HomeMy WebLinkAboutPM 2005-07 - Conditions of Approval - 12/15/2005 City 01 .
Ick ���I/i
rr1 �c PLANNING AND DEVELOPMENT DEPARTMENT
2600 Fresno Street •Third Floor Nick P.Yovino
Fresno, California 93721-3604 Director
(559)621-8722 FAX(559) 498-1020
September 1, 2005 -Please reply to:
Paul Bernal
(559) 621-8073.
Rabe Engineering, Inc.
2021 North Gateway Boulevard
Fresno, California 93727
Dear Applicant:
SUBJECT: NOTICE OF CONDITIONAL APPROVAL OF VESTING.TENTATIVE PARCEL
MAP NO. 2005-07 DATED APRIL 28, 2005, PROPOSEING A FOUR LOT
PARCEL MAP FOR PROPERTY LOCATED ON THE WEST SIDE OF NORTH
BRAWLEY AVENUE BETWEEN WEST CALIMYRAN AND WEST KADOTA
AVENUES
The City of Fresno Planning Division has completed its review of the subject parcel map dated
April 28, 2005. Pursuant to the Fresno Municipal Code FMC Section 12-1205, this letter is
written to advise that the conditions of approval dated August 29, 2005, are as noted on the
attached document.
If you have any questions regarding the conditions notify me at 621-8073 no later than
September 16, 2005, 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 the 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 Planning and Development Department. The 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 Planning and Development Department prior
to 5 p.m. on September 16, 2005.
EXPIRATION: The conditional approval of Vesting Tentative Parcel Map No. 2005-07 expires
two years from the date of approval. The expiration shall terminate all proceedings and a final
lvjarceI Map my not be filed without first processing a new Tentative Parcel Map.
° 'Yt
Vesting Tentative Parcel Map No.05-07
September 1, 2005
Page 2
Modification of a Vesting Tentative Parcel Map after approval or conditional approval does not
extend the two year time limit.
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 Planning and Development Department at least thirty days
,s. before the expiration date of the map. The applicant must state the reasons 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 Planning and Development
Department, Planning Division, 2600 Fresno Street, Third Floor, Fresno, California 93721-3604;
phone, 621-8722. Your inquiry should be directed to Paul Bernal.
Sincerely,
NING DIVISION
aul Bernal
Planner III
Current Planning
Enclosures: Vesting Tentative Parcel Map No. 2005-07 dated April 28, 2005
Conditions of Approval dated August 29, 2005
Letters from the Department of Public Works dated June 2, 2005, Public
Utilities dated May 4, 2005, Fresno Metropolitan Flood Control District
dated May 5, 2005, Pacific Gas and Electric Company dated May 3, 2005
and Fresno County Department of Community Health dated May 3, 2005
B ,
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 29, 2005
VESTING TENTATIVE PARCEL MAP NO. 2005-07
West side of North Brawley Avenue between North Calimyrna and West Kadota Avenues
NOTICE TO PROJECT APPLICANT
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following
specific conditions are applicable to this vesting tentative map.
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.
Upon conditional approval of Vesting Tentative Parcel Map No. 2005-07, dated April 28, 2005, the
subdivider may prepare a Final Parcel Map in accordance with the approved tentative map. Note that
a final parcel map may not be filed until the appeal period has expired. Should.an appeal be filed
pursuant to Section 12-1207 of the FMC,the application will be scheduled to be heard before the City
of Fresno Planning Commission. The appellant may withdraw their appeal pursuant to Section
12-1207.2 of the FMC.
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 easement.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site, was legally created as:
That portion of Section 2,Township 13 South, Range 19 East,Mount Diablo Base and
Meridian, described as follows:
Beginning at the Southeast corner of said Section 2; thence North 000
25' 30" East, along the East line of said Section 2, a Distance of 673.23 feet to the
True Point of Beginning,said point being the intersection of said East line of Section 2,
and a non-tangent curve concave to the Southwest having a radius of 533.33 feet,the
radial to said point bears North 150 04'38"East;thence northwesterly along said curve
through an interior angle of 120 56; 50", an arc distance of 120.52 feet, to a point of
Cusp on a non-tangent curve concave top the Northwest having a radius of 1,717.25
feet, the radial to said point bears South 680 07'01"East;thence Northeasterly along
said curve through the interior angle of 210 26'01",an arc distance of 642.44 feet,to a
t c
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-07
August 29, 2005
Page 2
point of non-tangent intersection with the East line of said Section 2, said East line
also being the centerline of North Brawley Avenue,the radial to said intersection point
bears North 890 33' 02"West;thence South 000 25' 30"West, along said East line of
said Section 2, a distance of 644.62 feet to the True Point of Beginning.
(APN: 507-330-39S) and;
Lots 95 to 99 inclusive in Figarden Subdivision No. 1, according to the map thereof
recorded in Book 8 Page 89 of Plats, Fresno County Records.
Excepting therefrom the West 23.41 feet thereof.
Together with that portion of Gates Avenue which accrued to said land as disclosed by
that Certain Order of Abandonment recorded February 11, 1939 in Book 1698 Page
405 of Official Records,.as Document No. 5049.
Also together with that portion of West Calimyrna Avenue as Abandoned by
Resolution No. 80-251 recorded April 21, 1980 in Book 7507 of Official Records at
page 110, Document No. 40342 and by Resolution No. 98-301 recorded October 21,
1998 as.Document Number 98153246 which would pass by Operation of Law.
(APN: 507-330-40S).
PLAN CONSISTENCY
2. The property is within the jurisdiction of the Sierra Sky Park Land Use Policy Plan,the Bullard
Community Plan and the 2025 Fresno General Plan. The Bullard Community Plan and the
2025 Fresno General Plan designate the site for medium-high density residential planned land
uses. The Sierra Sky .Park Policy Plan defers designated land uses to the underlying
community and general plans. However,the Sierra Sky Park Policy Plan regulates uses and
restricts the height of structures within its plan area. The Zoning District Consistency Table of
the Fresno Municipal Code identifies medium-high density residential planned land uses as
consistent with the R-2/UGM (Low Density Multiple Family Residential District/Urban Growth
Management) zone district.
ZONING
3. Comply with provision 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).
4. Rezone Application No. R-05-020 rezoned the property from the AE-5/UGM (Exclusive Five
Acre Agricultural District/Urban Growth Management) and R-A/UGM (Single Family
Residential—Agricultural District/Urban Growth Management)zone districts to the R-2/UGM
(Low Density Multiple Family Residential District/Urban Growth Management) zone district.
The Fresno City Council approved this rezone on August 23,2005 by Ordinance Bill No.2005-
91.
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-07
August 29, 2005
Page 3
5. Proposed parcels A, B, C and D are consistent with the R-2/UGM zone district in terms of lot
width, depth and area and all lots abut a'public street.
GENERAL CONDITIONS
6. 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.
7. Any existing utilities,including but not limited to,street lights,traffic signals,fire hydrants,poles
(power, telephone, cable, etc.), 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.
8. 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, and Section 8-801 of the Fresno Municipal Code, Resolution
No. 78-522/88-229, and the policies of the Public Works Department.
9. 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 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.
10. Sidewalks(including wheelchair ramp landings)and driveway approaches,for undeveloped
parcels of this parcel map,shall be required and constructed at the time of site development.
11. Whenever covenants or agreements are required, they shall be prepared by the city upon
receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and
agreements must be approved by the City Attorney's Office and shall be recorded with the
final parcel map.
12. Telephone, cable, and other public utilities which propose above-ground facilities (such as
cabinets) determined by the Planning and Development Director to be oversized shall be
located in an additional easement area outside of the required landscape strip.
13. 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 Nos. 84-361) and any amendments thereto, hereinafter referred to as the
"Public Works Standards."
Conditions of Approval
Vesting Tentative Parcel Map No.2005-07
August 29, 2005
Page 4
14. The subdivider shall dedicate and construct public easements to facilitate the construction of
curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable),
permanent pavement, street/safety lighting, bus bays, right tum lanes, bike lanes, bike
paths, multi-purpose trail,wheelchair ramps and public utilities in accordance with City plans,
ordinances, resolutions and policies, and the Standard Specifications of the Public Works
Department within the limits of the parcel map.
15. 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.
16. A minimum four 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 cannot be met within the public rights-of-way. All such
public easements shall be identified and dedicated with the processing and recordation of
the Final -Parcel Map and/or at the time of Special Permit review for the proposed
development of the parcel(s).
17. 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.
18. The subdivider may either construct the required off-site improvements,when required,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.
SPECIFIC CONDITIONS
FIRE SERVICE
19. The Fresno Fire Department has no requirements at this time.
STREETS AND RIGHTS-OF-WAY
20. Comply with Department of Public Works memorandum dated June 2, 2005.
North Bra wley Avenue (Local Street):
21. Construct concrete curb and gutter built to a ten-foot pattern in accordance with Public
Works Standard P-5.
,t,
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-07
August 29, 2005
Page 5
22. Construct 18-feet from face of curb(or to the center line of the street,which ever is greater)
permanent asphalt concrete paving in accordance with Public Works Standard P-50.
23. Construct an underground street lighting system in accordance with Public Works Standard
E-2 within the limits of this map. Spacing and design shall conform to Public Works
Standard E-9 for local streets.
West Calimyrna Avenue (Local Street):
24. Construct concrete curb and gutter built to a ten-foot pattern in accordance with Public
Works Standard P-5.
25. Construct 18-feet from face of curb(or to the center line of the street,which ever is greater)
permanent asphalt concrete paving in accordance with Public Works Standard P-50.
26. Construct an underground street lighting system in accordance with Public Works Standard
E-2 within the limits of this map. Spacing and design shall conform to Public Works
Standard E-9 for local streets.
27. Dedicate 30-feet of property measured from the centerline for public street purposes within
the limits of this map.
West Kadota Avenue (Local Street):
28. Construct concrete curb and gutter built to a ten-foot.pattern in accordance with Public
Works Standard P-5.
29. Construct 18-feet from face of curb(or to the center line of the street,which ever is greater)
permanent asphalt concrete paving in accordance with Public Works Standard P-50.
30. Construct an underground street lighting system in accordance with Public Works Standard
E-2 within the limits of this map. Spacing and design shall conform to Public Works
Standard E-9 for local streets.
31. Vacate ten-feet of right-of-way along West Kadota Avenue prior to the issuance of any
building permit.
Sanitary Sewer Service
32. Comply with the Department of Public Utilities memorandum dated May 4, 2005.
33. The nearest sanitary sewer mains to the project area are eight-inch sewer mains located in
West Calimyrna and West Kadota Avenues.
34. Construct an eight-inch sanitary sewer main in West Kadota Avenue from North Brawley
Avenue west across the boundaries of this map.
35. Separate sewer house branches are required for each lot.
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-07
August 29, 2005
Page 6
36. Public sewer facilities shall be constructed in accordance with Public Works standards,
specifications and policies.
37. Sewer Connection Charges are due and shall be paid for by the Project.
Water Service
38. Comply with the Department of Public Utilities memorandum dated May 4, 2005.
39. The nearest water mains to the project area are eight-inch water mains located in West
Calimyrna and West Kadota Avenues.
40. Separate water services with meter boxes shall be provided to each lot created.
41. Water Connection Charges are due and shall be paid for by the Project.
42. Public water facilities shall be constructed in accordance with Public Works standards,
specifications and policies
FLOOD CONTROL AND DRAINAGE
43. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments
or modifications to those requirements which may be granted by the FMFCD Board of
Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements
are identified in the attached District's letter to the Planning and Development Department
dated May 5, 2005.
PACIFIC GAS AND ELECTRIC COMPANY (PG & E)
44. Comply with PG & Es letter dated May 3, 2005.
FRESNO COUNTY DEPARTMENT OF COMMUNITY HEALTH
45. 'Comply with Fresno County Department of Community Health's memorandum dated May 3,
2005.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/ RATE
a. Metropolitan Flood Control District Fee $1,391.00
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-07
August 29, 2005
Page 7
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge► $0.10/sq. ft. (to 100' depth)
c. Oversize Charge► $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Chargee $419/living unit
Service Area: Cornelia
e. Wastewater Facilities Charge+ $2,119/living unit
f. Copper Avenue Sewer Lift Station Charge► N/A
g. Fowler Trunk Sewer Interim Fee Surety► N/A
h. House Branch Sewer Chargee N/A
i. Millbrook Overlay Sewer► N/A
WATER CONNECTION CHARGES FEE RATE
j. 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.
k. Frontage Charge► $6.50/lineal foot
I. Transmission Grid Main Charge► $804/net acre
(parcels under 5 gross acres)
m. Transmission Grid Main Bond Debt► $304/net acre
Service Charge (parcels under 5 gross acres)
n. UGM Water Supply Feev : $407/living unit
Service Area: 201s
o. Well Head Treatment Feev $0/living unit
Service Area: 201
p. Recharge Feev $0/living unit
Service Area: 201
q. 1994 Bond Debt Service► $0/living unit
Service Area: 201
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-07
August 29,2005
Page 8
DEVELOPMENT IMPACT FEE FEE RATE
r. Northeast Fresno Policing Area.& N/A
s. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. UGM Fire Station Capital Fee* $547/gross acre
Service Area: 14
u. UGM Park Fee* $1641/gross acre
Service Area: 6
v. Major Street Charge► $2798/adj. acre
Service Area: C/D-2
w. Major Street Bridge Charge* $94/adj. acre
Service Area: C/D-2
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area: Cornelia
z. Street Acquisition/Construction Chargee N/A
Notes:
-& Due at time of development
�► Deferrable through Fee Deferral Covenant.
♦ Due at time of subdivision.
