HomeMy WebLinkAbout02/02/2016
B A K E R S F I E L D
Staff: Committee members:
Chris Huot, Assistant City Manager Bob Smith, Chair
Ken Weir
Harold Hanson
SPECIAL MEETING OF THE
PLANNING AND DEVELOPMENT COMMITTEE
of the City Council - City of Bakersfield
Tuesday, February 2, 2016
12:00 p.m.
City Hall North
1600 Truxtun Avenue, Bakersfield, CA 93301
First Floor, Conference Room A
AGENDA
1. ROLL CALL
2. ADOPT MAY 7, 2015 AGENDA SUMMARY REPORT
3. PUBLIC STATEMENTS
4. NEW BUSINESS
A. General Plan Update Overview – McIsaac
B. High Speed Rail Plan Update – McIsaac
C. Discussion and Committee Recommendation Regarding Adoption of the 2016
Committee Meeting Schedule - Huot
5. COMMITTEE COMMENTS
6. ADJOURNMENT
B A K E R S F I E L D
s/ Chris Huot Committee Members
Staff: Chris Huot Bob Smith, Chair
Assistant City Manager Harold Hanson
Ken Weir
AGENDA SUMMARY REPORT
SPECIAL MEETING OF THE
PLANNING AND DEVELOPMENT COMMITTEE
Thursday, May 7, 2015
12:00 p.m.
City Hall North – Conference Room A
1600 Truxtun Avenue, Bakersfield, CA 93301
The meeting was called to order at 12:03 p.m.
1. ROLL CALL
Committee members:
Councilmember Bob Smith, Chair
Councilmember Ken Weir
Councilmember Harold Hanson
City Staff:
Alan Tandy, City Manager
Chris Huot, Assistant City Manager
Steve Teglia, Assistant City Manager
Christopher Gerry, City Manager’s Office Administrative Analyst
Caleb Blaschke, City Manager’s Office Management Assistant
Virginia Gennaro, City Attorney
Andy Heglund, Deputy City Attorney
Nick Fidler, Public Works Director
Ted Wright, Assistant Public Works Director
Marian Shaw, Public Works Civil Engineer Engineering Division
Ryan Starbuck, Public Works Traffic Engineer Traffic Division
Ed Murphy, Public Works Civil Engineer Traffic Division
2. ADOPT JUNE 10, 2014 AGENDA SUMMARY REPORT
The Agenda Summary Report was adopted as submitted.
3. PUBLIC STATEMENTS
None
DRAFT
AGENDA SUMMARY REPORT
Planning and Development Committee
Thursday, May 7, 2015
Page 2
4. NEW BUSINESS
A. Committee Discussion Regarding Implementation of Design Standards –
Gennaro
City Attorney Gennaro stated that after additional research staff determined
that the Bakersfield Municipal Code (BMC) section 13.12 has been utilized as a
library for reference materials, manuals, and guidelines by the Public Works
Department in the approval of various design plans. Therefore, the BMC
section 13.12 must be clarified to clearly identify and separate development
standards from non-development standards. Ms. Gennaro proposed updating
the ordinance to reflect Caltrans Standard Specifications, the California
Manual on Uniform Traffic Control Devices (MUTCD), and City’s Subdivision
Design Manual as designated standards. The other non-development
standards could be included as reference material in the City’s Subdivision
Design Manual.
Public Works Director Fidler stated the City’s Subdivision Design Manual is
currently being updated and is expected to be completed in June or July 2015.
The update will make the process easier for developers and consultants who
refer to the material defined in the manual.
Committee member Smith stated he believed the language caused confusion
and made it more difficult to do different things beyond the development
standards.
Public Works Director stated the policies would remain in place and would
continue to allow staff flexibility in reviewing design plans using the City’s
Subdivision Design Manual. Plans which do not meet standards found in the
manual, are reviewed by the Public Works Department and approved based
on a specific design plan.
