HomeMy WebLinkAbout05-14 CC Ordinance
I
I
I
ORDINANCE NO. 05-14
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING PLANNING AREAS 7 AND 9 OF THE
MARGARITA VILLAGE SPECIFIC PLAN TO CHANGE THE
SPECIFIC PLAN PERMITTED USES WITHIN PLANNING AREA
7 FROM USES ALLOWED IN THE L-1 (1-ACRE LOTS) ZONING
DESIGNATION TO LM (7,200 SQUARE FOOT LOTS) ZONING
DESIGNATION OF THE CITY'S DEVELOPMENT CODE AND
FROM THE L-1 (1-ACRE LOTS) DESIGNATION TO THE L-2
(20,000 SQUARE FOOT LOTS) DESIGNATION FOR PLANNING
AREA 9A (PA04-0390).
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Temecula does hereby find, determine and
declare that:
A. Vinyards View Estates, LLC, filed Planning Application Nos. PA04-0390, Specific
Plan Amendment, and PA04-0392, Tentative Tract Map (No. 23103-2) for the property
consisting of approximately 18.32 acres generally located at the northwest corner of Butterfield
Stage Road and Chemin Clinet, known as Assessors Parcel No(s). 950-390-007 and 953-050-
009 ("Project");
B. The applications for the Project were processed and an environmental review
was conducted as required by law, including the California Environmental Quality Act.
C. The Planning Commission of the City of Temecula held a duly noticed public
hearing on June 1, 2005 to consider the applications for the Project and environmental review,
at which time the City staff and interested persons had an opportunity to, and did testify either in
support or opposition to this matter;
D. Following consideration of the entire record of information received at the public
hearings and due consideration of the proposed Project, the Planning Commission adopted
Resolution No. 05-40, recommending approval of a Mitigated Negative Declaration and
Mitigation Monitoring Plan for the Project and Resolution No. 05-42, recommending the City
Council approval of a Tentative Tract Map;
E. Following consideration of the entire record of information received at the public
hearings and due consideration of the proposed Project, the Planning Commission adopted
Resolution No. 05-41, recommending approval of a Specific Plan Amendment;
F. On July 26, 2005, the City Council of the City of Temecula held a duly noticed
public hearing on the Project at which time all persons interested in the Project had the
opportunity and did address the City Council on these matters.
R:/Ords 2005/0rds 05-14
I
G. On July 26,2005, the City Council of the City of Temecula approved a Mitigated
Negative Declaration and a Mitigation Monitoring Program for the Project when it adopted
Resolution No. 05-82; and Tentative Tract Map with Resolution No. 05-83;
H. On July 26, 2005, the City Council of the City of Temecula approved a Specific
Plan Amendment for the Project when it approved Ordinance No. 05-14.
Section 2. The City Council of the City of Temecula hereby amends portions of
Margarita Village Specific Plan as included in Exhibit "A".
Section 3. Severabilitv. If any sentence, clause or phrase of this ordinance is for any
reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity
of the remaining provisions of this ordinance. The City Council hereby declares that the
provisions of this Ordinance are severable and if for any reason a court of competent jurisdiction
shall hold any sentence. paragraph, or section of this Ordinance to be invalid, such decision
shall not affect the validity of the remaining parts of this Ordinance.
Section 4. Notice of Adoption. The City Clerk shall certify to the adoption of this
Ordinance and shall cause the same to be published as required by law.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this
9th day of August, 2005.
I
ATTEST:
~
I
R:/Ords 2005/0rdS 05-14
2
I
I
I
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Susan W. Jones, CMC, City Clerk of the City of Temecula, do hereby certify that the
foregoing Ordinance No. 05-14 was duly introduced and placed upon its first reading at a
meeting of the City Council on the 26th day of July, 2005 and that thereafter, said Ordinance
was duly adopted and passed at a meeting of the City Council on the 9th day of August, 2005,
by the following vote: "
AYES:
4
COUNCILMEMBERS: Edwards, Naggar, Washington, Comerchero
NOES:
o
COUNCILMEMBERS: None
ABSENT:
1
COUNCILMEMBERS: Roberts
ABSTAIN:
o
COUNCILMEMBERS: None
R:/Ords 2005/0rds 05-14
3
Susan W. Jones, CMC
City Clerk
I
.
Margarita
Village
Specific Plan No. 3
Amendment No. 7
Iin~nnrn
] APR'),5 Z005 .