City of
FRCqn-1k■�\\
MvIdi
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: August 29, 2005
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARD, Planning Manager
Planning Division
FROM: PAUL BERNAL, Planner
Planning Section
SUBJECT: REQUIRED FINDINGS AND CONDITIONAL APPROVAL OF VESTING
TENTATIVE PARCEL MAP NO. 2005-07, DATED APRIL 28, 2005, FOR
PROPERTY LOCATED ON THE WEST SIDE OF NORTH BRAWLEY
AVENUE BETWEEN WEST CALIMYRNA AND WEST KADOTA AVENUES
BACKGROUND
Vesting Tentative Parcel Map No. 2005-07, dated April 28, 2005, filed by John Allen on behalf of
Image Homes, Inc., proposes to subdivide approximately 0.98 acres into four residential parcels
for property located on the west side of North Brawley Avenue between West Calimyrna and
West Kadota Avenues. The property is within the jurisdiction of the Sierra Sky Park Land Use
Policy Plan, the Bullard Community Plan and the 2025 Fresno General Plan. The Bullard
Community Plan and the 2025 Fresno General Plan designate the site for medium-high density
residential planned land uses. The Sierra Sky Park Policy Plan defers designated land uses to
the underlying community and general plans. However, the Sierra Sky Park Policy Plan
regulates uses and restricts the height of structures within its plan area.
The site was originally zoned AE-5/UGM (Exclusive Five Acre Agricultural DistricbUrban Growth
Management) and R-A/UGM (Single Family Residential — Agricultural DistricbUrban Growth
Management) zone districts, however according the Government Code Section 66410 (State
Subdivision Map Act), in order to approve a parcel map the zoning of the subject site must be
consistent with the adopted General Plan and any applicable community plans. As a result the
applicant filed Rezone Application No. R-05-020 which was approved by the Fresno City
Council and adopted as Ordinance No. 2005-91 on August 23, 2005. The rezone application
requested to rezone the subject property from the AE-5/UGM (Exclusive Five Acre Agricultural
DistricbUrban Growth Management) and R-A/UGM (Single Family Residential — Agricultural
DistricbUrban Growth Management) zone districts to the R-2/UGM (Low Density Multiple Family
Residential DistricbUrban Growth Management) zone district. Pursuant to Table 2 "Planned
Land Use and Zone District Consistency Table" of the 2025 Fresno General Plan the R-2 zone
district is consistent with the planned land use designation of medium-high density residential.
All comments and requirements from the appropriate agencies have been addressed in the
conditions of approval dated August 23, 2005, for Vesting Tentative Parcel Map No. 2005-07.
Approval of a tentative parcel map is subject to the Planning and Development Department
Director finding the map is consistent with the officially adopted plans and policies of the City of
_ Vesting Tentative Parcel Map NoO005-
07
August 29, 2005
Page 2
Fresno. Staff has reviewed the proposed design and improvement of Vesting Tentative Parcel
Map No. 2005-07 and has determined that the map is consistent with adopted policies as
described below.
REQUIRED FINDINGS
The in study prepared for Environmental Assessment No. R-05-020/TPM No. 2005-07
considered potential environmental impacts associated with the rezone application and parcel
map. The study indicates that the project, if approved, would conform to the land use
designation and land use policies of the 2025 Fresno General Plan and is.within the scope of
the Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of
conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
10130) dated May 26, 2005, which incorporates a MEIR Mitigation Monitoring Checklist.
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
improvements 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 Findings Nos. 2-5, below, is made in the negative.
1. The proposed parcel map, together with its design and improvements is consistent with
the Bullard Community Plan and the 2025 General Plan and which designate the site for
medium-high density residential planned land uses which is consistent with the R-
2/UGM (Low Density Multiple Family Residential Distrid lUrban Growth Managemeno
zone district.
2. The site is physically suitable for the proposed development because of the flat terrain of
the site and adequate access and drainage on and off the site. The Fresno Metropolitan
Flood Control District will require that the drainage from the site be diverted to the future
Master Plan Facilities.
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 pubic 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.
Vesting Tentative Parcel Map N�005-07
August 29, 2005
Page 3
DIRECTOR DETERMINATION
1. Based upon the above analysis, the Planning and Development Department Director
finds that Vesting Tentative Parcel Map No. 2005-07 dated April 28, 2005, is consistent
with the applicable plans and policies of the City of Fresno.
2. The Planning and Development Department Director hereby grants approval of Vesting
Tentative Parcel ,Map No. 2005-07 subject to the conditions of approval dated August
29, 2005, to become effective on August , 2005.
P. Yovino Date
fi
City of
DATE: June 2, 2005
TO: Paul Bernal, Planner III
Development Department, Planning Division, Current Planning
THROUGH: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Gregory A. Jenness, Senior Engineering Technician
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2005-07, North Brawley Avenue and West Kadota Avenue
PUBLIC IMPROVEMENT REQUIREMENTS
The Public Works, Traffic Planning Section, has completed its review of Tentative Parcel Map 2005-07,
which was submitted by Rabe Engineering Inc., for Image Homes, Inc. 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 survey monuments within the area of construction shall be preserved or reset by a person
licensed to practice Land Surveying in the State of California.
• Repair or replace all existing damaged and /or off-grade offsite concrete improvements in
accordance with the Standard Specifications and Standard Drawings of the City of Fresno,
Public Works Department.
• �,Submittal of engineered construction plans to the Planning and Development Department for
approval must be made prior to the final map. All required signing and striping shall be
installed and paid for by the developer/owner. The signing and striping.plans shall comply with
the current Caltrans standards and be submitted as a part of the street improvement plans.
• Additional offsite improvements will be required at the time'of future site plan review.
• Curb ramps are required at all corners within the limits of this parcel map.
• Underground all existing offsite overhead utilities with the limits of this map in accordance with
Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. (Under 10 Acres)
Major Streets:
North Brawley Avenue: Local
1. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard
P-5.
2. Construct 18', from face of curb, (or to the center of the street, whichever is greater) of
permanent asphalt concrete paving in accordance with Public Works Standard P-50.
o.
- 1 —
LATraffic Planning Section\Parcel Maps\TentPM200507 N.Brawley&W.Kadota.doc
y
�N-
3. Construct an underground street lighting system in accordance with Public Works Standard E-2
within the limits of this map. Spacing and design shall conform to Public Works Standard E-9 for
Local Streets.
West Kadota Avenue: Local
1. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard
P-5.
2. Construct 18', from face of curb, (or to the center of the-street, whichever is greater) of
permanent asphalt concrete paving in accordance with Public Works Standard P-50.
3. Construct an underground street lighting system in accordance with Public Works Standard E-2
within the limits of this map. Spacing and design shall conform to Public Works Standard E-9 for
Local Streets.
4. Vacate 10 feet of right-of-way along West Kadota Avenue, prior to building permits.
West Calimyrna Avenue: Local
1. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard
P-5.
2. Construct 18', from face of curb, (or to the center of the street, whichever is greater) of
permanent asphalt concrete paving in accordance with Public Works Standard P-50.
3. Construct an underground street lighting system in accordance with Public Works Standard E-2
within the limits of this map. Spacing and design shall conform to Public Works Standard E-9 for
Local Streets.
4. Dedicate 30' of property, measured from center line, for public street purposes within the limits of
this map.
UGM:
This Parcel Map is within U.G.M. Major Street Zone C/D-2.
- 2—
LATraffic Planning Section\Parcel Maps\TentPM200507 N.Brawley&W.Kadota.doc
C fty Of
DEPARTMENT OF PUBLIC UTILITIES
DATE: -May 4;,2005
Planning,and Development Department, Advance Planning
FROM: DOUG BECKER, Supervising Engineering Technician
Department of Public Utilities, Planning and Engmeenng
SUBJECT SANITARY SEWER AND WATER REQUIREMENTS FOR VESTING
TE NTATIVE PARCEL MAP 2005-07
General'
PM-2005-07 is located on the west side of North Brawley Avenue between West Calimyma and West
Kadota.Avenues.
Sanitary sewer service
The nearest sanitary sewer mains to serve the project are an 18-inch main located in North Brawley
Avenue and an 8-inch main located in West Calimyma Avenue. The following conditions shall be
required to provide sewer service to the project.
1. Construct an 8-inch sanitary sewer main in West Kadota Avenue from North Brawley Avenue
west across the project frontage.
2. Separate sewer house branches shall be provided for each lot created.
3. Public sewer facilities shall be constructed in accordance,with the Department of Public Works
standards,specifications, and policies.
4. Sewer Connection'Charges are due and shall be paid for the Project.
Water service
The nearest water mains to serve the project are an 8-inch main in West Kadota Avenue and an 8-inch
main located in West.Calimyma Avenue. The following conditions are required to provide water
service to the,project.
1. Separate water services with meter boxes shall be provided to each lot created.
2. Water Connection Charges are dup and shall be paid for the Project.
3. Public water facilities shall be constructed in accordance with Public Works Department
standards; specifications, and policies.
F
standards, specifications, and policies.
County of Fresno
i Department of Community Health
C Giang Nguyen,Interim Director
Q� 1856 p
May 3, 2005 D 999999999
L00010471
'�Av 1 � 5 2oQ3 PE 2602
Paul Bernal
City of Fresno Planning Division
Development Department Development Department
CITY OF FP�ESN®
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
PROJECT DESCRIPTION AND LOCATION: Request to rezone approximately .98
acres on the west side of North Brawley Avenue, between West Calimyrna and West
Kadota Avenues from R-A/UGM and AE-5/UGM to R-2/UGM zone district; and
subdivide into four parcels10,200-11,300 square-feet in size.
APN: 507-330-39s, 40s Zoning: From R-A/UGM & AE-5/UGM Address: None
To R-2/UGM
Recommended Conditions of Approval:
• Connection to City of Fresno community water and sewer systems shall be required.
• The Fresno County Department of Community Health is concerned that abandoned
water wells are not being properly destroyed, particularly with respect to new
development projects. As city boundaries expand, community services are provided
to areas originally served only by individual domestic and agricultural wells.
Improper abandonment-of-such.wells-,presents_a significant-r.isk,of,,contaminating.the _
city's community water supply. For this reason, when development occurs, it is
extremely important to ensure the safe and proper destruction of all abandoned
water wells.
Prior to destruction of any existing agricultural well(s), a sample of the upper most
fluid in the well column should be sampled for lubricating oil. The presence of oil
staining around the well may indicate the use of lubricating oil to maintain the well
pump. Should lubricating oil be found in the well, the oil should be removed from the
well prior to placement of fill material for destruction. The "oily water" removed from
the well must be handled in accordance with federal, state and local government
requirements. Transportation of these materials on public roadways may require
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3357/FAX(559)445-3379
Equal Employment Opportunity•Affirmative Action•Disabled Employer
_ Paul Bernal
" R'05-020/TPM 2005-07
May 3, 2005
Page 2
special permits and licensure.
The Department of Community Health is available to provide consultation in
cooperation with your city in order to encourage the proper destruction of wells and
safeguard our water quality. City staff may contact Ed Yamamoto, Environmental
Health Specialist, Water Surveillance Program, at (559) 445-3357 for more
information.
REVIEWED BY:
Kathleen Poyer, Environmental Health Specialist III
-(559) 445-3-357
kb
cc: Ed Yamamoto, Environmental Health Division
TPM 2005-07 Image Homes
Pacific Gas and
Electric Company
Corporate Real Estate 650"0"Street,Bag 23
South Valley Land Services Fresno,CA 93760.0001
May 3, 2005
Development Department U 1A-C NIED
Engineering Services Division
Land Division Section MAY 0 4 2005
2600,.Fresno Street, Room 3043
Fresno, CA. 93721-3604 Planning Division
Attn: Mr. Paul Bernal Development Department
cliY OF FRF-SNO
Dear Mr. Paul Bernal,
We have reviewed`'Tentative Parcel Map No..2005-07.
PG&E requests that a Public Utility Easement (PUE) be incorporated within all
access easement(s) as shown on said Parcel Map.
If PG&E has an existing pole line facility that serves the property and the existing pole
Iine crosses proposed property lines (and is not covered by an existft easement), it
is the property owner's responsibility to provide PG&E with adequate rights-of-way.
PG&E is available to assist the property owner in making the determination if an
easement will be necessary. The property owner or their agent may contact the
undersigned for assistance.
PG&E has"determine that our records show no gas or electric transmission lines in
the area.
Existing gas or electric facility, relocations necessitated by,,new street improvements
(which are required as conditions of a development's final acceptance by the City of
Fresno)will be at the expense of the developer. ,
Thank ou .for the.o - ortuni to-review the.plans of this,Tentative Patcel Ma If you
Y PP ty p �P y .
have any-questionsi please contact me at 263-5167: z
-
Sinc rely
yle Patten
Land Agent
OFFICES OF -- -
LlT ,(PATI OI�TE �I► + �R Cts
PHONE(559)233-7161
FAX(559)559)233-
.�R ( _
2907 SOUTH-MAPLE AVENUE
FRESNO,CALIFORNI 5 2218•
Your Most Valuable Resource-Water FED)
-
--May-2, 2005
- MAY g 2005 -
-- - Planning Division --
- Mr, Paul Bernal Development Dcpart.ment
CITY OF F11ESNO
City of Fresno
T— �-. -
-Planning and==Dev-elopmen -i'�ept. -
-2600 Fresno Street -3-`- Floor -
-- Fresno, CA=93721-3604
RE: VTPM No. 2005-07
- Dear Mr. Bernal:
r .FID's.comments and requests are as follows:
-= i s FID does not own, operate or maintain any facilities located on the applicants property.
_ _ _..
2.- FID-expects no adverse impacts frorn the approval of the subject proposal.
-- -Thank you for submitting-this for our review. Please feel free to contact me with any questions
- -or concerns at 233-71=61 extension 317 or bjohnsongfresnoirrigation.com.
- Sincerely,
Bret-Johnson
--- - Engineering Technician I
-.x_Agencies\City\VTPM2005-07
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
'; "" DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
Street Narte Review
TPM-2005-07 5-2-05
Street Name Status RequiredChange
West Stuart Avenue Good
West Kadota Avenue Good
West Calim rna Avenue Good
North Brawley Avenue Good
North Gentry Avenue Good
's
r Planning & Development Department...!
2600-Fresno Street • Third:Floor= Nick P. Yovino-
Fresno, California 93721-3604 Director
; c
(559).621-8277 FAX (559) 488=1020
March 28, 2005 ;' $ Please reply to:
Paul Bernal
(559)621-8073
Rabe:Engineering, Inc.
