HomeMy WebLinkAboutAttachmt 7 - Section 3.0
3.0 PROJECT DESCRIPTION
3.1 Project Location
The Project area consists of 188.9 acres of land proposed for annexation to both the City
of Dublin and Dublin San Ramon Services District (DSRSD), located in an
unincorporated area of Alameda County generally bounded by the Alameda/ Contra
Costa line to the north, Parks Reserve Forces Training Area (Parks RFTA) to the west,
Tassajara Road to the east and the existing Dublin City limit line to the south.
Exhibit 1 shows the regional location of Dublin. Exhibit 2 shows the Project area in
relation to the remainder of the City of Dublin. Exhibit 3 shows the proposed
reorganization (annexation) including proposed annexation of properties to the City of
Dublin and DSRSD. Exhibit 4 shows property ownerships in the Project area. The
Project area is located within the Gty of Dublin's General Plan Eastern Extended
Planning Area and Sphere of Influence and annexation to Dublin and DSRSD consists of
three different parcels, each with a different owner.
The largest property proposed for annexation to both the Gty of Dublin and DSRSD,
the Dublin Ranch West site, formerly known as the Wallis Ranch, was historically used
for cattle grazing but is now fallow, and contains a rural residence, storage yard and
associated outbuildings lying between Tassajara Creek and Tassajara Road. One of the
two remaining properties (Bragg) is undeveloped, while one single-family residence has
been constructed on the Sperfslage parcel to the south.
In 1993, the Gty of Dublin adopted a General Plan Amendment and a Specific Plan,
which addressed long-term development of approximately 4,200 acres of land east of
the central portion of Dublin. The entire Project site is located in the westerly portion of
that General Plan Amendment area. The proposed Project would implement land uses
and other programs included in the Eastern Dublin Specific Plan. At build-out,
approximately 189 acres of the Project area has been planned for a mixture of Low
Density Residential, Medium Density Residential, Medium High Density Residential,
Neighborhood Park, Neighborhood Commercial, and Open Space in the Eastern
Dublin Specific Plan and General Plan.
3.2 Project Area Features
Existing land uses
The largest portion of the Project area is fallow, with rural residences and associated
outbuildings located adjacent to Tassajara Road. The easterly portion of the Project
area includes Tassajara Creek, a major regional drainage facility.
Adjacent land uses
Land uses surrounding the Project area include Parks RFT A to the west and along a
portion of the southerly boundary of the Project area. Rural residential and grazing
Dublin Ranch West Draft Supplemental EIR Page 7
City of Dublin November 2004
land uses exist north of the Project area within Contra Costa County. East of the Project
area, properties are used for cattle grazing or rural residential. Quarry Lane School, a
private K-12 educational facility has been constructed east of the Project area. North of
Quarry Lane School, the Silveria/Haight/Neilson properties is being graded to
accommodate an approved 254-lot single-family dwelling unit subdivision by the Pinn
Brothers. Tassajara Creek, an equestrian center, an East Bay Regional Park District
staging area, and rural residential uses lie south of the Project area.
Ownership
The Project area contains three parcels each owned by a different landowner. The
largest ownership within the Project area is the Dublin Ranch West property (formerly
known as the Wallis Ranch) owned by the Un family, containing approximately 184
acres of land. Two smaller properties lie east and south of the Dublin Ranch West site
and front along Tassajara Road. These are the Bragg parcel (approximately 1.6 acres
east of Dublin Ranch West) and the Sperfslage parcel (approximately 3.2 acres south of
Dublin Ranch West). Land ownerships are shown on Exhibit 4.
Topography.
The topography of the area ranges from relatively steep, rolling hills in the north and
westerly portions of the Project area to a relatively flat areas in the approximate center
of the Project area transitioning to Tassajara Creek and adjoining areas that generally
forms the easterly boundary of the Project area. Tassajara Creek is a deeply incised,
regionally significant water course containing oaks and other riparian vegetation.
Exhibit 5 depicts existing topography of the Project area.
3.3 Prior Planning Approvals: 1993 Eastern Dublin General Plan Amendment and
Specific Plan
Eastern Dublin General Plan Amendment
In 1993, the City Council approved the Eastern Dublin General Plan Amendment and
Specific Plan (hereafter, "Eastern Dublin project"). The approved project was a modified
version of the original General Plan Amendment (hereafter, "GPA") for a 6,920
planning area generally known as Eastern Dublin. The original GP A proposed to
change commercial land use designations on County property in the southwest portion
of the GP A area and agriculture/ open space designations elsewhere in the planning
area to a range of urban uses, as shown on Figure 2-E of the Eastern Dublin Draft EIR.
