HomeMy WebLinkAbout050405 PC Agenda
.g
In compliance with the Americans with Disabilities Act, if you need special assistance to
participate in this meeting, please contact the office of the City Clerk (951) 694-6444.
Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements
to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]
AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
May 4, 2005 - 6:30 P.M.
********
Next in Order:
Resolution No. 2005-24
CALL TO ORDER
Flag Salute:
Commissioner Guerriero
Roll Call:
Chiniaeff, Guerriero, Olhasso, Telesio and Mathewson
PUBLIC COMMENTS
.
A total of 15 minutes is provided so members of the public may address the Commission
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes
each. If you desire to speak to the Commission about an item not on the Agenda, a
salmon colored "Request to Speak" form should be filled out and filed with the
Commission Secretary.
When you are called to speak, please come forward and state your name for the record.
For all other agenda items a "Request to Speak" form must be filed with the
Commission Secretary prior to the Commission addressing that item. There is a three
(3) minute time limit for individual speakers.
CONSENT CALENDAR
NOTICE TO THE PUBLIC
All matters listed under Consent Calendar are considered to be routine and all will
be enacted by one roll call vote. There will be no discussion of these items unless
Members of the Planning Commission request specific items be removed from the
Consent Calendar for separate action.
1 Aqenda
RECOMMENDATION:
. 1.1 Approve the Agenda of May 4, 2005
R:\PLANCOMMlAgendasI2005\05-04-05.doc
2 Minutes
RECOMMENDATION:
.
2.1 Approve the Minutes of April 6, 2005
COMMISSION BUSINESS
PUBLIC HEARING ITEMS
Any person may submit written comments to the Planning Commission before a
public hearing or may appear and be heard in support of or in opposition to the
approval of the project(s) at the time of hearing. If you challenge any of the
projects in court, you may be limited to raising only those issues you or someone
else raised at the public hearing or in written correspondences delivered to the
Commission Secretary at, or prior to, the public hearing.
New Items
3 Planninq Application No. PA05-0085. a Development Code amendment to ensure
consistency with the recently updated General Plan. The primary modifications include the
creation of a Rural Residential Zone. amendinq the General Plan-Zonino District
Consistency Table. and a revision to the Official Zoninq Map to reflect chanqes made to the
General Plan Land Use Map by the Citv Council. David Hoqan. Principal Planner.
4 City-Wide Desiqn Guidelines. to comprehensively update the City-Wide Desion Guidelines, .
previously adopted by the City Council on February 25. 1997, includinq two new chapters:
Sinqle-Family Residential, and Special Standards. A new illustrated qlossary of terms is
also included in the new Desion Guidelines. Emery Papp, Senior Planner.
5 Planninq Application No. PA05-0060 a Conditional Use Permit and Development Plan.
submitted by Cassatt Academv. to construct four modular buildinqs. includinq an
administration buildino and three classroom buildinqs totalinq 5.760 square feet on 2.39
acres. located on the northeast corner of Calle Girasol and Aussie Avenue. Matthew
Peters. Associate Planner.
6 Planninq Application No. PA04-0582 and PA05-0070. a Zone Chanqe and Development
Plan, submitted bv AGK Group. for a Zone Chanqe to chanqe zoninq from Public
Institutional (PI) to Planned Development Overlay WDO-10l: a Development Plan for
construction of a 170.863 Sq. ft. education complex. a 18.792 Sq. ft. research and
development buildinq with conference center. a pad for a 16.000 Sq. ft. day care facility.
retail space totalinq 60.863 Sq. ft.. a three-story parkinq structure with 502 parkino spaces.
and 288 apartment units comprisino 337.098 Sq. ft.. for a total of 603.616 sq. ft.: a Tentative
Parcel Map (33405) to subdivide two lots totalino 40.0 acres into 15 parcels consistino of
eioht commercial parcels, one commercial/residential parcel, one multi-family residential
parcel, and three public riqht-of-way parcels. Stuart Fisk. Associate Planner.
.
R:\PLANCOMMlAgendasI200S\OS-Q4-0S.doc
2
.
.
.
COMMISSIONER'S REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: Wednesday, May 18, 2005, 6:30 PM, Council Chambers, 43200
Business Park Drive, Temecula, California.
R:\PLANCOMMlAgendasI200S\05-04-0S.doc
3
.
ITEM #2
.
.
.
.
.
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
APRIL 6, 2005
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on
Wednesday, April 6, 2005, in the City Council Chambers of Temecula City Hall, 43200 Business
Park Drive, Temecula, California.
ALLEGIANCE
Chairman Mathewson led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Guerriero, Olhasso, Telesio, and Chairman Mathewson.
Absent:
Chiniaeff .
PUBLIC COMMENTS
None at this time.
CONSENT CALENDAR
1 Aqenda
RECOMMENDATION:
1.1 Approve the Agenda of April 6, 2005.
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of March 2, 2005.
2.2 Approve the Min'utes of March 16, 2005.
MOTION: Commissioner Guerriero moved to approve the Consent Calendar. Commissioner
Olhasso seconded the motion and voice vote reflected approval with the exception of
Commissioner Chiniaeff who was absent.
R:IMinulosPCI04060S
COMMISSION BUSINESS
.
New Items
3 Planninq Application No. PA04-0594. a Development Code Amendment for Supplemental
Alcoholic BeveraQe Sale Requirements recommendinq that the City Council adopt an
ordinance reqardinq supplemental requirements requlatinq the sale of alcoholic beveraqes
for certain types of businesses and to provide locally appropriate criteria for State-requested
Findinqs of Public Convenience or Necessity .
Principal Planner Hogan presented a staff report (of written material).
Commissioner Guerriero concurred with staff's report, but requested the following modifications:
. That the requirement No beer or wine shall be displayed within 10 feet of cash register
or the front door be changed to 5 feet.
. That a requirement be added imposing that sales staff be trained by or through the
Alcohol Beverage Control (ABC) prior to approval of a Conditional use Permit (CUP).
Principal Planner Hogan noted that a condition could be added that requires staff training by or
through the Alcohol and Beverage Control (ABC) prior to the opening of the business.
Clarifying for the Planning Commission, Principal Planner Hogan offered the following
comments:
.
. That the proposed requirements as stated in staff's report would not be imposed on
existing facilities
. That if a temporary church and a business selling alcohol were located on a Commercial
or Industrial Zone, the 500 foot requirement would not be applied.
. That if the sale of hard liquor is the predominant product sold in a store (50% or more), it
would be classified as a liquor store; if not, it would be considered a convenience store
. That previously imposed requirements regarding the sale of alcohol would be replaced
by the proposed four requirements in staff's report.
At this time, the public hearing was opened but due to no speakers it was closed.
MOTION: Commissioner Guerriero moved to approves staff's recommendation subject to the
two following conditions: That no beer or wine shall de displayed within close proximity (no
closer than 5 feet) to the cash register and front door and that sales staff receive training by or
through Alcohol and Beverage Control (ABC) prior to the opening of a business. Commissioner
T elesio seconded the motion and voice vote reflected approval with the exception of
Commissioner Chiniaeff who was absent.
.
R:IMinulosPCI04060S
2
.
.
.
PC RESOLUTION NO. 2005-020
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT AN ORDINANCE ENTITLED "AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING CHAPTERS 17.08, 17.10, AND 17.34
OF THE TEMECULA MUNICIPAL CODE TO REGULATE
LIQUOR STORES AND SIMILAR USES AND TO FURTHER
CLARIFY OTHER REQUIREMENTS FOR BUSINESSES
SELLING ALCOHOLIC BEVERAGES (PLANNING
APPLICATION 04-0594)"
4 Planninq Application No. PA04-0462. PA04-0463. PA04-0571. a General Plan Amendment.
Zone Chanqe. Conditional Use Permit. Development Plan and Tentative Parcel Map
submitted bv Universal Health Systems. Inc. to construct a 320-bed hospital facility and
helipad. two medical office buildinqs totalinq approximately 140.000 square feet. a 10.000
square foot cancer center. and an 8.000 square foot fitness rehabilitation center all totalinq
approximately 566.160 square feet on 35,31 acres. located on the north side of Hiqhway 79
South and south of DePortola Road. approximately 700 feet west of Marqarita Road
Assistant City Attorney Curley stated for the Planning Commission, staff, and the public that the
proposed project will be subject to an Environmental Impact Report (EIR); that the public
hearing will be opened to collect specific concerns that would need to be addressed in the
Environmental Impact Report (EIR); and that as part of the Environrnentallmpact Report (EIR)
process, there would be another opportunity for public comment and review on the
environmental document at another time.
Associate Planner Long presented a staff report (of written material), noting that staff has
worked closely with the applicant, the Los Ranchitos Homeowners Association and City Council
sub-committee comprised of Councilman Naggar and Mayor Comerchero and that Condition of
Approval No. 11 should be modified to impose that the applicant shall work with the emergency
providers in local areas to reduce the use 'of sirens within the vicinity of the hospital and within
residential areas.
COMMISSION DISCUSSION
In response to the Commission's query regarding Pio Pico Road, Director of Public Works
Hughes stated that the lower (southern) section of Pio Pico Road will be needed for the
proposed project advising that the City will be vacating the southern portion and that the City will
be retaining the upper (northern) portion of Pio Pico Road, noting that it would not be the intent
of the City to develop the upper portion (northern) but that this portion will remain on paper as
an access.
It is the opinion of Director of Public Works Hughes that the horse trail on the southern end of
Pio Pico Road will still be useable.
For Commissioner Telesio, Mr. Long noted that the applicant will be required(to coordinate with
local emergency service providers to minimize the use of sirens near the hospital and residential
zones.
R:\MinulesPCI04060S
3
Public Works Director Hughes commented on the need for the Dartolo Road extension, advising
that because of timing and cost of this ex1ension, it was approved as a Condition of Approval for
Phase II; that the DePortola Road connection will be valuable to the hospital; and that the
Dartolo Road/Margarita Road signal is extremely close to SR 79 South and may hamper, at a
future time, the ability to move traffic through the Margarita Corridor.
.
It was also noted by Mr. Hughes that the DePortola Road driveway access will be full-turning
movements with the exception that the left-hand turn out would be restricted, noting that one
could turn left in but could not turn left out to go westbound.
For Chairman Mathewson, Mr. Long noted that the project has been designed to be compatible
with the rural residential character by including multi-use trails, split rail fencing, and landscaped
buffers as conditioned along DePortola Road.
At this time, the public hearing was opened.
Mr. Don Pyskacek. Vice President of design and construction from Universal Health Services,
representing the applicant, offered the following comments:
. That the hospital is vitally needed in the community
. That the project will not include a trauma center which would be a much higher level of
service
. That currently there is no definite timing between Phase I and Phase II; and that Phase II
of the project would be planned to accommodate future City needs.
.
The following individuals spoke against the proposed project for the following reasons:
. Ms. Dee Messing
. Ms. Rebecca Weersing
. Ms. Pauline Nelson
. Mr. George DiLeo
. Mr. Brad Stormon
. Mr. Sal Salazar
. Mr. Neal Ziff
. . Mr. Don Stowe
. Mr. Jack Williams
. Mr. Raymond Bennett
. Ms. Kathleen Stowe
.. Mr. Gilbert Schultz
Mr. Del Ross
Ms. Charlottte Gust
Mr. Jarnes Gust
Mr. Tim Nelson
Mr. Jerry Hizon
Ms. Angie Canales
Mr. Jeff Tomaszewski
Ms. Theresa Hizon
Ms. Dee Dee Polzin
Mr. Kenneth Ray
Ms. Carol Charnock
Ms. Linda Doucet
. That increased traffic on DePortola will make it unsafe for equestrian uses
. That noise sources, noise impacts, and noise mitigation has not been adequately
addressed
. That access from DePortola Road would not be desired by area residents, if required by
City, it should be gated for emergency access only
.
R:\MinutesPC\040605
4
. . That access from Dartolo Road should be included in Phase I of the proposed project
. That all of Pio Pico Road south of DePortola Road should be vacated
.
.
. That the hospital towers are too tall and not consistent with the area
. That the proposed site is not an appropriate site for the proposed project
. That a helipad and helicopter will create noise impacts and will frighten (spook) horses
. That due to increased runoff resulting from the proposed project, a storm water plan
should be prepared
. That the rural country atmosphere must be protected.
Mr. Dennis Grimes, Los Ranchitos resident, spoke in favor of the proposed project.
At this time, the public hearing was closed.
COMMISSION DISCUSSION
For the Planning Commission, Director of Public Works Hughes stated that it is his opinion that
the sub-committee assigned to the proposed project is in full support of the proposed project
and conditions as presented.
Commissioner Telesio noted that it is his opinion that the use of five helicopters a rnonth should
not create a significant amount of noise.
Commissioner Olhasso noted that until issues of litigation are resolved with the proposed
project, she will not be able to work with the Equestrian Preservation Group.
In regard to the focused Environmenta' Impact Report, Commissioner Olhasso stated that the
following issues must be further investigated
.
That staff explore the construction timing of Dartolo Road improvements versus
DePortola Road improvements
.
That staff analyze the impacts concerning equestrian uses in the area
.
That staff study conflicts on DePortola Road
.
That issues with the regard to height of the proposed project be addressed
.
That emergency room relocation be considered
.
That potential noise with regard to flight path be addressed.
Considering public testimony, Chairman Mathewson noted that the Planning Commission and
staff will be consolidating issues/concerns and will be returning to the Planning Commission with
a recommendation as to what the Environmental Impact Report should be addressing.
R:IMinulosPCI04060S
S
MOTION: It was the consensus of the Planning Commission to continue the Itern to the April .
20, 2005, Planning Commission meeting. Commissioner Guerriero seconded the motion and
voice vote reflected approval with the exception of Commissioner Chiniaeff who was absent.
COMMISSIONER'S REPORT
For Commissioner Olhasso, Director of Planning Ubnoske relayed that she will be emailing her
a response as to whether or not the Code Enforcements Reports are in working order.
In response to the Commission's query regarding stone versus pre-cast concrete at the Bel
Villagio Center, Director of Planning Ubnoske stated that she would need to explore the issue.
Chairman Mathewson expressed his concern with the Rebel Nail Salon at the Promenade Mall,
noting that on the weekends the Salon uses 40 to 50 advertising signs and requested that Code
Enforcement explore the issue. .
For Chairman Mathewson, Director of Planning Ubnoske relayed that she has made phone calls
in regard to the mining issue on Rancho California Road but that no one has returned her calls,
but advised that she will continue to pursue the matter.
Director of Public Works Hughes noted that he will also explore the rnining issue on Rancho
California Road.
Commissioner Guerriero expressed concern with bottom dump trucks traveling in the fast lanes .
at high level of speed on Rancho California Road and queried on the possibility of restricting
bottom dump trucks from the fast lane.
In response to Commissioner Guerriero's concern, Assistant City Attorney Curley noted that he
would explore his concern.
Commissioner Guerriero requested increased traffic officers to patrol the Rancho California
Road,
PLANNING DIRECTOR'S REPORT
. Director of Planning Ubnoske reminded the Planning Commission of the luncheon with the
architectural consultant, telecommunication consultant, and landscape consultant being held on
Monday, April 11 , 2005, at 11 :30 a.m.
Ms. Ubnsoke also relayed that Associate Planner Long will be leaving the City to pursue a new
endeavor.
The Planning Commission wished Mr. Long best wishes.
.
R:IMinulosPCI04060S
6
.
.
.
ADJOURNMENT
At 9:10 P.M., Chairman Mathewson formally adjourned this meeting to the next reaular
meetina to be held on Wednesday. April 20. 2005 at 6:00 P.M., in the City Council Chambers,
43200 Business Park Drive, Temecula.
Dave Mathewson
Chairman
R:IMinulosPCI040605
7
Debbie Ubnoske
Director of Planning
.
ITEM #3
.
.
.
.
.
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
May 4, 2005
Planning Application No. PA05- 0085
DEVELOPMENT CODE AMENDMENT - Consistency Rezoning Ordinance
Prepared by: David Hogan, Principal Planner
BACKGROUND
With the adoption of the Updated General Plan, there is a need to amend the Development Code to
make the Code consistent with changes in the General Plan. The majority of these changes are a
result of the three new Land Use Designations on the General Plan Land Use Map. The three new
Land Use Designations are Rural Residential, Vineyard/Agriculture, and Tribal Trust Lands. In
addition to the new Land Use Designations, the General Plan also provides the foundation for future
Mixed Use Development. To incorporate all of these items into the Development Code, staff
envisions three different consistency rezoning ordinances.
The first Ordinance, that is being considered tonight, will address the basic consistency rezoning
needs and the changes to the Official Zoning Map. The second consistency rezoning effort will
focus on mixed use zoning and development standards, while the third consistency rezoning
ordinance will focus on implementing the Vineyard/Agricultural Land Use Designation. Staff will
begin the development process on the Mixed Use standards after the adoption of this initial
ordinance. The development of the Vineyard/Agricultural zoning provisions is expected to begin this
fall.
The proposed ordinance before you tonight will address the basic consistency rezoning changes
that are needed to ensure minimum consistency with the General Plan. This proposed ordinance
will make the following initial changes to the Development Code (Title 17 of the T emecula Municipal
Code):
. Update the General Plan Land Use Designation - Zoning District Consistency Table in the
Development Code;
. Create a Rural Residential Zoning District (S-acre minimum lots);
. Add a Golf Course Resort use to the Permitted Use Table for the Open Space Zones;
. Create a Tribal Trust District; and,
. Amend the Official Zoning Map.
Redline/Strikeout versions of Section 17.03.060 - Minor Exceptions, Subsection16.06.050.D -
Accessory Structures and Uses, as well as the Permitted Use and Development Standards Tables
for the residential zones from Chapter 17.06 are included in Attachment No.3.
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1 )\Staff Report PC1.doc
1
General Plan and Zoninq Consistency
.
Conformity between the General Plan Land Use Map and the Official Zoning Map is established in
Chapter 17.02 of the Development Code. Table 17.02.020 defines how the zones implement the
Land Use Designations on the General Plan Land Use Map. The changes to the General Plan -
Zoning Consistency table include adding the Rural Residential General Plan Land Use Designation
and Zoning District, integrating the Tribal Trust Lands into the Public Institutional Zone, and
renaming the Business Park Land Use Designation to Industrial Park. The updated Table is
incorporated into the proposed Ordinance 'contained in Attachment NO.2.
Rural Residential Zone
The Update of the General Plan resulted in a new Land Use Designation for S-acre minimum lots.
Most of the areas proposed for this designation are in the rural portions of the Planning Area east of
Butterfield Stage Road. To implement this General Plan Land Use Designation, staff is proposing a
new zoning district to be called Rural Residential. The requirements for this proposed Zone are a
hybrid of the Hillside Residential (HR) and Very Low Density Residential (VL) Zones. The permitted
uses for the RR Zone are based upon the VL Zone. Staff believes that this is appropriate because
the RR Zone is essentially a lower density version of the VL Zone. However, the development
standards (setbacks, lot coverage, etc.) for the Rural Residential Zone are proposed to more closely
resemble the development standards for the HR Zone. The proposed use matrix and development
standards for the RR Zone are contained in Exhibits "A" and "B", respectively, of Attachment NO.2.
In addition to the new zone standards, this amendment would also integrate the Rural Residential
Zone in several other parts of Chapter 17.06 (Residential Zones) and Chapter 17.03 (Administration
of Zoning). These references will complete the integration of this new zone into the Development .
Code.
Golf Course Resort
The General Plan contains a Resort Commercial Overlay to address golf course resorts. During the
review of the Development Code following the adoption of the General Plan, it was determined that
there was a need to add a land use description for golf course resort. As a result, staff is proposing
to add a listing for golf course resort to Table 17.14.030. Given the rather broad range of possible
uses, activities and layouts, staff is recommending that a conditional use permit be required for golf
course resorts.
Tribal Trust Lands
The Pechanga Band has acquired a number of properties within the Sphere of Influence and City
Limits over the last few years. Many of these properties have been designated as Tribal Trust
Lands by the Federal Government. To reflect this, these Federally-designated properties have been
designated as Tribal Trust Lands on the General Plan Land Use Map. .
In the process of developing this consistency rezoning ordinance, staff has been in contact with
Tribal representatives. These discussions have resulted in a request from the Tribe to zone the
properties as tribal trust lands. As a result, staff has developed Chapter 17.13, Tribal Trust District,
to address their concerns. The proposed district contains no use or development standards and,
like the General Plan, confirms that the Pechanga Band of Luiseno Indians has control over those
areas, The provisions of Chapter 17.13 are contained in Section 5 of the proposed Ordinance
contained in Attachment No.2.
.
R:\Development Code\05-0085 Amendment (Consistancy Rezoningl )\Staff Report pel.doc
2
. Official Zoninq Map
Accompanying this Ordinance is an amendment to the Official Zoning Map to reflect the changes
made to the General Plan Land Use Map. In most cases, there is a one-to-one relationship between
the GP Land Use Designations and the Zoning Map. However, in a handful of cases, most notably
the Low Density Residential, Industrial Park and Open Space Designations, multiple zoning districts
are used to implement the General Plan. As a result, the zoning for many parts of the Official
Zoning Map are identical to the General Plan Land Use Map. Exceptions include areas where there
are approved specific plans and planned development overlays, In these cases, the Specific Plans
(SP) and Planned Development Overlays (PDO) are shown as the zoning tools to implement the
General Plan. A large copy of the proposed Official Zoning has been provided to the Commission.
The equivalency between the General Plan Land Use Designations and the City Zones are outlined
in Table 17.02.020. A reduced version of the Official Zoning Map has been provided under separate
cover.
ENVIRONMENTAL DETERMINATION
The City Council certified the Final Environmental Impact Report (FEIR) for the update of the City
General Plan on April 12, 2005. The consistency re-zoning process is part of the project assessed
by the environmental impact report for the General Plan. Since the Certification of the FEIR, there
have been no changes in circumstances or setting that would require the preparation of an
addendum, subsequent or supplement to an EIR. As a result, staff is recommending that the
Planning Commission recommend to the City Council that a Notice of Exemption be filed for the
adoption of this ordinance.
... ATTACHMENTS
1. . PC Resolution No. 2005-_ - Blue Page 4
2, Proposed Ordinance (Exhibit A) - Blue Page 7
3, Selected Redline/Strikeout Changes to the Development Code - Blue Page 20
4, Proposed Zoning Map - Blue Page 27
.
R:\DeveJopment Code\05-0085 Amendment (Consis1ancy Rezoning1 )\Staff Report pe1.doc
3
.
.
.
ATTACHMENT NO.1
PLANNING COMMISSION RESOLUTION NO. 2005-_
R:\Development Code\OS.0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
4
.
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA RECOMMENDING THAT THE
CITY COUNCIL APPROVE AN ORDINANCE ENTITLED
"AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA AMENDING THE OFFICIAL ZONING MAP
OF THE CITY OF TEMECULA AND AMENDING PORTIONS
OF TITLE 17 OF THE TEMECULA MUNICIPAL CODE TO
ACHIEVE CONSISTENCY WITH THE PROVISIONS AND
REQUIREMENTS OF THE UPDATED CITY GENERAL
PLAN (PA05-0085)"
WHEREAS, Section 65800 of the Government Code provides for the adoption and
administration of zoning laws, ordinances, rules and regulations by cities to implement such general
plans as may be in effect in any such city;
WHEREAS, the City of Temecula has undergone an extensive process of comprehensively
updating the City General Plan;
WHEREAS, the City Council for the City of T emecula approved a comprehensive update to
the City General Plan and Certified the Final Environmental Impact Report on April 12, 2005;
WHEREAS, the City of Temecula desires to ensure that the City Zoning Map and Municipal
. Code are consistent with the updated General Plan;
WHEREAS, the Planning Commission considered the proposed amendment on May 4,
2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and
interested persons had an opportunity to, an did testify either in support or opposition to this matter;
.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Recommendation of Approval. The Planning Commission for the City of
Temecula hereby recommends that the City Council adopt an ordinance making the Development
Code consistent with the recently updated General Plan substantially in the form attached to this
resolution as Exhibit A.
Section 2. Environmental Compliance. The Final Environmental Impact Report for the
Update of the General Plan and related amendments to the Development Code was certified on
April 12, 2005. This Ordinance is part of the consistency re-zoning process that was included in the
project assessed by the environmental impact report for the General Plan Update. Since the
Certification of the FEIR, there have been no changes in circumstances or setting that would require
the preparation of an addendum, subsequent or supplement to an EIR. As a result, the Planning
Commission recommends that the City Council make a finding that this Ordinance is exempt from
further environmental review because it is included as part of a project for which an environmental
impact report was prepared.
R:\Development Code\OS.0085 Amendment {Consistancy Rezoning1)\Staff Report PC1.doc
5
Section 3. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning .
Commission this 4th day of May 2005.
David Matthewson, Chairperson
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby thatthe PC
Resolution No. 2005-_ was duly adopted and regularly adoftted by the Planning Commission of
the City ofTemecula at a regular meeting thereof held on the 4 h of May, 2005, by the following vote:
AYES:
PLANNING COMMISSIONERS:
.
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSTAIN:
Debbie Ubnoske, Secretary
.
R:\Development Code\OS.0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
6
.
.
.
ATTACHMENT NO.2
PROPOSED ORDINANCE (Exhibit A)
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
7
.
.
.
ORDINANCE NO. 05-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF TEMECULA AND AMENDING PORTIONS OF
TITLE 17 OF THE TEMECULA MUNICIPAL CODE TO
ACHIEVE CONSISTENCY WITH THE PROVISIONS AND
REQUIREMENTS OF THE UPDATED CITY GENERAL
PLAN (PA05-0085)
WHEREAS, Section 65800 of the Government Code provides for the adoption and
administration of zoning laws, ordinances, rules and regulations by cities to implement such general
plans as may be in effect in any such city;
WHEREAS, the City of Temecula has undergone an extensive process of comprehensively
updating the City General Plan;
WHEREAS, the City Council for the City 6f Temecula approved a comprehensive update to
the City General Plan on April 12, 2005;
WHEREAS, the City of Temecula desires to ensure that the City Zoning Map and Municipal
Code are consistent with the updated General Plan;
WHEREAS, the Planning Commission held a duly noticed public hearing on May 4, 2005,
and recommended that the City Council approve these amendments to the Official Zoning Map and
Municipal Code;
WHEREAS, notice of the proposed Ordinance was posted at City Hall, Temecula Library,
Pujol Street Community Center, and the Temecula Valley Chamber of Commerce; and,
WHEREAS, the City Council has held a duly noticed public hearing on
consider the proposed amendments to the Official Zoning Map and Municipal Code.
, 2005 to
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City ofT emecula hereby amends Table 17.02.010 to add
the following zones into the Zoning Districts Established table:
"~Z6njfi.. i0i~tfjct;DeS'cH;"ii'tJtrWf\; :hDrsiritt;"A5Br~(filiti5;f\ll!l
>'YY'~'.,"'",,' ..."^g:.~C('/...",,,~,.;.. ';";', .. "'>+"~"':"':~~;7.P~OOO=h~&1 \;'''',.>...'.'>:.... "::."".,<;i':;"i:""q'<;,,6/'nw,,o~;<t
Rural residential
Tribal trust
RR
TT
17.06
17.13
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
8
Section 2. The City Council of the City ofTemecula hereby replaces Table 17.02.020 with
the following:
.
Hillside residential
Rural residential
Very low density residential
Low density residential
Low medium density residential
Medium density residential
High density residential
Neighborhood commercial
Community commercial
Highway/tourist commercial
Service commercial
Professional office
Industrial park
Public/institutional
Tribal trust lands
Open space/recreation
These special Zoning Districts may be
used to represent any combination of
General Plan Land Use Designations:
Hillside residential (HR)
Rural residential (RR)
Very low density residential (VL)
Low density residential (L -1 )
Low density residential (L-2)
Low medium density residential (LM)
Medium density residential (M)
High density residential (H)
Neighborhood commercial (NC)
Community commercial (CC)
Highway/tourist commercial (HT)
Service commercial (SC)
Professional office (PO)
Business park (BP)
Light industrial (L1)
Public Institutional (PI)
Tribal trust (TT)
Open space (OS)
Public park and recreation (PR)
Conservation (OS-C)
Specific Plan (SP-X)
Planned Development Overlay (PDO-X)
Village Center Plan (VC-X)
Floodplain Overlay District (FP)
.
Section 3. The City Council of the City of Temecula hereby amends Subsection
17.03.060.B.1 by adding the following sentence to the end of the Subsection:
"Encroachments into the required yard areas that are not normally allowed within the HR and
RR Zones may be allowed up to the maximum encroachment identified in Table
17.06.0S0.B."
.
R:\Development Code\OS-0085 Amendment (Consistancy Rezoning1)\Staff Report PCfdoc
9
.
.
.
Section 4. The City Council of the City of Temecula hereby amends Chapter 17.06 by
making the following changes.
A. Section 17.06.020 is hereby amended by adding a new subsection "B", and
the renumbering of the subsequent subsections, to read as follows:
"Rural Residential (RR). The rural residential zoning district is intended to provide for the
development of single-family detached home on large lots with a distinct rural character.
Some of these areas may include severe constraints for development, such as hillside areas
with slopes over twenty-five percent. Typical lot sizes in the RR district are 5 acres and
larger."
B. Table 17.06.030 is hereby amended as depicted in Exhibit "A".
C. Table 17.06.040 is hereby amended as depicted in Exhibit "B".
D. Amend Subsection 17.06.0S0.D.2 to include the reference to the "RR"
between "HR" and "VL".
E. Amend Subsection 17.06.0S0.D.4 to read as follows:
"Setbacks. Setback requirements and the placement of accessory structures in the required
yards for the VL, L-1, L-2, LM, M, and H Zones are set forth in Table 17.06.0S0A, Accessory
Structures Setbacks. In the HR and RR Zones, no accessory structures are allowed within
the required yards."
F. Amend the title for Table 17.06.0S0A to read as follows: "Accessory
Structure Setbacks for the VL, L-1, L-2, LM, M, and H Zoning Districts"
G. Amend Subsection 17.06.0S0.F to read as follows:
"Maximum Encroachments into Yard Areas. The items indicated in Table 17.06.0S0B,
Maximum Encroachments into the Required Yard Areas, for the VL, L-1, L-2, LM, M, and H
Zones may encroach into the required yards subject to the conditions placed upon those
items by the table.. In the HR and RR Zones, no encroachments are allowed into the
required yards."
H. Amend the title for Table 17.06.0S0B to read as follows: "Maximum
Encroachments into Required Yard Areas for the VL, L-1, L-2, LM, M, and H Zoning
Districts"
Section 5. The City Council of the City ofT emecula hereby adopts Chapter 17.13 to read as
follows:
"CHAPTER 17.13
TRIBAL TRUST DISTRICT
SECTIONS:
17.13.010
17.13.020
Purpose and intent.
Tribal trust lands district.
R:\Development Code\OS.0085 Amendment (Consistancy Rezoning1 )\Staff Report PC1.doc
10
17.13.010
PURPOSE AND INTENT.
.
The tribal trust district is intended to recognize federal tribal trust status of lands within the
City of Temecula.
17.13.020
TRIBAL TRUST LANDS DISTRICT.
The city exercises no development or zoning control over properties designated as tribal
trust lands in the general plan. These properties are under the sole jurisdiction and control
of the Pechanga Sand of Luisefio Indians."
Section 6. The City Council of the City of Temecula hereby amends Chapter 17.14 by
adding the following land use listing to Table 17.14.030:
Golf course resort (including accessory visitor supporting C
accommodations and commercial uses such as hotels,
fractional ownership units, day spa, restaurants, and
conference center.)
Section 7. The City Council of the City ofTemecula hereby amends the Official Zoning Map
for the City of Temecula to reflect the changes to the Updated General Plan as contained in Exhibit
lie".
Section 8. Severabilitv. 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 9. Environmental Compliance. The Final Environmental Impact Report for the
Update of the General Plan and related amendments to the Development Code was certified on
April 12, 2005. The City Council hereby makes the following findings: (1) that this Ordinance is part
of the consistency re-zoning process was included in the project assessed by the environmental
'impact report for the General Plan Update, and (2) that since the Certification of the FEIR, there
have been no changes in circumstances or setting that would require the preparation of an
addendum, subsequent or supplement to an EIR. As a result, the City Council hereby finds thatthis
Ordinance is exempt from further environmental review because it is included as part of a project for
which an environmental impact report was prepared.
Section 10. Notice of Adoption. The City Clerk shall certify to the adoption of this
Ordinance and shall cause the same to be posted as required by law.
Section 11. Effective Date. This Ordinance shall be in full force and effect thirty (30) days
after its passage. The City Clerk shall certify to the adoption of this Ordinance and cause copies of
this Ordinance to be posted in three designated posting places.
Section 12. This Ordinance shall be in full force and effect thirty (30) days after its passage;
and within fifteen (15) days after its passage, together with the names of the City Council members .
voting thereon, it shall be published in a newspaper published and circulated in said City.
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
11
.
.
.
PASSED, APPROVED AND ADOPTED this _th day of _,2005.
Jeff Comerchero, Mayor
ATTEST:
Susan W. Jones, CMC
City Clerk
[SE~L]
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-_ was duly introduced and placed upon its first reading at a regular
meeting of the City Council on the _th day of ,2005 and that thereafter, said Ordinance was
duly adopted and passed at a regular meeting of the City Council on the th day of
2005, by the following vote:
AYES:
COUNCIL MEMBERS:
NOES:
COUNCIL MEMBERS:
ABSENT:
ABSTAIN:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
Susan W. Jones, CMC
City Clerk
R:\Development Code\05~0085 Amendment (Consistancy Rezoning1 )\Staff Report PC1.doc
12
.
.
.
EXHIBIT A
TABLE 17.06.030
A:\Development Code\05.0085 Amendment (Consistancy Rezoning1 )\Staff Report PC1.doc
13
.
.
.
-
Residential
Single-family detached P P P P P P P -
Duplex (two-family dwellings) - 2 2 - 2 P P
- - - -
Single-family attached (greater than two - - - - - p p p
units) ~'
Multiple-family - ; - - - - p p
Manufactured homes P P P P P P P P
Mobilehome park - - C C C C C C
Facilities for the mentally disordered, P P P P P P P P
handicapped, or dependent or neglected
children (six or fewer)
Facilities for the mentally disordered, C C C C C C P P
handicapped, or dependent or neglected
children (seven to twelve)
Alcoholism or drug abuse recovery or P P P P P P P P
treatment facility (six or fewer)
Alcoholism or drug abuse recovery or C C C C C C p P
treatment facility (seven or more)
Residential care facilities for the elderly P P P P P P P P
(six or fewer)
Residential care facilities for the elderly C C C C C C p p
(seven or more)
Congregate care residential facilities for - - - - p p p p
the elderly 6
Boarding, rooming and lodging facilities - - - - - - C C
Secondary dwelling units P P P P P P P P
Granny Flat P P P P P P p' p'
Guest House P P P P P P p' p'
Family day care homes-small P P P P P P P P
Family day care homes-large 1 C C C C C C C C
Day care centers C C C C C C C C
Bed and breakfast establishments 6 C C C C C C C C
Emergency shelters C C C C C C p P
Transitional housing C C C C C C p p
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Staff Report pel.doc
14
.
Non-Residential
Agriculture/open space uses 6 P P P P P P P P
Religious institutions C C C C C C C C
Public utility facilities C C C C C C C C
Educational institutions C C C C C C C C
Public libraries C C C C C C C C
Public museums and art galleries (not for C C C C C C C C
profit)
Kennels and catteries 6 C C C ,
Noncommercial keeping of horses, cattle, P P P P P
sheep and goats 6
Temporary real estate tract offices P P P P P P P P
Recreational Vehicle Storage Yard 3 C C C C C C C
Parking for commercial uses P P
Nonprofit clubs and lodge halls P P .
Convalescent facilities P P
Golf courses C C C C C C C C
Home occupations P P P P P P P P
Construction Trailers 5,6 P P P P P P P P
Notes;
1. Subject to the provisions of Section 17.04.050 and Section 17.06.050.1, Family Day Care
Home Design Standards.
2. A duplex or two-family dwelling may be permitted on corner lots with a planned
development overlay pursuant to the provisions of Chapter 17.22.
3. Subject to the provisions of Section 17.24.020(D)(2).
4. Allowed only with a single-family residence.
S. The director of planning shall have the discretion to waive submittal of an Administrative
Development Plan if it is determined that the construction trailer will hot have an adverse
impact on adjacent residences or businesses.
6. Subject to the supplemental development standards contained in Chapter 17.10.
Legend p= Permitted by right in the district
c= Permitted by conditional use permit
= Use is rohibited in the district
.
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
15
.
.
.
EXHIBIT B
R:\Development Code\05.0085 Amendment (Consistancy Rezoning1)\Slaff Report PC1.doc
16
.
LOT AREA
Minimum net lot area 7,200 7,2004
(square feet)
Minimum net lot area 10 5 2.5 1 %
(acres)
Dwelling units per net acre 1 12 20
LOT DIMENSIONS
Minimum lot frontage at 50 50 40 40 30 30 30 30
front property line (feet)
Minimum lot frontage for a
flag lot at the front property 40 40 30 30 25 20 20 20
line (feet)
Minimum width at required 100 100 100 70 50 50 40 30
front setback area (feet)
. Minimum average width 100 100 80 70 60 50 50 50
(feet)
Minimum lot depth (feet) , 150 150 120 100 90 80 100 100
SETBACKS
Minimum front yard (feet) 40 40 25 25 20
Ave.2
Minimum corner side yard 40 40 15 15 15 15 15 15.
(feet)
Minimum interior side yard 25 25 10 10 10 Vari- Vari- Vari-
(feet) 3 abJe3 able3
able
Minimum rear yard (feet) 25 25 20 20 20 20 20 20
OTHER REQUIREMENTS
Maximum height (feet) 35 35 35 35 35 35 40 50
Maximum percent of lot 10% 15% 20% 25% 25% 35% 35% 30%
coverage
Open space required 90% 75%. 70% 60% 40% 25% 25% 30%
Private open space/per unit NA NA NA NA NA NA 200 150
.
R:\Development Code\05-Q085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
17
.
Notes:
1.
Affordable housing and congregate care facilities may exceed the stated densities
pursuant to the provisions of Section 17.10.020.
Variable front yard setbacks: In order to allow for a more interesting visual image and
more flexible site planning variable setbacks may be permitted in the L.2, LM, M and H
districts. Front yard setbacks shall have an average of at least twenty feet. Garages with
entrances not facing the front yard area may be setback a minimum of ten feet. Other
portions of a structure may have a front yard setback of a minimum of ten feet; however,
the average setback of twenty feet shall be maintained.
Variable side yard setbacks: In the LM zoning district, the combined side yard setback
for both sides must equal at least fifteen feet with one side having at least ten feet to
provide potential vehicular access to the rear of the property and shall be located on the
same side as the driveway. In the M and H zoning districts, variable side yard setbacks
may be permitted provided the sum of the side yard setbacks is not less than ten feet and
the distance between adjacent structures is not less than ten feet. This permits a zero lot
line arrangement with a zero setback on one side yard and ten feet on the opposite site
yard.
Lot sizes below 7,200 square feet can be accommodated with the approval of a planned
development overlay.
.
2.
3.
4.
.
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Slaff Report PC1.doc
18
.
.
.
EXHIBIT C
OFFICIAL ZONING MAP
R:\Development Code\05~0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
19
.
.
.
ATTACHMENT NO.3
SELECTED REDLlNElSTRIKEOUT CHANGES TO THE DEVELOPMENT CODE
R:\Development Code\OS-0085 Amendment (Consistancy Rezoning1 )\Staff Report PC1.doc
20
.
.
.
PROPOSED NEW TEXT
rRQrg~E;g T~XT TO 8~ 9E;bH~9
17.03.060
MINOR EXCEPTIONS.
A. Purpose and Intent. Minor exceptions may be approved administratively, only when
deviations from code standards are minor and no impact will occur affecting the public health
and safety of adjacent properties.
B. Authority of the Director of Planning. Director of planning may consider and render decisions
without public hearing on requests involving minor exceptions to the provisions of this
development code for the following purposes:
1. Reduction of required lot area, reduction of size of setback, parking requirements, or
landscaped areas by less than fifteen percent of the code requirement. The required
size of the set backs for residential lots accessing onto a cul-de-sac may be modified
by up to twenty percent (20%) of the Code requirement. Encroachments into the
required yard areas that are not normally allowed within the HR and RR Zones
may be allowed UP to the maximum encroachment identified in Table
17.06.050.8.
2.
Increased in the allowable building height, or lot coverage by less than fifteen
percent of the code requirement.
3.
Increases in the height of fences or walls by not more than ten percent of the
maximum permitted height, except when such fence or wall is located in the required
front yard, in which case a minor exception may not be granted.
4. Increases in the allowable size, height, number, or location of new or existing signs
by less than ten percent (10%) of the standards within Chapter 17.28.
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Staff Report PC1.doc
21
PROPOSED NEW TEXT
PR9PO~~D T~XT TO E!~ D~b.H~D
.
17.06.050
SPECIAL USE STANDARDS AND REGULATIONS.
D. Accessory Structures and Uses.
1. Location. Accessory structures shall be located only in rear and interior side yards or
within the allowable buildable area.
2. Height. Accessory structures shall not exceed a height of sixteen feet. Accessory
structures shall not exceed the maximum height allowed for the zone, if located in
the HR, RR, VL. L-1 and L-2 zones.
3. Separation. Accessory structures shall maintain a minimum separation of at least
three feet from all other structures unless attached to the main structure. Exceptthat
storage and utility structures that are larger than 120 square feet shall not be located
within six feet of another structure. Eaves or roof overhangs may not extend more
than 1 foot into this six foot area from either direction.
4.
Setbacks. Setback requirements and the placement of accessory structures in
the required yards for the VL. L-t. L-2. LM. M. and H Zones fsstriBtisRs SR
jlr€ljsBtiBR are set forth in Table 17 .06.0S0A, Accessory Structures Setbacks. In the
HR and RR Zones. no accessory structures are allowed within the required
yards
.
S. Coverage. A maximum thirty percent building coverage shall apply within any
required yard area.
6. Flag Poles. A maximum height of forty feet.
7. Antennas. Are subject to the provisions of Chapter 17.40.
8. Animals Accessory to a Residential Use. The keeping of certain non-exotic or non-
wild animals is considered accessory to a residential use. No more than four cats
and dogs, over the age of four months, are allowed. Caged pets, including small
amphibians, birds, mammals, and reptiles may be kept on the premises. This
provision also includes the keeping of fish and up to two chickens. The keeping of
household pets shall comply with the provisions of Chapter 6 of the Temecula
Municipal Code.
.
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1 )\Staff Report pel.doc
22
.
.
.
PROPOSED NEW TEXT
PRQPO~~g T~XT TO El~ 9~bH~g
Residential
Single-family detached P P P P P P P -
Duplex (two-family dwellings) - 2 2 - 2 P P
- - - -
-
Single-family attached (greater than two - - - - - p p p
-
units)
Multiple-family - - - - - - p p
-
Manufactured homes P P P P P P P P
Mobilehome park :-G - C C C C C C
-
Facilities for the mentally disordered, P f p p p p p p
handicapped, or dependent or neglected
children (six or fewer)
Facilities for the mentally disordered, C f C C C C p P
handicapped, or dependent or neglected
children (seven to twelve)
Alcoholism or drug abuse recovery or P f p p p p p p
treatment facility (six or fewer)
Alcoholism or drug abuse recovery or C C C C C C P P
treatment facility (seven or more)
Residential care facilities for the elderly P f p p p p p P
(six or fewer)
Residential care facilities for the elderly C C C C C C P P
(seven or more)
Congregate care residential facilities for - - - - p p p p
the elderly 6 -
Boarding, rooming and lodging facilities - - - - - - C C
-
Secondary dwelling units P P P P P P P P
Granny Flat P P P P P P p4 p4
Guest House P P P P P P p4 p4
Family day care homes-small P f p p p p p p
Family day care homes-large 1 C C C C C C C C
Day care centers C C C C C C C C
Bed and breakfast establishments 6 C C C C C C C C
Emergency shelters C C C C C C P P
R:\Development Code\OS-0085 Amendment (Consistancy Rezoning1)\Statf Report PC1.doc
23
PROPOSED NEW TEXT
PRQPg~IaD TEiXT TQ aEi: DEib.EiTEiI;}
.
Non-Residential
Agriculture/open space uses 6 P P P P P P P P
Religious institutions C C C C C C C C
Public utility facilities C C C C C C C C
Educational institutions C C C C C C C C
Public libraries C C C C C C C C
Public museums and art galleries (not for C C C C C C C C
profit)
Kennels and catteries 6 C C C
Noncommercial keeping of horses, cattle, P E. P P P
sheep and goats 6
Temporary real estate tract offices P E. P P P P P P .
Recreational Vehicle Storage Yard 3 C C C C C C C
Parking for commercial uses P P
Nonprofit clubs and lodge halls P P
Convalesc!3nt facilities P P
. Golf courses C C C C C C C C
Home occupations P P P P P P P P
Construction Trailers 5,6 P E. P P P P P P
Notes:
1. Subject to the provisions of Section 17.04.050 and Section 17.06.050.1, Family Day Care
Home Design Standards.
2. A duplex or two-family dwelling may be permitted on corner lots with a planned
development overlay pursuant to the provisions of Chapter 17.22.
3, Subject to the provisions of Section 17.24.020(D)(2).
4. Allowed only with a single-family residence.
S. The gSIflIflIJl'lil'/ els':slsf3lflsl'lt director of "Ianninq shall have the discretion to waive
submittal of an Administrative Development Plan if it is determined that the construction
trailer will not have an adverse impact on adjacent residences or businesses.
6. Subject to the supplemental development standards contained in Chapter 17.10.
Legend p= Permitted by right in the district .
c= Permitted by conditional use permit
- Use is rohibited in the district
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1)\Statt Report PC1.doc
24
.
Minimum net lot area 7,200 7,200 ~
(square feet) ~
Minimum net lot area 10 ~ 2.5 1 %
(acres)
Dwelling units per net acre' 12 20
LOT DIMENSIONS
Minimum lot frontage at 50 50 40 40 30 30 30 30
front property line (feet)
Minimum lot frontage for a
flag lot at the front property 40 40 30 30 25 20 20 20
line (feet)
Minimum width at required 100 100 100 70 50 50 40 30
. front setback area (feet)
Minimum average width
(feet) 100 100 80 70 60 50 50 50
Minimum lot depth (feet) 150 150 120 100 90 80 100 100
SETBACKS
Minimum front yard (feet) 40 40 25 25 25 20
Av .2 Ave:
Minimum corner side yard 40 40 15 15 15 15 15 15.
(feet)
Minimum interior side yard 25 25 10 10 10 Vari- Vari- Vari-
(feet) able3 3 able3
able
Minimum rear yard (feet) 25 25 20 20 20 20 20 20
OTHER REQUIREMENTS
Maximum height (feet) 35 35 35 35 35 35 40 50
Maximum percent of lot 10% 15% 20% 25% 25% 35% 35% 30%
coverage
Open space required 90% 75% 70% 60% 40% 25% 25% 30%
Private open space/per unit NA NA NA NA NA NA 200 150
(square feet)
.
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1 )\Staff Report PC1.doc
25
.
Notes:
1.
Affordable housing and congregate care facilities may exceed the stated densities
pursuant to the provisions of Section 17.10.020.
Variable front yard setbacks: In order to allow for a more interesting visual image and
more flexible site planning variable setbacks may be permitted in the L-2, LM, M and H
districts. Front yard setbacks shall have an average of at least twenty feet. Garages with
entrances not facing the front yard area may be setback a minimum of ten feet. Other
portions of a structure may have a front yard setback of a minimum of ten feet; however,
the average setback of twenty feet shall be maintained.
Variable side yard setbacks: In the LM zoning district, the combined side yard setback
for both sides must equal at least fifteen feet with one side having at least ten feet to
provide potential vehicular access to the rear of the property and shall be located on the
same side as the driveway. In the M and H zoning districts, variable side yard setbacks
may be permitted provided the sum of the side yard setbacks is not less than ten feet and
the distance between adjacent structures is not less than ten feet. This permits a zero lot
line arrangement with a zero setback on one side yard and ten feet on the opposite site
yard.
Lot sizes below 7,200 SQuare feet can be accommodated with the approval of a
planned development overlav.
.
2.
3.
4.
.
R:\Development Code\05-Q085 Amendment (Consistancy Rezoning1 )\Staff Report PC1.doc
26
.
.
.
ATTACHMENT NO.4
PROPOSED ZONING MAP
(Is Being Provided Under Separate Cover)
R:\Development Code\05-0085 Amendment (Consistancy Rezoning1 )\Statf Report PCf.doc
27
.
ITEM #4
.
.
.
.
.
Date of Meeting:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
May 4, 2005
Title: Senior Planner
Prepared by: Emery J. Papp
File Number N/A
Application Type: N/A
Project Description: Comprehensive Update of the City-Wide Design Guidelines
A comprehensive update of the City-Wide Design Guidelines, previously adopted by the City
Council on February 25, 1997, including two new Chapters: Single-Family Residential and
Special Standards. A new illustrated glossary of terms is also included in the new Design
Guidelines.
Recommendation:
(Check One)
CEQA:
(Check One)
BACKGROUND
D Approve with Conditions
o Deny
D Continue for Redesign
D Continue to:
o Recommend Approval with Conditions
D Recommend Denial
~ Recommend Approval to the City Council
~ Exempt from Review under CEQA
D Negative Declaration
D Mitigated Negative Declaration with Mitigation Measures
(Section) 15061 (b)(3)
D Recommend that the City Council Certify the EIR
The original City-Wide Design Guidelines were adopted by the City Council on February 25,
1997. The Design Guidelines served the City well, but there were no standards for single-family
residential development, and new Development Plan Applications for commercial and industrial
projects were not creative or diverse. As a result, the City Council accepted a proposal from
RRM Design Group of San Juan Capistrano to update the City-Wide Design Guidelines in May
2003.
At a Planning Commission Workshop held on September 3, 2003, a presentation was made by
RRM concerning the differences between creating Design Standards versus creating Design
Guidelines. Based upon the presentation, comments by staff, the Planning Commission, and
R:IDESIGN GUIDELlNES\2003 Posign GuidelinoslPC Slaff Report 05-04-05,doc
1
public testimony, it was determined that a comprehensive update of the existing Design .
Guidelines was the preferred course of action. On April 14, 2005, RRM submitted a draft public
review version of the document.
The new updated City-Wide Design Guidelines go further than the original guidelines pertaining
to quality of design issues contained in policies of the City's General Plan Cornmunity Design
Element. Much of the original document was salvaged and that information rernains
unchanged, however, a great effort has been made by staff and the consulting team to
modernize the document and provide new design direction and a clear expectation of quality.
The document reflects a dramatic format change, two new Chapters have been added, and a
new illustrated architectural glossary of terms has been added.
The purpose of this Public Hearing is to solicit additional comments from the Planning
Commission on the content, overall readability, and/or the presentation of the document. If it is
the pleasure of the Commission, the Design Guidelines will be forwarded on to the City Council
for review and adoption.
The Public Review Draft of the Design Guidelines is organized into the following Chapters:
Chapter 1 Introduction
This Chapter provides an overview of the purpose and intent for having Design Guidelines,
provides direction on the use of certain terms, photos and illustrations, who should use the
guidelines and what they should expect to get from the document, and a brief description of
each Chapter.
An important discussion in this Chapter is the use of the term "should" versus "shall" or "will;"
and the use of the terms "encouraged" and "discouraged." Guidelines using the term "should,"
are those that are expected to be included in all new project design, but are not mandated by
codes or regulations. Guidelines containing the words "shall" or "will" are mandated by local,
state, or federal ordinances, laws, or regulations and are required elements. The terms
"encouraged" and "discouraged" are used frequently throughout the Design Guidelines to
provide clear direction on desired design elements.
.
'Chapter 2 Single-Family
This is a new Chapter that was not part of the original Design Guidelines. The vast majority of
Single-Family home construction in the City of Temecula is within Specific Plans that contain
their own design guidelines. However, staff has received direction from the Planning
Commission and the City Council that the overall quality of design of residential tract homes has
not kept up with market demands. This Chapter contains text and 74 figures identifying the
level of detail that is expected to apply to all new single-family residential construction in the City
and will lead to a higher quality in new home construction design.
Chapter 3 Multi-Family
This Chapter has been revised to provide a more contemporary feel for architectural trends
while stressing that authentic design is desirable. The text also includes more recent trends
with respect to regulatory requirements such as National Pollution Discharge Elimination .
System (NPDES) permit issues. The Chapter contains 74 figures which clearly articulate the
level of design that Temecula is striving for in its multi-family housing.
R:IOESIGN GUIPELlNES\2003 Design GuidolinoslPC Slatt Roport OS-Q4-05,doc
2
.
.
.
Chapter 4 ,Commercial
The Commercial guidelines have been revised and updated to stress some of the more recent
trends associated with commercial development. These include greater articulation in building
form, providing more variety in types of materials, and providing a more pedestrian-friendly
environment. Aesthetics is a prominent theme throughout the document, but especially in the
Commercial guidelines. Several new guidelines are proposed to address the issues of large
blank wall expanses, screening of undesired uses, and greater separation of vehicular traffic
from sensitive uses. Issues related to NPDES have also been incorporated into this Chapter. A
total of 114 figures have been included in this Chapter to demonstrate the design features which
are desired for commercial development in the City of Temecula.
Chapter 5 Industrial
The Industrial guidelines have been expanded dramatically over the existing guidelines. The
concept of the "Image Zone" has been introduced which focuses primarily on the front fac;:ade
and building entry statements, and the area of the site plan between the frontage road and the
front fac;:ade. The Image Zone is the area that has the most public visibility and makes a
statement about the building and its occupants. This Chapter strives to improve the character
and quality of design of industrial development in the City by requiring the use of varied and/or
enhanced building materials, public art, pedestrian amenities, variation in roof forms, and
screening of facilities designed as integral components. This Chapter includes 82 figures to
demonstrate the level of quality that Temecula seeks in its, industrial zones.
Chapter 6 Special Standards
This is another new Chapter that was not part of the original Design Guidelines. The Special
Standards provide guidelines for unique development projects such as Mixed-Use, Large-Scale
"Big Box" retail, Automobile Dealerships, Service Stations and Carwashes, Religious and
Institutional Facilities, Corporate Architecture, and Hotels and Motels. While the guidelines
contained in other Chapters will apply to some of the special design issues related to these
types of developments, the other Chapters do not contain guidelines specific to these topics.
This Chapter is meant to compliment and not replace the other Chapters and was added to
address the anticipated future demand for these types of uses. This Chapter includes 53
figures to provide attractive examples for reviewing unique projects.
Glossary
Another new addition to the Design Guidelines is an illustrated glossary of building,
architectural, and design terms prepared by the consultant to provide a visual description and a
text description of common terms used throughout the Design Guidelines and in the
development review process. The purpose is to ensure commonality in the use of terms
between staff and the applicant during the design review period. A total of 137 terms are
described and 60 figures have been included.
ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act, the proposed project has been
deemed to be exempt from environmental review (Section 15061 (b)(3)). This section states that
a project is exempt from CEQA if:
R:IOESIGN GUIDELlNES\2003 Design Guidelines\PC Slaff Report 05-04-05,doc
3
,.
The activity is covered by the general rule that CEOA applies only to projects, which
have the potential for causing a significant effect on the environment. Where it can
be seen with certainty that there is no possibility that the activity in question may
have a significant effect on the environment, the activity is not subject to CEOA.
CONCLUSION/RECOMMENDATION
Staff has reviewed and commented on the proposed project and has determined that the project
is consistent with the General Plan and the Development Code. Staff recommends that the
Planning Commission provide feedback and recommend City Council adoption of the proposed
Design Guidelines. C
ATTACHMENTS
1. PC Resolution No. 2005-_ - Blue Page 5
2. Draft City-Wide Design Guidelines - Blue Page 8
3. Existing City-Wide Design Guidelines - Blue Page 9
R:IPESIGN GUIDELlNES\2003 Pesign GuidelineslPC Staff Report 05-04-05,doc
4
.
.
.
.
.
.
ATTACHMENT NO. 1
PC RESOLUTION NO. 2005-_
R:IOESIGN GUIDELlNES12003 Design GuidelineslPC Staff Report 05-04-05,doc
5
.
.
.
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE. CITY
COUNCIL ADOPT A NOTICE OF EXEMPTION FOR THE
DESIGN GUIDELINES AND APPROVE THE COMPREHENSIVE
UPDATE OF THE CITY.WIDEDESIGN GUIDELINES
WHEREAS, the City of Temecula adopted its first General Plan on November 9, 1993;
WHEREAS, the City of Temecula adopted the existing Design Guidelines, consistent
with polices found in the General Plan Community Design Element on February 25, 1997;
WHEREAS, the City Council decided to undertake a comprehensive update of the City-
Wide Design Guidelines in 2003;
WHEREAS, the City Council authorized a contract with RRM Design Group to prepare
the Draft City-Wide Design Guidelines in May, 2003;
WHEREAS, Planning Commission held a workshop on September 3, 2003 to consider
the recommendations of the Planning Commission and the community residents that were
present and provided a number of comments and suggestions on the proposed project;
WHEREAS, RRM Design Group submitted the completed Draft City-Wide Design
Guidelines public review draft on April 14, 2005;
WHEREAS, the project has been deerned exempt from environmental review under
CEQA per Section 1S061(b)(3);
.J
WHEREAS, the Planning Commission considered this matter on May 4, 2005 at a duly
noticed public hearing, at which time interested persons had an opportunity to, and did, testify
either in support or opposition to this matter;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND RECOMMEND THAT THE CITY COUNCIL
CERTIFY THE NOTICE OF EXEMPTION FOR THE UPDATED CITY-WIDE DESIGN
GUIDELINES AND ADOPT THE UPDATED CITY-WIDE DESIGN GUIDELINES
SUBSTANTIALLY IN THE FORMS ATTACHED HERETO.
\ PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission
this 4th day of May 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
R:IOESIGN GUIDELlNES\2003 Design GuideJineslPC Statt Report 05-04-05,doc
6
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
)
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2005-_ was duly and regularly adopted b~ the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 4 day of May, 2005, by the
following vote:
AYES:
NOES:
ABSENT: .
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske; Secretary
R:IPESIGN GUIPELlNES\2003 Design GuidelinoslPC Staff Report 05-04-Q5,doc
7
.
.
.
.
.
.
ATTACHMENT NO.2
DRAFT UPDATED CITY-WIDE DESIGN GUIDELINES
R:IDESIGN GUIDELlNES\2003 Oesign GuidelineslPC Staff Report 05-04-05,doc
8
~, i
"
""-
~
jl$<
.
~
.
.
.
it
f
c
I
City-Wide Design
Guidelines
April 14, 2005
Prepared for:
Citv of Temecula
43200 Business Park Drive
Temecula, California 92589
www.citvoftemecula.org
rrm
Prepared By:
i ngroup Iii
creating environments people enjoy""
.
Chapter 1: Introduction
Intent and Use of the Guidelines
Who Will Use These Guidelines
Development Subject to Design Review
Organization and Content
.
Chapter 2: Single-Family
Site Planninq
Lot Layout
Project Entry and Character
Grading and Drainage
landscaoinCl
Planting Areas
Irrigation and Water Conservation
BuildinCl DesiCln
Building Form
Roof Form
Garages
Windows, Doors, and Entries
Articulation
Materials and Colors
Utilitarian ASl>ects
Utilities
Walls and Fences/Screening
lighting
SF-l
SF-!
SF-2
SF-4
SF-6
SF-B
SF-8
SF-12
SF-14
SF-14
SF-16
SF-18
SF-20
SF-22
SF-24
SF-2'
SF-26
SF-28
SF-30
.
Chapter 3: Multi-Family
Site PlanninCl
Lot Layout
Project Entry and Character
Grading and Drainage
Access and Circulation
Parki ng Areas
landscaoina
Planting Areas
Irrigation and Water Conservation
Buildinll DesiCln
Building Form
Roof Forms
Windows, Doors, and Entries
Articulation
Materials and Colors
MF-l
MF-2
MF-2
MF-4
MF-6
MF-8
MF-10
MF-12
MF-12
MF-16
MF-1B
MF-18
MF-20
MF-22
MF-24
MF-26
i-I
i-1
i-3
i-3
;-4
.
.
.
Utilitarian ASDects
Garages and Ancillary Structures
Utilities
Walls and Fences/Screening
Trash Enclosures
lighting
MF-28
MF-28
MF-30
MF-32
MF-34
MF-36
Chapter 4: Commercial
Site Planninn
lot layout
Project Entry and Character
Grading and Drainage
Plaza Spaces
Access and Circulation
loading and Service Areas
Parking Areas
Landscaping
Planting Areas
Irrigation and Water Conservation
Building Design
Design Theme
Building Form
Aoof Forms
Parapet Roofs
Windows, Doors, and Entries
Storefront Design
Arti culati on
Materials and Colors
Utilitarian ASDects
Parking Structures
Utilities
Walls and Fences/Screening
Trash Enclosures
lighting
C-l
(-2
C-2
C-6
C-8
C-l0
C-12
C-16
C-18
(-22
C-22
C-26
(-28
C-28
C-30
C-32
C-34
C-36
C-38
C-40
C-4
(-44
C-44
C-46
C-48
C-50
C-52
Chapter 5: Industrial
Site Planninn
lot Layout
"Image Zone"
Project Entry and Character
EmployeeNisitor Seating Areas
Access and Circulation
loading Areas
Parking Areas
1-1
1-2
1-2
1-4
1-6
1-8
1-10
1-12
1-14
.
.
.
landscaping
Planting Areas
Building Design
Building Form
Roof Forms
Windows and Entries
Materials and C~lors
Utilitarian ASlOects
Utilities
Walls and Fences/Screening
Trash Enclosures
lighting
Chapter 6: Special Standards
Mixed-Use Proiects and Structures
Site Planning
Building Design
large Scale (UBi., Box'1 Retail
Site Planning
Building Design
Vehicle DealershilOs and Automotive RelOair SholOs
Site Planning
Building Design
Service Stations and Car Washes
Site Planning
Building Design
Religious and Educational Facilities
Site Planning
Building Design
CorlOorate Architecture and Drive- Through Facilities
Site Planning
Building Design
Hotels and Moteis
Site Planning
Building Design
1-18
1-18
1-20
1-20
1-22
1-24
1-26
1-28
1-28
1-30
1-32
1-34
5S-1
S5-2
SS-2
SS-4
S5-6
SS-6
SS-lO
5S-14
S5-14
55-18
SS-20
55-20
55-22
55-24
55-24
55-26
55-28
S5-28
5S-30
5S-32
55-32
55-33
Glossary
G-1
.
.
.
Intent and Use of the Guidelines
The goal of this document is to provide clear and useful
recommendations for the design, construction, review, and approval
of commercial. industrial, and residential development in Temecula,
The guidelines are intended as a reference point for a common
understanding of the minimum quolitative design expectotions in
Temecula, The guidelines are offered as one way of achieving
ottractive and functional projects that compare favorably with
established community standards,
Designers and developers are urged to become familiar with these
guidelines and to apply the guidelines to the design of projects
from the very beginning to assure that the design, review, and
permitting processes are as efficient as possible. Designers and
developers are also urged to recognize that these guidelines are a
minimum starting point for quality development, No claim can be
made that these guidelines encompass every possible technique
for achieving a high level of design quality, The designer is
encouraged to use his or her own creativity and experience to
improve upon the means for realizing this highest ievel of quality
design, The architect is advised that not following the guidelines
may necessitate an extended review period.
The Design Guidelines may be interpreted with some flexibility in
the application to specific projects, as not all design criteria may
be workable/appropriate for each project, In some circumstances,
one guideline may be relaxed in order to accomplish another, more
important, guideline, The overall objective is to ensure that the
intent and spirit of the Design Guidelines are followed and to
attain the best possible design within reason,
"
f
.
Meaning of 'should', 'shall', 'will',
'encouraged', and 'discouraged'
Guidelines which employ the word 'should' are intended to be
applied as stated, However, an alternative measure may be
considered if it meets or exceeds the intent of the guideline,
Guidelines using the words 'shall' or 'will' are mandatory and
must be Included in the project's design,
Guidelines using the words 'encouraged' or 'dlscouraged' are
desirable but not mandatory,
Use of illustrations and photos
The images used to illustrate the guidelines should be
reviewed in reference to the specific guideline with which the
Image is associated and not with all of the guidelines within
the document, For example, an image used to illustrate an
encouraged style of roof treatment may also contain a site
condition that is not encouraged, The intent is for the reader
to focus on the portions of each photo highlighted with the
caption, callouts, and associated text, In addition, though an
image may only illustrate a portion of the guideline with which
it is associated, the intent of the entire guideline should be
met. The illustrations and photos depict examples or options for
implementation of a recommended policy,
.
.
.
Who Will Use These Guidelines
Propertv Owners
The guidelines will provide property owners ond project architects
with a clear understanding of the design elements that are desired
for development projects in the City of Temecula. This document
will work in conjunction with the General Plan and Temecula
Development Code and wili provide a clear set of expectations and
responsibilities for property owners and architects,
Design Professionals and Developers
.
The guidelines will provide a clear and graphic direction for
renovation and new construction, The guidelines wi Ii serve as
an information tool that can provide a link between the property
owner and the designer or developer and will clarify the aspects of
quality design,
Citv Staff
City staff will use the guidelines in assisting applicants and their
representatives with project processing. The guidelines will serve
as the basis for evaluating praposals for quality of design,
Review Bodies
The guidelines will provide the City of Temecula Planning
Commission, City Council. and other reviewing bodies with a basis
for evaluating an application's quality of design,
Development Subject to Design Review
.
The Development Plan Pracess provides a mechanism by which
all new construction or remodeling of residential, commercial, or
industriol development can be reviewed for consistency with the
General Plan. Development Code, and these City-wide Design
Guidelines, Please refer to the Temecula Development Code for
details about the Development Plan process,
~ityof'jf,~m~c,;,l~ ."
',GtyAlJideGuidelines ,
,;';
'.'"
""-
.
Organization CIInd Content
The Temecula Design Guidelines identify salient elements of
a comprehensive design policy, providing a framework within
which each individual project must operate, Adherence to these
guidelines will ensure the City develops in a sensitive, orderly,
and cohesive manner.
The Design Guidelines are organized into six chapters, based
largely on major land use categories, Following is a brief
summary of each chapter.
Chapter 1 - Introduction
Explains the goals of the Design Guidelines and gives a summary
of the way the document is intended to be used,
Chapter 2 - Single-Family Residential
.
Addresses elements of design in relation to single-family
residential development, Design elements include: Site
Planning, Landscaping, Building Massing and Form, Building
Features, Utilitarian Aspects of the Project.
Chapter 3 - Multi-Family Residential
Addresses elements of design specific to multi-family residential
development, Design elements include: Site Planning, Parking
Lot Design, Landscaping, Building Massing and Form, Building
Features, Utilitarian Aspects of the Project,
Chapter 4 - Commercial
Establishes the basic standards for the site and architectural
components common to all or most types of commercial
development, Common elements found in well-designed
commercial projects include: Site Planning, Parking Lot Design,
Landscaping, Building Design, Building Massing and Form,
Building Features, and Utilitarian Aspects of the Project,
.
.
Chapter 5 - Industrial
Addresses elements of design in relotion to industrial development,
Design elements include: Site Planning, Parking Lot Design,
Landscaping, Building Massing and Form, Building Features,
Utilitarian Aspects of the Project,
Chapter 6 - Special Standards
Provides guidelines regarding unique design characteristics for
specialized development types, These project type specific
guidelines will emphasize the distinguishing characteristics of each
development type, When a single project includes more than one
specific development type, each different part of the project should
conform to the applicable guidelines of that type,
.
It is imperative to note that this chapter is designed to be used in
conjunction with the previous chapters of these design guidelines,
The Special Standards guidelines are simply additions to the more
general guidelines contained in the previous chapters, When
designing a project type detailed in the Special Standards section,
the reader should reference the appropriate prior chapter(s) related
to land use type, as well as the applicable Special Standards
section.
The chapter addresses Site Planning and Building Design elements
specific to the following types of uses: Mixed-Use Projects and
Structures, Large Scale ("Big Box") Retail, New/Used Vehicle
Dealerships and Automotive Repair Shops, Service Stations and Car
Washes, Religious and Educational Facilities, Corporate Architecture
and Drive-Through Facilities, and Hotels and Motels,
Appendix - Glossary
The glossary provides definitions and illustrations for terms used
frequently within the document,
.
.
This page intentionally left blank,
.
.
.
.
.
Single-family developments are made up of detached units that
are usually surrounded by a yard, This chapter provides general
guidelines for the design of single-family homes, This chapter
provides general guidelines for the design of tract developments
in 011 areas of the City, with the exception of Specific Plan areas
where site-specific guidelines and standards take precedent,
The City encourages new development to use designs and an
urban form that recall the area's history and small town character,
Desirable features include houses on lots oriented toward the
street; relatively narrow streets: landscaped parkways between
curbs and sidewalks; large canopy trees; and the use of alleys,
detached or recessed garoges located ot the rear of the lot,
The following topics are addressed,
. Site Planning,
. Landscaping,
. Building Design, and
. Utilitarion Aspects,
; ,.
" :.. ~. ... _._,n
:....:~i~y::...o,,j..!~.nnl~cu.IQ: ..
~ity-Wigl:1o.d'i9n<3uideline~ '
,:"",,/::.:
. Guideline~:
'.>.
,---'.' "..
" -;.i? ,~.:,",
;;,,:-x
a,~ To';;Ir;I';;i~e the d6mir;anci. :,.
. .', ~!c~~~~;~1~;rp~~c:ry:e~t;e~i
( .. ',shall~ar\/ At least, 20 perc~0t '.'
, 'o(resiCJence~snallhave)lde "
,'Ioading, detached, or rear ,',~
.> >:'-"-"':'::::- ':'. ,;,.."::,,-,,:,:,,,,,,,,"':";-~' .">:",.....'.,.
',' garage layouts, (Figures SF-].
: 'i' :51'-2)': .: ' ,.
-,".'-")
".' "
.'."<':;-'::.',<; ';---,' ,-._,
'b: Anopporturilty to provide ailey
access should be explored on
16ts ur;der 1 O,OOO!;c-1~are feet:
~This isi~tendedt6 provide
maxiri>um landscaping at the
stree;t edge as well as fr00t
fa(Qd~s' dominated by porches "
and entries instead of garage
, doors'., (Figures SFA, SF-S) ..
7... __,: , ,. ',',
c. ,D~velclpment shall incorporClte
existing natura" features ,into ....
tryeovirc;lII site designincJudl09 .
rock outcroppings, majOr
'iC\ndf(,rmbldgell~es, s,ignificClnt ,.'
trees and vegetation. streams; ,.
" anddrair;ageqr~6i,": "', .
'" '-.- "'''' "'-":."'.-
d, 'Climatle-factori'such as", ;'';':,
'-/;:'<.>"''0:'':-:'''_''':':. ':__-'-:~,',_ ':':,,';'." 'r.'''; /
: prevailing winds, shade trees,
: -".',r '~'-'~ :'t," :':,,:'-<: -,'. "c""" ,:-:,,1,. "~'<::;i,-~-!' ';,;
wirii:JOwanddoor'Orieritatlon; :
';::'<_''''(:''':'/':'' ,c, : ,:_",.,',":'>:0-"':":, :'(
ond the positioning of;, .::) ,
, . b~!ld!r;gs ori the sit!" 'shcWb~' :.
.,.'cOOrdinated to maximize energy',c
' , : ,'" : ':.,::' :.;:' ,:-', .. _ _ ,:,., Y".J-' -'" _, ':~ . "
:' conservation, (Fig0re SF-3) .' ..:':
. ..., "~_:,,. '.' .:".",", c,.." ,_ _: .. . -, " . ,- " ....,_.,
'i.; ';:
'.
" ,""
:~j:;;.
i.--I' _
'.:F;i,-iS" ;~,'
~,,,.
.;>'j.;:;
^,', ,(',
"j ,:..:- ':,:':,,,,
'+J'-;~"E;'-i;;:
':>:S::;:f
.
Lot Layout
Intent:
Building placement and orientation should be carefully designed to
enhance its visual impact on the streetscape, minimize the visibility
of garage doors, retain natural site features, and conserve energy,
Development layouts shall be designed to limit repetition and
a "regimented" tract appearance, Setbacks must conform to the
standards of the applicable zoning code, but the following guidelines
shall be adhered to when feasible,
~..--L ~.,-.l
rJTTT
I I I
r 1 I
~G
Gorage
placement
should vary
throughout
the project
.
Figure SF-l
Encouraged Discouraged
I
!
Street
access with
side loading
garage
Street
access with
garage in
rear
Garage
dominating
lot and
street scene
Alley
access w j th
garage in
rear
Figure SF-2
^j;.
Landscaping
and building
orientation
should be
coordinated to
maximize energy
conservation
, ,~~ ~. .
Figure SF-3
.
.
Figure SF-4
Alley access
allows for
enhanced
building
frontages and
streetscopes
Figure SF-S
Figure SF-6
Pedestrian
and bicycle
linkoges
should be
provi ded at
cul-de-sacs
.
r--T
]
I
--:r
Establishing a consistent
setback is not allowed
Provide varying setbacks for a
minimum of one lot in three
~'V>'
(
,
f
Individual outdoor areas
should be staggered and
placed to provide the
maximum amount of privacy
'"
~
"
Figure SF-8
Window placement
shouid be staggered
.
Provide varying
lot sizes for a
minimum of one
lot in Five
e. (ul:de'sacsshouid provide
pedestrian and bicycleoccess to
odjacen't neighborhoods, open
-,space. and lane! uses where
con~~ctions are available.
':~fi~U!~~Sf-~f_
;"';"
f, ' flinrni;';urn6fri~~rythiid ~~Jse
.shauldbe.set back .a minimum
of.5 cii:lditional Jeetfrom the,
required front yard setback to'
crea~ea variety.of front yard' .
s~tbQ~ks (Figure SF-7) .
g, Dev~16Prnents shall be
designed to give individuals
maximum privacy ,wIthin and.
outside homes,lnaddition.tc5
the required 5-footvariation
infront:setbqck, site layout
techniques foi privocy include,
alter,,(;ting the placement of
.": ,_{,..} oW"'_', . c.,: :', -. .
winpows,.(ear yard .outdoor
patio ;cre'as," and:'ehtrbnces.
....... _...- ,,-' "....-"',,
(Figure SF,B)
h, A min,irnurn.of every fifth house)
~houldemploy a minimum 5- .....
[",ot variation in lot width:side.
.s?tb'ac~,o,building height, .
(Ffgur??F-9) ,.
'.,S
.:ity ofT.m.,cul~'
...gI5Y-UJid~'p-e;Ti,B;2ui:~JJi'3~s...
SitePl,,~nin9 ..'
c-;-.;
-to,:'
_, _ _ r _ ".' . __ -.c
Guidelih~s':-.:'. . ,H
<:;..'
i-~'," '-" <.";
',-,<::: ',','" ,,~,_:----,.. "- J'"
.a, .Rt~mbinatianofthe f6I1owing"
. 'a~s;;ntf~otur.~~~haill>~;' /,\ .
. '. incorporated into the'prClject
..... ,entrl('. ,;ublic9rt. wrofT1entai;
. .1\,ndscapI69;landscap~d
'.. medi6ns, water features,
archi t;;cturdlfTlanGm;niS,.,
. decordtiveuJalls,'and/"r. si gns,'.
. '(Fi90r.esS~:lp,SF-i2"SF-13,SF'
11) . .' . '. . .
"l
b':
.
Project Entry and Character
Intent:
Site amenities, entries, and features should be coordinated to
complement one another and to create a unified project appearance,
.
Figure SF-l 0
A distinctive wrought iron gate and natural
materials create a unique entry feature
Decorative walls and natural materials
establish a character for the project
.
.
.
Figure SF-12
Special planters and monument sign
create an easily identifiable entrv
Water feature at entry provides
a focal paint/icon for the project
.
<~: <.
":-,,;,'-,,--,,<:':'- ':,
Colored,texturecJ, ancJ,
. permeable paving treatment. at
'.. e~try.CJriv~s isencourciged to .
. accentuate these areas, (Figure
.... SF.13).',.,.
. : d . NOjettico';s,the~ati cpilc~ters,
special pavingtrectment,
.'water'fountains; and specialty
. ...Iands~api{)g should beLJs,.d to
, unify ci project: (Figures SF-l 0,
SF-12, SF-B, Sf-ll) ..,.
City~f _' elfDe~Un,ca ~
~--.<<,,:,- '::',: ":,> "-" ':'>;.;"'''' '-'-: --',co:':; ~
. -CitY-UJid~Cl~sign.GLJidelines
--_\':-_::'-:-::-.<'-~V< :,-:_'~"--":'--:<,-.<_-:;"-, "" - ,';',
Site Plc~'ning "
,',." __C.__",
,- '.. .'
" GUidelihes:
':;,',;:
0.', Gr6ding ~hall ~~~rdinat~, with .
diain~ge';;:;ethodsof adjace~t
,,,,....,, -,"-".-,'''''-.-''.'- "-',,' ,,,...',":":.,,-:':' ,-,
pr6pe~t~~~;;., .',: .~,. .
"->,:- '_-<_'>_:';_;::'Y'::>'::-:~C~;:~ _:': <<"'::<:';;' __^: :.:
b.' GraCling'shall minimize:. ? "" '::
,;' : :diff~ientiqti';niiip'ad heigh~s;'; ;
, " 'between the'subject property,',' , ;
. '",';', ->. ".:i.. '<C;-:::,-':'c<,::>-.;<:,r;'"';",:-/,,,';;/:,', '_,J
and adjacentwoperties'.Jo.
~ ",{::)~; ,.,.,
r
." c..... devel()~rh'ent.,()~hil.iside.lots.: ,.
. '. ,.'should acc6rTlmodate.o rf1ojohty.
.:., o.ftne.9iCldJ.differentia!by;......:., .
,stepping tre~uiICli~g tV'::..,,'
. '~eflecttne slope6fthenatural "
'tapo.grpph0',(Figu;';sSf;14,SF' '
15) " , .
.
Grading and Drainage
Intent:
Site grading should address existing drainage patterns and
landforms while providing subtle transitions of architectural elements
to. grade,
':
1'>,1;'
;::, ""--
'< .
Figure SF-14
.
Q' /.0>
".", '''::---"
/.;;::-.:;:;;;:/ ...<::::::::::::-:.. '"
r l"
_J
c<..;::>:.-"......::::::::::....>,-~
'~j'l .
w ______
Stepped buildings
are preferred
on a hillside as
opposed to large
cuts or fills
Encourage~
" n
. J /_=--
i ../ ,>,. - -------:::-.::.::::-...
/ / --=-"
~~/ ~~---
C~~ -~
,
,.
w
Discouraged
Figure SF-15
.
.
"",." .
Existing L
topography
~I
~
~.~-
/ Smooth
Proposed transItIOn
topogrophy
d,. All cuts9nd fills shall beat.
cl2'1'slope or. less unl~ss' . . .
.stobiliz~d byoretaining wall
o(cnb.waIIos approved by the
Ci\y;E09iD~~r..Retaini~gwalls .
. .,Lffeethigh'or'more(meosured
..... .f;()in;~xisti'lg;iihishgr~de).shall'
'be of;concreteor mas()nry>
. , .
"',"'-, .'-,',
-.,., '-,' .
.~... ~XC~SSiV~.cut and fill should be · .
. '. . avoid~d by following natural
. . contours' when possible,
. .. (Fi9U~~sSF-16, SF-D) .
Figure SF-16
Encouroged - Exomple of groding
contoured to complement the
natural grade
. C ..' ". ..
-.,...- .
f, Slopes shall be roundidand .
cb~touredtobl~ndu5ith 'the
raxistiJ1g~er'rqin and, t~_'minimize
g;~de~ifferentiolswith. .. ....
. ClcJjacenfstreets9rid properties, .
(FigLJ;e~ SF, 16, SF-l 7)
.
Existing
topography
Q-
-~:: ~
~-~
'"
Proposed
topogrophy
.
Figure SF-17
Discouroged - Example of groding
done without consideration to the
natural grade
,~ity..,...~f'..'r~.~,~.c.'I,.I'~
,Ci tY-lfJich~.De~i9H:g;(Jjde!if)~S'
'0 '_".'.'-
Landscap,iftg,;.'
L...:ic
" "
GOidelines:
,j"
-::':\',;;;:
": .:' '-', ",)~:, ,~-: .:~; ':'; ::' -''<'",,':'':
a, A combi;;atio~ of, t;~ci~;. shrubs',' ,
',~. ~'"'' - .::'.:'; ",,", :>\,_,' - ,. -< T......".;...,;". ':,,:'c' .' "
,and 'grounq cov~r; shall be.', . .
;,_....".......1.-,.".,. '-:';,",. __ ';' '.:_":.,."i''---:.,,.;_>'.Y.:'V"l :"
.' incorporated jnto,landsccip,ng ,
pl~ns: :( Fi9~~es s.~,f8,sJ:-gl,. .
'SF,22j Minimum sizes are!a?
.. .. fOIlYift;,6;incn,~~~~25;':"~,
. . t,e'"s: 24:inchbox:.30i; v
,...,":;.':.;<:-:..:.....:-....__....._,.-. ,,,c--,,:
pe'r~~n_~/,',: _:.~: _;~ :~::;:__ '- _ _ _, ',::_
. : trees! ,15-gallon;.50 percent,
. ~hn:;bs:5:g6I1o;;;IQO;.'
pci'rcci'nt: and' " . .
. . g;9'1ndc6'vcir~ i 00 pe;~ci';t
,::.::; ~~yerCl9~, ~ i th i n'~9n'~:ye?.r.
. -' . ... - -- ,c-.".. - . ", ,'" '..J'" i ',.., .....- ~., ;"'..
ForciveiYSOOsquare feet (If
lcindscaprng, at least on~:.tree.
sh~'!I~ePr8viged, For e'v~ry 50 . .
. squ.arefeetofla0dscapearea,
one.sh,ul:For'vi~e ~lJould b;' .
. . ;'picivkJ~~'.
'Y.':'>!
,(,",
"';r.e'
>.'. '
}-,;., ,
-:.:",:;",,']->
"
.,", ,,"-
"'-:,c,/i'
,:-.<
r,",.,
"""i;i
i"
:',
'i"
<;';.'
. '
',' ::~/,;'
"c.' ,
,
'.,-
.1 ., "v,;,>,.,
,;,j, '^;' ' ,.
.~ '-:
", ---- ~ ,c.',""
'j':i,-
,-,'"
.. .~-
f~.~
'. ~f: ;" ,:~::\,';,;t:: .."C.
,.""7,,:
,,'Jr-;
'._'.C;.:",,'O:,..
,','r" "F-)}'
.
Planting Areas
Intent:
Landscaping should be used to define areaS such as entrances to
buildings and projects, provide a buffer to incompatible land uses,
and provide screening when necessary.
.
Figure SF-18
A landscaped parkway should
be planted at the street edge
A combination of trees and
shrubs should be incorporated
into the landscaping plans
Figure SF-19
A lack of trees and
shrubs creates an
undesirable streetscape
.
.'
.
larger. mature
trees create
a more
established
streetscape
Figure SF-20
Trees should be planted in the
middle of landscaped areas to
minimize root problems
.
,?pedment(eeS shall be
strate9k6lhiplant~d t~ assist"
newdevelopment,in',I6oking
"~st9blish,ecd"asquickly as" "
possiblec(Figures SF-20, SF-23)
H".:':tiJ:',,:,;
d Plbi'lt'if1bterfClls~hall be placed'
, , , to not intecrfere'0ith the, "
lighting of the Pfe'mises or "
~ resttjct:'_?:~~~s;s:_'tb.'~'~er9_~p(_y_ ,'.,. '
"opparatus.such fin;' hydrants or '
.' "fire\1;i9rlTi'\~oxe~>T~eeS:i~~:iarge'
stJiub~'~~()1I notbeplonte?
'uilclei,bverhe6d lines or over ,
~ndergr~un~infrastructure if., '
gr6liJth'iTib<,linterfere with such
pubfi cutil i ties,""~:; ~"
c_ ,"'_' "," _". "
,-- -- -- "',-- '. ..
" " . "..., ' ,-
, ",.._,' .. ",. ...'"
,[",Trees shoulclbe k~pt tdinmed,
UJh~n':s~lecting treespedesf ,','
"consider"the n~ed to keep tr,ees, '
trimmed "86y,, thec, ground , leve( ,
'tooccommodbte pedestrian and'
vehiculClr3raffic .,
J";;.';,"
.f T reesQ,,8 sl1rubs sj,,,0Idbe
selectedondplontecJlo' ,
"Tlinirnizeroohpro9lems, (fig\,res ,
" ,SF,21: SF;23) ", "
3,
:-'<:'<.;" ':,
'-,;'-"'i;;-,-'"
",'
..;~ ;
;"'j
>; "",,1",,< ~':.'..,,': ',~
'.:'!,;
(ity lOr, 'em~cuIG,
.,'CiN~Wid~ Design, Guic!elines'
i.~' ~';l
.' (~~d~~~pi..g
"'-, "
. ,,;;;......-.'
<I'>
" 9" To ttie'extent po~sible;; ,',
,landsSapingalong streef '
"frontClgesshouldco6idinate': '
,. ~ .. -' - ...> ",' _n,: :' _ ,. - >",.
,uJithadjacentpropeities to; '"
pr;,viCJ~,,9wnsi.stent vis~9L' , ,
'coriidor.(FigureSF-22): ,,'.
, - .," ('--
.0........ ,n ._,..
-.; ---~-,-'<;::~_!_-_. '., ;j~::" . . ,,;,;,;::;~ ,.
Atleast35 pef~~ht ~f th~,>
, t;~es pr;,vided shall be~of;an,'
,:;: ~y~:~g:r~~n_-'sp~~_i,~:s:;:_:';+:~i{>~(~;;:_~{ :,
oN _~>> _~_, _ ;C',;-" ".-.;,"" . ,'_ _ v
" i, AlTlihilTl'c;m 5-foot w.ideplante:d
parkllJ;'Y should be prOVidF "
. \,'n,.arteriaLcorridors oet~een
, the street ands;'dellJalk.','\,,,
',' .Part;uJay~ shduld ,bepI6n6~CJ ,,',
...:......,....,c.,c.,...-.;.",..,...- -', :,_"." ,_""
'lIJi\hsh?de,t,-:es to provirJe
'a"more'pleQsant pedestrian
'_':""_ ~rIY!_~06'rr'~,0t-~h~':contrjb,ut~' to,"
,'.:streetscape continuity (Fi9ure~
, · SF.-,18,SF-21'; SF-20, SF-23)
.
Planting Areas continued
~:(i
Figure SF-22
Landscaping should be coordinated
with the neighboring site to create
Q uniformity along the street
.
.
.
.
Figure SF-23
A landscaped parkway
should be planted at the
street edge
.
),,'^,' :>1,<-
j. .Tri3esand shrubs should be
:'> ',''',,-.<'' ",","'\" ... ".,' ,- ,'" ,--.., .,. :
'Iocatedo(jd spaced to ,,,llow for
> mo\ur~andlong-term9rowth.
j T'~es 9ncjlarge shrubs should
bEiplacJ,ocis follows::;' .
... ";"_"",,_,, "'!"',-:\"';'h., <;.... ,-,_" ,"-"". .""..- .-," .. ,_
o 9 rnlnifTlym of 5Je~t<
'~citUje~(j;c~"t"ioftrees '. .
'. 6rlcifge ,shru~sand edge
.of drivewaY,,:",,termeter
',or g:i:lS!"meter-and .sewer- ..
.1C1t~iol~! ...... .'
. " . 0 .o;",i(ji:':;umofWfe,et
'.oettDeciriceAter of trees
"b;j6rQ",!hrub~ ond "dge
, ofdrlvEiw6y; water meter
o'gC1sm\"ter and sewer
laterals. . , '
. oominlmumof,l 0 f~et
. betw""n center. of tre"s.ond
Ia'rgeshrubs to, ytility' poles..
'and>,'
o.
Irrigation and Water Conservation
Intent:
Native and low water plants in conjunction with an efficient water
system, such as drip irrigation, should be incorporated in the
landscaping design. Refer to the City of Temecula's Xeriscape
Ordinance for gUidelines on irrigation as well as a suggested plant
palette,
. .. .-
r c "\
B .
.
. l
I
:
D J
) l: A
" 1\' - -.
. B
...... -
E - A
.~-~
B
I 1'1 I I I ! I \ \ I \ I I . \ 1
- ,
A, Accent plants - higher maintenance, more water; keep these zones to
a minimum
B, Drought tolerant! native plants - low water use plants for exposed, full
sun areas
C. Heavy shade plants - very low water requirements
D, Partial shade plants - moderate water usage, morning sun only
E Turf. high water and maintenance requirements
./
Figure SF-24
Example of a site plan with
multiple landscaping zones
.
.
.
.
Figure SF-25
.
Examples of
native plant
groupings that
require low
levels of water
Figure SF-26
.
, ..
, C,"'",,' .
e, . UJ.atet mnserv.atic>n t"chniques
sh.all be i~cmpomted iritdoli .
l.an~scopepl.ans, Ex.ample~
oftres"tect1niq~es inciude ..
. .a"ut.amq~iccontr6iI6r, drip
)rrig.at!br\,.,orri)o"tche,cJ' '...
. p[edpit.ation rotespiinkler
t1e.ads,.. '
f, .irrigoti6ri ~ystems shouldbe
., ... designed to apply w.ater slowh,(
. to' <.11i6W/d16nts t6'b~~~ep. .
w<.1ter6c:J.andred~cerunoff, Drip
systems should be used in'all'.
ore.as except turfirrig.ation ond>..
,mali ,?r~omentalplontin9'.. ...
" (it~,Of,T~",~c~la,
" City-Wide, Q~Si90<3~ideline;5
'~:";:",:'" .- i;;:-.~':;::,' :::,:~,.:.-., "~""+.>"',<<
" Building D~slgn, "
'''1. "
'!::~:,<,;;:;~!v""V::>- " . _ ~:,.: ,>,
. - ::~.>~ ' ::~";_::',: _:'!~::-'
Guideli,n~s:""" ':,~, ,,'
,.:' ," ';"~:~;'j'i~;;;<(:)l;i~,;}i~::' '-,"',",'~~;,i, ::j; '::",1'; -:;: ',',
, 0' Where'feosible;massin9 will,'
accent~ilte' entrl,/and minimize
";g6rag~p~omi;;~n'c;;' (Fi9ure~ SF-
;, 27;,SF-29, SF-3D); ,
",:,~,,;,':;::':'j-'-'-:\-: ",<'. :L.,-
."....,... '"
. "-,,..?,.,'.
b'
:F
,,:r_i;:-
"'.:',."
Th'er~ shali'be a change in wall'
pfa~es on 011 sides 6f ,the house
visiole from,f' publi c street. (SF-
2?h "
,-,- -.~^."
~."',
':c:~ In trC;ct deiie'lopmentS, a mix '
':' -" " ':. ..: -~-': _:'-:' ':
o'f single-story and two-story ,
,.::,.... .. ~;. ,'-" .. ".., " " -' .." - ' - ".." , "" - ,,"
ho;nes should be provided to
'(',._._"',_,-"i, "',,',.' _ ",_,,'_,.""""_"::
-(rea_te':va~i?~_ion, _in:~a~_~_ ah'~,';::
,buiidingheightalo'ngstreets:' '
All two-story homes shall" ',',
, :'- ",_':,',:' :', 'x~,:'; ,,'" _ _,,;
, have single:story elements "n
, prominent elevations and/or on',
, e'levations,visible from a public,
:, 'ight-af:way6, publi, view,. (S('
29) ~', "" ' "
.. .' j"
~,,<
d, A~~~~~ond st6r~ shouldn6t:'; ,
, ex~ee'd'80 pe'r~ent of the first'
, , fl66r squ~re 'f6otag,';:' (Figur~SF:'
30,>:" ;. ;':P, " , " ':!/
" ',;:
,,"
.','
j"'"
'-",i 5'_:f::'
,
,'" ,,''',,''
':, .. :;>(:1)r
";:-:,~'> --"ie"
,,'
.:;-',,;
\>/,~
:--:;":;;'i
'..,' ~ .' ,
-,<',-,
:<.:.' ;~::;
, ",\,.-'"
i'
>0"
:\)':. ~:,:"
'~;;,~:!.'Y:;:,:!L;~ q,'~'
-",,',";,,',
...'; : ',-~!. ,':," ,\'CO" ~o .'
,,-,- ",-..-' ",.' ',---
.. }):;f;~;:;{~;t:~:t:~';tl:i~~:
,'"d,. >';
,;;l/Jt:.:'>4Fi i,;'
", -- """,.,
.
Building Form
Intent:
The scale and massing of additions and new homes should be
compatible with the generai scale and shapes of neighboring homes,
Building massing shall include variation in wall planes (projections
and recesses) and wall height (vertical relief) as well as roof forms
and heights (silhouettes) to reduce the perceived scale of the
building,
.
Second stories should be
recessed from the front facade
and should not exceed 80% of
the first floor square footage
Changes in UJall planes and a
consistent level of articulation
should be incorporated into every
elevation of the home visible from
public view
Single-
family lot
2nd floor
BUilding,./" 1st floor
Footprint ,
2nd floor square
footage is less than
80% of 1 st floor
square footage
.
Figure SF-28
.
, ,- ....
, ,
.. ' ..
e, Th~secondstory of a hou~i"
should be designed in such
a way as to reduce the
, appe"r:;>nce oftheoverall scale, ,
oFthe,byikJingi (FiguresSF;i
27:,SF;g8,~F-3Q)Reduction ,in
scale (anbe"c~omplished in a
, , , nLlrnbe!qfways, includirig: ;,,:
. '~e~,bo(kth",s",condstory
, fn)fTl' the fr~ntand sid~s
of the first story, unless ,',
'.,o,~ti"pp~~s~c6"d ~t6r~',"'",
set?ackisncitin charact",r
liJi,th the p;opos~dauthentiC'
architectur,,1 style of the' ,
"b~i1ding Variatio~ inupp~r
'. story' setbacks should " ,
........:--,.:".,..;.,......".';'..-...... ;".'
, 'be,(..>r,,~id,~cJalon9thrt:
, str~etSCopeto prevent,"
'fbrcedrepeti ti oil created "
by regular or (onsistent
, setbacks, " ,"
. pr~Videsignifica~tly larger'
" ,front and/or side setbacks
.. ...." -~.. ..
, f6rthe entifestructu'fe:'
. ..~lo'.reatleast60 ta70 ,'"i'
per~e.ntofthe seconcJ~tory
,fI6c,rC1r~aoverth" back holf
, ", o.fthe, firststorl,L "
Garoges shall not be the
most prominent feature of
the front elevation
Multiple roof forms, changing roof
planes on an individual house. as
UJell as mixing single story homes
with two-stan,) homes, creates
pleasant variety along the street
.
Placing the second
story over only
a portion of the
first story building
reduces its overall
massing and scale
.
"'"
Figure SF-3D
,..-.-,..,
<."...." "~> "
,
>:i'~
r' ~
'<'.'-:
. 'j,.<,,^::_o;:,,;/,,-;,
',>'f', ,'"
J-
~,:7;^'(S,~;' -;"',;;':", ,'"
. " n'" - 'j " :j"i~';-:: -! '.'>
,', -;;,0.';'');';''
:';S1;,~
",'c')
~,.4:';-"' ,
".,-" .
;f.c~{;{>
-,'\",il;
.
Roof Form
Intent:
Multiple rooflines and designs should be incorporated into tract
developments,
'I
",.// ',:;..
~ 'y
~~.:;;;.'~'(
i." m.' j. - ...
-~
Figure SF-31
Multiple roof forms create a unique
look to each house and diversify the
appearance of this tract development
.
Figure SF-32
Multiple roofiines
are encouraged
.
.
h~, :~
.
. d, . M8It;:f~rnlro~fs,~abled, and
shed,(oof,combinal:ions are
encOuraged to create varying
ro~fJ,orn.,sand breakup ,the
, 'm,!~sil1gof the,bUildii1g,
(Fig"[e,s'?F:3~,SF:34) .',
" <" ",' '''''','~.'~ 'on, _ ,.C' ,,_ ,'~"'"
'~!:L:'>"
,,- < ~'^--',-.
e, Ro<'>f9v';rhbrlg'ssh6Uid be
'opp;op;iatelyto,the' d';s ired"
arch i tecturalsbile;(F i g0re SF-'
'35\ ....... , ""
",,"-;'
Multiple roof forms break
up the massing of the
building
. -- ','"., - " ~ - , , ,. .-. ."
. fi8bfove;hangs shouldb~sized '
,.,,:':',-' "':;'-"""","",:' ",- ," :--',', "
. qpP~9f."iptely to the.desired
archii:8ct~rcil style,. (Figure
35). .' .
.
Exposed rafter tails and deep
overhangs help to define the
Spanish architectural style of
this building
Figure SF-34
Figure SF-35
.
Garages
Intent:
Garages should be integrated into the overall design of the project
and should not dominate the street scene, (Figures SF-42, SF-43)
The elevation facing the street
is enhanced by rotating the
garage and adding windows and
articulation to the garage wall
The wall af the garage shall be
recessed from the from facade
.
Figure SF-37
Street
Fi gure SF- 38
Garage doors
shall be set back
from the Face of
the main house.
Figure SF-39
.
"
.
Three car garages should be
divided to reduce the visual
impact on the street
.
/1',-
I~ _/'~/~
~ ''-'' ////Ci! ,
IT) --< / '''-, ,
t/! /Z" / .' ll''''',/ /;'-1'-,
~~\! ,I.., j j'-..il.,,' <
!~~~~,"" 1, 1,/ f,,~,wn ~'~ /J>
'I "''(! R, , _.,;Ii (] , '---l[/
;::::/ ~~ ~I V: /~ ~/
~ ~ki ~'/;:;?/
~f{'~~/Y
0~~/ ;~
~~~ //
"~,~
Figure SF-42
Placing detached
garages In the back of
the site creates a more
desirable street scene
Garage doors
should be recessed
from the wall plane
Figure SF-43
.
The balcony minimizes
the visual impact of the
garage
Figure SF-44
""'"
'd, Am~Xiinumaf tuio garage
'b?ys shail fac~ the street, AnY
garagebclIis over, two should'
" have a different orientgtion.'
, .' (FIgures5F-:3c;i.5f-~0), /
.";'1':
.. ,.- ',"' --,,',_. '...,...".....,."....
~,' Tn~,r9tici'~?fgarcigefrC>i>tagetci'
,'the width of the house should
. .::.~ _,'. ,', '.. --:', -~.:,,::. <;. -. ~- , . "0 ..' '. : '
'i., notbe'greater than 50 percent, "
'.'.',. (Fi g~re,SF:39) ;,,""
... .'., - "",,,; '-::.:.' ~ ;
___',',:Y'<;:';::/:>::":<::;,,""___:."_", c,
f, : R;}of foirri;;,' treilises, ~rid'
P"", ',;",_-,::_"'"',:___,,,,'_,_____,--:,:'.-,:',,_:"'-C',,,',:"c""
. balconies shouid be iocated:
dfrectiy above the garage, door':, :
"toheip minimize'the impact ..
of g'arage doors on the street'"
,s~ene, (Fig,ure 5F;44) .
';';",z ,\;--,,'
,-';>
" ;;~
~> "
j":::"
,,', ! ~--
: ',:';." ~
p,'
,c-,:,
"
:<City Of1'~mHIi:Cul~'
~':~<:\'::;'." ":..:.":~1'.. ':::<:;,:: ,:_,<,;; '_'-'.' '''~.>'_-;:; ,',:'..
'City~Wide Design Guidelines,
,-"',,,,_..- -';""""',"" ',,' , . <',,'- " ..',.
:' -'>;:.'- :., '.-!^~-"--;:'-'-- . "'- ,'.',:',- - q':"'--
~~"~lp9 l?e~n9~'
,- . . ~.;: ,
.',:
,
:' Guideline?:
,;:','
.- ""'._~.;-'
,..,'.."""" "
_"'://)\:::;:~'>_:':' ',:::.,x:\"::',..".-',>;:_;:"':'_'':;. _ ,.'.
a::' BUildj~9 entra";c~s sh'alilie '.
'<_:'~:'::'- ",-:. .,'-'-'-:'- "- -;.'.~ ':','- -, ','- ';-: ":. .:."" :",' <'"'::'
", ' emphasiied !,singlightlng,
. .; landscaping, Oriddri:hi~iciure, . .
'~(Figimos SF-il5,S~'46,;SF-47, SF-
:,' ': 52)': .' ::,,',.:
.,......,-
<'<-
. .,.. . :_-'~;s '{, '~. ox;
, " '.,' ",;':'.~<:' .-~:
b,,: The main ~;'trance to 6 ho~e :
", : '~h~1I b~ de~r1yjdentiiia'bl.b-:: ' .
, and shall be articulated with.
: projecting or ;~ce-S~ed f~rn\s"
\ (FiguresSF.45;.SF-46.SE-47, SF-,'
. 52) ",t. , "
'--'-." '.
,;,1 .,-;~,.
'y'- ,'"
-:"
'd<Wind6Jis shallb"" located' ,
',:.to';;"xiniii~' daylighting6ncJ. .
: redyc", the need for indoor
lighting:',
.,,..,,
. , f.cTi:'-,inhance p;ivac';:' uiindow~' .
;;." "-:. . -, . :.. ". ":", -:' - " .. - - -- - ,.! '. - ~": - .
, .; on side 'elevations should be
.' ',;> sta9~'en3d~~~never pos;ibie
......,;., so 05 'not to'ge pdsitioneeJ;
. directly opposite.of the .
windows' In' the adjacent
.... _S:~:': s:tiu~tur~':7~{~\~<
Windows, Doors, and Entries
Intent:
.
Window, doors. and entries should help to capture the desired
architectural style of the building,
,
'ei
, -r" ''', /',
b::,1 ~( I h :
Figure SF-46
Entries should be
clearly identifiable
and articulated
with a roof form
.
The projecting roof
and columns help to
define the buildings
architectural style
and emphasizes the
building entry
The shape of the
openings define the
architectural style
of the building and
the entry is easily
identifiable
.
.
.
.
Figure SF-48
Encouraged - Faux shutters are sized
to match the corresponding opening
Figure SF-49
Discouraged - Narrow shutters
do not match the opening
Figure SF-50 Divided windows enhonce the focode
and should be used where appropriate
to the architectural style af the building
Figure SF-51
Recessed windows
are encouraged
;'"..::....,.. "',-'._' ,
g.. Wind~.'Us sh~1I h';~edivided
lights ap'propriate,to the
ardlit~ctural style: of.the.
bUildiQg, (Figure SF-~O). .
u;"',-,:;_.:,_
. . h: . Where appropriate. to tl;e . ....
: \~r(l1it~.'turcil style',' wi~do'ws .
. shallne generously inset ':
. . frOm' building w?llst~ cre.ate..
shadeond shadow detaiL:.
The rriini'muin inset shail be 3,
. inches: Flush windows ore,"not
. p;'rmitted on h;"mes: (FigureSF-, '
52):, ..." .
"'C-':,
Winoolus~hduli:J beartlculcii;'d.
.. w i ths,i IIs;tri in,kickers,shutters,
..orawnin9sth6tClr"aut~ef1tiC ,'.
.. . tothi,-archit"cturqlstyl"c,f,the.'
" building'(Figur;'~SF'46,Sf:4i,:.i
'j 'SF:48, ?F"49,SF:52) , -'-'
'<-;',-"":";";:<-"-':-" ;",. "',.:,';;,,'--,,'- -- ,'.,' ,.
j,:AnYfcipx.sl1utterS shqllb". . .'. .
pr:9(?~r,~i~gb~-~~;:~~;J:~~~):~!g~F~~'ii: ':';
so as to, create the appearance" ,
ofo re;1 ;"nd functi,?n,,!1 s~utt;'L .
. (Fi ures'SF-48; SF,-49) :: .
" 9 _,' .'" . .' _.. '"
.. Y',;',' ",- '., '-,
.: d,,,,,__;,;.,;:';" -"_~_' _ ,_.u; _: ,,;,Y,'--;:";'\<,' ,_
EPFVE~eFgyStar':.lcibeled .c ........;
windows With low e-coatings- :
'... ,,, sh~1I be utilized. ,:. '
~.i . '.< .
" k.,
. ;;-i-:~
M' ' ,,~,' .>~.,.;!.
;;;-~,
"', q
::'-,
-,'
;J;, ,~
,,:,,-
""-::'.,'t
- -"';";
t~., ,
>~,::/
:><
,'".-,':;
:,'n:;'?
;-,.>'"
",-'. ,'.-
." '-';-,_","J;
~ '--. . ,,',' ,",' "',
, '-)').,.:,:':,
'j.....
,>, .
" ".~" "'
i":'
_'J
"'-"',;;:.; )"'<'
;,i,;j:::;'.,
'C",-;" ..
, -'".:'.~".;.:;;;
-:,",,>:,,;';:-
; -(!:;",--'
~
.
Articulation
Intent:
Building designers should incorporate 360-degree architecture in all
buildings and remodels within Temecula, 360-degree architecture
is the full articulation of all building facades, including variation in
massing, roof forms, and wall planes, as well as surface articulation,
Architectural elements such as overhangs, trellises, projections,
awnings, insets, material, and texture shall be used to create
shadow patterns that contribute to a building's character.
.
The highly articulated
porch area contributes to
the building's character
~" rrn'I'om
L.i....W -j!'
.,,).
Articulation helps to define
the architectural style of
the building and is the
detail that makes it visually
interesting
Figure SF-54
.
.
:;.:;:;'::' '-:,...
/
'/
-'
.
Exposed chimneys are
encouraged ta articulate
the building facade
..".-..
Figure SF-55
Porch or covered areas help
to reduce the massing of
the facade
Details such as these add visual
interest ond help to establish the
architectural character of the building
.
/",
c,."
,'~: " '
-".",",,'
":'::';'>
~(~ty, o~fem~cul" ,.'
~itY:~icJe De~igr)(7uid<;\lines ,
],:i:":Yt:'i:"::<:"~"~:-;/::>:_::" \.:::' \:,.~,:"-;:::,,~;;,.,, ':.
S.Gllldsngi)eslgn '
'; ~'
_~;';;-;3 ;' _< .
Guidelines:
,,:.;".,'
,,',
^' -" ~
,.;; ,
I,';,
;<:,Y;-;,.--',," ,,",:"", ..... . .-,:,y,:".- '::',~; :,-:.;:: .,
. Materials ~';dcolorshouldbe!
0~edto e~hance' di'ff~rintp'art~ .
~fa bCildi~g;s ici,ade,XFlgure~'
'SF-59) ~':,> ,~:' . ' ,c<
:~_...'.-' :." ><:" ,k, ',-.. ','-i 'c.,;'''',,,
'-',':' ::-.,'::' ,',', "':':"",'-,",/>"',"";:',,,:
b, 'nie0se'of ma~~figlsQ';dc()lo! .:. '.
"~hall convey" sens;; of, quality
>":-_'_- :""'-",.':"_;:_--:_:~----'f ^--:J""-'-.~_:
'architectureand'permariehce' " "
,',.-- _.'..i',-',':.... ."'...,...,.,...."__.,.,.._.._'.____"'..:._" ..'_'_
(Figure ~F-59, SF-60)'::::,:'
:,"; ;:,~:,;:: ~ :,'~-;: ,., :,-;r' --::~:: ,;: ;)~:~::,;- :l0:~i \:~;/ :, ;X:, :
c. 'Material' changes~hail,(;ccur
at inte";e~ting plan~s:' , "
, preferab'h': at inside'corners of,
: changing wciil plp";'s orwhet~ "
. architectural'elements'intersect:
, ~'uch ciia chimney: p;i~ster" "
erojecti~~;;;r fence iine, ' " "
(Figur~sSF,~7, ?f-58)
d,P;~e~t;';;f three;:';'~~;~h~mes
shailproitidea'minimur'(lof:, "
thr;'e ~di~tinctly different co'lorl
~'a.',tericiipailet~" 'c';' .
'~;':',::;\';. ':;: .'0. "',r"'''' -'. "
. 'e, ., He~~ie/~at~riai~ should be: ~. . "
, us;';; fc;U;er on.th~ buildi~g '"
. '. ~Ie~~ti;;n .to form thi b0ilding,
'bq~e,(Fig0reSF-59)' '" .
\('
;";.'
. .,'.':"..-.."'."
: 'i: </;,~ ':"
-' ".-~"
";,;::,;), '
'. :; ,'i ,~,--
, '''', -,'
..:!:\t"i
,.', "'-,"".
.
Materials and Colors
Intent:
High quality materiais should be used to create a iook of
permanence within the project, Materials and colors should be
varied to create visual interest in building facades and to reduce
the monotonous appearance that can take place in tract home
developments,
Tronsitioning
materials at inside
corners gives a more
substantial appearance.
making the materials
appear integral to the
structure
Change in plane with
change in materials
Encouraged
.
.... ~.,
Materia or color' . .
change at outside
corner
Discouraged
Figure SF-57
Co-planar
materials
Discouraged
Co-planar
materials -
Discouraged
.
.
,..-,' .:,. ..>-,;-,,:,:~ -;,.' ,:.:: '
f, .~o~tr~sti;'g5ut complementary.
colors should be used fortrim,
i.uir\do~s, doors, and key .
. ".archit~ctural elements, (Figure.
. .... SF,-{>Ol.,k
, -, ,.t;.<,~,<, "
. : ~-. ~i';_;'J
g:R(:;ofmaterial~C1nd colors~hall .
. be.'consistent with,the desired
.. 'Clr~~Jt~(tur61 styl~, (Figure Sf-59;
. ,SF'{> 1 )
The use of various
materials enhances
the facade
Figure SF-59
. Figure SF-61
Contrasting
colored trim
enhance the
windows
appearance
.
Fi gure SF-60
Two-piece multi-colored
barrel tile should be
used on terra-cotta roofs
> :;,.
. >...... '" --. -.,-,- ......"."" .....' "'";",.,,
. cit / ". of Temecula
: ,...;,.111" :,.""."';." ,:'.;. .;.
. CitY:WideD"esign Guidelines, .
.', ",;,~':,-'~" '?1':, ''.'-_-::~,~;:..: ,.- ":",'0'->':",;',' :" ("~;
Utmta.rial'l~spe~t:; .
;;,', ',' .',. ,,""-,--- . ". ......., ., .
""" "'
.; __ .:" ~,J, '_ ., "
:--0,1.'
.." . -.::!,
GUidelines:'....
y..-< ',;';I,,'-',V': ::;;::;:_~;';;;.';:~i~(,~,'{>?~;_,;:,: ,:'i- i') ,~--::-
b;. Guttersoridd9wnspoutSs~ould .
',;., bedecorQtive;an'ddesi9ne.~ .
,"to integrcite',liJiththe'building .
. -", ",- - c':> ':, ,-.,_"",,':--,- '^"" " '..',-" ~-'_--
. ,fa~ade.and should not appear:
'., a's' a "tacked on"afterthought,
.' (Figu;eSF;63) ,:" .~.
-,<-~;:""-',-,,,':-:::h;;"_"'~,~ .' '--' "
";, ,r\::L;;,-:'i:;:,:');-;"--':-(;/_,~i.~ ,<'-:F).::','~~;
"c." 0!i v,;,,,t:S: 9u~t~fs, downspo!:,ts,
'.f1ashing; and electrical 'panels
. ~h'8l1, he p~irited to ~*h the
'':-:1i..,_:..:,..-:.... --', ::'-..;"'_:"'''''''','',''.,'',:___,
jurf.ciC<3to whkhattacn"d, .
, : unles,rused'as' a major design
, elemel\\:: in which case the
'" }':(tci'lOr-:i~;t6b~:'cC;nsistent u)'ith'
" ""-"-, ',,':"--"": ,:,,'.-..:,,_.:,,'..,.:.-- . '..:
.. theo--:erail colorscneme ,,(the,
building, '
;'''~' " ;. ".; ; h. 'C. : ,. "
""',
c ",'
. ,d":Di~~h6rge from gutters and, ,
" do)Unspouts snouldn6t flow
;.:./~~';ctly ,across l7;;de~tri8n'
: ',,'wciikways. Water should be
- 'clirect~d'to permeabie'areas f~r,.
'p'ircola'tipn, Di,schQrge~hatties' ...
into Ci 'project's'drainagesl,istem
n :is pr';fe~red; hou.;';ver, fle~ible\
': 'ho'siii9~;splashguardsaie .
,-,,:;..
':,:. accep'table, , : '
, , - '. ... ~ "' :-~:"
It'
.,
"".l,
,'".......""
',.'c'
:" ,~,.. --,.. .,. . '." '
, '':'~>'" <. ;:':;; ;; ,
;".'T:~ .
'-"".
"".
,;;;
" .,~- ,"', /'
" ,-:,;;':'.
;\'",'',,'''
Utilities
Intent:
.
Utilitarian aspects of the project shouid be aesthetically screened
from view.
Exposed gutter,
painted to
match fascia
Figure SF.63
.
Exposed utilities create a
cluttered look to the front yard
of this house and have not been
adequately screened From view
tt ;~unc~:q:r~:ith
["
Concealed
with wood
trim
Recommended methods of designing a
gutter as an integrai part of the facade
.
.
.
Figure SF-64
(ommon mailboxes should be
designed to complement the
character of the development
Prefabricated common
mailboxes are discouroged
Figure SF-65
.
,0.;' ,';
. e~
, Stieetoddressesshall be
'Ci";;iQi,,!,~1)') offoui in~hes in ,
height. .or lorger ifplocement"
61Iou:is;and sh~lIbe displayed
.. .." ,: -:.;' ,:, ':: .. <~',:":"~':_' ..' -'.':'.:. :.: "--'
sothatth~ C1ddr~ssesare '
"~C1siIyvis.ilJle,t9Clppr89ch!ng ,
. emergency, vehicles~~'
:,'i: u - _ :__., ..:,
- j"
'f,'.
,;'!,<,,;,,-,,.'..- :.': :
!6t;Ci;\:deyel.oPr;1e~t~, "',
;cp'''!ffl2Q0<:1ilbClx~s shall have
encl.osures,designed similar., '..
, :','i-":'-'d <_">'>' :,,,'-,. :
, orc9~pl~meQtary in f.orm, , . '
m9terial.an~col.or t.o the tract
h6mes, (Figures SF-64, SF-(5)
"N~w;'~-Si td'c6rin'~~ti.ons6rid
utiliti,es shall, be instalied ": '
und(,'r~;oundwithin existing
er.oP.os.e?, ~Qderground utility
districts when feasible, '
"h, If,i.Jtilities'arid connecti.ons
cannot' bd locateclbel.o,:.r,' ,
, ground, these eleineritsstioulCl
'0,'- -',"') -,,", .' ,-', ,;' .....,..._.'.,...' ,_:.,C\.,,<'
, not,interfere witti, .or adversely:'.
, offect the 'access, ViSibility,: "
appearance, .or character.of the, '
',structures in the vicinity,:(Figure"
SF:62), ':' ,., ' ,
".,;..1,';';,'" ,",
",:, <"~ ';~,o;:; " ~ < "
.. I.. Buildil1g fcirms;Fen~6-s, treilises,
" :; qndiciridscoping sh:~ILbe u;ed'
>; to,~creen aboye. gr.oUfldutility< .
, "'. transf.ormers, pull 'b.oxes, and ' " ,
'" ,:':~"<-~;",'?': ""'i'_:,,"',"~_"'~ ",,-'-'f_:,'-,~
, ':,,:<:ltermination cabinets' where,;~:':
'_:\' :",>,<"",~_:<;_,->,::, :' ',,' >_' ',', :,-', "q:"',"'t
. ,~' alloiUed by utilitypr.ov;'ders;;;:<
!(Figure'SF;62) ,., ... ,
, ~;~ \."
-',',;' ',-":"" "
',',
-,,:t::":> '
',.'-- " . ' n '
L~Cit' .......ofT~rilecJIQ,
. .,.."Y...- ._'/',', .... ..
'C. , ,-', :_,. ': _' _, :, ' }',,'::' _:. " _ :",' -~' :e, - ", 0" ..;
.~Cib,J'W,ide.l?e~i9D0&igel iRes:.
:.::' - <;'-'! ~..';-' ~ _"_~;' '-'-'; ::~:f~><';,i;~:;':;;;;:,,:;< - :>::;;1::> '; " '
..., UtlbtQr'lan.Aspeds .
.. " ,. Walls and Fences/Screening
,:',."
'-', _.:',,' ,,' '-,
GLiic:J~line5:.' ",'
'.,'
n:",:'
:',.,.;.,
,-<:,:>/"'_:;';'" ,. :;,,:,'-::-':,,;:,:
Fences andwaUsshouldbf',:" '
minimized al~ng 'publi~~tr~ets,
;.::':'" ',.--_-:,:,,- ;:_,.:>" -,-",?"':f::":
b, Fences and walls should. be, , ' ;'
constructed bs'loUJ as poS'sible' ,.'
wQi.1e still performing sqee[iing,
nOiseattenuation,ond se~uritl,l
,. ,'.'.' .,:.."~':'<'" .,:' _.~i' ,.",...-::,:: ': _ > :." _"'.''', . . "". .
'.' furlCtions.. (FigureSF-70)
'-. .,., . . " . ": ..~,'J',;'J'" ,:;;' '''-'., "
. .. .....- ':_.- .... '~;", ' , / :.' - ,:,,,;,,~,. ..::,.:...,....-> ....,;
'.flU 'exteriorperirn~te,rwalls.' '
. 'located. "Iongpublic~treet~.. ..
"~hcil,1 havciC\noffsef q,;.,inimum.
'ofS feetdeepforeverl,l 50.feet
<> '-,j,..:"',..>'.",::'::-' --,,-. ',.
to 75fi;et oFt,Uall: ' '. ,
,~'r .. OJ, --: 'c'
.' /'.',. " r,"" '.'-;""
.t ,_ '"~:'/,,. ..,. """:",
AU nO[l~tr6hspareniperinieier
; walls should i~~On)orGlte..
. .... standards to. provide For waU
": .", '": "', "'__._' :"c,.'.._./, _'.'_'" . ",..,,: '
i"S":ftS and'oLd,,:c?rative; .
;'.(9,I~mns o(piICl~terseve"l20,
'\. fe~t to ,pic>viCJeYelieF,;(~igufe SF,
'..' .66,;SF-(7) ,..
'/;"'''-'. . ," ,
.e.\AIVnon-transpdre-;:'t ~erirneter
.lU.alls and/or fence,;sbeILb,,>
archit"cturalll,l'treatedpn 89th
. ; sides a~dshallincgip.6rat~;..
landscaping lUhineverpos~ible,
.' (f:f9~re~SF.;6~;'SF-69) . ....
",",;
'" ..... ,- .'
F, .AIIFentes and\uallsrecwiredJor .
"":",: ''".'i' '_-"':"":"<~- " , :'
.... screeni.ngRurP9~is' sh"Hbe of
sO,lid m'2teiiaL i(Fi9u~e5. SF:66, ..
'S~,68, SF-?l)
.
Intent:
Where Fencing and walls are absolutell,l essential, these elements
should be designed to be as low as possible to complement the
architecture of the project and should be heavill,l landscaped and
screened From the public right-oF-wal,l,
Pilasters, a cap, and
recessed elements are
used to enhance the
walls appearance
.
Figure SF-66
Tall, biank, walls
adjacent to the
roadway are not
perm i tted
',,',
Landscaping helps
to screen this wall.
howelJer additional
screening is
recommended
Figure SF-68
.
1,,f.,.1f'
.
Walls should be
stepped to follow the
terrain
Figure SF-69
.
This low wall has been
designed with materials
that complement the
buHdings, 0 cop, and
landscaping to soften its
visual impact
Figure SF-70
Shrubs. vines. and
trees are used to
screen the Fence
g"
;~i .. ..
Fence~6~d walls should be .
. design~d to compiement,
projectarchite(t~re, (Figure SF.
70):,
;")..'.
" ~..:""
b::fe,n~~i:;;I~~e8, adj7',~~t ~Cl. .
'.'\;. a streetgnd .outside of the
. " pUbii,1ight-of-way shall be
.. s~"i~'1~;JuJi th thefoll;'w i ng
lan.d~c~...e,,:b~ffeis(Fig0re SF-
71)'\ . ':
.. " :.: ... - '-::':' -, _.~ "','- .....". ...& . :' ': .".,,' -: .::
.IT]i.ni')l~m25-fo.ot ':. .
:.lancJscope. buff\,~, olong
,artericilstreets, and, .
.' min,imum TO-foot .. .
.landscape buffer along, .
\r1I:~;ior street~:
.,,;',:,:;1',
',.;:,;
".,,'~ ' .." ,
L Wall~Clhd';f\,r1ces~h~uld b\, .'
designed with mat~;igls, and .
finish,,~ thatcompk;ment.. .
proje(~architectu(e..and should , ..
be planted with .vines, shrubs, .' '.
'ond..trees, (FiguresSF-66, SF-
68.Sf:7:n" .
,
j, Walls on sloping terrain '
. s,h.o'uldbe'steppedto follow
->~:... ....:.,.. .""".' ';-'-' . '. ...' .-,. . ....
the:terrain:: . '
:.--1; I;'
'k: To brir1g~~ntinuitv,tothe
~ f,~';':~y~;pl/ s~~et:s~:~rie,' si~n~r:,
:'.'; . 'elements such as columns:
.. ,. :.; :'-:<:." . r--.,,, . ~:': '.'..:~:".. .:: .-. . ~.' .::' . :.:, ." ". . _ .'. ..,
'. ma(eriiils:and cap details
"-.. -:"." '1' ,--:~ .', " ""':.:;":~' ""<'. ';:." ;':.. .'.' ,',-'. .~ '
, :'should ~e"incorpo;ated on
" : p';;;imeter:wolls thattransition ,
"".-"'~:" .-r.;;,-:,.,~:+..,.--,--.. ',' ..- ',( ""':. ....:<
'fr,6ni, onj',:development to
Q'hoth~t,:::, ' ':' --"',,', .
. Figure SF-71
,.., ," .--"" ".. - ....,'
'City~;~f.~.~~:~~IQ '.
:fitY-WiCJe pe$ignC!ui9'*lines
,,;.__, ",'>.,. .'.- .~ - __,' . - ;,", _:, '.ce.. '~__.,.;;.,. ,',:. '"
"
"",
",'
"'.' --
"".. ..
Guidelines: '.
,.,. "'"' .
<'--'" .
a, light fixtlire~ shall b~ " . .. .x.
.. archit~ctlirQlIy'~o~PQtible with'
building'design,- (Figure SF:72j, .-
-, ",.. >~;' -. , . < "'';' .. "~ '
., .,.-;.:.J(;__"c ;" ,._ ".,'
<'.:<;',.'~.:_; ....:':.--....;.' :.'.... --", -:.' :'." ,,:'."'.:--
Ailiightinc:!,shall be shielded .
'_,o'/t~,frilf'}gji~~'_:g_l~r~' u'~or<, ::1. :-::,:' _;
. 'n,:i9h~orir;g er<?p",rty,.
r'::'-;;A~>;}~'.~ . i ; ',",
.. :'.-.J.,
,;.."
c.. Use'lat~~t' iighting tech'n~iogy.
.t~~inir;;ize'the bri9htn~ss.of .
-lig~tin9;e,g" high-pn3~sur~ .
'.- . sodium,yelbw vs,brigh.ttl}hite, .
d: The Iighti~9 oLbliildih~;' .
,elE?men~ a,nd trees is .9,n ,:
:effectiV"- and attractive' lighting ,
technique that is' encau;~ged; .
. , h6w~v'er,light 5';0~c~s fdr wall
': _: ' _' :' : ,,:, ._ 'I., , ~ _'~' ,'. ~-':,"~': '; ,
.' .~ashin9andtree lightin~( .
,_' ,sha,!ld be hidden, . . '" .. "
.."t'Fe
',e:, Low-voltage/high effiCiE?ncy<
,', lighting should oe us",d ;,ithe'
':.':.Ic",dscapewhenever possible:
~"~:;~:'!:;:~'~:~'::;'~ ,'J.. " 'c,;;..,'i";~~'~~\f~.:~P:;;~i' 't
f, -'Incorporate timerS and sensors:
>. to'C]v;;d ~riricfc~sspr~lightin9'
:J(>,{'/ "," .: ,.. '--""~-:,~y', ~_^
'g, ..Ped~strian ligh'f'r5,C;I"sn~i~~g
"side.walksor pC;thwa~s within
. :-:" . 'a project 'shall be between 12
. .. . i:;et to'15 feethigh:/Fig0;e SF- .
;;;:'?~'Sf.74i" "":~',:'
..
" :~],j"
'..',' c';"',. .'.',-::!' -;;.'
)_:~<";
,'C',
~ '; ..
,,'., ~--;,:,:~:"
,.,. ''''''~'M''
.,';;'"
,,",
".",'"
"'"
;", :~il-~
'i.',;,f,:
",.,
..
.
Lighting
Intent:
The quality of light, level of light measured in footcandles, and
type of bulb should be consistent with the Mount Palomar lighting
Ordinance, lighting levels should not be so intense as to draw
attention to the glow or glare of the project site, lighting fixtures
should be selected to complement the architecture of the project,
Lighting Fixtures shall be selected
or designed to complement the
architecturai styie of the building
.
Figure SF-72
Pedestrian light
poles along
sidewalks or
pathways shall be
between 12 feet to
15 feet high
.
, .
.
Multi-family developments are higher density residential buildings.
such as apartments, condominiums, and town homes, These types
of developments are typically comprised of attached units with
common facilities such as parking, open space, and recreation
areas, This chapter provides generai guidelines for the design
of multi-family developments in all areas of the City with the
exception of Specific Plan areas where site-specific guidelines and
standards take precedent, The provisions of this section should
apply to any addition, remodeling, relocation, or construction
requiring a building permit within the City,
.
The following topics are addressed:
. Site Planning,
. Landscaping,
. Building Design, and
. Utilitarian Aspects,
.
ttit~i Yemec'Ila
';'" ,1f ,...., ",,;;,., "'" .
,gi ~V-W i;CJ~R~,o;iQ0. Guidel iH~s
GuideUhes:
(j < M_, . ; ~;:' ~ "
': ~ . ;;
,,;-
a. Int'i'0sifi~d landsc",ping; " ".
increased~~tb~cksadjdcen~ ...
?':tci other uses,and'dppropriate;
..'....buildi~g or1entatidhsh;:'llbe. ....
.used to bufferdrt;~;,gjtid;"
residentialusesfr~m .'
in~dinpatibleadjac:ent use~, .
(FiglJreMF-6) .,':, . ....
, .--., .- -- ,
., '. .' -.
.:.:.:- '"
, b.' Comm()n sr->aceis re<:Mred
where Q neighborhood,
home~w~efs:ass~:~(ation
or<.1nothe~~cc<ir?,tC\bl~ .'
private. rn9!ntenanceenti ty
.wi licoordi nateits use and
mQin~'i';;ance, (~ig~res MF.l', f'IIF- ·
2.'MF.3,M~-5,Clnd .MF-6)
Buildings, parking areas, and
open space shall be arranged
,;' tominimize,th<3 use of sound
walls'(~ig~r~ tyIf-6)
A:' .Minimum'building setback
, reqlJi;~mentsshall b,< m~t,
... However: fortalle(structu,res,
. 'irlcre<:;~ed setbd<:ks dre " .
. .....'.. ehc'?uragedso thats<3tbacks
are-. proportional to the
. l bUildings,: (Figure MF-3) :
".
.'
:Ie:""
:~f:)':.F
- ,'r::
_'i-:,
--",
""'",,'^
;'-T' ';'~;.:
"
.. . " . ~,
.,:.:~,~-
',,:,
0; ,;-:t~" -
"0"
",' ,',.,..-,
. "-> ','
;,:,';c:
~ ':' ~> - .
);'0,1;:' '1
-;-::;""
....,.-.
.
Lot Layout
Intent:
Development should be designed to avoid large parking areas,
bulky structures, decreased private open space, rows of carports
adjacent to public streets, and high walls at the street edge in
order to enhance the aesthetic value of Temecula,
Pool areas and playgrounds
are encouraged when a
neighborhood homeowners
association will coordinate
use and maintenance
.
Figure MF-'
Figure MF-2
0~.
/. ~
< '0>
,~"'~./
/ /)1~
< . Er;;;...' Setback line
~. ./
~.
Figure MF-3
Building setbacks
should be
proportional to
the scale of the
structure, The taller
the building the
further it should be
setback from the
street
.
.
. ,,~,
',:
,. '~~1
-i/. - "y
'e:
" . - ' ' .
". ",d',' ,
The visual impactof large
.-. , ',,:" ""'.':
monolithic structures' sholl
. be mini.mi~ed by c;~atin9a
duster,,?f~maller buiiding5 'or'
the aPP~'ClrC),nce 0(0 series of · .... :
.smallerbuildi;,gs' (Figures'MfA
MF~6r' -: , " ' ....,.,.
" ~
Figur~'fo b,,~rovided
. by Clty'of'Te'm~c'ukjto
" illustrate bullet e:/
: :;:"., i~';?~,:~, .~~. - ,'.
, :'~ki'
,,,-r'
'. '-' -')" , '
Figure MF-4
"
.
f
Site';;lb~~ shci~lciavOid!"r
, elimi[1ateunnec~ssarydriveway
'etitratices,:(FigureWf~6) ..
Figure MF-S
Interior courtyards
provide sheltered
private common
space and are
encouraged
,. . > 1~
Climatic foctor~suchas .
. prevailing winds, shade trees;
window and door ,orientation, .
.. and ,the positioning of .
buildings on the site sholl be
coor!,lirlOted to moximizeen,ergy
conservation.
(om man space centrally
iocoted ond sheltered
to minimize the need
for sound walls
Enhanced
primary
project entry
minimizes
the number
of driveways
off the main
street
Increased
landscaping
and setbacks
prav! de a
buffer to the
street edge
"-"'~'~;.
-;....... '"f"" .
i;ff: "'~::;;.'l'
:rli~'" " ~ ':c
!;&1~8t?':r -:; ,
"~l.' .
. ,-V" "
/..::L A};.'.
:;;;:: . '\:-~
"',,,:
.
Bu lid ings
at the
.: 4:' street
,~q
:'!f,- edge
,~
Figure MF-6
,
.~6~lH'@~]'~~~~WU@
.9ty-W 913 DisignGuidelines
". ", .,'. '-," - e' ;
~ite Plannll~~
", :
Guidelines:
a,'R comblnbtiori oi.ornQ~ental."
'Iandscap I n'g,lands~aped
medians: water features, , ...
arch It..c:t~ra 'monuments,
decorative walls;'signs:ancJl .
or enhci;;ce~ pavlrig shall be
I ncorporate(ji nto; the project
,'._':.'.'1.......... ",-,',. ....
entry as,acce.0t J.e.9tuies, .......
(Figures:I\>\~:7 {MF-?MF-l 0)
.. n___ '.
. b, . Project:'eritry '(eature,sshall
,reflect, the. Dviuall architectural
id",ntity:,:mcJ chciract'er ~f the ..
p~6jeSL'{Figure MF-9)'
:<'
n.
:i
'J
Project Entry and Character
Intent:
.
Easily identifiable and aesthetically pleasing entrances that
are designed to complement the style of the project should be
provided,
Figure MF-7
Figure MF-8
.
Entries should
include
landscaping,
textured
paving.
signs, and
materials that
complement
the
architectural
style of the
project
.. .. .. .. ...--:-~~~' -,-'-~'" .. _._-,~->" ,,'-
. ..'.rPn~~~.J~~~t._.::
if'" ~,~!J.'''W~.~t~ .. ,:,-,,,-_~;:)"'.,~
.
j' .
.
The white trellis complements the white picket
fencing used throughout the project and helps
define the character of the development
.
The pedestrian entry
to this development
is well defined with
addresses clearly
posted on a trellis
entry feature
.
The landscaped median and textured
paving enhance this project's entry
c; Dlr~ctory slgnsca~taining site,
", 'plan,;of the development with .-
,.." , - '-. . .
, , 'building 'addresses or numbers -
'shallbe provided at locations
, 0160g the main entrance: (Figure,
M{9) .. ': ,,'; >" "
~. ,.;"!,,';'~
,0". ,.."'.", ,:,>><,
, d:"'The"us",'ofcolor~d,t"xtured,'.. '
" and pe'rmeable paving, ' ,
tre'Otment at entry drives is,O ' '
: ...,..,... '" '. ':.- ...." .:'" .. '" ;:" . ',""" ,.... :'-':, : ,.:~; "
:en,couraged ti> 6,centuate ~hese'
H;' ari.ds.(Figures,w,7.MF- Hi); .', '
'_ ,,;,.,-,.. . '. .., ,'" .J_' ":.., ;'.'
";-,'
'.
><".
~~ty ofleMe'~uB~:'
:;q~y:Wid~ t5esignGuideli6es "
,-:;;:..-'".:"-:<:::',~: ::i -: :". ...' ><~:. ..."'''', ".
CO". ;,";:' _"'; " . ....;.
Site' PICIllinlll,9:
,h~ ,
'.'V"'-"
....
, \..1:
... . .
,',- '- " -
GUidelil1es:
'".' .
'-: .., . .. '" ".' ,- .,; ~ '0:"'__ ',-', _' 'l ..": }'. .
, a: All cutS'ond fills sHallbecit a'2:1'
,','slopecll..s~ u~less'stClbiiiz~d '
" bY8ret8ining~blLor crib~in9' ' , '
,(Figure Jy1Fi1;3!..
i' .,-"
';", . ~ ,':' .:<~~'.: ~'.~ ' ", . .
b,._Exce~sive ,cu(and fillshal.1 be,; ,
; :'"avbiciiid by followingnoturol'
.. ,- - " -',' ~. '. -.., -'- -:. .' .,-,' , . --,
"c.on,8qrs:UJ~_~npossH:>le,; (Figure, '
M~-ll},(; : ' ,',
, "
'--
,,"', . -' ' :
C. Dev",l?pment on hillside lo'ts
',,' shc\lIaccommodate amojority
", .,', :-~': j' ..... ',-' " --,
:,of, the,grade, differe-nti~I, by'
~tep'pi"g the building to "
'reflect'the slope'of the'natural
t~pdgraphy, (Figur~:,MF: 11) ,
; d, S lope~ sha II be rou~~~d, ,'.
, contoured, or terraced to blend
i'" , with the existi;,gte~~ii\ and
'; "to'minimi~e gradec!Jff",rentiais
':,: '" with,adjaC~nt stree.ts and'
,', properties, (Figures Mf-13, Mf-
:,14),'
/'
" -C-:,-',
, , ;p:~ii::,':',~;;~;
,--:,
"
'qev~lopmentsh.~1I ,incorporate
existing,naturol ;feotures into
.-' ;'-, ' "" '-. .."C-,"" "-', "
th~(-'verall,sit~d~~!9.n, .\nduding ,
., rock,?utcr6ppi~gs;'ij1ajor, .
'landforms, 'rkJg~lines,'significant
trees andV!3getqtion; stre,ams,
,. anddrClinageorea,;':(Fig~reMF
12):_ " ,
,<
, '
.
Grading and Drainage
Intent:
Grading and drainage shall be caordinated in the initial design
phase of the project to ensure the most natural and least evasive
approach is achieved,
.
Stepped foundations and building elements
reduce the need for excessive cut and fill
Figure fIIIF-12
Natural features such as this
significant tree shall be retained
and integrated into the site plan
.
....
,_J:',
',.."
.
.
.
Figure MF-13
Figure MF-14
Encouraged -
Variety in slope
bank gradients
creates a more
natural appearance
Discouraged -
Engineered slope
banks iook forced
and unnatural
f, Perman~nt storm water drd;nage,
. . f6cilities. will be used.to: .
transmit stormwateLNational
.' '; I " ," ,
pollution DischargeElirriincition
. . . ". "-- , . .,. ~ 'I . .
System (NPI)E~)best '.. ,. '....,..
. mpn'agemeni pr9ctices should.,
b~:attained '...... . '.. ' ..';'
. <-~,. :; ',i" _ .
.g.Stor":,wot~r;ret,,ntipn po.nds
should be designed cis ci, ..'
., ..,.......),..,^, "'-". "".,'-> ,'."... ....,.."."
": I:~-?~~,~~e~>fe~~~~~_:! .,:" I::'
',.- .......
"j
"",.-,
, ,. . '-,. .,. . ., -... ", ~-~,
h,. . Proj"ctdesign shallprovidi:"
for controlled droinoge"
Of stormwater awa'y from'
~~ildings,. .
:'.!.....,' "
j.
. Sitedrbinoge shouldb" . .
ccillected, in'c'urb gutters', Cente'r-
s.Jjai~. ~;Qintige'. ;s.~iscpurciged.'.'
Parking lots sh00lcj drain tb. b
single ~oncreti s\,Uale at the,
. edge; of the aisl~, .
E'_:
'i' ~
.- . - - .
(i~yof1'eft1ll'ecUm@ '"
(ity~Wid~ 'De~ig~Guid~lines'
Site' PIQn~'i..g"'" "
GUldeIi8es:: '
.> ."
. . ,',
a, " An opp';r~unity'to pr~vid';alley
qccess shall b~expk,redui~en
gor6geparkirig iSprofJosiod: ,
,:'>This ariangementis intended to ,
. ,. '." . - ."
, 'provide maximum landscaping "
':at thestre(Wedg~;'~s,~[fli?s '
. '.front facade's 'dominated by
"', parc~es ~a(:;d entries instead ,of
garage doors, (Figurrfs Mf'l S, '
MF-16) " " '" ",'
b:
. ;1:. " ...... ..
Dead end,drive aisle's 'shall be
'mjniri:liz~cr-'"' . -..
,!"
" .,
,. - . ,
Tti~ le~gthofth~PS'rki;;9\:ourt '
,:should not' exceed 14 stalls"
.. '''''.>)-, '
d, Parti i n'~L areas should be:' ' ,
separated from each other by "
-buildin9S0rbl'cil~nds~ci'~e', ,
, ;" buffer to reduce the impact of
-,' '." '- '...... .' -,
,large' parking areas, '
.>,...
, e,Drhi'; aisles,sh!'illlink to
,or provid\"JutUr"access,.. '
, ,?pportunities.for:adjqsentsites,
. ':..'L . <?':;';. ";\".:;J'" - :': i,i't~:>:,',
"
,',',;:-
':'1
,.!
,,"~ '
':
.
Access and Circulation
Intent:
Pedestrian and vehicular circulation should be well defined and
easily identifiable,
landscaped alleys
allow garages to be
hidden from public
view, enhancing the
street fronta"ge
.
Figure MF-15
Figure MF-16
.
.
.
.
7'00;<' J
Go", .\
,
I
I
':l
Figure MF-17
120' min. distance
where possible
. ." . ... . . .
f" Curhcuts on corner lots shall. not'
be located closer thon 1 20 feet '
from ci curb return, Where Percel '
';: site precludes this standard; the'
..-'i.:::........,..': ' .,... ",- ,.'., ,'" I;''';'' ,.
c~rb(~t,s~all. be,locot",c;Jasfar
JrofTlthe curbre~urncis possible, '
. .. "..: .:...., :..,.~. ..,.; .. . "-~ : .
A; curb retutn i"the point '.' , '
where' the radius 'o(a CUNe or
," ....,,;...~' .: ......... \..'. '.-,
interseCtio~ en,J,s: (FigureMF-
:17)-, " "
.',,;
End of
radius/curb
return
t Curb cut
If
,
,
i
.._-----~
., '-'-' ".. .
'E;6sYi\iidentifiable' pedestri6n
, : _conne',tians shall be prcivid~d
from the' street i sidewalk to
'key areas,w!t~in or adjacent to '
'fhe:site,:.: '
Property line
Exomple of appropriate
curb cut location
h, Pedestriariwalkways should be '.
s6fe,Visually attra,tive, and
,~",lid,Mined, by land~~apin9
.,lnCllighting" ;
'L,.:
Decora~ive 'fTlt:lte'rials ;Sh6Uld",
be,used'todeadydem~rca~e : ,,'
pedestrian,travel areas:, Use of :"
specialty paving for walkways,'
is encouraged when it (s 'n,ot ,
i,n confli~twith ADA a~cess
, require,'T!~ntS,
"
:'.:
'..,"
City:.f',me~~.I~
'<:'-i '-"<',"' '. ,_ ,- ','':''-~'-:,
"(j ty:Wi<:l,e-:Desj90.~ui~(3li1es .
" ". ," . . '--' ", ". t.. '.""" . ;'.'
'. Slte~lannl.~g':
.:.('-". .
, '
.. GUid~lin~~:
",:<'
. Parking spaces sh6Ube .
:' " separ(lte(/fro~ buildings bya
: pedestrian sidewalk (minimum .
. 4 feetj ';"d cilan-ds(ap~ strip' .'.
, . (ininimurn6 f~et),'(Fi9lJre MF;"
.]9),,:,'" . , .
.,
"
:-""''''''.: ....:.,';-":... c...... '",' -.:'
"Canopy trees'shaUbe'used in
pBrkin'9~recis toreducetlie'
, impact:of laige:eXpcinses'cif
p,OvingTto pr6videshad,e,ancJ
redlJcegiarecirid'heat build.
, , '. up:. Tbese trees snail hav~
.... q"3.0;f~o~to40-footci,nopy-'.
"potenSialandbesizeC! at24~ ":.
;::in~h .box:,orlarger atthitiiileOf'
, ','installation,
".".."
.. c">'Jreessh611 be' located , . '"
'~' ,.,,--1 " ," .' .~. ,:.', _<' . .' .' _, _ ,:'
';,;\: ,throlJgh,Out(.>6rking,areasper. ..
:~;:Z~, ,tile Municipa((,,;d~,,' . '
.:,-',',,,
'dr'()nelands~a~ed finger island
:'sh6Ii-~~'~r';vid<id ,per every ,
,- ,- 10 'spaces' ,Islands snail be.... '
,,'-A minimlJ/X-o(S fe"t (insi'de,
.:,': i:Ji~~~Si~n):.(F;'c:;ur~JIilffi.8):.
,; ;' '. -'~(r;-'
I;;',
-',"
.
Parking Areas
Intent:
Provide well landscaped and screened parking areas that avoid
large expanses of paved areas and long rows of parking spaces,
Landscaping should create a functional and attractive parking
environment.
(-
Landscaping finger
islands should be
provided 1 per 10
spaces and should
be designed as
illustrated
Drive aisle
'-.;"
I
: t lu~rl- 9' 'nc"'" ,
,---\ i\.,~.-J.J
~::o"'"
.
, ,
._..;.~
i
Figure MF-18
Amini mum 6' landscaping strip sholl
surround the building and provide a
separation for the sidewalk area
.
.
.
.
The curb and landscape buffer protect wall surfaces
from automobiles and softens the building edge
e,', All end pQrking ~tQlls shQII be.
QdjQcent to IQndscQpe pl';nters, '
The IcindscopeplantershQII '
: c~nt,:,in. Q12-inc~ strip of " ,
concrete' inside the, 6-inchcurb'
" of the plQnter, t~ creote an- 1 8-
.':', " 'p--. '. . ..',,,'
': in~h, concrete' strip for a perso()
to stepan when gettingintci or
" outaf Q vehicle,' Th~ concrete'
, .~tripsh:QilbeQtt~checJtQ the'
,6'ipch c0rb,Thisstep-outoreQ'. '
',;hQn~otreduce the minimum , " '
i;';side dimensi':'n of the S,feot :,
UJide landscape planter, (Figure
MF-18) , '"
9! The use of interlocking ;;a\>'er~ i~
,encouraged in place of :stoinped'
'.: :... c00cret"e in.parking'ciie'a~., . .
. .,~ ., -. -,' ~ " . ,'" . ,'.. ,.,;...:.- ,,-'
~~ty(~~-!~~ecul~:
,Ci tY-\lJ ide Desi go ,S?iJid~1 inM
'Lands~aping
- ;/'. !~',i <.
Gujd,eJines:;;, .'
"~I' ",'. ~/,.\:"
a,fj v9ri,e~0 oF..h.~ji)ht; textur,es, .
. a'nd colors should be used in" .
. . i '...', ,-. .....- " . .;.... ", -. .~_.. '",
. the planting pOllet, (FiguresMF, :
'23; MF'24) "', ... , .: '..
, ,
...
b:.. A.to';;bi~atia~ of tr~,~< shr~bs,
andgrouf)d, cover sh911_b~,.
, 'inc-drr'9rated, into landscaping.
plc:i~S,(Fi9ur~~ 1yif-21; Mf-22; .
MF-23, MF-24) Minimum sizes
, .... "-,' ," ',"
are"'as follows,' ' , , "
, ,," "-" -.. ,', '
. trees: 24-i'nchb:ox (15-" .
, gallon size,C)cceptabl"for
'. slop~s)",,- . ..:
.', shrubs:S'9!"llori:and' '.'.
~::' shrubs: 1 ,gC)ilon (planted
. 'deris~lyto.achie:,e 100,
.,p~rc~nt c'ov~,r9,ge, in, ()ri~_,
,:'~:'ye9rf ," ,,'
Landscaping should be used to:
-'.. :,.-. -',-,' ",'" \
., def(geareas'suchas , > .
" building' entrances'-key
. .activ'ity h~b~:' focal points',
.. .' ,.:. an~'th~?treet,~d,g~;: .....
~:pt6~ide screepi.rig for'
. .' 'uriattroctive J"Lirisigntll,r
",,~ s~'ryi,te:are-QS;_-a_rid:' .
0, .' serVe aspuffe~ b'"tween' ,-
neighbqring us,es.,
'.<(,'
.
Planting Areas
Intent:
Landscaping shall be used to define building entrances,
parking lots, and the edge of various land uses, Landscaping
shall be used to buffer and screen neighboring properties,
Safety, environmental impacts, and accent elements should'
all be considered when selecting and locating trees and other
landscaping elements,
.
Figure MF-21
A combination of plant
materials shall be
incorporated into the
landscaping design
Figure MF-22
.
.
.
.
t."
,~
A variation of trees, shrubs, and
groundcover'should be used to
landscape developments
Figure MF-23
Figure MF-24
,d, A mini;;'u'm S-fo()t wid~ plo(ltecJ '
parkw~y should be provided "
on arterial, corridors between
, the street and. sidewalk,
Parkwoys shall be 'planted'
, . with shade trees to provide
.'a, more pleasant pedestrian
,enviro!,mentand to contribute
'to streetscape continuity.,
e, Trees'and shru,~sshould be "
located ,arid spaced to aliow foi'
mature and long-term growth,
, Trees and shr0bs should be '
selected to minimize root, ' '
problems,
,f, Walk~ays should be provided:,:
through lands~aped areas aiong
paths of likely travel to protect
landscaping from foot traffic '
. '.- ,
g, 'The use of creativ~ in~ft '
, materials, such' as fieldstone.
stone, 'and wood. are
, encouraged for paving and wall
, treatments,
",;.'.1
, '
'(ityo,f ,'em~,cuIQ
" City:WideD$~.i~h'~(ji<"Jelif)~s
; ,',
. -. -.
h: Specirrier (36-inch box?, lorger)
, trees~ballbe'plonted tCllissist,
:neu(de)l~I~prrie~t i~looking .... .'
','established", as quickly as
possible: " ;"
"'. .... '
':"'!;J';" ,
, F!oweri~g.treessh6uldbe used
'." toprov!<;Iecolor and'accentu9te
'~n~r~nc~~, (Figure'Mf:2S)'-.' ,>,'
,':;'~'>.;:iZ' . , :--l:,'" -~'
, Fioweringand fruit-be6ring.~;
..treesshould be, avoided n",or '.
pedestiicin walkways,
, ....., ,', ." ".-".".-".'
,. --. "
k" Amixofevergrei~an&
deciduoustreessh;'uld'be '
,'" ,.planted on b'oth:'siclesof the
, si~e'UJcilk'U;it~ikthe 2S:foot
Iclndscape area:alofl9,arterial
streets.;(Figure MF-26)
,-
,
.
Planting Areas continued
Flowering trees are
encouraged to enhance
landscaping and add
color to the site
Figure MF-25
.
Trees should
be planted on
both sides of
the sidewaik
along arterial
streets
Figure MF-26
.
I.
.
"'
, "'
"' "'
.
Deciduous trees aI/ow
sunlight to penetrate in
the winter and provide
shade in the summer
Figure MF-27
.
~', l "
; ~ .;
.
"
~i~, ..~',,~~,~e(\ul:~ .
. CitY-IJJidi;!jisignGLiidelines,
,,'.:<},i,:;C,~'~-"::~;!:;:{::';: ::i';>i~":<:,', ,. ",1"
I.an'ds,caplng
";-"
"
, '
,'-."';.'
Guid~lines:, . "',
....-.: ." ",:,:;:':"':>v:i,:,; ,,;-::r:.::',
~,,"_ 'F:-- +: :':,' J ,:' ;-::: ';':_' ::,>:":';': -<:: ";:~: :,,>,:,:.':'<_, J~: '_;
a, . Allla/ldscapedare6s' snouicf.
:'. ','..--"'~.';;'-,' ..." "".- ., '; --':'",:,-:-",:,:':"'.\'!'~:'-""';.'.':.:':--,,::: '..
. 'haveaytomatic irrigation: ;:', .'
'. systems with m,?istu;2.,~~nso~; .
'. installedtdensureplant'.' :'~
,', >., ,:"materlal,s0Nives:,",?,(c> ',:'):,::-::Y,,> -
.. ~y
; ,'~
','-, '.':.-:':~;;;
,.>.;:'.k.'....
,', ,',
_. '."""".'," ,--' ,
", :T::'_'i:'-: ,,;,,',":: ';\-}",:;:';1g:j, ;-;:.0}'>:,>'::'::;',;>:_':>:;:;:'-',"/'
.' Irrigation ,syster!\ssno,;,ld D:e;, "
c::Iesignedto pniven'tovefspray' "
. onto waU<waYS':P9rkin9~rea~,
. bUil~i';9s:Cln.cJJe~~~~(;,;: '. ,"
,.. "~""" ...", ,. ,..-,.
c. ' Sprinkier h~a'd~i';'~;e6sof high
. f()()t trar[i~~hould b~ ;;pop:up"
st~le, .;" ,
d, pian'i$ should be grouped i'1
".' "::'.--i.'-'.._"-- ::''-'.....,.,
h,igha~diowmail1t~~ance..- ....
,.zo,nesand sn~lIcoOidinate with,
,i.frigati6Q pbn~tbmir,irOize the
, 'useii'water and 'the placement
;':_,:_'--':"."-:""'-'.".':',! <:'-: . - -,
.; ~.()fjrrigCl~i()n5u9i,ng\< " .
...-i' ~
:-~,e.
Irrigation systems shoulc1 be" ,
,,eJesignedto' applyw'?terslowl(J
t6",llo!"plqntSto be deep,; ,
waterec::l and to' ".dLice' runoff"
,". )
, Drip systems ~houid be used .in ',.
all areas' exc<.pt turf irrigation!: <
~nd "';'011 ornamental pla~'tin:g':,>,
^" ','.', ",.., . '. --,- """" ;,;., i-:~ .-' ..,m" >-;: i,
r,,"
.'.~
"
, ,'",~
:,'-; ,
/'. ,
,..,-- ,.'
'-....... ,--
';<;- r'
!:':;-;'
.
Irrigation and Water Conservation
Intent:
Water conservation techniques shall be incorporated into all
landscape plans, Examples of these techniques include drought
tolerant plant materials, automatic controller, drip irrigation, or
matched precipitation rate sprinkler heads,
.
Figure MF-28
"
Examples of
native plant
groupings that
require low
levels of water
Figure MF-29
.
.
Figure MF-30
Example of 0
root barrier
"....-..-..,-....--. -.. -, .".,-",-,.,
..'''..'' .",.' .. ,- , ,,-.,.. ,.
U,'ie ofnc,ti'{e and lowwat~( .
plants in conjunction with' an
efficient water.system,'su'ch
.as drip, irrig9t'ion:'isstr~rigly
:... ,recpmmended. (Figures MF-28;,
:'",",~}~).:. ..
,__. .':';___:u-;_':+~w__. .... ___.. .... ,"',..
, . g:.' P~9~ide'~ootbciiri';~wh'en t;ees
'.: .' a"re planted 5 f"f';t'9(~loser .
. .' to anyhordscape element, .'
, .. (including curlos: si'dewaiks:.'or'
;.: any other poving) or building, '.
:,j,Thedistance shall 'be' measured
.: fiomth,e ce,nter of the, tree' .
,:, .'.,. trUnk,to the edge of flearest
',. hards~ap'; or building, (Figu,';
, MF-30);.."
e
.: ,~" 'lcindsc;p~ pl~ntih9 shbLild ." .
e~hibit ah eff~ctive~ontrib~.tion
, . 'to crime prevention, Shrubs that
'--,", -""",.,'--",', ~:'/ "" .. .." :, -.. .. ,'- ..
,,' '(("fate hiding place~ should. '
" not bep!a~"fd in areas of. ."
.. 'p(3d~~~rt<lrj;_T?V~rT1eh~;~ sUfh'_?s
cil(;ngliJolk~ays'ci;:;d. building.
entrances., "~< >>.i::i.': ',d ., -:~,';-:-"
';-:'
....., "",',',,'. "".'" .','-'.---,
.... .. ,'~_~_ .. '." ".. ""'"'''' .,,::u._ .:,'
i;Sh~ubsthat Ci';ter" p~d~stri;;n'
;'1;'" ",':....-.-.'<.; .... "0' "~'_", ':-' ':> Fo .:~,'--'::./:-,.:." '::
movement should be placed'
: under windciws: '
""'jf;
'-,,'
,....".",....,.".,
i:';c.':L:~,;';;(
~"/.' t>'",y.",
,'''''- ",L
::~;
i.<",',"-',;:
,',:i",-:';<'
~.;::')<- ,
.,c, ," <,
:""
j-,<-,'
::;-"'.
;,"
.- '~. :-, : -
,> <>:;/;;:':"/'
,~ ..
,,-,.,".::,},',
'(,
'I::
w;';
,~':"'
.
'>: "'"';'''"
I:>':,;';':;; ';'
.c,'."'..-,,,:;:;"'"-"C",
".','.',' " ,.
-,i~ '-~'< ':; ".'
/',~,>").-:' d'
."..' ....,.
(;t,ijof'Ct~~'c~l~
'f (ity~W id~,~s:slgh~~icJl3!ik~?r
...., ',':"." "'J.":Y'<"'~~/' "",.,:
BuildinQ'~~~i,g~
i','"
.....'1."
Guidelines: '" " n,
"'!>''''''' ".,.,,".'"
," ., '''', _" ~. 'r
"": :;' ;":.:."<' ) ,,:":" ::-<'+':':;:"':'>: ':'
a,,' Multi-family developrri;'nt' "
, ,: ". --:.,.': ,..,.. . "-'''.<'-'~''' "'''-''-';~.; ..c'.." .,', ;""'-". ..:;.:".t
':, adjacent tp,single:family: "
~~ . nei9h~orh,?ods ,sh:allprovid,,'
'."6 byffer .oF'singlestoryand/
',; or detach'edlmit~along the
, ;adjoi""ing pr6pir.ty I\n",
. ~. ~ r":'"
<:,~;\-"".; :S,:,;.',::;">:,:" r;.,""',:,:>-'.::: .",.",:,., :"',
"b',;;lt'isYe\:ommended, that'no ':,
';n6re 'thC;n8attached ~'njts be
".,;.,:'::....:;:'.;':;""...;..."..:..,:...;...,.:......,:",.C;.".",__,,:,,:,'.'
, p"rmit~"d in ~ single structure, :
,(Figure MF-32)" ,'" '
.~ ,;,' ':,. .' .. .'.... ,..,..",' ;...~;~.;:.,-
'::' ,':.~'. . :..: -'.:. ". ,':."';..;:;,;,;;,'~.~~ ..:
C. : There shall beq variation in , ' "
tUqll plane on allfacCides visibl"
'frorp a puoli,c street'or:pGbllc.'
view" (Figure MF;33) ',:, :
, .-."'. : ,':0" 'j};,.',~:',:u':,!i,., ,;
: '<:..\., -' ,;i(";';',:-'.'i_~.':i;-':-;:\~: ft,>:-,
, d,' Tailor large structur;'s c. , '
",;'--', -~ :"":,' :"'--:""'- ';I;" '.. .~.
'should emphasize horizonta,I,'
,~~at~:; ~~~~~:?~at~~h', .' .
otheroinamentation'; or a, '" ,
'.';'" '" '; ",:,:,:, "i', , .,'~': ::;, ,<, .'
combination of ' complementary:,
__ .. ". .., " , ',. ,,:.; ,'... .. C:""" __,'~'
COIOrs(Ei9u~etv\~??y~:' ,,/
~;--i;~~,' ~ ~--
';,<.) ,
.':1'::1
"'.c'_',.:",,-.._____,.,
".J"! ;~: .~. ~'~,', ~o: . ,;,'
:'.____.__".i-:.:'
:':'>;':
<:.., ,~
;!'J~i:' ,~}',,'
....J;'.,
,--,,"",
..".,......,..:...
..:.';..~;%t:.:!~).;
" ,",'-:~'.,
',:.',,'
, '
<~{ "":;';~~'<~~";'"
...~:.".
,,":';,
,''OJ,;
>.~:
'''"
;;) ;J'-- ", ,,,~ .. ., .,.
'.-:~,.:;\/'': '~
',;'; ;;i>
<.!.,:r':'
"",'.
,., ',--,-...,,,'.-
:;c,
.
,':
Building Form
Intent:
Massing on multi-family buildings shall articulate individual units
or clusters of units, Building massing shall include variation in
wall planes (projection and recess), wall height (vertical relief),
and roof forms (silhouettes) to reduce the perceived scale of the
building,
Horizontal planes are
emphasized through
eaves and trim
.
~
No more than 8 attached
units should be contained in
1 structure; units are varied
in height and setback
...".;.,...
Variation in wall and roof
planes reduce a boxy or
bulky appearance
,. "~;. ,.V
,',''''
,.;:::;-
Figure MF-33 Combinations of two and three story
units break up the massing of the building
.
.
.
Figure MF-35
Each raw-type
townhouses unit
shall be varied in
height and setback
, >,.
'. - '- ' -,
e, The upper story of 0 two-story
. building should be stepped'
back to .reduce the scale
". . oUo,odes facing streets,'
. ,courtyard~, or open space ,:
.:areas:,;(Figures MOl, MF-33 , .
"MF-~5)" '",
Multipie rooflines ot
different levels and
along the ridge help to
reduce the massing of
the building
Combinations of one. one-
'ond'one-half, and two-~tory
,uriitsareencouragedto create
'.: variatiofl in mass and building
. . height, (Figures MF-31 , MF-33,
. 'MF~35) .
Portions of upper
stori es have been
recessed from the
front facade to
reduce the scale of
the building
, '. .
. g, For row-type townhouses, each.
. unit sholl be varied in height
. and s~tb6ck: (Figures MF-34,
.:fo{1F-36):'
"J,
.
Units in these rows of townhouses
are varied in height and setback
i,' ",:..~
,,,.
City.. @f_.ife'iDeclll~Q
: ;..' . ., ",
. 'City-Wjde'.De~ig0'C7yidelines;:
. . . r':, . ,. . -,
Building. Desig..'
GUidelines:
a, . Multi-Forni ro6F,c~;"binotlons
.are' encourC1ged to. crea~€' .
vatylng rwUarms" and br~ak'
, up the m~ssln9aF the building. .
(~i9ures MF_38, MF-40)" .' ". ....
Pi... '_'
.. b: RooFli~~s'~hall iJe oi6~~~at
intervqlsnO.9r~Citer.thC1n.?O '.' .... ,
: Feet long by changes in height
. . orstepbacks, (Figures MF-3,7, . .
MF-39)
c. Deep roofoverhangs <?re
encouraged to crea.te ,shadow'.
. and acJd'depth'tq FaCades,
(FigLJreMF_37j
d,,' RooFlines shall be designed to
screen rooF mounted mechanical
, equipmen~.AH scr';ening shaH
- be :co;'~truci:ed consistent with
" the'materials of the ouilding
and shall be designed as a
. ,conti nuousco'1'po'nent i nstaUed
. For th~ length of theelevatibn,.
. _c_:"_" '. .:-e:..., ,;..--
,RooF Fornis typicaI8fresid~~ti6l'"
bui.ldin'gs, ~uch as g"ble; ,hiP. .....
or shedraoFcombiiiations,'..
. are stronglyencourc;,ged, IF a
parapet ro.oF isus~d. the roof
should includedetdilingtypical
oFresidential chOfaqt.er cind.
'design: --,
.
RooF Forms
Intent:
RooFs should reflect a residential appearance through pitch and
use of materials,
Exposed rafter tails and deep
roof overhangs enhance the
oesthetics of the building
Changes in roof planes
should occur at distances
no greater than 50'
.
Figure MF-37
Figure MF-38
. Multiple roof forms at different heights break
up the mass and scale of the building
.
.
.
.
Figure Mf-39
. h,',- ,
"
~ ,'"
A series of
gable roofs
help define
individual
units
. .
. ,
f. Fuil roofs ore desirable, Hipped
or'goble roofs covering the
entire building are preferred to
. . mansard roofs and segments
.....of pitchedroofsapplied ot the
bUil,ding edge, .
. . ,
. ...
." .
'. g, ' Parapets shall be designed to'
_,. . scree0.,m~C~a(lical equipment
withouf requiring the use.of on
" . additional roof screen,
. ',",
. h, If the interior side of a parapet
is Visible from pedestrian view, .
it'shall be' finished'with the
same materials and a similor
, level of detail os the front.
. f;';s';~e"
i.
"',
'''',,''::.:'.' ':,,, '..,'.,,'
If pai"pets are used, one or
more of the following detoil
treatments should be included:
pre-co~telements; continuous'
banding 0; projecting cornices,
dentils, caps, corner detoils, ar
varieW..in pitch (sculpted),
,r
':.':. ,'> ,.' ,. . .,' ',> I
. parape'tS should not appeor
>acked ;'n" andsh~uidcohvey
.: 'Q'~iins.e, ofiperr:nan~n.c~.
. I:
'-':
Stepped roof forms
break up building moss
"~,I
'..:
c:ity~l '~,m~u:ul~
,". ".'-""','- ,",',",.,- '''', "., >':""
CitY-Wid~,Design <;7uideli2es '
,uildin9i)esigo' '
G,ui,deli,f1es:
a,WindoUJcind daartype.
mate;ial. shape: ;';rid
proportfon'shail complement,
the, archite,ctur",r1ityle of ,th,e'"
, "'" buildinik(Figu;esMFAi: MF-42j
b, Whe~eQPpiopric,t"to the
,architectural style; windows
shali' be generoush,l inset' ,
: Ffom,building walls'to crecite ,"
shade Cl,nd shacJoU;detail:Th~
mi0imum ins~~ shciU be three
inches,:' , , -, ",,~ '
'.'
, ',. ,,"" ", '," - " ' .' ~
" "Wind,9w~. sho~ld bearticulgted:. ,
'with,siIlS; trim: kickers,'shutters,'
ora~~irig~authentic to the,
"architectural'style oFthe
'" "bt!i1cJi,n9:,,(~isl'~reMFALi)
'0- ___._.J_
d,'\Faux shutterS sh611I5e\;:
': prdpf'r.ti~i1'Q'te. 't():window
,. op~0}ngs ':;! ,
_.,~':' ~~~:-.
,,",
--"-"-"-'
: :-
.' ::~;
,
.
Windows, Doors, and Entries
Intent:
The main building entrance shall be clearly identiFiable and
distinguished From the rest of the building, All entrances shall be
emphasized using lighting, landscaping, and architecture,
Window and door
type, material, shape,
and proportion shall
complement the
architectural style of
the building
.
Figure MF-41
Windows Qnd
doors are
consistent with
the architectural
style of the
building
Figure MF-42
.
,,-
\ .~~:..
~..,
.., .'~_" .- i
~ >j .
.'<1-
.
Upper floor
entries
should have
a distinct
design
Figure MF-43
Windows should be articulated
with sills. trim, and kickers
.
Easilv identifiable entries
individualize the units
,v~V-r,~
,-
.~
J1......- '
or:,
J"
".
"'h,
Figure MF-45
.
e, EClchunit'sentry should.
'be eas!ly Identifioble;
distinguishable, Clndoriented to
.the street whenev"r pos?lble,
(Flgure~ ~-4~,~-4S Xi'
Upp~rf;Obr entri~ssh6('ld.:'
ha\l~ a ciistinctdesignthat .
complements the mairi building .
frontage (Figure MF~43):: . '.
'.lo. n~tm.'.o06ton~Us .llal<:':'nies .
. and,corrido[s, that provide.......... ..... .
. access tamultfple unitS,sho(,ld '
beavo.ide~lnsteCld;access: '.'
pOi?tsshould~\" c1u?te'red,
~, --.
'. Project icons,' th~matic pilasters,
,.sp\"cial pa"ing tr~atment:..: . ,
water features;' and:specialty
lancJscapi~g shbuldbe used .....
at bUi.lding and cOITlmo~ spme .
~ntn,iwavs t" unify a project,
.".............'=.-
...,) ~
,
I
.,r>"\..
..J '
,
'"
(
.'
City'~f;iemecuIQ
,: ":' ',,'. , :;'-': ": "-:- .-: :' ':-',':, ' . ,,:'- - -, ,-~
City-,Wiq~Desif;n8Uide.lines .
. ".~ildiftg..Desigo
,', .. "', ".,"
.- ," . '. '.. .
". - .,,--,..
'. , ' '."- -',-,' ".
.-. -,.' ,
, -,.;- '. ,-- -,"-'
. Guidelines::
. ..,:....:.,... .",,,.......,.-'-...'"
'. hl_'
,.-- -,"....
';/"; \.:;.
AcknowlecJgingsensitivi ty to
blJdget"i~is"xped,,\J that the,'
.... highestlev,,1 of articulation
'. '0iIlOcc'Ji6ntne front fa,ocJe'
and facaiJ;3s'visi'bie from. ..'
:'......i.::.".:.::.:..i.._:,-': ,:. (:'. . ,.
. publicst("et~ ",nd public ..
vi';'(;is;hbwevei, similar 6nd
":" _,':,-".,,'.:. ""_.."",.4':'. "-"~'_:'.--.' ",__ c.:';; .,'.. .
. complementcin,imassing,
, rflSteii61~,6~,cJoetai Is shall
be inc.6fpor,c{ted into every
otherbui IdillgBlevation;
16C!udir,gco}"mon buildings and
"recreationldubhol1sebuildillgs" .
".(Figuie,MF;49)'. . .
,. -, - .
"'''':'',,_.: "'<' . \'-"
b:'.0(chitec.turalelements tnat. .
'.add visual interest, scale,and
. character,such asreces~ed or.
. . projecting b6Iconies,tiellises,
',,::',,;'receAssed 'luindqws:<'veranda~,_ '
',Cine! porches;'6reenc<:lui6gecJ, .
;,'(Fig'ur~s'f'I\F46, iV\F-47 , MF-49)'
,,' :"i'Y~
',.,;-,,""C";" ,
:,,,; );';;_,~:r'
"
r;,'-
.
.
Articulation
Intent:
Building designers should incorporate 360-degree architecture in
all buildings and remodels, 360-degree architecture is the full
articulation of all building facades, including variation in massing,
roof forms, wall planes, and surface articulation,
Balconies, trellis
structures. exposed
rafter tails, and
projecting window
sills are encouraged
..... eG-.
('J-
)
;J~?
I -
t-r ,,'
< ? \
c/
.
Figure MF-47
An example of 360.degree architecture where 0
similar level of articulation and variation of wall
and roof planes occurs on all sides of the building
.
.
.... .. - .'
, .. _. 0-- '0
c.A;c.hit~~turol elements, suchos
overhangs: trellis6s: projections,
a0.Jriings, irisetS, materials, and · .
'ie'"....'.... ': ...'....'..,' -,..
textur~s,.~hClllbey~~dJoC;eClte .
. sho~?uJ 'PCltt~~ris thatc;~tribute.
. to'ab)JP?irig'S chatClct"rarid ......
.to~shi~V,!aped~strians~ale ......
(Figures MF'46, Wif'47: WifA8;'
M~-49)" . .'
The stairwell has been designed to
architecturally enhance the elevation and
act as a unifying component of the facade
cC Siair<J.Ja'ys~hauld Gidesigned . .
. ;-" ...;. .:' :-, -'-~-:" ,:,: ,.-.. :,.,.. :': .. ~::, .... ',...: .. " ..:- ,:.:.' ~,' .. ,,'.- ,.- .., .-'..:,.. .. ,: -. .... ..
a"anir!~gralpartb\ the .C1verall
arc.hitectur# of the building,
camplementlngthe' bui.lding's
mass and form Stairwells. .
should be solid; prefabricated
. stairs dre strongly
.. (Figur,!Wif.48)
.
Exposed rafter tails and projecting
LU indow trim articulate the facade
.
Figure MF-49
The variation in wall and roof planes helps to
break up the overall massing of the building
'Cii;ij,of,te.ijec~I,Q.'
:tity-Wid~;DJSi~h,.~Ui~eiin~s"
, n,". ., .... '" ,;.,',. "" __ . _' . _,'.
GUid:~lfries:
.,-,'-,
:;;
,<,
''''','/',',,,
<.
-'1'"
~~f ;
,...c.,-.-;
" ;;;<
c,;;'
~,ft,-ic> "
",;Y;c:.'" _
'" ;',
,.,c....'.,.;
'-', ~>,
"',
,
"",;;>-',"-'
.~', ','';~ L
V"
'-O.,C"
'.-/",;.; ,
'-'\f- -
-.'.':- , ~;
".'..,-'
. ,., , '~,
','-;:2"'>
c,',,:ye;.;.:
>., '-,-
.~.~- .
-"
., _ "'~,(;,_(,t7'.
,-(:.-;.T'
.
Materials and Colors
Intent:
Multi-family projects should be made of high quality and
authentic materials, In addition, the use of durable materials
requiring low maintenance is strongly encouraged,
The use of
different colors
and materials
helps to break
up the massing
of the' building
Figure MF-50
A combinQtion of
materials, projecting
trim, recessed
wall planes, and
balconies odd
articulation to this
building
.
Figure MF-51
Heavier materials
such as stone
help to define
the base of the
building
Figure MF-52
.
L' ~ "
.,1
.
Transitioning
materials at inside
corners gives a
more substantial
appearance, making
the materials
appear integral to
the structure
Change in plane with
change in materials
Encouraged
,
. '.
".,',.
Material or color change
at outside corner
Discouraged
Figure MF-S3
Co-planar' : :'"
materials
Discouraged
.
The lorm 01
the building is
further defined
by uniquely
pa inted surfaces
and contrasting
window trim
Figure MF-S4
Two-piece multi.
colored barrel tile
should be used on
terra-cotta roofs
S-TlIes Qre Discouraged
.
Figure MF-SS
'.,,', , " .
~ . , . ,
..," ',' .
,",--- .
",',..'..,. --,
".....'... ..
,.,"" ,',,".i
. MClterialchanges sho.11 occur
atintersecti~g planes, .
preferably .ot insidecorn.ers'of .
. .choflgidgUiallpJonesor where ..
. architectu;61 'efements 'intersect,'
. "':,:"1!'':::'''..'',: ':':':\ .......:'...:: '
.. . sucho?p:chimney)pilClster,>
projecti",,;or. fe,.;celine: (Figure.
MF-53) . . .
",' ',--. .,,, ' ,
... .. ..' .,
.'-' '.. .
, .
. ><~.'.':. ;~') ',', ,', ...,' -- .... " .:,:
e,C?Qtrgsting but complementary"
'::'ccllors~Routd be used fortrirh,':
"':-:' " ,'.,C::::-:',--', ''':' "',/,<,'
. ':WindClws"cloors;. and.key
. ar~hit~ctural elem~;'ts (Figure'
MF,54)" . . ..
"" ,,,"'. . .:'.:.', ';.:..
.' ,. , '
"'. ',,' ,.
, ". '..,', ";"i<'
f. Roof, materials andwlors shaU
" .'. .becpns(stentwlththe.desired
'.architectural style' (Figure MF- ..'
55):\" .. .... .' '. .
.... ".' ".",'
,'" '....,L'..,." ,.,'.;."
g. T;od i ti onal tW6-~!ecetciper~d.
,multi:coiored terra cotta barrel
tiles with brownh,~esand
. approximately a 20 percent' '., .'
com:ret'~ boost in the ii~lci tiles
and double tiies or bo;sted .
o;ubletiles at the eave is the
, 're;o~rIT,,!,ded sfle(ifi(atip~fpr
i..\i1eroofs...~igh fl'ofileo~e-flie~e
.. "5" tiles mbv iJ" Cl(cefltab1ci b~t
Clr"discDuraged,loLUprofIl,e .....
on,,-piece"5:'tilesare not. ','
permitted (Eig'!r" NlF-55) ..
. - . - ' .' .
, " -- ; : ::", ~ ';,;-"
c;ity()f;Tem~cu~Q
'Bty:U:Jid~:~~~i~hGVi:d~1 rhes'
',--;-,i,.'".'.'...,_,, ,',' '''' ".,-,' ;- ", ,','-"_ -'-":,:':':'
:~tilit~rian"sPClcts .
"',',/ "',' >':: >'-
"',.'-',
.': :~
.... G0idcil in~s:'
.' :j~:,-"~':""<;':::_,,,::~'-,,;:. ;-:-: :,..';,-::,;'-<"<"
. Q, . G';fage .doors shouldoppeOr
~"'''.- _':~':: ,." ',',., ': .-:-,~-_ "0' "':'
'. to be set'into the uialls:rOther., '.
. 'than.fI0sh with the exterior wall' .
," (FIgureMF-56) '. ,_.
.', "".,- '-"-.- -",.-.. -'c'
.- "" '-..
- ' " .
'- "",'-, '"',," ,,'_::':,:;'--'::":',,"
. CqrpOrtroofs vlslbl;'-fiom ';
"'<.,1': '"".,","":,,,',",':':',',-, '"",--, """>--"-'<
',bu ild in9~or~tr~ets,shall;"
.' incorpon:Mrogfslopes aild'
-", -"','",'--: ': ",,--,-, "'-"-'''''",''','::'' "'-",,,"--'--'
" materiaisto rTlatch pdjcicent ..'
b. ulldlng~:(FlguiesMF:56> MF-
57) ....;.......
Flatro()fs~~66r9~es. sarpgrts. .
. ~Dd '~~Ci Uarystructures. wh I Ie,
alr~lJ.i~rJ(iFnotyl~ibl,: off:si.te).
. ofe dls26ur<:1ged.< . .
.."{
, :-:.;~:-;-L;:;.'"
".'"
'.'-".,',,' --
,....,--"..
~" . <
, '}'
< '~-
- ---.,':,";
l)/L"
:.:/.-x;< '''v
';.';;i.
",:" ',"';
',-_:t,/ ,-:~--(; ,
<"_""'.,,':"'__V' '_' _', ,
-(~;;:;/{,:.,. "
'" r':_
,;,_'.' ", .J'''-'
.--" .~' .,,,,~-"'\;;' ,"
;-)'I'!-::,:;;,,;'<:,-:;
,,- '> ~
,".,:,>"..-
,
"',~ f <
:>:
,~ ;.-~"
,"';' ;~>,,;,,' -'
;;" ., :\"
.c,;.,'"
~.
Garages and Ancillary Structures
Intent:
Carports, detached garages, and other ancillary structures shall
be designed as an integral part of the development.
Garage doors should be
recessed from the facade
.
Figure MF-56
j
Figure MF-57 The roof and building materials used on the primary
buildings have been used on these carports and
garages, thus uniFying the design of the development
.
.
,".' '.
, " '
cLAnCillary structures
incorporate similar or. . .
tompiementary roof pitc~ond
. rripterialsto the mainl:luildings ....
w'ithintheproject,; .
,:";"".,,,; ",' , ",".
.
.',C,' , ;:>_',;",,-,-_ ::,;",,:+,,:~.
e, . Common mailbox enclosures
..S~6i1...b~.designid..t()..be.
similar or compiementary .in
":":::,,>',,--,,' """"., '--"; :;"
fanTl,mate,ripl,and color to.
.the~~!ro~ndin9 residential. .
... b~ildir:9~' (figures Mfc5S:MF-
59). .
.
Common mailboxes
should be designed
with materials
and forms used
throughout the
project
Figure MF-58
Prefabricated common
mailboxes are discouraged
,. ~. : . ."'.- ,c. '
...~lt'......flf"'~me~ul.~ .
