HomeMy WebLinkAboutReso 1982-10973
Revised 8/12/82
RESOLUTION NO. 10973
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING TENTATIVE SUBDIVISION MAP FOR MISSION
VERDE AND ADOPTING CANDIDATE CEQA FINDINGS
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the Planning Commission of the City of Chula
Vista has heretofore approved that certain tentative map of a
subdivisionn to be known as Chula Vista Tract 82-8, Mission Verde,
and has recommended that the City Council approve said tentative
map subject to the conditions contained in Planning Commission
Resolution No. PCS-82-8, adopted on the 23rd day of June, 1982, a
copy of which is attached hereto and by this reference made a part
hereof the same as though fully set forth herein, and
WHEREAS, Environmental Impact Report EIR-78-2 was
considered and certified by the Planning Commission on February
22, 1978, which EIR is a master EIR covering phased development of
the 2,272 acre El Rancho del Rey Specific Plan Area, of which the
proposed project is a part, and
WHEREAS, the Environmental Review Committee has reviewed
the project and recommends that the City Council recertify the EIR
and adopt the Candidate CEQA findings.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula vista does hereby approve said tentative
subdivision map in accordance with Planning Commission Resolution
No. PCS-82-8, provided, further, that developer shall comply with
any ordinances of the City of Chula vista or laws of the State of
California regulating the use of shake shingle materials that may
be adopted prior to the issuance of building permits.
BE IT FURTHER RESOLVED that the City Council does hereby
recertify EIR-78-2 and adopts the Candidate CEQA Findings,
attached as Exhibi t "A", and incorporated herein by reference as
if set forth in full.
Presented by
Approved a~ ,to form by
#---~'\~~~
j
t ~, -t-:::r:f
Planning
George D. Lindberg, City
Attorney
ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 10th
19~ 2 , by the following vote, to-wit:
day of
Augus.t
AYES: Councilmen Scott, Cox, Mal co 1 m, Moore
NAYES: Councilmen None
ABSTAIN: Councilmen None
ABSENT: Councilmen McCandliss
May
ATTE~J/~/)/;~~
City Cler
<
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) s s.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
RESOLUTION NO. 10973
,and that the same has not been amended or repealed.
DATED
(seal)
City Clerk
CC-660
CANDIDA TE
FINDINGS OF FACT
EXHIBIT A
MISSION VERDE CONDOMINIUMS
EIR-78-2
City of Chula Vista
(California Public Resource Code, Section 21081)
(California Administrative Code, Section 15088)
1. INTRODUCTI ON
The following findings have been prepared in accordance with Section'15088
of Title 14 of the California Administrative Code, and Section 6.10 of the
Environmental Review Procedures of Chula Vista. These two directives both state
that, in order to approve a project which has one or more significant effects,
a finding within at least one of the following categories must be made:
Category 1. Changes or alterations have been required in, or incorporated
into, the project which mitigate or avoid the significant
environmental effects thereof as identified in the final EIR.
Category 2. Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the body making
the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
Category 3. Specific economic, social, or other considerations make infeasible
the mitigation measures or project alternatives identified in
the final EIR.
For the Mission Verde Condominium project, a summary of impacts and findings have
been prepared which, if adopted, indicate that response to all significant impacts
can be placed into these categories.
I I. FINDINGS
The Mission Verde Condominium project represents a subsequent proposal within
the context of the El Rancho del Rey Specific Plan. Project involves the develop-
ment of 102 condominium units on a 10 acre parcel of land. The number and type
,of units proposed has been found to be consistent with the specific plan. Within
this background the following factor-specific findings are proposed:
A. Land form (EIR Section 5.3)
The project involves the movement of approximately 115,000 cu.yds. of
balanced cut and fill resulting in maximum interior slopes of 10-12 ft.
with variable slope ratios on exterior slopes 30-60 ft. in height
utilizing a 2 to 1 slope ratio. The proposed filling of this north/south
trending canyon area will have a significant environmental impact.
/1
fr'-/tf73
-2-
Findi ng_ (Category 3)
The impact of the project on existing land form would be significant
and only partially mitigable. It is infeasible to fully mitigate
project-related impacts to land form modification to a level of
insignificance while, at the same time, implementing the adopted land
use objectives and circulation system of the El Rancho del Rey Specific
Plan. Mitigation discussed in the EIR includes utilizing the design
criteria of the Hillside Development Policy which includes the following:
1. t1inimizing the frequency of manufactured slopes greater than 30 ft.
in height;
2. Contour of grading using viable slope ratios not to exceed 2:1 in
steepness; and
3. Landscaping which focuses on drought resistant material.
B. Geology (5.1)
An earthquake fault, inferred through photographic evidence, appears to
be located in the vicinity of the project site (special report 123, 1975).