By
., L:
"
....,.i.. ..
.:; City of Tetnecula
,,,
'. " April,2005
. . ; . .....
. -"... -
. .
,I
I
I
I
,..
..
f' .
I
I
I
I......
Margarita
Village
Amendment No.7
of
. Margarita Village Specific Plan No. 3
Lead Agency:
City ofTemecula
43200 Business Park Drive
P.O. Box 9033
Temecula, CA 92589-9033
951.694.6400
Contact: Debbie Ubnoske, Director of Planning
Prepared by:
Matthew Fagan Consulting Services .
42011 Avenida Vista Ladera
temecula, CA 92591
951.699.2338
Contact: Matthew Fagan
/'
"
;',
:}
.-:~
City of Temeculd' '.
April 2005' "
.' .,
. .
. .
. .
. . .
........... :"'~""d,:",","""d" '._'_'.., -,.,"._.._" ,:....... ,.." .". ,.,', . -'-._ .... ..... ..' _.
.. "
. )
. ,~.
I
I;
I
Margarita Village
I. Summary of Changes
I.
Summary of Changes~Amendment No.7, April 2005
Paragraph A from Amendment 3 will be deleted and replaced with the following
amended Paragraph A, New Items I through iii (listed below) will be added after
Paragraph A, and the previously existing Items 1 through 3 and a through g will remain
after Items I-iil.
A. . Specific Plan
The Margarita Village Specific Plan (SP No. 199) was originally adopted by the Riverside County Board of
Supervisors on August 26, 1986 by Resolution No. 86-355. Specific Plan Amendment No. 1 was approved by
the Board of Supervisors on September 6, 1988 via Resolution No. 88471. Upon incorporation by the City of
Temecula in 1989, Margarita Village was in the jurisdiction of the City. Specific Plan Amendment No.2 was
approved by the Temecula City Council on March 26, 1996. Specific Plan Amendment No.3 was approved by
the Temecula City Council on October 7, 1997. Specific Plan Amendment No.4 was approved by the
Temecula City Council on January 27, 1998. Specific I'lan Amendment Nd. 5 was approved by the Temecula
City Council on October 10, 2000, and Amendment No. 6 was approved by the Temecula City CounciloR
January II, 2005. The following paragraphs describe the changes to Specific Plan No. 199 that have occurred
based on these amendments.
Specific Plan Amendment No.7 is being presented to the City of Temecula and proposes the following changes:
1. Planning Area 7
Planning Area 7 is proposing to be amended from 12 acres and 12 dwelling units to approximately
10.97 .acres and 29 dwelling units. Planning Area 7 is proposing a Specific Plan Land Use change
from Low (L) Density Residential (0.4-2dulacre) classification to Medium (M) DensityResidential
(1-5 dulacre), The Specific Plan amendment would also include a zone chai1ge of PA 7 from the
L-l (one acre minimum lot size) Residential District to Low Medium (7,200 sq. ft. minimum lot'
size) Residential District.
With the proposed Specific Plan Amendment, Planning Area 7 would consists of 29 dwelling units
on approxima:tely 10.97 acres with a minimum lot size of 7,200 net square feet. The homes hi
Planning Area 7 shall have a minimum of 2,200 square feetdf living area.
11. '
Planning Area 9 A
Planning Area 9 A is proposing to be amended to separate this area from the existing Planning Area
9~ Planning Area 9A is approximately 7.35 ,acres of undeveloped residential land whereas Planning
Area 9 has been developed as a three-acre private recreation community center.
Planning Area (PA) 9A is proposing to develop 8 single farirlly residential units on approximately
7.35 acres. PA 9 would maintain the existing Land Use of Low (L) Density Residential (0.4~2
dulacre) and would chai1ge the Specific Plan zoning from L-l Residential District (one acre
minimum lot size) to L-2 Residential District (20,000 sq.. ft. minimum lot size). The homes inP A
9A shall have a minimum of 2,500 square feet of living area, shall be one story in height and shall
be strategically placed to allow view corridors fOf the existing residences to the west.
Specific Plan No.3, Amendment No.7
Pag~I~
Margarita Village
I. Summary of Changes
I
No change of zoning or land use is being proposed for Planning Area 9,
,111.
Repagination
Due to the modifications of Planning Areas 7 and 9A and, repagination will occur where necessary
throughout the Specific Plan. Page ill-14 shall also be added as none currently exists.