.Ci tY'UJ!Cle;j)esigr.C?uioel iries,.
Utilit~riCI(.A~pects.,
,< ......
.' GlJipilines:
--}::
!;~> }.;;-
;-" ~'-
~ '~,\ '. .
.
.. ,
. .. ,.""".. ':':""::;"".":'.. ...,;',..,.... ,
~:: ':, '.:.- ," .,'.,.:.,'" -- ',,:,':'-, -,," :.-~ " ,., . .
a, . Utility and. serviCe c;reasshould .
, .. , , ..' ", .- -. : " ,,". --.. '," .. .--, '..i ."., -- ~ .: ,. ,'" ..
be part qf thei: early byiiding
. design pr~cess'rc;ttier than ,an'
, afterthought at the construction
'dowmentp~q;e.:::"r ..... .
;;;':-.; ;d"'."
-,'- ';.- " ~:': ,~:::.>;;.;;:,:~j:",,;::)~:: .:::~~~,- ;~". ,: 'f "",
b, Gutt~rs:aild.!'iownspouts should'
. bedecorCitiV€;. sind designed.
. toi(\tegiate with' th;' budding
fa,ade and should not appear
as a; ':tack~~: on" aftertbought.
",...-,.:.;:--",:,j., .-/, ","
" c. Transformers,shouldbeplaced
und~r9~ouild'to maximi~e safety'
'andfDif)illlize visuglimpacts'i
uJhenthis location carinot be\.'
, .'achi~ve~; the trcinsformerss~all
"b~uJel,lsaee"edand pl?C"? .
in the~earo! side yardarec.,
ffii ni rniiingvis ihili ty. frornthe .._.
,i' 'pubn(ii9ht-~f~way.;..>
c'i;, ''-'''0'
:: d, Me~hanicQi 'e~uipm~n~: including
gas and'.iie~tri,al ;"ete~,,' .
'" cable,boxes. junction,boxes"._.'
,.and irrigation'controllers:' ,..,-'"
, ~h'o~ld b;;i;cated'~ithin a .-;
'C' utility rooif1; along with the fire :.
riser and-roof-access 16i:Jder.':' .
_,,, .,:c.::"",_'....."...'.'...: :::';':':,"'--'''''..''::,''.'''.;,::, .-:'.t-.:
When this locatioA' can~ot be, ;'.
a"chiived. these f;'~tur;'s ~hali', ."
, be design~d ,as 'on i~tegr91 par~;
of the building on' a 'rear'or si4e:,
"':' ','; ':" ',: :C' .' "_~:~" ,,:,,'
: elevation. and screene'd,Jrom"."
public vie~, (Figures IflF;60:MF:
61, .Mi'-62) .
.
Utilities
Intent:
Utilitarian aspects of the project should be aesthetically screened
from view.
.
Figure MF-60 U 'I' . d' h b t' d
tl Itles an equipment ave een con alne
in a utility closet that has been designed as
an architectural element in the building facade
The mechanical and
electrical equipment for
this building has been
successfully concealed
within the building with
louvered doors and trim
painted to match other
elements on the building
facade
Figure MF-61
.
.
.
.
Example of discouraged
location and treatment
of exposed equipment
~
Exposed gutter,
pointed to
match fascia
., Concealed with
g Stucco wrap
r
Concealed
with wood
trim
Figure MF-63
Recommended methods of designing a
gutter as an integral part of the facade
e., . Double Detector Check'. .
. Valve Assemblies (Backflow
Preventers) forlandscape ,
Irrigotlon ond domestic water
shOuld riot be located at" .
~i ~ually .pr~rt;i.neQt. .I~tati 9rs:
: such as the:end of drive aisles" "
. arot'slte entries, and shall be.: .
placed in an underground vault
or well-screeried with shrubs, .
, , berm]ng,and low screen ~alls,
f, . AII'ven'ts: glJtters, downspouts,
,flashing,oncfeleetrica'l panels
should be painted tomatcnthe
. surface tb 'which th~se dements
are attached. unles~ used as
a major design:element,in
which 'cose the color Is to be
. ." -. .
c.onsistent WIth the overall cOlor"
. . '" -,' .,', .
scheme of the building, (Figure
MF'63j
g. Discharge from gutters ond
downspouts shouidri-ot flow'
. directly across pedestricin',
walkways, Water should be
. dir~cted topermeable areas
for percolation or toa project
drain9ge ,sys,t,;,m: . . ..
>c..
. - ';', - ,- ~- ~- " -.,'. - .":',' " .." - . .
. h, t':xteincilly mounted gutters and
downspoutssnouidbe avoided,: .
on elevations filCln9"~rt~rials:.
.) f,_
. .. .
, ..
. ... ,. . . ,
. (ity, Ofi lemettiJUa
_." .. .
OW-Wide Design Guidelines.
.. ,-.. .
.. Utilitc.rianR.spec~s
,.,
Guid,eJLnes:' ....\
.,.' .,
. .
q.' .
"
a,;fcombi';'9tio~ 6[;el<hm~nts,'
,:...igclu~ingide~~"7',tiy~' rrl9~O~W;.
',)lJalls"be,r!"s, 'and l,and:;(Qplng,
:should ?eused to-screen.
'.. ,objeclSbtthe'grbundpI6ne:
. " (figure MF-(9) ., .' ..
. "i _'.. .,~",'~"': ,<~/' '.. ... '
.,.. u__..,'... u . ',"- ','.
b;- Fences. Cilid waUs'sh~uldbe
constructed os low as 'possible'
. "!~i'le still. p'erf9;mi~g' screening.
cloise attenuation, ancl se.curity
f~n.ctions; (Figur<MF-68)
. ,,_Ail exterior. peiim~terwail~
locate,cl'oiang p:,blic ,streets
shalll1ave an offset a minimum
of.S(eetd.iepf~r eVery 50 feet
to 75.feet of wall.
'd, All' non-traQspcirent perir.neter
'. wqils shouls incorpora,t~. ".
standards tojJrovide for wail
i~ser~ ari'~=ror"de'~orative' "
colu~'n~orpil,?ste~ eVe;Y,20
'f,?et t" p~o~id"r".lief
e 0i1-ri~n;~ransparent p"iimeter
, ,wqlls dndlor fences. shall' be"
'> Qr~hit;;~W1Qlli/frecit;'donb;'th. '
':~iCJ"s,~n:d;~h,?llincorpor9te "
. "16iidscapingwhenever possible,
, ., ',(Fj9.Ji~ Mf::64)-' , ' .
, f,:i=lrlfeni::es,gnd walls requiied f~r
~c;eenin~purpoies ~hall be of
~()lid fI1ateiioL Chainli~k fencing
,witl1i'nsertssh'ailnotbe used, ,
(Figui~sfv\E-64, MF-67, MF-68)
Walls and Fences/Screening
Intent:
.
Fences and waUs should be designed to complement the
architectural style of the buildings, A combination of low walls,
berming, and iandscaping shail be used to screen unsightly
elements of a project,
~:;,
~~
, .'
Figure MF-64
~- "':;-'..,
,~,J
.~.-
.j"' '-rl>,.
5~' t
-" ~
''l, ~ ) Berm &
"'''--li1Y''''
.. 1 ..-illc~{""f'" wall
"S
{'~ .2
~1:, !
",- f"
-7,', .....Pl~nter
\Jl~.:.tl-,:o:1~;";'J
;-_/'. ....:.."~',,.
."
,4'''''
" .,....
.( ~l
I~ ~ 3' high
'^.'~.' . ."'~ "s!'rub
....i.m- ~tY
Figure MF-65
The use of various
materials, projecting
pilasters. vines,
landscaping. inset
areas, and wall caps
contribute to the
aesthetic qualities of
sound walls
.
/",...
_o.!- ':.--)'!
y~ i
" ,r
\,"-~. '. ' la. ndscaping
v~~;~ & wall
Various methods
are available to
screen p.arking
from the street
Walls shauld be stepped
to follow the terrain
.
..
.
.
Materials and colors that
complement the buildings
should be used on wall surfaces
Figure MF-68
Figure MF-69
A combination of trees, shrubs, and a berm have been
used to screen the fence along the property line and
create a landscape buffer at the street edge
.
g. ' Fences placed adjocentto 0
street sholl be screened with a
landscape buffer, consistent with
D~velopment Code standards, '
(Figure Mf'69)
^',';
,Wall~~ndfen2e~5h6~ld,be '
designed with materi61s and, "
finishesthC\tcomplement project ,',
arc[1i~!'Fture a,n~, sh~uld b~, '
plc;l1t~~'UJith vines: shrubs, and
trees, (Figure MF.69) '" "
~ ',' ",., .. . . '. _,_, I, . ,- .c-',' ," ,<, ._,_',
,'" ',,-:--',: :. '.',:. ,.:,,-:"
i. , Walls on, slopingtirr6iflshould
be stepped t~ follow.the '
terrain. (Figur<;MF-66) " "
j,
. . ,
. " ,
'" ; ','- .""
Similar elE,ments, such as
, .', ",">", -" .". ',- ,.', '-,'. "
c?lu"1n~:,m,aterial~:,~,n~,:ap" '
,~,etai Is, should, be,.incorperated
on perimeter walls, that ',' , " ,
transition from' one develapmen(
to, an6ther. ' " ' . "
.
k. Parkingi~tscreenin9 shall. be ()
mini"1um~fthree feet, in height
atth,!,~irn<; 6f,instClilation,
'measured from the, interior of
"0"""
.the parking lot. (FigUre Mf:65)
,- '-'.,-<~,-,'" - . "j," :;.-
"':.,';
L,Amini';'iJ';'15feet 0(.,
landscapecJsetback. shall
,be pr"vicledf~r parking lOtS .
adjacent to the street edge and,
sh911'inciude one or more of the
following: (Figure MF-65)
~. " rco,lIirigberms (2: 1 slope),
. low s'creen walls, < ;
1-."",. ','_",- _.,"
'ch~nges in ~Ievation. or
,~' la.nciscc,ping, . . .
~.i.t......V.'(.i.~(....T. ~m......~~U. .B.Q..........
. . ~^. "-.,,:,,, " ,":", ,'- '<- _ " , _.1': ',' ,',
Citl,lc.W.ide.Desigo(?uideliries.. "
.,' " " ' ".-., ,'- . -' ".,.,."
ji';_ ".;". ',':\ ,,' ,.':.',_, '__~;: "',>__:,> __:-_,,':!:>'
"'U~.htar.c"l ~~PCl~~$
c.""' ",'
^; .
-".-.,
-' '..' ~
Guidelines:
'''C",L.
"','
,:-.~ ., --
;,'- '-.-: ~
:,~ ,.-.-- '-- - -,:~-_:;>- '" -"..',.?;,.'
a, . Enclosures should beseparate,d
from a~jasent parking stalls with
o mihiITium 5-f~o~UJidi, (inte;i6r
... ~Ieardirii,eniion) planter aDd.
. ar2-in,hwid~paved suifac~.
behinG) the cuibto ensure: ....
"adequa'fe~p:C;(;;is avC:Hable f';r
. . . individuals'to,accessavehick;,'
... (Figu;~. MF,79). .. .
" -"'-' -:' - ',;: ' , -,::- ;: > - ~ -,;
b.T!",sh!recyding .cc?nt'ainers
· 'shoylcTbelaige'ellough, placed
freq'l~f)tlyenough throughout ..
the isii:e~Qncjo(ollected .
.iri~u?n~l~ igC:ugh to handle the.
ncefus,egenerc.t~d:(Figu"3sMF- .
']O,MF"71).... . '.
.
Trash Enclosures
Intent:
Trash enclosure areas should be carefully designed, located, and
integrated into the site plan,
.
Landscaping ond 0 12" buffer hove been provided
between the enclosure and the nearest parking stall
Figure MF-71
Colors and materials used in the design
complement the architecture of the project
.
. ~~.
'.J
.
c"":',','.
.
'"
Chai iil i.nkfenci 09. and 9dtis
with wood sl6tsshall not be
(Figure. MF-72)
d"
Figure fIN-72
A chain link fence with wood slats is
not a permitted screening material
.
",~;""",.
. -, " ',' "-.'
GuiCJ.eli he5:-'>""'
, .
-","- - - --',;
",''',;, ,\.".
'. -^< '~
ai light fi~ture"s 'sh911 ,be. .:~ ;;.::
; . (arcnitectur,allycompptible':U:iith: .
. ...tnebuilding 'design~?(Figuie MF-',
<n:" 74S";'.;':: '_ .':'~::':::;--,,"';':T::;: d "':~:^i:';r?2";f;.;>; ~:i.:,';<:;
....
" ...' ,',-',",",'"., ,', ",C-',_
" e,. Parkingl~ts6nd' ac~ess t~ereto
-c:_'-'< '-'r'''''c._~'''''/;.'-"':'J:'-i~7' ?" >, ," ,'-< ,: _.,
, ." sn,,1I be,illumin"tedwith a'"
mi~im~m:ofJ'footcandle of
lighting, (Figure MF,73).. .
, ", '" , -, '.
f.The designof'pcirkin9 lot . "
I ightin9fixtu;e~shalll;>e .." . ,"
comp'atiblewjth the' "rchite.cture,
usecl'in the'development.": ":
.-'-.-,"--,:-- ''-''",-;''';,-.' ",'''', ,>'ni;";-,.-; ",' ,', _"
.
Lighting
Intent:
The type, location, style. and intensitl' of lighting should
be consistent with the Mount Palomar Lighting Ordinance,
Lighting should be carefully designed to avoid direct glare into
neighboring properties and to be architecturally compatible with
the character of the development, '
.
Figure MF-73
light fixtures shall complement the
architectural style of the buildings
.
.
.
~ ,
g, All lighting. including security.
. lighting. shall be shielded .
. tominimi2~ glare upon
neighboring properties, The.:
shield ihClllbe p"inted to :'.
match the surface to which it is
attached,.
. .
h,. Security Iightin~fixtu""s shall
n"tproj"ctabove thefodo or
roof of th" building,
"'-, .
. .
. . , . .' . -
'd' ,.'
j, Security lighting fixtures shall
not be substituted for parking' ,
lot or walkway lighting fixtures,'
Decorative pedestrian
lighting enhance these
developments
, ' ,
t The lighting of building
eleif1,entsanq trees is '0(1~, ".
effective and attrC;;ctive lighting.
techni~lJe that is encourag~d;:
h~wever.light~()urces for wall,
washing a.nd tr"ilighting
sho~ld toe hidcJe~6nd shall,
. meet the Mount f>oJomar ' .
. lighting Ordinance, .
'/
. k,', lOUJ;voltagelhigh effidency.. .
andlor' sola~ powered lighting
should8~Gsed in the landscape
.wh~n",,~rPi'~sible,
- - ,_.... -.... ." . -. '.
Incorp6ra~e time;~.and. sensors"
to ?y6idunneces.soJ1,llighting, .
. Figure MF-75
Ci~y..f'emecul" .
(i ty-llJ i de'Desig()Gu ideli lies'
.
This page intentionally left blank.
.
.
.
.
.
This chapter provides general guidelines for the design of
commercial developments in 011 areas of the City, Retoil ond
commercial businesses include those that serve local needs, such
as neighborhood markets and dry cleaners, and those that serve
City or regional needs, such as auto dealers and furniture stores,
Additionally, any addition, remodeling, relocation, or construction
requiring a building permit within any commercial district should
odhere to these guidelines,
Common elements found in well-designed commercial projects
include:
. Site Planning,
. Landscaping,
. Building Design, and
. Utilitarian Aspects,
., .., ::. .- .,
',,~.ity, , ,teBlmecul~
'CitY-WideDe~i9nGyid~li nes
.,', ;c
, Site' PIQn~ing
Guidelines:
..... .
.:,(',::;: . :J," , .
a), Buildings thatposse~SlJniqlJe
'qualities;~uchas'cultWRI" "
significance, unusual or,:
identifiablepichitecl:ural.styles,
or histClficsignificanc;';,should "
be preserv';d'a~~ in~orporated
into dev'elb~ri;ent prbposals,
(FigureC,3'), ,,;. ,.' ,',' ", .
, ",' .-,.....-'
: -. ',"".,"1_" ,',
'-c' :':.::>::
b, BuildingS. b~c;rientedtilllJards
publicspacesand sh,ould not'
bClC~ onto existing Of planned
amenitie~slJ'ch asparks, open
space: water features, etc
(Figurescr, C-2, C~4)
cP;"jects should create, attractive<,
'street~cap';s ancJ shouldb'e", '
de~ig0edusing high-quality" '
matEirials:'The use of stu,cois,
:. :::'." ", """':','" , .' .."i.-'.,,<:,..,:,,-.
discouraged ,!nless alight to "
sm"oth finish is lJtilizedcind;the
us;' "fstlJCCOis blended with , "
other finish materials, such 'as'
,stone,brick, wood, a~d/a"iro!,.'
':-.:",:":'-'.."" .''-- ,'... ,','-". d
;; ;, . <:- ." < ... -- . : - ':' ". , ''i.: __ ..: "..__~
d, 'loading and s';rvice ar';os, trash'
. enclosures and storage areas: ' "
'mechanic",1 equipm'ent;'ari:J', "
, utility meters should be located
w~. " _.._ .,'_ '_,' .:__... ", .:.-' ,'~". :-" :. _',.,'--: .. ..'.. ":"_' ,~
, as far as possible fr"m, the " .
, str",et and adjacent pr9perties: '
,', l',' "">:-:." ""';"'-.;'_ ':--'-:'.'"
"""''-~ .
"i",'.""
.
Lot Layout
Intent:
Contemporary buildings and landscaping employing the highest
degree of quality provide a direction for new development,'
When the scale, materials, and architectural character blend with
what is already established and is considered of the highest
quality, the City is continuously woven together. Buildings should
generally be oriented parallel to and close to the street, thus
providing interesting architecture and building mass rather than
asphalt parKing lots to define the street edge,
--- ----~ --- - -
~'/~ T /-,
(' .J". \f:/'- -t>'\---.Ji )<--".~"
. -y p . ;~,;;; ,\j- f'
--' ~ ~. f;J
~>
.
Projects adjacent to
parks, plazas or other
public amenities should
be oriented toward the
public space
Figure C-2
.
.
, " ":: :' : , '
--,' - - ".,' ,
"" '-,:,," '
.. D!i~euJay,access points and
. int,mic:Hc:ircul,ation'should be ..
10cated;asJClraU,Ja~ as possible..
from residenti6Iproperties"
.~ch?ols,p()rks,()nd oth~r
. , sen~j'tive ,uses(;' ' ,
Figure (-3
Buildings with
historical significance
shouid be preserved
and incorporated
into the project
:'1'
.
f: .., toadi()gareas; and serVice,
. Clreas?~:~heJ~aror sidei)f
bui Idingspull?p..up to t~",...
streets~?uidbe?ncl;'s?8!\If .
e~clps;ureisD9t. possi6.Ie:. then
, these..areClsshall b,e scr<3e()ed'
..with decoratiye walls, ,trellises,
ond vines, berming with hecivy ..
f9"dscaping; dense t"~es;
p~()cornbin9tionof these
~treatme(lts.;;'/;:' ;
Projects should be oriented
toward the public space
.
..'....,... ..
.., ',' '" '.
<~ity~ofr'em4lcuIQ,,'
'<",'~'( ". .-... .", , .' .....,,'..' ,..;,. ,"
(ih,I:UJide l)esi9nG6i.d~lines ....
........, ,.. ,., ", "," ,',', , ',C',""" '. '.'
-';.: ,,',
SitePlonnins)': .
'.'," " ,-' --....'...... ""
"..", ...
.. ,~,
i'
',', ".'j
'''''.''..'.' :,." ,'....,'. ,,"',
g'" Buildiri9sh~uld bi.placed'at
).,fr9n{S~tbacKlin~s to define and
.'~r'enliven.thestreet,(andsc("pin9. .
.... ~'sh6~ldbiinstbliedb~ttJ~er\ '.' .
." ~'thi sti~"fq~dI6t' edge6f~hi'.
sid"LU"lk 6rip, the buildingtq
softenth~ri1assing and provide: .
a pedestrian scale tow6lkways"
..~<(fi9uEe~;(,~5;:,'C7,:',C~8) ..., --....
;,:'.,
J;(','<:,,-' " ,
h,'
J-tn\ir\imum .20'fo6tsetb6ck'" '.'
shalLbe provided betweeria .
.commerdal use parcel and"
single-family residential'use.
parcel. (Figure C~6)' .
.
Lot Layout continued
.
Figure (-5
Pad buildings placed ot the street
edge create a desirable street scene
A minimum
20' setback
shall be
provided
between a
single-family
residential
lot and non-
residential
parcels
Figure (-6
.
.
Discouraged
1T -:-- -=- --= : 1
I \ ~~~ J U ' ,\
I LJ-~ i,! ,I ~
'1; :. Vl
I', :,'1" ["ii":,, I
!\ I':
;L"___.'.~\ "
L=_~ 1'~._.~,i:':d
Street
Encouraged ~'\
\)
"'
.
Figure C-7
Access from
secondary street
parking lot
behind building
ji
Dated "L"
shaped
suburban
shapping
centers
shauld be
avalded
in Favor
of clusters
of smaller
buildings
with pad
buildings at
the street
'" There ,should be.nobla~k walls
on any side' of any building'
llIithina project:,Loddingand
serv,lceareosshoul~ n'f'verFa.ce'
the, stre"t, but sitecC:i,0straI0ts"
rilOyperrnitthe~'f'(1r'f'asto '
be locat;"dal?n9a~tre"'t if
r->roperly sC['f'en"q, '
"--" -,"'-" ,," " .
Dat",!: "L"shap;"'d'"suburban
s~oppirig(enters should be
, avoided.,ClusteiS of smaller'
bUildings ~lthpC1dbuildin9s
at the street edge 'arestrorigly
encouroged, (Figure (7) ,
,. ..'
Parking in front of building
t
<) 000 d (1 C ~ r4 <3-O~-C-C-O-~ cO
Encouraged ~ qz Discouraged ? ~
Figure C-8
Examples of commercial
site plan layouts
.
Buildings should
be placed at
street frontage
,',.,. , .
. .. .
, ..... .'
..~itlfl'.f.'eMeculi..
9ty~WideDesignGuid~lines".
'....;.. -,-, '''-''- ,'. '- .
. ,
SitePlclnni'ng,
Project Entry and Character
. ',....., .
c.-:;.;;v. ","
. .-' ...",,;.~..' ;-.' - " .
Guidelines:., .,'
''''';',;'';. .
Intent:
,.
-
Site amenities, entries, and features should be coordinated
to complement one another and create a unified project
appearance,
Figure C-"
.
.
.
.
.
.
Water features enhance
project entries and help to
establish the character of the
development
Figure (-13
This pedestrian-scaled gateway
helps to establish 0 foeol point for
this smaller commercial plaza
. .
..' ..
. , '
. . '..
b, Project entry features shall..
reflect the overall architectural
ide';tityor charact;"r of the
development, (Figures C-l 0, C-
q) ...
" - . . .
c P;ojectico';s;them~t;c arches,.,
special paving treatment, water.
f9untains, and mature, full-sized
londscaping should be used to .
. . . .. ""lfya project: (Figures C-1 0, c-.
11)
.~
,~B~~~~lf @ffi~'~Q>>g,@)
" (ity'Wide Design. <JLJidelines ..
GlJicJelines:
,< n" _ '.'" _,
a, ,:Excessive clJtand fill shall be'
avoid"d by 'f~lIowin9 ;'atu~al
':(Qrit~~rs:~he~pos~jble, '
...... .~. .'~ .- . . -.. - . ' , . .' .
b, ' Slopes' sholl be rounded and
!!co:rit6~;ed t6 blend with the
",- - -'.,-,." . -.., ..... ,-. .
J~iihn9tef'.?inandto"minimize '
"gr'?ge !;liff,?rentials with, ,
adjacent streetS and properties,
.".: _C_.'__ . '" ___,-
,(Figures,Col4; C-15)
. 'd ,
c.', Grading ~hall retain as much ,,'
",'nci~u"JI vegetation as possible,
"
,,'. ..
d, ,Gi6dingshould generally'
, follow the 'natural contours of
the land, Terraced parking lots,
, ,stepped building pads, ane) "
larger setbacks 'should be used,
, topreserve the gener~,1 shap~:,,:
,of natural land forms, (FiguresC;:'
,14,C-15,C-18) ,
e, All cuts ,and fills ,shall be at a .
'2:1 slope orless:(Figure (-14)
f, Project plans shall addressth~: ,
,'disposalofexcess soil material..
. '~s-n~_~e~s.6;~. > ' - ,. .
.1.
Grading and Drainage
Intent:
.
Grading and drainage shall be coordinated in the initial design
phase of the project to ensure the most natural and least evasive
approach and that National Pollution Discharge Eiimination
System (NPDES) requirements are met,
Figure (-14
Figure (-15
t.':': .,,~~. "',_ .,,: ~ . :'-'1.~;'/, ..-
"'~~~o 0
_;,~t;;x;":,:,>,~:.,,y,"i:~~~' E. ;;',/-<,/~:':',
Encouraged -
Variety in slope
bank gradients
creates a more
natural appearance
Contours shall
be rounded to
blend with the
existing terrain
and simulate a
natural grade
.
Discouraged -
Engineered slope
banks look forced
and unnatural
.
.
Curb cuts for
parking lot runoff
to enter swales
figure C-16
.
Stormwater
detention
ponds
shall be
designed
as a
landscape
feature
figure C-17
figure C-18
Stepped building pads are
encouraged on sloped sites
.
.. .
g, Pr6ji:ict design shall pro~ide
forwntrolled drainage
. .af storrriwater aluay from,
buildings,
., .
, ..
. ...
- ". . .
h,. D~tentioi1basinsshould not
.. be.locoted within the front
.setback unless designed as an
. . att\active landscape .element,.
StClrmw"ter rete.ntion ponds .
sh(lll be designed as landswpe
" features .rather tnan as lorge,' .
~n"do;ned?epreSSions in the
site: (figuiesC,16. C-17)
j,. Permanent stormwater drainage
fadlities sholl be used to .
transmit stormwater whenever
possible, (figure C-16)
,., -';-.'
j, . The use of bioswales is
encouraged when this option
'is feasible for meeting NPDES
goals and objecti~es, .
.1 ,.
: ,~
-~ -,
Cityof'l',e,m~cijl~ '
,qty:Widf De$ignGuid~Ii~~s
, ,
stte 'Io,nning
Guidelines:' '
6:" CcimmercialdevelapmentS'with
',' multi pi" tenants shall provide
c~inrrion ciutd66r"picizci cri,a,';, , ,
(Figures, (,19, (-20, (-22)
< .,'
,', b, '. Employ~e brepkareo~and'
, 0~t8bor usear~C,,; .;hbjlbE; ,
,sheltered as' mush as possible
,: fro';' the iiciisean,dtrafficof
adjocentstreets andoth,,~ '
, incompatible uses, (Figure (-22) ,
: ,..,.: . .~i" ..' _h'." ..-". '_,: ;.-, ..
.,'.it"',.-,;:'", ',"J" ___"::_'_ :.,",t'?'-
,c'.:Ou'tdcicir furniture andfiiCbjn3s
:, shb~ld~e~6~~atibl';~jth the
,. i pr9j~ct'a~c~i tectureClnd"tio~ld
',bec')refullycci"sidereda's '
'integral ele'mentsof thepioject,'
; " (Flgur~ (:20) ,. ,- .
" - "-
",'...'..0 _, ,. .... ,,"
".n ",.., ......
d OutCJci6durnitur'e should lOe
. .. .', -,.- ,.". '.' , ',] ~'- ~. " ,., ',- ','
, :" i"c1pdec) in cine! shown on all.
sit" and, landscapi,,9 plans:
'..,.
t"
.
Plaza Spaces
Intent:
Plazas and outdoor use areas should be designed and integrated
into the project, These areas should provide shade trees or
shade structures and pedestrian amenities such as benches,
fountains, landscaping, and public art,
Benches or
seating. trash
containers, and
landscap i ng or
shade devices
should be
included in
plaza spaces
.
Figure (-19
Common plaza spaces should be provided in
developments with more than one tenant
Figure (-20
.
.
.
.
'.,1.'
"
If not properly
screened. vending
machines can be
unsightly and are
discouraged
e. Newsp~petr~cks, bus stops. '
, and phone boothssnould be
" cqmp~tiblewiththedesign:
Including (olors; of the main
'.... .u.,.,-" ..... "
, , stnJst~r,? ,('
-'.,',::Y',i..:, ',"
~e:liJspaperra,ks shpuld be
consolidqtedinto a,single unit'
to reduce visual clutter, (Figures
(;23;(-,24,), .
Figure (-21
9 ~~';rI6rvi~dIng ~a(hinesare"
disc()~ragcbd,(Figure(;2fj." .
,':-i',T;
h,,' Th~aie()~ bitween builcilngs
should be definable and
. purposely designe'd shapes, not
slmply.I,efto~er's(.l()cis between
buildings: (Figure (-20) "
Outdoor furniture should
be compatible with the
project architecture
Newspaper
racks should be
consolidated
,- , "',
. ,
'. -"',
. , . ".'. . . .
CUY4&)fiemec'ulet
. CitY-Wide[)e~i9~ Guid;Ii~~~:
. i' ',~ , ' ~ .
.'$~te Planning..'. ...
..
Guidel i nes:.
,
,'. "" ., --., . ......."'''...--.
Dri~ewoyentri~~~h"I!91Ign'. '.
with existing.qrpI6n'ned:. '
"', .',.'....., __ ","... _' "', .,. ',"''- ~.' _ '_C'+.-.~"'__:;_: _. __ ,_ . ;
medionopeningsc,ndodJacent ..
. driveways:'" .. ,.
',>.",
-- ::--- ,;, ::", ,.,e ',' , ~ ',,';. -:,-:;:
Site pions shouldav';idof.
eliminate unnecessarydiiveway :
entrClnc~s:R~.dpi8<'~laccess .....
... drive.~ ~r'estr6n9iyericoLJiaged ..
to, I ink odJ6c~nt. properties: ....
(Figure (0) . .
"<>:.;"
cAlTl6I~ciiive6Isl~ ~e~ing'
8 ~~i~in.98~ea.sh6~,1cJ b~a'
maximum of 40 feet in width,
. .. (Figure Ol)
",'.
,',e'
.
Access and Circulation
Intent:
Parking lots should be designed to allow for customers and
deliveries to easily reach the site, circulate through the parking
lot, and exit the site, Clear, easily understandable circulation
should be designed into the project to allow drivers and
pedestrions to move through the site without confusion,
"Q 120' Min, distanc
CZ. .
V,s rW ere pass I e
J
E~d 0; 1 Curbr
radius/curb cut 'I
return :
, Property J~
Example of appropriate
curb cut location
.
Figure (-25
Flowering vegetation on a round-
about and special paving treatment
distinguish this project entry
Dr3J
' ;.'
.:--..--.'
A landscaped center median
creates a entry focal point
.
.
In large parking areas,
pedestrian walkways,
landscaped medians.
and drop~off areas
shall be provided
Pedestrian
Median
Figure (-28
.
Parking spaces
sholl not be
located along
the main drive
aisle
Figure (-29
.
A series of smaller
parking areas is
preFerred to one
large parking lot
Reciprocal
access sholl
be provided
to adjacent
properties
Figure (-30
f:
, .;', ~ ), ,. < : ..
Divide large parking lots (aver
'.200 parking' spaces) Into a
series of..connected smaller. lots
. ;"',' .
using raised landscaping strips,
pedestrian paths occentedwith '
speciOlpaving, and access,
drives, (FigureC-30): .
. - ..
',!'
. ' . . .
g . (Jorking I,?ts with more ,tha~ .
,109stalls Sholl incorporate '. '.'
..... th~'followingentry elements: .
(Fi9Gr~'(:~m .
. . . " R minimum 7-foot wide .
"centerlondscaped median
)ro':" the public street to the.
<- first bisecting parking aisle.
. ,.R miniITIum4-foot wide'
" sidewalk an at least one
"side;Ofthe drive aisle to
. connect the street to the
front cro~~aisle'
. Twol.O-foot landscaped
parkways flanking both'
". sides of the entry drive.
, .
'h, . Inpcirkinglots with more than
100 stalls, spaces shall not be.
.lac~tedQlong the main drive ..
aisle', )his:configuration will:
eliihin9te.:pr!?bl~rris(aused ;
. byvehic,l~sloacking into the
':. primary' circulotion path: .This
. guidel ine shall also apply to
. oqyprojectwithin 500 'fee~.of: :
, ,.oninters~(tion hoving olevel cf.
: SerViceof"b:' or worse, (Figure .
: (-29)""" .' .' ,'.' .
'",
.~it\t'~l 'e~e~ula'
City-Wide Desig~ Guidelines,
. . .
, S~te,' ma~ni..g
i. ' A ,minimum 40;footstackirig'
. distance sholl be provided.
'/"', ::"'- ,'- ;'" ^, ........-..',.;,:
" bet'f'e~nthe:edgeC)f the travel
'lone oildine' first parking space,',
, ,c, Additiofalstacking di~tcince'
'shall be 'required when 'the'<,
driye[u"v is ~sed for o'ccessto
, ,," drive;Shr~ughlanes or lOading:',
" .do&areasused by large;,"" "
"'~ehi~les:;(f,igure(-3)j,;,':d '
. j '> " . . - '-~
j:
Developments shouldpr~vid'e '
',,' eC1sjlyidentifi,?blepede~trian
.access to building entrances;
'and'keyareaswithin;ttlesite'
, from th,:str~et, sid.~walk,
parking areas" and ousst6ps.
, (FIgures(-33.'(-35)" '"
, , ,
, ,
.. . . .
k.., Pedestrian u:,,,lkways'shbuld be
,; safe, visually, attractive, and'
,welldefi"ed bylaridscaping
andlight;ng, (Figures (-32,' c-
33)' ., '," '." ' '
:-.-{
;.\
- "0
..,'.
, ,
'I:
In parking areas with si7 or. ,
more ba,nks of parking stalls,
p.edestri,?n paths-shCi}i qe ..
pfoviged uJithinlq,n<!scape.; ,
islands, to ccmn:ect parking areas
and b(jil~inge(1tri~s~-Trellises
andO,th?rp,:,d~striC1n-scale . ,',"
,',ameri,ities are ~nc:C)uraged in "
, and along pedestrian paths, '
(Figure,c-28) .'
,
:
:.t:.,.
','
" '
Access and Circulation continued
CD]
Figure (-31
.~
Figure (-32
.
'R minimum 40' stacking
distance shall be
provided between the
edge of the trovellane
and the first parking stall
.
The area between
these buildings is
landscaped and well~lit.
and awnings give the
space a human scale
A iandscaped
pathway
provides safe
access to the
entrance of
the building
from the
park i ng area
.
.
.
.
"
Accent pavi ng
at the sidewalk
and crosswalk
create an easily
identifiable
pedestrian space
Figure (-34
Textured accent
paving creates an
easily identifiable
pedestrian path
Figure (-35
The pedestrian path
in front of the building
entrance shall be 0
minimum of 11' deep
when adjacent to head-in
parking
Painted striping as
the only identifier for
pedestrian pathway is
strongly discouraged
Figure (-36
. . . .
m, Pedestri'an drop~off areas shall
be a minimum'af9 feet wide
. and located outside vehicle
circulation aisles and pedestrian
pathways. (Figure' (:28)
n. . TextwJdpa.vingsh~uld bJ
, provided at crosswalks within
the project as ~f'Posed to.a
painted stripe designation .
provided it does not conflict'
with FiPA access requireme~ts, .
(FiguresC-3.4, (-36)
0, Sidewcilks C;t building entries
should be a minimum of 1 f
feet wiclewhereadjacent to
head-i,;'parking to allow far, '
car .bumper overhang cind <;
feetw.ide where adjacent to
a'landscaping buffer or drive'
ai~le, (Eigure C-36)
,.. ,
p, Yh!"are? between bUildings..
shouldbedesigried with the,
pedestrian in mind,Jandscaping'
and pedestriqn scal~delementsi
such as awnings or trellises
. . should'be i'ntegrated i~tothe'
ei~vc;\iC;n and the passag~way
shC)ulcJ.be safely.lit, (Figure C-
32) ",: '.""
,.
,'ity~f1'.eMeClJlh,'1l
';-<,.:,.., . ;,',. --::';" ' " '. ....
'(ity-Wi~eDe!ii9,n Guidelin~s
'.; .
S, itcf 'Ianning
" '.', ,. -
-, ,- ...
:- .
,Guidelines: '
'c.Lf\i6.ioading facility,jnCl~c:Jin9'
<, .incidental parking c;~d:,:'
mciri4weringareas:,snali 'extend, '
. int~ pny required minimum Varo
, s~tbi:ick,> :, ""..'" /
\::.J;' .'j
'~... ",
, "".;';
b" Loading facifitiesshould be' '
',' -io~ated2;s f?r~s_p6ssibie'
fromtl1e streetan'd adjacent'
" , ) .:'. ~. -; '-.' ,', '," - . . ., '.
properties and shouid not
.'. , "'--'
be located in arecisiiisible
fro'; any adjacent public or ,
privOtestie,,('unlessscreened
';app[op(iat~h,i: (Figures C-39, Co,
"40) ,'"
"".,,,
. ," '.,',"" '. ," ,
c, L6adingfacilities should be '
'c;J~signed as ariintegrc.lp~rt of,
t~e building served and,shali
be',inthe most inconspicuous
, .i~~at'ic;n: (Fig~r~s C-37, C~3_8)
: .,' '-'
. ,,;.......-.. .
d, ,Seiviceand,loading cireas
'_ ::"_ ". -C',: " ,~. " _,', ': ,":-, ;
, shc,uld, ~e located and designeC!
.,.',For e6~y ~~(e~ss_ ~y_servk~'_~>:" ,"'
(;ehiCles:'fo'r convenient access' ,
", :. 0 -','c:, ' , .' .-'.' '-" " ' '~ :.. . " .', .
l;jy~ec,chtenant.6nd to mi_niri1ize; .'
'tci,'dJiatiori 'c6nflicts witli:.otner
... .~'- .' .,' - 'u" . ... ;-" '" .
~J.~~ US~S: .
;"' .~.
,:"":\.' "."',"'> '-' ",' .:. '. .,- ::.
';e,,:publiccirculcition should,not
'h'" route.through loadi~g Or~e'rvice
.afeqs~- -"
I:,
j,
.
Loading and Service Areas
Intent:
Truck loading and material handling should be accommodated
on,site in designated areas, Service and loading areas should
be designed to minimize the noise, odor, and visual problems
caused to adjacent buildings, properties, and streets,
Loading areas
should be
integrated with
the building
design
.
Figure (-37
Figure (-38
.
.
../
.
Figure (-39
Street
:;'
"
~
(
\. ~d J~
"'~ a ),
,"=.? -b - :::::;:1
's,
~
r
A screen wall enhances
this loading area
'~.."..-"!~" .
-~ ~-
l !
~I
loading and
service areas
should be located
away from the
street edge
4.'('.1'1
0&
-<6
'tP""" tx{) 'iy~,<-,
=
Figure (-40
.
.,?_'~-,. ".'
,. Q fl' 0 0 :;f;::;~<;', ::
:~-:~f" "',-". f';';';:ii(~t::::-"'~
f,
Looding,docks should be. .
located as far .awoyas possible' '
i',- ',," "
, from residential structures or::
P.'rivate'rearyards,'
,.'." ..
. .. ...... .
,A looding space should be '.
provided/or e'ach restourqnt ,"
'site:, "
g..
h, . Paved areas behind comme'rciol'
. _6\Jilding~'should be:miniinize:d'
.', - .t~}'~j~iC?~f~ge'q~cy~L!~ti'O~---
.... ortrosl1oild stored goods,'
, " No orea,behind commerciai' ..
building~~hould be poved ':
unless iLis required for . ,
cir(':-!J~tio0, loading'or'servi,ce,
. "octiv!ties, or par~irig"
-,,"
j" Ifvisi~lefrom publi~view,'
roll-updciors ore 'generolly
(jisco~r0ged; however: where
s,uch doors o~cur the doors.' "
sh?uld be recessed ,0 '!'inim,u'!'.
pf12 in~hesinto the bUilding to
'provide 0 shodow'lin'e:' ',.
o ,I., ',"
"...,,,'
.,;,:.~;.
. j.. SeriiiCeond roll,up,doors'
,. "'~hoiJldbe p~inted-tb match the,' ..
l5lJildin~fc;rYi;" '.' ' . ,'. .
,'.
, ;':"
- ::~ _(' . :", :,: ;,l;L>'j
'"., '
(oty@fTewu:~cl1!Jl~
Ci~yWiCJe Desigo(3uideliries,
.sit~(~~G~~i~:~ ,", '
. ,L';'
"
" -"-,' -,' ,','
GUidelines:
. .. .-
, ,
a: ,Park(ng;;",ias sh~1I pro,vide" ,
'bicycl~ and>":',ot';rcy~l", parking:,
._....C:
. .. ..,--- ..
Perkinglotsi,dj6~~ntt~anii.' ...
vi,;i[)lefrorrip,!bli(~treets shali ...,
be adeguatel~,;crieri~d fioin
venicl" view ,thraughc>n" ar;,
m'are ofithefollciwing: (Figures
C.42"C-45> C:-46, C-47) .. .,
.raili':;9~~ith ,?~r;"s(2:r
slap~)'.{ >,:;';"
. ",' law'scree()~alls ,
. .. 'landscaping, 'ar, ."
..thonge,; inelevatioh,
-.:: :~r;:',.:;;:<' "t.: '.': ,.... ":,i;<r(' "
A ":t' ,
i:), 'Sci"~cnir)gsh.al!be'o,minin1um
-: of3,feet in height'atthe time'
,/",',-..:p,., - . ~":~';-' ..~ \ ,.",/". .. ';.
of installatian, meas0iei:l from; '.' .
- .'th~i()teri(;r9Hh~ p';;rkingIO'i, .'
, (F,i<;JlJi~C'42),
.;"-'''."
j.,"
.--t- ._ , '"
e' Parkirig',oreas' endcarSi::':" '_' .
. J''1.', .-. .' ;.- _."__. _d _, "_ . ..
':snauld'not,be thedaminanti, '
'~'..".vis0~I~ieme-htoithesit~ ';i'.
<"stie~,\S.cape'""" '. ., "
,.. ".....,. .
..' .cO,
. .' . .
'" .... - . ~ ,
F,'" Car9~prajectS(avir.2QOparking'
. ,.spaces) should break up parKing
. qre~$into a~eti~safs!TiQller
':parklng areasinte'rrupt~-d.by , ..
Jan9sciOiping:'(FigufeC.44)'.' ,.'..
Largeexpciris"s~(paved areas. ....
.pn.dlcir;sr'?liJ{.ofpa~hiflgspace,; .
:s~'olJl~j.becir.9ided" ~;':.; ..... '-.
,;:,
.
Parking Areas
Intent:
Parking areas and circulatian systems shauld be convenient and
easily maneuverable by matarists and pedestrians, Parking areas
shauld be landscaped to. minimize summer glare and heat buildup
and to. reduce the negative visuai impact assaciated with large
areas af paving,
.
. Figure (-41
Pedestrian walks
in parking areas
-,,,J--- '~"1_
.f"".'
~~"
,,,",-
"'.' .;...;...
:~'" "i
c, ,r
'~'O~~~~:s:~:~
,.
<
),~ '1
. 0~'~1~~:r:a~
J~ ,!
" )
"
;?
c".~ Planter
~\ ~~ (:g;~~
,:,-.j~'
'~'.{~ .
.-,,--
."
s~ J
. ,ffi;/
"'-"'-":7,: \~(~ . Berm
~
s. ...-')
,j ,j
{-<~ ~ 3' high
'^-~'-",1 shrub
. ,
q '.';1. fe~h")
Various methods
are available to
screen parking
from the street
Figure (-42
.
.
landscape planter
"'''
c v /'
~ a
~ a.
a '" ../
a. /'
0 ,~
v ../
'6.
00- /
(-
0;
~
c
a
Ci
"
a.
a
v
'"
U
c
a
~
Landscaoe olanter
Hammerhead for
deod-end pOrMing
aisle, usually 5'
deep
h:: Parking lotson corn~r sites'
should not be locoted near
the intersection, Buildings.
.shoyld be, piaced close to, and
, oriented'toward, the street: .
(Fi9yres,~c44; (-41)
, L . Parking citth~ end'of dead:
e."d drive aisles should
prayide:a recessed area, or",.
"hammerheod", extending five'
feet in'to the londscaping orea
aDd as wide as the drive aisle
to permltvehiclestoback out of
the parking space arid m~kea .
three-point turn, (Figure (-43)
Corners may be
rounded or right angles
Figure (-43
.
Parking areas
"
!,'
,',
Figure (-44
.
, City. @f'em~clJJla,
City-Wide D~si9'n Gl)igelines'
... ,.,' , -"" ..... ""' ,-, '. .
Site Plan~ing
: ~
-. . "," ,. -
j, Trees shall be located .
throughout parking areas per
. thbMu~icipa[C~de, (FigureC-
,50.>" . '," ....,
. .,"" -'
k ,LanCJs~apin9within parki~g
areas should. be protected tro~'.
'.' ~nc~oachingvehidesl:>i;' concrete.
'!!cJrbirig' o(raised,planting areas:
:WigureC-SO) , .'."" .".
m,Paving materials sboul~ be
varied in texture' and color '
, wherep;'destrian and. ve_hicular,
areas ov~rI9P' Theuse,of "
stamped concrete, st6ne,'brjck,
or granite pavers, exPosed ,
aggregate, or colored"concrete
isencOl(ragedin PC1ikihglo~ t;'
promote"'pe.destrian" safety: i:ind'
to.minimizethenegCltjve impact
. ()f large expanses of asph"lt '
paveme'nt'. . .. .
. .'-. ;
" ~'.:
" . .,"
<<',','
.
Parking Areas continued
A berm and
landscaping screens
this parking area from
the public right-oF-way
.
Figure C-46
,
,
Figure (-47
Parking lot has too much
paving and no landscaping
.
.
.
.
Drive aisle
6" min.
1/
..-F"r:' . ~.~....,"!'~,
Figure (-48
Landscaping finger
islands should be
provided 1 per 10
spaces and should
be designed as
illustrated
Landscop i ng
at parking lot
entrances
Trees planted within
this parking lot create
an attractive parking
environment
Landsca~~lslonds shall be'
,a minimum of 5 feet (Inside "
, di~e,~sion)i0wicJthto ~IJowfor "
tree g'?UJth and to a~o I d tree
'tiun~sf~()rTIi:>eing hit, (Figure (:
48),' "':'" ' '
0" ,.' {nha~ced '16nddcap ihg,
',-- .'...... .'..:-,-, -;-ci-'.. -: -> "," .. :'
'~p~(in1e~-~r(?;esi- ~olor':~.nnualsi
" onddecorotlve moi1u';'e~ts '
"'ih?Rld?",ut!li~~ci,at parking
'e8Fri:1n~e~, (Fig~r" (-49).: ' '
pVehlcui6rline of sight shall
. b~;:;6}0t~'i-~~~'-.in all are~~-:: ..
througho~tth~' parkiri'glot.
. . . . .
,;".',y'.-..: - -'" "'-":,
'(1 (c5nopy ,ireesshoujdbe usecJ
, ',i,nporking areas 'to ,reduce the
'. ,lmpactb(Jargeexpa~sesof/'
paving ,oncHo provide shade,
cis UJellasto reduce, glare and
he()t buildup, These trees
shauld,have a3q-foot to 40-
, foot canopy potential and,be
, at24'i"-chbox'or'lcirger at
oflnstbll9l:ic5n, (FIgu;e
_.'. _'0"'. ;"..,.,- _
,
-
'",;
. ,",,;; -~, ,
,'..," d,',__,'"""
(City.. of.Te'lri~tumQ
'~',':-:;:"+',:;j, '>:'~::':':'::: ,:",-~':,>'. ~:':-'.>,
, . City-Wide Design Guidelines,
"Lafld~capin9 . ....
"'v;' 'J '^', --'e",,', " '. '"
:..';;:i,''-
.",~"" ,
,,",:";
':-', ,,;,',;".
r ,''''
:,[
',~ ",
'GlJ!delif)'~s: .'
, , ;; ';.1' i' ~;,;; ,<"
a.' Sp:ci;;'~ntiees sh6uldb'~' .....,'
strcii:~gically ~icint~d to as,5ist .'
" 'new' development in lo,?king'
':'establish';cr' cis quickly'as.
"',possible:"; ,,"
"""--;'(
,..,;h; .,
""'"
Planting Areas
Intent:
.
Landscaping should be used to frame and soften structures,
define site functions, enhance the quality of the environment,
and screen undesirable views, In addition to these guidelines,
landscape plans should consider the City's Xeriscape Ordinance,
Safety, environmental impacts, and accent elements should
all be considered when selecting and locating trees and other
landscaping elements,
Vines can create
visual interest to
otherw [5e large
blank wall surfaces
.
Figure (-51
Figure (-52
Landscaping
should be
provided at
the base of the
building where
there is not an
entrance
.
.
.
.
Figure (-53
A combination of trees, shrubs, and ground
cover should be used to landscape the praject
A lands coped parkway should be provided
along the street edge to provide a buffer
betUJeen the street and the sidewalk
-.
:;1,
d, Where there i~noplaza,
pedes\rian spoce, or an
entrance, a landscape strip
(min'imumwidthof 6 feet) shall .
be provided between a building
, , and.parliillg/paved areas visible
from pub\:c view, (Figure (-52) ,
e, Trees end shrubs should be
located and. spaced'to allow for.
" . .: .." . ., .
mature an'd long-term growth, .
. ,~,.,." . ,. .
Trees and shrub types should
be selected to minimize root
.pr?bleI11s: (Figure (-54)
. f. . A minimum '5-foot wide planted
, parkway should be provided.
. on orteri~1 corridors between
,the"street and sidewalk,
Parkways shell be planted
with'shade trees to provide
.a'more 'p1e'asant pedestrian
environment and. to contribute
. to'stteetscape c?ntinuity,
.. ..
. ,. . . .
'. .' - .
. g, Flo~eri~g'and fr~it-bearing
treesshoiJld be avoidedin, '
pedestrian porkways and ADA ..
'path'oftravelareas,to maintain..
. :Aear passageways, (Figure (- . . ,
'~4~
, ,
, "
" ,
, ' ,
. . - . . ~
, ,
. .. . . -,
.. - "..
dty' @,"erMle({:UICll
:-City-Wide DeSi9nGuid~lines
Lan(jscaping
.'"
;,';
h.: Walkways should be'pravided'
, :,' along'paths.of likely travel'"
,<,:' :througtilandscapedareas to', '
"," protectla~dscapingfrom f~.ot;
, :"traffic, (figure C-51)'(,',
. ". (,', ,--.~,' .' '. -' ;--. '"
.Trees, and large shrubsshallb~" '
pla'ced as follows:"; ,>." ,
, 0" aminimumof:5feet'j
b~tween thec~~t';(;;i"
trees or large shrubs:6nd'>
the edge of the d;iv.eway,
,~.' ~.a'ter meter ,?'r: 96~'mete~,
or sewer laterals;::' ,
oa minimum oF10feef, '_ '
I:l,etween the center of trees
ar,large'shrubsand utility
pille:s;, ,'" '" " ','
o ,a minimum of '1 0 feet
betweerithe, center of '",
, tr~es or, large shrt!bs and
, the poiiit()finte~,ection of
th~ ~dge of drivew,aysond
;>tr~",ts .or walkUJoys; and"
O' ;(Fi9.ur~(5S)'" ;!
00 min\m.~m of 8 feet ,
, ,betw.e",n the center of
':trees6r,'large shrubs,and '
fire hydiants'and fir'e ' '
department'sprinkler and
,:-,. -', T":," "','_ _ ..
"'~tq~~p ipe 'connecti ons"
,--,
. '.. ~
:!.
.
Planting Areas continued
.
Figure (-55
Provide a minimum of
1 0 feet between the
center of trees or large
shrubs and the point
of interSection with
walkways
.
.
.
.
Figure (-56
Flowering plants should be used
as accents to provide color
,Ie Evergreen trees should be .
plontedno further than 30
feet ~n center, depend(ng on .
species, to provide a visual .
barrie"j. between' c'o"mmercial
6ncJresicJentialuse~ by:;
scrienlng .pcirki nglots cind
iarge cominirdai b~i1cJing . ........
",,-' """'(""'-,':,,' "-
walls. Jhe)rees should not be.
areplacemen.t ,for.enhaflCed
6rchitect~r~'
".. .- .
k.. Deciduous trees should be used
. to prol(ide solar contr~lduring
s~mmerandwinter, provide
fall~olor,',seasanal fiower, and
other desired
I.
~it"lof
.... Citl,l-WideDesign
<'.".:" ',,,:: "',', '::-:." .....',
Land~caplng .
- "r".:
',.<LO',':-,' i -;-".;;';
Guidraiir\~s: ..
>~ :.;; ~-;
.c,>Usi6f.hotiveand iOuJw6ter
'~J;_"<- ':'1: ".",;",:",:"," i-':~_ ., <. ""::' ",,' .:_,'"
..plantS;'in~onjuncti()n'wi~h'.an ......
.... I. effib"ht.watersystem,',sGch .. .
','t' -<'^-,:"':/',^,:, _ ..., . -. '. "."~.. .''',-,"'-',.:_'',:
, .ci~drjp irrigation,i"strongly .
. .' recornmende~(Figurec:-5?)'
-:; ",- _ ':,' ::,,-:. _ -- ',:;",;'<Y.':,;
'." .,,-,.....
, .-.,.........-,
.. .'"",.,',,,~
I b 'Drought toleranfland!;caping ..
. , st1~uld be incorporat~d".. :'" .. ..
wherever possible I (Figures'C:
.57,Wi) . .,
",'
c: land~c;;ping plC\nte.c:Jc:J.i~e(tIY
. below the eaves or at a rain
'g\'ttir ~utl",tshalibe s;tUre!y
... ... one! haveC\su"l:lsur.F8~ernatrlx o~
.'. 'r~6tstotolerC\t".heavysheet . .
.Flow,c'.Ddperi~dic sqturation:
.. d,. r:1~ntSsh(,Hb" g~~~p~~inhi9h
,:~_~~loUJ' (ri<:)Lf'ltenan~e.zo0~~,___:;
.1 and cOclfdinated'With irrigation
" <<0;)", ,'_,,-- l"'-_"''-'.", .'-'." _, '.' c.... __
..r;Ic;nsto fl)inimize.theuseoF "
\LU~teiand thep,l()cementoF ...,
.... irrigation t':'l:ling;(FigureS-5})
,.",/....,..,.< ;..>'''', .. ...! '...";'
e> irrig'ati~~' ;y~tims ;houldb;' ',' ,
", 'de'signed to.apply water ~Ioiuly'
_,:....:...:":.;-- ;c.:......::_,.':.'... ',"_.. -...:, ,
, ." to :allow plants to be deep
'. watered and to reduce runoFf,
p;ip sy1tims should be used in
,,,' :al,1 area(except turF irrigation'
. and sma'lI ornamental planting,
>>:i
.
...i-
.-'
'" "
'::-';, +, \.
";>-\; --::
,
,-;,,'.
.!;::.,,\).t{,,;,. -,
.~~Y~!i ' "..
.
Irrigation and Water Conservation
Intent:
Water conservation techniques shall be incorporated into all
landscape plans, Examples of these techniques include drought
tolerant plant materials, automatic controller, drip irrigation, or
matched precipitation rate sprinkler heads,
.
Although drought
tolerant planting is
encouraged. cactus and
palm trees should be
used only as accents
Figure (-57
Figure (-58
.
.
.
.
.'
Alllands~oped areas~hall ho~e
Qutoma.tic irrigoti<?n systems'
installed tci ensure plant .'
material survives, .
f,
,; .
'g,
.' -, .,.
," ;' .'. ' ',' ','.
, Irrigati~nAystems,shall be::: '
. designed tci preve'i1toverspray ,
-onto walkways, parking areas,
bui Idi (,95'; a0d fences,
A combination of
inorganic ground cover
and landscaping should
only occur in 0 maximum
of 15% of the total
landscaped area
. h, Inorgani(g~aundc,;ver (gravel, ,.
bark, or crushed rock) should
anly be USedClS ~n :a~cent
, material. and is oth",rwise
. , strongly encouraged, No more. ."
thanJ 5 percent of thetotol ," ,
"lcin?scapeareo should con~ist, '.
of such materials, and, if used,
tlie material,s should be used
in coinbi'nationwith live plants, .
(Figure (-59) .,
. '-.
. Ground cover ~hould be used 'to
'. '- " ," -~,'
pr.~vi~ethe.finishing treatm~nt
.',. toI9[)c:J,scopeor.eas, Mulch and.
, barkcover'should notbe used
. as on alternative to ground
,over, (Figure (-59),'
::,.;
"
',;"
!". ",
." ..
",'
.~..
,,,.-:r,.
,",,-,,"
'-.';
. . J, , .' .'..' .
,... . .
dtyof '~~Me~IWB~.
'City~Wide'.Design GUidelines
. '.' . . '., .
~u"dlng DeSign
. GUidelines:
";,.""
.. "...-: . "-".-', ':!,.,.-.'. ,-
ci:.'Project designs should provide
. .......ciutHe6ti;: representations of ". . .....
. ::. ,,(chi teCtvral styi~s Q'nd detoi Is .
. ve:iiiu~c8ntempor9rV, "!1<'1 style"
interpie~Qtion's. (Figures (-62; (: '..
;',,63)' _ - ..'
. '. '; ~ " ,'," .' ..
: b, The u~e;of corporate "chain"
, 'ar~hit~~tuie is strongly' ,
discouraged: (orporatetencints
.'shgk d~sigribuildin9st6 fit,'" ".'
the: scale and character of, the
. c'6m!nunity, (Figure (-61)
; ". ~ _:. " - . :" ";. ' ~... r '; .,;, <;':' .,
. c.' Buildings with'incoiilCnerciClI'-
~enters orca~Rus:style , .' '.
industrial parks shouid be:'
. designed to complement orie
. a,n~ther. ThiscoorcJiilatiori'
inay,include the comri)on u?e
'oF rooFingriiaterioC~ooF Ritch, "
e'xt~rior Finish m~te'rial.'arid
.consistent coiorpalettes,
(Figure (-60)
:<1
Design Theme
Intent:
.
The architectural design of a building should positively respond
to Temecula's general background as an historic agricultural
community and to the immediately surrounding area, In addition,
special care should be taken to achieve compatibility of larger
buildings next to small scale buildings, Projects should possess a
distinguishable identity and identiFiable design theme,
Figure (-60
This commercial
complex has
been designed
as a unified
cen'ter with
similar and
complementary
details and
materials. and
building Forms
used on all of
the buildings
.
Figure (-61
Corporate tenants shall design buildings to conform with
the desired architectural character of Temecula
"
.
.
.
.
Example of a mismatch
of architectural styles
Figure (-63
d, , Acommerciol complex should
have a consistent architectural
style with individual buildings ,
, designed with complementary ,
" fo[!1's grid ,materials, (Figure (.
_6b),'..'~, ' ,','
e, ' Ecichbuiiding ~houl,Jrepresent
,a sing'le architectural style: ,
, ',For example. details used to ,
'expie~~: anauthentic':Sp~~ish", :
styl" building,such asstuccd'"
" liJq!l~ci~d mission till, roofs. .
, ,,' should,not be ~sed on ,an'" ,
" otherwise contemporary' or, "."
'Tlodern.style'builcii ng: (Pi gureC-
62) ""
. - '. ".
f, 'All sides of commercial buildings,:
in highly visible locations, '" ,
, 'suchas,at project entries,
.,' "-', '., ,"
, sryo:uld'receivee,qualdesign
'co';sici';r~tion'and tr~atme';t
,(360-degree architecture).
",."..;..,. ..'. ' ,;' ,'0, '. _ ...
?'. ,-
, ,
,'~g,ty @~, Te~@cQljB@.\
9(tY~,llJid~DeSi9h Gui~eljnes,
_ . Md. . ,
",uilding D~sigll'l.
::?\
..-,"-',
...., -,..: "_C,"' r
Guidelinlis: '
. . ,-':i " : _, " ,".. ~ ' , ': ..' " , _ -
. 0::\6 ,d,i,,!~e tt,;; ~uildin9 rriass .
"into smallerscalecompopentS,
i:,~i1dings ()ver 50 Feet'lcing shaii
',. ... red';~e ~he pe,ceivedheight..
., ':and 'bulk by ;'n!;or more of the
.: .,Follo,!,ing(Figures(-64, (-65,
).,:;.,<,:f66)';'" .' . ': '.
, . '(: achange'of'rOoF or wall.
"'plap;;; .:~-, ". ."...
. prOjectingorrecessed'
el~me~ts;~ :."_. .- .
.. varying cornice or rooFlines;
or '
.. ,.other si"milcir'means.
. .. .
b, Weill planes~isible from public '
sfreets shall not run in one.
continu9L1sdirection for more
t~an 50 feet without projecting.
or rec~ssing the wa'il5 feet For,
';;'every 25 feet of building heignt.
.. (Figure (,66) ..' ..
c.Tt1e)leight of ~ewdevelopment
. snould:'tr"nsi tien" From the' .
. . 'height6fnew cJevelopment" .'
't8themaximum height of the .
',fr()f.lQsed, strU~tur", '
..b:";i"'..' _ .':,:. _ ,~.-.._". "
(J,: Newb'uildings'snould be no
":';;p';; thd~one stOry highe( than
. :the nei~hborin9 building, ';,
.;,
, .
..
. ,-.
i~
.
Building Form
Intent:
Variation in building Forms shall occur with changes in wall planes
and roof planes in order to create distinctive massing within the
building, (Figure (-68)
.
Figure (-65
.
.
.
.
Changes in the
roof and woli
planes of large
buildings create
the appearance
of several smaller
buildings
Figure (-66
Pilasters and
recessed areas
(blind arcade)
create some
visual Interest
on an otherwise
blank wali
surface
Figure (-67
Desirable Building Eiements
Significant wall articulation
(insets, pop-outs, wing walis)
Undesirable Building Elements
Large blank, flat wali silhouettes
Multi-planed pitched roofs
Flat rooFs without decorative
cornice or parapet
Full roof treatments
Unpainted concrete or cinder block
walis
Roof overhangs, arcades
Highly reflective surfaces
Articulated mass and bulk
Square "box-like" buildings
High quality wali materials
Courtyards and plazas
Mixing of unrelated exterior
materiais (I.e, rustic wood shingles
with modernistic chrome detailing)
Tower elements
Exposed pipe columns
'} 'N' .
e,Vertical. ",Iements such as.' .
, pilasters should be used on . .
large rr)onolithic stMtu;es
'~o bre.ak up the, baxlike, '. .....
opp",ar,?nce andto gi~e,the '.
app,e.arPnce of several sm9.11er
buildin97.,(Figure (-66)' . ,
,. . ,~
,..,.,',:;"',.", ,
;., .>",:;--,:.;.::',-1,- .....> --"_' ,"
. Surfoc~detailing, such os,. .
. . score 'lines, should flotserve
.- 'os o substitute fordistinctive
massln~>
.;'-';,
".,.,
, '
.. - -. -. .. ,"
g, Where feasible, minimize th~
visual::irripact of large monallthic
structures by creating a cluster'
of smaU~r. buildings or the .
'appear,o(lce?fci ~eries af..
. smallerattoched building", <
, , (FigureC-66) .
h: Biind arcades thot face raads "
or "i.ews from public places, ,
.' 'should incorporate additional
aichite'~t~ral tre'atme'nts,.sych . .
, os windc>ws, wi~h.spandrel .-
.glass that giyetheappe'afonce'..
,of windows facing the street,
.... . (Figure' c,67j: .. "":'
.-'.-
;;:>',;~ ':
. J...,U'
".'.,
:1. '.
~
City@fT@me~QJIQ .
'City-lJjide Ddsign Gu)gelines"
,- -.
" ,
. GUidelines:','
"':.
" "-'"
,a,'Buildi~~s tiiilhfiClt ;;-;:i8tL,' ,;,"
, ,._.... _""'{':: ,:_' ,'C,""":,"""'_,',.,:':'""_':',, ,': .
'. pi tched-roofs shoti' i()c~rf)(;r9te
parapi3ts or 6r~hit"ctCr6L "
elementS to breakup long
, ,",,-, c.,_ .. ", "'.",....... _ :n_,"
horizontal'rooflines, " .
".! ..;,. J, ',", -'_' _: .
b'Rooflinesshall be broken at
. '- :-, " , ':,-, , >:' .' :~ - ,,'"
. intervals no grej:lter th'an 59
feeUong by changes inheight
or stepbacks, (Figure (-72)
,,- ; -'" .-, ."
. ,
c.-'Vari'ation in roof form is
.~ . '-'- . ,....
. encouraged to create interest,
-ies~enthemci~s of thi,'buiidi~g,
'" . : and add visual app"al.'(Fi';)ure'
.(72)' .
.
RooF Forms
Intent:
Roof forms shouid be used to distinguish various building forms
and to help to break up the massing of the building,
.
Full roofs should be used
LUhenever possible
~ ~;>;~~!j,?~o ~~.'~'.~~'~.'~'~/".~..',~\.'...'!f ill>
iI3 "."'~", ~ .,('0 ~", .. ''U'~
.... \1 . "......... ''-'U', ~
~ \1:. :1, ~ Q. :', ""~:," '
Wrprp".'N,~~ //~ ....,,1Y I} "(,"~~. .6.'~~ J
0';1, . "'''", / '/ / fliJl P." .~' ,-....,. / i ~L
.} W "y l'/ / . ,I.{l~, ~;.......~1t" -.::~{ .~', .
~ . 10/ 'k,).';'~, f / r1f, of;.,/.. ~;J",~~ .". "',,~' 01
'''~!lf- tf /, / ,~.y ~-" fie ~'i' .
" ~. '. ,~. r ,_
......s:..'<~ , ~. '-'., if( .-, . ,:7' /
",~i0 ~/, ~, '~, "",..,.,,1". jr
'~'I' '. '0~.// ;
"~!iI' r' ''.llilI''''
"~(t ~~..'
"J; "
Figure C-70
Break up long expanses with
variety in building height,
volume, and roof type
Buildings should ovoid
long, continuous walls.
and box-like design
.
.
.
,'d, D"ep, roof o'(ernangs are
, ericoyraged to create shadow
cind.add depth to facades.
(Fi~ures C-71, C-72) , ,
1 '-.-',' .. - .
Variation in
roof form is
encouraged to
create interest,
lessen the
mass of the
building, and
add visual
appeal
:,; .--,'
e, Ro~("ierii~ntsshouid.continue
all' tneway _pround the building
and not just be used in. the
most \/isiblelocations: Roof.. .
elements should be combined
'with wall elements to unify all
Side~ofthe building, (FiguresC-
69:(/01 ....
Deep roof
overhangs are
encouraged when
appropriate to the
architectural style
of the building
"
'.
Multiple roof forms and changes in the wall
planes reduces the overall scale of the building
-.
.
,-. >1"
, ..:. ..:, -,' < ~". '. '-. "
(~ti~y@fll~ffl@~@D@,
. .' '.. -. ~ . ; .' .. '" , .
c:irY;WideQesig0GUideliN~s .
Building Design.'
Guidelines:
.-'j"'"
.:>,;.,-...,
<.
. ... ,'1' . ", "..
a,. If; tlie interlo_r side of ? pafapet
,isvisiblefrompe&strian'view, . .
. "itshallb~fltiist1~d,uTith)the
. '..sClm~ fT]ateiials:i'.'da:;imjlar
'Ievel~ ofde'fciil:as' tnefn:lnt'
'" .Lra,~d~~;J.':':')c:~(:;~_:, .
"'b, ParC{petSsh~[jI(:firlclui;!e.erie .,
c'rmOre 'ofth.b'r;;iiowiiig . .
, d~tail ti~at":;~ntsCp;e-cast
,--.." ':_'_.-c,,'" --"-,;,'. ,,"
,elements, cc,ntinuousoanding ,
'or prciectingcorl};Ce's; dintils,'
:caps:;';a'ri~tyin pitch (sculpted),
· other ho!izontO! decoratiOn, .
,and/ or 'clebne~ges with 'no
'unfinished flashing, (FiguresC--;
,7~,:C-75:(-76), '
, ,
, ' '
c." Parap'ets should not appiar.
',,"',ta,cked on:' ari~ ,shOuld cor\v~y: '
a"~!"nse ,of perfTlc:lnence, (Figures-
-. (-73, (.7(,)" {;';.-"
.... r
"
.
Parapet Roofs
Intent:
Parapets'should be finished with cornices, caps, or similar detail
to provide a finished look to the roof plane,
Parapet has a
Finished edge
.
Figure (-73
'..: .~!
.L
Parapet should
be designed to
screen mechanical
equipment so that an
additional screen is
not required
, .
~~r~~.3 5P~;;~~t '. ~
Figure (-74
.
.
.
Figure (-75
Parapets should be designed with
a cap. cornice or similar detail to
provide a finished edge
. Figure (-76
. '..._, -.
d, RooiIihes sholl be designed to
scree'n,r,oof mounted :mechanical '
equipment,Allscreeni"g sholl, ,
" be,c:on~tr~cted co,;sistent with'
, the materials of the building: ' ,
, and shaH b~ de~ig~ed as 0" '
.", _' ':'c ',;,' ,", ":,,, - ',-." '", .,,' ',' _-..'~
cO(1tinu()us compo(1ent installed,
'., ,'tl1elerigth of the elevation, '
, '" (Fi9~r;;C-74) ,
:"','
" e"Ro6f:;nounted equipme"t that
"','.--'1.""'-'.",'":"'''''. -,',' ,',\ i' "".. -'.
rTloybe visible from a higher
.,'.-- d,' -," "n'- _ - ..... ,'"
vontag~ point sho!Jld be,
",",orchitecturally screened from
" vieUJ from the hlgherVieUJpoint
:l'"
n .
,","
.-. -.
,.,.
.,"
.f.
.; "
:C.tY:OfT~lfniu:ul~ '
" ..,'," !.......... ., '. ',', ." ,"-
',City"W!de Design Guidelines
qSuildipg I)esign
, 'Guidelines:
, i".:
. -
. . . , " , . . j
a, : At least 60 perc~nt.of 'tiie'
, - .'. -' ".
, ground'level stre.~t-fro_nting ,
"fa,adeshail 'be ti6nsparent
.... ,,'," ,'-"---",. ., ""','t.. ", .'
(windows and doarS),:"
. '. .'- .,-. - .
, ~-
b, , On small s,ale co'mmercial
buileJingS:idrge expanses of
...".:."........ " "",", '.;-' .
glass should be broken into
smalle: window parie's, ,:
C 'WindowsaMddors should be
proportionate to the building
,~~a~oo: ' ,
"". . .:.' '.... ,
" d,[)obrsand windows should be
enhanced by the, use of accent
trim, (Figure C-77)
e, Window type: m6te;iOl. , , ,
shape, and proportion should
complement th'e architecturai'
.styI~ of the building'
, ,
'f . Where appropriate to the '-
.,.architectural style. windows
.::sh611,be ,inset fro~buiicJing.,
walIs to' create shade6rjCi'
'shadowdetail. The'minimum
, inset shalI be, three inche?,
, (Figure C,77) " :
- , . .
""
,-,c.
.
Windows, Doors, and Entries
Intent:
AII entries accessible to the general public should be pronounced
and easily recognizable,
The trim, projecting silI,
and recessed window
enhance this window
.
Figure C-78
.
.
~."
.
Figure (-79
The stairweii should
be designed as an
integral part of the
overall architecture
Figure (-80
.
:,'.~,J>.:.".. .' ._".:,-,' : .."',,:.', .' :,." '".
Pr?j~C~ ico,is: thematic pilasters,
. special paving treatment;'
. w~terfeatures, and s'pecialty,
, faiicJscapi,ig should be' used .
" at bUildirig,,,rid coim1)onspace .
;.jntry't:'~yS,tounify a projec('
"
("':'
, ,. - . ., , . . - " ,
~~!!dingentrancesshoLld be'
e')'phasized using lighting, ..
landscaping, and ar,hit",ctufe,
(Figure C:78) "
'h,
, ,..;"".-, " ."
,,-... ,-......., ..-
u ,':':':: :';>;,:-" ',' :,
i. . Upper fi~orentries atth~str~",t
fr()ntage should have a distinct .
design that complements the; .
, fl'Ioin building frontage, (Figures
(:79.(:80), .' '
.-.." -'
./.'
.
j" St$ir~ClysshouldbedesignecJ.,
a:S~~integral p~rt of the 6veralli,
. ar~hii:e~tufe.af th~builcJing. .......
,St"irways shou,lc:i complement,
,i,thebuilding'sm"ss and form,'
':!'(~!~pres C-79,S-8cj) ",
, ~~ty iof'~d'@e~~I~ .
'_"'::",,:"" ~__ ':'__~__<__-,-,-:--:',~r-: _ _;'>:
~itY.~WideDeSi9o (3yide:1if'es,.'
A" -;r
l~ildingDesigri ..
, ,- - - "" .'
.
Storefront Design
Intent:
Well-designed storefronts, including windows, doors, wall
composition, colors, and materials, are very important to create a
sense of entry and pedestrian scale, It is important that the main
entrance to a building is clearly identifiable and unique, a5 it is
the primary point of arrival.
.
Accent tiles or similar
decorative paving is
encouraged UJhere
entries are recessed
.
.
.
.
L
I!
I:
i:
Ii
~ .':
.. i'l
".,".._~:-:Jj
"-,~-
Figure C-82
Recessed entries are strongly encouraged
--=~
'~-=""I-
---::::;:::::~ I
~
J_~~!i I
'"~~=C" 1 6~ I
To''''-''' ~,,,",""~ '
-r ',' ,r !.,.~~~ " <,' _,' "',,:: .
fog' . .r'-"~m','! ~t:;::;:;.,: ,-,--n ,~ii::~~:~10:;~'i1
I)k I :;L\. /'/ If I ,. /J !~" 7,' ~~,'i!
," 'Il /' '~'i~'-' ,I,,' '.'"
,'" r-. .,'. ,.,;.,," ,. '/ I ,<, .!, ~
_ .l-" .".' ,'ti >:; -),q., '1" :",~ ',,"-
--':::-,-___" ~,,: ,:V ;:;) -::,.<"1 ~'.~ ;"'--0; ,/1, .
-....'<_.---'k:, t:{ 'f:J:cJ ....,,1 ,';t"$S ~.,. ~'~.,j
"'-.c---"" "~01:_tiji '.t:',\ . _,c,' i;i~ /-.rj;
"- .--' '-,' HI I I"":"
~______ ~-lL' ! -:"1,J~1
-'--''--...-:::::-_~~----- ._~
Encouraged
....."_..,~_.----
'~
_-,---r---- .
__.__-- I
__---.-----.. ---:::-;~Jj I
.. -- 1~3'~' I
'f I
~ ~_...-.~- !
I r"~Tt>>'-'!!f j{)1;;""'; 2.~ *,.' ~, !
l IIT'I~!;' "'~t:':I?":;lr!
-<::-",,- ):"[t' j~ ~'I"";'-" .,'. I
~~...~ "d ;:...~~'1>tl"
-C::;:~3-__ ,f\;\k""ll:;:' J'-"
'~,o_____ 14~I"''' 'L f.' I
~~~""';"1'.2:'i"'U:
~---- ,,6~ . J I
.................. ':1\
".........--- ""-".::::.......-
Discouraged --~---...........---
"-
Figure (-83
Ind ivi dual
storefronts should
be well defined
with changes
in wall planes,
rooflines, and
materials or
detailing
b, Ca;";merciol buildings sha~ld
iricludearecessed priman,Jentry
that pravides prate'ctia':' fram
the weather.' (Figures C-81 , C-
82)' . ' .'.
:""::
":', .':::,~; '"j :-. "'. '.. ,,': -
c:Rec'essed starefr"ntentries are
strangly encou'raged, (Figures U'
" .1..', _.
82)' . . .
'd."Wher~f,e~e~~ed entfie~a(C~[;
qdecarotive pavingmaterial, .'
. <such as tile'" marble, ar slate; is ,:
. encouraged: (Figure C-81 )
.,'<;
,.:
1. .
'-')'
." "";.1:"'
'.,'
CityofieQfD,~cuIQ .'
;City-Wide b~sign G,uidelines
.,.' , . . -,-, .
. Building Design
c?uidelines:
. . - . . ..
.' -, ," - .
", ", .. - .
a. Acknowledging'sensitivity"
. '."C.! '.'.. ',,' ; , . .,~. ,^" -.' ,,'.. ". . . . _ _ . .. . -,"','
<):to 9ydget; itis expedecJ .
':,,; tnonhe highest level (;f ;:
. .. _: ',,". 'l~ . _' _ ,: '_ _ _.. ..".:'.;", . ..;
',,_articulqtionwilloccuLc>fith!3: .
. . fr;nd9~ade:however:si"1ilar..
",and compleme"tary,!,6~~in9, .' .....
'. "materials, and d"tailssholJldbe
~l n~orporat~d into. ev@ry.6the(,
'. byilding eJevotion'visible t6' tile'
... public. (FiguresC-86; C-85~
b, rhen.shoulci l:le"oblarikw9l1s .
on any side, of any building
within a woject.
.h.
,
C. . Architecturai' details and:
mateiialsonJ6;"er ;"alls that
relate' to huma~ s~ale,sGch as
arches, t;~Ii1se~, or awnings, .
should be utilized, (Figures C-
. 84;(-87) -.
d, .ArchitectL/rl?' el~ments, such as
overh(1ngs,tre~'ises, projections.
6wni_~gs:~ if\Set,~,/.'m~te.T!~L;. .
,texture, and color; shall be
'. .. Used to. create sha,daw' Ratterris.,
..' that contribute toabu i Id i ng 's
,. '", .... . ,._ ',--co'..,' '_'.
'. ch~ract~r. (FiglJresC:85, C-86, C-
. ...',87)-
.,..,
",-.
.
Articulation
Intent:
Building designers shall incorporate 360-degree architecture
in all buildings and remodels, 360-degree architecture is the
full articulation of all building facades, This includes variation
in massing. roof forms, and wall planes, as well as surface
articulation,
.
Figure (-84
The balcony enhances this facade
The awnings
provide
shade and
contribute to
this building's
character
Figure (-85
.
.
Buildings should be designed
with 360~degree architecture
.
This store design utHrzed a variety of
architectural elements to create an interesting,
varied frontage for a large building
.
'J,'" __,.,
A minimUm8-foot vertiCal...
. - ''',' . , ;.: ',-" ',> ,,' - '... ,. , ~ ," . :' ,:' -- - - .
. .. cl~9ra~c"betw~~rithe ~idewalk
.'. and;th~lower,,!ost portion of
an awniC\gor similar for") of.
hanging articulation shall be
.. <.mCiintciiried, (Figure C,85) ..
. ',<
,..,/" .
g-' Wh~;'awnings proj~ct'over:
...... th<{{public right-of-way, an. .
encrQ"oc!1ij1ent perinitmListbe .
o~ta i."ed HOrT}Jhe. Ci ty
0" ,'<"
.
Materials and Colors
Intent:
Commercial projects should appear to be made of high quaiity
and authentic materials, In addition, the use of durable materials
requiring low maintenance is strongly encouraged,
Stone facade and
exposed beams
contribute to the
unique character
of this building
Figure C-88
.
Transitioning materials
at inside corners gives
a more substantial
appearance, making
the materials appear
integral to the structure
Change in plane with
change in materials
Encouraged
Material or (olor change
at outside corner
Discouraged
Co-pianar
materials
Discouraged
.
.
Material and color
changes occur at
a change in wall
plane
.
Multiple calors used an
building facades
Heavy material and
building base
Variation in materials and colors enhance
different parts of this bUilding's facade
00d heavier materials are used to define
the base of the building
.
Figure (-91
, '~
e, He~vi~r mat~rials sho~ld be
~sed lower.onth,eelevation to
form the bUilding base, (Figures
C:90;C-9i) .' .
. f," Material~that arehighly" ..
r~.sistantta damage; defacing,
. anCl general wear and tear:
.~:~~h\as 'pr~c~st con~r~'t~. 'ston'e
njasonry,?rkk. and commerciaL
'grade ceramic tile, should
be.us~d at the base of the
buildiQ9>., j
9,
Colors used on exterior
facades should be harmonious, .
ContrC)sting colors are
. e(lcouraged'toaccentuate
eJetai,ls~ '
; '.
h, Fluorescent paints and bright
." calorsarestronglydiscoJraged"
"
'. Cgty@[~~~ecuHQ
'City-Wide Design GuWelines'
: ,. . ','._.1,. ,. '. .'-, '-, "':'
UtiUtarian Aspects....
. .
. ~.. . .
Guidi3lihisl
~. . -, "
.a, ' Decorative and. interesting
, ;;rchit';:ctur6Ielciirent~,sych '~~
'towerS and rotundas, should be
. utilizedatstreetinterSe;c~ion~.
" .These~lementscould b"used
ForstaiiWells and/orelevator
f ,.._ ".' . ~.;
tC?lfJerS>: -:; . .
_' .' '-;.:.. :~{;:;:':'{:::<i~: i~'~~::;-:X ...: .
'b, The architect~icil style of the
buildingshoGld consider the
'.. adjaceptbuildi/1gs"
. '
. . - , .
. c. Parapetbdditi';ns should be
.. addecJto' key))reason,the
building tci,r",duce its'hcirizontcil
, , appearance: (Figures' C-94, C-96,
C,98) .' . ,.
:"_' ",' . ,,:.t.. <.".... ,_, ','
d. . sJbsta~ti~lmasSing should
. '. occur i:lnhe ,co~rier of the. .
. structur"s to an'cho'rthe "
, bJi1ding cind9i~e the ~trJcture .
proportions more similar to a
re,9ular commetcialbuilding,
. , Thesepa~.els snou,ld .incorporate
,'relief to create~ sha'dow patterns
. and addyisuahnterest, (Figures'
C-9.~; C-9p;C-98)' .
.:{: AW~in~~'shouldbeadded'
at ve~i~ylara"dpedestrian
,e;ntrances,tocieate,a more
~;;~e;Stri?~ sc~i,,(Figuie (.98)
. ,
... ^. <. ,
.. .. . -. " ...
f: . Horizontalopenipgs should be
, broken upwithvertical' columns
': to cfe9te,a rhyttfm of openings,
agalnJef!ecting the: proportions
"oFa.bOi!qing'(Figure C.98) . . '
.
Parking Structures
Intent:
Parking structures are typically dominated by strong horizontal
lines with a Flat rooF. To soFten the horizontal lines and
greatly enhance the look of the structure, elevations should be
articulated and elements should be added that give the structure
proportions that reFlect a regular building, The deck and railing
pattern should not dominate the elevation,
Tall dense landscaping
and vines provide
a good screen for
parking structures
.
Figure (-92
Stepped parapet heights and a
combination of solid and void areas help
to break up the massing of the structure
.
.
Figure (-95
.
Figure (-96
Figure (-97
Vertical elements within horizontal
openings make the openings
appear like windows in a building
.
The decked railing pattern
dominates this elevation
and the landscaping is not
thick enough to provide
adequate screening
Berm helps to screen
the lower level
A tower element at
the corner creates the
appearance of Q building
From iog added to the
openings simulate
windows In a building and
are a desirable feature
Retail at the first floor and
unique building forms ot the
corner give this structure a
edestrjan~oriented facade
hat is visually interesting
Awnings added to openings
create Q pedestrian scale
, 9"F~"m,ingsho~ld be added to
openings that mimicw,irid?,ws,
Thefrorriing should have verticol
m~ml:iersto de-emphasize the<
'horizontal lines of the structure" '
.., .,., '..
(~i9ure~-96) ,.,' ' " \
, ~-
., t\, W:t\'".ri'c.~propriate and, , ,,'
feOSi~i~~,r~to(I, 'spaces ,sho~ld
prov)d<!~rticulati?n.?tthe ,
grc,lJn.d.fIoor,(Figyres ,C-90: C-
97;'C;9~r .
.. -.
. . -.. .
Where re'tail,is not provided on '
" tn,e grolJl;d floor; the strlJcture : "
"'should be located on a "turf
.. 'i~ianci" so that the st~ucture
"'d8i~';i;t direCtly,abut pal(ed
areas. "A'minimum of five',to
seven foot land;capi~g strip
sho,uld bi provid<:d between '
paved amas al1d th~ structyre,
,This'landscaped area should be
r . '_"' " '..
,'d'i'~ignB:d to providestormwater
',retention, (Figures C-92, C-95)
"-.' , . << ,,- .
j: Landsc6ping and vines planted.
. . ,on bUiid.l(19 fatode~ ~elp ;"
:reduce,tlie visualimpoCt of the
structure, (Figure C-93) ,
l .-,:,-,-" - .....0...".:,
" Landscaped berms' at'the ' "
, '-:';perirrieter of the gbtage can'
":;scid~l1lower leveis: (Figure:C,
'9~):: 'i."
"~B!ty,~l T@6lfiHe~l!1J8~'
" City-Wide Design Guidelines
"' ":.':'.- ,- -. -, -.. ",-.' ,';'
,UtslltarlanAspeds
.~ .
--
:- .'~ '. .' ~
;""1,-.-,,,-
, "',"
_'-:"',. ,i<~-_"":' _'::~}" "',,: _ . "
";q,, 'Trcir1~f();,{,~~ ~ho~ldbe"ploced
:: "~~d;'rg'ro~ndtof1l~imii';' safety
. , a~d rj:>i~imizevisiit)1 impt)cts,
When this locationct)nnotbe
,..c. '",'""... .( _n_ _ ," .__.._ ;...
'~c_h-'eved, th,.transforinerS '
,~hall be'llJells~reened (per ' .
uti lity com(.mnystqndcirds,t)nd
, ' 'approv61)t)nd plt)ced in the rear
, or side yard 'met): (Fi9Gre~ C, '
',,101,(-102)" ,-
" b, Mecht)nicai equipmentJncludin9'
gt)smeters, electrical meters, , '
cable boxes: jlincti6'n bd~es:' '
'iiri9atio~ controllerS,a~()". , .
roof access ladders '~hc,lI be~: .
locatc3d'withina litility,room/:
',' Wh';'rethlslocation cannbt'b';"
t)chieved, thesefea.tlires shall '
'- bedesigned a~an integral part "
n_ ,".,,' :.'. . ,:.. en.:.. ,',_'
:Ofthe, building onarear'orside'
elevation and screened from
public:view (Fig0res C:99, c-
lOD) ",
, '
',..
..'i'f
Utilities
Intent:
.
Utilitarian aspects of the project should be aesthetically screened
from view.
Encouraged
Figure (-99
Mechanical equipment
shall be iocated
within a utility room
and not left exposed
on the side of the
structure
Figure C-1 00
~~~'c:r~1~l.,
~.'~..",.'" .,.'" /.'''''' .,J>7....., . i:;..;"....;~... '.... '. ,'V... .. '__'. _0.
.
.
.
.
.
Figure C-1 03
Transformers
and other
outdoor
equipment
shall be
screened
from view
c.' Per City of Temeculo Fire
Prevention Department, '
requirements, fire risers shall ,
be located in a separate room ,
': withdiiect exterior access, The",
.,..".", "," .,.,.,,> ....,-.-.. . .
fire riserand fireaiarrn panel
ore the or,ly item>; that may be
located in'this room, "
:'.'
, d:,Double[)etector:Check' ,
,\l9Iv" Assemblies,(B6c~fiolu, ,,' ,
"E'reVenters) f<<r landscape ,
iriig,:,tio~and domestic wa,ter' "
shall rot be located at visually, '
promil1entlci,cations (such as
the end'ofdriveaisles' or ot:,
site entries) 'and 'sholl ,be, well-
. .'.Y, ",_ .. .. ...... .,.__,-, ,"
screeriedwithshrubs: berming,:
0.' low screen'wolls: (Figures' C; '.
102:' C) 93)', " "
"
,
",
.~ '.1 !
..,"
";1..
:,.
, ,
'(ity;i'of'~mec~IQ
.... (jtY-UJid~ DesignGuidelines
., . Ii" . -- '. . ,. ~
Utilitariannspects
Guidelines:
.' ~
;'- --': ,'-"',', .-,' ,
. c" Fencesand:walls. shouicJ .be
; ".,..'.,.,..... ...'....--...;;.'-,: .......:.,
,minimized along public streets..
(Fig0reC:104) ..- .
- .,--,.: ".,-... - - ,
-
b.. AU.bxterior ~~hmeter walls
. lOcated along public streets .
shali ti'a~ean"offset c.'minimUm
, ,- :~, -, :"~,: ,- ,,- -: " . '. " : - '-.' . ,.".,:.,
'.' ....0(5. :"et de~pfor evety50'f~et. .
< t975 feet of wall, depending
~n the length of the wall:, . .
c.. All non-transpaient peritnet~;
. .:valls and(o; fences should
b'; articulated with similar:
m.at~rials and. detai Is ()n both'
, , sides and shall incorporate
I<,!nd~caping wheneverpb~sible,
(Figure (-, 05)
. .
/d, AII'fences and walls required for'
.. . s~reening purpose~sh9UI~ b~ of
solid material: (Figures, C-1 05, '
. C- i 06, C-107)'. ...
: Retairiingwalls thatcire4 ":..
. feet high or more shall be 'of .
, :-'. - ;',.. : -,- .
. con(r~~~,_,mas6I!rv.:or:~6~~>nry"
system, (Figure C-' 07)' .
.. ,"
Wh"res"curity fe~cin9'.':
is required, it shall bea
_combination of solid pillars or
. short, solid, wall segmepts'6rid,
w'rought iron grillwork..:.'.-
.
Walls and Fences/Screening
Intent:
Walls and fences should only be used when necessary for
security and screening purposes,
.
Toll, straight sound wolls odjocent to
the street edge are not permitted
Figure C-105 The use of various materials, projecting pilasters,
vines, landscaping, inset areas, and wall caps
contribute to the aesthetic qualities of soun~ walls
.
.
.
.
<'
t,......,
1::'1-"
."..
,.,,-,-,
-""',"
:;;
. :,q
',: _' _,_:<i:,,-'i'.: ;"';:'>'<,<,>_,'~(..__>>;::: .::."
h, . Fences and,w,alls should be.."
. -.,,/ ".; -.'-,,-".-:,',.':y':..... -',,""-:. ---':_','__ :c. . ....;::
, '. (onstructed:as low as f?ossible,::
..,whiles'till performing screening: .
. "nois~'6ttenuatio~, ci~dsecurity
'. functions, . . .
'"j'''''':,'','>'
';,.' ."-, -,.",.'
: :~I ':- /~~:,': , ":',;,;< ~";_':,-' ,:,.';,.,. ':},:_: ::<-_: ':__ ,,- .
;" UJallson slopingterrairi.should
,'. be stepped to follow th~ .
terrain.-' "
A low rock wall
makes a nice buffer
between uses and
provides attractive
screening
." . -'.
overall
Figure (- J 06
Materials and
colors that
complement
the buildings
should be
used on wall
surfaces
Figure (-107
, City .of:T~~ecu~~ "
,(ity~UMe t)esignQuidelines
- '" .' ...... '.. ", .>,' .... "., ..
UtmtaHanAspcu:i:~, '
'< " ;,.. .'~ ,- ,
,',-,; ;'-- ',..' .. -,-,
Guidelines: ,
"r:'\""
, '-.. :: ',.:.,.:.,.,,-'_:u.' ,/':~:-,,:"'_:".'-.'_ };'.,> _.,..-'_!.-", .-.,....'
! a, Trash eridosuie, areas ;;houldqe'
. ca;efull;;;degi9n~d:lbc~ted,ancj,
if1t:,~r?\ed :~n\6't~~}J~~p'lan:' ,'" ,"
_,.;, ,_:.., ".>:";: ';;:~;:S;;>:1ifFi~, _ ,-::,;;.::;~:,;~n,:,;~::;~;;:' _, :
,b,' Trash endosures:should,be" ','
> d"signed With:sjtn!19rFi~ishes,
.' ' "materials; onddetai Is 'as the
priinC;r~/bCiI~in'g~0ithi~th~! '
project, (FiguresC-' 08, (~J 09)
I'" :...",..-...-,..../ no.. .. .'...' -,- .. "'-'iU'"
.. .', ;,~" <P-' "H
.. - "':';,,.,':<:,""':'-''''''-_: <,,' .. ..
'c, EncI6~u'res shall be '!ocat"ci ',' ,
, , , ,,'aU;ay'f;i;riicidja~e~t'i~sicjential
; .. : ';:' ..: ':""-:, ~ '>, :-,..,.'.::.,..., ,; .....~',:-, _". '/'--.: .. ~;) '. ,___0" .,..1' ',_ .". ". .'
. . '; ~ses_t()'JT~,i,~if!li~e>riuisc:mc(3? to.
neighbbri~g prbi5eiti~s, ..,
'~ ,'-'''/; ,,, ;;;':, ,<-",. "
'. En(lo~ui~s~kclll 6'~ sep~rat~d ' .
fr~m.ciBjacent PQrki~g s~alls with
"aminimumS-footwide (interior'
.', de8rdim:,r1Si~n)planteiand '.....
" .a\2'i0Ch.UJid"pave~:s~if9;e;'
. ,beh i1d. tn~d)rb, Th~se' Sp9Ces"
'.', willensur:,adequate:space';
.' . ,'isavaiia\:>lefe>rindividudlstci'
t'accessthe' vehiCle.:', .' , ,
"",0' ,."..,
'd.
:';-<:i;
':ii ,'d ~ m"
e.T ~ashii~cy~ling c<in,.tqif1erS sho~ld "
'be' lar~j~ enough toh6ndle the:.
'. refuse generated b\Jth~ si,t",' "
: ',;.'" "::.' - :::~;;;.~, ,~(,;~: :',:;.. :'~.'_;;';::/F:;-> ;'i~;<':-'_- ,;; ,_,-,
, f.Trash/recyclil1g'co~taih",i~ sh.9Ir"
" ,;, . be'screen~dusing landsca'ping.-. ,
'(~i9Ur~~~:l~8;C.lp9,C-1 nJ "
. "'"",;"
'...1:'"
";;
':>;-
_,__",0""", ;'
./
',.;.'
--'(,-;
;: .- ;:;~;
,;:
.',;'>"':;. d
"~,~-,, ;i': "
'1''''',
--:.. ;.,:~;, "
~',H ,)~:',
.
Trash Enclosures
Intent:
Trash enclosures should be carefully designed, located, and
integrated into the site plan,
.
Figure C-1 08
Colors and materials used in the design of the trash
enclosures complement the project architecture
-:::1.,
",
Figure C-' 09
.
.
.
.
" '.
Figure C-11 0
A chain link fence with wooden slats
is not a permitted screening material
A pedestrian entrance should
be provided to limit the
opening of large access doors
g,
, , ,
. . ..
. -.'. .
Chain iink fencing and gcit~s
with wood slats shall 'not be
used, (Fig'ureC-l1 0)
h
. . .,-
,~r\closuresshauld be"" ' '
unobtrusiveandwnveniently
, located for trash disposal:"
by,tenants and wllecticin by
service vehicles.' '
',I., A pedestri~~ entrance ta the
trashe~closureshould be
" , provided so that the large
access doors do not h'avetobe
opened as often, (FigureC-.l11 )' ,
j, ,Erclosuiesshould not be visible
from 'primary entry drives,
,__ - _c, _, _, ...
,k' Trash enclosures shou,ld include'
pr~.vjsions for concretestress
pads 'to reduce pave,ment ,
d9rT10ge from dlsposcil trucks, '
~ . . . ,I
. . '.' .;- ,"
, L Enclosures should not be
located at ,the e~d of "deed- '
end" drive aisles,
;-,
..
.J'
',-""
"
(ity .e)f'~m~~ula'
. City~Wide Desi9nG0idelin~s'
....... ';-." .'-~' - '", '~-. ";:. "":_.
Utl"t~"I~nAspeds .
, ,
. Guid~li";es::;::-
.:.:,
";- .1 ., . .;'.1 .v,~.>
. a,' All iighti';9~haltt,e shiilded
'.. ...tc>'!li~imi~~.,9ici'r~,~qo~':"ic;
neighb:oringprope,rties;',,The: .
. 'c." .-, ",.
shield~hcilloepai;;ted~() i
..'rT)atch ~he surface to which, it is
/attached;,' ,.~'
"
", ) ;".; .:-"7\ ..
",-"',,",' , . ,".,. ,,-:.
b, Li9ht,fixiGre~'shQl!:Geii,
. architecturqlly compatible with
the :buildin9desi~;;,,(Figure c-
'..1 )3)., {. -' . ..,,'
'. ,
.c, All building,entrances shall be .
, .. "... "
. well-lit:...., '",.'
d,' Parking'lotsa'nd,accessshall be
iUuminatedwith ami~imum of 1
. footcandle ,o(lighting,
.!',
e, Wqlkways.and paseos shall
l:ie illlJlTlincitec!with a.minimum
. of 1. footc"ndle to ensure safe
nighttime "COhdft~~ns;"
f,
. ,.-....
Lightfi~tur;;s sh~lIbe sited,
directed: and/or shielded to
- ,- -. ., .
preventspo(ii9htin9, glare, or
'. 1i,:jht'spillogebey6nd property
lines~-'--: ": ;':'. ..:>,,\:..:;:. ," .
J ~...
-c.,-",
.' _' ,,>.~: ,;' ," {:' ,; 1-;,-:.' _ <;_ ,'C: - _ ' . , , . '"
g,' Li9htingfii:t~re~'shalrbeshown
,on th~,lcin0scapin9 pl0ns, '
""'.')
h,.' The lighting ~fbuildi~g" .
" elemeni:S:cind t'reesisan
, eiEcictive,arid,attr6ctj~e lighting
tcichnlqu,,'that iser.i:c,uraged:
'~9w~ver,)i9b~ ~~urFe.i for wall
'.: y,iqshi09gnd.(reelighbng ,
, sh"c"MbeJiidder., ;,<', .'.
.~ ':7' .c
Lighting
Intent:
.
lighting levels should be sufficient for the safety of si te
occupants and visitors but should not spill onto adjacent
properties, All lighting in the City must meet the requirements of
the Mount Palomar lighting Ordinance,
Figure (-112
.
Walkways are to
be illuminated
to ensure safe
nighttime conditions
.
.
.
lighting should
complement the
architectural stVle
of the building
Figure (-113
.
Figure (-114
The height of lamp poles shall be appropriate
in scale for the surrounding area
. Wall washes; lighted roof ..'
poiiels, internally illuminated,
.awriiqgs,an'i other methods
. of. illuminating buildings are.
di~c6uraged: .
,
j, '... The design of.porkinglot
,lightingfixturesshallb", .
'. compatible with the architecture
,. used in the development,
'(Fi9S.~;'~(-112,(-114)'
" ,.
I. , Thehe,ight of lamp poies sholl
be oppropriate in,scale for the
buildingorcompl'1x ondthe ,
s~rr~~nding ,Qre~;:-'Q~.9 'moxim~ni- '
, 2pfeet high,Wher'1 adjace0t;
to 'resi denti 01 uses; ,Ii ght poles,
,'/shal(i,ot exceed 15 feet, .
..')FiguresC-112,C-114)
~ i'
"".' .
rri:'Se~0rif~li9hting fixtures sholl
, '. . -. "~ ,,", ", ' .:" - - '.
,., not:project'above the fascia or
ro~fline ~~, the building. ,
....j
',,:'
." .. '... ..-,"
., \.. .. '. . ,.
,n, ?.,curity lightiiigfixt~resshall. ,...
riot b'esubstitutedforporking .
',Iot"oi walkway lighting fixtures,' .
"i ': '>'_." .. . ',,'
:- -,:).;:.~f'<':<;::,-,'~;,' , --',' '. .'
o,;.L,?w:\ioltage/high efficiency
"Jightingshould be used, in the
16nd~c()pe whenever possible,
"L'.
(ity@f T~M~~uM~
" .
City-Wide Design S~~idelines
This page intentionally left blank.
,,"
.
E."
,',-
v.
~
.
.
.
.
.
.
The following Design Guidelines seek to assure high quality
development in the industrial zoning districts of Temecula, The
provisions of this section shall apply to all industrial development
within the City, Additionally, any addition, remodeling, relocation.
or construction requiring a building permit within any industrial
district should adhere to these guidelines,
Common elements found in well-designed industrial projects
include:
. Site Planning.
. Landscaping,
. Building Design, and
. Utilitarian Aspects,
'.,-.,
. "
'-",'"
{,
,<<:6tij' @~:'~a11l~~;~B~ ,
~; Ci~y-Wide DesignhGuidelines
,. :,. - .;., ,'.' ,'.
.. ,:. ' "-, - > - '. :.~ .
SltePlanolng
, Guidelihe~:
a:' Visitbr, a~d.hcll:'dicapparking
. . ,",..~,., ,','.,.'.' . - .... ,
, , shall be "Kat~d adjacentto
the building entrance while
'employee parking' ar"asshall
,be located at tli~sideorrear 'of
""t~e~~i!ding, (Figure 1-6),
, e
'b: Ex;anSivep;'",edare(:;)slocated'.,
" "between t~e street' and the. '
building should be avoided
, in favor of multiple small lots '
separated by landscaping':and '
buildings: (Figures 1-1;1,2, 1-3, I~
4)
'.(
,;,'
'0'
. -~.
"'.:
j';' !
Lot layout
Intent:
.
Due to the nature of development within industrial districts,
building architecture is generally considered secondary to an
appropriate site plan, All industrial building site layouts should
be designed to provide interesting street scenes, controlled site
access, emergency vehicle access, convenient visitor parking,
well-screened outdoor storage, loading areas, equipment and
service areas, and an emphasis on the entrance or office portion
of the building,
Loa:t
I
"""]
L~~e ~I_
Street
Figure 1-'
Loading
--r
,
Parking
Parking
Building
Street
Figure 1-2
.
Encouraged
- building at side
Encouraged
- building at front
, ~~1IDi~fif~~~'~~~
.. .' _ _', -ii . ;?. ... _ "",,'; ~ ~"~^""""_-_""'. _'
.
Figure 1-3 Street
. r 1
.
.
11'
'1
. .,. -.
c. ,Where industrial usesare
adj~cent to sensitive nan-
industrialyse's, appropriate
buffering techniques, such'
'" 'as setb9"ks'-screeriing, and
16ridscap1rg, ihould bci:provided',
to mitigate ~ny :negativeeffectS '
" of industrial operations, (Figure
1~6)";' , ' ,
Building
Encouraged
- centered building
~ ' .
'd, An additionOl 5 feet of front.. ,
'~";', ., '.'" . " . . , . . '. . , ',. . ",' .
,." setback should beprcivided for '. '
'e~erylO feet, of building height
", abov"',30 feet, (Figure 1-5)'
."
'., ..,
" " . .
e, Laad'ing aiebs shall be icreened
from public view, (Figur<3s,I:.1: 1-,
2,'1-3,1-4,1-6)' , .' '..,'
o
n
o
,n
Discouraged
- building at bock
with parking in front
:f'
n
;,',
Figure 1-4
Street
Setback increased
due to Increased ?@
building height '/ ~
~ >
~ <-. 1"-.1 ..,
> ~ ~'-.';/
/~~'Y
'~ ~YStandard setback
'~ ,/ with 30' bUlidlng
/
<
",' ~ <
Figure 1-5
~~~lYl~~11'@mm@~uQ(S\) "
(ity~Wi,deDes'i9n,0uide,lihes ,,'
.
, ,
Site~IQnnifig,
"Image Zone"
GUid~Unes:
Intent:
, , '
a: liJithin the':lm9geZcirii(th~re
, ,,' should'be',an emphcisis:6n :""
j ".t._,_._. ,", .'- '."'''''''':'''':',(''''':.:_
",mate'rtals aridlandscciping and
a qualitl' architectural presence
" should be establisned/(Figure
1-6) " ", " " '
The Citl' of Temecula realizes that new industrial development
cannot construct utilitarian-tl'pe structures which incorporate all
of the amenities sought in an office building, The Citl' does want
industrial development to look high qualitl', particularll' from the
public street, Therefore, the Citl' will most close II' scrutinize the
"Image Zone" of all industrial development proposals. The area
with the most public visibilitl' shall be considered the "Image
Zone," The developer should strive to place considerable
attention to aesthetics in this area,
"
... ..
Service area is
located in rear, next
to truck loading
~,
Entrance plaza
Landscaping at rear~
setbacks or side used only
to screen loading area from
adjacent non-industrial use . ~
or public view "
, CV .
^V~) "f'
Ct/!- #
/'-W'
'r':/' , , r-'
! J./
.~
~~!U'
\.
.
~
Employee
parking
Visitor
parking
Screening of
loadingl service
area
\
" Figure 1-6
. c
Visitor parking, employee parking and
truck loading areas are all separated
0'2i,'"
.
,'"'-' ~.,.~,-' -:--
-,,~~-~;~:; ~
.".-'".
0'-- L) 0.
.
Accent landscaping and landscaped
median enhance the entry drive
.
~ .~'-
/ ;-'.~ ,-,'
,L[[t
Figure 1-7
Special paving emiches
the site entrance
G: Entry drive'ori.entatian and . .
, accent landscaping should be'
.' used to enhance/identify entry
sequence: (Figure 1:7)'" .
. 0 . The entry driv~ sho~kJ be
orien~ed toward the mqin ....
" .entranceof the building,
" o!A;;'inimum)-f~otwide
landscaped center median.
, shau'be provided at the.
.....entrydrive, (The City of .
Tem~c_~I~'F'ire_ ~re~ention'
Department requires'
that lcindscapedcenter
medians be held back
from 'the"driveway apron
app;oximatehi20 feet to
". ensurean 'unobstr0cted
wheel cut for emergency
vehicl~ access 'into: the ,site,)
o Two 1 O-foot wide . . .
landscaped parkways shaU
flank the'entry drive,
0" A minimum 4-foot wide...
',sidewall?on atle~st ane
..... side of.tne drive aisle
should be provided to
. , >. ....,' -I;
conn~ct the street to, the
bUildi8g,; ',' ." .
o ' Signs, paving:,andpI6nting
. should be incorporotedinto
a well-design~d entry to,
visuaUy li.nk the site entry to .'
the buildings:' ,
o : Landscaping shall be
. drought-r~sist9nt ~nd
consist.of,'nativematerials, ,
.
." ", - - ..
. " ,
'~a~y\O~r~mecula "
. Cib,i-WiCleDesign Guiqe.!,i0es '
. -, ..
. .....
Site Planning ,.'
... ".-
.'- ." ,-'
. :j:...
." . ".:1"
Guidelines:,,: ,
"
. .... ". ~ .0.
a Alli@stri91cJ.evelopments , ,
shall provide 'outdoor plazcisor .' '
. enhcu12id 'site' features at the
. bUildr~~,ent~'ie.~:(Fi9u;eT11)
".'.,
,b.Plaza,sstiouldincl~""e~abl~s,.. ,
benches'cir~ecitw'alls, potted:'
~lang,tr6.~h,[iceptdcles, '
., ca,ncip'Y,tre,:,s,'ond erihan,ced '
". paving~;Thepiovisionof,tiellises .
andbth~r 'shade shuctLires ,"
, is strbhgii; encouri:;ged for "'"
pedest~j~n areas. (Figures 1:8"
1-9)","i'" , '".'
. "." . .. .
c, " On larger. sites, focal pOintS
should be developed~o
., -.,- -.'" "., - .,.-.
" creo.te-g pefinite~sen~e
, of identification; 'Plazas,
landscaping, .f",untains: artwork,
,. ,'texturedpavem'e;'Ccin.d, '"
.'universcilly accessible changes
.. in pavement lev~!5mQY be '_
comb,ined to cr,:,ate f~c.Qlpoints
andi""entity_'(FJgUie~I;,l)2, 1.13) ,
, "~. .. "',",- _,..".'." ." n """
. .,~'
, ,
" J"
.
Project Entry and Character
Intent:
Provide attractive and inviting pedestrian scale features, spaces,
and amenities within the "Image Zone" to enhance the project's
entry,
.
Accent planting. seating. and
a definable space provide a
desirable visitor area
Figure 1-9
.
.
.
Water features,
occent landscaping.
and textured paving
accentuate the
building entry
Figure 1-11
Figure 1-12
Figure 1-13
.
Publ ic art enhances
these projects
. . .
d.. Every industrial building site
'" >should;l:)f,O~lde two or more of
tti'e following amenities:.. "
'plazQsand couityarclsiuith .
~ext0i"dpavi"g:." .... .... .'
.' pedestrian seating areas;
publi~art,)ountains, or a .
;,water feature; or
~. . shaded transit stops and
, " information kiosks, .
,.,.,,',.. ,', '.'. ,.
,:,' '<:~':,<, -,~;: 0:':;'_,',-,; :!>- .. '
. e, · Courtyards, outd6orpatios, and
plazas shouid have det~i1ed
~f1dwell-definedpaving '.. .
designs: MaterialsshoulsJ .
, indud" permeable features, ..:
s~~h asbrkkpavers, tile, grass-
crete, decomposed granite,
. af1d caloi.~d. concrete; where
. appropriate, Ttiereuseof,biick
and flagstone is eflcouraged,
These site features sh~uld be
'. provided adjacent to building,
.. , entries or facades, in plazas,.or
ins"atingareas and should tie:
into paving atbuilding entries:
(figuresl-9,'I~ 11) .
. ..
. ..
. ,. ..
'. " '.
-, ..
. . .
......<i:t.\'.;..~f..J~.n.~c.~li.
... Cify,Wide Des(gn.(7uide!ines
.-,. .. . .' t.",
'.-'".: -. . - 'e"">,
SIte Plannl.~.g
."" .
. . '-"d""_, _
Guidelines:.
,-':,::,:
'-:;';,',,"'/.,
, . - .-, ,,'; - .' :~'- - '" ":
a-:' All industrial developments'shall'
. . !..- "C-:~' ',;'.' ~:;:>\: .",. ",:"," .' _,: .... -C'_' '::.. ::', .,'" -,: .~....,'
provide outdoor plazas and, ,:.'"
.eniploye:;;b;e6kari6~:'(Fi90fe ......
'1-J6)" . ." .:';::; " , ...'
.;,::"{" ' .'/3','::"'" ~~:.'n~!{}:': . :;-:-,~-',
""/,0;
,'Plazas, . ';niplOyee b'reakareas...';
and open. spacess~puJd be .' .'; ,
. sheltered:cis'muchcis possible;.
,:.:":_:).:..<...:.....,..,,,."':....:.,::..:.'r.m',.'.. ,...- :,..'......'. ';-.,,'
" from the noise and traffiC'. " ."
--"'C"._ . _' :__:_.<_:- '-.-',' '-_."?<', ~v...;,< ',",::',' . '."-
of adjacent'streets: trash .
en~los~r';~;parki~9 ci'';95,.. .
and other inco'inp6tib'ie"Jses, .
.. (Fig' ures 1-1 i( 1:16; 1:1'7)'
" I ,~
_<i
",-,,",
_-I',
<,>[ ,',
.
,'.( "
:r.
.
Employee/Visitor Seating Areas
Intent:
Provide comfortable. convenient. and easily accessible employee
break areas,
Trellis structure
provides shade
.
Figure 1.14
Figure 1-15
Tables. trash receptacles and canopy
trees enhance this break area
.
.
.
Umbrellas provide
shade for employees
Break area is screened
and sheltered from
parking areas, trash
enclosures. and other
incompatible uses
.
Figure 1-17
~ : '
c. Plazas and emplbyee break.
- . . arecisshould include: (Figures 1-
15: 1-16)
. tables, .'
. . b",nches or seat walls"
. '. trash receptacles,
.' . c~~op.ytrees;trellis "
s,tructures, 'or umbrellas,
.' ,lighting, and, .
. enhanced poving,
. r.
;>,'
. . ~ 'I
.~
,
.~
I ' .,
., (ity@l. 'eme(~h,\:
'City-Wid~ D~si9nGyidelini~.
. - --- .
Site Planning,
'- '" -', ,
--',.
,-,
Guidelines:~
'-. ;'
b,; Parking Facilities shall ,~e .... ..',
, ,." designe,gilJjtbod"quate area.
,'f6rQ~~hiCle ~6;m6neuver
.... withou'tent'6riqg tlief>ublic " ., .
.: ri9ht:6f~way,(Fi'gures 1:1,1-2,1- ','
3;1'4), " , "
b:' Cr6~swQIks'i n porK i ng ,lots'
. '::-'sh6uldbeaccentedwith' ,'"
.' sp~ciai designfeat~res suchas '.'
'. raisedcoI6redand/6~ texturei'd '
. '. ,," '- ,.' -.'" ,',
, f>ovement; a norrowedfoadway" :
ofacombination of the'former ,,'
<F.igure 1-; 8) , _'
'1,
;,;
'", ,
.
Access and Circulation
Intent:
Provide safe and convenient access to the building entry from the
street, parKing areas, and transit stops,
Textured paving at
crosswalk provides
additional pedestrian
safety
.
Figure 1-18
Planters, bollards,
and pedestrian
scaled lighting
create a focal point
and piaza space in
th i s project
Figure 1-19
.
.
.
.
.. .
c, Ea~i1yid~ntifiablepedestrian
access sh,,11 be provided from
the street, sidewalk, parking ,
~reas, and bus stops to building
entrances and. key areas withiri
~ . - " " , ., .~ P' ' , .
the site, (Figuresl-1S'-I-2l)'
d. ~ed~~{;ianUJQlkw"ysshou;'dbe
. safe 'and visually attractive and.
. shall be defined by iandscaping . .
and 1~"!I"?v,,IHgh,ting: Consider,
textured pav,ing, (Figures 1-19, . ,'.
'1-20), -,' - . .
". '.,'
.,~.
Pedestrian lighting
:,1.
Textured paving
accentuates the
wolkwav
landscaping enhances the
walkway and provides a
buFfer from vehicles
,.
"",
:."
Figure i-21
Pedestrian amenities (benches, potted plants) and
textured paving enhance the pedestrian walkway
~H~~,' @j~T$ffi~~~g~ '
City-Wide DesignGLlkJeline~
,.': .,...'_....,.. ' -:',J.'"
Site Planning'
',<;,
, Guidelines:'
u ..
> - .. .'_.. '.~ - .
. loading cir~a~ should be ' , "
\. '.I c"", " '_,', ..,:<:,.,: :",. .. ,'" ,
orient,\,.d6r scree.ned SClaS' "
,not t.obe visible froffiapubliC
street oHroma non-industrial
, property, (FiSJures 1-22, 1,25)
,
c.
loading and ,selVice areas sholl'
be screened frpm public view '
using a(Clmbination of portions '
of the building; 'architectural '
wing walls, decorative screen
walls, and/or a 20-foot ' '
lands cope buffer, (Figures 1;22, ,
1-24,1:2~)
, ~';,
, d,' Screening sh~jlb",.designedas ," .
an integral part of the building ,
. .," "",>," --. .
design and sitelayou[ (Figure
1-2~,1-25)', .
"
.'
"..'
'. '
.
Loading Areas
Intent:
The loading area needs to be sited with core on the industrial
site, Wherever possible, various screening methods 'should be
incorporated into the site design to reduce the visual impact of
these facilities,
Street
,-:
Screening
of work
areas
Fence for
controlled
access
:'1
I,
Ii
(;J
i!
i 1"-','-'-\'';'1 11
J"t, ,service areas at rear and Side=ij' ,
"~ .af.bllilr1i"9..' .- _.~-- .
'. . . ".. .. -.: ".
.. -- ..
.
Figure 1-23 Easy to read signs should be located near the project
entry and should complement the character of the building
.
'~~~~'~
.
.
.
r
Figure 1-24
Loading 20ne at
rear of building
Ample space to maneuver
within loading area
:','
Trellis used
to screen
and enhance
loading area
, e,' .landsca~i';g ~ho~ld be us~d ta
, streenunsightiyareasirom the,
'. street: It is important to provide
,'the',!,ajorityaf tn~ lands,aping
UJ~eie)t.p~ovides the maximum,
p~bl!c benefit,' Land,;caping'
..',_, ., _._. , ." ',_'" i,.'
through?ut theproject'is:'
, essenticiL~C1t is critical that.,'" '
the "Iindge Zone': be heavily' '
landscaped, UJhilejt is, less ,
criticartoheovilylandscape rear
'., "cind~id~elevcition~thcit 'are'
not visible from public streets '
or within public view sheds
(f,iguresl-22, 1.25Y
, . i : '~,' ,
Screen wall
is sized
odequotelv to
black loading
dock from view
.. ., .'
, ,
, , '
,f." Loading are~s shallbe located.
on~sitesoClstopr(Jhibit backing
, 1(1 from or cirito a!l:>)Jbli cstrept, ~
I ," -"', . .
(Figures 1-22, 1-25):. ' ",
Landscaping to
screen loading dock
;""/,,0,,,,,,.. " ....
g, No lOading facility or " "
,riianeuVering areas' snail extend '
i(ito ciriy'iequired minimum yard
setbad<:(FiglJresl-22, 1;25) .
-."
i" .\ <
- -.
l",.r-::"':.
,;"
\ ,"\
.' . .
~Uy of'~meclWl~.
9,ty-Wjd~pesi~n. GUidilin~s'
. 'Site 'Ianning ....
.,..,-.
;"','.- i
;-.j"
'. G~ideli0es:
, r}::''?:~~''-:~'~>i~/'"/,,, _','"
a.'P~rt.LI)9;2,r"as'shallbe screened, .
c" fro,nip.ubiic'view through the
usi6frolling eb;th berms'
'.....' --,,' , .-.
':' {3: Islope ),retaining walls,
."loU! in~sorirywQlls, elevation,.'
chang"s,laf)dsCQping, or .'
~OnilJinatic>nsc>f the fOrmer,
(Fic:jUrel-26V', '
,.
. b,lnaddition tothe standards set'
forth'herein,.'new development'
shall meet the landscape ,
requirements of the Temecula,
Developme~t Code, Secti6n" ...... ,...
1 'i.24,OSOParMihg.Facilih,i' "
Layout ahd I)imensions,
'c:. A L()ridsc()~e MaintenaricePlan
. shaUbe suomittedto guide'
IcindscaperS on the: size of;: .
pI6~i:S,'" "'", "',," ,
.
Parking Areas
Intent:
Site access and internal circulation should be designed in a
straightForward manner that emphasizes saFety and eFFiciency,
The circulation system should be designed to reduce conFlicts
between vehicular and pedestrian traFfic, provide adequate
maneuvering and stacking areas, and consider bccess For
emergency vehicles, Parking lots and cors should not be the
dominant visuai elements of the site From the public street,
Parking lots should be landscaped to provide shade For parked
cars and to visuaUy enhance parking areas within the "Image
Zone",
/:,',>0
l' ~~
{~ :+
~, r""'
. . ~'A~~::r:a~
"'0
..:.: ~~..
3'" i.
~ "..
<. i
'~'"-,,,Y,d Landscaping
.1 .,Ai c~A?;:.-~,& woll
''';
~~~j Planter
oJ~,~;.")
.
.~..../ . ',,-,!.,
") '0
~,'" 1-
~O)t:~;;
,",,,.
s '
,J -'~
(k '. 3' high
'c,~,,~,,1 . shrub
""" -'""',"
'f ,!~~.t (~..:J::~
Various methods
are available to
screen parking
from the street
Figure 1-26
Figure 1-27
Trees are planted throughout
the parking area
.
.
.
. .
-,'-. ..
.' ,- '" -- . .
. . . .. . .
. " '-'. ,...
,-. "".' " "":'
d. Parki'ngmeas in the "linage
Zo;'';':shan be separated from
. buildirigs by, a pedestrian
.'. sidewalk (minimum 6 feet)'
. andla,ndscape strip(minimum .
Sfeet).Jhelandscapestrip ,
, should,be directly adjacent to
the building edge to create
'Ci buffer and,assist in the'
" prevention of graffiti. (Figures ,
1:28:1-119)~ '., " '
. ,"-", ".:...,' . .
'e, ,Parking areas should proviCle
pedestrian pathway,:>: ,."
Landscape strip at building
edge and pedestrian walkway
separates the parking fieid
from the building edge
. . '/; . ,';,.;, "". '.
f, 'A 3:fo?tpaved c1ea",lnce shan
be pro\(ided'between the sides'
,ofp6rkirig st911s ahdadjacent
walls' " .
. '. . - .
g, ' A 12-inch step:outarea should
be provided on the,inside'curb
area.of the planter; 6djqcent
""','-';' .... ,", , "::-:, .l-
ta parking staUs attheend of
drhie aisles, . ' '
Figure 1-29
.
,-, '.:;
-."
Figure 1-30
,,,,.,,
. - -, .
. '" . -- - -',.
. .. ,- .' ,
Cit; ;ofi'emHe~uB@ .
' .JP ,...... .he" ,
.(it~-Wid,eQ~sig0.Guid~lineS '.'
"Site '.PI~IB~ing .
. . Parking Areas continued
. . ".
; h,' RQ.isedc\'J~crete(urbs and
" trqf,fic bairie~shallbeutilized
""" to'proteCtbuilding edges and '
: .-', -', ,1 c' ; - - ~ ' ' _ ,,--,
sU,rfaces fr\'Jm damage caused, ' .
. ).byvehide;;c;rmachinery:" ,':,'
,31=;90rel:29) , . " '..
.~ '..... .." -~- . ",' '; ... , "',; , _ . ,.... " ; '-- 0; " , .
'PIClntSusec:J'ior screening snail .
'. .. bio minimum of 3 feetc,Ad "
.,cl",axiinuin of 3 feet cHicJ 6 ... .
'. 2>ir.cn'es' inneightat th,? time. of,;
"i.il,stallation, (Figures 1-26,1:30)
j,; Trees should be planted .
, thic)ughoutthe park,ingareas ,
:, ,within the/'Image Zone"and...,
. 00tsimply at the end of parking
aisles, (FigUI'" 1-27)
.. , . ..
.' ,- .. '-' .. . "
'P .'. '.
~--, '. ' ..
ki ; Tre'e,; shall' ha~e aminimuinof.
-- ---, _' :,i-,;-" .- ., ",
'. ", 25 fee(tciorriaximum of 40
:. f",et o(cc,nopyp'otentlal. and" ,'.
.' $hciilbesii~d otaininimun:' .
:of36"iti~nl:loxor,lgrger, at the
'time of ins tail at ion, (Figure 1:33)
., .-,' '-' .
"
.
Figure 1-31
Accent trees define the entry
and delineate drive aisles
Figure 1-32
Landscape
finger
Continuous
landscape
planter between
parking spaces
.
Landscaped
diamond-
shaped
planters
between
parking
spaces
accommodate
trees planted
between
iondscape
fingers
.
.
Canapv trees
provide shade
and visual
enhancement
Figure 1-33
.
Accent landscaping identifies entry drive
Raised planting
surface with curb
used to protect
landscaping
. Figure 1-35
. . , . , .
L , Canopy trees (one tree per four
, spaces and oneland~caped '
finger per ten sP9c~s) shall be" ,
,used :thro~ghoutparking areas,'
" ,to provide visual enhancement'
an.cJ';t1Qd~: ~s well as, to, '""
reCi'Jceglare and heat build u~,
'(Figures 1-31,.1-32) , '
. ";:"'/:' ,-, .:: ~_\:::.,~, 'T 'f " ~
Accent,laridscapil1gsh611 be,
used to' enhance and' identify
, the entryd;i~eand todeli";eate '
, driveaisl:>s, (Figure 1-34 )" ' "
, '
.. ' . ~ ..~ . '. I ....
n, Raised planter surfaces;
depressed walks: or curbs shall
be used to 'surround' and protect,'
landscaping from vehicular,and
pedestrian tra,ff!c (Figure 1)9) , '
. ,
0:' Development shall in~orporate
existi'6g natural features into ,
the O~erpll site .~e~ign, including'
, rock putcroppings, ",ajor '
iandforms: ridgdines, significant
trees arid vegetation:streoms, '
a'nd drainci~eareas, ' ,. .,
. '
',..
", ,~ityo,f'~MeCUma.
btt,i:u:JiCf~' Design Guidelines
., . '....,..'..... ,.", .'
" Laru:l~~aplng
'Guidelines:
'."
. .. . ..' ...
.. ,0, '.. '. .,;, '.' ._,
9,:, AUlandscaf'ed ,~reci~ sheJI
. - '. iQcluCle trees, ~hrub~,'an(j
. . : giouiidcove[:.T~e iayolltof pla-nt
. material shall be,onsistent'
'. with' thiciti/s'adopted water
, . . , -' .'...: -' . ," , :. ';, .'.- ~ . ", j~. ' , ',: ..
,'.. effid"ntleiid~c<:lp" ?rdinance,
(Figures 1:39; HO)': " .
I '-' ._':. c.; '. .~
b, .' T!ien',i~;rrlUfpSi~'e of plant
materials shall conform to the'.
'. followin9~mlx:(Fi9ur~s 1-39, I-
. 4?l:,;.,. '
, .
.:-. '!Fee~~:: ; "'_:'_'
. , o percent 48'inch box
:",1. ~~-e~imen: tries*
" 0 p';r~~nt 36"inch box
. . _30 f';'(c,<~d~4-inch box.
50 percent ,15-9allon
. _~:.US~~'in'lmageZone
. . . . .
-....,-, ,',.. .
'Grounctcover.-'"' _' ..
, OOp",rcent coverage in one
I.. '.,',;; ...,'
Ye.a( .c'"
1;'
" ""
. ..; ':;~., t~ ,".;"
Shrubs:; , "',
OOpe;cent?gall~n
.,'
" (,' A':ininimum 6"inch concrete mow.
. . __ :.'; . . . - . .' ~.I . ,', . . : _, '. .
,;;;.st(ip~hall bep(ovid",d be\ween
" <,turf~,s~shrubareCis, (Figure 1- "
:37),:.:"-
;";, .
"",.',,
"
.
Planting Areas
Intent:
For industrial uses, landscaping should be used to define areas
such as entrances to buildings and parking lots, define plazas
and break areas, define the edges of incompatible land uses,
provide transition between neighboring properties (buffering),
and provide screening for outdoor storage, loading, and
equipment areas, The most intensive landscaping should be
planted in the "Image Zone".
.
'.
.
.
;'/
Figure 1-39
.
Figure 1-40
~":".'
Trees reduce
the scale of
the building
Shrubs
adjacent to
the building
edge reduce
risk of graffiti
and provide
a buffer
Palm trees
reduce the
scale of the
building
A combination
of trees.
shrubs, and
groundcover
shall be
provided
'cf A minimum5~fo~t:Wid;'
Iqndscciping strip shou,ld be
planted adjacent to the' building'
edge tel. provide a buffer c;nd tci
limit th~potential f.or graffiti. .'
,(Figuresl-38,J39)" ..
.... .
'e, ,yert!callandscape m6t~rials
, . . shall be utilized to reduce" .
the scal" of two story walls, .
'.' ., (Figures 1~38.1-40)'
f. . Wall vines should be . ,
incorporated' into landscape
plans to mini'mize the potential'
for graffitia~dtc:i ~often large
wall expanses"
g, :, Groundcover shall be installed
in lands'caped areas to provide.
a finishing treatment, as wel,1 ,
asefos[an"and weed controL ;' ,. '
, Mulch, ,bark,an~ stonesl rock.
caver shall not be used as an . '
alternative to groun,dcover,
(Figure 1-36)' , -.
. ~. .
fi' Turf should ()nly be ~sedwhen
, it,se'rves'a function': Turf: ,"
ar~a~s~9~ld b" minimized to.
. conserVe .watcu,"
",',,"".:"
." :
,.; l
, ','
"I'
. -,/,""',
r'
(i_ty."@f>Tem#~~I~
"City-Wide.'l)e,si gnGlJid~1 i nes
',_.'
luil~ingDesig..
- ','
Guidelines: .'
Q,'. Desirable ElementS:t~~: . '.. .
architectural "lua Ii tiesoild.,
. 'CJesignelements fbiouildings
thai'o". most activeiy .' '.
".' e,n~our;'9i?are;,~'-:
.'. .' ,'iiari~ty.;,f buil<;lil1g'. .
indentOtlons:. architectural
details', and materials;
. ,buildi'n9~ntr\iacce~tuation;
. .;:s~reeQin9 ofe:quipme~t ;'nd
,stora9""areas; and
.Iandscapin'gto s"ften
'i:lui Iding exteriorS,
.- ~ ,;.'. ''" -. .,~.~ '
'b:,UnCJe;sirableElementS: (Figure
, 1-42)",Elements to avoid or
<-, minifT!i~e ,ar~: _ . .
'.(6;ge. ~Iank. flat surfaces;
0, 'exposed; untreated concrete
blo.ck walls (except split.
,foe,,); . .... . ,
. - ': Ipading:'doorS fa~in9 ,the
. street; ", .'
.~, .e~pos~qlT)echanical
, equipment;
.. :highly"r~flective surface~;
: .' . ,trash enclosure door; faCing.
. t~estreet pr visible From
, , street;' ond ..:',
.:. barbed liJire dndrdzor wire
(snouid never b~userJ '
_ . . r .. . - _'
unless it is needec! to'solve
a. d",m;:;nstiated security
"proble~), .
":',
.
BuDlding Form
Intent:
The guidelines for industrial development seek not to impose
a particular architectural theme or style but to promote quality
development that will be an asset to the City, Developers should
strive to provide the most attention to aesthetics within the
"Image Zone" of the project.
.
Stepped building heights
should be incorporated into
multi-story buildings
Stepped wall planes are
encouraged to break up long
Rat facades
Mechanical equipment
should be screened
instead of exposed
Exposed,
untreated
concrete block
walls should
be avoided
Figure 1-42
Undesirable elements
.
, "
.
.
Colonnades and
projecting wall planes
create a human scale
and add interest to
the building elevation
. Figure 1-44
Changes in color
and material
provide additional
articulation to the
building
.
Figure 1-45
c.
, ' ,
A~chitectural ele'ments, including
00efhangs, trellises, projections,'
awnings, and/or insetS,
shoulcl. ~e incorporated ,into'
theblJjlcling.clesign to create .' .
shodow-'patterns that contribute'
, '. . . ,<. ; . - -' ,'. ". ",' ~' - . ". '.' .'
tc,. a,puildings (harq~ter: '. . . . '. ..
particularly inthe"lrnage Zone":
(Fig~re 1-45)' .
. d,' 0..";'011 building mass shall be
'd{~ided ioto ,;maller identified'.'
partS, ,Large, blank, flat surfaces'
oreno(perrnitted Wall forms'
should ,be artiCulated with
. c~a-ng~s in..~~~sj~g~" col9rS.
,. ancl materials,. and a change
. irl horizorii:al wall plcirieshould
o.(~~(every50 feetor'ess, .
(FigLJ;e:'-~l ) . ' ..
.'" .
e, Consici';r ~'!,oloriridd~, where
appropriate to the architectural
'style, along the. street fronting
. falc,de to reduce't~ernassing
. ,,?ftaILbuildirigsand add . .
p",d~stiian scale, This element
. cciribe,placed within 'the front,'
. . . s~tbC)ck ,li!iththe approval of.ail
Ericroachmert Permlt(Figureslc.
4{ 1-4~)" . ..
:,"
. -" ..
'StrUctur';stwo-si:6ri"~;;r higher
Sh?,uld incorporate.o step in the"
verticahuall plane to reduce.'
thes~ale of the building, This
step'co(' be accomplished by'
'steppirgoack the floors above,
tll"firstor ,by prOjecting fi rst
floor elements or wall syrfcices',:;> .
(Figur~I,41) .... , +?< .
".'"
,~ity@f '@~'(WlI~,
'CitycWide Design Gt)idelines
", '.' _ " .' .___. ", HH ~
..' .!."(:. . :.~".' ",:" '.'.._~ ". .
B....duIg DeSign
Guidelin~?,: ..
~ .L';'- .>"',........ ',' . ";',: ,:>.:.'
aJ Roofliri~~'sH6I1b.. brokenbl,r , '
change~irih.~i~ht 6; waii pla~e
ati~te.rVais,iiogreate~tt1a~S.o .
f!'~t,(Ffgun~sl.SO, 1-51)' ','..', . .
.',_.. '--,
b, Rooffarms shall be designed to
, ""cci';,;plefel\,'scr'!eri,'roof:;;'ourited,
, "p equipment from publkvieUJ,AII '
.. . . .. ~. -\ . -'., - ,-. ,-, ,- ' .
" sCi"enin~ shall be(On"tr~c~ed ','
consiS'tentwith theniateri61s ,
" ()f \ti;' i,0iidingand not simply'
"box-in': the equipment, (Figure
Y4?t f '
"A' full pitcH~cJ'r9of oiler an '
'entire industrial building' Is not';
.' '_'OM', " ','
,realistic.'where feasible and ,"
, appiopriate~o-the architectural",
style of theb,iilding:a full' '"
pitched r06fshoulc:J i:l" provided;
;'bv.., the enti-y end/or office , " , .
portfo"n 'of. the structure, (Figure, ,
,1:46) , ,,' _' , "
::~... ' ',' .
;,.,.
.<:' "
,1---.
.
RooF Forms
Intent:
Roof forms and planes should be varied to create visual interest
and to define the building edge.
Full roof Forms over portions of the image
portion of the building and the arcade
enhance the facade
.
t<~
/~~~
, ,
'" ~
'~~,:f(~7>1&
Mechanical equipment ~, . ~~.~;.
has been fully '-.....
contained within a I
tower element at the
entry of this structure
Figure 1-47
Mechanical
equipment
shauld be
completely
screened from
view
When a full raof is nat passible due ta the size af
the building. a continuous mansard should wrap
around the entire structure
':
Figure 1-48
.
.
.
.
Parapet caps should be used
to articulate the roofline
~, . Pieceme,al mansard roofs.
(used on 0 portion of the
building perimeter only) should
not be 'used, Monsord roofs
. sho~ldw;aparou(ldthe entire
periini~erclf.th~'structure;" .:
(Fi9U~:'1~48) ,. . , .. .. .
-'e",
, '. . .
. ,. .
Parapets shall have suffi dent
. articyl<:ition of detaH, such as.
. precast ,treatments,' continuo~s
',-'''".'''''''''''''-'''''''''." . '. ..
blO(lcJjng>(~ontrastirig pai0t .
color)~'or projecting 'cornice's or
lenti Is,' or'caps: (Fig~re'I-49)
Figure 1-49
Variation in
the wall and
roof planes
and forms
reduce the
scale of the
buildings
';;.
<.;:.
.0 o':~;~:_~~!;,
, . .
CStycfTemecuma
. . - .
PCityclJJide Design GU,idelines
. . ~.- .
....Iuilding De'sign
GUi~elihes: .
".
p" Front elev6tioris in, the~'image
,iofie':sh~li!"xpr~ss;ahigli '
win-dowtowaliiotio:(Figures '.'
.1'57,.1-60)'" .
"',~e.,>1 . ".'
,.".
. b,;'wir'idow ti;ipe;inateri~I,- , .
" shape, and proportion ghould
".-. - ,.",.".. .... c' - ,,' >
. complement the architectural .
~tyle of the buildingehtfY"
'. (Figure I-55) ,. '
c. Windows~hallbe inset into the
.. ".' do .
primpry w"I,1 plane a minimum
, of 3ir1Ches;LiJhere appropriate
. . to the orchitectural style of the.
.' bUilciing, in order to provide .
some shadow detail. (Figure I'
~6)1:.'i, .
.~,
d" E0tri,"s shall be articulated, . '.
'/ c6;;<;red,ond/or recessed,
. (Figures 1:5'2, I-53, I-55, I-56, I'
57f"
. e,'A;cj,it~~ture! pe~estrianplazas,
.:lslri,e!~cape,n1aterials, artwork,. ii'
:; an~J:>~,pestii6n-oriented iight} ng:,
" 'sh",1l:be usee! to eriipha"i2e : .
. .el]tri~5': (FigureY55) " ..
." . '.:: .,......" ,,-
'. - ~.
..,;':{
,',-
.
Windows and Entries
Intent:
Entries and street fronting elevations should have a high
window to wall ratio; however, windows are encouraged on all
elevations to enhance the facade and provide natural daylight.
Entry features should be designed as a significant aspect of the
building's overall composition,
.
Varying
rooFlines,
projecting
elements,
and recessed
entries create
an easily
identifiable
entry feature
;~
~+~;
_C""
Entry signs
should be
similar to the
architectural style
of the buiiding
.
.
Additional mullions
complement the
architectural style
of the building
large
entrv plaza
Entry
element is
a different
height than
the rest of
the building
and has a
unique roof
form
.
Recessed
windows
add depth
to the
elevation
Figure I-57
High window (void)
to wall (solid) ratio
landscaping. a fountain. and
potted plants enhance this entry
.
Recessed entries provide
protection form the environment
f:. . Entryplazas should incorporate
landscape components and.
decorotive paving accents,.
<"'.;
g, E~trysj9nSSncluldbe similar,'
in scoleand imagery, to' .
tre ar~hit~~turalstyle of the'.
building, (Figure.I-54)
, h, :' A, dominant entry should offer
: 'protection from the elements,
,- ':.'-,,; .,.),.:" .,.> . .... .,',-' ..
. :Pi6jectlngelements or recessed'
. doorways provide shelter, .
(Figures 1.52, I-53, I-57) .
i. Projecti~ons, thematic pilasters:
special paving treatment,' . . .
U(ater fountains, and specialty
landscaping should be used,
~.tb~ildingQnd coinmonspace
entrywciysto unify a project
:;1."
. City .of1'em(ft(~IC1l..
..(itY~WideD~signGui'delin~~ '.
.-. .
.
. Building 'Design
Materials and Colors
,-, .
, Guidelir\es:
Intent:
a. tv\ultjpl".i~ite~iorwQII finish~~',..'
in(ludin~ stucco; plaster; g1<;15S,
. stOrle: bhck, Q~dior decorativE. .
: m'i)s6nry,shb~ldbe u~"dto.',
: define building form arid Create
infer~st atentries, BUildii1gs
,shali:not employ a singular .'
.. ':;'6teri81 from base to poiapef:.'
'(Figur"s 1:58,1-59,"1-(1)' .; . .
Materials and colors should be varied to create visual interest in
building facades,
Molding used
for parapet
cap
Ti Ie accents
.' ...
'. .
b, , Entries and building bases:
. should bearti~ulatedthr?ugh.
, the use of'color; noaterial''': '.:
change, and/or textur", (Figure,
1:58).. . . .,'...
Reveals in the
tilt up wail
surface
Projecting
awning
.
c Pre-cast walls should . '
inc9rporate' reveals,",reo3ssed ",
paneis; recessed windows, .
and/or molding to artICulate the
building exteriors,. (Figures I-51?,
1-62) .. . . .
A diFFerent
color. material
and the brick
layout helps
to deFine the
building base
and add visual
Interest to the
facade
Figure I-58
. -"-.'
"". .
',";l,
.L!
i'l.. ,
Figure I-59 A combination of split Face and smooth Finish block
create interesting textures and pattern on the facade
.'-
.
.
.
.
.', '.i 1."j" ;,
Varying rooflines
High window
to wall ratio
Projecting canopy
Warm colors and earth
tones used in window
mullions and building
exteriors create a high
quality appearance
and reduce glare
A different color, material and the brick
layout adds visual interest to the facade
Scoring on the otherwise
smooth concrete wall
panel adds visual interest
. . . ..
d Largea"3os of smooth finish
.' concrete wall ponels should .
b," enhonced with some form'
of texture,. Consider using'
.... heavy textlJred paint or forming ·
t"xtures into'selected areas of '.
. wall panels to avoid'Cl'gIOssy/'..
. highglaielook on buildirig .
surfa(~s:
,,0
. 'e/ WCir~tp?.~~~>th~ones ~re:" ,
.'preferri3d to white or other'. .
brighi:~bibrsthat produ~e glare'
(Fig0iesl-6C1,j-61) .
',. .
.. " ' - .. ,
.". '., """
.. ...,' ". '>:''-0,,'":::;"''' '
f,. ',' FHI m~tal. bUil4irig~ a~~concrete
tilt-up buildings must be','
desigl1."dto naveanexterio'.
appeaiarice of conventionally ....
builr.strlJctures,' Exterior surfaces
should inclyde portions of.
stucco, plClstei, glass, stone, .
brick;' cii C:lecoiativemasonry,
Stock, "pff-the-shelf" metal> . ." .
buildings are not permitted os " .
prhnary structures,
. - ..
. " ,
'-.,'.,', ,. ..,,--., ,--.,'.
. City of Temecula,
:."__:_';:?',,:'''::. ...' '-, '>'" , .'--,::,i"-':,}::,i",<-,::',",,' <:::>~.
..City,~Wide Design,GuidelInes'
.....,-. ..'" ., ".,,('-',," ,,-",""^''-''''
. . Utilit,ariqn'~sp~cts .
,.. - , . -:",,;< ...., "..." .... 'j" --
">e.
----l,'
-~:-';-,,; ,j} , /'
. " ." """" '.'
. Guidelin~5;',.
;.,
'-;'-"i
".,'J
. " '>'~::) :J':":"_..-._:.,,.,,, i!" ::,:./,f:',,i'.,_,-"
0, c . EI~ctrical0~ters;': coble i;J:9xes, '.,
,'. jur;C\i9nooxe's~ and'irrigation "
cO'n~rollerss~~II~e located c
, " wit.h,i"Qutii(t'y ro~m, along. .
.' with the 'roof access ladder,
". ".:' Wh~n{th!s,lc~c~t.io~~annot be; ?
':'cii:hle\led:'th'ese features sholl' .
__-c., __~!:'''J~'''_',-:-,-" 0:':': '>c>_', ,,_.:.' '<' ':", ",' :-':":'
,': be'desigrled as an integral part"
. ". oftn';bujldi~g on 0 rear or side
::,~: :;::", - ele'vatf6n,or':'otherw ise :scr~ened
, . " ,": " :,"-"_: '-':_.,' " ".' ,_'.~' -,:,. .(',',. _-c' _ .. . '. ..' '.- ,
, < fcO.';' the. "Image Zone" view:
;<Fi~ur';s 1;63: 1;04) ::. _ .
.
,."........, -.,
',,", ~.." ~,-" . " ,
.) .:-':<;-:;;:.::':''--'__;~.'',:-,>~:, --", :::'n.. '-I ,.-- c'. -": 'j
;: ,bc' p'~rCity oFT,em",cula Fire: c";
'. ;'.J:'Preventlon Dep9rt.me'rit., . :
I.:._ requi~';~entS,fire ri~~rS "hall
~/:: be-located In aseparot~room .
· ;"witn direct exterior access:"The '
. .~. ::;flre ;i~er~n9flrealo';';' p';o,,?l. .
, ....:..are.'the only items that mdy:be .
.... located i~ thls;oom'.' -,'
,~ < :j,~,;-
--. )",~,,' -,;':' '.:~' -,
. ,. .,"
. c ':tio~~forme~~hall bciplaced",
,- .:underground ulheneverpos5il)I~;:
~~':;'~$ ?/';tfF~9~i'f11'i^~~_'-~~f~ty~:~?~. n1_InJ_~j:3~' ~"
';:,;.:Visualimpach;: ,Where, this;
'. . :.Iocotion canno\ be, achieved, "
"I' 'the transformerS shall be well: - "
.' screened (per u,ti Iity iC;mpal)y' '
... sta~dards~';d approval):'and ,"
. !.' 'plc:ic~<:Iin the, rear or sid~ yarCJ,
'(Figures 1.~64, 1-65) ,. . " ,!.
'"......',.-',
1-'''''''''>''
. _",: A
,~ '
, /",'''' ~
.
Utilities
Intent:
Utilitarian aspects of the project should be aesthetically screened
from view.
Electrical meters. cable boxes, junction
boxes, and irrigation controllers shall
be located within a utilitv room
.
Outdoor
equipment shall
be screened
from view
Figure 1-64
A combination of
materials and textures
enhance this enclosure
Figure 1-65
.
.
Double detector
check valve
d,' Double,[)etector Check ,
Volve Assemblies (Bockflow
Preventers) should not be,
located at visuaHy prominent,
16cationssuch Ci~ the end of "
drive aisles or at site !"ntries. '
.' - '--," ", ,(,,--,", --.,"
, slJbject, to, approval by t~e local'
fi!ff!epartment, (Figure 1-66) "
Figure 1-66
.
'e,Ext~iiorst,oiage shall, be
,qrieritedso,cis, not to bevisible ,
,from ()publkstieet ondshall be ,
sc;eened usirig "combiriation of ·
solid walls simil6ito the main' '
building 'and 0 land~caping
, buffer. (Figure 1-67)," ,
Utility area should be
designed as an integral
part of the building
f. ' , A cantinuous screen shall be, ",
" prov!ded'<;lround any 'outdoor.
equipment 'and should follow
the screeriwali gyicleliries,'
Figure 1-67
.' .-
g, All vents and flashing should,be-
painted to match the calor of
, thci:adjacentsu;fcice: '
.
Gutters and other exposed
exterior features should be
painted to match the wall
surface. unless Intended as
an accent element
, "
'h: : All 9utt~rs and dow~~pouts ' ,
:', should be internalized, Ifthis" '
" 10'c6,ticih'i~, ~()tpossible, then',
,these'eJemen\5 shCluld be ,
" 'p6~ntei{to match th,",' color of
tlie'adjqcen(surfoce, unless, ",'
,',biiingfeature~<6s a,'iJriique' "'"
" circ6itec~urol t,oiatment: su.ch as'"
':a capperdow8spout,. (Figures,?,
!-68; 1:6;1) " ,"
-.,',..;" --
,. -~-;-.,. - .
.,. . ' -
.~i.~yC~f. Tenle~ula
"~ity~WideDe~i9nGuideli()es
.... - ---' ..
. . . ..
... '-.' ",.- ~ --,
Ut.lltar.anlbpc;ds
:;
- . .
.G.uidelines:
, .
','" : :': ,:::,:;,:,. "..:, ;:_:',' " -;,' ," ~' .. -"
a: Screen6,,'d sound atte~uc;tio",.
-wal!sI8sated al\,"g publiC; '.' .
.' streets ~l1all be,oFfse(withan: .
average setback of 2.5 Feet and'
'. aminim,u,rii setback of 20 Feet, '
,as measured From the Face of.,
. _' .. -. ..~, r" . - . _' -. "')
'.' , (url?;P[Fs~ts !nthewalls~allbe
,~;riiihirTJ0rii' of 5Jeet,arid'should
,occur ;a,nSJc;)mly every 50 Feet,
'depending 'on the length of the
. w~II, (Figure 1-72) ."
'",n
b. All non~~ran?pci;ent perimeter
walls and/or Fences in tre
"Im.age. Zon,,': shall be:
. architecturally treated on b8th
. ~ide's, Fore~am~le,ifone '..
side of a.concrete block wall is. '
cove'red with plaster)6 make'
i~aesthetically pleasing, both. .
sides should be finished in the
." -
,- same mqnner.
~ . - ~
c. .la';ge:',,;paiise~.oFFej,(es,or
.,:-uiallsuiFaces should be oFFset
.. "a'ri<:J.,architecturCi"Y <:J",s!gned to
preventrTJonotony,lan<:Js(Qpe .
jp()cketss.~ouI8b~pr()vided .
. '::at'minimUfll.jntervals'oF 50,:
"._>fe~t alon'g'.~'~re~n ~r'p~rime.ter, _.
. , 'wall~: ,vines plantecJadjacentto .
walls to break up Flat surFaces: .
aie,~lsosfr6~9Iy e~c()urciged. '
(Figures 1-70;1-?1, I-J4)
,"
,.,
.
Walls and Fences/Screening
Intent:
Walls should be designed to blend with the site's architecture,
landscaping should be used in combination with walls to soFten
the appearance and to aid in the prevention of graFFiti.
Recessed elements, added details, and
incorporated tower elements improve
the appearance of the wall
Using diFferent
materials
and colors to
form the base
of the UJall
reduces the
massing
.
landscaping pockets
and vines are
strongly encouraged
Figure 1-71
Various materials and colors as well
as projecting UJall planes and heights
enhance the wall's appearance
.
.
',.:1:1-..P.i
J*...
d, ,'Wallsth~tC\r~ less 'thCln 6 feet
tali can' substitute 'a variation:in
" ~he,waU plane by i qcorp,?r'?ting "
pilosters at a'minimum of 10' '
feetb:q ~~nter,(Fi90r? 1-71),.
, '~J::::\,- ...~~' .
e, All fen'ce,; and walls' required" "
,for ~cre;e'ni';9PUrpOS"s shaU- be
of,soli.dmaterial; painted and'
"textured to, rnatchelemellts
C:fthe adjoiriingbuilding, '
',elevations, Trees and shrubs
,',"'''-''.-,' . '.'
, shaU be: pl,a'nted adjacent to
the 'luaUs' to soften the wall's
,....-_....,-. "-, .
'appearance, (Figure 1-72)
. :---H! .:'.:_.
Elevation of staggered wall
~~~!.lr~O', 'lJ~}~~ ~~-.
Elevation of planters! wall
~~~~..;,.".r,;/?,.R';~" ",t;:Wik',
Elevation of wall with varied height
Figure 1-72
.
, ,
f, W61idesigns shail include
.' . 'Q conti,iu'Q'us _ cap ~1I1~: ore;'
encouraged to provide a
,variation 'in waU height, (Figure
1}3)
A cap provides a
finished look to 0
wall and is strongly
encouraged
g, Where required and where ,
visible From th~ street; security
fencingshaU ,be a,combin~tlon
ofsolid,'pillars or short solid
wallsegm"ntsand wrought:
iron grillwork Choin link or ,
s!m!laibietal wire fencing,i';
stri ~tly 'proh i b! ted for screen i ng.
purpo~"s,when visible from the
str"et:;(~i'gure 1-74) , ,,'
Figure 1-73
I
i
,
i
"
A combination of
wrought iron and solid
wall is recommended for
security fencing
h. Walls and fences should be '
. ','"" ," ,',-. .
designed with materials and
finishes that compiement project
'architecture and shauldbe, , '
" plalltec;J withvines,shrubs,'afld.:
, trees,- (Figure 1-70) ,
. Figure 1-74
. ',' .."
'"CitY'of '@ari~c@!JR@' .
'9tV~UJide Design, Gyidelir,es
, Utmt~ric:.tI Aspe.~ts
,,' ',", Trash Enclosures
Guidelines:
1
. . .. .
,a',Trash,a'~~recyde'enclosure,s '
, .' '~'.,. ". " :.'" , . .' ,
':"shouldoeconsistent, w,ith,'
the design:of the project aM "
.. bLJildingHorchitecture, Materi.aQ ..
"that 6'8 the sani'eorsiniilp'"
, t(,,~h.e;iTi'af';'ri.ais used,on ,the'
.buildingshouldbeusedon '
'.' :::-, ",'" ....<...'<'".:.'}' ." ".' "'1'..-;:"'::~'
th",'en,lostire,:, Archit"ct~ralJy'.,
,: designedi6()fstructures ore " :
, ':,' reqtii red tC>,cre.ate a fi n i,shed.
, lOoking structure, (Figures 1-75:', '
,1-78), " ,
b,"'~nb6sLJ;~~shall,belot~t.,d,' '
- c1wayfromadj",cehtreside,(ltial
,'u?es. to'~ininilz~ n~I?anc,~,~ to
, neighboring proper~ies, /'"
,""'.
/" :,..j.-'-
C Eh,los~resshallbesepcir9ted:
, fro,m adjacent parkings~,?lIs !'lith
a'minfm,!m~,f()otipjde pli?6t~r
:' to screen the enclosure,:, (Figures
1-77,1-78) ,," ,
Intent:
Trash enclosures should be carefully designed, located, and
integrated into the site plan, The enclosures should not detract
from the street viewsheds or create a nuisance for adjacent
property owners, Trash enclosures are not permitted in the
"Image Zone",
.
Enclosures should
be designed to
complement the
architectural style
of the project
Figure 1-75
R.:!~
,~- ...~:;-"-'-~,,-
, Figure 1-76
Combinations of chain link fencing
and wood enclosures are prohibited
.
.
.
.
Landscaped planters help to screen
enclosures and protect the landscaping
from damage caused by motorists
Trash enclosures
should complement
the architectural style
of the building
~:~<~M~~~f;.:;:.':~',,:_
d,. EncI6sur"ssho~ld be.surrounded
...;_ "', u;','_ I ','_ .
9ybuildings or landscaping on
three sides, Doors shall 'not face
the street,
'. . '" ..
,-.:~;,:;;:~;':~ ;;!\:,',"<, ,", ,-'- - '-'"
e:' Ticistl( ri~ydii,gi:intai.riersshall
"i:>e.16Pg~'en6,yghto,handle the.
,"-'- ,.,.' P>-""-",,, <", -... <'
';r"fus~,gene[at",d;by the site
Qh~. ~o:':a.c,~ommc)'~,9t~;~x~ra
contoiQe[sfor recyding>
,'; -.: :':";' C',. , "'.. ~,.--.- .'-:
';. ~, . ,~'i - -, ,
f' The, use of chain link fencing
':'and:g~t~~with LUoad slots
. '. to, scre,en trashl recyd ing. '
. co,(jfof';e'.sis'pro~i\;>it~d(Figure '
1:76} , '. '.' '
',;\' ','..' _C'; - """,'_. .,' ,;
g, '. All regulClr'or !ong-t~rril,trq~~'
,re~eptacl~s shallbestore,d.j(j an
"'endasure with a'solid roof. .
~i~y@f 'elmu~~u.Ha
(Ji:Y~LfJide Design Guidelines,
. " ... . ,
Utili~arian A~p~dS
Guidelines:
a. light poles shall be to s~c>le
with the building or co,mplex,
and ~urrounding area and ,have
amClximum heightofal?out
25 feet: Where adjacent to"
, residential uses, light poles,
shall not exceed 15 feet. (Figure,
1:79)
b, Pedestrian light poles along
sidewalks ar pathways, '
should be under 15 feet high, "
Decorative illuminated bollards
and fixtures incorporated into
, the steps are encou'r2;ged, '
(Figures 1-80, 1-82)
c. Exterior building and site
lighting shall be directed away
frOm adjacent properties and
light sources shall be shielded,
from direct off-site viewing, ,
d, SecCrity lighting fi~turesshall"
n~t Rroject above the facia:or~':;
roofline of the buildin'.fQ~d:'<,;,
' shall be shielded, The'shield,',
shallbe pai~ted tomatchtJi~~'.')
surface to which it i~QttQcii~~i};.
'Security lighting fixtui~s.~ha(F,".;j
not be substituted forpork'ifi'g,'2:i:,.
," ....:. '.~"- ..., . -,.-
lot or walkway lighting fixtu~er (:<
.
Lighting
Intent:
The type, location, style, and intensity of lighting should
be carefully selected to avoid direct glare into neighboring
properties and to be architecturally compatible with the character
of the development,
.
Light poles in industrial
areas should be a
maximum of 25' high
and lighting should be
shielded to avoid direct
glare into neighboring
properties
Figure 1-80
.
.
.
.
lights should complement the
architectural character of the
building and project
Figure 1-81
Use of bollards to illuminate pothways
within the project is encouraged
. -'..'
,e, All b'u;icii~g entr~nces sh~1I be
well lighted with a 'minimum of
5 footcandles,.
,~--~. .- .
: F.", UJ,alkw;a9.sQnd paseO~?hall ,.,
be ilium incited with a minimum'
','..'.....____.....,..... ",,: _"'__'" _0. ....
of'PJi:iotcQridleto ensure safe"
, .' nighttime conditions,' (Figure 1-
, 82)1 . '" . ,
g, 'Parking lots; and ,accessth~reto,
shalll6e illuminated UJitn a
~--:,' . ~ .. . .
minim,u,m of 1 footcandle, ,., '
(Figur€iI;82)
, '
, .
h, light fixtures shall be, "
,!rchitecturally compatible with'
the building design to help to
, define the character and unify
the project, (Figure 1-81 )
." . v' '. _' " .
..,. . ," ",' ""..: .
Cmlty ofT(tUlfil~cuD@
. ". .'
CitycWide 6~signGuidelines.
This page intentionally left blank,
.' .
.....'.
.
.
.
.
.
.
This chapter provides specific guidelines regarding the unique
design characteristics of specialized development types, It is
imperative to note that this chapter is designed to be used in
conjunction with the previous chapters of these design guidelines,
The Special Standards gUidelines are simply additions to the more
general guidelines contained in the previous chapters, When
designing a project type detailed in the Special Standards section,
the reader should reference the appropriate prior chapter(s) related
to land use type, as well as the applicable Special Standards
section, For example, a mixed-use commercial and multi-family
residential project should conform to all of the guidelines contained
in Chapter 3 - Multi-Family Residential and Chapter S - Commercial
as well as the Mixed-Use Projects and Structures section of Chapter
6 - Special Standards,
This chapter addresses Site Planning and Building Design elements
specific to the following types of uses.
. Mixed-Use Projects and Structures,
. large Scale ("Big Box") Retail,
. NewlUsed Vehicle Dealerships and Rutomotive Repair
Shops,
. Service Stations and Car Washes,
. Religious and Educotional Facilities,
. Corporate Architecture and Drive-Through Facilities, and
. Hotels and Motels,
; ~'.
'.", .
, ('
~6.~~@~,;!emmec@8@ .'
CitY"l)Jide. Design GUidelines
Sit{'Planning' .
'.' .' "
Guidelin~s: .'
:.0.
. ".' .
. Parningciri9s~hauld b", .' .........
. . pravidedawal,l from sti::et .edg~.:,
. or uridergrolJnci where feasi9le..H
(F!glJreSS,l) . .
ni.
,. :___0, , ,,;~. . " _' ,".." -.;,:
PrLyate,comlT\unalopen space,
. 9ccessible~nly by building " '
. residents! should beprovidedc
. "':' _" ";: -'. , ' ~: i: : . ': "" '. '_:' 0". : ".::," ., .; .'" ,,' " . ,,"'. I ,
..b,
c '. Paikih9i~t Qncts~curity l;~htin9'. '.
: for'c6mmeidal uses 'should .
""_':' ,-C,'- ,..." .
be, appropriately shielded so
. as'not to spill into adjacent
residential areas..
-;....-.. .....,
<','. y;'
. :'."
'.,
.
Mixed-Use Projects and Structures
Intent:
For the purposes of these guidelines, "mixed-use projects" are
defined as developments which combine both commercial/
office and residential uses or structures on a single lot or
as components of a single development, Such uses may be
combined vertically or horizontally on the site and may be in
different structures, Mixed-use projects should also adhere to the
multi-family and commercial guidelines within this document,
Mixed-use projects should be designed to provide a harmonious
environment for both commercial users and residents, Noise:
traffic, lighting, and other elements that may negatively affect
the residential environment shouid be located where the
elements will have a minimum impact,
.
'.
1 '.~' . ~ '
Figure 55-1
Building placed at street edge with
parking in the rear or below grade
, ..." .." ,+0" -"0'" - _.:....: "" ...._...." c< ~.-., .... ..:.....", , '. '''':::''-': ",' "." i'"'' ."p
r-,;(p)=ui~~~~'~_~ Q' ''._ t1U_~,:~-j::;:
~~~}~~,.'~d~~, :,"....1j''';_~_~,~t;::.~
., . .~. n' .. , ,-" ....." ." ,., '... """._, . . -r ...~. > ,,_. ........"'
.
.
.
.
,.~ 'ii'
Figure 55-2
Example of horizontaliy
mixed-use project
I.,'
d'- Load; ng a~eas (lnd refuse .
. st~ragef~cili ti es should oe,
located os far Clspossible from
adjacent residential uses, both:
on- and, off-site,
e, Co~mercial and residential
" "',';, ,'-'r'","',' _ " ," ',:...-
. pq[king areas should b", clearly
..' ddine,ated through ,dedicated
sigl)s. ~treet markings. mother
methods, . ''',
f. Provide:c1e'arly marked and.
separated driveways and
parki'ngoreas for each proposed
, , : use,:i.uhere possible, (Figure 55- .
2) ,
'. .
,
-,,'
-',.:,i',:'
",l
,0
<ity,:@f. TeMecll!Jl~'
",--., f . '
(ity,LiJi~eDe~i9n Gui.delines'
. . .. .
, iulldirig Design
Guidelines':,'
". ,-
. . . _'. no'"
, a:"A6rizo"tal, mixed~use ' " '"
':: developments should., be ,~:",
': d~si9ned using' consistent"
',' ',: . .:__ ..">,,' ," :-. "c:,_:,_, .. <, i:" <T' .
ir1at~rialsand, Clrchitec~urql style"
If'th", intentis t();differenti6te~
.>" .b~'twe~ri:'use~. "~ome:d~~iotioQ;;: ,
",:'.- '-'. ..,. _;"d... _ :..__:_",,__,
, "'isp,~~:IT)_iS~ibl~,(Fi9~re S~:~); ....
b'i Wl{eiim;'ltipi~us.;;s ~!e ',. " .....
'. ", prop6sed in.asi"gle bu;i~in9,.'
. ... sepClrateand, convenient .
entrO'nces for i'acnuse ;;hOlM:!'
b~~~aviCJed, (Fig0r",; SS,{ss:
.~)\
-;",.!:<"',
~::.. '
..;,
~:. ,
.
Mixed-Use Projects and Structures
continued
Intent:
Primary design considerations for mixed-use projects should
focus on successfully balancing the requirements of residential
uses (privacy. security, etc.) with the needs of commercial uses
(access. visibility, parl<ing, loading. extended hours of operation,
etc.),
.
Figure 55-4
.
.
.
Architectural detailing occurs
on all sides of the building
~-':::C~_'-~~
<~ ~"-1"}\_._"-~_
"'"-,- .~,... <:{I~.
'~-"~~/' ~
, ,
'..........
h''''- ~'"
.;:..Y ,
~~'-~~kr. ./, I
'_.V", V',J, '/':, .'
'~y; '?,{i '.
:~
~
I
Figure 55-6
Mechanical screening
.
c. Any prop6sed building
elevations that face public
streetS, whether such elevations
function as the front, sid" 6r
recirof~hebuildin9,~hc;uldbe. ,
circhitecture;lly detailed to avoid.
. . th~ a;;p~6~ance OF the "back of .
. the.: bu i1dipg ,','Bu i Idings' should
function as positive additions to
. the street scene,' (Figures 55-4:'
. 55-5)...... .,' .... ..... .' ,
.- . - ,,-",. ".
-,' ",,,' ,",-..-
.-. - -
. .- .
d, A.II roof-mounted equiprri~nt
should be effectiveiy and'
attractively screenedtl1rough.
tl1"use.of ;various architectural
'detailing including; but not
limited to; decorative parap"ts .
or.comices, (Figun.55-6) , : .
J .. ".,._", ,_ ,,:,:,;'___. '__j
~i~yof,:~.IJfI,~c~IQ ,
;'.' ':; : - -;'\'" _' ''',;::'_' :0-,-' _ ',': '___: -,,;;,,_,- ;~<_
Gty:W id~ D~~i9n, <3ljip,eli'tl0$
,~:-::.: ",:_,',' :<,_:; s_:< .,~(, -_(-,:~-~, .,,_:,'-:::;;' ;".-;
Site,Plaflinm9'
, . -' :', - .~' - ,- ., :-' ,.. ,. ... ,
""'Pi
,..,-
,
,.,. ,.,., -'.
GUidennes~
..". ,-' ", .
-,".----.",-- -.
-,-:,
';',';,'::-',> "~_',' 'r: " ',.; ,:'.: ::-,
a,'(oni";'o~ areas(pla~as,c
" >::co;;rty~rCl~:,~ti:: )'sh?0Id,b~ ,....'.,.,..,..
. ." ;i{cI0d.;Ci)hroughout the pr?jeCt.,
~it~c\l'c:Jshoyldinc()rp~r6te ...,
~ui:h;;I';rrlents .as shacje tries,.
',unic]U~'pciVi~g; o\ld"variops.;. .
....pedestiianamenities. (benche~,
'fcibles;tiash. rec';ptacles,ti>t(, J.;'.
(FigiJreSS,-7) . '> .
b: B0ilding~tidsshoulcJb~ lotatee!
at the street edge to further
.' r';duc:'thevisucil impact of\'
'exp~6siVepqrkin910ts~prqMbte
: pedestrian Qctivity~'and help:,.
"h,j;"anize";;'hatis~erier6I1y an
" "',,-'-::','.,"',""' - -.. ":c- ",,","
6uto~6rien_ted ~6~_i~o0me0~;
I.arge Scale ("Big Box") Retail
Intent:
Site planning for iarge retail ("big box") facilities should strive to
provide a quality pedestrian environment in what is traditionally
a facility designed for the efficient movement of automobiles.
If a truly effective and inviting atmosphere is to be created,
the needs of the pedestrian should be attended to in equal
proportion with those of vehicles, Provisions should be made
for efficient pedestrian circulation systems, way-finding means,
safety lighting, and open spaces that provide respite from
expansive and crowded parking lots,
.
.
.
. ,"
.
Prominent building
.
Figure 55-8
Primarv vehicle entrance aligned
with prominent building
Figure 55-9
Cart storage complements
building architecture
.
" ' _~ . ' .' '.' i. 'i
C. Th~~iSUQI expansiveness of
assod9te~parking lots shou,ld,
, be minimized through the use .'
of inereased landscaping as ,',
w~llasby segmenting lots into
" sma lie" components,
, ",,"'., ..,.,
." "
. '. ~ . ..
,.... -.,.,
d, Tof6stei astro~9"s~nse of
entry;:'. the,' pri man;,' vel1 i cular
entr?n(eshoulcJb~ alignecJ
"",with thatoHhemostprominent
"', bUildiAgb/,,-sit';, (Figure SS~8)
c.... it...... y'. ofT.. e...,.......~,fI. c. liB. Q
'. (i ty-LlJide b<3S Ign;Guidel ines..
,"- ,-,'---,., .,', ','
. - .... .
.,ite .... Planning..
>-.;-)
f" Clearly deFinecJpi>destrian .
drculOtion~ystemsshould..be ,
prqvidedthrougho,utth~l'roject .
; site.flny' crosswalks should; be.
...; a~cent~C\l:edthr~l;9hth"lJseof .
t~~tured '9;ricJ/6r.c~l~r~9'paVin9
....., .... a.ne! sh~uldco?Sider ADA path. of
. t[Cl~~1'9ndappro8riate'surface .'
;'>.. '.t'i"atments,.. (figlJre'SS,l.O)
___, -',-~; " - - _ :,,':\F~'i~':~;::;.
.,
;.. _.d" _ _: _ _ _. :_' :"_'~" :' '_':': " ,'_,_ _: " '.'-, .> ,o-,~ _: .: :.. :.: " : "c
.....9 .~P~dalty.oro.th'frwiseuf'iqu"
. '. . PC\ying.i~ encouiagedat;
....;... intersections and/oryehide. ,.
· .;h()cJes,lf.possible,thec(3nter
.pfth!" bod~sh()uI~con.\~il)'
. IflQdscapingthat cOl)tiiblJtes to
ari.aesthetiCollt,Jpleasingentry'.
. :-..'- - ..... ;"-",., . "-"- -,.., ',,"-""
......fe9~qr~d"sign~fi9lJr<3'S~-n )
~,-_:, - -
;,-.
;,';'-
~ ," ,,-
<;'i'
,.".
,.... .,
;,-:<<,,'
:i/'-
.
Large Scale ("Big Box") Retail continued
.
Purposefully designed
pedestrian access
,""
':;\
.
,.;,'
, ~.':
t' ~
',;.:1
.
.
Vehicular node designed
as enhanced feature
,.,...": ,..: "',; ,f,,_, .' "
L'cirge,retoi I develOpments .
shoUldmcikespe(iol. .., ". .
ocCoh'T'odotiqnsliJhenlocoted .
neX\tci[esidentiol development
or uni:Je"eloped residenti~I<"
property,' .' .
.. ;o:tightingdesign<;>!,d
irisi:<;>llotion ~n,?ulcJ; . .
?\r'phc;>size IOliJ-lev~1 unifqrm
.. cO\l~rog~ to protect nearby.
resi(:J.entiol p~~P?ri:i?S from. .
'i~te~sjve illumiriation"and
glare:
o Parking cind seclJrity lights
. should not stand toller
. than adjacent (residential)
....l3iJiidif1gs . .
o 'St~~ped mos~ing,
. I<:irger.setback;;, the use .
of r"edestrion-scoled;. .
,ortkulcitionorid/or. ..
laodssoped buffers should
i '. .,< b~ incorporated into the' . .
. . si~~ design when obig box.
.stqrbs located.dire~tly,
"..",--,".''';..''..: ....'-..';...,.'-':'. '. .-'. ,.',"
. Cldjocenttcisinglecfciriiily
residential uses, . .
.
.
Large Scale ("Big 80x") Retail continued
Intent:
When crafting big-box facilities, every attempt should be made
to minimize imposing mass, encourage design that complements
neighboring buildings, and foster a human-scaled and pedestrian-
friendly environment,
.
Figure 55-12
londscope buffer provided
at building edge
.
/' ."
.
" . ..' .
c.The design of any outdoor. .
. storage or gardening facilities
. shouldcomplemen,t the.
. architecture of thepfimary:
. ~uild,i ng as well as the overall .
site desig~j (Figures SS-14,5S:
15)'
.
Garden center
integrated with
building design
..--....." . ..
. d. Any Pfor:>osedbuildi~~ .
. elevations that face 'public,. .
stie~ts, It,heth~rsuch.elevations .'
function as thefront,sic:Je; or!"
rear,of the building, should be "
architecturallydetail~dto avoid
theapj:",arance .of the "bock of
the.b~i1ding," Buildings should
. functio,nCls a positive Clddition
to the street:scene, (Figures SS-
1 2, SS~16) . . .
Figure 55-15
.
Ali sides of the building
shouid be articulated with
offsets in massing and
additional architectural details
, " , ~ " . , ,
. '" ,. " .
c.' . ,.. ._,
:~ity 'iofJ~mec~I~.', .
Gty,"wid~ Desigri@)id~liriei ;';
"." , ~ " -- --.. ., ,;--".." '.--......~
,e, L~rge blanksumlls} ~specialiy
those, visible':Fro'ma publkright:
, o(~6y, should be' artiCulated '
, ,';through.v~;i~;;s tr';:at;"~~tS,such
" ; as6ffSet? I n massing, a'rceCles,
, colonnades; and the- use of ;
. ," ',';" --,.--.-- . '.. .. ',....,
:a v,?rietyof diffe;"nt fa~ad'e' "
, 'materials, (Figures 55-'12,55- i 6,
;,/5~'J?cr,~~~S5)r'S5:2.~) ...
f\"!ne'entrywaY,b a'big box store'
. 1''- sh;"uld servi'es the visual focal-
. ~" poii1i for. the, entire f~cility and
'.;. . should accordingly:showCQse an
," <J1V;, i.flyit,'-()g.;h~m'gn~s~-?!ed ~n~~on'~e.
. "; (~igures 55-17.55"18.55'19)
. .
~,:;:;.: " ;
.
The side of the buiiding is
articulated with windows, awnings,
and heavier materials at the base
.
.
.
.
'. g. Buildingkshould be.constructed
of durable materials (resistant .. .
to vandalism, damage from,' ,
. w,.'ather,etc)Avarieti/of, . '.
.... imat~rials?houkJ be util,ized
inthe.f""ad" and. elsewhere'
..... (p;,.'c1udingstLicco as the .. .
solem~t~rial\;sed):in~ILJding , .
. conc;ete,sto~emasonry:brick,
andcof'lmercial gradecercimic
til'j', etc. (Figure 55'19)
h, Consider the use of a col(;nnc,de
(where ~ppropriatetoth~'
. architectural style of the'
building) alongstreet fronting
. fmod~~.toreduc". th"inassing. .
. .'. of tolll:>uildingscindo~dt.', .........
......pedestri()n scale andint'j'rest:
(Fig~re 55-20) '.' ...
The use of multiple materials
enhances the facade
Figure 55-20
Colonnade
reduces the
massing of
the building
,,-- - ,.
- '
~, . ' _, : '", , ; i.: ~ ::' ': , - - ~ ' '0 '_,
',-' G'-' \ _". ':", ""-'''''''' _':,." ' :'--_',
~.I~Ytlf:Te~e~"I@'
.(jtycLUi<:i~De~igll q;~idelln\3s
S,te Plaluaing: ,,'
',---,-,' '--','.-,.
:',::~' "
,;'',j-:
, ,.--j',
""r'
GUi~e)i0!3s ;:<':" _,."
, n'"" __ "c'"',,-~,,),, ;"",._~:;;:t:~:;:L::;, ';~'","-'__, ->._ "-:,, -' , :;;
-~:_.5pac~for the:unlbadi0g'Ofc?rgo,
, ,';and v~hi~le~fr<?m trG~ks:sh';uld '-
"'_" :", ---"',' c"- ","" ,__'_:",'., '.~-,~'....,,-,-,;",":'_,' ,,,,,,__,,--':,,15.<;><" '," "? i",'
,'", be: integ'iated into the overall
:: ;': '~f;t:::~~:~~f~p,,~?'fi~,~~~~'-l~~~~>}j~~':.~.;?j,'~j-;~~ .~:, . .
,",.,-'0 "'-. .', ;--..
""", ,_,-"",- ,_,<,,o,',::Ce,, ,'"._ n __", ,',-' ',_ ,,'
b:.' Associated uses or activities ,'.,
f.:~;:%;_nc~,\-thgt:;ZriEt~:~~c~s~iv~':'dm6L~ts_---;?,
. 6(n;;is;;(c~rr';p6ir:clt~6niA~,."
,; :testin'g:etc:)~houid--'i6tabut'
residential arias,"';: ' , ,
-'I;
~' ~,~ '-.
'Cie6rl'l&fiAe~p~d~stri2;~
:. , ',,," -' ,:','" ..c., ,',' ,'," ',"_'- ',' __,~: '" ' -"~: "~,__' " i
'ciicul6tionsystems should ,be
",', ""." ,,' ",' ",-,,-',,:,.,".:":"',,",.
, pio\fided.:thrsLigl}out:.thi'.project.
, sit~:,Anycrosswalks anifentry "
;Jrivesshouldbe'accente.cI, '
thro~g~ the usepUextur"d "
, and/or;calcired pa~ing, (This,
, principle most notably applies
t",c1ustered "supercenters'"
by-t sh8uldalsbbc3 applie;J
',tostcind'alone dealerships.)
'(Figures 55-22,- 55-24)
, . "', - ." '. ",
. --..--, ,. .--
.,. ,--'. "
.. ,,'.._" .
,d,' L.ighti~~eliments sh6uld be,'
., . d<bsigll"d sC;>,?sto ,nc;>t'spill into
'any adjacent residential ~ses,
"-,"
, e,LoU;-I~vel iand~caping. -.. .
'<__T"'y-,q<,>,.,,,,,/,~,,,,~,..,,,;,, ".", __',"- ,_____:
, (appraximcitely'32 in'dieS-in' ,
" 'height) sho!Jld ,be provided,
,. , : al6ng all,display and parking lot
',"', ' ,"',,' ,~' .'" -"',, ","''',' ,'--; '--"..'" ,,'" ,',' ,,'
'. :' p~rir1)e'terS,.(Figure 55:21).
,.~," ".' C'"
'.'-c-\":,.;.
. '/",..
, ",'~'
",.,' '
. - ;"
" :1'~
.~);>s
cO',;-
.
New/Used Vehicle Dealerships and
Automotive Repair Shops
Intent:
Vehicle dealerships and automotive repair shops are intensive
and dynamic uses characterized by constant, heavy automotive
and pedestrian activity, Accordingly, great care should be taken
when siting such facilities within a community so as to impose
the minimum impact on surrounding uses.
.
Figure 55-21
Landscape buffer pravided
at street edge
Textured
paving at
entry drive
Landscaping buffer
provided at building edge
.
.
Service areas should be located
at the back of the site
.
Pedestrian areas are clearly
marked with textured paving
and painted crosswalk
.
'" ., ',"; - '~ . . '" '. . :~"" .
JheG6~~"o; th~b~i1ding sho~ld '
, ,'be,surroundedby a,lanascapecJ
, buffers9asto, soften the
b~naipg'sedge~ollow>" ..
opportuniti~s fo~ trees to be ,P", '
plan~~d(serving t9reducethe , ,
...im'pbsingmass of the st\ucture)'
" . p.gncJ)"re'ate'a desirable buffer ."
"betw.e~nthe~uildinga~d an~ '
surr8unding u~es, (Fi gure 55-22)'
;'.7';'co
, g. ' SerVice oreasassociateduJith
vehi&'dealerships shbuld be
screened .from public view and. "
.. abutting prop,ertiesthrough the
, u~e of efficient and ottractive '
landscaping, fencing, and/or ','
wblls, Ahibssh9U1d be loeated
,at.the back ofth.;project u,hen '
feasible, (Figure 55-23) ,'".
