HomeMy WebLinkAboutPM 2003-20 - Conditions of Approval - 1/12/2006 FINAL PARCEL MAP CHECKLIST
City of ' PARCEL MAP NO. 2003 - 20/UCM
IlLlmCd-%\■�1II�
rn��:: gyp` A PLANNED DEVELOPMENT
iacc�srt�r� : iv/oa/03 Planninq & Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
January 6, 2004 Please reply to:
Paul Bernal
(559) 621-8073
Precision Civil Engineering, Inc
7555 North Del Mar, Suite 104
Fresno, California 93711
Dear Applicant: .
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2003-20
PROPOSING A NINE (9) LOT PARCEL MAP FOR PROPERTY LOCATED ON THE
NORTHEAST CORNER OF NORTH BLACKSTONE AND EAST NEES AVENUES.
The City of Fresno Planning Division has completed its review of the subject map. Pursuant to
Fresno Municipal Code'FMC Section 12-1205(c), this letter is written to advise that the Conditions of
Approval dated December 30, 2003, are as noted on the attached document.
If you have any questions regarding the conditions you must.notify either Louis Rocha or Paul Bernal
at 62178073 no later than January 12, 2004, to.request a review of the conditions. Otherwise, the
stipulated conditions of approval are in effect as of that date. No further notice will be sent.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Development Department. Appeal must include the appellant's
interest in/or relationship to the subject property, the decision or action appealed, and specific
reasons why the appellant believes the decision or action appealed from should not be upheld
Appeals must be submitted to the Director of the Development Department prior to 5 p.m. on.January
21, 2004.
EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years
from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map may
not be filed without first processing a new Tentative Parcel Map.
Modification of a Tentative Parcel Map after approval or conditional approval does not extend the two
year time limit.
Precision Civil Engineering
TPM-2003-20
January 6, 2004
Page 2
EXTENSION: The divider may request an extension of the tentative map expiration date by filing a
written application together with the fee set forth in the Master Fee Schedule at the time of the
request with the Director of the Development Department at least thirty days before the expiration
date of the map. The applicant must state the reasons for the requesting the extension. New
conditions may be imposed if an extension is granted.
An extension may not exceed an aggregate of five years.
If you wish additional information, please contact the City of Fresno Development Department,
Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, 621-8277. Your
inquiry should be directed to either Mr. Louis Rocha (engineering or improvements issues) or Paul
Bernal (planning or zoning issues). ti
Sincerely,
PLANNING DIVISION
Paul Bernal
Planner II
Current Planning
a
City of
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: January 2, 2004
TO: NICK YOVINO, Director
Planning and Development Departm t
THROUGH: GILBERT J. HARO, Planning Ma ag
Planning Division
FROM: ' PAUL BERNAL, Planner I�
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL
MAP NO. 2003-20, LOCATED ON THE NORTHEAST CORNER OF NORTH
BLACKSTONE AND EAST NEES AVENUES.
(APN: 402-020-37)
BACKGROUND
Vesting Tentative Parcel Map No. 2003-20, filed by Precision Civil Engineering on September 8, 2003
and accepted o``r,,October$32003, proposes the creation of a 9-parcel commercial planned
development subdiv cion for 8.6 `acres of C-6 (Heavy Strip Commercial District) zone property located
on the northeast corner of North Blackstone and East Nees Avenues. Approval of a tentative parcel
map is subject to the Planning and Development Director finding that the map is consistent with the
officially adopted plans and policies of the City of Fresno. The 2025 Fresno General Plan and
Woodward Park Community Plan designate the subject site for general-heavy commercial land uses.
Pursuant to Table 2 "Planned Land Use and Zone District Consistency Matrix" of the 2025 Fresno
General Plan, general-heavy commercial land uses are consistent with the C-4, C-5, C-6, C-R, S-L
and P zone districts. The proposed parcel map is to help facilitate the development of a commercial
planned development. Pursuant to Section 12.407.5 Modification of Property Development Standards
of the Fresno Municipal Code, in order to accommodate subdivision of office, commercial, or industrial
zoned property which is to be developed,as a unified project, the Director may modify property
development standards relating to lot area, lot dimensions, and for parcels that do not abut a public
street right-of-way providing that the development be labeled as a "Planned Development" and that a
unified site plan or unified conditional use permit entitlement be filed for the development of the site.
Conditional Use Permit No. C-03-259 contains the unified site plan which reflects the,property lines for
the entire 8.6 acres of property as proposed for Parcel Map 2003-20. Staff has reviewed the
proposed design and improvement's of Vesting Tentative Parcel Map No. 2003-20 and has
determined that the map is consistent with adopted plans and policies as described below.
REQUIRED FINDINGS
California Environmental Quality Act-(CEQA) - The California Environmental Quality Act (Public
Resources Code Section 21000 et seq.) and the State EIR Guidelines, requires that a public agency
prepare an initial environmental study for each project. If a public agency finds that there is no
substantial evidence in the record that a project may have an significant effect on the environment, a
Finding of Conformity of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR
10130) will be prepared.
�i
NICK YOVINO
Vesting Tentative Parcel Map No. 2003-20
Page 2
December 30, 2003
A Finding of Conformity of the 2025 Fresno General Plan Master Environmental Impact Report (MSIR
10130) was made and Environmental Assessment No. TPM 2003-20 was completed for this project
on October 27, 2003; and, filed with the Fresno City Clerk.on October 28, 2003.
STATE SUBDIVISION MAP ACT- The Subdivision Map Act (California Government Code Section
66410 et. seq:) requires that a proposed parcel map not be approved unless the map, together with its
design and improvement, is found to be consistent with the General Plan and any applicable,specific
plan (Finding No. 1 below). State law further provides that the proposed parcel map be denied
approval if any one of the Finding Nos. 2-5, below, is made in the negative.
1. The proposed parcel map, together with its design and improvements is consistent with the
City's 2025 General Plan and Woodward Park Community Plan which designates the site for
General-Heavy Commercial type land uses.
2. The site is physically suitable for the proposed type and density of development because of the
flat terrain of the site and adequate access and drainage on and off the site.
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat,
because of the urbanized nature of the area in which the site is located.
4. The proposed parcel map design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with City health and safety standards.
5. The proposed parcel map design will not conflict with public easements within or through the
site because conditions of approval will assure noninterference with any existing or proposed
public easements.
Staff, based on its own analysis, has determined that the parcel map, subject to the recommended.
conditions of approval, otherwise complies with.the design and property development standards of the
Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel map.
DIRECTOR DETERMINATION
1. Based upon the above analysis, the Planning and Development Director finds that Tentative
Parcel Map No. 2003-20 is consistent with the applicable plans and policies of the City of
Fresno.
2. The Planning and Development Director hereby grants approval of Parcel Map No. 2003-20
dated October 3, 2003, subject to the conditions of approval dated December 30, 2003, and to
become effective on January 2004.
ick Yovino, Director
r �Y
-City of
1lMM1ft1lMML%- Planning and Development Department
rnlc=:: ,..- -
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559)621-8277 FAX (559)498-1012
December 30, 2003
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP NO. 2003-20
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1),the imposition of fees,
dedications, reservations or exactions for this project are subject to protest by the project
applicant at the time of approval or conditional approval of the development or within 90 days
after the date of the imposition of the fees, dedications, reservations or exactions imposed
on the development project.
The City of Fresno Development Department has completed a review of the subject tentative parcel
map in accordance with the State Subdivision Map Act and the Fresno Municipal Code.
The conditions of approval for Tentative Parcel Map No. 2003-20 are as follows:
I. Legal Status of Site to be Subdivided
A. The parcel map site, was legally created.
ll. Zoning
A. Proposed parcels must be consistent with approved C-6/UGM/cz, (General Heavy
Commercial/Urban Growth Management/conditions of zoning) zone district for the
parcel map site in terms of lot width, depth, height, and area. All parcels being
created provide access to a public street.
B. Rezone Application No. R-6355 rezoned the property and established conditions of
zoning for street improvements which have been fulfilled. However one condition of
zoning shall still be required as described below:
1. Property development standards of the C-3, the Regional Shopping Center
District, shall apply.
0
1�
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 2
December 30, 2003
III. Plan Consistency
A. The 2025 Fresno General Plan and the Woodward Park Community Plan designates
the parcel map for development with General-Heavy Commercial land uses. The
Zoning District Consistency Table of the Fresno Municipal Code identifies general-
heavy commercial land uses as consistent with the C-6 zone district.
IV. Modifications to Property Development Standards
A. Proposed parcels must be consistent with approved C-6/UGM/cz, (Heavy
Commercial/Urban Growth Management/conditions of zoning) zone district for the
parcel map site in terms of lot width, depth, height, and area subject to approval of a
special permit for a planned development project. All parcels must provided access
to a public street right-of-way under a planned development special permit.
B. Secure approval of Conditional User Permit No. C-03-259 authorizing the creation of
an commercial planned development on the parcel map site to reflect the proposed
parcel lines and modifications.
C. Submit draft copies of Covenants, Conditions and Restrictions/Owners Association
documents (CC & R's) for review and approval. Final, executed and notarized
documents are to be recorded with the parcel map. CC & R's shall conform with the
provisions of Section 12-1026 FMC and address ingress, egress, sewer and water
service, maintenance, and access, fire protection, solid waste service, storm
drainage, parking and landscaping as follows:
• Cross Access for ingrees/egrees
• Cross Drainage as indicated per Flood Control District's Memo
• Covenant for Shared Parking
• Covenant to maintain water, sewer and all other utilities
• Covenant for fire protection underground water supplies and Covenant for
access to buildings
• Covenant to maintain all landscaping within the limits of the map
• Covenant for shared solid waste facilities
• Provide Covenant Agreement for access to land locked parcels
• Provide Covenant Agreement for maintenance of fire suppression water
system.
D. The placement of a parcel line in close proximity to any existing and/or proposed
structures requires the structures be found in compliance with the fire resistive.
standards of the Uniformed Building Code, Chapter 5. In the event the structures do
not comply they must be modified so as to meet the requirement.
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 3
December 30, 2003
The proposed structure(s) on the site may be affected due to the location of the
proposed parcel line. Compliance with the prevailing Uniform Building Code as it
relates to the exterior wall protection, allowable area etc. (as applicable to new parcel
line locations) must be demonstrated prior to final map submittal. Contact Planning
and Development Department, Building and Safety Services at 621-8200.
