Loading...
2008-10-07 3-A Power Point,~. .I . -~ •, 1: - ~y - - r., - ;:~ • ~ r.': °~z~::.w• 5..~ ~~ - - ,:rr v ~~i, ~'~ .'•~~ ~.,: •: - ~:i - ~i'' .~. ~'1'. - : ~ r.' ''~'~~ .K `•~ ~ 'v ti _ - - _ - "-, is • - .'f .. ,. ~.', . - , rz~~- ,y; ,;~,_.,~, , R~: - S :'~, _ - .. ~. . 4 ~~ I.ti4;.i' • i. .Jt7." :Y~~ :':L^: ~•r it :'• -.l:,ir... ~~ .• c= • •~~ti.. - rr '^~ - .~..c .. - -~ h _ _ ~'F - _ <r• - ~~ . er - - %J ~: y -- .•~ ; - ":x • = ,` _.~ 'f. . S.Y. .r `i VT• 1y~ •;~: - s:.: - -'ry': - ~.•.• °~ _ 1.. t - ~~ .. L•... a - ~~~ - - r:l. - ~ :. ~; - r•µ' ;1~'' - - ~:-1. ~.•:~. „yr ,~l ' .iy. ~~. •. ti - f v .'.G Vii" ~. r' - f:. . f '. 1 r /K .r .r ... r t~ ;~ . , ~. - , - .. ,. - 1 ~ ,± ~4.tMi.. ~' . .1' .~. i r I i !7-~ '~li d' ' .~ r • ;~ r- j ,,,...r. ~',~ , . it°. y • .. ' ~w 1 ` 1 ~Y 1 t`• - Y • .. .d ' - ~' ~ ~ S .; 5,~...Y ' ~ ~ ~ .~ 11 - F 1~ 1.~ ~;,. ~ -a, ~ ~ ~ fitt. ~.. ~ ~.;. 4.. ~ ,~1,~ ~ ' ~•Y. ! ., ••~ T r ~ -w , ~ 1.~ r a ~~, --yam vhy•~`` ~. <<s~.~~ ,,~y~^^^,~ w1 • v~ ~~ ~ Baal :~~ , - ~F_ _ - ~~ ~~// ~'; _ .j, •- f• - ~• ..~ ~.~ - ~,. ••r ..~, ~:+ .~~u - ,~ _ ;-,::~ •Y - - ~. r , ~ ..' :~ '.~• •i - ..~. '.Y~.. - M.:' .•;J ~~ •r Ss~ t. ~iF•e ±:+ 'S•. - :~iw - - ~li" - - - - .,;..r. =L" ~.s i7. - iti lT' ~•7 I ~3 •. ~. - ::Lr - :'~ _ ,: A:t ..i .r.:. - '~~ ~~rs~r - ~,wa+..., ~ Vw .r~.r.. '.~ ti~:~- rvw~?+* 4G. r:~. }~ ->.. I.' .; a. - - 4~. r ,~ .; - ! ~' - - - - M'ti.i~ ~' - ~:}, . _ ~6 - 4i .N - iG'. !. 'l~ - :^~~... 'S: - F" - - '14~'rs~ - r.f.r , ~. r. - ~, r' x • - `~. I {..~ - :.~, :'.t: ; ~'L M -- = iti: ~~ i ~• - ~,~ - - .S- - .I, - _ - ' •.1i• T4` - "- •~._ ~. - ~I:. Y'' _ - ~'I~"~ - - ~•. .. •i~. c.,~~ •` •c'e; .i ''~F: ;: n:;~ ;.'y ::" j r ~~ - .~: - ':ti _ } y,,, ~ al ~. - - - - - .... ~_ .. .. -. ~+ .. •. :• 3, i; V4 . ~ E -~: r .s .. ' x::1:4, '+ ] ~1 , r. ~ ' : ~:y~. ~ , ,- ~',w ! ,~~~ ... - ~' .'~ , ~ r. F, ' `_ - ,' . 1i~4 , 1 i_'~ , • i .,fit, ~ ~. • _.~ .1 _ ~ - hr ~1 •, ...•.. .~ ~ _ r • ~. - .. ~. ~ ~ ~ ' }' ''~ I , ~ .~a .1 ~ - N L L~ ,, .~ ~ - ~ .. ,~: i ~ . '~ . f , '~ 'N ~ yy e •Y~ ~, 1.J 'fie.' .il, .~ 1 ~r,v ~ :..]r : ~ .. i l .~ ••:.r ~:- ~. ~. 7 ~ - ~. ti~ ~" :y 1. •~. A ~~ r ~ Y.. 'r ~~ y - +w G. F ~~ ~ ' ~., ~ ~ ~ ~•l •`1 r f,.,• ~ -~N •n - . ~ ~~~ i •o rf ~ + 1 / .I ~~~~ :l. ~ _ A.~. 7. .1 f r ..e •j .e ~J ~ ,4 • . ~.~::~ :.: ~ s _ ti.. ee in Urban Design Urban Design & Landscape. Architecture Economics Architectural Illustration . ~~~ti _ i~ r~ _- .' 1r~ _ ~ ~•.m.~f • ~=~~ t> .:. ,~~,yy: L M. ,ti; n, ~,•_ y i~ - ~"" x ~~~''w=~: r.. ~ . 1; ~" 'A! ^fy, W. .~~~,~ ... ~'a-~ `' ~` ~9~ r~. '{; r ^1.. `' ~ ~~~ ~1 ~~ ,.. - ... , - - `° Planning Process for the Gateway Strategic Plan ,Community Charrette Studio Production of Preferred Recommeniiations :- Stage 1 Project Initiation, Existing Conditions, Market- Overview Stage 2 Create the Community Vision '\ Community , ~ Gheck=ln with Open House_ City Staff-Team _' •.tt~ \1/~+. f Public .• ~~ Prepare Document Hearing with ~ Public [~ Review with.. ~ Modify Draft ~ EDC and a. Hearing with Administrative • Draft City Staff Planning ~ City Council ~ Board '. .' `, ( - _ _ - - - •i: '•~"" +I' - . - .~•.'..~ ~ i 1 1~% i •.I.. - - - r f..': i f-• • •1' - 1'. - - :'r:'t - - - ~:,:.: .ti - _ - ~ ~..°'~ ••~ ^ - - . ~', , ~ . ~~ - - :. ' - - - ?L.' - ,_ ... s ',~r:'~'}:t; v,`r,ti4(:: =t,rr~-•:x.; - ::.+,: :;,r;:;' •~F ~.S`i.....,r :"",~,'CS~7.1•I' • r.k~i ~~~,i.{I ~y,~~ pR•!I :.4:. -.~Ji.4 ~1i~v^Yi%+'Al~.l, i~•~: H i~ i'i^ - .. .. - ';~ 4j Mi...l;:~'.*'iud.};y l4„j 4r.;.F4{:kd~{,r;:f:'..~;~.tl.:u.,u:rrl~. ~ytc~~rj:~'r:?iL~G'.irr.,,~ IfA~.s~fl,. ~.~il'n;d~tl,l': ~' ~ ~ ~ ~ ~- ~ .. ~ .~ .. .:::1 ~l~k~iil~iNV~~~w~~. n'.`~ai iw;.7~1,- v.,~::i. :IM :. :~.,^i ';:N:i~l~:i 14'.