Within the nearly 7,000 acre planning area, a new Eastern Dublin Specific Plan proposed
land use policy at a greater level of detail in order to "bridge" general plan policy and
individual development projects. Intended for both policy and regulatory use, the
Specific Plan addressed 3,328 acres, supplementing the GP A with more detailed land use
designations, policies, programs and regulations. (Eastern Dublin Draft EIR, hereafter,
"Eastern Dublin EIR.")
The GP A planning area was located east of the City of Dublin. The planning area is
characterized by a relatively flat plain along 1-580, which gives way to rolling foothills
and increasingly steep slopes to the northeast. Apart from facilities on County property
in the southwest portion of the planning area (former Santa Rita Rehabilitation Center,
u.s. Naval Hospital), the Eastern Dublin project area consisted primarily of open
Dublin Ranch West Draft Supplemental EIR Page 8
City of Dublin November 2004
grasslands used for grazing and dry farming, and scattered residences. (Eastern Dublin
EIR, p. 2-3.)
The original GP A land use plan proposed to replace the undeveloped planning area
with a mixed-use urban community. The project concept is set forth in the following
excerpt from the Eastern Dublin EIR.
Residential and employment-generating uses will be balanced to enable residents
to live near work. Employment-generating uses include retail, service, office,
governmental, research and development ("R and D"), and light industrial.
Residential designation [sic] range from Rural Residential to High Density multi-
family. Higher density housing has been located near the future BART station
and along a key transit corridor. Higher densities have also been located close to
commercial centers where the concentration of population will contribute to that
center's social and economic vitality.
The project provides a full complement of regional office and retail land uses
located near freeway interchanges, local-serving commercial centers are
envisioned as pedestrian- and transit-oriented mixed-use concentrations which
include retail, service, office, and residential uses, and are carefully integrated
with surrounding residential neighborhoods.
Open space is a major component of the project's land use plan, giving form and
character to the urban development pattern. The open space concept envisions a
community ringed by undeveloped ridgelines. Urban and open space areas will
be linked by an open space network structured along enhanced stream
corridors. The circulation concept calls for an integrated, multi-modal system
that reduces potential traffic impacts by providing area residents with choices for
a preferred mode of transportation. (DEIR pp. 2-4, Eastern Dublin Responses to
Comments, hereafter, "FEIR" p. 66.)
At buildout, the GP A planning area was projected to provide 17,970 new residences,
including 2,672 acres designated for Rural Residential with a 100 acre minimum parcel
size. Approximately 10.6 million square feet of new commercial space, 25 parks on 287
acres, 571 acres of designated open space, and 12 new schools were also planned, all on
6,920 acres of land. (Eastern Dublin EIR, p. 2-7.) Buildout was expected to occur over a
20 - 30 year period from the start of construction. (Eastern Dublin EIR, p. 2-6, Eastern
Dublin Final EIR p. 8.) The major policies of the GPA are summarized on pages 2-9 -10
of the Eastern Dublin EIR.
Eastern Dublin Specific Plan
The Eastern Dublin Specific Plan addresses 3,301 acres in the western portion of the
GP A planning area. Seventy percent of the GP A residential development and 94% of
the new commercial space was planned for in the Specific Plan area. (Eastern Dublin
EIR, p. 2-8.) The land use plan calls for compact villages with residential and
neighborhood serving uses. Employment-generating commercial uses are provided
along arterials with transit access. (Id.) The major policies of the Specific Plan are set
forth on pages 2-10 to 2-14 of the Eastern Dublin EIR.
Dublin Ranch West Draft Supplemental EIR Page 9
City of Dublin November 2004
Eastern Dublin ErR
The City of Dublin prepared a Program ElR for the Eastern Dublin project based on the
original 6,920 acre GPA planning area and land use designations, and 3,301 acre Specific
Plan area, both as described above. (SCH # 91103064.) The EIR also identifies a third
component of Project Implementation. (Eastern Dublin ElR, p. 2-4.) This component
includes "procedural steps... to be undertaken for full implementation of the [GP A and
Specific Plan] Project; Alameda County Local Agency Formation Commission (LAFCO)
determinations on annexation to the City of Dublin and the Dublin San Ramon Services
District (DSRSD), detachment from the Livermore Area Recreation and Park
Department (LARPD), and sphere-of-influence boundary changes; prezoning, and
review and approval of specific development projects." (ld.)
