Loading...
HomeMy WebLinkAboutT-5285 - Conditions of Approval - 5/3/2006 FINAL MAP CHECKLIST • TRACT NO. 5285/UGM City c' ICl71k K-1 I/ OF VESTING TENTATIVE TRACT NO. 5285 rn��: ...... r101nniiy 01 1U "VVV1UN1iicin vcNa1ui1c1n 2600 Fresno Street Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 488-1020 October 27, 2004 Please reply to: Mike Sanchez Jeffrey Wall (559) 621-8040 563 East Salem Avenue Fresno, CA 93720 Dear Sir: SUBJECT: FINAL ACTION BY THE FRESNO CITY COUNCIL AND FRESNO CITY PLANNING COMMISSION REGARDING REZONE APPLICATION NO. R-04-39 AND VESTING TENTATIVE TRACT MAP NO. 5285/UGM FOR PROPERTY LOCATED ON THE EAST SIDE OF NORTH BRAWLEY AVENUE BETWEEN WEST PRINCETON AND WEST HARVARD AVENUES The Fresno City Council conducted a duly noticed public hearing on October 19, 2004, to consider Rezone Application No. R-04-13 and Vesting Tentative Tract Map No. 5285/UGM. These applications relate to the proposed rezone of property to the R-1/UGM (Single Family Residential/Urban Growth Management) for the development of a 45-lot single family subdivision. Following a full and complete hearing, the Council adopted Ordinance No. 2004-106, relating to the above application as follows: 1. ADOPTED Ordinance Bill No. 2004-106(enclosed)that rezones 9.3 acres of the subject property from the AL-20 (County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Please be advised that the Ordinance Bill shall become effective and in full force at 12:01 a.m., thirty-one days after its passage. The Fresno City Planning Commission previously conducted a duly noticed public hearing on September 15, 2004, to consider Rezone Application No. R-04-13 Vesting Tentative Tract Map No. 5285. The Planning Commission recommended approval to the City Council regarding Rezone Application No. R- 04-13 (Commission Resolution No. 12084) and Vesting Tentative Tract Map No. 5285 (Commission Resolution No. 12085). No council action is required on Vesting Tentative Tract Map No. 5285/UGM since no appeal was filed. Be advised that this project is subject to annexation to the City of Fresno. Contact David Braun at 559- 621-8038 for further information on this process. Please record this information for your future use. You will receive no further notice regarding these applications. If you have any questions relating to this matter, please feel free to contact me. Sincerely, PLANNING DIVISION Mike Sanchez, Planner III Jeffrey Wall Rezone Application Nos. R-04-13 Tentative Tract Map No. 5285 Page 2 October 27, 2004 K:\Master Files-2004\'REZONE\R-04-013,T-5285--MS\Final Action Letter.wpd Enclosures: Ordinance Bill No. 2004-106 Planning Commission Resolution Nos. 12084, 12085 c: Fresno County Assessor Yamabe and Horn f Recording Requested by. City Clerk, Fresno, Colifornio No Fee-Govt. Code 6103 Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorders Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY Duncan SECONDED BY Sterling BILL NO. s-107 ORDINANCE NO. 2004-106 AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-04-13 has been filed with the City of Fresno to rezone property, owned by Jeffrey L. Wall, as described hereinbelow; and, WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the Planning Commission of the City of Fresno held a public hearing on the 15th day of September, 2004, to consider Rezone Application No. R-04-13 and related Environmental Assessment No. R-04-13lT-5285 during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the AL-20 (Limited Agricultural- County) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management)zone district; and, WHEREAS, on September 15, 2004, the Fresno City Planning Commission through Resolution No. 12085 recommended approval of Rezone Application No. R-04-13 as described above; a d, 10 11CI C) d i'0 ' Ordinance Amending Official Zone Map Rezone Application No. R-04-13 Page 2 WHEREAS, the Council of the City of Fresno, on the 19th day of October, 2004, received the recommendation of the Planning Commission and concurs therewith. NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that with the recommended mitigation measures for Environmental Assessment No. R-04-13/T-5285 dated July 27, 2004,, there is no substantial evidence in the record that the rezoning may have a significant effect on the environment and the Finding of Conformity with MEIR No. 10130 for the 2025 Fresno General Plan prepared for this project is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the proposed medium-low density residential planned land use designation of the 2025 Fresno General Plan and West Area Community Plan, as specified in Section 12-403-B of the Fresno Municipal Code. SECTION 3. The Council finds that the zone district of the real property described hereinbelow, located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the AL-20 (Limited Agricultural- County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district: From AL-20 (County) to R-1/UGM: Parcel 1: That portion of Lot 9 of Victoria Colony in Section 25, Townshipl3 South, Range 19 East Mount Diablo Base and Meridian, as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: ' Ordinance Amending Official Zone Map Rezone Application No. R-04-13 Page 3 Beginning at the Northwest Corner of said Lot 9: thence South along the West line of said Lot,402.21 feet;thence North 8904500" East 615.64 feet to a point on the East line of said lot which bears South 0001'00" East 402.21 feet from the Northeast comer of said Lot:thence North 0001'00" West along said East line 402.21 feet to the Northeast corner of said Lot; thence South 89045'00"West along the North line of said Lot 625.52 feet to the POINT OF BEGINNING. Parcel 2: That portion of Lot 9 of Victoria Colony in Section 24, Township 13 South, Range 19 East, Mount Diablo Base and Meridian,as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: BEGINNING at the Southwest corner of the North one-half of said Lot 9; thence North along the West line of said Lot, 248.15 feet to a point which bears South 402.21 feet from the Northwest corner of said Lot;thence North 89045'00" East 625.64 feet to a point on the East line of said Lot which bears South 0001'00" East 402.21 feet from the Northeast comer of said Lot;thence South 0001'00"East along said East line 248.20 feet to the Southeast corner of the North One-half of said Lot 9;thence along the South line said North one-half South 89045'15" West 625.72 feet to the POINT OF BEGINNING Assessor's Parcel No: 442-06022, Affects Parcel 1 and 442-060-23, affects Parcel 2. SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its passage and upon annexation to the City of Fresno. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the i 9th day of nrtnher , 2004, by the following vote: AYES: Calhoun, Dages, Duncan, Perea, Sterling, Castillo NOES: Boyaj ian ABSENT: None ABSTAIN: None REBECCA E. KLISCH City Clerk By K1�� APPROVED AS TO FORM: HILDA CANTU MONTOY City Attor y By eputy Rezone Application No. R-04-13 Filed by Jeffrey L. Wall Assessors Parcel Nos. 442-060-22, 442-060-23 KACommonWlaster Files-2004\'REZONE\R-04-013,T-5285--MS\R-04-13 CC Ord Bill 10-19-04.doc FRESNO CITY PLANNING COMMISSION r+ RESOLUTION NO. 12084 The Fresno City Planning Commission at its regular meeting on September 15, 2004, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5285 was filed with the City of Fresno and proposes a 45-lot single-family residential subdivision on 9.3 net acres of land located on the east side of North Brawley Avenue between West Clinton and West Princeton Avenues; and, WHEREAS, the West Area Community Plan Advisory Committee recommended approval of the proposed project on June 14, 2004; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on September 15, 2004, to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated September 15, 2004; and, WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5285 may have a significant effect on the environment as identified by the Finding of Conformity with Master EIR No. 10130 for the 2025 Fresno General Plan issued on July 27, 2004, prepared for Environmental Assessment No. R-04-13/T-5285. NOW,THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5285 subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and the West Area Community Plan, and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5285 subject to the Planning and Development Department Conditions of Approval dated August 11, 2004. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Brown, seconded by Commissioner DiBuduo. VOTING: Ayes - Brown, DiBuduo, Kissler, Vang, Brand Noes - None Not Voting - None Absent - None DATED: September 15, 2004 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12084 Vesting Tentative Tract Map No. 5285 Filed by Jeffrey Wall Action: Approve K:\Common\Master Files-2004 RE70NE,R-04-013,T-5285 MS\T-5 85-PC Reso 12034.wpd iSSION FRESNO CITY PLANNING COMM RESOLUTION NO. 12035 The Fresno City Planning Commission, at its regular meeting on September 15, 2004, adopted the following resolution relating to Rezone Application No. R-04-13. WHEREAS, Rezone Application No. R-04-13 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: AL-20 (Limited Agricultural- County) EXISTING ZONING: R-1JUGM (Single Family ResidentialfUrban Growth Management) APPLICANT: Jeffrey Wall LOCATION: The east side of North Brawley Avenue between West Clinton and West Princeton Avenues. APN: 442-060-22, 23 LEGAL DESCRIPTION: From AE-5 (County) to R-11UGM: Parcel 1: That portion of Lot 9 of Victoria Colony in Section 25, Township13 South, Range 19 East Mount Diablo Base and Meridian, as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: Beginning at the Northwest Corner of said Lot 9: thence South along the West line of said Lot, 402.21 feet;thence North 89°45'00" East 615.64 feet to a point on the East line of said lot which bears South 0001'00" East 402.21 feet from the Northeast corner of said Lot: thence North 0001'00" West along said East line 402.21 feet to the Northeast corner of said Lot; thence South 89045'00" West along the North line of said Lot 625.52 feet to the POINT OF BEGINNING. Parcel 2: That portion of Lot 9 of Victoria Colony in Section 24, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: BEGINNING at the Southwest corner of the North one-half of said Lot 9; thence North along the West line of said Lot, 248.15 feet to a point which bears South 402.21 feet from the Northwest corner of said Lot; thence North 89045'00" East 625.64 feet to a point on the East line of said Lot which bears South 0001'00" East 402.21 feet from the Northeast corner of said Lot; thence South 0°01'00"East along said East line 248.20 feet to the Southeast corner of the North One-half of said Lot 9; thence along the South line said North one- half South 89°45'15" West 625.72 feet to the POINT OF BEGINNING. Assessor's Parcel No: 442-060-22 affects Parcel 1 and 442-060-23 affects Parcel 2. Planning Commission Resolution No. 12085 Rezone Application No. R-04-13 Page 2 September 15, 2004 WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to allow for a 45-lot single family subdivision; and, WHEREAS, the West Area Community Plan Advisory Committee recommended approval of the proposed project on June 14, 2004; and, WHEREAS, the Fresno City Planning Commission on September 15, 2004, reviewed the subject rezone application in accordance with the policies of the West Area Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the September 15, 2004, hearing, the Commission received a staff report and related information, environmental documents, and considered testimony regarding the requested zoning change. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-04-13 may have a significant effect on the environment as identified by the Finding of Conformity with the 2025 Fresno General Plan MEIR No. 10130 July 27, 2004, prepared for Environmental Assessment No. R-04-13/ T-5285. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Brown seconded by Commissioner DiBuduo. VOTING: Ayes - Brown, DiBuduo, Kissler, Vang, Brand Noes - None Not Voting - None Absent - None DATED: September 15, 2004 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12085 Rezone Application No. R-04-13 Filed by Jeffrey Wall Action: Recommend Approval KACommonWaster Files-2004\REZONE\R-04-013, T-5285—MS\PC Reso 12085.wpd City°' REPORT TO THE CITY COUNCIL cscAGENDA ITEM NO. i'flC�i�9�p� COUNCIL MEETING October 19, 2004 APPROVED BY FROM: NICK P. YOVINO, Director`�j g 0/ ____ Planning and Development Department DEPARTMENT DIRECT BY: DARRELL UNRUH, Planning Manager CITYMANAGER Planning Division SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-13 AND-- ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-13/T-5285 RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the environmental finding of Environmental Assessment No. R-04-13/T-5285, dated July 27, 2004, that the project conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Rezone Application No. R-04-13 to rezone the subject property from the AL-20 (Limited Agricultural - County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. EXECUTIVE SUMMARY Rezone Application No. R-04-13 proposes to rezone the subject property from the AL-20 (Limited Agricultural — County) to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district for 9.33 acres of property located on the east side of North Brawley Avenue between West Princeton Avenue and West Harvard Avenue. The applicant, Jeffrey Wall, has also filed Tentative Tract Map No. 5285/UGM proposing to subdivide the subject property into a 45-lot single family residential subdivision at an overall density of 4.8 units per acre. The project is subject to the annexation process prior to development of the property. The applications will bring the zoning and uses for the property into conformance with the 2025 Fresno General Plan and the West Area Community Plan. PROJECT INFORMATION PROJECT A 45-lot single family residential subdivision on approximately 9.3 acres (net) of property to be developed at an overall density of 4.8 units per acre. APPLICANT Jeffrey Wall (Yamabe and Horn) LOCATION The east side of North Brawley Avenue between West Princeton and West Harvard Avenues (Council District 3, Councilmember Sterling) SITE SIZE 9.33 acres LAND USE Existing - Vacant Proposed - 45-lot single family subdivision. pi5;i-o f- 3 REPORT TO THE CITY COUNCIL Rezone Application No. R-04-13 October 19, 2004 Page 2 ZONING Existing - AL-20 (Limited Agricultural- County) Proposed - R-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed R-1 zone district is consistent with the land use AND CONSISTENCY designation of medium-low density residential land use designation as designated by the 2025 Fresno General Plan and West Area Community Plan ENVIRONMENTAL Finding of Conformity with MEIR No. 10130 for the 2025 Fresno FINDING General Plan filed July 27, 2004 PLAN COMMITTEE The West Area Community Plan Advisory Committee, by a RECOMMENDATION vote of 3 to 1, recommended approval on June 14, 2004 STAFF Recommend approval of the rezone application RECOMMENDATION PLANNING COMMISSION On September 15, 2004, the Planning Commission voted to RECOMMENDATION recommend approval of the rezone application by a vote of 5 to 0. