aq} azat~ (a) IZ •~zeuttuns ~a~edutt Ietou~eur~ atj~ pine Izeuzutns pine a[~€~ ~oTT~eq atT~. OZ ~o ~uauta~~e~s pasuapuoa a~ st Taq~T aoTt~q aL[.I. 'apo~ ~uautuzanor,, 6I at{~ ~o £0088 uor~oaS pine apo~ suot~aajg aq~ ~o L,806 uot~aaS 8I o~ ~u~ensmd paz~edazd ~uaums ~o~edutt I~tau~uq aa~~ apnlauP ~fvu~ LI 1~.~aua~ ~fau.~o~yr ar~~ ~b~1 ~daaxa `a°bn~ubl ~nr~~ as.~na.~ .~o `u~o.~~' gI ;ou11~ ~ s lncaua~ rfauco~~Trar~~ picb `a1~a~~a11~4 ~an..~gns `~ u au~alddns S I ( ~ .. T T », a • T TT(~TyTG~!!!7~ i~ a~ov ~ ~ ~ ^~ ~ a { C . ~ -f~l tR't-~E~ - ~~T~ V I ~~ £ I a~ ~o ~uauza}~e~s pasuapuoa atT~ zoo Tager ~oTT~eq atj~: ut papnTouT Z a~~ett~u~eT ~Tuo atja aq jj~gs (o) uotsintpgns ui a~~ireT au} `aP©~ I I suot~aaT~ a~~.o ISZ£I P~ Lf~Z£I suot~oaS ~utpue~s~Guuo~ (P} OI •ams~eauz aq~ ~sut~e~~e zo zoo aeon 6atj~ za~agm 6 a2•~amu~ oa sza~on zoo F~rixly.toddo aq~ papinazd aq ti~egs azaq~ `nn~ei ~q 8 paquasazd zauu~euz a~ ut `~ojj~eq atp uo uot~~aoT aaeudozdd~e atj~ ~~; L «~s~ipn~e ~uapuadapui ~o~. ~aa fgns spunk puoq III pine `pazinbaz g spunk ~urt{a~sut a~~enud pine Iezapa~ ipim `s~aafozd agt:fads zoo quads S spunk puoq ~o ~uaazad 06 ~seaT ~~ ipinn `~eaz~ ~S~eg oosiou~ez3 ~S `~ atp pine `~ajj~~ utnb~eo~ u~eS/o;uaua~ezaeS atj~ `errzto~~~e~ uzaq~noS £ ~ur~izj aatnzas ut~ez~ paads-~~ ~uatat~a `ueaTa ~ iTsiTq~sa o~ pansst Z aq spuoa` ut uotTITq S6.6$ TI~~[s `Ito u~tazo~ uo aauapta:adap mo pine I V ~ ~i~yY G EF V' - 23 - A~ 3G~4 1 3 5 6 7 8 9 10 11 12 13 14 15 16 i7 38 19 20 21 22 23 24 25 26 27 28 29 30 J1 32 -, ~~ 34 'z 5 J7 38 39 Provides for a bond issue of X9.95 billion to establish high-speed train service linking Southern California counties, the Sacramento/San Joaquin Valley, and the San Francisco I3ay Area. Provides that at least 90% of these bond funds shall be spent for specific construction projects, with federal and py~ivate sector matching funds required. Requires that use of all bond i~ulds is subject to-a~u~:l independent audits. Appropriates money from the General Fund to pay bond principal and interest." ~ ~b ~~i.~ ~`u ~~ .~.LLitli 111i+1LdlTG-Z[`~~I~i rlt! c -,--x, - 't- `' i 4 momma ..,. ,. ~7 ~ + ~ ~ ~~ iy 1l1Lt1431`61 y~u5saai~ ~~ (2) The Attorney General may include the financial impact summary prepared pursuant to Section 9087 of the Elections Code and Section 8800 of the Government Code. (3) Notwithstanding any other provision of law, the Attorney General shall not provide a ballot title and summary for Proposition 1, nor shall the Attorney General perform any other duty described under Article 5 (commencing with Section 9050) of Chapter 1 of Division 9 of the Elections Code for Proposition 1. (g) The Secretary of State shall include, in the ballot pamphlets mailed pursuant to Section 9094 of the Elections Code, the information specified in Section 9084 of the Elections Code regarding the bond act described in subdivision (a). If that inclusion is not possible, the Secretary of State shall publish a supplemental ballot pamphlet regarding the bond act described in subdivision (a), to be mailed with the ballot pamphlet. If the supplemental ballot pa;.nphlet cannot be mailed with the ballot pamphlet, the supplemental ballot pamphlet shall be mailed separately. (h) Notwithstanding Section 9054 of the Elections Code or any other provision of law, the translations of the ballot title and the condensed stateajaent of the ballot title required pursuant to Section 9054 may be made available for public examination at a later date than the start of the public ,xamination period for the ballot pamphlet, provided that the translations of the ballot title and the condensed statement of the ballot title must remain availab==le for p'ablic examination for 20 days. SEC. 21. Approval by the voters of the Safe, Reliably High-Speed Passenger ?'rain Bond Act shall constitute approval 94 tr6 •~ja~~etpauzTUT ~aa~a a~e~ tae s~ ~~eTp l~.ressaoau sT'~T `sasodmd ZI pa~~e~ar ~aTpo rod pTxe Tzla~s~Ss uTez~ ra~uass~ed paac[s-T~vTT~ ~ ~o j ~ ~uTaueul~ aTp ~o~ spuoq~o aj~s pue aauenssT aT~~ azuoTpn~e pjnom OI ~~eTp ~o~~q uopaata ~~raua~ `8002 `~ raquzano~ aT{~ uo ams~eauT ~ puoa uoT~~e~Tjgo jeraua~ ~ ~o suoisTnord atj; f~TpoTZI o; rapro ui g :are ~TSSaaau atp ~uT~n~T~suoa s~o~e~ aT~ •~aa~a a~E~pauzuzT ~ o~i°~ o~ jj~ei~s pine not;TT~T~suo~ at~~ ~o ~ a~at~ ~o 'auraeauz atl~ g u~inn ~.a~es xo `T{~~eaT~ `ao~ead a~gnd aTp.~o uoT~enrasard a~~erpauzutt s aT{~ rod ~Sr~essaaau a}Tu~e~.s ~taua~m u~e sT ~a~ sTT~~ 'ZZ '~:~S ~ S £ •apc~~ sa?~a1?~12 Z a?pang a~~ ~0 9~OS8I u°?~aaS~o sasodrnd .cod uv1d' 1~7?aunu~z7 ~o ~ ~ ~U~H SA,yF~ 9~ F '';' ~ U _ O ~~LI~P MINUTES CITY COUNCIL CITY OF SOUTH SAN FRANCISCO REGULAR MEETING MUNICIPAL SERVICE BUILDING COMMUNITY ROOM WEDNESDAY, JULY 9, 2008 DRAFT AGENDA ITEM #1 CALL TO ORDER TIME: 7:00 p.m. ROLL CALL: Present: Councilmen Addiego, Garbaririo and Mullin, Mayor Pro Tem Matsumoto and Mayor Gonzalez. Absent: PLEDGE OF ALLEGIANCE: INVOCATION: PRESENTATIONS None. Led by Mayor Gonzalez. Given by Rev. Dr. Gabriele Schroeder, Our Redeemer Lutheran Church. • Certificates of Recognition were presented for the winners of the Peninsula Athletic League Badminton Doubles Championship Winners, Casandra Vidallo and Hazel Noguera. Director of Parks & Recreation, Sharon Ranals, accepted on their behalf. Mayor Pro Tem Matsumoto commented on the wonderful accomplishment of the winners. AGENDA REVIEW City Manager Nagel recommended no changes to the Agenda. However, Closed Session was requested after the regular City Council meeting: Conference with Legal Cour.~sel: existing litigation. (Pursuant to CTovernment Code Section 54956.9 (a)) Carter et al v. South San Francisco et al. Council accepted this recommendation. PUBLIC COMMENTS None ITEMS FROM COUNCIL • Announcements • Committee Reports Councilmember Addiego complimented on an enjoyable 4t'' of July Picnic at the Orange Memorial Park Recreation Center. He also commented on a letter of thanks sent: to the City of South San Francisco from Mayor Michael Barnes of Brisbane for helping and assisting the citizens and businesses with the recent San Bruno Mountain Fire. Councilmember Addiego extended an apology to Assistant City Manager, Marty Van Duyn regarding a misunderstanding regarding the property at 323 Miller Avenr~e. He also suggested that perhaps an area behind Orange Memorial Park be utilized to place historical homes located throughout the city. Councilmember Mullin proposed a non-binding resolution focusing on water conservation through efficiency and recycling rather than increasing diversion from the Tuolumne River to be placed on a future agenda; it was his understanding that the City of Pacifica had recently passed a similar resolution. Councilmember Mullin informed Council that he would update them on any new information regarding the State proposing to `tap' into cities RDA funds to pay for part of the State's debt. Councilmember Garbarino attended various committees and subcommittees meetings including the Centennial, Day in the Park, aYzd Housing subcommittees. He also commended on a job well-done at the 4t'' of July Picnic and thanked staff for their efforts; and he thanked Shirley Hoch :for her generous contribution of the bingo proceeds in support of the City's Centennial Program. Councilmember Garbarino, at the request of constituents, toured the Sunshine Gardens and Peck's Lot areas. He added that he had joined Mayor Gonzalez and Councilmember Mullin along with staff at the Oyster Point Ferry Service Ground/Water Breaking earlier in the day. He mentioned he would. not be available to attend City Council's Study Session on July 16 nor the retirement dinner in honor of Public Works employee Dorothy Buhagiar; he congratulated Dorothy and thanked her for years of service. Mayor Pro Tem Matsumoto attended several meetings including BPAC, Council of Cities, Peninsula Congestion Relief Alliance, Samtrans, Housing, Farmers' Market, and New Library Ad-Hoc. Reporting out from Housing Subcommittee meeting: met with Mid-Peninsula Housing and there is a project for low-income housing on El Cami~io Real in the works; Farmers' Market: BART station and Spruce Avenue at El Camino Real were determined as possible future sites; New Library Ad-Hoc: funds are being veld up. Mayor Pro Tem Matsumoto also mentioned the proposed Women's Detention site was on hold due to lack of funding. ~ihe also commended the Fire Department's Community Emergency Response Team (CF;RT) program and the importance of this program in case of a major emergency being that there are 60,000-100,000 (evening/day) in population in the City. Currently there are 5~3 CERT members; the goal is that there be 100 members ready to assist. Mayor Pro Tem. asked Council to adjourn Council meeting in memory of Frances Marie Welch who was a long time resident of the Brentwood area; Ms. Welch passed just short of her 100th birthday. Mayor Pro Tem Matsumoto mentioned her concern over the signs posted througr~out the city advertising garage and/or yard sales and similar signs and suggested increasing fines REGULAR CITY COUNCIL MEETING JULY 9, 2008 MINUTES PAGE 2 would deter residents from posting them. Fire Chief, Phil White, will follow up by removing any existing signs and contacting residents who have posted them. Mayor Gonzalez attended several meetings and events: Oyster Point Ferry Service Ground/Water Breaking; Genentech Scholarship Awards Luncheon; the Historic Old Town Homeowners and Renters Association ("HOTHRA"); Parks & Recreation ~~nd the Mustang League baseball trophy ceremony. Mayor Gonzalez also commended staff on the great job at the 4t" of July Picnic and added the whimsical hamburger in hotd~~g bun story; meaning they ran out of hamburger buns and due to popular demand, people didn't mind having their hamburgers served in a hotdog bun! He also read the letter from Mayor Barnes of Brisbane thanking us for the assistance provided during the recent San Bruno Mountain fire. As requested by Mayor Pro Tem Matsumoto, Police Chief Raffaelli, informed Council there were 25 fewer calls for firework disturbances this year than last. He further said Police and Fire targeting trouble areas and parked city vehicles (fire trucks) in those areas to create a `presence'. CONSENT CALENDAR 1. Motion to approve the minutes of June 25, 2008. 2. Motion to confirm expense claims of July 9, 2008 in the amount of $1,900,1568.69. 3. Motion to waive reading and adopt pending Ordinance #1397-2008 amending South San Francisco Municipal Code Section 3.12.010 updating personnel positions. 4. Motion to cancel the regular meeting of August 13, 2008. 5. Motion to accept the Wet Weather Sewer Improvements -Phase II -West ~~rea project as complete in accordance with plans and specifications. 6. Resolution #71-2008 authorizing the acceptance of $3,600 in donations and grant funding to support the Library's Summer Reading Club and amending the Library Department's 2008/2009 Operating Budget. 7. Resolution #72-2008 authorizing the acceptance of LSTA funding in the amount of $5,000 from the Califi~rnia State Library to participate in the California Focal History Digital Resources Project and amending the Library Department's 2008/2009 Operating Budget. 8. Resolution #73-2008 awarding the South Airport Boulevard Bridge Appro~ich Pavement Repair Project: No. 51-13231-0704 to Uretek USA, Inc. REGULAR CITY COUNCIL MEETING JULY 9, 2008 MINUTES PAGE 3 9. Resolution #74-?008 av~~arding the Consulting Contract for Environmental Compliance Services at the former Oyster Point Landfill to CSS Environmental Sciences of Novato, CA in an amount not to exceed $65,930.00. Item pulled from Consent Calendar by Mayor Pro Tem Matsumoto Motion- Councilman Garbarino/Second- Councilman Addiego: to approve the Consent Calendar Items Nos. 1-8. Unanimously approved by voice vote. Item #9 -Mayor Pro Tem Matsuumoto inquired regarding the process of awarding of the Consulting Contract to CSS Environmental Sciences in regards to the bidding process. Director of Public Works, TemJ White, explained the bidding process is not required for consulting services; instead a Request For Proposal (RFP) process is used. Motion- Mayor Pro Tem Matsumoto/Second- Councilman Garbarino: to approve Resolution No. 74-2008-2008. Unanimously approved by voice vote. COUNCIL COMMUNITY FORUM Councilmember Addiego opined it was not appropriate to send letters to the City of Pacifica and San Bruno asking them for support of any initiative that would Enact an ordinance prohibiting the use and sale of "safe and sane" fireworks in their City. He added the letter could have been sent by the Fire Chief instead of the Mayor. He also commented he was not in agreement with the Centennial Picnic Committee's decision not to allow government agencies to participate in the 4th of July Picnic activities in regards to speeches or announcements. Lastly, Councilman Addiego pointed out he thought the County should be challenged in regards to the Genentech tax refund issue. City Attorney Steve Mattas informed Councilman Addiego this item will be discussed fiu ther at a future session. 10. CLOSED SESSION Conference with Legal Counsel: Existing Litigation. (Pursuant to Government Code Section 54956.9(x).) Carter et al v. South San Francisco Time entered Closed Session: 7:51 p.m. Report out of Closed Session by Mayor Gonzalez: Direction was given. No action taken. Open Session resumed: 8:10 p.m. ADJOURNMENT Being no further business, Mayor Gonzalez adjourned the meeting at 8:11 p.m. in memory of Frances Marie Welch. Submitted by: Irene Soto, Deputy City Clerk City of South San Francisco Approved: Pedro Gonzalez, Mayor City of South San Francisco REGULAR CITY COUNCIL MEETING MINUTES JCTLY 9, 2008 PAGE 4 ~o~za s~v~`~ 0 J ~ c'gLIFOR~IA I certify that the demands set forth on this payment register are accurate and funds are available for payment.* Agenda Iten1 #2 i =TED: ~ ~ ~~ Ct, ~ FINANCE DIRECTOR *Note: Items below do not include payroll related payments Checks: Date Amount 07/09/08 1,364,074.77 07/16/08 871,254.41 Electronic Payments: Date Amount Z'o Description 07/09/08 500.00 nlorth American Title Escrow Fees, 1st Time Homebuyer Loan 07/14/08 7,935,535.00 C:ALPERS Prepay 2008-2009 Employer PERS Total Payments $ 10,171,364.18 This is to certify that the above bills were confirmed at the regular council meeting held July 23, 2008. MAYOR COUNCIL MEMBER W W CO (b OJ N DJ OJ N (b (b CO W W N N OJ 0f1 OJ N W N N N N 00 a0 OJ N (b W O W I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O F I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ H ~ i m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m q o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 W \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ C7 x r ~ r (~ r r r t` r ~ r r ~ r r t` t` t` ~ ~ r r r t` (~ [~ (~ ~ ~ r t` t` ~ V 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 W l11 O N ~ (` M M M M l0 In ~ In dl H d^ d^ d^ d` C' dl l0 ~ to Ol t` O d' H ~ VI 61 61 61 (b H O t` r r t` (fl H Ol H L(1 In O M M M M M OJ ~ ~ d' (P CO In d^ h M H Yi N M d' cM W N N N N T (f) dl (n N N d^ d^ d' d^ VI d^ d' d^ N M d' M N M N d' M H H H H H rl H H H H H H H H H H H H H r{ H H H H H H H H H H H H ^.L N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U I H H H H H H H H H H H H H H H H H H r-i '-i H H H H H H H H H H H H q a z p H A; V] U w w ~ (n F w z w CJ ° ° z H cn a q c z H ~ z F ~ ~a w F H z q ~ E o F ~ ~ w F F A H ~ z w H q m cn H U] a H a (x p w w a. a >-I h H o ~ ~ w x w w rx (n x o ~ a x o ~ o rx v F w a H a ~ w ~ Fo. cxi] w ~ q a ~ x H w w w w a ~ ~I x H ~a a w w x ~ o v o I z w ~ w a w al a ; o w W w a ~ F ~ H o H I F (n h a w z; w z H ( , a a a H F x I z a a I c~ F I z w k ~ m (n (n (n w z w w w F z a ' o a w z (11 I H 71 F W FC V C'J C7 Ch Cil U] H I x x [J] U] W U] U] '~7 F H A, z a W H I [l' E-I H w a a a x a; w F Q w w w w w w x x o H (~ w (~ a I C4 H W a x x x x C!1 H (k IQ W W H H H H H H ',~ LL C') ~ W q ~ A; H A; U I x a F o H v U v v a ~ E ~ a a a a a x H x al r.~ [1: O a W m I w p m A; ~ a: a ~ cn F w w a a w a a F z w a (n m w w a x w l ~ u o w w w w w o a E z F F a a a a a z w V o w w F m w q l z w a a ~ z z z z w p x w w p p x p D o a z a F x z a x w \ I H (n H o ` O O O O ~ I ' E, ~ r N u] (q ~ (n m U H (~ CL Q W £ ?I a w (n O O F [x w U w W ~+ (x ~ l+ p x a x a x a x a f 1 U W 0. FC H H H N \ N \ W W W W W a O z ^ £ (~' F W W w U V H I OJ V ~ ~ I7 A, U z O rh ~ ~ V V V U U (~( ~ w N w H ' ~ O V U Cf] a O I O H fx O I a a a s FI H H E (1' H H H H H ~ N O 1 O (Y~ a H U] H H H w > I r a w z ~ a a a a Ul W ~ o u w w w w w w w z N >~ w al q u a Ix w F U (x z FC O H q W W W w O w W f~' w \ \ w w G. w C~. Z \ A; p: FC W W W W G• O Z I H ~ a a h h cJ cJ v U P~ o m a (x 3 3 O o o O O FC ~ ~ a ~ E x q a o z F C rx z G:. W [--t O O O N f(1 O [~ h 1f1 Q) h O (n O O (A h ~ H Ol W O O O O O l0 O O Lf1 d' tD I O O O N M d^ H H lD lf) (T O ~ O O M H 10 (b h 00 O O O O N 61 O L(1 W U) [M W ~ O I (r O 1D H O ~D N N N IX) f1D O N (f) O H H M In l0 CO O O iO O H d' L(1 Ol O (n l0 (n a I !T ~ N M Q~ M M M M H N H H h O (n h H N OJ N O O N O H l0 h N N M H "~] ~ 1 [~ N M H o7 N t` d^ H H H (P (P M d^ N H O H O a] (/] [/~ H H N H l0 '-I H w q 0 F r FI ~a ~ ~ + + ~ s + ~ i< ~ + ~ ~ x r ~ i< + i< i< i< ~ ~ + ~ * t + + ~~ ~ ~ a W m U (x W ~ w 3 o w F~ ~ 2 0 ~ o ~ Z ° W a O W N O W C4' w U W a fk F A; F a C7 U ~ U U U U U F U F W ~ ~ U O FC O F ~ z F z z z z z z A; m F a z U [-I a W (~ H W H H H H H H 'Q W F H H U H m ~ a z ~ ~l r r ~t E~ o x o o (n x a ~ H a ~ w H x F F F F F. a U F F F F F U a s a a F FC W I ~ H H H H H (x U ~ z O O O O O u: FC ~ U w O z I A; w w a a a a c~ w w a, H a w a a a ~ w A; a w ~; a x I z H O H x O H H H H G4 W ~ fk ~ h w W Q W Q W g W Q W Q O H W ~ H z Cry a q s [x A, W q q o ~ a I x o CJ w ~ w z o ~ 0 ~ 0 ~ 0 ~ o ~ w cr] ~ x ~ w U ~ 3 w w w w w A; a x x o o rx w U ~, o w O 1 G. O ~ H .~ H P7 U W z O Lt U H U H U H U H U H ~ U f=. H a w w A; z FC >C W ~~ U H ?I a q I z ~ H a 3 W x a a (n F F ~i1 F ~ F ~ri F ~ U CA U] Czl U] I~ ~ O U + G. w :s. W w ~ W a x W Q ~ Q '~j w H W I A; FC U :~ FC F F F F C4' U] q U ~ w w G~ W W Ul A; W a W Q W A, W FC I U a m £ ~ FC FC FC FC c~, p m p ~ A; O O O O O cn cn U C7 w H A; w al O Q W N 111 O O O O O O O O H O O O H H H H H H H O O H H H O o H O H O W I M O Ifl H H H H H H M O M W M O O O O O O O H O7 O O O H M O r{ O M '~ H Lfl If) M M d^ d' d' C (V M M M N N N M M M M M M M N N N N N M f+l M N 'a ~ N M M d^ d~ d^ d^ d^ d^ `3' VI d^ ~ d" C dl d' d' dl d' d" C VI d' d' dl d' V~ d' d^ d^ `7' 7y I I I I I I I I I 1 I I I I I 1 1 I . I I I I I I I I I I I 1 I O E+ O O O O O O O H O e-i O H O H O H O H O H O r-i O H O H O H O H O H O H O H C H O H O H O H O H O H O H O H O H O H O H O H O H H z O O O H H H r-1 H H H H H H H N N N N CH N N H rl H H H r~ H r1 H H d' 'a I O O O O O O O H O H O r-i O H O H O H O fV O N O N O N O l0 O 10 O 1O O l0 O lD O I~ O ~ O l0 O L~ O L~ O ~ C tT O Ql O ~ O 01 O ~ O Q1 O O H O n U I V I 1 O I O I O 1 O I O I O I O I O I O I O I O I O I O I O I O I O I O I O I O I O I O I O I O I O ~ O I O 1 O I O 1 O I O I J I O A; I H H H H H H H H H H H H .-{ H H H r-1 H H H ri H H H H H H H H H H H F F F a a a a a a ~~ x ^~ x H C7 ;9 C7 ~7 C7 C7 .7 Q Q (n u~ m cn cn a; u] cr] U U U H H H H H H U.' Lk fk R' F 7-^ 'Z. 7-. ?+ 7. 7. 7-+ H H W W W W w W G] ~ W U U U U U U U V U I~7 W W W A; H H H H H H H '$ $ U U V :J U V U W !.~ A; ~ ~ ~ ] ~ ~ z a a U a U a U rx F F z F z F z F z F F z F z %I F >I F a g rx a a q a q a x a q Gs > q H ~ C~7 W W O O O O O x O v ~ q D D q ~ ~ D H H O O O O O O O ~ G; cn vl cn U U U U U U ;>+ ~^ N >+ H O O O O O O O U U (7] (/] u] cn ul ~ J] F, W z z 7. F F F F 7. U V U U U U U W W W W W W G7 O ~/] F H H H H H U U U U U U U a a a a a a a a o. U n, a a F F F H F U U U U ~ ~ A; A; IQ FC FC FC F F I ~ '.+t^' ~ ~4 H H H H H H Q ~/-^ ~ "7"' ~ ~ Q `/-I ~ ~7j ~+ Q ~ ry F R' F~ t21 Z H o z W W W U U U V U U FC a a ~ I ~ ~ rY ~ ~ ~ L ~ `i H ~ z z ° z ° w Q Q x x x x x x .. o a z z z ~ ~ o z a te z O O ~ r a ', r -I o c4 I w ~^ z w W 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 FI 1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ N /f I O) Ol Ol Ol Ol Q) 61 6) Ol dl Ol a> d> Ol Ql O1 O1 d> Ol Q) O1 Ol al 61 61 Q1 01 01 O1 ~ Ol al W (~ I I O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ C7 x i r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r A; u o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 w d' H UJ Q) ~ H N ~ ~ O to l0 H lfl L!) LD lD N H H H r r lfl d' Lf) r r !fl r d' d' M Ol lp N to Ol H H H Ifl l0 M H O r N N OJ C 'C' d' d' d' ~ r UJ r r Lf) d' r r ~ I ~ M N d' d' M d' M M d' N C l!) M d' d' d' N M M M d' d' M d' N N N N d' d' d' H H H H H H H H H H H H H r-I H H H r-I H H H H H H H H H H H H H H x N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U I H H H H H H H H H H H H H H H H H H H H H H H rl H H H H H H H ri U z U] H x x W ly W W £ x w F £ w z z W x o N o W °a W ~ o O o w `,Z U ~Z H Q ~/.~ O ~ H ~ U H ~ U H ~ ~ n H F O w W x ~. I I ~ I E-I 1 w 1 H I x I V I U] I w l q I \ I w I I H I O I ~ I `/~ I H ~ W H a w a D U1 w U H W G+ o cq W w O I-7 W ~ W I U ~ ~ C7 z H F z H x a w H x W x W W £ w £ I z O C!] a x FC U m 'Z, C7 H ~ W Q I C7 F £ x w 2 H q r .-i \ ~ U H F O z 7+ FC W F x o W w C7 FC F U] O a Ul W w O I-7 W ~ W I U ~ ~ ~ z H F z H x a W q ~ r.C P7 ~ x x w F I ~ U > ~ .] FC (J W a ~ z H x U w x U Z I~ I~ a Ol M N N N a' N ri ~ F U U I¢ I ~ ~ U] W O x a i £ H Czl a; (31 ~; W ~: Cr; O ua H ri .) ~ W V H ~ x W m C~ z H L7 FC a £ (~ I w a W x a £ W F O N \ ~ W \ 3 F £ N w W U] ~ W a x W H w V u r-1 to ;~ O H F FC F m I W x r.~ ~ W x U F H x 7, x Q,' F O x 1 C/) z V H F Q a w x £ £ O U CA z U H F FC U H I-7 oa Q w W ca o U W x H [I U] z O H F FC U H I-a w D w W Q o V W x H w H F ~ U H a W Q w W Q o U w x H W Q; U x W U] 'I x W ~ H .] W Q H x c~ H z x W ~ o x W U) >+ x W ~ H a W Q F x o H z x W ~ 0 x W U] >. x W ~ H s W W F x ~ H z x W ~ o u] £ x O W H z p ~f cn F o o W W x H w u] £ x O [u H ~ ~ cn F o o f-0 W x H w I-7 a FC x m IQ £ W x H w I F W x U Q: h x W C7 O 3 ul H z I m £ x O [. H ~ W u H r7 x w cn U z H (~ ~ a F H Q W x u ~ z O H F r.~ U I-a w p w ~ w a w W x H w z W 7 ~-I ~ o F z £ w H W a w £ x O C~. H '7y Q m O x U Q I w £ x O G. H ~ Q `/. .h- I-a x W F w u] w I cn £ x O W H z ~ F [rl W E-I I I r d' OJ L() O O 6) H l0 r C' M O OJ M l0 l0 O O O d' r O O O O N ~ O O H ~ Ifl T N OD Lf) In M r ~ O r 01 r M r M N r OD M Ill CO O In M ri O O N O M W ~j. ^µy U) w (J) x "~] ~ I O £ (.~ 1 C' O r• Ol N N O CO M r N ri r• 01 ~ d' M d' O r H r M H O M N O Ifl H l0 r O Ol H rl N N M CO ~) d' M M d' 1D N N LD N r If) N O I.() rl V' M d' ~ N 01 to M lf1 r lf) If) H r r I W U) N O) r H 0\ r H r l0 M N N N O Ul rn Ul N - d' - O) - H - H - H H N W q O F E-I H U x ~ I 1 ~y I z x ~ U I q I z I ~ I 'k V 'Z., H F O w W Q w U H G, O ~k 7 z H F H x w £ x i O ~ U Zi H '7-I FC I-7 w ~ V H x wW FC it W U U x U' W cq I'7 O x a U O x cn z£ FC U ?, H Z H x a w cn H U W w # 7 z H F H x w £ x ~ FC CO H x W ~ a' z - ~ x W ~+ £ ii z H U] zF FC F W .'~- z o U C7 U ~Y z H C!) zF FC F a D z o U C~ U f: ~] C4 .a a H 'C ~~ - ~ CY. x LL U 'Z, H Cry F[,' ~ W £ ~ U H x W ~ it W F w U H W O ~ ~ 1..7 ~ H zV RC z H CL ~ w H x U] F it W U] ,7 x W x FC 3 m - Cu W U # H Q U] U) Cx. O tt1 ~ I-7 v ~ x Fi,' F x i' ~ w z ~k C w z it U) ~ W ',7 C7 z H Q H x W H Pa # i W Q W it ~ W Q GWr. it k W Q W # [A £ x O Cx, ~ FC p gy z H z w k u] £ x O W ~ A'i p m `~+ H z w it ~'~ O W zi H U) W Q Zi w - ~ Q ~z a # U .] H z H a ~ x U x C7 7., H C7 Ff,' W £ z ~ v H x £W ~ it : U W /y w o x ~ ~ it ,' V W ~ w o x P7 ~k + U z cn ~ U x IQ # U' f CYO O Cs_~ ~i A~ ~I m Zi FI ~; C1~ i U la F `~+ H a ~ x V x it U I-] F z H s ~ x U x to ~ to O O O M M M H H H x I W Q~ £ O U) N d' O Ifl N d' O H M d' O H M d' I r/ O N d' I H O N d' I H O N d' H O N d' H O N d' O ~y' M '~ O H d' a' O H N d' H 1f1 N d' N O M d` O OD M d' N O M V' N O M C N O M V' r O M d' r O M ~' r O M cM O d' M V' O dl M d' O ~' M d' O d' M V' O H ~ d' I N O M d' I N O M d' I N O M d' 1 O CM M cr I O d' M d' I O d' M d' I Z E-I I z p I O H ~ O H I O H ~ O .-I I O H ~ O H I O H ~ O H I M r1 ~ O ri I M H d' O H I M H ~ O H I O N to O H I O N In O H I O N In O ~~ I O N In O H I O H H H H I O H H H H I O H H H rl 1 O r-I ri ri r-1 1 O H N H H 1 O H N H H 1 O H N H r-1 1 O H N H H I O H N H H 1 O ri N H H I O H N H r• I O H N H H I O .-~ N H H I O H N H H O H N H H M N N H H M N N rl H O ri l0 H r~ O H V) H H O H l0 H r-I I O H U7 H ri 1 U U ,Q I I O H I O H I O H I O H I O ri I O H t O H I O H I O H I O H I O H I O H I O H 1 O H I O H I O H I O H I C H I O H I O H I O H I O H I O H I O r-i I O H I O H I O r-I I O H I O H O H O H O H w O I I I I z l ~ I I x m w U H ~ x w cq z H ~ a m w U H ~ x w v) z H z ~ a m w U H ~ x W m z H ~ a m w U H ~ x w vl z H z ~ a x W w O a w > W Q ~ z H z x W w O a W > W Q I I c~ z H z x W w O a w ~ W Q i ~ z H z z o H F U w a Ul z H (~ z H g a z 0 H F U w a u] z H U z H q a .z 0 H ~ U w ~~, ~;n z H O z H q a z 0 H F V w a cn z H C7 z H G] a z 0 H F I~ w' F U] H z H £ ~ w z 0 H F r•C x F U] H z H £ Q ~ w z 0 H F r.~ x F U) H z H £ Q a' w z 0 H F I~ x F ~ H z H £ ~a w z 0 H F z w ~ W x a W a H w z 0 H F z w > W x a W x H W z 0 H F z w ~ W x a W x H w z 0 H F z w ~ W x a W x H w z 0 H F z w > W x a W x H w z 0 H F z w > W x a W x H W z 0 H F z w ~ W x a W x H w z 0 H H z w ~ W x w W x H w z 0 H F z w > W x w W x H w z 0 H F z w ~ W x a W x H w z o H H z w ~ W x w W x H w F z W £ W u x O W z W w (~ o V F z W £ W u a O C). z w w Q 0 U cn a ~ c~ ~~ F~ cn a /-~ cn s 0 u a w w w Z 7 x x x x r o x FC ~ .7 ~ I-7 ~ m ~ w ] W ] w to G. [z G. o w l a a a W CO N CO N W N CO M W N N N CO OD OJ W W N N N CO N W OJ CO N N W W OD aD W I E-I I C O \ Ol O \ ~ O \ QJ O \ 01 O \ O1 O \ Ol O \ Ql O \ Ol O \ Ol O \ Ol O \ 01 O \ T O \ Ol O \ O1 O \ 61 O \ a> O \ Ol O \ Ol O \ Ol O \ ~ O \ Ol O \ ~ O \ ~ O \ d> O \ 61 O \ 01 O \ Ol O \ OJ O \ 01 O \ O1 O \ Ol O \ 01 M F (~ w I O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ r7 x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r-~ U I a o m 0 w 0 w 0 w 0 ~ 0 al 0 al 0 m 0 r 0 o 0 r 0 r 0 r 0 N 0 ~o 0 r 0 r 0 r 0 H 0 w 0 w 0 ~ 0 w 0 ~ 0 c 0 vl 0 w 0 ~o 0 r 0 r 0 r 0 H Yi I I x I N U1 H N r dl H N r d' H N r dl H N r d' H N r d' H N r dl H N N Ifl H N r N H N M lf1 H N r M H N r M H N m dl H N m M H N M M r-I N w VI H N ~ dl H N ~ d' H N ~ dl H N r dl H N r d' H N r d' H N r dl H N r d' H N r d' H N r dl H N o Ifl H N M M H N r M H N r M H N r M ri N o Lf1 H N U I H ri H H ri H r-I H H H H r-I H H H H H H H H H H ri H H H H H H H H H z al ~ O H W U) W H F w P' o U m H U F a O a w a z ~ o H I F I a l H I a I U I w ~ Q I w ~ U I H I O I ,~ I 2 I H i x w x ~C F H x ~ h I m E x 0 w ~H+ i.~ ~, x w ~ a w Ca I m ~ x 0 w H ~ z o cn ~a m £ I m ~ a: 0 w ~H+ i-1 F a w N F ~ a C7 I cn ~ a: 0 w H :~ : w a U] H 3 W I m ~ a 0 w H p a W ~ a F I cn ~ x 0 w H ~ Q ~ a a: w F F w m tt1 I m ~ a 0 w H I`~ m w x C7 p x h I cp E x 0 w ~H+ / W U H ~ x w U] U] W Cti w' F ~; ~I ~; vl ~: Q 1 ~) w o a: a, ~~ H a a p m ~l ~ wq a U~AA ry w a: H w ~ z w i N o a a w Q [Y. p w w x z H Q w H a ~ v I W w w U ~ m a r.~ ~ Q W p a O ~ ~ I U] F O P7 ~ o w x a u) o ~ FC I cn ~ a: O w H I~ u z o a F I m ~ a O w H ~ w ~ a a ~ U ~ h 1 cn ~ a: O w H ~ N z W ~ cn 614 I cn ~ a: O w H ~ x w o o ~ ~ a ~ W q ~ ~ x U ',7 W z o F F ~ ~h h I cn ~ x O w H .'] w cn ~ FC a; x £ I m ~ x O w zH p z w Q a o o al I m ~ a: O w H ~J w H ~ o a z I m ~ a O w zH P N z w ~ ~ I ~ a O w ~H+ i-~ ~ Q w x a U] o ~ FC I m ~ x O w H .7 ~ W uJ ~ I U ~ a O w H I7 ] w ~q I~ ~ ~ x O w zH p H a a H m U 1 m ~ rx O [*. H p m w H a a p U] z o H F Q,' U] m w H a a ~ U) z 0 H H ~ U] m w N a a D U] z o H F ~ U] m W H a a cn w U H W O z rx p., W F I 1 m ~ al N H to co N m N cn r ~ r cn cr cn 01 o O o N ~ N M ~O r O ~ OD o N N N m M m Ol ~o dl r C) r l0 M lfl ~ Ql In N M M o L!1 m 01 cn 6J N O o H 0 dl ~j gay U) W Ul ~ ~ I O I ~ I I Ifl ~ N 01 N O H r Ul N ~1' OJ H ~ OJ N M Ol N r ri W lfl H O aJ H 61 L(1 r-i O [M H N OJ lf) ri al H W N CO O H d' QJ N ~O H N ri lfl H O O H l0 Ul r lfl H rl dl M d' N O H H C N H N CO Ul dl H M H O OD dl 01 N N Ifl dl O Pa U] ~ G. H q O F u a ~ ~ 1 I z I o ~ q I z l w I ~ I it U m w F ~ H O cn Ul X w E E+ H ~ it u a a F z H 0 a ~ x U p x it U a a F z H 0 a ~+ x U p cx it v a a F z H 0 a ~ x U p a: # U a a F z H 0 a r x U p a: it U a a F z H 0 a r x U p rx # U a a F z H 0 a r x U p a: -K U cn w F ~ H O m U] FC a w ~ F H 3 it ~ U H W ~ w o x ~a m is , H ca w ix H ca it o H a o m m W z H U] p m U w m x # o H a o m cn W z H U] D w V w U] x k z H o H F U w O a: a ~ H Q'. w a m it m z o cn ~ m H F a: p U z a it ~ w ~ a H p1 W ~I U z w ~ P; w £ W # ~ x o W z H ~ a' a ~ m z H z W a ~k ~ a: 0 w H ~ /.~ a w m z H z W a it ~ x 0 w H ~ Q,' a x ~ z H z W a Y ~ z o x Fz FC ~ H z o w O F F 0 it 0 a a F z H 0 a al x U O a: it 0 a a F z H 0 a r x U O a ~k 0 a a F z H 0 a ~i x U O a: # u a a F z H 0 a ~ x U O a: # U a a F z H 0 a r x U O a it U a a F z H 0 a r x U O s # U a a F z H 0 a r x U O a: it m F (~ ~ a o W ~ ~+ cn it C F w E a H p W ~+ U w ~ a w £ W it o fH"I a o m m W z H cn axo U x m x it c E ~~ 0 UI U.I ~I z FI m ai U al ul ~: 4 o h a o cn m W z H m ~w U w m x it a F H W a: U w a a ~ F cn ~ ~ H H H 0 H H r 0 ri ri I H 0 H H 1 H 0 H H 1 ai I W I a1 I I O dl M ~ O d' M ~ O dl M ~ O d' M ~ O d' M ~ O d' M ~ o dl M ~ O d' M ~ N O M ~ IV O M '~ N O M ~ N O M ~ , N O M ~ O d' M ~ I O dl M ~ I O cM M ~ I O VI M ~ I O d' M ~ I O cN M ~ I O dl M ~ I O d' M ~ 1 O d' M VI I O a' M VI I O VI M ~ I O d' M ~ I O d' M ~ I O V' M ~ I O W M ~ I 1 H O M ~ I H O rl CM N O M VI I N O M ~ I 1 E-I I O I I O H co H H O H co H H I O H ~o r-I H 1 O H ~ H ri I O H ~v H ri 1 O H ~o H H I O H ~ r-1 .~ I O H ~o H H I H H ~o H H I H H ~.o H ~-i I O H r H H I O H r H ,~ 1 O H r H H O H r ri H O H r H H O H r H H O H r H H O H r H H O ri r H H O H r H H O H r H H O H r H H 1 O H r ri H 1 O H r H H 1 O H r H H I O ri r H H I O H r H H I O H r H H I O M r r-I H I O M r- ri H i O M r H H I O M r H H I TJ U r.~ I I O H I O H I O H I O H I O H I o r-1 I o H I O H I O H I O ~H I O H I o H I O H I o H I O H I O H I O H I O H I O H I O H I O H O H O H O H O H O H O r-1 O H O ri O H O ri o H ~ z I U] a ~ m a r~ m a ~ m a Q,' m a ~ U1 a Q,' U] a /.~ U1 a ~ m a W ;n a Oa '~. o H ~ m w a a ~ m z 0 H cn w w x a ~ m z 0 H m m w rx a D U] z 0 H cn cn w a: a ~ m z 0 H cn m w rx a ~ U] z 0 H m m w x a ~ ~ z 0 H m cn w x a ~ m z 0 H m m w x a ~ m z 0 H m m w rx a ~ UJ z 0 H cn m w x a ~ cn z 0 H m w w x a ~ m ?+ 0 H cn m w x a ~ U] z 0 H cn m w a a ~ cn z 0 H m cn w x a ~ U] ~+ 0 H m cn w rx a ~ Ul z 0 H m cn w rz a ~ U1 z 0 H cn m w rz a ~ W z o H cn m w x a ~ ~ cn w H a a a x m z O c~ G~ H a i4 cu p ~~ " O m w H a a a a m z O m w H a s s x w z O tp I F Fx H F ~ ~ m cn cn m o C7 ~ O I r a: o a I W I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 FI I \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~r r$ m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m q i o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 w I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ C~ x I r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a r r r H H Ill Ifl d' ~D VI lO d' M H H H H N dl dl ul M ul N O 1D r O O If) lP lfl r r r Ol (P N lD r o r dl W W W W N W In r r M O H N Ol H l0 01 Ol r-i H H ~ I M N N M M ~l N N M dl M M d' M M M M V' dl d' d' M N W N M N N N In W to I H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H x N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N () I H H H H H H H H H H H H ri H H H H H H H H H H H H H H H H H H H I~- (Yi F ~ cfl m m a x a x 0 0 0 0 0 F o U V U U U] N ° \ U U U U v ~ z z z z \ H H H H r ~ F F F F ~ ~ W tk a fk [k H O O 3 o U U V U H ro W W w W a z a a ~ F ~ F O >-I W ~ m r F F F F FC >C ~ H Z a r F o O O O O N W W F o H a ~ o 0 0 0 o w o FC H w ~' N x x x x W .] F F U w a ~ cp ul m rj a F o a z w z m C>; ~ ~ H ~ w H I-7 H ~ W FC W FC W W W W Q FC Cy u] F ~ z u] a ~ o ~ H (a w m w ~ > > > ~ a z~ ' z x o w a' H ~ W H .-7 FC ~+ H H H H x a W O U H z I H 3 > rx ~ W F F F F O a x U [. rx I a w w w Cx a a u u U v cn o ~ U 1-+ ~ o ° I w w a a X I W w a FC ~ U ~ ~ 1 ~ I I~ I ^ti FC W W ~ o z ] W Cq x cn r.C ~ aF cll W F a ' 7 W W F fk U] W ~ O I-a U1 7. '7. .`G 7. C2' I-7 ?. ~ M ~ E H I-a W l H I H ~ , U L4~ O W H U.I I-a FC H ~ O O O Q C!] Cq H U O H H F H H ,7, U U a I a q I p a v 3 w FI a s W H H H H I-7 q q R,' I Ul x W 1 7.. W W w U U I a O U V U a H O a a. DC ~ F F F F O a [>~ x m W a rx > H a [# I-7 F FC (/] 1 a O ~!. ' I I7 ' a Q; W H Cz' H H H H ~ A,' R,I CJ ,2i H W ' ~ a to ' W I p G, H cq U u] CK 1-7 a U O q D q q [# U U H 1-7 I.] x C>~ £ x x W a W q I m z ~ w ~ ~ ra > w F F F F ~ U a a m m m a H z \ I (~ H C7 u1 W U1 W C!1 C~ W W U] U u] u1 H ~ ~ W a ~ W U r•C U z FC [# W r.~ V r•C U x C~ 1 O x E-I ' W I U 1 z O z H ~ z H U' fx R I C`J ~ C> ' I-a UI Cil O W x V W W ~ N ~ N ~ N ~ N ~ ~ W W O x U] a 3 ~ F a O U L4 O H I H z F F z , 3 z ~ O W z C>:. I 1 I I p z z z U co >+ a W 7+ ~I [# H cn a O 1 F H z F F H G. ~ Fi co ~ ul (n ul W F H H O a O F ~ F F F Q la H w ~ I A,' IQ U H z CL U` H Q,' UI O O a1 N N N N Ul ~ U] C7 F w ~'I F U' \ F F ~ w a a z I F rx w Cx a o ~ ~ Cx ) o o .~ \ \ \ \ p p p rx w a ~ w z F w w ~ w x u w u H I m F H a a cn a F al N N a m m w m U ao as w 3 0 ~ a w m a a F x W ' u ul m ul o o N d' d' o 0 0 0 o ul m N o o m r ~ o co M H o o co C, ., E, I I d ~r o d' l W N m o o ul o o r• oo ul 0 0 0 0 o r M r N H m M d' o co M M o o H 7 'ma W ~ I l i O l0 lS) M N N Ifl lfl lfl LIl N r l0 M M ri t71 N O O dl CO If) O r , y [/] Q 1 I M l0 r W O H r d' r N <M M r to O dl d' O 61 r M M M M \O d' dl O O H N M N r d" H M L11 [/l ~ ~ I N N lfl H N O lfl H d' O (P U) l0 l0 U) H CD M N H r 1 M O W (n ~ N N H N H Ci+ (~ O F r a< ~ -r + ~ r ~ + ~ ~ + ~ ~ * i< + t ~ ~ t a ~ a r H `~ z w z z z z F w w u a ~ o z z z z z a `~ 3 ~ v [~ ,I CL H H H H H Ul H ~ o H a ~, a ~ ~a a c~ ~a m x o ~ x ~ x m ~ ~ u w o F F F F F 2 v U m F ~ w F F m u H u H r~ m w w z a a ~a a a a a H rx a a a a w w C~ w a o a F ~ H ~ o x 0 x m a x v v ~ ,, w o a ~ a a ~ w H w o 0 0 w l w w w z z w ~ x F F u z O z O z O z O w x F F H w [x L1 F Q Q I H ~ ~ F F H H q O H H W Q S D Q ` z ~ ~ w w H H v ~a a H a a H ~ ~ ~ ~ ~ a a a H zx ~ z ~ z a d ay Z ~ x ~ xz C~ I W O O [# a' Z U rj D U ~ z z z z Q W W O H O a H ' H ' a r•C ~ a s H H a U (k a ~ C4~ H 71 ~ U H al N U U H C J U CCI W (A q I U x x a O F ^4 q U W W W W m x x H F H Q cx FC FC z I p7 cp z ~ £ ~ H W N N W x U O C~ O ~ £ Z RC F '7-, F 7-I F 'Z. F '7. W CL' U O U O W W [k W m [>~ W x '.~ C7 U] W £ x 'J x L~ ul ~ cn u] i ~ ~ W W ~ ~ ~ ~ /~ U C4~ G+ C~ ~ H H H H a C4' CL~ O U 'J ~ a1 V FC CA P7 . -) 17 .7 N lfl O 61 H H ri H I I I O O O O O O O O O O O O O O O O r-I N N O N ri O N O O O O w I N N O N O O In to i H d' M '~ r r N M M M M d' d' d' O O O H O O H O H H H Ol (a I I O M M M N N r N dl M M M M M N M M M M M M M M M M dl M N N M M M M M ~ I d' d' d' d• dl dl dl d' W 'tl' a' d' VI d' III dl C d' d' d' d' V' a' d" I d' I VI I C 1 VI 1 d' 1 c' I d' I dl 1 z I I I I I I O I O I O I O I C 1 O I O I O I O I O 1 O I O I O I O 1 O 1 N 1 O I O I O O O H O O O O O O I O O fl O lfl O H H -~ H H N iV N N N N N N N N N M H rl H H N N H H H H H H E-I M l M M . d' d' \O ~ ID l0 l0 r r r r r r r r N N N N N N l11 lfl In 111 In In 7. '~' I r H r H r H N N N N N N N N N N N N N N N N N M M M M M M d' d" O' [!' d' a' O H '-i H H H H H H H H H H r-I H H r-I H H H H H rl H H H H I H I H I rl I H I r-I i H I [) I U 1 o 1 0 I 0 I 0 I 0 I 0 ~ 0 I 0 I 0 I 0 I 0 1 0 I 0 I 0 I 0 I 0 I 0 I 0 1 0 I 0 I 0 I 0 I 0 I 0 i 0 0 0 0 0 0 0 0 µ' i ri H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H u, H H ~ m m ~ z z .z z z a a a a a a a z t7 c~ c~ v c~ v ~ ~ ~ ~~ ~ ~ W q q q q 2 z H O O O O O O O O O O O x z z z z Z w H a [L' O O ~ H H H H C4~ C4~ tk Li' C~ LL' a' U H H H H W a U U U U U U q q I ~ a ~ ~ ~ ~ ~ ~ F w w w w Z w W w G. w w w F F ~ ~ F F FC ~ ~ ~ F a w w w ~ w a ~ ~ v ~~ c~ v a a a a a a al W w z w z w z w z z W H w FC W ~ W ~ ~. FC w Ft w [n r•C FC H H z F F F F U H H H H ~; '~ R'. CC R: W. w 1 m m z z o m cn m m H c~ v ' c~ c~ a w F F F F F F z, O Q. Q ',7 'a H W ~ li7 W ~ W ~ ~ C4' 7. W G W 7+ W Z. W O 1-7 L] .21 •-25 ^21 ^i3 ^t ^if z z z ~ ~ FC z m O I F ~ FC O U O U U H H I~ H m .a ~ I-; ~ a s ~ w ~ z Z 2 E+ 2 z I ~ F x x F w ~. Q ~i H H H H H H ~ ; x O F F m a w w w w a ~ ~ ~ FC ~ ~ o C~ ~ a l W H O z Z 2 z Q ~ a ~ ~ ~ .• ~ r ~ I W ~ Z U V U O F F F F F F F o a I x x H a: 1-7 c1l u~ m co m cn m m w m w m o~ m m m ao m oo ao ao co m ao m m m m m m m m m m m co m m W E-V 1 In ~ 1 o \ 01 0 \ Ol 0 \ Ol 0 \ Ol 0 \ 01 0 \ Ql 0 \ 61 0 \ Ol 0 \ 01 0 \ 01 0 \ 61 0 \ Ol 0 \ Ol 0 \ Ol 0 \ Ol 0 \ Ol 0 \ 01 0 \ Ol 0 \ T 0 \ 01 0 \ Ol 0 \ Ol 0 \ Ql 0 ~~ Ol 0 \ Ol 0 \ 6~ 0 \ Ql 0 \ 01 0 \ O~ 0 \ Ol 0 \ Q~ 0 \ 01 Q 1 W I O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ U x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r.~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a In ~o M r ~o ~ w ~o r m r m r m ~o m r m r co M m o m H r o m In in r N r N w o M r ~o m r io r io H in o m o m ~n ,~ o m ,~ w H m N w M o M 0 1t 1 I ".G 1 N H N M H N M rl N M H N N H N N H N N ri N ~ H N N H N N H N M H N N H N M H N N H N M H N N H N to H N In H N M H N d' H N N H N N H N M H N N H N N H N If1 H N N H N d' H N dl H N M H N In H N In H N U I H H H H H H H r-i H H H H H H H H ri H H H H H H r-i H H r-I H H H H H a; W al H w O Q W W W W W W H H H H H H H a Ul PS a ~: U w w w a a a m cn x >I a a w a a a w D m cn U o ~ `.~ U .7 17 I.7 `a H m w w ~ 3 a m cn m cn cn m cn m m a m m cn cn H H U p+ w w w a a w w w w a a m cn F I I H H H F F F F F F P+ FC H H H H a a ~ ~ ~ a m cn W o f a a a z z z z z z w H a a a a a o. x x z w w ~ W H I CL W P+ H H H H H H Ul Q CL a s CL ~ p O O H x U W ~5 H H ~ O U1 U] w a a W I H I U1 W .7 U] .`J U] .7 U] ~ ~ ~ ~ ~ U' ~j. ~ H U] E H .7 U] 17 U] Q U~ Irj U] F F H ~ H ~ z H ~ H ~ H H 'Z. ~ H a: F ~ a a ' - w ' 1' I U al W 0.l a1 as W H W ,7 W z z R' W W W W 3 U~ I J a , U I u~ I H ~ F z F z F z a ~ a D a ~ a ~ x ~ cx ~ x a rx U a; F z F z F z F z H ~ H ~ F F a x x a a, x o a w F U m m w I p; H H H U U U U U U ~ x F x H H H H ,~Ci z F x x W x W U] F E-IF U] ~ ~ ~ H ~ ~ ~ ~ ~ ~ H ~ H y H F w I a a a a a a U U U ~/. z ~ U U x U /-~ a; ~ O a: U I C7 F F F rj FC FC FC I~ FC H ~ a a a a H H ~ al I~ W ~ U O H H w t ~ H W W W W W W W W W w F C7 F F z U z C7 z C7 z c~ x ~ x ~ ^~4 a P4 x ~4 a F F F F F m F F ~ H a a; PS ~ I z I c~ /y' [x E+ c~ E-+ [x F Q H Q H Q H Q H Q H Q H ~ F W Q a W H H H H H H /~C /j~ IQ W W /-C W \ \ W FC FC U z H I p, cn cn u~ cn cn cn cn cn cn F a+ W a+ m cn cn cn a a a a a, a w w w r r Q a a, C F w w H m o ui m ~ o ~ al o H ~o o N m m in w m o 0 0 0 o r ~o ~ £ F I ~ OJ M dl In L!1 N N In r N d' H r d' H O l0 Ol Ill N O l0 M N dl M N d' O O O O O O M M G -l ~ I O l l0 N 01 l0 ~D dl N Ifl O lfl H C 01 H H M ~O l0 00 Lfl dD LP O M CO dD U] O I N 01 r ~ l H O ' d' H d' r O~ H N N W M H d' rl H H N r dl r l0 10 V) ~ ~ I I M M H H O H M N [O a H N H M M W ~D M H H H ~ ~ O ~ a1 ~ H N N r N N N H w Q 0 F H a x w x p ] o a a a x rx U ~ ~ ~ ul m ~ cn m m m z Z Q7-~ cwi~ m C7 a a ~ a w a a W H H U ~a ~ H ~ H U ~ ~ z H F x x c7 p; FC ~ ~ a ~ a a, z; YI z YI cn m z rx rx u: F >+ 7+ r cn F F H k ~ U U U w u U x x ly x F H w o o z x x x w a a ~ w H o m ~ m w ~ m o F rx F a u U w w w w H F F F 3 ~ D rC ~ V W £ V Q Q Q £ p Q ~I w H O R' w O a O w H w H w cn a U w £ x H H z P: a O x O rx O x F U H U H cn ~ ~I x ~ ~ ~ a ~ a a O z ~ O W H U H U o PS ~ \ a ~ W Q Q Q H H C7 !k a; W I W \ q C V O a a a N a a r•C U Q ~ q F ~ FC F F >+ W W m ~ ~ H O O I I £ F O F W a; a; a a F a; a; \ r.~ a s z; O F Q Q cx FC FC W x x z I z W a: O O O H O CI w u: Q w C7 O W H H H O a: a: x a z z ~ I¢ w w o ' 0 o ' U o ' 0 0 ~C H x 2 I~ H z; z a z a U w Q U a a a a, x ~C H ~C H z~ ~C H ~ ~ [ *. O a; O a; a I U Q a F E £ ~ £ ~ ~; ~ / ~ z w o ~ ~ ° ° ° ] ° ~ ~ a ~ o w w w o ~ w w ~ ~ ~ ~' ~ ~ xa' w 'za w ~ I ~ x x t~ w w w m w a~ x w x m c7 3 3 F x m ~ ~ ~ x m x m m m w cn m ~ M M M M M lf1 lf) U'1 Ifl l0 l0 ~ cr dl [r M M H H H H H H I N N N N O I N N N I N I N I N I N I N O O O N O O O O O O N N W 1 O N N N O N O N O N O O O O O H O O O O O O O O H H lfl O H H M M M ~-i O O (yj I I H O M O M M M M M M M (`l M M M M M M M M M M N N N M M M M M M N M M 1 ~ dl a~ ~ al w c ~ w w ~r w w v' ~ ~ ~ w ~ ~ ~ ~ al w I c I ~ 1 w I w 1 w I al I ~ I al I r I z I I I I I I I I I c I o I 0 I 0 I 0 1 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 M o M M M ~l dl dl Ifl 1D l0 l0 ~O ~D r r '~ '~ `~ H '"~ H '~ H H N N N I I H In N to N In N In M In In Ill In Ul 111 lIl Ifl IIl tf1 Ifl to lfl In to In l0 l0 ~ to ~ ~ ~ lD t0 lC ~ l0 I w w c w w a+ ~ ~ ~ ~r ~ ~ a ~ a~ w <r ~ ~ al a~ ~ ~ <r a~ w a~ al w c w w O I H H H H H H H H H H H H rl H H H H H H H H I-1 H H rl H 1 H 1 H I H I rl I rl I H I U I 1 1 1 I I O O I O I O I O O I O I O I O I O I O I O 1 O I O 1 O I O 1 O I O I O I O I C G O O O C O O U 1 Q ' I O H O H O H O H r-I H H H H H H H H H H H H H H H H H H H H H H H H r-' H H , :n W W W Ul u~ cn U] u] G7 cl] u] C7 U] u] U] U] [q C7 C7 z z z z Z z z. z z Cz W W U U u m w as as w oa ~ c~ z a a a a a z z o 0 0 0 0 o c o o u v v w z z z ~ ~ ~ ~ x x ~ ~ ~ ~ ~ ~ ~ ~ z z v ~ v u u f~ x x a ~ ~ ~ w w w w w' a W h-I H H H H ~~ ~ a x x x a x x ~ w w w ~ F F F ~s ~s x x x ~a FC FC a cn W W W m H H F F F F F H F F F E-' F F a z z z A E U a s ul m m ~ ~ m m m m z z z H W I F H H H Ul Cn Ul U] U1 Cn H H H H H H H H H HI H ' C ~ r.~ ~ IQ ~ ~ x a x a x a x a x :G a U H U H F W z H z H z H z H z H z H z H z H zi H a; ~; a ~ F ~ I z ~ ~ ~ ~ ~ Rt w w w E ~ ~ E ~ ~ E ~ ~ m ~ F E~ F F 3 3 3 3 3 3 w w a Q ~ ~a Q ~ Q ~ Q ~ Q ~ Q ~ Q ~ Q ~ x x x o ~ I I z H W W w W w W w Q w Q w Q w Q w Q w Q ~ a ~ F U] A, ~ ~ to a; FG' (1' W W H H H H H H F F ,' x x "~ x ~ W ' ti ! x 61 0.1 W o C7 ~ F F F cn [n ul cn m cn a: P' fk a FL' [~ R k a; r ~ F ~ ~ ~ a w w a w a a, a w o a ~ W m m m m m m m co m m m m m m m co co m m m m m m m m w m o m m m co W I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 F 1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~ ~ q m o m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 W i \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ C7 x 1 r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r~ U 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a N N UJ V) lD O Q1 O O O r l0 O to O r O OD M l0 V) uJ M M N N O7 CO M V) N l0 VJ l0 Ql T Q1 01 H dl d' dl H C1 d' W N V) Q1 V) r r 01 Ol N LD O ~t' In O r Ol M r ~ I ~ ~ ~ ~ dl N 111 d' cr V' 111 d' d' d' M N N N M M d' d' M M dl dl N M M N dl M 1 H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H x 1 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U 1 H H H H H H H H H H H H H H H H H H H H H H H H H H r~ H H H H H F 44 a w o U a O a I Q I H F I a I H I p' I v I q I \ I v ~ H I 1 z 1 H I x 4 H 44' p ao H rx W [~ ° W a 0 a w a a a ~ {1' H ~ 44 W x Z H ~ x RS ~ 44 m W H a 44 44 .'7 m Z H ~ x a: ~ 44 n W H a 4>. 44 .ti- m 2 H i x u: r~ 44 n W H a 44 44 .7 m z H ~ x a r~ 44 m ~ H W rx cxn Fi,' u F F w a ~ O Vo` Q 2 H L2' u P~ ~ p m ~ w O ~ w a n W H a 44 44 .7 m z H ~ x fx r~ a n W H a a 44 'J m F z H ~ x [>~ ~ 44 m W H a 44 44 '.7 m F z H ~ x tx ~c a z w a ~ O O ai F [n W x 1 U] Ca ~ O a (~ a O x u m m W H a 44 4L .h- m F z H ~ W W x F n W H a 44 44 .7 cn F z H ~ W W x F ~ m w a O a I m W H a a 44 'J m F z H ~ W W x F m W H a 44 44 'J m F z H ~ W W rx F m ~ R' o w H '7: p F z H Z C7 Q a W m ~ H W x x U1 ~ u F F w a ~ x >I F H U 1 cn W H a 44 44 'J cn F z H ~ t~ Q a W ~ x ~+ F H V I cn W H a 44 a 'a cn F z H ~ C7 4a a W ~ x >~ H H U I m W H a 44 a .h cn F z H Z U A a W a a FC x >~ F H v I F z H ~ U Q a W s s FC x >I F H v 1 F z H ~ C7 Q a W ~ x >+ F H U 1 cn W H a a 44 '7- m F z H ~ C7 Q a W ~ x >1 F H U 1 m W H a 44 a ~. m F z H ~ C7 Q a W ~ x >~ H H U 1 cn W H a 44 a .'7 m F z H ~ C7 Q a W W ~ £ I W W H a a 44 .'-] m F z H ~ C7 Q a W w a w Ua [l' H (.~ 44 W a x O O q I F z H ~ C7 A a W F 44 W q W a H w F Q,' (n rz H Q,' w u: U \ r•C W rx H G, I m W H a a 44 .'7 m F z H ~ C7 Q a W o ~ U W C4 U] z H W U z FC y+ w o U o ~ N M w o n x 3 W 'J 44 l m w H a QI 44 ~ W r F W W ~ W q F H I m W H a 44 44 ] m F z H C7 q a W z a [[~ W F 1 I N Lf) O O Ol dl ~ Lfl Ol r O O O O O O N H M 01 M M l0 O l0 M N H O ~ l0 W O r O O dl M O M 111 M d' N O 111 M r-I N r to r O O O In M r O O OD M Ol cN ~j ^µ] ~J] W (J~ py' '~' ~ 1 O I ~ I I OJ \O r O r N r l0 H N ul H O d' dl L(1 H r-I ~ lfl N ~O Ol rl 01 rl d' H Ol ~ r V7 W W dl r M OJ d' N f77 O H r H O H O N O7 cM O CO N M N r d' H O O N r O~ d' N r H Ifl O H O N 111 N M N O U] 4U U] H ~' H H H w 4a 0 F r H U a a $ 1 1 I '7~ I a 1 O I I ~ ~ v z H m F u x Q 0 x 44 a Q,I F W ~ x u z H ~ F V x Q o x a s a' F W ~ a Q FC !i: w w ~ z a >-I F H U x F °m Q ~ a w w £ ~ a >I F H U x F m fa ~ 0.' w m £ ~ a >+ F H U x F °m + x F O a o ca ~ (1' ~C H C7 IQ xw F n w c.>~ U >I W a > x FC Q x FC x >~ a 44 44 q cn a p; FC x o x FC Q a FC x >+ s a 44 D cn q a RC x o a a G a. Q', x >I i al w I UI c~ as a; x ci H W v H ~ a W ~ w F H U] Q W F ~ 4a ~ 0.' w m ~a a >~ F H u x F ~ x IQ,I Q a FC x >~ a a 44 D m g PS r•C x o W 3 O ~ ~ ~ a O W F FC £ ~ a a cn >~ F H U >~ A x W ~ ~ IL' o w H z ~ W Q H a 44 H c>r ~a + x F O x o Q R' a H C7 I~ ~ w OU m H u ~ W Z I~ U] x U W ~ w U w ~ \ F O 44 w Q W ox a o a o U W o W m °x Q FC a w w ~ w a >I F H U x F °m Q FC 0.'. w w ~a a >+ F H u x F con C H 7. a o H a ~ U W o m H x W w L7 z H ~ 44 E ~ Q o o q a ~ x x F FC W W ~ ~ x W m ~ ~ a W a u H C:. H a v z H w U H > W m c>; O O g F 4G ~ U z H a U H z FC x U w ~ >~ v W W O \ F O W w q w x O W F ~ cn C H rT-. x O G. H v z H O U r W w ~ m `I. rx W x F °z O a o U G•I o W m °x x 1 W I 4Q I 1 ] I N O M dl N O M d' O ~ M d' O lD M dl O V) M d' O V) M C O V) M dl O ~ M d' O l0 M dl O lD Nl ~ O H N d' N O M d' N O M dl O VJ M ~ l0 VJ M C' O H N dl N O M d' O H N d' N O M dl N O M d' N O M a' N O M y' N O M d' N O M C O LD M dl N O M d' O ri N V~ O H N dl N O M d' O V) M dl I O Ol M dl 1 O l0 M dl I 7-I 1 I F I z I .7 I O 1 I O N ~ dl H I O N ~ V' ,~ I O N ~ dl H I O N ~ dl H I O N ~ d' H I O N ~ dl H I O N ~ d' .~ 1 O N io d' H I O N ~ dl H I O N u) [H H I N M io dl H 1 O d' ~ d' rl 1 O dl io d' H 1 O d' ~ dl H 1 O dl ~ d' H I O H r d' H I O H r dl I H N r V' H I H N r d' H 1 H N r d' H 1 H N r d' H 1 H N r V' H 1 H N r d' H I H N r d' H I H N r d' r-I I M N r d' H I H M r d' H I H M r d' H 1 H M r V' I-i N M r d' ri M M r V' H d' M r d' r-I V I U Q,' I 1 O ri I O H I O H I O H I O H I O H I O H I C H I O H I O H I O H I O H 1 O H I O H I O H 1 O H I o H I O H I O r-I I O H 1 O H I O H I O H I O H I O H I O H I O H 1 O H I O H I O H I C H I O r-I , 0 I 1 I I z I 1 ~ I W U z W F z H ~ x 4Y IQ W Uz r•C z W F z H ~ x x IQ W Vz ~ z W F '7+ H ~ x a ~ W U ~ z W F z H ~ x rx ~ W zU FC z W F z H £ x rx ~ W zU FC z W F z H ~ x 4k ~ W zV ~ z W F z H ~ x x r•C W V ~ z W F ~!-. H E x x ~ W zU ~ W F `/r H £ x c>~ Q W U ~ 2: G7 F z H fC ~ x 44' FL F z FC ~ Q ~ ~ u a O ~ z H z H ~ W a F F FC z F z H ~ W x F F Q 2 F z H ~ W x F F ~ z F z H ~ W rx F F W Uz FC z W F z H $ C~ z H W Vz ~ z W F Z. H E C~ z H U Z z W F z H ~ a a I~ x U 7y z W F z H ~ a a FC :L' U 7y z W F z H ~ £ a a FC x U 7y z w F z H ~ £ a a ~ x U 7~- 2 W F z H ~ a a FC x V ~ z W H £ a a FC x U ~ z W F H FC ~ a a FC x U 7a1 z W F H ~ £ a a FC x W zU ~ z W z H ~ m ~ £ '-/. E.W., z H FC ~ 7i O F a F W 7. ~W-1 z H RC ~ `I. O F a F cn 7. F z H Q ~ rI+ O F a F cn W z FC z R z, H' z'~, > a'~ a', H ~ Q 4L' ~ 0 H F r-C p; Uz ~C z W E+ H I~ ~ a a H x m o r 0 p' 1 ~ I O p,' 44 I 44 44 44 44 44 W W a 44 44 O x U Cn W w a F m W w 4L F U] W w a F cn W w a: F U) Q I-~ H .7 al Q a H ~ 0.l r F H V >+ F H U r F H V ~+ F H U >~ F H U ~ F H U >+ F H U ~ F H U w a H W w a H Cr. w a: H G. a. ai HI ~r O a a O U z C~ H Cn W I E-I I C o \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m 0 \ m r w r• q i I o \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ U x l r r r r r r r r r r r r r r r r r r r r r r r r r r r 0 r 0 r 0 r 0 r 0 r 0 rf U 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a M ~ M ~ d' w M M O m If) ~ lD r lD r W c l0 r lD r lD r 10 r lb r lD r ~ ~r CO w lP r ~ r l0 r ~ r O ~ M H M H r ~ M H M H M H M H M ri M H l0 ~o ~ I I ^,~ I o M H N M H N M H N dl H N d' H N N H N N H N N H N M H N N H N N H N N H N N H N N H N N H N M H N M r-I N N H N N H N N ri N N H N M H N dl H N dl H N d' H N dl H N VI H N VI H N dl H N d' H N H VI H N H a' H N H U I H H H H H H H H H H H H H H H r-I H H H H H ri H H H H H H H U] CQ ~ a ~ R' x H H Q U U ~ W F U U ~ ~ O x P: O O W U W O Q z Z h H F ~ ~ ~ 0 ~ o I -I w w o a z F z w z z z z z z z z z z l cn m w v o a o 0 0 0 o a a o 0 0 o H ~ I [~ [>:] a W H a H H H H H a a H H H H Q Ci O I I H a H a m F H F U O U F v H U F U H U F U O U O U F v F U H U F U q ~ H a l a w H m x m w w w w w w w w w w H I w a, a w U w a m as a a a a a w w a a a a ~ I cn m m x I o a I H x v a H H a a a a a H H a a a a m ~ m m ~ a m a m a m a a a a U I w I cn m v > a a ~ H ~ o v a a o O 0 D 0 U 0 U o O a a o U 0 v 0 U o U x o a r•C a FC a FC Q ~ FC FC ~ FC ~ W I F F ~ C4 \ ~. z z z ",!~' Q H H H H H H H H H H q I \ I z H z H (~ p U) ",S W (f) 0.l H H H FI,' CQ H Cq H W H W H 0.l H H Q,' H ~ Rl H fA H fA H W H W x W x W x W x W x W x W x W x W x W x W F W ~ ~ H w z o a I ~ 1 ~ I a I a I a I a I a I ~ I I a I a I a I a I ~ x E-+ ~i F ~ F ~ F ~ F ~ H ^~ F ~ F ~ F ~ H ^`~ ~ a U H z U] U) Cf) U) Ln Ul U7 U) U) U] Ln CA Ul U] U] FC ~ ~ ~ ~ £ u) O W H i U I U t7 W H F H ~' PS ~i CG ~S ~S x ~.' x x x x x x ~ x ~ ~ ~ ~ ~ H L,.7 ~ I q q W G. W U O O O O O O O O O O O O O O O W ~ ~ \ ~ \ ~ \ ~ \ \ \ \ \ \ x z a a ~ w w ~ o 0 0 0 0 0 0 0 0 0 0 0 0 0 o H \ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ H m m a o '~ a w m w w ro w m w w w ro w w m m a F [ [- I ~ l0 O H W N N N N H dl CO l0 H l0 o H N dl ~D lP In N oD T r H ~D N N M dl y [r] i M Ol N ~' lP M M Ql l0 M O dl 1D In r r M N N l0 N r ~ O rl ~0 M l0 H W r lJ1 y ry w ~ I l lfl M r M rl M N M lD lO lf) M LO \O ~O O l0 Lfl M O O l0 O M N l0 M O W dl F L U) O I I N l(1 r N d' N r-i l0 W H N. N N M d' N H H N 'dl M r d' \O T ~ O r H CO ~O (J) x Q ~ I H H H ri M H H H H N H r H U P7 ~ ~ w H n Q F [-i ~ it i it ~k # # # # # it it ~k it # it # it # ~k 11 i it it it k # i # ~k # ~k H 6L' U ~ z o U U v U v U U U U U U U z z z z. z z z z z z z z z ~ H H H FI H H H H H H H H H z o r•C x x w x a; x x x x x w x w x x x x x \ ~ I"i H Ln m O a O a h Q ) O a O a O a O a O a F H O a O a O a O a x ~ w w x o w w w w w w w W I cn o U w r ~ ~ >I ~ ~ ~+ ~ ~ ~ ~ ~+ ~ ~+ ~+ a a o a a a a w ~ a ~ m ~ U a z ~ ~ ~ a a: ~ ~ ~ ~ ~ a a ~ ~ ~ ~ w ~ ~ w ~ ~ ~ ~ E F ~ H W H F H g H h F h H h D 5 H H H F h H F h H F + ~ z i w w w Ca ~ a a ~1 a ox ox ~1 ~a ~1 ~ w H F w F H F H H F N x ~ o I:f ~ ~ ~ ~ z7 L'J z m cn Q m cn m m cn cn £ o ~ z z a ~ 3 H x x P: P: x P: x x x x x x o w w x w w w w w w o I H H U H W x W W W W W W W W W W W W W W w ~ 3 3 O 3 3 3 3 3 3 q ~ ~ w w w x x a x x x x x x a a x x x x o q u g Q q q q q z l j ~ ~ ~ Q o m ~ ~ w ~ a m ~ ro ~ ~ ~ ~ ro ~ ~ as ~ ~ ~ x ~ ~ ~ ~ ~ ~ x m ~ x I w I O O O H O O M M M M M M M M M M M M M M M d' VI d' dl d' ~' c1' ~ V ~ ~ O W I lO ~ H O H H O O O O O O O O O O O O O O O O O O O O O O O M G tri O M M I M M N M M d' M M M M M M M M M M M M M M M M l M M M r M ~ M <r M ~ w v w <r p I w <r w ~ w ~ w c w ~r al w ~ c ~ ~r ~ ~ ~ ~ I w 1 a 1 ~ 1 ~ I . I I I I I i I I z 1 1 1 I o I 0 1 0 0 1 0 1 0 I 0 I 0 I 0 1 0 1 0 I 0 I 0 I 0 I 0 1 0 I 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I I H dl H dl H rl H H r H H H H H H H r-I H rl H .-{ H H H H H H H H H H r H H E-I I r r H H H H N N N N N N N N N N N N N N N N N N N N N N N hl N N I ~ ~' In lfl N lf) N N lfl L!1 to N to Ln lf) LI1 to W In f11 to W In lfl In N Ifl Ln In lfl In lP O 1 H H H H H H H H H H H H rl H H rl H H H H H H H H H 1 r-I I H I ri I H I rl I H I H I U I I I I O 1 O I O I O I O 1 O I O I O I O I O I O I O 1 O I O I O I O I O I O I O I O I O I O O O O O O O O O U I I O -I O H H H H H H H H H H H H H ri H r-I H H H ri H H H H H H H H rl H H ~ r H H H H FC /1 ~ RE /1 FC FC A' FC FC RC FC FC la'i ~ A'i FC FC FC ~ FC ~ a; FC FC t, ~ z z z z a a a a a a ~ a i a a a a a a a a a a a a a a a ~i ~ a s z z x x x x ~ ~ ~ '~ ~ ~ ~ a 5 a ~ a ~ ~ ~ a o 5 ~ ~ ~ z ~ ) .~ a H H U U U U U U U U U V U U U U U U U :J U U U U U U U U U U U U g Q w w w w x x x x x x x x x x a x x x x x x x x x x rx x P: x P: a a F F H F H H H H H H H H H H H H H H H H H H H H H H H H H H U H H \ \ \ \ U U U U U U U U U U U U U U U U U U U U U U U U U H H H N ~+ N '' N N ~+ ~+ N ~+ ~ YI >+ i~ + > >+ 7+ + > >+ r ~+ N ~+ >~ YI r £W I Pa W H qq qq ~ ~ r ~ ~ r ~ ~ z I O O FC FC ~ FC x x ~ (~ ~ ~ x ~ x ~ ~ ~ ~ f4 x R: x x x x P: x x N I H H Rl P] W CA W 0.l W !A 0.l al CO W W W W W Pl CO Pl 0.l GQ W CO Pl ~ P7 W p I F H ~-I 71 ~+ ~+ H H H H H H H H H H H H H H H H H H H H H H H F H a H a ~ I w w a ~ a a a a a a a a a a a a a a a a a a a a a a a a a ' ~ ~ x x x x 7 7 7 ;~ ? 7 z z 7 `7 z z z z 7., '7. 7. 7. 7. 7. 7. 'Z. 7. i; 7. 7-. O 1 C ~ Q I x U x U W W W W -. H . H . H H . H . H H H . H -. H H H H H H H H H ~ ~ ~ H~ Q f~ H o a I a a a a a a E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~' ~ ~ E F. ~ ~ CO N N N OJ W OD W OD OD W N OD W N OD O7 OD OD W OJ O7 W N N OJ N N N OJ BSI N w I E-I I ' O \ Ol O \ ~ O \ Ol O \ ~ O \ 01 O \ Ol O \ Ql O \ 01 O \ Ol O \ Ol O \ ~ O \ Ol O \ 01 O \ Ol O \ 61 O \ T O \ Ol O \ 61 O \ Ql O \ Ol O \ 61 O \ Ol O \ Ol O \ Ql O \ 01 O \ Ol O \ Ol O \ Ol O \ Ql O \ Ol O ~\ ~T O \ 01 CO a (~ I w I O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ r O \ r O \ r O \ r O \ r O \ r O ~\ r O \ r C7 x i r r r r r r r r r r r r r r r r r r r r r r r 0 r 0 0 0 0 0 0 0 0 0 rL U o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a M co \O r O w M co M m M m O in M m M m Ql w M m M m O ui CO H OJ ,~ l0 r l0 r ~D r ~O r O m O m O m ~D r OD m OD m OJ m l0 r l0 r lD r N m M m O m ~ I x I N H N N H N M H N N H N N H N N H N M H N M H N N H N d' H N N H N N H N M H N N H N tf) H N N H N N H N N H N N H N N H N N H N N H N N H N N H N M ri N H N H N H N H N H N H N H N H N H M H N H N H N ri d1 H N H U I H H H H H H H H H H H H H H H H H H H H H r-I H H H H H ~ ~ F ~ O O ~ O W q q U Q H H F~- U] H ~ \ I fCl a H \ ~ ,~ ~ a o 0 0.0.:: w a ~ ° ° W z o w x W q q a q D a a o ~ p, i ~ ~ a w ~ m ' F F FC H F [0 H W H P7 H W H fA H W H W H W H W H [0 H S C7 H rx 1 m m ~n m C7 o L J o ~ ~ ~ ~n a a a a a a a a x a a a a x a a U I m I x o a ~ x O w H x a a a ~ o x o o 0 Q Q Q Q Q Q Q Q o o Q Q ~ H a H o O ~ H a W ~ ro H a O m a a w cn w w O ro C7 Q C7 o ~ ~ ~ ~ ~ ~ ~ w a x ao rx w q ~ I w a z z a a a x x w w r ~ W F ~' i a Q ~ m a ~ W W ~ [k P; U I C7 I C7 I C7 I C7 1 C7 I C7 1 C7 I >+ ~ L7 I L7 I F ~ F ~ ~+ ~i F ~ ~i F ~ x ~ x x x x x x a x x ~ ~ ~ °a o I x O A W ~ P:l x O x O > a W C7 O g H q H x O ~ O a P] ~ ~ x O O O O O O O O O W O O ~ ~ W ~ h O Y I O a' H U O \ H u: x x O O H ~ ~ O O O O O O O O O H O O \ \ H \ [x U , c z H I m U a m w ~ a a v v w w a m cn w m w m w w ro w co a m m ~ ~ a ~ a F l In Ol dl O In r Ol dl M H V' N O lD ~O N r M N ~D r O7 M l0 r r [y W E-I I I W ~ d' lD M r N W l0 H d H N H O O o~ r r In lLl M ~ N H M r O~ H O N \O d' ~O N l0 O r w ~ I ~ a1 M r O r VI O l17 111 OD O N H O ~0 N r ~ rl dl dl (n 1 ~ In W M ~ ~ ~ O l M ~ O O H M M l0 H H N Ul ~ ~ H lD M d' N N M M d' [/) ~ ~ 1 I d' to I N H M N H l0 r N d H M If1 O N N .-~ ri N O 0.l W ~ w H Q 0 F r ~ ~ ~ + + + + + ~ -r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ + ~ ~ x a ~ ~ ~ r ~ F, ~ ~ m m m H a U a U z U U U z U U V U z O z 3 z o z z z o z ~ z z o U U U U H F H F H F U O H U U U H H H U N H H H N H a a H H N z z z z ~ ~ ~ z F z z z F Cf U] W ~ U] U7 W ~ H H H H H H H H U] H ~ ~ /// ~ H H H ' U ' U (~ W W P: \ W W W \ W a W W \ a. a. a' (k a a s rL H P: P4 0 a o H a a a o a xz a m a ~ a m x ~ a m Q w a ~ a m z x ~ o r 0 N 0 r o ~ m a w a m a o N a ~ o r ~ N ~ ~ U W I m l a ~ ~ a o ~ ~ ~ a w z I w ~ m w w w w w H w w w ~ ~ ~ ~ a F o U U F F F a H 1 a F a a a w a x a a F F F F a a z ~ O W O O O w ~ O w O O W ~f a ~ ~ ~ ~i F ~ F ~ ~ ~a ~ x ~+ ~ xx ~ 3 x x 3 S z x xx 3 w xx 3 xx 3 z F a F a ,~ ~a ~ C7 C7 c7 ck a a a ~ `~ cx 1 3 a z o o w a o ~c ~ x x x x z z z x a o ~ x a a o x ~ W 1 x W £ x x x £ W ~' a x x £ F F W w W W H H H W g F Q w w W x F U o w I o x o 0 o x o c o o ~ ~ x x x x a a a x ~ o U o x x ° ° ~ ° ° ° ~ a ° a ° o ~ ~ ~ ~ ~ ~ ~ w w ro w ro a w w w ~ a w ~ m w ~ w w m m m w w w N N N CSI N N N ~ ~ M ~ N N N (~I N N N N N In to In L(1 lfl lfl Ifl !17 L11 lf) `~ H H H rl H H H H H 1 I l 1 1 I N I N I M I M I dl I O I O M M M M M M M M M M M M d' dl M d' N w I M M M M M d N O N O O O O O O W OD O O O O O O O O O O O O O O O O O [() 1 I O M O M O M O M O M O M M M M M M M M M M M M M M M M M M M M M M M M M M M ~ I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I ~ I ~ 1 ~ I ~ I '~ I ~ I ~ I ~ I ~ I ~ I ~ 1 ~ I 1 z , 1 I I I I I I 1 1 L 1 lfl I Ifl 1 ~1 1 L(1 1 lfl I 1f1 I O 1 O I O O O O O O O O O O O O O O lfl I O O O O O O to to . N N N N N N M H rl H H H H H H '~ H H H H N N H F-I " [ 1 N N N N N N N N N N N N N N N N N N N N N N N N N M M M M M M M M ~`'~ M M M M M n M to V' to ~ 'J I to ~ to to Ul to Ifl W to lfl lf1 lf1 lfl lf1 In to N L1 lf1 lfl l11 tf1 l71 lf1 lf1 lfl lf1 L(1 In I Q I fi H r-I H H H H H H H '-+ H H rl H H I H I H 1 H I H I H I H I H 1 H I H 1 H 1 H 1 H I H I H I H I ri 1 U 1 1 I I I 0 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 U I IQ I o H 0 H o ri c H o r-i 0 H H H H H H H H H ~--I H H H ri H ri N H H H H H H H H H H W W W w W W 'Z. 7. 7-. `<. 7.. `I. 'Z. '7-1 IZ. 7. U1 U] V7 U] (q U] Cf] U7 U] U, U] U] Ul W W cq x a a x a a w w w w w w w w w w z z z z z z z z z z z z z a a Q Q Q o Q Q x x re o: rx x a a rx a o 0 0 0 0 0 0 0 0 0 0 0 o Q Q a a a a a a Q (~ C-] Ga Q Q Q Q Q W H H H H H H H H H H H H H a a H H H H H H a H' a a a a a a a w r F~ F F F F F ~~ F7! E~~-7!I~FJ! F F F F H H rx U U U U U U x x x ~: x .'['. x x x fx (x ~ ~ ~ ~ 0.'' '"' P'' P'' Q'' ~ C'' U U U U V U U U U U U W W W W W W W W W W W W W Q r a a a a a a a a a a a a a w w~ w ~ ~ r al ~ r N x rx x a x a w w w w w w w w w x o 0 0 0 0 0 0 0 0 0 0 0 0~ z a ~ ~ ~' c~ ~~ c~ ;~ c~ ~ o ~~ ~ ~ z x~~~ x a~ z~ ~~~ ~a ~ ~a a w w w w w w w w w w w w w w w rz~ CO > ~ 7 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ F o ~ ~ w to as w w oa a a: [x [~ a' a' w' a' H FC 1~ RC 1~ ~ FC ~ FC FC RC FC I~ I~ a; FC w a a a a a a o 0 0 0 0 0 0 0 o a ~, x I Q Q Q Q Q Q Q Q Q Q Q Q Q c~ Q h o C7 I z z z z z z F F F F F F F F F Z ~ 7y 7y Z ~ ~ ~ ~ ~ ~ 7al 7Q-I ~ ai ~ ~ 1 H H I-i H H H Cn U] U] CIS U] U] U] UJ U] H ly "'~ FC ~ ° I ~~~~~ w w w W w w w w w~ a a a a a a x a; x a o a I ~ ~ ~ ~ ~ 3 3 S $ S $ S $ 3 ~ C7 C7 C7 C7 C7 C7 C7 C7 C7 C7 C7 C7 C~ C1 C7 (D N CA CA N CO N OJ (b N N W N (b (A (d CA CCI dp dD CID OJ N N (fJ (A N N CA (D aD CO (P W I C I O (P O 61 O 61 O (11 O (n O (P O Cn O Cf1 O Ol O 6~ O (P O (P O (P O 61 O 61 O (t O Ol O (f1 O 61 O ~ O O1 O (n O ()1 O (t O (P O (11 O (11 O (P O C1~ O (h O 61 O (Il W R (~ I I O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ r U x l r r r r r r r r r r r r r r r r r r r r r r r r r r 0 r 0 r 0 r 0 r 0 r 0 0 A; a U 1 0 O 0 O 0 O 0 d' 0 O 0 W 0 ~ 0 H 0 N 0 (Ll 0 M 0 O 0 ~ 0 to 0 ~ 0 In 0 O 0 d` 0 d' 0 dl 0 U1 0 (fl 0 In 0 O 0 tP H O N lfl l0 O lD to lfl ~ 1 I x I (A dl H N W d' rl N (A d' H N H N H N r M H N N M H N l0 N H N a> M H N D7 d• H N 10 N H N lp N H N r M H N r d' H N lD N H N L(1 M r-I N r N H N r M ri N (n dl H N (Il d+ r{ N (P <N H N r N H N r N H N r N H N r M H N l0 N H N O « 1 rl N N lfl rl N r dl H N N d' H N H N M H N H d' H N H d' H N H U I H H H H H H H H H H ri H H H H H H H H H H H rl H H H H H W ~ E,~j U O U ~ o U H z a O W cz I z o~ F 1 a I H I Ix , U I m 1 Q 1 I ~ I 1 u I H I ~ I I z H U w U H H a x H a ~ W x 1 ~ w Ix r~ o Ix a C7 a U H H a x H s ~ W x I q A; w a r~ 0 rx a C7 a U H H a x H I-7 rt; W x I ~ w Ix rj 0 a a ~ o x ~ 3 w m z H a a a w x x Ix o 3 W ~ o x W ~ H W Ik x m ~ u r H H w a U ~<Ci a x z H a r.C H w fx >-I H H a H U A; w w O z a h w W U H ~ a' w m U z H u ~C a m w a O w ~ z W I U ~ U] u z H H z H rx a U p a o H W £ H w P: ~ H a o x a m W U H > a' w m c7 z H ~ I~ a o x a U1 H Ix O a m I (n Q fx ~ 3 A: l ~ H W c4 x w ~ v ~+ H H w a o °a a E 1 ° W z H a z H ~ Ix H IQ a w a m W U H > fx w ~. t~ z H u r~ a W ~ a ° Q x ~+ A; CQ ~ fx w H I A w fx w Q z w Iz U ~ cn a ~ F ~ a ~ Ip W a a ~ rx o w m H a H x w I H l ~ H W Ix x cn ~ U ~+ H H w a I ~ U W x ~ x tk FC a I z o H H a W v w rx w a a a .7 ~' q O O W 1 a ~a U cn H a o a m o ~ 0 W a ~1 x fx IQ a I z o H H a W U w Ix m H A: W S u] ~ U] H a H x ~ H rx w £ ~ p m m w C7 a A; x U W z o x a a a w U U] a o H ~ a ~ U w H rx O a U) \ H z w ~ x U H Ix z w ] ~ H W Ix x m a U a+ H H w a n W U H ~ a, w m c7 z H u r~ a m H a a a ] m a ~ U H z w ~ x U H x z w W H a ~ w w W G. w C7 ~ O H m ~ o ~ h I r ~ W ~ H W f# a >C w ~ U m W > H a w w G, ~ z H W a O ° a w ~ ~ u] ~ o ~ H W LL' a >C w a U ~+ rx FC z H a g U l E H w Ix a 7C w U cn W i H a m W H a a IL p U] I W z FC x m ~C U ~C H Cau W E. 1 ~ j . I m (P In lfl m l0 o O o r r bD In l0 ~ N m l0 o O C dl o O o O M M N (A M ~ o M aD dl m r m In o ri dl (b r N N In r to o M 0 O 0 O o O M dl o O 0 O [~ U] ~ C i J ° I ~ t I r H N N (fl H H M 1D d• d' W d' lD r-I d' M N N N O r-I d' CO O 111 r{ O 111 M M U1 N lD d' O dl M H N O r~ M H H ~ H ~ r N In N O r H 01 H ~D ri d' H r-1 O C H O 111 O ~ In H CO ri O (fl O O lfl O Ul ttl U] - M - N H w Q 0 H H U Ix ~ 3 I I z I 0 I q I > ~ U z ~'+ ~ W m U ~.. ',+ ~ W ~ U zl >'+ '$ W m U z H U a. O H w U H ~ - a x x U) H Iz g W H m FG W Q U z H C7 FC (n ~ w ~ ~ U H a' ~ ~ z H 1"'I a a ~ w O H H U ~ o U m H ~ Ix W ~ { z H U A: u, cn w ~; A~ U H G: R~ U z H m Q x A; ~ w z H ~ w U H ~ a x x W O rx O a ~ z H U FC w cn w ry7~ W U H a ~ a ~ ~ z O H m w H ~ z W Q ~ n z C7 H u] w fa ~ U] x U ono w u H ~ a x a ~ z H ~ H ,I~x ~ a ~ z H ~7 H frxC ~ a ~ z H ~ H x m n z L7 H m w ra ~ U] x U ai n z L'J H u] w Q ~ U] ~ U m~ n z C7 H m w fa ~ Ul ~ U a~i w U H ~ - a x 7 z H U FC ~ w w ~ ~ U H fx ~ a a H H Q w P'. m w a a ~ a o a U - N W ~ w H m a W W H x U x w a W ~ - H U] W z ~ m w Ix H z Q a o Ix ~ U ~+ w a u a w z H A: a w Ix W H a O O O M (f1 (11 (11 61 N ~ lTl ~ r-I H r{ r-1 I W [Q I I I I N O M d+ 1 N O M dl I N O M d' I O ri N d' N O M d+ O (fl M d' O H d' d` H O M d~ O l0 M d' O H ~T dl N O M d' N O M d' N O M d' O ri d' dl ri O M d' H O M dl H O M d' H O M d+ H O M d~ H O M d+ H O M V+ I H O M d' I H O M d+ 1 N O M d' 1 O r-I d' dl I N O M d' I N O M dl I N O M d' I N O M W I N O M dl 1 N O M d' I N O M dl I z I E-1 I z I p ~ ° If) ri d' (n H I lfl ri d• (n H In ri d' In H I O d' d+ (n H I O H H r H I O H rl r H I O H H r H I O ri N r H I O H N r H I O H CV r .~ I O N N r r-i I O M N r H I O M N r H 1 O M N ~ r-1 I O d' N r H I O d' N r H I O d' N r ri I I C dl N r H I I O d' N r r-I 1 1 O d+ N r H I O d' N r ri . O '~ N r H I O d' N r H I O d+ N r H I O V+ N r ri I O ~O N r H I O ~ N r r{ I O ~ N r ri I O ~ N r H I Cr ~I N r ~{ I O ~ N r ri I O ~ N r H I U O ~ I o H I 0 rl 0 H I 0 H I 0 H I 0 H I 0 H I 0 H 0 r-I I 0 r1 I 0 H I 0 H 1 0 H I 0 H I 0 H I 0 ri 0 r-I 0 ri 0 ri 0 H 0 H 0 H 0 H 0 H 0 H 0 ~-{ 0 H 0 r-I o H c> ri 0 ri 0 r-I p o ~, o (~ o I I I ~ I I a I t~ I O I a I a I U] E~ 7~- 0.5 U' q FC x H U w ~ o fi' a U] H z~ [L U' q A; a E. U w h 0 (x a U) H rz~ fx C7 q I~ a H U w h o a a ~C a' ~ry fx w H Z v C7 z H z Ix ~ w a W ~n ~ £ O U .b z O H H A; w a U w a W cn ~ ~ C U -b z O H H A; w rx U w a W cn ~ £ O U ~ z O H H ~ w Iw U w x a' H U] H z H ~ ~ z O H H ~ w rx U w Ix fx H UI H z H E ~ z O H H ~ w rx U w x IL' H U1 i~ ~ H la ~ ;~ O H H ~ i~ ix U w ~x Ul Q ~ O a' t7 ~+ I~ a ~ a' C.~ O R' a U H ~ 1.7 Of ~ ~ C~ O fx a U F FC 'a Of ~ ~ C.7 O a' a U H FC 1.7 O1 ~ U) U H H W a x H FC Iz U] H Ix 0 a U) U] U H H W a x H RC ~a Ul H x 0 a U] U] U H H W a x H FC +zf U) H f~ 0 a U] U] U H H W a x H FC x U] H a 0 a U] U] U H H W a x H IQ x U] H x 0 a Ul U7 U H H W a x H IQ x U] H a 0 a U) U] V H F W a x H FC x Ul H rx 0 n, U1 U] U H H w x H I~ x U] H x 0 a U] U] U H H W a x H FC ~a U) H rx 0 a (!) U1 U H H W a x H FC ~a m H Iz 0 a Ul U) U H H W a x H FC x U) H a 0 a Ul Ul H ,7.. W ~ W ~ ~ W ~ '~ a U U] H 7. W ~ W ~ ~ W m ~ a U UJ H ,?~ W ~ W ~ ~ W m '~ a U U1 H 7. W ~ W ~ ~ W ~ ~ a U U1 H Li ~1 Gl ~- m G7 vi "~ a U U] H Zi W 7 W ~ ~ W ~ ~ a U U] H z W ~ W ~ ~ W m ~ a U W I o 0 0 0 0 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ o H F ~ i \ m \ m \ m \ m \ m m m m m m m m m m m m m m m m m m m m m m m m m m m m p7 r. q I ~ o \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 ~. 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ r 0 \ r 0 \ r 0 ~. r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r t7 x r r r r r r r r r r r r r r r r r 0 r 0 r 0 r 0 0 0 0 0 0 0 0 0 0 0 0 0 r.~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a lfl l(1 d~ r H N L(1 r lfl r O r H r d~ l17 tf1 r O H l(1 ~ lfl r H lfl d~ Ol d~ Ol C 01 d~ dl Lf1 r ~ D1 [O c0 O O 07 H W H O d~ O C rl O lfl r If1 ~O ~ r N N to V~ to lD ~ I I x I d~ H N M rl N d~ rl N N H N N rl N M H N N r-i N N rl N N rl N M H N N rl N N H N d~ H N d' rl N d' H N d' H N C rl N N H N d' H N M H N (fl H N M rl N M H N d' rl N - d~ H N l lfl H N H N H N H N H N l M H N H d~ H N -I M H N H N ri N H U I rl rl rl ri rl H rl H rl ri rl ~-I rl rl H rl rl rl rl r-i rl H rl r I r r f W H U] a w a H m a a w ~ (n a H cn cn ° w a y ~ H w ~ a a s z H z 3 cn r•C Q O m to a a $ cn m F H (n m N D H x U Gq H ~ ~ \ w o w g a \ w z ~ a U v to H O ~ m F z w H O q F x H a w x a o a a ~ Q w w F a m U] pC, H H Q l a a s o Ga m H a C>~ Q,' H W W a fk ~ H F W ~ x U a I q x a x W F u: F m cn £ 3 m W O z a w ~ m x V a U ~ a ~ c]n x oo ~' c n z w ~ H H ~a U z I >C fx W m >+ w U w cn W W u w w ~ w E x m I m ~ w a 3 m w C7 m x a F fn W x u: Q m w q > F ~ a a E, I a °' I rx x (n ~ V w O w a r•C o o x a r.C a a m Q (n H I (n w ~ a I w a ~a w ~ F ~ x H w ~, I q FC o a ro w U F fn w w ~ o w x a s~ F w o w ~ I o a H a a p to x (n w H o o w U w tx a ~ c~ z U H U I v a ~ x U rx £ ~ ~ z g ~ a H cn a x u a w Q w x F cn F Q F F H a £ a a a a x l fn H > u: a X o cn H x W ~ (Y. W I >C F u x W z x cn F z w F z O P: w ~ m I ~ ~ C7 g PG w ~ ~ c w o a 3 ~ ~ D a w w ~ F w I Q I W I w W z W ~ z m F O x ~ U W S F W £ C7 z (n U q O ul O U O a £ ~ U U q z U H ~ V U (n W cn W U U (n E-I c~ x w x a ~ H x H u x o x a o rx w tz w w a a ~ W a w w u z z ~ ~D z ° Cn o a H I O I ~ W U H x U w ~ a ~+ F v x a' U H F (k ~ z H ~ w ~ w F w Q z w ~ m F (n m a ~ ~ ~ U .ti- a s ~ ~ ~ H W "a a H o W a z w O z H c~ H w > I a rx F ~ q a W F W m u] U W x z F c FC ~ W O ~ W ~ q ~ ~ 7-I ~ ~ D ~ G. O ~ H ~ q FC t~ z ~ z I H I H ~ z w H x cn U a ~ x w m a cn a a m 3 o m m cn ~C O O m m o > a ~ o h a ~~ CC F tx~. [zc~ F I M N r O V~ DJ M O r LIl M \D d' d~ O lD Ol O ~ M O O O O O O O N d' In r dl D7 M M M M r O H al M \O M M W 1 ~ 10 N O H N Ol W O N N M 61 l0 M O7 W W d O O r~ 'F'L] [n I I ~ ri M ~D N d' l0 O N l0 M (D N O O W M d~ N O lfl d~ M I(1 ' O d' r d' Ol lD M r lfl O al l17 r M (n ~ I H N lf1 r tf) H lfl O O a0 d~ N H O W ' W l0 O ~ l0 N r H N d~ M M d N ~ lD ~ I N H H r ~ M L(1 a M N d O Q M M M ~ ~ ~ H H tz. Q () F [y # ~k • i~ 'K x i~ ~ ~k O ~k # C" I it ~ it i~ i i~ # # # i~ i~ i~ # # -k ~k it i~ -k H V fX . H Q W cn W to FC FC a [n ~ ~ o z ( a c7 m m a z z Q ae Q rx RC m c~ D m W z c7 to z m z a w n z ~: z z z o 0 o a ~ a z z F z t7 C7 E U Q H C7 H O F F x x a H CH7 a zF ~ CH7 ~ cn a H [n ~l ~ m u] U FC FC ~+ >+ F m FC W ~ a ~ W z r -I u m w w p p w ~ ~ w a a a a w a (n F F a a H w cn cn aawM:: x w (n m H x Q Q w cn P~ Q a: m q ~ r•C ~ ~ Q ~ x o a o a a a a g w q m w o h ~ v w W I ~ ~ o E v H z H u W ~ ~~ w ~ ~ z H z H z H z H ~ z H a W g W a s .h- `a (k ~ ~ H H ~ I W zz Z W C7 ~ O O Z z fx O C~ O W G, fs. G, O G. F H t o ( n (n (n U V u] W > z z i Q A m a m O z ~ m ~ ~f ~ X21 ~ vFi ~ti a H z Q z ~ q Q m m z ~ W o '. w x ~ c h w o V p a x z a x x x w D U x m V a I a x x ( v x v . o5 H U U F F F H U F - D F F ~ ~ a U H H m H ' U . q I w F - L7 x a U 0 ~ a n - ~ G7 a' w tk a a' fk a' x x x a F ~ a W N ~ Q a w W I O O P ~ ~ H a Q ~ C ~ ~ W ~ ~ ~ ~ m ~ m ~ w O x m (n ~ U ~ V cK o a o (n w ~ x T' ~ O W a x ~ w m x ~ ~ w c) m a m m cn a I W I N N N N N N N N N N O N N N N N N N 0 N o O r O r O r O r O m O m O m O m O .~ O rl O QI O m O ~ Fq o 0 0 0 0 0 0 0 0 o H o 0 0 0 0 0 M M M M M M M M M M d~ M NI M d~ I p , M ~ M ~ M c M ~ M ~ M a M ~ M a~ M a~ f~1 .r d~ ~ M w M w M w M ~ M d~ I M a~ I ~ I ~ I ~ I w I c I ~ I w I ~ 1 w I a~ 1 d~ I ~ I d~ I ~r I w I z I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 1 0 I 0 0 0 0 0 0 N 0 N 0 W 0 W 0 DJ 0 O] 0 N 0 CO 0 OJ 0 D1 0 Q1 0 Ol 0 01 z I l0 l0 ~ 1D (D l0 ~ lD ~ 1D N lO N N N W N W N N N W N aD N W N ao N N N N N N N N N N N N N N I N N N N N N r N r N r N r r r r r r ~ r r r r r r r r r r r r r r r• r r p O I r H r H r r-I r rl r h ri rl rl H r1 H rl H I ,~ 1 H 1 H I H I H I H 1 H I H I H I H I rl 1 rl I rl I ri I rl i H 1 H I H I ri I -J I o I ~ o I ~ ~ o I ~ I ~ I ~ 1 '~ I O I ~ O ~ ~ ~ O ~ ~ O ~ O ~ O O O O ~ O fi ~ O m cn m m m w m m m cn m w w w w w w w w w w w w w w w w w m m m m E-. H F F H F F F F F H a; a a~ a a a a a a a a a a a a a~ a s W a: w a w s w z z z z z z z z z z z ~ FC ~ RC ~ ~ FC FC ~ FC RC FC FC FC ~ U ~ U ~ U H F F F ~~ w W W W W W W W 1~ W U U U U U U U U U U U U U U Q Q Q z F+ z z w w w w w ;> ~ Q A Q A Q Q Q Q Q Q Q Q A a Q a a a a w w w W w w w w w w a a a a a a a a a a a a H H H H U U U U \ \ \ \ \ \ \ \ \ '~ \ H H H H x H x H x H x H x H x H x H x H x H x x x x x U; U] U) (n cn (n (n U] U] W In Iz7 Cn W x V x U x U U U U U U U U U V U U U U U R'. P. a' a' W I W W W W W W W W O O O O m ~ cn ~ to ~ (n ~ m ~ cn ~ cn ~ m ~ m m m In m ~ 2 Fs 2 Z z I a ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ W ~~ W ~`' a a a a a a a a a a a ~ ~~ ~ ~ o ~ I I U U U U U V U U U U U (n a o t9 ~ O ( a o a I H H U r-~ p7 I F , IQ , q l x l U I m m m m m m m co m ao o m ao m m m m m o ao m ro m m o, o m m o ~ o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m m 0 0 ~ ~ m m 0 0 r r 0 0 a ~ , I x I U , d' M cr H N H H r M H N H H r M H N H H r M H N H O d~ d~ H N H H r M H N H M la d~ H N H N to M H N H d~ r ~ H N H al lf) M H N H ~ M C H N H O 1o M H N r-1 Ol Ol N H N H In d~ d~ H N H d~ M dr H N H O M d' H N H Q1 lf) d~ r1 N H d\ M M H N H la Ol <M H N H Ol M M H N r1 O1 M M H N H ~ M M H N H L(1 H tf) H N H O cM M H N H la OJ N H N H d~ Q\ M H N H la H M H N H la H M H N H ~D H M H N H ~a r-I M H N H M H M H N H M r-I M r-1 N ri U U U U U p' ~ z z z z z U H a U H a V H a U H a U H a a W U ° H F o w a z I 0 , F , a l H r a I U I cn , QW , I H I I ° ~ m W H a a ~ w u H w o m w a a a p ul a H Q O F V) p V FC ~ C7 Q w m w s s s p m s H (~ O F V] x U ~ ~ C7 g aw O ~ F ,-, Q w u m w a a a p m a H Q O F V) x U FC ~ C7 q aw m w a a a Q m a ~ Q O F (n p U I~ ~ C7 Q aw m w a a a p m a H Q O F v] p U FC ~ C7 Q ~ H w x Ca F U W x Q H a H x U) F ~ W 3 cn H ~ F z ~ H z z w F z w U rz W rl. ~!+ H 3 F cn w O ~ U] a m ~ z z w F z w U ' a w ~T. z H 3 F m W O ~ u] a m ~ zz z w F z w U a w ~ H 3 F m W O ~ U] a m H z z w F z w U x w ~-I '/-I H 3 F m W U ~ u] a m ~ zz z w F z w U a w `~+ '~+ H 3 F m W O ~ U] a m m W H a a m u H w o ~ p; ~ o I 0 F ~ ~ o I 0 ~ w H a a a D `~ F z H ~ m z w L7 o ~ ~ 0 ~ w H a a a Q ~' F z H ~ m z W L~ 0 ~ ~ 0 ~ w H a a a Q `~ F z H ~ m z W C7 0 ~ ~ 0 ~ w H a a a D `~ F z H ~ m z W C7 0 ~ ~ 0 ~ w H a a a Q `~ F z H ~ rn z W C7 0 ~ ~ 0 m w H a a ~ ul W FC m W ~ ° ~ F ~ g ~ w w a' a Q F z U o P: U w q ~ w w a' a Q F z U o fx v w ~ o 7, x c7 F m ~ W r N , M H O w a U u U rx w V w F z W z C7 I ~ w I~ a a u w F ~ z m w x U H H , > w FC a a c~ w p' 3 W H ~ ~ 7 O o H r ~ w FC a a u w W ~ FC Q ~ a o W m N l > W FC a a c~ w > i Q ~/.I fF~C w m M H N w ~ x Q w m m •-) N H ~ x W 3 z o ca x F ~,~., ~,zj [~ I ',(,' I ~ N H M o \a o dr m M o CO M N ~ N m N o O 0 O 0 O 0 O 0 O In la o O N r In N M d' m Vr o 1f) In N m r o O o O m la o L() In N o lf) 0 Ifl 0 O In l!) (f] W [n ~ la I p , ~ I I a) ~ M la N r-1 H ~ H d~ d' H N In lfl DJ H lf) l0 H lf1 r r lf) lD O lf1 O O H O O H O lfl to N U) M O lf) M r ~D ~a H a\ M M M r dr M N W r H Ol M ~D M O O W O O O H r ~ d' d' O al ri r N r H M aJ N H r N lfl .-~ r O V) W V] I H N M M H H N N w H q 0 F ~ FI ~ ~a ~ ~ ~ , I z , a o Q r I I ~ z H F p a w g w v H w G. o ~ o zH ~ W ~ m ~ q rx ~ r a a H x ~ 0 H ~ [~. ~ cn ~ q a ~ N a a H x -r 0 ~H' a C. ~ m ~ q a ~ ~+ a a H x ~ ~ Q x ~ a a D m g x ~ x U n: o r o H ~ W z rt m ~ q x ~ ~ a a H x + m a H rC a w a x ~a x ~ ~ w x U ~ a ci a ~ O c~ ~ U a a F z H o a r x U O x l U w f: w a u n~ w ~: O c) z W a w x z o m a o w H Q W cn w a ~ N z O ~ F W ~ N H a w ~ o U m ~ U H > a ~ m ~ w z r FC a t z H F O a w Q w v H w w o ~ -sal- FC a ~ Z H z w x F x O z ~ H W z H z w w F U w h o n: a « ° z H 3 w ~ ~ w £ a r H U x F a 0 m + u z H 3 w ~ ~ z H 3 w x ~ z H 3 w ~ x w n a ~ (n C7 O o z x w F o a ~ >C w ~ O H Q o x o O 3 F z W [x w + x O w a ° a w x a ~ a x z ~n F ~ F ~ m z o C7 ~ U ~ 'Z. cn F ~ F ~ m z 0 C7 W U ~ ~/. cn F ~a F ~ cn z 0 C7 ~ U ~ tel. m F ~ F ~ m z 0 C7 W U V 0 m FC ~ m a H m 0 F F O U U 0 m FC ~ ~ z H ~ 0 F F O U Ol M M M M M N rvl M M M M m w m m co m 0 0 0 0 0 0 I W , (T) I I I H O M H N O M rl N O M H N O M H N O M H N O M H N O M H M O O N , O In r M I O al M ~H I O 61 M d' I o Q~ M d' , O 6\ M C 1 O a1 M d` H O M d' M 01 M d' I M a1 M d' , N O M d' , N O M dr , N O M d' , N O M ~' , N O M ~' , H O M ~' , <N O M N , d' O M N , H O N d' I H O N V' 1 ri O N d' , H O N C , H O N d' , r-1 O N d' I H O N dr I , E-, 'z I 'a I O , O O O O O , O O O C O , O O O O O , O O O O O , O O O O O I O O O O O , O O O O O I O O O O O , O H ri r O I as ri ri r O I d1 H ri r O I N H H r O , W H ri r O , aD H H r O , r-I N M O H O In M O H O to M O H O N CO Vr H O M Ca dr H O M W dr r-I I O d' N ~' H I O tf) N d' r-I I H N H M ri O O O O O O O O O O d~ H d' O H N N N M '~ I N N N M H I N N N M H I N N N ('~'~ rl I N N N M r-V I N N N M H I U , U ~ r , ri r , H rl , H H I H H 1 ri H I H H I H H I N H I W H i cA H , a0 H 1 aD H , aD H , O H I al N ~ Ol N , a1 N I N M , M M M M V' M lf) M OJ M O d' O d' O d' O c' O d' O d' O C' O d' O d' o , ° r ,, l l z I s , a I o ~ a l a, F U U F.'~ w m z w a x W z 0 z F V U /-~ w m z w a x W z 0 z F U U a' w m z w a ~ W z 0 z F V U ~ w m z w a x W z 0 z F U U ~ w m z w a k W z 0 z F U U ~ w m z w a x W z 0 z F U U ~ w m z w a x G: z o z H U U ~ w w z w a x W z O z H F I~ a' w w a w U a A,' zH z w F z w U H F ~ w ca a w v a rx 2 z w F z w o H F ~ as w a w U a a' z z w F z w U H F ~ (~ m w a w U a a' zH z w F z w u H F ~ m w a w U a FC z z w F z w U H F P: w w a w U a a' H ~ w F z w v a H W ~ x w x o z H W O x L7 w ca U cn [a U H ~ a w w ~ x o W Q U W W U H > x w w p x c~ C1 a U z H ~ ~ N ~+ ri x x FC a F ~ w 3 FC z W F z H ~ ~ M x x FC a F m w 3 FC z W F z H ~ ~ M x x FC a F m w 3 F z H ~ c~ a w F ~ C7 w z O F m F z H m w (] a R' :~ 3 o a a l~ 3 O H F U q w `~ W F rp ~ 3 Q H a o m F U U ~ w cn w a x W z 0 z F U V ~ w m w a k W z o z z p a > w Q I r o z H z z ~ a a A z p CL > w Q C7 z H x W w z H c~ z w Q z p w ~ w Q C7 z H a W w z H u z w A z p W > w Q C7 z H a W w z H c~ z w FI z. f , `• w ~~ C) z; H a: G7 w ~; H ~'~ z w w w Q C7 z H x W w z H _~ z w w w a ' L7 z H x W w z H o z w N H W U ~ w 1 F 1 ~ 1 (~ I 1 x l U 1 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ al 61 Q~ of Q~ G1 al of ~ ~ Ol ~ Ol Q1 d> Ol ~ d> Cf~ Ol dl Q\ 01 C11 Q1 d> C11 al 41 Q\ d\ Q~ O O O O O o O O O O O O O O O O O O O O O O O O O O O O O O O O \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a ~ 1 1 x 1 U 1 M M V' a' N U) r ~ N H H dl N Ol H 61 M M r N M r r r lfl r r r r Ol W 01 ,~ H o o r m o r o 0 o m m H M r M M W H r ~o m r m ao m m m o ff o M M M M N d' M N M M M d' dl t11 M N M M 7' dl d' M N dl d' M M M M M dl M H H H H H H H H H H H H H H H H H H H r-I H H H H H H H H H H H H N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H F ~ O U a ~ 1 I a 1 1 ~ I ~ , w 1 1 w \ 1 H I z 11 z m a x 1 U] O q ~ W ~ z O 0 x F o k o w x ~ O O w w CF!] z O O W a o w z F o ~ H >+ F O U p G. z a O m m z ~a o H x U m I W Ul C7 Q O H 'Z. q cx O ~ x W Q x ~ a' z U ~ O H a o m w h a ~ cn O >+ a a D t~ a z cn H V W ~ ~ [>:I x ~~ w W a o I F r o Q Q W w a a: W W W W a a m u~i z w ~ w ~ oos a £ H H G. ~ n Q H m Q a w m C'J z F H > z H 1 W U °z ~ w ~ ~ \ ~ W H F H `.7 ~ ~ H W f.L' H c7 o ~ F x F r•C a a rx O W a' ~ z ~ w~ o z ~~ H a a z x m W a ~ O F I H O W R'i W F r N FC ~ ~ V H ~ 3~ Q Cn 3 F cn W W Ck a D H O O H U ~ ul F ~ U] W I~ d H Ix W u; H q ~a ~~~~ a W ~ F rc a cn w H Q W. p H w a m U] W A °x z a a~ w w H 71 cn U z a H Q a C7 r7 '~ z a 1 Cn H W a z F m AC W H ~ W> F O a' z ,'~ L'J H /~ W I F a z W a O U ~ F° z v w F H > °w Q Cn H v `' j Cw!] H z U O 'J F H U u] w z a O cn U U z O H C'J a cn z a u Q a w w v\i >~ o U U c17 fx F H H W W £ U] ~ ~ U U] U U a aC U ~> W W IQ' a U] v7 m ~ z F F O r7 F F cn z H z '~1 W F H IQ F4 `/. U (k H F H ~ ~ W a a O x W p 5 fx a F z °u ~~~ v w h ~~~~~ w cn t7 C7 U U z a x a a x h ~ H ~ H a w z z z z F~~£~ H ~ ~ ~ ~ U z U W z z z z H O H F W £W£ W W H ~~ Z~ Z Q~ q O O O O FC F 1~ Ca rx x a x U cn u ~ H H H H ~ ~ ~ z W W W W U H U O z a z E Qz Qz Qz Qz~~~ w ~C ~C ~C FC z w F Q a C'J C7 C7 U ~ w W u1 z z z z O C7 O !k 7. H H H H ~ ~ ,~ W H F F F F Q Cn U] U7 U1 z W z z z w W W W O m O w O F F F F H H a H F a F F cf7 u] u7 U] z IQ z Cf~ U a a a a W H W W D FC AC FC ~ F a F U Ck H H H H W F W H F [# c>~ rx a a m tx m v~~~ E~ z~ ~ z G., W [-I I I o O o in W O O Ql o m O N o W m W o 0 0 H o O lfl O H lf) 0 o W In O O N N o 0 0 0 o w O O O r O r o ~ ~ ~ o o M ~ m U) r H l0 H H l0 l0 r 'FL] U] ~ ] O I ~ 1 rl ~ ~ lfl M N M m al ~p dl to O rl W H to r d~ ~ ~ N to M Ln CO d' CO N O l0 dl M N N r l0 H O O N r dl O lfl W N Ol M r CO M ~ N O r r-1 1O N H C dl O N O\ tP r H N rl d~ U) ~O r [O r ~D H N H lf) r M d' M H M M T M N N H M H O W C/) (/] H M H r H M o M H . 01 M W H lD N M W r N r~ M r M N N N M d' N (L Q O F IF-i a' U rx ~ I 1 z ~ I 1 UQ I 1 1 w I ~ 11 U O ~ a S1 m W H x m z O F F o U it Y # U O m ~ z z ~ H H cn a a w ~ ~+ H F F x\\ m a a a s H H z x x O F~~ F N ro o x x u U U it -k U a ,~ F W O ~ U ~ r FC x a w ~ F W a 1 ~ x x F a H cn ~ ,~ m # ~ ~ a ~ o U a cA H cx x U it a p o [Z ~ g w z ~ w fY, ~ >+ AC m k it it Y ~ x F U z Q H H a F AC W ~ ~ z AC ~ a a H W a w w w a w 3 3 ~ ~ O O ~7 o a a N C7 F AC ~~ x x m 3 a a Q~ w U U U m u, it it M t a w D F o W a' x o U ~ F O 3 H m U w I¢ W z x x z m U o~ m W ~f ~+ Q a' W a r-C F a .~ F a z N w .t o AC al ~ Q m Q # # it i~ z it H x H U U cn a o w w m F m O H U] /-C a' Q a~ H w AC ~ ,~ o z (H-1 ~ W U] H FC x~ 3 cn t7 x AC AC AC FC z w z x w m ~a ~ N O w m F m a F x a' a' H a F U w w x o w z >+ oa rx a >I r~ w o k A: Q m~ a x u # it # ~k k i it # Y H U z w H U x x H ~ W W rx U U U U oa ~ m uwi ° H H H H a U a IQ U] ~ x >+ a x x x z FC z W fL' W W W W O U O 3 w 0 0 0 Q H H w~ a a a a F z F c/7 W a W W W z AC z ~ x H H H H >I F ~+ - F ~+ H w w w w F F o~ a a a a H o H x m x x x x U~ U O In H H r r m m H H O O W m o 0 N H ° 0 H O °~ o M lU lO N d' H H rl H N m °~ ~° r m m m o 0 W C r N N M r °~ r 0 0 0 H H ~ N o 0 1 I N N ~0 ~0 O O N N N ~ N ~ ~ ~ ~ ~ ~ ~ 0 0 0 0 0 0 0 0 0 I 1 I 1 1 I I I 1 ai 1 [x7 1 (Tj I I 1 H O N w I I rl O O O H H N N N a ~ ~ I I H H O O N N al ~ I O H N ~ 1 O M N ~ I i I I 1 N N N O H O b O H O M M M M N d' ~r al w w I 1 I O O O H H H M O N N N N w w al c 1 I H H l0 O H H O O O H O O N N N N N N ~ ~ ~ ~ d' d~ I I I 1 I I H H H H H H C O O O O O O O O r H H N N N N N N N N N ~ ~ al ~ w ~ a~ ~ w I I I I I I 1 I I z I 4-I I "fl' 1 'a I O I N N N M H I I I N H H N M M N N N M M M H H H I 1 H H M M N N M M H H I H M N M H I H M N M H I I I 1 I H H H H N M frl M M M N N N N N M M M M M H ri H H H I 1 I N N N O M M M l0 N N N W M M M O H H H H I I I 1 O O O O H H ~D ~O ~D \O M M o? W W CA N N O O O O M M H H H H H H 1 1 1 1 1 I ri u) N tf1 ~ ~ tTl ~ ~ M M M M M M M M M N N N N N N N N N M M M M M M C!I M M H H H H H H rl H H 1 1 I 1 1 1 I I I U I U I ~ 1 I o w I 1 1 0 0 o ~r u) u) 1 I H H cn In I H u) 1 H In 1 I I I H H H H H in ~n cn cn in H H H r u) v7 u) in r r r r m ao cn in in In In cn w H H H H H rl ri H In r r r r r r r r o n O r o I I 1 ~ ~ rx 1 U' 1 I a I a I g ~ w Q 1 c~ z H w W z H ~ z W q p p p u U w .'7 "a rx [x > F F w r m~ 1w Q AG M I ~ w w z z z H H H w a a w ~ IQ z a a H W W (~ z z z w w W ~ C7 p x F U U .ti- ~ x rx F F cn m ~ ~ a w w z z H H a a FC FC a a W W z z W w C7 C7 p F o Q a F m '~ x w z H a AC a W z w V p F v .7 x F crr~~n !x w z H a FC a W z w C7 p ~~ p p a F F F F u U v U a ~ :J 17 .~ ~i a a a a H F F F F H m cn rmr~ crr~n~ a ~ ~ a~ fi: ~ rx I U w w w w z z z z m H H H H W H a a a a F FC r~ AC H ~~ u: [~ a W W w W H z z z z U w w w w r•C C7 r,~ C7 C7 W a a a z7 a a a z FC ~i RC H F F F F H H H AC a a a a' AC AC AC W U U u a o cn m m W W W a H H H O F F F a H H H W a a a~ H H H W U U U Q FC 4 AC w W W W C>:: ~ p t7 C7 C7 C7 F F z z z z v U H H H H .7 Q F F F F a a: I~ ~ r•C ~ F F w w m m W W W W I~ AC a a a a~ a 0 0 0 o w w z z a a a a H H O O O O a a a a a a W W W W 1~ ~>>> x~ W W W W W W La Q A Q z z w w w w w w !x a' fx a' C7 C7 p F F F F F FI F F F H H H H H H H H U a a a a a a, a s .7 AC ~ AC AC FC A. AC FC fk U U U U U ~) U U F cn rx x x x x P: x x r~ W W W W W G7 W W ~ 3 3 3 3 3 ~' 3 3 w w W w w w w w w z m cn cn cn m ~~ ~~ H >' >' >' >' >" >' ~'' ~"I a x x x a a o~ ~~ AC FC AC ~ FC FC a F F F F F F F F W H H H ~Hj ~Hj. H H H z 7y 7j ~y Zy 'Zj F~ ~~~- w Iti as w w Ai ry V CA u] Cn (~ ~ c7 u] U] W o7 N OJ N O] CO N CA OJ (A CO (1J CO fA ap OO (fJ W W 00 W N N N CO CIO W W (b CO CO W I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O M H I \ \ \ \ \ \ \ \ \ \ '\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ H a' I Ol (J~ C11 Ol (P Ol Ol Ol 61 Ol (P Ch 01 (P ~ (71 (P Ol (7~ 01 ()1 Ol (P (n (P Ol (P Ol C11 (P C~ 01 (~ I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O [7] I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~ \ O x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r ~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 PI ao m H N r r m m m ri o N in H m M 4n In In In ui m o m o r m o r r m ~ H H M aD N l0 In to dl O Ol N M l0 d' r l0 N N N N In to dl r Lfl lf1 d' cr C to to ~ I d' In d' M M N M M N l(1 dl N M M N N N M M M M N N N N N N dl M M N N 1 H ri H H H H H H H H H H H H H H H H H H H H H H H H ri H H ri H H x I N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U I H H r-i H H H H H H H H H H H H H H H rl H H H H H H H H H H H H H r~ O O R' a a a m w x ~ w fk F m w w 3 o H z H w x w ~ o z x H .~ o w w x z ~ u w w o x F w a H m w~ w a ~ a, 0 3 w H ~ I a U F x> m m w w z ~'' o~ w z I h w x x w w ~ z m H a ~ 1 W O CO 3 3 W H H W PO H W W x 'a Q H FG FC U H /'~ I o x~ F in a a ~~ W x o a o ~ w a a~ a w i ,~ a h w w w a m H H 44 a~ m U a a F a a H ~ o z~ a a U w w w H U~ w I a> F w w Fa' w z w CG I W 3 z W' iJ Cam- 'J H fk P' W H ~ x U L, I U] O z x 0 Cn m m a ~ w m u H a a a a U] W U] U Z~ U H OU [~ H I I H O ~ w a s L4 W ~ O O U O cn a w w I a z F H H H a a al a x e ~ r w a x x a a ~C ~+ a w v U~ w a Q I ~ o z F Q z~~ x p w w F a z w F F F F a N a w a w x a H H W U] x~ w o m z z z z~~ w U ~' ~ vWi h a w F W I H H W U 4n ~ a a C7 n: W W U x O O O O W z U H F ~ H ~ F~ w a\ r o O~ w~ c7 U m a c7 v U v U OH ~ w w x z Q m a ~ p FV-1 1 m C7 a: F ~ a F F v z ~ o ~ z F I ~ H M I x H H H H H W Q: h' H a H F F F F a' F H C7 H .7 W a YL a W I Q a a= z ~0 w z z w~ a w w a~ cn w w w o~ ~~ U~ w rx a z a o o\ w FC FC co w w H 3 3~ w rl w w w w a F~ X a w w H W F x Z x H 1 H H ri U r 3 h h o o m~ U U o U a a a a a c=I cn o o w cn U w r~ u m FC F E,a, ~ Z I m o m cn m m a' o o N M m o 0 o m m m N o w o m In ri m r m o o m ~ I lJ~ O dl M (P Q\ O~ N O H dl H O O O N LLl M r O] O CJ~ dl M lfl H C71 l0 O CO ~' ~ y w ~ I Fay [/~ ~ I O H 1D OO N U) O O O dl H N O H O r r l0 ~0 O 61 dl In ~ H ~D r H O M H r [n ~ I lfl (D r W lfl ~ O Ol O N Ol H r \O O H d' lLl d" M H N N N O d' N lfl O ~0 N I O V'7 Ql r N d' lfl O N H H O N M d~ H H lfl r H H l0 N O ~ O N ~ H N N Ol H M U] r H H G. q M O >+ # # # # # # # # # # # # # # # # # # # # Fi # # # # # # # # H U H R' H ~ U~ w a a h F 3 F H z U U] ~ FC z ~ H H ~ H H FC C.7 a a s a W W z W ~ W ~ x a~~ a z o 0 0 o a F H a~ a F w z o w w a~ H rx rx x x w ~ w x o o w a E z U U H oao ~ o z al c'~n o 0 0 0~ o u~ a z z~ a w H ~+ U x ~ w w Q D h FC H cn U U U U H m £ a w cWA cwn a4 ~ W i ry' m W '.~ [x F F w FC a ' U W a u: O W FC FC U fk a s PS U a£ F F F F F U FC W F~ a a H~ 1 M a F 3 Q F F z U W a fC H 0.H1 W w w W ~ H w V p W O O ~ FC z ~ a a a a z m r N z z~~ z a I H U ~ z W a W W F a ~ W W O H ~ H ~I >+ ~+ ~ H ~ F (~ H IQ x x H O O ~ ~ U Q H F tk W W W W H F.~ w' x a z~ a a w m w Q Q ~ a x w a x v ~a w a a a~ a m u x Q a u~~ a a ~ ~ ~ ~ °z h Q ~a ~ ~ ~ u m ~ w ° ~ ~ ~a Q a Q A ~ ~ U ~ ~ ~ o w w ~ ~ N lD O O to to ~ ~ M In In N O O O O I I I I I W I O O O O H O N N N N O O O O O O O O O O O In In N O O O O O O lfl W I H H r1 H O H O O O O H H H H M H H N N N N ~ ~ O d~ ~0 ~D ~D ~ ~ ~ ~ I N N N N N N M M M M M M M M M d' dl N N N N M M M N M M M M M M M I c d' w d' ~ ~ a~ ~ ~ <r ~ a' ~ w a a a' a~ ~ w w d' w w w ~ a~ w ~ ~ d' <r I I I I I I I I I 1 i I 1 1 I I I I I I I I 1 I I I I 1 I I I I I I In In In U1 O O O O O O O O O O O O O N N N N O N H N N N N N N N N E-1 M M M M H H H H ri H H H H ri H H H N N N N M M VI dl C V' d' ~ ~ ~ ~' z I N N N N (n C)1 (P (P Ol L1 (P fP O~ Ol Ol (P (J1 C71 Ol (rl (P 01 (P Ol Ol Ol 01 01 ()1 Cr. (T (71 I M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M U I H H H H H r-I H H H H H H ri H H H `~ '~ H '~ '~ `~ ri H '~ '~ '~ H H r H H [) I I 1 I I I I I I I I I I I I I I I I I I I I 1 1 I I I I 1 I V I H H H .-i H H rl H H H ri H H H H H H H H H H H H H H H H H H ~I H H IQ I r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r H F F F 2 z z z z" z z z z z z z cn ~~ cn H cn F H H F F F E! H H H H H H O O O O O O O O O O O O O Q Q Q Q F z z z z z z 2. z z a a a a H H H H H H H H H H H H H~~~~~ o w w w w w w w w w rj ~ ~ IQ F F F F F F H F F F F F H F z ~ ~ ~ ~ ~ £ ~: ~ ~ U U U v a ~ z ~ ~a ~ ~w ~a a~ ~ ~ a ~ °a °x ° °a `~ nHl ~ ~ ~ ~F¢ ~ a. ~ ~ n: a: cx a: F F F F F F F F F F F F F C7 C7 C~ C7 a ~ w W w w w w W w w w w w w m m m cn cn cn cn cn n m cn cn cn D a a a a a a a: x a 17 I ~ .'~ 3 ~ H H H H H H H H H H H H H Q Q Q Q ~ 0. F F F E'I E'I F E-~ E"'1 F I W W W W z z z z z z z z z z z z z I C17 C!] C/1 M H H H H H H H H H H H H H /~ ~ a ~ N ~"' ~ ~ ~ ~C ~ ~' z, I f: ~ ~ ~ ~ ~ £ ~ ~ ~ E ~ £ Q ~ fx R' 0.'I a a a P' ~ R; ~ I >•I YI >i ~+ Q Q Q Q Q Q Q Q m m cn U] a' H FC a' a' a' a' ~ FC FC FC p 1 x a a a a ~a ~a a~~ ~a ~ ~a a a~~ Q g Q Q o x~ Q Q Q Q Q Q Q Q I~ ~ FC FC a F I-i z z z z z is z z ~, ~ H H h F a a w a a a a w a a a a a o 0 0 o m a o 0 0 0 0 0 0 0 O V' H H H H U U U U U U U U U V U U U R: R: W. P: .~ 'J CL U U U U U U U U I O z z z a d d d a OI d d d d d d d a' Q W W W W W G] W W I z z~ z 5 3 3 3 3 3 3 3 3 3 3 3 3 m H m m m cn w c~ cn m r a I o W I u] M [n u] CO N N N OJ N CO N N CO ~S/ N O] CO W 00 CO N N W Ca W CO N N W N OJ OJ OD o) W w I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O ~ [ti 1 \ \ \ \ \ \ \ \ \ \ '~ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~ \ H (.~ I Q~ 61 Ol 01 Ol Ql OJ 61 dl Ql ~T al Q\ dl Ol Q\ Ol 01 01 Q\ Ol O\ Q\ O> Ol Ol Q1 Q\ d> Q\ Cl 01 (~ I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O [1] 1 \ \ \ \ \ \ \ \ \ \ ~\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~ \ ~ x I r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r ~ V I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a Ol r OJ 61 M al N N In H O1 ~ al l0 ~ r r In In OJ V1 l0 H O N N M l0 r H r r l0 r-I M l0 Q\ lD l0 l0 r l0 O rl LI"1 N lD l0 l0 H r-I Ol O al r al H H ~O Q1 H 01 O O ~ I N d' ~' N d1 N N N N d1 lf1 lf1 N lf1 N N N lf1 lfl V' lfl d1 d' M lfl Ifl M ~ d' N lfl to I H H H H H H H H H H H H H H r- H H H .-' H H H H H H H H H rl H ri H x I H H H H H H H rl H H H r-I H H H H H r-I H H H r-1 rl H ri H H r1 H H H H U ~ ~ W W H H a rx F F m w ~ x Q Q z z H H ~ ~ U O H H ~ ~ ~ H U] U] U] U1 a a w r ~ ~ H H H H ~ a' w w x ° w~ a a a a x x w w w H H a a a\ o a °v H a a cn m cn m Q Q w °~ `~ a s v H o o m x w m~ w a x F F F F a a m a w w a a o w x 3 S z z z z o 0 O , ~ E, ~ ~ °a a U1 W ~ W H H FC O H ~ Z'i F H H H H H S ~ F I a W Ik R' W [k a 0.' f4 x a Ca a ~ .'7 $ a ".4 W H Q,' ul c!l ~ ~ ~ ~ Q Q a~ Q a o Q H Q o m u m a w 2 \ w a z a~~~£££ x x H N a a m cn F w w a a>~ H F C~ v F~~ Q ~~~~ ~ ~ a I W N x W W CL H H U H F U ~ aa, (~ 'Z. `!+ 7+ F V U] U] U I S O U ~ a, ~ m m W a H H H U] 3 FC ~ Q Q O O O O W w [A I Q z O p p Q N r C4 4L fx H ~ F ~ RC C7 H W a4 H F ~ a s F F F F F F w I a W a [n R+ a a [n W 3 ~ a [n ~ A C7 fx F z z O W W m m m U] I I z3 >+ I I rz~ rz~ z p F W FC ~' Q O W U z H H F x x \\\\ F F Q I W O x W FC W RC FC H U] Ct. x V W FC W' C4 a R: O ~ FC U] Q zQ W W W W F W I Vl U H W x W W ~+ V ~ ~ ~ FC FC FC ~ H H I H ca ~ ~"~ a H F w x x x 3 3 x a w ~ ~ p rVi I a p a a tx a W U U] F F U W W W W W Ca W a R: o x x z z z z m ul p, x H 0.1 ~ Q+ W W P' H H z U ~ U] U] W W z Ul W W W H H H H L7 C7 ~ a m q a w a F F U G+ F ~ w F a\\ z z ~ ~ 3 3 z w cn ~C r~ ~C ~C a a I p~ O~ x Q FC FC ~ W W a a U w F F O O F w W W D H H rx c~ ae u: x x z~ H I m 3 rn m v m 3 3 h o u a w u w m [n u U m a m m h c~ c~ Q Q Q Q v v FC F W W F , M ~p r ~ al L!1 O O N r 01 H r O O d1 H W O M N H O O Ol d1 O N N r ul O I r H LD r l0 r O O ~O 00 M ~ ~ O O M O O O N M O CD O r CO r ~ H r O O y I Cad ~ ~ I ~0 N L(1 O CO Ol W lIl d' d1 M C r-i r-1 ~ N N Ol O O 6~ l0 Ol O O lfl r d' Ol d1 In d1 (/~ ~ I r ~D Ol r N d' O CD M OJ H d1 N M r d1 Ol lfl M Ql H r-I l0 H M H lf) l0 H W I H ~D M l0 lfl lfl cM Q\ lP ~ N N lD r-1 In H d' M ."~ O W H ~ d. H ~ ~ M H R. Q O F U C4' Q R' a. ~ ~ H H W W ~i Q ~ H 'H-7 a ~ FC ~ ~ ~ ~ ~ a S w FC r•C U m U cn ~ a a a a a m H w w w w~~ Q,' H Q,' FC z ~lr W H a H F (k R' ~ W O ~ H H W 0.~ H ~aC H N a a c~ O H x W a cn O O F x F m F U V cn F z F a i m H H a ~ z a ~ r•C ~ ~ [n a m F m H H w~ w~~ x z~ z a~~ w x c~ v ~ w `J A,' .'7 U i7 F F Q IL' H H Q a .7- W V a ~ W H H a ~ H U] U] W I QfL' Q D Q >+ >+ O V O 0.S z H F w ~+ C7 z FC RC >+ W w '~ ~ I H W O H O H r.C FC O a~ ~ ~ [F!~ rHz~ r~z~ wQ Q z W O F FrzCC W z z F W W W a ~ W a U W [U W ~ ~ ~ ~ O Q Z £ U a a I~ ~ F ~ U E ~ ~W]W-7 tw7 ` ]a' z N N O , H H W H FC FC U .-_I C4 W H 0.i H H H CQ 0.l z ~ x F CO P7 z x O U1 U] q I a [n z a a a x x I W H w a w a H I H x~~ '~ rH~ F~ F W U] H W FC CL a s 0.l H q H a F W W W u] u1 Qai 0.l ~ H a a a Cz V O D W W I w O a a x w a a~ g H a ~C £ r•C ~ O FC cn FC ~ FC a0 Cx F ~ FC 3 ~ ~ ~ D D ~ F [n a x F F c~ [n ~ m F F a I O O N LI1 N lfl H H N N N ttl to l11 O O O O O O O N M O O O N N N N H (yj I 1p l0 O LD O l0 O O O O O l0 CO ~D ~O rl H M M H N O O ''~ H H O O O O O O 1 M M M M M M N N M M M M M M M N N M M d1 ~ M M N N N M M M M. N N a a~ a1 a~ ~ ~ a a~ <r a ~r ~ v~ ~ ~ v~ v~ a w w ~ ~ d' d' d' d' d' d' d' a~ v w ~ z I I I I I I I I I I I I I I I I I I I I I I I I I I ~ r'1 M ~ ~ H H M M M r7 M ri H H N o 0 0 0 0 o H .-~ o O O O O O G O O F I ~ ~ ~ ~ ~ ~ ~ ,~ to ~ to l0 lp l0 CD N N N N N N N N H M M M M M M H H I dl Ql Ol Ol Ol 01 Ql 01 ~ m Ol Ol ~ ~ ~ M M M M M M M M N V' d' ~' ~ ~ a' '~ '~ I M M M M M M M M M M M M M M M d' d' d' C d' ~ ~ ~ M ~ ~ ~ ~ ~ a' l0 ~ U i H H H H rV H rl H H r1 H H H H H H H ,~ H H H H H H H H H .-+ r1 rl H H U I I I I I I I I 1 I I I 1 I I I I I 1 I I I I I I I I I I 1 I I ~ U I H rl H H H rl H H H ri H ri '-I H H rl H H H H H H H d1 d1 d1 d+ d' d' d' lfl lf1 r~ I r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r (z7 W z z 0 0 0 0 0 0 0 0 z z z z z z w w F W W W W W GI 0 0 Vr U. U O (~ (~ (k ~ (1' [L R' H H H\ o 0 0 0 0 o u V m v v v c~ v c; a s H H H H ~ ~ W W W W W F F F H H H H H H z H ~ F~ ~ ~ ~ A. U V q Q F F FC ~ ~ C7 rFC rFC F rF~ rF~ AFC ~ ~C z Z z z z z ~: z z C7 C7 z z a a F F F F F m [Fn [Fn H w a: ~ w w u: w w £ ~ ~ '~ ~ ~ p? w w z z H H C O ~ ~ ~ ~ ~ p' F F F F F F F F Q a ~ H H u: a cw ck r•C ~ FC KC RC W P, P, W cn [n m cn cn cn z z FC Q Q Ca CJ Ca [~ F F w a a o o F F s 3 3~~~~~~ z z z z z z a a a z z x x o o a a a a a a w a W~~~~~~~~ E o 0 z H H m ~ x x U U V U FC ~ '~ 'H H F F F Q Q G1 Ca Ca W W 3 m cn u: rx a: x a z z z FC FC FC ~ '~ ~ 3 3 F F w w w w ~, ~ ~ ~~ w w cFn m cFn :n [n p p~~ x a x a rx rx w w E ° o q q v v p p p p p a a a Q w w w w w w m m x I o I D p o C Q Q Q Ll Q w w w~ 3 3 3 3 3 3 C Z 2 r a l a s rx x z z z z z w w w a w w w w w w F H ~., O LL I U] Ul LL CL H H H H H W W W Ul U] Cf) U] U] U] U] U] m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m O 00 O m O u) W I EI I ' O \ O \ O \ O \ 6 O \ Ol O \ Ol O \ Ol O \ 01 O \ Ol O \ 01 O \ Ol O \ Ol O \ 6) O \ Ol O \ Ol O \ Ol O \ Ol O \ O) O \ 61 O \ Ol O \ O) O \ 01 O \ 61 O \ 01 O \ 01 O \ Ol O \ T O \ O) O \ Ol \ Q) •\ T \ Q) H I a q I O) O O) O 01 O 1 O O O O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O ~\ O \ [1] ~ I x l \ r \ r \ r \ r \ r \ r r r r r r r r O r O r O r O r O r O r O r O r O r O r O r U r O r O r O r O r O r O r O r O a' a U I O r O r O m O 1f) O to O N O N O N O N O N O N O N N r Ifl -~ N N lf1 U) M Ifl M 1f1 M lfl M Ifl M 1f1 M In M ~ M ~ M ~ M ~ d' ~ M ~ d' ~ d' ~ d' ~ ~ I I x O Lf) H O lfl H r M H .-~ ~) H H ILl H H If) H O M H O M H O M H O M H O M ri O M H O M H M M r-I H . lfl H H M H H N H H d' H H d' r-1 H d' H H d' H H d' H H d' H H d' H H d' ~-1 H C H H d' f-I H N H H N H H N H H N H .-1 N H H I U H H H H H H H H H H H ~-~I H F a F w x U a a F q ~ H $ \ U] .17 G.I H p7 [x7 q r.~ \ a I m o m o a F >+ ~ O ~ ~ ~ I O O H a 3 F E O H W z W Ow o I ~~ 3 3 o FC ~ F a FC a FC s i ~a Fi W ~ C7 H H ~a ~ a u] x w w w w w w w w w a q q ~" c n ] ] I g o a w m U v u U U v U ~ H H v H ~ I x U x U m U F z ,b v U a 3 F r~. z F rx a o m ~+ p F ~ W v H ~ H > H > ' H ~ ' H ~ H > > ' > ' > ' w U w U w U w U w U U I W W W cn H q a H a H a F G O U] W H U] 9C a' a E H 5 a' W a' W a W a W [~ W fk W W a W a W a w H H H H H u] I W I F F H a H C7 C7 q W . m W (ri cn O rx m Ul m cn W m H W m cn ~ rx a a a q l F F a W O x H F\ W W~ H a x w x U W m v u U U U U ~ U U U w w w w w E-I \ 1 W I H H a 'a a a g ~ w O w O m ~ o a' ~ W R: ~i U m~ a a q ~ H x H a H rx H x H a H x P: w H x H x H a U1 Cn U] V] Cn O ~^ I U -' ~ cn x a x cn ° m w a F H $ z F F F F F F ~ F F U F U a w a w a w a w a w U o ' ~ ~ a w w x a z v g q~ F a u H U W CJ W U W U W U W U W m U W W W F F F F F H [ 7 ~ I a F4 W z z W U U H H a W x FC F LT+ E g H o o U ~ C7 ~ a a a a a a ~ a a a ~ ~ a a ~ a I H x x a o o H H H a ~ a u u~ U w a w w w w w w o w w w 3 3 3 a 3 z I U v o U U o ~ ~ a r FC F O N N d• U) UJ Ifl M M ~ r r r m H m T U) O) Ol N r ~ [y W E-1 M Ol Ol O m d' O o r f) O N N H d' H M O 6) N M U) In ~ U) to l0 H M H 1f1 N Ol ' 61 H VJ O H V) O M t f1 V) l ri m U) U) lf1 m d' H m C1 ~ d' m d' ~O ~O r N l0 M W7 [n (~ N Q) 1~1 O Q) U) O M r f I VJ d' r d' dl M d( M d' ~O m M N M r d' ~ N ~ H cn ~ `5 ]• I d' rl r l11 d' dl rl N l ) O M m m O N lfl Ol ~ ri M W I H d' Lfl l0 r m - O U) W U] d' H ~ M H M I M If) M H ~ N C~ H q ' F ~'I # # it # i( i( it # it -k Y # # Y x # i( i( i( i( ~k U i( k x ~ i( i( it -Y -Y H ~ 3 ~ a z U v v V U U U O a C7 W cn W cn W m W m W cn a o z z z z H z H z z a H H O a z H o H ~ H F H F H F E( H F F x t7 ~ cn cn C7 H Z w z w z w z w z w z z U w w W F z H w W m ~ >I ~ ~, ~ r ~ ~ ~ al ~ ~, ~ ~ ~ r ~ N ~ ~ ~ 3 3 ~ 3 ~ 3 ~ 3 ~ w ~ ~ ~ z ~ z ~ ~ z z ~ ~ a a a a a a a a ~ H H H H H I W W H `L a' a a' a' fx R: P: W "~ a z a a a a a a a a a a a a z I F cn F cn m D ~ x ~ w W > w > w ~ W ~ W > W w EE++ x > > z U o U 0 u 0 u 0 U 0 v 0 ~ 0 U 0 U 0 ~ o U o 0 0 0 0 a ~, ~ m ~ a o 0 0 0 0 0 o H H H H O I to cn W W P7 C7 C7 C7 U C7 C7 C7 a W a a' W W W W W W W W W W H H q x x Uw m cn I~+ 5 3 3 3 3 3 3 m a w ~zs ~a ~a (a ~ '~ ~a 7 x C7 x c7 x c~ a FC a FC a Q a ~ a ~ I w w m a4 q q q q q q q z U w D W q ~ t7 a c~ a C7 a C7 a C7 a C7 a c a a a a v U c: U U I F F x D D F U u U C~ U t~ a In In lP In to In U') O e-I H H H H H H H H ri O O O O [t] (-I H N O O In In In In ) ~D U) ~ ~ ~ ~ ~ H O O O O O O O O O O M M M M M l (p I O N O N O M N M M M VJ M l0 M V) M ' V M ' M ' M ' M M M M d' d' d' d' M d' d' d' d' d' d' d' d' d' d' d' d' d' d' d• d' d' d• d' d' d' d' d' d' d' d' d' d( d( d' d' d d' "a I d' d' d' d' d' d' d' d d d I d I I I I I 1 I I I I I I 1 1 I 1 I I I 1 1 I 'z I I 1 O I O I O I I O O I O I O I O 1 O O O O O O O O O O O O O O O N O N O N O N O N O N O N O N O N O N F " H H H l H H H H H H H H H H H H ~~ H H H H H ~-{ H H H H H H H H H N H N H N H N H N H H H H H H H H H H V) H V) Z „7 i H to r-I ~ r U) ~ U7 U) U) U) U) lD ~ UJ H l0 ~ V) V) -1 H H ri V) H V) H V) o U) O U7 O U) o V) o V) O V) o U) O l0 O V) O U) O U) O N O O O O H H H H H H H ~, H 1 ~ I 1 r I I I I 1 I I I I 1 I I I 1 1 I I 1 i I I [J I I I I I 1 I 1 I to In to to In Lh lf) V) U) ~ V) U) U) U) V) U) l0 U) U) U) U) U) U IQ ~ ~ r ~ r ~ r ~ ~ r r N r N r ~ r ~ r to r r r r r r r r r r r r r r r r r r r r r r r O O O o O O U O O ~ O o O O O O O ~ ~ ~ ~ ~ ~ ~ w ~ w ~ w ~ w ~ w ~ w ~' W ~ w ~ w a a a a a a a a a a a a a a a a 0 a o w x w x w a w rx w x w x rx x x x rx x c4 x a 0 0 0 0 0 z 0 z 0 z 0 z 0 z 0 z 0 z 0 0 0 0 z z z z z z \ \ \ \ \ \ \ ~ \ \ \ \ '~ \ \ z x z x z x z x x x x x x x x x x x x x x m m cn m cn cn m F cn F m F m F ~ F ~ F ~~ E~ ~ F ~ F U U U U U U U U U U U U U U U W W w U W U W F z F z F Z F z F z F z z z z Z Z z z Z W W W W W w H W F W F W F W F W H W F F H F F F W W W W W W W W W W W W CI] G: W F H F F F E ~ ~ ~ $ ~ ~ £ ~ ' ~ ~ E ." ~ ~ w I I z zi z z 7-+ Zi Z 7+ z Zi z Zi z 7-+ zi Z z ~ i''I 7' ~ ~'I '71 C 'I FC A~ r^ ~ ~i '~ ~I ~ ~~" ~ 71 ~ F~ ~ ~ ~"I ~ I O O O O O O O O O O O O O O O O O H FC a '~ a FC a RC a '~ a F a a a a a a a a a a o z I I H F FC H F ~ H F ~ H H F F FC FC H F FC H F H F RC H F FC H F ~ H F H H H H F F F F ~ ~ H F H FC 7+ ~+ r ~+ ~ r r >I ~+ ~ ?' ~' •.I ~+ >+ ~ ~~~ ~ ~ ~ ~ ~ ~ ~ ~ a ~ ~ ~ ~ a ~ ~ ~ H H H H H H H H H H H H H H H ~ FFF 0 0 0 0 0 0 0 0 0 0 0 0 0 o a a a a a a a a a a a a la a H s H o I C~ I Q I o G. 0 W 0 W W W Ci. Cs. (~+ W W W CL W [x. [x.l W fL H H H H F H F H F H F H F H F H F H F H F H 1~ F F r O cw a I z H z H z H z z H H z H z H z H z H z H z H z z z z H H H H z H z H F ~ F ~ H ~ti- 'a ~ .7 .7 / '7 '7 ] "~' '~ `7 `7 w I CD O C.O O N O CO O (b O OJ O (b O W O N (A N W N W aD (.d OJ W N (q Cd (O N CIJ W fA N CO N CD 9D aD O O O O O O O O O O O O O O O O O O O O O O O O ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~o ~ [z7 C7 ~ F r-~ i q I x~ U 1 ~ m o ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 ~ m 0 ~ r 0 m 0 ~ r 0 m 0 ~. r 0 m 0 ~ r 0 m 0 ~ r 0 m 0 ~ r 0 m 0 ~ r 0 m 0 ~ r 0 m 0 ~ r 0 T 0 '~ r 0 m 0 ~ r 0 a 3k I x 1 U I in l0 N H N H m r dl H N H ,~ m M H N H o m N H N H N O lfl H N H io lfl N H N r-i w d' dl H N H r M a' H N H ~o dl dl H N H r N cM H N H m l0 M H N H ,-I m dl H N H N O lfl H N H o N VI H N H r M d' H N H o dl dl H N r-1 ui CO cM H N H M H lf) H N H m l0 M r-I N H o N <N H N H r M ~ H N H r In M H N H r M ~' H N H ~ lfl N H N H r M d' H N H r H dl I-I N H r M d' H N H In OJ dl H N H r H d' H N H In H lf) H N H r M d' H N H r M d' H N H ~ ~ o w w a H a fk a w a w a H ~ w ~. H ~ O H F ~ W ~ z l U I H I E-1 a l H I I I w ~ ~ ~ w H I j I I H m w U H a twn H U A,' a w a N ~ x w ~ I ~ ~ ~ 7+ F H U o a H a,' a w rx 1 U m C~ z H 7i H a' a w ~ H W x a U F F W a cn w H a a a x U] ~ ~ ~ C7 ~+ F H U I cn w H a a a x U] ~ a ~ C7 ~ F H U m w H a a a x U] ~ a ~ U ~ F H U m w H a a a x Ul ~ w ~ C7 ~ F H U m w H a a a x UJ ~ a ~ C7 ~ F H U m w H a a a 5 U] ~ ~ ~ U ~ F H U m w H a a a x U1 ~ ~ ~ C~ ~ F H U m w H a a a x U] CW7 ~ ~ C7 r7'1 F H U m w H a a a x U] ~ ~ ~ C7 ~ F H v m w H a a a x U] ~ ~ ~ C7 ~ F H v m w H a a a x Ul ~ ~a ~ C7 DTI F H U cn w H a a a x U] ~ ~a ~ C7 ~+ F H U to w H a a a x U1 ~ a ~ C7 ~+ F H v m w H a a a x U1 ~ ~ ~ U ~ F H u m w H a a a ~ U] ~ ~ ~ U ~ F H U cn w H a a a x CJ] ~ ~ ~ C7 YI F H U cn w H a a a x U] ~ ~ ~ L7 ~+ F H U -~ F a 1 H Q W P: U m w H a a a g U] ~ a ~ L7 ~+ F H U w w H a a a D Ul ~ ~a ~ C7 ~+ F H U cn w H a a a q C!1 ~ ~ ~ L7 7+ H H o m w H a a a D U] ~ a ~ C7 ~+ F H U m w H a a a D U] ~ ~ ~ L7 ~ H H U cn w H a a a q U] CW7 ~ ~ L'J ~ F H U cn w H a a a q U] ~ a ~ C7 ~+ F H u o W H a uxi ~ IQ C~ cn w H a a a q U] ~ ~ ~ C7 F H u m w H s s s q U] ~ ~a ~ C~ F H u Cai. ~ F ~ W tJ) ~ I Z ] I Q I ~ M H lD ~ 1D m C9 O ~ to CD m O H l0 N M dl ~O r H 1f1 H r M N M O M H H r M CO H H N Lfl m m T N H N O d t71 H H VI O m M dl l0 r 10 ~O H O O N r r r M dl H H H 10 O tll H r M H H N M U1 N m CO dl dl H 1f1 OJ H O M M ~D m N N M ~D M lfl U1 N M m O H m O dl H lfl ~ ~ H lfl N ~ O m N M ~ O r dl r lfl ~ M l11 ~O M lf1 l0 N dl O W ~ ~ H ~+ Q U U F ~ 3 ~ a o Q z l ~ ; ~ z H C7 cp cn ~ z FC x w ~ # H H a a O U o ~ ~C > I ~ y, ° it u H z H a ~ x it + x F a o Q ~ r.~ ~ x ~ k ~ W ~ H F ~ 0 ~ ~C F 3 w m it H u1 F !.K I~ a o ~ ~ F a rx H IQ # m z O H F 0.81 H h H fa F x ~ a it k O W x ro ~ U ~ w a O # z H >+ ~. W F ~ °~ a p hz-~ z w a Y F W ~: a h-~ p CM w h1 ~i w I o x H z + + U z w C7 x ~ W x U F H x it z H p a O w w z o ~ a' w cn O C7 W ~ H E" O ~ o ~ ~ F a' 3 W F m it zU FC z W F' z H ~ ~ a H v H 'I. £ it ~ O F W x w ~ U cn W a O ~ 3 a FC x >+ a a ~ ~ fa rx l~ x U x O # [x 3 O ~ ~ ~ a w F ~ ~ to it U z H ~ F cn w a' x F Y + U z w C7 x ~ w x U w H H x # Uz FC z W F z H ~ ~ ~ a H U H ~ ~ # k O H W x w ~ U m w a O 'k F W U x U q a F F ~ z w Q o C7 i~ k O F w x axa ~ V m w a O ~k U H ~ F a r-C a o ~ ~ F a o a H FC Y '. O F W x xm ~ U to w a O i w m x a ~ o £ it a O F w x a]i ~ U m w a O it w 3 O ~ ~ a a w F ~ ~a ~ it w ai D a m o £ ~k x y m m D Y ~ O w a ~ ~ U m w a O ~ O w s uw ~ U m w s O a W (Q I I O H dl d` O H N d' O L(1 N VI N O M a' N O M dl N O M dl N O M dl N O M C N O M d' N O M V' N O M dl N O M dl N O M d' N O M d' N O M d' I N O M d' I N O M dl I N O M dl I N O M d' I N O M d' I N O M d' I N O M VI 1 N O M cM 1 N O M d' I N O M d' I N O M dl I N O M dl 1 N O M V' I N O M C 1 N O NI d' I N O M d' I O M d' I F ~ U I O H r dl H 1 O r-I m dl H O H m dl H 1 O H m dl H O H m d' H I O H m dl H I O H m dl H I O H m dl ~-i 1 O r1 m dl H 1 O H m dl H I O H m ~ H I O H m dl H I I O H m dl H 1 I O H m dl H 1 O H m dl ri I O H m dl H I O H m dl H I O H m T H 1 O rl m dl H I O H m d' H I O H m a' H I O H m C ti I O r~ m VI H I O H m t' H I O H m d' H I O H m dl H I O H m dl H I O ri m dl H I O H m VI H I O rl a, dl ri 1 O H m dl H 1 O H m C H I U I ,~ I r I r 1 r I ~ I ~ I ~ 1 ~ I ~ I ~ I r I r r ~ r r r r r r r r r r r r r ~ ~ r r ~ ~ w U W w rCr~7 {~ U' w C7 7. C7 w C7 R' L7 w C7 !.L' C7 w C7 fk C7 w C7 tY. C7 w C7 Lk U' w C7 a' C7 w C7 ~ U w C7 L~ C7 w C7 a' U' w C7 P; U' w C/~~ FG C7 w C7G fx U w C7 ~ C7 w C~G7 P: U w CG7 fx C7 w C7 ~ C7 w C7 P: U w C7 a' U w C7 ~ C7 w C7 ~ U w rC~~ IL' C7 w C7 ~ C7 w C7 0; C7 w CGS fx U' w C7 ~ C7 w C7 ~ C7 c~ C~ P; U w C7 ~ C7 w C~~1 [x C7 W I I z H ~ >+ N F F H H V U >+ F H U ~ F H U Y H H V >+ H H V >+ F H U ~+ F H U 5+ F H r/ ~+ F H U >+ F H U ~ F H U N F H U >+ F H U ~ F H U ~+ F H U ~+ F H U ~ F H U ~+ F H U ~+ F H U r F H V N F H U >+ F H U >+ F H U N F H U ~+ F H U >+ F H U ~ F H U » F H U >+ F H U 7' F H U z o ~ ~ z I H m (Y. q O C7 I a U f~ r Qi I o a I pq N W W N N N W N CO CO fA CO N (b W N (A N O fA OD (b N fA N fA W 47 W fS) Ib W w 1 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O [~ E-I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~ \ H a' I Ol Ol !r 61 Ql Ol Ol 61 01 ~ fT 61 (P ~ T 61 ft Ol 01 Ol 01 Ol 61 ~ Ol 61 T (Jl O~ ~ IT Q1 (] O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O [1] 1 \ \ \ ~~ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~\ \ ~ x~ r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r ,~ O I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a F 0 0 H W a x z w ~ W ~ a. O W cn cn H w q 0 F H ~ U ~ 3 0 ~ I i x I U i z 0 F a a U W w Q w U H z H I O i w a ~ O I Q I z 1 w GL' w I I F ~ z x o I ~i ~ W (~ 1 o I a a r r r r H r m r r~ m o r co r M N r r~ o r M M M o~ M~ H ^i ~ H M ((1 M Ql M l0 M M C ~ M M N M In ~ M H dl (P r N N N l0 N N N H N N d' dl M d' a' d' M VI d' VI M M dl Ifl dl N N dl d' dl N N d' dl V' N Ul M 1f1 M M (fl H H H H H H H H H ri H H r-I H H r-1 H H H H H H H H H H r-I H H H H H H H rl H H H H H H H H H H H H H H H H H H H H H H r-1 H H H H H H W ~ W z z z 0 0 0 H H H F F F ~ ~ ~ W W W Ck Ck R' H H H (f1 \ W w w H a w F o o~ w w Q w m m m w cn m cn w cn m (n (n (n m m m m (n ~ v w cn w o: m w w w H w w w w w w w w w w w w w w w a a a H ~ o~ H H a H H H H H H H H H H H H H H (L W W W a ~Ci H Z W H 'Z. a s r~ a s a a a a a a a a a a a a a m (~ w o H~ H x~ H a a a a a a a a a r~, x r~ a s a CSI a rz r~ w w w a~ a~ a~ a w x a a a a a a a H a a a a rz a a~ H H H U m U Q x a m x a x x x x x~ x x x x p x a H a ca o Q rn ~a ~a x ~ cn (n F m m m m m m m a m m m cn cn m m w W~~~ I~ a V a W (L' ] U] W W H ul r•C U] W r•C (/1 W W z W W O W W W W W fk W W W W W W W w FC ~ FC a £ F £ x F ~ C7 U H C'J C7 £ C7 C7 U C7 C7 C.7 C7 C7 C7 C7 U C7 x C7 U U H z H U z H r•C ~ FC FC RC w ~C ~C FC FC U] FC ~ FC I~ r~ r~ rx E a a: £ x a a tk ~ W a: a: u: m rx w w w ~ ~ ~ ~+ ~+ ~ a Q a a Q a ~ ~ ~ ~ ~ ,~ ,~ ~ ~ ,~ ~ ~ ~ w I¢ ~ ~ ~ v O a x x ~ U v w U C7 C7 ~ C7 C7 H C7 C~ C7 C7 C~ ~ C~ C7 C7 a C7 C7 C7 C~ ~ W ~ ~ ~ r fA o fn ~ o m r ~ ~ ~ ~, Ca ~, ~ ~, ~, ~ ~ >, ~+ a >+ ~+ 7+ J+ F W H H H ro o W o ~ W o F F a F F w F F F F F x F F F w F F F F F [~ a a a o a z a~ z~ a v u~ u u u v u v v u> u u u m u u u v a w Q g Q r h h h~ h h r fD r O N 01 O aD N Ol lfl O H r O fD lb fD U1 r U) (r) 01 O C (() In M N O M (Sl lfl r r ri H N N O r fT lfl O W H 9D N In N l0 01 r f]D ~D O OI N 0.7 H (11 lfl T (P r OJ N N W H r N O tP ~ O dl U) (L) N Ol d' r M r r ~0 r dl CO N d' O r 01 O O H dl dl W H N H CO N M M H H C ~ l0 r fT lfl dl 01 lfl dl M N H H lfl H (P H r-i H 1 M M dl O M OJ CM H dl I M C ~ H N d' ~D Lf1 H O ~ ~ ~ ~ ~ ~ + ~ ~ « F W H W ~ U a U U V U w ~ H w H cn rz~ z ~7Wy ~ '~, a U x a U x x H w~ x H a zz rx x x zz rz~ U a, a r~ cn a s O ~w' ~ ~ H w F F ~ H Cal H ~ O a z H F O U a a. ~ ~C w P~ W x a W W F w O W C7 w w W W cw W £ W W F [L' H ~ £ ~ OS U U U U x rx w x a a a H ~ w rx o x o~ a ~ o a o 0 o x H a H w a H rx p w p D w x x a: w a a a x u a x x m g w U U U cn >~> x~ W W F W W Pa ~ rA ~ F m H [0 n: fA H Pa W £ z CL' F u: U F a: xw a~ a z~ W~~ H o o~~~ a oa ~ w a a FC ra+ H H H m w (wn a w cwn ~ u z U o v U v v U x E U v H w u x]~ w o 0 o F Q w ca u: cn H O O FC O~ ~ O m W cn ~ cn W cn W u] F cn W W W ftt~~~ N - x ~zl m ~ H RC ^.4 a a a H H F H ~ F H o a o a w a H a a~ H o a H a~ x a o w a ~a w w w a H w H c w H ~ o c~ o m o x o o w a Q o a o ~a rn o E a rn w z z z ~C > Q~ o Q~ N N N N N N N N N N N N N N N N N N N N O (Ll l0 l0 ~ O M M d' lfl H H O O O O O O O O O O O O O O O O O O O O H ~D \O ~ ~ ~ ~ ~ ~ (~~ M M M M M M M M M M M M M M M M M M M M M M M M M M M M O O O L<I H H d' a' dl C' d' d' d' d' dl dl V' d' d' dl dl dl dl [N dl dl dl dl d' d' d' d' N N N rl dl dl O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O H H H H H H H H H ~~ H H H H H H H H H H H H H H H H O O O O H H 01 01 61 61 (P Ol Ol T fT IT 01 fT Ol (n ~ Ol (P Ol ()1 (P T (P (P (P fT dl O O O O M M d' dl d~ d' d' W dl d' dl '31 dl dl dl T dl d' d' d' d' dl d' V' ~' d' d' r O O O O r r H H H H H H H H H ri H H H H '-I H H H rl H H H ri H H O O O O O O O ~ ~ ~ 1 , I I I I ~ 1 ~ 1 ~ ~ I ~ ~ ~ ~ ~ ~ ~ ~ ~ I 1 i 1 I ~ r r r ~ r ~ r ~ ~ r ~ r r r r ~ r r ~ ~ r r ~ ~ r r r r h r ~ W W w w W W W w W fx7 W W W W W W W W W W W W W w W W F F F E+ [q U1 C7 C7 C~ C'J C7 C7 C7 C7 C7 C7 U C7 C7 C7 C7 C~ C7 C7 C7 C7 C7 C7 C7 C7 C7 U U U U U F H ~aa~aaa~~~~a~~~~~~~~~~~~~~~~~f=WW F F F F F F F F F F F F F F F F F H F F F F F F F H W W W W H H H H H H H H H H H H H H H H H H H H H H H H H I a a Pa C4 q CQ U u U U U V U U U U U U U J U V U U C) U U U V U U a w w w ~~ ,R7C• F7-C~ .y ~ O O O ~~ F F z z z z ~ ~ x x N N N CO N o~ N N OJ N OD dD OJ CO dD OJ OD N OD OD OD OD N CJ W w 1 CO 0 N 0 OJ 0 W 0 00 0 N 0 N 0 0 0 0 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~~ 0 ~ m E i ~ m ~ m ~ m ~ m ~ m ~ m ~ m ~ m ~ m ~ rn ~ m m m m m m m m m m m m m m m m m 0 m 0 m 0 m 0 cn c~ m o H (y] ,~ q 1 I 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r 0 \ r \ r \ r \ r \ r `~ r \ r ~ x l r r r r r r r r r 0 r 0 r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o c~ o ~ V I o 0 0 0 0 0 0 0 a H Ifl N H N O O H 1f1 r N N M d' N lfl H M M O H H l0 N l0 O N M H W lfl ~ N ~ H ~ Ol M O O d~ W d' M 1D N rl N ~ In r H l N M (O l0 O lfl H O lD O 10 M r-i H '~ d~ H M ~ 1 I x lO O M H l0 O lfl H M H l0 O (O O l0 O l0 O d) H l0 O M H H d' H H l0 O O~ N H H M H H l0 O 01 l0 O Ql l0 O Ol 1D O Ol N H H l0 O Ol l0 O Ol l0 O Ol ~ H H 0 O Ol O Ol H H O 01 H H H ~~ H H I U Ol H 01 H H Ql Ol Ol Ol H 01 H O O H w a a z w ~ FC W ~ ~ U ~ ~ ~ H CL Q O E+ '+ H H a U a~ 3 0 0 0 z 1 o H H 1 a l H 1 a U I u1 1 w l Q~ w l v 1 H I U 1 ~ 1 I H 1 ul w H ~ ~ W a w a FC U H Q W ~ U) w E+ ~ Q~ W a w a FC U H Q W ~ U) Ul w w H H ~ ~ ~ ~ W W a a w w a a ~ ~ U U H H Q Q W W ~ ~ [f) w H a ~ W a w a FC U H Q W ~ Ul [!J U] U1 w w w w E1 N E1 H a a a ~ ~ ~ ~ GQ W W W W a a a a w w w w a a a a FC FC FC FC U U U V H H H H Q Q Q A W W W W ~ ~ ~ ~ Ul UJ U] U1 w w w w E1 E+ E+ E+ ~ ~ ~ ~ ~ ~ GQ ~ W W W W a a a a w w w w a a a a FC RC FC ~ U U U U H H H H Q Q Q Q W W W W ~ ~ ~ ~ V] U] U] U] U] w w w w w F F F H F a ~ a ~ a {~ ~ Q~ ~ Qa W W W W W a a a a a w w w w w a a a a a FC FC FC RC FC U U U U U H H H H H A A A Q Q W W W W W ~ ~ ~ ~ ~ U] cn U] U] U] U] U] cn U] U] U] U] U1 w w w w w w w w w w w w w w F H H H H F F F H H F Ei E-1 E-' ~ a ~ ~ ~ ~ a a ~ ~ ~ a a ~ ~ ~ FQ ~ ~ ~ ~ ~ ~ ~ GQ GQ ~ (~ W W W W W W W W W W W W W W a a a a a a a a a a a a a a w w w w w w w w w w w w w w a a a a a a a a a a a a a a FC FC r.C RC FC ~ FC Id ~ rC FC RC ~ FC U U U V V U U U U U V U U U H H H H H H H H H H H H H H Q Q Q A Q Q Q Q Q A Q Q Q Q W W W W W W W W W W W W W W ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ F 1 I U I 1 0 N Ol N 0 N 01 N 0 0 N N Ql Ol N N 0 N Ol oN0 0 0 0 0 N N N N 61 Ol Ol Ol N N N N 0 0 0 0 r N N N N 61 01 Ol V) N N N 0 0 0 0 0 N N N N N Ol Ol Ol Ol Ol N N N N N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N N r N N N N N N N N N 01 T Ol Q~ N Ol 01 01 01 01 Q~ Ol N Ol N N N N d' N N N N N N N H N w ,~ I a O 1 w 1 .k Q L H m # o a 7 o U * # ~ m o ~.{ z z c o U H {) ~ o a 0 x x -Y Y x w ~ a~~ x .~ h o Ei ~ h ~ ~ C7 W ~ ~ o w~ z w a F H # ~ i) ~ ' w a ~~ a Q H Ei ^~`~ a o FC Q A W ~~ Q~ u x i~ i~ i~ i it a W H ~ ~ x u~ m N H w °a ~ a o z H H P4 a P4 O H~~ a~ i) O # i) i) ~k -k i + -N i W i~ # z H H H ~ a H H °' cwn a s ~ z a ~ a H o w ~~~~~ z~ x~ °a ~ x a o '-' ~ w Q F w w - w x w U o ~ H ~ a r~r~ Q W Ul FC 'I, N - W a N 1-7 a '£ C7 ~ .a W 7y W x ~ U H z H ~~~ a~ w W Q~ F m x~ U a 1 W (}] I 1 1 F 1 'z 1 p I p I V I ~ i N M H d' 1 O H M r o I ao N M H a' 1 O H M r 0 I w N N M M H H d' V' 1 1 O O H H M M r r 0 0 ~ m N M H a' 1 O H M r 0 I m N N N N M M M M H H H H V' d' d' d~ I I I I O O O O H H H H M M M M r r r r 0 0 0 0 1 I I I m co r r N N N N M M M M H H H H cM V~ d~ d) I I I I O O O O H H H H M M M M r r r r 0 0 0 0 I 1 1 I r or ~ r N N N N N M M M M M H H H H H d) d) d' d' d' 1 1 1 1 1 O O O O O H H H H H M M M M M r r r r r 0 0 0 0 0 I 1 1 1 I r r r r m N N N N N N N N N N N CV N M M M M M M M M M M M M M M H H H H H H H H H H H rl H H d' V' d' d' d' d' d' d~ d' d~ d~ d~ V~ d) I I 1 1 I I I I I I I I 1 1 O O O O O O O `~ O O O O O O H H H H H H H r i H r-I H H H H M M M M M M M M M M M trl M M r r r r r r r r r r r r• r r 0 0 0 0 0 0 0 0 0 0 o c> o 0 1 I I 1 1 I 1 1 I 1 1 I I I m ro~~ m m m m m m m a~ m~ I 1 ~d a l I °a [!1 F H w w z w 0.j1 IC x H a w x U] E~ H w w z w W ry x E+ a w x U) (!J (/~ F F H H H H w w w w w w z z z w w w WWj W~j C`!Oy u; W a x x x H E+ H a a a w w w x x x U~ U] U] Ul F H E-I F H H H H w w w w w w w w z z z z w w w w L~Ay W~j P7yO `0.j1 ~4 a a 0. x x x x H F H H a a a a w w w w x x x x W UJ U] U] F H H H H H H H w w w w w w w w z z z z w w w w 0.y1 Wy P~7j f~Aj W FL W ~4 x x x x H H Ei E-I a a a a w w w w x x x x U] uI Cf~ Ul U] H E+ E+ E1 H H H H H H w w w w w w w w w w z 2 z z z w w w w w Wj f~Aj Wy 0.j1 Wy r1 ~4 a W W x x x x x E~ E1 F H Ei a a a a a w w w w w x x x x x U] (!J U] U1 U] U] U] (f] U1 Ul U) u] U] U] H E+ E+ Ei H H F F E+ H Ea E+ F H H H H H H H H H H H H H H H w w w w w w w w w w w w w w w w w w w w w w w w w oa w w z z z z z z z z z z z z z w w w w w w w w w w w e~i w w (~j1 W~j ~~y1 f~Ay `W~y `Wj Rly1 G~y1 Wy Wj G`~Qj FyO `Wj Wy ~4 ~4 ~4- 0. la ~4 ~4 W ~4 a ~4 fL ~4 Iti x x x x x x x x x x x •c x E+ E+ H H F F F E+ H H F E-+ F E+ a a a a a a a a a a a .a a s w w w w w w w w w w w i~ w w x x x x x x x x x x x ;x x x a m m m m m m m m m m m m m m m m m m W I m o m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ 0 ~ 0 ~ 0 ~ 0 ~. 0 ~ m F I ~ ~ ~ ~ ~ ~ Ol ~ 01 ~ Ol ~ Ol ~ Ol ~. Cl ~ Q~ ~ Ol ~ Ol ~ Ql ~ Ol ~ 61 ~ Ol Ol Ol Ol 61 Ol 01 01 01 Q~ ~ 0 Q1 0 Ol 0 01 0 01 0 H ~ I q I 01 o 01 0 01 0 01 0 01 0 0 0 0 0 0 O 0 0 0 0 0 0 ~ 0 0 0 0 0 0 0 0 0 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~. ~ W I ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ r ~ r ~ r ~ r ~ r ~ r ~ r r r r r r r r r r r r r r r 0 r 0 r 0 ~ x I r r r r r r r 0 r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ U I o 0 0 0 0 0 P+ m ~ o ~ w lP ~ N m yl m O m Ol o M o l0 In H m m m O m N r ~0 M O m N M M o N io o m N r o r d~ r ~O H N d' Ifl IC1 H N l0 l0 l0 10 M l0 1D l0 l0 l ~ c H l0 r rl M ui O dl vl lCl lCl c M M ~ I I .Y. dl H lD O lD O M H dl H d' H N H l0 O 1D O M H N H H l0 O 61 M H H l0 O Ol l0 O 01 dl H H l0 O Ol O d H O O O O H O O O O H Ol 01 Q~ Ol H Ol Q~ 01 O~ O Ol H H H H O QI H rl I U H Ol Ol H H H H 61 Ol H z I o I H I I H i ~ ~ ~ ~ Cn ~ ~ ~ ~ ~ ~ ~ ~ ~ Cn ~ ~ Cn ~ Cn ~ ~ ~ ~ F F F F F H F F h F F E F H H H H F E F F F F F F F F F F H F F ~ u W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W a a P: P: R' R'. R: R' CL P; L~' a' ' ' c rl W I Q i a W Li W R: ~ M (k fk 0.' 0.' a a a. P: t4 W C4' W CL a a x a a x wx a a a a a z a a a a z~ a a a a a a a a a x a z a ~ ~ H I I U U U U U U U U U U U U U U U U U U U U V U U U U U U U U U U U H H H H H H H H H H H H H H H H H H H H H H N H H H H H H H H H Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q W W W W W U G1' I z I H I Q Q Q Q Q Q Q Q W W W W W W W W W W W W W W W W W W W W W W W W W W W ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ E E E E E E E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ F ~ W ~ z I I ~ I I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O N N N ~ N N N N N N N N N N N N N N N N N N N N N N ~ N N N N N Ol 01 61 l0 In T 01 01 01 Ol Ol 61 Ol 61 Ol 61 Ol Ol Q~ Q~ 01 Ol 01 Ol Ql Ql l0 ~ ~ 01 01 ~ N N N N N N W O ~ ] P7 ~ ~ I N N N M r N N N N N N N N N N N N N N N N N N N N ~+ O ~ H Q i ~k # # it it 11 it it it i ~k it it it it it it it x Y -k M # # # it H U R' P.' ~ # # it # V W ~ ~ F W x Hzz W x U a ~ ~ F W wW x a W W a o W w w o w U H o 3 x w o v x a Q ~~ o cn I H H a i~ r z Q '~ h w I~ x `~ W fn ~a ~ !z zi W ,~ H£ W F 3 FG y' W h ~ Ca ~ h Q ~ H a s ~ H - a ~ z O ~ O ~ N ~ a W U z w a rC o~ z m o H h z z x Q - x m a o cn ~ o o p ~. o 0 o h x z I~ w x H °z H a o a ~' r a a - x~ ~a z A o~ Q z vi a H ~i ~ a H w~ H ~ o~~ x~ a~°~ H o w~ o o w H a o o~ °x ~ a w~~~ w x ~ I I W - FC W W U ~ H a' a' a: O F Q p+ ~ V x ~ U Pa U Q N W 2 a P4 $ A A [x C7 F U C7 ~ U U ~ W ~' ~ r~ 1 I N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N M M M M M M M M M M M M M M M M M M M M M M M M M M M M M rl H H H H ri H H H H H H H H H H H H rl H H H H H H H H H H H H H ' d' d' d' d' d' d' d' d' d' w w e~ a~ ~ w l I z F ~ z I p O ~ ~ d ~ ~ ~ ~ c ~ a~ ~ w w w v' v~ ~ e I I I I ~ ~ ~ o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o c c. o 0 H H H H H H H H H H H H H H H H H H H H H H H H H H H H H rl H H M M M M M M M M M M M M M M M M M M M M M M M M M M M M M NI M r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r o ~~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o C> 0 0 I I I I ~ I I I I I 1 I I I I I 1 I I 1 I I I I 1 m m m m m m U U I I ~ ~ ~ ~ ~ ~ I m m m m m m m m m m m m m m m m m m m m m m m m m m r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r Ems., F F H F F F F H H H F F F F F F F F F H F H H H H H F H E+ F F H H H H H H H H H H H H H H H H H H H H H H H H H H 'H H H H H H w w w w w w w w w w w w w w w w w w w w w w w w w w w w w as w w W W W W W W W W W G7 W W W W W W W W W W W W W W W W W W W W W W W W W W W W ~ W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0.l fll W P7 R1 CO W FQ l W ~ l ~A R1 R1 W frl W 0.l Rl W CO W CO R1 W CO W CO W P ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~F~~a m p xxxxxxxxxxxxxxxxxxxxxxxxxxxxx~~x a a a a a a a a a a a a a a a a a a a a a a a a a a a a a Ea a s ° I ~ ~ o w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w x x x x x x x x x x x x x x x x x x x x ;x x x r o I F4 CL I x x x x x x x x x m m ~ m a, m ao m m m m co o m m m m I m o m 0 m 0 co 0 m 0 m 0 co 0 ~ 0 ao 0 ao 0 ao 0 m 0 ~ 0 m 0 m 0 0 0 0 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ 0 ~ o ~ c` ~ o ~ o W H I ~ ~ ~ m ~ m ~ m ~ m ~ m ~ m ~ m ~ m `~ m ~ m ~ m ~ m ~ m ~ m ~ m ~ m m m m m m O m O m O m O m O m O m O m O a~ C m O N I~ I (~ I I m O \ m O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ O \ r O \ r O \ r O \ r \ r \ r \ r \ r \ r \ r \ r \ r \ ~ r \ r [1] p x l r r r r r r O r O r O r O r O r O r O r O r O r O r O r O r O O O O O O O O O O O O O O O q~' U I O O O O O a lfl lfl M lf1 m N M d1 N lfl M H N lfl m W O O m r ~D dl U1 l0 m Lfl 1D L(1 N dl M l0 H l0 r m H dl N H \a l0 N M W l0 aJ r H N O O N r aJ N U1 H O H ~M N d' CI ~ I .Y. I O O H N O O H N H N O O O O O O m H N H ri N H O O m H N H O O m O O m O O m O O m H N H H N H O O m O O m O O m H N H H N .