I,' :-. . -"', ; ";_'" ..-: <'_,_',"_":>'..'
':,' ,: _> '" , :- _' :: ,: _: :' '. -~; ',;c :i:' :,':
h:,Anyon-site serV.iceorrepair" ..
facilities shoula: '..... "
'.' '"..'-,.-" ' ,,' --".;'
".'" '''Ptb,~lde,jnter.nal vehicle
'" "~cc~ss tolndividual boys. .,'
",~,,', provid~screeni09forsuch
, 'ba\isso 'as 'to ~ot be visible "
',-'"",, ,,'-",'.,-- '," ""'''''";-'",''
from'publiCright-of-wOys:', "
.' p;8~icJeadedicated~ehide
LY9shi0gareciiand.'....',' "
. 'not'be visible'oroudiole ','
C,_ ': '__";',..,_'\,;' ,'" ''''''''''.,:.'__,',>'
topassingpedestr;an~' ,':
.. .<,' )r,~m th,,! street. 9Cc;djbc<ln(
;",~~':: ;~:residintial areas." .
'"'\, ,':;
,,,,,".
-~; ,--,
, ,
. City; ~f. Tellne,cula
, City-Widi Design_Gtiidehnes.'
_')". .. .' c; "^. ...... _ "",__'_""."" "
.
Site Planning
<f"
New/Used Vehicle Dealerships and
Automotive Repair Shops continued
'--',", ,-,"'",
n,'"t,
k pelilic anJ~buSiness-Felat~d'
'..pcirkin~ ar"as~houk:ib"c1eorly.
: 'delineaiedthroughdedicated
'signs, streetmarkings,,)Cother
"',' "~ethods'. ,:.~" .. Oo^" .
Figure 55-25
Design of auto repair business
blends with the design of the
remainder of the project
.
'0. "-"'<>'':'.' ,: (,
:.: ;-'--,':>' :"'-'",, '>.. , :
. I::; 'S~ades~ould,,<e provided in
c' ,- ',~, .~:~~~to'm~i:~ar~ifig'ar~ja:~_th~oU9h-
",'landscaping or,other meo0s..
. '(i:igu;~: SS:~6 ):' " " : .... .'
;}i ,";"', >", -..; - 't\' j' / - '~ .'. '.'," "
; m, 'Driveway:cuts should be
'-:'. - "f<;-," -:' -".1:' --',' <:-'.'
',Iimited.tq the 'mi.nimum number
,:'~e5,,~sani i" enter and ~xihhe
,,',site; ane.aitwo.,each with'Cl,
.-".:-:' "-"'.;'-"-.:','-":'" ..".., ",.,:;,."
. maximum width of 26 feet is
,typk6L
.
.
.
.
Figure 55-27
n, Land;cbping is required in all . ..'
street front setback areas, .
odjacent to customer entrances
to buildings. ondalong any
propertyli"es visiblefrqmthe,
s.tr~eE,(Figures 55-26,55-??J.
0, Trashbreas shoulclbe desigriecl
to compl~ment the archit",cturai"
characterof Eh"buildings and :
,accommodate disposolof used.
. partsas\,:,ell'as packing frpm
, parts shipments,
^,",-'-',.,':.' . .'- ,-
pSpeClfk'sitelocatioris should
be,c~eated forthe storage of .
usedpiland lubricants pending. "
recycli"g," ..', . .
8: ~lIcompressors~nOuld"b;" ....' ,
locate? in the interio[.of,the
site or: witnin buildings so as
. ~' 'l-" .-" . " '.'
,to minimize any impacts to .
adjacent properties,
,City,~f!em~C~I~
'~rty-Wi8e D~sigh(~uid<ilir;~s
-;"".,".;
tiuilding Design
GlJidellnes
',.--',- ,-",
,",-;_"..i;."
',';.\.
,".,.,-,
"
~. The ;;r~hite~iuroldedig';' of ," ,
, "i'ndivid~al builgings s.h~uICJ,:, '
',beconsistent:throughout the,,'
: proj~c~:~}te;, .,., ,
b: Avqriety of mate'rials shdulCJ' ,
::: '''be utifizeoin the facade and,
" :~lse,U;h~re ipred~CJi'n9 shJ<:~o " .",'
, as' the sole material used),:'.
"'; . v _ ,__ _.'" '.'. '. . '. ".... '.~, "., >
"'including'stone,maso0ry,, "
'concrete brick and commercial-
, ,'~raCJe;i!,e, e,tc'
, . iP
,,';{~ w
'if: -;';.;.
; c.'Corge,blankwollsandflot;:'
" .':horiz.ontal facaCJes,esp~daHy .
those visible from (:ipublicright-
of-way, should be articulated '
, thr?ugh various treatrT1ints~7'(h
as off-sets in massing,arcad.es,
cdlohnades; ;'f)CJth;'.uS.~;bf'
", " 'a,vari,~ty ofdifferehtf9c't,de
'materiols, (Figure 55:28)
':~~{i: ' ,;
,__ ....' , .._ " __ H. _ "__,,._._
"d,. B'right' or'overth,i inte,ise,:, :,
::.,., :, paintschem~sare strohg[y'
,,~:, ,:, 'discouraged: unless'suchJs,' '
<,;.;',? ',: ~9~p:l~fn~nt_~.6/t9"~~,~r<?~0'~ihg
, structures aneJ/or'the'Qveral!':
:,.' ,'project ~i~;.,',:,Wi; ,,:
^f.'< : '_:'-:--;,' ':,::-"-': :," "':1'_'6,0:>,,_:.,:'-_'
. 5ymbols or logos. ;h.s.ul,J .Ideally
. be utilized in favor of bright or
"..;' ..._.,:...., -"-.:' ';._".'i:__._,.:::'.,....".,:.....,: -..'c",'. ..
intense corporate ie,i'tering,- :
, --,.. "'''--', "'," '--
'U;c"
, ,~': ~, ;"
" - ,~'
, " '~
.
New/Used Vehicle Dealerships and
Automotive Repair Shops continued
Intent:
Careful attention should be paid to the overall architectural style
and details of new/used cor soles facilities to ensure the sites
complement. not clash with, established and surrounding designs
and themes,
.
Figure 55-28
Vertical and projecting building
elements break up this horizontally-
oriented building facade
.
.
.
.
Orient showroom glass
toward the street
Figure 55-30
. "
, . ,....'.'.."., .
. --....., --'-"-,'
"', -",,-";..'...-'.-- :
f. Cbrp6rate signs should be
. tasteful, scaled appropriotely . .'
to thesize of the hoststructure;
ond.ge~eraJly be mode to not
d()miQoteo building:~focode,
. (Figure~ ?S-29: 5S- 30);' ....... ..'
^" ._ ;,,:_,:. . ....0, "'........'..'._.,.,._ ,
g: .Showroomglass should be
.orierit~d toward thestr,eet .
. .to allow moximum pedestrion' .
'-':' "-'_" - :', ", ," ';', c,._" .'
'. '.j/iewing ond interest, (Fig'ure SS, . .
g9)'" . ." . . .'.
"n
~ . - - '
- ....- "'" . "-
Yehid(3repairo~d se.rvlc"
'.. octivlties shouidbe whoily
. "c6ntoi~ed~ithi;"c. b~'iiding'
'. '" ',.,-"- -.-';. "','.
, of..dur,oble, m().~eri.9ls ond. .
'coristructien,Structure materiels
. <sl1()uld showcase anoppearance' .
ofsubstonceand pernia;"e~ce."
~ightweight~et~i cindother .;
"ternP9r<:iryoppearing" . ".
. substar1C<3Sarenot 6ppropriate,
. '/,' ",t ....,..:.:.: , __,,_;. .< . '
i. The interioid .;JorK boys shoul'';;
','" '.. ,..-. ' "',",' ,,' ,', ;,:
not be visible from a public
. stre",t, "dJocent residentiol
buildings, or open spaces,
"..":...-<.'.,0;::....... "d;
j, "" ~n'lproposedbuildi(1g. ',i
....el"'ycitionsthat face. pybli( i
i~r~:~~~,;:~:~~~p_~~_,sych::~I~v6~i:pn.~:~ ,.
. f\,n~tio08sthe frcont, side; or '<.'
reci~ of the bLiilding. should"e;
architecturally detailed to ovoid
. .thiiap(.leoran~e of the "bclckoF
tn~.buildin9" .
.'
.Citu Temecijla
,'.,; ,'fJ .... __'-d," .. ."
....~it9-Wjd.e Peslgh'C3UJ~~li'ri~s
.,::-,~:<; ,'::"..0' r:;' :<.^..">c_'::,','> ,--
. .S,tePICQnBng .
'<
"'>'"''
';",',';,' /,."
-.' ".-",-
f',: qrlteruS1Y:.'~ut~ sholJldbe lin\ i t\,d'
" ",Q8placedasfarciwciyas,
, "p~ssiGle from'the.curb returh'
,. . .<:iicuIC\tioi{shoulcJb~ channeled,
'and 'p~ved :are:ih sbou1d.be' "'
(:;; '>~!r~C!uced. ": j' ';' --; -'-,,:-
,-,,'
',I,
"',__;"',_,u _.........,__.. _._," _"'_... _.._ .
.. b.'E"en~h;"ninininiizedthrough<
.the'6foreinenti6nedrneans, ,......'..
", . substanti91 pcwing is.\,xp!,cted
a.nd lush'perimeter.landscaping
or otherattracti"e 9~8>').d
appr.opripte rrieasure~sh()ul.d.be.
proviged toscreentl1~pa~ed
areas (Fi9ure,~S'33)'i'> ' ..
c, Entry to ancJ e~itsfiom' cOr,wash .
,',".' faciliti,es should bep/i.ent;"d , .
.. 'owoyfrom thestre~ta';d/or
screenedso qsnqt tobe:yi?ibl~
from:thepublic ri9i1t,~f-way, .
,d.
.. '-:q:,--:'<:-::':,:::~;::;-}'-; :':' -'
Ca; ;bash f~dlitiis:shouid . '
. i';c1ud~ opproioriot~ 'contrcii '
o'~"ea~Jres" tb;':reduc~':}nachinery
'~rid bI6uJe?~oiselivils';'
t',"
~ tt~;':'
,,:,,',
C';
.><,0."
4:....":':.
',;'
".'<>
Ie,'
,--;,,,~
"'0":'
",c"_,";
.'-,
;;,'~;,--
I';'
~
i;"
,:1-"-',,,,;
"','!;"
~" -{<~~-'
" ,', .
",,' "
"
-..;.'1
,; ,:~ "l ,
Service Stations and Car Washes
Intent:
.
Service stations and car washes are intensive uses characterized
by large areas of paving which permit vehicles to freely
maneuver. As a result, these locations have the potential to
create significant adverse impacts for adjoining streets and
properties,
fCJ:
Figure 55-31
Stacking For
two cars
minimum
Landscaped
setbacks
Landscaped
buFFer
Pedestrian
access
Angled building
Setbacks
densely planted
with trees
and shrubs
to reduce the
building's visual
impact
.
Sign should be
part of the station
structure or Q
monument sign
LUith Q 5' minimum
setback from the
property line
right-oF-way
.
.
Customer waiting area
with amenities
,". ,-...,...., - .... ..
ec" CarlJ.J8~h.faciliti"s~nould further
ioc9rporatesmaH pl6za~Or other.
areas for patrons t(;comfortabh/
WQ i twh i letneirveh ides are ·
. bei~~~o,sh?d>{Figure55-32).."
'j:
....-'-"
, .., -.-" ... :.- -;,~, <',. ~. .'" ':, - - ., ,. . ~ .'.'. ,,"-.. .;. -
fVEp~h911-~ite gas p~mp sh9yld
. 9~0",raIIYinclude ~tackil19for
.0, mini;;'urnof tui(;'(~).\Iehi~les"
(r"ughly.,~O f~et irllength).?o
that. driveways or the 'street.
,.,' ".'- .:-' ,.,.. - '-:"'-"".:""-- -' '-:'.'
are.notutiliied bywoiting
.cu~i9!",.ers, (FigureS5:3l)
.
Figure 55-32
'."',._-,.,-., . -
g.ben~ilandscaping, b~rr"ing;
a,chitectyral treotments, ora
.combination tneseelements
. "<'.'-';'::' :., '--.' ... <.:.,' .,. '^'.' ,''':' - ","
shpLJldb~ usedtcl. sCfl3enthe
site.fr,?mpublicyiew,:
i";~ "-.;," '.: -' .. "-".-<" .. ..
.
'<i~y.f'T~MeCuIG
',~it~:wia6De5jg6Guid~lineS>
.. .,' __:c', ,', - :\ .. ",' .-....."',,.
~~i~~~~g>,",~.~i,n
,'-\..'<,';i" ','
",....,;',..,'"
iO'"
'G"'>"'d'I"":"""
" iJi e ines:",
~ ~ .. -
;c:-,;:j,^""
a:, ~~~~ro;bsedbuild;ri9 '," "
,:i, e[evationsfacing p~blic'~treet~, '
','. .~hethei such eievati6ns :. .::.'
. : function as the front, side or..
. ,.;" r..,~r'of'the buildi~g: ,,"ould oe
, "architectuialll,l detailed to avoid
,.:'th~'c:.ppec:.rorice of the ,"oack of
. ,'the5y,i1dirig";buildir9S'~ho0ICJ
'function as. positive, odditlc>ns to
. the street scene (Figures 55-34,
55:35)." ." . . .
'r,,;'"
o,AII struct~res ori:site. (inclu;:iing
cClnopies, kiosks,"cm. wash' ""
fcci lities,g6s' pump'c';I~;nns:'/
etc.) sho~id be; con'sistent:' '
with.an,d, complemdnt the'. .'
. ari:hitectuial:d~sign, of ~I\e .
'prh"ai~,building'afid'overall'" .'
project site:' (Figui~~SS-36::55-' ,'.
3~\ ;:~:', : .;-..:'
,..'",,",,'
.. '-, " ,"~' ,....
'.z.;,
~ .. _. "',_ '". ..,.c
""",""" -,
."c"....:".,,;
""",{',
'~",' ',;-'
~ .:;," '
;",,,'-'-;
'i:" .,-
, c.;"'.
.. \".-,",,-,
,...... '..".T:-"'- _<.
, >'<_'-:"..::0'
~;
~;.<., ...
";-,;
'I, .>;:
" ^'~ :>'
",~j,.,.~'.c.._><>.
;;-.;.;
lo,'"
,>;.:T}.;/.,,' ~",~
'~Y<rD1'--'f/, ,. ',;
~ ;; ",
,"',,\ '^
l..-iJ;
" '--,
,. ,:.~. ,
,"
'" -j-."~ ).::';;'
"'",:;,;."
'c'
-",,"
" /,
"
'. .,. .'$\.
,,"-- ,.,.,
. . - . '. ..
... .'. ..' . .
'-:,
.
Service Stations and Car Washes
continued
Intent:
While the oasic architectural components of most service stations
(gas pumps/stalls, oasic repair facilities, suppll,l stores, etc.) are
necessary, an opportunitl,l exists for architectural forms that are
unique, localll,l sensitive, and ultimatell,l attractive, Rather than
simpll,l adhering to a highll,l standardized corporate model of
design, service stations should draw from surrounding structures
and mimic estaolished or historic themes,
"f
.
.;
Car wash designed with
arch i tectural character
:X:-"
Street front elevation has been
architecturally detailed
.
.
.
.
Columns of substantial thickness
Figure 55-37
. '-'d' "
.. "__. - ",_:',;..:,;.;m .. ,,"
,',- .' >"".,.",-" ' ''','
. ... ,'- ," -""",' .......
--- --, ',-' .",..... .'
C~nopyheight;~h~~"'be hild
:- '::' '....,;..'., .. ','-. :'-"'"
. to the minimum necessory,. ..
to.ochievedoily operations.,
. nO~",n~ir"pumpstations .are
. . encouraged toaccommodot",
... iar~;;;.~ehicii~:':. ..';i ....'. ."
'--':'.".... /"'.;' ,,,.... :.'
C~luninsuppOrtsshould be of, .
sufficient thickness to portroy..
o..y.is.. u....a..' I se. nseof~.tre. ngt.h; .
,", ",,-"" .... .,-,_.-:'......
b"f;'nc""ond traditional.'
m~~~~ryproparti6~s, (Figures
55: 36.55~ 37) .
".. ,. ',' .....
. ...... .. ..... ,.. .
"C~tyof."feltne~uIQ
',:.:.'~' -- >;," .', ,.: .." ", , ." ">' ~:
.' Ci ~V~Wide,:DC.Si9{) .9'u'jdel i nes
( 0."
"~p '.'
.. 1 '~
"';'-i
T,
,. ~:",""
. Gu i tJeJi.ne~:-;,<'
\'-/ . ",.'
",.:' ';:',,;F;?i::::'::,:::;,,:~
Q,;5afe;'~ttractrvi,'.and efficie.nt .
.... pedi;;tric;na0d bi~Yde:.". ".
'clrc0iation;should be provided
: '... ":':__,.:,_,..',-,,".:' ,':'--:~:i .:.:' ::,.'.:
,througnoYttne proje,isite:.,
. ". ":"" .'.",,:': '/""".'. _..:' ",..'c" , ':. .. "",','"
. ..pedestriand,rc:ulcition syste'rris
'. ". sl1~tld.'oe spe~ificallyaccented .....,
.. . ,<.<'," ":'. .__J ',": ". ^. --': --.'. . " ""."" ." ',...,
",c:;ncJ.njghligntedthrough the .
...."s~~f,textur~cJ ani:}/or,?61#ied.'
, , , pqving, attractive landscaping,
fen2fng:lighti09,and other
. urban design elements,(Figures
.' ,55-39, 55-40) , ,
t A pedestrian cJr6p,offandpick-
, ....upcire'ashould be incorporated
, . as an integral part ~fth'; site
plan and not provid"cfcis an
afterthought,(~igure's 55-38, 55-
./10),'
Religious and Educational Facilities
Intent:
Religious and/or educational facilities should place structures
to create an efficient pedestrian circulation system and screen
the visual impacts of on-site parking, When applied to religious
facilities, this design translates to structures placed close to the
sidewalk edge to free space in the rear for automotive parking,
While such a layout may not be feasible for educational facilities,
care should still be taken to screen parking, bus lanes, and
student "drop-off" areas from pedestrian activities in a manner
that promotes safety, efficiency, and aesthetic quality,
Pedestrian drop-off/pick-up
area provided
.
.
.
.
Safe and attractive
pedestrian access
provided
.
Figure 55-40
A pedestrian drop~off area is provided
at the front of this school while the
parking areas are located at the rear
.
c. T", theb greatest e;tent possible, .
porkingshould be located '.
t;'wardtne rear of the project
site, in,Cn effort to minimize the
. visugl:impgctpf.' expansive on-
,sit~QClr.ki"~ lots, (Figljres 55-38,..
. 55~3.?, 55040)'
"""'''''"" -' ...
'. . ~;'. ,," '^ . -- , -' , ; -' . . -, '
d,.Where projectdesignfT!cindates
trat parking be locat"cJ, toward
. , the fro~t, of a site, adequate' .
-' ;":'>'._,.,~'<"-"'-"-" .'- '/'. . " .'- ., "-.'
steps snould be taken to.
(.__...'.'.".....,-.'., . .'" ,',C,"'.
mi~if1liz~~ne visuClI impact.
....$ity.....~f'...TeM'~ijD.a .
.Ci ty-.Wicle,p(3?igh9.uid~ljnes
':-., ,,:.". ,.},:-,-,-" :-';,~-- ,,-:-.':,:."':<:,',:'
. luHlcJ.~9D~s,g~
\.-'
<<:
~;~ \ '
G(JidelI~es <,~,' . .
" : ',_ .,:::, , '".;' ,:,l,,~::,:';~<;):~- :: :<~} ~ ,:,.;:; '-:'-_
a, . Religious:ahd'educational; .',
" f~ciliti~~Lshould displ6y ,ir;~iti~g,
. easily identifiable ,mtiyways, .
" ',' . Suchentriesshouldsen.>e as, .
. ',' thefixal'8,o,\nt of.the bu!l~ing's .
fci,ade',andb"accented through
", -''(,,:,:-\,:;~,/:,<''_'" ",' ::':"..-::'...':<....:-,. ,..",.:_,-'.', ';" ,., -1 ,', -,
'.: thi3'use af attra~tive lighting:
',' . , lani:lscaping';and architictural .
. '" "dJt.ail'(Fi9ur~~55-41:'55-42);
-:' - ". - "-._-<:", ...\ ,^, ,
be .Anyproposed building'
'. ."[elevations facing public streets, .....
. whether such elevations '. .f.
"f0nction as the front, ~ide <;>r . ...
..\........r"cirof the bui Ii:li~g;shoul~be.... .';
'.'::architecturally detailedtoa~oicJ'
; "i. theappea~ance,?f.th,,"back of
'. '.thebuilding," Buildings 'snoylf!.,
function as positive.acJditionsto
., 'the 'street scene,'; ...... .... '.
.~- ;
-.'T,;:'
"-;"',
,- -,-, ~.;,.
~_ ~.; ;,'~~'C: ".:'. ",
;;-'~.;;'. '
.
Religious and Educational Facilities
continued
Intent:
Religious and educational facilities are distinctive civic uses
and accordingly demand design that reflects this role within a
community, Unique among other uses, these facilities are often
utilized by a variety of different community groups and enjoy Iife-
spans far longer than most other structures, Architectural design
should reflect these unique qualities through the use of more
durable construction materials. such as brick. stone masonry. etc.
and should result in an overall design that Is both tasteful and
timeless,
.
Clearly defined entrywoy
",".",
.
.
.
e. Wl1en locat'ing larger structures
such as auditoriums close to
smaJler(existing) b~ildin9s,
massing should be articulated
with'elementsand materials
thafg~Xerall~iredu(eth~ ..
pewiptionofmassing too more
human scole, . .
.I, . r)urable"n;citeridlsshCluldbe .
c: .' ':' " ~ :.. ': ..', .~<:' " "..' ,,::':,' .' ..' ,.' '. c', "." ".,.'.' -
used inQb~ilding:s'construction
a~cJc?btri~uteto,a v!sut)1 sense.
of solidity, longevity; and
durability (Figures 55;41: 55,
~3) '..... ,. ' .. '
The entry way is
articulated with a unique,
yet human-scaled, design
g, Larger buildiXgelements, such
" asauditdriums,.shouldbe
:" '<:: ':';':-:;:'_:","::' '',-'':,- :,',' :,,' , :~:"'" -,:,-, :,::
,',' separated from. ~th~!,blJilding
..'efementS"to ;eciu~e the"overall
0assin'g ,of the building,_
Figure 55-42
.
Building massing steps down on
either side of large volume spaces
c:i~yof Temec:uh:,
'.' dty-l.IJide Desi gn GUidel i rtElS
Sit~Plarining
Guidelines
. a,. Landscciping should be provided
,- .,' ._,' ~'-.' ,- ._,... ,':.." '." ::,....' :'-"
'.' around parking .Iots "nd .
buildi'ngs withthe,?vei"rching
goal of screeningdrive:through
lanes and loading areas from
public roads: (Figure 55-44)
b, ,'Wnenever possible,drive:
, through lanes should notbe
. located at intersections and/or
on corner lots, if this location
. is not possible, then the drive, .
through lanes shallb~, scre~ned
. from public viewwith den~e; .....
1i:i';ds(aping;det8~ativ~wc.lls, :
,.-:",~,,~:,.< -;'" .- :.. ,- .. ,",' " .: ",:- .)';' ":' -"-,,: ", .. ,,-':' ./: .", :..
b~rms,: architectural ele[11ents,or
o~ombin"tionof these design
features:' .,.
.
Corporate Architecture and
Drive- Through Facilities
Intent:
Drive-through structures (banks, chain fast food facilities, etc.)
are a common element along Temecula's commercial corridors,
Major design considerations related to such establishments
should include site planning that fosters efficient and organized
vehicular access and on-site circulation, while adequately
buffering adjacent uses from any adverse impacts,
.
Drive-through placed at the back
of the building ond designed to
complement the architectural style.
of the building
.
.
.
Figure 55-45
Building placed at
street frontage
, "
, , ,
, "
, ' ,
." ..- '.
c. ThepHmary visualpresenCEl
alo,ngmajorstreet frontage,
should be the building front,
, not the drive-through aisles, or
,parking lots;: (FigureS5-45)"
17 ' . .,'.. ". ~ - .'" ,',
;d,i-Drive-through alsles:should,
" "pri?videadequat~"p;" ,,'
sit"-!q~,,yin'g distance to ,,'
accom(Tlodate;6,niinimum of six'
cars b,d,;re the firststoppi~g
pOint(e,g:,menuboard,t';lIer'
window; automatic teller '
machine), (Figure 55-46)
e; Menu board speakers should be
located so as to shield adjacent
'residential uses from excessive
noise>
A unique architectural
style is recommended
.
~ity of1f.~.~e{C~la
"-,' .", ,.." ,.
"'i::itJ:d.Jjd~'D~signGui dellhes
"'Iuilclillg~esigri
, , ,
'. Guidelines
.,< ;: ..".,>_:_,"',r..-.["" ;;~To <: ;:>:'<.< " ;'
a, Building materialsusedsnould
'-' ','.' :.-",: . '"
relate, \'? materialsshqwcased
in. ne 19ht>ori n9'.stru2tur~s,:
. As "Isewhere~~vari~tyofl.. ,,'
matilrialfshouldi:l;i~tiliiedin '
" the constr,!c\ion pr6ce~s'and,.
, ,inan effort,tO fo~ter lively and,
interesting building design, ,
(Fi9lde55A~) : ::,.
! "..-""
b. Bright or overtly 'inten~e
paint s~h'e'mesare strongly
discouragec:l unl.;ss'.such is'
'..complem,mtanj to surrounding "
structures and/or ,the overalL
project site. (Figure 55-49) "
" .
- - , - .- ..
'....,. . ,. .
c', Symbols_ or logos should id"ally
'.' be utiIized in favor of bright or;
'i.ntensecorpo~ote' colors. c'
',,;
-,,\
e
Corporate Architecture and Drive-
Through Facilities continued
Intent:
Corporate "franchise" architecture often detracts from the
unique and historic character of a community and is generally
discouraged, However, if constructed, designs should faithfully
adhere to the prevaient scale and character of the host
community, In every case, franchise structures should complement
the established character and design of neighboring buildings,
.
Figure 55-47
Landscaping at the street edge
provides a desirable buffer
Bank design complements
overall development
"
"
Figure 55-48
.
.
Figure 55-49
Corporate signs should not dominate the
Facade
.
d,AII :buildlng elevatio~s facin~ ..
. public'str~ets, whether such
ei~vati~n~fun(tionas the front,
side or rear of. the building, .
should b~.archit~cturally
det?i1ed to.avoidthe ..... ......
apPe:arCi~(eofthe."oack of .
. the buildjrig "Buildings should
, functiona~ poslti\l~additions to
. the street scene~ (Figure 55-47)
.' ..'..' '..'"
, . . . .
, .
e,Corp<:JrC:itesigns sh';uld not.
'. dominatec,building's fa,ode: '
(Figure 55-49)
i'.i m.,'. . .
f. Uscb)>f rria~sa~drcioftops is "': '.
str,?nglydi~couraged: Howev~r, :..
If such rpofsare'used, th". ' '.
desi9nshou}~uJrap arCiuDcJthe"
entire perimeter of the structure,
Pieci'meal mans6rd~';ofs(thos" '
.utilizedpnly on a portion
.':ofcib~ilding) are strongly
discouraged,
""", '"
, ,
.
,
""'~,ity',,'.'pfi.~eftte.cuBQ..'
City-Wide Desi9n,Guidelin~s
,;--';:l,/ "",";' \ ,>." >., <>-' -;:' ,,: '.
$ite Planning/
.
, ~.; ,
Hotels and Motels
.', ,-,"" .,.,
,'. .
'G'lJid13linei;( ,
./.,
~.'-::.r: '
"-,'"..;,'.-'.-"."
"-",,;;,-
Intent:
: ~:;;-' , ,', ::; :. ;:, (:- ':':,~ ~;;:'; ,:,:r <r): ,"?< ":: . c_: ~:::::: '< 't> :
'0,,' The p;iITlary:pr';senc~ along
-C_"'.':""".":"":':'::':-:,
, , t~e l]1ajor streetfront6ge ,
.,,'~ ::sh"60Id be",'th'etbDild(ir,':<:':c;;:,<"
':cJri~~';'~0' ~pP'n;~~~,: 6~don~Si te
!,',>:arrlenlties;noi th"parkingl6t,
t,', (Fi~Jr6 55-50)'" ", "
;' ;~,:i:K~~:;-~'h5:_i~;:~:~tf~;'~S' ~~:;,ft:;,~: :: ~::;:':':.::{:::'- ,~):~,,- :
.. b',' Delivery ano looding areas
'. sho'uld be Icicat"d 'at the n.ar of
,~hC)tei/m~t';l}acilitiesano should'
'nob be located near adjClcent ;.
'residential uses whenever
pcis~ible, ,,'.'
Hotels and motels are quasi-residential uses and should be
designed and sited to minimize the effect of noise from the 1-15
Freeway or Temecula's arterial streets, Although these uses are
quasi-residential. the scale of, and activities associated with,
hotels and motels often conflict with adjacent uses, Carefully
planned hotel and motel sites will reduce these potential
conflicts, (Figures 55-50, 55-51, 55-52, 55-53)
.
Building
massing
stepped to
reduce visual
impact
.
.
.
.
lllIotels and MoteDs c@lI1ltuSllued
Intent:
As hotel/motel orchitecture is often thematic, 0 strong temptation
is presented to neglect non-street fronting sides, Porticulor design
focus should rest with ensuring that all sides of a structure are
stylistically consistent, Building design should be inviting and not
merely occommodoting, (Figures 55-50,55-51,55-52,55-53)
Well-landscaped
entrl,Jwol,I
Area is well-lit
Figure 55-52
A fountain highlights
this entry plaza
Figure 55-53
Entry plaza provided
(,~ ~~'"-:~;;1Zf;l'l~~'
.":"','~'" ~..ji:. :t,:,,;:t~;;,;2's<~, . o"~"
>" .
, ".' ,~;. ^'~ .:( :o...~' ~~
>~..'_..
... ~f..
'';.!' "s':;;:-'-':,'.
'''''~':::
,,~:' - ~"Jf]
. ,~qc..,..;:o..f.~1_~.~ _.' .. :9.
Unique
building
entry
Enhanced
pavi ng
"'~.i-'
IMndiCill~ li>>e:!)5~liIl'
Guidelines:
b, Ext~rior cc:irridri~ on ,multi-level
buildings aie; disco0iogedand
should not be located adjacent
, to residential:uses, (Figures 55e'
50, 55'51 , 55-52, 55-53)
b, Mechariic~1 equip'mentof all,
types, includingthat ",ssodated
with swimming pools,' should be
screened so as not to be visible
from public streets or public'
views.
":1 :
;-;":'
". ~
r
,;'.-"v.
City....oFieMe(U~(il
City-Wide Desigh Guidelines.
This page intentionally left blank.
'.:
;,,",
I
,.,'
;;.
.
.
.
.
Figure G- ]
360.degree architecture
.'
Figure G-2
Aliey
#'.,' "
. -' .
..' .,'
360-degreeA'rchitectun~.. .
The .full articulation of.building
facades()n all foursidesof a
str~cture, includingvarlatlan
inrmlssingJ()of forms, and,
wall planes; as well.6s surfoce
artiCulation, See four-sicled
ar~hitectur~,(Figu;e G:])
A
Aesthetics. . .
, _'OJ'' .j. _ _ '.
. Characterized bya heightened
,;ensiti\iityprappreciation ?f
beauty and often .. discussed i ri,
" conjunction with view impactS"
," .",
..., ....d,
, - ,-
Accessibility:
. f1 n:'ea~sof approaching, entering:
exiting, ormoking useof; passage,'
Th." rig~tto. approach, enter,exit, or
make use of;oftel) used in the form
of disabled accessibility'
.",
f:1lleys" . . .... . .
A narrow street or pas~ageway .
between or behirida series of'
bJilclings: (Figureco-2)
.:i,.
.
.. - , . - ... ._'~ -" .--' . ..
. City of1'~n.ecuIQ'
- '" '.
CitY-liJiCJ? Design 0Uid';liries
,"- ,-:-," ,.
Aiiler1ibes'.'J .....> ......
'. Som~thingtbatcontri~u.te~.to
physicalorm'at~riai~or:nfort; .....
. Afe?tur~ttiat increases;"> ." . .
attractiveness 'orJglue;especially ,.
of a. piece of red'estateor 'a' .;'
geographic:I'?fatl?r:Cfigur,< G-~)
, -'. '"
- - , "
. ArcgCJ.e. .... .'. ....,. ....
A roofed'passageway or.lahe. A
"-;' - - '," .,' . . : - " -. , ' ... ,-~ ':" " :.. ~ '-, ,.-
. series,?f"rchessupport9~b\1
columns; piers, or pillars; either,.
~ .. __ " "." " . " '. ''-'', ' ''-'' :'-.' .. ".: ,,' ,.. i _ ,__, ,
. freest9.hdingJ)r'~t,t~ch9d.t'?9wall:"
to for,,;,a gQ,lIery,'CFi9U[~'G-4) .
"": ',:,:,:? '::' . ;j:::>:'._~ \'. :-f-;
Articulation,.:;' '
. ;rhe'smollp,,:r~ or portions of. a' .
byllding.f.orm,that ar~ expressed
. Crri'ateri9i~, c:9Ior, texture; pattern,
<;lodulati,?n, et'cJand come .
. togethei,:t9.define th!"strycture,
CF~gureG-5j:j:. ". '., '. .
:C'" /-J _~:":'c';:'
. Asymrne~n(.. ".
, Ir,99u1ar corre~pond.en(e, of form
.. '.:'-.__. _ ,-....:.."'.,< ,,,,..::,,'i\-.,-: - ,:~,::,""''-.-:''''.'_..'_ ,.,
andc'?0fi9ui9tio~ On;opposit~,. ,
skJe~9fa dividing.line:or plan!" or,
,t_9;l?:~y_t: ~i'~~-~\~ir ~~I,an~ ~~i~;':..having , ,;
'. unbQlan~ec.1 pra'portibns. . '. ..
"-"'-'" "-,-!'-:J;," - --,:, ,"......., -.-,
;<;('"
': ,," r;~{,;
AtriUm, '.: . .... .
'''' - : i - " ',' . ,,(.-- ~:__"',, .: " _.., ,_ _,~"" -'
A dramatic enclosed. glass-roofed
indo~r sp6(e. typic6l1y"associated
withhign-rise hotel.sand office .
. bUilc:J;in9: <,. ...
'/-;'
,",:-;:;"" '/;:; '.';"'/f ,~
!..<.:L ~ _",~
.
Amenity
Figure G-3
.
Figure G-4
Arcade
.
',r;; t '"
.
Attached.
Joined to or by a wall,especiaily'
by sharing,? wall with another
b~i1ding:not freestanding" '
. ....,
Awning
Awhing;',:" , "
. . ", - ,,'" ~ -. . ': : - ,,' .:. '. :
A roof-like'strlJcture, aft~n made ,
, af,canvasor plastic, that'seryes, "
. :os a ~helter. as 6~~r ~'st~re~r60.t._,."
,. ~i~dow, door, or deck,: (FigureG'6)'
.
": >,C,,'; .'
"";,ri,, '
I.''''',' ,':
Balcqny:'
fl' platform that projects from the:
woll of a building and isslJrrounded
. bye railing, balustrade, ,orporcipeL' ,
(FigureG-7) , '
Figure G-6
'Bbh.J~teL
A~y of,thesmaUpoststhatmak~ up'
Cl raili,ng, a~in a stairc,?se; m?y be
piain, turned; or, pierced 'i
Balcony
Balustrade:.."""",
, 'The c,?mbiriationof raHi'ng ,held lJP "
byb610sters',. "
aa~f,~"I. T",il~"s." ',' ,'",'
R6Lri8edclol' ',oof ti les mo~'t often
0~ed onSparii~h-~tyle'hoJses:, ,',,'
Usually r,,8'but ,are c,fteA available"
'. in: may' colors;'. .,. . . '- ~, -- .
',' ,:' ':. ,:,.'
. Figure G-7
r
/'"-' .
(ityo,fl~Me(llJB~ .
.(ity:WideDe~ignG,uideiif'1es. .
Beautifitbtibn: '., .
. . .,- " ',-." ",,\..
The transforrrjat!,;n of b"tren:.or~'
.uninteresti;19spa'Ces,'btJildings,,: ..
, forms,structu~es:'into a:comfortabie .'
'o;attra~ti~;;placeo"environm,\,i1t. ...
(Figuresq:il;G:9), , .,... j
'.<,,:~f' ;. ";'1;) '.:::~,;:-':' ';" ,~t:\<', . '<;
.... '<
Birm"(13~{h1irig};.. '. . .
, An' artificiaUiiraised area of soil or.
. "'<. \- "," .'....-...,' """ ....,. -"...
. turfintendedto}creenundesl rable
attributes ofaproject or site,
~ ,..
;}: . ." -;~ "
B[~ez.~tY9Y', ".....
Aroof.~d qrea usually found '.
. between a,garage and hose
proper;'r between commercial and.
industrial buildings and designed to .
pr.ovide shelter f6routdo()r comfort,'
Buffer.. .
Atermoften':a~plied tol6nd~caped
'breas sepbrciting incompatible la';d.
. u~es. 'Can also mean" an area of
a ."transitiO';6r' land~se that lies
\?~tweeri t~o. incompati,bie iand
uses.-"- :.
(
Canopy." . ..... ... .
'A protective roof-like covering, .often'
of canv~s, m()untedona'frame over
" . 6:walkUiayor dobrar niche; .often . .
referred t.o as an awning, (Figure"
G-lD)
.
Figure G-B
Example of beautification
.
t.,"':'...,;'
'"",,,.. -...
~:~~~~:;~~~~;;~7__~
Figure G-9
Canopy
Figure G-l 0
.
.
.
.
Cantilever.., , '
"Aprojectingele"';ent,suchas a
beam or porch, supported ata,
singlepOin\Or,alcing 0 single line'
by a wall: or colu"';n,stabUlzedby
counterbalancing downward force ,"
: around the,point of fulcrum,
, ' ,
i-', .. .. :
ClerestOrY Window.
A window (ysuCllly narraw)placed
i0 the upper walls of a room to:, '
provide:extrolight,
Column
Cluster Development,
'A type of residential'develapment '
that allows reduced minimum'
'Iot'size, in exchange for the
preservation of open space, It'
, is normallY,us<:d to maximize
develapme,nt potential whil? ','
pratectlng_ sensitive areas,asopen
space,
'Colonnade. '
: A row. of, columns forming an
,: ~I,ement'ofan architectural,
. '}:ornp"sition, 'carrying either a flat:
:toPP'~~'.~n~,9b,I~,t~re _-o~. a row of, - .
'arches (Fi9~r~<3:.11) ,
Figure G-ll
Colonnade
. ,"c
':Column; ,
: i.' -'I "',: <.,.' , " _.,' , ,- ...: '",' ..
;:,'fi,supporting'pUlaraftencansisting: "
'c,f.a ,base; 0 cylindricdl shaft; ando'
. capital. (FigureG- i 1) ,
:,?;," .r' '.. .. '.
"
': (itV of Tem;ecuUa
'(ity~Wide Design Guloelines
....f
";j.
."'- .::~. ~~. .. ,:
;(6ping ((0(.))::';; , ",' ,
'fjil!Ofcoverofstoneorbrickttiat'
. protects the top of Q woll.(Flgure
G-.l2)
" Corbel.
.'1)A projectingl!'91i rTiemberused;
, os' 0 support for ~ome elements o~
" the superstructure, 2) Courses of
stone, or brick inwhich,ea~hcourse ,
'projectS,beyond the course beneath
it: 3)' Twosucn structures. meeting
'at the topmost course creating an
,-;. 'arch.. '. ' -. .
',,: Cornice..
'The proje'ctian at the top ofa wall;' , ,
'or part of a roof which projectS over' ,
,'t,~~Sid,e~waIC(fi~ureG-13) ",
'(OUre, ",",,' '
',..1 ).:Anextentof6pen"grourid' ,',
>pciiboIiY'",rcorTlpleteiyend6sed by'
'iiJOils6rbuHdif19S;a'Courtyard, ~) ':
,Ashortstreet, especially a'wide, '
alleywalled by, buildings on three
'sides::,(Figure G~i 4) 3) A lorge'
,opensettion 6f,o buHding'(Figure,'
'G:15)4)Alarge building, such asa
,- _., ',C' . -'. c." . ," .,. .-
.. m<;>ri.~ici0,"standing, in a courty,?rd:., ,
~ . '., ~ ~,'
.
Cap
.
definition "2"
~~,'
;~~~%,
Figure G-15
Court: definition "3"
.
.
.
.
~ T.. "'---,'
.,
Curb cut
Figure G-16
Figure G-17
Figure G-18
Dentil
Cupola. ............ . .'. . .. .
.Asmall, dame-like structure: on top
oiobuilding toprov;devent;Jotian
. , and decoration,
',:
. <:urb Cut, .ii' .... ." .
The elimination of a street curb
. 'to enable increased. access to.
. crosswalks/~i8ewalks,. entry.' .
..fkive\-Uavsor parking lots, (Figure
G,16),"
D
Deciduous.
Trees or shrubs, . us~ally i~.
temperate climates, that shed
leaves annuallli- i .'
Density. ............, ". .'
The numberofindi"iduals, such
as inhabitants orhousingu'oits,
. per unitofaieo Theg~antitv ,
.otsomething peLunitm~asure, .......
<especiallV peru~itlength;ar!"a; or: .
;.volume: (FiguresG,l G-18)'.
~ ..; ,;
r5entil..: ..
..' A ban~ohr;nall,~quare; tooth-
likebl()clisfom'.ing' part of the. .
characteii'stic ornam.britati on of ,the
. . "'-, ",-)-'-"':'-:',:':"''';'' "':",'_:"-.'
"Ionic; Corintl1ion'ciridborrc orders,
'" .. G~19). .
.City' of"t~Me,~~I~
~lty-uJ.ideD~~!90G.Ui,d.' ~!iKei~,
. ., . .
;.;
';.' , ,,",
'. '
,:-- c~ .;-; :. .,;. '-::::; .. .,
betg~hid, ... ." ..... .......'
,..Stcindfngapartfrom others; ,; . .
separ?t? or; disconnected, :. '....
,.,.....,
. Detached Gar8g~:: .-
. . A garage that is' completely"
: surrc;unded by op~nspa:~e c;r
. . connected ta a build~ng b"i an'.'
,'. ,uncovered te~race; Wgure'.G:20j
o'
..
betbrr. .. ....... . .
An elern~rit c;fa building suet; as
triin~ moldings; other ,q~PClmentCltion
'or decorative features.
. C,', ,
\ .i' ,,,-', ~
'Dorm~r '..w.iMbw. ,.
o ". _ ,., .
'A vertical wind9w which projects
from a sloping,C;of placed ina
small gable, (Figure <3'21)
..n.-':,"-" ";,/
. DbWo~p().0t;;
. Averti'i:,al,prp~.use~ to conduct ............,
. i.u.at~f fr6'nj :q-r9'()(~rain' q~ gutter, tq" >
thegrc;un<:i?' ~istern'
E
,. ,', __.._'..d_.'_:,
Eave.''',' 'o'
. Thepr6j~ctiri9 I~wer edge of a r,?or."
i',-:- "-'>~;':':''':::-~'':;";..,:,_,,,'./; --::':.. '_:'<<,c->',
.'ECle~tt(;: ...' ....
Sel<>cting.c;lernPloYing individual.'. .'
~lements'fromC\.va~iet\lof sources,
systems,.' orstyle~
'>.,_,t"i.,'T;
~,. }..
':';':::~'J;;r
<.-::-;>%.,>J'
-"'.-,wJ_.'.
.
.
Figure G-20
Figure G-21
.
.
Elevation:
, ,
: An orthographic vi~w of th~ vertical'
<features of o building (front, rear; , ,
cSid~,!i"-te;iorele:vati00)' " " '
"', >.-.,
Enh6ncem~nt: ,', .'",' "
.10 make better either functionaily or
.in ,?ppearance,
Espaiier
",;,
Figure G-22
'Espplieri '.
.' A trellis of.fromework on, which the
trunk and brancnes of .fruit trees or
shrubs ar~ trained to gio;;' in one
plane, (FigureG-22) . ',,'
'.. i"
.
Eye,browWindow. ,
A. smpli: ,horizo0tal, rectanguiar,
wind()w, often located an ~he
uppermost story and aligned with,
wiridowsl:ielow:' ;- ,
Fa,ade
Fascia
F.'
Fac;ade, , , ,
, The !3ntireexterior side of a
, : bu i Id i"g;,.,~p~(j ally' the arch i tectural
frant. 'so,pe'tjmeS distinguished from "
.the'ott1ersidesby elaboration of '
'a\chite~t~r81,or()rn~mdntal 'details.
, (~igufeG~23):
Figure G-23
, ' ,
Fascia:
A' fl'ot, horizontal member or molding
with little projection, (FigureG-21) ,
. Figure G-24
.' ,- " .
. . . ....
. <tlty ofTeMe~w.@
[(:itY~UJid13 -oeSi.gn~~id13li0eS
.1."
. ~, .
, '
F6~x:;" .
.R sirr;JIC;tion:orfals~ repr';~entation'
"bfsomething"else; as in fauX wood
'o~ stori~.:' (figu,-e G-gS) . ....
.\'<,;:::l:,::'-:'_;':_:'; ,: .,,;,- ':~"'.
'Fen<b~tratlon.
'. The stylistic arrangementof,
:wihdowsina building, . ' .
,;,:.f..
" .. ,,~. .
. .
. '.. ~..
, Fieldstone.
,A stone' used in its natural shape,
and condition: ,.
., '. ..
Fo~aIPoinf. .."
A buildiQg:objest.ornatuial ,.
. element in a'street-scene that'
st.ands.out'and:serVes asa point,
. of focu~\catchi~si"cind h~l~ing the,
viewer's attentian:' ".
;JoJr ~sided fjrcb it~cture:
\.: ., .. " ,"'>C'_..!. ; , ~ _, ' :,~: ,'" "", _' ,
: The., f~lIartiC~latk)ri:of building
facad,:,s:on,all foursides ofa
. ,strUctl!re;induging:variation .
'in'massTng;F66fforms;'cind' .
~alF ~ig~,,~;:qfweWas ~urf&e'
'. art! culation" . See. 360,degree "
ar~hit';ttYr';' .\"":,,, ':.
._, .,., . '-
" ,
. '''' .
"G"':: ,..... '",:' ""',',:',"
>,,, ",' ,d. '0- .
, . "<__ ,'~ ,"l"-., ',:
;;:_:~'.: ,~:'" '"" ":)1 - "" .
'Gab'leRocif,' ". . .
.... A rid9ec~o'oft~,aCsl?pesup from '.
,,-only t.w,o walls, Hgable is the '
"verti~61 friangula,r portionqf the.end .
of a bUildi'ngfrom the e9.Ve~ to the
ridge'~ft~eio,()e (Figures G-24, c;'
}i)f:i~'::' ,',,-:;' ,
.
.
Faux stone
Goble
rooF
--
Figure G-26
.
.
.
.
Hip roof
Figure G-28
Gambrel;
A roof where each side has two'
. slopes; a steeper lower slope ond
, 0 flatter 'upper one; q .'barn' roof',
Often f';und In Colonial revival '
housis iri,the "Dutch" style,
Gutter., " . .. '. .
. A shallow channel of metal. or wood
that issetimrr;edl~telybelow and
along the, eaves of a building for
catching a~d ,,)'rrying rainwater from
the roof"
H
Hardscape. "
. Areas which water does not easily
p~Aetrat~, ;Surfaces that are not"
, IqnCJ~caped: i,,i,, sidewalks, streets,
b~~ldlng PC;~s,.'~t~, (Fjg0r~G-27) .
...i "' -'-",.'
,:,-
Hec:Jge'.,- ., ',,".,i' ;':,
A row of closely pla0~edshrubsor'
low-growing trees forming a fence;'
. or bbundary,' "', .' , ,
.. -.. '...
J-jippe~,(HipRo()f). ,
Arobftho_tli sloped,b" all.fbur
. ".<7.-........ ...,-....,, ,'.-' ',,- c.. ','. _' -. ,
sides;'(Figure G'28)'::::': .
, . . ,J." - ._::~,:,:.'- _ ,',' ''''; .
- ...
,'.' .
Historic'," ,
. . ..
-,. " .
Having- impor~anc~ i0_or ,influenc'~
on history,.
'k.
'.
'<ityo'Je~e(uH<6b'
(itY'UJid~Pesign-(JUidelineS .
" c- .k. , >,..
""';
J, .
r.'
H6r1)ogeneity, .>, '..:
The'~t?teor qual ity of ge i ng th,,'.
same. ^ . ~!~' .
I
J:,-'
II ,
. Kicker: -.
. ,'.", _', : . _ "'~~I:' , d
. Apiece .ofwoqd thot is attached
" k ...-,'" . .-,-. ,-' .'
. to' a for,;,w9rk rnember to take the
;'(thru;st.9~cinothE,,,'member. (Figure
G-29)
L'
, ,
landmark.'; "
. .. ",' ", ,,-., . ,- ',,~ "'.' ',-, " . _.' . . . . .
A l;unding or. sit~ that has historicol
si9nifi~~nc~, eSI:1ecially one that is
marked for preselVation,
", ,.> . ",;'C,
h ',,-.
_. '~-lF_"
:"La~trc~.'.< . .
.Agii!lw_"rk ~r"ated by crisscrossing.
""r decor"tively interlacing strips of
. inate'riql' -
~'.q .
,. ..1'.
lint~l..i ..
A horizo'nt~1 supporting crosspiece
" ." ",,'.. '~'- ",;' <,.' .":
civir an openiiig:(Figure G-30)
.
,
.
Lintel
. ,.(
Figure G-31
.
,~ "". -~. , .
!' ,'. ',~ ,,-' \ .
'C,):'.'"
.
Loft:
,'," .' '." ,
.',-' '--""'.-'" ,'.,.,,,.-- , ,"'-- '" ",
A large, usually unpartitioned floor'
, over,a factory,w;:>rehouse, or other,
,c"\,,m,;r~i,610rindustridsp?ce;:AD,' ,
open spaciunder " r60f; ,an attic or
;~'g6rret:" ' " '" '
"
,,;,., ..
.w."
"
Maintenance.' "
.--.--j".-', -., ','-""":---:--:. ":..' .',':^' !,.-"
, The work 'of keeping something in
'proper ,conCJition; upkeep', .
-,':,;.'
Figure G-32
Mixed-use
'~1; --
.
Mullions and
muntins
Mo'6sar8.
',A'hipr6pf, each face c,f whichhCls a,,'
st"eper,klw<rr p;:>rt,and a shallower"
ljppWp(]rt,/Fig,!reG;31 . ,
.--.
,
"" "'-.' ,....','.'
Mrx~d-Use~;'" " 'j",
~rr:iX~lJrei,:fcJifferent typesoflqnd
, us,;s'iQclose proximity or. wplking >'<
distance, to one another, (Figures'
<., ,,,..,...,,,-,;.,, .,..,_....., "-.: : ,- -" .." .
,G-32,GC33)" ',' " ',' ,
:;'.';;J"<>';:::,':;'J":
.. 'f'>'
Figure G-33
Mixed-use
.. ... .. - ,
'M o;"'ol,'th,'c, ' ,',. , ,;','
:; ._,v, ':,,',':_,/<; ::;;:_,:<;,:"_,_,,n\
Exhibiting m,asSiveU,niformity',: '.,. .
singular. (Figure,G-34) , '
',:_;-':',~it}':~~:'::i:,;~;(;::-~_i:,~t>~r' ': :p:;; 'c.' " ."., [/1;:,\('-
'Mullion/' " ",' ,,: :',
,''r~;''V;'rtic;,,,rmerT)be; seP,arating', : ,
adjacent windowpanes, (FigureG- "
33):" ,.'j'/' ';. ' '
.
";'-,.;"
"
~ ; .;;,2"
MU0ti~/ _" '" ,
, W;:iod ormetal strips separating. '
panels ina 'window, (FigureG-33);'
, )::.~. ., " '.;' .: ,r-;;)~'
;...
-- ">:};:~-;:~-;~
.
.
.
.
.
Pergola
Permeable paving
Figure G-38
Pergold: . . .
An arbor formed of horizontal.
. trelliswork supported on columns
O( posts,o\lerwhich vines or other
pl"nts,ar,\ttned' (Figure G-37)
Perm~~ble Paving,
Paving materi01 that allows the
pas~age of water . between and .
th['oughvoidsin its surface, (Figure
G-38) . ...
Pedesti-ian-scale,
',.c....,...,'''''..,...-,.- ',...... ..
Refers. tobuilding and landscape
elementstha~ aremod~stin size;
suitable to average hUll10n size,
(FiguieG-45j\ ...
Pier....
Av.erticaL non-circular masonry..
sUPP5~:t/"rT:'ore[1;1assive than. a ..
column, .
. ,.0' _ _.. .. ."
. ..., . " ,
. .. ... .-
, , , -'..,,'....-
"... '--'"
\ Pilaster:. ;. . .. ."..;'.. .... .,...
Ar"ctangui?r cOlurrln withe, capital
'. and base, ,set ,into a w911.as an
(Ornamental motif, (Figure G-39)
,_ ./ __', '0- ,,' . ,. - _. ..
'-,-' .,....-.". ..
.. -. .. ,-, . .. .
P:'I '.'. ;.::, , .
) aL."', . .
.:. ',"'."':"\,., ".'," ..1,' J:_ ...... .. _ .," ',>:., __.'"
Similar to tllJt more slender thana
pter,.:,als<?:no'n~cir~~I~~u(: ..
.- P" , ""','
pItch:.,. ....,.,...r.../<
.Tos~t. at a'specifiedd6.iJ~ward
. sl.art, ie, pitch the roof at a steep.
. angle, .
. Figure G-39
"
,..~i.ty,.'of:,'em,.~flJIQ .
,i. 0;" :"" ' :, " .'. ,,' ',',~,> ".,: _':,' : ',C,;,,;';; ~;:' \:,,~ -;.
. Cj ty~U.Jide' p~si9nGui.del iQes
;. -,..". ....^. "'" -"'.', _...:' .
<.,'i
.:-;
-x
;: ~-./;,>- ,", -~h
;.:,i:\:;{;~['(;<:~fJ~;:P::: ': _.1_H
Platted.";.,. ;< " .
". A piece-;fla~;:Ji a 'plot,)'l i'nap .... . '
.'. showing actuCl' C;r' pianned feqtures:
such6S, streetS arid bu~ldjriglots,
c,',
- '-".:-:".{::';'
~ ..( ,
:'X:(-.";- '
Plazcr., i;':.;. .. ..... .
t.-:__ : ,n_ :'"'-''''-,.:.:-L.'-,''',',, ,_ -',- .
A public squar.e .with room. for
,'. .:', ... _ ._..... ..... ,i,A-).":_.. >.. ',;,' " :. " _ ,';
pedestrians .and' associated',
-,..,-,,-',- "'''-.'-::' :',"::- "-.':>"-">',.~':'. ". ",.\"-,.".,,.
activi ties. (FigLir~G'40):: .
. .,' ~_"j".. <-~2>'; -,-,'
. P~ck~tJ~6}k)u , .", '.
. A veiY?ITl,;,nTIUshlylands~aped..
openisp,;,c.;qften nestled between .
residentic::!hoITles, and intended for"
"-"."" ." ...:".> .', ,:', ". ..'.'. ",,:..' -.' - "
linilfeduseby locol re",Iderits qnh),; .
(Fi9iJii<;3...:4l)> '.' .. ". .,.., ' "
~ ~. " .~
, ',--.''''" ".....
, pqrch; '. .: ;. .. .... ....... ..
. Acoverii;:dplatform, usually.having'.
::~separate roof, at an entrance ;to .
;a;b~ildi~'9:' A~opin or enclosed. ..
;:' gallery orioorrl'ottached. to: the, .
, oiJtsi.de,ofa:buildin9; :ci veibnd~::"
,:";;,,,";
..~'c:..'..:,:i':< ,'. " ..
Porti~g': .' ..... .' .'.'. '.
. : A structure consisting of o:ioof"\
supp6ri:~d Dycqluinns orpii~< :.'.
Lisuallyattached to cl buildin99s a ..
""..". ;:::/'~',':" .~" <',",' :>"--'~""::'<:':::"<~':',:"::-L:,,'0' "
, por,h,; (Figure G-42) . - .,::~.. .; .
, :': ,",}X~~;c v ""T,." /-"". ~ ',.
..., :n", ;'. ,.,.: ^~,,>,(, -"" ;);0'/ ,:~,-;:
,Preservation: ';. .'., ."', ,
-,'::,~-".:::",::::, ,:.,', ,',>>:,' ._" ".1' '.c-:,",,,..' ~;'
'. T okEiep' in perfect or unaltered' :. ' .
'concJition;rrlc.intain:iJnchanged:To ..
ke6p' ?r:;;'clin'taln:intac:,' ".,' ~;': '.'
", -f:.I/.
o' {....'1;,.
;~
',"",
~ . " p ;-;;: ..
\",..:~i~{;r:-'~~;[~~~:i{')"/-; ~.
~,' ,; -;
";:; -
~__ "c'''' '4 ;{.'-;-C "
.. -':,:;:~;-
.
.
Figure GAD
Plaza
Figure G-41
Packet Park
.
.
.
Figure G-42
~:'i
-dd'
(/ ,.,.- "t_,
-~,'.
[ ,\C..L ~ '1- ~~. .
,C-", .f..~~ '~; ',' ir-::., ~
,. (In: f,i'. .: ''1'"''
}Tt'SJ1., f~. W II; ri. ~''-'i,
p' '1"1 fl' 1..-" ,J,l,'), '.e'.' r,-"
.' " ,.," ,,;,
wAif I ~. '--,~ '~!: ~J. ~.
1 iW i 1["\,1 Vi. ", ;es r,
- , ~b:; f- --"'.~_.." ". : i ~..::
~f
"
,.
Figure G-43
Alignment of second story window heIghts
and similar facade wIdths create rhythm
ProportiOn.; . . .
The relationship.of size, quantity. or:
,degree between tUJo or morethings.
or'parts ~f something,
o
A
. Reuse.' .
'To use again. especially after
. salvaging)'" special treatment ~r" .
processing:
Rhythm~ . .., .',.<
In urban 'design. the regular, "
recurrence af architectural or natural'
~Iern';'nts.: such ~seyen placing ...,,'
o(trees-CJciwn 0 street or similar ,
widths arid heights of buildings iri a
street, block., (Figuie G:43r ".
, ,
Ridge,
. The horizontal iimi,formedby the
juricture of two ~Iaping pl~nes.
.especiaHyth~ line"formed by the,"'.
's0rfac<;satthe top ofa roof,(Figure",
,.G-28)..... , . ...
Rjse~,:, ':-'.~_ _ " ,
. The yert(~al:distance "ff<?'!1'-:c)n'e' stair'
tread to the next, . .
,.-
'.: .
';~
.
~ityof>Temecum@ .
Ci~Y7UJid~[)eS.igDct7:u,id~}i,~~s .
"
Ris~r;. .,." '. .
. Jh(verticalportion of a'step': The:.
. .,......." . . ... -.
. boaio;J, covering the open spoce
betw6enstair treads: . .
..
,
'<t",">,
_'V-'_";
f RQ(k'<!utcroppings.
Thi:portionof 6 rockfoimation'
, :" .. . .. ~ ': "..' ..,. ..,
, tho( appea:.' above the s.Jrface, of
Lsu~()~ndin9Ia(1d, :. .....
, ,-,
., " .
RO,dfiiries,'
, Vario.Js,foim~ to' a roof, such ,:,s'
pitch, ridge, hip, etc', often at .
different angles, ",'. "
,'OJ
.u' : ....... ',; . ,>.
'ROc5LPftch,.:'.::, '.. "
, Degree "f roof;slantstated in .'",
'inches'rise"pe[.foot;" , '
.-. ...... ,"
. Ropf!Sp~rr.: '" ',' ' . ",,:
TheOi#aflCe equaUo twice the' ""
ioo(iun~:or'thehorizontaLdistClnce ','"
betuJeen thEi,\"utsidefaces, 01 :. "
beorinCj'UJalipl;~es (FigureG47) "
. t.. '!<i_:.:. . .. .
.. ." ,.....,_..."
., ,"_"" .. n"'_,. "",',U_:__' ..
, , 'ROU) T~Wht1olJ~e,: ',-"
, An unbrokeii,line'~fhotJses sharing' ,;
O~e.9r:I'rii>r;'?idewo!l~U;i~hits' ;;
neighbors',(Figure ,(;"44),' .,
" ./_'(~~:~"" :.;',,:~ ~i;t.'~ '~.:~,: ,. . >'
:1~>(.',)_ ,::~'
;' ',,,',",;-'"
.'
- ....
.
.
Figure G-44
Row Townhouses
.
.
.
.
Awnings, colored window
frames, horizontal trim,
and a contrasting base
provide pedestrian scale
Figure G-45
Setback: definition "1" - second floor
setback from first floor facade
r-
"~
- Setback
"
I','
. Raof
I span
L
~
"
t>'
I~
,Vl
Figure GA7
S
Scale. '.' ,'."
.The proportion of one objectto
.' another. "Pedestrian" or. "human" ....
scale'incorporates building and
.Ioiidscape e,le!",ents that are . ,'.'. ,
.mod"st insiie:."Monumental:' scale
incorporates k:",je or grand building
elements, (Figure GAS)
Setback: .,'. '.'"
. 1) The recess'ing af theupperpcirt:
of the fa,,,dC due to the smaller
area of the upper floors (Figure
G-46j2)Thedistancea building
is recessed from the pi'opertyline,
curb of the street, or the edge of
the sidewalk, (Figur"GA7) ,
Shed Roof.
A roof si1apehaving anly one
slopingpGhe,. .
.;;.:-J....
Shutter. '
A movable cover forawindowusecJ
for. protectior from weather and ','
in~Riders..
'. . - .
~ ." . . .
, .
Sidi3. l()adinQGO[oge.
. An' ac:ess~nj~~ilding. orport!on
ofa principalb~ilcJing. loc;,\ed.,.
ahd (xcessed fromti1" sieJe o( .....
such and designedbr~sed [or the;
PQrkirgortemporQr.Y~t9rQge onh~ . ,
motcpehiclesofprircipal building
occupants, (FlgureG-4 7)
,~
r'
';.'
. ~:':'
,
..'.
"',
..... .. -',.
\:";1
SideUJoiko ,',' "C. ",
A pcwed walkway along~ne'sideof
CI stre~t.:,:"",,>;(,~>::.:~:: :', :' '~)i':':";;'-:-;:<F: .. ,; "
'.' :.>:;':>L:~~\~;::_;-'/
,',y,-' -, ',L-~~::;-;>:'> ;-'i';-,:{,-;'.;:l~;"~-I');", < ."
," '-, ""'..'
Soffit;:." "'::~:, '
"- ~;,'; :)_.-.,',' ,'_' ., ~ '0:', :'---' .. , -',':":'
The,lmdi",sideof a bearriiarch;
eci~e:6ve:rhQng',. dropped ceiling:
, ete, (Fig'~te <3~48), " , " ,,;,'
. ;;.;;>, >,0;': ')f~,,, '^ . ",-': _
SP9~dreLGlass:, ",,".'
Noci-vi~iorl 'glOss; civanabl,? in
refle'ctive,patt,:"rned,arid"solid ,
colors,Ccin be used"to'give t!:ie '
',;>ppe"!rance Of~~~i,~9 '\li! ndows ,
"'j;'
Stoop~'_" , ',' q~
:, Asmairporchi'platform, or staircase' '
',:Ieadirig to'tne entr-;nce,of a house "
oibuiiding:;:';' 'i,,' ":}'
"{':'i'.':"':i;"',' ,,_.,..'-.'<"';.
..i; . ,",.. ;'-,~.. .';;.> ..':-'-, ',:;::0""'7
Sto~ef~();,t:Y':-, ,', '.'
The,side,';(a store 0; shopfac:ing Q"
....', -- ',."< :-''': .," .~\:-,.:;. __~",','i;->,' ,. ,,- . "'"'''' _ (;- :'''----.''-,....---0' ,':,
st;eet' (Fig~re,<3,49) , 'e", ',' ,',
.'
" '.. .:'''~ ,
. "r~
'St'or mw'ater'.' ,,', , '"
;'--.., >-:,-"/,,,;::',,<-:"'''''-:-' ,,;-':--""':"
Waterrunni';~;6'; th;;surface ;;ftt{~ "
.. 9ro~nd'dueto-~a'i~fall fr6ITi a-sta'rri",
e~~~C::'c:':'::--::';-'~1:'<"<'~'" ': :",'-- :,:, ,'~;~,,~;';/
- -.^""....,.o.._;!';' , --
','{
" ;;;:;--
,..;",."
, " ^<' !'.
"""c.;_,:
.. "","'-0
" :!i~~;-}i;P~';,
",...;;
'.. ,...",,,,~
f.i
;'-1)-;;':
.
.
';'''-,
Figure G-49
Storefront
.
.
.
.
v -.... pH
'1 "j'"'' ... ,-"."i'- ~,.
, .
. Streetscape,. . .' .
The overall appearance of.6 street "
or grouf.'ingof streetsi;, an area
. andlortl1'1relationshipoF buildings
,toth?s~rr",unding sidewalk and.
streets, (FigureG. -.50.) '.
. . -.' .- . . - -. .
." ..-
. "-""':.,',; .,.,
..; St6tc()70../, ". ". . .."'"
A durable finish for exterior walls,
. usuallyc6~posedc>fceme~t, .
sand, and, li,meand applied. while .'
lJjet,' A fine plaster for interior wall
ornam,,,,ntation, such as moldings,
. - '. . ,.
,-" ...,_. .
SurrolJr1q(s), "..,.... " .
Th", rnolding that outlines ,an obje~t' .
or ?pening.,'
Swale.
A.rnan:made feature typically .
consistrngof avegetated,linea[,
gentlysl6ping chan0el used to, ',.,' ....
~' " ". . . - '-""':' -- .: ,.-' :,", ". . ,- -:Y' . . .'" -, .': . I c, -> -,' ,,- - -..:;
.. wnyey.w"ter,Swalesdire.ct water'
t6Clstorindri:lin,br~ditch t.okiep',
stormwater'runbfffro;;"flc>wlng' ohi,,"
" . ..' "0 ".' _ ~ ',' ,_." '. -, . .. ,_ ':.. ':. . '_ , . . _ . _ . _. __ .__ _ . . .". , ':..
n"igl1bori;4properties.(Figure.G:/. .
.,51),' ' . '
Streetscape
Figure G-50
. SYmmetry ,... ". '..' ...........
'Ex",ctccirresp",ndence.of.forr"'qnd",, '
..'wnfiglJ~6ti ~n:on,,?pp()Sit'1. 0ides,?f,
. a divi?ing' '.ine orplc'0~,or'qbo.~t?;:'
..c",0,t?' or ?0;aXiS; h?l(ingbalanS",d.
proportions.",' , .'
,. >. n
'c' " ". ,,">'1' .: I'
'~~Y:"@.. ;@flfUlCU~
(, fy:Wide,pesi9[i(7uide.iiQe~
. '-"
"
.T
"n" .> "', ' .
Te'rrClI n...t" .,; [.; ". ::
A~ra(t or region<:>fth~earth's'.;.
surfac~fon~id~rc.:d.'as'ap6ys i ccil
featyreOrcJ.incllidirig an,,(surf,,Ce.
'feiJtur~s'c{th9t Jand re9i6nsu~h, as..
mountciirs;bodies af wat.er, etc .
,.;,,;: ':'_,</'f<~A':~.>:i';/' ^;'. ',..1-'
.....If9~t.iQ'~~~lo~~en~.
. Jhedivi~!,<~..,<fa6y land. or. , .
p,<~\i<:>';<:>f I.cinowhich .is divided.
fOTthepyrp9se of sale or lease;
intol6ts.anCllor pcrceJs of land,,'
. "D';*~J'oprTii;nttypicaJi'iccl";sists 'of
, repeateav~rsiC)nsof fJ60rl"16ns
.and elc.:vati()ns'thata~eco'f1struct~eJ
together on an area ofland,(f,i9ur~ .
<3:52) .'" ..... :,,,."
:;. "'<"~ .:
.TraFfic ....... .H"
The. passage of peopl,,;yeh ides;
or messoges alOng routes of . ."
tr~~~portati(in 9f,' ~q'i11'ri1'~;n:ii:~tj o~..; :,'1
Vebides 'or pedestri",ns'in \''i\(1sit.
,';"'. ..,....
Traffic Calming.,.' .... .....
Te'chniques that, are used. to reduce,.'
the speed of ~ehj~ulartr"Fii(.'such :,:
as lane narrouJirig, sharp offsets,. ..: .
~idewalkbulge-o'uts, spe~d ,bu,rrips, '.
,anCJroad surface \toriati;;ns,i ,". '::," .
(Figu~es G:53,: G-54 l: :,", ...'
Jransit. : . "
Corveya~ce of. pe6pleor g06d~
fro'in one:placdo ,?,n"toe;;, "
espedally, on. a 10ccil,publiC .
transportation:system:.: '
,'7,,","_<;"->:;<:,:' :<fi'-'(-',';-:" ,,; - ,,::-+,~;!.<;.
,y;,-
.
Figure G-52
Tract development
.
TrafFic calming
Figure G-53
TraFFic calming
Figure G-54
.
.
.
.
.' ~,;:
Transom
Figure G-55
Trdrlsitioh.
A chclng'e from one piaceor state
or stage to another. In an urban.
.. ela0Qing conie:l:t,(l"lranSitioi{'.
,could,.de~cribeci stepIn scale of
6nedevelopment to another,
"".
Transom
'.A sryiall window just cibove.a door.
'(Figure(J'~5) ... .
'''\';
Tr,ashReceptacle. ·
A fixtuni :6rco~tainer forlhe
disposal of gatbdge, SOfTl.etimes
orrlOmental: in nature.
Trellis, ... . ..... .... ......
A system of horizontal joists .
.'suppClrtedon posts: often designed, '
tci.su~port growingplants. '
, ,,~ > ,.'" ',' ,
:".......'..,
Trifr1.' ...
Any visiblewpodwork or molding's
, thatcoverarprotectjoints, edges, ..
of ends afanother materiaL,.. .
i .Examples:baseboarCls, cornices;.
, ...:~., ..' --. .'.....'.:. '. -" . '.'...; "-. '. ~ .'.' .'''. - ., -- -.-" ~.' "'.:'
door trim, dndwindow trim: (Figure'
9-56). ......., :.J
";':' ,""
Turf.lsk:lnC:J:
. A lor>d,;c'ap?dorq6Jocated anhe ....
base of a building tci buffer the
hordedgeof a building fro,":' a
paved surface. (FigureC3'57)
'.;~ity:.cof'eMe~.~la...'
..:(ity~Wide Resi9n.p.\.iigelrn~s'"
.
Figure G-58
Turret
.
Window sill
Figure G-59
.
.
.
.
Awning
Casement
Combination
Double hung
Jalousie
Figure G-60
/,
~4;f3.~.
/.::!;:;/ H~;:
ir~<t" --:;;;rt.~9r}
'i~'\
ir~"A";~/;;.r r.:J'.
IV>>';;",'
'7:0/- 111>
Ir,"'Z<F' /."'~''"
11 \ /i:-~:pr
I, .'#
~1'/~
/';<'1
,,o{;;Yffil'
,.,:'l;' Ii I '
,.;/ I I.' "
'.:~ II;
W--lli Iii I
il I! !'l~10
! ,.~",
! i' .'~ h'
I /:~"il;,'
{~::<:::~~ If
J.
.>::;r- ,
";'1"[// ,
/;:i"'/ :
;1 ' J
li II.J(~t?J
I AIi(~)
-'lr];ifP tH:;i;V'
ti::L ~"~ ,,'
.\{~;;t;;;;
/;1
.p-I
--::f/ L
1;11' LJI[
I /;.' ',I
ll,:;.:-'~. :1
'~ I II'
i /%.
,it /;~::j7
il ,~cv
;'::;'~
. ,:;'~)~rJ'ff:%~;::~.:
',Window Types.,
. Awning. Top hinged,
. Bay - Extends beyond the
" ext<hrior foce of the wall,
. Bow- Projected window
, UJith.C1~urved surface often
in the glass itSelf.
.' Casement - Side hinged,
"S"mbinatibn - The ,'"
. "i0teg~otion of two or more
" 'styles inta one unit. '
. ' ,Dc,ubleHung : Two sash,
vertical sliding" ,
. Hopper: Bottom hinged,
. Horizontal sliding ~ Two or
more sashes designed to
slide over one another. .
," Jalousle,- Glass,slats'
, (Venetian blind principle)
witHn'and crank to !Open,
'Ori<hl' Windo~sthat
, proje(t from an upper story,
supported by a bracket,
'. Picture Window: Fixed sbsh.
(Figure G-60)
x
y
'1:
, i
0:".,;..-
\~J:~;i{i;1,~~:~
.
ATTACHMENT NO.3
.
EXISTING CITY-WIDE DESIGN GUIDELINES
.
R:IOESIGN GUIOELlNES12003 Design GuidelineslPC Slaff Report 05-04-05,doc
9
'.
<(
.....I
:::>
U
UJ
0-
~
UJ
l-
. II
. .
. .~
LL
o
.
3>-
,
.
I-
u
'"
'"
,:;
-
~
'S
"."t:;
'"
Q
~
'tf
,
b
G
nn r@ltrMt~::~~W:
'"
~
Z
....
',..l
rol
~
....
;>
'-""
Z
'"
.... '"
'" rol
'" rol
rol ~ Z
Z ....
.... '" rol ,..l
,..l rol "'" rol
rol Z ;.. ~
~ ....
.... Eo-< ;>
.... ,..l
;> rol "" '-' '"
'-' ~ Z Z rol
.... rol
Z ;> :; '" Z
'" '-' .... ....
"" '" ,..l
.... rol ~,
'" '" Z 0
rol rol '" ...l ~ ~
~ i:: ....
.... ~ ,..l ;>
'"
C "" ~ ~ .( '-' '"
Eo-< u ~ ~ .... ~
~ ~ "" Z Z
"" .., ,..l Z '" '" ....
U = -< ,..l ~ ~ .... ,..l
,~' 0 .... -< ~ 'Z' '" ~
U .... .... .... .~ ~
.., U '" ,..l ,~ ....
= ~ ~ '~ ~ ~ ;>
;> Z ~ ~ 0:: ~ ~ '-'
'" -< :; :; .... ~
"" '" :; ;.- ;> "" Z
Z ,..l :; ,..l '-' Z '"
rol -< 0 0 .... rol' ....
U :; ,..l '"
:; 0 U -< -< U ~,
"" '-' ,..l U ... . . 52 ' ~ ~
0 Z .( .... , "" '" U
,..l ~ '" ....
rol '" ~ .... "" '" -< ....
.... U ,..l ;>. ,..l ,..l
~ '" Z ~ ;> ~ ,..l' =
rol rol rol "" :;E Z .... ;>
~,' ~ '-' ' '" .... ;;;.- i:l.
, , , ,
.... N 1")' .". If) \Q t"- oo
Q( Q( Q( ~ Q( ~ Q( Q(
rol ~ ~ ~ ~ ~ ~, rol
"" "" "" "" "" "" "" ""
"", "" "" "'" "" "" "" ""
-< -< -< -< -< -< -< -<
== == == == == == == ==
U U U U U U U U
~
.!:!
:::
'"
'"
E
~
~
,'::'
(i
.]01~b-t3]
co ~ ~ E ~'S.~
ifl ~ ~ ~ ~ ~~
&.s~Qj~.-ti
~bOO~Og~
2 .S ~. > ~ 'B ii
6'; "',> Ej ii
-b fl :-E :g 11 ~ '~
:o",u':~'tl>.
5 H ClJ .- 0 8 :c
-o..8o:Su Sui
.- '" '" 1:: '" 0 'tl
'tl ~ ~ '" > > :a
~ ~: ClJ oo:t:l ~ "'d
.S ] ,:- R :g ~ 1:: ~
Qj .s ~'..- ~ :t:: (lj "to
:u 00 (ti OJ '"d (lj 0... b
6l, ~ g, ~ '6l, ,8 ~ .~
~ ,e 5b '" ~ 6'; -5 e
'" ,5 .~ ;; 1j ';:O;E e
E5 e'tl,.c:;E-<~ ~ 8
t:
<::>
't:
<>
-€I
....
~
t:
'-
-
{j
~
t:
""
.~
Q
{j
~
,
o
C3
If)'
N
~
;:l
""
{l
~
g
1
o
u
.b
o
>.
.L
'tl
'"
>
o
"" .
0......
0..'"
<r:~
~~~~.s
~ .S- ~ Q
.11.&....5.;
.,.... t,) .~ ~ ;::." IU
l:: IU -- ...:: ;:! ~
':is ~ ~;... ~
~&-o~~
tS~~.~E:E"'
~ ~ .... ~ ~_o
<> 0 Ul " "
~ $:l... tU tI) .... ':::t
o. "l:Z;::t 0 :::t
...:: ~~ 0 ~:-s
.... f;) -- ~ ~ t:)
~ " ~ -,,; ..;;:j
!:j ~ _ ~.~ .S
;: "..:: " lii ""
.""."".... """,.
IU E .... :::t H-....
..Q c"':: 8 tU.e
,;::: u l:: ;: ~ ~
" !;i """ .. "
U .S tI) ~ ~
;: ~ tl '- .a> ....
.....5.... t.... ~
..5 t;) "'E ;::: .e Ul
u ~ t: .~ ~ e"
c .... ;... tI) IU ~
:2; S,,~~ h l::
Q) '"d ""d '"d OJ""" ~ Q) ~
g< ~ ~ ~ :a <a 2l ii .-
,.c:; '" >..<:: 0 ..... '!l
'" OJ:) '" :g "" 0 g
ii':~<ilE5""'o.. :0
,:~'-:E ~1':0J:).tS
;;;p,6';:g'"eS;@~
'" al "" 'tl a ~ 0.. ~ ~
'E 0.. _,.S e'" 0 ~ '"
"" Q) .... -+--...... U'l
.-d CI) 0 Q).S ~ [l ~
o '-8 ~ E-< 0 Q) 'tl OJ:)
&i ii ;:l .~ .: 0.. 'tl .: 'iiJ
~.8.fj~<:Q)QJ::i~
Q)::2~~"'&i~ii':Q)
~ ~ 8 e 1:: S ~o >
,.c:; 0 0.. 02 ' '1ij
.. u 0 Q) 'lj .......
ID 0) c: Q) H ~ 0 .-
.S ...0 .~......... :> ro ...... u ca
...... ...... 00 0 ClJ Ul 0 &
. '" '2 Q) 'tl '" > '"
11 '" 'tl <il }il 'tl ,S l': Ei '"
00 ~ '" > :g '" ~ 'ill :3 ;J
"'iiiiO<lJ11oOJ:)e~
ID..... ~] 2 ~ ~ 'S E
E5 .s .S @< ~ ,S 2L u '6 ~
L U OJ Q).~ ..... OJ
'S1.l:l.Le~~~
'~ '2 ~ 0 'tl 1:: '"
'"d 0... ~ l/} ~ 0 ai
2"'e..6"'eo..o
Q) 0 Qj '..-1 .....
~::: ~ ij .... Q) .'!l
k"" '"" Q) '" -
Q.l 0 Q) '0'..0 l-I
1'::O:;:;"">.eo
...... Goo... co
2 :a. l': -5 e 1iJ'
~@<,2!':B:gii
E ID l-l .- 0
.!:l "0 .8 Q) ~
(/) Q) OJ "'0
.5.fi::= ~ 'S ~
...... s:: ". oq. 0.0'0-1
~..........~roo..
'sEg"","~
C)~ B:~ u
..c tf.l "" s:: u
5b ';< '" -.... '" '"
~~t3:E~B
eQ) .2!.~ ;:l IiJ
Q) 0 0 U ""d
p~~~.5t)
~'Q-m
.en ra ..c
'" 0 '"
'tl OJ:) ii
OJ ~ r::
ii '" ,"
] fJ
~C:"3 ~
:0 ~
u ..... OJ s:::
os!"'1=: ,.s:::: o~ 0
.Lo os.. ~ tf.l tf.l
'" '"
.- tf.l"'Ci ~ ~
"iil 'tl~ 1: 0 l':
- ,> 0....."
~.. ..9 . ~
o ~o ~ .-
,,, -=: 4-1 Q) ~
~ o~ ~ o~ .~
ci OJ ~ 6b~
.S ii .S 'iiJ ~
v vClJ..c
""d ..... ""d ""d O;,r.t
'6l, -E '~.s 8.
'-
S-a:S2$~~ ~:1f~~g ~
o 0... :> .... ""d s:: b o......s:::t :::::: ..... ~
~ ro ~, ~ ClJ ~ ClJ tf.l 0 ro _
..... '" :t:: OUj .~ ~ ..... J-I 4-1 --.r:: .s
..0 0 -5 U .;::::1 (l) s:: ro 0 ..... +J _
o ~ l:i 0 '" ii..... 0 'tl 'gJ
.; rcj a ~ ~ 8 r:: ~ s:: ~ ~
i!'^ ~ \3 .2!. 0.. oj ~ ~ >=< '':: >. 'i> '"
~ ..... 0 'tl ~ ~ '" 'tl .:
~:;'J-l'l 0..~~.8 e S '" e '" >.
~ .S ~ 'tl ~ 11 '~ ~ .8 -5 :!: e'"
ro v 00 ~ Q) 0... 0.0. :p "'0 :E U
~~o..ii~~~ ]~~,~:;'J.
0... bO 'Q ClJ .> >.. ~ (l) >.. ~ $ "'tl ;@ '8
~ Q) s:: ~ ~ ~ ~ ~ ] g [i ~ ~ 05
~~'0~~~ ~ ~~~ [~'6l,~
"'d ~ ""d 0 -. J-I;.::::l ro Q)..9 ci ClJ.~
~:E ",~'tl '" '" Q) e'" "'ljii >
'" ~ ii OJ:) ~ ~ ]' ~ '" '" 6';'", ~
"" ':'tl>''''Oou~'tl'tlgp'tl
:g :a .8 '2 :g :!:::" 6'; &i '" .b'''l .- Q)
OJ:);'::: e i:: OJ:) U 'tl '" :::: 5b ,- 60 ~ 11
'iiJ '6 'bb ,- 'tl '" Q) ,- <a -5 0 Q)
QJS.B]~.B~.s ~~ ~m~"5
~ tl ~ .~ ~ ~ s ~ ~ ~ ~ ~ ~ ~ :g ~
.~.<j <:u s:::::t ~ ;::: .<j l:::1 ..... <:u l:::1 ~ .....
tl :.:: IE: ~ .~ ~ E ~ ~ .tj ] S
~ <::l ~<:u ~ ~ %-9.t'o<::l.s'&&.~11 ~~
:;:...!::l.._~~~>;::t_<::l- _.........'"'<:u
....... <:u ~.!::l.. St.~.__\ij "::! '"5 s:: ~ l:::1 - .;:...-' "
'i:: ~ ~ .0;:' <:u ;:.. ~'5. ~~ 8 ~ ~ ~
~o~~ ~~~~l:::1 tl5v ~<;:)
10:: _"::! <:u ~ .~ .~ <:u .. __~ ~,~ ?-.!;> '0 ~
~ ~ -s .~ ~ "E .~- .~] ~,. -,~ ~ "@ E' ~ ~
'"' ~..... l:::1 -.. ..... f",:l u ;: :9 ;u "'1 ~ 0....
tl()~..t:) l:::1;u .~ l::t ~ _..t: s:: ;s::
.S ~ -S l} "S ~ ~ <;:) ~ <;:) ;s:: o.g ~ ~
~~~ jt.Js:'> tl().....f"\~;u:::t.s~
;u :::t c- -., ~ ..... -..... - :::t - - ~
10.;.<;:) ...... lo..-~"t::;u==tl()9-N."
~..... lo.. () 5 ..9 f""\. <;:) ..t: tl() <;:) -~ 0.:1 -
~ <;:) ~ --. ~ """l ?: ..... Ot::; ...... ~ ::t .S!
t:li~<+::., ~ c-->..~~;uoS!tl()tl().....
~ ~ ~ ~ ~ ] :.:: .~ .i;::' E ..... ~ ~ .t::; ;::: 5
<:u<:ur..:. tl() ~8~~~<:u;~.~~~
..t:: 'S {i c- l:::1 ~ ~ ~ IE: l::t ~ ~ .~ ~ ~ ~ ~
,;:.;:::;:::..... .2!tl()~E ~ t::.::~.!._
<;:).-ss~v~E8~~ *t~s~
<:u ~ "'1 IE: ~ o~ "!::-. .S 9.. o'";:';! ;:.. ..... ;::: ~
"'''''''Ii:,,'tio''''''Oli:Q:t5gl:l~~
~ ~ ;::: <;:) ;u ~ ;u ;::: ~ lo.. <;:) o....::t <:u
, '::? " " "" " -<> " .... '" " l> '" ,0; Q i;
~
E
"
~
~,
.!l
~
Ii:
~
..s!
:::s
"
.,
E:
~
~
.0
(l
::
~
'.c:
'"
.?jl
~
.=;
~
::
'-
-
~
~
6;,
.~
Q
~
~
,
c
i:J
..,.
:!i
u
0::
~
o
U
-B <J5 ..& ~ ..&.'0 '" ~ -:E dJ
~~~~~~~~~~
i> .9~~~~o...Obo
~ ~ "'d ..0 .;: '!;1 U) t ~
:p Q) Q) ..... ;> '"' OJ ro..n
.~ erg] b~ ~a3 S o...~
~ 0... OJ _~ J.i c: ~ ;..::::::
1:) ..9 -1:: .e. ':p 2 m ~ 8::
~ ~ '1""1 ;=: U u 1:: >:5 Q) ro
~Q)ID~~~Q)Q)$Q)
oJ "'d .S 0' '2:E 8 i5 "'d -fi
o::~OJ 0.'" 0.0 8..c: 0
b.() "" '"d c: tf.l ._,...... .0.....
.~ .~ .- b.() = 'OJ U) ro E
,,"" 6b'fiJ p.. gf :> ~ " ...
'"d'1""I ~ -C".:d ~ ::1 .... 0
"aJlli ,~..,,(J~"1l
;:i 0... Q) :::=l tJ '"d co ~ 0 Qj
CJI (f) >:5 ctI Q) 'u'- u ~
'2 0:: ... '--:E ... ~ ~"'d .e:-
;s '1""1 ~ ~ [ Q) E .~ "5 ] tti
'" ] >, N 8 88 -" -fi.
~ ;:i "i:! ~ ~ 'fiJ 0 0. 0. '" 4-<
"j:l ..8 0 0 ~ U Q) ...9 ti, 0
~ Q) '0 P.. ~ 0... 13 bo ~ .~ ~
o ~ z ,8 -:5 ~. ~ ,~ ~ ti.;.@
u
Ii: z
- "
u _
'" '"
'" '"
"'0
'"
'~
.... ~
'" '"
0:: f ~
~ 0 ::J
;;: .., '"
== ~ @
uo"
'25,i55,i5
.~ '(h 4-1 '00 '+-I
"" " '" " 0::
.- 0 ... 0 b()
U M Q) U '00
~2OJ8~Q)
~5rtj~""d
i ~ ~ I'-. ~
.8 ~ o...~ M
"H ~ U Q)
~;>'~ 1ii ~
~~..n~U)
~ ~ Q) a
~ 00 ;"::::::"bO
.g"{l~gJ
.S ..... ':::::' u
~ '" ~
] ~ Q) rn..9
~'6hIDgfID~
~'O;.@{l;.@"3
.t:: Q) :.=::l Q) U
"'"'d"Q"'d "
" " '5 $ '5 8
t:: ~" ~" ~
<J5
>,
'"
is:
"'d
'"
o
...
...
o
'<<!'
8
-0
"
-0
':;
o
...
0.
,~
...
"
~
-B
..c:
u
'"
"
o
~
0::
o
""
u
"
-0
o
l:l
.S
'QJ ~
'J:: 0
"QOJ
~"Q
t:
a
'0.
o
OJ :!i
[; ~
b -0 8
r.tl '(5 0...
~ '" is:
" "
'" ~'~
~ -0'"
f ~ a ,~
0_00 00
~ ,..J ro Q)
~ ~ ~ ~
r.tl S ..... ii
O,,;!o
~ z ~ ::::
~ tJ 00 u
t!3~~
:2 0 ili '"
u~o~
€.~~ -:E]
c: 00 '.-l --
" " " .- >,
""d"'d ;> ,;-....--4
._ rt: H
~_~.. 0 ~
00 ._ t) :: H
,5 gJ is: ~ 0
~ " " gJ oJ
"ii 8'8:>
'"d J-t ro :t:l
'5 0. J:: t; .~
"8 .!!<."
8 ro 8 r.Il
5, ,,0. '"
'en ctI :g ~ c:
Q) 4-1 ::> ;:i .....
000-00.
00 ~ ..... 0 I-l
..... -:>-
"3u'" "80:: ~] ~ @
..c: .;: -0 '"
"8 ~ E-< - 8
" u 0
~.. ro +' Q)
... _ . Q) CI} :>
OJ .~ ~] ;]
t::] 8. is: 0 8
~ bt)'"d~caca ~~ ro Q) v).~oJ:l
(Ij 0.. (]).....-4!:j.0 U tt.l ~ ~ ~
b.Q;::.....0"'.........,pJ-l U)-Cd'"..o
",,,,,,".flu"'" '''8u"Q"""
(]) -+-' J-l 0 ~ OJ 8 OJ OJ J-l (Ij ~. 0...
]]~ ~ ~~~~ g~~] ~~-:E ~~
J-l ~ ] ~ ~ 5's ~ ~ ~ ~ ~.B ~ OJ 15 ;
o.....-40OJB~]~o~e.....-4 ~~ ~
'g ~ .., t:: ~ :o~.~ a ~~ ~ g< ~ b.l!i .~ 0:: 11 p..
.~ 2 ~ ~ OJ _ .~ OJ u ~ 0 ~ ~
u u) OJ ~.....-4 --.e:: (]) ;l J-l .9L. ~ u '-~
5--lOJJ-l l-IU) ~:>l?:d,..Q OJ.........-+-'
......... ~ 'J:: tt.l OJ .:.:4 (]) t) (]) f::::l tt.l U) ~ f::
.~.oo~~~SO~~~(])tt.l~(])U)~
b.Q5--lS~.:.:4 's~E-+-,~~ ~.:.:4S(])~
0::~"0~""""~i5"'_0::!~~ ~o
:.a u u "'0 (]) V tt.l ...g U (]) ~._ Q) "'[j
OJ-l (]) 0 .s .S ~ "'0 ::::I ~ ~ l? ~ (Ij ::l.9 ~ :>
u 0 ~ ~ b.O "'[j tl ~ -cd tt.l Q) .;::::1 ~ C) ......... .- Q)
~ ~Uf-t .t:;~:o f::"'d B ~;>-..fj t)"'d_ tt.l 6bo
I-oM~j]8~~llaal~~~~8]1
l-I~'J::E"'d o~.~f::o...Bu~SOJ(])tl(])
o '2 0 ~ 8 8 ... ~ 8..Q >, '" l? ... 8 8
u~'~~88~~8~~ai],,~88
1j ... '" 0:: .- 4-< 0 C <C 0 " 9< 0 0 ,!j ..c: :if 0 0
f-tou~~ou~~u"'d,...tt.l-+-,O-+-'J-lUU
~: ,~]
,..0 (Ij (]) Q.J
~]O.a
~ J-l ~ ~
'" ~ ~
tt.l 0... (]) ';:11
~ .5 2J [ "E
z a3 [i 0 (Ij
~ ~ i ~].~ ,
~so~_~
<" ""'~2J
:z~...:gPo<o::
. CJ U)"'d ~ (])
i=: - " -0 ~ .- 0::
.~ ~ :> l'tl .....-4 tt.l 0
;::> ..... .- ..c: ~ " Po<
::;s,;:;~]~-gg
'-<:..c:is:~1!u
..~ ~ ~ -0 l'2J .~..
t ~.8 ~:t5 ~
~ ~8 ij' '3 ~ ]
U ~ ~ ,S 8 al ~
-0 B
S >,
..s"a
'" Po<
" '"
:Q ~
_ u
O:E
Q ~ is:
~ a a
tIl U) Js::
.., '"
-<: 0 '"
o b.O tl
" "'d 0::
Z ""
" ~"
v:: - (Ij
'" ~"3
Cl u
~ '" -:E a
fil ~ gJ ~
t b';;; "
< r.tl -+-> ~
~i:Qs-+->
U 0 U.S
gb
.-
'"
"
-0
~
u
"
'i5'
...
Po<
"
...
'"
..>:
o
o
>0
'"
.5
~
"
-0
'5
"
5,B
'fiJ
"
o
'"
:5
"-0
gJ a
8]~
~
1::~--
a ... 0
[3 o.-B
ZO.2:!2J
::t<J:s ~
r.tl >- u ~
o ~ ~ ~
5,"
~:E 00,,"
S ~.~ ~
tIl.5 _ ~ .
::> ... 0. ';:I "
~ ~ (]) ] ~
1-"4 (]):=:: l::
~] tt.l (])
fil~a)g.l
.~~-fi ~ ~
ot::g.!!l~
~
::!
'"
..
::::I 2 <1.i
~ 'fiJ B
~ b() u
.::l f:: ~
-o'8:E
0:: " u
" 'U ~
~ "
," "'d
.~ 2J a
(]) u co
8 '!!<. 0:: .
" 0 ~
~ ~ ~
0:: "" 0.
S'8 @
8 " '.0
8 ~ -3
(]) 0 ~
'" [3 -fi u '0
~ ~ [j "'d 00
r.tl t-.:I...o (]) f::
~ ~ 'S ,~.@
~SgjID~
U"O-o 0.
z
"
-
'"
'"
o
..,
-<:
-
u
0::
'"
::;
::;
o
U
..,
;:i
.",
z
'"
"
!::'
c
'-1::
u
{l
...
'"
'l.l
!::
'-
~
~
s;,
'"
'l.l
Q.
~
~
,
G-
o
4-0 ~ '"0 ~
o '" " .il
c: E Cd "
8 ~ .~ ~
:~ '"D ~
:> U} ~ ..g
8 O-r Jj rJ)
0... '1j .~
<:;
aJ ro..Q 00
:5 $-I ~ g1
'" '" ~
0.0"'3 0 I'ti
rQ 1;.) -\-0
~ :2 u, '"
:i IJ) ~ u -.2
o > 0 "s: (jj
~ '..c l-I H
~ U Q) ro
c; ~ ':v (/) v
'" <:;
V'. U) c;
'" 0
.6'"d u
q) <:;
'0 <t1 .,;
.~ c: ~
Q)"'3_
a.J :Q U Q)
...c: ::t: l-I :>
f-l C) 'u ~
o 4
~ '"
.0.:"<::
<l) ~
'" <t1
'J) ~
o ~
<:; 8
o '"
'Oii
"'"'"
~ ~
.2 .2
u u
11 <l)
:2 ]
u u
... ...
<to '"
2) :a ~
--- '3 3
a; u ti
.5 "f: .8
-Qj 11 {;
:s rj l-I
;j & ~
ono
(,l) p..
~ ,8 fi
,,~
0","
u
~~
u
o
""" Q)
V>
'"
Ulfj
.s ~
w 0
"0
'5 2
bOa::
~
~
~,
... ......,:1
g:o ~ ~
.~ ('!j
~ 2
'0 ;:l
.n
bO'l:.
,5 ~
"0 0
..., u
'a 0
.n +'
C; Q Qj
~ .5 ...s
"0
o
o
,J:;
...
o
;g
bJj
"8
"
"1:;
'" '"
-o.s
" ~~
.:1 0
.::: l-<
u 11
~ 12 ~
<:; ...
'" cO
S-B
<l) ...,
.~ Ctl -;
? :; 1-1
J1 (I) Q)
Q) '::-' :>
I-< ,.... 0
'0
'"
b1
'in
'"
'0
vi
gp
;g
:3
.n
'" '"
.f1~
..
onX
" 1;
'N
"a ...:>-,
~ ~~
:5 ;J
E -;?
'"
0-
<to
u
'"
"0
<:;
..S
"0
0::
'"
::a
'"
co
'"
...
::l
o
'"
0::
,OJ
is
o
'"
fj
::a
...,
::l
o
..c::
,Ul
-E~~~
~ t; ~
:ii 0- '0 '"
~8gco
V;J2~~
fa ~ ...-1
I-< o. :>
'" u ~
c: ro.. <d',' 0._..0..
0) b.O"::::::l rJ':l OJ
bl) c: ;:::J ..9::! ~
",:2~0-::l
oS \I) E '0 ~
:.:::l Q) i:: .......
cf:j {i f-< 'J:: '"d
Q)""",,, ~Q)
"0 rJJ r./) J-l
'S: '" .5 '" '"
o H .......... ~
J-l..8 l-I Q) 2
0- '" '" '" '"
Q) ~ ~ c::
L...... Vl ~ s::: li) CI) Q
~ ~~ u : s
::l,.g] '" ,6 ~
OUb.O~Q)5b
~"~ '"d ...... '"d .-
G ~ :ii ~ '6h ~
Z
<..:l
if,
'"
Ci
e<:
'"
f-<
Z
'"
U
'"
(j
-<
.....
....
-
~
e<:
",.
f-<
"-
-<
:t:
U
~
o
'"
co
'"
8
,~
~::a
o '"
co
'"
...
::l
o
'"
'"
.~
:0
co
0::
.~
OJ
~
OJ c: :;:; a.i
~ Cd '+-I s:::
l-I ._ ;.:::::
~ ~ ... OJ
;J "']1
o :;; ... 50
:5i~.gj",
'0 'fi1 ii
... . "
0"0 0 '+-I
'" '" u 0
,. ~ '"
Q) 19 (l) :>
ii '" .n ,""
"- ~ >. ~
,...-"." ro ........
.8"08"8
~:[~.s
'is lti(J~
:2 ~ '" '"
:;; 0 8 ~
lJ) -+.;.. Q) ~
~ '"0 :> l-I
" '" :0 0
'ij) "0 :g
'0 0:: " .2l
'922 81
CJ ,8 "'" 8
c; ~
, 0
'0'"
'" '"
co '0
'" :ii
g 8
u ...
@ g
, ...
'" ::l
'O.n
c; '"
:;;fJ
...
.s '0
'0
co",
,5 ~
;g~
'" '"
'" co
li ~
'" 0
'0 u
'S '"
CJ:O
-Bzj~:E
:z gj ~ liJ
:;; -l:l '" '" a)
CI} 0) i> 0...
10-/ 0.. 0 ra
,~e ~ M
ra .i9 OJ OJ
8gjiiij
J::- J::j, f/'J
o f/'J ........ .~.,
OD~g:e
O::E,~@p-
o 0:: ... :;; '"
",00- ii
OJ..t:l OJ...... 4-4
;g '" ii '" 0
U~4-<i!.2l
J3 ra 0 U J::
~ OD~ Q)
"'V>.5~8
.& OJ "'d H OJ
'" 0--" '" .~ ...,
~ ra +J l-I OJ
"'-B",CO", co
!;:: '0 g..n :.&
~ :E -B ,5 :::: '2
U E-< ,8 ~ '~ :3
'"
"'",
z ...
-::3.0
",'0
o ,~
;0 ~.
L'l,U
z
~
-
'"
'"
Ci
u
::l
!3
p...
'-
'-
'-
~.s
::-
..., 0::'
~ .~
...'0
o.gj
:::: ::l
"']
~ .~
'" '"
"8.n
o
:;; ...
'" ;g
ii 8
gp '0 c:
,~ g blJ
:g 'in
:1J i';>.gj
,15 .8 '"
Qjra'+>
"'d "'d a:;
'S ~ '0'
CJ 8 ~
>'l 0:: "'~ >'l co 0::
...... 0 ...... J:: 0
~:o :>:0
,"JjU~8~.i9
~ ra O-t'x U
12 0 8 '" ~
~~~.~ 8
:g '-' Q) t) ~ .~
'" 8 lli '" ., '"
^ '" :>
.2l~V>t :0
@i-~",'5gb--d
8=S~ ffi ~.!B
Q) ..0 '"d l-I $-4 U
.!:= ~ '6h O-t Q) ........ '0
;:::::s ra ........ ti C'CI :>
cr' p.. 0:: '" ii '"
~ ~ ~ [~ "2 ~
J:: "'d .Q ra Q)
;..=: 0 vi Q) """",,:t:l
Q) 0 U :> Q) 0 ru
'0 ..c:: ,"" '" .i:; 0 p..
'::1 $-4 Q) "'0 ........ ... 0
501;ii",'in-;::...
'..c:: '" ,. 0 0 p..
::::::l 00 Q) Q) o....c :>...
ro ._ '" 0:: ..c::.n
~ ~ '0 1;; '" .~ ~
U()~i:i.fj~~
oS
::l
u
'l.l
!!;
~
~
G-
O
.
.
.. ~..
..~...
~
......~.
.. ~...
. ..~.
. .. ..~....~..
~.
Q
.
[3
""
.~
;::.
""
~
U)
""
Q
;{l
:0:
.-
~
""
'5
o
.-
U)
Q
""
""
.~
.,
u
J::. ~ ~
~ l;:t .S
~ !Ii .a
ts "
.a IU 0
'-. "
.~ ~ ~
II "".;;
-N+.i-
~~..;::,. tu
~ IU ~
6 t s"
.i!l..9 6\,
~ e'~
","I:! "I:!
1U..s: ~ ~
!Ii U +.i 0
~.~ '" '"
t..,-..s: +.I ..t)
" 1> .... '"
~ .~:.E
IU ~ .s- +.i
~ .~ ;::t ;:
N _ tI).~
!::
o
.....
-
<II
tJ
....
......
'"
-
!::
Q)
S
Q)
...
.....
;:l
. Q).
Ui:::::
<
'1:l
Q)
...
....
;:l
Q)
i:::::
Q)
...
Q)
..=
s:
P:l
~
s::
-
!::
Q)
S
o
......
Q,l
:>
Q,l Q,l
Cli:::::
<
~
~ ~ ~
E :0: 15
!}~ u
- ... ~
'" 0 :0:
;::. u "
" U E
~.s ~
t$: ~ ~
... '" ;::.
~t1~
:o:~o
.S E..s
~ 0 "
s u ~
~~ B
~:::t N
-'::j!"
"'''::
'" ~
:0:"::
~ ."t::
00::8
, .b 'U
.b._ 0-
.- >
U :p OJ
'U~..<::
OJ ~ ~
;..:::l ~ s:::
0... Q) .-
~ ['2
OJ 0 '"
...0 oJ g;
.8 ~ fi
OJ 'U 0
... ~..<::
'" 0_
r.f.I tr.l ~
,~ E: 'U
- .-
OJ >
~'iil'B
50 ... .S
..s
~ OJ
~~
'"
~
'"
P..~
OJ ~
~ 0
OJ!-<
'"
,'-
!::
Q,l
S
Q)
...
....
;:l
6;:~~~~~
l-.. 0 <3 ti .~"t3
~ U t..I a ~ Vl ";;
tI:ls ..ul3~~
~ ~ "5 ~ ~ ~ .~
$:::l..:::::l: Vl -;: '::5 ~ (/)
~t::t~:-s~"tio
..s..s::.~ ~.~ ~
~ .~- ~. _ 8: ~ IU
1:' 11 'C;o~;",,{l ~
'" b<> E " 0 '
j;;..5>2~~U6
]- j;; {l ~ .~ 1:'
~ .~ ~ .9-- ~ IU ~
QE~.:g8~J1
IU iJ l-.. ;: 6 ~ '1:;->
~~~5""'~'"
<:;-:-l1Q~
~ :t: ~ 8: ......
te ~ .~ .~ ;:" ~ ~
<> ] ~ E ~ ~ .~ ~
- "
~-"'!
j;; "-<
"'--
.s !;i
~ j;;
'" !}
0_
'"
~ ~
,,0
'"
~
'"
"'"
-
-
"
'" 0
>:Eii
.9~
'",
<.Lt 1U
<ii'''''
... ...
",..g,
~~
~ 0
"-<u
,.,
,
-
'"
~
"-<
ui
i(J
"
~
"'-
<:!
~
"
;:
~
"e'
.a>
.~
u
...
.... .
., '......... ..
. . . ~ .
. . t\,
. ..~..
. ioI....',
,.... .
.........~...
..~...
'. '
. .
u
.
,
., .
J!J
<:!
'"
c.:l
Bra
'0
...
] ~
'"d 0 u)
~ u 7
~....~
'" 0
'"
'"
:;::
'-
-
'"
.",
'S
c.:l
...
So~
"00 IS
'" '"
""'5
'u;
'"
Q
"
.",
3:
.
g..-.;l
_.::;
'" '"
> ,-
'" >
Cl
-
U
'"
...
'" '"
=i~ii
,....0 s::: OJ-
_ '" u
'" -
'b:::l
o ~
t:
OJ
..c:"Cl
~ ;
ti_=
.. 0
-- =:=
= .s s
OJ 01) t:
6 OJ OJ
~ l-loc
U '" 0
t: ~ ~
~ ...... r.I)
..c: 'C
t: 0 "
f.I.l-.s
"Cl '"
OJ ~
- .-
..
-
OJ
..
"Cl
;
.... OJ 01)
t; 00.5
o tC ::t:
l:l.9 ill
o
~
1::
1:l
'"
'0
'"
"0
'"
~
'"
u
..8
>.~
.!:l '"
'"
~fJ'
:0 t:
~ .gp
:-g :>...
'"
"" ;;:.
.... '" .
'~~ ~
'" ,-
oou
E"" '"
g &,-:5
U "r;) .9
'" '"
..& '"d ~
~B~
8.'~ -E
p.. '" '"
~i" i.[
"0 e .~
p.. 0.."'"
-.;l '"
... ::l
" 0
~ =
'" '"
= 00 '"
Q) ;a ~.
~.5 ::s
J-I ciS 0
8.. co ~
... = '"
o .- ~
u 2: ;;:
,S 0
..
]-5
'" 0
='tl
';;l8
1::' Ch
"(ti..ro
::E'5
::;
lj
~I:i
] .~' ~ .~ ~ .~
~.~ ~:e~
"'t$ E ~ "t: &. ~
] ~ ..g -g -E .~
l::t S 1:1 .~ tU
~.g-~~ ~ ~
~ !JJ ~ "Vi l::t ~
~ N ;::: ~~ l::t
t:t..... t:::o.... '""-' .
- t:i 'So ~ .5 .5 -;:;
6.'::: .... ~"S o:u
t:L ~ ~ .::; S ~ E
;:. t...I -....;::: 0 ~ ;:
~; ~ '&. ~ ~ ~ .~
o tu tI) ~ ;:
~"Vi tn ~ o:u ;: o:u
"- ~ to) ~ t:t
~ ,,~ ~.- :::
I'~ U)....... "'l::1 ~ tt.
l::t'c5--;::::i:
= '5 ~ ;:: t:t ~ ;::0:
8 '" ::: ,0 ';:>'v; ""
.~ ~ ~ ~~ D ~ .5
".9~ '">>~
~ ~ U) :5 ;: .la'
tu tu ~ t:t......
o "'l::1 ':5 ~ '15-- E ~
.8 .... Vi.S
,S 5 ;;:
~ .~ .~
8 tJ '"2
"> 2 .2
= 0 ...
Q) l-l 0 .
Q) 0... 0... (l).
~ .. o..~
- co 0 ..........
~ .=- ....
u 0...- 0
2 ro I'tl .""_
'"d o. u c: ~.
l-l tf.l .2 -;
~ 0..] ~ ::s
.8..!S ~ 0'"
's -E.7tj ~.s
'" .9!.. ... _
OJ 0 B Q) H
bJ-lro:g"a
tf.l 0.. c: > ~
-;:: Q) 0 .-
.. Q:l '"d H rd
t: " '-> 0.. E
.8 l:;
~~8.8.9
.............. 0.. l-l
~~'"d"O~
~ ~ ~ ~ 15
~r:=~~~'
IIJI~IIIII
.ry~
1i ~ ~ .:: ~ 1:: ~;: ~'"
- .... ..... ~ ;::t t:t'~ t:t j
i: ] ~ ~"S ~ ~ ~ "_S
~ c..s: c ;:..s: ~
~ to) ;.... ;: ~ .Co h t::l
~ ~ ~ ':.: : ~ :~ ] ~
~ :::: ~ i?? ~ t. ~ $::l. ~ ;::
~ ~ ~ ~ .~ ~ e ~ ;: ~
~ ~ t::S ;::t ..s: ~. ~
N to) V) c ;: ~ ~ ~ ;::
.~ .:; '~ 5 ~ ~] ~ ~
~ ;:; ~ ~ .9 ~ ~. to) a
;::t, .s ~ t::l: _ ~ _ .9 "'S
lo.. :5- ~ -
-:E c. ,~ ~ 'tj ~ ~
~ ,~.{g ~ ;: ~ '- .
;: '::: ;: lo.. ~ ~ $::l. ;: :5
~ ;::t ~ ;:: ~ ;::t .5
s,~~"'S bo$::l.lo..t:.: ~
_ - ~ - ;: ..8 Q. c
~ oS ;: .5 '- ~ ~ $::l._
..t::l;::tQ~~e~f}t3
;: .~ U ;::t "t::S .:: ~ ;::
..g t:.:~ t3..t::l~~..s: ~.~ ~
"~ ~~ ;:: ~ 0 ~ - tl1 ~
-",c"-,,,>>_;g .s
e: '- ~ C t::t _ E -t:::
-l...i: ~ C<ltl1 ~;::t C
~~~t:::>~~~~
E-l e.5 ~ 'Vi ~;: t::t
,,,,~Sa ~ ~ :;- ~ Sa
~ -_.--_ t::t C .~ bQ-_
-"t::: $::!... U} 0 '_ tf} C U}
uo~b(I""'~-~
~ "'t:: ~' E ~ .5 "'!;i
~t::l ~-~~~
-;; ~ ~ ~ ~ ~ ~ o~
0- ..... 1::: .....
~~~ ....~,~ . -e ~
~ 0 0 c ~' ::: ~ 0
... 0-. ~ c ;.~ o~ ~ :::
t::::..... oJ::) v U) I"J :::
..... _ U tf} l:U 0_ ...
::: ~ i:: 0_ l:U "'t1 -
0- '0":::":: oJ::)
~]~o:~'f~l
'u "l,) E "'t1 ~ ;: t::t
0- ::: t::t l:U ;: ::: l:U "l,)
C t::t "ol::...5 .~ - ~ t::l
$::!... c t::t"'" E ... :t:
~"'t1~~eo;:1:::
::: ::: 0 (5 U) \J 8 ~
1::: l::: \J eu ~ _ \J
.!t E: ~ ~ :g '- t ~ !J'j
t:::: 1::::::-ti UloJ::) =
S?.. E ..c ;:: ~ ;: o~ l:U 09
....... l:U l:U -!\::- I"J ~ .....
l:U' 5 l:U :s "'t1 ...;:: ~ ..::
~~t: Soe..::..~] ~
.!!l
.;;;
l:l
"'....
-:5 0
S
'" '"
o"ti.iuca
S >'''':0
o ~ @ ID
P:: > 0 '"0
""'j'.l i'~
~ ~
0.. tJ) en Q)
:..= 6 m ro .....
o 0 .~ ~ 5
P-t u ro ro u
'"
'"
2-
...
'"
.;:
-
o
'" '" t:
u 0
.... ro "+:l
o 0.. '"
'" '"
~ t: ...
t: '" U
QJ 0.. ~.
S 0
0..""
..8 ~
'"
>
'"
""
'"
l!:
'"
-
'"
~
...
~
8
~'
a
'"
'" :;j
.~;:l tl
~ 1J ~
""'''''''
~
"
N
.~
-
"
~
"
'"
:>-,
"
:::
CIl :::.... b.O QJ 0"-
QJ...... t::........... m
oS --= '1:: il '""0 '--
~ ~ ::3 ro t:: g!
'"0 ~ tJ) 0.. ro 0
'3 5 S ~ '"
CJ..c: ~8~..c:
bl)...... ..........
c ,'" "",q-:U
,!:O,..l".:; ,-:::" (ij 0....8
tJ) u ~.....
'" '" '" = '"
Cl ~5"'8
'" ~ooE,.c
"'0 QJ ..... Vl o..:::s :::....
'1- '5 ::l .- 0 .!:l ..;,
sOt:: Q) .- '2
o ib '" > l:l ::;
OCl.gS~@~
OJ .:= g.. 2 0
~ 0 ..... w '00 ~ u
_.....~~~:E~
o 8 "'0 '.d tJ)~
] o~ 2 $: "~ & '0
bD 'i' 0 ~ QJ Q) Q)
...... ,;:: r-: V' bD
(l) 0 > ..... ~...... ro
.c 0 = !Jl .- '" E
E-< po OJ *' ;;: E ,_
~
=
OJ
6
OJ
~
'"
-
[IJ
-
'"
o
l:l
-
-.;l
..
OJ
>
o
-.;l
'0
...
~
o
U U
'-
:n
::;"0
0..=
'"
Vi
"0 ~
,g '"
U ...
'" '"
"O~
* .~
g S
ill E
ro 0 ....
.. u -
"Q) ro
..c: (l) p::
';~"iti
= ...
ro .S ~
'" '"
-.;l"Ol:l
03",
~o-:5
"'........
> 0
'" '" ~
",.!:l =
00 t: OJ
.S '" 5
6 ~ ii1
~ .~ So
Q) ,~ '(i)
15 8.. 0
"" ...
--8
~ ~
-:50..
... t:
-8 0
~ 'B
p:; '"
...""
"'~
~~
'"
2 '"
'" 00
"3;@
g.g g
~ " :0
." '"
~~"! ]
:..= :;. 0..
o 0 S
Po.. ~......
"
-Sl
'"
"
-
'<:;
...
"
-
~
<>0
"
'~
<:>
i;
'B
"e
"
"
i1
13
"
<l
't;:
is-
"
~
H
,
::::
'"
g;o
0..
<:!
-
;:
'"'
'"
;:
~
'B'
.a>
.~
u
III
-
<:!
C
t.:l
.~
III
'"
Cl
'"
'"
:::
'-
-
'"
:>:l
5
t.:l
.~
Q
'"
:>:l
~
,
~
u
--~--Q)
o Q) 0 0.....
Q) J::::: (tI'
~ .8 ~
~.~ ~]
~~-..
Q) Q) bO-
o.. bO k '"
0.. 'U .~ '0
'" ,,0> 0.. 0>
'" 0..
Q) ~ t/}
0>-=]"0
-="O.!.Sla
la ..c:'
Q) b.O vi'
'" ;:l ...
:> rc:l 0 ~
~~.s:;
e '" .J:l
_"0"0
o 0
j" ~.e
"'.J:l 0
~~~
00>0>
ll.. k k
0>
U
'"
0..05
'" 0>
k .a
0> '"
0..0 0>
~
"021
la .~
b
'"
.~~
-
'"
;:l
"0
'S:
,~
."0.
.5
';;j
'0
...
~ .
8 ~
.fi'01S..
o~
Q):cI ttI
U k U
j~i
"'i" ~~-
._ 0_
_ 0> v
o 0.. k
P-. U) td .
ob~
k Q)
.~ k
2
'"
- k
0.. .~
Q)
-
'U;
bO
.5
-
'"
'"
Q)
o
-
'"
Q) g
.5 bO.-
'" 1U
~ ~.~
c: ._ ""'-l
QI In :a
:::: 0
~ 6
X"t:l
Q) k "t:l
k '" 0:
bO '"
.- -...;
:c Q,I c: c:
o 1-4 Q) Q,I
, .E! 6 6
u 0.. 0..
N~..2.s
-'- Q) Q)
ru ..t:: > >
o ~ QI (U
~ "'"t:l"t:l
a 2 vi'
"'" .::s m
~ ~:a
'" 0_
... ... '"
jg 8:;:l
'<.) '" ...
]1.~.;
'" '" ~ k
Q) OJ OJ Q)
';;j tl"O e
:E'fi)~
-=56~
Q) c::- Q)
<> " k "0.
iil 0..0 0>'0
tJ) Q). .-
~Ol~~
,.., > Q) Q)
-~.J:l"O
N~" ~o> ~ 11
... :E ]'
~] l]
,~ ]
.m ... ui
... '" 0>
U ~ ~
_2"'0
0,5 k
.!2
OJ ca ......
'" ;:l k
;:l '" 0>
,~ ...
>~
0> 0> ~
-:5~:.a
~ k
0> U 0>
~ .8 ~
;:l k 0>
o bO.<:l
~ 'ij} ~
~ Q)..~
"Oc::
"'I" g. ~
U 0>
U '" U
._."'0 ::I
- k"O
o '" 0>
ll.. _ ...
I
J
~ .;2 u).~.
1; .S ~ ~
~ ti ~..:: .
;;; ,,, ,::: ~ s.,
.~ ~..::: ~:V)
- 0 ~ l-- ~
'"l:3 0 -t:t ~
:>: U f;} ~'?i
"'.~::: t<,8
~~~t:t{i
u'"l:3 0 ""tj ~
.~ Co Ii) ;: .s
E ~ ~ "',~
E: _ ~ ~ t:S
:3 tI) .E ~ ""€i
] - $:)..,~
~ ...... ;: V,),~
~ ;:: ..g ;:: t;
..s t:t 'IU
~ ~'.E]
~ ~ :a w
k ::: - "" e
.~ ~ 'u ~ ~
(/) ~ ~:.::
::s .5 t::l 0 t:t
U ~ e 0 ~
tf.l ~ ~~ t:s-
o a .5 6 6
,
~
I
>.~....
0........ J:::::
0.. 0>
'" e
>. ~ 0...
-:g:E~
0> 0> >
-"0 0>
'" '3 "0
.~ bO';;j
o '.0
U k
"0"0 0>
la la ~
0>
..c:,"'_ ';'
'" k
~] g
tn'"d]
~ la '"
~' ~]
N 1::
.~ .[0:9
a [j ID
ll.."O ...
k'~g)J2"'3
o Q) :c Vl \J:f
:c ...... .~ 0 OJ
'" ~ ... .,., :;;
..... -u- OJ ,.;::,cj u
,~- e 15..c:
"'" ro ro: 'Jj bO
0'Bla"'5bb
la e ] e -S '00
~~g)~"O~
OJ 0 "d .- J::::: ca
"'0 u ~ en ro "'"
Q) _ - ":1
0.. 0 ~ '" 'L
o ~ ~ Uo>
Q)c ctS.t::......
-= 0> k '" .", ';::l
Q) '1tS .g N ~ U
0> '" .~ '" !:; ...
. :> 0..."':: (t$
0.. ~ 0 "'.. "0
Pol '""" U) OJ c:::
.s"'o..{j~~
j' ~.fi~.~ ,~k
. 0>..c:.J:l ~
'" '<l bO :u
0> ;:l :(j 0 IS..
;.:::~o-5"OQ)
.0 0 ..., ::s k.-
p.... u:5 U) (t1 "in
I
- :
.
.
I
1
I I
!
t
1 i
"0 0> 0>
la e.o-=
.!2
... co
-2 k
.~
~ .. "S
"00 ~ 0"
0> e ~
-a 0..
u~ >-~
> ~ JS
'" 0> ll..
~ 00 ~
2 0 :s '0
o ,:::. H Q)
e ... '" 0..
02 r.n
...~ ~
ll.. '" "0 0
0.. 0> k
~i~ ~~
U bh 6; :;;
=-=2"Ogg.
Ok'"
p.... ._ 0..
:;)
..,
"
Q) ...
..c: 0
-
~21
o u
. -= :s
Q) '"
6;0
Q)
'" -
I:: '"
'" ::s
..c:"t:l
I:: 'S:
Q) .~
"t:l"t:l
I:: .5
'"
kC;
.8
- '"
e ;5 ~
Q)-"t:l
'" '" 0
~ ~ 0
ll.. -€
Q) 0
~I:E i,
o u:I "o0oi
~ &. ~
]
.S!
1:)
.5
::;
~
5
~
""
.g
.::
'"
..,
...
~
<il
U) ~ "0
] ~ la
].~ 0>
:~~
~ SoE
e ,_ :(j
,0.. lfi :g
.8"0
0> .
>0
Q) "- Q)
"O';;j-=
~ &
'S: ~ -=
o...!:: ._
P:: bO ~
:E
~i ~
=-= ~
o 0
ll.. _
'" oj
Q) 00
..., '"
'S: 6
e .-
"'0
- -2
'" ;:l
.s 6
6 6
Q) 8
.-
'" '"
>'01
'" U
I::
Q) '"
g.~
~ Q)
-"t:l
~ ;
-
'" '"
"'.
< ~
01
.... .::
'"
- Q)
"'..c:
o 0
~ u
~ ~ t:t t:t ";i
~ ~..!O:::"~..f5
i::) V) c.o..... t:t
0"'1::$ ::t t.,)
5..;:: e ~ ~
t:: oS -:E ~ ~
o::u o::u ~ \..)
~ -:E ~ -:E ~
~ ::::.. 1: E'" U
" :::-
~ ""- i:: o::u
'" i:> "" ~ "'"
u "_ 5 0 -
~ ;:: 0 ~ -
%j ~ u ~~
.,b..E o::u ~ -
U} t: ~ ~ U}
1::t 0 t:t U "ti
..... u ~ V) o::u
!-5-. ~ ~. ,'ti ~ ~
;:: "- ~ o::u o::u
~~Ul:~ts
-.8... U) - ~
-<<:i:>-:E""~~
::: ~ o::u u
~ '" .. ::: .""""
....:~ -.8... t:t.t:t ;::
.0_ ~ 1.t E t:S
V) ."- o::u
en ti"~ ~ o::u !:lQ
~ "w ""t: -.. ;:) tt
- '" ::: ,".- E
~ ~ ~ 'tr---:::"_
;.::: tF.l E ~ ~ ~
...... t:t t:t \..) ~'_
"'.1:.
~ bO
o 5
'E-S
0>.
S e
0..2
.f: ~
~ '"
0>'iiJ
"0 .I:l
0>"0
-= k
'"
2'~
o';;j
e ;;:
8~
p.... '00 _
-i" ~ ~
;.:::~~
o 0 ;:l
ll.. U 0
,a>.
u
:. "~ o:E 5 e ~ ~ ~ ~.
~ oS ~ ~ ~"-5 - 'Vi
~ ~ ~ _ ::: ~ ~ ,5 ~
u~6t:tt;~e' ~
5 f;3 ~'15 $::l... ~ ~ ~
-6"' h o::u ~ ~ ~ .~ t:S ~
E"&~o ""5~1:e
~ ;::..s:::. - o::u - :E
t:S ~ ~ ~ ~~ ...
t.,) "~".... - ~ ~
"~ E o::u. o::u ;: "& t:S ~ U}
'" ~ ::: E!::: :::"
_~ ""5 ~ ~ E: ,;= ~ :s "'tj
~ o::u o::u - i': - 8 ';:; ;::
~ 5..,,&8 ~"'E..s:::.oS
o::u "~ .E ~ ~ ~ ..f5 E o::u
~~ :::-~~o::E
~.r; -:: "''15--''-'S;<>''''''':::
- ~ o::u o::u t::!;
.:::: oS ~ ~ ~ ;: ~ $::l....u
E~-t.,)- -EU:::".
o::u R ~ "t: "~ ~"~ 0 ~
S i5 E t:t ~ ~ "E, t: _~ .to
";: o::u "- ~ ~ ;: ~ _ - ~
U) ':E 9 ~ ~ .S '" oS
:s ...... v, t.,) t.; -8..~ ~ ~
v ~ ti ~ -ti Co . E ~ "~
"~o.l=!~ ;:ot:S~
Q ii "~ t..l t}"5 "U; ~ ~ ~
~
2
~
'"
"0 I::
22
'" '"
bh'3
2 ~
.S "0
So1U1a
'00 -= ill
Q) ..... '> ~
"0 5, Q)
e"O e
o..lao..
. Q) 0 0
:0 Qj .c- Qj
'x > '.0 >
~~. ~ ~
"O';;j
';;j"- '0
.'0 '"""
1 ~] ~
e g !E< 8
... U 0>
& '""" Q)...c:
..8~'::
....i'.] ~ i
u"O c::: ~
"- c::: ~ ~
o .s c ...c:
P... VJ Q) U
k bO
o k
'.0 ""
&~
0_
0.....
o
o
Q) ~ 2i
~o~
bO"'-
-----20
.:E '" 'Uj
bO"O "
.- '""" Q)
- '" -
"0 k
- la'i
'E! ~ 0
"- So:::
....:I ._ 0
"'1" ~ ~
bO..c:
U ;:l -
~~]
N
.'!)'
'"
c
(..:J
Q)
~
-
~
o
-
'''-, ~
Cli
o ~ ~
., u
.J:; ~
C '"
Q) g
"0 Q)
C ~
.,
Q)
u
~
n;
c
Q)
e:
'n;
~
i()
'"
'-
-
'"
"'"
':;:
(..:J
"0
C
.,
'"
Cli
u
.,
::>..
'"
.~
..c
'"
"'I ~
Ri~
o .~
'"'U
'V;
'"
Q
'"
"'"
~
,
~
U
"d .0
?J c:
- .,
.~fJ)
t/) '"'d ~
OJ ~ ru
"U 0 E:
af ~
..0 &1 1S
"d OJ '"
"3 E @
..215'"'
'" Q)
tr.I ~ ..c::.
"d ~-
'" >.
.~~]
u 0.. 'S
2"0 0"'
u '" OJ
~ 0.. u
'" '"
I', ~~
'Oj1 ro "@
, - ~
~:5Q)
o .- 'U
"- ~ 'V;
'" ~' ~
~ ~ ~
:.:: - ~
u Co u
~".2 ~
~.~ :::
~ V) 8
~ ~.. ':U
~ U ~
- !:: .~
o 5}"":::::
c;: - ffi
;;;.-" .~
If _ V:.
-:::: v: ~
.g~
t: ~ ~
lO!"-
.z
,t3 v; tr.
t-; ".,t; ~
:~ ;...
,- c
.- \j ~
.~ ~ ~
'" "" -
~ ',gj gJ
u "
.~ '-' tJ
Q~"i5..
-
.J:;
>0
'"
o
u
'C
.8 ,'fJ
:>,
>. .-:::
:(lu
OJ
OJ OJ
'0 ~-:5
Q) 7ti
~.z
'"
'" <ti
-E ;...
OJ
OJ -;;;
~E
u OJ
'" 0..
o '"
u u
C '"
~'O
c
~i:
, c
;.::= ~
0-
P-. .8
~ ~~
~~
-- Vl -
v, t:5; .~~
uS =
.~:~ 0
. ... u
5.. u \U
">::~
i!!'
.~
"
~
"'
>::
.8
"'
~ .~ .~ .~
o"i2 ~ t3 u)
~ :::: ~ V:. _',1'::
e ~ Vl U .~
- 0 w:":::
~ :::.....- ..0 u
~~ ~......I:::::
t=o~t::l...--.
.~ ~ ~ ~ ~
~ ~ '0'> 6 ~
- ~ D
a "S- 6 ~ ~
U l:U "1;; ~ E
Co '- - _
~.s~"u"
a lo... '"t:: ..:::1
~ ~'S .~_
~ ;::. tu 0 t:s
l::: ~...:::;: ;:;: s::
:::.... r;::: _ ......._
>, .......
..c c
"d OJ
" E
6 t;
u 0..
0-.",
g.o
'"
OJ
OJ U
~ .;;
'" u
OJ
]fJJ
'" e
- '2
- ::l
~ ~
'r; 0
Eu
'C'O
OJ OJ
OJ 0..
~ 0
W
:>
OJ OJ
u'O
u C vi
..8::s-
s:: .~
OJ u
.&
c u
o '"
u
o
U'J 'ro
~ E E
- '" >0
.~ "-< s::
- CO 0
..c", 0_
u .,
t) 0... "0
~ C
'"
'"
OJ
:c
u
OJ
0..
o
u
0..
"d
C
.,.
me:
. OJ
:~
- '"
O..c
"- '"
I
I
.1
I
'" u
m..s
u
'"
,E
OJ
u-
E
'2
u
..2
OJ
'0
'>
o
u
0-.
'0
C
'"
Qi.cu5
~ '> m
- :c u
'" u '"
u '" >0
-.8 s:: c:
Q),"~ ."a
''O,j:j 0..
."> 1C ~
8'"d .t/)
"- ~.E
"";1" E~
u OJ
'_ ..c '0
'0.-::: ro
"- ~ ~
~
o
'"
~
Q)
'>
.~
:E
::l
P-.vi
01
..
~ :l
o _
.,
01
c~
0-
.- .,
- ..
u .E
~ .,
8 c
""''E
I? ~
U);:
- .-
., c
o co
(;) 'w
"" u "'
~ ':5 ~
Vl '15
~ ~ ~
..s:~:E
~~
:..:::U
~o
.5 lo... t:!
...1,/)..... ~_
t:! -"..t:;) ;:$;
~ ~."=t ~
~ - ~ E
.E: ,..,. l:U
l:: " Sf-<
~ E ~
'ei-- ;:: ~
tu E V:l
" '-
o E
u
.~
g
OJ
co::::
E c '"
'" .- 0..
..'0
co ::l co
o U c:
5-< ~ ..... uS
0..._ ~ "E
~ ,0-. E
",e,
U .- b.O g!
.l!J U ,E 0
&l (1)1:: ~
~..c: .~ E
00..... ._
Q) .S
-=
~ ~
"'0..
c
.!S ~'
0.. OJ '
1:: -= E
OJ ::l
E OJ co
OJ '0 0
:> .=! 1-4
o U "-
.. c '"
0..'- 1::
E '0 OJ
.- <:: E
..c '" OJ
00. t1l :>
= <lJ 0
..c u ...
.l9 '" 0..
'" fi}< E
~ u-
,- ~
i" :g ,g
\0 0.. ~
u...oo U
;':::.c-(1)
0.- ..c::
"-U_
1: .S
~ ~.
5 .1::!
",-",
l:: .a
'': V)
.;g
l::
""
"
'"
i'",
~ .~
C:.:a..s 5:
o '" "'"
"tii ~ ~ ..:::;
e ~ J~
'" c ~
is ~-:5
'!:'
<;
"
.,.
e
'j;
~
11
""
"
'S
~
i2
,~
~
.':!
'~
-<;
~
~
.;;
(1) .S M.~
:> c -
.~ .l!J 's..g
OJ Q) ro 0..
..c:: ~ u
~ tf.l -d :v
0... 1-4 !::.fi
E .S2--"l 0
o '"
U E '"d 1!
(1) ~ ro
'" -: '~
OJ-B
-
'"
;3
E
..
&
i
'0 ..
c-B
"'"d
OJ
'0
>0 ,-
c 5
.~ il
...
~.~
0.&
'"
'"
0"
- OJ
"'"d
-= '"
OJ
..
OJ '"
~ .l!J
i2 :g
~ u
OJ
"'m" ~
.&
f'~
~
"
l!
l:
~ ~
"" ...
'" '"
'" -
- '"
u ""'_"
~
~ ~
"'-'"
" t;
- "
"' u
~ ~
.~ ~
"" ,
.-s' ~
"c!::.,
Co~-g
" l:: '"
"" '
~ u .9
vi
,;!l
;E
'0
,J2
.~
:g
0..
OJ
"d
'V;
..
OJ
:>
~ gj
~ '"
o ~
eOJ
3il
0:::::
U;2
'" co
-5 c
-5~
,- 3
~ 0
~ t::
o ::l
2: ~
..c
-
~J
~ --
o c <::
5, ~OJ '2
.- OJ
ID :>
"0:'= !:: uS
(1J ro 8 1iJ
'.fi .8 ro ;g
c:: tJ (1) (1)
.- Q) "0 ..c::
e 0..'> -
OJ '" 0 0"
.~ .~ tt ~
:> ";;::I 0 u
Q) .- ..... c::
co ~ '^' OJ
ro ..,.-
~ ~ ~ ~
00 .- 'C 0..
u ro OJ x
c:: J:j rn Q)
~ "d E OJ
Iii '" ~
~i ~ ~ ,f
u ~ 00 Q)
;g~"O"O
"- '<;i Iii Iii
~
-
o
-
c
OJ
E
0..
o
W
:>
OJ
'0
-B
~ uS
O"d
E '"
o 0
.. ..
"- '2
j"'" ~
u 0
;.:::J9
o ::l
"- 0
OJ
OJ
,j:j
-
OJ
OJ
...
ti E
~ '"
'~ ~
bil
'0 >0
'" C
..c: '.g
JJ '"
..co..
.l9 OJ
'" 0..
~ 0
"'iil
--...
c
:i~
u E
:':::"d
o c
"- '"
'0
Iii
c
,8
-
.l9
g'"gj
g! ~
OJ '"
.. OJ
0..
OJ 0
..c"'iil
-'0
OJ
OJ"d
.. .,
'S to
O"~
~ 0
01
~" ~
lr) 01
.8.S
- '"
~ E
<Y)
,
::::
t
OJ OJ
-5 1:
OJ OJ
.. '"
,- -
'" '"
O"..c
OJ -
~ 00 u5
OJ, >.-
'" c
:E ~ OJ
'<;i ..>0: E
ro ::a ~
JB 0... Q)
~ "2 Sn
Q) 0....00
..c '" OJ
2:~"d
"d c
iij.2
- ..
~ ::l
o co
~i ,~ :&
.- 'C'
,- :> ;3
"0 8 00
"- 0.. '"
<:l
-
'"
U
"
-
::::
~
'B'
,C>
U
'"
-
:::
<.:>
'"
;;
,a>
u
~
t;
c
\.:l
"5
o
:a
;::
'-
-
<u
"'"
'-
:::
\.:l
~Vi
'"
Cl
'"
:<:!
~
,
-
u
~,
o"iil
-Ii
~ ~
6'0
0.,':
o .~
-
OJ OJ
6;':;
~~
.:; .~
~ ~ gj
~ %;g
0: '0
~13&!
~ S.~
""I" i~
.2 ~
.; ~.~
P",OJ.J:l
..c:'1:l
v c::
~.:
III
'" ... .
~.E! ~
~ :; '2
co v ::l
.: <.J" E
.;:: 'S: 6
~'o 8
-;a ... 4.l
bO].;i
.e>V~
.""" Q Q
.: '" '"
::l OJ'1:l
E .:; ~
E c::
o "'-
u..E~
. 4.l.g
t-.. "'O.~
-= '> Q,l
'. 0 ...
o ... v
t:) c.. e:
"iil 1:: vi""iil
.a~.2l.a
"3 co~"3
tJ .5 U u
~'O
o..:! 1:: "iil
.: ~ '" '0
.2...... 0.0 ~
.l!l~': '"
1; 'g 's '0
l5.. 6 .B ~
OJ 6 ...
':;o~li
QJ u ~
- Q.J t1' (Ii
S':;.l!l-B
8 .s :il :E
"P", ';l':; 0.,
,'~ 6 ~
~i']~;~
..... Q.J O.:E
.~:::: '" '0 ~
'0 U ::J "5
P", &! 6 0 OJ
::s! ~ t:i tlJ ~ ~ ~
;:t ~'G t:: ;: ~ ;:
o ~ 0 ['""'l t:s 1: [~
~ '1::$ tr) U tu r""'"'
V,) '_ ~ '_ t..:l tu
~ t~~l.~~
.~ ~;:.:..~ -SO
e '1::$ ~ tu I::,J- - -
~~~~u~~
~:~ t..:l~tu~
.~ ';'S 1:: 1::
" :;.; '" '(3.,' lu ~
0() .... ~ '0::......
'la '"5 t:s 10.. t3 ~ ~
'1::$t:s5}~E -
;:: ;: ~ E;;:: ~
~ :5 ~ to 8 '~ .~
~'1::$'1::$,"&~ E
"'5 e e ;: ~ E
!:= ~ tr) 0 _ 8
.~ ~].~'~ ~ ~
(I) ~ ~...... ...... .S .....
::s ::; u ~ ;: 1:l ;:
u .... -_ ;... tu tu
(I) 8:t5 ~-~ ti ~
o E is...5 8 ~ .~
~
'"
'i.'i.
'C;>
<u
~
"
'"
'"
'",
-,;
u
.....(d ro ~
~ '8 .a'g
~ OJ ~ ~
& ~ ~ 0
o u fU u
~ c: "U tf.l
~:sS~
,~ 6 0
OJ ;:: 0 '-8
.:; ~ ~ ~
N '" ..t::
~ t'Ii t::"1j
- III .:
~ 0... U rd
;::l '0-
o .: III .l!l
~ III .:; .:
f.Q en l1 ~
OJ .:
I ~ Q) (IJ
M 5l- E]
"" 0., u
.~ ..9 @
u _ OJ
;,:...0 :> "'0
o ::l OJ .:
P", 0.,'0 OJ
~
'"
00
"
'1::
"
-S
~
c-
'"
"
I
':=
:;:;
"
"-
"
-
<:)
E:
:::
R.,
<Ii
'"
~
III
co
,5
...
OJ
.:;
'"
co
'Oca-o
'0 ~
~ I ~
0.,0'0
o u
Q) ...
:> c: ..8
~:SOJ
OJ ':;: '0
.:; i> 'S:
'" 8
OJ OJ ~
b.O''= -
ro: ;.:
;3 '0 ~
o ~.;; ID
~ ;E
p.:j ~ 2? :>
o .: 'Jj
. ~ (lJ u
:~.~ ~,~
;.: ...... :> QJ
o ::s <ll :>
P", 6 '0 OJ
u;
OJ
:c
.l!l 'S:
....... fE '.0
~~~ ~ li
o c: OJ >
~ B'"O QJ
Ill..
....... '0
o ...
- OJ
.: 6
OJ E
E 0
g. u ~
a) ..8
>
OJ .:
~:s
.:; .~
OJ
co
'"
!3
o
u
.:
~
]
Ill'
>,
'"
'0'
OJ
'0
'S;;"
o
...
0.,.
'" m
1A.:;
::l
'03.2
-
<:: ~ :(j
OJ '0 OJ
E Om ~
0., OJ
.9 ~ ~
~ ';:I ';::
<1.l ~ ClI ui
'0 .:;: .:; ,,gj
~ ro ..-1
co>
OJ '-8
'0 '"
.:;:.~
8 .:
0.,0
o '.g
- OJ
.l!l tl
.: OJ
OJ ...
6 "Cl
g.~
Qjca
E:; '0
'0 g
~~
OJ ,~
coU
Ill&!
!3 '0.
o .:
~ .ro
~ ~
OJ
~~
~ ~
~o 0
~ u
"I<
.
, '
. .,
.
.
~
~
~
~. .
~
u
~
z
.~
~.
~
10
..;5
"'.
z
.~
~
rj) ..
. .~
o
..~
~
.u
~
...~
.~...
o
<u
.~
...~ .
..~
" ';z;
.~. .
o
- -.,
.. ~ "2 ] "2 ~ "0"0 .8
'- <:: "
t '" .'1] .2 <::"3 .5
E '" ~ '" '" 0 :::::
;: t:" _ ~ ...: '" 11-l1i
~ c:: ~ H . - ~ :::; "0 u E ] "
p.o .& '" '" eo
E ~ " t; '5' u> o .& ~
o '" l/) '" &S ~ ~ IS. ~ "0 .- .'"
'" " .~ !/) ...
u u .;:: .., '" 1::1! 0
,.g P. """ " 'S: e-
~ "0 0 "'3' I .., ... ~ o ~
.5 "3 ~ ~ ... ~ s 6 P.", l/) u 0 0
- <:: P. ,,~ I 'I: <:: '" ~ u
~ 0 '" '" P. ~:& . :~:.:<-:.x.:> b ~ ~ '" ,::; la gj .5 vi
-l1i .;:: u '" ~~ ."". -. ......
'" .., " -= 1:J '"
;:; '" '6" '" 1 i h:::;;~:~f~~~ .9"'" .~ .~"O !/)
~ "0 0
(.:> ~ '" ... <.> " ~ l/)
ai '" '" .., '" "3 0 P. <:: P.
E ,::; .~~ --.. :?~ 0 ~ ill '" '" 8
E ~ r ... .,::; ... ~ ~
'- ~ 2 '- '" Q) '" '2 "0 P.
P. g .1!l :!:l " l/) P. j ~
~ -
0 <:: . '- " u '" 2 ~ <::
-.; '" 'l ~ 8 ill '" E
u '" ~ .'" E '" '" E
~ !/) E " ~ ... ~ '" ~ ~ ~
~ "0 bO '" .~ 0
"0 <:: P. ~ ,::; ai u til u '" P.
~ ..!S <:: 0 U '" L-4"loot 0
... 00 ~ o...rJ
~ 'gj -.; e E .<> 2
, > 2 "0 gj E ~.
'" Q) '" "- '" '"
- Z ,::; E '" Vi "3 Z J:j 'us ~ "0
iJ ~ "0 '" ~
-
.,j N .~ .,;
tJl
'"
Q)
...
-<
c:
:e
c:
;l
j
...
Q)
"0 ...
.u) ~
8 ~
u ::a
..c:
......u
"'<<i OJ ..; OJ ctl'" OJ f/'J ""0
'o-=ai-=~-=.:::C:
"'-=E~'" -.;'"
E ,- p."O;;; ~ ~ ,~
e ~ ..9 '00 '0 ;; .,~ ....
o OJ c:: 1-0 ta .la
u:E[)8E:E~2
~:c"O"OE:c;;~
Q) EL.c-"3 0 a. 1-0 1-0
<=E;:::.B~E~1!
_ 0 ctl rn....l:: 0 OJ U
- u::S ..... u b.O l1.l
ctl ~ gj, '0 .5 ~ '2
cU ~ ~.5.x >- ~ 'v} ID
~'"O~~2~:ctl~
lfl "3 'x .<> g ~ 0 ~ gj
o ] Q) ..... u 9 '(ij'" 0 c::
~fJ)O 0'3- c:: e CI.I.S
- - ,9...........
QJ VJ ... r::..o .+J 0 .~ ~
>.~ Q) OJ ro: """"i_
~2uEbOug~8
Q) u ~ OJ ~ ..9 +:I ctl 't:-.
..c:::s t.J f/'J C'tI
~ t;-B~'5J;.Q la a.
E '" '"
0-5
J::
g"h~
<=
.5 :t::
"0 <::
;.::: 0
:l u
.<>
"0
~"3
:g~-t5~
...... ctl ~
o -:B
2l ~-:B
~:ll ~
'" b bO ci.i
~ f/'J r:: ..... u
- :.= c:: c::
~ 2! 'iil ~ ~
_~..c ~ ~:.;::
- ::l ~ ~ ~
Uip.p."Oo
.,;
>,
.<>
lfl
"']
~ '3
E g'
'" ...
~
~
'" !/)
p. .-
2~oJd''Ota
'(j) - c:: ::s
J;,5~E~'~
ti tf.l ~ @ ""0
'" '" '" <=...... la
p.~ -= io:i v
rJJ L-4 t:.o ~
~ ~,::; '" > e
"00 bObO'" l/)
"3!5..g,s bO
.B.ol:~].g
2:E'~.o.=s
c:: Ul l'tS.. ..0
'" 'x '" 19
&",::a]'E.SO
o ~ <II -:B '" E <::
~ 0 -:0 ~ >''il.]"
~ ~;e a -J-!..c: u
~'E",<::~<II:;:~~.E
<II - E '!l '" l/)
z !/) ._ 'Vi..o ~ .g
.ci
Q) OJ $" l-o . "'0 Vl
-:: -~ .0-1 0 b.!J OJ ::s
~';J..o""""'QJI-oO
o. .~ "'0 "-' ra l-I
o..~ X <= -l1i ~
.. 0 <II '" ~ '"
8 fa.... t:: ...:- bJ:l
~ QJ;::::J OJ QJ
.- ~ ... 0 :t: ~
:0 to: >. ra ..... "0
'"0 .~ OJ .!S 0.. V} =
"3 .... ~ QJ OJ co
o2=.-;:_~
..s:::. ~ QJ fJ)!9 tIl.
l,/). I-r..c: (1) .... ..8 ::a
.. "" ~ > 0 u'
-'"i>:C:jj<llu
ai -B "'..p. u ~ '"
E. ~ E Ei_
p..<II "'ID ~ ~'"O
~ f; ~"O"O ~ la
> .19 '.-1 QJ Q) rJ)
<IIC:"O>,::;bO
"O!\!S:E1J<::
~ OJ 0 l/),.<> :.a
!5.. I:: Q", ,,,,
.Q)QJ::s-t);J
Z I-r Cf.l rtI QJ..o
u
~
<::
bJ:l'~
<:: e
;Q <Il
..."0
'" <::
p...!ll
~~:.,~ ~;2,";;"~~'i' ;:,::.~~;<!~,.';
:tt:Y(;;"~...".'..'.-.;\""':y...~.~.~,\.....;;
~~\~ir.::' ~1~~'~h~:
.~ .' ~~:,IQ:l~~';
.,"""~X"" -",
">'~'V',.~." ~.;
;~%~:t "':.~
I~"$~"
;;j~.'.;~- 't~~~~\_:
'.'.'~'. -8.....,.
r:'~A~~R,S
":.\ ,.~':';>~'--' ~--'-"-
I!:iil~;t;'z:...
~i~if~;~
w,;~;pf;Q",:~;
"'Z\'iQ..'2
:~:~0:~:'~;~~;
- "
.~ -:5 .
t .5 .fl
E :",11
E - .c
Q ~.~
<.> .. "'S
~VI~
V) tu ,_
.:i ~~.5 J:
.. - 0
lU ~ N
:: .....".. 0
g, ~ &'0 ~
E ;: ~]
8 l. ~ ..
o U
:::: V)
c:..... ...
~ ~ ~
6 l:l.. cJ
E.9u
EecJ
8"'S Z
~ .~ g ~ t
~ ~ Vl U
r~ ~ tu ~
,-,..::-;5::-5
tu ~ :.E
"ij ~ ~ - s
.:; "'"
JJ-{l"
'OW ~ ... l:;i
;: "::: l:S
::l ~ "'S
- ~ :: ~
~ .a::t
~.~.~.~
~ ~ VI ill.
o..ll
..
"
-:5
VI
"
.5 -
~ .~
.~ ....,
&'o~i
" E ......
~ tl ~
-
..
~ l.
.g .i!
.... <.>
.. .2l
- ,~
Oil
l.
'0 :;
c
...
c
C
I'd
-
p,..
1lI
-
...
V'J
<(
~ e"9 .~ ~ 11 So ~
- ;:" G - 5 .s 'u) t
'0-- ~~f3~{4"t.
~~a~. ~
f}~~ ~l..<?>"
l-.I tu ':5 ~ 0 '_ ~
~ ~ -: .~ . ~ .s' ~ ]
~ l. "... ,_ ~;: ~
"'S ~ -:E, ~ ~ ~~ /3 !/),
;::: ....-:c o. t,J ~
" ~ u"
Co~k ~.~ ':5 ~~
.5 ~.5 ~ ..:t:.:::
"t:::! ~ ~."'t:1'_ ~.~ Q..
"""""'''''U''!:li:
;::t t.:I -;::t Vi.....
.c~c.c"tl .~
00 ~ ':5i:)~~
.. ~ 1'l .. - .g
~ -5 ~~' (l ~-s
t1 ~ ~ '&':E . ~ ~ .
" " !}:: :.,Ji G E .<?>
~~~.E!]'t~.!tO
~ U ~ ~ ~ r:; .1-:5
r--~~---, , .
., '--'--
: ~:'~-
. L_____.__-'
I
1
I
I
...
~
-8
"ii
~ "
~ :::
,~ ~
..,
~
ti 5
<.> 1;;
" '-
',", t!
11 8
~
';:
~
..
;:;
u
"
E
~
..,
t ~
" a
5. "
jS '- ~
-5 'S
~ ~1 " ill
-
di "" '"
, ~ e '" "
HI"- -B
: til ]
. :!.e bo ,g
, - " ..
.C .'~
-
l -::
E
a
.2;-
~
~
8
-
"
'"
:!:l
'"
"
~
~
':::
" 'ii!
~ 5. "
E
~ li~1 '" "
~ f ij 'S ~
"
- a
lj ! 01.2 ~ "
" "! '"
..i iic~ ] l<
, .h
"" 5
~ <.>
~ "
.",
~ -g
~
-
i;;
-
<:!
'-
.~
'"
;:
;:
c
U
~
s::
'-
~
""
'S
\j
Q.l .. Q) "0 ......
....' ~::s Q) ~
'" '" .Sf ~ E
.... ,,5 3 ~ ~
0-::5 1-<-
U"'" 0... ~
'C 0 .... (J) QJ
~~o~ro
:Ee :;.8
~ ~ ~ ..2 .5
ro ~ m {/}
...c::o~~]
u u .- ~.;.....
:E ,5 So '" ~
;;: _._ 0
.~ tJ) fa 0..
(J) "'d ~ C)u
~ iK ...
.2 '-~ ~ ~ .5
U --
;:l OJ .2 :E '0
l:: -fi :; ~ ~
U)Oucam
..ci
u
vi
"'
'"
o
0..
o
-
0..
gf5.Fi5~ 5
',,;:: 0..;> r./} Q.l
!!lO+lu~'O~.
"x.. ...."'3 Q)
OJ ~ '" '" 0 .0
.9 ~ ~ gf~ c::
t: 0.. ,- '2 .,8
o .:r:._ u...;
~bp "Ovi'Q)Eu
t'Q Q) ..... 2' Q)
..0 -.-:.., ~ ::s 0'0'
..... gj K} J-. 0 U ~
$!+l!:l:;l-"'-5OJ.
- '::l .t:: ~
'1j fi> n:s f/} ~ 2
"3E~~'.E~]
0"'_ '" '" u i1j
....l::: .& (tl Q) !>..
'" '0 '" ..c: '0 _0 ....'
'" OJ U OJ "2
00 E ;;: ;:l 0.. '0 OJ
.S ('tj ~.....E:! F!
:g 0.. ~ ~ .2.. 5 ra
'3 .... ra ~ ro 'C Q)
~o~",Eo-5
'u;
'"
Q
{j
~
,
~
u
~i1l1!o
.... c:: +J c:
"'0 2L.~.9 .~
"3 ~ ill ~ OJ
o J:: "0 Q) .~
~n:s.~e.o
r./} J2 ...... ca ....
~ OJ .ht lii ~
._ ~ 0 'c ro
- u - - 0
"'0 0.. f/.I ....
- OJ
.e ('Ii "0 Q)
- _ 'u OJ -",. :>..
o t: _ 0..'" la'
OJ OJ - '0 ~
~.M.~~a?3
o '0 0 :a..>: OJ
.... ltl U <1J ~ c::
OJ '0 ,OJ '0._ 0.. :K
~~::; :> i5':;:
c'>ID8~fJ'
o 0" 0.. iii ..c:
~~:J.8"Ej.o
'"0. '0 "0 "0 '0 ~ II ~ \oJ
"3 '" ~ "3 OJ '6 gj", ~
] ;:s g.] g.'2 1;;'2 :!J
:.9t:;~~.~.....o..'J:l
Q) c:: ... ~ t::.c:: ID ~
'.!:l 0 2l u '" Q) 0..0
~~.92[>.8~~....
0..'" oow t:. '5".0 0..
8 .a s:: (]) ~'"O rU ~ ......
0..",:2 ~ Q) lii-5 ~'E
'0 t: ~ ef' -5':;: - l::
~ Q) 0..,,,, Q) ~ i> 0.. ;;:
0-5'0::;:> E..!!.l!:Po
~ Q)vl-lo",-'O
.;:; ;;: lijlii iK.... '.0 '2 _
o 0 l:: Q) t: '-0 t:
..... .-. Vi -1-1 ""(j Q) '-' Q)
t:"O ~ '0 0.. t: ~ '0 ~ .
Q).......... ra 0 Cd ~ (lj ,...-
E >.. . 0..._ -..... .- (Q
0..-'000 :a..c:'O~
0-<::6'0'<;; ,~"t:
- ~ ~. ~ ~ ~ ~ ~ ~
~ :g~;93 ;:l.a'1il'O.,:g~
u ~-= .0 ~ ~ bb ~ ~ ~
C"l
-d
.0)
~
.::;
{1
.;;;
l:l
~
~
~
,
u
-:
13]
i! ..
~ "0'"
l:; '"
;S >-
o
D..
"0 a
~ '"
c; ~ t
0.." ..
:0 ;J ....
~ ~ 8-
"'l:;
'C gj OJ
o l:; >-
~bb
S'€g
'0 ~ ~
;::: 0 Q)
;s ... ...
..0 tl...
l:;
'I::
~
~
;s
"'"
~
"0
l:;
j
,
~
J!!
...
.2:l
l:;
-
c<i
o k oo~ ~ ID
l:; .2:l .5 lii 'E ~
13~u~l;..
~ 0.. gf..o]
~ I': I': :0 lii I':
D...olll'S~~
~]~~'>'~
""lj .s 7a (t1 '1j
1 ~ fll ~
~...Y~8~e
Jj~S~.9E
c:: tl.i bt) ~ Ou
Q) t'tI .5 _ 1-0
~_..."O"O~E;
~l!6i~t;]i!l
'" ~ o...l!)
:> ~ OJ 0 c::
~ ~ "0 _'_
oil
"0 '"
~ ~
..8 ill
';;
I':
00
l:;
:::;
..
~
u
di
'"
:::;
...
'"
0..
8
0..<1\
'"
:p
~t
'S ~
.- 0
.2.. 0..
"0_
.. ..
...,
... ~
-B-u
'u;
~
>-
;:::
..
e
...,
L,
[
.8.om-==-l!
~'us~ta-~
;s in..><: g ::0
"0 u :::; 0:5 .-
u..c:]u'~~
ca b.O'" ~ 0
...0 :.z ~ .B -u 0..
~-- L,. "'0 ~ ~
,5 0 III I': .- l!
:9gJ".."OSI;
," g '" "0 0
.5 0..0:5 '" u ~
Cf.) ... 0.. ro
~~~~-==-~
... o...~'tl <<l I':
Q) 0 8 c:: ~ ~
t:: O-t.!9 .... 0
~ ~]] >lii
o _ .~ ~
ual':"O,1':
r:: 0 Q) ...... Q)
",u"O;s-u:9
..c:::OJ'{j)oc::"gj
~ 0:5 ~ ~ .. ...
'"
..0
-u
"3
o
~
gJ-u
. :c 'S
'> :>
:0 ..
u 0
.. ~
]"0'"
.. '" "0
'" 6b :a
~""ljJ ~
"'..c:
"0
;s "0 "0
13 C I':
<fl .. ..
~:9 I': oi _; :;:: "'~
_ ~ a _.... _"
~ 0 ~~~-:g
~~~~a~l-l~
&18JE?ogJoo:;
b.O:t::u....:ora ...
I-o:~~~~:g] .
.g ~'] ~ ~~'o~
a g 'ljJ ~ &J .~ .!!lo' :g
...."'d.9V,)~oo>
o ~ .... Q) .... ""..c: <'IS
N c:: :e ..... u qJ
u!!!~"'o.o"'..o
u:: - .. 0.. ':0 oil~
~"OI':;.oPC::ol:: ...
'. - - .,., -"'- '"
13..'."':0"-..
""0 res 0 Q)'-
g}2S::ul-o>tU
5l'~I'l~,.g~:E~
.- .... (5 t'tI ... f/) tf.I a
o :e - '- ~ a l'<
Z(C~--g~u~~
..
'"
"
"
<;
l~
'"
I:
I: '"
8 OJ
,,-
~.g
tt!
"'~
.<> '-
'" ill
~ '"
~
.<>
{:
';:-
c
<t
.s"'O 0 V}
"3 .6 ~
.;~-~
'I:: of,
.2:l ~
ra '(i)
a '" ~
gfa
"0
c::;.a Q)
t'tI]]
g..o
:0
~
1':-
'" ..
'1:: :0
o ~
1;"0
.g '~
~ S
oi
I':
'"
'"
o
.2:l
~
'1::
0..
.u f\1
"':0
.= c::
"0 OJ ..
"0 '"
t'tI 'ij)~
"'0
OJ.';: ~
"0 I':
;S'" I':
"U~:E
~ :.0;:::
0.... I;
c:: "'0 <f.) ....
S lii ~ ~
~ ~ ~ ~
~ ~ g ra
'0 .. - 5
'" '" 8
] 00..0 ~
- ~:gta
." .9 ;J U
Cf.) 0 :c:::
l:j~ "0 "'5$ ~
I': ~ ...
<1l .. I': 0..
..c:"'"O
gj" ~ 5 lii
'" .l:l ,9< '"
.... ... =' :c
<1l ~ 0" ,_ .;
b.O t'U Q) ~ ~
c: ~ g.~ c:
:0 ~ .:::: la ~
g ';:: g L,'ijl
...J ""d .... J:S ~
..ci
~
~ ~
~ ~
- "
~t;
..,'-
os: t: .
'"
"":::I
B tJ
" '"
:;]
" "
'"
~<;
;:- '-
c ~
'" "
""I:
ill l:
~ 8
" ~
'" '"
~ t
~'"
"'.<>
~
.5
E
lii .!!l '" c: ~ 0
:0 1j <lJ e 'S;
-* ~ ~ ~] :e
._ "d 0 rc
iaOl D..t>O
.. ~ .. 5 I':
).. ~'" .- ~
- ~ '" 0.. c:
S~_I':>-e<1l
co._ ,.Q tf.)
]&J~i"gc;
res ._ OJ ftS
]~E~=_",~
c: '" I: I':
'" ..0 ,_ g! '"
"00>..'-
- "0 .... ~ ~ t;
.'~ - .....
- g lii . ~
1;-5~:oobOa
~ .. !ll I': '" I': :0
v U) OJ m .- n:s
,:!, '" ~ "0 5 :9 ;:::
"O~",'iil,,",'S5
<;sl':~a..o:=
'U
'""
....
c:
OJ
S
OJ
u
..
is:
-"tj .. C/)
.2:l sg ..
I': 0 ~
",'''' '"
'1:: Q..~
a.1'! '"
x '"
'" "'..c:
..0 '" ~
~ Ei a
~o~
== fJ) ~
~ :€ '0
c: ",-
'" .. u
bO..,a-- U)
l:; ..
"0 "."0
"3 .l!) ~
a '" '"
..c: Ill-
'" .l:l 0..,
'" 0'" '"
b/)~..o
.S ~ '"d
"0--
_lii;S
'S til 0
"'" Q..~
"
00
~
I':
:.a
~
&
~
~
=-2
.2u
. c: '"
cr. 0
&
;;
~
2
'"
..,
~
"
'"
""
:::
s
..,
'"
"
"
""
..,
:::
~
.
!}~
~I!
till
~
~
"
'"
t;
'"
"O~ ''''di
~f <g 6 ~ m
I-l :c ....E::u ...
0.... ;s ..
>- ~ '"
<<i ==: 0..23 ~
..., .E &J l:; <1l
~ ;s c: "'5 ~
-u 5 ]
or.:! .5 OJ
.,~ c:: - ~
~ ftS ~ (1)
U i: OJ s::
gJ .. E 0
~ '" ... u 5
&1 ;s I': '" a
g lii.a 2 0
.-:t: :.0 0 u
. "0 c:: a1 u
n:l QJ c:: Q) Q)'
"'d c:: - >..
.- 0..0 r:l
gJ u 6 I;
~ 'r s;:: ~
r!!- c:: 0 o..~
.~ S J::: g. I;
"ti
2~t::~~v)'raB
.U)~C1JC;..9'~~"
n:I .5 a.. t) t: U
<5 ev~..c:::Ea
~ 8 '" 0 ,g.1$ .5
5f~~~~'<lJ.
~ ~ ~ ~~ :;
QJ .... .... '" .~ '" -
o..n:I "'O~--
0-0).9_Q)0
..,goSc='SC/JfIl.
~.5~'.-l~~~
~l~~:~'"
....::l~-:;"''''.8;i
00"'00-"'"0.....91
",I;(, <=:"O'iiiO>
~ 1$ &:::2.~ oJ .:i
U l'tI::s.... rei ~:o
"'"O~t9UeL::l
11) '3 "0 J:: '" ,- u p,.
o <=: '" ~,s I: '"
o~,!g:.a.=Etii.s
a)
:g
-~
~
~
'"
eJ
'"
~
!:
'"
p,.
o
'"
.'4
'"
::s
cO
.. ...... .... 'Q) f/) - 00' c: ~
U cO Q)..o .- e:=.1:: Q) I:: ~
.~<=:> ..c::",o~'__
o 0 C1J "'0 ~ ...... ...... i-o
11 '-8- 5 ;1 a) t/) co ca ~
<=:60", "'I:; . ::l'S
{b..2~~ ~~:g ~.~..a
.~ ~ ~ ~'~~-~~~- ~-l
ro :t:: 0 .- ::::....8 0.. ::s -:- .~
'iii la "0 .- .!;> '" '"
-0 ~> Q) u.....
.::: -::::I:' (/)...... -- '.C -
p,."'.!;>","':EOu"O
~ C ~ ~ l'tI Q)
00 '" 0 '" '" .- ,. ~ .... ..c::
t: ...... > c ~ 0... t/)
.- -:; p,..9i .2 ~ 0 e ::::
:9 2 .;: '+::..c I-t Q) l-+ .- ...0
.- '" ,. '3 u 0 .... - .IS
::l Q).e--E~~ a:~~'~ ID
..oO,.c; -O~"i"ooQ)
~.i13 ",:.E~'E:;
0..0 1-1 Q) U'} ro Q) '-'
'.tj 'u) 2 ~ OJ t: 1i} "S
'" '" 'll_ "' "0 - _ 0
"- 0 ;;:l ...... Q) ,.....:::..r::
~p,.'Utlp,.f'u",
'"
'E."O
:::2-
_ ::l
::l 0
::S~
a)
-
0:::
'E
'"
!:
!:
c
CJ
;: 2:: '0 .2
.Q ~ c
nivoO)
"0:::20
o '2 ....
.e....u:;
2l '"
.-;:: .9 "'0
'" 00 '"
" <=:-
a:; ;;;l a
p,..... '"
a ~ '"
JI !: f-
~ .s ..s "~
oB
~
~13 ...:
e ~ gj
~:E~
o '" '"
',tj ti....I::
p,."'-
'"
u
X
~
~
'"
~
'"
..c::
-
!:
'"
>
'2 "8
'" ...
"0 ::l
<=: ~
'" 0
- '"
'" <=:
~t:::
2:1~
..!S 0
p,.-
...
'" '"
.!;>"o
~t5
- !:
~ .-
'" '"
!: '"
'" !:
0.0;':::
::2~
::l '"
ooB
~ 1il
~1:
,5 ,g
::2 ...
;g~
oi
'"
'"
.E;
"'
"'=!
":::
G
'"
-
'"
,5
-
"So
~
~
'"
"'=!
~
,
... '"
OJ' ~ co
..c:: 00"0
-"0 QJ
'\j E Q)
OJ I./} ..... cu
..c: 00 QJ ~
.~ .5 ~ *"'
::0 '"0 (/) rJ}
.!S -:-= Q) Q)
'" ::l..c: ..c:
Q).,.o ...... ....
<Ii
00
I:;
:g
'S
.!;>
D
v3 f/) t:: ........
~ eJ 0 :a QJ
M (lj: Q)-
:E~eu>,
- 00.>0..
'::l "'" 0 ~ '"
.!;> 0 .... ..c: '@
Q) ~ '"0...... vi
~uo'3g.5
:;, ~ 'B ~ QJ ::2
~ ~ _5 ; :u 'S
.!;> E'.~ ~ -:;; ~
eJ"-gj,~-:;gj
a~.s 1il i!J i
U'l +J :9 Q) 0.. Q,)
.- ..c: '" .!;>
Q) ~.E~~ ~
-:;"5,~..g!~~
o i: '" '" ...
~&$.s ~ ~
..c:
QJ ....
..c: 0
- QJ
..c: '0-
g~
.... 0
.so
--.:0 -~
'" '"
.c;.:=
.~ Q)
'E.J::
g 8" <Ii
U,&QJ
U C/j ....
'" >'.2
QJ '" u
.!;>~,g
I:; '" ,.
'" U ..
U :a <=:
.'4 '"
,s g g.
-~...
'" 0 QJ
i5~~
~5
o
{j -
::l
'"
I:; E
",,g
~JI
._ U
> '"
"'oB
..c: 1il
'" QJ
iB"O
:;; '~
1!
-
~
u; 0
2~
.- 0
"'<0
~
o
E
~
-
'"
p,.
QJ
..0
~;s"'d
'0 0 "3
.... .!;> 0
QJ "'..c
e ,'" .
E ~ QJ gj
o QJ 0.0.....
U .c: ~ 7"
'" 1:;.'4
1-1 u 0 .~
\!'. 00 J:: ..0
u.u c: 0.0-
:a .- !: 1il
_ 0.......
^"O-
0_- I:;
!: 'S 0
o ~ "p-J::
.ri
belQJ
.s -:;
"0
'"
o
...J
.9.e :U'~
::l~ E
m]U:.s 00
"O!:E~_,~
2;a ..... t'U <U
. IU C/j > Q) Q)
~g:: @.~ ~
;o::.o-t..:=o...__
'" ~ QJ.... 0"
o .!;> '" e ... '0
-_..cQJo..'ll
....9~.sftfto
.9 M
"O,~~~~'
m'3~ M e..cll
:;; ,g :-'3 il5 QJ ~ ,!:;:
U) >''"'''Q):1
1-1 ;.0 - ra.. ~
Q)[j~.E:!~'U3~
:g :::2 0 ~ :::2. QJ'1$
~ ;:: 'E iifiB -:; _
8~~]JSog
...;
'" ....
00 .-
<=: QJ
.o-t -:S
::2
.- QJ
::l >
.!;>J!
-~".'"O
~~
U 0
:::2..c
Iii '"
p,.",
QJ
1:;-"0
..... g .&
, ... t:
"'d .......Q)
!: ,- 't:
'" ~ 0
~ra tf.l
I:; J:; eJ
,- 00 !:
"0 <=: '"
~ 0 b
::l_ !:
l:Q '" '"
~1!
RB
.8
; ~
;,0" "~
-
'E ai
~ '5
.8 ~
'0
U
...
.9
1
J::
~.s
o '"
'.0 bel
.IS I:;
V}~
=: .....
'" ::l
.....!;>
..c:Q) ~ ... ..c:QJ Qj
.....c: c:... Q)
~fo~ 1
""0 0 ('Ij _
2 ... Q) ~ 0
'" ,J:; QJ !:
U ~ -:; QJ
.$:Jj &~~
'Cjj ('Ij Q) ~
..c: ~ -= 0
U -a Vi ...
::l!: '"
U'l", p,.
- -
QJ
-"'g...c;
(C. M_
;l:l '" v
la la
ti '
.g i!J &
rJ'J ~ <t:
.s.9M
'~ l~
""
. Q) Q) ...
~ ~ ~ <lJ
.&I-IU)~
5 e.~ ~
uo~-",
U 1:;""
"0 .5 .~ te
~"O !:;.J!J
J!'3 ~'"
U) 0 t'U 0...
..c:='"a1i
,~ '" f E ~
fJ:I .2:! 1{
tll1><.5
- .... QJ
]5~QJN~
_ 0 gj ,_ _
~ 00 'U ~.~
.5 ttS I-l,p
:90-.1-10-.
O p,. QJ - QJ
>O-:;MOO
.AI...c::.o-t.!S "0
--.. U'l ,QJ 0.. QJ
l!J
'"
bel
I:;
~
'"
p,.
<Ii
'"
~
'"
bel
!:
;;;l
....
"'.
p,.
Q) V'J . U'I" en C:" b.l)
~ 2 5 0 o'~ ('Ij g c
bO~'..t:l-s::~.7ti _~6j
.t: '2 00 " '" E
o ...: ,_ !: .~ >."0 QJ 'S
J:: QJ Q) ;;;! :';' fl ~.!;> 0
~~""O~Q)e-.!Sv"O~
QJ '" QJ p,..gj' 'i:: p,. i5'" QJ -:;
>..c:: o.o~ Q) ~ Q) a..
ns v "'d ~ Q),.o ...... m
~ ~ i 10 lIS g .. ~ ~
J::.'" J:: "0 '" ... ~
o fJ:I C/J __ .(/.1 Q) --:=: E" 0
...c;Q)o.oO:Oo 63
~ .s I:: I::"''''..c:: 8}1 p,.
-.~:;:; ,g .,g.-:;,~ ~ '" 00 0
~ ~.",::: bri"O.!'i.s lala
::; -B 1l1-:.2 r::-.'"[j =u 1-0
b ~ ~ ;:: .'.0 <D ~ 0 Q) 0
I-l' f2 Ons ~,.o .. "0 (/.I
QJE',f;' (t$--it.5-:g Q) ~.E ~E'
--Q)E~.sooi;!
8.8jlS-88'Ola!5.8
u'
~
~
<:>
.~ ~ t. (;)
-- :'~~- .......
oul::::.
t.~.!
i.="
~ t..~
:;~t
=... Q
':5]::
..~ ~
.~s ~
.;;.tii
oS il
~::; ~
. ~ ~ e
. ~ el
~ ~ 00
~~i
jO~"O .
. g
'p,.~] j
o "'ii,'"
~lil::::~
,gJS",1J
'" .E iO
i ,~ ~ ~
el "'.9 la
..$ ~ "0 'E
0........ Q) .
_~ 6 t K$
;:g~~l
~ ~. 8 '0
....:
'"
~
'S
... ..,
'" ...
r: ',::
<:> "-
.~ t1
~ E
'{;; c::s
...
~
'U
...
<;
E
~
Q"
-:; !5 <Ii
.~ ~
.!'l ...
~ ca tii
5 :: i5
:::2 .!;>
"'.'4, ::l
> <=: p,.
'" '" QJ
w:Qu
.'"
bl)1-l::
<=: QJ v
;';:::>'3
~ ~ '0
::l ~
.!;> Ii
QJ QJ
> U
'.0 U
U '"
'"
u;
'"
QJ
...
'"
00
U !:
>.~;a
8.!;>'"
::l 0
0.._
~
-d
lIJ
;:::
'-
-
{j
'S
C.J
~i3
o
'"
~
:E
,
u
s ~ oJ gj -ci
o >,:'2 u "
J:l",;:1l;:E
"'O;t "';z
2' ~ ..... I-i 0
res fa ~ 0 J..I
1-1 ~...... ID ~
~ ...... Q.l
lll1! '" ,~ ...
QJ .~... t;) ~ ~
..0 '" <U c .5
"'0 ",.!!!;;;a"'O
3 I-i ..... :a..:S
o C11' res c..,.C
-fii-B Cl." "
':@ 'il E i -B
~..5'''';::;
'" l?o ~ ~ ~
gp.5 e .St ~
;;;a"O"'1U't
l-o-:::--g~~
ta ~ ro .-::: .-
Q.....o_(J) "0
lob
-B <Ii -B "
.""" co._ -::5
;: .~ ;: ....
"0" 0
2 0... ~ QJ
ta. 0 :g
...5 ~-"-:g._..fJ)"
~.!9;.::: ~
8 11 0 .~
v S '" 'Cl.
~ m 0...
.0"0 0
""0
~ 2 :3 '.B
o '" 0
-fii 'is..-fii 8
'" ...
>,0
~ be
~..E
.;:: .~
o ~
u
~~.
~ "('C .>,
;: ;: '"
" " ;:
:> :> "0
'J: .- m
,..., ... 0
..... "0 ...
~
'"
"
<>.
~~ II ~
~ j -~ ~ ]
~" !~~ 5
'<,,' ;r~H t
1:,:~l~ ~
; -.:" h: , .a
, 11
.!:I
6
~
'"
.p
~
1
,2
.
~
co
~ Ei
2 :3-ci
oS 6 "
.'" "0
uS ~ '0
-g '6 ~
~rd~
~ .e "'0
~.w"3
......... 0...0
~lI-fii
,g " gj
u..o~
f~~
o r::
.6..c; "
J","O
: i!
~ ~
..c::
"
r~p~~~;
I"",' --,,)1....<,....,-
':.",-,'",_ u ,; -"".'
,I:). ,~ l=~ i'
, LJ.."-="-"'=s'
I ''--!.._lr:" ~ l~ ,-
II !~<i" ',1: ';,
III Ar.; . F-,'
'I"'." "
; ;:..:;..:-: QB1..Li!!.: _ !:!
t~,~;?~e! Ji~
I.r--,. ,';I1,,:r-----r 'g ~
; ~- .~~~ I; l,i g_
"'~"""I
I: ~ '~.~~.:~-'~!~~! I I.~D..
" .:: ...:......,.,!..:,..:-"' I
,I '_.. . ~ ..'?'-K....
~ t"_ r- ::'1::\'- e~
... ~.
" .~
F
11
""
~
15
-- ow-;-
15
,~
f
'I::
'"
'"
tl
l:l
"
~
't;
'"
~
~
bO...... "0 ..
r:: 0 " "
;;;a gj ,!!l :'2
~ 'C ~ ;:
,,~ Q) tti
Cl.<1>beo)~
.~ ns.5 ~"C
:a 0 '" "0
.J <:: ;:I .... '"
,~ .l!l - "'
,,; "0 "' ~v
~ OJ..9 ~
..2""0 _ra
bO'> 61 .-. "'0
~:a :;a '" ~
... " E "' II>
ll.o"'E1O'
,,"0 "' ~
be- _
.... g"O Q) --
~~~ft~
:E:@2!~~
B .~ 8 ~ 'e
...;
~ ~ 1!
1!~"
'" ,c..c;
" "0 be
"0;:1
Q) __- ,0
-~---o--ii
v
OIDbO
- r:: r::
.t ;::: :~
.......... J-l.
0..c;"O
r:: be...
...... 'Vi 0
~ brI'
~ -:5'S
$ ~
ca~~
;: ..9 bO
r:: .0 c
" 'C
~~2.&
tX ~ ~ '(j)
oJ
, "'
.l!l ~
%: '1::
b"O
"'
fIl
" ~
"0 v
'Vi ttS
2
g ~ ~
J:: ...2
,,-
:0 '"
fIl 'gj ~
~ 0 .l!l
v Cl. "
'" "
... b
Q) ~ U)
-""
v r:: "0
.~ Q) .-
~~~
"OID8
"'3]0
]r::0'
rJ) Q.l ~
~l?o'"
Jjr::~..
.~:.a 0
fC...... t/) .
~ '3 -e m
"O..Q.~ ~
.- J-l 0
;t .!2.. It gf
.~. :g .... :.a
- ",P-
~ - '::3
:@.o
"....
... 0
'" -
'" "
~~
'a~
"0 '"
r:: 5-
'" "'
21 .:U
.S. ~
o
Cl."O
tt::.&
~g
0-
... "
0.0
""
;::::
-..;
'"
""
~
=
o
~
<U
......
=
:=
...
u
"tl
=
<U
I::
...
~
<U
~
=
'"-ga
.~ t:l: ~
'" '"
.81~,E
~-~i3
:t! .::!l ;: ~
~..x:_~
tJ... t:i'..9 c
t>o;: O()......
'" a .j'; '"
'E Q "t: .~'
.9 .c> lS. b
ti t:> .e
~~~{1
;:::s....~vi"t:1
- ~ Ii; '"
b _ E "
~....~
....~VJ~
Q,...... e (U
~ '&.!:: ~
:::: <lJ '!!J
<O~~t:i
-B ,~ ~
.~ '" ~
8 ~ ro
:l:l ... ;:
" "
J~,. _ 0.. >_______
" 0 '0.
Cl. It "0
o be
8 r::
be ."
.S c: t:
"0 'e '" .
t:: ..... 0..'"'0
fC .2.. Q) ~
...... "0 .... fC
'OttSl!-53
1:: ~_ ~ ~
~01~
8- ~ III V
OJ " !:l :@
:> ~ ~ ~
C5 0 llJ Cl.
-ci
~Jl
"U; .....
-
.~
""
'"
"
~.s~
& 't ~
..... IU E:
E 'C'o:::
: ~ .....