2021 North Gateway Boulevard
"'resno, California 93727
SUBJECT: VERIFICATION FOR VESTING TENTATIVE PARCEL�MAP NO. 2005=07 FOR
PROPERTY LOCATED ON THE WEST SIDE OF NORTH BRAWLEY AVENUE
BETWEEN WEST CALIMYRNA AND WEST'KADOTA AVENUES
In accordance with-Section 12-1005,of the Fresno Municipal Code, the above-noted tentative
parcel map application, has been reviewed for completeness of form and content. The map, as
submitted does not provide-all of the information necessary to consider the application as
complete. The attached checklist and marked-up copy of the tentative parcel map indicate the
information that must be added"or modified in order to render the tentative parcel map complete
and acceptable for processing.
Please refer to all items on the check list with this symbol.
Prior to submittal,`p/ease submit two copies of the revised tentative parcel map
for pre-filing review. ....
When the tentative map is correct and acceptable for processing your submission should consist
of 25 copies (provide one 11".x 17" in addition) of the tentative parcel map.
Should you have any questions or require additional information please contact me at the
number listed above.
Sincerely,,
PLANNING DIVISION
Paul Bernal
Planner III
Enclosures: Verification Checklist for Vesting Tentative Parcel Map No. 2005-07
Vesting Tentative Parcel Map No. 2005-07
i
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager JOHN ALLEN
Planning & Development Department P.O. BOX 25427
City of Fresno FRESNO, CA 93729
2600 Fresno Street -
Fresno, CA 93721 ,
MAP NO. 2005-007 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) AC " DRAINAGE AREA " AC $1,391.00
DATE DRAINAGE AREA " - -
TOTAL FEE $1,391.00
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 O
typical for,the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plandrainage system facilities is
credited against the drainage fee obligation.
2005.007 5469 E.OLIVE -;FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4;
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation,reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to adjacent roadways.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 H 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development-shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan Final Map
X Street Plan Water& Sewer Pian Other -
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No..2 hereof will
provide permanent drainage service.
c. Permanent drainage service will not be available. The District recommends
temporary,facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within.a 500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy.
X Does not appear to be located within a flood prone area.
2005-007 5469 E.OLIVE - FRESNO,CA 93727 (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
j 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
of construction projects disturbing one or more acres, and discharges associated with industrial
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 drains stem, and meet water qualitystandards. 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 allotice of
Intent to be covered and must pay a permit fee to the State Water Resources Control '
Board (State Board); develop and implement a storm water pollution prevention plan, 0
eliminate non-storm water discharges, conduct routine site inspections,train employees
in permit compliance, and complete an annual certification of compliance. ■
- O
b.. State General Permit for Storm Water Discharges Associated with Industrial Activities.,
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
Resources 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.
2005-007 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office)to
:meet the requirements of the State General Permits,eliminate the potential for non
storm water to enter the.municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other,agencies;'
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
AIL
erald E. Lakeman Project Engineer: ckns
District Engineer
C; RABE ENGINEERING, INC.
2021 N. GATEWAY BLVD.
FRESNO, CA 93727
2005.007 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
Our records indicate,that there is not continuous existing curb and gutter to convey runoff to the
Master Plan inlet located at Calimyrna and Stanford Avenues. The Developer shall be required to .
provide documentation and/or improvements satisfactory to the City of Fresno to allow for
conveyance of storm water to the inlet location.
Development No. TPM 2005-007
engr\permit\exhibit2\city-tpm\2005\2005-007(rl)
City
of
REPORT TO THE PLANNING COMMISSION
rnc �4► AGENDA ITEM NO. I%E
COMMISSION MEETING 7-20-05
July 20, 20 05 ROVED BY
- , doh,
FROM: STAFF, Planning Divl$iD.n DEPARTM DIRECTOR
Planning and Development rpartm t
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-05-020 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT
NO. R-05-020/TPM NO. 2005-07
TI SUMMARY
EXECU VE
Rezone Application No. R-05-020 is a request to rezone approximately 0.98 acres of property from the
AE-5%UGM (Exclusive Five Acre Agricultural DistrictlUrban Growth Management) and R-A/UGM (Single
Family Residential = Agricultural DistrictlUrban Growth Management) zone districts to the R-2/UGM
(Low Density Multiple Family Residential DistrictlUrban `Growth Management) zone district. The
property is located on the west side of North Brawley Avenue between West Calimyrna and West
Kadota Avenues. 'The subject property is located within the jurisdiction of the Sierra Sky Park Land Use
Policy Plan, the Bullard Community. Plan and the 2025 Fresno General Plan. The Bullard Community
Plan and the 2025 Fresno General Plan designate the site for medium-high density residential planned
land uses. The Sierra Sky Park Land Use Policy Plan defers designated planned land uses to the
underlying community and general plans. However, the Sierra Sky Park Land Use Policy Plan regulates
uses and restricts the height of structures within its plan area. Rezone Application No. R-05-020
would bring the subject property into .conformance with the Bullard Community Plan and the
2025 Fresno General Plan. The requested rezoning of the site is supported by staff and the Bullard
Community Plan Citizen's Advisory Committee.
PROJECT INFORMATION
PROJECT Request to rezone 0.98 acres from.the AE-5/UGM (Exclusive Five
Acre Agricultural DistrictlUrban Growth Management) and R-A/UGM
(Single Family Residential—Agricultural DistrictlUrban Growth
Management) zone districts to the R-2/UGM (Low Density Multiple
Family Residential District/Urban Growth Management) zone district
APPLICANT John Allen on behalf of Image.Homes, Inc.
LOCATION Westside of North Brawley Avenue between West Calimyrna and
West Kadota Avenues
(Council District 2, Councilmember Calhoun)
SITE SIZE 0.98 Acres
LAND USE Existing Vacant
Proposed Four lot single family residential subdivision
ZONING Existing AE-5/UGM (Exclusive Five Acre Agricultural
District/Urban Growth Management) and R-A/UGM -
(Single Family Residential—Agricultural DistricVUrban
Growth Management)zone districts
Proposed - R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management) zone district
REPORT TO THE.PLANNING COMMISSION
Rezone Application No. R-05-020
July 20, 2005
Page 2
PLAN DESIGNATION The proposed R-2/UGM zone district is consistent with the Bullard
AND CONSISTENCY Community Plan and the 2025 Fresno General Plan land use
designation of the site for medium-high density residential planned
land use
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR. No. 10130) dated May 26, 2005
PLAN COMMITTEE The Bullard Community Plan Citizen's Advisory Committee.
RECOMMENDATION recommended approval.of the requested rezoning application
and parcel map at their May 23, 2005 meeting
AIRPORT LAND USE The Airport Land Use Commission (ALUC)recommended approval
COMMISSION of Rezone Application No. R-05-020 at their June 27,2005 meeting
RECOMMENDATION
STAFF Recommend approval to the City Council
RECOMMENDATION
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
Medium-High Density AE-51UGM
North Residential &Public Exclusive Five.Acre Agricultural Elementary School
Facility/Elementary School DistricUUrban Growth Management
R-21UGMlcz
Medium-High Density Low Density Multiple Family
South Apartment Complex
Residential Residential DistricUUrban Growth
ManagemenUwith conditions of zoning
R-1lUGMIcz
Single Family Residential
East . Medium Density ResidentialDistricUUrban Growth Single Family Residences
Management/with conditions of zoning
AE-51UGM
Medium-High Density
West Residential Exclusive Five Acre Agricultural Vacant
DistricUUrban Growth Management
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-05-020/TPM No. 2005-07 considered
potential environmental impacts associated with the subject rezone application and parcel map. The
study indicates that the project, if approved, would conform to the land use designation and land use
policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact
Report No.. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130) dated May 26, 2005, which incorporates a
MEIR Mitigation Monitoring Checklist. This environmental finding.was properly published and noticed
on May 26,:2005, with no comments received.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-020
July 20, 2005
Page 3
BACKGROUND / ANALYSIS .
Rezone Application No. R-05-020 proposes to rezone approximately 0.98 acres of property from
AE-5/UGM (Exclusive Five Acre Agricultural District/Urban Growth Management) and R-A/UGM (Single
Family Residential — Agricultural District/Urban Growth Management) zone districts to the R-2/UGM
(Low Density Multiple, Family Residential District/Urban Growth Management) zone district. The
applicant has filed this rezone application concurrently with Vesting Tentative Parcel Map No. 2005-07,.
which proposes to subdivide the subject site into four single family residential parcels. Pursuant to the
State Subdivision Map Act, in order to approve a parcel map, the zoning of the subject site must be
consistent with the adopted General Plan. The Bullard Community.Plan and the 2025 Fresno General
Plan designate the subject site for medium-high density residential planned land uses. The subject site
is currently zoned AE-5/UGM and R-A/UGM, which according to Table 2 (Planned Land Use and Zone
District Consistency Matrix) of the 2025 Fresno General.Plan,_is not consistent with the medium-high
density residential planned land use designation for the subject site. Therefore, the subject property
must be rezoned to the R-2/UGM zone district in'order to facilitate the parcel map subdivision.
Bullard Community Plan Citizen's Advisory Committee
The Bullard Community Plan Citizen's Advisory Committee reviewed and recommended approval of the
requested rezone application and parcel map at their May 23, 2005 meeting.
Fresno County Airport Land Use Commission
Given that the subject property is within the Horizontal Surface zone of the Sierra Sky Park Land Use
Policy Plan, the Fresno County Airport Land Use .Commission (ALUC) conducted a public hearing on
June 27, 2005 to consider the rezoning application. The ALUC approved Rezone Application No. R-05-
020 subject to the recordation of an Avigation Easement and Agreement, which acknowledges the right
of overflight of aircraft and limits the height of structures and uses on the subject property. The required
Avigation Easement and Agreement will be prepared and perfected as. a requirement of the tentative
parcel map for the subject site.
Land Use Plans and Policies
The goals and policies of the 2025 Fresno General Plan and the Bullard Community Plan encourage the
revitalization of established urban neighborhoods by identifying infill areas where there is an opportunity
to develop housing in an attempt to maximize efficient use of the land. By concentrating new
development on vacant parcels located within established communities it is anticipated the overall
quality of the urban environment may be improved by encouraging a vibrant and livable community.
Thus, this application will further promote development of bypassed parcels.
Sidewalks and Streets
The applicant has also submitted Vesting Tentative Parcel Map No. 2005-07 requesting to subdivide the
0.98 acre site into a four lot single-family residential subdivision. In addition, the applicant will be
required to improve North Brawley Avenue and construct concrete curb and gutter within the boundaries.
of the parcel map.
California Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has reviewed the proposed rezone application and parcel map and has indicated in their letter dated
May 2, 2005, that they have no comments.
REPORT TO THE PLANNING COMMISSION
Rezone Application No.R-05-020
July 20, 2005
Page 4
CONCLUSION / RECOMMENDATION
Based upon staff's review and analysis of this request, it has been determined that Rezone Application
No. R-05-020 can be found consistent with the,planned land use. - Therefore, staff recommends the
Commission:
1. RECOMMEND APPROVAL to the City Council of the environmental finding of Environmental
Assessment No. R-05-020/TPM. No. 2005-07 dated May X26, 2005, that the project proposal
conforms to the provisions of the 2025 Fresno General Plan. Master Environmental Impact
Report (MEIR No. 10130).
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-05-020 to rezone the
subject property from the AE-5/UGM (Exclusive. Five Acre Agricultural District/Urban Growth
Management) and R-A/UGM (Single Family Residential — Agricultural DistricUUrban Growth
Management) zone districts -to the R-2/UGM " (Low Density Multiple Family Residential
DistricVUrban Growth Management) zone district.
KAMaster Files-2005\Rezone\R-05-020&TPM 2005-07 Brawley&Calimyma\R-05-020 Planning Commission Report 7-20-05.doc
Attachments: Vicinity Map
2005 Aerial Photograph of Site
Exhibit "A," Vesting Tentative Parcel Map No. 2005-07, dated April 28, 2005.
Letter from Caltrans dated May 2, 2005
Environmental Assessment No. R-05=020/TPM No. 2005-07, Finding of Conformity to
the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
10130) dated May 26, 2005
SAMPLE
*
.
r rp,, r* tz t"
,`. �., ,�`+t r"
tEr'
f
a.��qaa y.'W^'.:.' vvw'1�+t�4k *.}„'z�7 a a»^ `sx,3'k�:`',"a✓"` 'fir�� r x * ➢ #3+ ~F Y v '�,2 "�,�m� �+�"',�3j :,:,ate� �'' �' ,a, t74�t�a. rM 4
` +., #:x t, :z,.c "r� r max..€ :c; s$ `�.+'• a '" F �`t'$?` "k x �"+e' � ��. taxa* a�` y at
��;
xr u�.:,.5j�'' ab$�4, r�'z"v" �zr -k"" `'x.�.:¢ v�.(�"��'�',�Rd��•.-*v,�a `'�s�' :�- nor r �3«�c.s�,._in��7 x �;# �` �a ra^',�+,.r ��-� ?Y�.�r�'s �•?;�"z��ye3 r't
v
��
hU. W - - STUART STUART
aC'
'g 'a'1„fa':TM�.,n #r"'
.�§vow x +W 3'
VF
"5 y 1
s est a n �
,+ w`?d .. " 3.+R
sr*+
i s oxo
rr '� .s �§tet , 7.Ftp x
544 "e- '.�h""z
y
rnv � s�v�
KADOTA
rY + .ri x
6�x j v -^+.,u.
..� + ''y �r`` d144'""3
an
M *E�t ati°C z
Z
��� z'� ,z
W
O "0' "'"� T'i'
t4>n�t{'; p
'u�z3�$"'$a S `r ��i`a-:a •'� 1„ Y ,+,7��T -
Ox .�o-, -a. W:
a r
Z d"a`r, l{�',- `k ,+ m r<a .r,Yd'$ ar a J #ro-
3�i F :� {b .,f. `k
yi �- r. k.l ✓ .e^a p v^,.