~ H N H H N H f-I N H H N H O O m O O m H N .--I H N ra O O m O I m H m H H m m z I O /7 H F ~ a W ~ o I FH+ ~ o. I a ~ ~ ~ w I Q i w I H I O I .FC+ I H I cn cn m cn cn m cq cn m m cn m m m m m cn m m cn cn cn m~~ m cn m cn m m m w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w x x x a x x a rx a x x x a rz rx x x a a x rx rx rx a a x x x x a x x a a a a a a a a a a a a a~ a a a a z a~ a a a a owc a a a a a a /-~ ~i ~ ~ ~ ~ ~ ~ ~i ~ C~ ~ ~ f~ ~ ~ ~ F~ f~ !-~ ~ (~ (fi (fi ~i (-~ F~ H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ E ~ ~ ~ ~~,, W F W ~ w ~ ~ ~ I I (~ I 'fi574~ I I o 0 0 0 0 0 0 0 0 0 0 o N o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N W N N N N N N N N lfl N N ~D N N N N N N M N N N N N N N N N m m m N m m m m m m m m M m m l0 m m m m m m M m m m m m m m m m co co m m co m m m m oo m m r m co ~o m m m m m ao m m m m oo ao m m m co N N N H N N N N N N N N H N N M N N N N N N r-I N N N N N N N N N O CA ~ ~ Cu H Q O ~ ~ ~ ~ + x ~ ~ ~ x r + ~ + ~ ~ ~ + ~ + • ~ ~ ~ ~ + -r r ~ ~ ~ -r -r H O ~ ~ 3 I I ~ I Q ~ ~ H ~' P.' ~ H a w ~ x r a z a Q H w Q rx Q o Q ~' a~ m x A o o x u~~ ~ ~, a w H w 3 Sze x~ cwn a°~~ m a~~~~~ o v z w h ~ x a~ v N~ a x~ H o a o w a x x~ w cwn h~ a ~' ~ a Q~ w 3~ Q o H I~ H W O W W z C4 ~ W h [q h ~ cn h x z~ G+ W Q H H w ~C, E-I R: RC FC H z LPG W Ul (k a7 c~ ~ H ~FGGi [n cn O ~] 3 O O z W x W I-a I~ FC FC x O O a m H z w~ Q° H w w w o a a H H m w F° a~ ~ H w a u a; m a c~ p a a h o rx m~ N a h a a H h a~ a x m ~ a x m w a ~, a H H~ x w aw, u m~~ a a~ H F w 3~ a a u N Q~ w~ u x x Q~ z a ~y I w I ~ I I I z I E-I Z I p I O I U ° ~ I~ N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N M M M M M M M M M M M M M M M M M M M M M M M M M M M M M f1 M M H H H .-I H H H H H H H r-I rl H H H H r-1 H H H H .--I H H H H H H sr dl d' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ '~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I I I O O O O O O O O O '~ ~ ~ I I I I I I O O O O O O O O O O O O O O O O O O O O r-1 ri H H rl H H H ri rl ri H H H H H H fi H H H ~-+ rl H H H H f-I H M M M M M M M M M M M M M M M M M M M M M M M M M M M M M ("1 M M r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 I I I I I I aD ap aD aD aJ dD N N N N N aJ W O~ ~ W W N W N OJ W N a) a] W dD ~ OD IA a] aJ r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r ~ ~ ° r z I ~ ~ o~ rx I m m m m m m m m cn cn m m m cn cn m m m~ m m m m m m m m cn cn In m m H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H w w w w w w w W w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w c-a w w w w w w w z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w m m w w as w w w m w m m w w ao m m m w w m m w m m w m x x x x x x x x x x x x x x x x x x x x xi x x x x x x xi x x x x a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x o f1, I N W a [x7 I F I 1 Q 1 x I V I ~ I 1 x I U I m m o~ m m m co co m ao co 0o co m m ao m m m ao m m m m co m m co ao 0o a~ m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 c~ o m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 M N ui ui al M al o In dl m a w ~o rl ~ m M r In ao In r M r M N in m N N ~ N N fA H N lfl ~O ul M dl [O H O O O M H N O O O CO M VI dl N O N H N O N lfl dl N V' lD lD d' l0 l0 M M dl l0 lD d' ~D l0 l0 l0 ~O dl M l0 d' l0 M l0 l0 ~0 M Nl M H '-{ H H O O H O O H H H O O H O O O O O H H O H O H O O O H H H ~.-{ H H r-I m m H m m H H H m m H m m m m m H H m H m H m m m H H H 3 a F O a0 m a H W a F w ~a w O Oa ~ ~ H w q 0 F ~+ H a U a 3 z 0 H a a U m W a w U H F 1 I I O I 1 w a I O I Q 1 z I w I y 1 a I W I ~ I 1 z I H z 1 I 0 U I w m 0 0 0 a I I o I cn r a O w o F a p a a H U ~ W cn m w m m m m m~ m m m m m m m m m m m cn m m~~ a cn m m In w w w w w w w w w w w w w w w w w w w w w w w w w w w U w w w o F F F F F F F F F F F F F F F F F F F F F F F H F F F F S p+ FC; ~ ~ ~ ~ ~ ~i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ H m m w m ca w m m m m w m m w w m m m w oo ao w w w w~ w w w a£~ w w w w w w w w w w w w w w w w w w w w w w w w w w w w w a a a a a a a a a a a a a a a a a a a a a a a a a W a a a W W~ w w w w w w w w w w w w w w w w w w w w w w w w w o w w w a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a 1~ ~ ~ FC ~ FC FC FC FC FC ~ FC FC FC FC r•C FC FC ~ cC Id r•C FC ~ ~ o RC FC r•C F F U U U u v U U v U u U U U U U U v U U U U U u U U o u U U a a h H H H H H H H H H H H H H H H H H H H H H H H H H W H H H H H I g q q Q q q q Q q q Q q q q q q Q q q q q q Q Q Q~ Q Q Q~ x a w w w w w w w w w w w w w w w w w w w w w w w w w w w w a a w £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ £ h £ £ £ W w ~ O O O O O O O O O O O O O O O O O O O O O O O O O Ifl O O O m lfl M N N N N N N N N N N N N N N N N N N N N N N N N N CO N N N U1 tll d' m m m m m m m m m m m m m m m m m m m m m m m m m H m m m l11 M l0 CO N OD O~ OD OJ 00 N N OJ CO OJ OD OD m W m OD W W OD O ~ CO N M N N W dD r lD N N N N N N N N N N N N N N N N N N N N N N N N N ~ N N N M l0 dl lfl H a W rC W U U] Q w o ~ ~ z a H o w w H r w~ Q~ a w a a q ww o a w F a a~ ca a ~ a m u g w~~ a x a£ a w a a£ Q w o~ ~l a ~ w H z a a H F~ a H m a z H Q- a o a a z m~ z o ~w F r o a ~a F '°,~ x ~' x~ a 3~~ u~~ w z~~ Q~ o w F x a w z F U a w N H° o x ~ ci a~ w h H a w w rj IQ ~ H C4 a W a I-a a W W z 7+ W W W CJ) H .a .a h Q W W ~ £ z H r-C W w a 1-7 W a .7 z F W a s O N FC H H F ~ O F ~' FC C7 Q w FC PO H IQ P+ W W H H F U W RC O W z 2 FC H q F C7 a H O~ H a 3 FC U C7 W O H ~7 O O a ~ ~ O O U W qU r.C O W FC a W w Q w ~ z m£ w w a~~ w x£ w x a~ g w m w£ x£ a a q w w ca a u Q N N N N N N N N N N N N N N N N N N N N N N N N N N N N N l0 \0 CD M M M M M M M M M M M M M M M M M M M M M M M M M M M M M C O O H ri H H H H H H H H H H H H H H H H H H H H H H H H H H H M M M d' dl vl dl d' d' d' d' d' d' d` d' d' dl d' d' dl dl dl d' dl dl dl dl dl dl dl VI al V d' N I I I I 1 I I 1 I I 1 1 I 1 I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O N N O H H H H H H H H H H H H H H H H H ri H H H H H H H H H H H rl H O M M M M M M M M M M M M M M M M M M M M M M M M M M M M M UI lfl O r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o O O O o 0 0 0 0 0 0 0 o c. O o I I I I 1 I I I I 1 I I I I 1 I I 1 I I I 1 I I I I I I I I 1 r r r~~~~~~~~~ r r r r r r or r ~r r r r r~~~ m r~~ cn u; ul m m cn cn cn W cq W W cn W W m m m cn ~ cn W cn m o m cn u~ m F. z F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F W w U H H H H H H H H H H H H H H H H H H H H H H H N H H N H H ~' £ U w w w w w w w w w w w w w w w w w w w w w w w w w w w w w ai w~ w w w w w w w w w w w w w w w w w w w w w w w w w w w w w ~~ U w w w w w w w w w w w w w w w w w w w w w w w w w w w w w F~ a uwi w w w w w w ro w w w x m m m ao m m w m cn w w w w w m w w w ea w w Q Q Q Q Q Q Q Q Q Q Q Q Q Q A Q Q A A Q A A A Q A A Q Q Q c4 a s ~a ~ ~a ~ ~a ~ ~a ~ ~ ~a ~a ~ ~ ~ ~a ~a ~ ~a ~ ~a ~ w a ~ ~a ~a ~a E, z w x x x x x x x x x x x x x x x x x x x x x x x x x x x x ^' ~~? w z F F F F F F F F F F F F F F F H F F H F F F F F F F F F F £ O a a a a a a a a a a a a a a a a a a a a a a a a H a a a a i6 a z FC FC FC FC FC FC ~ FC ~ A'i A'i IQ FL FC FC FC FC FC FC FC FC FC FC FC FC ~ ~ ~ .¢ H H W W W W W W W W W W W W w W W W w W W w W W W W W W W i=] W ~ ~ x x x x x x x x x x x x x x x x x x x x x x x x x x x x x ~~ a [I] I o 0 0 0 N H I N ~(' I Q 1 01 Ol 61 Ql O O O O [T] ~ \ \ \ \ c~ x ~ ~ ~ ~ ~ U I o 0 0 0 a ~ ~ w o N O7 N lfl ~{ I I M [M M M ~ ~ ~ ~ (~ I N N N N (~ I H H ri .-I H Q W 0 w Q 5 w H ~ u; O z I m H m H I w w Q I w m w ~ F I w a w a w I H I w a w a ~ U I ~ x ~ ~ I cn m O ~ q i m q m F w z a ~ O P: I H I h m h >~ a ° a H w m z `~ H ~ a D a H ~ h ~ a F w ~ z ~ ~ .~ ~ L(1 M O z w ~ FC Cf~ I 61 dl OD N ~ ~ i Ol N H C~ ~ p~ ~ H M O ~ W ~ I H H w Q 0 F ~ H ~ ~ ~ ~ m ~ v a ~ 3 z z ~ o H o z ~ w ~ w z 0 0 0 ~ ~ z o z °' z ~ h ~ F z `~ z ~ ~ x o ~ ~ w 2 ~ a, I Q ~ Q ~ ~ I x I W I M ~D M M ~ I ~ N r O N M ~ O~ O~ ~ I N N N N z I 1 I i I 0 0 0 0 F 0 0 0 0 z, 0 0 0 0 I O O O O o. o 0 0 0 U I U I I 1 ~ ~ ~ ~ I ~ W CO ~ U V U U ~ ~ ~ ~ W W W W z z z z ; w w w w k k k k z I W w w W o O O O O ~ I ;;, a I z z z z O U I O r [z o W I r r r 0 M ri a F 0 F Lx O Q z w r r 0 c M r-I a H 0 H Q x m Q x O U W a W I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 E-1 I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~ ~ \ ~ ~ I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ q H H H H H H H H H H H H H H H H H H ,~ H .~ H H H H H H ,~ H ,~ H H w ~ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ t~ x r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r.~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a 6l ~ ~ T H 61 r N M O 61 In U1 dl l0 1D M lfl lfl lfl Ol l71 lfl N M H H M lfl O~ l0 N N O O O Ifl r r M M M M M H H N N l0 d' dl dl d' H r [`~ M ~' d' M H In Ill r x I w r r r ~o in ~o In r ~o ~o In r r ~o io ~o ~o ~o ~ In r ~o In In ~o ~o ~ r ~o ~ In H H H H .~ H H H H .-~ ,~ H H H H .~ H .-~ H H H .-~ H H ,~ rl H ,~ H H H H x 1 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U I H H H H H .~ H H H H H H H H H H H H ri H H H H H H H ri H H H H H x 0 a w x F W W x H a o w ~ z z H x F ~ ~ ~ r w F ~ ~ ~ F w w a a ~ o o ~ ~ H ~ F h F H U] U] U] x x H w x 3 W F W E-I x W H w H a N h H O cn H a H H a x O m m m w w w q w F o o m x cn w x x E o w w w a a a ~ z Q Q z Q m x x x ~ Q z ~ w w w ~ w Q w z I w p p w m ~ ~ 7+ F ~ ~ c w p a a r es I a w 1 x ~ p w w 1 ° I F U H U H U w x w w ~ x ~ x w x q 7 Q z x W o F z U U H ~ m U G1 x n w o a al a a x o U U U x w , ~ .~~ '.7 W H H H H ',~ ~ W C7 H ~ a' a W a ~ H U a ~ F a c n m a w w zz x ~ x x Q ~ F x x z ~~ w x w r.C x m cn z H I z u] u] Ul W W W W W W W 2 FC £ W W x w x FC FC H u] x x U r•C ' W W H x I W W W W q W x x Q x x H ~ I a ~ ~ A', o >+ w Ul cn FC U x U ~ I v H w a C4 ~ a I U ,~ I H a H a v] m CU/~ i w I ~ ~ H p H p H ~ x x Q x x x x x w w ~ a Q h cn x r.C I m I w w z x I m I m w m x z H w ~ w w E-1 ~ w > m ~ x a a a a w U q l a m m m ~ w ~ ~ ~ a ~ z w ~ U U a o U U z w F x F F w g w o \ t W F W PI U U U W H 'J ~ W F ~ ~ O H FC FC ~ C7 H m m x F w 1 H F F F a ~ a m rn z H cn cn x a w a ~ N ~o z a a o x U I m x x x w w w w x x x w o z ~ a o x w \ \ \ H o w w U o H I H o 0 o v x o o w w w x U ~ a a o a s U U a r 1O r z v H H h cn H w w O 1 ~ 1 w w ~ w ~ w ~ z FC u~ Z ~C ~ E ~ ~ ~ H E-+ ~C o I r.~ (7 ~ C7 cn x ~I E r•C C7 r•C C7 a a r~ C7 w w w H I~ w w r~ U x z l ca o 0 o x w x ~ p p w w ~ w w w H w w w w w o \ \ \ x cn w w F Z H I r.~ U U U o o O o m cn cn x ~ o a a a U a a U ~ x E-1 3 3 3 a ~ o o m (C H Gx W Ei 1 0 0 0 0 0 0 0 0 0 0 0 0 o M o r w M M in r o o r o m in M o H ~0 0 ., 1 O In O O O O O O O O O O o lO O to W dl M 01 d' O O O O ~0 r N O N H O ~j y w ~ I O O O O O O N O N rl ~O M Ol N M N O O N O N N Ifl O O7 Ifl O a (/] [(] x Q I I O to N tP lfl l0 M Ol O O O O O O O O M M In N M M N r dl M N M Ifl lD ~ O M N H N O 'a ~ I ~ lp d' lfl H H H H H H H LLl N rl N H r 61 N H N Ifl r r ~0 N N N H O cn W m H a~ N ~o m M ~o m ~ H d' r In H H w q 0 F U FC x x ~+ ,Q H F FC F ~ W W W H w w F x x x H F z H z z o 3 F F F z a a F U v U z o o x U z W z W z W x O F D F W r.C FC W FC W FC W x O z H U O r•C U U U ~-I w W W ~ H H H w W w U W 'a x H [~ x x x H N F H 7.. F q W W W a a FC a u] ~] O a x FC a H rt; a U v v w FC H w ~ a' a a H ~ FC p F FC H ~ z z z ~ a x H ~ w ~ U w w a w w w F U w m U U v U F U m w I x w w w c~ a ~ z F m ~ ~ U ~ v a ~ ~ > H ~ m z z z o ~ I w x x x H w E x E o x z H o x w O z H ~ ~ w ~ z ~ z ~ z a H w O w x ~ H a £ H H H F w O a W z H H I z I (9 W w W w W w £ ~ o ~ W H x E ~ ~ w F z w x x z Q z I z z z ~ a N ~ W FC H - O FC x F W W H FC F x x H O O O O W ~ x ~ r.C W O x x V m cA m ~ W U O z 3 3 x CO W ~ O O I ~ U U U z x O ~ W N F ~ x W W H x x x E H w p O O w E U O w q I z I o z w w w w x z D H a ~ Q a a H w a cn o I cn a ~ w w w w x H w ~ w ~ w ~ F x 1 m a w H a o U a a ~ I ~ H w a o H a 0 ~ h w E E ~ H a U ~ ~ x H O Z U ~ 0. 1 ~ ui ~ £ U ~ 3 x ~ ~ F m h E r•C x I O O O O l0 l0 l0 O H H 10 l0 lD l0 l0 ~O O H O rl H H H O H H N N w I L(1 O O O O O O M M M M M M M CO l71 O O O O O O O H L!1 M O O O O Ifl L(1 O O O W I 1 r H ~ a' dl Ifl to lfl Ifl lfl lfl lf1 M N N N N N N N N QI N M N N N N N N M M M H N N N M M M M M M M dl C dl d' VI d' d' dl d' ~ ~ ~ ~ ~ ~ ~ OI I ~ 1 ~ I ~ 1 ~ 1 ~y I I O I O O i O I O I O 1 O I O I O I O I O I O I O I O I O I O I O 1 O I O I O I O I O I O I O O O O O O I O o O 0 O 0 0 0 0 0 0 0 0 0 H H H ~ H ~ H H ~ H ~ H H ~ ~ ~ ~ '~ H '~ H E-I z I O o O O O O O O O O O H H H H H H H H H H H H N N N N N N N N N I O O O O O O O O O O O H N M ~ dl d' d' dl d' to lD 1D l0 ~D ~0 ~ `9 ~ ~ ~ ~ Q O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 1 O I O 1 O I U U 1 O O O I O O O O O I O I O I O I O I O O I O 1 O i O 1 O O I O 1 O I O I O I O 1 O 1 O I O 1 O O O O O /.~ I H H H H H H H H H H H H H H H H H ri H H r-i H H H H H H H ri H H H F F F H H H E-I [-. F E.' H a x x N r ~ ~ ~ >+ x H H C7 C7 C7 C7 C7 C7 t7 U C7 U U U U U U U U U Ci U H x W W W W W W w W H H z z z z z z z z z v a a a z a a a ~ FC FC ~ ~ ~ FC FC ~ FC FC z a p a' F C r~ F E+ E+ F E+ F E-a F E~ p U ~ ~ F H F ~ F z FC cFl1 cF7] ~ ~ ~ ~ ~ ~ z ~ ~ W m W cn w cn w cn W Ul w cn w m W u; W cn w m W cn O U >+ W F F F E F F ~ H H O O O O O O O O O z z z z z z z z z 7 z F x r•C ~ FC FC FC FC 7., ,7, V U U U U U U U U I W W W W W W W W W W W ~, H F ,I H H V U U U U V U U U a, a a a a a a a a a a h U 7+ N 7+ ~ r ~ h ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I X >C DC >C X Y, JC X X 9C >C H ~+ F H H h F F H Q Q 2 I W W W W W W W W W w W U F H H H H H H V ~ r-C V U U U U U U o I z z z z z z z z z z z W W ~ I O O O O O O O O O O O x~ z z z z z z z z z z z r x I H H o P. I w w W W W W W ~ W W W W W W W W W W W W W W W W W W W W W W W W W W W I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 F I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ N /~ q I ~O H ~0 H l0 H l0 H lD H l0 rl l0 H l0 H l0 H lD H l0 ri lO ri l0 H ~O H l0 H lD H l0 H l0 H lD H l0 H l0 H ~O H l0 H l0 H l0 H l0 H l0 H l0 ri ~O H l0 H l0 H l0 H w 1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ u x l r ~ r ~ ~ ~ r r r r r t~ r r ~ r ~ ~ r ~ ~ r r ~ ~ ~ r ~ r r r r ~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.1 1D c}~ ~ CO N .-I H H H H l0 M ~O N H H CO CO N OJ W M M Ill CO M M M H N Ill 111 Ol O lf1 M to f-I H H H r1 O H O L(1 L~ M N W N W W M M W In M M M l0 N CO M ~ I ~ ~ ~ C` ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ In ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I H H H H H H H H H r-1 H H H H H H H H ri H H H H I-i H H H H ri H H r-I x I N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U 1 H H H H H H H H r-1 H H H ~-i ri H H H H H H H H H H H H rl H H H H H L7 ~ H >C W C4' w W F x U Q C n H U F ~ O P, W a 1 H I F a, ~ H I a I U I m I w I I Q I w l U I H I O I ~ I z 1 H I 3 W a W ~ w F cn I R' ~ z H £ w U] N H \ to N YL M O ~ l rx w F F w a cn 3 w z >I F H U (~' H q x ~ H a w F z H I U ~ U] G. O 0.S LL n w H a W a p cn a Q,' U H Q W E n w H a a a D m W V H w G+ O W H U W rx W z Z FC a a rx cn m w H rx F cn FC LL H U a fk w zz ~ a w U O U] m ~ m w H rx H m ~ C4 'J W x U w F rn U > ~n a £ o U I m w H a F cn FC W FC W a w zz O cn a w w C4' 0 w m w H a F cq FC W £ W z W ~ F p ck U w a F4 o w m w H a F m FC C4 w w w a ~ ~ 7-I FFCCC m w ~ q a ~ pp z ~ m o O N F m H L~ w x rx ~i z H ~ W cn + o N ~ o H d' O H O ~ W U H F z ~ r~ g I~ R' x w F I w U FC F ul O w O M r-i ~ O rx a U ~ U] F z, ~ F a q u] z O U ~ z H x U w x U z ~ a W C7 Q a m H W x v z FC a a O Q a w g w F H Q W a >C w U U] H F U w u] 2 H O Q a w x U w H z W z W L7 ul H F U w ul z H C7 g a w x U w F z W z W C~ z o F FC F v~ x fk ~ a I U > U] ~+ O f4 w m a W O ~ W ~ ~ x U] x O F m x ~ a w L~ z H Q a H D m ] a+ s~ F cn ~ z H x z H ~+ a W m n w H a a a "a cn W u H [*. Cu o ~ z H F z H p' w U > cn L~ z H F z H lK w U ~ m ~ z H F z H a w m W H a a a ~ U] U m H ~ C7 z H q H ~ m a O Cu cn x o o W W q O U O 0 ~ H Q C7 Q a w I F W x U e h \ U] F f~' H x cn £ H w a a >C w cn F o O w x rx O a F [y W F I O O ~ W O O M W d' O N O N O N o N O N O O O O O O O O ~ lfl O O O 61 H 61 O O O O O O N ~ l0 OJ N 111 lIl ~0 N N O M M l0 \O O 1P 111 H M O O w Cf~ p,' "~ ~ i O I ~ I I Ol ~ H (~ N M L(1 N H dl H H O M N N N N N N N N N N O N O O O Ol Ln M O l0 L~ N 01 In 111 111 O 111 W W N ~D Ol O l0 H O dl N O N ~M OJ I~ L~ ~ M t` tT ~D Q1 Ill ll1 h O N M lfl N 61 O M H rl h N N r-I O to H O [n 0.l [n H ~ I(l H 1I1 O N O M Lll ~0 N H w q 0 F ~ F-I ~ ~a a ~ I I I z I I [>~ I O I z l 1 w I ~ I ~ C z H ~ W m x F IQ a a a H x m « U U z H F z H w W U 'I.. w m U] w ~ x ~ x F z x O ~ ~ w ~ x W m a u H Q w E w W N -r U z H F O w q W U H w Ci. O x - n H a a Q,' c.7 « - n H a a FC L~ ~ - W H a a ~ C7 ~ - n H a a ~ L7 ~ m H a a FC C7 -r o ~ Q a ~ z O H F r-~ z F ~ x H G. ~ h z O a H ~ W a w r•C ~. H FC F m p cn ~ o ~ ~ a ~ z O H F r~ ~Ci F m x H w ~ z w w a D ~ z O F x O ~ r ~ ~a C7 z H F z H Ri a W cn H V w !~' al z ~ a ~ ~ a a O ~ W a+ ~ 7. x + z H m F ~a F a p ~ ~. O U t7 Cl1 U ~ z H ~ F ~ F a D m ~+ O U L~ Ul U + z H ~ F ~a F a g m ~.. O U ~ U] U + z H ~ F ~a F a q u~ ~l+ O V L~ Ul U + z H ~ F ~ F a D m `lti O U c~ Ul U + 7 z H F z H cx CL ~ U] x -r 7 z H F z H rx W ~ U] x ~ U a a F am/. H O 0.1 ~-I x U O rx + U z H F o C1. w Q W U H w Cu O + 7 z H F z H ck RI ~ U] x « ~ z H F z H rx a ~ U] x ~ U z H F z H [>: a ~ U] x -r a 3 a x ~ a a+ p+ ~ ~ q tx ~ x U a O ~ U U H ~r U a a F z H O LL r x U O u: ' RS a' L7 a u1 In ~ w 0 o In In M M o 0 ~ ~ ~ ~ 1 w I pa 1 I I O M M d' H O M C' N O O dl O H N d' H O M dl O N M d' O N M d' O N M dl O dD M d' O CO M C H O M d' O H M d' O H M dl 1 H O N dl 1 1 H O N d' 1 I H O N dl I H O N d' I H O N d~ I I H O N dl I I H O N d~ I O H N cr 1 O 1n N V' I O Ill N OI I H O M d' 1 H O M V' 1 ri O M dl I H O M d' 1 ri O M dl 1 N O M dl I M O M dl I O ~ M dl I O [M M d' I 1 EI I z "~- 1 Q 1 O H N ~ O O H H C` O I O H H 01 O I O H H Ol O I O H H Q1 O I O H H Q1 o O H ri 01 O I O H H T O I O ri H 01 o I U ri rl 01 U I O H H O H I O H ~--I O H O H H O ri O rl dl O H M H d' O H M H C O H O N L(1 O H O N 1f1 O H O N L(1 O r-I O N 111 O H O N 111 O H O N 111 O '-I O N lfl O r-1 O N I.n O rl O N S O H O N tP O H O N In O H O N 111 O .-1 O N In O H O N to O H O N 111 O ri O N to O H I U 1 U I O H I O H O r-~ O H 1 O H I O H O H O H I O H O H I O H I O rl I O .i I O H I O H I O H 1 O rl 1 O H 1 O H I O H I O H I O H I O rl I O H I O H I O H I O H I O H I O H I O H I O H O H W ~ ,~ ~ l I z I ~ I L'J I °x I UI z H F z p C o v rf Q H ~ yl F H U a F z F W q o J1 W U a D o m w x ~ x ffl w U ~ g 0 m w a ~ x U~ W U a q 0 m w a ~ x C!1 W U a D 0 m w rx ~ x U] W U a p 0 cn w a ~ x U1 w U a q 0 m w rx ~ x U] W U a q 0 cn w a ~ x U] W U a D 0 m w x ~ Ih. x ~ W g ~ ~ o u U H £ o z U > W q ~ ~ 0 U U H ~ 0 z u ~ W Q ~ E o U v H £ o ~j.~ U U] W U H ~ x w m (~ H ~ a W [x W a O a w > w q LI'J `/y H z a cx W a O a w > w q I c~ z H z a z O H H U w a m z H C7 z H q a H m z O H F v w a ~ z H L7 z H q a H w z O H F V w a m z H C7 z H q a H w z O H F U w a m z H C7 z H q a H m zi O H F U w a m z H C7 z H Q a H m z O H F U w a, m z H U z H Q a H w ~Ci O H F U w a m z H U z H Q a H w z O H F U :~ w m z H C7 z H q a H w `/~ O H F U w a rn z H C7 z H Q a H w z O H F C w y m z H L7 z H Q a H w z O H F U w a, m z H C7 z H Q a H m z O H F U w a ~ z H U z H Q a ~ w 7i O H F C w a m z H U z H Q a H w z O H F U w a ~ z H C7 z H Q a H m z O H H U w a m z H C7 z H Q a H w z C H F U w w m z H C7 z H Q a H m o a I z w w w o, a N OJ N OJ OJ N W ~ W W N CO N N N O] N N N W W O N N OD N OD OJ N W O~ OD W I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O F I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ •~ ~ ~ ~ M FC Q 1 l0 H 1D H 1D H lD H l0 H l0 H lO H l0 H lO H l0 H ~ H l0 ri l0 ri l0 rl l0 H l0 H l0 H l0 H l0 H l0 H ~ H l0 H l0 H l0 H lD '-i l0 H l0 H l0 H l0 H l0 H l0 H l0 r-i W I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~ \ \ \ \ \ \ \ \ v x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r ~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a H O H L(1 N H H N O N r-i N H H Ol H lP H H M M M M M H N Ql N d' r V' r1 M 1D N H W H H In N lf1 M H H l0 M M O M M M M M M M M O Ol In M N M M x I r ~o r r in r ~ W r W r r r ~ W in ~ r r to ~o ~o ~o ~o r ~ ~ ~ r ~o In r I r-i ri H H H H f-I H H H H f-I H H H H rl H H H H rl H H H H ri H H H H H x I N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N V I H H H H H H H H H H r-1 ri H H H r-1 H H H r-1 ri H H H H H H H H r1 H H z 0 H CL P+ F V O v m H z F : O a w rx z 1 ~ ~ PEi I H I Ix I I m w I Q I ~ I w 1 v I H I o I ~ I z I H I j C7 x U w z O x a a a W U U ~ U] a ~ x F u FC c4 z F O U U ~ Ul 0 w z H H H Q w a U Q m p ° a FC ~ I ~ a w H a O v ~ oa ~ n W H a a a x ~ w v H w w V n W H a w w ~ cq w v H w w O z H w W ~ w' o w m w H rx F cn ~ w x U '~: H w - W w w w F ~C a m 7 x U ~ a o U u z H F W w ~ - w [w ~ w a H rC 7 C7 .'~.' U w z O x W a a w V Q m p ° a. FC ~ I m a w H a O u rC w ~ m W H a a w p cq w U H w w O 7 z H x r w x q W U H ~ x W ~ x w F ~C ~ m w H a W w p cn Q Z FC r W x a H ~ ~ F z x w > p m C7 x U W z O x w a a W U l C7 x V W z O x a a a W U ~ o w F z W ~ W V fL' o w z w w Q O U ~ 0 w F z W ~ W u x 0 w z w w Q o U ~ 0 w F z W £ W u rx 0 w z w w Q O U ~ 0 w F z W ~ W u x 0 w z w w Q O V ~ o w F z W ~ W u a o W z w w Q o V 1 C7 x U w z O x a, a a W U ~ W w' p x u O a W F rx w U w a w p ~ LL W Ix w rx w F m ~ cn H Q z ~ o u - v] F H x a ~ ~ H > a p cn ~ x H a ~ U 'z, w o a W ~ w F x W V m w H a LL G4 p m a w rx a m H Q a a H w W p' m cn FC a U F rx W U ] t7 "•.[.' U w z O x a a a W U FC a w z W F 1 M ~ O O O O ~' H Ol N r 61 N Ol In M N r O O ri Ol O O H r N r dl Ol r r 10 r dl dl ~D M r In r In M M N Ol r In N O1 N In N W ~O l0 In df l0 l0 lO l0 r O ~ w ~/] ~ 'a ~ i O I ~ I , O N H O ~ ri to r H r lfl r d' M d' N O N L(1 L(1 M N N IIl H dl lO O M N [M H H 6~ M 01 dl M N to O Q~ O In M N H M N r1 N M M r CO H M N H r-1 r-i ~--~ L(1 Ol N L(1 M Q~ r N M ~O W U1 r ~D M H H H O U7 W ~ - H VI - r1 H w Q O F r H u [x ~ I £ I rC f z ~ a I O I Q z w ~ I n J] W a W x H 3 z O N H a w r ~ F W U H w w O z O H ~ w z ~ rx F o w H a a V w O ~ Pa ~ I m w F ~' U H w' w ~ w O x ~ W ~ a F H Q w w' U cn W a (~ ~ F v1 - m H a a ~ L7 ~ U H w' w ~ w O x ~ W F ° m U] W z H m .7 [A ~ 0.l H x cn o H f, U H P.' w ~ w O x z ~C W m U] W a W a H 3 z O N H a w ~ o w H a a V w O ~ 0.l ~ I m W F ~ a F H Q w w' U ~ W a W r•C F cn [x ~ x YI a CL a 'J- m Q w' a' x v [~ O ~ O ~y F4 x a ~ H ~ ~i FC a FC ~! ~ O a ~C I FC k W Q w w m U] W a w a H 3 z O N H a w ~ m ~ W s W x H 3 z O N H a w 7 7 z H F H a a E cn x 7 z H F H a a ~ m x 7 z H F H u' a ~ m x 7 z H F H a a ~ m x 7 z H F H a a ~ m x ~ U1 W a W cz H 3 z O N H ~ w ~ W z F z H x 0.1 ~ a O a W > z w ~ w C0 ~ x a ~ F u x F x o U1 C U H s w ~ w O x z ~C W O V E-I F FC 3 z a O w H a ~ U o o, ~ x z w ~ a H p a W a H w W U ~ m ~ W a w a ~ z O N ~ w ~ w' i W (p ,E I p I O H ~ ~ O H N c O N N a1 H In N ~ H O M w ri O M ~ N O M ~ N O M a1 N O M w O H M c O rl dl ~ H L(1 N w H O M al H O M ~ N O M a N O M w r O M ~ O H dl c O rl d' al o N N ~ O In N <r O In N ~ o In N ~ O lP N a O ri C ~ N O M ~ N O M ~ N O M w I N O M w , N O M w 1 N O M <r I O ri cM w I z i f F z 'a f O I I O N N O H I O --I ,~ H r-f 1 O H ,-{ H H I O H H H H I O H H H H O H H H ^ I O H H H H , O H H H ,~ 1 O H H H .-~ 1 O H H .--I H 1 O ri r-1 rl H 1 O H N H r-I I O .-1 N H H I O H N rl H I O H N H H , O H N H H I O H N rl H I O H N H ,~ f O ri N H .-~ I M N N ,-i r-I I M N N H ,~ I M N N H ~-+ I M N N r-1 ri I M N N ri H I M N N H r-1 i O H M rl H , O ri M H ,~ O H M H r-I O H M H H O H M H H O H M H ,~ O H M H r-I I O V ~' I I o H I 0 H I 0 H I 0 H I 0 H 0 H I 0 H I o r-1 I c H I o H I 0 H I 0 H I 0 H 1 0 H I 0 .-~ I 0 H I 0 H I 0 .-~ I 0 H I 0 H 1 0 H I 0 H I 0 H 1 0 H I 0 .-i I 0 H 1 0 H , 0 H I 0 H I 0 rl I 0 H 0 H f I z O H F U w a1 cn ,7. H z O H F ~ F m H z H z O H F FC x F m H z H z O H F FC x F cn H z H z O H F FC a F m H z H z O H F ~ a F cn H z H z O H F FC x F cn H z H z O H F FC x F m H z H z O H F FG try F m H z H z O H F ~ a F m H z H z O H H ~ F m H z H z O H F z w > w p', a z O H F z w > w (L' a z O H F z w > w [>~' a z O H F z w > w a a z O H F z w ~ w 0.' a z O H F z w > w [.L' a z O H F z w > w w' a z O H F z w > w w' a F z W ~ W u ~ o w z W H Z W E W u a 0 W z w F z W E W V a 0 w z W F z W £ W u ~ 0 W z W F z W £ W u ~ 0 w z W F z W £ w U ~ o W z w m W ~/. Q W x ~ a W a C4 ~ W zi Q W rx ~ a W x p+ m W z Q w a ~ a W x W m W ~/. Q W rx ~ a W a W cq W ~/. Q W Ix ~ a W a W m W 7-. Q W a '~ a W rx L4 cn W `~. Q W rx ~ a W a QI p ~ H 1 r o z I I ~ I x I v . Q I rx I t1~ I C7 z H Q a H ~ m £ Q FC w a H w £ /1 w as H :~ ~ Q /•C w a H w £ W w a H w £ Q FC w a H w £ Q ~ w a H w ~ Q FC w a H w £ Q ~C w a H w £ Q FC w a H w ~ 9 F4 w a H w W a H w W x H ~, W a H w W a H w W x H w W rx H w W rx H w W a H w w Q o u w Q 0 u w Q 0 U w Q 0 u w Q 0 u w Q o U x W F m FC ~ Q x W F m ~ ~ Q a W F w FC ~ Q x W F m ~ ~ Q rx W F ~ ~ ~ Q x W F ~ ~ ~ Q a W F ~ ~ ~ Q W o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 E, ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ q I H ri H H H ri H H H ri H H ri H H r-I H H H H H H H ri H ,~ H e-i H H ri H W i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ C7 x~ r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r.~ U ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a ri H Ir1 r .-+ r r r r H r .-~ r r r r r r r r r r H ~ m H ,--I m M M In u1 r-i H N M 1D M M M M l0 M l0 M M M M M M M M M M O M d' M M d~ d~ d~ ~ ~ sk ~ r r ~o ~o u1 ~o ~o m ~o u1 In u1 In u1 ~o ~o ~ ~o ~o ~ ~o io ~ io u1 r r In u1 u1 io io I H H H H H H H H H H H H H H H H H H H H H H H H r-1 H H H H H H H p4 i N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U i H H r-i H H rl H H H r-i H H H H H H H H H H H H H H H H H ri H H H H o H F a w a i ~ i I a I H i a~ U I ~ I [i] ~ Q~ \ I w I U I ~ ~ z I H I ~ W H a a ~ W U H w w o U H g w ~ ~ a ~ w H a a ~ w U H w w o U H q w ~ ~ a o o ~ w a H w ~ m ~ w F H o a a W W H ,-] a a p ~ U H q w ~ ,~ a n w H a a a p m u z H F w a o m W H a a a p ~ u H q w ~ r.~ a 1 w H a a a D m U H q w ~ r1 a z [~' 'Q F W a o ~ w E F Q rx v m W H a a a ~ ~ U H g w ~ ~ a m w H a a a x Q w ~ m W H a a a p m u H q w ~ ,~ a ~ w H a a a ~ Q w ~ m W H a a a ~ m U H q w ~ ~ a m W H s s s ~ m U H Q w ~ ~ a F w a v F w x U F w a U m w H a a a x Q w E m w H a a a x Q w ~ m w H a a a x Q w ~ m w H a a a z Q w ~ m w H a a a ~ Q w ~ z a ~ H 3 ~ x cn ~ a o z x m Q 'z~ ~7 a I ~ rx o H ~ o o w ~ U x U a w u ~ ' x U z 0 x a a w U ~ ' x U z 0 x a a w U ~ 7 x U a w U U ~ m O V N Q ~ a U ~ ~ a r7 F U ~ z o U cn ~ H m F ~ ~ W A i FC w a w a h O O ~ H w I m W F H o a a F Chu w H M M ~ N m OJ M tP m r m M M r o H o H ~ H ~o OD r O m a0 ~ H w lfl m O m H M r r H M d~ m H m l0 m d~ r O m d~ ~ l0 <r d~ w N ~ O 1f1 O ~ 171 o r ~(] W U~ (x 'a ~ O I ~ I I d~ N to N N 171 N 171 ~ to d' lD N N O W lfl d' 1 Q1 d~ ~ H M Ol O 171 10 Ul H r H H N lfl H Ol r H H O N O 171 I r r ~ LCl O 01 to N 01 r Ol lD r M 01 l0 M N ri N N M N H ~D M M d' N Q1 rl H d~ H W H M 1f1 N tf1 `'~ O ~ I 1 ~ ~ w H Q 0 F H U a ~ ~ ~ I I z ~ a ~ o ~ z ~ I I F H W a U m w a a ~ H m F H W x U cn w a a ~ F m U a 1-~ H z H O a ~ x U O a U z H F u7 H m cn ~ w w H a U a ~l H Q W £ w W rx H Q z p O w U z H F cn H m m ~ ~ w w H a U z H F m H cn ~ ~ w w H a U z H F cn H m m ~ w w H a U z H F m H m ~n ~ w w H a V .7 l U Q W ~ w W [x F Q z D O w z U z ~ o x H ~ V 1-l ~l H Q W ~ w W a F Q z p O w z U z ~ o x H ~ z U Z ~ o x H ~ U z H F m H m ~ ~ ~ w w H a U z H H m H cn m ~ ~ w w H a U z H F ~ H m m ~ ~ w w H a U z H F cn H m m ~ ~ w w H a U z H F m H cn cn ~ I w w H a U z H F w H cn cn ~ I w w H a U z H F m H w cn ~ I w w H a U z H F m H m cn ~ I w w H a ~ ~ H d w ~+ U z w a w ~ w O m ~ m H F a x u z a F H a H cq O ~ F ~ F ~ l w Caz7 [~ H $ z o H a w ~ ] w W rx H $ z o H x W ~ H H a H W O E F x F ~ ~ W ~ O H ~ w [] H o: a a w ~a ~ W W O H F[+ w Q H a a a w U a a F z H O a ~ u ~ U a a F z H O a x U Oa' w I p] ,'~ p H O M ~ H O M ~ N O M c N O M ~ N O M c N O M w N O M c N O M w N O M a N O M a' N O M a N O M ~ N O M ~ N O M w M O M <r M O M w M O M a M O M ~ M O M a M O M w M O M ~ M O M a~ I O d' M ~ I O W M a~ I O H d~ ~ ~ O H d' w ~ O ri d~ ~ I O H d' w ~ O H N c I O H N ~ I N O M w ~ N O M w ~ z ~ I E-I 2 i 'J I O ~ o H ~ H H I 0 H ~ H ~-+ I 0 H ~ H H I 0 H ~ H H 0 H ~ ri H ~ 0 H ~ H H 0 H ~ H .-1 ~ 0 H ~ H H ~ 0 H ~ H H I 0 H ~ H H ~ 0 H ~ H H ~ 0 H ~ H H I 0 H ~ H H ~ 0 H io H ,~ ~ 0 r-I ~ H H ~ 0 H ~ H H ~ 0 H ~ H H ~ 0 H ~ H H I 0 H ~ H H I 0 H io H H I 0 H io H H 0 H io H r-I 0 H ~ r-I H 0 H ~ H H 0 H ~ H H o H ~ H H ~ H H ~ H H ~ H H is H H I o r-I r r-I r-1 I 0 H r H H ~ 0 H r ri H ~ 0 H r H H ~ U ~ U I a' I ~ o H ~ 0 H 1 0 H ~ 0 H ~ 0 H I 0 H , 0 H I 0 H I 0 H I 0 .~i I 0 ri ~ 0 H 1 0 H I 0 H I 0 H ~ 0 H ~ 0 H I 0 H ~ 0 H I 0 H I 0 H I 0 H I 0 H I 0 ri ~ 0 H 0 H 0 H 0 r-I 0 H 0 r-I 0 H 0 H U] a FC U] a ~ UI a FC UJ a RC U] a ~ C71 a FC UI a ~ U] a ~ UI a FC U] a ~ U] a a U] a FC U] a ~ Ul a FC U] a A'i U] a FC U] a ~ U] a ~ Ul a ~ U] a FC U1 a ~ U~ a FC U] a ~ Ul a FC U] a FC U] a 4 U] a w U1 a m 'Z: o H UI 'L c H U, 'Z-I o H Ul 7i 0 H U] Cf] :f,~ U7 U] W w W W rx a. ~ rx a a. a a w I a ~ U) a~ UI a ~ ~ a ~ UI z o .o x H c~ 0 ~ a o a I W I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 L(1 a' I l0 l0 ~ l0 ~ ~ ~ l0 l0 lD lD ~ l0 lp ~ l0 l0 l0 ~ ~ l0 l0 l0 l0 l0 ~ l0 l0 ~ ~ ~ ~ Q I H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H w I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r ~ U 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 w m in in H ,~ w ~ .-+ m H H ~ ~ H H H c ~ M M w H ~ In ~ In In In o In m ,~ 01 H H l0 1D ~ l0 H l11 l0 lD H N ()1 (P O~ M Ol Ln ul M l0 H cil O OJ W l0 O N d' M x 1 ~ ~ ~ ~ ~ ~ ~ r ~o ~o ~o ~ ~o In in ~ ~ In ~ ~ In ~ ~ In ~ ~ ~ ~ ~ ~ In r I H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H x 1 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U I H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H H O x x x x ~ U U U U ~ z z a a a al o ~ x O v w H U z F 4 o a w ~ I O ; H E-1 I w I H I a U cn w Q ~ w l U 1 H I o l ~ I ' z 1 H I W z H U z W 3 w z I ~ CO rx ~ cn 'J n W H a a a ~ m ~+ F w w FC U~ n W H a a a a cn YI F w w FC U7 ] w H a a a x U) U m H £ ) w H a w s x U] U m H ~ ~ o (~' a x W ~ ] w H a a a ~ ~ U cn H ,£ a W U r ~ W Q r.~ U l w fk H w R' h m W H a a w p U~ W U H r. W O m w H a a a D U1 m w H a a a D U] z H F W w ~ a O w cn w H a E-I m I~ 0.1 ] W u Q ~ w z H ~ E. a FC U w R' U ~+ ~ W Q FC u ~ w R' H GI PS h w R' U ~ E W Q FC U ~ w R' H w P' I7 w R' U ~ £ W gq FC U ~ w IL' H w P.' I7 x W x Cn H Q C7 z H F ~ w a a H w W 0.' w GL' U YI ~ W qq r.~ U ~ w P: H w a' r] W £ H w a a DC w x m H Q ~ U U] W 'E H w rx a x W a ~ W £ ~ U FC W ~ H w a h a a H w W fx l w H a s a x Cn U m H ,'~ 7 F D 7. o Q c7 F ~ w w ~ E+ U] ] W v H > rx w m a w H FC .~3 m ~ (~' o w H z .~J ~ W Cn m ~ Q' o w 1 m ~ (~' 0 w H z `J U O al w I ~ ~ a 0 w H ~ F W ~ W 3 o a a ~ E a o w H ] z H x F o a U 7+ F w W Cn a H ~ a w ~+ F w W Cq ~ u x V a a U ~ x v w z o x P+ a a U FF CC a [~ z W F H lp lfl r dl Ql d' lfl r dl O O N O N ~ L(1 l11 N r N H O VI N O r M O r N O r OD ~O H d' H O O N 01 N M N 61 r d' 61 dl O Ol 01 r Ol O W N M N 10 01 CO H Ul w U] ~ ~ I Q I ~ I 1 N M M (P N CI r M 61 M \O O 1f1 H dl l.() l0 H H O7 H O H N d' d' H N O M O O H lf) ~O H 00 Ol O r lfl lfl ~D H CO d' N N O O r dl O N O] lD O~ H d' l0 Q~ N H M O U1 O N H W l11 N l0 r d' Ql dl l0 p ~ U] U] CL H (~ p F E-I H U P.' ~ ~ I I 1 '7., 1 (Y, I o f Q I z I # Z ~C x w ro ~ x a ~+ F H u x E-1 p ° it ' w C7 z H ~ ~ i ' w C7 z H ~ ~ it R' 3 a r.~ x ~. a a a 'J U) Q (~' a x u o it P.' 3 a FC x ~ s a a '~~ Cf~ Q (~+' ~ x U o -Y ~ H ~ ~ ~ o U w a H W O ~ o LY. FI ~ it CZ 3 a FC x ~, a w a `J U) Q [1' a x U o it z FC a a E-I H g w [1' U m W a Q+ ~ cFn 11 U z H F o W W Q W u H W o Cti 3 a Ft x r a a a ',7 U] Q P: ~ x U 0 R: 3 s RC x al s a a 'J U1 Q (~ ~ x O 0 it - 1 H a a ~ -F U 1zi m z w x U ~ h ~f w z H > H it H a w Q x R' O 'J a H a ~ g it H a w Q x W. O '.7 a H a ~ q # H a w Q ~a 0.'. O '~7 a H a ~ Q # H z w ~ a H p a< W W x H w w ~ # H a w Q ~ P.' O ',7 a H a ~ Q x o x F a ~ r•C Q W x a m ~ a x x F x ~ FC Q W x a m ~ ~K F z w ~ a H D of W W a H w w ~ it a 3 a FC x N a a a '~-~ U1 Q 0.: a x U o # - 1 H a a ~ # P: cn z H ~ F z p o ~ Q FC w x a O x ~ i Q,' £ z w ~ a H p a w ,1 U z W o fk w w U a a F z H O a ~ Y. v °x u a a E+ 7. H O w al ,Y. U ° ~ ~ x o w H z x FC a D U] z H z a ~k J 7. H ~ U1 ~ w # o U w h k l F H a F'I W o ~ F ~ a it m m w a w a H 3 z O N H rx ~ a 1 W I p] I N O M d' N O M d' N O M d' N O M VI N O M dl N O M ~' N O M V' N O M dl N O M d' N O M cr N O M d' N O M C N O M dl N O M d' N O M dl N O M dl N O M ~ N O M C' N O M dl N O M d' N O M d' N O M VI N O M a' O N M C O d' M dl O d' M a' O dl M d' O d' M dl O ~ M d' O ~ M dl O H dl a' 1 O H ~' al I z I 1 [~ I z l 'a I I O H r H I O ~ r H I O ~ r H i O H r H I O ~ r H I O ~ r ri O ~ r H I O .~ r H 1 O H r H O ~ r H 1 O .~ r rl I O ~ r H I O ~ r H 1 O ,~ r H I O ~ r H I O ~ r H I O ~ r H I O ~ r H 1 O .-~ r H I O ,~ r H I O ~ r H I O ~ r H 1 O ~ r H 1 O H r H I O H r H 1 O ~ r H 1 O H r H I O .~ r H I O ,~ r H I O ~ r H O ~ r H O ~ r H O H ~ ,~ ~ H ~ ~ H .~ ~ ~ ~ ~ ~ ~-+ H ~ ,~ H ~ ~ ~ H ~ ~ ,-+ ~ ~ ~ H ~ H J I U 1 Q' 1 O H I o H I 0 H I o H O H o H I o H I O H I O H I O H I o H I O H I O H I o H I o H I O ri I O H I o H I o H I O H I O H I o H I 0 H I o H I O H 1 o H I o H 1 O H I o H I o H I O H I o H l z O H U) U] W L4 a a m z O H U) U] W 6L' o, a rn z O H U) Cn W (K a a ~ z O H C/] U) W R' a a, m z O H C/] Ul W a, a a m z O H U) U] W 0.' w a m z O H U) U] W C4 a w m z O H U1 [/~ W P.' a a U] z O H U~ U) W R: a a m z O H U] Ul W 0.' w a cn z O H U) U] W 0.'. a a m z O H U] U] W {k a, a u] z O H U] U] W R' a a cn z O H U] U] W fx a a m z O H U) Ul W Cu' a a m z O H V) U] W fk a a m z O H U] Cn W R' a a U] z O H U) U) W a a w m z O H U] U: W [1' a a m z O H Ul U] W ~ w a u] z O H U] [n W a a a m z O H rn Ul W a a a m z O H U] U] W a a a m z O H U] Ul W a w a m z O H U1 U] W a a a w z O H U] U) W C4' a a m z O H Cn U] W a a a m z O H U1 Ul W a' a a m z O H Cn U] W W. a a m z O H U] U] W R' a a m z O H U1 U] W R' a, a cn z O H Ul U] W R' a a m z ~ ~ 1 a u ~ 0 o a R. I W F ~ o 0 0 0 ~ ~ ~ ~ 0 ~ 0 0 0 ~ ~ ~ 0 ~ 0 0 0 ~ ~ ~ 0 0 0 0 0 ~ ~ ~ ~ ~ 0 0 0 0 ~ ~ ~ ~ 0 o ~ ~ O ~ o 0 0 ~ ~ ~ 0 ~ 0 0 0 0 ~ ~ ~ ~ w I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ U x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r 0 0 r.~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a H H ~ O r H H r H N N ~O d~ l0 H H N ~' CO N r H l0 O 111 M r r M r r ~ I M r H r r Ql ~o Ol ~o N r r 1n l0 ~o 1D ~o Ol ~o lD ~ Ol ul L(1 ul M ul M ~ r ul M Ql r ~ O ~o H ~o O r ~o ~o N ~o N ~ OJ ul N io O ~ d' ~o H r H r N ~o H r H r x ~ N N N N N N N N N N N N N N N N N N N N N N N N N N N N N H N H N H N H U 1 H H H H H H H H H H H H H H H H H H H H H H H H H H H H U ~ M M O ~ W m o~ 'J H a' F h U F ~ o z H ~ ~ r H ~ r ~ V U 0 ~ O H ~ ~ ~ ~ O ~ H F N H U ~ r~ r m ~ w r a H o r t7 H l0 d` w U m o m O F m O H F N ~ a H a o O o rx r•C CI ~n w F ~o co N ~ F N o O W a ~ ~ ~ o q W cn o o H q m ~ ~ N U a ° ~ ~ o raC' H w cn a m a F o w w zq cn ~ FC a x H a FC a x z z w ~ U ~ FC w c n o M p O ~ m w ~ w w m w ~+ w E ° H x z z z Z ~ F ,~ I w H ~ w H ~ x O ~ H u: r~ O ~ i W H W w ~ Z w z ~ .~ ~ F U w U cn > rx ~ O a U m a FI ~ a ~ cn m H a cn w cn w m w m w cn w cn ~ cn a H a cn m o a u , o oa ~ ~ v H w w a ' H w H 1 C7 W a H H H H H m ,'~ a U H a' H F O Ik H w U] Q J w O a I x H a l `-7 .a .7 r-l ~7 W O cn a x x cn H ~ z m E F > cn a s v~ u a cn p a a a a a H m U w p U F x v ~ w v w cn a a a a 3 a H m~ a w m a a a a a ~ ~ H m p w m w ~ r > m x w Q w m o w ~ z F ~ o w ~ w 1 w a H a c p cn x cn p m p cn p cn x w a x a a Q w o z cn Q m Q O ~ m Q O w l a+ q I '~ I z O p U] a t7 'Z n C7 Q C7 U' a H O 0.'. Q,' a. .7 to w a' F >+ F H U] 7. F w H w~ x a , H a z z Z z z ~ z ~ ~ x w a O O W a C7 O w a E w H H rx ~ N z W a W U r•C m m £ Z RC U~ r~ I O a U O V ~ H I a W U p cn F r•C U W x 0 H 0 H 0 H 0 H x >C O H z H m w F cn a ~+ 1n w ~o W I a a W F '~ x ~ ~ H ~' F W w O F m ~' F W ~ cn a H W O I ~ I ,a a H w ~ rx w ~+ a U F F ~ F ~ F ~ F ~ m F ~+ ~ x x . a F o Q Q o o w x a D F FC o H v O a W z O o rk m D E H z O H W c~ a z ~ H ~ W U w O F cn a O O U H x F cn F cn F m F cn z H a x r~ F H w H w W H U U O N h N c a cn W W Q Q U a U L1: U C4 F C a z w w [-~ I M ~O M H O N N G1~ M r O O O W 01 Ol O l0 Ol V~ O O N O N l0 ' V' d~ ' O O O O O O Ol V' w I ~ r O~ O r O r O L(1 O r O OD O O M M O l0 cr Ol O O r O 6l d H d U] ~ O I M d' 01 r O lf1 d' 01 61 Ol O CO l71 l0 H N O l0 lfl CO lfl O lfl M N 111 l0 O Lfl O Ql lfl d~ Ol r O 111 lfl r T l0 OJ d' (J] [~ 'a ~ I I ~ H H H N l0 H 111 M H H O H N C 'd~ Ol O H lf1 Ol H H N O O Ol C r N O d' l O M M H d~ M l0 N 01 d' d~ O P7 W H H H M H 1D N U] U] H N N H H H H M w Q O F i Y i~ k # i~ i~ # # Y H u: i~ # -k i~ # F ~ i~ c4 FC i a FC i~ # a FC i~ H U Y i~ E W -k i~ U z i~ r•C W cn z z O H F U C7 z C7 z cn ~ L7 z C7 z U ~ Q 7- ~ ~-7 3 3 $ z F H O ~ a a w W F W w S F C m a a a Gw. ~ O a F U z H ~ w F cn m m m cn a ,~ ~ ,~ m m U m ~ H a ~ ~ ~ z z r z z m a w m w x x x ~ z m N z ~ o a w H o o m o 0 m CA m w cn ~ 7+ N >I U FC U C7 z O u~ W F cn F W O H H F to F m W .-] Q z a H F H H W H H H F ~7 FI z o a a a a z H H w ~ a m cn z m v w o ~ ~ ~ ~ ~ w Q ~ a H x a a ~ a H x z ~ w w o cn w H m x w U u Q u U H W I p: W `jti U] w a a z a I-~ w H a ~. U F w F ~ ~ w W .~- H H H H a H ~ 3 U w F m rC cn cn w u~ H ~ W. H 3 0 Q a Q H F H w w r•C D ~ ~ z H 3 a w F F x ~ z w z F w P: ~ H w x rx cn w cn p U m ~ o ~ ~ ~ ~ ~ ~ ~ ~ ~ I z o cn w ~a U ~ w m q x q rx ~xi q rx Q o z r ~ H o ~ U U w x w a w o o m o 0 ~ z o z ~ z ~ ~ ~ m w u u ~ ~ x h z ~ a a a a w w w H u o w ~ a a ~ H a a ~ ~ ~ ~ m ~ h U O o cp O ~ ~ ~ ~l U ~ ~ ~ Ca7 ~ a ~ x U a G . ~ F h a' h H ~ 0 ~ 0 H 0 ~ 0 H H 0 H ~ 0 H ~ 0 H c 0 H ~ o H In m H ul m H 1n al H ~ w 1 O H H I H H H I ri H H I N H I N H I N H I N H ~ N H I N H I N N H I N H I N H ~ N M O O O O O O H O H H O H O H O H O lfl l0 H O O H O H O H 111 l0 (Q H O O O O O O G O O O O O O O H N ~ r aD r N N M M M M M N N N N M I 'a 1 ~ d' M W M d' M V~ M d~ M d' M d' M d' M V' M d' M d~ M C M d~ M d' M d' N V d' d~ M C M d' I M a' ~ d' ~ a' ~ d~ ~ d' I C' I d' I d' I d~ I C I d' ~ d~ I V' ~ 7i ~ ~ I I I O I O O ~ O ~ O I O I O ~ O ~ O ~ O ~ O ~ I O O I O O N O O O O O C O O O O O O F O N O M O M O M M M M M M M 111 111 111 111 Ill lfl H H i H H N N M N M N H M H M H M r~ M H M H d~ '~ d' '""~ d' '~ V' H V' 'Ty •a i r H r H r H r H r r H r H H r H H r H H r H H r H H r H H r H H r H H r H H r H H N H H r N H N H N H N H N H N H N H N H N H N H N H N ~"~ N H N H N rl O I U I H I H ~ H 1 H ~ H I H I I I I I I I I I 1 1 I I I I O I O 1 O ~ O I O I O I O I O I O 1 O ~ O 1 O 1 O U I (-(; I O ri O H O H O H O H O H O r1 O H O ri O H O H O H O H O H O H O O H H O H O r-I H H H H .-I H H H H H H H r-I l'J U] U1 U] U] m Cn [n Cn Cn H H H H H H O O O Ul CJ C7 U] !n U] Cn Cn U] U] ' U7 Ul U] z w W W w W W w W W q q Q Q Q Q H H H W 7. 'z Q Q Q ' Q Q 7. 7. z 7. z H z H .a H ~7 H ~7 H ~7 H .a H ~l H r7 H I-a H ~7 ~+ >+ >+ ~+ >+ F 7+ ~ F RC F ~ U H H z H Z a' O C~ O C> O 0.: O P: O O H O H O H O H O H H a a a a a a a a a a a a a a a a a a F w F w F w F w F w F w F a F F > a H ~ H Q U w U w v w U w U w F •C F a F a F ~ F ~ w p p x p p p p p w w w w w w cn cn m w x x x x P' (Y. U O C; 0 0 [i] 1 F U] Ul fn U] U] U] m Ul U] FC U] FC U1 ~ U] FC U] FC ~ RC H U] H H !n F1 F H H !- z H H S , H H H '~-1 `~ r~ Q ` W~ I I '2 O H O H O H O H O H O H O H O H O H Q Q Q Q ~ Q ~ Q ~ Q ~ ~ ~ ~ Q F H ~ E ~ ~ ~ ~~ ~ ~ £ ~ , ~ ~ ~ FC FC ~ O O O O O o . ,~~ 1 FC F FC F FC F FC F FC F FC F FC F FC F FC F x x x x x x w W W ~ ~o cti m cn cn m cn cn m m m F F F F F F U U U ~ ,~ o I a a a a a a H H H o ~ ~ ~ ~ ~ FC I-] .-l l-a U r °~ w w w w w w o 0 0 o a x x x x x x a a a r w V r.~ W 1 E-I I a' I (~ I I x l U I W OJ 00 OJ N CO N N CO W N CO W W CO CO N W OJ O] W N W N N W W N O O O O O O O O O O O O O O O O O O O O O O O O O O O O \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~. \ \ \ \ ~ l0 ~ ~ l0 l0 10 l0 ~ l0 l0 ~ ~ l0 l0 LD l0 ~ ~ l0 l0 l0 l0 l0 \D l0 l0 l0 l0 H H H H H H H H H H H H H H H H H H H H H H H H H H H H \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ r r r r r r r r r r r r r r r r r r r r r r r r r r r r o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 OD N N OJ O O O O \ \ \ \ l0 lD l0 l0 H H H H \ \ \ \ r r r r 0 0 0 0 a x>: 1 I x I U I r H r H N H L(1 W 1n H N H lfl CO u1 H N H N O r H N H N O ~ H N H N N ~ H N H dl OJ u1 H N H N N io H N H 171 l0 io H N H lf1 l0 io H N H If1 l0 io H N H U1 l0 ~o H N H lf1 l0 ~o H N H V1 ~O ~o H N H Ifl l0 ~o H N H LI1 l0 ~ H N H lf1 ~O io H N H 171 ~0 ~o H N H In l0 ~o H N H M N Lf1 H N H N N r H N H O O r H N H l0 ~O ~ H N H ~ l0 ~o H N H l0 l0 io H N H 1D l0 ~o H N H ~ l0 ~o H N H l0 l0 ~o H N ri ~ 10 ~o H N H l0 l0 io H N H 10 ~D ~o H N H l0 ~0 ~o H N H l0 q x lD q x N U ~ O o \ ~ Q ~ F H I F ~ 01 o M x r o U ~ H U F a O ~, w !k I I O 1 H [y 1 H I (y, I U I cn 1 w I q I \ 1 W 1 U I H I O 1 'J I h I O H q W a m F a O CL W O ~ H ~ w W a I cp ~ H 0.'. m 0 0 N \ H \ r m O 0 ~ m o 0 a r.C w ~ a ~ Ul H W p: o W F U ~ F z oU m 0 0 N \ ~, \ r m O o N co o o a FC w ~ a a U] H D-I p: o w H U ~ cx F `L, oU U ~ Q a U a a' Q LL Q H a a a a O ~ F W w ~o ~o l0 ri o ~, H ~ M N al a' [~ H ~t ~ Q Ww' Q z x W 'J H W Q [>~ O w N O N h ~ W c>: to u1 ~ In ~ a ~ fx Q W G+ CL U I M m I--I ~ >S (] Cu \ ~o ~ (Y, x H ~ o O N H \ r o O N m ° O N 0.' ~C W ?I a ~ V U) H W (k oW F a Q, Q~ x U q W o O FC C7 ~ H U ~ Ei a CG W (~ W W o o r N .-{ w a Q G. . O '.LA.' (.y ~ ~ 1 ~ x O W H ~ . O F a Q ~ x I cq ~ a O [cl H ~ N W L ~ a ~ I W U H ',~ P.' U] x w ~ O U E"a U] ~ a H 7 Q I F x C7 H a x Cn ~ W ~ ' (n x I m z o H h ~ W F FC u m w z w x W I PS H (.~ a w a £ rx O W H ~ ' H H U H ~ ~ Q 1 £ a O W '7H_, .7 q a w ~, W F H W £ ~ a. O (L H z ~ W c1: H x ~ z ~ F H ~ ai Q 1 m z o H H ~ W F Ff'i a : h W ~ £ (k O Ci, H z ~ W c>: H x ~ 7+ x ~ W W U Q o m a ~ W a cA a U H G-1 G. O w u a W a W H a U N \ '~ \ r ~ O ° N I r o N a IQ w ~ a U tf] H Cu {~. o w h U ~ [x H ,7-1 O U ~ ul a H a' W ~ ] W H a a a ~ m w z H z U ] W H a a a ~ m w z H U ] W H a a a ~ [n w Z H z U l W H a a a ~ u7 w z H ~, U ~ W H a a a ] m w z H ~, U I W H a a a ~ m w z H U ] W H a a a ] u] w z H U ] W H a a a ~ ~ w z H z U 1 W H a a a a m w z H z U I W H a a a ~ U1 w z H z U ~ [t., z w F I I 01 dl O O O O N l0 In N ~ dl O O tP l0 O lfl r l71 N M H ~ r \0 O dl 01 ~ N ~0 CO Lfl O7 H M U) O O O r O O N O~ l0 dD N H ~0 N lD O N Ol M H ~O O O r O W zz W Cn ~ 'a ] O ~ I N d' dl O 171 M Ol Ol N T M N ~O VI a' lO O d' N W H r O H N H H r N r r M r Ol O d' H OD N Lf1 171 l0 N O dl H r H r r Ol N dl O 6~ O O l0 O M N 171 lfl ~ 1D O In N N Q~ ~ M Ol d' l0 H OJ Q~ H H W lD ~ l0 O ~ W ~ H N ~ d' d' W Q F E-I u a r~ -k 2 W H U F U it k a D i a D it U z H i it # ~k # -k # it # it it ~ I I z 1 I a 1 Q I z 1 w l ~ I m z 0 H F H z p ~ ~ o U W a w E-1 z z 0 U c>~ z H w > H F a' w a U z z o U tx z H w ~ H F a' W a U H W z H Z H rx a m H Q w c4 U Q c>r o [_, owl w U H °a O c~ w H Q Z rC m ; c>~ o v owl w U H a O ~ w H Q Z FC m m ~ x O W H ~ ~ a p ~, z H z w a m ~ x O [:. z q FC a p cn 2 H z w a cn ~ x O W H ~ RC a p cn z H Z w a m ~ x O G. z Q FC a g m z H z w a m ~ x O W H ~ FC a q u1 z H z w a m ~ a O W z Q FC a q m z H z w a m ~ x O W ~ RC a P ~ z H 2 w a m ~ a O W ~ FC a q m z H 2 w a m ~ rx O W ~ FC a q ~ z H z w a m ~ x O W ~ FC a q m z H z w w m ~ rx O G. ~ FC a P m z H z w a H w rx a $ a o U m ~ w H u7 cn H a q O W rk ~ H $ o F H U x F D o ~ w D a U F w a w D a U E 1 w w w q a U E-1 w a w q a U E+ w a m D a U F w a w q a U H w a m D a U F w a w q a U F w a w D a U F w a ~ q a V F w a rx I W I [Q I I I In ~ M al o H d' ~ 0 H V' dl 0 H d' dl 0 r M ~ 0 N N V~ 0 N N d' 0 N N dl 0 V' M d' 0 d^ M dl 0 ~' M d' 0 VI M dl 0 d' M d' 0 ~ M dl 0 d' M d' 0 dl M ~ 0 d' M d' 0 d' M dl 0 dl M cH I 1n ~O M d' I o H N dl 1 0 H N d' I 0 Ol M dl I 0 Ql M d~ I 0 01 M dl I 0 Q~ M d' 1 0 01 M dl I 0 T M d' I 0 Ol M VI 1 0 Ol M dl I 0 Ol M d' I 0 Q~ M dl 1 z I I H z "FJ I O I O H w N H 1 O H ~ N H 1 O H w N H O H c N H I O N in N H O N r N H I O N r N H I O N r N H I O N r N H I O N r N .-'. I O N r N H I O N r N H I O N r N H I O N r N H I O N r N H I O N r N H I O N r N H 1 O N r N H O N r N H I o N r N H 1 H N r N H i H N r N H 1 N N r N H 1 N N r N H I N N r N H I N N r N H I N N r N H I N N r N H I N N r N rl 1 N N r N H I N N r N rl I N N r N H I U U ~ a' I I 0 H I 0 H I 0 H I 0 H I 0 H I 0 H '~ 0 H I 0 H I 0 H I 0 H I 0 H I 0 H I 0 H I 0 H I 0 H I 0 H 1 0 rl I 0 H 0 ,-~ 0 H 0 ,-~ 0 H 0 H 0 H 0 H 0 H 0 H 0 H 0 H 0 H 0 H 0 H m `/~ O H F U m z O H F u m z O H F U ~ `/~ O H F ~ z O H F FC H a O (K H FC w a O .~.• F FC a a O fk E+ FC a a O W h aC w a O ~ H FC a a O ~ H a a a O ~' F FC a a O ~ H a a a O W' F FC a a O I1' H a a a O (.4' H RC a a O (L' H a a a O 0.i H FC a a O Lu' H ~ a a O P.' E-I FC a, U H W ~.1 ~ H U H W W a E w z H ~ U w 2 H ~ U w z H -lay U w z H ~ v w z H ~ U w ~/. H ~ '+ U w z H 'TQ1 u w `/. H '~~-, ~ w z H '~ U w z H '~~- U H H H H E-I G. I ~ 11 ~ ~ q ~ ~ ~ ~ ~ W z m O O O O H o ~ I U U U U l0 R' ~ L7 O r ~ o p; I N CO N OJ dD N W OD ~ N W OD 00 O] W N CO N W N CO W W OD W ~ ~ N W OJ (D CO W I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O <J O E-I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~ \ ~~ \ N a' I lD lD lD lD lD ~ l0 l0 l0 lD l0 l0 lD l0 l0 lD ~ lD lD lD l0 \D l0 l0 l0 1D l0 lD lD ~ lD lD Q 1 H H H H H H H H H H H H H H H H H H H H H H H H H H H ~-i H H ~~ H W I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~~ U x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r ~ U 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o I~ o a F O O m a H W Ix z G+ ~ W ~ a O W ~ ~ H w Q 0 H r H a U a 3 co 0 0 ~ I I x I U I z O F a H rx V w Q W V O F 1 I O I W x I o I Q I z I w I I x I w I I I z I 1 F I z I I O U I I I z 1 I L7 1 a I l0 1D lD lD lD lD l0 l0 In L(1 W M M M In O O O M OJ ~ N W OJ W OJ W M f+l M '7' dl lD lD ~D l0 l0 l0 lD lD ~D ~D Ol Dl 01 Q~ 01 dl dl d' O~ N N N N N N N N 01 Dl Ol IT Q\ 1D iD ~D ~D ~D ~o .D ~D ~D in ~ ~ ~ ~ In ~ iD iD iD r r r r r r r r iD ~D ~o In In N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N a ~ ~ a U O W U W q F FC Q FC o a ~ x a ~ Q a Q x a x a a ~ ~ a ~ a w x a o !UZC U] Ul ~ W Z Q W Q o z w ~ z ~ H H H V U F ~ ~ F H M M O a' w w U W ~ U £ ~ ~ o W a ~ U] P.' IQ a H Q ~ ~ oU F zz H czA a, F w M M I W a w x~ a u o a 3~~~~~ N N w x a a w t a r~ a~ a o v a ~ ~ u~ a z~ x C7 P.' x H W W 0.' U] x u] x H H r•C W W 1 z L4 fk U ~ z x Q CO z m O z O U x Q ul ul cq m m ~ ~ m ~ H X FC W U H W ~ O W O m m q h I~ Pa w w w w w w w w£~ w a~ h H RC H a x 3 x x x I I I H H H H H H H N a I I I7+ ~ ~ I ~ ~ ~ w a a w a w w w~ w w w w w e w ~s m w~z xx > ~zz ~~~ a w w w ~~~~~~~~ 2~~ x x x~ H~ a x 3 w aai S~ cn cn Q o 0 o Q Q m cn cn cn ul cn ~ m ~ O ul m cn m [. w w m o ~ o ~ ~ ~ ~ m ~ ~ ~ F O rx W FC F rn H F F w W W W W W W W W W W U] >+ ~+ >+ >+ W U >+ z PS f~' F H P,' 7+ ~+ >+ r N z z z z z z z z U ~ F F H F W ~ I H x FC O x O H H C7 F F H H H H H H H H H H V W W W W ~ Ul F F W U] H W U] CL W W W W as a G. R. G. G. rj r•C U] a' W H Q ~ H a Q Q W W k. (~' LK ~j z~! O w I~ FC FC FC x a W W FC a: W H fk H H H H RC FC ~ 0 0 U Lj ~ ~ ~ ~ ~ V W O U] U] Ul U] U] V F V U) H ~ ICi I"1 r.~ 0.l W a+ Ul Ul U] U U lO r d' N m Dl ui ~D ~D r a r ~D r m o 0 o H o M o 0 0 0 0 o H M r o 0 L(1 O N Q\ W r M O 4D U1 ~ OD dl D1 N O O O l0 O M O O O O O O lD H lD O O ~D H m w r m ~o m r M r In H ,~ N In o o ~~ M dl In dI M M r In ~o r In In o~ r c ~D M .D In H ~D w H In r ui H r a~ m ~D H N Dl H m r r r ~D w m r r H H m H H H H If1 H H H H M Lfl H M H r r H H M N N N H 0 a m 0 0 ~ ~ xU~+ z Z w Q Q QU~/+ H H H ~ ~ z O U H H H O a a a H F F H F F H F F p q H ,~ ~~ m cn m U] U7 U] m U] a s n, F F F F z z z F w W W w W W w w F F F ~ FC ~ ~ o 0 o z o 0 0 0 0: x x a a x a a o 0 0 W CO W W fA Cq W W a fY ~ a a a w Q Q Q C4 U U U V U v V U a W a H H p p p p p~ p p p IQ O w w W~ w W W w U V a a a a a a a a~ H F Q Q Q H _ _ Q ~, r~ al r r~~ Q Q Q w w V u U V V U U V z~ x w w w w w w w w w w w a s H a' ~ [>;] W W I~ H H H W a a a a a a a a W W W~~ H F F F F F F F z x~ o 0 o a x x~ o a a a a a a a a o 0 o z z a w a a a a a a a~ q~~~ Q o 0 0~~~~~~~~~~~~ Q Q 0 0 0 0 0 0 0 0 o H o 0 0 o In 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 D1 Dl 6~ 0~ Ol Ol Ol dl d' O M ~ VI dl lD M M M dl l0 lD ~O lD 1D l0 1D l0 VI dl C' ~D ~D M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M I I I I I I I I I I 1 I I I I I I 1 1 1 I I 1 1 I I 1 1 I I N N N N N N N N N O O O O O O O O O O M M M M M M M M O O M M M N N N N N N N N M H H H H H ~D '~ H ~"I H M M M M M M M M d' H N M M r r r r r r r r r In In ~ ui ~ In ~ iD ~ ~ ~ `o `o ~ ~ ~ ~ ~ ~ r r r r N N N N N N N N N d' C a' d' d' d' d' C ~' d' V' d' ~' d' ~' ~' ~' ~' ~ ~ ~ ~ ~ H H r-1 H H H H .--I H H H H H H H H H H H r-I H H H rl rl H H H H I-I H H 1 1 I I I I I I I I I I 1 1 1 1 I 1 I I I I 1 I I I I I I I I I 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o c c 0 0 0 0 o c~ 0 0 H H H H H H H H H H H H H H H H H H H H H H H H H H H H H ~ H H W W W W W w W W z U] Ul U] m ul U] z z z 4 ~ cn_ U] U] m ~ Ul m Q W w H H zHz zHz zHz H Hzz Hzz H z U V U U U U ~ O r~ H O ~ ~ ~ ~ ~ ~ ~ ~ W ~ zl ~ '~ U U v~ U v~~ E w w w w w I~-I a~~ ~a w Q w w w w Q Q H w ~i a~ H F F F F F H H H HQj 7Q. Q ~Qy ~Qy ~Qj Q ~Qy H H (Y, ~1 .]l ~1 ~1 ~?l H Hq z H F+: f~ ~ lay W /y ~ W ~ ~ ~: H H ~ z Z Z 2 z ~~ IQ ~ `n m cn cn cn ~ m m H r7 a~ H H F H F "r F F F F z u~ ~ ~ W H I~ H H H W W W W W W W W H H ~: P.' [# V~ ,~ ~~~ x x x x w w w w w w w w W Q o 0 H~~ ~~ a x x x x x x rx x a x x w a a, a a ~ IQ r•C r•C F F F H F F F F P.' H Q' a' O H F H H F a a a al cn cn m cn cn m u; ~ u~ ~ O O a ~ m m m cn W I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 F I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ Q I .-~ H H H H r-i H H H H H H H H H H H H H H H H H H r-1 H H H H ri H H w I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ c7 x I r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r I~ U 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a M ~ ~ ~ ~ Ill r ~ cM M r O r1 r N L(1 O al [O d' H O H H r/ H H H ri H H H 01 N N N N H VI N N N d' N H dl l0 6l 10 N N N ul H lfl to lfl Ul Ifl Ifl In Ill U1 ~ x 1 ~ ~ ~ ~ ~ r ~o r r ~o Lo Lo ~ ~ ~o ~o ul r ul r ul ~o In ul In In In In In In ul In I H r-i H H H H ri H H H H H r- H H H H H r- H H H H H H H H H r-i H H H x I N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U I fi H H H H H H H H r-I H H H H H ri H H H H H H H H H H H H H H H H a a a a ~ ~ ~ ~ H ~. H ~. H a. H ~. W W W W F F F F ~ ~ a' ~ ~ ~ E ~ r C7 U C7 C7 F O1 ao H H H H W O r'I N z z z z w cn F F z z z z z z z z z z I W W W W W m W r-C W U W O O O O O O O O O O O 1 a1 a a a a .'7 H U] P' R: Fi; H H H H H H H H H H H H I p O a W cn W W W W ~C u: a F F F F F F F F F F I a w m m w H ca a H m w w co ~ ~ ~ w F v v u V u v u u u v p~ 1 H H H H C4' ~ U] W a ~ H a ~ H H H C~, '7. U] W W w w W w W W W W H I o a a a a a H w ~ a H a w H w w w H o w a a a a a a a a a a x I I I I I I > w H ~ n. w a V w x x x a,' U H a m a a a a a a a a a U I u, U U U U l a a p x a rx I a o x o 0 0 0 0 0 0 0 0 m I w ~ ~ ~ ~ ~ a, z cn x ~a a, a a w F a u o v v v t~ U v u v v w I O ~ cn m cn a x a w x m x k X X z z a o q I \ I x U) C') U U U` w H u] a' D U] x V L7 z m FC Ul C7 F ul FC W W W O U H ~ p U] W H 0.1 CO H W H W H W H W H fA H W H W H Rl H F w l z z z z a U F H U v ~ v w w w a ~ a a a a a a a a a Q (]+ U I 71 H H H H O w H F Z-I ~ ~ ~ ~ W I ~i I I I I I I I I 1 V U H I F a a a a U r~"I U x IQ ~ H W 71 IQ; a' ~ H Ol V U] F~ U~ U] U1 U7 U] U] U1 U1 " U] C1~ Cf~ CL O I W W W W W F H pS F F f~. F W W W a O H x x x x x x x x x .4 x x H W ~ I W pa W CO W r~ F G+ W W F W FC F a a a \ Ca. O W O O O O O O O O O O " ~ H FC FC FC FC FC 0.l W W H Ci. W W F W H H H ~ m W O H 0 0 0 0 0 0 0 0 0 0 ~ m a a a a ~ a o a o a ~ m a ~ ~ E o o w a w cn w w w w w m w w F [~[.~ CZi] E-I I H O O O O N C' lfl O CO 'dl M ~ ~ N O r 01 O O M l0 O LIl O 1D N N 1D N r N I In ~ O OJ d' N M 61 r CO M r M dl Ill M lfl Ol O If1 Ill O O aD of ~O H Ol l0 M H dl W [/] ~ I Q I O l0 H H r CO lfl OJ Ln H N H r O N O r l0 O Ol Ill N O M N N N N W H O r (/j (x I r M M H r lD d' M M H O H W L(1 M lfl Ifl Ql dl H N dl ~ ~ H H ''{ H H N l0 ',~ ~ I H H N N H Ol (z7 H H H N H H N O W ~ W ~ CU H Q O F u a H a H Q 3 ~ x ~ w ~ t~ u u U U V U t~ u u u o z a a ~ w z z z z z z z z z z z Cu H O F [-I H H H H H H H H H H H V a x ~ r.~ x ~ yl c>~ x rx a a a: x x rx rx o; c>~ m F F ~ m O F O O O O O O O O O O w I H m cn w ~ u ~ m a w a m m w a m H ~ H ~ o a ~ ~ a al a ~ a al a ~ a al a al a ~+ a r a r a ~ I F U v v u w H a H z ~-+ m a z ~ a ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I O H H H H O a ~ a H a a W H F q F F F F F F F F F F z 1 1 a w x a x a x a x a ~ x x a - m x - ~ - x H w z x c~ ~ x ~ o a ~ ~ ~ ~ ~ ~ ~ ~ '~ `~ Q ~ a o ~ ~ U o w m o o a ~ ~ H ~ ~ o~ a z ~ £ a ~ ~ x x rx a s rx x x a a w a w Q I W C7 C7 C~ L~ I FC ~ ~ U v x w w w w w w w w w x w x x x I o m r m ~ a al w a r a z o m H m x a x x x x x x C ~ C C I x q q q q 0.7 H ~ H Ul r•C H ai H O ~ IQ FC FC FC ~ FC FC ~ /- F F A ~ 1 ~ x x x x F ~ q q H ~ x L7 ~ CU U1 P] q W q FO U W 0.l W W Gl W fA W CQ L O N to H I W I O O O O O H r-i N N N r O O O O O O O L!1 I O M M M M M M M M M M M M P7 I ~ H r1 H H Ill O O O O O r-I H H H H H N l0 W O O O O O O O O O O O O '~ I M N N N N N M M M M M M M M M M M M M M M M M M M M M M M M M M I w ~ w ~ ~ ~ ~ c w w vl v' c w 1 ~ I ~ 1 ~ 1 a I ~ I ~ I al I w I ~ I ~ I w 1 c i ~ 1 w I ~ 1 ~ I c I w I I I N 1 O I O I O I O I O o O 1 O 1 O I O 1 O I O O O O O O O 111 O O O O O O O O O O O O F dl H H H H H H H H H H H H H H H H H H H r-I H H ri H H H H H H H H I r rl rl H ri H H r{ H H H H H H H H H r1 H H N N N N N N N N N N N N I ~ to to to to to to to to Ifl L(1 In Ifl to to Ul lfl Ifl Ul to to In to to L(1 Ifl lfl lfl If7 Ifl If Ill Q I ri H H H rl H H H H H H H H H H f-I H H H H H H H H H H H r-1 H H r-I H 1 (,J I V 1 I O 1 O 1 O I O 1 O 1 O 1 O 1 O I O I O I O I O I O I O I O 1 O 1 O I O I O 1 O I O 1 O I O I O I O I O 1 O I O I O I O 1 O O (~' I H ri H H H H H H H H H H ri H H r-I H H rl H H H H H H H H H ri H H H z H H H H H H H H H H H H H H H H H H H ~ ~ a' (~" ~ ~ ~ (-C FC RC FC FC H z z z z z z z z z z z z z z z z z z F a a a a ~ a a a a a a a ~ x x x x x x x x x x x x x x x x x x ~ a ~ ~ x ~ x x ~ ] ~ ~ ~ U U U U U U U U U U V U U U U U U V U U U U V U U U U U U U a w F w F w F w F w F w F w F w F w F w F w F w F w F w F w F w F w F w H F U1 rx H x H x H a H a H a: H a H x H x H a H a H x H Cal \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ H U U U U U V U U U U U U F z z z z z z z z z z z 2 z z z z z z z W I z H H H H H H H H H H H H H H H H H H H ~ ~+ ~+ ~ ~-I ~ ~ ~+ ~-1 ~-I ~-I 71 U ~ ~ ~ ~ ~ 1 ~ ~ A ~Y ~ ~ ~ ~ ~ ~4 ~ ~ ~ ~ ~4 ~ ~ ~ ~ A n4 ~i ~i ~i Q~i Q~i ~i ~i Q~i Q~i Q i OJ I w I ry Q~ ~ (~ (~ Qa (~ ~Q Qa (~ GQ Q~ Q~ p ~ I ~ ~ ~ ~i ~ ,A ~ ~ (~ ,~AA ry ~ ~ ~ ~ ~ ~ ~ r7 I z a x ~ rx ck a aS ~ a rx x ~i ~i Q~i 7-i z Zi z z 7n 7i zi fy z 7-I z I Q 1 1' 1 U' (Tj H W H Oa H ~ H [Q H Pa H (17 H GQ H (Yj H P] H P7 H CQ H CQ H CQ H (A H CQ H CQ H Pl H P~ H H H A ' H Q ' H Fi /-~ H F." H ~ H H FC H H ~ H FC r o [ al I ~ a a a a a a a a a a a a a a a a a a a ~ , ~ , ~: ~ ~ E ~ ~ E ~ E E DJ W N CO N CO CO N OJ dD aD W ~ OD N of OJ d0 CO N N W N CO N N DJ OJ O7 O N (D O O N O o W I H I ' 1 O ~ lD O ~ lD O ~ l0 O ~ l0 O ~ l0 O ~ l0 O ~ lD O ~ lD O ~ lD O ~ lD O ~ lD O ~ ~ O ~ lD O ~ lD O ~ lD O ~ lD O ~ lD O ~ ~ O ~ ~ O ~ ~ O ~ lD O ~ ~ O ~ 1D O ~ l0 O ~ l0 O ~ ~ O ~ ~ O ~ ~ ~ l0 ~ _~ lD lD H ~ 1D H H ~j,] a Q I I H \ H \ H \ H \ H \ H \ H \ H \ H \ H \ H \ H \ H \ H \ r H \ r H \ r H \ r H \ r H \ r H \ r H \ r r-I \ r H \ r H \ r H \ r H \ r H \ r H \ r H \ r H \ \ r r \ r U x l r r r r r r r r r r r r r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 <~ o I~ U I o 0 0 0 0 0 0 0 0 0 0 0 C4 H I f) w N ~ lfl H lf1 ~ N a N ~D d' ~D d' 1D dl iD a' ~D to H N H W al N in d> H to m H c N H lfl H lf1 H aD In H r dl r d' r dl .~ lfl H lf) ,~ Ifl n r dl w r r C 'y' iD I D o0 N ~ ~ I I . in H ~ r H ~ in H N in H ~ ~D H N r H ~ iD H ~ ~D H N ~D H N ~D H ~ in H N ~D H ~ ~D H N r H N ~D H N-i in H ~ iD H Ni r H ~ in H ~ in H ~ ~D H ~ r H rNi ~D H ~ ~D H ,N-I ~D H ~ In H ~ In H Ni i H ~ H .Ni . H H rNi ,1 H ~ U ~ -i ' i r + -I r i -i -i H a v cn m cn a a a w w w w a W xx wwx W 3 ~ F 3 3 H Q Ul ~ H Q H w H H H a 'z, I O O O a H W H 'J R' R' R: a ~ i F H Q H E+ Q ''~ ~ 0.l W ttl W W w 0.1 R1 R, 0.l p a ~ w w > , ~ U m w cn w x ~ ~ ~ a a a ~ ~ ~ m ~ ~ ~ H W H W H W Q Q Q H W H W H W C4 a I ~ a H a O cn cn U7 U7 vl U] Ul £ a O a H a r•C m a I rx rx a a x a a a a v I ~ a o a o H a a ~ a ~ a ~ a ~ a ~ a ~ a ~ U] w H w O U a a Q ~~ I I z U '~ v Q 'a ~ H H H H H H H H H 4L' C4 ~ H R: x x x rJ h h o x m x ~ x m o W I H W H W ~ a a x R; a x x x a w a x x w m m m o 0 a : FC FC ~ 7 Q A ' H H W W W W W W W W Ra 0.1 H 7. U] R: W H FC FC R FC a a U u . U E-I \ I W I , ~ a ~ a >+ F H F F F H H F R+ >C a W C7 F R, U U U 0.1 R, a O R: U ~ ~ ~ ~ ~ ~ ~ ~ ~ cQil W Ul Q U cn ul ~ OU N ~+ >+ ul cq Ul >+ >+ YI U O H Ul cn m u) ~ ~ x a H x x F F F x x x F F F E H w O O O O cw W ~ ~ > ~ ~ ~ ~ ~ ~ a O H C=. O O ~ FC H F F O O O F w F w F ~ w o ~ I 0 o H ~ ~ ~ ~ ~ ~ ~ ~ x H o x w o o ~ m w w w o 0 o R a a u ~, I H I o w 0 w w m a ~ ~ ~ ~ ~ ~ ~ ~ h w w U o ao m ~~ a a a w cn m , F w W ~ ~ ~D d' r ~ d' ~ ~ r o r co N r o N o~ r o dl ~D m In m ~D ~D M H m o T H H I r~ ~ 61 D) M 61 N \D M M r H Q~ d' H dl M lfl M H '~ O O r \0 O O M H y y w ~ I I ~ N I r OJ O [M D1 r ri ri 111 lfl Ql lD W ~D r Ol N L(1 Ol O N O r lfl ~D ri a U] I Q~ r ' N r Lf) O D1 C Lfl Ifl dl r N Ol O dl lfl In H ~D lfl N H O 01 N H Lfl O] d' M dl H ~ ~ ~ ~ I to H d H r N Lfl N H D] H N M H O W I CO U) U) H w Q 0 ~ i< ~ ~ i< ~ ~ ~ i< ~ i< ~ ~ i< ~ ~ ~ i< i< ~ ~ i< + ~ ~ i< H x ~ U ~ H z g U U U U v U z z z ~ ~ H H H CL H H H H ~ H ~ H ~ m cn x m x m x x F cx o rx 0 a o H cn a x~ a a a o 0 0 0 0 0 o w w w w o 0 o H a a a o U ~ a ~ a a a a ` a m a m w ° a a a a o 0 0 ~ r >' >' o w m H m H cn N ~' >' H ~ ~ ~ n ~ ~ ~ m ~ ~ ~ ~ w w m m ~ ~ ~ F m o a a a F H F a a a F F H H H H F o a H x H Q ~ z ~ x ~ ~a ~ w ~ F F F H Q Q w Q w x ~ ~ x ~ x ~a w ~ ~ _ 0 _ x ~ ~ 0 ~ o _ 0 _ - 0 0 `~ a w w w w ~ a a x x a m x D: a~ 0 ~~ a ~ O x m x a w ro a U W U W W O ' ~ ~ FC W W w ~ ~ I W w W O 3 $ 3 3 O O U z x F cn x x U v] ~ N ~+ x x C4 ~ N ~+ z x U) x x U m Q Q Q Q U U U ) ~ F ~ ~ i ~ ~ a a a Q U] W x ~ ~ ~ a £ ~ £ 0.1 ~ £ ~ ~ D 0.l D E £ £ ~ 0.l N H o 0 o M r r N N 01 01 !P In N ~ ~ ~ O M In to ~ H lP H H H H I I I H I H H I I I l ' ' d' d' ~ dl ~ ~ ~ H H I M N I O M M dl H N r O M M M O N C~ O O [] M M M O M O d O d O O O O O O O O O O O O CO O O O Ul O O H O O O H M M M M R] I O O M M M M M M M M M M M M M M M M M M M N M M M M M M l ~ a~ w el I M M w ~ <r ~ ~ ~ w w w ~ w w al c ~ ~ al w w w w w a d I I I 1 1 I z I w 1 ~ I c I ~ I I O I O I O I O I O I O I O I O I O I O I O I 1 O tP I to I O I O 1 1 O O 1 O I O I I I O L^~ In lP In O M O O dl dl O H O H O H O H H H H H H H H H H N N N N N M H H H H H H H H H ' ' ' d' H ~ d' ~ ~ [-I " N N N N N N N N N N N N N N N N N M M cr d' d' d V d Ifl ' In UI lfl lfl Jti t N lfl N L(1 lf) If) lfl In Ul to to N In In to to In L(1 lf1 lf1 lf) lfl H lfl lfl -I -I L(1 H tf1 H 1 to In ll ri H ri H r-I rl H H O H .~ H H H H H H H H H H H I H I H I H r-I I I H I H 1 I r r I I I I I I I I I I I I TJ I I O I O I O I O I O I O I O I O I O O O O O O O O O O O O O O O O O O O H O O i H U O O O H H H H H H H H H H H H H H H H H H H H ri H H H H r ~ I H H H H FC FC FC FC FC FC FC FC FC ~ FC ~ ~ W W w z z z m m Q Q ~ ~ Q Ul m U1 ~ F F H [n R: w z ~ a a a a a a p a p a p a p a p a p a p p x Q R: Q x w Q x w R: w a z o z~ o w w a w w Z Z ~ [-, x a 7 ~ v x v x v p v p v v U U U U U U U a a a Q Q w H H a x a ~ R: FC I~ a z: G] C7 C R' 0.' P' R' R' ~ H P' H fk H P: H (k H a H a H R'. H H x H x H a x H a H G+ W F FC F ~j F F H Ri RS H U' U U C~ U ~ ~ H U H o H U H U H U U U U U U U U U U U U x x a a [~z U U U V Q Q ) W w F F U U W a w W a h W h W h W h ~ ~ ~ ~a F F. z z w I r ~ ~+ >~ ~ r ~ ~ >a ~ ~+ r N N ~+ ~ ~+ 0 0 0 0 o w w w w H w w I x a x rx x D: a s a R; ~ rx ~ x a x a a a x a x a x w a w z R: a o a w a a x rx a. x ce U U a a a a a ~ W W W fA ~ IQ tt7 w ~ w ~ F H H F FC U L7 m O I W H W H [p H 0.l H W H !.p H W H P] H W H W H W H R7 H H H H H ~ fk H ~ FC U U U w W U w '~ '7. `Li ~ i a a a a a a a a a a a a a a a a o o a W h z z ~° I ~ I z z z z z z z z z z z z z z z z H H z ~ ~ °x ° a °x ~~ O I I B H ~ H ~ H H ~ ~ H ~ H a H ~ H ~ H ~ H H ~ H ~ H ~ H ~ H H U] ~ ~ w U] w H ~ a a R.I a a a a s o I I R ~ ~ ~ ~ £ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 3 3 ~ C7 C7 W 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ 0 H [ti I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~ ~ 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ q I H H H .-+ H H H H H H ,-I H H H H .-~ H H H H H H H H H r-1 H H H H H fi w \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ c~ x~ r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r F~ V I O O O O O O O O O O O O O O O O O O O O O O O U O O O O O O O O a O r O r lf1 N r r N O~ d' O 01 ~D N H ~-i O N r O O O O H O r H r H H r N d' N [M H d' H H M H l0 M Ol ~0 dl O H Ln W 1f1 r to r r H U) 01 H Ol l0 l0 Q~ x I ~ ~ ~ io r ~ r r ~o ~o ~ r to In ui r ~o ul ui to ~o ~o ~o ~o r In ~o r ~o ~ ~o io I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ x I N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N U I H H H H .-1 H H H H H H ri H H rl H H H H H H H H H fi H H ri H H H H U ~-, H U w a I I ~ 1 I H I ~ I U 1 I w l q l \ I w I I H I > z ~ H I F W [x7 ~ w w a u O a °i ~] O o x v m a w ~ p cn W H W a x m ~ U >I F w a W D U x x o 3 w ~ o x U a U 1 H W a' x m ~ U >+ F w a -I (~ w q m p O H ~ ~ I ~ x w H a o U ~ m ~ w w w x a FC x u o H o x a a ~ O 7 g a co a o Q w rx w g z W rx v ~ cn 7 q a m a o Q w x w q z w x v ~ ul ~ a FC U H ~ w x U H '~.. H ~ ~ a o o a a ~ O H a a a p ~ C7 z H ~ w a U a o o a a ~ O U] ~ W U] [-I a' O a m h a x ~] 0. x o w m w H a ~ ~ ~ x O H z ~ m W H a a a '.7 m u z H H ~ w a O l w H a a a .'~- U] a ~ U cn Ha o a ~ C7 a to O a u1 a o w w z O W W H a ~ cn ~ g w ~ ~ h OU F w s a ~ P7 w u1 C!~ I w w w w c~ ~ o E ~ /] a ~a U a w £ ~ cn a o w ~ W x ~ U 1 fx O F U ~ x H cn z H a ~ U I m h a' H x cn h a £ O U H z U H a ~ \ r I m z o O a a ~ W Z. O H E-I v p a F ~ z H w a o u z7 7+ H a a ~ ~ W a' a ~ w F a FC \ a ~ U ~ z H x o o U xl ~ H w x a x W s ~ U o z H x o o U ~ H w w a X w E H x Q ~ F m H I a E O A ~ H w a a x W a ~ U u z H x o o U m W H s a p m w U H w w O ' a z w w E v W a' fx ~ cn H rx H x cn I F ~ H Q w a ~ U Q a H x U x u ~ z m U cn H £ m W H a w p ~ W U H w w O ~ H Q w (x ~ U Q a H x U x U ~ z cn U cn H £ ~ ~ A Q x x U U ' ' m U] w w H H a a a a a a x x cn m \\ W W ~~ 3 3 x a ~~ x x U U m m H H ~ E ~ H Q w fx ~ U q a H x U x U ~ z cn U cn H '~ a w z w [-I I I N M O N Ol O Ol H O OJ to N to Ol O O l0 H W Q~ O O r M l0 H ~0 l0 ul r O O N O~ N Ln r r O O ~O r rl d' r r Ol O N l0 l0 O M O r N d' r r N W O O M [/] W ~ ~ 'a ~ I U I ~ 1 1 lP Ln l0 dl N l0 Ol ul ~' \0 l0 U1 N M N l0 01 N l0 0~ H dl lfl ~ r M W l0 r N r H r 61 H CO 10 H r N H ~ N H r d' M M M O N dl lD O H N N Ol d' H M H M N O lfl N r O lfl ~D ~O O ~ lfl l0 r 01 lfl H N l0 M U ~ CQ [n H N N ~ H w Q 0 E U ~ 3 W ~ rx ~ I O q ~ I I H ,~j a 0 U] U] m W z H m p w uw U] x ~ m H a ~ o x ~ H ~ H '~7 a o C!~ U] m W z H m D ro uw V] x ~ U] H a ~ o x ~ H ~ H a' o w H a,' U w o FC m s I m W F+ O a ~ O q ~ c~ z o 3 ~ U a FC E W W z o H Fe U H z ~ ~ ~ o U W a W E+ W ~ z o H a,' U H z x ~ £ o U W a W E-l ~/+ H E z W a H ',7 a w z a o U z H a O U ~a a' w ~ m \ q a a ~ a a H x m F o a U] ~ a p m z H z W a H U] ~ w H x H a ~ ~ F H U] rx FC > q ~ rx w W ~ a al H H U x F x O m U] ca o O u ~ z H F a O a m a ~a U u z H cn q a' ~ 3 ~ w z H a a r.C ,' x ~ ~ x U H ~ W x s m - m H a a ~ t9 U) z c~ H w q ~ o F m x u w ~a ao ~ 'Zi o o a /.C w z w u FC x z W a O u w a w '7 /y ~ H H H m W > w z !. H FC a w ~ rx w F x O a C H ~ x h ~ o z W x O ~ .. H FC a w x w E x O a 7 H FC a w a w H x O a ~ a a H g w a U U] w a a ~ F m (!] z u H W q ~ o E m ~ U w ~ a1 a FC z H w ~a F R: ~ ~ ^~jy W a a H q W rx U m w a a ~ H m a FC '7. H w ~a F fx ~ m ~ Ri ~ x a a a p m q rx ~ x U rx o ~ R'. ~ x a s a a m q rx ~ x U w o a FC z H w ~ F fx ~ ~ m O H ~ ~ N ~ w ~ H ~ ~ ~ H W w ~ O N r ~ I O N r ~ I O N r ~ I I w t (Y~ I I I I O H M dl I O N M d' I O ~ M dl 1 O ~ M C H to N VI N O M d' O W M d' O l0 M d' N O M dl to ~O M d' O H N dl N O M d' N O M dl N O M d' N O M dl I N O M d' I N O M d' I N O M d' I N O M d' I N O M d' I N O M dl I N O M dl I N O M dl I N O M d' I N O M a' 1 N O M dl I N O M ~ 1 N O M V' I N O M d' 1 N O M a' I N O M C I N O M d' 1 1 I F-I I I I O I O dl ~ ~ H I O d' ~ ui H 1 O dl dl ~ H I O dl dl In H I O H H r rl I O H H r H O H H r H I O H N r ri 1 O M N r H I O M N r H 1 O d' N r H I O dl N r H 1 O d' N r .-~ I O d' N r H O d' N r ,~ O l0 N r .-~ O ~0 N r ,~ O l0 N r r-I O ~O N r ,~ O ~D N r .-~ O l0 N r H O ~O N r ,~ O l0 N r H O l0 N r H O OJ N r H I O OD N r r1 I O O7 N r H I O CO N r H 1 O W N r rl I O OJ N r H I O W N r H I O OD N r H I U U i I o I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 I 0 0 0 0 0 0 0 0 0 ~ O ~o ,-, r o w I I z I I ~d l a' I V I O [Y, I a 1 ~ C7 x W F z W ~ z H z a ~ W a ~ C7 a W F 2 W (7 z H z a FC W a ~ C7 x W F z W ~ z H z x FC W a ~ ~ x W H 7. W U' z H z x ~ W a m ~ o U ~ O H E Q,' W a U W a m £ 0 U ~ O H F ~ W rx U W x Ul ~ o U ~ O H F ~ w a U W rx ~ z H E Q ~ O H F ~ W rx U W a ~ O x a U H FC ,7 a FC ~ O x a V H ~C .7 a I<C H W a x H ~ m E1 fx O a U] H W a x H IC u] E a O a U] H W a x F ~ m F ~ O a m H W a x F ~ m H a' O a U] H W a x H ~ m F R: O a m z ~ w \ cn w Cn RC a U z ~ w \ cn w U] FC a U z ~ w \ ~ w U] FC a U z ~ w \ ~ w U] ~ a U ~/. ~ w \ ~ w U] FC a U z ~ w \ cn w U] FC a U z ~ w \ m w U1 FC a U `/+ ' w \ cn w ul FC a U z ~ w \ cn w U1 ~ a U FC Q a H x U RC Q a H x U FC Q a H x U FC Q a H x U ~ Q a H x U RC Q a H x U FC Q a H x U FC Q a H x U 7 W o7 N N N CO OJ N CO OJ CO W N W N QO ~ ~ OJ OJ aD W ~ N 117 CO w I W N N N CO O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O \ \ \ \ \ \ \ \ \ \ \ ~ \ N E-I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ l0 t0 l0 l0 l0 ~ ~ ~ ~ lD l0 lD l0 '.0 ~D l H A,' 1 0 l0 lD 10 l0 l0 l0 ~ ~ l0 ~ ~ l0 l0 l0 l0 l0 H H H H H H H H H H H H H H H ri H H H H H H ~-i H (~ I H H ri H ri H H \ \ \ H \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~\ \ W c9 I x l \ \ \ \ r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r 0 0 0 ~ U ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a o ~o In in ~ ~ m cn ui u) m w ~ N ~~ M m o r ~o r ~ o r m ~ , ~ 0 0 o r ~ ~ ~ ~ H ~ H H H ~ ~ lf) N N O O O H O O N ~ r ~D ~O ~ ~ ~ ~ ~ ~ ~ ~o io cn ~n cn ~n v i cn ~o ~ ~o r ~ r r r ~ io m r r r r r r r r r ~n in cn ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ H ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N N N N N N N x I N N N N N N N N N N N N N N N N N N N N N N N N N H H H H H H H H H H H U i H H H H H rl H H H H H H H H H H H H H H H H H w w Q ra w w x x U U ~ ~ F F F F ~ ~ >+ >+ a a O O U U W W F Cu w U U z ~ ~ w a z a ~ W ~ x ~ p H O O H x F F F U U ~l a a a v cn U ~~ z H a U a a a a s a a s w w w cx rx w o~ a a a x rx rx ~ FC I g q q w w z~~ o a a a x a a a cn H F z x m w m a a H o o\ a a~ a a~~ z ~ W H q FC F z U F h rx a a w m \\ o 0 0 o m ao m H ~ ~ ~ W cA U o o ~-+ m m\ m m\\ o 0 0 H U ~ ~ i . -l a Q W R: U H ~ . -7 cn U U a a W O O O W W ~ ~\ o 0 0 0 0 0 0\\\ \~\\ r+ H o 0 0 ~ I a a a ~ o \\ r\ ~ a a~ H H H H H o o\ o o\\ H ~ .-~ a ~ D U z O .7 ~ P: Cx p a H w R: Cx ~7 ~l r r W ~ FC Q a s ~] Q ~ H r H ,~ r r\\\ H ~ N Q \ cn p; ~>~ a a H w a w\\ \\ r r r UU ~ £ rn ~ I a ~ w ~7 cx a H FC w O FC F w I ~ ~ p p w w A r r z r r z z ~ ~ cn cn ~ >' >' O O O F F F v U] ~ fx x ~ cn U` U l w W a m cn Ul ~ H ~ U] H H ~Li ~/. z ' O O~/ ' . a a ~ Q U1 U] ~ V ~4 a H W W W W a a m a a O W W F W W F F W W w ` Q ' Q ~ E ~ W ~ ~ a' w H H H FC ~i N a a H 1~-7 Q .h- ~.~- Q Q ' \ i a U] Cn Cn U] U] W O O O O 1-~ Cu ~ q Q FC C~. W a a a H H\ ',~ E Q W CQ Q W W W x x x m F W I r.~ x H a a: rx a 1-7 FC FC x O C7 O O O Q Q m w W H H H cn W ' Y ~ O H I I-7 W W W W f . O W 1a'i U U V O O I z z a z z f.L ~ m Q o o F o o F F z z z I v a Q Q Q Q v F x x U U w F F o H H 17-1 z a' P: a' M Ix CL' W H H 7 U ' H (z7 ~ U] H a `/. 7. z 'ZI 7 O O O O , ] FC FC U] I '~.. ~ U] ul U] I-7 a FC H H H W 0.l tt1 ~ ~\ FC FC a z z O z ~ O O ai FC FC a O a' 7 c~ c~ U 'Vj, ~ H I ~ . U] a a a a i c o~ U U~~~~~ E U c.~ r a a U~~ U~ U ~ F ~ z O O O N CO Ol N CO O 61 N ~ O O 01 N N CO M ~' M Ol N N M [ y [ T] E-I ' O 1p l0 O O O O H Ifl O O O O O O O O r O N O OD O ~O N M M M O~ aD M M M ~ H M ~ ~ N w D O O O H of ~ r W O lfl H M d' d~ C' r M Ol N to r r ~D l0 l71 ~ ~ i I M r H lD H N O l0 l0 H N O N N O O O r N N d' M M H ~ N r r lO H Ol H 41 M r ~ r r N O H Ol N N N I l0 OJ lD O ~ O N Lfl H l0 N N d~ N M M M N O C O W H H H H H H l0 l0 H N N M H H ~ ~ ~ H CL Q O F F x # i~ Y # ~k i~ i~ # i~ i~ '~ "~ z z H H rx cx rx x x rx w x w x a s m o a ~ ~ ~ U ' O O ~O Cn H FC H $ U ~ 3 . ~ $ U1 Cn Cn H ] ~/y w w ~ ~ ~ u ~ H H rl ' ' a a' z 7-. `!.. Cti a a fx a z P: a 7 x H ~l 7 IQ ~ O O O W i- O W FC a O O O . w w O O ~C FC a a U FC x x x H H H cn H m w w x a w H U U U V ' F F F ~ H H F dG . U 7+ O ~ O a w FC FC FC tz a: w W cn O a m H FC a a F F F FC F FC ~£ .7 H x U U U w w o o w a~ ~2i r•C F w a a a x a H x H a Q r a a U w z ~ x w a a o 0 o U o U ~- a w o z ~ ~ ~ m~ can can ° a' ~' can ° z z m u o 0 0 o w a H~~ O ~ ~ 3 v z1 ~ z z z H F 07 W a ' ~ Q cn Ca Id FC ~ 7 7 W G H F Q O z ' i Q' r ~ r ~ w k ~ O a k . y y C , a ~ Q fx O ~' ~' o: w ~ W m al w a ~n ~ ~" ~ , R f f w W FC .7 H ~ ~ £ x x O z z W FC cn 3 P'' H H ~ Q ~ ~ w u a a a u a a~~ m z z o°° w w w w w w H~ W rx o 0 o a N ~+ ~+ w o ~+ W ~ ~ a F ~ to W W O O W ~ ] m ~ ~ o m ~ ~ OU ~ I O O V U U Q f U q~~ O m U F F F££ z 0 0 N N r r I H I H I O O O H O H H H N N M N ~ N M ~ ~ ~ r ~ ~ rl H W N O N O O O O O r r r r O O r r Ol Q~ 61 O H O O O O O O O O H H (-i H H H .-~ '~ ~`~ N N O O O O O (y~ M M M M M M M M M M M M M M M M M M M O O O O O O O O N N N N N I Q ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ H H H .-{ H H N N N N N N N N ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I I I I I Iz I ~ ~ I I I I ~ I 1 ~ ~ I ~ ~ ~ O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O Ol Ol O O O O O O O O O O O O O O O O O O O F ~ ~ ~ ~ W pl ~ ~ ~ ~ Cp N O O O O O O O O O O O O O O G O O O O '/y" i N N N N N N N N N N N N r o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ] r r r r r r r r r r r r ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ H O I ~ ~ ,.i ,~ ,~ H ~ ,~ H ,~ , , ~ ~ I ~ ~ ~ ~ ~ ~ I ~ ~ I I ~ I U ~ ~ I ~ ~ ~ O O O O O O H H H H H H N N N N N N N N N N N N N U 1 a' I O H O O O O O ri H H r1 H O H H H H H H H H H H H H H H H H H H H H H r{ H H H H w w W w m cn F F F F F F F F F F F F F F F F F F H W W W W W W W x x x a' rx x U U U U U U o U v u v U U U U U U U U a ~ a x a x x ~ ~ I~ ~ ~ x r ~ rj ~ IQ ~ W W U U U U U U U U U U U U V U U U U U U ~ ~ FE ~ '~ U U U U V U U U L` U o F F 1~ ~ FC FC FC ~ FC ~ ~ ~ ~ ~ ~ '~ Q Q g Q Q Q Q Q Q Q q z z w w w w w w w w w W w w a a a a a a a a a a a w w w w w w w w w U] Cn Ul U] U] Cn m in Ul m U U H H H H H H 1 ] H H H H H U U U] U1 cn Cn cn U1 U] z z z z z z z z z z z z z z z z z z x U x x x x x U U U U U x x x x x U U U v U a x w w w w w w w w w w w w w w w w w w w a s c~ W , o o a a a a a a w a a a a a a a a a ~~ X X H H >C >C X >C >C >C >C >C 7C >C >C 7C 7C >C >C >C W W W I I W W W W W W W W W W W W W W W W °J z ~ W W cn m z z z z z z z z z z z z z z z z" z z ° O O O O O O O O O O O O O O O O ~~ O O ~ ~ ~ z z z z z z z z z z z z z z z z z z z ~ C~ I Q I r u: I o a ~ m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m ID m w I O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O \ \ M E-I 1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ lD ~ l0 ID l0 H ~i I q I lO l0 l0 lD l0 ~ l0 l9 l0 CD l0 lD t0 l0 l0 l0 l0 lD l0 l0 l0 1D l0 CD ~ l0 ~ H H H H H H H H H H H H ri H H H H H H H H H H H H H r-I H H H H H \ \ \ \ \ ~~ \ ~\ \ w I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ r r r r r r \ \ r r r r r r r r r r r t7 x l r r r r r r r r r r r r r r r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 r.~ V I c o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a m m ~ m H ~ m N ul m m m m ~o r ~o H o H H H m m m m m m m m ~ dl M lO m r r r l0 r H r M N H H O O H H Ul H H H N N N N N N N N r ~7 r x I w~ w~ w in w o w In r r r r r r ~o In ~ io ~ r r r r r r r r ~o .n ~ 1 H H H H ri H H H H H H H H H H H H H r-I H r-I H H H rl H ri H H H H H N N N N N N N N N N N N N N N N N N x 1 N N N N N N N N N N N N N N -I H H H H H H H H H H H H H H H H H H H H U I r H H H H H H H H H H H I O O I M M Ca l0 ~O I I l0 ~D 1 I F] ~ ~ z ~ G G p M M O O ~ O O W H ~o ~o F F q m r r r r W W 0 o O O o o r r [:. q I I F. F I I o o .~ H ~ H H I I 1 I r r I I .~ H a: t~ r o o r r 1 U] W r F I-7 r w w~~ w w z x U U U V U r r ,~7 y Q, V y ~ H ~ ~ y z O Z U 'Z, z Ul F -I z U H F 7-, z F H W W a z FC I~ waW ~WC H H H H ~ £ a' ~ W ~ ~ x ~ ~ ~ H H z z `n a ~' a H a a W W O W S a a~ ~ C FC w FC N U U r ~ a: a a: a: rx a: a a: a a: H a m q r•C • U v cn m w w m m U U~ x a a a a a a a a a a~ o a a: a~ H ~ m\ a a a u zz FC Z g q a a q q Q Q F a x>= z I m m m m m m m m m m m o o \ H m m m W C7 2 ~ I q RC ~ U U FC FC z z ~ I ~ 0 0 0 0 0 0 0 0 0 0 \ \ \ \ x o \ 0 0 0 [q F z W w H I~] ~7 m ~ la la FC I \ \ \ \ \ \ G O G G O G F H r \ \ \ z z H ~ q q a a W x I11 I a I O O G O H rl H H H H r-i H H H 1-] \ O O O W W F W N N z ~ W W O R: Q ~ t7 m m x H I \ \ \ \ \ \ \ \ \ \ ~ r w H H ~ N c~ w \\\ H W H a ~ I ~ '~ a s q q a I r r r r r r r r r r W a: x W IQ r r r F a: £ U W W z H C7 U 1 I F F F F H F F F F F a: U H O ~ ,7., H H M M a: a: q q O a: a: a a: H~ a w 1 z z z z z z z z z z H~ ~ m m U w m H x ~' x x w w FC rC F w q 1 w w w w w w w w w w z U F w w w F H F a a F F o o \ ~£ z£~~~~~£ w z p p p rx m w z W H a w a a: ~~ a I v x x x x x x x x x x E a w g q q o F H o w a: ~ o w~~ a ~ a a a a w a a o a 1 w cn m m m m w cn m cn w~ q z z H ~ 1 l -I w w o o V O H I !. 7. H H H H H H H H H H a: U H H w o 0 o w x~~ t7 F F F F z z a a a: F F I z z z z z z z z z z q a H H H x U] a1 !A ' ' W U] U] U] U] O O a a (~' a ' I a a; a F R: P, a: a rx a: a C FC ~C FC FC FC FC FC IQ r~ W W W z z z r.C I q q q W W W W F F H H o\= FC D ~~ U a z z I H I F U U U V U V U U ~ry V~ E q~ p D O F V O U 3 3 S 3 m m 3 3 N C z a m c ~ H ~ M ul ~ r N o N m H o m m o 0 0 0 0 0 0 0 0 0 0 a W w F I 1 ] r r ,~ ~ r lfl O L(1 M Ill lfl M l0 L(1 d' M ~O O O m M m r ~ dl O O O O O O O O O O r I U) H H N m Ill 1D Ul N (n m m r Ol H O O Ol Ql l0 ~O O O M M O O lfl U] I O M M M O M L(1 d' lD lfl m d' LIl m Ol C lfl r rl lD H N O H ~ CI O O Ol Ol H H m N N U] a. 'a ~ I I l M N N M N l0 M dl H N H O m M lfl Ifl rl ~ d' d' ~ ~ O O O O N M m O Ca ~ ~ M N H 1D l0 m m H H H H Ul Ul H f~+ q O F >' ~ ~ ~ ~ ~ x i< ~ ~ ~ i< ~ ~ i< ~ + r H Z H w ~ a i U U ~ W H L7 ~ ~ F o o a v~ ~ ck ~ w w O~ w H~~ H~~ W F F F F FC U q F F F H F F H H x F H W I ~ W W W W W W W W FC al z £ H H H z w W U U ~ U U U 1 z 1 w ~ ~ F a w ~ I~ U U U w m ~ - - - L7 Cl q z O F c4 p m cal _ m >+ ?I ~-I >+ >I ~+ >I >+ F H m W W W W W W W W ~ a' ~ i o F ~ FC H a U] H V H H a a a H a a a a a a a a a~ w w q I z a a~ cwn w~~~ a ~~ a a~ a~~~ a o a ~ ~ F F cn Cn F c7 R1 C7 c7 c7 > ~ ~ > ~ > > > a a: a I 01 M N M M M ~0 N N N m m ~ W W O O O O O I 1 I I 1 I -i H H N N N l71 lfl r O O O O -I H H H O O O O O O O O O O O O w ~ r H H H N N N N N N N N N N N N N N N Ql ~ m m m ~O l0 to \0 ~ ~ ~ ~ '~ '~ '~ N N (p I N O O O O O O O O O O O O O O O M M M M M M M M M M M M M N ~ I ",~ I O N N N N N N N N N N N N N N N N d' al dl d' 1 I I I d' dl d' d' ~' ~ ~ ~ ~ ~ ~ I I I I 1 I I 1 1 I I I z I I 1 1 1 1 1 t I I I I I I I 1 1 O O O O O O O O O O O O O G O m O O O O O O O O O O O N N N I O O O O O O O O O O O O O O O G H H H H H N N M M VI VI In Ul M M M N F-I O O O O O O O O O O O O O O O O H H M M M m m m m m m m m N N I O O O O O O O O O O O O O O O O O O r r O O O VI d' ~' ~ ~ ~ ~M dl M M M H 1 O I O O O O O O O O O O O O O O O O O O H H I I I I r-I f-I H H r-I r'~ H H H '~" H I I I I I I I I I I I I () I I I I I I I I I I I I I 1 I N N N N N N N N N N N N m m Ol Ol T N N M M a' ~' N N ri '~ H U I N N N N .{ H H H H H H H H H H H H H .-{ H H H N N N M M M M M M M M Ifi In In 1 ~ F F F F F H F F F F F F H F F g H z z 7 z z~~ F F F F a a a F U U U V U U U U U U U U U U U U H F O O O H H z z z z z z ~ a ' U U U U U U U U U U U U U U U J 3 ~ H H C ~ ~ ~ FC RC Id FC FC ~ FC ~ FC IQ ~+ a: H F ~ W C*] H H H H ~ I FI a F ~ ~ F F ~ ~ FC RC a. FC FC I~ FC F H W~~ FC z z E~ EI F H W W W W W W W W W W W W W W W W H W a N N H H HI H H a a a m m m cn m m m m cn m cn m m m m v, U a F F l F FC c7 C7 cn m x ~~ g q 2 z A: RC ~ ~ z z z 2 z z z z z z z z z z z z I W U] ~ . U] RS a: W W U U U W 1 W W W W W W W W W W W W W W W W 1~7 U H H H ~ M M q q £ I a a a a a a a a a a a a a a a a F z z z~ a: Ul U] U] W W 0.' FC I ~ r~ ~4 ~i ~G ~4 ki ~i rki ~4 rki ~G ~i ~ ~4 ~4 ~i r~ H H i H x x x x F H FC FC W W w z I W W W W w W w W w W w W W W W W ~ FC ~ ~ F H qq qq £ q a: Cx a a' ~ FC U' C7 H H H C FC t7 U F F F o ~ z z z z z z z z z z z z z z z z a z FC FC ~ FC FC F a a a W w 3 3 Fi H H ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o w z a z z o o a a a a~ z z z z z z z z z z z z z z z z g w c~ o o F F F F o c a a H H H ~ o I F m w z z q q w q m ~ m m H F I-] .7 U U V ~ O , O W U U U W W W W U] m H H FC FC ~ o ~ a I z u 3 3 3 3 3 3 0. w w D W W W W W W fA fA W fA W W W fA W W fD fA W fX1 W W fD W f fD W W W iD fSl W I b f o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 l 1D ' 0 ~ t H ~ I to l0 to l0 l0 1D l0 l0 l0 l0 l0 l0 l0 ~ l0 W l0 ~ 1D 10 ~ l0 ~ ~ ~ ~ . 10 J) D l H H H a I H H ri H H H H H H H H H H H H H H H H H ri H H H ,-{ H \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~. \ \ H H r \ \ ~~ \ '~ \ w v I x l r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r 0 0 ~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a M ~p Ol Lfl lf1 lD ~0 ~' l0 W 111 N M Ol M ~ 01 O N In O O r ~' dl Ql r N r M ~0 dl r H Ol T d' d' O Lfl O H d' M dl O H N dl 01 l0 In d' dl M dl d' l0 O M H O r Ol xc I ~ ~ ~ ~n io ul ~o ul ~o r ~o ~o ul ~o ~ r {rl ~ L(l ul ul In w In w ~ io r ~ ~ io ~ I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ H ~ ~ ~ ~ H ~ ~ ~ ~ ~ ~ ~ N N N N N N N N N N N N ~ ~ ~ ~ ~ ~ N N N N N N x I N N N N N N N N N N N N N N -I H H H H r-I H H H H H H ~-{ H H H H rl H H H H U I r H H H H H H rl H H H F U W f] O M' a v z H a O F W ~ ~ H C/] C7 0.l F ~ u w a z p z ~ U O FC E+ U C7 o U W W a ~o N O W [~ W H W H a F O U W N F ~ O H a aw ~ z w cn ~ ~ a o m u~~ a~~ v z~ ~a ~ a w U F v v w z I I p a' W W ~ O 7. U W I H H F U W H U] U] F w ~ H x W W W z R' O P.' Z7 W W U] ~ s H U1 Ck F Ul z U' ~ H H I I ~ ~ a a F m x w w x w m a H o w w a F H m m U a FC FC aa, x w I a F a a W W ~ C7 tk W F x v a u; E a C7 a U~ a s r•C w z w w w a H I I r.C a~~ x m I cn H~ x x+ U rx w ~ a a x a x H w w a m tx a G F' a I a CL tq W FC ~ O z F U H O W W D U r-C fk a W G O C7 W ~ W W ~' ° F cn o z I I w v zn w H F m F ~ FC w' W H ~ H H W P7 W [~ W H ,7_I U H CI] 0.1 H a F W FC U (x H > F F o 0 o U a a a a a~ I Q z V I l u o v x z~ a v z W w~~ w a x w z o o m H~ m F F o a o a a a a i W ~~ H~ ~~~ z~ \ z a o 0 o U U H a F ~ a a F w a o D ] w a F I I x\ a F z ~ E H z7 ~+ w a E a m w a o ~+ I [L H ` w ~~ H U] CO C/) H ~ Q H I J H k U fx x W x N a s ,7, a W H ~ C W W H Q U U O~ w' O W I~ ul W O I F z z t7 w F U rx ~ H x z H lx a cfl O ~ L7 ~ W O W a u] W F R' D a W W a w O 0. FC W Cq W W W H w ~ ~ I 1 FC H a ,~ a ~, rx p w~ H w w o w x x a w o w~ H a w a a w w H a~~ a~ U a a a a w rx Z H o~ w cn a a 3 F w N a~ 3 w c7 o U~ x a 3 w 3 FC F ~ W m o M o 0 0 0 0 o m ul o w N N o of o Ol C ll1 ~ H ~ ~ ~ ~ d' ° r, , W F I I ~ o o r N O O N O r O O O O lfl O N M O M N M O Lfl OJ Ifl r r H W M ~D N dl r ~ r, ' 7 • I W N ~ O O O N O M O O 61 r rl ~O N N r{ ~p r ~O u d' N l0 lf1 O 01 \O l /Y ( J] I l of ri N H Ol N M O 61 H O dl 01 r M H Ct' O O~ M l0 H H H N M W V' l0 lP l0 d l (n ~ ~ i I CO N r r to O H H O N N H H M W Ol u1 lfl W W d' N tP H d O Pl H W dl l0 to N \O H `~ ~ w a Q F k .p # # • r i1 it it -k -k -k i1 'k -Y k ~k i # k W -k O H H H a cn O FC O Ck W d z a w' U a O U ~ W x x x O x c1l m H F H cn O z m U U z H G z g t7 a FC U U U z x W z F U H £ O ~ a a ~ FC ' > ~ te ~ ~ ~ U a ~ z U cn a FC z FC H H a W W H H H FC W O W w' U W H H W W W W H O U C.k ~ F H H H Ck R' Ck w z a H F W W W Cx w' RC H a [.k w H O W F £ a s U a W H z F a w a s F F H O rF z H p '.~ FC m FC ~ ~ x a w F U O w~~ '.~ '.~ FC x W ~ U z F 1 H x a W W u] z O 7+ W W H U U F R' P' a a v U >~ z o H o a~ x F o " , FC ~ '7 rl 7 w H H W H p~ W W v m a z F F z z z U H H ' ' H H + + . U a' L4 W P' $ W U] U] H O w W r.~ F z z z F F 0.'. 7-. F a W !k Q, z `~ z I \ H W RC FC I~ x W H a a P7 W H D G w G a a a F o z°~ z a rx w o F~ °' z a z W~ a z z m w w ~ ~ v ~ a z U o z ~ a z a ~ m u~ ui : H U] O W 7-I H H H ~ H H ' a W H fk a W O I I (~ W F FC F ~ P ~ W x P+ pa ~ EI W w - ~ u] u] W x RS - RS F F a u] C~ a s H ' a ' a ?I x x H a ~ x ~ I Z J H O D ~+ r F a~ x al r v w ~+ l ~~ a a a~ a a ~ Q rC w H ~ ~ ~ w ~ ~ ~ ~ o H .~- 1-I /~ a w > x w a cn j ~ I cn w w r•C ~ I w a ~ ~ ~ ~ ~ w ~ ,~ ~{ 0 0 N N lf1 N W In r VI M O O O O ° '~ I I I I I -i M O O O l0 O O N O O O O lfl Ill W W Ill lP W ~ N N N N N N N W D . O O N U1 O O O H N \O O H H O M 01 H N l0 l0 ~O lD ~ ~ ~ O O O O O O O [(~ I H d' O O M M M M N N N M M M dl N M M M M M M M M M M M f+l M M l l I '.7 N N M N N M d` d' dl d' d' d' dl d' VI cH d' C dl dl d' d' dl dl d' d' dl d' d' d' dl 1 I I I I I I I 1 I I I I d dl d' d' d' d' d I I I I I I I z l I I I I I I I 1 I I I O O O O O O O N N O O O O O N O N N N N N N M H H H r{ M H In l0 i N N N M M ~D l0 ~O l0 l0 l0 1D M M H H H H H N M M d1 d' dl VI d' .T In I11 111 tl) fT !P Q1 Ol 01 [-I I I ' M N N N W W OJ N fA fA W N N ft Ol 01 Ql Ql Ol Ol Ol T (P fT 6l Ol 01 Ol ^1 M M J., M M M O O O O O O O M M M M M M M M M M M M M M M M M M M { H H { I O I H H H H H .-1 H H ,-{ H H H H H ~-{ H H H H .~ H rl rl H H 1 I I 1 1 1 I 1 I I I I I r H H rl r I I I I I I I U I I I 1 1 i 1 I I I 1 r r r r r r m W H H ,~ H H ~ H H H .~ H H ,~ r r .-{ H H H H H H 6 I + H r l ,n ul ul ,n ul ul In w w r r r r r r r r r r r r r r r r r r r r I ul ul w a a a a a z z z z z m H m F F F F F C7 C7 C7 C7 C7 C7 C7 O O O O O a F z z z z z r l ~ ' w O o C~ Cx I-I O a a aa H a z J w W W W /. FC C a a a z z z z z z z a a H H H H H F F F F G F z ~ ~ E ~ ~ j ~ ~ ly Fib a rL ~ rr; H H H H H H H rr: r.C F F ~ F F FC FC ~ FC ~ O cn H F F F F F ~~ F \ w F v a 7 a a F w H H 0.' R' x x a~~~ { H H ~ ~ ~ ~ ~ I ' a a F H F F F C7 [L ~ W W W W W ' ~ ' ' z O O O O cn w Ck w w a a a R5 w w w w w~~ cn m m m m p ;>~ x x cx P.' H w' P,' fk Ga ~ w ~~~ w w w a a w w a a U U H H H H H a ~ W F F F F F F a Q W I U U U W 0 0 0 0 0 0 0 z z z z z U] U] H H H H H a YI ~ N ~ ~ a z z z O O O ~> a W ~ w w w a a a w a a w w w~~~~~ qq u a rx a x Q FC C U u v c> H F x o ~ I H H H O O O O O O O H H a a a a m r-C H r•C FC ~ o x a a a a a a a a a F F~ ~a a~ a ~~ cn m a z ~ F F F a a a ~ W W W W W H H RS F z z z z z W ~ [/~ u] to F W H H H W W > ~~~> a a a a a a a o ~ o 0 0 0 0 o w w w w m~ ' ~ ~ a a a> W W W W W W H H U U V U V W 3 '.7 U U U U U .7 a a U U U C> I H H H W U U u a a a a a a a o U a a a a a .~ a w w w w w c u] a o 0 0 o a w a u: w' fk !~ z w r a I n Q FC FC W W W W W W W FC IQ $ 3 3 $ 3 x z ~ m ul cn a a a a H w o a w w w x a rx rx rx x rx w w m H N O7 N OJ N CO N N N W OJ W W O] CO W 00 W OD W aD N OJ N W N W N O CO O 00 O (D O CO O cn w I F I ' O \ O \ O \ O \ O \ l O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ l0 O \ ~O O \ l0 O \ ~O O \ l0 O \ l0 \ l0 \ l0 \ l0 \ (D \ l0 H I /~ q l0 H l0 .-~ ~D H l0 H 0 H H H H ,-+ \ ,~ \ H \ H \ H \ ri \ H \ r1 \ H \ H \ H \ H \ H \ H \ ri \ H \ H \ ,~ \ H \ ,~ \ .-~ ~~ H \ ~~ ~~ H \ (t] c7 1 x I \ r \ r \ r \ r \ r \ r \ r \ r r r r r r r r r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r 0 r ~~ r o ~ U I o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a lfl H Lfl H 1D W CO O M lIl r Lfl M l0 tll l0 M 01 M 61 M 01 M 01 N lD M Ol r ~O N l0 r ~0 r 10 r l0 r l0 r ~ OJ ~ O CO r d( OD C N d' M r N O~ N Ol l11 l0 N 'X1 ' ~D M ~k I I x I ~0 H N ~D H N l0 H N r H N L(1 H N lfl H N L(1 H N lf1 H N l0 H N l0 H N l0 H N l0 H N L(1 H N ~O H N l0 H N l0 H N l0 H N l0 H N H lD H N H l0 H N H lf1 H N H lfl H N H lfl H N H N H (V H lfl H N H lf1 H N H lfl .~i N H l0 H N H tD H N H Ln H N H 9 H N H ~ H N H U I H H H H H H H H H r-I H H H H H H H H O O ~ ~ C4 Z U a R. H a P+ w W ° w c n x ~ a x Q a ~ a W a' 0.' O U H W H W ~ ~ x w H z H 3 CO 0 ~ O F 3 w U] w C!) w z~ ~ H w rx a w a a a C x z w C7 Q H ~ H H ~ I FC CA U Q W 7C W E+ ~ F 7y C7 H D ~ FC x F ~ FC x U U V U U W a H ~ H i a O rx a1 H tk `~ awl c' ~ U' r] I ~ , fL' , H ~ FC Q I U H ~ H ~ H ~ H ~ H ~ H ~ W E-I cq W U] ul u] W G + ~ m ~ ~ U] u] I H `" q m a a m m m m ~ a a a a x a w w z a w ~ w c~ w c~ U H ~ w x w w w ~ rx m z H x w a W w w w w w w w w w w m w m w m ~ c~ ~ ~ w l q F w x rx w m H w a w a ~ o x 0 x 0 x 0 x ~ o x m m m ~ ~ H ~ ~ ~ a w ~ ~ ~ Q cn x c~ w w o m m m w o m u U U U v U x x z x x x w x ~ o H x FC w q m m H H H H H H U U H U U U U] Ul C /- o m o c~ o z u~ w a i c ~ ~ ~ r ~ ~+ ~ H g al h x H x F a F x H a F a F W W W W W w a 3 ~ U O H I a x H m ~ ck w w ~ U F w F w h w w u w U U U ~ U U z z a z z z w ~+ U ~ r ~ a o f I Q a m rC > a O z H Q F H w G. w w w w w w w w w o O 07 O o O F ~ w' ~ H F-I N F H h H U ~ ~ I o a w x o a ~ ~ ~ ~ ~ ~ ~ ~ a a a a a a x a x a a U x a x a x a 3 U U o v v H I U w cn h m a a o m m m m o m w w w w w w F ~ O r r ~ dl r dl ~ ~ N N O O d' r M !fl d' r O O [y [1] [-( I H ~D OJ l0 O O O r N N O 01 CO l11 r V~ N O N M O 01 O r M r O N d~ O lfl r H W I ~ H l0 N M Ol lfl O L(1 M M ry Q ] r ~ , ~ N M ~ N r Ol l0 r ~ ~ O r r ~D r r~ M N M M r 0. [(] I N M N W M r O M lO ~D r Lfl [0 dl r N O H l0 M ~ N d' dl lLl M r O ~O O d' d( \O [n ~ W M lfl O d' N O d' M M i H a~ N ri N N H M N ~ ' H O lfl N to H H H r O Q of cr N N ~ ~ H H H w H Q '"1 O F i( i ~k i( Y i( 1~ x # # -% i( # H # it -k F H C4 ii i( ~ # k ~ # ~ U `~ z ~ ° 3 z ~ m z U z H a w a x a' 3 H ')-I H ~ O U ~ ~+ 3 x w Q F a F U a F O U U V U O U o Q a W ~ U o R' ~ x O z H z H z H z H x O q z H ~'+ z ~ z ~+ z ~ z ~ N ~ U O O Q H x V a w ~ a w w Q w Q O O O O O ~ ~ C ~+ C ~-~+ C ' ~+ ~ ~ ~ F F x ~ O a x w > x ~ c 7 z a a a a a x a ~ ~ ~ ~ ~ ~ H U z U r F z I W W P; FC U F H a,' W W W W r-C w O U O O O O F w H a q,' p; I Cry C~ U H a H Q Q Q Q H Q U U U U U U ~ ~ x O W O ~ H z z ~ W W W W FC w W W W W W W F h U H h F H F FC x U OS x I Q I H ~ H rrCC N N W cq z W x 0 0 0 0 x x q O x X21 L7 .Si t7 ~ t7 ~1 c7 x C7 'b c7 `b H 'b ~ F O '~ h '~ F '~ F a FC q O a w x g H w ~ I w O m ~C W u: g x x x ~ m w m w a a a a a ~ r.C u r•C ~ ~ U m m w x a , ~ c7 x cn w m 0 ro 0 w m m . , ~ r 0 I ~ r 0 i O O H N H l H H H H O O O O O O O O -I N [z] , lf) lfl lfl O N r r ri O ' O l VI O O O O O O O O H H H H ri H M H H C O O (p I l0 l0 O N O O O O d d ~ M M M d' dl d( d' d' ~ ~ ~ ~ ~ ~ ~ ~ N N M M M I M M M ~' M N N M M M ~ M ~ w ~ ~r a' ~ w ~ w w w ~ w w a( w ~ v w w p ~r ~ w a ~ ~ <r w ~ a a I w 1 w 1 1 I I I I I i 1 1 I 1 I I 1 I I I I I z I I I H 1 H N I d' I O I O I O I O I O O H O O O O O O O O O O O O O O N O N O H O H O rl O H O H [-, lp to ~D l0 l0 N N N N N N N M C M d' N H N H N H N H N H N H N H N N H H N H N H H H Ol Ol Pi Ol Cl 'z Ol Ql Ol 01 01 M M M M M ' M M ' ( d' ~O l0 l0 ~O l0 l0 ~D l0 l0 l0 l0 lD lD d' d' V' d( C 'a I M M M M M d' VI d` dl d ~ C H d -{ d H H O O O O O O O O O O O O O H H rl H H O I H H H H H ,~ ,~ H ,~ , I I ~ I 1 1 I 1 I 1 1 I I I I I I I I I 1 I I U ' I I I 1 I I H : ~' a' l0 ~ l0 l0 ~ lD l0 ~ 1D l0 l0 l0 ~ ~ ~ lCl t0 lD ~ H r H r H r H r H r ri r H r H r H r H r r r r r r r r r r r r r r r r r r r r r r r r O O o z z z z z z z W w w ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ w W ~ [xl o W C7 W c~ H H H \ o 0 0 0 H 0 H 0 H o H U c~ Q ' L7 /-C W R' W P; W R: W a W W w LK W a W W (k a. W P.' W LL' W ~"L' W fk o ~ ~ A. FC FC H FC F FC F FC C7 H H F-: F H F H h H H ~ , z z \ \ \ \ \ \ \ \ \ \ \ \ \ m RC FC o, A: a FC a: a' H ~ r m h m z FC ~ '~ ;~,7! ,;~J! FC ~ z H ~ H Ul m m m m Cn m m m ~ ul m ` m C7 U` U C~ i U a H F F F F F+ f~' z 'Zi 7+ z 7-~ z `I.a /-~7+ w w 7: w Zi w 7. w 7. w N ?~ >+ ~+ ~ a, w a w x m m m m cn cn z Ll Q w £ w ~ w ~ w £ w ~ w ~ w ~ ~~ ~ ~ ~ ~ F F F+ h H W I I ~ `a ~ C `a F /~ O a H '7 H ~! H ~/. H zi H ~/-. H z H ~ ~ 7+ ~ ~ ~+ ~ ~ ~ ~ ~ ~ ~+ N H ~ H U H U H U H U a w a w v ~ E . ~ ~ ~ ~ ~ ~ ~ a ~ a ~ a ~ a ~ a ~ w ~ o, ~ ~ a a ~ a ~ a ~ a ~ a ~ z m I r H z F z Q w Q Q '~ Q FC q FC Q RC Q FC q FC a w >+ ~+ r >+ N >+ ~+ >+ ~ >+ >+ >+ N o ~ I z W W W W 3 F F F H F F H F F H h H H H H H F H ~ ~ I Q a Q a .7 a U Q a w ~ w a. w ~ w a w (~ w W m H a H a H a H a H a H a H a H a a a a a a ,~ c~ O I w w w w W w 'J a ~ w 3 w ~ w ~ W 3 w ~ W H F H F H H H H H F H F H F H H H F H F H H H F H F o I w I W W W cn cn UI U] ul Ul ~ ~ ~ ~ ~ D a ] ] P q ~ D ] co m m m w m m m m co w m m m m m ~ ~,7 i F i o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ W q i i .-a ~ H ~ ~ ~ ~ .-a ,~ ~ ,-a ,~ H ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r r O x~ r r r r r r r r r r r r r r 0 0 0 0 ~ U i o 0 0 0 0 0 0 0 0 0 0 0 CU 61 N M N l0 H ~O l0 N r N N N M d' M M lfl N r r ~ L(1 r r H W d~ ~ M M M x ~ ^,.~ i io ~o r ~o ~o ~n ~o r ~n r in ~o ui r r r N N N N N N N N N N N N N N N N -I H O i H H H H rl H H H H r-I ri H H H r Q O 3 E U z w w H a C7 U' ~ ~ H E E FL C!1 U] O O ~ a a o ~ ~ o m m R: fk R' q W W W H F m h H a x a w a ~ H H G. ~ [x cn cq m O W x U E H H Q Q ~ z U] U] U] Ul U] Ul U] H w w w w w w w w H H H H H H [1' U] H F a W G+ U] U] m m W W O i H i H a a a a a a a w~ o ~~ w ~ a a a a a a a a a a a w a a w k o a w ~ o~ F ~~ ~~ H ~ '.7 .7 "Q Q Q .7- `J W U] U] U] Ul U R' 3 H H O W Cu C7 N N Ck ~ U ~ m ~ U1 U1 ] cn w w w w w w w w H m a m m w o a a rx a, a W ~ Q ~~~ a or~~~ °x ~ v~~ o >C FC ~• a o 0 F z z ~ ~ U i a a a o; a: c~ w m ~7 C~7 ~ C~7 ~ ~ C~7 w v ~+ ~ p C F ~ G o E m W x ~ H FC U U FC H W a ~ ~ z , . E-~ H F F E+ F h H H H H H H H~ [ p a ~o w x o a a z F, , u U U o U U o cn w ~C o a a a w w ~C H n W -{ m ~ o o 0 0 ~, , H o m o m ~o M N ~ . o . w o ~ ~ w ~ ~o r M o~ N ~o in ~o o m o M d~ r d' H ~' H M lfl tf1 N N H 61 O r N (/] ~ Q~ r lfl l0 N U1 N l0 r 61 N N d~ L(1 O7 O r LIl lf) H N H Ol H N N H O W ~ ~ ~ w H rl '-i GL q H O E i~ i i~ # Y # U fx i~ i~ i i~ i~ # # i~ H H W f1' fk ~ a a U z ~ U] U] O O rr ~~ rx H a O FC u W p H ~ z ~ H w z w u U u F z E z w~ w Q w ~+ H o H H W W E ~ w i H U~ H a ~ a H ~ U (~ U w R' W a' a RC ~Wy p.' U] H ~ a H H ~ O ~ N Q ~4 ~ U a U] a W U G ~ , H ~ H p p N p z Ci' W W O W o z z FC FC a ~ a x ~a a s ~a a w w v Q Q o; z~ x w x a H rx H o U x U x a x~ x H U~ ~~ a r~ F a a a ~ ~ a a F a a~ a 3 n u~ Q m c 3 3 3 a r O r lLl lfl w i N N N N N N N O ~ ul IP O ~1 CO ~ ~ O O [Q O O O O O O O d ~O lD M OD OJ N N N ~ M M M M M M M M M M ~ N N ~ ' N d~ d~ ',7 i d~ d~ d~ d' d' d~ cT d' d d d ~ ~ 1 ~ I I z ~ ~ i ~ ~ i i i O O O O O O O O ~ ~ O O O O O O O O E, z i ~ ~ H ~ ~ ~ H ~ m m m m m m m m ,-~ ~ ~ 0 0 m m v~ 0 0 0 ~ ~ 0 ~ .-+ ~ , a~ ~ ~ ~ w ~ a~ ~ a' ~ r o 0 -i o 0 0 o m m 0 0 0 O , ,-~ ,~ ~ ,~ ,~ ,-i ,-~ ,~ .~ . ~ ~ ~ i i i ~ u ~ ~ ~ ~ ~ ~ o o o r -+ ~ i .~ r r ~ ~ ~o ~ ~o ~ ~o ~ io i r r r r r r r r ~ , o ~o r r r m m m~ m W W w W W W W W R7 W W F H F m U] ~ (9 C7 (7 U' V` U` (; C7 U' U U U U ul U] z a~ a~ a a ~ a~ a~ ~~ m a w i ~ „ ~ ~ ~ ,, r ~ H H F H F F h F ~ ~ z z z h H H W W z Q Q w W W i H H H H H H H H U u U U u U U U H H ~ L4 W v U a w w W F H w~~ z ~° 0 ~ z z z a a i i ~ °z ° °z o 0 ' ~ o 0 ' 0 0 r o x ', CL z z H d~ W N ri O a H 0 E 0.' O z w H C N N H a E 0 h Q x C9 Q x 0 U W a DATE: July 23, 2008 TO: Honorable Mayor and City Council FROM: Sharon Ranals, Directc-r of Parks and Recreation SUBJECT: COMMON GREENS ;PLAY AREA RENOVATIONS PHASE I AND PHASE II PROJECT NO. 51-13232-0824 RECOMMENDATION: It is recommended that the City Council, by motion, accept the Common Green Pl;~y Area Renovations Project, Phase I and Phase II, as complete in accordance with the plans and specifications. BACKGROUND/DISCUSSION: A total of six (6) playgrounds in various locations in the Westborough Common Greens area were installed. Phase I, approved on January 23, 2008, replaced structures at four (4) locations: Carter Park, Area 3; Areas 11, 12, and 14. These structures were installed in 1993, and beyond their useful life often (10) to fifteen (15) years. P- cooperative, interagency purchasing agreement, as permitted in Section 4.04.040 of the Municipal Code, was utilized with a cooperative purchasing agreement on the County of Monterey's bid, to purchase and install the equipment. Phase I Estimate: $85,000.00 Dave Bang Associates, Redding, California $63,431.94 Phase II, approved on March 12, 2008, replaced structures at two (2) locations: Areas 31'. and 34. A cooperative purchasing agreement on Castro Valley's bid was used. Also installed in 1993, these structures were beyond the industry standard for replacement. Phase II Estimate: $65,000.00 Miracle P1aySystems, Inc., Alamo, California $61,998.81 Staff Report Subject: Common Greens Play Area Renovations Phase I and Phase II July 23, 2008 Page 2 FUNDING: $150,000 was allocated from Common. Green Assessment funds in the 2007/08 Capital Improvement Program to accomplish the projects. The total construction cost for all six (6) areas was $125,430.75. CONCLUSION: The project has been inspected by city staff and completed in accordance with the plans and specifications. The project has a one year warranty period, which takes effect upon acceptance by the City Council. It is recommended that Phase I and Phase II be accepted as complete in accordance with the plans and specifications. Y~ , Sharon Ranals Director of Parks and Recreation Approv City Manager d: ~ ~~ ~~ M. Nagel Attachment: Playground Structure Replacement Project Location Map 3 s _ ~ }~ a r , \ ^• ~.. : .._ U.._... ~`1.M3w357.-7 Y'3Ni~~ b3MD~ _3e ~tl- tTZ3 ~ o h .,, ,u. ~ ~ _ Y-- a_ ._2 -- Z W s Y 1Sl Z s i ~ a 10 ,t i..l ~ ~! ~1.~ Y a `ti :.::~ i ~'ea ;u ee .,g' ar 3~~bf! 4:~F-~ „yr 4.t ~ ~•z~ i t NaS10 to ~ OP W O sr t^.: ~ ,~:e ~ w 0 a t ~_ v ~ -_ ~ o ~. ~..~ ~. r. ' `r ta. y4.• M7y .i i a S ~+ 3a 1q '~ d 9 V O .z ° N _ ~~ o +n .oo M ~: w. s U u '1 - n 3~ Z > ~' Q W. 7 I~ S3Q03o ~o~ ~~ 1x .3 N ~+~ ~ [3: ~1~ • 1~ z " 2 o Z m O ~ '- - ~ r ~`' a Qa °• 'r T CT. ~ fiLB£R ~ '~ ~ ~ 1 ~ 4 4drr ' f ~ ~ ' ~ '"' O _ •1~ Nats3a ~' ~ u~i~' x _ _. a 1 ~ ~ T CT. ~ _ o. _ ~ $ASSET ~ ~' } O AYA1 - 'o XYlb1Yd a r~~ Z _ = 1~1 ~ _ _ _ _ __ r A WAY ~ ~° "1 W •. BETSMA Z .J _ ~T~Ap WAY ~ ~ e ~ ~ ~ ' r ~ a - o°' ~ ~ y ~ > '' ~ W } I Y ". A{ • i • ~ 1N3b ~ •. K£NT Y1AY ~ a ~ 7 +.. o~~ ~ O +!!) ~ ~~D f~ r ..~ .. -- 1 •-t ~ s ~ ', GT. • •i, 2qL~ to '~ .~ Y _ 9th. ;' ~ ,oti.' -Pro N+1~ `' r ~ a o 0 PAL S a /" W 1K a ~ r~ ,~, i I ~ p ~ 1 l~ HVN•lYAYS ~ w ~ (~ "o O _ 4 ~ o °a a ,p ~ 7~ <~ - _ - "' _ ~ ~ err ~ , ~ d'O ~I ~w " V O S<~ ~,~ ~ ° ~" oc l d CHATHAM CT.• ~ W ~ ~ ,~ 1 t _ o ~ ~ y ~I• n` ` ~ X44' ~ `~ P'~" i ~ ~~~r;?g'"r' ...+ Y N~wpR9 1 ~ ' ~ Oy r '/ 1J / ` ~:. .Py z r s ~ ~ ,, ` ~' •~ N ~a~ y, ~ a J -~3 I' ~ `1 `~`t.~ 0 q ~'~•~ Od`~,l r1> >/t+, a 7~\® ~~ _ • I HAU SSMAH p° ~J aq ~ 3 ' ~ _ 0' Ye ....•^F~1p.~~._ d6 .~ - ~ n N •, i ~, ;$ t ~ ~ / ~'~ ~ PY~ ~ o;~pf r J 'Q~PG~ , . i GPI ~ e1 ~a ; <' ~'~- ~f f?~ ' ~~~ ~4,,y `•~ ~ '4 O .i. ~ ~'•, p~,P oy )~ 1 6, ' ~~ ~ ~ ~O' t L. •Y~ S. ~, '~~: ,6, y ~~s ~ 5: r'r\. `.~. ~4 t . ;yam .",~,. y ice. •.. OG s W w T\r .P P~ ~ a '~ i I ' ^p6 'u \ ~ DATE: July 23, 2008 TO: Honorable Mayor and. City Council FROM: Marty Van Duyn, Assistant City Manager SUBJECT: F:ESOLUTION APPROVING A CONSULTING SERVICES AGF:EEMENT WITH BAY AREA ECONOMICS TO UPDATE THE GENERAL PLAT HOUSING ELEMENT IN AN AMOUNT NOT TO EXCEED $82,775 RECOMMENDATION It is recommended that the City Council adopt a resolution approving a Consulting Services Contract with Bay Area Economics General Plan Housing Element Update in an amount not to exceed $82,775. BACKGROUND State law requires cities and counties to update their General Plan Housing Elements every five years in order to periodically address the changing housing needs of their communities and to establish action plans to meet those goals. The City's Housing Element was certified by the California Department of Housing and Community Development (HCD) in 2002 as compliant with the laws of the State of California. However, the City is required to receive certification by the HCD for its next update by June 30, 2009. The updated Housing Element must incorporate fair-share housing allocation numbers, prepared by the Association of Bay Area Governments (ABAG). Early in 2008, ABAG released its housing allocation numbers; South San Francisco received afair-share allocation of 1,635 housing units for the years 2008 to 2015. The Housing Element, a component of tree City's General Plan, presents a comprehensive set of housing policies and actions designed to address 1:he City's housing needs and the State's housing element requirements. It builds on an assessment of the City's housing needs and evaluation of housing programs, available land, and constraints on housing production. . DISCUSSION In April of 2008, staff sent out a Request for Proposals (RFP) to seven consulting firms. Two proposals were received, although letters were received from several of the firms suggesting that they are currently at capacity from a workload perspective. Nonetheless, proposals were submitted by two very qualified firms: Bay Area Economics ("BAE") for $82,775 and Dyett & Bhatia for $121,415. Staff Report Subject: Housing Element -Consultant Selection Page 2 Both proposals are comprehensive and include the necessary components to ensure that the City's Housing Element will be certified by HCD. Based on the fact that BAE is qualified for the project and is the lowest bidder, staff recommends the selection of BAE. FUNDING In July of 2007, the City Council adopted a Resolution which established a General Plan Maintenance Fee. The fee was set up to defray the ongoing costs associated with maintaining and updating the General Plan - including its Housing Element Updates. The fee has a valuation rate of 0.0025 on the assessed value of a project, and is collected at the time a building permit is issued. At this time, there are sufficient funds available in the General Plan Maintenance Fee Account to cover the $82,775 project budget. CONCLUSION Approval of this Resolution will allow staff to execute a contract with Bay Area Economics to prepare an update to the City's Housing Element, as required by state law. By: ~ Marty Van Duyn Assistant City Manager By: ~ ,, ~ _. arry M. Nagel City Manager Attachments: Resolution Bay Area Economics Proposal BMN/MVD/gb 1122378.1 RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING A CONSULTING SERVICES AGREEMENT WITH BAY AREA ECONOMICS TO UPDATE THE GENERAL PLAN HOUSING ELEMENT IN AN AMOUNT NOT TO EXCEED $82,775 and WHEREAS, State law requires the City to update its General Plan Housing Element; WHEREAS, staff sent out a Request for Proposals in April of 2008 and received two proposals; and WHEREAS, staff recommends awarding the Consulting Services Agreement; for the preparation of the General Plan Housing Element Update to Bay Area Economics based on its lower bid price and demonstrated competence. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the City Council hereby: 1. Awards the consulting agreement for the preparation of the General Plan Housing Element Update to Bay Area Economics, conditioned on Bay Area Economics' timely execution of the project contract and submitting all required documents, including 'but not limited to, executed bonds, certificates of insurance, and endorsements, in accordance with the project bid documents. 2. Authorizes the City Manager to execute the agreement on behalf of the City Council of the City of South San Francisco upon timely submission by Bay Area Economics of the signed project contract and all other required documents, subject to approval as to form by the City Attorney. -1- -Z- i'66£ZZI i ~I~at~ ~?O ~.LS~.L.L~' ~.LN~Sg~' ~NI~'.LSg~' SOON S3~~' :aeon ~uinnoiio3 auk ~q 8002 ` ~o ~~p aq~ uo plan ~ui~aauz ~ ~~ oastau~~~ u~S q~noS ~o ~T~ aq~ ~o Itauno~ ~i~ aq~ ~q pa~dop~ pug paanpo~~ui ~lrejn~a~z sum uot~nlosa~ ~uTO~a.zo~ aq~ ~~u~ ~i~zaa ~gaaaq I Proposal to Prepare the Housing Element Update Submitted to: City of South San Francisco Submitted by: Bay Area Economics (BAE) PBS&J April 17, 2008 -3- -4- Simon Alejandrino Vice-President Janet Smith-Heimer Managing Principal --~ J. ~ Sincerely, We look forward to the prospect of working with you on this project. If you have any questions, please feel free to contact us at 510.547.9380. We can also be reached at jsmithheimer@bael.com and simona@bael.com. PBS&J will perform the CEQA review of the Housing Element Update. PBS&J has over 9,000 successful environmental studies on all types of projects in urban, suburban and rural areas, including recent environmental analyses of the South San Francisco Ferry Terminal and Genentech Master Facilities Plan. Their experience also includes CEQA reviews of Housing Elements. BAE is exceptionally well-suited to assist the City with this project, having prepared Housing Element updates for communities throughout California, including Solano and Napa Counties and the Cities of Mi1pitas, Vallejo, and Truckee. Weare currently updating Housing Elements in Butte County and the City of Windsor. Moreover, we are familiar with South San Francisco's housing market over the years, through our Downtown Housing Market Study and our own efforts to develop a mixed-use project on Grand Avenue. Weare pleased to submit this proposal to prepare the Housing Element Update for the City of South San Francisco. BAE would very much like to support South San Francisco's ongoing commitment to affordable housing through the development of a document that establishes a clear framework for affordable housing policy over upcoming years, and conforms to state Housing Element law. Dear Mr. Beaudin: Gerry Beaudin Acting Senior Planner City of South San Francisco 315 Maple Avenue South San Francisco, CA 94083 April 17, 2008 s Introduction............................................................................................................"...... 1 Proj ect Understanding ...... ........ ........ ..... ....... ....... ...... ............. ........... ............... ...... ....... ...... ...... 1 BAE Approach ................. ................ .... ..................... ............. .................. .............. ........... ... .....2 Scope of Work .............. .................. ........................................... ......... ...........................3 Qualifications ................................................................................................................ 9 About BAE ................................................... .............. ............ ...... .................................... .... .... 10 BAE Relevant Experience........... ............... ............................................................................. 12 BAE Proj ect Staff.................... ......................................................................................... ........ 17 BAE Awards for Excellence... .......................................... ........................................................ 20 About PBS&J ............................. ... ...... .... ... ...... ... ............. ..... ............ .... ........... ..... ..... ...... ..,.. ...21 PBS&J Relevant Experience............................ ......... ............ ........................................... ........ 22 PBS&J Proj ect Staff..................... .................... ......... ....... ........................................................26 BAE Client References ......... ...... ................ ...................... ........ ...... ..... .......................31 Timeline and Budget .......................... .......... ............... .................. .................... ..... ..... 32 Timeline....................................................................................................................... ............. 32 Budget......................................................................................................................... .............. 33 -5- -6- 1 The work product will establish an up-to-date set of housing policies, providing strategic direction for the provision of affordable and market rate housing in South San Francisco. A key outcome of the updated Housing Element will be an implementation plan for the City to provide for its assigned share of the regional housing needs during the Housing Element planning period and to comply with other provisions of State law. · Analyze housing needs, resources, and constraints · Develop a community participation program · Formulate housing strategies, policies, programs, and objectives · Coordinate these items with the City's new zoning code and the EI Camino Real/Chestnut Area Specific Plan · Prepare a draft Housing Element and CEQA review · Respond to any comments from the public and HCD on the draft Element The Housing Element Update will record and support these efforts to help meet the City's RHNA production goals. This document must meet the requirement of the Article 10.6 of the Government Code and the applicable guidelines adopted by the HCD. As part of the process for preparing the document, the selected consultant will: South San Francisco has historically adopted a pro-active stance towards addressing local housing need. The City's affordable housing activities include an inclusionary housing program, a first- time homebuyer assistance initiative, an active Redevelopment Agency, and support for local affordable developments such as Grand Oak: Apartments, Chestnut Creek Senior Housing, and SROs such as the Grand Hotel and Metropolitan Hotel. The City of South San Francisco must submit an updated Housing Element to the California Department of Housing and Community Development (HCD) by June 30, 2009. In addition to documenting local housing need and production constraints, this document will address how to accommodate 1,635 units of housing assigned through the Regional Housing Need Allocation (RHNA) process. As local employment grows, and new office, medical, lodging, and R&D space occurs, the need for housing serving all segments of the workforce continues to be a pressing issue in the City. A healthy supply of market rate and affordable housing is a key factor in maintaining South San Francisco's role as a regional center for the biotechnology industry. Project Understanding q tF.4 u~ '~ tb. n t ~" BAE Approach BAE is uniquely qualified to update South San Francisco's Housing Element. With 20 years in the affordable housing field, BAE has prepared numerous Housing Element Updates in conformance with California requirements. In addition, BAE has extensive experience preparing a variety of other housing-related studies. Examples include consolidated plans, market studies, and feasibility analyses of inclusionary housing and commercial linkage fee programs. BAE draws on the following strengths in developing South San Francisco's Housing Element Update: · Strong Understanding of Real Estate Economics. Housing policy should be as finely tuned to the local market as possible. BAE will describe demographic and economic conditions and trends that affect housing affordability in South San Francisco. This analysis will exceed requirements established by Housing Element law. BAE's deep experience with real estate market analysis and affordable housing programs will also inform the viability of various implementation strategies. · Current Knowledge of New HCD Requirements. Recent legislation calls for a more detailed site inventory, requires a comprehensive assessment of homeless housing needs, and places more responsibility on local governments to address unaccommodated housing need from the previous Housing Element cycle. BAE is currently working on several Housing Element updates, is familiar with these requirements, and will bring this experience to bear in South San Francisco. Over the years, we have established positive relationships with HCD staff, who recognize and respect our work. As such, all of our Housing Elements have successfully been certified by the State. · Familiarity with South San Francisco. Our experience in South San Francisco includes a comprehensive demand study for Downtown housing, as well as an effort to develop a residential project on Grand Avenue. PBS&J, our CEQA sub-consultant, has also recently worked on the City's Ferry Terminal and a Genentech's Master Facilities Plan. · Expertise in Green Building and Sustainability. With an in-house LEED-certified staff person at BAE, we are intimately familiar with green building practices, and the impacts they have on project costs and fmancial feasibility. BAE can apply this experience to South San Francisco's Housing Element Update, and bring it in-line with the City's new Green Building Ordinance. 2 -7- -8- 3 Task 2b. Document Accomplishments of Existing Housing Element Using data regarding housing production and implementation of various housing-related programs to be supplied by staff, BAE will document the City's housing accomplishments during the current Housing Element planning period in relation to the current Housing Element's stated objectives. BAE will submit to staff a list of the data required, including housing production, rehabilitation, Updating information from the current Housing Element, this task will identify and evaluate local population, employment, housing trends, and projections for future growth. In addition, the analysis will also explore demographic characteristics such as household income distribution, age, household type and tenure, educational and occupational characteristics, and place of employment. This portion of the analysis will utilize data from ABAG, the State Finance and Employment Development Departments, the U.S. Census, and other commercial and governmental data sources. Task 2a. Prepare Economic and Demographic Overview BAE will prepare an economic and demographic overview for South San Francisco to establish the context for the Housing Element. This work will form a foundation for the Needs Assessment portion of the Housing Element. Task 2: Conduct Housing Needs Assessment and Constraints Analysis BAE will collect and analyze data from a variety of sources as described below in order to prepare a Housing Needs Assessment and address other Housing Element requirements. These findings would be summarized in the Technical Memorandum supporting the Element. This task also includes an introductory call with the HCD staff person assigned to the City's Housing Element. This call serves as a pro-active step in establishing a collaborative working relationship with HCD, and highlights any items that HCD would like the Update to address. Task 1: Project Start-Up and Review of Materials To initiate the proj ect, BAE will request and review relevant background materials relating to housing in South San Francisco, including previous Housing Elements, annual Housing Reports, the City's Inclusionary Housing Ordinance, and other recent planning documents. This task will include a kick-off meeting with City staff to discuss the overall project approach, project scheduling, and work flow. In addition, we will discuss the approach for the public participation program and tour the City. This proposed work scope outlines the tasks to be performed for the Housing Element Update. BAE considers this work scope to be flexible, and welcomes collaboration with staff to refme tasks and de1iverab1es. r e and preservation statistics, and actions taken to implement various programs and policies in the current Housing Element. This process will help to identify effective housing activities, as well as those that may require modification or which are no longer applicable. This information will be considered in the process of updating the Housing Element objectives, policies, and programs. Task 2c. Prepare Overview of Current Housing Market Conditions BAE will prepare an analysis of current housing market conditions in the City. This task will examine the match between the demand and supply sides of the local housing market, particularly as they relate to the provision of a suitable range of housing opportunities for households of all income levels. This task will address factors such as new housing production, market rents, sales prices and trends, vacancy rate trends, planned and proposed new housing, and identification of under-served market segments (i.e., by income level and housing types). Task 2d. Analyze Housing Needs BAE will prepare an assessment of housing needs in South San Francisco. This task will also evaluate local housing affordability and the match between local household incomes and costs of rental and ownership housing (including estimating housing cost burdens for existing renters and owners). It will also include documenting and analyzing the housing needs of special populations, including: · Persons in Need of Emergency Shelter; . Elderly; . Disabled; . Large Families; and . Single-parent households. To comply with the requirements imposed by SB520 for disabled housing constraints, BAE will conduct the SB 520 analysis following the evaluation "tool" posted on HCD's web site. The tool provides a check list to determine whether the jurisdiction has reviewed their policies and regulations to see if they impose any undue constraints on disabled housing, and if they have provisions for reasonable accommodations for the disabled. 2e. Develop Affordable Housing Inventory and Analyze Preservation Needs of Units at Risk of Conversion BAE will update information contained in the City's current Housing Element as to the number and type of affordable housing units in South San Francisco based on information provided by staff. Furthermore, BAE will update information regarding the risk of affordable housing conversion toimarket rate during the planning period. 