HomeMy WebLinkAbout01 SALE OF AGENCY OWNED PROPERTIES AR 14741 ABD 14751 NEWPORT AVENURE AND THEIR PURCHASE BY THE CITY OF TUSTIN 01-19-10Agenda Item
• Reviewed:
AGENDA REPORT Ciry Manager
Finance Director
MEETING DATE: JANUARY 19, 2010
TO: WILLIAM A. HUSTON, CITY MANAGER 8~ AGENCY EXECUTIVE
DIRECTOR
FROM: REDEVELOPMENT AGENCY STAFF
SUBJECT: SALE OF AGENCY OWNED PROPERTIES AT 14741 AND 14751 NEWPORT
AVENUE AND THEIR PURCHASE BY THE CITY OF TUSTIN
SUMMARY:
The action requests approval of the Tustin Community Redevelopment Agency's sale of
properties located at 14741 and 14751 Newport Avenue ('subject properties") and the
purchase of the subject properties by the City of Tustin.
RECOMMENDATION:
It is recommended that the Tustin City Council:
1. Adopt Resolution No. 10-12;finding that the Project is within the scope of a
previously approved Environmental Impact Report (EIR) 90-01 and Supplement No. #1
to the Final EIR 90-01 and that no additional environmental analysis, action or
document is required by CEQA.
2. Adopt Resolution No. 10-04 Making Findings Pursuant to Health and Code Section
33433 for the Sale of Properties Purchased by the Tustin Community Redevelopment
Agency of the City of Tustin Using Housing Set Aside Tax Increment Moneys Located at
14741 and 14751 Newport Avenue within the South Central Project Area authorizing the
Agency's sale of the subject properties to the City and authorizing the City Manager or
Assistant City Manager to execute all necessary documents and take all actions
necessary to implement the Agency's sale and the City's purchase of the subject
properties.
3. Appropriate $533,000 from the current unappropriated fund balance in the CIP fund
for the City's acquisition of the subject properties and upon closing of the subject
transaction, and subtraction of any transaction costs from the purchase price, authorize
the City to deposit such funds into the South Central Redevelopment Project Area Low
and Moderate Income Housing Set Aside Fund, minus any transaction costs.
City Council Agenda January 19, 2010
14741 and 14751 Newport Avenue
Page 2
It is recommended that the Tustin Community Redevelopment Agency:
1. Adopt RDA Resolution No. 10-03 finding that the Project is within the scope of a
previously approved Environmental Impact Report (EIR) 90-01 and Supplement No. #1
to the Final EIR 90-01 and that no additional environmental analysis, action or
document is required by CEQA.
2. Adopt Resolution No. 10-01 Making Findings Pursuant to Health and Code Section
33433 for the Sale of Properties Purchased by the Tustin Community Redevelopment
Agency of the City of Tustin Using Housing Set Aside Tax Increment Moneys Located at
14741 and 14751 Newport Avenue Within the South Central Project Area authorizing
the Agency's sale of the Subject Properties to the City and authorizing the Executive
Director or Assistant Executive Director to execute all necessary documents and take
all actions necessary to implement the Agency's sale and the City's purchase of the
subject properties.
FISCAL IMPACT:
The City would pay a total of $533,000 for acquisition of the subject properties, less any
transactional expenses. A fiscal analysis of the proposed sale of the subject properties
to the City is provided in the report prepared pursuant to Health and Safety Code
Section 33433 and attached as Exhibit B to City Council Resolution No. 10-04.
BACKGROUND:
The Agency authorized and Agency staff closed escrow on January 7, 2000 on eight
units along Newport Avenue on two properties at 14741 and 14751 Newport Avenue
within the South Central Project Area using Low and Moderate Income Housing Set
Aside Funds.
California Health and Safety Code Section 3334.16 requires that for each interest in
property acquired using moneys from the Low and Moderate Income Housing Set Aside
Fund, the Agency shall within five (5) years from the date that it acquires the property,
initiate activities consistent with the development of the property for low and moderate
income purposes. If these activities have not been initiated within this initial period, the
City Council had the authority to extend the period during which the Agency may retain
the property for one additional period not to exceed five (5) years. The Agency took an
City Council Agenda January 19, 2010
14741 and 14751 Newport Avenue
Page 3
action to authorize the five (5) year extension on January 3, 2005 with the adoption of
Resolution No. 05-06.
Although planning efforts as part of the Town Center New Beginnings Project were
initiated within the last extension period, physical development of the Subject Properties
for low and moderate income housing was unable to proceed until the right-of-way
needs associated with the Newport Avenue Extension Phase II Project (the "Newport
Avenue Improvements", CIP 7131) were more clearly defined as well as a definitive
funding source for construction of the Newport Avenue Improvements.
Provisions of Section 33334.16 of the Health and Safety Code state that if development
of the property for affordable housing has not begun by the end of the extended period
(which expired January 7, 2010), the property must be sold and moneys from the sale,
less reimbursement to the Agency for the cost of the sale, shall be deposited into the
Agency's Low and Moderate Income Housing Fund. Further, Section 33433 of the
Health and Safety Code requires that the City Council, after a public hearing, approve
an Agency sale of property that was acquired in whole or part with tax increment
moneys.
Since a large portion of the subject properties is still needed for right-of=way needs
associated with future Newport Avenue Improvements, it is appropriate for the Agency
to sell the subject properties to the City. Any remaining portions of the subject
properties not needed for right-of-way purposes after construction of the Newport
Avenue Improvements would then be marketed for uses consistent with the South
Central Redevelopment Plan and the Tustin General Plan and City Code.
A summary of terms of conditions for the proposed Agency sale to the City are included
in the attached Summary Report pertaining to the Sale of Real Property at 14751 and
14741 Newport Avenue (California Community Redevelopment Law Section 33433)
prepared by Keyser Marston Associates ("KMA"). The proposed agreement between
the Agency and City for the sale of the subject properties provides for the payment by
the City to the Agency of a purchase price of $533,000, less any transaction expenses
for the sale. This purchase price to be paid by the City to the Agency is not less than
and equal to the reuse value of the land as determined by KMA.
The proposed sale of the Agency property conforms with objectives defined in the Third
Five Year Implementation Plan for the South Central Project Area adopted by the
Agency in December 2004 for Fiscal Year 2005/06 to Fiscal Year 2009-10. Newport
Avenue Improvements have been identified in the Redevelopment Plan and
City Council Agenda January 19, 2010
14741 and 14751 Newport Avenue
Page 4
Implementation Plan as critical and necessary public improvements in the elimination of
blight and in relieving traffic congestion, providing better emergency services, and
increasing traffic capacity. Any remaining portions of the subject properties not needed
for right-of-way will be utilized for redevelopment purposes which will also eliminate
blight and which is also consistent with the Implementation Plan.
The Planning Commission at their regular meeting on January 12, 2010 determined that
the City's purchase of the subject properties is consistent with the General Plan
pursuant to the requirements of Government Code Section 65402(c).
Under the California Environmental Environmental Quality Act, the Agency and City
must consider the potential environmental impacts of any discretionary actions. Staff
have determined based on an initial study that project is within the scope of a previously
approved Final Environmental Impact Report (EIR) 90-01 for the Pacific Center East
Specific Plan, including a Supplement 1 to EIR 90-01 certified by the Tustin City Council
on May 5, 2003 and that no additional environmental analysis, action or document is
required by CEQA.
Christine A. Shingle
Assistant City Man er
Attachments
1. City Council Resolution No. 10-12
2. City Council Resolution No. 10-04
3. Agency Resolution 10-03
4. Agency Resolution 10-01
5. Summary Report Pertaining to the Sale of Real Property at 14741 and 14751 Newport Avenue
RESOLUTION NO. 10-12
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, FINDING THAT PURSUANT TO
PUBLIC RESOURCES CODE SECTION 2116 AND
SECTION 15168(c) OF STATE CEQA GUIDELINES THE
PROJECT IS WITHIN THE SCOPE OF THE FINAL
ENVIRONMENTAL IMPACT REPORT (EIR) 90-1 AND
FINAL SUPPLEMENT #1 TO EIR 90-1 AND NO NEW
ENVIRONMENTAL DOCUMENT IS REQUIRED;
APPLICABLE MITIGATION MEASURES HAVE BEEN
INCORPORATED INTO THE PROJECT
The City Council of the City of Tustin does hereby resolve as follows:
The City Council finds and determines as follows:
A. That the sale of the properties at 14741 and 14751 Newport Boulevard
from the Tustin Community Redevelopment Agency to the City pursuant to
which the City would utilize the properties for required right-of-way at the
northwest corner of Newport Avenue and Sycamore Avenue for the
proposed future improvements to Newport Avenue and then dispose of
the remaining property not needed for right-of-way purposes for future
redevelopment is considered a "Project" pursuant to the terms of the
California Environmental Quality Act;
B. Final Environmental Impact Report (EIR) 90-1 for the Pacific Center East
Specific Plan, including the proposed extension of Newport Avenue,
certified by the Tustin City Council on December 17, 1990, and
Supplement #1 to Final EIR 90-1 for the "Newport Avenue Extension,
State Route 55 Northbound Ramp Reconfiguration, and Valencia Avenue
and Del Amo Avenue Widening" project certified by the Tustin City Council
on May 5, 2003. Conveyance of the subject property was envisioned
originally as necessary to support construction of the "Newport Avenue
Extension, State Route 55 Northbound Ramp Reconfiguration, and
Valencia Avenue and Del Amo Avenue Widening" project as previously
considered in Supplement #1 to EIR 90-1; and,
C. That an initial study checklist, attached as Exhibit A hereto, was prepared
to evaluate the potential impacts associated with the Project. The initial
study checklist demonstrates that all potential impacts of the Project were
addressed by the certified Final EIR 90-1 and Supplement #1, no
additional impacts have been identified or substantial increase in the
severity of any previously identified significant impacts in the Final EIR 90-
1 and Supplement #1 have been identified, and all applicable mitigation
Resolution No. 10-12
Page 2
measures will be implemented through the Mitigation Monitoring Program
for the Project (Attachment 2 of Exhibit A).
II. The City Council hereby finds the Project is within the scope of the previously
approved Final Environmental Impact Report (EIR) 90-1 for the Pacific Center
East Specific Plan, including the proposed extension of Newport Avenue,
certified by the Tustin City Council on December 17, 1990, and Supplement #1 to
Final EIR 90-1 for the "Newport Avenue Extension, State Route 55 Northbound
Ramp Reconfiguration, and Valencia Avenue and Del Amo Avenue Widening"
Project certified by the Tustin City Council on May 5, 2003; that no substantial
changes are proposed in the Project or have occurred with respect to
circumstances under which the Project is being undertaken since certification of
the EIR and Supplement #1; no new information has become available since the
certification of the EIR and Supplement #1, and pursuant to Public Resources
Code Section 2116 and the requirements of CEQA regulations promulgated with
respect thereto including Title 14 California Code of Regulations Sections 15162
and 15168(c), no additional environmental analysis, action or document is
required by the CEQA.
PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the
19th day of January 2010.
JERRY AMANTE, Mayor
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of
Tustin, California, do hereby certify that the whole number of the members of the
City Council of the City of Tustin is five; that the above and foregoing Resolution
Resolution No. 10-12
Page 3
No. 10-12 was duly passed and adopted at a regular meeting of the Tustin City
Council, held on the 19th day of January 2010, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER
CITY CLERK
EXHIBIT A
RESOLUTION 10-12
Exhibit A of Resolution No. 10-12
Environmental Analysis Checklist
For Projects With Previously Certified/Approved Environmental Documents:
Final Environmental Impact Report (EIR) 90-1 and Supplement #1 to Final EIR 90-1 For the
"Newport Avenue Extension, State Route 55 Northbound Ramp Reconfiguration, and Valencia
Avenue and Del Amo Avenue Widening" Project
EXHIBIT A OF RESOLUTION NO. 10-12
COMMUNITY DEVELOPMENT DEPARTMENT
300 Centennial Way, Tustin, CA 92780
(714) 573-3100
ENVIRONMENTAL ANALYSIS CHECKLIST
For Projects With Previously Certified/Approved Environmental Documents:
Final Environmental Impact Report (EIR) 90-1 and Supplement #1 to Final EIR 90-1
For the "Newport Avenue Extension, State Route 55 Northbound Ramp Reconfiguration, and Valencia
Avenue and Del Amo Avenue Widening" Project
This checklist and the attached evaluation of environmental impacts (Attachment 1 of Exhibit A of Resolution
No. 10-12) takes into consideration the prepazation of an environmental document prepazed at an eazlier stage
of the proposed project. The checklist and evaluation evaluate the adequacy of the earlier document pursuant to
Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines.
A. BACKGROUND
Project Title(s): Newport Avenue Extension Property Conveyances Pursuant to Health and
Safety Code Section 33433
Lead Agency: City of Tustin, 300 Centennial Way, Tustin, California 92780
Lead Agency Contact Person: Ms. Christine A. Shingleton Phone: (714) 573-3107
Project Location: 14741 and 14751 Newport Boulevard
Project Sponsor's Name and Address: City of Tustin
300 Centennial Way
Tustin, California 92780
General Plan Designation: High-Density Residential
Zoning Designation: R-3 (Multiple-Family Residential)
Project Description: The Tustin Community Redevelopment Agency proposes to sell the properties at
14741 and 14751 Newport Boulevazd to the City pursuant to which the City
would utilize the properties for required right-of--way at the northwest corner of
Newport Avenue and Sycamore Avenue for the proposed future improvements to
Newport Avenue and then dispose of the remaining property not needed for right-
of-way purposes for future redevelopment consistent with the South Central
Project Area Redevelopment Plan, the Tustin General Plan and Tustin City Code.
Conveyance of the subject property was envisioned originally as necessary to
support construction of the "Newport Avenue Extension, State Route 55
Northbound Ramp Reconfiguration, and Valencia Avenue and Del Amo Avenue
Widening" Project as previously considered in Supplement #1 to EIR 90-1.
Surrounding Uses: North and West: Residential
South: Residential (across Sycamore Avenue and Newport Avenue)
East: Office/Commercial (across Newport Avenue)
Previous Environmental Documentation: Final Environmental Impact Report (Program EIR) 90-1 for
the Pacific Center East Specific Plan, including the proposed extension of Newport Avenue, certified by
the Tustin City Council on December 17, 1990, and Supplement #1 to Final EIR 90-1 for the "Newport
Avenue Extension, State Route 55 Northbound Ramp Reconfiguration, and Valencia Avenue and Del
Amo Avenue Widening" Project certified by the Tustin City Council on May 5, 2003.
B.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below.
^Land Use and Planning
^Population and Housing
^Geology and Soils
^Hydrology and Water Quality
^Air Quality
^Transportation & Circulation
^Biological Resources
^Mineral Resources
^Agricultural Resources
^Hazards and Hazardous Materials
^Noise
^Public Services
^Utilities and Service Systems
^Aesthetics
^Cultwal Resowces
^Recreation
^Mandatory Findings of
Significance
C. DETERMINATION:
On the basis of this initial evaluation:
^ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
^ I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measwes described on an attached sheet
have been added to the project. A NEGATIVE DECLARATION will be prepared.
^ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
^ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pwsuant to applicable legal standards, and
2) has been addressed by mitigation measwes based on the earlier analysis as described on attached
sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated."
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
® I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed
adequately in an eazlier EIR pursuant to applicable standazds, and 2) have been avoided or mitigated
pursuant to that eazlier EIR, including revisions or mitigation measures that aze imposed upon the
proposed project.
^ I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed
adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standazds, and 2) have
been avoided or mitigated pursuant to that eazlier NEGATIVE DECLARATION, including revisions or
mitigation measures that aze imposed upon the proposed project.
Prepazer: V'/ ~ Date: ~ 2 ~ 3 d
Ma West, Redevelopment Project Manager
Christine A. Shingleton, Assist City Manager
D. EVALUATION OF ENVIRONMENTAL IMPACTS
Date ~ L3
See Attached
EVALUATION OF ENVIRONMENTAL IMPACTS
I. AESTHETICS -Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway'?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
II. AGRICULTURE RESOURCES: In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing impacts
on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or natwe, could result in conversion of
Farmland, to non-agricultural use?
III. AIR QUALITY: Where available, the significance
criteria established by the applicable air quality management
or air pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number
of people?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ ^
^ ^
^ ^
a o
o a
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
IV. BIOLOGICAL RESOURCES: -Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, venial pool, coastal, etc.)
through direct removal, filling, hydrological interruption, or
other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or
other approved local, regional, or state habitat conservation
plan?
V. CULTURAL RESOURCES• -Would the project:
a) Cause a substantial adverse change in the significance of
a historical resource as defined in § 15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to ~ 15064.5?
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
VI. GEOLOGY AND SOILS: -Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ ^
D D
D D
^ ^
^ ^
D D
^ ^
D ^
D ^
^ ^
No Substantial
New More Change From
Sign cant Severe Previous
Impact Impacts Analysis
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems where
sewers are not available for the disposal of waste water?
VII.HAZARDS AND HAZARDOUS MATERIALS:
Would the project:
a) Create a significant hazazd to the public or the
environment through the routine transport, use, or disposal of
hazardous materials?
b) Create a significant hazazd to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazazdous emissions or handle hazazdous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazazd to the public or the environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project result in
a safety hazard for people residing or working in the project
area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people residing
or working in the project azea?
^ ^
o a
^ a
^ ^
o a
^ ^
^ ^
O ^
^ a
^ ^
^ ^
^ ^
^ ^
^ ^
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of loss,
injury or'death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where residences
are intermixed with wildlands?
VIII. HYDROLOGY AND WATER QUALITY: -Would
the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would
be a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g., the production rate of pre-
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted)?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in substantial
erosion or siltation on- or ofd site?
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount of
surface runoff in a manner which would result in flooding on-
or off-site?
e) Create or contribute runoff' water which would exceed the
capacity of existing or planned stormwater drainage systems
or provide substantial additional sources of polluted runoff?
~ Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard azea structures
which would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding as a result of the failure of a
levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
IX. LAND USE AND PLANNING- Would the project:
a) Physically divide an established community?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ a
o a
o a
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
D ^
o a
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
X. MINERAL RESOURCES -Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the residents
of the state?
b) Result in the loss of availability of alocally-important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
XI. NOISE -
Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose
people residing or working in the project area to excessive
noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in the
project area to excess noise levels?
XII.POPULATION AND HOUSING -Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
No Substantial
New More Change From
Signiftcant Severe Previous
Impact Impacts Analysis
^ ^
D ^
^ ^
^ ^
D D
D D
^ ^
^ ^
^ ^
^ ^
D ^
n n ~
No Substantial
New More Change From
Signiftcant Severe Previous
Impact Impacts Analysis
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? ^ ^
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection? ^ ^
Police protection? ^ ^
Schools? ^ ^
Parks? ^ ^
Other public facilities? ~ ^ ^
XIV. RECREATION -
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated? ^ ^
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities which
might have an adverse physical effect on the environment? ^ ^
XV. TRANSPORTATION/TRAFFIC -Would the project:
a) Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system
(i.e. result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)? ^ ^
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways? ^ ^
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that results
in substantial safety risks? ^ ^
d) Substantially increase hazards due to a design feature (e.g.
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)? ^ ^
e) Result in inadequate emergency access? ^ ^
f) Result in inadequate parking capacity? I-1 i-I 141
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
XVI. UTILITIES AND SERVICE SYSTEMS -
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Boazd?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or aze new or
expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand in
addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a raze or endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory'I
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a project
aze considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ ^
D D
D D
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
D D
Exhibit A of Resolution No. 10-12
Attachment 1 of 2
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances Pursuant to Health and
SafetyCode Section 33433
EVALUATION OF ENVIRONMENTAL IMPACTS
NEWPORT AVENUE EXTENSION PROPERTY CONVEYANCES
PURSUANT TO HEALTH AND SAFETY CODE SECTION 33433
PREVIOUS ENVIRONMENTAL DOCUMENTATION
On December 17, 1990, the Tustin City Council certified Final Environmental Impact Report (E1R)
90-1 (the "FEIR 90-1") for the Pacific Center East Specific Plan in accordance with the California
Environmental Quality Act (CEQA). The Specific Plan project proposed the development of an 8.9
acre commercial center, 33.2 acre regional center, 36.7 acre office center, and 44.2 acre technology
center. The project approved in 1990 included the proposed extension of Newport Avenue and the
reconfiguration of the SR 55 interchange at Edinger Avenue as part of-the circulation system
improvements within the Specific Plan area. Subsequent to certification of FEIR 90-1, refinements
occurred to the circulation system improvements, including widening of Valencia Avenue and
Edinger Avenue. Additional environmental analysis was performed per Section 15163 of the
CEQA Guidelines for project refinements referred to as the "Newport Avenue Extension, State
Route 55 Northbound Ramp Reconfiguration, and Valencia Avenue and Del Amo Avenue
Widening" (the "Newport Avenue Extension Project"); the Tustin City Council certified Final
Supplement #1 to EIR 90-1 ("Supplement #1") on May 5, 2003.
The FEIR 90-1 and Supplement #1 analyzed amulti-phase development period for the planned
Pacific Center East Specific Plan and Newport Avenue Extension Project. When individual
activities in Pacific Center East Specific Plan and Newport Avenue Extension Project are
proposed, the City is required to examine the individual activities to determine if their effects were
fully analyzed in the FEIR 90-1 and Supplement #1. The City can approve the activities as being
within the scope of the project covered by the FEIR 90-1 and Supplement #1. If the City finds that
pursuant to Sections 15162, 15164, and 15183 of the CEQA Guidelines no new effects would
occur, nor would a substantial increase in the severity of previously identified significant effects
occur, then no supplemental or subsequent environmental document is required. Conveyance of
the subject properties was envisioned originally as necessary to support completion of the
Newport Avenue Extension Project.
The proposed sale of the properties at 14741 and 14751 Newport Avenue from the Tustin
Community Redevelopment Agency to the City of Tustin (the "Project") pursuant to which the
City would utilize the properties for required right-of--way at the northwest corner of Newport
Avenue and Sycamore Avenue for the proposed future improvements to Newport Avenue and
then dispose of the remaining property not needed for right-of--way purposes for future
redevelopment, the City prepared a comprehensive Environmental Checklist and the analysis
provided below to determine if the Project is within the scope of the FEIR 90-1 and Supplement #1
and if new effects would occur as a result of the project.
PROJECT LOCATION
The Project sites are located in the southwest portion of the City of Tustin, which is in central
Orange County. The properties subject to the conveyance are located 14741 and 14751 Newport
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 2
Avenue at the northwest corner of Newport Avenue and Sycamore Avenue. The properties are
located in the northern portion (Phase II) of the Newport Avenue Extension Project and would be
utilized for required right-of--way for improvements to the intersection of Newport Avenue and
Sycamore Avenue.
PRESENT CONDITIONS OF THE PROPERTY
The Project consists of two 0.2-acre pazcels, both of which aze currently owned by the Tustin
Community Redevelopment Agency and aze each developed with atwo-story, four-unit
apartment building (4,216 squaze feet) constructed in 1967. The sale of the properties at fair
market value from the Tustin Community Redevelopment Agency to the City of Tustin will
result in transfer of property ownership to the City of Tustin with the Agency retaining under
contract to the City property management responsibilities until any remaining portion of the
property not needed for right-of--way is transferred by the City to a private entity for
development.
EVALUATION OF ENVIRONMENTAL IMPACTS
The following information provides background support for the conclusions identified in the
Environmental Analysis Checklist.
I. AESTHETICS -Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not Umited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or quality of the site and its
surroundings?
d) Create a new source of substantial light or glare, which would adversely affect
day or nighttime views in the area?
No Substantial Change from Previous Analysis. Acquisition and development activities
related to the Newport Avenue Extension Project have been previously considered within
the FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would
a substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
There are no designated scenic vistas or scenic state highway in the vicinity; therefore, the
proposed conveyance would not result in a substantial adverse effect on a scenic vista or
scenic state highway. The proposed conveyance would not change the conclusions of the
analysis from the FEIR 90-1 and Supplement #1 relative to these visual changes. .
The proposed conveyances are necessary to continue supporting development of Newport
Avenue improvements as envisioned with the Extension Project and would not modify the
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 3
land use plan adopted by the City Zoning Code. No change is expected from the analysis
previously completed in the FEIR 90-1 and Supplement #1
Mitigation/Monitoring Required: The mitigation measures applicable to the Project have
been implemented with adoption of Newport Avenue Extension Project. No refinements
need to be made to the FE1R 90-1 and Supplement #1 mitigation measures and no new
mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural
resources are significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model (199'n
prepared by the California Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use or a Williamson Act contract?
c) Involve other changes in the existing environment which, due to their location or
nature, could result in conversion of Farmland to non-agricultural use?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause any impacts to agricultural resources since the subject properties are fully developed.
Acquisition and development activities of the Newport Avenue Extension Project have
been previously considered within the FEIR 90-1 and Supplement #1 and have been found
to have no new effects, nor would a substantial increase in the severity of previously
identified significant effects occur as a result of the proposed Project.
The Project is within the scope of the Newport Avenue Extension Project as that identified
in the FEIR 90-1 and Supplement #1. Implementation of the proposed Project would not
impact areas mapped as Prime Farmland. Additionally, the properties have been developed
as apartment buildings since 1967 and there are no areas subject to a Williamson Act
contract. Implementation of the proposed Project would not change the impact conclusions
presented in the FEIR 90-1 and Supplement #1.
Mitigation/Monitoring Required.• The mitigation measures applicable to the Project have
been implemented with adoption of Newport Avenue Extension Project. No refinements
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 4
need to be made to the FEIR 90-1 and Supplement #1 mitigation measures and no new
mitigation measures are required.
Sources: Field Observations
FE1R 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
III. AIR QUALITY -Where available, the significance criteria established by the
applicable air quality management or air pollution control district may be relied
upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable air quality plan?
b) Violate any air quality standard or contribute substantially to an existing or
projected air quality violation?
c) Result in a cumulatively considerable net increase of any criteria pollutant for
which the project region is non-attainment under an applicable federal or state
ambient air quality standard (including releasing emissions that exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant concentrations?
e) Create objectionable odors affecting a substantial number of people?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause any air quality impacts. Development activities of the Newport Avenue Extension
Project have been previously considered within the FEIR 90-1 and Supplement #1 and
have been found to have no new effects, nor would a substantial increase in the severity of
previously identified significant effects occur as a result of the proposed Project.
FEIR 90-1 and Supplement #1 determined that regional ambient air quality conditions,
combined with regional cumulative traffic, contribute to the exceedance of daily State and
Federal standazds for several air pollutants. Consequently, mitigation measures were
identified in FEIR 90-1 and Supplement #1 to minimize these impacts. However, a
Statement of Overriding Considerations was adopted for cumulative air quality impacts that
could not be mitigated.
A Statement of Ovemding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003, to address significant unavoidable short-term, long-term, and
cumulative air quality impacts.
Mitigation/Monitoring Required: Specific mitigation measures have been adopted by the
Tustin City Council in certifying the FEIR 90-1 and Supplement #1 for operational and
construction activities. However, the Supplement #1 also concluded that the related
operational air quality impacts were significant and could not be fully mitigated. A
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 5
Statement of Overriding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003 (Resolution No. 03-72). No new mitigation measure is
required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
IV. BIOLOGICAL RESOURCES -Would the project:
a) Have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other sensitive
natural community identified in local or regional plans, policies, regulations, or
by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected wetlands as defined by
Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling, hydrological interruption, or
other means?
d) Interfere substantially with the movement of any native resident or migratory
fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological resources,
such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional or state
habitat conservation plan?
1Vo Substantial Change from Previous Analysis The proposed Project will not directly
cause impacts to any biological resources. Acquisition and development activities of the
Newport Avenue Extension Project have been previously considered within the FEIR 90-1
and Supplement #1 and have been found to have no new effects, nor would a substantial
increase in the severity of previously identified significant effects occur as a result of the
proposed Project.
The FEIIt 90-1 and Supplement #1 found that implementation of the Newport Avenue
Extension Project would not result in any potential impacts related to the change of diversity
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 6
of species, reduction of the number of unique or endangered species of plant life, or the
introduction of new plant life into the area. No new impacts have been identified.
Mitigation/Monitoring Required: No mitigation is required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
V. CULTURAL RESOURCES -Would the project:
a) Cause a substantial adverse change in the significance of a historical resource as
defined in §15064.5?
b) Cause a substantial adverse change in the significance of an archaeological
resource pursuant to § 15064.5?
c) Directly or indirectly destroy a unique paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including those interred outside formal cemeteries?
No Substantial Change from Previous Analysis The proposed will not directly cause
impacts to any cultural resources. Development activities of the Newport Avenue
Extension Project have been previously considered within the FEIR 90-1 and Supplement
#1 and have been found to have no new effects, nor would a substantial increase in the
severity of previously identified significant effects occur as a result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
MitigationJMonitoring Required: Mitigation measures have been adopted by the Tustin City
Council in the FEIR 90-1 and Supplement #1; these measures aze included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures aze required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
VI. GEOLOGY AND SOILS -Would the project:
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 7
a) Expose people or structures to potential substantial adverse effects, including the
risk of loss, injury, or death involving:
• Rupture of a known earthquake fault, as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist
for the area or based on other substantial evidence of a known fault? Refer
to Division of Mines and Geology Special Publication 42.
• Strong seismic ground shaking?