The City initiated the Eastern Dublin project in 1988 after several separate development
projects were proposed for the area. The goal of the project was to provide
comprehensive planning for development types, locations and patterns in Eastern
Dublin, which would be implemented through future individual development projects.
As noted in the Eastern Dublin ElR statement of project objectives, one of the objectives
of the project was to preserve visually-sensitive and biologically-sensitive habitat areas,
encourage development patterns that support transit on local and regional levels, and
maintain balanced employment and housing opportunities to reduce traffic congestion
and air pollution. (Eastern Dublin EIR, p. 2-5.)
The EIR analyzes the potential environmental effects of adopting and implementing the
GP A and Specific Plan project. The EIR also analyzes the cumulative effects of the
Eastern Dublin project, that is, the project "within the context of regional
development." (DEIR p. 5.0-1.) As required by CEQA, the Eastern Dublin EIR includes a
list of ongoing and future development projects that, together with the Eastern Dublin
project, might "compound subregional (ie. Tri-Valley) environmental problems." (ld.)
Reflecting a surge of development interest at the time, the cumulative projects in Dublin
alone included 924 units, plus another 3,133 units on 3,140 acres in Western Dublin, and
the potential intensification of uses at Parks RFT A. The Dougherty Valley Specific Plan
projected 11,000 units; while the Oty of Livermore was considering the North
Livermore General Plan Amendment with a buildout potential between 3,713 and
16,513 units. The various cumulative projects also proposed millions of square feet of
non-residential development. The list of cumulative projects from the Eastern Dublin
EIR is shown on Figure 5-A of that DEIR. Virtually all of the potential new development
areas in the list of cumulative projects was undeveloped land, primarily in agriculture
and/ or open space uses, as evidenced by the aerial photographs which form the base
maps for Figures 2-B and 2-C of the Eastern Dublin DEIR.
As would be expected for a major general plan level project during a time of dramatic
development activity, the Eastern Dublin EIR identified many potential significant
impacts on both a project (GPA and Specific Plan) level and a cumulative (regional)
level. :Mitigation measures were proposed and adopted for most of the significant
impacts to reduce them to less than significant. The City of Dublin would implement
some of the mitigation measures directly; examples include but are not limited to
adopting a stream corridor restoration program, designating substantial areas within
Dublin Ranch West Draft Supplemental EIR Page 10
City of Dublin November 2004
the project area as Open Space or Rural Residential where low density development will
also provide foraging habitat, and continuing to participate in regional studies of future
transportation requirements, improvements and funding. Other mitigations would be
implemented through conditions or development standards for future development
projects; examples include but are not limited to proportionate-share contributions to
roadway improvements and transit service extensions. Many of the mitigation
measures also included policies and action programs identified in the Eastern Dublin
GP A and Specific Plan documents.
Even with mitigation, however, some of the identified significant impacts could not be
reduced to a less than significant level. Several of these impacts were cumulative level
impacts, such as loss of agriculture and open space, 1-580 and other regional traffic
impacts, and air quality impacts. As required by CEQA, the Draft EIR identified project
alternatives, including No Project and No Development alternatives, a Reduced Land
Use Intensities alternative, and a Reduced Planning Area alternative, and analyzed
whether the alternatives would avoid any of the otherwise unavoidable impacts. As
further discussed below, the Oty Council adopted a modified version of the Reduced
Planning Area alternative after certifying the EIR as adequate and in compliance with
CEQA on May 10, 1993. (Resolution 51-93.) The City Council also certified an
Addendum dated May 4, 1994 which assessed the modifications to the Reduced
Planning Area alternative and concluded that this alternative "will have no
environmental impacts not addressed in the Draft Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan." (May 4, 1993 Addendum,
p. 1.) The Addendum further concluded that no subsequent or supplemental EIR was
required under CEQA Guidelines section 15162 or 15163 for approval of the modified
alternative.
A second Addendum was later prepared. Dated August 22, 1994, the second Addendum
updated plans for providing sewer services to Eastern Dublin. The May 10, 1993
certified EIR, the May 4, 1993 Addendum and the August 22, 1994 Addendum are
collectively referred to hereafter as the Eastern Dublin EIR, or the "EDEIR" and are
incorporated herein by reference.