Committee member Hanson made a motion to provide the revised ordinance
to the full City Council for first reading after the Public Works Department has
completed the City’s Subdivision Design Manual update. The addition of
NACTO guidelines as a policy is to be included in the manual update as well.
The motion was unanimously approved.
B. Committee Discussion Regarding NACTO Guidelines – Fidler
Public Works Director Fidler provided a brief summarization of the National
Association of City Transportation Officials (NACTO) guidelines including an
overview of the origin of the guidelines, examples of how the guidelines are
applied and how the guidelines would be utilized.
DRAFT
AGENDA SUMMARY REPORT
Planning and Development Committee
Thursday, May 7, 2015
Page 3
C. Discussion and Committee Recommendation Regarding Adoption of the 2015
Committee Meeting Schedule – Huot
The Committee meeting scheduled was adopted as submitted.
5. COMMITTEE AND STAFF COMMENTS
Committee member Smith asked staff to research the concept of parklets,
which are public seating platforms that convert curbside parking spaces into
vibrant community spaces.
6. ADJOURNMENT
The meeting adjourned at 12:37 p.m.
DRAFT
All meetings will be held at City Hall North, First Floor, Conference Room A
Adopted: DRAFT
Planning and DevelopmentCity Council Meetings
Committee Meetings 3:30 Closed Session, 5:15 p.m. Public Session
12:00 p.m.Budget Hearing 06/08, Budget Adoption 06/29
Budget Departmental WorkshopsHolidays - City Hall Closed
SMTWTHFSSMTWTHFSSMTWTHFS
1212345612345
3456789789101112136789101112
101112131415161415161718192013141516171819
171819202122232122232425262720212223242526
2425262728293028292728293031
31
SMTWTHFSSMTWTHFSSMTWTHFS
1212345671234
3456789891011121314567891011
101112131415161516171819202112131415161718
171819202122232223242526272819202122232425
242526272829302930312627282930
SMTWTHFSSMTWTHFSSMTWTHFS
12123456123
34567897891011121345678910
101112131415161415161718192011121314151617
171819202122232122232425262718192021222324
2425262728293028293031252627282930
31
SMTWTHFSSMTWTHFSSMTWTHFS
112345123
2345678678910111245678910
91011121314151314151617181911121314151617
161718192021222021222324252618192021222324
232425262728292728293025262728293031
3031
League of California Cities Annual Conference - October 5 - 7, 2016
League of California Cities Mayors and Council Members Executive Forum - June 22 - 24, 2016
OCTOBERNOVEMBERDECEMBER
JANUARYFEBRUARY MARCH
APRILMAYJUNE
Planning and Development Committee Calendar
January 2016 Through December 2016
JULYAUGUSTSEPTEMBER
Documents
Handed Out
At The Meeting
Pl
a
n
n
i
n
g
&
De
v
e
l
o
p
m
e
n
t
Co
m
m
i
t
t
e
e
Me
e
t
i
n
g
Fe
b
r
u
a
r
y
2
,
2
0
1
6
ME
T
R
O
P
O
L
I
T
A
N
BA
K
E
R
S
F
I
E
L
D
GE
N
E
R
A
L
P
L
A
N
UP
D
A
T
E
Wh
a
t
I
s
a
G
e
n
e
r
a
l
P
l
a
n
?