• J':D~~-nil~:~~y:'~=1 - ~ ~ ~ '- .. ... ~ ~ ~ .. ~:•'r. , .ly „l{,•~ ..iyil .':..T, !'_4nl!~'7i:A. ,. !:.1^.~v.i}`:y`fa•i~,..?M^:I•':71:w -.. 4ei~... .:.r`.I~~li''~il::i Y' w w'4, - - ..I.~ r%' - :w{i' ~•iriy~ r•H x~!ti ~A:' - Il,~ ;; l ' ~;i'•,3'~ V`:rn, '.i~j':.,!':.. ::~ f . ''k:.a_:......i..:: r':J'..'.:. '"ice ~ ~~i-^ ,:~.:,:n: ":~M`"ir'i' ,!7.-~.~~+,.,5{"0.~1;~;ir-. :;1.:'• ............ .~~r';;,i!i~w~ {~~ ^yi~~ ~ .. ~~{.5,.-0'Yt..rli•;'r,"wfiiSwn,w:..7,!ti 'i~ri,~fv_.!. 1:w~,- ;,n~'~u;:Ys• I~S"r•i:;,,,~;~:,,;rK, .:i?kj~,u,f, ~ ~ ~ ~ ', '•'r:....q. r.~,'-`.,,.a ••"vi.~r I~,I.'. ..••,r'i;i••j:: i•;~.,;.A•: ;..v: ~ .. ~ ~ .. ~ ~ .. •,!., ,. rC'Ki:i"i'•,..o,:s.,••.u:u~ •-.:w•.;•i'a'ri",':'.,::;:,'::~,;;i!v:'a...,,::!•,+:;%~::~,:erlll~~6_::~:•~t^, .1:~rr .r,,..,:::,-v'. `•.. ~ ~. „l..a : r..5:y .s-.. ,MI., ~ P..,. _ ..ik,.s ....h: rll4.~^I ., .. ~,i: Acv, w", , '~hl''K i Ni.~'r'~~;.. ra tii:: - 1::: ,y~l::, ,ir .. ~ .. .r_.}~~~~S'r^'{:41i:..1'n. ,1`tf•'•' '!•`~•~~'J'~`'•'•-;'}•!' v,!'•1'.•''1`~{' - ,~!'.•.~~.u'~ln. '-5~'~~l•.iGia r,e.~ii,:.y:.:r:v,~:::~w a~ifi•ii•:riiix,~.,-14 ~ rr~a e„!ir''rlr ~ .. ,. ~ ~ ^ ~_p~.:14}iK~,: - IY_nj~f•.*~:: .t4`i ~!A'~~'r!r •.. ~~,.r rlk!'r'!~i,'.:~.-..al:.'~~. ..I. wi~i.,...:~l:l: .~y~~ . ,e:.~..i« ..~:~55 ~i~i,;5•~j~~l„ .~IHr ,1.,,... ~.r•;4k, ~.~,,.•I,~:......,,,ji,;i:i '.,~y..nw;,.r.•. <.~..;,yr,z:.~ ~±;;~ , _,,,*.~. a„~~r{Ir~; ,~•ik:r~ ;!'" r:_x;:~f Y.':::~k`~;: ' ~t,:_.•:•;:~i"n'i;~F~,>'I'r',!:i;:c::r;a`'''~:. ' , • ~ry':; i'~rP i'li":'/r•. 'rt ,,,,+i n" `:;T, •: ;. •; :; :; ~:r~{n; •K~': ^.';.'iA'^"•'J. ".~}.: ~4~.}'is: ':liiX'Irl{iq~ ~ ~ ~ .. yw,.~.:',„^,i?j..•.~,X!•Ra.K'4rc-•ai~if"I~.f~~.'.hn.1.I1.:G~,:::::':!ll.~~~.i.,,k:r:l:.f.ii.;;~^,ii:~'».~, al.~:i~~~.,rl.r..7:~_ ~r6:' ai.yi~~l4~`~ ,1 !1,y,~i~{i!,:n•,Y. f:,"i•riy?';..,,:: -u:~{ji:ia,;r! :: ~::i :-!}'!IJ::i'{::;:},.,r. :wEi:;KtiCY ~ .. .,~1..}:yi~.v::},1!tt4~if wt~.~~ ~;A':..}: III ~.~5. '' ~•rL• •:,Y,Inil%•Ii~ v4 ,.:•,.:.liw•,a•, i.!:.•„ . .1.; .I.IH .~'ti'~~ ~ ~ .. .. ~ ... .. rlydlll?ai[%:~aiR.~•. r •~'~!%t,, t{':' 'n; '?" ~i:. ,ri,'~~'r~!w;+1.J{i'. ~ .. .,~ ,. - .`.y''~'~'~'i1.~"..i~':.a~'!'1,l;^.i"ii%:";!~:`,:i::"i~r<JIIIi f ~~a'4:ik:''i•••:" ,..~.r.4lu.!..a =J~ I,wa„„,j ~~.,:,., i.! ~. •,,,,,;.,,,I.,J~:r1a~ .,. 4,~, Irn,r •`.i::~~li:h:u~•~,vi' .^Iii'•'~S~'~~~h:{'.;r.11~i~::F'~ ;.x;'i..~''r;:.l:~w•:.u }i~~i~~'~1' ~a•i: ~~1.r ^ 14 I . r:, ~. t<,;ii{. ~ ~ ~ ~ .. yy '~~~~..rk....ii,M1 .•h'..l' ,~~j,". ;:;Zt~, Ayrrv~~~i~~F~, ~,Y:,S`. ...~: ,'~~~ i!r'rinl~fA,~.,H~l rv~~` ~•1ln1;].n,'t~1-~~.:I~? ~^1i••~~ ~ ~ ~ ~ ~ ~ _ ~ ~.. ~ .. ~~~,TO'~^rrtri:iu~ ~•;"si'~.7~L;.~X~,~:~:t5.:;;:}'~!~~,~'a;T':?;iF'-ui:"'•f~:;G"~~k~^'~'"$i7~~~~~u'_7,. .. - , . ,^I,;i i„Vjhil . !4ir .'~,:a.}•.{,y , .,q1,.r;. ;.-:7,. ).„.},..~:. ~.. '°'~'"ii;;'Ia.,J:;~1.,.,.,.1..,r: ., :~:~ - '~" ~. iii:"' ~~,w.:,y„ ,,; r„}:r:..,•.'';;:•r~ d,lw •:•:i'' ;:!!:i~~i!1:.'!;s; :,l~,I:i_"1i.y14~.~n,,•t:,GLI.1, ~!~y,:li~.;r,. _ 44:4}, ~!~rri?:r;:' ;~•~;!: +;~;'• ,:•r: ~. J'~'au"::!,,:,J . ~ . 1 x,......... : ,~.;.~I!,:; :w!;= x;;•'•.,•.4..:..1-,~~~~•~; ":;,;.,::•:a•I!~~: ~~n;:d;,w„' _;IUr.!_: r.r I~•o-Yi ~ ..?,r•:!;,- y•_=u'i"~'~`''i'i'i'' .. Ali:;,~.r;F.,;.'tr•'.:;;.,;I^..,:: 4 N..:~11Y.i.; ~..:.. .y,!y,,,•!•:1~'.. ~`y ~'~ •~:r,-:°S~'w~'y.t,~ -- :,k:~„ ~~' ~ ~~,;.•Ja1::,~:,t.,.ru,,, Ir.:~at;;.l.. Fu 1:`Ylll.~ ~:{~: ~ tt t ~ ~• ...:~•r::^.. •ti .. ~ : /~ ~ :... , i• Ih .n:..; .. 4[. .}~ u:i•.- k},. .Nf1:?_~lr ~~ ;VG~.pw.,.y~ .^..11 f::~:F~.~•i, W1~•I~+,^!}:~'~S:!!.~ ~.. •y I.1 •. .i,tl4.~.~ ~ , ~~.... r,1 ~ [iy~"!.'~.'{~~~~n~i"{'f.~'it r 11,~iit:;Y.(~~~i/1~,i•(~111.N iil{1 r y,I~1 '-~f>,IV~fal,'~~;K,~'xwr'' ,,~v:c•~;;"+c;- Irr~~!r;:;:u•~•ri~:- ~... ..i.,i~~~f;l. ,l:~P,,;i~;;. n ,i ^,.,1;1~ ,.;K.N1:~~ - ,;i~ia• ~ :i,:,:; ,;::,;~,,;;;~ „1:.i;~1~.:5is(,i;!!g!KI!M . ;r:j r•~.