HomeMy WebLinkAboutReso 1973-6910.6'/29,/,73
.Y1 ~ ~ t
s.
RESOLUTION NO. 6910
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING THE MODIFICATION OF THE GENERAL DEVELOP-
MENT PLAN AND GENERAL DEVELOPMENT SCHEDULE FOR A k'ORTION
OF THAT PROPERTY KNOWN AS EL RANCHO DEL REY
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the City Council has heretofore by Ordinaance No. 1298,
adopted on the 22nd day of September, 1970, and Ordinance No. 1342,
adopted on the 13th day of July, 1971, incorporated certain properties
known as El Rancho del Rey into the P-C zone, which ordinances are marked
as Exhibits A and B, attached hereto and incorporated herein by reference
as if set forth in full, and
WHEREAS, said Ordinance incorporated the terms anC3 conditions
as set forth in Planning Commission Resolution No. PCZ-70-0, which Res-
olution is marked as Exhibit C, attached hereto and incorporated herein
by reference as if set forth in full, and the map showing said General
Development Plan, marked as Exhibit D, attached hereto and incorporated
herein by reference as if set forth in full, and
WHEREAS, the applicant for the Sports World Project submitted
revisions or modifications of said General Development Plan and General
Development Schedule, and
WHEREAS, the Planning Commission has heretofore held public
hearings to consider the proposed revisions on October 16, October 30,
November 6, November 20, November 27 and December 11, 1972, and
WHEREAS, at the meeting of December 11, 1972, the Planning
Commission did reject the conceptual or preliminary approval of said
plan, and
WHEREAS, the City Council of the City of Chula Vista has
heretofore held public hearings on December 19, 1972 and on January 2,
1973 to consider the conceptual approval of said plans and did, on
January 2, 1973, approve said plan in concept, subject to the fulfill-
ment of all of the requirements of the Environmental Quality Act of
the State of California and the Planned Community Zone of the City of
Chula Vista, as set forth in Section 33.520 of the Chula Vista City
Code, and
WHEREAS, on May 12, 1973, the Planning Commission adopted
the Environmental Impact Report on said Sports World Project, a copy
of which is on file in the office of the City Clerk of the City of
Chula Vista, and
WHEREAS, said adoption of the Environmental Impact Report
has heretofore been appealed to the City Council of the City of Chula
Vista and argument thereon was heard on May 8, 1973, and
WHEREAS, the City Council did, on May 22, 1973, sustain the
action of the Planning Commission in the approval of the Environmental
Impact Report of the Sports World Project, and
WHEREAS, the Planning Commission
consider the proposed modification of the
and Development Schedule of El Rancho del
World and denied said proposed amendment,
did, on March 26, 1973,
General Development Plan
Rey as submitted by Sports
and
-1-
WHEREAS, the City Council did, on April 3 and April 4, 1973,
consider the proposed modification of said General Development Plan
and General Development Schedule, and
WHEREAS, at the meeting of April 4, 1973, the City Council
moved and adopted the approval of said modification of the General Dev-
elopment Plan and Schedule, subject to the following further modifications
and limitations:
1. Eliminate all but 66 acres of the commercial-
recreation.
2. Eliminate all attached single-family and
apartments.
3. Eliminate strip commercial along H Street.
4. Study the remaining acreage in the El Rancho
del Rey P-C zone with a look toward making
all that land that hasn't been brought before
the City Council conform at least to the
concept agreed upon in the Hillside Grading
Ordinance.
WHEREAS, the City Council did, on April 10, 1973, authorize
further continuance of the final adoption of the required resolution
approving said modification until a revision of the modified General
Development Plan could be worked out between the Planning staff of the
City of Chula Vista and representatives of the applicant for Sports
World, in order to conform the General Development Plan and Schedule
of the P-C zone to the direction of the Council and further directed
that said revision be referred to the Planning Commission in accordance
with the provisions of Section 33.1311 relating to P-C zone procedures,
and
WHEREAS, the Planning Commission reviewed said modification
on May 14, 1973 and again reiterated its denial of the Sports World
Project but did, however, stipulate certain conditions that they believed
should be incorporated into the revised plan if the Council chose to
approve it, and
WHEREAS, said revised modification in accordance with the
motion of the City Council of April 4, 1973 was presented to the City
Council on May 22, 1973 and the Council thereupon directed that a res-
olution approving the modification as revised in accordance with earlier
Council instruction of the General Development Plan and Development
Schedule of Sports World be returned to the City Council for action on
June 5, 1973, and
WHEREAS, the Planning Commission again considered the revised
modification on June 4, 1973 and again reiterated their denial, and
WHEREAS, the City Council at the meeting of June 5, 1973,
again found that there were certain unresolved features of the proposed
plan and referred the matter to the Council Conference of June 7, 1973
in order to insure that the efforts of the staff and the applicant's
engineers and planners would conform to the criteria established by
the City Council for the modification of the P-C zone for the Sports
World area.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Chula Vista that the City Council does hereby adopt the modi-
fication of the General Development Plan, marked as Exhibit E attached
hereto and incorporated herein by reference as if set forth in full,
-2-
.-.?