• Seismic-related ground failure, including liquefaction?
• Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that would become
unstable as a result of the project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building
Code (2001), creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or
alternative wastewater disposal systems where sewers are not available for the
disposal of wastewater?
No Substantial Change from Previous Analysis Acquisition and Development activities
of the Newport Avenue Extension Project have been previously considered within the
FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
The physical impacts resulting from Newport Avenue Extension Project will involve
grading, soil erosion and loss of topsoil but will not appreciably alter topography in the area,
particularly on the subject properties. The Newport Avenue Extension Project would not
expose people or structures to adverse effects involving earthquake faults, seismic ground
shaking, liquefaction, landslides or expansive soils. Development activities have been
previously considered within the FEIR 90-1-and Supplement #1 and have been found to
have no demonstrable negative geology or soil effect on the site. No substantial change is
expected for development of the project from the analysis previously completed in the
FEIS/E1R for MCAS Tustin and Addendum.
Mitigation measures are included to reduce the roadway extension freeway ramp
improvements and roadway widening impacts on geology and soils to a level of
insignificance. No substantial change is expected from the analysis previously completed
in the FEIR 90-1 and Supplement #1.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 8
Mitigation/Morritoring Required: Mitigation measures have been adopted by the Tustin City
Council in the FEIR 90-1 and Supplement # 1; these measures are included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FE1R 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
VII. HAZARDS AND HAZARDOUS MATERIALS -Would the project:
a) Create a significant hazard to the public or the environment through the routine
transport, use or disposal of hazardous materials?
b) Create a significant hazard to the public or the environment through reasonable
foreseeable upset and accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous materials sites
compiled pursuant to Government code Section 65962.5 and, as a result, would it
create a significant hazard to the public or the environment?
e) For a project located within an airport land use plan or, where such a plan has
not been adopted, within two miles or a public airport or public use airport,
would the project result in a safety hazard for people residing or working in the
project area?
f) For a project within the vicinity of a private airstrip, would the project result in
a safety hazard for people residing or working in the project area?
g) Impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan?
h) Expose people or structures to a significant risk of loss, injury or death involving
wildland fires, including where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
No Substantial Change from Previous Analysis Acquisition and development activities
of the Newport Avenue Extension Project have been previously considered within the
FE1R 90-1 and Supplement #1 and have been found to have no new effects, nor would a
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 9
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
Mitigation measures have been incorporated in the FE1R 90-1 and Supplement 90-1 and no
substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City
Council in the FE1R 90-1 and Supplement #1; these measures are included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Airport Environs Land Use Plan (AELUP)
Tustin General Plan
VIII. HYDROLOGY AND WATER QUALITY -Would the project:
a) Violate any water quality standards or waste discharge requirements?
b) Substantially deplete groundwater supplies or interfere substantially with
groundwater recharge, such that there would be a net deficit in aquifer volume
or a lowering of the local groundwater table level (e.g., the production rate of
pre-existing nearby wells would drop to a level which would not support existing
land uses or planned uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, in a manner which
would result in flooding on- or off-site?
d) Substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a manner, which would result in
flooding on- or off-site?
e) Create or contribute runoff water which would exceed the capacity of existing or
planned storm water drainage systems or provide substantial additional sources
of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as mapped on a federal Flood
hazard Boundary of Flood Insurance Rate Map or ~ other flood hazard
delineation map?
h) Place within a 100-year flood hazard area structures, which would impede or
redirect flood flows?
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 10
i) Expose people or structures to a significant risk of loss, injury or death involving
flooding, including flooding as a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
No Substantial Change from Previous Analysis Acquisition and development activities of
the Newport Avenue Extension Project have been previously considered within the FEIR
90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Compliance with existing rules and regulations would
reduce any potential impacts related to water quality and groundwater to a level of
insignificance and no additional mitigation is required for the Project. Mitigation Measures
related to hydrology and drainage were certified by the Tustin City Council in FEIR 90-1
and Supplement #1; these measures aze included in the Mitigation Monitoring Program for
the project or as conditions of approval for the project.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
IX. LAND USE AND PLANNING -Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or regulation of an agency
with jurisdiction over the project (including, but not limited, to the general plan,
specific plan, local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or natural community
conservation plan?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause impacts to land use and planning, or conflict with any habitat conservation plan. or
natural community conservation plan. Acquisition and development activities of the
Newport Avenue Extension Project have been previously considered within the FEIR 90-1
and Supplement #1 and have been found to have no new effects, nor would a substantial
increase in the severity of previously identified significant effects occur as a result of the
proposed Project.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 11
The proposed Project will comply with the Mitigation Measures related to Land Use as
identified in FEIR 90-1 and Supplement #1, including conveyance of the properties to the
City at reuse value as identified in the "Summary Report Pertaining to the Sale of Real
Property at 14751 and 14741 Newport Avenue" prepazed by Keyser Marston Associates
("KMA").
Mitigation measures have been incorporated in the FEIR 90-1 and Supplement #1 and no
substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City
Council in the FE1R 90-1 and Supplement #1; these measures are included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures aze required.
Sources.• Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
"Summary Report Pertaining to the Sale of Real Property at 14741 and
14751 Newport Avenue" prepazed by KMA
X. MINERAL RESOURCES -Would the project:
a) Result in the loss of availability of a known mineral resource that would be a
value to the region and the residents of the state?
b) Result in the loss of availability of a locally important mineral resource recovery
site delineated on a local general plan, specific plan or other land use plan?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause impacts to any known or unknown mineral resources; however, the FEIR 90-1 and
Supplement #1 indicated that Newport Avenue Extension Project will not result in the loss
of any mineral resources. Consequently, no substantial change is expected from the
analysis previously completed in the FEIR 90-1 and Supplement #1.
Mitigation/Monitoring Required: No mitigation is required.
Sources: Field Observations
FEIR 90-1 and Supplement # 1
Pacific Center East Specific Plan
Tustin General Plan
XI. NOISE -Would the project:
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 12
a) Exposure of persons to or generation of noise levels in excess of standards
established in the local general plan or noise ordinance, or applicable standards
of other agencies?
b) Exposure of persons to or generation of excessive ground borne vibration or
ground borne noise levels?
c) A substantial permanent increase in ambient noise levels in the project vicinity
above levels existing without the project?
d) A substantial temporary or periodic increase in ambient noise levels in the
project vicinity above levels existing without the project?
e) For a project located within an airport land use plan or, where such a plan has
not been adopted, within two miles of a public airport or public use airport,
would the project expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the project expose
people residing or working in the project area to excessive noise levels?
No Substantial Change from Previous Analysis Acquisition and development activities of
the Newport Avenue Extension Project have been previously considered within the FEIR
90-1 and Supplement #1 and have been found to result in short-term roadway and freeway
ramp construction noise impacts, and contribute to significant noise level increases along
McFadden Avenue east of SR-55. Consequently, mitigation measures were identified in
FE1R 90-1 to minimize these impacts. However, a Statement of Overriding Considerations
was adopted for cumulative noise impacts that could not be mitigated to a less-than-
significant level.
A Statement of Overriding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003, to address significant unavoidable noise impacts.
MitigationlMonitoring Required: Specific mitigation measures have been adopted by the
Tustin City Council in certifying the FEIR 90-1 and Supplement #1. However, the
Supplement #1 also concluded that the cumulative noise impacts along McFadden Avenue
east of SR-55 were significant and could not be fully mitigated (this does not impact the
subject properties or project). A Statement of Overriding Considerations for the Supplement
#1 was adopted by the Tustin City Council on May 5, 2003 (Resolution No. 03-72). No
new mitigation measure is required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 13
XII. POPULATION & HOUSING -Would the project:
a) Induce substantial population growth in an area, either directly (for example, by
proposing new homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating the construction
of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the construction of
replacement housing elsewhere?
No Substantial Change from Previous Analysis Acquisition and development activities
of the Newport Avenue Extension Project have been previously considered within the
FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #1; these measures are included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the FEIR
90-1 and Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with
the provision of new or physically altered governmental facilities, need for new
or physically altered governmental facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable service
ratios, response times, or other performance objectives for any of the public
services:
No Substantial Change from Previous Analysis. The proposed Project is not expected to
directly cause impacts to public services. Acquisition and development activities of the
Newport Avenue Extension Project have been previously considered within the FEIR 90-1
and Supplement #1 and have been found to have no new effects, nor would a substantial
increase in the severity of previously identified significant effects occur as a result of the
proposed Project.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 14
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #1; these measures are included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the FEIR
90-1 and Supplement #1 mitigation measures and no new mitigation measwes are required.
Sources: Field Observations
FE1R 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XIV. RECREATION
a) Would the project increase the use of existing neighborhood and regional parks
or other recreational facilities, such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require the construction or
expansion of recreational facilities, which might have an adverse physical effect
on the environment?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause impacts to existing neighborhood and regional parks and recreational facilities, nor
require the construction or expansions of additional recreational facilities. Acquisition and
development activities of the Newport Avenue Extension Project have been previously
considered within the FEIR 90-1 and Supplement #1 and have been found to have no new
effects, nor would a substantial increase in the severity of previously identified significant
effects occur as a result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #l; these measures are included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the FEIR
90-1 and Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 15
XV. TRANSPORTATIONlI'RAFFIC -Would the project:
a) Cause an increase in traffic, which is substantial in relation to the existing traffic
load and capacity of the street system (i.e., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level of service standard
established by the county congestion management agency for designated roads
or highways?
c) Result in a change in air traffic patterns, including either an increase in traffic
levels or a change in location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
No Substantial Change from Previous Analysis The proposed Project not directly cause
transportation or traffic related impacts, including resulting in inadequate emergency access
or pazking capacity. Acquisition and development activities of the Newport Avenue
Extension Project have been previously considered within the FEIR 90-1 and Supplement
#1 and have been found to result in short-term roadway and freeway ramp construction
noise impacts.
FEIR 90-1 determined that the Newport Avenue Extension Project will contribute to
significant traffic level increases along McFadden Avenue east of SR-55. Consequently,
mitigation measures were identified in FEIR 90-1 to minimize these impacts. However, a
Statement of Overriding Considerations was adopted for a traffic impacts that could not be
mitigated to aless-than-significant level at the intersection of the SR-55 Southbound Ramps
and Edinger Avenue due to existing condition of the SR-55 Freeway bridge conditions at
Edinger Avenue.
A Statement of Overriding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003, to address significant unavoidable noise impacts.
Mitigation/Monitoring Required: Specific mitigation measures have been adopted by the
Tustin City Council in certifying the FEIR 90-1 and Supplement #1. However, the
Supplement #1 also concluded that the traffic impact is significant and could not be fully
mitigated. A Statement of Overriding Considerations for the Supplement #1 was adopted by
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 16
the Tustin City Council on May 5, 2003 (Resolution No. 03-72). No new mitigation
measure is required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XVI. UTILITIES AND SERVICE SYSTEMS -Would the project:
a) Exceed wastewater treatment requirements of the applicable Regional Water
Quality Control Board?
b) Require or result in the construction of new water or wastewater treatment
facilities or expansion of existing facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm water drainage facilities or
expansion of existing facilities, the construction of which could cause significant
environmental effects?
d) Have sufficient water supplies available to serve the project from existing
entitlements and resources, or are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment provider, which serves or
may serve the project that it has adequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and regulations related to solid
waste?
No Substantial Change from Previous Analysis. Acquisition and development activities
of the Newport Avenue Extension Project have been previously considered within the
FEIIt 90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #1; these measures aze included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the
FEIR 90-1 and Supplement #1 mitigation measures and no new mitigation measures are
required.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 17
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually limited but cumulatively
considerable? ("Cumulatively considerable" means that the incremental effects
of a project are considerable when viewed in connection with the effects of past
projects, the effects of other current projects, and the effects of probable future
projects.)
c) Does the project have environmental effects, which will cause substantial
adverse effects on human beings, either directly or indirectly?
No Substantial Change from Previous Analysis The FEIR 90-1 and Supplement #1
previously considered all environmental impacts associated with Newport Avenue
Extension Project, including any future acquisitions of the properties at 14741 and
14751 Newport Avenue. With the enforcement of the FEIR 90-1 and Supplement #1
mitigation and implementation measures approved by the Tustin City Council in the
Mitigation Monitoring Program for the project, the proposed project would not cause
unmitigated environmental effects that will cause substantial effects on human beings
either directly or indirectly nor degrade the quality of the environment, substantially
reduce the habitats or wildlife populations to decrease or threaten, eliminate, or reduce
animal ranges, etc. To address cumulative impacts, a Statement of Overriding
Consideration for the FEIR 90-1 and Supplement #1 was adopted by the Tustin City
Council on May 5, 2x03 (Resolution No. 03-72) for issues relating to air quality, noise,
and transportation/traffic. The project does not create any impacts that have not been
previously addressed by the FEIlt 90-1 and Supplement #1.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
CONCLUSION
Evaluation of Envvonmental Impacts
Newport Avenue Extension Property Conveyances
Page 18
The proposed project's effects were previously examined in the FEIR 90-1 and Supplement
#1. No new effects will occur, no substantial increase in the severity of previously
identified significant effects will occur, no new mitigation measures will be required, no
applicable mitigation measures previously not found to be feasible would in fact be
feasible, and no new mitigation measures or alternatives applicable to the project that have
not been considered aze needed to substantially reduce effects of the project.
Implementation of activities and development at the project site could be subject to
subsequent environmental review under CEQA as may be required by law. No substantial
change is expected from the analysis previously completed in FEIR 90-01 and Supplement
#1
Attachment 2 of 2
(Exhibit A of Resolution No. 10-12)
Mitigation Monitoring and Reporting Program
Final Environmental Impact Report (FEIR) 90-1 and
Supplement #1 to FEIR 90-1
(Mitigation and implementation measures applicable to the Project are noted in bold.)
'b
o `~ ~
an
bC°io ~~
.. o c
~ ow
~
~ d
o q
Q°" o
..y Y/
~U°
AG
O
i.i
a
~
o
U
~ b
°c, ~,
8
¢
a ~ a ~,
~
~ ~ ~
~
~
.~ ~
o
O ao
•
A
O
C~
.bD
D
~a~ °'
a ~8~
8 "~~
~
~ ,
~ ~ ,
~ a o ~
as
o ~ Q
o ~ ~ ~ ~
~
as
UAA a
i
UAA o
UAA i
o a
UAA
. •~ ' •~
~ ~ ~
LL
C''
~1.~1
o C}y
° W
o rjy
c
U U U U
~ o ~ o
~
~ ~ y
~ "'" ' y
sue. ~+ ~
~ ab0 ~ y
, "~~
~
~
O CL
~ bA
o O ~ ~ v~ ~ y
~
o
d
~, ~
'b ~o ~ ~
vi 'a ~
it
"
r i c
~~
F. Cdr 'b
.., 'y p y,
77
ss
~ °~ ~
~ u
as
v ~ D
..
a~ .~ .d ~~yy, ~ ~
y ~ ~
.~ q ~ ¢ ~ a
O `~ u
.~ CL v
4 u at y •Q
C ~ ~ ~ .O
a
~ O ~
.-. Cd
'~'
~ ~ 3a
o ° ~
~a.r •
~
•>'~~~ ~ i
~ 'a 'fl .~ ~ ~ ~ ~ ~
C3,
~
.
'~ v y
ooa
U ¢,°~~
~A
~ ''~
w a
'~
~
y
~ °
, a
i
~
w
Q p
~ a
i o ~
A
'G ~
t
~
b0
'p ~"' ~
~oU `~ r
A • ~
~~
~ ~ ~
~ ~ ~ ~
~ ~ U
i
U
y
CU
Q
~°
a
,O
~ `r ~ ~ ~
a
o ~ o o ~
> ~ ~ > 4
UAA VAA
.~
H
~F+1
0
U
~ p,
c 0
> ~
-d ~ ~
~~a
~+ U
~ ~ ~
,~„~~~
> `~
." ~ w
~. ~ ~
..e ~ U
~ ~ U
~ U
v ~
a '~ a
U
a~
~ ~~
a~ o
U.~.O
~3 0
.~ ~ ~
0 3
~~+
a
a
,o
o`~o
.~
H
F
W
0
U
CO
.~
'~
O o`lo
~.
~ ~
~ as
a>
O ,a p ~
> g~g~~ 'moo a~i
Ow •.
~ V
ACO
'~ a b ~:
~ v ~+
a
aa~
U ~ ~+ y~
'Q .q ~
3 3 y
~ ~
.~ ~ o
~~~~ ~
,~ a ~
„~ ~ .~ ~
~d y
~y~"~
~~yp
G a0 ~ .y
ao
a ~ ~, '
a A C a,
b
~ :~
c
~
s~
~
'~ b
~
d
0
v b ~, ~ ~• A ~ +••
p b ~ ~
~ ~ ~ O ~ ~ p ~
~wx ° °~~
~ ~UAA UA
A
a~
i~
q
o
~
. a
b
b~A ~
o A
`~" ~
~"
~
~ a
~
x ~
v~ U
o ° ~ °
U
3
F., 4 bA O
.~ ~ . ~ ~ a
i A
~
>
~ ~ ~
~
a
i
~ ~ ~
b y
0.5 ~ ~r U
ao~~ ''
~ ~i +
a~
ao
•~ ~ ,~
~
~, ~ ~> ~
~ c ~ 3
o ., ~ -Y.~~y.I o a• a
a
~ o
~ v,
~ '
J
~ •~ y ~
" ~ ~, ~ f~'" ~ ~ ~ O~ ~ O G~ y ~ U v U
,
~.~ b b ~;~
~ ~~~'~~ag~
~ ~ o ~~ ~~~
~
~
°s•'~ o '~ v ~
• a~~~a.~
o
.
a o°
' o~ •~
~
•
~ ~,~~ a ~ y .~~ ~
~,~
'y~~'~
°'
~
" 3
c,~' ~o go
~ ~ a y 3~ ~.y ~
~
,~~g ~ ~ .moo, ~~~
Q" fA ~ y
~~ as ~~ o ~ ~ o~~o~~~•w ~ ~ ..,~~~o.~
~ ~ a ~ :~ ~ ~ ~ v~ ~~•° 3A ~~A ~'~ U~ ~,,° ~~ ~
y
ego >. ~ ~ ~ ~ ~ a o a~ ~ N ~- ~b o '~ ~
~ o,~v ~ ~ ~ 3 0
~
~»
"d
a~~e~
o ~
~ y y H
~ '~ ~ p •L~' ~ b >, y ~..~ ~ b ice"' b ~ b
3s 3a3e
o ~ as . ~ a~i ~ ~ ~ ° ; ~
UAAUAAaA aAaA
a ~ ;~
° ~ ~ •~
y ~
b°ioo,a a ~ a a a
a d o F F F F F
° H W C~.y ~}q tyy ~F~1
U U U U U
..~ C 4r y D O O O
a .~ O
,o~'" c ~ °ao•~ o~ o"d
a
~ w o.~a o O~o w''w ao
w a
i G3 0~ _~•~ a ~~ ba ~
G, k v1 ~ ~''j Q ~ s., ~ rir' y L' Ar ~ "Cy ~
}" a+°. ~ c'am' ~ Q ~ ~ ' ^' tC~y.y) •~ 4~r ~ Q > ~ '1'~ ~~ •~
~" ~ ~ Opp ~'' p„ y ~ ~ ~ ; p„ y pa '~ ~ ~,," O
a o~ oo;, ° 4..,N~~i ~ ° aa~ y o a ~ y
~ ~ ~ ono ~ ~ oo ~ 'vi .d ~ •~ ~ ~ °~ ,~ ~, :p ~ .r ~' ~
~., > •~ ~ ~ ~ ~ a~i ' ~ •o ~ cod ~°. as oo :~ ~ ~ ~ ~ ~" •~ '~
.°~°b3~ ~~a °~~~ oo ~ a~ a y ~, ~ a~. ~
+r ° ~ >,'a~ ~ >, ~ • .• bap '~ ~, o o u ° u o
a~~ a~ ~~ ° aW off 3 ~:.~c~, y o ~ °v,' ~ y ~ ''~" p ~ b ~' ~
• wHM a ~ ~H ~^3c~ 9U°O~~ Q'
b
o ~ °a'
ao
~.~
o
~ •o ~.,
a
~W
a u
,Q 4
... ~
~ o
U
O
bA a
.~
.a:
E+ y
i.i
.~
C~
a~
~0 3~
> ~ a»
UA ~A
~ ~
H H
0 0
~ ~
U U
5
~a ~
O ~ o
~a •°~
a e a i
a `"
a ° ~,~'
.,
°'U o o~~~ y ~~ '~ °'x ~' a a as >>3 >.9
y ~ V ..~ ~ y O CQ.~ it .~ Gi ~ .r O C~ ~ O y "'n ~
~e a C ~ AA Gi ~ y y '~ ~ ~ CO ~ ~ a: O ~ ~'" a ~ ~ O
r..r V '~ b ~ '~ ~ y iw ~ ~ •~ ~ ~ ~ ~ ..r ~ Cir Vul Q: ,~ ,~ ~ it
rid 8 v '~ ~ O~ >' ~~ b~~ b w z a w l C "O L °' ~ O w
aced ~..+-~«. a8o~ 'dee vo >,a~~Qao
~ w ~ V a ~ a ~. ~.+ b0 ~ ~ O G~ ..., ~ ~ .. y ~ ~ y ~ ~ a G~
y y ~~ ao ~ o s,:a^G ~~ o ~F vUHd3 ~ aH s, a~...
~ Tr ~ y ~ ~ .O y y ~ Ce
F o o ,a ~ o v ~ ~ ~ H b ~O ~ ~ .~ e-i ri
oU''o,~c~,a~~.-. ~
,L~~'~p~ ~ ~ ~ ~F~ o~
U `.r° o a '~ '~
ra •~ y m ~ ~
H '~ :a d ~ ~, as
a~
U
0
0
.~
.~
.~
a~
c ~~~
~, 8 ~
ao •5 ~ a '~ ~''
$ c o o ~
~•~a~ 3~
~Wx ~~c~.
aA
C u :~
a .O
CQ •.'~ Vl y
~a~ ~
~ o y o
Ua ~
..,
U
0
~ ~
a
•~ ~ o
~ u
F~ ~~
~o
AU
u
p ~ > u .O as y ~ ~•
aa,'~'°'.cy°u ~~w, ~ c3,ua~a~ a oaoa_?~
o y p '+~ ~ ~ C ~ O y ~ O ~ ~ ~ ~ ~ y b ~ v ~ .~ ~ ;~ ~
a~a~aua~oa y w>a ~a`~~ 3~
+" ~ '~ . fA ~ VJ ~,y ~ ',',~ ~ a y F-~ ' a it y"~,. ~ i.~ ~ ~ rr GC
•~ C~ +i •~ CO a u
a
3 H .., O wD ,,. ~ ' ~ p ~
~~o a8~.~°.~yu°u~.° ..'~,a~e u7p .a .d
•aya•3'o a o =,~•o'°.c ~•o.~ a ;;~v o ° ~"a ° ;; ~ a'o ° ~
o ~n u ° y p ~. ,~ u ., ~ ~ a 3 a~ ~ ~ ~ .`.
as ~ ~ ~ '~ •= a y ~ $ u as .a u a~ .fl ~ ~ u .a o ~. ,~ woo ao i; '~
~ ~ a, ~ o ~ e° a z ~ •~ ,~ ~ vu ~ ~ u ,~ ~ ~ .a c aae y .~ w ~ •u
~ ~ ~ H ~ H O ~ ~. a H ~. F ~. at ~ ~ o "~ $ y .r o ~ o ~
o z wo ., .,.. .... ... ~. +~ . ~ ~ a ~ u o
~ ~ ~ in OQ •.~.~ Ow 'g~ ~
.~ u ~+ y a ~ ~ a •.,
~ ~ b tp. u u0, o v ~
•O
o ~ ~
~~ ~ :y ~ 'r
~
~~ a ~~ ,~
O q
~Wa
~
~~
U
aA A
o a~
~ ~ ~ •~ H
o H F
0 y
~ ~ ~
a .~ ~
U U
o
~
~, ao
~~
~ U~ ~ 0
a
.
'~
F g ~ ~ o
.~ bi° ~
~
°
~
,~ c 0 0
v q.
q
~
a ~
~;
0
q ~ u
O b
w
a
i o
~~, ~~~~a
o W
ee ~ q U
~ ~ ~ a
f..," d
a-rr
~ •~ y ~ ~
~.d
~N
'~~°' bSa
.~ 9~:~
~ ""~ y O .~ H ^~ u
~ Q, ~ .b
~
'" ~~" .a q ,J°~~ ~
y "~ ~ ++
~ .~ i-.
1
°'~x y
o.
~ ~ b o
~
~~
~ ~ ~ u
N ~
~ ~ ~
O
~ ..~ o ~ s,
~ ~ •
V1 ~ .; ~
~ ~
~
' u
~ ~ ~ y
0 ~ ~ ~ ~
~
~ Q ~ y ~ ,fl as
.»
U~ ~~ 'u'+~ c ~
•~u~
~
c•~V W
~ ~'~ ~ ~•p~
~
0~
a H ..~
.~
`"3~'~~C~
~~~ ~aa~ ~p•~ ~Q.~
UAA UAA UAA UAA
H ~ H H
H
O O O O
U U U U
0 0 0
34; o~ o~ o~
~ ~ ~ a ~ ~ ~ ~
an au
o ao o ~ o 0
~ .. ..
Una alb a.n a.c
~ ~~o
°' ° ~
~ ~ N > a~ u
. ~ ~ ~ A ~ ~ ~ ~ ~ ~ ~ ~ GQ~ii y it
~~'va~a~+'a~ ~ ~~~ ~~a~
,. a ~, o
o•.• ~~ ... y y-d a.~ ~ c
..
v ~ ' ~ Q w ~ '~ -d °' ~ a. ~ aoi
Q
^' ~+ N Cd ~+ ~ .+
O O p '~ ~~~ ~c~ ~~ O .~0» O
~~''
°' 3 ~~ 3
Q. ~1. O 0 0~ O O O 'i+ ~ ~~
o~~ o~, .., o C~"t-
O ~ "d ~ CC ~ y ~ CQ ~ ~ ~ ~ ~ a ~
'o
0
3
0
a~
0
.~
.~
a .~
Q°
b
w
a~'o ~ a ~ ~ a ~ ~ a ~ ~
~
~ ,~ ,~
~ ,~ ~
~
~ >,
o
~
Wa
~
~
s a~ o~
~ ~> >a ~>`ri, >c~ ~>~ ~>~
UQA UAA UAA UAA UAA UAO
~, ~»
~ ...
w
v
~
~ _
~
aoa.a ~ F ~ E~ ~ o
~
~ o F» F..,
~V ~, o 0 0 c .~ 0 0 ~0
U U U U ~ U U~d
~
w
~ ~
; ~
~
~ ~
~
'b ~
~
~
o
.
O ~"
Lw
~,
iw G~
N
+r U
CA p
°'
w
a C~
a „
~ 8
>, o .,
~.°'°
a s
°a,~
cC
x .~
y Q,
~
s
o°~ y
°~>~ ~~~ Sb b ~~ .
~
w b ~ ~ ~, a ~ a~ ~ ~ ~. ~ o 0
c
a w o .~ y U A A a+ o a ~ O
. ~
•
U '~
x a~
o
~~
~ eC
'~ 'fl ~ $ p ~ a ' y
•~•• y~ c~ w
y ~ ~ ~
~ ~ ~ ~ H •~ H ~ ° ~ .
~
V ~ ~~+ ~ ~ Ci
v w° y ~ ~'' ~' ~ ~ ~ ~ U U b ~ ;~ o ~ v a ~ aoi A o ~
~ °' ~ °i '
~ ~
~ ~ c.a~ o ~ o o ~ ~ •~ ~
b .~ o 0
o ~«. w c. as o o a~ a. ~ ~
~ aa °'~ ~'~'~~'~ ~•~-v
o ~ oA
~q~S
~ ~ ~. as ~~'~~°
~w ebb 30
v
~ •
'~
~ ~/
Gi W ~ . ~ ~ ti
~'i d ~
` ''-~
~ 3
~ A
° A
~
' y
~
~
~ ~ ~
o
~
' ~ ; a~
> •
. :~
~
'- .
w /
ff
.
~
Cd ~ •~ ~ r :7
C U Q ~' ~ b ~
~ ^ N ~ C~ cd
CQ
V1
b O
'L7 cC
'b
V y
G
~ ~
y
~
bA ~
~ ~..~
y
~ '~
.
u ~ y
N ~ ~
~ ~
v1
a~
~
.~
~
a y
~ 8
° C,
p H
a
`'
° ~ ,... C7
d ~
o 'r
~i
a
a p„ ~ o
~ a
i
. w F-~
.w
o:d d-
bA , yU
.a ¢ awU o ~ ~ 3
b
p ~ ~ i~
o ~ ~
~ •
a
ao 'g
~soo
~ •
~Wa o
d
as
o q
°" o
~U ~
a
O
~y
"0 ~
bn p
~
.
E~
~
y
~~
a
~
a
~o
a
i
AA
~~
~ U
,~ U
~ ~
. ~ a~
k~
~ „r
C~~
o ~ ~
'b ~ ~~
~
o~
a~
~
xA
y
yo
MR
W
b
Cd
x
~,
,o
a~
y
•~°'o~
~ 03~
~» a
U A C~ A
.~
y
0
H
~.