V. Subdivision Map Act Requirement
A. Concurrent with the filing of a final map and when the provisions of Section 66436 of
the Subdivision Map Act apply,the subdivider is responsible to send, by certified mail,
a sketch of the proposed final map, together with a copy of SMA Section
66436(a)(3)(A), to any public entity or public utility which has previously acquired a
right-of-way or easement.
B. Comply with the provisions of the State of California Government Code Sections
66410 - 66499.58 (the Subdivision Map Act) and the City of Fresno Municipal Code
Chapter 12, Article 10 (Subdivision of Real Property).
VI. On-Site Requirements
A. The subdivider may either construct the required off-site improvements prior to the
approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security
prior to the approval of the final parcel map.
B. All off-site and public improvements shall be constructed in accordance with the
Public Works Department Standards, Specifications and Policies. Engineered
construction plans and estimates for all or part of the required work shall be required
prior to the issuance of Street Work Permits unless otherwise determined by the City
Engineer. The cost for such plan preparation, review and construction inspection
shall be at the subdivider's expense.
C. Any existing utilities, including but not limited to, street lights, traffic signals, fire
hydrants, poles (power, telephone, cable, etc), fire hydrants which must be relocated
or removed in conjunction with the construction of these off-site improvement
requirements, shall be the responsibility and at the expense of the subdivider.
D. All existing overhead utilities, including but not limited to, electrical systems,
communication systems and street lighting systems shall be placed underground in
accordance with the provisions of Section 12-1011 of the Fresno Municipal Code and.
the policies of the Public Works Department.
E. When street/safety lighting installations are required, street lighting plans shall be
submitted for review and approval by the Traffic Engineer prior to the issuance of
permits for the work. Services to street lighting installations shall be separated from
the electrical service(s) serving the development. The type, location and service for
z:
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 4
December 30, 2003
street lighting installations shall be as determined by the Traffic Engineer. Street
lighting installations shall be dedicated to the City upon completion and acceptance
of the installations.
F. On-site Sewer and/or Water System(s). All on-site sewer and water systems shall be
"private". In the event the subdivider proposes to construct "public" on-site sewer
and/or water systems facilities, written approval by the Public Utilities Department
shall be required and provided with the submittal of the initial final parcel map. Such
facilities shall placed in a dedicated easement and shall be included as public
improvement requirements for the parcel map. Unless otherwise determined by the
Public Utilities Director, a covenant shall be required which provides that the property
owners shall be responsible for the restoration, replacement and expense of any
private surface improvements removed or damaged during the course of maintaining
such public facilities by the City or its agents.
G. Sidewalks (including wheelchair ramp landings) and driveway approaches, for
undeveloped parcels of this parcel map, shall be required as a condition of site
development.
Those items identified with an asterisk (*) refer to obligations of the applicant for
development of parcels with net acreage of 4 to 10 acres. The Public Works Director
has determined that completion of such designated improvements may be deferred
until time of development or further division of the parcel(s) upon written request by
the applicant. The request must specifically acknowledge the applicant's waiver of
any rights provided by Section 65961 of the California Government Code.
H. Fresno Metropolitan Flood Control District requirements:
Comply with the Fresno Metropolitan Flood Control District's memorandum, dated
October 17, 2003.
I. Easements: Identify the location, type, size, and record information of easements on
and through the site must be shown on the final map.
If P.G. &E. has an existing pole line that serves the property and the existing pole line
crosses proposed property lines and is not covered by an existing easement, it is the
property owner's responsibility to provide adequate rights-of-way to P.G. & E. If P.G.
& E's. assistance is required to determine whether an easement will be required
contact Scott Combs, Senior Land Technician, Fresno Land Rights Office, at
263-7375.
J. Unless otherwise noted, all covenants or agreements will be prepared upon receipt
of the fee indicated below. Covenants must be approved by the City Attorney's Office
prior to issuance of building permits.
i'
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 5
December 30, 2003
Telephone, cable, and other public utilities which propose above-ground facilities
determined by the Planning and Development Director to be oversized shall be
located in an additional easement area outside of the landscape strips required along
major streets.
K. Fire Department
A covenant agreement shall be provided for cross access on properties and for
maintenance of the fire service lines which serve the fire hydrants and fire sprinkler
systems and emergency access on the parcels.
L. Parks Recreation & Community Services Department
Parks Recreation and Community Services Department will issue all conditions at the
time of site plan review.
VII. Off-Site Improvement Requirements:
Sanitary Sewer
A. In compliance with the Woodward Park Community Plan Verification and Monitoring
Procedure for Sanitary Sewer Service, it has been demonstrated and determined that
sanitary sewer service is available to this project in the Herndon/Cornelia Trunk
Sewer. The average daily additional sanitary sewer flow contribution resulting from
this project has been estimated at 14,714 gallons per day.
❑ Sanitary Sewer facilities are currently or would be available to provide sanitary sewer
service to the site subject to the following requirements:
• Separate sewer house branches are required for each lot.
• Sewer Connection Charges are due and shall be paid for the Project.
• All public sewer facilities shall be constructed in accordance with City of
Fresno standards, specifications, and policies.
• Nor extensions required.
• If parcels are proposed to be served by a private onsite sewer system, C C &
R's and reciprocal access and maintenance easements must be provided. In
addition, an engineered onsite utility plan showing the proposed outfall to the
public sewer system must be submitted to the City for review and approval.
B. Water Service
In compliance with the Woodward Park Community Plan Verification and Monitoring
Procedure for Water Service, it has been determined that an adequate source of
potable water is available to meet City, State, and Federal standards during periods
of peak flow in the City water system serving the Woodward Park Community Plan
Area for this project including existing demand and all other approved development.
.ti
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 6
December 30, 2003
The additional projected peak water demand resulting from this project has been
estimated at 106 gallons per minute.
Mitigation Measures for Water Service
Any existing agricultural wells within the boundaries of the proposed development
shall be sealed and abandoned'in compliance with California Well Standards, Bulletin
74-90 or current revisions, issued by California Department of Water Resources, and
City of Fresno standards.
❑ Water facilities are currently or would be available to provide water service to the site
subject to the following requirements.
• Separate water services shall be provided to each lot created.
• Payment for installation of water service(s) and/or meter(s) is required.
• Payment for installation of public fire hydrant(s) is required.
• Water Connection Charges are due and shall be paid for the Project.
• All public water facilities shall be constructed in accordance with City of
Fresno standards, specifications, and policies.
• No extensions required.
• If parcels are proposed to be served by a private onsite water system, C C &
R's and reciprocal access and maintenance easements must be provided.
❑ All work and engineered plans for public improvements shall conform to the 2002
Edition of the City of Fresno Standard Specifications and Drawings (City Council
Resolution No. 70-36 and Resolution No. 84-361) and any amendments thereto,
herein after referred to as the "Public Works Standards".
Special Conditions
❑ Woodward Park Community Plan Findings for the availability of water service is
required for this project. Comply with conditions.
❑ Upon connection of this Project to the City Sewer System the owner shall be subject
to payment of Sewer Facility charges per Fresno Municipal Code Section 9-505.1 and
9-505.2. Sewer Facility Charges consist of two components, a Wastewater Facilities
Sewer Charge and Trunk Sewer Charge where applicable. Sewer Facility Charges
are collected after occupancy on a bi-monthly basis over time based metered (water
or sewer effluent) usage. The developer may contact the Department of Public
Utilities (559) 621-8554 to receive an estimated cost of the Sewer Facility
Charges applicable to the project (based on constant sewer discharge and
loading (Biochemical Oxygen Demand) [BOD] and Total Suspended Solids
[TSS] levels anticipated) at the current rates in the effect, at that time, per
Fresno's Master Fee Resolution. The developer shall provide data regarding
estimated sewer discharge rates [flow] and loading [BOD/TSS levels] required
for calculating the estimated charges.
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 7
December 30, 2003
Code Requirements
The Fresno Municipal code (FMC) requires that a separate sewer house branch shall be
provided for each proposed parcel (or secured under an agreement). Proposed parcels
without public streets access must be provided with C.C.&Rs and private cross-lot utility
easements to guarantee maintenance and repair access to utility pipelines and services
and/or private sewer lift stations.
C. Street Improvements:
General Conditions:
• All required signing and striping shall be done and paid for by the
developer/owner. The signing and striping plans shall be done per the current
CalTrans standards and shall be submitted as a part of the street construction
plans for this tentative map to the Public Works Department for review and
approval. Repair or replace any existing offsite improvements to Public Works
Standards.
• Repair or replace any existing damaged off-site concrete improvements to
Public Works Standards.
• Additional off-site concrete improvement requirements will be required at time
of site plan review.
Frontage Improvement Requirements:
Major Streets:
East Nees Avenue:
1. Concrete curb, gutter sidewalk, and permanent A.C. paving exist and are to
Public Works Standards.
North Blackstone Avenue:
1. Install an underground street lighting system to Public Works Standard E-1.
Spacing to conform to Public Works Standards for Arterial Streets.
UGM Requirements:
This Parcel Map is within U.G.M. Major Street Zone"A", therefore, pay U.G.M. Major
Street Zone fee.
D. Fresno Irrigation District
1. FID's Forkner No. 121 pipeline traverses the subject property in an exclusive
easement recorded on August 28, 2000, as Document No. 2000-0104011,
Official Records of Fresno County.
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 8
December 30, 2003
2. FID requests that its easement on the map with proper recording information,
and that FID be made a party to signing all plans which affect its easement
and canal/pipeline facility and also be made party to signing the final map.
E. Clovis Unified School District
Prior to issuance of a building permit, school fees must be paid. Contact Clovis
Unified School District for their requirements.
F. Street Name Changes
Street Name Status Recommended Change
Nees Avenue Change East Nees Avenue
Fr_iant Avenue Change North Friant Road
G. Department of Transportation `
Caltrans comments are included in letter(s) dated October 24, 2003, and November
3, 2003.
VIII. General Public Works Requirements
A. DEDICATIONS. The subdivider shall dedicate public easements to facilitate the
construction of curbs, gutters, sidewalk, bus bays, right turn lanes, bike lanes, bike
paths, multi-purpose trail, wheelchair, ramps and public utilities in accordance with
City plans, ordinances, resolutions and policies, the Standard Specifications of the
Public Works Department within the limits of the parcel map. Additionally, a
minimum 4 foot wide clear path of travel is required along the public sidewalk on all
frontages of the property as required by Title 24 of the California Administration Code
as determined by the City Engineer. An on-site pedestrian easement and
construction of a path may be required if Title 24 provisions can not be met within the
public rights of way. All such public easements shall be identified and dedicated with
the processing and recordation of the Parcel Map or at the time of Special Permit
reviews for the proposed development of the parcels.