.,
the General Development Schedule, marked as Exhibit F attached hereto
and incorporated herein by reference as if set forth in full,: and
does hereby make the following findings of fact:
1. That said development as described by the General
Development Plan and Schedule is in harmony with the
provisions of the Chula Vista General Plan.
2. That precise plans for a planned community development
will be by the establishment of specific uses or specific
sectional development plans within one (1) year of the
adoption of this resolution.
3. That undertaken in accordance with the recommendations
of the Planning staff, as contained in the staff recommenda-
tions, marked as Exhibit G, attached hereto and incorporated
herein by reference as if set forth in full, and the general
recommendations and conditions of the Planning staff and
Planning Commission as contained in said document, that
the proposed residential development will constitute a
residential environment of sustained desirability and
stability; and that it will be in harmony with or provide
compatible variety to the character of the surrounding
area, and that the sites proposed for public facilities,
such as schools, playgrounds and parks, are adequate to
serve the anticipated population and appear acceptable to
the public authorities having jurisdiction thereof; provided,
further, that the General Development Plan as approved here-
in shall be appropriately modified and supplemented as nec-
essary to permit the incorporation of all of the conditions
of approval as established by the City Council, including
the location of various housing types and densities and any
additional public facilities such as schools which may be
required by the school districts.
4. That the General Development Plan carried out in
accordance with the recommendations contained in said
Exhibit G as related to institutional, recreational, and
other similar non-residential uses will insure that such
development will be appropriate in area, location and
overall planning to the purpose proposed, and that sur-
rounding areas are protected from any adverse effects
from such development.
5. That based upon the recommendations and conditions
contained in Exhibit G and the recommendations of the
Director of Public Works, as contained therein, and the
findings as set forth in the Environmental Impact Report,
the streets and thoroughfares proposed are suitable and
adequate to carry the anticipated traffic thereon. That
pursuant to the General Development Plan, "H" Street shall
be improved from the intersection of I-805 to Otay Lakes
Road in accordance with the requirements and timing set
forth in Item e on supplemental page 6 of Exhibit G dealing
with the development schedule and plans of streets in
the Sports World General Development Plan. In addition,
a sufficient security arrangement shall be entered into
by the Sports World developers with the City of Chula Vista
to insure the completion of the "H" Street improvement
in accordance with the schedule set forth in said Exhibit G.
-3-
,~~ era
6. That based upon a r
market analyses which f
commercial enterprises
Development Plan of E1
said analyses, plus the
and floor space of the
indicate that the propo
be justified economical
and will provide adequa
types needed at such to
mum of sixty-six (66) a
land, including the pro
this General Developmen
view of previously submitted
armed the basis for approval. of
Ln the area under the General
'rancho del Rey and an updating of
reduction in requested acreage
proposed shopping center, would
red commercial development can
Ly at the location(s) proposed
.e commercial facilities of the
ration(s) proposed. That a maxi-
~rea of usable recreation-commercial
posed arena, will be permitted in
Plan: t~rc~vi ~P~ _ f,~rthAr _ that +-hc
proposed House of Ice development shall have an authorized
seating capacity of not more than 5,000 persons and that
for the interim period during which time it may be utilized
as a sports arena, only the following uses may be permitted:
Ice skating
Professional basketball
Professional hockey
College basketball
Track
Tennis
Boxing
Wrestling
It is further understood and agreed that professional sporting
activities shall be permitted to utilize said facility for a
period of two years only from the date of occupancy of the
facility.
7. That with the elimination of the connection of "J"
Street to the peripheral road around the commercial-recreational
complex, the revision of the road pattern and the substantial
amount of open space designated as buffer zones, the area
surrounding the development can be planned and zoned in
coordination and substantial compatibility with said develop-
ment; provided, further, that the hiking, bicycling, .and
horse trail system shall be developed so as to connect with
the system proposed in Rancho Robinhood and Bonita Acres
to the north of this proposed development.