0
U
p
o u
~. o
O y
•"'~ p
it
a~
°'~~
~~~~ .~
~~•~~ c
8ya•u ~.
•~°'"~y~
u ~
~ o ~ °.d •v
+' .C L7
C~ "d y ~ ~ ~
oaa~~~•ur~
o~a~oti~
~~u~~~.
~~~ c~ w
~~~ ~~
~, yapo
~~uo"o°'
~':~v~'.9~~.
~O ~•q~
~ h b y
~uo~•;~
~ aodU
a
Cd
b
CQ
ago
0
x
~,
u
,o
own
.~
.~ ~ ~ ~ iy ~ ~ •~ ~
~° 3s 3a 3° 3a
'°~ ~~ ~~
A
a.A aA aA a aA
.~ y y .~
~ H F H H
F
+
4.., ~.. a, ~,.., ~..
U U U U U
O ~ y ~ y O u
O V1 ,Lr .fir
fly ~
0o it .fir
~ Q ~ ~~.yyr
~ ~Q
~ y
~a
~
° ^ ao
°°
° ~
~a a p
ono
o ao
r.+ a
~
~
~ o ao
~.+ ~r •~
u
fl
"
•~ cd
alb •~
wo •~ ~
ao •~ Ca
alb i
p v
0.9
•~ o
~ ~ ~ on
3
~
.., ~ ~
~ n'
4'
~ ~ 'fl
p ~;
~ ao ~,
.~ .G w
~
~ g ~ q
~ ~ .a
~ Q
~
•
~ V p "d ~ „
C1 ~ ~
~ ~ v~ ~ ~~ C". o ~ ~ ~ R
~
o~
w~c .~ ~•
° ~ ~,a
a.:~ ~~
~ ~ b
.9~~+
~•a°a~~
u :~ • ~,
~ 'v ^~
'~
as ~
u ~ ~
~ ~ bq ~
oo ~, p ~
~ a 3
~ ~
°
~ ~
j
~ .:.~ ~ ~ ~ C3 '~ ,
V
~ ~ y 0
c ~ o ~ o a~ ~
v ,~
~ u ~ ~ u
3w~
~~~ o•~
o~~ •~
Q„~ . wo
~.~ ~~b.~;
~"3yy~
a " d
~ d
~ ~ ~
~ °~' cs. ~
a ~
a ~"
~
~;~ ~ u y o ,
~ ~~ ~ ~ ~
~ y ona~
~" ~ ~~j fA ~ ~ CC ~ ~.,•
~ CC .~i v
O C~ Fr on ~+ ~ ~ ~
~ +.+ bn i.i u
~ °~ ~~ ~ 3 ~. a ~ ~ '~ ~~,~u
A
~ ^~ o
'~
~
~
~ O ~,
Q"
~ o ?
3op
o u •1r ~ r~qQ
V1 ~ ~ C
~
~ u u y ~ •~ ~ ~ Gi •0 Qw it Gig
.b
o ~ ~
oc
~
y
~
CQ
'C ° c o
.,.~w
a a a
~ o ~
3
~ ° ~
3 a o ~
~
~ o ~
3 e c ~
3
~
~Wa ~ •a ~ ~ ~ ~ ~
A
a~i ~ ~ ~ ~" ~ ~ ~ ~ U
aA wA aA wA aA0
as
b
° .. ,
•+
~ o
..
H ~
F ~ ~
H H
~,
~O~
U c o c c oA
p~ ~ >, ~ >, ~, >, w
U U U U U O
~
o
-~ 4..
0 o
~ ~ U ., ~
bA ~ p
~ o fr
O ~~'
'~
~ ~ ~ a a H .~ y
.
H y o~ °~ w o~ °~ u
•
~ o •o
a~ ~ a. 'b
w
Q° o b
..
a c
~ '~
:,
a
a
o.
. ~ a.
~°.
° ° ~ '~
~
~» ~ ~.
o~ ~ a~
~ ~ ~ ~ ~ ~
~ •4 q U U
o a .
RI ~ L
"
~ ~
'~ ~
• ~ ~ ~/1 ~ '
~ ~ U
~
y
O N
it '.' "' +-'
r C~ fl
~
.~ G~ ~ • Li "' V ~ y '~
~ u '~
~ ~
~
V ~ Fw . O O 4r C."
~
CC ~
C~ •
~
•~
°
~
,O C~ +-~ ^"
t3r
~
~ O Cq
O p
i~
y
~ ~
~ yam' .~
G~ .~ ~
y y b
V ~
y
~ y
~ y
+
r/
r.
a
~ b ~ '•~ ~ ~ •~ y ~ ~ V p
~i
~ ~ y N ~
Vl ~ii 1w .
~ ~ ~ ~ ~
~ ~
b %j ~
a ~ y .~ y ~ ,r ,~
b4 ~ v ;~ v p C O 'fl ~, ~ :~ ,~~,
~ 'O •+~ y i >
y 3 3 ~ 3
~ ~ v ~ ~
O ~ b
p c~ p
y O y ~
U
O ~ • D p y~: •y~ ,Q y tC -~ p 3 O ~ ~ o ~ ~ ,~ ~ ~ ~
p
~ ~ ~
CO ~ C a~+ a,1~ O bA y ~ y
~
~ V ~' ~ y ~ ~ ~
~
y ~ ~ ~ • L" ~ ~
i l
y spy
~ U
^S O
1~ ~ p y
'~
~~ ~ '
~r' A (~y
C
~
aa~~~;a~vo ^a
~ ~
o •
~ aid ° iy
$ 8 ..r
CC
°~ ~..c~
~ ~
rAy
~°/ rY~ ° ~ y ~ r°~ Q ~ ~I ~ .may
rr v ~•y •~
+ • r
Vl w .
~ •p ^ ~}`j~~y ~y
i.1 W ~.y+iq
~ _~
W1 WI
~ ~y
~ V •'q ~-.•
W y U C/1 b ~ .b U i..i s. QI ~ ~ ~"~ •
.~.r •ti
~ a ~ ~ •~ V •
~ •~ •
y
° w w.
~ U
'~
• • • • • r o
~ o
A c~ ~ y ,~ ° ~ > ,
~ ~ ~ ~~ O -
a o w Q ~ ~
A 'O U
~ ~ . ~ x
b
a ~
~
,bo
~ -o
~ b
b~4 '~ u p ~ ,~ „ ~,
~ ~ A
a~ .~a'
~•
~aay
W 3°'A
~~ 3°'
~~ ~a
~ 3°
~~
~
a w
' ' ~ '
~
AO A A
a a UA a.
U
as ~ ~
b0 ~ b ~ ~ ~
~ V ~' A o A o
>,
O
~
O
~ >,
U U U U
a
0
~ ~
dD p
~
.
H
~ .
.ate 3~ ~ U~c~`n~~~A
~ ~ ~ ~ '> d ~ ~
~ c
~
~ '
~
A .~
°' ~
V
~
c
~
~
Q"
3
~ ~ .~
° ~F~
.. 4.. a
c~ oa
>'
oo
~~
c
U ter ~+ C~ U .,., ~j •~~ ~"
~ " °
Z' ~
v O ~ H A Q. ~ c~ 0.,b c
, • ~ ~
A ~o ~ ~ ~ ~
~ 3
3a
3A-
j ~c7
y
~
as c
~ ~
o
~.w
~
~ ,
~~„
'° °~ ~
~ou'b
~ ~, o ~
o
~
o~~c..r Ua~;~
~ ~ ~,.., .~ ~ ~ a a~ c~ w
, .,
a ~ ~~ ,~~ o ~b~3 ~3
~ ~~~; ~o~ ~~~, ,~b~3~~A°~3
~ ~ ~~~ a'o~r~~
U ~
c ~ ~ ~ H ~ ~ '~ ~ ~ ~ H ° ~ ~ ~ o
°' ~y~ ~~~ o~°' 3a~co~U~~~y
~ ~a~
.~ a~ AA
~b .~ U U ~~~ c~o~~a.•°~'~
~ ~ ~ 3 ¢~~OO ~~~ dv~Ua~3a°
~v
Q
"
~
a
.
a
0
w
a~
y~
R
O
.~
.~
.~ ~ ~
~ o ~
a ~
UAA
H
W
0
U
s~
y
i..i
~V °~ m
o ,~'
F~V'y a
p ~ ~ A
.~.~ p a~ ~
y~;~~
~~
H~3~.y
O ~ y
>> ~ o p
,~p~~o
U„>•~a
e, ono ~ U ~
~ d ,.k ~ ,o
~ ~ ~ ~ ~
~o~~~
.~~~a~
~ ~ ~ H
"a•~•~~
~~~'~~
c ~ ~ ~
d ~ u ~
o
q as
dU'y ~ i;
C
o `~ °i
:a .~ ~ ~.
~.9~y
eoo~o ~~~~~~ ~~a
o a ~ ~ c ~ ~ c~ ~ a~
Ewa ~ > ~ ~ > c ~ > a
UAAUAA UAA
c ~ ~ ~ .L9 5
.~,
~ ~
~aa ~
~~o ~-+ H H
O y t~.y 4r 4r
V O p O O
U U U
~ a
o ° o a. c a
a ~
~~ `" a ~ a ~
~ ~ ~ ~ 8 ~ 8
O~ ~ O~
E,, 4 0 ~.. y 0 ,r ~ o
Y.y ~ .~ y .~ ~ y d
a v w o.~ a o.~
y •~ y ~
~ o ~ ~ ~ ~ ~ ~ a ~ ~ a
a+ ~ ~ ~, as ,. ~ v ~ oA o
~ ~ b a'b H ~ N ~ ~ ^ '~ ~ V
Vl VJ '~ ~ y
~>~~~~ a~~~~~~3~,~~
-- d o
V O~ i«q O p ..r w~~ y O~~~ ~ y y
~ ~ ~ ~ ~ ~ y ~ O ~ 'v ~ ~ O W O I~
:~~~SA~~~za~y~ ooao~~
o ~
~-°A yU ~ ~ 3 PAZ >c~H ~~ ~.~b
'o
z
a
CQ
a~
O
.~
coo
.~
...,
C ~ ~ ~ ~
• ~, O
~..
as
°
as
~
• -• ~ a~
~
A ~ u
~
~ow~ o~ o~ o 03~
UAA UAA ~AA UAaA
o a
~
•
°
•
~ 4 ~ ~ ~
V~ 0 0 c 0
a ~ ~ ~
U U U U
° 0
~
W ~
~
~
..'7 ~ y
b ~ r p ~+ CUi~y, C ~
.,yn a ~ ~ vi !~, .,yr CL,
~ 8 004 0 ~, ; O ao 0 ao
~ ...~~
a ob ... y CL
A; o
~ O ^+
c
a ..°q CO
w ob
. .
b
y
~ ~ ~ y ~ ~ ~ °
fi p b '0 y y
o
~ ~ v ~ y ~ ~ •,..
~ 3 u
.., ~,
3 ~ ~
~ ~ C, 04 u E-~ y •~ ,
~
v
~ ^y t7~ ~ ~ •p A C .~ i~'4 p
.O cad ~
" is
i+
~ it Q rid
~' H .~ C~ ~ .~.~ ° C~ fA 6~
b ~ H a ~ ~ ~ ~ c~ ~ ~+
'~ ~ •~ ~
~qO~ > .~ o
s.
4 a~ Q ~ ~ iw
Q rn ~ i. .. y
a~ ...
~ d ~
~ ~A
°' ~
~„~ ~
'~
~ ~ 04, a,o~ °'
'~ O p Z o
~ a~ O ~ A
~ ~
~ p, ~ ~' tu., G ~ ~ .b
o ~ o ~,,, ~ ~
A d
v ~ y g ~ ~•~~.~?U ~ ~, ~
~a~ ac
~ ~
~ z Cy •G~ ~ U ~ V v1 ,
.r . ~ ~ ~ ~
o •~
•~
" ~o~o~~~,~ ~~3 ~A
$
. q ... o •.. O
y ~ ~ ~ .
~
~
y w+
u "~ y
'~ ° Ca ~
~ ~ b 4• b ~
u ~ .~ Q
~
u
'~
~ .~ o ~ •q ~
~' ~ ~ ~ > .
~ a °
a
i o
~ a ° ~
V ~b are ~~ ~
~
~ W
~
~ ~,.a~ N
~
U US
4y O Ca .
Cd G~
A . i
i ~ ~ ed
~ ~ ~
.~ ~ .~ ~
0 0
>~>
UAUA
.~ .~
~ ~
H H
0 0
U U
U
.~
U
a
0
w
`~
0
0
.~
O
~ V)
U ~
..yr
o ~
b
O ~
a,~ O
N V1
U •+r^,
..y.~ Q"
o 0
~b
O ~,'~
a~
~ ~ 0
~
ob~..,~
uV~a~ o
y
A ~ '-' '-'
'°
dp
V ,~ U t1. y •.+
rn 4. CL~+
a~a° ° ao~ o
F., p O v~ .b ; o
~
a~ • ^' .-,
'
>.., o~
~D
~ Q O ~ `~ ~~, • ti
3 ~~ ~
b ~ a
.
~
.~~ ~,~~
b3~
~ 5
~
C~ ~ ~
Q U ~
'-^ 'p ,..yf r '~
' ~
;
~ U~ba~~.a
~'
O ~ b ~d
O
U
i
i F
., b
. cd O
'~
b ~ y
O qp ~
~e
•9 ~ y
G
~ ~ ~~ ,~~
~
"+ +0,, a"'
'~
~
a 'A p
~o g y p
~o°' " Q
3~
o
~ ~~ ~~
~ •
UA UAA aA
a~
oa~
~ o
.~ ~
.~
. ~
~ao H ~ H
O '~' O O O
"a te ~ ~
U U U
O ~
O ~~, ~
O ~
O
,,yy
`gyp ~ U ~" V ~ ~
bA ~^d ~
~ ~
~ V ~ O d y
F., a .,
.,
o ~ ~ .
g ~ c
g ~
~ o ° ~ cb o a
a~ o c
a a
.
4., -~ o
~ ~
w ~ ~ o o b
a
O~~ V O O y •~
~¢'
o~N ~3
~
C6 ~ N Q ~ +fn+ ~
~
o'~ V ~-+
~,~ ~
.,
~ yy3~
3 3~ a°~i 3 a~
w °~ a
~, ~
~
~ • ....
o
'' aoi ~ A
•
i
~ ~' ~ ~
~
~
.
O ~ ~' a
.
.
~ U ~ b +A' ~.,
tS,
~ N
~
y ~ v s
" ,--~ '
~r"
O
7 b
~
~ ""~ ~ i
~ O
r
~ ~
,~ ~ ~
~ • ~ 3 3
0 $ ~
~ U ~ ~. 'L3
U
~
~ ~ ~ C ~ ~ ~
• ~ ~
~
~
~,
~ o ~ 0~~•~3
~
•~ ~ o ~,~
~ 3 ~
~
~ ~
~ a~
~ a~i o c~ ~ ~ ~
~
[A ..r .~" ... L Q~
y
~
~ ~
~ ~ 0 .
~
~
~ ~
~
i-i ~ ~
~ O y O C~ O y ;~
. ~ C~ .,
o ~ ~ o ~ c ~ ~ w
o •> ~ w aoi
i
~•~ .
o o
o
~
> ~ o
~
~, a
i
~ •
H v ~ ~ ~
y
•Fr
L b
~
~ r-+
y
• ~ r-+
3~ 3~
~ 3~
~
" ~
a .~ ~ ,
.~ ~.
aA a.A aA
'~ .~ .~
y
E.y y
O ~I•n
O ~
O
~'
.
U U U
O ~ ~ ~ ~
~
H °~
H N ~
F• aoi
dU ~ f~U.r AU.r
p .r O U ~
p~"
+•~ Q U ~
p~•~
o°~c.
oA" ~
o°~°
a a o"°
~a a
o
y
as
dew ~
dew
¢~w
~ b
~~ ~
`~
b~
b
o
bb
o 0
b O b ~ ~ •0 C ~
~ O C
iOn y ~ ~ ~ ~
'~ O ~ O O
~+j O O
~ °y ~ a
.~ ~ ~ ~ o ,a
N ~ y
~ y 'd ^,
.
:i
~ p ~
~r
~ ~ •~ 3~~~'""
'~
"d .
a~ ~
~
b
~
.+ b ~
~
A
A O ~
~ dC ~ "O ~
G
~ 'r^,. G
y c~ v „
a
i
O cC .~
~~.
~ ~ ~ ~ ti O
+ y ~
r ~ ~
U ~ ma
~ ~
~ .
y
G~
v~~'fl~; .,..~
i 3a~p y
~~s,~ai
~ o ~ c ~ i ~ ~ ° U .~ ~ ~
~ °' b y o ~ 'o~ib 3 o v
°'
~ ~ to •
~ ~ °' ioy
I
O p~~~ y
y ~~ •~
~ a~ ~.~
~
~ Rt ~ ~ b • •.•~ 5Q
O Q
~
q
~o
~o~~ O O
w3~."c
°
''~
o ~ b ' o~ o ~
` n ° ' ~ ~ ~
~ o ' ti b 3
-• u
~
°"y 3
a o
~
g
~--~ ..7 CC ~ RI ~:~ ~
C/~ ..~. ~+ .-. .~~:~
~i ~+ ~+ .~+
U
c0
O
Cl
H
w°
•O
.~
C
c ° as
ono ~
~ ~ H
~
.~
~
~ °
~ o ~~ O ~
3~ O ~
3~ O ~
3~ O ~
3~ O ~
3~ O ~
3~ ° ~
3~
~W
° °
aA aA aA aA aA a
.~A a
.~A
a u
°
~ H H ~ H ~ H
o
~
',L H F
. E
°~ 0 0 0 0 0 0 0
U U U U U U U
c
a"i
a~i
~
o ~
o
~~" ~ co ~ a~
~ c .~
~q a
~ a
qq
qA
U o 'bd oow
~
~ ~ _
oaf
o ~ W oa a
o a~ W oa~
o a~ W ~
d~~
o ~ .o ~
i~
¢c
`•~ 'o ~°'3~
~ ~ ~
,~owo~
'~
. N O ~O ~ N O O c~ o cd O. A O ~ >'
~ b
d~U d~U dJ~U d~w d~w ~
~ °
o ~
a o
~
.
.
a, aa
i
~,
c ~~
o ~,
~
~ ~
~, ~
c ~ ~
'
~ a~
~
~~
0 0 ~
•~, .0 °
0 •~ 4.,00 °
o .r .b ~ 0 °
0 ° ~
~
.~ ~ a >
o
Fwd ~
~ ~ a
~ 'b ~
; a
~ ~ ~ 'ab '" ~ ~ ~ ~
i ~ ~ '~ ~ '~ ~ a~i
3
,
~
~ .
~' .... ~ ~
~ ..
¢'
~ a
~
..-~ .C ~
~ v
'ono a
i
y .C
~
~
°N'.v ° °~'°'~3'b -°
v ~
.~~
w
ts~ o,
;
~
b ai ~'• ~b "" o~~ ~ ~ ~b ~b ~ o ~w ~ a~i ~F,~
a~
~, .b ~ i~ a ~ o ~ :~ ~ ' S
~ ~ ~ ,.r _
O ~
Q~
y ~
~ ~
~ ~
>~ ~ ~~i
~ ~ r~~..11 ~+
'b 1~'i
O
° ~ ~ ~ ~
a~ ~ ~ ° ~ ~ ~ ° ~. o a~ a~ a~ a ' °
~
~
• ~ ' ~ ~ ~
•
~..~ ~ o
`~
~ ' O ~ a+ it ~ ~
I ~ ~+ I o4 ~
i-~ '~.+ y f'~A •'" ~
~ ~ ~" O
~ v •'' .r `C~
~ CQ y~ CC
~
~ ~ ° ~ ~ a~o~ 'db °a ° ' ~ ~ ~ '~ •~ 3 ~ '~ a1 ~ a w c ~
~ ~ -v ~ b
° ^o 'b ~
w'
° 3 „ ~ .~
°
~ ~
.~ ~
r C'_'~
x 2 ~w
" : ~
~~, + ~4
„
p y
~ ~p O,~y'~
O ~ c~j ~ "C O ~..
.
~
~ y O 3w ~
RCN
G) O ' q~ dj M j ~ ~
~ .
y ~~. ~ ;"~ O ~p,
~'"
Vd ~ cd
rx~.~•~ a!~ a4°.~a3a r~~ ° Z~•~U.~ O
A as° O c
a aa.~~
~
~ ~ ~~ ~
'
'~ V a
y
~
~ y
~+ y L ~
~ a.~
~O°
•o ~ ~ y
38 }.
3°°' ~a38 3°°'
W ~ u ~ ~ ~ a a ~
~ ,~
.G 4 ~ ~ ~ ~ v ~ ~
aA aA UAp.A aA
o b ~ .~ ~ . ~
o H H
H
H
° VJ
~ ° o ° o
U x ~ '~
~
U U U
• ~ 4, c
bA b ~ .3 U ~ F
., U ° b ~ ~
a ~ CiC ~ w° ~ a
~8
0 ;~~ A
u
d~.°'
aa~~ L ~g
~ 8~;'3 ..+
Noaa~~
.
~ " C.l~ ~ y
'~ y
~ O ~ Qn ~ y O,
~ 'b it ~ Q
~ '~
!,
~3 ~~w ~
d~W
a ~.~ ,
a o.~ a.~ a .
N
a ~~ 3U
L"
~ ~ ~
~ ~ ~
.
i w
~
V V1
w
~ °
~
A ~
~ a
>eay
v...y .»~
~
d °
' `~
~
~ ~ ~ is ~, as ° ae a ~ ~
o a o
a d ~
~ ~
~ y
a ~
3
~ ~
~ ' ~ ~ a~
~
w
y ao
!
. .
.
~
u i •
a
~ y ~ o ~ ~ ~ ~ ~' ~+ ~ %~ ~ ~ ° ~..i ~ W ,~ it
0 0
w~ ~'bg ~ ~ ~.b
• ~ c. ~~ a~^~ ~
~
v
i ~ ° ~ ~ ~
a'
a 3 c~ o d e
y p~ y C+
y '~ v
i o
.~ y ~.
~ 'd ~
~ ^' y o ~ o .~ y ~ V ~ CO r~ it ~ ~ iii ~ • ~+" ~ ~ o V
~r
° ~ ~ ... N o
a~~ ~e ~~•: ° it iy b y .' j °
~ ° oat ~
E, o Cd
y
jw~
o
b
y
3 t
a
i
z i; " ¢~ aid o 3 c°~ OC1 c.a~s 3:a "y.awUrs. aa wE-
,fl
a~e~
DDB
'L' N C O
~ -w
°W O y
3
~ O~
3
~ O~
3
~ O~
3
~ O~
3
~ O y
3
a ~ ~ ~ ~ ~ ~~
aA a.A aA aA aA aA
C V :~
o H ~ H H H
ad E H
V~ 0 0 0 0 0 0
x ~ ~ ~ ~ ~
U U U U U U
c ~.' ~ ~
~ ~
~ ~ o ~ o o o
U V~
.... v 0 v 0 U O
F' a4 •~ ~ > •~ a
~ .~ a
~ .~ a
~
ca ~ t1. ¢~ .,
U ., U . .,
U .,
" ~ s~.~ s~ s~ s~
o .r
~ od ~ w
O ~ ~ •~ ~~~3~~ ~ c
~ o`~i q '~ a a`~i ~ ~ ~ ~ o °' ~ ~ °' ° ~
~ ~ ~ U
.-.
~ °' o
~ U y ~
~
~ W
~ ~ ~
~
~ V ~ ~
d
~
~ U ~ ~ U ~ ~ .~r O ~
~ ~ ~
~ •
O
~y ~ Q
~ 0 V
. ~
~ + C~
r
~ .O O
• .+ Q
~
.o
.O +
r
.Q
~ ~ ~
.~
.~ cd
v
i
it ~r 4r
v ~ .~
O C~{"y
~ ~ ...
~ , ~ a ~ °o'
f~ v O
Q. ~ ~ O
Q" ~
~ O
~
~''
~~ O
~ w
.~ A bA~ ~ Q. ~ .
g..
~.
~ a ~ ~ ~
Wv~v ~ a ~
WN ~ .
~ a "G
W~
~ ,
,
~ a ~
W
~ ~ c .b ~ b a~ .~
~b
~
'~ ~rr a~.~
~ A
~
~ ~
O i Sao
~"`~'~~ O ~ ~~~ n
~~ D oo
~~~ p~
~
Mp
~^~cg.~ yy .
O °O
V ~
~
'~ ~ ~ ~ ~ ~ ~ ~
~
~ ~
,
'
•
b '
j ~ t~ • r~ . U . c
C
~ V ~ 4
~ ~, .
~
a
°'
~~ a~ aa~ a~ ~
'° .
a~_
~
~ ~z °' ~
°'
~z ,~
o~A
a
°'
~z
b .... 4,
~~~~~~b
~
~~~
, , , ., .
~
~ rr1 '~ ~ O ~
~ ti ~ ~ •~
~ ~ W
~ ~ ~ V '
~' v~ ;' ' ~ F., ~ ~ ~
OO N ~
~
.r 3~~ba
~
~ o o 3~N~
.r ~ a 3~y
~ ~ 3~~,a~
~ ~ ~ ~~,o.v a~~
,r o~ .~ qq ..
Q
b
F" ~''c°~
~
~ ~
~ ~ ~ 3
°' ~ ~ d a~ 0.~ ~ ~
~ °' ~ d ~.~ ~
~ a~ a~ d ~.~ ~ ~,
a~ ~ o ~ ~., a
o o
c a~ ~ ~ o ~ a~ ~ .
~
a~ "" v;
~ ~
~~
. a>;~-d ~~ a'b ~~ a'
' ~~ a> °'a.w oo~~
A ~:~ '
. ~ ~
A a•~dw ~ A a,.~w te
A a.~.~ A s~,.~d ~.~O
a3~w d ~~
U
"~ ~
fq ~ ~ ~ ~=
~~.'
a+ y
~i ~ ~ ~
~ G~ V C
~
~ .
!
0 ~ ~ '~ ~ Cl~
~ ~
•
~o~ i as ~o°'A
UA 0
UAA3
o p
i7 .~ .~
~" ~ H H
~U ~
G 0 0
G
U U
o
~ ~
° ~
o
~
a
~ o a•~ o
u
~ >
~ ~ c ts, • o
H i,
.r
° 'b
°' O .~
~,
`"
~ o
'~ y ~ ~
a
~ ~
'C
8
~a a
~~
~ ~
~O ~..
a~
o ~ ~
U V1 ~ ~ ~ ~ ~'' O U U
¢~~~~
.
3 ~
~~~~
~ ,~0
N~ o
w w° ~•~ ~ ~ ~ ~ ~ ~ Q ~ ~
~ ~ ya ~ ~'b~yv ~ ~
•
"~ CC ~°''~ •>~'
~ b
~ ~ ~
i
.
~ ~
y
R OO .-.
~
yp
i
y
'" '
~ r~l ~ ~
~ ~~ ; ~.r ~ ~UA y ~•~
~
U ~ ~
~
~ ~ ~ " O Q • ~ CC
~ ~ t
"
C V O
~
O om
~
O ...-da~0~„~.~~ ~.~~a~~~
O
O 1..,
' ~
" W
O O V ' ~ V1
G ,~ O
~
~ U
~
Ly c~ v~ ~
~' o ~ ~ o ~ ~
~
~ o arc c ~.?•~~~ ~ ~
„~ ~~~
CQ ~ ~ y
~ ~
.O ~ U .., t+
~Ly U ~ Cv U ~+ ~.+ U U U , L.~
U
.~
:~
.,
A
w°
0
.~
v
~ ~ :~
~ .~ G~ VJ
00 a.+ u a
VJ
~ +r
a+
>, y ~..
~-+
>, y +r
~+
~ .~
~-+
>, y ~
a+
~ ~
~+
~ +r
~+
>, ~ «r
i. p
A UAA UAA UAA UAA AA AA A ~
a U U U
A w
A
a~
aoa,a ~ ~ a ~ ~ ~ ~ ~ a
~ o H H H H E-~ H H E-~ F'
V~ 0 0 0 0 0 0 0 0 c
U U U U U U U U U
a o~ ° ° o~ o 0 0 0 '~
~ ~ ~
~ ~ ~ ~ ~
~ ~ ~
' ~ ~ ~ ~ ~ C
~ ~ o o ~ ~
~ o ~ ~ c.
.~
~ ~ ~ °p ~ ou ao ~
,
Fy a o ~
~,, o
.~ o
.~ o ~
¢, o
~ o
.~ o
~ o
.r ~ o
as
O V O y O y O V o~ O~ O~ O b .~ y
a o a~ a~ a o a .a a. ~ a .c a .~ a. o
~
y ti ~ a~ a
~, ~., ~; ~, 0 3 ~ p w° b a
~~ b3~~ ~ ~~ ~~ ~ '~~ ~,.c~v b
~
r.+ ~
~
~ 3 ~ •~
' o ~a o ~
a ~~ ~ o ~ ~ y
~ ~H ~ o
~
g~~ ~:~N~ ~y~ 3b a~~
~ >, ~•~ .ate
o
$, ~'~°ip a ~~'°' ~~ o ~,on '~ ~
° ~ ~ v b ~ ~ o '~ o ~ ' ~
~ 3 ~ ~ ~ ~
a
i ° ~ ~ ~ ~
. ~
~ a~
mo ~~~ oa ~c3 a~ 4.a~
~ a~ ~~~ ~,o
~ °
' > ~ -
o ~ w ~ ~ 3 °' ~ ,~, 'L~y' .~ '~ ~ ~ i ~ a~ °' ~ ~ 'd ,a s,
~a °A~ y ~~ "O ~' "3
~ a
~
V1 ~'~
VJ f" G)
~ a~
a a.b
t-i 'b I-~ a
~ 3~~
G) o
~ °
^~ p1 ~ '+'
a~ a~
~ ~ fir" '
~ ~ C~ ~.