• °f~'r}i;1„',di"i~;?`~ iii`~~~j">~i~,'ia~;:;~};;;'ti,:~;,:iii;~:;i_;;14.::a`t;~:a~.:`•;";;ivy;!"~1;:~~:;rly';'I,I„i}.I,x. • .;r. .,,y.-''s ,.I;;: !`. ~ 1 .i ..:., d41 r 11I1I~ 1 t2iy1~ i:x'fi p';:y~Y,^~+{-:`* ," - ,:a;:i.;, ..~I!f!~:.Iil,:i:~~: ~'~}~: "~•~1I•"•i.'i:. a - - n'~: , .;'•,', ...e,'~:~.- ~i Iti. r~S. ::i... -,SIIi:~r::i°.."v:l;;,i;;~;:i",":~::;"~!:°ti:;~,, ::!!i:;:'i:,i~:}:.~..w; Y.'ll... - r ~ ' ' F,,:. } h - { i ~ ~' : L ,~.. J~ i _ '~;:: ,. ~- 1 ~ ~~ :~~'~; +~ '' "~ a~ • ~~4 ~ti f !i rr l~~y 5w•'!' r ~ .... Y'.:~r1i41~'~iw. r ~,' .. 1...1.. - • V~ rf ~• • y., :~ z~, f i ~ r • • r . ~ ~ I '11 ~ 1 ' ..t..;~ r t~ ~~''i `.'~. '•1.~.'~'~h P~~ ~~ - ~4 _ :k4,. itis'' .. . ~4..N ~:=~. ,~ ~; ~,: ar:~Z;..~L...t~~,.,,~ ~V• W^ K ~ - .. tip.: ~ :ti ~•~'~ . `~ ~ .. :i: .~~. 'J p~l~}i~fn ~ .~ w ~ ~~ - e a.- ~ i i +I ,,.:.:~~. ~ .,. F .~ , i ~`+ i -; ~~~n ~. ' - -, ~' ~ I o~ Alameda in terms of ids architecture culture, Ana' com- to u~ on dry la the bas ~ p~ r ~ ~ ~~ r Cit r is a~tracliwe and memorable. n1~ . bake sire ghat en~er~1. and ,eavln the y m.~ y ~ ~ 2. Attract new investment appropriate to the envisioned character of the district. Park Str~etis an opporfunrfy fo bring desired development to the City New invest- ment ri+ill help to transform the look and fee! of the district while helping to make rt mo;e livable and at~racfive to residents. Atf;acting new investmentis cruc;a! fo revi- falizatron and wi!! help fo .bolster the City's economy. destrian-oriented streetsca es and ublic spaces ~. Create attracttrre and e p p p throughout the district. Streefscapes should attract and support Raw ano ex?sfrng homes, businesses, and commercial uses, and make walking and driving throughout the district a pleasant experience. The Park Street corridor is one of the most visible places for visitors and residents coming to Alameda. The Park Street corridor should communicate the best of Alameda's Identity 4. Remedythe auto-oriented feeling throughout the district. The district can contribute fo the Cify's drstii~cfiveness by embracing the patterns of development a,~d ~varall character of fhe City's r_herished neighborhoods and historic centers. The current pattern of auto-oriented buildings, parking areas, and auto-oriented streetscape environment detract from walkability. force the desired look and feel sure that new and existtn devela ment rein a. En 9 p d com lament the Cit 's historic buildings. of the dtstrtct an p Y a i rir~ should embrace uali ties of forn~ n sand ub11c s aces ~hrou hoot the d st ~ ~ ~urldr p ,n ~ o Alameda's ~,~ni ueness, Architecture should scale and desl n thatcon~rlbute t 9 9 i ire of Alameda's ash and forms the reflect ~17e hlah de ree o~ craft rha~ 1s 1nd cat ~a , foundation for its future. ,.. r,;.~ buildings streets open spaces the functions or society's events happening preference for inside the buildings -the district ~ _ L~1'1~~ SSE ~~Ca~egIGS ,.; . STRATEGY 1 ~:. ~- ~~GjXlbl~lt~/ . Restructure land use regulations throughout ' ' . ,; a i ict to c e flexibility to at- str reat the G teway D to allow;the market to operate and~~attract new investment tract new investment and ensure appropriate P~fCI'llt; redevelopment. -~ V1lorkplace ' ' :: :. .' stricts with ng d 1.1 ace - e zone i Repl single us .:~ Commercial ' _ S at sub area districts or corridor di tricts h t _, ;. .. Residential: • ~ - - permit a range of complementary land .~ 8~#+YB riate to the envisioned character a the district finable and attract new land uses a ~ ~~~ r ~ ... . .. W .. Q AVE ~ piNG M . ~°. ; i N ~V~ ~ i _ ,~ +i. _ .. ..Nti., T .. [1'~ oning Residential Commarcl8l R-1 OY[ F+1tr',r P.E*'~l7J".IA, A.F Ab!,wrAS-!i!I~IVt ~ R[`.~;,S52f'.u+ R.3 :~r.rn~ ~~ a~ :,p~~rr~+a. ' R-d !7~'•i#15'a4.