Go
v
e
r
n
m
e
n
t
C
o
d
e
§
6
5
3
0
0
s
t
a
t
e
s
t
h
a
t
“E
a
c
h
p
l
a
n
n
i
n
g
a
g
e
n
c
y
s
h
a
l
l
p
r
e
p
a
r
e
a
n
d
t
h
e
le
g
i
s
l
a
t
i
v
e
b
o
d
y
o
f
e
a
c
h
c
o
u
n
t
y
a
n
d
c
i
t
y
s
h
a
l
l
ad
o
p
t
a
c
o
m
p
r
e
h
e
n
s
i
v
e
,
lo
n
g
-
t
e
r
m
g
e
n
e
r
a
l
p
l
a
n
fo
r
t
h
e
p
h
y
s
i
c
a
l
d
e
v
e
l
o
p
m
e
n
t
o
f
t
h
e
c
o
u
n
t
y
o
r
ci
t
y
,
a
n
d
o
f
a
n
y
l
a
n
d
o
u
t
s
i
d
e
i
t
s
b
o
u
n
d
a
r
i
e
s
w
h
i
c
h
in
t
h
e
p
l
a
n
n
i
n
g
a
g
e
n
c
y
'
s
j
u
d
g
m
e
n
t
b
e
a
r
s
r
e
l
a
t
i
o
n
to
i
t
s
p
l
a
n
n
i
n
g
.
C
h
a
r
t
e
r
e
d
c
i
t
i
e
s
s
h
a
l
l
a
d
o
p
t
ge
n
e
r
a
l
p
l
a
n
s
w
h
i
c
h
c
o
n
t
a
i
n
t
h
e
m
a
n
d
a
t
o
r
y
el
e
m
e
n
t
s
s
p
e
c
i
f
i
e
d
i
n
§
6
5
3
0
2
.
(
L
a
n
d
U
s
e
,
Ci
r
c
u
l
a
t
i
o
n
,
H
o
u
s
i
n
g
,
C
o
n
s
e
r
v
a
t
i
o
n
,
O
p
e
n
S
p
a
c
e
,
No
i
s
e
,
S
a
f
e
t
y
)
.
”
A
G
e
n
e
r
a
l
P
l
a
n
i
s
t
h
e
C
i
t
y
’
s
l
o
n
g
t
e
r
m
b
l
u
e
p
r
i
n
t
f
o
r
th
e
c
o
m
m
u
n
i
t
y
’
s
v
i
s
i
o
n
o
f
f
u
t
u
r
e
g
r
o
w
t
h
•
St
a
r
t
s
w
i
t
h
C
o
m
m
u
n
i
t
y
V
i
s
i
o
n
,
c
r
e
a
t
e
d
t
h
r
o
u
g
h
p
u
b
l
i
c
ou
t
r
e
a
c
h
:
•
Lo
o
k
b
a
c
k
t
o
i
d
e
n
t
i
f
y
p
a
s
t
c
h
a
l
l
e
n
g
e
s
&
ac
c
o
m
p
l
i
s
h
m
e
n
t
s
•
Ex
a
m
i
n
e
c
u
r
r
e
n
t
d
a
t
a
a
n
d
e
m
e
r
g
i
n
g
d
a
t
a
t
r
e
n
d
s
•
Co
n
s
i
d
e
r
f
u
t
u
r
e
i
s
s
u
e
s
,
c
h
a
l
l
e
n
g
e
s
,
a
n
d
g
o
a
l
s
•
Se
t
g
o
a
l
s
,
o
b
j
e
c
t
i
v
e
s
,
a
n
d
p
o
l
i
c
i
e
s
i
n
e
a
c
h
e
l
e
m
e
n
t
o
r
to
p
i
c
a
r
e
a
r
e
l
a
t
e
d
t
o
f
u
t
u
r
e
g
r
o
w
t
h
(
I.
e
.
,
r
e
d
u
c
e
s
p
r
a
w
l
,
en
c
o
u
r
a
g
e
i
n
f
i
l
l
,
e
s
t
a
b
l
i
s
h
d
e
s
i
g
n
s
t
a
n
d
a
r
d
s
,
e
t
c
.