I
, '
. \,'
\.
I
.-,-,.';;:,.-.',
....-,..
. ,-,
SpeclfkPlan No.3, Amendment No.7
,:'Page 1-'
Margarita Village
IL Project Development Plan
I
7.
Planning Area 7-Amendment No.7, April 2005
The foUowing language wiD replace the existing language for P A 7:
a. Descriotive Summary
Plannin!! Area 7 will contain l.ew Medium Density Residential, fantily oriented
development. A maximum total of l- 29 dwelling units is planned at a target density of
H 2.64 dulacre o11--h! 10.97 acres (Density Range 2-S~ dulac). Refer to Figure 11-
18 for a graphic representation of Planning Area 7. Typica1building elevations and
architectural guidelines are provided in Section ill.C.3., Design Guidelines.
b. Land Use and Development Standards
.
Please refer to the Suecific Plan Ordinance Amendment and Section 17.060.040 of
the City of Temecula Development Code for standards not addressed in the
Specific Plan Ordinance Amendment No.7 for P A7.
I)
Co , Plannine Standards
. Possible access into Planning Area 7 may be taken from Butterfield Stage Road !!!!
Ahem Place and Chemin Clinet (See Figure 1I~18).
. A minimum of two parking spaces shall be provided per dwelling unit. At least two
of the spaces shall be provided in an enclosed garage, either lutached to, or separate
from, the main dwelling unit.
. Please refer to Project-Wide Design and Textual Developmenf Standards in Section
II.B.2, for further land use standards that apply site-wide.
. Please refer to Design Guidelines in Section ill; for design-related criteria
I:
Specific i>IanNo.3, Amendment No.7
Page 11-
I
I
I
Margarita Village
II. PrQjed DeveIQpment Plan
9A. Plannin~ Area 9A-Amendment No.7. April 2005
The following language will be added to the existing language of Planning Area 9 for the
new subsection PA9A:
a. Descriptive Summary
Plannin!! Area 9A will, contain Low Density Residential. familv oriented
development. A maximum total of 8 dwelIin!! units is planned at a taNet density of
1.08 dulacre on 7.35 acres (Density Ran!!e 0.4-:Z dulac). Tvoical buildine: elevations
and architectural E1Iidelines are provided in Section III.C.3.. Desil!D. Gnidelines.
In adddition. an approximateIv 1.16 acre park is bein!! Pl"llPosed at the southern
end of PA 9A that may contain a tot lot and associate plav eQuipment. benches
and a passive ,turf area. Refer to FiE1lre II-19 for a conceptual ImlPhic
representation ofPlannin!! Area 9A. Tvoical buildin!! elevations and architectural
E1Iidelines are proVided in Section m.C.3. Desil!D. Guidelines.
b. Land Use and Development Standards ,
Please refer to the Specific Plan Ordinance Amendment and Section 17.060.040 of
the City of Temecula Development Code for standards not addressed in the
Specific Plan Ordinance Amendment No.7 for P A 9.
c. . Plannin~ Standards
. Primary access into Planning Area 9A will be taken from Butterfield Stage Rilad
Placer Loudeaonne.
· A minimum of two parking spaces shall be provided per dwelling unit. At least two
pfthe SPacesslIall be provided in an encJosedgarage, either attached to, or separate
from, the main dwelling unit
· Please refer to Project-Wide Design and Textual Development Standards in Section
II.B.2, for further land use standards that apply site-wide.
· Please refer to Design Guidelines in Section ill, for design-related criteria.
')
Specific PllinNd. 3, Amendment No.7
, ,
Page II-
Margarita Village
III. DesigpGuidel4tes
1
4.
Village "B" Architectural Guidelines - Amendment
No.7, April 2005
a. Introduction
Village "B" shall contain two basic architectural motifs and a third custom area adjacent to the
Vineyards on the eastern boundary of the property. Because the two neighborhoods will
comprise the majority of Village "B", these guidelines will predominantly address those areas.
The basic architectural theme for Village "B" will be Spanish, Mediterranean, and French
Manor. Planning Areas 2, 3 8, and 10/11/12 will have a combination of Mediterranean and
French elevation styles. Planning Areas 4 and 6 will have a combination of Spanish and
Mediterranean elevations., "This is a natural combination of styles for the Rancho California
area and will provide a variety of elevations as well as giving each development area a separate
character. The Mediterranean style will provide the blend between the various planning areas
and the Spanish and French will provide the necessary agent to keep the visual interest within
the projects. All design elements used in Village "B" should work together to achieve a sense
of neighborhood identify.
