HomeMy WebLinkAbout0579.093, ...
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November IS, 1993
HONORABLE CrTY COUNCIL
Palo Alto, California
4156-60 and 4164 El Camino Real, Application for Planned
Com.:nuni ty Zone C.hange
Members of the Council:
Report in Brief
This .::'eport forwards the Planning Commission and Architectural
Review Board recommendations for approval of an applicatjon for a
proposed planned community (PC) zone change for the TowrJlouse
Motel at 4156-60 and 4-Hi4 El Camino Real. The planned cornm'...mity
zone change would allow the T~dTiliouse Motel Inn to add the
property at 4156-60 £1 Camino Real to the existing PC zone and
construct 15 new motel units and related parking, circulation and
landscaping improvements. Copies of the Plarining Commission
staff reports are attached. as well as minutes of meetings. The
minutes of the October 27, 1993 Planning Commission meeting are
included in the Council packet.
Planning Commission Action
The Planning Commiesion, at its m~eting of October 27, ~993,
voted 5-0 (Carrasco not participating and Beecham absent) to
recommend City Council adoption of the negative declaration and
approval of the requested planned community zone change. Based
upon the recommendat~on of staff. the Commission added two
conditions of approval r~lated to utilities, an Encroachment
Permit and a Permit for Construction in the Public Street (6ee
the highlighted conditions 11 and 12 below). In addition, the
Commission revised Condition ~4 (see the highlightEd portion of
condition 14, below) to require the use of reclaimed 'Water i to
the extent feasible, during construction.
CMR:579:93
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ARB ActioD
On September 16, 1993, the Architectural Revie~ Board recommended
Planning Commission and City Council approval of the amendment to
the planned communit.y z.one, \lith a. condition :req.uiring that
colors and materials; including detailing of wood, columns.
ba~conie6, building walls at ...... indows, roofs. eaves, HVAC
equipment and fer:.ces. return to the Board for approval (see the
attached minutes) .
ANALYSIS
Issues regarding housing. the Gruen and Gruep. Study, COT.prehen
sive Plan consistency, 2'.oni:ng compliance, traffic and parking are
addressed in the attached p.lanni>1g Commission staff report dated
August 20, 1993. Issues regarding circulation. the trash
enclosure and laDdscaping are addressed in the Planning
Commission staff report dated October 22. 199J~
ENVIRONMENTAL ASSESSMElIT
The Environmental Assessment prepared for this project finds that
it will not result in any significant impacts. and reco~mends
adoptiC'n of a negative declaration_ A copy of the Envi-ronmental
Assessment is attached to the Planning Commission staff ~eport of
OCtOber 22. 1993.
The following findings ,~f the. plar~ned cQw,tt',unity 'Zone change are
recommended by the Planning Commission in support of the
proposal:
1. The site is so situated, and the existing uses proposed to
continue on the subject property Oire of such
characteristics, t~at the ~pplication of general districts
or comb5,ning districts wi 11 not provide for successful
redevelopment~ The restaurant propert}· is a corner lot with
a motel directly to the rec;1r _ The CU-l:-rent RM-3C zoning
could theoretically yield 2-4 unics; ho· ..... ever. access,
parking requirements and constraints of the lot's 0.27 acre
size and corner locaticn or. El Camino Real reduce the
potential for well-designed housing. The proposal ~ill not
resul t in objectionable e.nvironmental impa,:-ts r such as
parking or peak hour traffic generation_
2. The request.ed modifications will reAult. in public benefits
not otherwise attainable by application of the regulations
of general districts or combining dis~I iets. as follows:
CMR:S79:93 11{18/93
Page 2
a.
b.
The restaurant property is in need of improvemeut.
Development of the site for residential use under the
existi~g zoning would be diffic~lt due to its
configuration and small size. Mergin3 the parcel with
the adjacent motel site removes many of these
const.raints because pote:ntial land use conflicts are
eliminated and th~ new building could be located
adj3cent to the existing motel, i.e., nQ setback would
be required between the buildings.