'" "'- '"
:1 ~ g
.....' ~ E
~.E~.E
'-
~ "1::$ Vl
:.t1 ~ ~.~
t:i IU ,_ .t:; ~
~ 13 Vl 0
(),J ......."ti ~ 'Vi
...\: ~ -~ ~~
--..... t:
.;;:u"""" 8
20 :is_
- C ;:0
~ ...t:: ~ 0
~ ~U) ~
...... -.. ;:: ~ -
.~ c '- '=::
~ t::t '_ lro.. a;;:;
..s lU 13 "'ts ~
;:0 ::; ~ 'Vi
~ ~ ~ ~ IU
'f:) 'ti)'O ~ ~
~
Q)
c
Q)
C)
...
..2
"0 g
":l:l
,[0]
:a ...
"0 '0
~
$:&
"0
"0 r::
- '"
g bO
..c; c
"';;;a
...
2l~
0-
-~
"
gf'e
;;;a ~
... r::
~8
,..;
g
,J::
"0
lll2i
~%:
Vb
'" "'
$11
"08-
;l"il
o :>
..c; ",
","0
.l!l~
Om
- '0
be'"
r:: "
;g ~
~ 8
..
'"' ttt Q) b.O
o "0 r::
8 ~'~'6
~..E-:;- 8
v 8 r::
tJ .6 .... .;;;
" N-
'0'= 1""'4 19
lt~ ~ ~.
lil~6
be "' ." 0 .'
....=:x.....u
..!l!~e~iB
c:: -.- ro
o -"Ob
be8"be
gj]....Ec
> 5-1 t-.. "t:I'0
'C '" ~ ~ be
~~I ~g
J:: ..... "0
r:: o'l(g
~ S _ '"
..ci
-=' I
' '/=~=-'-
=--/'
m,
~
'I:
'"
c-
-
15
,5
6
- ~
l::
"
"
:<:l
'"
~
Cl.;
] ~
'" .~
c<')
B
lU
Q) E
.~ lU ...
S.o2l
::> gp.l:l
a <IJ
J9 0...
o Q)
-.c-5.o
bC:::: ]
~ :: - .. ~
~ ~ ta E! c::
0..11 ,,:3.Q
c::;.cE"E"i?^
Q) .-';:: ~
JJQ.l fo ~ .- U")
.", lU ::;;; Q)
.....c:; Cot _ ..0
'''0
i::'-
::s
1! 0
o...c
,_ <IJ
... Q)
Q) N
0.. ,_
<IJ
...
~
'0;
1::
o
U
&
.... OJ s:: b..O rJ:I
Q) ::; ca .5 ~
~ E.... ::s-
..... - Q)....
<IJ ::s 0
-E ~ . cr<<i
~~]1tj6]
o~ '3-5 !:i.,..al
e '2 0"' 2 0.."0
s:: b.o OJ (lj ca .-
_lU.-....l:lE'E
<IJ Q) '" 0
.~ .....c t::; OJ U
"0 rJ:I 0""" Q)
ooal:>.E.g.o
c:: c ca Q) 1-0
'3 Q) E "0 0...10'
Q) U c::; E
:::l 1-0 ro ro ctS ...
t:r'~~uQ)Q)
OJ ... ro _ .0 .ll!.
..... s::...--
n: (Q ~ n::: 00
:::l""" u.;:: s:: ~
g':9,Bo..:::= ~
] ~ &l ~.~ -5
-
<::
'-
l::
'"
E
;:
8
~
t:
'-
~
'S
o
i ~ ~
.ii,
'" ,.1:
~j~l
I,"
,-,
.ftl
lW,
,
f
1.
"
Ii
.~
Q
'"
~
~
,
.:::
U
Q) ~.S ~ ro
Q)., :.2'"
;....]::-5
~ 0 ~
..:. >. rJ:IQ) ._
..~ Q.l (Q _ ...c:
"0 "d e .- e
- ttS ~ tU
00 ~Q) E
~ Q).~ B....
... -5 <IJ ::s 0
8.. QJ ra
'+t bl),zi '0 U)
o c::; ::
Q) 'C 8 <IJ Q) "0
"0 ~ 0 ;;: 'S: ~
ca i> J::: Q) 0
~.Q_'S: ~
Q) .0 b.OA
-5cJ~gp:E.fl
... uS'''' - c::;
Q) :C::. ~.- Q)
6~~~5]
,...J 0.. 0.. ill 0.. Q)
..;
fo~ ~ gp
,_ lU ., ;;!
if) ;;: Q) :a
o ~.~ 0..
, .- ';:: l2.
l~~@"
E"O 0';
tf.l Q) . - ro
~ 0.. ~ <=: Q)...
'-' ... RS ra
& ro U b ~
"0-5 00<IJ 0.
c; 0 .5 ~ 5
ra : 6 &~
~~81!j
ura,g-"'O
2 00_ S ~
c:!.5 ~..... rJ:I
(lj ~ ca "lj Q)
g.~~~Vi
U) c.. ~ 'l: 'm
.;
I
.
l
j,
i'
.~
,.
Ii
11
/
1
~l
"
"CD ..
"
~i
! ~
, ~
.
,
~
!
~
l
~
"
~QJ ~ ~.6 '(U
<:::<::: 0..
.fl '0
.. J-o ~ '2
l2 ..8 :3
e.fl '[::;;;
~ rtI c:i _ C'tl
~ ~ E i1i"8
~<:::~-2E
._ ~ 0 QJ
.... lU E"O!-<
Q)a ~Q)
_v 00'3 "
lU ~ c::; 0"'''
&. lU 'F Q) -5
<l.I__.a.........
"0 0 ,!!)::
lU c::; "0 .a ~
~.9 ~ lU.$
'>'~U)~Q..<Ji
J:L~~~8
.;
i
~
it
II
".I..
-==ua+ -
=!I
={J
U.i
uh
Hili
U
u.
~]Egp
'''' 0;.2
ilg-=:a
> _ ~.o..
<i1i0
~ 8 E
.; ~B lJi
0''''' .
~'O'EQ)
]JS.l:l-5
'O~:~ui
:..!2 .... ..... ~
~ :d 2 ~ 's
'ijl ~ ~ c::; ~
S-5B,go..
lU ...
O)bO"OuO
:g .c::; ,~ .Q ~
> c:::1 .-
o2crtcu:o.
~5~6J9
...:
JJDaJaJf
5i !
HI dl d
"H 111111
1111 Isl 1&1
,~
:a
~
..,
~
';:::: "\:j
E:~
e ~
"",,,
~ .8
~ 5
'"
...
-'l
5
~.
~
Et~QJ
Jj-5"O~
~"3Vl
:: .2 E
.>'ul~e
lU Q) .fl....
~ ~ ~~] ~
Vl .- "ZI 0...
~ ~ <IJ
'U:; 0...
o
ti ~ Vl.
-
c::;
~Jj
,g c::;
U 0
2~]]
G cu <<1 e
:3,5 ~ B
Q) ,
_"0
lU Q)
::s"O
0"' ,-
'" :>
"0 0
lU ...
0.
.!!)
<IJ l2
>-Q)
lU U
:: U
Q)<
:>
'C
"0
"00
c::;
;;!
U
... .lS
lU ,<IJ
.... E 'Q)
~ 0 ;;::l
'.0 .0
U 0
~ s
Q) 0
- -
c::; ::s
._ lU
..>i
ui ~
~ 2
.C Iii
"0 U
c::;_
Q) lU
Q) '0
~ ...
$ E ti
Q) 8 lU
U 0 ~
~ u......
Vl .~ <<1
2.2"1j
lU 2
::s <IJ lU
~_QJ U
QJ :> ..2
"0 'C
lU"O
OJ
~ ~
o U
... U
~<
1:: ~:9
<<1 ~ ::s
~ 0
8~
Jj
-
Q)
~
o
,0
N
Q).
.0
"0
'3
o
.c
<IJ
ID bO~ ~ B ,g
'E<=:" '^
.- QJ '"0 .p
c::;~-g:a~.s
Q.lo..ttI.....3o
'"O..ns 0...
-~~-51:E
lU 'fi..2 *:sl ~
U'l.2:! ~ b ::1.....
~ _ Vl __ 0 ns
~ .'d:a ~ ~ Kj
U Q) ;;: Q), -;:;- 'al .
<<1 sr .. b QJ .... ~
cl' fj c::; ~.s :2l
-o~e-ra~
,~'.ou,_",,::S
~ .t9 rtS ~ 0 .~ ta
~ 5~ ,gp ~ ~ ~ '8
c.... .0 lU Q)E
Q) 0 ...
3lS531]~8
::> ::;;; '= ::s ,_ %'c 8
;:i
... Q)
~ Q)..o
"" g
.~ ~ ~ cd
_ U] ~
~ . Vl <<1
E: .......~. ~
:'5 U t:: EU
- U 0
'" lU~
S ~ t'tI
tl 2 '3
_ l::
"0 '0
~
~
-;::
~
'I::
"'"
~
'"
'1::
%-
...
~
-.:
Q)
v
'E
&.:
"0 g
~:;
2
~ r:
Q) lU
e 0..
lU 3l
...
lU
U
2
lU
:a
0..
Q)
[J)
o
E .!!)
o Q)
-= :>
- 'C
Q)"O
"'~
Q) "0
:> 0 Q)
-c: ~ ~
Q)'"O'O..c:=
~ ~ ~ :
o ~ E ~
:=l 0 ';:: "2
,.!!l 'e::l
ti< <IJ
lU lU Q)
~ c:: '"0 .6
o Q)-
....:e~~-d
<<1~]~:9
_Q) 0. :>
u.... 0 0
s:: t:: QJ l-l ""
",_.00.0.
:v ~ '0
"0 :>....
.~ .Q lU
O 0. Q)...
U 8
Q) !;
..;
-
.0
.~
0..
...
OJ
:>
~
~1!
:a ::
00 <IJ
Q).Soogp
"0 "0 c::; ._
'S: 'S: :i2 :s!
e e ~ '9
0. 0.. 0...0
. ebm -U)-
c::;' ~
;.2 11 'ijl
:a 19 Q)
0. SO-5
iJj'ijl
>-0 B
0"
}-
Q)
Ii.
~ ij ~ ~ ~
<::: B -5 1:i 'S:
Q) :a g ~ 8
~ '3 .~., 0..
. U ~ Q) 0
c6 :.a .~ ..0 .....
~6i~"O..o
'C 0.. l!l '3 ...
"0 1;)- <::: .2 8
F.~~ ~~
c::; -<:: ..."" -
Q):oouE
g.~ ~:g Jj
~ ::;;l ~ 8--..:
Q) iil 'C III U
"0 .~'1:l ~$
-~~g::.....
... :a c::; lU Q)
p..,o. Q) -5 ~
e
-
<:l
'0
..
'"
;::
-
l3
;::
'-
-
'"
:<:s
;:;
(,)
;::
.~
Cl
'"
:<:s
'~
,
'-
U
:g ~ 6
o '~ ~
'iil 0 ::l
Iii N 0
8 -ti
~.s~
"'iil c::
'ill B 10"
8
-g '"
'" 6'2
... u
e~~
'" 0;>
~u
~
c::
2
:0
...
o
.l!i
~
b
'"
.;:
:g
0..
o
~
gf'''O
;.:;l"3
... 0
~~
u
<II
~
:g
6
o
~
::l
<:
N
C::1:-
o
:c;a
'" '"
:3 ~
u
'0 -g
"15'"
c:: 'E
'" <II
r'~ ~
[8.5
<II <II
;o.P,E
0'0<11
E"3:9
o 0 '"
~~]
fa f/J J!!
'j!I E ~
.- Q) <lJ
'I'~'O
>=: ~ c::
o ",;:l
['\S tI'J ~ t: .9 '"0 >..
-= ~.~-:S ~-5
.;; u '" ",!::...
;> '" ::l '0 '" >, '"
: c:: e '" ...
"0 ..... ..... tt1 U E .~
Q) 0 '0 ... ro: ...c::
5,-'m 00,_ -""'<II
..... E t:: .~ u tJ ..c:
~ 'iU i: ~ .S:!..':
'0 i:: 8"':0 80
<II 0 __ 0.. 0.. ,fl
..0:0000 _:=:
(t$ c: ~ .... ta <u
~8;gt::.Be5
o ..... (Q: OJ rJ'.J 0..
~ '0 0.."+2 lfi u3 e
... 0:::: '":7:: Q) 0
-t::_v.uu
,fl 0 -'" .J:: .;;; '" <II
..9 >.~.~ ~c::
00.J:: ;: ;: 00 oo:s
!:: u '" '" !:: c:: 8
;.:;l :a <II <II ;.:;l ;.:;l 0
..... ~ .;:: .> ..... .... u
.ca ..... 1-1 t:: ro ro: 0
p.. .J:: "0 '0 0.. 0.. ~
..
Q) C::'O
..0 'r; ~
"0 8 Q)
"3 tl
o Q) ;:l
~-:5u
,~ Q)
"'O::s..o....;
OJ 0 ... s::
N.J:: 0 0
;.:= 00 s:: I-.i
.,::l '-
;:l0:E00
~ ~ g .5
tIl-..c::~
e 1l '" '3
tt1'" ~..c
0.. ;:l .J:: <II
",,ol-<.J::
... E ~
I'tI . '0
u .~ "0 ......
t"O-~
'" >, 00 c::
~'"2] ~
o III ..... '--'
U > '" "0
<II 0.. <tl
"Ci
-I
.I
t'
5
:s
.",
~
5
.'"
~
..,~
~,::J
.. "
..
8-
i
.s
~
'S:
l?
"-
"'OJ
'., ..~....., .
~
~ m...
;.:;l '"
:a e
0.. ,-
"0 C
~ &
'3 ....
C"m
~ ...
.s.s
'- c::
0'-
~~
IJ")~
~ g
.J::-
~ Q)
~.s:>
E~
~~
oJ
o
.fj'
'"
~
..
:;;
5
.~
...
.s
~
'i:j
..,
...
.~
'"
..
"(;
'I::
fS-
'"
2:
"
t--
gf>
;.:;l
:a
0..
Q)
~
o
'E.
8
Q)
...
.B
~
u
Q)
'5'
...
0..
'"
'-
o
B .& ID
.,
12 'Vi ...
~ ~ ~
u ~ 0
'" ...
~ '- 0..
U'i'o
'" '" 00
Q) <tl !::
<II ~ .~
"0 ta '0
'S: Q) ;;:;'
o .u v
..... ._ ca
0.. C c:: "Ci
"0 & 0 Q)
g "O,fl'~
~ ~ g .-
'" 00 0..8 .5
<II!:: 8
"5 ;C; .- OJ
o (OJ Q)..o
..... 0 > .....-t
~.......:c~
U "'::l
::JQ)bOO
~.;:; ~-~
:::::
....
"
""
~
'O~'~
~
if
o .
~
--J
-gl
~
<'5'
~1!1!,fl"O~<ii
,-"'-fo:3 t:
0.. ",._ 0 fi ,S
~bQ):2~;:jt::
"0 ~, ,!p '" '" ~
... .&_ .,~. J:L~_ ~._~_ ;a
Q) (tl ...J' c: Q) > .....
] ~ ~ tt1 ",6 ii 0
U 0.. i': Vi r-. ~
c:: 8 .. Q) I-' ... ...
..... .- <lJ Cii uS .B 'a
"0 ..H'~ >. tt1 .
"3 <II - '" '" U
0.J:: 8 c:: ;: Q) .;g
.J::~o.,g-:513!::
U) Ul J::: .1S (C ~
~ ~ =s Q..(t;
o 5 tI) U c: =' (J)
- ~ ~"O .~ .~ .2:
~ <tl;: J:; > t
'M Q)'" '" c::
"'" ~ >' 0 <II <II ._ ~
1-0 cO "C 'ro 13 ~ tn b.O
~ -:5 "0 S 0..'<:: :0 'Vi
.ci
'1 -- t fi ~
tl :E-:5
'1:: ;: <II
... ~
~ ...
0
... ~ 8 ~
.s '"
.B "
(l '" 8
.~ ;: ill .,
.., Q) ..
~ > e ~
'C::
"(; "0 U "
'"
::J ..,
!:: ... ~
~ '"
~ -
g 13 ~
:E '1::
'il 0 ~ ..,
.E U 5
l} <II .2i . ~
"0 ~~
.. .-
.!;J > a
- 0 e ~
,~ ...
S J:l.. 0..0
>
~ ~ ~
~._ s
- 0..
6:..9
o (]J
u ii;
~.5 Q
~tl-5
_(]J....
~ '0' 0
it~
t/.)...... t..:.
~"a1"'""'l
-" ... ...
'tJ .B .2l
.Q ~ ~
~ ~ 6 .
>, .:;: 0:5 (]J
.~ 8.;: ]
~ 0.. i> U
.ri
l!J - (]J:5 ~
o~p :s
is (]J (]J :c
(]J 15 .0 !II
0.. .~
1l-5Eltl'O
- ..2l;:l 00
~ .9 ~S ,E
:a .5 '" '"
>''O(]J l:: &b'5
..c .... 0'..-4
III lIS ,., . gj "ia
. Q) tl, tU "tj
tl e-11 0:5
(lj 0 ""' t:i .....
... u 'O(]J ~
.B.5 '8'(]Ju5
l!J~go..g~
o-'r; .. lIS
..... "tj .p :a ..... ......
'~"3gj...g.lll
8 0'0 (]J '" (]J
..c:: QJ :> 0 e
~ U) Cl.l 0 u cd.
-01\1]
"" '0 0
........ 2' 00
'm 2 :6
g ~ :2
u 0
g : .0
B.o>,
"''0.0
~"3
2t,g gj
"'B
S 11 [j
.~ .~ 00 .
ll~.[
S 1a '9 B
~ 0...0 '"
-ci
u
j!.92l!l.9
"'" o~
~ -51)]@
~ i j.2l .!!l.,
.~ 8~:7il1l
v .9 c::0:5Jl~
'~tll~1U8~
tl! ~ ~. a ~ "" 11
011.. .!'l ~ -B ....
~i ~ J... 0 Q) cd 0
E. .... oS C PJ:j QJ
~ ~.9 2 .'" '!1\ ... Q
2. ,l! ." "" E u 0 9.
. 'h ] ~ ~ gj ;::l .... .~
i;i ~ tl].!'~ ~
h-:!i '~'~'!iJ ~ B 11
.~ e s:;" ~ s (IS .~
~ ~oou~_
Q"
al
.9~
'OUl
(]J ._
,~ g
i!j~
'0 E
2'0
'0 ~
"3_
~ ~
.. 0
'" 00
.2l,E2i
;::l '" (]J
o ')1 1j
... OJ 0
~ ~ ~
;::l;::l ~
... '.0
f-< ;::l
-ci
-
<::l
'e
.,
;:
;:
0:>
U
OJ ... (]J
.0 (]J ~
5 ~ uS
"'O..9O-coo
"3 e fll .6
o 00"0
~.6 ~]
tIS ...........
~ E :> 0
.... 8 1a
lIS 0.. OJ
.l:i -5 .>, ...
.olj
(]J 5 !!l ~
~ 0 ~ 1ii
OJ J:: 0.. gj
> ~ ~
'0 0 '"
.&:tj bJ)
~ cd tU s::
'-1a11:a
(; 0..... lIS
~ ~ '0..9
<d
~
;;:
'-
-
.,
""
'S
C,)
~
.,
""
~
,
~
u
7il ...
'g ~
~~
8 0
s~
o 21
J:: (]J
2 ~ ~
"'0 ~
"3 ] lIS
.8 [j 1j
~ :s!.E
'" '" ...
~ ~ 0
u ....
'" ."0
-g ~ ~
?::tl2
1) g
~~
E]
"0 0..
g ...
.B
'"
.2J '0
;::; OJ
'0 "0
~ .~
~lt
[j
'82
OJ
~ '0 2i
8 g ,!Q
"O~],
g '" ,-
",.0
~~'O
'" u <::
Ul '" ..
(]J
<:l
al
,-
~
[ii
'j;
(J)
(]J.
'0
(]J
tl-.
~
(j) Q) Q) ta .... Q) bO l.t) QJ
l~ .~ 5 l ~ 'E ~ s
g.> lI3lgfll::O~.
lt13 gf~-B~~~tl'E
7il os: ,., 0 lIS .", <:: '" :J
,.,li:lllS~OJE;"''''o.....
5i.:g~~~~j'2~
11 o:.!i~ ~j! !l~"E
(]J (]J ... '1:!:s! "'" 'iO' g ..
~~~.~ ~ S'E! E'o€
~o.;,g~~tj~.92t
iJJ .].!Q]~~~~
~ 2 6 .~ ~ .0..... -:5 s:! cu
'" .,po:e 1l~.2l'"
","0 lIS~ (]Jj! &bo- [j
gj "3 11 ." g. +J '!iJ e 7il :s!
1-j~.~"@ ""'__ QJ 0 Ei gj
<l;..u>o..O"Ol::",...
.ri
.'0 !!J.s ~.~
"3.0 lIS ;;;a
.8 '0 ~ ~ 1a
'" fa u 7il 0..
ID '" fa~
u.S:; b ~
u,gl:: gp
'" .s '" g 0
.fa '" gf B -5
B,-::: :a gj
gj~'31l1l
].b .0 o..~
"0 E f. , o.
",,g tJlt
Jj '0' .~ '"
~~o..lt.o
>,'>.9 '0
]~Ro~g~
-u(]J~1a~~
..0 f/) _ f/) (tt
<d
,.,:;:J
I
E-
--
y-
..
0
lJ
0
lJ
'- nr=-l
l' .'
. . "
"
~
I:
~
"
~
" "
,,~
~'5
S "
- '"
.. '<:
1!'"
" 5
...
~'o
]
~
"
"
&
'"
-,.1
-J'
..
-'::. '
r~1J - -
],-.- -'
, .
~-I
..
go
t;
~
""
~
..
tl
~
"
~
'I::
~
""
~
";;:
~
.9 't; >. 'E
1l8]~""
&b~.9~~
"0 11 ~ tl
'0 .::; ;::l -E' ~
OJ U bo...o
.00:5.....85.
~ .~ ~ 0.. ~
.8 13 2t-5 'E
'" ~ 0 0
f/) ~ ~ c: ~
"ia~'OOg
tl 2 ~ J-l J::
00,5 bO ~
.5 _ l:: ~ ~
'0 ,:::;>l c:: .00
'" 0 1a '"
3~o..E.8
00
u
-
<:<
.-
~
'"
;:
"'2
"3 .u)
o '
~ g
'" ...
., .,
"'.:;
{l 0
~]
.s ~
~ '"
'" -:B
~.,
'"
...
,B .,
~.:;
~~
.:3-;u
J\ S
"ti
::l
;::
'-
-
'"
:<;
;:;
~
~
'"
:<;
~
,
....
u
u5
bO
t::
.~
:s!
':;
..0
., ~ ~
..0 0 t::
't:l t:: ~
"3 .~ OJ
o ...
.<:: ~ g
.~ ::s ~
., Sl't:l
~~[
E .~ x
tI)~~-ci
~ ~.~ ~
.- to...!.. ~
I: ,.:;.... 0
ID 0 E ~
.a~o:a
x '" J:; ~
<<: t:: ., '"
..... bO- f/)
-5,'VJ:::l ~
;.::l ~.~ F
o.l
""0 0) ,-
c=..o:9]
::s ':;
o ..0 t::
tb't:l ., 0
QJ-.s""O
>::s 2
o 0':; t::
..0'<:: ::s
'" '" '~ 0
g 't:l S
~ b.02 OJ
~ ~ ~ ~
"0 ~ ~o
~ ~ 1:: ~
.9 ~.- '"d
.~ ~'3
., - 0
...... ~ ..c:
~]{l~
..t:l .a 2 t:: u5
.<:: u :z '" .,
bO:i U bJ)-
'... b ... t:: 0
1-/" f/) ttS ......p..
'"'
.E ~ ~
~ ~ 5
t:: 't:l
., ~ <:
~ g ::s
:.0"'0 ~
'" .<:
'3 u
,23O;E
ra~1:
~ '" .<::
II bO
., ... ::s
.... OJ 8
{l g..:; .
::s ... '" 1l
L;c 0.. 00.....
Vi -; .s .~
gf:g~~
..... Q) 0 <U
~ :l2 >.l:l
rc: V'.J ~ Q)
p... ~ n:s.,.C:
bb
..,
.~
,
:::::
....
'"
00
~
::::
~
..
..,
l:!
~
..,
"""
~~
" l:!
"-",
~ 8
~ 5
'"
"
~
~
'5
~
~
~
J::
.&
..0
'Iii
.~
:-
~
-
o
t::
't:l
'3
o
~
i'l
,g .;
't:l .,
~iE
~~
....-.
.-~-;
'0
, c
,~ .
:E2!
01:\:9
'c'
00'
, 0
'6' Q,
,e.
e!~
'"'
....~c:
~!!o
o.....c
~R~
Hli
Su~
00
t:
~
~
"'-
t:"<::l
.- ~
'" 00
0012
.:l ::!
t: <::>
~ ~
""-,.'"
:::: foo:I
~.-
- '"'
~ ~.
... i:!
<::> '"
~ ~.
-g
::!
~
"OJ! Fa bO.~ QJurJ)~,$
"3 ..... Q) .5 +J ta
OO~"><:bO"'t::~
"5i-~~~~:s..c:
~~o =gp'~~
.~ t; t:: ';..o::S ''"_ '
ttS ..s:: '"0 ~ ..;:.tj \J "0
0.0 u - \'Q rc: ;a ~ OJ
t:: t:: ::s bO ~ 0 t::
32 ,fa ] c= ~ U QJ
"'>''''3l''0:5t::~
EL:a bO:a"Cl ~~
~ '~Sl ,5 ~. 3 1Il == >.
..... ."0... Q) o.=:
...... >,J.J -..e.o'
o "Cl 'S .:; OJ 3 ~ .<::gf
.::: t::..o ...:>. .;,.I:'s..
':; ill ., .,.& 't:l ... ... '"
..0 ~.:;E; ., %'0 ~ 0 ~
gj,ra "'~"Cl "'., bO"Cl
5 ::s't:l '" "'.... - t:: t::
. t/) c: .9 '"' ::s .~ .- ('Ij.
't:l'~::l_bOO"''t:l-
'-'3 :> 0 ' ~ 't:l ~ 't:l
co ~ .bbB tti ;C;'.'~] a
o
.~
~
~
.S
'"
"
...
..
"" ..
"-
"'"
..,l:!
.5 'c;:;
.~~
"
">.'<;
.. "
""
l:!
~
-
"
1:
<l
e.
"-l
"u'.;.-;.
~
"
..,
~
"
~
~
2.
'~~
" ..,
l? "
'" ~
~ 8
~ 5
'ii
..
"
"
8
"
"
'I::
-
..,.
{j
~
'"
<U
...
.E
u
E
Ul
l:::
:g'
'"
.p.,
u)
'" 't:l t:: 8-
8 5, 0 '"
c:: 'VJ .l!) .l!l
b.O Q) U Q)
t:: "Cl '" .,
3l ., ~ b
... ..0 S '"
ro .- Q)
~:s! .:;
bO g ~ t::
.5 .<:: ., 0
~ tr.I ttS "'0
::s ui' ~c:
11 bO t:: '"
.~ t:: l{j
cii :aID .:0
~~-S ~
.a ..0 2L
U"i QJ 0
E "fl .~ It
fI) OJ t:: be
~ ." t::
bO l:I'2
] '6'~
l-l 8 . ~52...
~.s.e-g
~ ;;.... Q) '"0 gj Q)
5..0':;'3<>-:5
0"0 0$ bO
J:: ~ gf~ 0 t::
OJ '~..9 t/) u) 0 Qj
....s:;~Q)Q..tUbO
.a '2 ... 0 !'l
u ,~ t:: .a ~ :!lg
t~ .~ ~ ~ ~ J:;
bO,.o.Q)Ul{5~O:i
~. 5bO~-iE
:32 "'0....-1 c::: v:; l'tI (/)
...'3 't:l 3l '" '12 ~
ora 0 - '"" Q) Q) ';J
~.~ ~ ~ ~ ~ '0
'081.l!)oi'.e8l
..1: b.~ ~ '" ....&
QJ UJ Q) Q) Q)
'r' u!!P '" -:5 "Cl
,.,. .... M - ::s ..... t:
.,;o'Ogj_O::l
..c::::s..!!l b l:j ... 0
.... .~ ~ '" .~ 0 so
,;
Q)~~-ci
~ 'o~ ~
l-l ,..0 '0
~ - >
"'0 Q) C l'tI
"3 .fi 'm
0.<:: P:: .,
~.~ .J:)
,;
1:: ~ :9
t1} OJ l'tI ::J
Q)t;coQ
!:l ..... t::'<::
~ VI.... U)
u t:: 't:l
E 8 9 :!l
"'~~~
... ::l....
.a '" !l
be u .... tI)
c::: ~ 0
~i]~
..ci
-
<::!
'E
'"
E
E
8
:c
:::
'-
-
'"
'"
.;:;
C)
~
'"
;:;
~
,
-
~
u
-
-
'~
>.
'"
1':--:5
"'lj'i:iQJ
<:: ... ...
~ ~]
bOS ~. ~..
. '''0
"0.",
.. -
o ..
..l~,g
tn~ij
"0
ta ]
>- '" ..
"'u .~ 1:1
,- <::
"s: :> ~
~.~ ~
'" '"
bO,.o
..
...
.B
'"
f
-
<::
'"
u
..
:0
...
...
J2
~
c
~
'3
<::
..
'"
-
..
'"
ti
~
o
<::
..
~]..52
.a .. ~ "0'
~"'Oo"3cb
b '" '" 0 <::
'" 6b 'E--fii '0
bO'1i) f/J b.Q.[1
<:: '" <:: <:: ~
.- "0 bO'O 0
~ .- <::
~ >. ~ OJ 'S
0... Q) "0 ..... .,.J
> ~ ~
l-I ',c Q) c:: tIl
..8 ~ -5 ;.:::: Q)
l:l.f1cg>
~ ~ -'ra :is
.- '~e bO
lib '" ...
..0 "0 ..E
o .E:! bO "0
._ "0 ~ .5 ~.
;i "3 b.O "'0
u 0 OJ ':";::l
OJ ..c: "E ::s OJ
(j) f/J ._ ..0 ..0
.81!lio"2
"'C':::~.Ea'1j
<1J 0 ..... (1) '0
<:: - > >
bO >- '" '"
._ +--' b.O- ro
V) .- ~ Q)
OJ::::._ ~..o
"0:9].."0
Q) tf.l ::i ~.-
,.0 ';;: 0 gj,::>
~~~B~
oJ:!'" la ~
-fii '2 e l'! .5
tI) 6b 0 ra: '1j
Q) ._ J::: ...._
V f/J ....-
<:: >. Ci <:: ::>
<d <:: 'C ",,.0
l:2(tlQ)...jJ"ttt
C Q) ~ 1::0 ,-
Q) ........ u
ra ';: J::: ~
~.5 bo.... E ~
.. e .. 8:: e -
r~ ;::: ~ Jj 0 ~
""-'I Q) bO t/) u ':;::
..c:
dJfi)~"O..cJ9
:0 ~ ."---.'~ g gj !!I
'fi) '"::;..c: b.:::
J'2] Vl bO~.B
b.O d) c:: U OJ
fa "'0'-
"tf''''''' ~ "go .;;
a .::s, .~. >-.0;:::: ~
. 8.'i: oJ..... '.;:le
<:: ~ u ... ::>....
'* ~.' EJ2 gjJ2~
'c"'o~ ~ '"
Q. .. 0 :
o - .G.i '(b ro .t::
!t~l&::::';;:~l!i"
~ ~. [j ~ 8 ra .&
.. >'@--:5Q.Ci"'e
""-"O'QJ't;i
~ .~ "0 _ "'0 .c-
1ji:",3.g~;:::
. ~ ,~ -:5 ~ .5 :0 '-g
~
...
Q) "O.'~
,.0 <:: 0
"0 ..
"3 6b bO
].V) .~
'" "'.s(
tfi'1j Q)
:Eg('o
~:.a-
roO:;::::
~ ::>
';;;-,.0
'" '"
.2-5
~-:6
.I:l'r:
tI) ':;. }'tj
'<:: . '"
o '1j ~
:c 2u
.re: m 0
S bh......
~ .& "0
:> .5 <::
~~i.${:
;1~:;'.'
~r
'fe.
"
"5 ~
u_
.. ..
;.o':t:l
".<::
'"
"0
'Ui
~
"0
~
P..
".!
oi
:0
.~
Q.
~
..
~
'5
~
u
'"
tl
...
';<c.
E't:
""6
1: "
.. '"
'"
~
'E
"
'"
1
&i
-;;:
~
5
'<>
..
"
;g
..
""
"
]..
Cl().5
~~
.. '-
'-~
ol;"
"
..
~
"
<l
'I:
~
"
~
... ... '"
~ 0-:5
o -:a tf.l
'" ..
"0,.0<::
.E:! 0
..."0 .,t;
u "3 ..
.9 0 [;
~~
lag(' ~
g,;;;! '"
Q. ... ~
(/).m .-.
O-.t-.aJ ~
~ ~ -:6 ~
1JQ)~Q)
- lam :g
~.~ :~
o ~ ~..o
ug ~ 5.
,""!
:;~~eC5~c{)
<:: 0 "0 ~.5
] ~ ~ ~ ~ ~ ~~
... t: 0 c:: Q) "tS "0 -
'" ,- ..c: <ll u ::> ~ -:5'"
to Cl:I U) .~
<lJ e '" r:; U
~ ID~~.E-~
~ou1':-","O ,g
e ;a.l!:!,sg,~
~ ~ <1J ~. Q) ~ ~ .~
1ii Cl:I t> 0.."'0 \I) 1tt ..Q
... ... e ';;l bO bO e
.;;ooo~c: 0
'"0 't) v::f '!:j U
'-t ..... ~ 0 ~ ~.
~... <:: 0 e '" .;; 0
J2 '" "0 0 tibO bO
~ e ~J:: Vl <:: ;
.~ m .~.g ~ ...~ .@
~ ~ ~ ~ '> ~ ~ ~
ill.;! '1'
"
. Ir In
.
~
N
'"
'.;:l
;:::
'0
&:
'"
u
'E
~
-0
I
-
t
Iii
Ii
.1
.~--Q)Q)a)
o-=~~
tf.l bO- mE
~ ,<:: 5 'S .E
:g~~<::~
.. '.;:l Q. bO ""
~ ~ o..E .S
~ ~ '-i <:: !!l
._ Q) c:
... > '"
i-ol - ~ QJ-
~.<:: '.;:l ~ ,.0
'0(1) ;.:::: ...... 8
. '0. t: c..
::e (tS.-_
QJ ""'" Q) m
~ bO::>
P'" 5 .!!l
- >
~ k
..c: 0
v5 u ""'(j
bO _ 0
<:: '"
e;a2?l
:0 :;:: m '0
'C ::I ~ c:
u ~ bO_
'"
~
..
g.
~.fi
..
bOB
<::
:a
'S
o
...
"'"
,
'"
.g
~
~
~
"
""
~
"
~
"
.<s
~
ill" 1
e'
I~ HI
II
-
<::l
't:;
'"
'"
i;.
i;
t:l
~'g~-E.8
'"
..$"0
~-a
~ 0
F-5i
o
~"1:l
1a E ;a
...
~. -:5
o .~ ~
~ 0
... "lj 0
.W 2 '"0
u
;:J
.cl:;-;;
'" '" ~
'" " OJ
~ 8 E
"t:!""
-B2&:
.~ ;a ffi,
"'-....
..2 (li (l.J
..o..o~
:c: ~
i5..:E 0..
c:: ;::s c:;
.. O.J:;
0.<:':
u v.i .9
>-'-ID 2
== c:
ttl ._ ft;
~ > ~
.c; c:
~...: 0
:2 ~ ~
u '0' 0
.... .... ...
," "'- 00
.~
Cl
~
~
,
-..
U
~
tf) QJ ,... Vl
c~V)tlIC
o ~ ~ 0 III
"(i) .t:"'O ~
os: b.O~ ~:.o-'
o c: o.o~ n::
.... .- ro 4-'
0.. c;..o r....
..... '-< (J) J--
2U)~2-2
~.... rn
g-'2'O E !!)
-0 '" ~
~ CJ [i.5 ~
""O..o..........c
:!l Ei a! 8
" ;:J '0 "'-
t:;- 5-
Cl) '"0 Q.l .B
...o2z83
'" ... ...
",."0 .9-JZ u.
..p3u
-o',p~~
c3-5i;a;Eg
..0
vi
OJ
"'"
...
<lJ
"'-
o
...
"'-
k
t;~.;. .
1: ~ ]
;:J :>
"'0 tf} 0
:; 0 "-"
o U 0...
..c: " "'-
fJ) QJ n::
"
-0 '"
~ c
2;0
a.<lJ
a....
'" .8
'"
" <lJ
'" ~
if!
;E
<lJ
00
'"
13
'"
Ot:!
"0
c:;
'" '"
..c:; .S c:;
'J'J :E
~ "0 12
OJ OJ
b i::
-< Vi ;:l
-0
...
'"
>,
OJ
u
'E
&
~
~.
;:"
'5
'"
~
1;
oS
<>
5
""
~
-
"
<l
'1:
!}
"
~
"<:
"
~
~
~
~~
'(j
~
'5
~
<>
.,
~
"
"
~
"
'"
;:;
"
\i
'1:
!}
"
~
"<:
]~.s1:g].2
C:120'g
'tl & "u ..!!l 0;: '" ~
JI.! cu .... OJ ....
- u ~ (f.l ....
rJ >, '" 'tl '0 :; ill
,.g ..0 c: - '3
~ .,:; 2 c:
OJ .'" 0 ., ._
..0 u I:; .J:: N r/)
U QJ V,j ..... ta
'tl"'~>,Etl
'3>,0"'2-:;2
~ m ~ ~ 'S 0 m
. V) ...... ..9 .:; u
'"O..e "0 ..... 0 .~ _
~'tl : ~~ '" g
Q)Q)Q)~"O~""O
'E'~]-5~~g
~~~~..98~
~
'"
~ .8 E
:;~,g
'U '"
,S a.
l:l ~
'tl ~ E
'3 '" '"
~Q)~
~~
~ ~ ~.
~.2 ~~
] '" it,g
Q) 6 -
'u) Q) m
..s::: .- u 0
~ ~ :; ~
... ... al .-
f-< P. ... 'tl .
~
ll)
~
~lti
~~
!It)
ill
H
~o
-~
.~
~Q.
~'J;!
II
OJ
~
o
.c-
...
.,
go
...
p.
~
c:
.,
U
.'"
:0
'"
'tl
2
rJ
,.g
.,
..0 vi
~ '"
o ~
c: '"
'tl-;;
'3""
~~
] .~
~.9
1a ~
U 5
.- u.
i': '"
w:.o
U) '"
~
....
'" <lJ
"''tl
~..3
'" u
(U .5
""
c:
.,
'tl
.~
...
'"
~
J!J
~~
] ...
~~
E!::: la
...
o
'tl
o
~
c:
<lJ
:>
~
a.
.8
...
~~
8 ~
:g 0
'0:0
"''tl
'- c:
~ .~
~]
'tl
-
.:;
..8
'"
~
""
;:"
'!;.
~
~
i;
oS
<>
"5.
ii
l:
-
~
l:
'"
..,
.Sl
I.t.l
I ..... Q)
US c: ..0
~ ~
<lJ 0
~ ~ c:
o
'iii-g'tl
"0 Cij g
"3 ~
..8 ... '"
v.i..e j:j
o
~ :0
:i '~.'~
~ ~.fa
] '" ~
., :;
~ ~ ~
~ '5 Ji
1: ~
'tl :;
."3 ca
0:0
~ 5 fa
. f/} -0 .&
~ .~ fa
:; ... .,
.g E ~
Iii 0 0
_ J:: c:
..c:: >, 'tl
"tI) ro-
'" ,. :;
... '" 0
f-<",.c
-0 th Q)
2 .z;
e] ~
.,2l'C..8
.,
U
c:
ill
'3
c:
vi
~
'"
P.
<IJ
'00
c:
;Q
...
'"
a.
>,
..0
~
o
:0
~
N
~
'"
<lJ
'tl
:;
'U
., .
~ ~.
-..c::
c: ~
Sib
;a g
.~..s
>,c:
..0 0
-"'"
'" '"
'tl-
~ 2
~'O
~ u
'E ii
~[
'"0 '"0 '0 tU
~]~~
~~2:g
,'" c: :2 ,:;
~6~~~
~~ tU 'C
~~.s-g~
.- ~ -:;'" E
i:: .~.- ~...o
.~ ~. ~ ~
'...... 0 Q) ~~
o ~:o '..-1 Q)
&b~:o::g-;;
'!il ~ it'3 0..
<lJ :u E ..0 :u
"t'l_os=:_
<lJ ,- U '-'s
!5'~1:E'!il
~
ll)
~
""
ID .9 .9
U'tl
'" .,
~ &b ~
,- c:
gp 1a !Jl
.- 'tl '3
'tl <lJ c:
. ~ .0
-'tl
Q) :i.ra vi
ro] ~
;:s. 00 b.O I-ol
t:r_ s:: ~
~ JI .- 0
.... U E ..
.... 0 0 a.
'tl U bO
I b.O ~ .S
c: 'tl
'c:I] 'tl 3,
"t'l u..... E
~ s:: 0 ....
....Je..~~
.....
,
:::::
.....
...
~
ll;;
u
II
.,
"
~
o
.c-
...
<lJ
go
...
a.
~
c:
<lJ
U
'"
:0
'"
~~j.~':,51~: ~.~
"'1::;$~:rl~'- 6 0-
~ lJtuOIDg'rJ~
~ 0....... '"C "'tj 0...........
~~~.Ooc::Q)co(:; ""d
Q) 0 ~ <1J..o .5 r;S 2 c;
-":rl..!!:l 0.. E; "0 i': ~..!S ~
.9 '" '" .~ iii ~ ~ &] C G ...'
.0 ";:l ... :rl '" 0 "'......
u '" _ ..c: '" C ,- '"
.!:: > Q)'''''' t/) OJ Q) U 0..
1::~u "O(tIS:Q""'o8
Q)bQJ~.tii':;Q)i~""'o..
~ ..c: 'U .- ~ .. ~ >'~ ~ ta.
'O''''~ ~ o..!!:l "'.5 6 I:: 'E
(C .~ > ..."': ~ 5 .. Q) Q) ~
~ '" ~ C "0 :rl'2 C ~ ,'"
t/)'"'ol-lQ)'OctlCOl-l'u
'" 2S...- ':C u ~""l '" C g ~
~ 0 t: e.~ c; E 0.. <<S .- 2:!
-< l=1. &] ..9 11 ::I '0 .9 -:5 6 0
R
m,~]~l5
l-lt::E'~Ki
'" ~ 0 '" u
so~gct
:c '"' - C/)
",o..o&]oo
- ..... QJ c::
::s ..c: .-
~ .~ '"0 ..... '"d
'0 - '" C '"
..... c=......._ 0
be.gj :g 00:;;
t:: ..... bb c:: Q)
'C'''' ,'" .,., :>
QJ ~ .n ~ 0
:> "':a...
::I "0 0.. 0..
~ .9 '" 6 g..
.. '.0 0 C
6'C:_o.b'-
"'" ~ ~ ~ i5..~'
u ro ::s u QJ
2 .~ 0 ::I u 0
....]-5i.t:l~"O
~
00
"0
~2
'S: 'Vi
8 c
0..'"
...
'" ::I
.0 '"
"Oti
_ '"
;::I....
o 00
..c: c
'" ,-
~]
'" '"
o..ti
'" '"
00'"
co.b
'O{j
'" '"
o '"
- ...
-<.E
t,="'Oc::"Oool!3o~
~ ~ g <: ~ ] .~ .B 'S:
c tl . '" ... c ...
<Il-5i~.t:l"'og&]
3! """""._ Q) 0.. u
::s ..... ~ :s! ..c ~ OJ >. l-t
o ~ ~'S >':0 u..ol!
~.b ..0. 6 0 2L"O '0
en rJ) ~ (l.)' E Cf)..8 0
.~.~........::; Q) C
_:oo..._~~~oC::
'S. ::s E 0 0.. ctI ..... ~ -~
:rl 0.. 0 C '" "0] "0 ""'.,j
~ '" u 00 bO '" 0 ",'~ .gj
_ 6 ~ 'i(l .1; ~c - > .-
'" - - - '-:5'" '~ !ll >0'
'" 0 _."0 __
;; ..t= :Q ~." ~ ~ cC ~ ~
(l) ::s ..c'- -
bO-O............ '::::_ ff}
c:: t9 oJ:: ..c.: ~ .::3 ^, 0 gf.~
~ .~ t/) u .E s:: u >.:.a ~
ro>co1UV)ctlca-.ro=
o '" C 6':::::' '" 0.. C 0 ~
...J ..0._ 0 cC CI) 0 - --
~
'"
U'),
-
<::l
'E
..
;:
;:
c
U
~
:::
'-
~
(5
:::
~
'"
"'"
~
,
.c
G
0.."0 - 6 >- '"
;::I ,,'" ....
l-l 0 Q) .....
...::.:: ce ::s J::: .~ .:::
u 00 u
cQc::u>.Q3_
..0 .- 0 m"O v
V) '"d 0 ~
00 '" ~ ;;: "0 '"
c ..9 "0 '" C .s
:.au)~bOctI
:;:: '" c c '"
::s:e~:.a~.ord
..0 Q) 0.. 0:::::'- Q)
ta 0.. t1.l ::s"'g '0 ~
'08.o.ooc"
(j
~ 0.."'0 ro ~ '"0 ro
6]8'0 ~~
6 c ..c: <Ii 0 V>
o Q) v:t.Q) ~ ..s:::
u"OC':::!c'"
@ .~ .~ 00 ~ ~
..c:: 1-01 Q). Q) 'Vi Q)
~ .9.~ -B ~. ~
~
.-<
"0-<
'"
on
'"
...
::I
o
u
'"
:a
~ca
'" ':C
C
'"
ill "0
~ '(j)
o..~
'" 0
-
"0
~
'5
0"
'"
...
N
<Ii
'"
:rl
....
'"
0..
o
...
0..
~~ ~
;;:J!l,;:j
8.~
00'"
.5 Q)
"0 >
'" '"
0'<::
C;:9
- ::I
~~ ~ g ~
;;: '" ""' 6 1l
'" "0 ~'2 ~
,~ :a ""' ';:l !9 ~
_>-o~!ib._
v '" ,- ;:
~ .~ ~ '" ~ ~
~~'~~illj!
('IjQ} >,-oo:tl
>-"06",.~N
~gE6-<15
" ~ '2 ill oJ -
;;:~';:l]J:::!:9
.... "" ~ '" ;;: 6
'"
~ ...
aU:::
~
~
~
I
~
.
~
,.
'" '" ...
.0 ... '"
0-:5
>- ""' 0
"'6 ~ g
~
'" "
~ ~~
> ;;;l ;;:
~ ::a +> 2
o O-t ~ :-9
..s::: .9 '0' ~
~ ... '"
al c::. O-t......
U Q). +>
rc u >- 0
O-t ct:..- r::.
tn-.-...... tn
"0 6 ,_
bO ..... ro cO l::
s::5Jgp",o~o
"0 U ...... -Q).:o :+:l
rc .~ -g G"3 5
Q"Oo06..9
- ro............. -
.g1]
] .~
"0
~ ...
~,5
o
00
C
tf.l :.a
'" ... ;::I
~.E-g
.-
00 ~o u') .
c .- ,2:l .l:I
..... tn ..... Q)
~..... .....
.~ ~ .:::
o ~ 1J
...J 0.. '"
~
o
.-<
'"
,~
a
.!l
~
"
'"
"".
~
~
....
"
"
.""
:::
."
-.;
"
"il
'1::
go
....
~
"<:
i
.
!
ti
.
!
I
.
~
'"
'ij
E
"
.:::
"
'"
""
l~
""
is
~
~
]
gb
IS
o
~
'"
"'iii
.E '0
1 i
'" 0
.0 u
"0
~....
o 0
-5i
'"
g]
'Vi c::
'S:
o
P::
~
:E
'"
00
'" .
~' ~ ~
'" 0..
l5 '" G
-..c: u
<Il _ 0
.,j
O~~.B~
g "" ,g "0 'E
:rl 0 '" ~ &]
..!S c g>,,'5 gj' .
6::1 u') ,5 go:rl ]00
"0 "0 ~ ..... .
::s 0 - >
~o.s.~.'f3~
robO..o_rcQ..
ro ..... bO Q)
'0 '" c u
... ill ,:a ;E
~ ;e' 13 ~.
6 ::J - ...
, ~ 0
8 "'0 0 J;
_~ 'l:l ,2:l
~ ro. ro ...
." o..~ 'S:
~ .., ~ ',c
..... ..... ..... u
..0...0 u rc
"'''0
-:5 '"
...
'" 0
oo~
'" '"
...
::1"0
o C
~ '"
:a
o
....
-5i
'"
.t:l
~
'"
~ '=:-'0
:g]
u
..9
,-
'"
J!l
"
-
"
'1::
go
....
~
"<:
~
08
"0.-<,
00 "0
~ .5 ~
('Ij -B "U
0..... r::
...J ;;: '"
_.
""
.:c
c
Q)
"0
.-
'"
'"
...
~
......
<Ii
"0
...
'"
>-
~
""
"iil"O...."O
~ulil8'3
,g
_ gj <Il
a:; 0 .....
Q) ..... "0 ''f''''4
~ g ....] ~
..:. -.,s J!l'~
<=: '" ... lil u
E ,.Q ~ o.il
"0 01 8 ;::l
'S'38go.
o .... S
~cu@,.g
, 5 cu
~ ~.. ;g"]
~u Q) "t:l ro c::
8.21,.Q '"
'S- ~ ~ ~
~ 0" o.,~ '"
"" ... 0 "0 ,.Q
~
.S
~
;:t
'-'
,~
~
Cl
~
s:
I
u
...
~~] [~{] lli'2!1E
..c <=: ClJ > ,~ S "iil ~ :a
'<J 0 bO '" A. gj"O A. ~ .... '"
iil:p bO~Ql"O..<:: lil's 8 <Il <=:
1: ] :l3 5 '~:6 i g' ~ u 11
w 0 ro 00 ~ ~ ~ ~
8 u~ii!l'j';l!I 8~"O~ 8J
'S- '" ~ ~ .S-~ '3 0.1
O".!::l '" 8 g ~ 0" 0
Q) (ij ~ o..1J 50-4 r.f.l QJ Q) ~ ...... .
"iil ~.~ *i!l'~SbOo~~
.;,l ,A. ~ fj ,g '0 ~ ~ bO~
a12 bO':o...G"''S'''<=::::l
ii ~ ~ il ~ !!J :a ',; E:,.Q .~ 'g,:5
s ~ E CU CU 0 u 5 '" 1l,...
S- 2 :g ~ ~ ~ ~ ~ ~ 8 ]l~
~oC:Q)Q)i1ioo-:S~oQ)~gp
-..uCd>bOo.<Iluo_J::<=:""
....
f,
!
J
I
t
I
1
., I
"
r
,
i ]
~
l~
~
"
..,
... .... <Il -'" >-'"0 ... ....
~ ] ~g ~ lil ~ ~
Q) t:;0:82-oo3
,.Q .2 g.j S--tl.g
~.s~g8:.s....~
~,,",J:iJ:: f58",,,,
<=: 0 <=: !!l '" '- '" ~
Q)-=..c"'d"t:SUrtI
~1:t<: <=:"0 lil'3 g.~>
0'" ;;: .~ "=' <Il !2
..c: '8 ;:J:::l - 'I::
U) . ~ OrtS tI).....m-
. '" CU ,.Q ..<:: ,. v
~ '0.1 Q) (t$ fI:l ;> "t:l $-I
'" :a:g >-. ~ lil .... ~
~ ..... Q) 0 Q) ...... "t:l
I::Co.>,,","O 'OC
o Cd CU ~ -.:l '" bO Cd
lJj~g!ll.~
N
~ ~ ~ ~lil ,
ot"O~<Il6b
<=: ;:S:E! CU'l'il
"'lj b ..... QJ
g:~.,s~~
~ '0 5 J!l ~~
!j ""' t! fii o.'S '
8 0 ClJ I'i .... ,.Q
o.B8ll.,sJ!
'S '" ,A. '" -.:l
g'~ 8.bO f5'O
"iil <=: ",.;... ~
.~o.s~~~
{i ] ~ ,.Q .~!;b
'" G "2 >-. ID 2
::8.9 5,.Q"O.5
N
.8
A.
~
'"
u
'E .,;
g.j !l
'" 0
~ !;b
8 ~
,.g]
gj'"
~i
'E 2
::s 'rb
~.s
ct5
'" .... '" '" ...
,.Q .E ~ ." ~
"0 ~... g.1O ~
'3 <.JoS_
o u 0
~8~9J>
.... CU fii 'S ,.gj
fii.5 ~ <=: '0
[]]".8~'"
'S ~ u .
o-tQJQ)tI)
'" A..,.,. '" ~
0- '-l:l ~
"iil"O iil 'i> ,.Q
~ulilo~.~
"0 <=: il '"
2 <Il .p ~
~],g]~~
ct5
II' ~
]1 ~g
! p. ~
's g
. ,
.
co
C[jU
.,.,
.....
"'"
.....
~
~
~
.;;:
";l
~
-
..,
!;
.g,
~
"
~
.g,
::1
~
-
5
~
.g
'~
~
t:
:a
...
~ gb
'" fl
fu .e
o.<Il
~...
"0.2
H
!~
....
!:l {i .
() .." ;;:
u"" .1!l
o ;;: ;>
>-.~8
"2 '" 0
o :a J::
"0","0
'3 ~ ~
o ... '"
..<:: 0 '"
<Il .... !j
<Il <Il
~"O >-.
CU ~ -=
... 0 <=:
~ lt ~'"
... A.
o CU
-B ~ ~
8'~ ~
N
:q
'"
:a
'bO
,5
"0
CU
o
:: gb
o CU
bO...
]~
:a ...
0..2
"0"0
.~ ~
0"'"
",,.Q
~~
ct5
~
,9-
"
~
c-
'-
'i:!
"
~
'1:
go
"
~
"'Ij ~ ~ $-I $-I
~~~oo
... <Il l;j
J:i'iO ...
'" '" '
,.Q u ~ f5
'0 = I::
<=: ,.Q 0 "0.
"0 ;::l '-l:l '" "0
'3o.cu ~~
08'8<il~
..c: 0 ......, - '"
-'" J:: '0 C ,.Q
bO '" ClJ. ~
.<=: :s ... :g :a >
o'r,l 0 <Il ~ '"
~'~'ii'~a~
... :> 8 "0
..l!l .l!l lil '3
-8,5 .~ 2 li ljl ~
. J..I...... V Q) Q)
~ <(l ,!!!."o !:l
;;: 15"'g ~'",
11
8 .
A.....
's!
g'",
'"
.e--~
'E 8
~,.g
, '"
-
'E~
E .~
'"
'S ,.Q
....
~ 8
"0
;::::"3
'-l:l 0
~~
al
-q;
"O"OCU
lil lil .5
:E ui"] biJ
~ 11 G .5
- <tI 0 "'0
'" 0..- 'S
~ ~,.Q
{i~"OJ!
;::l '1:: '3 -.:l
~~~~
8Qlgj'~
'S- gj' ~ 8
0".l!l,.Q 0
cD Q) c:: S
..e-- 8 ~ .e--
'El(j!l'E
~ bO._;::l
...;
.
li
<<
,
<<
>
.
~
.
.
o
;
~
o
o
.
.
..
~a
,~
i~ .
~~
..
>.
<.
U
;~
~~
f8
~
.~
~
"
..,
~
,9-
~
C-
'-
'i:!
"
~
"
'1:
%-
"
~
~
." ..
1::..5
e ~
.....
"
'&'"
~
.~
~
'g
t3
- ~
<:! 0
'N P '"
l:: 1; .~
'"
;: "
- -
g ~ ~
<>
c '" ...,
U ~ ,5
l(j .~ '" ~
.S oi
~ <- "
- gb ",.
'" "
:s '" ~~ ~
" "
Cl <; 't:
.t: 2-
'6 2- ..
.~ . ... ~
~ ~ -.:
0 -.: ~ ~
~ ~
'" " <'6 p
"" :1:.
~ J!! 1; ~
<
:1: '"
-
'-
U
.~
,0
'"
~
~
,
-
u
gb
c
'2
&
o
;;::
o
]
'~
'tl
C
'"
...
o
o
'tl
'tl
ill
'"
OJ
U
OJ
~
'"
~
;;::
-tJ
o
-
.0
...
OJ
'tl
.5
u
...
o
.2:1
~
o
u
'tl
OJ
1::
'iil
r:>.
:3
'" u
<U~
j 'e
E~
o
... E
o
'I:: ]
.2:1 '"
~ OJ
"6h
'tl c:
~~
O:l'tl
c: 0
'::l 0
~ ;;::
o~_
bO :g OJ
,5 ... E
x . 0
;,:::l "! ~
~~u
'"
bO
c:
:g
'5
.0
~
,
x
o
of'
~
'"
g..
Vl
oj
'"
~
.Jl!
...
::l
'"
OJ
>
~
u
OJ
..::
OJ
...
>,
io
tE
'ci
u
""'
I
,. \ ~l
..~ q
it- ~.
1/,- - '!
14i!!A'.. !t
fI ('~;,n'l"'--n5ll--~n 1111
'" ,I
~.; I," I
rfC' ._\: . .
. ~,
:--- "" ---I
Ii 'II' "
It ':. ~_nJ h
U ': ~.' ~ h
Jl ~'r'W'" t II
,1 " .t , . ,_ 1.
",f 'I II
(\,I
...
.E
<.J
(\,I
.....
....
,.c:
~
~ - 'U..V'l"'t:$:::
- ~ ~ "'-^::: -
::: ~ - :2' t:S :s
~~.s~t:~
V'lo<>~:-;::;:sc
~ :::;:$.V'l......
..... t:S ~ ;:; ~
~ ~ ~~ '" ~
'S ",';: ~ c
~ U;:$ ~;::
t1 ~ E t:i 0.0 ~
't;--~E~5~
::: '"" 8 '" IE is
.~ t1 ~><'lj;
~.8lg~~......
~~] ~~.E
!; 6 5 ~ tool ~.. _"'"
i3~~:::J5~_1
~lC~V; ~fo..
.-::; ..::. tool ~~.5'~
ii .is-;=: ......
- ~_ ~ ~ ~ :5
~ 't3 a .~ v.. ;:: tool
~ .~ .~ ~ ;:: :,g .~
r-'l .~ .E :: .~ U ..I::l
U) l/) V'l;:
c '- ;: ~ :::t ~
<> t:L...::._ ~ \C.,--
~
....
"C
-
....
;:l
I:Q
cJ
l!J
E
::l
'0
u
&
.~
r:>.
'tl
ill
o
r:>.
x
~
oil
'"
....
C
01
E
01
lil
,5
"0
-
'5
co
01
~
...
.~
rJl
01
o
-
....
....
~
OQ
"
:s
's
""
~
~
oS
13
'E
"
"
OQ
~
8
.:i
ttt .5 J!j "0
-'"' c: "5
-.:l OJ 0
'tl E ..c:
[f) I1J Q) II)
~"'O......VI
~ :=s QJ .....
(I) ~ 1000 s::
~ V Q) (l)
~ .5.:; E
Qj I1J 0 ~ i-:
Iii ill fo ~ ~
~ 1:di~ 1ii
_~ '"O..~
- i!J - 01 ~
~ ,~ ,$L ,rg ~
.... VI 0 .... ....
to Q) "'" ~Q)
'"0 0.. e ~
Q) iU ~Q)
:u f':'0 ~ "'"
-8 ... '" ,>,
01 01-
~Q)~.oit!
I1J E ~.:::
~~8E.2"
o
1i
If
~
~
o
~
.
~
t
~
o.
il!
~
.8
<
..
0:
lS
'-
~
.:!
Sl
~
~
-
"
"E
"
~
a
~
"
'I::
~
"
~
"
.::
~
~
t\1I ~
!,~,i' ~
/ h .g
, /' If~ ~
~
OQ
~
"
a
....
cs
g.
r:>.
.l!l
.~
~
c:
o
~
'"
"5
u ~
'BlJ
'" 01
='~
'" '"
;;:: ;;::
- bO
C c:
G .-
<r:: ;;::
'~li'
._. ::J
Vl 0
..
.0,
01
-
'"
ell.
"0
c:
'"
E
...
o
~
c:
;e
-
'5
co
c<i
tl
~,
J!l
0,
o
...
j
's.,
'tl
01
~
P..
,
~
~
~ -5 ~] ]
~lB;a~~
-p 3 -001 !:h
..c; - 0 <=:
;;:: ~ r:>..~
>, ... 'tl
..:::::l t/) 0:::::
bO '" c:::J
,5 '6\,.c- ~ .0
:9 0 ;:: '6h ~
'5 - g 01 "5
.0 .2:1 0"':; i!
ra 0 Q) $."
cu1r..uca
~ 00 ~ r:>.
;]~Q)~
c: ..c: "" 0 i!
I1J VI i> ....
E _ rJl <Ii"c
..2 .S! ~ 00.2:!
01.0 _ ,5 u
OJ 'Vi fi1 :g IS v5
..c: ~.z: 'S ~ ~
!-< r:>. 0 .0 u '"
.l!l
ai
E
OJ
lil
e
.B
u
.l!i
~
...
<
01
:E
'"
...
'Iii
OJ
'tl
:3
fJ) 0.5 Q)
";.8_u..o
'1:: 'E
~ ~ Q) .8
El ~ ~ OJ
.- 0 8 Fe
u .c- '!>
1ii .~ <=: .l!l
-; Q) c:
II) ~ ...... Q)
~~ ~ 5
,Co 0 'S: Qj
bO -tJ 'tl
c: '" 01 ill
:a!""""=OJ
- '" i!J.<=:
'5 >, 'tl !-<
.0 01 01
?J E':; .
- 0 ~ ttl
'" u;fi '8-ii
~ -5 1ii 01 ~
Q):E-e~'o
~ ;;::::>!-< r.
N
.l!l
ai
.E
'"
OJ
b
~
e
~
'"
01
'tl
'"
~
~
<=:
.e
01
6
~
o
o
~
'ci
''''''
"5
.0
]
'"
12
'"
E
]
'"
"8
~
...
<
u
oj
'"
',gj
01
::l
o
..c:
-
'Iii
-
Iii
;;::
'"
it!
'1::
01
iU
E
~
;;::
:f-
it!
::l
0"
fo
:E
""'
~ '" ~
.B "1::
~ ;;::
01 .0 0
..c: "'-
-
OJ
.0
>,
'"
E
c ,~8 t
~~cL=
O..a 0 OJ
U _...
'" ..i!:1
~"'~
'tl 0 '1:l :a
g ~ 1ii 'OJ
-m ~ ,..c:
-c:-
,g 'gh
~ c:
~:E
's]
::::::
.....
'"
""
~
",Iii
bOC:
c: 0
.- :c
"0 ._
=."0
::l '"
~ b
..
-
'"
..::
.:l
c:
'"
:E
~
:a
...J
...
o
~
-8
o
U
OJ
.2:
-
1:
o
U
OJ
'1:l
-
'::l
o
-E
'~
J!l
o -
o OJ
... r:>.
- '"
'" ...
Ii:: a
.0
..
'"
'"
N
'"
P..
'tl
1ii
.l!l
<=:
OJ
E
01
-
01
...
OJ
;;::
E8
..c::
'"
'E
~
...
::l
o
U
oil
-to~ .~ ~ '8 ~ g. ~
!:: 0 'tl .~ .... 0.. u "Cl
,g-liisOJG.l9:l
"'~g.n.~~~~
o ::J o.u u "'0 (f.)
.:I3:g"'ia:B:a"'~
aqiB:agjI~
(l) Q) U u.... ;::s
B bOB ~ J9'5 'th-!il
u .5 ,5 :fl..c: 8 OJ OJ
OJ "Cl ..,bO ~ Ob
;g '3 c::: <1;. := ~ .~ .5
:aI'CB .....""~'"
. ] 8 Q) . ftS
"'9.1lo....~flOJ
- !:: ..c: '" <I:i ~
ill ~bO"" "'-'S 0 .
:fl~qlo"'gJ g1l
!:: 0 "Cl ~..c: 0.. !ll .... :E
res ~ .b1J u cu ..... c.. 0
~:a~~~-lii~B1U
oj
.9 ~ Q) (JJ"'~
..0_....
:e "Cl ,t:> ~
!S "Cl '" :l '"
'- ~!: oia
~
.::! .~ '" ..c:B-
~ gj >-. to '" ia.
OJ
" "Cl_OJ )(.2l . s
"" cU ] ~ OJ :fl "Cl OJ
'5 P.. :l~
... ..0 .:13 !i!- S <,.g OJ
~ .. ~>] 8 "'Ob
. .::1
~ ii OJ 0 .... ...: E .5
~ " '" !:: :e o 5 ~
l! <I:i u
~ ~ ~~] bO $ .2 l:l
.. ;g~"Cl~
1 .2"Cl"Cl '38fiiSt
e- bO :a :a ..0 >-. OJ
~ ;g $ ,8 =th.9
~ E Q) ns _ ....
- u '"
'3 '" Q) If:e 'r: -5
Q) ~ 0
I'C tl ~ u '(j) _.~ oS IV
- '" bO
.... .... <~5B
~ OJ5 as ~ .9 "Cl bOS j! !Ll .0..
:aOJ~:l. !-<"Cl:<J
"Cl!llU:fl~o::g "@;G
:lo .1! ..., '" !:: -lii 's E 0 .sa
... '" '" ",..0 OJ U ~
..c: '0 0 bOOJ :t:~.$
U)..:::;.QJ.....s::s '" OJ
'" 'm 0.. ' 0" 0.. .....
bO U)!:: "Cl ~' "Cl
.5 j;! '3 .~ ~ '0 c:
'0 OJ to "'..0 .~ o:l co
:--t~b.O.w.....2:!(/)",o-oQ)
S!::.sOJOJU;- 1!-lii'~
~ 'O;s! ..orf,~"Cl '" ;gbO'O
;:> ~ 3 "0 - ~ .& . '"d. . -
2:j.s..og~'3'ea. ~.
.....r:'~..c:,t:>..o.~ '3",~
o '" !::~<il:=- ~..o0:9:E
OJ ~ fl ..~"* oOJ 5! ::
B ~ ~ a1 ~ ~ Q)' ~ ~ .,_ff tj
'" 1L "'[; 1L - '0 :l 0 'tl OJ
j!5 ,::S~.gil~'3-!il
E-i8~,.g8Cf}.S~~..c.8
u
!i
H
II
If
It
Ii
it
f
f
.SO
1:;
'tj
~ ........ . """"...... (/)
~:al!loo'~
5..... 0 {f.)'~....
;~I t1} ~ 8 ~.~ .s
. 0..5"Cl.e-~8
..... c:.... U)
o '0; co Ji'@ ~
~~~~08,t:>
c:5'r:1!"':-:=
.. Qj Cf} Q) ~ c:.....
:E'$;;m':8s~
",~'a....",o..o..
8o:iog"sS
..-: '0 >-. '" OJ 0 ...:
ia '0 lJ' .... [; U :a
~-aija:i..8'"d]t::
~Q) $>.ia",O
.til 5 .is ~ 9.i '9 '" g.
o..:COr:lOJia.:t
..9~uQ)g'r:
(Q: QJ 0 > OJ _
> l:l.:a!:: ~ '"
S::Q)e o o ftS 05
...... '0 o..~ U u E
.,;
I
l
'S
.~
"
.~~
tl '"
... '"
""t
.5 .~
:!:l"
'S
""
~
'I::
l}
'"
~
I
o I
f
-
<::
.~
'"
;::
;:
8
~
~
:s:!
;::t
t:l
Q) ...... ID
~~~'g~
... OJ .t:l: t) ~
'" U '"
bO'e1:lg.~
.6 8 1:: --:5
':';:I .... Q) "0 Q)
,lS 0 j;! :a ~
~ ~ ~ .. ~
'" "Cl OJ <I:i
..c:, OJ ",:0 OJ
bO '0 Q) '0 '0
g~B'e.9
!:l u. 1l
~~~tf13
'0.0 J:l",
~oot1 ..t)
ust::-Q)""""
QJ ..... ttt ...t:: ....,
....."'O~~"'3
St'3.E:....o
Q)..ooo-lii
.~
Q
~
~
I
....
o
]
.2
~
]
~
~
'S
tl
21:
~8.
8
"
'-
ii
~
~
:1l
~
B~~~~]~.~~S.8~~
'0 .'!:l '" >-'..:: ~ ~ )(:: Cl) :E
OJ$Q...l9"'u:flS!'" ..-:s
OJ ~ 0 .... e .E:! .... 0 Q) ~ ~ OJ:) t;
!::o..l'toOJ:fl"'@-:5 ~S""
"'....,0"~.5:a!:l"'.~~ ",:0",
co ~ m - _ ". . ~ - Q)
H V '" ill '" u ';3 !::
,502"Cl .slc:OJS"':=
::g :::! a 'S ';l ";'~ "'. :;0.0 OJ
.", '0 '" 00 ia '" > ~ Qj u 1! "Cl
"", _~::Sb080"Cl"''''';3
.o:::1!iQj' "Cl"'o..!::'::;"'~bO
~ o;fj:: '~!'l >-.00 '"
=a", ",';;00"'5 1!~5!
!:l "'bO'UU~ ill"",t:>OJ
g~] ~~.s 51l-5 Q) u~.
~ "" !:t!:: ,:13 bO:E ~ ~ '" ~ ,~
as "'::s!:: '" "'.... ~ '"
e~,t:> 0 ..sa!'l;>okQ):E~
::Slll'~,~~"Cll:lo:!l "'o.~
8 Q) ~ ~ . f/} ~ ~. ~ So ~ 5) .~ rg.. g
~OJ'3"Cl'iil o..OJ.til,lS::!:: ",]
o Q)-:5..o fii:: ~.:I3~~,.g 8~ 0"
.ci
-
<:l
'g
!::
- ....... ns ...... c:: Q)
2 "'... 0..6 ",..c::
-'..s:: 0 ~-
S ...... _ Cl) 0 .....
'" 0 :;; :t: _ 0
o....c:: 0.. '" .2 :0-
1l:6"']~~
v Q) .~ g .... en
~.9g~~~
- :c - '" .~
.... I'lS >. c; :g
Q) roo: .... - 0 .-
.0 "3.~ ] '-8 .E
"'O.~ ~ ~ Q)
"3"2 ~5~~
]QJ ~ ~ c=
Ul~~~~al
gj, o....c:: 2 '" 1:
S~=1S.&~
~ '- ~ Q) I'tl <1J'"
_ ..... Q)..o ~ U Q)
.- "0 u;.::::: 0 rtl Cl)
=' r:: x '" 0 o...l:l
.co t'tI cu "'0...... tf.) V)
l3
;::
~
:<:s
S
~
~
~
~
I
u
~
ui bO"'O ~
~,S ~ ='
'6]",]
~ u ~ .....
=' r:: 0 0
..0 '-.. "'0 ......
r:: l3 .5 V.
.~ 0 ~ -
:c 1!
~ ro. >. Q)
~ 'g l'l 6
:;; ~..l!I ~
8:~,g ~
td 0... frl. ~
[!l =;a '8' ~ "3
o~o..,.o
r:: "Ow g) 1!
t la,S '2 '"
C ,..":9 8 (1)
oo.__~
6 .il .E l'l ~
>-, 0 "C
:::: ..s:: u 0
5 '2 ~ 'C
'.::2 ro: .+;i Q)
.!a 0... f.f.l c..
-' Cf) ....
~, ...,,fl
tI) ::B 0
'" 0) ~ e
..00.. Q)
6~'j3
'" r::
x 2 c;
Q) t/) .~
,- i2
l3 .~
8 6
~]
'"
o
0..0
6 ~
'"
<::"C
o '"
u lil
~:9
.~ l3
~ 0
'" u
~
o .~
r:: w
ra c; 2
s:: .... ra
o :9 'C
w'S 0..
.5 .0 e
= Q) 0..
'" _ 0..
~ >- '"
'" ~ r::
." rIJ ....
"C
"3
o
..c::
Ul Ei
IJCJ~
r::
'6 ~
:s ~ (l;t
...c ~ tf.)
-
~ 'Uj-r;
u r:: ..,
'" 0 '"
"'u"C
'tl
r::
'"
gj,
r::
.~
'tl.
:::l
::s.
..c
<Ii
~~
fl1;l~ ~
~~ "
GU 0
t
~
i
So
~-
~t
-.
~s
oll
"
.
~
U'
~ C
II
"
~
G
9<
g~
€~
00
/lE
I
.
w":: ..... c; w c;
:sg50~;s
v'tit)"'O~.~
.g2'~~",~
.S;So~o~
u u _ ...... '!::l
c!.....QJo...oca
1JCJ"'.o6.S:c
'fi)ul:g0"'0 c:
QJ "; ::s u -== 0
"C 'C 0 '" ::s u
w2~.5~"C
.5EbOgj,u~
:g c::: C; :a
.- ...:-........ >.
::s 0:;:: "0 '0 c:
...0-.5] 0
Ei8~.ol38
,_, o,.:g
... OJ "'0:::: ':,tj
~ -' c: res I'lS
x ~ '" IJCJ> r::
'" Ul 8 s:: 2 bb....:
QJ~ 0(1)'-_
..c:: 0 6:;3 9.1
f-l S..E. tU ~ "O.~
.ci
'I"' ;;:j j"
',' .....
~
"
'S
S
~
E;
,>-
'" ...
'"
6
~ 'c.
0..
'"
'tl~
"'~..c::
..c:.-
Ul 'ii:
~
g) &
!:l.~ ~
tll3 '",
.E8.s
f.t,I .>.......
- 0
Co <il :;3
]jf
.<r: ... ",.
J <; "..
'-'-
'- '"
\::'-
" i:l
M <: '"
-'"
"'.
t!
'"
.N
~
""
~
oS
"
'-'
'E
'<<:
.'1:i
it
~.!!
J;
h
'"
li
'"
'8
.~
.... "
~.~
- ~
2:..
o~
1:l]"
t"
""
"
~
~
-
'"
...
.2
u
2
:e
....
<
"C '"
"3~
]...
'" 0
~
'" '"
"8 ~
<116 ~
g
~
~
.S '"
1JCJ6
.5 :il
'tl
'3 'm
.o'i::
~ 8
'"
r:: B
Co~
~:s
.", '"
2i~1!.S'i::
r:: +J..!!!~
e e _ ~.s
OJ ~ t Q) Q)
OJ '" > ~
'" B
- -€ ~ J!l
~iil]1lll:
~ IJCJ :;; 6
;S .~ .g @'.~
~19 ,~ 0.. i5
'" r:: t:: ",..c::
~8~..o"'Oui
~ - .:0 fa ~
.!:: g "3 r:: ;::
tf.) >'0 bDQ)
~ '" c..c:: ';n:9
i! .~ '" '" ='
~u-e_"'Ob.O
..... Q) Q) r.! $-I ~
~-u-Q)OJ
0:2 ]..r::..c::
=: ~ Q) U ";;}.-
~< ~ ~:.Eo
t'..
";
:::
'"
~
"iil
""
E
"
8
"
~
.~
'&
E.
'!!
"
"
"
~
!5
"iil
~
~
.l!J
ai
6
'"
m
'"
r::..c:: "C
<a -g .&
tnl/),!S
'" . '"
].~ g
:B ~ l(l
.l:l w
"'.5 :;;
.o"C'"
"O~8:
"3.0 '"
o Q) _
..c::~o
,tI) ~ s:: l3
~ O"Cj s::
<ilt:"3'"
~ "'0 6
. ,0-.,.::: ~
Qj ta-- fI:J ~
. g. go..!!l ~
:;;-E~ .~
Q.,"..... i> >
oj
oS
e
"
E;
~
...
~
.,
""
"
"
.~
~
'"
~
'"
'1::
~
..
IS:
'<<:
~~~]:
g ~.= ~ ~
..c:: .0 g 'C ~
Ul "':020..
r:: "C '" '"
,IJCJ ~ 'C 6 B
0..c:: '" IJCJ
"C :> r::
.... .'- "0
~l!l "C::a 91
._ +J <IJ .. ;J
'tl 0"C '"
=a Q) '0 ~ Q)
..c~~~.o
o c: ~;:::: >..
~ 0 '"0 '0 ~
e:--"306
B].,g'"
o "C "ill 0) IJCJ
e:,~ ~ r:: e:
o 0 t'tS ~
~ ru ~'Ci.)
<,)
~.~ '"
c: "0
'" '2 6 !3
c= OJ Q) 4S
'2 g.';;
..c:'iii
J-I .~ .....
OJ ~ .8
.;;~
"0' 0 "'.,5
lii]~_
'" 0
~ "0
0~~2l
o 0 'fa 5-l
o 0 ..... (t:
"0 ~ c..r::
U) vi' Q) ~ ..g
;;: ;;:..0 .lS'0;
o 0"Cl .... 0
]]"38,c..
.- ,- 0 6 6
~~il._8
..0
"Cl 0;> !:
"3 '"
02 ::s
ii g'
.... ...
~ OJ 0
c: c.._
c..",
'S ::;1. U
'" :t:l
c.. ....
o '" "'>
.....]
5 ;;: .z
J:: "Cl
~ -:-";:i
.9 .19 ,0 .ci
tf) t:....c: 0
.. 0 t/) :c
(ti N tr.l .a
.....J:: ;;:.c:
~ 00'"
&'o..c: ] .~
.E .z .~ .5
~
rl
] ~ .z 5 '" ,~.,5
'n; .8 5l ~ '" ;>, >,
::-~ - ELl! 01..0
.... i> rtt .~ > "'0
..0::::>':0 2.
~ 3" e (L)'~ '0 ~ ~
62 m OJ I-c :....
'" '" >, !: r!l '" ~
;;: 5 J! u .'" !:l :a c..
.g:ef-< iS~-56
,5 0 ,0 ~:E 8
;;: g. '" ~ ;;: ~
o;~g go~!3.
> '" g'''Cl :t:l 0..1!l
~ Q) Q) m :t:l_
1-4 ":tt >. I-c .5.6 ~ t'I:S
.~ ~ 1: .& ..a o;S .~ ~>'
.Q-o:ll~g~g
.-..J _ c:: U u t:: 0.. 0
~
N
.z.,562~'2.8:;a~5]"*
. i:: "' 5l m ao lil ,!., "0 U U c:
<<1_ !ib."'''Cl~m.!!l..",id
U g.E~.F"E ~ 0..c:11.r:-~
~~ ~ ~ 6i .i ,5 .,5] l'~ ]
.:a ~ ,..f:! (ij r:; >. == c::: CI) .9 OJ>
"0 . -' 2 ,~ tC ~ .a .- =: Q)
6] ~ h~ .. '" e U5:t:l .... ~
(d"0 tU. tel tl roo c:j . 0 0 I-c
"Cl 6 '" .lS c: ~ . 0
c: liioo",l1'iii...o"Cllilal
. id 6- c: -5 l! .~ 8..:gj 9.t .;; "Cl
~ ",0 '2::l ~ 6 0.. s &'0 "Cl
"'J::",~",]. '-e "'.8 lii
11 ~or::- ~2l8..o",,,,
. ilI..8 U c: 0 !lP'iil'- 5l;;:;;:
- u:: <<I :t:l ;!:l 0 .r:- '" - 0 0
.ES"Cl .'" '" c: "Cl '" .","0 '" "Cl "0
~ Ob 9,! 2"0 I-c So G I:=..S .5
55 S '0; e ..6 .~ 'r;;..1!l e ;;: ;;:
~
'"
:<;
~
~
"
.2
~
:!ii
]
~
'J::
€S-
o;;
~
-
"
'J::
"
~.
"
..,.
"
"'"
""
'"
:!ii
',.
"'"
~
"
'J::
€S-
o;;
~
"<:
] .rf.2 ~ ]
:9i!.?..a
tfj ..... 0 -l-t
m ::s _ Q) (L)
'l: ..0 8';; '>
.& Q) "0 m
s';;liii€t=:
Q) 10-0 fJ) :U.:; a.i
~~] 5 ~~
0.. I-i b.O 0.. fa
e'22, ",lil
8;gs.E~~
.0 00.,5 0 '"
-;;.5 ..$ ~ .5.
'n;.zil'iii~.....
't1 ~ ;;: ;;: 't; ~
U 0 ~. . 2 :a
J!82-:5E;t'
~
'"
.is .....Q)- <e I-i,~ >-.>.Cl> Q) >..
Q) O..c ~ ,^ 0 ~ ("Ij lU'~ ....c: l-t
"'~~.a co c: '" E 6+J~ 0
SC!..~U Ob.O ......OJ)ti
000 ..22'-eS::~'i::JoS::Q)
.5 ~ ~ :E ~'S ~ ~ fa ~ e ~
'"0 J2 ~.- I-c -::;:..,;,.ft! 0 ..
== 00 t'l:l (/) 0.. ro .~ ".,. - _
"'c:oo '" ...~> 8-0
..a .- s:: s:: tC (t: 0 ~ 0 Q) 0 0
~]"'O_'-~ ~ ~Q)ti~..s ~~
...... ..& .- fJ)...... ~ c: ..e C) c..'-
",x::l;':::>'~"'~1:::l",'"
..... (1).0.0 ro OJ- t/.)+J Q).......
OJ "t:S (1) .!9 E .......~ <( '0 fe'a ~
..~ ~ ~ ~ ~ ] ] t3:::l :E '~ S
~~-""".o5ool ou'.'" ~
_ ::s ~ ::1. Q) :::: 0 .....
'" ..... '" '" 1: "'" '" c:
~ ~] ] is .(s ~ ~ .: ~ ~ gf
:@ '0; !: CJ . ~ ~ ]. ~ 6i ;a !: :g
:a '" 0 ~ ~ '" '" '" u ~ .- :t:l ,_
;.> ..c: <:: -....c: .... <:: c: x ::l c: ::l
CCl...... 5:; 0..0 u..o s::;.~ Q).o OJ..o
cO
-
<::
'~
l::
'"
;:
;:
c
U
OJ;
",.
:::
'-
::g
'::;
CJ
.~
Ci
'"
:tl
~
,
-
;]
~.85i']o
..0 1:: ;;: ~ ... r!l
ro .ffi. fa 5 fa ~
(1) '00 ..... u E a
Q) ~ OJ 0 (l;$
:g1-l~>UX
> bO:t:l-o'"
0>' rocQ)u)
~:2-g!5",...-
- b.O 1-1 U ~ rG ta
,- (l;$ Q) 'U 'i::
.8 ..t: b.O "'d 'C: ~ ..&
,~ c: ti ..0 :t:l !!l
'" '0 ",. t::
:g..,*~~'~~
.~ .zi.~ 0:: ~ e on
~ ... ro Q) .....
"Cl~&'o:a6u6i
~~ji~tl
~
rl
~.9]-;U~
.- Q) ta "'0
"Cl::l '"
'g"O ~"'"O
..0"0 -2 ~ g
Q) ~]'o ~
.;; ~ "; ~
...... 5 b.O.E .-:::
'" ~ c: '"
"0 ._ 32 '"
~ "0 ~ ~
S ,~ IJ ~
.z ~.8 ,
>'2l.o5
(l1 ..-t:.:::l '.d
6 ~ :B '"
.... :c .....
0..0 c.. 0
e 5l' ~ P.
.2 ta .~ ~
C/)..o "0.......
~
N
'iii e
"8 c;
'" .lS
E .~
6 '"
o ...
u .'"
.ra .-:::
-:; e
.- c:
5l' ;;: '"
"'''Cl1i
..0 OJ Q) ... ~
rti 0 \U
00 ~ ~ g,o
.6 >, lil 6
3! "=' 'iii -'S .
'S ~ ~ v
..0 ::l '" -5
8 "0 :::s
o '" '"
;bbB
00
-
<:!
.~
~
'"
~
;:
~
:<:;
5
(C)
~
'"
:<:;
~
,
iJ
~ Q) - (/)
5...s to "'it1
u c:: -:5 'E:;
ro '" .&
'O"C 0 '"
'" ::: '" 6
c:: '" g},"C
o :9 5 la
III ~ :0 '"
eoo__
.5 U 'S .b
"0 OJ..c tll
_.0 c::
'S "C ~ .~
..0 ;:i Q) ID
"" 0 c:: .c:
o.c: Ill'
o:ll...... ca "'0
III l!l 0"U ~
2:! ~ Q)'o
<a!i1566>
o ~._ ~ C'l3
~ ~~ ~ ~
~
N
"'-
~e
"C '"
;:i ~
~ l! .
.. ~ bO
'" -'" .5
ta:E"'O
'C ~ 'S
2-..0
'" c:: '"
6 '* -:5
'1j,..... ......
c:: ~ 0
i<i 0 '"
III ~ 6
6 - '"
'-'ta.J:
.B .15 i
""0 .~ .-
0'E-l!l
P<: III "C
~
'"
'"
.~
-
-'!
~
~
'5
~
~
~
E
,e.
~
g.
-
"&
~
o ~ Q) l-4 s:::::
..... tf..o.:S ~
~:a::g o'U
.~~ g ~
Q)..o ~ tti'~
.oijj$~]
;g ~ ~'s '"
g$~8g
.c: ",'" '.0
tf.l ~p... ttS
g m. -:5 Ci
'.0 0..J!l .- ~
c:: "" 8 is: "C
il 0 ....
ca..r::- S
III "'_
- .", 0:: v c::
.~ ~ .E ~
~ '" ~ '2 '@
Ul-:5.c:<I:I.c:
.~
~
....
, ""
bOO
c::
;.c:.Ei
III b
'" '"
0::
0\
-
~l
'u) 2
'> :e
....
'"
g '"
-:5
-:5 g bb
.~ bO.5
.5 ;g
"C ,-
'" c:: ;:l
~ ~.o
"C"'~
'" "C +>
:::::
'"
""
~
g; 56
~~
"C
'"
.0
'E:;
U
III
'"
"C
III
'"
'5.s
o
....
bO
c::
'~
..9
::8
-:5 ,~
.~ $
;:l
g}, $
c:: "C c::
:si "3 OJ6
..... 0 Q)
~~aJ
III OJ
"'.0
b"l:l
c:: "3 oJ
Cl.i 0-
,.<:: ~
~ ~ .~
ro ..... ~
u :0 0.0
;:l 0
- c.. ~
ca _ ""'
c:; e ..c.
- ~ .~
III bO OJ
'" ",]
'.6 .:= ro
Ji.Bl1
c:: .Ei ~
~1~
c:l '" 0..
<.i
Qj ra Q)
o.....c: .;;
~ III
fU;':::
0...0
.IS
lii "'OJ
'.0
c::
.IS .9
'"
.g
'"
~
'"
OJ
;:;::
o
ti.,.
bO
c::
"C '~
~ OJ
'" ....~
.... 2 tf.l
:;1 0 c:: 'E'
.... .0..._ 0
'" "'- '.0
g; .~] ~
'.0
.19 ~.~ ~
.0 ~.l:l '"
tJ fa tf.l Q)
~~:atl
+
.8~~n;"
;".!:: ]'E>.
~ ~.~ ~
'" ~ gj ~ ~
.5 >..<:: 0 bO
S:g~.S.~
'" _ OJ 0 i>
"c; OJ 0... 0
E-4 res ~ tt:::=
.9 "0 Q) ..E
'" - U
Q) ..."':::S s:: 9:!
b ;:: 0 ;:l -;::
s:: .- ~ 0......
~ 11 ....' E ~
b.O~ 0 rc I-i
.5 '="E 0 EO
"C bO ~
'3.580;"'....
c:l;g_....o
~ 'S ,g ti l!J
..0 >i OJ 0
ro ~ -= .S
1ti ..ci' 9l rtS ~ 0 c
.... -::::............ 0
"'O;j 0 >. Q) ......
Q) U 0 (/l ttI "0 s::
~c;~~6.~"g
~~e.~~~g
;3 OJ u 1S 'Vi 0
ora>:n~Q)"O
{i~'Bgju;;fj
'" ~ c:: "< lii .fi ',,"
U "''.0 - !:l -...
.Eg..~Qj.t=2~
o ~ ,"'0 "0 B ~ ~
~ 0.. '" e ';:l 0..6 .~
.~ ~ bOJ9 ] 0 ~
C::OC::bO"'U>
19 ..... s:: 0 <Ll
",g..:9:a:a~OJ
~->_~"OI-i
III '" 8 'S c:: llt '"
..-:5 0...0 'iii :l :::
+
'"
>.
'.0
..
....
8
'"
"C
....
o
"C
.s
....
..
1;) bO
bOC::
:a '2
- ~
.. 0
.~ 1:
0:;:'.0
.~ ~
U
"I:l '"
~i
~ G
~.. J€
~ ~
8~
'"
.<::
>.~
..0 0
....
o
"C III
'" :::
~i!
.. ><
0::<1:1
+
+
..:
OJ
'"
l:l
Ill.
,8
:g
0..
..
~ 8
0..0
""
lii-
th(;
2 ~
.C:: >
._ 0 '"tj
C::"I:l-;:
~ la.2
.0 c:: III
"C .!<,O"C
"3 III c::
o '" ..
.<:: "C OJ
U) .be l-l
J!l.5.2
0"C U
&'3.5
.0 ",.
'5/.s
0""
P<: 0
o ....
~ '"
"I:l-:5
c:: 0
0""
g..o
f; ~
.2
l:'!
"C
c::.
~ ..:.
'"
6b~
'00 U)
'" '"
"0-:5
~ff
~..9
OJ '" ..
-:5 bOJ!l
"" '" 0
Cl -:5 8
oJ
o '"
.,ij -:5
....
o 0
o..~
.5
c:: '"
.~ -:5
OJ
gp ,5
-5~
.. :::
..0_
OnsfU
l!l ... ~
01 0 t
Q) l-l".S!..
6 '" J:l
>. ~ iil
..c .8 Q)
"C ..-:5
2 ,,~
.. OJ 0
~ ~ ~
30~
0.. 8 iil
+
'"
0&
~ Ci
'" 6
6 0
>. J:: '"
..0 .u
bOJ!l
c:: bO
"C '.0 c::
~ u ,_
'" OJ "I:l
:> 'o~
o .... ;:l
U 0....0
+
.a..o'Ot'r:I
'" III '"
~ 6 t'r:I
fj bO'.O fj
~ ,e ;:l
j:i ~;.::: U)
82:2:$
._ t'r:I ;:::::
""O..r::"""QJ:
"3 oJ ,!l! B
0....;. Jt 2
"5i "l-l Q)
'" '"
c:: fjf5'c;
bO.2Ul 8
.~ 2 .B
""0 t'r:I Q) ta
6 ~'O
-:.t:=t'r:It:::
o '60 0:: '€
~ ~ ~ t'r:I
~
.-<
,"" 0
l'l 0 ~
@ c; ,6
~ 0.....
_.- ::s
c:: l!l 0
.. 01 "'"
b ~E
10 '" ~
11 la '[
0......0..
'" 0
>."
>. Q) ~.
..c == t'r:I
"..>0:
"C ,-
'" '" '"
,~ 9J ~
'" .I:l OJ
.. ~ "I:l
.c: c:: ,~
0.. ~ '"
E U 1!
OJ .. ~
+
.~ ~
~
~--d
.B ~
"C' '"
~~
.. c::
6"C
-
6.... g
..o{i
ra o.
E 8
'" ~
~~
'ct t'r:I
..:
..9
bO
c::
::s
..
0..
'"
-:5
~ -
c:: ..
OJ ~
6 .,8
.& c:
::l OJ
0'2
OJo
o..u
o
~"C
'0.5
S i..
OJ.o
~~
::: c::
o..l! ~
'0 ~ a
~$..8
~OJc;
"I:l ~ 8
J!i ~ ~V) Qj '0
o:s~~ocV
8 .~ .- l-l l-l
..... > ::9 t'r:I Q) ta.
'" '" 'S 0..-:5 8
o::..o..o"l:lc::o..
Q) .8 QJ c: Q) (/'j
~1;) c: -:5 : ~ -00
i<i 5 OJ III c::
Q)' .u 0 :9
6"C S ~ 'S
$'O~8~.o
c; Q) OJ ;3 QJ
.e Q) l-l > .;;
~.. :a lU '.O..oOJ ~
- r-"..J" l'S ro
"C "U :lJ 0 "C OJ
C::;2l:lu"3,5
'" " '" ~ 0 OJ
'" i> OJ v .c: "0
eJ!{=6bU"Jo
'E ~ e 'iii ~ .;
8Ci..g~~1a
"Ci
c: .... tJ) .
ca g 1-1 J9
l/) l-4 .9..9
co '1:l ... bO
~ 2
'1:l <<l >< ~
~ OJ' CJ :g
'!il .a bO co
OJ u c: 0..
"?, ;:l .- '1:l
~ .I:l :g ~
.t:> <lJ '3 co
'0 Q) .t:> 1)
'"3 -:5 c: ~
0...... 0 ....
..c:: 0 <lJ
(I) t:: "0 .~
~ co ~::c
'a 0.. 0 ::J
..... (;i 0.. 0..
"'0 1-1 X bl)
a ~.fll s::
0.... 'u
p::: t: 1; ~
GO
-
'"
-e
.,
;;
;;
'"
u
l(l
l::
'-
~
'S
Cl
~ Q) Q)
g::c -:5
'u;
'"CS 'S: "'@
:;0 Q)
.L: ~ ::l
r/"J O.S
E ~
1.5!
..!B c "3
Q) ..... 0
~ ..c::
o >- tIl
8'c "S "0
Q) o.t:> !3
,E'O:q8
~ ~ .$2 ca
o :l ~
U e
o,Z,g
'0;
",.
Cl
'"
='"
~
,
li)
~
u
'0-:5.8
& .~
'0
Q)
, C
bO ,~
~.t:>
:0 E
._ 0
:l U
.n Q)
.n
Q)
-:5'0
'"3
o
{i
~$
c:: 0
o
, ...
I]
co tIl
J:: C
, co
$6
J!l-
o ~
8 6
~
ro Q)
:ij .~
...
~'1:l
~
>-co
-
... tIl
~o
z 8
0::-
...
Q)
..c::
0;
bO
.8
~
o
::
..c::
U
:E
::'0
.l!l ~
@'1:l
1) 6 'u;
5j ~
>-6::::
co Q) '"
:: Q) ::
n
If
~u
,<
,0
oh
C
3j
"S
.n
Q)
-:5
."
:c;
l:
.~
.,.
~
~
..,
.~
]:21.;
co ;:l -
$]'0
'" '" ...
'1:
OJ "0.&
ni c: ~
6 co :a
bO '0 -5
.5 ~ '0
~jlii
.n co Q)
~.nU
o ~
~ ~ j
'0 '0 iil
C '"3
~ 0 .5
o{i oh
'0 ~
-5 i2 Iii;g
Q)~1i'S
(5uQ).n
Q)
Ol
c:
o
"" u
o '"
"'-u
0<1><:
QE.~
o o.e
... 0
o",E
o~ 3
'ii:::~ 41,)
"'"...
O~15
::l;02
III
E
2'0
~~
""Ill
.g~
~o
d
-'"
0'0
Ill=<:
Ol..
C:c:
00
-<:-
\.)Q.
g
.~
...
.E!
~
'B-
e
-
'"
'C
Q)
-
'"
~
-fii
'2
i.L:
::::
~
\l:i
oci
gj,
'"
g
U
<lJ
.-
'0
Q)
...
co
:!:
'~Q
~.~ "0
~Q~
Q.E<:
.5 t: Q)
Q) QiE
Olo.e
13138
"".c: Q)
Ooe.:
..
~
n
"11
6,
.~ e
e:a
H
"
<:>
"B
...
<.>
.>;
]
t::S.~
.5 ~
'S 2
<l ~
l< <l
<l
..,
~
1}
"
~
-
"iii
..c
'~
~ ta [}.o m
i5 :> ~ 'Q
...... t ~ ::s ~
'" :> 1!
~ ..... ~.fi t
tIl -:5
.... ~ bf)~ 0
@ ;;g ~ 8
~ (l) ~ ~ ~
..... -5 ..c .... 1-1
& OJ t..E ~
OJ ~ oS "E ~ .~
~"-t ~ ~ ~ ~
u..c 0 ..... ~
'2 ~ ~ ::; gp
co'O~.no'2
~ 2 E 'u) -5 III
Q) r3 Cl) iB lD ~
::E ,g Q) 0:. 0:. ilS
"22 --5 '0 ~
"0...... ~ V) 'S:
11 ] 6 .~ '50 g
.~(/'J.9..2:!"5"O
c:= ..... {.f} ~ 0 ~
Q) ,- '" c: -:5 '1:l
6 bl> >- '0 .- co
0:. ~ co ~ :: bO
..... ..... !> ttI c:
::l "0 ~ OJ co.-
0'":= ca""" c:: 2
Q);:l .g-:o~
ra..c-B :-;::0
~u bO ;:l "iii ;:l Q)
c: V,l 1-1 ..c ~
'P. .~_ .c bO co
". u c:. 1-1
.~~~~~
6 Q)"1J .;( 0:.
~ ~ ~ ... Q) 8-
Q) ca ~ ttI ,...
6 1-1 Q) OJ OJ
;S.8~-:5-:5-E
-
~
Q
li:
0)
.11
E
o
\.)
~
~
8-
~
o
"-
~
'"
~
t-.
Y:;:~N:::::~;:;~::;~::;:~::::{{f;
~
e
.,
~
~
":::
"
5
.:::
<l
"
.9
...
'E
l:
...
-
<l
'I::
...
...
<l
t:
"
.<1
I::
1}
"
~
l!
'-
.,.
"
<l
"
...
<l
.\::
1}
"
'~
~
Ol
.E
<:
0),
0)
(j
'"
ft
-
Q
o
e.:
5
'-
%-
~
'"
...
t
..,
:<;
5
~
'B-
e
~
"
.~
1}
"
IS:
'<:
c::.
'"
-
<::
.~
;:
.~
Cl
<u
~
~
.,
-
u
w
CJ
:rr: JJl I'"'""' !e-
ll.
s
CJ !
1;
,g
~
0
'"
irr 1
01
- ."
~
"
:::
~
..
a
,
"
"
~
,
1:1
~
~
-
"
""
"
~
~
'8
'~
l::
~
~ ~
o c
- Cl
0..",
,,-
'" "
~~
x _ ...;
QJ 12 ..::=
>'OJCO
(tI" !:: .-
S ~Jj
gj, c .6
r:: :: -
'," " OJ
~..o~
2L ..,,","
01j,.....
~ ..- .9
o ~ 0
J:: " ....
~ ." S
.8910
(f)~J::
,'\ ~~
't;:JjeO'"
'" 0 _ c C
~ ~ -'2 ro
"'=E"'2L~
g.~20E
..r:: tf) ~ _....
~ i5 ~j ~ .,
..., . (tI Q) Q) ......
-"" OJ 'C .... '" "
'" " Q).8 ."
~.!3 ~ tf) b.03!
'.. c '3
;: ~ E ,g .<>
~,~ ~ .5 00 Q)
c:;:: JS '" -s
.- "
;: .<> ~"" ~.9
c:Jj.:a O;z ~
,g - 'S .... !!...&
~ -0 .<> E'<> '"
.8 ,.5 1? 0 ~_-..g
fJ) ~ U (1).00
u
.....
~
.::;
~
~
'"
..,
EO
:::
~
l:l
~
~
~
~
...
"
...
"
.~
!S-
..
Et
-.;:
,
::::
.....
'"
""
ti:;
.ci
. "
"
I! p t! ~
'"
-
if f];. i~ <3
I ~ iI I 'e
~~ 1111 i " 'v.;
EO OJ
~I .' t! j! EO Ci
c
h H..! .~ " " -
Ii t!.~ c
~.s! ,g
h .~ ~ OJ
"g " ....
Ht 0
"" -
..!It '- Ul
- tl
~.." -
'I '"
\" !u .." '0
r: 'l:; ....
., (l)
~ s
.g S
!S- o
.. U
~ r-.:
~ .S
'"
'" .l!l Q) '''' ...."
c:: r:: ~ Q) 0 0"
o - 0-5i
J:: S..c:: :.::: o..J::
Q) '" '" .<> 0 .1Il
$..j 0 ro ..c: Q)
.9 bOe="t;; 00 c::
U} s::: ._ OJ "0
:a.l!l-B-5.&
.:;: .5 ;z '" ..!J!
.;88..a:Q)~
1:: 0.. >._ ~ ttI
~ ./:j'li!,2CO
!:: '" c 't .c,
-" (l) '" c.
-00 ,-".,
lS Qj iil '" 5;;E;' Y.l .E
':;: 6:i c fii 'iil '" i'd '"
'" ., ,. ., " (l) "
co5':O:E:;;;./:j
"0.... > ~ f.f.l
OJ ~ 0,_ ;: 0
.<>. Qj '" -
> .6 eO ~
'" >.2 .6.t:
"3 ~ ctS Q) "0 v
o 0..", E:;:: "
..c:: ,!!l CO" ./:j
f/J ij td r/j...o tf)
1:: .s <a fa !i ~:9
O. ..... f.f.l ~....r:: 0>
J:::, (U 0 ct1 +J
~.~ C g;: '"
.9oo~~S2'9
UlM:a::sQ)......M
fli' 0.. U) E; 2:! (tI
rtl]E~"'u::
~~2ijgp~~
fii OJ.5 E '2:9 &i
:E '0 OJ 2,& "
'" ~ ~ (l) 0 C
Q) ~ _ ..c: fa
]. - co "'.-
'" C' - ./:j oj
""3 ;i .- == ::I ID m
'" 0 o;sl ~ ",:", &i
-5-5i::E] ....1l2L"i::
" "';: 0;: OJ
,,~ -t;OOJ!j
8 '2 -se E = 6:i 3
0.. OJ '" 'f.,;:l "'.- c
o 0..'-' Q) (5 f:: "5 g
Eo-< 0 ;: > '" '" '" '"
..
OJ .... OJ
-so.<>
C"'d
'~.~ 1
o....c::
~ ie E.~
s::: Q) .- ..c:
;::: e c ;:
v 0 '" '-
'" :-'3 '" (l) ....
~ >=
'c'<> ~ '6b.~
Q) ..... .~ ~ J::
OjO.l!lrtl'E
S l!l g ;: '"
.5 "8 .. ftS '"'d
o "'..... C
r.n u 0 ca
~~~:a~~
<<l._ a'" J's
..c~..c::'-' >
U._ '" E '"
~ra
'C
... OJ
a OJ
g:::E
-0
"3
o
-5i
'" OJ ""0 "'0 ~ '"'d --= .c_
.~ :E ~ - "3 lil
~6~><~.]~&b
>ai;~ "''''c
OJ :3-1l-oJ:~
.<> c g id '"
"'B.,,,,~fii1:-o
g ~.g -!l '" -0 gj ~
-5i ..c::o~.&.g"s
.& . '" '" ",. '6 J::. >
~ ~ ~ e ~ ~ ._- ~
.so.t: ~..9..g~-]~
uO;.'&O"Cl_ fdv
8cU.,"'OJ......"
'" 0...,- '" ,.... ~.<> c "
co..-c3 ~$2
'" '" '" <<l g' " 'tl
.a ~ ~ ~ ~.~ (/)
rtl ",,,,,,,''':::;.-rtl
.t:: lV.2 'J:: OM.] 13 ~ 'C
.2!~'-~"tOQ)" Q)
to Q)..G .. to c::: ..0 ..
:::Et~ E~Ci ~~ 6
.ci
<Ii
'E ,5
.,
:0...
~ ~
.5 g
8
'S:
,c
.,
.l!l
c
o
J::
~
.0
-
'"
rtl
co ,-
c '"
'0 ;::l
:t:l tl
c
~ tl
o
-g S
'"
(l) '"
coOS co~
~ (/) :8 ~
fJ} Cl.t 0 Q)
~ ~ S E
Q) .... 0 E
1: Q) ~ 0
""""' 0.. 0.. u
.: .m j9 ~
Q) Q) c:-
~ .... 'ra
;: It 0.. 3l
o OJ _ ;:l
..c:: 0.1::]
gJ'';; ~ '"
o OJ .... l!l
'2cooo
g ~&:o
co'"
to ~ ....
..c:: OJ := .f,
Q) 19 \AI
.<> .!!l ., 'C
",-"''<>
g~e€
-5i ~ .g ~ -0
~ "'" 2 0 OJ
..8~:E",]
0-.0 c::: >
u 8 ~ to to
$~
'" U
., '"
[; ~
.....c::
:g ~
,g-s
~ .9
'0' OJ 5
a '5 1l 'co
.....c td c:: .
~ 'B:a 1l
:::: 6 ~'li! ~
OJ '" .- OJ l:l
./:j gj,;g:2 0
!Ii' c ;:l ,. '"
~'2 .c ,. 5
"';: !!l OJ
-€"'-55~
QI "'0 ~ ."
clil'Oltlil
;:-
o 0
-o~
~ 8
.,
2 ia
~~
u
-0.
"is ..c:: .... tf.:l
~ 'U 0 ra
.t:: ~ ......... .'J:: u5
~.9]~g
:e.;rtlSiil
J-io-a>."
to~,.e>fo
'"'d ." .- ~ ;.::::
fii"3]..c::1:;
o ..... Q) 0
~-5i~P..8:
'C co '" " ;:l
., c - " '"
"" .- '" III 0
s;9 -:5 Q) ~
.... 3 ~.... '"
0'<> '" 0 OJ
'C '" ;: ~ 8:
.&oc::: to
)( tr.l .- ~ "
Q) "= '"'" .~ "3
lltl-5 CO]
f-I"O 0..2 U)
oj
.211.$
1l,g'O
]~t:
~ ~ ~ .
0'0 '" '"
U ....Iib lij
~ <U Q) ......
~ ~.S ~
'" 0 ~
'" U C C
;;: '" 0
o Q) OJ. J:::
~'-[j ...0 ~
.6 - "0 B
;;: .'0 :l '"
53..2 ~
~ ~ '" ~
",. '0.",
""'.- ~ ;:Ii
f-4 ta nf...o
!
~
.~
Ii:
<>
~
-
'<;>
1;
"
~
'1::
~
"-
~
--.:
-
@
'"
~
1l
<ll C
:9 0
>'5
e ~
0..0
.....
.8 0..
'0 gj
~ =Ji .~
~ ;;: <ll
l:gj~
>, '" ;;:
s .~ '5
~-a5
o 5 <ll
o Q) '"0
~_ ,5
b El 5
c .l!l e
Ill>.....
H I Z !!
If f i h 118
h I) 11
1) . fl II
h If.1 i
t
~
"
...
~
<>
i;
<l
11
It ~
p ~
!J. a
iI- t:::,
111 ~
i~t ~
tl
'f::
Ji
"'"
o
<ll
.0
g
'0
<ll
~
E
~ !li
.'" '"
~bo
..>oi
'0 <ll ;;: 'O..c::' <ll <ll '0 ....
"3 ~ 0 m b1) tu bO~. g
o~-o1!;E e eo::
.c: . ",,,, ..I<i .8' .0
'" .;: '''''. g) '" '" <ll
~i>;:J.-"O........s::.L:
..a~Q)..c1:ir\1(lj~-
~ cP"<ll,5 l!"s ;;: c
;:l,- 5 !5 N ~. 8.!!l 0
~~ce .......E._~"O
..a s:: ~ +l '0 '~'(1) e::
Sl,5~]~g~j~
~""oQ)~....c::Q)"",tj
:ll!- E;'8.-:::"s~
..0 eo co... ..... ':> ~......
..... c::: 0. E' i> ~ 0 0
..."c':>QJ __....e::
8 '0 ~"s~'j!l ;;: 0 ~
"t~-"",..oS]IDro
1o-I~ij..2:9-.b-~X~
~ ~ .~ ns g ~ l2 6
~O~~...c:::.9 _ro
...... ~ ro ("Q' (/J U) 0 c:::
oil
!li
'"
'bo
.$
o
-
1::
OJ
U
'"
:0
'"
.' D
\ !I !J
"
I I I
I I "j
I , ,;
D
~ '" .. c "'" ~
.- .. ~
e <ll iil .c:
.~ '<ll .... 'S; '" <ll
C <ll ;;: '<ll 0..,
- ~~ '" ""'
" 0 '" R
~ OJ '0 U
....
<ll 'S .S .8
.0 0";;: .... n:i
" .8 0
'0 .; ~ <ll
" .... "" ....
.~ - C ~ >, "'.
;:l .<ll ~ <ll 'ci
.... 0 .5 o..E
~ .... a ,~
{l '" 8 ~.
ii! ~t o...c: .-
::a U '"
::: '" - o >,
~ ",,,s - ;:l '0 '"
~ J:: '0 :c ;;: <ll ~
... ] .0 :l c.
~ .'0. ....' 0 0
.S >,0 8 >, {l J::
'"
<l ;;: :2 - 5 <ll
:c ....
" bO a '" 0
, '" ;;:
.g ~:.e c:s l!J ~
.... o '"
'" ~" ;:l '" -s 'iil 'Ol!
'" ,~
1: - - .5 -
'" ....
f.,; is C OJ .... 0 8 ~'O
'" .... 0.. U
..c:: ,-
-
l:1
'-
u
....
"
;:
g
(l
'"
"
::::
'-
~
'-
;::
t.)
~ .E .~
o c ID
':;;<<.c:
OJ 0 U
bO J:: .S ;:l
'" <Il .0
~~M
8 ~:"
c .- _
<ll "" _
~ '0 \0 ro"
'" ",<ll ~
'" g :2
~ s ;;:
'0 'C1
C ,_
'~ s
g~
J:: ~
~Hl
en 2::
.~
Q
'"
"'"
~
,
-
o
'ci
b.O~
C
'0
<ll - -
'0 '" '"
"0 '> -5 r;::
~ 0 c::: ~
...... "'" 0-':;
'8 0....0
t:: bO '"
<ll c-
c...- :3
:g .~
;:l ....
.0 '"
.;
C
o
J::
~
.8
'"
......
<ll
U
-f!
bO
C
:E
.-
;:l
.0
<ll <ll
.c.c:
-
~5
s,g
'"
<ll
'.5
C
OJ
'0
C
'"
-dQj~ Q)
~ C 'O"s
'" "'-
.... o..;:l"s
g '0..2 'S:
u 0 tf.l i>
co",
OJ ;; fa ...
""'0 "C c:::
OJ Q) 2
"'" QJ.... II)
cd ..0 ro .-
'" >, 5 l!J
] !!; ~ 8
QJ" i:: ta
.c: <<I ~ '0. ,
..I<i'C C C
:l~~"'bO
.0 :;; ~ .. '0
.... Q _ "'0
8] @bO
J:: ~<ll "'.S
<ll ....0 0..'0
.... "'-
.8:l .. << 's
<fl~::a8.o
-
..
~
o
....
"'"
o
'" 5
;;: ::l
o 5
'0 .)(
;6 ro
;;: 5 ~
..... ro"..iS
C '0 bO
~~~
~ ~ :g
ci) ~ ..0
oi
""
"
<>0
~
]
;g
"
""
"
-
"
'1::
~
...
~
--.:
""
-
<:l
.~
it--
::
----l
IL
. L-
'i-r
.<;;
Q
'"
~
.~
,
....
u
""
.:. .s '0 ~ ra Q) <'->
r o .: ,.: 1l -:;
Q) ~--_.
~ '0 .... Q) Q)'<> ~ "'"'
.&'O-E ~] ..
nl .~ '"
tfl .~ r:: Q) x ~ nl ~ ""
.t:: .... 0 0 ~
p..u.... "
...... '.E ... .<> Q)], ~
\~ '5> ...
- 1liiJoo..c~ .!:;l
~ "E...._..o>--
'-Q)Q)Q)Sl: ~
'\1 8..<> ~ ~ ==
"" "
_ bO'- .s
! cV - 'iU ... ,t: ~ . !iI
\ '<>~~al~-5.g "
c
, I >.:;o..bh<<l~U' "
" "'.<>d'Jlii.s~So ,~
:i 'ij E ~oo'O"1:l'OUi ..,
lffii ~
" i!l ,~ .~ ~ ~ lii :b
~ .~
.~ ~. ~ lii ""' g, 0 ~
h! ! fJ:J ra tiS o..~'(/)
---,
Q) , r::
:-g c: n:I ..
> .- U Q)
e ~ ~ e
0..,0 ~ fI)
c:: U '2 =
'" '0 ,. '"
u .:." E
~"'~ '"
r:: ~. . ...
'20So.2.
~'O'iji 0 ~
(tS ~ Q) .~ So
U) ""0. .-
>. ... (/) tr.I
':;:l .: -00 "'0 '0
u 0,.. Q)
l" :tl .:= p......
;:: "''0 p.. r::
. 0 "3":;:: 0 .~
tJ U ::s Q)O
l:tl'<>'O
....m '> ~
. "'.:. 0 '...
'"0._ .... ..p
c: OJ ..... 0.. (/)
~lj~i
J
cO
~. c: 1!
:tl Q)"
"'-....
ti -€ t'J
U '"
.gj E gp
'" of'2
" :a '15
ll!",'O
in '" '"
Q)
~-5'O
... '" Q)
,r!l '" ~
F]~ Q) Q)
c:: t..o co
Q) <<i >. "0
Q) E '" Q)
.:; E ~
Q) 00 '"
~ .5 of ~
r=: > .... Q)
~ g.~ ~
E!
'0
c::
nl
'0
3
o
...
00
.:
.0
Iv;
fl ~
'" 0
0'0
~ .:
Q)..-
Q) ~
:a e;.
~.9
.5 ~
~ &
~ '"
oJ
11 e;..gj .9
'" Q) '"
> t'o
Q)"O_":'C
.:: lii .a ~
~.c.....::J...;
C) ~ ~Q) ill
U fiS QJ ~
.gj g. 0 ..c
Q) fo U ~
..c:2.;3l&,
-'" ... ::l .:
.. '" c 0
'0._ ~..c:-
"'3~"'OU)2
o ... ~ to
..s::-.... "0
rJ':J.~ - .Ct) 0
.... Q) - E
~E:E'~E
o V,) e ~ 0
8..g ::s ctS ~
'" '0 6 '"
c
.,;
It
.
\h
'f 'I
!'.Ii .
,.'L
f.
H
0:52
.- ..c ~
~ ~ nl
].:a~
:9 .... 0
15 -:5 .g
lio.s
~ ~ -:u
'0 1Il ...
"3 fl ill
o .<> ~
~~.....
~ _0 '"
o 2 .~
o '" 0
"O~_
.: -
Q) ..>: .~
'g:.2'&
0, '"
3: nl E
c:i
vc:~Q)fiS5
:tl CliO'<> ...
~.a8"'OOt
'0 '" c'" ..>:
'-I1Jc:mOtU
.... b Q) "0 ~
..E "0 u U ~
c:~<:i~ ~
8~~';Q),<>;@
..... u.... Q) Q)
~ lii G -"'.
o. b .. Q)
~~~'O.9.E
] ~.~ ~ e;...l2
.- "0 .e ......
a ti ::: Q).~ 0
:tl ~ '" .<> E .:
n:I 2 ..0 Q) 0 ....
"3 .: Q)'O-:tl ~
:i!'-0:5"3~.~.:
... -g ... ~ 0 1iJ. 8
<(~...e"ii3u>t;
ci.
~
""
l'!
"
8
~
.!:;l
~
"
.~
..
'5>
~
"
"
~
'O"Cl ....
11 0
u -0
~ E u
o '"
... Q)
... Ea> g
n:~ :tj
.. "Cl ill G
;:: "3 .Q
o 0"(1)-
-..c::-",'"
n:I fI) '+] :v
"', .:
~.~'O g},
.c:; "Cl "Cl
a:= ~
:: '" ~'"
",'<>.: ~
~'a ~
'0 g ~ '"
c:: "'......
Q) :tl E'
~e.8~
..ci
u
- Q) Q)
G..c:: .<>
..t:l.... -
:v] ]'"
> '"
-.. ~ ~
o <il '2
.2 ~ ~
_'"O,ca
00 ._ Q)
~~-:;
~-5o
.~.: .:
Q) Q) 0
Q)'E
~ ~ 8. .
E'<> .... "Cl
'a ~ ~ .5
._ ~ ca
s e tv 1:;
'" ~ .-
~~.Q1l
'l:1,5c~Q)E~.
~ -....
~Wo~i:.9
liilii-5:]s
i3 _'+]:J:j
Sl! <l> '" .- '2
f!!o0:5,g~<I:l
- -.. fJ) Q)
r:: "'0 '" Q) "Cl
Q) 2:! .... bO
Q) '" 0 lii ...
~]~8-50
.<> .;::. g},
~ "Cl .& '" ... c
Cl'3ca~Oi'dW
:E~EJ!!....-53
~ 00:;:;8J<il p..
... '" .5 ;@ E u ~
... ~ ." ..... ca
Q) 0.--_ Vl_
o'S'SoE~
l5 .u .<> .<> .: p.. ",.
0<
'O~ ~'O
- 0
M~
Q) U .:
... .& '"
... :s 00
.2 :a 'g
III "Cl '"
~~..t=
._ r::
'"0 ~ ci'
=s ~ ~'"
..0 . Q) .e
..c .:
.: "Cl Q)
.- "3 11 .
",0 .- i!l
oo~foo
.5 l'l ~ '-S
Iii :s 0 .'"
8'~.s~
,;
'" {i ~ .,:; "0
u
- ..c '" '" ~
'=l "0 '2 '8
'- u:; ';0
<.> :;
.... '" 0.. >.~
'" 0 ~
;: {i ~ ..c::
"" . u '" OJ
;: '" E ~ :E 1 ..c
(l OIl cii"C ::
.,:; 0 t)
'2 ",.g "0 ..!. ;>
;fl :: :>"'" ..c:: E
.,:; '" ~ OIl
:::: '" '" -.
'- u ~ '~ ~
- <ii .~
~ - OJ
~ 0 ;> ... u
'- OJ
;:: E c; "0 "';.::: 2i.
CJ ... ~.g ~
"0 :> OJ
- .,:; '" of: .,:; 0...,:; i-
-
'- .. ,S 0 '2 '" ,~
;fl ill -g :: '" E u
a '" "0 .. of: {i OJ
~ Ob'" .. .,:; '" of:
,_ "0 2- 0
x .~ OJ ... tl E
~ OJ 0 ..c:: '" 0
p: :> '> ~ :> .,:;
, .. 0 '" o.l::
-
- oj ...
'-
u
. ; ,--.
~
~
,
.-
-
u
'"0
~ ~ .
E ,"0
u.~ ~
::l '" '"
b ~ ~
'" Q)"O
~ > <=
~'C '"
on "0-
'"0 r.n 1:
~ >. "'d
~ ns_
o ~ g
ufa~
-0 ~ gj
t; ~ g
~ :a. ~
Q)>'bO
:a .~]
:= ~ :a
<: '" 0..
bO"O
B ~
::: ::l
'"
~~
:::"0
0"3
E 0
E..<=
o '"
u _
'"
~ ,s Q)
'" -
'" on.
b.O~ .-
s:: frro-~
.- u 0
~ <= 0..
00...
_ U Q)
- >
J2So~
Q,l .- Q)
f5~!
.0
t~
bOO
... ...
.$"0
... <=
o '"
~ ~
on <=
-5 'is..
<= ::>
.,.0( e J!J
~~,g
'"
~ E ~
b..Eu
t::...8
::: .-
Q)E .5 !5
'",
'0"0 E
~~m
+
~
:s
'S;
""
'5
.~
$.l
n;
~
:::
o
,s
o
on
'"
Q)
<=
'S:
gp
'C
Q)
~ 21
<= 0
--e
o '"
~~
+
~
O.:5J;~
]~~l
~ 0 ~
ii tI.l '0 ~
::: 0-
~ - bO Q)
.s~~~~
"0 ~ a"3..Ei
::: l3 ..8 Q)
::l01!",:g
e ~ +:l I/:) >
~ 0) :E e
bO Iii F 0..
::: .~ Q) 0
'g. gj,...~ oj ~
~ .5 on l3 c:
"0 "0 Q) -e '"
::: g bO,::l b
t'CI ;J '"O.~ s::
t-J ..0 c:u vi Q)
oj
>,
0..
o
<=
'"
.U
oJ
"0
~
-g
'" '"
'"
~
'"
gp
:;;:
.l!i ...
'" '"
0..
~ .C;
u ._
.as
'"
'" '0
~ ~
- ",.
Q)
+
..
01.
,"
~
Q.
"
.g>
"
'6
E
-2
'", .!:
'_J
;!a ::..
~ .
~ ! . -',. I,.,~;i
~~!l.g_ .."
80 '" -,
-0 ~ '. "-
li~
-"
<=
3:
...
~
.8
$.l
'"'t:i
~ .5
-g ~
'" E
gbo
c:J::
'.0 '"
::: III
'" ...
- fa
0.....
<if 0
E.g
.~ ~
on' 0
+
"0 5'~ ~ 'ia
g '0.. ~..8 ~
~ e '" <=
c: ~ 2! ..;- ,-
,g1ii!-<~>,
v - Q) "a
.E -..9l. ~ 0
i!l ~ :S ':::'1
o. Q) 12 ~
u - 0
.8 0..
"'O~' "0
~fo~~lii
6h ::l > u
'!1l~j1l]'E
~"" ~ to 's ~
~ ill ';::;- j;:::~
~ .!::I Q) >- ...
~ ,,",'~
.5lliiE.~~
E"<= -;;; Q) !J.
Q) ~ 0.. on iil
..,
" ."
CI)~ ~
'6" ,_
~ bl :::s
,,~ ""
u.:SC -
,,~ "
!I,) 0 '-
J:::Q. l:
,,~ "
~~ ~
c" <:>
8.c \)
"'<;-
"
]
.~
~
"
&
i
:q
,
::::
....
"
~
~
~
,5
-
"
'1:: .
~
"
E
]
'"
"
::3
"'Cl
c:
'"
~
o
"'Cl
'"
~
.l!i
'"
~$
un;
.8 ~
bO-
.5 i!l
- .-
c: '"
~ ~
.e-e
o Q)
3( :t:
::l a.
+
u
.,:,,~ ~
'" '" :::
':;-2
.~ ,:g .S
8-'.l!l
Q) '"'" .-
] 8:..<=
',;; ..::: .~
~oo..
~~g
"'Cl "'Cl.Cj
"3lii '"
o
~. gj,.8
.5'~ .f
0..'3.a
'" on '"
~ 1:: E <Ii
5 13 _ 1
..J.~ ro .....,
't:i
bO
r::
....
l:l..
'"
v
'"
't:l
r::
III
,..J
5~ti~~4i
! ~ ~ ils
~ .s~"'t1
;;.E"l:$~~b()
=: ~... s: .,g.... .5
e ;:: t= \r.i ~ ~
~.sa ~ ~.S' a
.E ti . 5 .E; a. ~
"'" ::: l:'" :::
~~s: cr~.s
;:$~e{1-
~ "0; '15 S '1s- '1s-
'" ., E"" V>
'" ::: :::
t:S u- ~ . c
~~..::: ~'u;
l::t ~..... ~ =:
""'t .9 '1s-'s .~
tr.l..~~"tf
-1:U'-..Q tJ
] .... t; E: ~ 1U
.2 = "- .... E
u t:r- ~ '5 ',:::
::s tU "t::! ;:
O.b~=:~_c
U) .....::s u
.s
~ ~
.~ ~
"'ClO
"3 2l
~ ~
..p::
~ 'E
- e
:E Q)
~o
"'!-<
Q) -
0.."<=
'" bO
~ g
-go
~ '"
",'b-
..<= .-
!-<u
ci
V>
~ ~
" '"
...~
'i;
:::
::t
e
....
::t
V>
gj,~~
.5'.l:l c:
"'O.tj) 0
-0'1:1
'3 0.. u
~ '" ~ ~
.~ j;! ~ :a
~e]J;
o Q) "'Cl
;: o,s c:
- II> '"
:gif.l~2
~ boO l1.I .-
o c:.<:: '"
..c: ..... '+J u
~] (2
'5.. 50..g ~
'" - '"
~ II> .n,s
"'Cl :E
C:"'Cl c:,s
'" c:: 0 0
..J '" u on
-
<tl
....
<li
:::
Q)
l:)
.....
>, 3:"'Cl .
~-5g!
Iii '" bbe;)
bO bO"'9 "'Cl
::: ~ .:::
~'N t'tl tU
13. =" tf.l Vi
o '.l:l ~ Q)
':::::l ",.5
'" .... >
bO t>l)"'Cl
~ B,~ ai
e:: a.. l""f u,
"'_ on
0.. " ?
~2ji
&. "'~~
<<s t>', U) .N.
I/! e-"'Cl If
"'Cl 0 Q) <li
S::U .... >
j.5.1l8
..
"
.g
.E!
~
"
&
<>
{J
~
-
~
"
.~
~
"
;;:
~
~
~
(3
"'';;j
..o-,p
~ g
..c:~
'" 0
b/)""
] g
.a~
'" '"
'" '"
;> e:
'.c ~
u _
'" u
~ ~
8 0
':'ll
~ 0
l ~,~
o"O"iti
~ .- "'0
"" ;> C
0.. E ('Ij
-< "";>
E
.5>""0'00
..... 1: ~ ~ ~
.17:: fS :::: ~
6'" 0 ~ ,- -
"" '" ~ !5
"" E;:l E
o '" "0 il!
'W ; ~ ('Ij .~ ~
[;..o..e~(f.l ttI
"0 "0 :,sc -a.
....~'1j"O
..e (52 'm..... ;g
_~ l:'^ ~ sa
~ lrJ '8:::: 6 '6)
o Vl ..... .......... '.t1 tt
~!]i~]
~5 ug,g
'" i::S "'0 !::: U QJ
... '" 0
... 1:'Vi.~}
::1l.!J!8",ou
........ If.l 0.. Q)..o
c;
1> -g -E ~
"0 ... .~ ,~
~ .~ 6 g..
Q) ..... .- ~
~ .~ '2 %:
('Ij ~ :.a ra
Q) ..... '"'" ~
..0 co",
"O.!J!8.;:
"3 "" >, ;>
~ :"'~ ~
,,~ @ s:: .....
6b t: ... ""
'" ...
u 0 u
'Ui ...... ta ~
~ 0 '5 a
...... c:.....-
o,gg1';
~-,p... ti
.- & '" ...
.f: ",-5'5'
~ M 0 l'Q
ci
, '" 0
~..o ~
c .S
,- "0
%:"3
o 0 "0
~ ~ ~
;:l IS
o 0
~ ~ fr
~] ,~
lrJ 0
'" u
.l:l
~ a] ij
... 'I:: 0..
,6 It''O '"
b/)'I:: '" ""
:~ "0 i 1
~ a ""_
P..
I
11
~
"'-
]
::"00
'- '"
:s.~
i1 s
'&~
~.s
"
"
'5
'1:
is-
"
~
-.:
C:l
~
Ii!
I
.
,~
-
>::;
'-
~
OJ
;::
;::
c
U
<J>
'"
,5
'"
'"
'S
(.)
'"
>'0
~
~
u _
&5
'" u
'" '"
'5'
'" ...
...
'"
vi
;>-.
<J> '"
~ ~ ~
.5 ('Ij "iti
JS ~ ::
i:=..8 ~
8 0
"0'"
.5 ~ Zl
... 6
$"::; ~
r:= 0 ~
,..rt!. g .9
_ '" '"
'"
s,i s:
N' ". ~
1\" .5 S! Q.o
P .. '" ,,0
, ,'~ 8 ~
,. .-
,g~
\~.li"6
~~\\
pii'> .
~.~.f:~~f\' ,
I~~
1.\\ '
11
C~
11
00
i:!
"
8
~
~
'"
:2
"
"
.~
'"
8
,;:
<:l
"
'"
a::
"0"0 oj
- c-
::s to ~
~ ~
tf.I ::t: 0
~ ~ ~
~i::th
'" _ '"
c C "0
o ~ 't)
':C Q) Q)
... ... -
bOo..m
'6 th
'..-1 .8 Q)
,&"O-E
G ~ .8
"'b/)>'
"'0..... ('Ij
C '" ...
'" "', Q..
-"O~
'" '"
..c: '" ;>
f-<..o 0
"0 b/) ~
~'5 .9
,- ... ..0'"
",-
'" ""...
"0 ,0,
'" >, .,
'..0..0 >
"0 0
"36.g
o .~ ...
~(;~
~ "0 'i::
'C: C "",
.& ~ e -ui
~ 0..0.>
V) Q) ~ ~
c:: N l'Q CJ)
o ';:l c .9
:t:l t:: ..... u
~:s '" 5
:g 6 8 '"
"E~
~$8th
,,;,
'" ~ e: ...
..0 0 -,p C
'i:: C 0
>, ... '"
...;> "0
6c l! 2
~ - ...
CJ) 0 .3
'" "0 b/) ...
;> ,^ C ;>
...... ~:a Q)
~ i-I U
~ :e '" '"
::s.:::: ..c
2..c:ct1==
g'" ; ;; '~vi
.9 '" <J> .~
~"""0"'~i5~
.~ ~ -
-; .; y
] ,~ g ~ E.'
u &"-5 ~ ~
~ e:: ~ tf.I U
c: - "0 "'..0
.. C GJ Q:j ::l
o '" :!: tl J:
~ ~ ~ a tf.I
.& ('Ij (1) U "0
u 0 "1:::i ~
~ t ro
e 5 rJj" ~ 't:
0.. <=: 1:) ::l.2 .
Q)~J9u ~
..0 'E ~ ~ b/)"O
'"0 (/) tr.I 0 :E ':>
- ~ b/) '" ... 0
g a1 c::: (/) .... w
~ "" -,p ::l ... ""
- "" '"
00 '"d C Q.l ~ ..c
01)" c-,.$..c::
C n:: 0...... (/) ~
..... .... Cl.;:l
~.:;; ~ 0 'E 0
u-U'.) VJ,~
(/) a 'm ~
-g"", ... ~ ~ ~
...... .... (lj" 0 (l)
j ,~ E' ~ 6 :;;
.~
a
'"
""
~
,
-
-
o
""
'g
~
'- c
,,-
~~
" '-
~~
.!:!"'-
" ..,
- ~
.~ ~
~~
"
~
-.:
"0 ... 0.. 0 ~'
Q) Q)..- - ~
~ ~ ~ $'::;
~'51J a ~
.5 0.. (lj "a "-'
~ b/),
.l!J iLg ~ i:!
@ It! '"0 ~ <<S"
0..~8-<~
b/):::: b/) fr
s:: "Qj ~ . ::s
.:E .l:l8 ;g "" ili
e ,,-........ U) "~
:u ~.?;> to:,s '>
.- 6 "-' ctl
"Oa :9 '" ..2 '1::
..... - OJ) Q)
;1 0 <<1 "-' t)
_ .0 ~ ~"~ .~
ii'l C..!!l 0 .- ~
C 0 ';;j ~ l!l "0
;>'-, "" " .- 0 C
::s ;:.. ""C u It!
Ill>
-.,; 0.5 $
Q) '"
10 iU;;$ ~
.!9"'rl"Oo
... ~ S"3-vi
~o.i'J,g-g
o u GJ'" ill
u Q) J;.c ......
"0 .. 0 .- .l!J
9 '0 6 -;;i- @ oj
~,~ ~ ~ 0.. ~
u~'" ~~
.'" g m 1:::: ~
10 ... :;; '" -E ~
~]~~.~ ~
~,;g ~ a 6 @
Obs::-'.::so
, .-]!!l....
,'~ c; "0 0 ,b 11
Q) ~ ~ - ~.......
!52:=l~8]
.c'
-
':l
'u
...
'"
E
~t)
'5
-5 ,g gj
;;: "":-E
o:::l:a
lib.a ::l
~
.~ .- .~
~ :g
~ Jj ~
'j3-,",~
::l ::= 0
"0 ;;: 0)
3 U
o 0) ~
bb .... i-(
~ .2 J!:l
0) .... c::
-g .l!i '(ij
::l ,5 E
:a
;::
'-
-
~
':i
t)
~
~
~
I
~
U
fi) ~
c<J::
~"O
ii ~
0)
~
0)
.0
+
"0
I::
'"
Vl
o
.-
....
~
'"
0)
....
~
"I:l
OJ
e
'"
"I:l
j ~I
N
] ~.E
0) ._
c:: 0.. 0
0) '" _
~u
"'"0
~~-E
ro-.,2
~
.l!i '"
'Iii
'"
0)
,5
OJ
] g
~
....
~..E
.~ fJ
=2
..2
,5
e
'"
]
....
.l!i
OJ
E
'C
~
C"i
(J)
Cii
't:: ..
0) x
~ 's
E ~
_ c::
c:: .-
'" ;;:
0....8
-:2
o
OJ.!;
.~ 0
(J) _
fE
E~
'2 0
._ U
E"O
;;
0) 0
..c::..c::
f- '"
u
tV .00 ~
.0 c:: ._
'2 U
~ ~ ~
o U "'
.s; (J)
.. -0 c::
- '"
~ bO"'O
'Iii] ~
0) .... (J)
-5(t~
0)
_'"O-=:.....
o ,- ~ ill
i5 ~ b
.... /IooI.~ fI)
.& 0..."'0 OJ
0) 0 '" -'"'
E - .... .,
'1:: "9. ..2 E
QJ lS.. .... 0
c...~~..t=
-0':3;;:
1! ~ ..0 ,ill
~ _ to: >
-
Vl
.~
o
U
"0
;;
~
~
c::
'g.
~
"0 ..
~ .5'
- ;;:
- 0
c::_
0-
-1::..2
aJo:e
~
-...;..:;
Ul 0
r:i
-
c
~
'~
il'c
.... Cl
~ Q1 C
o ~ 00 ~
u U. ;.0 ~
].7ft ~ 2 f:
g ~ t6i ~
...... 8
'l.:) _.
><
o
.D
-ti
,6
"'I'~'
ill ",'
....~
f-N
><
o
,.Q .c
"..c ..9
.5 ~'
~~
~'t.
'" '"
c:: 0)
'0; -5
....~
'" 0
-
'" .l!l
-5 ii
~ E
o 0)
:= ....
G's
<J:I 0" .
'~~ ~
-5 0
r.n'- U
"0 ;;:-
la 0) ii
(/) ~ a
.., '" 0..
.t!l := 0
.l!i g- ~
..\l! 0 0)
"'" u 0
~
rl
"00)-
0) - U
E ~ 0)
E 0 J;
~ ~ U
QJ 0 tt:
0) U '"
b ~ b
0.. 0 ....
QJ ..... tl3
(1)-"3
~ ~ u
.8~:E >-
ll"O~Ob
.' c::g] ~
.s" libm c;
....0) la l:j
OJ ..c: ._ l'tl
"'0 .... J:l fJ)
.- Q) t1.) OJ
~ i5 ~'2
O.n Q) c...
.u'" 0..",
-ti
"0 c::
c:: 0)
~ ~
.g OJ
1:.0
~~~
~:u~
~1!~
o ~ Ofi)
].5 Jj
S .... "Ola
'. 0)
- >
0.. 0 "',
'ijJuoo
X -g .5
.- :::I '"0
6 0 ':":::
~ lib]
~
N
"0 ....
;; OJ
o >
..c:: 0
(J) c;
"2 ID
~;@
0) "0
e?'"
'" 0)
--E
C) ~
~ t
...."0
'0 S
ID"O
'2 ~
0..'"
",-
o 0..
z~
<li
~~o_p'QJ-:::"'OC::>,
o:6oo-<E:a~'-~
~]l:J{J)P::.E~c;
..c:: ~ '" (J) :E c::
]g'tl3 gjt gf.~
(t 1! {i ~ 9 "0 'S:
oo-tE!..oO)QJ....
..c:: 'E .. 0.. '"
~.~~ E!:l"O~
"O;;:....il...slaoo
"'3 OJ ~ n; c::
]J1....o:uO)]ID;o
"'.... o..",..'U's:
iIl.l!i 0.. <J:I "0 :E 0
ca c: 1J'J fa "":.""'l Q) M
'C :::.~ c; 5 > 0.. ~
20~(; ..t::.....8o
l'tl r:: ~ s:: J9 Vol..E s:: :r::
E$o;O)C::bO OU
_v bO"C::?l:=!l!
c;>. ~M'OQ.i'_~
.. 0) 0) e l' .. u"O .l!i
-..c::..c:: '" ~ 0.. u"O c::
~--Q).J:Ull'tll'tl._
r:i
6h
'ijj
"0
"0
~
'"
0..
0)
.0
"0
:3
~
'"
.0
~
~
..
-
'"0 Ui
c:: ;;:
.. 0
~]
,:: '"
r' ..
.0
bO-
],5
'"
'x ...
OJ..2
Jjgp
11 '~
.. '"
E"O
{ilii
:E OJ
;;:~
'"
~ ~
Qj i .....
1] b ~
Ul '" '"
~
<'l
.... ~ ....
",& 0.&
c:: ll'o O)e
~"I:l
c:: 0) :@
ill"l:l ~
~ :a c;
0) '" L
.0 ..0 -
i]*
.... .", e .
'"
~ ll'o!l ~
o .... fd Q)
~ -: ;;:]
I 0 >. 1il
, '" ~ ;;:
. ~ 0) 5l
.~ "0
~'O-o~
+
~
c::
'5..
..
U
(J)
]
0)
,5
-
~.
....
~
o
~-.g
.... -
o (J)
.l!i '@
'ra 8
....
0"0
'C -
0) ='0
-
~~
,.0
~
-
....
o
0..
0..
='
'"
c::
.~ G
~o
._ ..c::
~ ~
.0 _
'x u
0) .l!i
c:l:E
0) u
::a ~
e 0) ~
0) 0.. 0
0) "0 .. :=
e '" ~ ..
0) e c:: "0 'S:
,.c; .. 0 :a 0)
f- o..U _ "0
.... ~ tf.l'
OJ ~ ~
"5 - !>
0.5 ;>
o '"
ii o...~
0)"0 "0
.~ c:: ~
0) .. 0
]l~
o (J) '"
~ 0) ~
~ bO.....
o :u 0 ...
e - s:: 0
::l .... 0 .l!l
e 0 := 0)
'2 '" u ~
'6 ill ~ '"
b OJ "0
-
~c;.s:a
+
- '....
"'~OJ
l:J g -5
-.- 0
"' ~
0.. E '"
:E;o'"
r.f.l 'S
0);.0-
It:g ..
~ .5 OJ
"O~_
t:: .- tIi
'" 0) '" 5l
-"0 ='
.~ 0)_
oS .~
....
E
E
o
U
....
.l!i
OJ
e 0;
'C ~
OJ c::
0.. 0) '"
>..c::
< <J:: ;;:
~
rl
t-..
"l
:::::
...
eo
~
l:
"
.s
.5
l:
"
"
-<:>
~
5~
oJ:: .'-
., :<
ill ~
!~.
'"
~""
.~ "
,I::
ii!
I::
"
"
~
~
I::
-S!
"-
~
'"
~
-
..
;;:
.... ~
-2 ._
C::'j3
~ ::l
~ .8
0)
~ '"
~1
~
o'~
rl ....
~..!l!
o
~]
e '"
'2 aJ
'6 ~
<'0
+
<1\
0)
'0
0..
oS!
:::l
u
..
15
~
"0'0
la-sll
'" "0 ...
00'- e
.6 ~ 00
"0 ClI 6
'3~"::s
,.Q...t::.E
_ u
g~ ~
'7il 2J g
. 0-
;i- Q:j
',E gp ~
"';Q1t)
~:a]
!'l P-._
\1\ !:: '"
"O;agj
!:: --
Cd .- 0
o-l ~ !::
'"
.~ iil !::
;a..:81
(f) ]b ~
0_
m--<<i
'2 ~ ::::
:c.Qo
o u..s Q)
~"O""E
.2:!.ll) :t:l
IJ) a .~ "-
ca _Q) 0
P-."O "0
o
"Ei u ro 'c
::!Qj.B~
U) .s......
~ Ci
0":
... '"
00",
o I:
- ,-
",'
<Ii E
.0 '"
::! 0
.-t:>"
(f)X
~
....
-
'"
l~
'"
;:
;:
-
c
U
~
.~
-
'"
"'"
'S
l)
ro...... .......
., '7il "0 I:
~ ~ ~ ~
- ;.-. '"
P-.e.-- :0
.e-. c: v ra
.1:l 0 .~ .~
'" ~ 1: -
~E ~.Q
e..c: ~
VJ co >.'-
-g ;a '" 1::
~......~~v)
- 0 ClI - ~
QJ 0 > S-,j """"
"0 ~ 'I:: 0 -
.:;: ~ "0 '" '7il
;:> Q) '.0
Ei ...!::
~ ;3 fa ~~
E~.5'Ui
O';::::l Q)""d ~
...... .:: ..c: ('IJ: -
~E~.Q.B
.~
Cl
'"
:<:l
~
,
....
u
~
'"
"0 '" P-.!::
la:-::::S81
~ '" ~
o ~ ClI
:c !'l.o
'" \1\ '"
> - '"
ClI v ClI
Qjla :u
- fl .
gj ~ .<;: gb
'-i . ~ l::
-.... "0 ., .-
ClI ~ '" "0
"0 c:-:=
'fjj ...",,;::1.
boO bl).... "t:l..o
!:: !:: g .,00
0._ ..!::
.- "0 (l)'- td
ns...... ._ ::s
..... ~-
::! iU' ClI lO
.0 ~ .::: E
00..1<: 0 ClI
c:...... c: :>
.Q g! '" '"
ra ~ ..... 0..
"0
"3
o
..: ,
'" gj
0.._
:s '"
U) '(u
~5
'" '.;:l
~]
'" ...
- '0
]
It)
~
:~ 1
~1S
n- "'. LJ!i".' . '
J '" b , . . ""
. 4
!!>' &g_..:'
. u 0 ' E
. , 0
"t " ~
ae ,,-.s
~ " ,--J
..ci
~".'.'.'..'..
..."'-':
'r;
'Of'.
t
<
~~l'at]]~
i ~ ] rs ~ i ]
lQll~l~.B"Oc1:
] 21 ~ ~ ~,~ a 1
21 a "iil'O 5=1'1"0
~"a]:6 ~l5l
~ ~ ! i i~ ~ l.g
lfll~~~ll
c;:;-
o
.~
I.. '"
u,s .9
; a :;
!a. "5
>..5: I")
g.GI 1U
a~ &
.' o~ ~
! ~
e "
:" ! '5
'1:
&
'"
~
'<:
-
.Sl
~
;g
2.
....
~
'2
'"
~
bl
"
<;
. '1:
&
'"
~
'<:
.9:l-5:g.9:l~
-e::s~~~
'<;l ~ ~ ~ 5
ClI ClI ;.-. "0 "0
~~.s E'~
o - 0 ~
!:: ~ al J:: 0
~. ::l.~ -s
'" :::: al E
~ ~ ~ .~.~
~ ClI '" .l:l !::
"0 ~~ ~ ~
c: u..2:l "1j
I'tS "C""" In
lO a Qj '7il
gj., ~ '1::
~ ~.!!I .l!!
., Qj'7il ClI :g
>>. .0 ~..o '"
"0
~;.-.
'" .0
~"O
ca ~
ClI
.~ :E
u
2J '"
.Q
- -... f
(l) (l) (l)
~5-sQ
oo::tl 'ti 0 ns
~'O Ci E
.l!! -
(C .~ ~
E ~ u "0
'..-1 0 ,c;.::l
~u.og
Ct>'..
o..~2-
m ~ foo
<Ii -5 ~ '"
::::: :e 0 OJ
~ ~ u ~
c.fi,al ~
6 .- e :a 't:
~~~~~
:::E .6 1t'<;l E
ClI
.0 bb
00 ;.-. !::
.6 :g :e
1:: '" .E
'" "0 u
O-t ~ .5
""' III ~
o "Cl '"
gp~e
''::l ..........
~ ::s r:!
(l) 0 .,
t ~ >
(f) (l) ~
~
....
v
~"O"O
_.l!! I:
(l) III '"
... :u gj
E fr ~
III '" III
'0 (l) "0
(l) .0 (l)
~"O P-.
- III
"0 ::! ~ vi
!:: 0"0 ;.-.
'" -fii a'"
g), g> - ~
= ~ >.~
..... ..c ..0 m
;g OOg},~
.E ~ .6 ]
OJ .... "'t:j u
u ~ ~ .&
<:: -::! 0
'+<i v)..c 1-0
o P-. E P-.
.... 00....
0..: ... 0
~CI)~"""'"
v
.5
vi
00
I:
:e
'3
.0
-
u
(l)
'8
0..
'"
u
'"
"0
,=
j
Q)
~.
.-
Ul
-
'"
E
.l!l
=
-
oq;
QJ >. >.
(l) > ...
....... m c:
~..c: ~
;.-.~ '"
- 0 E
2,,"'0
'" ., "0
& t) la
'x E "0
8 '" 0
P-.5 0
lir u ~
tf}~>'
~~re
~ ~ ..:
s::: '0 ~
(l) "0 ,
"0'1: "0
o .. 0
0- 0
;i::] ~
N
o~~al'O
~G~l{j
;Q 1S c>'Ej 0
... ,> ,_ ..t=
1t{j Qj~
"'t:J cu u .... "':iJ
la 2. ~ ~]
~o-flid
Cl.l Qj ::s ~
'5 ~la al iU'
o"o:s....o
"0 III gj 1S gp
g '0"0 ;'-';Q
-S~~Eli;
o '" P-. .
;g E ..: ~ !:: g},
00 0 1>0 M ClI !::
..... u :E :r1 Q) .....
(l) P-. !::". "0
I: 'E ",::;::::
'" .... _ (l) ::!
~ tf.l 0 ~..o..c
--ci
"'t:J2,1!i.8c:i:.t
g~lO-ri.g1t
... P-. E '" '3 E
III ~ ~ lir.o'- oh
"0 '" ~ _ ~ .6
v .e 0..."0 ~ :a >
~o-"O bOla1=! gb1t
c: C:-'U Q)"-
!:l. '" :e (l) la I: 0
E!::.o 1=!~(
OJ Q)::S OJ.... Q):u
.0 -'" 0 "0 = (l)
':+J ~ "3 ~ u
.~ cu g 0 o.o::s ~
o~ -fiiiilalli;
.~.~ ,s. ~ ~ ~~
.6- E ~ '" iil ~
lirg},o ~ ~al
U I: ..t= OO'::! 00 1ii
U)._ c: I:: 0 ._
]:9 E ;g '2 - g
'" 'S (l) '" .- 11 '"
o-l.o-Sp-.EIll~
.:
8l
t
'"
Q)
::!
0'"
III
P-.
o
I:
'"
E
...
.8
o
-
~:~
o
fi -~
~ bO 0 ...;
en C:...... OJ
..... :Q. ~ Q)
o ... - .l:l
-.. '"
00 P-.-
~ ~ ~u
;Q(l)~
.... -:5 (13
('Ij -.::tI:.o
~'Q ro
,s !::~.s
02__
1>0 '.t:i III 0
,6 ~ E !::
l:l ClI .,., 0
QJ_X:a
.... OJ 8 ro
0.. (l) 0.. >
)!(..: P-..9:l.
"'-' .... tl; Q)
00
"l
~
'"
-
l:l
.<:;
..
'"
;:
'"
bO
.,
-
,5
'"
'"
"0
.,
...
.,
"0
.~ ~
c '"
u u
'"
>'"0
= c::
..2.!S
<lJ <lJ
~..c
u':::;
<lJ 0
..0$
"0 c::
"3 6
o .,
.<::-
'" OJ
'"
.5
-
'"
~
:i
t.:l
~
'"
~
~
,
u
..8 .8 ~
.l1 1-"
.!S
0'0
-c....
gf'11l 0
:g >.. ~ ~
ctI ...... 0... C
Q.~ E .,
,5 m .- 5
.'\j ~ ~
~.~ ~ ~
!:: .b ~ca
Co l!3 ~ .J::
~] (lJ ~
Q) 'Q..~ ~
~.~~ (J,J 0
Q) (}) N V)
"E 0 's ~
~ g :6 8-
8 s.. E ~
.
Q> "tl
~5
'" .,
"tl..c
c -
~ro
.,"tl
"O.{!5
'~ 'S:
o
...
'0 l'L
..E (J,J Q.i
..o~
t-.. = n:;
'" OJ:)
c: ~ C
.. ",;i2
:J 0..:' ....
E ... I1l
:5 ~ ~
E 21 u
Ii; .~
< 0.. '0
oj
~ vi...c:
~ :il
-€ ~
~]
~ ... u}
!:; l! 1!
.c; bO t"..'
>< .- C
u:; V) Q)
"tl ""..c>
c:: c::
ro;o
0; ~ Ji
.a 1;) .&
'c ~ ~
~~"li.
c: W
o c .
..- ._ "lj
.::; 1: &:
::J .~.cti
0_ lo.
.;
<lJl1)
"".....
:;; E
"
~ E
'2
-g 's
o
~
'"
.8
'"
""0
..0 <lJ
~'E
~ ~
gf'"tl c::
.- c:; <lJ
"'" "''<::
... '" '>
I1l ., ;.
0.. (l) Q)
,5 ;','~
o.c::
ID 0 o.
~ ~ =
i-egb
'""
, ""tl ""tl
~..o c::..o c::
.9 '"d m res
v)....... bO"'d 2
I/) :J C::""'" _
;::l 0 ._ :J "CQ
,.D~:gg-
- - ra
... ... ';::::I lJ)
.>2 u ..0 c'
~ Ci) OJ '"0 0
~ oh -:5 1ii ~
~.S '0 0
riJ U ......t::
0. 5 a'"
~ ~ ~ '/j) '"d .
Q) ... OJ (l) c:: ~
c:: 1l E "tl '" iil
- ,-
J; 0 2 r::: 0...
., 0 ., ., .- QJ
- ..0 l'L"tl Q.
~ ii3 rtS Q) ro
o..~ bb~] ~
~o2]u]
e:: ~.s ~.5.!:!
~-5 ~oj~ l:l
~ 8 '$ .E "tl .g
~~~~g~
v)~~(/)~.8
Q.o-c-B:'-'~
0'<:: '..
1;; Q.::E E
:: t:!.,
gJ-g"-52!~
.0 fa :0 __ .~ 'u)
l'J gj':g 0 ~ '"
-g.sS-I1E~
~-5o..9 .-
res u 0......... "0 ~
.... E U I-t OJ 2
(1) Q)bO~~!1
~ ""..0 S "'"tl..,.,
Q. c:: "tl. 0.:::: u
"':&"3] ~ Q~
:: c:: 0 - ;. e ~
Z., QJ .<:: ~ z" 0 ,~
> (f) ._ v,..
.:t: '"
o 2!
"':E
:il ~
-€ E
5l,li
.,
g) ...
c:: :;'0
:E '0
u
"'"tl
E ~
gf'l'l"Ci
:g ~ ~
.~ ~ l:J
.... .~ 0
o"tl ~
'1:: -"i .-
., c::"tl
x .;:: ~
~"tl '"
.ci
u
:::: c:
o
g~
'1:l '"
~]
u '0
..s
~-5
"tl
'3-:5
.2 .~
'"
QJ -
... u
E .-
]1
... -
8 g
'1:l_
8~
"Ci
~
'$
.,
-:5
....
o
E
,li
I1l
Q.
Om ~ b]Ji'NzoB ~
..... c ,....... ~.... ..... s::
\li ~ ...... l- --- =:l $:1'-.
- c '" 6] ~u ~J!l:9'1:l
C E c u -..... ~ -s ~
en ~ [l 8 2 ~ ~ <U .~ ..0 ~
11l"']'s:8::"~"'g'~
...c:: ~c:c..oO ~ 0
u '" ., ~ E 0 0 g) u
;:::::3 ~ >. .. ..0 E c:: QJ
fJ') .... ..0 Q) ~: vi 'S:..o
... - ...c:::"'O"E ~ ,~2 '" '" 0
lJ}~>'~~rou""'_"=raflJ
~ ....o.o::s >'...-
~ (l) :S . b {5 ~ ~ ~ ~ ~ ~
u ~ ~ ~E '" "
:t...cBv~.b-:;W ~~
ctl~Q)::E-:5~a.~bt)::fv..
.t: _ I1l -.: 0 c::.n !Il
:e .t: ul :l., 's.. I1l tlS
...c::vj.... .......u-o..."'u";;la
b'O....O"....~_~ 0
:E .8 Q) 0 ctl v u;::;' $ .~ ~
c:~-N~c:vV;>..t:1
.5 ~ ~ E ~ 'e 8 ~ j -a ~
'" ""
c::
..c 0
. ~ ca
.,
'1:l
... .,
~ ~
QJo..
.,
b .,
..0
~ - ~
~ ~ ~
o '" 00
E ~]
:l g..:a
E Q.
'2 bO__
c:: 0
'1Lg ~
< [8
00'<::
t:: ;=:
:s<l it
:a Qj
Q.m
c:: ._
:.so..
.~ g
u
] .S .g
.... '1:l 0
g.~ u
Q)..... -
... :> c::
:(l 8 E
~o..o.;
(tS~.,g
oog ~
~~C)
I1l .l!l QJ
ii::..s-:5
..c:
'f
"
J
~
~
'"
l:!
" "
-&
"' <.;)
..!:!....
"']
'",
'.- .....
.... <>
.~-
1:;
;l:
~
ob
<3
00'
.5
-
"'
..!:!
'"
'" !3
-s 's
13 ....
" "
-li
~ '"
"'"
:::'f:
;l: <3
.~::::
- "
.... ;l:
;l:
<>
EO
.
'"
...
'-':
tJl
Q)
u
c::
Q)
~
]
<U
tJl
~
~
<U
~
-0
~ e : ~
.g ..2 .~
"tl
~ m] ::g
:a's ~
.,e.. t::~.....
] 3j ... g
~"~g~
.......e Q)' 0
~"tj ~ ~
I1l c:: >, >,
I1l ., .,
QJ '" -:5 -:5
g~~3I
~ t~ ~
I1l '>--:> _
.-=:' u t.J
_(/'j J,.(..... <::::
'" ~:g .~
3:: '" Q. <Il
0\
""
,
;:::
...
0()
~
'"
i!:
;:l
-
X
~
~
.E
'2
...
;:l
~
u)
~-g
'1:l '"
::i ~
o .a
~ u
21
"':E
., u
.E :a
>< -
<c:: ~
"0 '0'
1ii l>..
.,
~~
'El -
-2 '~
...:0
o~
o '"
'1:l Q.
8 ~
bO~-Q)-
r:: ns 0._ Ii)
:>:E~~~
tUID.;:;J..to
~"O Q) CO U
.S ~~ ~ c:
c ., .-tl
o iii g.'>:: 21'
~'<::-"i.n",
'" it ... ,""
'ia ... ~ 2! .,
:>aOEbO
... u :(l '" ~
o 0 OJ .i
'O:tj ~ Q) "0
U'3...t~
]~]8~
~."'"tl .,
~.c-aJ~11
E.2i :> E l"
>< '" '1:l '" OJ
~Eliit;Q.
.....
"'-
,.Q'til
"0....
:3 <Il
Oal
~ ,5
$l.lll
~ .5
":' g
"0 >.
~~
,- '"
::s .0.
0"0
~ C.
l:l"O
~ ~
~"o
'&'Q) vi
c: s:= OJ
oca ora E
::E o.:c
'"'
-
<::
"E
'"
!:
;:
C
u
"o~ P
";j .:E .~
o "" ::s
..c:: " U
'" ~
'" '"
~;e]
~ ~ '"
~ 0 00
v 0. ~
~ '2
.$ ~ ~
'til ...
a: ~ ~
I ..9 .~
.~ '" -.5
.E rc 00
$l c::.
"7il 15.. ,- l!:!
~ '" E 0
C4~JJ:g
~ ~ ~]
.;
'"
u
;:
'-
~
-;:;
\.)
-v;
Q
u
='"
~
,
-
~
D
~ e
,_ 0
'2J::
.- '"
~:o
U 'Iii
'>
"0 ~
'" '"
:=..c:
;E ~
0"0
... .l!i
0.....
OJ '6'~
U $-0"0)
c:: OJ.....
~ o.."ti)
:S '0 .~
c::-
. ",,.Q
""';j ._ ::s
.::S '" 0.
'" U >.
..c:: c:: c::
U J!i '"
bi:>
I
OJ "S . uS Q) :a
-.5,.Q:f!-.5e
~tti'QJ-..2
"" '" 0. ill '"
....Boel'.
a1'c;j ~ .
'0'> .........
l:E ..1:; ~ 9
g~~e.g
'" ;op""
..0 J9 rc."""
"0 ~ 0 U ~
:3 0..... ",'"
o 8 S -.5 oi
~ g _ O' ~
tf.I :::: c:: tlSs
Q) Q) ~..... s'
>.-::: 00_"00
OJ CI.l ..... c:: I-l
-o:c OJ
00'0 C::.f^E 00
c::. ~'" c::
:2 p~ ;.::: '9 '.0
bO~ 0 - o-Th
.- rc..c:::::= OJ'-
.....J fI) tf.I............~
t-:
-
-
'"
.5~
~
"0 '"
'" c::
"0 0
.- ".ti
> '"
8-::l
Q.. e.
'" '0
,.Q "0. .
"0 ~...
~ ~
o IS
~B
'"
gfw
'.0 .5
ib"g
.- 0
...J_
.; ..ci
c: ID OJ QJ
.- ;l -.5 -.5
]_E'O
'" 0
ao:cJ::....
"0 !ii ~ ib..-:.
.~:g .8] ib
x 5!lx .",
.:Q) i:: c.c: Q)~
oB~-.5i
c:_+JQ)....
~ ~ 'O'~~~
o '" ~,l:;.
~;o ~ .~
~i ~ ] .~
~! o;S B!
fo~] g.B
;.:llJ 9 !t~
SE;.2~:@gf
:c.!! :;j '" :::l
] ~ gfo. ~ ~
'o"':Cbi:>~:
-. ~iboiib"" '"
a.;..Vl.__ e
'" l!)...J 0
a~ ~::'til
~~i'i~.sl'.
>..3B 0]1
"O~Jj~~o
~"O :c >.::E
~g~~6lil .
,"~.e;~~o.l:l
00 00 Ii'" "0 5
] :E ~ l!) ~ ~ .5
.....c::,;!;"o....,o"o
(13; 0.0 ::s Q) (tl - ....
1'.;'::: U t:>. ~ "iil 0
,<,;
.... "0 1l ....
I Jj ~~ '"
Ii. ~ "0 ~
~ 0 '"
'" 'Vi 0 ""d
'0 '" 0..>
" ,.Q ~.
~ ~ "0 "0 "'0 .!;
1 :3 >-ftt.... -
Co ~ u.:~,." E "
. .2 i:l
~ '1: ~l~ . i
u ~ '" ~ ';:
! " ." $l " ~ "
I .., '" ~ '" ...J"O. . I' "
\) '.:;: :'2 .:3 .
.. j :;
~ :'~ U >. 0 i
.~~ .... C:...I::' ~ .:g
, '" (t$ O. (J) ," ~ .. ';:
:::::g :;a "0 -0 :=I~ & t
~ ~ . '"
t ~ c::'"' ~ '"
~ o~. t: ~." "".
.~ ~ 00 iE .l!i . :!;l
! "
'1: @ "" l:llJ .5 ::s
~ <:>
J (So - 0 ::s"'" .... ; ~. 'f;
'" .... ~ "0 oo.!S .!:l
,I ~ Jj '" ~ C::5'o ~
-..: ..... > 0..9' Q)
'1. o OJ..... rc .....
.,
E '" '"
0..0 "2-
J:: "0 '0;
"0:3
'" 0
~~
,-
>
$l
iii
a:
...
'"
]
'Iii
~ 5"ID
_ d:: .S
iii~;>
..c:: 0
'" ....
bJ) f/) ui
t:: = Q}
.- ro u
g.~JS
~ o;S ~
'0 ._ Cll
j~~
,0'"
$l:g:o
iii .5 ~
~ 'E .~
i!'t. 0 '"
'" U
~ .5 -:g
]"0
'" ~ '"
...J::S..s
.s'O
'"
'5 ,::9 ~
- ~ '"
00 ..s
, .5"O..c:: ,,;
tI)...::.t: ~ be J-;j
~ .... Q) ..-.r 0
o ro...... 5
8 ~~ .s "8
" 0 0 "0
t:: ..... Q) s::
~ ~ "0 B :;:
Old Q) (l) U -;
] ~ So ~ '5
,!g Q) '(b -5 .-ra
;?;..s ~ :a e
..ci
u
oi
"0 0-
"'-
~~
:; .8
o
~"O
"'_ c::
>.'"
bbID
C::'U
OJS
l:l ...
'" ::s
'" '"
.- -
~-;
'til ~
~ ....
@~
"0 '" '"
.l!i :g u
c::..c:: ::s
'" "0
P....8~
,~
<E
~
'"
~
~
I~
~
.
E:
!l
15
&
Ii
>
..
~
li
.~
. Ii
~
1;
&
Ii
>
.
.
.
i
i
.1
~
~
~
~
!:1
-9
~
.::
:;
"
be
~
:::
~
~
.~
~
"
E
~
-..:
gfo t5 'E
'0 c:: '"
~. ~ ~ ~ ~
p .s::g ~ ~
.-.J::J "'CS......
8E"O~'2
~8~1l~
!ii <Il ~ c:: 0
~~~E~
;s: "0 .- btl..c::
,g;~gp
gp..c:: '<::':::::: 8
'0 .:'; ~ ~ ~
~ '--:' ~ ~ (l)
~""d_"'CS~
Q) ro'- -
p.!:: ~ '0 E
.-::s ib 'Ui
.... 0" "0 1::
8 "';.::: 0 o;S
Q)..J-! 0 .L: .-
Cf).~tf.ltn~
-ci
<::>
-
<::l .....
'- ""
~
... ,
;: ::::
;: '"
eo
~
r
~
...
:<:l
~
o
u
r::
o
r::
~
~
<lJ
.n
-
~
~ ~
.a 0..
11 ~
",.
_ u
ib~
.~ r::
...J..!!l
Q:iQ)U)~O~
~su. "0 "0 QJ r=.-
- ~ ~ I-i QJ t'U
t.t') be '"0 (Q ..0 '0
N"O!:: ...... OJ
"'tjQ)!3~:;@'"
lI::..<:: "';Q '" Q)
U oS l:: ~ ~ en
~ u:: .~ a ~ ~.
9 fl) ~ ......::s
-..s . ~~ M
"0 E "--!:: ~ r::
- ~. '" ~.-
:s 0:':::""" u."'O
oJ:: '0 r:: '" @
"ffi .... ..a .- g. 0
~fobOl-oO 1::
~ ..... 1::: Q) 0 :s
n:l Q).... = Ll) fI.l
"0"<:: ~.l9 r:: r::
.ffi'] a.Q) -5 0 ]
VJ Cl) OJ ..0 tJ s::
.... > ~ Q) t'U Q)
ibo-" ~~ 0..31
;:J ,Ei '0 E g.5 ~
.....
,,;
"
."
'00
0'0
"c
~"
9-.&
1:..
01'"
=~
~.S
c.c
"''''
c~
00
0_
_ , 0
2 ~~
'8 ;1
]~~
~ '" r::
- ::::
.~"O '"
...... 2 c
, ~ 's
] .- ::1
t/) E ==
~s~
- >, '"
"=-~
'" _ 0
~ E't
zj ~ E
..<:: r:: "-
co'- OJ
:=I ",..s
....QjO
.2 []
bD
<:
'-
~
<>
:::::
'~CooJ
'"
~'i:
" ..
..., is-
" '"
IE '"
Oo~
.5 5
~ "
~.~
:::::1'l
~
~
~
-.:
-ci
Q)
M
'"
...
::l
o
li.
:a
Q)
...
'"
~
,Ei
- Q)
i};..s
:::::
'" 0
E E
o 0
J::J::
'Z'Q)
c-
(1):9
E ,lQ
Q) :>
a:l <lJ
....n
0-
~o
Q) r::
~:g
~ g
-..<::
..c: '"
M<lJ
.~ ...
- ::l
~] .~
-ci
""
.~
<:l
~~
" '-
l:)~
~~
~Oo
.~ .5
...~
,~:i!
:: 'j1
~..::
-
00'-
"
=E
.l:
Q) .$ u5
.n Q) Q)
~ ~ ~
-
..g;E"'t:1
]~~
M<lJ-
s:: 10 0..
;Q ::l M
:a :if ,Ei
Q..."O. .~
C "'-
..- OJ g.
~ ~ :a
.a~31
>< 0
<l:l 0 :>
M- '"
r:: "0 0
~ Q)....
ibe"O
,~ 0 c:
...J _ iU
oj
~
" "
~ ~
~ Ii:
" -5
.., "
~ d:
1: .-~~ .<: "iii
U) II) .-
1: ,,!'i
! ~ ~.~
~
"
"EE~ ~
.! ~~~~ .wg~
~ lI) ~ co tI).... 0.. -m ~ cE
]8....l.~.s~~ ~crJ'
~ e;.'1:l:~ ~51'<:z v3l e
ia '(0 :-= Q.. l:: ~ ~ U ::s _Q <<I
u","3:~C/)W<CZ<C\J1i:
:a E
~ 2
Cl. ~ ~ <<I 5 ~
E o.~ '"" II) '<<I -
~ ~ 1: = E ~ ~'.9 t ~
~ bO ;; .E P- . 2 5 ." '" ~ "0
. 0 jg $~;.:::l 0 0.. e i:i - ci..
~ ~ ci...6 ::s G '5 : g .s ~ 8 ~ ft E S!-
a -a. g...~ Zero ::s ~ e Q)E ,g.:6 ..a .t9
;g .3 x oS ~ "8.~.fi l! .S'~ 0 ~ g ~ i::
:; ~ ~ C:2 <<I ;; O,.r::. t) -.... ClJ 0 - 0
~ u.g-lj 0=2 ~"E e~-g:o ~g.e
'"" '"" ..... <<I ~ <<I <<I Q.l OJ Q.l,..L.. ~ is 'C 'C e::
<<<U' UUUUUUWQ"''''","
-
<:!
-~
'"
;;
;;
c
(,J
$""8 1:;"
.~ ro ~
~~~
E 1:: ~
o.~
]j ~~
o..'~ e
......SjO
o.~
Q) l-I ...0
!!l 0 .9
Q) m'w
ofi 'e K
trJ D.n;:
&h;E '6
'" '"
.... u ~
g E -=
u '" ..c;
Q) U Q)
!::..c:
OJ _, ~.~
Q) ::s ...... tf.l
..... 0 w ro
~Q)Vl "'..c:
Q) c..
tll.81!Ei
0.. u::: ...... Q)
~ :':l
!:: 0 ,5 15
.!9 !::: >. 0
0.. Cl) ...... C/}
bJ).~ ~ "2
.5 "'Os ,~ Q)
~. Ie >
o OJ Q) It:
..........x..c::
-0 ro Q) tf.l
_..c: Q)
u"'d '0
1!:E Q) Q)
f-< ~ gJ iF
<r.
'"
;:
'-
~
':::
G
'0;
'"
Q
~
~
,
Q)
~
~
'Q)
~
'"
c..
~
!::
'"
~
c..
cO
u
.'"
.~
z
z
o
~
~
o
U
.<:
~
.. " v
:=:CO...!9!9
C Q) .- 't:
~--'o
C 0"'0 ..c:
<<I f5':-;;: <<I
::Ou3:::O
~
~
~
\J
,5 ;:
J:l ~
" ~
g ;; ~
~urJ5
'"
~
-0:
Z
-'
-0:
U
-
Z
-0:
I-
o
'"
6
ci.. ~
~'E v
.2] 8:ci."i
Z"i5..: ~ e
'" . ci..
~ 'E 1 ,~ .2 P- P-
~ ~ g 6 .~ ~ ~
v"B<<I,.c;s,L'>
.... <<I Q,I ~ ~:...., iti
<<CU"",,",""C/)
~
~
~
8
""
~
~
E
\.:l
'"
~
-0:
Z
Z
o
~
~
o
U
'"
~
-0:
Z
-'
-0:
U
-
Z
~
o
'"
"
o
>-
o
<<I~.2l
g's ~
r 0 '-
'"C::Ei~
~~8
;Sa> ~
..... .5 .!! ~ ~
g~a.5-g
U..!2.:Ec~
~~ ~'IP
cu fI:l .... 1-0 13
Q.,;::Ul?tn
,!!l
~o
o 'E .. .
5 ::t 5 ~ 0...
~-ebo;g~.~
p-:::5.!!l=~Ji
~ ~ ~ :Q - Qj..o
~et2bbg8g
1..0 0 ~ ~ ~ .... II)
~1-o-50o~~2
~~ iJ ~ S g},,,
"" '" m " ..
:r::r::r:_~,.J,.J
&1
'"
~
-0:
Z
Z
o
~
o
U
t
~~ ~ " ~ 5~8 ~ II
~ ~~ .~ ~ .8 0 l! !: ~ J
;;; ,,~~ ~"" S g,:;;u;:l ~':;;
oa t-o:::~~ bO~E:~~ c::~~ (.);
.,g ~ ~ ~ :; :; .~ ~ "oS'~ g. :; oS 11 t:
~~ 0 ~-o"-o"!: ~ ~.;l'" :;'3.;l""
.<;.<;uCl ",~u",uU_",C/)U
=..,,=t:
- ...... 0
S ,5 .5
~ !l ~
,,-OC/)
60:: " ,!!l
o ri ,-;: ::E
~ ::E.~ ~ ru 00
~ E - - o~ 00.. ~ :3
ci. oa 0= ~ ~ ~ ij.!!! ~] ~
p-ci.ci.S6:;:; .g~o:;e;.:::o
lI)o...o...esQ.lQ.l ;:Jv~~~GtJ
e::88oot~~S~~~~ci.~
i~~llss,<:."mm".~~P-~
~ 0 ::t ::t :3 .... E..o :::l :3 U VJ
Oig. .~.~oog'~c::~ru .~J
~::O~::O::O~~~~E~~&~.~ii:
"
"
dJ :> .S
0.. "tQ.l E
~ 0.. S bO 51
S;:. Ei: il
i!f 2 bO'-
'C VJ ~ E- & .5 ,6
Q.l ::s E31 E z fr'O
a: rJ) Q.l 0 2 U ~ !:l
o.~_._ _",
Ei:UU>f-ZUU
"
:l2
v
"
Q.l ~ Q.l
:g ~ ~ .5
" _ 0 E ..
S ~ c:::I: ~.;:::
.'6 ~ Z .B ~":' ~
~ II) 0 U ~ ra.C'O.....
~~:I:Z~UU)~
'"
~
-0:
Z
-'
-0:
U
-
Z
-0:
I-
o
'"
~
"
.. '1:l
ID ~ "E'" '6
"'0 Q.l o:g.S
o 1..0 Q.. 0.. e
.,", 'E "m m
E; iV Q.l "'0 e !a ra
3 :g ~ 0...6 pj b .~ .e
:g :; fU:~ ci. . ~ ;g ~,g
..e s:: u ti...J ru ~ . 0... 0.... II) G.t: ~
....... . t: ru ~ e 0.. VJ 0.. ra.!2 Q.l 0..
..c:: g:: E 5r~ C::::I o..e VJ;:::: u,2 o...VJ
c: V).- 0 ~'"O ::to;::l ~::t e.~ g ru.2.t2
g VJ~t):... d) o..c:: l::: 5 Q.l~ Q.l E Q.l """
'5 ::l f! .B ~ ..c ~ 1l -8 oE o~ ~ -= 0 -€ 2
..0 ~ OJ >'.~ 2 u 4.1 V) t: . Cd 1-0 U ra ,~
<UOOb.zEi:0:r:~,3::E~~b:3:
~I
~
'"
~
-0:
Z
Z
o
~
~
o
U
"E ~ ~
.!S fo f- .
P- < e;.
~ e;. l!lll
o .2 P- ~
t:: 52 ..
~u~cli
'"
~
Z
-'
-0:
u
-
Z
~
o
'"
..
"
~ :~ .g
ci. '" 0 "3
,,-" E;
m s,s
ru ru > VI
~ Q.l Q.l .E
'j3 > > "
'tl ~~-e
-0:<<<
&\
"
"'".
-
':!
'-
",.
'"
'"
;:
;:
;::
'-
-
'"
:::!
;:!
o
;::
.~
o
{j
~
,
-
u
"'0 'tt ti .~
~ 8 ~ "'" 88f--
o ~ l1J ~'E.s.3~_
E c I-oc.. 1-0"::": o~ bObOQ..~
! ~ cE j c2 0 .~ E .~ .~ ~ j
U-CQc::~..:.t ...J:::J~~l'tll'l;l
.$ 5" - e ;; " ,:: "'"'" e U) 0 0 ,- -'"
e, C:vEi~_..JoJ!l"c:".._ec
oc..oo p.o....>.u0:5tl:lIo/wou.,OO
;3 e e~.a t :Q:="'O =.g~~;s~
U &: J: <: < Jj 8 :t: ~ ~ < ~.~ u u
- -
~~
;;:"",
... 0
-B ~
"':p
:E .l3
::l",
bO_
'" Iii
~ :;;
"0-5
~ ...
'S: -B
0"0
tl.g
.~ I-f'"
~..E
~"O
o:.~
0.0:.:::
c :p
,- ::l
;;: (l)
..9..0
2-0
","3
':;.,8
C <Il
o <Il
.~ ~
.l:l .l:l
E .~
'" -
..<:: ...
1- ~
I!l
'" ~
f~ ~ .~
tl.2""3 ~ ~ .~
.9 :.s::l::E (tI;:g .9 0
m == :::1 ..... '< ._ c. _ ....
o ~ C l'tl 2 's ~ .!S "ci ~ ~ ~
Et'ooia",~.2 e5-bOe-"v
~ ~ ~ ~~~'So]2:gpm~~:Z'~
v.I e- ~ ~ ~ !:9 : .;;; V) ~ ~ l'tl X e :3
g l'tl ~ V V _ ? ~ ~ ::I ~ .~ .~ ~ ~
tCl,g"'3 ? <1)2 2f1l c:: ~ ~ :: ';; .5 .5 5.D
] "'0 c.. >. ~_ QJ ~. ~. ::3 ..0 .0 :c E
o.."e"eo...t'CQl&VQl~~~rX:>
><
]
'"
~
0.>
0.>
~
'"
"8
0.>
E
~
0\
oj
.0.>
.l:l
...
'"
"3
u
:p
...
'"
0:.
-;;
~ " "
~ "'-
Q. e .:1]
r:- 8 co .~ Z
91 u.c: e-",
"t:: Q.I'~..E E
" " ia ,- '"
"'C 0 0.. r; "'C
~VltJ)u.c:(
'"
::E
..:
z
z
o
::E
::E
o
u
.c: j
if! ~ c
~~~ :!ji~} ~l~
< 1: ~ ~ ~ E 41 ~] ~ l?
~ :: E ~ '0. 2 ~ Z c; 0.. '0 't
:2'" :::::!j~:2U"'E-5~
~ti5&.g~~UZOUZCl
-
'"
~ ] ~ :!j " :!j
~ ~ ~~ ~ ~ ~ .fi ~
] ~~~~oe5~~~I-o. ~ .~s~
~i~~~t=&~lll~E~"",Q..S
,,~ 0 ~- <>::~~~..J"'~":!j"'o..o..
et::.d12't;~ ~2:Jc.-=;..:;.o=:::;i:t.:)S::~.....!Sl1JC::
l'tlEoV~ ::IQJWQJQJQ.ll'I;I....QJQJ~~~~
~~~~~~]~~ggg~j!~~~~3
'"
.u
e "
-< &
~!-<
:-::~
A3~
'e
~
U)
Ii
~:!l
.~ 0
I! e \J
eE~~~
"5 ::s v C
E't: ;; '" "
::s .2....~ E
8Q.E-~
,g ~'€ i ~
E ~ '" E g
J5 Jj Jr:> >-
~ ~
~ ~
e ~ m 00;;
g .6 ~ ..;
'" ",. 0.. e , ""
sg ~o = ~ ~~ .~ ~
o~~ ~ 1~ 2 b~ Q.~ ~.~ ~
!j ",,, ""'.ID E :a l<' t; e! .~:'!:e ~'~ .~ '" .,
lll~I~11Itl:ttliil~~111~~~.ii 11~
QJ'OE~Eoc-o::slf)lQ;::I1Il 1Il..c:~"" o.!3IUi!F.SS]:O.,g j.58
'; '3 0 '" g'''' ~ '8':; >< - e .a .2 .2 " > :> :> '" .t:l '5 '" e ,g :!: ~ ~ ~ P.. P.. -:; -5 ~
~~!.2t;tJO~II~~~~~!l!l?~ilmil~I~~j~~~~e
~~;::I;::Ie~'~~o~~~~~~~.5.5.~ :E-o-~~~-~~'IU;::I~~'~
IU~~~QJIU=~'_~= uuu~~~ QJQJQJ~~~=~~QJ ~~~
v_"'''""" '" ".c:.c:",. '" '" '" W""" ;_;-;88 ~ ~ '" ",,!;fS-O,5,!!l,!l,,'S
<<<<~~uuuuvu"'~"',,",,",,"_ww__..J..J~~~~ ____
'"
::E
..:
z
...,
..:
u
Z
f:i
o
lQ
~I'
~
..