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Medium-Low Density Residential AE-5 (County) Rural Residential South Medium-Low Density Residential AE-5 (County) Rural Residential R-1/UGM East Medium Density Residential Single Family Residential/ Single Family Residential Urban Growth Management West Medium Density Residential Single FamR- Residential Single Family Residential ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-04-13/T-5285 considered potential environmental impacts associated with the subject rezone. 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 Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) issued on July 27, 2004, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on July 27, 2004, with no comments received to date. REPORT TO THE CITY COUNCIL Rezone Application No. R-04-13 October 19, 2004 Page 3 BACKGROUND/ ANALYSIS The applicant, Jeffrey Wall, has filed Rezone Application No. R-04-13 and Tentative Tract Map No. 5285/UGM for 9.3 acres of property located on the east side of North Brawley Avenue between West Princeton and West Harvard Avenues. The rezone application is requesting a zone change from the AL-20 (Limited Agricultural - County) zone district to the R-1/UGM (Single Family Residential/ Urban Growth Management) zone district. Tentative Tract Map No. 5285/UGM is proposing to subdivide the subject property into 45 single family residential lots to be developed at a density of 4.8 units per acre. On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan which updated the West Area Community Plan. The updated Community Plan designates the subject property for medium-low density residential land uses. The applicant wishes to pursue development of the subject property with 45 single family homes. The requested R-1/UGM zone district conforms to the medium-low density residential land use designation as indicated by the 2025 Fresno General Plan's "Planned Land Use and Zone District Consistency Matrix." It is noted that the southern portion of the property is designated for Public Facility - Church planned land use. However, the former church building has been demolished with no intentions of reconstruction. As a result, the underlying land use designation would revert to medium-low density residential planned land use. Thus the entire subject property is now designated for medium-low residential planned land uses. Surrounding land uses are characterized by single family residential development to the west and east with rural residential to the north and south. There is a neighborhood park located on the southeast corner of Clinton and Brawley, less than one-quarter mile from the subject site. Access to the subject site will be from North Brawley Avenue, which is designated as a four-lane collector street. The traffic generated by this project can be accommodated by the planned circulation system with street improvements completed by the project as required by development standards, Urban Growth Management (UGM) Service Delivery policies and environment impact mitigation measures. Sewer and water infrastructure availability and service demands have been verified by the Department of Public Utilities with required facilities to be located in North Brawley Avenue. West Area Committee The West Area Committee considered this matter at its meeting of June 14, 2004, and resolved to recommend approval of the proposed rezone and subdivision map by a vote of 3 to 1. Fresno City Planning Commission The Fresno City Planning Commission considered this matter at its meeting of September 15, 2004. After a full and complete hearing, the Commission resolved to recommend approval of Rezone Application No. R-04-13 requesting R-1/UGM zoning, through Resolution No. 12085. The Commission also approved Tentative Tract Map No. T-5285/UGM, through Resolution No. 12084. Since no appeal has been filed on the subdivision map, the Commission action is final. Land Use Plans and Policies This proposed project is consistent with the following objectives and policies of the 2025 Fresno General Plan, which encourage the unification of neighborhoods. REPORT TO THE CITY COUNCIL Rezone Application No. R-04-13 October 19, 2004 Page 4 1. Objective C-15 is to provide infill opportunities that will revitalize the built-up urban core communities and neighborhoods of Fresno, provide residential development for a diverse population, and improve the overall quality of the urban environment. 2. Objective C-20 states that major emphasis will be given to site and building design in order to preserve functionality and community aesthetics. 3. Policy C-20-e states that development projects shall include aesthetic measures which support functionality and add to the appearance and livability of the community. The intent of the General Plan is to unify, preserve and revitalize neighborhoods and to promote quality infill development. The proposed project as designed meets the goals, objectives, and policies of the 2025 Fresno General Plan. The proposed uses are compatible with the applicable specific, community and general plan goals, policies and implementation measures intended to provide for the efficient use of natural resources and public facilities; the construction of adequate public improvements by the development which generates the demand for these facilities; and the implementation of a functional land use pattern consistent with the population and economic growth projections of the Fresno General Plan's growth projections. Based upon previous actions and the applicability of adopted development standards, plan policies/ implementation measures, and applicable mitigation measures of the above-referenced environmental documents, it is concluded that consideration of the proposed land use relationship, will further promote the achievement of the planned urban form and land use objectives of the 2025 Fresno General Plan. The proposed project will be subject to annexation proceedings. California Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has asserted that the proposed rezone and subdivision in and of itself, is not expected to create significant impacts to the State Highway System. Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system, major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by Caltrans must comply with applicable legal parameters. The city has not recommended that this state facility traffic impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has accurately documented a project description and cost, a reliable estimate of funding sources, a justifiable nexus or connection between the project and the need for the state facility improvements, and the reasonable proportionality of the project's share of the improvement costs that are necessary to justify the imposition of a traffic impact fee for the improvement of State facilities. This conclusion is based upon Caltrans submission of varying descriptions of the necessary freeway improvements, the imprecise estimate of costs and probable funding sources, and the lack of adequate information to comply with Fee Mitigation Act requirements (California Government Code §66000 et sequentes) applicable to the City of Fresno. In the absence of this documentation it is not legally permissible for the City to impose the requested traffic impact fee. REPORT TO THE CITY COUNCIL Rezone Application No. R-04-13 October 19, 2004 Page 5 An appropriate, reasonable and legally permissible method of addressing capacity deficiencies has been presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model, Caltrans is responsible for providing a master facilities plan, development fee schedule and assurances of compliance with constitutional and statutory requirements (Mitigation Fee Act - AB 1600) which apply to the City of Fresno. Should Caltrans develop a master facilities plan and development impact fee program consistent with this model, it will be applied to any final tract map or other applicable development entitlement for this project. It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus (demonstration of the direct relationship between the project and the potential impact) and the proportionality (fair share contribution towards mitigating the impact) required by State law. While the Caltrans' representatives have previously assured the City that Caltrans legal staff would provide evidence of compliance with State statutes, no response has been received to date by the City of Fresno. However, in response to these discussions, a partnership in planning grant was obtained through which the City of Fresno and Caltrans will participate with other jurisdictions to complete a freeway deficiency study. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno-Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the projected increases in traffic; identification of the sources of the vehicle traffic within the greater metropolitan area; and the improvements necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the County of Fresno upon adoption by the respective jurisdictions. CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and West Area Community Plan; its compatibility with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that proposed Rezone Application No. R-04-13 is appropriate for the project site. K:\Common\Master Files-2004\REZONE\R-04-013,T-5285--MS\R-04-13 Rpt to Council 10-19-04.doc Attachments: Vicinity Map Tentative Tract Map No. T-5285/UGM Environmental Assessment No. R-04-13/T-5285, Finding of Conformity to the 2025 Fresno General Plan MEIR No. 10130 issued July 27, 2004 Planning Commission Resolution Nos. 12084 and 12085 Ordinance Bill J5: C > Lij w „. - g SIMPSON • r -CUR i ,e y J - O CORNELL ' z AMHERST tr R y LU r - AMHERST �. co R-A 1 �4E' MICHIGAN j a y RINCETO. PRINCETON 2 PRINCETON77 'k W BROWN mLL ! ,yi /i!////••/%i/ir/iii/'�/ BROWN R1 : .r4 fUj j ARVA ,.m TERRAC� w 1 a. TERRACE J `;r, _ ., j ":._ HARVARD HARVARD aUi i C- t Q PROVIDENCE ! z TERRACE TERRACE o zLl Q 4 1 Q CLINTON i.._..�.. ountY....... �.._.._.._.._.._.._.._.._.._ .._......_..-1 City o z W I QR91 �Y z O LEGEND C- 7 Subject Property U.G.M.Area PLA N a-RAPITIVIUNT REZONE APFLICATION NO. R-04-013 From AE-20(County)to R-1/UGIW `�r A.P.N.: ^—,1?-n6n-2?2? VESTING TENTATIVE TRACT MAP NO. T-5285 � � ZONE MAP: 21,16 East of Brawley Av., North of Clinton AV. NOT TO,SCALE BY/DATE: J.S. / 9-2-04 VESTING TENTATIVE SUBDMSION MAP R LEGAL [ OF ra uvlwt PARCEL I! THAT PORRI TRACT NO. 5285 nm.- T1. MEERIDIARIDIAN.,SHIF.A PLATS.RECC IN THE CITY OF FRESNO �� On s o BCG NNING A FRESNO COUNTY, CALIFORNIA APNN N A�ac6 THENCE sou _ FEET. THENC $HIlEID$AVENUE PUI.Anm«ATnct a f x eu.Aelml ON THE EAS EAST lD2.21 T.1. SO R._ THENCE NOR WEST HARVARD AVENUE STREP S .Tl NS - LOTS 1 F E15 TO THE NOT TO SCNS FEiT TO THE yi PMfA 2 •�I.�L__ - I:� F.qL� --_. Npo'S2P]E 62S'aY _ - THAT PORTIO PRINCEfCIN 003- 653 W. .'652 653 653 61'2 60x 75'3 TOWNSHIP 1:: dF.lo 1 - AND MERIDIAI _ PACE 61 OF �;\ - io�Ftld1 oI N� M M M BVI BEGINNING A' -729 31 32 33 34 35 36 S7 ONE-HALF a 8 g g LINE OF SAID SOUTH l022 1D'PPUE �f\ LOT;THENCE ! pRI L! -_�_ 1'PE ON THE EAS` 0'3 5't 65' S'3 -t'3 �'3 —6— —0't 5' EAST!%.21 TeNCE socl PROPOSED CURB h COTTER(TYP) O 2 Q.n�T SAID LOT �II II y- r -/-- -- ONE-HALE SC -__ �ry TIa _-_ — WEST PRINCETON AVENUE 2 ^' Of BEGINNING t7�- loot 'BOT6206D3 99'PE532 -w - BOS -1 - NOTES: TV1.MERE ARE 10'PPUE / 1 UEu AS ETC.,WITH28 /.27 - 26 25 ( 24 23 22 . p_THIS AR 10D'33.THERE I wELLIS AND OT PROPOS BD't `5 V 6U'2 60'3 604 60' 6' S® !.THE DE6 I'PETD THE < I I 1 1RET `R11.z1 lOD3 HEATN[- 10'PPUC—II I> TO'PPUE�\ nrs. a —_- LTI IS o15 16 Y /17 18 18 2D 21 II> TOT ARE AL ID'PPl1E � DPPORTI A _ Tn¢ IDot 5.ALL STRc Z �F : L � _ _ STREEBO'3 67t 6' 0'3 6Ot 60� 5T'3z¢ * N (UNLESS Z 41 5IO W I,/ � / � �� PROPoseO euRe h euTTER(TYP) z � 6.THERE AI /WESTBROWN AVENUE W.,cF � ' 1 MTNna r 7 THIS SITE I Ilw �I eD'2 cs'3 �sa'3 60'3 60x 601 53x I m Ac PER TME , ,D.�vE 42 *- B.ALL PROF III ,I 1 j SIDEWALI gT' Fl z nI 14 r x'13 w 12 11 M 1 N B M B IM I o IOD'3 IMI,DWI t� s!• sl.D' o $ ''� $ $ I � `n. m o<FRE51 ,.� II _ 9.SURP Ni 43; sun II \ 1I 60'2 67'3 60' 60'3 603 60'3 653 I 100',2 Te WEST P I IDVPUE I I 1 LEGEND: PPUE DEM-ATI h Pu6L1 13 8 II€' i 2 3 ,H 4 N 5 6 7 " .9 A DmL.ARON FOR PI (I IIS A S 8 8 8 to 2s 25 LE LANDSCAPE EAseMI Ifb'yl 1002 INDICATES DIREGTIE W PPUE • I�u1.5' pt, - J � I � INDICATES STREETS I 0'3 73 60'3 60'2 6(13 60'3— 5J/ PUBLIC STREET EA' 1['I 45 O FOR PUBLIC USE. LIM —PROPOSED CURB k CUTTER(TVP) i`• I `. .- - - - - PP PDWER POLE 611IF I� PROPOSED AC DKfF— — -_ —— ——_ — ^- SP IRRIGATION STANDPI S59'11 10-W 625.62 _I _ GW cUY MRC 4= ssMN SANITARY sEKR M SDMH STORM DRAIN MANH INDICATES RELINOUI: kirEST CLINTON AVENUE SCALE: I'. 60' - /Yc ------- 0 3C 60 In CITY OF FRES' - ENVIRONMENTAL ASSESSM[ T / INITIAL STUDY FINDING OF CONFORMITY/MSIR NO. 90930 Pursuant to Section 21157.1 of the California Public Resources Code oFLFp 'ED EOR FILING: (California Environmental Quality Act) the project described below is determined to be within the scope of the Master Environmental Impact tnL 1,11 `7 Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. 2G,- FR.E'-" Initial study is on file in the Planning and Development Department, CITY City Hall, 2600 Fresno Street, Fresno, California 93721 (559)621-8277 Applicant: Initial Study Prepared By: Jeffrey Wall Mike Sanchez , Planner III 563 East Salem Avenue July 27, 2004 Fresno, California 93720 Environmental Assessment Number: Project Location (including APN): Rezone Application No. R-04-13 East side of North Brawley Avenue between West Clinton and West Princeton Avenues Vesting Tentative Tract Map No. 5285/UGM (APN: 442-060-22, 23) Project Description: Rezone Application No. R-04-13 proposes to rezone approximately 9.33 (net) acres of property located on the east side of North Brawley Avenue between West Clinton and West Princeton Avenues,from the AE-20(County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5285/UGM proposes to subdivide the subject property into a 45 lot single family residential subdivision to be developed at a density of 4.82 dwelling units per acre. The property is within the jurisdictions of the West Area Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium low density residential land uses (2.19 to 4.98 units per acre). The subject site is currently vacant and is predominantly surrounded by single family residences and rural residential units. Conformance to Master Environmental Impact Report (MEIR No. 10130): As previously indicated,the recently adopted 2025 Fresno General Plan designates the subject parcel for medium density residential planned land use. The requested R-1/UGM zone district conforms to the medium density residential land use designation as indicated by the 2025 Fresno General Plan, pursuant to Section 12-403-B-2 of the Fresno Municipal Code. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested rezoning in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be developed with single-family residential uses at an intensity and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the rezoning will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above- noted planned land use designation. Moreover, it is not expected that the existing and future development, per the requested rezoning, 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 ML No. 10130 Environmental Assessment No. R-04-13/T-5285 Page 2 July 27, 2004 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 low density residential land use designation specified for the subject parcel. Based on this initial study, the project does not change the land use indicated for the subject parcels and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). Darrell R. Unruh Date Planning Manager, City of Fresno KAMaster Files-2004\'REZONE\R-04-013,T-5285--MS\MEIR Finding of Conformitympd Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. R-04-13/T-5285 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. R-04-13/T-5285 y ti x x �. c E U O > W O T O 4) Q .0 a Q _N > C 0 a) c U n CL cu > Q o Q m o .m.a) En r - d Z Q 0 Q m 0 w a C) w N a CDa a) a a) U m a) c c o c c o c c O N Q Q 0 c E 0 c E 0 c E LL1 n p c > o � a>i o m r 2 p n.0 p n.E ❑ p n.c ❑ O W c c a c c a :E c c o W W �' � o Z Z o o - o *' W LL) - nc nc � J Y J o io o En m o m V a. 7 U 7 U 7 U -0 . d J o o o cu C wav o2 � 2 � a@ Ctf ��yy w C W o E C 0 jf� 3 .2 0 0 o C) w c a) N �, J O C �p .2 J L _ a@ V W •O o x o 0 o Q �, w e w na) oQ iia p_ pQ � o c a > o n o — p c @ E U c o u7 �a .c cn o o a� 3 @ u, > L @ O � CC) @ o .