Loading...
HomeMy WebLinkAbout1986-05-13; City Council; 8427-3; REQUEST FOR A 67 LOT INDUSTRIAL SUBDIVISION CARLSBAD RESEARCH CENTER (KOLL); \*- A i 4 (d !4 a a Cd w 0 v) U $ 5 5 U aJ 0 a 2 2 k a U aJ u .I+ w 4-1 0 0 v) - 2 2 5 c !4 0 4J a, a a, U CJ : ;;r 4 -4 U c 3 0 u \o 03 I m 4 I m 2 0 F 0 a s z 5 0 0 (.I “i CIT@DF CARLSBAD - AGEND~ILL ‘i I MTG. 5/13/86 SUBDIVISION/CT 85-24 CARLSBAD CITY A DEPT. ENG CITY N AB#w TITLE: REQUEST FOR A 67 LOT INDUSTRIAL DEPT. RESEARCH CENTER (KOLL) RECOMMENDED ACTION: The Planning Commission and staff recommend that the Cit Council direct the City Attorney’s Office to prepare document APPROVING CT 85-24 per Planning Commission Resolution NI 2508. ITEM EXPLANATION This item was submitted to Council for approval on December 1985 (please refer to attached Agenda Bill No. 8427 dat December 3, 1985). The item was continued bo provide ska time to further analyze recommended conditions regarding of site road improvements. Specifically, the two conditions that the applicant, Ka Company, was objecting to were condition nos. 37 and 5 Condition no. 37 requires Faraday Avenue to be extended Cannon Road to provide another connection to the 1-5 Freeh prior to the last phase of development of Carlsbad Resear Center, Lots 92 through 109. The position of City staff and the Planning Commission wi respect to condition no. 37 needs to be made clear. It is t intent of condition no. 37 that at a specified point in t development of Carlsbad Research Center, a westerly connect’ to Interstate 5 in the form of Faraday Avenue and Cannon RI must be in place. Such a connection may be a two-lane ri pending ultimate full-width improvements. The City has declared Faraday and the affected portion Accordingly, staff belie Cannon to be PFF streets. condition no, 37 should be retained as a condition approval. If the extention of Faraday is not completed at time developer improves lots 92 through 102, develol understands the need to negotiate a funding program for extention of Faraday. A memorandum from the Koll Comp (attached) acknowledges this. Condition no. 54 requires approval of a plan (an assessm district or other mechanism) to widen Palomar Airport R prior to a final map for CT 85-24. This condition deals o with the improvement of Palomar Airport Road from east c limits to 1-5. Subsequent to the inclusion of this condit a Traffic Impact Fee has been adopted in the La Costa ar This traffic mitigation plan resulted in a Traffic Impact Staff will spread equitably throughout the area. reccomending a similar study for the balance of the city. anticipation of this study staff is reccomending the addit of Condition 37a. This condition once a Traffic Impact has been established would satisfy traffic impacts gener: by this development and Condition 54 would be deleted. 3 'LL e e Page 2 of Agenda Bill No. /&?y-&/ c Attached for City Council's information is the Traffi for Palomar Airport Road. At this time staff feels t impact of this development on the area is not conclusiv offsite improvements, according to council policy, past precendent been handled by either future agr bonds, or fees. In this case the TIF for the La Cos may be adequate to cover the cost or there may additional fee involved. Staff i5 recommending the addition of several cond The first condition provides f6Y the extf3siQn of stre a cul-de-sac, to serve adjacent industrial property (1 the north. The applicant is aware of the proposed cc and has agreed to install full street improvements property. The adjacent property owner will then be sible for his own street improvements when the land de (See Exhibit 2). The condition would read as follows: 33(e) The redesign of Street "4" nortl- serve the adjacent property. The second condition to be added deals with the connec the subdivision with the South Agua Hedionda Trur Condition No. 54(a) would read as follows: 54(a) In order for Roll to be in compliar the Master Sewer Plan, they must ult make connection with the South A5 d eve lop e r must either post a con bond or actually construct tk required . 1 ionda Trunk Line. Prior to Fir The third condition suggested for addition by the staff with the proposed Bridge and Thoroughfare District. Condition 4 (a) will read as follows: 4(a) Prior to approval of the Fin; developer must sign an agreer Pay future Bridge and Thorc District fees. The fourth condition relates to the aforementiond disci of the retention of Condition 37 with the following ser added : 37 The subdivider shall not be reql bond for the off-site portion ( street. A note shall be placec Final Map providing that building will not be issued for lots 92 thrc until Faraday Avenue is ( constructed or the construct otherwise guaranteed. % '&,( Page 3 of Agen d a Bill No. f#A/-#/ @! * 37(a) Developer will be required prior to Final Map 5f & sign an agreement to pay possible future Traff Impact Fees that will be generated as a result mitigating traffic problems including, but n limited to Faraday and El Camino Real and Palom Airport Road and College. FISCAL IMPACT The increased need for city capital facilities resulting frc this will be offset by the payment of the pub1 facilities fee estimated at 6.3 million dollars at buildout Any capital facilities related directly to this developmer will be constructed and paid for by the developer. Increased operating expenses related to this development wil be offset to some extent from increased tax or fee revenc generated by the development. No detailed economic impac analysis of this development has been conducted at this tim so predictions of the portion of operating expenses covered b additional operating revenue created as a result of thi project cannot be made. development EXHIBITS I 1. Agenda Bill No. 8427 dated December 3, 1985 2. Location Map for Street "Q" Extension 3. Memorandum from Roll Company, dated April 2, 1986 4. Traffic Report dated February 4, 1986 . TITLE REQUEST FOR A 67 LOT INDUSTRIAL AB# Fqt? SUBDIVISION L MTG..