4 - 9- -10- 5 Task 3b. Adequate Sites Program If the land inventory analysis does not demonstrate a supply of suitable, available, and appropriately zoned sites that are sufficient to accommodate the City's housing need by income BAE will establish the number of housing units that can potentially be accommodated on each site. BAE will also determine if existing land use controls allow for development of housing for lower- income households. In addition, BAE will evaluate the feasibility of redevelopment of non-vacant sites considering factors such as the extent to which existing uses constitute and impediment to additional residential development, recent development trends, market conditions, and existing or proposed incentives. BAE will determine which sites identified in the inventory are available and suitable to accommodate South San Francisco's RHNA of 1,635 units. This analysis will determine the City's ability to provide for a variety of housing types including multifamily rental, factory-built, mobile homes and transitional housing and emergency shelters. Task 3a. Land Inventory Analysis BAE will prepare an inventory of land suitable for residential development. This inventory will include vacant residentially zoned sites, vacant non-residentially zoned sites that allow residential uses, underutilized residentially zoned sites that are capable of being developed at a higher density or with greater intensity and non-residential zoned sites that can be redeveloped for, and/or rezoned for, residential use. Task 3: Analyze City's Ability to Accommodate Regional Housing Need Assessment (RHNA) Allocation BAE will complete the following tasks to evaluate South San Francisco's ability to accommodate its RHNA allocation. Task 2f. Analyze Governmental and Non-Governmental Constraints to Housing Production This task includes an evaluation of local barriers to housing production, covering such factors as land costs, construction costs, availability of fmancing, regulatory constraints, availability of land for residential development, infrastructure availability, etc. To assist in this assessment, staffwill provide BAE with an updated schedule of fees for the development of housing and will also provide information regarding the City's residential site improvement standards and residential entitlement processing procedures. BAE will also interview local housing developers, including affordable housing developers, regarding their experiences with the development process in South San Francisco, and their suggestions for ways to facilitate the construction of additional housing within the City. level, BAE will prepare a program to accommodate the remaining housing need within the planning period. Strategies to increase total residential development capacity include establishing minimum densities, modifying zoning and development standards, encouraging the redevelopment and reuse of non-vacant or underutilized sites, removing other housing-production constraints, assisting in the development of housing, and conserving existing housing stock. BAE will also take this opportunity to identify any necessary changes to the zoning on particular sites, recognizing that the City is currently updating its zoning code. Task 4: Develop and Facilitate Community Outreach Process BAE will work with staff to prepare a program to maximize public participation in the Housing Element update. As the primary element of this program, BAE will conduct a series of key informant interviews drawing in representatives from a variety of organizations representing the full diversity of the South San Francisco community. BAE will work with City staff to identify a list of key stakeholders, prepare a standard interview guide, and schedule appointments. BAE will summarize [mdings from the key stakeholder process for incorporation as appropriate in the Draft Housing Element. BAE will also conduct a public workshop as part of the community outreach process. As envisioned, this public workshop will provide the public with background information on the Housing Element update process and explain State requirements. The workshops will also provide the opportunity to collect input from members of the public regarding their concerns for housing, including special needs. Finally, the first public workshop will provide community members with the opportunity to share information that can be utilized in the Housing Needs Assessment. BAE will collaborate with staff to plan the meeting agenda and will facilitate the event. Responsibility to provide meeting a venue along with refreshments for participants would be handled by staff. BAE will be responsible for taking meeting notes and providing a written summary of the public comments received at the meeting, suitable for inclusion as an appendix to the Housing Element. The workshop time and location will be set in consultation with staff. As budgeted, this task assumes one visit by two BAE staff people to conduct a full day of in-person key informant interviews. The budget also includes time for two BAE staff people to facilitate a public workshop. As noted in Tasks 7 and 10, BAE will also present the Housing Element draft in up to three public hearings, at which members of the community will have further opportunities to provide input. Task 5: Identify Housing Policies, Objectives, and Programs Working with the City, BAE will develop goals and policies that address local housing needs, as 6 - 11- -12- 7 Task 10: Participate in Public Hearing on the Final Housing Element BAE staff will attend one City Council hearing to present the Final Housing Element. In discussing the Final Housing Element, BAE will advise the Council regarding the effects of any Task 9: Submit Draft Housing Element to HCD for Comment and Revise as Necessary BAE will prepare the draft Housing Element for submittal by the City to HCD. Upon receipt of HCD's written comments on the draft, BAE and City staff will confer with HCD staff to discuss their comments on the draft and discuss any compliance issues, along with possible solutions. BAE will make any necessary changes to the Draft Housing Element in consultation with staff, and produce a Final Housing Element. Task 8: Revise the Draft Housing Element Upon receiving comments from the Planning Commission, members of the Council, and the community on the Public Draft Housing Element, BAE will confer with staff to discuss options to address comments and determine revisions to be made. BAE will then revise the Draft Update document accordingly, and prepare a Draft Housing Element for submittal to HCD for its required 60-day review. Task 7: Participate in Public Hearings BAE will participate in up to two public hearings (e.g., Planning Commission and/or City Council meetings) to present the Public Draft Housing Element Update for review and recommendations. Task 6: Prepare, Submit, and Edit Draft Housing Element BAE will prepare and submit a Administrative Draft Housing Element Report that includes the research, methodologies, and findings of the prior tasks. This report will include text, tables, and maps to document the study. The Element will be formatted and organized with the goal of creating a reader-friendly and easily-navigated document. Following two rounds of comments, BAE will make changes to the document and prepare it for distribution as a Public Draft. This section of the document will also fold in the City's upcoming Green Building Ordinance, as well as other policies at the nexus of housing, sustainable development, and greenhouse gas reduction. well as a series of quantified objectives for units to be constructed, rehabilitated, and conserved by income group, per HCD requirements. Additionally, BAE will collaborate with the City to craft a comprehensive housing program that works towards achieving these objectives. The program will include short- and long-term action items, identify time lines and responsible agencies, and layout a monitoring and evaluation component, where appropriate, to ensure ongoing implementation. proposed modifications on the potential to obtain HCD certification. Task 11: Revise the Final Housing Element per City Council Comments BAE staff will make any minor editorial changes that the Council requests, prior to submitting the document for final HCD review. Substantive changes that would require additional research or analysis are not included in the budget for this task. Task 12: Submit Final Housing Element to HCD for Comment and Revise as Necessary Once the Council takes action to adopt the Housing Element, BAE will prepare the document for submission to HCD for final review and certification. BAE will also prepare a summary of any changes made to the document since HCD's preliminary review. Based on direction from staff and comments from HCD, BAE will make any minor editorial changes. The budget for this task does not include any additional work in the event that HCD does not certify the Housing Element due to changes requested by the City subsequent to preliminary review. Task 13: Perform Environmental Review PBS&J will perform the CEQA review of the Housing Element Update. Given that the City of South San Francisco is largely developed, it is expected that areas identified for future housing developments would be relatively geographically concentrated. As a result, the analysis of the physical impacts of the Housing Element Update would be fairly limited; therefore an Initial Study and (M)ND is anticipated to be the appropriate CEQA document. 13a. Project Initiation and Organization The Environmental Proj ect Manager and Planner will attend one kick-off meeting with City staff to discuss the scope of work and any other concerns. This task also includes review of relevant documentation in preparation for the Initial Study. 13b. Preparation of the Draft Initial Study/(M)ND Concurrent with the preparation of the draft Housing Element, PBS&J will conduct an environmental analysis of the project. It is assumed that this analysis will justify the adoption of an Initial Study/Negative Declaration or Mitigated Negative Declaration. This Negative Declaration/Mitigated Declaration will include an Initial Study that will contain the required elements, including: a description of the project; its location; a comprehensive environmental checklist per the City's preferred format; information concerning the project's environmental impacts; suggested means for mitigating the significant effects; and a review of the project's consistency with the General Plan Land Use Element and other land use controls. The sources of information used in the Initial Study will be cited. 8 -13- -14- 9 Optional Task: Housing Element Update Website Creation and Maintenance As part of the public outreach process, BAE can work closely with staff from the San Mateo County NOTE: TIlls proposal includes a scope of work and associated fee for preparation of an Initial Study and Negative Declaration or Mitigated Negative Declaration. After completion of the Initial Study, it will be determined if an: environmental impact report (ElR.) is required. If an ElR. is required, it would likely be a limited-issue document, focusing only on those issue areas that cannot be mitigated to a less-than-significant level. 13e. Attend Public Hearings The Environmental Project Manager and/or Planner will attend one public hearing (excluding a scoping meeting, ifheld) on certification of the [mal document. Additional public hearings may be attended by PBS&J staff on a time and materials basis upon approval and authorization by the City. 13d. Project Management and Coordination The PBS&J Project Manager and Planner will perform up to one hour per week in project management tasks over the life of this project. Internal team meetings will be held as appropriate. PBS&J staffwill attend up to two project meetings with City staff. Additional meetings may be attended on a time and materials basis subject to City authorization. 13c. Preparation of Final Initial Study/(M)ND and MMRP After close of the public review period, the City will be responsible for consolidating one set of comments on the IS/ (M)ND and forwarding to PBS&J within three days of the close of the comment period. PBS&J will then prepare responses to comments chapter to include in the [mal document and will forward the draft responses to the City for approval. PBS&J will also prepare an MMRP (if required) and forward to the City for comments. PBS&J will incorporate all City comments into the final document. The Draft Negative Declaration will be sent to the State Clearinghouse for distribution for 30-day review, if any State agencies are involved. PBS&J will be responsible for mailing up to 30 copies of the IS/ (M)ND based on the City's mailing list, if requested by City Staff. If the City desires to hold a scoping meeting on the IS/ (M)ND, PBS&J's Project Manager and Planner II will attend one scoping meeting during the public review period. Assuming there are no impacts which cannot be mitigated to a level of insignificance, a Screencheck NegativelMitigated Negative Declaration will be prepared and transmitted to the City for review. Comments from the City will be incorporated and a Draft Negative Declaration and Mitigation Monitoring Program prepared. 21 Elements process to create and maintain a page on the 21 Elements website. This site has been created by consultants working for the County of San Mateo to provide a central clearinghouse for information related to the Housing Element update processes underway in all 21 San Mateo County jurisdictions. This new resource provides South San Francisco with the unique opportunity to involve community members in the Housing Element update with current information on planned meetings, community workshops public hearings, and other key meetings and documents. If requested, BAE will work closely with staff from the 21 Elements effort to create and maintain a sub-page on the 21 Elements site through June 20, 2009. About BAE BAE has provided comprehensive real estate and urban development advisory services to public, private, non-profit, and institutional clients throughout the U.S. since 1986. BAE's experience spans statewide policy studies to local development projects. Based in the San Francisco Bay Area with additional offices in Sacramento, Washington D.C., and New York City, our proj ects reflect our commitment to excellence, stewardship of communities and resources, and dedication to the future of our places. Our expertise includes: · Development Feasibility · Redevelopment & Revitalization Strategies · Affordable Housing · Economic Development · Public/Private Transactions · Community Facilities, Parks, and Services · Public Financing Strategies · Economic Impacts Analysis · Place and Site Marketing Our key asset is our highly-skilled core team of staff members who have worked together for many years. Collectively, we bring training in real estate development, city planning, geography, economic development, marketing, and public policy to every engagement. Many BAE staff are 10 -15- -16- 11 The outstanding quality of our work has been recognized by the American Planning Association (APA) and the National Association of Installation Developers (NAill) through numerous awards for excellence. The San Francisco Business Times has recognized BAE as one of the 100 Largest Women-Owned Bay Area Businesses each year since 2000. expert in community involvement and strategic planning, while others excel in technical analysis and the application of GIS to urban problems. We have provided public sector real estate advisory services to some of the largest revitalization efforts in the U.S. BAE Relevant Experience BAE has prepared Housing Elements for communities throughout California. Our work also includes Consolidated Plans for the City of San Francisco, Salinas, Washington State, and Washoe County, NV. Housing Element Updates for California Cities and Counties Town of Windsor, Town of Truckee, City of Vallejo, City of Milpitas, City of Davis, Counties of Solano, Napa, Butte, and Yolo BAE has prepared numerous Housing Element Updates in conformance with California requirements, including for the Counties of Solano and Napa, and the Cities of Vallejo, Milpitas, and Windsor. Each of these processes involved careful analysis of changes in demographic conditions and housing needs, housing production trends, housing conditions, and barriers to providing affordable housing. Each Element reviewed and expanded options for increased affordable housing production, while considering local growth management policies and other local issues. Several of the Elements also included financial feasibility testing of potential proj ects, and all included identification of housing sites. Each Element included a public involvement process, including developers and community advocates. All of the BAE-prepared Housing Elements have been either been certified or are currently under review by the State Department of Housing and Community Development. A more detailed description of key Housing Element assignments follows: Vallejo Housing Element Update City of Vallejo, CA BAE prepared the Housing Element Update for Vallejo, a community impacted by pockets of decline as well as strong new market-rate suburban housing production. The Element was challenged by constrained land supply, the special needs of a large immigrant population, a strained city budget, and other factors. BAE' s work included an assessment of housing needs, facilitation of an advisory committee of stakeholders with diverse interests and viewpoints, formulation of policies and programs to increase affordable housing supply, and publication of a final Housing Element document for certification by the State of California. Napa County Housing Element Update County of Napa, CA BAE was the economics consultant for the preparation of the Napa County Housing Element Update and for the update of the County's growth management element. The primary challenge in this area was planning for adequate new housing to meet regional housing needs within boundaries of a local policy framework that poses significant barriers to urbanization of agricultural lands and 12 -17- -18- 13 Daly City TOO Plan BART, CA As part of a larger consultant team, BAE conducted a market and fmancia1 feasibility study of various options to redevelop the Daly City BART station area. BAE analyzed the market demand for market rate multi family housing, neighborhood retail, destination retail, and small office uses. BAE also prepared several pro forma fmancia1 analyses of alternative development schemes, including testing for a range of parking requirements. South San Francisco Downtown Housing Market Study City of South San Francisco, CA For this older urbanized community facing rising home prices and a need to revitalize its downtown, BAE prepared an in-depth housing market study. The study incorporated an extensive employee survey of housing demand and prior housing search experiences, targeting bio-tech and high-tech workers east of the Highway 101 area of South San Francisco, home to major bio- technology companies such as Genentech. This study has led to interest by developers in several downtown sites for housing and mixed-use projects. BAE is also familiar with the local housing market, having conducted several assignments in South San Francisco and San Mateo County. Milpitas Housing Element Update City of Milpitas, CA BAE prepared a Housing Element Update for the City of Mi1pitas, working with staff and the community through two public forums held in the Summer and Fall of 200 1. Through the Update process, Mi1pitas community members recognized that the changing patterns of land use and development in the City demanded a new and comprehensive approach to promoting medium- and high-density housing development on infill sites. In addition, as the City's built-out, single-family residential areas matured, new policies and programs were established to assist with housing maintenance and preservation to ensure the continued high-quality of the City's residential neighborhoods. The Update reflected these policies and was successfully certified by the State Department of Housing and Community Development in 2002. open space, and that limits the number of new housing units that can be constructed in a given time period. BAE completed a comprehensive housing needs assessment and revised Housing Element goals, objectives, policies and programs to address local, regional, and state housing objectives. BAE worked closely with County staff and HCD staff through the review and approval process, to assist the County in achieving a certified Housing Element in light of significant regulatory and legal scrutiny. Calma BART Specific Plan San Mateo County, CA This project involved extensive market analysis, fiscal impact analysis, and related economic analysis to support the Colma BART Specific Plan for a IOO-acre site surrounding a new BART station. BAE work included full market studies for residential, office, and retail uses for northern San Mateo County. The plan, based on New Urbanist principles, has been implemented, resulting in extensive public improvements and the development of several private projects. Fiscal Impact Analysis for Quarry Reuse City of Brisbane, CA For this community with a small residential and large industrial economic base, BAE conducted a fiscal impact analysis of a proposed development project on the City's General Fund. BAE analyzed the impact of three development alternatives, including a residential subdivision, an industrial park, and continued use of the property as a quarry. Work included assessment of municipal services such as fire protection, police, parks and recreation, and general government. Finally, BAE has extensive experience in conducting inclusionary housing and other affordable housing studies in California and other parts of the nation. BAE's experience extends to market rate housing as well, having conducted market and feasibility studies for a number of well- established private housing developers. Thousand Oaks Inclusionary Housing and Jobs-Housing Linkage Fee City of Thousand Oaks, CA BAE is currently working with the City of Thousand Oaks to craft an inclusionary housing and jobs-housing linkage fee program, working closely with a set of stakeholders in developing the ordinance. Also as part of this assignment, BAE will provide recommendations regarding the establishment of an affordable housing trust fund and density bonus ordinance to further support the City's affordable housing goals. Santa Barbara County Inclusionary Housing In-Lieu fee Update Santa Barbara County, CA BAE assisted the County of Santa Barbara in updating their inclusionary housing in-lieu fee program. The fee schedule will take into account the County's dramatically different housing markets and the significant need for affordable housing serving low, moderate, and workforce-level households. By testing various fee levels against prototypical residential projects throughout the County, BAE's analysis and recommended fees balance the need to generate funds for affordable housing with concerns over the fmancia1 feasibility of market rate residential developments. 14 -19- -20- 15 San Francisco Affordable Housing Study City of San Francisco, CA This study, commissioned by the Board of Supervisors, examined the issues surrounding affordable Bay Area Housing Profile Bay Area Council On behalf of the Bay Area Council, a business-sponsored, public-policy advocacy organization, BAE reviewed the housing production performance of every jurisdiction in the nine-county Bay Area. The report compared housing production at various income levels to RHNA goals, highlighting success stories in key communities. BAE also provided recommendations for next steps, based on a survey of over 120 elected officials throughout the region. Salinas Inclusionary Housing Study City of Salinas, CA BAE conducted an analysis for the City of Salinas to determine the feasibility of increasing the City's inclusionary housing requirement from 12 percent to a level between 15 and 40 percent. As the main part of its analysis, BAE obtained development cost data through in-depth interviews with local developers, and formulated a series of pro-form as representing typical residential development projects in Salinas. These baseline models' financial returns were then tested for sensitivity to greater inclusionary levels to determine a feasible policy requirement for the City. Throughout the process, BAE vetted its assumptions and fmdings through a panel of local stakeholders, including market rate and non-profit housing developers, affordable housing advocates, public officials, and members of the local business community. This collaborative approach led to the development of creative policy solutions that have the potential to increase the development of affordable housing, while providing reasonable returns to developers. The Salinas City Council introduced the ordinance in July 2005, and is expected to discuss adoption in August 2005. Livermore Inclusionary Housing Study City of Livermore, CA BAE recently analyzed the feasibility of increasing the City of Livermore's inclusionary housing requirement from 10 to 15 percent. The study also examined the possibility of expanding the program to serve moderate income households, in addition to low income households. As part of this project, BAE engaged local stakeholders, including housing advocates and affordable and market rate developers, in a participatory process. This stakeholder group provided input on construction cost, land values, sale prices, and product type assumptions for BAE's analysis. Following BAE's analysis, the City Council approved the update of the inclusionary housing ordinance in April 2005. housing production in San Francisco, from rent control to zoning policies to development patterns. The study was conducted in several phases. Phase I involved publication of a DataBook, profiling demographic, economic, and production trends and conditions for housing since 1980. For Phase II, BAE created and administered citywide surveys of landlords and tenants to explore housing issues in more depth. California Affordable Housing Cost Study LIse/Tax Credit Allocation Committee, CA BAE researched and prepared a landmark study comparing the costs to produce affordable and market-rate rental housing in California. BAE selected 35 projects based on comparable attributes, conducted in-depth interviews of project sponsors, tabulated and systematized construction costs and fees, and analyzed the results. BAE staff also supported a parallel statewide task force convened to address issues of cost containment and improved development efficiency for affordable housing. This project received the American Planning Association California Chapter 1994 Focused Issue Planning Award, and is available online at http://www .bayarealisc.orglbay _area/resources/publications _547 4/index.shtml. 16 -21- -22- 17 Janet also has strong expertise in housing, including affordable and market-rate product types. She has managed feasibility studies for downtown housing, transit-oriented housing, luxury Janet has directed many economic development strategic planning processes for cities ranging from a suburban edge city to a distressed waterfront industrial community. She has also directed numerous downtown and business district revitalization strategies, including work in Phoenix, Seattle, Portland, Oakland, San Jose, Chico, Sacramento, and Stockton. Many of these assignments included resident shopper surveys, detailed leakage analyses, identification of new stores, and detailed action plans for implementation. She has also managed job attraction strategies, incubator feasibility studies, and policy studies of economic initiatives. Since founding BAE in 1986, Janet has managed assignments for some of the largest public-private projects in the U.S. Her work includes transaction structuring and city agency support for numerous urban projects in San Francisco including Piers 27-31, a mixed-use waterfront recreation and urban entertainment complex; the Old Mint, a historic reuse project; Hotel Vitale, a boutique hotel on publicly-owned land; and the Presidio of San Francisco, one of the world's largest sustainable development projects. She has also provided strategic planning, market and fmancia1 analysis, and negotiation support to major reuse projects such as the conversion of Mare Island Naval Shipyard to a mixed-use community, and the reuse of Pier 40 on the New York waterfront. Janet Smith-Heimer, M.B.A., Managing Principal Janet manages the Emeryville, CA, headquarters office and directs most of its projects. She has specialized in real estate economics and development for more than 25 years, and is a nationally recognized expert in affordable housing, economic development, and public/private partnerships. If changes in BAE staffinh are necessary though the curse of the housing element update process, BAE will confer closely with City staff to The following provides an overview ofBAE's project team members. BAE's project team will be led by Ms. Janet Smith-Heimer, Managing Principal ofBAE. Janet will serve as Principa1-In-Charge, and will ensure overall quality control and direction of the work. Simon Alejandrino, Vice President, will serve as day-to-day Project Manager, and be responsible for all analysis, report drafting, leadership at outreach meetings and events, and interaction with City of South San Francisco staff and HCD staff for draft Housing Element review. BAE will also be supported by Serena Unger, Associate. BAE Project Staff subdivisions, condominium conversions, and employee housing programs. She has developed in- depth knowledge of elderly housing products, and has worked on the development of affordable housing, including for-sale units for low-income households, SROs, HOPE VI, and rental projects. She wrote The California Affordable Housing Cost Study (1993) as well as numerous policy analyses of affordable and special needs housing programs for state, regional, and local agencies and business groups. Janet has served as a lead instructor for the Urban Land Institute (ULI) Real Estate School, and speaks regularly at UC Berkeley and at many professional conferences. Her articles have been published by ULI and the California Debt Advisory Commission. Janet received an M.RA. with a specialization in Real Estate Development from Golden Gate University, and a RU.P. from the University of Cincinnati. She is a member ofULI, AP A, IEDC, and CNU. She serves as Board Chair of Sustainable Agricultural Education (SAGE), a non-profit devoted to the urban-rural edge. She is a member of the Advisory Board for the publication The Next American City, has served on several event committees for ICSC, and serves as Co-Chair of the Sustainability Commission in Albany,CA. Paul Peninger, M.C.P., Vice President Since joining BAE in 1996, Paul has managed a diverse array of projects throughout the U.S. Paul is currently managing BAE's work on a market feasibility study of retail and food facilities to be incorporated into the Liberty/Ellis Island passenger ferry terminal at Pier A in Lower Manhattan. He is also supporting ongoing BAE work for the Hudson River Park Trust on reuse of Pier 40. Paul is expert in economic development strategic planning and project implementation, including preparing economic development studies for the cities of Walnut Creek and Santa Cruz, CA. For these studies, Paul incorporated innovative economic development initiatives including integrating university/city linkages and emphasizing start-up businesses appropriate for city-sponsored incubation. He has also supported community and economic development planning initiatives in Oklahoma City, New Haven, CT, and Seattle, WA. Most recently, Paul has specialized in fmancia1 analysis and debt/equity deal structuring for complex urban development projects, including work with New Markets Tax Credits. For example, he arranged for refinancing of an innovative cluster of non-profit space in historic buildings in downtown Oakland. Paul also has deep expertise in housing and TOD projects. For BAE, he has managed affordable and workforce housing policy studies and strategic plans, prepared market studies for downtown market rate housing across the U.S., and analyzed the feasibility ofTOD for station areas. He managed a portion ofBAE's work on the Bay Area Smart 18 -23- -24- 19 Prior to joining BAE, Serena worked for the National Economic Development and Law Center where she supported state and local workforce development policy initiatives. Serena also served as a consultant to the City of San Francisco's economic development plan, with a specific focus on the City's film cluster develop strategy. In 2006, she co-authored the Oakland Food System Assessment: Toward a Sustainable Food Plan, for the City of Oakland's Mayor's Office of Sustainabi1ity. Serena also worked on economic development initiatives in Russia where she coordinated micro enterprise and education reform programs. Serena earned a B.A. in Russian Studies from Wheaton College, and an M.C.P. with a specialization in Urban and Regional Economic Development and Land Use from the University of California, Berkeley. She is fluent in Russian. Serena Unger, M. C.P., Associate Serena Unger provides financial, market, and economic development strategic planning support for many BAE engagements. An example of her recent work includes the development of a budget model for the Stewardship Council to estimate up-front and ongoing costs of land and natural resource preservation for 140,000 acres of watershed land throughout California. She also contributed to the creation of a business plan for a sustainable food systems enterprise which is a component of a new eco-village development project in Napa County. Additionally, Serena has conducted retail and residential market analysis for various cities in California. Paul earned a B.A. in Politics from the University of California, Santa Cruz, and an M.C.P. with a concentration in Housing and Community Development from the University of California, Berkeley. He served from 1996 through 1999 as an Associate at BAE. After earning his graduate degree in 2001, he served as a BAE Senior Associate through 2004. From 2004 through early 2008, Paul served as a Program Officer for LISC, and as Research Director for the Non Profit Housing Association of Northern California (NPH). Paul rejoined BAE in 2008 as manager ofthe NYC Office. He is a lecturer in urban economics for the UC Berkeley Masters of Urban Design program, and has served as an Advisory Panel member for the Urban Land Institute in Pittsburgh, PA. Paul is a member ofULI, APA, and CND. Growth Strategy, including developing a menu of physical commercial and housing prototypes, supporting public outreach, and formulating community development strategies for several key distressed communities for the regional plan. Paul also recently participated in a study conducted by the Furman Center for Real Estate and Urban Policy (NYU) to analyze the impacts of inc1usionary housing ordinances on local housing markets. BAE Awards for Excellence West Savannah Neighborhood Outstanding Implementation Plan, Georgia Section, American Planning Association (2007) Alameda Co. Child Care Needs Assessment Northern California Section, American Planning Association (2006) Coyote Valley Vision Charter Award, Congress for the New Urbanism (2005) West Hyattsville Transit Oriented Development Strategy AASHTO Best Project of the Year Award (2004) Livermore General Plan Northern California Section, American Planning Association (2004) Presidio Trust Management Plan ULI Award for Excellence (2006) NASA Research Park Real Property Innovation, U.S. General Services Administration (2003) Bay Area Smart Growth Strategy Charter Award, Congress for the New Urbanism (2003) Interstate MAX Station Area Plan Oregon Chapter, American Planning Association (2002) Avila Beach Specific Plan California Chapter, American Planning Association (2001) NASA Research Park Economic Development Workbook Northern California Section, American Planning Association (2000) Woodland East Street Corridor Specific Plan Sacramento Valley Section, American Planning Association (1999) Stockton Waterfront Revitalization Strategy California Chapter, American Planning Association (1996) Sacramento Waterfront Specific Plan California Chapter, American Planning Association (1996) The California Affordable Housing Cost Study California Chapter, American Planning Association (1994) San Jose Housing Initiative Northern California Section, American Planning Association (1991) 20 -25- -26- 21 Our project managers and technical staff provide creative, pragmatic, and economically feasible solutions to environmental management challenges. Weare recognized specialists in the California Environmental Quality Act; the National Environmental Policy Act; the Clean Water Act; the state and federal endangered species acts; California planning, zoning, and redevelopment law; the state and federal clean air acts; the state and federal historic preservation acts; and other regulations requiring environmental compliance expertise. We believe in hands-on project involvement and close working relationships with our clients. This philosophy has earned us a reputation for professional objectivity and practical advice, and numerous awards from the American Planning Association (AP A), the American Society of Landscape Architects, and the Association of Environmental Professionals (AEP). With over 9,000 successful environmental studies completed pursuant to CEQA, NEPA, state and federal Endangered Species Acts, Clean Water Act, Clean Air Act, National Historic Preservation Act, and a host of other state and federal pieces of environmental legislation, PBS&J offers you an integrated team of professionals that specialize in providing a broad range of environmental support services including assisting clients with environmental assessment, permitting, regulatory compliance and planning. While the name may be different, the people are still the same and still provide the same services from the same locations in California. The only difference is now we have more people to draw from and more resources to serve the needs of clients like Placer County. We can offer, under one roof, transportation engineering and design, cultural resources, natural habitat management and restoration, water and wastewater engineering and design, and construction management capabilities. With over 4,000 people in 80 offices throughout the nation, we are able to provide a tremendous depth of resources and technical capabilities without losing the local connection and knowledge needed to be successful in an environmental endeavor. While we have been doing work in the region, we realize that our name may not be familiar to some. You may be asking yourself, "Who is PBS&J?" You may know us better as EIP Associates. In May of 2006, PBS&J, a national consulting firm, acquired EIP Associates. Both firms share a commitment to providing our clients with high-quality, technically sound, problem-solving strategies to achieve project objectives and meet regulatory requirements. Founded in 1960, PBS&J is an employee-owned consulting firm that provides a broad range of environmental, planning, engineering, technology, and construction services. There are 12 offices located throughout California with 240 technical professionals offering the advantage of local expertise. About PBS&J PBS&J Relevant Experience Genentech Facilities Master Plan and Overlay Distribution Expansion Environmental Impact Report South San Francisco, CA Primary Client City of South San Francisco 315 Maple Avenue, South San Francisco, CA 94080-3719 Year Completed 2007 The City of South San Francisco has recently completed long range planning including a general plan update, and area plan for the East of I 0 1 Area; and some capital planning instruments including a revised Traffic Fee and Utilities Fee. Subsequently Genentech, the largest employer in South San Francisco, and a major presence in the East of I 0 I Area proposed a 2005 update to its ten-year Corporate Facilities Master Plan that includes doubling the size of its overlay district. The current 89-acre campus has an overlay district within the Municipal Code, and this area would be extended to an adjoining 150 acres. PBS&J was retained to comprehensively evaluate the effects of this expanded overlay district on the city's physical environment as well as on approved planning documents and implementing ordinances. -27- -28- Additionally, the Water Transit Authority (WTA) hired PBS&J to prepare the EIR/EA for their proposed ferry terminal at the Oyster Point Marina. As part of this work, we successfully completed a Section 7 consultation with the National Marine Fisheries Service (NMFS) on behalf of the Federal Transit Authority. Of concern were potential impacts to fish listed under the Federal Endangered Species Act and potential effects to Essential Fish Habitat protected under the Magnuson-Stevens Act. The NMFS considers the native Olympic oysters to be Essential Fish Habitat. PBS&J successfully prepared a mitigation and monitoring program at WT A's request that satisfied NMFS' requirements in the Section 7 consultation. Following this, WTA asked PBS&J to implement this plan. There are two main goals of this project: 1. Determine distribution of oysters on the bottom of the Oyster Point Marina. 2. Monitor before and after project implementation to determine ferry operational effects on oysters. To meet the first goal, we will undertake a survey of the bottom of the Marina within the project areas using grab samples and potentially dredge tows. The bottoms of all the floats removed as part of the project will be evaluated for oyster presence. Based on the results of these efforts PBS&J will prepare a mitigation plan to offset for the loss of native oysters. The monitoring of the project will start immediately with collection of background water quality data for as long as possible prior to the start of construction. Live oysters will be placed within the Marina on artificial substrate to evaluate survival and settlement over the next year. Once construction is complete, this process will repeat itself to determine if the operation of the ferry has a direct or indirect impact on native oysters. This project represents the first new terminal site as well as the first site-specific analysis following certification of the Program EIR for Expanded Ferry Service in 2003. The key issues in South San Francisco include consistency with City plans for the waterfront, and East of 101 Area, as well as traffic and circulation, air emissions, wake effects on the existing marina, and Section 4(f) related to the Bay Trail. The San Francisco Bay Area Water Transit Authority (WT A), in collaboration with the City of South San Francisco (SSF) and San Mateo County Harbor District (Harbor District), has retained PBS&J, formerly known as EIP Associates, to prepare an environmental document for a proposed South San Francisco Ferry Terminal. The WT A would be the lead agency for CEQA, and Federal Transit Administration (FT A) would be the lead agency for NEP A. PBS&J will be responsible for the preparation of the EIR/EIS, technical studies and various permit applications for the project. Year Completed 2011 Client San Francisco Bay Area Water Transit Authority 9 Pier, Suite 111, San Francisco, CA 94111-1451 South San Francisco Ferry Terminal Environmental Impact Report and Statement South San Francisco, CA Sutter County General Plan Update Sutter County, CA Primary Client Sutter County 1130 Civic Center Boulevard, Yuba City, CA 95993 Year To Be Completed 2010 Sutter County is embarking on a comprehensive update to their General Plan, including the Housing Element. Last updated in 1996, the existing General Plan contains out-of-date information and is no longer relevant. PBS&J will address the issues facing the County in the new General Plan that include maintaining its rural lifestyle while accommodating additional growth, infrastructure deficiencies, flooding risks, the long-term viability of agriculture, and the need for economic development opportunities. Sutter County is predominantly an agricultural community that offers residents a rural lifestyle. The County is also home to a variety of natural resources that include the Sutter Buttes, and the Sacramento and Feather rivers. Locatedjust north of Sacramento, the County is faced with growth pressures from the region and infrastructure challenges related to flooding, water, and wastewater. These issues, as well as the long-term viability of agriculture and the need for economic development oppoJ:tunities, have to be addressed as part of a framework for the future. As part of the update, PBS&J will identify areas that need to be preserved and areas where growth and development can occur. PBS&J will also implement an extensive public outreach program that includes three rounds of four community workshops each during key milestones of the update process. In addition, newsletter distributions and a project website will keep the public up to date on the progress. Simi Valley General Plan Update and Environmental Impact Report Simi Valley, CA Primary Client City of Simi Valley 500 W. Los Angeles Avenue, Simi Valley, CA 93065-1644 Year of Completion 2009 PBS&J is preparing a comprehensive General Plan update and EIR, including a Housing Element Update, for the City of Simi Valley located in southeast Ventura County in the Conejo Valley. Originally built as a bedroom community, Simi Valley would like to maintain its tradition as one of the safest communities in the nation and preserve its environmental resources which include the hillsides and open space areas within the community. The challenges addressed in this update include defining the likely extent of future growth in the community; accommodating sufficient employment growth to achieve a jobs/housing balance; establishing and reinforcing neighborhood identities; and confirming the future land use pattern for older, developed residential and commercial properties within the context of new land use policies and development standards to accommodate infill and redevelopment projects. PBS&J will coordinate closely with independent local school and recreation districts to ensure their ability to accommodate future growth within their available resources. -29- -30- The updated Plan integrates principles of environmental, economic, and human sustainabi1ity throughout all elements. These defme how the types and form of land use development can reduce vehicle trips, energy and water consumption, and pollution; can enhance the economic vitality of business and provide adequate jobs for its diverse population; and can enhance the health and quality oflife equitably for all residents. Preliminary policy drafts approved by the City Council target over 85% of the City's growth as infill within the existing urban fabric to take advantage of existing and proposed transit systems, locate jobs and housing in proximity to one another, enhance pedestrian activity along the City's streets, and conserve surrounding agricultural lands and open spaces. The Plan prescribes policies for 77 "opportunity areas," consisting of vacant, underutilized, and economically depressed areas. For each of these, a vision, permitted uses, and the physical form and design of development and streetscapes are defined. Uniquely, the Plan creates a new vocabulary of designations that integrate land use and urban form and relate these to the intended function and character of the place. Instead of traditional "single family" and "multi-family," "commercial," "industrial," and "public" designations, the updated Plan defines such categories as "Suburban Neighborhood," "Traditional Neighborhood," "Suburban Center," "Traditional Center," "Urban Center," "Central Business District," "Suburban Corridor," "Urban Corridor," and "Employment." These are differentiated not only by use, but by the relationship of buildings to street frontage, height, street connectivity, and streetscape design. These provide the foundations for the subsequent preparation of district or citywide form-based code. PBS&J is the lead consultant in the comprehensive revision and update of the City of Sacramento General Plan, including the Housing Element Update. The new 2030 General Plan is being designed to incorporate contemporary planning practices including smart growth, sustainability, and urban infill strategies. An extensive community outreach program is being conducted to include all sectors of the community and solicit input from new participants in the planning process. This effort includes 30 public workshops and three rounds of town hall forums. The City, long heralded for its diverse and multicultural community, was named in 2002 by a Harvard University research project as the most diverse and integrated American city. The General Plan's overarching objectives is to facilitate new development in accordance with the Smart Growth principles defined as the preferred regional growth strategy in the Sacramento Area Association of Governments (SAACOG) Regional Blueprint process, resulting in sustainable development. Year Completed 2008 Primary Client City of Sacramento 1395 35th Avenue, Sacramento, CA 95822-2911 City of Sacramento General Plan Update and Environmental Impact Report PBS&J Project Staff Rodney A. Jeung, AICP Senior Group Manager Education M.R.P., Urban and Regional Planning, Cornell University, 1978 B.A., Economics, Stanford University, 1975 Certifications American Institute of Certified Planners (AlCP) Professional Affiliations American Planning Association (AP A) Association of Environmental Professionals (AEP) Rod Jeung has over 30 years of experience managing and conducting CEQA and NEP A environmental studies, assessments, and impact analyses. He manages a statewide practice assisting transportation agencies with environmental review and permitting. In addition, he has directed urban planning, transportation, regulatory, and community participation efforts in a variety of local, regional, and state settings. His responsibilities include managing environmental studies, interjurisdictional and interagency coordination, client liaison, and public participation. He specializes in large-scale, complex, multi-disciplinary development projects where coordination of a diverse, technical team and extensive public interaction are critical. His qualifications include environmental analyses for urban development projects, transportation programs, and natural resource management projects. Planning Program Environmental Impact Reports General Plan Update Program, Petaluma, California. Rod served as the principal in charge when the City of Pet alum a embarked on an ambitious program to update their award-winning General Plan. The City wanted to organize its revised policies and implementation strategies around key themes or resources, including sustainability, economic development, transportation, water resources, the Petaluma River, and public safety. The sustainability theme, in particular, provided the overarching direction and impetus for exploring each of the other topical areas. As part of the Dyett-Bhatia team, we were responsible for all aspects related to the community's natural resources and public health and safety. Sonoma County General Plan Update, Sonoma County, California. Acting as project manager, Rod was selected to work with Sonoma County staff on an issue-based update to the County's General Plan. The focus of the effort was to assist staff in fine tuning policy and implementation guidance in particular areas where 26 -31- -32- 27 The plan will identify the most desired types and locations of future urban development in Tracy, and will increase the appeal and value of the downtown through a focus on mixed use (to be composed of retail, restaurant, office, and entertainment uses), cultural arts Tracy Downtown Urban Design and Specific Plan Environmental Impact Report, Tracy, California. The Tracy Downtown Urban Design and Specific Plan established a framework to guide growth and change in the downtown area of the City. For this important project, the City of Tracy selected a team with Freedman Tung & Bottomley as the prime consultant and PBS&J coordinating the ElR and advising on brownfield conversion and remediation. General Plan Update, Brentwood, California. The City of Brentwood last updated its General Plan in 1993. Rapid growth in eastern Contra Costa County, spurred by available land and relatively affordable housing costs, resulted in buildout projections of over 90,000 persons for the City. As part of a team reevaluating Brentwood's growth rate and pattern, Rod served as principal in charge of the comprehensive update of the Land Use, Circulation, and Growth Management Elements and the preparation of the companion ElR. Led by MlG, the planning team orchestrated a five phase program: I) community visioning to articulate goals and objectives for future development in Brentwood, 2) formulation and evaluation of alternative development patterns, 3) development of new policies and implementation strategies for the three elements being updated, 4) preparation of a comprehensive EIR and Mitigation Monitoring and Reporting Program, and 5) plan adoption and fmalization of the ElR. administration of the General Plan had proven to be ambiguous. We were called upon to provide background data and policy options in the areas of agricultural tourism, agricultural processing, mixed use development, rural roads, and youth and family. For these efforts, EIP contacted other jurisdictions regarding their policies, regulations, and ease of implementation and provided technical memoranda to county staff, the General Plan Citizen Advisory Committee, and its subcommittees. facilities, and high-density housing. Revitalization efforts will focus on the 6 I-acre "Bowtie Area," named for the land pattern formed by the diagonal intersection of two railroad tracks. Union Pacific, which owns much of this area, undertook voluntary cleanup under a program administered by the State Department of Toxics Substance Control. Clean-up was performed to permit industrial uses in the Bowtie Area. A key issue for the plan was the additional remediation activities and costs necessary for the area to be safe for residential development. Redevelopment of downtown Tracy also included the creation of a multi-modal facility and proposals for land uses that should support the desired transit connections. PBS&J helped identify remediation strategies to accommodate the desired land uses. In addition, PBS&J spearheaded the preparation of the EIR that focused on issues of traffic congestion, land use compatibility, preservation and revitalization of historic structures, and remediation of hazardous materials. PBS&J was selected for this project because of our experience with downtown urban design plans, brownfield remediation and redevelopment, intermodal transit facilities, and conditions in the Central Valley. Additional projects include: . General Plan Program/EIR, City of Napa . General Plan Program/EIR, Town of Windsor . General Plan Program/EIR, City of Menlo Park . General Plan Program/EIR, City of Moraga . General Plan Program/EIR, City of Paso Robles . General Plan Program/EIR, City of Escondido . General Plan Program/EIR, City of Emeryville . General Plan Program, City of Rancho Cucamonga . General Plan, E1 Dorado County . County General Plan Program, Lake County . Morgan Hill Urban Limit Line Study, City of Morgan Hill . Safety ElementlNegative Declaration, Los Angeles County . County-wide General Plan Program, Marin County . General Plan Program, San Joaquin County . General Plan Program ErR, San Bernardino County 28 -33- -34- 29 Marbella Housing Subdivision EIR, South San Francisco, California. The proposed Marbella Housing Subdivision is a 280- unit high density, planned residential development. The project is proposed on one of the few remaining undeveloped parcels in the 180 and 200 Oyster Point Boulevard Initial Study and Mitigated Negative Declaration, South San Francisco, California. Rachel authored and managed the Initial Study and Mitigated Negative Declaration on two proposed 100,000+ square foot office buildings and two 5-story parking garages to replace the existing waster transfer station and drilling operations on the site. The study focused on visual and traffic impacts as well as hazardous materials remediation. Alexandria Technology Center Initial Study, Negative Declaration and permitting Process, South San Francisco, California. The Oyster Point Boulevard area of South San Francisco is part of a growing high-tech and bio-medical research community replacing the historic industrial uses. Trammel Crow Company required separate Initial Studies and Negative Declarations for two separate phases of its office development in the area. The studies focused on visual and traffic impacts, shoreline access and hazardous materials remediation. In addition, Rachel facilitated the permitting process for one of the projects with the Bay Conservation and Development Commission (BCDC), the Regional Water Quality Control Board and the US Army Corps of Engineers. Rachel served as project manager for this project. CEQA/NEP A Experience Rachel Schuett is an associate project manager and provides project management and technical support for a variety of CEQA, NEP A and joint CEQAlNEP A environmental documents. She also has experience in public workshop facilitation. Rachel places special emphasis of regulatory policy compliance and the preparation of legally defensible environmental review documents. Professional Affiliations Association of Environmental Professionals Professional Development Planning and Legal Processes, UC Berkeley Extension, October 1999 Preparing and Updating the General Plan, UC Berkeley Extension, April 2000 CEQA Legislative Update, October 2000 AutoCAD Certification, Level 14, October 2000 Education B.S., Environmental Economics and Policy, University of California, Berkeley Rachel Schuett Project Manager City of South San Francisco, and is expected to positively impact the jobslhousing balance. As project manager Rachel prepared an Initial Study, and later an EIR, which focused on traffic, biological, visual and noise impacts. The EIR also analyzed a lower-density alternative. Costco Gasoline Facility Initial Study and Negative Declaration, South San Francisco, California. Rachel authored and managed the IS and MND on a proposed Costco gas station adjacent to the existing Costco Warehouse on South Airport Boulevard in the City of South San Francisco. Key environmental issues included impacts to traffic on-site and on the local roadway network and the potential need for environmental remediation due to historic industrial uses. Naval Air Station Alameda County Reuse Plan (Alameda Point), Alameda, California. The plan for "reopening" the Naval Air Station Alameda articulates a long-term vision for the future of the site. The planning process included extensive community interaction, town hall meetings, regular hearings, development of goals and objective and "vision" workshops. The planning process addressed a variety of issues and challenges such as replacing employment and economic activity lost due to the closure; ensuring both interim and long-term strategies for reuse are fiscally sound; responding to local and regional needs in terms of urban transportation systems; and planning for housing, education, recreation and open space. 30 -35- -36- 31 County of Napa General Plan and Housing Element Updates Napa County, CA Contact: Howard Siegel Conservation Development and Planning Department 1195 Third Street, Room 210 Napa, CA 94559 (707) 253-4417 hsiegel@co.napa.ca.us City of Milpitas Housing Element Update City of Milpitas, CA Contact: Felix Reliford, Principal Housing Planner City of Milpitas 455 East Calaveras Blvd. Milpitas, CA 95035 (408) 586-3071 freliford@ci.milpitas.ca.gov Salinas Inclusionary Housing Feasibility Analysis City of Salinas, CA Contact: Dave Swanson, Department of Community Development City of Salinas 200 Lincoln Avenue Salinas, CA 93901-2639 831-758-7206 david@ci.salinas.ca.us City of Salinas Consolidated Plan, 2006-2010 City of Salinas, CA (; ~S ;e~ 1-; [~~ (~ ';qi; ~l ,C:::iJ "-\6' i;~~ ~.'"' Timeline The following timeline represents a reasonable estimate of our expected work schedule, assuming contract execution by July 23,2008. BAE considers this schedule flexible, and will work with staff to finalize a project timeline. Task 1: Start-Up, Review of Background Information Task 2: Housing Needs Assessment & Constraints Analysis Task 3: City's Ability to Accommodate RHNA Share Task 4: Housing Element Advisory Group Task 5: Housing Policies, Objectives, and Programs Task 6: Perform Inclusionary Housing Feasibility Analysis Task 7: Draft Housing Element Task 8: Public Hearings Task 9: Draft Housing Element Revision Task 10: Draft Housing Element to HCD and Revision Task 11: Public Hearing on the Final Housing Element Task 12: Final Housing Element Revision Task 13: Final Housing Element to HCD and Revision Task 14: Environmental Review Expected Completion Date 7/23/2008 8/29/2008 9/30/2008 TBD 9/30/2008 9/30/2008 10/31/2008 11/21/2008 12/5/2008 3/6/2009 3/31/2009 4/24/2009 5/1/2009 10/17/2008 * Timing of meetings to be determined with staff. **Assumes submittal of draft Housing Element to HCD in December 2008. 32 -37- -38- 33 The budget reflects reasonable estimates regarding hours spent responding to comments from the City, the public, HCD, and other agencies on the Housing Element and/or the ISIMND. If the nature and/or volume of comments received from the City, the public, and/or agencies is such that additional time is required beyond the hours specified, contract modifications may be requested on a case-by-case basis. BAE and PBS&J hourly rates are shown above, effective for calendar year 2008. Hours Janet Paul Serena Smith-Heimer Peninger Unger Analyst Total Budget (a) Phase I Task 1: Start-Up, Review of Background Information 6 6 12 $1,890 Task 2: Housing Needs Assessm ent & Constraints Analysis 10 64 75 149 $16,110 2a. Economic and Demographic Overview 2 10 30 $4,250 2b. Accomplishments of Existing Housing Element 10 $1,150 2c. Overview of Current Housin g Market Conditions 2 10 30 $4,250 2d. Housing Needs 2 16 15 $3,590 213. Aft. Hsng Inventory & Units at Risk of Conversion 2 8 $1,320 2f. Gov't and Non-Gov't Constraints to Housing Production 2 10 $1,550 Task 3: City's Ability to Accom modate RHNA Share 25 20 45 $7,300 Task 4: Housing Element Advisory Group 24 $4,800 Task 5: Housing Policies, Objectives, and Program s 1 20 12 33 $5,655 Task 6: Draft Housing Element 1 30 31 $6,275 Task 7: Public Hearings 10 10 $2,000 Task 8: Draft Housing Element Revision 10 10 20 $3,150 Task 9: Draft Housing Element to HCD and Revision 1 30 20 $8,575 Task 10: Publi c Hearing on the Final Housing Element 4 $800 Task 11: Final Housing Element 5 $1,000 Task 12: Final Housing Element to HCD and Revise 5 0 $1,000 Task 13: Environmental Review (b) $18,220 Optional Task: Web Site Creation and Maintenance $2,500 Subtotal Labor 3 179 132 75 389 $79,275 Expenses (data, travel, etc.) $2,300 Reproduction Costs (c) $1,200 Grand Total $82,775 BAE will complete the City of South San Francisco Housing Element Update on a fixed-fee basis in accordance with the budget below. BAE considers this budget flexible, and welcomes a discussion with the City to make adjustments as necessary. Budget ~'t\\ 8M.' t~ o n :>-t t;:; ';i C") v 0 ~l~"~ Staff Report AGENDA ITEM # 5 DATE: July 23,2008 TO: Honorable Mayor and City Council FROM: Sharon Ranals, Director of Parks and Recreation SUBJECT: RESOLUTION AUTHORIZING THE PURCHASE OF A SCULPTURE BY ROBERT W. ELLISON IN THE AMOUNT OF $18,000 RECOMMENDATION: It is recommended that the City Council adopt a resolution authorizing the purchase of Torque, a steel sculpture by Robert W. Ellison of Penn grove, California, at a cost of $18,000. The sculpture is to be installed on the sidewalk near the corner of EI Camino Real and McLellan Drive. BACKGROUND/DISCUSSION: At their regular meeting of June 19,2008, the Cultural Arts Commission ("Commission") voted unanimously to recommend this piece to the City Council for purchase. A color copy of the piece is attached. Originally listed by the sculptor at a price of $20,000, a discounted price of $18,000 was negotiated with the artist. No sales tax is charged in California for artwork displayed in a public setting. A $50,000 donation was received from the developers of the Fairfield residential project on El Camino Real, and $25,000 was earmarked for public art to be placed at the site. The Commission has identified two areas that they believe would be most appropriate for public art: the grassy knoll at the Fairfield residential complex-facing northwest on the corner ofEl Camino Real and the Costco entrance; and on the sidewalk of McLellan Drive near El Camino Real. A request for proposals was distributed nationwide for both locations and over twenty-five proposals were received for each location. The Commission voted unanimously to recommend for purchase Crucible of Light by Chapel for the grassy knoll area. The Commission also voted unanimously to recommend for purchase Torque, for the sidewalk on McLellan Drive, pending the outcome of the 2008/09 budget. On June 25, 2008, City Council approved $20,000 for public art in the 2008/09 CIP, which makes it possible for the Commission to recommend the second piece of art to the City Council for acquisition, as submitted by separate report. Staff Report Subject: Resolution Authorizing Purchase of Torque July 23,2008 Page 2 Torque is made from fully welded, thick plate carbon steel coated with aliphatic urethane colored gloss enamel. The sculpture portrays the movement of a "torqued" steel bar, creates a "sense of place," and acts as a meeting place marker. The tall format enables it to be easily seen and noticed, from far away or up close. Artist Robert W. Ellison's art experience spans over thirty years and he has completed commissions for BART's Embarcadero Station in San Francisco, Dublin Public Library in Dublin, California, and the Dallas Convention Center in Texas to name a few. The entire sculpture surface is ground smooth, sandblasted to white metal, primed with epoxy, and color coated with catalyzed urethane. The surface treatment prevents rust, does not corrode in acid pollution, defies scratches and chips, and is generally considered to be maintenance free. Graffiti can be easily removed with lacquer thirmer. The sculpture is 9' 6". A crane will place the sculpture onto a concrete pad prepared by city staff, and it will be secured to the foundation with anchor bolts. If approved, the Commission will work with the artist, Engineering staff, and Fairfield m,magement to determine exact placement on the sidewalk. Both sides of McLellan Drive, near Trader Joe's and near Starbuck's have been discussed. Encroachment and access issues, as well as visual factors, will be explored to ensure the best location. If the purchase is approved, an agreement with the property owners will be made that identifies the city as the owner of the sculpture, and responsible for installation and maintenance. Staffhas contacted Archstone, the property managers, to begin this process. FUNDING: If approved, this purchase will be funded through the Commission's fund for art, which has adequate funds for this acquisition. Costs for preparation of the site and installation, estimated at about $1,000, will also be charged to the project. CONCLUSION: Approval of this Resolution will authodze the purchase and installation of Torque, by Robert W. Ellison, on the sidewalk of McLellan Drive between El Camino Real and the South San Francisco BART Station. The Commission's recommendation is consistent with their goal of placing art in the city's neighborhoods to incorporate: art into the local environment. By: ~I- ~{'G Sharon Ranals Director of Parks and Recreation APProV{J:r~ ~ cp . Nagel City Manager Attachments: 1. Resolution 2. Sculpture Photograph RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION AUTHORIZING THE PURCHASE OF A SCULPTURE BY ROBERT W. ELLISON IN THE AMOUNT OF $18,000 WHEREAS, staff recommends the purchase of the sculpture Torque for placement on the sidewalk near the corner of EI Camino Real and McLellan Drive; and WHEREAS, at their regular meeting on June 19,2008, the Cultural Arts Commission voted in favor of recommending the piece to the City Council for approval; and WHEREAS, if approved, this purchase will be expended from the funds administered by the Cultural Arts Commission through the Capital Improvement Program. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the City Council hereby authorizes the purchase of Torque from Robert W. Ellison of Penn grove, California in the amount of$18,000. * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 23rd day of July 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1 2 - ~ 't \\ 5:1# 51 ~ . ~~\ 10 n 1>-< ~ ~ C') v 0 C'4lIFO-p..~\.~ Staff Report AGENDA ITEM # 6 DATE: July 23, 2008 TO: Honorable Mayor and City Council FROM: Sharon Ranals, Director of Parks and Recreation SUBJECT: RESOLUTION AUTHORIZING THE PURCHASE OF A SCULPTURE BY CHAPEL FROM THE NATIONAL SCULPTOR'S GUILD IN THE AMOUNT OF $28,000 RECOMMENDATION: It is recommended that the City Council adopt a resolution authorizing the purchase of Crucible of Light, a stainless steel and marble sculpture by Chapel, represented by National Sculptor's Guild of Loveland, Colorado, at a cost of $28,000. The sculpture is to be installed on the grassy knoll area on the corner of EI Camino Real and the Costco entrance. BACKGROUND/DISCUSSION: At their regular meeting of June 19,2008, the Cultural Arts Commission ("Commission") voted unanimously to recommend this piece to the City Council for purchase. A color copy of the piece is attached. Originally listed by the gallery at a price of $30,000, a discounted price of $28,000 was negotiated with the artist. No sales tax is charged in California for sculptures to be displayed in a public setting. A donation of$50,000 was received from the developers of the Fairfield residential development on El Camino; $25,000 was earmarked for public art to be placed at a location on the Fairfield property. The Cultural Arts Commission identified two locations that they believed would be most appropriate for public art at this site: the grassy knoll at the Fairfield residential complex-facing northwest on the comer of El Camino Real and the Costco entrance; and on the corner of McLellan Drive and BART near Starbucks Coffee. A request for proposals was distributed nationwide for both locations, and over twenty-five proposals were received for each site. The Commission selected a piece of art for each location to recommend to the City Council; Crucible of Light is the subject of this report, with the second piece, Torque, to be recommended for the sidewalk as a separate item. Staff Report Subject: Resolution Authorizing Purchase of Crucible of Light July 23, 2008 Page 2 Crucible of Light is proposed to be twelve feet tall, constructed of stainless steel and white and black marble. It will be oriented to facl~ east and west, to take advantage of strong backlighting and to cast a long shadow. It will take the artist six months to complete. Artist Chapel has been a sculptor for thirty-five years and is represented by the National Sculptor's Guild in Lovelill1d Colorado. The guild represents some of the most renowned sculpture artists in the nation. Chapel's most recent commission was for the town of Breckenridge, Colorado. He currently resides in Oakland, with his studio in San Leandro. The installation would include a concn~te footing constructed to the artist's structural engineer's specifications, and installed in-house by city staff. As with other pieces of art purchased by the city for installation on private property as "public art," an agreement would be developed between the property owner and the city. The city would retain ownership of the artwork, and would be responsible for installation and maintenance. Staffhas contacted Archstone, the property managers, to begin this process. FUNDING: If approved, this purchase will be funded by $25,000 from the Fairfield developer's donation for public art. The remaining $3,000 will be funded through the Commission's art fund. CONCLUSION: Approval of the purchase of the Crucible of Light will add this sculpture to the city's collection and allow installation of the piece on the grassy knoll in front of the Fairfield residential complex at El Camino Real and the Costco entrance. The Commission's recommendation is consistent with their goal of placing art in the city's neighborhoods to incorporate art into the local environment. The acquisition also satisfies the city's agr(~ement with the developer to place a sculpture on the property. By: C~' 9ifUrl f&,~s Sharon Ranals Director of Parks and Recreation Approved: ~ If ,rv . Nagel City Manager Attachments: I. Resolution 2. Sculpture Photograph RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION AUTHORIZING THE PURCHASE OF A SCULPTURE BY CHAPEL FROM THE NATIONAL SCULPTOR'S GUILD IN THE AMOUNT OF $28,000 WHEREAS, staff recommends the purchase of the sculpture Crucible of Light for placement at the knoll on the corner of El Camino Real and the Costco entrance; and WHEREAS, at their regular meeting on June 19, 2008, the Cultural Arts Commission voted in favor of recommending the piece to the City Council for approval; and WHEREAS, if approved, this purchase will be expended from both the Fairfield developer's donation for public art and the Cultural Arts Commission's art fund, and administered by the Cultural Arts Commission through the Capital Improvement Program. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the City Council hereby authorizes the purchase of Crucible of Light from the National Sculptor's Guild of Loveland, Colorado in the amount of $28,000. * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 23rd day of July 2008 by the following vote: AYES: NOES: ABSTAIN : ABSENT: ATTEST: City Clerk 1 CRUCIBLE OF LIGHT - CHAPEL - NATIONAL SCULPTORS' GUILD L"~,,,". .\(., "-.. 2 - ~'t\\ s~ ~ ~ . ~v. \ (0 ("'l >-- - ~ iq v 0 [> ~~ 4lIF01t~ DATE: TO: FROM: SUBJECT: Staff Report AGENDA ITEM #7 July 23,2008 Honorable Mayor and City Council Krista Martinelli-Larson, City Clerk RESOLUTION APPROVING A BUDGET AMENDMENT ADJUSTING THE CITY CLERK DEPARTMENT'S ELECTION BUDGET FOR THE 2007 -2008 FISCAL YEAR BY AN ADDITIONAL $56,541.00 TO FACILITATE PAYMENT OF THE BALANCE OF THE NOVEMBER 2007 MUNICIP AL ELECTION INVOICE SUBMITTED BY THE SAN MATEO COUNTY ELECTIONS OFFICE RECOMMENDATION It is recommended that the City Council adopt a resolution approving a budget amendment adjusting the City Clerk Department's Election Budget for the 2007-2008 Fiscal Year by an additional $56,541.00 to facilitate payment of the balance of the November 2007 Municipal Election Invoice submitted by the San Mateo County Elections Office. BACKGROUND/DISCUSSION On February 21,2008, the City Clerk received San Mateo County Elections Office Invoice No. 078019 issued in the amount of$99,540.90 for services rendered in connection with the November 6,2007 Consolidated Municipal, School and Special Election (attached). The City Clerk's Fiscal Year 2007-2008 Election Budget allocated $43,000 for election expenses, which was insufficient to fund the invoice. The invoiced amount was based on a per voter cost of$3.70 as opposed to the $1.50 per voter amount the Elections Office quoted to San Mateo County City Clerks, including Interim South San Francisco City Clerk Flo Derby, at a June 2007 meeting. The invoiced amount was therefore $56,541.00 higher than what was budgeted, and a budget amendment is needed to make up the difference. The City remitted $40,354.40 to the Elections Office on March 20,2008 as payment for election costs based on the projected $1.50 per voter estimate communicated by the Elections Office in June 2007 and budgeted by the City Clerk's Office. The City Clerk further requested that Elections Office Staff be present to field questions at a City Council Meeting in April of 2008 at which she would present the budget amendment. After a series of communications on this subject, Warren Slocum issued an April 4, 2008 letter (attached) declining to appear at City Council meetings in affected cities and formally attributing the substantial overage in election costs to the absence of a state or county measure from the November 2007 ballot. The April 4, 2008 letter offered to answer further questions regarding the invoice at a meeting in June. The letter also specified a payment plan option, including partial payment in the current Fiscal Year Staff Report Subject: Date: Page 2 Fiscal Year 2007/2008 Election Budget Amendment July 23, 2008 with remittance of the balance in the upcoming Fiscal Year. In consultation with the City Manager and Finance Director, the City Clerk determined to hold-off on payment of the balance of the invoice until after the proposed June 2008 meeting in order to permit a basis for presenting a recommendation to Council. On June 25,2008, the City Clerk attended a meeting with Elections Office Staff and San Mateo County City Clerks. At the meeting, Elections Manager David Tom addressed the issues contributing to the substantial difference between projected and actual per voter election costs. According to Mr. Tom, San Mateo County elections costs have remained stable over the past several years. Accordingly, the November 2007 election cost just $20,000 more than the last regularly scheduled Consolidated Municipal, School and Special District Election held in 2005. However, because no State or County items appeared on the ballot, municipalities' proportionate share of election costs increased substantially over prior years. In response to Mr. Tom's explanation, the City Clerk posed the following two (2) questions: (1) Why didn't County Officials communicate a revised per voter cost projection to municipalities after it was clear in August 2007 (the close of the filing period) that municipalities would share the cost of the election unaided by the usual State or County proportionate share; and (2) were any of the additional costs attributable to processes implemented to ensure preparedness for the four (4) elections anticipated between November 2007 and 2008 and the transition to the eSlate voting system as relayed to City Clerks in an October 10,2008 letter from Warren Slocum (attached). Mr. Tom's response to each question is set forth below: 1) Lack of communication of higher than expected costs: Mr. Tom advised that since the conditions contributing to the greater than projected per voter cost were highly unique, the cost impact of no State or County participation in the ballot was not obvious. He further assured City Clerks that Elections Staff would keep tabs on contributing factors in future elections so as to avoid the "sticker shock" that occurred this past February. 2) Costs of ramp up processes and conversion to the eSlate system: Mr. Tom reiterated that election costs had remained remarkably stable, subject to a slight increase. He could not guarantee that a portion of the increase did not relate to the costs of ramping up for all four (4) elections that were anticipated to occur between November 2007 and 2008 and/or the implementation of the eSlate voting system in time for the November 2007 election. He noted, however, that such costs were likely insignificant given the stability of election costs year over year. FISCAL IMPACT The attached Budget Amendment Resolution adjusts the City Clerk's Budget by $56,541.00, and will come from the General Fund Undesignated Reserve. The expenses were incurred in 2007/2008, so accounting standards dictate that they must be charged to that Fiscal Year. Staff Report Subject: Date: Page 3 Fiscal Year 2007/2008 Election Budget Amendment July 23,2008 CONCLUSION / By: \ Approval of the attached Budget Amendment Resolution will close out last year's invoice with the County and make the City Clerk's 2007/2008 Fiscal Year Budget whole. Accordingly, it is recommended that Council approve a budget amendment adjusting the City Clerk Department's Election Budg for the 2007-2008 Fiscal Year by an additional $56,541.00 to facilitate payment of the balance the November 2 7 :Municipal Election Invoice. APproved:~ ~ <h P a . Nage City Manager Attachments: Resolution 2007 Election Invoice April 4, 2008 letter from Warren Slocum to City Clerk Krista Martinelli-Larson October 10, 2007 letter from Warren Slocum to Interim City Clerk Irene Soto RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA RESOLUTION APPROVING A BUDGET AMENDMENT ADJUSTING llHE CITY CLERK DEPARTMENT'S ELECTION BUDGET FOR TIIE 2007-2008 FISCAL YEAR BY AN ADDITIONAL $56,541.00 TO FACILITATE PAYMENT OF 11ffi BALANCE OF TIIE NOVEMBER 2007 MUNICIPAL ELECTION INVOICE SUBMITIED BY TIIE SAN MATEO COUNTY ELECT[ONS OFFICE WHEREAS, on February 19,2008 the San Mateo County Elections Office submitted an invoice to the City of South San Francisco in the amOlmt of $99,540.90, which was higher than quoted and budgeted for services rendered in connection with the November 6, 2007 Election; and WHEREAS, the balance due on the invoice must be remitted, and the City Clerk's budget must be augmented to make up the difference between what was budgeted and the amount owing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that $56,541.00 is hereby appropriated to the City Clerk's Fiscal Year 2007/2008 Election Budget, funded from the General Fund Undesignated Reserve. * * * * * I hereby certify that the foregoing resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 23 day of July, 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk - 1 - If I' ;1.:_" ~ 555 County Center Redwood City, CA 9~063 phone 650.363.4988 fax 650.363.1903 ernail wslocum@smcore.org web www.smcore.org Chief Elections Officer & Assessor-County Clerk-Recorder February 19,2008 Ms. Krista Martinelli-Larson, City Clerk City of South San Francisco P.O. Box 7ll South San Francisco, CA 94083 Dear Ms. Martinelli-Larson: Kindly find enclosed Involce #0708019 in the amount of $99,540.90 for services rendered by our Election Office in connection with the City of South San Francisco Election consolidated with the November 6, 2007 Consolidated Municipal, School and Special Election. Should you have any questions regarding this billing, please contact David Tom, Election Manager, at (650)312-5222. Sincerely, WS:wp Attachments -2- County of San Mateo Office of the Assessor-County Clerk-Recorder 555 County Center, 3rd Floor Redwood City, CA 94063 Tel: 650.363.4500 Fax: 650.363.1903 INVOICE February 19,2008 Invoice No. 0708019 Ms. Krista Martinelli-Larson, City Clerk City of South San Francisco P.O. Box 711 South San Francisco, CA 94083 For services rendered by our Election Office in connection with the City of South San Francisco Election consolidated with the November 6, 2007 Consolidated Municipal, School and Special Election. $99,540.90 TOTAL AMOUNT DUE: $99,540.90 Payment Due Within 30 Days [Jpon Receipt of Invoice NOTE: YOU MAY BE ELIGIBLE FOR STATE REIMBURSEMENT OF ABSENTEE COST THROUGH SB90 CLAIMS - 3- SAN MATEO COUNTY ELECTION DIVISilON NOVEMBER 6, 2007 CONSOLIDATED MUNICIPAL, SCHOOL AND SPECIAL ELECTION CITY OF SOUTH SAN FRANCISCO AMOUNT SAMPLE BALLOT PRINTING 27,670.99 SAMPLE BALLOT LAB/SORTING 1,643.74 SAMPLE BALLOT POSTAGE 2,027.11 OFFICIAL BALLOT PRINTINC; 636.87 ABSENTEE BALLOT PRINTII~G 4,087.41 ,C\8SENTEE B;\LLOT POSTAGE/SUPPUE:S 2,712.82 ELECTION OFFICER/POLLING PLACE FEES 8,505.25 ELECTION OFFICER/POLLING PLACE SUPPLIES/SERVICES 3,675.42 VOTING EQUIPMENT 4,842.54 OTHER CHARGES 8,008.91 LABOR 35,729.84 OVERHEAD 0.00 TOTAL COSTS $99,540.90 REGISTERED VOTERS 26,903 COST PER REGISTERED VOTER $3.70 -4- ~ I Chief Elections Officer & Assessor-County Clerk-Recorder 555 COUll I" Cenler Redwood Cily, CA 9~063 phone 65C1.363.~988 fax 650.363.1903 ernail wslocum@smcore.org web wW\N.smcore.org April 4, 2008 Krista Martinelli-Larson City Clerk, City of South San Francisco 400 Grand Avenue South San Francisco, CA 94080 Dear City Clerk Martinelli-Larson, This office has always enjoyed a positive working relationship with the City Clerks of San Mateo County. We value the election work that you do and we appreciate the opportunity to collaborate with you on the common issues we face as we serve our voters and make it possible for them to exercise their fundamental right to vote. I'm writing to you about the November 2007 election costs issue. I know these charges have come at a time when city and county budgets are fiscally constrained, and each of you, as leaders in your city, are responsible to exercise the responsibilities of your office and to do so with fiscal prudence. Some of you have called, others have written and whether or not we've heard from you, I'm sure that all of you are concerned about the billing you received as well as anticipated future election costs. Some City Clerks who received our November election billing have asked for a meeting to review the election expenses and costs associated with the conduct of the November 2007. With the compacted election schedule (November 2007, February 2008, April 2008, May 2008 and June 2008), we asked that this meeting be held after the June Statewide Direct Primary Election. We are conducting overlappin~l elections and it has taxed every aspect of our operations. We must keep our focus on the conduct of these elections at this time. When we do hold our election billing meeting, please extend the invitation to your City Finance Director, City Manager, Mayor or whomever you deem appropriate. The meeting will not be "water under the bridge" as was suggested in one city clerk letter if we meet at a later point in time. It: will simply be a later point in time; the issues will be the same. Most recently, three city clerks have asked that our office appear before their city councils to explain the reasons for the difference in the estimates for the November election and the actual billing. We are simply unable to attend individual city council meetings that are scheduled in the coming month as requested. The reason for the increase is simple - there was no countywide entity on the November ballot to share costs with (as has been explained in emails and phone conversations). - 5 - Krista Martinelli-Larson City Clerk, City of South Srm Francisco Re: November 2007 Election costs issue April 4, 2008 Pnge 2 of3 Between now and our future meeting, we certainly can continue to answer questions that any of you may have; we understand that you might be expecting an explanation as to why the original November estimate was so low and the actual bill was so high. In an exhibit to this letter, we will review the formula and give you some real election cost examples to illustrate how this calculation works. That information is contained in Exhibit A. If you still have questions, please put them in writing and mail it by U.S. Postal Service or email them to David Tom, Election Manager. That way, we can be sure to share the questions a nd the answers with everyone and reduce the opportunity for misinformation. Please feel free to share this information with those in your city that have questions, as well. Here's the good news that's lost in all of this. Election costs have remained remarkablv stable. Despite the v6ting system conversion, additional training requirements, the necessary update of all procedures and policies associated with the new voting system, and the Secretary of State's 36 point enhanced security measures, we have instituted cost saving measures that have offset these conversion expenses. We are proud of that record - and the fact that in San Mateo County votes are counted accurately. We apologize for not taking the initiative to contact you sooner to advise you of the impact to your respective budgets once the close of filing determined the participants in the election. Frankly, it would not have changed the outcome of the election costs. But it would have given you time to advise your colleagues in the city and to prepare the City Council for the anticipated increase. The reality, however, is that we wouldn't have been able to quantify what the election cost would have actually been. We don't know the real impact until we get all the bills from vendors. In this case that was about a week before we mailed the statements. Our primary focus was to assure a successful, first-time full implementation of the County's new voting system in November, to implement in less than 30 days some of the Secretary of State's new 36-point security measure program that came from the state's Top-to-Bottom Review and to effectively and accurately tally and report election results. Although we were mindful of what was spent, we were not focused on its impacts at that point in time. I hope this helps you and your city's officials to better understand the November 2007 election costs and the dynamics that can significantly impact the cost of conducting any election. If you have additional questions, please don't hesitate to send an email. -6- Krista Martinelli-Larson City Clerk, City of South San Francisco Re: November 2007 Election costs issue April 4, 2008 Page 3 of 3 If your city needs to defray the cost of the November election, you may make a partial payment in the fiscal year 2007-08 and another payment in the coming fiscal year, or request to structure a payment plan if you feel it necessary. We apologize for any inconvenience this billing situation may have caused and we want to work with you - as always. We will continue to improve communications between our offices and look for ways to improve election services while containing costs for all of the jurisdictions that we serve. Sincerely, Warren Slocum Attachment cc: Pedro Gonzalez, Mayor, City of South San Francisco Barry Nagel, City Mana~ler, City of South San Francisco - 7- EXHIBIT A Background on Election Billing The difference in the cost estimate for the November 2007 election and the actual cost for the November 2007 election was simply the unexpected combination of cost- sharing jurisdictions that participated (and did not participate) in this election. Here is the formula that is used to calculate the cost per voter share to jurisdictions. It was approved by the Grand Jury, is fairly simple and has not changed. The formula: ,. The number of voters registered within each entity that held an election is combined into a single pool of voters. · And for the mail ballot portion of the costs, the number of mail ballots issued within each entity that held an election is combined into a single pool of voters. · The sum of the number of voters (typically around a million to 1. 5 million total voters in this type of election) is used to calculate the cost per voter charge against the total cost of the election. e Finally, specific costs such as printing due to varying pages required of a contest are portioned separately and billed to the appropriate jurisdiction. The factor that most determines the cost of an election is who shares the cost of a given election. A countywide and/or a state contest each account for about 350,000 :l: voters within the cost sharing pool. A city, school, or special district accounts only for the number of voters within the district, typically a much smaller number. When countywide or state contests are part of an election, they make up a significantly larger proportion of the voter pool and they pay for a larger portion of the shared cost of that election. This has been the case for the past several elections and this fact was the basis for the June cost estimates that were provided. November elections, held in odd numbered years, are a consolidation of various local schools, cities, and special districts as a means to share costs, reducing the financial responsibilities for each. When the County and/or the State participate in this type of election, by adding measures and/or propositions, it further reduces the shared cost. - 8- Here is a comparative example to illustrate this point: In November of 2005, the regularly scheduled consolidated municipall school and special district election also included the scheduled San Mateo County Community College District board election and a special statewide election. Together, the countywide community college board election and the special statewide election accounted for approximately 700,000 of the 1,484,394 voters in that election's pool of voters. The total cost of that election was $1.93 million, or an average of $1.30 per voter. III November of 2007, the regularly scheduled consolidated municipal, school and special district election, the largest district scheduled for the election, the San Mateo County Community College District (countywide), did not hold an election when an equal or lesser number of candidates filed for the number of vacancies to be filled on their governing board. Further, there were no other countywide or statewide contests Oil this ballot. Therefore, for the first time in recent memorYl not all voters registered in the coullty were eligible to participate in the election and no large district helped share the cost of the election. In the November 2007 election, an election without a statewide or countywide contest, there were only 585/190 voters in the cost sharing pool. The total cost of that election was $1.95 millionl or an average of $3.34 per voter when factored into the lesser numbered pool. This is why election bills were higher than normal for those participating in the November 2007 election. -9- r-r"'. "V,,' ,.,' . ." '.r~ I 40 Tower Rood Son Moleo, CA 94402 phone 65C.312.5222 fax 650.312.5348 e':,1C',il regi slror@smcore.org vi~Jd www.shopelhefulure.org 1.>.,1 Chief Elections Officer & Assessor-County Clerk-Recorder Ci October 10, 2007 Ms. Irene Soto Interim City Clerk City of South San Francisco 400 Grand Avenue So. San Francisco, CA 94083 Dear City Clerk Soto: It is an honor to serve as your Chief Elections Officer and to work with you and the City Clerks in San Mateo County. I want you to know how much I appreciate the support that you have ~Jiven to the Elections Office as we navigate the legislative, administrative and practical challenges of conducting elections in this new era of voting. We are on the brink of an exciting year, with four elections scheduled between now and November 2008. The first one, the Consolidated Municipal, School and Special District Election is scheduled for November 6, 2007 and will have a number of critical local races that directly affect the quality of life in our communities. As you know, we will fully implement the eSlate voting system this November. We are one of only two counties in California (Orange County is the other county) permitted to hold elections with a full complement of the newly acquired HAVA compliant voting equipment. To that end, we have been working hard to ensure that we are ready for November and the elections that will follow. Preparing our Poll Workers. To prepare for a full implementation of the eSlate voting system in the conduct of the November 2007 Election, I would like to congratulate my staff for creating the Poll Worker Academy, the first certified poll worker program in California, and possibly the country. The progrclm was a partnership with ttJe San ~1ateo County Community College District and the poll workers who successfully completed the coursework earned a half-unit of college credit for their effort. Those invited to attend the Academy included poll workers who identified themselves as interested in serving as an Inspector (precinct leader) or an eJudge (the precinct official interested in becoming the eSlate expert). These poll workers were invited to attend four two-hour classes devoted to the technical mastery of the eSlates, security practices with the new system and how to best serve the needs of different types of voters using this voting equipment for the first time. I am especially proud to say that there were nearly - 10- 650 students and OV'2r 600 graduates, They did so voluntMily and without p,JY. We owe them an incredible debt of gratitude. They \"Iill bring expertise and stability to this Fil'st election in the electronic voting era. Legislative and Administrative Changes. I need not remind you, but in the last five years, significant legislation:rom both federal and state governments has considerably changed the way elections are conducted. In 2002, the Department of Justice advised LIS that to be in compliance with the Votin~l R.ights Act, San Mateo County needed to produce all voting materials in Spanish alld Chinese as well as English. The Help America Vote Act (HAVA) steered San Mateo County to acquire a new, fully accessible electronic voting system (eSlates) to replace our 14-year old optical scan system. And, the change in state law that allows any voter to vote by mail on a permanent basis has resulted in a flood of sign-ups to vote by mail. Almost 40% of all registered voters in San Mateo County now vote by mail; they are motivated voters and approxImately 500/0 of all votes cast in the two major elections in 2006 came from vote by mail voters. fVlost recently, the Top-to-Bottom Voting Systems Review undertaken by the Secretary'of State resulted in 36 new requirements to enhance security for the eSlates. The combined effect of these new laws has changed the way that we conduct elections, the way that people vote, and the availability of polling places that meet both the accessibility requirements and provide enough space for the new equipment. The impact on every aspect of the Elections Office has, and continues to be, nothing short of dramatic. Evaluating Precincts. This Slimmer, we also conducted a complete inventory and analysis of the polling locations in use in San Mateo County. This was done in order to assure that all future elections that we hold will comply with these new standards and laws. The review;ncluded a physical assessment of each polling location, its precinct: boundaries and the jurisdiction(s) served by each precinct. As a result, some polling places were moved, some were combined with others and some were decommissioned altogether. Even the precinct where I have voted for the past 20 years was relocated as a result of this review. California law allows a Chief Elections Officer administrative discretion in adjusting precinct lines and relocating, decommissioning and redesignating polling locations in order to assure quality elections. Precincts serving a combination of districts and requiring the production of multiple types of ballots had to be simplified to minimize unintended errors. As a result of this precinct review, 56 of 563 of the County's precincts I/,/ere redesignated as all mail ballot precincts. This represents a total of :.0,382 voters. Remember, however, nearly half of these voters have already signed up to vote by mail. Those who wish to continue to vote in person can vote at the Elections Offices in the 29-day period - 11 - prior to the election or drop off their voted absentee ballot at allY precincc on Election Day, Getting the word out. PII::ase help us get the word out about these uitcCJI election changes. Encoul-age the voters in your city to double-check their polling location because many have changed. If voters ask you how to find out I;vhere they should vote, tell them to look 01 the back of their Sample Ballot. The address of their polling location is printed on the back cover. If you would put some election advice to voters on your city websitel advising voters to check the location of their pl-ecinct, it would be most helpful. We are mailing a personal letter to every voter who resides in a precinct that was redesignated as an all mail precinct. These voters will also receive their official election materials in the mail along with a postage-paid return envelope for voting. We will post the information on our website at 'tJ.J:'L"-^L~.~JlCJJLE;_toefuJ-;1!Le.,-QI91 issue press releases and send a reminder postcard to voters who live in precincts that have changed. Our website has a po!:ing place look-up feature too. Voters may call the Elections Office at (650) 312-5222 to confirm the location of their polling place as well. Voters can also find their precinct by going to the League of Women Votersl website, www,smartvoter,org. We also plan to advise the candidates who are running in this November's election so that they can advise their voters on their campaign websites, in speeches and their campai~ln literature. Andl as you know, if a voter shows up on Election Day at the wrong precinct, they will be redirected to their proper precinct and/or offered the opportunity to cast a provisional ballot, Their choice. The Uniqueness of November1s EJection, In addition to the many changes in the conduct of this election and the coming elections, let me also compare this election to like elections. This election is the first Unified District Election (UDEL) in memory that does not include all of the municipalities in the County. Pacifical portions of Daly City, and some unincorporated areas throughout the county do not have contested local races and will not be participating. UDEL elections in San Mateo County have historically produced a turnout of 30% and what we have learned from recent elections is that half of this vote is likely to corne from those who vote by mail. Approximately 310,000 voters are eligible to participate in this election out of a total of 350,000 on the voter roll. And, of the voters eligible to participate in this November1s electionl 127,000 are registered as permanent absentee voters, -12- so responsive to the public. Please feel free to give me a call if you have any questions or concerns. I always look forward to hearing from you. Best, Warren Slocum -13- :\l ",1-\ S::4.N .~~ (0 (") >-- ..... ~ ~ o 0 C4lIFOR~'~ Staff Report AGENDA ITEM # 8 DATE: July 23, 2008 TO: Honorable Mayor and City Council FROM: Valerie Sommer, Library Director SUBJECT: A RESOLUTION AUTHORIZING THE ACCEPTANCE OF $60,000 IN FUNDING FROM THE GENENTECH FOUNDATION TO SUPPORT PROJECT READ AND AMENDING THE LIBRARY DEPARTMENT'S 2008/2009 OPERATING BUDGET RECOMMENDA TION It is recommended that the City Council adopt a resolution accepting funding in the amount of $60,000 from the Genentech Foundation to support Learning Wheels - Project Read services and amending the Library Department's 2008/2009 operating budget. BACKGROUND Project Read has been awarded a grant in the amount of $60,000 from the Genentech Foundation to support Learning Wheels services. Learning Wheels is a Project Read program. The Learning Wheels "preschool on wheels" program provides literacy services to low-income, hard-to-reach families in South San Francisco and its surrounding cities through site visits that include story times, access to a computer loaded with educational children's software, interactive educational toys, and the distribution of free books and community information. For the past two years, Learning Wheels has also distributed health literacy information to program participants with a focus on obesity prevention. FUNDING: Grant funds received in fiscal year 2008/2009 will be used to amend the Library Department's current operating budget. Funds not expended by the end of fiscal year 2008/2009 will be carried over into fiscal year 2009/201 O. Receipt of these funds does not commit the City to ongoing funding after the close of the grant cycle. CONCLUSION: Approval of the receipt of these funds will enable Learning Wheels to continue programs and services which are not otherwise funded and will provide the community with additional family literacy services. APProv~% ,~~l - y. Na 1 City Manager By: V~~ Valerie Sommer Library Director RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION AUTHORIZING THE ACCEPTANCE OF $60,000 IN FUNDING FROM THE GENENTECH FOUNDA TION TO SUPPORT PROJECT READ AND AMENDING THE LIBRARY DEPARTMENT'S 2008/2009 OPERATING BUDGET WHEREAS, staff recommends the acceptance of funding in the amount of $60,000 from the Genentech Foundation to support Learning Wheels, a program of Project Read; and WHEREAS, the funds will be used to amend this year's operating budget of the Library Department. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the City Council hereby accepts funding in the amount of $60,000 from the Genentech Foundation to support Project Read services and amends the 2008-2009 Operating Budget to reflect an increase of $60,000 to the Library Department's budget. * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the _day of , 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATIEST: City Clerk 1119862.1 - 1 - :-0'\ l-l S:'tN ~~ a (") >-- ~ ~ f] ~lIFOR~\~ Staff Report AGENDA ITEM # 9 DATE: July 23, 2008 TO: Honorable Mayor and City Council FROM: Valerie Sommer, Library Director SUBJECT: A RESOLUTION AUTHORIZING THE ACCEPTANCE OF FUNDING IN THE AMOUNT OF $12,000 FROM METLIFE FOUNDATION AND AMENDING THE LIBRARY DEPARTMENT'S 2008/2009 OPERATING BUDGET RECOMMENDA TIONS It is recommended the City Council adopt a resolution authorizing acceptance of a MetLife Foundation and Libraries for the Future grant in the amount of $12,000 and amending the Library Department's operating budget for fiscal year 2008/2009. BACKGROUND The Library has been awarded a $12,000 grant to participate in Fit for L~fe, a program of Libraries for the Future, made possible through the generous support of MetLife Foundation. Grant funding will be used to support health programming and collections in our libraries and the Community Learning Center and to promote the importance of fitness and nutrition for the brain and body. A portion of the funding will be used to purchase a Wii, a Nintendo video game system that incorporates physical activity such as dancing, boxing and aerobics in video games. The Library will work with community partners to plan and promote new programs and services as well as other resources available in the community that help further the goals of the project. FUNDING: The funds will be used to amend the fiscal year 2008/2009 operating budget of the Library Department. The funding will support purchase of collection materials, a Wii and speaker fees, as well as travel expenses to required training for the project. Receipt of these funds does not commit the City to ongoing support after the close of the funding cycle. CONCLUSION: Receipt of these funds will enable the Library to provide targeted health-related programming and expand awareness of the vast array of resources for healthy living that are available at: the library. It is recommended City Council accept $12,000 in grant funding to support the Library and amend the Library Department's fiscal year 2008/2009 operating budget. Byio~b Valerie Sommer Library Director 1119839.1 APprove~ ' "p_ M. Nag 1 City Manager RESOLUTION NO. CITY COUNClL, ClTY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION A UTHORIZING THE ACCEPTANCE OF FUNDING IN THE AMOUNT OF $12,000 FROM METLIFE FOUNDA TION AND AMENDING THE LIBRARY DEPARTMENT'S 2008/2009 OPERATING BUDGET WHEREAS, staff recommends the acceptance of a MetLife Foundation and Libraries for the Future grant in the amount of $12,000 to participate in the Fit for Life program; and WHEREAS, the funds will be used to amend this year's operating budget of the Library Department. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the City Council hereby accepts a MetLife Foundation and Libraries for the Future grant in the amount of $12,000 to participate in the Fit for Life program and amends the 2008-2009 Operating Budget, to reflect an increase of $12,000 to the Library Department's budget. * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the _day of , 2008 by tbe following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1119837.1 - 1 - ~'\\\ S:1.N &~ o n >- t;; t:l l") v 0 C4lIFOl<~\~ Staff R ep 0 rt DATE: TO: FROM: SUBJECT: AGENDA ITEM # 10 July 23,2008 Honorable Mayor and City Council Terry White, Director of Public Works RESOLUTION AWARDING THE CITY HALL ANNEX ROOF REPLACEMENT AND ACCESSORIES PROJECT CONSTRUCTION CONTRACT TO FIDELITY ROOF COMPANY OF OAKLAND, CA IN AN AMOUNT NOT TO EXCEED $121,500 AND APPROPRIATING $15,725 TO THE CITY HALL ANNEX ROOF REPLACEMENT AND ACCESSORIES PROJECT RECOMMENDATION It is recommended that the City Council adopt a resolution rejecting Central Roofing, Inc.'s bid and awarding the City Hall Annex Roof Replacement and Accessories Project Construction Contract to Fidelity Roof Company of Oakland, CA in an amount not to exceed $121,500, and appropriating additional funds in an amount of $15,725 from the General Fund to the City Hall Annex Roof Replacement and Accessories Project. BACKGROUND/DISCUSSION In 1998, the City Hall Annex building interior was renovated to accommodate the Building, Planning and Engineering Divisions. Since then, only construction spot-repairs were performed on the exterior and roof. In 2006, water leaks became visible within the Annex ceiling prompting staff to conduct inspections to the interior ceiling and roof deck. Water ponds, bitumen membrane peeling, and roofing material deterioration were found duringninspection~ Staff-concludedthatreplacingthe existing roof treatment and related roof accessories would repair and extend the life of the roof. On April 21 and May 5, 2008, staff advertised a "Notice Inviting Sealed Bids" for the Annex Roof Replacement and Accessories Project. On May 8 and May 19,2008, staff conducted two pre-bid site inspections. Eight (8) bids were received and opened on June 5, 2008. The apparent lowest bidder was Central Roofing, Inc. of South San Francisco, CA. Staff Report Subject: RESOLUTION AWARDING A CONSTRUCTION CONTRACT TO FIDELITY ROOF AND APPROPRIATE ADDITIONAL FUNDS TO THE CITY HALL ANNEX ROOF REPLACEMENT AND ACCESSORIES PROJECT Page 2 Below is the summary of all base bids received: Engineer's Estimate: Bids: Central Roofing, Inc Fidelity Roof Company Andy's Roofing, Inc. Reinhardt Roofing Southwest Construction Western Roofing Service Pioneer Contractors, Inc. Best Contracting Services, Inc. South San Francisco, CA Oakland, CA Milpitas, CA Newark, CA San Francisco, CA San Francisco, CA San Francisco, CA Hayward, CA $ 114,000.00 Bid Dollar Amount $ 105,000.00 $ 121,500.00 $ 124,300.00 $ 132,403.00 $ 136,101.00 $ 136,722.00 $ 152,000.00 $ 177,500.00 Staff determined Central Roofing's bid to be non-responsive due to (1) discrepancies in their bid unit price, total base bid price and bid schedule, (2) their bid proposal did not have an original signature, (3) missing required documents, and (4) no signed acknowledgment of Addendum No.1. Staff recommends that the Council reject Central Roofing's bid, and award the contract to the second lowest bidder: Fidelity Roofing Company of Oakland, CA. Staff verified Fidelity Roof Company's contractor's license and found its experience on similar types of construction to be satisfactory. FUNDING Shown below is the cost breakdown for the project: Fidelity Roof Company Contingency (Approx. 15%) Engineering and Construction Inspection (Approx. 5%) Total Project Cost Shown below is the budget funding for the project: City Hall Annex Roof Replacement Funds Additional Capital Improvement Funds Needed Total Project Budget $121,500.00 $ 18,225.00 $ 6.000.00 $145,725.00 $130,000.00 $ 15.725.00 $145,725..00 This project is included in the approved 2007-2008 ClP. Staff requests that the Council appropriate additional funds in an amount of $15,725 from the General Fund to the City Hall Annex Roof Replacement and Accessories Project. The additional funds are needed for performing their demolition work on a weekend and application of cold sealant to reduce impact to public and staff at the Annex. Staff Report Subject: RESOLUTION AWARDING A CONSTRUCTION CONTRACT TO FlDELITY ROOF AND APPROPRIATE ADDITIONAL FUNDS TO THE CITY HALL ANNEX ROOF REPLACEMENT AND ACCESSORIES PROJECT Page 3 CONCLUSION Approval of this project would allow the installation of new roofing membrane and new roofing accessories for the City Hall Annex. This project will correct all existing roof and structure deficiencies, extend the life of the roof: and reduce the need for future maintenance. By: -~-:::o ~ Terry WhIte Director of Public Works Attachment: Resolution rd/rr/tw 1122158.1 RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA RESOLUTION A W )ffiJ)ING THE CITY HALL ANNEX ROOF REPLACEMENT AND ACCESSORIES CONSTRUCTION CONTRACT TO FIDELITY ROOF COMPANY OF OAKLAND, CA IN AN AMOUNT NOT TO EXCEED $121,500 AND APPROPRIATING $15,725 IN ADDITIONAL FUNDS TO THE CITY HALL ANNEX ROOF REPLACEMENT AND ACCESSORIES PROJECT WHEREAS, on April 21 and May 5, 2008, staff advertised the Notice Inviting Sealed Bids for the Annex Roof Replaceml~nt and Accessories ("Project") for the installation of new roofing membrane and new roofing accessories for the City Hall Annex; and WHEREAS, on June 5, 2008, staff received and opened eight (8) bids, and the lowest qualified bidder was Fidelity Roof Company of Oakland, CA in the amount of $121 ,500.00; and WHEREAS, staff recommends that the City Council award the construction contract and bid alternates to Fidelity Roof Company of Oakland, CA; and WHEREAS, this project is included in the City of South San Francisco's 2007-2008 CIP and staff requests appropriating additional funds in an amount not to exceed $15,725 from the General Fund to the City Hall A.nnex Roof Replacement and Accessories. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the Council hereby: 1. Awards the construction contract for the City Hall Annex Roof Replacement, Project No. 51-13232-0822, to Fidelity Roof Company, of Oakland, CA, conditioned on Fidelity Roof Company's timely execution of the project contract and submitting all required documents, including. buLnot limited to, executed bonds, . certificates of insurance, and endorsements:, in accordance with the project bid documents. 