I,
b.
Buildinl! Mass. Form and Scale
Village "B" shall include a range of dwelling units sizes in proportion to the size of the
project. There shall also be a variety of elevation types per plan throughout the project.
A sense of neighborhood will be accomplished by manipulating the building mass, fonn
and scale within eaCh planning area:
(.The homes in PlanDing Areas 2,3, 8 and 10/11/21 shall range in size from 1,500 sq.
, ft. to approximately 2,600 sq. ft. and a minimwn for five (5) floor plans shall be
, provided. '
.:. The homes in Planning Areas 4 and 6 shall range in size from 1,200 sq~ ft. to
approxilmitely 2,100 sq. ft. with a minimwn of five (5) floor plans.
.:. The Custom homes in Planning Area 9A shall have a minimwn of2.5001,8llll sq. ft.
oC living area. The homes in Plannin!! Area 9A shall be one stOry and'
, stra~esticallv placed to allow view corridors for the existin!! resi4enees to the
. west., .',
, (. Thehomeli in PIanninl!:Area7 shall have a lninimuDl of 2.200 SQ. ft. of Iivin!!:
!!:!!:... .
I" Specific Plan No.3, Amendment No.7
Page ill-
I
I,
I
S.P. Zone Ordinance Amendment
Revised with Amendment No.7
April 2005
SPA No.7 shall include amendine the Specific Plan Zone Ordinance for Plannine Areas 7
and 9A. The existine Plannine Area 7 (item e.) shall be replaced with the laneuaee listed
below in item!!. Plannin!! Area 9 (item i) shall be amended to add Plannin!! Area 9A to
item i. The revised lan!!ua!!e for Plannin!! Area 7 and the new laneuaee for 9A is as
follows:
g. Planning Area 7.
(I) The uses permitted in Planning Area 7 of Specific Plan No. +99 3 shall be the same as
those uses permitted in the b-I- LM District of Chapter 17.06 of the City of Temecula
Development Code. In addition, the permitted uses identi fled under Section
17,06.030 shall also include noncommercial community association recreation and
assembly buildings and facilities.
(2) The development standards for Planning Area 7 of Specific Plan No. +99 3 shall be
the same as those uses identified in the b-I- LM Residential District in Section
17.060.040 of the City of Temecula Development Code, except for the following:
A. The rear yard shall be not less than ten feet (10').
B. There shall be no maximum-% percentaee of lot coverage requirement.
C. The minimum lot area shall be 7.200 net square feet.
D. The minimum avera!!e lot width for a standard lot shall be sixtv (60')
feet. Corner lots or lots on a cul-de-sac shall have a minimum width of
fifty feet (SO'). provided the minimum !!ross lot area is maintained.
E. The minimum lot depth for a standard lot shall be ninetv (90') feet. The
averal!e lot depth for corner lots or lots on a cul-de-sac shall be seventy
(70') feet.
(3) Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Chapter 17.06 of the City of Temecula Development Code,
i. Plannin!! Area 9A.
(1) The uses permitted in Plannine Area 9A of Specific Plan No.3 shall be the same
as those uses permitted in the L-2 District of Chapter 17.06 of the City of
Temecula Development Code. In addition. the permitted uses identified under
Section 17.06.030 shall also include noncommercial community association
recreation and assemblv buildin!!s and facilities.
I
(2) The development standards for Plannin!! Area 9A of Specific Plan No.3 shall be
the same as those uses identified in the L-2 Residential District in Section
17.060.040 of the Citv of Temecula Development Code. except for the followin!!:
A. The rear vard shall be not less than ten 00') feet.
B. The minimum corner side vard shall be not less than fifteen (15') feet.
C. There shall be no maximum percenta!!e of lot covera!!e reQuirement.
D. The minimum lot size shall be 20.000 net SQuare feet.
E. All homes shall be one storv and strate!!icallv placed to allow view
corridors for the ad iacent residences to the west.
F. An open space area shall be provided at the southwestern end of
Plannin!! Area 9A. The open space will be a continuation of the
existin!! open space area for Tract 23100-5 and contain an
approximatelv 1.16 acre park that is anticipated to be developed as a
tot lot. The park mav contain plav eQuipment. tables or benches. a
shade structure and passive turf area for children to plav. The park is
a recreationalamenitv for existin!! and future residents. and will also
serve as a buffer area allowin!! opportunities for view corridors for the
residences to the west of Plannin!! Area 9A.