*w DEPT. PLN (KOLL) CT 85-24 - CARLSBAD RESEARCH CENTER 3 0 rl w DEI ClT CIT *. '# qr' 0 d w W $4 m u C li r) 0 0 u nt & B w 0 r) C r) 2 r) 0 Y G a (D t; W 3 rn al a, . .. . -3 . ua al Ftb oa W al -0s cc Y 4.4 u CJC ¶ mo L.r aiw -4 L)w um cub Ea ala SC Wnt m I hl I rl 0 3. ccn ou P 0 Ln co a E! c 2 2 0 2 5 u ~TY OF CARLSBAD - AGEI()A BILL RECOMMENDED ACTION: The planning Commission and staff are recommending that the Council direct the City Attorney's Office to prepare documen APPROVING CT 85-24. ITEM EXPLANATION The applicant is requesting a 67 lot industrial/office subdivision on approximately 365 acres located near the intersection of College Boulevard and Faraday Avenue in the Carlsbad Research Center as shown on the attached location m This area was Originally Phases I11 and IV of CT 81-10 (Roll Company) approved in 1981, These phases have expired and th applicant has resubmitted. The General Plan for the Sate iS ( Commercial Manufacturing ) and the property is also governed Specific Plan (SP-180). Both the Planning Commission and staff felt that the propose is in conformance with the General Plan and with.SP-180. Lo range in .size from 1.7 acres. to 29 acres 'and the project is similar to the previously approved subdivision. The major issues before the Planning Commission involve the addition of a condition requiring a Planned Industrial Permil (PIP) for future development in this subdivision and the add of a condition similar to those placed on earlier Daon projec which requires the developer to submit a plan for improvemen' Palomar Airport Road prior to final map approval. The Commission felt that the PIP was a good idea as it is currently utilized in the PM (Planned Manufacturing) zone wi Cornmission decided not to apply the condition directly but directed staff to proceed with an amendment to either the Specific Plan or the C-M zone so that the PIP would apply to entire project, The Planning Commission also chose to incluc the condition (#54 of Planning Commission Resolution 2508, attached) regarding improvements to Palomar Airport Road. Both the Planning Commission and staff are recommending apprc as conditioned. For further information please see the attac staff report to the Planning Commission. ENVIRONMENTAL REVIEW This project was considered under a previous environmental in report certified by the City Council. A Notice of Prior Compliance was issued by the Planning Director on.0ctober 5, 1985. problems, .Based on advice from the Attorney's Office the EXHlBlT "1 I 1 i -( e 0 * 4 Page 2 of Agenda Bill NO. P%?7 - - FISCAL IMPACT The increased need for city capital facilities resulting fron development will be offset by the payment of the public facil fee. Any capital facilities related directly to this develog will be constructed and paid for by'the developer. Increased operating expenses related to this development will offset to some extent from increased tax or fee revenue gener by the development. No detailed economic impact analysis of development has been conducted at this time so predictions of portion of operating expenses covered by additional operating revenue created as a result of this project cannot be made. EXHIBITS 1. Location Map 2. Planning Commission Resolution No. 2508 3. 4. Planning Commission Staff Report dated .October-'23 ,- 1985 . I Memorandum from Engineering dated November 27 ~ 1985. -. . -. . . w/attachments. . L - LOCATION MAP -\ - .. . ---- AREA to as SERVED e A ay FUTURE CU&-DE-SAc s IT€ I I PROJ. €3 PROJECT NAME CARLSBAD RESEARCH CENTER 8?24 ! I li 21 L 4 5 6 7 PLANNING COMMISSION RESOLUTION NO. 2508 - - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A 67 3- LOT INDUSTRIAL TENTATIVE TRACT MAP ON 365 ACRES ON PROPERTY GENERALLY LOCATED ON THE WEST OF EL CAMINO REAL AND NORTH OF PALOMAR AIRPORT. CASE NO: CT 85-24 APPLICANT: CARLSBAD RESEARCH CENTER WHEREAS, a verified application for certain pro] A portion of Lots F & G of Rancho Aqua Hedionda wit: 9 10 I1 12 8l ' f. . 13.' 14 15 16 the City of Carlsbad and part in the unincorpor, of the County of San Diego, State of California according to the Partition Map thereof No. 323, the Office of the County Recorder of San Diego ( November 16, 1896,. has been filed with the City of Carlsbad, and referred tq I - .. Planning Commission; and WHEREAS, said verified application constitutes !as provided by Title 21 of the Carlsbad Municipal Code; - .. .- . WHEREAS, the Planning Commission did, on the 23 I 25 I 'Commission as follows: 28 the Commission hereby APPROVES CT-85-24, based on t following findings and subject to the following con I* ; -: b 1 2 3 4 5 6 7 a 9 10 I1 . . .1? 13 14 15 16 17 .- . 18 e m Findings: 1) - The site is physically suitable for the type and dens - the development since the site is adequate in size ar to accommodate residential development at the densitg posed . icies and ordinances since: . a) The Planning Commission has, by inclusion of an 2) The project is consistent with all City public facilj appropriate condition to this project, ensured tk final map will not be approved unless the City Cc finds that sewer service is available to serve tk project. In addition, the Planning Commission hc condition that a note shall be placed on the fine that building permits may not be issued for the I unless the City Engineer determines that sewer SE available, and building cannot occur within the 1 unless sewer service remains available, and the E Commission is satisfied that the requirements of Public Facilities Element of the General Plan ha1 met insofar: as. they apply. to sewer service .for tf project. All necessary public improvements have been provj will be required as conditions of approval. The applicant has agreed and is required by the 1 of an appropriate condition to pay a public facil fee. Performance of that contract and payment oi will enable this body to find that public facilit be available concurrent with need as required by b) c) General Plan, I I! 3) The proposed project is compatible with the surroundi 22 23 24 25 26 27 28 5) The proposed subdivision is consistent with the City' General Plan and with SP-l80(A) approved on this sit3 reasons stated in the staff report. 6) The design of the subdivision and type of improvemenl ' not conflict with easements for public use or public through the subject property. //// //// PC RES0 NO. 2508 -2- 5 2'1) Approval is granted for CT 85-24, as shown on Exhibit 3- in the Land Use Planning Office. Development shall o - dated October 3, 1985, incorporated by reference and available to serve the subdivision. 10 l.1 12 13 14 15 such sewer permits and will continue to be available i time of occupancy. This note shall be placed on the map. I 4) This project is approved upon the express condition t applicant shall pay a public facilities fee as requii City Council Policy No. 17, dated April 2.,.1982, on i the. City Clerk and'fncorporated' herein by refe'rence, according to the agreement 'executed by the applicant payment of said fee, a copy of that agreement, dated 1985, is on file with the City Clerk and incorporatec by reference. If said fee is not paid as promised, I application will not be consistent with the General E I 23 i submitted to and approved by the Planning Director pi final map approval of Phase 111. I 2/ I 3l I 5/ 4 subject to the satisfaction of the North County Trans triet. Said facilities shall at a minimum include a fre5 from advertising, and a pole for the bus stop si . bench and pole shall be designed in a manner so as tc detract from the basic architectural theme of the prc said design shall be subject to the approval of the I Planning Manager and North County Transit District iil: specifically at the corner of College Boulevard and E Avenue. - 10 11 12 13 .