2. Authorizes the City Manager to execute the Agreement on behalf of the City Council of the City of South San Francisco upon timely submission by Fidelity Roof Company of the signed project contract and all other required documents, subject to approval as to form by the City Attorney. - 1 - * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 23rd day of July, 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1122161.1 - 2 - ~'\\\ s~ '~ o C'1 >- c;; ~ C") u 0 ~ll~R~~ Staff Report AGENDA ITEM # 11 DATE: TO: FROM: SUBJECT: July 23,2008 Honorable Mayor and City Council Terry White, Director of Public Works A RESOLUTION AWARDING A CONSTRUCTION CONTRACT FOR EAST OF 101 SEWER IMPROVEMENTS PROJECT TO JMB CONSTRUCTION, INe. IN AN AMOUNT NOT TO EXCEED $3,201,430 RECOMMENDATION It is recommended that the City Council adopt a resolution awarding a construction contract for the East of 101 Sewer Improvements Project to JMB Construction, Inc. of South San Francisco, California, in an amount not to exceed $3,201,430. BACKGROUND/DISCUSSION The East of 101 Sewer Improvements Project includes improvements to the gravity sewer mains in East Grand Avenue, Allerton Avenue, Forbes Boulevard, DNA Way, and a new sewer force main on Forbes Boulevard. The work includes upsizing approximately 6,000 linear feet of gravity sewer between 8"-18" to 1 0"-27" by pipe bursting method. Approximately 3,000 linear feet of sewer force main will by installed by open trench method. Most of the work is to be performed at night to reduce traffic congestion. This construction would accommodate future increased flow for full build-out in the East of 101 including the expected flow from the Genentech Master Plan. On June 10,2008 and June 14,2008, staff advertised the notice inviting sealed bids for this project. On July 8,2008, four bids were received, and the lowest responsible bidder is JMB Construction, Inc. Below is the summary of the base bids: Engineer's Estimate: $5,000,000 Bids: JMB Construction, Inc. Ranger Pipelines, Inc. Mountain Cascade, Inc. K.J . Woods Construction, Inc. $3,186,870 $3,863,160 $4,286,927 $4,388,000 Staff verified JMB Construction's current contractor's license to be in good standing, and confirmed their references for similar past construction proj ects. JMB Construction is currently working on the Lindenville Storm Drain Pump Station and recently finished the Wet Weather Phase II West Area project for the City. Staff Report Subject: Award of Construction Contract for East of 101 Sewer Improvements Proj ect to JMB Construction Page 2 FUNDING The recommended contract award includes the Base Bid and Add Alternate 2, which is additional work to the existing concrete median along Forbes Boulevard. Below is the project budget: JMB Construction, Inc. Construction Management & Inspection Soils Testing Wilsey Ham (Design Engineers) Const. Support Contingency (20%) Construction Administration bv Staff Total Project Budget Cost $3,201,430 $ 419,498 $ 100,000 $ 100,000 $ 640,000 $ 200,000 $4,660,928 This project is included in the City of South San Francisco's 2007-2008 CIP and is comprised offour of the five projects funded by Genentech with an upfront payment of$8.4 million. Sufficient funds are available in the CIP account. CONCLUSION Approval of this construction contract will ensure that the sewer lines and force main within the Genentech campus area are of the proper size to handle future build out flow capacities. BY=--~ vJLb Terry Whi e Director o~ ublic Works APProv~.y 'CtV::j '- M. Nag City Manager at/rr/tw Attachment: Resolution 1121656.1 RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION AWARDING A CONSTRUCTION CONTRACT FOR THE EAST OF 101 SEWER Hv1PROVEMENTS PROJECT TO JMB CONSTRUCTION OF SOUTH SAN FRANCISCO, CA IN AN AMOUNT NOT TO EXCEED $3,201 ,430.00 WHEREAS, on June 10, 2008 and June 14, 2008, staff advertised the notice to invite sealed bids for the East of 101 Sewer Improvements Project ("Project"); and WHEREAS, on July 8, 2008, staff received and opened four (4) bids, and the lowest bidder was 1MB Construction, Inc. of South San Francisco, CA., in the amount of $3,201,430.00; and WHEREAS, staff recommends that the City Council award the construction contract to JMB Construction, Inc, in an amount not to exceed $3,201,430.00; and WHEREAS, this project is part of the Genentech Master Plan and largely funded by Genentech, Inc.; and WHEREAS, this project is included in the City of South San Francisco's 2007-2008 Capital Improvement Project (CIP) budget and sufficient funds were budgeted to cover the project cost. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the Council hereby awards the construction contract for the East of 101 Sewer Improvements Project to JMB Construction, Inc. in an amount not to exceed $3,201,430.00, conditioned on 1MB Construction's timely execution of the project contract and submission of all required documents, including but not limited to, executed bonds, certificates of insurance and endorsements in accordance with project bid documents. BE IT FURTHER RESOLVED that the City Manager is hereby authorized to execute the Agreement on behalf of the City Council of the City of South San Francisco, subject to approval as to form by the City Attorney. - 1 - * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 23fC: day of July, 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1121661.1 - 2 - ~'ti\ 8::1# i:; ~ . ~\J.\ C n >< c;:; ~ C") <.) C ~411FORP Staff Report AGENDA ITEM # 12 DATE: TO: FROM: SUBJECT: July 23,2008 Honorable Mayor and City Council Terry White, Director of Public Works RESOLUTION AWARDING A CONSTRUCTION MANAGEMENT AND INSPECTION SERVICES CONTRACT FOR THE EAST OF 101 SEWER IMPROVEMENTS PROJECT TO MENDOZA & ASSOCIATES IN AN AMOUNT NOT TO EXCEED $419,498 RECOMMENDATION It is recommended that the City Council adopt a Resolution awarding a Construction Management and Inspection Services Contract for the East of 101 Sewer Improvements Project to Mendoza & Associates of San Francisco, California, in an amount not to exceed $419,498. BACKGROUND/DISCUSSION The East of 101 Sewer Improvements Project includes the improvements to the gravi.ty sewer mains on East Grand Avenue, Allerton Avenue, Forbes Boulevard, DNA Way and a new sewer force main on Forbes Boulevard. The work includes upsizing approximately 6,000 linear feet of gravity sewer by pipe bursting method. Approximately 3,000 linear feet of sewer force main will by installed by open trench method. This construction would accommodate future increased flow for full build-out in the East of 101 including the expected flow from the Genentech Master Plan. On June 10, 2008 and June 14, 2008, staff advertised the Notice Inviting Sealed Bids for construction of this Project. On July 8, 2008, four bids were received and JMB Construction, Inc. of South SarrFranciscosubmittedthe lowest bid and is separately recommended for award. Staff is recommending approval of Mendoza & Associates to perform the construction management of this project because of Mendoza & Associates' extensive experience in construction management of similar projects. They were selected previously through a Request for Proposal process for the construction management of Pump Station No.4 (East of 101), which is one of the projects identified in the Genentech Master Plan. The East of 101 Sewer Improvements Project is also part of the Genentech Master Plan and is largely funded by Genentech (94%). Their scope includes providing construction management, scheduling and inspection services through project completion. Staff Report Subject: RESOLUTION A\VARDING A CONSTRUCTION MANAGEMENT AND INSPECTION SERVICES CONTRACT FOR THE EAST OF 101 SEWER IMPROVEMENTS PROJECT TO MENDOZA & ASSOCIATES Page 2 FUNDING The project is included in the City of South San Francisco's 2007-2008 CIP and is comprised of four of the five projects funded by Genentech through an advance payment to the City in the amount of $8.4 million. Sufficient funds are available in this CIP account. CONCLUSION Approval of this Construction Management and Inspection Services Contract will ensure: that the construction work is performed according to the approved plans/specifications. 1Lh \ , BT J~W Terry Wh le Director 0 ubhc Works ~~ Approved: ~ J \. C , ) . agel City Manager ............ Attachment: Resolution Proposal at/rr/tw 1121671.1 RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA RESOLUTION A ~1 ARDING A CONSTRUCTION MANAGEMENT AND INSPECTION SERVICES CONTRACT FOR THE EAST OF 101 SEWER IMPROVEMENTS PROJECT TO MENDOZA & ASSOCIATES IN .AN AMOUNT NOT TO EXCEED $419,498 WHEREAS, on June 10 and June 14, 2008, staff advertised the Notice Inviting Sealed Bids for the East of 101 Sewer Improvements Project ("Project"); and WHEREAS, this Project is part of the Genentech Master Plan and largely funded by Genentech, Inc.; and WHEREAS, on May 9, 2007, the City Council awarded a prior Construction Management Services Contract to Mendoza & Associates ("Mendoza") for the Pump Station No. 4 portion of the East of 101 Project, which is part of the Genentech Master Plan; and WHEREAS, Mendoza's construction management services for the Pump Station No.4 Project was satisfactory; and WHEREAS, staff recommends awarding Mendoza a Construction Management Services Contract for the current Project on the basis of Mendoza's demonstrated competence and on staffs belief that Mendoza has the: professional qualifications necessary for the satisfactory performance of the services required; and WHEREAS, this Project is included in the City of South San Francisco's 2007-2008 CIP and comprises one of the five projects funded by Genentech, Inc. with an upfront payment of $8.4 million. NOW, THEREEORE, BElT RESOLVED by the City Council of the City of South San Francisco that the Council hereby awards the Construction Management and Inspection Services Contract for the East of 101 Sewer Improvements Project to Mendoza & Associates in an amount not to exceed $419,498, conditioned on Mendoza & Associates' timely execution of the project contract and submission of all required documents, including but not limited to, executed bonds, certificates of insurance and tmdorsements in accordance with project bid documents. BE IT FURTHER RESOLVED that the City Manager is hereby authorized to execute the Agreement on behalf of the City Council of the City of South San Francisco, subject tD approval as to form by the City Attorney. - 1 - * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 23rd day of July, 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1121940.1 - 2 - C () N ~-:.; ;~J ~ T '!',] 8 ~:: r'J r~; I NEE ~~ S 501 Second Street, Suite 330 San Francisco, CA 94107 6-30-2008 City of South San Francisco Engineering Division 315 I\tlaple Avenue South San Francisco, CA 94083 Attention: Ray Razavi, City Engineer Subject: Estimated budget for Sanitary Sewerline Rehabilitation Projects Dear 1-1r. Razavi; Mendoza and Associates is pleased to assist the City with this important sewer improvement project. Based upon the time frame in the project documents we will provide pre-award and construction inspection and engineering services from June 2008 thru May 2009. Attached is an estimate of cost for service through this period. We propose to provide our Construction }Aanager/Resident Engineer, Field Inspector and Office Engineer services to you to ensure that the City is represented as the Construction Contractor completes the work and to ensure that all closeout activities are completed. Estimate of Cost of Services through Close-out................... $419,498.00 Refer to the attached spreadsheet for details on the estimates. rV~. ~ Ron Richardson, Construction 1-1anager Proposal Accepted Signed by: Ray Razavi, City Engineer Date Attachment: Mendoza & Associates Construction Support Services Estimate - 6-30-2008 - 3 - 6-30-2008 Services Estimate Mendoza Associates Construction Suppor Proposed Budget 35,858 100,880 $ $ May-09 Est. Hrs 224 776 000 24 84 Apr-09 6 68 Mar-09 6 68 Jan-09 Feb-09 6 84 6 48 Dee-OS 6 48 Nav-OS 6 48 Oct-OS 16 48 Sep-OS 24 48 Aug-OS 24 32 Jul-OS 24 Jun-OS 6 Hourly Rate $ 160.08 $ 130.00 Sanitary Sewer Line Rehabilitation Project Mgr/Resident Engineer R. Richardson Y. Zsutty Subtotal 75,000 4001 $ nspector, Construction Rey Orito (inc. Shift differential for night 84 76 76 176 76 76 76 76 84 25.00 $ Office Engineer A. Mayberry 89.760 An... Ana '+U I J'+;:10 18,000 419,498 8801 $ 32801 ~ 80 80 80 80 80 80 80 80 80 80 80 each vehicle) 102.00 $ ODC Reimbursables ($1 ,OOO/mo> fuel allowance for Sewer line Rehabilitation Project Est. Total Direct Costs (ODC) **Other field staff. H::>- I Mendoza & Associates Overhead Rate includes G&A as well as a vehicle, cell phone and a laptop computer for al not included in G&A is fuel cost associated with vehicles used for project business. n hours worked after 6pm and prior to 7am ng wage rules for each calendar year. pay to employees subject to prevai Direct Labor Rates are subject to a 5% escalation in May of California Labor Law requires payment of shift differential any shift ~ '\ \\. 8::1# ii ~ - :::.~\ (0 n >- - t:. ~ t.> 0 C4IIFO~~'~ Staff Report AGENDA ITEM # 13 DATE: TO: FROM: July 23, 2008 Honorable Mayor and City Council Terry White, Director of Public Works A RESOLUTION APPROVING AN ENGINEERING CONSULTING SERVICES AGREEMENT WITH WILSEY HAM FOR THE SEWER PUMP STATION NO.8 REHABILITATION PROJECT IN AN AMOUNT NOT TO EXCEED $148,943 RECO~IMENDA TION SUBJECT: It is recommended that the City Council adopt a resolution approving an engineering consulting services agreement for the Sewer Pump Station No.8 Rehabilitation Project with Wilsey Ham of Foster City, CA in an amount not to exceed $148,943. BACKGROUND/DISCUSSION Pump Station No.8 is located at the northwest intersection of Forbes Boulevard and Kauffinan Court. Currently some operational deficiencies have been observed (i.e. the need to operate the pumps at full speed, pump clogging from influent trash, and limited wet well storage). On March 10, 2004, the City approved an engineering consulting contract with Wilsey Ham through a Request for Proposal (RFP) process for the East of 101 Sewer Improvements. Wilsey Ham was tasked with further investigating the problem, with the understanding that Wilsey Ham would provide the design cost estimate upon the review of the recommendations. Pump Station No.8 Rehabilitation was later added as an additional improvement needed for the area. On December 5, 2007, a Basis of Design report with three recommendations was submitted to the City by Wilsey Ham and their sub- consultant. The three alternatives for the rehabilitation ofthe pump station were provided to the City to determine a course of action. .. After reviewing the three alternatives, staff determined that the most extensive alternative with additional modifications to the pump station was needed. The project includes the installation of new pumps and grinders, which varies modification to the piping and electrical equipment as well as the structural modifications to the building. The expansion of this pump station would accommodate future increased flow for full build-out in the East of 101 including the construction indicated in Genentech's Master Plan. Staff Report Subject: ADOPT A RESOLUTION AUTHORIZING THE CITY MANAGER TO ENTER INTO A CONSULTING SERVICES AGREEMENT WITH WILSEY HAM IN AN AMOUNT NOT TO EXCEED $148,943 FOR THE SEWER PUMP STATION NO.8 REHABILITATION PROJECT Page 2 of2 FUNDING The project is included in the City of South San Francisco's 2007-2008 CIP and is one of five projects funded by Genentech with an up front payment of$8.4 million. Sufficient funds are available in the CIP account. CONCLUSION Adoption of the resolution will allow the City Manager to execute an engineering consulting services contract for Sewer Pump Station No.8 Rehabilitation project with Wilsey Ham in an amount not to exceed $148,943. B~ Terry Whit I Director 0 ublic Works Approved Attachment: Resolution Consulting Service Proposal 1122127.1 RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORt'-HA A RESOLUTION APPROVING AN ENGINEERING CONSULTING SERVICES AGREEMENT WITH WILSEY HAM FOR THE SEWER PUMP STATION NO. 8 REHABILITATION PROJECT, IN AN AMOUNT NOT TO EXCEED $148,943 WHEREAS, on March 10, 2004, the City Council approved an engineering consulting contract with Wilsey Ham for East of 101 Sewer Improvements through a Request for Proposals process; and WHEREAS, Pump Station No.8 was later added an as improvement needed for the East of 101 project area; and WHEREAS, Wilsey Ham submitted a Basis of Design Report with three recommendations to the City on December 5, 2007, and the City determined the most extensive alternative with additional modifications to the pump station was needed; and WHEREAS, approval of this contract will allow Wilsey Ham to investigate operational deficiencies at Pump Station No. 8 located at the northwest intersection of Forbes Boulevard and Kauffinan Court. WHEREAS, this project is included in the 2007-2008 CIP and is one of five projects funded by Genentech. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of South San Francisco that the City Council hereby awards the engineering consulting contract for the Sewer Pump Station No.8 to Wilsey Ham. in an amount not to exceed $148,943, conditioned on Wilsey Ham's timely execution of the project contract and submission of all required documents, including, but not limited to, executed bonds, certificates of insurance and endorsements; in-accordance withtheproj ect bid- documents: BE IT FURTHER RESOLVED that the City Manager is hereby authorized to execute the Agreement on behalf of the City Council, subject to approval as to fonn by the City Attorney. * * * * * - 1- I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City 'of South San Francisco at a regular meeting held on the 23rd day of July 2008 by the following vote: AYES: NOES: ABSTAIN : ABSENT: ATTEST: City Clerk 1122126.1 - 2..; May 16, 2008 Mr. Andy Tan Gty of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 WHNo:622 Reference: East of 101 Sewer Improvements Contract for Engineering Setvices for Pump Station# 8 Dear Andy: Based on our past conversations, Wilsey Ham is pleased to submit this proposal for engineering ser- vices for the rehabilitation to Pump Station # 8. BACKGROUND Pump Station # 8 (PS# 8) was rehabilitated in 2003, but when the pump station came on line, opera- tional deficiencies were obsetved. TIle South San Francisco pump station maintenance staff no- ticed deficiencies such as the need to operate the pumps at full speed, pump clogging from influent trash and limited wet well storage. TIle Gty of South San Francisco decided to investigate the prob- lem further and on December 5, 2007 a Basis of Design report with 3 recommendations was sub- mitted to the Gty of South San Francisco by Wilsey Ham and Schaaf & \Xlheeler. The three alterna- tives for the rehabilitation of the pump station were given to the Gty to determine a cours,e of ac- tion. The estimated construction cost of the alternatives ranged from $0, for the minimal alternative to $500,000, for the most extensive alternative. The Gty chose a modified Option 3 solution that was estimated at $500,000 and includes the following improvements summarized below: · Prepare Basis of Design Addendum based on new scope of work for PS# 8 rehabilitation. · Remove the old slab inside the wet well top, convert cIty pit to wet pit and provide polyure- thane coating. · Remove cIty pit pumps and discharge piping. · Remove stairs, landings and forced air ventilation system. · Replace wet well / cIty pit top slab for new pump and grinder access. · Install 3 rail-mounted submersible pumps and motors, space providing, with open face im- pellers on the new pumps. · Install 2 channel grinders at influent pipe penetration within the existing wet well. · Install grinder controls in weather-tight panels, pedestal mounted near existing control build- mg. · Reconstruct pump discharge piping. · Construction Support Setvices -3- May 16,2008 Mr. Andy Tan Page 2 A brief summary of the design work to be provided by our subconsultants for these changes is de- scribed below. Schaaf and Wheeler The work anticipated by Schaaf & Wheeler includes preparing a Basis of Design addendum, coordi- nating electrical engineering by Terada Engineering, Inc and structural engineering by Biggs Cardosa Associates, and the preparation of contract documents and construction support services for the modifications to South San Francisco Industrial Sewage Pumping Station No.8. Terada Engineering The work anticipated by Terada Engineering includes preparing a Basis of Design addendum and electrical contract documents for 2 new grinders, conversion of the dry well to a wet well, replace- ment of 2 existing pumps with 3 smaller new pumps, and construction assistance. Biggs Cardosa Associates The work anticipated by Biggs Cardosa includes installation of 2 grinder pedestal assemblies an- chored to the side of the existing concrete wet well, replacement of the existing wet well top slab, construction of new interior slabs within the concrete wet well, construction of new vertical di- vider walls, and construction support services. Based upon the forgoing, WIlsey Ham and the design team are pleased to present to you this pro- posal for design services. SCOPE OF SERVICES Task 1 - Pump Station # 8 Basis of Design Report WIlsey Ham and our sub-consultants Schaaf & Wheeler and Terada Engineering will investigate the existing Pump Station and will develop a Basis of Design (BOD) report addendum that includes rec- ommendations for improvements. This task includes the following: · Work perlormed by Schaaf & Wheeler: o Coordination with Terada Engineering and WIlsey Ham. o Prepare a Basis of Design addendum that examines the feasibility and cost of furnish- ing three 25 - 35 horsepower submersible rail-mounted pumps within the converted wet well, the feasibility of changing the existing motor control center to accommodate three pumps, and the ability of the existing engine-generator to start a second pump with one in operation or lUll all three pumps will be investigated by Terada Engineer- ing. Electrical requirements may preclude the installation of a third pump. If so, two new semi-open impeller pumps would be installed per the Basis of Design (with one redundant). - 4- May 16, 2008 Mr. Andy Tan Page 3 o Meet with Gty to confinn final design concept. · Work performed by Terada Engineering o Coordination with Schaaf & Wheeler and Wiliey Ham o Coordination with the Gt}' o Review of existing drawings and specifications o Field Trip o Calculations o Review & discussions with existing equipment manufacturer o Estimate of Probable Construction Cost o Preparation of Electrical Pre-design Report o Meeting to Discuss Pre-de:sign Report o Incorporate review comments · Wiliey Ham o Site Inspection of Pump Station o Review draft report and provide comments o Meeting to review Gty Comments (1) o Coordination/Project Management Delivernbles: · Submit 3 copies of BOD Report Addendum to Gty. Task 2 - 50% Submittal Upon receipt of.the design direction from the Gty, Wiliey Ham and our sub-consultants Schaaf & Wheeler, Biggs Cardosa and Terada Engineering will develop and issue a 50% design package for the PS# 8 improvements. This task will include the following scope of work: · Schaaf & Wheeler: o Provide 50% plans, specifications and estimates for the civil and mechanical portions of the recommended improvements to Pump Station 8. . Cover Sheet · General Notes, Abbreviations and Legend . Site Plan showing modifications (coordinated with Terada Engineering) . Demolition Plan . Improvement Plans and Sections . Details o Attend meeting to discuss 50% comments · Terada Engineering o Project Coordination with project team o Coordination with the Gt)' o Visit Existing Pump Station, (2 trips) o Preparation of Drawings . Legends and Symbols - 5- Nlay 16, 2008 Mr. Andy Tan Page 4 . Site & Pump Station Plans - Demo . Site & Pump Station Plans - Modified . Duct Bank Sections - Demo & Modified . Electrical Housing - Demo & Modified . One Line Diagram & Elevation - Demo & Modified . Panel LP-1 Schedule & PLC Connect Diagram . Pump & Equipment Schematic Diagrams . Electrical Details o Preparation of Specifications o Preparation of Probable Gost of Construction o Submittal Preparation, o Responses & Implementation of Review Comments o Miscellaneous Tasks o Attend meeting to discuss 50% comments · Biggs Cardosa o Prepare structural calculations, plans and details for modification of the existing pump station wet well facilities as noted above. o Assist WIlsey Ham with development of structural specifications o Attend meeting to discuss 50% comments · WIlsey Ham o Review Plans, Technical Specifications and Estimate o Quality ControV Quality ~lJanagement o Develop Front-end Specifications o Coordination between PS # 8 and force main project design teams De live rnble s : · 50% Submittal to the Oty to include: 3 full sized hard copy sets of the plans, 1 PDF copy of the plans, 3 hard copy sets of specifications (unbound) and 1 electronic copy of the specifi- catlons. Task 3 -90% Submittal WIlsey Ham and our sub-consultants Schaaf & \'X/heeler, Biggs Cardosa and Terada Engineering ",ill develop and issue a 90% design package for the PS# 8 improvements. · Schaaf & Wheeler: o Revise Plans, Specifications and cost estimate o Submit 90% documents for review and comment o Attend a meeting to discuss 90% Oty comments · Terada Engineering o Revise Plans, Specifications and Cost of Construction o Submit 90% documents for review and comment o Attend a meeting to discuss 90% Oty comments -6- :May 16,2008 Mr. Andy Tan Page 5 · Biggs Cardosa o Revise structural calculations, plans and details for modification of the existing pump station wet well facilities. o Submit 90% documents for review and comment o Attend a meeting to discuss 90% Gty comments · WIlsey Ham o Review and compile the construction drawings, specifications and cost estimate o Issue 90% Submittal and reproduce dra'wings for submittal o Quality ControV Quality IVianagement o Revise Front-end Specifications o Coordination with force main project and the design team o Attend a meeting to discuss 90% Gty comments De live rable s : · 90% Submittal to the Gtyto include: 3 full sized hard copy sets of the plans, 1 PDF copy of the plans, 3 hard copy sets of specifications (unbound) and 1 electronic copy of the specifi- catIons. Task 4 -100% Submittal/Bid Set WIlsey Ham and the project team will develop the 100% Submittal to be used for Bidding per the city comments. We anticipate that there will only be minor comments on the 90% design and that we will receive all the comments prior to starting the Bid Set. This scope of work includes: · Schaaf & Wheeler: o Finalize Plans, Specifications and cost estimate o Submit construction documents. · Terada Engineering o Finalize Plans, Specifications and Cost of Construction o Submittal Preparation and. Responses · Biggs Cardosa o Finalize structural calculations, plans and details for modification of the existing pump station wet well facilities. o Submit construction documents. · WIlsey Ham o Review and compile the construction drawings, specifications and cost estimate o Issue 100% Submittal and reproduce drawings for submittal o Quality ControV Quality ~Janagement o Finalize Front-end Specifications o Coordination with force main project and the design team -7- May 16,2008 Mr. Andy Tan Page 6 Deliverables: · Bid Set Submiual to the Gty to include: 3 full sized hard copy sets of the plans, 1 PDP copy of the plans, 3 hard copy sets of specifications (unbound) and 1 electronic copy of the speci- fications. Task 5 - Bid SetVices and Construction Wtlsey Ham and team will provide bid and construction selVices including the following tasks: · Schaaf & Wheeler: o Preparation of Bid Adenda o Attendance at Pre-Construction Conference if requested o Review of Contractor Submiuals for Contract Document compliance. (No more than one re-submittal per reviewed submittal item is assumed for this fee proposa~. o Responses to Contractor initiated Requests for Information (RFIs). o Up to two (2) site visits during the prosecution of work at critical construction mile- stones. o Preparation of Record Dr.:Lwings using Contractor- or Gty-maintained markup draw- mgs. · Terada Engineering o Coordination with Project team o Bid Assistance o 1 Meeting o Coordination with the Gty o Responding to contractor's questions and RFI's o Site Visit (2 Trips) o Preparation of Change Orders o Submittal Review o Final Walk-thru and Punch list o Preparation of record drawings · Biggs Cardosa Provide on-call construction support selVices as requested by Wtlsey Ham and! or the Gty. Potential construction support selVices include: o Conduct periodic site visits (1 assumed) o Assist \Vtlsey P..am with structural shop drawing reviews o Assist Wtlsey Ham with responses to Gtyl Contractor initiated Request for Informa- tion (RFIs) o Assist Assist Wiliey Ham with preparation of Gty requested Addendwns and Con- tract Olange Orders (ca:>s). (Addendwns & CCOs in excess of $1,000 will be con- sidered extra work based on the attached charge rate schedule). o Prepare Record Drawings from one consolidated master mark-up set of Resident En- gineer and! or Contractor red line comments provided to Biggs Cardosa Associates. · Wiliey Ham o Respond to bidders questions via Gty's process o Develop Addenda - 8- May 16,2008 Mr. Andy Tan Page 7 o Attend Bid Opening o Evaluate Bids o Check References of Bidders and make recommendation for award of contract o Attend pre-construction meeting. o OJordination during construction and for the Record Drawings. Task 98 - Reimbursable Expenses Wllsey Ham will provide printing, copying, and other reimbursable expenses per the East of 101 Agreement. Assumptions and Exclusions The following assumptions and exclusions were made in the preparation of this proposal. 1. Only those tasks specifically described herein are included in this proposal. Any other re- quested work will be perlormed on a time and materials basis in accordance with our current Charge Rate Fee Schedule 2. Meeting fees are based upon the assumed number of meetings. If additional meetings are re- quired, additional fees may be requested. 3. It is assumed that reproduction of drawings for interim submittals to be by WIlsey Ham and that the bid set submittal reproduction will be provided by others. As a result, only minimal reproduction costs have been assumed and included in the proposal for the bid documents. 4. It is assumed that WIlsey Ham will not review change orders. 5. WIlsey Ham will not review submittals or RFI's. These will be reviewed by our subconsul- tants. 6. Wllsey Ham assumes it will not have to prepare any plans, specifications or estimate and will review and compile the construction documents submitted by its sub-consultants. 7. TIlls proposal assumes that design work on the project will be completed in 2008 and that construction will be completed in the beginning of 2010. 8. The scope of work and budgets described in this proposal are based on 2008 charge rates. Work will be billed at current rates at the time of billing. Work perlormed after 2008 may require and increase in total fee. 9. The city shall supply WIlsey I-fam with as-built plans and electronic copies of the pump sta- tion. The plans will include: i. \X1et \Y/ell Floor Plan ii. Wet Well Top Slab Plan (including all proposed openings) iii. Wet Well Interior Slab Plan (including all proposed openings) iv. Wet Well Typical Sections (minimum 1 longitudinal & 1 transverse) 10. A 9 month construction schedule is assumed. Work Extending beyond this construction schedule will be considered extra work 11. Material testing and inspection required by contract documents is outside this scope of work 12. This proposal assumes that the PS# 8 improvements will not be included in the bi.d package with the force main. - 9- May 16, 2008 Mr. Andy Tan Page 8 PROPOSED FEE Wusey Ham's fee for the foregoing described Scope of SeIVices is estimated to be $148,943 on a time and materials basis in accordance with the 2007 and 2008 Charge Rate Fee Schedules. We will not exceed this amount without your prior authorization. 1bis estimated fee is shown in detail in the attached fee spreadsheet. The fee is based on straight time, i.e., no overtime for Saturday or Sunday work We propose to use the tenns from the original East of 101 Sewer Improvements agreement for the Cty of South San Francisco dated March 30, 2004 for the new project with one exception. We re- quest the sub-consultant markup to 15% for the new project which is our standard rate. 111e markup in our master agreement is 40k>. AUTHORIZATION You may authorize this contract amendment request in accordance with this proposal and the cur- rent agreement with the Cty dated March 30, 2004 by returning a signed copy of this proposal to us for our files. Very truly yours, WILSEY HAM A California Corporation Jeffrey M Peterson, P.E. Principal RCE # 41385 Accepted: Cty of South San Francisco By: Title: Date: Attachments: Detailed fee estimate spreadsheet (1 page) - 10- City of South San Francisco Pump Station #8 Rehabilitation May 16, 2008 Cost Proposal :;UPERVI:;ING ENGINEER A:;:;I:;IAN REIM- TOTAL W~~~~~ ENGINEER II ENGINEER SUB- BURSABLE WH TOTAL DescriptionfTask $190 HRS $127 HRS $109 HRS CONSULTANTS EXPENSES LABOR $ JILL $ HOURS I Basis of Design Schaaf & Wheeler 6,325 6,325 Terada Engineering 6,325 6,325 Wilsey Ham 1. Site Inspection of Pump Station 381 3 327 3 708 708 6 2, Review draft repon and provide comments 190 1 1,016 8 1,206 1,206 9 3. Meeting to review Gty Comments 381 3 381 381 3 4, Coordination 762 6 762 762 6 Subtotal 1901 1 2.540 I 20 3271 3 12,650 3,057 15,707 24 II 50% submittal Schaaf & Wheeler 5,750 5,750 Terada Engineering 10,350 10,350 Biggs Cardosa 5,980 5,980 Wilsey Ham 1. Review Plans, Specifications and Estimate 190 1 762 6 218 2 1,170 1,170 9 2, Develop Front end Specifications 190 1 1,016 8 1,206 1,206 9 3. Quality Control / Qualtiy Management 190 1 508 4 698 698 5 4, Coordination 508 4 508 508 4 5, Attend a meetine to discuss 50% review comments 381 3 381 381 3 Subtotal 570 I 3 3,175 I 25 218 I 2 22,080 3,963 26,043 30 III 90% submittal Schaaf & Wheeler 5,750 5,750 Terada Engineering 10,350 10,350 Biggs Cardosa 5,980 5,980 Wilsey Ham 1. Review Plans, Specifications and Estimate 190 1 762 6 218 2 1,170 1,170 9 2, Develop Front end Specifications 190 1 1,016 8 1,206 1,206 9 3. Quality Control / Qualtiy Management 190 1 508 4 698 698 5 4, Coordination I 508 4 508 508 4 5. Attend a meetine to discuss 90% review comments 381 3 381 381 3 Subtotal 5701 3 3,1751 25 218 1 2 22,080 3,963 26,043 30 IV 100% submittal Schaaf & Wheeler 5,750 5,750 Terada Engineering 10,120 10,120 Biggs Cardosa 5,865 5,865 Wilsey Ham 1. Review Plans, Specifications and Estimate 190 1 508 4 698 698 5 2. Issue 100% submittal and reproduce drawing set 254 2 436 4 690 690 6 3. Quality ControV Quality Managemenl 190 1 254 2 444 444 3 4, Finalize Front end specificatioru 190 1 762 6 952 952 7 5. Coordinatior 508 4 508 508 4 Subtotal 570 I 3 2,2861 18 4361 4 21,735 3,292 25,027 25 V Construction and Bid Services Schaaf & Wheeler 16,675 16,675 Terada Engineering 25,300 25,300 Biggs Cardosa 6,325 6,325 Wilsey Ham 1. Respond to bidders questions 508 4 508 508 4 2. Develop Addenda 508 4 508 508 4 3. Attend bid opening 254 2 254 254 2 4. Evaluate bids 190 1 508 4 436 4 1,134 1,134 9 5. O1eck references of Bidders and recommend contractor 508 4 436 4 944 944 8 6. Pre-construction Meeting 570 3 381 3 951 951 6 7. Coordination of construction & record dW\';s 1,524 12 1,524 1,524 12 Subtotal 760 I 4 4,1911 33 8721 8 48,300 5,823 54,123 45 98 Reimbursable Expenses 1. Reimbursable Exoenses 2,000 2,000 GRAND TOTAL 2,660 1 14 15,3671 121 2,071 1 19 126,845 2,000 20,098 148,943 154 lotes: 1. The amoUIllS may vary between wks and individuals bUl the Grand Total amount will not be exceeded withaUl approval of the Oient. 2, Total All includes subcansuhants and reimbur.;able COSts 3, Hourly lOnes effective through December 31,2008 and subject to revision annually thereafter, 4, All positions may not be shown. If a position is not shown the Charge Rate Fee Schedule will govern 5, Sub consuhant rates include a 15% marl< up - 11- 1,-:- Report AGENDA ITEM # 14 DATE: TO: FROM: SUBJECT: July 23,2008 Honorable Mayor and City Council Jvlarty Van Duyn, Assistant City Manager A RESOLUTION ADOPTING A REVISED JOINT POWERS AGREEMENT FOR HOUSING ENDOWMENT AND REGIONAL TRUST (HEART) RECOMMENDATION It is recommended that the City Council adopt the attached Resolution revising the Joint Powers Agreement (JP A) for the Housing Endowment and Regional Trust (HEART) and authorizing the City Manager to execute the Agreement. BACKGROUND/DISCUSSION The City of South San Francisco joined HEART after approval by the City Council in November 2007. HEART now seeks to make amendments to the JP A in an effort to accomplish the following goals: (1) reflect changes requested by members; (2) attain 50 1 (c)(3) tax exempt status and; (3) to alter the official name of the JP A from "Housing Endowment and Trust" to "Housing Endowment and Regional Trust". These changes will help HEART grow and stabilize as an organization while providing important housing services to the community. The changes requested by other member cities clarify certain aspects of HEART's purpose and funding abilities. The first set of changes in the wording reflects the mission of HEART to facilitate housing programs and production rather than to serve as a regulatory agency. The second issue revolves around the subject of funding. The updated JP A asserts that HEART would only accrue debt if it is secured by a dedicated funding source or other security such as real estate. Both of the aforementioned changes focus on the operations side of running HEART. The JP A was also revised in order to attain 501 (c )(3) status. This identifies HEART as a charitable non-profit and provides the organization with tax benefits in addition to recognizing its purpose of developing funds for affordable housing. The proposed revisions were included to better rdlect these principles. The final reason that changes were made to "[he JP A was so that HEART, which has been doing business under that name for some time, will be recognized as such. At present, the official name of HEART is actually "Housing Endowment and Trust" or "HEAT". This change in the JPA would simply alter the name to reflect the recognized name of the organization. ~::-.'_.;:.:~:-;:-:;;.~':;~..~. Staff Report Subject: Adoption of revised joint powers agreement for Housing Endowment and Regional Trust (HEART) Page 2 FUNDING These changes have no impact on the dues or fees required by the City of South San Francisco, which are currently $24,869 and paid out of Redevelopment Agency operating costs. CONCLUSION The changes reflected in the updated JP A will enhance the mission of HEART and clarify the operations of the organization. It is recommended that the City Council adopt the Resolution accepting clarifications to the First Amended Joint Exercise of Powers Agreement for the Housing Endowment and Regional Trust and authorize the City Manager to execute the Agreement. ri'1 By:: /'!\/U~/v\.A/dv..-vl/.L- M~rty VanDuyn .~ Assistant City ManagerU Approved: ,..--... '~Q}J.? L \. BarryM. Nagel, City Manager '-... Attachment: Resolution First Amended Joint Exercise of Powers Agreement RESOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION ADOPTING A REVISED JOINT POWERS AGREEMENT FOR THE HOUSING ENDOWMENT AND REGIONAL TRUST (HEART) WHEREAS, in November of 2007, the City Council approved a Joint Powers Agreement ("JP A") authorizing the City's membership in the Housing Endowment and Regional Trust ("HEART"); and WHEREAS, HEART now seeks to make amendments to the JP A in order to reflect changes requested by members, attain 50l(c)(3) tax exempt status, and alter its official name. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that the City Council hereby: 1. Adopts a revised Joint Powers Agreement with the Housing Endowment and Regional Trust. 2. Authorizes the City Manager to execute the revised Agreement on behalf of the City Council, subject to approval as to form by the City Attorney. * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a meeting held on the _ day of , 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk 1122495.1 - 1 - First Amended Joint Exercise of Powers Agreement Housing Endowment and Regional Trust of San Mateo County This Agreement which supersedes in its entirety the Joint Exercise of Powers Agreement entered into the 13th day o(May 2003, which established the Housing Endowment and Trust of San Mateo County, pursuant to the provisions of the Joint Exercise of Powers Act (Title 1, Division 7, Article 1, S6500 et seq. of the California Government Code), is by and between the County of San Mateo ("County") and those cities and towns within the County of San Mateo who become signatories to this Agreement, and relates to the joint exercise of powers among the signatories hereto, hereafter individually referred to as "Member Agency" and collectively referred to "Member Agencies". RECITALS A. The Member Agencies are respoI;lsible for the health and safety of the residents within their geographic boundaries. B. Each Member Agency has the individual power to plan, acquire, construct, manage, regulate, operate, and control the development, construction and operation of workforce and affordable housing programs generated within its jurisdictional boundaries, as well as to cn:ate and issue development agreements for such activities. C. The Member Agencies fmd it in their mutual economic interest to address work force and affordable housing issues on a regional level. D. A county-wide adequate supply of housing will provide social and economic benefits to residents and taxpayers of the Member Agencies. E. The Member Agencies desire to act in the public interest to lessen the burden of government by reducing the need for each Member Agency to act individually, and to provide charitable support for workforce and affordable housing in San Mateo County. Page 1 of 18 C:\Shared\HEART SMC\Adrninistration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc Page 2 of18 C:\Shared\HEART SMClAdministration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc ofthe Internal Revenue Code, or corresponding section of any future federal tax code. 1.2 This organization is organized exclusively for charitable purposes under section 501(c)(3) program financing and facilities throughout San Mateo County. provides for the economic viability and coordination of workforce and affordable housing realized when operating individually. Further, the establishment of this joint powers authority By entering this joint powers authority, the Member Agencies earn economic benefits not reporting of certain workforce and affordable housing program activities in San Mateo County. for the joint fundraising, planning, adoption, financing, administration, review, monitoring and 1.1 The purpose of this Agreement is to establish an organization that shall be responsible 1. PurQose. hereby agree as follows: additions to the workforce and affordable housing stock within San Mateo County, and do referred to herein as "HEART"), to generate and disburse funding that will result in permanent be known as the Housing Endowment and Regional Trust of San Mateo County (hereinafter Now, THEREFORE BE IT RESOLVED that the Member Agencies do hereby establish the entity to G.. Local land-use decisions remain solely with the Member Agencies. Nothing in this Agreement deprives member agencies of their sovereign powers or transfers those powers to the joint powers authority. F. California Government Code 96500 et seq. ("Joint Exercise of Powers Act" or "Act") permits tlN'O or more public agencies to create joint powers authorities for the purposes cited herein, and permits the agencies to exercise jointly any power that the public agencies could exercise separately, and further grants certain additional powers to such joint powers authorities. 1.3. HEART shall be an entity which is legally independent from the parties to this Agreement and shall be responsible for the administration of this Agreement. 1.4 The assets, rights, debts, liabilities, and obligations of HEART shall not constitute assets, rights, debts, liabilities, or obligations of any of the Member Agencies. However, nothing in this Agreement shall prevent any of the Member Agencies from separately contracting for:, or assuming responsibility for, specific debts, liabilities, or obligations of HEART, provided that both the Board and the Member Agency approve such contract or assumption. 2. Powers. ~ HEART is authorized, but is in no way required, to act in its own name on any or all of the following matters, as each Member Agency could act separately, and as it deems in the best interest of its Members, to the extent permitted by any and all applicable laws, codes, ordinances, resolutions and regulations: a. Facilitate and assist the Member Agencies and others in the housing sector to acquire, construct, fmance, refinance, operate, regulate and maintain housing programs, projects and facilities. b. Facilitate the planning, study, and recommendation of proper and appropriate housing programs, projects and facilities, and management practices. Research and study issues related to housing, including without limitation workforce, affordable and special needs housing. c. Educate the public, its Member Agencies, and other agencies and entities as to housing programs, projects and facilities, including without limitation workforce, affordable and special needs housing. d. Provide for or enter into agreements to provide for fmancial, engineering, legal, audit, and any other professional services supporting any of the HEART's programs or activities. e. Solicit, apply for, accept, and receive grants, gifts, donations, advances, and contributions. f. Hire agents and employees, including consultants and legal counsel. g. Sue and be sued in its own name. Page 3 of 18 C:\Shared\HEART SMClAdministration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc Page 4 of 18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc 3.2 Tbis Agreement shall continue at least until March 30,2013, and thereafter shall continue until tenninated or dissolved pursuant to Section 3.3 of this Agreement. However, in no event shall the Member Agencies vote to terminate or dissolve HEART if its termination or dissolution would conflict with or violate the terms or conditions of any bonds, financial instruments, or related documentation by or on behalf of HEART, including, without limitation, indentures, resolutions, and letter of credit agreements. 3.1 Tbis Agreement shall be effective upon its execution by the County and at least three (3) cities, at least two (2) of which have an adopted housing element that the Department of Housing and Community Development has determined to be in substantial compliance vl"~ the requirem.ents of Article 10.6 (commencing with Section 65580) of Chapter 3 of Division 1 of Title 7 ofthe Government Code ("certified housing element"). 3. Term and Termination maintenance of certain workforce and affordable housing throughout San Mateo County. p. Adopt bylaws and such other rules and procedures as may be deemed necessary. 2.2 fIEAR T shall facilitate and encourage the creation, construction, development, and ITl. Acquire such insurance protection as it deems necessary. n. Adopt, as authorized by California law, resolutions necessary to carry out the purposes of this Agreement o. Utilize and establish advisory committees or subcommittees whenever necessary. 1. Issue and receive loans. 1. Issue bonds or notes and associated covenants, for designated purposes, subject to the provisions and limitations of the California Government Code. J. Acquire or protect any necessary security or leasehold interests involved in loans, bonds, notes, or other financing methods implemented to carry out the purposes of this Agreement. k. Acquire, hold, lease and dispose of real and personal property as may be necessary and appropriate in connection with the programmatic needs of HEART. h. Incur and discharge debts, liabilities, and obligations provided that such debt shall be in the form of secured bonds, revenue bonds or other similar forms of secured debt. 3.3. This Agreement may be terminated by consent of all Member Agencies, and upon full and complete liquidation of all liabilities, including, but not limited to any bonds. Upon the date of termination (hereinafter "Termination Date"), payment of any and all obligations and division of any and all assets of HEART shall be conducted subject to the then-applicable requirements of the law, pursuant to the following: a. In the event of termination of HEART where there is a successor public agency that will conduct all of the activities of HEART and will assume all of its obligations, any and all HEART assets and liabilities remaining upon termination of HEART shall be transferred to the successor public agency. b. If there is no successor public agency that would conduct HEART's activities, all assets and liabilities shall be apportioned to each Member Agency in proportion to the contribution of each Member Agency's total contribution during the term of this Agreement. c. If there is a successor public agency that would conduct some of HEART's activities, then the Board shall allocate HEART's assets and liabilities between the successor public agency and the Member Agencies each in proportion to its total contribution during the term of this Agreement.. d. In the event HEART is terminated under circumstances falling within (b) or (c) above, all decisions of the Board with regard to determinations of amounts to be transferred to the Member Agencies or any successor shall be fmal. e. The obligations of HEART terminate on the Termination Date, and each Member Agency shall pay all amounts owed to HEART prior to that date. In the event of default by a Member Agency with regard to payment of amounts due, the obligation to pay all sums dU1e to HEART shall survive and remain in full force after the Termination Date. f. By unanimous agreement of all then current Member Agencies, said current Member Agencies may dispose of, divide, distribute, or return assets on a basis different n:om that established in this Section 3. g. The assets distributed pursuant to this Section 3 to Member Agencies will be used for public purposes. 4. Governance Page 5 of 18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA red lined revision Final JuneOB,doc Page 6 of18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc Directors shall hold office as follows: 4.2. The number of Public Directors shall at all times be at least one more than the number of At Large Directors. Vacancies among the Public Directors shall be filled as soon as practical by the City Sele:ction Committee of the Council of Cities to assure that this condition is met. Additional ex-officio, non-voting, Affiliate Directors may be established by unanimous Board action, and such Affiliate Directors shall be referred to as "Affiliates". Regular attendance by each Dirc~ctor and Affiliate shall be encouraged by the HEART Board and the Member Agencies. 10 Not more than 10 individuals who are not publicly elected officials, and who as broadly as may be reasonable, represent the following interests or constituencies: housing advocate groups; labor groups; non-profit developers; real estate development or sales; the population seeking below market housing; the faith community; local school districts or the County Office of Education; the business community; private foundations interested in housing; and finance or fmancial institutions. These Directors shall be referred to as the "At Large Directors". Initially, the Public Directors shall, by majority vote of those present at the meeting, select the At Large Directors. Thereafter, successor At Large Directors shall be selected by a majority vote of the voting Directors (Public Directors and At Large Directors) present at the meeting. These foregoing Directors shall be referred to as the "Public Directors". Subject to any restriction that may be in the bylaws, the body selecting a Public Director may decide whether to select or allow alternates who may participate when the regular Public Director is absent. 2 No more than nine (9) City representatives appointed by the City Selection Committee of the Council of Cities from among city council members, provided only those cities that are Member Agencies may have a representative Director and no city may have more than one (1) representative Director. f No more than two (2) members of the San Mateo County Board of Supervisors 4.1 HEART is governed and administered by a Board of Directors ("Board") that shall exercise all powers and authority on behalf of HEART. The Board shall consist of no more than 21 voting members (hereinafter "Directors"), as follows: a. The Public Directors' terms shall be three (3) calendar years from March of the first year through February of the third year; provided, however the initial Public Sector Directors selected by the City Selection Committee of the Council of Cities shall each be deemed to have started in March 2003, and shall have staggered terms such that three (3) have a one (1) year term, three (3) have a two (2) year term, and three (3) have a three (3) year term. b. The At Large Directors' terms shall be three (3) calendar years from March of the first year through February of the third year; provided, however the initial At Large Directors shall each be deemed to have started in March 2003, and shall have staggered terms such that four (4) have a one (1) year term, three (3) have a two (2) year term, and three (3) have a three (3) year term. C. There shall be no limit to the number of terms that a Director may serve. 4.3. Directors shall receive no compensation from HEART for serving on the Board. HEART may reimburse Directors for reasonable expenses necessarily incurred on the Board's behalf, with prior approval ofthe Board. 4.4 The Board may establish an Executive Committee to carry out any and all functions of the Board that the Board may delegate to said Executive Committee. Executive Committee members shall be Board members, but the exact composition of the Executive Committee shall be as determined by the Board. 4.5 The Board may establish Advisory Committees to advise the Board or the Executive Committee. Advisory Committee members need not be Board members. The composition .md role of an Advisory Committee shall be as determined by the Board. 4.6 There is established a Member Agency Committee, at any given time composed of all the current Public Directors, plus one (1) City Council member from each Member Agency (as may be selected by that Member Agency) that does not have a council member on the Board at the time. The Board shall receive advice and input from the Member Agency Committee in all matters involving budgets, assessments to Member Agencies and decisions as to the jurisdictions in which Program funds are to be spent. The Member Agency Committee is intended to provide an opportunity for every Member Agency, whether or not it has a council member on the Board, to participate in the fiscal and programmatic deliberations of HEART. The Member Agency Committee may provide advice and input to the Board on additional topics or matters as may be set forth in the bylaws, or as may otherwise be determined by the Board from time to time. Page 7 of 18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc Page 8 of 18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc 5.2. In consideration of the mutual promises contained herein, the parties agree that they shall make the following annual contributions towards the Administrative budget of HEART: Initially, the County of San Mateo has or will, make available up to Seventy-Five Thousand Dollars ($75,000) for the Administrative budget during the start up and initial work of HEART. Thereafter, funds required for the Administrative budget shall be provided by the contribution of each Member Agency and each Member Agency's contribution shall be its pro-rata share of the revenue needed for the Administrative budget as adopted by the Board of Directors. The pro- rata share of each Member Agency shall be based upon its population as then currently in use by City/County Association of Governments of San Mateo County (C/CAG). By unanimous vote, under sp,ecial circumstances, the Board of Directors may waive one or more Member Agency's contribution. If a Member Agency fails to pay its annual contribution to the Administrative budget, during the period of such non-payment it shall forfeit any right it may have to have a 5.1 The Board annually shall adopt, by a date HEART designates by resolution, an operating budget for HEART setting forth anticipated expenses, fmancing sources and proposed service levels necessary to carry out the purposes of this Agreement. The budget for HEART shall distinguish between Administrative costs (i.e., the cost of operating HEART) and Program costs (i.e., the tinancing of the programs funded or sponsored by HEART). HEART shall establish its fiscal year by resolution. Immediately after approving the annual budget, the Board shall recommend the budget to the governing bodies of the Member Agencies. The Board shall secure from each Member Agency contributions, appropriations and/or commitments to contribute services or other consideration in accordance with each Member Agency's obligations as determim~d by the Board as set forth in this Agreement. It is expressly agreed and understood that the Board has no authority to bind any governing board of any Member Agency to make the recommended contribution, appropriation and/or commitment and that this decision rests solely with each governing body. Each Member Agency shall deposit its monetary contribution to the budget with the HEART Treasurer on or before the date HEART designates by resolution. Contributions from private persons or entities and not-for-profit entities, whether or not their interests are represented by any At Large Directors, are acceptable so long as they do not cause a violation of any applicable conflict of interest statutes, rules or regulations. 5. Budeets and Financine. Public Director from its jurisdiction on the Board. A Member Agency's contribution to the Administrative budget shall be in the form of money, unless the Board approves another form of contribution such as services, personal property or use of real or personal property, or other in- kind contributions. The acceptance and valuation of any such non-monetary contributions shall be as determined by the Board. 5.3 The particular Programs and Program budget, funded, sponsored or operated by HEART, as well as the level of, and mechanisms for, the involvement of HEART and each Member Agency, in such Programs and Program budget, shall be determined and approved by the Board. A Member Agency's individual contribution, involvement and role in any particular Program or the Program budget shall be as may be mutually agreed between the Member Agency and HEART. By way of example only, said contributions, involvement or role may include: c:ash contributions, provision of services or staffmg, use or transfer of title to real or personal property, participation or funding from the Redevelopment Agency under the control of or under contract with the Member Agency, pledges, guarantees or whatever other instruments or involvement the Member Agency and HEART may agree to. Contributions of all kinds to the Program budget from private persons or entities and not-for-profit entities, whether or not their interests are represented by any At Large Directors, are encouraged, so long as they do not cause a violation of any applicable conflict of interest statutes, rules or regulations. 6. Financial Mana2ement 6.1. HEART may appoint a financial manager to manage, hold, invest and distribute the funds of .HEART ("Financial Manager"). The duties of the Financial Manager shall include tbose responsibilities as deemed necessary or appropriate by the Board. There shall be a strict accountability of all funds and report of all receipts and disbursements. 6.2. The public office or officers or person or persons who may be designated to have charge of, handle, or have access to any property of HEART, shall file an official bond in an amount to be fixed by the Board. Page 9 of 18 C:\Shared\HEART SMClAdministration\Org Documents\JPA Revision\JPA redlined revision Final JuneOB.doc Page 10 of18 C:\Shared\HEART SMClAdministration\Org Documents\JPA Revision\JPA red lined revision Final June08,doc 8.4 All meetings of the Board must be held within the County of San Mateo at a location determined by the Chairperson, except that the Board may hold a special meeting outside the County of San Mateo upon an affirmative vote in accordance with Section 8.8 of this Agreement. 8.3. All meetings of the Board shall be held subject to the provisions of California Government Code ~54950 et~. and other applicable laws of the State of California. 8.2. Special meetings of the Board may be called by the Chairperson and otherwise as in accorda!lce wi.th provisions of the California Government Code fi54956. Year. 8.1. The Board shall schedule by Resolution at least two (2) regular meetings each Fiscal 8. lVleetings 7.4 If there is a Managing Agent that is a separate entity, that Managing Agent shall designate who on its staff shall be the Executive Director of HEART, but the acceptance of such choice shall be subject to the approval of the Board. 7.3. The Managing Agent shall be responsible for the day-to-day administration of HEART under the direction of the Board. The Managing Agent shall have the authority to employ or use administrative staff consistent with the goals, needs and approved budget of HEART. 7.2. The Managing Agent may be delegated authority as deemed necessary or appropriate by the Board. 7.1. It is understood that HEART may require the support of its own administrative staff. When deemed necessary, the Board may employ or use a managing agent ("Managing Agent"), to implement the objectives of HEART. The Managing Agent may consist of a separate entity or an executive director. The Board shall have responsibility for all employment decisions regarding said Managing Agent, who shall serve at the pleasure of the Board. 7. Staffine. 8.5 The Secretary shall cause the taking and keeping of minutes of all Board meetings. Promptly after each meeting, the Secretary shall cause a copy of the minutes to be forwarded to each Director, either electronically or in paper form. 8.6 A majority of the Directors shall constitute a quorum for the transaction of business of the Board, except that Directors constituting less than a quorum may adjourn any meeting. 8.7 Each Director is entitled to cast one vote on any matter presented to the Board for a vote. 8.8 All decisions and actions shall be by a majority of the total number of Directors, regardless of the number of Directors present, unless otherwise provided in tbis Agreement. For example, with 21 total Directors, 11 votes are required for a decision or action by the Board; and with 13 total Directors, 7 votes would be required. 8.9 Meetings of the Board shall be conducted by a Chairperson, or in the Chairperson's absence by the Vice Chairperson. In the absence of both the Chairperson and the Vice Chairperson, meetings shall be conducted by the Public Director in attendance who represt;:nts the largest Member Agency with Board representation, by population. 9. Bvlaws. The Board from time to time may adopt and amend bylaws for the conduct of its affairs, provided that they are consistent with this Agreement and are necessary and appropriate in order to carry out HEART's purpose. 10. Officers and Emplovees. 10.1 Every two (2) years, the Board shall elect a Chairperson and a Vice Chairperson from among its members. 10.2 The Board shall appoint a Secretary who may, but need not be, a member of the Board. 10.3 The Board shall select a Treasurer, from one of the Member Agencies or a certified public accountant, who shall be the depository and have custody of all the money and property of HEART from whatever source. The duties of HEART Treasurer shall include those set forth in Page 11 of 18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final JuneOB.doc Page 12 of18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc 14.1. All notices to the Member Agencies shall be deemed to have been given to the Member Agencies when mailed, postage prepaid by United States mail, or when hand delivered to the governing body of each Member Agency during usual business hours at the principal office, or to the person apparently in charge of that office. 14. ~rotices. 13. ~'ilin2S. The Secretary shall cause to be filed all required notices with the California Secretary of State, in accordance with California Government Codes 96503.5 and 953051. 12. Amendments. Subject to all legal obligations of HEART, this Agreement may be amended by one or more supplemental agreements executed by all of the Member Agencies of HEART. 11. ~{ithdrawal. Any Member Agency may withdraw from this Agreement effective as of the end of any fiscal year, provided ninety (90) days prior written notice is provided to the other Memher Agencies.. The rights and obligations of such withdrawing Member Agency shall terminat~: as of the last day of the fiscal year. The withdrawal of any Member Agency from this Agreement shall in no way affect the rights and obligations of the remaining parties. If a Member Agency withdraws from this Agreement, such Member Agency shall not be entitled to the return of any funds contributed to HEART nor to the return in cash or in kind of any materials. or supplies until tennination of this Agreement. If a withdrawing Member Agency has obligations under contracts or commitments, including bonds, that are independent from its obligations to HEART, such withdrawal from HEART shall have no impact on such independent obligations. 10.4 HEART shall designate its legal counseL the Act, including those set forth in Government Code ~6505.5. If the Board designates a certified public accountant as the Treasurer, then the auditor of one of the Member Agencies shall be designated as the auditor of HEART. The Treasurer may, if the Board so elects, also serve as the Financial Manager. 14.2 All notices to HEART shall be deemed to have been given to HEART when mailed, postage prepaid by United States mail, or when hand delivered to each of the Chairperson, Vice Chairperson, and any Executive Director of HEART during usual business hours at the principal office, or to the person apparently in charge of that office. 15. Assienments; Other A2l"eements. This Agreement shall be binding upon and shall inure to the benefit of the successors of any Member Agency. No Member Agency may assign any right or obligation hereunder without the written consent of all other Member Agencies. Participation in HEART is not intended to preclude Member Agencies from entering into similar agreements with other jurisdictions. 16. Severability. If any provision of this Agreement or its application to any person or circumstances is held invalid or illegal by a fmal judgment of a court of law in the State of California, the remainder of this Agreement and the application of the provision to other persons or circumstances shall not be affected. 17. Headines. All section headings contained in this Agreement are for convenience and reference only. They are not intended to define or limit the scope of any provision of this Agreement. 18. Confirmation of Jurisdictional Authontv. By signing this Agreement, the member Agencies retain all jurisdictional authority granted to them by the State and/or their respective Charters. The powers and/or authority granted to HEART pursuant to this Agreement shall in no way serve to limit or restrict an individual Member Agency's jurisdictional authority. IN WITNESS WHEREOF, the parties hereto by their duly authorized representative, have affixed their signatures on this Agreement, effective as of the date first stated above. COUNTY OF SAN MATEO ATTEST: By President of the Board of Supervisors Page 13 of 18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final June08.doc Page 14 of18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA red lined revision Final June08,doc Mayor ATTEST: By TOWN OF COLMA Clerk of City Council Mayor ATTEST: By CITY OF BURLINGAME Clerk of City Council Mayor ATTEST: By CITY OF BRISBANE Clerk of City Council Mayor ATTEST: By CITY OF BELMONT Clerk afTown Council Mayor ATTEST: By TOWN OF ATHERTON Clerk of the Board Clerk of Town Council CITY OF DALY CITY By ATTEST: Mayor Clerk of City Council CITY OF EAST PALO ALTO By ATTEST: Mayor Clerk of City Council CITY OF FOSTER CITY By ATTEST: Mayor Clerk of City Council CITY OF HALF MOON BAY By ATTEST: Mayor Clerk of City Council TOWN OF HILLSBOROUGH By ATTEST: Mayor Clerk of Town Council Page 15 of 18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA red lined revision Final JuneOll,doc Page 16 of18 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA red lined revision Final June08,doc Clerk of City Council Mayor ATTEST: By CITY OF REDWOOD CITY Clerk of Town Council Mayor ATTEST: By TOWN OF PORTOLA VALLEY Clerk of City Council Mayor ATTEST: By CITY OF PACIFICA Clerk of City Council Mayor ATTEST: By CITY OF MILLBRAE Clerk of City Council Mayor ATTEST: By CITY OF MENLO PARK CITY OF SA1~ BRUNO By ATTEST: Mayor Clerk of City Council CITY OF SAN CARLOS By ATTEST: Mayor Clerk of City Council CITY OF SAN MATEO By ATTEST: Mayor Clerk of City Council CITY OF SOUTH SAN FRANCISCO By ATTEST: Mayor Clerk of City Council TOWN OF WOODSIDE By ATTEST: Mayor Clerk of Town Council Page 17 ofl8 C:\Shared\HEART SMClAdministration\Org Documents\JPA Revision\JPA redlined revision Final JuneOa,doc Page 18 ofl8 C:\Shared\HEART SMC\Administration\Org Documents\JPA Revision\JPA redlined revision Final June08,doc 'rnrldlllatfnn AGENDA ITEM # 15 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA DOROTHY BUHAGIAR WHEREAS, after twenty-two years of employment with the City of South San Francisco, Dorothy Buhagiar retired from the Streets Division of the Public Works Department, effective July 17, 2008; and WHEREAS, Dorothy was born and raised in South San Francisco, is a graduate of El Camino High School and resides in the City's Buri Buri Neighborhood; and WHEREAS, Dorothy began her career with the City on November 10, 1986 as a part-time Senior Typist Clerk, was hired as a full-time Senior Typist Clerk (a position later reclassified as Secretary 1) for the Public Works Maintenance Division on December 12, 1991, and then promoted to Administrative Assistant lIon November 20, 2006; and WHEREAS, Dorothy served her peers, colleagues andfellow residents by: starting the "Fixin' It" Newsletter (1992), which continues in circulation, serving as advisor to the El Camino High "S" Club, serving as secretary for the San Mateo County Flood Control District and the North Bay Side System Unit Committee, serving as the Correspondence Secretary for Soroptomist International of North San Mateo County (2005-2006) and Recording Secretary (2007-2008) and acting as a member on various committees, including the South San Francisco Customer Service Committee (2007), Centennial Tree Planting Subcommittee (2007-2008) and the Centennial Gala Committee (2007); and WHEREAS, Dorothy has contributed immensely to Public Works Department projects and has been described as the Department's "go to" person for her ability to resolve difficult situations; and WHEREAS, Dorothy has successfully processed an immeasurable number of memos, letters, policies, employee hirings, agendas, staffreports, budgets, minutes, service requests, calls, invoices, bids, contracts, resolutions and reports; and WHEREAS, Dorothy processed and applied for over $200,000 in grants for the City and played a key role in FEMA recovery of funds, pulling in over $400,000, NOW, THEREFORE, the City Council of the City of South San Francisco does hereby express its gratitude and appreciation to Dorothy Buhagiar for her personal and generous contribution of time to the City of South San Francisco; andfurther expresses its sincere best wishes for a long, happy, and much deserved retirement, Pedro Gonzalez, Mayor Karyl Matsumoto, Mayor Pro Tem Mark N Addiego, Councilmember Richard A, Garbarino, Councilmember Kevin Mullin, Councilmember Dated: July 18, 2008 SB 343 1400 K Street, Suite 400 . Sacramento, California 95814 Phone: (916) 658-8200 Fax: (916) 658-8240 TO: FROM: RE: DATE: California City Officials Chris McKenzie, Executive Director Action Kit for "Cut Up the Credit Card" Campaign for 2008 State Budget July 22, 2008 Item # 15a EXECUTIVE SUMMARY: This communication contains a number of tools for taking action to help convince state leaders to "cut up the local government credit card" as part of this year's state budget negotiations. You are urged to act on these items immediately, including scheduling action at the next council meeting, adopting the sample resolution opposing this fiscally irresponsible proposal. As you know, California is in the midst of a state budget stalemate. In recent weeks, a number of rumors have been circulating that state officials are considering borrowing local government (including redevelopment) and transportation revenues to help close the $15.2 deficit. Last Friday, the Governor confirmed the accuracy of these rumors in an interview with the L.A. Times. In addition to this idea being fiscally irresponsible, the Governor also made it clear that raids on these funds should be avoided because California's voters spoke loudly in 2004 and 2006 when they approved protections for local government and transpOliation revenues. Friday, July 18, Senate President Pro Tempore Don Perata and Senate Budget Chair Denise Ducheny issued a joint statement reacting to the L. A. Times story saying: "In particular, Delllocrats have never advocated nor believed in taking money from Propositions lA, 42 and 10." Assembly Speaker Karen Bass and Assembly Budget Chair John Laird also issued a joint statement on July 18, saying that they were not considering borrowing from the voter-approved propositions.} There have been no reassuring statements as of this date from either the Senate or Assembly Republican caucuses. It is very important for city officials to communicate that California cities expect the state to close the state's budget with state funds, not local government (including redevelopment) or transportation funds. Enclosed is a State Budget Action Kit the League developed to help you send the message the state needs to "cut up its local government credit card." The materials will all be hosted on the League's Web site (www.cacities.org/budget2008toolbox).This kit includes: CD A sample letter from city officials to the Governor and legislative leadership CD Talking points CD Sample press statement from elected city officials 1/ Sample letter to the editor . Sample resolution that we urge you to schedule for council action immediately Please work with your League Regional Public Affairs Manager and implement and use as many of these tools as possible immediately as time is of the essence. In a few days, we will have information for you on an additional tool that will help underscore the importance of the state "cutting up its local government credit card." Thanks for all your help. 1 It is important to note that redevelopment funds were not protected by Prop. lA in 2004 because they were protected by a separate voter approved constitutional amendment in 1952. SAMPLE LETTER 343 July _,2008 Honorable Arnold Schwarzenegger, Governor Honorable Senate President Pro Ten1pore Don Perata Honorable Senate Republican Leader Dave Cogdill Honorable Assen1bly Speaker Karen Bass Honorable Assen1bly Republican Leader Mike Villines Honorable Men1bers of the Senate and Assembly Honorable Men1bers of the Senate and AsselTIbly Den10cratic Caucuses State Capitol SacrmTIento, CA 95814 SUBJECT: Adopting a Balanced State Budget without Local Revenues Dear Governor Schwarzenegger, Senate and Assen1bly Leaders, Senators and Assembly Members: On behalf of the City of , I want to convey to you our opposition in the strongest possible ten11S to the state taking local government, redevelopment or vital transportation revenues to fund the state budget. Such a lTIOVe would not only have negative consequences for our cities and their residents, but it is a disastrous fiscal policy for the state. The voters resoundingly agreed that local government should not continue to serve as the source of funding to meet the state's financial obligations when they passed Proposition 1A in 2004 with 84% of the vote. They also voted by a 770/0 margin in 2006 to protect Prop. 42 revenues for the intended purpose - critical transportation infrastructure improvements California has ignored for years. In 1954 the voters also authorized tax inCrelTIent financing for community revitalization, including infrastructure and affordable housing - not to balance the state budget. Like you, we face difficult choices at the local level during these trying times. Many cities have declining sales tax and property tax revenues. Moreover, cities are on the front lines of the housing foreclosure and gang violence crises. Despite these pressures, we have lTIade tough decisions to reduce programs and services. When necessary, SOlTIe cities have raised fees or asked the voters to support tax increases. We have found that when we are straightforward with the public about our cities' financial needs, taxpayers are supportive. The state must find a way to resolve its budget problelTIs without "borrowing" or seizing funds meant for voter-approved local goven1illent, infrastnlcture and community revitalization purposes. We understand your options in doing this are lilTIited, and we will suppoli a budget compromise that is balanced and makes progress toward long-term budget reform. These steps are vital if you are going to restore the stability in the state budget and the confidence of our voters and the business community. Borrowing or taking these funds to pay state operating costs is siInply bad fiscal policy. It cOlnpounds the state's structural budget deficit and undercuts both voter and investor confidence In our econon1Y. California city residents are still paying for the years that the state regularly seized city and redeveloplnent funds when state leaders refused to use only state revenues to balance the budget. The state then stmied taking Prop. 42 funding for street repairs and transit. Every tin1e the state took funds, cities were forced to defer Inaintenance and cut important services, lowering the quality of life in our con1n1unities in the process. Borrowing or taking n10ney froln local con1111unities will not solve the state's problelns; it will only prolong the state's ongoing structural deficit and further jeopardize our econOlnic recovery and public confidence in state governn1ent. As fellow elected officials, we will support your efforts to enact a balanced budget. We urge you to make the comprOlnises necessary to balance the state budget with only state revenues and respect the will of the voters who said to keep local funds local comn1it transportation funds to transportation, and invest redevelopment tax increInent for the iInportant purpose of comlnunity revitalization. Respectfully, 343 1400 K Street, Suite 400 . Sacramento, California 95814 Phone: (916) 658-8200 Fax: (916) 658-8240 www.cacities.org City state revenues. Cities are facing many of the same budget challenges as the state-dropping tax revenue and rising energy costs and we must balance our budget with our own revenues. The state needs to close the budget deficit with state revenues, not by borrowing local and transportation revenues. Borrowing is fiscally irresponsible so cut up the credit card. Borrowing or taking local government (including redevelopment) and transportation funds deepens the structural deficit and harms local services. California voters believe it is wrong for the state to seize local government and transportation funds. A resounding majority of California voters supported local property tax protection in 2004 (84%) and transportation protection in 2006 (77%). In 1952, the voters approved a constitutional amendment providing for tax increment financing for redevelopment, not balancing the state budget. The state has the tools to produce a balanced budget. The state has a variety of viable options to achieve a balanced budget, by increasing efficiencies, cutting spending, and increasing revenues. The current budget situation is not a "severe state fiscal hardship" warranting the borrowing of local government and transportation funds through provisions in Props. 1A and 42. And there are no "loan" or seizure provisions at all in Article XVI, Section 16 of the California Constitution, adopted by the voters in 1952, providing for tax increment financing. Two balanced budgets (the Governor's and the Budget Conference Committee) have been proposed without raiding local government funds and transportation funds. A compromise is within reach. Keep Local Funds Local! Balance the state budget with state funds - not local government and transportation funds that are needed for vital community services, infrastructure and community revital ization. 343 203 words Tell the Legislature to Cut the Local Government Credit Card As legislators grapple with how to close the state's budget deficit, they need to hear loudly that borrowing from local government, redevelopment or transportation is irresponsible. State leaders should use cuts or taxes, not take these funds. Assembly Member (yours) Senator (yours): cut up the local government credit card. Here in Your City we face many of the same budget challenges as the state, and this year has been extremely difficult. Property and sales taxes are down and energy costs are straining our city budget. If the state borrows or takes part of our property taxes or transportation funds, it's going to hurt us even more. Services will be cut and our residents will suffer. The Governor has repeatedly told the Legislature it's wrong to steal local government and transportation revenues to fix the state's deficit. In 2004, 84 percent of voters agreed, passing Proposition 1 A to end the reckless seizing of local revenues. Two years later, 77 percent of voters again told the Legislature to fix its own problems and protected transportation dollars. Don't let the Legislature shift responsibility for its chronic inability to do real budget reform to city residents. Cut up the local government credit card once and for all! Ii's Time the State to Cut Up its Local Credit Card Once and For All State leaders should use cuts or taxes to close the local government funds not take My fellow Your City City Council members and I are gravely concerned about the state budget stalemate gripping the Legislature. Year after year we watch our state leaders attempting to bring the pieces of the state budget together without ever doing the dirty work of real budget reform. This year is no different, and it is disturbing that not even four years after the voters passed Proposition 1 A imposing restrictions on the state's ability to take local money to close the state's budget, this irresponsible option is again on the table. Your city and California's other 479 cities cannot continue to be the state's credit card to borrow on when times are tight. As local elected officials, we face many of the same budget challenges as our state colleagues. The downturn in the economy has dramatically stalled sales tax and property tax revenues and rising energy costs are a great burden on city budgets, These factors have required cites to cut spending, raise additional revenues and focus on the basics of local government. Frankly, elected officials only have two serious options when times are tough-cut spending or increase revenues. Your city has now had to: Outline local impacts in your city here-programs cut, delayed projects, new revenue sources, etc. California cities are still paying for the years that the state regularly took city and redevelopment property tax funds instead of making tough budget choices. The state then took transportation sales tax money, deepening the impacts locally. Every time the state took from us we were forced to defer maintenance and cut programs, straining city services and responsibilities-roads, parks, public safety, libraries and our residents suffered. As the state took from cities to maintain or expand its spending, we were forced to shoulder deep budget cuts and tax increases that should have been the responsibility of the state. Gov. Arnold SChwarzenegger stood in 2004 with local government leaders and the people of California to end the reckless practice of taking local revenues. He spoke loudly saying that the state had to stop taking local government funds to solve its budget problems. Prop. 1A passed with support from 84 percent of voters, giving a clear mandate that local revenues should be left locally, not continuously high jacked by the state. Two years later a second measure to protect transportation funds was supported by the Governor and approved by 77 percent of the voters. The message of these two votes and an earlier one concerning redevelopment funds in 1952 was clear: leave local funds local and use transportation funds for transportation. Prop. 1A allows the state to borrow from local governments only in a "severe state of fiscal hardship." Today's situation doesn't qualify as that; it's a structural deficit that the state must face through a balanced approach which cuts spending and raises revenue. Both the Governor and the Budget Conference Committee have produced budgets that do just that. The Legislature isn't facing a "severe state of fiscal hardship" as much as a lack of political will and leadership. We want our state leaders to be honest with Californians-solving this budget crisis requires sacrifice from everyone. We appreciate the fact that the Governor has continued to stand with cities, protecting local revenues and transportation funds from future raids. He said in April on national television that the state can't steal money from local governments or transportation any more when it runs out. That is what the voters have said they want. That is as it should be. State leaders need to understand that borrowing their way out of a financial hole doesn't address the real problem and is downright irresponsible. It also fails the acid test of leadership: to leave the state or your city better off than when you arrived. This practice must stop once and for all if we have any hope of rectifying California's structural problems and rebuilding our golden state. Local funds should stay local, and the state should balance its budget with state funds. S ~ STATE SENATE ®n. Card i~eu 3r`~ Senatorial D~istl-ict (41 S) SS7-1300 4SS Golden Gate Ave, #14800 (41S) SS7-1252 fax San Francisco, CA 94102 Senator.migden c~se~n.ca.gov State Capitol, Room 2032 (916) 44S-OS03 Sacramento, CA 95814 (916) 327-2186 fax ®n.I,elan wee 8th Senatorial District (41S) SS7-7857 4SS Golden Gate Ave, #14200 (41S) SS7-7864 fax San Francisco, CA 94102 senator.lee@sen.ca.gov 400 South E1 Camino Real, #630 (6S0) 340-8840 San Mateo, CA 94402 (6S0) 340-1661. fax State Capitol, Room 2032 (916) 44S-OS03 Sacramento, CA 9581.4 (916) 327-2186 fax ®n..T®e Si itian 11th Senate District (6S0) 688-688-6384 160 Town and Country Village (6S0) 688-6370 fax Palo Alto, CA 94301 Senator.simitian@sen.ca.gov State Capitol Building, Room 4082 (916) 651-4011 Sacramento, CA 9581.4 (916) 323-4529 ®n. Adel al®nad® 1 Sty' Senatorial District (408) 277-9461 100 Paseo de San Antonio, Suite 206 (408) 277-9464 fax San Jose, CA 9S 113 Senator.Maldonado a sen.ca.gov State Capitol Building, Room 4082 (916) 6S 1-401 S Sacramento, CA 95814 (916) 445-8081 fax ®n. Elaine quiet 13th Senatorial. District (408) 286-8318 100 Paseo de San Antonio, Suite 209 (408) 286-2338 fax San Jose, CA 9S 113 Senator.alquist@sen.ca.gov State Capitol Building (916} 445-9740 Sacramento, CA 95814 (916} 324-0283 fax STATE ASSEI~I~LY ®n. Fi®na a 12t'' Assembly District (415) 557-2312 455 Golden. Gate Ave., Room. 14600 (415) 557-1.178 fax San Francisco, CA 94102 State Capitol Building, Room 3173 (916) 319-2012 Sacramento, CA 95814 (916) 319-2112 TIun.1®'Iark Lena 13t~' Assembly District (415) 557-3013 455 Golden Gate Ave,, Room 14300 (415) 557-3015 fax San Francisco, CA 94102 assemblymember.leno a,assembly.ca.~ov State Capitol Building, Room 3146 (916) 319-201.3 Sacramento, CA 95814 (916) 319-2113 Ikon. Gene Mullin 10t1' Assembly District (650) 341-4319 1528 S. E1 Camino Real, #302 (650) 341-4676 fax San Mateo, CA 94402 assembly~7~ember.mullin~assembly ca,~~ov State Capitol Building, Room 2170 (916) 31.9-2019 Sacramento, CA 95814 (916) 319-2119 on. Sally I.leber 22"d Assembly District (408) 277-2003 274 Castro Street (408) 277-2084 fax Mountain View, CA 94041 assemblywoman.lieber c~,assembly.ca.g°v State Capitol Building, Room 4062 (916) 319-2022 Sacramento, CA 95814 (916) 319-2122 fax I3on> .Tl~n 13ea11 24t1' Assembly District (408) 282-8920 100 Paseo De San Antonio, Suite 300 (408) 282-8927 fax San Jose, CA 95113 assemblyrnemher,beall cr,asse~mbl~ca.~ov State Capitol Building, Room 5016 (916) 319-2024 Sacramento, CA 95814 (916) 319-2024 on. Ira us °n 21st. Assembly District (650) 691-2121 5050 El Camino Real, #11.7 (650) 691-2120 fax Los Altos, CA 94022 State Capitol, Room 4139 (916) 319-2021 Sacrame~lto, CA 9581.4 I~®n. Jae ~~t® 23'~d Assembly District 1.00 Paseo de San Antonio, Suite 300 San Jose, CA 95113 State Capitol Building, Room 2179 Sacramento, CA 95814 I~®n. J®hn Laird 27t~' Assembly District 99 Pacific Street, Sute SSSD Monterey, CA 93940 I~~n. Minna 1Vlarie Caballer® 28t'' Assembly District 100 Vs~est A1isa1 Street, Suite 134 Salinas, CA 93901 P.O. Box 942849 Sacramento, CA 94249-0028 (916) 319-2122 Assemblymember.ruskin c~,assembly.ca.gov (408) 277-1220 (408) 277-1036 fax assembiytnember.coto(r~assem~bl} ea.~~ov (91.6) 31.9-2023 (916) 319-2123 fax (408) 782-0647 (831) 649-293 5 assemblymember.laird a,assen~blv.ca.~ov (831) 759-8676 (831) 759-2961 assemblymember.caballero@assembly.ca.gov (916} 319-2028 (916) 319-21.28 fax I~ESGLUTI®N N~. CITY C®LTI~ICIL, CITE ®I~' S~tTTfI SAT~T I~1~AI~tCISC~J, STATE ®F CALIF~I~IeTIA A ..T ~~-St L,ITT,.I ~+ SI ETA S BSI IiJ STA'I'I+J ~J ~BT L r~ T T 1J,TT G6 ~T ~,T99 T ~Tp~~ ~ T9 ( ~ i l~T Al`s T l~ TATI 1~ 5.11' ~IET:.EAS, 011 July 1, 2008 the State Legislature missed its Co~lstltlitlonal budget deadline; and ~I-IE AS, both the Governor .and the Legislative budget Conference Conltnittee Have recorninended balanced budgets withoLCt resorting to "loans" or seizures of local goverlunent property tax, redevelopment tax increment and transpo~-tatio~.~ sales tax ful~ds; and IE AS, in 1952 t11e voters of California Article I, Section 1 ~ of the California Constitution, providing for tax illcren~ent financing for co Lu~ity revitalization--not balancing the state budget, and the voters never authorized the legislature to take or "borrow" community redevelopment funds for state programs; ar~.d ~TfIEI~AS, in 2004 by an ~4% margin of approval the voters of California approved Proposition 1.A and sent a loud and unambiguous message to state leaders that they should stop the destructive and irresponsible practice of tabling local gone ent funds to finance flee state budget and paper over the state deficit; and WfIEI~.EAS, i~1 2006 by a 77% margin of approval the voters of California also approved Proposition 1 A, pr ov1d111g S1I1111ar proteCtlOnS t0 transportatloll fuI1d111g f®r state and local transportation projects, including important street rrsaintenance and public transit programs; and E ,AS, both. ballot rr~easures a11ow the Governor to declare a "severe state of fiscal hardship" and "borrow" these funds if they are repaid in three years with interest, but the Governor believes it would be irresponsible to "borrow" such funds because it would deepen the state's structural deficit and cripple local govennnent and transportation services; and ~AS, refusal by the Legislature to carryout its constitutional obligation to compromise o11 a balanced budget is not a "severe state of fiscal hardship" and would not justify reductions in critical local services, community revitalization programs and infrastructure 111a111tel1ance at a time W11en C1t1eS are Str~lggling to balance theft own budgets during tl>3 s economic down turn; and IEI-~.EAS, city investments 111 infrastructure, affordable housing and basic public safety and other community services will create needed jobs and speed our economic recovery; arld W~IIEREAS, the Legislature should balance the state budget with state revenues and respect t11e overwhelming support of voters for not using local property taxes, redevelopment tax Increment and trallspol`tatloll sales tax fiends to fund the day~to-day. operating cost of state programs; and ~VIIEREAS, it would be the height of fiscal irresponsibility to paper over tl~e state structural deficit with more borrowing, and Californians deserve state leaders who will tell t11em honestly what needs to be done to produce a balanced budget; and VVI~IEREAS, it is time for the state of California to cut up its local goverlunent credit cards and deal with file budget deficit in a straightforward way. Ealance the state budget with state Bands. I`~C~4V, TI~EREFC?RE, ICE IT S®LVEI~, that the City of South San Francisco hereby opposes any and all effol-ts by state goverlunent to "borrow" or seize local tax ful~~~s, redevelopment tax increment and tral2spol-tation sales tax fiends by the state government to finance state operations. Such a move would be fiscally irresponsible for the state alp. :hamper effective local services and infrastructure investments. SCLVEI3 FZJI~TI~ER, that the Mayor of South San Francisco is hereby directed to send this resolution and corr~~~ulucate this Council's strong and unswerving opposition on this matter to our Legislators and the Governor along with an expression of o~.Ix continued appreciation for the governor's and any supportive legislators' steadfast opposition to furtl~Ier borrowing or seizure of -these fill~ds. a: I hereby certify that the foregoing Resolution was regularly introduced and adapted by the City Council of tl~Ie City of South San Francisco at a regular meeting held on the I l tl' day of April 2406 by file fallowing vote: AWES NOES: AI-~STAII'~: ASSENT: ATTEST: City Clerk ~o~TK s.~,~~ 0 ~ ~ J O c'~LIFOR~~~ to e ort DATE: July 23, 2008 TO: The Honorable Mayor and City Council FROM: Steven T. Mattas, City Attorney AGENDA ITEM # 16 SUBJECT: AN ORDINANCE ADDING CHAPTER 6.46 TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE GOVERNING TOBACCO RETAILER PERMITS RECOMMENDATION It is recommended that the City Council waive reading and introduce an ordinance adding Chapter 6.46 to the South San Francisco Municipal Code regarding tobacco retailer permits. BACKGROUND/DISCUSSION On April 8, 2008, the County of San Mateo ("County") adopted a revision to its Tobacco Retailer Ordinance ("County Ordinance"), attached as Exhibit A. The County recommended that all cities within the County adopt new ordinances making the County Ordinance effective within their jurisdictions to ensure a uniform countywide approach regarding the regulation of the sale of tobacco products. The County has informed staff that the County Ordinance was adopted as a result of ongoing tobacco retailer permit suspension hearings, which were triggered as a result of undercover operations targeting sales of tobacco to minors. If adopted, the ordinance would require all tobacco retailers to apply for and maintain tobacco retailer permits from the County's Environmental Health Division. For 2008, the County permit fee is set at $108.00, and is scheduled to increase incrementally (e.g., $111.00 for 2009 and $115.00 for 2010). The fee covers the costs of administering and ensuring compliance with the permitting process. The ordinance also requires retailers to display permits prominently at each location where tobacco retail sales are conducted. Retailers would be subject to fines and suspension of permits if they were found to have violated any tobacco-related law. The County Environmental Health Division would be solely responsible for all permitting and enforcement within the City. It would also be responsible for all outreach to tobacco retailers in the City. If the ordinance is passed, the County Environmental Health Division will send out a letter to every tobacco retailer in the City that is subject to the ordinance to inform the retailer about the requirements and penalties for violation. The City Council may also wish to consider having the County coordinate with the Chamber of Commerce to provide additional notice to businesses within South ;San Francisco. Staff Report Subject: Tobacco Retailer Ordinance Page 2 The Director of the County Environment~~l Health Division will be present at this meeting to answer any additional questions from the City Council. FUNDING There is no anticipated financial impact. CONCLUSION If the attached ordinance is adopted, tobacco retailers in the City will be required to acquire and maintain a tobacco retailer permit from the County., By: .~ Steven . Mattas Barry agel City Attorney City M ager Attachments: Ordinance San Mateo County Tobacco Retailer Ordinance 1099715.1 ORDINANCE NO. AN ORDINANCE ADDING CHAPTER 6.46 TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE GOVERNING TOBACCO RETAILER PERMITS WHEREAS, the County of San Mateo has adopted an Ordinance requiring tobacco retailers in the unincorporated areas to obtain a tobacco retailer permit; and WHEREAS, the City Council fmds that there is a substantial interest in regulating tobacco retailers to, among other reasons, reduce illegal sales of tobacco products to persons under 18; and WHEREAS, the requirement for a tobacco retailer's permit will not unduly burden legitimate business activities of retailers that sell cigarettes. NOW THEREFORE, the City Council of the City of South San Francisco does ORDAIN as follows: SECTION 1. The San Mateo County Environmental Health Division is hereby authorized to enforce Chapter 6.46 of the South San Francisco Municipal Code, including, without limitation, the authority to hold hearings, suspend permits and issue administrative fines within the incorporated area of the City. SECTION 2. The San Mateo County Environmental Health Division is hereby authorized to collect any Tobacco Retailer Permit fees set by Chapter 64 of Title 5 of the San Mateo County Ordinance Code and expend those fees in the enforcement of Chapter 6.46 of the South San Francisco Municipal Code. SECTION 3. Chapter 6.46 is hereby added to the South San Francisco Municipal Code, incorporating by reference Chapter 4.98 of Title 4 of the San Mateo County Ordinance Code in its entirety, and shall read as follows: Chapter 6.46 Tobacco Retailer Permit Section 6.46.010 Authorization of Enforcement by San Mateo County Personnel Chapter 4.98 "Tobacco Retailer Permit" of Title 4 of the San Mateo County Ordinance Code, and any amendment thereto, is hereby adopted by reference and made effective in this Citri. Certified copies of San Mateo County Ordinance Code Chapter 4.98 of Title 4, as adopted hereby., have been deposited with the City Clerk, and shall be at all times maintained by the City Clerk i:or use and examination by the public. SECTION 4. PUBLICATION AND EFFECTIVE DATE This Ordinance shall be published once, with the names of those City Councilmembers voting for or against it, in the San Mateo Tunes, a newspaper of general circulation in the City of South San Francisco, as required by law, anti shall become effective thirty (30) days from and after its adoption. SECTION 5. SEVER.ABILITY In the event any section or portion of this ordinance shall be determined invalid or unconstitutional, such section or portion shall be deemed severable and all other sections or portions hereof shall remain in full force and effect. Introduced and adopted at a regular meeting of the City Council of the City of South San Francisco, held the 23rd day of July, :2008. Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the City Council held the day of~July, 2008 by the following vote: AYES: NOES: ABSTAIN: ABSENT: As Mayor of the City of South San Francisco, I do hereby approve the foregoing; Ordinance this day of , 2008. Pedro Gonzalez, Mayor 1097613.1 a QRDINANCE NO. ~4~~.`7 BOARD QF SUPER~UISQRS, COUNTY OF SAN MATE{3, STATE OF CALIFORNIA AN ORDINANCE REPEALING AND REPLACING SECTIONS 4.98.'100 THROUGI-i 4.9$.160 AND ADDING SECTIONS 4.98.170 AND 4.98.18Q TO CHAPTER 4.98 OF TITLE 4 OF THE SAN iV1ATE0 CCUiVTY ORDINANCE CODE GOVERNING TOBACCO RETAILER PERMITS The Board ofi Supervisors of the County of San Mateo, Sta#e of California, pRDAINS as follows SECTION ~. Section 4.98.'€ 00 through Section 4.98.160 of Chapter 4.98, Title 4 of the San Mateo County Ordinance Cade are hereby repealed and replaced to read as follows: 4.88.'100 Requirement for a p~errrait. It shat! be unlawr:ul for any retailer, individual, or entity #o sell or offer far sale any tobacco products without first obtaining and maintaining a valid tobacco retailer's permit ` ~ from San Mateo County for each [oration where s~cch sales are c©nducted. Permits are valid for one year and shall be renewed annually. 4.98.110 Applications issuance and renewal procedure. (a) Application for a tobacco retailier's permit shall be submitted in the name of the entity or person proposing to conduct retail tobacco sales and shall be signed by such person or an authorized .agent thereof. Ali applications shall be submitted +un a farm supplied by the Environmental Mealth Division of the Department of Health {hereinafter referred to in this chapter as the Environmental Health Division} and contain the following information: {1) The name, address, and telephone number of the applicant; (2} The business name, address, and telephone number of each location where tobacco is retailed; and {3) Such other information as the Director of the Environmental Health Division or his or her designee determines is necessary for implementation of this ordinance codified in this chapter. (b} Applicants for renewal must fallow the application procedures set forth in subsection (a}. A renewal for a tobacco retailer's permit will be denied if the application is for a person or Location for which a suspension is in effect andlor if there are any outstanding fines issued by the San {Viateo County Environmental Health Division and Department of Planning and Building. -.3 - 4.98.12a Display of permit: ; .. . ... Upon receipt of an application for a tobacco retailer's permit, the Director or his or her designee shall issue a permit which must be prominently displayed at each location where tobacco retail sales are conducted. 4.98.130 Fees for permit. The fee for a tobacco retailer's permit shall reflect the County's costs of processing the permit and regulating compliance with this chapter and shall be contained in section 5.64.Q70, 4.98.'!44 Pgrrnit is nontranst€srable. , .~ Tobacco retailer's permits are nontransferable as between entities, retailers, individuals, locations or otherwise. ~i.98.145 Enforcement of applicable law. If an agent or employee of the tobacco retailer violates any provisions of this chapter ar any federal or state tobacco related law, the tobacco retailer shall immediately report the violation to the Environmental Health Divisian_ 4.98.1x0 Suspension of permit. (a} Grounds for Suspension. A tobacco retailer's permit may be suspended, as set forth below in subdivision (b}, by the Director of the Environmental Health Division or his or her designee upon a ~f:fnding, after notice and oppar#unity to be heard, that either of the following occurred: {1) After the permit was issued it ~nras determined that the application for the permit: is incomplete or inaccurate. (~} The perrnittee or his ter her agent has violated any provision of this chapter or any federal ar state tobacco-related law. {b} Time Period of Suspension of Permit. {1} Upan the first time that the Director of the Environmental Health Division ar his or her designee makes the finding, that either subsection (a}(1) or {a}(~} of this section has occurred, the permit to sell tobacco products shall be suspended fur up to 3Q days. (2} Upvn the second time that they Director of the Environmental Health Division or his or her designee makes the finding set forth in subsection ~a}(1) ar {a}{2} of this section within twenty four months of the first determination, the permit to self tobacco products shall be suspended for no less than 30 days and up to 94 days. {3} Upon the third and each subsequent time #hat the Director of the Environmental Health Division or his or her designee makes the finding. set forth in subsections (a}{1} and (a}{2} within twenty four months +of a prior determination, the permit to -4- self tobacco products shall be suspended for no less than 90 days and up to one year. {c} Effective Date of Suspension. {1} lfthe Director of the Environmental Health Division or his or her designee makes oral findings and issues an order of suspension at the hearing, the suspension wilt be effective 10 days from the t9ate of the hearing, unless a timely appeal is fled in accordance with subsection (d}. (2} if the Director of the Environmental Nea[th Division or his or her designee makes written f ndings and issues an order of suspension by cert~ed mail after the hearing, the suspension wilt be effective 15 days ~rarn the date appearing an the notice of that finding and order of suspension, unless a timely appeal is filed in accordance with subsection {d}. {d} Appeal of Suspension. (~} The decision of the Director of the Environmental Health Division or his or her designee is appealable to the San IVlateo County Licensing Soard. (2} An appeal must be in writing, be addressed to the Director of the Environmental Health Division and be hand-delivered to the offces of the Division of Environmental Health. (3) An appeal must tae received by the Division of Environmental Health before the effective date of suspension provided by subsections {c}{1) or {c}(2) in order to be ., -~ considered. {4) The filing of a timely appeal will stay a suspension pending a decision on the appeal by the San Mate© County licensing Board, {~} The decision of the San Itllateo County licensing Board shall be a fnai administrative order, with no further administrative right of appeal. ~.98.18Q Admini!stra#ive fne. {a} Grounds for Fine. A fine may be imposed upon #indings made by the Director of the Environmental Health Division or his or her designee, that any retailer, individual, ar entity who is an owner of a retail establishment: {1} does not have a valid tobacco retailer's permits and (2} offers far sale any tobacco, cigarette, or cigarette papers, or any other preparation of tobacco, or any other instrument or paraphernalia that is designed for the smoking or ingestion of tobacco or products prepared from tobacco. {b} Amount of Fine. Upon findings made under subsection {a), the retailer, individual, or entity who is an owner of a retai! establishment shall be subject to an administrative f ne as fellows: {1} A fine not exceeding one hundred dollars ($100} far a first violation. (2) A fine not exceeding two hundred dollars ($200} for a second violation. (3} A fine not exceeding five hundred dollars {$~04} for the third and subsequent violations. (4} Each day that tobacco products are offered far sale without a permit shall -5- constitute a separate violation. A finding of "offering far sale" will be made if these , tobacco products are actually sold andlar displayed in the retail establishment. (c) Fine Procedures. Notice of the tine shall be served on the retailer, ind'nridual, or entity who is owner of the establishment by certified mail. Tt~e notice shall contain an advisement afthe~right to request a hearing before the Director of the Environmental health Division or his or her designee contesting the imposition +~f the fine, Said hearing must be requested within ten days of the date appearing ~on the notice of the fine. She decision of the Director of the Environmental Health Division sha[I be a final administrative order, with no administrative right of appeal. ~d} Failure to Pay Fine. If said fine; is hat paid within 30 days from the date appearing on the notice of the fne or of f~he notice of determination of the Director of the Environmental Health Division or her or his designee after the hearing, the fine shall be referred to a coilectior~ agency within or external to the County. In addition, any outstanding fines must be paid prior to the issuance of any permit by the San Ma#eo County Environmental health Division of the Department of Heal#h.and Department of Planning and B~uiiding. - SECTIQN ~. Sections 4.98.170 and 4.95.189 are added to Chapter 4.98, Title 4 of the San Mateo County Ordinance Cade and shall read as follows: 4.98.170 Severability. if any provision of this chapter or the application of such provision to any person or in any circumstances shall be held invalid, the remainder of this chapter, or the application of such provision to person or in circumstances other than those as to which it is held invalid, shall not be affected thereby. 4.98.180 Enfflrcernent of this Chapter when adopted The Environmental Health Divisian is hereby directed to enforce Ghapter 4.98 of Title 4 within an incorporated area of the t;ounty of San Mateo if the governing board of that incorporated area does each of the following: {a} Adopts, and makes part of i#s rruunicipal code: - {1) Chapter 4.98 of Title 4 in its entirety by reference; yr {2) an ordinance that contains each of the provisions of Chapter 4.98 of Title 4; {b} Authorizes, by ordinance or resolution, the Environmental i-#ea[fh Division to enforce the municipal code adopted pursuant to subsection {a} of this Section, such authorization to include, without limitation, the authority to hold hearings, suspend permits and issue administrative fines within the incorporated area of the public en#ity; and {c} 1~uthorizes, by ordinance or res+olution, the Environmental Health Division to collect -d- ~~ ~ any Tobacco Retailer i''ermit fees set by Chapter 64 of Titie ~ of the San Mateo Coul~ty Ordinance Code and expend those fees ire the enforcement of the municipal code adapted pursuant to subsection (a) of this section. ~EGTIUN 3. Ti7is ordinance shall be effective #hitty {3~) days from fhe passage date thereof. M!'M1BB~;sI L:ICLIEM"lSOARD5ltP12QO8lordinance re Tobacco Retai}er Revision.doc -7- Regulc{r!y passed and adopted this 8'h day of.Avri1, 200$. f ~~ ~~ AYES acid in favor ofsaid ardina~rce: Supervisors: hfARK CHURCH _ JERRY HILL - RICHARD S ~GORDON _. ROSE JACO.BS G.LSSOiV ADRIENNE. TISSI'ER NOES and against said ordinance: Supervisors: N41VE - . Absent Supervisors: ~ NONE ~ - ~~ :4drienne.l. Tissier President Board of Supervisors County of San Mateo . State of California Certif, icatQ of Delivery ' .I certify that a.copy of the original res~rlution, filed in the a,,~ce o}'2he Clerk of the .board Qf Supervisors oaf San lltateo County has been delr'vered to the President of the Board of Supervisors. ~ rie L. Peterson, Deputy ' Clerk n, f'the ,gourd of Supervisors -S- obacco retail permit IC 'S9 ~r~ From: Martinelli-Larson, Krista Sent: Tuesday, July 22, 2008 1:57' PM To: All Council Cc: Nichols, Sara Subject: FW: Tobacco retail permit Attachmen ts: TRI_ Resources.pdf Good Afternoon, ra~~ i ul ~ Per the direction of the City Attorney's Office, I am forwarding information we received from the San Mateo County Youth Leadership Institute regarding the Tobacco Retailer item on tomorrow's agenda. This e-mail will be followed by another received from the organization and pertaining to the same topic. Thank you. Sincerely, Krista From: Amanda Cue [mailto:acue@yli.org] ent: Fri 7/18/2008 4:35 PM T®: Martinelli-Larson, Krista object: Tobacco retail permit Hi Krista, Thank you for speaking with me and directing me to the City Manager's office. As I said on the phone, I am a Co-Chair of the San Mateo County Tobacco Education Coalition (TEC), acounty-wide coalition made up of agencies, organizations, and consumers dedicated to reducing the impact of tobacco use in San Mateo County. I'm emailing about an upcoming Council agenda item- tobacco retail permit. The TEC hopes it can be a resource to the Council in any tobacco-related issue, particularly around youth access to tobacco, as it's a priority area for the coalition. We would like to share some additional information with the council and,,/or city attorney and manager about licensing options and what other communities have done as best practice ordinances. I'd like to inquire about the best way to share this information before the Council votes on an ordinance July 23, other than public comment, or if there is interest in a study session? The TEC is currently supporting efforts on this issue in Daly City and South San Francisco. The Stay Safe Youth Coalition of Asian American Recovery Services serves as a great local resource on the matter and are passionate youth leaders advocating for a strong tobacco permit. Regards, Amanda Tobacco retail permit page L 01 L Amanda Cue, MPH Senior Director of Prevention - San Mateo County Youth Leadership Institute www.ylLorg P: (650) 347-4963 F: (650) 347-4047 To learn more about youth access to tobacco, local licensing, or for technical assistance please contact: Leonalee Pinto Program Supervisor Asian American Recovery Services Ipinto@aars-inc.org (650) 347-4850 Derek Smith Tobacco Prevention Program Director SMC Health Department dsmith 1 @co.sanmateo.ca.us (650) 573-2012 Amanda Cue Sr. Director of Prevention Youth Leadership Institute SMC Tobacco Education Coalition Co-Chair acue@yli.org (650) 243-4963 Karen Licavoli Vice President of Program Development Breathe CA SMC Tobacco Education Coalition Co-Chair karenl@ggbreathe.org (650) 994-5868 Ian McLaughlin, J.D. Staff Attorney Technical Assistance Legal Center (TALC) Public Health Institute (510) 444-8252, ext. 315 This is a campaign of Asian American Recovery Services and the Youth Leadership Institute with funding from the San Mateo County Tobacco Education Coalition Une lllore attacl1111ent rage; 1 V1 1 Nichols, Sara From: Sent: To: Martinelli-Larson, Krista Tuesday, July 22, 2008 2:00 PM All Council Cc: Nichols, Sara Subject: FW: One more attachment Attachments: Tobacco Retailer Licensing is Effective October 2007.pdf Per my previous e-mail, I am forwarding the second e-mail and attachment received from the San Mateo County Youth Leadership Institute regarding the Tobacco Retailer item on tomorrow's agenda. Sincerely, Krista From: Amanda Cue [mailto:acue@yILorg] Sent: Fri 7/18/2008 4:37 PM To: Martinelli-Larson, Krista Subject: One more attachment Hi Krista - this didn't attach properly. Another attaclmlent to the previous email I sent. Thank you, Amanda Cue, MPH Senior Director of Prevention San Mateo County Youth Leadership Institute www.yli.org P: (650) 347-4963 F: (650) 347-4047 Tobacco Retail Licensing Is Effective Several years ago tobacco control advocates in California launched a new effort to end illegal sales of tobacco to minors. The strategy was to pass strong local tobacco retailer licensing ordinances. What distinguishes these new ordinances from earlier, weaker versions is licensing fees high enough to fund strong enforcement programs, usually between $200-300 per retailer. Strong licensing ordinances also include financial deterrents through fines and penalties that include the suspension and revoca- tion of the license. Forty-seven communities have passed strong ordinances so far, and more are on the way. Enough time has now passed for some of these communities to have implemented their licensing program and to evaluate the effectiveness of the program in deterring sales of tobacco to minors. The table below lists illegal sales rates to minors in 11 communities before and after a strong licensing law was enacted. These sales rates were determined by youth tobacco pur- chase surveys administered by local agencies. It is important to note that results from the youth tobacco purchase surveys are somewhat dependent on certain factors that differ in each community, such as the age of the youth and the number of stores surveyed. The results overwhelmingly demonstrate that local tobacco retailer licensing ordinances with strong enforcement provisions are effective. Rates of illegal tobacco sales to minors have decreased in almost every California community that has passed strong tobacco retailer licensing ordinances. In many communities, the reductions are quite dramatic. However, a licensing ordinance by itself will not automatically decrease sales rates. Proper education and enforcement about the local ordinance and state youth access laws are always needed in every California community that has passed a strong tobacco retailer licensing ordinance to educate merchants and deter them from illegally selling tobacco to minors. Contra Costa County January 2003 $160 37% 7% Elk Grove 2004 $270 17% 0% 27% Hollister 2006 $270 33% 5% Pasadena 2004 $211 20% 5% Riverside Sacramento March 2004 $300 27% 24% San Luis Obispo August 2003 $255 17% 0% To learn more about drafting an effective tobacco retailer licensing ordinance contact Randy Kline at the Technical Assistance Legal Center (TALC) at 510-444-8252 or rkline@phLorg. The Center has produced a "Matrix of Strong Local Tobacco Retailer Licenses" that contains a list of all communities that have passed a strong licensing ordinance, complete with descriptions of enforcement and penalties as well as local contact information. Please visit our website to download this document. This material was made possible by funds received from the California Department of Health Services, under contract # 04-35335. ~o~'SK"sAN '~~ 0 n ~ y J O c'~LIFOR~l~ CITY SOUTH SAN FRANCISCO NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of South San Francisco will hold a Public Hearing a1; a Regular Meeting on Wednesday, July 23, 2008, commencing at 7:00 p.m., or as soon thereafter as the matter may be heard, in the City Council Chambers at the Municipal Services Building, 33 Arroyo Drive, South San Francisco, California, to consider the following: AN ORDINANCE ADDING CHAPTER 8.60 TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO REQUIRE THE USE OF GREEN FOOD PACKAGIl`1G BY FOOD VENDORS AND CITY IFACILI'f IES The purpose of this public hearing will be to consider the adoption. of an ordinance adding a Green Food Packaging; Chapter to the City's Municipal Code. The ordinance will require all food vendors and City facilities to use compostable or recyclable disposable food service ware. Copies of the proposed ordinance are available at the City Clerk's office during regular business hours. Interested persons may appear and be heard at, or may submit written comments to the City Council prior to the hour set for the hearing. Comments may be mailed to City Clerk, City of South San Francisco, P.O. Box 711, South San Francisco, CA 94083, or delivered to the City Clerk's Office, City Hall, 400 Grand Avenue, South San Francisco 94080. Deputy City Clerk Dated: July 11, 2008 City Clerk's Office, 400 Grand Avenue, South San Francisco, CA 94080, (650) 877-8518 CITY OF SOUTH SAN FRANCISCO AFFIDAVIT OF POSTING NOTICE OF HEARING I, Sara Nichols, certify that I caused to be posted the notice of Public Hearing in the areas designated on July I I, 2008. That upon the instance of and. for and on behalf of the City Clerk of the City of South San Francisco, California, your affiant posted: Myers Development Co., LLC/applicant My ers etiinsula /owner San Bruno Mnt / Bayshore Blvd P06-0073: SPM08-0002, PPMOI,-0002 and ZA08-0004 Public Hearing to consider the request by Myers Dcvtlop~i~cnt Company for a Precise Plan, Specific Plan and Zoning "Cext Amendment (PPM08-0002; SI" vwo-002; a~~.d A08- 0004) to permit the conversion of 2,500 square feet of office to lobby and circulation for the proposed addition of a 15,007 square foot product design studio as an ancillary use to the approved phase III north office tower. The product design studio is proposed to be located above the approved retail promenade attached to the north office tower. The project is located at 1200 Airport Boulevard, north of the intersection of Sister Cities and Airport Boulevards. Said notices were posted at the following places, which are within the boundariE;s of the City of South San Francisco. 