BE IT FURTHER RESOLVED by the City Council that this resolution
approving and adopting the modification of the General Development Plan
of El Rancho del Rey is to be considered in all respects as if it were
an ordinance of the City of Chula Vista and will, therefore, become
effective upon second reading and adoption and shall not be final for
thirty (30) days thereafter, reserving to the people full right of
referendum thereon.
BE IT FURTHER RESOLVED that the City Clerk be and she is
hereby authorized and directed to process this resolution as if it
were an ordinance of the City of Chula Vista.
Presented by
D. J. Peterson, Director of Georg D. Lindberg, City Att ney
Planning
,~~
Approved as to form by
,e~ yr~~
.. •
o
ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY
OF CHULA VISTA, CALIFORNIA, this 3rd day of July ,
1973, by the following vote, to-wit:
AYES: Caune~.~.men Hobel, Hamilton, Scott
NAYES : C a un c~..2m e n Hyde, Egdahl
ABSENT : C U un e~,2-n 2n None
1 \ l
.. ayox a z e .cry o hu cc • ~ a
ATTEST .~n-~/ _
/ C~.z y ., e~c •
~._
:STATE OF CALIFORI~'IA )
COUNTY OF SAN DIEGO ) ss.
CITY GF CHULA VISTA )
T, J~NNIF M, ~ULASZ, C~.~y C2enFz a~ the. C~.~y a~ Chu.~a ~1~„~a,
Ca.2~.~onn~.a, TJU NCR~By C~RTI ~y zhaz .tGce abase and ~ohego~:ng ~.~ a ~u.b.E,
~nue and cannec~ cagy a~
and ~ha~ the .da-ne hay nab been amended aic n.e~ea.2ed.
DATFD:
.
~. y end
~_`,
,_
. ~ ~~~~,,
ORDINANCI•: IQO. 1298
' ~ AN JRDINI\NCE OP TIIT;' CI J.'Y OF CIili'LA VI.3TA, r1hIEND~NCa
THE ZONING AI11P UiZ AIAP:; ESTAI3LISIIL:D 13Y 5EC'i'ION 33.x101
Ol TIII CIIULA VISTA CITY CODE, PRF,ZOIIING THAT CERTAI
AREA NOIZ`I'H OF TELEGRAI'II CANYON ROAD-UTAY LAI:LS ROAI "~
TO P-C ~,^^ ~~~
~ ~~
The City Council•of the City of Chula Vista does hereby'"`
ordain as follows:
SECTION I:. That the Zoning Map or. Maps established by
Section 33.441 of the Chula Vista'City Code be hereby amended by
adding thereto the following prezoning of property:
That that certain property, consisting of approximately
3100 acres, located north of Telegraph Canyon Road-Otay Lakes Road
be, and the same is hereby prezoned to P-C, pursuant to the'provi.sions
of Section 33.1201 of said Code authorizing the prezoning of unin-
corporated territory adjoining the City, and said zoning shall become
effective at and upon the date the subject property shall be annexed
to the City of Chula Vista.
SECTION II: That in accordance with Section 33.520, para-
graph (d), of the Chula Vista City Code, the City Council does Hereby
adopt the findinas and standards recommended by the Planning Commission;
~~
as set forth in Exhibit A being Resolution No. PCZ--70-0, attached
hereto and incorpcrated herein by reference as if set forth in•full,
for the development of the property hereby incorporated into the
Planned Community zone. '
. SECTION III: This ordinance shall take effect and be in
force on the thirty-first day from and after its passage and approval.
Presented by Approved as to form by
Bruce H. Iarren, Director of George•'D. Lindberg, City Attorney
Planning '
ADOPTED AND APPROVED by.the CITY COUNCIL of the CITY OF CHULA
.VISTA, CAI,IFORI~IIA, this 22nd day of September , 19 70 , by the
following vote, to-wit:
AYES: Councilmen Scott, Hobel, Hamilton, Hyde, Egdahl
NAYES: Councilmen
ABSEt7T
y~f~
.
ATTEST
None
ni..,.. n; 1 mon NnnE+
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VISTA )
I, ~r',; ~,,'~ ~jJ -~~,• 1;~..:-..;~ , City Clerk of the City of Chula
Vista, California, DO IIEREDY CERTIFY that the above is a full, true and
correct copy`of Ordinance No.i.> >J=, and that the same has not been
amended or repealed. DATED .J ~ r"TC
.- y _ ,.