* 1 facilities, or the payment of any fees in lieu therec by this approval or imposed by law on this project ar challenged, this approval shall be suspended as provj Government Code Section 65913.5. If any such conditj determined to be invalid this approval shall be inval the City Council determines that the project without condition.complies with all requirements . .. of &we, , .. , 1 . ., II 21 31 4 51 I 6 i, i 71 8 1, commencement of any clearing or grading of the site. 17% a)- The dentention basin as shown on Improvement Pla NO. 212-8 shall be constructed and in place prior to - activity of any portion of this site. An interim UP basin may be permitted to facilitate construction ac a period not greater than 90 days. Each lot sha graded to incorporate an individual desiltation conc addition, each phase of grading activity shall inclu desiltation basin to be installed prior to commencem construction activity, 18) The grading for this project is defined as "controll by Section 11.06.170(a) of the Carlsbad Municipal Co b) XI. 12 Engineer and verify compliance with Chapter 11.06 Of Upon completion of grading, the developer shall ensu "as-graded" geologic plan shall be submitted to the Carlsbad Municipal Code. I 19) 4 1 51 I shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer the start of any other grading operations. Prior to removal of any basins or facilities so constructed th 10 11 25) Additional drainage easements and drainage structure provided or installed as may be required by the Caun* Department of Sanitation and Flood Control of the Ci 2) Access driveways (which shall be considered intersect shall be no greater than as shown on tentative map. cases, as lots are developed some access points may b( 10 11 12 shall install, or agree to install and secure with ap security as provided by law, improvements shown on th tentative map and the following improvements to City to the satisfaction of the City Engineer: a) i i All streets and utilities for each phase, as show tentative map for this project. 1 .* c 1 2 3 4 5 6 7 8 9 10 II 12 . 1.3. 14 15 16 0 e 37) prior to issuance of building permits for Lots 92 thr log-, Faraday Avenue shall be connected westerly to an - imFroved, publicly maintained road (Cannon Road). Pr - improvement plan approval of this Phase, a feasible e of Faraday Avenue to Cannon Road shall be provided. options for an additional access to go through could Director. private street frontages in conformance with City of Standards. 39) The developer shall install street trees at the equic 4o-foot intervals along all public street frontages : conformance with City of Carlsbad Standards. The trc be of a variety selected from the approved Street Trc 40) The developer shall install sidewalks along all publ: frontages in Conformance with City of Carlsbad Stand, to occupancy of any buildings. 41 ) The developer shall install a .wheelchair .ramp -at the Street' corner -abutting the subU'ivision in conformancc of Carlsbad Standards prior to occupancy of any builc 42) The developer shall comply with all the rules, regull design requirements of the respective sewer and wate regarding services to the project. 3) Should the developer decide to final map and develop of numerical sequence with the approved phasing as s' submitted for approval by the City Engineer and the P 38) The developer shall install street lights along all E . 17 18 19 20 21 22 23 24 25 26 27 28 r I I Engineer and the Planning Director. 44) All concrete terrace drains shall be maintained by t homeowner's association (if on commonly owned proper the individual property owner's (if on an individual lot) . An appropriately worded statement clearly ide the responsibility shall be placed in the CCbR's. 45) The Subdivider shall provide separate sewer, water, electric services with meters to each of the units. 46) Irrigation systems to accommodate future reclaimed w shall be designed consistent with Title 17 of the Ca State Administrative Code. Offsite future reclaimed distribution systems should be anticipated by the installation of adequately sized sleeves at crossing to minimize-street excavation. tentative map all conditions required of the precedi shall be completed unless otherwise approved by the ,I I/// PC RES0 NO. 2508 -8- I I 21 3 by these conditions are located offsite on property w neither the City nor the subdivider has sufficient ti - in-rest to permit the improvements to be made withou - acquistion of title or interest. The subdivider shal 4 conform to Section 20.16.095 of the Carlsbad Municipa 7l be signed and sealed on their first page. Additional first sheet of each set of plans shall have the follo certificate: 10 l1 l3 .. l2 I hereby declare that I am the Engineer of Work for t project, that I have exercised responsible charge ove design of the project as defined in Section 6703 of t Business and Professions Code, and that the design is I understand that the check of pro.ject drawings qnd.. specifications by the City of Carlsbad' is confined to I consistent with current standards. . I I i 5 6 7 Approval of this tentative tract map shall expire twe map is recorded. An extension may be requested by th applicant, Said extension shall be approved or denie discretion of the City Council.. In approving an exte City Council may impose new conditions and may revise rl) months from the date of City Council approval unless I conditions. 10 II 12 . 13 reclamation plant site shown as Lots 102 and 110 shal I reserved, Until complete release of bond for dedicat improvements adjacent to Lots 102, 103 and 110, but j event no longer than July 1, 1991, City will have opt purchase said sites for reclamation purposes only at developer's cost, plus twenty percent, Developer's c be determined as follows: . .- -. - . .. .. - #. ... .. I!5 I 16 I land shall be prorated from July I, 1980. 4 t -,' l c 1, I 2 3 4 5 6 e 0 the traffic on Palomar Airport Road, the developer ol - in-this area must be responsible for the improvement Palomar Airport Road from Carlsbad Boulevard to the t - City boundary, Prior to final map approval, the dew shall submit a proposal satisfactory to the City COUI such improvements, The proposal shall be based on a1 independent traffic analysis accomplished to the sat. of the City Engineer, The proposal shall include a 1 schedule and financing plan for the improvements whic include an assessment district, developer financing, 54) The city Council has determined that in order to act( 11 12 ' 13 s.. 55) Prior to the issuance of building permits, complete plans shall be submitted to and approved by the Fire Department , if deemed necessary by the Fire Marshal'. 5.6) Additional public an_d/or ongite fire hydrants shall 2/ 634 Tke median islands along El Camino Real running alon 9 10 11 12 .- . *. 