, -z � NO
MESA
Z�n� V � "T 4' &. fix-v" .. �: ,*�. tM'R+a«z._ k -` 'fS ' d'k'�t;
=��� a.� �s"dr;r�'
CALIMYRNA CALIMYRNAw t
� r ray
. ��t.,, � '���,{kdt�k����-ir's °$tL �� d �u�•,r re, :� ,}t�_ 'S'n "#x g�x°�' "ry'ti, sti �i ?� z+�a�r�;' -
r
Fbl" ,za.
-
�+
n a t 7 - 1 N, a ;;.a. ,e' k d d. 4 3 ~* t""sw,e
�
�' aS,.�`�Y�A �}�tq Y ,. si��.2 ��� ��� y, �3k�'�'Mit 4"'+'y yxf � tr✓1....� ,+3 !"}'"� {ti '�F`� Y -.}� � � - _
TS
Ing"',
�;k�lr'�+`�� a���'� :,�,a�;a•�.,"sy{,t�`��''; %� �rxc. y�°�a.I rF',z �`� ' P:`, �u���", k} "���#`m i t''�`�"�w�s aw
LEGEND
Subject Property "^r U.G.M.Area
VICINITY YUkP PLANNING & DEVELOPMENT
N DEPARTMENT
REZONE APPLICATION NO. R-05-020
From R-A/UGM,AE-5/UGM to R-2/UGM A.P.N.:507-330-39Sg0S
ZONE MAP: 1846
4022 W. CALIMYRNAAVE. NOT TO SCALE BY/DATE: J.S. / 4-28-05
xa ti tf ,.�
w'�
1 �rrtk
M'.,
�-
w c zN �: a?K rs 7 r Ms_. a 4 ti I �r a
v'i u � ;• a;w�v�'�`w
"fit�;p4�4.�,d t ��b x,k•%��N�t -��� .�`� � ' � .��-yE� 1 � ���." ,w✓ a
�"N�ro_ ���� [i.�c a* �l`bt,1�r'� ry•���q'S+:",~ r� :al, a s� .r" � � .y, � �9�'' b��'� ��.r
{ qy��, ^V y :Y M'„. „}y f'.T �{ r:•_ 11` ICU'yr �i�.SGr Yr l -
v" �y �i"„t 3'f„T�}Mwy �S`:Fi.'� s�. ,.����,+��":r��e'i3�° Y"� �tS"'4")."ap�` �"�',f.+k M?" '�~�C,� i`q,.•�g4 �• 1�] xbR'a'- c,•� � .4 �r.. �"
3,� r h>r r�l� +_,�'sw-+•-...i�7� �^a;`Nark.-° ��d 4r.a'� �.�Jx� �� '����FYL'�-..... fix.��'���'✓+.�-9^���in��{y�' y � �� ..w.,t�
-�,
W y�a+ iz
a- v
low
o '"tk', a✓4
yAj.aa
�`.. f r�j't. � �,„ i; na aw4� � s k ri' r'a�..�rn a�s "�h. .# ";.J w�•:. 1
'=kw ��,e�wr x^'�: } r}}-`s�.. �.� r 'r" '{� '` .� �S�`� .,.K�� '�'�zn�•"Qtt• '3�- � "�,;r'1� ��} r � s.
✓g l a. f y".s. .t y,t ,r,,.rr. 1K' a r t �
dY
shy
T rl
•
4
m
�"•fW'�4
,.,«e` fi•'`4a�,^ zta z '1-a"G'#a`,: ta� ,,�,v,5..•. r 4r f,.CKy„ � e;-y"{ Cfi
�,d!N .k r�z"�*��l'ab.��'� >ti �� �»�„•'�. �a�``�'3+ ,'��`�.�? .:�'; ".
i. - try ! ,.:. s.7=-:-d`-m ' w '`d3- �.r �w.�r•.... xt ^ >,,�""w. ,z` t t �s ' ' s y,ti L.
p
4,x �s�■ ��� t�� �� � � ��ra�uaRr Iliat�nn�:�r ;�. �,a� ��iti ��� w � ���-
%h `�`.�i��"�L aaf *, ��' �+�,��:e�`"�y t� a'� �Lt�`�` r+ .t `� �s,,+•k� ��� �r�: y S s,�; �s4aan .z�r ,!" '�r�t",�} `k��u � #msµ>-y a�',�;
t" `by � b �� z F s�m^ xJ, I'� s,w,l{,•.-*M `2 td.�.:`,' � �� ��.," * "$,�" 'w '
%S i k `air " W.-:,'� Y tr' *, iT r - P.s};frv*5'�y :,-"": i S r, `r a'25b T ?`Ep k"Y'rrt r E ,� }:fJ",ir 4an t•r
�°�` 4".. ",�""'.� x,�a ;• .ecx� 3 air 1 '' o rt"�"i+a .;•� P fti. a' ,}Ki" r',�', .x� "`r'L� �v 7t �s x��S'�1 � is
��dT'MAP
� ,�"� Cs�r .��.,.�.,,�r q•�� y P���""� e>��xJ �,}� +«s.7'-- e:��'� wN '� �a"$�r 3 �y,'� 4'�'1r�YF;- s.4:'y�1 x.
7777'-` "In
y:
5 '4
T G �
HIS
t {
b ' v- z
{ r n ,Q YAY�rT
T
y
p,
+d ff
l
a
x ;dam' *vf P
gv� RM
� 3..r
;� �S i t ray q^�j�,a`.r� ,� q,i4iL.w"��a�: �s�Y•s "��z� ..�'t�rr °i',+7c�.w� :C. tv�.
yy $Pv
dryE � � 4 rbka �Y+ s
IS
d
' �;�,.�.Hr.. E tw...a'�..�i{'t��� `,�bxu...H�,. '', � �•�•. ."., u_a.:`crx �T, tie�
BK1-¢62(BSS)7rd CeeL-zei f0-W�B
ONS3(13 30 .
Lusa t7'01MM VA99 XIAMTD n MIX - ° UID 1
- In
680A7A8LIT m1�"1!018718tlM7 M= � -
�IdI V 8 LO—SOOZ 'ON dVPV $
7308V'd 3N1V'1N31 ONI1S3A
_ .°rA ��AB s°y4�ry BIW roH v
cr—
CL al�ytv' 02.� LSI dS�yE �j 'Q� SL
RE 25.
CN
W
SIP
R 6o�e _ W 191 W 9 �Rgs
EL4 t:
-► Q �a � � �� � ������ �N ��Y� ��3� 3 ins a¢ �Es��£��� � . e�'�a
8� oGi
3IIN3AV x8mn HISON
w
v ads.
'z -ltlIlN3 IS3a )d]SN33 vimmW Bf 12)WIS10 3NOZ l-a -
6 - z _
E 0'3 BB'78 LB S30Vd a
1e Ob eC yV'Id 30 S 3WII'l0A • 9C sc
{ I V) srsr •o iwai I v be
QHis ads ads aes ads ads ads His
a
1 V
Y
N
LU —� Bl.M3M35 MH 1
I - � - 3M7 L3LYAt 7NLLSIA3 ,
- - -� - •• - - .• _ - ef^^.53504`GAi _ .
--
T- a o Q�No N I I
I i ► � � � .-I S��e � L, I
_n I u•I a �' L.wal I .IL.tT'. , " I i \_\
Alt
- I- cn
I `' cc
a
I a o Z--
1- ---- z- -
r0.+rn
VI. _I
O
m mi i
U
e I I tv
< x OB � a _ =
3.1
z-�-r- -o--1 I� 1----0----
CL
i /r—tel
o
1 `•1 I I
o `�
Za4-
a J
+ - MAY. 2.2005 10:42AM CAL TRANS PLANNING 0:931
CITY OF FRESNO - PLANNING AND DEVELOPMENT DEPARTMENT
REQUEST FOR COMMENTS, CONDITIONS, ENVIRONMENTAL ASSESSMENT,
AND ENTITLEMENT APPLICATION REVIEW OF
REZONE APPLICATION NO..R-05-20 AND VESTING TENTATIVE PARCEL MAP NO. TPM 2005707
—� Return Completed Form to;
Caltr•aps Paul Bernal Planner III : 621-8073
P ph
Planning & Development Department
MAY _ Z 2005 , 2600 Fresno Street,Third Floor. .
II,
Fresno CA 93721-3604
PROJECT D [ON:
Rezone Application No. R-05,20 is a request to rezone approximately 0,98 acres of property located on the west
side of North Brawley Avenue, between West Calimyrna and West Kadota Avenues from the R-A/UGM(Single Family
Residential Agricultural DistrictlUrban Growth Management)zone district and the AE-5/UGM (Exclusive Five Acre
Agricultural District/Urban Growth Management)zone district to the R-2/UGM (Low Density Multiple Family
Residential District/Urban Growth Managemen)zone district. The rezone application would allow the subject property
to be subdivided into four single family parcels (Vesting Tentative Parcel Map No. TPM 2005-07).' The two
applications were filed concurrently,
APN: 507-330=39 S &40S ZONING: From R-A/UGM &AE-5/UGM to R-2/UGM ADDRESS: No Address Assigned
DATE ROUTED: April 28, 2005 COMMENT DEADLINE: May 08, 2005
/f no response is received by the comment deadline,It will be assumed you hove no comments to submit.
WILL THIS PROJECT AFFECT YOUR.AGENCY/JURISDICTION? (If yes,specify.)
SUGGESTION(S)TO REDUCE IMPACTS/ADDRESS CONCERNS: MAY 0 2 2005
Planning Division ,
Development Department
CITY OF FRESNO
RECOMMENDED CONDITIONS OF APPROVAL
o
IS ANY ADDITIONAL INFORMATION NEEDED FOR YOU TO COMPLETE YOUR REVIEW? (if yes, list specific
information,):
REVIEWED BY
Name acid Title Telephone Number pate
Bullard Com unity Platt S^
Attachments: Application.Vicinity Map
CITY.OF FR_ ,NO - ENVIRONMENTAL ASSESSML-.4T I INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
L
Pursuant to Section -21157.1 of the California Public 'Resource Code DATE RECEIVED FOR I ING:
(California Environmental, Quality Act) the project described below is 20UP5 HAY 2E? P� 3: S5
determined to be within the scope of the Master Environmental Impact.Report
1 .
(MEIR) No. 10130 prepared for,the 2025 Fresno General Plan CITY CLERK. FRESNO ck
Initial study is on file in the Planning and Development Department, City Hall;
2600 Fresno Street, Fresno; California 93721
(559) 621-8277
Applicant: Initial Study Prepared By:
Image Homes, Inc. Paul,Bernal, Planner III
997 East Wimbledon Drive May 26, 2005
Fresno, California 93720
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-05-20/TPM No. 2005-07 West side of North .Brawley Avenue between West
Calimyrna and West Kadota Avenues.
(APN: 507-330-32S & 40S)
Project Description:
Rezone Application No. R-05-20 pertains to approximately 0.98 acres of property located on the west side of
North Brawley Avenue between West Calimyrna and West Kadota Avenues, proposes to rezone the subject
property from the AE-5/UGM (Exclusive Five Acre Agricultural District/Urban Growth Management [0.81
acresp and. R-A/UGM (Single Family Residential — Agricultural District/Urban Growth Management [0.17
acres]) zone districts to the R-2/UGM (Low Density Multiple Family Residential District/Urban Growth
Management) zone district.. The property is within the jurisdiction of the Sierra Sky Park Land Use Policy
Plan, the Bullard Community Plan and the 2025 Fresno General Plan. The Bullard Community.Plan and the
2025 Fresno. General Plan,designate the subject site for medium-high density residential planned land uses.
The Sierra Sky Park Land, Use Policy Plan does not designate planned land uses within its plan area.
Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General
Plan, the planned land use designation of medium-high density residential is consistent with the proposed
R-2/UGM zone district. Vesting Tentative Parcel Map No. 2005-07 is proposing to subdivide the subject site
into four residential parcels. The subject property is currently vacant and is surrounded by Figarden
Elementary School to the north, a residential subdivision to the east, an apartment complex to the south and
vacant property to west.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The recently adopted 2025 Fresno General Plan and the Bullard Community Plan designate the subject site
for medium-high density residential planned land uses. The requested R-2/UGM (Low Density Multiple
Family Residential District/Urban Growth Management) zoning proposed for the subject property conforms to
the medium-high density residential planned land use designation.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed rezone application and 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 currently vacant and surrounded by residential.
uses and an elementary school. . Thus, the rezoning and parcel map would 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 future development 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 No. : .130
Environmental Assessment No. R-05-20/TPM No. 2005-07
Page 2
May 26,2005
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 medium-high density residential planned land use
designation specified for the subject parcel. Based on this initial study, the proposed project does not change
the land use indicated for the subject parcel 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 staffs finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
G' a
Date
Planning
Planning Manager, City of no
Attachments: Environmental Checklist/initial Study for Environmental Assessment No. R-05-20/TPM No.
2005-07
Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment No.
R-05-20/TPM No. 2005-07
KAMaster Files-200MRezone\R-05-020 6 TPM 2005-07 Brawley Q CalimymaTINOING OF CONFORMITY COVER PAGEdoc - -
ENVIRONMENTAL ASSESSMENT (EA) r4ECKLIST
POTENTIAL ENVIRONMENTAL EF. _CTS
EA NO. R-05-20ITPM No..2005-07
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 QUILITY 1 11.7 Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors . 1 11.9 : Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 . . Adverse local climatic changes 12.0 : HAZARDS
1 12.1Risk of explosion or release of hazardous
3.0 WATER : substances
1 3.1 Insufficient ground water.available for long-term project 1 12.2 Site subject to flooding
use 1 ` 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water . 1 12.4 Potential hazards from aircraft accidents
1 • 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique,rare or 1 13.2 ' Creation of aesthetically offensive conditions
endangered species 1 13.3 : Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop _. vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of
1 5.1 Reduction in the numbers of any rare, unique or archaeological site
endangered species ' 1 14.2. Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6.0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel .
7_0 NOISE' 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8.0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1. Production of glare which will adversely affect
residential areas "0" Insufficient Information
1 8.2 Exposure of residences to high.levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
9.0 LAND USE proposed project in this category.
1 9.1 Incompatibility with adopted plans and policies ••1+ : No significant Environmental Effect
1 9.2 Acceleration of growth rate
1 9.3 Induces unplanned growth The proposed project will not have an adverse
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude.