....,
....,
~
.....
'"
co
~
.
~
~
~.
~
~..
u
en
.~
.~
f-4
~
~.
~ en
o ~ .
~ ~
~ ~.
~ ~
QCl
~ 5
<0
~ Z
~0
~ ~ .
~O
o
u
u
~
~
~
u
~
~
V)
.
.
.,
.~
"
:;;
-
(5
::::
--
'"
'-'
a
'-'
"'"
~
,
-
u
J2
u
'"
.,g
OJ
rJl
....
.~ .~
eo""
;:,&
:!.( l..
... .,
c5: ~
~
.,; -
~ 1;
.~ ~
.,,""
~~
<: ;;;
E _~
"t: -
"'-~
v...:::::
.-:: .....
... ;:
-E.,c
...11
~8
... c
- -
c~
-E.,-g
o ~
~ "0 OJ _0 '"
o E
~50t)
o..c: U) ~
-= tI'l ~ ~
:~~~
..!:! . '"0
'E gj, ~ '"
.~ ~ 13 ~
OJ ~ $ E
..c -::; OJ Q:j
...... oJ ?J OJ Q)
~ .0 .:: ~ ....
~ V'J _ tn
o 0/). c..
,... .5' ~ bO ~
U5.....:r::c-;:
(J) .~ (f.) .-
~~'~~t
~ e.oQ)..o 5
OJ I:..c ~ '"
tb ._ .... 0 .....
bl)"O QJ t: ~
C\S:: ~ 0 ....
.- ::I 0 -.c t;;i
"0 0...... t'tI
== t:: s:: 'J: OJ
=' ::I OQj re..c_
eo VJ .... :>
"' ""- "
:
:-:' ::: t:
9
~V)~
~ v:. 0
00",
:..,;:
~~~
0.61$
... ;;;
&.: ;:: V:I
~ 4; ~
t:.c...~
""
8 ~ .~
V;, l::: -::::
Co ..._ C
~. '-'
~]1;
,.:;:: ~ t:
- "'-
.,;
~
~
.E;
:f
~
.,
'&
~
..g
...
c
s-
...
"'-
...
~~
;:;
l::..l:
l: c
"'--:::"
-
;:;
.~
]-
c
'-'
~t"-l
;:$r.:lt"-l
UQ.,r.:l
~><~
i~~
o~~
UQ.,e,:,
U 0 Z
5d~
t"-l
~ &;.~
tiQ
>,
...
'"
>
...'
'"
.,
I:
...
o
E
-
':;
.D
OJ
.D
'"
>,
'" oj
::;5
r.;~
"0 ...
"'5 OJ
o 0..
..c e
~ 0..
0/)-
.:: S
"OJ::
'3 OJ
c:c.:;
<Ii
c
OJ
[j C
Ci..1:
~
;::l
o
..c
'"
"0
"'5
o
-
u;
~
I:
J2~
u
'" ;::l
.D.D
0; _0
'"
"0 r:o
~:a
Q)=
O/);::l
",.D
E E
.- 0
"OJ::
OJ..c
~ u
'2 ;::l
;::l E
...
o
OJ
-
U)
N
I:
~
'"
N
'2
'"
\.
'"'-::!~~~~~~-~
:"5' Vi "E "E ~ 1; :.:: .~
~.~~ =-=] ~:g~
l..."_- ~"'t:_bo::::
"l:_",_"~88""e t::
~"l:,~ E &t
~c~u"'t:~6
_c~c~~':E
.... _.... e ~
~ ':t: -.. ....
~V)~~t..!:~
Q II} \J ~ U) a '=
l.. ~ ~..... ;:: c
Co"'='c a;:: ~
V) "t: ... c ~ -"
- '= ~"'O v C
.0_ II} U) '= V) '=
_~cl.LJ== .....
\J~"'" V) t:i c
~~~ ~~z
~ -= t:; ~ ..... ~
Q !t i: _::_tJ ~ t:;)
"t: :: ~ - '=
~ ~..::
~ oS l ~c c ..::
~---u
l:lJ ~ '.::: t.l ~ "_
- t.I _ t::l ;:::._
~O~~~;:
'"
'"
;::l
o
;::l
I:
::::
I:
o
u
'"
'"
E
...
"O.2tn
"'5 '"
o .9 ~
-fi5 li'l I:
I: e
tf.l:.=......"C
oo~ooOJ
.:: $-. .5 ~
:E! ~:E!
.:; E "3 Q)
c:c 0...D':;
~
o
.5 -~
.8
OJ
"0
"(;5
.=:
':;
.D
.,
.D
~
r.;
..0
I.
-E,B
OJem
>.....
::::"0"0
u s:: ~
..rc fU rei
u
,.'2
OJ
.D
"0
"'5
o
..<:
'"
>'",
..!5 ~
~I:
-- '"
"0 ...
-
I:
OJ
,;;
~
OJ
I:
.;;;
;::l
.D
~~ii~v~to..
~~ ':; "boS':S..e..
.z:' ~.... V"""-- \I'J
_~ .fii~O'~
u .!,:! ~ U':I _ .5
.~ \I'J ~ t: ~
E s ~ l: ~"::
~]. ~c_bo
t ~ ~ E !t
':; :::: ~ ~ ~-
~ .....~ ~ -F ~
:::: ~..::- to.. -")..... "- ~
~~~tJ- "";:_
~-::..::'t.w~..::...
:: t:: t Q U f
.::; ~::: ~ ~ :: ~ ~
_~ ; .~ "ti c .. ~
"'" _ \I'J toi <:>
tJ 1;,,\ tJ ~ ~ v
..:::..:) t::l _ _l
~ tJ '"' ~ ~
e ""_ ~ ~"";: oS _ _
....-';::;.=-~....6_
..::: ~ t:"_ ~_
.. \,I" .= "E .... II) ~
~.- be~:: 't ~- S;
'- ~ :: ~ - ~ ...
~ ~:::: '0' ~ '0' ~
:: :....~ C to.. tJ to.. _
t.::'-Vl"tU~"1::s~~
;:;,
'Oi",
~ "
0:: ""
... -
0:: -
- "
-~
"
'" '-
'"
'"
~
u
'"
-
I:
2J
'"
.Vi l-o
I: 0
o 0/)
u c:
aS~
...
0:5! rei
lIS 0..
o .,
0..:9
>
o
...
0..
B
...
'"
..c
'0
'"
~
o
"0
I:
~ .~
'"
...
;::l
'"
-
'"
OJ
...
,;;
Q.
o
..c
'"
~
I:
:;;:
...
'"
p..
-
'"
-
OJ
I>':
u
OJ OJ
of:..o .
>,2
'" 0
Ebo
",I:
~.~
I: ...
'" '"
... 0..
c: 0
OJ -
>'c
~ "~
~"O I:
[t1 s:: ~
., :: 8 I:
..c: _ Q) 0
!- '" '" u
-'" 0/) OJ
I: I: .D
~~~
- ",-
0..5
Q) en..c:
Q) rc: Vj
l: ~ (/)
'" '" ~
OJ cc ;::l
.:; I:
t: ~"~
o 0 U
bO- '"
.,g ~ .::
I: 0.. ...
o '" OJ
J: ..c
OJ -
'QjbQO
> e ~
"'0 ~ 0 r"
~ "0 Vi fa
~ I: ",' <JJ
l-o ::i - $-.
;::l 0 - 0
o ... rei 0
u 00::":
"0
:;
o
...c
'"
-'
'"
_"0
OJ OJ
~ QJ ~
_ J:: u
.... (/)..9
1E
I:
OJ
.,;
0/)
t:
:;
':;
.D
~
o
'"
C
o
J::
CJ
.:;
I: -
'" '"
';:::
t)"O
OJ 2J
"0 '"
OJ u
0..,.'2
... OJ
.9.....0
'"
E
-
'"
"0
OJ
"0
'0
>
'"
"0
I.
tIJ
- "'-
~ '- ~.:
c]~~
::: ::; 5
~o.E.....5..s
1: ~ ~
.~'5ti t:
!-So r:~
t:.......... V,) 1:::t
~"~;: ~~
"~ ] ~
.V; "- ~
l::l... t ~
~t: :: - o.J
- ~ ~:-s
t/) - -.;, V)
t: '" e
~ g.."'5 :::
~].~ ~
;:~1:..g
~ a
V)t:
.e s
~g;
~ 80
;.C
-
rJ')
..:.::
-
<ll
~
ClI
"0
....
rJ')
<
~
~
{;
'U;
~ ~
~'::::
e ...
-S ~
":: ;::
] 5
..:..:- ...
[5 0
J::
.-;
:::.
-
'-'
t
"
.S
g
Co
'?
8
'@-
1:;
""
~
{j
'<;
-
::1
'~
I'..
~ ..!C lI:l
- '-~
~ ~
lI:l .- ~
~~~
- U5 ~
l: .,
=:.....:~
'" ;:-
t::I.. 0 ::
'i: ~.~
V) ~ 6
~ ~ -
- _ t:i
~ V) "t:
t..l ~ V,)
~'::.~
ViCc~
;: "'-
...9 .~
'"
11
'8
.!2
<:::
-
.~
l:i
'"
;:
~
~
>>
....
u
-:::
;:;
E
s-
"
-,=,il
E"'t::
~ .&-
- ...
" -
Co.'"
'"
t/)
~
'-
~
'::;
G
.
'Vi
'-'
Cl
'-'
"'"
~
,
:::-
u
. = . ~i
Ii tl' · Z
h l~h h
11 oi!;; n
Ii Htl It
i~ !. i! i!
I .. II ,~
~1! :SE 0{ !e
'" 0 >.
~ ~ '"
o ~ 0...
~ co.!:
.~ .~.~
o 0
.zJ::l/}
.~ - ~
ClI '"
"'0 ~ 0..
Q) 1;) v.
.g, co ~
U) s:: ._
ClI e ~
"O'i:~
ClI '" 0
,Dco-
:g .= .5,
::l C '"
!2 ClI ~
"t;) 0.. Q)
~.~ .:;
s:: ~..... v)
:g "0 E ~
'3 '-' t) a.
~ 0 0.. '"
,5
:g
'S
~
<<i
.;
..... Q)" Q)
ctJ::
'0
~E":ti
~ ffi F
~"E ~
u~o
"3 ~ .~
o lii E
..c::
V) ~ co;
:Ll e.o...c:
..9"'O:S
'"'" :i ....
ClI 0 ~
C..c:: ClI
C5 UJ ~
u ""C v;
eel-
o '" 0
g}, ~ 'r:
c E E ~
~ 8 "t; ~
'3 Q) c i:
cod; E 8
OJ
-0
'v.;
l-
e
I-
'"
ClI
I-
ClI
-=:
.8
'0
2
'"
u
..9
OJ
,D
:g
~ <i
CD
~ .;
co -0
C ,_
.- ::l
-t:,D
'" ~
c... 0
oj
...:
r
J'
Jf
i!
Ij
!'.
p.
~:j
.1.1
1;'
11
,~
.g
oS
'"
'!:
t:
"'"
00"
_ 00
.::: ~
;S'"
'- "
'" '"
.., ::
" "
-
..,
l:
~
..,
::
o
~
r
:
,~
r
~
'5
e
~
1C'?
E 2
'" '"
gf'E
ii a...
_ 0
,- ......
::l'O
,D <=
'" '"
CD '" .
... '"
j ~
IS.;
~~
:;; ::
",'0
..c:: ClI
- "i:
~ '" u\
o :> <=
c: Q) .g
... 1-_
2 'S .~
~ 0'" I-
'" lU '"
0.. "' :>
~
l
t~
il
.1
i~
f ~.
d
..
00
vo
l<...o
"'''''
"I
:rJ
~
:
~
j
~
!
.
~
.
b
.
..
.
.
j
1"'
.~
~ H
~!
\
~
~
~
~
~
~
~
8
~~
eQ
F
89
"'t5 b() >. ....;
C <= = C
'" '6.. :q~
rn 0.. l/} 0..'
~,.g ::I 0
~UJoQj
f/}'''O c:: >
C OJ
iC co ~ "'0
~ '.. Cti Q..
J:::: ~ ....c
~ o.2l ~
~ 0 0 ~,
:E I-f 0 ..::.c:
~ ~ .... "a
to ~ ~ ~
C",lIl'O
t"CI ca a Vi
-B-5EI-
::s =' ..e
.g V) Q.l QJ
,U) 2i' ~ ~
- C
G QJ $-0 g-
.- E 2 r...,
s:: ClI C 0..
f-Qj~~
oi
"
:c
';:;
~
'"
"'-
...
~
"
::
"
~
~
'"
~
~
~
:;
~
.;:;
~
:.:::
S
'Oo_~
"3 I-
o 0 :0._-
..c:: 0
'" to: III
.. "'0 "S:
~ <= '0
..!S ::l 3l
co 8 ~
'0 CD ClI
2 QJ b
c..c:: c
~ .-
~ C
~ 0
-=: ~
~ e
-5]
:;: .~
'" I-
'" 0
"'~
eo '0
I- ClI
'" III
ClI ::l
O.E
.0
.~
'"
Sl
.S'
~
"'-
"
-
.;:;
"
<;
';:
~
...
~
"'<:
~'2
..~
0,
eo
~~
~.
1':
00
l:
'"
8
~
.~
'::l
-
-
C
'"
i:
'"
~
..9
rti ....:
o 0
..... 'C
g},,2
~ ,S
;a ~
'S .9
,D '"
_ ClI
]1 .::
"'~
I- 0
>,~
<= 0
'" '"
-'= III
:::: ::3
~ ClI
'O-=:
2
",-,=
c co
;a ::3
I- 0
o I-
o-=:
U .,;
Q)J!j.....
..c..et:
'0 '"
"3coE
o t: &.:
..c.32 co
III I- ClI
~ fa C/l
o 0.. ID
- ..... t;
~ ~ l'C
:;;! ~ ~
~~g
ob
r: ~ u
r;tt:::
'0 ~ "~
~ ~ ~
r: 'u) Q)
E .S -=:
"0 .100' c: ui
.- t: m-
- '" - ."'-
r: t:;.z ...
o 2
0.. III '"
,S ~ E
r:
ClI
<ti
U.
III
I-
o
<ti ClI
'u 'E-
~ III
E<ti
6 ~
o ti
u ClI
~
o...:E
:E ~
III '"
'"
, ...
g ~
'"',
I- ClI
e ...
0..'"
o co
I- C
0..._
:g
~]
u
'2 '"
~ .9
'"
:0
'"
-=:
.~
'0
lU
...~
1! 0
III I-
ClI '"
,D,D
'0 E
"3 g
o
-'= '"
1Il-fi
'"
>''0
~ ~
'"
:>
.;:;
Cl
'0
ClI
...
...
~
en ClI
>-...
"'c...
::
'"
.~
I-
'0
OJ
'0
'"C '(j)
lU
.~ E
:::]
ClI
.~ ,~
'0
"3 '"
o '"
~ ~
~ '"
ClI
OJ
.::: l-
v. '"
..."3
o "~
~ "(i',..c
:g. E ~
.e
....
u
&::
..,
'5'
""
'&
e
-
-
~.
'E ta "0
l'C ~ "3
C '" 0
'S '" -fij
o -:5 Ul
-g !: gf'
H .- "_
0.. III '0
co:=
'" C ::l
ofi.:a..c
~:= ~
u ::l ClI
'" ,D C
<:::~~
~ 0 0 co
III ..c:: C
"'0 Q) ..... ':C
::So E :g ,~
::s ~ ClI
~~c~
gb "0 ~ ~
c: t: 0.......
.'- to 0... G
:Q Q) t'C :.::
.- (C Q) 0...
~ ii F l':
-ci
III 0
Oi ~
lU ~
I- C
~ ClI
'" U
'"
:0
.:: tI3
o 3l
C ::l
"~ fti
"''::
~~
I'tS "Vi
~ ~
.i)l E
o
-
~
2
or;;
o
0..
0..
e
-
o
n;
..c::
~
'0
lU
'0
':;
o
I-
0..
N
,
;:::.
...
-
'0;
...
Q
{j
~
,
-
(j
s:;
.-
~
<U
ll;
cci
"Ci
0)
N
's
'2
'6
OJ OJ
_ ..c ~
bO :: Vj
t:; -' OJ
;.2~.z
rt' (/) "'0
"0 "'0 !:::
OJ c: ro
~ OJ '"
~ '" Ol)
~ g;.E
o..:.a :E
:-;:; ':;
.~ ::I..n
oD ~
bO..... ~
" 0 0)
;;;: '" "
:e fti ~
P.t~..D
~ci .
...
o
(l)
~
U5
'"' (l) ,
~..o~
"1';:) :g .~
8 ;J v;
o
.<: bO
'" '" "
bl) 0
" "'-
.- ~ ~
"0 ._ (l)
'5 :E;!:S
..Cl '5-
.ciS
>~.. ro
~~-B
.S ~ ~
~ ~ C
..In "S
....... b.C '-
o .5 OJ
"'0,,,5
'" '"
c: ro B
.S V; .....
t: \l.1 .-
o ~ "S
~ ,-, ..0
N i
--<
......
<U
~
.-
s:;
.-
~"O-""
o (U 1..)
n..~
o.fJ
c:: ~
:> '"
(l)
"0
2
.s
c:: -0 l!3
ttl c:..e
.- .~
12.:::
~ ::Ei
o '"
~ 'Vi
''-' (l)
00
"
;;;:
~
OJ
0..",
'"
~
'"
'"
.9
u
(l)
'"
~
(l)
~
.S
.;
0)
'"
~
o (l)
u :>
(l) OJ
.:;..c:
'" .8
o (l)
~::o
::I OJ
~ ...
l'~
--= "0 ell
t':: -"0':;
::,: Q)'&
U ~
Q) ~ ~
~ '~'s
:a 8.g
... OJ
;!ioD
;;; a;
0:9'::.8
u g 7C
"ffi. "'0 Qj
OJ '"
.$ u ~
ro .!S 8
"C 0...
OJ
r;~CJ
ro ._ -=
oo::l
'" .-
,_ ::I '"
t; ..0 0
a; OJ
'" '"
aJ ~ Q)
.t;
.S $ ~
-0
(l)
"
o
N
~
Oi
'u
...
(l)
E
E
c
u
<)
a;
::Ei
""
o '"
:u 0
1;:;
a; ~
E 'Vi
o 0
u ~
1; o..~ Q)
:EJj:l
~:g '0 12 ~
.- 0 Q) ('t'l c:
.- ..... ..c: 0 .9
"'0 en ..... ... _
]~5]~
u 0 bO--
OJ C.i -..... "0
'" ,: 00 g) "
-5~~"C~
tu ~ '" :>
b.C ro: =::::
c: OJ 0.. -2'" u
(l)..... ... Q) fC
..c: c OJ 1-1 Q)
':> B:sa ttl '-
~ ....... (/) v rtS
(l) a; '"
6..c~
U "(i}
g..c:
..c: '0
"'oD
"'~
J:! "'
~.:;
':;-0
.~ ~
e
-0 0..
.E:! .5
OJ
...
~~
- OJ
.5..c:
;;:
OJ
oDS
-0.9
"3
o
..c:
'"
(l)
:>
';;;
'"
~
)(
(l)
...
o
"0
(l)
:>
(l)
:E
u
OJ
-0
(l)
-0
'0
>
OJ
S
::I
u
>.
OJ
;;:
'"
.::
...
"0
s
.s
'"
oooD
'"
.... k
.><: "'
:u u
0..
k
o
boO"'" .-
;:: ~ 16
.- u-
.><: '" :l
~;;:;-~
,... v._
_ '" u
-0
:
......@t*'. R~"
&WM. ..
: "",y'" ~
-. ---;'.
>
ui
~
s ~ ~'
i~-E
E ~ ~
.l:l
~;:: ~ 8
u"f
.. '" 0
.....,
~;::;....::
'" <l::,.:;o
:: a... ~
'- 'tU ::
~"'S
c -
.E ~
>.-
~~
...;::
'" i}
- -
=-::: ~
:3 tl
"tio:;
.~ :s $}
.~ ~-;::
.~ -
~ 8
~
"'-
,
<l
-.;
~vi~.2"",~~"1::::-
~ r- ..:::: ;::: -
~ -...-. "'i:: ::-::::::
"t:~, ~;: C"..a. ::
~ - tl..I ~
Uti) '"!; - ~ ~ \",I tl..I ..s
~ ~ ~ .f3 ~ ~ e
c v, "V; ~ ~ ~ t:: ~
~~ t.:: __~ati
~ 'li) ~ ~ ~ .-:="e
~ t>O~;;; .....,~ ~
~ .:;: :::: t) ~ i"" ._~ ~_
I...:?>t::~~~-
~ ~-..~-o
,~ t::l _ In ~- 'Ei \",I
~'- c__:::.s fi.. ~
J: o--~ -:::"S~
V)~l...J~~~t::"o
_ ~t:~..:.:
.3 :2 -:::: _",,;:; Ei.. .:,.1!
... ~ ..s ~ ~
~A::::V}-tI)~._-.
'"'V_ 8~~V)t;
,S..5 _'- ~ tl..I tI)
~ t3 S ~ ~~ .:3 ~
,",,'E '" :J< ..::: ..
":: ~::: ~ 20 l... f-:l ~~
f= ::::.::; t::: ",::::: ~
r- ~~~~.i(E
- ... -- ~ 1:01 ~ t:::
o8::..55~~~
'"
':5
.!i
t;
!:
~
~
~
. u
":<>""
'l' .;::
"'-
~ 5--
.....:::
>''''
- ,
l!l
..g
S
- ..
s-~
~ "~
"'" '"
~.,\.
'.<!
~' '
," --'-
.
...<!'
tl"
"9
-
~
'"
-
.~
i}
"
~
.~......_ s ~
-~ ~ ~.~
~-._55~
~ .... $:!
1: ..l:c:: ~ -
~ t:S U "6-
;::,..~.g ::::
-t: ~ "ti .~_ {l
V) ::t f,/) ::
Q ~ _ t:t
-~'5t.)~
~~t:.s~
~l3_"ti"s
~ .5 _ ~ 6
~-~-o_
t::I: ~ ::: U)
~.- to) to) g_
~ ::: \.J ..:::. _
..::: CooS -
- tU ~ ~ ~
~t1t>o-::::
to)"::: ::::~.....
~..... ~ --a S"
t:l "t:1..:,;:: ~ oJ< ~
~~.z~t1u;
~ .~ ~ ~ ..s ~
t:! ~..... 0 ~";:
.5 ::: -::: Q
~ ::t to.. t:r -
t:::g~~~
t~ ~ ~ '- tU
-.. t:l t:i c ~ ::
~
'<
<J
u:::
l
L,
Ja
ju
of!
(l)
'"
-0
8
I
~
~
'"
.:;
.-<
Jl
.:,.
::
">
.~
~
:;o~
:: ~
~ (;)
'- ""
.5 ~
"" '"
" ...
",,5
~i
~ ::::
~ .~
- III
;;:""
"
~t1
-
~ ~
E! "
'"
e-
8
.s
N')
~
-
...
l
'"
~
~
-
" ::;
..,~
,5 ~
:s .:::
:g.~
..",i:l
Q 'S::
~ ~
0""
'i: '"
o 1:
""""
... '"
"'-
b1iS
.::~
~~
:s ...
..,
...
-
i;;
ui
'E
OJ
e
'"
...
'5
0'"
(l)
...
-00-.19
g: .2 6 k
b..t:;'J:: 0
""2 J::
.9- :3 "0 (jj
b ,",..E Q.I
t1l 0 .l::'
~ .-Lt') lIJ 2
o :g N _.~
...JS:;Q.ln;~
00"'':;00'-
k ,J:: k "0
:;;l!-<"'Obl>
'"' .'- - 1:
ta >-._ to'S
~~31]o
ta :::l b .= N
c: c: II) =,-:n
o ra Q.I ~ 0
12]':;~E
u:l 0.. k
ta u) bO._ ._
~~g~€
U) ra-m Q) OJ"
bl> > 0.. 0..
.5.9cGe
:g"O~.;go..
.- c: s:; c: fa
::J Q.I~ ra"-
CC_ClJ_O
\:l
-
::;
...
...
::
~
~
.c>
u
...
.;;;
"
a
{i
~
.
-
u
.... c: cu 1::
.9 ....:- c: n:f..o ra
c: S.s::: "0 c:
.... Q) .... .... -.-
1t58..o5g
OJ U c: ._ ..c '1:l
.... fa ~ == (/)
:~.~~~~
~'1:l g ~o E
,- c:: <:: E U
:g n:I 0 "'tj ~
.- Q) U c: ......... m....
::l OJ E 1ll'1:l
..0 N 0 - C1.l c: n$
o..';j~~tataQ)
.;::: .!:l.2';::: ~ -:S
.... c: U Q) (Q ~
U).-t1.ltU_QJ,-"
...... l-l.... ra..c._
~ >'~o:2::E OJ gj,
- U c::
b.O 'E u .... ......: 0:5 ._
c: 1'tl"'C ra 'fa "C
~~C::oQ)E'3
III ." III '1:l.g.!:l
c.. 00.!!1 .El'1:l CD
OJ .- III c:: c:: c:: c::
t/)Vl'CQ)t'd~=
::l OJ c: OJ ;> '"
ra ~- I::: ""::l ra '-x
v 1-0 co QJ ~ ....
OJ III c: "'" ~ '1:l OJ
c:l > <::,_
c::
:g
'5
c:l
""
<:t
-
e
e
c
::..
...
U
'<:It
I
,<V
lfj
::
'-
"
:s
~
(3
::
'0;
'"
Cl
~
~
,
-
U
b'.~ .5
c:.b~
<V c ...
ll) '"
>'>-,P-
... i-o'"
r:: r:: 0
E "0 '"
I: c;~
P-81O
ll) ll) P-
.c '" c
- .c '"
- .-
Q) .- ~
:> ~ <;;
'" _ ll)
.c ll)"O
ll) OJ
"Obo..
--a tf.l E
o .~
~:Etf'
::> 5
.~,o.. >.
c ll) C
.- .;; '"
~ E E
~ 0 0
t:OJ:J:
...
o
2
Cii
N
~
v
.-
.....
.....
o
o
...
CI)
~
~
...
.J::
f-<
o
f-<
~
c:
o
u
Q)
~I
'S
l:Q
<Ii
'"
ll)
...
'"
ll)
.0
a)
:0
'r;;
'"
o
P-
-
c
o
J:
"0
ll)
,~
::>
0-
ll)
...
...
ll)
~ E
~ ::>
.c E
~ '2
'E
-0
;;
o
.e
'"
ll)
-E
'" -
00'"
.5 "'0 ~
"'C Q) ~
;g0;9
coi5..&
r
.1
'"
'cs--t:~-~g~~~-
] ~ .~. ~ .~ ~ ~ .E
~I..J-"_~~Ul,=:~-
~:::_c~t::~_S:::_
).. ~ 8 ~ tr.l ~
~ -u; ~ ~ .~ :: -g 8
tu ~'"t:o 1:::'S"i: t: C
c~ ~::::~U4~
] .g - t: :: ~ Co -~ ~ ~
- ._'~;g ~.:: ~ ~:s
..E.. _.:::: ~_~ ::: ~ ;g 'S .:: oS
~ t?:: ~ ~..5 ~ a-~
t: ...:::: ~ 8 i..,.. ~ ~ ~
v.. - lo- tu \I) i.:" ~ ~ ;::...
~ lo- ~ ~ :5 .~ e tu
~ "t _:--;:::~ ~ - .~ t:=.. ~ '";: 2
,';; _~ .~ c .~ ... ~ ::: ~ :::
..::::. - .... "l::: :::-,. v..
1:J v. :: ~.6 t.t::... :: ._'";,;.
~ tr.l _ _ ~ ~ t::: ~ ~
~ .~ c ~ - ..::::: tI) .~'"
~ t: II"~ ~ e t: - .~ -
~ "\j '6 - ~ _ .E ~ R ~
~ t; 'ti tu .~ C ~._"'_ ~ ~.s
s:EE~:::"1:J ;"1;UtJ
E~~.!:;E ~....v
<::. 8 'W ~'.::; _ ,s ~ ~ ~
..
'S~
" 11
- ;>;
"'"
:rs 'j:;
-'= "
.~ :g
" "
.. '"
"" ..
",-S
-
5 5
-S;~
.., ~
~ .~
ij",
<:l 0::
0:: "
<:l bo
'1:: 0::
"5 ~,
~ .~
~""
l
";"f
n
- ~ ~.~ -_c_
c '-
.... ~ .::: '"
--.....i:~.~
~ ~ 5-'s __
6"=";;: ~ ~
L~ .g'~ ~
.-;:-..... c_
:: 0 - -; tJ
.~ ~ ~ ..J:::_
Vl c l: ~
t 1:J Ul ~
~ a __l!:! .,
~ E
~
t:
~
1?
.~ ~
~ ~
... -'=
-s
to,; _"
~ .1:::
E
~
8
....
~
...
~
c
"
...
<c
..
-s
:=
..
.s
"
II
e
.!a
~~
'" ~
~t:;
"
""
..,
..,
""
0::
~
'S
""
..
"
~
c
~
~
"
"0 if c
g ;a ~
~ '3 ~
'" .0 0
ll) 0
C Q) 'I"""'l
~o..""
~'v 0
c.e
Ri .- be
~ i5..:2
"0-'"
QJ ~ .~
E ~ c;
.g~u;
'" '" 0
c '" ~
::> 4; ...
~.QJ
.s21l5
6 :2. ~
OJ 0 u
jbO ~ ~
ll) ::>
.0 '"
c
:g
'3
co
r<:i
.;
-
-
;;; -
E ~
'" '"
~~
~E50~
... C l:::
v.. t: :; l;:)
~.~ c 1=;
- - "" -
~f::~~
..5 ~~
__ ~ boS
_ fl.) _ ~ tI:,
"I:: w,_ P_ '"
~~"5
a...C'~V;~
...
'"
ll)
...
ll)
-E
"O~
ll) 0
u
'" ll)
o..~
ll) P-
.0 '"
'0
c
"0
;;
o ll)
.em
'" :>
~.~
:a OJ .
=-E.l!l
::> '2
.0 0 ::>
>.-
...
o
.'2
-
;;
::E
bb
c
m:g
~ '5
moO
u OJ
..2=
ll)~
.0 0
"O.gj
'3 .~
o
~~
00_
s:: '"
.~ ...
~ 0
'" ll)
0...-:::
~ '"
JE~
3'::::
tfl 0
s::
ll)
P-
o
iO
-:c
s:: c
~ ll)
t'a:'Q
:o~
.. ...
,.;
u
't; ~ ~ .9 ~~
g_ ''::;: Jot:.. 0:::
t:~_1n.g
1... ~ ~ t:: ~ U'l
.~ - a... taJ :: ~
~ - Q ~ 0 ::
ti:S1n~Ei'=
't: g ~ l::1 ~ ~
s-- t:: ~ -:: U'l
h. c,_ ~ taJ :::
t:::l,.-V) t:::::--:=",_
~:: 'i:.s
- l! '" "'- '" -
~ ~ ~ e b<l~
t - :: ft.::; "Vi
~ .~ ~ t::S ~
~ ~'Vi .;;
1:) ~ ~ _...t:)
v..... ~ ~
~~1.=:E:::
t: tt) e :s
U'l ~ t:: .....
co::; .~ ~ ~
.:: V} ~ t: ~_
~t:
.~ 'E
..5 "
~ E
~~
o u:. t:
Co '-
~ t:: r
~ ~ ~
~:::.~
E ::: Vi
'_ ..c ~
"
::-=:
c
..t:.....
-t3 ::
<:l "
..o,S
't>
'" -
.is ti
';::
~ Q
_E
U'l g
'c;-
'"
..
"
c
"'-
'-'>
t;
!}
..
g
';::
"'-
00 0
s:::E
.'2 .-
o ::>
N.o
ll)
(C~
'u "-
... 0
ll)
e
e
r3
"0
ll)
00
'"
...
::>
o
u
c
ll)
.l!l
.... E
.2
(;2
E '"
rn ~ ~
'0 :3.2
'" u
~i5..::>
- J::
P- '" '"
E >. ilb
0..0 ....
U"O '"
'" ll)-
..>( ll)
QJ 'rl'.5 5
-='C - ....
... ~... QJ
.s ~ .5 5.
"0
o
o
.e
...
o
.0
to
~
-d
~
u
"
~
.~
J2
v
'"
fl
ll)
tfl
-
l()
"
.5
:::.
-
...
~
.~
-'= t:
"5 .~
'- ~
1::",
"'-
~E
,;;i:
::: ~
~ :::::
""-<::
.. l:
E '"
"
e-
"
<.>
.::
u
~
'0
ll)
c..
'"
...
-2
ll)
"0
o
U
-
s::
ll)
e
P-
o
OJ
:>
ll)
Cl
J!i
s::
ll)
e
OJ
...
'3
0-
OJ
...
0::
-
8
'"
;:
~
'C;-
.a>
u
OJ
-E
ll)
ll)
fJl
I
, '0 ~
I C:" ~
I 'O.!1> ::::
c:.. ""
O{l 0>'
c: -
at> C-
bS
,,'0 ~
'0""
'0" 'C>
0.0
~..e 1!
0.1; ii
"'0
Cl."
fro II
~o. t
..
-" -
..- c:- l:
...os ...
-
~
~"tl
o '"
'" lC
bO ~
~ 0
..c:"tl
u lC
lC-fE
..c: bO
.-=: c:
~ I:
"tlu>
~ ID
.~ u
Q) 'S
.... 0
'" ....
.o~
:Q t"; 00
=' -= ~
i :g ~
~ t'C .5
.:: 0.. rc
tI.O= :::I
'" lC '"
..s! ~ ';;
II)
'"
~
'-
-
'"
~
'-
G
'"
'-
~
Q
'"
:t:
~
,
-
\]
'" ~
bOO
.5 '"
:Ec
'S OJ
.0 E
'" '"
u(ii
~
~
o
~.$ ~
'0 u -
.....::;
'" ~ ~
E '" ~.
E.l::.o
o c: "tl
u .. '"
.;:; ~
.~ 1;) ..9
~~(C
'"
~ 0. ~
..c: ~ t'C
~oo~~tn
_ '" ~ '" c.i
.... t: ~ "'C
~~t'>~GJ8
- e..o_ r-...
"O~c:~=~
'" 5 C "tl E
g LI r: '"C r- 0..
.... t: "C 0 fa c
0.0 Q) V5..e ~
QJ .f3 "0 fc ~,
..c: 2; OJ C ._ ,'(
E-- t'C 0.. r:..c:: I--l
'"
"tl
:;:; "
bO'U
.... C
.!S .-
.ri
"tl "'.... >. ....
- c: '"
=' ll.l ra':;
~ i .~ 0
'" ~
_ U) QJ 0
c: ~ :;:;
.S 0 -:5 ~
,!!j -g "tl '~
E';: c OJ
~ : '" '"
tC o..c: "0
.t: o.~ 8
-'=..c:-
fo"'O .~
;:: 3 u'iO c;-
"#. 0,- i c
00 . to'tti t'C
~ ........ 0..
... ..... J2 ::J
~..E c u
lC lC U
bDU'CrcO
QJ U5 QJ
... V. QJ ~ .~
~ ;1 '"0 ..... >
-u~.Q)o~
...... 0.. 0.. en
u
E ..
o
J:::"E
"tl..2
~~
u
.8:9
e ::I a.i
a...,g 3
Q) t/) U
.0 "
"tl"tll::
_ c '"
" '" '"
.2...-5
'" '" ....
~.:; ..e
.~ t'C
.... '"
i: ~
'" ~
bOC~
C '" 0
.- E '"
:E OJ II)
'3 u C
"" C ,&
'>.
....
i:
'"
"tl
<:l
-
::
'"
...
l:
...
\0
-5 .c- ~ .8
.",:::: ~-
..,L.;.:::l";:JC::
~ ::s ~ ~
ID~l!.m...
:0:: ~ ~ 1l
:~ 8.. "0 2!
U x ~ ~
ctS Q) ctS '""
OJ U 0
~ ~ ..E
.s.!!l
"Oiii
a ~
'"
~~
"s: rc
oJ:: :c
u
ctS .5
fJ _
'E "3
OJ '"
(f) l!:
~
'"
'"
~
'-
;u
.",
'5
o
l:::
.~
Cl
...
:<:>
~
,
-
u
--ci
""
'"
l!:
OJ ob
.s <:
~:a
al'3
';;j.o
u OJ
..s.s
OJ'"
.0 0
"O~
g 'U)
-fig
1>0-
<: '"
32 ...
la 0
~~
fJ "'
JL~
l:l'::::
<fl 0
.ci
...
cu
:>
o
'"
OJ OJ
.olJ
'0 "'
<: .OJ
"O.s
"3 6
o 0
~"~
I: OJ
OJ ;e.
.6.!!i
'S- >
C"l!:
OJ '"
u5
>,
'"
~
..>0:
iii
~
<:
.!S
...
t;
OJ
"0
OJ
0..
...
o
.@"
6
C;> t- Ci
l:-tllJ
OJ ::: _
C;> 0 '"
'" ~ ~
6 ._
'C':; l:::
0..._ CI)
OJ ~ ~
.s ~
-
g! QJ ~
ro ~ tp
..<:; "' <:
"0 u 0
.." - ~
~ :0 ~
o :;j n:l ui
-fi 0.. 6 lil
o ...
J:: '"
'" 1>0
.~ ~
- ....
li5 !t
<:
~
'3
~
c<)
.;
......- b() QJ
o 0 s:::::-
oJ ._ ra
C11 - '"C u
c:: ~ .- 'P
0..0 .:: :ii
.~ "'0-
] >-. ta
1:",.06
OJ "0"'
6"<:; OJ
o....~ ~ 0
~.~ ~.5
> - ....
OJ <: OJ
'"C ~..o ~
1>0 '" "0 <d
.5 15:"3 6
"0 I'C ~
<: OJ - 1>0
::l..<:; "' <:
o _ be._
l:: ~.5:o:!
::s ~."O .-
V"I 0 - ::I
_ - '3 .0
Qj t;fJ..o
~~.,s.,s
c:
'" OJ
~.z;
:9 6
';3 0
~J::
oj
.::)
-.;
~
~
...
"
'"
00
"
~~
'- ""
oS .g
" tl
'S~
" '"
"
~
"
""
00
"
l'
<l;
'"
cu
....
...
o
-
rJ)
cu
cu
...
...t::
E-<
~ ~ ~ ~ ~ ~ ~ ] ~ .r
::: ~ ~ E ~ .:; - ts _ :::
'1:s-c~ a...~'1:s'- :- Q
~~:::E a:s tr.l bo~;;~.
;: .. :::.... ...t:) ~.5 ... ~....-:::...
s.s..a.~~~a.:=~J.t:.~
.;:: \I).~ -- t:;)::: ..~ '::So
fI:l ().) ~ 'tl.) ___ ;:.. _ ~ .~
~ ~ ~ ~::r - ~ "";:: -:::.
t:S _ ;: '0'':::: ..: ~ .S 'S ...._
is '::: ':I .. :::t"::: - U..t:I 5'~
v.. ~ ~;:: .~;: t. tu 'Vi ~
bo S '_ ~ - ~ C .(1} \I). ~ _
~ 0,) ~~tu"';:~ ~~3
~ 6 tu 0 ~ .~ ~ .~ ~ ~ E
:1 .5 u '::::.:-9 :::....: ')1
~ tu . ..s :: ~'" .~ g-:: ~ ~
~ ..::::. '~ :::: '- t:).. tu ':::: :::
~ .... c U tu ;: _
~~ ;:: ~ :: U) ~ .:: ..
:: c - ::::: ~ ~ ~ ~ ~_ ';~_!;J
6" Vl .~ ~ C' ~ 5"5 .t;
u to ... 't: 'll.l
'tl,)._ -::: _ _ t! ...
S;:;."E - .S ~. t1. E::: ~
- ... ...Q ~ ~ ~..." "'9:::"f: ~
tI') 1U eo'::: t::J...- ~ ti U ~
"- u ;:::;:$ ~ 't:j
t:; ~:5 ~ ~ ~ ~:.:: 11 "t:
<> ..g "S .~ ~ .t: 5 "u"::: ~ ;:$",- 't;
v ...Q -..... U'l U t::J' ~ ~
J!i
<:
OJ
<:
o
0..
6
o
u
6"0"0
0'0 c::
..t:= ~ ttI
.,s ~
'"
<:.0
';0
1: ~
8=;
0"3
-.0
"0 '"
OJ...
:fo
:l $
o ....
u '"
<: 0..
OJiii
~ 6
ra-.=
U):O
1>0'"
<: b
;a Q)
OJ
.3 w
~.s
..ci
>-
u
'"
>
.-
....
0..
19
<:
OJ
OJ "0
..0 - be"v.!
"0 ~.5 l!:
..,,<:"0...
;J Q) ttI 0
~:g~ be
~ .~
g},_ ~ 'S
c:: c:: u 0
"- Q) a:: lo-l
"0 u .~ Q.
== '" 6
::l'~
~ ] 'US 8
ID
"0:0::
2 ....
'" ~
g 0__
- ~ 0
u
u
0:::
.-
u
OJ
0..
"'
...
.B
OJ
"0
o
U
-B
'"
of!
OJ
<fl
~
<:
OJ
E
0..
o
OJ
>
OJ
o
~
J!i
<:
OJ
OJ 6
-= ~
';3
OJ C"
JS ~
c..
o
-
]
'"
<:
,9
-
u
~
"0
's
tt1~~
~ ous ::s
.~ U)
;0]$
'" '" <:
"U)"OQ)
OJ .3 5
"0 e CD
"3 bO "0
o OJ OJ
-fi.s1l
0"<:;
~ _ tf.l
~.~ ~
bOu"U
<: ~ ~ ..
:E c: '..I .n
- 0"3 OJ
';::::1 u 0 "0
..0 co..r: t'tI
C V,l ~
Q) 0"'0 ~
(5 t1 a ~
~
~
3l
OJ
....
0..
x
OJ
"0 oil
"3 c:
o;a
~'3
<:.0
.9 ~
t; ~
~o
"0 _
's '>,
"0
1>00
<:.0
~ '<:
os on;
.0 6
1 OJ
!-<.s
.....
~
-
"
g;<>
Q.,
~
("oj
<:
.9
-
'"
N
-2
'"
N
~
6
'2
'S
'"
.s
"
5
1
... ...
~~
5~
... '-
o_..::s
tl""
" "
00'"
.5 I!;:
.5 Q
tl
<;
"
'e
.g
-
..9
005
".-
:..!;2b
" "
~5
...i;
"'.-
~
~
00
"
~
~
0:;
-
:::
"
III
l:::
~
"c-
;:-,
....
'N
\.,)
-
'"
."
OJ
u
'"
7i.
OJ
.0
"0.".:
"3 u
o '"
~~
'" "'
~al
.- ....
:o:! '3
';3 C"
~ l!:
..
'"
~
'-
t:;
:g
G
'{7.
o
..;;
~
,
-
o
00 '" ...
l:: ... 0
.- '"
...: .s::.
~ ;;:
P-'1j
... '"
.g'1j
... .-
'" 0
~ >
.5 (C
-~ '"
OoD
..!!!'1j
(23
;;: 0
",.s::.
-=, tr..
to '"
"O~:o
l:: '"
tti ~ 'US
00 '>
- '"
"' u
;;: .;;
...
~ 1ll
'" ...
a5 c
u
'"
:::
:>,
0:; '"
~ ;;:
tj~
"'
.!O ;;:
:0 -
::l "'
0.. 'C
l'C -m
61)
o P-
J:: ...
.9-
'"
6
'"
.8
'"
~ 1:
'"
>-~
~~
~ '"
.~ '0 ta
'u
00 ...
l:: to '"
_'5 ;: 6
'" 6 c:
'S 6 8 '" 1)
oD '" .;::;;:
"'@ 'fa t; ..9
~ 1U~7a
..... Q) - Q)
"'0 ~ 0.. OJ
- ::J.... ....
c....-: ..c: Q) ta
- U ...
.....5 =' ~ U)
g ~~~~
tf.) Q) ::J 0
C:.8~u u
2 'S: Q) _
"'C r:: 1-0 ~ c::
c:: "'0 .- ~ Q)
g gn -fii '1j ] 6
tb~BgtCg.
",g~:;.s::.~
.s::. g <lI c: ,~~
f- '" P- '" .s::. ....
.~ Q)
u-=
<.:::
':c >-
1::oD
'1j
"0 ~ ~
;; Q) 'S:
O.!: 1-<
~ ~ ~
--.00'"'0
l:: ;;: 0
.9 o..e
l2'1j
._ l::
6 .-
to ;;:
c: ...
'" 0
1:: 0
~<:
fo'1:l
.- c:
- ::l
#.. 0
"" ...
~oo
...
ffS~
'"
001)
... to
'" ::l
'"
O~
oj
"
'0'-
..,
l::
"
Cl..
<;
.~
~ ~
~~
~=:;
<>..::;
"
..,
"
"
"S
'l::
~
...
&
"
'itj
"E b
... l::
..E ~
7a 8
:;: u
c: 0
<lI
"0 ~
P- .-
>-~
fii &J
.~ !i:i
"'-=
Iii 0
- ...
-= 0
- t "'0
a3 p- l::
... p- '"
~ ::s ~
;a Q) 2:
t'C: 0... t'ti
tf.) '0 5
~. c:: 0
...... .- c::.
~ P.."'C
'" '"
~ ~ ~
;i~"'O
o Q) ~
-55 0.0 r::
0.. (ti '(c
o ~
_ rJ':. r::
00<( 8
.5 >-
"'Ci ...: rc
:;::::l <lI 6
U
oD '" to
1l) .... ~
.s::. '" >
f-o -€ Q)
~
'"
6c
e '"
~ ~
'1:l '"
2 ..rJ':.
~ '"
o"E
0....8
~
~ '"
'1:l'1:l
-::l :;
o 0 ~
...c~:1
tr.; u
en "'0 ::l
Q) c: l::
'C ca tll
C ~ OJ
Q) c: -=
to '" ...
006..g
.5 OJ
'"0 cu ..>.
= Q) .b
::l.s::. l::
~ ~ '"
...;
:>,
...:
:;
oD
to
to
..!!!
...
'"
'"
P-
c..
'"
o
~
Vi
'"
'"
6
00
l::
'5
-
oD
'=
~
tl
'"
;:
..
.2>
(3
""
I
bC: "'C "V v.O '--
.: c c.; = 0
u rn: tt: _ x
::l v:.:::I Qo'
'"Cot:: ..0-
lU 0 ~ 'C 0...
J- :z:: ~ ~ E
r;:;: .-: 0
.:c:5 r;; v U
bl)vcu r;:;:
.~ t:: Q; C eo
..r:: r.;: ~ It: c:
tti 2 0
C; co- C E
.- t: Oli q,
>, '0 ,!: Ei '"
"'i:=:g~ts
r: :J C llJ 1-
:; ..0 >- Co r: u)
~ .I:: ~.~ g .E
~ ~o~C::'D
0..0:0
~ r;:;: ~ u '3
to?..c 1: (l) ...Q
_ ...... CJ 5 '0'
:-e E v. '-' t: c
!2..9: rv Q) 0..:::: _'0
o '" E co QJ '"
n. ~ 0 ::;; ...c: E "5
_ -' V:: Q:l
:::
.;;;
~
a
'"',
:<=
~
,
-
.::;
u
"0
'"3
o
.r;
or.
U
<lJ
'0'
~
c..
<lJ
00,
.E ~
<r. '"
'" E
..!: "0
or> C
00'"
C QJ
I 'i3,~
, ,,~ f/}
"::; c
.n ,-
..9:!"2
Q.."C
'" '"
:; :>
:215
.ci
~I
QJ
....
t::
QJ
U
'"t:1
o
o
..r:
...
o
,.Q
..r:
.-
QJ
.~
I ~
<'i
QJ <lJ
l..D
"0
v _
C -
rt;i ~
Vi
C .;,
~ "E
.~ ;g
2
Cj c;
:go
:- <r.
o QJ
~ u
c..C
'"
"'
~:o
00
"0 ,5
- -"
2 ~
or. _
C
bO .~
.5 ~
-'< :>
~ C
'" 0
"- u
V
<r.
co gj
.S ~ c:
"Ot:;-
=:.0,.:;(.
~ _ v
..0 .- tt
" .n
>,..n Qj
~... V)
.5 .~ ~
M = .t::
a.....E::' v..
'" QJ
'O..1f) Z
<r.
"
.~
~
o
c..
b.C n;
.5 "'C
"02
C '"
~.2
<)
QJ ,
..0 .:g .i >.
'S .0 ..0 (I)"
"C..o~"'O~
:5 "",'oBo..
~ ~ ;:; ~=
"'ii3 ~ t: ...... I":i
oo::l E ~
~ c ~ ~
~ .9 r: CL.I ~
~ C ~..o]
~ :: :.a J2 "b,O
'a.. b.O:- ::l: C
tti 'v) :; 0'-
CJ..o..c:B
~ "0 b.O U)'S
'vi Q)'C: ..0
QJ ..c: C 1:- QJ
].5~'~-=
~ "]" ~.5
,QJ ~ ~ [j
"0 00
s:::'oti.~c
<t;:>gfl!'"
rt: ._ ...... -5
<Ii
c tf) ....
c.; ';::..E
~ f=:
'" '"
0..,>,'"
0..= l'C ('C
rt: r.; s:
<lJ E '"
.-= VJ '0 E
,QJ '"
"'C ..0 ~ !f)
o Sl ..0 '"
,g_E~
I-l tti ;::J C
] v; c .-
..r: ;::J ra :E
00 E .-
._ c::!
C1.I """ .- ~
c 2'"Cl b.O
Q) C Q) C
~ Cl) ~ 00..
~~:2~
n:: -= ~ ~
E"'" QJ ~
III 0..0 - 0..
'" QJ >, E
tC r: r.:
E ~ E ~
.oj
?"l ~ too.. -
~ ~.~ ~ Ei ~ :: .E ~ 'Q-.
W t::....... ::: _....t:: ~ ......
E- _ ~ ..... ~ ;::-. u ~ .::: tu
"-^:::: _ ~ 0 t,) t:l t:.c U ('x-
....... V:. t:: .. ~ -;.;: l::: ~ 1::"
't.J.....v;~::::.....:;:: ,u:._
~ '0' t: e ::: "- 1:: .9.~ g
~ tn ~-S:.~ s= 'g Vi ~ ~
.:::..:: l::..l ~v,,'::: t;"'t:l: ....
": ' ~ =:: {i V):::. t:
~ 3) S2 t:::: .v" .'t.J 1:: ~ ::
~ :::: ~ 6 - .-:;: bO~ ~
~ ~ 5 ~ .~ ~ .e.:;: ::g V:l
_..::t..>_~EJ::i3"'t3c:g
'-1.- l.;:: .- 1:: t::l: ::::...'
....5ct:~~ c~~
t; ..... ~ ~~ u ~ - ..::
~ ~ ~ '_ ~ "'" t:
ti~t::"':::v)"'t:l:~c~tY.--':
_ __..:::.: _ 1:: I:) _ '_ _" t..
_ -u .-.. t..; ~ c:: ~ ~ c '::: .....t..l
_ _ '-' lr" .... ..::: ....::: :::> ;::, ---.
o ;;: J:2 :::; t::: s...V) :: t: E ~
1::: 5 _ .... lo...- l:..l - 1:::
~ ~ ~ ,"".'::: "':::: t..l >-:..::. -
<:l ~ t:CC:l-=e:c-== c~ ~ t;.
c c;: :::: '_ - ~ - t..l V.
~v:-v:,,:::::~Q.,::-:::c
s;. ::::, ~.;:: - l:..l E ~ 0
~ ~~ :::: ~ c::"::: u:i V5 \.I Co,
t:J.o:-t-.lJ") ....-- t.J v.. cO
"t :;;: ~ c :: \.J fj - C
Z ~ v; .;::: - ~ l:..l :-: - v.. t'f')
.... :::...">;:::: _ _ S::l-i3 ti,~ ...
oS: ~::: H ~ E .- ~ -::: t..l
"'V)V).l5;:t..lt..l~~El:~
_ lo.. ~ lo.. .... t: ::
u
'"
'0
QJ
fir
~
..E
QJ
'0
o
U
en
-'<
u
'"
..0
0;
U)
-
C
IlJ
E
Q..
C
0;
~ .;,
Dc
QJ
.s ~
~
'S
QJ
<lJ ar
U) ~
...;
.~ t-
/ .. '"
.i,!:~"/'
n---!- ..' '.'Jl
..; " ' '. .~ ~ :u
'~'I \.. .~/,,),
oS '5' '. . ,,' " ,./.., Il
~..' r, ~r Yo,-',
.p.~:' " , .,"
6_.
Q. ~ I
~s '
"E' .
l!! 0 I':
(j ~ .
Ii
l!! I':
.." '
.Q 1i .
~.s:
c~~i I
"':
~,
0-1
"'~ .
1:.. .
:0- '1
08 I'
.3.2 l~ "
,".
';,-_..
..
c:
,S
-;0
N
'2
'"
'" 0
QJ-
:> Q..
~;E
on
"0 C
:s '.E
0-
..c:"s
on QJ
~
.l!i-
'(j) ~
<lJ 0
E:;l
'" u
or, C
QJ..2
:;'0
C C
o '"
"''''
00'-
c:-
._ rei a..:
:E ~~
'3 bOO
.oC..c::
o u
:< .b fa
<r. QJ
~
o
2
Vi
N
<Ii
~..
J
...
I:
co2
-'0
au
",9
.!1-
Q.&j
U~
viS.
paJJB}BJd
'N1W.OOI
; ,j... .
i,~~= lEi I
" ,""-- ,. -... .~.
I . ~ ..
'I' ..--. ' ,..,
!,I,:,:"";':,.~r.:-r:
.' . '~'.', ' , ,I ,. j
..1"'. ........"' I.
i1 !'{~"~ ! ~ 'L~ I
,'i. ,.",,' "~' ; i
I' ! </. r?~
,;! ;......,.. 'r-=:: ~.
': .."~~: ~j::
I. ,.."," .",
,"",;. i--ll i'" ~
l'i;~"i i--ll ~ . 1
, ,.".' G--il '/
I: j :.:'.."; j' I
il i ..;..;: ''---'![ ~ 1 '
;; t ~I' ; d---e;. j ) ;
Ii' ..~?l
;i ~;.: : . 1 "~i
I..~.....".",I ~...
,'r~J ~ ....'
j! . I ,:,1!
!; r------"*J :,:..., ")
0)
~
-
'"'
l
-
~
c
~
~
';:;
..
"
E
~
""
c
c
1:
c
..,
..,
00
'i;;
'"
"
:c
E
~
""
'=
"
..,
.!2
...
c
'=
'C
'"
~
" ~
'5"5
-s ~
.., "
.~ ~
.. '"
- c
5
~
,!;!-
.:::
~
.~
~
'=
~
C
::!
~
~
~
;::.,
....
u
'"
.~
-
'"
"'"
':;:
(5
"-
u->
'"
Q
~
~
,
-
(j
OJ
.L:l
'U
:;
o
~
~
o
"C
";::
...
o
u
I'::
.!S
...
t) Q)
~;e
OJ U)
c..'"
... 0
o c..
.--
'" ,-
E1J
00'U
5 '15
- ;>
'" '"
::
- -
o 0
~ 8
::>"C
'U c:
OJ '"
'j:; J!i
'" '"
;> ...
>.OJ
.L:l -;;;
'U E
~ u>
OJ
"''U
OJ '"
E ~
::> '"
'0 vr
;> '"
OJ
'_~ :c
- vi
tt:: ;?:_
~ 0 r:
"C Q)
"C c: E
;a .~ ~
"
~
~
'"
"
~
'"
0"0
.~
"1::
co
"
~
"
..,
~
~
~
0..
~
"
l:
~
~
'"
llJ Q) U Q) (I) ---
,,^..c::: <f.) tC E c: us tC
~ (1)..0 Q) ca ~ ==
"ti3>.::sz.E 0':::
'S: ra 0.. C ~ ,,;"'g ~
'O~OJo~"'>.c:.-
'c~t;::'''~i>Vl
''''OE:01J gp..1:
B""3Q;"'Ou-::=c:u
c~-::~~:a~e:a .
CLltf.l-=_~C:u_ .!l
~tf.l cu~::f/)o..oo
::c-~ .~ ~ ~ 'Vi :a gp.5 8
ttI..........c:_CLl '->''''C'
.~ Q) - .- ~ .... ~~ ...... 0
ebo...Q1:9"3 ..c <':..- ~
.5 E: t;} .- 0 "'C3 0..0 ~ 0.. 0
"C c..'il; :I .c: .... "a:; I':: E Vi
_.;... c:.L:l U) ",.c: !;b OJ
'5 ~ 0 ~ [j'~ "':: ]
..c c u ... u .e '... tri >. ttI
-Q)>"--~ :::cu..o_
O"C=O 001':: 0
tI) 'tiS G tI) t.O Q) r: ..!2 w -,:::
5 ~ ., 5 .S :0 '0 c.. 0 '"
., E'~'.c"O'Ci.i ::s_......... S
.... -....:-;:: cf) "0 o"'C u
o 2 ~ 0 :I 0 OJ 0 I':: Ill,
p....... fJ) 0....0 0...... .... tC "'C
.ci
....
'"
III
U
.c:
-
.~
"C
III
'0
~>
o
....
c..
OJ vi
.L:l ;:
'0 0
:;"C
c:
.,g '~
'" ;>
'" >.
c..'"
0-
.c: fE-
U) ,-
_'0
'(; ~.
Q; '"
~Oc
u
"'" .c: ~
s:: U"'-'Q)
(t; :E c::
:c ~ .~
QJ :-..c
oou'O
.... Q) ~
..!S .. to
f.f.l ~ tI)
ns Q.I go
:0--6
-5 ..
_ 00-
- I':: 0
U) :0 i:'
Ui'~ '3
'E - c:
OJ 'J::
E ~ c:
OJ ta "8
OJ ~ OJ
co 0..0=
.5 .5 Q..
"C '0. ::>
==.- t;)
::s ::I ._
l'O.L:l"C
'0
'"
-
l3
...
;:
..
;:.,
....
u
c
.....
,
,",'
~
u!
~
u.
-~
~I :;
.::: ~
~ ~
::=
(3
ODQ)
~ -
.::: '00
"0
::l "0
V C
C "
-
.~
'"
'"
a
7i
L,
.2
u
~
~
v
oJ L,
L, "
.2 0..'
'c -5
:; .9
~
E
.' L,
g..s:
.oS 'B f5
'v} ;:; I:".r
o:g
'"" toO 0
Q) C:..c:
...c '5... v;
'0
B ~ Q)
'" L, C
"0 .2 Qj
c x ~
<C2u::_
'"
""
~
,
-
u
.0
"0 c:
:; .,g
~ '~
"
21.t:
U
"2. ~
0..,
Q) 12
be"
s: 'E
.to '0'
,5 c:
'" "
.5:~
" '"
':; ,5
.J::i:;
OJ OJ
c.. 'C
"
.:::: > E
::l OJ C
::E.n-t:
Be
... L,
1:: c
(l; 'C
E 2
...
OJ OJ
o.."c
E ::
.~ (3
.OJ '"
:S ~
_ ::l
" U
or> '"
t1;>.l::
c '"
"0 ~
..5 .5
?: -g
..s "
OJ
... -
OJ ,-
OD'"
L, OJ
..5-5
.n.
~I
<l,l
~
;::
<l,l
u
:-- v. Co
~.~ :::
~ e ~
." "
.~ ;: ~
c:.~ t:;
] ~ V;
s= ~ :E
:: ~
c
tu a '-
~ ~ ~
lI:I :::t):E
lo.. .::::: t:::
""_ 1::: :-.::.-
.~ g
B '-'
U ~. ~
_ toJ :::: .
"t': "'t::::. _.....5
't; 's -=. -.
~ ~ E]1
5.. t..l lo...
~.-;;: 5 g
t=..:: ~;.:;
'E :; toJ ...0;;:
:::... lo... ~ f-.::;
tJj ~ t::
<0- -:= ~
<> t.J ~
-
.-
i
.!
OJ
>
v
"
.l::
"
ci.
u
U
"0
c:
"
r::
o
...
~
"0
'"
o
"c
'"
vi
OJ
8,"0
o "
..C ~
<J) "
o
'0
OJ
OD
'"
L,
::l
o
u
r::
OJ
>,
r;;
...
Q)
C
OJ
M
,!,!
>, -0 -
-= c: r:
c:: (to C
5 ~ r:
.- '"" tr.
::: tV..o
c: C ::I
bI) OJ v.:
'v. u "0
OJ OD C
..D c:; Q.) ::s
.- "0 0
:B & ~ ....
=' 0 u r:::
O..c: C
4: v:. .-
(f", ....
-c> l.
'~"C
i;; ...
cJ2
c:
(l) "
o.."c
'" -
u
'"
"0
r::
j
o
~ ,~
~"S!
~ i::
~ .t .~
.~ "'>:::: ;:,
lo... 0::: t
~ lo... v..
8~
>, ,~
~.::..:;
c
'8 .!::
"'-<::>
vo_
c c
:=
"
on
."
is
to<,
'"
"8
'"
g-
~
~'c--
8 b
on
- ;::
::
is .2
'- ."
~~
L, C
"-
C ~
v)
OD
c:
:0
::l
.n
"
:;;
.g
~
.~
~
..
'"
:s
'S
""
~
-
oS
e
'i:
-.:
'"
ODvi
C "
.- N
~"E.!:!
~ ~ 0..
.~ 0..."0
0.. c
.c' a r:::
v)
2 ~
c: ~
g::=:
~ ~
(;)"0
~ g
~~
lo... VI ~ ~.~ ~.. ~
....'-'Vl__~_~
:...~ ~ t:: t: ::l -
tl.l :::""0 - - v~
,c_ . Vl tJ ::t :rl t::
t; 0 ~,~._
~~-tr.l1:..E:::
\:j ~"l=! ~ ~ ~
~ :::-: .E v; ;: l:3
~ ~ c v..
~ tJ ~ ~ ~ ~.. t:
~ ~ .. t: fS: ~ .9
.8 - ~_ .... t:l: t:i -
t; ~.......:::.s_
-g ~ 1:,,) .~ - .
::; ~ 1:,,) V) ':S ~. E
~ ~ 5 - ~ - S 'e
.... Q.. ~~t;. t:
~ El ~ 5 ~~ c &;
Z:::VS-"'-O'
() c...:::~ ~~
yo):::: - ~"= ~ ~
~ b .~ ~ ~ t:: ~
~ E?-. P'~.):; t: o:c C
'C c.9 ;: ~ .S ~
,~ ~ ~ ~ Yl .~.. ~ ~
-~ ~::: _c"t; in -
t::;.::: .""" - t: ~ ~
~ t: v - ti .t: :: _
i:: E.S ~ t: ~ ::
u
~
'0
Cl)
0..
'"
L,
sa
OJ
"0
o
U
-
c:
OJ
E
0..
o
"Qj
>
OJ
Cl
'"
-"
u
"
.n
Ji
.l!i
c:
OJ
OJ E
..c: Cl)
- ...
':;
OJ 0-
Cl) OJ
(fl L,
~
"
.~
.~
s:
"
~
~~
N""
oS::
t:l.".t;
f3~
't;
-
tl
~
.""
~
~
u
.;;
c:
:g
':;
l'C
,,;
c:
o
:c
"
N
'2
"
L,
o
.&
U3
QJ oW "'C
ff= o~
.... ';:1 ....
::l 0 '"
O..c: >
~ gp"'o
QJ 0 ~
.e ~ QJ
>
1lN 5 ."-8
0_ :c: ra
c: '" J::
b'b"3 ~
... U <lJ
0'0 ~
.1: r;; :!2 ]
""tj 0- ::s _.!!l
- b 0
::s V,j..s:::::-
o OJ en ~
~1l ~E
a; 0.. rr;: Q)
.-::: "0 ~
'" OJ-"
Q) ~ fa "0
15~~~
N
lli
~(;
~:g
O(i) 2
<I)
".n
::l
'" <I)
.[t ...c::
L, _
0.. ,-
x ~
Cl) Cl)
"0 E
"3 OJ
0-:5
~
- ~
&;9
U..c:
x x
.OJ OJ
00
:E
IS
OJ
"0
r;;
...
::r
-
U
Cl)
-
E=5
c: ::l ...
CO - "
'-Cl) U _
<I) _ c:
Q) .- Q)
"'C"'5-v.;
gp ;c .~
~ ~ 8
':; 0 "0
l'C 1;; la
lli
ob~
c ._
05. (U
G <5
'" U
"0 Cl)
c:"O
'" ...
- Cl)
..c:
-
o
-:5 L,
.~ .;::
"0
c:
"
",'
OJ
~
"Qj
J::
~
~
,
~
-
'"
""
~
>,
"
E vi
OJ
.l9 E
c: Cl)
o..c:
J::-
Cl)
0..:5
o :c
..c: "
'" 0..
r;; E
::l 8
"0 '5
'S: on
;c; -
.5 6i
L,
"- .2
,,~
-::;:0
~.. u5
i! ~
.- .2
E "
..2~
l::l
-
::;
...
..
l::
~
'S-
.e>
V
~.9iU
OJ ""
c:: 'E t:
OJ OJ OJ
v v -0
~ tQ 'u;
~ 11 ~
"'-0
'" OJ
.. - ...
.s:::: G 0
~...9 ....
'" '" '"
u'i.,o OJ
OJ _ l:t
:= 0 (/)
'S: ::=
~~]
00 c:;
._ i ~
l!J. oJ .-
2 ~ ~
c:; ... ..
._ 0
~ 1;;
.3 is ~
-ci
.f! g
...-1::
.Q
~j
.- v
l{J o~
c:;-
o,g!
OJ
-0_
.. 0
a
~
o
~ bO ~
- c:;_
'tj;ae
"3 ~ .::
0"2 U
i "
l!J _
o '"
'Ii) ~
.:;: .....
o 'P
...::::
l>. 0
u
'"
<J)
gj
::::
'-
-
'"
:t1
S
l:l
.-
.:::
'"
...
Q)
.-
fll
Q)
Q
Q)
-
u
._.
.:::
Q)
:>
.;;;
Q
'"
:t1
~
.
-
()
(j
<Ii
.!!!
-
...
'"
0..
o
...
0..
'bO-
.l!l c:;, 0
c:; .-. bO
..... 0.. r::
~ tQ 0-
_v-o
'" ..
11 0
~..!!! ]
v
..
-g~
.. ..
u'i a
~ .9
:tl""
'"
",-
bOlO
e g
0-
_ OJ
"''<:>
l!l
OJ
.-
...
...
..
v
, -
"'-
bOlO
oS '"0
~ -;,
'3 0
.<:>i
"'" Ol,l!l
.~ ~ '::::
~ . ;:
~,-
>!
a
~ "~
E-
'::::!oJ -_la
.~ -
_ c .~_
..c E -
~~~~
~ s:: ~
t:$ C :: a.,..
CI) ~ Co c
.~ ~"::; ~
'Vi ti'"'t:$:'::
... '" ::
'" -
ti ~ ~
'" - -
Q-~
~o::~
'-' _~ :E;
~ ~ g
..-."~ 5.
t:l,,;;;
o '" "
~:s
OJ c:
a '"
'C: "'C
~ .ti}
o..~
.& ...
Oli) 0
-
.. '"
bO~
c:; -
o '"
nim
-""
05 a1
0""
0.. 'U;
... >. OJ
~ ~ ~
"3":tiB
v
.'" "" -
.... '" c:;
'" !> 13
> '" ..
0..9 ;0-
Z iij ..
OJ
.<:>
"0
"3
o
i
III
OJ
v
v
..
c:;
.!S
.b
'"
OJ
""
OJ
0..
ol
llli-
~ 0>
... :r:
o l;j
.l!l '"
'" -
"''<:>
~ .~
.. 0
~ .~
"" c:;
oti.i tU
.Q.l gj
... '.0
5 t
~ ~
05 0..
..iij
V:r:
OJ <::
U Cl.I
:E:g
~ ~
'" -
...-
" f4
'" '"
"::-- ~
...t:~
~ ~
'"
~~
E
"
~
,.g
~~
"'S E
e~
ti ~ a.,.
':5 :::t C
1;;-~~
~
Oo"E U)
l:-
"u $I ~
"~,~ ...
" "
V:l ~ "_
L
-'- -'-
<Ii
OJ
:r:
...
ClJ
g.
....
0..
~
. , ,. 'i
. .... , I
. I
-
~o~~~~~~~~~~B
~
...
~
j
~1~1
~~~f89'~~t0~~:
.. .. ..
ftlI .C ...
=. e_. :;:02
.:ctltaJ't:t: ......
..::.: 0 E t:D all CD = all i;
... = :=: c =- ~ aJ c.~
I4CD:::a::-=-=i:-=-=:.
E Co:CD 0 CD C = CD Ii =. m co
OSC.~C.CD&DcmlD.::e
l:: E >- >a; f: ~ .c Q U .... ID
!:s..!!!.!!.u::::::!~ Ii =
s.e-i'm.........ocu!:
r;;a66~c:~~;;;~~~
;;,
U) ow; g,
-g EfUi
=-::; c:.
.. = ..
'S.:!E
~ =: =
= 1:1 c;
.....~
~....-=
<a:idc::i..y"':ci=-:~::'::...;~2d
.~ 1;;-.5 o:J' ~ ~ C
--......~..Q ::
"~~~..2 U).~
V,l"5..~~5"3~
Q,. V:l::: ..c 0
- - .~..:::..::::: ~
:.::: .:: .~ ~ 00 V,l _
~ ~ -:5 .~ t:
~ :: ~ -- :: .::-~~
~.t:1'fcti")5~'=
1::1 (U co:: ;::;
.~ ~ . Q,...S
~'l..'l..~(U1i~
"~ .9 0 :s;; .Q 13 ~
_ U') ,5: 'l.. e --..
.; a.,. - t:1 -
....- 0 ;: ~~ o~ "'5
a.g~~::-:::ti
~:;~E~
o 0"- c u) ~ ~
::: 'l.. oS Vi .a-- a :5
o 0 ~ ::: - "U;
".::: -"'::"'lo.. \,;) ~ ~ ~
5~t:1~~Vi~
~ ~ '1: a a ;::
'l..::-V,l;-~
o t: ~ "'-I "_s
Oi:i' ~ Vi 'l.. ~ "ci' toi
::::::: ~ ::: - - ~"';::
- - t: i:i "tj "~_ ~ ~ --
~ .~.-::s .;: '",- "Vi
_ ~...t: a.,. ~ V,l V:l
h~~Vi~~~R.
v
t::l
'0
'"
g.
...
.Q
ClJ
""
o
U
~
a
0..
o
Qj
>
ClJ
Cl
~
..
.<:>
Qj
tJ)
~
c:;
OJ
'" a
-= ~
'3
'" C"
~ ~
.....
""
...
..
::
B
c:;
.g
-
..
N
'2
..
""
'"
~~
oc Q)
o ClJ
.b
ClJ. '"
.<:> ...
"" 0
"3
o
i
...
o
.&
ij)
Qj
'"
...
-
'"
a .~
0:0
o =>
... 0..
:: ...
o 0
,..c:'ro-
'" a
l! ClJ
1--=
N
ni
car::OJ~uo
o 0 o~ tU OJ r::
- > 00' OJ
>" ~ - .... ....
."" "2 .sa .. Po...
~ol:i-=-5E
'~8~~:€~
.. 'v .. '" :: ~
>.. 0 >..~ ClJ 0..
ca tU tU :0 >"
"E..-o~e:t::..!S
~ "3 .- n:I 0...
:.oo"O_g..~
..::= cu Q.l t::"'O
OJ tf.)"'O ~ 0 C1.I
] - ~~ ;]
Q) 81 -m-ra Q.l Q)
>.b_ !:l>iQ
tf.) ai 59 ..c:: bO'-
C t= u r:: 0...
~idt;2:oo
e ~ fl..lS ~
Cll-...,go..
o..o..ta~(lJ
...
o
o
""
-.<:>
" "
00..
.<:>
<::
-
-
<;
'"
-
..;
..
,~
"6
E
~
a
..
"6
'I:
%-
L.
~
..
~
..
c
:>-.
....
U
-::
,g
::i
"
f
..
-.
-;;
-9-
""
~
~
~
~
~
-
~
~
'1:l
~
N
....
...
U)
...
.5
-.:;
"'"
'::;
\,)
.<;;
...
Cl
...
"'"
~
,
-
u
'" '"
:3':;
l2"'"
'" 0
...
a..!!l .,;
~ 5 u
2 E ~
Q) ~ .-
.0 's 'E
:::: 0"0
m ~ bO
..c: I::
tf.l Q):I:l
bO':; ..r::
I:: ,bO
;gni;:j
.~ E :a
... '0 E
8 ~ ~
~ ~ ==
0._ 3
-'00
<@~
..;
~
<'i
c:'O
~ ~
.~ '0'
8 ~ t
~S-5
:::: III 0
e"O...t:
~ .tJ
.~ >.. re
'E-~ 0
"'.::; -
"''0
.~ ~ $"
u '"
'0 OJ
'3 ,...
o ffi >..
..c:'O-
U) ._ fa
'" '" E
bO u
~:;a~
'S U
~ g :a
..;
'0"0"
~~~
0;: 19
8 on; ~
a..a..bO
QJ ~ c:
..0 b,O,S
"0 I:: .
'3 "" bO.!::
0'" I:: '"
ftI .- 0..
-1il ~ '3 ~
'" '" 0"
ra (f.l IV bO
OJ Q) 1-01 C
a u ~
.., '" '"
Q)ij"'~
~ > .~ '"
t5"Oi1~
t;; ~ >:.E
'OE"'>'~
'" '" I:: '"
5'0 Cd bO
'" r:l
~~~~
...;
OJ
~
'"
'"
!!l
...
.....r:: '"
.9(/)0....
r:l ~ -E
~ f-I :3 QJ
~ ;;:-E
'" . 0 a..
'0 ..,
Q) ~'ca ~
eo.:: tf.l
r:l > 8.. E
o 0 tf.l 0
U) ~:a ..t=
'" '" '"
u-...c:o
:2'0'0'"
QJ "'S :s ~
> 0 fa ra
ra~ ~]S
'" c:
:0 '"
'U; '0
os: .~
-
g ~
.~ n;
.:=: ~
_ '"
fa .~
..;.:;-
~,;'2l
~ "'::s a..
ob00>"
'U; .5 "g ~
':;: ..r:: - E
o ~ G 0
3::~2J::
Q) b boO
.0"",1::
;;;!
'0 ~ u
"'3 0 ra
0'- 0...
...r::caQ)
'" .:;
...
Ja-t1
'"
'" ...
'O..c:
'" '"
E '"
'" ~
~~
'3
]
'"
'0
t:"3~
"']
a..",
"0 /U)
'!l1 '"
:I ~
'"
u
'0 ?;',s E ~ I1l ,s g ~
.sg ].:;u J::~
.l!!",o ",~.8",=
s:::'ra-Q)I-fQ) _v
8El2.o~'O!!l.o'"
Q.I _ os:.S:!!i 2
>, ~ u v 0 0 0 > '"
:::: 'U~S:::&.4Q..Q)1-f
o.!!!."'o.:;a..l2.o,e
~"'!j Q)~';:.9 QJuo '"
:.= U i> ~ 'U s::: Q)
IV ~ :E ~~ 0 fa "'0 ts
~ '0 ~ ~ .~.g Q)' "'S .::! uS
- _ bt)1-fr=.,g:o.2!
::JbO-Q)=O {I)::st::
o I:: <.:.l;!.-'C . ..a..",
..c:.- t:,'O"'bOE"",a..
"'~ "''S~.S'-''08
ID ;:> c: '" '0 ::9 :a a..
~.o,g....~ gj'S's~....
"'u::s.:;.s.o.o.8""
e I:: 2 ~ I:: ... '" e '" 5
.-.;:0.... >';:0 0-".- 0'0
t:-=:a (1).-'::1 o';J ?:JS._",
Q)__ S::"CI._ ~ _
~ ~ 8 .5 ~ ~ .8 ~ ~ ~
.D
QJ"Or;
u"'""
:2 iii I::
'" u '"
>,S"'tj
:@ !!I'ijl
- ~
';'0
::s '3 '"
'" 0 '0
~1a ;a
.:;: 00 ~
:a c: .9
u""
'" '"
>,"''0
.~ -::: .S!
001::
I:: bO '"
>.. s::-c
:;a .~ 0
~ '" ...
CD U 0
8..~ ...
o. Q.., ~
z ~ I::
~
.D
.,;
Q)
:c
...
'"
a..
o
...
a..
~~
'"
'0 a..
'3"'0
~ ~
bO~
I:: .-
;;;! ~
... '"
'" '"
a.. ,
'"
... '"
"'-
E III
.8 '"
~.:;
u ...
'O-E
2'0
'" '"
6b~ .,;
.- > -
'" 0 '.
Q) 1-0 ~
Cl a.. '"
..c:
... '"
JaB
'0 I::
'" 0
~ bO
> I::
O;;;!
... u
a..",
-
'" '"
.oc:
'0 ~
'3 ~
] a..
"'.8
~~
II '? .
'" a..-
o '"
- ... '"
1::"'0 l::l
'" '"
.- '" u
U 0._
U::'- -
"'" ~.o
::s '" ::s
~ '" a..
'" bO
.:; I::
1-0 ;e;
..E 5
'" a..
~!!l
a I::
'"
'" u
..Q "C
'0.0
'32
0'0
-1il ~
~::::
o 0
""
",'0
u '"
2 ~
2"",
OUj 0 bb
u '" c:
u:: bO=
.~~ ~
U) U) ~
~
2:-
-
'"
E
u
'"
;@
...
'" gb
~ I::
-0:2
'3 'S
0.0
..c: '"
"'.:;
~.:;
~ .~
'"
]:0
Cd ""
'" '"
- Q.,
.... E
;!: 8
u
e i:: ~ res
,g e u
.!2.,. ~ .9
] ~ ~
.... >..-.....
'" I:: a.. 5
Q) tU ~ u
~] ~:a-
~ ~ ~ ru
'"tj Q) e ~
"31:.8;:>
o U) tr.I ~
..c: u 0 0
"':::::z
",.0
'" ::s . '0
'" Q., '" "3
... l\J '"
'" -" :a 0
QI-.:J ~
bOa....
'" :c
~ J::o I::
- '"
'" ~ :::!
- '" '"
<':'> ~
'" 0 ~
.:; ~ 0
o E
- ~ .~
"0 ~ 1-01
~ .... Q)
.- ~ >
'E~1!
o '" u
u.El:2
~ ~.:.
'0 l::l 0
'3 "'-
0- '"
..c: ll.:;
to.o '"""'-l
"'50-
bOo ~<
e ~~
.8 Q) ~ .
'" ,.c....... '"
Q.l ";l N >
:9 '0 ,,;,:e
SI-oI'E:E
::s '" ';:0 '"
o ~ ':::2 e::
oj
~ ~,g"g
- '2l6b
ra Q.. .-
..r:: E '" ID
UlO..c::""C
'" J:: _ >,
:g"aOJ .
1-01 ;:.. 0 1a ~
d:1 .~ J:: or: .....
> a.. a..
QJ ""l::j 0 n:I
~ tJ ~ t-i ~
1-4 :.= ctS R:"'O
.9-e 00 <<I;
(I)'" <lJ _
o..;l >..
....0"0
E ~>,~
o 0 ftI bO
J:: ~ ~.S
u
"'0 gf'O ~
:g '2 '" "'"
Q.l .- .... ..!!J
~ .9- -fa ....
u '0 ._ "
tI) l'CS .... ~
'" !!l
.:; u
II
.5.S
"g >,
iii c:
u ..
..9 ~
'" 's
.0 '2
~ 's
~ .9
'" 2
'"
... '"
o '"
11l.s
..."",
a..c
a 8
0._
u ...
- .,
;;: .5
...;
.,;
'"
:c
...
'"
a..
o
...
a..
'E
~
'"
:c
'"
I::
o
"
..'
~
-
:g
..
"
-s
'i
5
1;
.~
8
.::l
<l
=,
IS
~
,'"'
..,
"
~
"'>
......
,
~
-
t
..;
~
'"
....
""
'" I::
bO'"
"'''0
... .-
o U)
- '"
'" ...
~
"
..
..
l:
~
..,
""
..
"
.~
IS
b
..,
..
-
"
'1::
IS-
..
~
'<:
<:!
-
::
<.l
..
::
~
~
:>,
.....
u
<J)
~
'-
<:;
"'"
":::
(5
::::
'-
v.
"
Q
"'"
"'"
~
,
-
G
....::&: ... Q) Q.l
.5 fo..o u
::: ~ :2
c: e g ~
'i2 ;;: "0 (!)
u-"'3-=
o 0
Qj C5..c: c:
(!) > '"
~ J2 ~
(!) C:'j:
-=
"0 ...
(!) C
2 :of 1\j
o ... ...
... :::
~ 0 ...
OJ u 0 ~
.~..,..., ....
:O""OCiJ.!:
'u} .tI)_ ..e -0
'S .......
00"'-
c: c: ~
CJ '0 C "'C
..c c: 0 ~
3: ~ ... :::
eO
"0
&
:::
(!)
..0
>,
'"
2
ui
'"
(!)
...
'"
>,
'"
0..
.:!?
"0
'"
"
"?
'"
a:; >-. '- 0 Q)
" '" "> ~ .:::
""0..0""0
t5 tf} u OJ -=
.... "'tl '0 ....
c: "0 S >;;: ,
CU)-Q)>-~
OJ e ""0 - c:
Q.~00~Q.(!)
.- ... 0 2 2
-= Q) 0 c: 0 Q)
(,I) (j ....... C/) u ....
... .... 2J..."O_ '3
Q).J:: ~ ......
Q. (!) ,l:; '" ::: C'"
n: > ..c - 0 ~
uO.....C..!:bC
~ - .~ e (/) t:
- ....... ~.-
--- "'0 ""0 w 0..
.!2 Q) Q) OJ 0... (9
c c: Q) v. tI)
-o>rc.b;';:::"O
OJ _ t/) v c:
..E "'0 P.. ~ r.::
~]ID~:;
~ ~32 ~ ~ ~
........ u"'C
(!) c: 15 "O:.c c:
..::: e..c c: Q) rc
r-'-tr.Irc;::.Vi
..c
~] 1: 15 ~ ~ ~
0.. r.:: "0 ~ Qj ~ 's..
'~ca:iC:E::;e
"020&.-0.'"
'2 ~ ~ R ~ ]
00'-2 Cd ..... b.O:a..!S
c ~1!.5-,.s::
..Q Q) rc ..... 'U 151 u
rc .0 "0 t5 ':'::: o...::s
>'Q.l-.::srgE
-o..(LJtou)
bO<<src_ "'OtI)'R;
c: .~ ~ ::g ~ c: rc ~
's.. p.."'C c: ::s .!2 c ~
(9.C'~~..o>.'2""
fJ:lt)-eQJ="E..8
~::l~o~>o
iO 2..c: u &! ~ u
- oo"O..c:"O
~ - c: Q)-
Q) "'E "O.!!::,.o ::s
~"t>~-......~
- 2 (!) ... '" v Vi
- - oou"3
:3 .;: ~ .~ '.g 2 tI) ~
~~..2..o>"V3o=
ui
].
OIl
c:
32
...
'"
Q.
"0
(!)
...
'3
C"
~
,:!?
<::
-
o
<.>
::
""
::..
-
U
"'"
....
,
o~
Cl
'"
"1::1
~
,
.&
~ "
O..c a.i
..><: :E .,;
u ~ ~
Z 8 '"
::: Q)
QJ
.l:I
'"
QJ
-5
o
-
-
(j
J1"'Cl
';;:l"3
~ 0
o..c;
'"
QJ
~ !?o ~
.... ,S ;;
~ ~ ~
It '3 1:
'" .0 0..
'"
QJ >.
-5 u
.,;
QJ
QJ .,;
> '"
'" 8
..c; li:J
0......
"0 'QJ
.,;-5
t'O 0 '5
.,;
~ QJ
C ~ '"'
'" '"
'" - '"
:-ct'O~2 ~
" QJ .2
.& '" '" U
ta...... s:; :::s
E 0 b
QJ - '"
u..c; bO
~ .~ c;
::i ~Q) "C
'" '"
QJ QJ
o....c; 0..
o..bOo..
t'O;':::: m
"0
'3
l!
'"
c-
E Q)
0_
0..'"
8 'C
QJ 0..
._ 0
....
0..
0..
'"
bO
.,;
:E
'3
~
u
.. ...~,.,."...,
,', ~ "" '@":'"
."~., '.....
. - ,'. ..
,::,'~ ~ "".,::;@
','-, .~ ~~""
......~~~
...
nl
U
~
I::
nl
'"
I::
o
...
-
nl
-
en
~ '"
v ~
... -=
~ '"
~~
'"
~
I:::
QJ
E
QJ
'3
QJ 0 0
"0 --
" '"
u[jQ)
.5 '"' >
,,~
~ ill
~ ~ 'g
o ....
"fii,g~
.,; 0
fI) o::C ui
.~ u "O~....
;:: Q) C; ta
.0 fI) ttI "'0
,Jg '0 c- .,;
r:: Q) S
.,; '"
..c; QJ'" .,;
t/}_"U.!S
r.~ E I'-.
g. ~ ::i
.... ~ QJ
'"' 0...,J r::
aft]~
ill
o
..c;
- -
.&
'" -
8.5
,;
'6'0
~
QJ .... '"
.~.cu ~
e-5
ill ~ '0
,Jg
... .S:
aJ '"' ~
'" ~ ~
.,; 0
0-
"0 ~ ...
Q) oo(ti
"O.l:I
.:;: ~ 11
8 ~ '"
0.. 0 ~
]~~
~
:9.9-:;
g li'l .:;
~ ~ ~
.,; li'l
~ .9 :g
QJ'-...
.... '" QJ
<: t) '>
.0
11 ~~
'" ~ n;
bO Q) 5
c .E: .-
._ '"' fI)
> Cl '"
'" ~
0.. 0
15 ~ Q)
~ 5
~ '"
~ ~ .9
'" QJ "0
~ o..~
~ ~ '6
:::s ~._
"0 .,;-
~.!9~
>, "0 "0
.o~'3
g~~, ~
QJ .,;
~a::~23
a.~ ~ 8
.~ ~ ~ ~ .~ ~.t1 ~ ~ ~ '(s. g ~ l'
"u;:"- t::t Vol Vol .0:: E: ..x: .::.:::: Vol ..9....
s:: ~:: ~ :: s:"_ "~~ ~ ti:: it
l::lJ $:;)....... ..... c.- H; l::lJ ;:t ':'V 100. t:S ~
- ;;: t::t._ &. t:S a E ~ t:S U ~ ~
.5 ~ t::t ft]1 _ E s: (u ~ ~;:: 5
~ ~ ~.- V) E 1U .::_ ':5 100. "i: ~ .....
t:::It;).,Jl::lJ1U().)1U ~ ""__'"
Ioo.'UVoluo:::a.E ~-t;).,J..."",
~ t::t -.l::... t '- ~ ;: ~ u ~ ~
..:::t;).,JIoo.~e t:t:::I ~-
\t) ~~~~~~Ji ~ Vol~;: ~ G
~ ..s ~ t: ui .~ ~ '.U ~ ~ ~ ~ "~ "5
.~.~ G a.~ ~ 1i) ~..5 1i) E:; ;:: ~
u ..... E ~ h ~ .'~ "- ~ Q c
~ .E ~ ~ ~ ~ ~ ] ] "u -1::i -
] .;:: "::: 100. u 1; -.. 100. ~ ,"'_ '" '"
~ ~ ~ "'4 ~";:: "'" _. "'" ~ _ ~
U 1U c~'-:::~Oo~~{i::::
~t::t~ti]t;;~:S"ti5~H;C_
o S: ~ ~ t::t";:: t::r ';::'''S-, u s: 1U 1:" .....
::::..x:;::uV)- ~~ol:Sl:O::..E:E
.5u c"ti~ ~ _....._t:::I~c..s.
V)~"-:::-~t:SE~~5:::::::~~~
tu t::r E ] V) ~ ~.s: ':S V) (u..a. tt ~ U
"~_~ ~ ~ ~.s ~ _ ~ ~ _' ~ "~ ~
r~ - C '.-_'" .~ ~ i?! Vol ~ ~ - 100. ~ -
"".I ~ ~ Q.. C .0::; ~ i:! .E ;5 '_ ~ ~.~ V)
- .;:: .. 'ii' e R " " '- '" "'- '" "" l1l
<> ~ 2 -:5 ~ ~ ~ E ~~ ~ ~ .s :S t;
[J)
~
,;
-
"
c
g
2~~
ttI.,g
-g","O
8"3"3
8 ::: 0
0.0 ~
~
~ "0 !!l
_ 2 t:
_ t'O 2
v 0..-
~'O ~
bO'n
'(;i r::
QJ '"
"0
QJ
.0
"0
'3
~
.&
'!il
~:;
~
.;:;
!i
~
~
'(
'"
..,
~
l:?
~
~
-.:
.0
-
o
r:: 2
o 'v.i
"Ol!
-
>,~
QJ 0
=!!l
;::
~ 2
QJ Iii
..c; 0..
~ .,;
.9
"0 -
QJ '"
~"3
u u
_0 ....
'0
QJ QJ
.0-5
-
"0 ~
'3 .l:I
o '"
..c;.o
'" 0
~ ~ '"' OJ bO
"'3 c::: B..o c
o to :t::
-5ig)Ji~2
tT.l u o.J..i
"' .", bO '"
.~ ,...t;;; r::..c: ,.Q
;:: OJ :t: tI) 0
'u > 'x tI)
JSoQ)m~
bD C '"' .0
c:: 0 ta >
." 0.. QJ '"
t:: " '"
g[j~.8c
U u f-l 0
~:E "0';
~ Q) . 2 .!9
> bD ttI ::1
.g r:: u U
~o .~ _0 ....
"t:S "'C .0
OJ bO::::: OJ
:g c: ::1 >-......
> .-..c _ to
8~..c;]]
0.. C/) Q) ._
'- ra I-l bO
~ ~ ~ r9 ~
~
.&
'!il
..c;
'"
'"
~
e
u
:J:l
'"
8
.9
"
'"
<5
u
]
-
.,;
QJ
"0
'fi5.
QJ
....
..:
2j
.l:I
'"
....
QJ
0..
o
~
QJ
U
,Jg
'0
.,;
"0
'3
o
..c;
'"
l2,
2 ID
QJ
u
'E
QJ
<Jl
u
'" :., '" '"
t::r ..t::..~.o
u ... i5 .::::
~$!.. 100. r~
'- '" "'--,
~ ~ ~.5
~ ~ ':5 t:S
~ [~~
t: E ..g "t:
.58.s~
~l::lJV)~
~..Q ~ .e
, :5 .e - ~
~ ~ 1U Y U
100. 0 r,... .~.~
l:S ~ "".I..Q t:
_ . ~ l::lJ
'_ ~ boo tt) V)
"1::S a .:: ~"'t:S
~ ~.....;::
.... "t:$ t::r l:S l:S
~ ~ ~ ~ .=
~ i:i ~ t: tt
f} oS .~ ~
-;"'Iil"
... ~ - &.9
I:)..Q E 100. =
':5 ;:;: .ti .9 ~
;:~~6....:..
I:::
- ~ QJ
J21!-5
~ Q)..c:
~ ~'!
.,; " .,;
;aC52
" U .!!l
],S'g
QJ " U
_ 0.. >,
'(;i (fJ =
QJ '" '"
..c; ~.a
-;; !?o lrl
O .,; -
(/):g:e ~
~ '3 :a .2
.z ..c Q) ~
g..c; ..c .l:I
b ~ "'C C/)
'" ~ '3 .S
- !:l 0 '"
< u"fii 8
<"5
,;
U
u:::
'0
.,
g.
....
.E
QJ
"0
o
U
'"
..>:
u
'"
-B
OJ
[J)
-
.,;
QJ
8
0..
o
Ql
>
QJ .
Cl-E
QJ
QJ E
-5 1:
'3
QJ 0'
~ ~
.-<
QJO
.~ ~
"
u [j
.5 u
>, .-
=ij
.~ >
QJ 0
~~
31 8
" "
o 8
..c; ._
'" .,;
"0 .-
k 8
'"
]} (tJ
-
QJ
QJ
.l:I
'"
QJ u5
-5 li:J
.... 8
o 0
'" -
>,'"
'" "
~ ~
QJ .,;
.:: ,;
.... .~
"'Cl ~
l1')
.....
,
::,.
-
'"
f!?
Po.;
Iii ....
-:5..E
0"0
'" QJ
0.. Ci 2 ::
8 ~.U)-
" bO .,; "
0.. t:: 0 .....
..c;:g~g
u ta Qj Q)
~t:i..2::~
'1:i
~Ji
~ '"
'" '"
U
;.:::: S
.0,;
" U
~]
'0
,Jg~
o
~,;
o '" ~
:0 > 0
'" QJ ....
> Qj lU
QJ 1:
Q3-5,-:s
bO ;::l 0 '"
.S '" ~ .a
"'C J...<i .;:: u
'3 J1 '" QJ
.o~i~
=..c:ov
~ ~ J:: :a
1l~
"0
'3
0:9
..c; 0
'" >
bO'"
.,;
;a 0
'3-
.0'''0
QJ~
-5 '0;
-
QJ
"0
.0
a
.-
~
'"
N
'i::
'"
...
o
QJ
~
,-
[J)
N
>-0
="t:
'" .~
~~
o..~
'" .;::
QJ '"
.oe,o
~ ~
0.0
..c;"'Cl
"''3
.& 0
.Ui ~
~ g}, ...:
.,; .S QJ
o 31 ~
",'3 -
QJ.o U
~ " Q)
.2 "0 Q..
u ~ E
::1 co ._
.... - '"
(/) ~ co
,;
\:l
-
::t
"
..
I::
~
~
.a>
u
l::!
-
-
<:l
...
I::
<;
u
.. '" '" 0:;
... S2 .~
'" GJ
<Il '" ..
l: .;: " -
<Il {;
0 u '"
- -:E u '" ".
<Il 0 .!:!
.~ .. c .~
0 0
0.. 0 ~
"0 t: <Il ;;:
l: C l: :::
V} .. 0 "-
'" l: .& <=
<Il -
~ l!! 0 - .. "
u '" OJ
.. 0.. > ~
;:: ~ '0 0
... "
"" '" l: l: CO E}
'- 0.."0 0 l:
(3 :;:: ;Q ""
l: :; :: u "
:: .S: 0 - '" ~
-J::. u Vi
"V; ..!S .00 .. "
'v .. ::;
.", ::: CO S2
a u .::: ..
.. .. .!l: :c; \0
'v OJ ,...,
{: -'" -= E C l: ,
'- -'" 0 .~ ;:,.
:;:: u
::: Vi '"
.. l: ::: -0 Q
- i- ~ u 0..
0 '" c..
'"
,~
;:;
:>:!
D
:::
'-
'"
D
'"
""
~
,
-
U
l5~
t:: 1:
~~
tU .~
ft-2:
1:
<11
V
"
:0-
"
>.
t::
'"
...
o
j
'"
v g},
;..= r:::
.L ._
"'V
P-",
" "
... E'.L
.8 0
.&~
.5
~
S?
;;:;
.8
~
o
>.
OJ
c:: OJ ~
<11 ~
P-~ <11
o '" ...
... Oll '"
0.5 ~
ID .5
p..t::
O (lJ'a.i
p..'"
0.0 c "g
t:: <11
.- ..c .....
:B ..... 0
.- ..... t.I
] ::l .- CD
c..o .c ~
~ ~.~ ~
OU; 0 0 QJ
~ ~ 0..-=
<11
..r:;
I-
<11
:E
'0;
.:;
t.l
l!1
;:
o
o
~
Z
o
c
GJ
v
"E
GJ
CJ)
"'0
t::
fll
...
"-
fll
GJ
~
o
...
::s
<
~~
- "
~..:::
" -
::: :::
... '-
<><>""
~ ~ u:.-
t: ~ .~ "2
~]~~
'C ~ C S
~ ~ u:. v
"-
.~
t:
...
V)
""-;:
- "t:
Ei -
l... ~
.~ -s:
~.::
0::""
~~
~ 'z
v 8
....
~
t:
~"'l::ts-~
~_ ~".= t:
lo.. .... ~";::
~ t) c '=U
-. - lo.. -
~ ~'~-"E
C "" t>.
~ e ~.~
~_:~~ ]
~ ~
.g~~Clo..
~ ~ E ~
lo.. ..5;::" ~ '0
c ~ ....
- . ""~ ~ ~
t..I be :::
~ V) ... t:t
V ~ '0 ~ .s V')
.~~ ::;:: "=:l
~ Eo- ~ u 'c- .~
... ~ ~ ~ <><>,~
~ t; -~ .:: .E C
:: t..I ..~~..
~"ti :c :: u
~r:~.g~~
e ~ ~ .~ E ~
""t: \.,l 0::::> ;s.
~]
::: 6.
o :s...~
"'" -
g
"
:::;
~
t>.
l(j
~!
"
!!:
E
~
"
-
'"
.E
=,"- ~
.... .t;
~-
...
:<;
'0;;
'S
g~
-~
~ .,
~.~
.,-
s~
,,<t:.
2 E
'" ~
""'"
.~
c:
r-"i
.... !! Q)
..8-=
.'('
"'C c: B
<11 0
:g tn r:::
:> ~ c
E .~ ~
CL.--a c
Q) :> ce
..0 ... <11
"Qj >
.""0 r- 0
.,
:; ..... 00
o ~ t::
..c 0 32
'" p.. v
QJ 0 .s
v ... '"
1'Y"'O""Ci
fir.8 '0
'i: ~ ~
<11 <11
'u E .8
~ 0
~~]
f;f) u r.:;
.ci
~ -6
~-gV')
.~ ~ :: ~
~t::
~-;~
C ~ "- u:i
C<ii: ~..g
~ ;:: ::::.\1)
E.E~~
:::r; v.. U
l... lo.. E
Si ~ ~
~15~
v
1:
-
i1
.s
-'='
"
~
l:
'"
,!;
-
'u
~
...
~
!:1
.~
>-
~
""
:::
~
t:
::s
t:
~
V
.,
.,
.e.
"
..,
~
::s
1:;
1::
~
...:
<11
<11
...
-
'"
.~
:E
"
p..
'"
-=
... .~
<11
1:.r:;
<11 ~
<11
.9 0
>.z
] ~ 0 ~
'"0 e ~ ~
"3 Q) 0 \C.
o C >.N
~ t1 tC '0
E'~ -=
.; ~ ~:E
v t:: . ~
E .~ E
" '" "
E <11 E
.- -= .-
t:: _ X
.- 'x tt:
E <11 E
<1I"C
.r:; t::
- "
.9
"C
.&
:g
>.
"
~
<11
>
.;::
Cl
-0
\
vi
.~.
1::
~
t>.
rJ)
...><:
u
'"
..0
-
ClJ
Cfl
"
l::
:E
'3
~
.<"i
<11
-=
>.~
v "
s::: ... Q)
ClJ 0
r:: 0.. n;
" E .;:;
E.&g.
<11 ...
P- 0..
... p..
"'C ~ r:
~oc
<11 t::
v ... <11
t:: C ...
" "
v; ~
..c r: ...
::I ~ ::I
'" E tJ
~ "
o l::
Q) - te
v.r:; Oll
t::.~ t::
~ ~ .~
llJ oS OJ
P-bbp..
fJ'::: fJ'
<11
>
"
.r:;
"1:l
:;
o
.r:;
'"
'"
;;:;
.;::
.&
"
E
Oll
t::
:0
':;
co
rd
u
~
'0
'"
5}
...
.B
ClJ
"C
o
U
-
t::
ClJ
E
0..
o
OJ
>
ClJ
Cl
<Ii
C
<11
E
ClJ
...
':;
<T.
~
.6 .~ ~.. 6 ~
E' U) ~ .. 'i:
~E .~ 'S 1U .~
:=: ~ ~-...
'C ~ V)~
~bQ~~
",,:::
.~] 5 5
~ ""
~~~~
~ ~ t:t t:
.~ ~ ~ ~
5. '- .~ "e.v-
- I:.i J;l~, -
::l ~ ~ -.
e.:;:: ~ ~ ~
~::t:tc.o~-
~,,--~ g~ ~ ~ ~
-:S ..::: V; \.l 5
..:>~ '5 t.J'-
~.. ~ Sc..... 1i ~_~.
S? l:U ',,:: :: - .- ..:c
-.. ~ ': ~ s..:: t:t
~g;o:::~i~~
~~.:: E;..:: ~ 'Vi
<11
.r:;
-
<11
ClJ
<J)
l::
.S:
-
'"
N
'2
'"
....
o
ClJ
-
U5
N
1\
I
"C'O
:; bO
,g t::
lI):r;
~ .=
:t:15
:E ta
-
~ t::
Q.I=B
'E .~
&] c::
"C t:: .9
C 'cu ti
ftl t: ::s
... 0 J::
'n; v ~
fil->.o
... - v
Q) 15 Q)
.r:;-
u~~
:.2 ...
<11 <11 "
>.L"C
rd
.....
.....
..
:::.
-
'"
:r
~
'0;;
'co
..
..
~
v
~
.::;
~
."
~
't
r-"i
l:S
-
=
<.>
..
E
~
~
.e-
u
<::
-
-.
l:i
..
l:
~
u
III .9 1::
-= 0>
III U
- CO III
.::: c: '-
._ "0
";9 III
.2:! oS
e ..c. c
.E c: 0
]:BfJ)
"0 .~ ~
"3 .... 0...
008
..c: 0>
III _
'us >.
.:S fa
i2
o
III
III
0> ~
l5..0
8 ...
o ,g
u ~ '2
< E 's
OJ.
N
'E
u
..
Q)'.8o C
c.. '-
E"O ~"O
'u) .& ::J ~
"'O~
c: Q)..c: ,j)
~ .... bO ....
I: ::I 0
rc "C 0"'0
Q) c: .... u
Uta:
OJ "'
..0..;- f/J ~
"0 I: co.-
-; .&.5 ~
o .~ ::g (t
~ ~ 'S E
I: 0..0
.~ U aJ
III co-
Q) >. c: 5
v _.- U)
0.0 tt "0.
c: .~ 3 ....
~ ~ 2 .~
'S'E-:i E
c:o II} f/J'ii)
tI')
.~
~
'-
G
::
'-
III
U
a
{::
~
-
(j
..0
<Ii
~
...
OJ
0..
o
...
0..
- ...
I: 0>
o '8
J:: 0
- t;
0> ::I
~ u
-
III
.8
0;
III
'E
Cli
E
Cli
...
::l
.5 -
I:
"0 OJ
~ ~
::1'0
o-Ill
0>
...
..0
.5
.;;;
OJ
"0
.~ ~
III
bO.~
I: '"
'0..
III
u""
III U
"0 III
1:..0
III -
...J ~
(f)
""
'"
ct
t E
0..0
8 u;
0..i3
~E
o 0
- ...
III ~
"0 ...
I: 0
ft: 2
- .-
III III
CO...!.
I:~
._ 0
"0
:: E
::I 0
..oJ::
B Q) rh
VJ Z m
Q) '(ij '""
~ ';; :
tQ tf.l" Vol
b OJ Q)
c c ~
0> III
... ... ""
0> ::I ...
0.. 0 0
III ~ ~
III ~
"'0 0 cc
~ .& ~
.- tC "'0
& .... 'S
~ res :0
.5
.~ ~
...
.B
~
COCli
1:"0
.- 0 tC
~ U ~
III '"
..&c:~
~ E Ci
III 0.. ~
o .9 ....
- 0> OJ
III :> 0..
0> OJ
"UCl
:E Q)
0>
>-=
.n
~
."
e
""
"
.. '"
... "
" ~
'1:l "
.g~
..""
'" '"
",""
'- ""
bot:
",.!l
'r: t:s
.. ...
~~
~ ~
..""
S-
-s
j
III
e u5
III >,
0.. III
1Il..o
"'0 .~
OJ
~
.8
0;
.~
~
III
...
o
t;
i2 ...
III 0
U 0
"0"0
Cli :;
-l5 0
~ 0
~ I:
~
0"0
co I:
.S m
- oJ
I: -
tC 'Vi
E .,;
.~ OJ Q)
"0 -=, ~
o I: .8
ZOo;
u
.~~
~
u
(f)
.0
.9~
~
"0 III
OJ III
s::: III
.~t::
tf.I r::; .
Q) o....:!:J
"0""1:
I: OJ
~ .2.. e
- ~ 0..
0;2
_ - III
"3 III 2J
00...
_ 0.. III
- tIl 0..
1Il:a 8
III Cli 0
reniJ::
~ "'0 eo
ra O.s:;
8:;;:
..c: 8 u
III 0 III
to u 0..
... U III
f-< III III
'"
Cli co
-= I:
....~
..E ~
Cli 0..
~2J
8 ~
Cli U
..c 'C
;9'-@
;:l-
0"0
~ I:
,~ .'"
o '15
:c
,""0
g ~.
-, ::l
2~
'Vi 0 bb
U Cli I:
<:: co:=:
'9. c:! ~
o..Ou
(J'J .1;) ~
.n
00
....
,
~
'"
~
;:;
!:!
-
:;
6~~[j
U'.l :; :E :::
0.. '" co
e ~ ~ '0
fS OJ Q)
Q)..c 0.. >.
~ -- ~
c >
Vol 'C
~ ?; 0..
'" C 0)
c-=
:::
'"
eo
>.
'"
;;: 0)
OJ u
> ':; Q)
'C .... .z
~ ~
CO -:5
.5 "0 .:;:
~ c; ..
G ~ 1:
..2 co ~ CJ
"0 .5 J!:! ~ vj
'~-g.&~g
<C~.5Se
'"
...
::l
"
S!
>
>
,
::
J
00
~"O
c; .&
,- '"
'U u
:;: 0
::>-
.o~
~ "0
~ c;
i:='"O
:;"'5u5
C ~
E -1ii ::>
c:"C
o c;
..
:$
~
C;
0)
"C"C
0) .-
'C co ~
.... ~ ....
8 ... c
g ~
5 ~ c:
'C ;a ~
.& '"
x~;.o
~ '" '"
u
'"
-
<l)
-
o
::E
"'0
I::
f'(J
'"
-
<l)
-
.0
~
u
'"
0..
S
...
o
0)
.n
<Ii
'0 0)
c; ~
~~
o c;
..c; 0)
"'''C
(/j 'u)
m e:
....~
'" 'C;
co~
c; '"
:;:0-
'" '"
o >,
- c;
"C '"
C; ...
'" ~
CC;
O)"C
> .&
.~ e
Cl~
"0
ID'Q)
~ '0
Q.E
"'--..
c - v5
0) .&0)
Q. 0 '"
c ..c ::J
.... 0) 0)
1-:5;e
"0 ... 'E
~ 0..
"C ~ s
E] 8
J9 0...5
..9C::c
bD..c; OJ
s:: c ~
:g-::c
'" ~ '"
0.. 'w >.
OJ 0) ~
~:5e
;Sg.,g
-=
t:
Q) .... t/') Q) Q) Q) Q)
..c ~ ai ""0- ~ :: ~
c Q) ::1 -
"0 (/j ~ u .xu rf~.
"5 eo .....5 'c..9
o ::::; 0 :E Q) Q)
-1ii :; ':g ~ -: ;;: .<>
="'S"'S.QbD
IDZ VJ ... s::
:s rt:U)~o~
.2"o~~.D
t: ::s C"'..c: of: '3
-5&,~]~&'<>
"&"'00 ~. (,J OJ "0 U
Q) 0 Q)... Q)
c"'O(t;E-~.5:.oc:
.2 .... ttl ::J C
-.Q)~>.bbi:nV,l:W
~:; OJ tt: ('I') Q) ~
c: .5 co ~ ~ a; ..L: Q)
~"'O.~~ct5;~
Q) C Q) OJ VJ (Q
~-g 5-:5:0 ~~~
'0 u'~ ::J 0 rei tt:
2.5 S 508 SoSo8
"'.
c:
:0
-
:5
co
<'i
'"
..>0:
u
'"
~
~
OJ
(j)
....
0)
:0
'iji
'S:
0)
'"
'0
C;
"0
:;
o
..c;
'"
.l!l
'2 .
:> '"
coCii
.5 ~
c in
] .~
:;:0
C; '"
o Q.
~ S
.- 0
<J::
.ci
u;- - Q)
Q) c...o
'0.. Q) ...
bg,g
.- c aj
_ ::s r:3 .5
":: cr u
.... Q) ::::
,So
~
.s-
~
"E
-.;
~
~
\l
is
..,
"
~
"
'1:
~
...
~
""
':;j
'0..:=
c ~
o..~
'"
III
'"
.8
"'0
.&
'"
u
"; ..2
u bD OJ
'2 c; '"
(ti .- "'0
..c;"'O_
u ::> ::s
OJ '"0 ~
:E .5 (/j
~
o
-
C;
01 co
S .5
.9- S
"'E
0'"._
01 ;;:
'"
~ "e-> t: J; 1; S t: ",:-.. J!l ~ .~.. __~ .~ ~
e ~u .~ - i:: ~:::: "::; ~ :: - - '-
.. \I) :: $ ::.. 8 g -- ~
~ ~ ~ ~' ~ ~ ~ 8 -s ~ ~ ~~ ~ ~
_ ~ ..V) ~ ~ ~. ~ ~ .;: .~ t::
~ '::: ~ ~ :: .~ ~ lS ~ ~ 5 ;; =: ~
rl 1-; ~ j ; 1 ~ 1 ~ ; ~ ~
-iT. O' 5 :- -s :5 .~ ::::: t:i ;: ~_!: 6 ~ ~
::- ~#o.., ~ E:t::~c ~_:::::-1__
;.. 1=; ~" t: ~ ~ ~ ~ t::I.....~ ~ .E ~_ E ~
.. u:. ~"'l::1 --, -- e.. 1iJ"I":::; v:.
~ -:::: "', ~ t: _ 0 '- ~"'l:3 ::: l:: r .. ''''_
E'\I) .. ~ - #0.., 0 ~ ~ ~ ,_ w,
II) "'l::1 ~ ~ .~ ~ ~ ~ a ~ ~ ~ 0 .g 8
~ ~ lr.l ..:::.-:;: :-_": ~ ~ 5 t:: ~; _ ~
c ~o.o;:J~ -::.-t:--c-::-~~
::iE ] ~ ;:0 .~ ......~":::: .~.....== ~ - - -
~ - 'o-~c.",.._t::::-:._1';_
- IU"::: c: :: -;; '- a... .... ~..
~ .~ ':S :: "'l:3 :: ~ :: E c ~ t:: 6 .E .~
t: ~ _ ...... :: ~ ~ t:u .9 ""_ _ ,,- ~
~~!: 0::::'::;;"- _~Oo-'-~'
t.: ~::; "",---" c ..... ~ '\:0 'w:: ::.:: b<l;:: v..
..... -.......- .~ C'.. !:'" \,oJ ~ V) t:: ..... _ ... ...
c:. - --. -. .... - t:: - '- - - .l5
:t: ~ IU ~ tJ t:i ~ ~.~ ~ ~ 5 ~ 5 _
-c .~ ~ - -0 t:: ~ v:. ""'!:A:":::_ ""_ "'"
.::::O;....stoo:::"~-:=t.J c- "-
v \1", :: V; \1". < t: .:: "I::::l 6 :r: ~.5 .::; ~
'"
u
~
'0
01
0..
<Jl
...
2
01
"0
o
U
"i::
01
S
0..
o
Qj
>
,g{ v.:
~"i::
01
01 E
-= ~
'3
01 0'"
01 01
U) ....
~
Vi
N
c C ~
e C'c
2:!2 .2
v; ::l u'
01 0 c;
Eb -1ii .2
(/) ~ ~E
(C ~ -= ,1g
..c:;;: 01
~ ~ ~
fJ) ~ ~ ti
1ti .t:: .~
u Cl.:O
,.g. (1) ::l
OJSQ.
.D 0 0
~ U')-
m~.5"'CbO
.~ ~ S ~ C;
_ ".. .... o'jj)
C'C .... ..., c....::;
~ U') -:5 x ....
u"O (1) Q) ~
,&0(/)(1)"'0
..... o..::l..o re
~~
ti 'C
~ 01
X
:a (I)
liij!
~ -
bDC;
(1):2
~;:::
~ ~ en ....
.. <Jl ~ 0
Vi ~ ; en
.~ ~ -E _'0
0"'2 Q)
ti..c;
<"l E E
... 0 C
~ ..= e
o 01
U') :9 ""Cj
~ ~ '0 ~
B 01 > -
u ~-<
:> '"
....
ti <Jl
SQj
... 0 -
000
f,L,.....c;
v
bD
C;
'6
S
.~
'"
b
...
01
0..
8
Q.
.]
~
C;
01
"C
'iji
01
...
>,
C;
'"
~
'"
"'0
...
'"
01
..c;
<Jl
~.
'0
-is
...:
t:
Qj]
~ '"
(f) ~
... co-
O C; bD
'a-:a .5
S="'"
", :> ...
..c..ofti
~ Q.
bDQ)~
5 :.-
r; '0
C;
~] .c-
01 u
~ :!2 rc:
... ::> c
0..00..
. c-~ ~
'" >,
SOl'"
'i: bD;;:
Q..!S Q)
Q) C .::
~,g-5
'"
bD
C;
;;Z
...
..
Q.
~
C;
01
U
'"
:0-
'"
0)
....
,
;::..
.....
"
~
Q.,
.;,
>,
'"
;;:
"'"
-;;
;;:
E-E
.& ...
'"
t:: 01
C C;
~~
-:'9
U') >
<= 8
or 0..
-:5 01
01'"
5"C
'<:: :;
~ 0 u5
C..c: .5
<Jl ,
..s(f)~
01 u
;;: ~ 1
...Q.? 0.. u
- <Jl ...
to bO."E
c;
>-.- 01
_"",u
8"'<e
"'~
0..0
t:!
.....
~
ij
.,
l::
~
~
.e>
u
.ci
<:l
-
e
'"
:;
'"
.a-
u
'"
, '"
lJ)~
'" -
<lJ
Z ~f)
v, '"
.~ r-
~ 0
:.; U
c.."
~-2
'0
.E
'"
~
.!:;
"'i::
~
(3
~
~I
CO,
'"
0>
OJ
eJ-"5
0I:!::l
.5 Vl
"0 ...
<lJ
::l-C
.D ~ 1::~ :.c
_ ..c 0 u
<t: $ ..= ~
'"
'Vi
"
Q
"
"'"
~
,
-
D
('I') rC
~,
..c
3'
::l
~
"'iZ
OI:!
c
:;;
-
.0
OJ
-5
<lJ'
"0
"Ui
,2::-,
<C
...
.2
u
2
<lJ
u
;ci ~ \LJ
~ .!: ~
m"'d Q)
P.. = ID
c..::l ...
" .0 0..
~1
~ 1
I
.
I
.
,
~11 _ _
d; ,f
~----""-----
r1. ~ - .2
j;> 5 .~'Vi
~t:~~
- "" <:
_~. ,6 ~
'2 ._ t:'::::
~ ~-~~
;:
~ .~
6 :5:; .~
!::;:: ..,; t:= ~ ~
~V;"'"~_g;
c~..::-:=
"-' .~ O' _ V')_,
~ i:: V') .~ _
o ~ I...l C
U S;~"'"
-;: ~ ~
'" -
" c
..::: ;::: V':I
~ E ~
__ t:l.. ~
C "
1; __~.
~
~
Vi
,l!)
c::
-
I
<101
:>
.-
....
o
....
o
...c::
;:l
o "'I
~I ~
f-<I '"
I <1011
<lI c::
:>\.-
.- '"
,::, ;:ll
....! to!
~
]~
;:
~-_..
0.2
~.
~
'\:;
...
.g
l!2 .~
~ ~
_c
~ .";;..
U'?""
. _..'---:~'
~;~.~...:.
:;
c
.s-
~
"::;
""
e,o..
- ,.
c "_
... -
"" "
.,. E
~ ..
- -
'i:: "'5
'"
..
<;
';::
~
...
it
'"
-
8
"
'i:'
"
~
';:
~
""
-c
E
is-
{;
"
- ~ QJ >.
~Q)>Q)bO
'" -C ..em -B c:
2 ~ 0>
.E "0 -g "
"E -; rd 0..
- ..... 0 .. "0
o-..e L> <lJ
c: 0) t/) := ~
"0 Ui iU';5 .;:;
.- ..c: 'in C
g ~ - .- Q)
.-t; ~ --a ~ E.
VJ 'C ~ m"'O
~"O'o U ~
~ ..r::: > .... "U3
~ eo ra 0 ra
::I Q)..E.J:
~ 0.... Q..
;;:.f; - ll') E
I' "0 ~ Q)
~ <lJ " E <lJ
.... .::: c: ::I ...0
i: ... 15 E"O
U'l "'0 -:::
~ fl1 ~:g 0
~-5-5E~
"0
u
~
'0
<lJ
0..
'"
...
2
<lJ
"0
o
U
l/)
~
u
'"
.!:J
-
OJ
<fl
-
"
<lJ
E
0..
C
Qj
0>
<lJ
o
c::
o
.-
-
'"
N
'2
"'
vi
-
C
<lJ
<lJ E
-5 <lJ
.!::
::l
<lJ 0-
<lJ <lJ
(f; ...
....
o
OJ
-
V5
N
.-<
~
~
.i;~
'c'-~
'"
"lS-
" l::
~E:
...
"'~
.. '-
00""
" l:
~ "
c
...
fii
"
'"
c: Q) Q) tn
..... -N ..... c:
t"Cl .- ...c:: .2
E .5 ~ m a.i
>< ......
Q) (ti ....... OJ ::l
..e E c o..u
- ._ 0 ::I
.B~ .b
::l..e '"
0- gp ~
o -
<lJ !:l....
:g ~ 0
icL~
> .:: "U3
...~
... "0 u
o "
~<lJ.o
Q)=~
u _
"
" bO C
Ui c: 0
:a '2 "'2
<lJ _
Q) ~ G
-= ~ ~
.;-
:is ~
'ill lil
o
0.."0
.&
.e--.\i}
<C III
u.o
.C;; "'0
>--
-C ::l
0..0
-C
... '"
~ ~
<lJ ::l
C ~
<lJ U
-C ::l
~ ~
Q)
~~
.l:l
(/)0
Ci c
'm '2
E bO 0
"-
<lJ .-
..e "0 bO
_ ':: C
::l .-
~~ ~
..E Cl) g.
res 0:5 ...
<lJ 0
U <lJ '"
" .0 <lJ
~ Ui
~ ~"@
o..::l..e
>-CbO
... -c ::l
" '" 0
E<lJ !;j
.- bO-=
f5...rg OJ
<lJ " 0>
..c O.C
E-J::"O
'"
~ E
o e
'" ~
"0 '"
~ m
e ~.
.Q
~
<lJ _
.0 "
<lJ
tti"O
..c .u;
'" III
...
~ ob
l.! .E
m .s
0.. 0 ~
~ ~.o
'" - "
o U <lJ
.0 <lJ 0>
"O.Vj
::l ... '"
~ 0.. ~
:::E :B ~
...;
Q,lObO"Cl)(tl:
'"'C - ~ ~ 0:5 tf.I
.S: .- 0 ft:
o <lJ 8:] '0 L>
o..~.9.;;c:;::s
.5 f/:J ~ .9 ""0
~u;...t:2
~ ~ ~ ~ &.g
o b.O~ 2 0 0
-c,,_ Z"O
(/) .- Cl)" Cl)
::l ... ~..-:.. [:
rn~Jares~~
~ ~~2:e"'O
.@~~le=,~"3
- '" c: '" 0
..e'i(i ~ E III ~
bOS2 ~Q)
=' res.] tf.I -."'_
~~]:~.~~
OJ ::J E _ E .~ .5
:>g"oC:OCl)~
';::"0 ~ '0 :; ::l "
o '" '" 0.. '" 0-.0..
.ri
,...
N
;,.
-
"
~
-
<lJ
J!!
o
c<>
0"0
N :;;
"0 0
....0
'" ::l
o "
.0 <lJ
';;: E
<lJ -bO
.s:' C
~ .0
c..~
, 0..
::l li;
~~
E ,0
'" :B
<lJ
u
'"
E:
...
o
.c.
0..
ob
E
::l
E
'2
's Q)
<lJ i::
0> ::l
" U
..e >-
"0 ;
"3 ...
02
~.tI)
'" ::l
Cl):.a
~ ra
" ...
-c Ci
bO ,_
::l ...
02
oS .S
. -
<lJ 0
.~ ..e
"'ll')
ON
<:l
-
-
i:j
"
Ii:
~
~
;:.,
...
U
u
u;
v.
.~
-
'"
"I::
.::
(3
.
'-
v,
Q
~
~
,
:::-
-
Q
cu
'"
~
o
0..
~
o
u
'"
'1:l
:;
o
..c::
'"
-;:
~
"
'" t;
~ ~
'i:
'1:l
~ cu
u >
u :=
'" u
.::
'tii
:a
.21
iJi
'1:l
'" cu
.~ :
1':: .9
t1.ie
~ '-g
'"
'1:l
'Vi
r: OJ
C ~
2 C
"i: 0
oJ::
..c::
'" .B
-;:
'u
...
'"
5
5
o
~
...'
cu
>
cu
~
o
::r:
'"
-
u
Q)
o
....
c..
Q)
'"
~
"'0
Q)
><
.-
~
,..J
0l)V'J,9
'" ~
~ ~ Uj
E--~.b~
Cll ._ U
..!:: r: 5 ~
'0 u
... '"
cuCf)
5
E
o
u
'1:l.B
'"
'"
'"
c
'"
5
cu
OJ
..c::
u
:2
~
';:
u
...
'"
Ir. B
OJ
~
::>
-
'"
,J!<
'"
or,
~
u
'"
.21
~.~
'" '"
u cu
or, ...
'1:l,J!<
"'~
.!S"'O
OJ
-=
bO
'"
:a ~
'" OJ
OJ u
0.. is
cu '"
'1:l_
~~
"'-
'c .(c
0.. ,>
o '"
Q..~
0..'"
'" '"
cu .21
..c'V;j
>'cu
r; .-
50::
'" 0
'" cu
~ ~
...... 'tiS
o OJ
1:'-:;
t5 =
... 0
'"
',c
I:
OJ
'1:l
.~
OJ
...
::
o
...
~
'1:l
~"3
'" 0
.....c::
'" or,
~
.2
ci
'"
cu
...
'"
"0
OJ
...
cu
'1:l
'v-
I:
o
u
OJ
J:>
'bO-
e:::: .5
~ C
~ OJ
tt:E
'"
OJ
"0 ...
I: ...
tt; ..E .::
OJ "0 '"
> cu cu
'i: ""0 v:.
'1:l 'S: ::>
0_
~ 0..'0
~ Q) ....
u J:> OJ
'" '1:l 5
.21 :; g
'tE !2 u
Vi
OJ '" '1:l
'E .~ E
tt::.=
g. '0
Cf)J!:
.ri
'" "':: -
~ c
:g
~ c
.~ ~
:-Q];
.~ ~ ~
~~-~~
""- '"
~ ~
C<.:s..~ ~
~ 0 :: c
~ t} t: _ ...
- t:) -E-
~~ ~
~~~~
'" <.::. -- .
~ -- cs::.:: '::
~ ~ ""' lr. t
- - '"
t:"'tF: ,_ t::
:::~l-J
:::..."'t: t:i c
~ ~ E:
- ... -
- '" -
- V,\ 5
... _ u
& ~ ~
.~-;: ~
<;- ~J5 V;
"'''''
'-.;:
0'.;::
iG _::
~ ~
- - c
~ ""j
~~
"".
8 ~
~
bO-
t: .~
._ u
-"" ...
... OJ
'" 5
0..5
c
u
'"
c
'"
'1:l'
'Vi
'"
...
"0
I:
'"
'"
cu
~~
~
'"
c
OJ
'1:l
'Vi
cu
~
'"
"
~
'1:l
<lJ
'"
o
U
OJ
...
'"
'"
<lJ
'"
'"
<lJ
'"
'Vi
"
.BJ:>
I:
v:. Cll
",..c::
~
""
I:
'i:
::>
u
OJ
'"
'"
<Il
OJ,
~,
'"
bO
I:
~:s2
OJ ~
~ '"
'" 0..
'"
'"
cu
u
I:
'"
'1:l
...
o
u
u
to
~ .:
~ '~
"" ""
8 ::
~l::::
v. ~
... '"
o ...
" '"
::
~
.s
v.
~
e
'"
'"
-:::
'-
-
'S
:: .... ::
..... ~ c
0'::::'.
1;;8~
v.. N '__
~ l:..: -:- _0_
~~
~ E: c
.~_" t'f:
v..~.g
'" cu"O
r; -= c:
<Il
'1:l
~ .:
co .~
'v,;
<lJ
~]
-
u
cu
'0
...
c::..
cu '"
'" OJ
~ :;
"0 t;
cu "
x .t:
's en
'" ~
'"
...
'"
0..
'"
'"
I:
cu
-
~
oj
oj
"0
o
U
!1J"'O..!:
- Q)'-
~ ""O.~
E'S:
OJ e tfJ
-:E. 0... ~
::>
;, cu
..o::.D'(C
~~ 'e
""0 !2 ~
'S: _ E
B ~ E
0... Q; 8
'" >
"bi,...s:! '"0
.5 2 ~
.><: '"
2 :c .~
0.. 0..-
"'9. ft ~
~ x ~
o (J) en
UQ..~
5 g ...
~u..8
-
I:
<lJ
5
0..
o
OJ
>
cu
Cl
cu
-=
u
.EQ~
~ - ~
~ .s - v..
~~J:]
~-=-.~-
- '"
_s,..::::
- V,\ v:. \.J
to,) v. lr! ;:::
... '- i:J v..
~::u
~ be ::
""'I:::t '_ l.I)
iG c
.5 ~ ~
~%j
'~.! ~
-5 -.~
OJ
cu
....
'tii
OJ
-=
'"
I:
o
bO
I: <lJ
C..c::
-;:-
cu
:E
'"
...
o
u
cu
'1:l
'"
.:
'to
<lJ
~
--=
: .~
<lJ
'"
::>
ci
<lJ
u
<:
'"
...
c
OJ
bO
.S
:!2
'5
J:>
.21
'"
...
'"
0..
~
~
~ .~
s: t:
- ...
'"
~c-
~.~
"" '"
_"V; :::
~'~'S ]
'"
f.':;
'"
't
'"
'~
e
"-
'"
~
::>
-;:
'u .S
[) 1::
E cu
"0
E 'u;
C cu
u ...
'&
'"
-:::
"0
:;
o
..c::
'"
<Il
.21
'"
eo
i:>
'i:
::>
u
OJ
'"
-;:
~
u;
cu
v.
"
cu
-=
>.
...
I:
o
<Il
'"
E
.21
'"
...
'"
0..
OJ
or,
'"
-'"
u
'"
..0
-
OJ
C/'J
.....
u
<:::
'u
cu
0..
'"
...
.2
cu
"0
o
U
c
cu
E
0..
C
OJ
>
cu
Cl
cu
-=
cu
<lJ
Cf)
~
<
ug
Zw
j::El/l
~::iw J
xov.
wu:>
. ~ ~
-C~tI)
I~ 1iml'~
~I~~I
~ I~~ ,I
- u 0 VI
i- LJ:~~ e
ffi - Co. <
~
~
o
u
:0
=z
~<w
~,,~
~z<
~~e
1:0::
w~<:
~o:>
~zu
:><w
.,~~
~~
>w
<:u
wU
~<
1 ~ w
i= 5
ffi ti
0:>
VI =
~ ~ r "'\
. r;- ~loi~5 \
DXlU W~oi(i=
2wU ,Zl)< II)
1:::iC.~ lUZ..J ~ III
. oOC/) 2;::) u-<
u JIVlr:u 0 c
...l- '~f5 <
iwL_:J
- <:
~ ~
e g
~ <:
w ~
<: ~
u;
C
cu
5
cu.
...
'5
0'"
~
~
w
~
:>
~
S
Z
w
c
~
w
<:'
g
'"
~
;;
w
(t
c
W
t.Ul .~
<~ Z
uu W
~~:E~"'l
z~o~w
<WC:OCl)
..J(/)"'<~
c::
o
'';::
r.::
N
'2
.'"
...
o
<lJ
-
US
N
ni]
'u ...
~ '"
E~
5 'ijj
o ...
u
<u:
~ .~
o ...
... 0
0..0
",'=
-="'0
I:
.l!l ::>
u 0
<lJ ...
'0' b.O
... cu
o....c::
~ ~
" a
'1:l cu
cu u
x '" _
:E ~ 'g
..:
c:
~
<
;: Vi
~~Z~
w w
- . E'~
i3 <
~ <:
<
oE
z-
;:~
tn_V:
_~w
MIlJIfl
w<::>
w
:<
"
o~
lIloS
-...!:;:
4..t'l-"
;~9
~u~
wuw
~<o
tf.:,
t;
cu
'0
...
0..
Q) v.: L... ~
== &1 ~ C
I: ::>.!E _
0] tI} ~
~ ~ ~.5
::> "0 cu
~'~t5-=
1;)-:5~i
..'~-=E
.'oe -0 ~ '0
OJ o. c:
E Q) .... U)
E .:: ~ ~
8'0 ""'--c
Q) t: ~ C
"0 0 - .9
.~ ~ ~ E'
... 0..'1:l ::>
0.._ Q).~
-cue:
~ 0 ~ 0
= J:: 0... u
...
cu
>
o
"0
~
'"
~
::>
o
u
~
OJ
OJ
...'
""
cu
>
o
J:>
'"
.l!l
'"
.21
'"
~
o
0..
...
o
u
.S
..c::
u
:2
~ ci
- ~
u ::>
OJ ~
'00
c..S
:e
~ r::
::> bO
"0.21
~ .5
'E -;:
.~
<lJ 1::
" OJ
Z >
<:
~
i:l
~
"
c
;:.
....
(J
-
c
'",
.g
.~
...
'"
~
11
,..
'g
-
g
C
N
.~
""
11
t::
~
~
"'-
'<:
'"
'"
I
d
!f;
pc
o -K
Hi
I! ;
,il"'"i
~f~
CIl
'"
"
.::
";;
"'=
'-
l)
:::
"u;
"
Q
"
='"
~
,
-
V
.9~.E
.~ ~
"C
~ S ~
s:: -;:
III ~
Q) :g = ~
:5 tfj 't Q)
~ ::l U
~ '"" rc
Q) Q) U; ~
~-EtlJ'"5
c:; "'0
~ s::
2: '0 ~
cu
~ t B
'0
2 V
re .5 ~ 'w
s:: -s::. ~ ....
o "" U c.;
~ ~ E
8 ~ u E
v s:: 0
o v r,::: v
<lI
~
.::>
u
::>
1::
'"
~E~c:~'
.~ ~ ~ !-
- OJ Ow
'u '"' c...:.c
..E :0 E c;:;
'Vi 0
'" v
OlliE
D...D 0
~
~:2-
<lI ::>
u: ~ 0
-E..E-e ~'-
fU v.l V': .~ 0
.... ro "U >
~ v ~
\'C .E:: j!? E
{5 "2 0
C :; J::::=
'"
""
'"
~
o
V;
'"
'"
<lI
~
'" OJ
"".0
s:: "C
"0-::;
r:: c
0..<:
...J '"
'-'
i{
'<
~,
~i
liB
II
ij
;Ii
a,; 1... Q) '""'
..c:., 0 r'V ..0 ..E
'-C::2
~ 63 Q) :3
::; ~ :9 0
,-. r./)_
;: r:; E: Vi
us '"D Q)
'S ~ :i
.;-:: tJ) r- u
~ s:: ::>
15 b.O . "'"
..: .:;; ....... 1;;
~ .f5 ~ ~
~ .: g-~
Qj <lI
:> .~
~ E
-
0.::;
- :;.
;;0-
't.i~ ,-
OJ (;j
"0 ~,
Vi
~ 'Vi
..r. 5
t- u
'"
'"
s:: ...;
Qj s::
"0 <lI
':; &
000
5,~
,_ <lI
~ '"0
"'0]
<lI c:
-f <lI
"0
-= .~
",'~ -~
'"
'p 'f
a:; '"
E 'i;
E "'5
8 E
-
o C
s:: OJ
o u;
'ij5
~ s::
o 0
D..v
.D
~ E
.. 0
~ ....l:
o '"
.....: u III
v _ v
.~ CJ ~
o '"
lo.o ,- '5
o..li) c
'"
'" ~
-f -
'"
'- c:
o c.;
s:: "0
oeD..
'V: (;
~.~
ob
"E
~
"
1;;
~G'
_ S>
o 't:
v"'-
...
,,~
... "
" ...
"5 ~
'- ...
';:: ~
~ .;::
~ ...
'- "
~-~
...'tl
" "
"""
""
...
"
~
::5
==ta
0.. 'Z
'" s::
o~
: "en
o~
s::
"'0]
<lI c:
'0 <lI
Qj'O
.:E "Vi
'" ~
>-<lI
E-f
.!:S 0
... -
D..S::
o .-
~ ...
D..<lI
0..>
r:; 0
OJ OJ
.D-f
oj OJ 00.:: lK
"0 -:5 .5 t'C
o - '0
USE2"Z
t:: ~ "2
"E OJ Gj ;::I
Q) >...... .
E';;o~s::~s::
<lI 0 - .2
0.. QJ V.l ._ .!S -
c..!::J '0 -;a r:
cu "C r:: Iii c.n ~
~ ;; -0 .~ = .5
cd .....
II) bOQ:) ~ '"0
OJ C... III C
.: 6 '2 11) (0
... Q) n: "'0
-e~..c~'~
o Q) U U Q)
'" '0 "'::s ~
-s:: '&') '"0 tf.I bOs::' v
Q) r:: c:: _ tf.l
'0 "'d E 8 ~ @ 'g
o~.~_n:lOe:c
"'"'Q)::1'u=.9-<;';
~ 0'" qJ ~ ::s c
<iif::J5-~~8
-
'"
~=
.~
C
<lI
E <lI
.9- ~
;:J '"
C""O
<lI 6
v
'0 v
'" '"
c:
::s
0.5
E
oj
E
o
J::
""
s::
'"
00
'ij5
2J e
~ 0
OjJ::
"0
'iij
~2
>-.:9
..c ::l
<lI <lI
'" v
::s ~
...
J2 <lI
.0
'0 OJ '0
s:: .0 s::
'" '0 '"
","'5
v 0
"'..<:
0..'"
'" '"
'"
" ~
OJ '"
0.._
o '"
'u .!:'3
~ c:
<lI <lI
uiE'O
'" E 'iij
<lI 0 <lI
;; U """
'"
s::
.g
C C-
o..""Ci ~
C c
.5: r.: r= ti
c] t: t: ~
Q) t: c.., 0 ..... r.r.
"0 &: "'0 r= 3 ~
'V; ~ 'u: u ;2 ..g
~~f::'o(Zo
oj
:0
'ij5
'"
o
Q.
'0
OJ
'0'0
"
E s::
.:: '0
~"'5 ~
'" 0
5t-~ .~
E
E
o
v
.S .8
'"
"E~
",.0
,Co'ij5
... '"
::s OJ
o ~
u r:;
a:; >-.
0..-
o g
..c
OJ '"
.D-f
~"O ca
,_ OJ :p
U.:: l:
= ::J Q)
11g"o
~~Q..
.
.
in
11'''
fii
ih
.u
fl'
otit
!It
ul
i~~
ih
l'~
t"
liJ
'"
c
'"
0..
::s
v
v
o
>-",
E-E
_ ui
S::.<lI
OJ <r.
E~
0..'"
'5 --=
C"s::
<lI~
"<:v'fi5
~
::l
"'u
'"
~ 0..
~ .5
~ .8
ui
~
o
-.
'in
'> '
-.:
~
,
"
~
'SO
.
:2 <lI
::;-:5
0....
..s:: 0
<r.
-ee
"<:0
00lt')
"[j .....
..<: :@
.52
::l iO
<lI s::
~ 0
o
g)
.;::
.8
~]
<lI
...
-f
2J
v
<lI
'0'
~
"-
"
...
"
"E
.:1
E
"
"5
'1:
~
'"
~
-.:
J!l
o
o.
...
E
f rd
o ~
8-",
0""
v 0
.5 8
u
OJ 9!
.... ni Q)
'" ... '"
!3 .. ;:J
'" 0....<:
::s <lI v
'" '"
to cU Q)
'0 .... ....
.... ::J ~
<lI U
E .E
E '"
o
v
'0.
<lI
'0
'>
<lI 0
'0 E !5.
s:: '" '"
'" "'.0
] ~ ~
1:-"'3
~.5 ~
.~ ~ r.r.
~ Q) ~
"C s::
~ 'S; fa
..c; 0 .:::
3: Q.. ~
'""
""
~
-
"
tv.
d:
<lI <lI..s::
~ -= ~
.: - Q)
o
s:: '" ~
Q) C .B
-f 0
t: Q)
.... 0 ~
<lI 0..
iO
<lI ~ 0
... <lI_
00 0......
tI) g. 0
.:E ..>: E .
.~ ~ ::J gj
~..c E 'g
-f '& :5 ~
.~ :2 E l
::s '"
rn 0 r;
~ ~ ~ t:
::J f/.) :::I 0
ti Q) tJ --=
::J"C ::J ~
.... 0 .... "'0
cn.t;5 't; to
--ci
s::
: "~ :
'C .c= 'C
OJ <lI OJ
fa fa
E ~ E
-
'0 - .5
<lI ;:J '"
'" 0 '"
::s"<: v_",
OOs::
"'0 ::J CL) "m
co.... G;
to..2~"'O
:&~Q
'" OJ
-
iO '"
.... 'US
i! s::
v 0
E v
=5~
"''0
"'"'5
<lI 0
..s::..<:
!- '"
!:l
-
~
o
~
i:
~
't-
;:.,
...
u
>-
c
o
'0
"'5
o
..<:
'"
E
ti i!
"~ k:
o -
... .-
0..-5
~ ~
::s ...
'0 0
"'-....
.~ "'0
E ~
.S
:2
':;
co
""
ri
..
. ...
.~..
.~ ..
~
...~..
. .~....
t3
.
-
<:l
.~
.....
'"
'"
"'"
.'~
-u;
'"
Q
'"
"'"
~
,
"tl
0)
3
:g
'" a)
- -
(/) ro..
0) '!':
0.
"'0 c.n 0
...... ~ ~ l-o
;:l .!': 0) R<
o OJ u -
~ ~ r;j ~
coE:g~
<:: 0) .<::
.~ 0. ~
0.. '"
e ~ ~ 2).
Vl "0 0 lD
]BcoE
-co<::g.
~ E '/i1 Q)
0) .,~ ~ >.
.Z ~ S ~
-"tl
~ a
,5 <::
- 0
0.",
E '"
o u
u 0
'"
'"
'"
-~
-
'"
"'"
'"S
\..')
.....
u
--d
'"
~
~
l':
~
"" '"
~;:;
",'"
;:s~
o '"
-- "
t l-.c
tr.l :~
'" >-
s~
~.~
","",
~z,
~;..:::
e '"
"" 5-
>>-
:-;:: E.
" '"
'" '"
..... ~
...
.l!I
u
'"
...
'"
.<::
U
0)
-
iJ3
N
"tl
<::
'"
'"dOt
0) 0)
(: '0:
~ ",.
0)
... ~
0.0)
0) <::
'""Jj
:g~
;:l 0
.0 1::
{i '"
0.
'" 0)
~ E
-2 8
~.~
:3
.l!I 0
U)~
OJ '"0 "'d 0
J-I C ........ .......
.2 '" ;:l .S
o
'" .<::
6 on '" "tl
00' b .& .&
?:: "0 ,.00 ~
OJ '8 (1).0
'S;: 0 -B 8<
~u.88
..c:: !:: Q) .S to
u ("Ij" '"='
;:l '!': 6< <Ii
'" '" .~ "tl 0
'" 0. <:: 0.
Q).~ ("Ij 0'
:.t:l J-l Vl $-I
'2 ,,~. 'U 1:-
E~.2~~
ttl Q) ro Q) c::
........ b ~ 00 c:;
res 'J-< ~ g.
l-o m 0...-
..a en:-;:: Q)
'" 0) 6 .>
z ~ '/i12 ~
,,;
~~.9~
('lj .S
] 12 .~ ra "'0 ~
1-<" '0 c: .;;
(0. ~ m ;;:.:
'"0 0... t) Q) ~ '""
'"S "O.9L- s:: ("Ij ~
oc:81S~o
~ m 0...'>._ I-i
J2 _0_
.~ OJ' >. ra ~ g
,~ .~ 11 .2 gj.
"tl U '" ~ tl ,~
.8 ~ Q) ,"
'" '" -B :::
~. ~ -B :g
~.~ 1-<
.80.0
alil1
So,.g 8
'"c;j' ~ ,"
0) - ~
-"'0 ~ -:E
... 5l
9tti
ii
u al;:l
_.-/ ...... 00
..."tl '"
.8 "3 t)
1J 0 8<.$
~'o ('Ij
u '"
,S 8-
o
...
0.
~ Cl)
'" >
'"
u
:~]
"tl
a)
CO
'"
...
o.
-
'"
.- ...
<:: 0
"'0 E ~
Q) 0...::J"
e; 0 0
!\i~'<::
~ Q) .g
o."tl 'U
...
o
.'E
'" l!J
"tl.",
~ ~,.
... '" .B
Cl)"tl
~'~ (/)
.... .- Ul
8 ~ ~
'10--1 '-' s::
~ o.;:l
ii
:.2
~
i{J ~.
.a .~
.u ~.
2~
- -
(fJ 0
.J:i
u
...
.l!I
u
'"
...
'"
.<::
U
'"
0)
...
<C
<::
'0
3
o
l::
;:l
(fJ
...
0)
"0
'@
o
U
'U bl) $-I OJ
""3 ~ 0-:5
o (/'j .... '""
{i 'x ~ ~
'" 0) " .~
~ Cl [l ~
Cl) u 0
E 2 ("Ij U
o...uP::g Q)
.9"~ ::Jo-B
0) '"
E;ii {iCi
~.Bi.'~x
]-5 E g ~ :=;
&'~g.~8~
",dQ)wS::........,-=:'"
"":j ::0 :>.~ - m
;J ..a Q) 0 ;:J
:::E '" "tl CO '"" '"
0. <:: '.0
~ E .b'O:: gp ~
s::o~2..a'"O
...... u ro Vl 00 .....
:::: OJ ::s..2 'x ~
......... ..0 cr u OJ l-."
"'d'bC~ "''''0 b.OU)
:3Em~a<::'"
~ .~ '" .B ~ ~ ]
.... OJ ~ .~ ~ ;.D 00,
<:: .....,~ >. '"
EO"tli;J~co",
g. g}, S 11 13 .~ .~
.Q) E Ei '/i1 '"", ~ ;:l
:> ~.- 'Vl..>-4..t:l
Q) QJ ...... 1:: ~ ~o
':"d tll QJ 0 QJ ',t:;
-B Cl) Ei g;
-;.~ :g~'o
..0 tll ~. c......
~1d ,- Jj ~ 0
.r:;) ~ ~ rd QJ
Q) ".tj ....1::, bOo ~
.~ ~ ~ gp ~ ~ OJ
~ '~ 2 g. ~ '~ e
Z ... o.-;:l '""'" '"
.-<
-
'"
'.0
<::
Cl)
"tl
.00'
Cl)
...
u co..:.:
;.::: ~ u
'..0 .- rn
;:::S ~..o
o...rd'"
> ~
E ~ ...
o 0. ~
~ Q) 5:i
ZJ-B::t:
.'~ ~ ~
<:: '"
~ :g i{J --d
~'8 ']'.~
O"tl S g'
J2:3,j!j:;;
u] ro: '._
.B tll 0..."0.
~ZJ~~
","0
~ ~ ..a ~,
'.-l b Q) ~
(f)' U') tll tI}
,,;
.J:i
u;
Cl)
CO
'"
...
'"
CO
....
o
ZJ
...
o
- 8<
'" '"
::> u
'"
.5::.$
-
'"
"0 ~
[ii G>
'"
>
'!':
0.
"tl
0)
~]
.<:: Cl)
.0 E
Ei g
o u
.... Cl)
..... ...
~ ~ ~ ~ t)O.a t ~ ~ ~~. ~ ~ ~'1 ~ t
.,... ;: 0 ....:: :.rt ~ ~ !:?: ~ .~ .~ :t: ~
;..::: ~ ~ .tji ~ _ .... - v.r.... - ;: bo
~~~~~~].l~~~~ .a~~~
;:.;i..t:! - ;: ~ :: 10. ~ l=:i "1:: ......tji "E"-
::~. ~ 10. ... ....;::::t ...fI? ",:::' ~ +.I ~
.~ ~ ~~. V; ", bO _.,...... _ l::t - ...,
- 6'0 ~ ::::. _.... ............ Q .... to) 1;",\ '""::t .,...
.... to) ~ .... ~ .... ~ v.r. '10. ;: to) ~ ;: ~ H
~ ._. ;: Q ~ .... ~ .... to) ~ N ~ ~ ~.... ~
_- _~v.r._to)...~::t""~;;::~'tfJ.....,...
::t v.r. ' l::t ;: '"" tfJ v.r.;: ;:
Q ~ ~ ~ to) ~ ~ ...fI? U ~ .... ~ 6 Q.
t:o "-l .... t to) ~ ~ ~ t.:l Q;"::: . ~ g} tfJ 1;",\
~ .;: ':5 ~ 10. .;: ::: ;:l. ;: - ~ ~ l::t ':5 ~ to)
~~~c~~~...l::to~ ~ ::::.~~~
;::;:;:: -",_lo.to)"'!::~- ~o-
;.:: ~ ."'l ..::: ..; .~ ~ i:) .~ ~ ;: Q ~.,9.!I) ;:
~:-s ~ ~ .<; ~ ~ c .... c~. -N _ _ +.I ~
.... ~' fj ... ;: ~ ~ ~ ~ g ~ ~ ~ ....
S,,~~. ui]~<:!::;-'~I>..~<>ti~ ;:
~t::~~""6~ .....~".l::..::~to)....
~ :-;:: ~ ~ g ~ - l::t ~ _ ~."1;:t ~..... ..:: :s ;:
bO::~:-;:..t::C tfJl;",\l::t-l::t~v.r.ofo.ipQj
.;; ~ ;: ~ ... I:l,) l::t ."'l l::t . .... to) I:l,) 0 ;:
to) ~ .... .... 0 ~ .::t ~ ~ 1::: ~ ~ ',~ ~ ~ 's.. c'"
""'_...~t::~::g::.~....tfJ~ 5l::t ~
.,... ~bool::t~~;:"\::I;~t:L.~.....~
~ ;: ~ ~ .... ~ ;: ;:= to) .... "'-- lo..~ to) ......... ~
~:E,t 8 ~~ ~~ ~~:E~'.E ~.i.a ~
=
....
=
=
'"
-
~
QI
....
....
(/)
i>
.~
'"
'"
~
<
o
.~
'"
Cl)
u
gj
~l.-dlY
.clY~~
~ .~. ~ ~
0...... 0"
-lii. ~ .~ -u,
Cl) :'l '0 Ei
b.O Q), .00
,~ .!5 .~ ",.sl
.tJ i!i ~ .8 -~
~ :i!j'S;: .ij .B
lSo~.tJCi
Cf)..o Q) ~ ~
~8 . on 6 al
. oo~ ,S l ~ .B
'. ""0""0 . .....
t.:i Q) bO rd
"0 "2 Cl) ]ClJ
ClJ:::l"iil ..."iil
;t; 0 ~ ~'" .~
V.J U tll _ tll
H
;::,.
~
--d
-*iJ'!j."
J-I ~ ..0,..........
o ~"tl.
~Ci Cl) ~..
t:: rd;:::S
.....~~~~
_. ".tj ro rd J-I
.v C/) Q) _ QJ
-;:: .!': -" Cl) :l::
~ Cl) +> - '"
~ u ~.u:J 0..
;S.~ Q).~"
1l~:E<::
<.J. '" u i!
Cl) <:: u
~ '.-55 ..'"
blJ''''' ~
<::~"tl
.- QJ Q)
"0>.<::
3 '" ,~
o '00 :0
... 0 '"
!:l 0. 'lii
'" '" Cl)
'E
Cl)
6
g.g;
OJ '.0
>'"
Cl) -
"0 ~
'"
~ ~..
0). 0.
Z ~
u
~ t).o~........
"". '" '" l':
;:: ~ ~ <u
~-;; i(J g
~ ~5 ~
.::-- ti ~
~. l;; ,.
""S: ~.""-:E
E ,ti ~'5
.... -.... b() NO
.~'tu.~ Vl
Vl -0.;;. ...:.c: ~
~ i: .... ....
{4~~~
.... ~ ~ u
~. ~ ~
b() ..... .~ ."
:E ~ t:1
.~ .~
tu ~.-
-:E~~
~
~...!..
...~
'" '"
[2-.~
1>..",
0.8
'" V>
~.5
..<)
. 0
~ '"
'" ,.
5}",
,V>
E-
~~
""
~ c
'"
'" '"
';:: 't:t
I>.."ci'
'" <U
'- '"
'" '"
"'.s
~ ~
~ ~
~ .V)
<:l
";i
<>
<U
;:
~
'B-
.a>
U
'"
-9
~
'"
~
~.... ~
~ boo;:: ....
:::t .;::.~ ~
Otn~~
.<> ] ! ~
6 OJ:! OJ:! '>. B 0)
o .5 .5 -:g :3 .fj
:2 .:: ,:: '" 6 c::
rij Q; ....... ~ '2 :;
~ 6;.'--:5 .~ ~.~
,_..c: 50, '0
,'"0 :; OJ'Vj OJ
.2:! (/} '-'-~ 0..
c:: OJ ...... '"d . [f'J
OJ u c:: >. Q)
'g .ffi" ~ Cd. ~ ~.
Q) 5 U 1-1" 't:: ~ Qj
.0 ',EJ; o.~ '0
;:g] oo 0 6 0
~ ~ 0) c:: ::;0) u
.0..... ta J-l.....
..c= ta g ~ 'S c::
(/}.8 .-.H.5 '0"'.(1)6
oo ~'''''o 0 ~
,OJ:! 0.
c:: OJ:! 0
._ 0 u::l U) III ~......
'"d :t:1 QJ ~ ~ ._ OJ
:';:l '(jj ~ rd "0 ~ :>
&8.~~~~8
..c
..0 OJ >. OJ
El OJ:!"'-:5
u ~ 6 ~
.5 'cu ~ ro
-o.-t;.92.
~ ~ gp-~
~ g:;Q oo
...... i> 1-0 OJ
o cr ta .....
U 1-1 p... Q)
OJ.2:! b
.0 c:: "Ci c::
"-:9 ~ ~ 8
::1...... ra
o 0 El ~ .
"'ffi ~.. 0 gf 2
OJ ::i" ~ .- .~
bJ) OJ ._ (/}. I'U
(tl..c; "0 rc OJ
.C:: f-; Cf.l ..c:
0",", ._ 0 ......
m .00............
'" ~ 0) 0
'0", u c:: 0)
O),:!:' ';> 'itJ OJ:!
~ -So ~ .0 ]
-
<:l
....
....
;:
..
"=!
....
oo
..
Q:j
oo
""
;:
"...
<U
"=!
.~
C,,)
;:
"~
'"
..
Cl
~
~
,
:>-;
....
U.-
0) c::
.0 0
:c
'"
'"
0)
'0
'~
o
u
''0
"3
o
{i
6
~
6
'x
'"
::; 6
.g-:5
~
~'~ .
o ~,
'0 '"
$ ~ ,::
ro ,oo-J-<
::> c'_ 0...
'C 00 .......
~~..8
'0)
u
'"
0.
oo
u
~
0)
6
0)
u
'"
is::
11 .8 ~
~ 0
c:: Ul "0
Q) ~ (lj
'C rd ..c
0..0 en
~ OJ:!
'>. & ,c::
::::;' OJ:!,:>'
~ c::.~
Q) .- :>
c:: C '0
g'" ~:a
Q). -5 ti
.0 '~ ~
"02:2
"'3 Q) .5
]~ra
f./) rJ'J ;::1.
oo
f./) ..8 'S:.
OJ:!_ O),;!i
c:: OJ '"d t::
;.c; ~ 'S: Q)
:;:: 1-1 0 :t:
;::i ro $-I ro
!Xl 0.0.0.
,C::
'i3
"5
!Xl
c<i
.~
1:::
"
%-
.! ~
i~ 1i
~; !
~, "
It c,
If .5"
..- jg ~
1:1-: -~
"-'!~ ..,
26 ~
"0 "
l.;;
"
N
'11
'"
~
'0
'0)
'"
'5
0-
0)
'" ...;
~Q)
c::,~
'" 00
""
,0 0)
C::' .0
o ~.
'~ {i
E ~
~ ~.
g ~..
6 ""
:~ ~
~ '[
"Ci
~ E 0)
ro Q).fj
""-:5
oo ;:l
'" 0
o oo
o
'0 0)
,,-:5
o
0)
I-<
il
~...;
uib
c:: .8@
o oo
""
0) 0
~ ~
o 0
~6
0) '"
0)
~
'"
.~ '"d
~2
'"
Q). g
;0-
'iil
'" 0)
~.o
~
'0)
'~
S>F~
'0 ... 6
"3 :9 'x
o 'S ro
{i.o6
o!
'"0 +' Q) '"0
00;::: c:: 0.. c:
i5 0) 6 '"
~] 'en.~
ell Q)".....o :;::
~ .0'
'2 OJ:! i[j ,"" 6
:3 ,s:: 'C [t;
..b~&6~
.- ro,' ("Ij 0 c::
Eo....... u .-
ro : '0 Q) '"d
. ~ OJ ~;;:::
-.a ...... '"0 ;:J ;:I
- 'iil & :2.0
::So ro__
6~ 60.~]
..... 2. ro OJ
O"f./) 0........ :>
o.c'VS u ~ 0
'C:: " oo '0 ,5
'J:: 0 OJ:! 0)
0) u ,5 .~ .b
14 m :9 :> .9:{
::s Q) '3 ... ~
0.0 !Xl g;.,>
<Ii
.8 ~ ~
~o
-oo
'0 0)
.& 0":>
t::.... 'm
OJ Q) ~
'C .....0..' .
o .iil 0) 11
o OJ:! ~
0). 0.. m t::
x '" 0
.0 0) g 6
E u '"
'"0 ~.8
"3 Q) Q) ~
o oS .9 .~
~:J co
5l ill J;
'"
co Q) m .5
OJ:!,!:l ~ OJ:!
.5 6.0 c:: .
:9 'x '"0 :0
'S ""S.'"
co E. ,a: ~
<:l
-
::!
<.>
""
;:
~
"-
<:>
;:-
....
.~
U
~~i!
'<.) "" 0)
.;:l 0-:5
co '"0 [j
c:: c:: '"
'..-l m Q)
~~oS
1:: '~ o.c
'~B"~
o ;:l 0)
0) 0 '"
..Q u ~
"'0.2 .;
"3 '" ;:l
o ~ .fi
"'" u
v, o. ~
~..... Q)
t:: ~ ~
:9 >-.~
'S m. m'
!Xl ~ ~
0)).
..~
0)
'"
'"
0)
-:5
"''0
0) :a
'0
'S: is
o :c
tt~
.'0 ~
"3 '"
'0 '"
~..2
'"
c:: 0)
o u
,"" '"
'" ~
1:: u
Q)~
.c ~- ~
.0 ~ m.
b.O 0.+.. fir
.5 ~.RS
:g ~~.:~
';:J .~ Q)
!Xl oo OJ:!
....c:
""
0,
-
'"
0)
""
c.,
'"
.:.:
~
"
~
..,
.~ ~
- '"
~ ~
~~
""~
~,'-
:S-.2
'- "
"I''''
~ ~:
'",
~'
..,
"I
t1
"'O.......""O"'O.......Q)$
"'" 0 0)"", 0 N
5 ~ 0.. 5 ~ 's ~
..c:';:l ""..c: ~";:l .b
(/} 0 .& U') ..c:: .~ (/}
~ c ~ JJ. U} E
:e8]~eo
Q)........ -..0 Q)...
e-.~ ~.~ B,'O
"" '" ;Q !;) 0) :a
"'d ~ ~ co..c::
OJ 0......... ':D
g.J;'o..!S0)l::
- 0)' '0 .i": '"
oo 0>' U c:: 0) 0
--. j;> m i'd (/} '+-I
00.... (1)
........... .... -ci} H '"'0
C::O)"O ~ "'0 0.. ~
........ mo ro
S>.,""~-
~:=: '"0 bn"'d
o m.1:: C::Q) ~
........ H n:I ,:::I Ul H
Q) OJ.........,"o :J ::s
iJ ai -(1) =s Q) tU.
W ooi:: ...a ...a I::
o!
~ "'2 .E:! 0 Q) ~.'Q) ti ~ ;,Co'rS b
g m,~:]"30:5 ~JS].~ (/}
..c: ~ "" ~ 8:E ..c: 'i3 El 0) .~
UJ .~ 8 Q)6 ~- Q) 00 ""0 00 ~ - "0 ~
OJ:!$"" 0>~_.""!ihC::c::
I:: .... 0.. ,Q) r:b __ 0 is 0 OJ ~ :::I
'i3 15.. '" 01.. O.s -fii ~ }J..o 0
'" 0). ~- ,,=,. ~ 0 0> .0
.!ih OJ:! ,- ~"3 0 u c:: <;:: ;> .8 0)
~:9.t:o<;;;<+::," ~ >:S
OJ ..- :> u ..s:: -- ~ 2 .t:l: "'d
...roOQJ(/}.""Oro ro~s::1U
;0;::: .... .... ..... ..... Q) l::l (1) a r'\ -
v, '0 "".'" :0-' ~ ..c: v - ~
co "b.~~. ~Q)
c:: ~ '" '0;; . c:: '0 0)
:c .", '" '" t:. '" '" -:= ..c:
b.O 00 ,.t:; .... Q) ',E...; .~.....
C::'x~oOJ:!~~ooc::~",
;.a Q) 00 2. OJ OJ _. u
1".. O)N 6 c:: Vi. '0 6 '> 0
.... 0 Q) 0.. 0 .....
() '~..8 :c Q) I:: 0.. ~ ~ ':t
$ o'O'~1l:'O ~'O ~
- ~:a '" '" 0 c:: 0) c:: ;:l
U) .... ........ ... co __ ro.""O ro: ~
~
c::
0)
u vi
'" 0)
'O:c
ro.[:
oS.~
'~ t..
oo OJ:!
.. c::
:c '2
c:: .-
0) 0
....;.0
~ '"
""
~ -5.
0) "~
1l'O
'" c::
OJ:!",
~
o
:c
'i3
OJ:!C::
c:: 8
'@ ~.&
.9 .:0 'fjj
.c::o ,:!J 0)
X.f'l
U 0) _
"l
'.:.:
-
<;
.~
....
;:
...
"I::l
.~
""
,
;::,.
i3'.:,
ci:
'"
...
-.S
"
"I::l
"S
Ci
";;;
...
Q
...
"I::l
~
. ,
-
U
c ~ ..,
:E 0 '"
- .b ~
.- -'C:: . ",.
~ 0 l-'" "
"0 '10 " .9
(l) Ei '&~ ~
0,
- 'i
"' (l)
u -:5 h- "
..9 r: ~.
(l) 0 " "
.L> - ,i c
(l)
"0. :E .l!i &1: ~ <;
.;; 'iii '@ 8 -
0 KJ ;:
..c: " u
u gf ...
'" u 8 ;;
<fJ "' 'i3
~ on , .':l ~
..
'" c .-
"" (l) ::l .< .Q 'B-
a. .... 0."
0 tl l'
<fJ "' ....
.... '" .a>
,~ '" ., ~
:g l:i ~ H '~
c (l) u U
(l) -:5 ~ ~
p, u o.
.-
.<::!
-
"
"
'"
;:
~
'"'
<:>
.a
.~
u
~OJ~
"O~:g
:."3 00 ",8
.2 S 0
00 0 ;:;
21 J:: '"
-~ ~ ~..o
l:1..o " Q)
tJ:l .~ cr<'"'d
Q) Ul Q) .-
0"0 >
'"'d 0... ca p.
'to ....
l-.! U) ~ 0...
;:. ~.6.:Q
.-t:: l-l 0 III
o J9 Vl u
~ '" i!l ~.
i i 'ir
]] .~.~
vi 2 t
Q) U '"
> Q)
'i:: '0'
.'"d ~'Q)
,:: ~
ill >.
t 'E g
Q) '" N
~ ~ ~ ~
u ::s ~ ~
'" " Q)
~~~ti>
Q) ,~
!11 0'" "OQ) ~ ...
Ctt'-+oo!.......o"'O
::s oo,rtI 0 '"0
0-' Q) U....-l Q)
~ .::: .9 ... . ~
Cl3 1-0 Q) ~ ~
Q) '"'d ,;.0.2 ca
'"'d f/) '"'d (,/)
.:;; ~.Sj ooQ)
o U 0
l-l U....c: "'2
p., ~ '" ;3
, Q) 0
g? -=........
">'"0 '"'d
.[lj ~ ~
p...",,,
'"d 00 Q)
....... ~ ..0 ..0
"' :a "
xJ:!:;;J
Vl 2 (/} ~
....... ~...
~. -
Q) '"
~ ;:
'"
s ~
oil
J:: .Q)
.<:;
;:
u;
Q)
.E
,::
Q)
u;
1:;
'8
p..
>.
l:1
5
-
'"
"0
Q)
"0
'S:
o
...
p..
,;!)
"
"
';:
l:
~
~
l:1
-9
~
~
"
l:l;
~
~
>. ,
'" '"
;: g;.
'" .~
...
"0
'"
'0
Q)
p..
'" ",'
, -
,:: ,::
o Q)
,"" U
jS ~
5 gp
~ '5
Q) ,:: ;:
::J~.g
'" -
Q) '"
l:.~
~ .S
,~.~
U '"
Q) .-
p..>
'" Q)
. -
~ '"
O,a1
Q) ,::
.!!l g>"
'"
'" '"
>.Q)
.ca ~
~~
,;:
.tJ ~
o
,""
U
'Q) Q)
- '"
'" ...
U Q)
3.5
1>0.
'"
"0
Q)
~
-
'"
"0
,::
'"
..0:.
.<:; u; il Q)
:-=: co'~ ii
;:c.~ ;: C3
"O.Q) p..
Q) o....-.f Q)
-o~"O
~ ~ "Vi
~ en '_~ 2
l-.! ~ ~._
o Q) '"
8 S 0 8-
~ '"0 ~ ~
~ - Q)
......t::ra-5
rei .$ ....c: >-..
~ p.. '" g ~.
~ t) ~~]
'" bO ;: ~ ...
;: ,:: Q) ;> U
Q) .- Q).....
> in .::: :> :E
8 .~ 0 :g [
o
bO~
,:: 0
:!2:a
~ "i::
p..~
g>"",
~ B
..-l ,S
J9"O
o Q)
-"0
00.'-
~ .=::
;s40:0
... Q)
a..o
Q)"O
i:.'l ;1.
'" 0
-.<:;
Q) .'"
"0 '"
"S:' ro
,~ Q)
o :;;
oi
-
"
o ,,;
"0 ~
'8 c:
.- '"
~ S
"'"0
-B ~.
;E ;:
a: -.E
-
.<:;
bO
'OJ
l:1
'"
u) ifl 0
OJ .:> c:
Q) 'C V)
~ '"'d';;;
g:j;E
Q) -
~ ~ ~
'en cO,..c:;
Q) 0>
->
S e
o 0
J::-
il .8
'~
F
,::
Q)
Q)
-
,~
'"
~ ...
.~ 0
, '"
~S
Q) 2
(l) :::::: 1! Q)
U) a ~ -;; ~
ifi~oooo
~ o. 2: 'en u~:;::
ca 0... ~ <1)' ~
... l:1"O"O..,g
Q) ~ VloJ Q) .-
"0 ~ Q) - Ei iil
"> '"0:-9 Q) l-.!
o ~,Q> ~fj) . ~ ~ ~
l-l c: 0 I\S ._
p., .0 p.. p.."O
'" Q)
..0
fJ) R '"'d
"0-;1
5 0
~~
Q). (f)
"'" Q)
"iil
Q) "ra
..0"0
.~
Q)
"0
'"
Q)
"0
"0
i!l>@
,g <;
t.- '";3 P'(j
~s .gj
~ ';:! '8
~ '8 ~
'"
...
Q) .
> """
"'",
p..;:
Q)
"0
'in
.Q)
il
S
o
J::
"
;>.
~
c-
,"
"
'ii
"
"
~
l:
"
"tj.
';:
~
"0
'"
Q)
"0
"-
,::
o
,"" "0
u-
~ g
....<:;
Q) '"
.6
~
c;:
Q
>-
~
15
.l!l
o
-
...
~
'"
s if
'" Q)
"'d '0
2$
U Q)
@ @
8 ,S
oj
N
'E
';:!
~
"1:i
......
'0 .S
(tiroZ"'"Ol!)
,_ Q) 0 Q) .- .
1:: '"'d ..2' ~ 6) ~
Q)::S ~ E Q)
~Q) ._,~ ~ .& ~ $
~ '""d"""'" ra.
::: :9 Q) 15.. ~
~ ::s ~.'O ~ >.
:;;.265u;:-El
....... U) 0 s::".2 Q)
s:: '(fI.......t'tS ~ 00
o .4.0 ...... ;;::.. "'0
gJ .a.s ~"l-l ~
.e::.::3 ..... !:i Q) ~
... ii': 00 '2il 2
"'0 l-l ~ 0...0 '..
ID ~ In' G "'O~
~ ..9-. <; .;g. @ .~
'" ;3,:: -
"- _.00 c::- rti b.C 00
'" U ,,_ ,:: '"
.., Q) '-Q) .- .<::
4->.0' s:: "'0 >'0
s:: l-l .- .- ro ';3
~ p.. S ;: p.. '"
... -
..8 5
-E
l~t
,~ 0
00 :a .2
~..$ .00
" -
15 '5 ~
"0 p..
ro S::..9
'"3 m.Q)
o bO >
,...c:; s:: Q)'
"':!2"O
... Q)
.l!l a. il
o _ bO
- ,:: ,::
Q) ,""
co '2 '"
.s ~ .5
-l': ,:: S
.m 0 0
p.. U "0
.- b.{)...... Q)
m -'" ~ il
l-l ;.Q 0 0
m ~ :-E .....
b.O 0..."'0......
,:: "0 '"
:!2 '- '" g.
l-l C? OJ
a. :a s or>
,:: U 0 :3 ....;
Q) '" J::..o '"
Cl.t Cl.t """,",'-+-0
o U} '"d ...... 00
O Q) Q) '^
l-l ...... 0... C
'0 rl ctS rJ ~_
~. 00 ;..::c;
0..'"0 ~
~ @ p..
- Q)
Q) '" ,::
..0. >. 0
..00
.~ [t -B
o ~ ~
~ ~;:
t:S ".;:: a .~ ~ ~.~ ~
_~ '";i ..9 t1 -.. h ~ c
E ~ ~ ~-;:
~ ~. .t:S
.9 t:S C ~ ..... ~ ~ t:)
.~ ...... t:S U .u) ;:3
~ V) .......8 V)
~.;;: ~ ..9 Vl ~ .S ~
:!( ~ ~ ~ ~ ...... 1:! ~,~.
...... e ~ '::E ~ ~ ...... .~
~,s::...... ~ c ~ ......
tU ..9'~ c ~ ~,;:3
...... 0() V) 0() ,.....
~ ~ . 0() ~ ~ ;:::t .S
'E -~ .~ ~ e E ~.~
c ~ ~ ..9 '::E ~ ~
.~~ ~ t:S . 1--.... ....... ~
~ ... ~-~...... ......0
U ~ ~ ~ __t:. .~ ~ ~ ~
,S~~~'t:t; E~
-.. 0 <::::'1: t:) :9: ~.....
~ !::l..,;'::: ;::s c b
~ ~ 'ti 'tj ~ ~ ,.g ~ ~
~ -...... .~ c h ~ Vl ~ ~
~ c...... ~...... ""l:i V)
c. 5"'" -:.. o;:j..9:' ~
~o.o::::...~~u;.-~ ~
...... ~ ':;:: _Vl Co IU
...... ;:::-.. ~ E "/10.. :;:: ~ .S-
.~ '-& ~ ~ ..... .8 ~ ~
~ E .Vi U ..... ;..... ..0:::
~ t:S IU H::...~ t.'t ~ ~
0'..0 -~ ..... lU' f':) $::l.... C ......
Q)
...
o
S
,0
.'::
Q)
..0
"0
;1
o
.m'Q
Q)
....
Q) g>"
P '"
...
Q)
>
'"
<i
.'~
...
;::
'"
"'l
.~
'"
'"
~
~
.5
-.s
"'l
';;:
o
,~
.~
o
'"
"<:l
~.
,
;>-,
-
u
~ 1U
~il
o...-Q)
"''<:;
;:
o
.....
=
o
....
-
'"
-
::l
u
...
....
U
"tl
=
'"
ol>
]
...
'"
o...oo~
_ 0
...
"0 0 Q)
Q) 0... Ol)'
- ... '"
p.. '" ...
s:: ::s u OJ
ro l-l'... >
.... [t ro
.& bO..c:
~ .5 ~ u
.<:; ,:: '" '"
...... ::s bO~
,
'"
'"
Q)
...
'"
bO
,::
:!2
...
'"
p.,
=
....
~
...
'"
Q.,
'"
...
Q)
~
Q)
CJ
'*
>-
'"
Q.
"
j:Q
to
,...;
..0
E'~ ]'~ ~ i
~~g.~~-4.>
- '!:j ~ .8
4-<"0..0':0,...
o ro.- u p....:::
g) 5 2 .:;: 03'"0
.UO"O .i!i~
rtl OJ:: Q) ....::; I-<
@--'"d'g..QjaJ~
o .& u"d b Q)
:: e ~ .~ (/)
o ro s:: rtl
OJ ~.!S ~ ~
>~ 00 ~ ~.uJ
'"'" (1) >. ..
~.n.ncoZJ
(tl. "0. tn 1""""1, s::
, '3 Q) Q)
.-5o~~5
t~ ..c: o......c: ~
....... (/) (/)... Q)
-
<:::
.-
....
;:
'"
"<:::
.-
"'
'"
,<;;
'"
"<:::
':::;
Cl
'V;
'"
Q
'"
"<:::
.~
,
....
o
N
.,,;
~
!:l
o
u
00
~
..;Q
...
'"
P-.
..<:
u
,6
~
Q)
Q)
...
u
'" "'
C') .8
'"
Q) 5
.~ ~ ~
:a.L~
~ oo.l:l
~ tF}
"0
...
"0 dJ
3:0
o ::l
~ 0
.=:;"0
00 C"-J.
5fJ
;'.=:;
~
'" ~
""' 0
o 5
~
...
::l""'
.0 0
u ~
b{) .~
] Ie.
... 0
'" u
o.~
<r: g
~
"..
ni
>."0
...-
Q) ;:l
.r:: 0
0.'<:
'I:: '"
Q)Q)
o.N
'in
.<:
u
'"
Q)
o
~
~
~
Q)
u
'"
'0
'"
'"
Q)
"'iil
';;j
00
~.
J2.
...
'"
0.
"0
Q) ~
"OJ!
] "0
,,;
>'.0
'" -
52
"0
, Q)
f.I) p....
>'",
'" u
~ '"
._ "0
'" ~
~ '"
'" -
"0
'3
o
.<:
'"
~
...
:::l
o
u
00
~
;Q
;;$
0.,"
'" t;
c-;!:
'<:"0
bo~
~ u
Q) ><
- Q)
~g
~
C"-J
... Q) Q)
Q) ... ...
"O'-C'-C
.~ g? ~
o Q) JZ
u ~ 2
'" ~
th ~ Q)
g) '" 5
~ Q) ;::
~ tC '3
Q) ::l cr'
... cr' Q)
.:+:: ill l-<
Q) "0 00
~ '" ~
'" ""' 'e-
::l 0
cr' ~ .,
~ ,2 ..-
ro U) "'d v5
Q) '~ fJ .2
"0 I-< ~
"S: 0... ~ ro
o Q) C. 0....
~"ofi .!S g.
"'"
'"
Q)
00
'"
...
'"
l?
u
~ Q)
.:2 .0
~
'~"O
",'3
Q) 0
00'<:
'" "'.
...
'"
00
:00
...
o
o
"0
'" Q)
0000
~ '"
b.O,~ ~
];g 00
.J-! ;::::I "0
'" .0 ~
0. ;E
Q)
(ti ] ..0'
::l ......'"d
"0 ~ Q)
">- Q) '"
"0 0
;a '{j) U
~ Q) ~
- ... Q)
~
"..
"O>'~
Q) .0 Q)
..... ~
'" ... 0
@' O.M
0. '" ~
. ~ gp ro
,- .<:
Q) :9 ~
....0 .~ f/)
'"d oJ..9:1
-;..0..-
o >...0
.<:.n~
'" ...
... ,2:
:eii'"S
::l 0 .0
8.<:"0
u Q)
00 '" 0.
,6 ~ rl
~ t:1 .@ a.i
:0 8 fJ ~
p.. __ ........ i>
c;)
,S:: .& .8 '.~ -5 ~
~,,~ ",5 2 'n:! +:1
0... 'C ,00 Q) Q). 6:i
o 0...1::: ~ '0 Q)
....... "0 0 r.f.l ii
-E,6fJ~0~'"
::J"O u u ....... c:: ID v5
.-a 8.,& ~ bD 1:: Q) ~ ~
.~ .a E .g':E' "~' Q) ~ 'co
.-I "Q) .M 0 0... ro ro E5 '"d _
.:g'6]'~~ t)-~ ~~
OJ ~,~ ~ ~ ,Vi -d. u 0
I-< Q) p......-l '"d u'::::: OJ c:: c.
'" '" ~ '" 00 Q) Q)
~ t/) 1: .8 .- ~. e OJ 0...
~. ~ ro ..:.. ...... ::i.."O 0
t> "e.'"d~2UO"'dd::
~ - '" .~,~ "3 2
~!iiE .<J8;C;ooo
u ...... 6-"tj ~.-. 0... ..c:'-
Q) 2 c:: 0... ~ >.. t/) ~
(1): ~ bD $-I Cd Cf.I 0 bh 1:: :"::1
~ i> ~ O. ~ c:: "i::. 'J:: _0 -e
.<: S ... ~n; Q) .l!I 0 fr ::l
~ ..9 .~ u :s; ~ ~ t1 ~ ~
~ Q) '--
'" > "0
.<: '" ~
~ .<: '"
12 '"
2-ot
Ie '35
00 0.
J-< -'5i 0 v5
g.. ~.t;
oo...r:: 0 0
c: ......0 -0
,_ 00"0 ~
..>: ~ Q) ::l
J-< Q) co I
rei......... reI'-'
0.. J-< '0
.fj .s gb~
.- rei.
?; ij ~
'" ~ 0
Q) Q) rt:I ...t:l
bl)~ E u
~ . .8 ~
8'~ ~ t)
2i
...
o
fr
'"
u
...0
1ii ca oj
::l :c >
5 '" 0
g.~
>,
Q)
.=:; ...
.B
N
.~
'"
"O.l!i'
.l!I ...
2 ~ ~
..... ..2:! u
Q) ~
t: '8
5 ::l
,,;
Q)
,!,:
...
"0
00
~
;Q
...
'"
P-.
..0
03'
~
'"
""' ...
o 0 rt:I v5
~ t/} co rei
Q) c: ~
Q) ~ ~- rei
..0 0.. J-< . bl)
r.f.l~,c:
"tl6"";Q
"3 ~ ~ J-<
0""' ,. '"
~ 0;> 0.
Q)bb ~
Q) ._co _~ Q).