)
Si
g
n
i
f
i
c
a
n
c
e
o
f
a
G
e
n
e
r
a
l
P
l
a
n
GE
N
E
R
A
L
PL
A
N
SP
E
C
I
F
I
C
PL
A
N
S
We
s
t
M
i
n
g
Ri
v
e
r
l
a
k
e
s
Mc
A
l
l
i
s
t
e
r
R
a
n
c
h
ZO
N
I
N
G
SU
B
D
I
V
I
S
I
O
N
S
,
P
D
P
l
a
n
s
,
C
U
P
s
TH
E
G
E
N
E
R
A
L
P
L
A
N
I
S
A
CO
M
M
U
N
I
T
Y
’
S
B
L
U
E
P
R
I
N
T
F
O
R
FU
T
U
R
E
D
E
V
E
L
O
P
M
E
N
T
DE
S
C
R
I
B
E
S
C
O
M
M
U
N
I
T
Y
’
S
DE
V
E
L
O
P
M
E
N
T
G
O
A
L
S
AN
D
P
O
L
I
C
I
E
S
AL
S
O
T
H
E
F
O
U
N
D
A
T
I
O
N
FO
R
L
A
N
D
U
S
E
D
E
C
I
S
I
O
N
S
MA
D
E
B
Y
T
H
E
P
L
A
N
N
I
N
G
CO
M
M
I
S
S
I
O
N
A
N
D
C
I
T
Y
CO
U
N
C
I
L
7
R
e
q
u
i
r
e
d
E
l
e
m
e
n
t
s
CO
N
S
E
R
V
A
T
I
O
N
LA
N
D
U
S
E
CI
R
C
U
L
A
T
I
O
N
OP
E
N
S
P
A
C
E
NO
I
S
E
SAFETY
HO
U
S
I
N
G
Ad
d
i
t
i
o
n
a
l
E
l
e
m
e
n
t
s
PU
B
L
I
C
S
E
R
V
I
C
E
S
A
N
D
FA
C
I
L
I
T
I
E
S
KE
R
N
R
I
V
E
R
P
L
A
N
EL
E
M
E
N
T
Ot
h
e
r
O
p
t
i
o
n
s
:
P
a
r
k
s
,
H
i
s
t
o
r
i
c
a
l
R
e
s
o
u
r
c
e
s
,
E
n
e
r
g
y
,
E
t
c
.
Hi
s
t
o
r
y
o
f
B
a
k
e
r
s
f
i
e
l
d
G
P
19
9
0
-
J
o
i
n
t
C
i
t
y
/
C
o
u
n
t
y
2
0
1
0
G
e
n
e
r
a
l
P
l
a
n
19
9
4
-
M
e
t
r
o
B
a
k
e
r
s
f
i
e
l
d
H
a
b
i
t
a
t
C
o
n
s
e
r
v
a
t
i
o
n
P
l
a
n
20
0
0
-
V
i
s
i
o
n
2
0
2
0
C
o
m
m
u
n
i
t
y
O
u
t
r
e
a
c
h
20
0
2
-
M
B
G
P
A
d
o
p
t
e
d
&
E
I
R
C
e
r
t
i
f
i
e
d
20
0
3
-
T
r
a
i
l
s
P
l
a
n
n
i
n
g
–
K
e
r
n
R
i
v
e
r
C
o
r
r
i
d
o
r
20
0
6
-
R
e
v
i
e
w
e
d
O
p
t
i
o
n
s
F
o
r
U
p
d
a
t
e
(D
i
r
e
c
t
i
o
n
f
r
o
m
Jo
i
n
t
C
C
/
B
O
S
;
V
a
r
i
o
u
s
W
o
r
k
s
h
o
p
s
v
i
a
B
l
u
e
p
r
i
n
t
,
V
i
s
i
o
n
2
0
2
0
,
PC
W
o
r
k
s
h
o
p
s
,
L
a
s
t
W
o
r
k
s
h
o
p
w
a
s
o
n
3
/
8
/
2
0
1
0
)
20
1
6
–
C
i
t
y
C
o
u
n
c
i
l
D
i
r
e
c
t
i
o
n
t
o
r
e
-
i
ni
t
i
a
t
e
r
e
v
i
e
w
o
f
GP
U
p
d
a
t
e
O
p
t
i
o
n
s
SO
I
d
e
f
i
n
e
s
p
r
i
m
a
r
y
a
r
e
a
w
h
e
r
e
U
r
b
a
n
D
e
v
e
l
o
p
m
e
n
t
t
o
b
e
E
n
c
o
u
r
a
g
e
d
Wh
y
U
p
d
a
t
e
?