13' immediately after grading. I II PASSED, APPROVED AND ADOPTED at a regular meetin Planning Commission of the City of Carlsbad, California, 13th day of November, 1985, by the followiny vote, to wit AYES: Chairman Schlehuber, Commissioners: Ma McF.adden, Smith, Holmes &'Hall. ' 'I I - - - --- --A".. "U u. J, , - r -" 0 emv 22, 1995 - @ STAFF REPORT - - DATE : -OCTOBER 23, 1985 TO: PLANNING COMMISSION FROM: LAND USE PLANNING OFFICE SUBJECT: CT 85-24 - CARLSBAD RESEARCR CENTER - Request for a 6; lot industrial subdivision on approximately 365 acres located west of El Camino Real and north of Palomar Airport in the CM zone. I. RECOMMENDATION That the ELanning Commission recommend APPROVAL of the Prior Compliance issued by the Land Use Plann'ing Manager and ADOPT Resolution NO. 2508 recommending APPROVAL of CT 85-24 bxon the findings and subject to the conditions contained therein. 11. PROJECT DESCRIPTION -. .. ~. The applicant is proposing a 67 lot industrial subdivision on approximately 365 acres at the above mentioned location. This area originally existed as Phases 111 and IV of CT 81-10, KolL Company, which was approved in 1981. Phases 111 and IV of thii map have expired and have now been proposed, with minor revisions, as three phases. The lots range in size from 1.7 acres to 29.0 acres. The map was originally designated as a site for a potential wastewater reclamation facility. It is now being proposed as additional industrial lot; however the City still feels that ultimately a wastewater reclamation facility may be desirable. Staff is conditioning this project to keep Lot 102 for such a use to comply with the Council's original intent to keep this concept as a possibility for at least 10 years. Lot 110 of Ph IV, the largest lot, would serve as a potential reservoir site With the exception of the four corner lots at the intersection College Boulevard and Faraday Avenue, the remaining lots would for industrial purposes although open space corridors would be located throughout the project. In addition to the primary and secondary street systems, a number of cul-de-sacs are proposed throughout the project. These cul-de-sacs would provide access to the majority of the lots and reduce the need for direct access onto the major streets. Access points have been indicated as part of the tentative map to eliminate later controversy when individual lots are developed. majority of lots are between 2 - 6 acres in size. Lot 102 of < -,’ 0 e TO provide the street system and to create buildable pads, a substantial amount of grading will take place. Approximately 2,740,oo~ cubic yards of dirt will be moved. The average amoul of grading would be 36,521 cubic yards per lot or 7,508 cubic yards pef acre. Approximately 75 percent of the site will be affected by grading. An Environmental Impact Report was previously approved for this site when the Specific Plan for t property was approved. determined that adequate mitigation measures would be provided to reduce the environmental impacts af grading to an insignificant level. 111. ANALYSIS Planning Issues 1) Is the proposed tentative map in compliance with SP-l8O(A) 2) Is the street circulation system designed to provide effective emergency access and adequate access to ad jacenf properties? Staff believes the proposed tentative map is in compliance vi4 SP-180 because the revisibns submitted vary only sllghtly fr& the original tentative map. Lot sizes, elevations, and gradii amaunts have remained almost the game . Proposed changes include: 1) specific placement of mini-parks; 2) the realignment of Street “P“; and 3) the addition of specific access points. 1) Mini- arks - Specific Plan 180 required eight mini-parks This report addressed grading and h within the development. In the first two phas only one park has been installed. Staff feels very stron that the mini-parks should be provided due to the lack of eating establishments in office and industrial zones. Outdoor eating areas would be functional as well as visus pleasing. Staff felt it was important to indicate these areas on the tentative map to prevent confusion and oversight as the area is developed. The mini-parks are I disbursed evenly throughout Phases 111, IV and V. Staff added a condition concerning the design of these mini-pal Realiqnment of Street “Pa - On the original map, Street ‘ was locatd, north-south, between Lots 99 and 100. At th; time, development plans for the Evans Point project to t north had not yet been received. Preliminary plans have recently been submitted which prompted the realignment o Street “P” to provide a compatible circulation system fo both projects, as well as a possible alignment with area further north. Access Points - The original tentative map did not indic specific access points for driveways but placed many lot cul-de-sacs to encourage access from these streets rathe than the collectors. Traffic conflicts have arisen on t Faraday Avenue and Rutherford Road because as developmer 2) 3) -2- 0 e -,* . came in, driveways on both sides of the streets did not always line up prope-rly. compatible. points only. Boulevard have continued to be waived. Although the following items are not revisions to the original map, staff hias included the information for Planning Commission reference. TO eliminate this problem, the new map has indicated -sgc!cif ie access point3 which are both safe and Developers will be permitted driveways at these All access rights for lots abutting College Faraday Avenue The west end of Faraday Avenue is essentially a cul-de-sac which will eventually be extended through Macario Canyon Pi to Cannon Road. This issue was of concern during the original review due to the length of the cul-de-sac (over 4,500 feet) which is too long to provide safe emergency recommend a condition of approval requiring the connection Faraday Avenue to another public street prior to developme! of Lots 92-109. This may possibly delay the developrqent ol - this portion of the pruject; however, sta€€'-feeXs' this . . connection is critical in the event the street is cut off during an emergency. The precise offsite alignment of Faraday Avenue through Macario Canyon has not been determined at this time. Prio to approval of improvement plans, the applicant will be required to provide enough offsite alignment to demonstrat the feaslibility of a connection between Faraday Avenue and Cannon R.oad through Macario Canyon Park. Lots 97 - 100 These lots will back up to the proposed Evans Point residential property to the north which in this area will consist of single-family lots. This close proximity was a concern during the original review and provisions were mad in the Specific Plan to provide greater setbacks and landscaped buffers on these four lots. Presently, staff i recommending a condition restricting development of these lots to office uses rather than more intense industrial us Staff believes this will further