Contained in EIR-78-2 is mitigation which requires that inferred fault
traces should be considered for trenching to determine:
1. Whether or not they actually exist;
2. If they are found to exist, their recency of activity; and
3. Their potential for ground rupture.
Fi ndJ!l..9. (Ca tegory 1)
The seismic hazard on the subject property is potentially significant,
but mitigab1e. Trenching and other studies along the inferred fault has
shown that it does not exist.
C. So i1 s (5.2)
Expansive soils are known to exist in the vicinity of the project site.
As discussed in the EIR-78-2 detailed soils investigations should be
completed to delineate areas where such soils exist with recommendations
to be incorporated into the project.
Iindi~ (Category 1)
The expansive soil hazard present on the site is potentially significant,
but mitigab1e. Supplemental soil reports have been prepared which specify
precise mitigation measures.
D. Drainage (5.4)
Local effects of drainage from this project will not be significant,
however, cumulative effects of drainage in the Rice Canyon area are
potentially significant. Measures proposed in EIR-78-2 will mitigate
drainage effects to a level of insignificance.
If -I {)913
-3-
Fin~ (Category 1)
The cumul~tive impact of the project on drainage is potentially
significant, but mitigable. Drainage facilities downstream from
the project have been completed (Rice Canyon Sectional Planning Area)
or are under construction (East H Street extension) which will avoid
significant impact.
E. Schools (5.:.11)
New students generated by the proposed project would require additional
classroom space. Mitigation will require the developer to provide the
city with written assurance from the school districts that they will have
the ability to provide educational services.
Finding (Category 2)
The dedication of land and/or the payment of developer fees are methods
adopted by the school districts for obtaining assistance from private
developers to reduce the impacts of incremental growth. The responsibility
for obtaining developer assistance to mitigate school impacts rests with
the school districts.
Ir-/OfI3
RESOLUTION NO. PCS-82-8
RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENDING TO
THE CITY COUNCIL THE APPROVAL OF THE TENTATIVE SUBDIVISION
MAP FOR MISSION VERDE, CHULA VISTA TRACT 82-8
WHEREAS, a tentative subdivision map for Mission Verde, Chula Vista
Tract 82-8, was filed oy Sierra Properties on January 15, 1982 to subdivide 10
acres located at the northwest corner of Paseo Ranchero and East "J" Street
into a condominium project of 102 dwelling units, and
WHEREAS, Section 66473.5 of the State Map Act provides that approval
of a subdivision map shall be oased upon findings of consistency between the
subdivision map and the adopted general or specific plan for the area, and
WHEREAS, the Planning Commission set the time and place for a public
hearing to consider said tentative map, and notice of said hearing, with its
purpose, was given by the publication in a newsletter of general circulation
in tne city at least 10 days prior to the date of said hearing, and
WHEREAS, a hearing was held at said time and place, namely 7:00 p.m.,
June 23, 1982, in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was tnereafter closed, and
WHEREAS, the Planning Commission recertified EIR-78-2, El Rancho del
Rey, and noted tnat information in that report has been considered in reaching
a decision on the project.
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
From facts presented to the Planning Commission, the Commission finds
that tne tentative subdivision map for Mission Verde, Chula Vista Tract 82-8,
is in conformance with the City's General Plan and the E1 Rancho del Rey
Specific Plan, based on the following:
1. The site is physically suitable for residential development and
the proposal conforms to all standards established by the City for such
projects.
2. Tne design of the subdivision will not affect the existing
improvements, streets, sewers, etc. which have been designed to avoid any
serious problems.