~
°
~
'
~
~ o .. -d o
~
~ b ~
~ ..,
a~o o a ~
~
~ ~ ~ ~
~ a a ~ A„
L~
b g,
'" ,o
c ' 3 o
oa .
b~ o
a
~ O •.. ~oo
> U •.. ~,
~ 3 ~~, o~~~ o °~ 'o ~„ ~ , ~¢, ~~ „~
'b
~ V1
~ ~ C) ~" •
~ y
• ~ ' ° " ~
N ~r U
V o w ~. 1
V
o a ...
~ U
a~ •.,
~ ~
~
v ~
~ RI ,~
o~ ~ •
a a~ V1
~ ~
> y d
U
> f
r
-d w
~ a
k a, •-~ •-, ~
,, ~ '~
~ ~
~ •
v o ai ~ --~
~ ~ o
a
° ~ ~ ~ ~ ~ ~ ~ Q ~ ~ o ~ ~ .a w
o y an d ~.~ ~ a a U~ ~ w oo~ a~ ~C7~ U.aU E-~ o
b
a~~~
o ~ ~
g ..
., w ~~ ~~ ~~ a~
~ ~
o a>i a>i a>i a~ ~ a~
UAA UAA UAA aA
~
~ •' '~' ' y
a
o
~
H -~ ..~
E H ~ AO
U ~ o ~0, 0 ~
~' ~ U U
U U U a a
b y O ~ O
~ "~ N
'.,
~ ~~ •
8
•~ ~ ~
~ ,~a ~
~ ~
-,
~~ >
4 o
o p. o ~
o b ~
o
~ Q. b a
p a a
a a d
~ . y .a
~ ~
~ ~
c
w ~ ~
a~ a~ U o ~ •~ b
8 o i a~ s' a~
'
~„ V1
~ .,
^' E-H
°"
~
•
~
'" ^-'
a'~
U
~
~, ,~
~ .,., 3
~, o
~ 4, ~
'3 .~
3
a~
y~
~~ ,
.,
"~ v ' j vv~++ OO vOi c~ .i"r
y
~
a cd
~ 'd ~
o
.d p
O ,~
~ .
~ ~`
'O
~ ~U C~
~ ~3 ~a
~ .
o
~ >
~ ~ ~ ~
o • ~ a~
•
~
,~ i •
'~ o o ,~ w° 3 ~
~ A ~„y
d ' ~ ~ ~-d :b a
Vl
Ly • ~ CQ
+~` Q~ '~
r7 O . ~
~ O
'~ /yam '7
W ~ ~ V1
~ ~
~". }+ O ~ c~ b ..d ~ ~ ~ O
~
y U ~U Sw a 3 cn ~'
RESOLUTION NO. 10-04
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUSTIN MAKING FINDINGS PURSUANT TO HEALTH AND
SAFETY CODE SECTION 33433 FOR THE SALE OF
PROPERTIES PURCHASED BY THE TUSTIN COMMUNITY
REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN USING
HOUSING SET ASIDE TAX INCREMENT MONEYS LOCATED
AT 14741 AND 14751 NEWPORT AVENUE WITHIN THE SOUTH
CENTRAL REDEVELOPMENT PROJECT AREA AND
AUTHORIZING THE PURCHASE OF THE SUBJECT
PROPERTIES BY THE CITY OF TUSTIN.
The City of Tustin does hereby resolve as follows:
I. The City of Tustin ("City")finds and determines as follows:
A. The Tustin Community Redevelopment Agency ("Agency")
currently owns residential property at 14741 and 14751 Newport Boulevard ("Subject
Properties") which was originally purchased on January 7, 2000 using moneys from the
Low and Moderate Income Housing Fund. In accord with California Community
Redevelopment Law and more specifically Section 33334.16 of the Health and Safety
Code, properties not developed for persons and families of low and moderate income
within ten (10) years from the date of acquisition shall be sold with the moneys from the
sale, less reimbursement to the Agency for the cost of the sale, deposited in the
Agency's Low and Moderate Income Housing Fund.
B. Pursuant to the California Community Redevelopment Law (Health
and Safety Code Section 33000 et seq.), the Agency is engaged in implementation of
the Redevelopment Plan (the "Redevelopment Plan") for the South Central Project Area
Redevelopment Project (the "South Central Redevelopment Project"); and,
C. In order to comply with provisions of Section 33334.16 of the Health
and Safety Code and to implement the Redevelopment Plan, the Agency proposes to
sell the Subject Properties (the "Project") to the City for a public purpose pursuant to
which the City would utilize the Subject Properties for required right-of-way at the
northwest corner of Newport Avenue and Sycamore Avenue for the proposed future
improvements to Newport Avenue ("Newport Avenue Improvements") and then dispose
of the remaining property not needed for right-o#-way purposes for future redevelopment
consistent with the Redevelopment Plan; and
D. In its current condition, the Subject Properties are a blighting
influence on the Redevelopment Project Area; and
Resolution No. 10-04
Page 2
E. Ultimately the Project will remove the blighting influence described
above and provide required right-of-way for the construction of Newport Avenue
Improvements and any remaining property not needed for right-of-way will be utilized for
redevelopment purposes; and
F. Pursuant to Section 33433 of the Health and Safety Code, the
Agency is authorized to sell or lease property acquired in whole or part from tax
increment moneys for development pursuant to the Redevelopment Plan, provided the
sale or lease is first approved by the legislative body by resolution after a public hearing;
and
G. Pursuant to Section 33433(a)(1) of the Health and Safety Code, a
Notice of the time and place of the public hearing was published in a newspaper of
general circulation in the community at least once per week for at least two successive
weeks, as specified in Section 6066 of the Government Code, prior to the hearing; and,
H. Pursuant to Section 33433(a)(2)(A) of the Health and Safety Code
the Agency has prepared and made available for public inspection a report no later than
the first notice of the public hearing and, pursuant to Section 33433(a)(2)(B) of the
Health and Safety Code, the City Council has reviewed and approved a report which
contains the following:
i. A copy of the proposed Agency resolution authorizing the sale of the
Subject Properties and a copy of the proposed City Council resolution
agreeing to purchase the Subject Properties.
ii. A summary which describes the following:
(a) The cost of the agreement to the agency, including land
acquisition costs, clearance costs, relocation costs, the costs of any
improvements to be provided by the agency, plus the expected
interest on any loans or bonds to finance the agreements; and,
(b) The estimated value of the interest to be conveyed, determined
at the highest and best uses permitted under the plan; and,
(c) The estimated value of the interest to be conveyed, determined
at the use and with the conditions, covenants, and development
costs required by the sale. An explanation of the sale price, if
determined to be less than the fair market value of the interest to be
conveyed, at the highest and best use consistent with the
redevelopment plan, including an explanation of the reasons for the
difference; and,
Resolution No. 10-04
Page 3
(d) An explanation of why the sale of the property will assist in the
elimination of blight, with reference to all supporting facts and
materials relied upon in making this explanation; and,
I. Pursuant to Section 33334.16 of the California Community
Redevelopment Law the subject properties were unable to be developed as Low and
Moderate Income Housing during the ten year period from the date of acquisition
because of the size and configuration of the Subject Properties which were impacted by
right-of-way necessary for Newport Avenue Improvements and the inability of the
Agency to feasibly combine the Subject Properties with adjacent properties to facilitate
new Low and Moderate Income Housing; and,
J. The Agency has identified that a portion of the Subject Properties
to be sold to the City are required for necessary right-of-way for Newport Avenue
Improvements, and the Newport Avenue Improvements are identified in the South
Central Redevelopment Plan, in the "Third Five-Year Implementation Plan for the Town
Center and South Central Redevelopment Project Areas" ("Implementation Plan"), and
in the City of Tustin's Seven Year Capital Improvement Program adopted in Fiscal Year
2009-2010; and,
K. The Agency's sale of the Subject Properties to the City will assist in
the elimination of blight and is consistent with the Implementation Plan. Newport
Avenue Improvements have been identified in the Implementation Plan as a critical and
necessary public improvement in the elimination of blight and in relieving traffic
congestion, providing better access for emergency services, and increasing traffic
capacity. After accommodation of any necessary right-of-way, any remaining portions
of the Subject Property not needed for right-of-way will be utilized for redevelopment
purposes which will also eliminate blight in the Redevelopment Project Area and which
is also consistent with the Implementation Plan; and,
L. The Subject Properties are currently owned by the Tustin
Community Redevelopment Agency and are located within the City's boundaries and
within the South Central Redevelopment Project Area; and,
M. Without the Agency selling the Subject Properties to the City to be
utilized for the Newport Avenue Improvements, implementation of the South Central
Redevelopment Project will be negatively impacted in that the inability to construct full
right-of-way improvements and ultimately develop any remaining portions of the Subject
Properties not needed for right-of-way purposes will preclude the full implementation of
the South Central Redevelopment Plan.
Resolution No. 10-04
Page 4
N. The resolution and conditions of sale for the Subject Properties to
the City contain all of the terms, covenants, conditions, and restrictions, obligations and
provisions required by state and local law; and
O. The Agency has duly considered all of the terms and conditions of
the proposed sale of the Subject Properties to the City and believes that the Newport
Avenue Project is in the best interests of the City and the health, safety, morals and
welfare of its residents, and is in accord with the public purposes and provisions of
applicable state and local law and requirements; and
P. Pursuant to Section 33433 of the Health and Safety Code, the
Agency and Tustin City Council have held a noticed public hearing on the proposed sale
of the Subject Properties to the City of Tustin, at which public hearing all oral and written
testimony to the proposed sale in connection therewith and to any other matters
pertaining to the transaction were received and heard.
Q. In accordance with Section 33433 of the Community
Redevelopment Law, the sale of the Subject Properties to the City will benefit the South
Central Redevelopment Project Area and the consideration for the Subject Properties
by the City is not less than the fair reuse value at the use and with the covenants and
conditions and development costs authorized by the sale in the Agency and City
Council resolutions authorizing such sale.
II. The City hereby authorizes the Agency's sale of the Subject Properties to the
City and authorizes the City Manager and/or Assistant City Manager to execute any
necessary documents and to take all actions necessary or desirable to implement the
Agency's sale and City's purchase of the Subject Properties including the execution of
all related documents and instruments, and upon satisfaction of all conditions and
obligations of the City thereto and pursuant to this Resolution, authorizes the Agency to
transfer the Subject Properties to the City, subject to the terms, conditions, and
covenants contained in Exhibit A.
Resolution No. 10-04
Page 5
PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the
19th day of January, 2010.
JERRY AMANTE
MAYOR
PAMELA STOKER
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk of the City of Tustin, California, do hereby certify that the
whole number of the members of the Tustin City Council of the City of Tustin is five; that
the above and foregoing Resolution No. 10-04 was duly passed and adopted at a regular
meeting of the Tustin City Council, held on the 19th day of January, 2010 by the following
vote:
CITY COUNCIL MEMBER AYES:
CITY COUNCIL MEMBER NOES:
CITY COUNCIL ABSTAINED:
CITY COUNCIL MEMBER ABSENT:
PAMELA STOKER
CITY CLERK
EXHIBIT A
RESOLUTION NO. 10-04
Agreement
Between
The Tustin Community Redevelopment Agency ("Agency")
And City of Tustin ("City")
Including Terms, Conditions, And
Covenants of the Agency's Sale of Property Located at 14741 and 14751 Newport
Avenue, Tustin
to the City
This Agreement is entered into this day of January 19, 2010, by and among the
Tustin Community Redevelopment Agency (the "Agency") and the City of Tustin (the
"City") ,also collectively referred to as the "Parties".
1. Property To Be Conveyed. The Agency agrees to sell the properties located at
14741 AND 14751 NEWPORT AVENUE ("Subject Properties") to the City and the
City agrees to purchase the Subject Properties from Seller.
2. Purchase Price. As consideration for the sale of the .Subject Properties by the
Agency to the City, the City shall pay to the City the sum of $533,000 less Agency costs
of the sale including but not limited to transaction expenses as identified in Section 5.1.
(the "Purchase Price"), subject to the deposit of said Purchase Price into the Agency's
Low and Moderate Income Housing Fund.
3. Property Sold "As-Is". The Subject Properties shall be sold to City without
investigation. City shall recognize that the Agency would not sell the Subject Properties
except on an "AS-IS, WHERE IS, WITH ALL FAULTS" basis, and the City
acknowledges that the Agency has made no representation or warranties of any kind
whatsoever, either express or implied in connection with any matters with respect to the
Subject Properties, or any portion thereof. The City acknowledges that it is buying the
property in an "AS-IS, WHERE IS, WITH ALL FAULT" condition, in its present state
and condition and with all faults, if any.
4. Closing of Transaction.
4.1. Time Frame for Completion of Sale. Three business days after satisfaction of
Agency and City Conditions to Closing of the proposed transaction, the Parties shall
conclude the sale and purchase transaction for the Subject Properties. The date may be
extended by mutual consent of the Parties.
4.2. Conditions precedent to Closing of Transaction. Each of the following conditions
shall be precedent conditions prior to completion of the sale of the Subject Properties.
a. The Agency shall have prepared and delivered a Quitclaim Deed, executed by the
Agency, acknowledged and agreed to by the City and in recordable form;
1
b. A federal "FIRPTA" Affidavit executed by the Agency, certifying that the
Agency is not a "foreign person" under the "Foreign Investment in Real Property
Tax Act".
c. California's Real Estate Withholding Exemption Certificate Form 597-W
be completed and filed;
d. City's delivery of Purchase Price: Other Costs. No later than two days prior to the
Closing Date, the City shall deliver to the Agency the Purchase Price less all
Agency costs associated with the transaction;
e. City shall have submitted to Agency evidence of insurance policies required by
the City for fire and casualty for the Subject Properties pursuant to Exhibit A.
City shall procure and maintain, at its cost and expense, and furnish or cause to
be furnished to the Agency, evidence of commercial general liability insurance,
workers compensation insurance, and property insurance in the amounts as
determined necessary by the City's Risk Manager. Said policy shall also name
the Tustin Community Redevelopment Agency as additional insured given its
responsibilities for continuing Property Management of the Subject Properties.
5. Procedures for Conveyance of Subject Properties.
5.1 City shall pay for all costs and expenses of the transaction to be subtracted from
the Purchase Price for the Subject Properties including but not limited to a) the cost and
premium for the City's ALTA Title Policy, showing the title in the Subject Properties
vested in the City after recordation of the Quitclaim Deed; b) all document recording fees
and costs; and, c) the costs of all City consultants and employees (including lawyers and
economic consultants engaged in concluding the transaction).
5.2 Possession. The Agency shall cause the Quitclaim Deed and other documents
required to be recorded by the terms of this transaction to be recorded with the County
Recorder's Office in the Official Records, obtain conformed copies thereto and distribute
same to the City and Agency.
5.3 Deliveries to City Upon Closing. The Agency agrees to deliver to City, on or
before Closing, the existing Rental Agreements on the Subject Properties which shall be
assigned to the City.
6. Scope of Development and Continuing Agency Involvement in
Development and Subsequent Disposition of the Subject Properties
6.1 Requirement to Develop the Subject Properties. The sale of the Subject
Properties to the City is intended to provide necessary right-of--way area for Newport
Avenue Improvements with any remaining portions of the Subject Properties not
necessary for the Newport Avenue Improvements to be utilized for redevelopment
2
purposes. City shall agree to thereafter diligently prosecute to completion those tasks
necessary to accommodate the Newport Avenue Improvements, pursuant to all
governmental requirements, State and Federal Law. These tasks and actions shall
generally consist of the following:
a. Finalization of construction plans and related documents for Newport Avenue
Improvements including certification of actual right-of--way limits of the Newport
Avenue Improvements as they impact the Subject Properties and identification of
any remaining portions of the Subject Properties not necessary for the Newport
Avenue Improvements, including identification of any interim construction
easements that may be necessary across remaining portions of the Subject
Properties until completion of construction of Newport Avenue Improvements.
b. Completion of an HCD Relocation Plan for relocation of the 8 households
currently residing in the Subject Properties and provision of any necessary
relocation benefits, where applicable.
c. Demolition and clearance of existing site improvements on the Subject Properties
including structures and remaining concrete and asphalt paved surfaces.
d. Grading of necessary right-of--way and remaining portions of the property as
necessary for the Newport Avenue Improvements and other redevelopment
purposes for the remaining portions of the Subject Properties not needed for the
Newport Avenue Improvements.
e. Construct and complete construction of Newport Avenue Improvements.
f. Marketing and sale of the balance of the Subject Properties not necessary for
Newport Avenue Improvements for redevelopment purposes consistent with the
City's Zoning, General Plan, and the South Central Redevelopment Plan. The
City shall agree to cooperate and work closely with the Agency in the selection of
any potential development opportunity on the remaining portions of the Subject
Properties not needed for the Newport Avenue Improvements to ensure
consistency with Agency objectives, the South Central Redevelopment Plan and
South Central Project Area Implementation Plan.
6.2. Design Approval.
a. It shall be understood and agreed to by the City that the quality, character of
Newport Avenue Improvements and any development of remaining portions of
the Subject Properties not needed for Newport Avenue Improvements is of
particular importance to the Agency. City shall agree as the future owner of the
Subject Properties to grant the Agency as a right the reasonable review of
preliminary and entitlement plans and submissions. Upon submission to the
Agency, the Agency will endorse its approval and return to the City and such
approval shall be conclusively deemed to have been given unless within twenty
3
(20) days after Agency's receipt of plans, the Agency gives notice of its
disapproval to the City specifying in reasonable detail each item that the Agency
disapproves of and the reasons for such disapproval. In the event of a
disapproval, City shall make changes in response to the Agency's review and
approval.
b. The City shall pay, or assign costs to an Agency approved transferee any fees and
or costs normally charged by the Agency in connection with and for any
application being reviewed by the Agency.
6.3 Ownership Transfer. The City represents and agrees that its undertaking
pursuant to its purchase of the Subject Properties is for the purposes of redevelopment
and is not for speculation in land holding. For such reason, City acknowledges and
agrees that no voluntary or involuntary successor in interest of the City shall effect any
total or partial ownership transfer of the Subject Properties, or any interest therein,
whether voluntary or involuntary, from the City to another party other than to the City as
part of any separate right-of--way Grant Deed, unless approved by the Tustin Community
Redevelopment Agency or for which the Agency expressly releases the City of any
transfer restrictions contained herein by written instrument.
6.4. Agency Property Management and Agency Rights of Access.
a. Upon sale of the Subject Properties to the City, City agrees to continue to engage
the Agency as the property manager for the Subject Properties which includes the
cost of staffing for such support and the Agency's hiring of outside property
management consultants, until such time as the Agency notifies the City in
writing that such property management role is no longer required. The Agency
will collect rents and any other miscellaneous revenue from the Subject Properties
(i.e. wash machine revenues, etc.) and pay for all Agency costs associated with
Agency's property management responsibilities including staff time, consultant
time, repairs and other expenses for managing the property including maintaining
necessary reserves and any collection losses. Within ninety days of the close of
each new fiscal yeaz, any net operating income, less reserves not necessary for
expected and projected expenses by Agency in its property management for the
next fiscal year, as determined necessary by the Agency in its sole discretion, will
be disbursed by the Agency to the City.
b. Representatives from the Agency and its consultants shall have reasonable right to
access to all portions of the Subject Properties, without changes or fees, at normal
hours for purposes of the Agency's responsibilities identified herein.
6.5 Status Reports. City agrees to make oral and written reports at times requested by
the Agency advising Agency and/or its staff of all matters and studies being made
regarding the Subject Properties.
4
7. Non-Discrimination and Equal Onaortunity.
7.1 Obligation to Refrain from Discrimination. The City covenants and agrees for
itself, its successors, its assigns and every successor in interest to the Subject Properties
or any part thereof, that there shall be no discrimination against or segregation of any
person, or group of persons, on account of race, color, creed, religion, sex, sexual
orientation, marital status, national origin or ancestry in the sale, lease, sublease, transfer,
use, occupancy, tenure or enjoyment of the Subject Properties nor shall the City itself or
any person claiming under or through it establish or permit any such practice or practices
of discrimination or segregation with reference to the selection, location, number, use or
occupancy of tenants, lessees, subtenants, sublessees or vendees of the Subject
Properties.
7.2 Form of Nondiscrimination Clauses. All deeds, leases or contracts, including the
Quitclaim between the Agency and City shall contain or be subject to substantially the
following non-discrimination clauses:
a. In deeds: "The grantee herein covenants by and for itself, its successors and
assigns, and all persons claiming under or through them, that there shall be no
discrimination against or segregation of, any person or group of persons on
account of race, color, creed, religion, sex, sexual orientation, marital status,
national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy,
tenure or enjoyment of the land herein conveyed, nor shall. the grantee itself or
any person claiming under or through it, establish or permit any such practice or
practices of discrimination or segregation with reference to the selection, location,
number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in
the land herein conveyed. The foregoing covenants shall run with the land."
b. In leases: "The lessee herein covenants by and for itself, its successors and
assigns, and all persons claiming under or through them, and this lease is made
and accepted upon and subject to the following conditions:
"That there shall be no discrimination against or segregation of any
person or group of persons, on account of race, color, creed, religion,
sex, sexual orientation, marital status, national origin or ancestry in the
leasing, subleasing, renting, transferring, use, occupancy, tenure or
enjoyment of the land herein leased, nor shall lessee itself, or any
person claiming under or through it, establish or permit such practice or
practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants, lessees,
sublessees, subtenants or vendees in the land herein leased."
c. In contracts: "There shall be no discrimination against, or segregation of any
person or group of persons on account of race, color, creed, religion, sex, sexual
orientation, marital status, national origin or ancestry in the sale, lease, sublease,
transfer, use, occupancy, tenure or enjoyment of the land, nor shall the transferee
5
itself or any person claiming under or through it, establish or pennit any such
practice or practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants, lessees, subtenants,
sublessees or vendees of the land."
8. Deed Restrictions/Covenants Runnins with the Land. The obligations of the City
set forth in this Agreement are covenants running with the land and equitable servitudes
and shall be binding upon the City and all subsequent Assignees and Ownership
Transferees owning all or any portion of the Subject Properties, as applicable, for the
benefit of the Agency and the successors and assigns of the Agency. The Quitclaim Deed
shall provide that any future transfer or conveyance of the Subject Properties or any
portion thereof shall, unless and until released by the Agency in writing, include notice
of the covenants, conditions and restrictions contained herein. The Quitclaim Deed shall
convey the Subject Properties subject to terms, conditions, covenants and restrictions as
set forth in this Agreement specifically agreed to by the City in writing.
Executed on the date first above written.
ATTEST:
City Clerk
Pam Stoker
Approved as to Form:
Doug Holland
City Attorney
<signatures follow on next page>
6
Tustin Community Redevelopment Agency
("Agency" and "Seller")
By:
William A. Huston
Executive Director
City of Tustin ("City" and "Buyer")
By:
City Manager
RESOLUTION NO. 10-03
A RESOLUTION OF THE TUSTIN COMMUNITY
REDEVELOPMENT AGENCY OF THE CITY OF TUSTIN,
CALIFORNIA, FINDING THAT PURSUANT TO PUBLIC
RESOURCES CODE SECTION 2116- AND SECTION
15168(c) OF STATE CEQA GUIDELINES THE PROJECT
IS WITHIN THE SCOPE OF THE FINAL ENVIRONMENTAL
IMPACT REPORT (EIR) 90-1 AND FINAL SUPPLEMENT
#1 TO EIR 90-1 AND NO NEW ENVIRONMENTAL
DOCUMENT IS REQUIRED; APPLICABLE MITIGATION
MEASURES HAVE BEEN INCORPORATED INTO THE
PROJECT
The Tustin Community Redevelopment Agency ("Agency") of the City of Tustin does
hereby resolve as follows:
The Agency finds and determines as follows:
A. That the sale of the properties at 14741 and 14751 Newport Boulevard
from the Tustin Community Redevelopment Agency to the City pursuant to
which the City would utilize the properties for required right-of-way at the
northwest corner of Newport Avenue and Sycamore Avenue for the
proposed future improvements to Newport Avenue and then dispose of
.the remaining property not needed for right-of-way purposes for future
redevelopment is considered a "Project" pursuant to the terms of the
California Environmental Quality Act;
B. Final Environmental Impact Report (EIR) 90-1 for the Pacific Center East
Specific Plan, including the proposed extension of Newport Avenue,
certified by the Tustin City Council on December 17, 1990, and
Supplement #1 to Final EIR 90-1 for the "Newport Avenue Extension,
State Route 55 Northbound Ramp Reconfiguration, and Valencia Avenue
and Del Amo Avenue Widening" project certified by the Tustin City Council
on May 5, 2003. Conveyance of the subject property was envisioned
originally as necessary to support construction of the "Newport Avenue
Extension, .State Route 55 Northbound Ramp Reconfiguration, and
Valencia Avenue and Del Amo Avenue Widening" project as previously
considered in Supplement #1 to EIR 90-1; and,
C. That an initial study checklist, attached as Exhibit A hereto, was prepared
to evaluate the potential impacts associated with the Project. The initial
study checklist demonstrates that all potential impacts of the Project were
addressed by the certified Final EIR 90-1 and Supplement #1, no
additional impacts have been identified or substantial increase in the
Resolution No. 10-03
Page 2
severity of any previously identified significant impacts in the Final EIR 90-
1 and Supplement #1 have been identified, and all applicable mitigation
measures will be implemented through the Mitigation Monitoring Program
for the Project (Attachment 2 of Exhibit A).
The Agency hereby finds the Project is within the scope of the previously
approved Final Environmental Impact Report (EIR) 90-1 for the Pacific Center
East Specific Plan, including the proposed extension of Newport Avenue,
certified by the Tustin City Council on December 17, 1990, and Supplement #1 to
Final EIR 90-1 for the "Newport Avenue Extension, State Route 55 Northbound
Ramp Reconfiguration, and Valencia Avenue and Del Amo Avenue Widening"
Project certified by the Tustin City Council on May 5, 2003; that no substantial
changes are proposed in the Project or have occurred with respect to
circumstances under which the Project is being undertaken since certification of
the EIR and Supplement #1; no new information has become available since the
certification of the EIR and Supplement #1, and pursuant to Public Resources
Code Section 2116 and the requirements of CEQA regulations promulgated with
respect thereto including Title 14 California Code of Regulations Sections 15162
and 15168(c), no additional environmental analysis, action or document is
required by the CEQA.
PASSED AND ADOPTED at a regular meeting of the Tustin Community
Redevelopment Agency held on the 19th day of January 2010.
JERRY AMANTE, Chairman
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Secretary of the Tustin Community
Redevelopment Agency of the City of Tustin, California, do hereby certify that
Resolution No. 10-03
Page 3
the whole number of the members of the Tustin Community Redevelopment
Agency of the City of Tustin is five; that the above and foregoing Resolution No.
10-3 was duly passed and adopted at a regular meeting of the Tustin City
Council, held on the 19th day of January 2010, by the following vote:
AGENCY BOARD MEMBER AYES:
AGENCY BOARD MEMBER NOES:
AGENCY BOARD MEMBER ABSTAINED:
AGENCY BOARD MEMBER ABSENT:
PAMELA STOKER
CITY CLERK
EXHIBIT A
RESOLUTION 10-03
EXHIBIT A
RESOLUTION NO.10-03
ENVIRONMENTAL ANALYSIS CHECKLIST
For Projects with Previously Certified/Approved Environmental Documents:
Final Environmental Impact Report (EIR) 90-01 and Supplement #1 to Final EIR 90-01
For the "Newport Avenue Extension, State Route 55 Northbound Ramp Reconfiguration,
and Valencia Avenue and Del Amo Widening" Project
EXHIBIT A OF RESOLUTION NO. 10-12
COMMUNITY DEVELOPMENT DEPARTMENT
300 Centennial Way, Tustin, CA 92780
(714) 573-3100
ENVIRONMENTAL ANALYSIS CHECKLIST
For Projects With Previously Certified/Approved Environmental Documents:
Final Environmental Impact Report (EIR) 90-1 and Supplement #1 to Final EIR 90-1
For the "Newport Avenue Extension, State Route 55 Northbound Ramp Reconfiguration, and Valencia
Avenue and Del Amo Avenue Widening" Project
This checklist and the attached evaluation of environmental impacts (Attachment 1 of Exhibit A of Resolution
No. 10-12) takes into consideration the preparation of an environmental document prepared at an earlier stage
of the proposed project. The checklist and evaluation evaluate the adequacy of the earlier document pursuant to
Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines.