J-< '::S:.sa 0..
J! Q) ... 0
~ ~- 8. t)
~
"..
<'
f~
i~
!1
. !its;
; t!l
~ Hi!".
~i Iii
a~ H~.
~. Q~~
.Q~'~~"
!i~ ...~i. _'
t);s ' .
it '-' .
Ii ... =
i~
...
ole..
::J '"
~ ~
~ '"
"'lc-
-;;;
~ "
u_
u '"
.t::S':;:
~ ~
"'""
'I:: '~
g....
"-
~
-..:
. ~ .>'"0'"
= ~ gp
."0 5. .-
"OJ!! ;g
In 11 :3
'~';:g ~~
... '" '!ii .<:
"0 ~ Q) ......
'3 "0 Q)
o Q) 5
~ .fj bl)'..t:l
,S Q)
l:9 .8 Q) c:
~ ..0 ~
o '"
e- ~ ~'Q)
LJ5.n.=:;
"O.!!{...~
~ Q) ~
- 'Q) "0
'" ... 5 Q)
fJj > r-.. ~
Q) ,- o~
~:g.-.
~.b Q) '00
",> ~
l?.g~8
.l!l
...
o
N
It')
:::,.
~
",.
0.;
-
~
""
'"
~
'"
""
'"
:s
'~
~
.Sl
.'~
"
@-..
u
~
.Sl
"
""
'~
i2
0...
..0
Q)
~
'"
P..
gp
."
.0
Q)
...
'"
"
-
:::
u
'"
E
~
"0-
;:r,
....
iJ
-
<;
"~
...
;::
""
"l::I
.~
'"
""
I:l::
'"
""
;::
'-
"
"l::I
.;:;
~
"~
'"
""
Q
""
"l::I
~
,
.i:>
o
'" Q) '"
l:::: N ~
.~ 's t
t) '2
]~.8
0.
<::
-4-' vi rd
oS i9 .~
b!)Q)
<::1l
'S: 0..
o
8-5
o
'"
'"
'"
Q)
"
'"
b!)0
<:: ~ "
~a:l~
"J-! :::::
tt e ."0
'" Q)
So 0. ;':!
,- ..><:
. ID' -; Q)
o :;:-:5
.;
'" 1::
..><: 0
u e-
'" '"
..c u
~ 8
~ 0
Q)~~
..c.t) ......
...... ~.~
"'@ .5-<
;..e:M~
rJ}Q:)j:1
~ Q) Q)
" <::
.-Fj '"
-8
.B '+-<
o 0 in
u 8 'Hi
.... ;::l. l'tl
i5 8 0
e- '2 ;
J '6 .M
rtl "'0 -- Q) U) ... 00
<::.<:: O..c Q) b!) <::
:; ~ '.~ ~ ~ .~ .~
~ .5 ~ ~ ~ 0... ~
b!)"O Q):2 "0"0
'ID] '5 ~ So -~. @
"0..0 ~ ... '1j) ~ .-
(]) 1:! ro.1:: ~-..c ti
..0 ..... V) ~ -~...........
'"0 .0' rd 2 co Q) '"d
:3 ,:::; E Q'.5 15 ~
o - OJ- '-' C/) ...... l'tl
~ rJ) t; '> ;::l ~.
l'tl ~ t2"s:: >. CIl 00
w:.::l..x OJ..o ~~.
~{i", fa '0 :;: .8
b!)',," :;: ,_ Q)"><: U
<:: ..... l:J .J::", ::l ...:
.;;;; :;: .:'5 [iJ lJ:;: ~ <::
:a li1 "V3 '"0 0.. Q)
0.." ~Q) Q) 8 :(l~<::
ill o.o{i-fJ
~ E ~. ~ ~ ~ ] ~
.ri
Vi
Q)
Ul
';;j
b!)
<::
;;;;
"
'"
0.
]]o.E~
l'tl S::' III .....
00 '-1'l-!
'iil .B ;.<S 0
gf ~: 2 's ~
00. (l) :.E 'm ........
l'tl..o u :.ffi
~ "0 ~ ~ OJ
b.O"3 Q) '"d
o.J::"O
..c:......;3'"d
"'d {/)..... -0 s::
Q) U) O...c: en
-'" Q) ~ '"
u " "
'" .8 '" >- ,,'
(1) u 0... Q) 0
"0.5 '.~ 15"8
U':I .-bJ)
r.n' >.. 2.
1:: b .5
o .gs s::
~ 13 '"
u ~ ~
<Ii
~ca
~ 'E
'o~
l5.8
~
~'\:.
\\ JID\ '" .
1 \\
;: \\
t \.\\ I"{. .
" ,
h \\ :!
'" J,
H \ \ i
r \ \ ! .
l \J'
! '
~\
h
~, \
i \
~ \
I \
] \
, \
i \
!
\.
... -t)..$ ro
5::l8",'t
8 ';;:8
0..."E l-l "0
.9 ..0 0 Q)
OJ. .c......
:> <23 Q) rn
OJ 0....... .~
"'0 0 ~ ..El
fa ~ rd
ro >. Q)
'Q c:: ~. &::
Q)
~] Q) $
.5 '-E ~ Q)
.'"0 ....,..0 Q)
:-;::: >. l'tl l::l
;::l ro ~
..c 8
t)" 0
Q) ~
ra 2 "0',....
0... 1-1 I-l c::
...... 0 0... Q)
U 0. U
s:: l-I ...... .rti
'C ro 0 ..0-
o.U <:: '"
\
\
...
~
"
"
';::
"
'"
"
~.
~
'"
';:: t
~ ,"
~ C>.
1:: ....,
c '"
E:-'C;>
<:l.
"
."
"
'<:l
<:l
i5.
'"
'(5
'"
-.::
"Ci
Q)
00
'"
"
::l
o
U
'"
;a.
Q)'
"
'"
'"
~
"
o
e-
'"
U
"O.J::
"3 ;g
0<;1
~ <::
'" '"
~ii
o
"0 !i:l
"'0'" .ii
Q) '"
N "
.-
~.$~
;::l n3 rtl
~ ;;: ;;:
'" o. "0
U'l .... ._
'&b.5 -li)
rtl .... X
" Q) Q)
b'b U'l Q)
Q) .~ -:5
!i:l ~-:5
~ g<'~
..>i
Q) 00 '"
.n <:: 00
;;;; fa
~'~'i: u)
~ ~ Q) "0
(/} Q) >._~
a... 0"'0
;p 1! gpfa
3~~t)
.U R~ .c-
o p..., .-
.&..... u
'Q) U'l ' a...
a... _ bJ) Q)
~ ~ .5 ~
0.J:: 0."0
u :: e Q)
'" ;;:
'" "0 0
'" fa =:
"'0 _' rtl
~ U'l.Q)
._ .5 ..c
> 0-
0...-., rtl
~.].~
'"
::l
o
::l
,5
~
<::
o
U
ai
il
ZJ i5 <::
lZJ~
0. " 0
o u
0.
- " '"
'" '" Q)
...;::::: U bJ)
~ ... ~
"0 gp b!)
'iil ;;;; @
~ ~ ~ u)
0. " Q)
~ .~;g
:O,~ Q) ::I _
~]..c rtl
o:t:l '" E
0. ::l ~ ;g
~]
~ "'0 bJ)'-
Q) "3'rtl..c:
..c: o. ~ ,~
?: ~. b!) ;;:
,5 Q) Co
-:5 ih "
"0 C a...... ~
-t 0 ~ 8
2 Q) ::I p...
.... u Q)
~ :2 fa
o Q) '8 -5
U >
Q) >- 0 8
.n <:: ~
:::: rtl Q)..g
rtl ~ :0
~.;.e: rtl
~
'"
Q)
:t:l
,~
-
,-
U
'"
-
b!)
<::
;;;;
...
'"
p..
.,:
o
:t:l
U
Q)
"
'B
"0
"
~ '"
Q) 'x ;;:
"Q)..c Q) "
.B
~ S ~ rtl
8 ;;: 8 .5
'" 0 ~ gp
rtl. a... .- ._
.Q) a:i
~ g. ~ ~.
5$ ~>:S.fj
....;
~
.~
<:>
...
"
"
"
';::
t:;
~
"
'"
1l
"
"
<:l.
..".
~
~.
';:
l:
0...
Q)
..c .,:
"0 .,g
:3 '"
~a
"
U'l '0
'5 <::
o '"
~:E
- '"
"tI Q)
. <:: "0
'" ~
<:: "
O' ,0
....;::::: --
"'2
U '"
o '"
-"0
gpfa
.;;;; >
.~ (/}~
p.. ~
<;
-
=
'"'
""
;:
'"
U'.
Q) Q) 0... OJ "'0
..cu.8-Ot::
"0 tJ- '" "0 '"
"3.J) .~ --a,~
,g~,g ~
U}bOror./)U
r:: .5 l:l (,)':E
]:O"'S8
'" > "0 '" 0
1::..0 r:: l:i J::
o Ct rtl $-\
0. <Ii"'"O.,:
~ rtl ~ OJ 0
ta >. Q) U .... '.t:l
.b..c ~ :.E ~ .!9
"0"0 oo~ 0.8
OJ Q) r:: ~ (l) a...
N ....:d . (/} .-
'r:: rtl rtlo >. U
0"0 OJ "'0 _ t::
~o 0 (/} ~'2 ,~
.~ oJ ';3 "'l:J
8 b!) 0"::> '"
.1 rtl.,.~ OJ
. s' 8 ~ ~ ~ "2
Z~t}~rtl~
"Ci
-C'.
.~
u
<::
o
:t:l
'"
:3
U
"
o
<::
'"
',6
'"
Q)
"0
~
c<i
"0 <:: b!) <:: "0
"'" '" <:: '" <::
15:j~ ;;;; ',6 '"
~ OJ n3 Kl
"0 ;;: "0
Q) Q)
0...2.~
$ o~'
~ Ct. 00
'0'.& 8 1:;.
Ct ~ ~:9,
e- '" [iJ
'0 Q) a...
..... .~ :g
......, ~ > ~.
~ ,- 0 rtl
8 ""
JS ~ 0
..c. .>."0 --
:3~fa ~.~
E"- (/} 0 0
rJ'} a... '.c ',c
(/} 0 U U
OJ "0 OJ Q)
_ ~"6 @ @
:;( 0-.8'8 8
...:
u
~ Q)
~ '8
0.0.
'" Q).
"'-:5
'"
"O-
ra OJ 0
'.0 "0
<:: ::> gp
Q) "U 'C'
:g .5 e
in Q) ro
a... ..0 -a
b!)"O
<:: :3 $
"2 O"iil
._ .J::
o "'-
:.0 .21 .S
rtl ~ co
o .O'.t::
~ " 0
0.
- Q)
"'.J::
'0 ....
"-
Q) 0
8
8
o
U
(/} 0 Q) a...
rtl .... "0 rtl
"':3
"0 r:: ..c:. U
Q) 0 ":.:2
~ '.t:l (/} Q)
OJ ~ ~'>
l:J:t::"O,
'" Q) <::
~ "0 rtl
-E ;':! E
"0 .~ Q) '"
:3 '5.:'5
...2 00 v: ~
tf.l rtl' en
N Q)_
tf.l rtl U v
t::-JS2
::l 0. ~ ~
8 Q) '" ::>
0... Q) .~
~ ~ a...
{J aJ '"
~]g
..b'.~ rn
n3 c 15
~.~ 8
~..c.:o
:2 .;.. fa
u r:: ~
~ ~' cd
'" .,;:
'0$
0)' ro cd
..c Q) Ei
ii ~
~ii:-;::
~ ,- 8
"Vl ~ 'r;)
Q) b!)
tf.l ;g .s
.... .... .~
" "'-
o 0. '.0
e- 8 ::l
'" 0 >-
U,U ..c
..<::
0:
o
".0
",.
:3
u
"
'0.
00
<::
;;;;
"
'"
p..
\0
on
"-
.
::,..
"'.
l
.~
Q
'"
"'"
.~
.
~
o
.
'" .?: w h CIl 0 CIl'<:: '" '" I-< '"
W N (lJ <=: ~ ~ :;:: ::l '" O.
u 'U; :-
<=: (l) 'U '" :>l ~ OJ >- w'
OJ '" ~
'" (l) !'i h (lJ I-< Q.. ",. (l) "0...
,lj (lJ s u '" .~ '" ~ .,
..c: u Q.. Q.. E
<=: "0 <=: ~ .n OJ ... .", '~lb <!
(l) r ~ U '" -
'" c '" "8 '" '" >< ~:E ~
E ... '" C'ol Q.."1:l w 2,0(
... "1:l "0' o ,- E ~ <=: ."
'" (lJ -,lj '" ~ '" .!!l .,
.,.; '" '" '" h
;J '" u :i E w 0 .<:: OJ ..8 ~
'Jj ,J:: ~ ~ w
u i2 0 "0 "1:l ~.
:E r ..c: (lJ '" ;:l
iiJ 0 c:; if, -:5 Q.. w :@ ~ "8 i
(l) 0 u '" V 1=\-
:g ~ <=: u
:- w (lJ w ,5 'Jj w 'S
w if. ~ "0 '" o:l ..c I-< E '~
..::., r 'S; h W
U .0 ~ "1:l
"1:l 0:: "1:l > w
... :E ;J 0 ;J "iiJ "
c '" <=: W. <li ;J :E <::
'" (lJ w .0 .~ ... 0 l
u (lJ >- O"'"M .e: 0 ..c: '" " -
"8 o s::~ ..t;. "8 13
'- '" '" ."
C (lJ .0 0:: (lJ ....... ._ '"0 I-< ! ., "
.n 0.. '" :g ~ "1:l .2 OJ
'" ,;:: w' I-< '" il ~ i:
"i: '" '" w '5 0 <=: '" u ...
't:l h U :c u '" 0 ~
<n '" Vl if. C 0:: (lJ '" t;j
:; w "1:l 'v; .0 ~ '" ~ ~ ~ "-
w W ro ... W - :E '"
"0 0 u "0 r V', I-< ;:l ... "1:l - Slb .; 1;-
ro ~ w. ~ u ] ~
"' ..c: u w 0 0:: 0 c '~ w i!Ui.
..t; ;;: h .'C
0., V', c, Q.. ,..l Q.. w ~ u w '" f=< :;;: ~
w "'" .~
U
~o~]~~
"Ob"O"'o
"3 ,~ "=' Q).c
~ ~ " :> ~
_ .2.. 0 ~ ~
In ttl ...c: .~ uQ)
6 "'
. ~ Vl >.'0
u. Q) (l) OJ l-o
"'.-:5 U -:5 10-.
~ .ct
..<=: Ci "'$
~...... S::Q) '2
0"0 :3
,... .& Q..
i5 '" 0 .,s
E:"] 2",
S B.
o >...e:
U':jj '""'
"OgjlO-.
~ '2
'S ~ l3
0" <=: .~
~ 8 9
"'
'"
Q)
~
'"
>,
~-[
'S: (J}
.~ "53"
=2:9
0..;2
6 U
o
~J::
0"0
5b~
:c Q)
<=: Q)
o tJ
U "'
.c
"',
'"
b
'"
<=:
.:5
'~
"0
.E:l
'"
.U
.9. .
(l)...l::""" oo....t::
...0 ....... ni ,&. u
...... .~ .5j 0 ~
~ \lJ '"0 S
~. ~ g ,.8
'" bO
Q) .60.. oJ' .6"0
l-o !:J 0;..&
~0.c51':
o u -u V'J 'ra
"'g. tf) .& ,"'0 ~
~ !'l ''''g
OJ t:: "P...... ttl
Q) - -
Q) OJ 1U (lj -B OJ
.0 !S. 6. bO,~ 6
'bO ,6 :: "0
.6] "0 :g
.f/) ::J Q) 00
oj " 0 <=:
!::"O g .E:l Q)
~ Q) """..0
CIl .... "... 0
o "'Cn ~~ CIl -
U '2f Q) ra
~ '-"i -:5 ~ ~
.', ......
~
~
:E
~
'"
....
1-<
.0
-
.<::t
.~
....
;::
'"
"'"
.~
U)
'"
.~
~
;::
'-
.~
';:;
C)
,~
'"
"
Cl
..;:j
~
,.
.i:'
d
~ ~
'" '"
'"
....
v
Q,/
,.0
='
tJ')
.'"
='
o
Q,/
c:
nl
-
-
Q,/
V
'"
~
i3.12
:.E 5
" E
"'-
~_..9
u "
,~ e
~"'"
'"
....=:--
iil"i:
.~ ~
-
~~
E '
t; ~
~ "S- ~
E "'"
'" "
~ v.. ~
;; ~
"'"
":t: ~ ..g
o'~' &
u
-
"'.
-:5
<15.
.~
Q)
-:5
~6
U 0
Q).J::
"' Q)
Q);O
:;. ,~
t'tS..~
.c :;.
"0 Q)
Q)"O
"5 :~
6
6 Q)
0"0
U "
&""0
,6
<15 .~
bOO
I': ',lj
:9 rJ
'S ..9
.0.
Q)
- ...
<=:ffi
1i 0
.~u
"0 <=:
'" Q)
bO>,
<=:':;J
;Q I':
... Q)
'" '2
0..Q)
'0 E
"0 0
I': U
'" '"
",.0
-:5"0
_"3
'" 0
ti~.g
'"
b
...
.B
'"
;0
'Vi
"'
'"
U
U
'"
, I':
$ 0
... :c
::l '"
o U
U 0
bO..J
<=:
J2 v5
... >,
'" '"
.0.. .0
h
i"
~,!i"
~I
"
.'
il
~<
81
,
I!
ii
~g
"
u
"
81
....
o
'"
"'"0
.z .E:l
U U "'
.& ;j Q)
." b .c
-t ~ "'
~ 8]
bO
:6"0 s::
"0 Q) ~.
...... u .....
'3 ~ ~
.0 0.."0
u
""'Q)
,"'- -
'" ~ :E
ill 6 ::
'" 0..
~ Q''\j
s:: Q) ~
:> .~
'" .Q) 6
Q) "0 '2
1--1 >.........
.ttl ~"Ei
"' 6",.
ffiJS..o
~~"'d
Q) ~ g.~
b06.c 1i
~ b t/J ~
.8 OJ Q) >.
f.1l :> ~ (J)
'"0 ~ ~ m.
s:: 0 OJ b.O
ttl -4-' l-l c:
s:: p.........
...c:: OJ 1--1 '"0
~ E '0:: ti
'""' Q)..c: '-I-<
~c::lf-4~
~ s.~]
'" 0
o....~...... ......
2-dm'Ca
o....~~~
'""d ~ 00
I': ... "0
ro '"lj .& . s::
I': "' '"
..;; (Cl 0...
m"O 6"0
ttl ~ 8 ~
'" '" :>
b() _~ 0
~ ~ ui u
0","0"0
t)...o ttl s::
"'d:::::: 8. ttl
g~
~J2
'" I':
... '"
1-< ~
"'
'"
Q)
...
<
OJ..
'"
...
o
-.
CfJ
"0
<=:
'"
~
'"
...
1-<
rl
.(\) "0
bO'"
'" "'
_ 0
c-
O U
... I':
.... Q)
.;
::J
'i;;
"
E
c
<t;
"
:t5
'0;
';:
"
""
s
~.
".
...
"
g
c.,
"
~
:3
c
..:i
>, bO"O
-- s:: .-
.& ..... "0
~ :g,tfJ
0..6 :: "'
'" '"
o .~
U :> .c
Q) ,0) ~
.0 :;. "'
~
<15
-
-
'"
::
"0
o
o
::
.E:l ...
'" 0
'C ~
0.. 1':.
o ,~
... "'
0.."'
f;-s
- "0 "'
] f3 ~
tfJ. 0 .Q)
~i;;
"' . 6
gJ g
~ J::
"0
'" (\)
bO I':
.", Q)
.t) ~
- U
CfJ "'
"0
>,
"C
'"
~
~
"0
(\)
'Jj
0..
6
Q)
"'
~
o
:9
,~
'"
~
~ ,6 '" ~ oj
E-t ~ ~ 0 u
...s .".c "e;",~
~ "6- !=! G rJ)
~ -.9
~ "r;) ~
"- Q) >< t:i
.~ ..c ~ 0 0
- -0:::9 Pol.
ca ."'0 '..-l
r::."3 u n:s ct5
o 0 ~:::i
'~ ~ "0
~(\) ,". g gb.,s
~.tl 2 ~:>-.
'"3 ~~. O..-l.t::J'
s::O ~ul:9"'d.
o ~ ~ '" '" 'S '"
6>,~{i'!::,oi!i
g .,s t' ~* 5'!O..
u'I':.z6'of;-
(\)] ~ .ijj.... 9 '"
~uu... "'0.0
(\) 'S: .!!/.-'''' 6 ....~
.c 0 0 u ... ... ~.
~l:l.l:l.~.B~6
<::t
-
o
'"
!::
~
:::]
'" -
.8
ill '"
U'",
.~ 0
~u
"'"0
"' '"
-
x rl
0,,8
:9
'n3
6
.eo
.~
u
'"
J
Q)"~ ~
~ :0 '0
~ " 0
0.."'
"0 ...
g.,s]
i]n:s
$ ?:
u
'"
'0'
...
0-
bO
<=:
o~
]
__ ....... "'" V'.J.
o 0 ~ ......
r-' I-I.~.
o 0)2 .t:
~ W'~..i
~ +-I Q)
Q) eel Q) t.J
oc ~...o ca
0","0'0
"0 "3~.
~ ~ .0 0 00
'" '" ~,~ ill
s::...... :::t:: ;::I..
.~.,j] :tl.~
[1 ,13 .~ ,.-0 r.g
"Oo.cl':",
.~ bO '" 0..
~ '2. ill 6
</l", :3 00 0
'" </l <=:. 5
~ Q) QJ -.
;o-:5~
ill'~ 6-:5
Q) ca 0 0
.;S ~ J:: t).
I':
~ ,.8
'" '"
0..'"
"' t
ID :::
0..
o ...
Q), J2
;0
'"
'"
</l
"
.9
....
o
J ~
'(j) Q)
.'" u
PI ~
i
~ vi
,~ '"
~:E
,:::
-
... u
o '"
N
~
"
'"'
.Sl
<.>
~
.,
:<:;
~
~
-
"
-
"
'1::
g.
"
:5:
'<:
""
- 0)
"
.~ ::>-
....
::::
<l> .<l>
:<:: ~
'"
<l>
::::
'-
-
<l>
.",
"-
.::i
'-'
::::
'-
~
Q
<l>
.",
~
,
~
'-
u
Q
;::;
'<:;
..':;
tl
:9
'"
t;.
"
c
t;
t;
8
"
~
'"
';:::
15-
"
~
~
'0 ~'2 ~ "'d ~
~ P.:~ ] JS
l!l ;:l b.,. t3
b.O I:: ...~ Cfl
CJ.J .2:! ~ a '0
:;:: c:: 'C ....... ~
(f) '2.... 0.. i> Q)
oJ ;j ID'~~]
]al.~~
~~~.B~5&~
""d a 'C '-;;; CJ.J a E ~ .~
"3 0... ...... '"0 .0... m ..0
,~ ~ 8@ '> _~ ..s Q)
- l:: 0.. "'0 Q) "O..c:
(/) Q) 0... 53 1..;' ::J >Q) .s: U
....... l'tl o..'U 0 ~
bl) ~ Q)' :E '"d J-; U
C ......... -0 OJ Q) 0...
..... 0... ro f./) > ~
'"d. b.O" ~"@ 'Z:l '"d ..9
rcl OJ C.+::: \.l-o....c: c
6b ~;r3 ~ '"0 0 bl) ro ~
c''''' ...... --;::. ;:i u 0
"~ > '," ~.>- 0 Q) ,
.& n:l 0'tJ 0 ;> J..;. J-;
.... l-l ~ 1-1 ...c:: 0 ....c: .- 3
en't:l 0.... n:l f.I) ~ ...... '"d l-I
COQ)
<=:,,;
:0....
,~ ~ <=:
OJ VJ 0
H'''"
Q) t:: .-
,~ -B ~
6b "0 b
o <=:
u '"
Q)-
...
J~
2
iJl
..,;
>'00
;::: <=:
..2t;
Q) ,"'" '
~ ~ .~
bb -:6 ~
,~ -E
;;:"-<
-i:l 0
<=: '"
'.OJ Q)
....... 'C
.0 '"
0"0
- 3
1l 0
",.0
- Q)
Q)-:5
-:5-
'"
00",
H <=:
"j:l 0
;:i :tj
.8;.a
c <=:
o 0
u u
-e ~~~
a ;g E aJ
.... 'a CJ) Q)
.=: ~ ].s
] Q) b.O~
...... fa c
J!;;:;Q~
"0 tfI ~ ~
u ~ P-.t (/)
OJ 1:: Q)
..oP313~
'"d ...... 00 ~
~ ~ ~.~
.... ~ bb
Q) Q) ,~ <=:
~...c '"d 'Vi
s:: ~ .~ rcl
'ca 0
J-; vi t/} ......
""d 2 ~ ~
Q) ...... 's:. '@
...... ::s: OJ J-;
en 0.0 "'0 "0
"
-
;:;
U
<l>
;:
~
'B-
.a>
u
oJ
<ii
'(ij
Q)
..c:'
-
"-<
.0
-
':!
'w
....
;:
.,
"'l
'w
'"
.,
~
'"
"
;:.
'-
0:;
"'l
..;:;
Cl
.~
'"
"
o
"
"'l
~
,
;>-,
~
U
"0 :;: ~
. '(; ll.l..c::
IT.I 'S: 0
<l!
. ..0
"0
"
o
,.<::
'"
..!!l
01
:;:
...
.~
-lS"O
'" <l!
~"O
o ::l
U
'" <l!
ru l-l..c:.
"0 0.. ^^
';:;)" ;r
<l! "0 0
,.<:: 0:: ...
E-< ",-:5
M
, >;
"'-
<l! OJ:!
0:: 0::
~ 0
0..l:J
'"
-
ca ~.
:;: '"
....~
"'-;;;J
c;:: ~
0::
~ 0
o N
'~
.", 0
~ ..t::'
0:: ... '
8..0"0
>< >>~
OJ,,...... ro
Q) e ~
OJ:! '.0:: 0
... ... u
-(tI Q) r./)
~ :> ;a
U
<lI
...
.E
u
<lI
....
....
...=
u
...
<(
=
....
"0
-
....
;:l
!Xl
ci
...
ca o.
~~
0:: '"
~:;:
:'S!
60
o '"
J::
~
o
<l!
'"
::l
<l!
,.<::
-
.~
'"
.<l!
6
>;
"bb
0::
o
l:J
.",
.~
'"
<l!
fii
"P-
-
";;l
:;:
~
o
0::
o
.t:i
.'"
"
.~
-
....
-<
..0
>;
"bb
0::
o
k
-
'"
t5 2"
<l!
:g ti
o 0::
'" 8
<l!~
..0 o.~
~.~ ~
860::
'" 0
0.0 ~ $-l
!::'Q) -"
...... -l-' ro
~ .~ 'E
;.., ca 0)"
,5;..0 6
]'U~2'~
~ OJ 0... ~ ~
,~ OJ:! i-.l=<
I-! e 0 0 ~
~g..c:~ro
u ~ ;::: o.
i:: .~ 0 :p 0
P-. "0 P-. ::l :;:
<l!
....
'"
'"
....
'a
-
'"
-
'"
-
<l!
6
..c:
'"
<l!
'8
o
u
";;l
~ .~
~ ..c:.
:c ~
'" <l!
0.....
~.E
,.<::"0
u <l!
::l"O
tJ:I os;:
.~ 0
u ...
'" 0..
5r $.
2"0
'" "
,~ 0
P-.-fii
<l! <l! "0
,.D :0 !::
....... 'en ro
~ ~ g
.t:i
'"
<::
<l!
'~
o
-
",0::
<l! <l!
~ x'
o..<l!
en _
'"
22-
'" '" 0
:> ~
.~ M ~
0.. <l! ::l.
01-:5
:> <l!.
2.9ofl
"0
S
o
...
l?
~
:k .~ .-E']1 ~ ~ So ~ 5' ~ .s ,-E'-E'
2 ~ 1 ~ ~!l ~ '~ (5- t li ii E
l-. ,~ ~ ~ "6 E ~-'U ~.E ~ '\:s
...e... ~,~ ~ ~ -. '"C:1 ~"Do &3 t3
~ ~~ .~,~ ~ ~""""';i" -.t .~ ..g -~ a
19 ~..s:: ~ ~.s ~ ,.g :.g '.8 't) :E .9
~ ~, ~ '6 5:S ~: ~ 1:; ~ 15-- tU
"'-~"" J;"". !,,,,,~ "5]
"lU .5 ~ ~ ~. ~'. E ~ ~ ~ ..5 ....
~ ~ t:i ~.s ~ t::L ;::: t::S ~ '"l:j
.. ;::s:;:! :..:::: ~ 0 b- ;::s: "l:::i (I) ;: t:i
~ ..... ..h :-<-> t:! l':l...'ti) Qj 0 t:u t:S. t:! l::S
~ ~ ~ t3 ,~ ~ ~ il ~ ~ E "'-
".t fJ) 8 ~ .;!l ~ H"" '1:S Vl ~ "l:::i to. .~~
lo.......... ", C ..;: ~ <:l,) 2>..s:: ~ t: ~' ~
.a ~ .~ .~ ,~ -~ E .~ ] ~ ~ ~ ~ ~
~~ tU~~fj~-.~~]::~e
, V) 15 '"e ~ E- lU 15..!-' lrl ..:::.~ ~_
~ ~ .... .~ t:::: --:::: '..t::.15 .~ lo.. ...s::
J! ~3'2:- kiS-'.::: 122-.l'l!'
N ~).~ ~ VJ lU e ~ ~ :;::""..s:: ~ ~ iU
. --E 9 ..... ~ '"t;3 ~ ;>;: -;:: "E .~ ~ .0' ~
<> ~ "Vi ~ ~ ~ .~ '0> 8 ~ ~ .5 5.. ~
"Ci
<l!
OJ:!
'"
...
::l
o
u
0::
<l!
";;l
...
E
'2 ,.<:: u
Ul b1J.&
.g5:E
~ .s ~
.";
~
i
~
t
:g
o
l'l
i
'"
.!5
b
~
1l
o
lI!
""
ui
0::
,5;
-
.u
<l!
'0
...
0..
"
.g
~
t1
'E
"
'"
"
~
<>..
"",
"
~
'::;
-<l
:to
'"
.~
~
"<:1
'"
c3
.8
~
.~
01
...
<l!
"0
::l
u
.5
~~
,,-
o en
,.<:: ::l
'" 0
en C
<l! 0
"0 0
5 0::
'" 0
~. 6
OJ:!
0:: '"
;.a'"d
-:-= .0
::l :>
co '"
ci
~ QJ.S
~E5
'"
'0
"0
0::
'a
-
...
<l!
U
en
"0
...
'"
"0
0::
'"
-
CJ)
";;l
...
<l!
0::
<l!
l?
<l!
...
'" >;
~'5
>:5~
, '.0::
.?;--- "3
";;l 8
...
::l~
tJ 0
<l!
:2 $
ue
... 0
-<"0
......
o CJ
DO
DD
:1" ;;:;
g OJ:!.
'ii)
,.<::":;
u"O
'" 0::
<l!'"
-t1
,;; '"
~oB
::l <l!
o Ul ........:
-2 .8 ,~
01
:;: '" ...
o "'_
- "0 '"
<l! ::l
.~ '"
~ ~'~
, <l!"O
:;:..0 'S:
o "0 0
... "0-
E~.8
...;
~
'"
<l!
6
"0
. <l!
~ 6,.<::
E '" .~
u J:: -'-<
<l! :;:
]
U
...
'"
~ g},:ci
"'~ ~.
en OJ:! 0
:;d"a
~ - ~
~ Q) QJ
<l! ~..o
:'S! "0
::l -
OJ:!c-5
"'..:;
OJ:! 0:: '"
0:: 0 >;
..... :.p QJ
~ ~ >:5
oS u ....
- en '"
..8.:.0 .=:;
\
G'
~
't:
<>..
~
';:
:::
<>..
'"
.!:lo
'"
""
"
,8
1:3
'"
',,",
:::
<>..
-
~
B.
'"
-'
~.
~
"<:
-"0
o <l!
0::,.<::
~ u
o -lS
<l! _
00. '"
'"
... ~
<l! 0
:>
'"
0::
'"
~
'"
-:5
"0
.<l!
"0
0::
<l!
80::
8-,S
u
<l!
...
,~
-
......
<l!,.<::
- -
OJ:! .~
.5 :;:
en
'"
0::
.5 0
.t:i
"0 '"
$ .& 'C
'~l~
....
~ <l!
~ 0... u)
.... Q) ~.
ii,..oE
"QJ.~ ~
S 1;;
. :.............
OJ:! OJ:!
.5 ~
- ,~
E:;Q:i:9
0:;: '5
6 "0 ..0
'"
<l!
...
E
u
::l
l:J
'"
...
<l!
0-.
.f!J
.~
'"
"0
0::
'"
tn
....'
""
o
en
~
E
><
'5
.0
~
'"
!:l
o
u
0::
<l!.
<l!
:0
...
o
en
<l!
'0:;
o
U
";;l
..0
en
'"
<l!
u
U
'"
OJ:!
0::
.Q
-E.,s
'0 0
O-.E-<
~
<l!
t:'"ci
'" <l!
-o-liJ
.......... rt:l 't)
o .2:! ::1.
~~u
<l!
<l! ..0
-:5
"0
'0
:>
-<
--'
h
H
's
'K
l-
n
. ?'
~~
.~ i.~
o Q) (lj
- ::l
"0
'S:
:a
.5
.8
'"
<l!
U
0::
'"
l:J
0::
<l!
.,s
oJ
:E
'@
o
0..
~
.g"O
-;:;
.C ,.J
... 0
0":;
u en
':!
-
;:t
'"
'"
;:
"
,a>
u
~
"E
]
'"
';:
~
';:
:::
<>..
::J
""
""
.~
""
~
"
-8
"
-<l
-.;
'"
11
'r;:
~
-5 ~
:E '"
:;:"P-"8
OJ:! OJ:!
~ .5 ~
"O"O::l
t'tl:-;::: 0
U ::l u
.is ..0 .~
..."0
;g 0 >-
o Q) bb
6";;l 0::
.... u 2
o en ....
0:: ~ '"
o 0 ~
6 <l! '"
"0 ~ 6
fii &l 'iiJ
>;~8
>< rJ ..t:l
o '" ...
co_",
.<:i
a
H
"
.-
'"
'-!::
::::
'"
"'"
'N
'"
'"
,5
<;;
"'"
';:;
,C?
~
.c
'OJ
::r:
"1j
<::
'"
OJ
'"
U
(f)
'u;
.'"
o
'"
"'"
.~
,
~
o
<::
;.c;.
'5
,'"
N
~ .9 -.;a
.'.p
u "'
(:;3
:+:l ~ Vl
tI) 2 ~
:.a (Q r::
~.. 5 ,g
;:J"1j <::
<:: OJ
<li '"
.;9 .l!J ~
.:Q @ @
~ 5 ,=
"'2 Jd5
..... QJ. 0
'" - ...
o..'~o...
OJ 2
..0 u
"'022
;:;:20
o u <::
.c ... OJ
'" ","1j
0""" f.Il ...... Vl eo
.. ~ "E ~ ~ .c
..... r:: rd r:: .- "'0_'-
<:: OJ ~ QJ OJ
~ 'U "'0 .:g "S
C;.'oo .!S '(Ii ~ ..0
0.... Q) ::1 QJ co Q)
,5 ~ ~ ~ co '~
.;a e ~ -G".5 'E
."t: fJ) '0 ca ~ '6 .....
-a",<::-o.c
23 .- ...' 0 "0 ...... b.O
~ -!;5. 0 :g ~ " 'OJ
..,.... Q) ~ i> ~
8 ""d ~ '.0 (l)"] ......
:'" 2L ..5 ~ <:: 5
........ b.O '" 0 '"'"
":;:; .r-' \{In Q) 00 ~
t:: (5 ~ e.o ffi 0:'
.JS ~ .;; .!2 vi :g ro'
'.bQ)]'1:$~(l)]
"3 "1j '..0 '6 2 "1j '"
E .'~ _ Q)..~ ~ .~ ~
~. ~ ~.9 ~ ~.~.
~
I
~
~
~.
.
.
ij
,
a
c
~
~
II
'"
'C
P-
o
...
P-
P-
'"
~
'"
OJ
...
U
,=
.c
u
:2
~
Q)
-E ~
QJr
5,-
~ro
'5 ;::l
0"0"
QJ t:
... QJ
ca" '0
<:: !i
,8
~'"
~ I-<
"1j QJ
<l; 5
E
.'
'1:i
.l!i
;0
":..a"
o
...
P-.
QJ.
...
'"
~
;::l.
'0
u
QJ
P-
's.
"1j
~
o
~
"'-l
~
rl
~'_>.,vi Q.J '"'"
~ ro ~ ..0 "[)
::1 ;j::i >:E
;g ~~ ~ ~ 0
1: <:: '6 5
'" '" <:: .~
Vl u ::s Vl x
0. = 0 ~ ~
,~;::l t._ 0
0..0 ;:i 8 u
o...!:: (/)
..b~go...Q)
'2~_ ~ {i -S
~. c- 0 ;::l <::
-- 0 0... rF.l ';::I
2 in. E. ~
0... .- -- -
:p QJ"1j 0 .~
...... g.s::
;::l '" QJ"1j
5 a QJ '" QJ
Q) ..c:: ..... u '"'"
f.I) ..... I'd Vl Q)
;::l ... <:: "1j
e ~ 'E- Q) .~
"OJ""" o..c:: 0
p:jE"O~u
'1: ~ Q)
co -S
'cu -6 -
...c:: ro.O
t).:e l-<
~ 31 2
~ co ~
co <:: ...
-S'6.2
..... ...... u
~ '5
"t/}..o ~
co- ~
.5 ~. (1)"
"1j 0 ~
........ :c rd
"3 .- c
'" :g '6
. rd O'
~~"'O
<:: .- 0
"" ;::l
-0 ~_.....
s.~ "0
.g ~ c
[g E.~
'1:i
o
o
.c
...
o
..0
-fa
.~
-
j
"
"
~
E
~ "
~ .5
~~
.~ 't:3
~ 2
~ ~
~,g
~ .......
C'
~
]-
~
'"'" "'0 0 Q) Vl "'0
o OJ ..... 0.0 rd r::
(/) "'d .l-<. rtl
U C ctl Vl
"E OJ '1j .....:J. rd
rd E. ~ 2 'B
,5 5 .:; 0: .l!i 8
o ;;- 0 a
] ~ ~ :.x:: c
~ l-< o...~..c:: 0
...... f.I) U Vl
0....- ~ :.a
QJ ~ QJ
..a -..0 Q)
'"d :5iE
""3 ~ en ro --;;:
OO~U~
.g'5S2ffi
"' ~ '"
..~ ,= "g
QJ Ei
.1:: 5
"'. 0
~ ~
<:: >.
CO'"
'1i3 5
QJ
"1j"1j
~ ~.
~
.= 5
>, '.p
- '"
@.u
'"d Q)..9.
..& '"d .....
:s ~ 0
:2 QJ !!l .
8:g ~.gp
P- ~ ~'2
o ..... Q)
.->.uc::~
\0 - Q) ,::I U
M ctl..o en.
~.:2 ~ ~
~ .~ g g .~
~~~Cl~'
~
'"
.c.
~
0..
>.
10
o
:ti.~
QJ
" P- '"
" P- ,-
::J CtI Q) ...:
c:: en U'} ''''
.;; Q) ::J""3'
" 5 ,:.. u
::s CtI "OJ '.(1)
'"J:::-S 5
OJ
.fi ~"2 E::
"'J 0 CtI .:::
.'2"1j "1j
...... 5-IoQ)
O;.=: bJ)
~ '" '"
Co 0 ;::l;;
0"0 0" O.
U t:: :;.. ~
~ .... i> 'n
",,~.s'6
~ QJ
~..o
> 0
=....
$
N
..;- U)
.c '"
.29 ...c:
OJ u
.c ;::l
"1j "'
<:: "'
'" 1::
QJ.OJ
<::5
'" OJ
.a"a)
<::~
,- 0
gj,
.~ <::
~o
'" .-
~ ~
u
. ~- ,=
o
:p QJ
az
ii"1j
QJ <::
(f) '"
<Ii
QJ CO
> .5
'CZ 5-1
U) .QJ
QJ >
u 0
~ u
~$
o 0
$.8
~..~, '8 '"d
'"d ..... 5-1. (1)
.5 .~ '"d :5
5-1 - ~ ctI'
CtI gb CtI CO
ul :a .$ 5-1.
QJ 's '" 0
{i ~1l
... ~ P-
,0 t/) CtI ,...,
p.;,~ q:l.~ Q)
lfl~'C3::r:lJ
'2 cor . 5
8, ~ ~.t.
.]. g &j .B
"1j QJ
'r:: ~
"'.
~.!2
... u
QJ '"
Et:
o '"
"1j..o
B]1i
o '"
~Ei
~o
~
"1j.
QJ
.c
u
'"
:t::
'"
"1j
QJ
...
o
~ Q)
u ~]. ~
15 .C Ci >.
~o~
11} 'E u -
s-~{i
",T~:2
~ "'0 ,,~
~ 1:i.9
;::l ,:S.l!l
CO u' ::s Q)
. t/) 0 ~
.'"d JS .0...'1::
~ .c ~. ;::l
o u " '"
O;.~ i> Q)
.X " 0 .c
~ Q'"d ....
0<
.,.!.. >............ c:: Cl) U'} (1).
.... l-I" en .... ~ Cl) U'}
- "'d Q) ~ --:;::: Q)
E3"'ffi1::-S<!5-S
.!S "'d .& .... '~...c:
r:: t:: .;Q. == CtI.~
:2~"'~Ht;~
~..c "' 0 C P- OJ
'~g gp u ..8 5 :0
en U'} ;a: Q) "'d ~ 'Z
~ ~ 'S .0 @ a.
~ ~ ~ ~ 6h ~~
" '" .8 " '1i3 P-
..0 '.p -:0" QJ 5 ciJ
~ <:: QJ "1j 0..0
5-1 Q) 5-1 en u
o'"d U Q) ~ tf.l
g;'~ ~ $ 2 .E i
::::l 5-1 ~.o U .....
fJ) >........ Q) 0 en
,.;....... :::: (l) :::: Q)
2 '6'13 Kl -5 w ~.
-c:t:JS~~ ~ ~o
0:
.....
.....
~ j!3 ..tn >. Q) g}, Zf ~
ctl r:: CO Q) .0. C::. ~ ca
QJ <:: -s ~ .- 0 ....
~'- ~"1j D.. OJ
'"d...... CtI --- ~ c::
~ .... c: .~ .ctI' (1)
~. ;::l . ~ " .5 ..u OI:J
.0 CO .. . . Q)
l5 oJ t:: "0 ~".
ii :.0.& "C1 ctI'
$ .... = .!S C::'-5'
ctl 0 ra ::::l ::s ..;- ~ co'
2 .0 U Q) r::
..... '"0] co'f ~ ~
o ~ :.::: 's ctl ~ .[i'.r::
",~.o...'_ 0 .co.....
tn g..,,--'~..c:'ctI....
Vl '''' ..,!::;" (1) ~ (1)
E E...... Q)..... ffi:>~
~ 8 '6 .~ 'sr. .
- ~. ~ 0... ~ '"0
.Q)"'9,:.... 0 OJ CO ..,,"~
- ...... >< ~ - t:: --."
~.r-" ~ o...~._ t:: ctl
'" U P- '" "1j .- "
1-1.... . ctI 1=:: ::::l "0 ;J
~ .- Q) _ _ ~ 0
OJ 0... CO ..., .OJ. u u
...... U'r:: Vl
~o~~~:.::."~;a
'1:i
.~ .
,~.
...
.OJ
P-
P-
O
.u
'"
'"
QJ.
]
co
<::
'6
'3
..0
.Q)' ai b'~
>5 0... 0' ....c:.
o 0 ~ fJJ
~ '1i3 .c '.E!
~s "U ~
'C3 ~
'"d 0 ctl 1-1
QJ ... " QJ
~ ">
~ OJ" 0-
COz..... 't;J
.&: ''"d 8
.=-S 1: "
~~]J
Q) ::::l Q) ctl
5-1 ti::..o,.......,
ctl . CtI
U) -~. 2
],~ Ei Z
o...'~'fJJ"
v Q), '
.~ ...... 6 ~
~8~8
,,;
... QJ"1j U) QJ"';
Q)..o c:: ~..r::: OJ
-S ~ '" .,g -::; <::.
~ ~ ~ '" " OJ
~ 5 .l!i_g.,g 1:
OJ ~.
1:: ] 5 .= ~ >.
~ 8 ,,f:"1jOJ ';; ~
" co.:;:; u 0 ',"
.& ~;:::> ctl .... ~
::::l 0 a"'d Q)
0"'........, . ~ ..c
QJ 00 ~. i!( 0,
. ~ Q)...... 0...
ca . OJ 'S: 11} ~
.i:: -S 5 g~
~ <:: 0" g
{iOJ:::'EQJ
'(1) '"d '"d Q) @'.
5 ~ OJ 5
3 <:: .~1j
- 0 ~ :::..c
:;;: Ei ~ ~ .~
o QJ
~ ....
2
~ 2 uS
'" {j gp
tf.l 1-1 ;a
~ ctl ~
'S: (l) .0
QJ -s ~
~"O.c~
6 b.O.-=: ctl
>, ,<:: ~ :0-
~ 2 QJ ~.
';;:lQJ--<,
QJ..o';;:l
Ci b :c .....
.... U'} ~ 0'
~ - E ].
b - 0.0
{/J <( U U
vi
"1j
...
'"
"1j.
<::
.lS
'"
ci
;:,. ..
'"
i!?
0.,.
'EEi
QJ 0
EiJ:::
P- .
.- '"d
~~
.QJ OJ
QJ
~ ...
... u
o '"
g;"1j
;::l<::
'" '"
>."0
<:: QJ
<l; ~
u
<::
QJ
'1:i
~ QJ
1)..0
:Et;
o ;::l
!i5
;i.
QJ
'S:.
~"1j
,<::
'"
<:l
-
;:j
u
'"
E
~
~
;:>,
...
u
-
l::l
.~
....
;:
..
"<:l
';;;
..
t:z::
U>
..
;:
'-
03
"<:l
'::;
CJ
.~
;;;
..
Q
..
"<:l
~
,
;>.,
-
(]
:2 '" B
S ...~ ,S
>-=0:
J-I ro .9
o ".-:::
~ 0 '"
CP -"J:;
0) '"
bh gp.!:i
.S :.a.ra
U> _ I-<
'" ';3 .a
Q) ...0' ~
> 0) ~
2-5 :g ~.
:g ~ ..la 'lil
;:J ~'ro
.0 +- u '"'
...s::; c:: ro c
~,g.J? C-
O) "0 0
b.O'Cl).,Q) *"'
'" -" 0.. U>
5-0 +J ",0..- 0
8- ~ '* E"
.u
DO
DO
"0"0
0: 0:
'" '"
~. 0:
~'.9 .-0
.:.c; ....... Q)
"l'C .~ CD
5-o.ro"
"0 '" ...
0: > :>
ro "d 8
0) ... 0:
0: '" 0)
0>-0)
oJ. 2 ~.
c:: 1S "0
o b." C
b t/) ro..
~:2 ~
:O"~ OJ
~--b.~ '
.::::1 0 .-.
..0 t)'(Q
5:>
o ~ ,~
U.lO >.
'" ...
~ 0
;;---
0"0
u 0:
'"
blJO:
0: '"
~-a
,I-<
'" 0: '
0..'- ~
'" blJ.
0) '"
-:;; gp ;;
",.0
.~.-e ~
o 0)
'J::: >. Q)
(tl -.-9 "-<
> '"
.~] ,8
'" I-<
"3-2
~ .~ '0
.<1) 1::: 0
P:::.ro l..i
oi
""
co
<-,
~~8
r:~<
~3!
~~~ I:
~~~ 1::
~~~ .9
~.,~ '5.
S
'E
,"
~.
~
'<;:
';:;
~
Q
"I~"
._,
. ~o-
~"'~
~~fi
<
;t~
;:<';0
g~g
~r
"
<
o
E"
,g!
~.~
i-;
~6
..
r~
od
""".4->" Q)
00)0:
'" 0) 0
"0 E E
g. Q) 0
...s::'ta..t::
t; ~ .:E ......
...0 00" ("Ij
..c:: "0 .~ :>
eo c OJ "'0
Ow ro...s:: ro
0: "0'"
5-0'~ @" ~
o.c-Q)...o
fJ) b.O.~ :9
cU C t/J ;::::l
Q) ..... C::" 0
~ "'0....... .:c:
-:;::: 'S:: Vl
o ;::::l 0 ~
.". on ',p 0)
~ ~ .~.~
~ ~ ~'.5
..c:........... Q)
~:u-5B
ob
o:~
'" 0
'!:: 0)
inca
0) u
:"0 t/)
0) 0:
n.",
'" E
:>
blJ..c::
0:
,:0. '"
~ ~
:>;0
.g~
0) .0)
...
.~ ~
2 0
:E~
u
...
"'.
.~
5_
2 '.ffi
'" 0)
~"O
u
1:;.
...
~
""',
c
e
11
"
"
'is.
'-
~
:;
1:;,
'C-
"
-
~.
~
"
I:;
~
Ji
'" ~
... 0:
0) '"
;: 0:
.8. 'E"
'" 0
"'''0
..c= ~.
~ 0..
",.0)
jIl-5
c: .1;::
0) 0)
~ l:j ob
~ m C
~ '00
ra - Vl
."U . rd
'-E 1l E
0) U>_
::> ;::::l .s
-.; OJ. c::
o on 2
0) >-,~
en ro 'b
::>E..c::
..c
"0 '"
0: 1::
'" 0)
"'. F<
.1;) ;c
~ ;3"
= Q)
0.. on .
",' E I;)
blJ OJ >
0: ~
:u
"0 ~
E ;:
.8 ~. ~ .8
ca-:5
0) ::l 0 "0
r:,~ . fJj Q)
~ .- "'0 C/)
:2 > 0: ::l
0"0 '"
0.. C en"
'" 0)
0:11
'" u
5 ...
::l <r:
..c::
<U
...
::l
u)'u"'O
blJ 0) 0)
0: ~ <lJ
.".:E ::l
'" .U
;: ... 0)
<r: '" on
"0
~""3
-5 0
o~
"0"0
""32
o 0:
.c 0)
'" E
'" 0)
OJ -
.:> 0..
.Sf E
.E .~
u
2"0
Sofa
'@
~a3
blJ I-<
.5 ~
;: 'Vi ...
00: 0)
_ 0 >
o U 0)
~ 0:
0)
..c::
;:
~'Q)
E-<on
.0
ai
:c
'"
~
...
.0
~
E
o
u
2
'"
0)
I-<
U
oi
:c
'@
'"
o
0..
0..
:E
I!J
,S
~
.'"
Q)
1-<""
O)<U
<U ;:
u.O)
.U> "0
"00
0:"0.
'" 0:
5.",.
::l0)
..c::"O
'"
u
"'JS
0) 0:
"0 ~
ifJ .:; "
o..O.lO
.c- l5.. ~
OJ
on
"0
"3
o
..c::
'"
u5 00"
0) blJ
"0 0:
",.",
u..c::
'49 aJ
blJ>
0: 0
:o~
'" 0
"3
.S
~
'"
0:
:E
~
'~
Zl
'2
::l
...
o.
~
J2
u
'"
-B
~ bD
~ 0:.
a:u
... -
~ ';3
blJon
'~ OJ
'" 5
> iJ!
+
'"
<U
'C
2
'"
~
~ ~.~ w
._ ._ Q) ..0
5 :> .c "0
ro cr: .~. "':j
....... <lJ""" ;:J
M QJ 0."
OJ "'O..O....c:
0. fa 5 ~
:tj QJ 0,) 1i"
'"3 .:0 -; ~
5 ~ E ~
~.O) E
... v U
o >- 0) 0:
-- 1.....- .-
0) p... '"
-0 '> ~.
2 /l.I Qj s::
.u..o u rtl
~ b ~ f;"
o .& ~
(/) ~ s:: ::s .
3 '$.:ra. cr"O
""'"U E <lI QJ
.& OJ J:: "0
'" '0';: "0 '0
~ t5...9 fa ~
.0:
:9
';3
I:l:l
c<i
~
'"
0.
."0
"0
'"
. 0',
~
-5
.~
jIl"O
'2 ~
:3 .'"
~ 0)
0: 0:
0) ,~
u-
"'~
'_ 0
"0 0
'" ...
0"0
"'.0:
.lO "',
~
0.
blJ
0:
:u
';3
on
~
0)
>
0)
...
~
o
.@
"0
0)
blJ
blJ
,Q.
"0
0:
'"
"0
0)
I-<
0)
blJ
blJ
'"
~
'"
~ -
o ca.
E ;:
::l-
E 5
".- :+::
>< 0:
ro. ClJ
E:.:!
j:;.
,S
~
'"
:;
u
&l 1::
:> '"
+
+
+
.~ ~]~ .u
Qj OJ . g' OJ
<il on. 1j,\,< "0
<lJ "0 .. ~ ,~
U> -s <= .~
]0 .l!I ~.~
2 ~ ,t; 0: on
::Etl g~ ~
0) .. 0: O.
.:0';: C.{i
{j .15..0 q>
'C>- - n. {j
~ l.~ ~ 1
2 0) g' <:5
..0 0...... &l "
'" ',p ,"
;J -s ~ "'ifJ
"0 E .g .l!I blJ
.. &l .... '" fa
::J-B.g ] .-5.
l::l
-
c
..
;:
..
<Ii
I
i
,
(.
I
...,
...,
~.
c-.
~
11
8
".
...,
,,<.
u
"
'"
~
g
.
f!
~S
i~
r"
e~
.~
b
o ...
........0
o
I!J"O
o 0)
:0 blJ
'" '"
~. ...
0: '"
0) blJ
'!:: ~
o 0
gpi?
~~
.S:6
on E
~
0,,(1)
0-5
QJ:g
.-c 0
'" >
> '"
+
<Ii
...
o
:g.
...
...
o
u
'"
N
7d 2
';::
"'-
~ '"
'" ;;:
E ...
x ~ .8
U
N ~ '"
oofo~
0: ._ .c
'Vi ~ u
:0 - ~
~ '" 0:
C L 2
ll) "" Vl
.E ~ .~
("j ::s 0
~ ~ u
~ '"
"'@ r.; 0.... ""' c;
w 1: e ~ '@
E "'d ~ C
~ g ~ 'ra
::c -v; ;;::;: E
-
i:;:: VJ.". 0 ..B
.~ ~ Q) ~
.... ;j >-
'" 0 '"
.,j]
Vl "'.c
'" ~ Vl
.;: "'0 ll.I
...:: .... E
~ :3
'_ 0 'U
;::: :... Q)
U> rc ~
cri8
t: ,
Ti b
0:_
.8 8
:Vi
'"
a
'"
'"<:j
~
,
-
.~
-(J
r-.:: co -- '"d
t: 0 0:
~'S: <lJ c;
oJ '010 ~ 0
Vl '.c
Q) "'0 Q) ~
~ '8 f5 ~
:> '5
"0 '"
""3 "0 t2 ~
0"3 Q)
- 0 0:
u; _ 0:
Vi~
fJ'J V -
.~ ....
1-. @
2 '"
'" "0
E is
'"
~
"iii u
'0 :r::
~ .~
t:: ~ Q)
<r: :: -f
.10
'~,c':
"
~\
II
~
g
~ -
,. '&
18 l
1!31 ~
~ ~
~
~
I
. ~11
.c
u
:0
Vl
4-.$
o '"
Co 'C
o 2
'in rc
~ E
o..~
5 '0
~
:c
'-
'"
.c
:::
'"
~
"0
Vl '"
... bJ)
o '"
o ...
't:J g
u
ll) 0:
bJj'"
~ .~
'" 00
bJ) ,5
......... -0
00
E
C
","iii
E ;;
'" u
u '"
t: ~
~:.2
C ~
W r;:::
.:~
IJl1
''=''IR~''
g(
,t'l
Ii
~I j
t
~fl
>-...c ~
,_ bJ):c
... :0 D..
8 2 ~
'r::: 0 ;::
D.. u '"
u
'" .2 ",,-'
.D Vl u
';::
'"0 ~...o
3~..a
o ::1 ~
.c Vl C
r.n 1J'....o
D..
u 'c ~
& 2 v
;::l ro u
E 0 ~
lI'l 0 g
3 q; ~ :0
.. ...
2.2~"B
~ iiJ cc,~
,L.., ..... fJ'J......
Vl
...
'"
E
o
u,
"0
'"
OJ
::-
'"
.D
"0
'"
bJ)
",.
...
... :0
o 0
u.
'" 0:
iB '"
;:: .~
-$
'"5r;
~ ;;:
o
'"
Vl
:0
...
'"
~
Vl
'"
",P..
.c 0:
i- 0
>,-
- '"
'C '-g
'" '"
E ~
,- '"
...,I:l
Po:o
Vl
.'"
E
'"
J::
-g
0"0
;;: l!'
Vl 0
0: '2 E
O<J::ca
'0
.QJ s:; 'f 1-0
-::: rc: - 0
,'" ..... .:::
.~ '~.t) Q)'
Po~ ",'E
..... ~~
'" '.c
:0
Vl
].
...
'"
~.
'"
E
"0_
O:"iii
"'.c
Vl
~ $
'.c 0:
co l'tI .-
0: Po 8.,
'S:
'" 0:
0... ',;:; 0
"0 '.c
1-0 ~ e
,8 '"-<t:'
I-< t':o
OJ ::J-S:;
X. 0 Q)
"~ u-"O
6
.::J
l
~
'~
0:
o
.!::
,
.fe.
:0
o
...
;;:
-5
'~
"0
'"
bJ)
'"
;;
o
u
0:
ll)
~;!a
~
"'.
~
Vl
.$~
"iii Po
;;: 0:
'"
'"
~
'"
,I:l
o Vl
~~
.2 'C
(f) bJ)
'"
.~
-
..,
~
12
:S
l
"
:<;
<'
.~
Cl
'"
.~
.U)
..c:
Vl
"iii
'5
~
'"
E
>,
...
'"
~
0:
'"
E
'"
P..
E
o
u
"0
'"
...
'"
:>
o
u
Vl.
...
o
'0
"0
Ul.....!..
IS.9'
.... ~
. '" .c
~.b.O
E .;::
.~~ ~
:0 ' Po
CT'..E:!' Q)
1:-5
r.i; ~ 0
:u 0 .....
> u .S
"(t "0 "'0
1:0:.
.22.
.eo x x
~ 2 '"
u':o g
..9 OJ ~
l-l .5-0 >. >..
OJ 0 ctl ctI
I::oE'"
...... u ;>
Vl
'"
u
'"
Po
Vl
.~
:g
Po
E
o
J::
"0.
'"
;;:
'"
'S: .
bJ)1l
0:,.bJ).
'0 "m
;:: ,'::i
..E; 0
"0 ~
o ._
o "0.
~ .~
'" '"
.D]
"'0'1-<
"3 2
o '"
.cE
Vl
Vl'U
I:: 0:
'" '"
E ~.
'" 0
"'[lei
Vl u
.-::: r.il
"0 '"
~ B
bJ)"
c 2
~ t:=
- .-
'S'1j
,I:l'"
<t:
l! '2
i- :0
"1:i
g.E5
~.-5' ~
6J .~ 8
~ os:
~ .~ ~
o ~ '"
U.D'U
"'d. Vi a
.~ ~ gj
- ...
~ .a
E~
'" .
ii -t;.
bJ)
.fi .5
'~ @
o
3
Vl
...
'"
"0
...
o
C
'"
'"
"0
':;:
o
....
Po>'
C
.8 0
2 m ~ ~
'" -5.c .-5
E E ~ 0
t5 2 rJ) >.
....... ..... s:: c::
o ca 0 ("Ij
..... O"",p ....
"0 :E .,.~ 0
~Po.Po:
::s rcl .!!3 0
(lI bb "'0 'U;
;.0 .... m ......,~
(5 0 ::s ~ Q)
t:: bO.~ u
-o::>bO~
..:0 0:>,
.c Vl ~ 'i:: 0
fJ} (OJ ::s .... ~
Vl .P '" :0 0:
<~SU:O'rcl
... U "0
2~3
. fa b.O 0
~:2;;:
""2 0
'" bJ)
Vl 0:
-5~
... -
8., Po
00]
~ 0
'" ;;:
'" '"
~ ..0
o
-
-
'" '"
'U-v;
'u)
.... Vl
'" '"
"0"0
3 ~
'" 0
15'8
.. roo
'" u
... ',p
..!S Po
bJ)0
oJ
""
......
'"
E .
0'0
..",
c'O
Oc
~Q)
oE
~8
E~
-Q:
0'0
~<:
c'"
.0 s'
Oli
::::.
'"
txJ .
ci::
.'"
0)
5
.c "0"
o ..,'CI>'
.... cn,"Q'
~c:c:
80 "'E
.... ,0.
o",E
-"00
.2'c;; 0
iB:; ,~
o~o
;'0<:
:(l
].
~
<;
'I:
~
"
Ii:
'So
"
~
"
6
:!:
'~ '0
cb'ai'tJ
g1i~
liEc
c c '"
-.- E
"''''E
010)
5;c:o
voo
-<:.c",
00'"
...
o
Vl
-5
... '"
~ 'r:::
-2
, '"
~ E
;::l
_ '"
~ .~
....$
~ ::s
....... ~
.. '"
-v;
{i
:2
;;:
~.s
$-5
.~
'"
:D
:0
'"
~
o
u'
..; ~
2 S
Vl :0
..!So
PoU
... ...
o 0
'C 'C
'" '"
..... ><
1;j ~
00
.S
3l
'S
,I:l
~
0:
'" '"
... u
o '"
0:0-
U '"
l:l
-
::!
I..l
..
ii:
~
~
,C>
.~
\J
Vl
'"
"0
'"
E
o
o
u
....... bb
,.J-t "'d
o 0:
tn Cl:S v5
bO",bO
~ ~~'
'S U) 0::::=
.n ~ :i
. O.n
S. 8 C
~ .E:! ~.
Cl:S .~
:E t; ~
.- 8-..c::.
u). 0 .B
'S: u ca
~:: s.
e~~
'".
';:::
~
'"
.6
~
.~ '..:9
'0.. '"
"''''
'" H
U' t)
<< '" .
o bO
."0' ,5
","0
~'3
..9.n
'" H
",-B
'~'ra
'>- '"
'" H
6~
$) 0
o 8
.0 '"
':::oS
'"
~o
<Ii
,-
o
O.
H
~
'"
~
Q)
>
o
.n
'"
"0
.<<.
'"
'"
.",
#- 't::
0,8
l1) '"
o '"
~ '"
g..-:5
.0
"0 '"
.c :0
ca .ti5
.:9.'>
t) -0
8-0:
"'~
Uo
'00 "'d
'" '"
bO~
B '0
"'=
bO ""
.,;
'"
bO
'"
H
::>
c Q).S
0] '"
~:a
~ ~
8 Co '"
J-t.!S'2'
-...~ '00
ra C ~
~ '" 0
Q)' OJ C
'z '~, ~
..... ~. be U)
a::....c= Q)
c;::' U Q) S
~;.2.::
- ~ ~
~ >; .,
of.: .~. ~
w, U.a
'" << U
~.'~ .JS
.t::.-=: ;::j
.Q) J-t C
.~ ra (tS.
6'~ 6
> H
gf'~ 'Qj
\.t:,c-:5
0,...... c
8 0._
;,
'"
H
o
o
~U
-i:i
'"
bO
>-'"
= ~
.!2 .0'
U U
...... .~
'-E. :0
'" >-
J-t'"'So
'" 0:
oS ,g
J-t '"d 0 tn
~ 0 Q) "'d Q)
~8~a~
u
~"d ~. . -,.---
'.........c:::........ ..~ ". n~
'"10.";" . "; ;il:=~
. "y. I .. ~" ,
. ,.l;h"'d
t<"l" i m':_~ =--"" ~ '.
~...., .~, IL~}~
" . . ;_..~- ~:::-.~
~I
.6 ,~ ~ -; e
!::j ~;:l
............. ~
c U 0 ~ c
Q)::::I J-t. Q)
E J:: .l-to .a ..c::
Q) fJj u.....
Q) ra "8 2 .6
.....C;t=~-g
@ ~" ~ t) g
t:: ..... .=:.00......
o :i 6 '" '"
0.. ~ 0 P3 :a
,Sl! "0 .~ ~
'u 2:: "'d .Cl:S
'Q) o..'c Z
c....c= ra 00
ra ..... Q) 00' Q)
bO~'~@i
,~ ]. ....; 8
00' . ~ 2 C
l-t ;=: So:.E ::::I 0
o ..0 .- ~ 6 ;~
- .'" "'" >
o tl Q) ;> Q),' C
U ",,"0 "0 .n, '"
'"
H
o
o
u,
...:
<<.
'"
U
U
",.
bO
0:
:e
'"
'"
.t;
<<
o
U
'"
<Ii
"0
,-
>
o
H
0.
"0'
;;
o
...c::
'"
.$"0
ca ~
~ 0
o
"0. U
~.:c
..9.~'
0_
U ,oS
..>: .-
~ ~
"0"0
'" '"
]t)id
" .r; '.rg
;>@ ~.
l-t "'d l-t' U ':'d
o Q) 0 ~ C
....."O_ra
'(tS ~ u "'d 2)
.t; .t; 6 ;;' <<
~ c 0 ~
z8]~~
v5 l-t' .
l-t.Q) 00
0'0.. l-t
- 0. 0
o 00
U U U
'"
2
'"
0:
~
o
~
"'.
'"
H'
.a
;g
""0 Q) (I) tr.l
~..o ~. ra
;l u-
..b~Q)
~'""O~
"0 .~ H':(l
;; ~ ~ ..>:'
.]. "'d J-t
'" .~ ~
~ -:9 u:= .S:l
0.::::1 Q)......
"0 ]' l-t 'a
.U 00 ~
o
6
<:!
-
::
u
..
"0
]
..c::
'"
~:]
_ '"
0"0
U
","0
bOO:
<<'"
:96
'3;'B
.n.",
H._
0;.2
'5 ~
~
>< ,
"'"0
"'.
ia"
6 6
.t:: Q)
P-<.n
l1)
ni
~ ~
"0. QJ
~ .S
o
~. ~
.$ 0
'" 6
~ t;;
"0">:
~ ~
0"0
o '"
U
~..c::
.g;::::
';=: ~
.0
~'.
..,
~
"
<:>
,u
.~
~
"
.tl
.t=;:
-.:
""'.'
~
"
1:;
"
-
f3
...
"
"
:;:;
~
.~
J::l
oS ~ j'
.~ .p ~S
'"
.2a ca '.a:::
ra....c: ~
'C U Q)
2 ;::j;.O
'" '" "0
6 <Ti;;
~. 0
';:::
Q)'~
~. J
~ ~.
..c::
.",
'2
.~.
u
,~
~.
'"
bO
"0
.t::.
Ji
.S
"',
bO
o .
'-"0
'QJ
bO~
<< H
:e' ::>
",'
Q)'S
H <<
U QJ
...;
c
,a>'
o
.~
QJ
.S
'"
'"
..c::
U'
::>
'"
"0
,~
H
'" ...:
> x
"0 .",
<< c
'" 0
U
N
rl
<Xi
o
~
'"
rl .
M
6
o'
J::
'"
.n
"0'
;;
o
..c::
'"
'"
0.
o
Vi
~
o
o
~.
"0
0:
'" H
-B
t; >. "'d' 00
~1ih QJ .S
;<:: .S' ~:;::
b.O """ Q) ra
,_ ra (/) -..
d5':.~ ~ ~ '
.,;
.:9
ib
'cu'
..c::
QJ
bO
"0
';:::
"0'
<<
'"
.:9
ib
,-
QJ
..c::
OJ";
~ QJ
.!S bO
0..'"
. H
bO::>
0:0
F~
'" '"
;:> ,~
oi:>
>-.
_ bO
.:c .S.
bO"O
~ '9
QJ.!:l
.n ,S.'
>-'"
'" 6
6QJ
-5 oS
H~
o 0
o..,~'
. '" oS
'~"lii
~'oS
-5 H
....... Cl)
.- ~
0.0
-.-
8'"
~~
.0
0:
'"
..>:
o
H
.n.
"'.
.n
'"
~
<<
o
N
.;:::
o
..c::
QJ H gf"O QJ.
u 0 oS
- << ,- lii
<:l '" "0 "0. ~
.,~ .H Q)O::::= '"
'" ,l!J
.;: '" 0.::> 0 "0
.. 0. o..n 0 ,~
,,,= 0. <Ii :E '" H P-
.~ '" '" H
'" '" ',p "0 '0..
.. .;::: <<
1:1::' ',p QJ H '"
'" Q) '"
OJ> 0: -;;; '" ~ ,l!J
.. - QJ 6 ~ oS 0 ...;
;: t1.t1 "0 '" 0 ~
'- 'iii ~ H bO 6 H'
" E '- QJ o. 'iii ,S "0 <l<,
~" " !:; .H ~ QJ {j
U " '" "0 H 0 '&
:: "",,, QJ ~
\.) " ~ > Q) 12 '.
"" U "0 QJ 0 '" ~
~ QJ H U :n ,- bO '&
.~ ...: 0: '" ,l!J 0."0
" QJ "'. '" a OJ.
OJ> <; H ..c:: ,l!J 0 H 0
.. "0 0 ~ .:9 '" . "
';:: U 0 'bO
a ;; ~ 0 H '" 0: ';::
:s- o 'CL H "0 .t5,. '" 0: ~ '<1<.
" ... ~I '" 6:9 N
:<; ,,"' ~ ..c::. - :n --.:
...~ ~ bO ;; QJ bO ,-
,l!J :i '" H IX]
, 0 0 ~ bO '"
.~ ... ~ -:5 ni
U
-
~~
..c: ~.
'" >
o
~
0:
a .;S
~ '~
",'.
QJ
.~
.,;
oj
- It)
"l .....
'- ,
....
:: :::.
'" <u
,"1:;
.- Co
"l
Q.,
'"
<u
::
'-
"
"1:;
'-
;:I
CCJ
"Vi
'"
Q
,<U
"1:;
~
" "
....
'-
u
-
-
.~
,'"
...
Q)
"0
.E
.S
"0
'Q)
.!:l
...
o
'.<::
-
OJ
'"
3
bl,'
,<: "2
:.a l::
~ 2"
..o~
~~
00
00
<:
'2
::
'"
'"
'"
.<::
U
OJ
'"
'"
Q)
...
OJ
-
'"
-2
-
<:
Q)
'~
'"
.b
Q)
...
0,
8
<Ii
...
o
o
"0
,-2
:p
OJ
"0
<:
'"
5,
'Vi
'"
l!j
<:
'"
.t::
<:
Q)
Q)
-
'Vi
Q) 0 >-
:0 '" ,",'
'00 ra ~
'S: .~ Q)
>.~.L
::2 ,'"
bD ~.~
:E ~'&
=<'~ Q)
.9'~ ~ .'
... U
'"0 0 ~o
Q) -
<: ~
.e.o l:l ra
~ fJ) .....
'"0 .~ .B
Q):O
.0 OJ _
0..",
'"0 ro: 'Jj
"3 8 ai
00'"
.g J:: ~
ai
:0
:00
'S:
'"
j
<:
Q)
~
2
u
...'
..e
'"
8
Q)
:0
.2.
0..
<:
o
:c
'"
...
Q)
"0
'Vi
<:
o
U
o
';:::
OJ
U
Q)
'"
.-
...
OJ,
U
Q)
en
-0
OJ
...
'"
2J
U
Q)
<:'0
o ...
8 0..
82:--
8 '6
-..:"!
:B Q)
s :&.
-
Q)"3
F: 8
.,;;
.&
.<::
2
-
Q)
::
Q)
...
Q)
.<::
::
00
<:
,:;2
...
'"
0..
>"
oQ)
- Q)
J::
...
Q)
1::,
Q)
>-
"0 '"
2 8
"0 '"
.b 6J
<:"0
o 'Vi
U _
C OJ
OJ 0
'"
'"
Q)
U
'U
'"
.
OJ
-
'in
Q)
.<::
-
bO [j ~.
,S :p -
]]]
~ ...... .....
...... 0 ~
0..0
~ ~~
~ ..." u.
- ~:p
l'tl .::: 0
c :9 @
o 5 ::J
8 ... 0
8 0.. 00
000_0
U Q)
'U '"
'"0 [.-d1
:g '" :9
0000'"
c -
'iij:;2 5
(lJ ...... ~ "'0
3 ~J2 fa
.
o
-
'"
'"
Q)
U
U
'"
C
'"
.:6
'"
Q)
"0
Q)
0..
"0
2
"0
.b
c
o
~
.
Dei
g~
.,g
~~
:!;::J
~~
on
;~.
u.
is
ct
~8.
8~
~
'"
-
'"
Ol
';:
"
'"
'"
"" .,
-
" '-
- "
., '"
~'E
t:S c-'
f}ot;
"'"
"
.,
~
~
,"
..,
.~
Q
.~ CI.J '"0
rn :0 ~
~ 'Vi ::J
~ 'S:
.b -
<: 0
Q) C
.& .~
'00 ::::
"O~
C ,-
'" C
00 ,-
C .l9
:.a .5
:::::: rcl
OJ 8
.0
_ 0
'" -
0-
,_ "3
... u'
OJ u:::
u ~
~:n
-
Q) ><
::-[
8 8
o 0
J:: U
... Q)
o"s
C
:E
-
'~
-
Q)
Q)
.t::
'"
.~ rJ)
':0 fa
OJ Q)
0..:;;
Q) <:
"s 0
8 8
o 8
.t:: 8
.
.~: ~ ] :E
:3. ~ '"0 '00
000'S: 'S:
,S ~ :a
=: '0 J::
OJ U '...-l
::
'''0 "0
.fi:-~ fa
E "C1" r.Ii
o t1.l ~
,.t::"O
o '.;:::
:.:='!D C)
:.0 ~ u
'(jj 0
.-
:>
'~,
]
C
o
... :c
0,_'"
';:::
. ClJ 8
'"E. .=:
_ U
.,;;
Q)
.0
"0
"3
'0
{i
$
l
00
C
~
'" Q)
:e -5
c~
'" 0
.go
Q) 'C
_ 0
l's '
00'"
.S',8
:>0
;.::::J:;:
..c: Q) ......... to ......
-..0 bOo l'tl 0
S "0 '~:2 :2
"3 a,gfi Q)
a) 0 rtl;i <l)
u{i"s..."'b
l'tl ._ l'tl 00
5ftl)~fr rii
~ Vl.~ ::;
QJ I'd "'0 OJ Q) m
..... ~ QJ "'0 'C >
~rJ)1U~~~
"C Q) Q) bD..o til
0......... ~ vi
..........ro:.=$" ~Q)
u :> Q) '" C ~
;.::: 't::.'"O .;:: ca ~ (/)
.g ~ ~:2.~ 0
0...-0 '2 8ra ~ bO]
Q) C rcl ~.5 0)'
...... rcl 'C co - 0... bO
("Ij u 0... C ro C
SJ 0"'" 0 ~ u;.;:::
... ... v'.<:: {l ..:::
;..:::::0 0...;;::: ..... .... .~
Q) OJ 0.. OJ ,- ... :;J
00.."'.0 ::..!.l!.o
<Ii,
"'''0
.8"3
'" 0
Q)'<::
u '"
~ Ie
.b '"
C :E
p.:J'tI) '"0.
'Q) C
"0 '"
ai Q) '" gf
;:s .0....&;..:::"
u'"O ro:.......
Q) C 00 0
'" '" .t::
'" .<:: C
l{j Q) .......0
u ~ .~ u
~.g "0
.t:: 8 "2 ~
c;.9~bO
Q) :J ~ ~
Q) '" 8'2
~"s u:::
"" 0 Q) Q)
""'..c.o"O
.0
>-0
(0-
2J
. C
'" ,~
- 0
.<:: '0..
00
:.= ~
'Q)
u
u
'"
"l
-
;:I'
<.l
'"
!::
?::
~
.a-
u
-
Ol
.~
....
;:
'"
.",
.~
U)
'"
r:z::
~
;:
'-
,~
.",.
'S
C,j
,~
OJ>
'"
Q
'"
.",
~
,
.i:'>
(J
"0
~
;:
.0 .
"0'
m
{i
Q)
~
m
b~
.8 ;:
gp~
.- .....
:~.~
m m
.0.. 00
~ E
o Q)
Q) ~
'" ~
::> g.
~
....
","0
"0 <=
m m
.<=
'" '"
:0 ~
<= >-<
m m
on
m
Q)
>-<
m
'Q)
u
Q) m
~ P-
~ .5 ~
b Q)
oBg..
~ m Q)
~ '9"~
~ &} ~
E-< Q) P-
fi:gp
0;_
<=~
e ~
0.
~
U)
V'J U) tf.I U)'
ra 0.0 QJ Q)
~ .5 35 .5
ra ...... ~ :>
"0 ~ b!)"O
Q) 0..- s::
P- ...... m
ra Q) ... tf.l
~ ...... E .n
] ~ U]
j e- ~ '"
. 8 ~'N
E .5 15 ~
Q)
.~. >..; ~ :>
i!! :::: .., 0
~ e -fj U
~ ~ ro ]
.9::! Q) b.O::l
...... co s:: 8. 00
Q) _. 'N co ~
~Q)"",;'::: "0 .l:l
..<:: :c <=
1J)::l roM
.ri
<J:l
g
~
l':l
...
QJ
"'0
....
<J:l
=
o
U
QJ
l':l
U
<J:l
"'0
=
l':l
o-l
~
<= Q)
. Q) b!)
~ e
u 0
'" ~
.8 ~
~ .~
'" ;:l
;: :g
"Ou.B
<= <= Q)
rtl Q) .~
, .<= .,
'" '" Q)
b!) m x
<= .l:l 0
:c ,..0
<= '" c
..s '0,:.:::'
0...- :0'
ul gf ::l
6 :!2 ul
l-I.I-< ro
Q) m Q)
co 0... ~
CD
.~ 0 tJ) 0() V".l tu t::!;
.... """.5 ~ ~ V}
t>.o..9 ~ ~ lo... t::
-t.5 'S tu 0
.tu ..E-- 00 0 ~.t) ~
. 0' tu .:;::::.;.... }... "'l:3 v:.
}....~ ~ ~.~;::: :::ll
~:::r. 6~" t::::: tLl
;::-,..I:) :;::::.., V) Co ~~
!";j (I') :i:;:: '... 0
E ~ ~ ~ .'~ ~ ~
~, t::!; U tj: ~ ~ t:S
;::: -...s:: u "T.:::t
'...t:'w t:: V".l.e:o t/) ~ t:
~ $...t: g tLl 0() 0 -.E
E ~ ;::: ..... ;::: .E ..!:: ...
!:l.. to,) 6. ~ VI ':::
lo- Vl . >::l ;::: 's t><J'5,
..e.. ~ ~ 1Y ~ ~ .5 ~
00~:S ~ .E ~ ~-5
.5 "T.:::t 's ~ ~ ;::: Vl E
~ O..t:l lU t: "'l:j tLl
"'u..... tl.) . .. ;::::-..
.s:: --;::;...t:stu
V) 1:: ;::: ..... ;::: :::i.Io...J "'^
] ~ 0 ti{).9 .:: ~ ~
..5 '- ::: '-::: - '--
,~ a ~ ~ ~ ~ ~~
<>~~"'l::;.t._t:::::;:::Su
t:..~ .~
;: '-
's ""5 :5
"" '"
o '8
.s
u
.'"
0'0
'- -
'"-
.~ ~
'" ~
Of) '" Q)
<= ,- .<=
.- tf.l ......
P-b!)<=
e s:: Q)
1~~
~..o..oQ)
~ ~ '.go .a
::a &l Q) g
~~~~
..0' .....Q)
-. ~ s:: ..c:
0._' QJ ........
. ~ ~
~ s:: 0''"0
ra OJ tf.l s::
..0" (L) 0 ~
Q) .fi ...... .9.
P- "0
!'l ,lU_ ~
Jil...] - ~
v ::i ::l.J2
. ~8 0:' >-<
..-J"ra .~'.~
"0
'"-
,,'
"'"
u
'"
'~
E'
'"-
'"
" '"
;:
'"
'-'&
~
'"- <h
'"-i:'bQ
1:::..... ;::
]~
:::: 1>:
'" "
,"-0
E' t
o "
u '"
b!) '" ~ Do
.5 1:: :i QJ .r.
o...!S >- v,
ca 0... Q) Q) m
~ ..... ~'.D :a
"0 <= ._
<= m ~ _
Cii $-t . --;:::: ca
...l 2 Q) - 6
0::0] .en
! .~ r./) .t:_
.l!i .<= 0 ..'
iii' g,o P- ~ >.
'_ -0 $-t Q)"'2
P--l3 ~ 6 0
c Q) ~...c: "0.
Cii N Q) ~
.... 'to ...c: '.co,. ;::l
Q) ca. ~ u "0
o...c:.......... e s::
~ o.....~ 4-.0 ctl
1: 5 > .0 "0
b!) .:g ~ Q) ;:j
.g ca Q) .!:: *' OJ
,::: _ .<= _ '6 u
i-l 'Vi ~ o..~ ~
a.i
'"
~
'"
11
~
"
~
.s
15'
E
~.
'"
~
~ ~
m .<=
.~
b!)",
.5 0..
;: Q)
.9 ~
- 0
-2 u
<lI So
F: 'U5
Q)
"0
. vi bO
~ <=
g<:c
~. <=
... m "0
8 '0.. ~
Of) <= ;:l
<= 0 Q)
:c6::
~ 6 '"
- 0;.C
~ U.r./)
.~
'"
~
'S
'"
'"
;!i
S
u
'"
"0
>-<
m
"0
<=
.s
<J)
.5 .~ --d
>-< :u
- Q) "0'
}J' g.. ~
s:: QJ 1;;
&l >
~ ~ ~
o.Q)
Q)0:5
,~F: ;:
..8
x oj::e
2. ~ 0
;:l ~
b!) b!)"O
<= iii &l
'~- ';>
.9 ~]
.0',8 >..
~ m-
"0 gp
Q) <= 0
.<= m .l:l
E-< 6 '"
~o
~ ~
,60
"0'"
3
,9 ..
- 2
'" P-
"0 m
>-<.<=
~U
<=
.s
r./) a) vi
~-g"E
..8 u m
:s ]
:gem
g E 2L
~ P- m
OJ ..9 ~
<= Q) "0
o > <=
'" Q) m
mCl...l
'U5
Q)
Q
'"
>-<
Q)
<=
Q)
l?
......
Of) "0
<= <=
'5... ctl
m >-<
u m
"'-
"0 ;:l
<= u
m;2
...l Q)
>
~
u
Q)
. ~
o
k
P-.
"dvi"'O
&l -e ~
'ra ;::l.......
..... U $-tO
~ .2
>. 0 Of)
..0 Q) <=, ,
"':C"O
;:l m Q)
1:: OJ :a.:9
]Q) 0:5 P- >
Q) 0
"0 '" >-<
.U s:: (J) 0....
n:1 ctl 0.... Q)
800].0
U ~ tp ~
5 ,!" .~ .<=
- 0 '"
<= ~S ~.
'.sgp ~ ~
en '.+:1 $-t ..0
- Q) s::' U ;::l
'" "0 m <= ..,
...c: 0)...... O'..s:::;
'" o.p-u '"
on 6
m 0
1;J::
m
Q)"O
0.2
m u
u <lI
'" ~
"0 0
<= >-<
m P-
.-
Q)
..0
""
Q)~
>-<
'0
S ~.
o
>-<
..:!l
'"
~'.
<=
o
0:5
o
...0
'"
~ en
.- .~
>-
bO.QJ
.5 l:l
>-< >-<
Q) 0
;:
O'~
<:: 0
~...o
o'~
&l"O
::> ~.
>-<
o
x"O
o <=
..0 m
.<= '"
U b!)
.S s::
00 .'6..' .
... ;:l .l!l
-os::
ID bO',S
Q) P-
b '(a .
'"
.@ ~ U
--2
6-2
'-U <= >-<
Q) ._ 0
';0
P- <= "
fJ} ._ ~
~
......
N
b!)
<=
:8-
.5
-
'U
"0
<=
m'
'"
Q)
<=
;>
Ol'
-
::t
"
'"
;:
'"
ul
b!)>,
.5 "2
::9 0
'3 -0
..0 <=
'"
s:: ~.
o ~
P->-<
;:l. Q)
~
Q)
~ ~ '~5
- ~ >-<
m m Q)
~ .~ P-
<= Q) "0
~ .5'- a
Q)
<=
.-
>
&l
::>
c..
:>-,
....
o
ul
2'~
<= ,-
Cii:~
A.l::
bO
<=.Q)
~.fi
o
'" ~.
>. .-
Q) ,gj
>.<= .
':00..2
'm e '00
>-< Q) Q)
U .<=
0'] ::
~ m 0
gp 00 ID
:c Q) .a.
iiilioi
Ci.. ,~
b!).Q)
~o. -.5 >
-cl :C.
OJ;;:: '00
dJ} ::i 0
::> ..0 0.
M
. g- 15 ~ ~.-2 ~ a ti .~..
~ ..... .~ 19 ~ E -= ~ ..o'~'
U !!J ,'" <= .<=
;::l e x 0) *' _ ~ ~ 0)
.l:l " Q) ~ ;:l ~ - - '"
'" Q) Q) ,m. Q) O..c m
" 2 >-< P- ';> 6 ~ y
8 .to Q) 00- 'Q) p.:j >.
..c: ";:1 > .... 0 ..0,
.~ Q) ~~.;> ~
Q)ii",,,,'~~ E;&l
s::.......Q)~~oo~B
&~ .~ E - ~ 8 ..6~ ~
~ 1;.0) Q) ~ n 0
~"""o%,ii<=;:l -cl
~d ~ o]2~
~,Il "O~ ~ .~ l ; ~:~
"0 .:: ~ ;a rd OJ 0 - ~
s:: a]=;:: ~g.~~::::
m m;:l 6 "0 P- a .;:
~ rd.......n.__ttSlJ) i>
<ti
<.0
N
-
'"
.~
....
t
."",
.~
.;:;;
'"
Ci
~
.~
,
....
U
Q) >-. ... m
oS.t:~O>
.s:: c:: 8' ~
0> 0> :>,
~,5 F.t:
.c; '" I: I:
~ E 0> ~
. ro ..rJJ .& s::
Q) bD'''''' ....
... I: 'f "0
~';a S ~
oS.;':: Q) ..c
;:l oS "0
.~ ..0 c:
.... OJ tf.I i'd
dj oS ~I:'
'- ;:l 0
0"0_""
0.. c:: U ra
'" 1:"8
>....... .-
"- Q) >..
'E ~ '.'@ '0
ra f./) J,.., M
~ u Q) s::
'.c :..::: 5 :.52
"3.goo~
E 0...'::: 0...
~\
:'.\
~\
s\
-'I
~I
I
I
0i.'~il
l_~;~
!
i
~nlll.
~III~
I
5-1 -; OJ a.i:o co
rtI.._ > . _ c::
"3 u .- ~ ora ......
u Q) eo ....... ~
;E 'g. ti. ~ ~
~ -:5 S .~ g. ~
0> '~ ~ ~.~ .
...<:: "0 ~ '" en
~ .& ra.Q) ~ Q)
'" oS oS 'Ui ~
Q.i ~ '0 u
r:: Q) $ ..... .:E"
S.D I: ~ 0.. I:
0> ,i;' '" e
>>:g E I: !ih._
.t: "0' Q) Q) ..}, ~.
c:: ..c: Q) '"d ......., Q;j
.OJ.f./} ...... s:: t/)
':;
I-< ~ Q).ftl
ra ~ 0... ::J' rtI .
"3 S 8"0 o..ob--'.
U F.:!l '>- _ ~..5 J!? .
:2 v - '0 ~ c.
OJ c:: c:::.a 9< - ra
> Q) !:! .5 ~ ~ -a
<Ii
"
~ g
A u
l.~ ;:; Co ~
~ c .u -!
~. ] ~ .u
'u c.. 3" 0
dll~b
I I I
I DI
~IOII
-.......-.r-...
l)
r,('t
==-(~:'~
. ;
~->;,
(''-) j/ t
"t___-~
.
'S
'~ '"
"':l .5
.~ E
~ .5
" .
-.Q
<:l{;,
" <:l
,,"
8 ....
'{j""
" (l
..sr~
~ ~
~
~ 0"'0"-
o ..... QJ 0
(/} '"d 0... OJ
~.~ E ~
;:> ::I .ra ra
.m t) u
0... OJ __ Q)
bO..c 0 ..0
.5'~ ~"2
"" E ;:1'''0
~ Q) fE
]~!SE
c:: u. E
...... c:: olD 0
... 0...... u
bD U l:l ~
.5 '"d.fE :....
~ ~ Q) .2
0... .a 'm .~
"0 x
OJ ~ 2 .&
E 1: .m ~
x gfJj g
Q) 0 OJ 0
f---I I-< "'0 u
. u.
1
...
~(tj
0..
0>
......00
"'0]
I: ...
'" 0>
0> -:;;
U E
~:E
0> ~
~.'.z;
'ca. .~
E"O
OJ (1),'
> -:;;
.~ 'u
"0
~ ::l.'
x "'.
0> .l!l
0> '"
oS 8
"0
.1:
.'"
I:
'0
'"
[f}
o
""
'"
'1>:;
'"
~
...::
'''0
0>
'"
U
'"
"0
I:
'"
,..J
c<i
.....,
t-
~
oS
~
~
<:l,
"'-
,0;
.tl
<:l
'I::
"
'il
E
"
i}
<.>
~
""
~
~
0..
0> "'
OO;E
'" ~
~ ...
8'..9
'" ...
;c;~
o..'~
.~ 8
..<:: 0
~
~ 2
ro .r:;
'"
"50..
.D ~
~
"8...::
o .
OO:ci
""iE
o '"
0....
_ 00
0>
0..
~
.00
Q)
...
"'.
0>
'"
o '
e-~
;J ,5
0.. >
,~
...
OJ
~
'"
.~
'''0
I:
'"
f
II
II
I!
I{
Ii
00'" 0>
~ 0 ~
:E ""':~
7: ~ 2
o .D ;:l
Z "'
'W .ro'
> '"
"''''
!ih"O
uS 00' QJ
3 ro ~
... ..8
~ ...c: ro 'vi
(Q U ro
E g '0 'r:
.. t::: ~
bO 00 ro'
"0 .5 ,- E
~ 0................
'" ... ~
;g~.a..!l!
~'"O80..
8, I: ~ ...
~.~ ~..2
..c:
'"
0>
,5
QJ
"0
'3:
0'
0>
N
en
o QJ J-t QJ
o I: 0 0..
Lf) 0..0 ra
C t> i' ~'
~ m ~ ~.
QJ""" Q)-
~ I: ~
t) ro 0 0
~ bO'"O OJ'
,5 c: ~
....; ,0.. Cd QJ
~ ~ '"0". J-t
E '" 0> '"
"O"O;:l
~ ~ 'S.. g-
'S - 0'0
0""'....... J-t Lf)
0> 0 0..
J-t .... Q) t
QJ.(1)..o >.
g. ~ ~ '~
~ .~.~..2
"g' :g'QJ'Cl} cd
j. .~ ~..~ ~
<Ii
~ 0 0>
~ "0 oS
A: >........
.,s 0
~
'"
oS
o
'"
..c
...... 0 00 '"0 rJ;
~ 1:,l!"3' E
~ ~ ~ ~.~
ra .i:: .- v~ ..0
'.~ '"0 g ,00 0 ~
'.~ ~ c. i5 ; 19
~ ~ -::: . (1)"0
~ '" b'o.D 'g .D
. ~]a;:::: 11
0> ~ i1j
gp~ '" .,s ~ li'
i1j"013~~.<:
}; ,'m ~.'o 0 ~
o>{i~g..':en
.~ m >...... ;J ..0
..IS I: ",.0> .D ]
.~ 0 E oS oJ '"
.'"0 Q:j .... QJ '"0
'.1:. Q) ~.> :s ~
-blj.......-..OUbo
en ~ .g {l ,5 'Ui'
..c
F
] 5
ll.I ,5
i}~
<.>
~'il
s ~
e:;a
'- <:l
~~
E}tu
" i}
,tf U
:::::..;;
~ J.:
l-o.J'_t::j
""
o' >. Q) Q)
c: '2 ~ ~
~ .~ ~ ~
"0"0"0
~el1.B
-' E ... 00
ro .- QJ r:;
. ~ "0 oS '2
~ 2 o:QJ
'Vj ]'t) ~
E'1e "" 2
.- ro c:
.,g 0> ~ ,-
~ QJ.:J
$~"O~
,"'~'Ui+J
~ '" ~ .~
QJ - 0 uS
.... ra ~ -" ta
(Q ...c: u c .s:::::
... "' '" EO> .~
fr ~ ..0 QJ (tj
[f) e ,5 QJ E
,..;
gj
'~
,~
0>
~
en
~
'"
.5
'"
U
'"
"0
'1:
'"
,..J
N
r-..
....
:::.
l
0>
"0
.:;
o 0>
.... U
o..;:l
"0
o
b
.5
'"
-
13
'"
E
~
~
,c;
.~
u
-
o::s
.~
....
;:
~
.~
.",
'"
.r:.:
~
;:
'-
"
""
'S
Cl
;:
b<o,
'<;;
'"
Q
"
""
~
,
.i:'>
(j
.l!l
o
o
...
ui
<lJ
u
,JS
;I.
'"
-€
::l
u
"-
00
0;
.~
:>.
... ro
0.
-5 ~
o if
...
J-l .~.
O'U
"''U
:33
....0
ro u
<lJ
...
<lJ
'''<::
~
~
o
'.0
ro
.2
'ij)
0;
o
:;;J'
00
Li)"
....
,(fl.'
o
tr)
<lJ ...
.<> <lJ
~ :>
o 0
0; ...
o
<il
..<:: g)
~~
::l
J:;i.J
'" <lJ
<lJ"<::
00'"
... <lJ
ro :>
_ 0
W,. - .
. -!!'S - ..~
.'au .j '051 !.
. ..8 i~ :~.
. .... ...z c..
-0:: :9 ~ ,5 -gOi
6~"Ol'C-g
-d ~ Q.. ~ J-l c::
Q) Uj _ 'm (l) ~
'U ::;: 0.2'U
'C ~ ........ <JJ rcl ....
OJ U .... c: ~
~ Q) . 0... H [Q
:::; 8 <lJ -::: '"
...s:::; Q) ..0 ~. OJ
o ~ 1;; "tj 0 E
~ ("Ij '~"3 'uJ ~
..... OJ a -.2 ~ ""d
~ it:o ~ 8 ~.
.";:i u ct:S t:; 0.. J-l
"t1 rJlbO 0 ..0
... -g '6 :0 -g <lJ
("Ij !:! .- e ctl "'0
Q) 0). t+:: Q) ;j
9-<..- .fi '0 ti u en
u '-' Q) - C ....
.;g ill So ft< S" ':~
0; ,0; ,~ 'U 0 '."l, 8
rtI.~ ID'c u ::J ;i
...J :=: 'U ro ro 8 0;
..ci
~
~
-
11
'i1
.s
"-
.Q
'"
"
"
z""
. "
"
~ ~ .
",t;.
"
:i5
:;
"
Q
'\\,". . : .).;'
<:l..~\.'f '~k . .: . . -~
"'-,ii. ~c--=.,: ;'~C7,: -":-,
!f' ! .~~~ __-:::=--=~~~_..__ _:. ~:~"~'.'
~ ~ -'---T".-..' - - -
;;\.sl ~H' . . i.:':,:, .'- :.
-f! , .,--'"
~_ Jo ~-'
= .ft
~
'"
;g
J:;
(f) .
-s ui
~ ~
0.;'=
... :0
00 ::l'
"-' .~
'OJ :0
-S ::l
0.
.~ ~
::l
'"
"'.
<lJ
:E
-
:0
::l
0;
..s
<il
00
tr)
-o€
o
o
....
'"0 iri
~ ~
",..s
~]
....
'f-l'~
ui'U
.<> <lJ
::l ~
~o.
'U <lJ
. ~~
"''3
<lJ 0
<lJ ..<::
.t: V>
~ '"
0.<>
~ ::l
~.~
<lJ <lJ
U 00
.$. ~
~-
u
...
<lJ
.:>
o
u
'U
0;
::l
'0
...
Cl.
...
ro
~
....
0;
;s
'~
<lJ
00
",l'tl
...
<lJ
:>
o
u
~
o
o
o
....
...
<lJ
~
'0;
<lJ
U
~
i
<lJ
..0
~
<lJ
<lJ
.~
~ ...
8 0
V>
'8 Q)
's ~
-0::'0
.
-
<il
..<::
,'"
'U
<lJ
'U
'S:
o
...
0.
ui
V> <lJ
Q) '0
<lJ <lJ
.t: 0.
V>
0;
<lJ
~ <lJ.
o !;O
~ .~
~ ~-.
0;
ro
~
o
~~
1!
~.
~
'"
roo
~
-d
<lJ ...
002
... '"
-'" ~
, ...
:>"<lJ
'" ~
~ ~
,:;: 'U
... 0;
'U ro
]"'O'"OID
<lJ3 ~ '0
0; 0 <lJ
OJ bh. @ g.
-S <lJ 'I:
1-1 ..s:::..t;) .....
Q) ..... Q) U
"'0. Q) "'d Q)
.~ ;; <lJ Oi
0''<>0. (f)
U ro <lJ
!"O (ti,
-dE]
~ ,g ~~
.- ......0 .,b.
b ID ~
Uj OJ ro."
~ b' ~
b 0... B "3
0... ~ u
<lJ~0i:E
Q)' :> OJ
~ .8 ~ :>
oj
... ~ ...
<lJ 0 <lJ
~ ~
0; <lJ <lJ
~~8
.:: <lJ V>
<lJ '"
Q)."'O bO
" 0; ....
J:: ro 0
<lJ '"
;.c ..0 ~
~ ::l ~
<lJ ... <lJ
'~..c; E
0.V>
....
~
o
8 ...
::l 0
8 '"
'2 Q)
'S~
-0::'0
<lJ ...
oo<lJ
... ~
ro ro
- ~
, ...
:>,<lJ
"'~
~ <lJ
<lJ '"
,:;: 'U .
... 0;
.'U ro
.
ui
<il
....
2
-'"
>.
bb
.::
;a
...
o
.u
u
ro
2€
-c:= ~
~ ::l
.:: 0
&: ~
it!
<lJ ::l
~~
~
o
....
~
.0
8-g
::l ro
8
:~
-0::'0
.
,8",'0 g!
<<::
.::
.9 Q)
~ ~ a.l
'U <lJ Ii;
ro ...
'" ...
&..E
V> <lJ
<lJ
.t:
...5
oh
0; 0
.~ 0
ft-Lr)
u.
V>
'U
.::
-'"
... '
<lJ '"
o...._~
'"
:....Q)
.9. ~
~
00
',::
:.;2"
...
ro
~
'U
<lJ
p,.
ro
..--l '.~
'U
<lJ .::
~~
....,
<lJ
00
...
-'"
V>
.<lJ
<lJ
.t:
ui
<lJ
"0
0.
V>
<lJ
<lJ
...'
E-<
... ~
2 .::
.:: <lJ
~'U.E
.:: ~
ro 0.
<lJ
V> 'U'
.g
J:; <lJ
Q) (/) ~
~
00
.::
<lJ
<lJ
i
.<lJ
'.<>
<lJ
00
...... ~ :'"d"
0- .::
ro
8 ...
::l 0
E V>
'2 &:
's .t:
-0::'0
.
...
<lJ
~
'I:
~
u
:0
'"
8
B'U
::l <lJ
-0:: ...
"S.
ui ~
"0 ...
.t:<lJ
.:: ...
o ro
u V>
~ ...
~ ~.
.:0 "0
g'".t:
,~ .::
::: 0
~ .u
u
.:: ...
0.0
<lJ.
"tJ
ro
..<::
V>
.::
..s
<il
V>
<lJ
'3
'"
<lJ
...
<<::
.~
o
'.0
u
<lJ
2
o
u
<lJ
0.
'6..
'U
.::
.l'l
'"
'U
.::
ro
.l!l ~
~ ~.
'U ,-
:>,'"
..<:: fir
~'U
ro <lJ
..<:: ...
~ <lJ
lll'~
~ ~
<lJ'<lJ
0'<>
~
.i:J .5'
I:
ro
'U
.::
'"
'"
...
B
.::
_ <lJ
- :>
.~ .~
0.::::
V> ~ ..2
'" 0 V>
~<=
ro~
u
'ro
1'0
'U
<lJ .
ft~.
u ... .::
V> <lJ 0
'U 0...<::
.:: 0 0.
ro ~ ._
..- ._.00
.::
o
'.0
'"
'6
~
'U
.::
ro
<lJ
u
.::
'"
.::
<lJ
C
'iii
::E
~
.::
ro
p::
"'"
~ <lJ
O-s
<lJ
N 0
'00 ......
g E
8.2
'2 g
's ~
.OJ ta
~~
V>'
~ 1S x
'5j [J 's
8 -;;; 00
::l 8 .::
8 ~ '~
'2 .:: 0
"'::::
~ 0..2
.
'U
<lJ
'U
'S:
8 vi
0. .g;'
<lJ 8
.<> ~
.::
<lJ
:::
{3
-S
'~
<lJ
u
~
'U
...
o.
u
u
ro
o::s
-
;:!
,U
'"
Ii:
'"
~
(J
V>
<lJ
:>.
<il
:>
:;;J
..<::
.V>
...
<lJ
.:;(
.:: ~
'1: ~
eJr'l:
-d
~ ?f .e--"O ~ "
..<:: 'H .t: 0 0 o.
tI),..::.cj (/) J-I :t:l 0...
(J'j 19 J-I >. ro
<lJ V> 0 I: u. j!)
OJ ... tll td 0 0
l::l "." """ ......_
:e. OJ """ "0
::;pJ.t:~Q)bO
~ '0 5-1 >-,C
'Ujg"tJ a.;;;a
11-S....~ """
<lJ .00'S .Sa.
'I: ':;: ~ 0-'
.... ;:.. IoW-1 <l) "0
~ '"d V). .... ~ ~
~'.~ OJ Q). ro ca
o ro .!:l'.o .-a ~
8....t) ~'...... ,,,_Q)
.......... -. I ro.ii) "0
V> :>,~..<:: ....'"
OJ""" b,Q' (/) ... ...~
~ ~ ... V> <lJ,v>
in:'~ 0 :u '.~ ro
gj V> :0'6 ~ .{i
~ ~ ~ 2 .5 ~
,,;'
x x
o 0
.<>.<>
{i{i
.:: .::
.- .-
~~
00
....
]1
?foi
00
N '"
0) .
,...
- ,
<::: ;::,.
.- ""
....
~ g,<>
::: 0...
'"
'"
.1::
-.s
.".
';:i
Cl
'Vi
'"
0
~
~
,
-
'-
U
OJ U C '" ,5 v
CJ 0 u
..c .n c "
f- '" ..0 U
'" OJ en
-.;; OD ~ "0
~ ::t: '0:; .b
'"U": 0 ,~ B c
.~ ,
~ c 0
0 E " u
, '" ~ :,;: 5,
c
" ~ OiJi OD
~ ~ c
'" ~ '" '0 ui
OJ u '" OJ
c :> ui P.. ~
to ,S '" '" '" "
.. ~ '"
0 ~ (l, " .n 0 <::
:c '" '" u -
OD :>,
'" ,- 0 .n c ::!
bO~ B u -.;; OJ U
,- ~ '"
~ ,- c ..c OJ Ii:
.~ >. '" '" E -
Ku '" ~
'" S ,;!l ';:::
c: '" '" ~ "0 -.;; g. ~
iJS 5, (l,
'" '" .b 2 u ...
:> 'D 'U; ... ~ c Et ,a>.
OJ ~ (l) 0 <Il '"
~ .E OJ :> :>,
~ U 0 U <Il :> '" '-
U
oj ""
...
....~
~.
~
.~
~.. .
.... ~.
u
..
"0
0:
'"
F
0:
Q)
OJ)
0:
:g
'S
..0.
,S
'"
S
'"
;,sse:
0: OJ)
o 0:
.!ii's.
]. ~
e:]
~..!S
~Vi
o
'"
:t;
..~
,
~
U
.
(il"O
',E ~
'"
"
''''d ~
.S ~
'"0. "0
!3 .&
o '"
'" l:l
9~
.l!l
0:
..OJ ~
E '"
Q)
OJ
5b
'~ .~
'(;l Q) Qj
S"O"O
"
Q) 2 U
!5 'ij\ ,S
<Ii
OJ) 0 '"
0: ~ Q)
.,., >-< "0
"t: Q) ra
'" "0 u
0.. ,t) JS
OJ)
"0 .S 0:
~-o:9
ro ClJ 'S
"0..0
gp ';; '"
,_ 0 " ,;..
:9 ~ 0 .+,.'.
"S" OJ 6 '0
..0..0 "0 ~
......'"d~;C;
o g S .&
~~ OJ):B
Q) 0: >-<
'i:: J2 ..9 . u
ro u'"d 0
:> ro ._ +-
-B 0 '"d
<: ~ ;0 ~
.n
~
C
..
3l
Q)
u
u
'"
Q)
~
'ij\
"0
Q)
"5
l:l
0:
o
U
>-<
'"
1:
"0
0:
'"
'"
Q)
"0
'ij\
Q)
;,s
~
'"
"0
Q)
~
"'.
u
..9
'" U)
'" OJ)
1: 0:
!'I:S;.a
Q)u
.~ ]
~'O
.
't:~] ~~~
.E - :> .ra"(1) 0
, ~ ",.u .'" 0:
r::: 0 o....-d ~ 0
o c:: ..... r::: ..0 '.0
.0_ "'" >-<
"0+-..0- 0
Q) t; ro "0 "'d. 0...
~. 0... .>...8'~ t:
g Q) 13 t--.. "S: :B ."
~ Q) 0 0
Q) ..... .~ .8 J-l Q)
..oo"Ol!)Oo;,s
:9.Eg<~]
.::i OJ ro:
o $-I CI} ui _ CI}
..s; OJ OJ ro '-' cO
., ..0: 0 Q) "3 Q)
t/} ~ '"d ::a 0 ~
gp..' 00 oo"fii bO~'
:Q ~ ~.S .S-2
_.0: _ ,.:.: 0.":': >i
'3 ""3 :tJ E :tJE
~ ~ ,.o.,o...t/).o....Ul
u
>-<
.0
~
:u;
';;
]
'"
U)
U)
Q)
u
u
'"
~
~
:~
:g
Do
"0
~
~
!!}.
~
o:c;:;-
Q)~
'i:l
Q)
>
0:
o
U
OJ)
0:
:>l
>-<
'"
Do
.
<Ii
'"
Q)
>-<
'"
,.:.:.
>-<
o
~~
cJc
OJ)Q)
e E
o Do
~ ,-
'" "
~ 0-
o Q)
bl:le
0: ',"
'i:l 1;;
Q) ..0:
"Q) u,
>-< Q)
gS
.
.!!l
(il
~
0:
Q)
b
U)
'"
Q)
>-<
'"
Q)
u
.~
.~
"0
0:
'"
Q)
OJ)
'"
>-<"0
.8 0:
(f) '"
.
.a~~~~~~
- - ",.~
~ ;:: ~ ~..~ ~.
~.- ;: ~ ;:~.
~~~:S~~
.5 E ~.~ ":5 ~
Q:i '!",. 0 ~ ~ .~
~ - ',,"'~
'S .2 ~ . ~ l::t ~
'-' ~'t '" oS ':5
.... ~ 0
::: .~ N ~]
'~.a>""oi>..",
~;..:: ~.~ ~,r:\'
Cl . '" ,,-!:: ...
;:t '... tI} l:Q
eo ~ ;:: ~ i;l,l ----
;:: 0':5;:.....
'... ..::: N .:.:: U
13 b<l '" '1:
0.... - ~"= .....
_...:::, l::t "::l'::.~
- .C.-....
..e..~.....&boO
;:t ~ E .~ ~
~ ~ ~ "C ~ ~
.... '" '_ R. ~ R.
- '"
"..:::
13. ~.
"
~ ....
'"
'" ~
'" u
'" '"
::: '0' .
.~ ... ~.
~ ~-(,,)
~ '" :s
- " '"
.5 :c ~.
_ u
i;l,l.~ ~
::! t:'1:
~"'~
b<l '"
;;: ~_'"tt
.~ ~ .:;
o. 0
-"1::: El
- '" ~
~ s.,-'"
i;l,l ,'~?
~{!U
Q
~
~
u
:s
'"
Ci
~"
.~"
I:
....
I:
I:
<C
-
~
QI
-
....
[JJ
<
"
on
E
E
=
"'....
'J; ~
"''''l
~ 'Uj
.5 ~
'" u
'=E .,~
'"
'- '"
1;3.5
~'t
- '"
",-
2:S
..'1:1 ~
'" '"
~
'v; .~
tJ"'l
b<>-
~ 'S
..!:l"",
-:E
",'
.s.u
.>::
-
'"
=-6.
~.
a
N.
N
.'1:1 ~ E '\::$
~ t:t 0 li::
~ ~'"
.~ ~ a
"it.5 ~ -~
~ ~ ~ p
'f;) ~ ~
;s t>o:C
~ 00.5 ,~ ~
..l:! -~ .5..9 ..g
.::;! ~ ,g., u oS.
5..~ ~ ,~;s
o.h t:t..I::Io l:.
.... '-
"'- - '-'
f} ~ 5' E
. 0 "t:$-
~ u .~ o.G
.... .~ i::L. '_
.... c---" ~'~
o E.. o..~ ~
- ~ 0
'" 1:l
~
u
'>::
-
"'.
'"
....
"
"
i::' 11.
~.b
" '"
o "
u....
~ .,::;
~ ~
",-.-
-9 ~.
~ ~
~' ~
"'l '"
.;.
.~
~
on
''-<
l"l
U)
Q).
.S
OJ
"0
'S
CJ
c
'~
p::
Q)
~
Vi
(il
>-<
Q)
0:
Q)
CJ
r
<D.
.9.'.".
. .- .
, ..
. . ,.
a.z; "00
~ .~ 'M
'" u
] ~ ~
~.&"E
'~.~ E
~ 0 Do
0: u 0
Q) OJ
" Q) >
c-t,"t: Q)
~ '" ,"0
..0 0: Q)
:::l 0 ::::
'" '"
Q) ...... ro.
;,s '" E
_ e '"
"'0 .& ::J
Q) 0: "0
~ ,- 0:
o .-
:=: ~ "'0
-.8 i1l !3
~ ~ ~
,..,
,
Iooo...t<.-:
:::..
t
e:
:::.
g,<>
:;;
."
bo
'5
"I::l
",.
~
'l:;
-
"
'I:
1:;
~
]
'"
~
<t;
<:!
-
:::t
'-'
'"
E
~
"c-
.a>
.~
u
<:;
-
;:I'
"
'"
;:
'"
o
,a>
(J'
-
<:;
.\:
...
'"
:0
""I
.:;
~
:::
'-
~
.;:;
CJ
'" 0.<::.... <::
~ ("l") b.Q 0 Q.l
~ [l:.E ~ -+-'
-B>.....~.~
~ 0 oOgjOJ 5
OJ) ~o~ 1; '.jj
.r- c:: 0 ~
.... ..... ("l") ra "'0
;a :9' s:: ro'
'S 'S 0 tiJo D
.0 ~6 ;; ~ .
"'0 0 (/}"O Q.l .c
~ '"d' eo"(tI "L.o. b.O
,'" OJ .5 <::.2 'iiJ'
&:9 '"Cl ro_..s:::
OJ> 'S~ g] OJ)
I-< P co _ "'0 s::
s:: 6. '6"ti);a
ro' _:-:::
":5.$..c: P..~ ::i
"'"0:.8"0 ~ ~
~ "3. "3 cO 0
~ 0 OJ .0 of! ti
~ ~.~:~ ~ ~
"0
'u;
'"
Q
'"
""I
~.
.
...
o
CJ) I-<.s:: 0
2 0 rd.:C
" u"
: b -.:e ~ ~.
.g ~ --
...c::. u ~.~
u ,,"
:z .0 P-
o;:.. fJ1 ~
('lj :9
C 0....0 >
OJ OJ 0
E L.o ~ 0..
OJ .2 ... 0
u .;:::::1........
" 0
~ ID. ~ ~
:P Q) CJ)
'2 ,~ ;::l
b.O ::I QJ
,5 1:: 0 ~ .0 0
:9'o~cui
'_P-:tl OJ :;J
~ ~ b.O~ ~
oi
.~ cJ
~ ~
-,
.!S ~
~'~
"0 ;::l
,5 -g
<:: '2
" 0
OJ <::
...
OJ
'<::0"
;:
OJ
u 0
<:: ~
"
.~ ..
-0<::
OJ OJ
.<:: u
~ "
<::'0
- "
...;
U':l b.O 0 Q)
(tI c: ........ :5
.<:: '2 "0
~ QJ OJ__
,.J QJ "'0 0
~ b '>
Q) V'J 0 23
;::l ... u
0- _ P-OJ
] ~ ~.~
u ~ .9
2 "'0 ~
OJ) - gj :l:l
.5 ~. <:: t"^
... u ~
~ ro QJ
..........c bO s::
;::l ~ <::
..0 ~ 's.. >. a.i
2 e a ~
.~ ~ ~
P- 0 <::
8 :-E ~
P-"O "0
P-"O <::
" " "
"'
OJ ._
~ ~
OJ)
'.jj ;::l
.._ "0
E <::'
,-
'"
-
<::
.;::
.....
'"
;::
"<::
'g}
Q
"
"<::
~
,
.....
o
~.",
.'.I.~
,-, ,.
. . ,
,,'6 . .,' !4t';
e:s 8. :,:
o~o
Q-6o
-as.'tj
Bii-g
"'Ill O.
lJ(3O/)
C ~ '"
.2",c::
",C'ij
at::;::
~~~
,..0.0
~
.... G.
Q) Ql. .~
.'-g.~ ~
o~ u
-g E ~
.s.x ~
.~
~
~
I':
o
'.0
'"
. ."3
u
...
'0
.... tll c: OJ "'0
...c: '" 0 u I':
.~.~ :c ::J ro
('(j r./) rlj "0
b ro - &
rJ:j ~ e I-!
0.... f..i 0 ro
'" 8 '0 -'";:l
OJ "'Ou
OJ QJ ._
.S-5!:i.So~
:E .- >
"d" . ~
Q).;>>--
So ::! VI':
"0 000 ~ .~ ~ 2:l
~~@::E"dE
'" Q) "=' Q)
'" 8 g.o
~~. "C..c:
~ "0 ~ tf.l tr.l
ro~~~E.~
Q) 0 :: (JJ .& CS
.... ........... Cf.l lo-<
U)~..8 12 ~8
OJ
6
.2:i
.S
.0
Q) "'d' Q)
ro s:: 'U
::> "':E
cr' , Q)
Q) VJ >
"0 '"
'" ~
'" i?
Q) OJ) I':
.~ s:: ~
> 32 ...
8 u QJ
0....::1 8
'" Q)
u" '"d I-!
~ s::-.8
'OJ '"
b OJ) I':
I': 0
I': '!:: :0
ro Q).~
~ ~ :9' ~
~ ~ ie 13
I!L 8 8~.
bO""d Q) :>-,'''''''
s:: Q) ..s::: l::'~
'-, '"d .... ro H
~ ._ ....... '" o.
..... :> 0"'::::- :+::
rtl 0 rJj U U
0.......... s:: Q) Q) tJ5
8 0.. 0 .0 .!:i gp
Q) .- ........ "'0 '!"'1
o ..0 .~ ra ~
J:::...... >...c: 2 ~
"'0 ra 8 fJj .~ S
s:: ~ 0.."'0 .....
rtl 'N .,... 1""\ ....
'" - 0-'-
o tll --.r::: ctl I-!
.... Q) '+l OJ I-! Q)
.l!l::g..c:"O &5
'5 .,~ .~ 8 ro ~
- ~ '" -..c: 0..
~ bOg 5,-:::"0
,S co 8 :;: I':
511 "0 ~ '"
~ '" 0.. 0.. "0 '"
~ 0 E ..8 '" OJ)
;;:; 0 g: -t 2
bvu",,,,bO
~ a .5 0 S '00
u
~,8
;soo;
U Q)
"sb
OJ)'"
I': '"
:s 2
'" I':
0..'" I':
o
Q) 0 :t:l
..s::: ..... (lj
- "0 u
OJ) "'..8 ill
I': ,!:i ""
"5.& ~ s::
-.'" 0 ';;J
s:: I-! . 'Zl',
'" '" 8 .,-
Q).o 0 ;;:
'UC;J:::s:;
:E I': '" ,,g
~ -: > rtl
'" 0 u
~~8..8
... ...
'" 0
~ ,q
>;:;::t
I': u
",$
o OJ)
- I':
32
...
'"
0..
"Ci.
2 '"d co gJ t)
..0 Q) .S b.O
'fj) !3::::= r::
~~ ~ e .2
~...... u
"0 .0'
s:: QJ .$
rtl ..0 ~ ca
;;J ;;:
I':
'"
'"
...
u
'"
<Ii
'"
'"
'8
'"
...
0..
.9:::::
.", '"
'E~-5
~. ~ ib
'O~;::s;;:
ro 00 ~ '.9
]'-~ ~.~
b() ;:i ._ OJ
I': 0.. > .0
3288-5
I-! 0 0 I-!
~J:::J::: iil
OJ)
I':
'0,
'"
u
'"
"0
..ffi....
o
Q)
...
Q)
, ..c:.
I': _
o
:0 '"
'" ,,",
>"g
2 '"
'" I':
;E
8
I': 0
00-1 U.
;:;
o
....
.....
t'd
.....
=
<.J
...
....
U
"'0
I::
t'd
.0; ;.:' ~'
~ .8
'" '-
;:::s..~
'" "
I::
....
~
...
t'd
~
~
OJ
...
'"
I':
'"
\)
rl
"0 '"
;:i]
lH~
"'''0
'" I':
;g 's .~
'0 .S ca
JS Q:j .C
b1) -5 't5.
.,; 0 ::>
]-5]
s ~ Q.J
..c:.
""o...c:....
~ :::: bD
'" ;;: {i
$ "'d ro
o '" I':
~ So'8
!:: .00 0
...... Q.J "'d
~"'d....
'" Q) 0
P-. .0 I':
.s~
Q) '"
~~
o
1':. ~
"0 0
'";:l .l!l
o I':
..c: '"
'" 8
~ '"
",0)
u
"0 OJ
I': ::>
'" '"
.$ ">
o _
- I':
OJ)",
I': .,;
;g '8
'" 0
P-."O
<Ii
""d bD J-i
Q.J'S:= ~
":ti;.rj'""iU
..s'S~
",.o~
ffi Q.J 0
J-i ~ 15'
'" >
$
"0"0
'" I':
> '"
'" -
0..",
",'"
> b
,- '"
ie '"
~-5
x I':
'" '"
'" '"
OJ);;:
... -
'" '"
...J.o
's
"0
'"
"0
.'~
o
>
'"
'"
.0
"0
'";:l
o
~
OJ)
I':
'6..
'"
u
'"
"0
I':
.!S
>-
.0
"0
Q)
-
'"
...
'"
0..'
'"
'" <Ii
2 bOo
.s ~
Q.J:9
p.. 'S
'.0.0
-"0
S ~
oj
;
.AooQ'" ~
~~ "
.~ &0
ol!
. 0.0
i3~
a1:'
~.
!l.
,0
'€
0'
0.
~
~
~
1;
g
-2
",,----- s;
. ~~)
""
o "
1lI1l1 .-
.1;~ ~
l!!0l <.,)
O.!;; .~
"i! "
: 0 t::S
.,:: ~ ::
.~.; ..9
0" .
60 ~
0"5 :s:
"
c.
""
"
<;
f
~
'"
c
<t
""l
s:
"
0{)
ci;
<::
~
"
;:
~
'S-
.e'
U
.>;
Q)
~
ll) .
_ ll)
p,,-
Ed
o .~
u '"
bell)
<:< "0
._. U'}
p" .~
P"....
'" <:<
5-< ',Q)
;;:6
<:< p"
gj '3
... 0<
ii ll)
~ ll)
0-:5
;:l"O
ii S
5 8
u '"
6
.0
J:::
'"
ll)
.;-g
"0
..l!l
00
<:<
'6
'"
. .9.
~
ll)
J!l
.'><
o
...,
ll)
ll)
.b
.",
.E
gj,
<:<
'2
ll)
p".
o
>;
'"
;;:
ll)
,::;
...
"0
<JJ ~ ':0 ' Q)
-:5. U ll) ll) ..0
;:l ,~"?_
Bl:l:a""3~
g 2 ;:j U ;;:..
...... [tl Q) ca Q)
~~~E~
~ 3 0 ~ lS
c "0 '"
.~ gj...... .1:; 6
...... tf.l ca ~ a.
"1 e ~ a '0 ~
ll) 00 -g ~ ..<:: ]
~ .S ro 5 ~."'d
6 "0 00ll) ll). ':;:
o ~ .S ..c= Q):.a
J:: ...... rv : ~ .s.
o b.() 5-l ::> ro ..c' '"d
.5- -.e ffi 0.. ~ ~
~ s:: OJ r.f.l:.a
U Q) ro U u ~
~'~E~m~
u
I
ll) ~ 00
,rJ rd c
"02'2
~ ~.
0.& l-I
~ ~V3 ~.
bO Q). ~
~.s1!
'" 'Q ;;:
o
~ ~ ~ '1:i
s:: 0 -'-..Q.J
ctl ',c :> J-i
Q) -15 .~ 'S
~ ~:o cr
""' '::1 ~
.8 .8 p,. OJ
-r./} o..c
1-1 ':'d .... ......
.~. ~ Q) ~
l-I._ l-t
.OJ '-:= :n >.
...... l-t '00 ro
>< 0 .-" 6
.~ U >
'"
0).'0
-:5 c
>;0
..0"
'"
"0 .s
ll)..o
'S 6
0<0
Qi U
...
60"0
C c
:.a ra
;:l
] ~
"0 ll)
ll)..o
'"
;:l
~.
6
'2
'8
'"
ll)
.D
:g .~
"0
'"
'><
o
"0.'"
~"O
'3 <:<
0<'"
~ OJ.
. c-
.~ 0 ca
N;;:
OOc
C ll)
'J:: Q)
..a tJ
u.U)
..l!l '"
g
'"
6
00
c
.2
ll)
~
U
'"
00
c
'2
ll)
~
U
'"
1::
ll)
fa ...
S '" _ 0
ll) '"
p"c:t:l
ll) ll) C
l-I -~ ~
~.~ .~
ll)
.p"
.'"
U
'"
"0
B
<:I.
-
;:
u
'"
!:
'"
c
e
.~
u
OJ Q) en 2:! ro
.D-:5liiOJ
"0 'C ~ "i
"'S..c2~'"d
. 0 .-=: ra 'S:"
..<:: ;;: 6 0
'" '>< ...
00"0 0 oj p"
.8 .& E .~ .:a
J;:i.rtl I-l
~ bb2 C
tj..&"s:: ]",0)
'" c.~ '" 6
__ .- bO p,.'
o. s::.. 'S
...b;a ~ 0'"'
."8 .(u ~ . t"d "OJ.
~.'" ;:l..<::_
+J B..D '" '"
~.~ 'E ,.g
H .... Q) U') .-
:E ~ 15 >
~~:.oo:.a
~ ti:l rd U .S
'1:i
'" '" '>< Vi ll) 0 ;;i ~ gf' on '" 00 E
... :(l 0 -:5 ~ '" ... c
'" ll) ~ c 0 0
U o;S ~ OJ '" ll) ll) ~ .~
""" U ;:l ~ ;i ':;: ~ <0 '6 0 "0 J:::
<:I o;S .,,' C '" ,~ ~ " "0 -
'5. '" U ! ,9 0 'S .~ "0
't 'a ~ "0 ~. ... ;:l.OJ
....'" 6 p" S -
.... ,~ '" ,~ .& '>< ~ .D "0 .D C
'" '" '" ll) .b '6 0 0 '\ '"
~ z '" ... -9 OJ
;: ~ p"", U J::: p" OJ OJ .E ~
"<:l "'- " p,,;:l .Q ,:a ( " -:5 {i
it> .0; "'- '" "0 p" " 0 U
.:; ~ ... ,-:;: 6. '" \ " '" - OJ '"
CIJ '" E . c ll) ~ B '>< >
'J: '" ~ ~.- .D .ll) ll). ll) .. ~ 0 0 .& OJ
g] -9 '" ~ ~ ... -:5 ... . 9 .D
..... '" ..<:: ... 1! 0 , ll) '"
,E '" 0 . 0 <0 - ...
- '" '" .00 0 6 . z "0 C "0
..... ~ ,~ '>< c ;;: g: ~ "<:l .D .",
- ~ '" ~ fa .8 ;i
~ <.J '" @ "0 c. ~ .& , " .:2
tll '" .11. '" '" ll) 0 , " .0
'- ~ .~ ;i 00 OJ z 0 0 ..<::
;: '" ~ """ c ... '" 'iil ;[ ~ p"ll) ~'"'O
\.) .~ ll) ;=; 0 U '" .~ .~-:5 '"
:!: '0; "'. -:5 "5i :9 '" ll) 1
= "'" '0 OJ -:5 g U ~ "0
',," ~ 0 c
..... 'w "i;j c .& ..l!l '" '3 >.. .- \ '" "0 0
-~'.s ~ '" - - '>< J c '"
: v.; "tl '" '" .D ll) .~ 0 ~ .!!l
':;: ll) ~ U ~ '" We,
2l tll "" '" ~ " 00 ... '>< '" '" ... [',.0. . ~ OJ gf'"O
" '" '" elNI)lllV<I ;',,' llOUSI^ " .~
0 '" '" ... 2 c .0 ;:l '>< ~o ;:g '"
;;;; '" ll) '6 ll) ll) " a'~ 'I:: ~ :.0"3 ~ '<t<
~ ...... ,5 '" " ~ 0<'<:: ... ;~ 2-
.~ c '" c ll) U '0 C
'" ll) ~ '" ll) ..g "0 ;:l OJ .. U'~ '" 0 0 ,
.3:: c ,E ~ B .<:: -:5 .. ~ 0"<:: ....
>--l v '" [J} '\. ~~ ~ ...
- - '" '><
u .w
, '" '" "'" ,; , -....~ '<: .n
~ C .-< '-
'-
u
N
'"
ll)
.~ Q) ';.0
,r8 ~
ll) - 0
Q.I !D ~
'. b E
'" p,,2
ll) 0 C
.j...j'''- Q.I
ll) ~ 6
..c: Q.I' Q.I
~ClQ)
00::::
- '"
.ca ..c;.
;;:.<fJ
. ,~
~.~
@. bb .
:g,s ib
" p":E
~i]
'" - '"
.n
oJ
c
o
N
~]
o ...
<fJ~
'" ll)
6 tl.
u
-
<:l
!
'"
::l
lr) .'
s:
"
b<)'
d:
'V;
"
Q
~
~
,
-
(j
tf.) >. . "'0 OJ 0
Q)........ >. Q) ~ ......
u ""@" ~ '"d ~ U}
J9 1-0 .9 .- 00........
~.gg8.Sm
..... .E:i 06 0.,,,," ;;:
"'" :EQ) U) <:
;;: u .0 "'" 0
.... :a ...... :9 E:: ~
o !::::J 2 c::
~ ] ~ ~ .5 .~
~ l5...l'l 6 '0
............ ,.Q)::S'::S
o -M ''':': 6 U
KJ Q. .8. . ~ '2 .5
tn ~.-
'" 6 0
. rtl Q) Q) rJ)
0.,.0 '0 0., ~ :::;:.
x' QJ rtl 0 ......
.(1) '"d. c: ~ -.8
0.0-:::: bO"O 0""':;
c:: ~ '00 c:: I./") m
3~~j~~
"0
00'
Q)
u
-l'l
,....
;:l,
U)
~
'"
c;::
0.,
;:l
..:.:
'"
Q).
....
..0
~
.~
~
&
~
~
1;
~
'ii
>
&
l
.
~
~
1;
~
~
~
&
.
~
~
~
~
~
1;
c
~
~
&
:::
~
~
.~ .
...
c
'>:
"
~
-~
".
~.
.!l
e
'E
-.:
~
:':
u >,Q) U) ..!!l M .,s M..c:: :;:: ''0
"'" Q)'O Q) "'" <: c'.-::=: ~ <:
"0 ..c:: ";:: u E .:g '~ :a. ;;: '0. ~ (fj . ~
- -l'l ;;:
Q) 0 0 '" Q) 'a. "
g. .... .... "0 ,!:i
~ .... ;:l 0., 0 '.jj u <: .l!l I '. '" ,.
0., U) Q) ~ u <: U) 0 ;:l '0 ';::
'" o .U) '0 Q) 1-;. c: Q)"O :c C"'.._ Iii r----~--- <:I.
fr;::: ..:.: .~-2 :5 '" '" Q) ..... ~ EO
.... <: '" .... 0 6 ~"
-2 ;:l '" '" 0 € .8 ...J <: U) Oc ~
0,;S: U) ~ ,~ :E U) ~ M . 0 <1
.... '0 6 .- 0 &l o~
"0 Q) ,~ ..c:: .... -'" -~ ""
Q) ;:l Q) M <: .S u
.... ~"ti '0 ~ ;;: u. So oJ. 0 <: 0 ..... .... ~.g "
'5.c E <: &l .... u '0 ".jj "'" 0 '(;
Q) .E:i 'r;) .2. ;;: ~~
C"";:l ~ Q) ,6 <: '" o~ "
,6 ,6 '0 Q) U ;;:;::: .9'6 ".
Q) U :5 ~ .5 ""
'" .... Q) <: "0 .E:i "'"
~ .... "r;) .0 ';::: ~ g.t:i" C>
- ~ U) ;:l ~ '" :E '0 :9
- 0 -2 U) M ,Q) Q) ~6 M ~.:.c~ ">:
tU '" .... Q) 0 .0 U !!l ';::: 0 '0 <: e
~ .0 U) 0., ,~ '0 .... ~o- <:::
Q) 0 Q) '" " U U) 0 ~S " -
~ U :C "3 U '" "!:i 0'" ... ;:;
.... MO '" U) Q) Q) u"~
c:: '" -"", '" Q) '0 U) .0 Q) Q) ~ ~ ~~ " \,J
<: <: o,~ .... ~ 'Q) U) .0 .... 'fo :;:; .,
IlJ "'" ..!!l '2 "0 '" ;;: U - '0 .'0 0 ;:
IlJ .... "'" M .... U) 'r;) .."i <: ..c:: ~
... Q) <li "3 <: M.9 .... ..!!l "3 Q) "3 U) .;:l '0; ~
<.J <: ;;: <li 0 '8 '0; "'" 0 "'" ..c:: ,g '0
<li .... .... <li .... "
V) 0 ~ U ..c:: :E 0 U) ..c:: $: .,s ..c:: ;;: $: .... ;;: Cl "c-
- U) U) ~ '" ~ U) U) 0
Cl .-< <Ii .0 U ~
,~
U
'U;
'"
Cl
'"
.-,,;
~
.,
~
u
...
'"
(l)
>.
.(l)
s::.
o
.S
(l).
bO .
'"
....
(l)
:>
o
u
S::.
.s
-;;;
00
U')
~
<lI
>
8~
."'t:I ~
30
0....
~
l:J
cfl.
<1>0
.00
j....
<Jl
.6 "E ""d .E:! 5
~,~ ~"b'(l)
roo ..2 2:: ~ ~.
'w u 0.. 0 ~
~ !'tI Q) u.......
~ 8'"0 "'0
..... u v} vi QJ
o s:: OJ ..0 "'0
5.(l) u ~ s::
Q) fa'..rs -u ~
..0 ._ 5-t
"0 1;; .r;; 0: vi
"3- ~ _~ ~ &1 ~
o Q) ',c ;3' .1-0 fa
~ 0.. s:: . "0)
"'0 ctI Q) l-l ..0.
,gf_ ;j "p.. -:5 '" 2
1-0 ~'~-"
~ :;; '2 0 '.6"0
~"3.~v}f{lS::
"0 ,~ e ~ ;:~
c: ,..I:j "- -!'tI 0 1-0
j~.n;:S.2
....
-
<:::
.;::
....
'"
;:0
-,,;
.:;
<I>
'"
,5
<;;
-,,;
';:;
CJ
"0 <I>
"3 '"
O..c:
..c: u
<I> ::;
00<1>
s::
's... Cf.l
'" '"
u (l)
<I> :;;
-g
'" (l)
.,.. s::
Vi.:J::
(l) (l)
~"O
-
'"
:E
~':O
"0 ~
.S ::s
I::
.~
!IS
.u
fIJ
"0
I::
!IS
...J
-;;;
...
(l)
s::
(l)
CJ
...
o (l)
u,...o
~
....
<Ii
'.c-- I .1-0
;.::::~.2
'0 OJ
&:-:5
(l)
60...... "g"
s:: 0 U
.~ '-'
... <I>
ra c:....... .
~o s:: ~
~- Q) s::
o ..:e.S (l)
:oS .~ 0.. S
-.:t1 !:i ..s ~
~ 0 ~ 'g.
~"t:iO~
s:: s:: (l)
.,g .!'tI 0...
u '" '"
<ll ....... "3 u
rJ) g .-u .{g
(l) ~ .S(l) ~
J5 ~ OJ ~
00
00'" r.ii b.O Q) bO'
15 Q) c."O .5
...... .;g 'g. os: "0
b.O ,...., 0 (OJ.
s:: '"d ~ ~..9
;Q~00~
~......'w '"0 ~
.~.g~~~
~'.'i:: Q) ^ tb.
~ ~ ~ .s 8 ~.
.5 0..0 !;-: '"O"Q)
'"0 C .:;::........ l-l
...... ~.o..... ::l ro
'S b.O".tJ ::s 0 C.
R..o "0 'ii) e .... (l)
- 0 (l) s:: ..s"
..... Q) ctl (/) $::
<I> ..c: .l:: (l) 00 ,9-.
OJ..... a)"'.cC::l
~. (l) "0 ~ '2 c:J"
. '" s:: '> 0. (l) (l)
.b~OO~~
[i ~ l:t 0.. ~ ro
H
i~
it
In
;j i~l
.1 Hr
..- .n
ltg - tt:...
~. t~~
~~.H,;
:Ii ~ ......i
.r
.~
t.
Ii . . . f.!:!)'
I~
..c: s:: 0
...... ro.......
3
~
o
..(l)
-;;;
U
<I>
(l)
.0.
.S
"0
(l) s::
..0 rd ~
"0<1>
"3 b.O OJ
!2 .5 N
"tj::9 '00
'bO'S
s::....o Q)
'a ."ffi"
'" ~ ~
u s:: 0.
~ ~ 0
V'ra: l-l
S::;;:;,o.
'" v 0.
...J '" '"
.0
.b
'~
'"
S
~~
:n
"0:=
S::<<1
"'':ii
. ~-bb
...
.!'! ...
s:: <l) J2
'0 ;a ..0
Ul .e:: 0
(l) '" ~
s::
'>
1A
o
e-
::;
0.
"0
(l)
"0
s::
(l)
-
.5
:~
..c:
.!!l
"p..
S
o
u
u
'"
.5 .$
-;;;
'2;:
...
'S -B
c:J"::;
~ <I>
.<1>
$
-;;;
;:
-;;;
'C
~
<I>
(l).::;
<I> "0
;:J ,S
~
o.
"0 .(l)
s::.o
'"
~
'"
u
(l).
.0
<I>
(l)
'Jj
] l"O
... (l)
c:: 0 u
-Q) 0...::1
.t 0... ~
o 0.5-1
u
..
:t5
~
~
.0
""
eo
:.;;
~
"
..,
..9
""
"
~.
".
C>.,
1l
~
"
{J
"
.:l
<I>
-;;;
'C '''s'.
.(l)
~
'"
S gf
~I
-a.::a
~~
~-5
..~ .8
<I>
~]
S c::
'28
's "0
"3
~ 0
.....~
..c:
4-0 c"'O ....
o Q) C (lj
Q) ~ l'tl"'O.
~ 0 .... Q)
..0 .00 ;.9 "E
~ .8 bl) ~
:0 --g .s ~
5 "0 ~ OJ vi
Q.I C ro..c ::J
~ ~ i] ~
c:: o. ..c:"O
:] ~ c 00 "S:
8 ~, ~ t1l 0
'" .!!l i :E 5.
~ co Q) F 0
._ C..c ....
ft~ Q) bb"ID
U = co c U
<I> ::;."0 ,- s::
"t:l..c Q)"'O l'tl
C.Q) Q) =.t::
j,s-:5.E5
"Ci
<:::
-
;<.
<.l
'"
;:
"'.
6
x x _
0.8-;;;
.0 00.
\.o~Ll)
Cf') N,.....t.
?ft. ?ft..
jl;:;g
?ft.
.0
.-<>
t) .5 ~ ~
::l (l)
c::~"O .l::
o "~ Q) t1l
:C"'O~bO
'" :-; 0 c::
:> ;J .... o.
Q)..c co-
OJ C ro
Q) .- ....
bO -:5 o...c:
.S 4-o.e.~
"'0 0 t1l Q)
_ ","O..c:
'Sb:'o ;j "0
...0."'0"-' .C
Q)...c:: roo
.5 Q) :::: tn.
<I> -:5;: :{j
~~ c:: S
'" 0
c:: := (l)
ro co u J-I .
{i ,~ 9 B -*
(l) l:: '~::l '"
V:l Q.J s:: J-I.U
. ~ ~ 8t; JS
'"
\C
,
-
~
~
,
.~
u
:,.$
<il
~
~
u
o
:n
Q)
~
~
u
0::
o
u
'0
2
'"
Q)
l:l
3
''0'
&
.0
~
.
QJ
...
::l
-
U
QJ
-
.~
..t:
u
...
<
~
'1. /
Ii
I'i,
! if
\1
1.
::~~::}~;t~;
~
u
"'.
~
::::
:a.
'"
~
0..
~
><
~
'0 Q) ." . >, 0::
Q) ..."" 'i::Q)
-€ '~ '~ 0 '0
'" '" 0
..0 "O..~ ro: 0
..c: ~ ,2 Ei~
.-::: :a t!":g q
~..o;Eou)
blJ,:gEi '" 'iil
0:: 0 ogp ~
'0 .~. u ._ .....-l
:~ Q)' c:: "'0 W
..!: ~ ..... ;::s u
.c. 2 U "JS
~_,_. .;::: .g ,5. ~
8o..bbr.t'J
Q).Q) 0:: iiJ'
c:: th.~ '0 t;
'ra '-I ro c:: ro.
-5 'g Q) ~ -a ~
...0 5-<" .. (/)
~ Q) >, Q) ,!g Q)
OJ .~ ro:...c: "(!j ~
0:: ~ Ei '0 ~ .,2.
.
s;,1l
'- ....
"'.~
.. '"
"'" '"
"'"
~ .S
'.;::
"'
~ ~
.~ ~
1:~
~... IU ~
.. ,!:; E:. t;
~ - ~~
;.:j IU _ '....
:sl e "D
o ~~ 6
y
!l.
c; Ol.
'- 5.
'1J-
'G> <>
_Ol
O~
"Q.c
Oll!
cO
'-01
.!!! c:
,t:g
c:.::J
",,Q
'0'
0::
'"
~
Q)
Q)
l:l
'"
Q).
-:6
blJ
0::
T:l .
"',
~
'"
....
o
o
'0
blJ
0::
'6
'"
..s
.
<il
...
Q)
.0::
Q)
CJ
.-<
"
<>0
."
,5
tl
~
.'"
~
1:
0,-
"".,
",.
:;
"
i;
12'
Jj
la<il
u 5l
V'.i ':;
<il
"C ""2
2 '"
"'0
Ei ._
'"
'0 ...
0:: Q)
'" :>
t/) -~
t5 ~
- ::l
8'0
~ 0
o ~;.
0:: 0
o ~
~"'O~
!U ~. ~
~ 2
:;;: ~ ,5
ai
~
'<iJ
...
''0
~
o'
o
...
'0
Q)
'"
&
><
Q)
"~-
'0'
'S.
P:)'
.
N
''0
:9 ~
'3 ro:
-e .~
-B 0
~
ZJ Q)
5 >,
EiQ)
2~
Q) u
So'::
,- '"
'" 0
.gj Ei
'0 ~
~ '"
<il
...
B
u
Q)
~.
...
'"
Q)
E5 '.
<Ii
~
0::
Q)
Ei
Q)
1i1
Q) ~
:9ID~
~ :p -
'00';':;; ~....
rei '-"..I Q.j
'(1) ;::s c:: ~
o 0",_ '"
<Ii
'.9 ~
'::l
"','"
Ei '>
...
-B
'0
blJO::
0:: '"
:9 1-<
'S E
...0 _~
0:: ~
,- .c
o u.
Q)
'~ E-
:> '0::
Q)
>, ...:
.9. Q.J fJ)
0... ~ .~
Ei Q) 2
~ t~ .S
<Ii
"~I'
.e<:
'"
e:: Q.J 2 Q)
:jj -E ",-:6
c;......"'O......
OJ - 0 0
0:: u Ei c
'" t; Ei 'S:: .
..... 0 1::: Q)
$-<ra~o~
g; ~ ro: ~.t
o ~ 0:: Q) 0..
......geJ:.8
o OJ ........0...
8 .~ ~.'~ ~
0:: tJ...c: Q)
"'0 ..... OJ .... ..0
1! :9.:2 ~ >.
.B 'S u.:> ra
'-...0 ~ 0 E.
.0.._ ...... <i.J
-,-,]g;'8il
:2 !(j '0'" u
'0 :-a. "'.::l
:...< 0:: '" ",;'l:l
....... ._ ..0 ...., tI)
<Ii
, ~
:9 "6
'3 '.,j:j
.0 i:l .
0:: Q)";
Q) .- Q)
..>: ... blJ
o '" '"
.... >- ;;
Jt~
'0 C/} >..
~~bo
... '" 0::
Q) u 0
:> '" l:l
-2- ~ r.I)
00 to OJ
0:: Q) ...
..s~E
"'0 49. ~
'0
:> bOoB
<I; ;5 ~.
.0
i:l
0::'
'"
:g
o
'.0
'"
.~
C
Q)
'0
,5
bl:lJ€
,0:: _
~.jg
Q)
"S "'0
.o<il
~ ...
o .2
02
Q) .'"
.;::: ..<:<
'" :::
~'ro
.
.;:::
.S::
~
'"
.2
0::
Q).
U
U
'"
E-
o::
Q)
blJ
C
:g
'3
.0
.
~
0::
o
.,j:j
~
'"
:0 ca
~ ...
'O:!:'O.2
'0 l:l U
:> t/) 2
ctl OJ :E
"0 a :g ~
"3 '"
o "'. '0.
..c: C Q) 0::
.00 o;..t:; ra
,^ '.0 ~ '"
QJ .", C
"':> 0
::l Q) '.0
iQ3.;bl9
~,...... .::1 6:i
'ra~. 0 '"0
~.hS ,5
'" 'blJ
Q) 0::
b.O._ .$
19 :9 ora
c:: "- .....
o ::l Q)
.,j:j..o'O
u
Q)'
blJ
'"
...
o
~
'"
~
o
.<:;
Q)
~
><
Q)
blJ
0::
:9.
'5 vi
..0 ~
0:: ::l
!! c
o"3:l
~ ~
~ Q)
blJ.o
0:: ...
"6...]:!
",,,;:
u -
",..0
'0'0
B ~
'0
0::
'"
~
0::
Q)
Ei
0..'
'S
0"
Q)
~
o
blJ'O
0:: C
'<:; '"
<l) tn.
Q) '"
... Q)
U ...
'" '"
.
.
.~ ~'B
o '" '0
.~ ~ ~
Q) ra c::
00 o...~ o.
b.Oo..~:o
c:: ra >...00
, ;a 0
'S~:;ao..
~ <<:!::l Ei.
...... -- ~ o.
....... 0 u u
ra - Q) b.O
:E o'~ ',0::_
'" := {3. '0
;::J ra ~ ......
"'0 ::I :ra ._.
0:: 0" .::l
._ . b.O..o
.8 ra .~. =;a
00 >,....0 [I
Q) ra _Q) :>
:E~]~
Jj 0..~.-:6
-0.
.8
.l'l
5
Ei
Q)
Q)
Q)
E5
in
Q)
U
~
...
::l
'"
~
'"
t;::
i
'"
:c
Q)
blJ
...
~
zi ~
0:: '"
Q) Q)
~ 'g
~. .2
:E .s
:::: ...
.00 0
Q)'O
"'0 '15
:5 ~
.ri
.
"
"'
,9
~
<>0
"
"5
~
"
'"
~
E:
,9-
".
~
';>"
"
'&
l?
t:i
'",
.is-
..
~
s:
"
<><>
ci:
..
-
::
u
"
;:
~.
"c-
.a-.
u
.91.
.0
u
C't:S "0 Q)' bO
0:-" 't::
,5 0:.2 :>;,
oo~. ro
~ ctI b ~
o .~ Q) ,D
"0 0: 'i:: "0
U' 0 .ra t::
:E > ro
Q) t/} "0 Q)
'~&~ra
n:l E'..... ~
E' 0 i!J. 00
o ~ ~ .5.
u 0 -5."0
o~~~~
ro"O.n ~
co ~,. I'Q.. bO-,...
t:: ....... 0 c:: .::;:"
:.a ~ .... 'O.!S
o:oo>,::lo.
OJ. c:: en "0 0...-
'&3 .u) a: ~ :;j
<Ii
-0
!:: I-< '"d ~ rii. .
o 'OJ c:: m 1;:;: "0
'"0 :5 ro 1-<' 'g},
l>i <lI 6 .n - ro
::i U ....... .0...'S ....
Q)~.b(i)_g
,..0 Q) b.O..c: 0 u
'"0 ::: 0: 0: ~ 5
::i - 'Jj ro l-o
Q)VlUO~
.8 ;.c: ~ "'0 lero
tf.l 0 ...... '"d c::
f.1l ..... c. s:: 0
.... vi '0 tU 0
.Qoou.n6:p
or::.... ::s
u;a Q) orao
.~ 00;::: N o.~ U'l
.... ';::I"U)' U ...... 1-<.
........0 I-< Q)
::l "O-;;;~.,s
<lI"iil <lI - 0
"::E > g <lI
. 1: . ~ .~ .~ -5 ~
bD"'d I-< I-< ra
;J ,5 1i..8 g..~.
.n
<:l.
-
;:0
'-'
",.
i:.
'"
.a-
u
.0:
:9
"S
1'0
o I l-:.
_ u 0
~ 'i::
o 11
x
<lI~
u
~ ~
~ .B
<lI u
~ft.E
6 'U '"
"0
<lI
Eo
'ij)
<lI
"0
<lI
.n.
'"
....=:
.9 'S
~.n
x.c.
<lI-;;;
0: g
.[lj -,a,
0:.
<lI .<lI
> >
ro 0:
.;.c: 0
o'Q)ca
u > -
u ',c Q)
.a ~ 6
'" 0
~~
"Ow
'" ;.c:
O' cr
~...~.
Q) .~ ~.
'"d 1-<:::::
::l .n 0
U a):::
.5 c:: ,.':;L."
.8 u
'" 0
'u} en
'"
ro
",bb
<lI
u
..l!!
...
::l
'"
...
<lI
;.c:
-
'ii).
_..
'"
::l
6
'"
ro.
i
'"
ro
0.
"0
<lI
00
ro,
...
::l
o
u
'"
:a
>,
:2
ooui
:.2 ~
::l
.<lI -
... u
ro 2
-
. '" '"
~~b
o:.a ctI
;a ,~ 6
'''' ;::I .....
6.nit
ti3 vi'ta '"d"rJl ~
Q) .... .~: ~ c::
S ~E - ;g 11
........c: Q) f/)".t: ,...
0... rJ) ..... Q) ro l-o
6 ~... <lI <lI
Q). u) """ ,~ J:i ~
E cU - -e en
"0 0 ... "'= ::l 6
"3....... ~ ~.{j)..i::
o ... (,/) 0...
..c: 00.0 ':; 6.0 Q)
(fJ C -0 s:: ...c:
..... c:: ..............
00,:9 ctl :g :g ," Q)
gp"S ~ '. t'O 'S .~-. ",j...
.- ..0 (Ij '0 .0 ro ~
"'d' 't::.... 'W,'..c: .=:
~ d ~ j9' -S -~;g:.
.n 65.8<l1::l
-;;; b~r fjb"O ~
_~oro<ll:3,,,,
Q) '1-1....... Q) .~ 0 ~
~. ~;8 J:i":> ~ '.8"
.ri
U)" CD ~o cii
~'.5' OJ .e
:g~~~ s
'S.... .~. 2.
..0 o' E Q) ~
'$ ca I-< 0:6 ~
-(1)":t:l 0 >. 8
a ~ U)..a '"d
'O.o;..9:! '"d ~.
t/} O"'.;l 2u '(0
~.Q) ~ Q) J-< ~.
. .IS ..f1 .;> "0 .~ .~
"" - "" OJ ""
~ >. 0.. I-! .:U
J..l ~...c ro ..0
o roo Q) "0 -u
.~ ;..c= ] ..c ~:E
~fj~~~!
- :.2. g .8a 0:
-<~u"'_ro
u
"
.~..
.~
oS
a
'E
."
"
~
.~
'"
tl
:<;
~
00
"
;jjj
'"
""
-
J:!
~
-
<:l
't
.....
V>
;:0
"l:l
..:;
V>
'"
.;:
"-
-.;
"'"
"5
(,)
'i2
Cl
'"
"'"
~
,
u
m'
~
gj,
0:
:a
'3
.n
]
.<lI
6
~
u)
<Ii
~ ~ So
.a '0
...... ~ "0
]:2 Q)
'" u..,s
...
.. ro .,s
- >..-
5 .0 ~
6 ~ "0
0....9:1 Q)
'S ;> ra .
0'6 bb~
<lI 0 <lI .2
~ 1:: u
"~ ::l
0."0 '" .b
o Q) Q) VJ
"'7" C I-! QJ .
~ <lI ";.c:'
o Q) L _
o t:. ro .....
P::: VJ ~ 0
.ri
'"
~
...
<lI
-
ro
::E
'"
...."0.......
] 0 ="rJ".J
Q) ~ ro ~
E ~ QJ 2
, 6 ~ ,5
"! <lI ~
_'_ U ~ ~
,- ...
ra 00..... .2
'C .a. ~ ~
.2:! ':::l ......u -
ro ~ :.2
~~ ~ ~
= 2 QJ Q)
;a Q) ~ "0.
,~ t:"O .;;
U) I:: 0 0
;g 8"0-.0..
o '0-
'i:: >....... ro
ro ~ '-' ...c:
;> 02'::::
~ ~.~ ~
;:::J 6 0. ~
<Ii
<lI ...
u 0
0:
ro"C'
0: ...
11 ro
0: 0
'ra ..c
6 ~
...c:: "U.
. 00 ,
:.2"0
o
;.c: 0
.~ ~
~ "0
'" <lI
~ =
... ,~
<lI ro
- -
ro '"
6 '"
ro
"0
'0 fj
~ ~
.ri
'"
(lJ
bb
0:
:.2
'"
oJ...... J..l
_ ro 0
~ .fi rJ".J
~.~ ~
'" ro
'" 0. >
ro, 6
~ ::l
U_.oo
::l ...
'" 0
"'-"
-;;; u
'': 0
.2:!::O "0.
E <: a
_ E]
m Q).~
~ u~
oJ
Q) = ::::
::J K'~
u
;.c:;.c:ro
u -
~ g "0
.tJ'l E 2'
~ tJ'l .~_
1-1 J2 Q)> ~
.P 1-1. -
- ::l ro
",;.c: <lI
~ .J::.~..c
:c b.O......
- ::s ~ "'0
''1 0 >> :3
L I-! ~ 0..
I-! Q)- .J::
& ~.~ VJ
o.;.c: 0 >,
o "'0 ...... Q) ~
:3.n.,so
~ o~ "0
;:l .J:: J2 VJ. u
"'0 tJ'l ...... Q)-:::
Q) .rh.~ ~ ,,,
1-1:::: 1r.I.~ l::
.0 ro I-I::S
E-< ~ ~~ ~
-
'-'"
, ~
b~
<lI 00
0:
~
ro
>'6
.n 6
~,g
.n <lI
ro .00
ro
6
ro
"0
-;;;
-
0:
<lI
"0
'0
u
ro.
.,j
Q) -Q) "0 0
...0 -5 Q) -
"0..... .:::2
..., 0 'j3
5 Ie ::l
;.c: 0 <lI
VJ:C..o
U) ~""O .0
<lI 0.:3 ...,
0: ... 0
:> Q)..c:
~ '"
oJ _0
]
:0 <lI
'{j) -~ ~
'" ., -
o = roo
0..0 6.
~] ~
~'BP:;
f'~
.$
m..
~
-
0:
<lI
u
ro. ."
'"-:p
"C'-'"
ro~
. ro
bb
OJ
00
ro
.~
o
u
'"
:a
>,
'2
ro
:a
<lI
:::: E
ro 6
~ ,~
'"
cc
.' ..
e.
".~.. .
. .. - ".
. .
.. ~...
..d~.. .
p. ~....
.'
. .~..
.~..
.~.'..
u.
.
, .
.- "
..
.~ g;.:Q &:.S
;: (.f] ,-., ::s
.~ ::s Q) v
~ r.v v2
_~ ~ ~ .E
~~l:!'EE
~ fJ) (f) .~
~ ~ OJ cti'V
trJ ~ .......... .......
tu '''--' b.O C Q)
~ 0 c 0 ~
;..::: Ct'~ 1';
~ __ 'C VJ
'_ (I) ro 0 &
;::; '" ..c;:l
O. ::l.:::
~. Q.I
""d "D Q) 1-0
Qi Q) :> :Y
,::; C; 0 ~
E 13
<il E
v 0
:c v
,.., (I)
OJ ...
> '"
"V:
'"
Q
'2 fJ)
1-< U
~ .~
'"t 8
~-3'
'"
..",
~
,
>
~
u
.ri
, ~
R~
C .~
-:::::..:;::
~. .E
<W
<..>
, '5
I i3
'"
Is
6
on
I ~
.~
I
] ~
;::: ~
"
"" '"
'V; ~
"
1S'~
"'"
;; u:i
C <W
U '.z:
r.r. 'S
~ ',,:;:
~ u
;;; '"
<..> V
2;c'~
..... ;:::"'t::;
'ti ~-
"''' -
(;' t: 6 a ~
~-q ~ ~ ~
,- ~ -
ig ~ -12 t-E
" 5...2 6
~ is ~ ~
~ Cl ~ ~ ~
v;; U ..r2.,~ }.:;
~
(3
<..>
'"
'"
~
..:::
~
S
11
~
'" '"
.... '"
~t::
~ .:::
::.: >-',
';;: of:
.
I
..VJ
~." BB
~':~"...
Z.~.
CJ. s-
~ ~'-
Cl,
< Z
,...:l,Cl
., ....,
~ ..VJ
> ~..
'. ~
!"C CI
w
,5 ;J
..c OJ
:;:: ...... ~
:,;.. 0
~ 1::
u
5
vi
U
OJ
B
...
0..
Vi"
OJ
...
.2
v
;J
.jj
"'
B
ro
,..,
'"
0..
OJ
co
"d j';.
~ 'if)
:E @ ~
Eo ,5 g
""
v
(I)
,..,
ro
v",
(I)
"'
;J
V OJ
..c..c
~ ~
"'
OJ' ro
.. OJ
.2 :(j
"D u Q)
~ ::s b
'E...... b a;
"'"0
c; Q) :9
OJ - ;J
..c co 0
~ ,5...c
- "' "'
u
~.~ ~ ~
f. ~ ,... ~
.~ S-J 6
;::::; ..... I.f1 t.J
_~ t.J ':E
~ --. ~
~.2~~
~.~ ~~
a ~ o'"E
u::::: ;::$
s:E~]
U'l -~ ~ ;;.::
~ ~ ~ ~
t..l C5..:::
~ ~ ;;.:: ~ '::
~~C:1~
tu ~ ~ t::l
~ ~ ~~"
t::: :-;-:: t..l ~
t}..5 -:;s .2
'" '" "'"
.~ ~ c 6 ~
.;:: ~ i:d ?5
.is v, ;:::. v-' ....:::
"'"
"
.s
""-
C'
(1)"0
"0 (I)
::i ><
"2 '6
..
o..ro
.c
..c co
v ::i
:2 :::
?: -:5
w
,..,.
,~
..
..
ro
...0
~ .:
ai ro
.: :E
'" "'
a OJ
.. "0
~ ~
"0
OJ
..
.2
><
::E
(I)
~
ro
''::
-<
.-<
-ci
(I)
co
ro
..
;:l
o
v
"'
'B
.: >>
obb
:c .:
ro 0
"3 .jj
u "'
.. (I)
'0 ~
~
V
OJ
B
..
0..
OJ
"'
;:l
.~ 'O.'U
(I)
><
i5 "6
s:: '00 ro
,g ';; .:
ro 0 .-
u ~.$
$" Q)
VJ Q) >
~-:E~
> (I)
'B.ca
gp'8
o .:
u '.5 ~
"6 '"
Q_ "'0 1-< ...
s:: ~,..8 a1
o (Ij bl)"O
~ g"ffi ~
"0 u ;:::l Q)
~ @]. ~
<ti
>>OJ
13 ].
~ ~
,..,
OJ ,
~'!iJ
~
OJ .:
.. OJ
roU
."0
<::
.!.S
OJ
co
,g
:>
o
..
~.
o OJ
-=
:iJ ..
]-B"i
'><E- .2l <::
'" OJ
'':: ..
0..'"
OJ 8" ~
a o..~
o 0.. ~
CJ) ("Ij- 0
~'B--.a'B--s~
-... ::::. '0
E:: - VJ ~ f:;)
......~~~~~
~ ~ ~ .a ~ fIl"
~ 0 ~.~ ..... .a..
~~:t::~(f.l.t
~ f:;) ;: ~ ~
",{i.e~"6
..:: ~ c...... .....
~ ~ ~ 01-.0 .;: 1i
'O-.....~;::.....1i
~ 0 tlJ ;:: ~
..... c E-~ ~
~ .....~ ~c or:. 'C
,,~.... ..
tlJ t..I U) ~ ~ ~
...... ;:: ~ ~ ......
~ 0 (I) to)] c
to) ~ ..~ ~ ~:.E
:J~"E~......to)
..... tlJ .J? ~ P
"\::l: (I) l.l --"t; tlJ
~ 15 tlJ ~ t .~
~ 't: ~'S E .5
~ ~:::: c E .5
r::;{i;;:t.8"
"..;::
'u "~
....;::
'" ..
""'-
" '"
c '"
'" "
"~
....
"
'"
'"
;: .S
J5 ....
!i~.
~ ~ .;,
'" " '"
",{i
....' "
~!;iJ5
" " !i
"- :::..
~.s .~
~ ~ '";
~~ 6-.
~ >>
'00 bb
.: .:
'" 0
.f:j .jj
'"
,;!i
..
.2l
<::
OJ
U
OJ
co
J-t~
..2>
(I)
-=
c
OJ
.s.
(I)
>
.:
o
v
w
OJ
:c
'~ @
~J::
,.., w
o w
8=~
....
("Ij Q) Q)
.: "' ..0
o ;:l
a<il
u '0
o ..
~ ~
.: 0
"0 v
"3
o
.c
"'
'"
OJ
"'
::>
~
ro <ti
~ gj
<il
<il
,""
.:
OJ
"0
'U;
~
~
'"
.-
v
I
o
v
2
'"
OJ.
>
<il 0
.'~ ~
J-t '"d 2
o .to ("Ij
o OJ v
~~..9
"0
"3
o
-fii
>>
1a .l!J.
.~
~
o
'Q);
..0
ni
II) ~.. ~ tlJ ~
.s .~ ~ ~ ~
;:: E ~ t
'" 'I::.~ - U
U '" '" 6
tlJ -:5 ~ ~
t).o~ v... l:::
l::: ;:: u)'...... ~
;;:: ~ E] ~
:::.:~"'......;::
.... ~ 't",\
..tI)"'I:1 .......~ l:::
~ _;:: tu
e ~ E ~
E ':5 .~ ~ t
~ .~ ~ ~ ~
'"S- :::... 6 C l:::
. C "'"
i3 ~ vi" l: l:::
~e58]
to) "'1:1.:::: .... U)
l:: .:;0 t/j
.~ f~t~
N
-ci
OJ
co
'"
;:J
o
v
.:
OJ
"
'"
.~
"
8
{l
.S:: ~
e ...,
",-::l
~ ~.
" ...
c '-
~ ~
",.E
'" ...
...
"
~
'"
~
:s:
-.:.
::::
:::.:
<u
~
0..
'"
'S
,:;
~ 2
" "
"'-.:
" ....
,~ "
E-i:
.,&~
~~
~::?i.
<>:S:
tii
~
"'"
"
'"
c
~
..
:::..
2 ~
jg~
~>
'"
ID.......
.S 0
OJ.l!J
"0 .:
'3 OJ
() a
OJ
..&, OJ
'Vi ~
~~1i
.: o"'Cl
'~ v g
...QaJ,.s:;
~ -5 fJ)
:B J-t
~ .2l
OJ ro <::
!5 ~.~
<
t:;: ~ tU ~. ~
.'~ .... Vl,_...::::
~ ~ ~.t:t";::
~$."'=S_1::::i-
U ~..... ~
~ t:t ~ 1::
..... ~ ~. ~ ~
V) t...:.' ~ --
S"\11E!}
'1:::!: ~..... u.....
~ e "- s:
- ~ ~ ~
ji"".1!.sE
.E;: V).....!'::: ~
.- ~ to) :::::......9:
"~~~'" ~.
1 ~ E:; tU
;: ~ -'~ 'ti
Ll.~ !;i ~ "
:-:::.-\ E '1:::!: ..g
'" "" "'-;! -
~~...9::9 ~
-.. tlJ Ul t::t
'- .tr> e '15
.::>- '0; "'" "{i
~ t:i...... ~ :::I
t:;) .l@ .~ U
'0- ~ ~.-:=.5
'"
<IJ
'"
;:J
.....
O.
<IJ
..
E
>(
....
::E
<:!
-
"
<.>
<u
l:
~
1;-
.a>
u
..
~
;::
\:J
'"
0:::
-
-
:::
~
:::
"-
:g
"S
C)
"<;;
'"
Q
'"
"t:l
~
,
~
o
'" '
co'E
~ ,I
'" ~
.:; "
2
" s::
..8 '"
'"
"
o
..c:
u
s::
'"
-;;;
'0
"
'"
E
E
o
u
'"
..c:
f-<
'" '"
.:; t5
~
gj ~
'" s::
" '"
~ .E
v) ~
~. O-i
o '"
_"0
<i.I r.n.-
.0 C e
~~~
"3 !in.8
o " 0
~ 0 0.-
'E s::
'" '"
" !:l 1::
~ ro ::i
~ 'tn ..0
aJ Q) ::1.
U " '"
00
~ .8
- s::
'" '"
;:l (l.
E 0
~~
.~ OJ
:0 ~
" ;:l (l.
(l.Cf)
" u
..2. ">
]u
-:;; '"
5,'"
"U:: "'2 u
Q) -l-' .:.::::
"'0' ttl ..0
"0 "5, ;:l
c "m 0..
'" '" '"
.....J'"Oii
.c
-
.b~
,- '"
u-
~ -
0;.0
-;;; ';:l
O"x
co "'"
'" '"
" '"
.a '"
.E ~ -5
<>:u':;
......
OJ J..< .Q) Q)
~ ~,Dii
"'" "0
5 "3 ,15
~~~
-
'" '"
cou
s:: 0
~......
~.:-::= ~
OJ ::1 ca
co.o l:l
~ .~ ~
;:l :> '"
o ..... u
uu
s::
'"
~
'"
. ."E
'"
u
'"
co
;g
:>
,15
'"
"00
s::
:9
';3
.0
"0
'" s::
.:; '"
>-. ",' "0
............ ~
u ~a. OJ
..... o. ~ t)
:> J..< 0 ::::l
o t) o...'U
.:;
'"
-
s::
'"
U
'"
00
;g
:>
...
~
:::
'"
U
'"
'"
"'3
~
,
-
u
> Q) ~
<il bll
u '"
'" ...
;:l
o
bll~
c;a
~.
_ !l'
'3 a
on 6b
'Ul
",S ~
<il
...
.:g .a
o u
".0 2
.~. ;z
~ .~
.;. '"
...
o
11
,.
~~
\>, "I
if
~~
:::
~
!1
'il
~
~
E'
~
~
"
"
::is
~
'5
Q
...
<>
~
~
"
e
""
1l
~
"
"
'E;:
<>
"
"
'E;:
~
1l
'"
"
::is
l:!
'5
Q
~ ~
u;o
(Ii 'r:;.:
~ ff)
<lI 0
'" P.
-0 ...
.~ Q)
'" ;.
u ~
'" <lI
]~
~
... '"
..!S:o
ii ~
.~ .~
",-0
bll~
<:: 0
;.a ~
'S <lI
'" ~
-,;
fJoS
-B '~ ~
&.: ~.~
OJ ~ ~
0..,_.
"'P.bll
~, ,<::
-0,<::,:0
~ '" ib
--e~
<lIP-o
p. <::
'"", '"
"S
E
<lI
~
'"
;:l
.l!!
'" .8
-0 <::
..... .-
"0 ;(l
:g <lI
o ...
U '"
gf
'i>
'"
P.
bb
<::
:0.
,'"
~..
..:...... (l) -OJ Q)
o J-I ..0 ~
OJ ro 0 0
'" '" '" E
;:l ~ <il '"
'" :>-
~ cO (/}
bll E bll
<:: 2l ,5
.- s:: '"d
~ Q) =s
.u 6 on '"
<:: <lI bll,
<lI Ql <lI 11
go ~ ,~,-
...;;: <il
o 0 0 ::::I
f--l .... .ga
'" ;.
~ ~ '"0 ....
'2 ~ ~~.
~ ,2'0 ~
~ <lI ~'~
s tL Q) "0
<lI
~
...
'Ul
<lI
-0
!3
t> .~
Q) 0'
:OJS
.~ Q)
.0 _
P.P.
E '"'"
,- "S
,~ 6
:=:
J-I~
<lI ,_
~ 8
~;
'"
<lI
.c:
~.
N')
~
~
l
....
'"
QJ
Q
'1:l
;::
ru
QJ
......
ru
u
{/'J
;::
....
'1:l
......
....
::l
Q:I
Q:I
;::
l
~"
.-
U
h
gp
,-
-0
:=; .:
.E .~
....~
o '"
o <lI
<;::]
"".. P.
'"3' OJ
60S
. >.. .8
~]
~ ~
o <::
1-1 .~
o ...
o 0
<;:: <lI
t;on
J5'"d
"S
~~
~
i~~
iH
ES.
.t!~O
:>"S,~
~!l~
a.1
-'j
{l~.::,
t t ~
.~t
&.>
~i'
""~
ijl:!
~~~
J!,8~
~-}
.!i~
fl-ae
"ij'tlE
;:.,68
u
~~~~.E~~~~~~~~~~~,~
~ .~ - ~ ~ ;i t$ U".I !J} ~ 'V; ..5 ~ .~ -.:::
C f:lJ '"l:j ~ t:: ..... ~.:E E ~ ~ ti ~ t= "";i E Vl
..... .;: ;:: ~ ~ ~ ~ .2:0 ~ t..l u..g '"l:j ~ c ~ .~
~~~l~~ ~~.5.5~8~~2:
rc 1...\ tI) ~ ~ ~ ~ '"l:j ~,~ c ~ ~ ..... ':5
~.~~~;~]~-~~.~~:~.~~~
.to c.!2;o t::s ~ U) t1 tI)':': '"3..... t1 ~ ~
o' VJ ~ ~ ':Ei '.6 tl.l ~ G: ~ ~ 0 .~ U c ..s:: tlJ
;:: 6 ;~ ~ ~ ~ ~ ..... ~ ..s. ~ ~ ~ ~ -f: 8
.~ 1:('".:E ~~~Vl O'~8 VJ"lg gp~ Vl
~ ~"g ... ~ ~ 0 ".0 l::i ~....... 13
~ 5 ~ .~ to ~ .2 .S ~ ~ ~ ~ ~ ~ ~ ~
~ u '5: 'S ~ N :;: $::l... ~ ;.... b<J l::i la
~ ~ ~ '-5 ~ ~ ~ ~ 5 ~ ~ ~ .5 ~ ~" ;....
.~ .~ ~ ~ ~ ,~ ; co ~ ~ ~ ~ ] ~ ~.l
.~ ~ ~ :;:. ~ $::l... 0 ,~l-. ~ ~ l-. ~ .... ..l.c::
~~ .... ~. ,9 ~ ~ ~ ~ ~ :;: oS.S E ~
.__CQ'ti......,.s:: -t:3u}' t::t~f.I}]~~
-..... t='! ;.... ~ U) Co -::::- bQ ~ '~ ..... ~
~...t::. ....... ............ $::l..........t::. .... ~ :;:....... "'l:::1
l-. ci 5 .t: l::i.~ 0 .::::; t::: ~ ~ u ....... '~ ~ '.E
~ ~ N u fJl .~ b<J;"" ::s ~ ~ ...t:: l::i - ~ :;: ~ ';:;;
~ t:3 ~ ~ ~ ~ ~'S: g ~.;; ~ 'gj ';:;;..::= ~
~fJl~u~~l-.a...t::.a.~........;....t:3fJlfJl
i;<>""
-- c
,~ ..g
>< ....
~ .2.
""'"
':E .~
"
.2 '"
~
"
"
""
'U;
"
...
Ul
<lI
~
,-
-
Q)
"'0
'5
l?
-
'"
....
Q)
~
Q)
l?
.,...
<lI
on
o
~
.~
<::
'"
.<lI
6
,~
'" ,5
<lI-o
... -
<t: '3
...on
.~ "'0
5 ~
U <lI
<lI ....
bDU
~ .S
>f
.s
,5
~ ~
<:: 0
en 6
]~
2l ::l
fom
] ~
bllg
li:
ib
;E
'"
b/)'
<::
'"",
;E
~
<lI
-,; ~ -
~ .~ So
\l) e 'Vi
p.p'<lI
x -0
<lI "'0 <::
<lI "" '"
~ ~.-e
rJj.~. ;::::S
~ @ ...
::l 60..8
<lI. E
:> 2 \l)
o ~ u
u ~ <::
~ '" 0
.Q E u
<lI
...
'"
Ul
<lI
B
u
E
'"
-
'"
'8
~
0-';
u <lI
c~
.8 ~
'" 0
u
<lI <=;
'bO<lI
<:: '0
U) ~
.,;
~] ~.
.<:: ;:l
'i3-o:I::
'S"S
on 0
~~~
o. .c:
So ~. -0
'Ul -< ~
<lI .
"'0 l--l Q)
"'0 ~ s::
~ ~ 0
Q) d.-5
19 '~
'" ~
~~:E
rv :> :a
;. '"
o '" p.
J! gu
E-t .5
':!
-
;::
'"'
'"
;:
~
"0-
.i:'
U
..0
.'0}
'"
Ci
{1
~
,
~
(j
o
E
~
V>
'"
'"
~
~
'"
'"
.n
1l
'g
.'"
',p
<::
'"
"0
'V;
~
~
V>
::l
E
<ll
t !
I ~.<
..c:
bJ)
:E
V>
'"
'i::
o
~
V>
!
I
~ i
! !
i !
I I
! ','1 !
~:. -J;i:; I
(1;''''.
I .
!
f
I
1;1'
...
.0::
;:
~
'"
oS
-
~
'"
'"
;:
'-
~
';:i
~
;::
o
'.t:
Cd
u
.....
'+<
.....
'"
;::
QJ
.....
;::
-
cJ
~
".
"-
;;;
E
<>
<I::,
"
.~
't;
"
~
-
t'.
~
~
"
-
"
'I::
",.
~
~
-..:
V> '"
'" ...
u '"
<:: V>
~ '"
'00 0..
Q) '0
... <::
'i::
>,0..
:;:::ni
E <::
'" 0
~:c
'B
'" ",.
bhl?
<:: o.
'00 0)
<:: ,.
bJ)"O
"0 <:: '"
1j ':;' ~
u..9 ~
lS 0... 0
~ E ~
1--l.Q) Q)
....
2l ~~ "'d
~ ro t'tl ~
~ S E '~
Y-I >- 2 Q)
o Q) ...... 50-<
..c: ~ V>
r.fJ ... 0.. t'tl a.i
~o 2 -g:g
o i::'ili u U
u t'tl X eo
<::."0 '" ~ <::
o 3..0 $.;.0
o >. ~ :-::::
"d..o t'tl Q) ::s
2! '" E E~
:3 -s V>~ E
.2 E. m .~3 ..8
(/} .50-< """ g-.....
bJ),2 < ... ~
<::, ... "" >-'
;.c; {j .& .0 Q)
~.:E~]~
~;:c5ij;'
"Ci
.::; ~ .~.:!1 "S .~~ ~_'o-- t:i !?p.
U) u .t:; ~ ti - '-"J f-..
!?P t3 -tn g i2 ~..:: ~~'tn
.t: E ;:::: ~ t;: ~ :~"''''' :~ ~ ~
"" '" >- "" "" ;:,.. "" u C>
~ E ~ .~ ~ t:i ~ ~ ~ ~
;::8- u..s:::t1'.l~t1'.lOo~
~ .S ~ ~ .!?p",-~ .... ~.~ ~
~ l:u ~ ~ ~ ..s::: --.. lo.. ~...... l:u,
:E ..s::: ~ 'tn. ~. l:u ~,~.~,::::>. .e:
'ts-- 'V).E ~.-;E ...... -;E ~ ~
.... vi"~"";::::;2~ i2 00:E 6
"So ~ ~ .::; -~ ,0 ~ .9 .5 ;: ~
~~ ~ ~'~ .9 ~ ~ 15.. ~ ..... U)
__ ~ . ~ _~ 0 ..9 Oo'~
l:u , _~ 'r:--"' ~ ~ - ..., - Ii:: .....
~ _ _..... .... l::1'~ ..........
~ 'V) 0;: ~ u ~,f-........
io.5 E ~ :~ - ,~ l~ ~ ] f ~
-..... u .5 ~ ~ ~ ~ & ~ lo..
~ ~ .... u 6 '0; ......,; ..g--. g..-E
b ~ E .5 E ~ ;: .~ ~ i2 l:U (U
_=: ;:;:: r2 l:U 6 ~ ~ i: ~ ~ :E ~
~::::>. $::l......t::l~~~.... S
Ct:I ~.~.S: ~,.9. U) t:i t:i u)"
~25~1!~~~"So~[
<>:E~ u ~...2:~ r2U:.E~?
V>.
'"
,5
"
"0
'5
l?
'"
...
'"
h
'"
l?
,..,
.~ .~]I
Q) J:9 (l)
u5.n
'" :> "0
eo "0 "3
'" '" 0
~ ..c:
,..... r.fJ
:> ~ <::
~ E ,,g
o t'tl $
~~
'@ ~
",.n
'E u
~~~
'"
~~
'~ ..c:
2!
,5
"0 ... 50-<....8
1X ::l ~
t'tl 0 Q) ~
~:g.~.~
U 'S 0 50-<
..5.n:r:'B
:== Q).oJ
&,~-s
'" bJ) '"
'" "'"0
{j ~'oo
::s ',c --
V> _ ::l
~ S ~
::1 "'d ~
<:: -:;;
ni ro 'U
.S u)..9
',p "0 .. <ci
ro J-,; Q) Q)
~ ~..o ""
~O"'d~
M O"";::l .&
'" .c:: ~ <::
ca .~ .2 0)
~ ... ,f,/) U
~r\ ~ VJ ~
~~"'d::3
~ o].~
~ u....... 10""""
.<ci
,II
I'
... <::
'" '"
:> '"
o 5
"0 t:
~ .21
~~
.... tfJ
0..