1
(3) Except as provided above. all other zonin!! reQuirements shall be the same as
those reQuirements identified in Chapter 17.06 of the Citv of Temecula
Development Code.
I
.... ~
--
~.JI ~
I n~~ ~
~I}I'"
El ~$I ~.
r~lg ~
n~
. '
1
~
2
I
Gm~OOOO~0~ G G G B
II ~; i '~ i I n i i u~ U U ~~ ~ ~
~~ ~'~ ~ I m ~ ~~ '~~o ~ ~~ ~ III ~
~ ~ 0 ~ ~ 0
!l ' ~ ;" ~ .~
~ ~,s ~
m !!:
, !!:
~
~ .. <
~! ~ ~ ~ ;; e ~ ~ ~ e ! ~ ~'! ~ ~
(f)-"'C,J!
.,., :D '"
uOc:
m"Jl
OO~
enz;
_m
'TIO
-en
0;::
. >~
~ Z"
~ O~
,. C~
r~~
-00
;::
>~
Z'iJi
ii
g
ii & i
c:
i g~
,.....
--
~... ~
I n~g ~
tl~1 r ~'
IU~~
H~
. '
1
~
en'" :!!
...... :0 OJ
vOC:
m."",
Om
o eni:
-gj
:!!en
O;jl
. >~
~ z."
JM o~
~c~
r~!l!
'"00
;:,
>~
Z1.\
tD
Bm~OOOO~~0 G 8 G G
H ~ ~ 5~ ~ I~ ~~ i ~ ~~~ ~~ n ~~ ~ !!l
~" I g ~ r 2 ~8 m ~> ~. hE" ~l>
~o ,jj ~ ~ 0 gc' p ~o 0 o~ ~ Ii
~~ ~ < ~ ~ z~ I' ~ III
~ II! ~ ~
~ ~ I ~ en
I
<
I
h ~
g ~
b e ~
~ ~ e ! ~ ~ ~
..
~ g
,b III
'"
;
~
i &
,,- !!
~ 5 U;;J
,,' .-..
_J
,.... ~
...... -.'
~...
I ~!~~ ~ ~
~Ili f
~j~h ~
g~ ~~ Q
ii ~ . I
Hg.
" -
'"
.
e
1
I
~ (J)-'"
, ~U
On ~
e.~r
;r B~
.J1A c ~
r~~~
1J!l
[i;: if
, z~,
to
. Bm~OOOO ~ 0~ 88 G G
~~ ~ '~ ~ ! ~ ~ ~~ ~ g ~tg ~~ ~~ !~~ !!l
~ ~ ~ ~ r- ~ m ~8 " ~ ~ ~ ~c: ~~ :; z
g~ ~1l ~ ~ . ~ g~ '1l ~~ ~< ~~ ,~ ~ :l:l",P
~1iI ~ m -< ~ iit i!: zoo IE Q 0 en
'g ~ ~. ~ ,I' g Z m ~
~ ,~5:! ~m ~
to! 5 Q is en
z 3 ~ c
m ~ !l:
!l:
P
:oJ
..
h ~
-0 .
g; g b e ~
~ ~ ~ "~
1;
~ al i rg::rJ,
o .... 0., ,0 rn
'"
~
c
c
(,l t-l c:
~ a ~ i ~~
~.
--
L..JI
I
'"
1
,~
U
'<:J ~//
',t)
~
~
~
i
.t,_
)
:J: mf(j:!l
iii z @~ ~[IJ~rn eJ8 r
:IJ-I()~ m
5; ~'~~ G)'
m
z
e: ~~I < ....'" ~'" .-> '" '" C
e >- >", z ~
ZZ ,,~ z...
,,0 "In 0
.... . -<:Xl ~ 'G> 0'" 0", "'~ ' '" '"
I S- m 11' ~~,' ..
'0 ' ..!!1 11.... :Jl
" .. '"
:-0')> 0 m'" .m!!l 0 e
j- z '" ilffi ...Ill ~
S; m ilil\ In, m'
)> O.~ "'''' 0 ~
> ~ ~ \l!m, ,-I
Z'~~' "', ...... m !l!