The restaurant property and mot.el property l,/".1Qu!d be
me=ged and the Multiple Family Reside~tial
Comprehensive Plan land use designation would be
retained on the entire site. If the motel use ceasas
to exist, the resulting site wou!d be of sufficient
size for a viable hou~ing project on the merged
parcels.
c. The 14 additional mote:l.. roolT'.s ",'ould generate addi tional
revenue for the City'S General Fund. "':'he estimated
annual increase in the ~ran5ient occupancy tax is
approximattly $19,000.
d. Closing the existing driveway on the restaurant
property would improve traffic flow and safety on El
Camino Real and the site, by directing all traffic onto
Maybell Avenue. a street which has significantly less
traffic than El Camino Real.
3. The modifications permitted hy tid9 amendment are in
conformance with the Multiple-Family Residential designation
of the Palo A1 to Comprehensive Plan Land Use Element.
rot-naTIONS
The following conditions of the planned corr,munity zone chancre are
recommended by the Pla~~ing Commission in support of the -
proposal:
Prior to Submissio!'i of Buildina P.;rmit .Application
1. Details of the site development plans including colors and
materials l i.e. I detailing of wood, columns, balconies l
building walls at windows I roof and eaves l1vAC equipment and
fences; screening of all utilities, meters and backflow
preventors~l and the revisions required by these conditions
: This is a staff recommended revision inserted following
the Pl~~ing Corrmiesion meeting based upon recent feedba~k from
the Archit€ctural Review Board and citi2ens regardi~g the need
CMR:579,93 11/1B/93
Page 3
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2.
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shall be submitted for approval by the Architectural Review
Board.
A final landscape plan shiill1 be submitted for approval by
the Utility Energy Services Division~ Planning Division,
Public Works Department and Architectural Reyie~ Board.
Street trees~ ground cover and irrigation shall be provided
along El Camino Real and Maybell Avenue frontages within the
sidewalk planter, in a pattern to complement the existing
street trees. Driveways onco El Camino Real shall be
abarl.dcned and replaced 'With vertical curbs and gutters. The
plan shall incl~de a complete plant listing indicating
quantity, size of plants and trees and J.ocati·;.ns l type l
size. irrigation schedule and plan and fence locations. The
City Arborist ar.d Plarilling staff shall be consulted to
de~~rmine tree species, size and apecimen planting.
3. Revised plans shall be submit-ted for approval by the
Transportation Division and .rrrchi tectural Review BoaI.d
showing the existing masonry ~all, landscaping and all other
obstacles, except trees and poiesl between the driveway, El
Carnine Real, Maybell Aven~e and the new building walls,
reduced to a maximum height of three feet. measured with
respect to the driv~way grade. New sbrubs shall have a
maximum natural untrimmed growth h.;ight of tClree feet.
4. Revised plans shall be submitted for approval by the
Archicectural Review Board, showing the dumpster re10cated
adjacent to the existing building and a new trash enclosure
to screen th~ relocated dumpster. The materials and colors
of the enclosure shall match the eXisting building.
5. A final grading and drainage plan, which shows drainage
patterns from adjacent properties, shall be submitted for
approval by the Public Works Depa:'tment and Architectural
Revie ...... Board.
6. A final lighting plan, which shQWS all exterior lights
shielded and directed so as to minimize light and slare
impacts on adjacent residential properties, shall be
submitted for approval by the Architectural Review Board.
7~ Final design of the bicycle parki~g spaces shall be
9uh~itted for approval by the Transportation Division and
Architectural Revie~ Board .
....
for better cooril!L-between
City'S standard conditions.
C'MR:579:93
utilities a~d landscaping in the
,
11/18/93
Page 4
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B. Plans for a fire sprin~ler system within the new building
shall be included in the building permit applic;;tt.ion, to the
ac:.tj ai03ction of the Fire Depal.-tment.
Prior to I,suance of Building Permit
9. A tree protection plan. speci fying all measures to be taken
prior to, during and after construction to protect trees to
be retained. both on the site and in the adjacent public
right-of-way, ahall be submitted to the Planning Division.
The plan shall be prepared by a licensed arborist and shall
include a site plan showing tbe species, size and location
of all trees to be retained, both on the site and in the
adjacent public right-of-way. A letter from a licensed
arborist sr411 be submi~ted to the Planning Division, which
shall verify that the arbcrist !'las been rec.ained by the
developer. to ensure that the tree protection measures
contained in the tree protection pIau are carri~d out and
that periodic field reports .... ill be subrnitted to the
Planning Division confirming compliance wit.h the prctection
measures.