"Ci
'"
bJ)
'"
!:l
8
<::
'" '"
:;; .l'i >,
o::ci
iiJ :E"
.2~",
u J2 50-<
::l ... '"
J::i ro.VJ
00 0-;. a
~
~
:s2
...
'"
0..
bJ)",
<:: u
32~
... ...
~ ~
.n
':l
-
;0
<.J
'"
Ii:
'"
;>,
....
(j
~
"
EO
<>
u
"
<>
~
"
"Q
"
,-
~
"
..
"
~
;;;
"'.
:!:l
~
~~ "0.
Bl Iii
19 0.. III
~] .~.
III Jll g
~l,~ K
on ~.Jll 0
0.", el
Ijl~
~ ,5, ~
a "9,. ~ J:j
~ OoBl-fJ
~o..o..
j~{~
-.j<
,
:::::
u
tn
(U '" .... ,
-:5 ,!; 0 -
~ ... s;:
"" '" "
J3 '0 (U .,g
... l
c..JU ~ (U <=
~. ... -:5 ~
:E ~ " .., (U
c " ..<:: ~ 'I::
~ O()~ 0 '" c
'" "0 0> ~
"0 " " (U s
if] :il :g"t1l) "0 ~ '" '<:;
-E t:j-,5 0: '" ~
~ ~\ '" u. ~ ~
{4 "'~ 0
0 .., '" - ~
~ ti c (U 0:
0: bJ:)-Q) .-
-- "0. (U "", "
;:; @ E c .., t'tS~:9 '"
CJ ~" ~ ~.- c
(U '" - ;:l
... ~.~ be fa. ..a -
0 '3 ~~~\ ... ~ -
- yJ .~
'- .u 0" ~, ~ ~ 0 0>
if] "" (U ;::"tj .Q (U (U ",5
0 0: ... '- '" OJ) co:g ."
J<."" ;5'" <; ~
~ ... 0: 0:"0 '" .Q. t::
'" .J< J< "3. (U L1
~ 0.... ... 0 -:5 {;.
.... '" i9@..@ ~B (tj-...c: ...... ~
, 0 0. ~ tf.l-(!j ""
- I
'- .0;,
u
"0 (U
-Ei-:5
]~
(U 1I
0.2j
~ .b
o '"
0: ...
(U
~ Q)
'" E
J9 .~
o (U
_ 0.
",,'"
.6 ~ ~
~. 0-2
~ 'C s:=
'0...2 u(U
. X
(U (U (U
u "" ""
..$ c:: t'tS
~ 023
U).~ >
<Ii
L~
<ii
-:5 ~
,_ (U
~ :9
'"
'" (U
~i:i
"'~
:il "'oi
"""'0 -
o-g
.s.; '0
",. 0:
... ;:l"O
ctl '0 '.>-
0....:;:::
. """"
C'3:E
o .l::l Cl)-
t} ~ ....
, (U '"
::E :> OJ
;:l +l ""
"'" u"o
"" '" (U
j
"
_ 0
~e.!
o Q;g
o!i~
li"'a,
-!-
!!5~
.!.!~
ep QI
Og,'i
I> _
0"0
"00
.su~
.9
-
<=
~
'I::
c
~
-
~
'"
0()
E!
"
0()
0()
"
~
"
'"
'"
:t:i
E!
:c;
'"
Q
~ '" (U
0'- b.O
bJ:l~~
~ OJ .-
-> E :>
'" (U (U
o..~. -:5
ca'a~
.- .-
~ .!:l l!J
0. (U (U
'" -:5 (U
.... .b
00:'"
~ ~ ~
- " '':
~ i> .OJ
.~ j9 ><
o J2 Q)
u - 0
(U ""~
'~] ~ ~
o ~ :!a 5
P:: 0. > U
aun ~8dold
.u
~-.5 ~ ~ 1s>' ~ ~ 0{) 't5 ~^ S ~ ~ ~ ~ ~ _~ 0{) ~ b() ~
- ~~ ~ ~~~_ ._~~.~~~-.S~
.~ ~ ".... ~ '- ~ =2i' ~ ~ .S ?-\.~ ..... ~ .~. au t:
._~~.~~O{)~e~s':o~~_ ~~~~s
't3 t: ~ ~ .5 :.:::: ~ c .~.~..... ~;::' c ~ l... t:)..
~~ ~._~~~.t:)..~t:.~~~~~~~~~u~
0;:: . 0.0 __ r-- ~ -s :::! c c I;"J_ tj ~ ~ ..... '"
~~1.5i- b~ ~l..._tj.~~ t:~~E
'--s-~.~~~'t5~.5ct:)..~~~~~.2~~~
~~tj~ ~1;"J~_~~10{) ~a~~"s
~.__~~~,~~~~o~E"S~~~~~
~t) ~z::~ ~~~~ ~....t::S~'"'-~-....;:;:.....:"'t::S
E:~~~~~ ~~~~~~~~"'t::S~~~~~
~ ~ t::s "- ~,~ ~ c ~'~"'t::S ~. ti ;: 0.0 ~ _~ 0.0 ;:
~ - E: ~ ~ ~ t::s ~ ~. _ __ ..... ~ z:: " ~. I\::S
t:l.., ~ c ~ ~ .!::o ~ _ ~ .~ '-.J:::: ~.- - , .~
-- ~ .::; ~ :.., .., 0 ~. ;;... , ."'t::S . ~ ;::s c
_t::s~g'-.J_ c~"'t::S--~"- ~t::S'-_c
S~a~~~~;:'- ~~~~0.0~t:l..,~Z::~~
~ ~~~c~E~~~~~.5 t::s~~~
~ ~ 0.0 ~ ~ -S'- ~ ~ ~ t:: ~ "t: ~ t: c z:: ~
"-~~",,, l~~]~~~~R~~~e""'~
~~"t:~.~ti ~~~~~~~-~~~~c.;::s
z:: '-.J t::S U C ~ "_ c 8 ~ ~ ~ '-.J ~..... Wo:l' C
..:; ,,<>, "'<5" 9. " '!;, '" " -.g " <>, , ~ ~.~ ~
"~ ~ ~ ~ ~ ~ 8 ~ "~ ~ ;:.. ~ Ei 5 {i ~ _~ ~
....... t:i I:..J t::s ~ _:- ~ t::s ::: - ".::= "- ~ ~ ~ 0:::::: - c..,
'" ~ ...... ~ c ~ '"\j I:..J ~ t: t::S 1:- s:: ~ t::S 't 8';i ~ ~
~.~1~~~a]~~~~a~~~~~~~'~
c
Jii
...
~
~
cl
..0
~E!
... ""
" ...
~~
t: "
"t ~
" "
<>, --
" "
-s ~
" ..,
"'-Co
,,-
" 8
~ '~
~Q
-s ~
~..... .
~ ~ ~
~ - 1i
~ [E
U ~ ~
~ ;:.. ";...;,
"" ~ 9.
~ ~
t::::'~ ~
,.;.. 'is c..,
Q)
~
...
'v;
(U
"0
(U
...
'"
g)
:0
,~
-
'0
'"
'.--
"".
0:
J<
...
'"
0.. ,
.1I
"00:
(U (U
... E
] (U
CflQ)
-d
2'0
"'-
...
o (U
8--:5
o
~..i::
-- ""
;:l ...
"0 .0 (U
"3J:!di
o ..., E
~ tr.l 'C
>,(u
6b '" 0.
,- ~ 1l
g)~""
"0.0."0
.:9 ~ g
"'...
b.C"- m
0: .b '"
J< g) ;:l
l-l ~ ~
'" (U (U
I'.. 0. >
oi
'"
(U
~
,-
-
OJ
"t:l
';3
C)
.~ ~~.
""o~
0: '" ~
J< '" <I;
... ~
a~...
'" 0:
04'"' Q) Q)
5-:5 ~
'2 0 0
Q)..... I-l
> >.'~
0: ... ~
-8' ~ Q)
'"
"0 Q) ra
0: a! +l
'" t:: t::
o.E!ii~
rn ;j 'c;j
"" E ~
,5 t- 15
"0 (U
'S: > ......
o ::::: '~
I-l "- ....
P-4 t:l ~
~
'"
...
OJ
~
OJ
C)
.-<
gpg
'>, '€
o 0
-ao.
E -:;;
(U -:5..
~ (U
Q) >
~]
... ~
-Ei E
5 00
U 0:
J<
(U ...
""'"
'" 0.
- .
- -
> ~
o
>'''''
s:: ,~
<1;"0
.....
""(u
0: ""
J<,.!;1
1i:;
~~
'" ~
"<::.0:
0. ,~
'" ~
'" a!
"0 0.
~~
'" (U
u _
"'.0
"0. ~
0: ,_
'" '"
- (U
~@
(U 0:
E '"
:0 ~ ~
Q) m .&
E 2 ffi
:J5.Qu
<:!
-
;:;
u
"
;:
~
~
.a>
'-
u
...
~
;:
~
"
oS
-
~
OJ>
"
.E;
-.;
~
:i
CJ
'0
'"S
o
..c:
00
00
lliJ
~ en
gb~
'2
bll'"
] ~
~ '"
O-<.~
u
~ OJ>
0'0
~
OJ> '"
0-<-
o'_~
.t:: ;:l
0_
o u
I'<: ,5
~
'"
.~
...
'"
~
,5
'"
>
'"
..c:
~
~
~
,
-
]
OJ>
Jl
.s ~
bllo
,~ '.0
;;2 .~.
[2
~ 0
~ u
'" '"
u -
('lj .~
'-..c:
'0 '"
<C >
.c
-
u
.;
'"
c
'6
:s
\:l~
~.
<;E
."" 0
.i':; E
ij,g
".
f...l~
\ g 6
1'\ i:}1IlI
I. \c:: 0-
.!!!t
/u
~,
/ ' 0-1::
~ " 0
/- ~tJt.
cO
:;;c
_ 0
&.~
0;'-
,ge
g"
...!!
"
-
;::
U
"
;:
"
.i:'
U
"
00
~
"
00
00
] ~
" '-
l:i ~.
"-u
"c-~
~.s
c .
.... --::
" '-
'S "
~
'"
"
..,
~
~ '",
.!! '" P-
,0 :!S :E ,:': '"
a 00 ~ J
~~ " .'" u
~ '0 ~ ,'" ~
.ti 0 '" '"
.." 0-< '0 :~.' . .S "
~ 0
'iji!:- ..., .- '"S Jc,: ~ t
. ..... i2 '" '" l:
.t:l" '0 0 e
'" 'Vi ..c: '" 1;;
;. ::. ~ '" > oJ OJ> .2Qi
,,'" c .. bll .., 00
';:: '" ::0
.c: Ii ..c: ~ .'" .. '"
~ " 0 'Vi ... U :s<
. ~'-g ~ - ~ '" "
- ~ bll
'" OJ> ,_ ",e "
0 0'0 ""
:\ g-!i: 'I:: ..c: O-<"@ bll -,,- ci! '"
c 00 .?;- ~ -0 ~
, lj- ~~ Ec
I" -l: i oS 00 ~ ;;2 '0
.\ .E ~ '" u .n o. ..., ~~ '-
bll '" ... ..,
'" '" ... ~ '" ;) ~. i2
\. . " ... :a ~ 0-< - '"
" '" ... '" '<:: _0 ~
:i5 bll 00 ",. S~ ) ~&
i1 bll'" >
I' ~ S:;'u '" 0-< ~. <) e~
" ~ ;;2 ~ ~ 0'0 g.. "
- ~ c'. r;,- c'\.... -> .=:
\\ ...l:i' '" '" ;:l f::::.. c' t~
'" ~ ..c: > 0 .ll t
~ '" ... "" ~
P-. '" '0 '"
kl
,", '-
...
'"
....
:::
'"
U
'"
l(J
:::
:.:::
'"
""
';i
CJ
.u;
Q
~
~
,
....
u
, 0
'" ~
"9 .S
.;3 2
u '"
'-:5 s::
.~'8
"'dO [j
0; ~
'" -0
0"3
0; 0
'U ~ ui
"3 >. Q)
o '" '"
..c::.!'j.l:i
'" - '"
.l!l - u
~~~
-00 ~ 0..
.~ '" l-l
:g~.s
p-. '" 0
II,)
-
:;;:
"0
=
<
....
II,)
II,)
""
....
rJJ
~
.0
=
'"
5
u s
3 B ~ ~
b ~
'"
~
;.,
'f~
d~
.
.b "
~
;....0
.... .
'"
"<>
~
~
i'l
]
e
,'"
:<;
"
e.
tl
-.:
:*",
tt+
"
~--
\
L,
i
,
;---
\ ".
<:~I!1
~ '.:!:::i "'=S ~ ~
c~'S~"'~
..t: ',::: ~ l;j. t ~
t:: (..) ~ ~ ~ 2
",S!O<:; u ~ '"
-..,_ E::; .~ o:u
~ ...... ~ ""' '5 ;:::.
~ _'0,.) ~ .~ c
':; ~ ~ ;:::. ~ i::
~ ~ ~ .~ ~ ~
~ ~ ~ Q ...... -
;.... tj ~ c .~
.~ ~ ~ o:u L: .....
C)()~t;~~'2
;5 ~ ~... . '"
t: ;: '- ~ 1:3 ~
~~'5t::;S'S
.... o:u ~ o.~....
-t:. ~.", t: '" <::l
~ . ~ ~ ~ .~ oS
~:S:8.$:..c:"
'" '" " "'" :: '"
E'-;f;:&~~
r55 ~ ~. ~ ~ ~ 8
~.~ l:3. o:u 'O:U .....
'0 ~ po. q:; -~ "S g
~ :::: ~ ~. b()
t::1 .~ 8 ~ 'e.
'!;
~ ~ 't3 t:: .{5
~ 10... '- 8 ~
"''''~ C>::
"'... ~ 6i, ,
,a ~ t::1 '- ~
s:: Wo:l ~ tj
b.or~ "'tj ~ (..)
'" v "
'.... o:u..... ':ts-
.~ ~ Ei- o:u
E tj ~ ~
'-;::: ~ ~ ~
~ ~ io.O" tj
C o:u ~ s::
t: ;::0 -.i "i:~
t.:l ..... ~ ;::.. ..9
.... - ~ ~ ~
~.''''' i::: ~ o:u
t: ~ .O:U ?--. 'S
~ '"ti "::-~ o:u
~ ,~ 2- '& ,!:j
'_ 0<:; ... '"' 0:'
~ "t3.... .~
~ ~.t, S 'jg
-0
0;
'"
l'l ~
'" 0
.::; 'oC
... 0.
,-0 0
~-s
.sa [
ra'()
:;0
..J::: .~
on...
'"
>
'"
E
2 ~
~ .Cd
0. ',E
~ '"
'" '"
"'-0
.l:i '"
Ul 0.
"ti
u
"
'"
~
-
i'l
...
~
'"
]
~
~
"'-
,~
I
~.
~
'" ...
~ '"
<::l
1::
'"
.~
"
..,
...
~
g
'"
~ '-
t: ,~
~.
'" ~
s; l:3
t3 ~
~.5
.r;;:," t::::'
~ <::l
<::l ~
"is t:j
~
" "
~ ~
.':l '"'
'" <::l
'E:i
o:u ~
;:: ~
00
~
.8
~ u)
:g,~
g'ti)
~~
o
"';D
OJ 0;
'" 0
-Ii; 00
l-l .S
2..:.:
0; ...
'" "'
U 0.
Q) 0):
00::::
~ 19
-0::::: ro
:> 0.
~
- 0
<"..8
oi
on
'"
.5
-
'"
"Cl
.~
;:l
CJ
,~
<J)
'"
Q
~
<1J
<1J
...
~
(fl
-
'"
...
<1J
:::
<1J
CJ
.-<
0; "ti
o
~
-0 '"
'" ...
.~. g
::a u
;:; Iii
fJJ .~ OJ
'" -0
u ::s
os: ~ '"U
~ ~ ,5
'" fO'
~... Ei
Os ~ ~
.. ~
u U ":>
'"
u '" -0
u:1 ~ '"
~ = ID
~>~
cci
i.l
.i.
~ ~
~if
(H
~,
~
I~" '
~ ~
l' .
,~
~
~~ f
:8'6
" .
'"
-f
'"
"
~
~-f
~
~
"
'-I
"
~ E
,
E
a
.
.fl
;:;
o
{l
-0
S
o
...
.
"
ti
"
bO
0;
'~
o
...
...
'"
0;
'"
0;
'"
-
bO
0;
;Q
...
'"
0.
"@
o
00
'"
:a
~
'"
'"
.l:i
'"
.::
o
.
.
..
r
'"
"
'l!
~
r~
.
i
f-
~
]
'"
~
'"
6'
.g
"
"'-
.11
~
'"
oS
"'-
'"
~
'"
u
'"
"'I
'"
~
u .1!i
-0 g;l
& .l:i
<J) on
2::..
0.'.0
'" c::
-0 '"
...:s1
o '"
'"
-0 ...
2
"0
...
0;.
o
-0
'"
~~
~.:g
s~
::E fO'
, Ei
u
~
-0
'~
-€
;:;
u
o
~
-€
;:;
u
-0
'"
u
;:;
-0
'"
...
-0
~
!!J
,~
-0
'"
...
...
'"
E
o
u
-0
~
;:;
"Cl
2::
.
.
"-
~
~
t:;
-
:3
'"
-.
'"
<::>
11
"<>
~
"
8
~
,:)
"<i.
'"
~
"
"'-
-
",.
'"
~
~
::::
:::.:
'"
:r
<Ii
S'
;:;
..c::
-0
'"
'"
5;<
.
<:l
-
::
u
"
l::
~.
1>-
.a>
.~
u
... "0 co .~ ... ~.
~ " 0:' ] u 0 '"
;:: :e '" 'iO J!i b .s .s
'" 0 u5 b 6 E E
U --5i ::> 2i '" 0
U .::> "0 N J!i . C b
'" ".5 0 11 ~ co '" . ~.A -
"" 0 ,5 ~ <Il "
':l ... ... '" 0: 0 ... IH-t.rt1 .~.
- 0 ' ~ ... .~
<Il .~ '" 1:)
- ~ '" :g "0 6
;;: E " "0 "0 , .,D. ~
~~ ... ::>
'" 0 0 6 2i Ol;
'" 0: 2i <Il t-~.~...~
'" .c ..0 .S .c ...
;:: ~ "0 <Il <Il ~ '2 ~ .,
~ 0 >, ,.
'- '" 0: <Il <Il 0 '6 [} " .,
~ '" 0 '" E Q) '" .. "
"" b >, ."0 ~~~~'-l . ,.,
'- '" 0:' 0: '" u ..0 ~ '}
;; <Il '" ~ 0: 'S '" "0"
'C 0 ~ ..0 -d
l) ;;;; '" }; :0 ",.", l) " -. ~
> '" 0... '0 "0 '" .
<Il > 0 "
u '" " ~ u::. " r--j \~-1
:E 0: ~ '" .c -
.c "0 ~ 5 'B
'v; u '" '" 0 P. <Il
U ,~ '" ... :;;: 1;
'" ... ... P. '0 .6 .c "0' <Il . ~
Q '" '" <Il >, ~
... '" oJ P..c '" 0: ~ 8 'so
'" 0 ~ zj ~ '"
'" :E U." '" Q) ... ... ~, " H-J ~
"" '" E '" '" '"
.~ > .G' u > '" 0: ~ "0 -
'" 0 '" 0 b '" :;;: .~
, ~. .c :E ...J "0 J:: <Il CJ ~.
laIiiHjSJO",Ol I1D
- ..., 00 N <ci
\] ..0
':l
-
;;
u
...
.;:
'"
'"
, ,,>
,5
'~
';:;
Cl
'u;
'>
o
'>
'"
~
,
~
U
.l'l 0 >-<
c:: - 0
0 Q) ..><: '" Q) Q),C:: - .l'l
J::: -cJ E-E 0-'" '" c:: Q) .~ c.
Q) 'M ] '" 'M '" Ql Q)..o :c. 0
,:;: .& -cJ u .b 2 g.-cJ
>-< '" '" ...: -g '.0
0 0 - c:: -cJ Q) - Q) .::1 l'tI
- - '" '" " O-Q)
'" - ~ 0- C::-cJ '" Q) Q) oJ
00 c:: .b Q) 0 >-<
Q) .~ OJ Q) u j ~
o-~ ,C:: c:: >-< 0- :> '" >-< '" ..c::
" 0 .& 00
,.g '5. '" '" 0- '" /o.-l'-'""'
OS :p - "0 '" ..c:: '" >-< [
'" 6i 0- ~ '" '" ~ 00 ~ Q)
,0 ~ " 0- M c:: Q) 6i ,!:;
.8 - - -cJ,:p -cJ '"
'" u -cJ c:: " "!j '<il PoQ) '" 1Il,
" >-< c:: :p
- - ~ '0 ..... bO, ro: 0..0 '" oU >.- ro-
c:: '" cD .., "" :;: ;5 u .~ ro. :=: 0-
Q) '" C::' tu .5 c:: ~ Q)'",
u Q) ...., ~. ~ ~ '" . -cJ 0 >-< ~:;p E -
'" - i!!-- Q) -
'" '00 'E .& Q) "iii
;.0':- :;: ::l ' "I'ill " c o'S. >-< - >-<
c:: '~ E '" So:-;:: 0 E
ro .t"d o 0 1,0$'" ~~ '" :p..o Q)
.J:....~iJ;.t;'-N':.\.. Q) ..c:: .... > ~ '"
~ Q) 15.5 ~.'l.,\~~'lj.7.t .~.'" . ,-CJ 'tJ 0" 'M '" Q)
..0 ~ .5 Q) '0 :;: '" >-< ~,~ 1! c; -cJ'
I. .;~(.,M:& @ Q)
"iii .& " 0- al .~ 0...
00 . 'i;":f':" ~ -E - E c::
:;: -cJ ;E c:: in >-< '" u ':0 'j!: '"
" ". Q) _ c:: - '" ' ~ c::
Q) ;g c -cJ ii,o '" 0- ::1'- .n .- ] '"
-cJ ,.g '0 0:: '@ '.0 ';::: '" 0....'0
'" !;) ;J [J So Q)
CJi J:l :;: .- u .& c::
'" ]2 >."" >-< <Ii
0 '" Q) -E ..0 U "M' '"
U E 0- c:: 0 ;:S' ('l3,-(/) ::l '"
;.ci '" ~ 0 -o::~ .ct! (/)'0... Q)' 0" ~
~_(/)'"d '" '"
u "ti al
o
=
e'l
.~
lo..
-
'"
~
'C
~
i:l.;
..:
?-. -~.
- '-
~ .t
'':;: <...J
,'"'
~ '"-,
~"
.... bo '\j
J>" "
.-.,'- t:j
.., 9.,
~fStl
'"'''' '"
tj c.., ~
~ '-
~ ~
"" '> '"-
,:; t
'" '>
~ .t::l
~"S
" '"
"".<:!
~~
l;j .~
- '>
" l::
'S l::
8
~
,'"'
" "
;;. '"
s
" ,'"
l;j .s
"5 .~ 5
~ l::
~ ~ ~
~ ~ ~
" '"
~ ~-~
~
s
}
~
""
'" '
'$: {3
" '"
.., '"
~ ~
'"-
~ c t:
''::;:: ~ .~
~ .s.. '"'":l
10... .t::: .~
'" ~,~ ~
'"'":l .g f"'J ~
~ ~ ~ ~
~ a.... tj ~
1::$ C ~ '"'":l
.~ ~ tj
t...l ~,"&
!5."
f"'J "S ~
~ ~ ~
9.,->;,., ;>.
" " '"
~ ~ 8
'" S
"B s.~
~ ~ ~ ~
~ tj ~ ~
>:::> -.. -tj t:
'" "-"i5.. e5
~ ~,
-,'- "B ~
of; t '"' ""
t: 8~ ',:::: ..9.
-, ,-......
~ k) ti ~
-
S
.~
".
'"
8
~
"
..,
:s!
"
"
..,
'"
'"
Q)
,5
Ql
-cJ
'5
CJ
"iii
...
Q)
c::
(l)
CJ
~ ~
o 0
(l) lli
i!! ::l
(l) -cJ
'" Q)
>-< '"
(l) ,-
oo:g
g .E:!
.b ,5
'" (l)
'" c;
.& E
~"fo
U ::l
o
o ...
_..c::
-
,~ .G'
E '2
,_ ::l
'" E
(l) E
..c:: 0'
f-< U
r-<
<Ii
Q)
U
'"
0-
'"
0;
Q)
g.
Q) ~~'
c:: u-
o '" '"
0; ~ .b
.~ ~ c
1:: ,.c; ~
o (l) (l)
u 8 .n
-cJ c::-cJ
1L~ "
'..c: .......8
'" 1Il Vl
6J ~ Q)
~ ...... H
... 0 '"
e c:: g..
OJ Q)" Vl
00 >-< Q)
'" ..c::
~ &f-I
:> ~ oj.-o
..c: .- N .&
u :0 'Vi Ii:l
ro: ::l s:: U
W 0...._..9
<Ii
'!':
~
" "
E}.~
..,
~-~.
~l....
'~
- "
~ "
_U
is "
'"' ""
".!;
-
~~
-E
.!:;
0)
,
-
s:
>u
~
Q.,
<:!
-
;:::
<.l
,>,
;:.
~
'B'
~
U
.-
. ..
. '" .
. ~..
~
..~
...~.
~.
.. ~...
. . u
.
-.
<J
::::: :::::
""
~ ;:;:
",.
'" ~
.
"".
~
"-
;:,
\J
~
,~
"'.
"'
1:4
~
~
,
.0
0
" ... '" ~ ." ",. ~ "' .'" ::
t:I ~ '" .~
.~ ~ :: .t:I '" .s
~ :: t:I 0:: <J :::: tl
.s "' <J .~ '"
... .~ '" 1:: '" <J ...
t:I - ~ ~
:: --.: <:l .!:l ..
';; t:I ...
.~ :: ~ :: t:I ~ -
,~ b(, .. .. .~ .!j
';S tl {! ';S Ii: .. ~
'" ,:; ~ ~ ~
.;:llM '" ... {! '- ~ ~ ::; oS ~
~, .. '" '" ~
.:.:H!m .s ... ~
'- .. <J :: ~ .'" E'
:.:.~:.~:.,.:. '" '" ... ~ {j ,-
: :l~:~~!I!~: - .s .s t:I. ~ ..
... <J .. ...
~ '- .~ .!;! :: :: l::l '"
S t:I ~ ." -.
:~:::::.;.:..., '" <J
'i@# ." "<::i ... <J ,!j .. ~ ..5
.s l:l, ~ .. - Ii: ~
Ii: :: ~ '- ~
'" ~ .s .. .. ~ '" ..::
<J g,.o ~ ...
'~k' ,..' .. '" Ii: ~ ~ :: '"
'" " ~ '-
<' , Ii: <J ~ l:l, '" .s <J
:-:-:::; .. ,", ~ .!:: ';:': E- :: :::: .. ..
>;; "'If-/ ... ::
.. ::; ~ .. ~ .~ E' ",,,, '" i:
';'';'', :-:'''' ",,, ~ ... 1: '" '" ~-:::: <J ~
'f..,...<< """,, (' - .!:l {! ,- "
( '_':f~v" ~ ~ ~ ~ ,- i::
t:I ~ ~
III ;;-. t:I ~ l:l, ~ oS E- ." .!:l .. ~
... ... ~ ~
t5 ~ '- ~ .. " ;;-.
<:l ... :: ~ .!:: .~
- '- ~ '" .. l:: 0
.!:l .. .. ~ '" .. ~ t!
~ ~ ... ~ ... .:: ... "
<J ..
1;; fo.;; '" " fo.;; 0:: .. " l:l,
..
~
:::
~
..
..
::::
~
'"
..
:::
'-
-
~
.S
'"
:::
';;;
..
Q
~
&
G
:?::)D:~
......,'li
':-:-:-:':''''''''iii
(::r~~
it I..}!
:::':::';. :':0
,:\;::":9
no,_.'. ".-.,.
x
ii:
~
c(
:!!:
z
Cl
Vl
W
C
>-
c(
~
0::
c(
a..
Vl
..l
c(
ii:
w
~
0::
<(
..........~.~
":;::::i;'I:1
f~
g't!l
'::':;::::::~(c:
<S~
.-i::~:~
.W,,^
=i1<;i
:!qo .
3'. .
~ -
~ ~ 8
~~~
~ g>.~
.~ ~~
x< -
.8.~ ~
~"'jg
~
,
~
~
m
'.
~
"
<;j:g,
E'~
0'
55,
~.
uO
.0
-~
.!:2a...
~.
~'E
~o
<::=
:Ci1:i
00
o~
""'0
~g.c
-ij:.~ 2
.2~E
" E 0
~.-
1?.8
~-e
:> 0
~-e
"'~::3
0_ u
,ggo
23 'E"g
::u -a.s
~o~
~.~
~
o
o
"
5'-
~~
~
E
~
m
'.
~
"
<i:i~
~.~
:sa.
~
"-
~8:
J!!~
~.
g "c
~
o
o
~
?~
~o
OE
:.5='€
'3' E::J
.8 .~.~
~ 2
~.-
~o
0-
:ll~
:>u
'"
'"
""
"0
~o
~;:g
:ge
~%
~t;;
"'"
" 0
.~~
~8
.~ ~
:-"0
gu;
N
~~
~"
<..;
~
:;r
in
~
..
<'
.~
.
, 0
W~
m _
g *
EO-::'
.~ g..~
.S ::u;;
;~~
.8~~
~'u; ~
-m
,g~
Ou
m~
~5
'0
~-
~
m
'.
~
"
,,:3.
E'~
0,
Sa.
'"
N
~
~.
<0
0"
~.o
=>
~
~
~
j
~
r
Eo ~
~ :g.:R
OJ; ~~
E>'<T_
><<.....m
.8 0>8.2
. .~ II>
~".
NQ)~
~-
- .
:gi;
o u
.~
~5
~~
~
m
..
~
"
E:?
.E'~
~g.
.
Om
g-.!:
~~
.~ ~
o.
~<
o
"
,
0.
~
1'i
,
w
~
.
.
"
.
o
"'~
_0
e~
o~
'"
o
.e
,
o
.e
,~
O.
<o~
~o
.!i 0-
:8~
_ u
. .
~'g
o
~
'"
'"
N
M
N
M
N
~
~*
~"
<..;
"
~
o
~
"
'0
.
~
<
~
.
.
"
o
~
.~
.
"
o
:>
~
.
o
~
o
o
'8
z
.
0_
o.
e"
- .
;~
~"
.0
_0
5~
~
~~
" u
~~
25
~ 0
~-
~
>:
"
'.
~
"
"
rog>
g"o.
~5
0.
l!!"'5
1-.= E)(
~n.~~
g~~~
aig;.!!!2
~g~~
-""UJeu
00 u
~>.
O~
..."
~o
00
:c._
.0
~.
n;~
~'g
o
~
'"
~
~
00
<U o.Q
-~g~
<""
~:g~
-e.!!!-::
~'5l.E
~
o
o
~
o
..
~
"'.
_ 0
"f! ~$
1--::
o 0
.~~.~
<noC;
g::eth
~.g
<;
:;i~
E~
~
,
~
o _
g- :E
eo::
.~ g..~
0--
"E g!~
x< -
~"~ ~
~~.
N >=
~
o
o
~u;
t--<i
~
E
.
c
o
Z
>:
<'
'.
~
N
E:?
~"~
=>~
_0
o~
~"6
o~
1::2
- ~
~o
0'
0-
:v~
O.
ou
.'
~w
o
~
~
m
o
E
'"
~
<o~
Co~
~o
0_
~~
~o
w'C
~ .
0'
.-e
0.'
o
o
~15
"E S
- 0
~-
EE-e
,g.g G
~ ~
-/lE
....
.N
:>
'"
~
N
M
"
'E
i:;
~
N
""
0-
~.
00
00
u.
.~
~
"Q.~
00
:>.
~
1<
o
oo
.
-g
.
~
il"
.~
,,~
0",
~~
. 0
o~
-g&:
..
:>0
.
. .
-- .
~~i
.~ g>.~
0--
'E~5?
x "
o '.
.o"~ :;
~U>Q)
N -
~
"
~
,..
~~
~
E
~
m
'.
~
"
mg.
~"5.
.E'
o e
-~
~~
~~lD
.g"~~
0.E
0=
~o
o
o
-:'0
.6 CD
E ~
~E-e
2g a
';~
-/lE
~~
'"
N
M
N
- -
o.
.0 c
~4!
<~
o
.E
,g
"
o
o
~
u
o
.
~
o _
~-$
E15"::
"~ ~"m
.6 <>>0
E>~
x< "
o ..
.o~eL
~';;; $
N >=
~
,
~
.
o
o
Z
-"
o~
~'a.
.E'
o e
-~
EO to
E ~~
"e CDC>
'E~~;rl
>< a):!i~
~"~ $
"<1"(1):=
N~_
~ :v
,,~
o u
o~
~5
.=g,
o
c
o
Z
-"
o ~
~"a.
0'
<'"
-~
0"
o.
~~
o.
t~
.8-
00
O.
~:;;c
"'~~
"~~a:
= ""
8.B
:;;
"
.
o
<'
fl
o
'"
~
<3
:;;
"
.
o
5i
~
16
.e
,
o
'"
'"
b
N
b
N
N
~
""
0"
~.
00
o.
u.
.~
~
""
0"
~o
oC
00
~~
~
1::
"
i!
u
o
.
~
il"
m ~
o 0
~ ~
w .
E ~
ti ~
. .
3: ~=:
o
o
~;:;:
g,dQ
Ulcia:
5""
~oo
_~ 0
15"~~
~UO
. -
0.
'5
~
~
~
'.
~
~
b
~g,~
-g.a.s
~~5
~
.
~
>-
,9-
'5
>-
L
~~
~"
1'il.
:E_
.0
D.
m:il
'e!16
o
~
'"
"
N
N
.
. .
-- .
~~"ii
.~ e~
"E~~
x -
.8"~ :
~"'(I)
N >=
.
.....:veL
~E;~
~.g-<i
~ is ~
t- a::E
~
~-g
~-
(1).6
~o
"ffia.
OON
~-
b
!5g,~
-g"a.s
o ~ 0
a:~o
-5i E
2CD.2
.o'2l1..
~~~
lI)Q)....J
l;; ~.!!
~u ~
. ~
~
:;;
"
o
o
o
.
u
o
'"
.
-e
,
o
'"
N
M
N
"Q.~
~4!
~
~
~"~*
l;;::::!;"C:
~~~
=>
~
.
o
~~
Cii=
.0
~-
u"
~l
~
o
o
oo
x
.
o
>-
.!:!
:::
"
..
=:
..
..e-
o
,;,
"
'il
'5
D
"
o
:E
'"
C
.j!
o
'"
i1
1E
.
E
'"
o
0;
>
.
."
.'!!
.
>
'"
'"
."
"
.
€
~
u
'0
.
u
J!
"
.
~
.~
.
D
~
U
C
l'l
w
2i
I
of
~
u
'0
.
u
J!
."
"
:c
.
.0
'"
"
c
;;;
E
E
>-
m
~
'0
~
~
'"
'"
"
:c
~
0.
.
'""
.
ITEM #5
.
.
.
.
.
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
May 4, 2005
Prepared by:
Matt Peters, AICP Title: Associate Planner
File Number;
Application Type: Conditional Use Permit and
PAOS-0060 Development Plan
Project Description:
A Conditional Use Permit and Development Plan for Cassatt Academy
Pre-school to construct four modular buildings, including an
administration building and three classroom buildings totaling 6,048
square feet on 2,39 acres at the northeast corner of Calle Girasol and
Aussie Avenue (APN 957-150-018).
Recommendation:
(Check One)
IZI Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
CEOA:
(Check One)
IZI Categorically Exempt
(Class) 15332 In-fill
o Notice of Determination
(Section)
15162
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
G:\Planning\2005\PAOS-0060 Cassatt Academy-CUP\Planning\PC STAFF REPORT.doc
1
PROJECT DATA SUMMARY
Applicant:
Completion Date:
.
Mary Burnham, Cassatt Academy
February 24, 2005
Mandatory Action Deadline Date:
May 4, 2005
General Plan Designation:
VL-Very Low Density Residential
Zoning Designation:
VL - Very Low Density Residential
Site/Surrounding Land Use:
Site:
North:
South:
East:
West:
Lot Area:
SinQle family
Vacant undeveloped
Vacant undeveloped
SinQle family
Vacant undeveloped with low-medium density residential to the southwest
2,39 acres
Total Floor Area/Ratio 5,8 percent
.
Landscape Area/Coverage 64,7 percent
Parking Required/Provided 25 requiredl31 provided
BACKGROUND SUMMARY
12:;] 1, Staff has worked with the applicant to ensure that all concerns have been addressed;
however, the following issues have not been resolved to the satisfaction of staff,
1.
The City of Temecula is known for attracting high quality development and
vigorously enforcing its Design Guidelines. The applicant's are proposing to
construct four modular buildings on the site, According to the City Attorney,
modular buildings cease to be mobile or modular when they are placed on a
permanent foundation, Staff recommended that the administration building
incorporate a cupola, enhanced entry, or other elements to provide the impression
of a rural one-room school house, Staff felt that a one-room schoolhouse, if
designed properly, would provide the impression of a historic structure and might
be more compatible with existing and future residential development. Thus, one
building would look like the original schoolhouse, and the other buildings could be
designed around it. The applicants did not incorporate the change based on cost;
however they made all the changes suggested by our consulting architect, Roger
Cantrell including the addition of an enhanced entry, and windows inside each of
the doors to provide a safe and more inviting entry, Staff recommends that the
Planning Commission consider the "one-room schoolhouse" concept in its
decision,
.
G:\Planning\2Q05\PA.OS-0060 Cass.att Academy-CUP\Planning\PC STAFF REPORT.doc
2
.
.
.
2,
The applicants are proposing chain link fencing around a majority of the site.
According to the City's Design Guidelines, Chapter 3, Section B, 6, d, 4, "Chain
link fencing should not be used where it is visible from public streets, on-site major
circulation aisles, adjacent residential uses, or pedestrian uses," Fencing is
needed for safety, and to meet state licensing requirements. Staff has included a
condition for an alternative fencing that meets state licensing requirements,
[2] 2, Staff has worked with the applicant to ensure that all concerns have been addressed;
however, the following Conditions of Approval have not been resolved to the satisfaction
of the applicant.
According to the Development Code, when a Conditional Use Permit accompanies a
Development Plan for a new building that is less than 10,000 square feet, the matter shall
be heard at a Director's Hearing. However, based on feedback from the applicants that
they will be contesting standard conditions relative to street improvements, a decision was
made to refer this matter to the Planning Commission, The applicants are contesting two
Public Works' conditions:
1, Improvements to Calle Girasol, which would include road widening and an A,C,
berm (no sidewalks or streetlights). Due to cost issues, the applicants want to defer
the improvements until a later date, However, the Public Works' Department policy
is to require improvements at the time of development.
Improving the end of the entire cul-de-sac on Aussie Avenue, which would include
half-width improvements plus 12 feet, and under-grounding of utilities, The
applicants do not want to improve the bulb at the end of the cui-de sac beyond the
24 feet identified on the site plan,
2,
Application and DRC Chronoloqy
A Conditional Use Permit and Development Plan were submitted on February 24, 2005,
Approximately one week after the application was submitted, a meeting was held with the
applicants to discuss whether or not modular buildings are permanent structures, The
applicants were also informed that the subject property may be difficult to develop based
on the blue line stream that bisects the property and outside agency permits that may be
required by the Department of Fish and Game and the Army Corps of Engineers,
Following the meeting, staff consulted with the City Attorney and it was determined that
modular buildings are considered real property/permanent structures once they are
placed on a permanent foundation,
A DRC meeting was held March 24, 2005, and revised plans were submitted March 30,
2005, Staff again met with the applicants on April 7, 2005 to discuss the need for full
frontage improvements along Calle Girasol and Aussie Avenue as required by Public
Works and to provide emergency access for Fire Prevention.
A final set of plans were submitted April 20, 2005.
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP.\Planning\PC STAFF REPORT.doc
3
PROJECT DESCRIPTION
.
Planning Application No, PAOS-0060, Cassatt Academy is a Conditional Use Permit and
Development Plan to open a pre-school in the VL-Very Low Density Residential zone,
Conditional Use Permit
The pre-school will accommodate 64 students and 12 employees, Future growth will allow
Cassatt Academy to convert the proposed multi-purpose building into two classrooms allowing
for a maximum of 96 students, This project has been reviewed based on the maximum capacity,
The pre-school will be in operation Monday through Friday from 8:30 am to 3:30 pm, with
extended care hours from 6:30 am to 8:30 am, and 3:30 pm to 6:00 pm, There will be no regular
hours of operation at night or on weekends.
Development Plan
The project is located at the northeast corner of Calle Girasol and Aussie Avenue, There is a
blue line stream that bisects the property, The applicants are proposing four modular buildings
totaling 6,048 square feet on a 2,39 acre site. An administrative building and parking lot would
be located at the front of the property along Calle Girasol. A playground, multi-purpose room
and two classrooms will be located on the other side of the stream connected by a foot bridge,
The buildings will be arranged in a horseshoe configuration creating an additional courtyard/play
area for the children.
ANALYSIS
.
Conditional Use Permit
Parkinq
\
The Development Code requires one space for every two employees, and one space for every
five children. According to the Statement of Operations submitted by Cassatt Academy, there
will be 12 employees and 96 students at build out. Therefore, 6 employee and 19 student
parking spaces will be required for a total of 25 spaces, The applicant has provided 31 spaces,
including two handicapped parking stalls,
Traffic Impacts and Hours of Operation
According to discussions with Public Works staff and an analysis of the Statement of Operations
submitted by Cassatt Academy, this project is expected to generate approximately 180 to 220
vehicle trips per day at build out (12 employees/96 students) with daily peak trips twice a day at
a staggered rate in the morning and late afternoon, Variations in the estimate are based on
hours of enrollment due to parent work schedules, and the number of siblings dropped off in one
vehicle trip, Not every child will be dropped off or picked up at the same time, Hours of
operation will be from 6:30 am to 6:00 pm Monday through Friday, There will be no regular
hours of operation at night or on weekends, Traffic impacts associated with the introduction of a
pre-school to this area of the City are considered negligible.
.
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planoing\PC STAFF REPORT.doc
4
.
.
.
Neiqhborhood Compatibility
The buildings and site have been designed and conditioned to blend in with the surrounding
development. In addition, the site is adequate in size and shape to accommodate the proposed
pre-school including setbacks, fences, circulation, access, parking, landscaping, and other
development standards prescribed in the Development Code,
ANALYSIS
Development Plan
Site Plan
The subject property is 2.39 acres, and located at the northeast corner of Calle Girasol and
Aussie Avenue, Access to the administration building and parking lot has been restricted to
Aussie Avenue, Currently, Aussie Avenue is an unimproved dirt road that contains a concrete
crossing in the bottom of the stream channel. Due to the potential for flooding, the Fire
Department is requiring a culvert crossing and turnaround in order to provide emergency
services to the back of the site, which will contain the multi-purpose building, two classroom
buildings, and a playground,
There is a blue line mapped watercourse that runs through the center of the property, The
elevation difference from the center of the property to the front is approximately 10 feet, and
nearly 1S-feet from the center to the back property line,
A sidewalk and S-foot wide pedestrian bridge is proposed to link the parking lot to the multi-
purpose building and classrooms,
A white split rail fence will be located along the front (west) and south property lines, Chain link
fencing is proposed for the rest of the property, however chain link does not meet the City's
Design Guidelines and staff has included a condition for an alternative fencing material that will
meet state licensing requirements,
Landscapinq
The original Landscape Plan submitted on February 24, 2005 was too conceptual for consulting
architect, Mike Elliott to provide specific comments, A more detailed Landscape Plan was not
submitted until April 20, 2005. There are a few Development Code issues associated with the
plan, including: '.
. It appears that several existing, mature trees are proposed to be removed along Calle
Girasol creating the need for additional shrub plantings to screen the parking lot;
. A large portion of the property is proposed to have rock mulch, rather than shrubs and
ground covers;
. Street trees will be required along Aussie Avenue; and
. The location of the trash enclosure on the Landscape Plan is different than where it is shown
on the site plan.
There are other issues, however staff is confident that the Conditions of Approval associated
with the Development Plan can address any deficiencies.
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\PC STAFF REPORT.doc
5
Architecture
.
The applicants are proposing four modular buildings for the site. The modular buildings will be
considered permanent structures once they are placed on a foundation, Each building will have
a relatively flat, 2.5/12 roof pitch. The administration building and two classroom buildings will be
24' x 60' feet. The multi-purpose room will be 24' x 72' feet. All four buildings will total 6,048
square feet. The Development Code requires modular buildings to have architectural detailing
similar to permanent structures such as accentuated entrances, porch roofs, pop-out features,
exposed beam ends, trim elements and windows, The buildings include shutters on all four
sides, bay windows, windows inside the doors, and corner and fascia trim to match the shutters,
The administration building and multi-purpose building include enhanced covered entries,
All buildings will have the same color scheme including Hardi Plank Cedarmill Siding painted a
cream color. The shutters, fascia, and corner trim will be painted maroon, and the window ,trim
will be painted beige, Asphalt shingles will be Autumn Brown,
ENVIRONMENTAL DETERMINATION
~ 1. In accordance with the California Environmental Quality Act, the proposed Project as
conditioned has been deemed to be categorically exempt from further environmental
review, (Class, 15332, In-fill' Development)
This project is less than 5 acres in size and occurs within the City limits, A biology
report, including a focused field survey for the presence of burrowing owls was
completed for the Cassatt Academy property, This report concluded that the site has no .
value as habitat for endangered, rare, or threatened species, This project has been
conditioned that all necessary permits associated with on site septic systems, blue line
stream and the stream's associated floodplain shall be acquired prior to issuance of a
grading permit by the City of Temecula. A phase 1 archaeological survey was also
completed for the site, This report concluded that no impacts to cultural resources will
result from this project. Approval of the project as conditioned will not result in any
significant effects relating to traffic, noise, air quality, or water quality. The site can be
adequately served by all required public utilities and public services,
CONCLUSION/RECOMMENDATION:
Staff recommends approval of Planning Application No, PAOS-0060, Cassatt Academy Pre-
school (Conditional Use Permit/Development Plan) based on the findings and the attached
Conditions of Approval.
FINDINGS
Conditional Use Permit (Code Section 17,040,010E)
1.
The proposal is consistent with the land use designations and standards identified in the
City of Temecula General Plan and Development Code, The site is properly planned and
zoned, and found to be physically suitable for the type of proposed use, As conditioned,
the project is also consistent with, other requirements of state law and local ordinances,
including the California Environmental Quality Act (CEQA),
.
G:\Planning\2005\PA05-0060 Cassatt Academy~CUP\Planning\PC STAFF REPORT.doc
6
.
.
.
2,
As conditioned, the proposed conditional use is compatible with the nature, condition,
and development of adjacent uses, buildings, and structures. The buildings and site
have been designed to blend in with the surrounding development, and therefore will not
adversely affect the adjacent uses, structures, or buildings,
3. The site is adequate in size and shape to accommodate the proposed pre-school
including setbacks, fences, circulation, access, parking, landscaping, and other
development standards prescribed in the Development Code,
4, The proposed conditional use for a pre-school will not be detrimental to the health,
safety, and general welfare of the community because the proposed project is providing a
service that is needed by the community and it has been design and conditioned to
minimize any adverse impacts.
Development Plan (Code Section 17,OS,010F)
1. The proposed use has been reviewed and is in conformance with the General Plan and
Development Code, and with all requirements of state law,
2, The overall development of the land is designed for the protection of the public health,
safety, and general welfare because the project has been designed to minimize any
adverse impacts upon the surrounding neighborhood and the project has been reviewed
and conditioned to comply with the uniform building and fire codes,
ATTACHMENTS
1, Vicinity Map - Blue Page 8
2, Plan Reductions - Blue Page 9
3, PC Resolution No, 2005-_ (Conditional Use Permit) - Blue Page 10
Exhibit A - Conditions of Approval
4. PC Resolution No, 2005-_ (Development Plan) - Blue Page 11
Exhibit A - Conditions of Approval
5, Statement of Operations - Blue Page 12
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\PC STAFF REPORT.doc
7
.
.
.
ATTACHMENT NO.1
VICINITY MAP
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\plarming\PC STAFF REPORT.doc
8
\ \
\ \ /-/
. \ .---
\ 0'51'-\)/'--
"IG?,'/
/
.-,~""~-
.~.-~/
Project Site
.
/
\ /~
_/
w
~
.
.
.
ATTACHMENT NO.2
PLAN REDUCTIONS
G:\Planning\2005\PAOS-0060 Cassatt Academy-CUP\Planning\PC STAFF REPORT. doc
9
-
Ie
~
.L1
~69(;6BIWOJ!1II0'Bf1oouJ91 ~
1OWf.}"'I"30966e
1I1f)-(IS~-156.N'd"" ! I ..
,(wspe:lVD~GSUO __ ~ ...
'OjUI J:>>afoJd . JaallS a!!!:!-_ I
'1"fl_!l"I\I~ 0lm:l"N"l1
I 11'111 o~u;li~~ ~fY.III1IH_
II '(I ......Y.I_!.O;:.."""l--.",~
I,nlltlll. ~ 3~ I H:J ~ Y
I li'l'il'II'\1 .L 11 0 d M. 3: N
hili i ---=---
li. - " . , ,
I I !
; ~H! ~ 1 no!i I 1'1- i..
I '" . . 1- I' f" i. l'f 'l!
. iit II j II;!' ! I' fl ' lihl iHI
. -I ! . 0, I i. 'J II ' 'I' '" <I-~ IlilL
ii' , 1111 II . j, ! !l 11 il I o ill iill!! lilh "21~!
i ,I ~ ;~~~ i~ s ; J~ ; ! ~ ~!i.. J I.... !i.i.
0
, ,
. I .
!
! ! ! ~ .
r ~l i ; " . i
j I I' 1: i , !
, ., Ij I I I' I
. i ! H ~ , " , , 1 ,
; . " . , ,
.
>
:E ~
W m
Q-fil
c( i.
o.!!e
..." .
~.::!:::
=i
I-lf~
I-g~
..... .
..... .
11)" ~
II) ..
c(
o
~
~
.
!
!!
!Pj
i ~"'-
Il.CIU Ii:
~ ~~il.m~ ~
~'~1:~ i
z "s llIji~ u
~ ~
W ~ ~o;":~
; ~~;::o( li
r.
I'!
: .
--~
/'
/
.
"
11
.
1m
11
Ij
I'
l E
. ,
,.
!!
i
P.
1'/
ill
",
n>i
III
Ii!
III
II
.:Ii
!
......."'}
,
!
_ _ _.~ 0.
j
l'
.: i
I
M t ;!: ~ j::' j':'
IB
I
I! ~~~~
83
.
.
,.
i,
. I
~ ~
Z ..
o a I
~
W
..I
W
I-
Z
o
III:
II.
HH
.
. ,
. ,.
..
., .
,n
. "
1Il!l&
o
i ~I
~ ~ = i
! ~ i ~
cee...
iiji!
"" u:i
131'-___1'-
iiiii. , ~
~Ii - Ii .~ ::;~
----_________________w~
1-'
Uil
.Jg!
.~
.
0
.
.
.
.
.
..
0 m
'2
3
.
.~
;: i
; ! ':., i _
~ ~;: . ~: 'Ii .
i"l i '!'"
~~J!! ~~i~jdH
i"11 i !l! ris 11 h
15"~1 i !I ia,. ~H Ii h
o II ~ UiI.. .. '" ~~ ....
Ii' i
., '-I" 1',
· I I' · I f'
. ':1. II. II !'I
I! I!,! II - I "j ,!I /
I I,lc 1111 Ilr, :111 IiI!
.1 ...... .,l! ,011 .."
Do
cC
::E
~
z
"
:;:
.
0
.
, . I .
. !
. i
. ,
~ ; I . ,
, . .
,
I IC "'1 W'llll'll ~~r_' 1Il>~ """" ~~E!WOI!Ieo'i!JI'09lIRl
UI'II' .~-,~- ~,-,- jClSlIJ[liqeoll966E ":
li'll DGIIV:'I_l'OZ~""JIa~"'O ll~o"o~;a-lg; "N"d'V ,11 'l'"
1,lIt!tl'l. ~ 3~ In.:) 11 y -'""'" --
. Cl:
,Lj IInlniill .LlI 0 dAUI N N'd"1d 3~IS I'
-
! I
~r
z ir
5 ~ II I
w hoh ~ ~ ~
...~ . ~ t
I- ! . "~ ~
iii
CJ !l II Jl: ' ~ .
Z II 'Jk;',;;:
j: I. ..-
Ull
):('
wi I
.
,
,
II
! I'
I I . I
! Ii I. ! I
" l 'Ill! I 1
~ Iii II II !
w
oJ
.. i III ~
}oj
~i
/./,/,/
/
/
./,/,/'
././/
.
. , ,
!! I II II!!
~'! 'I ill I' 'i
II, II ill
lilll' I,! Ii ,
Ii! dili! iii !Ii
1111 III Ii! 1!11lI
. !II ~ II .
'ii i i
l!l IU'III'.::'I',I,
'I! !:I!
1.li I'!" lil,l
j!ll i'll!l'llj'!I!
11" ill i'
.ill mil hill
1'1 I 'I
~ 1.1' II 'I' II
z I'll " ! ' .
l.1:I!,II', ill II
. II i I I. I ill
III ~1 ~i I
~ II!!I ili! illlli!
.
II' ".j I
IIIP1'11,ljb, !
",. I'" I
. , !'!
! III II I! i:l!!,., I
. 11'1'1' ill""
~ I,ll; I II all II II
;;
I"
.J. ~m~ mu m~~ ~ ~~~~~~ ~me~ ~em ml~l ~~
~"'''.....,.... a
.
i I / I I
'/ I ,!,h .llIi II 11'1 Iml III I I
ulll Hill ul! Huh, 1ll1l1 1.11" l! I
0 I 11111 \Ill! Jl I nllll lilli' 11111 , I I
z I' I, ,
w !!hI 11' II
C> lIllIl IllJ illli! II I 1 I J
w III IIIl1 J
-'
I- 0'18 I II~rulll
~~! @ (\1 * " OF 0
~-
"
I I
II' ,Ij iil , Ii
III '1'1 ill Ii l'
II I,l. III Ii II
i~ll !liI 'I II' I"
ii" ./' '11, I
Ii!! Idl ill i! !i
hltrllll III 1,1 Ii '
"1 "f' ,'I .1/1111
! Ilil illl1 IiI, ih IIi II
I '1,1 hpll!h H~ Iii I i i
I If/Ii !!bli Inli ill! hI! ~ 0
q
b
~
;;
B
00
z
w <(::5
O zo...
11::1-
<( 00...
LLW
<-):::P
<( <(z
e..:>0
-e..:>
I- <(w
I- so...
<( e..:><(
we..:>
cn~~
cnwz
1-<(
<( --l
<-)
{j
lIes---- I
W E
~ 8
-g.~ ~
~E ~
E~ @
lD~ON
~6~~
.L:; C> '.a
U~;;E
",cC"t<ll
:g~::gt5
O(l)CO(.)
-
li[~
'(I,{,jElllll ~JIg;)""';1l llI.t="Gtl""
f!'ltl fIU_IW_ _ I'/I'"w,sr_
'II P5!illIv:l_!1ilI,"'IlOOIIlIdmI....o
!!nr!1JI1! SJ.:lSJ.IH;)lIY
U ul!liil! .Lll 0 d AUI N
~6Sl6ll\U11lJ1~'e1'"QGW81
JOSlllI9UUl100966~
IHIT{I~f-lSfl.N.dV
-","'"
N
__ ,Ii N
SNOI~V^:I':I11011lU~_ i ' cl:
z {
0
z ~
0
~ W
..I
W Z
III: 0
W ~ ~
..I
W II:
II: := W
~ ..I
0 W
II: 0 II:
Z II: cl:
0 W W
5 1Il II:
0 :=
II.
II: 0
J- ;, 0
1Il II. II:
Z . 1Il
- , j:, 1Il~
:=; ..I' ::P
~! ;,~
. := I ul
II
II
N ., CD
'I
I!
~I I,
Ii
z
0
z 5
0 >
W
~ ..I
W Z
I- 0
W Z ~
..I 0
W II:
l- II.
Z := ..I
0 W
II: 0 l-
II. 0
II: Z
Z W. 0
0 II:
5 1Il II.
0
II. :=
II: 0
I- ;, 0
1Il
Z II. II:
, 1Il
-, j:, 1Il~
:=; ..I; ~i
a! ;,~
cl:l :=1
.. M III
!1f'..\~'
Ifir,
!!hii ~l
".' ' ~
,!l ~ ~ H,~
!! 1!i ~ :
I, ,1-'-'-
h ~
I
11:
I
.
,
. i
11
[ .
ONI~33NIDN3 \
~~\r It I
I-j;g(~:="
oma'""_!'''IllI'~~=.-Y-J
002.6~:)'~1.
~9QIlO0966t
9UK'S~-19l'N'd"V
. Awepll::lV1lI!nIIO
NVld eNlOVlle 7VfI1d,KJNm
,
,
~ i
!! ; I
I, ' I !
f3 '" ~~ !'!l .. Q
~! ' I 'j .11 i I
,"!' .i ~!: 1111" ~:\ i ~
~ !I,I ji,l!l ''-Iii 'II d! r' ,
~ ~m Illilil~ ~!I!in;1 II i i I:I~! ;ii
, ~., ~2 ~~ li~ 8
f
I
,
j
.
!
~
,
!
,
I
! I
I i
PI!
WJIi!
~
~
'I
.
t
. :.-------- ---------"'"
=--------\\e~ ______
t
~h,;,
-- <:>
.
__I
.
~Il.
F'
~
"
I.
!-j
.
.. I
I~J!
\ 111
l~ .
, ~Il
",', F .
~~~) ~
~
I (III
1-\ .
. jl
~J
1 IJ
.
.
.
.
ATTACHMENT NO.3
PC RESOLUTION NO. 2005-_
(Conditional Use Permit)
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\PC STAFF REPORT_doc
]0
.
.
.
PC RESOLUTION NO. 2005 -
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0060, A CONDITIONAL USE PERMIT APPLICATION
TO OPERATE A PRE-SCHOOL WITH A MAXIMUM CAPACITY
OF 96 STUDENTS BETWEEN THE HOURS OF 6:30 AM TO
6:00 PM MONDAY THROUGH FRIDAY (NO REGULAR HOURS
OF OPERATION AT NIGHT OR ON WEEEKENDS), AND
CONSTRUCT FOUR MODULAR BUILDINGS, INCLUDING AN
ADMINISTRATION BUILDING AND. THREE CLASSROOM
BUILDINGS TOTALING 6,048 SQUARE FEET ON 2.39 ACRES
AT THE NORTHEAST CORNER OF CALLE GIRASOL AND
AUSSIE AVENUE,
WHEREAS, Mary Burnham filed Planning Application No, PAOS-0060, in a manner in
accord with the City of Temecula General Plan, and Development Code;
WHEREAS, Planning Application No, PAOS-0060 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No, PAOS-0060 on May 4, 2005, at a duly noticed public hearing as prescribed by
law, at which time the City staff and interested persons had an opportunity to and did testify
either in support or in opposition to this matter;
WHEREAS, at the conclusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No,
PAOS-0060 subject to the conditions after finding that the project proposed in Planning
Application No. PAOS-0060 conformed to the City of Temecula General Plan and Development
Code:
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference,
Section 2, Findinqs, The Planning Commission, in approving Planning Application
No. PA05-0060 (Conditional Use Permit) hereby makes the following findings as required by
Section 17.04,010 of the Temecula Municipal Code:
A, The proposed conditional use is consistent with the General Plan and the
Development Code;
The proposal is consistent with the land use designations and standards identified in the
City of Temecula General Plan and Development Code, The site is properly planned
and zoned, and found to be physically suitable for the type of proposed use, As
conditioned, the project is also consistent with other requirements of state law and local
ordinances, including the California Environmenta/ Quality Act (CEQA),
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
1
B, The proposed conditional use is compatible with the nature, condition and .
development of adjacent uses, buildings and structures and the proposed conditional use will
not adversely affect the adjacent uses,. buildings, or structures:
As conditioned, the proposed conditional use is compatible with the nature, condition,
and development of adjacent uses, buildings, and structures.' The buildings and site
have been designed to blend in with the surrounding development, and therefore will not
adversely affect the adjacent uses, structures, or buildings,
C, The site for a proposed conditional use is adequate in size and shape to
accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping
and other development features prescribed in this Development Code and required by the
Planning Commission, or City Council in order to integrate the use with other uses in the
neighborhood:
The site is adequate in size and shape to accommodate the proposed pre-school
including setbacks, fences, circulation, access, parking, landscaping, and other
development standards prescribed in the Deve/opment Code.
D, The nature of the proposed conditional use is not detrimental to the health, safety
and general welfare of the community:
The proposed conditional use for a pre-school will not be detrimental to the health,
safety, and general welfare of the community because the proposed project is providing
a service that is needed by the community and it has been design and conditioned to' .
minimize any adverse impacts,
Section 3. Environmental Compliance, A Notice of Exemption has been prepared
pursuant to Section 15332, Class 32, In-Fill Development Projects, of the California
Environmental Quality Act (CEQA), No further environmental review is required for the
proposed project.
Section 4. Conditions, That the City of Temecula Planning Commission hereby
approves Planning Application NO.PA05-0060 (Conditional Use Permit) Cassatt Academy pre-
school located at the northeast corner of Calle Girasol and Aussie Avenue, subject to the
conditions of approval set forth on Exhibit A, attached hereto, and incorporated herein by this
reference together with any other conditions that may be deemed necessary.
.
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
2
.
.
.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 4th day of May 2005,
Dave Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No, 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 4th day of May 2005, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
ABSTAIN:
Debbie Ubnoske, Secretary
G:\Plannjng\2005\PA05-Q060 Cassatt Academy-CUP\Planning\Reso and CQAs.doc
J
f
.
.
.
EXHIBIT A
i
:;
DRAFT CONDITIONS OF APPROVAL
(Conditional Use Permit)
G:\Planning\2005\PA05-0060 Cassatt Academy-GUP\Planning\Reso and COAs.doc
4
.
.
.
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0060
Project Description: A Conditional Use Permit for Cassatt Academy to
operate a pre-school with a maximum capacity of 96
students between the hours of 6:30 am to 6:00 pm
Monday through Friday (no regular hours of operation
at night or on weekends), and construct four modular
buildings, including an administration building and
three classroom buildings totaling 6,048 square feet
on 2.39 acres at the northeast corner of Calle Girasol
and Aussie Avenue,
Approval Date: May 4, 2005
Expiration Date: May 4, 2007
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1, The applicant/developer shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-Four Dollars
($64,00) for the County administrative fee, to enable the City to file the Notice of
Exemption as provided under Public Resources Code Section 211 08(b) and California
Code of Regulations Section 15062, If within said forty-eight (48) hour period the
applicant/developer has not delivered to the Planning Division the check as required
above, the approval for the project granted shall be void by reason of failure of condition
(Fish and Game Code Section 711.4(c)),
General Requirements
2,
The applicant and owner of the real property subject to this condition shall hereby agree
to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's
own selection from any and all claims, actions, awards, judgments, or proceedings
against the City to attack, set aside, annul, or seek monetary damages resulting, directly
or indirectly, from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning the Planning
Application, The City shall be deemed for purposes of this condition, to include any
agency or instrumentality thereof, or any of i1s elected or appointed officials, officers,
employees, consultants, contractors, legal counsel, and agents, City shall promptly
notify both the applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the action, The
City reserves the right to take any and all action the City deems to be in the best interest
of the City and its citizens in regards to such defense,
G:\Planning\200S\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
5
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void, By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
4. The Director of Planning may, upon an application being filed within thirty days prior to
expiration and for good cause, grant a time extension of up to three, one-year
extensions of time, one year at a time.
3,
s. The applicant shall sign both copies of the final conditions of approval that will be
provided by the Planning Department staff, and return one signed set to the Planning
Department for their files,
6, The applicant shall comply with their Statement of Operations received April 20, 2005
and contained on file with the Planning Department, unless superceded by these
conditions of approval.
7, This Conditional Use Permit may be revoked pursuant to Section 17.03,080 of the City's
Development Code,
8, The permittee shall obtain City approval for any modifications or revisions to the
approval of this Conditional Use Permit.
9,
If at any time during excavation/construction of the site, archa'eological/cultural
resources, or any artifacts or other objects which reasonably appears to be evidence of
cultural or archaeological resource are discovered, the property owner shall immediately
advise the City of such and the City shall cause all further excavation or other
disturbance of the affected area to immediately cease, The Director of Planning at
his/her sole discretion may require the property to deposit a sum of money it deems
reasonably necessary to allow the City to consult and/or authorize an independent, fully
qualified specialist to inspect the site at no cost to the City, in order to assess the
significance of the find, Upon determining that the determination is not an
archaeologicallcultural resource, the Director of Planning shall notify the property owner
of such determination and shall authorize the resumption of work, Upon determining
that the discovery is an archaeological/cultural resource, the Director of Planning shall
notify the property owner that no further excavation or development may take place until
a mitigation plan or other corrective measures have been approved by the Director of
Planning,
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
6
.
.
.
.
.
.
~
ATTACHMENT NO.4
PC RESOLUTION NO. 2005-_
(Development Plan)
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\PC STAFF REPORT.doc
11
.
.
.
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0060, A DEVELOPMENT PLAN APPLICATION TO
CONSTRUCT FOUR MODULAR BUILDINGS, INCLUDING AN
ADMINISTRATION BUILDING AND THREE CLASSROOM
BUILDINGS TOTALING 6,048 SQUARE FEET ON 2.39 ACRES
AT THE NORTHEAST CORNER OF CALLE GIRASOL AND
AUSSIE AVENUE.
WHEREAS, Mary Burnham filed Planning Application No, PAOS-0060, in a manner in
accord with the City of Temecula General Plan, Development Code;
WHEREAS, Planning Application No. PAOS-0060 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No, PAOS-0060 on May 4, 2005 at a duly noticed public hearing as prescribed by
law, at which time the City staff and interested persons had an opportunity to and did testify
either in support or in opposition to this matter;
WHEREAS, at. the conclusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No.
PAOS-0060 subject to the conditions after finding that the project proposed in Planning
Application No, PAOS-0060 conformed to the City of Temecula General Plan and Development
Code;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference,
Section 2. FindinQs, The Planning Commission, in approving Planning Application
No, PA05-0060 (Development Plan) hereby makes the following findings as required by Section
17,05.020 of the Temecula Municipal Code:
.A, The proposed use is in conformance with the General Plan for Temecula and
with all the applicable requirements of state law and other ordinances of the City;
The proposed use has been reviewed and conditioned, and is in conformance with the
General Plan and Development Code, and with all requirements of state law,
B, The overall development of the land is designed for the protection of the public,
health, safety and general welfare;
The overall development of the land is designed for the protection of the public health,
safety, and general welfare because the project has been designed to minimize any
adverse impacts upon the surrounding neighborhood and the project has been reviewed
and conditioned to comply with the uniform building and fire codes,
G:\Planning\2005\PAOS-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
7
~
S~ction 3, Environmental Compliance, A Notice of Exemption has been prepared
pursuant to Section 15332, Class 32, In-Fill Development Projects, of the California
Environmental Quality Act (CEQA), No further environmental review is required for the
proposed project.
Section 4. Conditions, That the City of Temecula Planning Commission hereby
approves Planning Application No, PAOS-0060 (Development Plan) Cassatt Academy pre-
school located at the northeast corner of Calle Girasol and Aussie venue, subject to the
conditions of approval set forth on Exhibit A, attached hereto, and incorporated herein by this
reference together with any other conditions that may be deemed necessary,
.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission on this 4th day of May 2005, .
Dave Mathewson, Chairman
ATTEST:
Debbie Ubnoske. Secretary
SEAL]
.
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
ss
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No, 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 4th day of May 2005, by the
following vote of the Commission:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
.
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
8
.
.
.
EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
(Development Plan)
G:\Planning\2005\PAOS-0060 Cassatt AC[ldemy-CUP\Plannillg\Reso and COAs,doc
9
.
.
.
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.: PA05-0060
Project Description: A Development Plan to construct four modular
buildings, including an administration building and
three classroom buildings totaling 6,048 square feet
on 2.39 acres at the northeast corner of Calle Girasol
and Aussie Avenue.
DIF: Service Commercial
TUMF: Service
MSHCP: Commercial
Approval Date: May 4, 2005
Expiration Date: May 4, 2007
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1, The applicant shall deliver to the Planning Department a cashier's check or money order
made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the
County administrative fee, to enable the City to file the Notice of Exemption as provided
under Public Resources Code Section 21108(b) and California Code of Regulations
Section 15062. If within said forty-eight (48) hour period the applicant has not delivered
to the Planning Department the check as required above, the approval for the project
granted shall be void by reason of failure of condition (Fish and Game Code Section
711.4(c),
General Requirements
2,
The applicant and owner of the real property subject to this condition shall hereby agree
to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's
own selection from any and all claims, actions, awards, judgments, or proceedings
against the City to attack, set aside, annul, or seek monetary damages resulting, directly
or indirectly, from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning the Planning
Application, The City shall be deemed for purposes of this condition, to include any
agency or instrumentality thereof, or any of its elected or appointed officials, officers,
employees, consultants, contractors, legal counsel, and agents. City shall promptly
notify both the applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the action. The
G:\PJanning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs,doc
10
City reserves the right to take any and all action the City deems to be in the best interest .
of the City and its citizens in regards to such defense,
3, This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void, By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period which is thereafter diligently
pursued to completion or the beginning of substantial utilization contemplated by this
approval.
4, The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year
extensions of time, one year at a time,
5, The applicant shall sign both copies of the final conditions of approval that will be
provided by the Planning Department staff, and return one signed set to the Planning
Department for their files,
6, The permittee shall obtain City approval for any modifications or revisions to the
approval of this development plan.
7, Trash enclosures shall be provided to house all trash receptacles utilized on the site,
9, The Landscaping Plan shall be amended as follows:
a, Existing healthy trees shall be saved where grading and/or construction is not to
occur as directed by the Planning Director. Landscape construction plans shall
show these existing trees and shall identify them by scientific name and the tree
caliper, Perimeter fencing shall be relocated as appropriate to allow existing
trees to remain,
All shrubs shall be installed from a minimum 5 gallon size container, Sub shrubs
(i.e, Agapanthus, Hemerocallis) may be planted from 1 gallons.
Limonium perezii is not zoned for the Temecula area, A substitute shall be
provided as approved by the Planning Director.
Code requires parking areas to be screened, Additional shrub plantings shall be
installed along both Calle Girasol and Aussie Avenue as approved by the
Planning Director to provide for this requirement.
All utilities shall be screened from public view, Landscape construction drawings
shall show and label all utilities and provide appropriate screening, A 3' clear
zone shall be provided around fire check detectors as required by the Fire
Department. Utilities shall be grouped together in order to reduce intrusion,
Screening of utilities is not to look like an after-thought. Planting beds shall be
designed around utilities, All light poles shall be located on the landscape plans
and shall not conflict with trees,
8,
The development of the premises shall substantially conform to the approved Site Plan,
Grading Plan, Building Elevations, Floor Plans, Landscape Plan, and the Color and
Material Board contained on file with the Planning Department, or as amended by the
conditions herein,
.
b,
c.
d,
e,
.
G:\Planning\2005\PA05-0060 Cassatt Acadcmy-CUP\Planning\Reso and CGAs.doc
11
.
.
f.
Street trees shall be provided at the rate of one per 45' of street frontage on
Aussie Avenue, Trees shall be of the same species,
Areas designated as rock mulch shall be substituted with shrubs and ground
covers as approved by the Planning Director.
The applicant shall insure that mature plantings will not interfere with utilities,
adjacent site existing structures and landscaping and traffic sight lines, All traffic
sight lines shall be shown on the landscape construction plans,
Code requires a minimum 5' width planting area at the ends of all parking rows,
The planter length is to be equal to the adjoining parking space, The planter is to
contain a minimum of one tree, shrubs and ground covers, Plans shall be
revised to provide for these requirements,
Code requires a minimum of one broad canopy type tree per 4 parking spaces,
The trees shall be in close proximity to the parking spaces they are to shade,
Plans shall be revised as appropriate to provide for this requirement.
Shrubs and ground covers shall be planted below trees within the parking finger
islands as approved by the Planning Director.
A landscape maintenance program shall be submitted for approval with the
landscape construction plans, which details the proper maintenance of all
proposed plant materials to assure proper grow1h and landscape development
for the long-term esthetics of the property, The approved maintenance program
shall be provided to the landscape maintenance contractor who shall be
responsible to carryout the detailed program,
The applicant is advised that the City of Temecula has adopted an efficient water
use plan, Landscape plans will be required to meet all requirements.
Additional shrubs shall be installed along the northwest property line to the west
of the administration building as approved by the Planning Director.
g,
h,
i.
j,
k,
I.
m,
n,
10, Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Director of Planning, If it is determined that the landscaping is not
being maintained, the Director of Planning shall have the authority to require the
property owner to bring the landscaping into conformance with the approved landscape
plan. The continued maintenance of all landscaped areas shall be the responSibility of
the developer or any successors in interest.
11, The condition of approval specified in this resolution, to the extent specific items,
materials, equipment, techniques, finishes or similar matters are specified, shall be
deemed satisfied by staff's prior approval of the use or utilization of an item, material,
equipment, finish or technique that City staff determines to be the substantial equivalent
of that required by the condition of approval. Staff may elect to reject the request to
substitute, in which case the real party in interest may appeal, after payment of the
regular cost of an appeal, the decision to the Planning Commission for its decision,
.
COLOR SCHEDULE
Siding
Roofing
Field Color
Hardi Plank Select Cedar Mill
Owens Corning Fundamental Series Autumn Brown
Olympic Paint Heavy Cream C14-2
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs,doc
12
Trim Color Olympic Paint Bordeaux C35-6
Window Trim Color Olympic Paint Stony Creek D13-4
.
12. The applicant shall paint a 3-foot x 3-foot section of the building for Planning Department
inspection, prior to commencing painting of the building.
13. Any outside wall-mounted lighting shall be hooded and directed so as not to shine
directly upon adjoining property or public rights-of-way, Details of these lights shall be
submitted to the Planning Department during plan check for review prior to installation,
The installation of wall pack style light shall not be used along the street side elevations,
Prior to the Issuance of Grading Permits
14, The applicant shall provide evidence that all permits associated with the blue line stream
and its associated floodplain have been secured from including, but not limited to,
Riverside County Environmental Health, Army Corps of Engineers, Department of Fish
and Game, and US Fish and Wildlife,
15, The applicant shall provide confirmation from Riverside County Environmental Health
that the percolation tests will allow for septic systems, and the systems have been
properly placed and meet all setback requirements,
16,
The applicant shall have the project reviewed by Riverside County for conformance with
the Airport Land Use Compatibility Plan at a properly noticed public hearing. A copy of
the conditions shall be forwarded to the City, The applicant shall be required to apply to
the City to modify this approval if Riverside County applies conditions that are
inconsistent with these conditions of approval.
.
17, The applicant shall comply with the provisions of Chapter 8,24 of the Temecula
Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that
Ordinance or by providing documented evidence that the fees have already been paid,
18, The applicant shall submit a photometric plan, including the parking lot to the Planning
Department, which meets the requirements of the Development Code and the Palomar
Lighting Ordinance, The parking lot light standards shall be placed in such a way as to
not adversely impact the growth potential of the parking lot trees,
19,
The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any
artifacts or other objects which reasonably appears to be evidence of cultural or
archaeological resource are discovered, the property owner shall immediately advise the
City of such and the City shall cause all further excavation or other disturbance of the
affected area to immediately cease, The Director of Planning at his/her sole discretion
may require the property to deposit a sum of money it deems reasonably necessary to
allow the City to consult and/or authorize an independent, fully qualified specialist to
inspect the site at no cost to the City, in order to assess the significance of the find,
Upon determining that the determination is not an archaeological/cultural resource, the
Director of Planning shall notify the property owner of such determination and shall
authorize the resumption of work, Upon determining that the discovery is an
archaeologicallcultural resource, the Director of Planning shall notify the property owner
.
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
13
.
.
.
that no further excavation or development may take place until a mitigation plan or other
corrective measures have been approved by the Director of Planning,"
Prior to the Issuance of Building Permits
20, A separate building permit shall be required for all signage,
21, The applicant shall submit a detailed plan for the employee area, This area shall include'
decorative furniture and hardscape to match the style of the building subject to the
approval of the Director of Planning,
22, The applicant shall submit a detailed plan for the foot bridge, playground equipment, and
garden planters subject to the approval of the Director of Planning,
23, The applicant shall provide an alternative fencing material to the chain link fencing
identified on the Site Plan. The new fencing shall meet state licensing requirements,
~j
24, A Consistency Check fee shall be paid per the City of Temecula Fee Schedule,
25,
Three (3) copies of Construction Landscaping and Irrigation Plans shall be submitted to
the Planning Department for approval. These plans shall conform substantially to the
approved Conceptual Landscape Plan, or as amended by these conditions, The
location, number, genus, species, and container size of the plants shall be shown, The
plans shall be consistent with the Water Efficient Ordinance, The cover page shall
identify the total square footage of the landscaped area for the site, The plans shall be
accompanied by the following items:
a, Appropriate filing fee (per the City of Temecula Fee Schedule at time of
submittal).
b, One (1) copy of the approved grading plan,
c. Water usage calculations per Chapter 17,32 of the Development Code (Water
Efficient Ordinance),
d, Total cost estimate of plantings and irrigation (in accordance with the approved
plan),
e, Submit an agronomic soils report with Construction Landscape Plans,
f. A landscape maintenance program shall be submitted for approval, which details
the proper maintenance of all proposed plant materials to assure proper growth
and landscape development for the long term esthetics of the property, The
approved maintenance program shall be provided to the landscape maintenance
contractor who shall be responsible to carry out the detailed program,
Prior to the Issuance of Occupancy Permits
26,
Prior to the release of power, occupancy, or any use allowed by this permit, the applicant
shall be required to screen all loading areas and roof mounted mechanical equipment
from view of the adjacent residences and public right-of-ways, If upon final inspection it
is determined that any mechanical equipment, roof equipment or backs of building
parapet wall are visible from any portion of the public right-of-way adjacent to the project
site, the developer shall provide screening by constructing a sloping tile covered
G:\Planning\2005\PA05-0060 Cassall Acadcmy-CUP\Planning\Reso and CQAs.uoc
14
mansard roof element or other screening if reviewed and approved by the Director of .
Planning,
27, All required landscape planting and irrigation shall have been installed consistent with
the approved construction plans and shall be in a condition acceptable to the Director of
Planning, The plants shall be healthy and free of weeds, disease, or pests, The
irrigation system shall be properly constructed and in good working order.
28, Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings, in accordance with the approved
construction landscape and irrigation plan shall be filed with the Planning Department for
one year from final certificate of occupancy, After that year, if the landscaping and
irrigation system have been maintained in a condition satisfactory to the Director of
Planning, the bond shall be released upon request by the applicant.
29,
Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal,
displaying the International Symbol of Accessibility, The sign shall not be smaller than
70 square inches in area and shall be centered at the interior end of the parking space at
a minimum height of 80 inches from the bottom of the sign to the parking space finished
grade, or centered at a minimum height of 36 inches from the parking space finished
grade, ground, or sidewalk, A sign shall also be posted in a conspicuous place, at each
entrance to the off-street parking facility, not less than 17 inches by 22 inches, clearly
and conspicuously stating the following:
"Unauthorized vehicles parked in designated accessible spaces
not displaying distinguishing placards or license plates issued
for persons with disabilities may be towed away at owner's
expense. Towed vehicles may be reclaimed by telephoning (951)
696-3000,"
.
30, In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least
3 square feet in size,
31, All site improvements including but not limited to parking areas and striping shall be
installed prior to occupancy or any use allowed by this permit.
32. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
PUBLIC WORKS DEPARTMENT
Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any
Government Agency, It is understood that the Developer correctly shows on the site plan all
existing and proposed property lines, easements, traveled ways, improvement constraints and
drainage courses, and their omission may require the project to be resubmitted for further
review and revision,
.
G:\Planning\2005\PA05-0060 C<lssatt Academy-CUP\Planning\Reso and COAs:doc
15
."".
.
.
.
General Requirements
33, A Grading Permit for precise grading, including all on-site flat work and improvements,
shall be obtained from the Department of Public Works prior to commencement of any
construction outside of the City-maintained street right-of-way,
34, An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an e'xisting or Proposed City right-of-way,
35. All improvement plans and grading plans shall be coordinated for consistency with
adjacent projects and existing improvements contiguous to the site and shall be
submitted on standard 24" x 36" City of Temecula mylars,
Prior to Issuance of a Grading Permit
36, A copy of the grading, improvement plans, along with supporting hydrologic and
hydraulic calculations shall be submitted to the Riverside County Flood Control and
Water Conservation District for approval prior to the issuance of any permit.
37, A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed
and approved by the Department of Public Works, The grading plan shall include all
necessary erosion control measures needed to adequately protect adjacent public and
private property.
38,
The Developer shall post security and enter into an agreement guaranteeing the grading
and erosion control improvements in conformance with applicable City Standards and
subject to approval by the Department of Public Works,
39, A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to
the Director of the Department of Public Works with the initial grading plan check, The
report shall address all soils conditions of the site, and provide recommendations for the
construction of engineered structures and pavement sections,
40, A Geological Report shall be prepared by a qualified engineer or geologist and
submitted to the Department of Public Works with the initial grading plan check, The
report shall address special study zones and the geological conditions of the site, and
shall provide recommendations to mitigate the impact of ground shaking and
liquefaction,
41. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site
and 'upstream of this site, The study shall identify all existing or proposed public or
private drainage facilities intended to discharge this runoff, The study shall also analyze
and identify impacts to downstream properties and provide specific recommendations to
protect the properties and mitigate any impacts, Any upgrading or upsizing of
downstream facilities, including acquisition of drainage or access easements necessary
to make required improvements, shall be provided by the Developer.
42,
NPDES - The project proponent shall implement construction-phase and post-
construction pollution prevention measures consistent with the State Water Resources
Control Board (SWRCB) and City of Temecula (City) NPDES programs, Construction-
G:\Planlling\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
16
phase measures shall include Best Management Practices (BMPs) consistent with the .
City's Grading, Erosion & Sediment Control Ordinance, the City's standard notes for
Erosion and Sediment Control, and the SWRCB General Permit for Construction
Activities. Post-construction measures shall be required of all Priority Development
Projects as listed in the City's NPDES permit. Priority Development Projects will include
a combination of structural and non-structural onsite source and treatment control BMPs
to prevent contaminants from commingling with stormwater and treat all unfiltered runoff
year-round prior to entering a storm drain, Construction-phase and post-construction
BMPs shall be designed and included into plans for submittal to, and subject to the
approval of, the City Engineer prior to issuance of a Grading Permit. The project
proponent shall also provide proof of a mechanism to ensure ongoing long-term
maintenance of all structural post-construction BMPs,
43. As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. Riverside County Flood Control and Water Conservation District
b, Planning Department
c. Department of Public Works
44. The Developer shall comply with all constraints which may be shown upon an
Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the
subject property,
45,
Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval,
.
46, The Developer shall obtain any necessary letters of approval or slope easements for off-
site work performed on adjacent properties as directed by the Department of Public
Works,
47. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's
check or money order, prior to issuance of permits, based on the prevailing area
drainage plan fee, If the full Area Drainage Plan fee or mitigation charge has already
been credited to this property, no new charge needs to be paid,
48, The site is in an area identified on the Flood Insurance Rate Map as Flood Zone A. This
project shall comply with Chapter 15, Section 15,12 of the City Municipal Code which
may include obtaining a Letter of Map Revision from FEMA, A Flood Plain Development
Permit shall be submJtted to the Department of Public Works for review and approval. '
49, A drainage channel and/or flood protection wall will be required to protect the structures
by diverting sheet runoff to streets, or to a storm drain,
Prior to Issuance of a Building Permit
50.
Improvement plans and/or precise grading plans shall conform to applicable City of
Temecula Standards subject to approval by the Director of the Department of Public
Works, The following design criteria shall be observed:
.
G:\Planning\2005\PA05-0060 Cassatt Acadcmy-CUP\Planning\Reso and COAs.doc
17
. a,
b,
c,
d.
e.
f.
51.
.
52,
Flowline grades shall be 0,5% minimum over P.C,C. and 1,00% minimum over
A,C, paving,
Driveway shall conform to the applicable City of Temecula Standard No. 207A,
Improvement plans shall extend 300 feet beyond the project boundaries.
Minimum centerline radii shall be in accordance with City of Temecula's Standard
No. 113.
All street and driveway centerline intersections shall be at 90 degrees,
Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades,
The Developer shall construct the following public improvements to City of Temecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved
by the Director of the Department of Public Works:
a, Improve Calle Girasol (Collector Road Standards - 66' R/W) to include dedication
of half-width street right-of-way, installation of half-width street improvements,
paving, AC berm, drainage facilities, signing and striping, utilities (including but
not limited to water and sewer),
b, Improve Aussie Avenue (Local Road Standards - 60' R/W) to include dedication
of half-width street right-of-way plus twelve feet, installation of half-width street
improvements plus twelve feet, paving, AC berm, drainage facilities, signing and
striping, utilities (including but not limited to water and sewer),
All street improvement design shall provide adequate right-of-way and pavement
transitions per Caltrans' standards for transition to existing street sections,
53, The Developer shall construct the following public improvements in conformance with
applicable City Standards and subject to approval by the Director of the Department of
Public Works.
a, Street improvements, which may include, but not limited to: pavement, AC berm,
drive approaches, signing and striping as appropriate.
b, Storm drain facilities,
c, Sewer and domestic water systems,
. d. Under grounding of proposed utility distribution lines,
54, The building pad shall be certified to have been substantially constructed in accordance
wi~ the approved Precise Grading Plan by a registered Civil Engineer, and the Soil
Engineer shall issue a Final Soil Report addressing compaction and site conditions,
,
55, The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15,06 of the Temecula Municipal Code and
all Resolutions implementing Chapter 15,06,
56,
.
The Developer shall pay to the City the Western Riverside County Transportation
Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with,
Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing
Chapter 15,08,
G:\Planning\2005\PA05-0060 Cassatt Acadcmy-CUP\Planning\Reso and COAs.doc
]8
Prior to Issuance of a Certificate of Occupancy
.
57, As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a, Rancho California Water District
b, Eastern Municipal Water District
c, Department of Public Works
58, All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of the Department of Public Works,
59, The existing improvements shall be reviewed, Any appurtenance damaged or broken
shall be repaired or removed and replaced to the satisfaction of the Director of the
Department of Public Works,
BUILDING DEPARTMENT
60, All design components shall comply with applicable provisions of the 2001 edition of the
California Building, Plumbing and Mechanical Codes; 2001 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled
Access Regulations, and the Temecula Municipal Code,
The City of Temecula has adopted an ordinance to collect fees for a Riverside County
area wide Transportation Uniform Mitigation Fee (TUMF), Upon the adoption of this
ordinance on March 31, 2003, this project will be subject to payment of these fees at the
time of building permit issuance, The fees shall be subject to the provisions of Ordinance
03-01 and the fee schedule in effect at the time of building permit issuance,
62, Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No, 655 for the regulation of light pollution, All street-lights and other
outdoor lighting shall be shown on electrical plans submitted to the Department of
Building and Safety. Any outside lighting shall be hooded and directed so as not to
shine directly upon adjoining property or public rights-of-way.
61,
.
63, A receipt or clearance letter from the Temecula Valley School District shall be submitted
to the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees,
64, Obtain all building plans and permit approvais prior to commencement of any
construction work,
65, Obtain street addressing for all proposed buildings prior to submittal for plan review,
66, All building and facilities must comply with applicable disabled access regulations,
Provide all details on plans. (California Disabled Access Regulations effective April
1,1998)
67, Provide disabled access from the public way to the main entrance of the building,
68,
Provide van accessible parking located as close as possible to the main entry,
.
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
19
. 69,
70,
71,
72,
73,
74,
75,
76,
.
Provide house electrical meter provisions for power for the operation of exterior lighting,
fire alarm systems,
Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29,
Provide appropriate stamp of a registered professional with original signature on plans
prior to permit issuance,
Provide electrical plan including load calculations and panel schedule, plumbing
schematic and mechanical plan for plan review, As applicable
Provide precise grading plan at plan check submittal to check accessibility for persons
with disabilities.
Trash enclosures, patio covers, light standards, and any block walls if not on the
approved building plans, will require separate approvals and permits,
Show all building setbacks.
Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by the City of Temecula Ordinance No,
94-21, specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site
within one-quarter mile of an occupied residence,
Monday-Friday 6:30 a,m, - 6:30 p,m,
Saturday 7:00 a,m, - 6:30 p,m,
No work is permitted on Sundays or Government Holidays
FIRE DEPARTMENT
77. Final fire and life safety conditions will be addressed when building plans are reviewed
by the Fire Prevention Bureau, These conditions will be based on occupancy, use, the
California Building Code 2001 (CBC), California Fire Code 2001 (CFC), NFPA 72 and
related codes which are in force at the time of building plan submittal.
78, The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 1750 GPM
at 20 PSI residual operating pressure, plus an assumed sprinkler demand of N/A GPM
for a total fire flow of 1750 GPM with a 2 hour duration, The required fire flow may be
adjusted during the approval process to reflect changes in design, construction type, or
automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire
Flow as given above has taken into account all information as provided, (CFC 903,2,
Appendix III-A)
79,
.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1, A minimum of 2 hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets, Hydrants shall be spaced at 500 feet apart, at each intersection
and shall be located no more than 250 feet from any point on the street or Fire
Department access road(s) frontage to a hydrant. Please show locations of proposed
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
20
and existing fire hydrants on final plan submittal. Also show related property lines
on plans for reference, The required fire flow shall be available from any adjacent
hydrant(s) in the system, The upgrade of existing fire hydrants may be required, (CFC
903,2, 903.4,2, and Appendix III-B)
.
, 80. As required by the California Fire Code, when any portion of the facility is in excess of
150 feet from a water supply on a public street, as measured by an approved route
around the exterior of the facility, on-site fire hydrants and mains capable of supplying
the required fire flow shall be provided, For this project on site or public fire
hydrants are required. (CFC 903,2)
81, Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any
cul-de-sac shall be forty-five (45) feet. (CFC 902.2.2,2,3 and Subdivision Ord
16,03,020)
82, If construction is phased, each phase shall provide approved access and fire protection
prior to any building construction, (CFC 8704,2 and 902,2,2)
83.
Prior to building construction, all locations where structures are to be built shall have
approved Fire Department vehicle access road, Fire Department access roads shall be
an" all weather surface for 80,000 Ibs, GVW, Prior to building final, all locations where
structures are to be built shall have approved Fire Department vehicle access roads to
within 150 feet to any portion of the facility or any portion of an exterior wall of the
bunding(s), Fire Department access roads shall be an all weather surface designed for
,
80;000 Ibs. GVW with a minimum AC thickness of ,25 feet. (CFC sec 902)
.
84,
Fire Department vehicle access roads shall have an unobstructed width of not less than
twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13)
feet six (6) inches, (CFC 8704,2 and 902,2,2,2)
85. Please show engineering detail of proposed culvert on final plan submittal as an
elevated all weather surface capable of supporting 80,000 GVW.
86, The gradient for a fire apparatus access roads shall not exceed fifteen (15) percent.
(CFC 902,2,2,6 Ord, 99-14)
87, Prior to building construction, dead end road ways and streets in excess of one hundred
and fifty (150) feet which have not been completed shall have a turnaround capable of
accommodating fire apparatus. (CFC 902,2,2.4)
88, Prior to issuance of building permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation, Plans shall
be signed by a registered civil engineer; contain a Fire Prevention Bureau approval
signature block; and conform to hydrant type, location, spacing and minimum fire flow
standards, After the plans are signed by the local water company, the originais shall be
presented to the Fire Prevention Bureau for signatures, The required water system
including fire hydrants shall be installed and accepted by the appropriate water agency
prior to any combustible building materials being placed on an individual lot. (CFC
8704.3, 901,2,2,2 and National Fire Protection Association 24 1-4,1)
.
G:\Planning\2005\PA05-00GO Cassatt Academy-CUP\Planning\Reso and CQAs.doc
21
.
.
.
89,
Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective
Markers" shall be installed to identify fire hydrant locations, (CFC 901.4,3)
90, Prior to issuance of a Certificate of Occupancy or building final, approved numbers or
addresses shall be provided on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property, Numbers shall be
of a contrasting color to their background, Commercial, multi-family residential and
industrial buildings shall have a minimum twelve (12) inches numbers with suite
numbers a minimum of six (6) inches in size. All suites shall gave a minimum of six (6)
inch high letters and/or numbers on both the front and rear doors, Single family
residences and multi-family residential units shall have four (4) inch letters and lor
numbers, as approved by the Fire Prevention Bureau, (CFC 901.4.4)
91, Prior to issuance of Certificate of Occupancy or building final, based on a requirement
for occupancy or use, the deveioper shall instali a State Fire Marshal approved fire
alarm system monitored by an approved Underwriters Laboratory listed central station,
Plans shall be submitted under separate permit to the Fire Prevention Bureau for
approval prior to installation. (CFC Article 10)
92, Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall
be provided, The Knox-Box shall be installed a minimum of six (6) feet in height and be
located to the right side of the main entrance door. (CFC 902.4)
All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by fire fighting personnel, (CFC 902.4)
94, Prior to final inspection of any building, the applicant shall prepare and submit to the Fire
Department for approval, a site plan designating Fire Lanes with appropriate lane
painting and or signs. This may be provided with Final plan submittal.
93,
COMMUNITY SERVICES DEPARTMENT
General Conditions
95, The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
96, The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris, Only the City's franchisee may haul construction debris,
97, The Applicant shall comply with the Public Art Ordinance,
98, All parkways, landscaping, fencing and on site lighting shall be maintained by the
property owner or maintenance association,
Prior to issuance of Building Permits
99,
The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris,
G:\Planning\2005\PA05-0060 Cassatt Academy-CUP\Planning\Reso and COAs.doc
22
100, Prior to the first building permit or installation of street lighting which ever occurs first, the
developer shall complete the TCSD application process, submit an approved Edison
Streetlight Plan and pay the appropriate energy fees related to the transfer of street
lighting into the TCSD maintenance program,
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
G:\Planning\2005\PA05-0060 Cassatt Acaderny-CUP\Planning\Reso and COAs.doc
23
.
.
.
.
.
.
ATTACHMENT NO, 5
STATEMENT OF OPERATIONS
G:\Planning\2005\PAOS-0060 Cassatt Academy-CUP\Planning\PC STAFF REPORT.doc
12
.
.
.
Statement of Operations
!~ ~CG~u~l~ ij
~J APR ? 0 2005 [j
By
Cassatt Academy is a preschool founded by educators, parents, and child
",,,,,\
"(rt--,v <II:
Af' 3' ~
~
~v'
advocates in diverse fields whose goal is to providt;'a unique preschool experience
combining academic excellence with a comprehensive fme and performing arts program.
Cassatt's acade,mic program prepares every child for kindergarten by exceeding state
standards and recognizing that every child learns differently. This preschool is working in
unison with local artists and art groups from the community to provide a unique and
enriching opportunity for children,
Cassatt Academy will be in operation Monday through Friday from 8:30 A,M. to
3:30 P.M" with extended care hours from 6:30 A.M. to 8:30A.M. and 3:30P.M. to
6:00 P,M. (There will be no regular hours of operation at night oron weekends,)
Students arrive and depart at different intervals throughout the day. The average
I
daily peak trips will be twice a day at a staggered rate, as all the students will not arrive at
the same time, It is estimated that 15 cars will arrive between 6:30 a.m. and 7:30 a,m.,
the remaining cars will arrive between 7:30 a,m. and 8:30 a,m.. There will also be
several cars that will have siblings thus reducing the traffic by approximately 20% at any
given time, The students will be leaving at various times depending on the programs they
are emolled in, some will leave at 12:30 p,m" most ofthe students will (approximately
30 to 45) depart between 3:30p.m. and 4:00 p.m. and the rest by 6:00 p.m.
Cassatt Academy plans to open with four classrooms and a multipurpose room
with full capacity of 64 students. Future growth will a11o~ Cassatt to have an additional
two classrooms expanding maximum capacity to 96 students.
1
Cassatt will provide a parking area with 31 spaces that will exceed the city's
parking lot requirements.
.
There will be no need for any special equipment or processes used.
There will be no hazardous materials,
Statement of Justification
Cassatt Academy has identified a high demand in the community for additional
preschools evidenced by two year waitlists or full capacity enrollments at comparable
preschools. Cassatt Academy will help meet the needs of our growing community and
provide excellence in education and childcare.
) Cassatt Academy searched for over two years to find a suitable property that not
only accommodates the academic and art programs but will also benefit and enhance
Temecula at large, This facility will meet, and supercede, the area measurements for state
licensing requirements. Cassatt Academy is highly committed in providing an
environment where its students will feel safe and at home. This property is the ideal
location, because it is in a rural area, yet it is accessible. A waterway divides the property
into two portions. The front portion borders Calle Girasol and Aussie Avenue, There will
be an administrative building and parking lot on this portion, On the back portion of the
property there will be classrooms and a multipurpose room. There will be a footbridge to
facilitate this connection, The purpose behind this design is intended for the safety of the
children and creative use of the large acreage,
.
.
2
.
ITEM #6
.
.
.
.
.
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
May 4, 2005
Prepared by:
Stuart Fisk, AICP
File Number PAOS-0122
PA04-0582
PAOS-0070
Title: Associate Planner
Application Type: Development Agreement
Zone Change/Development Plan
Tentative Parcel Map (33405)
Project Description: A Development Agreement between the City of Temecula and AGK
Group, LLC, establishing certain development rights; a Zone Change to
change the zoning of the project site from Public Institutional (PI) to
Planned Development Overlay (PDO-10) and adopt sections 17,22,210
through 17,22,218, including the PDO text and Development
Standards; a Development Plan for the construction of a 170;863
square foot education complex, an 18,792 square foot research and
development building with a conference center, a pad for a 16,000
square foot day care facility, retail space totaling 60,863 square feet, a
three-story parking structure with, 502 . parking spaces, and 288
apartment units comprising 337,098 square feet, for a total 01603,616
square feet; and a Tentative Parcel Map (33405) to'subdivideiwo lots
totaling 40,0 acres into 15 parcels consisting of eight commercial
parcels, one mixed-use parcel, one multi-family residential parcel, three
parcels for public right-of~way for streets, and two remainder parcels.
The project site is generally located at the northwest cornerbf Diaz
Road and Dendy Parkway, known as Assessor Parcel Nos, 909-370-
002 and 909-120-019,
Recommendation:
D Approve with Conditions
D Deny
D Continue for Redesign
D Continue to:
[8] Recommend Approval with Conditions
D Recommend Denial
CEQA:
D Categorically Exempt
D Notice of Determination
DNegative Declaration
R:\D P\2004\04-0582 Temecula Education Complex\PC-STAFF REPORT.doc
I
. (Class)
(Section)
o Mitigated Negative Declaration with Monitoring Plan
C8J EIR (Finding of Consistency with Final EIR dated March 2004)
.
PROJECT DATA SUMMARY
Applicant:
AGK Group, LLC
General Plan Designation:
Public Institutional Facilities (PI)
Current Zoning
Designation:
Public Institutional (PI)
Proposed Zoning
Designation:
Planned Development Overlay District 10 (Temecula Education Complex
PDO-10)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Vacant/Soccer Field
Light Industrial (L1)
Flood GhannelNacant
Quarry ActivitiesNacant
Lot Area:
40,0 Acres
.
Total Floor Area/Ratio .43
Education Towers:
Day Care:
Retail:
Apartments (288 units):
Research & Development with
Conference Center:
170,863 square feet
16,000 square feet
60,863 square feet
337,098 square feet
18,792 square feet
TOTAL:
603,616 square feet
Landscape Area/Coverage 26.4%
Parking Required/Provided Non-Residential: 679/1,403; Residential: 524/586
BACKGROUND SUMMARY
C8J 1. Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
C8J 2, The attached "Project Review Worksheet" (Attachment 2) has been completed and staff
has determined that the proposed project is consistent with the General Plan, City-wide .
Design Guidelines, and the Development Code,
R:\D P\2004\04-0582 Temecula Education Complex\PC-STAFF REPORT.doc
2
.
.
.
.
PROJECT DESCRIPTION
Development Aqreement
The proposed Development Agreement establishes that the developer shall have the right to
implement the development pursuant to the Development Plan approvals and the existing
regulations, including 288 multi-family residential units and 266,518 square feet of commercial
and educational development as provided for in the Development Plan, and the City shall have
the right to control the Development in accordance with the existing regulations and the
Development Plan approval(s) ("vested right"),
The Development Agreement also establishes that neither the developer nor merchant builder
shall be subject to any new or revised fees or charges, including, without limitation, Development
Impact Fees that the City may enact, adopt, or impose on or after the Agreement date. The City
shall charge Development Impact Fees for the project in the amount the City charged, in all
categories, on March 16, 2004,
Zone Chanqe
The Zone Change is a request to change the zoning from Public Institutional (PI) to a new
Planned Development Overlay District No. 10 (Temecula'Education Complex PDO-10), including
the new PDO-10 text and developmen't standards, The PDO document submitted with the
application allows a maximum building height of 100 feet for educational uses; allows for private
open space requirements (for the apartment units) to be met through the provision of decks
ranging in size from 61 square .feet to 192 square feet; establishes permitted uses for the retail
portion of the project; and allows for parking lot landscape requirements to be met through the
use of linear planters between rows of parking (rather than through the use of landscape fingers
between parking spates),
Development Plan
The Development Plan consists of construction of a 170,863 square foot education complex, an
18,792 square foot research and development building with a conference center, a pad for a
16,000 square foot day care facility, retail space totaling 60,863 square feet, a three-story
parking structure with 502 parking spaces, and 288 apartment units comprising 337,098 square
feet, for a total of 603,616 square feet on 40,0 acres, Fifty of the proposed apartment units will
be deSiignated as affordable units and will receive a financial contribution from the City of
Temecula Redevelopment Agency's Housing Fund, .
Site Desion/Architecture
The education towers (Buildings 2/3/4) are centrally located within the project site and are up to
five (5) stories and 85,0 feet in height. The total square footage for the education towers is
170,863 square feet. Consistent with the industrial park in which the project site is located, the
building is a contemporary design that incorporates the use of metal faced panels, pre-cast
concrete walls and extensive glass areas. A three-story parking structure will be located
northwest of the education towers, providing 502 parking spaces,
Retail buildings are proposed to be located on either side of the education towers, These
buildings will provide 60,863 square feet of retail space to support to the education uses and
residential uses on site, The proposed retail buildings are also a contemporary design,
incorporating canopies along the storefronts, metal roofing, and extensive glass areas,
R:\D P\2004\04-0582 Temecula Education Complex\PC-ST AFF REPORT.doc
3
A research and development/conference center will be located west of the education towers.
This building continues the contemporary design theme, incorporating metal faced panels, pre-
cast concrete walls, extensive glass areas, and a metal roof into the design of the building,
Some of the building materials utilized in the commercial buildings are carried over to the
apartment buildings, including metal roof elements and metal canopies, The apartment buildings
include varying rooflines and wall planes that provide significant articulation to the buildings,
Although the design of the apartment buildings is residential, the building shapes, materials, and
colors will complement the proposed educational facilities and retail buildings proposed for the
site, resulting in an overall design for the site that is compatible with surrounding development.
.
Landscapinq
Perimeter landscaping will consist of a 20 to 30 foot wide bermed landscape planter along
Dendy Parkway, Diaz Road, arid Cherry Street. Landscaping proposed along Dendy Parkway
consists of 24" box Purple Leaf Plum, Holly Oak, and Lambardy Poplar trees; landscaping
proposed along Diaz Road consists of 36" box, 24" box, and 15 gallon Lambardy Poplar,
Chinese Evergreen Elm, Brisbane Box, Crape Myrtle, and Southern Magnolia trees; and
landscaping proposed along Cherry Street consists of 24" box and 15 gallon Lambardy Poplar,
Holly Oak, and African Sumac trees, The perimeter landscaping along Dendy Parkway, Diaz
Road, and Cherry Street will also include an informal planting of turf and shrubs.
TentativeParceJoMap
The Tentative Parcel Map is a request to subdivide two lots totaling 40,0 acres into 15 parcels .
consisting of eight'commercial parcels, one mixed-use parcel, one multi-family residential parcel,
three parcels to be dedicated for public right-of-way for streets, and two remainder parcels,
EnvironrTllmtal Assessment
A Final Environmental Impact Report for the Temecula Education Complex (Environmental
Assessment EA-097) was approved by the City Council on March 16, 2004, Per Section 15162
of the State CEQA Guidelines, when an EIR has been certified for a project, no subsequent EIR
shall be prepared for that project unless the lead agency determines that substantial changes
are proposed or will occur, or that new information of substantial importance is available, The
proposed project substantially conforms to the conceptual plans for the Temecula Education
Complex Final EIR and no new information of substantial importance regarding the
.environmental review of the project has arisen since the EIR was approved,
Since the adoption of the Final EIR, the Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) has gone into affect. Consistent with the MSHCP, a Habitat Acquisition and
Negotiation Strategy (HANS) report is being prepared for the project. The applicant will be
required to meet the requirements, if any, of that report prior to issuance of a grading permit.
ANALYSIS
Development Aqreement
The proposed Development Agreement establishes a vested right for the developer to
implement the development pursuant to the Development Plan approvals and establishes that .
neither the developer nor merchant builder shall be subject to any new or revised fees or
R:\D P\2004\04-0582 Temecula Education Complex\PC-STAFFREPORTdoc
4
.
.
.
charges. The Development Agreement also establishes that the City shall charge Development
Impact Fees for the project in the amount the City charged, in all categories, on March 16, 2004,
In consideration of the implementation of the Temecula Education Center and in order to
strengthen the public financing and planning process and reduce the economic costs of
development, the Development Agreement provides assurance to the developer that the project
can proceed for the term of the Development Agreement pursuant to the terms and conditions of
the Development Agreement.
The Development Agreement is consistent with the City's General Plan and the project
implements the goals and policies of the City's General Plan, providing balanced and diversified
land uses, and imposing appropriate standards and requirements with respect to land
development and usage in order to maintain the overall quality of life and the environment within
the City,
Zone Chanae
The proposed Zone Change to PDO-10 will provide for flexibility of use beyond what.the
underlying zoning currently permits, and the proposed PDO-10 will provide retail uses to support
the residential and educational facilities. The proposed PDO-10 includes text limiting building
height to 100 feet for educational uses (while the Public Institutional zone does not specify
height limits); allows for private open space requirements (for the apartment-units) to be met
through the provision of decks ranging in size from 61 square feet to 192 square feet;
establishes permitted uses for the retail portion of the project: and allows for parking lot
landscape requirements to be met through the use of linear planters between rows of parking
(rather than through the use of landscape fingers between parking spaces),
The proposed building height is consistent with the land use designation and policies specified
for Public and Institutional Facilities (PI) development in the City of Temecula General Plan,
The public and institutional facilities designation is intended for a wide range of public and
private uses, including schools, and to the extent possible, the General Plan states that public
and institutional facilities should be clustered in activity centers to reinforce other uses and
benefit from access to alternative modes of transportation, The proposed building heightallows
.for clustering of the educational uses to reinforce the proposed retail and residential uses and to
benefit from access to alternative modes of transportation,
The proposed private open space areas for the apartments are acceptable because outdoor
recreation areas will also be provided on site. Outdoor recreation areas include a swimming
pool and spa, volleyball court, and picnic tables with barbecues,
The proposed parking lot landscaping is acceptable because the design of the proposed internal
apartment parking area will be best served by a ring of continuous trees around the parking
area to provide shade and to provide a visual break between the apartment units and the
parking lot. Portions of the campus parking area will have parking lot landscape requirements
met through the use of linear planters between rows of parking, Staff believes this is acceptable
because the required number of trees will be provided,
Development Plan
Access/Circulation
Access to the site will be provided from three drive aisles off of Dendy Parkway, one drive aisle
off of Diaz Road, and two drive aisles off of Cherry Street. Dendy Parkway will provide access to
R:\D P\2004\04-0582 Temecula Education Complex\PC-STAFF REPORT.doc
5
the retail areas of the site, to the daycare site, and to the parking lot and structure for the .
education towers, Diaz Road will provide access to the apartment buildings, and Cherry Street
will provide, access to the parking lot and structure for the education towers, the service and
delivery areas of the retail portion of the project, and the apartment buildings, All drive aisles
have at least one connection to another drive aisle to provide looped access to and from the site,
The Public Works Department has analyzed the projected traffic impact of the project and
determined that the impacts are consistent with the traffic volumes anticipated for the site by the
Final EIR for the Temecula Education Complex. The project has been conditioned that the
applicant shall comply with the Mitigation Monitoring Program for the Temecula Education
Complex Final Environmental Impact Report (Environmental Assessment EA-097), which
contains mitigation measures related to transportation and traffic, The Fire Department has also
reviewed the plan and determined that there is proper access and circulation to provide
emergency services to the site,
The project is consistent with the parking standards as set forth in the Development Code for
education, retail, and multi-family residential facilities, Based on the Development Code parking
regulations, the non-residential portion of the site is required to provide a minimum of 679
parking spaces and 1,403 spaces have been provided, For the residential portion of the project,
524 spaces are required andS86 spaces have been provided, '
Site Desiqn/Architecture
The site design and architecture, as conditioned, complies with the Development Code and
Design Guidelines, The'project site is designed in a manner that complies with the development
standards and the architectural design meets 'the intent of the Design Guidelines. The colors .
and materials are consistent with the surrounding industrial development and contemporary
architectural style proposed by the applicant. The applicant has provided a variety of quality
building materials, incorporated various angles and off-sets into the building designs, and has
provided for significant window areas'on the buildings, ,all of which contribute to virtually
eliminating the blank wall appearance, The metal clad lobby/elevator area and water feature
between the education towers adds interest from Dendy Parkway and reduces the massing by
providing separate features between the towers,
Landscapinq
The proposed landscape plan, as conditioned, complies with the Development Code and Design
Guidelines. The project is consistent with the 25% required landscape area (26.4% proposed),
The project has been conditioned that the tree sizes for the overall site will include 20% 36-inch
box, 30% 24-inch box, and 50% 15 gallon, The applicant has proposed and is conditioned to
provide landscape berms adjacent to public streets to screen the parking lots,
Tentative Parcel Map (33405)
The proposed Tentative Parcel Map would subdivide two lots totaling 40,0 acres into 15 parcels
consisting of eight commercial parcels, one mixed-use parcel, one multi-family residential parcel,
three parcels for public right-of-way for streets, and two remainder parcels. The proposed
Tentative Parcel Map has been conditioned to be consistent with the Development Standards of
PDO-10 and the Subdivision Ordinance, including minimum net lot area, minimum lot frontage
on a street, minimum lot width at required front setback area, and minimum lot width and depth.
The parcels are adequately configured to allow for the placement of the proposed buildings in .
compliance with front yard, interior side yard, and rear yard setbacks as specified in PDO-10,
R:\D P\2004\04-0582 Temecula Education Complex\PC-STAFF REPORT.doc
6
.
ENVIRONMENTAL DETERMINATION
[J 1, A Final Environmental Impact Report for the Temecula Education Complex
(Environmental Assessment EA-097 was approved by the City Council on March 16,
2004, Per Section 15162 of the State CEQA Guidelines, when an EIR has been
certified for a project, no subsequent EIR shall be prepared for that project unless the
lead agency determines that substantial changes are proposed or will occur, or that new
information of substantial importance is available, The proposed project substantially
conforms to the conceptual plans for the Temecula Education Complex Final EIR and
no new information of substantial importance regarding the environmental review of the
project has arisen since the EIR was approved, Therefore, the project has been
conditioned to comply with the mitigation measures identified in the Temecula Education
Complex Final EIR. These mitigation measures are summarized below and are
attached to the Development Plan Conditions of Approval and the Tentative Parcel Map
Conditions of Approval.
Geology and Soils
.
Hydrology and Water
Quality
Noise
Paleontological
Resources
.
A comprehensive geotechnical investigation shall be required prior to
design development of structures,
The developer shall file a Notice of Intent to obtain coverage under
the State construction program per NPDES, prepare a SWPPP for
the site, and implement BMPs,
The developer shall submit a grading and erosion control plan to the
De artment of Public Works for a roval.
That portion of the site within the 1 DO-year flood hazard a'rea shall be
elevated and the FEMA FIRM map shall be revised to reflect removal
of the project site from the hazard maps after the site is modified by
radin .
All severe noise (sources above 90 dBA) shall be restricted to hours
between 7 a,m. and 6 p,m,
All occupied properties within 800 feet of the project site shall be
notified of severe noise generating activity and a noise
complainVresponse program established, If complaints are received,
noise barriers shall be installed,
If pile driving or comparable noise/vibration activities will occur during
construction, businesses within one-quarter mile shall be notified prior
to initiating such activity, .
Noise levels during concerts shall be controlled such that the nearest
sensitive receptor is not exposed to continuous noise levels of 65
dBA and momentary noise levels at the receptor shall not exceed 80
dBA.
During excavation and hill-side cutting activities, a qualified
paleontological monitor shall be present and have the authority to
stop and redirect grading to evaluate any resources exposed during
grading, If resources are encountered, adequate funding will be
provided to collect, curate and report on these resources,
R:\D P\2004\04-0582 Temecula Education Complex\PC-ST AFF REPORT.doc
7
Air Quality
TransportationfTraffic
Hazards
Cultural Resources
Comply with AQMD regulations, maintain waste enclosures, comply
with hazardous waste regulations, plant native drought resistant
landscaping, water site during grading for dust control, Fugitive Dust
Control Plan is re uired,
Participate in fair share basis to the installation of traffic signals when
warranted at:
Diaz Road @ Dendy Parkway
Diaz Road @ Remington Avenue
Diaz Road at Zevo Drive
i
Develo ment shall include an on site mass transit facilit or center.
Developer shall retain an industrial hygiene firm to respond to any
discovery of soil contaminating during grading,
Prior to occupancy, developer shall submit an evacuation plan for the
education com lex to the Cit Fire De artment and receive a roval..
The developer shall retain an archaeological consultant and tribal
monitors to prepare and implement a plan for data recovery,
The developer shall implement a mitigation plan for cultural resources
in consultation between City staff, the Pechanga Band of Luiseiio
Mission Indians representatives, and the archaeological consultant
for the project.
Grading shall be monitored by a qualified archaeologist and Tribal
monitors designated by the Pechanga Band of Luiseiio Mission
Indians,
Prior to issuance of a grading permit, the developer shall enter into im
A reemenf with the Pechan a Band of Luiseiio Mission Indians,
CONCLUSION/RECOMMENDATION
Staff has reviewed the proposed project and has identified design elements needing further
review by staff, These elements include an outdoor lighting plan indicating the location and
design of all outdoor lighting on the site (Condition no, 29); an outdoor furniture plan (Condition
no, 33); inclusion of motorcycle and bicycle parking facilities per Section 17,24,040 of the
Development Code (Condition nos, 34 & 35); a sign program (Condition no, 36); design details
for the water feature to be located afthe south elevation of Building 3 (Condition no, 37); and the
proposed locations, numbers, genus, species, and container sizes for all shrubs and ground
covers (Condition no, 41.d), Staff has also included a condition that the applicant shall comply
with the Mitigation Monitoring Program for the Temecula Education Complex Final
Environmental Impact Report (Environmental Assessment EA-097),
The proposed project provides a multitude of benefits and services that are needed within the
community, The project is considered an economic benefit because the City will now have a
continuing education facility that will help to support the needs of businesses within the
community, In addition, continuing education is a desired element that is sought after by
companies looking to establish themselves and/or relocate to the City of Temecula,
Planning Stall recommends that the Planning Commission recommend that the City Council
approve Planning Application Nos, PA04-0S82 and PAOS-0070 based upon the findings and the
attached Conditions of Approval.
R:\D P\2004\04-0S82 Temecula Education Complex\PC-STAFF REPORT.doc
8
.
.
.
.
FINDINGS
1, Development Agreement
a, The Deve/opment Agreement and the project, as defined in the Deve/opment
Agreement, implement the goals and policies of the City's General Plan, provide
balanced and diversified land uses, and impose appropriate standards and
requirements with respect to land development and usage in order to maintain the
overall quality of life and the environment within the City,
b, . The City has engaged in studies and review of the potentia/ impacts of the Project
as well as the various potential benefits to the City by the development of the
Project and concluded that the Project is in the best interests of and is not
detrimental to the health, safety and general welfare of the City.
c, The Development Agreement is consistent with the City's General Plan, and each
Element thereof,
d, The Development Agreement is being entered into pursuant to and in compliance
with the requirements of Government Code Section 65867,
Zone Change
2,
.
The Planning Commission, in recommending approval of Planning Application No, PA04-
0582 (Zone Change) hereby makes the following findings: .
a. The proposed Zone Change is consistent with the land use designation of the
General Plan of the City of Temecula in which the use is located, as shown on the
Land Use Map, The site is physically suitable for the type of uses proposed for
the project site, and the proposed Zone Change would further the City's long~term
economic development goals, .
b, The proposed Zone Change conforms to the General Plan and the use is in
conformance with the goals, policies, programs, and guidelines of the elements of
. the Genera/ Plan. The proposed Zone Change allows for a use that will provide
the diversity of uses desired in the General Plan and will create a balanced
community with additional educational and housing opportunities available to the
community.
3,
Development Plan (Code Section 17,OS,010,F)
.
The Planning Commission, in recommending approval of Planning Application No. PA04-
0582 (Development Plan) hereby makes the following findings as required by Section
17,05,01 O,F of the Temecula Municipal Code:
a, The proposal is consistent with the land use designation and policies reflected for
Public and Institutiona/ Facilities (P/) development in the City of Temecula
General Plan and with all applicable requirements of state law and other
ordinances of the City. As designed and conditioned, it has been determined that
the project is consistent with all applicable zoning ordinances, state law and the
General Plan.
The proposed architecture and site layout for the project has been reviewed by
the Building Department, Fire Prevention Bureau, and Public Works, The
proposed project has met ,performance standards in regards to circulation,
b,
R:\D P\2004\D4-0582 Temecula Education Complex\PC-STAFF REPORT.doc
9
architectural design, and site plan design, The project has been reviewed for, .
and as conditioned, has been found to be consistent with all applicable policies,
guidelines, standards and regulations intended to ensure that the development
will be constructed and function in a manner consistent with the public health,
safety and welfare.
4,
Tentative Parcel Map (Code Section 16,09,140)
That the Planning Commission, in recommending approval of the Application, hereby
recommends the following findings as required in Section 16,09,140 of the Temecula
Municipal Code:
a, The proposed subdivision and the design and improvements of the subdivision
are consistent with the Development Code, Subdivision Ordinance, General Plan,
and the City of Temecula Municipal Code because the proposed subdivision map
is consistent with the development standards within the Development Code,
Subdivision Ordinance, and General Plan,
b. The tentative map does not propose to divide land which is subject to a contract
entered into pursuant to the California Land Conservation Act of 1965, nor is the
land subject to a Land Conservation Act contract.
c, The site is physically suitable for the uses and proposed density as shown on the
tentative map as proposed by the Applicant.
d. The design of the proposed subdivision and the proposed improvements, with
appropriate conditions of approval, is not likely to cause significant environmental
damage or substantially and avoidably injure fish or wildlife or their habitat, There
are no known fish, wildlife or habitat on the project site, and the project is not
anticipated to affect any fish, wildlife or habitat off~site, Furthermore, a Final
Environmental Impact Report has been prepared and certified prior to action on
the Application; .
e, The design of the subdivision and the type of improvements are not likely to
cause serious public health problems,
f, The design of the subdivision provides for future passive or natural heating or
cooling opportunities in the subdivision to the extent feasible_ .
g. The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property
within the proposed subdivision, or the design of the alternate easements which
are substantially equivalent to those previously acquired by the public will be
provided,
h, The subdivision is a commercial/residential project, The commercial portion of
the project is not subject to Quimby fees, The project has been conditioned that
for the residential portion of the project, the developer shall satisfy the City's park
,land dedication (Quimby) requirement through the payment of in-lieu fees
equivalent to 2,62 acres of park land, based upon the City's then current land
evaluation, Said requirement includes a 25% credit for private recreational
opportunities provided on-site and based on 288 residential units, The in-lieu fee
shall be pro-rated at a per-dwelling-unit cost prior to the issuance of each
residential building permit requested,
R\D P\2004\04-0582 Temecula Education Complex\PC-STAFF REPORT.doc
10
.
.
.
.
.
ATTACHMENTS
1 , Plan Reductions - Blue Page 12
2, PC Resolution No, 2005-_ (Development Agreement) - Blue Page 13
Exhibit A - City Council Ordinance No. 05-_
3, PC Resolution No, 2005-_ (Zone Change) - Blue Page 14
Exhibit A - City Council Ordinance No, 05-_
4, PC Resolution No, 2005-_ (Development Plan) - Blue Page 15
Exhibit A - City Council Resolution 05-_
5, PC Resolution No, 2005-_ (Tentative Parcel Map) - Blue Page 16
Exhibit A - City Council Resolution 05-
R:\D P\2004\04-0582 Temccula Education Complex\PC-ST AFF REPORT.doc
II
)
.
.
.
ATTACHMENT NO, 1
PLAN REDUCTIONS
R:\D P\2004\04-0582 TcrnecuJa Education Complex\PC-STAFF REPORT.doc
12
P A04-oS82
.
Vicinity Map
Temecula Education Complex
PA04-0S82 & PAOS-0700
!
en ~ ~ ~~ ~ ~ ~:;JH ~ ~ ;~ ~
z g H ig w ~ ~ ~~o~~ ~~ "'~~~ ~ w ~ g ~ ~ 11~ h
o gBi ~~~~ ~B ~@ ~ ~~~~Pl~~~ ~ugo~ 5ffi~~g ~ID~~~~; mI
~ 'l:l;- ~oo9c: uw<(~ In t;::>t;~::>8......,'" wp:;8o.: ~~[LU~~ u::lla US2 I
::s u ~~ 5 i ~~ ~ ~i ~ ~~ ~~~ ~ ~ @ ~~ ~ 8 ~ ~g ~~~~ ~ ~g ~ ~ ~ ~~ij} ~ ~ ~~ ~ ~~ ~ ~ ~
g:~53::JI~O :::'llse Ula:~~ ~ iij<!)~~z5~a ::la:o;:~:aw~~~zzS~t-~W<.!l z(!)U ~I!:
~~~i !i~ ~~ !i!_!~l~fl__~~_!HR!~ ~_!J!.~n~~ !~JI!bJll !ti!!----h--- -: --
.
.11,.1'1.10.......
q,.
I
. I
n
.
I
'I
,
J
D
Z N
::5
... P-
...l? .
.....
-iii
"'"
.....
>-
~~ 8
ll<~
Iii N
::) 1i
...
= '<
:;
'OUI ~ ~
(l) '" ~.~
_-x-+- .;il~
uuaO l'
~ aQ) .~~
1!s;:"= j~j~
if) >.L ,-
,- o,~
(l) = _.~
~ <( ~~.
~
L.W
~
Z
L.W
U
,
Z
Ok
"
~
- ~
~l
u
:::J
Cl
L.W
~
....J
:::J
u
L.W
2
L.W
~
~
c.. ~5
:;j ..
o.!~
c:::l~.
(,)...'
.~~
~O'~
(,) ~~
<C J~
~
.
. I
-
. .., z N
...~~
C'oIIl/!
(!) 00
ZO~
_II"
Q~Z
..... 2:10 ~
--0
::I ~w
III n ;3
"
"
":JUI ~ S3
Q) (/) ~...~
c<5-+- .~!'1
0)&5 !6~
(jj ,Ql+- ~f
~ 513 j~1
Q) = -[',
~ <( ~J~
II
., I
1.1
II j! ~ ~
,.d ~'
!;:l! ~ I u.J Q., ~6
'1,1 I- :::J .."
111!l f ."
o...>e.
. Z g.
j!illll c::: .;~
,'Il., u.J ~5"~
:::.::: .~
t!.!~!l .'
U u~!
0<( i~
Z ~
0 >.
~
"
.
- E
~
~ .S!
.
>
.
c
'"
U
::J
Cl
u.J
<(
....l
::J
u
u.J
~
. u.J
I-
.
,
"
. I
,
.,
...~~
Nflla;
~OO
ZO~
-=i
Qi~
... -"
5i5!2
III
N
N.
~
3
'"
"
'~" ~ .
-~ . '
Q) en ~~i
06- +- ,,~o
OlO '3~
I....- 0)0) .DoC'"
215:1: H~
,~ 0 J~~
~ ~ ~!!
,.,.,;.
....... .
u.J 0. ~o
:J'lf"
i I- O,;~
%l 2 ~l::.
u.J c..:1'!.
,,!!!i ~p
u c..:1'~
<(k
2~
Ok
c
.
-Ii.
~1
U
::::J
Cl
u.J
'<
....J
::::J
u
u.J
~.
~ .
. I .
C"I
. 'It N
..,z
~
N"z
0!l~
zo~
-~g
~H" ~
::)~
III 1i
"
"
"OUI ~ ~
OJU)H
<XS 0:>0 i~o
~ (J)CD M~
~ 5: E U~
,- 0 8!~
OJ ~ -!~
:::<: <C ~8.
, 0::: ,
!Il' .
'il u.J Q.. ~6
'I" ::J -5'~
e ~e I- ,.
o..~
o.
. i! I' Z ~j~
...
~, ~ u.J ~!~
! ! ~ D-~
1~
U \.:j ,~
"d::
Z ~
0 '"
~
..
.
- E
..
~ 0
~
(} ~
li1 '"
U
:::J
Cl
u.J
-<
...J
:::J
u
u.J
~
. u.J
I-
, . I".
.
.
. ,
0::: ~
u..J c.. ~6
r- ::::l~''!
O!~
Z IX !~ .
~!.;
u..J ~~~
U ~ t
<( ~
" Z
0 '"
~
~
.
- E
~
~ 0
'ji
.
'"
'"
U
~
IE 0
'1i'.I IlliI u..J
,
'Jl!l.1l!I <e:
IIl!lI IlliI
I iI Il!I . ...J
. ,1l!lI i!lI ! ~
!
:1 " m 'I
Ii Ill! II U
I!IlI u..J
~
u..J .
r-
II I ,II
I1II jl Ii
II,J!III!I,ll!l!
ill i I hi
~di~,,~~U~I=1
~ Iii
Illl II Ill!!ll ii',\'ll
t!!!!!!!!I!l!!!ll!!!l!!/II!
liiiiiiillllllilll!!! ~!!l
t;cc~:~:~;!EiS$l!!..3!!~~i
8 ,-
Zl~~-
as IF'
.
!
'I
II
"
"""-,,,,,,dE?
S r.g
Il1l Il!l IIIl IJlI fill JIl
III Ill! Illl IlllI Illl flII
II flfj Illl IIllI I! Illl fill IIi\1
II Il!ll IIIl III II IIlll IIIl flII
flfj Ili1 Ili1 fill IllII Illl
II!l II!l IIll :rm I!lI !II!
II IlII IfllI 'm iii Illl
,
Il!l II! IlIII '!!II Ill! Ifl!
,
IlII III Illl 'E IlII I1ll
,
.
'<t..
l'l~
;::
~~
z..
-0
Q-
..ill
-~
iil1:l
'<t
N.
~
8
N
1i
"
'"
'OUl ~ S3
(j) C/) ~\I~
Q::S-+- .lis~
0> O(j) ]3.
~ 0) JI,C",
(j)s;::t: !~~
-"">.c.~_
.~ 0 u]~
~ ~ M~
. ,
.
.
.
II!! ,ij jl!li! I !!lj'l'
111\111 HI, . 11II11llllllmil1llni i
I i Ill! llll!l dill i j III llllllillllll!! III
ltII~J h~~ I ~al sl ~ n~l!~;: :::;; ~~ i'lH":;:di a:;:i ~n
,
"I
II
II
,
(" ,4J J
'~~,
""~ '
1111
-.J!
Ii ~ s
jI.:i
Jill I
ll'lll!
I!!I!!!I
~
~
"
~ ~i
~l
-
z'" .....:
,..., ~~
C!) o~
=g~
czW
=~~
~<<e
. 8~
.:
~
<i
Ii
::E
"::J\..l f:a 53
_"Q)~ ~i1i
uu Q)U ~"-
~ Q)Ql ,,~~
Q) ,-+- 'j
-i;i 5:C~,~
-- U .I.@
Q) ~ -,0
~ <( l8~
0:::::
u.J
f-
Z
u.J
U
Z
O~
~
.
- ~
~~
U
::J
o
u.J
~
....J
::J
u
u.J
~.
u.J
f-
~
Q.. Be
::l<f"
o!l
o::k
" j~
::.::: {~
r., .~
""'" !;
~~::
~
. . ,
l'
. 1,1 Ill'
II f I f1llilllhlll!!11 %!fli
Ii 11I!11, 11111 1l!!!!:!llIml,lll!!lI~~!
.hllllll!I" II Ii! '" .. -mia""'...
1m 'I" '""",,,,,
u"h~hlL'Blsl
I . J
'l
'"
!ll
liP
,q!
iI:!
'Ilil
Ililm
!!!I!!!I
'41 ~
"'M
:lz
co "0
~"
~g~
z..~
is ~:
""&:o
s..~
1001:1
~
'"':
co.
~
;3
~
:>
":l1J! ~ ~
~.N
0) $? .;@~
00 0)0 !<l~
~ 0)0) .~.
0) ,- :t:!.~
-iii s.c .\l~
,- Q.u
~ <( ~u.
o:::~
u..J Q.. <l ~
::If
I- 0 ~I
Z O:::l~.
~,,~
u..J :.::: ~-~
U 0~..
<C ~~
Z ,,~
OJ
- g-
.~ ~
U
::J-
o
u..J
-<
....J
::J
u
u..J
~-
~ .
. ,
-
0:
. 0-
(!)z
z~
-..
Co
~o
So: ~
... 8
N
;3,
<i
:,;
~JI .OUl ~ ~
~JI Q) CfJ ~."
00- of- .~~
~H 0) u !~,
; 1.- ()) ill !~":
).(, - (j) :s:"= !l~
~ .c'r
CfJ 0 .
~H .- u u ~
~JI ~ .;( ~!~
~JI
~H
~H .
"JI
~J1 . ~
~ ~
~J1 . u.J c.. 50
$ ~~H I- ::J 1~
Ii Og~
~H . Z ~~:;
. ,'I ~JI .<$ (.j So
u.J ~D-~
.'
.~:Jl U f...?~~
Ill, .
~JI <("
~.
';il ~JI . Z .
" .
lid ~JI 0 "-
!i!il ~
~
~H .
1;1111I - E
~
~ ..
1111. I ~
t!I!!!1 .
"
-<
4 . U
6 ~
Cl
u.J
<t:
....J
V 4- :J
u
u.J
~
u.J
. I-
. ,
II
!li hi'
I filii ! ll' !1111/'lLj
Itllfl!'ll!l!!"!!I' IIIII:!!!!l!!!!!!!!!l!!!!!
llli I I I . ,m",,,
II ~~ll~~~.
.:dih\lf.~~!
OM
-Z
OlIg
Oo~
~ill
'"
-0
Co<
:::!~
::)W
III
C'>I
0:
.
8
N
1i
'<
"
.OU! ~ ~
Q) U) ~2~
-"'-0 ~.~
U(J OJ _~
.ffi f~ I~i
'~ ~ ~i~
::.::
o:::~
..1 c..3.~
.... ::J ~ '
r- 0 ~l
Z f3!~.
uJ::':::H '
U \.:]~. '
<( .f~
Z ,,~
Oi
~f
u
::J
Cl
uJ
::;
::J
u
u.J
~'
~ .
. ,
.
.
.
$
!
i
"" :i
Ii !! !
I II I
~:: I I : .: I I 1'1 " -'''I'
~l - - -
I I II I ,i I
11111111/ III
I J I) 1III in
i.". "":,"
I
<$;
~
.
11IIII1
.- - - .
.. _.".". .0.
,- .
~
-
o
z _
::! ~:J
C!l"~
zSS'"
-~
c:;;:
:Zg
::::) o!!!
IO~;!: 8
o N
3
i;'
:2
'",", ~ .
-" <D Z! ;~~
CU 0)0 f"'
~ O)<D .6~
Q) s;:"= j~j~
.::<:>L:.
,~ 0 Jij
<D ~ - ~
:::.:: <( L
c:z::::
!u.J
+-
~iz
u.J
u
z
O~
- g,
~~
U
:::J
o
u.J
-<
...J
:::J
U
u.J
~
u.J
r-
~.
c.. ~6
::J ij-:f
O,;!
0-
~~~
{.) S;,
:::.:: .'~
,.,n
....., il~
<.f~
~
, ,
Q
$
\V
o
-
~j
.z..
CO
...0
-..
~
III
~
o
-.
13
N
3
"
"
'"",, ~ .
Q) U) ;.~
o(S 0)0 ~b
I....- CD Q) 'iL"':
Q) :>:t: ~1~
~ >.c sr
.!!? 0 ,@
2? ~ ~8~
i!
0::::;
u..J c.. ~ ~
f- gn
z ~!~.
u..J ~ ~~
U \"j~~
<(.f::
Z~
>-
O~
E
- ..
o
~~
U
~
Cl
u..J
<e:
....J
~
U
u..J
~
~ .
I . ,
I
,I ....
1 J. ,I. J. .I. .I. ,I. r,," ","
r;~": ,~(, I;C I .;<, ';c, ':C' ,;(, '", "
.
~
..-I.
i
I
-I.
.. -I.
.
I i I "
en
"
.
4t
I ~ i
I I
! !
. . = = = .
I
I
!
~
"
N
N
~
$
.
4t
.
~~
,
.
I!!!! !!
IIII II
j"'. :
I
.:; it.
I
! I
Ii 11
J II I
i,:, .
i
'" ,,' 1-',"1-'
,- -
, Iii
! ,I ;,1
i 1 i 1'1 Illl
I J II itii
N
N
-
<$l
-
~zj ...
-~~
-0:"
C)"O
zo~
-9
Q~"
=5~
~-o
m"'=
~
<3
'"
<(
"
f:
''''' ~ .
Q) U) S.~
00 0)0 d~
~ (J)Q) ~ "
Q) ,- t~j~
~ 5 -Edi@
Q) ~" ~
~ <eo.
<$l
0::
u..J
f-
Z
u..J
U
Z
>.
O~
~
- ~
t;(~
U
:::J
o
u..J
<:t:
...J
:::J
u
u..J
~.
u..J
f-
~,
c.. ~6
:::l ':1
Oh
I,
e::: ~"
\..:) !.
~.s-t:;
\..:) ~t
... "
...... .-
~
. ,
C'\I
-
I ~ I <I: ~~ -.
I I -
-
(!) ,,"
i i 00
~ 09
~~
c :;;;!:
....
. S ""
. . -" 8
III =2 N
<$) ;t,
~
"
;; ~ ~ ~ ~
;; Ii .~ ~.
$ . -
(}) U) .,~
<0- +- i~'
Q) 0 _~~
~ Q)QJ w w
~ 1? 31:i]~
,~ 0 ug~
~ ,~U!~
N
N ;<. ;<
III
., ,
III
~:; i J ;: ! i ~ ~'p ,-"", 0::: .
i .
I I I; I u..J c... ~5
! I ' I ::J '5'~
4t H;~' r-
! j j; j 11 j'l IlIl o.!!
! I J I J II! !iJ1 Z Cl::~~.
~ ~ ~ . .
; l:l ~~
I u..J .e'~
~ U ::.::: .~
I l:l .-
"
<C i::
i Z "
0 >-
~
. . . "
~
<$) - ~
.~ 1
Q
;; <
~ ~ U
;; ::J.
$ Cl
u..J
~
<t:
...J
~ ::J
u
u..J
~
u..J .
4t r-
.'
q
. ,
~
-
<( -
. I I I ~ I -
-z
III III III II! ~~
h h h z~
-0
Co
......
:; ~
lill
~ 1\
1;-
"
$
;
'''Y ~ .
Q) U) ~~~
cX:S-t5 i'~
~ gm .~~
Q) 5='= ~k
.Y >..c: ,,_
,~ 0 u.~
2! ~ ~!~
0::: .
.
u.J Q. ~6
.<1J I- :J-tj-:Y
o.!~
.-
Z ,"
. 0:: .:
~!.:.
u.J ::.:: ~~
U ~.i
"
<.-
~~
Z ~
0 >-
~
<
.
- E
~
~ 0
~
~
<
U
:::J
Cl
u.J
<:r::
....J
:::J
u
u.J
~,
u.J
. I-
"
'I
, . ,
" ---
---
" 0::: ~
u.J c... 5.
,- I' r- ::l ,',
O!:!
z I:l:::!~.
Z
" :-~i t;) s~
u.J ::c: o'~
.'
U t;) ~:g
<C !~
" . rfr>:
" Z
0 '"
~
-- "
.
E
"""'NOIIO'WO....... - ~
.~ .9
~
" .!i
<
U
" ::J
0
u.J
" ~
---
....J
"
:::J
u
u.J
~.
~ u.J .
r-
1111 11111
,," II '" I
1111111111
j".." ..."
I!; , "; ": '
I! II 1111
J I J I II! I
~. = . : .. . : ...
i
I,
I
Hi
Iii
~
...
~~~ ... .
~..
~..O
ZO~
_0
c.:"
::!5~ ~
::)-0
m....~
Ii
li
"
~
~
":x., ~ ~
Q) ~ ~.~
c0 0)0 !~i
"- 0>Q) ~.<:~:
Q) s:: t j]~
-"" >,C . ,-
,~ O,~
~ ~~g~
:~-
-.
"
~:j=.
;:.:-
-,
;::-
'I)
" ':JUJ ~ ~
01 01
. cD OJ~ :i,~
OJO j"
~ OJQ) .6~
" " OJ 5:"= p~
" .Y .c
,~ 0 ii
:S! ~ M!
" " " "
-~- ~...............-
" " "
"
~ .
.
u.J c.. :s.
:z: :::J ."
:l I r- '"
" :l 0.'"
. .., Z g.
~:I c::: ~:;
U'"
u.J ~~
~f~
" U U"
<t:!
Z "
.
0 >-
-~- ~
....__..vwo C
.
" - E
~ g-
l'
~
"
" U
::J
" Cl
" u.J
---
" :s
::J
U
u.J
~ ~
. u.J
r-
I Ii
p .
.!!,",:,",::~;-''''
I """-
I ' II I
, I I t ;,1
!!!! I!! 1l!llll!I'
J ! I 1 J JIll nil
j.... -=. = ='l_
~
~
"':z:~
:~a.
~.."
Zo8
o~
-.:.
C"j!i
::!Dl'1IIC
~i:;:I
...~2
II!
...
...
8
N
11
,,'
::;
.
oC!
...
III ... .
-
-z
0~
z~
-0
DO
.... ~
~ S
III
a
i<
,;
":)UI ~ S3
(J) U) ~'i
c<S o;D j~~
ill ~g? U;
.O<:>.c ,W
~ ~ Ml
...nn.',
--
~-~
0::: .
~
u..J c.. ~.
::J 1i
z I- O"t
~, Z Qd~ .
<<~ (.;) '.'
, '"
05 u..J ~o-~
~l h
U (.;) "
(; . -< ~~
0
..
Z ~
>-
t.wlmnow,,:::: 0 ~
-~ ~
.
_.~ ~
- 0
~ 1!
-.= ~
-- <
.....~ll U
--
~- ::J
0
....'01''1 u..J
--
~-
<t:
--I
::J
U
u..J
~
~ u..J .
I-
,
.
~
~
!-..,. -
.
1
."" d" ""'-'''1''
I "'-
'I I
! I j, I ,
j j ~ j H 11 i I !
II)! _11111 i j;
~,. ,. : ,. ,.. = ,. . .
i
w
~
_~J I
~
....
.
-
~~S~ -
(!) IllIlOCll:
z028
-9..."""
9==~~
5;;8~
Ill"':::::""
~
1i
".
<(
::;
;
.OUI !a ~
(]) UJ ~"~
-,,- +- .~.
"U 0)0 . "
~ O)(]) .6~
~ 5"" jtj~
<f) >.L ,.
,- 0 g.
,Cl] <(~ H~
....::s.... "'u'"
w ~ .
.
. L.L.J c.. ~-
I- ::3 ::r;
O.li
0"
. . . <$ Z 0:: Ii:
~'"
t...,j S~
L.L.J ::.::: ~.,!
U U~~
;; !'
. ~,~
Z ~
4 0 "-
~
"
.
- E
~ J
~
.
Q
"'
0 U
.
w I ::::J
I Cl
L.L.J
. ~ ~ ~ . . <$ Ii <
....J
. ~ . R ;; ::J
~
U
4 .L.LJ
~
. L.LJ
I-
.
.'
. ,
~
~
. .
~
.
.
f:l N
4
I
II!
!/,
~
$
~
co
~j -
-
_o.Z .
08~
z~~
0.0
...j!;o
-,,"
=:> 8
...2
N
<3
il'
:!E
'OUI ~ ~
cO Q) $? ;~~
~ 0>0 j~~
Q)Qli!2 .~ii"
i!5 :5 :.c!J~
,- Q,m
~ <( ~!!
2
~:
u.J Q..~-
I- ::::l~'~
0"
z ~1~.
u.J ~ i~
uuH
<.f~
Z~
~ Q 1
i~ ~ f
.u
1::::J
o
u.J
<(
...J
::::J
u
u.J
~
u.J
I-
.
, ,
.
.
I'
: [ f
III[ l' III
1I'IIlll'lll!'111
1Il11! h!
~~li1~~~S~al:J
~ II II!
IjJlhlll!,'1 fI"J'11 .
,!!!!!~!!I!'!!!III!!ljlf!1
li!!"'illllll!ll!l!l!ll!l
~~~:~:;~~~!~~sSI~I,i~~i~~.
..
_z
-Q
~
~H
_w
g~
-'0
Si
ml8
0-
.
...
...
8
N
i
'<
"
'OUJ ~ s
~" iD ~ ~\I~
UU OJ 0 i"a;
'-- OJ ill .~~
~ ,:>:t H~
U) >.L ',-
-- 0 8R~
ill = --~
:::,c <( ~~.
~ ~.
u.J Cl.. ~5
. I- ::::J .-'i
0"
1~
Z ex: ~:
u.J {.j 3-~
~~'r:;
U ~~~
<l~
Z ~
0 >.
~
c
.
- E
~
~ 0
~
.
0
""
U
::J
Cl
u.J
-<
...J
::J
u
u.J
. 2
u.J
I-
.
.
. I
.
l'
I . 1.1 1'1'
I' I ,II ~ lJIIIHIIlI!!IIIIIIII'jl!i
I I I I d IhllHfl!1 II III j
I, hi I.! lllll'fp ',llllmilmllll!!!l~~!:
1111 I !ll III !~""""!"!!l""!"",
c.Hhlfu81:t .
.
.
;il
"1
16
~
_z
-2
~~
Zw
Cox
..0
5!
Ill\(
w
"::>UI ~ ~
(j) if) ~'l~
o<S C>> t5 ~~i
L- 0)-82 i"''''
(j)5:-- !.i~
-"< ::>.L .\ _
.~ Q -.Ii
~ <( ~u~
o
-
~.
~
8
N
3
~
=-
0:::.
u..I c.. ~~
::::l'l!
I- 0 g~
""'7 ex: i~ .
~ ~^"
u..I ~ ~.~
U ~~~
<C ~~
Z
>.
0]
- g,
o
.~ ~
U
:::J
o
u..I
~
...J
:::J
u
uJ
~.
uJ
I-
.
.
.
.
.
.
I
I
!
I
.
I' { I
III{ Ii 'II
hlhhlilllB
nlU~~h~ahl
..
illl'I!,ll'l!I'll!!" 1111,llll
!. ,,!I!llll!!!lll!! ili!l
IIII!I!illllll!lll!!l!!!!1
~;t~!~~~~~~t~iS!~!il~~!z~.
'I
II
I'
,I
I
..
_z
-Q
~
~H
_w
o~
...0
Sa
mE
-
-
.
-
-
~
8
N
~
"
"
":)UI l::! ~
(]) if) ~."
_~ +- <J',,,,.b
U(J Oi 0 ~*~
~ Oi(]) .3~
(]) ,-+- If
~ 3:C !j~.
"(5 Q u C!
~ <{ H
e::::
u.J
r-
z
u.J
U
Z
O~
_ E
~ f
u
::J
Cl
u.J
~
....J
::J
U
u.J
~
u.J
r-
"
.
c.. ~6
:J -'I
Oh
!.
Cl:: ,~
,.d.'
....,,,l;!
~~':
r ., S!!
...., i~
<C i~
~
" .
u
8', . 8' a. '.'
{;/;[::':< . 't,~:-~:;;( : )X";;:,)?,,
"f':",'",:": -",.""":;:,,::::,:,,,!,_
',""""".:.:-.,- ,.:;..'.>,'....-" -':.)'.-',"-:.:!'",
. ." .' .....
...
..1;
.
Q
.-,_.." ,....
"."'-'-','- .-.-.-.....-,...,....'..,......
....................,..............................
... "
, ."
~
z
o
"
-~q
-~;..
e: II
z2~
_a
ci:::
=?:i~
::) "0
ID C; lit
a
::l
Z
w
N
-
::.
~
<l
?<
"
'OUI ~ ;!!
Q) U) ~;;;:I:
cO-+- .~.
Q) 0 i6~
..... aU) ~.'"
2131: !]~
,~ 0 81~
Q) I..::... --l:i?;
Y <t: ~8~
e:::
u..J
I-
Z
u..J
U
Z
Ok
~
.
-It
~~
U
::J
o
u..J
'<
....J
::J
u
u..J
~
u..J
I-
,
,
Q.. 50
::::l'-'1
0"
"-
cd! .
\.n.
~~'r:
5:!
\.J if
.- .>
............l.c:
~
.
., .
.
j~ I
.:-i
I ;;
i
.
..
(' D "
, ~ '
5" .'
;~ ~
I
,
'1"
IV
~
o
'"
z -
~ ::;)
....
..5'
--
z"
:>>~
..-
Z.,
III~
:;:<l ~
.... 8
'" N
~ 3
~ "
"
I ;~ ~
~
~
.OUJ !:l 9
_"X Q)..2 j~~
UU OJO F~
L- CJ) (]) .ll~~
Q)- +- ~]
~ 31: ji~
Q) ~ ~ 1!
:::<: <( n
~~
u.J c.. ~s
I- ::lii
Z ~l;
I , I I.-' s.
...... ::::a:::: .a-~
U I.-'~!
<k
Z~
Ok
..
.
- ~
~~
U
::J
o
u.J
~
.....J
::J
u
u.J
~..
u.J
I-
. I .
g
--,
,
L
~
0:
F
I ~E
~
f.-,~_n_~,:='i
(0 ><.,,)
:/' ,
t.
n .
, .
~
g
.--.., ~
;~
z:.
r
I-;~
-. ~
z. i
.
8
N
Ii
il'
"
~ 0
(])0 S.~
0() 0;0 d~
~ e>>(]) i~"
.2;l5'i:!.~
U) 0 8~~
"iJ5 ~m
::,,::
c::::~
I . I Q..~;;
...... ::J-ij'
I- 0 ~~
Z CX:~~.
~,;~
I . I t:;
...... ~;;.
U ~~!
Z~
>.
OJ
- g-
~]
~<
U
::J
o
u.J
:5
::J
u
u.J
~
u.J
I-
.
1 ~ I
.
~
I
;~
I
t
.
I
:;,~~----~~''1
i /><. i
./ ','
I
I ;i
t
.
CIl
z M
I s ::i
"'l?
...-
--
z"
t ~I,
,
...-
T III~
N"
!::::~ :;:<1 ~
Z",
"'- ...~
~
~ 1i
<l '<
"
~
t
I
r,----------"
: --- . /':
i '>( i
: /' --- :
,/ ','
":::>VI f;l!il
Q) ~ !~~
cK5 OJ u i@~
l.- Q) Q) .n~~
Q),-+- ~,.
.:0<: >';= i'~
if)>~ ,-
,- u."
:S! ~ M!
c:::z:::.
u.J c.. ~5
I- ::J f!
O'!
Z ~!!
f..:l:l'.
u.J ::.::: {~
U f..:l'!
..,.". !~
'" .f~
Z~
Oi
_ E
<(~ f
0,
. <:
U
:::J
Cl
u.J
:s
::J
u
u.J
~
. u.J
I-
.l . I ..
'"
z
S
0.'
...~
z7.
::>lr
...::
:5~
::E<l
..."
~
~
ct
'0:1'
:)
.
<
li.~
:lH~
~~~'
-- !!~o~
-ij"
~
a
"
"
"OlJ! ~ ~
c<5 <D -f2 j~~
OJ 0 "s.
L- !l'}i
Q) ,Q)$ :v
i'5 :s L!~~
'(jj Q 8!~
~ <( U!
i
~
I
i
I
~
t
~
~.
u..J c.. 30
I- ::J t~
o...~
Z Q:: l~
(..n~.
u..J :.::: ~.~
U \,Js!
<J~
Z
O~
"
- ~
<:~ f
,';
0(
U
::J
o
u..J
<t:
....J
::J
u
u..J
~
u..J
I-
t
i
I
I
~
<
silt
~:.il.
~~r
-o~
-~e
~
I
~
.
o
, ,
.
"I ".11
'." ;; Iii
R .. .~ II
l~m
~!~:
I ~.
.
,
I
I
.
! ,,' I I
i II' !
I nlllj
! d iiil ill
(1111!ll
!ill'!'!!!!
lil!I'1
"'Iili:l,
I "Iii!'
'1Ii.il!1
Ii '1lil'
,hi
il,ll!l!ll!!
I II ii.
@S
~
;
@
235
@
~
~
~
@)
~
~i
2)~
@()
~ ~.
~frl
~~
I I I
, I I
g ~ ~ ~
I I I I I 11 I
I I I I I I I
1 ;" 1 ;" ;" 11 .
.' illll!ll I
! I ! I I II ! l I I I , . I :
, t! I , " I II I I II I I
,Iii I ll'l! I ! ! I'll! I. I! i I 'I 1111' I I
01101:1 ZIlla
.
.
,
5
I ~
/ ~
II'
<}-----L'----
., .
1l
11 "t: .._.L._--L_
"'-
.
.
.
ATTACHMENT NO.2
PC RESOLUTION NO. 2005-_
(DEVELOPMENT AGREEMENT)
R:\D P\2004\04~0582 Temecula Education Complex\PC-STAFFREPORT.doc
13
.
.
.
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL APPROVE AN ORDINANCE ENTITLED "AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING THAT CERTAIN AGREEMENT
ENTITLED "DEVELOPMENT AGREEMENT BETWEEN THE
CITY OF TEMECULA AND AGK GROUP, LLC" ESTABLISHING
CERTAIN DEVELOPMENT RIGHTS FOR THE TEMECULA
EDUCATION CENTER (PA04-0582 AND PA05-0700)",
WHEREAS, Gary Wiggle, representing AGK Group, LLC, filed Planning Application No,
PAOS-0112, Development Agreement; PA04-0582, Zone Change and Development Plan; and
PAOS-0070, Tentative Parcel Map, which applications are hereby incorporated by reference, for
the property consisting of approximately 40,0 acres, generally located at the northwest corner of
Diaz Road and Dendy Parkway, known as Assessor Parcel No, 909-370-002 ("Project"); and
WHEREAS, the Application was processed including, but not limited to public notice, in
the time and manner prescribed by State and local law, including the California Environmental
Quality Act; and,
WHEREAS, the Planning Commission considered the Application on May 4, 2005, at a
duly noticed public hearing as prescribed by law, at which time the City staff and interested
persons had an opportunity to, and did testify either in support or opposition to this matter; and
WHEREAS, at the conclusion of the Commission hearings and after due consideration
of the testimony, the Commission recommended the City Council approve the Project subject to
and based upon the findings set forth hereunder;
WHEREAS, The Planning Commission adopted Resolution No, 2005-_,
recommending that the City Council approve a Development Agreement;
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission recommended that the City Council
approve the Project after finding that the proposed project conforms to the General Plan;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
se{tion 1. Findinqs, The Planning Commission, in recommending approval of
Planning iApplication No, PAOS-0112 (Development Agreement) hereby makes the following
findings:
A. The Development Agreement and the project, as defined in the Development
Agreement, implement the goals and policies of the City's General Plan, provide balanced and
diversified land uses, and impose appropriate standards and requirements with respect to land
development and usage in order to maintain the overall quality of life and the environment within
the City,
R:\D P\2004\04-0582 Tcmecula Education Complex\Dcvelopment Agreement\Draft PC DA Reso.doc
1
B, The City has engaged in studies and review of the potential impacts of the
Project as well as the various potential benefits to the City by the development of the Project
and concluded that the Project is in the best interests of and is not detrimental to the health,
safety and general welfare of the City,
.
C, The Development Agreement is consistent with the City's General Plan, and
each Element thereof.
D, The Development Agreement is being entered into pursuant to and in compliance
with the requirements of Government Code Section 65867
Section 2. Recommendation, The Planning Commission of the City of Temecula
hereby recommends that the City Council adopt Ordinance 05-_, approving the Development
Agreement for the Temecula Education Center in the form attached in Council Ordinance
Exhibit A,
Section 3. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 4th day of May 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
.
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No, 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 4th day of May 2005, by the
following vote of the Commission:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:.
PLANNING COMMISSIONERS:
AYES:
NOES:
ABSTAIN:
PLANNING COMMISSIONERS:
.
Debbie Ubnoske, Secretary
R:\D P\2004\Q4-0582 Temccula Education Complex\Development Agreement\Draft PC DA Reso.doc
2
.
.
.
EXHIBIT A
PROPOSED CITY COUNCIL ORDINANCE NO. 05-_
(DEVELOPMENT AGREEMENT)
R\D P\2004\04-0582 Temecula Education Complcx\Dcvelopment Agreemcnt\Draft PC DA Reso.doc
3
.
.
.
ORDINANCE NO. 05-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING THAT CERTAIN AGREEMENT
ENTITLED "DEVELOPMENT AGREEMENT BETWEEN THE
CITY OF TEMECULA AND AGK GROUP, LLC", ESTABLISHING
CERTAIN DEVELOPMENT RIGHTS FOR THE TEMECULA
EDUCATION CENTER (PA04-0582 AND PA05-0700).
WHEREAS, Gary Wiggle, representing AGK Group, LLC, filed Planning Application Nos,
PA05-0112, Development Agreement; PA04-0S82, Zone Change and Development Plan; and
PAOS-0070, a Tentative Parcel Map for the property consisting of approximately 40,0 acres
generally located at the northwest corner of Diaz Road and Dendy Parkway, known as Assessor
Parcel No, 909-370-002; and
WHEREAS, Government Code Section 65864 authorizes the City to enter into binding
development agreements with persons having legal or equitable interests in real property for the
development of such property in order to, among other matters: ensure high quality
development in accordance with comprehensive plans; provide certainty in the approval of
development projects so as to avoid the waste of resources and the escalation in the cost of
housing and other development to the consumer; provide assurance to the applicants for
development projects that they may proceed with their projects in accordance with existing
policies, rules and regulations and subject to conditions of approval, in order to strengthen the
public planning process and encourage private participation in comprehensive planning and
reduce the private and public economic costs of development; and provide for economic
assistance to Owner for the entitlements authorizing development related improvements,
WHEREAS, the applications for the Project were processed and an environmental
review was conducted as required by law, including the California Environmental Quality Act;
and
WHEREAS, the Planning Commission of the City of Temecula held a duly noticed public
hearing on May 4, 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; and
WHEREAS, 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. 200S-~, recommending that the City Council approve a Development
Agreement for the Temecula Education Center for property generally located at the northwest
corner of Diaz Road and Dendy Parkway, known as Assessor Parcel No, 909-370-002; and
WHEREAS, on , 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; and
WHEREAS, at the conclusion of the City Council hearing and after due consideration of
the testimony, the City Council approved the Development Agreement for the Project subject to
and based upon the findings set forth hereunder;
R:\D P\2004\04-0582 Temecula Education Complex\Development Agreement\Draft PC DA Reso.doc
4
WHEREAS, all legal preconditions to the adoption of this Ordinance have occurred,
.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES
HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1, That the above recitations are true and correct and are hereby
incorporated by reference,
Section 2. The City Council, in approving the Development Agreement proposed in
Planning Application PAOS-0112, hereby makes the following findings:
A. The Development Agreement and the project, as defined in the Development
Agreement, implement the goals and policies of the City's General Plan, provide balanced and
diversified land uses, and impose appropriate standards and requirements with respect to land
development and usage in order to maintain the overall quality of life and the environment within
the City.
B. The City has engaged in studies and review of the potential impacts of the
Project as well as the various potential benefits to the City by the development of the Project
and concluded that the Project is in the best interests of and is not detrimental to the health,
safety and general welfare of the City,
C, The Development Agreement is consistent with the City's General Plan, and
each Element thereof.
D, The Development Agreement is being entered into pursuant to and in compliance .
with the requirements of Government Code Section 65867.
Section 3, Environmental Compliance, A Final Environmental Impact Report for the
Temecula Education Complex (Environmental Assessment 104) was approved by the City
Council on March 16,2004, Per Section 15162 of the State CEQA Guidelines, when an EIR
has been certified for a project, no subsequent EIR shall be prepared for that project unless the
lead agency determines that substantial changes are proposed or will occur, or that new
information of substantial importance is available, The proposed project substantially conforms
to the conceptual plans for the Temecula Education Complex Final EIR and no new information
of substantial importance regarding the environmental review of the project has arisen since the
EIR was approved, Therefore, the City Council finds that the proposed project is consistent with
the Final EIR for the Temecula Education Complex.
Since the adoption of the Final EIR, the Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) has gone into affect. Consistent with the MSHCP, a Habitat Acquisition and
Negotiation Strategy (HANS) report is being prepared for the project. The applicant will be
required to meet the requirements, if any, of that report prior to issuance of a grading permit
Section 4. The City of Temecula City Council hereby approves the Development
Agreement proposed in Planning Application PAOS-0112 to establish a vested right for the
developer to implement the development pursuant to the Development Plan approvals: to
establish that neither the developer nor merchant builder shall be subject to any new or revised
fees or charges; and to establish that the City shall charge Development Impact Fees for the
project in the amount the City charged, in all categories, on March 16, 2004, for a site generally .
R:\D P\2004\04-0582 Temecula EducatiOn Complex\Development Agreement\Draft PC DA ResQ.doc
5
.
.
.
located at the northwest corner of Diaz Road and Dendy Parkway, known as Assessor Parcel
No, 909-370-002, in the form attached to this Ordinance as Exhibit A.
Section 5. 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 01 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 6. Notice of Adoption. The City Clerk shall certify to the adoption of this
Ordinance and shall cause the same to be posted as required by law,
Section 7. Effective Date, This Ordinance shall be in full force and effect thirty (30)
days after its passage. The City Clerk shall certify to the adoption of .this Ordinance and cause
copies of this Ordinance to be posted in three designated posting places,
Section 8. This Ordinance shall be in full force and effect thirty (30) days after its .
passage; and within fifteen (15) days after its passage, together with the names of the City
Council members voting thereon, it shall be published in a newspaper published and circulated
in said City,
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this
_ day of _, 2005,
Jeff Comerchero, Mayor
ATTEST:
Susan W, Jones, CMC
City Clerk
[SEAL]
R:\D P\2004\Q4-0582 Temecula Education Complex\Development Agreement\Draft PC DA Reso.doc
6
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-_ was duly introduced and placed upon its first reading at a
regular meeting of the City Council on the _ day of , 2005 and that thereafter, said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the _
day of , 2005, by the following vote:
AYES:
COUNCI LMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
R:\D P\2004\04-0582 Temecula Education Complex\Development Agreement\Draft PC DA Reso_doc
7
Susan W. Jones, CMC
City Clerk
.
.
.
.
.
.
EXHIBIT A
DEVELOPMENT AGREEMENT
R:\D P\2004\04-0582 Temecula Education Complex\Development Agreement\Draft PC DA ResQ.doc
8
.
.
.
11086-0092\818544v1,doc
DEVELOPMENT AGREEMENT
By and Between
THE CITY OF TEMECULA,
City,
and
A.G. KADING (Corp. Name)
Owner.
PAGE
.
TABLE OF CONTENTS
1, Definitions, ,..,..,........"..,..,..',..,..,..",..,..,..,.., ......,....,....,....".."...................., ,...... ..,3
2, General Provisions, ....,......,..",....,.....,..",..,...... ...... ,........,..........,..",..,..,.. ,.......",..5
2,1 Binding Covenants ..,.."....,....,..,..............,..,....,....,..........,..",..,.,...............,5
2,2 Interest of OWNER.,..,......,....,..,..,..,........,..,.............,..,......;,................,....,6
2,3 Term..,..,....".."..,.."..,......,..,...., ......., ......,..............,..............".., ,..........,....,6
2,4 Termination, ...,........"..,..,..,....".........., '..,....,....,...."..".."............,........",.. ,6
2,5 Transfers and Assignments, ,..,..,..,........,....,..,.."..,....".................,.."..,....,,6
3, Development Provisions, "..,......,...., ,..,....,........""..,..".......".. ,;....".., ......""..,......8
3,1 Vesting, .. ....,..,..,......,.."..,..,...."....,..,.."..,....,..,......,............"......,.."..",......8
3,2 Reserved Authority, ..,......,..,....,........,...............................,..............,........11
3,3 Further Assurances to OWNER Regarding Exercise of
Reserved Authority ,..,......"....,..,............,....,..,......,...."""......,..,..,......,....,12
3.4 Consistent and Inconsistent Enactments..,..............,..,..............,............., 12
3,5. Amendment of Development Agreement..........................,......,................13
3,6 Future Amendments to Development Plan Approval(s) ................,..........14
3,7 Future Developrnent Approvals, ..,..........................,........,......,..,..............15
Obligations of the Parties, ........,........,....,...........................................................,15
4,1 Benefits to CITY ..,......,....,..............,........................,..........,..,....,.......,..,..15
4,2 Development Fees, ,....,......,................,..............,..........................,......,..,16
4,3 Related Real Property Conveyances; Conditions to
Development Agreernent. ....,..,...."........,.....,........",.."................,..........,,16
5, Indernnification .......,..,..,..,......,..,..,...."........,..,..,..,..,......,....,..,..............,.."......,..17
.
4,
6, Relationship of Parties ......,......,....,.........,.........,;..........,........,.............,..........,..,17
7, Periodic Review of Compliance with Agreement....,..........,..............,...........,......17
7,1 Periodic Review ,....,.."......,....".......,......,..,..,..........,..,...."..............,........,17
7,2 Good Faith Compliance.."....,.."..,....,.."..,..,."......,........"............,........,..,17
7,3 Failure to Conduct Annual Review........,................,........................:.......,17
7.4 Initiation of Review by City Council ..............................,.......,........,~........,17
7,5 Administration of Agreement ..,..:,..........,........,..,.....................................,18
7,6 Availability of Documents ..,......,..,..,..............,..,......................................,18
8,
Events of Default: Remedies and Terrnination.,..,....,...................,.......,..,.......,..18
8,1 Defaults by OWNER............,..........,..,.........,......,..,....................,...."........ 18
8,2 Defaults by CITY ..................................,......,..................,........,................18
8,3 Specific Performance Remedy,.....................,....,....................................,19
8.4 Institution of Legal Action ............,....................,....................,....,....,........19
8,5 Estoppel Certificates ......,..,....,...............,..,......,....".......,..,......................20
.
11086-0092\818544v Ldoc
4/20105
.
.
.
TABLE OF CONTENTS
(Continued)
Pal!e
9, Waivers and Delays, ..,....,....'......,.......,....,........,....,..,..,..........."....,..,..,........"..,,20
9,1 No Waiver,..,..,....,.."....,..,..",.. '..',..,........,...., ........,........,......,.. ...... ....,.....,20
9,2 Third Parties...."...."....,..,..,....,..", ........ ,....,..,..,....,..,..........,.. ....."....,.... ..,21
9,3 Force Majeure ..,..,..,....",.,....,....,..,....,..,;....,..,.......,......,........,.."....,..,,....,21
9.4 Extensions""""""""""""""""""""""""""""""""""""",."""""""""" 21
9,5 Notice of Delay ..,..,..",..,..,..,..,..",'......"..,....,..,....,....,....",......,..,.........,....21
1 0, Notices .,.."..,..,....,....,....,..,..,..,..,..,.. '....'....,.., ,.. ...."...., ..... ........." .............. ......, ..,21
11, Attorneys' Fees ..........,........,......,......,................................................................,22
12, Recording"...."....,....,....,.."....,..,..... .....,.. ....,.., ....,.... '.. ............."..,..,........,..,.... ..,22
13, Effect of Agreement on Title..,........,.,....,..........................,..............,..,......,..,......22
13,1 Effect on Title ...........,..........,......,....................................,........,..,......,..,..22
13,2 Encumbrances and Lenders' Rights..,..........................................,..........,22
14, Severability of Terms ....,.."....,.."......,.."".......,.....,....,....,..,..........,..,..,..,....,..,..,,23
15, Subsequent Amendment to Authorizing Statute ................................................,24
16, Rules of Construction and Miscellaneous Terms, ..,............................................24
16,1 Interpretation and Governing Law.......,....,..,.........,....,............,..,..........,..24
16,2 Section Headings ".."..,..",..,..,..",..,..,..""..,..,....,..,.."..,....,....,..,..,......,....24
16,3 Gender..,......""..,.."....,.."....,..,....,.., ......, ...., ,.. ....,....,...."....,..,..,..,......" ..,24
16.4 No Joint and Several Liability.....,.............................,.........,..,..................24
16,5 Covenant of Good Faith and Fair Dealing ..,..,....,................,......,....,........24
16,6 No Waiver of Vesting.... ,.... ,.................. '................................. ,.................24
16,7 Time of Essence".."....,.......,......"......,..,...."...........,..,..,.......,..,..............,25
16.8 Recitals,......,.. ,..,.. ,..,.., ....,..,..,...., ...........,.. ......,....,........,......,.., ..,..',..' ,.., ..,25
16,9 Entire Agreernent ,........,..",.."..,.........,....................."..,......,.."..,............,25
17, Extension of Maps,..,..,..,..,..,..,..,....,..,..,....,..,.."....,.......,......",........,..,.."........,..,25
18, Not for Benefit of Third Parties..,....................................................................,....2S
19, Attachments",....,......,..,..,..,........,..,....,..,..........,...... ....,....,........ ....,..,..".. ,...... ,...25
20, Counterparts..",..",..""""".. '.."",..,..,......".., ...................................,........,..,.... ..25
11086.0092\818544vLdoc
ii
4120105
DEVELOPMENT AGREEMENT
.
THIS DEVELOPMENT AGREEMENT (the "Agreement") is entered into as of the
_ day of , 2005 ("Agreement Date"), by and between ,
a ("KADING" or "OWNER"), and the CITY
OF TEMECULA, a municipal corporation, organized and existing under the laws of the
State of California (hereinafter "CITY"), pursuant to the authority of Sections' 65864
through 65869,5 of the California Government Code and Article XI, Section 2 of the
California Constitution,
RECITALS
This Agreement is predicated upon the following facts:
A. These Recitals refer to and utilize certain capitalized terms which are
defined in this Agreement. The parties intend to refer to those definitions in conjunction
with the use thereof in these Recitals,
8, The Development Agreement Legislation authorizes the CITY to enter into
binding development agreernents with persons having legal or equitable interests in real
property for the development of such property in order to, among other matters: ensure
high quality development in accordance with comprehensive plans; provide certainty in
the approval of development projects so as to avoid the waste of resources and the
escalation in the cost of housing and other development to the consumer; provide .
assurance to the applicants for development projects that they may proceed with their
projects in accordance with existing policies, rules and regulations and subject to
conditions of approval, in order to strengthen the public planning process and
encourage private participation in comprehensive planning and reduce the private and
public econornic' costs of development; assist in the financing of public improvements;
protect against initiatives, moratorium (processing or development) and other actions
inconsistent with the Project anticipated by this Agreement; assure reimbursernent of
OWNER in accordance with the terrns of this Agreement and state and federal law; and
provide for economic assistance to OWNER for the entitlements authorizing
development related irnprovements,
C, KADING is, or will be the owner of certain real property within the City of
Temecula, the County of Riverside, State of California ("KADING Property"), as more
particularly described in Attachment "1", including a plat graphically depicting each
respectively, OWNER desires to develop the Property in accordance with the
provisions of this Agreement, the Existing Regulations and those regulations of other
agencies exercising jurisdiction upon the project. The Scope of Development of the
Property as contemplated by this Agreernent is described below.
D, OWNER has applied for, and the CITY has agreed to, this Agreement in
order to create a beneficial project and a physical environment that will conform to and
complement the goals of the CITY, create a development project sensitive to human .
needs and values, facilitate efficient traffic circulation, and develop the Property, As
11 086-0092\818544v1 ,doc
.
.
.
part of the process of granting this entitlernent, the City Council of the CITY has
required the preparation of and has certified the Project EIR in order to identify any
significant environrnental effects arising from the Development and has otherwise
carried out all requirements of the California Environmental Quality Act ("CEQA") of
1970, as amended,
E.
Project:
The following actions were taken with respect to this Agreement and the
1. On " following a duly noticed and
conducted public hearing, the City Planning Comrnission recommended that the City
Council approve this Agreement, the General Plan amendment, the Specific Plan,
Rezone and Tentative Map No, , by adoption of its Resolution No, and
making the findings of fact thereto;
2, On , after a duly noticed public hearing and
pursuant to CEQA, the City Council certified the Project EIR and adopted the Mitigation
Monitoring and Reporting Prograrn by adoption of its Resolution No. and making
the findings of fact thereto;
3, On , after a duly noticed public hearing, the City
Council determined that the provisions of this Agreernent are consistent with the
General Plan of the CITY by adoption of its Resolution No, and making the
findings of fact thereto;
4, On , after a duly noticed public hearing, the City
Council approved the Specific Plan, the General Plan amendment, the Rezone and
Tentative Map No, by adoption of its Resolution No,
Ordinance No, _ and making the findings of fact thereto;
5, On , after a duly noticed public hearing, the City
Council introduced Ordinance No, approving and authorizing the execution of
this Agreement and on , the City Council adopted the Ordinance, a
copy of which is on file with the City Clerk of the CITY, and the findings and conditions
pertaining thereto.
F, The CITY has engaged in extensive studies and review of the potential
irnpacts of the Project under the California Environmental Quality Act and all applicable
Existing Regulations, as well as the various potential benefits to the CITY by the
development of the Project and concluded that the Project is in the best interests of the
CITY,
G, In consideration of the substantial public improvements and benefits
already provided and those to be provided by OWNER and the Project, as described in
Attachment 2, in further consideration of the benefits that will inure to the CITY in
conjunction with the implementation of the Project and in order to strengthen the public
financing and planning process and reduce the economic costs of development, by this
Agreement, the CITY intends to give and by this Agreernent gives, OWNER assurance
11086-0092\818544v l.doc
2
4120/05
that OWNER can proceed with the Development of the Project for the Term of this .
Agreement pursuant to the terms and conditions of this Agreement and in accordance
with the Developrnent Plan Approval(s) and the Existing Regulations. In reliance on the
CITY's covenants in this Agreement concerning the Development of the Property,
OWNER has and will in the future incur substantial indebtedness, as well as costs in
planning, engineering, site preparation and the construction and installation of major
infrastructure and facilities that OWNER would not incur but for the covenants of CITY
provided in this Agreement.
H, Pursuant to Section 65867,5 of the Development Agreement Legislation,
the City Council has found and determined that: (i) this Agreement and the
Development Plan Approval(s) implement the goals and policies of the CITY's General
Plan and the Specific Plan, provide balanced and diversified land uses and impose
appropriate standards and requirements with respect to land development and usage in
order to maintain the overall quality of life and the environment within the CITY, (ii) this
Agreement and the Project are in the best interests of and not detrimental to the public
health, safety and general welfare of the CITY and its residents; (iii) adopting this
Agreernent is consistent with the CITY's General Plan and constitutes a present
exercise of the CITY's police power; and (iv) this Agreement is being entered into
pursuant to and in compliance with the requirements of Section 65867 of the
Development Agreement Legislation,
I. The CITY and OWNER agree that it may be beneficial to enter into .
operating memoranda, additional agreements or to rnodify this Agreement with respect
to the implementation of the separate cornponents of the Project when more information
concerning the details of each component is available, and that this Agreernent should
expressly allow for such conternplated operating memoranda, additional agreements or
modifications to this Agreement.
AGREEMENT
NOW, THEREFORE, pursuant to the authority contained in the Development
Agreement Legislation, pursuant to Article XI, Section 2 of the California Constitution,
and in consideration of the foregoing recitals of fact, all of which are expressly
incorporated into this Agreement, the mutual covenants set forth in this Agreement, the
parties agree as follows:
1. Definitions.
Unless the context otherwise requires, the terms defined in this Section 1 shall,
for all purposes of this Agreement, or any supplemental agreement, and any certificate,
opinion or other document herein mentioned, have the rneanings herein specified. All
references herein to "Articles," "Sections" and other subdivisions are to the
corresponding Articles, Sections or subdivisions of this Agreement, and the word
"herein," "hereof," "hereunder" and other words of similar import refer to this Agreement .
as a whole and not to any particular Article, Section or subdivision hereof,
1 1086-0092\81 8544v1.doc
3
4/20/05
.
"Agreement Date" means , 2005, the date of the second
introduction and reading of the Authorizing Ordinance by the City Council.
of the CITY approving
"Authorizing Ordinance" means Ordinance No,
this Agreement.
"CITY" means the City of Temecula, a California municipal corporation,duly
organized and existing under the Constitution and laws of the State of California, and all
of its officials, employees, agencies and departments and assignees or successors,
"City Council" means the duly eJected and constituted City Council of the CITY,
"Develop" or "Development" or "Developing" means the irnprovement of the
Property for purposes consistent with the Development Plan, including, without
limitation: subdividing, grading, the construction of infrastructure and public facilities
related to the Off-Site Improvements, the construction of structures and buildings and
the installation of landscaping, all in accordance with the phasing provided for herein.
"Development Agreement Legislation" means Sections 65864 through
65869,5 of the California Government Code as it exists on the Agreement Date,
"Development Impact Fees" or "DIF" means, individually and in the aggregate,
the CITY's currently adopted development impact fees as set forth in Ordinance No, 97-
. 09 in effect as of the Agreement Date as set forth in the Temecula Municipal Code in
.
"Development Plan" means the plan for Developing the Property contained in
this Agreement, the City of Temecula General Plan as amended on ,
2001 and as thereafter amended in accordance with Section 3,6 hereof, the Project EIR
(including Mitigation Monitoring Program) and those Future Development Approyals,
approved in conformance with Section 3,7 hereof,
"Development Plan Approval(s)" means the approvals of the City Council and
other governmental agencies and other actions and agreements described in
Attachment 2 hereto, including those amendments to this Agreement made in
accordance with Section 3,5, those amended to the Development Plan Approvals made
in accordance with Section 3,6 and those Future Development Approvals made in
accordance with Section 3,7.
"Development Transferee" means a person or entity that expressly assumes
obligations under this Agreement pursuant to Section 2,5 hereof,
"Effective Date" means the date the Authorizing Ordinance becomes effective,
"Existing Regulations" means those ordinances, rules, regulations and official
policies of the CITY other than the Development Plan Approval(s) in effect on the
Agreement Date, which govern the permitted uses of the Property, building heights, the
size of structures, the density and intensity of use of the Property, the timing, fees, and
11086-0092\818544v Ldoc
4
4/20/05
conditions to Development, exactions, assessments, the procedures for, and types of, .
permits required for the Development, the provisions for reservation or dedication of
land for public purposes and the design, improvement and construction standards and
specifications applicable to the Property and the infrastructure required for the
Development.
"Future Development Approvals" means those entitlements and approvals that
are: (a) made in accordance with Section 3,7; and (b) requested by the CITY or
OWNER in order to authorize the Development to occur upon the Property in a manner
consistent with the Development Plan Approval(s), By way of enumeration, and not
limitation, the Future Development Approvals include actions such as development
plan review, tentative maps, final maps, use permits, variances, grading permits,
occupancy permits and building permits,
"KADING" means
"KADING Development" means the Development located on the OWNER
Property, and Public Infrastructure Improvements related thereto,
"KADING Property" means that certain real property that is part of the Property,
as described in Attachrnent 1 hereto and subject to refinement upon recordation of the
final "A" rnap,
"Merchant Builder" means a buyer, assignee, or transferee (other than the .