Ci
t
i
e
s
e
n
c
o
u
r
a
g
e
d
t
o
u
p
d
a
t
e
G
e
n
e
r
a
l
P
l
a
n
e
v
e
r
y
1
0
y
e
a
r
s
.
OP
R
n
o
t
i
f
i
e
s
C
i
t
i
e
s
i
f
G
P
h
a
s
n
o
t
b
e
e
n
r
e
v
i
s
e
d
i
n
8
y
e
a
r
s
an
d
A
t
t
o
r
n
e
y
G
e
n
e
r
a
l
a
t
1
0
y
e
a
r
s
.
(
G
C
§
6
5
0
4
0
.
5
)
Fo
r
t
h
e
1
st
ti
m
e
s
i
n
c
e
2
0
0
3
,
t
h
e
S
t
a
t
e
i
s
u
p
d
a
t
i
n
g
t
h
e
“G
e
n
e
r
a
l
P
l
a
n
G
u
i
d
e
l
i
n
e
s
”
(D
r
a
f
t
1
0
/
2
0
1
5
;
F
i
n
a
l
i
n
2
0
1
6
?
)
Ne
w
S
t
a
t
e
L
a
w
s
p
a
s
s
e
d
s
i
n
c
e
2
0
0
2
:
•
AB
3
2
&
S
B
3
7
5
–
1
9
9
0
GH
G
l
e
v
e
l
s
b
y
2
0
2
0
v
i
a
S
u
s
t
a
i
n
a
b
l
e
Co
m
m
u
n
i
t
i
e
s
,
H
i
g
h
e
r
D
e
n
s
i
t
y
i
n
u
r
b
a
n
a
r
e
a
s
,
T
O
D
,
e
t
c
.
•
SB
5
-
F
l
o
o
d
M
a
n
a
g
e
m
e
n
t
a
n
d
S
e
r
v
i
c
e
s
•
SB
7
4
3
-V
M
T
(
V
e
h
i
c
l
e
M
i
l
e
s
T
r
a
v
e
l
e
d
)
•
SB
2
4
4
–
I
D
U
n
i
n
c
o
r
p
o
r
a
t
e
d
D
i
s
a
d
v
a
n
t
a
g
e
d
C
o
m
m
u
n
i
t
i
e
s
•
AB
5
2
-
T
r
i
b
a
l
C
o
n
s
u
l
t
a
t
i
o
n
•
AB
2
1
4
0
-
L
o
c
a
l
h
a
z
a
r
d
m
i
t
i
g
a
t
i
o
n
p
l
a
n
s
Wh
y
U
p
d
a
t
e
?
Ba
k
e
r
s
f
i
e
l
d
i
s
g
r
o
w
i
n
g
:
33
,
9
0
0
S
i
n
g
l
e
-
F
a
m
i
l
y
B
u
i
l
d
i
n
g
P
e
r
m
i
t
s
s
i
n
c
e
2
0
0
2
40
%
p
o
p
u
l
a
t
i
o
n
i
n
c
r
e
a
s
e
f
r
o
m
2
0
0
0
-
2
0
1
0
(
P
e
r
U
S
Ce
n
s
u
s
B
u
r
e
a
u
)
41
,
8
0
0
N
e
w
H
o
u
s
i
n
g
U
n
i
t
s
p
r
o
j
e
c
t
e
d
f
r
o
m
2
0
1
5
-
21
3
5
(
M
B
G
P
H
o
u
s
i
n
g
E
l
e
m
e
n
t
)
50
0
,
0
0
0
P
e
o
p
l
e
p
r
o
j
e
c
t
e
d
i
n
B
a
k
e
r
s
f
i
e
l
d
b
y
2
0
2
0
Ci
t
y
L
i
m
i
t
s
M
e
t
r
o
Ba
k
e
r
s
f
i
e
l
d
Sq
u
a
r
e
M
i
l
e
s
(C
i
t
y
)
20
0
2
25
7
,
9
1
4
4
1
2
,
5
0
0
1
1
5
.