B. STREET IMPROVEMENTS. The subdivider shall construct curb, gutters, curb
returns and landings,wheelchair ramps, sidewalks with street tree wells and irrigation
systems (when applicable), permanent pavement, street/safety lighting, bike lanes,
bike paths, multi-purpose trail, walls and fences in accordance with City plans,
ordinances, resolutions, policies and the Standard Specifications of the Public Works
Department within the limits of the parcel map. Existing improvements that are not
to the planned alignment shall be removed and required improvements installed to
the new street alignment and grade. Existing improvements to remain in place shall
be repaired if determined to be damaged and/or off grade by the City Engineer.
Existing driveway approaches not identified for current or future utilization shall be
removed and sidewalk (when applicable), curb and gutter shall be installed to match
existing or proposed street line and grade as determined by the City Engineer.
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 9
December 30, 2003
C. SANITARY SEWER SYSTEM. The subdivider shall connect each parcel being
created to the City of Fresno's sanitary sewer system with a separate sewer house
branch unless other arrangements are approved by the City Engineer. All sanitary
sewer system improvements shall be constructed in accordance with City plans,
ordinances, resolutions, policies and the Standard Specifications of the Public Works
Department. The connection to the City's sanitary sewer system requires the
payment of all applicable sewer connection charges in accordance with the provisions
of FMC Chapter 9, Article 5 prior to the approval of the map.
D. WATER SYSTEM. The subdivider shall connect each parcel being created to the City
of Fresno's water system with a separate water service and meter unless other
arrangements are approved by the City Engineer. All water system improvements
shall be constructed in accordance with City plans, ordinances, resolutions, policies
and the Standard Specifications of the Public Works Department. The connection to
the City's system requires the payment of all applicable water connection charges in
accordance with the provisions of FMC Chapter 14, Article 1 prior to the approval of
the map.
E. STREET, SEWER AND WATER CONSTRUCTION PLANS. The subdivider shall
provide street, sewer and water construction plans for the required public
improvements as determined by the City Engineer. Such plans shall be prepared by
a registered Civil Engineer and approved by the City Engineer prior to the issuance
of Street Work permits.
IX. Development Fees
All fees noted in this section shall be due and payable to the City of Fresno prior to the
approval of the final parcel map. All fee quotations are based on current rates. Applicant
shall pay the fee in effect at the time of final map approval.
A. Metropolitan Flood Control District
Drainage Area: "CW" $0.00
B. City of Fresno Fees and Charges
PARKS DEPARTMENT: Contact for Fee.
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 10
December 30, 2003
GOVERNMENT CODE §66020(d)(1)
A protest filed pursuant to subdivision (a)shall be filed at the time of approval or conditional approval
of the development or within 90 days after the date of the imposition of the fees, dedications,
reservations, or other exactions to be imposed on a development project. Each local agency shall
provide to the project applicant a notice in writing at the time of the approval of the project or at the
time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the
amount of the fees or a description of the dedications, reservations, or other exactions, and
notification that the 90-day approval period in which the applicant may protest has begun.
Tentative Parcel Map No. 2003-20
SEWER CONNECTION CHARGES FEE RATE
1. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
2. Oversize Charge $0.05/sq. ft. (to 100' depth)
3. Trunk Sewer Charge S.T.E.P.
Service Area: Herndon
4. Wastewater Facilities Charge S.T.E.P
'Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered
Equity Program(STEP)as determined bythe Department of Public Utilities,Wastewater Division,Environmental Services Section
(559-621-5153).
5. House Branch Sewer Charge n/a
6. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
7. Service Connection Charge Fee based on service(s) and meter(s)
sizes specified by owner; fee for
service(s) and Meter(s) established by
the Master Fee Schedule.
8. Frontage Charge $6.50/lineal foot
9. Fire Hydrant Charge $1 .25/100 square feet (to 250 feet
parcel depth)
10. Transmission Grid Main Charge $560/gross acre
11. Transmission Grid Main Bond Debt
Service Charge' $243/gross acre
12. UGM Water Supply Fee $397/living unit equivalent
Service Area: 101-S
13. Well Head Treatment Fee $0
Service Area: 101-S
Conditions of Approval
Tentative Parcel Map No. 2003-20
Page 11
December 30, 2003
14. Recharge Fee $0
Service Area: 101-S
15. 1994 Bond Debt Service $895/living unit equivalent
Service Area:
DEVELOPMENT IMPACT FEE
16. Northeast Fresno Policing Area $373/gross acre
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
17. UGM Fire Station Capital Fee $742/gross acre
Service Area: 13
18. UGM Park Fee $551/gross acre
Service Area: 1
19. Major Street Charge $2,150/adj. acre
Service Area: A
20. Major Street Bridge Charge $20/adj. acre
Service Area: A
21. Traffic Signal Charge $860/adj. acre
22. UGM Grade.Separation Fee n/a
23. Trunk Sewer Charge n/a
Service Area:
24. *Street Acquisition/Construction Charge n/a
Fresno
All-America City
1 ®I City of
ILT Es 1E=—CLK IL
Zoon s®WEj®��
City Hall 559-621-8800 Public Works Department
2600 Fresno Street,Rm.4064 Jon R.Ruiz
Fresno,California 93721-3623 Director
www.fresno.gov
October 9, 2003
TO: Paul Bernal, Planner II
Development Department, Planning Division, Current Planning
THROUGH: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division, Traffic Planning*\
FROM: Gregory A. Jenness, Sr. Engineering Technician
Public Works Department, Engineering Division, Traffic Planning
SUBJECT: Tentative Parcel Map 2003-20, on the northeast corner of E. Nees Avenue and
N. Blackstone Avenue.
The Public Works, Traffic Planning Section, has completed its review of Tentative Parcel Map 2003-20,
which was submitted by Precision Civil Engineering, Inc. on behalf of River Park Properties II, the
property owner. The following requirements are to be placed on this Tentative Parcel Map as a condition
of approval by the Public Works Department.
General Conditions
• All required signs and striping shall be done and paid for by the developer/owner. The signing
and striping plans shall be done per the current Caltrans standards and shall be submitted as a part
of the construction plans for this tentative Parcel Map to the Public Works Department for review
and approval. ,
• Repair or replace any existing damaged offsite concrete improvement to Public Works Standards.
• Additional off site concrete improvement requirements will be required at time of future site plan
review.
• Is Parcel "I" an outlot?
Frontage Improvements
E. Nees Avenue:
1. Concrete curb, gutter, sidewalk, streetlights and permanent A. C. pavement, to Public Works
Standards, exist.
N. Blackstone Avenue:
1. Concrete curb, gutter, sidewalk, streetlights and permanent A. C. pavement, to Public Works
Standards, exist.
UGM Requirements:
This Parcel Map is within a U.G.M. Major Street Zone, "A". Pay UGM fees.
C:Traffic Engineering Reading file
Gregory A.Jenness,Senior Engineering Technician
Fresno
u+mmnacnr
II I I City of
z000
City Hall 559-621-8686 Public Works Department
2600 Fresno Street,Room 4019 Jon R.Ruiz,Director
Fresno,California 93721-3623
Date: October 31, 2003
TO: PAUL BERNAL, Planner II.
Planning and Development Department, Current Planning
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR TENTATIVE
PARCEL MAP 2003-20
General
The subject site is located on the northeast corner of North Blackstone Avenue and East Nees
Avenue. The subject tentative parcel map proposes to create 8 parcels on 8.6 acres. Existing
zoning is C-6.
Sanitarry sewer
A 8-inch sanitary sewer main is existing in East Nees Avenue.
No sewer main extensions are required.
The following conditions are required to provide sanitary sewer service to the proposed parcels.
1. Separate sewer house branches shall be provided to each parcel created.
2. All public sewer facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
Water service
A 14-inch water main is existing within North Blackstone and East Nees Avenues.
No water main extensions are required.
The following conditions are required to provide water service to the proposed parcels.
1. , Separate water services shall be provided to each lot created.
2. All public water facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
Code Requirements
The Fresno Municipal code (FMC) requires that a separate sewer house branch shall be provided
for each proposed parcel (or secured under an agreement). Proposed parcels without public
streets access must be provided with C.C.&Rs and private cross-lot utility easements to guarantee
maintenance and repair access to utility pipelines and services and/or private sewer lift stations.
F �. \ley ,
OFF.CEs OF
C,
1��E 1�TO
r s —
Ill �l�ORM,
TION�I�TP��ICP A
PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
October 24, 2003
Mr. Paul Bernal
City of Fresno
Planning Division
Current Planning Section
2600 Fresno-St. Third Floor
Fresno, CA 93721-3604
SUBJECT: Tentative Parcel Map No. 2003-20—FID's Forkner No. 121 Pipeline
Dear Mr. Bernal,
FID's comments and requests are as follows:
1. FID's Forkner No. 121 pipeline traverses the subject property in an exclusive easement
recorded on August 28,2000,as Document No.2000-0104011,Official Records ofFresno
County.
2. FID requests that its easement be shown on the map with proper recording information,and
that FID be made a party to signing all plans which affect its easement and canal/pipeline
facility and also be made party to signing the final map.
Thank you for submitting this for our review. Please feel free to contact me with any questions or
concerns at 233-7161 extension 341 or sadams o,fresnoirrigation.com.
Sincerely, ,
FRESNO IRRIGATION DISTRICT
Selina Adams
Engineering Assistant
File:Agencies/CityNTPM2003-20 .