`n m a) is c a) cis a) > E .LD Z @ r- a) > <° > w w m E a) a) m E o @ E is W 0 0 o 0 a o m p O � � o f a0 c cn c t � E Cl) c 0 a) •— 0 0 0 CN L U U C _L E U C- p o U n c C J@ Q) W u- �p ai o cn U w@ 3 L — @ o o@ o @ o a) a > N O aZ °) o - ,ri " 3o E 'n � c �, L � E Q' @L cu Z O > O o L W CN ` E L T O a) C L T cn U > C 0 CNC @ � o L) � � c 3 c c E c @w c p .5 a) a> .`n apt ai W 0 @ o `� � t o `� � a) `° _o ? a s CL) n m c o c n m 0 L �c 0 cco Z o ma (/) a� o c n a Q a c c oC3) cn a) 3 W o w � Q c ❑ E c u, E@ :° u, n.� co @ co wc) a) LU _m (D cl) �.� j cca c ca � @ @ cmc ias ai oof LLI U H > � T o t a w O @ �' L c aUi E t@ - U ° w L L_ i C a a n > �- U o Z @ m o Q o a) O_ 3 -0 a) t 0 3 a 3 0 0 o na C � ,� F- cam ' c ❑ c c U) u cn c c .= > = N @ � C E Q @ a) C O co 0 (n 0 a) _ @ a) C a) a) @ 7 L L �c .7 ami cn v) 0 - cO cnC� w � o> nC� � c N mm L) U a) _ n o cn m m n w c E a•�' cn a) .@ > c o` a� co @ 7 - C@ O O o@ U1 C w a) t L C Q a) E o o Lo C N U U) o @ = n o c op T a) n 2 > op >, o a) " � C7 c @ LO CD C) c Cc:) co E 0 p m a) m@ 3 a� CO c @ a> ao aa) @ a) of o a) C @ E w '> @ U E 7 " C '> U cu o L C O T M 'E E Q C L 'o •_ p n L L �' L @ L T' o a) > C > E a) (1) - @ ` @ L C a) a @ LO E E a� U c E 3 0 a m E 0 is o o c cn o E o a) o m @ a) c `n `n c p °� c E � v N LL o C cn ~ C n C @ a) O E — a) L@ > O a)c c O c •o.co a U a) c a) 0E @ c � 3 n @ ai Z 'o a) 0c o m En E ❑ vi E c E a) s EE c E@ 0 ,c T c m Q L p a o C n n 0 o a) �- L o c o 0@@ _ O D 47 o c0 a) E a) 3 W @ ` U @ O W �o c �, o@ o c o c c@ o .v o C J C E U ._ t.f) (n 'O E V O)w > O p > a) 7 @ o N 0 a) a) a) o C (>6 O c4 � O _C __ ❑ Q > j n L Q@ O J cn > ❑ '@ n n > O o 0 •� N C C o E L n - v) 'L) a) O p •a) a) C > a L n C N E C @ n f'7 �, E C 7 2] i- o O a0 o m .� ;3 m o DO 0 w � .� m 0 a o FL- @ cco t CL LL a t z • W X W X U m Q X X X 0 0 N W U m a) c c a) c c a) c c a) c c C) N Q 0 c c E O c E O c c E O c E ce) W Y .- @ a - m a y .� @ a Y .� @ a E TO 7 CL V- 76 a) > 0 a > 0 a) > o a > E --� 2 °a.E a) a.E a) a.E a) a.E a) m T— W n c 0 cn c 0 n c 0 n c 0 0 O ate+ O @ @ m 7z) r-@ T a) @@ a) a Z 0- a @0 0- C- @0 aa @0 aa @0 1 C U U W E o .a? � W H iso > > m 0 ZZ o � o o c a a) oa Z ++ W W a c a a) a a) o m e H Q N 2 a a) c aLU cz a) cz N c a p chp E i6 O p W LL V O U C N U 0 a. d d oa g `-° '� a ° o 0 c WN a U w cz cz a `o ac) m a a E �+• — 0 T a) C O cv -0 C : ' a) a) U m-o @ ' @ o - C O C - ° @ C. .@ C in .0 .> C a) 11.1 s U 3 O o w cn c o@ a a) 3 O 'a-0 ca a Z U) 2 m a) O a) @ U a) L) .O 0) U o @ ° a > E m � c a o o Q 111 0 E m -o vi E m � `�° s E 3 a@ a m ct m `c a. - is c @ - a) cn N a L a) m @ a) c O7 E a) O .V U ... C ,C O @ N V) Q) •"' .� @ p V) L .N C. O �° 'c E c Z .p °) o N U 3 m c E c`no c 0 - x a N > c m a) o "c o p E a w ° m N p a) co :_ io a) U) Z a) E m N cn a m a) u) O a' U '�. a) > — L a) c J n@ a) L n a) °) E a cn a) a) v cn o U a NO U@ -p C a) C _ I] O a O O � — C C = U@ a s LL _ o �° o c p in a) p c o U@ co o a) @ a te o c a Z LL '' m L m e m io m c@ Y � a) o N > m w a E c r W cn o c c 0 O a c E c N a) a) a) a) O U C � .�j N C 0@@ C@ N a•V p a v @ L V s V > C C N `�' @ p a U N >. a>i U) O U > 3 a) c @ cTi "3 > 2 p) c Z C) .@ a° a) @ m .o m .� m > � m a) o m•° s -0 cn a E ' a o N c �° E @ a) a a) a) a) � a c @ u) @ cn a a`) N E .a' 0 p � T c o a) CO cm LV o a) cn a) CM is o JO a U p � O - o a o c@ T C: U 0 c .c c Tap m e 3 cn - U) @ O n "c c L N E c@ ) @ "ia c C "�° c4 a Z _ _ co I— N m a) > a) c v) a) N a � a o ac) a) uJ cn o 7 @ a) a) _� T � O @ E C U v) � �y Q @ o •@ a) E o a) 3 `° a) u) a) E ° o v' @ a'N o_ c LL W a U E "U T m..V@ C L a�j C V) C ° ° ... p 2 111 c E c c U c aci L p _Q) a o c O o a) Cl c ccz 3 d Z 3 L) .° �°cz a) E > c .N = @ a) p io E a) a) a) a) 3 O c f° E ai E o "0 c@ � � o n a) a3 a E o Y m N `o m o m a) L o a u) "- .c 3 n a o ca m o - U ") v' m n °) L Y T U cn a) c 0 a c a) o o (a') E u o av') -aa) c a@i > a3 a°) cn -2 a � E ° >. `n � N > o Ln O U V V a a) a) N ( .� ) a U O C@ U 00 �_ U L @ U T N N -0 a) @ Q) j cn C a N a) 3 @ U .o s a) a) @ a.@ a) @ @ E c U? @ a) �° o a"_) m. s a) @ a En ° a) a) a > - a n c Y > c 0 L c s a En n ° o @ L n n O O Q) @ C U a U a) @ o- Q) O 4) 'o m CL @ 7 Y p Q) ° p 7 p C cn a) E @ a a) a) @ 7 •C a) L p a a) a.O @ @@ C E U C E aJ U C m C V) Q) c a w vi s '� 'o aa)) > .= O ocz ° c@ m a o m .0 N ami a) d o aci N > @ � o � O � a `>° � a) aa)) "0s ac c ac :� Q N a@ O a a) ° o s o c c a) m @ a cm ° a) a L o ° Z OL-. m C L a) C Y U@ Q) @ !nj a C EO �_' o > @ O C v) C .o Q) L a O C a) @ C a) @ _ Q f o E > U .a a@i nv) "E aa)) @ E U ' E m c n a) �° o E E W 3 @ a x > I a) O cn _ � a) O a' O` -5 a) aa)) O O N@ U 7 L a) -a- a) 3 "� a) ai T- @ OT 3 Q m N O_ @ o O_ a a) Q) % >` @ N 4) @ L U O U `o '� `n c a c E a) @ n cn o) Z a) > O m cn O E _c vi LL Q a) D o@ E a o . C� '� U E a) p E p a p - U v) a) O E s a"@ c � o a c@ a) i m -0 o ca a m E a@ 0] o a) m 0] E@ m o in a L -4 LL w x X m Q X X 0 0 N W U Co N Z ❑ M Q W m a°i c E r d LL E ° Q a) m cow om c WCI- c o Co C a) o ca o ca- Z CL 0 0 u- w > -° c D c W c U H c LUZ Z C) m C) `o � W W c c It Z N = 2 m c)c ) a � J 1 � J O O O w u O a a W Q U orm , m 3 2, E m m@ E o a) a a) c m W Q) m (/) 4) N C L Q O" m E Q) X Q) a) L) v) LU O d coFZ -C ai a m c o o � rZ ON @ o c o E c @ o aa) o .- o CC O c0 °' o m e o m Co e m a) m a) c m m Z m •m E E o a) > U cr a) c Q W > a o o a) U o m .o E o a w Q w (a d a @ a a) a) a) O Q) m E C — Z +� m _ d E p) E m U) C C m m C L W u' I� > O C O m Co O` C m 2 p C. a) C O ° C u LO � C m c° U a m D U c a) n ° o m U O c N _ Q.a O ai a) m aCi c a) m ` m a m a a) c m ❑ co c C m a) •- a) ca 0 co _ � C _ m �0 N � ° o m .o C7 m a) c a c 0 E � c � o � � o U � � LL C C 0 a 0) u) m _m O N CoCU ca .gip U (/) ` W co •m m c L m m a > L) E m 5) .c o . L) o U U 0 a) _C N 0)) O C E Q) a) c O L M 0 a) C_ U O Z = m .G — O C 7 _0 a) c T) U C w U) /) O E O /) O O /) C C C C O L U �W C E C L U C 'O C m a p C m m gp O L @ LL. cW : °U co m 0 a) R1 Q co L V '� Eu) m R1 Q) m L C a) U a 0 Q3j O fa/7 O L E E O a) C (/) Q L O LU > a) > C (n @ U C C ""' U U a m C M (/� L Z L c m a) a a>i -p a) -0 0 0 u) c a) a) - m m -C U Q _0 m a) o a°) m m m m �; M L> co o c > m ° m o 0 coa) m aci a)> CL c � .° E c °) o LO U' c m E a o .v E m ° o EE _C a) n > ca Fm c0 F- o '= a) - o p o m a) O u) c E o CE ZZ -, a a) a) C N L � m E s a a) ami o c a) a) cv m E U a) LO =o m D a a) > m E m m C m M m t/) u) C' 0 3 - C a C O = a C 0 C a) a) -0 p � O E a) a) o p o x m > m CO > C 'O �p C .'� W C) 7 tL) O x O (a O -O d m o T� = a) O O n@ m O c .� a) 0)) C d c o m m aj c NO C �t o a°) a `o -0 c .o aai c o c Q ` aci @ ' civ o cn cn E O .E c Q L C -O a m p -- m 0 C � - ° ,5 U .� o - E Q)i = a) Z -p 3 cc m o0 c Z m m o a) - o o n m o m ncn .o m@ a p °' `� ° C . m C m c N c o C o Co — a) E — @ m O m o a L E ._ °a a) Oo o C a a) c E > a ° a) a m w °C o - E a)` a > > CO o a) `o .CM Z m o mC c p m o f �; o a.� CO m 3 o m a ai m m a U - aQJ m a 7 c U acr, a) C o c _ ?, C U C O m O T a) i i W O L O 'O m ? .0 .0 > j U U Q) p) m .0 cn p 'C n Q) U O m Q D7 a) - OU Q) >, > m .0 O ), a C C C. a) C a) U C N C a.@ U In Q) Y - a O C) p L O o = = O o n :- O m L Q a) Q) — co _ C: m = p o U m a Q1 U o 'm 'm cn a) cn j U L m a F- v° •O m N Q) M X Q) m m m -0 (i - U O m -6 U U uw E a U- x x w x x x x U x x x m x v Q 0 N W }. a o U m m c _ Z p cn cn O N Q � � � O m m � � � - ('� J W L (CO O C CCO O C C a) C a) C a) C E a) co a E � 0) aE E � 0' c- saE a) CLE m O Lr `o n c 0 r C O r r C U A C U C U o Q) m •V C O m m .0 C 6 m C Q) m C m m O W O_= _ > O_L = > O. O_L C > O_ C > O_ C > O_ d 0 U > a) a) a) c a) a) a) c m a) m a) a) a) a) a) Z W U .a uJ F- Z Z a) a) a) a) a) a) Q +-+ W Z ,n2 a> 0) a>0) C d Z -Q-F Y J O O O O O O w O a a NW W = 0 Ecol mZ) m0 - a) m c co n _ OU O C C m U W o O a a) o a c Z) 0 m E � E m v m Q r^ 0 E u a -0 O '0 t > c o c y c O_ a) U O -0 .U O_ U m rn 0 cn O O a 0_ = CL c a) .0 7 a > —1 Z �, N m m o n > c N U J f/� C U co Q) L O n C O c > U U a) �// a) 3 m c c a) a) E a) s .E � a) o a) y _ W O a m c • E _ > c 0 c s m a Q Z _ a� c 0_ +r t aXi -O m m O O_ � TC c a) c W LL c� a) m m m E O T m - a c o ch Lo � E c o c c 3 m a) O_ co — m 0_ m m ` o m > m U Z O �= �' m t a>) oU N u a) i u m a) a) a CV > E m` (n c a) 3 p - -0 cn m o m a) 'O cn ` _ U m `m a) O O 0 n/ -O O c E C a) O cn 5 (p. O to -O O T O C LL w to O Q) N L U O a) `d x >. O O an d -- O U p Q) 0 E — to a) C p O > — COc = > c m a) cn a o c a o a E m Z - c n o L 0 0 U a) c r U W — (n Q m e -� `n n Q 0) Co a- .0 c c cn O m r 0 O L m ?� c a) .0 m a) m 0 E U) a) w m a`� io c m ti c c a -0 E t m W L m o `m � L= _� � > 3 c E �E) L `m > m0 N o co � _O � Z) EOE aa) a� m 0 E o � � `° � 0) m m o Q in cn a) t O m e n m m 3 F- -o o c cv c 0 0 o 0 --ul a) 5 > a) o LO _� t min o o o aa'i o m c 3 m 0 � = L E a 0 a) o � Ln 0 � -aTi a) _ M 3 _ o m u c c CN n c c m E u) E cn @ m @ m a) 3 m v Mum w m m ai m cca cn > C0 o F- o c c 3 c m a) n CO a m o o d 'O uj E L C O m O T O cn •� C 0 r- a) a) E m o m � m m m E 3 Q) � o N 0 a) m L W 4) L a) Cn amj ccz -C n — _ cv p c > m a a) m -� . E z, 3 3 d a) > > � c m m m T O 0 a _0 3@ > a) -Y E m U o m U) a) ' E o n m = aci a co `o o az a) 3 n r m CO n °) n m E Q 3cn T a �_ m c c a co O L Q) @ -0 a) m U 0 m co _ T m m L L C T Q1 L p .2) Z U is L = 0 � L a) O cn � L � � Q) 3 n 0 m � m U Q C >` 'n L '� 0 'p _>. (n >. O E '>' C C �` a) ` C W U m U a`0i a) o a) U m T U o U m a) U c c m c Q m 3@ 41 d L ` CO m N L L C O L d L C13 cn Q1 L d ~ O ~ v o cm.) n m a) c cn E- 0 ~ n U p a) �i a) "@ E c cn cn 'm v .� o o Lo c 0 cfl c° aO E n ) D r m D C)) a) co a).� .� co u • LL X X X ui X O X U X X m X X Q O O N U } O N Q D W ai c c = c c = @ o c o c a) c E r E a) a) = a) a) = E a) E a) E a) ca O ao•C rz rzz _a o � o ao o r L1J c a) Co .v m .v m y c Co c C c > a a- a_0 a_ C > a c > a c > CD- C; a O > >4; U � a) a) a) a) a) > @ a) a) m a) a) m a) a) a) aoo oa oa oa aoo aoo aoo Z 0 0 coU W U a W F' CL � .0 Z LLJ E-Z m a Q Qam m 0) 0) m V 2 m . m co aO O O O O O O w LLa CL J s W Q U W co — cn a) In C c c O a) a) o c m L �_ a) LO a) C _— io U Z 'i En c .L U aci `~ a E o co c a Q Wr L > - mL 3 a) - om m0 � m o '3 � � cn ti CL V cn a m 7LO C L E O_ C a) C p Oa) a cn N ca o Q m - = m En > = ca U O m m E a) m Q a) a) D c E a) n .� o a d En > Z o f E m o U L L m .(n ca E a) En c m a) C O (n O a) c U a) Q (n is is Z' @ c o a) n � o a) o m c oU E ca a) o m W C L. m c c m m e c Cooi'm c � ` O o L a Q �-' O � o m co c � a) n o c 3 a) Z Iz C 3 a E a 0 a) o ca E c c E :3 -0 L o c CD- LL cu C0 E m a) a U a) a) a) m @ U a) m c LO E L o > E 5 E c c cn L O Co En c N a) - 7 p ° a) a c Q m _ "o cv a) U) Z o o C @ O CN Z N cz 'n N n a) c m U _ _ a) c c 2 a) � -0 in Z a) � acs o U � o _� o � x m En m 4? @ a) �@ C a) Q) p. C m cn W L O a) 'co m m y a) o c s cn m U O U ._ m > 3 C L L C C p a) 3 7 3 O U U m a) En @ O U Z ? m a) o 0 n E C E .9? E (n o c En m m e m o O a a) a) co c c m En W c m 'E c c c co o a) a Q a) oc E 3 m z c (n m e a) a) C cw > o o a m o u) a o C0 `m m o Q' ? c s_ s W G L L C m O > ` n U a�CD Z m o U Cco E a o a o o a 3 3 Q 4D O C3 U •> L > > CCO E CUO a -it En a C _O L C a)cn j . C m CVO En En O a) En m .o L O U 7 'C m C 'n _ C .X � . •D C O ECU n C 0) V CO O 2 a) m .0 a) m N K a m O L C Q) OU m O0 a) a) En �, .` . N ~ u' o f �' o c c c m_0 m c E a) a) 3 E � m m a) U m m E ac) �-� a) a) m a m En E c aci C) m E aUi 0 ` 3 oELE 3 � a) o) E � amio 0E —ao, CL o F— @ �o o a) " E c U � E p m. E a) _o > O c—° a_ M w o c c c m E o m a O O a) @ > ac_i a) -0 an o@ o _ °� _ C m c .� _ 'CO m E=n U O a) E C C C — 'D U En O Q m O C O C a) a) Q) O o a) o c E o a) C o f c i E m U c U) c cn n @ m a) a) N c m c ` c c �y,E > c E o o o = c c O s io a @ LL 0 7 0 (O m O a) U 'C C O 0. O U En CO a O m = L U m "CO — Q a) En L a) L — L O_(a O L o,m m En O 3 ` s aa)) O a) � o .m Z Ln m > En a-0 > a o c v En a c N c c C .0 3 U a) m- m a �_ E �_ c � aa) a) E a) m m U Q c a) U > > U a) : U o > .E c c o@ m m W U c c o _> m m a) 0 , a)c U o o - U C Q m a) 'c E m a) En m V E En L m o a) '0 E a) L C: E L a) a) o m L .E U U ~ TJ .O L ~ . ~ U C O ~ (Oj) a) ~ En ..� O m 6 'O O C O O l d .Z � O N cz C M = cz CL D -0 (n ) Cl. s aa)i D U (n 0 � cc w o) S a w E CD w ac) m LL X x W O U m X Q X X O N U >. CD Z U N 0 - O Q W c c M _ a� ° a� c o c c E T- J m E a� a m E a) d d a m O a a a E `o cn co a E `o cn `o cn `o na r o a� ° (D a) a� o O w c > a a= c > a a Q a a_ �? U > a� ai ai ai a� ai ai ai ai d 0 0 0 0 0 0 0 0 Z) 0 D Z � 1 0 Tc W Uc W ►— Z Z a a) a) a) a) W W Z . _ 2 a � J O O O O . O wu p a a aJ � W Q U c (1) o (1) > Z a) QO c @ ° o m ° E a)cn cn is U p tG a W ai o o C 2 -S c o o- � o 0 N o E c `n a a c o > Q) 7 C " 0 C a c _ p O U a U O N O •U C a7 a o (U9 m -0 a) !n V c9 !n Eai c Z a — m J m o a m L V) 3: cn Ua Q W o s ° o f cn a 3 E 0 o o E a Z o m ° E ° m c C _ �a o ° -° Q) >, m C W c9 m = c � Z3 Q) o —°>' ac � 3 oao0 0 72 a) a� C c _ _o m a Z O a) m a) `-' cv o ° cn m m - m o - a) co c > ° C) N m : E .E-0 cnO a m o c ami E E E d a) .S W �9 0 v " a) a) as o as c 'm L) c' a) cO o as m C U C C L a) [a Z 0 cn o u3i ° m ? aCi Q 3 o m Co s O a3mi E @ cn aCi o Ln W c4 � � ° o0UoEm 'nmmma a)i `) a 3 > Ov' ° mc Q _a is 5 � o a) a) ca O O CL W Ucn 0 U m a E i C a) � U = > m a) � L m a) m ° [a O o L _ � a) m O C1 C a) L C M Ca - E U- L ` m (9 C L a) N U) 0xa L ° a) a) O _O -0 E > m m m c o C >, N C Q Q) Q) m a C y > Q) a m Q) C m U o _ N C7 ` °a 3 m axi 3 m ° U c —aoi E c—°° a-0 > c L) co F- Q) fn o@ � o -' o `om > E o00oaciO -oa _ c m a� � 5 T `-° 7 � O m OU •] o aa)) C U - a@ L) 0 -D L) In C m 'o H m a°� v) E o U m a) a� c 3 3 E a c a m - a) >,L O O a) cn _ a) o ° E U c`a a n °) o m .� c a' a) ca E o r m O >'-°U E o L [C6 L C m C �_ @ 0 m � - U) o � p C U V) c cn ca a a) C 3 3 - m > ° � r- 0 m o O p) a) ° U L a) m O m E O a) m CUO Q) m > N m c 7 _ c � _ � � U _ aa)) U o a a� c � � . r- m � IA. m a) C p C 7 R7 _ - O - a) C C C Q) E a) ° a) m a) '� Q) p)"- a) m C _ m E a) m a) - O - a L -0 O O C E •T CO @ C a p U) 30 a) cn (0 L Q) E a T.0 O .� Z Q) Q) m cn CD c6 O L C a) ° = -0 >, 3: n a) a� @ C U Q o o C c a) ?CL ma o = c U U o U > m o c _ W S a o E m o U -C -° 3 .° N a) o _o O ai L ai m Q m C to p U Q) (D a) U L Q) C CJ) U " m 3 E L_ U 0 °) a c .O 'cY m L r c Q) c N E �Cp N M In a) @ In 'Fn N c'V 'O d w Ln o ai -6 L5 -6 6 Ui ax o ° LL ° a ti a ti � °� 3 n ° °� LL x x x x w L U [fl Q x Fx T F�0 0 N W U Co m I- Z U ° L) m0 m0 _. (�'� N Q _0 : - E c Lj C p C p -0 a) -0 a) _ C r acct �_ m � aE , aoa Oma � a � a O C LL ° N C O O rn a) am O. m m d 0 C O C O O cz O W n.. C > n. n. a) n. > U n. > C > C > U > a� '- m a� o a� '- _ m m m 0 m m m m m a) a) d LL d d 0 d ❑ W O j 'L O 7 U) (—UD LLLm c o 0 0 -0 o o U a Z o ++ W W `a `—° C a L) O C O C o o Z N _ cm 00 c m 2 a.o a.o a o ca_a o c o a_ z d _ E >awE` ` ca� a w LL oo O d 00 m U Q' o O O C a m a ° a OO mO ma) m LLJ U, NN 0 - a) ul a) a) V) a7 L_ 0 -0 0) L_ O F- W Z ci °) w s c 3 c° m .