1
4
20
1
5
36
9
,
5
0
5
5
2
4
,
6
0
0
1
5
0
.
2
7
20
2
0
40
5
,
3
6
5
5
6
2
,
2
0
0
1
5
5
.
0
0
Ci
t
y
W
e
b
s
i
t
e
:
h
t
t
p
:
/
/
w
w
w
.
b
a
k
e
r
s
f
i
e
l
d
c
i
t
y
.
u
s
/
c
i
t
y
s
e
r
v
i
c
e
s
/
c
o
m
m
u
n
i
t
y
_
d
e
v
e
l
o
p
m
e
n
t
/
p
d
f
s
/
P
o
p
u
l
a
t
i
o
n
_
a
n
d
_
H
o
u
s
i
n
g
_
D
a
t
a
.
p
d
f
Co
n
s
i
d
e
r
a
t
i
o
n
s
Cu
m
u
l
a
t
i
v
e
I
m
p
a
c
t
s
Tr
a
f
f
i
c
/
C
i
r
c
u
l
a
t
i
o
n
Ai
r
q
u
a
l
i
t
y
&
G
r
e
e
n
h
o
u
s
e
G
a
s
e
s
Pu
b
l
i
c
F
a
c
i
l
i
t
i
e
s
&
S
e
r
v
i
c
e
s
Co
n
v
e
r
s
i
o
n
o
f
A
g
r
i
c
u
l
t
u
r
a
l
L
a
n
d
Re
g
i
o
n
a
l
I
m
p
a
c
t
M
i
t
i
g
a
t
i
o
n
P
r
o
g
r
a
m
s
Tr
a
f
f
i
c
I
m
p
a
c
t
F
e
e
P
r
o
g
r
a
m
Ha
b
i
t
a
t
C
o
n
s
e
r
v
a
t
i
o
n
P
r
o
g
r
a
m
Ot
h
e
r
P
r
o
g
r
a
m
s
t
o
M
i
t
i
g
a
t
e
C
u
m
u
l
a
t
i
v
e
I
m
p
a
c
t
s
In
f
r
a
s
t
r
u
c
t
u
r
e
P
h
a
s
i
n
g
N
e
e
d
s
/
A
d
j
u
s
t
m
e
n
t
s
Gr
o
w
t
h
A
s
s
u
m
p
t
i
o
n
s
&
P
r
o
j
e
c
t
i
o
n
s
La
n
d
U
s
e
A
s
s
u
m
p
t
i
o
n
s
Ti
m
e
f
r
a
m
e
:
1
-
3
Y
e
a
r
s
Ph
a
s
e
I
:
Ob
t
a
i
n
A
p
p
r
o
v
a
l
f
r
o
m
C
i
t
y
C
o
u
n
c
i
l
,
Is
s
u
e
R
F
P
/
S
e
l
e
c
t
/
H
i
r
e
C
o
n
s
u
l
t
a
n
t
Ph
a
s
e
I
I
:
Co
n
d
u
c
t
P
u
b
l
i
c
O
u
t
r
e
a
c
h
,
A
s
s
e
s
s
Cu
r
r
e
n
t
C
o
n
d
i
t
i
o
n
s
Ph
a
s
e
I
I
I
:
Pr
e
p
a
r
e
D
r
a
f
t
G
e
n
e
r
a
l
P
l
a
n
U
p
d
a
t
e
Ph
a
s
e
I
V
:
Co
n
d
u
c
t
C
E
Q
A
P
r
o
c
e
s
s
&
A
n
a
l
y
s
i
s
Ph
a
s
e
V
:
Ci
t
y
C
o
u
n
c
i
l
t
o
A
d
o
p
t
U
p
d
a
t
e
d
Ge
n
e
r
a
l
P
l
a
n
&
C
e
r
t
i
f
y
N
e
w
E
I
R
OV
E
R
A
L
L
P
R
O
C
E
S
S
Ne
x
t
P
r
e
s
e
n
t
a
t
i
o
n
–
K
e
y
P
o
i
n
t
s
Ov
e
r
v
i
e
w
o
f
C
o
m
p
a
r
a
b
l
e
C
i
t
i
e
s
Id
e
a
s
t
o
M
a
n
a
g
e
F