`t?7n',5',~ly'IAL R+~ GE'rka+l''~S'D:rrh~.: ~.~ ^i7~~1.9"rCIpp4Tl~l } a C x . .,~ ~-} !JLrG!h3o-?rllQGfl,:51•'I~:rS users. ~~r i.~yµ~'I ~:{.t-~ ^ .'~~ l,~ •• .{ ;-; t ~~t ~,e .~ Industrial ~y~_1 Ni'cR!:e'~Ai~i 1~'~u'R1~ A Y.rP~CL~i'P.+.Or:•~flr~' Special Zar~es H ~ ~' as~r_~ h4~X 1raCd~ ,:7~ r.A4y~o :~vL~~Nr_•:r Y rn50 7 r~.".'~7 E E-Tr::,:+ G e~x~SP':erf'~~ re!JC-r.1~1r• ' Q pRi;~tur,~x '1.2 Encourage mixed-use development throughout the district. 1.3 Permit manufacturing uses where they do not adversely affect desired residential, work-place, work-lire, and commercial development. 1.4 Prohibit the development of new uses that discourage pedestrian activity or that are inconsistent with this Plan's stated 1~sion and Goals. 1.~ Incorporate Gateway Street overlay con- cepts from the proposed Transportation Element. Existing caning i`~lap & Legend Nofes~ Carrer>'f zoning policies in the Gateway Drstr~ct wail req+~ire amendment it the district is fc~ attract new ir~ves~ment in seppon of the community's u~sioR. _ -t - - . r: . .. ..., ., .. , -- • k - - ~ - ~.r . - - - - - , . _ f.. ... ,. - , .. - ~, .. ._,.•: .. .... t:.: ~ ,C. - _ ';;~: ..,: 'k~.` ~.~'. ~~ ti. ;f: - ~,: - ' - - . • ~:. - . .. .. - - . .- .~- • _ ' `~ _ .,~ - .i. - n - ~ ; . .: +. - - - - _ ~ - - n~ ~u anu unn~ i ....:. '. v r u - - „ :. '' .. . .. , - - . • ~ _. - . ~ ~ ~ ,~ ~ .. in ~~ . , . . . ~ .. ~~ ~ ~ .. ~ ~ ~ ~~ ~. . ~ .. • ~~,~, t, , .; , ~~~. ., .. • ~ • ~;. _ t r ~ ~ ' ~~ - .:~{ ~ :i"~ _ l { Z: ty' Fi•N. i x ,SgG .F A,r - . :;,~ : , - .. - :. mixe -use .. ' w. , _ . ~ - '~,- ~ ~. ~ ry' •~: ~w. .. s 4" ~:~.. v . ti . ~ ~ - ~ f ~ if: _ ~~ ~, ..~ . ~ ~ 11 - ~ r , - ''Y~ ~~ ..1 c' •• ..S ,y.. :, - .~, ~ ~ - r - ~:~. .~. _ r.~ - _ ~, . .~ - _4ti. A 4 ,, •~ ~~ h. , ~. N~T , gyp; ~.I c.. 'F:~ '~' I •.~f ~ ~• ~ V t' ~ p. r 1 ~ ~'~ _ w ?:, Sri +~+. 1 ' ,:mss ~ r ' .w 7 +~ i. ~ •.4. :?L . •f ' •4' 1 • ' _ r - ~~ jj . i' .^, . fir:. y ~ \ ~ ~~ 7 ~, 1 •^ S~ '~ ;,, , - .,~ ~ ~ q' 4 ~ • .Y: i 5 ~.~. *~• ~ ~Tyy ~J ~..1! ~ L :n 'rt ~ r ,, + ~~- ' ~1 ~ ~ - ~ {j - - . yn~ ~ .. r. ~.c .. f{ .sr~`.= ~ __ :9 ~ ~ .. '~~.S. T}7, ^~' 1'iN~ 1 s-ki'•7 '1. .:~i: -r'~~ f.~.~y ~f/!/~.- ,1~ ~•!~. ~•~ ,- ~~. - ,,,.~=: ~~-~ - - - .. ." , ~F.. 'i ,r. ; is 1 ~`~t"e.~~ :~ ..r wA~ ~ ~ fM1 JN ~.Sr~~; ~ ~...~ ~ ~ - a .. ~. ,,~ .C a~ (t ~. _ l-'- `T' ~ :~, 1 i ,ti r ,. IS '~. ~,, f +: ~ .:~; ,~ a + i.{ ~^ - „~• ~ 1 w - ~ ~ ^ r ~ • • I f I 11 1 ^ Streetscape Concepts ^ Gateway Concept ^ Parking buildings streets open spaces 1.1 Establish standards to control building form including building height, length, massing, and articulation. 1.2 Establish design standards and guidelines based on the city's predominant architec- tural styles. 1.3. Establish design standards and guidelines for building colors and materials. 1.1 Height, Massing, 8 Articulation 1.2 Style 9.3 Galars and Materials Bu%Idin s in the Gatewa Qistrict should be 9 Y constructed and accented with natural materi- als and colors that su ort the Cit 's character RP Y of authenticit . S nthet~c-iookin materials ~ Y 9 should be avoided. Natural materials includin brick, masonry, woad, stucco, g tile, and metals are Gammon to Alameda's built forms. Cat Hall, built in 1696 illustrates a level of authenticity y and ermanence t f ical of historical architecture. >' ~ p Earth tones, wood clapboard and trim accents can be found tl~rou bout Alameda's nei hborhoods and business g g districts. Craftsman, classic box, and California bungalow styles are common toAlameda'sneighborhoods. ~ - . - °.i: .. .. . ~ :r. ~' .- ... •. _ _ _ •. ~. .. ~>r' ~ - Y` , _ ~: - - - ~• r - - _ rid: - - `'t` - - - ~~: .. - - - •f..l. - .. , 1-' • ... ... • i'~•~ ".r'. ..