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity ..2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which
capacity deficiencies are projected effect in this category, which is of sufficient magnitude to
1 10.3 Specific traffic hazard to motorists,.bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 . 10.4 Routing of non-residential traffic through residential area Environmental. Impact Report, and is mitigable through
1 10.5 Insufficient or poorly located parking project changes and conditions. :
1 . 10.6 Substantial increase in rail and/or air traffic 113" Significant Adverse Environmental Effect
The environmental effect identified in this category
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.
LL
. z}` atsx
5 a r �'-paa
W ` X l�J tr ldtg R
- r"'y�•`�^c ,CD
'+FTra..^
Ln
CD
"tt �.,7.t Via.''-ti r'' s �'' •7 d2'-G��s.: •v r
12
N .� i',�u��f"+ F� � �'1`'i��} ,<++ ��"£.��1'.aa£y'} '^I,s1 s'�y�y`�i'3o� 0
7ys� is ' A..s'' L �y�sus m
m 4 yri*�$# _ ,��`'ham.,
co
Q-
- O
Q ������1�; �"'2'�X� d _ '. R.�."i+Y9 C "CK`b n,�e •t
W W W
mCL C).
Z 0 C •c m 0 c - m 0 •C m
QW rnomCL �' omn m - mEo-
-� - mao 't` ma� 't` mao
`C a LL : o�> ? o 0)> o o (M>
LL n c m o c m. Qc. m
CD W in cpm rn c0 m cpm
U > - mm � n 7mm -0a � mm � n
C m = C m C m
O - 0- 0- m0 . CL CL m � - dHd -
z
W o c o c o c
W H E E
w ZZ o a, o c? o c ?
�.Z N W W
ncci C nm nN C
0 a v m J o cn v o w m o w m
d J `� - o C QW o �
CL
Q -
CL
H W C ow U
UZ .` cZ � ovW me � o (n - c» om a0co .- y >,
m -0 O m m c CE C m 0) - - =
Q W O m .. C' � rn C m fn_":•' .� rn O m U m w O d C m c`C _ _ - m N C
CL 0 cm
Jv o -0 - v o mQ p mW -0 cc oms . m o .:> > Q
75 C a
Z al-0 n m0 al c mo c
c m
Q m C ` V 3 "" 7 (�`0 _ U to m O V V O m C -
Z W 'w-. � r,a n m,N N fO d ! �Qm 15 .- N� N 3 0 0
LL -0 M m w O 0 N m U C w O. C m w vi cm O.
w � nod U :3C 3 W Wn � � �Q�-�° y � � � o E. m � m `> d
N = no C � _ ms � _ CL � _ C cmc E m � �
Z O m (V m O W -0H " W = E o _ W 0 LMC= CDc I I
O N N C7 C a`ni � o O mfr m CL (� c a�'i •o �ID ai Co
v UU
m O O 'O 'U C m -` C rn .U,C.N C Cp ,'U C.•— > m >,�
_ O Z c •U •O m w o d •p m W U O m m m U c ' m m
C ( CL CL O c '@ � O oa cL c = CL 'a m c ,E m o 3
W C) � u °� ? �' tn m 3 ' c o. � E c Co
� L. > C c`o � E m m0 c E 3 c (Dm CLD o-
.o mo 0 W m c(n N m E -' `° >�n m' m c� o .N m m � g
m m m �7O m o C c mC7 CL mC7 " (n m (M10
d m
Q CD r CL
7�' d W Lc Z - V_ (D Lw,�,O E L .. L � mL C m m
ti E O 3 >,m o C 3 >.� m m 3 > y C � M rnm
0 o0 � �. �� c= E - �- m o - m C O rn $ m
LLl ` Z c -00 � @0c CDow �a -0 (D n..0. U
6 �'g m °? °? o mm a? a: m o a� � L Emmy
U m ? rn c> >' o n �n c� ccnP E m c> > m n� w
U) c n O m
U >..L rn C C m _�. C C (0 O C C. .0 m m m.- L q- 'o
m -co) E Q O _ O Q '> O � n O O � rnrn m COn
p - m -0 C : (D v off m m oL c o. o. 5 C C o o,� a
Z �m �` m ~ d �Qmmom m - = :3 - m � � EDW •@o
m c-- N .. n C o C
7 m O_ q? C
CL odcmi �: � E cmi `0 :? � icm m cm moENoi � c m � � o @EL
C cn C4 m � p C 'C 7 m N 0 .—.- .. m m O � m CO'C
O O '� .0 O.L to 3 L .tn L 7- (`0 �L O m
E m 0 cm n ag o -C rn C rn m 0 .-o -N m U n io
N C N =. U QJ — = O. " V'N m m U N L_ m C C m t - c
C m m m m m O. C m m W L m m m rn m m 0.- U.
o� o E � E o:NU N o m c°� .o ycn 0 o y o�� 3 EU curio cg.
rnNd S n _ o O -- n : Oln mmmmo 1 I
W
'w
L Q Z .2, m w 7 C 3 C O J (n O C .O J O 04 -. O` U r Q m
O mE co mmm (D - m mm00)) mNul .mCCCl 30.�m
Z mQ > m E E > Er �� E EQ E Q>) dcn E EQ > �
CL Q ai nn O
E Q - Z. occ > 3m:w occrnC � O 0CC . ocm � o
W (n C C y y O m O N - N N O M y.. m y O m i0 O m O
�� O J a>ic `° cL E (D
_j Ec > w `° � � r .nYm
V c cv D O E 64m �.o m o o c .- > o .r m
a� > O C m m c E
F o 2 o.: z o 'D o � €� vni me v € E o -m nen
O C r O m .�. m ai E O m C m m .m 0 m N L m m m m - -
d U_ m 2 m n (n-0 � ._ m s, nobv E m s CL H : `�
4�t :G x�r�' .��i#x� St 1 �;.,�•'r xr '� nd �"
•FxN w,w,�'fx'�'i "ti d ty�r;X '•t' s�`r�r,"'rM S+z 6 _ "rr
�1 ,,fir inn 3k 4 y X X Y� MR
' [,•r. �:ran „��'rrc E.� �...}`Pkyii y�: n + i^` t' +�aWE
.. W X 3 r, ,S � 4 '„"Gi }Ff`u"k1+2 X rv+� {+`•1 X. FeN' VYa*_' X
§ h 4gax t �z[s dg S M 5�}Rv
y WAya {y
Q �'+j A 5 '$jtp"h, �j !lyx�3 t f"t�„+A iY ” f✓ .. k'" La �•',. 4
C�•r
t•'h ti k'! ..�a -xT a -�a*.'. `,7 � _ 'J kik a
V ` rrx w�a`°t-"� iS iia y'�-�t t"^..hv� ,` Srs�'ro p
x x� '� � .x '>,•y"t5 Ytl.'�.uH.c�-0S' i:;,,x y+. 7 Y t"',�44',
xa( L p Fla z p [ Nr� i t ?X �r
kl va n ��ek''1s {«. a+L7'err xa'• .�4,�7' M4� j
d m rT Kf �a q� h C tie � t TN rt Z,�' m
r •� rN ``i� s�iK� �tta udtc lz::ii7a n ,n' - s" "^,xa' ev,. - 7 �k $txs .� U
a,y«�,tr ,+�•t 3}Jra .yya�rk a. + `'�'% '-k'a�tt << hz�'F 't $ `�
Q ny t gds � Cy € 4 0CLQ
x�y, `,`yx� SSS hrs s, •ms's v*, M ,�`+
t•5, :4' `sl 3a''�,`a�^`$.P''g`�a,,'/+r r, r. a�a �' ss`�Y.ys
toe rt ,.=sJ Prf+ fr�.niw iq`Y! dt'..Y .,n.:iP'Je ak�^ y lr'yi.,•,.r' Sl w.'.F. 4'�. *ILU;r " - a Z
W W LL
V m o a: m-- n . 0)-- n 0) -,
m. m c c m C C m c C
_Q � C c E c c E c c E C c E
to O Cn O- 0 O 0 O
W m o m o m o m a
--� _ cc �-` m a o �` m"a o �` m a o
M Q � 0 > � 0 > � 0 > � o�>
� � CLS (1) ac a) pcm CLS (1)
Cl
0 W � ar c D �. 0 W a cl c) y c� c) W cc .
V_ U � � mm � aai :3 � a) :3 CCD :3 0
O al- a � o al- a cu at- a cu al- a cu
Z
W pm o�
W t` � E : m m ° o .
Z.Z >� > > CD m
�.Z y WW o= o oca c
W CU (1) m � 4) o mJ -
U
`o� 'a om - 'a: `00
� �. aim ac. `o4c) m CL W cu
�. -m - m
W o
U Z '� U) — cn o " O N U!n 4) m COO O c -C 'a 4) U) C 0 CD m N w
CL C7 •LLI 0 v y �cc�a w �? •o�L a� 0 c m 3 CO c :3. >>i E p) - c
m e ch m L 44)) c aa? >,c`-� y E > ( E �.( ate • a .o
0 4)•� 0— 0 >, c4 m 0 0. m L c c a? � y L rn � d Q
JZ °= w Ev � . oia W.- Ltd v m mem a3 cc c 4)
LU 0 ° > N m a > E�'3 =a) o ° � � -0 > m w a) mit p y
C U m c
Z LCL w. vi m o a) m 4) = a) m c a coj) n . D 0 C D v m 3 m n
LU IC V) – y 4) N m y �4 N C U p cc w m
4) '� m L 7 _ — my N
� ;� U - m 0 y w y rn y Cn w 4) -oO c4 •m caw m d-
Z O O - � O 4) '_0 C O O N uj Ea 0 vi 0 L w r L O • 4) tY
N CL a o mrnm ova) m o ° a) ym0. me cviv I I
p o �s me �, o 'o a) E E o m y c o -0 w m UD
c 0 nM Ca >%C = ca CO.. 0 m 3 c E � cpm 0 > -m 3 0
cII ` m > > >-0 0 o� _0 o o - o c r o 4Y) °
Z y y v�U Cn 4) 4) 4)L -m m -O w p a v 0 - O �-V -0 -
W 0 -
LU m a�miw m c ° 0 -c aim E -0 m .9v o co ° - .
c Y > 0 4) 0 U m y
3.
N N 3 � � _0 m o o_-y ° o_y N o c � m � E °w
Q Q E a E-0 0) 0 0 oL m .y w 0 m ? - � o Ca
W ma m m moi° p o 0 ' m m v m o) ao c0 y
C E U Uw y - p � 'C' 4) 3 d � W w C ,�;C 4) L
- N U 0 >% Cc 0 CD C w p L N o y •c -V- o E..�
CL 0 -0
CC p C m m. O cc � C -C 4) d N O CU 0 Q E c`9(D 0 ..` Cca.0 .m 0 m ` C7
t` 5 c 0 0w p m m � 0 w a cs o o c a0_o 0
N Q ca p C m to > a) m w O U 'm d a C -0 E 4)
mo o � ° m a) c d E c - a - .m (6 m e E aY co ? � -0 E a
y m m U v 0 ... a 0 4) 0 N L c m.O m— U Q ui p
Z � •6 3 cc m a"m m E U m p o ma- -' a 0 m m•c ca 3 a) c
.-. 0 m 0 C •�•C.� � •— o � � 4) 0 0 •E_ cc m ° 3 > C c C �
c = o = a- 0 x c c o f .E 4) 4) c m 0 -0.
CL � -C ° • m c o o m m a) c w - c w o rn g -E m
' _ 0 0 0 cca
�–D 7 cc N U o n V -0 �) cu 4; w L) ca c ca = >, p -0
U - 4)a E rn C 4) - m c0 •U 0 _ 0 4)
ca
N o _0 o ` - nm (n ° wtn �� (D o C 0 .c ncw° 0. am
- a y 4) m U w O 0 C O O N .0 co a E U w C C E - - p �)
C C 7 C V fO L > >O U CV N c a' a� p C 4) N.m -0 cc O 0 C C
Eo L = m w 0 am o 4) �' o y ac o a0 o nw m c >
O' a� c') w aLi E w m ° a) c m a 0 ccn� cn o c cn am 0. Qm
o a o > v� U m o.- 0 m
Z > —o O > d C= O C .c L m L > M m m (° -0 C C o
CD f0 '..0 `? C 4) O � N � O >%'E t N C Ca - 4) o ca d m
W y 5 to T.Ca m -O C d C cc C �. E -3 O > ^ E rt
CL O E a 7 c •— U m m N -
O L7 CO y U E ` °'U U 4) ` rn m C w •C'-`0 U o U > L 'E
V - -
LL C to ` > _m .�. 4) N L a 4)ch Z m 4) 0] • L to 4)
v > m 16m4) E0 tocwo liar Uc CL
CL mmm � .. m0v� 02 mco) co) E m75mca
,
�T„2 ,+ yF- X15-.c3 ,r h f rev J',:. k ra •✓-5t a�w.fr,44.. kw t` fir,,
k11 `'fin jg, F C'iN' {_S..N). PCS��
& 5 !)rx a 6ti r�ri4 fv� 3}*c r r
� 4r 1- L � 2'+ �'m`>D' �s',��4�Na �" x?e"�. '��I•'d4a as 4q� i1 x-
.
W X �'�, ��7 y7, t �'""'t' �'�d".�rS"'„ X ����'s.�`�-, ��. *w�a�.��y,r«�"�1 • .�/ ,�,k X it1h�
sS' r+r szk� � ''�`�`E�` °�, � t... riF` r',t'r u.fS+ i 3�t any � /� ,�:. sf�`-t•fi
O fix.04
Os � hafi ua 'xL7 � �e xis t y �x ae
a �Uu k G+�„�,', "� '�� '#4i` x+'�, 4tn 2•L1�' "�„4�v3'SJa`4v' r, rs�,. ,3azu `
N s a I 3 El ya v rtj d U O
�ra -�" ; x a.y'.f,�r n"+i'�F +�,�"FF 3; s1�` i �'r � t .�C..r`�c+"„'-r,y� i`"� k
9- 't `�"�:''ra,!' wte' `+st�±t d
-'�* i�q ^ X` X to O
Mai »-,. a
;; -+t'C
zxuty. � � +STs„ �F1 ',` -
�sfi '�T4'X'`"'ya '" r :
m
Vrt�.