- 1 -
l7_ / t} 9 7>5
3. The project is in substantial conformance with the Chula Vista
General Plan elements as follows:
a. Land Use Element - The El Rancho Del Rey specific plan
designates the area for medium density residential a range
of 6-10 dwelling units per acre which would permit
approximately 102 units on the subject property.
b. Circulation Element - The proposed development will
dedicate and improve the westerly portion of Paseo Ranchero
along the boundaries of the subdivision. In addition, the
development will be served by a private street system.
c. Housing Element - The proposed project will provide
additional housing for the residents of the City of Chula
Vi sta.
d. Conservation Element - The proposed development will leave
a portion of the property ungraded. Those areas which are
graded will be landscaped. The environmental review
discovered no rare or endangered species on site.
e. Park and Recreation and Open Space Elements - The proposed
development will be required to pay fees in lieu of the
dedication and improvement of park lands. The map conforms
to the open space element.
f. Seismic Safety and Safety Elements - No known faults exist
within close proximity to the subject property. The proposed
circulation system will facilitate the movement of emergency
vehicles. The project is well within the response time of the
Fire Station located at Otay Lakes Road and Elmhurst as well as
the Fire Station located on East "J" Street.
g. Noise Element - All dwellings are to be designed so as not to
exceed a maximum interior noise level of 45 dBA.
h. Scenic Highway Element - All manmade cut or filled slopes will
be enhanced by the planting of trees and ground cover.
i. Bicycle Routes Element - The public street system has been
designed to accommodate bicycle movement.
:'~ -/0113
.
- 2 -
j. Public Buildings Element - No public buildings have been
designated on the subject property.
4. Pursuant to Section 66412.2 of the Subdivision Map Act the Commission
certifies that it nas considered the effect of tnis approval on the housing
needs of the region and has balanced those needs against the public service
needs of tne residents of the City and tne available fiscal and environmental
resources.
BE IT FURTHER RESOLVED:
Tnat the City Planning Commission recommends that the City Council
approve the tentative subdivision map for Mission Verde, Chula Vista Tract
82-8, subject to the following conditions:
1. The developer shall grant to the City a 10 foot wide sewer easements
for all public sewers.
2. The developer shall maintain a drainage easement for the offsite
storm drain. Said easement shall be granted to the City of
Chula Vista prior to approval of the Final Map.
3. The developer shall provide an energy dissipator offsite from the
northeast corner of the subdivision. The dissipator shall be a
permanent device such as shown on Regional Standard Drawing 0-41 if
the outlet velocity exceeds 18 feet per second. For velocities up to
18 feet per second, Regional Standard Drawing 0-40 or an equivalent
facility shall be utilized.
4. The developer shall grant to the City a 10 foot wide drainage
easement along the alignment of the storm drain shown on the
Tentative Map. The offsite segments shall be granted to the City
prior to approval of the Final Map.
5. The developer shall grant 7.5 foot wide street tree easements to the
City along paseo Ranchero and East "J" Street adjacent to the
subdivision.
6. Prior to approval of the final map for this project the developer
shall prepare and submit for City Council approval a plan for
financial participation in the cost of paseo Ranchero from Telegraph
Canyon Road to "H" Street. The cost of preparing this plan shall be
It-/OfAj
- 3 -
included as part of the cost of the street, to be distributed under
the plan ultimately approved by Council. Prior to approval of the
final map the developer shall deposit with the City his estimated
fair share cost for Paseo Ranchero as determined by the formula
derived under condition "6". Said construction shall include any
necessary storm drains, sewer and other appurtenances along with the
rights-of-way required for such work and normal surface improvements.
7. As an alternative to condition "611, the developer shall construct the
westerly half of Paseo Ranchero from the centerline of East
"J" Street to the northerly boundary of the project in accordance
with the typical section shown on the tentative map. The developer
shall also enter an agreement with the City wherein he agrees to
participate in a district providing for the construction of Paseo
Ranchero from Telegraph Canyon Road to "W Street. Said construction
shall include any necessary storm drain, sewer, and other
appurtenances along with the rights-of-way required for such work and
normal surface improvements.
8. The developer shall contribute his proportionate share of the cost to
construct a sewer main from the Rice Canyon Trunk Sewer to the
northerly boundary of the subdivision. Said contribution shall be in
the form of a cash deposit prior to issuance of building permits.
9. The developer shall contribute toward the construction of the Rice
Canyon Trunk Sewer System as determined by the City Engineer prior to
approval of the Final Map. Said contribution is estimated at
$16,600. The Rice Canyon Sewer System consists of a system serving
the entire gravity basins of the north and south legs of Rice Canyon
and conveying the sewage flows to the Spring Valley Outfall.
10. Mitigation measures identified in the Environmental Impact Report for
this project shall be incorporated into the development work as
determined by the Environmental Review Coordinator.
- 4 -
1r!-/09'13
11. Prior to the approval of the Final Map, the developers shall enter
into a separate agreement with the City of Chula Vista stipulating
that they or their successors in interest shall participate in a
reimbursement or other district for the final construction of
Telegraph Canyon Road.