increase compatibility of the two uses. access tlo development on this street, Staff is continuing -3- 4 1 L -. e 0 FOX property This property is a 50 acre parcel located adjacent to the northeast corner of the proposed subdivision and is under County jurisdiction. The original map provided an access point, Street "Tar to the property. review, staff again examined the issue to determine if an additional access point could be provided at the southern boundary of the property, Due to the steep topography and difference in elevation, however, Engineering staff did not believe there were any feasible points of access along the southern property line. - w During the present Overall, staff believes the proposed tentative map is in conformance with SP-180(A) and that the proposed subdivision is an improvement over the original approval, Staff, therefore, recommends approval of CT 85-24, IV, ENVIRONMENTAL REVIEW Phe Land Use Planning Manager has determined that the environmental effects of the project described above have environmental documents and, therefore, no additional environmental review will be required and a Notice of Determination will be filed. A Notice of Prior Environmental Compliance was issued on October 5, 1985. ATTACHMENTS 1. Planning Commission Resolution No, 2568 2. Background Data Sheet 3. Location Map 4. Disclosure Statement 5. Environmental Documents 6. Exhibit "A", dated October 3, 1985 i.. .already- been considered in conjanction..with -previously certlfiec AML : ad 10/7/85 . -4- I .- e 9 - DA!PA SHEEP - - CASE m: a 85-24 -1CPSJT: CARLsBpDRESEARclf- REQUEST AND Incmrm: %!que st to develop a 67 lot subdivision on mroximateq - aescRIpTIoN: A portion of Lots F & G of Rancho Agua Hedionda, m ine City of carlsbad & part in the unincorporated area of County of SD, state of Recorder of San Diego County, Novmhr 16, 1896 27~8, 29, 30 365 acres located W/of El Gdno Redl and N/of Palamr Airport according to part ition mp thereof No. 823, filed in the Office of the County 20-25 t 26 t APN: 212-0 Acres 364+ Proposed No. of Lotsmnits 67 lots GE"imAmzoNxls -. * . .. Land Use Designation PI, RS, c, 15, U. Existing Zone CM Proposed zone N/A Density Allowed N/A Density Proposed N/A surrounding Zoning an3 Land Use: Zoning Ian3 use Site CM Vacant North County Vacant South G Pdlomr Airport EastcM - Vacant/light industrial west 0.s Vacant PUBLIC FACILITIES School District Carlsbad water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated EwIRmnmMmL IMPAcr Ass- - mative Declaration, issue3 - E.I.R. Certified, dated other, May 6, 1985 Prior Carpliance October 5, 1985 - 1 *Sa* ._; aft.r e. ULOrmrN "Y '-I- =---- &Tat fee inf0-u rn s requit.d# YOU WiJL - SO < 0 CARLSBAD RESEARCH CENTER. a Cali *pu-: 1 N- (idvidml, ~rrarrr~~~~~~*~, sydg - - &The Koll 'Company, 7330 Engineer Road, San Oleao, CA 92111 8-88 e.- (619) 292-5550 TeLepboru Ntmbar mr Tha -- Namm .. 7330 Enoincer Road- rA 97111 BUS-8 mas8 (619) 292-5550 T.l.pb088 -r . Hamist K a rr mM!!-~ €rema i!d&as. wnttm. corporation. ryabfc.tisn) C/O The Koll Cmanv. 7330 - Sari pippp, u 92111 .. . BusfrussAddrerr (619) 292-5550 Telephone N,rrrkr Telephone mubu :ih Rem* ems c/o Aetna Life d Casualty, 151 Fannington Avenue, Hartford, Connccttcut Urban Df versified Properties, Inc. 06' 3'JSbaSS Me8SS (203) 273-4860 Trie3hore N-u Telep!%anm Swabex (Attach mor. shomtr &f necessary) IFJe daclrclr uzder gardlty of perjury tht the infomtion contaiaed in t closurr is txut and correct and that ft will renuin true and correct and rcllcd upea a3 beia3 tru8 and correct until amnded, a California Gen -. \ , t -1 e e (I 1200 ELM DEVELOPMENTAL CARLSBAD, C (619) 42 SERVICES LANO USE PUNil_NO awcg Citp of qCatr1~bab KJBLIC "'ICE OF PRIOR ENVIIWYE" CDPLIAKE Please Take Notice: The W use Planning Office has determined that the emirormental effects of the project described bel- have already been oonsided in conjunction with previously certified ernrirarmental &aments d, therefore, IY) additional ernrirorxnental review will be required and a Project Title: Carlsbad Research Center. project mation: pppraxixnately 364 acres located west of ~l Canirro Real d mrth of Pdlcmar Airport. Project Description: 67 lot Mustrial subdivision which was part of . . a. notice of determination will + .filed. .. .. a Ipeviously apprWea tentative rapf a 81-10. phases III and IV OS this map have expired and are ajain being suhnitted with minor revisions . Justification for this determination is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. fran the prblic are invited. Please suhnit conments in writing to the Land Use Planning Office within ten (10) days of date of prblication. Caments Dated: octdscr 5, 1985 Ca~e NO: CE 85-24 Applicant: Carlsbad Resear& Center Publish Date: October 5, 1985 Lard Use Planning Manager PC1 1 -. P LOCATION MAP Ir) H I PROJ. EX 1 i NO. PROJECT NAME: > KOLL 85-24' PROJECT NAME: CARLSBAD PROJ. RESEARCH CENTER 85-24 NO. , &El VI ‘ L-I\J& JJ 6 1 I EXHIBIT 3 i V#\l/ I I 3 12 ‘i‘ (~&S@ILvIT70(3 d@t - c9 “rfkk-oFF,cmR%c~6odE OrJ Marty Orenyak J DATE: April 2, 1986 Gene Donovan TO: Mike Dunigan RE: College Boulevar Assessment Distr Center Tentativs Carlsbad Researc Y Map Approval FROM: Gentlemen: The following sets forth our agreement at a meeting Tuesday March 25, 1986 at 4:30 p.m.: 1. At the March 25, City Council meeting the City Manage1 had agreed to move the !!Public Facility Fee” agenda it to be heard prior to College Boulevard Assessment District agenda item. The extension of Faraday Avenuc from the Carlsbad Research Center through Macario Can] Park would be one of the items listed as part of the Public Facility Fee program. In the event that the Public Facility Fee program was approved with Faraday Extension as a part of that PFF College Boulevard Assessment District. 2. program, Carlsbad Research Center would approve the 3. On April 15, 1986 (or later) the tentative map for Carlsbad Research Center will be presented to the Cit] Council. The city staff will fully support the fact that condition #37 (of CT85-24) has been met based on the fact that the Faraday Extension is part of the Public Facility Fee Program. position and demands that Carlsbad Research Center participate in the cost for the extension of Faraday Avenue, the staff and Carlsbad Research Center agree * the following compromise: Carlsbad Research Center will fund 20% up to a maximui of $550,000, of which one half of all funds paid by Carlsbad Research Center will receive Public Facility 4. In the event that the Council does not support this Fee credits on any property developed in Carlsbad Research Center. Gentlemen, I believe this constitutes all of the key discussion point and I am sure -- for the enhancement of a City -- we all look for a successful conclusion at our City Council meeting. K-106 3/84 Dl -I 0 0 WX7dJT I- I I I I I I I I I I I , I I I I 1 I