Eastern Dublin project approval
The Eastern Dublin General Plan Amendment and Specific Plan planning process
spanned some five years beginning in 1988. The City identified a preferred alternative
in 1991 and prepared a draft GP A for the 6,920- acre planning area and a Specific Plan
for 3,228 acres in 1992. A Draft EIR was prepared and circulated for public review in
August of 1992. After numerous Planning Commission and City Council hearings, the
City Council declined to approve the original 6, 920-acre GPA. Instead, the City Council
approved a modified version of the Eastern Dublin EIR's Alternative 2: Reduced
Planning Area. (Resolution 53-93, see Appendix 8.4 of this DSEIR.)
Alternative 2 reduced the GP A area by 2,744 acres, a nearly 40% reduction in project
area. More specifically, Alternative 2 provided for buildout of the Specific Plan area,
buildout of the GP A area only within the Dublin Sphere of Influence, but no annexation
and no GP A for Doolan Canyon. (DEIR p. 4-9.) Intended as a "midpoint" between
development and environmental concerns,
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City of Dublin November 2004
Doolan Canyon would not develop and its current agricultural land uses and
rural character would be maintained. The importance of this area's function as a
"green" community separator between Dublin, Livermore and the Tassajara
Valley would increase as development occurred in eastern Dublin, and North
Livermore, and lands east of San Ramon. (Id.)
Following certification of the Eastern Dublin EIR and approval of the modified Reduced
Planning Area alternative, a lawsuit was filed challenging the validity of the EIR. The
Court upheld the EIR, finding it in compliance with CEQA and the CEQA Guidelines.
The City has since implemented the mitigation monitoring program adopted by the
Council (Resolutions No. 53-93 and 123-96), as interpreted by the Court's
Memorandum of Decision. Copies of the resolution and the Court's Memorandum of
Decision may be obtained from the City Clerk.
3.4 Project Applications
Overview
Project applications considered in this Supplemental DEIR include a reorganization to
annex the Project area to the City of Dublin and Dublin San Ramon Services District,
prezoning of unincorporated properties within the Project area preparatory to
annexation and approval of a Stage 1 &2 PD-Planned Development Plan
("Development Plan") for one of the properties comprising the Project area, Dublin
Ranch West (formerly known as the Wallis Ranch).
Annexation to City of Dublin
Portions of the Project area are currently located in unincorporated Alameda County
and are subject to the Alameda County East County Area Plan (ECAP). Upon
annexation to the Gty, all portions of the Project area would be subject to the City's
General Plan, Eastern Dublin Specific Plan and other City of Dublin land use regulations.
The Project area is already within the City's Sphere of Influence so no amendment to
the Sphere is necessary for the annexation. The Project area is contiguous with the
current City limits along its border with Parks RFTA and properties to the south and
east. The Silveria property just east of Tassajara Road was recently approved for
annexation to the City of Dublin by LAFCO.
Annexation to DSRSD
DSRSD would provide public water and sewer services to the Project area upon
annexation to the district. The Project area is already within the DSRSD Sphere of
Influence so no amendment to the Sphere is necessary for the annexation.
Prezoning
All property in the Project area would be prezoned to the City's PD-Planned
Development district prior to annexation. Following sections of the Project Description
describe the proposed Stage 1 PD-Planned Development application for the largest of
the properties in the Project area, Dublin Ranch West. City of Dublin zoning would then
be effective upon completion of the annexation to the Oty of Dublin.
Dublin Ranch West Draft Supplemental EIR
City of Dublin
Page 12
November 2004
Pre-Annexation Agreement
Property owners within the Project area would enter into one or more Pre-Annexation
Agreements to specify certain funding obligations following annexation. These may
include, but will not be limited to funding any deficit between revenues from the
Project area and expenses. The City may also enter into future Development
Agreements with Project property owners.
Other applications
Specific land use entitlement requests have been filed for the Dublin Ranch West
portion of the Project. These include requested amendment to the Eastern Dublin
General Plan and Specific Plan and a Stage 1 PD- Planned Development application.
These applications are described in Section 3.6, below. Stage 1 PD-Planned Development
prezoning requests will also be considered for the Bragg and Sperfslage properties.
3.5 Project Objectives
The objectives of the Eastern Dublin Specific Plan are set forth in the Eastern Dublin EIR.