BOARD OF President JACOB ANDRESEN, Vice-President EDDIE NIEDERFRANK
DIRECTORS JEFF NEELY,JEFF BOSWELL,RON DANGARAN,Ed.D. General Manager GARY SERRATO
/
G
r
/ N
p
I Z
I
I c
o
LL
1NEES
0
0
�s,Ao 1RR,G4 Arc View Quick Map 77 0 Tr 154 Feet
k Z CITY OF FRESNO .1:1853
VTPM2003-20 Map printed 10/24/2003 /VNv\
G:\Fidgis\2003\Construction\Default\front—counter.apr
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Alan Kawakami, Chief Engineering Tech.RIVER PARK PROPERTIES II
Development Services Department 8365 N. FRESNO ST., STE. 150
City of Fresno FRESNO, CA 93720
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2. 003-020 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " CW - DRAINAGE AREA CW $0.00
DATE /Q-/7 Q 3 DRAINAGE AREA - -
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee O
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. O
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable. O
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if O
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
2003-020 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
5
a
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers M4
of construction projects disturbing five or more acres, and discharges associated with industrial Ma
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction,and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre ('or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board(State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees O
in permit compliance, and complete an annual certification of compliance.
O
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, O
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking; O
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water O
Re'sources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections,train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
2003-020 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
PUBLIC WORK DEPARTMENT
TO: Paul Bernal, Planner
FROM: HILARY KIMBER, Parks Supervisor H (559.621-2924)
DATE: March 4, 2004
SUBJECT: TENTATIVE PARCEL MAP 2003-20,Northeast corner of North
Blackstone and East Nees Avenues.
The Parks, Recreation& Community Services Department has reviewed the Engineering plan
submitted for review by Precision Civil Engineering., dated 8/11/03. The following comments
are submitted based on the parcel as shown,without any existing street trees.
The following 3 paragraphs apply to Non-residential parcel maps only. The street tree and
median island requirements are deferred until the special permit process..-
1.
rocess.:1. Street trees are required in accordance with the provisions of FMC Section 12-
1206(c)(5). The number of street trees shall be determined at the rate of one tree for each
60' of street frontage as specified in FMC 11-301(c).
2. Each tree shall be provided with drip irrigation in conformance with the provisions of
FMC Sections 12-306-N-23.
3. The applicable street tree fees and/or alternative measures to satisfy the street tree
requirement are deferred to the time.of development of each parcel. Street'tree fees shall
be based on the fee rates established in the Master Fee Schedule in effect at the time
payment is due.
The following are for residential and manufacturing zones:
1. STREET TREE REQUIREMENTS: Twenty Two(22)new trees are required within the right of
way of Parcel B, C,and D on Nees Avenue.. These trees shall be Nyssa sylvatica(Black Tupelo).
Eight(8)street tree's shall be required in Parcel B on Blackstone Avenue." These shall be Platanus
acerifolia `Columbia' (Columbia Sycamore).
Street Tree Planting by Developer-The developer will plant the 30 required trees. Street tree planting
shall be completed prior to receiving approval of final occupancy on the last developed parcel. .
Street trees shall be planted in accordance with "Specifications for Developer Street Tree Planting".
Landscape plans approved by the Parks, Recreation and Community Services Department, as part of the
special permit process, shall indicate street tree planting locations and species. A street tree planting
permit for all street tree planting shall be required as part of the landscape plan approval process.
Street Tree Inspection fees for thirty street tree plantings by the subdivider shall be paid at the rate in
p
effect in the Master Fee Schedule at the time payment is due for the final parcel map. When a concurrent
application for site plan review is being processed,this fee may deferred for payment with building permit
fees as part of the site plan review(current rate is $30.00 per tree,Acct#34859,Fund#24001,Org
#179900).
2. STREET TREE IRRIGATION: The applicant shall provide drip irrigation to all street trees in
conformance with FMC 12-306-N-23 We have been asked to prepare this as instructions to the planner
for Map preparation only.
CITY OF FRESN, - ENVIRONMENTAL ASSESSMEK . J INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
IF
Pursuant to Section 21157.1 of the California Public Resources Code D Eb R FILING:
(California Environmental Quality Act) the project described below is 2003 OCT 2 e3 AN 3: 5*;
determined to be within the scope of the Master Environmental Impact
Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. CITY CLERK, FRES�10 C/
Initial Study is on file in the Planning and Development Department
City Hall, 2600 Fresno Street, Fresno, California 93721
559 621-8277
Applicant: Precision Initial Study Prepared By:
Civil Engineering Paul Bernal, City Planner II
7555 North Del Mar Avenue, Suite 104 . October 27, 2003
Fresno, CA. 93711
Environmental Assessment Number: Project Location (including APN):
Tentative Parcel Map No. 2003-20 Northeast corner of North Blackstone and East Nees
Avenues.
Project Description:
Applicant is requesting approval of Vesting Tentative Parcel Map No.2003-20, "A Planned Development',which
proposes the creation of nine(9) parcels. The parcel map site is designated for general-heavy commercial land
uses by the 2025 Fresno General Plan and the Woodward Park Community Plan. Rezone Application No. R-6355,
rezoned the property to the C-6/UGM/cz (Heavy Commercial/Urban Growth Management/conditions of zoning)
.zone district. Rezone No. R-6355 was conditioned by Council adoption of Ordinance No. 81-125 wherein the
property development standards of the C-3 zone district shall apply. The sole intent of the map is to subdivide
the property. The site has an area of 8.6 acres and is located on the northeast corner of North Blackstone and
East Nees Avenues.
The subject site has been partially been developed with a fast food restaurant, donut bakery, and a bank. To the
west of the site is a commercial building, to the south is River Park Shopping Center and to the north is vacant
property.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
As previously indicated,the recently adopted 2025 Fresno General Plan designates the subject parcel for general-
heavy commercial planned land uses. The C-6 zone district conforms to this general-heavy commercial land use
designation as indicated by the 2025 Fresno General Plan "Planned Land Use and Zone District Consistency
Matrix".
The Planning and Development Department staff has prepared an initial study and environmental checklist and
evaluated the requested tentative parcel map in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed to be subdivided into a nine (9) lot planned development project that is
permitted by the planned land use. Thus, the tentative parcel map will not facilitate an additional intensification
of uses beyond that which already exists or would be allowed by the above-noted planned land use designation.
Moreover, it is not expected that the existing and future development, per the requested parcel map,will adversely
impact existing city service systems or the traffic circulation system that serves the subject parcels. These
infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further
determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary
to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and
irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Finding of Conformity Under MEIR N" '0130
Environmental Assessment No. TPM,.. _.J3-20
Page 2
October 27, 2003
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be
determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause
significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific
project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use
designations, include impacts associated with the commercial general-heavy land use designation specified for
the subject parcel. Based on this initial study, the project does not change the land use indicated for the subject
parcels and will not generate additional significant effects not previously identified by the MEIR and no new
additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as
defined by-Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of
the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to
the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided
regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the
California Public Resources Code (CEQA provisions).
� 6�� GOz - off
Gil rt J. HaroDate
Planning Manager, City of resno
C:\PaulsFolder\PARCELMAPS\TPM-2003-20\TPM-2003-20-MEI RConformance.wpd
Attachments: Environmental Checklist/initial Study for Environmental Assessment No. TPM-2003-30
Mitigation Monitoring Checklist(MEIR No. 10130)for Environmental Assessment No.TPM-2003-30
ENVIR ;MENTAL ASSESSMENT (EA) Ch :KLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. TPM-2003-20
1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site)
1 2.1 Substantial indirect source of pollution 111.8 Availability of adequate park and recreation areas
1 2.2 Direct on-site pollution generation 1 _ 11.9 Unusually high solid waste generation
1 2.3 Generation of objectionable odors
1 2.4 Generation of dust except during construction 12.0 HAZARDS
1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of,hazardous substances'
1 12.2 Site subject to flooding
3_0 WATER 1 12.3 Adverse change in course of flow of flood waters
1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents
use 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.2 Use of large quantities of ground water
1 3.3 Wasteful use of ground water 13.0 AESTHETICS
1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions
1 13.3 Removal of street trees or other valuable vegetation
4_0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area
1 4.1 Reduction of the numbers of any unique, rare or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological
1 4.3 Premature or unnecessary conversion of prime site
agricultural land 1 14.2 Construction or activity incompatible with adjacent
historic site
5.0 ANIMAL LIFE
1 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY
endangered species 1 15.1 Use of substantial amounts of energy or fuel
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of
energy
1 6_0 HUMAN HEALTH 1 15.3 Wasteful use of energy
7.0 NOISE EXPLANATION OF RATINGS
1 7.1 Increases in existing noise levels I
1 7.2 Exposure to high noise levels "0" Insufficient Information
Insufficient information is available to determine the potential
8_0 LIGHT AND GLARE environmental effects which may result from the proposed
1 8.1 Production of glare which will adversely affect residential project in this category.
areas
1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect
The proposed project will not have an adverse environmental
9_0 LAND USE , effect in this category, or any such effect is not substantial)
1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. . This rating is also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
1 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or planned area
characteristics "2" Moderate Environmental Effect
The proposed project will have,,an adverse environmental
10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of an
magnitude to be o
1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substantial
deficiencies on existing street system enough iri itself to require the preparation of an Environmental
1 10.2 Cumulative increase in traffic on a major street for which Impact Report,and is mitigable through project changes and
capacity deficiencies are projected conditions.
1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians
1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect
1 10.5 Insufficient or poorly located parking The environmental effect identified in this category
1 10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that the
proposed project has a potentially significant adverse effect on
the environment sufficient to require the preparation of an
Environmental Impact Report.
O z°
t5
�.