12. CC&R's for the project shall include provisions assuring maintenance
,
of all streets, driveways, sewer and drainage systems which are
private.
13. Developer shall enter into an agreement with the City wherein he
holds the City harmless from any liability for erosion, siltation, or
increased flow of drainage resulting from this project.
14. The development shall be subject to the regulations of the Municipal
Code governing the R-3 zone together with the following:
a) The development shall not exceed a maximum of 102 units.
b) No building shall exceed two stories in height.
15. No building permits shall be issued until such time as the school
districts have given written notice to the City that they are able to
provide school facilities for the residents of the development.
16. A ten foot level area measured from the back of sidewalk, shall be
provided along East IIJ" Street and any other areas where there is a
down slope from the street.
17. The developer shall record Covenants, Conditions and Restrictions
(CC&R's) concurrently with the recordation of the final map. The
CC&R's shall be subject to the approval of the City Council.
18. The City of Chu1a Vista shall be made a party to the CC&R's which
shall include but are not limited to the following:
a) Prohibition of any garage or carport conversions.
b) Prohibition against the parking of recreational vehicles on the
street and interior areas other than areas so designated on the
approved plan.
c) Prohibition against the installation of individual outside
antennae.
1r-/o?Z3
- 5 -
d) Provisions for the maintenance of all common areas, fencing,
recreational areas, buildings and private streets.
e) Prohibition of the construction of overhead patio covers.
19. The developer shall provide street lights within the development; the
location, type and material to be subject to the approval of the City
Engineer and Director of Planning.
20. The project shall be subject to site plan and architectural approval
by the Design Review Committee prior to City Council consideration of
the tentative map. All recommended conditions of approval shall be
incorporated into the project prior to the approval of the final
map.
The Planning Commission adopts the Candidate Findings of Fact
attached hereto as Exhibit A, and directs that this resolution be forwarded to
the City Council and a copy be sent to the applicant.
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
this 23rd day of June, 1982, by the following vote, to-wit:
AYES: Commissioners Stevenson, OINeill, G. Johnson, Pressutti, Green and
Wi 11 i ams
NOES: None
ABSENT: Commissioner R. Johnson
aQ/~
.~ Chairman
ATTEST:
x~v /:J.
;7/~cretary
HM:dl
WPC 0123P
/J //. "'7.?
if - ~/f/ c:J
-
-
.
~
I
o
I
EAST
J
STREET
-
-
~
mission verde
tract 82-8
o
a::
......
::I:
U
%
4(
a::
o
.....
en
~
.
I
.
.
VAC
VAC
PROJECT
AREA
r
~
~
.
.
---------,------
I
I
I
I
I
I
L_ _ _ _. __ _ _ _ _ __ _ _
8
VAC
o
~
~
~
~
~
'(I)
~
I
;
.
j
.J
VAC
VAC
(0
.
j
4
1
-I
.
- ------ -_-I
I
I
I
I
i
I
I
,
I
I
I
I
I
,
~
VAC
VAC
Rood
( Mission Verde
"""'I
) r LOCATOR
- PCS-82-B
) PermIt to construct 102
CONDOMINIU!vI UNITS at the
- N. W cor oF Fbseo Ronchero 5 E. ':J ..
- ~ . ~
I
Ins.'
.~
=
..... -,
~UJ
~,rn
rn ..-,
~O
~::s
~
n ~ !~
~t':>
cot;
~~
=~
'-- -- \-( Y (---f--- ------- - ..-~
tf, ~~~~~2-f~~I~~~~:i-~:~-:::,D7~r----- :~X~-~~~y--~~~i
J I ,JI / - ,
<I ~.-
I
~
I ,
~
>
~
f
1c:..1 l~'
~
!
~~ r
t
\
t
. -"
.l
f
J
l
1
J
~'-
&.
,..
~
~
~
~
\
\
"
...(
) ) ~~~J ~~ ~
_ 'll. -- _____ ~
-0:1--- --- - -~--!-- -- -J.. -j---~~/
-j' . . -- / · - =;--- -. - -7, :-:';':;...==-:_-.:-~ ,
-- -..f-:!J. ~/ . /)~?f(. /"~~.:'-_-:_----~::3:?