'" z
~ '" '"
f -I ~
" ~~ !l! m m '"
.... z z 0('
,~ -I ... '...
..
~ '0
Z
-I
I
I
?
!
I
/;
, ,
f ."
~l',' ii~S:@
~f~"
~'
"
Ii
<'V
~""
'>~
,"
"
-~t
\\
\\
L'
"
_-'><h ,/
",,",,'" II
"'- '/
.....",
, ^
)
, !:;lII :II 0 f(j :!!
~ m...."'c:Cil
JS Orn~~
, :0 z..'i'
m~"
~ ?:i ~,~
=:;: o~~' ,
~ ,Zm~
~ ;J2Qo ~
r )>'~
" z i:;
" ' ~
'N
. . .0
,0
I'D ,'~
~
W': Ilt~:~::: ~
.,' .........
: '~~~~~~iii',
"E g"; 0
m: ~ ~. ~
!!l" i!i ... !l!
a z 0 (f)
2:. =t 0 .:11
.&. ~ C >-
~ :0 0
. ~ (/) m"
:0 l!! Ol
,;='" !;, 6'
." ""U.
~lJl
r
m
(j)
m'
z
C
o
~.
--
~
1
1
'?'
=:J
~
~
,:I'
)
~ ()~"''' 8 [jJ [11m r
. ..o.gi5 m
:0 ~l~ G)
e: m
0-1'" I z
C' ~.. iI ,. '" '" 0
rm ' .~. 1! m
("l
'el ~:Ol ,. '0 0
... m
... :D :D' Z
~' ,15 ;: ;; ~
....
s: g ~ ! 0 ~
I :D ..
0, a i!l
..
z S ..
~ ""'C 9 S ,,"
r .~ ~,
)>. ~
z
i ~
0
0
~
1
o
o
c
~
o
'"
~
~
~
m
"
m
~
~
Ii'
I
3: $:" rn ~[JJ r-
'~i5 '"
N m
)> "C m , (j):
cn9~ '"
j ,,= z m
na~ 0 z
-t
~ ':U". m ~ 0
:~:;: ><,
:xlI ~,' ~ ~
~ z z
... .. " "
> ,m
... ~,~ z 9 ~ ~
.... :~' -t ~
I ~, )>, m m'
,",' :D :D
mz m ...
~ :xl" 7;'"" ;I z
...
.~ z: Z m
'" '",
,;:2 ~ :m~
i )>!;:
Z5:
I
0
0
c
~
e
.
0
^
~
. ~
m
m
"
~
I
o
'1
\..
"
~
~
,...,
~~-
'"
f
t
Ii
l,
.
E
~ S:"'." rnGrn r-
til.@ m
~~~ (i)
m
z
-i ~'~' .. ,i;' ~ 0
m ':>> ,."
0 ,!!j
.~ ~i 'C'j i~ Z
.. "
:1. m "~
'.~ :6' "
Er ~~ Gi ~; ~
I ~: =i
m~ ::j -(
~ -(, ;9.
:D.:" -~ 0
-u ~, :~: :l!
..
m
'" ~
~ r. ~,
)>g :>>
~
Z'" ,:>> Z
'~
:.!. m
~.
--
I
"
I
;;~;:@
." Ell!
I
)
~ ~~!
~ )>,,~
~ en~.l.
I"t -Z'"
o,s ~~
I"t "1J ~
s: ~~
Z~
'~ i
I ~
o
)
-.../
/<:
'./
//
/'/
, ,
,-
"
~
'~
.."".....~..
~,
r-
m
G)
m
z
o
c
~',
6
-.
!I:
!l!
..
~
II>
0 ,': ,~
,..... ,
-- "
\ ' '
1 ~
0 ~
0
C
,
0
Co
z
.
0
~
.
<
3
i!
~
.
.
<
.
z,
.
. \
.
.
. \\
,
.
.
" to
~
i \~.~
~ I' '
w
t
~~
..
T'
I
~
g~?;:@
gp.;
) OJ c:n
~ o S::I(l"
:D )> Fl~' ,
,)>cn~~ aU] ~
,qa z~"l ....
)> m~"" m
G.l
~ f*:DI m
~' z
=t: oa a ~ 0'
I ;:g ~ '~'" '" ,.
~ :j!: " "
0" ~
z~ "
=1 )> ~ ~ 0(
"- a
z .~ fJlz Z
oz '" ~
~ 210 .~
,Df ~;. 0 "
5 ::r ,~
~ ~ Z Z
0
~ 0
~
ill
z
,.,
~.