10. The owner shall obtain approval and recordation of a parcel
map merging the two existing parcels o~ the subject
property_ This a.pplicatl.on shall be initiated with t.he
Planning Department.
11. The developer shall subm:i t iJ1ipTovemeIlt plans and
specifications for all utility construction for approval by
the Utilities Division. The plans sllall sbow the proposed
alignment of water, gas and sewer mains and services within
the development and in the public rigbt-oE-way. The
developer shall be responsible for installing and upgrading
on-Bite and off-site water and sewer utilities r as
necessary, to handle anticipated peak loads and associated
utility upgrades.
12. .An El"lcroacr...ment Pe:noi t and a Permi t for Construction in the
Public Street shall be obtained from the Public Works
Deparcment r for the placement of the proposed work in the
sidewalk and curb/gutter areas, including the irrigation
lines under the sidewalk associated with the street trees.
During construction
13. The develcper shall require its contractor to ince'rporate
best management practices (8~&s) fer stormwater pollution
prevention intc all construction operati~ns, in conformance
with the Santa Clara Valley Nonpoint Source Pollution
Control Program r to the satisfaction of the Inspection
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Service5 Division on private property and the Public Works
Department on p~lic property.
14. In order to reduce dust levels during construction, e~~sed
earth surfaces shall be watered frequently. during the late
morning and at the end of the day. with frequency of
watering increasing on windy days. Reclaimed water shall be
used, to the extent feasible. Spillage resulting from
hauling operations along or across any public or private
property shall be removed immediately and paid for by the
developer. ~~st nuisances originating from the construction
operations, either inside or ou~side of the right-of-way,
shall be controlled at the developer's expense, to the
satisfaction of the Inspection Services Division on private
property and the Public Works Department on public property.
Prior to Occupancy
15. The aband''::ned drjveway onto El Camino R~al shall be removed
and replaced with standard vertical curbs, gu~ters and
sidewalks. to the satisfaction of the Public Works
Department. The street improvements shall be coordinated
with the landscaping plan requirements of Condition 2.
1£. Broken and/or cracked existing sidewalks shall be replaced
it damaged dUYing constr~ction, to the satisfact~on of the
Public Works Departmant.
17. The existing rose bush near the corner of the Maybell Avenue
driveway and the sidewalk shall be trl.mmed and maintained at
a maximum height of three feet, to the satisfaction of the
Transportation Division.
Recommendation
Staff, the Architectural Revie." Seard and the Planning Commission
recommend that the City Council find that the proposal will not
result. in anjr significant environmental impacts and approve the
attached ordinance adopting the planned commuGity zone change
subject to the findings and conditions l~sted above.
Respectfully submitted,
f!cl<.</J 5.1~ ...
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KEIDi'"ETH R. SCP.REIBER
Directcr of planning and
Community Environment
11/18/93
Page 6
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Attachment: Ordinance
Attachments to Council Members only:
Planning Commission s'Caff report of 10/22/93. IN/attachments:
1. ErA
2. Excerpt Planning Comrnis3ion mim .. tes of 8/25/93
3. Exc~rpt k~B minutes of 9/16/93
4. Pla~~ing Commission staff report of S/20/93,
w/attacr..ments:
A. Location Map
B. Excerpt ARB minutes of 8/5/93
C. Letter from Applicant, dated 8/6/93
5. Letter fralt', John and Veronika Simms, dated 8/19/53
L~tter from Barron Sq'.J.are Homecwners Association, dated
10/29/83
Plans and Attachments
cc: Planning Commission
Architectural Review Board
Carrasco &. Associates, Applicant, 120 Hamilton Aver.ue
Palo Alto, CA 94301
American National 'I'rust & Savings, Property OWner, c/o Wells
Fargo Bank, P. O. Box 63700~ San Francisco; CA 94163
Hemant Mistry. Property Owner, Mistry' Sons, 130 Woodl~af
Way, Mountain View. CA 94040
Bob Moss, President~ Barron Park Association, ~C10 Orme.