/ ' . '/I~" I~ ~ /" ---------.--- ---
.. . ~/;/. - ---
1/:1 .. / ~/ ,/------- --- ___ __
..~ '-- . ..#;::::::?' --- --
~ ~~;/~
: 1 uur imU~flmhinhij!lifn~R~l~t[m
. f ~.' f. IfUJFli 1U.~~ U!'fMldi!.ll~hH, ~~IHH
t ~ i"'''h t tHi~ ~h ~j.u~p ~tn\l!'p I j u
~ All ''il ~~{!i4~ 'rtd (ij ~II!d~fhl~i~lH a
l !! I tl =- ~nnlll!~ Hr ~~ liltl H~' ll~t~tll ~ifl ~ .
'" ;I!:l!~ tt trl~" ti',. t ~ · ~ t u~t...r La
. ': tff r. Jt!~f ~'h ~ IJ~~ ,t, sUo ~l
iitH g, ~~~ tl NI}~.' Ut. t~ 'ttl~t {'tllthtr
i!'~.~l ~ ~~ Ih ~ ii., · [II~ ~l ~ ~~".11 '-!It
l J... I. I ~ l" 01 '" n hail l- tH fa I ~
~t t tn ti ft Hlt f nf liI ~
l~. ~ J!~ oI~ t1 ~l I ~rl ~S~ r
11 ~ . ~ 4:~ ,I i a ~ n~ t~.~ 1
1 \ &' It t ~ ~L 'l" ll~"
If ~ f n ~ 1 r l l~ f 1 ~
l f. t ~ I
r~~
(
r~~~~
p ~~u
~~~tt
'~(J,~~ -
... ~.O' ~
~~~"IllrQ.
!l~ 1- fi e.
i ~,p ~ ~
~~ h ~ Co
~.~~t-~ ~
.".:!\o"'~'"
'" 't'......" (")
gll[l~> .,
J~'~R'll' ...
!'- :l "0
,J p' ~ ....
.",~~ ~ a ...
~ j;~ .... 0
~~>>l>() ='
\.)~ ~~~
\,~ ~ t
t8'~\
l~~f
}a-
,
'F:
I
" 'I
. '.' :(\~..':~~
--.
r
I
~. "'
. .
. .
~i
I
'.------1 I
~.l
. [j)
I
~.l..
."\ '. .'....:;......:J
~..i......../:>.~},.
.< ....j' .' 'c. .'. ,
.~..,)
. II' . .. ~':-- ,= ',..' : f
I" ~ . .''''~---:'',' \\: ". :, " ..' ..; ;'
. ..-.- '. ..' '. ~ '.
, - .
.' ....
=.~'f.
:.~ ". 4~. '.' . .
.:'. - .: ~ -.". . . '. ... . .:
. 4 .t_
.' -:' _.<:...-.,
. . .. ,1-. ~. . ~: _ ~ _'
'- 0, ':~': .. ~~~ :-"~".' ~'-'.>
. . ~ .-'.,}C. "7+::~.:~':.~"'-:~
I. .. '. . --.'~"
-: " ._:" . .. ", - ,- __' _,10...
" ;-. ': ,=-....~
'. .' .'. I · 0: ',_i. --.>.:;:..:'t,~.-;:F
~. --. . I......~.,l. .'$.........
': '. '-...1'\\ ',~~~:.:n':~5..~~,':
I" - . f - t.,... -. '!: -'.,,"'-
. .' . n{~[;';c1~;~;'f;ft:J
.'. .., LJ4:';~i,~H;~'.fli'
~. I-",~, ....,~...r'".....
. + '-;..-' '.~_ c::", .....0.:. .;-0:_:-
. 1._....: :.....' >'
. I' '. . . . - --'~"
~i
Jt'\
1~1
. -
.. ....r_..
..... "," .
..; . .". ,
'. .
....,
/(-/CJfZ/
[MD~
~ _ III .-".. ... _L ,~.""
~*~oo
T ~~ ..., '-,; r 1 _ ~ ,.