C*4 LL
t5 0
I,w z
y >ca
0 'E F= F I
a s
IM
70
(� a) ca
ca
0 a) O C U 'dEL 0
n t BSa d rg °
cc co 6
�r
Q d Z X � KX Yy X .;{�erarz+.x ,.`*' '
7
LU
. U } y Of C - an) Cf C a) Cf_C
m
a) a) a)
O a p LU o c E o c E , o c E
r J LL ° ra aa) ° r � aca 2L ig a)) ° ra aa))
r O w _ y c 0 • _ y c 0 •
c c c c c c
Om cam n y y o n 2 ° c n
Z V aF- � a0 aF- CL ao CLF- a0
W oa) oa) oa)
EE E
W F— ca a) m a) m °
ZZ >o >o o •=
Z *' _ LU CL CL CL
nm C CL a) C CL a) C
J .Y J CO O N (a O co w .77 O y 6
7 U 7 U 7 U
Oa a o0 -a o0 - o0 •a
WQ V aCaca .asgc � 5 �
o
LL CD ui a) y Cl) a) = C y (A j a is Y 'O
F W C v � -o., O E N c Cc � 0 3 ° o � L ° ia
Q W �0 oxj m 'Ca) NE � � 3or v � '3 N ° aa)) E
�0,, cw c a � ° Ca a) a c0 cerin
4. � a) -0ca W a) — Ua p ° y � ¢ v o a) c a)
C C > C d V �O y 0 .3 C ca C C O y a) '- y
c O O co — p a) y 'p a) p U p y > m U ca N N > a) ._
C ca GO 'y d L "� (C ca C y a1. � 2 j 7 � O
,J Z G ° r, a> > ca LU ca E ° '� a� ca E o �n a a)
Q C � N a) «� 7 C cC (n 0 0 O p1 O y a) U) C U
a
F O ° 000 ca v coL � � a) 0 mai c 0m y E _j °
Z ++ CN L c E CL O nc CJ a7
W LL (� O 0 a) U « c 3 « P a) is O 0 c ° c O d .y rn CO O
C Ln C� n Z O . ca
�-. In 3 O .L.. y L y .L.. y E a) C L
N ++ coca- c coCoaioa' > > c > � > > a) � c � ai
Z N` C y N L LU N `p ' E L ca ° y y L cC CO =_ «a c
O G 7 O U a). _C 3 7 .0 a) C C O a)co W a) Coy •U C 'd y N
O ON a) S c a) m o as Cc m O a) Fu E
a) a) w .p as r aa)) is o o r E O U N E y ° ca
- J ° C 'O C c
` ? n a d Q y n« c O C n c`C O U C O y ca
Z — 0 U c L y L n U cA CO C y . a) ca ' >, U
W O c � a fn a m o cH c a � m e m .c a °� o ° g)� 3
Z O W N y a) 0 E c y W 0 p y W ._ n.>
WU � ° y0m ° a a) � cc°i c ca ca � c a) L m 2 r
W a) y gra) 0 a) am o ca '� E 'a c" 0 a) ° � `
U .L. .O Z L tea) 2 L_ d C U a) .o
.r- FL ap fC � �
Q ° � 3 � cpis 0 3 ms `�° y a 3 m c o CL a °� a
cv c c o '- n.. m
Vs a) � d Q a) .y. a) C p d.� a) a) ai a) d Cf a) a) is 7 a)
Y • ° y N v y ° ' ° 0 y0 0) o > i
M
Q LL
N
�*fix%' ' ; ..+,,a - a*�
Wz a =a x c
WIT
roy
Q � � � I �
"
NOR
U >" a t�+. a
Z m p C m - p C m p C m p C m
O a Wy O C E y O C E y O C E u) O C E
` } as n Y }, as n Y as n Y }• ca n
pM J LJ. OOLL m ° ra N ° r � m ° r � m ca
d. _ .. � 0 � > � 00) > � 0 > � 0.CD > rn
2 GC n•- m n•- m n•- m n•- m O
r' W cnCp } — cnCp • — yc0 } — yc0 };
O Q c c 0 n c c 0 a c c 0 n c c 0 n a.
(> > O � C5 C a) C m O co c C m O co C m m
dHd asp dHd asp dHd ca 0 dHd cap v
Z �
W o a o Qca
o a) U a
Z Z 0LLI 00 000 0 �) a
c
.�Z WW nC n .. nv � o cao
nmC nvmiCC nm C 0) � Z
cam0 ca.� a) 2. caw
s
� d 9 J 0 ( Co. 0 -0E OOo O wti
d. 0 v ' o ca • CL
= 0
G. J _ C m
W Q t a ca a o aa)i ca a aE
c — y L� >. - m '" C O m 'O C L 4'm m U O1'O �
W ° 0 ° o o Y o o C Y ° C) C ca U) Y > C a) 0
H' Z oo m 0 m o (an � 3 v o aa'5 E Q
U O C m m •- L � 'op O O a ca
Q W = ° E N -o uiv E ca mu) ` L _m 3 ° c � m N.pL ac y c
m •- � Cy
CL O C E _ ami o - is +� c c No m ani 0 y m r N m o CO ° vi� .N � U
O 0 5 E C S °' v o ON Ea y `o C 3. m C E m C (D x d y >,
> C 0) m o— a) ca (a O a) m ca m (a C
J Z y E °) m .. n as m U).Y -O Lm. CO m E 'a com C > O V y 0 U
Q (n C a) as � v 'y ca. Ln a) > 00. 0 > m m mw. y o rn
F... Oca c m o c vp ° aom v c iso � = c c
Z as ca 0 N m m C y O L U `ca n L ca a)
m L ca C •p m ca m C ca y .� m. 7 y a) � E C
W L cn C O CO (D ca y C•U ° (� n m m m O m cu L 0 L 0 > O O
� N = aso Oy > (D � 00 > a) mc >,:= >,
rny.
Z O ca n° m ca ami o ca = ca > v' rnm Orn° L .0 (aM E '= m
N 0 as .. E.Y m(D cnm b m m a c CO y CO cn . oC
> 00 � � L. C m o o >.
W °nm m E y ( gym a� U o = ° — Ov n . C ca 5 Up
> = C L N O - 0 fa '�Y — •o m 0 0 O CO 0 -5 C m 'ca
W Cl) cn 0 ? m my aCiL.>.°i m - -.r Nv.. y Ev � v
Q m $ OamiE � om � 3m (D yaOiE0 oyU Cn'MnC
r. 3 y cn U a) L Y N
C n � E co � - CM-S? c _mm o c m 0
W C L C Ica U C m y m n U �•.' O N ca n U U m a
F.. Z 3 0 o.•C a) E > C i 2 m m O c` E -0 a) m 3 0
Q O C Y 0 Co O =O C (D y m a) Cl. Y
O co O 'p ca m L j U (n .` L 3 y n - ca cm _ U L
Q y fT y n+L-• .L.. Y as >U m cn m 0 0 •tC a C m O O y
0 0 0 0 - n m m m y0 CO (D m n U 3 C C cu U
O F- m ° 3 CO v p Y L L 0 ai o 0 c c ca C m 3 m
a. HmOc can•Cm
N cam ° c .0 n°: cya t m y n c as o �) a) aa) ° _� m
M ca !F-.L. V ca O C y m .m- L a m E M `O 'y y C a) C.>O .cn as
O r O O N mCL— C y > --.cn �0 nCL - 0 aa) � ca .� 7 n rn y O
O n C rnE :. 0 0 0 0 0 ¢ 0 • o:° 3 E ' v
N 0 0 -- ca ca n m o aD 0 m +. N E y cn C m C 0 m e c
c - .O V ctl V C U C 0 'O `O p m •O y N m m n m C C C ca O 'p
G fa 75 - _ > t O °• m °•.=• ) O C E U C (D - y C fa O y -
n. n y ` L 0 'p > '� L O O 7 7 y m 0 C co m n 0 m 0 y m m CO -O
) 'co O m 0 0 - - M .-• - LL a (n O N 0 O m n E U m m O _� O :>
m CO U > > _ 0 0 O « > C N ca U O ' C n 0 ¢ y a m
Z ° '" D1 C a) L O c"a V O E a y n O O C ° N Co — C •— m •IC - c
Q m .2 ° > •MI - m - Emmcmi - 0 . Em vCin mYoEE
W v ° 2y ° ania0i ° ° :3 cc 3 '= cai >.� cao3 ¢ m
O y &"D ca O 0 n n m 0 as >.. O m m m 0 O V.n m.
v Liam 0oca Eno 90 n' UE a) °) Zv ° mynECvi
y 0 U - y a) 0 U C '� (a
•O m C n cC O O 7 ^ °
CL tnmo ca m m En+ tn0mco mE : M 0 0
. M
O
O LL. f sSava x '•-�4
(Vk s g ��,� X a � b �' '� �W
14
N W � 6� � w� �/ 9i x Y ��i # sTA
X
r z,�}.7 } /A �i � ".. t y 3mt� ''� �y+� X
O sia�a��t e �s`r+ •��� 3rza'� ��a'''{ �� �t c,�,.��'+y -y���c�a�ai,���h��a' � i�:
,.,� c S�r k s�' �+ °as C ti'c:' ��S"�,•"''�i^f ,' ,Anyms-, u' !baa`
`��xs < � a .
m X kdy r p v �s r u �
(� �> In
II
gp
W y.
Um
O Q
r J LL ca E c 'L- aci
d
SCC or c a0 � r o
OW c > a aria ° a a
O U d W W > •°o •o
Zcc ca
p �,
W
U '.a
ZZ 0 <
N W
`.Z _ 2 rn rn rn a z
J J O O O W LL
Oa a
wa v
= a) .2o E _o a) oa ym � a)
3 co
F- Z C Uc ° ayi ° y E z C (D =
d *= c
C n ca
c ca E ca m vr CL
c' 4) C,4o
yyCl)M (Diai ° Eo a o (L - UO o
�cm
= oc
Uc 'dcy
co
ca
� iZ � adUCc�EEEay ry� cE yD°N ¢ ° - Oao�CM (D E W N Uyy E n Q
c c ca A y Q
WLL > caECO � o c '0 CO o oo � -
a U ° o c N ° ° Co o
*= o '0
� ( ai � : m� acyaZO mR 0CL ycu EE y °c ° aD o acOc
D
N o ° cy C > E o o > )O ° o0a mc o
Co °
ro � cycCoLLImom,
U) Fa
Cis ca
o
y UocE 0 p o :3 C —
Q � c 7 CM O'C N 'C cm O
i
E C C co NW °y •O cO c cc
ocCL D ° tN0 � `° ° E Wcc W � aa
If
f d > C c6 - f` " N V 12 7 0 V � y O Q (4 •C T~ M
N O ca L C y C c O N c V m CO � U c ca V
CQ c ca c 00_ N ca COcN 5 d > .. -' Co. 5 r. ca O a•°i N
C Q ca O 'ca `O m ca C Z
=� 7 OQ O ya c Ecm .ON d
--aDO y c cyCa�c E O_ N :E •O ---it c y ° y it 'O
o co O n Ecacca
o Z - :3 m— r- °d cay E '6 nN 0 cm a) �E : `y � yn 2 �n . °C7 Z' SD 4) o
C _ dyO - ( N ca C O
O N CO 'C yO
N ca. o iE � O a CMo ca -p 'N a3CL c E 'o a)
cN O O --r- (D
yO CD c � — E O
r C 'O cO ( - OO U 7 N Z -O d CL— C EyncCD
O y ` o � `Ss
•L
Ofa O q y am
.0 igcDE ° ocoycy C ( r -OaicnoE ca° yO sOn0oaMn acaiU '
Z O C U E ccO0 :5- d �y y dr oCM yam
O_ aD VNo Z. m
Ca > OO cC C
W ° y O •° > 7 s QO C O p O37 `
m Z' c -O cN N CL 0
_— QO 0
o CL 'cni (A0
y
� r caN N ai t y
CL
L. U 0 ca ca � 0 v � U 0 ca -�o 0 •o U L� E
IL
CV)
O LL
CM
W X ci oda �x
N °� X �qpsr� � � €fps*
T �= ., raz•''r s �a �.atS
'tHE
NIT
47
i
X nt LI�x s ,€yc..�.• ��X '� � _.i� $' _ 'E L 5a c xf c�3
...?`"','. �'` o-t•„ s. �#`„;: X Ps.�;�.�.u� 'e`b.?�fi� � d l`;-,?a,..,•-•r::�.a..�•� �;.