A. BACKGROUND
Project Title(s): Newport Avenue Extension Property Conveyances Pursuant to Health and
Safety Code Section 33433
Lead Agency: City of Tustin, 300 Centennial Way, Tustin, California 92780
Lead Agency Contact Person: Ms. Christine A. Shingleton Phone: (714) 573-3107
Project Location: 14741 and 14751 Newport Boulevard
Project Sponsor's Name and Address: City of Tustin
300 Centennial Way
Tustin, California 92780
General Plan Designation: High-Density Residential
Zoning Designation: R-3 (Multiple-Family Residential)
Project Description: The Tustin Community Redevelopment Agency proposes to sell the properties at
14741 and 14751 Newport Boulevard to the City pursuant to which the City
would utilize the properties for required right-of--way at the northwest corner of
Newport Avenue and Sycamore Avenue for the proposed future improvements to
Newport Avenue and then dispose of the remaining property not needed for right-
of-way purposes for future redevelopment consistent with the South Central
Project Area Redevelopment Plan, the Tustin General Plan and Tustin City Code.
Conveyance of the subject property was envisioned originally as necessary to
support construction of the "Newport Avenue Extension, State Route 55
Northbound Ramp Reconfiguration, and Valencia Avenue and Del Amo Avenue
Widening" Project as previously considered in Supplement #1 to EIR 90-1.
Surrounding Uses: North and West: Residential
South: Residential (across Sycamore Avenue and Newport Avenue)
East: Office/Commercial (across Newport Avenue)
Previous Environmental Documentation: Final Environmental Impact Report (Program EIR) 90-1 for
the Pacific Center East Specific Plan, including the proposed extension of Newport Avenue, certified by
the Tustin City Council on December 17, 1990, and Supplement #1 to Final EIR 90-1 for the "Newport
Avenue Extension, State Route 55 Northbound Ramp Reconfiguration, and Valencia Avenue and Del
Amo Avenue Widening" Project certified by the Tustin City Council on May 5, 2003.
B.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below.
^Land Use and Planning
^Population and Housing
^Geology and Soils
^Hydrology and Water Quality
^Air Quality
^Transportation & Circulation
^Biological Resources
^Mineral Resources
^Agricultural Resources
^Hazards and Hazardous Materials
^Noise
^Public Services
^Utilities and Service Systems
^Aesthetics
^Cultural Resources
^Recreation
^Mandatory Findings of
Significance
C. DETERMINATION:
On the basis of this initial evaluation:
^ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
^ I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached sheet
have been added to the project. A NEGATIVE DECLARATION will be prepared.
^ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
^ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and
2) has been addressed by mitigation measures based on the earlier analysis as described on attached
sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated."
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
® I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the
proposed project.
^ I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed
adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have
been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project.
Preparers /~ ~ Date: 12 ~ 3 d
Mat West, Redevelopment Project Manager
Christine A. Shingleton, Assist City Manager
D. EVALUATION OF ENVIRONMENTAL IMPACTS
Date /~ L3 4`~
See Attached
EVALUATION OF ENVIRONMENTAL IMPACTS
I. AESTHETICS -Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway'?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
II. AGRICULTURE RESOURCES: In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment
Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing impacts
on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use?
III. AIR QUALITY: Where available, the significance
criteria established by the applicable air quality management
or air pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number
of people?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ ^
^ ^
a a
D ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ a
a ^
^ O
IV. BIOLOGICAL RESOURCES: -Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological interruption, or
other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance'?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or
other approved local, regional, or state habitat conservation
plan?
V. CULTURAL RESOURCES: -Would the project:
a) Cause a substantial adverse change in the significance of
a historical resource as defined in § 15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to ~ 15064.5?
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
outside of formal cemeteries?
VI. GEOLOGY AND SOILS: -Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ ^
^ ~ ^
^ ^
^ ^
a a
^ ^
o a
^ ^
^ ^
a a
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides'?
b) Result in substantial soil erosion or the loss of topsoil'?
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems where
sewers are not available for the disposal of waste water?
VII.HAZARDS AND HAZARDOUS MATERIALS:
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal of
hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to Government
Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project result in
a safety hazard for people residing or working in the project
area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people residing
or working in the project area?
^ ^
o a
^ ^
o a
^ ^
^ ^
^ ^
a ^
^ ^
^ ^
^ ^
^ ^
^ ^
D ~
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where residences
are intermixed with wildlands?
VIII. HYDROLOGY AND WATER QUALITY: -Would
the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would
be a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g., the production rate of pre-
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted)?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in substantial
erosion or siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount of
surface runoff in a manner which would result in flooding on-
or off-site?
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems
or provide substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard area structures
which would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding as a result of the failure of a
levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
IX. LAND USE AND PLANNING- Would the project:
a) Physically divide an established community?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
o a
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan'?
X. MINERAL RESOURCES -Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the residents
of the state?
b) Result in the loss of availability of alocally-important
mineral resource recovery site delineated on a local general
plan, specific plan or other land use plan?
XI. NOISE
Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose
people residing or working in the project area to excessive
noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in the
project area to excess noise levels?
XII.POPULATION AND HOUSING -Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)'?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ ^
a o
o a
^ ^
^ ^
^ ^
o a
^ ^
^ ^
a o
^ ^
^ ^
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? ^ ^
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
XIV. RECREATION -
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
XV.TRANSPORTATION/TRAFFIC -Would the project:
a) Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system
(i.e. result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)'?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g.
sharp curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)'?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
^ ^
^ ^
^ ^
^ ^
^ ^
^ ^
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
XVI. UTILITIES AND SERVICE SYSTEMS -
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board'?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
No Substantial
New More Change From
Significant Severe Previous
Impact Impacts Analysis
^ ^
a ^
^ ^
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects'?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are new or
expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand in
addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory'?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a project
are considerable when viewed in connection with the effects
of past projects, the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
^ ^
^ ^
^ ^
^ a
^ ^
^ ^
^ ^
^ ^
Attachment 1 of 2
Exhibit A
RESOLUTION NO.10-03
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances Pursuant to Health and Safety Code
Section 33433
EVALUATION OF ENVIRONMENTAL IMPACTS
NEWPORT AVENUE EXTENSION PROPERTY CONVEYANCES
PURSUANT TO HEALTH AND SAFETY CODE SECTION 33433
PREVIOUS ENVIRONMENTAL DOCUMENTATION
On December 17, 1990, the Tustin City Council certified Final Environmental Impact Report (EIR)
90-1 (the "FEIR 90-1") for the Pacific Center East Specific Plan in accordance with the California
Environmental Quality Act (CEQA). The Specific Plan project proposed the development of an 8.9
acre commercial center, 33.2 acre regional center, 36.7 acre office center, and 44.2 acre technology
center. The project approved in 1990 included the proposed extension of Newport Avenue and the
reconfiguration of the SR 55 interchange at Edinger Avenue as part of the circulation system
improvements within the Specific Plan area. Subsequent to certification of FEIR 90-1, refinements
occurred to the circulation system improvements, including widening of Valencia Avenue and
Edinger Avenue. Additional environmental analysis was performed per Section 15163 of the
CEQA Guidelines for project refinements referred to as the "Newport Avenue Extension, State
Route 55 Northbound Ramp Reconfiguration, and Valencia Avenue and Del Amo Avenue
Widening" (the "Newport Avenue Extension Project"); the Tustin City Council certified Final
Supplement #1 to EIR 90-1 ("Supplement #1") on May 5, 2003.
The FEIR 90-1 and Supplement #1 analyzed amulti-phase development period for the planned
Pacific Center East Specific Plan and Newport Avenue Extension Project. When individual
activities in Pacific Center East Specific Plan and Newport Avenue Extension Project are
proposed, the City is required to examine the individual activities to determine if their effects were
fully analyzed in the FEIR 90-1 and Supplement #1. The City can approve the activities as being
within the scope of the project covered by the FEIR 90-1 and Supplement #1. If the City finds that
pursuant to Sections 15162, 15164, and 15183 of the CEQA Guidelines no new effects would
occur, nor would a substantial increase in the severity of previously identified significant effects
occur, then no supplemental or subsequent environmental document is required. Conveyance of
the subject properties was envisioned originally as necessary to support completion of the
Newport Avenue Extension Project.
The proposed sale of the properties at 14741 and 14751 Newport Avenue from the Tustin
Community Redevelopment Agency to the City of Tustin (the "Project") pursuant to which the
City would utilize the properties for required right-of--way at the northwest corner of Newport
Avenue and Sycamore Avenue for the proposed future improvements to Newport Avenue and
then dispose of the remaining property not needed for right-of--way purposes for future
redevelopment, the City prepared a comprehensive Environmental Checklist and the analysis
provided below to determine if the Project is within the scope of the FEIR 90-1 and Supplement #1
and if new effects would occur as a result of the project.
PROJECT LOCATION
The Project sites are located in the southwest portion of the City of Tustin, which is in central
Orange County. The properties subject to the conveyance are located 14741 and 14751 Newport
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 2
Avenue at the northwest corner of Newport Avenue and Sycamore Avenue. The properties are
located in the northern portion (Phase II) of the Newport Avenue Extension Project and would be
utilized for required right-of--way for improvements to the intersection of Newport Avenue and
Sycamore Avenue.
PRESENT CONDITIONS OF THE PROPERTY
The Project consists of two 0.2-acre parcels, both of which are currently owned by the Tustin
Community Redevelopment Agency and are each developed with atwo-story, four-unit
apartment building (4,216 square feet) constructed in 1967. The sale of the properties at fair
market value from the Tustin Community Redevelopment Agency to the City of Tustin will
result in transfer of property ownership to the City of Tustin with the Agency retaining under
contract to the City property management responsibilities until any remaining portion of the
property not needed for right-of--way is transferred by the City to a private entity for
development.
EVALUATION OF ENVIRONMENTAL IMPACTS
The following information provides background support for the conclusions identified in the
Environmental Analysis Checklist.
I. AESTHETICS -Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or quality of the site and its
surroundings?
d) Create a new source of substantial light or glare, which would adversely affect
day or nighttime views in the area?
No Substantial Change from Previous Analysis. Acquisition and development activities
related to the Newport Avenue Extension Project have been previously considered within
the FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would
a substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
There are no designated scenic vistas or scenic state highway in the vicinity; therefore, the
proposed conveyance would not result in a substantial adverse effect on a scenic vista or
scenic state highway. The proposed conveyance would not change the conclusions of the
analysis from the FEIR 90-1 and Supplement #1 relative to these visual changes. .
The proposed conveyances are necessary to continue supporting development of Newport
Avenue improvements as envisioned with the Extension Project and would not modify the
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 3
land use plan adopted by the City Zoning Code. No change is expected from the analysis
previously completed in the FEIR 90-1 and Supplement #1
Mitigation/Monitoring Required: The mitigation measures applicable to the Project have
been implemented with adoption of Newport Avenue Extension Project. No refinements
need to be made to the FEIR 90-1 and Supplement #1 mitigation measures and no new
mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural
resources are significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model (199'
prepared by the California Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use or a Williamson Act contract?
c) Involve other changes in the existing environment which, due to their location or
nature, could result in conversion of Farmland to non-agricultural use?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause any impacts to agricultural resources since the subject properties are fully developed.
Acquisition and development activities of the Newport Avenue Extension Project have
been previously considered within the FEIR 90-1 and Supplement #1 and have been found
to have no new effects, nor would a substantial increase in the severity of previously
identified significant effects occur as a result of the proposed Project.
The Project is within the scope of the Newport Avenue Extension Project as that identified
in the FEIR 90-1 and Supplement #1. Implementation of the proposed Project would not
impact areas mapped as Prime Farmland. Additionally, the properties have been developed
as aparhnent buildings since 1967 and there are no areas subject to a Williamson Act
contract. Implementation of the proposed Project would not change the impact conclusions
presented in the FEIR 90-1 and Supplement #1.
Mitigation/Monitoring Required.• The mitigation measures applicable to the Project have
been implemented with adoption of Newport Avenue Extension Project. No refinements
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 4
need to be made to the FEIR 90-1 and Supplement #1 mitigation measures and no new
mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
III. AIR QUALITY -Where available, the significance criteria established by the
applicable air quality management or air pollution control district may be relied
upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable air quality plan?
b) Violate any air quality standard or contribute substantially to an existing or
projected air quality violation?
c) Result in a cumulatively considerable net increase of any criteria pollutant for
which the project region is non-attainment under an applicable federal or state
ambient air quality standard (including releasing emissions that exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant concentrations?
e) Create objectionable odors affecting a substantial number of people?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause any air quality impacts. Development activities of the Newport Avenue Extension
Project have been previously considered within the FEIR 90-1 and Supplement #1 and
have been found to have no new effects, nor would a substantial increase in the severity of
previously identified significant effects occur as a result of the proposed Project.
FEIR 90-1 and Supplement #1 determined that regional ambient air quality conditions,
combined with regional cumulative traffic, contribute to the exceedance of daily State and
Federal standards for several air pollutants. Consequently, mitigation measures were
identified in FEIR 90-1 and Supplement #1 to minimize these impacts. However, a
Statement of Overriding Considerations was adopted for cumulative air quality impacts that
could not be mitigated.
A Statement of Overriding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003, to address significant unavoidable short-term, long-term, and
cumulative air quality impacts.
Mitigation/Monitoring Required: Specific mitigation measures have been adopted by the
Tustin City Council in certifying the FEIR 90-1 and Supplement #1 for operational and
construction activities. However, the Supplement #1 also concluded that the related
operational air quality impacts were significant and could not be fully mitigated. A
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 5
Statement of Overriding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003 (Resolution No. 03-72). No new mitigation measure is
required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
IV. BIOLOGICAL RESOURCES -Would the project:
a) Have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other sensitive
natural community identified in local or regional plans, policies, regulations, or
by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected wetlands as defined by
Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling, hydrological interruption, or
other means?
d) Interfere substantially with the movement of any native resident or migratory
fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological resources,
such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional or state
habitat conservation plan?
No Substantial Change from Previous Analysis. The proposed Project will not directly
cause impacts to any biological resources. Acquisition and development activities of the
Newport Avenue Extension Project have been previously considered within the FEIR 90-1
and Supplement #1 and have been found to have no new effects, nor would a substantial
increase in the severity of previously identified significant effects occur as a result of the
proposed Project.
The FEIR 90-1 and Supplement #1 found that implementation of the Newport Avenue
Extension Project would not result in any potential impacts related to the change of diversity
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 6
of species, reduction of the number of unique or endangered species of plant life, or the
introduction of new plant life into the area. No new impacts have been identified.
Mitigation/Monitoring Required.• No mitigation is required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
V. CULTURAL RESOURCES -Would the project:
a) Cause a substantial adverse change in the significance of a historical resource as
defined in §15064.5?
b) Cause a substantial adverse change in the significance of an archaeological
resource pursuant to § 15064.5?
c) Directly or indirectly destroy a unique paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including those interred outside formal cemeteries?
No Substantial Change from Previous Analysis The proposed will not directly cause
impacts to any cultural resources. Development activities of the Newport Avenue
Extension Project have been previously considered within the FEIR 90-1 and Supplement
#1 and have been found to have no new effects, nor would a substantial increase in the
severity of previously identified significant effects occur as a result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required.• Mitigation measures have been adopted by the Tustin City
Council in the FEIR 90-1 and Supplement #1; these measures are included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
VI. GEOLOGY AND SOILS -Would the project:
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 7
a) Expose people or structures to potential substantial adverse effects, including the
risk of loss, injury, or death involving:
• Rupture of a known earthquake fault, as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist
for the area or based on other substantial evidence of a known fault? Refer
to Division of Mines and Geology Special Publication 42.
• Strong seismic ground shaking?
• Seismic-related ground failure, including liquefaction?
• Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that would become
unstable as a result of the project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building
Code (2001), creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or
alternative wastewater disposal systems where sewers are not available for the
disposal of wastewater?
No Substantial Change from Previous Analysis Acquisition and Development activities
of the Newport Avenue Extension Project have been previously considered within the
FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
The physical impacts resulting from Newport Avenue Extension Project will involve
grading, soil erosion and loss of topsoil but will not appreciably alter topography in the area,
particularly on the subject properties. The Newport Avenue Extension Project would not
expose people or structures to adverse effects involving earthquake faults, seismic ground
shaking, liquefaction, landslides or expansive soils. Development activities have been
previously considered within the FEIR 90-1 and Supplement #1 and have been found to
have no demonstrable negative geology or soil effect on the site. No substantial change is
expected for development of the project from the analysis previously completed in the
FEIS/EIR for MCAS Tustin and Addendum.
Mitigation measures are included to reduce the roadway extension, freeway ramp
improvements and roadway widening impacts on geology and soils to a level of
insignificance. No substantial change is expected from the analysis previously completed
in the FEIR 90-1 and Supplement #1.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 8
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City
Council in the FEIR 90-1 and Supplement #1; these measures are included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
VII. HAZARDS AND HAZARDOUS MATERIALS -Would the project:
a) Create a significant hazard to the public or the environment through the routine
transport, use or disposal of hazardous materials?
b) Create a significant hazard to the public or the environment through reasonable
foreseeable upset and accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous materials sites
compiled pursuant to Government code Section 65962.5 and, as a result, would it
create a significant hazard to the public or the environment?
e) For a project located within an airport land use plan or, where such a plan has
not been adopted, within two miles or a public airport or public use airport,
would the project result in a safety hazard for people residing or working in the
project area?
f) For a project within the vicinity of a private airstrip, would the project result in
a safety hazard for people residing or working in the project area?
g) Impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan?
h) Expose people or structures to a significant risk of loss, injury or death involving
wildland fires, including where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
No Substantial Change from Previous Analysis Acquisition and development activities
of the Newport Avenue Extension Project have been previously considered within the
FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would a
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 9
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
Mitigation measures have been incorporated in the FEIR 90-1 and Supplement 90-1 and no
substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required.• Mitigation measures have been adopted by the Tustin City
Council in the FEIR 90-1 and Supplement #1; these measures are included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Airport Environs Land Use Plan (AELUP)
Tustin General Plan
VIII. HYDROLOGY AND WATER QUALITY -Would the project:
a) Violate any water quality standards or waste discharge requirements?
b) Substantially deplete groundwater supplies or interfere substantially with
groundwater recharge, such that there would be a net deficit in aquifer volume
or a lowering of the local groundwater table level (e.g., the production rate of
pre-existing nearby wells would drop to a level which would not support existing
land uses or planned uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, in a manner which
would result in flooding on- or off-site?
d) Substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a manner, which would result in
flooding on- or off-site?
e) Create or contribute runoff water which would exceed the capacity of existing or
planned storm water drainage systems or provide substantial additional sources
of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard. area as mapped on a federal Flood
hazard Boundary of Flood Insurance Rate Map or other flood hazard
delineation map?
h) Place within a 100-year flood hazard area structures, which would impede or
redirect flood flows?
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 10
i) Expose people or structures to a significant risk of loss, injury or death involving
flooding, including flooding as a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
No Substantial Change from Previous Analysis Acquisition and development activities of
the Newport Avenue Extension Project have been previously considered within the FEIR
90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Compliance with existing rules and regulations would
reduce any potential impacts related to water quality and groundwater to a level of
insignificance and no additional mitigation is required for the Project. Mitigation Measures
related to hydrology and drainage were certified by the Tustin City Council in FEIR 90-1
and Supplement #1; these measures are included in the Mitigation Monitoring Program for
the project or as conditions of approval for the project.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
IX. LAND USE AND PLANNING -Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or regulation of an agency
with jurisdiction over the project (including, but not limited, to the general plan,
specific plan, local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or natural community
conservation plan?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause impacts to land use and planning, or conflict with any habitat conservation plan or
natural community conservation plan. Acquisition and development activities of the
Newport Avenue Extension Project have been previously considered within the FEIR 90-1
and Supplement #1 and have been found to have no new effects, nor would a substantial
increase in the severity of previously identified significant effects occur as a result of the
proposed Project.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 11
The proposed Project will comply with the Mitigation Measures related to Land Use as
identified in FEIR 90-1 and Supplement #1, including conveyance of the properties to the
City at reuse value as identified in the "Summary Report Pertaining to the Sale of Real
Property at 14751 and 14741 Newport Avenue" prepared by Keyser Marston Associates
("KMA").
Mitigation measures have been incorporated in the FEIR 90-1 and Supplement #1 and no
substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required.• Mitigation measures have been adopted by the Tustin City
Council in the FEIR 90-1 and Supplement #1; these measures are included in the Mitigation
Monitoring Program for the project. No refinements need to be made to the FEIR 90-1 and
Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
"Summary Report Pertaining to the Sale of Real Property at 14741 and
14751 Newport Avenue" prepared by KMA
X. MINERAL RESOURCES -Would the project:
a) Result in the loss of availability of a known mineral resource that would be a
value to the region and the residents of the state?
b) Result in the loss of availability of a locally important mineral resource recovery
site delineated on a local general plan, specific plan or other land use plan?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause impacts to any known or unknown mineral resources; however, the FEIR 90-1 and
Supplement #1 indicated that Newport Avenue Extension Project will not result in the loss
of any mineral resources. Consequently, no substantial change is expected from the
analysis previously completed in the FEIR 90-1 and Supplement #1.
Mitigation/Monitoring Required: No mitigation is required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XI. NOISE -Would the project:
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 12
a) Exposure of persons to or generation of noise levels in excess of standards
established in the local general plan or noise ordinance, or applicable standards
of other agencies?
b) Exposure of persons to or generation of excessive ground borne vibration or
ground borne noise levels?
c) A substantial permanent increase in ambient noise levels in the project vicinity
above levels existing without the project?
d) A substantial temporary or periodic increase in ambient noise levels in the
project vicinity above levels existing without the project?
e) For a project located within an airport land use plan or, where such a plan has
not been adopted, within two miles of a public airport or public use airport,
would the project expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the project expose
people residing or working in the project area to excessive noise levels?
No Substantial Change from Previous Analysis Acquisition and development activities of
the Newport Avenue Extension Project have been previously considered within the FEIR
90-1 and Supplement #1 and have been found to result in short-term roadway and freeway
ramp construction noise impacts, and contribute to significant noise level increases along
McFadden Avenue east of SR-55. Consequently, mitigation measures were identified in
FEIR 90-1 to minimize these impacts. However, a Statement of Overriding Considerations
was adopted for cumulative noise impacts that could not be mitigated to a less-than-
significant level.
A Statement of Overriding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003, to address significant unavoidable noise impacts.
Mitigation/Monitoring Required: Specific mitigation measures have been adopted by the
Tustin City Council in certifying the FEIR 90-1 and Supplement #1. However, the
Supplement #1 also concluded that the cumulative noise impacts along McFadden Avenue
east of SR-55 were significant and could not be fully mitigated (this does not impact the
subject properties or project). A Statement of Overriding Considerations for the Supplement
#1 was adopted by the Tustin City Council on May 5, 2003 (Resolution No. 03-72). No
new mitigation measure is required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 13
XII. POPULATION & HOUSING -Would the project:
a) Induce substantial population growth in an area, either directly (for example, by
proposing new homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating the construction
of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the construction of
replacement housing elsewhere?
No Substantial Change from Previous Analysis Acquisition and development activities
of the Newport Avenue Extension Project have been previously considered within the
FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required.• Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #1; these measures are included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the FEIlZ
90-1 and Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with
the provision of new or physically altered governmental facilities, need for new
or physically altered governmental facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable service
ratios, response times, or other performance objectives for any of the public
services:
No Substantial Change from Previous Analysis The proposed Project is not expected to
directly cause impacts to public services. Acquisition and development activities of the
Newport Avenue Extension Project have been previously considered within the FEIR 90-1
and Supplement #1 and have been found to have no new effects, nor would a substantial
increase in the severity of previously identified significant effects occur as a result of the
proposed Project.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 14
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #l; these measures are included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the FEIR
90-1 and Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XIV. RECREATION
a) Would the project increase the use of existing neighborhood and regional parks
or other recreational facilities, such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require the construction or
expansion of recreational facilities, which might have an adverse physical effect
on the environment?
No Substantial Change from Previous Analysis The proposed Project will not directly
cause impacts to existing neighborhood and regional parks and recreational facilities, nor
require the construction or expansions of additional recreational facilities. Acquisition and
development activities of the Newport Avenue Extension Project have been previously
considered within the FEIR 90-1 and Supplement #1 and have been found to have no new
effects, nor would a substantial increase in the severity of previously identified significant
effects occur as a result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #1; these measures are included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the FEIR
90-1 and Supplement #1 mitigation measures and no new mitigation measures are required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 15
XV. TRANSPORTATION/TRAFFIC -Would the project:
a) Cause an increase in traffic, which is substantial in relation to the existing traffic
load and capacity of the street system (i.e., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level of service standard
established by the county congestion management agency for designated roads
or highways?
c) Result in a change in air traffic patterns, including either an increase in traffic
levels or a change in location that results in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
No Substantial Change from Previous Analysis The proposed Project not directly cause
transportation or traffic related impacts, including resulting in inadequate emergency access
or parking capacity. Acquisition and development activities of the Newport Avenue
Extension Project have been previously considered within the FEIR 90-1 and Supplement
#1 and have been found to result in short-term roadway and freeway ramp construction
noise impacts.
FEIR 90-1 determined that the Newport Avenue Extension Project will contribute to
significant traffic level increases along McFadden Avenue east of SR-55. Consequently,
mitigation measures were identified in FEIR 90-1 to minimize these impacts. However, a
Statement of Overriding Considerations was adopted for a traffic impacts that could not be
mitigated to ales-than-significant level at the intersection of the SR-55 Southbound Ramps
and Edinger Avenue due to existing condition of the SR-55 Freeway bridge conditions at
Edinger Avenue.
A Statement of Overriding Considerations for the Supplement #1 was adopted by the Tustin
City Council on May 5, 2003, to address significant unavoidable noise impacts.
Mitigation/Monitoring Required: Specific mitigation measures have been adopted by the
Tustin City Council in certifying the FEIR 90-1 and Supplement #1. However, the
Supplement #1 also concluded that the traffic impact is significant and could not be fully
mitigated. A Statement of Overriding Considerations for the Supplement #1 was adopted by
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 16
the Tustin City Council on May 5, 2003 (Resolution No. 03-72). No new mitigation
measure is required.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XVI. UTILITIES AND SERVICE SYSTEMS -Would the project:
a) Exceed wastewater treatment requirements of the applicable Regional Water
Quality Control Board?
b) Require or result in the construction of new water or wastewater treatment
facilities or expansion of existing facilities, the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm water drainage facilities or
expansion of existing facilities, the construction of which could cause significant
environmental effects?
d) Have sufficient water supplies available to serve the project from existing
entitlements and resources, or are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment provider, which serves or
may serve the project that it has adequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and regulations related to solid
waste?
No Substantial Change from Previous Analysis Acquisition and development activities
of the Newport Avenue Extension Project have been previously considered within the
FEIR 90-1 and Supplement #1 and have been found to have no new effects, nor would a
substantial increase in the severity of previously identified significant effects occur as a
result of the proposed Project.
No substantial change is expected from the analysis previously completed in the FEIR 90-1
and Supplement #1.
Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin
City Council in the FEIR 90-1 and Supplement #1; these measures are included in the
Mitigation Monitoring Program for the project. No refinements need to be made to the
FEIR 90-1 and Supplement #1 mitigation measures and no new mitigation measures are
required.
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 17
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually limited but cumulatively
considerable? ("Cumulatively considerable" means that the incremental effects
of a project are considerable when viewed in connection with the effects of past
projects, the effects of other current projects, and the effects of probable future
projects.)
c) Does the project have environmental effects, which will cause substantial
adverse effects on human beings, either directly or indirectly?
No Substantial Change from Previous Analysis The FEIR 90-1 and Supplement #1
previously considered all environmental impacts associated with Newport Avenue
Extension Project, including any future acquisitions of the properties at 14741 and
14751 Newport Avenue. With the enforcement of the FEIR 90-1 and Supplement #1
mitigation and implementation measures approved by the Tustin City Council in the
Mitigation Monitoring Program for the project, the proposed project would not cause
unmitigated environmental effects that will cause substantial effects on human beings
either directly or indirectly nor degrade the quality of the environment, substantially
reduce the habitats or wildlife populations to decrease or threaten, eliminate, or reduce
animal ranges, etc. To address cumulative impacts, a Statement of Overriding
Consideration for the FEIR 90-1 and Supplement #1 was adopted by the Tustin City
Council on May 5, 2003 (Resolution No. 03-72) for issues relating to air quality, noise,
and transportation/traffic. The project does not create any impacts that have not been
previously addressed by the FEIR 90-1 and Supplement #1.
Sources: Field Observations
FEIR 90-1 and Supplement #1
Pacific Center East Specific Plan
Tustin General Plan
CONCLUSION
Evaluation of Environmental Impacts
Newport Avenue Extension Property Conveyances
Page 18
The proposed project's effects were previously examined in the FEIR 90-1 and Supplement
#1. No new effects will occur, no substantial increase in the severity of previously
identified significant effects will occur, no new mitigation measures will be required, no
applicable mitigation measures previously not found to be feasible would in fact be
feasible, and no new mitigation measures or alternatives applicable to the project that have
not been considered are needed to substantially reduce effects of the project.
Implementation of activities and development at the project site could be subject to
subsequent environmental review under CEQA as may be required by law. No substantial
change is expected from the analysis previously completed in FEIR 90-01 and Supplement
#1
Attachment 2 of 2
Exhibit A
RESOLUTION NO. 10-03
Mitigation Monitoring and Reporting Program
(Mitigation and implementation measures applicable to the Newport Avenue Acquisition
Project are noted in bold).