! ~ r
I i1; ,
I r ;?'",~_~-;,1 I '-', ~
~if 111 0 ~ ~;t""-~ VI ~ it ~ 0
~!~ LII . ~~ ~L~J "'~ ~. ~ i ! n 1 [,
I '10- ~- (l ~-L :Ll' - ~ ,
, 'I' ~. " I :: J I r 1(1' r-T rb1 ~
'i' ": I " 1'1'1'1 ~ II '~? i ~ '--,- ~ 1- ~~li:~: I,;
'I '''1'1 ,,::,1 ,i:.... ~ '-..,,11 )1 i "t~"DJ \( I! "if1
-' I I, "I'~ ~ ~' t-' - (\, l~.r ' lr
~< I I': " ,,,} ~l to 1i ~ (\ f'""" 1 ,J ~ ~ I.'! '
,Iii'; !!I:>1'~\D'~D :HI~ " ",\ ",l~ ~"."" 'n
0. .', , . ~ :g" .f<' ~iJ', rr~~ F '. I H
(\ =F~ ~",. ~~ --c-, ~Jl 11
! ;,\ EJ EJ~~' ~I~ ~ ~~: .~ ~----' i~l! 'I
i~ ~J ~ (~. ~~J L~~~, () ~~~~.!~
.:-: [JJJ ,,1~ " - ~[] ~-~.: !!.~
.-' ~ ~ -...' ---' '
-- =n- l' - ~ .
li_ I 11 " I i I I i I
['- "' ,!!l1 ~O\' m!;:~ ~::-"I '
T =- ~1 i.l.;;H d I' i I
,====' 1~ ;fL_ c.== III W
u ,,~I J i Z. . ...--"-'- ,..,
J....' . ,!,:. .:: 1111
___ ' - L..-.i.--:. ! :~-
!:~ ~loTI~ rw~'0" ....'-~:n ~=-[] O~~~. 1-
! -nil, ~..::...-:-::~ ~ t VTl ~I "rn A :'oo-T. ==7 ~~!::::::::::J r I
II ' -~ l"" r'~~ l I' I
!i Ql:i ~. \' '~~~( T", ':]1' /;--,., II
I "'t .~". ~ ~i :-: L --+-- ~
r S;S . rrLj ri1 ~ p ~- Tft~4---J=pi ll,
!1";!l!:.".liilj.".I..I~l~-OpO .~ ~~ ~ i \J'~'li :l't~~'.! Ii
I', lit -ii",. = It "it ~.--, -=; l' ~ l ~ ,J I ~ I I
i'll' ,I~ ~ _ '1'-" r-:-: --:J!f' -... I
Ill!:.'.1111 : Iii '11~1 ( ,J,7 ~ j n. ~L/ ~l;::-I---r
,:,1'1'1 :~i . T L- r ~ '7=:; OrJnocb~j ~~ m
! ~n 1 I ! ~ili I r~;_ i~\)!E" ~lr-;~~ l - li,;/;'- i~
: , ~ P'" ;-;,1_ __ 10 ~ LJ: ;..... .f'\. : ~ LIl ~ ,f""" - r- L jl
I 1_. . I--.J. =- -~_ /~~ -~ ,=_' .._I, .L..
1~=
..
~-
tm
fif~
llj!j
~ J
"-
I
,
I'
,~
--- -- -
Ii' .
, ~.t7
I
:Iill
~n
R r
~
1-
L-
trl
,~
;(:)- /cf23
WUO~l0JO
@fillD@\1'~
~o{}@[ft@'[@ -
........"'"
....., ~..-
1
I
I .,.
.
~\7
~ \ I I
-- - \.
,f:' \/'
\
\,
'.
(0
i- 11
.~ ~ '1
IC ~ ~_~__
Of? r-------- -=======- ~--" - 'J
~~~ ~-.
, " \'d~-
a~ .~ . .
fl--
~ t=====- ~~:]
illubrr~ r
. ~. .
~ . -====-==J
i
I
I
! I
, ,
I
I
I
, I
; f.
I !
I
i
, i
, ,
I
I
I !
,
.
~
t=====- -=::::::/]
~ -====~- j
.
O. '~
----~
,~-,
II
I, '
I ~, /
!',:I
:1
q
I
!
~ CSlJillfla@ \':1~
o &&10000IJinJo@
~
\!illl
~
~
l i~
t~~~
~rl'
t;~!
~h
.~11
~Ij~u
~1hl\}
l~L!ft//-i Y
L
dl
(Q)
@ ~L:::\
~ ~
CZJ.
.. .I..., -
-\.~r . . . ~ ....~... ~f
.":v.::::
"
^~t il
r. ~ ~RJ
~ ~";J'1!f
~ ll~!l!
8 ~A~HK
C'/ LJ/ c:r~ '
<..~{. (/, , .1
"
E
~ -..1
.~ .
r
~~"
< ~"I'!~t
"'7. roo "'u-
~ Ji'~'~~~
.i~~.9~i!t
~ n n 9 ,~'
na~~H
I
Fco(J/-.J/
. <...../
(9;l
~
II
!
.M
. ::p. ......
''l-..
~
~