TRAFFIC STUDY AND COST ESTIMATE FDR PAIDMAR AIREQEXT ROAD JOB NO. 8675-R REVISED E'EBRUARY 4, 1986 RICK ENGINEERING ', -I 0 e I- I I I u I 1 I I I 1 I I I I I PALOMAR AIRPORT ROAD ANALYSIS At the direction of the City Council, this study was prepare determine the probable increase in traffic on Palomar Air Road within the city, addressing the impacts of the major F ects along the Palomar Airport Road corridor. This is intended to be an all-inclusive study, but rather a quick loo the short-term impacts. The major projects included in this study were: 1. The Huntington Beach Property 2. Airport Business Centre 3. Carlsbad Oaks Project, both north and south 4. Carlsbad Research Center 5, Scripps Bospital sections This study projects the absorption of one hundred acres of in trial development per year, which was divided by the exis projects and new projects that would come on line, and are sented in the attached materials. In addition, there was a percent increase added to the existing trafEic counts annuz This five percent additional traffic is a computed allowance any residential projects along the corridor, as well as thr traffic, between San Marcos and 1-5. The study shows that, without any additional roads built ir area, Palomar Airport Road will be at, or exceeding, exis road capacity within the next several years. The area that reach capacity first will be east of El Camino Real. The s also shows that if any improvement is made as part of an impr ment'district or other overall development program, the f width of the roadway should be built, Our findings also show that coordination is critical with City of San Marcos and the City of Carlsbad to assure a sm transition between the two cities. Specific mi tigation measures should be implemented in a cer order. The order of importance that we see would be construction of Palomar Airport Road from: I 1. El Camino Real to the San Marcos City limits. 2. Paseo del Norte to College Boulevard. 3. College Boulevard to El Camino Real. I 1 of 2 I, -, e e I- I 1 I 1 I 1 I I I I I I i I I I 1 The study also points out the need for additional roads to constructed in the vicinity of Palomar Airport Road. These ro would include: 1. Poinsettia Road from College Boulevard to Paseo 2. College Boulevard from Palomar Airport Road to 3, Poinsettia Road from El Camino Real to College 4. College Boulevard from El Camino Real to Palomar 5. El Fuerte Street between Faraday Avenue and 6, Faraday Avenue from El Fuerte Street to El Camino 7. El Fuerte from Palomar Airport Road to Poinsettia 8. Poinsettia Road from El Fuerte Street to El del Norte. Poinsettia Road. Boulevard. Airport Road. Palomar Airport Road. Real. Road. Camino Real. The study indicates that the above order of priority will proT maximum benefits. These priorities could change, however, depc ing on the Council's projected development for the affec areas , The extension of Faraday Avenue between College Boulevard Cannon Road was also considered. Only a small percentage of traffic generated from within the Carlsbad Research Centre w( use this route. The majority of the traffic goes in eithc southeast or a southwest direction from the project. Far; Avenue appears to be a road that is primarily needed for acc from the west to Marcario Park. The construction of this por. with the development of a park and could be included as a roat be developed with Public Facility Fees. Because of the ovei city or regional benefit of this roadway, the Public Facility would'appear to be an appropriate funding source for this strc of roadway, This study, as directed, was not intended to be a comprehen study for this portion of the city. It does, however, point ' the immediate need for improvements on various section2 Palomar Airport Road and surrounding streets. It is recommei tha,t an overall study of the Palomar Airport Road corridoi conducted that would address the realistic phasing of project: the vicinity and the corresponding phased improvements of var roadway segments. of Faraday Avenue should possibly be an improvement made a1 2 of 2 =, -I a e I- I 1 I 1 I I I Exhibits Illustrating Trip Generation and Splits 10 - 1 1 I I E I I I I 1 I TABLE OF CONTENTS Part One Pag Current ADT S.A.N.D.A.G. Trip Generation Rates Projected Industrial Acreage Absorbtion Projected Building Space Absorbtion and Trip Generation 4- ADT Plotted by Year 2 Part Two Cost Estimate 21 - 2 Exhibit to Illustrate Improvements 27 - 2 I )I -I a 0 I- I I I I I I I I 1 1 I I 1 I 1 I CUElWNT ADT PER CARLSBAD 1985 TRAFFIC CENSUS REVISED EEBRUARY 4, 1986 1-5 to Paseo Del Norte: 25,000 Buildout : 49 , 400 Paseo Del Norte to El Camino Real: 10,500 Buildout : 45,500 to 34,900 El Wino Real to City Limits: 16 , 600 at El Wino 53,300 at Melrose 58 , 700 I at City Limits 46,000 Buildout! 5% was added to these numbers each year to obtain a new base for each year. 6 ? sc (I) 0 I I 8 s Y "R8% owma 2a I w W 8 8 El& 33q $fl E. CIb (0 I I I I I I 1 I I I I 1 I 1 VI o\ - - 2 - m m - z 0 N H o\ a 0 “1 f;; 2 v) rl dW wv pa m zQ4 wmtn u aod uw P- dca -a wu-4 x!22A - admco 0 m gibg I2 aagm awwo mww mduc, clmn d3 SB U pw c 7s m m c, W 04 co co - - I- co dW d El? && +I 2 p’ N U a 03 0 4 N 4 co W m In 0 In 03 W N N In m -4 u3 N I- I- co 4 W d VI 4 0 W 4 ?: “i ”! W 7 3 7 z 2-1 -, m 79 - 7 : I 2 ? : 1 s mm -d %22 2% 0- In! a- m- In! mUfx ‘0, 5. m 4 U 4 W In .+W 4 rl -f, “0, 0: 2 9 a N In N -4 h 4 m In W m a) 0 4 N 4 m I- In s-4 P- 0 N - N! a- *- ? m W rl W 03 I- Q, m I- m m 4 W N N d m P- In m 0 4 W s N $N Eo N In 0 N In W m In W m u N m W m I- In m 0 U 0 0 b * N W 0 U co N In 0 N 0 I- *! “! x 4 4 W! N!2 Q, 0 N Q, ml N! In- N, mv\ “2 ‘0, P- 4 \o !! 4- N P- m CO 4 4 -4 m I- In ‘Om m 0 4 m m W In m m m 4 U m m 4 N -4 4 -4 0 In m4 rl 0 0 co 4 N N co m In m In N u 0 .+ I-u m .-i Q, 00 In* m W mm 4 a m 01 M c .r( OOQ In 0 4 0 m4 0 4 0 0 Ind um -4 m co 01 4 U m m d O0, co 03 4 U In VI 0 .+ 0 9 : 0 N 0 4 0- 0, tn os W .+ 0, co m 4 U m m + 4- 4 mn E -4 N ..I m m W 4 -a W m .+k N m m a, s 0 (Urn ma coo “! m! 0- 0, -- m I- In m 0 4 30 N d 2 -! O P- N 0, *! W N In 0 N In W m VI 4 4 u3 0 0 0 W co N m m W P- W N W In 4 N In .+ 4 8 “D! 0- 2 m rl “?I 0 m 4 ‘0 w 0 m M M bp M M bp 4. 4w HLU 8. I I I I I L. i I I 1 I I I I cn m m - d m - m 01 - N m z 0 Y w m 0 cn - m 9 4 m W WV W& zcnm W we uum I z-im mn -u) wu r- oclm03 B4Y4 dS * ummo d wz QSBm 4HWO mmv3 v)WW LEa q ma - 0 m 03 m P W e V W 9 & 03 03 '2 r. m m gl? 44 2 '0, 4 m 4 m m 03 r. m e r. m m A N 4 '0" Vh N 0, 0" 'Om *r: r- *. N m m m m r. 2 N m m 4 0 03 r. r- w 03 0 m 4 \D 0 ma 4 0" 0 '0" :?I 0" m 2kr. r- -! -" mo, *N "1. :I i" :* -" m! :{ ; * :"I w? m - 7:- 1 d "2 .. gl : 0 N ;I; *; "a, N m 0 * m m 4 0 4 m In W In e N m N 111 0 m W 0 4 4 d N m 03 r. m mo * W 0 0 We N *N r. m x 0 03 N m 0 N \o m In N 4 m W 4 0 m N m e? "2 N r. 0 m 4 W 4 4 m W r. m mo 4 m W m m m m 4 * m m 4 m N 4 4 4 0 m md 00 N €0 4 0 m H m N e 03 m 0 * 03 m r. e 0 4 0, 0 N =!! 