400 Grand Avenue -City Hall 33 Arroyo Drive -Municipal Services Building 315 Maple Avenue -City ]Hall Annex 840 West Orange Avenue --Main Library 306 Walnut Avenue -Grand Avenue Library That said posting was fully completed. on the 1 lth Day of July and a copy of said Notice is attached hereto. Ci~• Sara Nichols ~o~~cx s~y~~ 0 ~, J O c'~LIFOR~1~ ~ ^ (j,,~• ~, o rt AGENDA IT1=;M # 17 DATE: July 23, 2008 TO: Honorable Mayor and City Council FROM: Cynthia Wang, Assistant City Attorney Susy Kalkin, Chief Pi~anner Susan Kennedy, Assistant to the City Manager SJBJE~:I': AN ORDINANCE ADDING CHAPTER 8.60 TU THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO REQUIRE THE USE OF GREEN FOOD PACKAGING BI' FOOD VENDORS AND CITY FACILITIES RECOMMENDATION It is recommended that the City Cowncil waive reading and introduce an ordinance adding Chapter 8.60 to the South San Francisco Municipal Code to require the use of Green Food Packaging by food vendors and City facilities. BACKGROUND/DISCUSSION On July 25, 2007, the City Council adopted a resolution accomplishing the following: (1) establishing green policy goals; (2) encouraging voluntary elimination of the use of polys~ryrene products by members of the food service industry; and (3) directing staff to work with the: local Chamber of Commerce to discuss anti prepare a Green Food Packaging Ordinance for future consideration by the Council. The attached Ordinance furthers the goal of the City Council to develop a sustainable and environmentally responsible City. Staff developed the Ordinance in collaboration with the South San Francisco Scavenger Company. Similar ordinances prohibiting the use ofnon-biodegradable and/ornon-recyclable disposable food ware have been adopted by local agencies throughout California, including Millbrae, San Francisco, Oakland, Berkeley, Alameda County, Calabasas, Carmel, and Fairfax. In terms of outreach, staff published articles describing the ordinance in the City's newsletter and the Chamber of Commerce newsletter. Sta~:f also mailed a letter to all South San Francisco businesses. The letter (1) summarized the resolution previously adopted by the City Council and the proposed Staff Report Subject: Green Food Packaging Ordinance Page 2 Ordinance, (2) provided a copy of the Ordinance, (3} provided a list of distributors and suppliers of alternative food packaging, and (4) provided notice of two public meetings where the business owners could ask questions and provide input to staff regarding the Ordinance. Staff also held informational meetings on Febniary 25, 2008 and March 10, 2008 to explain the proposed Ordinance and to receive input from business owners. During those meetings, business owners were shown examples of alternative materials and given information about locations where alternative materials are available for purchase. If the proposed Ordinance is adopted, staff will continue outreach efforts to affected business owners. This outreach will include a mailing to affected businesses and publishing articles in the City and Chamber newsletters. A. Prohibited Food Packaging The Ordinance prohibits non-recyclablf; and non-biodegradable food ware. Both solid and foamed polystyrene are not accepted for recycling by the South San Francisco Scavenger Company or any other transfer station in San Mateo County. Foamed polystyrene (also known as StyrofoamCR~) and clear or solid polystyrene food packaging can be distinguished by the symbol #6 imprinted o n each item. This ban applies to single-use disposable containers intended for serving or transporting prepared, ready-to-eat food or beverages. Examples include clear clamshell containers, and clear or colored straws, lids, bowls, plates, trays, cartons, cups, lids, straws, utensils, and other items employed by food vendors for non-durable uses. B. Affected Businesses If adopted, the Ordinance would apply to all sales outlets and vendors that sell food directly for consumption by the consumer, including restaurants, supermarkets, food trucks, caterers, cafes, and other entities as defined in the Ordinance. This definition excludes warehouse owners, factories, wholesalers or companies that package food for other retailers and not directly for the consumer. C. Exemptions The Ordinance authorizes businesses to charge consumers a "take out fee" to recover the added expense of using alternative packaging. Business owners may apply for an exemption from the Ordinance upon a showing, by supporting documentation, that compliance would cause them undue hardship and/or that a suitable aompostable or recyclable alternative does not exist for a particular use. Staff Report Subject: Green Food Packaging Ordinance Page 3 D. Enforcement Enforcement will initially be on a complaint-basis with warnings being issued for the first offense. Subsequent complaints/violations will result in a $100 fine for the first citation and $200 for every subsequent violation. E. Green Disposable Food Packaging Staff already mailed a list of companies and distributors that sell green food service ware items to affected businesses. Green food packaging includes recyclable items such as paper, aluminum, and plastic with resin identification numbE;rs 1, 2, 4, 5 and 7. They also include biodegradable or compostable products made from agriculturally based crops such as corn, potatoes, and sugar cane waste. FUNDING Funding for enforcement will come out of the General Fund as it does for all other code enforcement activities. Ongoing outreach will take place through the Chamber of Commerce newsletter, the City Newsletter, the City's website, and in >;-usiness license renewals at minimal or no cost. CONCLUSION Adoption of this Ordinance will prohibit food vendors from using foam or solid polystyrene disposable food service ware. It will fiirther require all food service ware to be biodegradable, compostable, reusable or recyclable unless there is no available alternative for a specific application ar compliance with the Ordinance which will cause a vendor undue hardship. By: Approved: ~ _ Cynthr H. Wa b Barry M. Nagel Assistant City Attorney City Manager Attachments : Ordinance 1118968.1 ORDINANCE NO. AN ORDINANCE ADDING CHAPTER 8.60 TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO REQUIRE THE USE OF GREEN FOOD PACKAGING BY FOOD VENDORS AND CITY FACILITIES WHEREAS, the City has a duty to protect public health and the natural environment; and WHEREAS, many food vendors in the City use disposable food containers made from expanded polystyrene and other non-recyclable and/or non-compostable materials; and WHEREAS, polystyrene is not biodegradable, recyclable, reusable, or compostable, and as a result persists in the environment for thousands of years; and WHEREAS, polystyrene debris represents a significant and growing portion of the City's waste stream and the manufacture and use of polystyrene is responsible for considerable levels of air pollution, liquid and solid waste, :harm to birds and marine wildlife, and degradation of the natural environment at large; and WHEREAS, affordable compostable and/or recyclable products and environmentally sound alternatives to polystyrene food. service containers are becoming increasingly available for most food service applications; and WHEREAS, due to the physical properties of polystyrene, the United States Environmental Protection Agency has provided "that such materials can also have serious impacts on human health, wildlife, the- aquatic environment and the economy"; and WHEREAS, styrene, a component of polystyrene, is a known hazardous substance that medical evidence and the Food and Drug Administration suggests leaches from polystyrene containers into food and drink and is'. a suspected carcinogen and neurotoxin which potentially threatens human health; and WHEREAS, in the manufacturing process as well as the use and disposal of products, the energy consumption, greenhouse gas effect, and other environmental effects, polystyrene's environmental impacts are rated second highest, according to the California Integrated Waste Management Board; and WHEREAS, due to these concerns, many other California cities began successfully banning polystyrene food service ware, including Berkeley, Santa Monica, Oakland, Millbrae, and San Francisco; and WHEREAS, the City Counci believes the ability of a substance to biodegrade and the impact of a substance on the natural environment are meaningful criteria to use when developing public policy to reduce litter and blight and improve the management and disposal. of solid waste; and WHEREAS, it is an important goal of the Green Food Packaging Policy to promote the use of sustainable products and establish an environmentally and financially responsible program of solid waste management; and WHEREAS, residents can get discounted composting bins from the County of San Mateo Recycle Works Program, which can be used to compost food scraps and biodegradable, compostable, or food soiled paper take; out food service ware; and WHEREAS, it is the City Council's desire to reduce the amount of litter and pollution, manage the City's waste in a sustainal:-le manner, and protect local wildlife, all of which increase the quality of life for South San Francisco's residents and visitors. NOW, THEREFORE, the City Council of the City of South San Francisco does ORDAIN as follows: SECTION 1. CHAPTER 8.60: GREE]V FOOD PACKAGING ORDINANCE. The South San Francisco Municipal Code is hereby amended to add Chapter 8.60 to read as follows: 8.60.010. Definitions a) "ASTM specification" means meeting the American Society for Testing and Materials (ASTM) International Standards D6400 or D6868 for biodegradable and compostable plastics, as those standards may be amended. D6400 is the specification for plastics designed for compostability in municipal or industrial aerobic composing facilities. D6868 is the specification for aerobic compostabilit:y of plastics used as coatings on a compostable substrate. b) "Biodegradable" refers to the ability of a material to decompose into elements normally found in nature within a reasonably short period of time after disposal. c) "City facilities" means any building, structure or vehicle owned or operated by the city of South San Francisco. d) "compostable" means all m~-terials in the product or package will degrade into, or otherwise become part of, usable corr-post (e.g., soil-conditioning material, mulch) in a safe and timely manner. compostable disposable food service ware includes products made of plant materials and ASTM-Specification Brio-Plastics (plastic-like products) that are clearly labeled, preferably with a color symbol, such that any customer or processor can easily distinguish the ASTM Specification compostable plastic from non-ASTM Specification compostable plastic. e) "Customer" means any person obtaining prepared food from a restaurant or retail food vendor. f) "Disposable food service ware" means single or non-durable use disposable products used by food vendors in the restaurant or food serving industry for serving or transporting prepared, ready-to-consume food or beverages. This includes, but is not limited to, 2 plates, cups, bowls, utensils, cartons, trays, and hinged or lidded containers for takeout foods and/or leftovers from partially consumed meals prepared at food vendors. g) "Food vendor" means any establishment, located or providing food within the city, which provides prepared food for public consumption on or off its premises and includes without limitation any sales outlet, store, shop, restaurant, grocery store, supermarket, vehicle or other places of business operating primarily to sell or convey foods or beverages directly to the ultimate consumer, which foods or beverages are predominantly contained, wrapped or held in or on packaging, including both restaurants and retail food vendors. h) "Polystyrene" means and includes blown polystyrene and expanded and extruded foams (sometimes referred to as "Styrofoam®," a Dow Chemical Co. trademarked form of expanded polystyrene (EPS), processed by any number of techniques including, but not limited to, fusion of polymer spheres, injection molding, foam molding, and extrusion-blow molding. The term "polystyrene" also means clear or solid polystyrene that is generally used to make clear clamshell containers, clear or colored straws, lids and utensils. i) "Prepared food" means food or beverages, which are served, packaged, cooked, chopped, sliced, mixed, brewed, frozen, squeezed or otherwise prepared for consumption on the food vendor's premises or within the city. Prepared food may be eaten either on or off the premises, also known as "takeout food". j) "Recyclable" means material ghat can be sorted, cleansed and reconstituted using South San Francisco's available recycling collection programs for the purpose of using the altered form in the manufacture of a new products. Recycling does not include burning, incinerating, converting, or otherwise thermally destroying solid waste. Recyclable plastics comprise those plastics with the recycling symbols #7l through #5 including polyethylene terephthalate (PET or PETE), high density polyethylene (HI~PE), low density polyethylene (LDPE), and polypropylene (PP). k) "Restaurant" means any establishment located within the city that sells prepared food for consumption on, near, or off its premises by customers. For the purposes of this chapter the term includes a restaurant operating from a temporary facility, cart, vehicle or mobile unit. 1) "Reusable" means all materials in the product or package will be used more than once in its same form by the customer, retail food vendor or other reuse programs. Reusable food service ware includes: food or beverage containers, packages or trays, such as, but not limited to, soft drink bottles and milk containers that are designed to be returned to the distributor and customer provided take-out containers. Also includes durable containers, packages or trays used on- premises or returnable containers brought back to the food vendor. 8.60.020 Prohibited Use of Disposable Food Service Ware. (a) Food vendors are prohibited i:rom dispensing prepared food to customers in disposable food service ware made from polystyrene. (b) All city facilities, city-sponsored events, and city permitted events are prohibited from using disposable food service ware made from polystyrene. All city departments and agencies 3 shall not purchase or acquire disposable food service ware made from polystyrene for use a.t city facilities. (c) City franchises, contractors and. vendors doing business with the city shall be prohibited from using food service ware made from polystyrene in city facilities or on city projects within the city. (d) Organizations using city offices or property shall comply with this ordinance (e.g., street closure permits, events at city facilities, etc.) and while on city premises, shall not willfully possess, give, receive, lend, offer or e~;pose for sale, use, deliver, furnish, transfer or dispose of any disposable food service ware made from polystyrene. 8.60.030 -Required Biodegradable, compostable, Reusable or Recyclable Food Service Ware (a) All food vendors using any disposable food service ware will use biodegradable, compostable, reusable or recyclable food service ware. All food vendors are strongly encouraged to use reusable food service ware in place of using disposable food service ware for all. food served on-premises. All food vendors will allow customers to bring their own returnable food service ware to be filled on-premises. :Food vendors may price products or services to customers in a manner that covers the cost differential. (b) All city facilities will use biodegradable, compostable, reusable or recyclable food service ware unless it can be shown there is not an alternative for a specific application. (c) City franchises, contractors and vendors doing business with the city will use biodegradable, compostable, reusable or recyclable food service ware unless they can show an alternative product is not available for a specific application. 8.60.040- Exemptions (a) Prepared foods prepared or packaged outside the city are exempt from the provisions of this chapter. Purveyors of food prepared or packaged outside the city are encouraged to follow the provisions of this chapter. (b) A food vendor will be exempted from the requirements of this chapter for specific items or types of food service ware if the ci1.y manager or his/her designee finds that the requirements of this chapter would cause undue hardship. An "undue hardship" shall be found in: (1) Situations unique to the food vendor where a suitable, biodegradable, compostable, reusable or recyclable alternative does not exist for a specific application; and/or (2) Situations where compaiance with this chapter would cause significant economic hardship to that food vendor. (c) Any food vendor may seek an exemption from the requirements of this chapter by tiling a request in writing with the city manager. A written exemption request shall include all information necessary for the city manager to make a decision, including, but not limited to, 4 information necessary for the city manager to make a decision, including, but not limited to, documentation that factually supports 1;he claimed exemption. The city manager may require the applicant to provide additional information to permit him or her to make a determination regarding the exemption application. The city manager or his/her designee may waive any specific requirement of this chapter for a period of not more than one year if the food vendor seeking the exemption has demonstrated that strict application of the specific requiremenrt would cause undue hardship. Exemption decisions are effective immediately and final and are nct subject to appeal. A food vendor granted an exemption by the city must re-apply prior to the expiration of the one year exemption period and demonstrate continued undue hardship, the continued absence of a suitable biodegradable, compostable, reusable or recyclable alternative, if it wishes to have the exemption extended. Extensions may be granted for intervals not to exceed one year. (d) Polystyrene coolers and ice chests intended for reuse are exempt from the provisions of this chapter. 8.60.050. Enforcement and Notice of Violations. (a} The city manager or his/her designee will have primary responsibility for enfc,rcement of this chapter. The city manager or his/her designee is authorized to promulgate regulations and to take any and all other actions reasonable and necessary to enforce this chapter, including, but not limited to, entering the premises of any food vendor to verify compliance. The city manager or his/her designee is authorized to take any and all actions reasonable and necessary to further the purposes of this chapter or to obtain compliance with this chapter. (b) Any person violating any o:E the provisions of this chapter is guilty of an infraction punishable as provided in Chapter 1.24. (c) The city attorney may seek legal, injunctive, or other equitable relief to enforce this chapter and any regulation or administrative procedure authorized by it. (d) The remedies and penalties provided in this section are cumulative and not exclusive of one another. 8.60.60. Penalties and Fines for Violations. Violations of this ordinance shall be enforced as follows: (a) For the first violation, the city manager or his/her designee, upon determination that a violation of this chapter has occurred, shall issue a written warning notice to the food vendor specifying the violation and the appropriate penalties in the event of future violations. (b) Thereafter, the following penalties shall apply: 1. A fine of one hundred dollars ($100.00) for the first violation following the issuance of a warning; notice. 5 2. A fine of two hundred dollars ($200.00) for the second and any other violation that occurs following ~.he issuance of a warning notice. 3. Fines are cumulative and each day that a violation occurs shall constitute a separate violation. (c) Food vendors may request an administrative hearing to adjudicate any penalties issued under this chapter by filing a written request with the city manager or his/her designee. The hearing procedures set forth in chapter 1.25 of this code shall be followed Any determination from the administrative hearing on penalties issued under this chapter will be final and conclusive. SECTION 2. CEQA EXEMPTION. Pursuant to Title 14 of the California Administrative Code, the City Council finds that this Ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) for the following reasons: (1) under Section 15061(b)(3), it is not a project which has the potential for causing a significant eaffect on the environment; (2) under Section 15308, it is an authorized action by an agency with regulatory authority for the purpose of assuring the maintenance, restoration enhancement, or protection of the environment; (3) under Section 15378(a), it is not a project which has a potential for resulting in either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment; and (4) under Section 15378(b)(3), it is an action that consists of continuing administrative or maintenance activities in the form of general policy and procedure making. SECTION 3. PUBLICATION AND EFFECTIVE DATE This Ordinance shall be published once, with the names of those City Councilmembers voting for or against it, in the San Mateo Times, a newspaper of general circulation in the City of South San Francisco, as required by law, and shall become effective thirty (30) days from. and. after its adoption. SECTION 4. SEVERABILITY In the event any section or portion of this ordinance shall be determined invalid or unconstitutional, such section or portion shall be deemed severable and all other sections or portions hereof shall remain in full force and effect. ~ * ~ * ~ Introduced and adopted at a regular meeting of the City Council of the City of South San Francisco, held the 23`d day of July, 2008. Adopted as an Ordinance of tlhe City of South San Francisco at a regular meeting of the City Council held the day of , 2008 by the following vote: AYES NOES: 6 ABSTAIN: ABSENT: ATTEST: City Clerk As Mayor of the City of South San Francisco, I do hereby approve the fc,regoing Ordinance this day of , 2008. Pedro Gonzalez, Mayor 1118894.1 7 ~°~~x"S~_ ~' o H ti '~j O c'~LIFOR~l~ CITY SOUTH SAN FRANCISO NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of South San Francisco will hold a Public Hearing at a Regular Meeting on Wednesday, July 23, 2008, commencing at 7:00 p.m., or as soon thereafter as the matter may be heard, in the City Council Chambers at the Municipal Services Building, 33 Arroyo Drive, South San Francisco, California, on items including the following application, at which tune and place any and all persons interested may appear and be heard thereon. If you challenge in court the action taken by the City Council regarding the; items described below, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City Council at, or prior to, the public hearing: Myers Development Co., LLC/applicant Myers Peninsula /owner San Bruno Mnt / Bayshore Blvd P06-0073: SPM08-0002, PPM08-0002 and ZA08-0004 Public Hearing to consider the request by Myers Development Company for a Precise Plan, Specific Plan and Zoning 'Cext Amendment (PPM08-0002; SPM08-0002; an,d A08- 0004) to permit the conversion of 2,500 square feet of office to lobby and circulation for the proposed addition of a 15,007 square foot product design studio as an ancillary use to the approved phase III north office tower. The product design studio is proposed to be located above the approved retail promenade attached to the north office tower. The project is located at 1200 Airport Boulevard, north of the intersection of Sister Ci~.ies and Airport Boulevards. Interested persons may appear and be heard at, or may submit written comments to the City Council prior to the hour set for the hearing. Comments may be mailed to City Clerk, City of South San Francisco, P.O. Box 711, South San Francisco, CA 94083, or delivered to the City Clerk's Oi:fice, City Hall, 400 Grand Avenue, South San Francisco 94080. ~../C eputy City Clerk Dated: July 11, 2008 City Clerk's Office, 400 Grand Avenue, South San Francisco, CA 94080, (650) 877-8518 CITY OF SOUTH SAN FRANCISCO AFFIDAVIT OF POSTING NOTICE OF HEARING I, Sara Nichols, certify that I caused to be posted the ,notice of Public Hearing in the areas designated on July l 1, 2008. That upon the instance of and for and on behalf of the City Clerk of the City of South San Francisco, California, your affiant posted: AN ORDINANCE ADDING CHAPTER 8.60 TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO REQUIRE THE USE OF GREEN FOOD PACKAGING BY FOOD VENDORS AND CITY FACILITIES The purpose of this public hearing will be to consider the adoption of an ordinance adding a Green Food Packaging Chapter to the City's Municipal Code. The ordinance will require all food vendors and City facilities to use compostable or recyclable disposable food service ware. Said notices were posted apt the following places, which are within the boundaries of the City of South San Francisco. 400 Grand Avenue -City Fall 33 Arroyo Drive -Municipal Services Building 315 Maple Avenue -City Hall Annex 840 West Orange Avenue -- Main Library 306 Walnut Avenue -Grand Avenue Library That said posting was fully completed on the 11th Day of July and a copy of said Notice is attached hereto. Sara Nichols DATE: July 23, 2008 TO: Honorable Mayor and City Council FROM: Marty Van Duyn, As:;istant City Manager SUBJECT: AN AMENDMENT'CO THE FINAL TERRABAY SPECIFIC PLAN PHASE III, PRECISE PLAN AND ZONING TEXT TO ALLOW THE ADDITION OF A 15,007 SQUARE FOOT PRODUCT DESIGN STUDIO ABOVE THE NORTH TOWER RETAIL CONCOURSE AT TWO TOWER PLACE IN THE TERRABAY SPECIFIC PLAN ZONE DISTRICT. Owner/ Applicant: Myers Peninsula Venture, LLC Case No.: PPM08-0002: SPM08-0001, SPM08-0002 and ZA08- 0004 RECOMMENDATION It is recommended that the City Council, by motion: 1) adopt the attached resolutions to a) adopt the 2008 Addendum to the 2005 Supplemental Environmental Impact Report (2005 SEIR) and 2006 Addendum including; the related re-statement of overriding considerations and mitigation monitoring and reporting program and b)approve an amendment to the Final Terrabay Specific Plan and Precise Plan to permit the addition of a 15,007 square foot Product Design Studio; and 2) waive reading; and introduce an ordinance to amend the Terrabay Specific Plan Zoning District (Title 20', Chapter 63 of the South San Francisco Municipal Code) pertaining to the Product Design Studio. BACKGROUND/DISCUSSION The City approved what is known as the 2006 Plan for Terrabay Phase III on October 11, 2006 by Resolution 82-2006. The 2006 Plan approved the construction of 665,000 square feet of Class A office in two towers on the site. The entitlements also include up to 25,000 square feet of retail use with a minimum of one quality restaurant, a shared use 200-seat performing arts center, a 100-child day care facility and a public art program. The City also certified the 2005 Supplemental Environmental Impact Report (2005 SEl[R) and adopted its 2006 Addendum with the 2006 Mitigation Monitoring and Reporting Program (MMRP) as the appropriate and legally adequate environmental documentation for the 2006 Project (Re;solution 81-2006). Staff Report Subject: Terrabay Plan Amendment: P'PM08-0002: SPM08-0001 & ZA08-0004 Page 2 A large portion of the 2006 Project is under construction including the South Tower and parking garage. The South Tower contains approximately 300,000 square feet of office,11,000 square feet of retail, the child care center and the perjForming arts facility. This phase of Project construction is anticipated to be complete in January 2009. Project Description The proposed amendment to the Terrabay Specific Plan, precise plan and zoning text would. add as a permitted use a Product Design Studio (Studio) as a support use to the approved office use on the site. The Studio is proposed as a 15,007 square foot addition above the approved ground flc-or retail concourse attached to the North Tower. The Studio would be permitted, as a support use to the anchor office tenant, to include the production of audio, visual, design and performance aa-ts. The proposed design and materials for the addition are the same as those approved for the 2006 Project. The architects on the Design Review Board reviewed the proposal and stated that the addition of the Studio provides a stronger connection to the two towers on the site, and as such they viewed the change favorably. A detailed discussion of the project is contained in the attached Planning Commission Staff Report date;d July 17, 2008. Pursuant to the California Environmental Quality Act (CEQA), an initial study (2008 IS) was prepared for the project. The IS tiered off of the 2005 Supplemental Environmental Impact Report and 2006 Addendum. An addendum to the 2005 and 2006 CEQA documents was prepared for the project based upon the analysis contair.~ed in the 2008 IS. The Addendum is included as a bound attachment to this Staff Report. As documented in the Addendum, the project would not increase any impacts beyond those identified in the 2005 SEIR certified for the project. Planning Commission Action-July 1 i~, 2008 Public Hearing The Planning Commission voted 6-0-1(absent) to recommend approval of the project entitlements and the environmental addendum. No members of the public testified on the project. The Commissioner's stated that the project was a positive addition to the site. One Commissioner requested assurance from the applicant that the Product Design Studio would not be constructed in absence of the North Tower. Another question focused on the scree;Wing of the emergency generator. Staff and the applicant responded that the generator would be :screened, and staff provided a cut sheet of the screen design. The Commission expressed concern about the unsightliness of the Peninsula Mandalay (condominium tower) generator and wanted assurances that this problem would not be repeated on the commercial site. Mr. Myers responded that not only was the intent to avoid that problem but that his office was working on fixing the unsightliness of the Peninsula Mandalay generator. Staff Report Subject: Terrabay Plan Amendment: I'PM08-0002: SPM08-0001 & ZA08-0004 Page 3 CONCLUSION The proposed project would not increase impacts associated with site development. The Studio is proposed to be a support use to the office component. Based upon the Traffic Study prepared by Crane Transportation Group, traffic as a result of the Project could result in an average of three less trips to the site per day than that of the 2006 Project. The proj ect as a supporting use for the approved office component of the 2006 Project would. enhance the Project's overall marketability. The approved FAR under the existing project is 0.78, and the 2008 Project would increase that to a 0.84 FAR, well below the 1.0 FAR maximum permissible under the Business Commercial land use designation for office projects with structured paa~king. In addition, the proposed project complies with state law and the City's General Plan. Therefore, in accordance with the reconnmendation ofthe Planning Commission, staff recommends that the City Council adopt the attached resolutions and introduce an ordinance amending the Terrabay Specific Plan, precise plan and zoning ordinance. B ~'c~ Y• Marty Van Duyn ~ Assistant City Manager BMN:MVD: SK:AK:bla Attachments: I. II. III. IV. V. VI. Approved: ~ ~( ~~ ~~ . ~~Tagel '~ City Manager Resolution adopting the 2008 Addendum to the 2006 SEIlZ and 2006 Addendum and re-adopting the related statement of overriding considerations and mitigation monitoring and reporting program. Resolution approving amendment:> to the Terrabay Specific and Precise Plan. Ordinance amending Title 20, Chapter 63 of the Municipal Code to define and permit; Product Design Studio within the Terrabay Specific Plan Zoning District. Planning Commission Resolution No's. 2672-2008 and 2673-2008. Planning Commission Staff Report -July 17, 2008 Terrabay Phase III Only 2008ProjE;ct Initial Study and Addendum to the 2005 SEIR and 2006 Addendum (bound document). VII. Project description, 2006 approved project and 2008 proposed project plans (bound document). RE SOLUTION NO. CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION MAKING FINDINGS AND ADOPTING THE 2008 ADDENDUM T~0 THE 2005 SEIR AND 2006 ADDENDUM, AND ADOPTING THE RELATED STATEMENT OF OVERRIDING CONSIDERATIONS AND MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS, the Terrabay lands have an extensive planning history dating to the e~~rly 1980s; and, WHEREAS, the City Council of South Sari Francisco, pursuant to the California Environmental Quality Act (CEQA), adopted the 2006 Addendum and certified the 2005 Supplemental Environmental Impact Report (SEIR), which build upon the certified 1998/99 SEIR, 1996 SEIR and 1982 Environmental Impact Report, and adopted a Mitigation Monitoring and Reporting Program (MMRP) for Ten~abay Phase III by Resolution 81-2006, all of which. remain in effect; and, WHEREAS, the City Council approved the 2006 Plan Amendment to the 2006 Final Terrabay Specific Plan, in October o~F 2006 by Resolution 82-2006; and, WHEREAS, pursuant to adoption of the 2006 Addendum and certification of the 2005 SEIR, for those impacts of the 2006 Plan Amendment and Final Terrabay Specific Plan that would remain significant and unavoidable, the City adopted a Statement of Overriding Considerations, imcluded as Exhibit B to this resolution and incorporated by reference; and WHEREAS, the applicant now requests an amendment to the 2006 Final Terrabay Specific Plan, precise plan, and a zoning text amendment, to allow as a permitted use, a Product Design Studio ("Studio") as a support use to 'the approved office use on the site, and to be located above the approved ground floor retail concourse attached to the site's North Tower ("2008 Project"); and, WHEREAS, an Initial Study, included as Exhibit A to this resolution and incorporated by reference, was prepared to determine- if additional environmental review was required for the 2008 Project, pursuant to CEQA Guidelines Section 15162. Based on the Initial Study, the City determined that the potentially significant effects of the project were adequately addressed in the previous CEQA documents, including the 2006 Addendum, the 2005 SEIR, the 1998/99 ;SEIR, 1996 SEIR and 1982 EIR. The project remains subject to all previously adopted mitigatio~:~ measures applicable to the project and project site; and i -1- -Z- z I~t~ue~sgns ~o uoi~~uxxo~ui nnau fiun uT axaTi~ st .TON 2II~ Z86 i P~ 2II~S 966 I `2II~S 66/866 I aTi~ uodn pimq TiatTinn `2II~S SOOT; P~ ~PuaPP~' 9002 aTi~ ui paz~ieue pun pa~t~Txapi asoTi~ o~ pax~duzoa s~ s~aeduzt axanas axouz ~Il~t~u~e~sgns xo s~a~duxi ~ueagtu~is nnau ~iu~ a~eaxo ~o~u Iitnn otpn~S u~TSaQ ~anpoxd ~ ~o uot~tppe aTi~ asn~eaaq Z9 i S I not}aas sauTiapmO ~Zj~~ ut pa~i~uapt suot~ipuoa aTi~~o ~iu~ ut ~insax ~.ou iiTnn ~aafox~i 8002 pasodoxd aTi~ ~~Ti~ spin Iiauno~ ~i~ aTi,L 'Z ~uoT~niosax s~j~~o .red ~ ap~ixz pue ~oaxxoa pue anx~ axe sie~ioax ~uto~axo~ aTi,L • i :snnoiio3 s~ ~A'IOS~2I ~igaxaTi saop `oasiau~x3 ueS Ti~noS ~o ~t~ aT~~ ~o jtauno~ ~i~ aTi~ `s~uu~aTi Tians xo~ paxedaxd s~.TOdax pug sa~nuiuz 8uipnlaut `~aafoxd aTi~ uo s~utx~aq ailgnd III' ({,) `uznpuapp~ pine uoda~ ~a~eduzl in~uauzuoxinug Ie~uauzaiddnS ~~q~xxaZ pa~t~za~ 666 1-866 t auk o~ umpuapp~ pug ~zoda~j ~a~duzl i~~}uauzuoxtnug ie~uauzaiddnS ~~q~exxaZ 966 i paT~t~za;~ aTi~ `~.TOda~ }a~eduzl Ie~uauzuoxTnug ~~q~xxa,L P~~~t~a~ Z86i aTi~ sapnlaut gal~jnn `~.TOda~ ~~Lduxl i~:luauxuoxTnug i~~uauzajddnS ~i~q~xxaZ pa~i~.Ta;) 66-8661 `uz~x~oxd ~uT~IOda~ pine ~uixo~iuoy~t uOI~L'~T~iy~j pue umpuapp~ 9002 P~ ~TOda,3 ~a~duzl i~~.uauzuoxtnug ie~uauzajddnS pagi~Ta;~ SOOZ au.L (£) `•800Z ui pasodoxd pine 9002 `OOOZ ui papuauze s~ `u~id a~iaadS ~i~gexxaZ Inutd au.L (Z) `•~-TOda~j ~o~duzl i~~uauzuoxinug ~Id inxau;a0 P~ `mid inxauarJ oasiauex3 u~S Ti~noS aTj~ (l:) `uOT~.L'~TU.TTi ~noTi~inn sapniaut gattjrn `~i axo~aq pxoaax aTi~ ~o ~axi~ua aTi~ uo pas~eq `~2IO3~2i3H,L 11c1ON •~aafoxd 8002 aTi~ pine umpuapp~ g00Z aTi~ Tzo uot~o~ ~uz~~ axo~aq ~Cuouzt~sa~ pine suoi~~epuauxu,~oaax `s~.zodax Iie paxapisuoa pine `sts~I~u~ pun ~uatu~pnf ~uapuadapui sit pasn Iiauno~ ~T~ aTi~ `S~d~3H~1c1 P~ :suoT~~aTidd~ ~aafoxd aTi~ pug uznpuapp~ g00Z aTi~~o ienoxdde i~uTpuau.TUtoaax pine ~.aa[oxd 8002 a~ i~uTZ~ieu~ iiaunoO ~i~ aTi~ o~ pa~iua~gns sum `g00Z `£Z ~iinr pa~~ep ~zoda2l~~~S ~ `S~'~2I3Hm pug `.~aafoxd 8002 aTi~ uo uot~~puauzuzoaax a ~uTxeuz o~ xoixd `s~uauznaop Bui~IOddns s~ Iiann s~ `uxnpuapp~ g00Z ~nxP pine ~ipn~S I~j~?uI aT~ nnainax o~ `prea~~~j aq o~ ~.tuT~.TOddo aTi~ p~eTi sai~red pa~saxa~uT auxt~ Ti;>~jm ~~ `800Z `L I ~ilnr uo iluixeaTi aiignd paai~ou ~ixadoxd ~ piaTi uoisstuzuTO~ ~utuueid aul `Sd~2i3Ht1c1 pug '~Ig pine `s~IgS `umpuappy snoTnaxd aTi~ ut sts~il~eu~ aTi~ o~ dnjsuot~~eiaa xtaTp pine sa~u~Tia ~aafoxd aTi~. sa~i~uapt Tiai~jm `a~.aafoxd 8002 aTj~ xo~ paxedaxd s~nn `(«u.Tnpuapp~ 8002») aauaxa~ax ~q pa~exodxoauT pug uoi~niosax siTi~ o~ ~ ~TgTTIX~ se papnlout `umpuapp~ ue `{,9 I S i uoi~aaS sauiiapmO ~~g~ o~ ~u~nsmd `S~'~3Ht1c1 pue `.ajq~eatidd~ s~ `samseauz uoT~e~t~TUx pa~dope ~Isnoinaxd tip o~ ~.aafgns sui~uzax ~aaCoxd aTI,L •paxanooslp uaaq s~Tj s~aeduxt paT~i~uapi ~Isnotnaxd~o ~uanas aTi~ uT as~axauT I~et~u~~sgns ou pug pagT~uapt uaaq an~Ti s~a~duzt I~~uauxuoxtnua }T.T~a~tu~ts mau oN •s~Ilg snoTnaxd aTi~ off. suotstnax xof~uz axrnbax ~~Ti~ ono patxx~a aq iltnn ~aafoxd ati~ tjaiTjm xapan suot~tpuoa atj~ xo ~oafoxd aTi~ o~ pasodoxd uaaq aneTj sa~ueT.ja I~t~ue~sgns ou s~ `~aafoxd 8002 aTi~ xo~ paxedaxd aq ij~Tis ~Ig ~uanbasgns ou `sautlapmO ~a~~ aTi~3o Z9I S i uot~aaS o~ ~u~nsmd `S~~2I3H11c1 importance that demonstrates new oi• substantially more severe significant effects, as compared to those identified in the prior CEQA documents. Nor are any new or additional mitigation measures required to mitigate any impacts of t;he 2008 Project. 3. The City Council finds that some of the significant and unavoidable impacts identified in the Statement of Overriding Considerations would apply to the 2008 Project, but as detailed in the Statement, the benefits of the project continue to outweigh the adverse impacts. 4. Accordingly, the City Council finds that CEQA Guidelines section 151 Ei2 does not require any further CEQA review, and that an addendum, pursuant to CEQA Guidelines section 15164, is the appropriate environmental document for approval of the 2008 Project. BE IT FURTHER RESOLVED, that the City Council does hereby: 1. Adopt the 2008 Addendum, including the related Initial Study and Mitigation Monitoring and Reporting Program, as described in Exhibit A [included as Attachment IV to the Staff Report] and incorporated herein by reference. 2. Adopt the Statement of Ovemding Considerations, attached as Exhiibit B and incorporated herein by reference. I hereby certify that the foregoing resolution was adopted by the City Council of the City of South San Francisco at the regular meeting held on the day of , 2008, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: City Clerk 3 -3- -{~- [~odag 3~~~5 Iiaano~ ~1ja 8002 `£Z ~Inf aq~ ~~ -;aautn,~op panoq a;a.~adas a sg papnlauI] d2IL~II~I pug ~Pn~S ICI;tuI'tunpuapP~ 8002 ~ ;igigx~ Exhibit B STATEMENT OF OVERRIDING CONSIDERATIONS 1. General Pursuant to Public Resources Code S 21081 and CEQA Guidelines S 15093, the City Council of the City of South San Pranc:isco makes the following Re-Statement of Overriding Considerations relating to its recommendation of approval of the proposed Product Design Studio ("2008 Project"). The 2005 SEIR and 2006 Addendum (supplementing the 1998/99 SEIR, 1996 SEIR and 1982 EIR) analyzed Phase III impacts on a project EIR level which is a much greater level than required for cumulative impacts under CEQA. The City Council has balanced the benefits of the 2008 Project to the City against tlle one adverse impact identified in the 2005 SEIR pertaining to air quality which is are-statement of the 1998/99 SEIR identified impact and the three adverse impacts identified in the 1998/99 SEIR pertaining to traffic as significant which have not been eliminated or mitigated to a level of insignificance. The:se impacts are: (1) Air Quality Impact 4.5-3 from the 1998/99 SEIR Changes in Regional Long-Term Air Quality; (2) Traffic Impact 4.4-1 from the 1998/99 SEIR 2000 Base Cas(~ Plus Phases II and III Freeway Impacts; (2) Traffic Impact 4.4-4 from the 1998/99 SEIR 20 1 0 Base Case Plus Phases II and ill Freeway Impacts; and (3) Traffic Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. The following significant unavoidable impacts identified in the 2005 SEIR do not apply to the 2008 Project as demonstrated by the 2008 traffic analysis prepared by Crane Transportation Group for the City of South San Francisco and incorporated into th;: 2008 Initial Study prepared for the 2008 Project: (1) Traffic Impact 3.1.5: Year 2010 Vehicle Queuing Impacts; (2) Traffic Impact 3 .1.6: Year 2020 Intersection Level of Service Impacts; and (3) Traffic Impact 3.1.9: Year 2020 Vehicle Queuing Impacts. The City Council has carefully considered each environmental impact identified in the 2005 SEIR and the 2006 Addendum, and reviewed the 2008 Initial Study and 2008 Addendum in reaching its decision to approve the 2008 Project. The Project sponsor has made reasonable and good faith efforts to mitigate :all potential impacts resulting from the 2008 Project. The City Council has imposed mitigation measures identified in the 2005 SEIR, 1998/99 SEIR, 1996 SEIR and 1982 EIR as conditions of approval to eliminate or mitigate to a level of insignificance potential impacts. Although the City Council believes that the three unavoidable traffic environmental impacts identified in the 1998/99 SEIR and the one air quality impact identified in the 1998/99 SEIR and re-stated in the 2005 SEIR will be substantially lessened by the mitigation measures identified in the 2005 SEIR and incorporated into the 2008 Project as conditions of approval, it recognizes that the implementation of the 2008 Project carries with it these four potentially unavoidable adverse environmental impacts. 5 -5- -6- Feasible mitigation measures identified for the 2006 Project will be incorporated as part of the 2008 Project. The 2006 Project incorporates a bus stop and shelter along Airport Boulevard and a Transportation Demand Management Program. The City has constructed the Oyster Point Interchange Improvements and the Applicant has contributed $8.5 million to these improvements. The 1998/99 SEIR notes that either a 64% reduction in the size of the Project or widening of US 101 would reduce this impact to less than significant. Both of these measures are infeasible. Traffic Impact 4.4.1: Year 2000 Base Case Plus Phases II and III Freeway Impacts: The 2006 Project would result in the same impact associated with the 2000 Project on certain segments of US 101 freeway by either increasing traffic volumes by more than 1 % or changing the level of service from LOS E to F. Six of the eight identified impacted freeway segments are already operating at LOS F in the year 2000 without the 2006 Project. Phase II and Phase III Cumulative Impacts will result in an increase of vehicle trips along these segments of US 101 of approximately 1.25% to 2.76%. The 1998/99 SEIR established a standard that an increase in peak direction traffic on the roadway of 1 % or more due to the Project would be considered a significant impact. The Phase II and III Cumulative Impacts will result in an increase that is considered significant. The 2006 Project will contribute over a 1 % increase in peak direction traffic on these segments of US 10 1 and the 2006 Proj ect cumulative is considered significant. Three significant and unavoidable impacts relating to traffic and one air quality would continue with implementation of the 2008 Project. These impacts are: The impacts associated with the 2008 Project are similar to those associated with the approved 2006 Project. The 2008 Project would not increase the severity of any impacts identified in the 1998/99 SEIR or the 2005 SEIR. The following impacts cannot be fully mitigated by changes or alterations to the 2008 Project or the imposition of further mitigation measures. 2. Unavoidable Significant Adverse Impacts and Required Mitigation Measures With regard to each of the four significant unavoidable impacts, the City Council specifically makes the following findings to the extent that the identified adverse impacts have not been mitigated to a level of insignificance: (1) specific economic, social or other considerations make infeasible mitigation measures or alternatives identifie:d in the 2005, 1998/99 and 1996 SEIR's and the 1982 EIR which may reduce the significant unavoidable impacts to less than significant; and (2) there are specific economic, social, environmental, legal, land use and other benefits of the 2008 Project which outweigh the four significant unavoidable effects on the environment. The City Council further finds that anyone of the overriding considerations identified hereinafter in subsection 4 is a sufficient basis to approve the 2008 Project. Traffic Impact 4.4.4: Year 2010 Base Case Plus Phases II and III Freeway Impacts: The 2006 Project would result in the same impact associated with the 2000 Project on certain segments of US 101 freeway by increasing traffic volumes by more than 1 % at segments already operating at LOS F. Six of the eight identified impacted freeway segmE:nts are already operating at LOS F in the year 2000 without the 2006 Project. Phase II and Phase III Cumulative Impacts will result in an increase of vehicle trips along these segments of US 101 of approximately 1.10% to 2.41 %. The 1998/99 SEIR established a standard that an increase in peak direction traffic on the roadway of 1 % or more due to the Project would be considered a significant impact. The Phase II and III Cumulative Impacts will result in an increase that is considered significant. The 2006 Project will contribute over a 1 % increase in peak direction traffic on these segments of US 101 and the 2006 Project cumulative is considered significant. Feasible mitigation measures identified for the 2006'Project will be incorporated as part of the 2008 Project. The 2006 Project incorporates a bus stop and shelter along Airport Boulevard and a Transportation Demand Management Program. The City has constructed the Oyster Point Interchange Improvements and the Applicant has contributed $8.5 milllion to these improvements. The 1998/99 SEIR notes that either a 59% reduction in the size of the Project or widening ofUS101 would reduce this impact to less than significant. Both of these measures are infeasible. The 2006 Project was been reduced in size from that previously analyzed. Traffic Impact 4.4-5: 2010 Base Case Plus Phases II and III Ramp Impacts: Development of Phase II and III in the year 2010 would cause a significant adverse cumulative impact on the PM peak hour operation on the Northbound US 101 on-ramp from Oyster Point Boulevard. This on ramp would already be operating at over-capacity and unacceptable levels in 2010 without the 2006 Project. Phase II and III Cumulative Impacts will result in an increase of vehicle trips by approximately 6.8% on this on-ramp. The 1998/99 SEIR established a standard that an increase in peak direction traffic on the on-ramp of 1 % or more due to the Project would be considered a significant impact. The Phase II and III Cumulative Impacts will result in an increase that is considered significant. The 2006 Project will contribute over a 1 % increase in peak direction traffic on this on-ramp lmd the 2006 Project cumulative is considered significant. Feasible mitigation measures identified for the 2006 Project will be incorporated as part of the 2008 Project. The 2006 Project has contributed $8.5 million to traffic improvements in the area. The 2006 Project includes a bus stop and shelter along Airport Boulevard as well as and a Transportation Demand Management Program. A 85% reduction in the size of the Project would be required to reduce this impact to less-than-significant which in light ofthe whole of the record and the objectives of the Project is infeasible. Air Quality Impact 3.2.3: Regional emission increase that would exceed the BAAQMD significance thresholds/or ozone precursors and PMlO. This is the same impact identified in the 1998/99 SEIR and remains the same for the 2006 Project. Measures identified in the Transportation Demand Management (TDM) Plan' incorporate the mitigation m(~asures -7- -8- An overall reduction in project size between 64% to 85% would be required in order to reach a less than significant impact. A reduction of this nature would render the project economically infeasible. The economic benefit realized through a critical mass of office and commercial retail uses in order to capitalize the 2006 Project and the tax return to the City would not be realized. Re:ductions in the 2006 Project is infeasible because of the extensive and costly public amenities and infrastructure improvements required for the 2006 Proj ect and those already built for Phase I and II, the need for a critical mass of office and retail to finance the project and provide a tax benefit to the City and the fixed cost of constructing i.nfrastructure necessary to serve the 2006 Project. The development of the Terrabay Project, including the 2006 Project is subject to extensive conditions of approval under the HCP, Development Agreement and Specific Plan as amended. These documents require 1) the n~~storation and dedication of over 400 acres of property to the County and the City as open space; 2) funding HCP maintenance and monitoring; 3) construction of a fire station (built as part of Phase I); 4) construction of a recreation center (built as part of Phase I); 5) construction of a child-care facility; 6) construction of a 200 seat Performing Arts Center 7) construction of 32 moderate income housing units off-site Traffic Impacts 4.4.1 and 4: Year 2000 and 2010 Base Case Plus Phases II and III Freeway Impacts and Traffic Impact 4.4.5 2010 Base Case Plus Phases II and III Ramps a. Infeasibility of Mitigation Measures The 2008 Project will not create any significant and unavoidable impacts, however, significant and unavoidable impacts identified in connection with previously approved development, including the 2006 Project, will continue. Pursuant to approval of the 2006 Project, the City Council made the following findings, which are restated here for reference purposes: 3. Findings of Infeasibility of Mitigation Measures and Alternatives For Unavoidable Impacts In addition, the following mitigation measures have been applied to the project: 1) electric vehicle charging stations shall be provided, 2) the project will include sidewalks and/ or paths, connected to adjacent land uses, transit stops and/or a community-wide network, 3) provision of secure and conveniently located bicycle storage, 4) preferential parking for electric or alternatively-fueled vehicles. 5) implementation of feasible TDM measures including ride-sharing, coordination with regional ridesharing programs and provision of transit information, 6) the above-referenced bus turnouts and benches, and 7) direct, safe, attractive pedestrian access from project land uses to transit stops and adjacent development. identifi~:d in the 1998/99 SEIR and the 2005 SEIR. These impacts could be reduced by the mitigation measures identified but not to a level that is less than significant. Mitigation measur~~ 4.5-3 identified in the 1998/99 SEIR shall be implemented. at 120% of the median; 8) completion of the Hillside Boulevard extension (built as part of Phase I); 9) a $8.5 million financial contribution to the construction of the hook ramps; 10) construction of the water tank and distribution lines and the Terrabay pump station as a part of Phase I; 11) construction of the sound wall along Sister Cities Boulevard; 12) construction of recreational improvements to Hillside School; and, 13) and other improvements and fees. The costs of these improvements are spread throughout the entire project, including the 2006 Project. The construction of required infrastructure in the 2006 Project are fixed costs that must be spread over the arnount of square footage constructed. A 60 -84% reduction in density to reduce impacts to a less than significant level could not support the development costs of the 2006 Project and would render the 2006 Project economically infeasible. Based on the foregoing and other information in the record, widening of US 101 or a reduction of the size of the 2006 Proj ect are not fE:asible. (4) Air Quality Impact 3.2.3: Regional emission increase that would exceed the BAAOMD significance thresholds for ozone precursors and PM 10:. Reduction of the 2006 Project as identified above (approximately by 75%) could potentially reduce this impact to a less than significant level. The 2006 Project would be economically infeasible, as noted above, with such a reduction. The benefits of the 2006 Project would then not be realized. b. Infeasibility of Alternatives Which Would Reduce Impacts Since the significant unavoidable impacts will be caused by buildout of the 2006 Project, the only alternative identified in the 2005, 1998/99, 1996 SEIR and the 1982 EIR that would reduce this impact to less than significant is the No Development Alternative. In light of the foregoing, the only alternative that would reduce the cumulative impacts of building out the project as proposed in the 2006 Project is the No Development Alternative for the remaining parcels of Phase III. This alternative is infeasible. The Terrabay Project already incorporates many of the alternatives proposed under the 1998-99 SEIR. First, the Project provides for a 25+ acre of preserve land (The Preservation Par,cel) for the protection of endangered species habitat and a 6.3 acre parcel offered to the City for recreational purposes (The Recreation Parcel). Additionally, a buffer area is proposed to shield the archeological site from the proposed development. The project also incorporates more area into the HCP. The Project has contributed 8.5 million to transportation improvements the majority of which mitigates impacts associated with Phase III development. As a result of the foregoing, the developable footprint on the remaining parcel has been significantly reduced (from 47 to 10 acres). Moreover, the benefits of the Project to the City are derived from the Project as a whole. The goals and objectives of the Project may only be met if each phase is built -9- -10- The City Council finds that the benefits of the 2006 Project continue to outweigh the project's significant and unavoidable impacts. The 2008 Project will enhance many of the benefits of the 2006 Project and make the overall commercial development more marketable. Additionally, as a support use for the adjoining office use, and because the Product Design · Create a transition area between the urbanized potion of the City and San Bruno Mountain Park; · Develop the "Buffer Parcel" with roads and landscaping pursuant to the Mutual Release and Settlement Agreement between the City, Myers Development Company, San Bruno Mountain Watch and the Center for Biological Diversity; · Further the goals of the San Bruno Mountain Habitat Conservation Plan by allowing the 2006 Project to be built within the developable area of the Mountain vested by the HCP, to continue to fund the HCP by the homeowner and commercial fees prescribed by the HCP, by the restoration and conveyance to the County of San Mateo the remainder parcels adjacent to the Phase III site, by the creation of a fire buffer around the perimeter of the site and the planting of a carefully planned landscape plan utilizing non-invasive and drought resistive plantings; · Reduce overall environmental impacts and preserve open space by building on 10 acres of land out of the original 47 acres of Phase III most of which was previously disturbed by transportation and utility-related grading while preserving 26 plus acres as species habitat, wetlands and open space; · Provide below market rate housing; · Provide a tax benefit to the City by increasing tax base and revenues to the City through property and sales tax revenues; · Provide economic growth and employment oppoftwlities in the City and surrounding region, by the creation of new jobs on the site and in the construction - related industries; The City Council considered the public record of proceedings on the 2006 Project and found that the approval and implementation of the 2006 Project entitlements would result in the following substantial public benefits that outweigh the four significant, unavoidable cumulative impacts of the Terrabay 2006 Project: 4. Statement of Overriding Considerations as proposed in the 2006 Project. Furthermore, the benefits under the HCP are based on the development of each phase. Therefore, since the No Development Alternative for Phase III does not accomplish most of the objectives of the Project, the City Council finds that this alternative is infeasible and, therefore, rejects this alternative as it relates to the remaining parcels of Phase III. Studio will require conversion of some of the retail space to a circulation area, the 2008 Project may result in fewer vehicle trips to the site. In any case, any increase in vehicle trips to the site as a result of the 2008 Project will not be substantial. For the reasons stated, the City Council finds that the benefits of the 2008 Project, in conjunction with previously approved development of the site, outweigh the continuing significant and unavoidable impacts. 1122703.1 -11- -12- WHEREAS, the City Council previously adopted a Mitigation Monitoring and Reporting Program for the project and Statement of Overriding Considerations for the proj ect' s significant and unavoidable impacts, both of which remain in full force and effect; and, WHEREAS, the prior certified EIR, SEIRs and Addendum fully analyzed all potentially significant impacts and proposed mitigation for said impacts; and, WHEREAS, pursuant to CEQA, changes to projects for which an EIR has been certified do not require subsequent EIRs, unless the lead agency determines that the changes will result in new significant impacts or mitigation measures, or substantially more severe impacts than those analyzed in the previous EIR; and WHEREAS, together, the proposed amendments to the 2006 Final Terrabay Specific Plan, the Precise Plan, and the zoning text amendments, are referred to as the "Amendments"; and, WHEREAS, the applicant now requests an amendment to the 2006 Final Terrabay Specific Plan, Precise Plan, and a zoning text amendment, to allow as a permitted use, a Product Design Studio ("Studio") as a support use to the approved office use on the site, and to be located above the approved ground floor retail concourse attached to the site's North Tower ("2008 Project"); and, WHEREAS, pursuant to the California Environmental Quality Act (CEQA), environmental impacts of the project and various amendments have been analyzed, resulting in certification of a 1982 Environmental Impact Report (EIR), a 1996 Supplemental Environmental Impact Report (SEIR), a 1998/99 SEIR, a 2005 SEIR and a 2006 Addendum; and, WHEREAS, the City Council of South San Francisco approved the Final Terrabay Specific Plan Phase HI of the Terrabay Development on November 21, 2000, and have since approved amendments, most recently in June 2008, to the Final Terrabay Specific Plan, approved Precise Plan, and Chapter 20.63 of the South San Francisco Municipal Code, "Terrabay Specific Plan Zoning District"; and, WHEREAS, the Terrabay lands have an extensive planning history dating to the early 1980s; and, A RESOLUTION APPROVING AMENDMENTS TO THE 2006 FINAL TERRABA Y SPECIFIC PLAN, AND AMENDMENTS TO THE PRECISE PLAN CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA RESOLUTION NO. WHEREAS, based on the foregoing and CEQA Guidelines sections 15162 and 15164, no further environmental review is required, and the appropriate CEQA document for approval of the 2008 Project is an Addendum, as prepared and adopted by separate resolution; and, WHEREAS, on July 17, 2008, the Planning Commission held a properly noticed public hearing to consider the proposed Amendments to the Final Terrabay Specific Plan, the Precise Plan, and the Terrabay Specific Plan District Zoning Ordinance. NOW THEREFORE, based on the entirety of the record before it, which includes without limitation, (1) the South San Francisco General Plan, and General Plan Environmental Impact Report; (2) The Final Terrabay Specific Plan, as amended in 2000, 2006 and proposed in 2008; (3) The 2005 Certified Supplemental Environmental Impact Report and 2006 Addendum and Mitigation Monitoring and Reporting Program, 1998-99 Certified Terrabay Supplemental Environmental Impact Report, which includes the 1982 Certified Terrabay Environmental Impact Report, the Certified 1996 Terrabay Supplemental Environmental Impact Report and Addendum to the 1998-1999 Certified Terrabay Supplemental Environmental Impact Report and Add(~ndum; (4) All public hearings on the project, including minutes and reports prepared for such hearings, the City Council of the City of South San Francisco, does hereby RESOLVE as follows: 1. The foregoing recitals are true and correct and made a part of this resolution. 2. The Amendments are consistent with the South San Francisco General Plan. Amendments proposed relate only to the development of the Product Design Studio. All findings and analysis made in support of compliance of the project with the General Plan are unchanged. The approved 2006 Final Terrabay Specific Plan would be modified only to allow a product design studio as a support use for the approved office use on the site. Therefore, the distribution, location, and extent ofland uses governed by the Terrabay Specific Plan would not be altered. Specific General Plan consistency findings are as follows: Chapter 2.6 Land Use Policies 2 -G-l: Preserve the scale and character of established neighborhoods, and protect residents from changes in non-residential areas. Analysis: The proposed Project will be a part the approved 2006 Project. The 2008 Project would compliment the existing land uses on the project site, and the existing approved project compliments the land uses in the area and the City. 2-G-2: Maintain a balanced land use program that provides opportunities for continued economic growth and building intensities that reflect South San Francisco's prominent inner bay location and excellent regional access. Analysis: The approved Project has immediate access to Highway 101, San Francisco, the peninsula and the airport which provides local and area-wide clientele for the Project. Previous fiscal studies indicate that the approved 2006 Project will add to the City's tax base. -13- -14- AnaJlysis: The 2006 Project sponsor contributed land and $8.5 million to construct the hook ramps. The traffic improvements are in place and operational. The 2008 Project would not change these conditions and has complied with this policy. 4-2-G-7: Provide afair and equitable meansfor payingfor future street improvements; and, 4-2-1-6: Incorporate as part of the City's CIP needed intersection and roadway improvements including Bayshore (now Airport) Boulevard and us. 101 Hook Ramps. Transportation Chapter 4: Analysis: The 2006 Project provides office, restaurant and retail land uses and a performing arts center. The 2008 Project does not alter these conditions and complies with this policy. Improve accessibility to neighborhood shopping opportunities. 3-8-G-2: Planning Sub-Areas Element: Paradise Valley/Terrabay Chapter 3: Analysis: The 2006 Project avoids critical species habitat, wetlands, and the archaeological site. The 2008 Project does not change these conditions. The driving factor in clustering the 2006 Project was the protection of 26 acres (the Preservation Parcel) for species habitat preservation. Terrabay Phase III was approximately 47 acres in area prior to the designation of the Preservation Parcel as open space and the Buffer Parcel as a buffer zone. The Preservation Parcel contains over 1,000 Viola Pendunculata which is the food plant for the endangered Callippee silverspot butterfly. The Preservation Parcel also preserves the archaeological site and wetlands in perpetuity. The 2008 Project would not affect these conditions. 2-1-13: As a part of development review in environmentally sensitive areas require speqfic environmental studies and/or review as stipulated in Section 7.1: Habitat and Biological Resources Conservation. Analysis: The TDM measures identified in Schedule 20.120.030-B: Summary of Program Requirements (Zoning) of the City's TDM Ordinance is incorporated into the TDM program for the Project. The TDM Program is approved and the 2008 Project will be a part of the approved TDM Program. 2-1-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to achieve a progressively higher alternative mode usage. The 2008 Project proposes a supporting use for the approved office component of the 2006 Project and enhances the Project's overall marketability. The existing FAR is 0.78 and the 2008 Project would increase that to a 0.84 FAR under the 1.0 FAR maximum for Business Commercial land use designations with structured parking. 4-3-G-2: Provide safe and direct pedestrian and bikeways between and through residential neighborhoods, and to transit centers. Analysis: The 2006 Project includes pedestrian walkways to Airport and Sister Cities Boulevard and to the bus stop on Airport Boulevard. The 2008 Project includes two direct links to the Product Design Studio; one from the second floor office and the second from the ground floor retail area. The 2008 Project would not impact pedestrian and bikeways and links to transit and complies with this policy. 4-3-G-3: operations. In partnership with local employers, continue efforts to expand shuttle Analysis: The Terrabay project implements a shuttle service for Peninsula :Mandalay. The shuttle service will be expanded to cover the Phase III Project including the 2008 Proj ect. 4-3-1-4: Require provision of secure and covered bicycle parking. Analysis: The approved rDM Program identifies bicycle facilities. The 2008 Project would not alter or affect these conditions. Chapter 5: Parks, Public Facilities and Services 5-1-G-5: Develop linear parks in conjunction with major infrastructure improvements and along existing utility and transportation rights-ofways. Analysis: Terrabay Phase I and II include a linear park. The park terminates within the Phase III site. The 2006 Project includes a trail to the western portion of the site for an overlook area. The 2008 Project would not alter these conditions. Chapter 6: Economic Development 6-G-I: In partnership with business and community groups, proactively participate in the City's economic development. Analysis: Terrabay has had a long (25 year-plus) history that has been controversial. Beginning in 1999 through to the present, much of the controversy has been abated largely as a result of the following actions: . The Planning Commission and City Council designated the Preservation Parcel as permanent open space. . Myers Development, City leaders and City staff worked with community groups to address the restoration and preservation ofland and habitat. As a result of this effort, the results of the restoration are being used as examples of success by U.S. Fish and -15- -16- 5. Prop~~r environmental documentation has been prepared for the Amendments in accordance with CEQA Guidelines sections 15162 and 15164. This finding is based upon all evidence in th~~ record as a whole, including, but not limited to the following: the City Council's independent review of the proposed Amendments; the SEIR and relevant sections of the 1982 EIR and the 1996 Supplemental EIR and the entire 1999 SEIR, and Addendum thereto, which demonstrate that any significant impacts from the proposed development have either been avoided or mitigated to a level of less than significance or were addressed in the Statement of Overriding Considerations. No further environmental analysis is required when a prior EIR has been prepared for a project unless new or substantially more severe significant impacts are identified. The Amendments do not result in any new or substantially 4. The ,Amendments are consistent with the Habitat Conservation Plan. (HCP) Victoria Harris, biologist with Thomas Reid Associates (The Plan Administrator) reviewed the previously approved Final Terrabay Specific Plan and found the Specific Plan complied with the HCP boundary and grading limits (letter of October 25, 2000) certified by the City of South San Francisco on May 12, 1999. The limits certified by the City on May 12, 1999, were used to verify HCP Compliance for Terrabay Phase II and Phase III. The proposed Amendments would allow development of the Studio on top of previously approved development. The Amendments would not result in any additional grading on the site and would remain well within the previously approved grading limits, therefore, the Amendments are consistent with the HCP. 3. The ,Amendments are consistent with the Airport Land Use Plan. Dave Carbone, Staff Administrator of the C/CAG San Mateo County Airport Land Use Committee (ALUC) previously reviewed the Final Terrabay Specific Plan and found it complied with the ALUC requirements (letter of October 25, 2000). The proposed Amendments will allow for development of a second story above the retail concourse planned for the North Tower. At a height of 40 feet above mean sea level, this portion of the project, as proposed by the Amendments, will be well below the project site's height limit of360 feet. Accordingly, the compliance letter of October 25, 2000 supports approval of the Amendments with the condiltions imposed. The 2006 Project includes office and retail land use that will bring tax revenues to the City, provide for police and fire services and pay for its own infrastructure. The 2008 Project will enhance these conditions. The addition of a product design studio will serve to enhance the marketability of the project. · Myers and the City, in particular the City Council and Planning Commission sub committee worked to develop a land plan that in the words of one sub committee member, "makes economic and land use sense". vVildlife, San Mateo County and Thomas Reid and Associates. San Bruno Mountain vVatch, in a comment letter on the 2005 SEIR also lauded the restoration of the Preservation Parcel. The conveyance of the 6.22 acre Recreation Parcel to the City for open space and recreation. more severe significant impacts or any require changes to existing mitigation measures. Therefore, in accordance with CEQA Guidelines sections 15162 and 15164, no additional environmental review is required, and an Addendum is the appropriate CEQA document for approval of the Amendments. 6. The site is physically suitable for the proposed type and density of development. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: The site is suited for the type, density and location of commercial development in that all the mitigation measures applicable to the Phase III site identified in the 1982 EIR, 1996 SEIR, 1998/99 SEIR, and 2005 SEIR and 2006 Addendum, are incorporated into the Mitigation Monitoring and Reporting Program. No changes to the Mitigation !v10nitoring and Reporting Program are required as a result of the Amendments. 7. The design, improvements and constructions standards included within the Amendments are not likely to cause environmental damage or substantially and unavoidably injure fish or wildlife in their habitat and are designed to achieve compliance with the development and/or construction standards of the Terrabay Specific Plan. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: the 1982 EIR, 1996 SEIR, 1998/99 SEIR, and 2005 SEIR and 2006 Addendum analyze the anticipated environmental effects of the proposed Phase III development and together with the adopted Mitigation Monitoring and Reporting Program demonstrate that the project will either avoid or mitigate impacts of the project that are likely to cause serious public health problems, to cause substantial environmental damage, or to cause substantial and avoidable injuries to fish, wildlife or their habitat. 8. The design and type of improvements proposed in the Amendments do not conflict with public easements for access through or use of the property within the Phase III areas of the Terrabay development and conform to the provisions of the Subdivision Map Act and Chapter 19.48.080 of the South San Francisco Municipal Code as to design, drainage, utilities, road improvements and offers of dedication or deed. This finding is bast:d upon all evidence in the record as a whole, including, but not limited to the following: The City Council's independent review of the proposed Amendments and the reports of the city engineer and other appropriate department heads. 9. As previously determined by the City Council, Phase III of the Terrabay development provides, to the extent feasible, future passive or natural heating or cooling opportunities. No changes are proposed in the Amendments that would alter passive or natural heating and cooling opportunities. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: the 1982 EIR, 1996 SEIR, 1998/99 SEIR, and 2005 SEIR and 2006 Addendum, analyze the energy impacts of the project and provide to the extent feasible future passive or natural heating or cooling opportunities. BE IT FURTHER RESOLVED that subject to the Conditions of Approval, attached as Exhibit A to this resolution, the City Council of the City of South San Francisco does hereby: -17- -18- 1122702.1 City Clerk ATTEST: ABSTAIN:_ ABSENT: NOES: AYES: I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a meeting held on the _ day of. ,2008 by the following vote: * * * * * * B. Approve an amendment to the Precise Plan for the project to permit development of the Studio as proposed. A. Approve an amendment to the 2006 Final Terrabay Specific Plan to permit development of the Studio as proposed, and authorize staff to make changes to the plan consistent with the City Council's approval of same. EXHIBIT A CONDITIONS OF APPROVAL 2008 SECOND AMENDMENT TO THE FINAL TERRABA Y PHASE III SPECIFIC PLAN, PRECISE PLAN AND ZONING TEXT AMENDMENT P08-0002: SPM08-0002, ZA08-004 A. PLANNING DIVISION 1. The Applicant/Project shall conform to all the conditions of approval identified in Resolution 82-2006 as well as the following conditions contained herein. 2. The Applicant/Project shall implement all the mitigation measures identified in the adopted Mitigation Monitoring and Reporting Program for Terrabay adopted by City Council Resolution 81-2006 and as readopted in 2008. 3. The Product Design Studio shall serve as a support use to the office use on the Project site. The Product Design Studio shall not generate more that 58 daily vehicle trips to the site in absence of additional environmental review. 4. The Product Design Studio shall not be used for industrial purposes or biotechnical research and development. The permitted use shall comply with the provisions of the Terrabay Specific Plan Zoning District which allows the production of audio, visual and performance arts, and similar uses. 5. The rooftop mechanical units shall be screened from view from the office towers and said screening shall be reviewed and approved by the Chief Planner. Contact: Allison Knapp, Planning Consultant: (650) 829-6633. B. BUILDING DIVISION 1. Project construction shall comply with the 2007 California Building Code. 2. The permitted occupancy is retail and office. Any use more hazardous that these uses shall require additional review. 3. Detailed construction plans shall be provided and a building permit shall be issued prior to commencing construction. Contact: Jim Kirkman, Chief Building Official: (650) 8829-6670 -19- -20- Contact: Luis Da Silva, Fire Marshal: (650) 8294320 8. All the previous agreed to conditions of approval are still in effect and enforceable. 7. The service/maintenance access road at the rear of the building leading to the catch basin shall be an all weather road (paved). 6. The elevator shall not have shunt-trip. 5. This portion of the building is also required to have a smoke control system per Section 905 of the California Fire Code and the SSSFD Municipal Code. 4. The fire sprinkler system shall be monitored by a central station per California Fire Code Section 1003.3. 3. This portion of the building is also required to have a fire alarm system per NFP A 72 and the SSSFD Municipal Code. 2. Install exterior listed horn/strobe alarm device. 1. Install fire sprinkler system per NFP A 13 and The South San Francisco Fire Department (SSSFD) Municipal Code requirements. Permit shall be under a separate fire plan check and permit for overhead. C. F'IRE DEPARTMENT EXHIBIT B PROPOSED ZONING TEXT LANGUAGE The following language is recommended to accommodate the Product Design Studio in Chapter 20.63 of the Zoning Ordinance. 1) The following definition would be added to the "Definitions" section of the Terrabay Specific Plan Zoning District text (20.63.010 Product Design Studio is permitted as an accessory or support use to the office component of the Terrabay Phase III Proiect. The Product Design Studio shall serve as a support use to the anchor tenant of the office component of Terrabay and shall not add to the aggregate employee base of the Phase III commercial component in absence of environmental review. Uses may include the production of audio. video. design and performance arts and similar uses. 2) The addition of a Product Design Studio as a permitted use: 20.63.030.(b)(14) Product Design Studio as a support use to the office component and as defined in the definition section contained herein consisting of approximately 15.010 square feet. 3) Modifications to the existing Terrabay Specific Plan Zoning District text: Section 20.63.030 (b) (8) Class A office buildings for a gross square footage of approximately 665,000 square feet; 4) Modify Section 20.63.140 (e) (1) A parking capacity of one thousand nine hundred and fifty two cars in striped stalls is required based upon the parking requirements of ~2.74 spaces per one thousand gross square feet of floor area as set forth in the final Terrabay Specific Plan. -21- WHEREAS, based on the foregoing and California Environmental Quality Act (CEQA) Guidelines sections 15162 and 15164, no further environmental review is required and an addendum was prepared for the 2008 Project (2008 Addendum); and -22- WHEREAS, the City Council previously adopted a Mitigation Monitoring and Reporting Program for the project in accordance with the EIRs, SEIRs and Addenda thereto; and, WHEREAS, an Initial Study was prepared for the proposed Studio, which concluded that the proposal would not result in any new or substantially more severe significant impacts than those identified and analyzed in the Supplemental Environmental Impact Report (2005 SEIR) and addendum thereto (2206 Addendum), which together with the 1998/99 SEIR and Addendum, the 1996 Terrabay SEIR and the Environmental Impact Report prepared in 1982 (1982 EIR), analyze the anticipated environmental effects of the development 0 the Terrabay lands; and WHEREAS, Chapter 20.63 is proposed to be amended to reflect the changes approved in the Terrabay Phase III-Only Specific Plan; and, WHEREAS, certain amendments to the Terrabay Specific Plan District Zoning Ordinance are necessary to allow for the revised 2008 Plan land uses; and WHEREAS, the Planning Commission, by resolution dated July 17, 2008, recommended approval of the amendment to the Final Terrabay Specific Plan, the Terrabay Precise Plan, and certain zoning amendments; and WHEREAS, the applicant now requests an amendment to the 2006 Final Terrabay Specific Plan, Precise Plan, and a zoning text amendment, to allow as a permitted use, a Product Design Studio ("Studio") as a support use to the approved office use on the site, and to be located above the approved ground floor retail concourse attached to the site's North Tower ("2008 Project"); and, WHEREAS, in November 2000, the City Council approved the Final Terrabay Specific Plan, which Plan was amended in 2006; and, WHEREAS, the existing Terrabay Specific Plans, Chapter 20.63 and the Terrabay Development Agreement allow development of the Terrabay Project (together, "the existing entitlements"), subject to further approvals and entitlements; and, AN ORDINANCE AMENDING TITLE 20, CHAPTER 63 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO DEFINE AND PERMIT "PRODUCT DESIGN STUDIO" USE WITHIN THE TERRABA Y SPECIFIC PLAN ZONING DISTRICT ORDINANCE NO. WHEREAS, the City Council desires to amend Chapter 20.63, to reflect the Final Terrabay Specific Plan as amended; and, WHEREAS, on July 23, 2008, the City Council held a properly noticed public hearing to consider the proposed amendment to Chapter 20.63. NOW THEREFORE, the City Council of the City of South San Francisco does hereby ORDAIN as follows: SECTION 1. AMENDMENTS The City Council hereby amends Chapter 63 of Title 20 of the South San Fnmcisco Municipal Code, as follows (deletions are in strikethrough; additions are in double-underline): A. The following is added to Section 20.63.010 as a definition: "Product DesiQIl Studio" is uermitted as an accessorY or suuuort use to the office comuonent ofthe Terrabav Phase III Proiect. The Product DesiQIl Studio shall serve as a suuuort use to the anchor tenant of the office comuonent of Terrabav and shall not add to the alHrreQate emulovee base of the Phase III commercial comuonent in absence of environmental review. Uses mav include the uroduction of audio. video. desiQIl and uerformance arts. B. 20.63.030.(b)(14) is added as follows: (4) Product Desilm Studio as a suuuort use to the office comuonent and as defined in the definition section contained herein consistinQ of auuroximatelv 15.010 SQuare feet. C. Section 20.63.030(b)(8) is amended as follows: (8) Class A office buildings for a gross square footage of auuroximatelv 665,000 square feet; D. Section 20.63.140(e) is amended as follows: (1) A parking capacity of one thousand nine hundred and fifty two cars in striped stalls is required based upon the parking requirements of~2.74 spaces per one thousand gross square feet of floor area as set forth in the final Terrabay Specific Plan. SECTION 2. SEVERABILITY If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional, the remainder of this Ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the City of South San Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that anyone or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. -23- -24- 1122700.2 Pedro Gonzalez, Mayor As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance this _ day of , 2008. City Clerk ATTEST: ABSENT: ABSTAIN: NOES: AYES: Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the City Council held the day of, , 2008 by the following vote: Introduced at a regular meeting of the City Council of the City of South San Francisco, held the 23rd day of July, 2008. * * * * * This Ordinance shall be published once, with the names of those City Councilmembers voting for or against it, in the San Mateo Times, a newspaper of general circulation in the City of South San Francis(~o, as required by law, and shall become effective thirty (30) days from and after its adoption. SECTION 3. PUBLICATION AND EFFECTIVE DATE RESOLUTION NO. 2672-2008 PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION MAKING FINDINGS AND RECOMMENDING ADOPTION OF THE 2008 ADDENDUM TO THE 2005 SEIR AND 2006 ADDENDUM, AND RECOMMENDING ADOPTION OF THE RELATED STATEMENT OF OVERRIDING CONSIDERATIONS AND MITIGATION MONITORING AND REPORTING PROGRAM WHEREAS, the Terrabay lands have an extensive planning history dating to the early 1980s; and, WHEREAS, the City Council of South San Francisco, pursuant to the California Environmental Quality Act (CEQA), adopted the 2006 Addendum and certified the 2005 Supplemental Environmental Impact Report (SEIR), which build upon the certified 1998/99 SEIR, 1996 SEIR and 1982 Environmental Impact Report, and adopted a Mitigation Monitoring and Reporting Program (MMRP) for Terrabay Phase III by Resolution 81-2006, all of which remain in effect; and, WHEREAS, the City Council approved the 2006 Plan Amendment to the 2006 Final Terrabay Specific Plan, in October of 2006 by Resolution 82-2006; and, WHEREAS, pursuant to adoption of the 2006 Addendum and certification of the 2005 SEIR, for those impacts of the 2006 Plan Amendment and Final Terrabay Specific Plan that would remain significant and unavoidable, the City adopted a Statement of Overriding Considerations, included as Exhibit B to this resolution and incorporated by reference; and WHEREAS, the applicant now requests an amendment to the 2006 Final Terrabay Specific Plan, precise plan, and a zoning text amendment, to allow as a permitted use, a Product Design Studio ("Studio") as a support use to the approved office use on the site, and to be located above the approved ground floor retail concourse attached to the site's North Tower ("2008 Project"); and, WHEREAS, an Initial Study, included as Exhibit A to this resolution and incorporated by reference, was prepared to determine if additional environmental review was required for the 2008 Project, pursuant to CEQA Guidelines Section 15162. Based on the Initial Study, the City determined that the potentially significant effects of the project were adequately addressed in the previous CEQA documents, including the 2006 Addendum, the 2005 SEIR, the 1998/99 SEIR, 1996 SEIR and 1982 EIR. The project remains subject to all previously adopted mitigation measures 1 -25- -26- 2 2. The Planning Commission fmds that the proposed 2008 Project will not result in any of the conditions identified in CEQA Guidelines section 15162 because the addition of a Product 3. Design Studio will not create any new significant impacts or substantially more severe impacts as compared to those identified and analyzed in the 2006 Addendum and 2005 SEIR, which 1. The foregoing recitals are true and correct and made a part of this resolution. NOW THEREFORE, based on the entirety of the record before it, which includes without limitation, (1) the South San Francisco General Plan, and General Plan Environmental Impact Report; (2) The Final Terrabay Specific Plan, as amended in 2000,2006 and proposed in 2008; (3) The 2005 Certified Supplemental Environmental Impact Report and 2006 Addendum and Mitigation Monitoring and Reporting Program, 1998-99 Certified Terrabay Supplemental Environmental Impact Report, which includes the 1982 Certified Terrabay Environmental Impact Report, the Certified 1996 T errabay Supplemental Environmental Impact Report and Addendum to the 1998-1999 Certified Terrabay Supplemental Environmental Impact Report and Addendum; (4) All public hearings on the project, including minutes and reports prepared for such hearings, the Planning Commission of the City of South San Francisco, does hereby RESOLVE as follows: WHEREAS, the Planning Commission did use its independent judgment and analysis, and considered all reports, recommendations and testimony before taking action on the 2008 Addendum and the 2008 Project. WHEREAS, a Staff Report dated July 17, 2008, was submitted to the Planning Commission analyzing the 2008 Project and recommending approval of the 2008 Addendum and the project applications; and WHEREAS, the Planning Commission held a properly noticed public hearing on July 17, 2008, at which time interested parties had the opportunity to be heard, to review the Initial Study and draft 2008 Addendum, as well as supporting documents, prior to making a recommendation on the 2008 Project; and WHEREAS, pursuant to CEQA Guidelines Section 15164, an Addendum, included as Exhibit A to this resolution and incorporated by reference ("2008 Addendum"), was prepared for the 2008 Project, which identifies the project changes and their relationship to the analysis in the previous Addendum, SEIRs, and EIR; and WHEREAS, pursuant to Section 15162 ofthe CEQA Guidelines, no subsequent EIR shall be prepared for the 2008 Project, as no substantial changes have been proposed to the project or the conditions under which the project will be carried out that require major revisions to the previous EIRs. No new significant environmental impacts have been identified and no substantial increase in the severity of previously identified impacts has been discovered. The project remains subject to all previously adopted mitigation measures, as applicable; and applicable to the project and project site; and build upon the 1998/99 SEIR, 1996 SEIR and 1982 EIR. Nor is there in any new information of substantial importance that demonstrates new or substantially more severe significant effects, as compared to those identified in the prior CEQA documents. Nor are any new or additional mitigation measures required to mitigate any impacts of the 2008 Project. 4. The Planning Commission finds that some ofthe significant and unavoidable impacts identified in the Statement of Overriding Considerations would apply to the 2008 Project, but as detailed in the Statement, the benefits of the project continue to outweigh the adverse impacts. 5. Accordingly, the Planning Commission finds that CEQA Guidelines section 15162 does not require any further CEQA review, and that an addendum, pursuant to CEQA Guidelines section 15164, is the appropriate environmental document for approval of the 2008 Project. BE IT FURTHER RESOLVED, that the Planning Commission does hereby: 1. Recommend that the City Council of the City of South San Francisco adopt the 2008 Addendum, including the related Initial Study and Mitigation Monitoring and Reporting Program, as described in Exhibit A [included as Attachment IV to the Staff Report] and incorporated herein by reference. 2. Recommend that the City Council adopt the Statement of Overriding Considerations. * * * * * * * I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the 17th day of Julv , 2008, by the following vote: Ayes: Commissioner Zemke. Commissioner Moore. Commissioner Oborne. Commissioner Sim. Commissioner Prouty and Vice Chairperson Teglia Noes: None Abstain: None Absent: Chairperson Giusti Attest: /s/ Susv Kalkin Susy Kalkin Secretary to the Planning Commission 3 -27- -28- WHEREAS, the City Council previously adopted a Mitigation Monitoring and Reporting Program for the project and Statement of Overriding Considerations for the project's significant and WHEREAS, the prior certified EIR, SEIRs and Addendum fully analyzed all potentially significant impacts and proposed mitigation for said impacts; and, WHEREAS, pursuant to CEQA, changes to projects for which an EIR has been certified do not require subsequent EIRs, unless the lead agency determines that the changes will result in new significant impacts or mitigation measures, or substantially more severe impacts than those analyzed in the previous EIR; and WHEREAS, together, the proposed amendments to the 2006 Final Terrabay Specific Plan, the Precise Plan, and the zoning text amendments, are referred to as the "Amendments"; and, WHEREAS, the applicant now requests an amendment to the 2006 Final Terrabay Specific Plan, Precise Plan, and a zoning text amendment, to allow as a permitted use, a Product Design Studio ("Studio") as a support use to the approved office use on the site, and to be located above the approved ground floor retail concourse attached to the site's North Tower ("2008 Project"); and, WHEREAS, pursuant to the California Environmental Quality Act (CEQA), environmental impacts of the project and various amendments have been analyzed, resulting in certification of a 1982 Environmental Impact Report (EIR), a 1996 Supplemental Environmental Impact Report (SEIR), a 1998/99 SEIR, a 2005 SEIR and a 2006 Addendum; and, WHEREAS, the City Council of South San Francisco approved the Final Terrabay Specific Plan Phase III of the Terrabay Development on November 21, 2000, and have since approved amendments, most recently in 2006, to the Final Terrabay Specific Plan, approved Precise Plan, and Chapter 20.63 of the South San Francisco Municipal Code, "Terrabay Specific Plan Zoning District"; and, WHEREAS, the Terrabay lands have an extensive planning history dating to the early 1980s; and, A RESOLUTION RECOMMENDING AMENDMENTS TO THE 2006 FINAL TERRABA Y SPECIFIC PLAN, AMENDMENTS TO THE PRECISE PLAN, AND A ZONING TEXT AMENDMENT TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE, CHAPTER 20.63, "TERRABA Y SPECIFIC PLAN DISTRICT" PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA RESOLUTION NO. 2673-2008 unavoidable impacts, both of which remain in full force and effect; and, WHEREAS, based on the foregoing and CEQA Guidelines sections 15162 and 15164, no further environmental review is required, and the appropriate CEQA document for approval of the 2008 Project is an Addendum, as prepared and adopted by separate resolution; and, WHEREAS, on July 17, 2008, the Planning Commission held a properly noticed public hearing to consider the proposed Amendments to the Final Terrabay Specific Plan, the Precise Plan, and the Terrabay Specific Plan District Zoning Ordinance. NOW THEREFORE, based on the entirety of the record before it, which includes without limitation, (1) the South San Francisco General Plan, and General Plan Environmental Impact Report; (2) The Final Terrabay Specific Plan, as amended in 2000,2006 and proposed in 2008; (3) The 2005 Certified Supplemental Environmental Impact Report and 2006 Addendum and Mitigation Monitoring and Reporting Program, 1998-99 Certified Terrabay Supplemental Environmental Impact Report, which includes the 1982 Certified Terrabay Environmental Impact Report, the Certified 1996 Terrabay Supplemental Environmental Impact Report and Addendum to the 1998-1999 Certified T errabay Supplemental Environmental Impact Report and Addendum; (4) All public hearings on the project, including minutes and reports prepared for such hearings, the Planning Commission of the City of South San Francisco, does hereby RESOLVE as follows: 1. The foregoing recitals are true and correct and made a part of this resolution. 2. The Amendments are consistent with the South San Francisco General Plan. Amendments proposed relate only to the development of the Product Design Studio. All findings and analysis made in support of compliance of the project with the General Plan are unchanged. The approved 2006 Pinal Terrabay Specific Plan would be modified only to allow a product design studio as a support use for the approved office use on the site. Therefore, the distribution, location, and extent ofland uses governed by the Terrabay Specific Plan would not be altered. Specific General Plan consistency findings are as follows: Chapter 2.6 Land Use Policies 2-G-l: Preserve the scale and character of established neighborhoods, and protect residents from changes in non-residential areas. Analysis: The proposed Project will be a part the approved 2006 Project. The 2008 Project would compliment the existing land uses on the project site, and the existing approved project compliments the land uses in the area and the City. 2-G-2: Maintain a balanced land use program that provides opportunities for continued economic growth and building intensities that reflect South San Francisco's prominent inner bay location and excellent regional access. Analysis: The approved Proj ect has immediate access to Highway 101, San Francisco, -29- .., -30- Analysis: The 2006 Project sponsor contributed land and $8.5 million to construct the hook ramps. The traffic improvements are in place and operational. The 2008 Project would 4-2-G-7: Provide afair and equitable meansfor payingfor future street improvements; and, 4-2-1-6: Incorporate as part of the City's CIP needed intersection and roadway improvements including Bayshore (now Airport) Boulevard and Us. 101 Hook Ramps. Transportation Chapter 4: Analysis: The 2006 Project provides office, restaurant and retail land uses and a performing arts center. The 2008 Project does not alter these conditions and complies with this policy. Improve accessibility to neighborhood shopping opportunities. 3-8-G-2: Planning Sub-Areas Element: Paradise Valley/Terrabay Chapter 3: Analysis: The 2006 Project avoids critical species habitat, wetlands, and the archaeological site. The 2008 Project does not change these conditions. The driving factor in clustering the 2006 Project was the protection of 26 acres (the Preservation Parcel) for species habitat preservation. Terrabay Phase III was approximately 47 acres in area prior to the designation of the Preservation Parcel as open space and the Buffer Parcel as a buffer zone. The Preservation Parcel contains over 1,000 Viola Pendunculata which is the food plant for the endangered Callippee silverspot butterfly. The Preservation Parcel also preserves the archaeological site and wetlands in perpetuity. The 2008 Project would not affect these conditions. 2-1-13: As a part of development review in environmentally sensitive areas require specific environmental studies and/or review as stipulated in Section 7.1: Habitat and Biological Resources Conservation. Analysis: The TDM measures identified in Schedule 20.120.030-B: Summary of Program Requirements (Zoning) ofthe City's TDM Ordinance is incorporated into the TDM program for the Project. The TDM Program is approved and the 2008 Project will be a part of the approved TDM Program. 2-1-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to achieve a progressively higher alternative mode usage. the peninsula and the airport which provides local and area-wide clientele for the Project. Previous fiscal studies indicate that the approved 2006 Project will add to the City's tax base. The 2008 Project proposes a supporting use for the approved office component ofthe 2006 Project and enhances the Project's overall marketability. The existing FAR is 0.78 and the 2008 Project would increase that to a 0.84 FAR under the 1.0 FAR maximum for Business Commercial land use designations with structured parking. not change these conditions and has complied with this policy. 4-3-G-2: Provide safe and direct pedestrian and bikeways between and through residential neighborhoods, and to transit centers. Analysis: The 2006 Project includes pedestrian walkways to Airport and Sister Cities Boulevard and to the bus stop on Airport Boulevard. The 2008 Project includes two direct links to the Product Design Studio; one from the second floor office and the second from the ground floor retail area. The 2008 Project would not impact pedestrian and bikeways and links to transit and complies with this policy. 4-3-G-3: operations. In partnership with local employers, continue efforts to expand shuttle Analysis: The Terrabay project implements a shuttle service for Peninsula Mandalay. The shuttle service will be expanded to cover the Phase III Project including the 2008 Project. 4-3-1-4: Require provision of secure and covered bicycle parking. Analysis: The approved TDM Program identifies bicycle facilities. The 2008 Project would not alter or affect these conditions. Chapter 5: Parks, Public Facilities and Services 5-I-G-5: Develop linear parks in conjunction with major infrastructure improvements and along existing utility and transportation rights-of-ways. Analysis: Terrabay Phase I and II include a linear park. The park terminates within the Phase III site. The 2006 Project includes a trail to the western portion of the site for an overlook area. The 2008 Project would not alter these conditions. Chapter 6: Economic Development 6-G-I: In partnership with business and community groups, proactively participate in the City's economic development. Analysis: Terrabay has had a long (25 year plus) history that has been controversial. Beginning in 1999 through to the present, much of the controversy has been abated largely as a result of the following actions: · The Planning Commission and City Council designated the Preservation Parcel as permanent open space. -31- -32- 5. Proper environmental documentation has been prepared for the Amendments in accordance with CEQA Guidelines sections 15162 and 15164. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: the Planning Commission's independent review of the proposed Amendments; the SEIR and relevant sections of the 1982 EIR and the 1996 Supplemental EIR and the entire 1999 SEIR, and Addendum thereto, which demonstrate that any significant impacts from the proposed development have either been avoided or mitigated to a level of less than significance or 4. The Amendments are consistent with the Habitat Conservation Plan. (HCP) Victoria Harris, biologist with Thomas Reid Associates (The Plan Administrator) reviewed the previously approved Final Terrabay Specific Plan and found the Specific Plan complied with the HCP boundary and grading limits (letter of October 25, 2000) certified by the City of South San Francisco on May 12, 1999. The limits certified by the City on May 12, 1999, were used to verify HCP Compliance for Terrabay Phase II and Phase III. The proposed Amendments would allow development of the Studio on top of previously approved development. The Amendments would not result in any additional grading on the site and would remain well within the previously approved grading limits, therefore, the Amendments are consistent with the HCP. 3. The Amendments are consistent with the Airport Land Use Plan. Dave Carbone, Staff Administrator of the C/CAG San Mateo County Airport Land Use Committee (ALUC) previously reviewed the Final Terrabay Specific Plan and found it complied with the ALUC requirements (letter of October 25, 2000). The proposed Amendments will allow for development of a second story above the retail concourse planned for the North Tower. At a height of 40 feet above mean sea level, this portion of the project, as proposed by the Amendments, will be well below the project site's height limit of360 feet. Accordingly, the compliance letter of October 25, 2000 supports approval of the Amendments with the conditions imposed. The 2006 Project includes office and retail land use that will bring tax revenues to the City, provide for police and fire services and pay for its own infrastructure. The 2008 Project will enhance these conditions. The addition of a product design studio will serve to enhance the marketability of the project. . Myers and the City, in particular the City Council and Planning Commission sub committee worked to develop a land plan that in the words of one sub committee member, "makes economic and land use sense". · Myers Development, City leaders and City staff worked with community groups to address the restoration and preservation ofland and habitat. As a result of this effort, the r,esults of the restoration are being used as examples of success by U.S. Fish and \Vildlife, San Mateo County and Thomas Reid and Associates. San Bruno Mountain \Vatch, in a comment letter on the 2005 SEIR also lauded the restoration of the Preservation Parcel. The conveyance of the 6.22 acre Recreation Parcel to the City for open space and recreation. were addressed in the Statement of Overriding Considerations. No further environmental analysis is required when a prior EIR has been prepared for a project unless new or substantially more severe significant impacts are identified. The Amendments do not result in any new or substantially more severe significant impacts or any require changes to existing mitigation measures. Therefore, in accordance with CEQA Guidelines sections 15162 and 15164, no additional environmental review is required, and an Addendum is the appropriate CEQA document for approval of the Amendments. 6. The site is physically suitable for the proposed type and density of development. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: The site is suited for the type, density and location of commercial development in that all the mitigation measures applicable to the Phase III site identified in the 1982 EIR, 1996 SEIR, 1998/99 SEIR, and 2005 SEIR and 2006 Addendum, are incorporated into the Mitigation Monitoring and Reporting Program. No changes to the Mitigation Monitoring and Reporting Program are required as a result of the Amendments. 7. The design, improvements and constructions standards included within the Amendments are not likely to cause environmental damage or substantially and unavoidably injure fish or wildlife in their habitat and are designed to achieve compliance with the development and/or construction standards of the Terrabay Specific Plan. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: the 1982 EIR, 1996 SEIR, 1998/99 SEIR, and 2005 SEIR and 2006 Addendum analyze the anticipated environmental effects ofthe proposed Phase III development and together with the adopted Mitigation Monitoring and Reporting Program demonstrate that the project will either avoid or mitigate impacts of the project that are likely to cause serious public health problems, to cause substantial environmental damage, or to cause substantial and avoidable injuries to fish, wildlife or their habitat. 8. The design and type of improvements proposed in the Amendments do not conflict with public easements for access through or use of the property within the Phase III areas of the Terrabay development and conform to the provisions of the Subdivision Map Act and Chapter 19.48.080 of the South San Francisco Municipal Code as to design, drainage, utilities, road improvements and offers of dedication or deed. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: Planning Commission's independent review of the proposed Amendments and the reports of the city engineer and other appropriate department heads. 9. As previously determined by the City Council, Phase III of the Terrabay development provides, to the extent feasible, future passive or natural heating or cooling opportunities. No changes are proposed in the Amendments that would alter passive or natural heating and cooling opportunities. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: the 1982 EIR, 1996 SEIR, 1998/99 SEIR, and 2005 SEIR and 2006 Addendum, analyze the energy impacts of the project and provide to the extent feasible future passive or natural heating or cooling opportunities. -33- -34- 1122051.1 Susy Kalkin Secretary to the Planning Commission Attest: /s/ Susy Kalkin Abstain: None Absent: Chaimerson Giusti Ayes: Commissioner Zemke. Commissioner Moore. Commissioner Oborne. Commissioner Sim. Commissioner Prouty and Vice Chairperson Teglia Noes: None I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the 17th day of Julv , 2008, by the following vote: * * * * * * C. Recommend approval of a zoning text amendment to Chapter 20.63, "Terrabay Specific Plan District," as described in the draft ordinance attached as Exhibit B to this resolution and incorporated herein by reference. B. Recommend approval of an amendment to the Precise Plan for the project to permit development of the Studio as proposed. A. Recommend approval of an amendment to the 2006 Final Terrabay Specific Plan to permit development of the Studio as proposed, and authorization for staff to make changes to the plan consistent with the City Council's approval of same. BE IT FURTHER RESOLVED that subject to the Conditions of Approval, attached as Exhibit A to this resolution, the Planning Commission of the City of South San Francisco does hereby: Planning Commission Staff Report DATE: July 17, 2008 TO: Planning Commission SUBJECT: An amendment to the Final Terrabay Specific Plan Phase ill, Precise Plan and Zoning Text to allow the addition of a 15,007 square foot Product Design Studio above the North Tower retail concourse at Two Tower Place in the Terrabay Specific Plan Zone District. Owner/ Applicant: Myers Peninsula Venture, LLC Case No.: PPM08-0002: SPM08-000 1, SPM08-0002 and ZA08- 0004 Env. Doc.: Addendum to the 2005 Certified Supplemental Environmental Impact Report and 2006 Addendum pursuant to California Code of Regulations Title 14, Chapter 3 RECOMMENDATION: That the Planning Commission adopt the attached resolution recommending to the City Council approval of a 15,007 square foot addition of a Product Design Studio (as defined herein) and adoption of the 2008 Addendum to the 2005 Supplemental Environmental Impact Report and 2006 Addendum as the appropriate environmental document for the Project. BACKGROUND: The City approved what is known as the 2006 Plan for Terrabay Phase III on October 11,2006 by Resolution 82-2006. The 2006 Plan approved the precise plan, specific plan and zoning text amendments that allow the construction of 665,000 square feet of Class A office in two towers on the Phase III Terrabay site. The entitlements also include up to 25,000 square feet of retail use with a minimum of one quality restaurant, a shared use 200-seat performing arts center, a 100-child day care facility and a public art program. The City also certified the 2005 Supplemental Environmental Impact Report (2005 SEIR) and adopted its 2006 Addendum with the 2006 Mitigation Monitoring and Reporting Program (MMRP) as the appropriate and legally adequate environmental documentation for the 2006 Project (Resolution 81-2006). As the Commission is aware, the 2006 Project is under construction. The majority of the site work is complete. The South Tower is under construction as is the parking garage. The South Tower contains approximately 300,000 square feet of office, 11,000 square feet of retail, the child care center and the performing arts facility. This phase of Project construction is anticipated to be complete in January 2009. -35- -36- The Studio is proposed to be a support use to the office component. Based upon the Traffic Study prepared by Crane Transportation Group (see Environmental Review section, second paragraph, page 9) traffic as a result of the Project could result in an average of three less trips to the site per day than that of the 2006 Project. Typically the City does not assign trip generation rates to office support uses, such as uses in the East of 101 Area. For these reasons and the fact that a TDM Program governs the site, no additional parking is recommended for the Studio use. The addition of the Studio would involve grading in an area already graded for the garage and site infrastructure. The Studio would result in completely concealing one retaining wall and extending a sculpted retaining wall horizontally by approximately 125 linear feet. As a point of comparison, the Studio would follow the contour of this wall 200 feet which is in excess of the length of the wall. The Studio would consist of approximately 15,010 square feet of floor area above the ground floor retail. The Studio would be designed with 16 foot tall ceilings and open areas for production. The overall height in this area would be 40 feet above grade, i.e., approximately 16 feet above the approved retail concourse. The proposed materials are the same as those approved for the Terrabay Phase III Project (see attached drawings). The rooftop mechanical equipment would be screened from view, as shown on the drawings. DISCUSSION: The request requires a text amendment to the Final Terrabay Specific Plan to include the definition of Product Design Studio, to identify it as a permitted use and to include elevations of the Studio in the overall Project renderings in the Specific Plan. The Terrabay Precise Plan requires an amendment to include the Studio in the architectural drawings. The Terrabay Specific Plan Zoning District (Chapter 20.63, Zoning) requires an amendment to include the definition of Product Design Studio, include the use as permitted and to modify the office square footage accordingly. Environmental review has been conducted on the application as described more fully below. The proposed amendment to the Terrabay Specific Plan, precise plan and zoning text would add as a permitted use a Product Design Studio, (Studio) as a support use to the approved office use on the site. As shown on the attached plans, the Studio is proposed above the approved ground floor retail concourse attached to the North Tower. The addition ofthe Studio would require the conversion of approximately 2,500 square feet of office space on the second floor of the North Tower to provide circulation area. Approximately 1,000 square feet of ground floor retail would also be converted to a lobby in support of the second floor Studio. There would be no net loss of retail use as these 1,000 square feet would be accounted for by moving the management company's ground floor office in the South Tower to the second floor, and using the vacated space as ground floor retail. Project Description Page 2 of 10 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 Page 3 of 10 Design Review The architects on the Design Review Board reviewed the proposal in June 2008. All three members stated that the design is an improvement over the approved 2006 Plan. The addition provides a stronger connection to the two towers on the site. The attached "2006 Approved Project" and the "View Looking West with Product Design Studio" illustrates this comparison, and both sets of plans were included in this report to facilitate understanding of the Project delta. One comment, which is a recommended condition of approval, is to screen the rooftop mechanical units from view from the office towers. Another comment sought clarification on how deliveries would be accommodated to the Studio. Deliveries would be through the North Tower loading dock which directly connects to a service elevator and corridors. Another path for deliveries would be directly from the rear (west) door of the Studio near the garage. Additionally, a question arose about garbage disposal. The entire Project is proposing a green- oriented trash and recycling program. Maintenance workers would collect trash from the office and retail and convey it to the loading area. There the refuse would be sorted for various types of recycling. Amendments As noted above, the T errabay documents require amendments in order to incorporate a Product Design Studio into the Project. The following outlines these amendments. Zoning Text Amendment The following language is recommended to accommodate the Product Design Studio in Chapter 20.63 of the Zoning Ordinance. 