(DEIR p. 2-5.) All of the identified objectives for the Eastern Dublin Specific Plan remain
objectives of the current Project as it implements the comprehensive land use plan
adopted in 1993. Additional objectives of the Project include.
a) Complete the planned expansion of the City's corporate boundaries in Eastern
Dublin as provided for in the General Plan and Eastern Dublin Specific Plan.
b) Initiate a zoning level framework to guide future development projects within
the Project area consistent with the General Plan and Eastern Dublin Specific
Plan.
c) Implement the Oty's objectives for Eastern Dublin as set forth in the General
Plan, Eastern Dublin Specific Plan, and Eastern Dublin EIR.
d) Implement the City's long-term programmatic planning approach for Eastern
Dublin as set forth in the Eastern Dublin EIR as modified by Project applications.
e) Refine land uses in the Project area to protect Tassajara Creek..
£) Consider an alternative land use for the existing Elementary School site within
the Dublin Ranch West Project site.
3.6 Project Development Plan
Following is a description of development that would be allowed.
General Plan/Specžfic Plan Amendment
An Amendment has been proposed to the General Plan and Eastern Dublin Specific
Plan for the Dublin Ranch West site. Although the basic structure of land uses as
currently shown on the Eastern Dublin Specific Plan would generally remain as
presently planned, the following four changes have been requested by the applicant:
· Land uses presently shown adjacent to or within Tassajara Creek in the
Project area, which include a Neighborhood Park, Neighborhood Square and
Neighborhood Commercial area, all comprising 9.9 acres of land, are
proposed to be converted to Open Space. This action would be consistent
with the City of Dublin Stream Restoration Program and a Biological Opinion
Dublin Ranch West Draft Supplemental EIR Page 13
City of Dublin November 2004
recently published by the United States Fish and Wildlife Service (July 1,
2002), restricting use of Tassajara Creek. As described in the Land Use section
of this SDEIR, properties within and adjacent to Tassajara Creek have been
placed in a permanent conservation area precluding future development
within this area. This area is known as the Tassajara Creek Conservation
Area. This conservation area includes approximately 53 acres of land along a
5,200 linear foot reach of Tassajara Creek commencing from the confluence
of Tassajara Creek and the "Northern Drainage," and continuing upstream.
Exhibit 13 depicts the location and approximate boundaries of the
Conservation area.
The proposed Open Space designation is intended to more effectively
implement resource protection and other related policies contained in the
Eastern Dublin Specific Plan.
· Allowing the conversion of an Elementary School site presently shown on the
Specific Plan to Medium-High Density residential uses. This portion of the
requested Amendment is based on a determination that the planned
Elementary School site is no longer needed by the Dublin Unified School
District for education purposes. The District's Board of Trustees adopted
Resolution no. 2003/04-37 on April 20, 2004, indicating that this school site is
no longer required nor desired by the District. Future developers within the
Project area will be required to pay statutory school mitigation fees.
· Other changes are proposed to land uses on the Dublin Ranch West property,
including changing the land use designation of existing Low Density
Residential for the southerly portion of the property approximately 9.7 acres
of land to Medium-High Density Residential. The applicant notes that the
small portion of the site that encompasses the proposed land use change is
needed since this portion of the property is too small to be developed as a
stand-alone low density area.
· Other minor land uses adjustments have been made based on improved and
more accurate site mapping than was available when the EDSP was approved
by the Oty.
Overall, there would be a potential increase of up to 217 dwelling units, primarily
Medium High Density housing types, a decrease of 10,454 square feet of neighborhood
commercial, deletion of an Elementary School site, a decrease of 6.8 acres of
Neighborhood Square and Neighborhood Park land, and an increase of 11.6 acres of
Open Space at full buildout of proposed land uses on the Dublin Ranch West property
as compared with the existing Specific Plan and General Plan land use designations.
Exhibit 6 shows the existing land use designations under Alameda County's ECAP
(Eastern County Area Plan) which currently regulates land use in the Project area.
Exhibit 7 depicts existing General Plan land use designations for the Project site. Exhibit
8 shows proposed General Plan designations for the Dublin Ranch West Project area.
Dublin Ranch West Draft Supplemental EIR
City of Dublin
Page 14
November 2004
Exhibit 9 shows existing Eastern Dublin Specific Plan land use designations for the
Project site and Exhibit 10 shows proposed designations for the same area.
Table 2 compares land uses within the Project area for the Dublin Ranch West, Bragg
and Sperfslage properties under the proposed Project as compared with the current
EDSP and General Plan. As can be seen in Table 2, no land use changes are proposed for
the Bragg or Sperfslage properties. Table 2 does not include the Parks RFT A property,
since no land use changes are proposed for this site.