Palo Alto; CA 94306
Denny Petrosian~ President, Ventura Neighborhood
Association, 443 Ventura Ave., #2. Palo Alto, CA 94306
Forrest Greator. President, Interdale Way Neigr-..oorhood
Association, 4155 Interdale Way, Palo Alto. CA
CMR:579:93 11/18/93
Page 7
ORDINANCE NO.=--;;=~=
ORDINA.'IC'E OF THE COu'NCIL OF THE CITY OF pM,Q ALTO
AMENDINC SECTION 18.08.040 OF THE PALO ALTO
NUNICIPAL CODE (THE ZONING MAP) TO CHANGE THE
CLASSIFICATION OF PROPERTY KNOWN AS 4156-4160 EL
CAMINO REAL FROM RM(30) TO PC AND TO ADD SAm
PROPBRTY TO THE EXISTING PLANNED COMMUNITY ZONE
FOR TI'.E PROPERTY KNOWN AS 4164 EL Cl\MTNO REAL
(T:JWNHOUSE MOTEL). THEREBY A.MENDING SAID PLANNED
~ITY ZONE
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WHEREAS, the Planning Commission~ after duly notic€d public
hearing held October 27, 1993, and the Architectural Review Board.
upon consideration at its meeting of September 16, 1993~ have
reconmended that Section 18.09.040 [the Zoning Map) of the Palo
Alto Municipal Code be amended as he:::-einafter set forth; and
WHEREAS. the City Council, atter due consideration of the
reconit!'.endations, finds that the proposed amendments are in the
public interest. a.l"ld will promote the public health. safety and
welfare.
NOW j THEREFORB, the Council of the City of Palo ~to does
ORDAIN as follows:
SECTIQN 1. section 18.08.0";0 of the Pa.lo Alto Municipal
Code~ the 'Zoning Map·, is hereby amended by changing the zoning of
certain property known as 4156-60 El Camino Real, {the ·re8taurant
~roper'ty·) from 'RM{30} Mediwn Density Multiple Family Residence"
to ·PC Planned Community', and adding the restaurant property to
the Planned Community Zone for property known as 4164 81 Camino
Real (the Townhouse Motel, hereinafter referred to as the "motel
propercy'). established by the City Couficil pursuant to Ordinance
No. 3041, adopted February 27. 197e~ thereby const..ituting an
amendment to said zone. The restaurant property and the motel
property~ which, Combined. will comprise the property in the
amended PlarJled Community zone {the Msubject property·), are shown
on the map labeled Exhibit "A". atrached hereto and ir.corpo:rated
herein by reference. This ~e2oning and ~end~eot to the existing
Planned Community zone will allow construction and operation of ~S
new motel units and related parking. circulation and landscaping
improvements _
SBCTION 2. The City Counc.il hereby finds with respect to
the subject property that:
(a.) The site is 80 situated; and the existing uses
proposed to continue on the subject property aTe of
such characteristics that the application of
general districts or combining districts will not
provide for successful redevelopment. The
restaurant property is a corner lot with a motel
directly to the rear. The currE:nt RM-30 zoning
could theoretically yield 2~4 units; however.
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acceS9~ parking req~irements and constraints of the
lot's .27 acre size and corner location on El
Camino reduce the potential for ","ell-desigr.ed
housing. The proposal will Dot result in
objectionable enviror~ental impacts, such as park
ing or peak hour traf!ic generation.
(b) The requested modifications will result in public
benefits not otherwise a~tainable by application of
the regulations of general districts or co~~ining
districts. as follows!
(i) The restaurant properLy is in need of
improvement. Development of the sit~ tor
residential use under the existing zoning
wou~d be difficult due to its configuration
and small size. Merging the parcel 'Irlirh
the adjacent motel property removes many of
these constraints because potential land
use conflicts are eliminated and the new
building could be located adjacent to the
existing motel, whereby no setback would be
required between the buildings.
(ii} The resCaurant property and the motel
property would be merged and the MUltiple
Family Residential Comprehensive Plao land
use designation would be retained on the
entire site. If the motel use ceases to
exist, the resulting si~€ would be of
sufficient size for a viable housing
project.
(iii) The 14 additional mot.el roorr.s
generate additional revenue for the
General Fund. The esti!!'.ated
increase in the transient occupancy
approximately $19,000.
would
City's·
an..~ual
tax is
(iv) Closing the existing drive-.:ay on the
restaurant property wculd improv~ traffic
flow and safety on 81 Camino Real and the
site by directing all traffic onto Maybell
Avenue, a street which has signifi cantly
less traffic than El C~~no Real.