~ ., - `i" ~. ,... - i' ~4 .. .r ' - ~ , } •F. - .r.~. - ';~1.~. - 'r, - - - - - : ~::: - -. .~~~~. . , ,.. . ..r ... - ,. • ~_ ..... - - ~•~: < ~ t ~r; ~''~,~''~•';;ia~. ~~ ~''"~ - F fie; ~ .- t.;; •~•~ ;ti .9 .E., iV~•.. -~•~., ~, y ~'~'a~k': , :' I ~~ is ,~ =.'1..4' ^~ r trr ~~~'~ 4' • I 1~' •,,~"~j:%+ •~,'• ~/' • `: ~r ~ t. ,.are": '~•., . h'! •~~ ''r w. e G 4. ~ ~ ~... • ~ ~ • y ~ ~, ' ~ - ~'• a `.: ti r.k ,c '~l~• "YY'-~g ~~b - a y~;' :,'Icy :~`=~~ ~"w' .'t' - ~r - sr r. ~ '~ ;i.. s~ ~+ r' r ~ ~ ~ ~ ~ ~.4~•~• .# y..'~` ~ i ~~~ ~ ~ .~• Lam, 1.4 ~sC ~~'. ~~' r a~. r .f r.,~. ~ .k~ .~~~ w2 ,;.~. .ter, + r. •D_ Y_ ' ~'+ r v _ r Fes` - r e~ 's• a / ''.~~~ r c 4• ice. ~ F .. ~ ~ ~.~ • .,_ ~ ;yi~~w,? •K ;~, .~ ~ x.~ .. •• .a ~ ti ~y 'a '~~"' . '''~ - y~, ... " }'?y:. ,off : M ,y ~' F ~ ~' ~-' y :'. ~ .~ ,• I f ~ ,r ~, -l - ~ i iL y - r. j {e, . ti: .s r r .~'. ^ "~ " s ~~ ~~ .~ ^ Y. .tr. "~ x z ~= _ •:! • ""r 'r- - fir, CC'' f•yy„ '~,,! -_r~ •~~ ~ -tip " ~ •~: • x: FYI 'ir rti ~} ~ ` ~~ t ~ ~ ~.*•, i ..~w11 s ~~ _ r '~' r '' ~ •w ,, '.+ ya tits '1.~ * 4• , . ~' ~'ir !1, fF ~. •~1. f S ~ ~' ~ y.i'~ ~ 'phi! ~ F ~ I ~r ~a_ r ` +• :,a~ '.Ir1~. Yi ,fir 1 '4 ~~}S r. 4 41~ ;~. .~ %"~ 4 A ~. . t`( ~, 1 ~ ~I +~i ! ~ l ~i - + r •~ ,! l - ~' ~ yl ,~. - . y ~ r;~ r~ •w ' 0 .,n ~~ i 5% Zti "' ~xa - 1. fyV.j.i S ecial treakmenk Qf buildin corners rr~.'~,;.:~.;.~:-~N~ - - h'~ ~~_R. j.,•~ TT4,• ~ ~„~ ter,. c~~ 6' ~r'r% ,. •'';f!V 'efel-~~i'CF!riGwit ~ 'J"..r`'' ~ 34~ ~ .~Sd~ ~~ d ko em hasize ke location- F.,~~~.-~-. F~~:: ~.~x:•r - ,f~, ~~. ,,i? A A r r r r 1 r 11 STRATEGY4 Raise public awareness of the significance of historic structures throughout the Plan Area. Notify owners of the historic importance of their properties, and encourage sensitive renovation that enhances the historic architec- tu re. Forrri:~ Auto Serving Businesses 1.1 Require auto businesses to store vehicles on-site rather than on public streets. 1.2 Work with existing businesses to relocate vehicle storage and work facilities so that they are less visible from the public right- of-way. 1.3 Collect parking in-lieu fees from business- es if parking requirement can not be met. Earmark for parking permit programs, and capital improvements. 2.1 Establish building design standards and guidelines for auto uses. 2.2 Adopt frontage coverage standards for buildings to reduce curb cuts and en- hance ~r~alkability. 2.3 Adopt landscape standards for planted buffers in setback areas. 3.1 Where possible, relocate auto-serving businesses from Park Street to Clement Avenue. 3.2 Establish development standards for Clement Avenue that are more support- ive of auto-serving uses than standards for Park Street, including reduced build- ing height, frontage coverage, and open space requirements. ,~.. ~~" - ~.. - ;; ~~~ Fpx~ ~'lJ N :.~ s'~\ 1.~~,~ ~~~~1((~ I: ~..• ~ ii~'I .~~~~ .!}!!14115 ~wfe ~+~x: inn f liner structure Exam le of auto sales fnrithin an enclosed structure- Example of auto services within are enclosed structure, Example of existing auta- I! ustrat ~ o p Form: Auto Serving Businesses .. r.?~ . ~~ _~ ;, .. r~ ;;; r _. , r~ 1 } 1 •• ro. ti ~ •.~~ .. ~.' •.{ ~ :~ ~. ,,~ ~~.~ [ ,,~ F~ ,.~ ~ ,i ~.. F`.~ . ~ ~0. IJi 7 .S _ ~ i'9 ~r`~~5. ~' }iM. r`.` ,, , :; ~; f ,`': `F^~ ~' ~ `~'~ J~' ~~a ~. d . ~~ ,~ ~~.~. ; ~ t, .~ Jr .t r i 3 f ~~~~ ~.., }~ ~~~ .. 4 ~ . ~~ 4 ~,' 1 .4 5 i S r f ri ~ ~ . . i ~~ r. J' `r. ~. J• ~ .~ '•~ .. ~~d'~'`' ~ v y , ,, .f .. ..y. , ,~ . , ~~., s, G. ' ~: ,t air ~yi • E. 1.1 Establish minimum open space require- ments for new development. 1.2 Encourage publicly accessible courts and plazas as a component of new commer- cial development. 