~ r. < - J. ~.Ti t ~ r .l .
~ ~_ Cxty Clcrk ~
ORDINANCE NO. 1342
• AN ORDINANCE OF T}lE CITY OF CIIULA VIS`T'A, AZr1ENDING
THAT ,CL.RTAIN ORDINANCE i~0. 1298,.'I~IIIICI; A~IENDI:D TIII; ~,._
• ZONING MAP OR D1APS AS r:STABLIS}IED BY SECTION 33.401 ~~~~~
OF TIIE CIIULA VISTA CITY COllI~, 1'ItI'.ZONING THAT CERTAIN
AREA NORTII OF TELEGRAPH CANXON I20AD-OTAY LAKES ROAD -~
TO TI}E P-C ZONE "`~."~'_ •
WH>;REAS, the City Council has heretofore, on the 22nd day of
September, 1970, adopted Ordinance No. 1298, which ordinance prezoned
that cert.~gin property as set forth in the title hereinabove, known as
El Rancho Del Rey, into the P-C Zone, subject to the rules and regulations
as set forth in the Planning Commission Resolution No. PCZ--70-0, and
WI}EF.EAS, said procedure was contrary to the requirements of
Section 33.1311 of the Comprehensive Zoning Ordinance of the City of
Chula Vista, and
WIiEREAS, the City Council now desires to amend said Ordinance
No. 1298 to conform to•the requirements of said Section 33.1311.
NOW, THEREFORE, the City Council of the.City of Chula Vista
does hereby ordain as follows:
SECTION I: That the Zoning Map or Maps established by~Section
33.401 of the Chula Vista City Code be hereby amended by adding thereto
the following prezoning of property:
'That that certain property, known as E1 Rancho Del Rey, consist-
ing of approximately 3100 acres, located north of Telegraph Canyon Road
between the western boundary of the City of Chula Vista and Otay Lakes
Road be, and the same is hereby prezoned to P-C, as said zone is defined
in the applicable rules and regulations set forth in Section 33.502 of
the City Code, pursuant to the provisions of Section 33.1201 of said
Code authorizing the prezoning of unincorporated territory adjoining the
City, and said zoning shall become effective at and upon the date the
subject property shall be annexed to the City of Chula Vista.
SECTION II: That said P-C zone shall conform to the General
Development Plan adopted concurrent with this ordinance by resolution of
the City Council, as provided in Section 33.1311 of the Chula Vista City
Code, which resolution, as adopted or as may be thereafter modified in
accordance with the provisions of said Section 33.1311, shall establish
the regulations for this P=C zone and shall become a part thereof.
• SECTION III: This ordinance shall take effect and be in force
on the thirty-first day from and after its passage and approval, and
further, the provisions hereof shall be considered as an amendment of
Ordinance No. 1298 adopted by the City Council of the Gity of Chula Vista
o~ the 22nd day of September, 1970 and the regulations `established hereby
shall be considered and applied nunc pro tune.
Presented by Approved as to y
• i
_____~ ,
ruce H. Warren, Director of George D. Lindberg, City Attorney
Planning •
`~."
,. ~ ~ RI.SOLU"1'IUN N0. PC'L-?0-0 . ~ ~ ~
;,
RESULU'fIOI~' Or 1'liE CITY FLA.i;lJ~C CO;I::ISSLOV RE(:Oi4`IE:~DIi`IG TO~~`~$`
CITY COliNCIL 1'r E"LO`;INC TU "Y-C" FOh TII~~T A1~i:_1 \OI:TH OF ~.,1 ~
TEi.EGRr11'Ii Ct1NYVN RO:Ill-U'iAY LAI:L•'S ROAU '"`~~`
' ,
WH)vRL•'AS, a duly verified application for prezoning was filed with the
City Planning_Department on the 12th day of June 1970, Application No. PCZ-7U-0, and
WHEREAS, said application requested that the property located north of '
Telegraph Canyon Road-Otay Lak:::; Road (3100 acres) mare particularly described in
said Application, be prezoned from Count} A-1-8 and unzoned to P-C (planned
couununity;, and
• WHEREAS, the Planning Commission set the time and place for a hearing on
said application, and notice of said hearing, together with its purpose, was given
by the publication .in a newspaper of general circulation in the City at least 10
days prior to the date of said hearing, and
WHEREAS, hearings were held at said time and place, namely Monday,
July 6, 1970, and inday, July 20, 1970, Council Chamber, Civic Center, 276 Fourth
Avenue, before the City Planning Com.^~ission, and said hearing was there2fter closed.