(cl The modifications permitted by this amendment are
in conformance with the MUltiple-Fa~ily Residential
designarion of the Palo Alto Comprehensive Plan
Land Use Element.
S£CTIQ~ 3. Pursuant to section 18.68.120 of the Palo
Alto Municipal Code~ the City Council hereby approves the amend~ent
of the Development Plan approved by Ordinance No. 3041~ by approval
of those certain plans, ent i tled -Expansion of TO'llollhouse Motel",
2
prepared by carrasco & Associates, approved by the Architectural
Review Board on Sept~ber 16, 1393. A copy of said plans is on
file in the office of the Zoning Administ.rator, and reference is
he~eby made to said plans concerning the full particulars thereof.
S~id amendment to the Development Plan is approved subject to the
fOl1o~ing conditions:
(a) Permitted USf'S. 'rhe use shall be limited to a mocel
and accessory us'!.s in<:idental thereto. including a t.ot.?l of 37
motel unicB, with a proprietor's apartment, office and 34 parking
spaces.
(bl
permitted.
Ie)
developr,1P-Il.t
Development
ordinance..
Conditignal Uses. No conditional uses shall be
Site Develgpmenl'" Regulations. All improvexnents and
shall be substantially in accordance with the approved
Plan~ as tnodified by the plans approved by this
(dl ~i:lg and Loading Requirementli._ The pa.rking and
loading requirements governing the subject property shall be in
acoo:!ordance with the De.vel~nt Plan, as may be further modified by
the Spe~ial Requirement6.
{e} Special Reguireme~.
(i)
{ii)
(ii i)
em 1 12 a.:: oo:."lJ192
Details of the site develo~~nt plans
including colors and materials (i_e_~
detailing of wood, columns, balconies,
building walls at windows, roof and eaves,
HVAC equipment and fences; and screening of
all utilities, meters and backflow
preventorsl and the revisions required by
thes-s conditions shall be submitted fer
a.proval to the Architectural Review Board
prior to submittal of application for a
building permi t.
Prior to submittal of application for a
building perndt, revised plans shall be
submitted for revi~w and approval by the
Archi tectural Review Board shewing the
existing masonry wall, landscaping and all
other obstacles, except trees and poles,
between the driveway~ El Camino Real r
Maybell Avenue and the new building walls j
reduced to a maximum height of three feet,
measured with respect to the driv~way
grade. New shrubs shall have a maximum
natural unt-ri.rmled growth height of three
feet.
Prior to submittal cf application tor a
bui Iding permit. revised plans sr...all be
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9) 1112 I..: 00307'9:Z
submitted for approval by the Architectura:'
R~view Board showir!g the dumpster relocate,,'
to a. location adjacent to the existiny
building and a new trash enclosure to
screen the relocated dumpster. The
materials and colors of the enclosure shall
match the existing building.
(iv) Prior to submitting application for a
building permit.~ a final landscape plan
shall be sWbmitted for review and approval
by the Utility Energy Services Division,
the Planning Division~ the Public Works
Department and the Architectural Reviev
Beard. Street trees, ground cover and
irrigation shall be provided along th~ El
C'aIr.ino Real and Maybell Avenu.e frontages
within the sidewalk planter in a pattern to
match the existing street trees. The plan
shall include a complete plant listing
indicating q'J.antity. size of plants and
trees and locations, t}1Pe. size. irrigation
schedule and plan, and fence locations.
The City Arborist and Plan."'1ing Division
staff shall be consulted to determine tree
species, size and spec~nen planting.
IV) Prior to submitting application for a
building permit, a final grading and
drainage plan, which shows drainage
patterns from adjacent properties, shall be
submitted for review and approval by the
Public Works Department and the
Architectural Review Board.
(vi) .Prior to submittal of application for a
building pe:rmit~ a final lighting plan,
which shows all exterior 1 ights sr'oielded
and directed so as to miniInize light and
glare Lmpacts on adjacent residential prop
erties shall be submitted for approval by
the Architectural Review Board.
(vii) Prior to submittal of applicati.on for a
building permit, final design and approval
of the bicycle parking spaces shall be
submitted for approval by the
Transportation Division and the
Architectural Revie1M' Board.
(viii) Plans for an automatic fire sprinkler
system in the new building shall be submit·
ted for approval by the Fire Department as
part of the applicat.ian for a building
permit.