W L U
V m � coO - Q 0 •`-' U.� O 4') -0 C O Cl)
U C U C U C
J W ° c Y o C c = co o c coo co c E
p dLL co � a E � � aE E � � aE � nE � aE cE5
O N c ° r c O -C r c O r c o Ic c O r O
r � cm co •c=' Emco co `—' Emco (D CO Emco
� W n-- c > nnc > n Cl. c > n c > a c > a o
QU > (D m m > a) a) a) ° a) a) co m 0 0 0 o
Z oma o oa a o0 oa a oo a oo a o0 0
.. W c
U =
CL
W ZZ cm 0) 0 oQ
cm
NW W c c c c c c r —
. X 3uj o 0 0 0 0 0 wL
p CL 4)
a.
1
W Q
M (j
F.. W O c E C Y N Y c O .— N c c c p
OZ L waca> (D nY cavi ` cm ai `o ai o
Q W O y uco oiuiEa�io � c ° mac `° E 2 E c
CL C) CL � � (DEa c0 � o � o _ r c d co
O C O co L co N U CL U O co Q1 U
O d E 3 C a fUo 3 C C C T co Co « > ` '� d N T
N U co •° L p N c U c > U U CA
d 3 c y C . C (D N N L C N N O`
Q W a � CcoW m2 > y6 o a is a` Q
Z O C Y co
N O CAN O_ N C T C
NO n Coui � coE, `° ` may 0co 5 oo � y
° rn ° � a>i ° � � mai °co
� — cocEa m
Q N W EyTCoc � cn o
°
a) -o 0 -
2.
ao 0pi Cao) yam ° ocr. E , � O
0 0 N O L O . O C CL U 0 O
c NE Nd O o
Co a) y O c O c 0
Z 0 a: E
W 0rc :: n 0 -p 'a 0 Coa)_ ,
W co o � � ° Ecco LL c0m -oE a) a)
W � m 0a) c > 3 cE � � .2 CL(D cor coo
~ Z acv � � y .� �. � i> o �° RE 3 >_ � � °
Cl) > > � � aa>' ° c 0 co o y °C ami cook a) co co 0
In •° y N O_ O_ co c (A N 0 3 .`
O CIJ N c O � O O N N • U > N m
Q c cm
° C Co d r N N N -p N "' c co O' co > co w
L3 coL � a� aci � o6 mcoic ° a°) Co � � ° 0[ 3
f' ° -p co CL� a c ° � cY � � a� —a�i � � rn cy 3
O Yc
0) r- E cn y ° m cco9) 0 a-) 3 C v
N o co c L c c ' ° co p > cn m m n Coco a`) a�
co 0 co Co l� ( LL a)Co a1 > v c E Co. c O
O E w 3 y c a� n- in Y co o a (D ° 0) d
Q •- — _ C m -p ui E c > >.m. y c u0i -p o
N 0 ° 3 0 c L d L LU a) — .0 L Y o to co c C
1 E N d _ O N Ocm U Z N N co
c >: oom E 33 . n aD ° co
nc y a) °
CL CD
En y > - 3 � aci nmco 0onz Era u'�i � � ° c�ov
— y O fU0.N N U y Q 3 y _� O_ co L N C c C L. V) O O
_ U - co
O y N co "O CM Co �o U O o co >. L 0 Cj L L _N p cm :E p
Q 3 ycocoUOa) oc0) y ma ycoy y ° m c
c r y o w p . c C -� � o L
W U 0) N 2 .2 N (.) U O « U ( - co N U 7 y - o Q Co
co —r1. Lco
— a) c co p a) c R m U 3 o n E t o co ►i
.^ N p O_ Co N j N 2
O r C N N - E c -p M (A .� N p 'O 1n c a IC
CL D E G c 0 c � G � co G m 0) co6 �E d � ns ci
M
3 O
r a 4� a
04
5'
N Ww '.`s>' X ,l�q 3 1�r� X ��t` X �A. X ,. �
gY, i' .�i �� �.,.T+��e i as,y�'
NN
4M.
cryu� � est u� .PSv� 3tse � - 1 "�
'w��
2
a
W '.
Um
O Q p C o o o o p p c
M JW � a) c c. c - c � ra) c � a) c cr-a E
r LL Em m = a) = m = Em E4) E .a) E
O a �) aE E � E � E � c aE cmaE � aE rn
or r r r Or Or -Eo � o
r W cma) CO COff ' ash Em .o cma) a) °
O O c > a 0. a� a� c > a c > a c > a
V as m m a) ° a) ° a) ° o a) a) o- a) a) o a) a) °
Z aoo oa 0 C oa aoo aoo CL cc pm
.. o
� 2
W H LLIUa
J Y J O O O .O O O O WL
Oaa
w ¢ v
W coca « L � LO ° c ° ° m v
Q W 0 ov m a) � C, rn a - ° 3 ca p Lo
d y c a3Z ca m6 c - - aCL.. c o dco LO c
C a) a (D $ cr a) a) a) ui > c U
0 C Q ca E a) o : m ° c E is c m 2 c°) co
a y T
Z a) E a`) Ern ° o ° r z m p E 'U) ca E m e
asp m c p OU o)O rn o c °
Q N C ca �`.: ca. O co N O c O ca. 7 U.:3. �.L.
LIJ C c� as me c- � co rnrn (D o p p 3 a ¢
)r3 °a co Eaoo -E (a E c ° Ec CL c c °
W LL � co2E mLayia cE Ea pc'a •,-°� moo :? °'° c
O 0) ami ` ° o - o > � E ° •- � L y o
N N > `= ° Ona) ao a� � o > y �` o oca � Q,
Z O a . o) c(a a) > aa)) �a cc � a c �� E• c .. m y
O N c E � y o y mt- c'cL v U v .2 -6 oc
L c «
p p CO ca ca (a '2
� ° O m�W ° oL .«
UD
N o - c y � a� m e m O 0d E E ° m p) y
W Q cO � c ca) (n :a :? 'Da -0E c0
W yaioo E3 5 mecca � W a) CCO :3
_ c
W a O ° y a O y m 7 T O E C L U L
a) O) O a) y cm
C a) C N U L 7 V ca 3 C
N Z cn = ° a) ma ° ° n 3
O_. ° a) '> o 07crn oa y ° any ca a) ayi °
Q X U « > O as c cd y C c C C C •O ZCO U c y
a) ca y Co y O a)-y ca L O C U y ' ca
Q Coco 4)) ma4)) 'X o ° E � ECO '— cs ° `) 0E
c O L ° ° O > N y a) () y 0 y 3 a) E
O ~ m0Ea) n � � ia yc �c � � Eac) a) - E ° ash
N « � ca > Eac) - o a) Eas QoaiE ca) o iaE .- m
M oma - BELE 3 � m rn c ac°i o 0 CL n c v o
O o o a) cm-- E c ca E O o E a) b o a) ° c a
N
a) '2 ccca 010 G
Ec°) Ea oo ° � � a) > ° ao
> ° a) p aeras o
2
Ca :3
Q~ UU` cHoE mEL�EaEpcca te - (�7 yc` 'cOQo Oi Ea) -
Naao a) O CO � y y ea > L C L .p 0 .—
'a . ca C w 000W - .0 .0 c 0 - 1 : a °p
E :3 .a
ato 7 CO C0YmLco
Q �
_
NO a) Oa m w
co > y � 0 � y wcoir- �Z 0CL c 0
p ° ' E RM E � °« c CO ° >
c E �° em� o ca
W
EE0 c m co 0 � o � LiE0
a) ° p v a oda?
•� N7a) U7 p LU C OC
y t: 0 ~ y
~ co
yO C N C 7 y y a) M CU60 O L O
L
6 .0 y 0 Da m 0 ca 0 0 N
W E 0 W N ca
O ,
0 Li X
N ,#a >�aads ' :
Aa�''asz a. r-s s ay5`YuS} g e' # s'
` -"r zp K•'T haw g4 iii R .
W }a t.#i' +3; a'�� 3s r�.+fx - 6 r'E ` �"� ew U`'m.z
N @�+`s .: X ",.+�� rk YSr Se �' �,rw 5 iw#' ,. st°jf.M. Nr RFs. x �tnyt x @y: x .� .;7 a # Y.