0
~.
a
b
~,
0
a
b
wo
b
.~
O
0
0
bA
~~~:~
o ~ ~
~.9~~
^" O O O
o ~ ~
~Wa
a~
o q
~o '~ a
O
~ U ~
a
.~
~~
8
~ ~
H a
0
H
U
...
~°
N
~;
0
a~
O
.~
bn
.~
aa~ ~¢
~ ~a~ ~~~
~ . ~
~
o~ ~~
o~~ ~
o~~ o~
~ ~
UAA U~1~1 UAA UG1Q
~ .~ ~
~ . H .
E F: F.
W
0 Cp.,
O 4r
0 ty~
0
~' ~ ~'
.
U U .
V U
~
o
~ ~
o
O U N O a ~ ~
ay ~~ y ~==°'° °'°~
~b
O CL ~~ bA O y ~ y '~ ~ ~ ~
G ~
Vi w, 'b
O ~ ~ ~ y„ b .C ~
V1 Q
'fl ~. ¢. 'C
~
~
..n
oi
o
a~ ~
..r
it
ao
~o
~~' ..~
~ .
a~~
, .
.
a~ ~ ~ ~
~ ^ ~ ~
~
o
u
~ o ~ ~ ~ ~
~ Lr
O U O 'L7
rn
~ ~ ~ U U ~
a ~
A ,~ C ~; ~ o w ~'
a~
~: CL~ '~•r.~ ~
~ ~ "C o ~ `~ ~ ea ~
--~ o a~
~ ~3 0 >
b ~
fi ~ ~ +.+
Qn ..
n
u ~ ~"' U ~
~ ~ C1i vi ~ ~
4
O ¢
O~ U b
O
V ~ ,
~ a
w t~.
'~
> y "' °
s a
~ o ~, ~ O a~i
A ~ ~ ~ ¢" ~ w° '~ o
~
'= ~ ~ O U ~ on ~
~ .
U 3 U
~ °
' ~ a w
.
~
a~
0
N
U
U
Qn
~,
~°
U
O
.~
.~
~~~ 'a~°'
~ a~
~ °~ 8~~
~~ ~~
UQQ UAA
0
.~
0
U
~ ?,
~. o
O U
~ ~
-~~~
~~a
~ +'' V
~ ~ !~
3 ~~
~ ~ ~
> cat
u. w
a, ~ c
~ `~ U
~ ^
~ U
~ ~ c~
~a
U
~~
o ~ o
U~" ~ O
W ~ '^
`~ ~ 3 0
~ U ~
o ~3
cd
0
a
~°
~:
0
O
.~
nn
.~
y
~I•r
0
.~'
U
bD
.~
0
b
•~ ~
O `wo
O
~ e `
a •o a~
'~ °o ~
G~
y C.v-~-i
A c
'~u Clw
~ ~ ~ ~'
a
a ~
o ~ ~
U ~ ~ ~
.~ ~ ~ .~
•r 3 .a $
3 ~; w 'ti
.; c~ O u
~ "~ ~ ~
a .~ °' ~
,~ a .~ ~
~ ~
Halo "y ~, ~
'~ ~ ~ Hi
~.~~a
a ~ ~ '~
aA a.a~
~ ~ ~
~ C~ V1 ~
~
~
~Q ~ O O ^ ^ ~ ~
~
~i ~ y
~Wx
~
a ~
+
~ ~ Q"L'
°~~
~
~
~
d
>
. >
~ v~iUQQ UQA
o ~ ~
..
• °
o„
~ A o
~ o ~ H
~
U °'
~ d >,
i
~ U
~ ~
0
°'
U~", ~
R
bA O
. ~ U N >, .
cd" rn
0.9 a o ~ ~ a'~
~ ~ o ~ o
3
v ~
~ c
y ~
.5 o ~ ~
i" :~
A o ~
o
Cs. .d cd O x vi `r?
~ ~
>
~'' ~ ,~
v ~ ~
'~ ~
3 ~ z vii A
~ p
o
~
vi ~ ~ .
a' wo ~ o v ~° ~. a~
o ~~~
°
~ ~
~' ~,
~
^C d a. b '~ ~ o
~ . ~ ~ ~ °s~' ~
vi ~ 4. a? °~ °
°.~
0 3 ~ ''~ .~ a~ ~~~ N ~ ~, ~ ~ ~, o ° 3
• Q
G~ ~ ~ p 6~ C~
a ~
~° ~ A
~ C.) N bQ ~ .d c~ ~ ~
~ ~ ~ ~ ."~ ~ ~
~~
~ ~ ~
d a ~
~
°~
' ~
3 a ~.o~a~~~
.
~
~ w ~
o
° ~~
~ v
~
•
~ ~ ~
~ ~ d
~ o
>o~
~~
o,o
~
• °
'
o a
o °'d~
.~~~~
~ ~ .x ~ .~
..
ap ~,~.tia
i
~
~
o o '~ ~
'~.~ ~
~a~ ~~~~~
,
~
i
~
~ a~
~~1 y
a .~ ~. :a
y ~ "w
dD ~~ .~ °
~ '~
". ~ i
i
}" ~ '
~--~
o ~
~ CCS (~
'-'
ue VI • .-i
> U ^ ~ N .--w
+ Q) ~ ~
~
.:7 ~ . ~
. ~
~ ~ .O ~ s
. O N .
~ ~
w CJ ~
~ ~
W
~
~
~A~ ~
• • [
-~ 3
a
i
d d~ • •
b
~ ~ ~
o ~ ~ ~
0 0 0 ~ a L~
' °o' c ~ o~ c~ c G c b
,
....,p° ,
..
~~ ~ '~~~ 3s 3~ 3~
~ o ~
W ~ o ~ c~ u i u~ u i
~
a ~ > `~ ~ > ~ ~ a ~ `° ~ a
o a~
UA u
A o a~ p
VAA ~ u
A.A ~ u
aA ~ u
aA
A u ~ ~
~ ~ ~
~ .
o H H H E-~ F
~
~ V ~ o 0 0 0 0
a ~ ~ ~ ~ ~
U U U U U
s~ .. ~ `*~ ~
° 0 0
+ 0 0
~~yy e~
° ~ ~ ~
r u
~ ~ as
~
~ A i
.i
4
~~ C C~
+
~~ u
~ u
~
~ v .~ C
O ~' y
~ `~ y
.~~'. 0.
.
a o
~ U
a o
O~o CC
w ~" •~ C~
w wo
o ~ ~ ~ o °
~ ~ ~
' ~°, °' a~ ~ o ~ o
~' c ~ ~
~
~ at ,° ~ ~ ~ c a~ ~ u C ~ ~ a ~ ^~
~ ° .~ 4. Q ~ • ~ ~ ^3
° w
~ ~
~'° ~ ~ u
°o..., ~ ^ti ~ ~ o
~ .~
a~ ~
~w
r-+ ~ ~ O ~ . ~ .
V7 ~ ~ ~ ~ ~ ~ Q ~ O
y r y
b i
~ ~ O
O 3r~~•
~ bU O ~ vi
p
b O
,~ ~ 4
~ ° ~
~ ~ 4 y.
~ H
C ~ ~ '~
L
~ .--~ '
N C c
d ~ u . y ~ u
~ o ~'
~ b~ ~ oo, a ~~.~a~ ~,~ o ~ ~. ~ o ~ •~ ~ ~
~p o
o~ .~~X a~ ~~a~~ o o ~p^p ~ 4~
~
o° ~, ~ ~ 0 0
.~~
~ ~
~3 ~a~a~
~,
o ~~~~ 'x
~ ~o
„~
~ °' °
~~ `~
4
~
°'.~ °
'~ >
~ ~ ~°
~ a ~
~
~ ~ a a °
o ~>,~ ~
, , ~~ ~ c ~ ~ c
a >a~ ~a~O w °H3~~ ° i '
te.. ~. ~,.., d ~ ~.~ a~ yr
~ C "
' ~
a FM a~~ F~3 U.~ Uy
~ ~ ~
o ,~ ~
p~jp '~ v
.. o c
~ o W
A u
o a
,c a
•^1 rl
o
V
U
C~ ~
O p
bD p _
.~
~ ~ U
`'" o
w
a~
~.
0
O
.~
~,
0
y
C~
y
~ ~ ~ ~
~ a 3 ~
~ o v i
o ~ ~
VA ~
aA
H F
O O
~ ~
U U
b
^O
o ,~ O
~ o
o
w a a ~
~ a"
0
b ~+ y
~ v ~ O ~ ~ ~ u u +~.' ~ ~ ~ O O y ~ ~ ~+ ~
~ ~ • V
Q •~ y "~
~ V1 C~ V ~ y O C~ i~ Oy ~ C~ ..
n
C~ ~ O ..n ~
~ ~ ~ ~ ~ ~ d N ~ u
a
y p
.,s ;o
~
.8
~ v ~
~ p a> O ^C v
i ~ ~ b
~
5 ~~ y C° y
. o o
z ~
. a ,~
• ... ~.
i+ ~ ~ V ~ ~ C ~ ~ ~ ~ ~ ~ ~ ~ W ~ w ~~..
~~yy
W o ~ C~ ~ 'fl Q o
O o C~ G~ ~'n'" ~ V ~ o
~ ~ ~y O ~ ~ ~ ~ a
V in 6~ C~ ~ ~ iw • C~ v~ i.i
ri ~ C
~ "7
~ .'~ 7a 6~ ~ G~ ~ L L U ~
~ U G
~ 4 y ~ y
y .~ ~
j
Ic-+ „'
y
f1 C~ ~• L .fl ~ V ~
3.i ~ ..yi C~j ~ ~ ~ O .L"i +
~~r
G G~ O ~.+ ~ V iw L
+~ ~ sr ~ ~ ~ ~ ~ O ~ ~ ~ ~ H u U H d '~ ~ ~ Fy ~ C. w
~.
'~
~,„
au o+r
«., „
-, ~F
., ~ >
~ o d
`. a1
...
.. ~
U c ~ .~ o
'~ ~ a ~
y c
y ~ ~
° ~ ~ :~
0
~ ~
Q~ y
!
1
~ ~a.i C~ ~ ~'+ Q
°
.~ O ~ °
~`' C~
3~
~
~W~
° ~~,
~ a ~a
aA
a~
~~
H
Q ~ '.~
°
~'~ O vi ~
°
U a •~,
U
b
O
'+""+
~ Q O
.~ ~ ++
V
E..i y °~ ~
•
O
~
AU
C ~.. > u .C O y ~~ p
~
.~ ~ ~ ~ y '~ .
~ LiQ i+ .,~ ~+ "~ ~ m ~ C~ i+ ~.+ y 'Lw ..v.
~
°
~ "" 0 0, •p ~ y °' :r ~~ o °'
"'
~ °' w
~ o ~ c
~
~ sl
y
,
Q ar b ~ o
~ y it V ~ ~
y Q r+
^ ,
~ ~
~r
~ '"' '~ e
e
y b ~ ° Q .
.
^~ ~ ~ y ~
~ Vi ° it i~r ~ (~•~~ ° C
~ C
y ~
y 'ti'n ~ ~ ~ Q> ~ ~ V ~ .~ CO ~ 1
~ ° a~ ° ~ ~' ~~.~+
o ~ ~ y
~ '~ ~ e~ •O L7 ea
~ r°+ ~ y ~
• a~
O
~ CO o G~ v~ ~+
•fl V1 ~ .p .
Vi
y~,
y '„7 ~ p .~ i
Oy Vi a i.i
~ }
+
i.i b ~ yd C~
~
y
~ ~ ~+ ~ ~" G"i .~. ~..r Vi p ~ ~. "S~ ~~ ° i
~ ~ ~ ~ i
~
~ b i
~
rn
A
~ w
~
CC "O
~
~ as
'
° ~
~ ~
°
y
~
bD w
~ t
"O
= LL
y
t
"d y O
+ ~ v
~ ~
it ~ .
,
~
~' O i. L7
.7' G~
b .
O
° '" L
L; ° b
~ O r
n
•
~ °
~
~ ,_.,
it
~ •"'" ~
~+ ~ y
C," R
Z1 u
L
.
~ CC °
~ Gn ~ .O.i +"' ~ ~
~+ N O V ~'' ° i. O ~+ ~ ^b .
CO iw
' ..Vr ~ ,
~ ~ 'y ~.+ ~
•~
op~•5 ~' .a e,~d ~.~ ~ ~ ~ a a a ~ 8 a ~.d c ~ ~,aa o a
• ~ ~ ~ ~ ~ ~ ~ ~ ~ Cw ~ ~ ..Vi
C~ C~ ~I y ~ ~ ~ ~ ~ ~ ~ ~ y ~ ~Y
+ .
~ Cat
~' ~ Q 3 ~~ ~ ° ~ °~ a ~ 'a ~a °' u ~, ~~U °u~ ~~ o
o Z °ao .°. d a1 V •o ~ •~ ~ v ~ ° ~ ~
N
~ ~p ~.
i. D ~ ... a
i.n u CL ~
D
~..i ~.. V r~+ y b W ~ ~.
...i
H~ •fl tir V vii O V O
•o
~ ~ ~ i~
o ~
~
~
~ O ~
~ O ~ q
p ~ Vl ~ ~'" '~ Q
0
~wa
~~
~°
U
aQ A
o A ~
~ ~ ~ O
~
~
~ ~ ~
~ y ~ ~
Ua
~~ ~a ~
.
~ ~ _ o 0
E
a ,
O ~' `~
~..~> .~ ~ a
~
~ G
O U ~1,
~ c;~>
~ C~ V
'
a
,~~ Ob
"io~
~~ A.,s yd
~~~~a
~ > ~ ~ W
'" ,~ Q,
U may" ~s" °' ~ c u
.~ v~, ~
y
~ ~
+
~ N ICI
~
p ~ ~ ~
y ~ .
"d ~ C~
c~ U '~ ' ~ Cq
'
v G
~ , ,
~
v~ V ~
V1 ~ ~
~ ~
~ ~ y ~ ~ ~
~ ~ y ~ V
0 ~
~
Cd ¢,
b
~ ~ .
y V
y
N ~ ~ ,~" ~ Lr O .~
~ ~ CO Vi Ci y
~ ~ ~ ~
CC ~ ++
~ a" ~ ~ .~ ~ v ~ ~
v~ C .~ ~ O y 4 ~ ~
W ~
~
o •v ~
U -o :O
~ v ~
ea c ,~ '° ~
aH°~ ~=3~~~C7
•o
0~4
0
0
a~
a~
,o
bA
.~
~ O ~ ~ O ~ ~ O ~ ~ O ~
~ O
~ ~
~~ ~ ~ ~ ~ ~
~~~ ~~~ o~ ~ o~
UAA
UAA
UA
A ~
UAA
.~ O .~
H ti H
~ H
~
O
O ~
O ~
O
U U U U
0 0 0
~ ~
~ ~ N
~ ~ ~ ~
~
3 ~ o ~ o ~ o
~. c a a ~, ss. ~,
~ o ~ o 0 0
~
~ ~ ~'
G~~' o'er
d o~
•• _
o~
•,
.
U ~ a c
a ~b a~ a.~
a~i
a~ ° 3 bq ~ O
~ ~ 3 ~
:b ~ '~
~
• ~ o ~
O
~
~
~~?a~
ti ~
~ ~
~b~
o
;
~°
~'
~~
~ ~ ~ .~
'-'moo
~ o
_ ~
c ~ c ~ a
3
•~ ~ o 3
.~ ~ •
~ ~ ~ ~ ~ o
O
O
• O ~' O
~" N
Cd
RS
ao ~ ~ A ~••~ +.+
~ ~ ~ it
~ o O
a~ ~ ~ ~ O
~ ~
~
-p ~ ~" ... ~ Q ''' vi rn ~ .-. O
•~ •~ p ~
U ~ ~ o ~ V ~ ~
~ y
c
~ ~ ~ ~ ~
b .
~
O ~ bq > v~ S~. ~ ~
'd ~ ~' A ~ 4" C ~ ~' ~ ~' ~ `~
y ~
~ N
~
~
+'
3
J
~
~ ~
.V
~ O ~
~
" O ~
~ ~ ~
~l .~
~
~ c~
~ ~ ~
0
'~
O O y
"C U
Q
~ p ~
4
~1
r ~
U O ~
a~ 0
> ° r .~- (}y
0
i
~ ~
0 0
~ .G ~ ~
~, ~,
~ ~ G~
~
~ -. c~
.
o~~
~
i ~
U
o
an 'ti . a~
~' o ~, °' a
,~
~
a
Q ~ ~
Q ~
~ b
A
~ .
~
. ~ ~
~ O
. O ~
~
(V '~ ~,
.b ~ ~ o
~ ~
~
~ O
~ ~ o '" .
~ N O
°'"' 3 ~
o ~ ~
~ '~
,
~
~ ~
~
~ ,
' ~
~
tS. ~ f.1~ ~ O ~
O O ~ ,.., ~ ~
O O N O O
s.. , O '~
~ ~ •~ N
O ++ ~,
O ~ ~
~ ~ > 'C U ~ O ~
~ U ~
O
O ~ ~ -C .~
~ U b w
O
v ~
d ~ ~
~ O
~ ~
E-' a c
d
~ i ~ Q ~
~ ° ~°
~ ~ Q
° °
~
. . . w
'~ ~,
°~~ ~
~w
o ~ ~ ~ ~
w ° •~ ~ ~ A ~ ~ '~ ~ u p ~ ~ '~ ~ u '~ ~ U
~ ~ b ~
°w ~ o ~
~ ~ c
~
~ o o ~
~ ~ c ~
~~ ~ o ~
~~~ o o ~
~~
a
~ ~~
> ~
~>a ~~
>a, ~
~>a ~>a. ~>~
UQL UAA UQCa UAA UAQ UL10
~w
~~
o a
o
~
o
~
o ~
o
CAS ~ ~
°1D c~/1 H
p y ~
o y
~ am/] ~
U
H
~ o
F :
F+
F.
E-~
E ,~
V~ c 0 o c ~ o o ~~
a
U U U U °' U UOd
~
c~
o
-• ^o
-~ ~
~ ~
a.
o
a
>° ~ ~
~b ~
. ~ a ~ ~~~, ac
~ ~ ~ ~ E y ~ ~
~ ~ `~
g x
'~
H y ° ~ ° ~ o =~ o ° ~ ° ~ ~ o ~
.~ >
~ '"
o .b ~, ~, ~, cs.
.~ w o, ~ ~ a ~
> a. s. ~,
.° ao
,.~ ~, 0
o ¢, 0
an
~ a~ a o .~ y U Q Q a o ~ a~ O
•~
o
~
°
'
'
>'
A c
~ '~ °
~ ~~ a
o ~
~
'"
~
u
;
~ p ~ ~
~
~
' N O
~ y
Fr
o
'C ~
r a o
o
O ,~ v~
~ ti v~
Sir cd y
~ ~ :~ SI Li
~ ~ ~ ,~ as it
iw 6~ ~ 4"' ~
~ ~ ~ o
'
,~ : '~ N ~ y '_" Q
~ '~' .
.O .^S ~ L. Vl ° O u }u+ u p o u ~ ~ u cd ~, ,--~ '"'a ~i ti"' ~ ~..~
~ A ~ c
o U ~ ~
a ~ o Q ~ v "d '~ ~ ~ .
c
c. ~ ~ •~ c ~. ~
°' b ' A s ~ ~ ~
o 'n ~
o ~ ~ i '~ ~ ~ o ~ ~ ~
, u - ~ Q
Q A '~ Q°~~ ~
oo o ~ooo ~~~a~ ~;o>a' ~? ;
o ,~ ~~
o
o ~ ~, ~ ~ ~ > o ,~ ~ ~
~ ~ ~ 'b ~ o '~ ~ ~ ~ ~ bQ ~ ° ^~ ~ C~j y ~ Cn C~ > ~ O
~ '~ fir y
O C~ to ~ n
' ~
°°
~ .. ~
E~-~ °~° y
E~-~ awo:° ° y
~
db-~Q ~ .
° ~ ~
A, yU ap ' ~ ~ O
wU ~
d a cd .
~ ~ 3
., .
b
~ ~ ~
o ~ ~
~•~ ~ b
o ~
o
`~
~
~Wa .
~o
d
u
u
:~
a
roc,a
•
~
~, ~ o
~U°
a
b
O
~~
ao ~
u
.
..
F-F a
~
~
~~
a~
Q ~,
Q
~ ~;
~ ~
~
U o
~ ~U
a~
~O
U O
K ~
o ,.o
b ~
~
~
~ a~
o
"d ~ C~
•=
`~ ~
a~ ~
~ Q o
.~
0
"~
c~
x
'~
c~
x
~,
,o
.~
~u
•
o~
~s3~
8~~a
oa~~u
UAwA
y
'.'~
F
0
U
a
0
o "
L y
O
~
.~
a~
~~~
rr v y u ~
u~ ~~, c
~
y ~ ~
~~ ~~ ~
~o~°^v
y ~
u b
u C'~
~.~ u~~7
• ~
3
,~~
°a ~
~~o~°" ~
C ~ q uQ' O
w
v EGA ~ p •~
.. o
u .~ ~ •~
U
~~
~
w ~
~ ^ ~" 'a c~
i~
~ H ~
~ i.i
O
+ ~
b
~ ~ua ~,
o
.°~
a yy •o
~
y
y
a~yo~•L" ~
~ c~ad U
a
O
O
"~
x
~,
~'
0
...
.~
~~ 3~ 3~ 3°°~ 3E
~-. :. ~
o A A
A
.Q aA a,A a a.
9 ~
.~
~
~
~ .~
~
~
L
["`
c 0 0 c 0
U U U U U
~ ~ y ~ y o ~
~ O O O
° ~ o. c, c» a ° ~
^O b
o aq ° ° o oA •~
O 'b
RS
.~ b4
.~ bD
O '~3
C~ o u
~ 4
a y
alb a;o wo alb O.5
~~ ~
~ ~
~
u o
~ ~ o ~
~
o.~ ~ o,~ ~ ~ ~ ~
~
o~
~ `~' u •o
Cw d o~ >,
~^G
. a, w
;~
~ a u O
a ~~
4.. ~ -~
~
~ ~ Q o p
u
~ y y
V ~
y ~
~
~ ~ ~ 4 ~
,Iod o
a ~ ~
en ~. ;,~ ~-,
~ ~. ~
~
~ ~
o,
O~ ,~ ~ y
.~~.
5 u ~
~.~ o
~~ ~ ea
'flo.8~~;
.
"d
~
w
~ ~ u u
~
v ~
~ ~.+
v ~ b
u y
o ~
~3
o v, "C
O ~ ~ ~ L~+ ; ~ ~ . ~ ~ ~ ±~~~r ~ y
~~~
~ ~,~a~
`~ °..o
~ s~.b ~3 "~,a
~d o
u c ~
' .nom ~ o`:~a
~
'
~ O
i
r3 V y
'i.7 ~ ~ y
.~ yr "" ~+
~" ~i ~ ~
~ ~.+
~ y .~ }y Vl
„i
a+
~ 3 3
3~Z ..n
CQ ~. u
,y u ~
oo° V1 ~ ~
"fl
~~„
~~ °~'
~ ~
~`#~
'~ y ~~i n~
u ~.~.
~~,,~~`~°
on~u~~
O
~ ° ~ ~
p u
.3~ u ,~
°0 3 ~ a~
~~ ~ ~ y
'3 ~~o>~
U ~
~ ' Sr ~" ++
V ~i y
~ ~ ~ ~ r+
~ p bA ~ O '~
.'~. r.~+ L ~
+ '
~
d ~ .
r
~ u ~ ,
y
`n ~ u
~ ~
w y"~ A ~ ~
O
° ~ .°r °~
'
o ~ s0.
d.o .
.b ~ ff a•
~.
°
~
~
°
'
o b
~ o~ c c c c~ o~
o
w ~
°' ~
3 ~ ~
°' 3 ~ °'
3
~~Wa ~~ ~ ~ ~~ ~ ~ ~Q
~ ~ ~ ~ ~ ~ ~ U
~
a.A aA ~
a.A aA ~
wA0
b
o a~ 5 ~
0
~ ~
~ o
~~ o H ~ H w FA
o~
o
0
0
0 A
o U
U U U U U O
A o 4..
0 o
`TJ CO > ~
~' ° i U ^ p
~+ O~
' t
~" o ~ ~ C~
'~
~ C~ ~ CC ~ '~ ~ ~ ,y W .~
r
F .~'
o ~
° ~ u •
o ~ C~
° .~~' u
4 ~ ~,
o b ~„ y m
~ 4 ^C ~, ;.O
C ~ s. ~ v,
.~ y,,, ^O
a~ ao~ a~ ac..~
a~ ~
0 0 '~ u ~
~
p~~, an '~ r.+ y •,
rn ~+ s,
O ~.
,O ~ ~
'~ ~ o
p rC,
E ~ ~ ~ ~ ~~ o~ ~ o~ ~, ~ ~•~ ~ ~ ~ U
'
" ~ ~
CO L~ y
~u3° o~ c i
. +-+
~~~~ it q
~ ~
~oU ~=~ •°
°~~°
~
,~,
"~
~
~
~ ,~ ~
~
~
~
~ ~ .
~ b u ~ ~ ~ y ~ ~ as .d O ~ O ~ ~ 4. ,~ p
y:'~, yE as ~ o y
~ ~ o y a~ ~,~ c
~
w ~ any
o ~ o
3 a'•~
o as ~ °-oz
.~ ~ a~
~
~" "C ~ '~ v~ ~ O
~
~" CO '~ .~ ~" .C~ r"i ~ ..fin 'C ~ O
'~ ty ~
'+~r O y . ~ S
"
w
~ ~ ~ ~ o C ~ ~ U ~ ~ ~ .S c ~
Y b ..7 °
~
/~ ' ~
'•~ y Q
~
~"
ta O
0....
vi O .~ U ~.+ rn ~..
°
c. ~
~'~~ a ea7
~ ~ 3 ~ L
° y •o
~ a'~
a
ate ~.,"
° N ~ O
~
~ .
.
O y r~ ~ ~ ca ~ ~
c o s, 3 „
"p q L o ~ ~ r.+ ..,
O +~~' ~+ Cn ..,
i~ O H ~, > c, o
O ~ c~ U ,
b y o ~
O O O
~
~
~ ~ ftS ~ ~ " ° ~
~
~ rfl o
~ ~ ~ ,
i~r b H
.~ ~.,u~.~r,~~.....,~ ~ ~
~a on .
O
4~~7 ~
~ U ~
on `;a~~ r.
r
~, so. y
.~~
'
W vim, U V~ 'tS G> 1." U h~ : a 3 ~ ~ U ' „"~'" b ~ o '~ ~ . ~ U ~. O ,~ ~y ~ ~
L" o
"G
• • • • . ~'~ V ~ ~ '~
v°~ ~~ ~.~ ~ ~
a ~ te ~ :--. ~ "d
a. ~~d it ~ V1
Av ° G) U U
F ~.~x
q b
~ ~ ~ ~
~ ~
~
~ ~
~ ~
o ~ °' ~
o n
~•a~ o~
3~A o
3~ ~
~0 o
3~~
~
°wa .~~U .~~ ~~ .~~ ~
~ U ~ ~ o a~i ~ a¢i
a A 0 a A U A a A U
q u -o
~ -b
~
O q ^"
~
•
O
O
Q
~
O
te
Vl
CSI •~'~ y ~ f
/J r
/]
° A A
;
U o
U o
U o 0
~, >, w >, w >, >,
U O U O U U
a
o
•
~ ~
on ~''
q
.~
::
E~ p.
-.r
~ v >' ~ ~ O 'C ~ ~
• ° 3 'd
"' ~' `~ ~ • ~ cis i ~ ~ W
•
~ ~ i
'b ~ ~ o o ° ~ °' ~ ~
~ a °
Q.
~ U
_~ cd
~
U ~ ° o
.~ ...
~~
° ,
o U
O ~'~ ~
° ~ ~
O ~ ~ ~, o • ~ ~ }.,
~ ~ a ~ ~ a b v '~
a ~
a~
~ ~
A .~ ~ '~
~> ~ ~ ~
v, ~~ ~ ~'~
a ~~' w s.. ~
`~ ccai ~ ~ ~
~~~aU~A ~ ~C7
~ o ~
~ °
~ ~ ~ a°i
~ ~ ~ w •b o ~ ~ o ° U ~ >; o
cd w
a
~'
~
~ o ~.~~
~ ~3
~ ~
~ ~ ° ~
~
a
~~
° b~3 3~
U
~ 3 .b
y 3~
a- w~ ~~
.. -d . o 0 0 ~~ ¢, o
°
~
q ~ ~ a~ ,~
~ r~ ~
~ ~ ~ ti
,
~ ~, °
a~ o
0
~ ~~~ °~~ ~~~'
0 0 ~ ~ ~~ a~~
~' ° ° o ~
° ~
° ~ o~ ' o ~~jGOUtn
•3
~
i
'N a
~ ~ '
~ ~
1 ~a
~ a ~ c
~a c ~
~'~'~
~'~
'
O ,
b o A~
~~ww a
U~ ~ ~
.
.
.,.
°
b ~
~'~ ~ ~ >
U
~ ~
~ ~ 3 ~~00 ~~ ~ 3
~b
~
v
aH3
~ n
w
¢ ~U
¢
a
¢
.
a~
~.