Dublin Ranch West Draft Supplemental EIR
City of Dublin
Page 15
November 2004
Table 2. Existing and Proposed Land Use Designations
Bragg Propertv
Medium High
Density Residential
Neighborhood Park
Subtotal
Dublin Ranch West
Property
Low Density
Residential
Medium Density
Residential
Medium High
Density Residential
Neighborhood Park
Neighborhood Square
Open Space
i Elementary School
! Neighborhood
1 Commercial
I Subtotal
Sperfsla~e Property
Medium Density
Residential
Open Space
Subtotal
Existing General Plan & EDSP
Designations
Gr.
Ac.1
Density Range
1.0 14-25 du
0.6 n.a.
1.6 14-25 du
Mid-
point
Density
20du
7,841 SF
20du
80du
641 du
%du
N/A
N/A
N/A
N/A
10,454 sf
817 du
10,454 sf
10du
N/A
10du
Proposed General Plan & EDSP
Designations
Gr.
Ac.1
Density Range
Mid-
point
Density
20du
7,841 SF
20du
75du
557 du
402 du
N/A
N/A
N/A
N/A
N/A
1,034 du
10du
N/A
10du
188.9 496-1,176 du 847 du 188.9 660-1,434 du 1,064 du
15,246-36,589 18,295 sf
sf
Note: 1- Gross Acres. Source: McKay & Somps
TOTAL
20.0
64.1
11.8
2.8
70.1
9.7
0.8
184.1
18-120 du
391-897 du
4.8
67-120 du
1.0 14-25 du
0.6 n.a.
1.6 14-25 du
18.8 16-112 du
55.7 340-780 du
20.2 284-503
7.8 N/ A
0.0 N / A
81.7 N/ A
o N/A
0.0 N/ A
184.1 640-1,395 du
1.0 6-14du
2.2 N/ A
3.2 6-14 du
Stage 1 PD Prezoning and Development Plan
The PD prezoning request includes a Stage 1 Development Plan as required by Chapter
8.32 of the Dublin Zoning Ordinance. The intent of the PD District is to plan
development sites as a unit with maximum flexibility to achieve efficient land uses that
accommodate development, environmental protections and creative design. A Stage 1
Development Plan must identify land uses, densities and development standards, and
must include a master landscape plan and development phasing plan. All land uses
Dublin Ranch West Draft Supplemental EIR Page 16
City of Dublin November 2004
N/A
N/A
N/A
N/A
8,712-20,908
sf
476-1,137 du
8,712-20,908
sf
1.0 6-14 du
2.2 N / A
3.2 6-14 du
within the Stage 1 Development Plan must be consistent with the General Plan and
Specific Plan. Exhibit 11 shows the proposed Stage 1 Development Plan.
The proposed Stage 1 PD-Development Plan would cover the entire Project area and
reflects the general land use types, densities and locations established in the 1993
Eastern Dublin project approvals with modifications as described above. The prezoning
would allow development standards and mitigation measures to be applied to the
entire Project area for implementation through future individual projects. More
specifically, the Stage 1 Development Plan includes a mix of residential uses at a variety
of densities, parks, open spaces, roadways and similar land uses. Table 2 shows
proposed land uses for the proposed Stage 1 Planned Development prezoning.
If approved, the Stage 1 Development Plan would be the basis for future applications
leading to development of the Project area. Pursuant to the PD- Planned Development
district zoning regulations, Stage 2 Development Plans are required for subsequent site-
specific development projects and must be consistent with the approved Stage 1
Development Plan. Adopted by ordinance, the Stage 2 Development Plans would
complete the PD zoning process for the related sites. Future development applications
following the General Plan Amendment, Eastern Dublin Specific Plan Amendment and
zoning actions would include entitlements such as Stage 2 PD-Planned Development
applications, Site Development Reviews (SDRs), tentative subdivision maps, use
permits, development agreements and similar requests for land use entitlements.
It is anticipated that for future, more specific development proposals and entitlement
requests for the Project site that are consistent with this Supplemental EIR, no future
environmental reviews will be required.
AfforCÙlble Housing
The PD zoning provisions require Stage 1 Development Plans to address compliance
with the City's Inclusionary Zoning regulations. The City's current ordinance requires
12.5 percent of all developed housing to be affordable to very low, low, and moderate
incomes, or, payment of an in-lieu fee to allow the City to facilitate construction of such
housing. .
Dublin Ranch West Project proponents have complied with the affordable housing
requirement for the Dublin Ranch West portion of the Project by entering into a
Development Agreement with the City of Dublin to provide required affordable
housing units off of the Project site.