X i .A,.LY.f " N f Se'YZ A 1(, R. tNi k i E•v°@-LST
A f v s 3 �
3a a s ��E c,, 7'a, ,g y•' �+frg a .K.§ h 3 X3''1.
a
L�t'^ ����
•.vc ru, x ." sa,42Ck' .7�F "a x PI4 ",P
#'_ :;
W
Um
Z Q _ U
C9 JW c0 � � � c0C > > > E
*- a W � E 0 n. 0 cE 0 � a. � c�
O � � c o w o 0 c o o Y o Y o 0 o
W c 0 c0 C'N c0
O O c > n a= c > n n n n_ n-
U > X 0 0 0 : X 0 0 4) a) : 4) °
Z x. 00 00CL00 0D 0Z) 0Z) p
o
W
U '
W Z Z rn rn rn rn rn 0 Q
Z N W W c c c c c t:
0) 0) 0) c ti Z°
J J O O O O O wu
Oa (D a
w a ._
� M V
W r aa) 2 V) u°i Zr �c cZ ° r rny ° v
Vca C
Z L ' a) u0i uoi io c0 c0 y O)`—' O) E s r N
W c ° ° 0 m o c �)o ° c E O c0 U o w ca
QO o 5 r o c yo 0y0.-
a = y E y 0 nnC: o � ) ° c L
a) n � pcn d o
O C 7 U O vi o .. c Co c0 c U c0 U V1 :� 0 0 U m U
Q U n y U U 0 n o c0 a) 0 - O #/l U c0 d N >%
Z � E c� 0 c Co aNi 0 E 0 cm co c °. ° °� a) U
J ° c c0 n _ 3 - 0 c
ca U c0 y t ca c0 -p O N .O-. - (n O U 0
V/ O ) O - .-0 U O •L-. ?� U 7 nL O y 0 C C O CD
QW C oma. w c c � � � E cA cn3 � c0.° oo a ¢
o p 0 d co co n c m O 'O `0 �`
Z LL `c° ui r � o E � F y `0 ca d cu Et c y
LO C 7 N C ui v N w N 0 O C O c `N- c0 w o' O 0 EL CL o � c0
N �c c `—° rna m°i � inocco � ° r m � c2 > � n O1vni
� N 2 v
caCD v .E con 0 ccn m w E •0 0 0 E E `—° ° p a°i c 0
V r ) 0 wyU0 o ionn rva� oC
w � L o ° 0 0 ° ca a) c0 � 'vi �, ° ° 0 `� 0 0 @ U0
° '3 vi 'c c = °� c c0 t o 3 °� tT y aci c0 ° `� y
Z c 2 0 c0 0 0 c0 3 °O y N N E cd c0 n" P N
W Q U.U On- O U O E Co y U f0 L n .U) N 0) a) a) c0 a Co O
co n c n - r c � r E ° o c0 0 -_ t °
cc W 0 C U O Q L ° O 't7 cc0 a) U ami aa)) °� O
W � � a0i c0 o rn 0 E a) aci Y c ca ca E ca LL ca 2 c°o
V) O cn � m Z5 ca � En3yc Cc—o c a�i0 00
Q o N n L .00-. Q O C > •00 O > f0 � 0 r 0 C V y
�2 Q ° r � r � °n aXi a) CL nc° m ca --- Yy
v ° r ca a) . U o 0 o c0 0
O 'fav 3 aXi 3y o coc Or c cone Eca
o0w 0
Co U) c who > 00oo00 � n
N 2 cm0 w �c > 00 ° 0 ° � c > m >.cca a)
M 50ti y p ac0 0 A04)) Ua) rc v n� .0 caccca o
_ n N O U N 0 N C n� C
O Vic _ w a E a) > r y 0 0 0 0 O 0 4) E w a) n
C �7 o c0 p O =O 2 c� C D u) L d 7• 0 ca r m C Y :� E O
Ncc v uJ w c u�i coo o ° r c 3 .3 v c cm � ca
c0 c _ cn o c0 c
G N o C -p Lr N c0 0 -f0 •0 0 O O` t7) O c0 U }j 0 y > N
d O `) N C C 0 ,� N �` U O 0 n n-a) C C cn`� .fd CL a) N .O
ca a) _ E 62
n v
O 0 c0 N c O 0 j 0 L > L r •�!� O O r c o n c0
O cEE ° c r- CL w 'o yc0 tOxEn 0i= oLm
Z 00E c0 0) c ` o rc0o° � v 3 c� cc0ion � C 0
CL E % cn c R n i0 y n~ U O t7 ca U c _'u) ca �' c r O)v
W m Q- o E _� o U cv 3 _0 N e 0 o U `oOr w 0 ¢ m
m v o m `o t aUi 0 CO N U L °? o H °� t �? c0 3 a)
D 0 5 m � coo oC H cmU 2 ~ ac y °cam a��i E 9 °� a)i
C N a3 0
•� t N N M N Y T x 0 Y O N 0 ca Co a) c°0 N
d
ti
Wwo ai ci v ai LL0U U LLUa n LLm �
N y X X X b 4 .p
gt,
SAW
Y�&� '�„�.
1,
v'�3v
C.)
A. kAll
<
cts
X �fi7, tv?.. z'3' X :FUa ,k,. ,tt,• x,; ,,y r`.•. �. .`.L.:`}.€r..rv' .'�,:„,.�.t+ca .i:-
W c n r c n n d -
Um ca Q) cam m m
Z U U U OIC Ql�
O Q C �, 0 C C C C c C
CV) _.11L ° cccamc ° dom com � m cm E
O IL Co MnE CL n c0 ca 0 0a- 0 c0- cmCLrn
O wcan� > n n= yn > 00 > > >
O U > m :_ 5mm m :r mm
ca ca a) mm m
Z a � � � � i o o a Q a 0 a 0 a C
W
p > p > > U
LV ~ `occc `o0 0 0 0 -0 0 -0 n
Z o c Z c 0 C
_Z ++ IZLW n.`—a � � n� `o_ c `o_ c off°. o5 r
1— Q c11 = mom o � 2 n2 n0 no o no amici o dZ
_ _ _
J Y J � > c n opo c ` c ` c > E ca c > E ca wU_
O a a c p m ca c o 0 0 � 0 p S2 .2 pNU
C. J t �_ O CL n O cm c 0 c c cm nc n C nc n
W Q (, ca O0O0 0000 . 0ca0) ca
D: D: m -( m m m ms m •p cm-A = o
W Zn w « (D CO ccs . p
H. C m ca � - 0 3 ca « m 3 y
UZ •L mE c ° m cn(D m >` 2 Wim ' `—° 0
Q W *�, ° ai -` ° n () ca '0 a: ca N o Z 0p 0) 0) ti ca
E ca m � uica m m _ 0 0
D. � c a CO Ow;E YE ? a�i � ca pCo rn °
O v n Op m _ o o ca �a o a? o c 0 :o °n'cmi a 0 >,
Z o c a—°i°i .0 n� c rnno Q >' n ca y
Cl) nca opvim y � m a) CL rn� mM orn
Q W C � .n 0..� mE co pE gym` csy.r,.m. Q
12 O .0 ca lm. U = c p n n o c .0 c v 0 w a m - c
ZLL *'' ca '> c � a3i '> 0) ca0mE � � c �
LLI o � �`o c 0ca co - E � 0 G (D oc
Lt) D� c` c m m o .
N o -- mL m p o ° m �w m m ° = m n
Z N cmi �'w c o L 3 E fn L umi uN-i
m ' 3 - cv 5 m y � � 0 ca m •o E c Q
° aci m 0 m o m c cca c°i x
W n E ov % y n� v W 0 0 0 UD
— p p_._ m p c - o m Q
Z c0a � ccao ` Y tee' � o -0ov% 3 � � �.�
a� _
D: W cis 0 C m m m p 0 m e — rn m'O m a c � -. N p
- � oU0 0 (DW 0mE0 (D
'a
Ha3i c `x' EL °LLIa) can a0i '- m cv m QQ -0 E 0
Cl) c
Z w O m m a -- 0 o c m m >
Q O c �' o `° nv a� c m. nn r a) m cat m E
20 o co t Mi- - pmEt
0 m >.Ea o rQt a c o m� > o Ev'a > y � "a
is o m p O c E p m 0 p D m
m - p .ca c c
H p __ — a) CIS c E v. pas
a
N y d= L > m 7 m _ m.t E C ca L m y'0 - N
('7 ca Ea w 0 p c c m r > t` CO w p y :s a O
ca L m o ui m ° % nEa c m E m ca a
G « oma � � CES —ami a) CIS o � wm °_' m o � � 0
N moW a) E E «m. n acic_ m ° � E orn� 0 c
5;0) E o � E Em � 3 '` «? 50000 o
IL cno
5; 0) 5;a) o � cao °.> > Ea 0e m
m e n ca «a U c Q 0
0 .2
is E fa n m m v0 w E m p U o to 0 'o- d
ca
Z00 wEm me 0c isa_a)E cis E � WY 0
Q m0 c > C in45c m0 > ° � wE � m „
W Uvm ca m cw— 0Eac ?? m0 :sc0 ¢ m
.1- mvY memo a? co � > aDsmcc mom of
lu ~ ° E° ~ � = � tea ` � � a E � ° � cca � o m
� O ui U Q > O y r r O-m d N a t O p o
L_
LL n p LL p m C3 L:2 = O S' :E Ea 1 ' p n N —
M
cm
'. a ew
Na z: "'N' s�
TV
Q & 14
Y � aj
° s k
c
Incts
q
LLI
CL CL CL CL
V > m m m 0)
O Z 0 0 0 0
QW cc cc cc cc
IL u.
ca �, E E, E �, E
O c o c Cl. c o c o 0
r
QW. c > c > c> c > d
O V > `° m `° m mm `° m m
a o a o a o a o
Z � m
.-.
N C N C N C N C U
W 7 O 7 O 7 0 0
W F" 2 -0 5 010 U .2 -0 5 0 -o 0 n
C. ` C 'a ` c M c _ O
++ Z W. o `—° ca O c° ca 0 — � 0 — m � d z
a h G c c c c c c n O c c c c
0) 0 0 �— m 0 0 �— m 0 0 rnm m 0 V',
� J �C � J C > Eia0 c_ > Eca0 c_ > a0 _c >.Em ww
a (� a O p m .2 � D p N U 0 D p N U 0 p O m U
E-
M J °' n n'c rnn .2 0)
rnn n•c rnn� nc
c nc np c 0- c 0- � c nc np c nc n =
W Q V O ca.m ca -o, O ca m ca to O ca m ca -o O ca m ca -o
t.i. W 1 O c C N N 'D m O >+
~ Z •i >, EoE `m := apim 0)) L 0) .
Q � C � n L co ca
m c y N.2 L m n N O E 3 d O
IL c E 0 3 — CD m - c C1
0 cc
0 O _m = L � ' 0 m � m 2 � -� - a 0 c>i
Z m °' co cmi2ID m > o '800 me
J to S° > E O) m ` N N CL N v . O 0)
L W O CoE N L m n N = c c m.n a ¢
1-" Q N ca fa N.