� 0 3 Z cn m C n -0 a) E V) a) > , cn -� _� O L) W p p f9 D o ) � � c Enc '- o 0) m °' .E r` Q a) m o -0 En E _ m a c n m o o m E o o E U p CL L) a > � - L) � m CL a�4 m c o U Z o c m ? c c L) c 0) a-0 a > ' c CL c J (n a m cn o N vi m 3 0 a� m m'- m a)i� o a? cn p F- O m a� U - o o c c c 0 0 - c a) Z a, c E 0 U . 0 L 3 m > m m E m LL � m y m > c U a� > m m L o o m E ° c c •� W U v o c m c c - E n a) o p LO 07 c m a� ° a) a) CL co E ° o N _ ° " 0 c o m LL a) m - m c o a Z C) (C Q ?U 0Q) r oU3 � Em 'Fn - ° o oN oL)2 N m 2 Of EC U o •0 0) r U QW E C Cl 0 o CL 0 3 o -0 o a) -0 EnZ @ > o g c - c) a CL ) (n a) U C N CW 0 o U -0 Q) . mL O o o ° E o a' o .E .c W 3 _� °� ) o o m �_ °� (Dm >° � 'c m F' a� Z V) 0 a) m m Q I O Ya��io 0a0 rw as amim `D � � oj Ecn 3 c o C m .m c ° c m E 0 a) Q m 0 ca c .o U) L ° -0 0 E q Z cm a ° Co o °� > o a) to m > 0 a) n u c ° o c m _ ° m `n c m 00 F- c o a) U) - m ? m - ' c c E - o m p N Q n. a) .X m m m a>) m m a) c m m - '> v m n - LO m a) cn o a) (n c m � N o r 3 ° °) m a) c > m w a o H L m° o m ui a) CL Tai CL c E m m d Cl) LE a� m c o c m m 'a) °� o o . m nig m m c ° � � C E m r m U) o ? 0 `a E a m e a� - ca E o °)c ° D E n?/ C p ° O > m m O 0 7 a) m 0 co C C m I.L. N N co n. F C C > Co m 0 -0 V) L n o Q) E '°) cn m vi a) cE a) o m U m .a) r n ° o m O t o'u L E E w .a) c �) a m �° -1 -E c n a) `o .a Z O ° ca O C — U O t= p m E r m cn. O a) -r-: U ai a co U � • Co E W U m U CO c �' ` a) n ? c ca c m O c° L CO ° Q m � m L a�(D cm o �' o -0 ai > m L .m ° a) o f c c � m v cn n Co p oa cu a) cn 0 L) ? a) c a E U U n o V O u? U a) m '." `O a) r O n. co E O to 0 r 0 n N a 0 dLL n o LL 2 U) 0)) C� a 2 0 - Co - .c U) CL °� LL X X X X W p U [D Q O O CN w N Z m ' O Q p c c c c Wm co co E C C C C e- 7ddc LN1 0) CME 0) E CDC D CL O C 1L C _O C _O C O C O O !� O w C O C O C U C m_ d O VC a) m a) m U m m a) ao ao ao ao z (n C cl) C V) C V) C �' U w 7 O Z) O O Z) O U ' W f.... O U O 'V O 'V O U w d Z _ LU in c n w n N m o Q • _a o c c c a a o c c c o c c a o c c c a Z J Y J °� m m .� o m m .� o m E .r o @ E .r o c > E m c > E m c > E m c > E m w tL a V Q o o T m -o o m U m .o O LD U .o o m U m C C C C a N m of a c c a� CL c a a7E a c m CL:t- CL O m ac) CM O- co aa)i m-0 O m ac) m-0 O m aa)i m-0 Lu U o c c c a) o T W o c .m a� a� n m o V c a c L m m Q W O `a m m " C) o cn c E 3 � � cCU CL) u o r O C L--� .0 O N C m E c U) d m T Z m N L X "O U co L > 2 N U C -i U) ° > E o a) En V) rn u) U a) o c Z LL •— ... L a�j •- U O .D C a) a) m p C m W W m TE c U @ o o 3 m c E o n LO � E _m m ami m m-) m E o c - c N _ a) c@ _U a) c c a) ac) 0 m � Cl) m a O N - 2 Z o x p � s .� @ > - aa)i d.D m U �. a) > a) L .N O Py N a) a) T C O Cco LL w -0 N N .- a) w p m .N U _ 'm CL _ U a) -0 7 � O d p C N m c 0 n !n n m 3 Z N '3 U) cad ami Qa) Tis E ami o W Q O U o .c c_0 a) E o W m m m u) u) a C O C n _ > c L a) C a) _0 m — a) (n W C C) @ N c n 0 E C D1 co .D .7.- ,^ Z C t O a) Q) c m -C N — E- 0 O U (� L d 0 u) ` L "� Q U) a) O m O O > 7L= O N O '7 cu L!7 L _mN@ m(m Q 79 > U � mOC .Dm L) L N m m ,; - N O U OO aO 0 . u) O — N - m U L a07m. 0 Ow -0 m2' .E a) '� L >, O - CP U U O c d O U O _ C N — m O C a) O T- a_C m - c L m a� C C L 'G m f9 n U u a E m > n U C U U D_L Q) C a) 4) -0 CL,.:; m -0 Elf (on Q) ate) p "_' a) d � (cu Q) C � C `Oa� m n3 C O m O 1] Q) Q) m LO c� O d U O Q1 Z m m m U E '� a) C m 3 O U a) L m m .D C O '� a) m C -0 m C C O '-9 (DL O)0) a) >, 01 c m m W � O@ C Q1 C C a) CL..+ Q 0o O .N QO n 3 ( O - L) LL X W m Q X X X X O O 04 W >- CL a a a tt-- 0- ti Z m O D Io D O _Q c c c c c c c c M W c a) c m a a) o o c a) o c a) L► `° E `° E co E = •N m E @ o, E m o o °7 0 Z n c o Z c o 0 �- W m a) a) o E A m o a) O c > c > c > E > > O in in N cp N N Z aC1 d0 a. C1SdU aC1Sa- aC1 � WLU U = Z Z c @ m m m o o co o _ c ; �Z � ' W W E O o o ca c H Q 'N = a o c C a o m e m m a) a _ o O W J 1 - °c' > E -iv C: �° CO O O O wu Oa V CLp oT o .2 � ° o.7E a C: O m OL n uj Q V O cno ac) cno 0 5 m a) a) m e c T m a) i a) co u) p m c o t _ E m O '� '� m cn a) co M- 0 O v N Q W •L 7 U a) O 6 V L, Z O " @ C d-0 � m c of o s a`ui m a) c a) a) m - n E co > `c 3 c o E L a) a d @ ° a) c co c y " t of L n N L O = o � Q ou o U) Ln co a) E c ` c a) c n O o •o °' a) E 'o U c o o C co 0 (n Z C U p a) O): N C O_ O 2 .Q'Q � U a) U il.. a) C QCf) O nL cc � a) L O L U O C C p a W O C a) U O lu C C p O .0 n c 0 Q H O L o E co L O c co 0 0 Z m U) O U ._ U N L 47 C a Z +r c ao m m m N _ c " Z a) (n o c L LL o@ io n o a) s co m a) a) to a) ° c W ` r n ° m c E E U L) u' m m cn o c C LO tm y T a) U C p a) M L_ > a7 C C (V = .0 L a) C .� cn .D L p +' C d L p — O- m u O 64 a) � � � CL = � N � � " cc o3 (nw 2 � `O C O N p Z "p (n C Z (0 C C E / cn E O p C T O a) „_9 c O o (0 .U) co Z Y a) co .E E sZ) f c U T io ccnn a) �'cz CZ � C7 ° u) W 3 coo c i > � Lp N o f ui c 'u) m C7 @ cm Q C C E 7 (n p L E a) m ca m o a) o p E c (n �y W C > U n 7 Q) a) ' Y � co m m � E � a) cn > ° m •� E cn U n E U �o � 3 a) E m W c c _� _ c n o c p n 5 c E m o m c = c n m o H Z n= ? m uoi n a s o f u) m m g m a E O `p (n E E 7 m O > C L E C (n U (0 L o O O Q 'a7 .= C Q) O L UO O O@ E E U n N a) c � - C ~ w (/7 F L a) •3 L a) O E COj .(>9 a) U) O Y .� L Z .� CL m m e o V m o o c cz O U) c E a) > co 3 `-' c o 00 �_ O 0 (n C' > a) E � O L -0 O a) L a) .N a) m .D � N C a) O .D a) a) O L 7 U O a) a) N N (9 n (0 U T 7 U � C a) 2 c n 0 (n m O_L (n L a) U L > a7 a N Q) 0 O a) U) O n (0 �� a) ` O N C O = N (9 @ c cco E vi co L) m o c a) o 2 c M cz N m o n j E N CZ Tic E n@ o cp L n O E U U o o u " a) u o cm m a c'o o c>o c� E c .m ai o f ` s o N ° a p 0 C n c o cn C a) E co 0 o n io co T o � 3 ` �' a) co -o � > c`oi a) � '� ° °) o cn o cco s a) u) a) � a co n o o 'u) > n c n o u) a U - CO c o 1- p E - c a p o a m o 0 o a) m C0 n o 0 o m o o m L m ° p o s n o .Q U C -0 7 ,� O C C (n _ L i C L O (n (n Z ° a) w O) O n- (09 N _O Q) .� O (o (0 a) .0 C Q @ L a) c 0 L a) M (o C a) U) E p p C C i W a) 'm O = -o c a E .Q CL N c 3 E �' a) 'as = (n N m co ° CO L) U C m L o COo c m u) o_ o -0 p o ti is ai s cco Z a r E � U = aa)i a) c Q <n a°) U � Q n Q -0 > O co cv c c � QL .N a) c _ •Q ` E (9 N 7 z O c"') L-" E > O OU ate) r C N O a -� co -o w E m -o � ai -� (nn .(n -� Q E o a) cn c Y a) Li x W o x U x m x �t Q x x x 0 0 N U r r- z c 7 N Q Waci (1) (1) 0ci a r dIL mE ME m � E � E O cc C oC o C o C_ o C_ Oa O Q G — •� -6 'C C — C _ T— C O W C > C > C > C > C > d O +r Ia d O d O d O d 0 d 0 Z C] C WC C C C .2 U W H O m m C E Z o 0 o m � n = c o = .( a a) cz o) m m d o JY J o) O O O w u W Q U H W O o co a En U n C U Q W .O N°' �_ _@ v C ami _ L .m C cn o m _0 L C a Q) T O C C C E O m U Q) c O O o c m E ° E -2 m o E ° C O _0_0 cn 3@ _) a) 3 cn C E n cn > C cC m O Q) L c '7 .O L o -O o L J IL Z ° E Z C cn f) o- > F- E F m ° ° o °� c U) I `n m n — cn m a) o ._ _ s m o m cn c cn O @ E W O T n O u c� m E Q m- o d Q O _ o Q Q m O C m0 cn m o Z LL z o c -0 E C o E m m co'D nW CU C c Fn o r �; o s D .� o m m 3 m 3 o N ° �° > o f 3 c > U m ° a) .D m o Z c0 m Y U E m o C cn o > Y m Q m c 14 2 Of s � > QZ W o .� o L ? -C 11] a) c m c m U Z ° o o � ° n ° °) E o U Ll' m E o E m EaiL c Z mcn 0 m o o � > cm c o W U Q ° o) a a) E E > ai o `n 3 C m °) o E '> ° c n o W E C m c m m < @ ° a) o E m o C- c o)3 m °) a) :9 Q C X C a) C O_.— O T a) C cn W � C o 0 0 .Q m m m m a) o a) c 0 0) 0) m m C o a) a L un c a) — � E cn E a o E m O -0 a) C c .m w Z a o N m -o :° m o m > c m > _ m C C a) m Q Q a) 0 3 0 , a) :_ L a, _o En a) m m e _ o a) c cn H m a) o) cn E m n > o m Z Z c c @ ° _ m U c c _ m cn . a) m Q io a) @ m o m o ai °) ° c vi a) C E c o o u� cn o a o o c E > m C) n a) E E C) m o .a? 2 o o co co E- cn °- E m O o a) m C o m 'n m o a— EC a' o' D 'r) N 'tn n C T a) U u a) o > E a o m c c O 'o m - I—a) DLn o � cn U o @ Q 5 om C m . ? () � o mta) En O O_ U C� O - L o o dO C N - = o> a) a) a) m Q U a) -r- m o z m o o ca ai n ° L vi c °) L -w m a) cn m O `n U) a) a a) ° o E C) U c o 3 C = U : Z o ° _c a) w __ m m Z U a) LT1 O U N m 0 3 Y C U m m a) o m O_ m O d S _ m C a) ami � a, m �, U m o m L C .7 E Z �Y E C c � C] � � cu n E c a) -0 EU N m n O � -o C) Q CT 7d L � L LT7 .0 ) C .O L cn o T m �_ O) an d N W aa) > c 3 a d a U o c m c U c ) CD E aa)) Q cD L _ cn .— C O) m O a) a) O O O _(� L N " ._ O U T U L U LL m O m O L C O -� N U E L m to .� C) Q o o (n CD f11 m 2 7 Q O O H a) a) d •QI. vc) CCi) m C 0 L O O u) m c- 0 in (v a) cr O •—_. c••j @ C r _° d a) .� °- 7 O 7 m C c0 Y LL -CDS E Y to CD ° J U �' Z aCi a E cc > � LL Y FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12084 The Fresno City Planning Commission at its regular meeting on September 15, 2004, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5285 was filed with the City of Fresno and proposes a 45-lot single-family residential subdivision on 9.3 net acres of land located on the east side of North Brawley Avenue between West Clinton and West Princeton Avenues; and, WHEREAS, the West Area Community Plan Advisory Committee recommended approval of the proposed project on June 14, 2004; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on September 15, 2004, to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision; and, WHEREAS,the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated September 15, 2004; and, WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5285 may have a significant effect on the environment as identified by the Finding of Conformity with Master EIR No. 10130 for the 2025 Fresno General Plan issued on July 27, 2004, prepared for Environmental Assessment No. R-04-13/T-5285. NOW,THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5285 subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and the West Area Community Plan, and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5285 subject to the Planning and Development Department Conditions of Approval dated August 11, 2004. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Brown, seconded by Commissioner DiBuduo. VOTING: Ayes - Brown, DiBuduo, Kissler, Vang, Brand Noes - None Not Voting - None Absent - None DATED: September 15, 2004 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12084 Vesting Tentative Tract Map No. 5285 Filed by Jeffrey Wall Action: Approve KACommon\Master Files-2004\REZONE\R-04-013,T-5285--MS\T-5285-PC Reso 12084.wpd FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12085 The Fresno City Planning Commission, at its regular meeting on September 15, 2004, adopted the following resolution relating to Rezone Application No. R-04-13. WHEREAS, Rezone Application No. R-04-13 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: AL-20 (Limited Agricultural- County) _ EXISTING ZONING: R-1/UGM (Single Family Residential/Urban Growth Management) APPLICANT: Jeffrey Wall LOCATION: The east side of North Brawley Avenue between West Clinton and West Princeton Avenues. APN: 442-060-22, 23 LEGAL DESCRIPTION: From AE-5 (County) to R-1/UGM: Parcel 1: That portion of Lot 9 of Victoria Colony in Section 25, Township13 South, Range 19 East Mount Diablo Base and Meridian, as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: Beginning at the Northwest Corner of said Lot 9: thence South along the West line of said Lot,402.21 feet;thence North 89°45'00" East 615.64 feet to a point on the East line of said lot which bears South 0001'00" East 402.21 feet from the Northeast corner of said Lot: thence North 0°01'00" West along said East line 402.21 feet to the Northeast corner of said Lot; thence South 89045'00" West along the North line of said Lot 625.52 feet to the POINT OF BEGINNING. Parcel 2: That portion of Lot 9 of Victoria Colony in Section 24, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: BEGINNING at the Southwest corner of the North one-half of said Lot 9; thence North along the West line of said Lot, 248.15 feet to a point which bears South 402.21 feet from the Northwest' corner of said Lot; thence North 89°45'00" East 625.64 feet to a point on the East line of said Lot which bears South 0001'00" East 402.21 feet from the Northeast corner of said Lot; thence South 0001'00"East along said East line 248.20 feet to the Southeast corner of the North One-half of said Lot 9;thence along the South line said North one- half South 8945'15" West 625.72 feet to the POINT OF BEGINNING. Assessor's Parcel No: 442-060-22 affects Parcel 1 and 442-060-23 affects Parcel 2. Planning Commission Resolution No. 120B5 Rezone Application No. R-04-13 Page 2 September 15, 2004 WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to allow for a 45-lot single family subdivision; and, WHEREAS, the West Area Community Plan Advisory Committee recommended approval of the proposed project on June 14, 2004; and, WHEREAS, the Fresno City Planning Commission on September 15, 2004, reviewed the subject rezone application in accordance with the policies of the West Area Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the September 15, 2004, hearing, the Commission received a staff report and related information, environmental documents, and considered testimony regarding the requested zoning change. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-04-13 may have a significant effect on the environment as identified by the Finding of Conformity with the 2025 Fresno General Plan MEIR No. 10130 July 27, 2004, prepared for Environmental Assessment No. R-04-13/ T-5285. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Brown seconded by Commissioner DiBuduo. VOTING: Ayes - Brown, DiBuduo, Kissler, Vang, Brand Noes - None Not Voting - None Absent - None DATED: September 15, 2004 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12085 Rezone Application No. R-04-13 Filed by Jeffrey Wall Action: Recommend Approval KACommon\Master Files-2004\'REZONE\R-04-013,T-5285--MS\PC Reso 12085.wpd Recording Requested by. City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorders Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY SECONDED BY BILL NO. ORDINANCE NO. AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-04-13 has been filed with the City of Fresno to rezone property, owned by Jeffrey L. Wall, as described hereinbelow; and, WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the Planning Commission of the City of Fresno held a public hearing on the 15th day of September, 2004, to consider Rezone Application No. R-04-13 and related Environmental Assessment No. R-04-13/T-5285 during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the AL-20 (Limited Agricultural- County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district; and, WHEREAS, on September 15, 2004, the Fresno City Planning Commission through Resolution No. 12085 recommended approval of Rezone Application No. R-04-13 as described above; and, Ordinance Amending Official Zone Map Rezone Application No. R-04-13 Page 2 WHEREAS, the Council of the City of Fresno, on the 19th day of October, 2004, received the recommendation of the Planning Commission and concurs therewith. NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that with the recommended mitigation measures for Environmental Assessment No. R-04-13(T-5285 dated July 27, 2004, there is no substantial evidence in the record that the rezoning may have a significant effect on the environment and the Finding of Conformity with MEIR No. 10130 for the 2025 Fresno General Plan prepared for this project is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the proposed medium-low density residential planned land use designation of the 2025 Fresno General Plan and West Area Community Plan, as specified in Section 12-403-6 of the Fresno Municipal Code. SECTION 3. The Council finds that the zone district of the real property described hereinbelow, located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the AL-20 (Limited Agricultural- Count zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district: From AL-20 (County) to R-1/UGM: Parcel 1: That portion of Lot 9 of Victoria Colony in Section 25, Townshipl3 South, Range 19 East Mount Diablo Base and Meridian, as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: Ordinance Amending Official Zone Map Rezone Application No. R-04-13 Page 3 Beginning at the Northwest Corner of said Lot 9: thence South along the West line of said Lot,402.21 feet;thence North 89045'00" East 615.64 feetto a point on the East line of said lot which bears South 0001'00" East 402.21 feet from the Northeast corner of said Lot:thence North 0°01'00"West along said East line 402.21 feet to the Northeast corner of said Lot; thence South 89°45'00"West along the North line of said Lot 625.52 feet to the POINT OF BEGINNING. Parcel 2: That portion of Lot 9 of Victoria Colony in Section 24, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, as per map thereof recorded in Book 4, Page 61 of Plats, records of said County, described as follows: BEGINNING at the Southwest corner of the North one-half of said Lot 9; thence North along the West line of said Lot, 248.15 feet to a point which bears South 402.21 feet from the Northwest corner of said Lot;thence North 89°45'00"East 625.64 feet to a point on the East line of said Lot which bears South 0001'00" East 402.21 feet from the Northeast corner of said Lot;thence South 0001'00"East along said East line 248.20 feet to the Southeast corner of the North One-half of said Lot 9;thence along the South line said North one-half South 89045'15" West 625.72 feet to the POINT OF BEGINNING Assessor's Parcel No: 442-06022, Affects Parcel 1 and 442-060-23, affects Parcel 2. SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its passage and upon annexation to the City of Fresno. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the day of , 2004, by the following vote: AYES: NOES: ABSENT: ABSTAIN: REBECCA E. KLISCH City Clerk By APPROVED AS TO FORM: HILDA CANTO MONTOY City Attorney By Deputy Rezone Application No. R-04-13 Filed by Jeffrey L. Wall Assessors Parcel Nos. 442-060-22, 442-060-23 KACommon\Master Files-2004Y REZONE\R-04-013,T-5285--MS\R-04-13 CC Ord Bill 10-19-04.doc CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL August 11, 2004 VESTING TENTATIVE TRACT MAP NO. 5285/UGM West side of North Brawley Avenue between West Clinton and West Princeton Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees,dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5285/UGM entitled "Exhibit A,"dated June 7, 2004,the subdivider may prepare a Final Map in accordance with the approved tentative map. Related Rezone Application No. R-04-13 shall be approved by the City Council to become effective prior to Final Map approval. In addition, the subject property shall be annexed to the City of Fresno prior to issuance of any building permits forthe subject property. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessaryto construct the required public improvements and work and applicable processing fees. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 2 August 11, 2004 subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 4. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property"; Resolution No. 68-187," City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 6. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water service, sewering, and inspections in accordance with the City of Fresno Master Fee Schedule(City Resolution Nos. 79-606 and No. 80-420)and any amendments, modifications, or additions thereto;and in accordance with the requirements of State law as related to vesting tentative maps. 7. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 9. Relinquish access rights to North Brawley Avenue from all residential lots (Lots 1, 14, 15, 28, and 29) which abut these streets. Ref. Section 12-1011-f-3 of the Fresno Municipal Code. 9.a. Pursuant to Section 12-1011-f, Lots 1 and 14 of T-5285 indicate a lot depth of 98 feet and is deemed appropriate due to the wider street design requirements for Brown and Harvard Avenues at their intersections with Brawley Avenue. Lots 1 and 14 are also depicting larger lot widths than typical standard corner lots. 9.b. Developer shall maintain a minimum lot depth of 100 feet for all lots except Lots 1 and 14. The Developer shall file a Minor Deviation Application to reduce the lot depths to 98 feet for Lots 2 and 13 prior to recordation of the final map. LANDSCAPING AND WALLS 10. Provide a 15-foot landscaped easement (and irrigation system) along the side or rear CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 3 August 11, 2004 property lines of lots which side-onto or back-onto North Brawley Avenue. (Fresno Municipal Code Section 12-10114(3)). When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 11. Maintenance of the required landscape easements along North Brawley Avenue may be the responsibility of the City's Community Facilities District No.2. Contact the Public Works Department, Engineering Services Division staff for information regarding the City's District. 12. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District No. 2, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgements from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual landscaping maintenance assessment and that he/she is aware of the estimated amount of the assessment. 13. Should the City Council not approve the annexation of such landscape areas into Community Facilities District No. 2, then the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed instruments for the homeowner's association shall be submitted to the Planning and Development Department for review two (2) weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for landscaping and other provisions as stated in the Development Department Guidelines for preparation of CC&R's dated January 11, 1985. 14. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. 15. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which back onto or side onto North Brawley Avenue (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. 16. Pursuant to West Area Policy W-6-a, the applicant shall construct a 6-foot high chain link fence, meeting requirements of the Fresno Municipal Code, along the side and rear property lines between new single family uses and rural parcels (south side of West Harvard Avenue. BUILDING SETBACKS 17. Building setbacks shall be in accordance with the R-1/UGM zone district and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown on Exhibit "A" of Vesting Tentative Tract No. 5285/UGM dated June 7, 2004 for those lots abutting Brawley Avenue (Ref. Section 12-244.4-E of the Fresno Municipal Code). CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 4 August 11, 2004 17.a. Pursuant to West Area Policy W-6-a, Lots 29 through 37 shall have a rear yard building setback of 30 feet for single story structures and 40 feet for two-story structures. Rear yard encroachments may be permitted up to 20 feet but in no case shall be less than 20 feet. INFORMATION 18. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees. 19. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 20. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps,"any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 21. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 22. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: 559-268-0109; after hours the contact phone number is 559-488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number 916-653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center(phone number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 23. Apportionment of Special Assessment: If, as part of this subdivision,a division will be made CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 5 August 11, 2004 of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and C. Written consent of the owner(s)of each such lot, parcel, or interest to the requested apportionment. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 24. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 25. Solid waste disposal for the subdivision shall be provided by the City of Fresno in accordance with Solid Waste Division requirements. 26. The subject property shall be annexed into the City of Fresno prior to or concurrent with the approval of any final map(s) of Vesting Tentative Tract No. 5285. PARK SERVICE 27. The developer/owner shall comply with the requirements in the attached memorandum from the Parks Division dated June 25, 2004, for Vesting Tentative Tract No. 5285/UGM. Urban Growth Management Requirements 28. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. FIRE SERVICE 29. Fire service will be provided by City of Fire Station Fire Station No. 16. Provide residential fire hydrants and fire flows per Public Works Standards with two sources of water. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 52851UGM Page 6 August 11, 2004 30. Access is acceptable as shown. There shall be at least two points of access to the subdivision during construction. Urban Growth Management Requirements 31. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. STREETS AND RIGHTS-OF-WAY 32. The subdivider shall furnish to the city acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. 33. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 34. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). 35. The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78- 522/88-229.. 36. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 37. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer. 38. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. 39. 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 along with the street construction plans for this tentative map to the Public Works Department. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 7 August 11, 2004 Frontage Improvement Requirements: Major Streets: North Brawley Avenue: Collector. 4-lane (94') 40. Dedicate 40'of property from section line for public street purposes, within the limits of this development to meet the current City of Fresno Collector Standards. Reference Public Works Standard P-69. 41. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 42. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. Reference Public Works Standard P-50. 43. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for collector streets. 44. Relinquish direct vehicular access rights to North Brawley Avenue from all lots within this development. Interior Streets: 45. Design and construct all curb,gutter,sidewalk(both sides),permanent paving,cul-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works Standards for fifty(50)foot and fifty-four (54)foot streets. 46. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with Public Works Standard P-44. Specific Conditions Requirements: 47. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 48. Dedicate and construct a 50'to 54'public street or approved alternative, per Public Works- Traffic Enginneering, along West Harvard Avenue from Brawley Avenue to North Gentry Avenue as depicted on Exhibit A dated September 7, 2004. UGM Requirements: 49. This Map is in UGM major street zone E-4; therefore pay all applicable UGM Fees. SANITARY SEWER SERVICE CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 8 August 11, 2004 The nearest existing sewer main is a 8-inch sewer main in North Brawley. The following conditions are required to provide sanitary sewer service to the tract. 50. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 51. Separate sewer house branches shall be provided to each lot created within the subdivision. 52. All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 53. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. 54. Abandon all existing on-site private sanitary sewer systems. Urban Growth Management Requirements 55. Sewer connection charges are due and shall be paid for the project. WATER SERVICE There is an existing 14-inch water main in North Brawley Avenue. The following conditions are required to provide water service to the tract. 56. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 57. Separate water services with meter boxes shall be provided to each lot created. 58. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 59. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and policies. 60. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources, and City of Fresno standards. 61. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. Urban Growth Management Requirements CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 9 August 11, 2004 62. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. These include the following: A. Wet-ties, water services, and meter installations to be performed by the City water Division. B. Frontage charge C. Transmission Grid Main Charge D. Transmission Grid Main Bond Dept Service Charge E. Service Area Number: 301s F. UGM Water Supply Area Number: 301s SOLID WASTE 63. Comply with Solid Waste Division requirements for t5rash collection services. Contact Donna Leslie at 621-1888. FRESNO IRRIGATION DISTRICT 64. The developer/owner shall comply with the requirements in the letter from the Fresno Irrigation District dated June 22, 2004 for Vesting Tentative Tract No. 5285. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 65. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements)in accordance with the requirements of State Law as related to vesting tentative tract maps. 66. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 67. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The -developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 10 August 11, 2004 either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/Real Estate Section,an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 68. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. 69. 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 District's letter to the Planning and Development Department dated June 21, 2004. 70. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven (7) days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to final map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 71. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated June 16, 2004, for Vesting Tentative Map No. 5285/UGM. DEVELOPMENT FEES AND CHARGES 72. This project is subject to the following development fees and charges: PARKS DEPARTMENT FEE / RATE a. Street Tree Landscape Plan Review fee $56.00 b. Street Tree Installation fee $129.00/tree City installed tree c. Street Tree Inspection fee $30.00/tree Developer installed tree CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 11 August 11, 2004 d. Maintenance District Plan Review fee $176.00 e. Maintenance District Inspection fee $305.00 f. Reinspection Fee $29/Hour FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE g. Metropolitan Flood Control District Fee * Contact FMFCD for new fees. Rates increased as of March 1, 2003 SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth) i. Oversize Charge $0.05/sq. ft. (to 100' depth) j. Trunk Sewer Charge $419/living unit Service Area: Fowler k. Wastewater Facilities Charge $2,119/living unit I. Copper Avenue Sewer Lift Station Charge n/a m. Fowler Trunk Sewer Interim Fee Surety n/a n. House Branch Sewer Charge n/a o. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE p. 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. q. Frontage Charge $6.50/lineal foot r. Transmission Grid Main Charge $560/gross acre s. Transmission Grid Main Bond Debt Service Charge $243/gross acre CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5285/UGM Page 12 August 11, 2004 t. UGM Water Supply Fee $442/living unit Service Area: 501-S u. Well Head Treatment Fee $192/living unit Service Area: 501 v. Recharge Fee $0/living unit Service Area: 501 w. 1994 Bond Debt Service $60/living unit Service Area: 501 DEVELOPMENT IMPACT FEE x. Northeast Fresno Policing Area n/a URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* y. UGM Fire Station Capital Fee $1242/gross acre Service Area: 16 z. UGM Park Fee $1230/gross acre Service Area: 4 aa. Major Street Charge $2434/adj. acre Service Area: E-4 bb. Major Street Bridge Charge $135/adj. acre Service Area: E-4 cc._ Traffic Signal Charge $860/adj. acre dd. UGM Grade Separation Fee n/a ee. Trunk Sewer Charge n/a Service Area: Fowler ff. *Street Acquisition/Construction Charge n/a KAMaster Files-2004\'REZONE\R-04-013,T-5285--MS\COA-t-5285.wpd File No. 210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager JEFFREY L. WALL Planning & Development Department 563 E. SALEM City of Fresno FRESNO, CA 93720 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5285 PRELIMINARY FEE(S) (See below) DRAINAG AREA(S) " AL " " - " DRAINAGE AREA " AL " $36,018.00 DATE G Zl /C—)4 DRAINAGE AREA - it - �— TOTAL FEE $36,018.00 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 indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. 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. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5285 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 North Brawley Avenue. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 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 Plan Other 4. Availability of drainage facilities: 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. X c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through existing Type "E" inlet at the northeast corner of West Clinton Avenue and North Brawley Avenue. 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. s_ys 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 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 five 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 drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Z Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees O in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, co 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; 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. 5285 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. 8. 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, recommendation an requirements. Gerald E. Lakeman, Project Engineer: RicWo s District Engineer, Assistant General Manager C: YAMABE & HORN ENGINEERING 1300 E. SHAW, STE. 176 FRESNO, CA 93710 s ss 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 The drainage system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to issuance of a building permit or recording of the final map. Our records indicate that there is not continuous existing curb and gutter to convey runoff to the Master Plan inlet located at West Clinton Avenue and North Brawley Avenue. 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. Tract 5285 engr\perm it\exh ibits2\tract\5235(r]) PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT TO: Michael Sanchez, Planner III Planning Division FROM: HILARY KIMBER, Parks Supervisor II(621-2924) DATE: June 25, 2004 Subject: Tentative Subdivision Map T-5285 (Located on the east side of North Brawley Ave. between West Shields and West Clinton Avenues) The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No. 5285 drawn by Yamabe&Horn Engineering, Inc. for Artel Farms, Inc dated 5/5/04. Parks offers the following comments regarding the street tree, and buffer/parkway strip conditions . . . STREET TREE REQUIREMENTS A. Street trees are required on all internal streets. Tree planting shall be within a 10' Planting and Public Utility Easement. The Developer shall plant street trees. Tree species to be planted on those streets are as follows: W. Princeton Ave. Ginkgo biloba `Autumn Gold' or `Fairmont' (Maidenhair Tree) W. Brown Ave. Sapium sebiferum(Chinese Tallow) W. Harvard Ave. Celtis australis(European Hackberry) N. Brawley Ave. Pistacia chinensis(Chinese Pistache) N. San Pedro Ave. Nyssa sylvatica(Black Tupelo) B.. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60'of street frontage, or one tree per lot having street frontage,whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public or one tree per lot whichever is greater. b. Trees shall be planted in accordance with "Specifications for Developer Street Tree Planting." The developer shall contact Parks to determine tree species required on each street. c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall be reviewed and approved by the Parks, Recreation and Community Services Department. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map,will be released when all landscaping installed on public and/or city controlled property is in conformance with Parks Division's planting specifications and meets the specifications of the city. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. Pnr4c Pprronfinn R('nm m Parks,Recreation&Community Services June 125,2004 T-5285 Page 2 DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT C. The developer may landscape for inclusion into the Community Facilities District(CFD2),the landscape strip and right-of-way on the west side of N.Blythe Ave. 1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to Council approval. Landscaping plans shall be reviewed and approved by the Parks, Recreation and Community Services Department. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-N-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping passed by Council on September 20, 1994. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with F of level ground between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Parks Division. 4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags, signs or identification of any kind shall be permitted in the right of way,within the city-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. 7. Street trees designated for this project shall be: N. Brawley Ave. Pistacia chinensis (Chinese Pistache) UGM REQUIREMENTS F. The project is in UGM Zone#4. Please assure that all Parks UG fees are collected as allowed by FMC. The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located at W. Clinton and N. Brawley Avenues. The nearest neighborhood park scheduled to be constructed is on the North east comer of N. Milburn and W. Dakota Avenues. This is consistent with the Parks Master Plan. . Park,Recreation and Community Services Department June 25 2004 T-5326 Page 3 FEES G. As a reminder, please verify that the following administrative/plan check fees are collected: 1. Collect the CFD Plan Review fee of$176.00 (FY2002 rates)(Acct#34599 Fund#10101 Org#17050) 2. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct. (Acct#34599 Fund#10101 Org #17050) 3. Collect the UGM fee for neighborhood parks. San .Joaquin Valley Air Pollution Control District June 16, 2004 Reference No. 402EV2004 Mike Sanchez ,— ECIEVIED City of Fresno Planning & Development 2600 Fresno St., Third Floor Fresno, CA 93721-3604 U U N 17 2004 Planning Division Subject: T-5285, R-04-13 (APN 442-060-22, 33) Development Department CITY OF FRESNO Dear Mr. Sanchez: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley Air basin is classified non-attainment for ozone and fine particulate matter (PM10). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. Although this project alone would not generate significant air emissions, the increase in emissions from this project, and others like it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below: Based on the information provided, the proposed project will be subject to the following District rules. The following items are rules that have been adopted by-the District to reduce emissions throughout the San Joaquin Valley, and are required. Current District rules can be found at http://www.valleyair.org/rules/1 ruleslist.htm. District Rules 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and District Rule 4902 (Residential Water Heaters) to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003, amendments to Rule 4901 were adopted by the District's Governing Board. Amendments to the rule may affect future construction plans for residential developments. Specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1,2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two(2)dwelling units per acre. 5.3.2 No person shall install more than two(2)EPA Phase 11 Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. As a development with a density greater than two dwelling units per acre, this subdivision may not install any open-hearth fireplaces or other wood burning fireplace as defined in Rule 4901. Only 2 EPA Phase II Certified wood burning heaters may be installed per acre of development, or a total of 19 wood burning heaters. There are no restrictions on gaseous-fueled fireplaces. More information about Rule 4901 can be found at our website- www.vallevair.org. District Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, Mr. Sanchez June 16,2004 T-5285, R-04-13 Page 2 including construction, road construction, bulk materials storage, landfill operations, etc. A construction assistance bulletin has been enclosed for the applicant. Please be advised that the District is currently amending Regulation Vlll and anticipates implementing revised requirements on or about October 1, 2004. If construction' were to commence on or after October 1, 2004, the applicant should contact the District to determine where requirements may have changed and how rule changes may affect the project. District Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. District Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. District Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or other materials. In the event that the project creates a public nuisance, it could be in violation and be subject to District enforcement action. The District encourages innovation in measures to reduce air quality impacts. There are a number of measures that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the extent possible.) The measures listed below should not be considered all-inclusive and remain options that the project proponent should consider: • Trees should be carefully selected and located to protect the buildings from energy consuming environmental conditions, and to shade paved areas. Structural soil should be used under paved areas to improve tree growth. A brochure has been included for the applicant. For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ For Tree Selection see http://www.ufei.or-a For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu http://www.lgc.org/bookstore/energy/downloads/siv tree guidelines.pdf • If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, easements should be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and shelters. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. • As many energy-conserving features as possible should be included in the design/construction of the project. Energy conservation measures include both energy conservation through design and operational energy conservation. Examples include (but are not limited to): - Increased energy efficiency (above California Title 24 Requirements) See http://www.energy.ca.gov/title24/. - Increased wall and ceiling insulation (beyond building code requirements) - Energy efficient widows (double pane and/or Low-E) - High-albedo (reflecting) roofing material. See http://eetd.Ib1.gov/coolroof/ - Cool Paving. See httr)://www.harc.edu/harc/Pro*ects/CooIHouston/ , http://eande.ibl.gov/heatisland/ - Radiant heat barrier. See http:Hwww.eere.energy•gov/consumerinfo/refbriefs/bc7.htmI - Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/ - Install solar water-heating system(s) - Install photovoltaic cells - Install geothermal heat pump system(s) - Programmable thermostats for all heating and cooling systems - Awnings or other shading mechanism for windows Mr. Sanchez June 16,2004 T-5285, R-04-13 Page 3 - Porch/Patio overhangs - Ceiling fans, whole house fans - Orient the units to maximize passive solar cooling and heating when practicable Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See hftp://www.eere.energy.gov/RE/solar--Passive.htmI - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.advancedbuildings.org - Electrical outlets around the exterior of the units to encourage use of electric landscape maintenance equipment - Pre-wire the units with high speed modem connections/DSL and extra phone lines - Natural gas fireplaces (instead of traditional open-hearth fireplaces) - Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues - Low or non-polluting incentives items should be provided with each residential unit (such items could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.) - Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site, etc. More information can be found at: http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergycenter.org/index.htmi http://www.ciwmb.ca.gov/GreenBuilding • The project should include as many clean alternative energy features as possible to promote energy self- sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy equipment. More information can found at- http://www.dsireusa.org/, http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/ • Construction activity mitigation measures include: - Require construction equipment used at the site to be equipped with catalysts/particulate traps to reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur diesel fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a limited number of these devices for installation in several diesel engine families to reduce particulate emissions. At the time bids are made, have the contractors show that the construction equipment used is equipped with particulate filters and/or catalysts or prove why it is infeasible. - Use alternative fuel construction equipment. - Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via portable generator set). - Install wind breaks on windward sides of construction areas. - Curtail construction during periods of high ambient pollutant concentrations. This may include ceasing construction activity during peak-hour vehicular traffic on adjacent roadways, and "Spare the Air Days" declared by the District. - Require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at 230-5835 or Mr. Hector R. Guerra, Senior Air Quality Planner, 230-5820 and provide the reference number at the top of this letter. Sincerely C 6`� Chrystal Beier CEQA Commenter Central Region Enclosures c: file City Of FRESNO FIRE DEPARTMENT DATE: J une . ZoOc� MEMORANDUM TO: �rn t��e.. d, t FROM: SENIOR FIRE PREVENTION INSPECTOR SUBJECT: �f es n� y, �i,�, , E,-,2 o4 4�--ac*— TRACT NO. SIBS MEETING OF (DATE): J n e., a4- 2t�c7 Fire Department Comments are as follows: ® 1 . This project is within 3 miles of Fire Station No. : n 2 h'ti�ICS or-- ppCTvn aneA+ S -AL,6A �b 2. This project is subject to UGM Fire service fees for Fire Station No. A, © 3. Provide (commercial )6residential hydrants and fire flows per Public Works Standards with two sources of water. 