~°
a~
a~
0
.~
.~
~' ~ A
~ o ~
~~
UAA
.~
~.+
W
0
.~'
U
q
y
d
~ ~ ~
~ ~
.ySV °~ o
~ o •~~
F.,~U
q° ~'~ A a
'~ ~ ~ ~ q
~ ~ ~ ~~
H ~~ q•y
o~~~y
u "~ O q
v ~ > .~'
a~ ~° ~ U u
~~ ~~~
~ ~ ~ ~ ~
a .~ ~' .~
.~ ~ ~ c ;fl
~~ ~ a~
~~
as °s.'o
'~ •~ ~..
4 ~ ^~ rJ fyi
0
q o `a ~ y
dU'~ e~i;
~
~
o ~°
'
~ ~
~D o ~ A ~ ~ ~ a ~' a ~
'
~ ~
~ ~
Q
~ ~ a ~ ,
~a~
c~
~
~
~ .
o~ o ~, ~~~
~ ~
U QQ U A A UAA
a~
~ ~ ~ ~ .~
CC :'~ Vl .
V]
'~
.~
.L, ~ o (~ F'" ["'
~'~ O Vs C O O
~a ~ ~ ~
...
U .,
U ...
U
b o ..
> b ,_, b
>
~ ~ ~ a a
+~ o
~"
a
'" a
o ~ ~ ~ > ~~>
O ~ ~ y CL ~ y Q
Cs. ' ~ Ar o ... fs, o ...,
~ ~
~ ~ u ~
~ b ~~+
~ o
~
~" O Rt
' ~
~ y ,~
~' ~
e+Q f""
~ ~
V ~ ~ O
.
~ ~ o o ~ ,~' ~° ~ ~ ~' a
~ ~ ~ ~ u
~ b Cti,
~ b q
O u ^O
+~ ~ ~'
L~
' .~ ~
r~+ '~ ~ .'',y ~ .r O ~ ,d C. /
~
6~ vii U V C~
~ ~ ~ d v a0i p Ca 4' ~ C7 ~ w o 40„ "y
°~~orr' ~ ~ ~ a. ~ •°- a °" ° ~~ a a ~' o
~ 3 a o o ~ °' ~ c °
' ~ ~ a a ~ °~ ~ ~ ~
. ~
~ ~ y a tin a .a
O
~ c ~c
O VOl C~
5 ~ C~ ~ H +
+ y 6> in ~ ~ ~ a ~
.
~ ~ ~ ~ ~'~ .a o ~ 04° ~ ~ ~~ a~
Vj •~ ~ jy +~+ ~ ~ ~ ~ ~~r ~ ~ •VJ y .N ~' ~ ~
.
~ ~ o b ~ o ... o p ~
~
y
h ~ ~ o ca, . ~
~
~ ~ ~ ~ ~
~ ~
C
C
~
~
~--~A ~, o
C
U~ ~
~ ~
a
e~AZ >C7 '
~
y
y
F ~aU ~.~~o
'o
z
~;
CO
a~
Q
0
.~
bA
.~
o ~,
~
3 .~ ~
~ a
~, ,~
0
~a ~>`~
aA UAA
8
y y
O O
.~' .~'
U U
~
~ w
O
.
.~ 3
d
a ~
~z
~ 3.y
a ~~
~ a
,,,,
o ~
~ m c, +r
aw O o~
~:~
.~ ~~ ; 'b .~ .^.~
QI 'O ~ CAS QI ~
i
i O
v
a oA U .~
~,,,,
ow,
0 °::
oa
` ~ ~
b~
9
0 .
~ y ~ C~ y ^ ~..i
~ ~ ~ q :: u ~
~+ ~ •~ y ~ y
> pd
~
`~° ~ •o
a .• ~ ~
Uo~
z
~ ~
,~ c ~
~ 3 ~
~ ~
y •~ "C
~ .~ C~ u
L" L~y
~
.~ 'd ~
~ i
u u :d
y 3 t
a ~ ~ ~ ~-
~
o °'
,
~ ~' ~1D z
o
v , ,
~ o a,~oy
F a~iti ~ c~ H.~H
~
~
~
O
~ ~ ~ ~
a
~~ ~ b
° a
'
'
a
r.+
~ ~
>
' ~
y
~
~
~..~
a
o
'~wy ,~
~
~a~ ,~
~ a~ ,
~a
°' .
~ c
a3 E
a ~ o '"' '''
O .
~ o ~ ~ ~ .~ ~
o ~ as
UAA o
U a~ as
AA o a~ °
UQQ o ~ a ~
UAaA
O ~ F F'^ H
O~ O O O O
~/ ~, L~a,• ~
U U U U
a o
'" p 4.
p o
V y
~ ~
CL
C~j ~ y
~
~
bA ~ J y, 4 y ~ ~ ~ i,
• ~ . ~ a ~ 8 ~ s ~. ~ a
~
.~
H o oA
~
ti o
.r a >
°
a
° ~ ~ .~
~ c '
...~ o
... ~ f
,
tea o b
'., ~
° ~
~
~,, Gi, wu ri, o .~ a~. ~ a t~"io
0
0
.~
y
r-+ OA y o
y a~
W ~ ~
~ o
~a A a 'b ~ a i~ u
3 °
H~ D
~
~ a " a
~" ~ a wo
~ a .~ u
~
o ~
°
' ~ ~
o
o a"
~ y ~ °1D ~ ~ ° ~
o ~ ~ ~
~ c
c
~~ a o ~
a ~ •Q >~ a -~s ~~ ~ ... ~•.. ^a
3 y
~ a 'd
3 .G l~ ~
~, ~ '~ ~
a > a ~
> c~ i-i
° L G~
~~
~ ~ ~
a ~ o ~ ~ ~ ° ^' '~ ° a ~ 3 "" o ~ ~ A
~ ~, °'
a ~, ~o ~a z ° y a
a ~
~ °' a
~ '~ e a
~ o ~ ~~ a>
a Q ~ ~
v ~ 'fl
p ~l °' ~ ~ '~ '~ :r U u ,
~ ¢
~ A ~ ,
a p
~, ~.~ `~.~,~ a ~,a .
o ~ ~ c,
~
~ y
a ~~ ~'
~ •
a~,a a
o ,
c
a
o'tia ~ ~ y
,.
• ao ~
a ~
U o
~ ti O
~ ,
~
y o 3~ ~ .y ~~ a a~ ~ b ~, ~. ~
~ ~w ~ 'c e ~ ~ ~ e~ o 's' °' °~' ct °
y o s o
u °'~•c a ~~ s~ ~ ~~ oV
a
~ ~ ° °'
U
:
~ a aa
~
~w ~ y~
a
~ ~ > o
3 °
' ~ V
d a
~
o
ti . e
~ y . ~
a~
U
.~
.~
a
~,
~°
a
~»
0
RY
0
...
dq
.~
~ ~
.
~ ~
.
~
~
O
~ ~
o
y
o ~ ~ ~
~
UQ o
UQ
.~ .~
O O
~ ~
U U
0 0
~ V1
U +-' N ~
U +'
~, ~ ~"
~ ~
~ y ~
~ ~
.
0 a .
00
0 a
~. ~
o :-~ ~. b
o :-~
'~ ~ '~, a
a~ a~
~ it
~
~ O ~ >
_
~ ° ~' ~ v~ U
'b
ti
~
o ~v~ty~,o~,
ar ~ ~ 4r .b ~1. ~
O
~ +..~
y ~ Q bA ~ O
~ y
~ ~~~~~~
~ >
,~ ~+ O ~ ~ L..
N 3 b a~
~~~°~
o
Q
~' ~ a
i
.
~ ~~o
~
O ~ ~ 'b U .~
~
~
~ U ~~' ~~
U ~ ice..
~ ~
-o ob~~
~
~
.
0
o
U
~
,~ ~ ~~ ~_
b
~' ' -d
o H-d~°~'°~.'~o
v
b ~ ~
o ~ ~
.. ,a
•
~ ~ y
~ N
~
0 ~ ~ a
+ ~ ~
Wa ° ~ •~ ~
~ ~~ °~ ~ ~ ~
UL1 U~1 G~ aQ
a~
o ~ ~
~ o ~
air a a ~ ~ ~
;~ ~ O H E~ h
~ 0 0 0
U ~
a ~
~+
~.+
i
U U U
b 4-r
O
~ 4.
O ~
O
~
~ O
U •~ O ~
U ,~,,, ~
0~ ~ ~
~ ~
~
.
~
F'~ p .
dp
O p c".
p • ~ b4
O p ~
o
„ s~ 'b ~ ~. 'b ~. p.
O .~
~
a U O~
a ~ O
a O
. o
o c 0 °
O U ° ~
W H O O
p ~ O ~ v, E-~ ~ ,~ 3
tC ~
+- U
O ~ ~ p ,
,.,
. ~ ~ y
.
~ ~ a ~
3
3
3
~ ~
~ 0
o" ~ O
~ ~ °
~ o
>,
~ c •~ ~
•
~ .r
~ Q
~~ ~ ~ v
•~ ~ °
~ ,ti ++
~
~i b ~ Q C~ ~
iii ~.. v ~ •--~
• ~ '~ ~
~ '~ G
•
y ~ '~~" '~:
.., C~ ~
~+ ° C
~ ~ i-~rr Sir O ~
~ ~ o ~~
~ ~• ~ ~ ~b
~ ~ ~ 70., O .s', .~ U ~ d"
O 0 ~ ~ O ~ ~
"""' ~,
'~p ~ b ~3 ~ : ~ . ~
~ W
~ O ~ U ~ •~ ~ •V r"'
~
p.~ ~ o ~
o ..O
o c~ ~' w '> a~w ~
• ,
r"
~ ~, .~ ° a~ ~ ~
~~ ~- U ~ oo~ U •~•o a~
.-. Q'
d ~? ~
w
~ O U
Qw v~ ~
~b ~ v~
~ c~
U ~
~ ~?
~
. .
U
4-i
cd
H
O
.~
O
F'"
w
~°
~;
cd
N
0
.~
bA
.~
y .~
3 ~ °
3 ~ ~~
3
~ ~
~ ~
~ ~
•~~
o
a A a
.~ Q aQ
~ ~
• •
H H H
e `"
0 4.
0
~'
,
U U U
~+ ~" ~ ° ~
c~ ,r
"
E'~ y F-' fir"
O ~+
F-' G~
A V u L1 U,~
Q (~ ,~ Q U y Q U A
O ~ R+ O ~ O., O cVC ~,
00 CLr +r
y ~ f1, .~ ~ a .~
W d ~" W d~ W
~ b
~~~
~~
~
~
C7 O b - ~ ~ ~
O ~ ~
~
~°' °'-d
~ ~ ~~~
~ ~
O
" ~ ~ 0 ~
b .~
~ ff ~ , .~
s Q.,
CO
~
0
~
''' U
~ v' 0 O ;,; 'Ly
0 ~ 0
'~ Gy
oio ~ ~ .w
U •.~
~ ,~
~
~ ~°
. ~
o 0
~ ..,
~ ~ c ~ ~ ~ ~ ~
U
H ~
~ ~
°'
'~ ~
cn
~, ~ ~
.
0 0
°'
y y
~ A Et ;°
O ~
'b ° 3
~ O ^O ° i ~
F"' ~ `n O
O ri .fir ~ ~
cC bA ~" ~ ~
u ~+ ti .~ ~ ~
.Y .o o ~
O
~ ~a~ ° r~ :~~~
o w•3°'°
~
o ~ a ao ~ `~ ~ ~ ~
~ ~ o a
'"~'A3
3 ~ ~
~ °' ~ a~
°~ x ~ o
z ,
~y~ 3 ~ ~~~ ~
~~
.
~
o ~
~~
~ ~ ~ ~ ~ ~
.~ ~ o o~
3~ o ~,
3~ o ~,
3~ o ~,
3 o ~,
3~ o~
3~ o~
3~
~oa;
~ o
a,A aA aA a
.~A aA a
.A aA
b u
aoaa ~ ~ ~ a ~ ~ ~
~. ~ o H F-~ E~ H H H H
~ V ~ 0 0 0 0 0 0 0
a ~
U U U U U U U
A
°
U
•a;
U
•~
U
•°;
~ ~
~ °~'
p t,
~ ~ .~+"
.~~ it ~~
3 ~° •~ ~ U ~n
O U
a~
~
~?3 ~ Q ~, ° U
A ~ ° U
Q ~ ~ F~ aoi F~ aoi o ~ ,~ d ~,
v aoi ~ a • o
,
~ o o o o x
,
~ o a~ W a~ W a~ W ., o ~ o o~ c~ .~ a~
~" ^" ~-'
~ N ~." ~~
' N ~" q ~. C1. N pp 0.i ~ D ~ y C~ O 'UO ~"+ cd
b
~"~ .
~.+ O N
¢ ~ U -.
..+ O O
¢ ~ U .r O ~
¢ ~ U +~ ~ cd
¢
W +-' ~ ~
W
¢ O ~ O 4"
o
a p„
~ ~ 4r O iG y
a~
fs
o t~
r.. ..~ .-, ...
. ~.
.
.
U
O ~" ~
Q i+
C ~
4-~ U +.'
O ~ ~ y
~ b
b O
O O 'd A ~ r
4, O ~ O O ~ cUC O "'"' s., > cC ~'
~ O ~ O bA O , s.. U
U •.-.
O O rp +~ ~ i
. ~ ,~ ~ ~ v ~ ~ ~." ~ ~ ~ C V s"" ~ ~ O Q
°~ ~ ~ ~ c~ a, " ,~ aoi ''" ~ ~ ~ o w ~ ~ .~ ~, ~ ~
~+ c~ U c~ ~ • ~ O j O c~ ~ c~ ~ + W O ~ ~ ~ ~ ~
~
~ ~ ~ a
^o ~ ~ O
~ ~' ~ " • ~
~ ~ ~ ~ ,
~ ° b ~
sue. aoi ~ ~ ~
~ •
ss, ~ a~
a.
a
~ ss, .b ~
`
x o b ~
~
.~ ~ 3
U ~
...~ ~ c ~ ~
~. a~ a~ ~ ~
~ .~ ~
U .~ ~ ~ ~
,
a a~ -o ~ ~ a
~ 3 ~ o ~
~ ~ ~ °' ~ ~ ~° o 'ob ~ ° °' ~ ao ~ ....~ 3 ~ '~ a1 ~ .~ W o ~
°' oo ai ~ ~ bD ~ ~ o • ~ y ~ ~ oip ' ~ ~ oA ~ ~ .r ~' o v0 '" . ~ .~ j O o
3 ~ ~~~~ ~ ~ w ~ ~ ~ 3~ ~ ~ ~ ~~
4
4 -+
O
W s-,
4 O U U U O
O v~
,
~ N ~ .
~ O ~ O
~ rr U ~ .b G +V+ N ~ . N
N ~ ' bb ~ M • ..
y ~ ~ "' ~
• ~ O ~ S1'
~
i
rs: ~ °? '~
w' ~ ~
a w° .~ 0 3 o
a ~ °
z ~ '~ U .~
A a. a. ° c
d
a o a, .~ +`..
~
~ t
o ~°
'
~',y ~
Vi e
a
VJ
~
b~A '~, u C ~ A ~ ~.. ~ ~ ~"~
~ ~'
.. o 0 0
~~ o u
3~ o~
3 •~ ~ o
~a38 o~
3
o
wa
u ~ ~
'~ ~
~~ ~~ o~~~ ~~
aA a.~l UAaA a4
"~'~ O ~' O ~ O O
~a ~ ~ ~
U U U U
~. O C~ O .--~ U
rl ~ 4 ~ ~ ~ ~
+'' ~ Q-1 ~+
'" a ~ .c ~
~ ~
;
c~., ~.,, ,o
~ w ° ~
c ~ ~. , ~
b ~
•3a~~.w d~W a~.~ ao..,a~a a~.c3U
~ ~ bA
~ `~ ~ o u
t.*~.." e~ ~
u u > ~"
°~
,r
C~ ~ •~, ~ ~ ~ u
~'"
~ "
~ A, ~ ~ A" 3 ~ E~ ~
~ ~ ~ ~ •o
~ ~
u
~ y C
~ f
y ..
r t,H
~, 3
~
w
~
~
~ y ~.+ ~ O ~
u ~ u
on y u
~ ~ ~
o ~
i.w C~
~ .~ ~-.
3 °"
a
i
a
i
• ~ '
~ ~ c '~ c ° ~
a~
as ~ o
.r .
~
~ o o ~ ~ a ~ ~ .d c~ ~ ~ ~ ~ ~ i
,~ ~ ° " ~
~ ~ ~, 3 ~ ~ d ~ y ~,
~ b ~, a : ., ~,
o
~ o ti
o N
~ ~ ~+ .Li ~ ~.+ ~
~ '~"~~ a r~. O ""'iy .^w.y ~. y
~
y ~' i-r i.r C." V
~
~ ti Q
o .~ vJ d u
CO it Q GC id ~i
i G
~,' v
o~~ ~bz~z~.~ ~~~~°bb~~~3 0~~~,~
A t". ~
•
vi .w :~ ~ ~ O Of". y
'~ u ~ ~
z~ ~ O ~ 4--i '~ O
~do3~
~u ~ OA .LSO ~ .r ".~'
~ ,~ ^O
a~
p0acs3:a
UA ~ C~ ~ F. ~
aa
F-~
, y.
,
«. N
~
^~
C ~ b
o bD ~ ~
~A
~
O ~ ~
0 0 ~
O~ ~
O~ ~
O~ ~
O~
D
"'
~'~ ~ O~
3 ~ 3 ~ 3 ~ 3 ~ 3~ 3 ~
~
~ c s , ~ ~. c a. ~ ~ ~ ~ ~ ~
aA aA wA aA aA a.A
a~
o p
.
~
ao c, ~ ~ a ~ ~ ~
~, ~ o H E~ H H H H
~ V ~ 0 0 0 0 0 0
x ~ ~ ~ ~ .~
U U U U U U
~ ~ ~ ~
3 •3~ ~3~ •3~
~?3~
oA p o ~ o~ o~ o~
~ a.~ ~ ~ ~ ~ ~ ~ o
~
~ o ¢, ° o .~ o .~ o .~
~ U f~, U U U
U
Q
~
U ° N N
U
ff
' ~
+.-'
U A ,~ s.,
t~ b
N C ~ bOU c~
~ ~ c~
a~ ~ c~ ~
a~ y , N O
"
~ s
O ~' ~ ~ ~ ~ ~ >
'~ ~ `~'
~ O O A ~
> ~
~ a
U W v' b V O O ~ Cj ~ .~ O d S O U
' 0 ~
~ ~
O ~ ~ ~
U ~ N •y U
~ O
~
~ ~
Q. ' b
4 +
+
,~ w O •~ ~'~
~ u. ~. ~ ss' W
i '~ ^
o ~ '.~.~
~
~ y o
W ~n ~n ~ ~
W N W v
i W ~c ~ bJD °~
' w
~ ~ ~
°~ ~ ~ ~
o Q
b
~ s.. ~ ~ ~ o ~. ~ a~ ~, ~ ~ ~, ~ a~ ; ~
U 'C ~ ~. ~. a~ 'O
..d y .'"
C~ ~ U C~ "'d Q~ U U U ~ U U U lr~.
~
a, ~ ~ ~ Q~ °' a a~ 3 p., a~ .~ ci, a~ 3 °i u~'r~ .~ ,., 4,
a~i a' ~ ~ E.•.•~
~
b ~ 0 3 ~
~ 3 ~ 3 ~
~ ~ ~
ov ~° H
3
~ ~ ~ ~ ~ N
A o
a~ ° a~ > a~ a~ > a~ a~ ~ a~ ° ~ a~ ~, ~ ° ~ o ~ a~ • ~
b
A
O V
~
~ O
y,., Q
'~
C ~ G .~ ~ O N •~ ~ ~ U •~ ~ O ~'
~" E"" y ~ ~ .r y .~ N
~ A
~ d w A
~ w A
~
~ A
~ d w
~,
~ ° d~ 3 d~
. ~
a . a . u..
, a , ,
w
U
~
:•
+
~
C ~ a ~ .
p" ~
O pA~~ ~
c~
~
~.
AA3
U A U
o ~ ~
~ o
.., 0
..,
~" o ~ H
E
~
° ~ 0 0
_
U U
0 0 ~ o ~,
~ ~ y dA
~ r"' ~
~
+
+ O p
.
d ^' > O
,., G~ c > >-+
O O ~ U
O O ~ " G `~
~ ~
a ~ O
~ s~. ~
b C~ v
°
~~~
.r °
b ~
o ~
3 ~
~ ~~
u, ~•~
o r" ~ ~,~
~ °a
iw~~.r
o '~
~ i . ~ ~
~ ~ ° o > ~
°~ ~
~ Q
O
w ~ ~
O O ~
~b •.. ~
~ ~ "
~
Q ~ Q ~ cd
~ ~
~
~ o
_
~ ~ b
~~ 3•~ .,.
~
oz ° ~ ~
~~ > ~
~ ~ ~ Z
~
O ~. ~ N
c~ O ~ Q., ~
O 'd
~ U ~ O '~
U ~ y ~ '~ d N s.. p ~ ti ~ ~
y ~ a. ~ a~ ° ~ ~ ~ ,
a~ ~ ~° ~ a ~ U ° a~
^O O O ~> O U O
~ ~ o W ~ ~ ~ ~ ~
YA ~ ~ •'" ~ -~ ~ •~
•~ .N -o~, o ~,,~
~ ~ :
-d~
O ~.~~a.~
•~ ~ ~
~
~.
~o°
~•~, o.~
•~•~ ~,
~ oU~ ~,
~
0 0 oU b ~'''~ a~~ ~ ~ ~ ~ ~
u 4:a ~
c
o o
~ oA~ ° ~
~ . ~
~ .
c ~
o c
° Qr ~ c~ ~
'~
~
a
° • ~
a ~ °
° ~
" ~
~ U ° o ~'
: ° ,~ ~ °' o 0
~
~
U o Y
~
. a~ a ° °
~ ° .
a~
a~
U
.~
.r
~,
~°
0
O
..,
.~
~ ~
3~ 3 ~
U~.~ U
•
~~ ~ ~
aA a A
.~ .~
~ ~
F E
0 0
.~
U U
~
0 ~
0
~
. ~• U ~"
O
~ O
O O
~ C.1,
O O O
~ ~
° ~
O ~
O
a
a U
~ o
_~
~
~ C
a~
~
N 'C 'b •0 0
~ o ~ ~ o U •~ ~°,
~
~ ~ ~ ~
~ ~ ~
U G."
° ~
o °
o.0
3 y
0
~ o ' ~
O j y a~ ~
~ U c
•O U ,~
O~
> ..r U O ~, O
O~ O '~
.~ ~,
•~
o _
~ b
~ „O ~].
0 3 O ~
°~ ~ O
•~ O
~ U rn
o ~
+O-' ~ U V ~ ~ ~ O b
3 ~.c a~i ~ i ° a c
•N ~ ~ b ~ A ~ ~ •~
,~ W i v ~ ~" `~ ,s" v
.~ ... ~ o W o 4..
^O
~ ~
~ ~ y
~ ~ ~ ~ o ~ o~ ~ o~ o~ ~ o~ ~ o ~ 0 3~
Wa ~ ~ ~ ~ ~
a~
aL1 o ~ °
UQQ ° a~ a~
UQA ° a~ a~
ULIQ o a~ °
UQL ° ~ a~
UQQ o ° a~
UQQ ° ° a~
UAQ o as
aA
a~
O q
R ~ y
on o. a ~
a ti
a ~
a ~
o ~
o rn
a ti
a ~
a O
E ° F- E~ E~ H H H F» E-~ F"
~ c ~ ~
0 4.
0 ~
0 ~
0 4,
0 ~
0 ~
0 ~
0 c
U ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
U U U U U U U U U
a ~
o~ w
o ~
° ~
o~ ~
o ~
0 ~
0 ~
0
-,
°~ ~ ~ ~ > > ~ ~ v ~
• j ~ ~
~ v ~ >
0
~ +r ~ a~
a o o ~ °
a ~
~ o ~
~ ~ ~ c.
•~ >> ~, a,
.
>> a
F 0. 0~ o~ o~ o~ o a o~ o a o a ~~
rs.o a~ a~ ao a~ a~ a.~ w~ cL,o
a~ ~ . °o
~ ~
~ o ° ~ 3 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
N ~ N N ~ 4. O ~
~,
O ~ ^O O vi
v~ +-+ O "" 'O . ~"
O ~
~ O 4r
O ~ ~ ~ O y ~ ~ ~ ~ V G
U ,
_
~ Q s ~
° ~ .~ ~ o ~ ~ ~ s
, ~ o a ~«,
~ ° a. a~ ~' ~ ~ ~ ~
~ o ~ ~ o O ~ a
~i ~° ~ .~ ~ ~ ~ ~ ~ ~
. ~
~ ' ~ :~ ^o
~ r.+ .d
~~~~ ~ ~ dq O
~ a
s~ ~, ...
~•~
° ~ ~ O
o~.....
° a v vOi 'O'' O
~~
o ~, ~ • ~ y
~
... a -d O ~
..,
U q c
~.-o L
a
a~ °
'o
~ ., ...
~
v ~ ••~ ~ a a~ > ~ > ~ ~ a
o .
~ ~ a o d °
~ ~ a u U
, ~ a
on a C7 -d U
c U E-~ o
, , ...
. ,
~, .r ~ .
b
c ~°~':~
~ ~
~ ~ a ~
o ° ~ ~ aoi ~ ~ aoi ~ ~ aoi ° ~
~~ay a~~ ~~~ ~~~ ~~
~Wa ~ a~ ~ ~~ ~ a~ ~~ ~
> > ~ > ~
U~-1A UQA U~1Q aA
as
o a f
o 0 0
;~ ~ o H E~ E-~ a1 GU
~ U a ~
o w
0 w
0,,~
~,
U U U a a
C~ y
CO O ~
O O
,~,yy Q
`v CO ,.y
~ .--~
>
U ~''
>
CA p ~ ~ ~ ~ ~ 'b ~-i
~
~" ~ t, Q. ~, ~ ~. O, "O
~ 4
~ O y
a ' O ",
~
~ O~ ,~
a '
~ ~
. ~ a
,, ~ d
~ .~
~ 0
a~
~ ~
a~
c O
~
~
~ ~ ~ ~ ~ a~ ~_
a N
~~ O ~
~ .~ ~
¢
~
~
~' ~ ,
y
~ ¢'
.~ ~ 3
o a ~
~4., :~
3,~
y :~ ~ cd OU ~ ~ ~ 'd U
~ r ~ O -d ~ O ''' U
~ a ,~ v O ~
O >' c~ A.,
~ ~ ~ a~ ~.
o . ~ ~
~
~ ~
~ a~ ~
o ~ ~ ~ ~
~ •~
`" •~
..,
~ ~ ~ 0
~
' 0
~ o
~ ~
~w
'I ~
s ~
~
Q y .b ~ U ~ "~ '~ Q
O
~ .
s~ >,~d
~" ~ ' ~ b.~
~ ~ ~ >
~ ~ O ~
¢' O
i r
.~ ii ~ 1r ~" 'C Tom' ++ .
U ~ ~ '+~+
V U 4a ,7 •'r y >
y U~ U ~ W a 3 v~ °:
RESOLUTION NO. 10-01
A RESOLUTION OF THE TUSTIN COMMUNITY
REDEVELOPMENT AGENCY MAKING FINDINGS PURSUANT
TO HEALTH AND SAFETY CODE SECTION 33433 FOR THE
SALE OF PROPERTIES PURCHASED BY THE AGENCY USING
HOUSING SET ASIDE TAX INCREMENT MONEYS LOCATED
AT 14741 AND 14751 NEWPORT AVENUE WITHIN THE SOUTH
CENTRAL REDEVELOPMENT PROJECT AREA AND
AUTHORIZING THE SALE OF THE SUBJECT PROPERTIES TO
THE CITY OF TUSTIN
The Tustin Community Redevelopment Agency of the City of Tustin does hereby
resolve as follows:
t. The Tustin Community Redevelopment Agency (the "Agency') finds and
determines as follows:
A. The Agency currently owns residential property at 14741 and
14751 Newport Boulevard ("Subject Properties") which was originally purchased on
January 7, 2000 using moneys from the Low and Moderate Income Housing Fund. In
accord with California Community Redevelopment Law and more specifically Section
33334.16 of the Health and Safety Code, properties not developed for persons and
families of low and moderate income within ten (10) years from the date of acquisition
shall be sold with the moneys from the sale, less reimbursement to the Agency for the
cost of the sale, deposited in the Agency's Low and Moderate Income Housing Fund.