1) The following definition would be added to the "Definitions" section of the Terrabay Specific Plan Zoning District text (20.63.010 Product Design Studio is permitted as an accessory or support use to the office component of the Terrabav Phase IIIProiect. The Product Design Studio shall serve as a support use to the anchor tenant of the office comoonent of Terrabav and shall not add to the aggregate employee base of the Phase III commercial component in absence of environmental review. Uses may include the production of audio. video. design and performance arts and similar uses. -37- -38- California Government Code Section 65451 governs the content of specific plans. The requirements include a text and diagram which specify all of the following in detail: State Law Requirements Specific Plan Amendment ANALYSIS The drawings that attached to this staff report, and more detailed architectural drawings would be added to the approved precise plan. Precise Plan Amendment Various pages of the Specific Plan would need to be amended to incorporate the Product Design Studio. Therefore, all three chapters of the 2006 Plan would require minor text amendments to incorporate the Product Design Studio definition and identify it as a permitted use. For example, the "Office/Commercial" section (Chapter 1), the Environmental Documentation (Chapter 1) , The Development Description section (Chapter ll), Land Use Table (Chapter II), Table C (Chapter II) and the Implementation Element (Chapter III) would require language incorporating the Studio. SQecific Plan Amendment (1) A parking capacity of one thousand nine hundred and fifty two cars in striped stalls is required based upon the parking requirements of~2.74 spaces per one thousand gross squarf~ feet of floor area as set forth in the fmal Terrabay Specific Plan. 4) Modify Section 20.63.140 (e) (8) Class A office buildings for a gross square footage of approximate Iv 665,000 square feet; Section 20.63.030 (b) 3) Modifications to the existing Terrabay Specific Plan Zoning District text: 20.63..030.(b)(14) Product Design Studio as a support use to the office component and as defined in the definition section contained herein consisting of approximate Iv 15,010 square feet. 2) The addition of a Product Design Studio as a permitted use: Page 4 of 10 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 Page 5 of 10 1. The distribution, location, and extent of the land uses of land, including open spac,e, 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 the 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 fmancing measures necessary to carry out paragraphs (1), (2) and (3). 5. The specific plan shall contain a statement of the relationship of the specific plan to the general plan. 2008 Specific Plan Amendment-Product Design Studio- State Law Analysis The approved 2006 Final Terrabay Specific Plan would be modified only to allow a product design studio as a support use for the approved office use on the site. Therefore, the distribution, location, and extent of land uses governed by the Terrabay Specific Plan would not be altered. The distribution, location, extent and intensity of major components of the public and private improvements including transportation, water, wastewater, drainage, solid waste disposal, energy and other essential facilities would not be altered as a result of the proposed 2008 Plan Amendment. The standards and criteria by which the Terrabay development has and will proceed and the standards and conservation, development, and utilization of natural resources would not be altered by the 2008 Plan Amendment. The proposed text amendment stipulates 15,010 square feet of product design studio use. Additionally, the proposed zoning text amendment stipulates the area shall be permitted as an accessory or support use to the office component of the Terrabay Phase III Project. The zoning amendment further stipulates that the product design studio shall serve as a support use to the anchor tenant of the office component of Terra bay and shall not add to the aggregate employee base of the Phase III commercial component in absence of environmental review; and, that the uses may include the production of audio, video, design and performance arts. The Mitigation Monitoring and Reporting Program adopted by City Council Resolution No. 81-2006 would not be altered by the 2008 Plan Amendment and would remain in full force and effect. The conditions of approval adopted by Resolution No. 82-2006 would not be altered by the 2008 Plan Amendment and would be augmented as identified in the attached proposed conditions of project approval. -39- -40- 2-]-13: As apart of development review in environmentally sensitive areas require specific environmental studies and/or review as stipulated in Section 7.1: Habitat and Biological Resources Conservation. Analysis: The TDM measures identified in Schedule 20.120.030-B: Summary of Program Requirements (Zoning) of the City's TDM Ordinance is incorporated into the TDM program for the Project. The TDM Program is approved and the 2008 Project will be a part of the approved TDM Program. 2-]-4: Require all new developments seeking an FAR bonus setforth in Table 2.2-2 to achieve a progressively higher alternative mode usage. Analysis: The approved Project has immediate access to Highway 101, San Francisco, the peninsula and the airport which provides local and area-wide clientele for the Project. Previous fiscal studies indicate that the approved 2006 Project will add to the City's tax base. The 2008 Project proposes a supporting use for the approved office component of the 2006 Project and enhances the Project's overall marketability. The existing FARis 0.78 and the 2008 Project would increase that to a 0.84 FAR under the 1.0 FAR maximum for Business Commercial land use designations with structured parking. 2-G-2: Maintain a balanced land use program that provides opportunities for continued economic growth and building intensities that reflect South San Francisco's prominent inner bay location and excellent regional access. Analysis: The proposed Project will be a part the approved 2006 Project. The 2008 Project would compliment the existing land uses on the project site, and the existing approved project compliments the land uses in the area and the City. 2-G-1: Preserve the scale and character of established neighborhoods, and protect residents from changes in non-residential areas. Chapter 2.6 Land Use Policies The proposed precise plan, specific plan and zoning text amendment conforms with and implements the following General Plan policies. 2008 Project Conformance with the General Plan The 2006 Plan Amendment complies with the General Plan as identified in City Council Resolution No. 82-2006 and the 2008 Plan Amendment complies with all the General Plan findings contained in Resolution 82-2006 and as noted below. Page 6 of 10 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17,2008 Page 7 of 10 Analysis: The 2006 Project avoids critical species habitat, wetlands, and the archaeological site. The 2008 Project does not change these conditions. The driving factor in clustering the 2006 Project was the protection of 26 acres (the Preservation Parcel) for species habitat preservation. Terrabay Phase III was approximately 47 acres in area prior to the designation of the Preservation Parcel as open space and the Buffer Parcel as a buffer zone. The Preservation Parcel contains over 1,000 Viola Pendunculata which is the food plant for the endangered Callippee silverspot butterfly. The Preservation Parcel also preserves the archaeological site and wetlands in perpetuity. The 2008 Project would not affect these conditions. Chapter 3: Planning Sub-Areas Element: Paradise Valley /T errabay 3-8-G-2: Improve accessibility to neighborhood shopping opportunities. Analysis: The 2006 Project provides office, restaurant and retail land uses and a performing arts center. The 2008 Project does not alter these conditions and complies with this policy. Chapter 4: Transportation 4-2-G-7: Provide afair and equitable meansfor payingfor future street improvement s; and, 4-2- 1-6: Incorporate as part of the City's eIP needed intersection and roadway improvements including Bayshore (now Airport) Boulevard and u.s. 101 Hook Ramps. Analysis: The 2006 Project sponsor contributed land and $8.5 million to construct the hook ramps. The traffic improvements are in place and operational. The 2008 Project would not change these conditions and has complied with this policy. 4-3-G-2: Provide safe and direct pedestrian and bikeways between and through residential neighborhoods, and to transit centers. Analysis: The 2006 Project includes pedestrian walkways to Airport and Sister Cities Boulevard and to the bus stop on Airport Boulevard. The 2008 Project includes two direct links to the Product Design Studio; one from the second floor office and the second from the ground floor retail area. The 2008 Project would not impact pedestrian and bikeways and links to transit and complies with this policy. 4-3-G-3: In partnership with local employers, continue efforts to expand shuttle operations. Analysis: The Terrabay project implements a shuttle service for Peninsula Mandalay. The shuttle service will be expanded to cover the Phase III Project including the 2008 Project. -41- -42- The 2006 Project includes office and retail land use that will bring tax revenues to the City, provide for police and fire services and pay for its own infrastructure. The 2008 Project will enhance these conditions. The addition of a product design studio will serve to enhance the marketability of the proj ect. . Myers and the City, in particular the City Council and Planning Commission sub committee worked to develop a land plan that in the words of one sub committee member, "makes economic and land use sense". . Myers Development, City leaders and City staff worked with community groups to address the restoration and preservation of land and habitat. As a result of this effort, the results of the restoration are being used as examples of success by U.S. Fish and Wildlife, San Mateo County and Thomas Reid and Associates. San Bruno Mountain Watch, in a comment letter on the 2005 SEIR also lauded the restoration ofthe Preservation Parcel. The conveyance of the 6.22 acre Recreation Parcel to the City for open space and recreation. . The Planning Commission and City Council designated the Preservation Parcel as permanent open space. Analysis: Terrabay has had a long (25 year plus) history that has been controversial. Beginning in 1999 through to the present, much of the controversy has been abated largely as a result of the following actions: 6-G-I: In partnership with business and community groups, proactively participate in the City's economic development. Chapter 6: Economic Development Analysis: Terrabay Phase I and II include a linear park. The park terminates within the Phase III site. The 2006 Project includes a trail to the western portion of the site for an overlook area. The 2008 Project would not alter these conditions. 5-I-G-5: Develop linear parks in conjunction with major infrastructure improvements and along existing utility and transportation rights-of-ways. Chapter 5: Parks, Public Facilities and Services The approved TDM Program identifies bicycle facilities. The 2008 Project would not alter or affect these conditions. 4-3-1-4: Require provision of secure and covered bicycle parking. Page 8 of 10 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 Page 9 of 10 ENVIRONMENTAL REVIEW Staff conducted environmental review on the 2008 Project. The Initial Study (IS), (Bound Attachment), evaluates the proposed 2008 Project in comparison to the approved Terrabay Phase ill Project (2006 Project) environmental impacts and mitigation measures. The analysis includes updated traffic and air quality models incorporating a greenhouse gas analysis. Two traffic scenarios were modeled for the 2008 Project to identify the extremes in potential Project trip generation. One assumed that the Studio would be 100% support to the office use, thereby no trips were assigned to its use. The other assumed the Studio would function more like a research and development (R&D) use with trip generation factors. The 2008 Project, in all likelihood, would fall somewhere in between the addition of 58 daily round trips to/from the site and the reduction of 64 (100% support) daily round trips to/from the site. Just taking an average of the two extremes, the Project may result in a negative three trips to the site. The slight reduction in trips is the result of reassigning the 2,500 square feet of office to circulation area. The increase in trips is accounted to assessing an R&D trip generation factor to the new 15,007 square feet.1 The 2008 Project would not result in any increases in identified impacts or new impacts from those identified in the 2005 SEIR and 2006 Addendum which supplements the 1998/99 SEIR, 1996 SEIR and the 1982 EIR. Finding of Overriding Considerations would need to be re-adopted for four significant unavoidable impacts adopted by the City Council February 1999, 2000 and 2006 relating to air quality and traffic. The impacts include: 1. Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality. 2. Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. 3. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. 4. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. The Adopted 2006 Mitigation Monitoring and Reporting Program (City Council Resolution # 82- 2006) contains all the mitigation measures required of the Terrabay Phase III Project, including the 2008 Project increment. 1 The proposed zoning ordinance modification retains the permitted 665,000 square feet of office and adds as a modifier "approximately". This was done to retain the office square footage in the event that the Studio is not constructed. During the 2006 entitlement hearings this amount of Class A office space as well as the potential for 25,000 square feet of retail was encouraged. Square footages vary somewhat because the Performing Arts Facility was required to be larger and the day care center was increased in size to accommocbte tod( - 43 -' state licensing requirements. -44- V. Proiect Description from Applicant, Approved 2006 Project and Proposed 2008 Project Plans IV. 2008 Initial Study, Addendum and MMRP in bound Initial Study document. III. Proposed zoning text language. II. A resolution recommending amendments to the 2006 final Terrabay specific plan, amendments to the precise plan, and a zoning text amendment to the South San Francisco municipal code, chapter 20.63, "Terrabay Specific Plan District", with attached conditions of approval and draft ordinance. I. A resolution making findings and recommending adoption of the 2008 addendum to the 2005 SEIR and 2006 addendum, and recommending adoption of the statement of overriding considerations and mitigation monitoring and reporting program. Attachments: Allison Knapp, Planning Consultant to the City of South San Francisco The 2008 Plan amendment to allow a Product Design Studio to be located above the ground floor retail concourse associated with the North Tower conforms to state CEQA and Specific Plan law. The 2008 Project implements many policies of the City's General Plan. The 15,010 square foot office support use would not increase environmental impacts above those identified and analyzed in the 2005 SEIR and 2006 Addendum. Therefore staff recommends that the Planning Commission adopt the attached resolutions recommending to City Council acceptance of the 2008 Addendum as the appropriate environmental document for the 2008 Project and recommending approval of the Specific PI~se Plan and Zoning Text Amendment for the 2008 Project. CONCLUSION: Page 10 of 10 Staff Report RE: PPM08-0002: SPM08-0002 and ZA08- 0004 Date: July 17, 2008 [ L L L r 1 L L L L r L PROJECT DESCRIPTION 2006 APPROVED PROJECT 2008 PROPOSED PROJECT L r L L r I I L L L r L L r L ! L <t PRODUCT DESIGN STUDIO The PRODUCT DESIGN STUDIO ("PDS"), connected adjacent to the south side of the North Tower and consisting of 15,007 RSIF, will be situated on a second level above the North Tower retail promenade. Access to the PDS will be available at ground level through a dedicated lobby/reception area of approximately 1,500 square feet at the North Tower. This area will include an elevator and grand staircase. This area was formerly allocated as retail space (as part of North Tower retail). To make up the difference in this reduction in square footage, approximately 1,500 square feet of space at the ground level of the South Tower has been allocated as retail space. Approximately 2,500 SF of the North Tower second level will be utilized to provide connectivity (circulation) and function (storage and other miscellaneous supporting space allocations). Secondary access to the PDS will be available from this level. The PDS is designed by the same Project architect that designed the entire Centennial Towers campus - Skidmore Owings & Merrill. As a result, the design has been executed at the same level of dramatic expression as both the South and North Towers. The PDS's presence atop the retail plinth (the overall total height of the PDS above street level is approximately 39 feet 8 inches inclusive of the retail component) together with a highly complimentary fagade articulation will add dimension and accent to the North Tower that enhances the already distinguished architecture of the entire Centennial Towers development. Glazing, horizontal fins and metal panels, punctuated by appropriate levels of other detail - e.g. lighting, will grace this elevation to give even more strength and solidarity as a part of the architectural composition that definE~s this gateway development. The intended use of the PDS is deemed as ancillary use for the development and operations of product designs by the anchor tenant and will not include any dedicated office space for employees. Office space will be located in the South and North Towers only, which have been approved under the 2006 SEIR Addendum. The addition of the PDS to the Proiect will NOT include additional office space to the Proiect. Interior features of the PDS - vital to the function of the production space - include column free, floor-to-floor heights of 16 feet. Finally, the PDS will not be considered a common space that is open to the public. Rooftop mechanical equipment will be screened from view by an articulated wall to avoid any sightline of the equipment. ScrE~ening will be incorporated over the equipment to avoid sightlines of the equipment from occupants in both towers. A rooftop graphic design, similar to the one already approved for the roof deck of the parking garage, will be applied to enhance the view of the roof from the two adjoining buildings. The floor elevation of the PDS will be approximately 66' above mean sea level (which is about 16 feet higher than the Retail and Ground Floor Lobby Level of the North Tower). As a result, there will be approximately 5500 CY of new cut at the existing berm and about 800 CY of fill at the current generator area. Also, there will be an extension of Site Retaining Wall No. 1 (a soil nail wall) comprising about 7000 SF of vertical area. The PDS will be serviced by two existing loading docks. In addition, there is grade level direct loading access at the rear entry of the PDS. APfROVED 2006 rROJECT 2006 APPROVED PROJECT (LOOKING WEST) Job No, File Name 204000 - Drawn By OAF Date 2008.06.30 Scale Sheet No. NTS 011 Ref, Sheet CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 PROPOSED 2008 PROJECT I - VIEW LOOKING WEST WITH PRODUCT DESIGN STUDIO Job No, File Name 204000 - Drawn By OAF Date 2008.06.30 Scale Sheet No, NTS 012 Ref, Sheet ~ I CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 L L ~ / / -------- -------- -8( ~7 0 ~ ~ ~ ~ '1- - NORTH BUILDING LEVEL 1 Job No. File Name 18,06.18 001 , , ,.... " ,.... \', ' , " '\. ~ \ ' , ' '- : \ ' '- /~~~~~~~"\ 0 ~ 0 n( :' ABOVE "\" \" V0 0'~ ' '. \\ ,,'>( 0 0 ( f;::'" " "'"'' "'"'' " '"'' "" "" , ,,---. ~ ~ c:: :::::::: 0:: ~ - ~ - -- ~ROOUCT DESIGN STUDI~ ABOVE " CA %, CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 L ( 7 '- '- ~ ~ ~ ~ I NORTH BUILDING LEVEL 2 File Name 206083 TEAM Date 2008.06.18 Snoot No 1/32"=1'-0" 002 N/A 40 30 20 III A Q~ I Job No Drawn By Scale Ref. Sheet CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 L . . ".;.. ',...'.' /'.'.0 . '. ?O. J"-''''' "f."", (~\ 0 \:ty",;"{j " .' - <. . . _ ",_)'[-~1, /,-*., , . ;( ~~~Yi):' '\ ; ~ \----~ ~. .. '1'~,.:1 ~, ~.-.. \ "W ' ~ 'v// o o (~-j(~O" '" '""" ;""0' '~:.~,1 .......... ,l.' . _ (~ " \:l~, i . > \,.,.--y 'h{ , (.'1.'';:.:00. '. ' " ,-""'\ \... J. . , .< .~ J{~~:"Q' (~'\ r....~'...~~ f"'-..h-:J /'-'" ~.) V?~s \:) _oi. l,__ I . ~'" F,< .'...'"Q.... i, :J . ':t.:) '" ~ ) On.,' . , OFFICE -if .j 0'. _oI~~~ . '.":' t... ..J Oc,;qo. i.)O~Q:;(O \:, (~r 00) 'L/(~') ~.~ /~'" 1/" ,,\\ f I ~ \ \ I ( ",. "')', \ \ """.. ' ) ~;:/ ("\ z .~. '- '\.\~ '-..:" '\; ''\'\. '\ \\~ \ \ \~ \ \\ \ \\ \) i\ i) I ! II J , -----'--...............---- I 7~,\. A?dl. .' "% '-' ~ - ~.Ii (~.~ \. \1 \ \ m \ \ , ~ \ \ ~-- '. \ ~\ o\~ \ ~\ \ \'\ \ ') \ O~ \ o \. r L.\.t" <I'... .~....,.... ~I\-\ \ 1\\ -- .... - ~/ ~,,,j /.--~-~ // ~'-...~ /, " '\ ( I [ ( \ /~ ~~...... \ . \ \ . \ \ , h ~ ~ (~\ , \ \ \ . \ \ \ , , ~_ I ,~ \ ." \ \' ~ . \ I~ '\ NORTH BUILDING ROOF PLAN Job No, - 006 2008,06.18 003 206083 TEAM Date - N.T.S. - N/A Drawn By Scale Ref, Sheet CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 I GRAND LEVEL RETAIL PLAN Job No RIe Name 206083 -- Drawn By TEAM Date 2008,06.18 Scale Sheet No. N.T.S. 004 Ref. Sheet - N/A L <5? ~ ~ .... <:::/ ;::? ~ ~ -----150 --140- ~ ---130- 0~O~ __.-y.--- ,& ~. 0 . r _ f..... 00 0 " 0 0 ., . --------.-- . - - fitZ = ~.~ ~~~~~~OO(iJ~ ( ~ - - 0~0-- " ~70_ iil . - . ---- . -~ & .0 ~ ~ ~ /~o ~~/eo 'so ~ ,,'l-IS ....-, /.-./ ~ ~~\5 / v $ ,~ ~ - "=7.;"~ ~------- , -e--~ ;:\ f:\ f\ ~ ~ 7c-"~'~"L-Jl..~.lC"Jl<..;; ~ ~ , ~ CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 I I L I 11)11 I I I I ~ ~ ~ . ~Cl f'lItlHM!; ~ ~ iI 1lQ!Il'~ ~ ~ J.OOJ! ~ 'r ~ LEWLIL ~ 1Nl!l ~ INlJll ~ ~ LOEL lJ ~ ~ INLII. - ~ 'r ~ LOEL.~ ~ 'r LOEL H.. -lM-+ JOO.J1. ~ .LOELJL. ~ INlJIL ~ __.LOEL..L_ ~ .LOEL.1. .~ .!DIU I ~ LOEL.L I ..~ mIl.]. ~ BU. '.~ JOO...1 .~ LOEL.2 ~ .~ Ql9lIII l!l[L 1.0. -, .--1""'F' II c t.it : +. ,_;.._ ;.'-.i-- i--'-- +---'- --. r--- I ! \ -I , Ii Ii I I! ' 1 . i i 'I! Iii \ IT t , i i Iii I I Ii, I i" I I' i i I; I + '. I I 1'IIi I., i\ i' I Ii'!! i i ill I I I in , ! .' . I , Ii, i ili i I I! i ' I ,. i , + '-e- + - -i- f! I I' i 11 I I I II !i' I i I II' I 1111 i i I I 1111\ ! II I I iii i I I III I : I III: I I Iii \ 'II I ' [i i i I i I Iii i ii' I Iii I I 1111 Ii . , i I I I I I ill I I 1111 i i I 11111 I , , ! T' I Ii. i I .1" I I II! ! \ ! , : I ! II! I ! I! III [ '[II: Ii I 1 I I i , I ill! ' I : I II I i I I ! 'III 11' ! ' I " :1 i I i I ! i ! I Iii I I I ! I II! I I \ +-,-ttT 1 i I I I i II i I I I ~ill ' I I I I III ,I' ~ \ ! I r T r ~ ,'I I I nil i I':, TI I II! I'. Iii, TIn I, 1; ! I I I I I .',11 I.. I , I I , IIII i I I III I I ! I I III I , i " 'II i "[ i! II: I III ii' I I !1I1 I ' ' SC::~= .....~. .___.__._______ -- ----------~ ___1--..__ ',T I I IIIII ! i ,!II [ 'I III! T il i .TAI. PNEl .j. 1O~=_ :' I I I I II I I I I I~ I IIWIIII!II il" 111111[li~ Ii ~'" ~ ~~ahl I E11 ! I trJj I I ~ I 1lE11 II!!!! I i m II : ! I 1111 rm, 11111 II i rm1 I STUDIO ELEVATION File Name I 2008.06,18 Date 206083 TEAM Job No 0;;;;;;;;- By Scale ~t CENTENNIAL TOWERS South San Francisco, California J 005 N.T.S. N/A Skidmore, Owings & Merrill LLP San Francisco, California 94111 L ~ ~ :t".~~~ ~ :f+~~ ~ '''''It~ ~ ~ It +~r~ ~ '.Q,-~ ~ ~ ~ ~~ fl:tiJr-T ~ It.:,.~ ~ ~+~~~ ~ IL""'-J" ~, ~ ~ ~ ~ :t ~~-~ t ~ ~ ~ :;:-!;-rM- ; 1.0 ell""" ~ TO POHHOOSE ' '1 10 G D c B A ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ ~ , ~, ~ , ~ , ~ , ~ ~ ~ ~ 'I ';l ~ ROO'lE\'!l LE'oll21 lE\'!l ZO lE\'!l lE\'!l18 lE\'!l lEVEl LE'oll LE'oll lE\'!l1 lE'& 8 lE'oll 6 L[\{l 5 lE\'!l 4 lE\'!l 2 ,"" lNl7 lE'& lE\'!l lE'& lE\'!l LE'oll r RETAfNING WA / BEYOND STUDIO SECTION File Name 206083 TEAM Date 2008.06.18 Sheet No, N.T.S. 006 - N/A Job No. Drawn By Ref. Sheet Sca/e CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 L II r IIII ~ ~ ~ ~ ~ ~-- ~+~~litJ --~"-~ - :t+~~ , ~--~ ~Il_~_ IDnJl. If\EI 15 ~ ~ _--'l.\fLJL -:t ~ ~ , -~~ ~~ ~ ~-...... ~--~ it ~-'r ~ _~_u__ ~ T"'~'J"'~ 0. - ____INU ~ .. -~-- -~ ___J.En..L. :t ::_~ , ~ --rc= .., __~__l~ 0.- I - PRODUCT DESIGN STUDIO SOUTH ELEVATION Job No File Name 206083 !&_~- TJL~J'<!!!J!, 1\ I~~==="--== - I II 1 II I I I I II II I .1 I .1 I II I 'IIItI1I- II I II I I I - I CONCRETE RETAINING I I r'-'- ~~~..~ e_~. I I ~ PAlNT'DM'TAl SUNSHADE I e_._ '~-;\ I PERFORATED METAL r SCREEt.j~ PE\lTHO ;: I I I II III f-..-. ,I ! T I .. I I -c , -. 1,1, ~~,~~. '" ! ! I ! II", ,_ I I I 2008.06.24 007 Date OAF NT.S. N/A Drawn By Scale Ref Sheet CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 [ L L L L L L TERRABA Y PHASE III ONLY 2008 PROJECT 'l INITIAL STUDY L AND L ADDENDUM TO THE 2005 SEIR AND 2006 ADDENDUM JULY 17,2008 - PLANNING COMMISSION JULY 23, 2008 - CITY COUNCIL , L L L ... L TERRABA Y PHASE III ONLY 2008 PROJECT INITIAL STUDY AND ADDENDUM TO THE 2005 SEIR and 2006 ADDENDUM July 17,2008 INTRODUCTION The attached Initial Study (IS) evaluates the proposed modification (2008 Project) to the approved Terrabay Phase III Project (2006 Project) environmental impacts and mitigation measures. The IS then compares the impacts and mitigation measures identified in the 2005 Terrabay Phase III Supplemental Environmental Impact Report (2005 SEIR) as restated in the 2006 Addendum to those potential impacts associated with the 2008 Project. The 2005 SEIR and its 2006 Addendum supplements, as permitted by law, the 1998/99 SEIR, 1996 SEIR and the 1982 EIR. The 2005 SEIR was prepared for a Terrabay Phase III (only) application received by the City of South San Francisco in the same year. The 2005 SEIR is tiered upon and supplements the 1998/99 Terrabay Phase II and III Supplemental Environmental Impact Report (1998/99 SEIR). The original Terrabay Environmental Impact Report was prepared and certified in 1982 (1982 EIR) and a supplemental to that document was prepared and certified in 1996 (1996 SEIR). Approved 2006 Project The 2006 Project, approved by City Council Resolution 82-2006 on October 11, 2006 is the construction of 665,000 square feet of office in two towers. Additionally, 24,000 square feet of commercial retail use and at a minimum one quality restaurant is approved along with, a shared use 200-seat performing arts center, a 100-child day care facility, and a public art program. Parking is provided in an eight level garage which includes 1,896 spaces and 56 additional surface parking spaces for a total of 1,952 spaces. A Transportation Demand Management Program (TDM Program) is approved for the project. The TDM Program targets a 30% mode shift. Table 1 identifies the land use by square footage of the approved 2006 Project. The 2006 Addendum did analyze 25,000 square feet of retail and 665,028 square feet of office and what were approved are approximately 24,009 square feet of retail and 664,042 square feet of office. Therefore, the 2006 Addendum is a conservative environmental analysis as it analyzes both office and retail land uses (the trip generators) at higher numbers that what was finally approved. Building permits have been issued and construction is underway for the approved 2006 Project. Terrabay Addendum to 2005 SEIR/2006 Addendum July 17,2008 Pqel -1- -2- Terrabay Addendum to 2005 SEIR/2006 Addendum July 17,2008 Page 2 TABLE 2 2008AMENDMENT-PROPOSED PRO.JECT Land Use Gross Square Feet Office 662,528 Commercial 24,009 Child Care 5,644 Performing Arts 4,433 Product Design Studio 15,007 Enhanced Lobby on 2nd Floor 2,500 Total 714,121 Total Parking 1,952 spaces The Applicant has requested an amendment to the 2006 entitlements to permit the construction of a 15,007 square foot Product Design Studio (Studio) serving as an ancillary use to the office towers. The addition is proposed to be constructed on top of the approved retail concourse connected to the North Tower thereby creating a second floor in this area. In order to facilitate access to the Studio, 2,500 square feet of office use in the North Tower on the second floor would be converted to circulation area to connect the Studio with the second floor office. Table 2~1 below, identifies the 2008 Project that is analyzed in the attached IS. The total office is 986 square feet larger than the actual Project in order to remain consistent with the 2006 Addendum. Proposed 2008 Amendment-Project Description TABLE 1 APPROVED 2006 TERRABA Y PROJECT ANALYZED IN THE 2006 ADDENDUM Gross Square Feet SOUTH TOWER Office 313,002 Commercial 11,544 Child Care 5,644 Performing Arts 4,433 Sub Total 334,623 Parking 962 spaces NORTH TOWER Office 352,026 Commercial 12,465 Sub Total 364,482 Parking 990 spaces TOTALS Office 665,028 Commercial 24.009 Child Care 5,644 Performing Arts 4,433 Total 699,114 Total Parking 1,952 spaces BACKGROUND Previous Environmental Analy'sis The Terrabay project was first envisioned in 1980 and the land was within the County of San Mateo's jurisdiction. The project required annexation to the City of South San Francisco, the formation of a Habitat Conservation Plan and the evaluation of Project impacts on the three proposed phases of construction. The phasing is identified as: Phase I Village and Park residential, Phase II Woods, Pointe and Commons East and West residential and Phase III commercial. 1982 Environmental Analysis The following table outlines the development proposal analyzed in the 1982 EIR. TABLE 2 1982 TERRABA Y Em ANALYSIS Residential Phase I Approved 1982 As-Built 2005 Village 181 161 units Park 136 125 units Phase n Woods 200 135 units Commons East 57 O(Recreation Parcel for City) Commons West 77 182 units (Commons West Point 99 and Point merged into one area in 2000 referred to as "The Pointe") Commercial Phase III 663,000 Sq. ft. office, 0 health club, restaurants, hotel, seminar and high technology center The alternatives analyzed in the 1982 EIR include: . No project/no developm(mt of the site. . Mixed use consisting of '745 dwelling units, 200 room hotel inclusive of alSO seat restaurant/bar, two additional restaurants consisting of 300 seats and 150 seats and a 210,000 square foot office. . 1,036 residential units and a 10.4 acre shopping center of undefined square footage. . 985 dwelling units including 30% for seniors and 20% for low and moderate income households. Terrabay Addendum to 2005 SEIRl2006 Addendum July 17, 2008 Page 3 -3- -4- Terrabay Addendum to 2005 SEIR/2006 Addendum July 17,2008 Page 4 · A 2.9 acre development pad with up to a 150 room hotel. · A 1.8 acre development pad with a hotel, 7,500 square foot restaurant or office use and surface parking; and · A 4.9 acre development pad with 340,000 square feet of office and a five level parking garage (situated in front of the office tower); In response to City of South San Francisco direction, the Final 1998/99 SEIR analyzed a "Mitigated Plan Alternative". The Mitigated Plan Alternative concentrated development on three "pads" (avoiding disturbance of a 5,000 year old archaeological site entirely), avoided some wetlands, special species habitat and consisted of the following: TABLE 3 1998/99 SEIR ANALYSIS Residential Phase II Number of Units/Type: of Units or Square Footage Woods 135 single family (detached) Commons 32 duplex (attached) Pointe 181 duplex and triplex (attached) TOTAL PHASE II 348 units Phase III Commercial Hotel 235,000-280,000 sq. ft. Restaurant 12,000-18,000 sq. ft. Retail 6,000-10,000 sq. ft. Mixed Use 30,000-35,000 sq. ft. TOTAL PHASE III 283,000-343,000 sq. ft. The 1998/99 SEIR was prepared in response to an application from Sunchase, G.A.. The 1998/99 SEIR analyzed the following development proposal. 1998/99 Terrabay Environmental Analysis The 1996 SEIR analyzed the impacts associated with extending the terms of the development agreement for the Terrabay Project. Phase I Terrabay was under construction at the time which includes the Village and Park residential subdivisions, the Terrabay Fire Station, Terrabay Recreation Center, Sister Cities Boulevard (completed), the Terrabay water tank (potable), linear park, grading improvements to Hillside School and construction of South San Francisco Drive. The 1996 SEIR analyzed Terrabay Phases II and III as shown in Table 2, above. The 1996 SEIR noted, but did not analyze the impacts to wetlands present on the Phase III site and noted but did not analyze the impacts to special species habitat and an historic resource (archaeological) on the Phase III lands. 1996 Terrabay Environmental Analysis The project analyzed would have disturbed approximately 12 acres of the 37 acre phase III site. Additionally the following alternatives were analyzed in the 1998/99 SEIR. . No Development - Analyzes the impacts of no development on the Terrabay Phase III and II sites. . Existing 1996 Specific Plan - Analyzes 432 residential units, 669,300 square feet commercial consisting of retail, office, hotel and restaurant. . Reduced Residential - Analyzes 316 residential units and no commercial. . Reduced Commercial- Analyzes 293,000 square feet of commercial consisting of retail, office, hotel and restaurant and no residential. . Permanent Open Space -- Analyzes the impacts associated with dedicating Phase II and III parcels as permanent open space. The 1998/99 SEIR (State CIE:aringhouse #97-82077) was certified by South San Francisco City Council Resolution # 19-99. The 1998/99 SEIR analyzes geology, soils and seismicity, hydrology and drainage, traffic and circulation, air quality, noise, public services (police and fire) and hazards as well as the wetlands, biological and archaeological resources that were not analyzed previously. 2000 Environmental Analysis (Addendum) In 2000, Myers Development submitted an application to the City requesting entitlements and legislative approvals to deve:lop a 665,000 square foot office in a single tower, 7,500 square feet support retail and 100 child day care center on the Phase III parcel. The application also included a reqUi:;lst for a 96 unit condominium tower (later approved for 112 units) and 70 paired units on a portion of the Phase II site. A request for lot line reconfigurations and a change in the land use designation of the "Commons Parcel" to Open Space/Recreation and approximately 26 acres of the Phase III site to Open Space for conveyance to the County of San Mateo was also a part of the application. The conveyance to the County stipulates that the 26 acres shall be incorporated into San Bruno County and State Park. The open space request implemented biological and archaeological mitigation measures identified in the 1998/99 SEIR given that wetlands, special species habitat and an archaeological resource would be protected in perpetuity with the dedication of the property as permanent open space coupled with its conveyance to the County for inclusion in the Park. Specifically the mitigation measures are: . Biology Mitigation Measure 4.3.2 avoidance of take of callippee silverspot butterfly habitat. Terrabay Addendum to 2005 SEIR/2006 Addendum July 17,2008 Page 5 -5- -6- Terrabay Addendum to 2005 SEIR/2006 Addendum July 17,2008 Page 6 · 357,500 gross square feet of retail and 531 residential units. · 357,500 gross square feet of retail, a 300-room hotel and 351 residential units. In 2005 Myers Development submitted an application to the City for a mixed-use development on the Phase III lands only. Phase II was built out in 2005 with a 112-unit condominium tower and 70 paired units. The 2005 Project application requested entitlements for 357,500 gross square feet of retail, a 295,500 gross square feet office building and 351 residential units. A Supplemental Environmental Impact Report (2005 SEIR) was prepared for the project. The 2005 SEIR analyzed two alternatives intended to build upon the alternatives analyzed in the previous environmental documents. The two alternatives analyzed are: 2005 Environmental Analysis TABLE 4 2000 ADDENDUM PARCEL LAND USE ACRES Preservation Parcel Open Space Preserve 25.73 Buffer Parcel Surface Parking 2.69 Office Parcel 665,0001 Office (child care and performing arts 18.08 theatre) Residential Parcel 96Condominiuml Apartments 14.96 70 single family attached Recreation Parcel 25,000-30,000 6.48 Recreation Center TOTAL 67.94 PORTION DEVELOP ABLE 35.73 PORTION OPEN SPACE 32.21 The IS analyzed the following Project and found that an addendum to the 1998/99SEIR was the appropriate environmental documentation. An addendum (2000 Addendum) was adopted by Resolution 147-2000. The 2000 Project had fewer impacts that those associated with the proj ect analyzed in 1998/99, as proposed implemented mitigation measures identified in the 1998/99 SEIR and minor technIcal changes were all that was needed to the previously certified SEIR (Section 15164, California Code of Regulations, Title 14, Chapter 3). · Archaeology Mitigation Measure 4.9.2 avoidance of impacts to CA-SMA-92. · Archaeology Mitigation Measure 4.9.1 avoidance of impacts to CA-SMA-40. · Biology Mitigation Measure 4.3.3 avoidance of take of wetlands. The 2005 SEIR (State Clearinghouse #1997082077) was certified by City Council by Resolution 81-2006. The Applicant, prior to the hearing before the City Council, withdrew the application stating that the project was too expensive to build. 2006 Environmental Analysis 2006 (Addendum) A 2006 IS evaluated the Project identified in Table 1, above. As a result a 2006 Addendum was adopted by City Council on October 11, 2006 (Resolution 81-2006) along with the certification of tht: 2005 SEIR. The 2006 Addendum took into account the changes in the environment identified below when evaluating the Project in the IS. Changes in Environment since the Preparation of the 1998/99 SEIR Environmental conditions as well as models used to predict project impacts have changed since the preparation of the 1998/99 SEIR. The changes include: . Hook ramps and Oyster Point Flyover are constructed and are in operation for 2005 analysis and were not for 1998 analysis. . Hickey Boulevard extension was completed in 2002 and its affect is analyzed in 2005 SEIR and not 1998 SEIR. . BART is in and included in analysis for 2005 SEIR and not for 1998 SEIR. . Hillside Boulevard and Chestnut Avenue signal was not in place in 1997 when the 1998 SEIR documentation was established and was in operational for the 2005 traffic analysis. . Home Depot and Lowes were not included in the cumulative assumptions in the 1998/99 SEIR and are induded in the 2005 SEIR. . East of 101 cumulative traffic impact study was not complete or included in the background analysis for the 1998/99 SEIR and was complete, in place and used for the cumulative analysis in the 2005 SEIR. The 1998/99 SEIR analysis is dated using older traffic models and counts to identify project impacts. . The 1998 SEIR used 1994 Highway Capacity Manual for the traffic analysis . The 2005 SEIR used 2000 Highway Capacity Manual for the traffic analysis . The 1998 SEIR traffic counts were conducted in 1997 . The 2005 SEIR traffic counts were conducted in 2004 2008 Environmental Review The attached IS analyzes the proposed 2008 Project which is the conversion of 2,500 square feet of office to circulation area and the addition of a 15,007 square foot ancillary office use consisting of a product design studio. An IS was prepared because there were Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page 7 -7- -8- Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page 8 1120875.1 SB 97 directs the state Office of Planning and Research to develop and draft CEQA Guidelines for the "mitigation of greenhouse gas emissions or the effects of greenhouse gas emissions" by July 1,2009. SB 97 also directs state R€~sources Agency to certify and adopt the CEQA Guidelines by January 1, 2010. Therefc)re, in light of the regulatory framework and the increase in 2008 Project size (1.8%) an IS has been prepared and is attached. An updated traffic and air quality analysis has been prepared and is discussed and analyzed in those sections of the attached IS, along with a more detailed discussion of greenhouse gas. The result of the analysis indicate:s that an Addendum is the appropriate environmental documentation for the 2008 Project. The 2008 Project will not result in any of the conditions listed in CEQA Guidelines section 15162 requiring preparation of a subsequent or supplemental EIR, as the 2008 Project will not create any new impacts or any impacts that are substantially more severe than those identified and fully analyzed in previous CEQA documents. Nor is there new information of substantial importance to indicate that the 2008 Project will result in new or substantially more severe impacts, or require analysis of new mitigation measures or alternatives. Assembly Bill 32 (AB 32) and Senate Bill 97 (SB 97) require the analysis of greenhouse gas emissions. AB 32 establishes a state goal of reducing greenhouse gas emission (GHG) levels to 1990 levels by 2020. This amounts to a reduction of approximately 25 percent from forecasted levels with further reductions to fc)llow. AB 32 requires the Air Resources Board to establish a program to track and report GHG emissions; approve a scoping plan for achieving the maximum technologicallly feasible and cost effective reductions from sources of GHG emissions; adopt early reduction measures to begin moving forward; and adopt and implement enforcement regulations. AB 32 did not amend the California Environmental Quality Act (CEQA) however, SB 97 does require amendments to CEQA top be adopted by January 1,2010. changes to the regulatory environment since the adoption of the 2006 Addendum, and because of the addition of ancillary square footage. Regulatory Changes INIQ4L S'TUDY -9- Terrabay Phase III Project Initial Study - 1 ENVIRONME~~TAL REVIEW - INITIAL STUDY 1. Project Title: Terrabay Phase III Only Specific, Precise Plan and Zoning Text Amendment-2008 2. Lead Agency Name and Address: City of South San Francisco Department of Economic and Community Development Planning Division City Hall Annex - 315 Maple Street South San Francisco, California 94080 3. Contact Person and Phone Number: Susy Kalkin, Chief Planner Allison Knapp Wollam, Consulting Planner 650. 877.8535 4. Project Location: Approximately 21 acres fronting Airport Boulevard beginning at Sister Cities Boulevard and ending at the boundary of the Preservation Parcel. The site is bounded by San Bruno State and County Park to the west and north (which includes the Preservation Parcel) and Terrabay Phases I and II to west. Highway 101 is located 150 feet east of the site. The approved 2006 Project is under construction on the site. APN: 007-650-100,007-650-110,007-650-120, 007-650-140, 007-650-150 5. Project Sponsor's Name and Address: Myers Development Company 101 Second Street - Suite 555 San Francisco, California 94105 6. General Plan Designation: Business Commercial 7. Zoning Designation: Terrabay Specific Plan District 8. Description of Project: 2008 Project This Initial Study (IS) evaluates the difference between the approved Terrabay Phase III Project (2006 Project) which is now under construction and the proposed addition to the project (2008 - 11 - -12- 1 The child care and perfonning arts (shared use facility) were and are treated as ancillary uses to the office and commercial uses, and not as trip generators during peak periods and these uses were enlarged through the entitlement process. 2 For consistency with the 2006 analysis, this document analyzes a reduction of only 2,500 Square feet. 3 The parking was reduced by 100 spaces as a Transportation Demand Management (TDM) measure. The TDM Program was approved by the City in 2007. The Terrabay/Mandalay/Centennial Towers Project has been analyzed in previous environmental documents beginning in 1982. Environmental Background- Documents Incorporated by Rekrence TABLE 2 Approved 2006/Proposed 2008 PROJECT COPMPARISON/Gross Square Feet Land Use 2006 Project 2008 Project Difference Office 665,028 661,542 -2,5002 Commercial 25,000 24,009 -991 Child Care 5,000 5,644 +644 Performing Arts Studio 3,100 4.,433 +1,333 Product Design Studio 0 15,007 +15,007 Enhanced Lobbv 0 2,,500 +2,500 Total 698,128 713,135 +2.14% Parking 2.80/1,000 gsf3 2.74/1,000 gsf -0.07/1,000 gsf TABLEt TERRABA Y PROJECT ANALYZED IN THE 2006 ADDENDUM Land Use Gross Square Feet Office 665,028 Commercial 25,000 Child Care 5,000T Performing Arts 3,100 Total 698,128 Total Parking 2,052 spaces 2.68/1,000 gsf The approved 2006 Project is the construction of 665,028 square feet of office in two towers, 24,009 square feet of commercial retail use and at a minimum one quality restaurant, a shared use 200-seat performing arts center, a 100-child day care facility and a public art program. See Figure 011 Current li7ew Looking West. Therefore, the 2008 Project is the evaluation of the conversion of 2,500 square feet of office to circulation area and the addition of 15,007 square feet of a Studio use above the North Tower retail concourse. See Figure 012 VIew Looking West with Product Design Studio. The following Initial Study evaluates the diffe:rence between the 2006 Project and that proposed in 2008, and in many cases includes an extensive summary from the 2006 Addendum as it provides the context within which the 2008 Project is reviewed. Project). The 2008 Project is the amendment of the approved Final Terrabay Phase III Specific Plan, Precise Plan and Zoning Text Amendment to allow the construction of a 15,007 square foot product design studio (Studio) above the approved (in 2006) retail concourse connected to the North Tower. The 2008 Project also includes the conversion of 2,500 square feet of office space in the North Tower to circulation area to connect the second floor of1ice with the Studio over the retail concourse. Table 1 identifies the square footage and land use approved by the 2006 Project entitlements and Table 2 compares the entitled 2006 Project to the proposed 2008 Project. Initial Study - 2 Terrabay Phase III Project T errabay Phase III Project Initial Study - 3 1. The flrst Terrabqy DeveloJ)ment Projett Environmental Impact Report (1982 EIR) was prepared and certifled by the City of South San Francisco (City) in 1982. The 1982 EIR analyzed the environmental impacts of the Terrabay Project as proposed in the 1982 Speciflc Plan. 2. The second environmental document the Supplemental Environmental Impact Report for the Terrabqy Spedfit' Plan and Development Agreement (1996 SEIR) was prepared and certifled by the City in 1996. The 1996 SEIR to the 1982 EIR studied the environmental impacts of the development of the Terrabay Project with a proposed ten year extension of the expiration date for the 1982 Speciflc Plan and Development Agreement to February 2007. 3. The third environmental document the 1998/99, the Terrabqy Phase II and III Draft Supplemental Environmental Impact Report and Final SEIR (1998/99 SEIR) was prepared and the document was certifled by the City in 1999. The 1998/99 SEIR evaluated adjustments to the land areas of Phase II and Phase III and the construction of the hook ramps and Bayshore Boulevard realignment. 4. The fourth environmental document was prepared and adopted in 2000 that being the 2000 Addendum to the 1998/99 SEIR. 5. The flfth environmental document the 2005 Phase III Supplemental Environmental Impact Report (Draft and Fina~ (2005 SEIR) was prepared for a mixed use project on the Phase III site and certifled October 2006. 6. The sixth environmental document was prepared and adopted in 2006 that being the 2006 Addendum to the 1998/99 and 2005 SEIRs These documents and all the background documents referenced and cited therein are incorporated herein by referel1lce. Updated Conditions since 1998/99 SEIR Certification 1. Approximately 25.6 acres of the Phase III site (preservation Parcel) were dedicated to San Mateo County for inclusion in San Bruno Mountain County/State Park. The conveyance of the Preservation Parcel took place on August 11, 2004 pursuant to the City of South San Francisco General Plan, Terrabay Speciflc Plan and Zoning Ordinance and the Mutual Release and Settlement Agreement. 2. The modified Phase III site includes a "Buffer Parcel" and "Development Parcel". The Buffer Parcel comprises about 2.7 acres, which would be used for a roadway for emergency vehicle access which is a permitted use by the Mutual Release and Settlement Agreement and the General Plan, Terrabay Speciflc Plan and Zoning Ordinance. The proposed re- -13- -14- The Project site comprises approximately 21.2 acres. Site grading, emplacement of retaining walls, and construction of the South Tower and garage have commenced pursuant to 2006 Project entitlements and grading and building permits. Project Conditions of Approval (COA's) and the adopted Mitigation Monitoring and Reporting Program (MMIZP) are being enforced by the City. Project Site Characteristics 1. Regulatory Changes which include the adoption of Assembly Bill 32 (AB 32) and Senate Bill 97 (SB 97) which require the analysis of greenhouse gas emissions more fully discussed in the Air Quality Section of this IS. Updated Conditions since 2005 SEIR Certification and Adoption of2006 Addendum 6. The 2006 Project Applicant has paid the City a fair share amount for the review of the storm drain and sanitary sewer lines in Airport Boulevard O\1itigation Measure 3.4-8 2005 SEIR). The Engineering Division completed the study and has found that there is adequate capacity to serve the 2006 Project and cumulative development (Ray Razavi, City Engineer). 5. The City completed the Oyster Point Interchange including the hook ramp construction in front of the Project site. 4. The U.S. Army Corps of Engineers (Corps), Regional Water Quality Control Board (RWQCB) and California Department of Fish and Game (CDFG) issued permits to conduct streambed alterations and wetlands take and mitigation. The permit authorization from the Corps, CDFG and RWQCB remain in effect. 3. A Wetland Mitigation Plan (WMP) was prepared by 'Wetland Research Associates (WRA) in 2000 (WRA 2000) to address the impacts of the City's Oyster Point Hook Ramp Project and development of the Terrabay Phase III Project site. The WMP serves to address the filling of 0.68 acres of wetlands to accommodate the \videning of Airport (then Bayshore) Boulevard at the Hook Ramps (the City's Oyster Point Flyover Transportation Improvement Project) and anticipated filling of 0.10 acres of unvegetated other waters to accommodate development of the 2006 Project site. As defined in the WMP, identified impacts to jurisdictional waters were to be mitigated by creating, restoring and enhancing 1.82 acres of wetlands and portions of two drainage channels in the northern portion of the original Phase III site (now the Preservation Parcel). entitlement of the Phase III site would affect the Development Parcel and the Buffer Parcels only consisting of approximately 20.7 acres of what was once a 47-acre site. Terrabay Phases I and II are completely built out and occupied. Initial Study - 4 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 5 City inspectors and consulting inspectors on the site on a daily basis overseeing the COA's and :MMR.P. 9. Surrounding Land Uses and Setting: Residential development comprising Phases I and II of Terrabay are located to the southwest of the Project site. The San Bruno Mountain County Park is located west of the Project site. The City of Brisbane is to the north and Airport Boulevard and U.S. Highway 101 are to the east. 10. Other public agencies whose approval is required: None. -15- L CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 I ~ 0'\ I I I CURRENT VIEW LOOKING WEST Job No. File Name 204000 Drawn By DAF Date 2008.06.30 Scale Sheet No, NTS 011 ~ I - VIEW LOOKING WEST WITH PRODUCT DESIGN STUDIO Job No, File Name 204000 Drawn By OAF Dale 2008.06.30 Scale Sheet No. NTS 012 Ref, Sheet ~ I I ~ 'I I CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 L -18- [gJ I find that the proposed 2008 Project will not result in any new or substantially more severe impacts and mitigation measures identified in the 2005 SEIR and 2006 Addendum and the 1998/99 SEIR and 2000 Addendum as described in the adopted Mitigation Monitoring and Reporting Program (2006) shall be restated and re-adopted along with this 2008 Initial Study as an Addendum to the 2005 SEIR and 2006 Addendum. This fInding is based upon the requirements of Section 15164, California Code ojRegulations, Title 14, Chapter 3 wherein an Addendum o I find that although the proposed project could have a signifIcant effect on the environment, because all.potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECL-\RATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. o I find that the proposed project MAY have a "potentially significant impact" or "potentially signifIcant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. o I find that the proposed project MAY have a signifIcant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required o I fInd that although the proposed project could have a signifIcant effect on the environment, there will not be a significant effect in this case because the revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. o I find that the proposed project COULD NOT have a signifIcant effect on the environment, and a NEGATIVE DECLARATION will be prepared. On the basis of this initial evaluation: DETERMINATION: o Agricultural Resources o Air Quality o Cultural Resources 0 Geology/Soils o Hydrology/Water Quality o Land Use/Planning o Noise o Population/Housing o Recreation o Transportation/Traffic o Mandatory Findings of Significance o Utilities/Service Systems o Public Services o Biological Resources o Hazards/Hazardous Materials o Mineral Resources o Aesthetics The 2008 Project impacts would result in new or substantially more severe impacts (as compared to the 2006 SEIR and 2006 Addendum) for the environmental factors checked below. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: Initial Study - 8 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 9 may be prepared if some changes or additions are necessary to a previously certified EIR and none of the conditions identified in Section 15162 have occurred. I find that pursuant to Section 15162 there are no: (1) Substantial changes in the project that will require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (2) Substantial changes with respect to the circumstances under which the project will be undertaken which will require major revisions to the previous EIR due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects. And that there is no: (3) New information of substantial importance that has become available and was not known at the time of the previous EIR's that would result in one or more significant effects not identified previously, significant effects that would be substantially more severe than identified in the previous EIR, mitigation measures or alternatives previously found not feasible or considerably different from ones identified before and would substantially reduce the effects of the project are declined by the project applicant. ~~ \ ./ JJ; 1,2tJOcr , Date Susy Kalkin Chief Planner Printed Name -19- -20- The 2008 Project would add a second story above the approved North Tower retail concourse. The second story addition would eliminate the view of a retaining wall and provide a stronger connection to the two towers. The Design Review Board reviewed the 2008 Project in June 2008 and found that the addition above the retail improved the aesthetic of the site. a and c) The 2008 Project would not impact scenic vistas. The 2006 Project was found not to negatively affect scenic vistas. The San Bruno Mountain County/State Park forms a backdrop to the Project site. The 25.6-acre Preservation Parcel, previously part of the Phase III property, but dedicated to San Mateo County for inclusion in San Bruno Mountain County/State Park on August 11, 2004, combined with the 2.7 Buffer Parcel, used only for roadways, maintains unobstructed views of San Bruno Mountain along the majority of the Phase III Airport Boulevard frontage. Additionally 50 percent less of the site was developed with the 2006 Project than what was proposed and analyzed in the 1998/99 SEIR and the 2005 SEIR. The 2008 Project would add 15,000 square feet to the 2006 Project above the North Tower retail concourse located in-between the two approved office towers. Analysis o [gI o o d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? [gI o o o c) Substantially degrade the existing visual character or quality of the site and its surroundings? [gI o o o b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? [gI o o o a) Have a substantial adverse effect on a scenic vista? 1. AESTHETICS. Would the project: No Impact Less Than Significant Impact Potentially Significant Unless Mitigation Incorporated Potenll,.)Jy Signifit:ant Impact ENVIRONMENTAL ISSUES The following IS evaluates the 2008 Project in comparison to the impacts identified in the 2005 SEIR and as reconsidered in the 2006 Addendum for the Terrabay Project. The 2005 SEIR augments, enhances and supplements the 1998/99 SEIR, the 1996 SEIR and the 1982 EIR as permitted by law where newer information is available and relevant. The 2005 SEIR contains an updated traffic and circulation analysis based on new build out and development assumptions. The 2005 SEIR also updates air quality and noise, aesthetics, hydrology and public services and utilities. Ibis 2008 IS contains an updated traffic and air quality analysis. The 1998/99 SEIR remains the governing document with respect to issues such as archaeology, biology and geology and soils. Where appropriate and needed these distinctions are identified in the appropriate environmental sections of this IS. EVALUATION OF ENVIRONMENTAL IMPACTS Initial Study - 10 Terrabay Phase III Project Terrabay Phase III Project Initial Study.. 11 b) The site is not adjacent to a scenic highway. The approved 2006 Project is clustered on approximately eight acres leaving approximately 10 acres of land on the "Development Parcel" with a clear view of the mountain. The 2008 Project does not change these conditions. The Development Parcel is approximately 18 acres of ]land where development is permitted which in previous documents has been referred to as the "Office Parcel". The 2.6-acre ''Buffer Parcel" is developed with an emergency access roadway and will include a turn around which would consist of pervious turf crete paving materials. The "Pointe" area south of the development is being landscaped in order to minimize the scars of previous grading. The 26 acre Preservation Parcel north of the Buffer Parcel remains in open space. The majority of the rock outcropping on the Development and Buffer Parcels remain in place. The 2008 Project would not alter any of these approved conditions. u~L~I.i~~_~g w()~~?:. d~~!~:~!~,_t?~~008 ~r~ec~~t_~_the ~!l:IJ:l~~~~aut.:p2rovue~_Eor the}906 Project. The 2006 Project introduced building, pathway and parkiiig lighting that adcfIight to rlle-projeUct area and given its design and location was not found to be an impact. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 3.5.1 from the 2005 SEIR shall apply to the 2006 Project which restricts the use of reflective building materials and requires controlled and downcast lighting to reduce light spillage from the site. This mitigation measure also applies to the 2008 Project and is shown in the Project design materials. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: The unnumbered Mitigation Measures from the 1982 EIR generally addresses the residential development. The approved Phase III 2006 Project does incorporate the applicable mitigation measure which includes clustering development, maintaining view lines to the Mountain, restricting development generally to the swales and use landscaping for screening and use of open spaces to reduce visual impacts. The 2008 Project would not alter the approved clustering and view sheds of the Project. The 2006 site plan would not be altered by the 2008 Project: therefore this mitigation is and remains completed. Mitigation Measure 3.5-2 from the 2005 SEIR which addresses night lighting mitigations to protect residential uses on the Phase III site. The approved 2006 Project and the proposed 2008 Project does not include residential land uses. Finding: The 2008 Project would not alter the clustering of that approved in 2006. The 2008 Project would not introduce residential uses or a significant addition of lighting to the site. No new or additional mitigation measures would be required for the 2008 Project. Moreover, the following conditions continue to exist for the 2008 Project: Slightly reduced lighting impacts from those identified in the 2005 SEIR because there were no impacts associated with residential land uses; No conflict between night lighting and residential uses; and, the Project clustering leaving the majority of the site open with views of the Mountain. -21- -22- Finding: There are no agricultural resources on the Project site. There are no impacts to agricultural resources and no mitigation measures are required. None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Mitigation Measures Required from Previous Environmentall Documents: c) There is no farmland or agricultural uses within the City of South San Francisco (City South San Francisco 1999). b) The Project site is currently zoned Terrabay Specific Plan District. The Project site is not under a Williamson Act contract. a) The Project site contains no lands designated as Prime Farmland, Unique Farmland or Farmland of Statewide Importance. Potentially Significant Potemwly Unless Less Than Significant Mitigotion Significant No Imp:oct Incotporated Impact Impact 2. AGRICULTURAL RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the 0 ~ California Resources Agency, to non-agricultural use? CI 0 b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? 01 0 0 ~ c) Involve other changes in the existing environment, which due to their location or nature could result in conversion of Farmland, to non-agricultural use? 0 0 0 ~ Analysis Initial Study - 12 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 13 Potentially Significant Potentially Unless Less Than Significant Mitigation Slgtlificant No Impact Incotporated Impact Impact 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? t8J D D D b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? t8J D D D c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? t8J D D D d) Expose sensitive receptors to substantial pollutant concen tra tions? D D [gI D e) Create objectionable odors affecting a substantial number of people? D D D t8J Background The Project is a part of the third and fInal phase of the Terrabay Development. The entirety of the Terrabay/Mandalay /Centennial Towers Project, including Phases I, II, and III, has been analyzed in previous environmental documents beginning in 1982. Adjustments to Phase III have been addressed in the Terrabay Phase II and III Draft Supplemental Environmental Impact Report and Final EIR (1998/99 SEIR), the 2000 Addendum to the 1998/99 SEIR, the 2005 Phase III Final Supplemental Environmental Impact Report, and the 2006 Addendum. The 2006 Adde~ndum augments, enhances and supplements the 2005 SEIR, the 1998/99 SEIR, the 1996 SEIR and the 1982 EIR as permitted by law where newer information is available and relevant. The 2006 Addendum contains an updated trafflc and circulation analysis based on new build out and development assumptions. The 2006 Addendum also updates air quality. Table 1 shows the square footage of the 2008 Project compared to the 2006 Project. -23- -24- The formulas and emission factors from the 2008 California Climate Action Registry Report Protocol were used to analyze operation-related greenhouse gas emission levels from the proposed electricity use by the Project. When compared to the 2006 Project, results show that greenhouse gas emissions increase slightly as a result of the 2008 Project. 'W'hile there are no statewide guidelines for greenhouse gas emission impacts, the estimated C02e emissions from the Project do not pose any apparent conflict with the most recent list of the California Air Resources Board's (CARB) early action strategies for reducing C02e emissions. The Project is also not a type of project identified by the CARB that would be expected to have a significant impact on The 2008 Project would slightly increase operation-related criteria air pollutants from those identified in the 2006 Addendum but not by a substantial amount. No new or additional air quality-related mitigation measures for criteria pollutant emissions would be required for the 2008 Project. The URBEMIS2007 version 9.2.4 model was used to analyze operation-related criteria air pollutants and construction- and operation-related CO2 equivalent (C02e) emission levels. Construction-related calculations include emissions from numerous sources, including site grading, construction worker trips, stationary equipment, diesel and gas mobile equipment, off-site haul export of soil material, asphalt off-gassing, and painting. Operation-related calculations include emissions from numerous sources, including vehicle trips, landscape maintenance, use of natural gas for space heating, and consumer products. · URBEMIS2007 (version 9.2.4) See Appendix A · Formulas and Emission Factors from the California Climate Action Registry Report Protocol 2008 The following modeling program, formulas, and emission factors were used to analyze the air quality and greenhouse gas emissions impacts. This updated air quality analysis focuses on air quality criteria pollutants and greenhouse gas emissions for the 2008 Addendum to the 2006 Terrabay Phase III Only Specific and Precise Plan Amendment. The 2008 Project includes a slight increase to the total square footage compared to the 2006 Project. The 2008 Project includes the construction of office space in two towers, commercial retail use and restaurant, a performing arts center, a child day care facility, and a product design studio in South San Francisco. Updated traffic information was provided for the 2008 Project (Crane Transportation Group) and discussed in the Transportation section of this document. Traffic data were provided for the Project where the Product Design Studio was considered ancillary to the office space and therefore did not generate any additional vehicle trips, but resulted in a net loss of vehicle trips. The traffic analysis also modeled a Project where the Product Design Studio was considered as a research and development facility that generated additional vehicle trips. TABLE 1 COMPARISION OF 2006 TO 2008 TERRABAY PROJECT '20()6AdCiena'lim ,I '2008,AddendutIl Gross Square Feet Gross Square Feet 665,028 662,528 25,000 24,009 5,000 5,644 3,100 4,433 o 15,007 2,500 714,121 698,128 Office Commercial Child Care Performing Arts Product Design Studio Enhanced 2nd floor Lobb Total Phase I and II Initial Study - 14 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 15 global climate change (i.e., the project is not a cement plant, oil refinery, electric generating facility/provider, co-generation facility, hydrogen plant, or other large stationary combustion source). The Project would also reduce its carbon footprint by incorporating a Transportation Demand Management Program (fDM Program) and sustainable green building and development practices. Analysis a), b) and c) The 2008 Project would not alter the clustering of that approved in 2006. The 2008 Project would not introduce residential uses or a significant addition of lighting to the site. No new or additional mitigation measures would be required for the 2008 Project. Moreover, the following conditions continue to exist for the 2008 Project: Slightly reduced lighting impacts from those identified in the 2005 SEIR because there were no impacts associated with residential land uses; No conflict between night lighting and residential uses; and, the Project clustering leaving the majority of the site open with views of the Mountain. The 2005 SEIR and the 2006 Addendum found that short term construction impacts associated with dust without mitigation could exceed PM10 standards. Mitigation Measure 4.5-1 of the 1998/99 SEIR which is restated in the 2005 SEIR as Mitigation Measure 3.2-1 and referenced in the 2006 Addendum would reduce this impact to less than significant. Mitigation Measure 3.2-1 shall be required of the 2008 Project and would reduce construction impacts to less than significant. Mitigation Measure 3.2-1 addresses dust and erosion control and is identified by the Bay Area Air Quality District as effective. The 1998/99 SEIR identified that direct and indirect air emissions with full buildout of Phases I, n and III of Terrabay would result in significant and unavoidable cumulative impacts with respect to ozone and PM10. The impact is somewhat lessened but is still unavoidable with a TDM Program in place. The City adopted a "Finding of Overriding Considerations" with respect to this air quality impact in 1999. The 2005 SEIR and 2006 Addendum also identified this impact as significant and unavoidable and readopted the fmdings of overriding considerations (Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality Impact 3.2.2 from the 2005 SEIR). The proposed 2008 Project would result in a slight increase in air emissions, given its slight increase in square footage. The BAAQ:MD sets the threshold for analysis of air quality impacts at 2,000 trips per day (Bay Area Air Quality Management District, BAA~2MD CEQA Guidelines Assessing the Air Quali(y Impacts ~f Prqjeds and Plans, December 1999) with respect to the operational phase of a project. Assuming the worst-case scenario for the 2008 Project where the Product Design Studio is treated as a research and development facility (R&D) and would generate additional vehicle trips, the net increase for the 2008 Project from the 2006 Project is 58 trips per day, well below the BAAQ:MJ:) threshold. However, for comparison purposes an analysis was conducted. As shown in Table 2, the 2008 Project would slightly increase air quality impacts of criteria air pollutants from those identified in the 2006 Addendum. However, the increase of 58 trips per day does not result in a substantial change in the criteria air pollutants. This impact would be less than significant. A TDM Program which is approved for the 2006 Project and shall apply (as a matter of law) to the 2008 Project (by ordinance and design) is also identified as Mitigation Measure 3.2-3 for the 2006 Project. The mitigation measure is included in the Mitigation Monitoring and Reporting Program (M:MRP) for the 2006 Project. The TDM Program will serve to reduce the severity of the impact; however, it will not eliminate it all together. Full buildout of Terrabay will continue to exceed air quality standards, which will interfere with the region's efforts to reduce exceedences of ambient air quality standards for ozone and PMlO. Therefore the same fmding will need to be re-adopted for the 2008 Project. -25- -26- Mitigation Measure 3.2-3 from the 2005 SEIR and referenced in the 2006 Addendum shall apply to the 2008 project which requires a TDM Program. Note that this mitigation is are-statement of Mitigation Measure 4.5-3 from the 1998/99 SEIR. This mitigation will reduce impacts but not mitigate to a level of insignificance as discussed in the fmding below. Mitigation Measure 3.2.1 from the 2005 SEIR and referem'ed in the 2006 Addendum shall apply to the 2008 Project which address dust and soil erosion. Note that this mitigation is a re-statement of Mitigation Measure 4.5-1 from the 1998/99 SEIR. Mitigation Measures Required from Previous Environmental Documents: e) Objectionable odors are typically associated with industrial land use activities. The 2008 Project would include office and commercial land uses which as a rule do not generate objectionable odors. All restaurant spaces would be equipped with exhaust vents that filter air before it is released outside of the building as a standard condition of the 2008 Project approval and requirement of building permits pursuant to the Uniform Building Code CUBC). d) The proposed day care center is a sensitive receptor. The 2005 SEIR performed curbside carbon monoxide modeling on a considerably more vehicle-intense land use (see Traffic and Circulation Section) which was based on a mixed-use project with sensitive receptors on site. The 1998/99 SEIR also conducted carbon monoxide modeling. The analysis contained in both documents found that there would be no significant impacts associated with carbon monoxide. Table 3.2-3 on p 3.2-7 of the 2005 SEIR compares the curbside carbon monoxide concentrations associated with the more intense 2005 Project to the most stringent one- and eight-hour state and federal standards. The one-hour concentrations range from 5.2 to 8.1 parts per million (ppm) and are well below the state standard of 20 ppm and federal standard of 35 ppm and the eight-hour concentrations range from 3.7 to 5.8 ppm, well below the state and federal standard of 9 ppm. The level of traffic would need to increase by approximately 5,000 vehicles to increase the concentration by 0.1 ppm. Assuming the most conservative traffic scenario, the 2008 Project would increase traffic from the 2006 Project by 58 trips, which is not a substantial increase. 111ere would be no significant impacts associated with carbon monoxide with the 2008 Project. Net Change from 2006 to 2008 Project with Product Design Studio as Research 0.4 4.4 0.6 0.7 and Development BAAQMD Threshold of Significance 80 550 80 80 Significant? (Yes or No) No No No No Source: r"liller Environmental Consultants, 2008 TABLE 2 ESTIMATED OPERATION- RELATED CRITERIA AIR POLLUTANTS Initial Study - 16 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 17 Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project slighdy increases the amount of criteria air pollutant from those identified in the 2006 Addendum but not by a substantial amount. This impact would be less than significant. Ozone and PMlO would remain a Significant and Unavoidable Impact as identified in the 1998/99 SEIR, the 2005 SEIR, and the 2006 Addendum. The 2008 Project would not substantially increase the severity of this impact, nonetheless, the 2008 Project will restate and re-adopt the Findings of Overriding Considerations for this significant and unavoidable impacts. No new or additional mitigation measures would be required for the 2008 Project. Greenhouse Gases Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact Greenhouse Gases. Would the project: a) Conflict with the state goal of reducing greenhouse gas emissions in California to 1990 levels by 2020, as set forth by the timetable established in AB 32, California Global Warming Solutions Act of 2006? D D [gJ D Background Air quality impacts were analyzed for Phase III as discussed above, however, greenhouse gas emission impacts were not analyzed because only recendy have projects begun including analysis of greenhouse gas emissions in California Environmental Quality Act (CEQA) documents. The remainder of this section focuses on greenhouse gas emissions for the 2006 Project, the 2008 Project with the Product Design Studio as 100 percent ancillary, the 2008 Project with the Product Design Studio as research and development, and the net change between the 2006 Project and the 2008 Project. Global Climate Change Global Climate Change is a long-term substantial change in the average weather on earth, as often measured by wind patterns, storms, precipitation and temperature. The science of global climate change is evolving and remains subject to extensive debate and uncertainties, however, recent reports from the United Nations' Intergovernmental Panel on Climate Change (IPCC) have concluded that global climate change is likely due, at least partially, to emissions of "greenhouse gases" (GHGs) from human activity. (Intergovernmental Panel on Climatl~ Change, Working Group I: The Physical Basis of Climate Change, http://ipcc-wg1.ucar.edu/wg1 /wgl-report.html). Greenhouse gases are most frequendy produced by the burning of fossil fuels for transportation and electricity generation, and include carbon dioxide (C02), methane (CH4), nitrous oxide (N20), sulfur hexafluoride (SF6), perfluorocarbons (PFCs), -27- -28- Additionally, health effects from global climate change may arise from temperature increases, climate- sensitive diseases, extreme events, and air quality. There may be direct temperature effects through increases in average temperature leading to more extreme heat waves and less extreme cold spells. Those living in warmer climates are likely to experience more stress and heat-related problems. Heat related · Increased vulnerability of forests due to pest infestation and increased temperatures; and · Increased electricity demand, particularly in the hot summer months. · A diminishing Sierra snow pack declining by 70 percent to 90 percent, threatening the state's water supply; · Increasing temperatures from 8 to 10.4 degrees Fahrenheit under the higher emission scenarios, leading to a 25 percent to 35 percent increase in the number of days ozone pollution levels are exceeded in most urban areas; According to the 2006 California Climate Action Team Report, (California Environmental Protection Agency, Climate Action Team Report to Governor Schwarzenegger and the Legislature, March 2006) the following climate change effects, which are based on the IPCC trends, can be expected in California over the course of the next century: tOO-Year Time Horizon Global Warming.Potential 100 vear .timehorizon 1 21 310 11,700 1,300 140 6,500 Carbon Dioxide Methane (CH4 Nitrous Oxide HFC-23 HFC-134a HFC-152a PFC: Tetrafluoromethane CF4' PFC: Hexafluoromethane C2F6 Sclfur Hexafluoride (SF6) I 3,200 l 23,900 Source: U.S. Environmental Protection Agency, Inventory of U.S. Greenhouse Gas Emissions and Sinks, 2007 9,200 10,000 50-200 12 :t 3 120 264 14.6 1.5 50,000 TABLE 3 GLOBAL WARMING POTENTIALS Greenhouse gases have varying global warming potential (G\XlP). The G\XlP is the potential of a gas or aerosol to trap heat in the atmosphere; it is the cumulative radiative forcing effects of a gas over a specified time horizon resulting from the emission of a unit mass of gas relative to a reference gas. Because it contributes to over 80 percent of U.S. greenhouse gas emissions, carbon dioxide (C02) is the reference gas for climate change. To account for the warming potential of greenhouse gases, greenhouse gas emissions are often quantified and reported as CO2 equivalents (C02e). The carbon dioxide equivalent is a good way to assess emissions because it gives weight to the G\XlP of the gas. A summary of the atmospheric lifetime and G\XlP of selected gases is summarized in the following table. As shown in Table 3, G\XlP ranges from 1 to 23,900. hydro fluorocarbons (HFCs), and water vapor (H20). They allow sunlight to enter the atmosphere, but trap a portion of the outward-bound infrared radiation, thereby warming the air. The process is similar to the effect greenhouses have in raising the internal temperature, hence the name greenhouse gases. Initial Study - 18 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 19 problems include heat rash and heat stroke. In addition, climate sensitive diseases may increase, such as those spread by mosquitoes and other disease carrying insects. Those diseases include malaria, dengue fever, yellow fever, and encephalitis. Extreme events such as flooding and hurricanes can displace people and agriculture, which would have negative consequences. Global warming may also contribute to air quality problems from increased frequency of smog and particulate air pollution. Like the science of global climate change, the law surrounding its impacts is still evolving. Senate Bill 97, enacted in 2007, amends the CEQA statute to clearly establish that greenhouse gas emissions and the effect of greenhouse gas emissions are appropriate subjects for CEQA analysis. The follo'wing analysis evaluates the proposed project's GHG impacts. State Standards Currently the Federal Government dloes not regulate emissions of greenhouse gases; however, the State of California has been proactive in studying the impacts of climate change. In 2005, in recognition of California's vulnerability to the effects of climate change, Governor Schwarzenegger issued Executive Order S-3-05, which sets forth a series of target dates by which statewide emission of greenhouse gas would be progressively reduced, as follows: By 2010, reduce greenhouse gas emissions to 2000 levels; By 2020, reduce greenhouse gas emissions to 1990 levels; and By 2050, reduce greenhouse gas emissions to 80 percent below 1990 levels. In 2006, the State Legislature passed the California Global Warming Solutions Act of 2006 (Assembly Bill No. 32; California Health and Safety Code Division 25.5, Sections 38500, et seq., or AB 32), which requires the California Air Resources Board (CARB) to design and implement emission limits, regulations, and other measures, such that feasible and cost-effective statewide greenhouse gas emissions are reduced to 1990 levels by 2020 (representing an approximate 25 percent reduction in emissions). In June 2007, CARB directed staff to pursue 37 early actions for reducing greenhouse gas emissions under the California Global Warming Solutions Act of 2006 (AB 32). The broad spectrum of strategies to be developed - including a Low Carbon Fuel Standard, regulations for refrigerants with high global warming potentials, guidance and protocols for local governments to facilitate greenhouse gas reductions, and green ports - reflects that the serious threat of climate change requires action as soon as possible (California Air Resources Board, September 2007a. Draft Ust ofEarfy Action Measures to Redut'e Greenhouse). In addition to approving the 37 greenhouse gas reduction strategies, CARB directed staff to further evaluate early action recommendations made at the June 2007 meeting, and to report back to CARB within six months. Since the June 2007 CARB hearing, CARB staff has evaluated all 48 recommendations submitted by several stakeholder andl several internally-generated staff ideas and published the Expanded List of Early Action Measures To Reduce Greenhouse Gas Emissions In California Recommended For Board Consideration in October 2007 (California Air Resources Board, September 2007a). Draft List of Early Action Measures to Reduce Greenhouse Gas Emissions in California Recommended for Board Consideration in October 2007b). Based on its additional analysis, CARB staff is recommending the expansion of the early action list to a total of 44 measures. Nine of the strategies meet the AB 32 defInition of discrete early action measures. Discrete early action measures are measures that will be in place and enforceable by January 1, 2010. The discrete early action items include: (1) a Low Carbon Fuel standards for ethanol, biodiesel, hydrogen, electricity, compressed natural gas, liquefIed petroleum gas and biogas; (2) restrictions on High Global Warming Potential Refrigerants; (3) Landtill Methane Capture, (4) Smartway Truck EffIciency; (5) Port ElectrifIcation; (6) Reduction of perfluorocarbons from the semiconductor industry; (7) Reduction of propellants in consumer products; (8) Tire inflation; and (9) -29- -30- In addition to identifying early actions to reduce greenhouse gases, CARB has also developed mandatory greenhouse gas reporting regulations pursuant to requirements of AB 32. The regulations will require emissions reporting for classes of facilities that collectively account for 94 percent of the stationary source emissions in California, including cement plants, oil ref1neries, electric generating facilities/providers, co-generation facilities, hydrogen plants and other stationary combustion sources that emit more than 25,000 metric tons per year of C02e emissions. (California Air Resources Board, December 6, 2007c, Proposed Regulation for the Mandatory Reporting of California Greenhouse Gas Emissions Pursuant to the California Global Warming Solutions Act of 2006 (AB 32), available at http://www.arb.ca.gov / cc/ ccei/ reporting/GHGReportBoardSlides 12_06_07.pdf (proposed regulations were approved by CARB on December 6, 2007).) Presumably, while individual facilities within these classes may not create signif1cant greenhouse gas impacts, emissions from these types of facilities are likely to be cumulatively considerable. Likewise, facilities or projects not included among the classes required to report under CARB's mandatory reporting regulations are not expected to have cumulatively considerable greenhouse gas impacts. In total, the 44 recommended eady actions have the potential to reduce greenhouse gas emissions by at least 42 million metric tons per year of carbon dioxide equivalent (C02e) emissions by 2020, representing about 25 percent of the estimated reductions needed by 2020 (California Air Resources Board Res. No.07-55 (Dec. 6, 2007), available at http://www.arb.ca.~~ov/cc/inventoty/1990levellarb res07- 55 1990 ghg- level.pdt). The 44 measures are in the sectors of fuels, transportation, forestry, agriculture, education, energy eff1ciency, commercial, solid waste, cement, oil and gas, electricity, and f1re suppression. The 2020 target reductions are currently estimated to be 174 million metric tons per year of C02e emissions. (California Air Resources Board, October 2007, Expanded List of Early Action Measures To Reduce Greenhouse Gas Emissions In California Recommended For Board Consideration.) CARE has approved a 1990 emissions inventory and 2020 limit of 427 million metric tons per year of C02e emissions (California Air Resources Board Res. No.07-55 (Dec. 6, 2007), available at http://www.arb.ca.gov/cc/inventoty./1990level/ arb res07 -55 1990 ghg- level. pdt). Sulfur Hexafluoride (SF6) reductions from non-electricity sector. The entire list of early action strategies is shown in Table 4. Initial Study - 20 Terrabay Phase III Project Tertabay Phase III Project Initial Study.. 21 TABLE 4 RECOMMENDED AB32 GREENHOUSE GAS MEASURES TO BE INITIATED BY CARB BETWEEN 2007 AND 2012 1 Fuels Above Ground 23 Commercial SF6 reductions Storage Tanks from the non- electric sector 2 Transportation Diesel- Offroad 24 Transportation Tire inflation equipment (non- program a cultural 3 Forestry Forestry 25 Transportation Cool automobile protocol paints endorsement 4 Transportation Diesel - Port 26 Cement Cement (A): trucks Blended cements 5 Transportation Diesel - Vessel 27 Cement Cement (B): main engine fuel Energy- efficiency specifications of California cement facilities 6 Transportation Diesel - 28 T ransporta tion Ban on HFC Commercial releas(~ from harbor craft Motor Vehide AC service / dismantlin 7 T ransporta tion Green ports 29 Transportation Diesel - offroad equipment a cultural 8 Agriculture 30 Transportation Add AC leak tightness test and repair to Smog Check 9 Education Local gov. 31 Agriculture Research on Greenhouse Gas GHG reductions (GHG) from nitrogen reduction land applications guidance / rotocols 10 Education Business GHG 32 Commercial Specifications for reduction commercial guidance / refrigeration rotocols 11 Energy Cool 33 Oil and Gas Reduction in Efficiency communities venting / leaks program from oil and gas s stems -31- -32- ID ID # Sector Strategy Name # Sector Strategy Name 12 Commercial Reduce high 34 Transportation Requirement of Global Warming low-GWP GHGs Potential (GWP) for new Motor GHGs in Vehicle ACs products 13 Commercial Reduction of 35 Transportation Hybridization of PFCs from medium and semiconductor heavy-duty diesel industry vehicles 14 Transportation SmartWay truck 36 Electricity Reduction of SF6 efficiency in electricity generation 15 Transportation Low Carbon 37 Commercial High GWP Fuel Standard refrigerant (LCFS) tracking, reporting and recovery program 16 Transportation Reduction of 38 Commercial Foam recovery / HFC-134a from destruction DIY Motor program Vehicle AC servicing 17 Waste Improved landfill 39 Fire Alternative gas capture Suppression suppressants in fu:e protection systems 18 Fuels Gasoline 40 Transportation Strengthen light- dispenser hose duty vehicle replacement standards 19 Fuels Portable 41 Transporta tion Truck stop outboard marine electrifica tion tanks with incentives for truckers 20 Transportation Standards for 42 Transporta tion Diesel - Vesse! off-cycle driving speed reductions conditions 21 Transportation Diesel - 43 Transportation Transportation Privately owned refrigeration - on-road trucks electric standby 22 Transportation Anti-idling 44 Agriculture Electrification of enforcement stationary agricultural engines - Source: CJlRB, 2007 Initial Study - 22 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 23 The Climate Action Team (CAT), which was created and is chaired by the Secretary of the California Environmental Protection Agency (CalEP A), has also issued a report to the Governor and the Legislature in response to Executive Order S-3-05(Climate Action Team, Climate Action Team Report to Governor Sc'hwarzenegger and the Legislature (March 2006), available at http://www.climatechange.ca.gov / climate_action_team/ reports/2006-04- 03_FINAL_CAT_REPORT.PDF). The report proposes a number of strategies for public and private entities that are expected to contribute to compliance with the Governor's reduction goals. CAT has also issued specific early action measures intended to supplement the CARB measures (Climate Action Team, Climate Adion Team Proposed EarlY Actions to Mitigate Climate Change in California (April 2007), available at http://www.climatechange.ca.gov / climate_action_team/ reports/2007 -04-20_ CA T _REPORT.PDF). The CAT measures, however, are still in draft form and have yet to be finalized, and are therefore not used in this report. Greenhouse Gas Significance Crit4~ria At this time there are no statewide guidelines for greenhouse gas em1SS10n impacts, but this will be addressed through the provisions of Senate Bill 97 ("SB 97"), which was enacted in 2007. SB 97 requires the State Office of Planning and Research (OPR) to develop CEQA guidelines for the effects and mitigation of greenhouse gas emissions. Unfortunately, the guidelines will not be available for some time as OPR has until July 1, 2009 to draft the new greenhouse gas guidelines, and the State Resources Agency will thereafter have until January 1, 2010 to certify and adopt the regulations. In the interim, OPR, in collaboration with the California Resources Agency, the California Environmental Protection Agency and the California Air Resources Board, recently provided a new technical advisory containing informal guidance for public agencies as they address the issue of climate change in their CEQA documents. This technical advisory provides OPR's perspective on the issue and precedes the development of draft implementing regulations for CEQA,. in accordance with Senate Bill 97 (Chapter 185, Statutes of 2007). In summary, OPR recommends each public agency that is a lead agency for complying with CEQA to develop its own approach to performing a climate change analysis for projects that generate GHG emissions. A consistent approach should be applied for the analysis of all such projects, and the analysis must be based on best available information. For these projects, compliance with CEQA entails three basic steps: . identify and quantify the GHG emissions; . assess the significance of the impact on climate change; and . if the impact is found to be significant, identify alternatives and/or mitigation measures that will reduce the impact bdow significance. Although, there is currently no adopted threshold for all City projects, for this analysis, a Project would be considered to have a significant impact if the project would conflict with or obstruct implementation of greenhouse gas reduction measures under AB 32 and other state regulations. Three types of analyses are used to determine whether the project could be in conflict with the State measures for reducing greenhouse gas emissions. The analyses are as follows: A. Whether the project conflicts with or obstructs implementation of CARE's 44 early action strategies. B. Whether the project will be subject to CARB's mandatory reporting. Qualifying projects include cement plants, oil refineries, electric generating facilities/providers, co-generation facilities, hydrogen plants and other stationary combustion sources that emit more than 25,000 metric tons per year of COze emissions. Projects that are not included among these classes of facilities and -33- -34- As shown in Table 5, project construction greenhouse gas emissions for the 2008 Project where the Product Design Studio is treated similar to a research and development land use would be approximately 496 metric tons per year of COze emissions and project operations would be approximately 13,194 metric tons per year of COze emissions (including emissions from vehicle trips, space heating and indirect emissions from the use of electricity). Operational emissions would therefore be significantly lower than the reporting limit, which is 25,000 metric tons per year of COze emissions. Accordingly, the project would not be subject to CARB's mandatory reporting requirements. In addition, the net increase in COze from the 2006 Project to the 2008 Project are 2 and 70 metric tons per year of COze emissions for construction- and operation-related emissions, respectively. Item B. Greenhouse Gas: The site is primarily undeveloped except for California Water Service Company pump station and associated piping and would involve grading and construction for the two office towers that would also contain a Product Design Studio, commercial space (restaurant and retail), a child care center, and a performing arts center. The Project is not the type of project that would be required to report emissions to CARB (i.e., the project is not a cement plant, oil ref11lery, electric generating facility/provider, co-generation facility, or hydrogen plant or other stationary combustion source that emits more than 25,000 metric tons per year of COze emissions). Iberefore, the specific emissions from this Project would not be expected to have a substantial impact on Global Climate Change. The Project is currently incorporating criteria from the Leadership in Energy and Environmental Design (LEED) Green Building Rating System into the 2006 Project and would continue this practice to the 2008 Project. The LEED Rating System is a nationally recognized program that incorporates sustainable green bu~lding and development practices that lead to higher performing buildings and lower ozone depletion- and global warming-related emissions. The proposed criteria may include, but are not limited to, prohibiting the use of chlorofluorocarbons (CFC)-based refrigerants and using low volatile organic compound (VOC) glues, sealants, and paints. The project design team would include a LEED Accredited Professional to assist with identifying and incorporating additional sustainable green building and development practices best suited for the project. Implementation of these types of practices would be consistent with the energy efficiency- and commercial-related early action strategies. "While the Project's emission impacts would be transportation-related, in the sense that they will be primarily produced by vehicle trips to and from the site, the Project is not a "transportation" project as described in the early action measures. Item A. Greenhouse Gas: The Project does not pose any apparent conflict with the most recent list of the CARB ea.rly action strategies (see Table 4). As mentioned above, the 44 measures are in the sectors of fuels, transportation, forestry, agriculture, education, energy efficiency, commercial, solid waste, cement, oil and gas, electricity, and fire suppression. C. ~~ether elements of the project, mitigation measures, and City policies and requirements contribute to the efficiency of the project and reduce greenhouse gas emissions. Most projects include project components and/or mitigation measures that may not be intended to reduce greenhouse gas emissions, but will nonetheless have this I~ffect. Similarly, many City policies and requirements, such as traffic demand management programs, may also operate to improve the efficiency and reduce emissions associated with the project. '\Jvill not emit 25,000 metric tons per year of COze emissions or more are not required to report emissions to CARB and are not considered to be cumulatively considerable. Initial Study - 24 Terrabay Phas<: III Project Terrabay Phase III Project Initial Study - 25 TABLE 5: PROJECT RELATED GREENHOUSE GAS EMISSIONS Constmction..Related Operation-Related ..Emissions Project Description Emissions (Metric Tot1s of (Metric Tons of COze) ... CO<ie) .. 2006 Terrabay Phase III 494 13,124 2008 Terrabay Phase III with 496 13,060 Product Design Studio as 100% Ancillary to Office Space 2008 Terrabay Phase III with 496 13,194 Product Design Studio as Research and Development Space Net increase from 2006 to 2008 2 70 with Product Design Studio as Research and Development Space (worst-case scenario) Source: :Miller Environmental Consultants, 2008 Item C. Greenhouse Gas: The mixed-use design of the Project (office, product design studio, commercial retail/restaurant, child-care, and perfoffiJing arts) has the potential to minimize greenhouse gas emissions related to transportation for both the employees and the patrons of the mixed uses. First, multiple amenities and services an employee or patron might use are now located in one area, which will reduce vehicle-miles- traveled. Second, the Project proposes a Transportation Demand Management Program designed to affect a 34 percent mode shift for employees, which will reduce vehicle-miles-traveled. As discussed in Item A above, the design of the Project also has the potential to minimize greenhouse gas emissions related to construction and operation of the building. The review of Items A, B, and C indicate that the Project would not conflict with the State goals in AB 32 and therefore this impact would be les~1 than significant Mitigation Measures Required from Previous Environmental Documents: None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project slightly increases the amount of greenhouse gases from those calculated for the 2006 Project but not by a substantial amount. This impact would be less than significant. No new or additional mitigation measures would be :required for the 2008 Project. -35- -36- The 1998/99 SEIR contains an evaluation of biological resources on the Project site. The 2000 Addendum, 2005 SEIR and 2006 Addendum updates the information. Section 4.3 Biology of the Terrabcry 1998/99 Phase II and III Draft Supplemental EIR and Master Response 7.3-8 of the Terrabcry 1998/99 Phase II and III Final Supplemental EIR are hereby incorporated by reference. The evaluation presented below is based on a Review ojBiological Issues Initial Stucfy for North Peninsula PLaza Proje'" South San Framisl'o, California (Environmental Collaborative 2005) for scoping of the 2005 SEIR. The 2005 SEIR and 2006 Addendum found that the biological impacts were similar to or less than the project impacts analyzed by the 1998/99 SEIR and 2000 Addendum. This analysis remains the same for the 2008 Project as the 2008 Project would not increase the development envelope and as such would not increase impacts on biological resources as discussed below. ~ o o ~ o o ~ o o ~ o o ~ o o ~ o o No Impact Less Than Significant Impact Potentially Significant Unless Mitigation Incorporated Background o f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? o e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery ~~? 0 c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? 01 b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? [] a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? [] 4. BIOLOGICAL RESOURCES. Would the project: Potentially Significant Impact Initial Study - 26 Terrabay Phasle III Project Terrabay Phase III Project Initial Study.. 27 The 2008 Project would grade land that was previously graded as a part of the approved 2006 Project. The 2008 Project consists of the addition of floor area above the retail concourse analyzed and approved in the 2006 Project entitlements. Re-grading and removal of a retaining wall and extension of an existing retaining wall in an areas graded in 2007 would be required. The floor elevation of the Product Design Studio would be approximately 66 feet above mean sea level (which is about 16 feet higher than the Retail and Ground Floor Lobby Level of the North Tower). As a result, there would be approximately 4,000 cubic yards of cut at the existing berm (previously graded) and about 500 cubic yards of fill at the current generator area (BKF June 30, 2008) (See ASK-COOl). Site Retaining Wall No.1 (a soil nail wall) comprising about 7,000 SF of vertical area would be lengthened in an area approved for development and previously graded. The analysis contained in the 2006 Addendum remains in force for the 2008 Project and the following discussion has been amended to incorporate the 2008 Project. There are no new mitigations or impacts, or any intensification of existing impacts Analysis a) The 2008 Project is the addition of a second floor in the central area of the approved Project site, and would not impact special status species due to its location. As noted in the 2006 Addendum, the 2006 Project would not result in new impacts to special status species beyond those identified in the 1998/99 SEIR. The area where special species habitat is located (larval host plant for the federally- endangered callippe silverspot buttert1y) located on the Preservation Parcel. The Preservation Parcel was removed from any potential development impacts by its legal designation to open space during the 2000 Project entitlements. The Preservation Parcel was conveyed as open space to the County of San Mateo in 2004. Biological mapping of the Project site was conducted as part of the 1998/99 SEIR and subsequent mapping of the Project site has been conducted by West Coast Wildlands. No other special- status species have been found in the vicinity of the Project site. The 2008 Project would not impact special status species. Mitigation Measure 4.3-2 identified in the 1998/99 SEIR is implemented as a result of construction of the 2006 Project. The mitigation measure requires dust control, salvage and transplant of Monardella, posting signs along trails and vista points warning park users against illegal activities and required compliance with the landowner obligations identified by the San Bruno Mountain Habitat Conservation Plan with respect to the Project site. The redesign of Phase II and III as called for under Mitigation Measure 4.3-2 of the 1998/99 SEIR has been accomplished by the 2000 General, Precise and Specific Plan amendments, the 2006 Project design and the conveyance of habitat to th(: County as open space (the Preservation Parcel). As a result of the conveyance of the Preservation Parcel containing Johnny jumpup (Viola pedunculata) to the County for inclusion in San Bruno Mountain County/State Park no Viola pedunculatahas has or will be disturbed. Installation of signage along trails and use of appropriate dust control measures is required as a standard condition of approval and is currently being implemented and monitored by the City. The provision in Mitigation Measure 4.3-2 for salvage of larval host plants for callippe silverspot no longer applies as all Johnny jump-up (Viola pedunculata) plants have been avoided. The Restoration Plan (required by Mitigation Measure Mitigation Measure 4.3-2 from the 1998/99 SEIR) includes a component to salvage and transplant other nectar plants (especially natives such as Monardella) that may be used for nectaring by adult callippe silverspot. Restoration and salvage activities were conducted by West Coast Wildlands and others in 2007 prior to grading on the Project site for the 2006 Project. The salvage effort was supervised by the City. The 2008 Project would not impact these efforts; nor would more salvage be required. Mitigation Measures 4.3-1 (b) and 4.3-1 (c) from the 1998/99 SEIR -37- 101 Second Street, Suite 555 San Francisco, CA9410S 415-777.3330 APPUCANT: Myers Peninsula Company LLC clo Myers Development CO~8ny Centennial Towers South San Francisco, California PREPARED BY: II Skidmore, Owings & Merrill LLP 8M frMd8oo, ClIIIbnIIM1 1 1 P.415.98t.'. PRELIMINARY GRADING PLAN Job NO: fill ,..,. 1999028G-20 BKF ""'" Terrabay Phase III Project Initial Study- 29 also required the Restoration Plan to include a salvage component for other native plant material and use of existing fire trails for any new ped(~strian trails linking the site with the open space lands of San Bruno Mountain. This effort was also completed in 2007 by West Coast Wildlands and others, as supervised by the City. The 2008 Project would not impact these efforts. A dust mitigation measure for Air Quality is identified in the 1998/99 and 2005 SEIR's and is required of the 2006 Project. The dust control mitigations would continue to apply for the 2008 Project. b) The 2008 Project would have no impact on the site design, avoidance and preservation measures and would continue to provide compliance with Mitigation Measures 4.3-1(a) from the 1998/99 SEIR. This mitigation required the avoidance of freshwater marsh and riparian habitat to the greatest extent possible. The 2006 Project was substantially revised (from that analyzed in 1998/99) to avoid freshwater marsh, seeps and riparian habitat in the northern portion of the Phase III site (now known as the Preservation Parcel). The 2006 Project take of 0.10 acres of an unvegetated intermittent stream is being mitigated as discussed below under c. The 2008 Project would not alter these conditions. c) The 2006 Project avoided the jurisdictional wetland habitat in the northern portion of tlle Phase III site evaluated in the 1998/99 SEIR. The 2006 Project conforms with the provisions of Mitigation Measures 4.3-3(a), 4.3-3(b) and 4.3-3(c) with respect to wetlands. A Wetland Mitigation Plan (WMP) was prepared by Wetland Research Associates (WRA) in 2000 (WRA 2000) to address the impacts of the City's Oyster Point Hook Ramp Project and development of the Terrabay Project site. The \(1Mp serves to address the filling of 0.68 acres of wetlands to accommodate the widening of Airport Boulevard at the Hook Ramps (a City Project) and anticipated filling of 0.10 acres of unvegetated other waters to accommodate development of the Terrabay Project site, as noted in b, above. As defined in the WMP, identified impacts to jurisdictional waters are to be mitigated by creating, restoring and enhancing 1.82 acres of wetlands and portions of two drainage channels in the northern portion of the original Phase III site and removal of invasive exotics. The WMP is being implemented and monitored and by the Engineering Division of the City of South San Francisco and WRA. The 2008 Project would not impact any of these efforts. Therefore, the 2008 Project conforms with the provisions of Mitigation Measures 4.3-3(a), 4.3-3(b) and 4.3-3(c) with respect to wetlands. The required agency authorization was secured and re-authorized from the U.S. Army Corps of Engineers (Corps), Regional Water Quality Control Board (RWQCB) and California Department of Fish and Game to extend the wetland mitigations.3 The permit authorization from the Corps, CDFG and R WQCB remains in effect. The permit authorizations are attached to the 2006 Addendum. The wetland mitigations are continuing and are being monitored by WRA, as noted above. The 2008 Project would not impact any of these efforts or conditions. Implementation of a detailed erosion and sedimentation control plan was accomplished as part of the required Storm Water Pollution Prevention Plan for the 2006 Project and addresses the area of the 2008 Project. 3 This included re-securing authorization from CDFG, the Corps and RWQCB, if necessary. Reauthorization was received from the Corps July 31, 2005 and CDFG on September 22,2005. This also included confirmation of the adequacy of the WMP in addressing the temporary loss of an estimated 500 square feet of potential wedands affected by the 2006 Project driveway access improvements at Airport Boulevard. The Corps stated that this area does not constitute wedands in a letter dated February 1, 2006 and that the existing plan is adequate. -39- -40- Finding: The 2008 Project would not result in additional impacts over what was identified in the 1998/99 SEIR on biological resources. Moreover, as a result of clustering the Project, the 2006 Project impacts are considerably less than those identified in the 1998/99 SEIR, as documented in the 2005 SEIR and 2006 Addendum. The majority of the wetlands on the Phase III site have been preserved, the viola has been preserved and wetlands have been enhanced. The requisite United States Army Corp of Engineers and California Department of Fish and Game permits has been secured and the wetlands restoration is underway and being monitored by the City. These activities have been completed or implemented as apart of the 2006 Project. No new or additional mitigation measures would be required for the 2008 Project. Mitigation Measure 4.3-3 from the 1998/99 SEIR which identifies avoiding wetlands take to the maximum extent feasible which has been accomplished with the creation and conveyance of the Preservation Parcel to the County containing wetlands and enhanced wetlands pursuant to an approved USACE Section 404 permit. The permit mitigates the loss of 0.10 acres of intermittent stream the only take of wetlands associated with the 2006 Project. The 2008 Project would not alter these conditions. This mitigation measure is_completed. Mitigation Measure 4.3-2 from the 1998/99 SEIR avoidance of habitat was accomplished by the creation and conveyance of the Preservation Parcel. This portion of Mitigation }'Jeasure 4.3-2 is complete. Mitigation Measure 4.3-1 from the 1998/99 SEIR applied to the 2006 Project which address landscape compatibility, a restoration plan and salvage plan. This mitigation measure is completed. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.3-2 from the 1998/99 SEIR - The dust control and trail sign age portion of this mitigation measure is applicable to both the 2006 and 2008 Project. This mitigation measure is on-going for the 2006 Project and would continue to be required for the 2008 Project. Mitigation Measures Required from Previous Environmental Documents: f) The 2006 Project and the 2008 Project conform to the provisions of the San Bruno Mountain Habitat Conservation Plan. The restoration and enhancement efforts on the Preservation Parcel improved habitat values on this portion of the original Project site. Mitigation Measure 4.3-2 ensures that the Project sponsor fulfill the landowner/developer obligations identified in the San Bruno Mountain Habitat Conseroation Plan. Ms. Autumn Meisel of Thomas Reid Associates reviewed the proposed Phase III 2006 Project limits and found them in compliance with the 1999 HCP Certification hearing Guly 12, 2006). The 2008 Project is clearly within those limits. e) The 2006 and the 2008 Project conforms to local plans and policies. d) There were no significant impacts on wildlife habitat associated with the 2006 Project which is consistent with the conclusions from the 1998/99 SEIR. Additionally, the 2006 Project included a Migratory Bird Survey conducted in January 2007, as required by the City. The survey was conducted by Wetlands Research Associates. No Migratory Birds were found on the Project site. The survey was conducted prior to issuance of grading permits for the 2006 Project. The 2008 Project would not impact wildlife habitat or Migratory Birds as grading and vegetation removal was completed in 2007. Initial Study - 30 T errabay Phas(: III Project Terrabay Phase III Project Initial Study.. 