M t w r
W
a
❑ ,�tik.tr +' ' t z3 i4 ' +xrrS 'sW, O.
eJgtr axnA w 'say* Si � ta ,c OQ
Q ,��s"`'�';:."��TM.«���s{'��� s�,w.� �,,.���vGa���, "�* al :�p�„� '�.����e�asW ��,��j� �"�� a�`�• � �
�cr'F , �s",g'x.y . .�H �2 .$vA-'k rG u' .d Z
N 1 'I
W m w U-
a)
Zm X .. � cCD
Q ❑ w m m o
M fL cc rna° ) Q o cc � c m `
CL c E
cl
CD O w 'c a) m c -0 CL
U > mmm U) a.-0 >
Z
w ,
C5 CL 0 0 LL 0 MCI
W I—
Z N W W c' 0) 0) a
87) 0) 0)00)
O a --i 0 0 v
CL J
VW o
Z my v o c �n o4 -0v -0 c m 3 S o ai �) uNi>.
Q w O r m m^ c c c c . d N ., c r c m
m a o �' °� E E Z u, m U •c o cm c
_ c E m E 3 0 a 'X 0 L m E qq CL m 0)
O . O @ f0 A M m .c c 0 a) a) 7 - -m W j _ " v Q fU0 °• a Q
J Z m L `�° o c °? rn°) M m (D o o f U o m o o c m
m m E d — 0.
QW C ¢ 3 a�j Qpm au, cin N >M r a � � 0 cy
1•- � O >� m -0 E c v > O m 'c a) c m m a) U) o - g c
Z :_. a) U 0 C y O a) c U y 7 O w a) > C > m o _ @ O
W LL' c y mL U E m 5 aci 0 :� .= -a o dU U 0)y
> f0 U) o (D (D Ern Em m dm mm °� d
ZNG w c O a) � uJmm ca.Ca a) E c � �
E S2 O c a o L v d m O '0
O N v � c o N m m m > s U '� �, y m c oW c Uc
(n aE LEy a) cy .'m c mo _L ONS m
-� c c m o o m L v rn" V d « o
c g d 0) y c Ern m c c o ai m LL o
Z m °� o cpm �� oo y O c moo. o a)
>
W o.E 0 p o as CL—,� r c '� o -m > >.V '0 a`)
LLJd' c c c � 0 c � � Q .0 > c ?
fn (nm Zvi a � �.cy �� C � p . c € c° N � > y� CC
W cs c.N (2.9 a3i m e v m cLi y m o� ��
G a) U m d a) •> '�°? : m.•L-• - m..y •� O_ N - c u0i m C m 3
O @ m O C O. '7 O N c E y a) m o) _ L
o O c m c ° UL 0 �E cm o y o :� Nv � r m (D o
NF- mo E ( y� acimo �.o � Em uiu) 5 co (n >.E mN -0 � d
Q m - vi E c E0)y m U o . E m 0mumi mow 'od
O C7 0@E .�'o Gm oMa>i m:3 $T ca w �aEi d c " E@ :3 oNc me �.
an d c -0 E c x d o� wv O
Z U 3 > 0 > c — ca a) 0 a) 0 U — Z y 0 c C
Ngo �� 3 � @O g - od .N.= o 3 �s @c � ,gym
9L •O M O..�_ U Z y c N � Q. 3 c > -0 o uJ > O CD uJ _ _ y _
M LD
M
c m m D 0 �0 m € Em a) oc o) a `� E c f0 aa� (D m E cL �-0
o d c m .m u, c " 0 a O a" � m cam .` ao E o E 'er 0 (D
N : O)U c m U 0- >:E ui C 0 (9 c N .c m a) c =.a ai d N N .�` d Q)
o cv o co c � c c c > m cti 3 c m o �° m m o a - o ._
O L 3 d O U c0i 0-v:O 0 a) N — U m C U d(D E-0 O �- m 'c CL c
C: 0m m _ @ v r u,rn — m
cpm c n cy cooa000 mo Em cm 000 o�ms ¢ N � � Qm
O gL >� � c .m � Eaad oc �) c c � `��°� d � � a_oc Nim mm
Z m � = C m c r m •@ d c O o m c o o)o m m � u, S E E Lu) m
.Q d y 7 O_0 -C = .y O_ " y-7 a) N C m 0).5N a) O C L d'- - (� W a) �` 3 - -
W oma03 (D cc � � a) Ua) 'E cm :3 -0 �sa d ami Um
+� - U =•f0 > 0) C O'E f0 .0 a) E L O N CL a O C N =.a). a) m 0 0 L -0 -
- C L N > •f0 a) �yin o 0 E O ~ E N p :_. — o15� .. > N F- a) F- L a - -
.O — � � 2 'm d 0 (D U m U Cq y cn N U d 'c. c o cni F- O
IL U U w o -6 ci v U'm co -0 a U S N E
LL. S a y iii X f X-1 a"i .i t
"'zT�trr`�i fS.r v � t�'�.�-w`� 11-101 c
�Y »^ f'Cda
�� a�,,2 �� nth
W X c t )� X i X �n i �r t ad X gk X { d '
� + `#�' i �: tri :.t'�' X
Oil
NFf' ,rl'it .rk"�g ��i'5. - E
it s.Yy i X c, m
4�1�)5 ! f y£�Xi XS'U� k" 3u�i�r'W*' J`' �irj�. �. (r;*g�.:4 �tiry
N wd^'�'Y' yr '�` t '" fa: rhe�TwtjSe +'4-, �"� 5 '1- O
tv y1 s :k. its 3 �1 r rv�v+�. ?' Aa ��'F ,+a
- �/ ,� tjr y *Mw r r.�p$ 4 :R..-� YF*,Y.. t- �rr
U /� xx Xh 1� aC 'S x Xyi
CC� i ""�y u '' +,^,,r s,�y 'x' m `''{ �"N7N a' a, y�'' -
G a v"�r r grn�y��g.{c a i t �'yi' ''Sp,.� Pg, ' ' •O
4)
Lm
rM
2
rv,3 a
t C MKy - y ,�
co O
(JJ �, c a o W LL
Z a m m d d d d
Q � 0 0— o 0 0LU 0
C cmC C.mC cmC - CmC C C C
CD d LL . m m a) m m E m m E m m E m m m m m a)
ce) E > E E Q)ca.E 010. E Q'0. E cmaE E E E
mm � Cm Eos cow :cow cQ � � m � m � m
o O 'W m =0 m m= c m m c m m C a) m C m m m m _ m--
r � n_ n n= c > n c > c > n c > n n_ n_ n=
U m =-Com m•- mmm mmm comm mmm 0) m � mom.
0Z-m"0 cl � dclcl d00 d0 dclcl clZ) clZ cls.
Z
W
W F-
cca) a�.. rn .0) 0)" 0) 0) 0) - 0)
L + Z Z
Z W uJ
C C C C C C C C C
N
0 d v J O O. O O O O O OO
a � t a
w U �_
LU
Z O U m m •O m >. - -0 m U) 'o — m L = m w U
QW .� � ma � o mm o7m c > m ' E c Lets � U '3 ° C . 4) (D
d � = a3 � mm cy ca`Ni � � 2 o y `� mm c3 � om L6 � a)m
20 O � c ccLn+ f0c acia' � � ' 2 -0 ° cmi CD - m c-° mm my "' m` U n OQ
Z C - •V 7 o C_ a > C m m 0 y .. m e m 0. N 7 7. m •O -O d
N G m o w .� c 7Q m m a) C _ ` _N (D O .�; y C@ C -O m O C - C m
Q W C - (� E c@ m m n- � _ c c v m a)o ° y
m y m 7 N O U. t •3 7 -c - N CO N C m c @ c c C .2 c
Z.� + - .L >� U m U C n > C O) C,r~ a) C m m m 0
W cp CL
c (n C= >3 (Dm m t m - 3 m c m -p -c � L m m o E o m E 0m
2 to
-Z C 0) C C14 a ° u) 2 �.� m O C U' 3 co U 0 7 .,� � .� •O t/1�O � E W •- m d y
CV p 7 ° O o = W � v m 0 o m c a) c L m n > 0. c
a, cc> 0m a) o m 0 � � 2mo rn > "_' o �, 20'= 0 7 ° m U�
o cine E .` m E 0 y o � m m CD a) 3 7 m y °
7 U C pa •� E c O p m ` c ' - m
-T 16 7 0 7..` O j o @ 00 0 y n 0 m c N->= m � Vi m' di 0 - U
W = @ c -0Df (D � m m v •X >"vi TEm > 3 y o m � -iE 3 � 3 m cLia
W o c m v
a' '� m@ E m 3 o m m oa = � nm y o .o p C 3 m CU m m y
W W m e vi c m > m E my o c E-c 0 3 � � c m m o m
D wm � Emo M. L) LL � C .0v o E U o 2 mmcw . m
N N ° U � v => m c � 02 -C3 � U) o � ° � Ramo (D cu cco X00.- yo
Q Q g c Ctp oy oCy C � mv m m4cuU c3 � oy ma)
c W o m.a� m m m� 'o mU) @ m 0 m >- X 6 0 2,6 c o � 7
c - U N b m - y C n� W c L =Q) � W m N. Qty U) m -
mm Om oC pmai m
o Z Ur' D `m3au'i`" oU - t; cu 3 �a m3d do E co c o0cc 0m U) -0
to m 0 � m ` m m jLZ @ m m yaf rn m 'o S 2 m 0 - m y cp 3 C
CD O U _c 3 U)'~ -p m .L-. m o L 2 -O > rn C E '3 N m co o 7 N > o c•x ID C m U
cV ~ '0 dCm m '0 c0.c3 `mcm -0 Qv `m cu -°, U > (, - CD (D mC .o
Q c 3 �' U o c �' mc - f0 m . m > "= Cv m 'v c m o E' m a
O m m C m m 0 0 -- mcn� o.rn 3 m co 0 - - m m cQ m
Q) C= •- U m m C,0 � m n n .0 -, C Of W 3 U) ° m C m ° m -o y 0 O' � O
Z F- a) 2U Em 3 E 0 (D cd c = 0 w- me
cod 7 m o m � 7 m m � 3 m m n� m E - n � 'c c
c E m min m mS = E - 0 > Q � � Qm a) -
8 -0 L E m E 3 d m v
— .2
-N m e U O L' Z. 7 Lin Q t C _�L fn C 0- 0 O Q) m O m N U 0 0 U 'N c p ° i0
> E m C m r C (n 7 7 v L m cr, rL •O O)-0 m m 7 m O � E C 0 m
CD mL = 0 WU) 3mm0 mU = ycm cmv mE.Em CcU) o m � � o
76
N 2-
(D .2 m E �' O Y � mc 3 • U) mm c mo _c- mc0 y _c 2-
7'.C'N m o c y .° �O 7 -p m m a m c m m m O � E m c E O m 2 0 0 p cu _ U
>.c 0. w 3w y c (D CO m > m E m ---0 -0 - m c30 c
aCi ccmm uCi0 mmoc `l ai w @'` cu c me cts ? nm c°) co
.� - m O)- m .n m m co= .L c_rn � — m m m m C _ �'N a- m On iO > U :i L - O7 C Q m
Z La) mom° @ o U)i � m m m � m t c o y m o ` a) Lv) -' � y Lu) Cato E m •3 rnE
L y L) L C m- �.�n c - ul m 7 ._ m a) m c € 0. 7 - � L � v)
Q 0.c -Q > Um 7 EE 7 Qcn L ° Q0 U Ua) Uca)
LU Ua) Nm Uc0. m a) 2 `� ._� U0.2 Uo@ mem m 'ou'
+� m U 7 c "" ,m L •O. m m U L U.m C: m y 'a) ..t) U E -L•, m C L. 7 U
p m L L m m m v m " •- O m -
U L n m w. L ". m �_� m m m L m c —6 N L L 7 m m L v) 'O c L'N H U
�.C C iD ° H a) c ~ U :3i °? H C. (C9- -~ C-0 cc- ?t .d ~ m >O-O ~ •mp O °
p mv, m ? EL Q co - 7 U mE � � •' mm enm o I-
i tV n m Pi.� C, -p (0 �. n E aD p n Q1- 7 r "T d - -
d o `o 3 m o 0 0 D o m 0 m O m cri .0 0 0 c mm°i 0 C�' � 0 '0 m ONm
L 4 el
rrr
f iWRN
L
'na
W xkatakp �. a �/u �/rah
X�}ya-g�c4� ^ tt ^
. � � `»" tate¢i4 ��{2 FW 4p ..��u�1ri�Hyi7.,�Y°� �r�y'��}l�.y„= .3'M3�#�Yr�• .14f t �F+.S
CD
C
N 0 f.�vt 'v. i' 4','u, r> �z - 'a ��d � r». a '�'• �to
5 I `rw S �y,'�N� '�is7y „'im
J,,c xazr<s2 fiowf jrr.3M Y. � q.` ar£.aq- str; pn
(y r48 K�ax 5f5Y r e;X m5 �N + mkt a 0
! y'Y h -rr,'7?t�TM r �' ��f;,*�;r`'Lx'�"e Fh3. ,,,^
� t 'a rr dv x k}5c s v hP� a i ' r a.