1.3 Encourage terraces, loggias, courtyards, stoops, porches, private yards, and roof gardens as part of new residential and work live development. STRATEGY 2 Establish design guidelines to ensure that outdoor spaces are well-designed and utilize high-quality materials. 2.1 Establish design guidelines for public open spaces, including preferred plant materials, landscape furniture, and hard- scape materials. 2.2 Establish guidelines for the design of fences and screening materials. 2.3 Establish guidelines for the design of parking areas and pedestrian pathways. 2.4 Maintain a high degree of safety by requiring public spaces to be visible and wel I-I it. General Principles apply to all streets in the district ^ Support desired land uses. ^ Support bicycles and pedestrians. Maximize on-street parking. ^ Support walkability by adding new trees and decorative pedestrian-scale street lights. ^ Support pedestrian safety by ensuring sufficient sight distances are maintained at all, intersections and driveways. ^ Underground utility lines where possible. ;. f ., ', screened SW Pkg Go Go Go Go Pkg SW parking 10' 8' 11' 11' 11' 11' 8' 10' Park Street at Buena Vista • Fast growing deciduous trees • Pedestrian-scale street lights • Transit stops with shelters • Street furniture & bicycle racks • Landscaped edges R f .~ ~.~' •'.i .. -~. _. ~; - - ~ - ~" ~.~~~ _ i .. , ,,,~~ _ _. .. _ S _ ~ ~ .. ~~ r ", ~~. ::~~ s- ~:~ 7" ::I ,>o- :.E ~ i:rv I ;~ ~I .... ^•r_~,~ ~ _ '..ii , ~ ~::~. • : i~~' .. • Fast growing deciduous trees • Pedestrian-scale street lights • Transit stops with shelters - • Street furniture & bicycle racks • Bulb outs where they do not reduce parking or inhibit truck movement. Park Street at Lincoln Avenue Neighborhood Street (typical) Proposed Conditions: • Plant strip separates sidewalks from streets • Decorative street lights • Landscaped frontage conditions i Clement Avenue West of Park Street • 8' Sidewalks • Bicycle lanes • Parallel parking • Decorative `boulevard' street lights • Street trees ,. _ - _ - - - - - - ~::: ,~:. - - t 1°'~~- _ •`+ , - .:~" • a - 'h.~ - - •~'~~ r - - ~ - ., lc • ... - .. r 3- . •b .1 .. u t U` t •~ ,. _, - .; i.~ ~ .. - • 4 ~ ~. .. _ .. - ,• ~~, :~;;'~'.r• ~- `~:. • how F' .., .. ... ., ~~. .. .. .. .. cis :,~ ~~• .H b=~ .... • .. _ ~ f ^r.l ~~"; • ' •r: I 1 ~.:~' ' '~1•. ter.:,' A,'d 'L i k" t ~ ' .. - h.l r ''I ~' .. _ _..._. .. .~.~' Vii. , ... ,... :~ ~ ~y - ' •r s ~ i~:: ~' t" • Z~" ~ 4 sir ~;ws. :.~w.lrr;~;z,~l'~~.. _~ ,., • tit ,~, ~ '~~ - '~ - ,,~sf~: ~r„- " - .. Jy^f :["~ - 1. R; ^4.:~ -_f' _.,~` ~: .w..•~ .. ~ _ ~l y. I .. ~' 'f?~' y -~y. - •~ .:Z1 y~r~ .14• ~~ ~ •r • Depicts new investment on key opportunity sites in support of the community's overall vision and goals. • r :.~. al ~ Vie,. ''~i('r: ~yy F ~ ~ R •~' yy'1.' 1... .1 _~ri•2. _ `~~r~ ~.1 .Y,r/~ . qq 4 M.r.••: ,it:v's~'nT'""kS'° ~~r , r{S.rY ' ~ •,r.. ' ~. { : ~ .. F;$.' 9 ' ~ ~. ..~; . ~. .'•r-r='te'. .r~{ ^w•,~,,;;t ~, - ~-~~'9+ ."Y~" .-+i .fMr ~.. .~~+?,, ,:Mi~r' ~ x.r . \y• •.!~ - .^ ~~4. is ii~ ,} 1 ~ ~ .'i< - .~'•`;r,~.,: ~ i• i, _ t` .a•~ ~ - 6~ {4.~, 5 4 it - - $w'•~. ~! _ ' iX y ; - f -fir .~.';::• ', . ~. . ~ ': - ~; - m 4~: ~'~ . 5' r 1 ~ r '1' - L. ~: ~. ... :['fit .. ..~,:.F~~ [ 'n'" il:L+~ '= }~' lr'' x.- •,., .. r.a~, ,~ ~ :. i . ~ '1 i a _ : llr' . q rY i '.': .) L.' - rl'•• •,I~ O ~~ y1 ~~r`~,."., ` ~I ~ yr, ~ . y F. +', • •~,= ~ , • ~ ti' 1 i. . yam- 1 ~_.~~ r.,..i .y.r ,. .rya •.'.} I~. -ri1! ... ~ - ~ ..... r- - .. ;.. ~~ - .•''.. - .%. - ~~~• _ ..~ - -1. - • _ 1. - - . ~•_ - ~ - - - - I'. - _ ~ - - . .. - ~ I~ -. LL~..•: •,~ , :•~. { ' -L I. i ;~ .~i •'Fri' i Vii. - - • .. .. ~ I _ .. ~ .. - •• 'y r~A_•~. ~~~:~(' :.1~. ;I.:`r.~'rli. ~ •iY~':' ~y4{,vr`~..~n :~'~ •. ... ~ ~ ~.. ... .. . • .. ~ ~ ., ~ ~ s.•~• 'ti. ~Y~+ h~'jti~ ~Yt'•`','~P.~rF..