31 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 5. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in ~15064.5? 0 0 0 ~ b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to ~15064.5? 0 0 0 ~ c) Direcdy or indirecdy destroy a unique paleontological resource or site or unique ge:alogic feature? 0 0 0 ~ d) Disturb any human remains:, including those 0 0 0 ~ interred outside of formal cemeteries? Background Section 4.9 Archaeology of the Tl'rrabqy 1998/99Phase II and III Draft Supplemental EIR and Master Responses 7.3-3, 7.3-4, 7.3-5, 7.3-6 and 7.3-7 of the Terrabqy 1998/99 Phase II and III Pinal Supplemental EIR are hereby incorporated by reference. The evaluation presented below is based on a review of the 2005 Project site plan by Miley Holman, Archaeologist (Holman & Associates 2005) for the clustered Project leaving the Preservation Parcel in open space. The Preservation Parcel contains an archaeological site. The 2005 SEIR and 2006 Addendum restated that cultural impacts would be less- than-significant with mitigation. The mitigation included avoidance of the archaeological site and monitoring grading of the Buffer Parcel. Avoidance of the archaeological site was achieved by preserving it free from development in the Preservation Parcel. Potential unforeseen impacts associated with 2006 Project grading did not occur; Miley Holman, archaeologist supervised project grading and no cultural artifacts or remains were found outside the mapped area. This is documented as part of the mitigation monitoring conducted by the City. Mr. Holman was on the Project site overseeing grading activities in 2007. The 2008 Project would be construction of a Product Design Studio above ground floor retail; an area of grading that was reviewed and supervised by Miley Holman, archaeologist in 2007. The discussion below amends the 2006 discussion to include the 2008 Project. There are no 2008 Project impacts to cultural resources. Analysis a) There are no historic resources (as deftned in Section 15064.5 of the CEQA Guideline~) located on the 2006 Project Site. The 2008 Project does not alter this ftnding. b) One prehistoric archaeological site identified as CA-SMa-40. CA-SMa-40 is adjacent to the 2006 Project site. CA-SMa-40 is within the Preservation Parcel. The Preservation Parcel was conveyed to the County for inclusion in San Bruno Mountain County/State Park in August 2004. Extensive study of this site has occurred since 1950. Beginning in 1988, comprehensive surface and subsurface archaeological investigations of CA-SMa-40 were conducted by Holman & Associates. The purpose of the subsurface archaeological testing was to assess the boundaries, condition, depositional integrity and research significance of the site. Holman & Associates determined CA-SMa-40 is approximately 2.2 acres in size. Extracted charcoal samples were tested and 18 radiocarbon dates -41- -42- Mitigation Measure 4.9-2 from the 1998/99 SEIR as there are no archaeological resources and as such no indirect impacts between CA-SMA 40 and 92 on the 2006 or the 2008 Project site. Mitigation Measure 4.9-1 from the 1998/99 SEIR as there are no archaeological resources on the 2006 or 2008 Project site. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measures 4.9-1 from the 1998/99 SEIR is implemented by the preservation of CA-SMA-40 on the Preservation Parcel and its conveyance to the County for inclusion in San Bruno Mountain County and State Park as open space in perpetuity. There is no impact to CA-SMA-92 off the 2006 Project site and on County land as there is no development on the Preservation Parcel and no trails connecting the two historic resources. The mitigation measure has been completed by creation and conveyance of the Preservation Parcel in 2Q04. Mitigation Measures Required from Previous Environmental Documents: d) As discussed in Item 5b above, CA-SMa-40 contains Nativ,e American burials. The 2006 Project specific plan and site plan avoided CA-SMa-40. This implemented Mitigation Measure 4.9-1(b) identified in the Terrabqy Phase II and III Draft Supplemental DEIR Miley Holman was on site during excavation to monitor activities. As a result of the incorporation of Mitigation Measure 4.9-1 (b) into the Project site plan, potential impacts to Native American burials was reduced to a less than significant impact (Holman 2005). The 2008 Project would not result in an impact. c) There are no unique paleontological resources or sites or unique geologic features located on the 2006 Project Site. The 2008 Project does not alter these conditions. The 2006 Project completely avoided CA-SMa-40. The 2008 Project site would not alter this conclition. The Preservation Parcel was conveyed to San Mateo County for inclusion in the San Bruno Mountain County Park. In addition, a Buffer Parcel containing about 2.7 acres is located south of the Preservation Parcel, and was required as further assurance to avoid disturbance to CA- SMa-40. Development on the Buffer Parcel is limited to roads, surface parking and an informational kiosk. Miley Holman supervised the grading of the Buffer Parcel in 2007, as required by the 2006 Addendum and the 1998/99 SEIR. No archaeological remains were found beyond the mapped area of CA-SMa-40. There were no impacts to archaeological resources as a result of the 2006 Project. The 2008 Project would not alter these conditions. rangmg from 5,155 to 460 years before the present were obtained, suggesting the site is one of the olde:st documented bayside shellmounds in the Bay Area. The most abundant material present at the site was the remains of marine shellfish. Additional materials included those associated with cultural activities that typically would take place in a permanent settlement such as hearths, faunal remains other than shell, artifactual materials imported into the region and chronologically diagnostic artifacts and materials. The shellmound also contains human remains. While the number of human burials is unknown, the results of test excavations suggest that numerous prehistoric Native American burials are present and may be encountered in any portion of the deposit. Holman & Associates determined CA-SMa-40 is probably eligible for nomination to the National Register of Historic Places. Initial Study - 32 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 33 Finding: The 2008 Project would be located above ground t100r retail in an area graded in 2007, and in the center of the Development Parcel. The 2006 Project did not result in any impacts to archaeological, cultural or historical resources. Miley Holman, archaeologist was on the Project site during grading of the Buffer Parcel, as required by the 1998/99 SEIR and the MMRP. No archaeological or historic remnants were found. No burials or artifacts were discovered. Grading and development 1n archaeological sensitive areas was completely avoided. No additional mitigation measures would be required for the 2008 Project. Potentially Significant Impact 6. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-P:riolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a know fault? Refer to Division of Mines and Geology Special Publication 42. D D ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefuction? D iv) Landslides? D b) Result in substantial soil erosion or the loss of topsoil? D c) Be located on a geologic unit of soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? D d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? D e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? D Background Potentially Significant Unless Mltigarion Incorporated D D D D D D D D Less Than Significant Impact r2J r2J r2J r2J r2J r2J r2J D No Impact D D D D D D D r2J The geotechnical environment has not changed since the 2006 Project and Addendum. The 2008 Project consists of the addition of t100r area above the retail concourse analyzed and approved in the 2006 Project. Re-grading and removal of a retaining wall and extension of an existing retaining wall in an area -43- -44- The topography of the Project has been modified as a result of grading and construction of the approved 2006 Project. The bedrock type is predominantly Franciscan sandstone overlain by man-made fill, debris slides, colluvial and alluvial deposits. The Project site is subject to landslides, debris slides, rockslides and rock falls. Additional field exploration, laboratory testing and engineering analysis have been conducted to provide geotechnical recommendations appropriate for the 2006 Project. This work is required by the City and is peer reviewed by the Engineering Division and Cotton Shires, Associates, consulting geologists. The 2005 SEIR and 2006 Addendum found that geology and soils impacts to be similar to or less than the project impacts analyzed by the 1998/99 SEIR. The 1998/99 SEIl:{., based upon 20 years of field analysis and implementing and monitoring mitigation measures in Terrabay Phase I, identified a list of mitigations for each geological condition facing the site; therefore, minor refinements to the mitigations are all that was required for the 2006 Project. The same conditions and mitigation measures would apply to the 2008 Proj(~ct. Section 4..1 Geology, Soils and Seismicity of the Terrabqy 1998/99 Phase II and III Drcift Supplemental EIR are hereby incorporated by reference. Subsequent to the 1998/99 SEIR, a geotechnical investigation program was conducted by URS Corporation for the Terrabay Phase III development (URS 200la). The geotechnical investigation program included the following elements: geologic mapping of lithologic units, geomorphology, and structures (bedding and joint orientations); three joint surveys; 36 test borings; 20 test pits; 7 seismic refraction lines; 11 downhole velocity surveys; 9 piezometers; and 7 inclinometers. The investigation also included 1 0 geologic/geotechnical cross sections through representative portions of the previously proposed project as well as the results of a laboratory testing program to characterize the engineering properties of soil and rock units. The field investigation and laboratory testing program served as the basis for engineering analyses, the results of which were submitted in a second geotechnical report (URS 2001b). Previous Studies The geotechnical tnltigation measures identified in the 2006 MMRP are being implemented 1n construction of the 2006 Project and would continue to be implemented for the 2008 Project. The implementation is supervised by Cotton Shires, Associates, the City's consulting geologists. graded in 2007 would be required (See ASK-COOl, 009 Current Site Plan Building Level 2 and 010 Site Plan with Product Design Studio). The floor elevation of the Product Design Studio would be approximately 66 feet above mean sea level. There would be approximately 4,000 cubic yards of cut at the existing berm and about 500 cubic yards of fill at the current generator area. Site Retaining Wall No. 1 (a soil nail wall) comprising about 7000 square feet of vertical area would be extended. Initial Study - 34 Terrabay Phasc~ III Project i - . I ~ ", ,,, '" ~ ".... M '" ~f;lJ ,~ ,~ "" 21.0 '" ,~ '" ,~ ," ,," ___~d ~"\ \ .~ "" ( g ." . i. J~:. . . if" " /~ . .. OiMc--tJHK' ~..,.. 00..'''. ... . . /. :~ j ~/ /' ~ ..::;:. . / I ~ U1 I ~ BUILDING LEVEL 2 File Name 009 CURRENT SITE PLAN, Job No. 204000 Drawn By Ref CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 L L CENTENNIAL TOWERS South San Francisco, California Skidmore, Owings & Merrill LLP San Francisco, California 94111 WITH PRODUCT DESIGN STUDIO Job No. File Name 204000 A 1.0.2 DAF Date 2008.06.30 Sheet No. NTS A1.0.2 01 0 Ref. Sheet ~ I H::>- 0\ I I SITE PLAN. BUILDING LEVEL 2 I Terrabay Phase III Project Initial Study.. 37 Analysis a) No known active faults are located within the entirety of the Terrabay site. Four active faults in the region include the: San Andreas fault, located approximately three miles southwest; San Gregorio, fault about ten miles southwest; Hayward fault about 15 miles northeast; and the Calaveras fault about 27 miles northeast. According to the U.S. Geological Survey, the probability of an earthquake of at least magnitude 6.7 along the San Francisc:o Peninsula segments of the San Andreas fault zone is estimated to be 15 percent over the 30-year period from 2000 to 2030 (U.S. Geological Survey 1999). Two inactive faults located close to the Phase III Project site include the San Bruno fault zone located about 1.5 miles southwest of the site and the Hillside fault which trends in a west-northwesterly direction approximately 1,000 feet west of the intersection between Airport Boulevard and Sister Cities Drive. A rock slope stability analysis was conducted for the 2006 Project site, consistent with Mitigation Measure 4.1-4 (a) in the 1998/99 SEIR to identify slope stability conditions at the 2006 Project site. Based on the rock slope stability analysis, the following measures were incorporated into the 2006 Project: Grade flatter slopes with benches, drainage ditches and access for maintenance; Install rock anchors; Install subdrains; Revegetate slopes; Install slope monitoring instrumentation; Locate fences below rock outcrops and above cut slopes; and Scale off loose rocks. These measures are listed in Mitigation Measure 4.1-(a) and reduce potential rockslide and rockfall impacts to a less than significant level. These mitigation measures have been or are in the process of being installed as a part of the overall site work associated with the approved grading plan. Cotton Shires Associates is monitoring the installation work. The 2008 Project would not change these conditions. The 2006 Project was required to implement Mitigation Measure 4.1-4(b) to include a Slope Maintenance Plan in the CC&R's. The CC&Rs require that the Project's Property Owners Association retain the services of a licensed geotechnical engineer or geologist to maintain and inspect of the geotechnical mitigations. The City has reviewed and approved the Slope Maintenance Plan and has reviewed and made final comments of the CC&R's. This requirement would not be affected or altered by the 2008 Project. The 2006 Project implementation of Mitigation Measures 4.1-4(a) and 4.1-4(b) in the 1998/99 SEIR reduces rockslide and rockfall impacts that could occur as a result of seismic activity to a less than significant level. Implementation of 1998/99 SEIR Mitigation Measure 4.1-6, which requires a slope stability analysis on representative slopes to assess Project seismic loading and groundwater conditions. This analysis was completed for the 2006 Project as envisioned in the 1998/99 SEIR. The following measures were incorporated into the 2006 Project design including: Place keyways for fills through soft soils; Grade flatter slopes with benches, Install rock anchors; Install subdrains; Install retaining walls to minimize fill over sensitive areas; Design buildings in conformance with UBC Zone 4 and City standards; and, Remove rockfalls or encapsulate or fence them. These measures are listed in Mitigation Measure 4.1- 6 and reduce potential impacts from seismically induced landsliding and rocksliding impacts to a less than significant level. Again, these measures have been or are in the process of being installed as a part of the overall site work associated with the approved grading plan. Cotton Shires Associates is monitoring the installation work. The 2008 Project would not change these conditions. The surficial soil deposits at the 2006 Project site, as well as the 2008 Project, consist of very dense colluvium and alluvial fan deposits, which contain significant amounts of fines. These deposits are generally not susceptible to liquefaction. Therefore, the potential for liquefaction at the site is considered very low (URS 2001b). The 2008 Project would not affect these conditions. Landslides and debris slides are present within and above the 2006 Project site. Mitigation Measure 4.1- 3(a) in the 1998/99 SEIR has been implemented. The mitigation measures include construction of a debris basin, installation of deflection structures, perimeter drainage, retaining walls and monitoring equipment. Additionally, Mitigation Measure 4.1-3(b) required a Slope Maintenance Plan (see discussion -47- -48- e) The Project is connected to the city sewer system. d) 2006 Project development would be and is primarily constructed on rock except for small areas where foundations would be constructed over alluvial fan deposits. Alluvial fan deposits are very dense. Estimated settlement would be low. Implementation of Mitigation Measure 4.1-5(a) in the 1998/99 SEIR requires design techniques to mitigate differential settlement which reduces potential damage to structures, roadways and utilities to a less than significant level. Mitigation Measure 4.1-5(a) lists a number of measures that can be and have been incorporated into the .2006 Project design including: Over- excavating cuts to provided benches in the fill; Surcharge fill with excess material to accelerate settlement; Postpone development of areas most sensitive to settlement for a construction season; Monitor rate of settlement and delay development until the rate of movement is within acceptable limits of the engineered structures; and Place structures on deep pier foundations. The 2006 Project avoided the archaeological site which is contained in the Preservation Parcel. Therefore, two of the approaches identified by this mitigation are no longer applicable: "Fill over the archaeological site shall be placed on a scarified or benched surface" and "Construction activity on the archaeological site shall be limited to small construction equipment". The geotechnical mitigations are a part of the approved grading plan and are continually being refmed as site work progresses. The work is being monitored by Cotton Shire Associates. The 2008 Project would not affect or alter these conditions. c) The Project site is not considered susceptible to liquefaction dlerefore the risk of lateral spreading is considered very low (URS 2001). The site contains landslides which could adversely affect Project development, see Item 6a above. Implementation of Mitigation Measure 4.1-3(a) in the 1998/99 SEIR requires measures to mitigate active slide areas and cuts into active slides. These measures include, and are a part of the approved grading plan, removing material, buttressing and building retaining walls. AdditionaUy, implementation of Mitigation Measure 4.1-3(b), requiring the CC&Rs for the Property Owners Association to establish and fund a Slope Maintenance Plan to provide for the monitoring and maintenance of engineered slopes, perimeter drainage, debris slide retention and deflection structures has been impl,emented as noted in a, above. Potential Project landslide impacts were reduced to a less than significant level as a result of implementation of these mitigation measures. The 2008 Project would not change these conditions. b) The 2006 Project resulted in a reduced area of cut slopes from the previous Phase III development plan, slope stability problems and the potential for erosion remain high. Mitigation Measures 4.1-2(a) 4.1- 2(b) and 4.1-2(c) in the 1998/99 SEIR required the 2006 Project grading plan to maximize slope stability, install appropriately designed retaining walls, install perimeter typ1e A - ditches, regulate the steepness of grade slopes (bedrock graded no greater than 1.5:1 and in soil 2:1), install subsurface drains, install slope and groundwater monitoring instruments and winterize exposed slopes and graded pads. This mitigation measures are being implemented as part of the approved grading plan, and have reduced erosion impacts to a less than significant level. The 2008 Project would not change these conditions. Rockfall and rockslide fences are currently being installed pursuant to Mitigation Measure 4.1-4(a) and 4.1-4(b) (see above) reduce rockslide and rockfall impacts to a less than significant level. These mitigation measures would not be changed as a result to the 2008 Project. No additional mitigation measures are required as a result of the 2008 Project. above) that provides for ongoing monitoring and maintenance of engineered slopes, perimeter drainage, debris slide retention and deflection structures. Implementation of Mitigation Measures 4.1-3(a) and (b) has reduced potential impacts from movements of debris flow slides to a less than significant level. The 2008 Proj ect would not affect these conditions. Initial Study - 38 Terrabay Phas(: III Project Terrabay Phase III Project Initial Study -- 39 Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 4.1.1 from the 1998/99 SEIR shall apply to the 2008 Project which stipulates that all grading shall be in conformance with the Agreement with Resped to San Bruno Mountain Habitat Conservation Plan. This mitigation also requires state and federal agency permitting prior to grading. The 2006 Project is in compliance with this requirement. This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Project. Mitigation Measure 4.1-2 from the 1998/99 SEIR shall apply to the 2008 project which stipulates maximum slope grades, benches and drainage and slope engineering design to insure slope stability and minimize erosion. This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Project. Mitigation Measure 4.1-3 from the 1998/99 SEIR apples to the 2006 and 2008 Project requiring measures to mitigate active slide areas and to mitigate cuts into active slides include removing material, buttressing and building retaining walls. Additionally, implementation of this mitigation measure requires that the CC&Rs for the Property Owners Association establish and fund a Slope Maintenance Plan which shall provide for the monitoring and maintenance of engineered slopes, perimeter drainage, debris slide retention and deflection structures. This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Project although the Slope Maintenance Plan is an approved document. Mitigation Measure 4.1-4 from the 1998/99 SEIR applies to the 2006 and 2008 Project which requires rockslide and rockfall mitigations including such measures as flatter slopes with benches, rock anchors, subdrains, revegetation, slope monitoring instrumentation, sealing off loose rocks, netting and encapsulating rocks, fencing rocks, annual inspection of outcrops prior to the rainy season, slope maintenance plans and implementation of the plans through the CC&R's for the property. This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Project. Mitigation Measure 4.1-6 from the 1998/99 SEIR applies to the Project which addresses the secondary effects of seismic shaking. This mitigation measure is currently being implemented and would continue to be implemented for the Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.1-5 from the 1998/99 SEIR Artificial fill over CA-SMA-40. No fill would be placed over CA-SMA-40. Mitigation Measure 4.1-7 from the 1998/99 SEIR Hook Ramp Mitigations. The City sponsored hook ramp project is complete and the mitigation was incorporated. Finding: The 2008 Project would not result in any new or increased impacts with respect to geology and soils from those identified in the 1998/99 SEIR and as restated in the 2005 SEIR. The 2006 Project resulted in less site disturbance than analyzed in the 1998/99 SEIR. The 2008 Project would not affect these conditions. The geotechnical mitigations required in the MMRP are being implemented and -49- -50- Paten tially Significant Potemially Unless Less Than Significant Mitiga tion Significant No Impact Incorporated Impact Impact 7. HAZARDS AND HAZARDOUS MATERIALS. Would the proiect involve: a) Create a significant hazard to the public or the environment through the routine transport, use, or 0 0 disposal of hazardous materials? 1:1 0 b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? 0 0 0 0 c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? 0 0 0 0 d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? 0 0 0 0 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? 0 0 0 0 f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? 0 0 0 0 f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? 0 0 0 0 g) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? 0 0 0 0 Analysis a) The 2006 Project site was found not to contain toxic or hazardous materials (pHASE ONE, Inc 2003). The Project would not transport, use or dispose of any hazardous materials notwithstanding monitored by Cotton Shires Associates and the same 1ll1t1gations would be applicable to the 2008 Project. No new or additional mitigation measures would be required for the 2008 Project. Initial Study - 40 Terrabay Phasle III Project Terrabay Phase III Project Initial Study - 41 typical construction activities where equipment is used requiring various types of fuel. The 2008 Project would not alter these conditions. b) The Project is office and commercial uses which are land uses not associated with the use or release of hazardous materials into the environment. c) The nearest school, Martin School, is located about 0.75 miles from the Project site. See Items 7a and 7b above. d) The Project site is not included on the Department of Toxic Substance Control's site dean up list (DTSC 2004) as per Government Code Section 65962.5. e) San Francisco International Airport is located approximately two miles from the site. The General Plan designates airport-related height limits consistent with the San Mateo County Airport Land Use Plan. The Project site has a height limit of 360 feet and exceptions to the height limit may be granted by the Federal Aviation Administration. (City of South San Francisco General Plan 1999). f)The Project is not within the immediate vicinity of any private airports and would not present a safety hazard for people working at the 2006 Project. g) Development of the Project would not interfere with any adopted emergency response plans. The South San Francisco Fire Department reviewed the plans and requested the emergency vehicle access and turn around on the buffer parcel which was incorporated into the 2006 Project. The Fire Marshal reviewed the2008 Project Ouly 1, 2008) and did not identify any impacts associated with the 2008 Project. The 2006 project incorporates this request. The 2008 Project would not alter these conditions. h) The General Plan identifies the Project site as a ''Low Priority Fire Hazard Management Unit" (City of South San Francisco General Plan 1999). The 2008 Project does not alter these conditions. Mitigation Measures Required from Previous Environmental Documents: N one required. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.8-1 from the 1998/99 SEIR Aerially deposited lead applied to the hook ramp project and the requisite field work and analysis was conducted as apart of the City's Oyster Point Flyover transportation improvements. Mitigation Measure 4.8-2 from the 1998/99 SEIR from the effect of EMF on future residents applied to the Commons neighborhood proposed in the 1998/99 Project. The Commons parcel is now designated open space/recreation and is not a part of the 2008 Project. Finding: The 2008 Project would not result in any new or increased impacts with respect to hazards from those identified in the 1998/99 SEIR, 2000 Addendum, 2005 SEIR or its 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. -51- -52- Terrabay Phasle In Project Initial Study - 42 Potentially Significant Paten tially Unless Less Than Significant Mitiga tion Significant No Impact Incotporated Impact Impact 1. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? 0 0 0 [gI b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been 0 granted?) [] 0 [gI c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off-site? 0 0 [gI 0 d) Substantially alter the existing drainage pattern of the site area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? 0 0 0 [gI e) Create or contribute runoff water which would exceed the capacity of existing or planned stonnwater drainage systems or provide substantial additional sources of polluted runoff? 0 0 [gI 0 f) Otherwise substantially degrade water quality? 0 0 [gI 0 g) Place housing within a lOa-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? 0 0 0 [gI h) Place within a lOa-year flood hazard area structures which would impede or redirect flood flows? 0 0 0 [gI i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? 0 0 0 [gI j) Inundation by seiche, tsunami, or mud flow? 0 0 [gI 0 Terrabay Phase III Project Initial Study - 43 Background Section 4.2 Hydrology and Drainage of the 1998/99 SEIR and the 2005 SEIR and 2006 Addendum is hereby incorporated by reference. Analysis a) The 2006 Project did not violate any water quality standards or waste discharge requiJrements. A SWPP and compliance with the NPDES C-3 provisions was implemented and is being monitored by the City. The 2008 Project would be a part of the approved SWPP. b) The 2006 Project development resulted in a reduction of development area by approximately 75 percent over that analyzed in the 1998/99 SEIR. The pervious area increased groundwater recharge at the 2006 Project site from that analyzed in the 1998/99 SEIR. This condition is discussed in the 2005 SEIR and 2006 Addendum. The addition of a Product Design Studio above the North Tower retail extending back to a retaining wall resulting in the removal of pavers and approximately 8,000 of landscaping is not a significant increase in non-pervious area. The 2008 Project would result in a less- than-significant impact. c) As a result of the 2006 Project, a portion of an intermittent drainage upslope of the building was filled and the loss of jurisdictional waters is being mitigated as discussed in the Biology section of this document. Storm water runoff is collected into a pipe system that conveys storm water to the existing storm drain facilities in Airport Boulevard. The 2006 Project constructed the debris basin to accommodate entrained sediments and rocky debris. Mitigation Measures 4.2-11 from the 1998/99 SEIR is fulfilled as a result of the 2006 Project. The 2008 Project would not alter site conditions with respect to drainage patterns. d) The amount of surface runoff from the 2006 Project was substantially reduced from that analyzed in the 1998/99 SEIR. The 2006 Project reduced the potential for flooding at the Project site. See Items 8c, 8g and 8h. The 2008 Project would not alter site conditions with respect to surface runoff and flooding. e) The 2006 Project resulted in a reduction of storm water runoff compared to the previous development plans. 2006 Project-related storm water runoff was also evaluated in the 2005 SEIR. The City Engineer conducted the analysis required by Mitigation Measure a 3.4-8 from the 2005 SEIR and found that there is adequate capacity for Terrabay Phase III and cumulative development in the existing storm drain infrastructure. The City Engineering Division reviewed the 2008 Project Gune 30, 2008) and identified no impacts or additional conditions of approval that would be required over those in force currently as a result of the 2006 Project approval. The 2008 Project would not alter these existing conditions. f) The 2008 Project would be a part of the approved 2006 Storm Water Pollution Plan incompliance with NPDES C-3 standards. Erosion control and other measures are in place to minimize potential impacts to water quality. The 2008 Project would not alter site conditions and would not result in a degradation of water quality. g) The Project site is not within a 100-year flood zone (City of South San Francisco General Plan 1999/FIRM Map 065 062 002 B, September 2, 1981). The Project site conveys storm water runoff into a pipe and straw bale system (straw bales are used during construction in certain areas) that connects to the storm water facilities located in Airport Boulevard. The construction of the storm water facilities in Airport Boulevard was mitigation for the development of Terrabay as a whole, and was constructed by the Project proponent. These facilities were designed for a greater capacity than the Terrabay -53- -54- Mitigation Measure 4.2-7 from the 1998/99 SEIR relates to the Phase II Woods Project, not the Phase III Project. Ibe mitigation measure is incorporated into the completed project. Mitigation Measure 4.2-6 from the 1998/99 SEIR relates to erosion and sedimentation based upon the 1998 project (not approved or constructed) and does not apply to the Project. Mitigation Measure 4.2-5 from the 1998/99 SEIR relates to the completed City sponsored hook ramp project. The project is complete and the mitigations have been implemented. Mitigation Measure 4.24 from the 1998/99 SEIR relates to the design analyzed in the 1998 Project (not approved. or constructed) analyzed in the 1998/99 SEIR. Mitigation Measure 4.2-3 from the 1998/99 SEIR relates to a storm water impact on the Commons parcel in Phase II and does not apply to Phase III. Mitigation Measure 4.2-2from the 1998/99 SEIR storm water drainage and flooding impact relates to Phase II and does not apply to Phase III. Mitigation Measure 4.2-1 from the 19998/99 SEIR storm water and flooding applies to the design of Phase II and does not apply to Phase III. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.2-11 from the 1998/99 SEIR refers to debris basins that are required on the Phase III Terrabay parcel. The debris basin was installed as part of the 2006 Project. This mitigation measure is not entirely completed as the 2006 Project is not at the certificate of occupancy stage, and there are portions elements of the surrounding slope analysis and remediation that are currently being conducted and emplaced. The 2008 Project is would be included in this mitigation measure. Mitigation Measures Required from Previous Environmental Documents: j) The Project site is approximately 4.5 miles from the Pacific Ocean and about one-quarter mile from San Francisco Bay. The potential for inundation as a result of tsunami, seiche, or mudflow is considered low. i) The Project site is not within the flood path of any levees or dams. See Items 8g and 8h above. h) The Project site did not and would not locate any structures within a 100-year flood hazard area and did not impede or redirect any flood flows (FIRM Map 065 062002 B, September 2, 1981). The 2008 Project would not alter site conditions and would not emplace structures within a 100-year flood zone as stated in the 2006 Addendum. development as a whole including the 2006 Project and the proposed 2008 Project. (For reference to this, refer to the development scenarios identified in the introduction section of this document). The 2006 Project design eliminated the need for a storm drain link as identified in 1998/99 SEIR Mitigation Measur(: 4.2-4. The 2008 Project would not alter site conditions mitigated and approved in the 2006 Project. Initial Study - 44 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 45 Mitigation Measure 4.2-8 from the 1998/99 SEIR relates to the Phase II Commons parcel. The Commons is now the ''Recreation and Open space" parcel. The sedimentation basin has been improved and abandoned roads have been re-vegetated. Mitigation Measure 4.2-9 from the 1998/99 SEIR relates to the Phase II Pointe neighborhood which has been constructed and the mitigation measure is implemented. Finding: The 2008 Project would not result in any new or increased impacts with respect to hydrology from those identified in the 1998/99 SEIR, the 2005 SEIR and the 2006 Addendum. The City did re- evaluate storm water/waste water and as noted by the City Engineer adequate capacity does exist in the existing infrastructure for the Project and cumulative development. No new or additional mitigation measures would be required for the 2008 Project. Potentially Significant Potentially Unless Less Than Significant Mitigation Significanl No Impact Incorporated Impact Impact 9. LAND USE PLANNING. Would the project: a) Physically divide an established community? D D D rgJ b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? D D D rgJ c) Conflict with any applicable habitat conservation plan or natural community conservation plan? D D D rgJ Analysis a) The 2008 Project would be a part of the 2006 Project which is the third and final phase of the development of Terrabay. The Project is a part of this planned community and would not divide an established community. b) The 2008 Project would require minor text amendments to the Terrabay Specific Plan and the Terrabay Specific Plan Zoning District to accommodate the addition and defmition of a Product Design Studio within the approved Terrabay 2006 Project. The 2008 Project would be regulated by the Transportation Demand Management Program that is in compliance with Chapters 20.115 and 20.120 of the Municipal Code which also serves to reduce traffic and green house gas emissions. The 2008 Project would not conflict with a plan or policy or zoning established to protect the environment. c) The Project is consistent with the San Bruno Mountain Habitat Conservation Plan. See Section 4 Biological Resources, Item 4f. Additionally, CC&Rs are required and have been prepared as part of the Project. The CC&Rs language and enforcement mechanisms for HCP compliance including the payment of HCP fees, prohibition of pesticide use in certain areas, maintenance of a fIn~ break and exotic weed control. -55- -56- Finding: There are no mineral resources on the Project site and therefore there are no mineral resource impacts associated with the 2008 Project. None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: N one required. Mitigation Measures Required from Previous Environmental Documents: b) The Pwject site is not delineated as an area of locally-important mineral resources under the General Plan (City of South San Francisco General Plan 1999). a) The Project site does not contain any known mineral resources that would be of value to the region or state (City of South San Francisco general Plan 1999). Analysis !2J o o o b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? !2J o o o a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 10. MINERAL RESOURCES. Would the project: No Impact Less Than Significant Impact Potentially Significant Unless Mtiga tion Incorporated Potentially Significant Impact Finding.: There are no land use impacts associated with the 2008 Project. None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: N one re(~uired. Mitigation Measures Required from Previous Environmental Documents: Initial Study - 46 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 47 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 11. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan, specific plan, noise ordinance or applicable standards of other agencies;:' D D (gJ D b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? D D (gJ D c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? D D (gJ D d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? D D (gJ D e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? D D (gJ D f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? 0 0 0 ~ Analysis a, b, c and d) The dominant source of noise in the Project area is traffic from u.s. 101 and aircraft flyovers from San Francisco International Airport. The Project fronts Airport Boulevard and U.S. 101. The 2005 SEIR analyzed noise on a mixed use project that included 24/7 land uses inclusive of noise sensitive residential uses. The 2005 Project also proposed construction and land uses located on the point within approximately 200 feet of residential land uses. The 2006 Project clustered development in the northern portion of the Development Parcel approximately 900 feet from residential land uses. The 2006 Project did not include residential land uses. The 2008 Project does not alter these conditions. The 2006 Project is currently under construction. City mitigation monitors have been on site to insure that the noise mitigation measures identified in the 2006 Addendum and MMRP are in place. To date, no complaints have been received .with respect to construction noise impacts. The 2008 Project would be an incremental addition to the construction currently underway, and the same mitigation measures would apply to the 2008 Project, although in and of itself, the 2008 Project construction would be considered less than significant. -57- -58- Mitigation Measures Required from Previous Environmental Documents: e and f) The Project site is within two miles of San Francisco International Airport. There are no private aiJrstrips in the Project vicinity. The Project site is not within the current Airport Land Use Commission (CCAG) Airport Influence Area (AIA) boundary for the San Francisco International Airport. (General Plan, 1999). The project site is within a 74 - 78 dBA, CNEL contour. .A design level acoustical analysis was required, as a matter of law, for the 2006 Project. The 2008 Project is also required to conduct and implement a design level acoustical analysis. The recommendations of the analysis include construction measures to reduce interior ambient noise levels for the users of the Project facilities. The 2008 Project would not change these requirements or conditions. Impacts to Occupants No cumulative noise impacts were identified resulting from the 2006 Project. The 1998/99 SEIR, based upon measurements and modeling, did not identify an increase in ambient noise levels associated with the 1998 Project and cumulative development. The 2008 Project would be a less than significant impact. No additional mitigation is needed or required. The 2005 SEIR analyzed increases to ambient noise levels based upon a substantially more intense Project than the 2006 Project. The 2005 SEIR found that traffic related to the 2005 Project would increase the ambient noise levels by one db in the year 2020. A one db increase is not perceptible to the human ear and not considered an impact. Typically, a five db is considered a significant impact. A doubling of traffic volumes is required in order to increase the noise environment by three decibels. The 2008 Project would potentially increase traffic to the site by 54 round trip trips, less than one percent of the total traffic for Terrabay Phase III (see the Traffic section of this document). The 2008 Project noise levels are not substantial and would be considered less than significant. Operational and Cumulative Impacts Pile driving and blasting were not needed for 2006 Project construction and they will not be required for the 2008 Project. Grading, concrete work and pneumatic equipment is underway of the Project site. Although construction activity may on occasion be audible to nearby residential land uses no complaints have been received during the 2006 Project. In all likelihood the majority of construction noise is muffled by the traffic from the freeway. Additionally, Project construction is approximately 900 feet from the nearest sensitive receptor. Mitigation Measure 3.3-1 from the 2005 SEIR which restates Mitigation Measure 4.6-1 from the 1998/99 SEIR would applies to the 2006 Project and would apply to the 2008 Project. The mitigation measures require construction scheduling and limits hours of construction activity, muffling and shielding of equipment, stipulates location of equipment (furthest from residential uses) and equipment idling prohibitions to reduce temporary noise impacts. The mitigations also require "Disturbance Coordinator" which in practice on Terrabay Phase I and II has been entitled a "Mitigation Monitor". The Monitor has ensured and continues to ensure that all mitigations are adhered to, inspects the site and reports on compliance to various departments, agencies and officials and has the authority to recommend to the Building Division to red tag construction should mitigations not be in place. TemporaJ:y Construction Impacts Initial Study - 48 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 49 Mitigation Measure 3.3-1 from the 2005 SEIR which restates Mitigation Measure 4.6-1 from the 1998/99 SEIR relating to temporary construction impacts. Mitigations are in place and on-going for the 2006 Project and would extend to the 2008 Project. Mitigation Measure 3.3-2 from the 2005 SEIR requiring disclosure of the location of the airport on CC&R's for the Project. This disclosure is included in the CC&R's for the 2006 Project and the same CC&R's would apply to the 2008 Project. This mitigation measure is complete. Mitigation Measures from Previous Environmental Documents that do not apply to the 2006 Project: Mitigation Measure 3.3-3 from the 2005 SEIR which requires the implementation of Mitigation Measure 4.6-2 from the 1998/99 SEIR to the residential uses proposed in the 2005 Project. Residential land uses are not proposed as a part of the 2006 Project. Mitigation Measure 3.3-4 from the 2005 SEIR - Pertaining to noise from mechanical equipment. The 2006 Project would not impact residential land uses as none are proposed. The Design Review Board required shielding of mechanical equipment, as does a standard condition of approval. The City's Municipal Code restricts the level of noise generating from mechanical equipment to 55 DBA at the property line. Finding: The 2008 Project would add 54 trips to the Project site which would not result in any new or substantially increased impacts with respect to noise from those identified in the 1998/99 SEIR, 2000 Addendum, the 2005 SEIR and th(~ 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. Poten tiaIly Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 12. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and business) or indirectly (for example, through extension of roads or other infrastructure)? D D D ~ b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing ~ elsewhere? D 0 D c) Displace substantial numbers of people, necessitating D ~ the construction of replacement housing elsewhere? D D -59- D D D D D No Impact ~ ~ ~ ~ ~ Less Than Significant Impact D D D D D Paten tially Significant Unless Mitigation Incorporated -60- D D D D D a) Fire protection? b) Police protection? c) Schools? d) Parks? e) Other public facilities? 13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the prov.ision of new or physically altered government facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Potentially Significant Impact Finding: The 2008 Project would not result in any new or increased impacts with respect to population and housing nor did the 1998/99 SEIR, 2000 Addendum, 2005 SEIR or the 2006 Addendum identify any impacts associated with population and housing. No new or additional mitigation measures would be required for the 2008 Project and none have been required as a part of the previous environmental reView. None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Mitigation Measures Required from Previous Environmental Documents: c) The 2008 Project site would not displace any people. b) The 2:008 Project would not displace any housing as there is no housing nor has there ever been any housing on the Project site. a) Th(: Project does not require or include the extension of roads and other infrastructure. The 2008 Project would be a part of the third and filial phase of Terrabay. The Terrabay Project has provided housing, constructed a recreation center in Phase I and a flte station in Phase I a sound wall, donated open space, paid child care fees and developed project-specific and area-wide and regional infrastructure, and has been planned since the 1980's. The 2008 Project is the addition of a support use to the approved office towers on the site. Analysis Initial Study - 50 Terrabay Phase III Project Terrabay Phase III Project Initial Study.. 51 Analysis a) The South San Francisco Fire Marshall, Luis Da Silva, evaluated the 2008 Project and identified specific Project requirements that will be imposed as conditions of project approval. No new environmental impacts pertaining to the 2008 Project were identified 0uly 7, 2008). b) The South San Francisco Police Department evaluated the Project. Mitigation Measure 4.7-2 from the 1998/99 SEIR would be required for the 2008 Project. The mitigation requires the funding of one new police position. Additionally, Mitigation Measure 4.7-4 from the 1998/99 SEIR requires the installation of relay equipment to facilitate police and fire communications. The communications equipment was provided as a part of the 2006 Project. Cumulative development for police and fire requires the implementation of Mitigation Measure 4.7-6 from the 1998/99 SEIR which carries over the 1996 SEIR and 1982 EIR requirements to fully fund a separate new fully-funded staff (1982 EIR) consisting of three police officers and one new patrol vehicle (1996 SEIR). The addition of 15,000 square feet of ancillary use to the Project does not alter this requirement. c) The 2005 SEIR analyzed school impacts on a more intense and mixed-use project and found that there would be no impact to schools. The state required school impact fees required to be paid prior to issuance of building permits adequately addressed the land plan. The 2008 Project would not alter this finding. School impact fees would be assessed and paid on the addition of the 2008 Project. d) The Terrabay Project constructed a recreation center in Phase I (Terrabay Recreation Center). The Terrabay Project has or is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres). The addition of a Product Design Studio would not have nay substnaital adverse impact on existing park and recreation facilities. Accordingly, impacts to existing parks and recreation facilities are considered to be insignificant. e) There are no other public facilities affected. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 3.10-6 from the 2005 SEIR addressing mitigations for wildland fIre which was included as a condition of 2006 Project approval. The fIre buffer area has increased from 50 to 100 feet from project structures. The fIre buffer is in place around the perimeter of the Project. This mitigation measure is complete. Mitigation Measure 4.7-2 from the 1998/99 SEIR requires the funding of one new police position is required of the 2006 Project and carries over to the 2008 Project. Mitigation Measure 4.74 from the 1998/99 SEIR and restated in the 2005 SEIR as Mitigation Measure 3.10-3 requires the installation of relay equipment to facilitate police and fire communications on the first building constructed on the Phase III site. This mitigation measure is completed in October 2006 by the payment of fees to the City of South San Francisco Fire Department for the provision of the communications equipment. This mitigation measure is complete. -61- -62- Potenrially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 14. RECREATION. Would the project: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 0 0 0 [gJ b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? 0 0 0 [gJ Finding: The 2008 Project would not result in any new or increased impacts with respect to public services from those identified in the 1998/99 SEIR, the 2000 Addendum, the 2005 SEIR or the 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. No impacts associated with parks and open space are anticipated. The project has constructed the Terrabay Recreation Center and has or is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels ( 400 acres) as open space. Mitigation Measure 3.104 from the 2005 SEIR requiring a radio communications design and study based upon the 2005 Project. Communications issues for the 2006 Project were satisfied by the payment of $35,000 to the South San Francisco Fire Department for the provision of the communications equipment. This was addressed through Project conditions of approval, and not a mitigation measure for the 2006 Project. Mitigation Measure 3.10-2.from the 2005 SEIR requiring additional fire positions based upon the 2005 Project. Mitigation Measure 3.10-1 (a), (b) and (c)from the 2005 SEIR which mitigates an more intense project that proposed in 2006 and requires the funding of six police officers and three vehicles, crime and safety equipment specific to the 2005 Project, and the timing of the funding of the six positions and three vehicles. (please note, the Public Service Mitigation Measures from the 2005 SEIR are numbered 3.10- 1 through 9 on pages 3.4-8 through 3.4-13 and as 3.4- 1 through 9 in the summary table.). Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Measure 4.7-6.from the 1998/99 SEIR which carries over the 1996 SEIR and 1982 EIR requirements to fully fund a separate new fully-funded staff (1982 EIR) consisting of three police officers and one new patrol vehicle (1996 SEIR) to address cumulative development impacts. Initial Study - 52 Terrabay Phase III Project Terrabay Phase III Project Initial Study - 53 Analysis: a) See Item 13d above. b) See Item 13d above. Mitigation Measures Required from Previous Environmental Documents: Unnumbered Mitigation Measures from the 1982 EIR that include: . 153 acres of open space dedication consisting of the remainder lands abutting Phases I, II and III. Phase I and II lands have been restored and have been offered to the County. Phase III will be offered when construction is complete. . Trail access to the Mountain- Completed to the satisfaction of the County in Phase 1. The County has stated in writing that they do not want additional trails. . 2,000 square foot child care center- Completed September 25, 1996 when the City accepted a $700,000 in-lieu payment. . Improvement of Hillside School, grading and soccer fields and outdoor facilities- Completed in 1997 as a part of Phase 1. . Construction of Terrabay Recreation Center- Completed in 1996 as a part of Phase I . Restoration and offer of dedication to the County of the 157-acre Juncus Ravine Parcel- Restoration complete and offered to the County in 2004. . Restoration and conveyance of the Preservation Parcel to the County Phase III - Completed August 2004. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project would not result in any new or increased impacts with respect to recreation and open space. The Terrabay Project has constructed the Terrabay Recreation Center and has or is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres) as open space. The 2006 Project is constructing a 100 child day care center. No new or additional mitigation measures would be required for the 2008 Project. -63- -64- · U.S.101 Southbound Hook ramps and the Oyster Point Southbound Off-Ramp Flyover have been constructed and were in operation for the 2005 analysis, but were not for the 1998 analysis. · Hickey Boulevard extension was completed in 2002 and its affect is analyzed in the 2005 SEIR, but not in the 1998 SEIR. · BART extension to South San Francisco and the Airport is in and included in analysis for the 2005 SEIR, but not for the 1998 SEIR. Changes from 1999 to 2006 Terrabay Project traffic has been analyzed extensively since 1982. More recently updated studies have been conducted by Crane Transportation Group in 1996, 1998, 2000, 2005, 2006 and 2008. The City requested Crane Transportation Group to analyze the changes in the 2008 Project as compared to the approved 2006 Project analyzed in the 2006 Addendum. The 2005 SEIR was used as the baseline for the traffic analysis because background, environmental and cumulative conditions had changed since the certification of the 1998/99 SEIR. The impacts of the previously approved Project is an appropriate baseline for an evaluation of whether project changes require additional CEQA review. (Benton 1/. Board oj Superoisors (1991) 226 Ca1.App.3d 1467, 1484.) The project analyzed in the 2000 Addendum to the 1998/99 SEIR was very similar to the 2006 Project in magnitude, however, due to the changes noted below a 2006 Project comparison was made to the 2005 SEIR. The following three paragraphs identify the changes in the environment to 2006, and tl1en to 2008. Terrabay Phas(~ III Project Initial Study - 54 Significant Poten tialJy Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 15. TRANSPORTATION /CIRCULA TION. Would the proposal result in: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle traps, the volume to capacity ratio on roads, or congestion at intersections? 0 0 [gI 0 b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? 0 0 [gI 0 c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? 0 0 0 [gI d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? 0 0 0 [gI e) Result in inadequate emergency access? 0 0 0 [gI f) Result in inadequate parking capacity? 0 0 [gI 0 Background Terrabay Phase III Project Initial Study.. 55 . Hillside Boulevard and Chestnut Avenue signal was not in place in 1997 when the 1998 SEIR documentation was established, but was in and operational for the 2005 traffic analysis. . Home Depot and Lowes were not included in the cumulative assumptions in the 1998/99 SEIR, but are included in the 2005 SEIR. . East of 101 cumulative traffic impact study was not complete or included in the background analysis for the 1998/99 SEIR, but was complete, in place and used for the cumulative analysis in the 2005 SEIR. The 1998/99 SEIR analysis is dated, using older traffic models and counts to identify project impacts. . The 1998 SEIR used 1994 Highway Capacity Manual analysis methodologies for the traffic analysis. . The 2005 SEIR used 2000 Highway Capacity Manual analysis methodologies for the traffic analysis. . The 1998 SEIR traffic counts were conducted in 1994. . The 2005 SEIR traffic counts were conducted in 2004. Changes from 2006 to 2008 Additional changes to the regulatory environment have occurred since the adoption of the 2006 Addendum. More specifically, AB 32 and SB 97 were adopted to address greenhouse gas emissions, as noted and discussed fully in the Air Quality section of this document. Therefore a traffic update was prepared by Crane Transportation Group to identify the change in trip generation form the approved 2006 Project to the proposed 2008 Project. Traffic Analysis Comparison 2006 Project The 2006 Addendum analyzed the traffic and air quality impacts associated with 665,000 sCluare feet of office, 25,000 square feet of retail (including a 7,000 square foot restaurant), a child care facility serving 100 children and a shared use performing arts facility that would be used as an office meeting and presentation facility during the day and a performance space in the evenings and weekends. The traffic analysis in 2006 as well as this 2008 Addendum uses Trip Generation, 7th Edition, by the Institute of Transportation Engineers (ITE) 2003 by which to base vehicle trips associated with the Project. Some of the commercial traffic in 2006 as well as 2008 is assumed to be "pass-by" and office serving. As a comparison, campus-like projects in the East of 101 Area in South San Francisco include retail use as a TDM measure, and as such no retail square footage is included in the traffic modeling. The practice is supported by fact that a mixed-use project does reduce vehicle trips over those associated with a single use. As a result the Terrabay traffic analysis is very conservative in that it does assign vehicle trips to 16,000 square feet of the retail use. The child care and shared use performing arts facility were considered a part of the TDM Program in both the 2006 and 2008 analysis; thereby no trips were or are assigned to these uses. 2008 Project The 2008 Project is the conversion of 2,500 square feet of office to circulation area and the addition of a 15,007 square foot Product Design Studio. The Studio, according to the project description submitted by the applicant, is to be an ancillary use to the office. The Studio would be used to produce video and sound arts in direct support to the office use in the 2006 Project The studio is not envisioned as additional office area, and if approved, would be conditioned to prohibit such use. -65- -66- Assuming that the new design studio square footage would have the same trip generation potential as research and development (R&D) uses the 2008 Project is expected to increase by 58 trips (or about DAILY AM PEAK HOUR PM PEAK HOUR TRIPS TRIPS PROJECT 2-WAY IN OUT IN OUT TRIPS 2008 8370 841 121 203 787 Addendum 2006 SEIR 8312 829 119 204 778 Difference 2008 vs. +58 +12 +2 (-1) +9 2006 Source: Crane Transportation Group TABLE 7 TRIP GENERATION COMPARISON SUMMARY R&D TRIP GENERATION CHARACTERISTICS Assuming that the studio is 100% ancillary to the office daily two-way trip generation is expected to be reduced by 64 trips (or about 0.8%). AM peak hour generation would be reduced by five trips (or about 0.5%) and PM peak hour generation reduced by eight trips (or about 0.8%). DAILY AM PEAK HOUR PM PEAK HOUR TRIPS TRIPS PROJECT 2- WAY IN OUT IN OUT TRIPS 2008 8248 825 118 201 773 Addendum 2006 SEIR 8312 829 119 204 778 Difference 2008 vs. (-64) (-4) (-1) (-3) (-5) 2006 S oum: Crane Transportation Group TABLE 6 TRIP GENERATION COMPARISON SUMMARY 100% ANCILLARY For purposes of analyzing the delta of the 2008 Project two traffic generation factors were modeled for the product design studio; one assuming no traffic trips assigned for the use (i.e., 100% ancillary) and the second assigning a research and development trip factor to the studio. Theses two models show the extremes in the potential trip generation for the 2008 Project; a negative (-64) trip generation and a positive (+ 58) trip generation. TABLE 6 compares the 100% ancillary analysis for the Product Design Studio to the 2006 Addendum and TABLE 7 compares a research and design analysis for the Product Design Studio to the 2006 Addendum. The memorandum from Crane Transportation Group is in Appendix A. Initial Study - 56 Terrabay Phasle III Project Terrabay Phase III Project Initial Study.. 57 0.7 %). AM peak hour generation would be increased by 14 trips (or about 1.5%) and PM peak hour generation increased by eight trips (or about 0.8%). The two models show the extremes in potential Project trip generation. In all likelihood the 2008 Project would fall somewhere in between the addition of 58 daily round trips to/from the site and the reduction of 64 daily round trips to/from the site. Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. The follo\.ving analysis does assume the most conservative scenario that being R&D use and some trip generation associated with the retail uses. Analysis a and b) The 2008 Project would add approximately 14 inbound + outbound trips in the AM peak hour and 9 inbound + outbound trips in the PM peak hour beyond the currently entitled 2006 Project. The addition of these trips is considered less-than-significant. c) No change in traffic air patterns would result from the 2008 Project. The 2006 Project maximum height pursuant to the FAA is 360 feet above mean sea level (as noted in the South San Francisco General Plan). The North Tower is proposed at 360 feet above mean sea level. The 2008 Project would not change the height of the towers. The 2008 Project would change the height of the retail concourse associated with the North Tower to approximately 40 feet above mean sea level. d and e) The 2006 Project site plan was reviewed by police, engineering, fIre, planning and the City's traffic consultant. The on-site intersections are designed to be free flowing for traffic inbound to or outbound from the Project garage. Pedestrian walkways are mostly separated from high traffic flow locations. The parking garage proposes underground, well-lighted and appointed pedestrian tunnels separating pedestrian and vehicular movements. The 2008 Project does not change the approved circulation pattern and was also reviewed by police, engineering, ftte, planning and the City's traffic consultant. No new impacts were identified. f) Parking is proposed at 2.88 spaces per 1,000 gross square feet of land use and includes an approved TDM Program. The parking is calculated on all the land uses, a very conservative analysis, compared to that of other campus developments which exclude the retail uses from the parking capacity. The 2008 Project impacts would be considered less-than-significant. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 4.4.2 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Intersection (Airport) requiring a fmancial contribution to the Oyster Point Interchange project sponsored by the City. The Applicant provided $8.5 million and this mitigation is completed. Mitigation Measure 4.4.3 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Intersection (Dubuque) requiring a financial contribution to the Oyster Point Interchange project sponsored by the City. The Applicant provided $8.5 million and this mitigation measure is completed. Mitigation Measure 3. I-Sa and b from the 2005 SEIR - Intersection queuing 2010. -67- -68- The 2008 Project would not substantially increase the severity of any of these impacts, nonetheless, would still require the 2008 Project to restate and re-adopt the Findings of Overriding Considerations for three significant and unavoidable impacts. The three impacts are: Finding: The 2008 Project would not result in any new or increased impacts with respect to Transportation and Circulation from those identified in the 1998/99 SEIR, the 2000 Addendum, the 2005 SEIR and the 2006 Addendum. Two traffic scenarios were evaluated that represent the extremes in potential Project trip generation. In all likelihood the 2008 Project would fall somewhere in bet'iV'een the addition of 58 daily round trips to/from the site and the reduction of 64 daily round trips to/from the site. Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. The analysis does assume the most conservative scenario that being R&D use and some trip generation associated with the retail uses. No significant new or additional mitigation measures would be required for the 2008 Project. Mitigation Measure 3.1-11 from the 2005 SEIR - On Site Parking. Mitigation Measure 3.1-6 from the 2005 SEIR - Intersection Level of Service 2020. Mitigation Measure 3.1-2 from the 2005 SEIR - Intersection Level of Service 2010. Mitigation Measure 4.4--14 from the 1998/99 SEIR - City Hook Ramp Project Freeway Ramps (required an override). Mitigation Measure 4.4-13 from the 1998/99 SEIR - City Hook Ramp Project Freeway Mainline (required an override). Mitigation Measure 4.4-12 from the 1998/99 SEIR - Potential Storage Deficiencies Between Intersections. Mitigation Measure 4.4-11 from the 1998/99 SEIR - Pedestrian and Bicycle Access and Trail Head Parking. Mitigation Measure 4.4-10 from the 1998/99 SEIR - Potential Commercial Parking Shortfall. Mitigation Measure 4.4-9 from the 1998/99 SEIR - Overflow Parking. Mitigation Measure 4.4-8 from the 1998/99 SEIR - Phase II Residential Parking. Mitigation Measure 4.4-7 from the 1998/99 SEIR - Turnaround Sizes. Mitigation Measure 4.4-6 from the 1998/99 SEIR Roadway Widths. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Proj(:ct: Mitigation Measure 3.1-10 from the 2005 SEIR - On Site Circulation. Mitigl'1tion Measure 3.1-9a and b from the 2005 SEIR - Intersection queuing 2020. Initial Study - 58 Terrabay Phase III Project Terrabay Phase III Project Initial Study.. 59 Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. Potentially SignifIcant Potentially Unless Less Than Significant Mitig2tion Significant No Impact Incotpora ted Impact Impact 16. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? D D ~ D b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? D D ~ D c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? D D ~ D d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? D D ~ D e) Result in a determination by the wastewater treatment provider, which serves or may serve the project's projected demand in addition to the provider's existing commitments? D D ~ D f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? ) D D ~ D g) Comply with federal, state, and local statutes and regulations related to solid waste? D D ~ D Analysis a, b and e) The 2005 SEIR analyzed wastewater impacts on a more intense land use proposal. The 2006 Project Applicant has paid the City a fair share amount for the inspection (televising) of the storm drain and sanitary sewer lines in Airport Boulevard (Mitigation Measure 3.4-8 2005 SEIR). The Engineering Division completed the study and has found that there is adequate capacity to serve the 2006 Project and cumulative development (Ray Razavi, City Engineer, August 17, 2006). The Engineering Department reviewed the 2008 Project and did not identify any new impacts associated with the addition (Sam Bautista, Senior City Engineer, June 30, 2008). -69- -70- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 17. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 0 0 ~ 0 b) Does the project have impacts that are individually limited, but cumulatively considerable? Finding:: The 2008 Project would not result in any new or increased impacts with respect to utilities and service systems. No new or additional mitigation measures would be required for the 2008 Project. None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Mitigation Measure 3.4-8 2005 from the SEIR is complete. Mitigation Measures Required from Previous Environmental Documents: f and g) The Project is required through conditions of approval to provide recycling and waste diversion (2006 approvals). The same conditions of approval apply to the 2008 Project. d) The Terrabay Project installed a water tank for the Terrabay project as a part of Phase 1. The Project also constructed the water distribution system and pump house on the Phase III site. Cal Water has provided the project with a will serve letter (Appendix F of 2005 SEIR) which is based on a more intense land plan. The incremental change represented in the 2008 Project does not alter these conditions. c) The existing 48-inch storm drain system in Airport Boulevard was designed and constructed to accommodate the 100-year storm event. The 48-inch line connects to a 60-inch culvert which crosses under U.S. 101. The 60-inch culvert drains to a concrete lined channel that discharges to the Bay. The downstream system is sized to accommodate the 100-year event. (Corolett, 2005 whom was the City's engineer for the storm drain improvements). Additionally, as a matter of law, the 2008 Project shall comply with the NPDES Municipal Storm Water Permits including the C-3 requirements and as a matter of procedure will be included in the approved 2006 SWPP. The 2008 Project does not change these conditions. No new impacts or mitigation measures are identified. Initial Study - 60 Terrabay Phase III Project Terrabay Phase III Project Initial Study- 61 ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) 0 o [g1 o c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? o o [g1 o Findings: The 2008 Project would not result in any new impacts or substantially more severe impacts as compared to those identified in the 2005 SEIR and 2006 Addendum which supplement the 1998/99 SEIR, 2000 Addendum, 1996 SEIR and the 1982 EIR. Significant and unavoidable impacts were identified, analyzed, and mitigated to the extent feasible in prior CEQA documents. The 2008 Project would not increase the severity of any of those impacts. Nonetheless, Findings of Overriding Considerations will be re-adopted for four significant unavoidable impacts adopted by the City Council February 1999, 2000 and 2006 relating to air quality and traffic. The impacts are: 1. Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality. 2. Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. 3. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. 4. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. -71- -72- Wetland Research Associates. 2004. Letter to Mr. Ed Wylie, u.s. Army Corps of Engineers, Regulatory Branch, from Tom Fraser, Principal, July 21,2004. Wetland Research Associates. 2000. Wetland Mitigation Plan, Oyster Point Hook Ramp, South San Francisco, California, COE File Number 23533S. September 2000. U.S. Geologic Survey. 199. Earthquake Probabilities in the San Francisco Bay Region: 2000-2030 _ A Summary of Findings, Working Group on California Earthquake Probabilities, Open File Report 99-517. URS. 2001b. F'..eport Geotet'hnkal Design Criteria Terrabqy Phase III Development, South San Franczsco, California. March 16, 2001. URS. 2001a. Geotechnical Exploration, Terrabqy Phase III Development, South San FranciSCo, California. February 12, 2001. City of South San Francisco. 1982. Terrabqy Development Prqjet'/ Draft Ent'ironmental Impad Report. August 1982. Prepared by Environmental Impact Planning Group. City of South San Francisco. 1996. T errabqy Specific Plan and Development Agreement Extension Final Supplemental Environmental Impad Report. Prepared by Wagstaff and Associates. City of South San Francisco. 1996. T errabqy Specijit- Plan and Development Agreement Extension Draft Supplemental Environmentallmpat'/ Report. January 1996. Prepared by Wagstaff and Associates. City of South San Francisco. 1998. Terrabqy Phase II and III Draft Supplemental Environmental Impad Report. July 1998. City of South San Francisco. 1998. Final Terrabqy Spetifit' Plan. October 16, 2000. Prepared by Myers Development Company. City of South San Francisco. 1999 Terrabqy Phase II and III Final Supplemental Environmental Impad Report. January 1999. City of South San Francisco. 2002. South San Francisco General Plan. Prepared by Dyett & Bhatia. Adopted October 13, 1999, as amended December 2002. PHASE ONE, Inc. 2003. Update Report Northwest Corner of Sister Cities Blvd. and Bayshore Blvd. South San Francisco, California. Prepared for Myers Development. February 24, 2003. Holman, Miley. Holman & Associates. Personal communication January 3,2005. Environmental Collaborative. 2005. Review ofBiologiml Issues Initial Stuc!y for North Peninsula Plaza Projed South San FranciSCo, California. March 1,2005. Corlett, Adrian. BKF. Email correspondence February 27,2005. REFERENCES Initial Study - 62 Terrabay Phase III Project SUMMARY OF FINDINGS AND MITIGATION MONITORING AND REPORTING PROGRAM -73- -74- 2008 ADDENDUM FINDINGS TERRABAY PHASE III Aesthetics The 2008 Project would not alter the clustering of that approved in 2006. The 2008 Project would not introduce residential uses or a significant addition of lighting to the site. No new or additional mitigation measures would be required for the 2008 Project. Moreover, the following conditions continue to exist for the 2008 Project: Slightly reduced lighting impacts from those identified in the 2005 SEIR because there were no impacts associated with residential land uses; No conflict between night lighting and residential uses; and, the Project clustering leaving the majority of the site open with views of the Mountain. Agriculture There are no agricultural resources on the Project site. There are no impacts to agricultural resources and no mitigation measures are required. Air Quality The 2008 Project slightly increases the amount of criteria air pollutant from those idl~ntified in the 2006 Addendum but not by a substantial amount. This impact would be less than significant. Ozone and PMlO would remain a Significant and Unavoidable Impact as identified and fully analyzed in the 1998/99 SEIR, the 2005 SEIR, and the 2006 Addl~ndum. The 2008 Project would not substantially increase the severity of this impact, nonetheless, the 2008 Project will restate and re-adopt the Findings of Overriding Considerations for the following impact: Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality. No new or additional mitigation measures would be required for the 2008 Project. Greenhouse Gas The 2008 Project slightly increases the amount of greenhouse gases from those calculated for the 2006 Project but not by a substantial amount. This impact would be less than significant. No new or additional mitigation measures would be required for the 2008 Project. Biological Resources The 2008 Project would not result in additional impacts over what was identified in the 1998/99 SEIR on biological resources. Moreover, as s a result of clustering the Project in 2006, the 2006 Project impacts are considerably less than those identified in the 1998/99 SEIR, as documented in the 2005 SEIR and 2006 Addendum. The majority of the wetlands on the Phase III site have been preserved, the viola has been preserved and wetlands have been enhanced. The requisite United States Army Corp of Engineers and California Department of Fish and Game permits has been secured and the wetlands restoration is underway and being monitored by the City. These activities have been completed or implemented as apart of the 2006 Project. No new or additional mitigation measures would be required for the 2008 Project. Terrabay 2008 Addendum Findings July 17, 2008 Page 1 -75- Noise The 2008 Project would add 54 trips to the Project site which would not result in any new or increased impacts with respect to noise from those identified in the 1998/99 SEIR, 2000 Addendum, the 2005 SEIR and the 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. Terrabay 2008 Addendum Findings July 17, 2008 Page 2 -76- Mineral Resources There are no mineral resources on the Project site and therefore there are no mineral resource impacts associated with the 2008 Project. Land Use The 2008 Project would require only minor text amendments to the Terrabay Specific Plan. The Proje:ct is otherwise consistent with applicable plans. Therefore, there are no land use impacts associated with the 2008 Project. Hydrolob>y and Water Quality The 2008 Project would not result in any new or increased impacts with respect to hydrology from those identified in the 1998/99 SEIR, the 2005 SEIR and the 2006 Addendum. The City did re-evaluate storm water/waste water and as noted by the City Engineer adequate capacity does exist in the existing infrastructure for the Project and cumulative development. No new or additional mitigation measures would be required for the 2008 Project. Hazards The 2008 Project would not result in any new or increased impacts with respect to hazards from those identified in the 1998/99 SEIR, 2000 Addendum, 2005 SEIR or its 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. Geology and Soils The 2008 Project would not result in any new or increased impacts with respect to geology and soils from those identified in the 1998/99 SEIR and as restated in the 2005 SEIR. The 2006 Project resulted in less site disturbance than analyzed in the 1998/99 SEIR. The 2008 Project would not affect these conditions. The geotechnical mitigations required in the MMRP are being implemented and monitored by Cotton Shires Associates and the same mitigations would be applicable to the 2008 Project. No new or additional mitigation measures would be required for the 2008 Project. Cultural Resources The 2008 Project would be located above ground floor retail in an area graded in 2007, and in the center of the Development Parcel. The 2006 Project did not result in any impacts to archaeological, cultural or historical resources. Miley Holman, archaeologist was on the Project site during grading of the Buffer Parcel, as required by the 1998/99 SEIR and the MMRP. No archaeological or historic remnants were found. No burials or artifacts were discovered. Grading and development in archaeological sensitive areas was completely avoided. No additional mitigation measures would be required for the 2008 Project. Population and Housing The 2008 Project would not result in any new or increased impacts with respect to population and housing nor did die 1998/99 SEIR, 2000 Addendum, 2005 SEIR or the 2006 Addendum identify any impacts associated with population and housing. No new or additional mitigation measures would be required for the 2008 Project and none have been required as a part of the previous environmental review. Public Services The 2008 Project would not result in any new or increased impacts with respect to public services from those identified in the 1998/99 SEIR, the 2000 Addendum, the 2005 SEIR or the 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. No impacts associated with parks and open space are anticipated. The project has constructed the Terrabay Recreation Center and has or is in the process of dedicating over 400 acres for open space a.nd recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres) as open space. Recreation The 2008 Project would not result in any new or increased impacts with respect to recreation and open space. The Terrabay Project has constructed the Terrabay Recreation Center and has or is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres) as open space. The 2006 Project is constmcting a 100 child day care center. No new or additional mitigation measures would be required for the 2008 Project. Traffic and Transportation The 2008 Project would not result in any new or increased impacts with respect to Transportation and Circulation from those identified in the 1998/99 SEIR, the 2000 Addendum, the 2005 SEIR and the 2006 Addendum. Two traffic scenarios were evaluated that represent the extremes in potential Project trip generation. In all likelihood the 2008 Project would fall somewhere in between the addition of 58 daily round trips to/from the site and the reduction of 64 daily round trips to/from the site. Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. The analysis does assume the most conservative scenario that being R&D use and some trip generation associated with the retail uses. No significant new or additional mitigation measures would be required for the 2008 Project. The 2008 Project would not substantially increase the severity of any of these impacts, nonetheless, would still require the 2008 Project to restate and re-adopt the Findings of Overriding Considerations for three significant and unavoidable impacts. The three impacts are: Terrabay 2008 Addendum Findings July 17, 2008 Page 3 -77- -78- Terrabay 2008 Addendum Findings July 17, 2008 Page 4 1120874.1 The Adopted 2006 Mitigation Monitoring and Reporting Prohrram (City Council Resolution # 82-2006) contains all the mitigation measures required of the Terrabay Phase III Project, including the 2008 Project increment. MITIGATION MONITORING AND REPORTING PROGRAM 4. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. 3. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. 2. Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. 1. Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality. The 2008 Project would not result in any new or substantiaUy more severe impacts as compared to those identified in the 2005 SEIR.and 2006 Addendum which supplements the 1998/99 SEIR, 1996 SEIR and the 1982 EIR. Significant and unavoidable impacts were identified, analyzed, and mitigated to the extent feasible in prior CEQA documents. The 2008 Project would not increase the severity of any of those impacts. Nonetheless, Finding of Overriding Considerations will be re-adopted for four significant unavoidable impacts adopted by the City Council February 1999, 2000 and 2006 relating to air quality and traffic. The impacts include: CONCLUSION Utilities and Service Systems The 2008 Project would not result in any new or increased impacts with respect to utilities and service systems. No new or additional mitigation measures would be required for the 2008 Project. Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. +Phase III 2006 - Terraba ation Monitoring and Reporting Plan I IMPLEMENTED BY I WHEN IMPLEMENTED I MONITORED BY IVERIFlED I DATE IMPACT ~ MITIGA nON GEOLOGY MITIGATION -- PHASE 11/ SITE 1998-1998 SEIR City's Geology Consultant On grading pelTI1il plans (before City issues grading permit). In addition, the project sponsor's geotechnical consultant shall be present on-site full-time during grading to verify and, if necessary, modify the final grading plans. Project sponsoT's geotechnical consultant No measures would be required for grading per se within previously graded parts of Phase 11 site development areas. Moreover, grading which would not extend beyond the 50-foot minor boundary adjustment limit and 9.3 I-acre uphill of the HCP fence would comply with the Agreement with Respect to the San Bruno Mountain Area Habitat Conservation Plan, as required by the Terrabay Specific Plan District, and, therefore, would not necessitate additional mitigation. In order for the project to be deemed in compliance and to constitute a less-than-significant impact 4.1-1 Grading ConstTUction oflhe Phase III 2006 Project would require excavation of 12 acres ofland of which approximately 10 acres were previously disturbed. This grading would expose areas to erosion, decrease the stability of the bedrock and sediment cover, and cause differential settlement in fills over drainages. The impact of grading of new areas could not be avoided without redesigning the project and reducing the size of development areas. Grading as proposed without mitigation would result in significant erosion, slope instability, difTerential settlement, and secondary impacts. All grading plans and operations in the Terra- bay Specific Plan District shall be in compliance with the provisions of the San Bruno Mountain Area Habitat Conservation Plan (Title 20 oflhe South San Francisco Zoning Code Section 20.63.020). hl order to meet this Tequirement, disturbed land within this minor boundary adjustment limit area shall be replaced through in-kind restoration. . No development proposal which Tequires a pelTI1it or an approval of any sort to be issued by any local, State, or Federal agency may be approved by the City until proof of such other pelTI1it, license, or approval is on file in the department of Co nun unity Development (Tille 20 of the South San Francisco Zoning Code Section 20.63.250). . I 'I \.0 I Reducing the extent of grading involved in project implementation would help balance cut and fill operations and the need to export excess fill material for disposal (or reuse) at another location. Measures to mitigate direct erosion, slope stability, and differential settlement impacts are presented below (see Mitigation Measures 4.1-2 through 4.1-5), and measures to mitigate indirect traffic, air quality, and noise impacts are presented in the respective analyses. Grades of the site streets shall be increased wherever possible to reduce grading into the hill but in no case exceed 15 percent. Grades between 12 and 15 percent shall require approval by the City Engineer, as provided by the Terrabay Specific Plan District. 2 . The location and! or height of retaining walls shall be shifted or raised. Retaining walls higher than ten feet shall not be designed as poured in place structures but shall provide step backs or cribs planted with vegetation and built with rough stone 01' earth colOTed materials. The project sponsor shall submit plans for retaining wall design for walls higher than ten feet lor City review. I 00 o I . If slopes cannot be laid back without encroaching beyond the 50-foot minor boundary adjustment limit (and in excess of 9.31 acres) in the Hep area, alter- native mitigation to the above criteria include revising proposed grading plans to modify site design. Such modifications shall incorporate one 01' all of the following measures: Slope and groundwater monitoring instruments (inclinometers, piezometers) shall be installed at the tops of cuts to monitor slope stability. Perimeter type A-ditches shall be provided above cut slopes. CONTINUED -- 4.1-2 Slope Stability I Erosion Cuts greater than ten feet high, cuts in soil for proposed slopes with grades steeper than 2: I (horizontal:vertical), OT cuts with bedrock grades steeper than 1.5:1 could erode until vegetation is re-established. These engineered slopes can erode locally, as experienced in Phase I where substantial grading was completed during a drought and then abandoned dUTing a period of above average rainfall. Proposed cut slopes, especially in soil, need to be protected from erosion before the rainy season. Unless a comprehensive winterization plan is implemented before the onset of winter rains, the erosion from the unvegetated slopes would be significant. . . termediate benches and accompanying drain- age shall be designed with vertical intervals of about 30 feet or as recommended by the City Engineer Slopes shall be laid back to provide grades no steeper than 2:1 in soil and 1.5:1 in rock except in areas where rock is highly fTactured and acts like soils in which case slopes shall be laid back farther, rock bolts shall be installed, or retaining walls shall be constructed. In addition, subsurface drainage shall be installed. [n addition, the sponsor's geotechnical consultant shall be present on-site full-time during grading to verify and, if necessary, modify the final grading plans. City's geologic consultant to monitor slopes including monitoring instruments until slopes are turned over to Homeowners Association. (a) In order to reduce slope stability impacts to less- than-significant levels, the project's proposed grading plans shall be revised to incorporate the following: On grading permit plans (before City issues grading permit). City geologic consult- ant to monitor mass grading. After grading, sponsor's and IMPACT GEOLOGY MIT/GA TION I MlTlGA TlON 1998-1999 SEIR Project sponsor's geotechnical consultant 1.IMPLEMENTED BY I WHEN IMPLEMENTED I MONITORED BY 1 VERIFIED BY IDA TE I VERIFIED BY IDA TE MONITORED BY T r WHEN IMPLEMENTED r IMPLEMENTED BY I MITIGA TlON 1998-1999 SEIR Development shall be limited to lower site elevations to contain grading within development areas, thus reducing the total development area (and amount of developmen which could be accommodated CONTINUED IMPACT GEOLOGY MITIGATION City's consulting geologist After at least one average winter season (before City issues the building permit). City's Engineering and Building Divisions (b) As previously stipulated for Phase I, the City shall withhold building permits for development of lots located downhill of cut slopes until the slopes have experienced at least one average winter season (about 20 inches of rainfall). City's Geology Consultant and City's \Vater Quality Control Division 5. Before October Project sponsor's geotechnical consultant (c) As automatically Tequired by the Regional Water Quality Control Board (RWCQB) and the City of South San Francisco, all exposed slopes and surfaces (graded pads) shall be winterized before October 15 of each year. TIle Phase II winterization program shall include such measures as; . Waddles, hydroseeding, silt fences, straw bales, and berms shall be placed around pads with contained (pipe) discharges. I 00 ..... I Streets shall be swept before (and truck access should be limited during) major storms. Sandbag check dams shall be placed along gutters, and straw mats should be placed ovel storm inlets. . . 3 TIle grading site(s) shall be inspected prior to and during major storms. . (b) The project's Covenants, Conditions, and Restrictions (CC&R.s) shall establish and provide for implementation of a Slope Maintenance Plan by the project's Property Owners Associations (Owners Associations). The project sponsor shall provide initial funding for the Slope Management Plan, and the Property Owners Associations shall fund long- term implementation after receiving title to their respective private open space lands. At a minimum, the Slope Maintenance Plan shall provide for moni- tOling and maintenance of engineered slopes, perimeter drainage, debris slide retention, and deflection structures. 4 Project Sponsor initially in the project's CC&R.s and Property Owners Associations thereafter City Planner, City's Geology Consultant and City Attorney I 00 N I Please note, although this impact and mitigation references the Phase III site there is a debris slide the Phase 1Il site. Measures shall adhere to the City's grading requirements listed in Impact 4.1-2 and can be achieved by using techniques listed in Mitigation Measure, including installation of slope stability monitoring instruments. On draft CC&R 's prior to ColO on -- CONTINUED 4.1-3 Landsliding and Debris Slides Landslides and debris slides are present within and above site development areas ofthe Phase II site. Without mitigation, continued movement would have significant impacts on proposed development. large- scale grading operations likely \vQuld be necessary to repair unstable areas. In addition to deep-seated landslides, the site has experienced impacts from shallow debris slides. Landslide repair techniques, similar to those used during Phase I grading, would be necessary during grading proposed for the Phase II site. If mitigation measures, including drainage, removal, deflection and I or retention structures, setbacks, debris basins, etc., are not taken, future debris slides would have a significant impact on proposed development. . . (a) The Precise Plan and Ve~ting Tentative Map grading plans shall be revised to incorporate the following: Implementation shall include installation of monitoring instruments (inclinometers, piezometers). Locations shall be shown of all deflection and retaining walls as detennined necessary by the City's Consulting Geologist. Measures to mitigate active slide areas located in the Commons neighborhood and mitigate cuts into active slides shall be incorporated into the project and include removing material, buttressing, and building retaining walls. o Project sponsor's geotechnical consultant The sponsor's geotechnical consultant and City's inspector shall monitor mass grading on the Phase HI site. The project sponsor's geotechnical consultant also shall monitor the instrumentation. Any conditions not identified before grading, shall be mitigated during mass grading. Ifmonitoring determines that mitigation is not working as designed, additional mitigation will be necessary, using the measures listed above, as approved by the City. As required by Mitigation Measure 4.1- 2(b), slopes shall be monitored for at least one average winter season before releasing lots immediately below the slopes for development. After development, the site shall be monitored as part of the Slope Maintenance Plan similar to procedures used in Phase I. IMPACT GEOLOGY MlTIGA TlON I MITIGA TION 1998-1999 SEIR In Grading Plan. --L IMPLEMENTED BY -.L WHEN IMPLEMENTED i MONITORED BY J VERIFIED BY I DA TE I VERIFIED BY IDA TE I WHEN IMPLEMENTED I MONITORED BY Property Owners Associations for implementing Slope Maintenance Plans including monitoring of the outcrops to be inspected annually before each miny season and after significant seismic shaking. In Grading Plan r IMPLEMENTED BY Project sponsor's geo- technicat consultant -- including both visual in- spection and continuing to collect monitoring instrumentation data -- before tuming repaired slopes over to the respective Property Owners Associations for long-term maintenance and monitoring. I MITIGA flON 1998-1999 SEIR (a) Project plans shall incorporate the specific measures identified by the detailed rock slope stability analysis of the orientation and spacing of rock defects and inspection of individual rock outcrops conducted by the project sponsor's geotechnical consultant. The revised plans shall identify individual measures or combinations of measures proposed for each rock slope, outcrop, and source area to mitigate rockslide and rockfall impacts. Among measures for consideration are one or more ofthe following: CONTINUED 4.1-4 Rockslides and Rockfalls Past cuts into the sandstone bedrock along the southern end of San Bruno Mountain often initiated major rockslides, sllch as large historic rockslides present north and northeast of the Phase III development area. In addition, rock outcrops on and above the site pose potential hazards from rockfalls, especially if triggered by groundshaking in an earthquake. IMPACT GEOLOGY MITIGA nON Rockslide measures: Flatter slopes shall be graded with benches, drainage ditches, and access for maintenance. . be installed. Rock anchors shal Subdrains shall be constructed. Geotechnical mitigation and revegetation shall be coordinated, possibly through design of benched terracettes. . . Slope monitoring instrumentation shall be installed (inclinometers, piezometers etc.). . I 00 CJJ I Rockfall measures: be scaled off. Loose rocks shal Engineered rock fall fences shall placed below rock outcrops and above cut slopes. . City's Geology Consultant and City Attomey In Precise Plan (before City approves grading permit) Project Sponsor initially in CC&Rs and Property Owners Associations thereafter. 5 Netting shall be placed around features to encapsulate and prevent material from moving. (b) The project sponsor shall include annual inspection of outcrops before each rainy seasOl after significant seismic shaking in the Slope Maintenance Plans (that is CC&Rs) identified in Mitigation Measure 4.1- 3(b) for implementation by the respective Property Owners Associations. The City shall review, modify as necessary, and approve the CC&Rs. and Rockfalls shall be mitigated by removal, encapsulation, or fences (Mitigation Measure 4.1-4(a)). I 00 ~ I Buildings shall be designed in conformance with Uniform Building Code (UBG) Zone 4 and City standards. . . Retaining walls shall be built over sensitive areas. to minimize fill . Subdrains shall be constructed. . Rock anchors shall be installed . Flatter slopes shall be gTaded with benches. IMPACT GEOLOGY MITIGATION -- CONTINUED 4.1-6 Secondary Effects of Seismic Shaking Given site geologic conditions, hazards to people or property from gToundshaking (including liquefaction, lurching, and lateral spreading) could be mitigated to levels deemed acceptable in a seismically active region through compliance with Uniform Building Code standards and measures required to address other potential impacts on development. . Stability analyses shaH be conducted on representative slopes based on seismic loading and anticipated gToundwater conditions to evaluate the need (if any) for special mitigation measures over and above standard engineering of the slopes in order to mitigate potential impacts on development from seismically induced landsliding and rocksHding. If the stability analysis identifies the need for special mitigation, Mitigation Measures 4.1-3 and 4.1-4 shall be revised to incorporate the additional seismic measures required. These could include one or more of the following: I MITIGA nON 1998 EIR I IMPLEMENTED BY Project sponsor's geo- technical consultant shall be responsible for analyzing the engineering analysis of proposed slopes, also to be reviewed and approved by the City before gTanting grading pemlits. 6 Keyways for soils. fiHs shaH be placed lrough soft 1. WHEN IMPLEMENTED I MONITORED BY City building inspectors shall be responsible for reviewing and approving the seismic design of proposed structures as a routine response to building permit applications Before City permits. issues grading I VERIFIED BY / DATE VERIFIED BY I DA TE T r WHEN IMPLEMENTED I MONITORED BY r IMPLEMENTED BY IMPACT r MITIGA TION 1982 GEOLOGY MITIGATION -1982 Elf{ TIle removal of vegetation during grading would The project sponsor has incorporated the following expose the land surface to increased on-site erosion mitigation measures in the Terrabay Development potential and, consequently, increased off-site Specific Plan which directly or indirectly relate to sedimentation of drainage systems. geologic and hydrologic impacts: Steep slopes of medium to fine grained soils on San · The development plan would implement, where Bruno Mountain would have high erosion potential feasible, the recommendations ofthe Phase II If disturbed dUling the rainy season (November to Geotechnical Study already completed and those March). proposed to be completed prior to the project design. · An erosion control plan would be incorporated in the project design which would include on-site siltation basins to prevent downstream sedimentation and construction techniques to prevent soil loss. Excavation of bedrock could produce some rock fragments over six inches in size. Since a nearly balanced cut-and-fill concept is proposed, these oversized fragments would be used on the site as fill. If left un-crushed, they could eventually cause differential settlement of sill surfaces that support buildings. TIle construction peliod would be kept as brief as possible and phased to reduce the duration of unprotected soil exposure and to minimize soil rernova1. . Slopes would generally be graded to 2:1 (horizontal to vertical) surfaces using cuts or fills. Steeper slopes or irnproperiy designed slopes at this ratio could be subject to landsliding during seismic shaking, heavy rainfall, or from the weight of structures above them. The graded areas which would not be pennanently disturbed would be hydromulched prior to the rainy season to further reduce soil exposure. Limi ts of temporary and pennanent grading would be clearly delineated during construction to prevent encroachment into areas to be left un- disturbed. Pedestrian and bicycle paths would be constructed to Teduce the effects of indiscriminate travel across the project site and adjacent upslope areas. Incorporated by reference into the 1998-99 SEIR, the 2000 Addendum, the 2005 SEIR and the 2006 Addendum. 7 Sharp changes in slope would be reduced to eliminate areas where erosion could begin. . . . Terrabay Woods has numerous shallow landslides I j three deep slides within its boundaries. Slides 00 tside the boundaries affect the west part of the U1 Jods. Soil creep is moderate, but downhill creep !.. weathered bedrock is severe. Some bedrock in the Woods West my not be ripable and may Tequire blasting. Residences on both the east and west would be built on fill and would be subject to moderate settlement. Access roads around the edges would generally be on cut slopes. Road grades would be generally below six percent but range lip to 14 percent. Slide repair, slope stabilization and subdrainage would be necessary. IMPACT HYDROLOGY MITIGA T/ON -- PHASE fI/ SITE 2005 S E I R AND 1998-1999 4.2-11 Erosion and Sedimentation The southern debris basin diversion swaJe shall be designed to avoid sedimentation and deposition that would re-route water and result in down slope erosion. I 00 0'\ I I MIT/GA T10N S E I R 111e debris basin shall be designed in accordance with the approved design of the Phase I and II basins and based upon the geotechnical studies identified in the Geology and Soils section. Note: Does not directly apply to 2006 Project but Tetained to asure design 8 Applicant's geotechnical engineer. Prior to issuance of building permits. City Engineer. llMPLEMENTED BY L WHEN IMPLEMENTED I MONITORED BY 1 VERIFIED BY / DA TE r VERIFIED BY IDA TE r MONITORED BY r WHEN IMPLEMENTED r IMPLEMENTED BY IMPACT -r MITIGA nON BIOLOGY MIT/GA nON -- PHASE 11/ SITE 1998-1999 SEIR City Planner and HCP coordinator to monitor compliance. Prior to issuance of grading permits. Project sponsor to prepare Restoration Plan for Phase It1 site. Project sponsor's vegetation specialisl (a) A Restoration Plan for the project shall be prepared to include an additional component which provides for the selective use of native plant material that otherwise would be eliminated as a result of grading and development. The scope of the salvage effort shall be determined by the project sponsor's vegetation specialist responsible for implementing the Restoration Plan and shall consider proven success rates and availability from other sources in targeting specific species. Methods of plant material salvage may include transplanting, seed colJection and propagation, and use of cuttings from on-site vegetation. Transplanting shall be performed during the optimum period necessary to ensure plant survival, generally in the fall and early spring months, with salvage_material stored in a tem-porary growing area if necessary and eventually trans-planted onto slopes where Testoration is to occur following final grading and soil preparation. Any plant salvage and seed collection operation shall be restricted to the limits of final grading to prevent the further loss of native species in pennanent open space areas. 4.3-1 Vegetation Removal, Wildlife Habitat Loss, and Landscape Compatibility Grading associated with project implementation would re- quire removal of existing vegetation and associated wildlife habitat in areas proposed for development. Loss of non-native grassland would not be consider- ed significant, but impacts on native freshwater marsh and riparian habitat and remnant stands of native grasslands would be significant. Proposed landscaping and restoration of graded slopes appear to be compatible with open space designations on parts of the site, but without a salvage component to the proposed restoration plan anticipated impacts would continue to be significant. 9 I 00 '..:J I Appropriate dust control measures shall be implemented as a component of the project's sedimentation and erosion control plans in order to minimize construction-generated dust (as Tequired by Mitigation Measures 4.1-2(c) and 4.5-1). Measures shall include frequent watering of graded area, equipment, and haul roads to minimize dust and control its dispersal. o I 00 00 I Signs shall be prepared, in cooperation with the San Mateo County Parks Department and HCP coordinator, and installed along trails and other appropriate locations warning park users against illegal activities (such as poaching). If permitted under the Federal Endangered Species Act, the proposed Restoration Plan shall be revised to include a component to salvage and transplant existing adult nectar plants (especially natives such as Monardella) which other-wise would be lost due to grading and develop-ment in accordance with Mitigation Measure 4.3-1 (b). Salvage material shall be used as part of a propagation program to reestablish adult nectar plants on restored slopes and in addition-al grassland habitat where they currently are absent. 4.3-2 Impacts on Special-Status Species Except for callippe silverspot butterfly and mission blue butterfly, no impacts on populations of other special-status plant and animal species are antici- pated. While the San Bruno Mountain Habitat Con- servation Plan (HCP) fully addresses potential im- pacts of anticipated deveJopnlent on mission blue, amendments to the HCP would be necessary for the recently listed callippe silverspot. Further loss of suitable habitat for callippe silverspot on the site would be a significant impact. All stands oflarval host plant which are to be preserved on the Phase II site should be adequately protected from construction-related disturbance. These locations should be identified as a "no disturbance zone" on all grading plans. The perimeter of stands oflarval host plants within 100 feet of proposed grading and consiruction should be fenced prior to initiating of grading to prevent possible damage and loss. IMPACT -.l MITIGA nON BIOLOGY MITIGA TION -- PHASE III SITE 1998-1999 SEIR II 1,MPLEMENTED BY I WHEN IMPLEMENTED I MONITORED BY .-L VERIFIED BY IDA TE City Planner and HCP coordinator to monitor compliance. rVERIFIED BY / DA TE r WHEN IMPLEMENTED .'..MONITORED BY I IMPLEMENTED BY r MITIGA nON IMPACT -- BIOLOGY MITIGA nON -- PHASE 1998-1999 SEIR Wetland Plan complete in 2000 and approved by USACE, RWQCB, CDFG. Section 404 permit and plan extended. City Engineer is mitigating wetlands for 2006 Project and Oyster Point Circulation improvements of the Preservation Parcel. City to monitor compliance with Corps, CDFG, and RWQCB Prior to issuance of grading permits Project sponsoT and biologist. A wetland mitigation plan shall be prepared by the project sponsor's wetland consultant to provide for their Teplacement SITE 4.3-3 Loss of Jurisdictional Wetland Habitat Implementation ofthe project as proposed would eliminate approximately 0.10 acre of unvegetated streams. I 00 1.0 I 3.J-5a and b - Intersection Queuing 2010. MITIGA T10N Lengthening the Sister Cities Boulevard left turn pocket (at Airport Boulevard) to 250 feet would reduce queuing impacts to less than significant at this intersection that currently experiences unacceptable base queuing. 12 IMPLEMENTED BY 1 WHEN IMPLEMENTED I MONITOREDBY I VERIFIED BY / DA TE Project Sponsor Improvements to be on building permit drawings 2005 SEIR IMPACT 4.4-3 Year 2010 Base Case plus Phases 1/ + /II Intersection Impact Project Phase II + III traffic would change 20 lOAM peak hour operation at the Oyster Point Boulevard / Dubuque Avenue / U.S. 101 Northbound an- D ~"1p Intersection from an unacceptable . \0, E to an acceptable LOS D (a beneficial . 0 lct) but would change acceptable PM peak i,u'ur LOS D operation to an unacceptable LOSF. The project sponsor shall provide a fair share contribution towards construction of a second exclusive right-turn lane on the westbound (Oyster Point Boulevard) approach and a second exclusive left-turn lane on the northbound (Dubuque Avenue) intersection approach. Both measures would require widening existing structures. Based upon total traffic growth to 2010, the project's fair share con- tribution would be five percent of the improvement costs (see Exhibits 4.4-10 and 4.4-15). Project sponsors of Terrabay Phase II and Phase III and other local area development to pay their fair share of the improvements. Execution of amended and restated Development Agreement prior to approval of Final Subdivision Map. City Planning and Engineeling Divisions and City Attomey to monitor implementation. As part of this process, the City should review modifying the existing capital improvements program to include fair share funding mechanisms for major roadway improvements. Complete 2005 8.5 contributed 4.4-2 Year 2010 Base Case plus Phases /I + III Intersection Impact AM peak hour Base Case operation plus project traffic would change operation from an unacceptable LOS E to an acceptable LOS D at the Sister Cities Boulevard / Bayshore Boulevard / Airport Boulevard / Oyster Point Boulevard Intersection (a beneficial hnpact), Dui accepiabie LOS D PM peak hour operation would change to an unacceptable LOS F. TRAFFIC MITIGA T/ON -- PHASE 1998-1999 SEIR IMPACT III SITE MIT/GA nON The project sponsor shall provide a fair share contribution towards restriping the westbound (Oyster Point Boulevard) intersection approach (to provide a single left turn lane, two exclusive through lanes, and a shared through / right turn lane). A contribution also would be needed towards a third westbound departure lane (on Sister Cities Boulevard) which then would merge into the two existing departure lanes just west of the intersection. In addition, although not strictly needed for capacity reasons, restrlping also is recommended for the southbound (Bayshore Boulevard) intersection approach (to provide an exclusive right, a sllared through / right, a through, and two left turn lanes) Based upon total traffic growth to 2010, the project's fair share contribution would be 21 percent of the improvement costs.. II IMPLEMENTED BY Project sponSors of Terrabay Phase II and Phase III and other local area development to pay their fair share of the improvements. WHEN IMPLEMENTED Execution of amended and restated Development Agreement prior to approval of Final Subdivision Map. MONITORED BY City Planning and Engineering Divisions and City Attorney to monitor implementation. As part of this process, the City should review modifYing the existing capital improvements program to include fair share funding mechanisms for major roadway improvements. Mil VERIFIED BY / DA TE Complete 2005 8.5 Mil contributed VERIFIED BY I DA TE MONITORED BY City Engineer WHEN IMPLEMENTED Improvements to be on building pemlit drawings IMPLEMENTED BY Sponsor Project MITIGA nON Lengthening the Sister Cities Boulevard left turn pocket (at Airport Boulevard) to 325 feet would reduce queuing impacts to less than significant at this intersection that currently experiences unacceptable base queuing. 13 Airport Project Access: Mitigations include lengthening the left turn lane on the Airport Boulevard approach to the Project access intersection in conjunction with shortening the left turn lanes on the southbound Airport Boulevard approach to Oyster Point Boulevard (based upon monitoring of queuing). The two other alternatives are I) striping the northbound Airport Boulevard approach to the Project access intersection as an exclusive left turn lane, a shared through/left turn lane and an exclusive through lane and provide split phase signalization; or 2) widening Airport Boulevard adjacent to the project site and providing a second left turn lane on the northbound Airport Boulevard approach to the project access intersection. TRAFFIC MITIGA nON -- PHASE III SITE 2005 SEIR IMPACT 3.1-9a and b Intersection Queuing 2020. I \0 I-" I 2005 SEIR IMPACT 3.1-10 - On Site Circulation I \0 N I Project). MITIGA TlON Pedestrian crossings at the first on-site 2006 Project intersection could disrupt traffic flow. A "walk/don't walk" signal for pedestrians is identified as a mitigation measure (Mitigation Measure 3.i-iQ 2005 SEIR as modified for the 2006 Project). Additionally, to address any potential queuing and stacking impacts, he first intersection on the site shall be mon tored after full project completion and occupa cy. The monitoring shall be funded through developer pass-through account. Backu s off the project site or driver confusion will r suit in signalizing the intersection with timin coordinated to the signal at the project a cess intersection with Airport Boulevard. Additionally, there will be adequate righ -of- way area to provide either an exclusive r ght turn lane and/or an exclusive left turn la eon the inbound driveway approach to the fir t intemal intersection should the results 0 the monitoring indicate the necessity to do s . Also, right-of-way will be provided on t e outbound driveway approach to Airport Ivd. to provide a second exclusive right turn I e, should the results ofthe monitoring indi ate the necessity to do so (Mitigation Measu e 3 1-10 2005 SEIR as modified for the 20 6 IMPLEMENTED BY WHEN IMPLEMENTED MONITORED BY I VERIFIED BY / DA TE Project Sponsor Based upon monitoring City Engineer within two years of full project occupancy. 