u
t
u
r
e
G
r
o
w
t
h
Up
d
a
t
e
O
p
t
i
o
n
s
(
C
o
n
t
e
n
t
s
&
L
a
y
o
u
t
)
Id
e
n
t
i
f
i
c
a
t
i
o
n
o
f
C
r
i
t
i
c
a
l
I
s
s
u
e
s
&
Co
n
c
e
p
t
s
f
o
r
A
n
a
l
y
s
i
s
Po
t
e
n
t
i
a
l
C
o
s
t
s
&
T
i
m
e
f
r
a
m
e
Pl
a
n
n
i
n
g
&
De
v
e
l
o
p
m
e
n
t
Co
m
m
i
t
t
e
e
Me
e
t
i
n
g
Fe
b
r
u
a
r
y
2
,
2
0
1
6
ME
T
R
O
P
O
L
I
T
A
N
BA
K
E
R
S
F
I
E
L
D
GE
N
E
R
A
L
P
L
A
N
UP
D
A
T
E
Ex
t
r
a
I
n
f
o
(
I
f
N
e
e
d
e
d
)
RF
P
/
H
i
r
e
C
o
n
s
u
l
t
a
n
t
Sc
o
p
i
n
g
M
e
e
t
i
n
g
(o
c
c
u
r
s
D
u
r
i
n
g
3
0
d
a
y
N
o
t
i
c
e
o
f
P
r
e
p
a
r
a
t
i
o
n
p
r
o
c
e
s
s
)
EI
R
A
d
e
q
u
a
c
y
H
e
a
r
i
n
g
(o
c
c
u
r
s
D
u
r
i
n
g
4
5
d
a
y
D
E
I
R
/
D
r
a
f
t
G
e
n
e
r
a
l
P
l
a
n
U
p
d
a
t
e
pr
o
c
e
s
s
)
Co
m
m
e
n
t
s
o
n
D
r
a
f
t
E
I
R
/
D
r
a
f
t
G
e
n
e
r
a
l
P
l
a
n
U
p
d
a
t
e
EI
R
/
G
e
n
e
r
a
l
P
l
a
n
U
p
d
a
t
e
H
e
a
r
i
n
g
(P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
)
Ad
o
p
t
i
o
n
H
e
a
r
i
n
g
s
(C
i
t
y
C
o
u
n
c
i
l
)
CE
Q
A
P
R
O
C
E
S
S
Wo
r
k
s
h
o
p
1
:
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
Wo
r
k
s
h
o
p
2
:
F
o
u
r
C
o
m
m
u
n
i
t
y
W
o
r
k
s
h
o
p
s
(t
o
d
e
f
i
n
e
“
P
o
s
s
i
b
l
e
F
u
t
u
r
e
”
s
c
e
n
a
r
i
o
s
)
Wo
r
k
s
h
o
p
3
:
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
(t
o
r
e
v
i
e
w
i
s
s
u
e
s
/
d
e
v
e
l
o
p
m
e
n
t
a
l
t
e
r
n
a
t
i
v
e
s
)
Ad
d
i
t
i
o
n
a
l
P
u
b
l
i
c
I
n
p
u
t
O
p
p
o
r
t
u
n
i
t
i
e
s
In
t
e
r
n
e
t
W
e
b
S
i
t
e
s
En
v
i
r
o
n
m
e
n
t
a
l
I
m
p
a
c
t
R
e
p
o
r
t
(
E
I
R
)
P
r
o
c
e
s
s
OP
P
O
R
T
U
N
I
T
I
E
S
F
O
R
P
U
B
L
I
C
I
N
P
U
T
12
%
17
%
31
%
39
%
85
%
93
%
10
9
%
11
3
%
11
8
%
12
4
%
17
4
%
21
1
%
428%
13
.