4 em m OQ om "? "- 9 9 N- rnQO do g In' a2$ 20, 4 N *? 0" m 0 4 M .A m m 0 e 0 03w mr( mw ma m e e" 4 4 .rl 0 * w .r( 4 W 0 4 0 N * 0 * 0 W "'! m" 0" 0" m m m 2 * a\ m 4 m r. m 0, 0 N SN wm 2" r. x 03 0 "! N lr\ N m W H al 4 a a 0 a > a Iu 0 4 b? w .\e x ev w GG blr 0 w* rn I I I I I - I. . s m 1 I I I I 1 I I In m -5 m - m m z N i 0 i 4 W 0 xmv, U cod dwml wz4m mu r- P *el zclmm OH4 w3 * Orad0 z wz uclm m 2 - - 0 m gzgg SES? B rnP 3 - m m U 0 w e U w 9 (1. m a3 rB - r- OD - cz $I? +' br m N P- * Fo 0 0 - vm &r- SCP N N 0 4 W P- VI < 4 m m cb N hl So \D In e 4 r- 4 N 4 N W N -5 N m W m m 0 0 03 \o r- \o m m In r- 4 4 m N In e - ")-- ? N? 3 4 -4 VI In oe 0 r- 0 4 0 0 VI. N m W m * m m r- 9 : 7 m \o^ mm -5 4 0 $1 f In4 -5- ..l 2 -5 w2 m- 0- 0- In 4 N a rn M E ..l In VI 0 -5 r-a m 4 N 0. 7 Z0 ?. 0- s * m m m \o m m m m rD m.0 4 E *rl 4 W ..l m m m m ,-I n a rl m -0 Iu 0 5 Mb? M be M b\- cl* F-’h aF-’ 8. ro I I I I I - I I I I I I I I I In m - d - m m N m z 0 -. Y F-’ - 0 VI 9 2 -4 W V -a m X& wrom 3 me: oum 1 mz4m P -a VY P- - 0 O!nrdO m wz ad muwo vIc4vc, <a va spy ae2m dk!! m 9 m P W F-’ V W 9 n4 - m m ’2 I- 03 - CI: 40 $I? C5.c; +I I- m b In N 0 -4 I- m N N \o * m m 0 N In 0 m .j N In m In 0 *z v), - 0 m4 4 lf -4 - Q: In- ** ‘OS m, In \o f.5 4 0 0 P- .s 03 m 4 -4 m N m m P- In m I- \o 0 h m.. N 4 -4 - 7 :- - 79 - m- ‘0, 4 “0- *m 4-5 m 4 4 0 In me I- e m -4 m m N m 4 m VI Ne co In m 0 e 00 0 *- 2 *a 4 dnz In 2 0 OQ 4 0 0 N 7 i- V). :- ; $1 ; ma :{ : \oa -1 0 ma a m M C .r( m -4 N m m m com 4 m -4 + \o -4 221 I- 4- -r( In In 0 4 0 4 0 N m m m 1 m c e m \o so 0- ?. 9 m 4 N 2 d m m -4 .r( m I- In m 0 * In ‘d 0 E 0 m b N *N me N m ei In 0 N \o In *u 0) l-4 \o m ln N m -4 In -4 n a r4 01 a W 0 5 b? bp be ha M w $G $. Plrr I 1 I I I I-. 1 I I I I I I I w - In m - 25, - m m - N z 2 m 8 z Yr) Q W V -4 m mal wwm d *e 4 - g22LA w+lm* Ud vu PI a -W 0 m 32,; wz z2gg mdvb ClHW dv)P OI z U 03 82 9 E w V 0 b r.0 m * r. 00 - d’ tl? &G +I m In m In -4 0 N W 0 PI * * L e ?p N * 0: 2 m m m -bo e 40 aJ m m I4 e PI Ln 0 0 W CO W N N W 4 W * -5 -5 m m *W m m m N I-( VI 4 - 2-1 *, .4 7 : W -- 7 : - 7: - ? !- 2 W W In VI N 4 * m m VI 0 m m N VI! 4 m 4 W m m W m m W m co In In 4 W PI -4 N m m PI N 4 E* ‘0- ‘0- “0- m VI N or- 0 PI W N VI 0 N In In m 0 *In N 0 W In4 N m PI -5 ‘0- ON VI- -- me m 4 In W 4 VI m 0 *VI N 0 W In* N m ‘0, *N PI or- EON “! In- W N VI 0 N In m 4 VI W .4 N PI m W 4 m m m m .-( m m s N .-I PI 2- 4 m VI m m rl -5 m -! I. -4 \D W m m d -em -4 m 1 !! -- ”2 @!e .4 0 VI 4) .-.I In N 4 0 e 0 09 OD 0, N *- Q: In m -4 9) CJ m a m M C ..4 V r( ..4 1 D c .I4 m .?I m m m 0 Fl D a m a w 0 d 5 be bc w a4 w Ep h e) U H In m I I I 1 =.% 1_ . I 1 I I I I - 8 v m P W m cf 0 0 m rn 0 - 4 m 4 U a VI * 4 4 t: 5? m crr m 0 - N P W m W - rl % 4 t: t& m 0 X -4 --. m w - Clom UCmd Ham I Urndrn (4 P- mw ‘ID ovmw 2-4 CnLrrMO wow2 am udxm mow0 , ULrrV’, mw UP P4. 0 m - m Qo z 3 a P w H V w ec, 0 H Urn rr: crr a Pi P-” 00 00 mm 0 u3 .D- 000 00 ONW PI- 000 000 00 0303 NN 0 w -4- 0 0 03 03 cf cf ‘Om O ‘O- 0 0 N N N N In 0 mm r. *Id * OL J Jl * OI 1 *a * a< * 24 S' ~' C661 - b661 I I '26 6 I 8 0661 I', _'. 0 6 I- I I I I 1 1 1 I I .r I I I 1 I I p, [-- I<j -1 T'i .[ <-% -1 . T i': -1 ............ -. .2 . 1,: -. ..... - f7 :x -" .__. ," - ...-..-........- .. ............................................ " .......- " ..-..-. ..-.-..-.... -...-.--...---.....I.. -.-.-..-... " ..-...-.-.-.... ............ "_ ..... ..- .._. 7.1 I t;1 PI (3, F;; y .::2 "_ . .- - Fj {.'?! i:i I-- !jj i{f &+ 1:) Ei I-,, I..:) :I::) '{' I:! 1::' I !:! i::) 1; I.._ !'I c:! fP 'I" [I_ ,$. 9 .(:I. 11, <:, g yQ(~ q y, ,i;, ;:t ::; ;-. .--9 i 'i .I:__ -.. I, ' Jd7 p (4 E; 1: [::I :cj f: t.. f.4 (::I 1::;; "I' E.: "I' !::I i; i:j I-. I-.. E: [ , 7% , Kit I 1:::: !,!;! E.;!,,, ;?,' 1::) -.[ [;:I ._. .-. _." ... " . I: ;:ti E;: !:j "r' ) T [j pj E; I.-, 1:;; p :2 Ft .q. . I::: i', '.Y.> __ y ;::) p y -.-" ._., -...- ......_.. .... ._" -.. .-. .._. ..-. ..-. .... ........ ..-, --, .~ .,~ / 9 4. Cf 1. p '7 f:? ;;; t !r 1 !.?I ... ~I ... .~ .... (-i 1:;. p%,i 1;:) 1 I::: c.';cj pl:~ ] [-.-E:- 1- 1: !;; '1' , I.,,! $ t.. : (.!,I ._., 1 _,_, !J\J :I: "1- !y:; :I: i:: ._. . ... ......._. 1 ...- :_ I, 1'. - I' 0 0 1- I I 1 1 I I I I I 1 1 1' L.. .. .... .. 1 I '- ...-....... "._...............I .......... .-..... - .- ....... - ..... ...-. ..-...-.... - .-.. -- ..-. ._.. ......... ._. . _._ ._ ...... "_." .._-..._-_ ". F: 1' i;;i IF;;i-: :j. .." ..- .. 'j :[:I B i-.. Is> I:, :< F:' $, L.. c::! 1.7 p! [:i :;< 5; ! :j I-,. Cf 1"1 (q 1::; , -.- -- ._. ._. ._ -I .._. .._ .._ _._ ..._ .__ ~-,~ !__.... ........ ;3 --(kt I L! r&L.. I"':'-"' ._. , .... I I ..I i; i' I 1;: iJ i::: "! ' :!: !:;) f~i i::; (::I 1.1 ''F 11: f..l[3 !:I.. 1.4 i::: 'y 3. :j :.<: ; I I%! (3 z,: c) r) p.1 1;. rq :I: :+j 1- I j. !?,; :<, I ._.. .... .-.. _.. ...- __ .._ ..._ .__ ..._ -.. __ "r' [:I -r p! !.... .+ (,)! i;) 1-j :I, c; 11: 'T' :I: i-jp,,j [lj i:::' .......... T') 1:: p.4 pq 'y 3 c:; ' I ::I. !/ (1. 1;. <j i, i'. 'y' I.:.{ ;; [:>I:::' ;-', i i 1' 1:; f ..... I !:;! .-. I .1:. IZ " 1: ' 1' F' -. /%;I ii.2 \.I {.:! N ..!_ :I: 1' '< i-j I%.! I: ..r l",,!p%./ 1: I" ['Fi. 1: [:E: 'l-[:j.l{.>!t,,, ; _"..."._......I...._..._ ..... .- ................. ."_. - ..._... " .......... ".._ ..... "." ............ " .__ :I. 8 (::) 1 '7 '7 5 '1 .I ':,; , $7 .'7 ;-, ...... ./ 2 .::LC3 ., r",.-; .( c- i, ,-;*-. I ', - I' e 0 I- I I I 1 I I ::! 1 ._,_ ...... ...... t::j !::) fi) :: i::) I':j :'I .... 1.J I, Q (.:j t! !) " !;;I r;;! 1 !", F: ,:. - :, ..-. 1 I: -.)',-,,., l ...... ,.... ._. .f. lc.?l*..! I .... !! I- I! /.." 11 T n '1 ,_ , '.! .1 C..) '. !- ,_ [r: c 2. x:!. <::I i- ~~ !:I:' :: I... i.!l ~ ""ii-' .' 7 -1:: ti!!..) E3r::i II <I)<:) :[. I:! 1::) ~ c::) (::) " !:,E', ,I. t:! !:: i.-j = /: i::><> 1 I?! IT' 1:;: ... [ [Z' .._. 1:;: q! 1:' _,. ,,., .,J Ij <::If;:) I-'&p\ ''i~.,.l~~i~:~~~~~::: ..:E ,, <:If:! 1, "1. 4 <;> i:::' (1: -.. ._-. .I...I. _,.., ...... ".. .- .:r 1 I.-. 1.i p:l F'' ij <:i ~ cj <:, c:. ...... ,~. :-.... ".. ... _. ... *%,I ,, A? ...?l~../ ..... -.. ._.. ............... .-. ...... ..._ ..- .......... y; 1-j :E{ 'y cj '-1 g! I,._ I:; i::!l%.i :.:; "i F:; i.! !:: '1" :j: [:.I 1.4 I' ........ , i"i i\i -1 ' .I: !%j! I 9 . t.., . . :si I .,', 1: p.1 It z,: A 1.) 1.1 :E I-..! I s '-1 f.:;: p1 ' j ' :t :L:.:.; x - .-. .- ..... ..._ ..... ._.. ..._ ..... _... "I'iJ "I c.:: I-,. q. ,: >,y; 1. 1. :: !I) I::) .<I. ,: !,!. (1, -.. -.. :. ,::> 1, !! I:;:) (;:> i', :I. <i>'? r ::; 1, i3 :;, :3 {.i f "1. i!] (;) $5 I F:- *j 1. * 50 ;<j 1::: .-I-! 'i .: <?i>(") II (:)(I! :<:;h$<::i I-.. = F:- :. .-I I.,.) ,, <:) 6::) <;>I:) :: (;:?<:I 1. !:! i:, :. !::I tj .... 1:::. .. ._ _.. ... :,: :<; ,t i!. <; ) (2 ~, .. ~:;~[,,-~~:~:~!i~~~~f-,~ 'y 'r'.f[:'i;;: !:.! 1.4 1.1.. (I:, 1:) b..! A i .._. :..