\: 1•e, ~uCr i:-..~?~h` Y•r sir .:~n• r -.. ,.• .. ~. ~yntiyj~••:r i~ s~Z. ti~•. ~. w~•~I. •:;~ 1(f~} '}~ :: yllY'. ,, YYrr ee.. ,~C ~I:~f' ~(Y ~~'1 j ~C~ ice" q r •rt~ is r.] " .ry~~r.'. `... ~ +~ ~},. rr -',Y iy_ti.": '~, ~ti~~j 1 ~rr,M1i . ~~yg~7i.r..: r.n r ~ > :4 >-~ ~ .~,~ a •L , •,~~ri?: -..J. 5~? ,s~.:as~T: ~:.,~•:•., - - -•y~~'"`1" if'i''; .r '~iL :-d+" iv. r. ~ ~ . .. - :~.~i5 Vii'; ' _~ .L?~i%j' •S~ .I.. ~, • +~~ 4. Car..: ~: r'r:..{ .~ r ,_~.r' _ ~+ . ~r ir' - - .vF t .. ~ ~ ~ ~ :K~~, srn~v:y ;.,~\ !. 'r'y, .~~i.•1 `•YfZY-: :'~.r ^.: +i•. I h~l r '~+~. w ;Y•,M. '~ ;:ti' .vat ., ,~r.. :~f:~Y...f;;'F:: 'y: ~' .~R ~~: 'i..r a~ r ~""~' ' .. ~. ~ ~ _ .~ ~ '~~'N '. r. r•g•'. •r +1``~'~ry .a. ..tit ,,..~.r~. ~Fr~_'JF'"r.'~• •7.ifjlir ':~~ ~. i~ . ~ '~ ~ ~ ~ ~. ~ . ~ ~ ~ c,i., ,;•r,-rt..'y..:+; :i';•i;r J ~..5.`,~-.; ~;frti•f- ` "+-C•"~~r'~ ~ •-~ rrr:i_ ' ~ ~ ~ • +"a .~ ~:' _ :~ • ,~,ti• ~~ ~. a... . ~ ~ •"'r.. •~; ' _ ~ •,a,... , ~..• .t .. . ~: .~.- ~r .{. a~:, • :j - ~_ ~ , - - .. I ~-r -r - .rC F .. ~~:. 1 ~~."-r ter. tip, cl -~ ~, y . • ':i.' 'x ~ ~~ f' i . r w. w:,• .r .•,,• F. ,~ ,,,,.., •rF .~/~ ,.. ct~~ _..r_h ~~' ..... ~ ~•'~.,rr* ,.fib; °,~,,, ~^ •; ~~ _ d ~..:., iy `' r } ~ ~ . r; r ~r -~;" I• _ A ~ + 7. r I RF nR -7F r u L? [~r~~ y,; I .,~. `.rte:. of • p'~~ ;, ~ Yi. 'r a '- ~i~y,. 3: 1~" ~4 _ ,~{ ~~ fir ,~a, ire 4': .C^ ' :ie ;AA~ Mq' ~. ,$ ':~. ,~ ~ L ,~° r~~. d .y ~,~, s y. ., •;~. - ~d ~rr ,• .a :~ :w ~• 'n ~ f - 3 ~,. ~;u ~,~ ~' ~r ~ .r~. r' ~~'' a = ... ~.~r Ili 16.,A I '~~,~ rr ~r f` Ir . 1' • ~~Zi:~r' t 'R 1 J' l~1,1. ~ ~'b ~ n2. ~ 4 ~• ~. N ~r .,, T ~~~. ~~rr- .. - 1•~ ~r: 'e'rJ .. r:f' rk;~. raq. . • f 4 S n.' "err . ra r.`A~ r ~ :.. 'r i.. . • ...: ..~ ~ y:r: '~ T 4~ ' _ _ ~}` . '• rr - - yin^~: "J{{r :YI; ~ ~, - '(•iw '.'{"i..u • •:~• - b!tip'~fy ~~r`Slr.,l..r • ':~:~ :+ - .~C _ ~1•w ~ ~'~„L.' C "F•; •fl n:;}~~: '~"N~35,c .!:~'`~,., nry` '.y :~. ]?':': ~;~,'~~~• iJl~~ ,1`.~`^:"~Y$ a 4">(,e..~ .„~i :'`S+K.~4;~ ~v~~.. Y~r 5; ".`~•h,'~:r .1:1,•~,a.n: •1i;.c .r'~t....x r,~~,~::`. ~~3 Sf"': :: ~:~-`:~ ~.i.. 'r.;-' ' fit. :t _ r.- ~,i .. va,~ rr~.~ , - ~ ~~•~ ~ ....,r~:~~ ~_.~i-I:•r ~. ~I a~.~L'~~:~ S:r al b~~'n~~~ v CEt r r ~ r r ~ , ~ I 11 , ~ i r. Y :1 i it i 11~^'~~•• `~•i ~~'I .1 y L'~ .. .~~.. •~r „'. rr .. '. T'D2Y ~L.:. - lea ~ S~er1 ~~~ S' .~. I .~ ~ .5.' Y~ tel. _~~ -~' . •r^ ~ ~ .~•~ Ar •r~ ~~•: .y .. ~:•. rr .3+ ,. 1' n Y`l+ Y I'~ A` ~~' E f~.L~ ':4 i~Yi;~fY~, ~rf.• 'R.r 7'•' :~ . .~ r.:`~a. 's " 1 •3 ' .'.~ . ~ ., . ,, , y~, y~''r ~~ ., ~.• 1 Ir 7`. 1•r rt ,1' ~+~1• ., f I. ..J .. V~ ~. . W. • .! a~ ~' ~. •, '~~ ~• ~ 'f,. '• ~. • ~i'.qI•' :''ice! ~ I•. ~^i•~•~• ~f M.. .. L .r ., ti ,ti• ' r ~ . S .~ 5 .. 1 .. :~, ~~ ~ sr' • ~ r J a. f 1 ,~ y ~ ,*'r ~. . ~~ fLyy . ~ ~ .'1 :~ ' 4'•'{ ,?rya , ~ I ~' • - 7. ~• fi •~• f ,.i ~ i~ + f ,141-rrI.. .~~ M~ 9~' -Y •;P :. 1,.{ " •`~;~ ' ~• -!f • ':fir .: r'•~, ~"i.[ _ - ~ . ,C J , l' , fL:• r~; ~_ ` •.~ .•`l~C; :.;~, 1. i~r ~.~.i.,. X11 T.-`-•7• =hq 1. ' f Y: • .. ~+ t .'l~Y:l' ~,' Y. ~'~f>~ ••~, 1T.y~~SL.^~t ry~T }}•..~ _ .1• y ~~ 4r _ r~ 1: - • - r~r .. x ~ ..I.L~.• ~ ~1~ ~ ~ 'r1 ... x.. ~iG,1~~r}, ..y•~f•~y 'ir;.•M_,}~ f i• r .}• •~~~ f- ~ . . , v ~ '9~i- „v~;+: Kf^ ~~ .. • ~~L'. ~ ~~ ~ f~ o, ;} ~,1,~ s•. •rr ~':=?p` tiY': r -,F~ _ +` 1 ~. ? ~ ~ r; ,;• .~ l.. •K, l•/-1~j''-,a2,;~~'• ,1.~ ~ ..r, y. ~ ... ~A'1r' v'im'~ ~:,ti'•: i".~Y:" a .~. ~ i f. ~ ~1 '+^~L 7'~-•. y r.~,r~~i;S??'7• ,',l ~ v .. ~~~ ~•~.. :~ •~~ ~ \ • !' fr 1 1 i . . i;;+^' ..r~. .:,~~+';.1~~'~ I.~ f, ''ti ~ ~ - 'fie; : ~,•~ ;~' 1 P ' i4'. . ~ ~ i~ ~ i - L ' ; f - '. _ ~ ~ '~ I' -. , .. .r • .' •' ~ ... ~r• - - - - - - - '' •:~ ... .... ... ,,. - _ - , - ,.: ~ - .. ... . 1.. - ,. -- . ..... K:..... .. .. . ~ ...... .. - :.