4
fix)
(x)
lxil
(xii)
9'311121ac 003Il1'92
Prior to the issuance of a building permjt,
a tree prot~ction plan, specifying all
measures to be taken prior to, during and
after construction to protect the trees to
be retained, both on the sit.e and in tbe
adjacent public right-ot-way, sr4l1 be
submitted to the Planning Division. The
plan shall be prepared by a licensed
Arborist and shall include a site plan
showing t~e specieB~ 3ize and location of
all trees to be retained, both on the site
and in the acjacent public right-of-way.
Also pl-ior to issuance of a building
permit; a letter from a licensed Arborist
shall be submitted to the Planning
Division, which shall verify that the
Arborist has been retained by the developer
to ensure that the tree protection measures
contained in the tree protection plan are
carried out and that periodic field reports
will be subadtted to the Planning rivision
confirming compliance with the tree
protection measures.
Prior to issuance of a building permit~
the owner shall file an application with
the Planning Division and obtain approval
and recordation of a parcel map merging the
two existing parcels of the subj ect
property.
Prior to issuance of a building permit, the
developer sha] 1 submi t improvement plans
and epecifications for all utility
construction for approval by the Utilities
Division. The plans shall show the
proposed aligl~ent of water, gas and sewer
mains a.."1d services wi thin the development
and in the public right-ot-way. The
developer shall be responsible for
installing and upgrading on-site and off
eite water and sewer utilities aB necessary
to handle anticipated peak loads and
associated utility upgrades_
Prior to issuance of a building permit~ an
Encroachment Permit and a Permit for
Construction in th~ Public St:r-eet shall be
obtained from the Public Works Department
for the placement at the proposed work in
the sidewalk and curb/gutter areas,
including the irrigation lines under the
sidewalk associated with the street trees.
5
9311 t21ec: 00'J0792
{xiii} The developer shall require its contra,-::tor
to incorporate best management prac:t ices
(BMP's) for storrrtW'ater pollut ion prevention
into all cODst.r,Jction operationl3, in
conformance with the Sa.. .. t-a Clara Valley
Nonpoint Source Pollution Control program.
The Inspection Services Departml;nt shall
dete:nnine BMF's with respect to the
developer' 5 construct.ion activities on
private property; and thl; Public Works
Department shall determine BMP's with
respect to the developer' iii construction
activities on public property.
{xiv) In order to reduce dust levels during
construction, exposed earth surfa~e8 shall
be watered frequently, during the late
morning and at the end of the day, witlI
frequency of w3t~ring increasing on windy
days. Reclaimed water shall be used, to
the extent feasible. Spillage resulting
from hauling operations along or across any
public or private property shall be removed
immediately at the expense of the
developer. Dust nuisances .originating from
the construction operations, either inside
or outside of the right -of-way shall be
controlled at the developer'S expense, The
Inspection Services Division shall monitor
the developar;s dust control operations
with respect to work on private property;
and the PUblic Works Department shall
monitor the de""eloper's duet co~trol
operations with respect to work on publir.
property.
(xv) Prior to occupancy, the abandoned driveway
onto Ei Camino Real shall be re.-noved and
replaced with standard curbs, gutters and
sidewalks, to the satisfaction of the
Public Works Department. The street
improvements shall be coordinated with the
landscaping plan requirements of
subparagraph (ii).
(xvi) Prior to occupancy, broken and/or cracked
existing sidewalks shall be replaced if
damaged during construction. Such work
shall be done to the satisfaction of the
Public Works Department.
(xvii) The existing rose bush near the corner of
the Maybell Avenue driveway and the side
walk shall be trimmed and maintained, to
the satisfaction of the Public Works
6
Department, at a maximurrt height of three
teet.
(f) l2§ye1onment Schedule. Construction
improvements approved by the modified Development Plan
completed within 16 months after the effective date
ordinance.
of all
shall be
of this
SECTION 4. The Council find that this project will Dot
have a significant environmental effect.
SECTION 5. This ordinance shall be effective on the
thirty-first day after the date of its adoption.
INTRODUCED,
AYES:
NOES:
ABSTENTIONS:
ABSENT:
ATTEST:
City Clerk
APPROVED AS TO FDRM:
Senior Asst. City Attorney
7
APPROVED:
Mayor
Ci ty Ma~3.ger
Director of Planning and
Community Environment
EXHIBIT A
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