O
A
K
L
A
N
D
12
.
S
A
N
F
R
A
N
C
I
S
C
O
11
.
L
O
N
G
B
E
A
C
H
10
.
L
O
S
A
N
G
E
L
E
S
9.
S
A
C
R
A
M
E
N
T
O
8.
S
A
N
D
I
E
G
O
7.
A
N
A
H
E
I
M
6.
S
A
N
T
A
A
N
A
5.
S
A
N
J
O
S
E
4.
R
I
V
E
R
S
I
D
E
3.
S
T
O
C
K
T
O
N
2.
F
R
E
S
N
O
1.
B
A
K
E
R
S
F
I
E
L
D
CA
L
I
F
O
R
N
I
A
C
I
T
I
E
S
%
P
O
P
U
L
A
T
I
O
N
G
R
O
W
T
H
:
1
9
7
0
-
2
0
1
4
PL
A
N
N
I
N
G
&
D
E
V
E
L
O
P
M
E
N
T
C
O
M
.
FE
B
R
U
A
R
Y
2
,
2
0
1
6
Hi
g
h
-
S
p
e
e
d
R
a
i
l
S
t
a
t
i
o
n
A
r
e
a
P
l
a
n
•
LA
N
D
U
S
E
Ur
b
a
n
D
e
s
i
g
n
&
S
t
r
e
e
t
s
c
a
p
e
s
Di
s
t
r
i
c
t
s
•
TR
A
N
S
P
O
R
T
A
T
I
O
N
Mu
l
t
i
-
M
o
d
a
l
A
c
c
e
s
s
Ci
r
c
u
l
a
t
i
o
n
Co
n
n
e
c
t
i
v
i
t
y
Tr
a
n
s
i
t
Pe
d
e
s
t
r
i
a
n
Bi
c
y
c
l
e
Pa
r
k
i
n
g
A
n
a
l
y
s
i
s
&
D
e
m
a
n
d
A
n
a
l
y
s
i
s
•
EC
O
N
O
M
I
C
Re
a
l
E
s
t
a
t
e
M
a
r
k
e
t
A
n
a
l
y
s
i
s
Ec
o
n
o
m
i
c
D
e
v
e
l
o
p
m
e
n
t
S
t
r
a
t
e
g
y
Fi
s
c
a
l
R
e
v
e
n
u
e
A
n
a
l
y
s
i
s
Va
l
u
e
C
a
p
t
u
r
e
A
n
a
l
y
s
i
s
Pu
b
l
i
c
F
i
n
a
n
c
i
n
g
S
t
r
a
t
e
g
i
e
s
•
IN
F
R
A
S
T
R
U
C
T
U
R
E
In
f
r
a
s
t
r
u
c
t
u
r
e
N
e
e
d
s
A
n
a
l
y
s
i
s
•
IM
P
L
E
M
E
N
T
A
T
I
O
N
Im
p
l
e
m
e
n
t
a
t
i
o
n
P
r
o
g
r
a
m
Mo
n
i
t
o
r
i
n
g
P
r
o
g
r
a
m
•
EN
V
I
R
O
N
M
E
N
T
A
L
R
E
V
I
E
W
Pr
o
g
r
a
m
-
L
e
v
e
l
E
I
R