4. Access is acceptable as shown. 5. Access is not acceptable: 6. This tract is in the Station 21 UGM Fee area and is required to be annexed to the Community Facilities District No. 1 . 7. Other: 2543I/78I STATE OF CALIFORNIA—BUSINESS TRANSPORTA- ND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE d P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 w FAX (559)488-4088 j p� Flex your power!Be energy efficient! TTY (559)488-4066 J June 8, 2004 UN 0 g 2004 Planning Division Development Department CITY OF FRESNO 213 1-IGR/CEQA 6-FRE-99-24.9+/- R-04-13 & T-5285 Mr. Mike Sanchez City of Fresno Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Mr. Sanchez: We have reviewed the proposed rezone and tentative tract map for the proposed 45-lot single-family residential project on property located on the east side of North Frawley between West Shields and West Clinton Avenues. Caltrans has the following comments: The proposed rezone and subdivision, in and of itself, is not expected to create_ significant impacts to the State Highway System. This project is below the 2025 General Plan MEIR threshold that requires projects producing 100 or more peak-hour trips to evaluate the project's contribution to increased peak-hour vehicle delay at major street intersections adjacent or proximate to the project site (Mitigation Measure 13-4). However, when combined with the numerous other resid;rtial projects in the area, this project's impacts to the transportation/circulation system and to air quality will be cumulatively significant. As cumulative impacts to these resources were not addressed in the General Plan Update Master EIR, the City should consider a mechanism for evaluating these impacts. The City should consider a transit alternative for this project. The project is small, but when combined with other projects in the area, there is sufficient residential development to support transit. Early.planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review 'and comment. Please see Attachment Number 1 for other recommended transportation alternatives. We request that this letter be made a part of the permanent public record for this project and that a copy of our letter be included in the staff reports for both the City Council and the "Caltrans improves mobility across California" Mr. Mike Sanchez June 8, 2004 Page 2 Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this item. If you have any questions, please call me at (559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 C: Ms Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California"' ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area. Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. City of LIML9!�kIkI ff WEST AREA COMMUNITY PLAN ADVISORY COMMITTEE PROJECT REVIEW - June 14, 2004 Project Record PROJECT INFORMATION Vesting Tentative Tract Map Application No. T-5285 and Rezone Application No. R-04-013 pertain to 9.3 acres of property located on the east side of N. Brawley Avenue between W. Shields and W. Clinton Avenues (APNs 442-060-22 and —23). Rezone No. R-04-013 would change the zoning from AE-20 (Fresno County Zoning) to R-1/UGM; annexation to the City of Fresno and detachment from North Central Fire Protection District and the Kings River Conservation District will be involved. The subdivision map would create 45 single-family residential parcels. The land is planned for medium-low density residential (APN 442-060-22) and Public Facility/Church (APN 442-060-43) uses. The applicant and subdivider is Jeffrey Wall, represented by Yamabe & Horn Engineering. (Staff planner is Michael Sanchez) COMMITTEE RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY NO ACTION INDER -LEE MEINDERSEEBERGTHOLD BARRETT COX Approve Deny Abstain Absent COMMITTEE CONDITIONS / COMMENTS Z--U- -Yxc k�-� 46 Staff Lia son: f� i _ Date: K:\Master Files-Plan Committees\West Area Committee\T5321 Project Record.wpd • CITY OF FRESI - ENVIRONMENTAL ASSESSME / INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resources Code o,RL � et° R FILING: (California Environmental Quality Act) the project described below is EP determined to be within the scope of the Master Environmental Impact tog JUL27 ASI 9: 4 1 Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. Initial study is on file in the Planning and Development Department, CITY CLERK, FRESPI0 ''� City Hall, 2600 Fresno Street, Fresno, California 93721 (559)621-8277 Applicant: Initial Study Prepared By: Jeffrey Wall Mike Sanchez , Planner III 563 East Salem Avenue July 27, 2004 Fresno, California 93720 Environmental Assessment Number: Project Location (including APN): Rezone Application No. R-04-13 East side of North Brawley Avenue between West Clinton and West Princeton Avenues Vesting Tentative Tract Map No. 5285/UGM (APN: 442-060-22, 23) Project Description: Rezone Application No. R-04-13 proposes to rezone approximately 9.33 (net) acres of property located on the east side of North Brawley Avenue between West Clinton and West Princeton Avenues,from the AE-20(County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5285/UGM proposes to subdivide the subject property into a 45 lot single family residential subdivision to be developed at a density of 4.82 dwelling units per acre. The property is within the jurisdictions of the West Area Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium low density residential land uses (2.19 to 4.98 units per acre). The subject site is currently vacant and is predominantly surrounded by single family residences and rural residential units. Conformance to Master Environmental Impact Report (MEIR No. 10130): As previously indicated,the recently adopted 2025 Fresno General Plan designates the subject parcel for medium density residential planned land use. The requested R-1/UGM zone district conforms to the medium density residential land use designation as indicated by the 2025 Fresno General Plan, pursuant to Section 12-403-B-2 of the Fresno Municipal Code. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested rezoning in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be developed with single-family residential uses at an intensity and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the rezoning will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above- noted planned land use designation. Moreover, it is not expected that the existing and future development, per the requested rezoning, 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 MEIi .o. 10130 Environmental Assessment No. R-04-13/T-5285 Page 2 July 27, 2004 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 low density residential land use designation specified for the subject parcel. Based on this initial study, the project does not change the land use indicated for the subject parcels and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). Darrell R. Unruh Date Planning Manager, City of Fresno KAMaster Files-2004\REZONE\R-04-013,T-5285--NISWEIR Finding of Conformity.wpd Attachments: Environmental Checklist/initial Study for Environmental Assessment No. R-04-13/T-5285 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. R-04-13/T-5285 a� U LL m X x x C U O CO m U m W 2 ((n a o C n- o) m a) (D c a) 3 °o _ U o a) .c cUn w o .m.mCL co co n Q m C co a- 0 amc� owL LI Q o _ _ N W �, a m n m.- \ n 0) V m o c = (D c m C O ti z o c c E M N Q W .Y CO n Y •� M n .� a CL >orZm � m co a- O c rn > > > T c > n C a) > O > > O O W U C C 0 'U c c 0 .V c C 0 yam,/ > �j m m -0 n m m -0 n -0 m m -0 aCL ) Z 1p V d- cco � H � co0 � H � m0 D 0c c w W o 0 0 0 0 m E FoE Z Z o - o . o . +' W W Q '� 2 as C asci c am c co o O o OJ V 'tea o = CO d o -0 a d J o C .a c r a o �C n W Q co f°-.Co m a- �° m U w o — Uuj co (ncn a) = C (ncn Z •i L a Z N •c - p C '� OJ L N � d CO o x O > o r o Q W O cw ma) N m �c0 a) :; o C: 3 �' °' .� d (7 += � - w CL mm - 0Q -0 CO n OQ Cf) o cpm C O > C V O O -- U C O c U C N a) C a) C O rn O c9 o a� � � m o a " m > m c mN m > m •`� Z — a7 (n O CO 00 0 > m �' C -0 m CO C m m m J ) M C iv COcw (D CO E o L m CO E c ami W p o o CD n o `a0 c ~ r W _� Ouci U m 3m = aj oo � '� o Dom mOm LO tm az �' o — rcri 3 o L � = c L u, E aa) c' CO n w m -0 3 C O (n O n 7 C a) C N m C Q N C m o O _ a m 7 c co LU (n T m c " oN U (nwN om •E m voi m mai L � c c0i (n m rn c a> o v-i c_mi -- o U) _ cmi o °� m E _> � _o � � > W n� o m m o ar EOJ o � nE ami m _ - o c _0 s 0 r CLr c o c � Cl._� o � r o Tco W O c n (n m 0 o` c W C _� oL) ((n'a'.c rn CO .m m U o w Q c aci w (n f° r 'ca co w •c n.S co -0 co W wU2 m W CU �.oj � � CO -0 L c � � _0 O .0 � o " > ) _ L Q �, m n m o m n m o m y -0 - w Cl) E U " o Z T- m L a c U a) _ L o m m o Q _E -6 c' O 3 coi o m 3 m c`�-a (° C 3 `�° o f o c c M 2? 'E ? Q asci C o c o asci aa) m (2) C: aci aci c m ca c w ami a U O Y a m n Vr in (n m � O � O �' m o> � O -0 m o � 3 m m aa) Q E c 0 o c r N (n m amici .c o .c in m .m > c c c o a� NL)n (n ~ onmonmm oC - E °' L) o CDC: Eoa� cnC LO NO m c U > n m U T C L) � r a) m m m a) CD c E .� -0 > m - o. C7 ccN E me cmCm m -0oo .co (D -0 a) oa) m cc mE � U - -N' c f° � nUo� -Z6 t5 mmCo ca. Om O � O (n 0 a (� E L _ O n g in rn m - L a) N m N m (n U m U U a) .-. m .: -0 C a) E N E U U C n 2 C n 7 m (n C N O c y m o ai ` _ ` U m (n 3 m o (n � a> co v o .LDQ > E .o m O m m -O C N •C U '�c a) E a) v N O C n m ~ C ca . a� 2 a> L c m e c m ° Z > = C9 > _n E c 3 n E r m o °� - aci o aci .�.mL aami 'c c m m m C amiwE 3 ca. a) ms Z aEic m EE0U m .oL E � n2 - E Um C .E � am Q n o m n m g r W E a m o m C E ani O m . o c O m � m 76 .2 a� o N �o a� m (n °� o m (D r a w " m a) m o' � m CO a> c > E U 76 > - cri cn -o E > o C m r 2 s c C w D a > j n ':3 IDo c voi > D .o m > o m a> 3 m o w - c m o E 'C ca N � o cO m n °' n n > O O .O a) �... '- C m n L C1 C N E C n m E E N C -V 7 O o a' O m m 3 m m owe m ow o CO�� cos o d LL a- z LL. x w x U m Q x x FX 0 CD N LU �- a m t` Z m . 0)- 0)- p aci p E aC p aci p aci N ❑ c c E c c E c c E c c E W Y .2 an d n 0 m d y .� (6 Cl Y .2 an d a d o CM> o �� ° co Via) ° Via) m O Q' °o .E a) Q c a) a.E CD a.c 0) r U U c p .- U c cn c �? U E ai pw -0 Cl Cl.� � � � � C) a 0 U > :3 Q)co a � a o � o �a �- a aa oQ W o `o w E Z Z 'o 'o '`o m Q a) O Q �.. W W 2 a co 0 0 � a a) a c Q a) 'o J _N 2 W co 0 o m ? a) .o cow m a Z Y J o cn m o f a) o o N O w a O a V d 0 U c a) U o ° o •° co z a 0 .0 .@ LLJ L) a i m n`. 0 0 Cl a` n- E uJ f0 7 O c0 C O C L o f0 C c0 C (n L > ' C a) .° C s U 3 p o • m c o as a 3 0 " -a-o co UZ •` � o a) � pC ° � � U .o �, m 0o CO a) U Q O ° E m ui -0 E ccoo Lo � co LSO CD 3 c ai a) -0 a a) c d C o f o L c .S o > 0 0 U a) � Q) a) o CO cli 0 T c ° O O a) co N cn U u) U cn , — U ' SO > .� E a) •o .o o N E ° c 3 c E co ao a (n >, V, a) CL @ (n u) O UCD Q C a) a) -0 @ in - > a0i ° w E ° .0 > co co a) w o Q W O U co -O 'C CoC ) C — L �O d O O 'o - — c C = U a) 2 a Z w a; co co o O a) c U m s m ° a) LL L io c -o a) io a) c Y 0 a) ° o - (n ° - E c - o c c a) o Q ° E c U W U 0 a) a) a) o LO CM (n (p a) Cl.— 0 'o c a) a) L U L U > C Co 0 Z OCN = °' io a o E ° o c m o .� o oc io -� 3 •� Q Q) (n N °) ° C - � a) . co ._ ca > -0 m a) L .0 U .0 E a) ) (n E O a) fn 0 0 0 L d C co U �..- m U) > vi > U E -o O 0 o L > c '� t c 0 a) co CM 11J ° c .0 c) c9 D J N .3 voi O c — .0 .co � U Z _ ❑ L in .° c4 L o 0 o` f0 c cco o `n '� f0 a) U ° ° o aci a) a0i W U) 0 ~ o � � � a>» aciL > � a) w U a) o cC Q o co ai ` -0 o a) 'o '3 co a) E o p (n .� c C ' 0_ c _ U N @ W 2 Cl T E U C �L L C L o 0 7 C � U 2 Q � oui > L C O c0 U a) U O D_ U — O a) c0 -V U co Q ,`G O c ' E a) - E o o c a) _� -0 o ° @ n .E OY a) F- °? o co 0 .0 a) L CO o = co 3 U 0_ a) 0 - U 0 _V U O .U. C a) > Co a) U �_ U �° E `O J, (n C c co U U U ° ° a) n a) cl 0 ° c@ o co F- U U > 0 0 U 0 'O co 0 O a C ° co.0 -0 � a) 3 N m a 3 co U o a) a) cLi c coCla co a? cco coo cco E � C co a) C C L d N U E N a) (n d C O a) o —_ f•• �° w 0 co o U °� 3 w E as o U c iR > c o o 0 c 1 o g a0i a) a c (n > w a) c U a (D .o co co C. 0) (n 4 c a) E b U 0 U 0 a) ° Q 0 • o 0 3 = ? E -o o r- U 0 co 0_ a) o a) U a) E in in c a) c U a) c c N '— (6 7 �[ O U O O O c (n N O_ a) 0) f0 m p ° E a) r o 0 0 .o a) a) co c E U c E co U c@ 0 (n 0 (n iri 0 '� a) a) o co ° - -0 O c ca m a) c a) .o U � c o` @ 'o mo a 2 U a) U o os E a o o a) CD ai CO a) M U > Co O 7 •C O (n co 'C N a) •— L d c d = Q W O_f0 O a a) r° o .� in r c a) c a) co 0 - 0) U ° o ° Z o o a) c c co m co E a o •c ' •o aa)) ca cco c ac) 'co Q > 0 0 a) a) U -a) E co o c (nn a) co E E W a) 00 Q°) o � Cl.U o o U 0 co a) 0 0 U .� .o > '0 a) (n -o a) a) N c0 O N C �' (0 C ai �,"- (0 O 3 Q m p U d c0 p � d d C6 U >, Co 4) a) 4) U 0 V- Q a) V LL a) D o m E a `o .� C7 'u) H U E 0 ai °) Z '0 > ° m U Q E c vi yFo ui d �-U cc C 1� c -0 L t� .0 o co -6 o� E c ° 00 ° a) c°o 00 E ° cco 0 0 LL W x x O U CD 0 CD N U � CO Z _ O c ti M N J W c (D c �c E 75 pW > OL a) a oa a_ U a. 0 0 LL- LU > -o -° o Z p � �y 0 co LL U n W W Z Z m m 0 Q C C C yr W W Z N = 0 0) o° `° 0 , n_ z° H Q ' O d U 1 O O QLLJ L) w a m 3 a a) L W E a) -° a a) c a� f— W U "T) 3� 7 .0 a) O .E 2 E2 ccoo 0) 70 U W •i ) a) 0 O cp -0 �O cn a) X O a) U M c°0 Q c d O c "E co a _0 Ea E cai CL a) a) cl o O C M oZ Z a) o E o co o z a) o moo t U _ O m a) O u) 0 -0 ° U CO C m O O c -0 cV cn >. Z m E E ° ac °c a) a) m a) `� L a� U ai a) c J (n Q a) in ° mE (D c = o = - Q _ oar Q W C o v o N � o v E o fl Q 3 c c U U c m »"- w c rn w cn rn Q Z � , , ma) a ooEmm a) _0 0 � 0 a) co � E � c .E W cd > c - ma 0 m `oar vi ? 0 crE 0 u°i 0 cn C m - c - - - O m "L - c N = c a 0 0 c c°n ac) �c c o 0 co m c a m c a a) ? � °Q Z O co E c c E m °) '> a) En U cn - 0 E ai ° c 0 O a) 0 N o c 5 (7L me aE cL O ami o � .> oU c o ° u) m m 0 m U ° n c c 2 W cn m aa)) 0 > v E vi -Ln r E a� a) ° o "- U > Ixa) C ` 0 O C E 0 a) C `0 0 0 M a) C U U Z = "m a2 2 p c c '0 a) r m (n 0 ° N .- a) oc W ai c c c .0 En W cn cE <n ° ° ° cm n0 c co co a) 0 ma) W aa)) m ° m m °o a) n b "� = m m ° W _ .� 3 c a) c cr) -0 C Q L o Z m > C: vi 2 0 °U c o ° v aa)) E E °a 0 -� M Cl) U > Q 0 ° v °) o aci o ` E � U a) m " E .°_ o c ° > �( co o m o cn c 0)Q o "gin vi 0 E E a) ` a� m n.- (� c E �o 0 m c in )n ° O c > c "c c Ecn E rn L M o-0 m N � •o a) :E n.° � aci cn ami Lm o U) aa)) aa)) ° a � C6 0 L? n n 3 L c� a o cn a c c aa)) a) o o �- �° m F_ c E o - a� a) o 0 o x ° Cu > a 3 2 - c4 a) o m ccn u m > c -0 m m a) c � w 0)? cn O X o m o _ a ra) N 0) a) 0 .c U) m 0 4) m C O .� L a) _m _ _O L V c0 W C m -0 -0 - m j C a C C E '_°0 0 m 6 a) N .0 o a _0 v) o a c 0 c Q m m m " cn a) E 0 c O L c a o io a ° 0) 0 c .m U - o E N ° a) Z ° W m ° c U a) a) W o � m ocn •° c`o o "0 n 0 '� Cu` c cn c m c a� c o L) ° m - a) E - c Cu.)mom m a L E •_ 0 0 °? cn m O o o o -° a Q) c °' > a oma w E a a) > o ai oa a) Z io o -0 C: (D •c o cu -0-C -0 E u o f .� ? a) m m 3 O m o ai 7. m C a) a ° " Q a (D o� � UC > 0 .2 -2 � o m0 -'5) Com �crE c � W 0 -a0 47 >� > _m .0 O _° O ? "� 7 U a) .0 m N "� ` O Y U O cu Q m y�1 U _ .T� a= C _0 cr a) C _ U _ _ C 0 d» U ( a) U C p a) m u) 0_ O a) O L O a) — p o V) p m L Q cn O 2 a) U m o_ U 'm •- cn a) <n 5 U L m OL m m O c li a) M L a) L U cn m m -0 Li o U o cd ri ci U w E a • LL x x W x x -x x v - U x x x m xp. 0 0 N W } a U m o C CD N Z0 � 0 0 w `o N a c a) -° M W m ° m ° c co ° c cc ° E CD LL Li a CO m a E � °) 0- E E � o' o E a' Ea E °) o E co T "� r ° •� ° r r ° c o r c o r o r o W - c co — c a� co CO _ r a) CO c a� co c a� co 0 a_ C > C- c > a 0--cC: >'a c > a C > a d d w U > a� �. m a) a) > m (1) C m (1) (1) (1)� a) � m a)a) a) � � a� m a) Z cc a0 00- 0- 00 o0- 0-. 