Access and Circulation
Primary access to the Project area would continue to be via Tassajara Road, a major
north-south arterial roadway that serves the eastern Dublin area as well as portions of
southern Contra Costa County to the north. Tassajara Road connects to 1-580 south of
the Project site which provides for regional access. Access over Tassajara Creek would
be provided by two vehicular and pedestrian bridges that would connect with Collector
streets within the Project area. Collector streets would provide access to local residential
streets. Proposed street sections would be comparable to those already approved or
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City of Dublin
Page 17
November 2004
built in other areas of the General Plan and Eastern Dublin Specific Plan and consistent
with applicable City standards.
An ultimate precise alignment for Tassajara Road along the Project frontage was
approved by the Dublin City Council on July 20,2004. Pursuant to the precise
alignment, Tassajara Road will be widened from two to six travel lanes to accommodate
future traffic volumes in Eastern Dublin and southern Contra Costa County. Owners of
the three properties within the Project area will be required to dedicate right-of-way to
the City at the time of development.
In accordance with the General Plan and Eastern Dublin Specific Plan policies, a primary
north-south multi-use trail is planned to provide pedestrian and bicycle access through
the Project area generally adjacent to Tassajara Creek, connecting urban areas with
open space trails and regional trails.
Utility services
Water distribution mains are planned to be located in all major streets. Construction of
water storage reservoirs are not anticipated to be part of this Project, although a water
storage tank is proposed to be constructed near the Project area as a separate project
undertaken by DSRSD. No water service is anticipated to be provided to portions of
Dublin Ranch West that are located outside of Alameda County. Sewer service for the
Project would be provided through connection to the DSRSD sewer system. When and
where available, DSRSD would provide recycled water for irrigation purposes, reducing
the need for potable water. All water and sewer facilities would be constructed to
DSRSD standards.
The storm drainage system for proposed development on the Dublin Ranch West
would flow into Tassajara Cree~ located in the westerly portion of the Project area and
then flow south into the Arroyo Macho for ultimate discharge into San Francisco Bay.
Future development of the Dublin Ranch West will require additional hydrology and
drainage studies as mandated by the Eastern Dublin Specific Plan as well as applicable
City ordinances and development policies.
The Project area is within the adopted Alameda County Flood Control District Zone 7
Drainage Study Area, hence its expected flows are anticipated and planned for by Zone
7 and Project facilities would be sized appropriately. They would be constructed to
standards adopted by Zone 7.
Exhibit 12 shows the proposed master infrastructure plan for the Dublin Ranch West
portion of the Project area.
3.7 Regulatory Setting
The Project area is currently located in the unincorporated area of Alameda County.
The County currently regulates land use for the area pursuant to the East County Area
Plan (ECAP). The Project area is currently within the Dublin Sphere of Influence. If the
Project is approved, the Project area would be annexed to the City of Dublin and land
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City of Dublin
Page 18
November 2004
use would be regulated by the Dublin General Plan, the Eastern Dublin Specific Plan, the
approved PD zoning and the City's other zoning and development regulations.
Since approval of the Eastern Dublin project in 1993, local and state measures affecting
the Project have been enacted. On the local level, the City of Dublin enacted a
Development Elevation Cap for Eastern Dublin. On a state level, the statute regulating
annexations was updated in 2000 as the Cortese-Knox-Hertzberg Local Government
Reorganization Act. Each of these measures is discussed below.
Eastern Dublin Development Elevation Cap
In 1998, the Oty of Dublin amended its General Plan to establish a Development
Elevation Cap for the Eastern Extended Planning Area. The development cap limits
urban development to locations below the 770' elevation contour. The intent of the cap
is to identify areas where orderly and logical growth may occur adjacent to existing
development, incorporating open space systems and preserving Eastern Dublin's visual
resources. The Project area may be subject to the Development Elevation Cap
restrictions, which are reflected in the Stage 1 Development Plan.
Cortese-Knox-Hertzberg Local Government Reorganization Act
Alameda County's Local Agency Fonnation Commission (LAFCO) is responsible for
reviewing and acting upon requests for annexation to, or detachment from, cities or
districts, such as the Project request for annexation to the City and DSRSD. LAFCO
powers were authorized in the Cortese-Knox Act of 1985, which was comprehensively
revised in the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000
("Act"). The purpose of the Act is to encourage planned, efficient urban development
patterns with appropriate consideration to preserving open space and prime
agricultural lands, to discourage urban sprawl, and to encourage efficient extension of
governmental services based upon local conditions and circumstances. (Government
Code Sections 56001 and 56301; all citations in this subsection are to the Government
Code unless otherwise noted.)