14 VERIFIED BY / DATE T MONITORED BY A mitigation monitor ("disturbance coordinator") hired by the City and paid for by the project sponsor. T WHEN IMPLEMENTED Note on grading and construction drawings for the building permit and before and during construction. I I IMPLEMENTED BY Project sponsor and sub- sequent developers of individual parcels to incorporate Mitigation Measure 4.5-1 into all contractors' contracts. S E f R The Bay Area Air Quality Management District (BAAQMD) recommends the following measures for large construction areas located near sensitive receptors. The BAAQMD typically determines the level of significance based on the control measures implemented. These measures constitute all feasible contml measures, with the addition of a disturbance coordinator to monitor compliance with the control measures and respond to neighborhood complaints. The disturbance coordinator shall be retained by the City and paid for by the project sponsor. The following controls shall be implemented throughout the construction area: r MfT/GA nON IMPACT AIR QUALITY -- PHASE f1I SITE 2005 SEIR AND 1998 999 4.5-1 Short-Term Construction Impacts Dust generated during construction periods could result in both health and nuisance effects. Although temporary, this would be a significant impact. (Mitigation Measure 3.2.1 from the 2005 SEIR shall apply to the 2006 Project which address dust and soil erosion. Note that this mitigation is a re- statement of Mitigation Measure 4.5-1 from the 1998/99 SElR.) All active construction areas shall be watered at least twice daily and more often when conditions warrant. This measure would reduce emissions by at least 50 percent. . All trucks hauling soil, sand, and uther luose materials shall be covered, or all trucks shall be required to maintain at least two feet of free- board. . All unpaved access roads and parking areas at construction sites shall be paved, watered three times daily, or b'eated with (non-toxic) soil stabilizers. . I \0 W I All paved access roads, parking areas, and staging areas at construction sites shall be swept daily (with water sweepers). . Streets shall be swept daily (with water sweepers) if visible soil material is carried onto adjacent public streets. . Inactive construction areas (previously graded areas inactive for ten days or more) shall be hydroseeded or treated with (non-toxic) soil stabilizers. . Exposed stockpiles (dirt, sand, etc.) shall be enclosed, covered, watered twice daily, or treated with (non-toxic) soil binders. . 15 Traffic speeds on unpaved roads shall be limited to 15 miles per hour (mph). Sandbags or other erosion control measures shall be installed to prevent silt runoff to public madways. . A disturbance coordinator, retained by the City and paid for by the project sponsor, shall be designated to be responsible for monitoring compliance with dust control measures and to respond to neighborhood concems regarding air pollutant emissions (primarily dust) during construction. The project sponsor and coordinator shall be responsible fOT operating a neighborhood "hotline" for neighbors to voice complaints regarding air quality during construction. 6 . The area subject to excavation, grading, and other construction activity shall be limited at anyone time. I ~ ~ I . Wind breaks shall be installed, or trees / vegetative wind breaks shall be plant on windward sides(s) of construction areas, if conditions war-rant, to prevent visible dust clouds from extending beyond the site. . Excavation and grading activity shall be suspended when winds (instantaneous gusts) exceed 25 mph and cause visible c\ouds to extend beyond the construction site. Activities shall be suspended until the disturbance coordinator decides that the emissions from construction activities would be controlled (such as through additional watering or installation of wind fences). This measure could reduce dust emissions by up to 80 percent. . Wheel washers shall be installed for all exiting trucks, or the tires or tracks shall be washed off alllrucks and equipment leaving the site. Disturbed areas shall be replanted with vegetation as quickly as possible (within one month of the disturbance). . IMPACT I MITIGATION AIR QUALITY -- PHASE 11/ SITE 2005 SEIR AND 1998-1999 SEIR llMPLEMENTED BY --1 WHEN IMPLEMENTED -I MONITORED BY 1 VERIFIED BY / DA TE r IMPLEMENTED BY I WHEN IMPLEMENTED I MONITORED BY I VERIFIED BY / DA TE City's Engineering Prior to final acceptance of City's Engineering The City's Oyster Point Division. Division. Flyover and Final map and in the TTansportation Development Agreement. Improvements were completed in 1995. COMPLETE r MIT/GA nON S E I R Air pollutant emissions which would be regionally significant could be reduced from motor vehicles through a Teduction in vehicle trips, vehicle miles traveled, and reduced traffic congestion. The following measures either are included in the project design or shall be implemented by the project sponsor to reduce regionally significant air polluta1 emissions. IMPACT AIR QUALITY -- PHASE III SITE 2005 SEIR AND 1998-1999 4.5-3 Changes in Regional Long- Term Air Quality Direct and indirect emissions of air pollutants associated with full buildout of the project could interfere with the efforts within the region to attain ozone and PM 10 air quality standards. Thus, while the incremental change between the currently and previously proposed Phase II and III projects would be less-than-significant, the cumulative impact of full Terrabay project development (Phases I, II, and III) would exceed standards tightened since examination in the 1982 EIR and 1996 SEIR.i Coordinated tTaffic signals shall be installed to provide more efficient levels-of-service at inter- sections substantially affected by project traffic. . The draft TDM Program for the 2006 Project is included as part of the project. The project includes roadway improvements to Sister Cities Boulevard which have already been constructed. Additional intersection improvements are proposed along Bayshore Bou levard as part of Phase III. ll1is measure could reduce total year 2000 project emissions by ten (10) pounds per day of ROG, seven (7) pounds per day of NO., and one (I) pound per day of PM 10. The U.S_ 101 southbound fi-eeway off ramp shall be reconstructed and a new u.s. 101 on ramp shall be constructed (the "hook Tamps"). This measure would allow direct access on to the freeway, eliminating emissions associated with congestion at local intersections, which provide access to southbound u.s. 101. This measure could reduce total year 2000 project emissions by five (5) pounds per day of ROG, six (6) pounds per day of NO., and seven (7) pounds per day of PM 10. . (Mitigation Measure 3.2-3 from the 2005 SEIR shall apply to the 2006 project which requires a TDM Program. Note that this mitigation is are-statement of Mitigation Measure 4.5-3 from the 1998/99 SElR. This mitigation will reduce impacts but not mitigate to a level of insignificance as discussed in the finding below.) I \0 OJ I front A A bus shelter is in of the project site. TDM Program is proposed as part of the project. City Planning and Building Divisions. In Precise Plan and building plans. Statement of Overriding Considerations adopted by Council on May 12, 1999 by Resolution #6499, however the mitigations still apply. 17 Project sponsor. Bus shelters, easy pedestrian access, and bicycle lanes shall be provided in the project design to facilitate alternative modes of transportation. This measure could reduce total year 2000 project emissions by ten (10) pounds per day of ROG, 12 pounds per day of NO., and 11 pounds per day of PM to- Noise Disturbance Coordinator A project construction supervisor shall be designated as a "noise disturbance coordinator" who would be responsible for responding to any local complaints about construction noise (as was done for Phase I site development). The disturbance coordinator shall determine the cause ofthe noise cOlnplaints (such as starting too early, bad muffler, etc.) and shaH require implementation of reasonable measures warranted to correct the problem. The telephone number of the disturbance coordinator also shall be posted conspicuously at the construction site 8 . Equipment Location and Shielding Stationary noise-generating construction equipment shall be located as far as possible from nearby residences. I \0 0\ I . . . ..~litigation }.-feasure 3.3-1 frOth the 2005 SEIR ' restates Mitigation Measure 4.6-/ ji-om the /998/99 SEIR. . Idling Prohibitions Powered construction equipment shaIl be turned off when not in use. Mufflers and Maintenance All equipment used on the project site shall be adequately muffled and maintained. AIl internal combustion engine-driven equipment shaH be fitted with intake and exhaust mufflers, which are in good condition. Use of good mufflers with quieted compressors on all non-impact tools should result in a maximum noise level of 85 dBA when measured at a distance of 50 feet. Construction Scheduling Noise-generating construction activities, including tmck traffic going to and from the sile for any purpose, and maintenance and servicing activities for construction equipment, shall be limited to the hours stipulated by the City's Noise Ordinance which are 8:00 AM to 8:00 PM on weekdays, 9:00 AM to 8:00 PM on Saturdays, and 10:00 AM to 8:00 PM on Sundays. 2005 1998-1999 4.6-1 Construction Noise Impacts During construction periods, noise levels would be elevated in the Project area S E I R The following measures shall be required to reduce the project's short-term construction noise impacts to a less-than-significant level: Project sponsor or sub- sequent developers in contracis of all contrac- tors involved in site preparation and developtnent activities. Mitigation Monitoring Coordinator to super- vise project construction for each phase of development. IMPACT NOISE -- PHASE S E I R SITE AND 1 MITIGA nON l/MPLEMENTED BY I WHEN IMPLEMENTED ~_ MONITORED BY Throughout Phase III construction. City Engineering Division to grant grading and building permits contingent on full compliance with the measures. 1 VERIFIED BY / DA TE MONITORED BY WHEN IMPLEMENTED IMPLEMENTED BY MITIGA TION Prior to issuance of building permits. City Planner and City Attorney Project Sponsor to be drafted in the CC&R's for the Project Mitigation Measure 3.3-} from the 2005 SEJR requiring disclosure of the location of the airport on CC&R's for the 2006 Project. S E I R 19 impact Airports NOTE: This is technically not an under CEQA but is included at the request on the 2005 Project 999 Impact 3.3-1 from the 2005 SEJR Noise rrom the airport may disturb some project occupants although the Project is not within the 65 dBA, CNEL airport contour. 99B I 1.0 'I I -1Q96 SEIR '- ~ lid Waste '...upplementallmpact PS-5 Recycling Pro- gram Collection Services State law requiTes provision of adequate space for recycling in multiple family residential projects with five or more units and all new commercial developments. Future pro- ject phase multi-family residential and commercial development may not include adequate provision for collection ofrecyclable materials. TI1is situation would represent a significant adverse project im- pact. 11 order to ensure that project waste is recycled in a manner consistent with the State-mandated require- ment that the City divert at least 50 percent of po- tential waste from landfill disposal by 2000, require the design of future project development to provide common exterior trash and recyclable material stor- age areas in commercial developments and in those multi-family developments that would use dump- sters, rather than relying on individual curbside pick-up for trash collection. Such areas should be conveniently located and accessible to residents and collection vehicles and personnel, properly protect- ed trom the elements, screened, and architecturally integrated into the development. 20 Project sponsor Architectural drawings for building petmit City Planner and Building Division 4.7-6 Police Impact from Cumulative Development Substantial cumulative develop- ment by the year 2010 would greatly increase the numbeT of calls for service to the South San Fran- cisco Police Department and could require an estim- ated 5.4 to 6.2 additional police positions plus two additional police vehicles. While these cumulative impacts would be significant, the incremental contri- bution of Terrabay Phase II and III development would not be "considerable", thus less-than-signifi- cant for the purposes ofCEQA. No additional mitigation would be required of the Terrabay Phase II or HI project than identified by Mitigation Measure 4.7-4 and the 1982 ElR 11996 SElR. The prior ElRs required funding provision of a separate new fully-staffed beat (J 982 EIR) to con- sist ofthree officer positions and one new patrol vehicle (1996 SEIR). Prior to certi ficate of Occupancy for Phase office tower. 4.7-4 Radio communications are impacted on the eastern slope of San Bruno Mountain Installation of relay equipment to facilitate police and fire communications on the first lower conslTucted. Project Sponsor Prior to Certificate of occupancy on Phase I office tower. Police Chief IMPACT PUBLIC SERVICE MITIGA TION 1998-1999 SEIR 4.7-2 and 3 Combined Project Impact on Police Services The combined effect of Terra bay Phase II and HI development according to the 1998 Precise Plan could be interpreted to require one additional police position (0.91 position) which still would represent a less-than-significant impact. The mitigation requires the funding of one new police position and one new vehicle and is a restatement of the 1996 SEIR and 1982 EIR Project sponsor Prior to Certificate of occupancy on first tower. Police Chief. PHASE II 1 MITIGA TlON SITE Project sponsor llMPLEMENTED BY --L WHEN IMPLEMENTED ~_MONITORED BY Police Chief. J VERIFIED BY / DATE VERIFIED BY / DATE MONITORED BY Fire Chief WHEN IMPLEMENTED Prior to certificate of Occupancy for Phase I office tower. IMPLEMENTED BY Project Sponsor MIT/GA TlON TIle South San Francisco Fire Marshall, Brian Niswonger evaluated the 2006 Project and found that the mitigation measures identified in the 1982 EIR apply to the 2006 Project The Mitigation Measure (unnumbered) requires the addition of one fire fighter position to Station 1. 1982 EfR IMPACT Unnumbered from 1982 Impact on Fire Services....staffing shortage City's Planning Divi- sion, HCP Adminis- trator. II. Completion of Phase Project sponsor. The County Department of PaTks and Recreation has recommended that the open space areas of the pro- ject be deeded in fee to the County and fenced. Parks and Recreation TIle project design designates approximately 46 per- cent (153 acres) of the site as open space. Most of the open space is adjacent to the San Bruno Moun- tain State and County Park. The project sponsor has agreed to dedicate all undisturbed areas of the pro- ject site to the County as pemmnent open space. 'The Sail Bnmo Mountain Hep stipulates dedication of the project's undeveloped open space at the time the first grading permits are granted for the parcel of the project to which it pertains. i Complete. City's Planning Divi- sion, HCP Adminis- trator, and County. Being implemented Project sponsor, HCP Administrator, City and County. Upon project approval, the project sponsor has agreed to dedicate JUllCUS Ravine to the County as permanent open space. access to San is Juncus Ravine, a separate 157-acre parcel ofland, lor'lted west of Hillside Elementary School. This ~ 1 has been designated general open space on the \0 Jnty General Plan and as a community park on I City's General Plan. The proposed project provides for trai Bruno Mountain. City accepted in lieu fee September 25, 1996 by Ordinance 1191-96, for Phase I, II, and III impacts. COMPLETE A 2,000 square foot child care center would be located within Terrabay Village. The Terrabay Development plan indicates develop- ment of Hillside Recreation Center, a four-acre community park with both indoor and outdoor facilities. COMPLETE The Terrabay Development concept also indicates improvement of four acres of Hillside Elementary School with development of an illuminated adult softball field, soccer field, bleachers, and a restroom. Maps Pages 82-85 in Volume 53 at San Mateo County in 1983. The parcel This is included in this document as provisions for open space were addressed by recordation of Parcel maps addressed all the remainder lands for dedication for Phases I, II and III. 21 I I-' o o I 22 August 2006. AKW PROPOSED COMPLETE AS The project would not have a significant impact on the microclimate of the area, but the microclimate could impact proposed uses. Wind would have the most direct impact on outdoor activities. TIle current layout locates most of the project in areas at least partially sheltered from the wind. Nevertheless, the entire site would be breezy. Care should be taken in the layout of buildings and the planting of vegetation to put wind-sensitive activit- ies to the east of some form of shelter. Vegetation, such as irees and hedges, are the most effective wind shelter. Where this type of windbreak is not feasible, porous screens could be used, such as the kind installed around tennis courts. Prior to Re-entitlement City Planner. A wind analysis was conducted for Phase III. The 2006 Project is in the lee of the Mountain and the site planning is designed io take advantage of the micro climate and sunlight. The 2006 Project is designed to avoid the creation of a wind tunnel. IMPACT I MITIGATION WIND AND CUMA TE MIT/GA TlON -- PHASE 11/ SITE 1982 EIR Project architect. 1/MPLEMENTED BY 1 WHEN IMPLEMENTED ~... MONITORED BY 1 VERIFIED BY / DA TE APPENDIX Air Quality, Miller Consulting Traffic, Crane Transportation Group -101- -102- AIR QUALITY AND GREENHOUSE GAS REPORT APPENDICES Greenhouse Gas Calculations 2006 Addendum GHG Summary Emissions 2006 Addendum Electrical Use 2008 Addendum GHG Summary Emissions (Ancillary) 2008 Addendum Electrical Use (Ancillary) 2008 Addendum GHG Summary Emissions (R&D) 2008 Addendum Electrical Use (R&D) URBEMIS Results Existing 2006 Addendum Annual Existing 2006 Addendum Summer Existing 2006 Addendum Winter 2008 Addendum Annual (Ancillary) 2008 Addendum Summer (Ancillary) 2008 Addendum Winter (Ancillary) 2008 Addendum Annual (R&D) 2008 Addendum Summer (R&D) 2008 Addendum Winter (R&D) -103- -104- 52.5% 0.008% Percentage of 25,000 Percentage of 174 Million Ibslmetric ton = 2204.62 PG&E Carbon Footprint C..lculator gives C02 output emission rate (lbslklJ\h1) 0.524 IbslklJ\h1 Pg. 87 (CCARRP) gives Mathane and Nitrous Oxide electricity emission factors (lbs/mlJ\h1) Methane - 0.0067 (lbslmlJ\h1) Nitrous Oxide - 0.0037 (lbs/mlJ\h1) Pg. 85 (CCARRP) gives C02 equivalency factors Pg. 32 (CCARRP) gives Equations Notes and References: Total Emissions from Indir,act Electricity Use Formula and Emission Fac~or from The California Climate Action Registry Report Protocol 2006 Metric Tons 883 613 4 1,481 494 Tons from URBEMIS 20011 951 2000 676 201C) 5 Total Construction 1,632 Average Per Year 544 Total Annual Greenhouse Gas (GHG) Emission from Project Construction -- All Sources (C02 equivalent Metric Tons) Metric Tons/Yr C02e emissions Metric Tons/Yr C02e emissions Metric TonslVr C02e emissions Metric Tons/Yr C02e emissions 944 9,976 2,204 13,124 Area Sources Vehicles Electrical Use Total- Total Annual Greenhouse Gas (GHG) Emission from Project Operations -- All Sources (C02 equivalent Metric Tons) I Annual C02 Equivalent Emissions (metrll:: tons) 2,199 5 1 2;204 Annual I C02 Emission Factor Project GHGs Equivalent Ib/mlJ\h1 Electricity mlJ\h1 metric tons Factor 524 9.250 2,199 1 0.0037 9,250 0.0 296 0.0067 9.250 0.0 23 Total Indirect GHG Emissions from Project Electricity Use- 9.250,213 klJ\h1 (kilowatt hours)/year 9.250 mlJ\h1 (megawatt hours)lyear Estimated Project Annual Electrical Use: Indirect Greenhouse Gas (GHG) Emissions from Project use of Electricity (Power Plant Emissions) 10,920 12,037 24,074,400 Total Emissions (area s;ources + vehicles) ) Metric Tons 944 9,976 Annual Emissions pounds (Ibs.) Tons 2,080,480 1,040 21,993.920 10,997 URBEMIS2007 Area Emissions URBEMIS2007 Vehicle Emissions Greenhouse Gas (GHG) Emissions from Area Sources and Vehicles T e/Tabay 2006 Project Name: Greenhouse Gas (GHG) Emissions Calculations Annual kWh Calculations for Project Emissions of Electricty Used by the project Project Name: Terrabay 2006 Project Total GHG Emissions From Commercial Electricity Use Average monthly consumption (kWh) Office* (kWh/sq fiN ear) 12.95 Quality Restaurant* (kWh/sq fiN ear) 47.45 Retail* (kWh/sq fiN ear) 13.55 Child Care* (kWh/sq fiN ear) 5.9 Performing Arts Facility* (kWh/sq fiN ear) 10.5 square footage** kWhours per year 665,028 square footage** 8,612,113 kWhours per year 7,000 square footage** 332,150 kWhours per year 18,000 square footage** 243,900 kWhours per year 5,000 square footage** 29,500 kWhours per year Total 3,100 698,128 32,550 kWhours per year 9,250,213 *Electricity Usage Rates from Table A9-11-A South Coast AQMD CEQA Air Quality Handbook 1993 - Usage Rate is Average for SCE and LADWP **Based on project description -105- -106- 52.2% 0.008% Percentage of 25,000 Percentage of 174 Minion Ibs/metric ton ,= 2204.62 PG&E Carbon Footp'int Calculator gives CO2 output emission rete (bslkWl) 0.524 Ibsik'Ml Pg. 87 (CCARRP) giles Methane lirld Nitrous Oxde electricity emission factors (lbsJmWl) Methane - 0.0037 (lbsJrrNIhl) Nitrous Oxide - 0.0037 (lbs/mWl) Pg. 85 (CCARRP) gites C02 equivalency factors Pg. 32 (CCARRP) gites Equations Notes and References: Total Emissions from Indirect Electricity Use Fonnula and Emission Fllctor from The Caifomia Climate Action Regstry Report Protocol 2006 Metric Tons 863 622 4 1,489 496 Tons from URBEMIS 2008 951 201)9 686 20.10 5 Total Conslluction 1.642 Average Per Year 547 Total Annual Greenhouse Gas (GHG) Emission from Project Construction - All Sources (C02 equivalent Metric Tons) Metric TonslYr C02e emssions Metric TonslYr C02e emssions Metric TonslYr C02e emssions Metric TonslYr C02e emssions 961 9,902 2,196 13,060 Area Sources Vehicles Elecb1cal Use Total" Total Annual C:;reenhouse Gas (GHG) Emission from Project Operations -- All Sources (C02 equivalent Metric Tons) I Annual I C02 Emission Fador Project GHGs Equivalent Ib/mWl Electricity mWl metric tons Factor 524 9,219 2,191 1 0.0037 9,219 0.0 296 0.0067 9.219 0.0 23 Total Indirect GHG Emlaslons from Project Electricity Use.. 9,219,056 kWl (kilowatt hoursyYear 9,219 mWl (megawatt hOISS)/year Estimated Project Anrual Bactrical Use: Indirect Greenhouse Gas (GHG) Emissions from Project use of Electricity (Power Plant Emissions) 10,863 11,975 23,949,140 Total Emissions (area sources + vehicles) ) Metric Tons 961 9,902 Annual Emissions pounds (Ibs.) Tons 2,119.060 1,060 21,830,080 10,915 URBEMIS2oo7 Area Emissions URBEMIS2007 Vehicle Emissions Greenhouse 13as (GHG) Emissions from Area Sources, and Vehicles T errabay 2006 AnciKary Project Name: Greenhouse IGas (GHG) Emissions Calculations Annual kWh Calculations for Project Emissions of Electricty Used by the project Project Name: Terrabay 2008 Ancillary Project Total GHG Emissions From Commercial Electricity Use Average monthly consumption (kWh) Office* square footage** (kWh/sq ft/Y ear) 12.95 662,528 Quality Restaurant* square footage** (kWh/sq ft/Y ear) 47.45 7,000 Retail* square footage** (kWh/sq ft/Year) 13.55 17,009 Child Care* square footage** (kWh/sq ft/Y ear) 5.9 5,644 Performing Arts Facility* square footage** (kWh/sq ft/Y ear) 10.5 4,133 Product Design Studio square footage** (kWh/sq ft/Year) 4.35 15,007 Total 711,321 kWhours per year 8,579,738 kWhours per year 332,150 kWhours per year 230,472 kWhours per year 33,300 kWhours per year 43,397 kWhours per year 65,280 kWhours per year 9,219,056 *Electricity Usage Rates from Table A9-11-A South Coast AQMD CEQA Air Quality Handbook 1993 - Usage Rate is Average for SCE and LADWP **Based on project description -107- -108- 52.8% 0.008% Percentage of 25.000 Percentage of 174 Minion Ibs/metric ton = 2204.62 PG&E Carbon Footpint Calculator gives CO2 output emission rate (bs/kVlh1) 0.5241bslkWl Pg. 87 (CCARRP) giles Methane II1d Nitrous Olide electricity emission factors (lbs/mVlh1) Methane - 0.Oal7 (lbs/rrl.M1) Nitrous Oxide. 00037 (lbsJrn'Ml) Pg. 32 (CCARRP) giles Equations Pg. 85 (CCARRP) giles C02 equwalency factors Notes and References: Total Emissions from Indirect Electricity Use Formula and Emission Factor from The Caifomia Climate Action Registry Report Protocol 2006 Metric Tons 863 622 4 1.489 496 Tons from URBEMIS 2008 951 2009 686 2010 5 Total Construction 1,642 Average Per Year 547 Total Annual Greenhouse Gas (GHG) Emission from Project Construction -- All Sources (C02 equivalent Metric Tons) Metric TonslYr C02e enissions Metric TonslYr C02e errissions Metric T ons/Yr C02e errissions Metric Tons/Yr C02e enissions 961 10,037 2,196 13,194 Area Sources Vehicles Electrical Use Total" Total Annual (ireenhouse Gas (GHG) Emission from Project Operations -- All Sources (C02 equivalent Metric Tons) 9,219.056 kVlh1 (kHowatt hoursyYear 9,219 mVlh1 (megawatt hOLrS)/year I Annual I C02 I Annual Emission Factor Project GHGs Equivalent C02 Equivalent IblmVlh1 Electricity mVlh1 metric tons Factor 524 9,219 2,191 1 0.0037 9.219 0.0 296 0.0067 9,219 0.0 23 Total Indirect GHG Emissions from Project Electricity Use" Estimeted Freject Anroal Electrical Use: Indirect Greenhouse Gas (GHG) Emissions from Project use of' Electricity (Power Plant Emissions) 10,998 12,123 24,246,280 Total Emissions (areasources + vehicles) ) Metric Tons 961 10,037 Annual Emissions pounds (Ibs. ) Tons 2,119,060 1,060 22.127,220 11,064 URBEMIS2007 Area Emissions URBEMIS2007 Vehicle Emissions Greenhouse Gas (GHG) Emissions from Area Sources and Vehicles Terrabay 2008 R&D Project Name. Greenhouse Gas (GHG) Emissions Calculations Annual kWh Calculations for Project Emissions of Electricty Used by the project Project Name: Terrabay 2008 R&D Project Total GHG Emissions From Commercial Electricity Use Average monthly consumption (kWh) Office* square footage** (kWh/sq ftlYear) 12.95 662,528 Quality Restaurant* square footage** (kWh/sq ftlYear) 47.45 7,000 Retail* square footage** (kWh/sq ftIY ear) 13.55 17,009 Child Care* square footage** (kWh/sq ftIY ear) 5.9 5,644 Performing Arts Facility* square footage** (kWh/sq ftIY ear) 10.5 4,133 Product Design Studio square footage** (kWh/sq ftIY ear) 4.35 15,007 Total 711,321 kWhours per year 8,579,738 kWhours per year 332,150 kWhours per year 230,472 kWhours per year 33,300 kWhours per year 43,397 kWhours per year 65,280 kWhours per year 9,219,056 *Electricity Usage Rates from Table A9-11-A South Coast AQMD CEQA Air Quality Handbook 1993 - Usage Rate is Average for SCE and LADWP **Based on project description -109- Page: 1 7/5/2008 9:29:24 PM Urbemis 2007 Version 9.2.4 Combined Annual Emissions Reports (TonsNear) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay Existing SMC.urb924 Project Name: Terrabay Existing SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac2007 V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD2007 I ..... ..... 0 I CQ2 951 .48 676.25 4.67 QQ2. Page: 2 7/5/2008 9:29:24 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES BOO llillI. CQ SQ2 PM10 Dust PM10 Exhaust EMti! PM2 5 Dust E.M2...5. ~ Exhaust 2008 TOTALS (tons/year unmitigated) 0.60 8.22 2.96 0.01 6.44 0.34 6.77 1.35 0.31 1.66 2009 TOTALS (tons/year unmitigated) 4.15 2.79 6.07 0.00 0.02 0.17 0.20 0.01 0.16 0.17 2010 TOTALS (tons/year unmitigated) 3.93 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 AREA SOURCE EMISSION ESTIMATES ROG ~ .QQ ~ PM10 PM2.5 CO2 I ::: 'TALS (tons/year, unmitigated) 0.87 0.88 1.43 0.00 0.00 0.00 1,040.24 ~ I OPERATIONAL (VEHICLE) EMISSION ESTIMATES BOO ~ CQ ~ E.M1!l PM25 CO2 TOTALS (tons/year, unmitigated) 10.07 12.21 122.97 0.11 20.73 3.89 10,996.96 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES BOO ~ CQ ~ E.M1!l ~ ~ TOTALS (tons/year, unmitigated) 10.94 13.09 124.40 0.11 20.73 3.89 12,037.20 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Annual Tons Per Year, Unmitigated BOO ~ .QQ ~ PM10 Dust PM10 Exhaust E.M1Q PM2 5 Dust PM2 5 Exhaust ~ Page: 3 7/5/2008 9:29:24 PM 2008 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust Mass Grading Off Road Diesel Mass Grading On Road Diesel Mass Grading Worker Trips Fine Grading 10/06/2008- 11/28/2008 Fine Grading Dust Fine Grading Off Road Diesel Fine Grading On Road Diesel I I--' Fine Grading Worker Trips I--' Nrenching 12/01/2008-01/30/2009 I Trenching Off Road Diesel Trenching Worker Trips 0.00 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 .17 0.03 0.23 0.10 0.00 0.00 0.01 0.01 0.00 0.01 0.01 19.72 0.03 0.23 0.11 0.00 0.00 0.01 0.01 0.00 0.01 0.01 20.89 0.00 0.00 0.03 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2.55 0.19 3.24 .01 0.00 0.01 0.12 0.14 0.00 0.11 0.12 402.60 0.09 0.75 0.38 0.00 0.00 0.04 0.04 0.00 0.04 0.04 60.15 0.00 0.00 0.00 0.00 3.20 0.00 3.20 0.67 0.00 0.67 0.00 0.28 3.99 .42 0.00 3.22 0.16 3.38 0.67 0.15 0.82 465.30 0.00 0.00 0.03 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2.55 0.19 0.00 0.09 3.24 0.00 0.75 .01 0.00 0.38 0.00 0.00 0.00 0.01 3.20 0.00 0.12 0.00 0.04 0.14 3.20 0.04 0.00 0.67 0.00 0.11 0.00 0.04 0.12 0.67 0.04 402.60 0.00 60.15 0.28 0.60 3.99 8.22 .42 2.96 0.00 0.01 3.22 6.44 0.16 0.34 3.38 6.77 0.67 1.35 0.15 0.31 0.82 .66 465.30 951.48 Page: 4 7/5/2008 9:29:24 PM 676.25 19.98 18.86 0.17 0.Q1 0.01 0.16 0.01 0.01 0.01 0.00 0.00 0.20 0.01 0.01 0.17 0.Q1 0.01 0.02 0.00 0.00 0.00 0.00 0.00 6.07 0.10 2.79 0.21 4.15 0.02 12/01/2008-01/30/2009 2009 Trenching 0.09 0.21 0.02 Trenching Off Road Diesel 12 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.00 0.00 Trenching Worker Trips 31.49 0.03 0.03 0.00 0.03 0.03 0.00 0.00 0.22 0.35 0.07 Asphalt 02/02/2009-03/27/2009 0.00 22.64 4.78 0.00 0.02 0.00 0.00 0.02 0.00 0.00 0.00 0.00 0.00 0.03 0.00 0.00 0.03 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.17 0.00 0.31 0.01 0.05 Paving Off-Gas Paving Off Road Diesel 0.Q1 0.04 0.00 Paving On Road Diesel 4.07 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.05 0.00 0.00 Paving Worker Trips 620.55 0.13 0.12 0.01 0.16 0.14 0.02 0.00 5.69 2.23 0.51 Building 04106/2009-11/27/2009 137.80 0.10 0.10 0.00 0.11 0.11 0.00 0.00 0.98 .47 0.33 Building Off Road Diesel 95.88 0.02 0.02 0.00 0.02 0.02 0.00 0.00 0.36 0.50 0.04 Building Vendor Trips Building Worker Trips ...... ...... W I 386.87 0.Q1 0.01 0.01 0.03 0.01 0.02 0.00 4.35 0.25 0.14 4.22 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.05 0.00 3.55 12/07/2009-01/29/2010 Coating 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3.55 Architectural Coating 4.22 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.05 0.00 0.00 Coating Worker Trips 4.67 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.05 0.00 3.93 2010 4.67 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.05 0.00 3.93 12/07/2009-01/29/2010 Coating 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3.93 Architectural Coating 4.67 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.05 0.00 0.00 Coating Worker Trips n~f~II" I:'ino ~itc r:::.r~""'inn no~,..rintinn Ul;O.D\.AIIL' If''''' ......,...... _'U"',"I~ _.................u..... - 11/28/2008 n....___. ~;__ r".._....:..._ rIICl;:)C. rille UIClUIIIY Total Acres Disturbed: 32.05 Maximum Daily Acreage Disturbed: 8.01 1 0/6/2008 Page: 5 7/5/2008 9:29:24 PM Fugitive Dust Level of Detail: Default 20 ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.05 Maximum Daily Acreage Disturbed: 8.01 Fugitive Dust Level of Detail: Default I !--' Ibs per acre-day !--' Road Truck Travel (VMT): 5000 joj:::.. I ~Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 - 1/30/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Default Paving Description Acres to be Paved: 8.01 Off-Road Equipment: Page: 6 7/5/2008 9:29:24 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11/27/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day ~ ase: Architectural Coating 12/7/2009 - 1/29/2010 - Default Architectural Coating Description ~ Ie: Residential Interior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 U1 I Ie: Residential Exterior Coatings begins 1/1/2005 ends 12/3112040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 1/1/2005 ends 12/3112040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 Page:? 7/5/2008 9:29:24 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Annual Tons Per Year, Unmitigated ~ ROO. NUx .c.o. Natural Gas 0.06 0.87 0.73 Hearth 0.00 0.00 0.00 Landscape 0.06 0.01 0.70 Consumer Products 0.00 Architectural Coatings 0.75 TOTALS (tons/year, unmitigated) 0.87 0.88 1.43 I Area Source Chances to fmlII ~ ~ rcentage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Annual Tons Per Year, Unmitigated ~ ROG NOX CO Day-care center 0.01 0.00 0.03 Quality resturant 0.67 0.87 8.66 Regnl shop. center 0.82 1.05 10.42 General office building 8.53 10.25 103.44 Performing Arts 0.04 0.04 0.42 TOTALS (tons/year, unmitigated) 10.07 12.21 122.97 0.11 0.00 0.09 0.01 0.01 0.00 S02 0.00 0.00 0.00 0.00 ~ 20.73 0.07 17 .40 .78 .48 0.00 PM10 0.00 0.00 0.00 0.00 EM1D. 3.89 0.01 3.27 0.33 0.28 0.00 PM25 0.00 0.00 0.00 0.00 EMU QQZ ,038.98 0.00 1.26 ,040.24 CO2 2.52 780.93 940.99 9,234.78 37.74 10,996.96 Total VMT 15.29 4,736.23 5,714.20 55,716.12 229.18 66,411.02 Diesel 0.4 2.5 0.0 0.0 28.6 33.3 77.8 Total Trips 2.05 629.65 772.92 6,876.41 31.00 8,312.03 Catalyst 98.5 95.8 99.5 100.0 71.4 66.7 22.2 Page: 8 7/5/20089:29:24 PM Operational Settings: Does not include correction for passby trips Does not include double counting adjustment for internal trips Analysis Year: 2010 Season: Annual Emfac: Version : Emfac2007 V2.3 Nov 1 2006 Land Use Type Acreage Trip Rate Unit Type No. Units Day-care center 0.41 1000 sq ft 5.00 Quality resturant 89.95 1000 sq ft 7.00 I gnl shop. center 42.94 1000 sq ft 18.00 ~ ~ 'neral office building 10.34 1000 sq ft 665.03 I Performing Arts 10.00 1000 sq ft 3.10 Vehicle Fleet Mix Vehicle Type Percent Type Non-Catalyst Light Auto 55.9 1.1 Light Truck < 3750 Ibs 11.9 1.7 Light Truck 3751-5750 Ibs 20.2 0.5 Med Truck 5751-8500 Ibs 6.3 0.0 Lite-Heavy Truck 8501-10,000 Ibs 0.7 0.0 Lite-Heavy Truck 10,001-14,000 Ibs 0.6 0.0 Med-Heavy Truck 14,001-33,000 Ibs 0.9 0.0 Page: 9 7/5/2008 9:29:24 PM Vehicle Type Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home I I-" I-" Ian Trip Length (miles) 00 ,',ural Trip Length (miles) Trip speeds (mph) % of Trips - Residential % of Trips - Commercial (by land use) Day-care center Quality resturant Regnl shop. center General office building Performing Arts Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst 0.1 0.0 0.0 0.1 0.0 0.0 0.1 0.0 0.0 2.8 67.9 32.1 0.0 0.0 0.0 0.4 0.0 100.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work 10.8 7.3 7.5 9.5 7.4 16.8 7.1 7.9 14.7 6.6 35.0 35.0 35.0 35.0 35.0 32.9 18.0 49.1 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 .0 Diesel 100.0 100.0 100.0 0.0 0.0 0.0 Customer 7.4 6.6 35.0 92.5 88.0 97.0 47.5 97.0 Page: 7/5/20089:28:49 PM Urbemis 2007 Version 9.2.4 Combined Summer Emissions Reports (Pounds/Day) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay Existing SMC.urb924 Project Name: Terrabay Existing SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac2007 V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD2007 I ~ ~ 1.0 I Page: 2 7/5/20089:28:49 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES .BOO llI.Qx .c.o. SQZ PM10 Dust PM10 Exhaust E.M1Jl PM2 5 Dust EMU EM2.Q .c.Q.2 ~ 2008 TOTALS (Ibs/day unmitigated) 14.22 199.64 71.20 0.19 160.91 8.16 169.07 33.69 7.50 41.19 23,264.78 2009 TOTALS (Ibs/day unmitigated) 374.04 26.20 66.96 0.05 0.26 1.60 1.87 0.09 1.46 1.56 7,300.59 2010 TOTALS (Ibs/day unmitigated) 374.02 0.26 4.60 0.00 0.02 0.01 0.03 0.01 0.01 0.02 444.75 AREA SOURCE EMISSION ESTIMATES I ROO ~ .c.o. ~ EM1O. ~ .QQ2. :::; 'TALS (Ibs/day, unmitigated) 5.04 4.84 11.72 0.00 0.04 0.04 5,707.08 0 I OPERATIONAL (VEHICLE) EMISSION ESTIMATES BOO ~ m ~ EM1O. ~ ~ TOTALS (Ibs/day, unmitigated) 53.18 56.93 658.35 0.62 113.65 21.34 63,212.01 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES ROG ~ ~ SQ2 EM1O. PM25 .QQ2. TOTALS (Ibs/day, unmitigated) 58.22 61.77 670.07 0.62 113.69 21.38 68,919.09 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated BOO ~ CO ~ PM10 Dust PMto Exhaust PM10 PM2 5 Dust PM2 5 Exhaust PM25 ~ Page: 3 7/5/2008 9:28:49 PM 23.264.78 41.19 U!!. 33.69 lli.Jrr 8.12 160.91 Q..li .I1.2O. 199.64 1422 Time Slice 8f4f2008-9f26f2008 Active Days: 40 23,264.78 0.00 3,007.48 41.19 33.46 .87 7.50 0.00 .87 33.69 33.46 0.00 169.07 160.20 2.03 8.16 0.00 2.03 160.91 160.20 0.00 0.19 0.00 0.00 71.20 0.00 18.93 199.64 0.00 37.73 14.22 0.00 4.62 Mass Grading 08f04f2008- 09f26f2008 Mass Grading Dust Mass Grading Off Road Diesel 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 Mass Grading On Road Diesel 127.26 0.00 0.00 0.00 0.01 0.00 0.01 0.00 .56 0.09 0.05 Mass Grading Worker Trips 23264.78 ~ I..5Q an 16.MI Mi lli..n o..1S. Z1..12 lliM H.2.2. Time Slice 1 Of6f2008-11 f28f2008 Active Days: 40 23,264.78 41.19 7.50 33.69 169.07 8.16 160.91 0.19 71.20 199.64 14.22 Fine Grading 10f06f2008- 11 f28f2008 Fine Grading Dust 0.00 33.46 0.00 33.46 160.20 0.00 160.20 0.00 0.00 0.00 0.00 3,007.48 .87 .87 0.00 2.03 2.03 0.00 0.00 18.93 37.73 4.62 Fine Grading Off Road Diesel 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 Fine Grading On Road Diesel ~ tv ~ I 127.26 ,816.45 0.00 0.92 0.00 0.92 0.00 0.00 0.01 .01 0.00 .00 0.01 0.00 0.00 0.00 .56 9.71 0.09 20.19 0.05 2.37 Fine Grading Worker Trips Time Slice 12f1f2008-12f3112008 Active Days: 23 Trenching 12/01f2008-01/30/2009 ,816.45 0.92 0.92 0.00 .01 .00 0.00 0.00 9.71 20.19 2.37 ,714.64 0.92 0.92 0.00 .00 .00 0.00 0.00 8.46 20.12 2.33 Trenching Off Road Diesel 101.81 ,816.50 0.00 0.86 0.00 0.86 0.00 0.00 0.01 0.94 0.00 0.93 0.00 0.00 0.00 0.00 .25 9.47 0.07 18.96 0.04 2.22 Trenching Worker Trips Time Slice 111 f2009-1 f30f2009 Active Days: 22 Trenching 12f01f2008-01/30/2009 ,816.50 0.86 0.86 0.00 0.94 0.93 0.00 0.00 9.47 18.96 2.22 ,714.64 101.86 0.86 0.00 0.86 0.00 0.00 0.00 0.93 0.01 0.93 0.00 0.00 0.00 0.00 0.00 8.32 15 18.90 0.07 2.18 0.04 Trenching Off Road Diesel Trenching Worker Trips Phase: Fine Grading 10/6/2008 - 11/28/2008 Total Acres Disturbed: 32.05 Maximum Daily Acreage Disturbed: 8.01 Default Fine Site Grading Description Ph Coating Worker Trips 0.15 0.26 4.60 0.00 0.02 0.01 0.03 0.01 0.01 0.02 444.75 Architectural Coating Time Slice 1/1/2010-1/29/2010 Active Days: 21 Coating 12/07/2009-01/29/2010 373.87 374.02 0.00 0.26 0.00 4.60 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 444.75 ~ Q.22 ~ Q.Q2 Q.QZ Q.Q1 11m Q.Q1 Q.Q1 Q.QZ ~ Coating Worker Trips 0.16 0.29 5.00 0.00 0.02 0.01 0.03 0.01 0.01 0.02 444.47 Architectural Coating I j-l Trips N N 1e Slice 12/7/2009-12/31/2009 .I._live Days: 19 Coating 12/07/2009-01/29/2010 373.87 374.04 0.00 0.29 0.00 5.00 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 444.47 ~ 0.29 5.00 0.00 0.02 0.01 0.03 0.01 0.01 0.02 444.47 Building Worker .67 2.92 51 18 0.04 0.22 0.11 0.33 0.08 0.09 0.17 4,551.36 Building Vendor Trips 0.42 5.93 4.27 0.01 0.04 0.22 0.26 0.01 0.20 0.21 ,128.04 Building Off Road Diesel Time Slice 4/6/2009-11/27/2009 Active Days: 170 Building 04/06/2009-11/27/2009 3.87 5.96 17.35 26.20 11.50 66.96 0.00 0.05 0.00 0.26 .28 .60 .28 .87 0.00 0.09 .17 .46 17 .56 1,621.20 7,300.59 5.96 22.2.Q ~ ~ .Q.2.6. 1.QQ 1J!I .Q..QQ 1M. jM ~ Paving Worker Trips 0.11 0.07 0.13 2.29 0.00 0.01 0.00 0.01 0.00 0.00 0.01 203.73 Paving On Road Diesel 1.78 0.55 0.00 0.01 0.06 0.07 0.00 0.06 0.06 239.00 Paving Off Road Diesel Time Slice 2/2/2009-3/27/2009 Active Days: 40 Asphalt 02/02/2009-03/27/2009 Paving Off-Gas 2.62 0.52 3.33 15.62 0.00 17.52 8.36 11.20 0.00 0.00 0.00 0.00 0.00 0.02 0.00 .33 .40 0.00 .33 .42 0.00 0.00 0.01 0.00 .22 .29 0.00 1.22 .29 0.00 ,131.92 .574.65 0.00 7/5/20089:28:49 PM Page: 4 3.33 17.52 11.20 0.00 0.02 .40 .42 0.01 .29 1.29 1,574.65 Page: 5 7/5/2008 9:28:49 PM Fugitive Dust Level of Detail: Default 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.05 Maximum Daily Acreage Disturbed: 8.01 Fugitive Dust Level of Detail: Default I I-" Ibs per acre-day tv Road Truck Travel (VMT): 5000 W I -Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factorfor 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 - 1130/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Default Paving Description Acres to be Paved: 8.01 Off-Road Equipment: Page: 6 7/5/20089:28:49 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor iOf 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11/27/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day I Jse: Architectural Coating 12/7/2009 - 1/29/2010 - Default Architectural Coating Description .... N e: Residential Interior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 ~ I e: Residential Exterior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 111/2005 ends 12/31/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 em. 5,693.04 14.04 5,707.08 CO2 14.48 4,489.81 5,410.32 53,080.40 217.00 63,212.01 E.M2...5. 0.01 0.03 0.04 PM25 0.00 .52 .84 17.91 0.07 21.34 EM1Q. 0.01 0.03 0.04 PM10 0.03 8.10 9.78 95.35 0.39 113.65 ~ 0.00 0.00 0.00 S02 0.00 0.04 0.05 0.53 0.00 0.62 Page:? 7/5/2008 9:28:49 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated ~ ROO t:!Qx .cu Natural Gas 0.34 4.74 3.99 Hearth - No Summer Emissions Landscape 0.61 0.10 7.73 Consumer Products 0.00 Architectural Coatings 4.09 TOTALS (Ibs/day, unmitigated) 5.04 4.84 11.72 I Area Sourc-.e Chances to Defaultl ~ ~ centage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated ~ ROG NOX CO Day-care center 0.06 0.01 0.15 Quality resturant 3.39 4.07 46.15 Regnl shop. center 4.16 4.92 55.39 General office building 45.38 47.73 554.44 Performing Arts 0.19 0.20 2.22 TOTALS (Ibs/day, unmitigated) 53.18 56.93 658.35 Page: 8 7/5/2008 9:28:49 PM Operational Settings: Does not include correction for passby trips Does not include double counting adjustment for internal trips Analysis Year: 2010 Temperature (F): 85 Season: Summer Emfac: Version : Emfac2007 V2.3 Nov 1 2006 Land Use Type Acreage Trip Rate Unit Type No. Units Day-care center 0.41 1000 sq ft 5.00 Quality resturant 89.95 1000 sq ft 7.00 I ~nl shop. center 42.94 1000 sq ft 18.00 ..... ~ neral office building 10.34 1000 sq ft 665.03 I Performing Arts 10.00 1000 sq ft 3.10 Vehicle Fleet Mix Vehicle Type Percent Type Non-Catalyst Light Auto 55.9 1.1 Light Truck < 3750 Ibs 11.9 1.7 Light Truck 3751-5750 Ibs 20.2 0.5 Med Truck 5751-8500 Ibs 6.3 0.0 Lite-Heavy Truck 8501-10,000 Ibs 0.7 0.0 Lite-Heavy Truck 10,001-14,000 Ibs 0.6 0.0 Med-Heavy Truck 14,001-33,000 Ibs 0.9 0.0 Total Trips 2.05 629.65 772.92 6,876.41 31.00 8,312.03 Catalyst 98.5 95.8 99.5 100.0 71.4 66.7 22.2 Total VMT 15.29 4,736.23 5,714.20 55,716.12 229.18 66,411.02 Diesel 0.4 2.5 0.0 0.0 28.6 33.3 77.8 Diesel 100.0 100.0 100.0 0.0 0.0 0.0 Customer 7.4 6.6 35.0 92.5 88.0 97.0 47.5 97.0 Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst 0.1 0.0 0.0 0.1 0.0 0.0 0.1 0.0 0.0 2.8 67.9 32.1 0.0 0.0 0.0 0.4 0.0 100.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work 10.8 7.3 7.5 9.5 7.4 16.8 7.1 7.9 14.7 6.6 35.0 35.0 35.0 35.0 35.0 32.9 18.0 49.1 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 .0 Page: 9 7/5/2008 9:28:49 PM Vehicle Type Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home I ~ IV Ian Trip Length (miles) '1 ~u..al Trip Length (miles) Trip speeds (mph) % of Trips - Residential % of Trips - Commercial (by land use) Day-care center Quality resturant Regnl shop. center General office building Performing Arts Page: 7/5/2008 9:29:08 PM Urbemis 2007 Version 9.2.4 Combined Winter Emissions Reports (Pounds/Day) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay Existing SMC.urb924 Project Name: Terrabay Existing SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac2007 V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD2007 I ...... N 00 I Page: 2 7/5/2008 9:29:08 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES BOO ~ m SQ2. PM10 Dust PM10 Exhaust ~ PM2 5 Dust ~ ~ CQ2. Exhaust 2008 TOTALS (Ibs/day unmitigated) 14.22 199.64 71.20 0.19 160.91 8.16 169.07 33.69 7.50 41.19 23,264.78 2009 TOTALS (Ibs/day unmitigated) 374.04 26.20 66.96 0.05 0.26 1.60 1.87 0.09 1.46 1.56 7,300.59 2010 TOTALS (Ibs/day unmitigated) 374.02 0.26 4.60 0.00 0.02 0.01 0.03 0.01 0.01 0.02 444.75 AREA SOURCE EMISSION ESTIMATES BOO ~ gQ S02 PM10 PM25 ~ I ~ TALS (Ibs/day, unmitigated) 4.43 4.74 3.99 0.00 0.01 0.01 5,693.04 1.0 I OPERATIONAL (VEHICLE) EMISSION ESTIMATES BOO ~ m ~ PM10 PM25 ~ TOTALS (Ibs/day, unmitigated) 59.09 87.07 704.62 0.54 113.65 21.34 54,347.86 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES BOO ~ Ql ~ EM1Q ~ ~ TOTALS (Ibs/day, unmitigated) 63.52 91.81 708.61 0.54 113.66 21.35 60,040.90 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated BOO ~ m ~ PM10 Dust PM10 Exhaust PM10 PM2 5 Dust PM2 5 Exhaust PM25 ~ Trenching Worker Trips 0.04 0.07 15 0.00 0.00 0.00 0.01 0.00 0.00 0.00 01.86 Trenching Off Road Diesel Time Slice 1/1/2009-1/30/2009 Active Days: 22 Trenching 12/01/2008-01/30/2009 2.18 2.22 18.90 18.96 8.32 9.47 0.00 0.00 0.00 0.00 0.93 0.93 0.93 0.94 0.00 0.00 0.86 0.86 0.86 0.86 ,714.64 ,816.50 2.22 18.96 9.47 0.00 0.00 0.93 0.94 0.00 0.86 0.86 1,816.50 Trenching Worker Trips 0.04 0.07 .25 0.00 0.00 0.00 0.01 0.00 0.00 0.00 101.81 Trenching Off Road Diesel Time Slice 12/1/2008-12/31/2008 Active Days: 23 Trenching 12/01/2008-01/30/2009 2.33 2.37 20.12 20.19 8.46 9.71 0.00 0.00 0.00 0.00 .00 .00 1.00 1.01 0.00 0.00 0.92 0.92 0.92 0.92 1,714.64 ,816.45 2.37 20.19 9.71 0.00 0.00 .00 .01 0.00 0.92 0.92 ,816.45 Fine Grading Worker Trips 0.05 0.09 .56 0.00 0.01 0.00 0.01 0.00 0.00 0.00 127.26 I ....... W o I Fine Grading On Road Diesel 9.55 161.82 50.70 0.19 0.70 6.12 6.83 0.23 5.63 5.86 20,130.04 Fine Grading Off Road Diesel 4.62 37.73 18.93 0.00 0.00 2.03 2.03 0.00 .87 1.87 3,007.48 Fine Grading 11/28/2008 Fine Grading Dust 0.00 0.00 0.00 0.00 160.20 0.00 160.20 33.46 0.00 33.46 0.00 10/06/2008- 14.22 199.64 71.20 0.19 160.91 8.16 169.07 33.69 7.50 41.19 23,264.78 Time Slice 10/6/2008-11/28/2008 Active Days: 40 M.22. .1RH zuo. o.n lli.i1 J!...16. m.oz 3Ui l..SQ ~ 23 264 78 Mass Grading Worker Trips 0.05 0.09 .56 0.00 0.01 0.00 0.01 0.00 0.00 0.00 127.26 Mass Grading On Road Diesel Mass Grading Off Road Diesel 9.55 0.00 4.62 161.82 0.00 37.73 50.70 0.00 18.93 0.19 0.00 0.00 0.70 160.20 0.00 6.12 0.00 2.03 6.83 160.20 2.03 0.23 33.46 0.00 5.63 0.00 .87 5.86 33.46 1.87 20,130.04 0.00 3,007.48 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust 14.22 199.64 71.20 0.19 160.91 8.16 169.07 33.69 7.50 41.19 23,264.78 Time Slice 8/4/2008-9/26/2008 Active Days: 40 Page: 3 7/5/2008 9:29:08 PM 1422 19964 lUfl Q..1i ~ Mi lli.R ~ L.5O. M.19 23.264.78 Page: 4 7/5/2008 9:29:08 PM ,574.65 ,574.65 0.00 ,131.92 239.00 203.73 ~ 7,300.59 1,621.20 1,128.04 4,551.36 444.47 .29 .29 0.01 .42 .40 0.02 0.00 11.20 17.52 3.33 3.33 Time Slice 2/2/2009-3/27/2009 Active Days: 40 Asphalt 02/02/2009-03/27/2009 .29 .29 0.01 .42 .40 0.02 0.00 11.20 17.52 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.52 Paving Off-Gas .22 .22 0.00 .33 .33 0.00 0.00 8.36 15.62 2.62 Paving Off Road Diesel 0.06 0.06 0.00 0.07 0.06 0.01 0.00 0.55 .78 0.11 Paving On Road Diesel 0.01 1M 0.00 .1.A2 0.00 .Q...ill! 0.01 1M 0.00 1&Q 0.01 .!U.6. 0.00 QJlli 2.29 ~ 0.13 2620 0.07 5.96 5.96 Paving Worker Trips Time Slice 4/6/2009-11/27/2009 Active Days: 170 Building 04/06/2009-11/27/2009 .56 .46 0.09 .87 .60 0.26 0.05 66.96 26.20 17 17 0.00 .28 .28 0.00 0.00 11.50 17.35 3.87 Building Off Road Diesel 0.21 0.20 0.01 0.26 0.22 0.04 0.01 4.27 5.93 0.42 Building Vendor Trips 0.17 0.09 0.08 0.33 0.11 0.22 0.04 18 51 2.92 .67 I ~ Worker Trips VJ ~ Ie Slice 12/7/2009-12/31/2009 rL.ive Days: 19 Coating 12/07/2009-01/29/2010 Building 444.47 0.00 444.47 ~ 0.02 0.01 0.01 0.03 0.01 0.02 0.00 5.00 0.29 374.04 0.02 0.01 0.01 0.03 0.01 0.02 0.00 5.00 0.29 374.04 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 373.87 Architectural Coating 0.02 0.01 0.01 0.03 0.01 0.02 0.00 5.00 0.29 0.16 Coating Worker Trips Q.J)2. Q...Q.1 QJll ~ Q...Q.1 .Q...Q2. Q,.Q.Q. ~ .Q..2Q lli.QZ Time Slice 1/1/2010-1/29/2010 Active Days: 21 Coating 12/07/2009-01/29/2010 444.75 0.00 444.75 0.02 0.01 0.01 0.03 0.01 0.02 0.00 4.60 0.26 374.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 373.87 Architectural Coating 0.02 0.01 0.01 0.03 0.01 0.02 0.00 4.60 0.26 0.15 Coating Worker Trips f"'\_t.....I4. r":':_... eo:.... ~r..."":"'.... nnr",rinfinn UCIClUII. 11110: V"V VIClUIII~ '-'"'V.;J....II..."VII Ell ...... ,,..,n,,,,nno - I II","O'","UUO - Phase: Fine Grading Total Acres Disturbed: 32.05 Maximum Daily Acreage Disturbed: 8.01 An,ro,nn^n IU/O/LUUO Page: 5 7/5/2008 9:29:08 PM Fugitive Dust Level of Detail: Default 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.05 Maximum Daily Acreage Disturbed: 8.01 Fugitive Dust Level of Detail: Default I I--' Ibs per acre-day CJ.> I Road Truck Travel (VMT): 5000 N I [-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 - 1/30/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Default Paving Description Acres to be Paved: 8.01 Off-Road Equipment: Page: 6 7/5/2008 9:29:08 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11/27/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day ~ ase: Architectural Coating 12nt2009 - 1/29/2010 - Default Architectural Coating Description W Ie: Residential Interior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 W I Ie: Residential Exterior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 Page:? 7/5/2008 9:29:08 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated ~ ROO. NQx CQ Natural Gas 0.34 4.74 3.99 Hearth 0.00 0.00 0.00 Landscaping - No Winter Emissions Consumer Products 0.00 Architectural Coatings 4.09 TOTALS (Ibs/day, unmitigated) 4.43 4.74 3.99 I Area Source Chances to fl!..y!t ~ ~ rcentage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated ~ ROG NOX CO Day-care center 0.01 0.02 0.16 Quality resturant 4.25 6.22 50.14 Regnl shop. center 5.14 7.51 60.45 General office building 49.48 73.02 591.45 Performing Arts 0.21 0.30 2.42 TOTALS (Ibs/day, unmitigated) 59.09 87.07 704.62 0.54 0.00 0.45 0.05 0.04 0.00 S02 0.00 0.00 0.00 SQ2 113.65 0.39 95.35 9.78 8.10 0.03 PM10 0.01 0.00 0.01 EM1Q 21.34 0.07 17.91 .84 .52 0.00 PM25 0.01 0.00 0.01 EM2.& .Q.Q.2. 5,693.04 0.00 5,693.04 CO2 12.44 3,857.64 4,647.63 45,643.74 186.41 54,347.86 Total VMT 15.29 4,736.23 5,714.20 55,716.12 229.18 66,411.02 Diesel 0.4 2.5 0.0 0.0 28.6 33.3 77.8 Total Trips 2.05 629.65 772.92 6,876.41 31.00 8.312.03 Catalyst 98.5 95.8 99.5 100.0 71.4 66.7 22.2 Page: 8 7/5/2008 9:29:08 PM Operational Settings: Does not include correction for passby trips Does not include double counting adjustment for internal trips Analysis Year: 2010 Temperature (F): 40 Season: Winter Emfac: Version : Emfac2007 V2.3 Nov 1 2006 ses Land Use Type Acreage Trip Rate Unit Type No. Units Day-care center 0.41 1000 sq fl 5.00 Quality resturant 89.95 1000 sq fl 7.00 I 'gnl shop. center 42.94 1000 sq fl 18.00 ....... ~ !neral office building 10.34 1000 sq fl 665.03 I Performing Arts 10.00 1000 sq fl 3.10 Vehicle Fleet Mix Vehicle Type Percent Type Non-Catalyst Light Auto 55.9 1.1 Light Truck < 3750 Ibs 11.9 1.7 Light Truck 3751-5750 Ibs 20.2 0.5 Med Truck 5751-8500 Ibs 6.3 0.0 Lite-Heavy Truck 8501-10,000 Ibs 0.7 0.0 Ute-Heavy Truck 10,001-14,000 !bs 0.6 0.0 Med-Heavy Truck 14,001-33,000 Ibs 0.9 0.0 Page: 9 7/5/2008 9:29:08 PM Vehicle Type Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home I ~ W Ian Trip Length (miles) 0\ .'._rar Trip Length (miles) Trip speeds (mph) % of Trips - Residential % of Trips - Commercial (by land use) Day-care center Quality resturant Regnl shop. center General office building Performing Arts Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst 0.1 0.0 0.0 0.1 0.0 0.0 0.1 0.0 0.0 2.8 67.9 32.1 0.0 0.0 0.0 0.4 0.0 100.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work 10.8 7.3 7.5 9.5 7.4 16.8 7.1 7.9 14.7 6.6 35.0 35.0 35.0 35.0 35.0 32.9 18.0 49.1 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 .0 Diesel 100.0 100.0 100.0 0.0 0.0 0.0 Customer 7.4 6.6 35.0 92.5 88.0 97.0 47.5 97.0 Page: 7/5/20089:44:32 PM Urbemis 2007 Version 9.2.4 Combined Annual Emissions Reports (TonsNear) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay 2008 Ancillary SMC.urb924 Project Name: Terrabay Ancillary SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac2007 V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD2007 , ~ w '..:] I Page: 2 7/5/2008 9:44:32 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES RQG NQx QQ SQ.2. PM10 Dust PM10 Exhaust EM1.ll PM2 5 Dust ~ ~ QQ2 ~ 2008 TOTALS (tons/year unmitigated) 0.60 8.22 2.96 0.01 6.56 0.34 6.89 1.37 0.31 1.68 951 .48 2009 TOTALS (tons/year unmitigated) 4.22 2.80 6.16 0.00 0.02 0.18 0.20 0.01 0.16 0.17 685.54 2010 TOTALS (tons/year unmitigated) 4.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 AREA SOURCE EMISSION ESTIMATES BQ.Q ~ QQ ~ EM1.ll PM25 .QQ2. , ;:;:; 'TALS (tons/year, unmitigated) 0.89 0.89 1.57 0.00 0.00 0.00 1,059.53 00 I OPERATIONAL (VEHICLE) EMISSrON ESTIMATES BOO ~ QQ ~ PM10 PM25 .QQ2. TOTALS (tons/year, unmitigated) 10.01 12.13 122.05 0.11 20.60 3.87 10,915.04 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES ROG ~ QQ ~ PM10 ~ .QQ2. TOTALS (tons/year, unmitigated) 10.90 13.02 123.62 0.11 20.60 3.87 11,974.57 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Annual Tons Per Year, Unmitigated BOO ~ QQ ~ PM10 Dust PM10 Exhaust PM10 PM2 5 Dust PM2.5 Exhaust PM25 .QQ2. 951.48 .68 0.31 .37 6.89 0.34 6.56 0.01 2.96 8.22 0.60 465.30 0.84 0.15 0.69 3.44 0.16 3.28 0.00 .42 3.99 0.28 0.00 0.68 0.00 0.68 3.26 0.00 3.26 0.00 0.00 0.00 0.00 60.15 0.04 0.04 0.00 0.04 0.04 0.00 0.00 0.38 0.75 0.09 402.60 0.12 0.11 0.00 0.14 0.12 0.01 0.00 .01 3.24 0.19 2.55 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.03 0.00 0.00 465.30 0.84 0.15 0.69 3.44 0.16 3.28 0.00 .42 3.99 0.28 0.00 60.15 402.60 2.55 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.03 0.00 0.00 20.89 0.01 0.01 0.00 0.01 0.01 0.00 0.00 0.11 0.23 0.03 19.72 17 0.68 0.04 0.12 0.01 0.00 0.00 0.04 0.11 0.01 0.00 0.68 0.00 0.00 0.00 0.00 3.26 0.04 0.14 0.01 0.00 0.00 0.04 0.12 0.01 0.00 3.26 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.38 .01 0.10 0.01 0.00 0.75 3.24 0.23 0.00 0.00 0.09 0.19 0.03 0.00 Page: 3 7/5/2008 9:44:32 PM 2008 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust Mass Grading Off Road Diesel Mass Grading On Road Diesel Mass Grading Worker Trips Fine Grading 10/06/2008- 11/28/2008 Fine Grading Dust Fine Grading Off Road Diesel Fine Grading On Road Diesel I ~ Fine Grading Worker Trips W \0 'renching 12/01/2008-01130/2009 I Trenching Off Road Diesel Trenching Worker Trips Phase: Fine Grading 10/6/2008 - 11128/2008 Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Default Fine Site Grading Description Coating Worker Trips 0.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 Architectural Coating 4.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Coating 2010 Coating Worker Trips Architectural Coating 3.62 3.62 0.00 4.00 0.00 12/07/2009-01/29/2010 4.00 0.00 0.00 0.00 0.00 0.05 0.05 0.00 0.05 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Coating 12/07/2009-01/29/2010 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.30 Building Worker Trips 0.14 0.25 4.43 0.00 0.02 0.01 0.03 0.01 0.01 0.01 394.17 I ~ ~ o I Building Vendor Trips 0.04 0.51 0.37 0.00 0.00 0.02 0.02 0.00 0.02 0.02 97.69 Building Off Road Diesel 0.33 .47 0.98 0.00 0.00 0.11 0.11 0.00 0.10 0.10 137.80 Building 04/06/2009-11/27/2009 0.51 2.24 5.78 0.00 0.02 0.14 0.16 0.01 0.12 0.13 629.67 Paving Worker Trips 0.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.07 Paving On Road Diesel 0.00 0.04 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.87 Paving Off Road Diesel 0.05 0.31 0.17 0.00 0.00 0.03 0.03 0.00 0.02 0.02 22.64 Paving Off-Gas 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Asphalt 02/02/2009-03/27/2009 0.07 0.35 0.22 0.00 0.00 0.03 0.03 0.00 0.03 0.03 31.58 Trenching Worker Trips 0.00 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 .12 Trenching Off Road Diesel 0.02 0.21 0.09 0.00 0.00 0.01 0.01 0.00 0.01 0.01 18.86 Trenching 1210112008-01130/2009 0.02 0.21 0.10 0.00 0.00 0.01 0.01 0.00 0.01 0.01 19.98 2009 Page: 4 7/5/2008 9:44:32 PM 4.22 2.80 6.16 0.00 0.02 0.18 0.20 0.01 0.16 0.17 685.54 Page: 5 7/5/2008 9:44:32 PM Fugitive Dust Level of Detail: Defaul 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Fugitive Dust Level of Detail: Default I Ibs per acre-day ~ ~ I Road Truck Travel (VMT): 5000 ~ I f-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 - 1130/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Defauii Paving Descripiion Acres to be Paved: 8.16 Off-Road Equipment Page: 6 7/5/2008 9:44:32 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operaiing at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11/27/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day I ase: Architectural Coating 121712009 - 1/29/2010 - Default Architectural Coating Description ~ ~ Ie: Residential Interior Coatings begins 1/1/2005 ends 1213112040 specifies a VOC of 250 N I Ie: Residential Exterior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 1/112005 ends 12131/2040 specifies a VOC of 250 QQ2 ,058.01 0.00 .52 ,059.53 E.M2....5. 0.00 0.00 0.00 0.00 PM10 0.00 0.00 0.00 0.00 ~ 0.00 0.00 0.00 0.00 Page:? 7/5/2008 9:44:32 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Annual Tons Per Year, Unmitigated ~ .BOO NQx QQ Natural Gas 0.06 0.88 0.74 Hearth 0.00 0.00 0.00 Landscape 0.07 0.01 0.83 Consumer Products 0.00 Architectural Coatings 0.76 TOTALS (tons/year, unmitigated) 0.89 0.89 1.57 I Area Source Chances to De ~ t; centage of residences with wood stoves changed from 35% to 0% I percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Page: 8 7/5/2008 9:44:32 PM Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Annual Tons Per Year. Unmitigated ~ ROG NOX CO S02 PM10 PM25 CO2 Day-care center 0.01 0.00 0.04 0.00 0.01 0.00 3.26 Quality resturant 0.67 0.87 8.66 0.01 1.48 0.28 780.93 Regnl shop. center 0.77 1.00 9.84 0.01 1.69 0.32 889.23 General office building 8.49 10.20 102.95 0.09 17.32 3.25 9,191.16 Performing Arts 0.05 0.06 0.56 0.00 0.10 0.02 50.28 Product Design Studio 0.02 0.00 0.00 0.00 0.00 0.00 0.18 TOTALS (tons/year, unmitigaled) 10.01 12.13 122.05 0.11 20.60 3.87 10,915.04 I ~ ~ erational Settings: ~ I [Joes not include correction for passby trips Does not indude double counling adjustment for internal trips Analysis Year: 2010 Season: Annua! Emfac: Version : Emfac2007 V2.3 Nov 1 2006 fu!J UL Land Use Type Acreage Trip Rale Unil Type No. Units Total Trips Total VMT Day-care center 0.47 1000 sq ft 5.64 2.65 19.77 Quality resturant 89.95 1000 sq ft 7.00 629.65 4,736.23 Regnl shop. center 42.94 1000 sq ft 17.01 730.41 5,399.92 General office building 10.33 1000 sq ft 662.53 6,843.94 55,452.98 Performing Arts 10.00 1000 sq ft 4.13 41.30 305.33 Acreage Trip Rate Unit Type No. Units Total Trips Total VMT 0.01 1000 sq ft 15.01 0.15 1.11 8,248.10 65,915.34 Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst Diesel 55.9 1.1 98.5 0.4 11.9 1.7 95.8 2.5 20.2 0.5 99.5 0.0 6.3 0.0 100.0 0.0 0.7 0.0 71.4 28.6 0.6 0.0 66.7 33.3 0.9 0.0 22.2 77.8 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 2.8 67.9 32.1 0.0 0.0 0.0 0.0 0.0 0.4 0.0 100.0 0.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work Customer 10.8 7.3 7.5 9.5 7.4 7.4 Page: 9 7/5/2008 9:44:32 PM Land Use Type Product Design Studio Vehicle Type Light Auto Light Truck < 3750 Ibs Light Truck 3751-5750 Ibs Med Truck 5751-8500 Ibs I ~-Heavy Truck 8501-10,000 Ibs ~ ~ ~-HeavyTruck 10,001-14,000 Ibs U1 I~,.,d-Heavy Truck 14,001-33,000 Ibs Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home Urban Trip Length (miles) Page: 10 7/5/2008 9:44:32 PM Rural Trip Length (miles) Trip speeds (mph) % ofTrips - Residential % ofTrips - Commercial (by land use) Day-care center Quality resturant Ignl shop. center ~ ~ ,neral office building 0\ I _ rforming Arts Product Design Studio Travel Conditions Residential Home-Work Home-Shop Home-Other 16.8 7.1 7.9 35.0 35.0 35.0 32.9 18.0 49.1 Commerciar Commute Non-Work 14.7 6.6 35.0 35.0 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 1.0 2.0 .0 Customer 6.6 35.0 92.5 88.0 97.0 47.5 97.0 97.0 Page: 7/5/2008 9:44:02 PM Urbemis 2007 Version 9.2.4 Combined Summer Emissions Reports (PoundslDay) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay 2008 Ancillary SMC.urb924 Project Name: Terrabay Ancillary SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac2007 V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD2007 I ~ ~ '..:] I Page: 2 7/5/2008 9:44:02 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES BOO t!Qx QQ SQ2 PM10 Dust PM10 Exhaust EM1.ll PM2 5 Dust E.M2...Q. E.MZ& QQ2 ~ 2008 TOTALS (Ibs/day unmitigated) 14.22 199.64 71.20 0.19 163.91 8.16 172.07 34.32 7.50 41.82 23,264.78 2009 TOTALS (Ibs/day unmitigated) 381.10 26.37 68.00 0.06 0.27 1.61 1.88 0.10 1.47 1.56 7,407.90 2010 TOTALS (Ibs/day unmitigated) 381.09 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 AREA SOURCE EMISSION ESTIMATES BOO ~ CO ~ EM1Q PM25 .QQ2. I :;: TALS (Ibs/day, unmitigated) 5.25 4.95 13.33 0.00 0.04 0.04 5,814.15 00 I UPERATIONAL (VEHICLE) EMISSION ESTIMATES BOO N.Qx m .s..Q.2. EM1Q ~ .QQ2 TOTALS (Ibs/day, unmitigated) 52.93 56.50 653.47 0.62 112.79 21.19 62,741.15 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES BQG N.Qx QQ ~ PM10 PM25 CO2 TOTALS (Ibs/day, unmitigated) 58.18 61.45 666.80 0.62 112.83 21.23 68,555.30 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated ROG t!Qx QQ ~ PM10 Dust PM10 Exhaust PM10 PM2 5 Dust PM2 5 Exhaust ~ .QQ2. Page: 3 7/5/2008 9:44:02 PM 23.264.78 41.82 ~ 34.32 172.07 Ufi. .ID..i1 Mi ~ 19964 1422 Time Slice 8/4/2008-9/26/2008 Active Days: 40 23,264.78 0.00 3,007.48 20,130.04 41.82 34.08 1.87 5.86 7.50 0.00 1.87 5.63 34.32 34.08 0.00 0.23 172.07 163.20 2.03 6.83 8.16 0.00 2.03 6.12 163.91 163.20 0.00 0.70 0.19 0.00 0.00 0.19 71.20 0.00 18.93 50.70 199.64 0.00 37.73 161.82 14.22 0.00 4.62 9.55 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust Mass Grading Off Road Diesel 127.26 23 264 78 0.00 ~ 0.00 U2 0.00 ~ 0.01 1ll..Q1. 0.00 8.16 0.01 jllJtl 0.00 Q...1i .56 I1..2O. 0.09 mM 0.05 H22. Mass Grading On Road Diesel Mass Grading Worker Trips Time Slice 10/6/2008-11128/2008 Active Days: 40 23,264.78 41.82 7.50 34.32 172.07 8.16 163.91 0.19 71.20 199.64 14.22 Fine Grading 10/06/2008- 11/28/2008 Fine Grading Dust 0.00 3,007.48 34.08 .87 0.00 .87 34.08 0.00 163.20 2.03 0.00 2.03 163.20 0.00 0.00 0.00 0.00 18.93 0.00 37.73 0.00 4.62 Fine Grading Off Road Diesel Fine Grading On Road Diesel I ~ ~ \0 I 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 127.26 ,816.45 0.00 0.92 0.00 0.92 0.00 0.00 0.01 .01 0.00 .00 0.01 0.00 0.00 0.00 .56 9.71 0.09 20.19 0.05 2.37 Fine Grading Worker Trips Time Slice 12/1/2008-12/31/2008 Active Days: 23 Trenching 12/01/2008-01/30/2009 ,816.45 0.92 0.92 0.00 .01 .00 0.00 0.00 9.71 20.19 2.37 ,714.64 0.92 0.92 0.00 .00 .00 0.00 0.00 8.46 20.12 2.33 Trenching Off Road Diesel 101.81 ,816.50 0.00 0.86 0.00 0.86 0.00 0.00 0.01 0.94 0.00 0.93 0.00 0.00 0.00 0.00 .25 9.47 0.07 18.96 0.04 2.22 Trenching Worker Trips Time Slice 1/1/2009-1/30/2009 Active Days: 22 Trenching 12/0112008-01130/2009 ,816.50 0.86 0.86 0.00 0.94 0.93 0.00 0.00 9.47 18.96 2.22 ,714.64 101.86 0.86 0.00 0.86 0.00 0.00 0.00 0.93 0.01 0.93 0.00 0.00 0.00 0.00 0.00 8.32 15 18.90 0.07 2.18 0.04 Trenching Off Road Diesel Trenching Worker Trips Phase: Fine Grading 10/6/2008 - 11/28/2008 Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Default Fine Site Grading Description Ph Coating Worker Trips 0.15 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 Architectural Coating Time Slice 1/1/2010-1/29/2010 Active Days: 21 Coating 12107/2009-01/29/2010 380.94 381.09 0.00 0.26 0.00 4.69 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 453.15 .3U.!!9. .l1.22 ~ !!..Q.Q .QJl2. .Q,Q1 M3. Q.Jll .Q,Q1 .QJl2. ~ Coating Worker Trips 0.17 0.29 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 Architectural Coaling I ~ Trips Ul One Slice 12/7/2009-1213112009 .I._live Days: 19 Coating 12/07/2009-01/29/2010 380.94 381.10 0.00 0.29 0.00 5.09 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 452.87 Building Worker ID.1Q .71 0.29 2.98 5.09 52.15 0.00 0.01 0.05 0.02 0.04 0.23 0.01 0.22 0.11 0.03 0.27 0.34 0.01 0.01 0.08 0.01 0.20 0.09 0.02 0.22 0.17 452.87 ,149.35 4,637.35 Building Vendor Trips 6.05 4.35 0.42 Building Off Road Diesel Time Slice 4/6/2009-11/27/2009 Active Days: 170 Building 04106/2009-11127/2009 3.87 6.00 17.35 26.37 11.50 68.00 0.00 0.06 0.00 0.27 .28 .61 .28 1.88 0.00 0.10 .17 .47 .17 .56 ,621.20 7,407.90 6.00 ~ 2M2 .Q,Q2 !UI .1.21 .1..IDl .Q.1.Q 1AZ 1M 7 407 90 Paving Worker Trips 0.07 0.13 2.29 0.00 0.01 0.00 0.01 0.00 0.00 0.01 203.73 Paving On Road Diesel 0.11 .81 0.56 0.00 0.01 0.07 0.07 0.00 0.06 0.06 243.48 Paving Off Road Diesel 2.62 15.62 8.36 0.00 0.00 .33 .33 0.00 .22 .22 131.92 Paving Off-Gas Time Slice 212/2009-3/27/2009 Active Days: 40 Asphalt 02/0212009-03/27/2009 0.53 3.34 0.00 17.56 0.00 11.21 0.00 0.00 0.00 0.02 0.00 .40 0.00 1.42 0.00 0.01 0.00 .29 0.00 .29 0.00 1,579.12 Page: 4 7/5/20089:44:02 PM 3.34 17.56 11.21 0.00 0.02 .40 .42 0.01 .29 .29 ,579.12 Page: 5 7/5/2008 9:44:02 PM Fugitive Dust Level of Detail: Defaul 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Fugitive Dust Level of Detail: Default I Ibs per acre-day ~ U1 Road Truck Travel (VMT): 5000 ~ I ~Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 - 1130/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Defauit Paving Description Acres to be Paved: 8.16 Off-Road Equipment: Page: 6 7/5/2008 9:44:02 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11/27/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day ~ ase: Architectural Coating 121712009 - 1/29/2010 - Default Architectural Coating Description Ollie: Residential Interior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 N I lie: Residential Exterior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 111/2005 ends 12/31/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 ~ 5,797.30 16.85 5,814.15 E.MZ..5. 0.01 0.03 0.04 EM1.ll 0.01 0.03 0.04 SQ2 0.00 0.00 0.00 Page:? 7/5/2008 9:44:02 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated ~ .BOO NUx .QQ Natural Gas 0.35 4.83 4.06 Hearth - No Summer Emissions Landscape 0.74 0.12 9.27 Consumer Products 0.00 Architectural Coatings 4.16 TOTALS (Ibs/day, unmitigated) 5.25 4.95 13.33 I Area Source Chanoe ~ ~ rcentage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Page: 8 7/5/2008 9:44:02 PM Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTrMATES Summer Pounds Per Day, Unmitigated ~ ROG NOX CO S02 PM10 PM25 CO2 Day-care center 0.06 0.02 0.19 0.00 0.03 0.01 18.73 Quality resturant 3.39 4.07 46.15 0.04 8.10 1.52 4,489.81 Regnl shop. center 3.93 4.65 52.34 0.05 9.24 1.73 5,112.76 General office building 45.17 47.50 551.82 0.53 94.90 17.83 52,829.71 Performing Arts 0.25 0.26 2.96 0.00 0.52 0.10 289.09 Product Design Studio 0.13 0.00 0.01 0.00 0.00 0.00 1.05 TOTALS (Ibs/day, unmitigated) 52.93 56.50 653.47 0.62 112.79 21.19 62,741.15 I ~ Ul erational Settings: ~ I Does not include correction for passby trips Does not include double counting adjustment for internal trips Analysis Year: 2010 Temperature (F): 85 Season: Summer Emfac: Version : Emfac2007 V2.3 Nov 1 2006 full ~ Land Use Type Acreage Trip Rate Unit Type No. Units Total Trips TotalVMT Day-care center 0.47 1000 sq ft 5.64 2.65 19.77 Quality resturant 89.95 1000 sq ft 7.00 629.65 4,736.23 Regnl shop. center 42.94 1000 sq ft 17.01 730.41 5,399.92 General office building 10.33 1000 sq ft 662.53 6,843.94 55,452.98 Performing Arts 10.00 1000 sq ft 4.13 41.30 305.33 Acreage Trip Rate Unit Type No. Units Total Trips Total VMT 0.01 1000 sq ft 15.01 0.15 1.11 8,248.10 65,915.34 Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst Diesel 55.9 1.1 98.5 0.4 11.9 1.7 95.8 2.5 20.2 0.5 99.5 0.0 6.3 0.0 100.0 0.0 0.7 0.0 71.4 28.6 0.6 0.0 66.7 33.3 0.9 0.0 22.2 77.8 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 2.8 67.9 32.1 0.0 0.0 0.0 0.0 0.0 0.4 0.0 100.0 0.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work Customer 10.8 7.3 7.5 9.5 7.4 7.4 Page: 9 7/5/2008 9:44:02 PM Land Use Type Product Design Studio Vehicle Type Light Auto Light Truck < 3750 Ibs Light Truck 3751-5750 Ibs Med Truck 5751-8500 Ibs I !-Heavy Truck 8501-10,000 Ibs ~ OJ !-HeavyTruck 10,001-14,000 Ibs OJ ~ed-Heavy Truck 14,001-33,000 Ibs Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home Urban Trip Length (miles) Page: 10 7/5/2008 9:44:02 PM Rural Trip Length (miles) Trip speeds (mph) % of Trips - Residential % of Trips - Commerciar (by land use) Day-care center Quality resturant I gnl shop. center ~ CJ1 neral office building 0\ . I _.forming Arts Product Design Studio Travel Conditions Residential Home-Work Home-Shop Home-Other 16.8 7.1 7.9 35.0 35.0 35.0 32.9 18.0 49.1 Commercial Commute Non-Work 14.7 6.6 35.0 35.0 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 .0 2.0 .0 Customer 6.6 35.0 92.5 88.0 97.0 47.5 97.0 97.0 Page: 7/5/20089:44:20 PM Urbemis 2007 Version 9.2.4 Combined Winter Emissions Reports (Pounds/Day) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay 2008 Ancillary SMC.urb924 Project Name: Terrabay Ancillary SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac200? V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD200? I ~ U1 '..:] I Page: 2 7/5/2008 9:44:20 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES .BOO NQx QQ SQ2 PM10 Dust PM10 Exhaust EM1.ll PM2 5 Dust EMll J:.M.Z...Q. Q.Q2 ~ 2008 TOTALS (Ibs/day unmitigated) 14.22 199.64 71.20 0.19 163.91 8.16 172.07 34.32 7.50 41.82 23,264.78 2009 TOTALS (Ibs/day unmitigated) 381.10 26.37 68.00 0.06 0.27 1.61 1.88 0.10 1.47 1.56 7,407.90 2010 TOTALS (Ibs/day unmitigated) 381.09 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 AREA SOURCE EMISSION ESTIMATES I ROG NOx ~ ~ PM10 PM25 CO2 ~ ITALS (Ibs/day, unmitigated) 4.51 4.83 4.06 0.00 0.01 0.01 5,797.30 00 I OPERATIONAL (VEHICLE) EMISSION ESTIMATES B.QQ. ~ ~ ~ EMN PM25 CO2 TOTALS (Ibs/day, unmitigated) 58.64 86.42 699.36 0.53 112.79 21.19 53,943.16 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES ROG ~ QQ ~ PM10 PM2.5 CO2 TOTALS (Ibs/day, unmitigated) 63.15 91.25 703.42 0.53 112.80 21.20 59,740.46 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated R.ill2 ~ CO ~ PM10 Dust PM10 Exhaust PM10 PM2 5 Dust PM2 5 Exhaust PM25 ~ Page: 3 7/5/2008 9:44:20 PM 23.264.78 41.82 ~ 34.32 172.07 M.2 163 91 0.19 I1..2.O. ~ 1422 Time Slice 8/4/2008-9/26/2008 Active Days: 40 23,264.78 41.82 7.50 34.32 172.07 8.16 163.91 0.19 71.20 199.64 14.22 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust 0.00 34.08 0.00 34.08 163.20 0.00 163.20 0.00 0.00 0.00 0.00 3,007.48 1.87 .87 0.00 2.03 2.03 0.00 0.00 18.93 37.73 4.62 Mass Grading Off Road Diesel 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 Mass Grading On Road Diesel 127.26 0.00 0.00 0.00 0.01 0.00 0.01 0.00 .56 0.09 0.05 Mass Grading Worker Trips 23 264.78 ~ ~ ~ .112Jrr M6. lli..i1 Mi I1..2Q lliM ~ Time Slice 10/6/2008-11/28/2008 Active Days: 40 23,264.78 41.82 7.50 34.32 172.07 8.16 163.91 0.19 71.20 199.64 14.22 Fine Grading 10/06/2008- 11/28/2008 Fine Grading Dust 0.00 34.08 0.00 34.08 163.20 0.00 163.20 0.00 0.00 0.00 0.00 3,007.48 1.87 .87 0.00 2.03 2.03 0.00 0.00 18.93 37.73 4.62 Fine Grading Off Road Diesel I ~ U1 \0 I 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 Fine Grading On Road Diesel 127.26 ,816.45 0.00 0.92 0.00 0.92 0.00 0.00 0.01 1.01 0.00 .00 0.01 0.00 0.00 0.00 .56 9.71 0.09 20.19 0.05 2.37 Fine Grading Worker Trips Time Slice 12/1/2008-12/31/2008 Active Days: 23 Trenching 12/01/2008-01/30/2009 ,816.45 0.92 0.92 0.00 .01 .00 0.00 0.00 9.71 20.19 2.37 ,714.64 0.92 0.92 0.00 1.00 .00 0.00 0.00 8.46 20.12 2.33 Trenching Off Road Diesel 101.81 ,816.50 0.00 0.86 0.00 0.86 0.00 0.00 0.01 0.94 0.00 0.93 0.00 0.00 0.00 0.00 .25 9.47 0.07 18.96 0.04 2.22 Trenching Worker Trips Time Slice 1/1/2009-113012009 Active Days: 22 Trenching 12101/2008-01/30/2009 ,816.50 0.86 0.86 0.00 0.94 0.93 0.00 0.00 9.47 18.96 2.22 ,714.64 101.86 0.86 0.00 0.86 0.00 0.00 0.00 0.93 0.01 0.93 0.00 0.00 0.00 0.00 0.00 8.32 15 18.90 0.07 2.18 0.04 Trenching Off Road Diesel Trenching Worker Trips Phase: Fine Grading 10/6/2008 - 11/28/2008 Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Default Fine Site Grading Description Ph Coating Worker Trips 0.15 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 Architectural Coating 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Time Slice 1/1/2010-1/29/2010 Active Days: 21 Coating 12/07/2009-01/29/2010 381.09 380.94 0.00 0.26 0.00 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 ~ .Q2Q ~ .Q...Q.Q. .Q.Q2. .QJl1 .!l...O.a .QJl1 .QJl1 .Q.Q2. ~ Coating Worker Trips 0.17 0.29 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 Architectural Coating I ~ Trips 0\ o Ie Slice 12/7/2009-12/3112009 . !_.ive Days: 19 Coating 12/07/2009-01/29/2010 380.94 381.10 0.00 0.29 0.00 5.09 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 452.87 381 10 0.29 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 Building Worker .71 2.98 52.15 0.05 0.23 0.11 0.34 0.08 0.09 0.17 4,637.35 Building Vendor Trips 0.42 6.05 4.35 0.01 0.04 0.22 0.27 0.01 0.20 0.22 149.35 Building Off Road Diesel Time Slice 4/6/2009-11/2712009 Active Days: 170 Building 04106/2009-11/27/2009 3.87 6.00 17.35 26.37 11.50 68.00 0.00 0.06 0.00 0.27 .28 .61 .28 .88 0.00 0.10 17 .47 17 1.56 ,621.20 7,407.90 6.00 ~ 6800 Q.Q2 Q..ll 1M 1M Q,..1Q 1AZ 1..Q2 IAQUQ Paving Worker Trips 0.07 0.13 2.29 0.00 0.01 0.00 0.01 0.00 0.00 0.01 203.73 Paving On Road Diesel 0.11 .81 0.56 0.00 0.01 0.07 0.07 0.00 0.06 0.06 243.48 Paving Off Road Diesel 2.62 15.62 8.36 0.00 0.00 .33 .33 0.00 .22 .22 131.92 Paving Off-Gas Time Slice 2/2/2009-3/27/2009 Active Days: 40 Asphalt 02/0212009-03/27/2009 0.53 3.34 0.00 17.56 0.00 11.21 0.00 0.00 0.00 0.02 0.00 .40 0.00 .42 0.00 0.01 0.00 .29 0.00 1.29 0.00 ,579.12 Page: 4 7/5/2008 9:44:20 PM 3.34 17.56 11.21 0.00 0.02 .40 .42 0.01 .29 1.29 ,579.12 Page: 5 7/5/2008 9:44:20 PM Fugitive Dust Level of Detail: Defaul 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Fugitive Dust Level of Detail: Default I ~ bs per acre-day 0\ Road Truck Travel (VMT): 5000 ~ I Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 -1/30/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Default Paving Description Acres to be Paved: 8.16 Off-Road Equipment Page: 6 7/5/2008 9:44:20 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11127/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day ~ Ise: Architectural Coating 12nt2009 -1/29/2010 - Default Architectural Coating Description 0\ e: Residential'nterior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 N I e: Residential Exterior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 1/112005 ends 12/31/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 111/2005 ends 12131/2040 specifies a VOC of 250 em. 5,797.30 0.00 5,797.30 ~ 0.01 0.00 0.01 EM1Q 0.01 0.00 0.01 SQZ 0.00 0.00 0.00 Page:? 7/5/20089:44:20 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated ~ .BOO NQx .c.Q Natural Gas 0.35 4.83 4.06 Hearth 0.00 0.00 0.00 Landscaping - No Winter Emissions Consumer Products 0.00 Architectural Coatings 4.16 TOTALS (Ibs/day, unmitigated) 4.51 4.83 4.06 I Area Source Chanoe ~ ~ centage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Page: 8 7/5/2008 9:44:20 PM Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated ~ ROG NOX CO S02 PM10 PM25 CO2 Day-care center 0.02 0.03 0.21 0.00 0.03 0.01 16.09 Quality resturant 4.25 6.22 50.14 0.04 8.10 1.52 3,857.64 Regnl shop. center 4.86 7.09 57.12 0.04 9.24 1.73 4,392.01 General office building 49.24 72.68 588.65 0.45 94.90 17.83 45,428.18 Performing Arts 0.27 0.40 3.23 0.00 0.52 0.10 248.34 Product Design Studio 0.00 0.00 0.01 0.00 0.00 0.00 0.90 TOTALS (Ibslday, unmitigated) 58.64 86.42 699.36 0.53 112.79 21.19 53,943.16 I ~ 0\ erational Settings: ~ I Does not include correction for passby trips Does not include double counting adjustment for internal trips Analysis Year: 2010 Temperature (F): 40 Season: Winter Emfac: Version : Emfac2007 V2.3 Nov 1 2006 liYJ t..2U L Land Use Type Acreage Trip Rate Unit Type No. Units Total Trips Total VMT Day-care center 0.47 1000 sq ft 5.64 2.65 19.77 Quality resturant 89.95 1000 sq ft 7.00 629.65 4,736.23 Regnl shop. center 42.94 1000 sq ft 17.01 730.41 5,399.92 General office building 10.33 1000 sq ft 662.53 6,843.94 55,452.98 Performing Arts 10.00 1000 sq ft 4.13 41.30 305.33 Acreage Trip Rate Unit Type No. Units Total Trips Total VMT 0.01 1000 sq ft 15.01 0.15 1.11 8,248.10 65,915.34 Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst Diesel 55.9 1.1 98.5 0.4 11.9 1.7 95.8 2.5 20.2 0.5 99.5 0.0 6.3 0.0 100.0 0.0 0.7 0.0 71.4 28.6 0.6 0.0 66.7 33.3 0.9 0.0 22.2 77.8 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 2.8 67.9 32.1 0.0 0.0 0.0 0.0 0.0 0.4 0.0 100.0 0.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work Customer 10.8 7.3 7.5 9.5 7.4 7.4 Page: 9 7/5/2008 9:44:20 PM Land Use Type Product Design Studio Vehicle Type Light Auto Light Truck < 3750 Ibs Light Truck 3751-5750 Ibs Med Truck 5751-8500 Ibs I I-Heavy Truck 8501-10,000 Ibs ~ 0\ !-Heavy Truck 10,001-14,000 Ibs U1 I~,,:d-Heavy Truck 14,001-33,000 Ibs Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home Urban Trip Length (miles) Page: 10 7/5/20089:44:20 PM Rural Trip Length (miles) Trip speeds (mph) % of Trips - Residential % of Trips - Commercial (by land use) Day-care center Quality resturant I Inl shop. center ~ 0\ leral office building 0\ . I"" forming Arts Product Design Studio Travel Conditions Residential Home-Work Home-Shop Home-Other 16.8 7.1 7.9 35.0 35.0 35.0 32.9 18.0 49.1 Commercial Commute Non-Work 14.7 6.6 35.0 35.0 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 1.0 2.0 .0 Customer 6.6 35.0 92.5 88.0 97.0 47.5 97.0 97.0 Page: 7/5/2008 9:46:31 PM Urbemis 2007 Version 9.2.4 Combined Annual Emissions Reports (TonsNear) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay 2008 R&D SMC.urb924 Project Name: Terrabay Ancillary SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac200? V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD200? I ~ 0\ '..:] I Page: 2 7/5/2008 9:46:31 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES BQG NQx QQ S.Q2. PM10 Dust PM10 Exhaust E.M1O. PM2 5 Dust EMU ~ CQZ ~ 2008 TOTALS (tons/year unmitigated) 0.60 8.22 2.96 0.01 6.56 0.34 6.89 1.37 0.31 1.68 951.48 2009 TOTALS (tons/year unmitigated) 4.22 2.80 6.16 0.00 0.02 0.18 0.20 0.01 0.16 0.17 685.54 2010 TOTALS (tons/year unmitigated) 4.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 AREA SOURCE EMISSION ESTIMATES I ROG ~ CO ~ E.M1O. PM25 ~ ~ ITALS (tons/year, unmitigated) 0.89 0.89 1.57 0.00 0.00 0.00 1,059.53 00 I OPERATIONAL (VEHICLE) EMISSION ESTIMATES BQQ ~ QQ ~ EM1.ll EMbQ CO2 TOTALS (tons/year, unmitigated) 10.13 12.30 123.70 0.11 20.88 3.92 11,063.61 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES .BOO ~ C.Q ~ E.M1O. .!:.M.U .QQ2. TOTALS (tons/year, unmitigated) 11.02 13.19 125.27 0.11 20.88 3.92 12,123.14 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Annual Tons Per Year, Unmitigated ROG ~ QQ ~ PM10 Dust PM1 0 Exhaust PM10 PM2 5 Dust PM2 5 Exhaust .!:.M.U .QQ2. 951.48 .68 0.31 1.37 6.89 0.34 6.56 0.01 2.96 8.22 0.60 465.30 0.84 0.15 0.69 3.44 0.16 3.28 0.00 .42 3.99 0.28 0.00 60.15 402.60 2.55 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.03 0.00 0.00 465.30 0.84 0.15 0.69 3.44 0.16 3.28 0.00 .42 3.99 0.28 0.00 0.68 0.00 0.68 3.26 0.00 3.26 0.00 0.00 0.00 0.00 60.15 0.04 0.04 0.00 0.04 0.04 0.00 0.00 0.38 0.75 0.09 402.60 0.12 0.11 0.00 0.14 0.12 0.01 0.00 .01 3.24 0.19 2.55 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.03 0.00 0.00 20.89 0.01 0.01 0.00 0.01 0.01 0.00 0.00 0.11 0.23 0.03 19.72 17 0.68 0.04 0.12 0.01 0.00 0.00 0.04 0.11 0.01 0.00 0.68 0.00 0.00 0.00 0.00 3.26 0.04 0.14 0.01 0.00 0.00 0.04 0.12 0.01 0.00 3.26 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.38 .01 0.10 0.01 0.00 0.75 3.24 0.23 0.00 0.00 0.09 0.19 0.03 0.00 Page: 3 7/5/2008 9:46:31 PM 2008 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust Mass Grading Off Road Diesel Mass Grading On Road Diesel Mass Grading Worker Trips Fine Grading 10/06/2008- 11/28/2008 Fine Grading Dust Fine Grading Off Road Diesel Fine Grading On Road Diesel I ~ Fine Grading Worker Trips 0\ \0 'renching 12101/2008-01/30/2009 I Trenching Off Road Diesel Trenching Worker Trips Maximum Daily Acreage Disturbed: 8.16 Total Phase: Fine Grading Disturbed: 32.66 Acres Default Fine Site Grading Description 10/6/2008 - 11128/2008 Coating Worker Trips 0.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 Architectural Coating 4.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Coating 12/07/2009-01/29/2010 4.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 2010 4.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.76 Coating Worker Trips 0.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.30 Architectural Coating 3.62 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Coating 12/07/2009-01/29/2010 3.62 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.30 I ~ "'l o I Building Worker Trips 0.14 0.25 4.43 0.00 0.02 0.01 0.03 0.01 0.01 0.01 394.17 Building Vendor Trips 0.04 0.51 0.37 0.00 0.00 0.02 0.02 0.00 0.02 0.02 97.69 Building Off Road Diesel 0.33 .47 0.98 0.00 0.00 0.11 0.11 0.00 0.10 0.10 137.80 Building 04/06/2009-11/27/2009 0.51 2.24 5.78 0.00 0.02 0.14 0.16 0.01 0.12 0.13 629.67 Paving Worker Trips 0.00 0.00 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.07 Paving On Road Diesel 0.00 0.04 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 4.87 Paving Off Road Diesel 0.05 0.31 0.17 0.00 0.00 0.03 0.03 0.00 0.02 0.02 22.64 Paving Off-Gas Asphalt 02/02/2009-03/27/2009 0.01 0.07 0.00 0.35 0.00 0.22 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.03 0.00 0.00 0.03 0.00 0.00 0.00 0.00 0.00 0.03 0.00 0.00 0.03 0.00 .12 31.58 Trenching Worker Trips Trenching Off Road Diesel 0.00 0.02 0.00 0.21 0.01 0.09 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.00 0.00 0.01 0.01 0.01 0.01 19.98 18.86 Trenching 12/01/2008-01/30/2009 0.02 0.21 0.10 2009 Page: 4 7/5/20089:46:31 PM 4.22 2.80 6.16 0.00 0.02 0.18 0.20 0.01 0.16 0.17 685.54 Page: 5 7/5/2008 9:46:31 PM Fugitive Dust Level of Detail: Defaul 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factorfor 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Fugitive Dust Level of Detail: Default I ~ Ibs per acre-day '..:] I Road Truck Travel (VMT): 5000 ~ I f-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/112008 - 1130/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Default Paving Description Acres to be Paved: 8.16 Off-Road Equipment Page: 6 7/5/2008 9:46:31 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11127/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day ~ ase: Architectural Coating 121712009 - 1/29/2010 - Default Architectural Coating Description '..:] Ie: Residential Interior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 tv I Ie: Residential Exterior Coatings begins 1/1/2005 ends 12/31/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 111/2005 ends 12131/2040 specifies a VOC of 250 CQ2. ,058.01 0.00 .52 ,059.53 E.M2....5. 0.00 0.00 0.00 0.00 EM1Q 0.00 0.00 0.00 0.00 SQ2. 0.00 0.00 0.00 0.00 Page:? 7/5/2008 9:46:31 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Annual Tons Per Year, Unmitigated ~ .BOO lli2x QQ Natural Gas 0.06 0.88 0.74 Hearth 0.00 0.00 0.00 Landscape 0.07 0.01 0.83 Consumer Products 0.00 Architectural Coatings 0.76 TOTALS (tons/year, unmitigated) 0.89 0.89 1.57 I Area Source Chanoes to De ~ ~ centage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Page: 8 7/5/2008 9:46:31 PM Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Annual Tons Per Year, Unmitigated ~ ROG NOX CO S02 PM10 PM25 CO2 Day-care center 0.01 0.00 0.04 0.00 0.01 0.00 3.26 Quality resturant 0.67 0.87 8.66 0.01 1.48 0.28 780.93 Regnl shop. center 0.77 1.00 9.84 0.01 1.69 0.32 889.23 General office building 8.49 10.20 102.95 0.09 17.32 3.25 9,191.16 Performing Arts 0.05 0.06 0.56 0.00 0.10 0.02 50.28 Product Design Studio 0.14 0.17 1.65 0.00 0.28 0.05 148.75 TOTALS (tons/year, unmitigated) 10.13 12.30 123.70 0.11 20.88 3.92 11,063.61 I ~ '-1 erational Settings: ~ I Does not include correction for passby trips Does not Include double counting adjustment for intemal trips Analysis Year: 2010 Season: Annual Emfac: Version : Emfac2007 V2.3 Nov 1 2006 Sl.u t...Qj Land Use Type Acreage Trip Rate Unit Type No. Units Total Trips Total VMT Day-care center 0.47 1000 sq ft 5.64 2.65 19.77 Quality resturant 89.95 1000 sq ft 7.00 629.65 4,736.23 Regnl shop. center 42.94 1000 sq ft 17.01 730.41 5,399.92 General office building 10.33 1000 sq ft 662.53 6,843.94 55,452.98 Performing Arts 10.00 1000 sq ft 4.13 41.30 305.33 Acreage Trip Rate Unit Type No. Units Total Trips Total VMT 8.14 1000 sq 11 15.01 122.18 903.29 8,370.13 66,817.52 Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst Diesel 55.9 1.1 98.5 0.4 11.9 1.7 95.8 2.5 20.2 0.5 99.5 0.0 6.3 0.0 100.0 0.0 0.7 0.0 71.4 28.6 0.6 0.0 66.7 33.3 0.9 0.0 22.2 77.8 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 2.8 67.9 32.1 0.0 0.0 0.0 0.0 0.0 0.4 0.0 100.0 0.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work Customer 10.8 7.3 7.5 9.5 7.4 7.4 Page: 9 7/5/2008 9:46:31 PM Land Use Type Product Design Studio Vehicle Type Light Auto Light Truck < 3750 Ibs Light Truck 3751-5750 Ibs Med Truck 5751-8500 Ibs I !-Heavy Truck 8501-10,000 Ibs ~ '..:] !-Heavy Truck 10,001-14,000 Ibs U1 l~,cd-Heavy Truck 14,001-33,000 Ibs Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home Urban Trip Length (miles) Page: 10 7/5/2008 9:46:31 PM Rural Trip Length (miles) Trip speeds (mph) % of Trips - Residential % of Trips - Commercial (by land use) Day-care center Quality resturant I ~nl shop. center ~ '..:] neral office building 0\ . I _:forming Arts Product Design Studio Travel Conditions Residential Home-Work Home-Shop Home-Other 16.8 7.1 7.9 35.0 35.0 35.0 32.9 18.0 49.1 Commercial Commute Non-Work 14.7 6.6 35.0 35.0 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 .0 2.0 .0 Customer 6.6 35.0 92.5 88.0 97.0 47.5 97.0 97.0 Page: 7/5/2008 9:46:01 PM Urbemis 2007 Version 9.2.4 Combined Summer Emissions Reports (PoundslDay) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay 2008 R&D SMC.urb924 Project Name: Terrabay Ancillary SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac200? V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD200? I ~ '..:] '..:] I Page: 2 7/5/2008 9:46:02 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES RQG NUx QQ .s.Q2 PM10 Dust PM10 Exhaust EM1U PM2 5 Dust ~ EMU CQ2 ~ 2008 TOTALS (Ibs/day unmitigated) 14.22 199.64 71.20 0.19 163.91 8.16 172.07 34.32 7.50 41.82 23,264.78 2009 TOTALS (Ibs/day unmitigated) 381.10 26.37 68.00 0.06 0.27 1.61 1.88 0.10 1.47 1.56 7,407.90 2010 TOTALS (Ibs/day unmitigated) 381.09 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 AREA SOURCE EMISSION ESTIMATES I BOO ~ .QQ ~ EMm PM25 .QQ2. ~ rALS (Ibs/day, unmitigated) 5.25 4.95 13.33 0.00 0.04 0.04 5,814.15 00 I OPERATIONAL (VEHICLE) EMISSION ESTIMATES ROG ~ QQ ~ PM10 PM25 ~ TOTALS (Ibs/day, unmitigated) 53.57 57.28 662.22 0.63 114.34 21.48 63,595.35 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES ROG NOx .QQ ~ PM10 PM25 .QQ2. TOTALS (Ibs/day, unmitigated) 58.82 62.23 675.55 0.63 114.38 21.52 69,409.50 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated BOO ~ QQ ~ PM10 Dust PM10 Exhaust EMm PM2 5 Dust PM2 5 Exhaust PM25 .QQ2. Page: 3 7/5/2008 9:46:02 PM 23.264.78 41.82 LID! ~ 17207 B..12 163.91 ~ 71.20 199.64 14..2Z Time Slice 8/4/2008-9/26/2008 Active Days: 40 23,264.78 0.00 3,007.48 41.82 34.08 .87 7.50 0.00 .87 34.32 34.08 0.00 172.07 163.20 2.03 8.16 0.00 2.03 163.91 163.20 0.00 0.19 0.00 0.00 71.20 0.00 18.93 199.64 0.00 37.73 14.22 0.00 4.62 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust Mass Grading Off Road Diesel 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 Mass Grading On Road Diesel 127.26 0.00 0.00 0.00 0.01 0.00 0.01 0.00 .56 0.09 0.05 Mass Grading Worker Trips 23 264 78 !1..n I..iO. .3YZ 1U.JlZ Mi ~ o...1i I1..2!l ~ ~ Time Slice 10/6/2008-11/28/2008 Active Days: 40 10106/2008- 23,264.78 41.82 7.50 34.32 172.07 8.16 163.91 0.19 71.20 199.64 14.22 Fine Grading 11/28/2008 Fine Grading Dust 0.00 3,007.48 34.08 .87 0.00 .87 34.08 0.00 163.20 2.03 0.00 2.03 163.20 0.00 0.00 0.00 0.00 18.93 0.00 37.73 0.00 4.62 Fine Grading Off Road Diesel Fine Grading On Road Diesel I ~ '..:] \0 I 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 127.26 ,816.45 0.00 0.92 0.00 0.92 0.00 0.00 0.01 .01 0.00 .00 0.01 0.00 0.00 0.00 .56 9.71 0.09 20.19 0.05 2.37 Fine Grading Worker Trips Time Slice 12/1/2008-12/31/2008 Active Days: 23 Trenching 12/01/2008-01/30/2009 ,816.45 0.92 0.92 0.00 .01 .00 0.00 0.00 9.71 20.19 2.37 ,714.64 0.92 0.92 0.00 .00 .00 0.00 0.00 8.46 20.12 2.33 Trenching Off Road Diesel 101.81 ,816.50 0.00 0.86 0.00 0.86 0.00 0.00 0.01 0.94 0.00 0.93 0.00 0.00 0.00 0.00 .25 9.47 0.07 18.96 0.04 2.22 Trenching Worker Trips Time Slice 1/1/2009-1/30/2009 Active Days: 22 Trenching 12/01/2008-01130/2009 ,816.50 0.86 0.86 0.00 0.94 0.93 0.00 0.00 9.47 18.96 2.22 ,714.64 101.86 0.86 0.00 0.86 0.00 0.00 0.00 0.93 0.01 0.93 0.00 0.00 0.00 0.00 0.00 8.32 15 18.90 0.07 2.18 0.04 Trenching Off Road Diesel Trenching Worker Trips Phase: Fine Grading 10/6/2008 - 11/28/2008 Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Default Fine Site Grading Description e Coating Worker Trips 0.15 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 Architectural Coating Time Slice 1/1/2010-1/29/2010 Active Days: 21 Coating 12/07/2009-01/29/2010 380.94 381 .09 0.00 0.26 0.00 4.69 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 453.15 ID..Q.9. .Q...2.6. ~ Q.QQ. Q.JlZ QJtl Q.Q.J. QJtl QJll .QJ!2. ~ Coating Worker Trips 0.17 0.29 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 Architectural Coating I ~ Trips 00 o le Slice 12/7/2009-1213112009 .'._;ive Days: 19 Coating 12/07/2009-01/29/2010 380.94 381 10 0.00 0.29 0.00 5.09 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 452.87 illj2 0.29 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 Building Worker .71 2.98 52.15 0.05 0.23 0.11 0.34 0.08 0.09 0.17 4,637.35 Building Vendor Trips 0.42 6.05 4.35 0.01 0.04 0.22 0.27 0.01 0.20 0.22 1,149.35 Building Off Road Diesel Time Slice 4/6/2009-11/27/2009 Active Days: 170 Building 04106/2009-11127/2009 3.87 6.00 17.35 26.37 11.50 68.00 0.00 0.06 0.00 0.27 .28 .61 .28 .88 0.00 0.10 17 .47 1.17 .56 ,621.20 7,407.90 6.00 ~ .2a...QQ Q.Q6. Q.n 1M .1..M Q.1Q. 1& 1.QQ ~ Paving Worker Trips 0.07 0.13 2.29 0.00 0.01 0.00 0.01 0.00 0.00 0.01 203.73 Paving On Road Diesel 0.11 .81 0.56 0.00 0.01 0.07 0.07 0.00 0.06 0.06 243.48 Paving Off Road Diesel 2.62 15.62 8.36 0.00 0.00 .33 1.33 0.00 .22 .22 ,131.92 Paving Off-Gas Time Slice 2/2/2009-3/27/2009 Active Days: 40 Asphalt 02/0212009-03127/2009 0.53 3.34 0.00 17.56 0.00 11.21 0.00 0.00 0.00 0.02 0.00 .40 0.00 1.42 0.00 0.01 0.00 .29 0.00 .29 0.00 1,579.12 Page: 4 7/5/2008 9:46:02 PM 3.34 17.56 11.21 0.00 0.02 .40 1.42 0.01 .29 .29 ,579,12 Page: 5 7/5/2008 9:46:02 PM Fugitive Dust Level of Detail: Defaul 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Fugitive Dust Level of Detail: Default I ~ Ibs per acre-day 00 Road Truck Travel (VMT): 5000 ~ I .Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 - 1130/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2/2/2009 - 3/27/2009 - Defauii Paving Descripiion Acres to be Paved: 8.16 Off-Road Equipment: Page: 6 7/5/2008 9:46:02 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11127/2009 - Default Building Construction Descnption Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day ~ ~se: Architectural Coating 12/7/2009 - 1129/2010 - Default Architectural Coating Description 00 e: Residential Interior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of250 N 1- .e: Residential Exterior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 QQ2 5,797.30 16.85 5,814.15 EMU 0.01 0.03 0.04 E.M1.Q 0.01 0.03 0.04 SQ.2. 0.00 0.00 0.00 Page:? 7/5/2008 9:46:02 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated ~ .BOO N.Qx QQ Natural Gas 0.35 4.83 4.06 Hearth - No Summer Emissions Landscape 0.74 0.12 9.27 Consumer Products 0.00 Architectural Coatings 4.16 TOTALS (Ibs/day, unmitigated) 5.25 4.95 13.33 I Area Source Chanoe ~ ~ rcentage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Page: 8 7/5/2008 9:46:02 PM Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Summer Pounds Per Day, Unmitigated ~ ROG NOX CO S02 PM10 PM25 CO2 Day-care center 0.06 0.02 0.19 0.00 0.03 0.01 18.73 Quality resturant 3.39 4.07 46.15 0.04 8.10 1.52 4,489.81 Regnl shop. center 3.93 4.65 52.34 0.05 9.24 1.73 5,112.76 General office building 45.17 47.50 551.82 0.53 94.90 17.83 52,829.71 Performing Arts 0.25 0.26 2.96 0.00 0.52 0.10 289.09 Product Design Studio 0.77 0.78 8.76 0.01 1.55 0.29 855.25 TOTALS (Ibs/day, unmitigated) 53.57 57.28 662.22 0.63 114.34 21.48 63,595.35 I ~ 00 erational Settings: ~ I Does not include correction for passby trips Does not include double counting adjustment for internal trips Analysis Year: 2010 Temperature (F): 85 Season: Summer Emfac: Version : Emfac2007 V2.3 Nov 1 2006 .fuu { of Land Land Use Type Acreage Trip Rate Unit Type No. Units Total Trips Total VMT Day-care center 0.47 1000 sq 11 5.64 2.65 19.77 Quality resturant 89.95 1000 sq 11 7.00 629.65 4,736.23 Regnl shop. center 42.94 1000 sq ft 17.01 730.41 5,399.92 General office building 10.33 1000 sq ft 662.53 6,843.94 55,452.98 Performing Arts 10.00 1000 sq ft 4.13 41.30 305.33 Acreage Trip Rate Unit Type No. Units Total Trips Total VMT 8.14 1000 sq ft 15.01 122.18 903.29 8,370.13 66,817.52 Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst Diesel 55.9 1.1 98.5 0.4 11.9 1.7 95.8 2.5 20.2 0.5 99.5 0.0 6.3 0.0 100.0 0.0 0.7 0.0 71.4 28.6 0.6 0.0 66.7 33.3 0.9 0.0 22.2 77.8 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 2.8 67.9 32.1 0.0 0.0 0.0 0.0 0.0 0.4 0.0 100.0 0.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work Customer 10.8 7.3 7.5 9.5 7.4 7.4 Page: 9 7/5/2008 9:46:02 PM Land Use Type Product Design Studio Vehicle Type Light Auto Light Truck < 3750 Ibs Light Truck 3751-5750 Ibs Med Truck 5751-8500 Ibs I-Heavy Truck 8501-10,000 Ibs ~ OO-Heavy Truck 10,001-14,000 Ibs OJ 1.I,cd-Heavy Truck 14,001-33,000 Ibs Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home Urban Trip Length (miles) Page: 10 7/5/2008 9:46:02 PM Rural Trip Length (miles) Trip speeds (mph) % of Trips - Residential % ofTrips - Commercial (by land use) Day-care center Quality resturant I Jnl shop. center ~ 00 neral office building 0\ ,I ~.forming Arts Product Design Studio Travel Conditions Residential Home-Work Home-Shop Home-Other 16.8 7.1 7.9 35.0 35.0 35.0 32.9 18.0 49.1 Commercial Commute Non-Work 14.7 6.6 35.0 35.0 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 .0 2.0 .0 Customer 6.6 35.0 92.5 88.0 97.0 47.5 97.0 97.0 Page: 7/5/20089:46:18 PM Urbemis 2007 Version 9.2.4 Combined Winter Emissions Reports (Pounds/Day) File Name: C:\Documents and Settings\Lois Clarke\My Documents\Lois\Miller Envt Inc\Terrabay\Analysis\Terrabay 2008 R&D SMC.urb924 Project Name: Terrabay Ancillary SMC Project Location: San Mateo County On-Road Vehicle Emissions Based on: Version : Emfac200? V2.3 Nov 2006 Off-Road Vehicle Emissions Based on: OFFROAD200? I ~ 00 '..:] I Page: 2 7/5/20089:46:18 PM Summary Report: CONSTRUCTION EMISSION ESTIMATES .BOO NQx QQ SQ.2. PM10 Dust PM10 Exhaust E.M1Q PM2 5 Dust eMU ~ QQ2 Exhaust 2008 TOTALS (Ibs/day unmitigated) 14.22 199.64 71.20 0.19 163.91 8.16 172.07 34.32 7.50 41.82 23,264.78 2009 TOTALS (Ibs/day unmitigated) 381.10 26.37 68.00 0.06 0.27 1.61 1.88 0.10 1.47 1.56 7,407.90 2010 TOTALS (Ibs/day unmitigated) 381.09 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 AREA SOURCE EMISSION ESTIMATES I ROG ~ ~ ~ PM10 ~ ~ ~ TALS (Ibs/day, unmitigated) 4.51 4.83 4.06 0.00 0.01 0.01 5,797.30 00 I OPERATIONAL (VEHICLE) EMISSION ESTIMATES .BOO ~ ~ ~ EM.1Q PM25 ~ TOTALS (Ibs/day, unmitigated) 59.45 87.61 708.91 0.54 114.34 21.48 54,676.95 SUM OF AREA SOURCE AND OPERATIONAL EMISSION ESTIMATES ROG ~ QQ ~ PM10 PM2.5 .QQl TOTALS (Ibs/day, unmitigated) 63.96 92.44 712.97 0.54 114.35 21.49 60,474.25 Construction Unmitigated Detail Report: CONSTRUCTION EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated B.QQ. ~ QQ ~ PM10 Dust PMl 0 Exhaust PM10 PM2 5 Dust PM2 5 Exhaust ~ ~ Page: 3 7/5/20089:46:18 PM 23 264 78 ~ Z&O. 3432 172 07 8...12 163.91 ~ IUQ mM ~ Time Slice 8/4/2008-9/26/2008 Active Days: 40 23,264.78 41.82 7.50 34.32 172.07 8.16 163.91 0.19 71.20 199.64 14.22 Mass Grading 08/04/2008- 09/26/2008 Mass Grading Dust 0.00 34.08 0.00 34.08 163.20 0.00 163.20 0.00 0.00 0.00 0.00 3,007.48 1.87 .87 0.00 2.03 2.03 0.00 0.00 18.93 37.73 4.62 Mass Grading Off Road Diesel 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 Mass Grading On Road Diesel 127.26 0.00 0.00 0.00 0.01 0.00 0.01 0.00 .56 0.09 0.05 Mass Grading Worker Trips 23 264 78 ~ Z&O. ll.n lli.JIT 8...16. mM ~ I1.Zll mM ll..2.2. Time Slice 10/6/2008-11/28/2008 Active Days: 40 10/06/2008- 23,264.78 41.82 7.50 34.32 172.07 8.16 163.91 0.19 71.20 199.64 14.22 Fine Grading 11/28/2008 Fine Grading Dust 0.00 34.08 0.00 34.08 163.20 0.00 163.20 0.00 0.00 0.00 0.00 3,007.48 .87 .87 0.00 2.03 2.03 0.00 0.00 18.93 37.73 4.62 Fine Grading Off Road Diesel 20,130.04 5.86 5.63 0.23 6.83 6.12 0.70 0.19 50.70 161.82 9.55 Fine Grading On Road Diesel ~ 00 \0 I 127.26 ,816.45 0.00 0.92 0.00 0.92 0.00 0.00 0.01 1.01 0.00 .00 0.01 0.00 0.00 0.00 .56 9.71 0.09 20.19 0.05 2.37 Fine Grading Worker Trips Time Slice 1211/2008-12/3112008 Active Days: 23 Trenching 12101/2008-01130/2009 ,816.45 0.92 0.92 0.00 .01 .00 0.00 0.00 9.71 20.19 2.37 ,714.64 0.92 0.92 0.00 1.00 .00 0.00 0.00 8.46 20.12 2.33 Trenching Off Road Diesel 101.81 ,816.50 0.00 0.86 0.00 0.86 0.00 0.00 0.01 0.94 0.00 0.93 0.00 0.00 0.00 0.00 .25 9.47 0.07 18.96 0.04 2.22 Trenching Worker Trips Time Slice 1/1/2009-1/30/2009 Active Days: 22 Trenching 12/01/2008-01/30/2009 ,816.50 0.86 0.86 0.00 0.94 0.93 0.00 0.00 9.47 8.96 2.22 ,714.64 101.86 0.86 0.00 0.86 0.00 0.00 0.00 0.93 0.01 0.93 0.00 0.00 0.00 0.00 0.00 8.32 15 18.90 0.07 2.18 0.04 Trenching Off Road Diesel Trenching Worker Trips Fine Grading Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Phase: Total 10/6/2008 - 11128/2008 Default Fine Site Grading Description Pha Coating Worker Trips 0.15 0.26 4.69 0.00 0.02 0.01 0.03 0.01 0.01 0.02 453.15 Architectural Coating Time Slice 1/1/2010-1/29/2010 Active Days: 21 Coating 12/07/2009-01/29/2010 380.94 381.09 0.00 0.26 0.00 4.69 0.00 0.00 0.00 0.02 0.00 0.01 0.00 0.03 0.00 0.01 0.00 0.01 0.00 0.02 0.00 453.15 ~ Q.2Q ~ Q,QQ Q.Q.2. Q..Q1 Q..Q.3. Q..Q1 Q..Q1 Q.Q.2. ~ Coating Worker Trips 0.17 0.29 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 Architectural Coating 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 I ~ Trips \0 o Ie Slice 12/7/2009-12/3112009 . Uve Days: 19 Coating 12/07/2009-01/29/2010 380.94 381.10 0.00 0.29 0.00 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 381.10 0.29 5.09 0.00 0.02 0.01 0.03 0.01 0.01 0.02 452.87 Building Worker .71 2.98 52.15 0.05 0.23 0.11 0.34 0.08 0.09 0.17 4,637.35 Building Vendor Trips 0.42 6.05 4.35 0.01 0.04 0.22 0.27 0.01 0.20 0.22 49.35 Building Off Road Diesel 0.00 0.00 .28 1.28 0.00 17 .17 ,621.20 Time Slice 4/6/2009-1112712009 Active Days: 170 Building 04/06/2009-11/27/2009 3.87 6.00 17.35 26.37 11.50 68.00 0.06 0.27 .61 .88 0.10 .47 1.56 7,407.90 6.00 2Q...3l M..Q.Q Q..!26. .Q...21. 1M 1...8.S. !Wl .1AI .1.M ~ Paving Worker Trips 0.07 0.13 2.29 0.00 0.01 0.00 0.01 0.00 0.00 0.01 203.73 Paving On Road Diesel 0.11 .81 0.56 0.00 0.01 0.07 0.07 0.00 0.06 0.06 243.48 Paving Off Road Diesel 2.62 15.62 8.36 0.00 0.00 .33 .33 0.00 .22 .22 ,131.92 Paving Off-Gas Time Slice 212/2009-3/27/2009 Active Days: 40 Asphalt 02/02/2009-03/27/2009 0.53 3.34 0.00 17.56 0.00 11.21 0.00 0.00 0.00 0.02 0.00 .40 0.00 .42 0.00 0.01 0.00 .29 0.00 .29 0.00 ,579.12 Page: 4 7/5/20089:46:18 PM 3.34 17.56 11.21 0.00 0.02 .40 .42 0.01 .29 1.29 ,579.12 Page: 5 7/5/20089:46:18 PM Fugitive Dust Level of Detail: Defaul 20 Ibs per acre-day On Road Truck Travel (VMT): 5000 Off-Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Mass Grading 8/4/2008 - 9/26/2008 - Type Your Description Here Total Acres Disturbed: 32.66 Maximum Daily Acreage Disturbed: 8.16 Fugitive Dust Level of Detail: Default I ~ bs per acre-day \0 Road Truck Travel (VMT): 5000 ~ I Road Equipment: 1 Graders (174 hp) operating at a 0.61 load factor for 8 hours per day 1 Rubber Tired Dozers (357 hp) operating at a 0.59 load factor for 8 hours per day 2 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 7 hours per day 1 Water Trucks (189 hp) operating at a 0.5 load factor for 8 hours per day Phase: Trenching 12/1/2008 - 1130/2009 - Type Your Description Here Off-Road Equipment: 2 Excavators (168 hp) operating at a 0.57 load factor for 8 hours per day 1 Other General Industrial Equipment (238 hp) operating at a 0.51 load factor for 8 hours per day 1 TractorslLoaderslBackhoes (108 hp) operating at a 0.55 load factor for 0 hours per day Phase: Paving 2i2i2009 - 3i27i2009 - Defauii Paving Descripiion Acres to be Paved: 8.16 Off-Road Equipment Page: 6 7/5120089:46:18 PM 4 Cement and Mortar Mixers (10 hp) operating at a 0.56 load factor for 6 hours per day 1 Pavers (100 hp) operating at a 0.62 load factor for 7 hours per day 2 Paving Equipment (104 hp) operating at a 0.53 load factor for 6 hours per day 1 Rollers (95 hp) operating at a 0.56 load factor for 7 hours per day Phase: Building Construction 4/6/2009 - 11/27/2009 - Default Building Construction Description Off-Road Equipment: 1 Cranes (399 hp) operating at a 0.43 load factor for 6 hours per day 2 Forklifts (145 hp) operating at a 0.3 load factor for 6 hours per day 1 Generator Sets (49 hp) operating at a 0.74 load factor for 8 hours per day 1 Tractors/Loaders/Backhoes (108 hp) operating at a 0.55 load factor for 8 hours per day 3 Welders (45 hp) operating at a 0.45 load factor for 8 hours per day ~ lse: Architectural Coating 12/7/2009 - 1129/2010 - Default Architectural Coating Description \0 e: Residential Interior Coatings begins 1/112005 ends 12/31/2040 specifies a VOC of 250 N I e: Residential Exterior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Interior Coatings begins 1/1/2005 ends 12131/2040 specifies a VOC of 250 Rule: Nonresidential Exterior Coatings begins 1/1/2005 ends 1213112040 specifies a VOC of 250 ~ 5,797.30 0.00 5,797.30 ~ 0.01 0.00 0.01 EM1Q 0.01 0.00 0.01 ~ 0.00 0.00 0.00 Page:? 7/5120089:46:18 PM Area Source Unmitigated Detail Report: AREA SOURCE EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated ~ RQG NQx CO Natural Gas 0.35 4.83 4.06 Hearth 0.00 0.00 0.00 Landscaping - No Winter Emissions Consumer Products 0.00 Architectural Coatings 4.16 TOTALS (Ibs/day, unmitigated) 4.51 4.83 4.06 I Area Source Chanoe ~ ~ centage of residences with wood stoves changed from 35% to 0% I Percentage of residences with wood fireplaces changed from 10% to 0% Percentage of residences with natural gas fireplaces changed from 55% to 0% Page: 8 7/5/20089:46:18 PM Operational Unmitigated Detail Report: OPERATIONAL EMISSION ESTIMATES Winter Pounds Per Day, Unmitigated ~ ROG NOX CO S02 PM10 PM25 CO2 Day-care center 0.02 0.03 0.21 0.00 0.03 0.01 16.09 Quality resturant 4.25 6.22 50.14 0.04 8.10 1.52 3,857.64 Regnl shop. center 4.86 7.09 57.12 0.04 9.24 1.73 4,392.01 General office building 49.24 72.68 588.65 0.45 94.90 17.83 45,428.18 Performing Arts 0.27 0.40 3.23 0.00 0.52 0.10 248.34 Product Design Studio 0.81 1.19 9.56 0.01 1.55 0.29 734.69 TOTALS (Ibs/day, unmitigated) 59.45 87.61 708.91 0.54 114.34 21.48 54,676.95 I ~ \0 erational Settings: ~ I Does not include correction for passby trips Does not include double counting adjustment for internal trips Analysis Year: 2010 Temperature (F): 40 Season: Winter Emfac: Version : Emfac2007 V2.3 Nov 1 2006 S!.u ill L Land Use Type Acreage Trip Rate Unit Type No. Units Total Trips Total VMT Day-care center 0.47 1000 sq ft 5.64 2.65 19.77 Quality resturant 89.95 1000 sq ft 7.00 629.65 4,736.23 Regnl shop. center 42.94 1000 sq ft 17.01 730.41 5,399.92 General office building 10.33 1000 sq ft 662.53 6,843.94 55,452.98 Performing Arts 10.00 1000 sq ft 4.13 41.30 305.33 Summa Acreage Trip Rate Unit Type No. Units Total Trips Total VMT 8.14 1000 sq ft 15.01 122.18 903.29 8,370.13 66,817.52 Vehicle Fleet Mix Percent Type Non-Catalyst Catalyst Diesel 55.9 1.1 98.5 0.4 11.9 1.7 95.8 2.5 20.2 0.5 99.5 0.0 6.3 0.0 100.0 0.0 0.7 0.0 71.4 28.6 0.6 0.0 66.7 33.3 0.9 0.0 22.2 77.8 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 0.1 0.0 0.0 100.0 2.8 67.9 32.1 0.0 0.0 0.0 0.0 0.0 0.4 0.0 100.0 0.0 Travel Conditions Residential Commercial Home-Work Home-Shop Home-Other Commute Non-Work Customer 10.8 7.3 7.5 9.5 7.4 7.4 Page: 9 7/5/20089:46:18 PM Land Use Type Product Design Studio Vehicle Type Light Auto Light Truck < 3750 Ibs Light Truck 3751-5750 Ibs Med Truck 5751-8500 Ibs I ,-Heavy Truck 8501-10,000 Ibs ~ \0 ,-Heavy Truck 10,001-14.000 Ibs Ul IJIt:ld-Heavy Truck 14,001-33,000 Ibs Heavy-Heavy Truck 33,001-60,000 Ibs Other Bus Urban Bus Motorcycle School Bus Motor Home Urban Trip Length (miles) Page: 10 7/5/20089:46:18 PM Rural Trip Length (miles) Trip speeds (mph) % of Trips - Residential % ofTrips - Commercial (by land use) Day-care center Quality resturant I }n' shop. center ~ \0 1eral office building 0\ ,'."forming Arts Product Design Studio Travel Conditions Residential Home-Work Home-Shop Home-Other 16.8 7.1 7.9 35.0 35.0 35.0 32.9 18.0 49.1 Commercial Commute Non-Work 14.7 6.6 35.0 35.0 5.0 2.5 8.0 4.0 2.0 1.0 35.0 17.5 2.0 .0 2.0 .0 Customer 6.6 35.0 92.5 88.0 97.0 47.5 97.0 97.0 CRANE TRANSPORTATION GROUP 2621 E. Windrim Court Elk Grove, CA 95758 (916) 647-3406 phone (916) 647-3408fax 6220 Bay View A venue El Sobrante, CA 94806 (510) 236-9375 phone (510) 236-1091 fax MEMORANDUM TO: Allison Knapp (Allison.knaoo@ssf.net; aknaoo@ix.netcom.com) FROM: Mark D. Crane, P .E. DATE: June 30, 2008 RE: TERRABAY TRIP GENERATION COMPARISON Allison: Here are two comparisons of the net change in gross trip generation for the Terrabay Phase 3 office/retail development. Alt 1 assumes that the new design studio's 15,007 square feet will have the same trip gl~neration potential as R&D uses. In addition, there will be 1,000 less square feet of specialty retail commercial use and 2,500 less square feet of office use. As you will see, this results in overall higher year 2008 proposed project trip generation, even with less office and less specialty retail. Trip rates are the same as those utilized in the 2006 SEIR, from Trip Generation, 7th Edition, by the Institute of Transportation Engineers (ITE) 2003. Alt 2 assumes the same development plan as Alt 1, except that the new design studio has no trip generation associated with it. This is probable to liberal an assumption, but it results in less overall generation from the 2008 proposed project. ALT 1 TRIP GENERATION COMPARISON (PRODUCT DESIGN STUDIO WITH R&D TRIP GENERATION CHARACTERISTICS) DAILY AM PEAK HOUR TRIPS PROJECT 2-WAY TRIPS IN OUT 2008 Addendum 8370 841 121 2006 SEIR 8312 829 119 Difference +58 +12 +2 2008 vs. 2006 PM PEAK HOUR TRIPS IN OUT 203 787 204 Ti8 (-1) +9 Source: Crane Transportation Group Assuming that the new design studio square footage would have the same trip generation potential as R&D uses, daily two-way trip generation would be increased by 58 trips (or about -197- 6/30/08 Memo to Allison Knapp Page 2 ': :t9T8~_ CRANE, P.E. . CRANE TRANSPORTATION GROUP Mark Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. With the design studio square footage having no trip generation potential, the project's overall daily two-way trip generation should be reduced by 64 trips (or about 0.8%), with AM peak hour generation r1educed by 5 trips (or about 0.5%) and PM peak trip generation reduced by 8 trips (or about 0.8%). DAILY AM PEAK HOUR TRIPS PM PEAK HOUR TRIPS PROJECT 2-WAY TRIPS IN OUT IN OUT 2008 Addendum 8248 825 118 201 773 2006 SEIR 8312 829 119 204 778 Difference (-64) (-4) (-1) (-3) (-5) 2008 vs. 2006 Source: Crane Transportation Group ALT 2 TRIP GENERATION COMPARISON (NO NEW GENERATION FOR PRODUCT DESIGN STUDIO) 0.7%) with the AM peak hour generation increased by 14 trips (or about 1.5%) and PM peak hour generation increased by 8 trips (or about 0.8%). SOUTH SAN FRANCISCO PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: 7:30 p.m. Commissioner Oborne, Commissioner Moore, Commissioner Sim, Commissioner Prouty, Commissioner Zemke and Vice Chairperson Teglia ABSENT: Chairperson Giusti STAFF PRESENT: Planning Division: Susy Kalkin, Chief Planner Steve Carlson, Senior Planner Girard Beaudin, Associate Planner Allison Knapp, Consultant Planner Bertha Aguilar, Admin. Asst. II Sky Woodruff, Assistant City Attorney Sam Bautista, Senior Civil Engineer Sergeant John Kallas, Planning Liaison Luis Da Silva, Assistant Fire Marshall City Attorney: Engineering Division: Police Department: Fire Prevention. CHAIR COMMENTS AGENDA REVIEW No Changes ORAL COMMUNICATIONS Tong Lou, a City resident, asked that the Commission consider allowing medical office uses in the multi-family residential (R-3) areas. Chief Planner Kalkin recommended that Mr. Lou leave his information with the clerk and he would be added to the zoning code update distribution list and have his request discussed then. CONSENT CALENDAR None 1. Approval of regular meeting minutes of October 18, November 1, November 15, 2007, and June 5 and June 19, 2008. Motion Sim / Second Moore to approve the Consent Calendar. Chairperson Giusti - absent PUBLIC HEARING 2. Nora Barrientos/applicant Ramirez Artur%wner 309 Baden Avenue P08-0047: UP08-0007 & DR08-0020 Use Permit application to allow the conversion of a vacant ground floor retail space into a Beauty Salon within 200 feet of a residential district, located at 309 Baden Avenue, in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26, 20.81 & 20,85 Public Hearing opened. Associate Planner Beaudin presented the staff report. Planning Commission Meeting of July 17, 2008 There being no speakers the Public Hearing was closed. Motion Moore / Second Sim to approve P08-0045: UP08-0006, Approved by unanimous voice vote. Chairperson Giusti - absent. 3. Spark of Creation Studio/applicant Ella H. Yamas/owner 1 S linden Avenue P08-0045: UP08-0006 Use Permit allowing an indoor sports and recreation dance studio generating 100 average daily vehicle tripsl situated at 1 South Linden Avenue Unit #1 in the (P-I) Planned Industrial Zoning District, in accordance with SSFMC 20.32.030(c), 20.32.0601 & 20.81. Public Hearing opened. Senior Planner Carlson presented the staff report. There being no speakers the Public Hearing was closed. Motion Prouty / Second Moore to approve P08-0045: UP08-0006. Approved by unanimous voice vote. Chairperson Giusti - absent. 4. Myers Development Co., llC/applicant Myers Peninsula-Shepherd Heery / owner San Bruno Mnt / Bayshore Blvd P06-0073: SPM08-0002, PPM08-0002 and ZA08-0004 Public Hearing to consider the request by Myers Development Company for a Precise Plan, Specific Plan and Zoning Text Amendment (PPM08-0002; SPM08-0002; and ZA08-0004) to permit the conversion of 2,500 square feet of office to lobby and circulation for the proposed addition of a 15,007 square foot product design studio as an ancillary use to the approved phase III north office tower, The product design studio is proposed to be located above the approved retail promenade attached to the north office tower. The project is located at 1200 Airport Boulevard, north of the intersection of Sister Cities and Airport Boulevards. Public Hearing opened. Consultant Planner Knapp presented the staff report. Jack Myers, applicant, noted he was available for questions should the Commission have any. There being no speakers the Public Hearing was closed. Vice Chairperson Teglia commented that the proposal dresses up this portion of the site and would reduce both parking and traffic. . Commissioner Prouty concurred with Commissioner Teglia and noted that he had a conversation with Mr. Myers regarding the project. He was concerned that some landscaping was being eliminatedl but noted it would be difficult to add more landscaping. He questioned if there was a way to hide the above ground emergency generator so that the tenants on the higher floors would not see it. Mr, Myers noted that his architect had created a screening element on top of the unit that would eliminate any blight and added that it would look like a louver system from above. Consultant Planner Knapp explained some of the details about how the emergency generator would be stealthed and presented a cross section to the Commission. She added that stealthing of the generator was a condition of approval of the 2006 project and would remain with this application. She pointed out that the Design Review Board was concerned with screening the mechanical equipment on top of the product design studio S:\MLlI\-lA.tes\OT-i7-0S? RPC MLlI\-lA.tes.c1oc PClge 2. of 4 Planning Commission Meeting of July 17, 200S which has been addressed in the conditions of approval. Commissioner Prouty questioned if this amendment was for the north tower. Mr. Myers replied affirmatively. Commissioner Prouty noted that the south tower is beautiful. Vice Chairperson Teglia noted that the Peninsula Mandalay generator has soot all over the wall and questioned how the exhaust would be ducted with the generator in the new building. Mr. Myers noted that the duct system would go straight up and added that he was working with the Peninsula Mandalay building owners on their generator issues. Vice Chairperson Teglia asked if the generator would be fully enclosed, and Mr. Myers acknowledged that it would, Motion Prouty / Second Moore to approve POS-0045: UPOS-0006. Approved by unanimous voice vote. Chairperson Giusti - absent. Vice Chairperson Teglia noted that Commissioner Prouty wanted a clarification that this project amendment was for the second phase of the project. Chief Planner Kalkin noted that was correct. ADMINISTRATIVE BUSINESS 5. One Year Review Billy Ket Chau/applicant Kelly-Moore Paint C%wner 107 Hickey Blvd P06-0040: UP06-0013 One year review of a Use Permit allowing a cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano playing, within 200 feet of a residential zoning district at 107 Hickey Boulevard in the Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22 & 20.81. 6. One Year Review - Federal Express Use Permit Fed-Ex Ground/Pat Esquinojapplicant A-M-] ASSOCIATES/owner 222 Littlefield Ave P06-00S6: UP06-0017, DR06-0044 & TDM06-000S One year review of a Use Permit to legalize a commercial postal facility with 24 hour daily operations and generating in excess of 100 average daily vehicle trips, and off-site parking at 222 Littlefield Avenue; Design Review of a new open at-grade parking lot and landscaping upgrades; Transportation Demand Management Plan to reduce traffic associated with the development located at 222 Littlefield in the Planned Industrial (P- I) Zone District in accordance with SSFMC Chapters 20.32, 20.74, 20.81, 20.85 & 20. 120.outdoor overnight storage of up to five (5) tractor trailers, and three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; Transportation Demand Management Plan to reduce traffic associated with the development located at 202 Littlefield Avenue in the Planned Industrial (P- I) Zone District in accordance with SSFMC Chapters 20.71,20.74, 20.S1 & 20.85 & 20.120. 7. One Year Review - Federal Express Use Permit Fed-Ex Ground/Jim Bowman/applicant WELL ENTERPISES/ owner 202 Littlefield Ave. P06-0054: UP06-0016, DR06-0043 & TDM06-0004 One Year review of a Use Permit and Design Review allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and s:\MLV\.v.teS\OJ--iJ--Oi? R'PC. MLV\.utes.c\oc, 'PClge 3 of .I}- Planning Commission Meeting of July 17, 2008 three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; Transportation Demand Management Plan to reduce traffic associated with the development located at 202 Littlefield Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71, 20.74, 20.81 & 20.85 & 20.120. 8. 9. ITEMS FROM STAFF None ITEMS FROM COMMISSION None ITEMS FROM THE PUBLIC None ADJOURNMENT 10:00 P.M. Susy Kalkin Secretary to the Planning Commission City of South San Francisco William Zemke, Chairperson Planning Commission City of South San Francisco SK/bla s:\MLvcutes.\07-iJ'-Og R'PC. MLvcutes..clOc. 'PClge"l- of "I-