--
~
1
1
IT'
f
I
~
'"1,
......
....
J>>'
~
f
.'""O~ .:!!
r~@
)>!;Ii:l
Z~T
Z~;;
tsi
)>~
::D:J
m~
)>~
(j).~
-...J ~"
,l(<l g
0'J5:
,"\
U.
:)
,
, .
',')
'"
o
'"
'"
;;
~
m
'"
o
>-
o
~
"
o
z
z
m
",
-<
5
z
- '",
f -
. z
~ 0
;; '"
..\'!; ''0
'- '$ .,;g
'<:~~"l.2...
"Ill.,
-"Ol-_~ .
." '."
~!l!
'. ;'~' ,~l
/.'...... .
.'i.
.:<::.}\<
: "'.~
.,,,-
.., ~. (
".'.\.
:~:f3:-'-:'7
--"\ '
)/
1/
v t
t~;f3:" .(/j~>'r1t~~~PI11'
I ('0 LJ' .' :,'-,V:(..
/1. /"'\: i ".i~d1tn' f "
'"
o
'"
,"
iD
~
m
I;
"
m
18
-'"
,.:~
~..
-0
~'"
-m
~.o
7Jg
:~c:
-m
2l
ill
'>-
z
-<
,"'
>-
?'
/ \
""'''''......Nii: ~
c:.;".m-m C
gg:~n';!2 z
););: ~ z
(")(') c z
!il,~ !l!,~
~m ~ E
<!~ m
j~ I
~""N""'-B: ."
V1:tclOm ~'
c C1~C
cCC:+2 z
)i,,""'~ )11.1: Z
n no G)
~.~ i'~
Iii" ~ ~
~!!1 ill'"
.~g !e
~~ I
o
"
~,
~.'
--
./' .
'(~;'>-)
~
I
"
, ,
""" '{. ...'
,-< ,~' , 0
, ,,\\' ~
....
, . m
-;: ~
!'t
~o ,~
c;"
c ...
-! 2 0
0
TPJ ~
=.... ~
~'2 0
T:iI z
Ii' ='"
I
,Z
;.
:0 "~
0 ~
i J i
i i
..
c:
..
..
!ll ~
i
> i
~ --'~
(0 -O~iR
, r1'lc:
S20)>;3i:l
.~'Z~T.
oZIiO
.....-
e: ~ ZI l:!;!!1l5 '" ti....... '", t.......6 '"
.....G) tll:,Ol. i' U~~; I
"c:"!;E d~!;~'i
...... ' )Ii);C I:
..... I\) , ' (')0 Cl' Z
I S' )>~ Ii ~ i ' P li
':0 II ~ m
,mz :;!~' ~
, )>~ :;! ~..
~I m ~ ~I I'> ill"
(JJ- _ !l
. ~ fil I~
~ fil:;!
N
8
~ '
1
.~..
o
f1hi if i-j tit rl-
dnl ~! j ~ ~ Irf
B)i~ ~l h Ii: i n I
:~~rlr a.~ ~t ~ l[ ~
lf~. [I' h . e- . ~ It "
I-1goo '~i~" e- RS i
t:l13 ::s l!! 0\ 0 .. Iii! ~
II UP" 3 l:f> ~ . ~l~ ~ '< ~ II
.....li'nSOo 8 . ~ 1I~ e
F"~11. irS ll- if ~il' !\.
B"l~n ~~ ~~ f ~= ~
~~'g-~"'~~l ilia?
BJ~g~ ta ~~ If I:i' ~
gl~fa. ~Ir U! ~ [
8.i.~8'! ::~ 19 ~ ~&r !
I:;:~~! n [1I J it i
i3': ~Jl ~!l ~l ~.~!
a e f &;"I:f) = VI n
_aoo. d 0'- i1' e
..o;;-~~ g:B CIa ~ "815.
8ai'~ ig-~$. a.~
~ ~'R1l "'~ i.a: ~ ~
s'~SO 0'-6 0'- a.~
_ri:;~R'tl6;n 11I'15-
~;'aU~~ ~::
~o"'O~ n~ Q..s, an
s :.ag-. ;'" . i ~"'O
g oe 15 e., e e r
n --< ~ P. Q.. '<~.