B. Pursuant to the California Community Redevelopment Law (Health
and Safety Code Section 33000 et seq.), the Agency is engaged in implementation of
the Redevelopment Plan (the "Redevelopment Plan") for the South Central Project Area
Redevelopment Project (the "South Central Redevelopment Project"); and,
C. In order to comply with provisions of Section 33334.16 of the Health
and Safety Code and to implement the Redevelopment Plan, the Agency proposes to
sell the Subject Properties (the "Project") to the City of Tustin ("City") for a public
purpose pursuant to which the City would utilize the Subject Properties for required
right-of-way at the northwest corner of Newport Avenue and Sycamore Avenue for the
proposed future improvements to Newport Avenue ("Newport Avenue Improvements")
and then dispose of the remaining property not needed for right-of-way purposes for
future redevelopment consistent with the Redevelopment Plan; and
D. In its current condition, the Subject Properties are a blighting
influence on the Redevelopment Project Area; and
Resolution No. 10-01
Page 2
E. Ultimately the Project will remove the blighting influence described
above and provide required right-of-way for the construction of Newport Avenue
Improvements and any remaining property not needed for right-of-way will be utilized for
redevelopment purposes; and
F. Pursuant to Section 33433 of the Health and Safety Code, the
Agency is authorized to sell or lease property acquired in whole or part from tax
increment moneys for development pursuant to the Redevelopment Plan, provided the
sale or lease is first approved by the legislative body by resolution after a public hearing;
and
G. Pursuant to Section 33433(a)(1) of the Health and Safety Code, a
Notice of the time and place of the public hearing was published in a newspaper of
general circulation in the community at least once per week for at least two successive
weeks, as specified in Section 6066 of the Government Code, prior to the hearing; and,
H. Pursuant to Section 33433(a)(2)(A) of the Health and Safety Code
the Agency has prepared and made available for public inspection a report no later than
the first notice of the public hearing and, pursuant to Section 33433(a)(2)(B) of the
Health and Safety Code, the City Council has reviewed and approved a report which
contains the following:
i. A copy of the proposed Agency resolution authorizing the sale of the
Subject Properties and a copy of the proposed City Council resolution
agreeing to purchase the Subject Properties.
ii. A summary which describes the following:
(a) The cost of the agreement to the agency, including land
acquisition costs, clearance costs, relocation costs, the costs of any
improvements to be provided by the agency, plus the expected
interest on any loans or bonds to finance the agreements; and,
(b) The estimated value of the interest to be conveyed, determined
at the highest and best uses permitted under the plan; and,
(c) The estimated value of the interest to be conveyed, determined
at the use and with the conditions, covenants, and development
costs required by the sale. An explanation of the sale price, if
determined to be less than the fair market value of the interest to be
conveyed, at the highest and best use consistent with the
redevelopment plan, including an explanation of the reasons for the
difference; and,
Resolution No. 10-01
Page 3
(d) An explanation of why the sale of the property will assist in the
elimination of blight, with reference to all supporting facts and
materials relied upon in making this explanation; and,
I. Pursuant to Section 33334.16 of the California Community
Redevelopment Law the subject properties were unable to be developed as Low and
Moderate Income Housing during the ten year period from the date of acquisition
because of the size and configuration of the Subject Properties which were impacted by
right-of-way necessary for Newport Avenue Improvements and the inability of the
Agency to feasibly combine the Subject Properties with adjacent properties to facilitate
new Low and Moderate Income Housing; and,
J. The Agency has identified that a portion of the Subject Properties
to be sold to the City are required for necessary right-of-way for Newport Avenue
Improvements, and the Newport Avenue Improvements are identified in the South
Central Redevelopment Plan, in the "Third Five-Year Implementation Plan for the Town
Center and South Central Redevelopment Project Areas" ("Implementation Plan"), and
in the City of Tustin's Seven Year Capital Improvement Program adopted in Fiscal Year
2009-2010; and,
K. The Agency's sale of the Subject Properties to the City of Tustin will
assist in the elimination of blight and is consistent with the Implementation Plan.
Newport Avenue Improvements have been identified in the Implementation Plan as a
critical and necessary public improvement in the elimination of blight and in relieving
traffic congestion, providing better access for emergency services, and increasing traffic
capacity. After accommodation of any necessary right-of-way, any remaining portions
of the Subject Property not needed for right-of-way will be utilized for redevelopment
purposes which will also eliminate blight in the Redevelopment Project Area and which
is also consistent with the Implementation Plan; and,
L. The Subject Properties are currently owned by the Tustin
Community Redevelopment Agency and are located within the City's boundaries and
within the South Central Redevelopment Project Area; and,
M. Without the Agency selling the Subject Properties to the City to be
utilized for the Newport Avenue Improvements, implementation of the South Central
Redevelopment Project will be negatively impacted in that the inability to construct full
right-of-way improvements and ultimately develop any remaining portions of the Subject
Properties not needed for right-of-way purposes will preclude the full implementation of
the South Central Redevelopment Plan.
Resolution No. 10-01
Page 4
N. The resolution and conditions of sale for the Subject Properties to
the City contain all of the terms, covenants, conditions, and restrictions, obligations and
provisions required by state and local law; and
O. The Agency has duly considered all of the terms and conditions of
the proposed sale of the Subject Properties to the City of Tustin and believes that the
Newport Avenue Project is in the best interests of the City of Tustin and the health,
safety, morals and welfare of its residents, and is in accord with the public purposes and
provisions of applicable state and local law and requirements; and
P. Pursuant to Section 33433 of the Health and Safety Code, the
Agency and Tustin City Council have held a noticed public hearing on the proposed sale
of the Subject Properties to the City of Tustin, at which public hearing all oral and written
testimony to the proposed sale in connection therewith and to any other matters
pertaining to the transaction were received and heard.
Q. In accordance with Section 33433 of the Community
Redevelopment Law, the sale of the Subject Properties to the City will benefit the South
Central Redevelopment Project Area and the consideration for the Subject Properties
by the City is not less than the fair reuse value at the use and with the covenants and
conditions and development costs authorized by the sale in the Agency and City
Council resolutions authorizing such sale.
II. The Agency hereby approves and authorizes the sale of the Subject Properties
to the City and authorizes the Executive Director and/or Assistant Executive Director to
execute any necessary documents and to take all actions necessary or desirable to
implement the sale of the Subject Properties including the execution of all related
documents and instruments, and upon satisfaction of all conditions and obligations of
the City thereto and pursuant to this Resolution, to transfer the Subject Properties to the
City, subject to the terms, conditions, and covenants contained in Exhibit A.
Resolution No. 10-01
Page 5
PASSED AND ADOPTED at a regular meeting of the Tustin Community
Redevelopment Agency held on the 19th day of January, 2010.
JERRY AMANTE
CHAIRMAN
PAMELA STOKER
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the Tustin Community Redevelopment
Agency of the City of Tustin, California, do hereby certify that the whole number of the
members of the Tustin Community Redevelopment Agency of the City of Tustin is five;
that the above and foregoing Resolution No. 10-01 was duly passed and adopted at a
regular meeting of the Tustin Community Redevelopment Agency, held on the 19tt' day of
January, 2010 by the following vote:
REDEVELOPMENT AGENCY BOARD MEMBER AYES:
REDEVELOPMENT AGENCY BOARD MEMBER NOES:
REDEVELOPMENT AGENCY BOARD MEMBER ABSTAINED:
REDEVELOPMENT AGENCY BOARD MEMBER ABSENT:
PAMELA STOKER
CITY CLERK
EXHIBIT A
RESOLUTION NO. 10-01
Agreement
Between
The Tustin Community Redevelopment Agency ("Agency")
And City of Tustin ("City")
Includutg Terms, Conditions, And
Covenants of the Agency's Sale of Property Located at 14741 and 14751 Newport
Avenue, Tustin
to the City
This Agreement is entered into this day of January 19, 2010, by and among the
Tustin Community Redevelopment Agency (the "Agency") and the City of Tustin (the
"City") ,also collectively referred to as the "Parties".
1. Property To Be Conveyed. The Agency agrees to sell the properties located at
14741 AND 14751 NEWPORT AVENUE ("Subject Properties") to the City and the
City agrees to purchase the Subject Properties from Seller.
2. Purchase Price. As consideration for the sale of the .Subject Properties by the
Agency to the City, the City shall pay to the City the sum of $533,000 less Agency costs
of the sale including but not limited to transaction expenses as identified in Section 5.1.
(the "Purchase Price"), subject to the deposit of said Purchase Price into the Agency's
Low and Moderate Income Housing Fund.
3. Property Sold "As-Is". The Subject Properties shall be sold to City without
investigation. City shall recognize that the Agency would not sell the Subject Properties
except on an "AS-IS, WHERE IS, WITH ALL FAULTS" basis, and the City
acknowledges that the Agency has made no representation or warranties of any kind
whatsoever, either express or implied in connection with any matters with respect to the
Subject Properties, or any portion thereof. The City acknowledges that it is buying the
property in an "AS-IS, WHERE IS, WITH ALL FAULT" condition, in its present state
and condition and with all faults, if any.
4. Closing of Transaction.
4.1. Time Frame for Completion of Sale. Three business days after satisfaction of
Agency and City Conditions to Closing of the proposed transaction, the Parties shall
conclude the sale and purchase transaction for the Subject Properties. The date may be
extended by mutual consent of the Parties.
4.2. Conditions precedent to Closing of Transaction. Each of the following conditions
shall be precedent conditions prior to completion of the sale of the Subject Properties.
a. The Agency shall have prepared and delivered a Quitclaim Deed, executed by the
Agency, acknowledged and agreed to by the City and in recordable form;
1
b. A federal "FIRPTA" Affidavit executed by the Agency, certifying that the
Agency is not a "foreign person" under the "Foreign Investment in Real Property
Tax Act".
c. California's Real Estate Withholding Exemption Certificate Form 597-W
be completed and filed;
d. City's delivery of Purchase Price: Other Costs. No later than two days prior to the
Closing Date, the City shall deliver to the Agency the Purchase Price less all
Agency costs associated with the transaction;
e. City shall have submitted to Agency evidence of insurance policies required by
the City for fire and casualty for the Subject Properties pursuant to Exhibit A.
City shall procure and maintain, at its cost and expense, and furnish or cause to
be furnished to the Agency, evidence of commercial general liability insurance,
workers compensation insurance, and property insurance in the amounts as
determined necessary by the City's Risk Manager. Said policy shall also name
the Tustin Community Redevelopment Agency as additional insured given its
responsibilities for continuing Property Management of the Subject Properties.
5. Procedures for Conveyance of Subject Properties.
5.1 City shall pay for all costs and expenses of the transaction to be subtracted from
the Purchase Price for the Subject Properties including but not limited to a) the cost and
premium for the City's ALTA Title Policy, showing the title in the Subject Properties
vested in the City after recordation of the Quitclaim Deed; b) all document recording fees
and costs; and, c) the costs of all City consultants and employees (including lawyers and
economic consultants engaged in concluding the transaction).
5.2 Possession. The Agency shall cause the Quitclaim Deed and other documents
required to be recorded by the terms of this transaction to be recorded with the County
Recorder's Office in the Official Records, obtain conformed copies thereto and distribute
same to the City and Agency.
5.3 Deliveries to City Upon Closing. The Agency agrees to deliver to City, on or
before Closing, the existing Rental Agreements on the Subject Properties which shall be
assigned to the City.
6. Scope of Development and Continuing Agency Involvement in
Development and Subsequent Disposition of the Subject Properties
6.1 Requirement to Develop the Subject Properties. The sale of the Subject
Properties to the City is intended to provide necessary right-of--way area for Newport
Avenue Improvements with any remaining portions of the Subject Properties not
necessary for the Newport Avenue Improvements to be utilized for redevelopment
2
purposes. City shall agree to thereafter diligently prosecute to completion those tasks
necessary to accommodate the Newport Avenue Improvements, pursuant to all
governmental requirements, State and Federal Law. These tasks and actions shall
generally consist of the following:
a. Finalization of construction plans and related documents for Newport Avenue
Improvements including certification of actual right-of--way limits of the Newport
Avenue Improvements as they impact the Subject Properties and identification of
any remaining portions of the Subject Properties not necessary for the Newport
Avenue Improvements, including identification of any interim construction
easements that may be necessary across remaining portions of the Subject
Properties until completion of construction of Newport Avenue Improvements.
b. Completion of an HCD Relocation Plan for relocation of the 8 households
currently residing in the Subject Properties and provision of any necessary
relocation benefits, where applicable.
c. Demolition and clearance of existing site improvements on the Subject Properties
including structures and remaining concrete and asphalt paved surfaces.
d. Grading of necessary right-of--way and remaining portions of the property as
necessary for the Newport Avenue Improvements and other redevelopment
purposes for the remaining portions of the Subject Properties not needed for the
Newport Avenue Improvements.
e. Construct and complete construction of Newport Avenue Improvements.
f. Marketing and sale of the balance of the Subject Properties not necessary for
Newport Avenue Improvements for redevelopment purposes consistent with the
City's Zoning, General Plan, and the South Central Redevelopment Plan. The
City shall agree to cooperate and work closely with the Agency in the selection of
any potential development opportunity on the remaining portions of the Subject
Properties not needed for the Newport Avenue Improvements to ensure
consistency with Agency objectives, the South Central Redevelopment Plan and
South Central Project Area Implementation Plan.
6.2. Design Approval.
a. It shall be understood and agreed to by the City that the quality, character of
Newport Avenue Improvements and any development of remaining portions of
the Subject Properties not needed for Newport Avenue Improvements is of
particular importance to the Agency. City shall agree as the future owner of the
Subject Properties to grant the Agency as a right the reasonable review of
preliminary and entitlement plans and submissions. Upon submission to the
Agency, the Agency will endorse its approval and return to the City and such
approval shall be conclusively deemed to have been given unless within twenty
3
(20) days after Agency's receipt of plans, the Agency gives notice of its
disapproval to the City specifying in reasonable detail each item that the Agency
disapproves of and the reasons for such disapproval. In the event of a
disapproval, City shall make changes in response to the Agency's review and
approval.
b. The City shall pay, or assign costs to an Agency approved transferee any fees and
or costs normally charged by the Agency in connection with and for any
application being reviewed by the Agency.
6.3 Ownership Transfer. The City represents and agrees that its undertaking
pursuant to its purchase of the Subject Properties is for the purposes of redevelopment
and is not for speculation in land holding. For such reason, City acknowledges and
agrees that no voluntary or involuntary successor in interest of the City shall effect any
total or partial ownership transfer of the Subject Properties, or any interest therein,
whether voluntary or involuntary, from the City to another party other than to the City as
part of any separate right-of--way Grant Deed, unless approved by the Tustin Community
Redevelopment Agency or for which the Agency expressly releases the City of any
transfer restrictions contained herein by written instrument.
6.4. Agency Property Management and Agency Rights of Access.
a. Upon sale of the Subject Properties to the City, City agrees to continue to engage
the Agency as the property manager for the Subject Properties which includes the
cost of staffing for such support and the Agency's hiring of outside property
management consultants, until such time as the Agency notifies the City in
writing that such property management role is no longer required. The Agency
will collect rents and any other miscellaneous revenue from the Subject Properties
(i.e. wash machine revenues, etc.) and pay for all Agency costs associated with
Agency's property management responsibilities including staff time, consultant
time, repairs and other expenses for managing the property including maintaining
necessary reserves and any collection losses. Within ninety days of the close of
each new fiscal year, any net operating income, less reserves not necessary for
expected and projected expenses by Agency in its property management for the
next fiscal year, as determined necessary by the Agency in its sole discretion, will
be disbursed by the Agency to the City.
b. Representatives from the Agency and its consultants shall have reasonable right to
access to all portions of the Subject Properties, without charges or fees, at normal
hours for purposes of the Agency's responsibilities identified herein.
6.5 Status Reports. City agrees to make oral and written reports at times requested by
the Agency advising Agency and/or its staff of all matters and studies being made
regarding the Subject Properties.
4
7. Non-Discrimination and Epual Opportunity.
7.1 Obligation to Refrain from Discrimination. The City covenants and agrees for
itself, its successors, its assigns and every successor in interest to the Subject Properties
or any part thereof, that there shall be no discrimination against or segregation of any
person, or group of persons, on account of race, color, creed, religion, sex, sexual
orientation, marital status, national origin or ancestry in the sale, lease, sublease, transfer,
use, occupancy, tenure or enjoyment of the Subject Properties nor shall the City itself or
any person claiming under or through it establish or permit any such practice or practices
of discrimination or segregation with reference to the selection, location, number, use or
occupancy of tenants, lessees, subtenants, sublessees or vendees of the Subject
Properties.
7.2 Form of Nondiscrimination Clauses. All deeds, leases or contracts, including the
Quitclaim between the Agency and City shall contain or be subject to substantially the
following non-discrimination clauses:
a. In deeds: "The grantee herein covenants by and for itself, its successors and
assigns, and all persons claiming under or through them, that there shall be no
discrimination against or segregation of, any person or group of persons on
account of race, color, creed, religion, sex, sexual orientation, marital status,
national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy,
tenure or enjoyment of the land herein conveyed, nor shall the grantee itself or
any person claiming under or through it, establish or permit any such practice or
practices of discrimination or segregation with reference to the selection, location,
number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in
the land herein conveyed. The foregoing covenants shall run with the land."
b. In leases: "The lessee herein covenants by and for itself, its successors and
assigns, and all persons claiming under or through them, and this lease is made
and accepted upon and subject to the following conditions:
"That there shall be no discrimination against or segregation of any
person or group of persons, on account of race, color, creed, religion,
sex, sexual orientation, marital status, national origin or ancestry in the
leasing, subleasing, renting, transferring, use, occupancy, tenure or
enjoyment of the land herein leased, nor shall lessee itself, or any
person claiming under or through it, establish or permit such practice or
practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants, lessees,
sublessees, subtenants or vendees in the land herein leased."
c. In contracts: "There shall be no discrimination against, or segregation of any
person or group of persons on account of race, color, creed, religion, sex, sexual
orientation, marital status, national origin or ancestry in the sale, lease, sublease,
transfer, use, occupancy, tenure or enjoyment of the land, nor shall the transferee
5
itself or any person claiming under or through it, establish or permit any such
practice or practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants, lessees, subtenants,
sublessees or vendees of the land."
8. Deed Restrictions/Covenants Running with the Land. The obligations of the City
set forth in this Agreement are covenants running with the land and equitable servitudes
and shall be binding upon the City and all subsequent Assignees and Ownership
Transferees owning all or any portion of the Subject Properties, as applicable, for the
benefit of the Agency and the successors and assigns of the Agency. The Quitclaim Deed
shall provide that any future transfer or conveyance of the Subject Properties or any
portion thereof shall, unless and until released by the Agency in writing, include notice
of the covenants, conditions and restrictions contained herein. The Quitclaim Deed shall
convey the Subject Properties subject to terms, conditions, covenants and restrictions as
set forth in this Agreement specifically agreed to by the City in writing.
Executed on the date first above written.
ATTEST:
City Clerk
Pam Stoker
Approved as to Form:
Doug Holland
City Attorney
<signatures follow on next page>
6
Tustin Community Redevelopment Agency
("Agency" and "Seller")
By:
William A. Huston
Executive Director
City of Tustin ("City" and "Buyer")
By:
City Manager
SUMMARY REPORT
PERTAINING TO THE SALE OF REAL PROPERTY
14751 and 14741 Newport Avenue
(California Community Redevelopment Law Section 33433)
PURSUANT TO A PROPOSED PURCHASE AND SALE AGREEMENT
Between:
THE TUSTIN COMMUNITY REDEVELOPMENT AGENCY
And:
CITY OF TUSTIN
Prepared by:
KEYSER MARSTON ASSOCIATES, INC.
For:
THE TUSTIN COMMUNITY REDEVELOPMENT AGENCY
Date:
December 21, 2009
TABLE OF CONTENTS
Paae
I. Introduction ................................................................................................................................1
II. Description of the Proposed Project ...........................................................................................2
III. Estimated Cost to be Incurred by the Agency under the Proposed Agreement....' .....................4
IV. Estimated Value of the Site at the Highest and Best Use Permitted ..........................................5
V. Estimated Fair Re-Use Value of the Interest to be Conveyed ...................................................6
VI. Fair Market Price ........................................................................................................................7
VII. Purchase Price the City will be Required to Pay ........................................................................8
VIII. Elimination of Blight ....................................................................................................................9
IX. Conformance with the A61290 Implementation Ptans .............................................................10
SUMMARY REPORT
PERTAINING TO THE PROPOSED SALE OF REAL PROPERTY
CITY OF TUSTIN
I. INTRODUCTION
The Tustin Community Redevelopment Agency (Agency) is considering the conveyance
of real property to City of Tustin (City) pursuant to an Agreement between the Agency
and City Including Terms Conditions and Covenants of the Agency's Sale of Property
Located at 14741 and 14751 Newport Avenue, Tustin to the City (the "Purchase and
Sale Agreement" (PSA). The total subject site (Site) consists of 8 residential units on .35
acres.
In sum, the property to be conveyed by the Agency consists of 8 units with
approximately 8,432 square feet (SF) of improvements.
This Summary Report is prepared in accordance with Section 33433 of the California
Community Redevelopment Law. It consists of six additional sections, as follows:
• Section II: Description of the Proposed Project
• Section III: Estimated Cost to be Incurred by the Agency under the Proposed
Agreement
• Section IV: Estimated Value of the Site at the Highest and Best Use Permitted
• Section V: Estimated Fair Re-Use Value of the Interest to be Conveyed
• Section VI: Fair Market Price
• Section VII: Purchase Price the City will be Required to Pay
• Section VIII: Elimination of Blight
• Section IX: Conformance with AB 1290 Implementation Plans
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 1
19830.006.001
II. DESCRIPTION OF THE PROPOSED PROJECT
A. Proposed Transaction
The City intends to purchase the 8-residential-unit property from the Agency, for a public
purpose pursuant to which the City would utilize the property for required right-of-way at
the northwest corner of Newport Avenue and Sycamore needed for proposed future
improvements to Newport Avenue ("Newport Avenue Improvements", also identified as
the Newport Avenue Extension, N/O Edinger Avenue, CIP 7131.
The subject properties comprising the Site are located on the northwest corner of Newport
Avenue and Sycamore Avenue within the South Central Redevelopment Project Area. The
Site is also within the Study Area known as the Town Center New Beginnings Study
Area in a neighborhood referred to as the Southern Gateway, which is currently being
studied by the Agency to provide market driven solutions to improve the area along with
two additional neighborhood areas (Center City, West Village).
The transaction terms between the Agency and the City are included in the proposed
PSA that is under consideration by the Agency. This summarizes the salient aspects of
the proposed business terms.
B. Agency Responsibilities
• The Agency agrees to deliver to City, on or before Closing, the existing Rental
Agreements on the Subject Properties which shall be assigned to the City.
C. City Responsibilities
• The City will pay the Agency a Basic Purchase Price of $533,000.
• Requirement to Develop the Subject Properties. The sale of the Subject Properties
to the City is intended to provide necessary right-of-way area for Newport Avenue
Improvements with any remaining portions of the Subject Properties not necessary
for the Newport Avenue Improvements to be utilized for redevelopment purposes.
City shall agree to thereafter diligently prosecute to completion those tasks
necessary to accommodate the Newport Avenue Improvements, pursuant to all
governmental requirements, State and Federal Law. These tasks and actions shall
generally consist of the following:
Section 33433 Summary Report Keyser Marston Associates, Inc.
os191ndn Page 2
19830.006.001
a. Finalization of construction plans and related documents for Newport Avenue
Improvements including certification of actual right-of-way limits of the Newport
Avenue Improvements as they impact the Subject Properties and identification of
any remaining portions of the Subject Properties not necessary for the Newport
Avenue Improvements, including identification of any interim construction
easements that may be necessary across remaining portions of the Subject
Properties until completion of construction of Newport Avenue Improvements.
b. Completion of an HCD Relocation Plan for relocation of the 8 households
currently residing in the Subject Properties and provision of any necessary
relocation benefits, where applicable.
c. Demolition and clearance of existing site improvements on the Subject Properties
including structures and remaining concrete and asphalt paved surfaces.
d. Grading of necessary right-of-way and remaining portions of the property as
necessary for the Newport Avenue Improvements and other redevelopment
purposes for the remaining portions of the Subject Properties not needed for the
Newport Avenue Improvements.
e. Construction of Newport Avenue Improvements.
f. Marketing and sale of the balance of the Subject Properties not necessary for
Newport Avenue Improvements for redevelopment purposes consistent with the
City's Zoning, General Plan, and the South Central Redevelopment Plan. The
City shall agree to cooperate and work closely with the Agency in the selection of
any potential development opportunity on the remaining portions of the Subject
Properties not needed for the Newport Avenue Improvements to ensure
consistency with Agency objectives, the South Central Redevelopment Plan and
South Central Project Area Implementation Plan.
• City shall agree, as the future owner of the Subject Properties, to grant the Agency
as a right, the reasonable review of preliminary and entitlement plans and
submissions.
Upon sale of the Subject Properties to the City, City agrees to continue to engage the
Agency as the property manager for the Subject Properties which includes the cost of
staffing for such support or the Agency's hiring of outside property management
consultants, until such time as the Agency notifies the City in writing that such property
management role is no longer required. In such role, Agency will be responsible for
collecting all rents from the Site, and after all expenses are incurred transmitting any net
operating income to the City.
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 3
19830.006.001
III. ESTIMATED COST TO BE INCURRED BY THE AGENCY UNDER THE
PROPOSED AGREEMENT
A. Total Agency Costs
The estimated cost to the Agency of the proposed PSA include acquisition and
preparation of the Site; interest costs during the holding period; and administrative and
consultant costs related to the transaction. These costs have been estimated as follows:
Acquisition Expenses (~) $706,742
Appraisals $13,600
Relocation $0
Environmental Phase I Reports $4,200
Plans/Surveys $
Program Management $
Legal/Financing $760
Engineering $
Administration $1,910
Interest $0
Transaction Costs $1,000
Overhead @ 12% of non-acquisition $2,576
Total Cost to Agency $730,788
(Or Say) Rounded $731,000
(1) Includes Transaction Costs
Source: Tustin Redevelopment Agency
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 4
19830.006.001
IV. ESTIMATED VALUE OF THE SITE AT THE HIGHEST AND BEST USE
PERMITTED
Typically the analysis of the fair market value at highest and best use does not consider
the specific Agency/Developer transaction or development concept, but rather the most
profitable use that is consistent with the Redevelopment Plan or governing land use
regulations. The purpose of this analysis is to estimate the maximum compensation that
the Agency could achieve if it were to offer the subject property or development right on
the open market.
The highest and best use of the Site is the use that generates the highest property
value. By definition, the highest and best use is that use which is physically possible,
financially feasible, and legally permitted. According to the- City of Tustin Planning
Department, the Site is zoned R-3. This classification permits a variety of residential
uses including the subject site's current use. The current use as an 8 unit residential
income property is, in our opinion, the highest and best use of the Site since any other
use would not be legally permitted.
KMA therefore concludes that the fair market value of the Site at its highest and best use
is $1,265,000.
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 5
19830.006.001
V. ESTIMATED FAIR RE-USE VALUE OF THE INTEREST TO BE CONVEYED
This section presents an analysis of the fair re-use value of the interest to be conveyed
to the City subject to the conditions, covenants, and restrictions contained in the
proposed PSA. In estimating the fair re-use value of the Site, KMA has reviewed these
requirements, which set forth specific conditions with respect to the scope of
development on the Site and the schedule of performance.
After analyzing both the income approach and the comparable sales approach, KMA
places more emphasis on the comparables approach and concludes that the fair reuse
value of the Site is $35 per SF, or $533,000.
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 6
19830.006.001
VI. FAIR MARKET PRICE
The fair market value of the Site for $1,266,000 also constitutes the fair market price of
the Site.
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 7
19830.006.001
VII. PURCHASE PRICE THE CITY WILL BE REQUIRED TO PAY
Under California Community Redevelopment Law, the Agency is obligated to publicly
disclose information sufficient for a comparison of the purchase price contained in the
proposed PSA with the estimated fair re-use value. In order to facilitate such a
comparison, KMA has separately evaluated the financial terms contained in the
proposed PSA.
KMA considered the proposed purchase price and payment terms in order to prepare an
estimate of the compensation expected to be received by the Agency. On this basis,
KMA has conservatively estimated the present value of the Agency's compensation from
the proposed PSA to be $533,000 or $35 per SF of land.
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 8
19830.006.001
VIII. ELIMINATION OF BLIGHT
In its current condition, the Site and the existing 8 units are a blighting influence on the
South Central Project Area in that the improvements are in excess of 42 years old and
need significant upgrades. The project will remove the blighting influence and provide
required right-of-way for the construction of Newport Avenue Improvements which will
help relieve congestion and increase traffic capacity and circulation; any remaining
property not needed for right-of-way will be utilized for redevelopment purposes.
Section 33433 Summary Report Keyser Marston Associates, Inc.
09191ndh Page 9
19830.006.001
IX. CONFORMANCE WITH THE AB1290 IMPLEMENTAION PLANS
The project conforms to the objectives defined in the Third Five Year Implementation
Plan for the South Central Project Area adopted by the Agency in December 2004 for
Fiscal Year 2005/2006 to Fiscal Year 2009/2010. Agency goals and objectives that are
satisfied by the project include the following:
• To eliminate blight, due to the disuse of the land within the Project Area caused by
inadequate public improvements and the construction of major circulation public
improvements and the construction of major traffic circulation improvements that
could not reasonably be made by private enterprise acting along.
• To extend Newport Avenue to relieve congestion at freeway interchanges and
reduce traffic demand on Red Hill Avenue.
Newport Avenue improvements have been identified in the Redevelopment Plan and
Implementation Plan as critical and necessary public improvements in the elimination of
blight and in relieving traffic congestion, providing better emergency services, and
increasing traffic capacity. Any remaining portions of the Site not needed for right-of-
way will be utilized for redevelopment purposes which will also eliminate blight and
which is also consistent with the Implementation Plan.
Section 33433 Summary Report
09191ndh
19830.006.001
Keyser Marston Associates, Inc.
Page 10