- .,.. ........... , '.i .. i *-.. I-.:= r = I 1 I I I ............... ...- ..... ..-. ..- .... ._- ._.. ..... ._.. ,.... , l .~~ . ,"' i .. i:?t .._.._ i; ... ldi .... 11;; 1.J [::: .I.. :I [I iq i::; i::i r"j "I .I I .I!.:: L.! .... ti_. '" E:: 1%; i:; :I: 1-4 J:L E;: r.;: :I; i%j r:: ;,: A I:? p! .I: .? 3 fr 1 1.1 FA!-. "; (:;] [i) 4 j, '7 h, _. dy- "( .--.-_ ............................... . ........_ ._,__ ..- . p,lii.l Ti'ii ..I I I ,.-- - .$I-.? .......... !*; ........ i.:' k. ~.~~~i~.,~~":l~:~~'j I.:(-,[::) i /[>if- -.I.', ,-. . I<..: .......................... +:.1... !,-. ,j "l ,I 8 :I -.q.& ,, .. ! e m I,- I' 1- 8 I F' I:? 1 . .- ... 1 "1 . F.- ..". p\ I:.:) !...I (:\ I.! .-I :I: -I . y t..! IT! j: 'T' .................. .-.. .-.. .-.. ._.. ...................................... .._. ..... ...-_... .... ._...-_.-.._..... " .._.- ...-............. .... ..........._....... ...................... ..-........... ....._. ...... ._.-.__ . .._..._.. _._. ... ._ ........_. ---.._._ ..- ............. .-.. .-..-.. -- ... _-I^-... ... " ."- ...- ."_ ... ..._ ."_ -_ - iI. ,: <> 5 3. 3. li e::) C) ._.I. .... 4 x:; [") .., 8L; (7 <-\ 1. ci Li \:: .i:. rj i ,..I j. 1. r::; !.::& i / (::) ~ <:? <:i . I, I... .. r "'" ..- .-. . q . _. ..... ...... "'> 1. 'Z? I:;;(.'; :: 2 ii cj! t:) i:) I: <I) i:) "7 ::.: '1 $3. I 43. j! /...:,I. i! c: _I... 'I .. ..! ~~:. -.. ...,. . I;;;:'' i- i I:::' s 1. .I %-I cl 2 E:(?l n 1 <;I & I..,. y F:' n 1, <::> i- ,; F- :: e. <..j ~ <::>I:::) 62 <:;> r:, 1.- II 1::' : :ij<> ~ i.)<I) <:) L- ,, F: n 1. <:><I) 5 <:)<:) <I? <:I l=g! iI f. Ig;{.':! ,, 1. q ? .A:. .-:! i. e:! ._I ,-_. y ::; :: ... !")......I" ,/ .c: Ii 1 jb ) $::I ..- i.'5 " ~ <')<'j[:j -- -.- -- -.. -- .-_ .................... .-.. 1. < 4, -:: ii (2' ._I ,: t::!.ii. (2 .f'.T? "... 2 i:b ;; ,(;I, y; '7 .!. L.! !+ . L! p .-. . I y; 1'; -..... 3':: ........... ""I.. .................. ""... .-...-._.. 1 I , 1 I I I I 1 ..-, .' <7 <i! (I] I t.:>-\ ;:A\-.. .::..q 1. ................. .({,'.."' .,:y (-.r-{I..;lpq i' 'r' f'[-;-. t.i!::i 'r 1:::: : I-; J. I 'y i...!!". !...? ..... ! ... :.-. .. - .. .-I..! '.I-[:) [:~~~i\~~~'~-l:,:l-.,i~:j'~ :E ILji's,! 13[1: ~.jiJFi:"iti _. .-_ F::' (2, I./ :[ !..I I:.; (:! (>l !:;j ./ :I, $3 {)I x' ,-. E3 " r ' t:lp!p!;;;!> .? f.:-(:;i; pf~~f:) 1: (q%j __. ...... __. .I: h!... I::: 4 :[ I,! m; '1 i) 1::: 1 1 'i j j,(?.;;T $ '7$ii"i .I"- <-. ,2.F,, 4. e ;,I:- -. .-I '-.' 4i e::) ~l & 4. i!. :';.q.p . - 7 I. :1 t! & j. F 1:. :I. .q. (2 :I: I\! t::j ;.,I p:: F $.: g:; !,.I '-1' ' I! p /.li"; ..- ._. 3. I-. 3. F-' i 1. :I. n c:>g .... . ..... ... I..i i-1 I;../ 1) I_: 1;: 13 R (.:I I,..! 1\1 .g !-I 'i . :I: I-.. 1: -1 I: 1;::: 55 1" i',L, , I ..i , I I:.-, "" rq r;i: 1.4 '7" I::? 1;; pi (::I I<.:! ,:; 1,- i.>:::p/'f ........ l~!\~~~!~:,'~~!~~!!,,,, . -- I... n If' D 1. ,: s<::j g i:f! Ii i:, !::?e::) 13 p ;2.<1 I:? I..- II F: E ::. !i r::, Q r:! " (1:) !j ,::.:< -., ;-.,<-., .I r::. <'.\ f'; 4 ,-, .- ,'f j;' -', -., I 7.l I I ,'! I-. e e I', - I. I- I i !..- I 1:- " :,? :i :/, (:)<> 1.. *, I" n r:, 1.- I 1:: 3 0 I..._ .... -.r i.. tl fl i: .I. kc.>" ,q c; , 'y ~ ..::% :~ i.2 <::I i:j ~ i:i {.:> '."f .I . .'' - (7 7 R J:! (:i <::i Ei cj 9 (1) (2 <I} ...................................... ...... , ..I 1 .(: ..r ii ..I ,;: , 1:: i::! !'%I $; '1 ' f:i i..! !.:: '.I ' .i: !;::I It.! 1:: !.I I%.[ T :L !\I i E: t.j!;j :[ 1.f 1.: bl: 1::;; I psi 1:; :{( I:! 1:) pi :I: pj I: !i; "i._ 1;; 4 -r I' i-j !>,.I I ?.? f P !,,- p<jr; ........... 1.F.: I, :., i ....._._ ..... .3 ..... .I I; 7' qc:' ".' .;.:, q :,:, (:a ';i ,'I. ..... E I I I I .L L.! Ir _." . A,.. T . .-. .... _.. .-- -._ .... ..- ...- .... ..- .-. .- ...... .I. i -, _!... 9 i -1 {.'?I,.,, I:- pi IC: 1.1) 3; [.'+I E{ I;) f.1 E) I{ !I) r:: !:]I:;; 1. '4 I.:; Iil :I; c; E i::;; i' $& y 2;; I, -7 ./ i.2 I 1:::' ..-! " ! e y:> c:; I... 5; p%i I] '1 :[ 1-j c I- I-! I:> j:) . c.. "t <::%.?<..I ... .I ... [_I F:: ,, ,.. - _- '2 ,, .. x::! r I..: tz E;: -!- 1-j I;;;; pq -1 :ij I:::. i:j I? .:t; &! (;) '3 9 A$ (1) 5; j3 cj ps,l cj E_ I:) I:::. i;j 12 !,,j ps.l :(::I E: p; i.~l-.. i Ir:.IL i:- .." ~-. .- -- .... [;" 1'. ;.4 ....... x:..!, >. n "1, ,:,I::: j. 1. /j <j<j i!, . I.?:'(-) .,:; ,: ! C.3 ..: \-I ,/ <:E::) :,::: ,i y r::) <,;., " i:) f:;) ..IQ <.J i 2 I... i( 1- i ..;, ::! y (..i <:) .-! c? ... - "_ !I ... ! I. 5 (;I " 1::' *-" :I. :2:;;, Ej 1 C? F; -.. n 1" li !- 5 I- 7 j. n ::.< <:> <:I ........ 1: i;J I 1:: -1 '1" y f::, 1;:: B -7 , E:".., t.4 - .::. 'i 0 Z:) i.:) I! <) 0 ~ (:H:)<:) ;:':"i, - 1 .-\ .". ::.i i:) n r;:) (:) ,.::> (:) ~ I::, <:.! r::) I.... LI 1:: E r;j (1) E [)I";) r:, L. = F' /i J I"', i:, " <::I (1) i:) :; !i <'j<l><:> I c)c) & ~ i) <I! i:j x2 \..!;-I ......... ;:; ,:.. _,.:I (.i ~ :L I_ .... ;.'j (11) Q '7 1 !- L .. F- .. 5; , 1:: &;> p ;,;:. j. 7 <? ..? Y i.:: . n .. L1.. . .-.. _.- .. ' -% ..- I . IC ._.,. _. .... ~,.~,. ............ ,_.. .._I_ ._.. 1-4 ;..[x:> 1;: 1::; (1; 1; (I] I-! )\I I:, t..! -'! ' :I: 1,- :I: "!- :i. I;.:?{ i c-,,:., {. . ._.,. 1 I I 1 I I I l-I!-> .... ;: i"{.., .-_ _L. t.1 f. A 1; l.?r (.( I-,. I-. .<I E: ,C!.; E ... j. (;! [: * v " 12 '1' I> ....,I :c p3 1:::' E: ....... f..jl--; 'i I-.fi>.l~jliI.::: iZ: = "f = 'r ,:.. - )._.. _.. . <(.) r- I-. 1: !.j is :I: i'j It1 fi L. < i.! 1:' 1-4 ) .I< 1.- i:.! i"l P $4 !.j E.:{ . r [:I "i" {A, I.... , !z; :" i:: 11) p3.I:; 'TIS i..i [.j -!- :I: I::! pq c:: (1) I,! '1 :I; I*./ i'; 1:: [si 1:; y jX'p .-. ... ji'2 .J 1- ' rl["'lZi:;; .'. ::. .... :f f,,i(:{j f;,: (,;[j;.l 11: 1, \I , I ,;:.''-l-~p :Ti I 17. I 'r 7 _. i'.ipLl ._ . 3. E.; :/:, ..Iri '1 ,,. j. r;:: 1, Ii i:; (2 r:j ::; Ij i:jr:j ;:< i:, ,, i::, <:; (1) li <:) i::) 2: r:, :;;; :? (1,) r::, r:, ..... 1. (+! i::) ~ Q t)i) _.. - ._. .-- ..._ __ .._ _._ _- .._. __ ..... , _._. .!% .".. .-. ._..-.. ..- ...- .-_ ..... ..^. ...- .... -.. i1. ,, $!! <Ij 2 ii 'ai> (ij .-. <*I..- ..... ptl E:! i" 1;: : 5 r, 1;;; :[ I i, ! j2, I-- . r [zi i[{ [{ F? E: $ii F jIl{. 1 It3 1: F' {,,- E: f:: E:) 1';; F:' f',; !,J ;:< 1.". f.7 lsJ E: Ci !.:j 1::: (:I !::j I%./ E:.; ' I" 1::;: I..,: [:: "I 1: [J 1.1 y .,- I' w 0 I- I I I I I B I I I 1 I f I I 1 I I I .._\ ... ..~ ",. ,:~ _..l..._ I __-. I,..! i:, __.. b t f PI A 'T' 1:: 1, :;< ;:z E<<>! [.,1'\ , .. 3.j :;i :y- , 1 \..!I.) I .i: f ]j[..!:-,\E $2y .-. r. h.5 ,, a E I: (I :[ N Pl A v .- ._.I... 1" I:] :!:{E ::; R: i; I:! A! .... :I ,i. I..:.!,.! ~ I., ~ IT - I- I I - C C c. z ----- 0 e CIA : iig m KY 2 E! $2 c uE2: $ ; g: g i e:* 0 2 z $25 2 5 E E; zo z zgg 5. ; po4 gz mu .$ w 2 gg: 2 z 5:: :: iy 5::: 2 ; sz Zii @@@ @@GI c3 >Y E < s*z 2 >zt =IW n* o <3 g 030. p g*z 5: E: z gp: 3 ; aIm VI .I _' ' I- I I I 0 < :w5 z $ 2:: 2- an m m 1 ol-< q 2 z grh $" 5 %G 035 ;{ b Eg +:;2 E:g < E: Po,, 5 = z uo pmga i25 ; ig gzgq g:$ 3 00 @@ Q oto E* *a2 " zm<a zgO g gu za 5Q$+ z:z u mu g$i6; ~WZ z I I ., /' .. /:, .' ,,: ' _- - C U E r JP c ,. I_ _-- _--- no 0.