~; . , . ~, . -- ;~ , w.., - ;:f.: . ;:-: - - . ~,' - _ .. .... _ ... ._.. - - - b .... .. ,. ... ,:;, ,~- - ~R :~ ~ ~.. ~•rv[• ~ - - ~'..' F.a.. .. -N- ~ .~ •A ..r ~ `: .K ti - ~' .. - ... ~ ~~'.•~ r~l.:yy f-~~~ -off-~~ } _ ` . .. - ~' ~ .o ~ •i... {~ ~+. • `'~;' •a'~ .. ' '' fit --;sue y~. ., s , ,vf;' E ::;~ •, -. ~ . :~ ~. I,. b`ra' '~``.. ~ - T r~, .~ ~ ` l f ~ Yt.;ii`t- ,' '~ :N~ ._~. ',1~~ `•~ F ~=,~ ~~~ r: _ ~ • ~ a. - ,;~. 1~' L .~ ~ ~ R 1• \ - ~~~ ~ ~ ' ~ ~ : ~»< yr ~ ~ ~ ~ r - -~` , ~. ;._~.~ ~ . ~ ~ f:. ' ,~ ~.- ,~ -. ~• •~_+~ ~} '~ a 'w~ _ :~r',~ •~.. ^~. _.~ ,.~ ,- ~~ .;~' ~ , ~. , . ,. - ..- .~ ~ .. , ,~~ '•y• ~ •) ... .. 4 , , ._. ' t ~IIY• " 4 ~ ~ ~ ~ '~~1 r ritii':n ..'-YL „~-. ,. ~J -'. -Y' ,:t,.,.. ~ ~ . ~ , fry ~~ r M t :~•a x • 4 ~ . 5~:~ - `~.~' •~ Tr .~ - 1,~ .y~F~ . X~. ..Kiti ~" ~~^~~~ 1µ_y - ' ~^^ ice;. .~r~. .14[x• ,fi~ • s' ~. 3 ' Y'~y T` tr' ~ ,v. A ;~ r - -- ~', fr. .'!~'' - • Intersection of Park Street and Lincoln Avenue, existing conditions • New buildings at key `gateway' locations support walkability and create a strong presence at this highly visible location. • New development could incorporate existing retail and restaurant uses • New building could house an automobile showroom or other use to complement Good Chevrolet. • Buildings set back from street and surrounded by parking lots and `cut-off' from pedestrians. • Limited access and visibility to public space along estuary. • Shops are set back and completely auto-oriented, reducing walkability. pedestrian safety. • Existing- uses could be located in new buildings. yr V:: i~1•«u~~•° ''r: r ~ ~ 14`I . nr r ~ f ~, ~Y. r. ;:.«~ i ,~ri;~~y5 :.psi. ~,r. ~.k;• - - ~:'c,~`": .,,. ~= _ _ ~ -~ ~~ ... .. . ... ,.,. < . - :r.. - :. .y..... . .,;. i ',,,. . ... .. 7: - - - •. ,.. • ... ~.~ }. f ~ ...... ti ..... .. .• ,•. .: •• e . ,. ~r•• - . -j~. .. ,• , . ..-. • ., •..•...• `) i l ~ S• ~1?'"+ ~ 1r. ;_~., ST,!C;.. ,f~ _ I .~;rY•~•~.:. _J`, ~, ~1 Jr;J -r:.~ ~,•1(~:C S',.~~,• •~~~_r.~;, 1,. !'~^!a.'. 5: ~, ,.y.li'. .. (ry, .w ~•~ sr: A.. Y 4•'~ ..I~r ,~ -!II r~' y~ }~ ~lyM 'r_~'~ _ _ • I rY.,4C r1. L~,~,~ti- k y r ~~~ ~'~~~. .. a.-J.R.. ~MRt 1 ~ .~Mr;'1~ ~a• ,r~ ~,yir, ++ ~yfe T 'w'Y r 1. •.Y •' .~ r ~T '! n 1 4l.l fli~l... ~"1: i , • ~r~ ~~'~~'',k '"\. `~~.~. It r t -~~l • * y~,,k~. !. i:~ n'.~~ •)•a .w ' •1••" ~r'~.~ ~t F'w+r 1'~'~,~... ~ .. 1S'~ .~ -1~ ~,• :d•r'' ~~+' ~~ •! ',y, ~~~ ~„r~ :~'~ •:\r~'w. +r~ -. •~•i.: ~ 'f~ '~S`~.: ~_.r' ~y~~.~' ,~ ;~. ~( ••y l1 ^- 1, . ~~~~ -~~•; S, , _ ~'~' ~} .k ., V•' 1 • j~ ~ y''` s =~..F''~• •:,~.. i`ts' i4r' s~. y r. ~+ •L .r~ ."'~`"h-•• rte- t~ I. ,F~'' , ,. ~ ~ ~ 1 - _A~~ `~' `fir ..'r, , f~ ~ w~•. r ~ y~•'.IIY~~ ~ •rl. `N~.~ ~ . - ~_'. L_ ~.!~ , ~. .S . 4 . }1 . ALT r.• ~ i., ~~ K t. ~~' r ~:s.~`~,, ~ +~ ~ ~ is k ~:..r^. :'~; R~'•:'f•?~ :~ ~~.i•' .y•,~ ,. ~.-'"~:i,. J r ^'}•,• T.+~r_ ~~i. ~', f• ~1• ~," _..~,•_ w~ 1! lf~b1.•!..^. w~_r':l~t_..Je•__'•, ~~ :'~i•: ,.,.ti4t~ •.~••. /`~ `' . ~ ,r.• ~_ it - , r- .1 •~ ~, -.N.-~.- .-.•_~~i-ti~_ ~r+$•~; .r.Y - ~~:~ y r.2" ~ Jy .. ). .,1" ~ ~ tT ~•~ ~ •'! 1~ .. '1i/~'°.-41-f 111: ~ il• ,~ i :•~rr - ±.,'~v - r"• •, ,; i .r" r. -. '. •~ . discussion •r: y ~ tit !•~ .M1..•~ ! •4..~r t .~: _:~: ,._ r~: .~ f. • ~~, ~. , • •~ '' ~,1 r.. •°~. „ N ~ ;;.i.Y ~, ~! ter'. ,.. ~ - ':~•~ ~~~ - '1'. `~` •- t• r Vii, ~f ~_ ~y•~ :~ • j; ~ ~, ,.~ ,•~ !•#i•'. n ~ ' r •{ r f Apr ~v4 "" ~•. r~.r ..l=..i .. •6 j' ,~ ;ms's' ~r •i ~ rf~, ~=yr' s..• 1t "•'.I~ '~ tiY i. 1 rr _I ~ . 1. r ~. - s ~ r .,tir . e ~' m:•0..." "/~, + ~ ; . r.~.~ '~"~ - .•1 •.1 ~ ~ r' I ~ ' t ;4 . 7 [ !. 1 ~, r.. ~~•l - ~~ . +. ~I'{ `~ ,,rte 1: ~ ~ J' ' ~~~~ C •rr ~i X~ t~ V• A `1~ '~. ~ ,ti' ti `.. t:` ~~' ~ .. ~. 'ti ' ~", ~ Jar ~`.. ~ .r w 1 • a.,•, ice, tit. ~~ ~~ , • • ~~ ~ .. ',~•' ~ -