THEREFORE EE IT RESOLVED THAT the City Planning Commission recommends
that the P-C prezoning be approved and that the Chula Vista General Flan be revised
as proposed in this land use plan of Rancho Bonita, except as otherwise noted in
' this resolution.
In accordance with Section 33.520, paragraph D, the fallowing findir_gs
.are made:
k. .Based on the proposed•development schedule, precise plans for certain
• increments of the Plan will be initiated within one year from approval of the
Planning Commission General Development Plan.
• 2'. The proposed development will constitute a residential environment
of sustained desirability and stability and will provide compatible variety to the
character of the surrounding developed area. To assure this, the following standards
,. or Conditions are adopted for use in development of precise plans:
____.~
PARKS nvD OFE;J SI'.1CF
i
~~ - ;
. ~,
~'
':
1
~:~
• page 2
a. N);IGIISOI:IIOOD PAP.}:S - The present land use plan projects a need for
approximately 10-].2 neighborhood p~rns. Neighborhood parks should be provided at
approximately one-half mile intervals in the low and, medium density areas. }sigh
,.k..,.:densitr a`ieas would require parks at ]./G mile intervals. Sites should be planned
as S-acre minimum sites in conjunction with elementary school grounds; up to 10
acres is desirable for t}~ose parks not adjacent •to schools.
b. CO~irNNIT'Y PAR;CS - The City of Chula Vista has three community parks
under developmen~ which are either in or adjacent to this planning area. T}iese
include the South~•restern College Community Cultural Center, Rohr Park, and the Greg
Rogers Par}:. These facilities together with the Idilderneas Park and the ConL~iunity
Center shocsn on the Land Use Plan, should meet the requirements of the City of Chula
Vista for service distribution on community parks. Because of topographic barriers,
the Rohr Park is, however, less accessible and it would be desirable to retain
selected portions of the floor of the north leg of.Rice Canyon as a supplement for
community park development.
c. OPEN SPACE (general) - While not ail open space need be level and
available for active recreation, some areas within the canyons may require grading,
landscaping and development for active use. Areas for retention of public or private
open space are, but not limited to: Wilderness Park, Community Center, Equestrian
Centex, Community Club, San Diego Gas & Electric Company easements or rights-of-way,
San Diego Pipeline, various canyons and other public or private easements.. Grading
(cut and fill) should not intrude into the open space areas indicated on the Pian
unless specifically approved by the Planning Commission.
Prior to the submission of the first•development plans, a master plan of
riding and hiking trails shall be submitted for Planning Commission approval. This
requirement may be modified if plans properly consider adjacent areas. This plan
should include any e.Yisting'easements across the property. The overall grading and
development plans for each phase of construction should indicate access and use of
all•open space, pedestrian and equestrian trails, and such•development plans should
provide•pedestrian•or~equestrian'access to designated open space areas.
-----,
~ x
f , ~%~'
' ~ ~ p;~a 3
•. In relatior. to park land and open space, some of the standard;; delineated above
may be met in the development of private recreation areas for planned unit develop-
ments, etc. This d=termination is rossible only with thc,davelopment of neighborhood
studies.
PUBLIC FA~ILITIF.S A`ID SCIl00LS
a. ELEi•SENTAkY SCIIpOLS - The projected population for this conununity will
generate a need for 12 K-6 schools. Some of the proposed sites may require reloca-
tion as detailed plans are developed.
b. JUNIOR HIGH SCHOOLS - Two 30-acre junior high school sites will be
needed.' Preliminary studies would place one each north and south of H Street.
c. SENIOR HIGH SCHOOLS - At least one 48-acre high school site will be
needed and should be located between H Street and Telegraph Canyon Road. District
representatives indicate that depending upon generating factors of the various
types of dwelling units, this and adjacent development may cause the need for another
site.
d. FIRE STATIONS - Two sites will be needed as shown. on the plan revised
by the Planning staff.
e. LIBRARY - One branch library will be needed and should be provided
within or adjacent to a shopping center. •
• ~f. POLICE FACILITY - The Police Department projects no need for branch
facilities•to serve this community. Development of surrounding areas may create
the need for one in the vicinity of Southwestern College.