00 0- 00 0-. 00 r a� W Ua Z Z m m m m m 0 � ZLIJ Q •N 2W LLI � � 0) 0) 0) 0) dZ Oa 3 0- 0 0 0 0 0 o w � W Q U c r C- > a) o a) -o a) -o cn r o r '.• W = ° cm E iO iO C o C o = a) C c c -° _ � m m m a) U) 7 U -o C -0 C- m U W •L m O Cl N o a) Cl.- V U i m w cn U 0-Q 0 a cn vi E C -° 0 -0 m c o u v m a) U a c U a) co C C 0 c C = o m a) EL m M -0 a L) o m ° _ Q O 0- 3 c_ a ° c c °c N c a� a) 2 -0 a > Z � a E R -° m 0 CO cO co o o �' > c 0 c -� � CO -co r c_ > a) Q = O C N U a) C L_ .0 a) O2 CJS > 7 1" •O a o CO c o E C E o 0-°i 3 o n c a 0-¢i 0LL o a) o Q W c . coCmcmm E N � m C �o o oC- CO co > N o m 0 o E > aZ p 00a) o o a) .0) U) m > pOc -0 En C° ° a_0 E C M o -o 6 W or "0 o a o U 0 c CO OL C/) m m C u' N -0 Sc — E o o E o a) W cC a mm wd :° >C C o.W Z5 ° 0 c o o »- ° W a`) ° m C '� c m N c 0 a E y ) a) W m o a� � c > 3 C E aci > m 0 �•• Z ° aci m m U f m x E 3 > o r Q? rc E EU � 0- o oaim o c � � o m � a� mm o cn r cn a C j a E o m e a� > coo 3 o CD m o 6 C'i a) o r a) � m o m _m (� r a) 0 ° " g U c o m rCc° Co r E 3 a) op H ° o m o E vi a °C a) m c° -0o a N cn c c m -o E U) ° cn m o m m u' o n 3 @ L) LO cvO of m 0-i LL 0-i 3 ci m > c m cO c o a c 3 a`) E c a) c c a) ° m a m O ° a) d M E - C C a) cn a c � a) o c cc -° vi E ca:) m o O r a) 3 C C C L —ca C C L C m m m C C om ESQ? - o Coo) mew Zc-° � Ln :5 �' � o m 0 oa °' 0.° 3L) > E Y3 � � � � a � .E m wE > E a > _ o o aci a ca co `o C Z E r 3 in Y a) m — uCi N C C N E 0 3 ° 0- a at 0-' C c ° o 0 co O N m -O C N `'-- m U O m co ' CO m -r- .2 Zm L C s a) O -0 E 3 m a) m U Q 3 ca L ° o a) N c > C a > m cn ° U a) U c c .0 cn p -� w E c c i cn t W ° m U mai a? O c) CU m U O 8 0 U m a) ° C �, � 2 _� ¢ m o m c _ °� U 3 m oCc - a E r o cp N O U O U a m N C V) O ip L d •O r N a) NE C '70 u) m p -O LO C a l0 U) d A E —5 o o E o c>o 6 ax) 0) cc D 0�.E .� co -6 ci • LL X X X W .. i X x V x x m x x �t Q 0 0 N W CO O r Z `n � U) N Q p a) p p c � c o c M _ J W a) c c = c = c = co a� c cco °> c co a� c E r L% E a) m = a) = a) = E a) E a) E a) co O 7 d a) nE E � E � E � °' QE a) o- E a) cLE T- "� 0_ o � L) L) O � o � O � o W C a) co Co _ Co _ Co — c co c co C co O 0 c > n C. C. C. c > C. C > C. C > C. d (� > m a)-a) a) 7 a) 7 a) 7 2 a) a) m a) a) (O a) a) N Z d U 0 U d U d U � d U 0 Cl- 0 0 U O a) LLLI ) WCL c Z Z m m m m m m m o Q C Z d�+ W WC_ _C C C _C .-. N O O O O O O m O F" _ 2 0')O 0) D7 D7 Q) Q) Q) d Z O —1 CL U 0. O O O_ O O O O w u. LLI U — -Z6a) _� _T O a) a) O C O O �q V C �• W = C — L L Q �T, a) Lo a) C (0 co 70 �. 'p E U C N ~ 7 C"O pj-0 a) U W �L L a) O m L 3 O ) m a) 0 m C C 7 5 Q m L0 O Q 3 T v co a) d C. 3 c m y c V) d m = O Lc) O c L Fo p_C a) C O OCT m n CO U Z O a_>i E a) E@ o E s ac) n s .� a d v J m a) 0)-o -o o O U L - C7 c o E a) a) C Z c a n E Q O o c co E - c � a`�i o > > c c a) LL m o n E O o c m c n L) t o W � � � cmiLLn CE a) �o � o � � .� o >, E E Lo L CO` m _ c N a) � C. a) d C CT"-' _ 'O N a) to p � 0 Z O '~ .c °) upi a a>) CL- 0 O v C) > Q N c ami E U) Z off m c L o CJ c o 0 0 cn m U a) L m W .� •U) m > 3 3 0 L c o o C o o U 0 Wp ~ cin m' c m O n E CODco a) co a) 0 U) W ? C > o o n to n O f0 co m a) Q) C c H• Z c n.a) a) o 0 � m a) n o � � .o m o � n 3 3 Q O m > o c p C n Y a`) o a) Q X ' L > o= m m � � Q 'o c c U) co -Ca) o a) m U) C/) 15 C) a) u°)) cco .o L o c 0 m Cal c o o - s f0 aa)) m aE) D X 3 co g Y C ca m c`o 00 H o m a) n � 3 --p E N c 3 m Lo co C m m E c -o E m n co D E > m C m E m o 3 0 m p 3 E m E -o m n p E p -o C o f- 76 o f o a) E m a) c c a) o C n > o m `-' m o) E c C o Co E a) o a) c") o c c c m o a) n o .o U) > m a) -0 n o m o r m e m o m CO p a) c c .�0 c m u) - c �t o o c E c co O c a) E c `E -o a) a) c O o °' " a) o a) c o f U) E m a) C m M 0 7 p E fa a) m O a) C U -5 C 7 p - @ 7 d m p, m a) E m Q °) °'� T n m U n E m °' E c m N m m �_ E a) T U W U C c U _o _T m a) a) m U a)C U = o o c o U t Q m +7 a) c E m L N m .�' t� E cn t o) a) a) C E m -QT a) m V (D U U of a) c U) a) o o m a) c m O C _ N _U C O 7cn AO O `C 00 p O f6 m cmn r Z C p N m C M <n L a) 7 a) U D -0 m U D CL n a) D U ccnn m w cn m n w E (D w aa)) m` I LL v X W U . m X 17. `c7 Q X X O N U >. Z m L) c> L) U W c T- a LL o) a) d E aa)) d m CD ER c o o U) c 0 o cn o U) o (n a) r W ° a) -c ° a) m ( o Gj > n c— > a a- a_ a= a U a) a) a) :- _ m a) m m a) a) 0- 0 0 Cj Z) a m o m Z) O Z) 0 Z Z p � � LU uj E- Z Z a) a) a) a) a) o Q rLU W c c c c c C � C C �2 a) a z _ Lu O O O O O w w O a V C- iL _j LL LL , C a) a) a)� � a) O a) C a) a) O �- W = a) .o Z c c Z m e a) a) aUi V Z .L j m U ai m 0 .ia m m in m a)- a).E L - aa)) Q W O o oa m a) ° c a) m c) o co m acs = � � cnaa � o � a) = = � ' o � a o 0 = a U O ui O _ c fp •C .0 fp L U cn a) U f0 U V U a a) m n Z C E m m c m a m e a) fO m a m Q J � m m m a a) U L L 3 ° O L m(n 0 c 0 a) Q W C o � � O c -o O E m m- 3 E h o c - Q F- U c _ � o .o o m m 2 m m a c � _> � 3 U ami c a) Z LL m ? m ui o O E -aoi c °� m -c Z ai E Lm fO c .21 U U o a`ni o aa)) a) m c a) c m �° cm`s a) 0 a) a o Z CD = aa)) a) a) ° m o M = o) m m a) 'c L ac) m e 2 > 0 o _a' m O N m E ° a m 0 -C cn aa) E .- a°) ami E E a) -0 a) .c o m m L 3 -0 � a) o m a- � -0 °- a) _ W 5 ° m m 5 m ax) m e -7n ° ° a) io o m � U O o a1) ' m c o a) 3 a) c c a) c t m 3 a) c a) c m m a) m a) a) c m 0 0 L W (4 Q (UO U 2 O U O CD- a m E C" � U L_ O- 7 �p 0) d) 2 a) m E 0 0 m _ W o c m a) a C m •c m o o > m m o m m m m LU > m 70 ° m o m m w � ° _ o F— -p " aOi m O a' > 7 a) a) L c m m E ti L m m Z m M m > m E . m e m C7 c . c c s Q Q 7 0 ami m 03 - U) m m m � .0 3 c mCJ a) 3 ' a) U) aL O �- � > o > m m O E U) L � o � -o > °' o °' Em Eaci ° oc � m a o y a) S2 U m 0 v m o m a) . - o a) u) m _ > o a) o O 04 c aa)) aa)) m > -o m c E o _ o o a) m m ami E m- a) aZn 0 (i o m 0O .� o aEi U a) = c U a m m aa)) m c m p ~ m � � U a' mE ° a) U) °� oo a) 33Em� � aci n M 5 m m o o 5 E .� m a o E 0 m c 0 a) m w E o r m o (n a) .�-o a) E O Lm m a`) o C-0 f a)c m o 70 0 m ) • . m N m aa > ac)� a) .NO E NnaU ) a)m a f 'pCL a) C a) m O cn 7 V m a) O Oo m m t a) a) m E a) _0 o m Z E a) c m c a ° rn a) L a) x E a > o m a) m m o o c m o o 3 rn °) m a m e ° Q m c) a).c °) 2 a'C6 w Co � U o �_ c � � u) � m U) .a) a) � 0 a•3 c m N o O = c U CJ U m - m _ a > o LLJ o oE` a) m o` CU m 3 .c a) •^-' s a) a) U o T 3 E � ) Q m a) U o m m L a) a) m L w L a) m a) vi V D c � tY � � m L c) ° E ~ a) c F- 0 3 a) m a) m U a c w m c a) a) 5 c X OC O O N O m N a) F! 2 m co g, a) V .D aW u) 5 co _0 0 -o 6 ii a) o - 0 ii 0 a ti a u. LL w 3 U) (If IM 2 LL x x x x w U m Q x x 0 O N W } w . c n c n a n Z O N _Q ❑ -0 c .n o c c -0 c Cl) J W 0 �c m m c c m c m c a) co m E Ca co a) a E a m OL �c .o m a 0).C, CL co r .c 0 r P 0 0- 0 co m o c o c 0 a) Lu - c a) CO 0 � a) a) a) �, a) o O a_ > n a > m w @ ( m m w ani a>i m aUi ani a>i CO aa)) a>i a) Z M � Dd00 0 � tiCC difC) o .0- 0 d0 _0 m � o � -0 ❑ .T m _ w o o .- 0 > > U - WH c o 0 0 -0 o -0 o Z Z p •a p o C C o n -- a - a m o o C C N a) 2 � a c m mo `o mm m dW Z Wo mF- > D C E > E mJ 0) 0) O ` c ` > OaV Com tQL 0 om o0a� � 0. J O a'c O � o C 0 cac n cnc a UJ a V - m 0 O U O U O m 0 m O m 0 m W o ui (2 a) w U) w U -0 01 o � o Zn s m . m cc D H Z C m -0 m N aUi 3 umi :� uci 3 a) Q W ,p E C:o m o N Q co o 0 U) c 2 0 o E_ r m G. � = � � � '" n m � vin m0m n•cc � � o O C -6 u0i E E > m o w CO CL o -6 a) ' o m m >CD- o0 o C n" d N > JQ C C U Q c mc a m o > n > - mn oui ° ° �n u 0C ) ~ , E V3 0 m 0U :� c n no c .n - -0 U aaa) .>- 0 d Z �+ c E a) U . s 3 m >1 m m cn E W LL CO _m c C c '> m s -o U m E c c C LO 0) _� c a> 0 o m 0 _- E cn a c `m E o 0 0 U) O W 0 N - O- N N _N _� 3 .c o Ec0 co n m iw � .� cn O N x E 2 c c c -0 2 a) O m �c 0 o a) 0 0 o a) 2 7 0 O o C CO L U w n E o _0 U CO u' m �' a -0 co o m O U D n a) a) o C m C a) C:W (/1 C.Q- u) > �0 a) Q) OUco cl 0 C o c =a o C w N C M Q U u) m a) a) m U _0 C 0) o 0 a m O _ � c 0 m •� o E o a� � o .E -m W o m :� o m ) -0 a) -0 U) m U � O c W 2 3 .0 U co c a) n- c CD .S m Q o)"E o) Z NCf) N C w O m s d O 3 > m Q : 2 o cz n a� 0 s � - n E m U m � 3 C 3 m •o c m m m ,n 2 _0 E o m a) rQr1 o a� Co n o (n ami ii co E Z V 0 > m .O C n s '� j C O 0 in m >O LO co j o cn - U O (0 O .0 N m 7 C 0 f- a»_ �' m ami m > is -0 m aci E - o m � 0 cna '� m O a>i a) m m E cc m m .O 0 m 0 'm o c .c. > m c� ._ cn cn w 3 a o Fi C U m r O X a) 7 2 E .�-. n a) C 0 - c0 E n 0)- -O C O -0 a) m o C > a) O C a) nO/ a) C.w > o aa)) a o in c c m > w L) -0 m LL O C v) a m m o C S C O '0 o 0 7 0 v) O C ` a) U) C 4) > c0 5 w m a) .n m 0 a) cu E m m °n.m m U E o � U m m m :3 -0 am O s n•'- s U E .n m e U c w n m n 'c m in m m 0 Z m CL o m aUi •o .� m E a-mi -0 C Q _ > m _ r n U '> 0 m a) O _ 0 a) a) W U m U c c `n ac) U) 5 m c m m o C0 w C o Q Go W -0 o o o m e m > m r m m o U o f U 'm to a) o c a s c 0 .m °) OL U 0 m 'm d E ° `�-° m 0 O p v o ori U a) m o m r in o n m u' m o i o m n > 0 n CN n o d LL n cn u U) m C7 n 2 0 - m - cn 0 w o U- X X X X W U m � a 0 N U m O O O C_ ZCD o 0 0 0 13 M N Q W caci aci aci r a LL o, E � E co co� E c oo c o c o c o 0 r •C > C N C > C., > O LL C > C > C > C > O rte+ U > O a) T (1) 2 a) 2 (3) a) O a. Q CL 0 Z N. !n C !n C "(n C (n C co W 7 O 7 O 7 O 7 O U = OL W O � U O � U 2 -0 U .O -0 U O Z c6 � c6 c6 � r_ O Q `.Z W LLl 0 0 C `� (n o 0 coo 0 H Q '� _ a o c o C a o c o c n o c c c a o c cc c IL Z Lu � m ._- o a) .- o a)C5 a) ._ o a�c o .- o c > E co c > E co c > E co C > E m w U- O Q. (� •p O 2 U 0) •C O U Q7 •C p a) U m •3 p �..c� Q7 4. J � d c' a a c a a a= a'c a) a- •a•c O m 0 m� O m 0 m_ O co ac) cocoo - O co ac) co -0 w ui U 0 a) c m a) fn a) o c W o c o :_ _ a» U — a) V Z •L E o E c o — .2! c o m o v .7. C -E Q = L QW O � mym ' me � U) c 3 00 =o Q, = 3 - (n 2a) -c co Z O io •� Q CD .o � io > o a) m cn 0. U) cTi L X O U C J (!1 �° > E a) a) a) ( (n C o a 2 CD ) W G- E � s c 0-CD- �p � Qc En L p • UO pN 7 a)Z C 4) LLJ Lf) t E E c "u� c a) c U a) (n C a) c6 �O C O Z CD L) �0 c N 7 m C C a) (n (n ON Co Z o X p t — co - > a) f� �L U) - a) T a) C L a 'i •. LL x W U _. Tx� x x x 0 C=) N LLI U m aC- ni ani ani m aa) N Q Z ❑ C) 0 C) N 0 Cf)-0 c � c � c c c c c c M JW ma) ma) ma) oO ma) O ma) E r 4 � E E E .; F � E '� � E m c on - � on � o. CL L) Z .� C Cl L) Z C o W � a) c a) c a) o a) E C a) O a) c a) O 0 c > c > c > E c > `�' c > d C> > m a) te a) � a) .�' ) 0 m a) .- ( te (1) ° d0 n" 0 Cl. 0 = wU CL0 = w d0 Z Q c LL. U LU v � LLI H o 0 -0 c W Z o m o 0003 a) a) a) Q Z W c c c w N = � normo � O � o 0) 0) m nz J m > E m �m .c •Z6 O O O w � 0 (L U o OO2 oda) CL -i C: n n c = a) n 111 V O m aci m O 0 m Q) Q) Q) C C N >1 Q) (D _ >� Q) m fn O N Q1 C N O w Q 7 L O O L) •5 L d) .� U — C O .0 O L w U Z E U m m C cu 7 to Q) C 76 m O0 (6 O • (O U " Ly .L c a) Z Z o U L Z a) m o Y Q rn m W 0 = E N 0) -C a ate) c 0 a) m w Z C -0 E m > y d, 3 ° a) c ° E m m o p 0 N n O m C U E L U) L.", L U) U U o y J a) aNi E o U Q c o p m a) �- cn of Z a) '� c ° a a) ° ' a) c J U) Q a) Uo a) L) o mc U aaZ))Lao LJI > o ) CC aoCC aaa p L) o a, QC OOa) OUZ O mLLI U- « N OU) L m a) a) O Q) Q) °) E E _ a) rn > Lo CD N ° Uc a) 0, g U) O ° co a NU)) -0 c)) m N a°i `�° E U°) a = L) a) m `� .>_ o o N m a) o U) w a) a) m � a) m m a) 3 a) a) 3 C: 63 cn c m c c E O m LV o" ° a a) O of Q— 'n Z > — `O a) ' E a) U � cn E O C a`) O a) _m c O o a) m %n �_ - m D -Se OO O C m C i C = U >� m N E N 7 a) to Z N m ° m c c W (Q Q 3 m C N . 'Op > U L N .. .O m W c OU m 0) , Wm N a) > a) a) E `n U n,E U m 3 � E 7 m 7 U) "O C O cn U C E m O 4) C '- 7 N a) -O O" ,�.... Z n._ Cu a) N O a Q) 7 Q) O O cn m O � O > O E N N E E � m O > �C E C E U) U f6 L m 0 > O O Q O O O LL E U N "O F- C Cum U) m !� L-- a) U C U 0)_rte-. .O Q) .(6 C Q) ca. •N a) 0 o m a) 3E a) O a) @ L a) O o c-0 c E a) Z > o N o > -0 Z m U c O = a d o 0 co F- O O O N Q >O V ° O m O U c E > 4 Q) .9 CO O N > �' a) m m O U cn o O Q) N ° ° E v m m c c v > O m a O O m a) U m 0" Q) C a) o <n a) a n a w aci a) L) a) E U) > m o = o m o _ cn m O _C o L) m = o m C a) c a) E ° N m m C m. ° O C `u) m _E ° = C d LM E u) m a) . o- L6 _ a) r NO O� E ) CL d C d a) •O N .N a) (n m C L cn O N O c6 C Q) O_p U) O O O m N c O> r cn U a) uj . p c v a) U 0 c N a c s Cu.) g 'o m 'o m E c m ai o f L n m n 0 �/ m C (n O n C E m o O Ua) N • > O dE a m N N Nm Op > am U n L N N O cn ° CQp a) ca. > _ _ L0) c ~ L)O o m E O E O c O a) aC.e m 'in to a) a) � c m c �° 0 -o c°6 E c6 •O a) U .-_- c0 i6 'm c -O N ,C C o c c -2c a) r---: m m e cn E o o c c c C V L O ,U 75 E •N (ON6 m UO •O O C L O L m O Q) L .E "° a'_o fl- Q m a) m'� .0 Q U) a) U E c Q n Q -0 c — a) "U 0 c o N H m L N Q) p v E •v m n oc -US �.� cO E c a°i : of a) a) 0 a) d m - o cn E co -6 ci -o 6 -� t= Q o -� cn c Y �� • LL X - W � X U x m x Q x x x 0 0 N Z m Q Q Q Q Q ti O N Q o -o -o -o -o -o CV)T a) 4) a) a) W O d LL a) o- 0) o- 0) o- 0) Eo_ 0) Cl cu T c o c o c o c o c o 0 W c 0 c a) c m c a) c a) OU ] � � cua') 2a>i 2 (2) 2a') a ao ao � o -2 (2) -2 (2) 7C3 Z r _ L W c o "" - LU I-- o m 0 c U c Z Z 0-- E o o a) c0i m m m o Q �, `O 0 - c c c LU CM~ J Y W o = ac) CL vi c c c 0a � -'a cm C) m .� o 0 0. wLL L V cn c > m cn c — co a) o o a) No co .� w o f c Q .� s c m 0 m U Z i CN75(1) a) `n Q cu U a) O ma CD V) = m � cn oacu -o cn r a = 0 > o = c 0 U m 0 m 0 0 c -0 c 0 E a) E E a) o E QE 0) 0 O � 0 c E o- V) to V) O o 'n m o ?: o 3 m d E > J N a) �'= E z c z) 0 > FL- E uo�i 0 0 0 c QW C cy CN cu _ C) om c� `oE Q f- O •o .N co 0 a 0 M c 0 a o m 0 Z o c o m n o c c S o E - o c U o E 5 0 V) o W LL m F- m 3 in C 70 - c9 0 a c72 n LO iA L_ o 1 ai o L 2 cc cu 0 3 cu �, 3 0 0 Z O o O m > o f F- 3 c -> U cu > U 7o V' _01 vi 0 Y Q N a m c0) 00 > a) C j o 0 0 o .o M 0 `� cCL u o (n _� m= c ^ L E ' az w c cn E o U 0 c r W a` c co c c io U o c o a) U U > Q' a' E cu m 0 Z U o U a) c . L .� m Z D Co cn o` o ii %n -0 co U - E o` o m 0 E 0 c W — Cl) -o a) oo T -0 r `nn� o o E .0 o m CL 0 E .o E >, ai o 3 m 0 0 > o _ c En o W E c 0 c 0 0 `_� U D o E m o a c cm cu E g W 0 .n y 0 rn L m ¢ c x c 0 _c o 0 > a) C rn C O _ C� o .a �' m 0 0 0 o E �' c o) m m 0 c o w H d m o L c 0 o c �' E o o cn 0 0 o m` S in c L Z d N -6 O @ > C c0 �' — C C -00 a) Q 0 Q3C) � ") 0 E o 0 0 0 0 czCD CD 'o 0 �Z5 0 _ 0 0 a cn c a) 0) a) 0 .m E m = o C cu � cz c 0 m C c 0 m Q L •0 E cu O a) o m o 0 c c vi 0 c �' o o LO C7 -ao E -o - c� o cn a) - a) m � o ai 0 mo o m N F_- u-i 0 .0 o c o a`> E ca .o c m .� E cin c a� 00 � a) F- L to > 0 ) U) o > E , o �? o cowClC00 � � o0 "cn0 Cl) 0 c E � o c 0 m c � X cn cn co o f .n c c a > N o F` 0 0_.> n 0 �, o L 0 0 m �, Ecu 0 > o co L a) cn v M 75 5 O a) -0 o m> U o c 0 c c.) E .c E - L F- co 0 0 r d C C L a) E L--. U 'O Q _ ... .� c O O 'O O C c0 •` v) M 0 C .(>2o O � Q U cn 'c a) L0 m - o o -0cu Z, v o- z nC o o co i c 0 Co vi c 2 r _.�_ Lam_, L m vi io oa=o in ` cn a O �L U r O C) U C O 3 E C L cLn V Z O .O a) U m a) W c0 'O c0 C 7 h U cn := O a) Q) a) cz = Z a) C) a) — N (9 3 Y N — c0 (O a) � ZO a O o a c o y m 0 a) m v V) C� E m co co o n c 'S E 'v o Z - � Y E c E C) cin ._r co 'U3 E c 0 -o E U a) � -0 oo Q a`mi d = m m y `T~ 'o p m L E o O y a�`i U .� 0- N c W 0 > 3 a d �_ U vi .o m U c m e C) c ac) E m Q m C(,� L 'C 0 -p aD a) -0 >, m io .V a) 0 a) L V -o o LL a) tv 7 L U C 0 ' 0 U E L Q c o o U) m m �- 21 o .O N a) r L ;En � M C U T- o D_ a) C r a) r C � fo CL Y c/J a w J U c9'rn °' Z aci C'1 E c > Y