. L m 'C U O C m m L .- 0 0 c 0
WLL � 0 >' E � U • � 00 � 3m aE —_ o0
� 11! O E cc$ ca m•- ca E m D c o
�; c m 7 CL
0) ca y c C m N •= N
O N ani 0 z � � >. m c C mcis 0 0 moo[
yEpm W a > ;� 0Cm
UD
m :3 -0 O n0 c 0 ca
o
� _
a � co -0
W N L (aN m n- c c.ca E N
O
Q caOc - o =
� ca � imE
NNn 0c .0m0nc
o0c cu O 'D Ern c 2
c ii m
Zcca m o � c ca cN ca E .0 N Co
o Nuv > N0 0 � 0 ca O > O 3m
p
N
Nf� .Lm-. CD o 'O 'm0 m > U N
Q Co fa N p N N N N ca 0 .c .0
L n >, Cl)
_ L 'O 0 .0 Cl) V. N O .
fa m -= Co
'O C U
N > � vo � CD Eta cmc aUi
m rn� m
wClf) i L >n'O m c0i cpi 0 c n� '� Q
c F- 0 F- O C O fC O C Cl) _O
O ca cr
NDa , -c mom 0 cN
N � ommca cao0 n �is w � c c
L L- > CL p -
O O fa O ,�
IL c .0 N o p m nCD
cr _ m N N
o n L 7 _ w 'O
N m N C.N O N 9- ca N C C c D m
-o L 'O ca N L j' c U L m 0 E• N
o
Z Cca E ° 00CD ca 30E
L +r
m � 0 — m -o ca cg
Q 3 N 0 fa L cc$ 'O 0 N cNa
W m e m c >, Co ca
- Q m
Q c L C 'O N - ..
L .0 L Co C .y N O L_ cca — p N
GI 0 a w =p N C 3 ¢ cc$
....�
O 6 m y � 3 c tri rn° cc "
IL. syY000 � 0ca scam _' CIJ
O a
w
Q l U.
N .. sa" ?A 1'sk -a
ygmc-
LU
"t� Y.� g, �'04
�", 6`. 'w
rF s 'F s a er d xz v § 7^ y "� S
td .z
NO
0 +yrs ra ,' '.✓' t a� a .� w!* ® .a?F�*m
a
WV..,.w.�o,._��.�m r�.rse._.Sr��-zz�ay...,�c4�
W
V ani ani aniani ami
O Z o 0 o y o
Q vc "mac 'mac cc "mac c •oc
M J W ca N ca N c N O o ca
N O c N E
O a LL n CL � En � En � y C CL 0) � c�
*' � W � �. cm cm "o, a�iE cN 'om c � o
O 0 > c > c > .. y E c > .r y c > d
Z N
W 0
W H o0
-0a. Un
CL
ZZ
o " o' c rn rn rn
cu a= W cQ omE � cA � , Oco n °) 0) Z
Jc -
Eu c " iO O O> Q
LU LL
pa. ami a 0) 8.=
wQ c
nc n
— ocuNcu oy.� �
W 7 co .0 0 O ui N U y O •Ly 0) oC
:3cu >
_ fC UQZ C cu ca y ON
cu y U ZO � •U
ca CL C O
y �Ny oIL o 2- ca
U ELN N E N 'cNj
0 CLy Uoo fE L fcLC ccO U O y C `
Z � : - CayUa) c N30 rnQ • .) a) 0 ii*6= Do
°(n - DW m > aic `
E ' ° 0pca � Q
O � oti
0 co
M -D
LL cC o 0 - 0 n $ N - r cu a) `N N N cn N c
W ° y o ° �' m E EU 0 Nn �' 0 y o c
LA w a c ° c m � nE N �o < 0 cu mL rn a>i �' iu o
Z N 0 6 2 � E o 0 0 = y - V) > a o CL - 0)
° � ca y 0) CL
O 7 N y n — U N cO 0 3 o N
O y in r N c N Zn L C N O N E o cu
a OC N y O Z .0 ca C C
' Q W u yy E O y u O o o
co
Y ms ° ) 0yZ - mac -
N ' , m
W 3N •D `u 0) N a) 0) oE 'D c0c.i
Coc v
ccorn
U
-
W c .0 w E a°i vni > m .E U n E �j = 0 0) E co
n_ - « o o c o c E clsN m 0 0 y '�°' E
O `O C L 'rn E
Q2 Q NN O
y O v U7 co O > O L C0 0
CD Ly 'O
C _ y NCD O L y U U0)co 0OC3L75
O y
E O OUy > U O
O O
0. 0
•QQOV ,a. L'ofUo LyC
N cOy > co 7 E NCc >C+� 0 Q N U Ly
a•')` mN
N O N N D cNVa) :3UO ya) N a O :3
CdUN N co a O O co co U w N Q r_ 7: y LCN y C � _
U y NM (a
N Ly 0 N to
U l0 No co rcN C
E fn c •co Cc$ Q a) N
d � > N _ ��(1) d > V) NN O L . O y N
O E 62 O co >O0 Ooy U n tC 01C C U 0) 0) E Uco
CL O
CL OO C E o O O c2 O dIL w Y O y C > N U ya O
C " N > U O n O LNiN CO
Oaco 0 - 3 ca
0 y > CL c CL- U NN
10 ° E N cC OOd C o e i0 > CL
p N 0) Co y ° N N U 7 O U � ` La) N UU - y0O T C o 0 0+ CLN 0)Z w E C m • ca cO N
Z .N CC c a
N -2 0) co y CD p E Cco>% N 0L NE iCS 0 O
o0 C E 0. E 3 rn to = CD m N co caU Q mLU '0— CD co
CO :3 N y � Nn 01— ` C0y Eo E N co co C > 2 r- (D N co 0)
CD Q n0 � n Q � c C) 0� c -0oy
y O c yLcoEN
)
• N
r •U ca 4:47 L 4? M E > U N N r
L � v CoCoo a y E ca ci ai = Q -
a o cn c Y 0)
7777 ,y
AIR �t' �a� <
. , N LL X s Sz °P X [w
ha Ra
u
N Jaz f baa rye: X x Xxz t
�`y ��3&'u-' �., � "�,� ' aate+ t �.•� �� . �y��
-
€z 4 ';
AIR
01
r „s ��..
pq
P k �. p,.
' X
>
W �• a a a a a
W
CV)
aLL 0) E co co o, E 0, E 0, CL
E � .
O c o c o c o c o c oo o
O Wc > c > c > c > c > a
O ca. Na) ca N
a o a o a p a o. a o v
^ G ca
W v o — v
W F- o COcaa) rU 'a
ZZ C— E o o fc cm ° ¢
N o (D aa
W W c
..•�Z rn— = ca rn rn � o o g ca o
!'• Q •� = W o Z 'a c c y c c c d Z
rn a o =o y
c m CO rn•� - O O O w ti
Oa d ONS 0 .0
LU
U -
Ln y y C >+ cm co C.- N N -0 -6 d
Z C N,as d O C.¢ co *E
CO O CO
•L co w io E v t: " = v.
aw � � ° = gym = C; 10 a) 5co ca
T-
a. C) = (D �' O ` = C E c° N U ca d CO a) O
� O c o ----, m c a� Ea� � E '� Ta� o ECL U
O o rn �' Lnco� � L c E ac a CO z ca >.
.J 2 a) - E Z c co D Q> H E F 0 a) o 0 c
CD c Ln, a), a O � � ca 2 cm
Q W C T � o N COCO dviw o � D o E a ¢
�•• O U • . ca ° >' 0 ca c m a E o rn c a�
Z }, p C -0 a O C � p E O M a) Co 0 C
W V- a � � H ca ° vices `—° Hca a' oN
CLO - 'o ° ° c co _ c
G �L c a' ° s 'a 10 0 > E 3 ca ° � � o
Z O p v 0 CO > 0 E H m 3 CO> � � � v ° rn co,
O >_
N m ° �' 3> U C � o E vim c a CD c m Qc . � D
= fa U L d > a) w -i ai N O O N
oma. c nZW
c = of rn v
W d O CO o iii orn i U Z U 0 0 C V r a) m e m 3 U D
aip CD
0U- � � oU — 2 = 'rn ° E c = c
Z ca v, 0 — ca c c co cn ° o >, ° c a� > a� E
W N om:� c-a ° E 'v, M T co na� orn -'o2 . a � oa LL
Q a) 07 a m o vi 0 >. a) O 3 C N d o > _ = c Q
W E c ° 4) c c-Oi ¢ CO X a�Oi c nE CD-6 >a � � � ca
.rn E w
W r0 C7 oQ rn ° arar0a� ooEv, � C7 rn � rnO � o
�-- ° a c0 c ° o E n v, ° Ov a) c rnc .c .0 N
O m a 3 N �CO CO � � O`o Q) .!L- ar aW rn — o cca m � v -0 0) "'o
Q F- -0 0 a) _3) 0)i � • E `° � •o � O ca �` ca aa) � c � = � ca N
Q — c N O a! U o c O -- coCO co
c c aJ a� cm Q a
(} CO 'ono E � E °a ° rccaao � a�'i `-' o0)i0m CL TLm.28 a
O > vi 2 E E v ( 2 -T n in
O !_ co c CL o aOi a c � 0 CD E cca o c ar •� d o in c CL E -Oa M 0) N v
N
>% CD aic°) > E5. o 0") � voo. c00 ca a) v, O c%,
�„� � Evo = O � � ar c. , ° rn �, arOET � a0i > N o o .
O c CO Oa•- d O L a) a) a) = rn N > '3 p ca L d rn N d
O 0 d L O aJ > U O vi a) C V d .= E « a) 7 L H at O O
N > n� cc L aOi a� � � a) o �a �o c 't � v; isa�i c
rn -Oa Q is c0i m � o.� c Q N - caWN � a) o a)CL.v_i ca ` o cn O
a o o ca ai d CO vi c L -C v 6 N rn c° OO -a a v, rn a ¢ d
H
co
c T 0 j o c4 U rn 0 � � .E O t w N � CD 0 c � � c (D � p ami
p O ca = Z rn
� t c aa)i is O ac°i c 0 3 = w c ca CO s X o rn
md >; a> .. L Lrn NCUN O La mo _
Z :3 ca � Y E c c O � — ca T3 2 c m � EU cn r-4 _ ¢
T
W EST= c3 IL U � oc c°i � ai � c Uc U � aciE ¢ cm
�. v 3 _ _ rn�_ • m a� O �U ._ .O-
(� C O •O Co = !a •7 L '2 tj 2 O c a) V E L a7 in LL
Q C O O ca f/1 m m H .0 = ¢ CL O vOi N H � = 2 a) _m
O N T L rn cm �i CO 0 0 O a«� a) C T IL O .� a
a Xti -ai H E . . . Ycn v JU ar rn � � Z a� O E c >