~. Further details at this time are not necessary and will be studied as
.precise pla:is are developed. The standards and conditions delineated above are
acceptable to the public authorities whose jurisdictions are involved.
COid`tERCIAL DEVELOP`fE:VT ~ •
' a. ISEIGHBORHOOD CENTERS - Such centers may be needed and are sometimes
'desirable if well-designed and maintained. The specific locations as shown on the
plan are not approved and will be considered only as detailed neighborhood plans
,.
are developed.• '
. __.1,
r
. ~ ,~~~'f'C .
:i
z ~
' b. ~'.CiL`iL'NITY :ilOPi'i'\C CE?:,~:Ei:S - 1'he two centers proposed a? ~r~g
Tele~rr_ph Carryon I:oad and Otay Lakes I:oad arc wall-located and prcvide adequate
. facilities for the type needed at these locations.
c. RF.GIO:V9L S1i0PPIi1G CE~TF.F~ - Ultimate popula(9.on in this area ~ilonE
with other. areas of developmcr.t in eastern Chula Vista will support a regional
cs.
shopping, center of this size. While t'he site should be aclcnowledoed on the plan,
precise zoning beyond 50 acres should not be made available until the growth trend
is established in this area. Existing and proposed zoning along Interstate 805
is sufficient~to serve the population of our planning area probably through 1990.
If this Regional Center and t11at proposed at the Interchange of 54 and 805 are
approved, a reevaluation of existing zoning .elsewhere should be made.
TRAFFIC CIF,CIILA1'I0~1
Based on studies conducted by the State Division of Highways, the County Engineer,
and our own Engineering Division, some of the thoroughfares as proposed will not
be suitable and adequate to carry the anticipated traffic. Alternate routes
(north-south, north of "~(' Street) must be presented before approval of the Plan
by the City Council. Thoroughfares must be located in areas of least disruption
' to existing and proposed neighborhoods.
Special standards of development shall be utilized in the development of
~• H Street, .Telegraph Canyon Road and Otay Lakes Road: These standards shall relate
to: (a}'landscaping, (b) design control of all signs and structures, (c) grading,
' •.~
and (d) retention of existing desirable natural features. ,
• - With the preceding considerations, the Planning Commission recommends to
" .the City Council that prezoning to P-C (Planned Community) be granted.
$E IT FURTHER RESOLVED that this resolution be transmitted, along with
- ,'the application to the City Council,•'and a copy of this resolution shall be
transmitted to the applicant.
PASSED A.'VD APPROVED BY THE CITY PLA,v;VING CO~i`IISSION OF CHULA VISTA,
CALIFOZ~IIA, this 3rd day of August 1970, by the following vote, to-wit:
• AYES:. Mambers Stewart, Placevicz, Rice, James, Adams and Hillson
• NOES: None •
ABSE;vT: Member Chandler ,
• > Cam
• nlic,t, ~ z ~ Secretary _~Chairm~n
~~ ~~c~~~';~~?
•---
s t Y~~!
•Y t ~ ~• ~~
i
. ~ r i---~ ~ o ~
dd ., ' ,,
I a p ~• ~8 z ~
'~.• C ~i a
• 'W •\ ; Z~
cQ. = O ~^~ ~. y
C ~`~ ~
----~
_`,
.~ ~ r-- z . ~.i ~~.
1
,z '
Oa ~ la t ~ a ..r} ,~~ i ~.
:.! ~
..; ; _
1. O LL O ^ 5~ ,•~i. - .. ~ .
' ~ '/ ~ d u~ . ~ ~" n
\, FfC....... .. N ~~, F <0 ~i
~~
. '~
i1 .. .' ,^----_._ _--.. .. ~ °' a ~. Y I _ _ poi
•i''. '. ~~' c e~
. ~ 1 ~ i i ~ ~~~f
rv% i
' ~~p.~i
.• +~
p~/~
~..n.~..~.....e..~+~••- y
a• auv.a«s, a._w..au.a.+=N"~ 11[{
caa.1+.:..a...... ........-..rear+. -r.-..~~.. - ..~._.`...r...dv ....._•_'.~a:_=
:.'ar.ML,i. t,e..: a.
~.r
CA;~~J
', ~,
..
,T .
w
N ~~~~~
J _
,~ •
2
J ; .
,~ g
D.
o ~
t
W
m '
1-
R
a
i !
~ a
J
1
~p
~J
~,
G