The Act further recognizes that providing housing at all income levels is an important
factor in promoting orderly development. The Act prefers additional growth within, or
through the expansion of, the boundaries of those local agencies which can provide
necessary governmental services and housing for all incomes. (Section 56001.)
LAFCOs have the specific authority to review, among other things, annexations to or
detachment from cities or districts The Act now requires that annexation areas be
prezoned and provides for annexation approvals consistent with the planned and
probable use of the property based on the general plan and prezoning designations.
(Sections 56375(a), (e).) Annexation requests are reviewed for consistency with adopted
spheres of influence (Sections 56375.5, 56668), and for guiding development toward
non-prime agricultural lands unless such development would not be orderly or
efficient. (Section 56377.) Additionally, the Act sets forth a lengthy list of factors to be
considered by LAFCO. (Section 56668.) The factors include but are not limited to land
use and policy considerations such as population, density, land uses, growth projections
for a ten-year period and fair share housing needs; social and economic interests; the
physical and economic integrity of agricultural lands; and consistency with applicable
Dublin Ranch West Draft Supplemental EIR Page 19
City of Dublin November 2004
general and specific plans and spheres of influence. The factors also include
environmental considerations such as topography, drainage basins, public services and
facilities including timely availability of water supplies. The Project annexation
application to LAFCO will address all of the listed factors. To the extent that such
factors involve potential environmental impacts, appropriate analysis will be provided
through the Eastern Dublin EIR as supplemented by this DSEIR.
As noted earlier, annexation and future development of the Project area was assumed
in the Eastern Dublin EIR. Therefore, the EIR analyzed the potential environmental
impacts not only of the Eastern Dublin General Plan Amendment and Specific Plan, but
also of annexation of the planning area to Dublin and DSRSD as applicable. Consistent
with similar LAFCO policies, orderly and efficient growth and extension of services
were stated objectives of the 1993 Eastern Dublin project. The 1993 approvals ultimately
limited potential development to the Oty's Sphere of Influence, consistent with LAFCO
goals.
The Project area proposed for annexation includes generally the same residential land
uses and densities adopted through the Eastern Dublin project and analyzed on a
project and cumulative level in the Eastern Dublin EIR. As the Specific Plan excerpt
above notes, traffic congestion and reduced air quality are the primary environmental
effects of long distance commuting. These impacts are updated in this DSEIR.
Efficient provision and extension of public services and infrastructure was an important
issue in the 1993 approvals and continues to be an important issue for the proposed
annexation. The Project area is located within the adopted Spheres of Influence for both
the City of Dublin and DSRSD. Future development of the Project area is contemplated
not only in the City's General Plan but also in DSRSD's Eastern Dublin Facilities Master
Plan. The Project proposal includes a detailed Plan for Services as required by LAFCO
and by the City's PD-Planned Development zoning regulations as part of a Stage 1
Development Plan.
3.8 Future Actions Using This Supplemental DEIR
This Draft SEIR supplements the certified Eastern Dublin EIR pursuant to Sections 15162
and 16163 of the CEQA Guidelines for the following anticipated future actions related to
the proposed Project.
· City action on the General Plan Amendment and Speåfic Plan Amendment;
· Oty action on the PD Prezoning and Stage 1 Development Plan;
· LAFCO and City actions on annexing the Project area to the City
· Oty actions on a Pre-Annexation and Development Agreement(s)
· City actions on Stage 1 PD-Planned Development applications for the Bragg and
Sperfslage properties, Stage 2 PD-Planned Development applications for Project
properties, Site Development Review (SDR) applications, subdivision maps and
similar land use entitlements.
More specifically, the City and DSRSD actions on the annexations would include
adoption of Resolutions of Application to LAFCO for annexing the Project area to the
Dublin Ranch West Draft Supplemental EIR Page 20
City of Dublin November 2004
Oty and DSRSD. DSRSD actions would also include a Public Facility Agreement and an
Area-Wide Facility Agreement.
In addition to the above approvals, the DSEIR may also be used by state or regional
agencies in their review of other permits required for the Project (e.g. CDFG Streambed
Alteration Agreements, California Endangered Species Act permits, Water Quality
Certification or waiver by the Regional Water Quality Control Board under the Clean
Water Act).
Dublin Ranch West Draft Supplemental EIR
City of Dublin
Page 21
November 2004
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Exhibit 6
LAND USE DESIGNATIONS,
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ITY OF DUBLIN
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