� t1h w
'0 'L t Yr
OMNI
ak +r stiff€k '"4
x.1 1 ,„y�x' 41
R
41 m eft fa s, a � 1kj " r 3ti 3 �3r m
� `n3.'�” �rr`"Miii• r � q��'�c�.��.�
0 }` �'a'jsa ��F-�it `ti} .+,5'e t� *�f' �s ^�,ey�L.4� �+'&`�' $ .a I;w7'4j �; d .
d' MY"E' s. !y,L r r�zr may, '�" �i. rT9 ° d
r �Mx x j+u l rr k4s n.r m { }Stip sJ +
t9 O
...«..._ ri a. Z
1
W c' w LL
Q 0 U a E v .v
JW caci cc cc cc
a. LLca c md � mdc � dc :3 '0 > >
� CDaE cnnE
CD CU
�aE a. > E a a.
rr Uoo aooooo CO cW O.co nO_co
CD > CL a� a�a) ma?0mc> a > o oa > cl > n ao a
O amo o: o :D
z
W
W i--
0) (M 0)
Z N W W (M 0)c c c c c C c
rn rn rn rn rn rn
(Om
O a, V J 0 0 O O 0 O O
a. _j r a.
LU
U coo
U •C � a> c ° — CDo ° ° m n >W -r- cm � Eo com i
cL - mQO �me rn ci � 00 c 000
co
.o N (Mca• �CM LL y c ° °a �o rnao aC
ccc C ° O m o vZ N cn a> CL v o C a m U w mCL cu — m • . m� 7 U CD ° O CUN N 1 U a) a) W
C 4)
c
C
ZL�1. " oCE �c,w o0 vm � � 'm � � a 'm EU v O
W �4 y w m W a> . c rn c Ern m e 3 n
U,) tm O (0 cm c m m � o m � c3ma) OE '
Z C - �o w 0 U -e O O rn L. .0:3
0 V .in y am ` _W C
c.E •c " Oc m � in . W vi rn 0xmt m �, m I I
ON a� a� ma m t v m3 c c vi ma (D E 3: In
�' U0
cmom c3 aa))L co �.� � � cm m m
cu t: � •
d ° v c ui a> E . rn m e m
m c d
WCD acs LU m � o c c �.ov o :3 CL a3i �U
I— 0 E oL ' c aci c o a � m o m - 'a °' m Y. a� o c o 3 E
Q Q ax vii � .1 CL � >� m c� o � ° o 75 ns m c o c� c ° � �
m o m ca c c �' 2 O O rn m
W v 0 0 E rn 3 a) E .0 cr W C a) cn cn ca N U 0• 7 0 C
m
c O ccm > cE �. amimd 3 � Z A cc m EL c v' Uy CO @ c
cc
CD E m Ev' ° 0.Cc E o a m m L ai , � ' °� Q m o 3 -0 °� > U
d w a>
N F- °� SOco�' > > y _ m °� v j a 3: '0 � cu� CD am aci o
O C9 E dCL C E m > f0 Ca WC yL `ov CO 3 m axi m a c 3 m '� � w E
_ E co ` CO � a > d N-C — m c a) m C N a) C
O 0 .3 v ° m c m CO c o � Nom_ > m' o
IL
Z ~ o � aj U �c a0d vom 0 m -0 � cmi > •� c - o'er v � c c .
CL m � E O c m m— m — �' y m-E a o c� � `~° m e � o
C ° 0c ddb °`t -a :3 co 0 0 m am a_ m . X '
o Z'E c � (A �c w co c o o � E cLi m � �� 3 c m o .02
N C N•O O a) N a 7 m 7 m' C � LO a) 0 O � O 7 rn • a) -
C C- am
c°i - aUi . c o ` . am cam° c E O u, m am m � gU " e c m > o
75- - y U C O N N(5. L a ° L � :c. Cc a N w m.d U '"' p U ° D.f0 1 1
O ZOo - coL mine coo w cn � `� ° m � c � U Lia) U) v ¢ m
.�. (((D U O -•E m -c C N a) t/1 C 'L C.c cc rn O
Z U � .E Ew U m � nc o ca m O rn mc°i CL .�� � � o
Q ccco om _ _ _ � m m >. o � m i3
— 0 U C L ✓a
c m m E 3 c o c c ca c U m
V V d 7 -� C N via > m C 'co N U N W CL X M C L .W ' L C
C— a) L a) U O L ca w a)
y rnLm
CL Cc m co0E cw Xw d dLmd mHwa) > .
.O C C U 0'tA C y y N C > U- ~. �.a N CL
Q. C W N
L,. r ca f0 N- C N a C 7 M > m O. r .Z L ,0 N E O N a
w a O O O -C 0 E L O— O
CL W E 0 m W m 0 -0 W 0 3 W ° ca m 0 v ai LL n c �i � u. 0 LL
' Si-*"
L. RA,
r y S„i rte ti < m 4"
: .fru R Y "`rtt +' y. c• $..}0t'd"' s
.7¢ i ��.U'�`•"{n"�+srf �^� � �`�a�X�;Z�3 4'{'�+ F f .. � 5` �F :F'%�fa''Yt'��-Fk�`� '
a r, It tvtar-a
W X iw�i# r4 -F : X spry
` ur M;"a y ani: 3.
o -x y^sk j"�'�' � �� .�� �v'!_`�Tt'1•ss �x
.a{"`{" c?
"u �6 ;a� � ', :'#`�$Y r;w "kali ^� �,$'' � ` + E
N 0x 2�rNJ » x hj r
}��s`P ,wM1b mr r '{E fl4rg�, �,yh �`,d
N ��i } cm
"' arra h t xg y y r 'VVM� ' kT.rn O
_ t^` a ,.J cam. J t'sy' 'rs, .; n E >> as..v^ x.vig
. 7'
x t fi 8gr AW
?,t+� u 2 +t x ;xisx• t t
U 1.„ q i. xa« 4rr X qrt t.4" t� f + .#
CD
r'"` CD
4r
x sib,1Yn ^'•a. ,L r Fa t",utut Yd's rR i r�,e.
2+N 0"OR i(A x s L
(C - �^" ���x�:� i,'� q: �-'�.J4;�¢° z��hrrrsa•fie v yt�.C� ,'+r a - .r� a yt� �' � sk �
N. ,+a"ate yt ,rya sJt-t1�'i U.CL
„� K� i �e � qk x �.t 'n5- v "v� 2�sY}f..4fr .fist i f Y.d'a w n
flys`41 N L'`i'� "5' d IYF 'Y y rig
fl9 ,a �s 'k wi'1q* rsJ
Z
cm c
LLI a CL 0
Z m cCCD .0 m N CL
Ma) N N LLI LL
0 0
J W j ID r-
7 - CL-_ 0 d o aci .� m aci C aci C y
CL
c — M ccaE f° E mE
CD r. CL
O rn O-W a) O cn a) C O Cl)d O C O
o LJ I a) _. m p N p'� an '� @ .- (D
U a) w a) C a) a) cc N m O a) m a) a)
� ' pp 0D m0 ❑p iidp d,0p 0- 0 dp
Z
d d m.
LL o c o U) U)
Zo c 0 0 0 0 0 .. o o
Z m
W LLI n E a n` `o_ `5 `o_ m o` m
CD o a) v o) c c C • w w
2LLLJ r C m _ — .Cm no ' no . no a�Ci •o no CCi o
CL v J O o > c o C o) 0 o) o) o)
CD o)o CM CM C > Em c > Em' v
CL -J t CL c20 c0 0w 0 - g0a)
W Q V O nn O. : CD CD �n n Cnnw n 0.
m 00 ou O.m.ac) m Omaa)) m c
LLI
F- Z C — '0 v d a) a) v o a) vim a)L a) w. o) m w U
U W. w d N C C y w" ` a) W a) 0 - _> L W w O C U a) - h >1
Q ,^ ,� L O M O a) U a) y a) t__ �•' 7 LY c -O :� C m — - a) N U
.V �. cl 3 E •rn C m_w O w d.:. @ U w c C :n E fcu 0 O O. 7 u0i d !C0 0 c
� O' O = T.0 o 0 o C .E o o a)oma. m o C Eu)c m c.0 00 w aa ¢
Z c = m v'C - m o D � E )
J.U) C •V cow? c.'O =° a),.'m O" C.D L) j '> > an a) a).= Co@ c > C N
Q W �. m E m o N C v y C O = U n C v E L > m _0 O C
F- O m m m.U `= o > n csc d n°� d m m � o o'y dV c o c
- 0 O .G E O m N 7 0 3 "� a) ch C 2- C w a (D.� 0
W LI. °n �� @,w a) c o E a'3 = v' a) o. Cw w o m o@ E E o cnn
LO cn m d m c m :O o y U" U c a) C L `.� N .� 'n a) C" U m 0 7 ._ W
� N = of nm.M S am a) c0.` ,mac) 00 - cm E • �:
Zo o .n`�° wE.amaci @ "" wE0o 0m C� 3om.m (D c t I
N m c m o `m 0 � '� v; o` n0 o o m. o Co C-9 Co m w� �° coi Up
" c L N N'> f0cn O •E y O w O U C.. 7.O 2 o -0 N m w c E — -
d c m m
> m ..C7c =� m v, `m m > 'y o 2 � C o) c m � ms s
Z E v,s ` mm E in n. . Z � � s a? c o) m v, m ' c o 3 0 `n
LLIin,� c c m" y 0 0 0 0 in v C y m m C
LL � mwo � 0o °� �a) cn . 0v. v' aoioami 0n. a) mo m0wE mcwm0
FW-. Q cm'�.30uni � _�a) co aaCL )) mono ' CD 2-
w o � o2o c � 0E
N m m 0@ 0 mmc dm o) c o o)
N" 31iC - mm� 0 n x mnL 0c on _0 a) m.> 0 � a)
a) a) O _ �.. 'O 0_C a) N W.(D N a) 0 m .0 > O' 0 Q v E >
ti uJ N o omU > ui o o '0 c Vi c o m (D m w c � cu:E m a' m 3
o j •� m T� a m m m.� n nL nc m m E oMZ
9 Z Q > m (Q .. _ a) en m « cn 7 O m y m p 7 y y € L
' O 0 ) -a E'a m c '0 C�O �. (9 C > c � C .0 y . �4= Co Q. .'O � � y y
o Q m 0 3 v) o f m= 3 X m . o c E� � v o �� m
N o � c d nm mL '" > .� v m - o m 0 Z5 mw m o C m > o
O (9 C 0 - m� a`n) c °= oma —p =° — iam � 2• i� oT° m mc° yE
v� m m n m o Cm 0 0 U n d
Z H y � m � CX o vmc) m.� E � ma>i mc0) 3m � ' mEEmm' c
�. . .0 3 .oCL m o c D a) 'in m y C c y v_) vi y Tom y c o E
CL O 0_ w U a) .� io' O - a)
H mmXE moi m $ � °) c � co c2 E m `T0
.� � y N U U f` w m-w.a) m - .a) �E O t > d y CL n.C O c� - 02
a) m .- �n `� 2 0 m a m m o 0 > E.mm c N E c n o m 2 � .
` nom. _0 !gym Cmc .0'C m om CD (n ML c0).
O h m o D � c O y 0 > m 0 ul o y y � 0 U > N a) C
a) m c y U C. y-N. d n 00 a« � cM E c .c 0 m m v 'C m h L >
— O) 3 m m N m - O.W�.- m a) c0 a) 7 c) L a) 7 d'°O O
a) :: a) = E0 = (n o vi m L0 E wE am
O L � cNE� � � som.. sm �' w °) > � >' m@" Zm � Em 02
Z v, a) Co (D0 . m W inm = c Via) 3m > M0v, cm .
>. v, 3 mL >' > > y :6 .(D Z5 m (D (n E >� o m 0 m ai O N
Q w_ .> >. c v CO -- a) m m m n.m-0 CL c w c 0 m' O
LLI U 0 y a) c.y U � w U c � c ww d 0 0 ow m me �n'@w
C d o tC w a) m N 'C In O
y U U C E m a) -o o - a) O 0 �.''0
V L O E i n n L N 0 .0 C w. vi C O c N Vi O 0 y _W c m - O in O -
O : F- O o m F- h F- c> a) o 0 y -- d y > c n y ny
C — U o = 0 v_ O > Co
•O CL CL
M N U 0 > cu L. > 7 O m .0.c•V ..> �- `p y r- 'N m N n'O 'O >.'o .� C
C L_
CL LLLLCDcn , m t nE ti. m ;:° aci Claw "= IY CLCLim 'wn3 'an
rrs :..ypya w`a } x tyr
LL
+.Y"y r.e ky, F -, e fy yr'
x 12
� ',�„�•`,.w�f "` r a 'Lvr3Xe ' ��w -i rrvG a�,j�`
^ry ." .' '' �' �-.ius w 7 ., 4'"rel �6 `a"`, �f
. W c '1'i•. ,y:x'' fit r. fit'+•`{ r'x& ,t " a � tai»'`n '"FF2'�k..'r F' �n^ ,`l''" t } u
rf In
�/� �OF tia°r� zw r '�` �3as '. 'xFtsF rc"1�'tt a kF FS_ -
Y/ - N "fir r' N 1 !'£'
t-w r"#'F a=}. f� fvr w "g rp,p
, Mv
f �� yF g n4F0021- n x r ;ne vM R i r r F w� ti {meq
N yY. `7
�7 72t n yu u Y k� r ak X u tFr t " i m
v m"gV ay i r 0
S-yt� xu�t, s •.r 5 e 'Y 'k.x.a .'i" P� k ,h' ws'RS`'r ,'r'a 3(�u `
x v" �
MIS,
a
��5'Jtk"`x d. kTixh' r }�P �'x'� f"Hf„'r`
. � rtr't, n�t�'�tr�s�•. �� � '� �x� > r�' i xF����' �x '��"s*� 54W+ ar F+"�r v
O
gg
1 4kA"; >'
xE ca
k� ,�
CL
a
r} l P irF� }, -`s°G � r `N '�r �x e^aiv .� t�k f�� f�Y'i` �,e��1'l+�t• � '- O
R �," Rn .......:., :�ti ,. ..�',,,r'.r"•?` .''. ,.F�r.�'.,;1 ,>fi{; co O
a_Z
_ I I
W y. W U-
L) CL CD mCL CD
Z 0 0 x 0
- C a) c a) c a). c a) c a)
CD a. LL. cc cc ca E mE. ca
mCMcm rn rn
co . c:o co co Co
C) OW ' c�, E� E� E �
O a_ 0 a_0 a0 a0 a_0
Z 0) 0) 0) 0)
y 0) CD 0)
W a =1 > > U) .