Ira<T~ ~ r~
, ;;; ~~ !! .,~ ~~
~ ~:'2R ~ ~(I
.[~'~~g- S: d
" dI 11 s ::8-
~ ~~ II ~ !}.e
Ilo e." " ~ ....,
'< Q..IZI g.. ~ ~a"
~ J" ~ f ~
t J ~ [ 1:1-
g g.i .g II !l-
i!< ~ S ~ &. g,i3'
g. n~ ~ G- _ia
ll. Ire ~ " Oel
. ",,, &I f i1' 0.
CI r:: er n ~
: ~g- g g ~i
g. ~~ ;;. <T ~ ~
:I: 'i" 0" ~ ~ J~
a ~~ ll. g ..So
e ~~: 8' 0 . ~
7~; ~ t H
VI '< ~ ~ ~ ~
i' a i i li.~
." r Ir ~~
t t n i!
:I: ~ 11. f ~
J ; ~ Ii l~
i ~ l ~ .~
:I: ~ ~ u. . '5
J ~!l' ~
f i I i' I
I
I
"
'...J
~..-
";.-':.
---
:f .. I f f f f ! f f if If ~ II f i
~.
r <n ,~ I ...
I ~ i [ r a' ~ I ~~ i~ f ~ I
~ [ II i il -, i ~ <n
g [ i
f!! ~ ~ ~ ~
Ii' J
[ [ !l il' a 0.
s: " l t.
.
i ro.
g
~
a
h ...,
w ;:; ~ ..., 00 '" w 0
~ tl ;:; "' ~ 0 0 i:j ~ ? "8 ::'
.. .. .. .. .. .. .. .. .. ~
,:,'" .. '" 00
>-
'"
h ~
..., w""
0 00 w ..., . !"
.. lo.> ;:; ~ ;:; .. '" ..., j.., .l:l$"
0 0 0 0 0 ~ 0
.. '" .. .. .. .. ~ .. .. .. ~ III 0 ~~
,:,'" .., '"
..
..
h ~ ...,
0 ...,
~ ..., - :;; .. 8 w i:j w j..,
0 0 0 0 0 t:l 0 w
.. .. .. .. ~ .. .. ~ 0 ...
..
,:,'" '\. "I. '"
'"
h -
'" l1<
w i:j <5 ~ ;:; <5 ..., .. .. "0 --
~ "'-..
~ .. 0 ~ 0 III 0 - ;:,-
.. '!. .. '" .. .. .. ~ 0 -...J"
,:,'" '" ~-
-
.. Jh
h w_
~ ~~
..., .. .........
~ - ~ ;:; - <l .. i:j _Ill "0 ~.Y'..c
0 0 .. 0 ~ 0 0
.. 'l:. .. .. .. .. .. .. '!. " 0 i!:......
'" J"!"
,:,'" '" :>- .
.. ~j; '"
'"
"'
h ~
l ~ E
.. "
.. ;:; ;:; ;:; ;:; " .. lo.> "0 "
0 0 0 0 0 " 0 ~
.. 'l:. .. .. .. .. .. .. ~ 0 0
,:,'" ". '" "
5'
.. ..
h .. ~ i
.. ;:; ;:; { ;:; '" w ..., w .Ill V. ...
0 :; ~ " 0 " 8 J"
.. 'l:. .. .. .. .. .. .. '!. " ..
,:,'" '" ""
.. e
h <: w ..
~ ;:; - l ;:; " W lo.> _Ill V.
0 0 ~ 0 " 0 .. 8 f;
.. ~ 'l:. .. .. .. .. .. .. 'l:. t:l
,:,'" ". '"
..
h l ..
~ ..., ;:; ;:; ;:; <l .. i:j ~ ....
0 ~ " 0 ~
.. '!. .. .. .. .. .. .. ~ 0
,:,'" 0;. ...
'"
h l ..
~ ;:; - ;:; ;:; <l .. i:j ~ .Ill .~ ...
0 0
.. 'l:. .. .. .. .. .. .. 'l:. " "
,:,.. 0;. ...
..
h ( .. .1::
~ ;:; ;:; ;:; ;:; " ~ lo.> ~ !" "8
0 0 ...
.. 'l:. .. .. .. .. .. .. 'l:. " Jh
,:,'" ... w
...,
..
~
~
:>>
~
00
~
t'l
"ll
~
;
I:f
i
....
z
o
"..
gr
S
~
=
~
r"'
o
~
00
~
~
'"