W H o- '0 0-0ov 010 $v
r, ZZ - c c C 0 c c c 0 ` C
.�Z N W W p ca O C 0 to O C o m O C o Co O C 02 -
HQ 2 � aoco0 nocoo nocc0 n0cc0 -c: oc
CL Y W p)m a) . p)m N . rnm m L) rnm m c me m
Q �. � J c > Em � . c >.Em2 .c > Em � c > Em � c > Eio _0
CL 'poa) � N pooh opa� � ` o2 (D a)_0 o
W J U tea= ac o) a: ac o) aw ac o)a�ac � a a
c ac n0 C aC a0 c ac n0 C 0. c a0 c ac a m
M - 0m0m0 0m0) m0 OmdmU 0m0) mO Omdm c "
- .
UV Zm >.mwm c
•Q � 0a) 'C c m to a0w w m tn,>
m� vm ) � � omycw E ) . � CM v,m o a) o CO (D cO O mw m - o . a
c E ow 0) a) a-Q
Z a) a) 0 y
JN r- ca � � mac 0 � aa) �° n `o � c v m c�
_O c N`vi tLi1 cU0 y n..= m == a) 2 N to Z) C m U p. - c -
'LLa) .om o Nm d mm c mO
m
WtA U .� o � d aciar Dorn mtnrn Wit ' 0 $ a0i 0 �- �
ZN t`= m �� 0 � Vow � 0s K aci � v € mU)) E °) o �
N 2 aai an d d uJ 0 s (1) c m o U) o m a c 5 d
o ` o'5 � a) o N m c ` m o- U) a o U0
> N m o %O o N w •U) �`C c cn U C _0 C `0 `• E U) -
Z � L m cmi •c ao m o mom_ a) 0 mo'E_ E o oLo cmi
_cn
a)
W W macim >aco d0 mcc` co3 na) E .y .. cd
v o) c m o
uj �' a) Ec~ m o (D 2 cUi >% ca c�i coo m (fib > cm c o a)
cn cn om� cmm Qm � aa) E 3E -umiaa)) d m 0 vai0 cn
Q c a > m - :n ss E m can) a) = 2 m cn -vi a) - d c c0i ate')
- LJJ O` > m •_ .m cn > ` -0 N C - •V U' o U O a) L
` m
►� U a) ap my - d y y =°c m � c : -4 CL (n :3 a o? 0
Z � P-0 rn0 m wD E m � L c a� a)� o N m o
O m ami c °) c.c •� yw � � o m� m o - 0 2 0
04 m cnn U m 3. O o Q ` 0 - -0 o o C rn 'm L o) o a y
N L o m L O U O O C U 9 o .0 . a) U C y C to M -0uJ ".m U p •O
O (7 > '� C m C a) m O •` ' O a) a), a 7 cn O O U E
. Z m u- N p):U21 y p d N U U o .O O O > a) _ 2 m N Mn - _p
~ .O 0. Cc O m > C U a) cnm: N a) Q a) a) `�.° m m O cUa 2 w m c
CL C a) a) L C •C C L O m " . •� d a) a) > - a) O C. Q. O C _0
CL U) �•... a) m... .0 m - '0 m p m O) O. m 4:
o corn c •C (0. DI 2 m cc a) c 2 > Co
N est m m.� .0. 0 -0 'n,0 0) > j y o 7 am t y o nm
L6' 0 `nm aa) Cr pvm -ocv !� a) �, 002 >•c` oc �� o orn
- m o s a) rn a) c C p C m — o o) a) O.'D U
CD oc C ocn d 2omU >..cU c c' .0 (n a) c
CD ao !=- m m c
o o m � 3 v m U mms c E ; o a) Coo m I i
o f Ln o . v cn Z , v Co c n a) C c•� o a_0 o Qm
Z d mCl
m 0"m m m � - U) d o a) r3 oc m o m v, o c>.- `0 c 0. n
Q min C C 0)N C d C �� CO rn c -•U) U N�. Z c c00 C o) •� � _o)::
W m d d o .0 c m
a) o c m o m e °) s Comsc 2 c o f 2 c c E n 2- � 'v 0
t (D E 2 . -0 o m m a) a vi .o 0
>,m 0 c p X o . m o - � '� w 0 'o 2 a E ami c mo U to >�
•-� > E a>i cm . ; y d 0. Q m ° m (D 0o <0 a) U 'm 5 d Q m
O m � EZ DCa) 0 � � > s00In
CL Ma) cr n ° YLOa) �, omc. ma) c � ` mv,
-. 3Ub - a > m d :m -� m02c aim. 0 ai
i�'.`tue .7,4s�. i T n... ,' S ^• tr.ter :_ a" �rrr 9 ttM. s.�•�^r" t'v�;. -t F' CS"'
{L �. X ' _ " '
s i .�'.i°t„ tf�a c rr{..« _-7: z'4�;,,. f'ri y W na t n;t z zTzv-+.. ✓i'�'i
. uyy
r� ga Thr ti w n a z 7
W F4.,.rKt'V '`;BAR?` .3. '7 /.� "`.. ./� u£tf'^n 'e.t m a v`'^�i •'s,.�,c �/ m'ta . t��''.
Ln 1 - `r j r u /� X 1"d 'cvr' t ..
e" ,.�fia5 s, t.„ ,...� N
O y, -rT� � '5�gvr#f `�,���.'. Zy�.r'S�' zz+ ,�M rr r'; . I, c��IN ""I
O i' ' '`* %. ., •�+, 7y{ 4 3 "`'+,.; p Y,f yy,,';.
�', ,x.4J°' i s N",a7Nvs a d"ty- 9A'��,r a �'e1h 3zy ,y b st tfa t ry , ,�1 r.�.�,w"'L�'g Y. E
" Lj.. T
0
N
tx da„� Vu �rf"i',�'' } 1s+ri-7,6.1:`. '�irf it y f -S'!t r: c-}}R. G •y., O
U �a�5 < "s� �Y(� a
" r .. ",zu' M.• `F'w x+�a,TM+ } +e7.fy.��trd.n�t v. ti�.57 ?yvv 3
•V t£zt`YAS _ } ��, �1 _ i, kr �'d N C fytY aR f I> ( ✓py h'hfJi m
.: sl" "#ylt ',' tl1 ^r., � ' ��.ASiC,
. �. xs "" a:. 4ro•`f f t4r �" - rit+a 2f T Y, }•'.�f ..}§ r><"'✓Y' - m.
-
MIN i. '` 3' xSv`.,,+e ,. _ u, xy�F:s' �h�x� , y *' 'o. a' �
Tiy �z', 'A''E I ` m-xkx � 1
k '�hety�4l� �fi5 F,S a,1�•'.#..4 "p6 "5�"?, cc
Q SF,MS �P' Y,+st S �'�
sh Tk ys � 33�a�� f v: y � r3 J a
Q X Pf $t ti ` '.mt�eC�'f "r'q aatt.� - °Q
fit'.0%
'
to M. -sy Z�x ,rM'4f 6lNs r}sa."tk� dq'•tr i ?aR�"
cc
Z .
W O O W LL
U m a ate. n� n n a n
Q � � � � 0a�i. 0 0 0 0
cmrn mc � cm cc cC C � � c
m m. o m m m m m m m m m
du- cE caEd (n � Ea rnE cE � E mE
r rQ' C o c o� �'' c 0A2 c o. c o c o c,o .
c E
o Q > .c � c � o E c � O c > c � c > c �
U > mm mm; o mmwm mm' mm mm mm
d0 aQ =U '' d0= (1) d0 d0 d0 dam .
Z
Q) ' w
_R
W = o'
W F- 0
ZZ LU LU o 0 , 0) 0) Cmm ° 0 0)
LU (Dc '. c c oman ccy c
Q CL y : _! 0) E m O O O tMz 0 0 0� n O
CL J ,_ d � E m O� OCA
W U cam ' _ m
w _ 0 0)) m m
ULU
Z 'L. (n m "Dcmm m 7-0 cn (n >, >. a) .-L mcc (n - coyU
Q 2 U L d CO �L' L� m d NO m L (n =L r 0. 0 0 C d m U -
W Q m O N .� O o o .
CL (D foo' m 'y� � m � yEo) N c� _ � m ZEy � w , mE � rnCD
C n cL � •- c Y m m� o o)
� Z ° mm � coi ¢ y3a)C9E , > w --. c `o v (D >% C o °) aaQ
JN m m �'CD da.— oC � C (D >%
cinch o c
Q W C t E > N c CL y._ -.: _ -0 (D >, cc p N _O m•CD O c N-
1-- R' O •= w � - m %v0 . NO y m LL - yam E P � m � = y ` m rno 0'0
W W R y (Dm wZ ami c 0 0 3 _ $ � m ai� F ° u nin CO tMw
Ln EL 0Eo 0 p > cc W "Dm a) O-o m
X04 www � >. Em m� y � U � cc Q oE �w 32 � o)c �
ZNCL (D C � E w =� mm a° s `� �: E UOZZ �' o_� mrn
Q v�'i o N 2 v�',m� . m m' rn� m m e mU € 2 m UD
Q! m • m o' o o C m >.o o m �q > mU )n 3 m amici c
O V c p — L C m no T c m U)
Nj. m w U O. >+ .0 0 •= f`0 w -o ° (D d ? c`6 m Ca O V C � y
Z ocac) f6 mom o ° omm mEm -3m 5-0 rn o
W ul n � E E = m Um ; �'o m m Qc'`ot s :E in � aci f0 0 � c o 0
Q! ) 0EC U@ (D wo = ca'�) C d -oQCD -Z xE w �ccE'u)
H " U.. c E w m '3 _.Mn m ; rn N (D v c Q C °) o i).•2 E ce >
- N 'O m `) C m C N m O= (n �•- •mp w N - d O m m N > O' of y CO
Q Z w _ — _
W � � � mco� �ro �c` € N � �� vi 0 - - CC n � � € moo
ti p m o C m c �' E ° _ O n.3 w `�•Q vi •m � � y `° •N m `°
O oo)- cm .2 a) 2oc n 'C m om o = o Z
Z c .` m a) w o wtn E m m w (n c° E m o o c � m U ° o c o Ncr•9 a) m 0
LA o ] U Co N Cp C p O. O. (0 w d w m m m w - m '4 C -
O ca
Q V L C -(n 0 E E - U H- 0 rJ m m m m vi O C " 0 7 N " O V'.
0 1- mo 2v m EL m � 'C 14 CC 0 m m m c m ° Q.� o)m :.m E m m (n = EU m
N Q (nm o ELU c w y�� "'rn o m •o of o m .`o a"mi o` v m m c dL�c o o
O (� m wa > m o r � � ° c s o a E. E -5 > � c a) m •° _
L m C m(n O ` O C W C m O. m m 0 0 o m m 'O y in d
Z w w m U m m L m rn " m > w w rn M �_ m O
G m. >.m " E o 'C Z''� CD - "•C �� . E 2 m v� U > E -o Qin. m � r
Ew � O = ` moo p � o c cane Mm a) co m � E � t � nwm
w = p c L . Cl
o = (D c c (n C C c0 m p o N m(n d U m ` L C .U 3 N m m La-'
womo c > mocam ° m m . d o C m > _ � 3 ° (D CD om
N w 21) —ca d � � cm mjcn� � � Zvi � a>icc mQ U d a) = mWmm � ccyLfo oo)
L1) m CL— m E '0m D .0 � L (QC Qin cn Y ° m' m n to cOR my o CL y E U "
mom m un) a) E ? o E C -a ca �° o 0 0 = � �� m m - ° H c 0.- o c
LJ LC y dQ ° m v a� w e m 'n m e >._ � U C m.vi 9 � � na�i nm I I
° d m m w c E m c� - = m L w in o) m L -0 c- 0 m m U a) Qm
° O m: > �0 - m O •iA t �O. 4 d O C- N w C m m (n " O = 2 ►- w (/) m
Z 3: _0 `D `
-ca -C m o` CD aLi 'o o w c) •� ma m E d C d mQ ms =
Q _ c c D C
W L) int m CD TZ o 'y o �� n> ,'>"E ate) c °. m c U.S N p c.3� o
m � U) w (D my �cL m m n >�� ami = 3 � a L c 0L >,U m m vi
v c C m c mw E m Z m Z ` m L c c (n o CD w c`a � .o � " ¢ � E a>i •C m
Q o in o m - C c (D0 CD 0) 0'; C '.N � � U. �(D CD _� M.y•E w *' � .6 fn0 C•@
d m ~ U -� E OU c) pcn& _6 Y o) Yu cod F E • • • Y X42 m CO.J .d E m m
3^x u
�r
LU x f rg,
cm
r
04 cc
N � V o
m
U �Rr, a
m
_U
CL
O Q
Y` N a z
LJ I W LL
V
in m m
Z
J111 C C
O au- mE mE
�o
Co
o pw.
amu, �m
r- U > � >) gym :
C5 ao (Lq
Z
LU
w F-
g r ZZ GCY)
Lu LU�J Y �LU . c
0 CLO
IL
w
wJ v
Lu a, o
VZ •� o v (1) 0) CDvNi�.
a (' C N
C y7 oy CL� p 0 > Q- a ¢
Z Om o m s
to o � m c �
Q W C .
CX. E cu -a-7 co y
z r :S (D � vvC13 c
c � a
W u' M N > — tot N 2 N
�.2 ..(O C O'O
Z o 7 0 0 N
ON or-) -22 Ua
N t (O p - ..
E cc
U cr j m 0
N
T O d N C
W -0 c f0 - w om
— m—
LU 5:
CL
W _ CLS - mao
� � T: 'DO -C O C
Wc C - v N
N N •Lm cn
W
N Q ao mvt o
0 C7 mCX.•j e m w a
Z tr
'r (n cn-R c
rL n0
- � v
IL 3 � _� CDw?v m [2v
m e tri - E O m
o U yCo
y C
L 01 CO o
0 LA T N N
Z - 0) -
Q U CC 0
W a) U'r_ mCo
m
-
'a 7
IL Zm 6EmE