OWNER or any End User) of one or more individual lots or tracts of the Project,
acquiring such lots or tracts for the purpose of engaging in the business of developing,
irnproving, or using such lots or tracts for development.
"OWNER" is KADING and others who subsequently are assigned the rights and
obligations of OWNER pursuant to Section 2,5 hereof.
"Planning Commission" means the duly appointed and constituted planning
commission of the CITY,
"Project" means the developrnent of the Property as set forth in the
Development Plan Approval(s),
"Project EIR" means that environmental impact report prepared for the Project,
as certified on , 2005,
"Property" means that certain real property described in Attachment 1 hereof,
"Term" means the time frames set forth in Section 2,3,
2. General Provisions.
2.1 Bindinq Covenants, Except as otherwise provided for in this Agreement, .
the provisions of this Agreement to the extent permitted by law, constitute covenants
lI086-0092\818544vLdoc
5
4/20105
.
.
.
which shall run with the Property for the benefit thereof, and the benefits and burdens of
this Agreement shall bind and inure to the benefit of the parties, all successors in
interest to the parties hereto to the extent provided for in this Agreement.
2.2 Interest of OWNER OWNER represents that OWNER owns fee sirnple
interest in the Property,
2.3 Term, This Agreement shall becorne effective on the Effective Date,
Unless terminated pursuant to Section 2.4, with respect to the KADING Property, this
Agreement shall terminate at 11 :59 p,m, on the tenth (10th) anniversary of the Effective
Date of this Agreement. The termination shall occur subject to specific extensions,
force majeure, revisions, and termination provisions of this Agreement.
2.4 Termination.. This Agreement shall be deemed terminated and of no
further effect, except for those covenants and agreements that expressly surviye
termination, upon the occurrence of any of the following events:
2.4.1 If termination occurs pursuant to any specific provision of this
Agreement, including, without limitation, a termination in the event of default;
2.4.2 Completion of the total build-out of the Development pursuant to
the terms of this Agreement and the CITY's issuance of all required occupancy permits
and acceptance of all dedications and improvements required to complete
Development; or
2.4.3 Entry after all appeals have been exhausted of a final judgment or
issuance of a final order directed to the CITY as a result of any lawsuit filed against the
CITY to set aside, withdraw, or abrogate the approyal of the City Council of this
Agreement.
2.4.4 The expiration of the Term as set forth in Section 2,3,
To provide notice to all, and not as a condition of the effectiveness of a
terrnination of this Agreernent, the parties agree to execute and record terminations of
or releases of this Agreement.
2.5 Transfers and Assiqnments.. OWNER's reputation, resources and
corporate history are a material component of CITY's decision to enter into this
Agreement. The CITY, but for the factors attributable to OWNER, would not have
agreed to the terms and conditions set forth in this Agreement. In light of such reliance
CITY desires to be provided assurances in regards to any successor to OWNER's
rights, duties and obligations which arise, directly or indirectly, under this Agreement.
CITY also does not desire to unduly intervene in OWNER's business affairs, In order to
satisfy the goals and objectives of CITY, and to allow the OWNER reasonable freedom
in regards to its business affairs, CITY and OWNER agree to the following provisions
regarding transfers and assignments,
11086-0092\818544vl.doc
6
4/20/05
2.5.1 Assignments and/or Transfers Involving No Assignment or .
Transfer of Specified Rights, Duties and Obligations Under the Development
Agreement. OWNER, at any time and from time to time, may transfer to any person,
firrn or entity that lawfully capable of assuming the same, any interest the OWNER may
possess in the Property or the Development Plan, without the prior approval of CITY
provided that, prior to the completion of the transaction which shall result in the transfer
or assignment of the subject interest OWNER shall cause the following to occur:
(i) OWNER shall give written notice to CITY of the proposed
assignment or transfer, including the name of the transferee or assignee, the business
address, facsimile number, telephone number and email address of the transferee or
assignee, a reasonably detailed description of the interest being transferred or assigned
and the anticipated date of the transfer,
(ii) 9WNER's legal counsel shall deliver a formal written
opinion, for benefit of CITY and with the purpose of CITY's reliance on the same for all
purposes, that no rights, duties or obligations of OWNER relating to the Additional
Benefits, the Connecting Arterials, the Interchange Improvements, the Off-Site
Improvements and those matters set forth on the Attachments to the Agreement, and
the tirnely and complete development thereof, are being transferred or assigned as a
result of the transaction,
In the event OWNER cannot provide the documents set forth in Subsection .
2,5,1 (i) and 2,5,1 (ii) in the time frame required, OWNER shall obtain CITY's prior written
consent, which shall not be unreasonably withheld, The transferees and assignees
identified pursuant to this subsection shall be referenced as "Non-Obligation
AssigneesfTransferees," .
2.5.2 Assignments and/or Transfers Involving the Assignment or
Transfer of Certain Specified Rights, Duties and Obligations Arising Under the
Development Agreement, OWNER, at any time and from time to time may desire to
transfer to another the OWNER's rights, duties and obligations arising under and from
the Development Agreement in regards to the promises arid performances in regards to
the Additional Benefits, the Connecting Arterials, the Interchange Improvements, the
Off-Site Improvements and those matters set forth on the Attachments to the
Agreement. The requirements attendant to the assignment or transfer are:
(i) Prior to the completion of the assignment or transfer the
OWNER shall deliver to CITY the information defined in Subsection 2,5,1 (i) above,
(ii) Prior to the completion of the assignment or transfer
OWNER shall deliver to CITY a duplicate of the instrument by which the subject rights
duties and obligations are to be assignee or transferee including a description of the
security being offered CITY to ensure the completion of the rights, duties and
obligations,
.
11086-0092\8] 8544 v Ldoc
7
4/20/05
.
.
.
(iii) Prior to the completion of the assignment or transfer
OWNER shall deliver to CITY a proposed opinion prepared by the assignees or
transferees legal counsel, to the benefit of CITY which both identifies with particularity
those rights, duties and obligations under the Development Agreement to be assumed
by the assignee or transferee and which unequivocally acknowledges that the assignee
or transferee is bound by the terms of the Development Agreement and. acknowledges
the CITY may enforce the Development Agreement against such Party,
(iv) Prior to the completion of the assignrnent or transfer
OWNER shall deliver to CITY an estoppel certificate, at no cost to CITY, wherein
bWNER specified and acknowledges those obligations under the Development
Agreement which OWNER has retained,
(v) CITY shall promptly review the documents submitted, at
such time all of the documents are received by CITY and shall thereafter provide a
written response to OWNER, CITY shall limit its review to the determination of (a) is the
security for the subject performances reasonably adequate to cause the subject rights,
duties and obligations to be completed as required by the Agreement and b) do the
documents reasonably provide the information and conform to the standards and
requirernents expected of such instrument when the same is prepared by a competent
legal practitioner. CITY shall deliver its written review, including the changes CITY
requires as a precondition to the issuance of its consent, to OWNER. In the event
CITY's requests are accepted by OWNER, a duplicate set of the execution ready
documents shall be provided to CITY prior to the close of the transaction for the
purpose of CITY confirming all changes were correctly made therein, CITY shall
thereafter be provided final, executed duplicates of the items described in Subsection
2,S,2(ii), (Hi), and (iv) above concurrently with the completion of the transaction
effectuating the assignment or transfer, The assignee or transferee shall be referenced
as the "Development Transferee with Obligations,"
2.5.3 Effect of Assignment or Transfer, Unless expressly set forth to
the contrary in this Agreement CITY shall require OWNER to perform all promises,
duties and obligations set forth in the Development Agreernent with the sole exception
of those which CITY has consented to be assigned or transferred to a development
Transferee with Obligations, CITY shall look only to the Development Transferee to
perforrn the obligations such party is obligated to perform,
3. Development Provisions.
3.1 VestinQ.
3.1.1 Project, CITY covenants that OWNER has, and OWNER shall
have, the right to implement the Development pursuant to the Development Plan
approvals and the existing regulations, including, without limitation, 288 multi-family residential
units and 266,518 square feet of commercial and educational development as provided for in
the Development, and the CITY shall have the right to control the Development in
accordance with the Existing Regulations and the Development Plan Approval(s)
11 086-0092\818544v 1 ,doc
8
4120105
("vested right"), Except as otherwise expressly specified in this Agreement, the .
Development Plan Approval(s) shall control the design and development, and review
and approval of all Future Development Approvals and all Off-Site Improvements and
appurtenances in connection therewith, Except to the extent it has been amended,
canceled, modified or suspended in accordance with the terms of this Agreement, this
Agreement shall be enforceable by OWNER or its assignees notwithstanding any
change in any Existing Regulation,
3.1.2 Limits on Development. The California Supreme Court held in
Pardee Construction Cornpany v, City of Camarillo, 37 Cal.3d 465 (1984), that the
failure of the parties to address certain limits on a CITY's ability to condition, restrict or
regulate a development allowed a later adopted initiative to restrict the development.
This Agreement cures that deficiency by expressly addressing the timing for the
Development, the vested rights afforded by this Agreement and the scope of the CITY's
Reserved Authority, Except as expressly set forth in the Development Plan Approval(s),
regardless of any future enactment, by initiative, or otherwise, OWNER shall have the
discretion to develop the Development in such order, and at such rate, in one phase or
in multiple phases, at such tirnes as OWNER deems appropriate within the exercise of
its subjective business judgment. Specifically, the CITY agrees that OWNER shall be
entitled to apply for and receive the Future Development Approvals and to develop and
use the Property at any time during the term of this Agreement, provided that such
application is made and such development occurs in accordance with this Agreement,
the other Development Plan Approval(s) and the Existing Regulations, The CITY .
covenants that no Existing Regulation purports to limit the scope, rate or timing of
Development or alter the sequencing of Development in a manner inconsistent with the
Developrnent Plan Approval(s), No future arnendrnent of any CITY law, or future
adoption of any CITY law or other action, that purports to limit the scope, rate or timing
of Development on the Property or alter the sequencing of the Development, in a
rnanner inconsistent with the Development Plan Approval(s), whether adopted or
irnposed by the City Councilor through the initiative or referendum process, shall apply
to the Property, In particular, but without limiting any of the foregoing, no numerical
restriction shall be placed by CITY on the number of dwellings units or amount of
commercial development that may be built in any particular year on any portion of the
Property other than permitted by this Agreement.
3.1.3 Entitlements, Permits and Approvals - Cooperation.
3.1.3.1 Processing, CITY agrees that it shall accept and
expeditiously process, pursuant to CITY's regular procedures, OWNER's applications
for amendments to this Agreement, amendments to the Development Plan Approval(s)
and the Future Development Approvals,
3.1.3.2 Further Mitigation, In connection with the issuance of
any Future Development Approvals which are subject to review under CEQA, unless
required under the California Public Resource Code and the Guidelines promulgated .
thereunder, the CITY shall not impose any environmental land use project alternatives
11086-0092\818544vl.doc
9
4/20105
.
.
.
or mitigation measures on OWNER or the Property beyond those referenced in the
Development Plan Approval(s),
3.1.3.3 Other Permits, The CITY further agrees to reasonably
cooperate with OWNER, at no cost to the CITY, in securing any County, State and
Federal permits or authorizations which may be required in connection with
Development of the Property, Except as expressly provided for in this Agreement, this
cooperation shall not require any economic contribution or similar consideration by the
CITY,
3.1.3.4 Litigation, The CITY agrees to reasonably cooperate
with OWNER in all reasonable manners in order to keep this Agreement in full force and
effect. If any legal action is instituted by a third party or other governmental entity or
official challenging the Development Plan Approval(s) or Future Development
Approvals, the parties hereby agree to cooperate in jointly defending such action,
Notwithstanding the foregoing OWNER shall be responsible for all costs, including, but
not limited to, attorneys fees, costs, expert witnesses and the like, OWNER shall
reimburse CITY its costs within thirty (30) calendar days of receipt of any invoice by
OWNER.
3.1.3.5 Acquisition of Off-Site Property, The CITY shall not
postpone or refuse approval of a Future Development Approval because the OWNER or
Development Transferee has failed to acquire off-site property required for the
construction or installation of Off-Site Improvements, To the extent the CITY, OWNER
or a Development Transferee does not have sufficient title or interest to permit the
Public Infrastructure Improvements to be rnade at the time the Future Development
Approval is filed with the CITY, the applicable OWNER or Development Transferee shall
make a good faith effort to acquire the required property, If the OWNER or
Developrnent Transferee is unable to acquire the required properly, the CITY shall
consider in good faith the acquisition of the required properly, Subject to the following if
the CITY is unable to acquire the required property by negotiation or condemnation
within the time frarne provided for in Government Code Section 66462.5, the CITY shall
continue to issue Future Development Approvals for the Project despite the fact that the
improvernent has not been completed, Notwithstanding the above, the CITY's obligation
to continue to issue Future Development Approvals as provided for in this Section is
contingent upon: (i) the applicable OWNER or Development Transferee submitting the
improvement plans required for the improvement to the CITY; and (ii) consistent with
Government Code Section 66462,5, the OWNER or Development Transferee enters
into an agreement with the CITY to reimburse the CITY for costs incurred by the CITY in
acquiring the required property; and (iii) so long as OWNER or Development Transferee
has deposited with CITY an amount equal to the costs of the Public Infrastructure
Improvement(s) which are uncompleted, CITY may use these funds for community
circulation/transportation improvernents in its sole discretion.
I 1086-0092\8 I 8544vLdoc
10
4120105
3.2 Reserved Authoritv.
3.2.1 Uniform Codes, This Agreement shall not prevent the CITY from
'applying new uniform construction standards adopted by the State of California as State
Codes, such as the Uniform Building Code, National Electrical Code, Uniform
Mechanical Code or Uniform Fire Code, to the Development, provided those same '
standards are applied to all other development within the CITY,
3.2.2 State and Federal Laws and Regulations, Subject to compliance
with the requirements of this Section 3,2,2, the Property may be subject to subsequently
enacted state or federal laws or regulations which preernpt local regulations, or
mandate the adoption of local regulations, and are in conflict with the Development Plan
Approyal(s), Upon discovery of a subsequently enacted federal or state law meeting
the requirements of this Section, CITY or OWNER shall provide the other parties with
written notice of the state or federal law or regulation, provide a copy of the law or
regulation, and a written statement of conflicts with the provisions of this Agreement.
Promptly thereafter CITY and OWNER shall meet and confer in good faith in a
reasonable atternpt to deterrnine whether a modification or suspension of this
Agreement, in whole or in part, is necessary to comply with such federal or state law or
regulation, In such negotiations, CITY and OWNER agree to preserve the terms of this
Agreernent and the rights of OWNER as derived from this Agreement to the maximum
feasible extent while resolving the conflict. CITY agrees to cooperate with OWNER in
resolving the conflict in a manner which minimizes any financial impact of the conflict
upon OWNER without materially increasing the financial obligations of CITY under this
Agreement. CITY also agrees to process in a prompt manner OWNER's proposed
changes to the Project as may be necessary to comply with such Federal or State law;
provided, however, that the approval of such changes by CITY shall be subject to the .
discretion of CITY, consistent with this Agreernent.
3.2.3 Regulation for Health and Safety, Nothing in this Agreement
shall be construed to be in derogation of CITY's police power to protect the public health
and safety from a sudden, unexpected occurrence, involving a clear and imminent
danger, dernanding irnrnediate and interim action to prevent or mitigate loss of, or
damage to, life, health, property, or essential public services involving the Property or
the immediate community ("Exigent Event"), Upon discovery of an Exigent Event, CITY
may suspend this Agreement for a period reasonably necessary to analyze, evaluate
and develop a response to the Exigent Event following delivery of written notice of
suspension to OWNER. Immediately thereafter, the suspension shall end and CITY
shall provide the OWNER with written notice of the existence of the Exigent Event, a
detailed explanation of the CITY's proposed action, and a written statement of conflicts
with the provisions of this Agreernent. Promptly thereafter CITY and OWNER shall
rneet and confer in good faith in a reasonable attempt to determine whether a
modification or suspension of this Agreement, in whole or in part, is necessary to
comply with the Exigent Event. In such negotiations, CITY and OWNER agree to
preserve the terms of this Agreement and the rights of OWNER as derived from this
Agreement to the rnaximum feasible extent while resolving the conflict. CITY agrees to
cooperate with OWNER in resolving the conflict in a manner which minimizes any
I J 086-0092\8 J 8544vLdoc
11
4/20105
.
.
.
.
.
.
financial impact of the conflict upon OWNER without materially increasing the financial
obligations of CITY under this Agreement. CITY also agrees to process in an expedited
manner OWNER's proposed changes to the Project as rnay be necessary to comply
with the Exigent Event; provided, however, that the approval of such changes by CITY
shall be subject to the discretion of CITY, consistent with this Agreement.
3.3 Further Assurances to OWNER Reqardinq Exercise of Reserved
Authoritv
3.3.1 Assurances to OWNER, The parties further acknowledge that the
public benefits to be provided by OWNER to the CITY pursuant to this Agreement are in
consideration for and reliance upon assurances that the Property can be developed in
accordance with the Development Plan Approval(s) and the Existing Regulations,
Accordingly, while recognizing that the Development of the Property may be affected by
the exercise of the authority and rights reserved and excepted as provided in Sections
3,1 and 3,2 ("Reserved Authority"), OWNER is concerned that normally the judiciary
extends to local agencies significant deference in the adoption of rules, regulations and
policies which might otherwise permit the CITY, in violation of the Reserved Authority, to
attempt to apply rules, regulations and policies that are inconsistent with the
Development Plan Approval(s), Accordingly, OWNER desires assurances that the
CITY shall not, and the CITY agrees that it shall not, further restrict or limit the
development of the Property in violation of this Agreement except in strict accordance
with the Reserved Authority, which excuse shall not be considered to be a violation of
this Agreement.
3.3.2 Judicial Review, Based on the foregoing, if OWNER judicially
(including by way of a reference proceeding) challenges the application of a future rule,
regulation or policy as being in violation of this Agreement and as not being applied in
accordance with the Reserved Authority, OWNER shall bear the burden of alleging that
such rule, regulation or policy is inconsistent with the Existing Regulations and the
Development Plan Approval(s) and the CITY shall thereafter bear the burden of proof in
establishing by a preponderance of the evidence that such regulation was adopted
pursuant to and in accordance with the Reserved Authority and was not applied by the
CITY in violation of this Agreement.
3.4 Consistent and Inconsistent Enactments.No Conflicting Enactments.
The CITY shall not enact a rule, regulation, ordinance, policy, permit or other measure
(collectively "Law"), nor take any action applicable to the Project or the Property, which
governs the rate, timing, scope, intensity, use, density, manner, or sequencing of the
Development, or any part thereof and which is inconsistent or in conflict with the
Development Plan Approval(s), By way of enumeration, and not limitation, any law,
action or inaction, whether by specific reference to the Project, this Agreement or
otherwise, shall be considered to conflict if it:
3.4.1.1 Restricts the vested rights described in the Agreement or
in any way limits or reduces the rate, timing, scope, intensity, use, density, manner, or
sequencing of the Development or otherwise requires any reduction or increase in the
11 086-0092\818544v Ldoc
12
4/20105
nurnber, size, height or square footage of lot(s), structures, buildings or other
irnprovements, modifies the standards and specifications applicable to the infrastructure
required for the Development or requires additional dedications, exactions, fees or
mitigation other than that provided for in the Agreement;
.
3.4.1.2 Is consistent with Section 3.4,1,1 hereof, but is not
uniformly applied by the CITY to all substantially similar development within the CITY; or
3.4.1.3 Imposes a new permit requirement or procedure not
already part of the Existing Regulations,
3.4.2 Consistent Enactments, By way of enumeration and not
limitation, the following type of enactments shall be considered consistent with this
Agreement and Existing Regulations and not in conflict:
3.4.2.1 Any enactment authorized by this Agreement.
3.4.3 Consistency Between This Agreement, the Development Plan
Approval(s) and Existing Regulations, To the extent a conflict exists or develops
between the Existing Regulations and the Development Plan Approval(s), the
Development Plan Approval(s) shall be controlling, To the extent a conflict exists or
develops between this Agreement and any other Development Plan Approval(s)
[excluding all requirements of the EIR], this Agreement shall be controlling,
3.5 Amendment of Development Aqreement.
.
3.5.1 Initiation of Amendment. Either CITY or OWNER may propose
an amendment to this Agreement. No Development Transferee assigned the rights and
obligations of an OWNER pursuant to Section 2,5,3 shall have the right to initiate an
amendment with respect to any property other than the portion of the Property owned
by that Developrnent Transferee, Both CITY and OWNER agree that it may be
beneficial to enter into an amendment of this Agreement in connection with the
implementation of the separate components of the Project. Neither an End User, a
Merchant Builder nor a Development Transferee shall have the right to initiate an
amendment of this Agreement without the written consent of the OWNER. An operating
rnernorandum, as defined below, is not an amendment of this Agreement.
3.5.2 Changes Requiring an Amendment. Unless otherwise required
by law, neither an amendment to the Development Plan Approval(s) or the approval of a
Future Development Approval shall require an amendment of this Agreement unless the
amendment:
3.5.2.1 Materially alters the permitted uses of the Property as a
whole in a manner inconsistent with the procedures established in the Specific Plan;
3.5.2.2 Increases the density or intensity of use of the Property
as a whole in a manner inconsistent with the procedures established in the Specific .
Plan; or
l1086-0092\818544vLdoc
l3
4/20105
.
.
.
3.5.2.3 Increases the maximum height and size of permitted
buildings, Notwithstanding anything to the contrary herein, an amendment of this
Agreement is not required if OWNER pursues entitlements, permits or approvals
pursuant to a waiver of vested rights as provided for in Section 4,1.
3.5.3 Procedure, Except as set forth in Section 3,5,5 below, the
procedure for proposing and adopting an amendment to this Agreement shall be the
same as the procedure required for entering into this Agreement in the first instance,
3.5.4 Consent. Any amendment to this Agreement shall require the
written consent of both the CITY and the OWNER whose portion of the Property would
be rnaterially affected by the amendment. No amendment to all or any provision of this
Agreement shall be effective unless set forth in writing, signed by duly authorized
representatives of the CITY and the applicable OWNER, and adopted pursuant to legal
requirements imposed on CITY, An amendment of this Agreement does not require the
consent of an End User, Merchant Builder or Development Transferee unless such
person or entity has uncompleted obligations under this Agreement. To the extent the
consent of the OWNER that did not initiate the amendment is necessary, that OWNER
shall not unreasonably withhold its consent. Notwithstanding the above, that OWNER
shall consent to the amendment on or before the thirtieth (30th) day after receipt of
notice of the initiation of the amendrnent if, as determined in that OWNER's reasonable
business judgment, that proposed amendment will not have a material adverse impact
on the Development of that OWNER's portion of the Property,
3.5.5 Operating Memoranda, The parties acknowledge that
refinements and further development of the Project may demonstrate that changes are
appropriate with respect to the details and performance of the parties under this
Agreement. The parties desire to retain a certain degree of flexibility with respect to the
details of the Development Plan and with respect to those items covered in general
terrns under this Agreernent. If and when the parties mutually find that nonsubstantive
changes, adjustments, or clarifications are appropriate to further the intended purposes
of this Agreement, and such are not materially inconsistent with the Development Plan
Approval(s), they rnay, unless otherwise required by law, effectuate such changes,
adjustments, or clarifications without amendment to this Agreement through one or
more operating rnemoranda rnutually approved by the City Manager, or designee, on
behalf of the CITY and by any corporate officer or other person designated for such
purpose in a writing signed by a corporate officer on behalf of OWNER, which, after
execution, shall be attached hereto as addenda and become a part hereof, Unless
otherwise required by law or by the Development Plan Approval(s), no such changes,
adjustments, or clarifications shall require prior notice or hearing, public or otherwise,
Nothing herein shall authorize the delegation of authority to the City Manager, or
designee, contrary to Califomia or Federal Law,
3.6 Future Amendments to Development Plan Approval(sl, The following
rules apply to future amendments to the Development Plan Approval(s), except that
Section 3,5 shall control with respect to a nonsubstantive amendment of this Agreement
and Section 3,7 shall control with respect to Future Development Approvals:
11086-0092\818544vLdoc
14
4/20/05
3.6.1 OWNER's Written Consent. It is contemplated by the parties that
mutually agreed upon amendments to the Development Plan Approval(s) may be
necessary, Any amendments to the Development Plan Approval(s) to which OWNER
does not agree in writing shall not apply to the Property or the Project while this
Agreement is in effect.
.
3.6.2 Concurrent Development Agreement Amendment. Any other
Development Plan amendrnent requiring amendment of this Agreement, as provided for
in Section 3,5 hereof, shall be processed concurrently with an amendment to this
Agreement in the manner required by law,
3.6.3 Effect of Amendment. Except as expressly set forth within this
Agreement, an amendment of the other Development Plan Approval(s) will not alter,
affect, impair or otherwise irnpact the rights, duties and obligations of the parties under
this Agreement. To the extent an amendment to the Development Plan Approval(s) is
approved in accordance with Section 3,6,1, the amendment shall constitute for all
purposes a Development Plan Approval and shall be treated as if it were in existence on
the Agreement Date,
3.7 Future Development Approvals.
3.7.1 Exercise of CITY Discretion, In connection with Future
Development Approval or any other actions which the CITY is expressly permitted to .
make under this Agreement relating to the Project, the CITY shall exercise its discretion
or take action in a manner which cornplies and is consistent with the Development Plan
Approval(s) and the Existing Regulations,
3.7.2 Concurrent Development Agreement Amendment. Any Future
Development Approval requiring amendment of this Agreement, as provided for in
Section 3,5 hereof, shall be processed concurrently with an amendment to this
Agreernent.
3.7.3 Effect of Future Development Approvals, Except as expressly
set forth within this Section 3,7, a Future Development Approval will not alter, affect,
impair or otherwise impact the rights, duties and obligations of the parties under this
Agreement. To the extent a Future Developrnent Approval is approved in accordance
with Sections 3,7,1 and 3,7,2, the Future Development Approval shall constitute for all
purposes a Development Plan Approval and shall be treated as if it were in existence on
the Agreement Date,
4. Obliqations of the Parties.
4.1 Benefits to CITY, The direct and indirect benefits the CITY (including,
without limitation the existing and future residents of the CITY) will receive from the
approval of the Development Plan Approval(s) generally include, but are not limited to,
the items identified below, Nothing in the Development Plan Approval(s) or otherwise .
obligate OWNERS to construct the Development or any part thereof, OWNER further
reserves the right to waive, in whole or in part, the vested rights afforded by the
11086-0092\818544v Ldoc
15
4/20/05
.
.
.
Developrnent Plan Approval(s), and pursue entitlements, permits or approvals other
than those provided for in the Development Plan Approval(s),
4.1.1 Growth Management. The Project conforms to the CITY's effort to
rnanage growth through the use of, among other things, comprehensive planning and
design, project-wide continuity of landscaping and architectural design, design
standards and layout concepts exceeding the CITY's standards for residential
development, and the village-center concept.
4.2 Development Fees.
4.2.1 Fee Rates, The CITY hereby agrees that neither the Property
OWNER or Merchant Builder, nor except as provided hereunder the Development shaJI
be subject to any new or revised fees or charges, including, without limitation,
Development Impact Fees, that the CITY may enact, adopt, or impose on or after the
Agreement Date,
4.2.2 Processing and Application Fees, OWNER shall pay the
application and processing fees customarily imposed on the type of entitlement sought
at the rate, and in the amount, imposed by CITY pursuant to the fee schedule,
resolution or ordinance applicable to all projects in the CITY and in effect at the time the
application is deerned complete and accepted by CITY for action,
4.2.3 Fees for the KADING Property, Notwithstanding anything to the
contrary, the CITY shall charge Development Impact Fees in the amount the CITY
charged, in all categories, on March 16, 2004, If a fee did not exist on that date then the
fee currently charged shall be charged to the OWNER.
4.2.3.1 TUMF Fees for the KADING Property, The CITY and
OWNER acknowledge that a Traffic Uniform Mitigation Fee (the "TUMF") program has
been adopted by the CITY, The CITY and OWNER agree that the OWNER shall pay all
fees due under this program as and when due,
4.3 Related Real Property Conveyances; Conditions to Development
Aqreement.
4.3.1 Intent of the Parties, The CITY and OWNER agree that the
entitlements, vesting and other rights that will allow OWNER to develop the Project in
accordance with the Development Plan Approval(s), along with the timely completion
and performance of the real estate transactions and the related agreements described
. hereafter are a material cornponent of the consideration each party has relied upon in
its respective decision to enter into this Agreement. OWNER and the CITY, individually
and collectively, represent that neither party would have entered into this Agreement but
for these commitments, Termination of this Agreement terminates the obligation of the
applicable party to perform with respect to those items discussed in Section 4,3 and the
applicable party shall only be required to perform the obligations set forth in the other
Development Plan Approval(s),
I 1086-0092\8 1 8544vLdoc
16
4120/05
5. Indemnification, Except to the extent of the active negligence or willful
misconduct of the Indemnified Parties (as defined below), KADING agrees to defend the
CITY and its agents, officers, contractors, attorney, and employees '(the "Indemnified
Parties") from and against any claims or proceeding against the Indemnified Parties to
set aside, void or annul the approval of this Agreement. If the CITY or Kading, in their
reasonable discretion, do not desire to settle such lawsuit or claim, it may notify the
other Party of the same, in which event the other Party may still elect to settle the
lawsuit or claim as to itself, but the non-settling party may elect to continue such lawsuit,
at their cost and expense, so long as: (i) with respect to the CITY, the CITY's decision is
predicated upon a legitimate and articulated threat to either the exercise of its police
powers or a risk of harm to those present within the CITY; or (ii) with respect to the
other Party, the decision is predicated upon a legitimate and articulated threat to the
Development of the Property,
6. Relationship of Parties, OWNER is not the agent or employee of the CITY,
The CITY and OWNER hereby renounce the existence of any form of joint venture or
partnership between thern, and agree that nothing contained in this Agreernent or in any
document executed in connection with the Project shall be construed as making the
CITY and OWNER joint ventures or partners.
7. Periodic Review of Compliance with AClreement.
.
7.1 Periodic Review, The CITY and OWNER shall review this Agreement
once every 12-month period from the Effective Date until the Agreement terminates, .
The CITY shall notify OWNER in writing of the date for review at least thirty (30) days
prior thereto,
7.2 Good Faith Compliance, During each periodic review, OWNER shall be
required to dernonstrate good faith compliance with all material terms of this Agreement.
The parties recognize that this Agreement and the documents incorporated herein could
be deemed to contain hundreds of requirements and that evidence of each and every
requirement would be a wasteful exercise of the parties' resources, Accordingly,
OWNER shall be deemed to have satisfied its good faith compliance when it presents
evidence of substantial compliance with the material provisions of this Agreement.
Generalized evidence or statements of compliance shall be accepted in the absence of
any evidence that such evidence is untrue,
7.3 Failure to Conduct Annual Review, The failure of the CITY to conduct
the annual review shall not constitute, or be asserted by OWNER or CITY as a breach
of this Agreernent.
7.4 Initiation of Review bv City Council. In addition to the annual review,
the City Council may at any time initiate a review of this Agreement by giving written
notice to OWNER. The Notice must describe in detail the specific issues which caused
the CITY to question OWNER'S good faith compliance and the evidence the CITY
believes is necessary for the review, Within thirty (30) days following receipt of such .
notice, OWNER shall subrnit evidence to the City Council of OWNER's good faith
II086-00921818544vLdoc
17
4/20/05
.
.
.
\,
compliance with this Agreement and such review and determination shall proceed in the
same manner as provided for the annual review, The City Council shall initiate jts
review pursuant to this Section 7.4 only if it has probable cause to believe the CITY's
general health, safety or welfare is at risk as a result of specific acts or failures to act by
OWNER in violation of this Agreement.
is Administration of Aqreement. Any final decision by the CITY staff
concerning the interpretation and administration of this Agreement and Development of
the Property in accordance herewith may be appealed by OWNER first to the Planning
Commission and thereafter to the City Council, provided that any such appeal shall be
filed with the City Clerk within thirty (30) days after OWNER receives written notice that
the staff decision is final all as pursuant to routine planning appeal procedures, The
City Council shall render, at a noticed public hearing, its decision to affirm, reverse or
rnodify the staff decision within thirty (30) days after the appeal was filed,
7.6 Availability of Documents, If requested and reimbursed for all costs, by
OWNER, the CITY agrees to provide to OWNER copies of any documents, reports or
other items reviewed, accumulated or prepared by or for the CITY in connection with
any periodic compliance review by the CITY, provided OWNER reimburses the CITY for
all reasonable and direct costs and fees incurred by the CITY in copying the same, The
CITY shall respond to OWNER's request on or before ten (10) business days have
elapsed frorn the CITY's receipt of such request.
8. Events of Default: Remedies and Termination, Unless amended as provided
in Section 3,5, or modified or suspended pursuant to Government Code Section
65869,5 or terrninated pursuant to this Section 8, this Agreement is enforceable by any
party hereto,
8.1 Defaults by OWNER, If, after following the procedures established in
Section 7 hereof, the CITY determines on the basis of a preponderance of the evidence
that OWNER has not complied in good faith with the material terms and conditions of
this Agreement, the CITY shall, by written notice to OWNER specify the manner in
which the allegedly defaulting party has failed to so comply and state the steps the
allegedly defaulting party rnust take to bring itself into compliance, If, within thirty (30)
days after the effective date of notice frorn the CITY specifying the manner in which the
allegedly defaulting party has failed to so comply, the allegedly defaulting party does not
commence all steps reasonably necessary to bring itself into compliance and thereafter
diligently pursue such steps to completion, then the allegedly defaulting party shall be
deerned to be in default under the terms of this Agreement and the CITY may terminate
this Agreement with respect solely to the allegedly defaulting party's property pursuant
to Government Code Section 65865,1 or may seek specific performance as set forth in
Section 8.3,
8.2 Defaults by CITY, If OWNER determines on the basis of a
preponderance of the evidence that the CITY has not complied in good faith with the
terms and conditions of this Agreement, OWNER shall, by written notice to the CITY,
specify the rnanner in which the CITY has failed to so comply and state the steps the
11086-0092\818544 v 1 ,doc
18
4120105
CITY must take to bring itself into compliance. If, within sixty (60) days after the
effective date of notice frorn OWNER specifying the manner in which the CITY has
failed to so comply, the CITY does not commence all steps reasonably necessary to
bring itself into compliance as required and thereafter diligently pursue such steps to
completion, then the CITY shall be deemed to be in default under the terms of this
Agreement and OWNER may terminate this Agreement and, in addition, may pursue
any other remedy available at law or equity, including specific performance as set forth
in Section 8,3,
8.3 Specific Performance Remedy, Due to the size, nature and scope of the
Project, it may not be practical or possible to restore the Property to its natural condition
once implementation of this Agreement has begun, After such implementation,
OWNER may be foreclosed from other choices it may have had to utilize the Property
and provide for other benefits, CITY and OWNER has already invested significant time
and resources and performed extensive planning and processing of the Project in
agreeing to the terms of this Agreement and will be investing even more significant time
and resources in implementing the Project in reliance upon the terms of this Agreement,
and it may not be possible to determine the sum of money which would adequately
compensate OWNER for such efforts, For the above reasons, the CITY and OWNER
agree that damages may not be an adequate remedy if the CITY or OWNER fails to
carry out its obligations under this Agreement and that CITY or OWNER shall have the
right to seek and obtain specific performance as a remedy for any breach of this
Agreernent. Notwithstanding the foregoing, if the CITY is authorized by Section 8.4,1 to
withhold an approval or permit upon a specified condition being satisfied by OWNER in
the future, and if OWNER then fails to satisfy such condition, the CITY may be entitled
to specific performance for the sole purpose of causing that nonperforming party, and
only that nonperforming party, or any party with an obligation to so perform the
condition, to satisfy such condition, The CITY's right to specific performance shall be
limited to those circumstances set forth above, and the CITY shall have no right to seek
specific perforrnance to cause OWNER or a Developrnent Transferee to otherwise
proceed with the Developrnent of the Project in any manner, with the express exception
of the Off-Site Improvements and the grant of real property for the Interchange
Improvements,
8.4 Institution of Leqal Action, Any legal action hereunder shall be heard by
a reference frorn the Riverside County Superior Court pursuant to the reference
procedures of the California Code of Civil Procedure Sections 638, etseq, OWNER
and the CITY shall agree upon a single referee who shall then try all issues, whether of
fact or law, and report a finding and judgment thereon and issue all legal and equitable
relief appropriate under the circumstances of the controversy before him, If OWNER
and the CITY are unable to agree on a referee within ten (10) days of a written request
to do so by either party hereto, either party may seek to have one appointed pursuant to
the California Code of Civil Procedure Section 640, The cost of such proceeding shall
initially be borne equally by the parties, Any referee selected pursuant to this Section
8.4 shall be considered a temporary judge appointed pursuant to Article 6, Section 21 of
the California Constitution,
11086-0092\818544 v Ldoc
19
4/20/05
.
.
.
.
.
.
8.4,1 Effect of Noncompliance, Notwithstanding the foregoing, to the
extent the Development Plan Approval(s) expressly provide(s) that Development of the
Project or a portion thereof is directly dependent upon the performance of material
obligations assumed by OWNER or a Development Transferee, which material
obligations have not been performed, the CITY may, in its reasonable discretion,
withhold any approvals, including, without limitation, certificates of occupancy, with
respect to those directly dependent portions of the Project from OWNER and/or
Development Transferee until such obligations have been substantially performed.
CITY agrees that CITY will not withhold approvals if the OWNER or the Development
Transferee provides security for the performance of any of the obligations,
8.4.1.1 Non Compliance by KADING, Non compliance by
OWNER with respect to any material term and condition of this Agreement assumed by
OWNER shall entitle CITY to pursue any and all of its rights under this Agreement
against OWNER, Such noncompliance by OWNER shall be deemed a default, grounds
for specific performance or grounds for termination hereof with respect to, and
constitute cause for CITY to initiate enforcement action against and/or withhold any
approvals from Developrnent Transferee, or other persons then owning or holding
interest in the Property or any portion of the Property, regardless of ownership,
8.5 Estoppel Certificates, A party may at any time deliver written notice to
the other party requesting an estoppel certificate (the "Estoppel Certificate"), A party
receiving a request for an Estoppel Certificate shall provide a signed certificate to the
requesting party within thirty (30) days after receipt of the request. The City Manager or
any person designated by the City Manager may sign Estoppel Certificates on behalf of
the CITY, Any officer or member of a private party may sign on behalf of that party, An
Estoppel Certificate is intended to be relied on by assignees and mortgagees, If that
one party requests an Estoppel Certificate from the other, the requesting party shall
reimburse the other party for all reasonable and direct costs and fees incurred by such
party with respect thereto, The Estoppel Certificate shall address issues such as
whether:
8.5.1 The Agreernent is in full force and effect and is a binding obligation
of the parties,
8.5.2 The Agreement has been arnended or rnodified either orally or in
writing and, if so amended, identifying the amendments.
8.5.3 A default in the performance of the requesting party's obligations
under the Agreernent exists and, if a default does exist, the nature and amount of any
default.
9. Waivers and Delavs.
9.1 No Waiver, Failure by a party to insist upon the strict performance of any
of the provisions of this Agreement by the other party, and failure by a party to exercise
lI086-0092\818544v 1 ,doc
20
4120105
its rights upon a default by the other party hereto, shall not constitute a waiver of such .
party's right to demand strict compliance by such other party in the future.
9.2 Third Parties, Non-performance shall not be excused because of a
failure of a third person, except as provided in Sections 9,3 or 9.4,
9.3 Force Maieure, A party shall not be deemed to be in default where failure
or delay in performance of any of its obligations under this Agreement is caused by
floods, earthquakes, other Acts of God, fires, wars, riots or similar hostilities, strikes and
other labor difficulties beyond that party's control, action or inaction by the CITY, which
actions or inactions are breaches of any term of this Agreement, other goyernmental
bodies or public utilities other than those related to the normal and customary
processing of Future Development Approvals or any modifications to the Development
Plan Approval(s), judicial decisions, litigation regarding. the Development Plan
Approval(s) or Future Development Approvals or other similar events, To the extent
applicable to the Project and Property pursuant to Section 3.4 hereof, government
regulations (including, without limitation, local, state and federal environmental and
natural resource regulations), voter initiative or referenda or moratoria (including,
without limitation, any "developrnent moratorium" as that term is applied in Government
Code Section 66452,6) constitute force majeure events,
9.4 Extensions, The Term of this Agreement and the time for performance
by a party of any of its obligations hereunder or pursuant to the other Development Plan .
Approval(s) shall be extended by the actual period of time that any of the events
described in Section 9,3 exist and/or prevent performance of such obligations,
Notwithstanding anything to the contrary herein, the performance by CITY of its
obligations shall not be delayed or extended by the action or inaction of the CITY,
9.5 Notice of Delay, OWNER shall give immediate notice to the CITY of any
delay which OWNER anticipates or believes to have occurred as a result of the
occurrence of any of the events described in Sections 9,3 or 9.4, In no event, however,
shall notice of a delay of any length be given later than thirty days after the end of the
delay or ten (10) days before the end of the Term (unless the cause of the delay arises
during that time), whichever comes first.
10. Notices, All notices required or provided for under this Agreement shall be in
writing and delivered in person, sent by certified mail, postage prepaid, return receipt
requested or by Federal Express or other similar nationwide overnight delivery service,
Notices required to be given to the CITY shall be addressed as follows:
City of Ternecula
43200 Business Park Drive
Post Office Box 9033
Temecula, CA 92S89~9033
Attention: Planning Director
.
l1086-00921818544vLdoc
21
4/20105
.
.
.
With a copy to:
Richards, Watson & Gershon
Thirty-Eighth Floor
333 South Hope Street
Los Angeles, CA 90071-1469
Attention: Peter M, Thorson, City Attorney
Notices required to be given to OWNER shall be addressed as follows:
KADING
With a copy to:
Any notice given as required by Section 10 shall be deemed given only if in writing and
upon delivery as provided for in this Section 10, A party may change its address for
notices by giving notice in writing to the other party as required by this Section 10 and
thereafter notices shall be addressed and transmitted to the new address,
11. Attornevs' Fees, If legal action is brought by any party against another for
breach of this Agreement, including actions derivative from the performance of this
Agreement, or to compel performance under this Agreement, the prevailing party shall
be entitled to an award of its costs, including reasonable attorneys' fees, and shall also
be entitled to recover its contribution for the costs of the referee referred to in Section
8.4 above as an item of damage and/or recoverable costs,
12. Recordinq, This Agreement and any amendment or cancellation hereto shall be
recorded, at no cost to the CITY, in the Official Records of Riverside County by the City
Clerk within the period required by Section 65868,5 of the Government Code,
13. Effect of Aqreement on Title.
13.1 Effect on Title, OWNER and the CITY agree that this Agreement shall
not continue as an encumbrance against any portion of the Property as to which this
Agreernent has terminated or released,
13.2 Encumbrances and Lenders' Riqhts, The mortgagee of a mortgage or
beneficiary of a deed of trust encumbering the Property, or any part thereof, and their
successors and assigns shall, upon written request to CITY, be entitled to receive from
CITY written notification of any default by OWNER of the performance of OWNER's
I J086-0092\8I 8544vLdoc
22
4/20/05
obligations under the Agreement which has not been cured within the time frame
established in Section 8,1 hereof,
.
13,2.1 Notwithstanding OWNER's default, this Agreement shall not be
terminated by CITY as to any mortgagee or beneficiary to whom notice is to be given
and to which either or the following is true:
(i) the mortgagee or beneficiary cures any default by OWNER
involving the payment of rnoney within ninety (90) days after receipt from CITY of the
written notice of default;
(ii) as to defaults requiring title or possession of the Property or
any portion thereof to effectuate a cure: (i) the mortgagee/beneficiary agrees in writing,
within ninety (90) days after receipt from CITY of the written notice of default, to perform
the proportionate share of OWNER's obligations under this Agreement allocable to that
part of the Property in which the mortgagee/beneficiary has an interest conditioned
upon such mortgagee's/beneficiary's acquisition of the Property or portion thereof by
foreclosure (including a trustee sale) or by a deed in lieu of foreclosure; (ii) the
mortgagee/beneficiary comrnences foreclosure proceedings to reacquire title to the
Property or applicable portion thereof within said ninety (90) days and thereafter
diligently pursues such foreclosure to completion, and (iii) the mortgagee/beneficiary
prornptiy and diligently commences to cure such Default after obtaining title or
possession,
13.2.2 Notwithstanding Section 13,2,1 of this Agreement, if any
mortgagee/beneficiary is prohibited from commencing or prosecuting foreclosure or
other appropriate proceedings including by any process of injunction issued by any
court or by reason of any action by any court having jurisdiction of any bankruptcy or
insolvency proceeding involving OWNER, the tirnes specified in Section 13,2,1 of this
Agreement for cornmencing or prosecuting foreclosure or other proceedings shall be
extended for the period of the prohibition,
13.2.3 Neither entering into this Agreernent nor a breach of this
Agreement shall defeat, render invalid, diminish or impair the lien of any existing or
future mortgage or deed of trust on the Property made in good faith and for value,
.
14. Severabilitv of Terms. If any term, provision, covenant or condition of this
Agreement shall be deterrnined invalid, void or unenforceable, the remainder of this
Agreement shall not be affected thereby if the tribunal finds that the invalidity was not a
material part of consideration for either Party the Agreement as a whole, If the tribunal
finds that the invalidity was a material part of the consideration, this Agreement will
terminate unless CITY and OWNER agree to amend this Agreement as provided for
herein, Upon a termination arising from the application of this Section 14, each Party
agrees the Specific Plan shall suspend as to all unpermitted development activity
pending the CITY's determination regarding repeal or modification of the same,
.
11086-0092\818544vLdoc
23
4120/05
.
.
.
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
ss
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No, 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 4th day of May 2005, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:ID P\2004104-0582 Temecula Education ComplexlPOOIDratt PC ZC RESOLUTION. doc
3
.
.
.
EXHIBIT A
PROPOSED CITY COUNCIL ORDINANCE NO. 05-_
(ZONE CHANGE)
R:\D P\2004\04-0582 Temecula Education Complex\PDO\Draft PC ZC RESOLUTION.doc
4
.
.
.
ORDINANCE NO. 05-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING THE ZONING MAP OF THE CITY OF
TEMECULA FROM PUBLIC INSTITUTIONAL (PI) TO PLANNED
DEVELOPMENT OVERLAY (PDO-10) AND ADOPTING SECTIONS
17.22.210 THROUGH 17.22,218 INCLUDING THE PDO-10 TEXT AND
DEVELOPMENT STANDARDS FOR A SITE GENERALLY LOCATED
AT THE NORTHWEST CORNER OF DiAl ROAD AND DENDY
PARKWAY, KNOWN AS ASSESSOR PARCEL NO. 909-370-002.
WHEREAS, Gary Wiggle, representing AGK Group, LLC, filed Planning Application Nos.
PA04-0S82, Zone Change and Development Plan; and PA05-0070, a Tentative Parcel Map for
the property consisting of approximately 40,0 acres generally located at the northwest corner of
Diaz Road and Dendy Parkway, known as Assessor Parcel No, 909-370-002; and
WHEREAS, the applications for the Project were processed and an environmental
review was conducted as required by law, including the California Environmental Quality Act;
and
WHEREAS, the Planning Commission of the City of Temecula held a duly noticed public
hearing on May 4, 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; and
WHEREAS, 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, 2005-_, recommending that the City Council approve a Zone Change
to amend the land use designation from Public Institutional (PI) to Planned Development
Overlay (PDO-10) and adopt Sections 17.22,210 through 17.22,218, including the PDO-10 text
and development standards for property generally located at the northwest corner of Diaz Road
and Dendy Parkway, known as Assessor Parcel No, 909-370-002; and
WHEREAS, on , 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; and
WHEREAS, at the conclusion of the City Council hearing and after due consideration of
the testimony, the City Council approved the Zone Change for the Project subject to and based
upon the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Ordinance have occurred,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES
HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are. hereby
incorporated by reference,
Section 2. The City Council, in approving the Zone Change proposed in Planning
Application PA04-0582, hereby makes the following findings:
R:ID PI2004\04-0582 Temecula Education Complex\PDO\Draft PC ZC RESOLUTION. doc
5
A. The proposed Zone Change conforms to the General Plan and the proposed .
uses are in conformance with the goals, policies, programs and guidelines of the elements of
the General Plan, The proposed Zone Change allows for a diversity of uses desired in the
General plan and will create a balanced community with additional educational and housing
opportunities available to the community.
Section 3, Environmental Compliance, A Final Environmental Impact Report for the
Temecula Education Complex (Environmental Assessment 104) was approved by the City
Council on March 16, 2004. Per Section 15162 of the State CEQA Guidelines, when an EIR
has been certified for a project, no subsequent EIR shall be prepared for that project unless the
lead agency determines that substantial changes are proposed or will occur, or that new
information of substantial importance is available, The proposed project substantially conforms
to the conceptual plans for the Temecula Education Complex Final EIR and no new information
of substantial importance regarding the environmental review of the project has arisen since the
EIR was approved, Therefore, the City Council finds that the proposed project is consistent with
the Final EIR for the Temecula Education Complex,
Since the adoption of the Final EIR, the Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) has gone into affect. Consistent with the MSHCP, a Habitat Acquisition and
Negotiation Strategy (HANS) report is being prepared for the project. The applicant will be
required to meet the requirements, if any, of that report prior to issuance of a grading permit.
Section 4. The City of Temecula City Council hereby approves the Zone Change
proposed in Planning Application PA04-0S82 to amend the Zoning Map (Exhibit A) of the City of
Temecula from Public Institutional (PI) to Planned Development Overlay (PDO-10) and to adopt .
sections 17,22,210 through 17,22,218 including the PDO-10 text and development standards
(Exhibit B) for a site generally located at the northwest corner of Diaz Road and Dendy
Parkway, known as Assessor Parcel No, 909-370-002, in the form attached to this Ordinance as
Exhibit B,
Section 5. Severability, 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 6, Notice of Adoption, The City Clerk shall certify to the adoption of this
Ordinance and shall cause the same to be posted as required by law,
Section 7. Effective Date, . This Ordinance shall be in full force and effect thirty (30)
days after its passage, The City Clerk shall certify to the adoption of this Ordinance and cause
copies of this Ordinance to be posted in three designated posting places,
Section 8. This Ordinance shall be in full force and effect thirty (30) days after its
passage; and within fifteen (15) days after its passage, together with the names of the City
Council members voting thereon, it shall be published in a newspaper published and circulated
in said City,
.
R:IO P12004104.0582 Temecula Educalion ComplexlPDO\Drafl PC zc RESOLUTION,doc
6
.
.
.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this
_ day of _, 2005,
Jeff Comerchero, Mayor
ATTEST:
Susan W. Jones, CMC
City Clerk
[SEAL]
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-_ was duly introduced and placed upon its first reading at a
regular meeting of the City Council on the _ day of , 2005 and that thereafter, said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the _
day of , 2005, by the following vote:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
Susan W. Jones, CMC
City Clerk
R:ID P\2004104-0582 Temecula Educalion ComplexlPDOIDralt pc ZC RESOLUTION. doc
7
.
.
.
EXHIBIT A
ZONING MAP
R:ID P12004104-0582 Temecula Education ComplexlPDOIDrafl PC ZC RESOLUTION. doc
8
~/
/'\
\
\
\
\
\
/~ \
/~
~
\
\
i /
" \ '" \ / /
I i ~\" / " '^ " "
\ \ ,,// Exhibit A//>/~>v//~\;~~~'
\ \ "! Z' ''\'' /'>.w< ~,\>>,~~"-
\ \ '< onlng Map ,^{~"/ /..{,~'''.,~~ ':)~,,/.)O d
,J \ "/ <::'/ ,?Z~ 'y;., ',0, '/ '//.'
/"1' '" / / '/. \A-V,';:/
//' \ \ "" / //'/ ~<("^<'0;:V/" "''</./ ~\::;~//.
I \ '< // /. "".//,, '''.,/-.0 ,/
\ \ '" '/ '/ /" ( ^ Y", '-;,/
, I "/" /'/ / ", V '< >-
\, \, ,,/'(,"/ /" , / "/.
\ \ " ,/(<<,-'<-'/ /'/ ",\ '" /
\q.\ /(,<<,-")/ / " "J/
~ W' )
'..0"" /;"'",0/ "" / /.
"" / ')/ ,,// //
",//. ,,/ /
) ( "" //
//'~ ,,//"" '" '-, /
,1__'/' -_/" ,/ ','--, "/
~-~ _.~-~ -- '''" '''-, '" /
" > ''-.. ^^^ " /.
../' -' - /...." -_ -'v"::
/ //~ / / -.....--...'~ --~ ~
/~/ / / '- ,~
( / APN # 909-370-002
'" /
'" / /
v/ //
/
.
e
/.
e
.
.
.
EXHIBIT B
TEMECULA EDUCATION CENTER PDO-l0
R:ID P\2004104-0582 Temecula Education ComplexlPDOIDralt PC ZC RESOLUTION,doc
9
. Temecula Education Center Planned Development Overlay District
17.22,210 TITLE
Sections 17,22,210 through 17,22.218 shall be known as "PDO-10" (Temecula Education
Center Planned Development Overlay District),
17,22.212
PURPOSE AND INTENT
The Temecula Education Center (TEC) planned development overlay district (PDO-10) is
intended to provide regulations for the safe and efficient operation, and creative design of a
unique commercial area within the city, The area is unique in its location and mix of proposed
uses, This special overlay zoning district regulation is intended to permit a range of higher
educational uses, along with high density residential both for sale and for rent, and a range of
neighborhood and project serving cornmercial uses, Supplemental performance standards
have also been provided to ensure compatibility with the adjacent neighborhoods and to protect
adjoining uses from excessive noise, odor, smoke, toxic materials, and other potentially
objectionable impacts, It is the intent of the city to use these special regulations to supplement
the regulations of land uses and development already existing within the adopted development
code,
17.22.214
RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN
GUIDELINES
.
A,
The list of permitted, conditionally permitted, and prohibited uses for the
Temecula Education Center planned development overlay district is contained in
Table 17,22,216,
B, Except as modified by the provisions of Section 17,22,218, the following rules
and regulations shall apply to all planning applications in this area:
1, The development standards in the development code that would apply to
any development within the public/institutional zoning district that are in
effect at the time an application is deemed complete;
2, The approval requirements contained in the development code that are in
effect at the time an application are deemed complete;
3. Any other relevant rule, regulation or standard that is in effect at the time
an application is deemed complete.
17.22.216
USE REGULATIONS
The list of permitted land uses for the T emecula Education Center planned development overlay
district is contained in Table 17,22,216, Where indicated with a letter "P" the use shall be a
permitted use. A letter "C" indicates the use shall be conditionally permitted subject to the
approval of a conditional use permit. Any use not specifically listed may be determined to be
permitted or conditionally permitted at the discretion of the Planning Director.
.
Table 17.22.216
Schedule of Permitted Uses
Temecula Education Center
Planned Development Overlay District
Description of Use PDO-10
A
Adult Continuinq Education (Public and Private) P
Aerobics/dance/qymnastics/iazzercise/martial arts studios P
Alcoholic beveraae sales (in association with a restaurant) C'
Animal hosoital !indoor on Iv) C
Aoparel and accessory shoos P
Arcades (pinball and video aames) P
Art qallerv p
Art supplv stores . p
Auditoriums and conference facilities p
B
Bakery retail p
Banks and financial institutions p
Barber and beauty shops p
Bicvcle (sales, rentals, services) p
Billiard parlor/oool hall C
Blueprint and duplicatina and coov services p
Bookstores P
C
Camera shoo (sales/minor reo airs) p
Candv/confectionerv sales P
Caterinq services . C
.
.
.
.
.
.
Churches, temples, reliqious institutions C
ClothinQ sales P
Coins, purchase and sales P
Colleqes and universities (Private and Public) P
Communications and microwave installations p2
Community heaith clinics P
Computer sales and service P
Convenience market P
Costume rentals P
D
Data processinG e~uipment and svstems P
Day care centers P
Day care health center P
Delicatessen P
Orv cleaners P
E
Reserved
F
Financial, insurance, real estate offices P
Fire and police stations (Storefront onlv) P
Florist shop P
Fortune telling, spiritualism, or similar activity P
G
GaraQes, public parkinQ P
General merchandise/retail store less than 10,000 sq, ft. P
H
Health and exercise clubs p
Health care facilitv p
Health food store p
Helipad or heliport C
Hobby supply shoo P
I
Ice cream parlor p
J
Reserved
K
Reserved
L
Laboratories, film, medical, research or testino centers p
Laundromat p
Libraries, museums and oalleries (orivate) p
Librarv p
M
Museum p
Musical and recordinG studio . P
N
Reserved
0
Office eouipmentlsuoplies, sales/service p
.
.
.
.
.
.
Offices, professional services including, but not limited to, business P
law, medical, dental, veterinarian, chiropractic, architectural,
enaineerina, real estate, insurance (less than 10,000 SF)
P
Parcel delivery services (Retail) P
ParkinQ lots and parkinQ structures P
Performinq arts, theaters and places of public assembly P
Personal service shops P
PhotoQraphic studio P
Postal services P
Printinq and publishinQ (newspapers, periodicals, books, etc,) -
Privaie utility facilities (regulated by the Public Utilities Commission) P
a ,
Reserved \
R
Radio and broadcastinq studios, offices P
Recyclinq' collection facilities C
ReliQious facilities P
ReliQious institution, with a day care P
Reliqious institution, with a private school C
ReliQious institution, without a day care or private school C
Residential, multiple-familv housinq P
Residential--senior housinq - C
Restaurants and other eatinq establishments P
Restaurants with 10unQe or live entertainment C
S
Schools, business and professional P
Schools, private (kinderaarten throuqh arade 12)) P
Scientific research and development offices and laboratories P
Senior citizen housinQ (see also conareaate care) C
Sports and recreational facilities C
T
Tailor shop P
Tile sales P
Trade or vocational schools P
U
Reserved
V
Reserved
W
Watch repair P
y
Reserved
Z
Reserved
1, The CUP will be subject to Section 17,1 O,020(B), special standards for the sale of
alcoholic beverages,
2, Subject to citywide antenna standards,
.
.
.
.
17.22.218
.
.
SUPPLEMENTAL DESIGN AND SETBACK STANDARDS
A,
In addition to the standard setback of the Public Institutional Zone contained in
Chapter 17,12, the following special provisions will be allowed:
Minimum lot size 7,000 sq, ft.
(Other than condominium development)
Minimum lot width 50ft.
(Other than condominium development)
Minimum lot depth 100 ft,
10ther than condominium develoomentl
Maximum lot coverage 50%
(Other than condominium development)
Floor area ratio a 2.0
Setbacks:
Yards adiacent to Public Streets 20ft.
Interior propertv lines Oft,
Buildina Heiaht
Residential 50 feet
Retail Uses 40 feet
Educational Uses 100 feet
Minimum landscaoe coveraae 25%
Heinht of Fences, Hedqes and Walls
Within street side setback areas other 8 feet
than corner visibilitv areas
Within corner visibilitv areas 3 feet
B,
a, Due to the type of lots created for this development, the allowable
Floor Area Ratio is higher than typically allowed. The building
sites that would have this ratio do not have on-site parking within
the property lines, thus the density of development on the
individual lot is artificially higher than a site that includes its own
parking.
In addition to the standard requirements for Parking Facility Layout and
Dimensions contained in Chapter 17,24,050,3 and 4, the following special
landscape provisions will be allowed:
In lieu of landscape planter fingers between the parking spaces, a continuous
planter at the head of the parking row is allowed, These planters shall have an
inside dimension width of five feet and shall have a length equal to the width of
the adjoining parking spaces. It is the intent of this layout to provide a continuous
row of trees to screen the views across the open parking areas, At a minimum,
the required number of trees will be maintained,
C,
In lieu of the maximum density allowed within the H residential District, the
density allowed for the residential portions of the Temecula Education Center
planned development overlay district is 27 DU per acre,
D, Due to the unique nature of this education project, the use of turf within the
common areas of the commercial portions of the project is a benefit to the
campus nature of the plan. Therefore, in addition to the requirements in Section
17,12,060, the quantity of turf areas will be allowed to exceed the typical
quantities inferred in the requirements and standards for the comrnercial
common areas only including the Amphitheater.
.
E, In lieu of the standard requirements for Private Open Space Per Unit, contained
in Chapter 17,06.040, the following private open space areas will be allowed per
unit type':
MIN, DECK SO % OF UNIT
UNIT NUMBER UNIT SO FT FT2 SIZE
10 611 72 12%
11 669 118 18%
12 667 93 14%
13 542 89 16%
14 586 95 16%
15 616 95 15%
16 722 70 10%
17 753 192 25%
18 651 90 14%
20 816 101 12%
21 798 88 11%
22 981 61 6%
23 1021 93 9%
24 1045 129 12%
25 987 142 14%
26 1265 129 10%
27 1282 129 10%
30 1458 90 6%
31 1509 90 6%
.
.
.
1,
In addition to these Private Open Spaces, Public
Open Spaces are located within the buildings
that are usable by all residents, These facilities
are in addition to the recreation facilities on site,
2, Due to various locations of particular units within
the buildings, the areas shown are minimums,
Some of the locations will have larger deck/patio
areas,
.
.
.
.
.
ATTACHMENT NO.4
PC RESOLUTION NO. 2005-_
(DEVELOPMENT PLAN)
R:\D P\2004\04-0582 Temecula Education CompJex\PC-ST APF REPORT.doc
15
.
.
.
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL
ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE
CITY COUNCIL OF THE CITY OF TEMECULA APPROVING
PLANNING APPLICATION NO. PA04-0582, A DEVELOPMENT
PLAN FOR THE CONSTRUCTION OF A 170,863 SQUARE FOOT
EDUCATION COMPLEX, AN 18,792 SQUARE FOOT RESEARCH
AND DEVELOPMENT BUILDING WITH A CONFERENCE
CENTER, A PAD FOR A 16,000 SQUARE FOOT DAY CARE
FACILITY, RETAIL SPACE TOTALING 60,863 SQUARE FEET, A
THREE-STORY PARKING STRUCTURE WITH 502 PARKING
SPACES, AND 288 APARTMENT UNITS COMPRISING 337,098
SQUARE FEET, FOR A TOTAL OF 603,616 SQUARE FEET ON
40,0 ACRES," GENERALLY LOCATED AT THE NORTHWEST
CORNER OF DIAZ ROAD AND DENDY PARKWAY, KNOWN AS
ASSESSOR PARCEL NOS. 909-370-002 AND 909-120-019.
WHEREAS, Gary Wiggle, representing AGK Group, LLC, filed Planning Application Nos,
PA04-0S82, Zone Change and Development Plan; and PAOS-0070, Tentative Parcel Map, which
applications are hereby incorporated by reference, for the property consisting of approximately 40,0
acres, generally located at the northwest corner of Diaz Road and Dendy Parkway, known as
Assessor Parcel Nos, 909-370-002 and 909-120-019 ("Project"); and
~
WHEREAS, Planning Application NO.PA04-0S82 (Development Plan) was processed
including, but not limited to a public notice, in the time and manner prescribed by State and local
law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No, PA04-0S82 on May 4,2005, at a duly noticed public hearing as prescribed by law, at
which time the City staff and interested persons had an opportunity to and did testify either in
support or in opposition to this matter;
WHEREAS, the Planning Commission adopted Resolution No, 2005-_, recommending
that the City Council approve a Zone Change; and adopted Resolution No, 2005-_,
recommending that the City Council approve a Development Plan;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of the
testimony, the Commission adopted Resolution No, 2005-_, recommending that the City Council
approve PA04-0S82 (Development Plan);
WHEREAS, all legal preconditions to the adoption of this resolution have occurred,
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1, That the above recitations are true and correct and are hereby incorporated
by reference,
R:\D P\2004\04-0582 Temecula Education Complex\Draft Aeso & COAs - DP.doc
1
Section 2, Findinqs, The Planning Commission, in recommending approval of Planning .
Application No, PA04-0S82 (Development Plan) hereby makes the following findings as required by
Section 17.0S,010.F of the Temecula Municipal Code:
A, The proposed use is in conformance with the General Plan for T emecula and with all
applicable requirements of state law and other ordinances of the City,
The proposal is consistent with the land use designation and policies reflected for Public and
Institutional Facilities (PI) development in the City of Temecula General Plan and with all
applicable requirements of state law and other ordinances of the City, As designed and
conditioned, it has been determined that the project is consistent with all applicable zoning
ordinances, state law and the General Plan.
B, The overall development of the land is designed for the protection of the public
health, safety, and general welfare,
The proposed architecture and site layout for the project has been reviewed by the Building
Department, Fire Prevention Bureau, and Public Works, The proposed project has met
performance standards in regards to circulation, architectural design, and site plan design.
The project has been reviewed for, and as conditioned, has been found to be consistent with
all applicable policies, guidelines, standards and regulations intended to ensure that the
development will be constructed and function in a manner consistent with the public health,
safety and welfare,
Section 3. Environmental Compliance, A Final Environmental Impact Report for the
Temecula Education Complex (Environmental Assessment EA-097) was approved by the City .
Council on March 16, 2004, Per Section 15162 of the State CEQA Guidelines, when an EIR has
been certified for a project, no subsequent EIR shall be prepared for that project unless the lead
agency determines that substantial changes are proposed or will occur, or that new information of
substantial importance is available, The proposed project substantially conforms to the conceptual
plans for the Temecula Education Complex Final EIR and no new information of substantial
importance regarding the environmental review of the project has arisen since the EIR was
approved, Therefore, the Planning Commission recommends that the City Council make a finding
that the proposed project is consistent with the Final EIR for the Temecula Education Complex,
Since the adoption of the Final EIR, the Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) has gone into affect. Consistent with the MSHCP, a Habitat Acquisition and
Negotiation Strategy (HANS) report is being prepared for the project. The applicant will be required
to meet the requirements, if any, of that report prior to issuance of a grading permit
Section 4. Conditions, That the City of Temecula Planning Commission hereby
recommends approval of Planning Application No, PA04-0582 (Development Plan) for the
construction of a 170,863 square foot education complex, a 18,792 square foot research and
development building with a conference center, a pad for a 16,000 square foot day care facility,
retail space totaling 60,863 square feet, a three-story parking structure with 502 parking spaces, and
288 apartment units comprising 337,098 square feet, for a total of 603,616 square feet on 40,0
acres located at the northwest corner of Diaz Road and Dendy Parkway, known as Assessor Parcel
Nos, 909-370-002 and 909-120-019, with conditions of approval as attached in Council Resolution
Exhibit A,
.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs. DP.doc
2
.
.
.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 4th day of May, 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that
PC Resolution No, 2005-_ was duly and regularly adopted by the Planning Commission of the
City of Temecula at a regular meeting thereof held on the 4th day of May, 2005, by the following vote:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
3
.
.
.
EXHIBIT A
CITY COUNCIL RESOLUTION NO. 05-_
DEVELOPMENT PLAN
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs. DP.doc
4
.
.
.
RESOLUTION NO. 05-_
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO. PA04-
0582, A DEVELOPMENT PLAN FOR THE CONSTRUCTION OF A
170,863 SQUARE FOOT EDUCATION COMPLEX, A 18,792
SQUARE FOOT RESEARCH AND DEVELOPMENT BUILDING
WITH A CONFERENCE CENTER, A PAD FOR A 16,000 SQUARE
FOOT DAY CARE FACILITY, RETAIL SPACE TOTALING 60,863
SQUARE FEET, A THREE-STORY PARKING STRUCTURE WITH
502 PARKING SPACES, AND 288 APARTMENT UNITS
COMPRISING 337,098 SQUARE FEET, FOR ATOTAL OF 603,616
SQUARE FEET ON 40.0 ACRES," LOCATED AT THE
NORTHWEST CORNER OF DiAl ROAD AND DENDY PARKWAY,
KNOWN AS ASSESSOR PARCEL NOS. 909-370-002 AND 909-
120-019.
WHEREAS, Gary Wiggle, representing AGK Group, LLC, filed Planning Application No,
PA04-0S82 (Development Plan), in a manner in accordance with the City of Temecula General Plan
and Development Code; and
WHEREAS, the Application was processed including, but not limited to a public notice, in the
time and manner prescribed by State and Jocallaw; and
WHEREAS, the Planning Commission, at a regular meeting, considered the Application on
May 4, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and
interested persons had an opportunity to and did testify either in support or in opposition to this
matter; and
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission adopted Resolution No. 2005-_,
recommending the City Council approval of a Zone Change; Resolution No, 2005-_,
recommending City Council approval of a Development Plan; and Resolution No, 2005-_,
recommending City Council approval of a Tentative Parcel Map, subject to and based upon the
findings set forth hereunder; and
WHEREAS, on ,2005, the City Council held a duly noticed public hearing
on the Project at which time all persons interested in the Project had an opportunity to and did testify
either in support or in opposition to this matter; and
WHEREAS, at the conclusion of the City Council hearing and after due consideration of the
testimony, the City Council approved the Development Plan for the Project subject to and based
upon the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY
RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby incorporated by
reference,
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
5
Section 2. FindinQs, The City Council, in approving Planning Application PA04-0S82 .
(Development Plan) hereby makes the following findings as required by Section 17.05.01 O,F of the
Temecula Municipal Code:
A. The proposed use is in conformance with the General Plan for Temecula ar1d with all
applicable requirements of state law and other ordinances of the City,
The proposal is consistent with the land use designation and policies reflected for Public and
Institutional Facilities (PI) development in the City of Temecula General Plan and with all
applicable requirements of state law and other ordinances of the City, As designed and
conditioned, it has been determined that the project is consistent with all applicable zoning
ordinances, state law and the General Plan,
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare,
The proposed architecture and site layout for the project has been reviewed by the Building
Department, Fire Prevention Bureau, and Public Works, The proposed project has met
performance standards in regards to circulation, architectural design, and site plan design.
The project has been reviewed.for, and as conditioned, has been found to be consistent with
all applicable policies, guidelines, standards and regulations intended to ensure that the
development will be constructed and function in a manner consistent with the public health,
safety and welfare,
Section 3. Environmental Compliance, A Final Environmental Impact Report for the
Temecula Education Complex (Environmental Assessment EA"097) was approved by the City .
Council on March 16, 2004. Per Section 15162 of the State CEQA Guidelines, when an EIR has
been certified for a project, no subsequent EIR shall be prepared for that project unless the lead
agency determines that substantial changes are proposed or will occur, or that new information of
substantial importance is available, The proposed project substantially conforms 10 the conceptual
plans for the Temecula Education Complex Final EIR and no new information of substantial
importance regarding the environmental review of the project has arisen since the ErR was
approved. Therefore, the City Council finds that the proposed project is consistent with the Final
EIR for the Temecula Education Complex,
Since the adoption of the Final EIR, the Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) has gone into affect. Consistent with the MSHCP, a Habitat Acquisition and
Negotiation Strategy (HANS) report is beir1g prepared for the project. The applicant will be required
to meet the requirements, if any, of that report prior to issuance of a grading permit
Section 4. Conditions. The City of Temecula City Council hereby approves Planning
Application No, PA04-0S82 (Development Plan) for the construction of a 170,863 square foot
education complex, a 18,792 square foot research and development building with a conference
center, a pad for a 16,000 square foot day care facility, retail space totaling 60,863 square feet, a
three-story parking structure with 502 parking spaces, and 288 apartment units comprising 337,098
square feet, for a total of 603,616 square feet on 40,0 acres located at the northwest corner of Diaz
Road and Dendy Parkway, known as Assessor Parcel Nos, 909-370-002 and 909-120-019, with
conditions of approval as set forth on Exhibits A and B, attached hereto, and incorporated herein by
this reference as though set forth in full.
.
R:\D P\2004\04-0582 Temecula Education Complex\Draf1 Reso & COAs - DP.doc
6
.
.
.
Section 5.
The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this
th day of
,2005
Jeff Comerchero, Mayor
ATTEST:
Susan W, Jones, CMC
City Clerk
[SEAL]
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
Resolution No, 05"_ was duly and regularly adopted by the City Council of the City ofTemecula
at a regular meeting held on the th day of ,2005, by the following vote:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
Susan W, Jones, CMC
City Clerk
A:\D P\2004\04-0582 Temecula Education Complex\Dratt Resa & COAs - DP.doc
7
.
.
.
EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
DEVELOPMENT PLAN
R:\D P\2004\04-0582 Temecula Education Complex\Dratt Reso & COAs - DP.doc
8
.
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA04-0582 (Development Plan)
Project Description: A Development Plan for the construction of a 170,863
square foot education complex, a 18,792 square foot
research and development building with a conference
center, a pad for a 16,000 square foot day care facility,
retail space totaling 60,863 square feet, a three-story
parking structure with 502 parking spaces, and 288
apartment units comprising 337,098 square feet, for a
total of 603,616 square feet on 40.0 acres located at the
northwest corner of Diaz Road and Dendy Parkway.
Assessor's Parcel No.: 909-370-002 & 909-120-019
MSHCP Category: Per Development Agreement
DIF Category: Per Development Agreement
. TUMF Category: Per Development Agreement
Approval Date: ,2005
Expiration Date: ,2007
WITHIN FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any
Government Agency, It is understood that the Developer correctly shows on the site plan all existing
and proposed property lines, easements, traveled ways, improvement constraints and drainage
courses, and their omission may require the project to be resubmitted for further review and revision,
1, The applicanVdeveloper shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-four Dollars ($64,00)
for the County administrative fee, to enable the City to file the Notice of Determination with a
DeMinimus Finding for the Mitigated or Negative Declaration required under Public
Resources Code Section 211 08(b) and California Code of Regulations Section 15075, If
within said forty-eight (48) hour period the applicanVdeveloper has not delivered to the
Planning Department the check as required above, the approval for the project granted shall
be void by reason of failure of condition (Fish and Game Code Section 711.4(c)).
2.
The applicant shall sign both copies of the final conditions of approval that will be provided
by the Planning Department staff, and return one signed set to the Planning Department for
their files.
.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & CQAs - DP.doc
9
.
.
.
PRIOR TO ISSUANCE OF GRADING PERMITS
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
10
.
.
.
PRIOR TO ISSUANCE OF GRADING PERMITS
Planning Department
3, Consistent with the Riverside County MSHCP, a Habitat Acquisition and Negotiation
Strategy (HANS) report shall be submitted, The applicant shall meet the requirements, if
any, of that report prior to issuance of a grading permit.
4, Double detector check valves shall be clustered with fire hydrants and Fire Department
Connections at the locations indicated on the Technical Site Plan, The double detector
check valve to be located at the project entry off Dendy Parkway, south of Buildings 8 and
9/10, shall be installed underground and shall be shown as such on the building construction
plans, All other double detector check valves shown 'on the Technical Site Plan may be
located either aboveground or underground,
5, A Water Supply Assessment shall be prepared and submitted to the Planning Department
indicating the availability of water services to adequately supply water to the project.
6, Provide the Planning Department with a copy of the underground water plans and electrical
plans for verification of proper placement of transformer(s) and double detector check prior
to final agreement with the utility companies,
7,
The applicant shall submit a photometric plan, including the parking lot to the Planning
Department, which meets the requirements of the Development Code and the Palomar
Lighting Ordinance, The parking lot light standards shall be placed in such a way as to not
adversely impact the growth potential of the parking lot trees,
8, Per the Mitigation Monitoring and Reporting Program for the project, the project shall include
provision of an onsite mass transit facility or center, The facility shall be shall be designed in
consultation with the Riverside Transit Authority and shall be subject to review and approval
by the Director of Planning, The applicant shall coordinate the design of bus stop facilities
for the site with the Riverside Transit Agency and shall submit correspondence from the
Riverside Transit Agency indicating their concurrence with the design,
9. The applicant shall comply with the provisions of Chapter 8,24 of the Temecula Municipal
Code (Habitat Conservation) by paying the appropriate fee set forth in that Ordinance or by
providing documented evidence that the fees have already been paid.
10, A copy of the Rough Grading plans shall be submitted and approved by the Planning
Department.
11.
The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any artifacts
or other objects which reasonably appears to be evidence of cultural or archaeological
resource are discovered, the property owner shall immediately advise the City of such and
the City shall cause all further excavation or other disturbance of the affected area to
immediately cease, The Director of Planning at his/her sole discretion may require the
property to deposit a sum of money it deems reasonably necessary to allow the City to
consult and/or authorize an independent, fully qualified specialist to inspect the site at no
cost to the City, in order to assess the significance of the find, Upon determining that the
discovery is not an archaeological/cultural resource, ttie Director of Planning shall notify the
property owner of such determination and shall authorize the resumption of work, Upon
R:\D P\2004\04~0582 Temecula Education Complex\Draft Resa & COAs. DP.doc
11
determining that the discovery is an archaeological/cultural resource, the Director of .
Planning shall notify the property owner that no further excavation or development may take
place until a mitigation plan or other corrective measures have been approved by the
Director of Planning,"
12, The following shall be included in the Notes Section of the Grading Plan: "During excavation
and hill-side cutting activities, a qualified paleontological monitor will be present and will
have the authority to stop and redirect grading activities to evaluate the significance of any
paleontological resources exposed during the grading activity within the alignment. If
paleontological resources are encountered, adequate funding will be provided to collect,
curate, and report on these resources to ensure the values inherent in the resources are
adequately characterized and preserved."
13, The following shall be included in the Notes Section of the Grading Plan: "The developer
shall retain an archaeological consultant and tribal monitors to prepare and implement a plan
for an intensive data recovery operation by hand excavation, artifact analysis and report
preparation such that potential information can be salvaged prior to the start of site grading."
14, The following shall be included in the Notes Section of the Grading Plan: "Prior to initiating
site grading, the developer shall implement a mitigation plan for cultural resources, The
scope and extent of the mitigation plan shall be determined by consultation between City
staff, Pechanga Band of Luiseiio Mission Indians representatives, and the archaeological
consultant for the project."
15,
The following shall be included in the Notes Section of the Grading Plan: "Site grading shall
be monitored by a qualified archaeologist. Tribal monitors designated by the Pechanga
Band of Luiseiio Mission Indians shall also monitor site grading if required by the tribe, The
monitors shall have the authority to halt and relocate construction activities if subsurface
resources are encountered, Pechanga Tribal monitors will be allowed to monitor all
archaeological surveys, tests and studies, The results of the surveys, tests, and/or studies
will be utilized to define what areas may require avoidance on the site and the specifics of
how any recovered artifacts shall be managed with the Tribe, as mutually agreed upon by
the City and its technical staff."
.
16. The following shall be included in the Notes Section of the Grading Plan: "Prior to issuance
of a grading permit, the project developer shall enter into an Agreement with the Pechanga
Band of Luiseiio Mission Indians that addresses the treatment and disposition of all cultural
resources and human remains that may be impacted as a result of this development."
Public Works Department
17, A copy of the grading, improvement plans, along with supporting hydrologic and hydraulic
calculations shall be submitted to the Riverside County Flood Control and Water
Conservation District for approval prior to the issuance of any permit.
18, A permit from Riverside County Flood Control and Water Conservation District is required for
work within their right-of-way,
19,
A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and
approved by the Department of Public Works, The grading plan shall include all necessary
erosion control measures needed to adequately protect adjacent public and private property,
.
R\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
12
.
20,
The Developer shall post security and enter into an agreement guaranteeing the grading and
erosion control improvements in conformance with applicable CityStandards and subject to
approval by the Department of Public Works,
21. A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to the
Director of the Department of Public Works with the initial grading plan check, The report
shall address all soils conditions of the site, and provide recommendations for the
construction of engineered structures and pavement sections,
22, A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check, The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction,
23, The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site and
upstream of this site, The study shall identify all existing or proposed public or private
drainage facilities intended to discharge this runoff, The study shall also analyze and identify
impacts to downstream properties and provide specific recommendations to protect the
properties and mitigate any impacts, Any upgrading or upsizing of downstream facilities,
including acquisition of drainage or access easements necessary to make required
improvements, shall be provided by the Developer.
24,
.
NPDES - The project proponent shall implement construction-phase and post-construction
pollution prevention measures consistent with the State Water Resources Control Board
(SWRCB) and City of Temecula (City) NPDES programs, Construction-phase measures
shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion
& Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control,
and the SWRCB General Permit for Construction Activities, Post-construction measures
shall be required of all Priority Development Projects as listed in the City's NPDES permit.
Priority Development Projects will include a combination of structural and non-structural
onsite source and treatment control BMPs to prevent contaminants from commingling with
stormwater and treat all unfiltered runoff year-round prior to entering a storm drain,
Construction-phase and post-construction BMPs shall be designed and included into plans
for submittal to, and subject to the approval of, the City Engineer prior to issuance of a
Grading Permit. The project proponent shall also provide proof of a mechanism to ensure
ongoing long-term maintenance of all structural post-construction BMPs,
25, As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a, San Diego Regional Water Quality Control Board
b, Riverside County Flood Control and Water Conservation District
c, Planning Department
d, Department of Public Works
26, The Developer shall comply with all constraints which may be shown upon an Environmental
Constraint Sheet (ECS) recorded with any underlying maps related to the subject property,
.
27.
Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Resa & COAs - DP.doc
13
28,
The Developer shall obtain any necessary letters of approval or slope easements for off-site
work performed on adjacent properties as directed by the Department of Public Works.
29. A flood mitigation charge shail be paid, The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior to issuance of permits, based on the prevailing area drainage plan fee, If
the full Area Drainage Plan fee or mitigation charge has already been credited to this
property, no new charge needs to be paid.
30, The site is in an area identified on the Fiood Insurance Rate Map as Flood Zone AE. This
project shall comply with Chapter 15, Section 15,12 of the City Municipal Code which may
include obtaining a Letter of Map Revision from FEMA, A Flood Plain Development Permit
shall be submitted to the Department of Public Works for review and approval.
R:\D P\2Q04\04-0582 TemecuJa Education Complex\Draft Reso & COAs - DP.doc
14
.
.
.
.
.
.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs. DP.doc
15
.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
Prior to the issuance of any building permit, the Developer shall design the following features into
the approved construction plans, or submit the appropriate information as required below, Plans
shall be reviewed and approved by the City of T emecula prior to issuance of a building permit.
Planning Department
31, An outdoor lighting plan indicating the location and design of all outdoor lighting on the site
shall be approved by the Director of Planning. Final construction plans shall provide details
of all outdoor light fixtures, including decorative entry lighting, parking lot lighting, and wall
mounted lighting, Support structures and footings for parking lot lighting shall not encroach
into the required parking stall area of 9 feet by 18 feet.
32, The final construction plans shall include a photometric plan showing foot-candle illumination
in the parking lot, driveways, drive aisles, pedestrian paths of travel, building entrances, and
at property lines, A minimum of one-foot-candle illumination shall be maintained throughout
the site and a minimum of two foot-candle illumination shall be provided at primary building
entrances,
33, Building plans shall indicate decorative lighting fixtures at the primary entries of each
building, subject to the approval of the Director of Planning, Details of all exterior light
fixtures, including decorative entry lighting and wall mounted lighting, shall be provided on
the building plans,
. 34,
35,
36,
37,
38,
Building plans shall indicate window frame materials and colors for all non-residential
buildings, subject to the approval of the Director of Planning,
An outdoor furniture plan showing details of all outdoor furniture shall be approved by the
Director of Planning, Outdoor furniture shall be decorative and of high quality appearance,
The final construction plans shall indicate the inclusion of motorcycle parking spaces
consistent with Section 17.24.040,G,
The final construction plans shall indicate the installation of 34 bicycle parking facilities or
one bicycle space for every 20 vehicle spaces required for commercial uses,
The applicant shalf submit a sign program application, sign program application fees, and a
comprehensive sign program for review and approval by the Planning Commission prior to
issuance of a building permit. All signage shall comply with the approved sign program.
39, Design details shall be reviewed and approved by the Director of Planning for the water
feature to be located at the south elevation of Building 3,
40, Planter areas shall be added to the north and west elevations of the parking structure and
hanging plants shall be installed at these elevations, subject to review and approval by the
Director of Planning,
41,
.
A minimum of one broad canopy type tree shall be provided per every four (4) parking
spaces, The tree shall be provided in close proximity to the parking spaces it is to shade.
R:\D P\2004\04-0582 Temecula Education CompJex\Draft Aeso & COAs - DP.doc
16
42.
43,
Colors and materials for all on-site fences and wall shall be reviewed and approved by the
Director of Planning.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform to the approved
conceptual landscape plan, or as amended by these conditions, The location, number,
genus, species, and container size of the plants shall be shown, The plans shall be
consistent with the Water Efficient Ordinance, The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of T emecula Fee Schedule at time of submittal),
b, Provide a minimum five foot wide planter to be installed at the perimeter of all
parking areas, Curbs, walkways, etc, are not to infringe on this area,
c. Provide 20% 36-inch box, 30% 24-inch box, and 50% 15 gallon tree sizes or larger,
d. Provide the locations, numbers, genus, species, and container sizes for all shrubs
and ground covers, subject to approval by the Director of Planning.
e, Provide landscaped berms along parking areas located adjacent to public streets to
provide screening of the parking areas,
f, Provide design details for the water feature to be located at the south elevation of
Building 3,
g, Provide color and finish details for all decorative hardscape throughout the project
site, Decorative hardscape shall be provided at all primary building entrances and
outdoor gathering areas,
h, Provide an agronomic soils report with the construction landscape plans,
i. One (1) copy of the approved grading plan,
j, Water usage calculations per Chapter 17,32 of the Development Code (Water
Efficient Ordinance),
k, Total cost estimate of plantings and irrigation (in accordance with approved plan),
I. A landscape maintenance program shall be submitted for approval, which details the
proper maintenance of all proposed plant materials to assure proper growth and
landscape development for the long-term esthetics of the property, The approved
maintenance program shall be provided to the landscape maintenance contractor
who shall be responsible to carry out the detailed program,
m. Include the following note on the landscape construction plans: "Areas proposed for
development in another phase occurring not within six months of the completion of
the previous phase shall be temporarily seeded and irrigated for dust and soil
erosion control."
44, All utilities shall be screened from public view, Landscape construction drawings shall show
and label all utilities and provide appropriate screening, Provide a 3' clear zone around fire
check detectors as required by the Fire Department before starting the screen, Group
utilities together in order to reduce intrusion, Screening of utilities is not to look like an after-
thought. Plan planting beds and design around utilities, Locate all light poles on plans and
insure that there are no conflicts with trees.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
17
.
.
.
Building plans shall indicate that all roof hatches shall be painted "International Orange",
The construction plans shall indicate the application of painted rooftop addressing plotted on
a 9-inch grid pattern with 4S-inch tall numerals spaced 9-inches apart, The numerals shall
be painted with a standard 9-inch paint roller using fluorescent yellow paint applied over a
contrasting background, The address shall be oriented to the street and placed as closely
as possible to the edge of the building closest to the street.
47, The applicant shall submit to the Planning Department lor permanent filing two (2) 8" X 10"
glossy photographic color prints of the approved Color and Materials Board and the colored
architectural elevations, All labels on the Color and Materials Board and Elevations shall be
readable on the photographic prints.
.
45.
46.
48,
Public Works Department
.
49,
.
Improvement plans and/or precise grading plans shall conform to applicable City of
T emecula Standards subject to approval by the Director of the Department of Public Works,
The following design criteria shall be observed:
a, Flowline grades shall be 0,5% minimum over P,C,C, and 1.00% minimum over A,C,
paving.
b, Driveways shall conlorm to the applicable City of T emecula Standard No, 207 A.
c, Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard No, 800, 801, 802 and 803,
d, Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard Nos. 400, 401 and 402,
e, Improvement plans shall extend 300 feet beyond the project boundaries,
f, Minimum centerline radii shall be in accordance with City of Temecula's Standard
No,113,
,
g, All reverse curves shall include a 100 foot minimum tangent section,
h, All street and driveway centerline intersections shall be at 90 degrees,
i. Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades,
j. Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility,
The Developer shall construct the following public improvements to City of Temecula
General Plan standards unless otherwise noted, Plans shall be reviewed and approved by
the Director of the Department of Public Works:
a, Improve Diaz Road (Major Highway Standards - 100' RIW) to include dedication of
full-width street right-ol-way, installation 01 full-width street improvements, paving,
curb and gutter, sidewalk, street lights, drainage facilities, signing and striping,
utilities (including but not limited to water and sewer), raised landscaped median.
b, Improve Dendy Parkway (Major Highway Standards - 100' RIW) to include dedication
of half-width street right-ol-way, installation of hall-width street improvements,
paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and
striping, utilities (including but not limited to water and sewer), raised landscaped
median,
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
18
c,
.
Improve Cherry Street (Local Road Standards - 60' RIW) to include dedication of
half-width street right-of-way, installation of half-width street improvements, curb and
gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer).
50, All street improvement design shall provide adequate right-of-way and pavement transitions
per Caltrans' standards for transition to existing street sectio~s,
51. The Developer shall construct the following public improvements in conformance with
applicable City Standards and subject to approval by the Director of the Department of
Public Works.
a, Street improvements, which may include, but not limited to: pavement, curb and
gutter, medians, sidewalks, drive approaches, street lights, signing, striping, traffic
signal systems, and other traffic control devices as appropriate,
b, Storm drain facilities
c, Sewer and domestic water systems
d, Under grounding of proposed utility distribution lines
52, A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic
Engineer and reviewed by the Director of the Department of Public Works for any street
closure and detour or other disruption to traffic circulation as required by the Department of
Public Works,
53.
Bus bays will be designed at all existing and proposed bus stops as directed by Riverside
Transit Agency and approved by the Department of Public Works,
.
54, All access rights, easements for sidewalks for public uses shall be submitted and reviewed
by the Director of the Department of Public Works and City Attorney and approved by City
Council for dedication to the City where sidewalks meander through private property,
55. The building pad shall be certified to have been substantially constructed in accordance with
the approved Precise Grading Plan by a registered Civil Engineer, and the Soil Engineer
shall issue a Final Soil Report addressing compaction and site conditions,
56, The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15,06 of the T emecula Municipal Code and all
Resolutions implementing Chapter 15.06 as may be due and payable by the Development
Agreement.
57, The Developer shall record a written offer to participate in, and waive all rights to object to
the formation of an Assessment District, a Community Facilities District, or a Bridge and
Major Thoroughfare Fee District for the construction of the proposed Western Bypass
Corridor in accordance with the General Plan, The form of the offer shall be subject to the
approval of the City Engineer and City Attorney,
The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15,08 as may be
due and payable by the Development Agreement.
58,
.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
19
.
Building & Safety Department
59, All design components shall comply with applicable provisions of the 2001 edition of the
California Building, Plumbing and Mechanical Codes: 2001 California Electrical Code:
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access
Regulations, and the Temecula Municipal Code, (Please note the code editions are subject
to change and plans shall be in conformance with the codes that are in effect at the time
plans are submitted for review)
60, The City of T emecula has adopted an ordinance to collect fees for a Riverside County area
wide Transportation Uniform Mitigation Fee (TUMF), Upon the adoption of this ordinance on
March 31 , 2003, this project will be subject to payment of these fees at the time of building
permit issuance_ The fees shall be subject to the provisions of Ordinance 03-01 and the fee
schedule in effect at the time of building permit issuance as may be due and payable by the
Development Agreement.
61, At time of plan review, submit complete exterior site lighting plans showing compliance with
Ordinance No. 655 for the regulation of light pollution, All street-lights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety, Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way,
62, A receipt or clearance letter from the Temecula Valley School District shall be submitted to
the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees,
. 63,
64,
65,
66,
67,
68,
Obtain all building plans and permit approvals prior to commencement of any construction
work,
Obtain street addressing for all proposed buildings prior to submittal for plan review,
All building and facilities must comply with applicable disabled access regulations, Provide
all details on plans, (California Disabled Access Regulations effective April 1, 1998)
Provide disabled access from the public way to the main entrance of the building,
Provide van accessible parking located as close as possible to the main entry,
A sound transmission control study shall be prepared and submitted at time of plan review in
accordance with the provisions of Appendix Chapter 12, Section 1208A, of the 2001 edition
of the California Building Code, (For residential units within the development)
69, Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems,
70, Restroom fixtures, number and type, to be iri accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
71, Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance,
.
72,
Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan for plan review,
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs. DP.doc
20
73,
Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
.
74, Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
75. A pre-construction meeting is required with the building inspector prior to the start of the
building construction,
76, Show all building setbacks,
77. Signage shall be posted conspicuously at the entrance to the project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No, 94.21,
specifically Section G (1) of Riverside County Ordinance No, 457.73, for any site within one-
quarter mile of an occupied residence.
Monday-Friday 6:30 a,m, - 6:30 p,m,
Saturday 7:00 a,m. - 6:30 p,m,
No work is permitted on Sundays or Government Holidays
Fire Prevention Bureau
78.
Final fire and life safety conditions will be addressed when building plans are reviewed by
the Fire Prevention Bureau, These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which are in
force at the time of building plan submittal.
.
79, The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 3000 GPM at
20 PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a
total fire flow of 3850 GPM with a 2 hour duration, The required fire flow may be adjusted
during the approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau, The Fire Flow as given
above has taken into account all information as provided, (CFC 903.2, Appendix III-A)
80, The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1, A minimum of 1 hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) on a looped system shall be located on fire access roads
and adjacent to public streets, Hydrants shall be spaced at 500 feet apart, at each
intersection and shall be located no more than 250 feet from any point on the street or Fire
Department access road(s) frontage to a hydrant. The required fire flow shall be available
from any adjacent hydrant(s) in the system, The upgrade of existing fire hydrants may be
required, (CFC 903,2, 903.4.2, and Appendix III-B),
81, As required by the California Fire Code, when any portion of the facility is in excess of 150
feet tram a water supply on a public street, as measured by an approved route around the
exterior of the facility, on-site fire hydrants and mains capable of supplying the required fire
flow shall be provided, For this project on site fire hydrants are required. (CFC 903,2)
Prior to building construction, all locations where structures are to be built shall have
approved temporary Fire Department vehicle access roads for use until permanent roads
82,
.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
21
.
.
.
are installed, Temporary Fire Department access roads shall be an all weather surface for
80,000 Ibs, GVW, (CFC 8704,2 and 902,2,2,2)
83,
Prior to building construction, driveways, dead end road ways and streets in excess of one
hundred and fifty (150) feet shail have a turnaround capable of accommodating fire
apparatus, (CFC 902.2,2.4)
84.
Prior to building permit issuance, a full technical report may be required to be submitted and
to the Fire Prevention Bureau, This report shall address, but not be limited to, ail fire and life
safety measures per 1998 CFC, 1998 CBC, NFPA - 13, 24, 72 and 231-C
Community Services Department
85, The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris,
86, Prior to the first building permit or installation of additional street lighting which ever occurs
first, the developer shall complete the TCSD application process, submit an approved
Edison Streetlight Plan and pay the appropriate energy fees related to the transfer of street
lighting into the TCSD maintenance program.
87, TCSD shall review and approve the location, size and design of the trash enclosures,
88.
The developer shall satisfy the City's park land dedication (Quimby) requirement through the
payment of in-lieu fees equivalent to 2.62 acres of park land, based upon the City's then
current land evaluation, Said requirement includes a 25% credit for private recreational
opportunities provided on-site and based on 288 residential units, The in-lieu fee shall be
pro-rated at a per-dwelling unit cost prior to the issuance of each residential building permit
requested.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
22
.
.
.
PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY, OR ANY USE ALLOWED BY
THIS PERMIT
R:\D P\20Q4\04-0582 Temecula Education Complex\Draft Rese & COAs - DP.doc
23
.
.
.'
PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY, OR ANY USE ALLOWED BY
THIS PERMIT
Planning Department
89, Prior to the release of power, occupancy, or any use allowed by this permit, the applicant
shall be required to screen all loading areas and roof mounted mechanical equipment from
view of the adjacent residences and public right-of-ways, If upon final inspection it is
determined that any mechanical equipment, roof equipment or backs of building parapet
walls are visible from any portion of the public right-of-way adjacent to the project site, the
developer shall provide screening by constructing a sloping tile covered mansard roof
element or other screening if reviewed and approved by the Director of Planning,
90, All required landscape planting and irrigation shall have been installed consistent with the
approved construction plans and shall be in a condition acceptable to the Director of
Planning, The plants shall be healthy and free of weeds, disease, or pests, The irrigation
system shall be properly constructed and in good working order,
91, Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings in accordance with the approved construction
landscape and irrigation plan shall be filed with the Planning Department for a period of one
year from final certificate of occupancy, After that year, if the landscaping and irrigation
system have been maintained in a condition satisfactory to the Director of Planning, the
bond shall be released upon request by the applicant.
92,
Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
or sidewalk, A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following:
"Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing
placards or license plates issued for persons with disabilities may be towed away at owner's
expense, Towed vehicles may be reclaimed by telephoning 951-696-3000."
93, In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
94, All site improvements including but not limited to parking areas and striping shall be installed
prior to occupancy or any use allowed by this permit
95, All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & CQAs - DP.doc
24
Public Works Department
.
96. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a, Rancho California Water District
b, Eastern Municipal Water District
c, Department of Public Works
97, Corner property line cut off shall be required per Riverside County Standard No, 805,
98. All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of.the Department of Public Works,
99. The existing improvements shall be reviewed, Any appurtenance damaged or broken shall
be repaired or removed and replaced to the satisfaction of the Director of the Department of
Public Works,
Fire Prevention Bureau
100. Prior to building final, all locations where structures are to be built shall have approved Fire
Department vehicle access roads to within 150 feet to any portion oj the facility or any
portion of an exterior wall of the building(s), Fire Department access roads shall be an all
weather surface designed for 80,000 Ibs, GVW with a minimum AC thickness of ,25 feet.
(CFC sec 902)
.
101, Fire Department vehicle access roads shall have an unobstructed width of not less than
twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13)
feet six (6) inches, (CFC 902.2,2.1)
102, The gradient for fire apparatus access roads shall not exceed fifteen (15) percent. (CFC
902,2.2,6 Ord, 99-14)
103, Prior to building construction, this development shall have two (2) points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
104, Prior to issuance of building permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation, Plans shall be
signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature
block; and conform to hydrant type, location, spacing and minimum fire flow standards, After
the plans are signed by the local water company, the originals shall be presented to the Fire
Prevention Bureau for signatures. The required water system including fire hydrants shall be
installed and accepted by the appropriate water agency prior to any combustible building
materials being placed on an individual lot. (CFC 8704,3, 901.2.2.2 and National Fire
Protection Association 24 1-4,1)
105, Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective Markers"
shall be installed to identify fire hydrant locations, (CFC 901.4,3)
106, Prior to issuance of a Certificate of Occupancy or building final, approved numbers or .
addresses shall be provided on all new and existing buildings in such a position as to be
R:\D P\2Q04\04-0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
25
.
.
.
plainly visible and legible from the street or road fronting the property, Numbers shall be of a
contrasting color to their background, Commercial, multi-family residential and industrial
buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum
of six (6) inches in size, All suites shall gave a minimum of six (6) inch high letters and/or
numbers on both the front and rear doors. Single family residences and multi-family
residential units shall have four (4) inch letters and lor numbers, as approved by the Fire
Prevention Bureau, (CFC 901.4,4)
107,
Prior to issuance of a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or mobile home
parks or other "campus" type projects. Each complex shall have an illuminated
diagrammatic layout of the complex which indicates the name of the complex, all streets,
building identification, unit numbers, and fire hydrant locations within the complex. Location
of the sign and design specifications shall be submitted to and be approved by the Fire
Prevention Bureau prior to installation,
108,
Prior to issuance of Certificate of Occupancy or building final, based on square footage and
type of construction, occupancy or use, the developer shall install a fire sprinkler system.
Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to
installation, Sprinkler systems shall conform to NFPA standard 13 unless authorized
otherwise by the fire chief, (CFC Article 10, CBC Chapter 9)
109, Prior to issuance of Certificate of Occupancy or building final, based on a requirement for
monitoring the sprinkler system, occupancy or use, the developer shall install an fire alarm
system monitored by an approved Underwriters Laboratory listed central station. Plans shall
be submitted to the Fire Prevention Bureau for approval prior to installation. Alarm systems
shall work independently at each building, and report offsite as approved by the fire chief.
(CFC Article 10)
110. Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall be
provided, The Knox-Box shall be installed a minimum of six (6) feet in height and be located
to the right side of the fire sprinkler riser door, (CFC 902.4)
111, All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by fire fighting personnel. (CFC 902.4)
112, Prior to final inspection of any building, the applicant shall prepare and submit to the Fire
Department for approval, a site plan designating Fire Lanes with appropriate lane painting
and or signs.
113, Prior to issuance of a Certificate of Occupancy or building final a simple plot plan and a
simple floor plan, each as an electronic file of the .DWG format must be submitted to the
Fire Prevention Bureau, Alternative file formats may be acceptable, contact fire prevention
for approval.
Police Department
114, Upon completion of construction, the buildings shall have a monitored alarm system installed
and monitored 24-hours a day by a designated private alarm company, to notify the
Temecula Police Department of any intrusion. All multi-tenant officesl suitesl businesses
located within a specific building should have their own alarm system,
R:\D P\2004\04-0582 Temecula Education Complex\Draft Resa & COAs - DP.doc
26
.
.
.
GENERAL REQUIREMENTS
R:\D P\2Q04\04-0582 Temecula Education CompJex\Draft Reso & COAs - DP.doc
27
.
.
.
GENERAL REQUIREMENTS
Planning Department
115, The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own
selection from any and all claims, actions, awards, judgments, or proceedings against the
City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly,
from any action in furtherance of and the approval of the City, or any agency or
instrumentality thereof, advisory agency, appeal board or legislative body including actions
approved by the voters of the City, concerning the Planning Application, The City shall be
deemed for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants, contractors, legal
counsel, and agents, City shall promptly notify both the applicant and landowner of any
claim, action, or proceeding to which this condition is applicable and shall further cooperate
fully in the defense of the action, The City reserves the right to take any and all action the
City deems to be in the best interest of the City and its citizens in regards to such defense,
116, The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan,
117, The applicant shall comply with the attached Mitigation Monitoring Program for the Temecula
Education Complex Final Environmental Impact Report (Exhibit B),
118. This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void, By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
119, The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year extensions of
time, one year at a time.
120, If the applicant proposes to phase development, a phasing plan shall be submitted for
review and approval by the Director of Planning,
121, A separate building permit shall be required for all signage,
122. Trash enclosures shall be provided to house all trash receptacles utilized on the site,
123, All downspouts shall be internalized,
124, The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
125. The conditions of approval specified in this resolution, to the extent specific items, materials,
equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied
by staffs prior approval of the use or utilization of an item, material, equipment, finish or
technique that City staff determines to be the substantial equivalent of that required by the
condition of approval. Staff may elect to reject the request to substitute, in which case the
real party in interest may appeal, after payment of the regular cost of an appeal, the decision
to the Planning Commission for its decision.
A:\D P\2004\04-0582 Temecula Education Complex\Draft Resa & COAs - DP,doc
28
Material
Buildinq 2/3/4 (Education Complex)
Metal faced siding - elevator tower body
Metal faced siding - window canopies
Precast Concrete - end walls
Stone Tile - Wall at primary entry
Glazing
Buildinq 7 & Buildinq 8 (Retail)
Stucco or EFIS - main body
Stucco or EFIS - canopy & columns
Stucco or EFIS - canopy column accents
Stucco or EFIS - canopy accent
Metal Roofing
Glazing'
Buildinq 9/10 (Retail & Apartments)
Stucco or EFIS - main body
Stucco or EFIS - accents
Stucco or EFIS - canopy & columns
Stucco or EFIS - canopy column accents
Stucco or EFIS - canopy accent
Metal Garage Doors
Window Frames (Apartments)
Metal Roofing
Glazing
Buildinq 11A (Apartments)
Stucco or EFIS - main body
Color
.
Medium Bronze Metallic by Alpolic
Silver Metallic by Arcadia
Tan (Pacific Stone Design #45)
Crossville "Blue 12 12"
Blue-Green glass by LOF (visions & spandrel)
Dunn Edwards DE61 09 (Kraft Paper)
Dunn Edwards DES188 (Ruddy Oak)
Dunn Edwards DES802 (China Clay)
Dunn Edwards DE6242 (Wells Gray)
AEP Span Aegean Copper
Blue-Green glass by LOF
Dunn Edwards DE6107 (Breakfast Biscuit)
Dunn Edwards DE6243 (Union Springs)
Dunn Edwards DE6242 (Wells Gray)
Dunn Edwards DES187 (Weathered Saddle)
Dunn Edwards DE6109 (Kraft Paper)
Dunn Edwards DE6108 (English Scone)
. Dunn Edwards DE61 08 (English Scone)
Dunn Edwards DE6241 (Lunar Landing)
Dunn Edwards DES18S (Cedarville)
Dunn Edwards DE6242 (Wells Gray)
Dunn Edwards DES802 (China Clay)
Dunn Edwards DES187 (Weathered Saddle)
Dunn Edwards DES802 (China Clay)
Dunn Edwards DES803 (Turbulent Sea)
Dunn Edwards DE6242 (Wells Gray)
White vinyl by Solar
Almond vinyl by Solar
AEP Span Aegean Copper
Blue-Green glass by LOF (storefront)
Clear (apartments)
.
Dunn Edwards DE6243 (Union Springs)
Dunn Edwards DE6107 (Breakfast Biscuit)
Dunn Edwards DES186 (Secluded Canyon)
Dunn Edwards DES18S (Cedarville)
Dunn Edwards DES187 (Weathered Saddle)
Dunn Edwards DE5802 (China Clay)
Dunn Edwards DE6242 (Wells Gray)
Dunn Edwards DE6109 (Kraft Paper)
Dunn Edwards DE6108 (English Scone)
Dunn Edwards DE6110 (Warm Hearth)
Dunn Edwards DE6244 (Smoky Forest)
.
R:\D P\2004\04.0582 Temecula Education Complex\Draft Reso & COAs - DP.doc
29
.
Stucco or EFIS - accents
Dunn Edwards DE6241 (Lunar Landing)
Durm Edwards DE6241 (Lunar Landing)
Dunn Edwards DES18S (Cedarville)
Dunn Edwards DES188 (Ruddy Oak)
Dunn Edwards DES802 (China Clay)
Dunn Edwards DES186 (Secluded Canyon)
Dunn Edwards DE6109 (Kraft Paper)
Dunn Edwards DE6243 (Union Springs)
AEP Span Aegean Copper
Clear anodized aluminum
Dunn Edwards DE6242 (Wells Gray)
White vinyl by Solar
Almond vinyl by Solar
AEP Span Aegean Copper
Clear
Metal Window Canopies
Metal Garage Doors
Window Frames
Metal Roofing
Glazing
Buildinq 11 B (Apartments)
Stucco or EFIS - main body
Dunn Edwards DE6243 (Union Springs)
Dunn Edwards DE6107 (Breakfast Biscuit)
Dunn Edwards DES186 (Secluded Canyon)
Dunn Edwards DES18S (Cedarville)
Dunn Edwards DES187 (Weathered Saddle)
Dunn Edwards DES802 (China Clay)
Dunn Edwards DE6242 (Wells Gray)
Dunn Edwards DE6109 (Kraft Paper)
Dunn Edwards DE6108 (English Scone)
Dunn Edwards DE611 0 (Warm Hearth)
Dunn Edwards DE6244 (Smoky Forest)
Dunn Edwards DE6241 (Lunar Landing)
Dunn Edwards DE5188 (Ruddy Oak)
Dunn Edwards DE518S (Cedarville)
Dunn Edwards DES188 (Ruddy Oak)
Dunn Edwards DES186 (Secluded Canyon)
Dunn Edwards DE6109 (Kraft Paper)
Dunn Edwards DE6243 (Union Springs)
Dunn Edwards DE6244 (Smoky Forest)
Dunn Edwards DE6242 (Wells Gray)
AEP Span Aegean Copper
Clear anodized aluminum
Silver Metalic
Dunn Edwards DE6242 (Wells Gray)
White vinyl by Solar
Almond vinyl by Solar
AEP Span Aegean Copper
Clear
.
Stucco or EFIS - accents
Metal Window Canopies
Metal Garage Doors
Window Frames
Metal Roofing
Glazing
BuiJdinq 11C (Apartments)
Stucco or EFIS - main body
Dunn Edwards DE6243 (Union Springs)
Dunn Edwards DE6107 (Breakfast Biscuit)
Dunn Edwards DE5186 (Secluded Canyon)
Dunn Edwards DES18S (CedarviJle)
.
R:\D P\2004\04-0582 Temecula Education Complex\Draft Resa & COAs - DP.doc
30
Stucco or EFIS - accents
Dunn Edwards DES187 (Weathered Saddle)'
Dunn Edwards DES802 (China Clay)
Dunn Edwards DE6242 (Wells Gray)
Dunn Edwards DE6109 (Kraft Paper)
Dunn Edwards DE611 0 (Warm Hearth)
Dunn Edwards DE6244 (Smoky Forest)
Dunn Edwards DE6241 (Lunar Landing)
Dunn Edwards DES185 (Cedarville)
Dunn Edwards DES188 (Ruddy Oak)
Dunn Edwards DE6243 (Union Springs)
Dunn Edwards DE6244 (Smoky Forest)
Dunn Edwards DE6242 (Wells Gray)
Dunn Edwards DE5187 (Weathered Saddle)
Dunn Edwards DE6241 (Lunar Landing)
AEP Span Aegean Copper
Clear anodized aluminum
Silver Metalic
Dunn Edwards DE6242 (Wells Gray)
White vinyl by Solar
Almond vinyl by Solar
AEP Span Aegean Copper
Clear
Metal Window Canopies
Metal Garage Doors
Window Frames
Metal Roofing
Glazing
Buildinq 12 (R&D/Conference Center)
Stucco or EFIS - main body
Dunn Edwards DES186 (Secluded Canyon)
Dunn Edwards DES803 (Turbulent Sea)
Medium Bronze Metallic
Tan (Pacific Stone Design #45)
Silver Metallic
AEP Span Aegean Copper
Clear
Metal Panels - main body
Precast Concret - main body
Metal Faced Canopy Panels
Metal Roofing
Glazing
ParkinG Structure
Concrete structure - exterior walls
Dunn Edwards DES186 (Secluded Canyon)
Dunn Edwards DE61 08 (English Scone)
Dunn Edwards DE6109 (Kraft Paper)
126, Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Planning Director. If it is determined that the landscaping is not being
maintained, the Planning Director shall have the authority to require the property owner to
bring the landscaping into conformance with the approved landscape plan, The continued
maintenance of all landscaped areas shall be the responsibility of the developer or any
successors in interest.
127, Areas proposed for development in another phase occurring not within six months of the
completion of the previous phase shall be temporarily seeded and irrigated for dust and soil
erosion control.
.
.
Public Works Department
128, A Grading Permit for either rough and/or precise grading, including all on-site flat work and .
improvements, shall be obtained from the Department of Public Works prior to
commencement of any construction outside of the City-maintained street right-of-way,
R:\D P\2004\04-0582 Temecula Education Complex\Draft Resa & COAs - DP.doc
31
.
.
.
129, An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way,
130, All improvement plans, grading plans, and raised landscaped median plans shall be
coordinated for consistency with adjacent projects and existing improvements contiguous to
the site and shall be submitted on standard 24" x 36" City of Temecula mylars,
131, The vehicular movement at the northerly driveway on Dendy Parkway shall be restricted to
right out only,
Building & Safety Department
132, Trash enclosures, patio covers, light standards, and any block walls if not on the approved
building plans, will require separate approvais and permits
Fire Prevention Bureau
133, If construction' is phased, each phase shall provide approved access and fire protection prior
to any building construction, (CFC 8704,2 and 902.2,2)
Community Services Department
134, The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste container(s),
135, The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris,
136. The Applicant shall comply with the Public Art Ordinance as may be due and payable by the
Development Agreement.
137, All parkways, landscaping, fencing, recreational amenities and on site lighting shall be
maintained by the property owner or maintenance association,
Police Department
138, All exterior lighting surrounding the project site should be energy-saving and minimized after
11 :00 p,m, to comply with the State of California Lighting Ordinance, Furthermore, all
exterior lighting must comply with the Mt. Palomar Lighting Requirements,
139. Vandal resistant fixtures should be installed above all exterior doors. The doors shall be
illuminated with a minimum one (1) foot candle of light at ground level, evenly dispersed.
140. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be
commercial or institution grade,
141, Any graffiti painted or marked upon the buildings shall be removed or painted over within
twenty-four (24) hours of being discovered, Notify the Temecula Police Department
immediately so a report can be taken.
142, Any public telephones located on the exterior of this facility should be placed in a well-
lighted, highly visible area, and installed with a "call-out only" feature to deter loitering, This
feature is not required for public telephones installed within interior areas of this facility,
R;\D P\2004\04-0582 Temecula Education Complex\Draft Aeso & COAs. DP.doc
32
OUTSIDE AGENCIES
143, The applicant shall comply with the attached letter dated January 7, 2005 from the Southern
California Gas Company,
144, The applicant shall comply with the attached letter dated December 6, 2004 from the
Rancho California Water District.
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in conformance
with these conditions of approval and that any changes I may wish to make to the project shall be
subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
R:\D P\2004\04-0582 Temecula Education Complex\Draft Reso & CQAs - DP.doc
34
.
.
.
.
.
.
EXHIBIT B
MITIGATION MONITORING AND REPORTING PROGRAM
R:\D P\2004\04-0582 Temecula Education Complex\Drafl Reso & COAs - DP.doc
35
.
==
~
C)
o
0::
><0.
wC)
..Jz
0.-
==Ii:
00
00.
t5~
-
::lC)
Cz
w-
:J~
::l!::
oz
wo
====
W.
I-z
o
~
C)
i=
==
.
-
.s
C'l.!!!
-.!!.
U)~
'" c
..-
..l!l
Ul.
I.. .
.,
:c
'~~
o ca
g-a.
&!
c
o
.+:J CD
,ca -
....'"
C..-C
.,.,
:E .c
.,<J
'Q.1Il
.5
.:.(1)"
l:!
''''.
o
,Ill
. .
.C
O.
;i::
ca.
<J
r;:::
.;::
.,
> .
.,.
~
'"
Ul
ca.
.."
:E
c
o
...
ca.
C).
:;:;
:iE.
>-
C
;:).
'1'-'
Ul
,..J
.ct
1=
~
W
J:
I'-
~
C
w
ii:
1=
z
w
e
III
W
a:
;:)
~
:E
z
o
~
l'
1=
!i
I m"C .
ro. e>J!! 0 c: I L. Q) IV ~
.c~ c:t:WQ)OO::J'-..oli=
(/) ;!:!" C>._ Q).c a. +:i Q) f/) U.
>t).~ ~ E +-' ~ 0 0) m . (ij '0
'0 Q)::Q 0 Q).E.-.5 Q) E"'O..c..~
.a .c '5 a..!:: "'0 "0 f/) ..c ~ U) 0
(/).....c......::3.,-c:+Jcmw......
>> 80' ,!'!O-Ol-"'.,o.
w.oG> Q).5u.o~'(ijIl)"",Q)
-5~:5.E L.j9 .0)- Q).S g;;
0: c: '0 -E ~ ~ ~ 'E ~~ ~ c:.5
>>]i Ul 'C 'ijj ~ 1:5 '" Qj rl .,:8 "0
a.Q).!Ya.w'U>._.ouaJ
0,- Q.m"t:J= Q) U)- c: G).w c:
o Q) O:J Q)~'0'c:(iji3 > a.]!
<( .0 U::O =:; VJ a~ ~ ~ ~.~. ~
Ol
'S
_0
0'"
.2;-E
,- '"
01-
. ;= 0
E w-ro'
_ ""'-oeo
rloc:i;j'c-=2
._u W...... 0..,-
c.... C ..... (/J
..s::: .....- "-_-L:
o.otom;:o=
-w-> co
.2.!(ijQ.(/)og>,-
o..c:....~a~.E
mooo::'la.a>
O)__'+-'--i=i "'-o.c:
"-'"'0 0 \U C).
"'''0.,.5 "0 E ,- Ul
..c::::::S~ f/)Q)
1-+-',_ cowL.
CfJQ.cncoo-c.a
>>
"0
::J
(j)
~
:s
.!!!
'0
Ul
"
c
ca
>>
C)
o
'0
.,
l'
.!. 0
I Q) ~
:t::;Q):::J
(/) .5 t5 0>,'
'" Ol '"
E:c~Q)",
._0>(1)-:(0
~.9o~ ui
--0--8
.E "C 53 en c:
Oa.Em~
Jg '00.-'-
o~.Qum
CV.- Q) ~ ....
~&a;'~"O
.~~"C':ffi..
~ Q) c: Q) fI) ;:
Q) .0 .Q>"C .~.Q
.c=fI)C~Q)
nl Ol '" '" =.c
l;:.J::"'C-oU-o
Q.(I)"C Q)~ Q)
E c:c:!E 0-=
8 0 ro......_~
,_ +J c: ::c t:
cuO)(IJ::JQ)
<( 0>.5:2 c.32
..-
,
Ol
<'i
10 -g ~
~= L. m..c. L.
rnU)Q)~() ~o~
.0 Q) (;) It::: c: J!l :J (ij
,:g 5 Ol . '" .l!l Ul E
() t5.!2 ~ 2>"i5...19 (/)
;:t"U-ffilDcnc
mJ:JrncE.olD-g
,~Ul~",,,,.cEOl
.a '" 0 . '"
OL.:~~(/)c:~m'"~
2 <U w:Eo' ,- ~ ~
_-o::::o:t:::c:(f)
Ci5(f)Q.J"5:.o=otl)
_m"O.....19~:p~
_,_",C0-Ol""
::;;o",ro",c:t::o~
"'VL.ct::oo 0
_c:u>.o=~a.
(f)~= 0.0 rn (/)"0
0OlOlEo.oC:c:
.!l!'O,!.l'- .'c~Ol
Uc:u'C0~::J~CI)
-","O"",OEOl"'ui
0'" '-EOOlE
,_"''''131;; ""."
o::z~c:""8'C:'<::Ol
rn.__ (f) 0.0 "t:J
, -'"
~,!.l
'" '"
0.0'
~ 0 ~
o,5.E
c: Ol '"
~E-
0",.0
c:~.l!l
~ '0 '5
'S0
.. 0 Q) a.i
Q).c.co
OJ i... .-
"Ol .. ~ ~
Sl?~'"
\u:= CD en
CO't"o-
",J!llJl 0
j5 ..:..: "U c:
rn~c:~
a..an7f!
Q.I 0 rn 0
8sc:"
<l:0:8[l!
....
Cl>
C)
ca
a.
.;
:c
ca
I'-
a.
0::
:;;
:E
-
'"
o
'5 E<b
o ;= E
;; {bo
':;: '" 0
en 1d~L.
~ =:J ~ 0
10 cr_'~
=:J €::JQ.I
cr tU..Q~
.c '" <Ii E
t:: '" tIlOl
m ]!<lIE~
k '" Ol e!
g "U"O:J
._ 0 ...
Eo;E~O
... OJ.. ~ ~
UJ m U) oi;i ....
'u;E'iiiU~~
8!{g8!~g
oj .ci
:E
~
t!)
o
"
.0..
~t!)
,~~
:Eli:
00
00..
ZW
0"
-0
!;;:z
0<1:
:::It!)
fil~
:325
:::I!::
oz
wO
:E:E
Wz
1-0
!;;:
t!)
i=
:E
-
s
or II)
Q-
-..
cnE.
:l C
.. -
S
III
C
o
:;::l
to
<>
l;::
.;:
~
..
3'
:~~
.0 ..
'c.o.
II)
~
C
.0
;..
to-
-::I
C."
....
E.c
..<>
i5.1Il
..5
..' .
l:!
:l
o.
Ill,
.
e
:l
II)
or.
..
::;;.
C
o
~
Cl
:;::l
:E
'C
..
:l
C
..
C
o
<>
-
.!!!
'0
III
."
C
or
>-
Cl
o
'0
..
Cl
II)
_ '"
<Il _
(1) ~'5 ~
.J:: l:: 0 ::I ..'
.....o..c.....
o.b=s;gg>
- <Il :> ~ E
(I) Q) ~-
Q) to I/) m
~:E'cQ)'C
co........ E-
::Jo.Eoco
g ~= (/) :s
t:: 'I:: co J:: t5
",,,U""2
Q) [).5 ~ 1;)
0(1)-0'51
'ffi"o8.ag
E.;:.""-'"
......-.~ en (I)
(fl (IJ L... a. ro
'w ffi ~~ ==
.. - x-8"
0:: ,EO.. 5:
ci
~
~....
, "
'" 0
'0
"'-
Cr:::' ....... C
"0= 0 0) ~ c: OC
"C C CO .:.p C)'ii) t;:: O)~ Q):p .-
Q)rn..c~oc:...._c:._ E 0-0..
>e>cn....:J.- o't:L..."tJ Q)
occU~~"C.aQ)~mccQ)Ca..5
~~~(1)~O~~~"C~rn.Qi$~s
a.~ a.;; 0 ~""'.c c..~ roo.:g ffi.o.- ~
'" 0)0 >- 0 8 8" <Il .. 0 .en. ~ '" .. " '
"'0 L...D Q) m~~I/)~Q)~>ID.oQ)~
.J:: ..... ..cC ~-oc~"C_m- ~
_c~~_'-cccQ)o>c(l).J::~=_
_rno~~s.QmE-a.:pwmQ)(I) .000..
o a. .~ c. en "'C (/) 0 .c 11J"C J:: ...,...
~a.c~cn.l::oQ)Q)c2Q)C)~oQ)cno
a.a.~~.~a.~-~.~~~~.5~~~cn~
8><Il~a." ~~_",_"",o_..
> 2 Q) 0 ~ ~ gii).~ 0 ~ ~ 0 ~ (/J '0 ~
~OOQ)DU.o_L...L...~o_moa.Ec_
'"
:;
_0
0"
.;:.E
,- ..
UI-
c: I rn 0..- 5 _ .
"O'~8Q) ~ ~8:-ce.o>.Qg2 I '~f/)"CL... _o8JfJE
co .0 L...~~ ->~~-"C L...~n.oco
ro L... 5 _ ~ r:: r- s: 0 (jj.9:! a.1i) ID c Q) ~ Q) 5 ~ 0).- C Q)
a.Q)-~~rnidWoQ)~rnmEm5 ~cnssUro~
~~c~-'O~o~c~~>CW=~IDCrn..W~~j
n.crnw_ .- c~_~o._>co~ro crn~~~o
m- ~cc~~ --~-~w-'- E-~wm
~ ~CWrn'-O wrno~gac~oo~ mrnc'-c
00 go g ~ ~ .9 .s ~ g ~; 9- ~ ~ rn.~ t5 0. "6 ~ 0) 0 sa [
'-~oEw~w~~ m~wooE~w~~=co~~
m~c~D'-oc~u5=~c~~m'~>cro'cmoo
~~o~~>.toIDC\u'-c8-IDO~>O~~~~o
~QOWW~~o~roaErn ~~W~W00UOO~O
>-
'0
~
-
(J)
m
""
:5
, ..
C E w~ =1; ~
m ~ ~ m "5 en coo c: E '0 .. 0)
-800 c 't: ct1Q)~0) ~Q) rom
5 w mmIDo~EuE~ge~3~
-wOuW!~~~~!~rn8-cE~
o~~SQ)<Q).~_Q)rou~ wm~u
w~Zw~ ~~~W~ 0)~Q)00ID
.QOO ~.....Q)I-Q)~uEc o~Q)oo:e
~Q)Sjsi E Q)82~~mE~w
z~"",w_c~Q)2u '-co~~c~o
.....e ......_~ ,-ccum OWQ)
ro~mw~~~~wQ)Q)u~oowwc.Q)
..Q)~5~Cl<(~~Q)~~rn~~~Q)ro~
u~ ~ ~~m =D ~E~
~c~5ffiuo~~~ ~ou~r~n
~~~uQ)_wcwQ) ~Q)~ mID
~Q) ~._~c~o~~~co~~~~
.cOlEQ..Cf)~co CO (l)cco::J~Q..L...-
~~~~~2~S.Q~~gei~~~E
Q)Q)~>~m-~Cf)c.~~~~omue
~>o>m>ccoomo CQ)- Q)-
o8~W->Q)Eu~.c~5onCf)5ww~
~ ~Cro c ..... o~_co~Q)o
~~~~!;~~~.~~~~~~'~~~j[
..DO -~c"-EElJlW .Q.=o~
o~ n- oc C ......mco 0
.e ~.. E m m C'- 0 0 Q) 0 0 m -.c 0 0
I-B~~._~~mEc~~o~~'~Cf)~O
~
,
.0
M
-mC)
O..c .c Q)
-(f)_~
uCc:c_
c4>co'-Q)
"'Ea.">
rnt Q)mc
roU)u'-,-
'~-a.'- =' ~ "0
uQ)..c-oQ)
~Cll-g"'<::
,- 0 ,-
C>>Q)-=m-+=i
m.c~Q)"'C5
--o~"
.- 0 ~ :::J c"O .
E-Q.(/)t>>L.m
.ccc..co.-cu>
:Jroro<o:3"Oo
mal....E-offi.g
- 0 _
rn (5 - Q).SQ W 'r
..c.=~!i-Q).c
U) c ~ <U mo.
~80-:Sc'"
8.c:S:~n.~~
.QooQo..L-:J
Q).- := ~~ 0 (f)
>lJl.o8>'t:'"
me::Jc:>ww
Cl..n.,_(J)a.~
N
j,
M
r
,
N
..
,0'1
or
or
l-
ll..
0::
:E
:!:
,
I
,
r-
I
I
j
I
1
I
I
1
I
~
1
.
-
G>
'l;j
C.!!!
-.~
Cn~
::l e
.. -
.l!
UI
e
'0
~
...
...
!E
..
~
:!:
i:!
e> G>
0 :E
0::: '~~
)(0.. 0..
We> c.n.
...JZ '"
0..- &!
:!:li:
00
00.. e
M 0
;:" G)
..-
. .. ::l
; 'C.
a>.
E.c
G> ".
::Ie> '"Q.UI
Cz .E
W-
:s~ ,
::II:::
OZ G>
WO "u.
...
:!::!: ::l
O'
Wz UI.
""0
~
e>
i=
:!:
G>
..
::l
l:l
G>
::;;
e
0 ~
.~
.. ftj
DI
;l ::l
~ 0
..
Gl
..
. ;:
'C
e
..
>-
DI
0
e
'C
>-
:J:
ai cD
~ li: 0)_ OJ "C ii:
Q) 'tt ,Cc ~ ~ U) Q) ~ 'tt
>Q)W:::]_U) Q):6.- Q)
e..c '--'-0 ~ OJ s::: (5 c: ij) Q) .."...
0..= e ~'> Q} C'- '-.0 e
a.ma.~Ci>UQ)"t:J"'CQ)=a.
m~Q)O>Q).oQ)~..c::(tJQ)
Q) .c:.p-.....UJ.-.-I-.c:.c
.s::C""'OmemLL,g UJ_
-JQC;Q).c:a.J:: waja.C
-o.,-o.cn c:~L..-=m'-
~C)-g ~ cn"8~ ~~~ E~
a.cc'-c:o Q) O'-=::C
o:.c.--c::cq:: ~._= Q)or:::;:.-
o ~ .!9 ~ ~ Q) ~ -fi ~ '2'~ J9
<( C) ~ u.. ad:; Q) m f/) a.LL ~
'"
S
_0
o a>
.2:'E
,- a>
01-
a>c ~15 ::a: ,
.c'-"O""'- O::E ?i-
t: ......!2 Q) >0 10 OJ 'oJ
co Q)a.~.o:.t:)Q)u..8cC:
a.Ol>"O'E-"O'cE a> 0 [
cOo a>'-~.ca>c
C>:.p ..0 0-.0 > 0 ..... .0 .- i3
,!:; ~ CGq::.:J 0'" c:no=:5 0
-C_c,-OOL...L...c:-m'-o
m (I) 0 CtI (I) c.,a._ c: .c: ~_
'- C:.;:; (1).0 a.C:"'C 0 U)"C 0
C) 0 ('lJ ::r-= ro Co ~ 'en OJ L...
Q) E > 0 tU "C ~ 0)':;; g-- co
.c: Q).9!o.c: c,-_ Q) E~ a>
l-"'Ow.,...cn(\J(Jos.... 0.>.
>.
'C
::l
-
UI
iii
""
'c
..
m Q) 0._
~>-Q):5 E~
o.occ m~>.
0"000 ::a: > ",.0
T- Q) ..... C (;'D:: oE E "0
(I)-(I)oc:- Q)
.cCOCU:Pa>LLw"'Cl;::
->Q)m ,-\-.-
c: ~ = > ~~ Q) (IJ "C
:EQ)CO..9!Q):;E.cNO
.....Q)'-wE _mE
'3:.0 o_"Ow~'O~,!!l
m=-o--Q)..c.
-(lJQ)oe t;:::~c
'w7i3~GT Q) gE:! E~
~ co ~g-g 8,.9 e ~
.... Q)~'-LL<"C- Q) .
'Om~Q)(l)....~~Q)g>
1::"'02=':: c.:;; (1)$:0
.Qffim~ ~~o'u;~
511l,~ 0 >.Ql a>'~!!! Ol
a..J:: ><..c 1:: tn.c c.;t; '0
+-'-cem~ro=o.L.c:l)
~ 0 0.0 0 ffi co c:l) ~.O'
t-~ g-.e a.:Ei5= co a
~
,
Ol
-.i
+-' L."C .
W o~ c:l)m ~W~IDc:l)
~ ~ <~~~~fr~cm~~n~
iii.c~- ,c 15-~ 8=:;.c~='O
.cOl~",'O~-goiii>ci .<=-'" ,~a>
wg~~.~i~c~~~~.c~iw'~
Wc..__o~~ow ?cm~_wu
~=~~a.a.o~c~~'c>WCc:l)
~ -L. .-eoo~~~-mID~m
'" "0 a 0 a> 1ij 8 ;:> "" "": c "0 iii Ql EO=:;
'" a> '0 .c ./:l '" >.'- '" .c E Ql c
w~~m~~cwgnbCoo -cS
EQl C:~~.-Clt=_._oca>c.o
...,_u a>o'C~"'- "'E'-"O
Euc2- "a>Q),-,~o.- ~a>
a> "'8 o.o~"O 0'-0.-0
~~~ ~~=~>.-c:l)IDnccW~
wa.c'Q)ca.mo"C~S~2wQ)~S
.cE8~88.c"'c~oc-.cQlca>
1-._ ~ ~IDroa.~_oo~n._~
'"
S
_0
o a>
.2:'E
,- a>
01-
-Eo
"'a>,g
~ E 00
::l Ql C
gja.8
a> E
E'- Ol
Q).g
a>.o ::l
m1ij~ c::
.J::.c~o
..... II) Q)~
>.
"0
::l
-
UI
iii
""
:E
"0
{l Ol
.C .~
-~=
'" C a>
Q)~ro;:~
.~ Q) E"U en
g.c .a1'O
-= <tl.Q.w
c~r:--~=
.Q U) c 0 E
~:?~glii
a>1Il.,:;a>1::
ffi"uQ)(ij~
OlO.o a> n-
Q) 0) ~ L. T
00 Q) :J Q) Q)
'->o.cc::
oO.c-oc
c..Q Ceo
~m~~:c~
a> U) O).:>:!::: 0
>Ql=;>~2
w~iU'EU)Ui
w :J "'C ':!::: C
o C.co
<(cn2<O:Ju
Ql
'"
'0
z
~
,
'"
ci
~
.
- _ "0
Oc mm.!B
m'[~Q)~gffiE ~
~Q)CQ;o.a.J9~ QJ
o..co>rt)(lJc.-(l)>
o-~ Q) CO ~'m Q)=~
coJ!! m (IJ.J::~c...c"C c
.E:CEwo.E:E=cro
:; m Q) -5 ~ .!!! co to O.
'"" a>tl_~o.8fii Ql-
;:ioL.COObE_ 00)
(IJ a.w"'C'- 0- ~ 5.~
Q)~(lJQ).~o .Q)OO
1': ",'o!E'O Ql"O'E '" c
w:E c'5 co.~~ co Q) QJ
R--:::..-o c OJ 0 I/)..c.~ 0
c. cc= 0::1
0.$< Q):p moO ~ c"C
"C'cnco~~ B'oQ)~
Q)~"Oro m"g I/)Ql c~ 0
'-... c: :o:J_
o..Q)o~ Q) m E-c-c: L.
:J '0'('1') 0>- (1) Q) 0
g a.!~<V ~e!.~ ~a.
o 'Ql ~ ""- Dla>.,:; a>
= Q)..,C 8'0.f; e 0 Q) 0
<(:5 ~ 0 C"C c.~oO ~
~
'"
ci
~
M
G>
DI
to
:n.
.;
:E
..
l-
n./
0::
::;;
::;;
.,j
.:!!:
[2
e>
o
"
xQ..
we>
...JZ
Q..-
:!!:li;:
00
oQ..
Zw
0"
-0
!;(z
0<
:Je>
Cz
w-
:5gj
:J!::
OZ
wO
~:!!:
wz
"'0
j::
<
e>
j::
:!!:
-
CD.
....
. nI Ul
0-
nI
--
U)~
" C
....-
..5
en
,CD'
:0
l~
a.lL'
Ul
'CD
"
c
.0
+:4)
nI-
'1: ::J
..-g
E'fi
~en
a.
.5
...
"
...
"
.0
en
',CD
...
"
Ul
nI
Gl
.:il
c
o
;:
nI
Ol
:;:;
~
c
o
~
"
I;:
'C
CD
>
U L..."O .
m ~ Om Ww ~m"OmW
~ ~ < ~~m~'-Iro>~n~
-:> C1J'--.oou..C:5""-
rn..c:>..... .C-CC - O..c:LL=ts
..c:~C/Jmu.Qs8~~~o~C/J .~m
C/J~CS.m~ ..c:IDcm'cQ)"ocnW
C/Je~-~3~gC/J"'O~.5m~SC/J~
~=co~a.a.o~C:Q)~~>u)cQ)
~ -~ ~~oo..c:>~-roQ)-m
cnuaoQ)C/Jo2~-c"'OmQ)Eo..c:
mQ).~n..c:~u_ro~-'C/J..c:E_c-
0)-- -~cwon~c:C/J - C
c0ro......s:::.._c:tt= ...... ..~a.c:.-
Em_bo- _-c'-Dew D_
Eo C:::I- Q) 0 '- mU"D o.~ E~""
Q) 000,-0.000)-0 0'-0.-00)
C/J~~o~~=..c:>._Q)Q)Uc:c:Q).5
Q)a.C:Q)c:a.rou"'O~=~:JQ)Q)~S
~E8:508~"'c"oc~:5GlcO)
~._ 0 (/Jmcoa......._C/J .0_,-
'"
:;
~"
o 0)
~E
,- 0)
UI-
~u
<I) 0) 2
~E(;)
:J 0) C
~a.8
0) E
E ,- OJ
m,S
m~ 5
m(ij"'C c::
t=~~~
>>
'0
:J
-
en
~
'1:
~
'0
Gl
"
,C
:;:;
C
o
~
Gl
Ul
'0
Z
, , 0)
"'0_
L... :J'-
,g~Eo
~ (I) '-_ .
Q)C:C1),-~
(I) 01::: 0,-
'00 CO'C.:::
C 0>::1 o.t)
0):,0; ,,~'"
- L... <b.- c:
.0 ::::J c:.::: 0
~"'OOu+:J
(05.5(002
a. o..c: tI)
Eo"""--
8 0 'j::5 i!!
- ~ 0
...:s: (/) 0 0
o:>Q)-o
0>:g~Q)"fi
C:._ Q)!E ::J
'>~.5 0 en
'C._ (I) c: rn
"'0""'::1 c:
Q)~.oQ)".C
- h.c CO
'-CC-:W
0.00:=,-
~:w:c;t.!::
C')
,
'"
o
~
(ij cnQ) Q)
..c: ID~Q)~
<I) > "':5 ,-
"J!} "0 t:.!! 0..... ~
c:g>c:8"'Co<OQ)
Q).- m c: c.1!l 00
E3f/)Q)::1_o"'C
Q)"'O Q).c 0:= CO ,2!
L.. -..:::;="'3:0.a.
::1"0':;: m;t::.r. E ;:]:
m~u-5i~.~= 8 .
O)E:J"'~o-!iCo~
"O"tQ)->rJUiO
Q) 6 Q,)':'::"O 10 Ii= OJ a..
.~ 0 ~ m..9!.c'c L..lJl 0)
o -.....--0) (,)
ZQ)oa.eo,- OJ
.coOO.w_f/)CL..
'"
:;
~O
00)
~E
,- 0)
UI-
16 1OL..
~'O 0)
enO)Ul-en
cD - 1:: CO._
L.. c: QJ Q) QJ
:J0)0:5~
en E C,_'-
m o.c (I) .
QJ.9! 0 a.QJ-g
Ec'EOJE:5'i5.
c: m L. ;:]:
,!!l,- 'C 0) 0
.cQ)=:JQ)~o
1-.0'0:5"'0
""
Gl
Ol
'"
~
Q.
"
~
:il
>>
'0
:J
-
en
ro
""
:s
~ I Q).c: ~
"" C :5 ,Q '" ;,
.-.- .cC ""'"
Q)(I)cm_>'-<(O)
.oc8OJ"'''c ~
=m coo<(~.Qm-
m o'C:- _"0 >.
.cU)....~~mcoo.c
00 QJ-c"O Q,)"'C;:!co-c
Ul~O) -o~ 0)
"t::lJlUlillO)<Xl~~~
8c8..'O,!!l'O", ,!!l
cO) x", g $lD-g:e,
8~O)<o_o"OO)J9
....__c:xoocn
g>1OgO.~QJN~Q)
,c::5 cnJ2 ~o"O_32 (J)
=:J.J::'- Q) m C ID 0 0 ~
'O""o>L:-EC~:J
... Q)....- f/)
cn.......-_(Q:]EQ)Q)
-0O'CV......,C0::>L.>
Q)-cBcnC:(I)f/);>.c~
a;~ Q)'O~ L..o CO ~-:::'u;
-oL..C:L.._C::JOC
Q)L..Q)",~c.cot)'C:QJ
,UlO- c.~ ::J c: 8:5 2 ~ ~.
0008 ",'- _ x 0
ZUC::J c3:OOG>....
'f
'"
o
~
.
:!!E
~
e>
o
0:::
xo..
we>
-1Z
0..-
:!!EI-
00:::
ol(
i
0<
::le>
Cz
w-
:s~
::l!::
OZ
wO
:!!E:!!E
Wz
1-0
~
e>
I-
:!!E
.
-
S
c3.!!l
...:... .!!
en::
:=.5
J!
VI
C
o
i
..,
I;::
'c
..
>
Cl>
:E
.~~
o CO
, a. a.
f/l
~
C
_'0
.:;::::; CD
J!'3
C'tl
.. ..
E.c
.. ..,-
'aVl
.5
e
:l
f/l
CO
..
-:;;
C
o
~
.5!'
-
~
..
~
:l
o
VI
- ~U
(1)..c .9~ Q)Qj .
.a ...... <( C '- Q) 0..- ~ UJ "C
='~ ~'-~.a~~ .~!S~~
ro.c ...... "00-(1) Q)~cQ)~
.cmUJ~o~Q)um>~ >(lJQ)OC
oo~c_Q)"'.c.cQ)cm_roE _
~e.o_'~3cooo~~CmQ)Q)c"C
~.ci~~a.o~cQ)'~'~.cE~cQ)
~;3~Q)~~g.Q5~~UJQ)E8.~
lJ) <1> 0._.<:: 8 ~ 1ii >0,5 c ,!Q.- o.l!l
m-~g_IDcUo.a~~.QocQ)Q)~
ECUJc-.c.-c~ ~-o-cQ)a.,--
.Q)n~o=Q)o'~~G~oQ)Q)~Q)~
<1>El\l020Do<1>u 02.<::D_DU
UJ~~oU~=.c>.-Q)Q)U-Q)"C=Q)
Q)a.cQ)ca.mo"C~S~c~>~ro'~
~~8~88im~a.s.~85~~i~
'"
:;
_0
0<1>
~E
,- <1>
01-
, ,
'Eo
lJ) <1> 2
~E1ii
'" <1> c
lJ)- 8
",0.
<1> E
E'- Ol
Q) 'E
<1>D '"
~ 15"0 C
J:..c"CQ
I-(/)Q):.o:::;
>0
U
'"
en
ro
:;:;
'i':
:s
<1>
'"
C
:;::
C
o
.2-
Cl>
lJ)
'0
z
~ c .E: oS
"'o.r: 0 'iii
en a.. c:
'<::"'Ecl'5"'o
~ 2 ci.~ x g ~
......:5COQJQ)o......
o ..... _~-
.....>.o:ciw.....o
-cro-.->.ctIc:
2-g E.g~:5.Q
:~ ~ rn a~ m i
- O>Q).ccn;:J
2g~~~~8
'Q)rowo.o
roE",.<::u~-o '
..c ci.+=' en Q).E c en
U) Q)"O~ -co~
ct---..oc"'CUJc:5
,20-0 m "'c.~ 0_
.......... c: - 0.- CO
o "m>'wcu'-
2E ."'>O<1>;::I'E
Uinj>---en:J2>J:jQ)
r::",,~.a-gQ)~:Q
o_'c::co:JEoVJ
Uou..(J)U)Q)u~
~
,
D
d
~
C :=
<1> QJ '"
E.!:!! +-'
0.0'"
'5 c:5
goe
.... Q) Q)
0> E
VJ~.!?-tri
-g 1i) 5-Cii
J::Q)Q)>
w~....J!!
E.Q ~ <1>
c 0) O).~
,Q:6cg
00)0)1-
S~g:~
~eaf.Q
8 0.,-, QJ
=...r~
~ '" ~ <1>
==.... a. c:
~roEQ)
::>:6,_ Ol
.<::
-
'~
~
d
~
'"
.0
d
~
'"
Cl>
Cl
co
a.
Cl>-
:E
{!
ll:
:;;
:;;
QJ'E
.<::QJ
- E '
- 0. <1>
"',- E
.t::::::J+:;:J
~ O"Q)
o~ E
'" 0 '"
lJ) ~ lJ)
5~ Q)
:oPE:5
0",_
2 c '"
tnEC>>
c: :::::J.5
8E~
Q)"c CD:.c"- a.
-EO
.9:!Q)<D
",_D
-0.2'0
<1>0-
.c. fI) 5:
OD ,.
en",,.
"f
D
d
~
:!
~
e>
o
0::
)(0.
we>
.Jz
0.-
:!~
00
00.
Zw
00::
-0
!;iz
:0 c(
::le>
Cz
w-
:3:5
::l!::
OZ
wO
:!:!
wz
~o
!;i
e>
j:::
~
-
s
os rn.
c-
-.!!
U)~
::1.5
N
IJ)
c
o
i
u
r;::
'C
..
,>
..
:i5
'~~
o OS
o,D.,
.~
.c
o
.;:; CD
:I::;
c"
Eo!
Ql .u
'Q.IJ)
S
Ilk
U ..
....:
::I
.0
IJ).
e
::l
l(l
..
~
C
o
;I.
OS
CI
:0::
2
10 cb c:
-_"0 > 9:!= cO ~.-
o ~:I -O'C-O
<O~ Ci'=cnEQSQ)Q)
~ '5 a. E ~ .~ Q) u: > .E:
rng os8rn~'lil 'O.!!l
ffi ~ a ~ Q) (I).c Q) ~ (I)!
-Q)+:Jn.c~Q)U)cQ)Q) .
Q..c ro ot= I- ::I > .- Q) '0 ~
C)+-':JQ) _ooe:..ol;:::
c:Q)c.o .o..coc:=.....
""m<llrn.2;o::l_..a.coso
~c:-<ll'-.l>~.<:: o.c<ll
:= o+-' LoU UJ1J~ E:a (I)'''''''
::I"::l 0-80 0
.oe-Q)~:6~Q)o 0>55.
~ 8 .~ Q) Q) g. c: c: g.~ CD
I- C 0 E "'- coo C .. ..-
._ c: ..0 0.._ :p ~._ (.) -.:::l
..
:;
_ 0
0"
.2;oE
,- <ll
0:1-
,
16 -oQ)-5cri
~"Cc::6~0)
(l)CO....."Cc:
~cc:oc:=c
:]ID.2lgCO:S
gj~:!ltl]j.o
~a.~.513~
,~'~'2 ~~~
~~-68l!!B
'"
-0
::l
Zi5
~
E
:0
..
::I
C
:0::
c
o
u
-
..
rn
'0
Z
WQ) (I) +oJ = c(
g>.~ =~ &1 ~ ~
._0 roC/) c:
B c: Q) > c: ._0
'- c.-..... .c<<>
'Sm 0 0 :J.~IC::t:::: Q)
.0_ Co E +:l: C" (I) .Q ~.c
mQ)Q)- -
m :e C)::J L... -0 ca ~ 'c
C-oc:c:oO)::lQ)co
~-g~~~~~~:5
B5u"'0="'<lllZ
::J._ c: "C"'C :J Q) U) Q)
"'C ::.- c: e.D (1)'0-
<ll - ::l 'S: -0 ,- 0
-o"CCI)o;:,cOC..
c~l!!II)-o",c~1I)
m::l.a(jJQ)-c:JE.
-""cot::cmm"Oo"C
~1i)Q)Q)m5'oQ)no
c: c-.c 0.,_1.:=.... i::.c
wog ~J!!m'5oQ)m
"'C U._ CD (.) .".......:0 k
.- .... 0 :J :J VI UJ
:!l~"""o-OQ)l!!.!!!5
.'-_ E.!2-c O)"O:J g.a>
Q)(ij Q) ~"C Q)-flni o.S!!
.c:.ct::cC:J::cQ)oo
I- U) (0._ ml-._..... 0 c
Ol)
,
.0
c::i
~
cl~ Q) IC-
e: ..... ,-.c = Q) tt=.-
.- - 00 0 I- 00 Q) 'C "'0
0'16",o-....c ~o Q)Q)
B.c cJ9 ,II)~~ C 6,-0 > C
UJ UJ co C:.C;-UJ"C16 00'--_'(0
"'OcnEQ)i,Q)G) -oUJQ)O.....
c:C .......:tJ>Q)L...0)i:i:: 0)
",,,,.2;oE<llE:o'"8-o II)~,
--'-Q)..c:o-~ "'O.'s0)0)
~ no.: ..... m "C - 0 Q) n 0 .c -=
O)O)Q)::::J>'~Q)oco>c:c:_l.t=
.5 c..... 0-..0 "C -0 C C 0 Q) - (ij.....o
"C.- ~ Q) Q) 0'- L... ~
=~ 0 L...co'Q)~:o:; en a.E~"5i.~
~ma.C:>_UJtOQ)a.Q)o e
.c a.L... 0)0 a.c:1ii ~ to.: Q) a Co
~ "C 8'U) a E'- ~ 10:5 5- f;}:o:; Q)
~ C C Q) a. 8 Q) C <ll"S: Q) c: "'...
~co._"Cto .c._......~L...._O...
'"
:;
_0
o <ll
.2;oE
,- <ll
01-
c
1ij "CQ)~
~"Cffi:6rJ
~~c:'O.s
::::J Q).2>> 5 W
~ E m:o:; (lJ .
Q)..!!;!"'O os ~
E~c>.5lila.
.!Q'-'E~EE
.c1-Q)::::JoQ)..~
.c"Col-v
'"
-0
::l
Zi5
rn
""
:s
rl
:0::
..
~
..
:!l
<I:
"C1J!i
fij~c
II) 0 ~
~ Q) Q)
:3-5.:
o..c:::::J
;:> _ C"
.,::;'- Q)
rn l: ~
II)E'g
5..E to
E c :!l
B8~
Q)= Q}
..c:~:2
~rn::l
'OUJen
c <ll C
c> 0.. ,g>
,- II)
II) a. <ll
~UJ"C
Q) C Q)
<llu
..c: 0.._
f-ol:
~
o
<'i
~
CD
ell
:i5
os
l-
ll:
~
,:;;
.
::!!E
~
e>
.,0
a::
)(0..
we>
..Jz
0..-
::!!E~
00
00..
Zw
-~
0<
:>e>
Oz
w-
:3~
:>!::
oz
wo
::!!E::!!E
Wz
"'0
~
e>
i=
::!!E
.
-
.s
~.!!!
-.!!!
f/I~
::I C
...-
ca
...
rn
.C
o
+>
..ca
"
5:
~
..
>
..
:E
'iii >.0.
C,!:
0""
a. 0. .
III
.tl.
I.
'c
o
..+:: CD
J!I-
C ::I
..'"
Ell
.'G) (J
'i5.rn
.5
..
e
::I
o.
rn
e
::I
III
ca
..
:;;
C
o
+>
ca
01
+>
:E
, . Q)
g>~ 6 a:; OJ:5 ~ I ~ Q)
I Q)'- (f) ~ u::: c: Q) ... - ~ 0 , J:: $
0..010= c: '2',='[:- it: co :J....."O(ijt::..... 1'-
..... .-~.-rnOW:JrnroJ::buc:~c:oO:Jw
a=~ g>'!::E>"OC.w(l).- ..Q)8oc......Ots
Q)..c:m._Q)~"O _M~Q)t::Uc:Eo.-~"OooQ)
..c:--'O-~ 0 0Q)~(/) Q) .~
m(/)B-=~C~oOl.~~Q)~~\U(/)(/)~-O
a.~~c:rornro=U :JQ)J::um~~~'-~~
"Oi.OOiQ)~~Q)~O~~~C:~~~~U:::Q)
Q)'ccC) "OQ)IIla.u~rn_~ro a.._Q..c:.
q::: 0 a. c: 0)'- (I) ~ - ~ 0 E - -
= "O.-c:~oQ)c: ~"O"O :J~(/)(/)~-.
",EQ)'O~=~O_Ol~..Q)~'OoE~Q)o~
::I-~~o..c:ECbQ),,~~~c"'~"'.o~_
tT rl "" Ol "" C Q) ,- '0 '6> "" E ~ '" l!! Q) '0 _ a. G'
Q).-cQ)C:Q)EmU~oC:~'~cQ)ocmbc:
..c g>~:t:! O..c 0 '- >-="0 ~ :J Q) 0 c: J9..c.- ttI
i- _ ._ U).:: ;: 0 a..c .c ..... ._ U) > :.t::I :; co I/) U1 (J a.
'"
'5
-"
o Q)
bE
,- Q)
()I-
c
16 rn<ll.Q
of,; "O.~:5 15
v, Q) '- _ 0
Q)_:Jo:J
,,-c"O "'C
::::JQ)-cSw
'" E c ,- '" '
mQ)roo:;~
Ea..s.s~a.
w,5 ~ '" E E
:E' Q) ,g 8c Q) 0
1-.0 a. I- ()
>.
'0
::I
ti5
~
""
'2
III
..
e
::I
o
III
..
0::
OJ
"
c;,
o
'0
...
C
o
Cll
OJ
0.
.. '"
Q) --0 moO c: Q)~
rn :5 00) m=O:J.!!
C_..Ol""'",U~~~'"
'-'" C"0-30l0>::1
~ 0 ;;: ''0- c: a..c... 0 C a. Cll tT..
-,._,u CO X
u cn..c ~ 0 Q) c en:c ~.s::. "0
Q) .Q:= 0)1;: U) :E ~ 5"0 -;; CO
:2.9 ~u'2 m3:cu..... c 5 <0-0
cpc"CQ).Q)e~oQ)(Q(/)ffiQ)
s: ~ c:.= VI ::Jb"rnro2 [: f/J c:
..c: m CO"'tJ CD 0 .~ 0 :J ~ Q) CD Q)
-g a.c ~= ~11B g::J~ ~ ~
co"Oa>'Ccv cocuo.....:::Ja.
Q)U)E:;.....(ij oeo ~oo
e~~co~oO)Q) ~o.....cn"O
O'-a. ~.-e-"oQ) Q)e
+:; m a.(ij 0)''0- '" .. _ f/J L... CO
CO::JQ)O>O c....."5Q)Q)
~ 0".01;) Cl)Q ~~JH 0 ~.c~
oco:=oo'EO) CO::s.....N
X ..3:....- 0 Q)+J ';].... ~.5.1::
Q)m....~81~=~8-g~t:~
01'- 0 t:._ CO C) E c: 'C Q) U
.c: 3: :=: 0 ~ a. c: c: CD'- Q) .... ~
c .- c: ..c:._ >,'C:: C) > f/J Q) CO
::loO'5oc:::l=~~Q).c.c
o m E m (U ~"O ro m a.:S.f; u
~
,
"
"'4'
~
~
o
0.
W
0::
t;
<
0.
~.
...J
;:
Z
W
:;;
Z
o
0::
:>
Z
w
W
:I:
I-
~
.5:1
u:
j:::
z
w
e
rn
w
0::
::l
~
:;;
Z
o ~
~ OJ
C). ::I
j::: c:
:E <
Q) I c: I
cl..c:.9-oc....
... :J+:;'(ij 0
8:e g~Q)c
"0":::. +'J....Q)
.. '" c ,- .. E
>t>2E..o-e
e fa 0 ,C;-= m
a.'::> 2= "'a.
a.c::.....m5m
"'00 "'c::l"'O
_ tT '"
o c: 0 .... CD Q}
cn 0 o.ft;....:;
Q) :i:i OJ \U ::::J
._o>.....cn>,
a.;:,oc",.o
O.::;.aQ)Q)"O
() '" '" E E ..
.!ll
'"
_0
0"
bE
t5~
..
o m=
2 ~.s Q)
1;) 1: m .5 ;;
cQ).c'Cc:""C
oEU)Q)oc:
oa.U)....:pnJ
Q)'5~~O-
:5tT::I8.2~
_Q)U)....'(;)i.:
Oc:moc:c
=0""80
<(.+:; E .5 0
0::
W
;t:
~
o
_c
cu.Q
..c:'O
'" 2 '
U).....J9
.. '" "
~ c '"
::I8a.
gj E
Q) -.-
E 5 O.
c:~.!!!.
,2", e
iOea.
:8':5 l'l
.- '"
Eal'O
C ~c ~
0._ CD 0
,- ~ E'"
'00..",
~ 15 c..~
en "'- E'-
c ..'_ ~
O..c: Q) 0
()I-.o",
~
.
N
u)
to-
'"
01
ca
0.
..-
:c
{!
0.
0::
:;;
:;;
!
e>
o
0::
xll.
we>
..Jz
Il.i=
::Eo::
00
Oil.
Zw
00::
-0
~z
0<(
:Je>
Oz
w-
0::
::s~
:J-
OZ
wo
::E:!!:
wz
":'"0
~
e>
i=
::E
.-.
s
.. '"
Q-
..
-;:
"'.-
:::1 .5
S
fI)
c
o
i
...
r;::
.;:
.,
>
.,
:c
'-~
.",
c.
0"
0.0..
~
II::
c
o
=G)
.l!l-s
c"
...,
, E.c
.....
'- UI
0..
.5
t/) ~
C= <P Q)
g~~~gm~
Ocn(J) O-c:
Q) c: Q)"'C 00._
'n.O'-.s-oC~
r.n +:; ::J c: ({J 'CCU
.50(/)0):20c:
:gS13E-U]jj ,
.!!! ~ E~.S: ~e!..Q:!
U.oQ)E-g~Q)::
;::';0:5'_1;:::._..0 0
o g>~0):g"'C m'~
ffi 'c'c.5 (1) ,O).s:: '-
c):::::JQ)~"'tju.(/)p.
co ""0 >...._
Ol
Q).5
.o~
::>
=-0
'" ,
.c~c:
"'_ 0
Cl)c+:;
Q) Q) 0
3 E 2
cnQ)fjj
'" 0. C
Q) E 0
E._ 0
..,
l!
::>
o
fI)
2!
.,
'"
..
.,
==
c
o
.~
.!?
=
==
C
]jj>.
c.o
(5 .- (/)
~ - "'E Q)
- Q) c
5 lIJ"tJ 'OJ
o,~ c: c
c:"O m Q)
0-0 __.
.- c c: c:
m co Q) Q) .
'E Q) E ~ij\
Q).5 .9-._, c:
C1>g 5-5-.3
ro to CD Q) E
'i:: c> C c: Q)
g.C:.Qg;;
'-0000)
0.1/)::>2c
0.0)'-....__
COOmcno.
(I)'> c: C Q)
U) Q) 0 oo~
::>."'0 0
s-
.,
.,
c
;:
c
o
~
~
c;;
.,
o
..
<
~
~....
, c
"'8
"'~
e:-
'"
I/)
'"
Q)
o
Q)
c
c
::>
:v~
.!:Q)
OE
"O,g.
C ::>
..c-
0lQ)
.5'0
~c
_0
:O:P
:2~
e~
0..0
'-0
<l!'o
:.:=.>
I/) ..
Q)-o
~ c
::>.. ,
o~c
cnmg
~ - e!
~ 8. Q)
o ~ C
0."Q)
0l;;:0l
c 0 ~
+:; a. Q)
,!!] e:- ~
x"'o.
Q) ~
Q) 0 Q)
N a.~
=E~
5JBo
.
-'"
c ~
2,- Ii!
'iij U):>
me!ts
.c::::s~o
-1/)_
-coc:co
ro Q) 0 lD
cEo(ij
(1)- OJ Q)
Ee;;.....
a.c.>-.~
'-8.0-0
::> Q)
c-,-oE
Q)-Q)
... ~ en E .
ffi-c >'-c
.-..... 0 Q) 0
2:;'0=:;::;
!i:oU)_o
~~ro~g
.... e! '-. en
~rl"'oc
mo~c:8
'I._ ",,_
Q)
.!:
I C> '"C _.
mCa> 0)' C)cQ)
Ol'C ,~' I/)
C1l::> EU Q) Q)::::J 'm.!:::::!
CQ> .cr-_ ccEcri
COlt=.c_:;:; c: (1) 0 cu'c c:
E 5'E g>g>~5'~-U'E'~
~ 0 ,- ,- 0. 0),_ I/)
~. .. 0 "0 0 ._ C E ""0 0 ,_
>cn-c::J::J'_ -E
:p (tI C}(])"'O C"gJ Q) O>'~Q)
~.cC:~~Q)Q)Q)CCo
"o'-X_ .!:'_ >.
:J-c CD '~oh- o+:;:t:!
C:U)ro.~"'C cc:::Jo>
~ ~c.~.g UJ~'~..Q)~.Et5
omc:cQ) >'~""(/)<<J
.E::Jo~a. fiS~-ocC
~ .2"13 ~ g ~ 5 ~ ffi 8.2
oC2Q)+:i'oQ)Q)'__u
oi3t)cg....~om02
>'Q) C._ ....~:B c 0 ~t)
.2::::got)E::JS5::Jc
o.c lEc EI/)ooo
EQ)Q)roo::l.-:.c_U)oCo
wE-5.bot:tn
l:l
~
'"
I/)
I/)
Q)
8
'"
-0
to
C1l
~
0....
;;: I/)
::>
=-0
~ E
,- e
.l!l....
.!: OJ
'" Q)
:EJ=
co
.,
:c
{!.
0..
II::
==
==
L
.
,
.
~
e>
o
0:::
xc..
we>
..Jz
c..-
:5....
00:::
o~
zW
00:::
"
~e>
Cz
w-
:s~
~!::
oz
wo
:5:5
Wz
....0
~
e>
....
:5
.
-
~
oJ!!
-.!!! ,.
0~
:l C
.. -
:l
en
C
0
~
CJ
!E
..
Gl
>
Ol
ji
.~~
o <U
Coo.
.'"
Gl'
0::
C
0
E~
c :l
CD"i
. E .c
.. CJ
~en
Co
:5
'Gl
CJ
" ..
, ,:l
0
Ul
, '0 -
, . CJ c .9 0 '0 6,\1
,g '" Ii: c III
'0 .. m Q. "'- "g I!! 'i (1)0 ,g:g ui
III .. '" Ol ':; OJ Q) a. g ~
c > III Ol E ~:; 1ij ~ <Dill a. Cl
0 00 ' 0 0".= N C c
0(1)02 ui ~;;-:g <D C :;:;"U.c.c ,O"'OE 'E 8 ~ ""
1:.5 p!'(ij "g<D o~ U) ~ "0 Q) Q) .- 8
f! ~o~ <D Ol' ~ 0"'0 0 '5:;L.1;) ,- c
'-"'5- Q). ,- .. > ,!;; E '"
", '1:Jcu-.c t:,l!! " III III ;; Ol rowCl: o c.9.:J E,g?i
III ~ e-~..... ~"6, Ill,\:: " C'O Ol"'- .c 0 Q)'"'C '0
<U :JmlD~ C)(tJ g '" C U).c ~_ (/)~:!: Q) . o '" C
<D ., " Ol '" 5 - 0 U) II) > U) -OlCl '"
:;; en ..... Q).- .- 0 c a. c U .- m 6 c Q)q:: 1:)+:0 co CO C -
.::ac:.c:-> - .. +:I .- Ol iii
=0 1!!'i\l'E 1U.c.c::o ro C:.-
C o:!: N m "0.5 :e....Q).6>~ -0l'O .c
~;; .... U) .- ,2: 8 '0'.2 '" a..."
.2 ,g:;:-- Ol a. 8 C E' Ol.,O'O o Q) u . a.
- en f3 U) .~ ,2 ffi Q) tt1 "', 0 a.,.,1i: 2 o 0..'-"'0 li:'E:cOl .,
'" "OCCl).::ac: -- 9'OlOl ~E o "'I!!_ mD .EC 0)._ c: '"
.21 Q) 0 - 0 Ol,O -"'.. C ~..... (I) COOl _ 'j: eccn:+:i 0
.. "O~""'2 Ol " -0'" ., Ol 0'0 .0 o-;;"'~ ......- Q) e 0
~ ~ mem..... ~a. 1Il_ <D.c .- ro.::ac: 0 .- "0 +J ",:;::e
." ~ Q).Ei5 1Il- ".,'0 .c- 00 m Q) ~~ogo >
Q) .. a..l!l a.c 'O_0l - c 2.... OJ N 0. 0 .~ '0 :;:
" Ol l'l ""'€ .. '- ..... Q)~.- ::lc.....-c 0"" -
.5 Cl)OcJ:: JY~:J Ol- 1Il_ E ui ~ ~ ~ 8.~ -uuQ) .Q
> C'- (I) Ol '" mC C:'- 0'- Q) Ol Ii: m 0
.. o 0 co m ~'[ mOl- o ~ ,-.5 c > c'- Ol
C s:-1Il s:~ 0-5 0 m.....
o""E:;: c'- Ol~OO III
0 ,_ '0 Oo.EE.!!1 (J (I) 0.:5 .5 o :.cc: ::l
CJ
- .
~ . . . .
. . .
Oi
:l ~
0 ~"'"
,C
'.. NO
< '0
10_
...
Gl
Cl
<U
a.
Gl-
ji
<U
t-
o.
0::
:;;
:;;
:E
~
Cl
o
0::
~~
...JZ
0.-
:E~
00
00;
ZW
00::
-0
~Z
0<
~Cl
Oz
W-
:5~
~!::
OZ
wO
:E:E
Wz
1-0
i=
<
Cl
i=
:E
-
s
co 1/1
c-
- .!!
en=
'" c
.. -
J9
I/)
c
o
.,
CO
l.l
..,:,
'i:
CD
>
CD
:a
.~~
o CO
0.0.
:g
a:
c
o
E..2!
c '"
CDog
E.c
CD l.l
i5.1/)
.:5
e
'"
1/1,.
.CO
CD
::i1i
c
o
.,
CO
Cl
.,
~
CD
e
'"
o
I/)
1Q)a.CC t/) i
c~.-o'-""C= Q)
8-",...!!l00<1lE E Q)
.c:C'<1IQ)-tl.c:<1I1fJ 1fJ.c:
"CjQ).21'-ffiG.ltn(/)m~s-
Q)>~ 5~E~ E f}g ~"'C_Q)$! g.!:
2 ~ 15 ~1ij ~.~ n ~ c ;;; c: ~
c.... 2:=.c 0."0.5 co ~:.E ,Q c:
S-C:oti: m U)cQ)(j)... Q)E Q)....o.m
.v'''::::J ._VI CQ),w
_oCC'"cn u.c: -.- (l)Q)
o c: 0..... Q) cD 8 Q) 0.-0 g.L...jE
O U ,- ~.c:,:. .c: E Q) c: Q)
(I);; CU:::S"'(Jcn-'-ij::.-..c-
,!!! u ~ - IfJ ,., c: c: ~ 0)""0 - l!l
Q.;:J 0 c: caoo G)'C'!:: c: C_(ij'''''''
O~.c Q) 0)"0 C):J Q)'Qi a>.91..c e
(JIfJ<1IEEQ)<1I"O>.o:E!lJ..lfJo.
111
:;
_u
o Q)
.?>E
,- Q)
(JI-
0)
o Q) Q) c:
2 ::.9c:Q)::'~
t)cro.!:g=m"O
ca>..c"Co"O.c"Oc
8EIfJQ)2c:1fJ.l!!0
0. 0 n:;...co l/Jc:;;
Q)'- Q) c en... cD Q) U
:5~:JOC:O:JE2
_Q)UJe-gj'gcncutj
oc:11l8 cl1la.c:
-0Q) Q)0Q)E8
:C(.. E,5:5 u E,_
a:
ill
-=
~
C
-
"0
Q)
'"
C
.,.
C
o
l.l
'-
,- Q)
c: ffi g ~ ~
~E c: ~ '5l-g
cu~ 8-02 ~Q).2 >.
~ D.EU) c: co <0= Q).Qo.l1l
E 111-_:5-
._::::J"'O::::Jo.c Em
~"6,~ ~ ~ Q)~~Q):g
::s-caEo Om....
=aJ2.go.Q)ffi~[..c~
.c..c=~""::J-f/JOm
en +:I co 0._ (I) .~ _ +-' cD
uu;iOQ)o.!!lgro~E
Q) ::J :>..0 ~ Q) II) ~ :; Q)
'0'''0=0=0=(1) en>
.... cD to co co c: to 0
c.:f;c:~~.9n~Q)-g
-o'o,g_..o'~ E
9l::::J m- o.t: t: <1>- CD
VI.... .'" Q).c: o.c:
o_~(/)"'Ca. .....b-.
a.e....~Q)(ija. cOlE
e+-'o :J ~ > ~u a.!: ::::J
0.5 c C/)'E 0._ Q) U-o E
cD 0 0 cu.,o o..-O.~(;)..2'c
.c -..:::; O)':J 0. ~ e ::J 0.-
I- .s .!!l E IfJ 111 0) 0."0 ,5 E
~
Oi
'"
o
...
<
":I
'"
&ri
o
...
Q)
:a
co
I-
0.
a:
::i1i
::i1i
Q)
.c: :;
;t:: 0:: c (\') Q)
;: 00>00 -~ ,-0
>- ~...ct:v+-'C:~Q)Q).!!!
- "0 "" +> ,- IfJ 0 ~ ,co :t:l 111
Q.cO 0)"0 Q):3..:J~ co
EI1l<{c:"O:;"O~IfJ-EE
o U'JO'C: ma:: Q) QJ"C 0 ro
OWm::lro ~a.Q)Q)Q)(I)
= -", v, rn _ "_ 0 .0 c: -111 _
co -cC1)Q)C) L...:= --
.cO::: L...._ L...;t::2 Q)..i3 >-.:; ctIi
U)o~ OC:o' U)_~.~t::Q)'~~
.......--==u- Q)ou""C t::oo
ffi";::e"CU'cmCOL.Q.mo
c:0 111 E 2-;:; 1fJ"'0 eO. ~
0<( a.Q)_- (\1 ffi arC. ..2
o.(J .c:1fJ1fJQ) >=Q)Q):O
e (/).5 ~ 5 2 ~ E a.;; e ::J
Q.Q). u::J ~Q)"'C:Ja.
'0:0 ~~- e~- g>c f;1 c: .
_Ql(Qo_o.c:.....U)t:o 0"0
..."...0+:;(0 c.ujg c: 0 >oC en (l)
e:s..co.c:J tU:a.Qcn~.Q.~i5
D.a."5fhce.-lZc: ~~.-
Q) m Ole"') ro o.J::.- Q) CO._ c...c:
.c=Q)o.9!a.eEo.~EQ)e
I-('QiO:::~omc.Q)oroQ)"Oa.
'"
,
'"
&ri
.
:E
~
C)
~
~~
;...Jz
0.-
:Eli:
00
it
uc:(
:::IC)
Cz
w-
~~
:::I!::
UZ
wO
:E:E
wz
1-0
!;;c
C)
I-
:E
.
-
..
...
.. ..
Q-
_.!!
cn~
.,a .5
S
Ifl
C
o
.,
..
,.,
.,.:,
. .C
.,.
>
..
:ii
'~~
0...
Q.Q.
..
&!
C
.0
~Q)
s-
.C '"
". CD-g
, E.c
. .,
~U)
Q.... .
:.5
..
~
::I
..
..
.,.
:!;
C
.2
.....
...
Cl
.,
.:!i
cD
.,
~
::I..
O.
VI
..,
lQ)o.C:~,-U) c
C~'5.Q'ffi 0 g~ Q) Q)
8:e g~~cniij Co m g lfili
"t:'I;:c:eQ)~<lJ8.c:8J""Ogoc: .
Q)> ~ 0 E ..c (/) 0 .... .!u. "'C c .-
0'- C'-",- '0
e ftJ t5 ~1ij CO .- ts en ffi.~ c: Q)
~-E 2 =-.r. g-:2 .E m E:5 ~.5
rno(;j~(J)O.9:!U)EQ)c:gj9 .
.....Occ-cn u..c: a.'-c.~J!!
o C 8 ,!: ~. ~ ,8 ~ E al Ul Q) '"
U) .0 rn:J ~ (j- 0) +:;I .- q::: .5 .c 11
.~ t5 ~ - U) >. c: c: ~ O):p "0 - d)
0.20:iS m.c Q)'C'C.S ~Q)(ij'0'
R_.o E E"U C)::::J Q) Q)-oi7.c....
....,rnn:J QJco"C>.c._u..lI)Q.
'"
:;
_ 0
o Q)
~E
,- Q)
(,)1-
Cl
o Q) Q).!';
2 ~.sc:Q)~5
t)c:(ij.5~=m"O
CQJ.c"Co"'O.c"Cc::
OE(I)Q)2c(/)So
oa.cn1O_coVJC:.t:l
Q).S ID '- U)~ ~ Q) 0
:6 0':; g,cg ill '" E.5
_Q)U)L... .t:J(I)Q)CI)
~c:m8a>c:mo..c:
'i':,g E,!';:6 8 E,!; 8
0:::
W
=
~
Cl
-
'C
.,
::I
C
.,
C
o
~
... Q)m
o ~.c
Q) co ~ ro U) ffi
.ca.o~U) .c
= "e .-..c c: Q) -- >..
(tJ.-~-o.o"'Cm
~ Q) ~Q)~_ c:"O
.c ~t.::=mQ)
cn-t)U)QJ3:Q).r.
0)4)::31:)0.-0-
:J(U"'OQ)OU>CU-
.2" Ol'O'~ Cl 2 'C 0
C::Wme:c:o::::J"C
.c'E-- 0.'- _ (I) C
o ~ 1)w'OQ)
JY~Q)JlEmC:Q)
0)... c:... .c::::J.r.
C:'~ ID_.c- 0-
or: 1:::: r:n 0 1::.c '- ~
Q)(Or mOO)....
... a. c: tJ) ::::J Q) c:
m OewUl._
",O'-OCl .c",
:>-151::C:"'O-0)
Q) '020 ,- Q) C '"
_Q)_ Ol...Q
"'>>Ulo..,?,~'O-g
::Joe: .'-COme
O'Q)a.OUlQ)",S::Q)
EUQ)"o r::-
'9 -~C:Q)o~
......Q)O~::J.c_:>
~
Cii
'"
a
~
<
'i
N
.0
'0
Q) 0 Q)
.t:I en.....~
::E m -QJE
:J tV c:a.-
mcnmc..!2'ii).!:
.cro oc..(I)E
oc:"'C:.wClJO
-o~ro(l)a.-g
mg2'E~~~
~U)(/)-L.cQ)
<.J m ~ . Q) 0 > .
-gal Q),~~ g 8'6
:::s....5w;>cnuw
elijQ)e.s"'s<!1
e>Ci.gm"C"O0=
Q)Q)"C"'CG.J.!!:!L...'Q
>......QJc"C-C>>
",,- ~'~ Q).l9 Q) C
JQ=ffi.s :g~:5.Q
Q).c 0 ._ en
., ~ Ul co
C)U)~-EQ).-,-
~ Q),e l;j. .o.l9 Q)
>.~ C/) ,'"="'2 = c:"'C
C ~ ~.g ~Jg "mE'~
<(oa.cnll)U) :>
\0
,
N
.0
~Q)al
Q)~ ffi E~
="'ffi~::J~
S.cuEL.
U) cn "0'- "0
"CU)c~Q)
'" '0 '" E >
o co Q) (\1
L.O_Q)D.
cn....:8.c:c
(/) U) u:q_:J
Q) en U) c
8~8.>.o
mo(/)RJ:!::'
c:n:Jn,oE.
,Qi':'c:~=-a
o2~8~alE
_8.(I).c8.1.C)
UlEcnumT""
c m m Q)
8$'CQ)~.c
>,cw.....Q=
c.cco iUJg~~
~ 0. > Ul
....~ '"
~
N
.0
.c
'0 0.
~ E
cQ)\O
2{5N
~~~
Ul Q) Q)
. Q) rn (,)
.o.l9~
=(f)(I)
~"O"C
'U) g.!:
Ul 0 '"
C Q) C
.f! (f) Q)
1n"O~
" C :>
Q) '" ~
o.~ 0
o ~ en
C)li= Q)
.50')"'00
'OC
[!!'c,!!)
(!) -5 g-
to-
,
N
.0
- \0
Q) 0,
Ul= ''0
Q)n:Jo'-
.- .c _ m
"Cwo-
OlUlE~
.5 ~ ::::J 4),
~ 'en E ~,
C'- 0)
cmxQ)
Q) "''0
E C E ~
o ::l
.g.1ii co.E
::I",.c
CT.c:!::' co
Q)E"''O
5 0 Q) ffi
.- u ::s ....
0--:;]
.5"'--
EQ)-
Ul'"
U) Q) Q) (f)
c: .....- +-'
0.5"0 c:
o Q) '" !lI
>'>Q)~
c;'c Ul Q)
<( "C ::J a.
"?
N
.0
....
....
.,
Cl
..
Q.
.,-
:ii
..
I-
a.
0:::
:!;
:!;
:!!E
~
(!)
o
0::
~~
....IZ
0..-
:!!E~
00
00..
ZW
00::
-0
!;;(Z
0<C
::>(!)
Cz
W-
:3~
::>!:::
OZ
wO
:!!E:!!E
Wz
""0
!;;(
(!)
i=
:!!E
-
~
c..!ll
-.!!!
'cn~
, .a .E
J.'l
Ul
C
o
i
o
lo:
. "C
Gl
>
Gl
::a
'~~
.0 ca"
tl.11.
Ul
&!
C
.0
Eo!!
C ::l
.."0
E~
Gl 0
-aUl
.E
...
l:!
::l
o
, Ul.
l!!
::l
Ul
I'll.
..
:!:
C
o
;:"
I'll
Cl
:;:;
.:g
.Q)o..ct:....U)_ "E
c:5'5~so5n;~ WE ..
8.e 0-", .._:g.e '" '" "'.e
"'O:!: Q).~.... &i Q) U) w.rn G 2 ~
w3::c;t:"Q)EQ,cQI"OQOC:
> '0 ~ E,~ -e U) ~ 5 B"C c~
e ~ u ~n; co.5 0 VJ ffi.~ C Q)
0._ 2=.e 0."0 2 '" E.e,Q C
a.c_coVJQ)Qi_w +-to'in
",OUl:> o'-"'EQ)cQ)"'"
- u 5 C"'U) Q)L1. 1:8 0)0..'- a.~..9!
OC:o.=~.c. .cE"gcnQ)1+=
U).Q Q) CO:J +-' ()C)-'-t;::.S.o t)
.9! 0 > - f/J >. C C ~ C)~ "'C = Q)
0.20 r:: m..c Q)'C'C: c: c_ nJ'~
0.......0 Q) Q)u C):J Q)'iD Q).~..r: 2
u",,,,EEQ),,,"O>.c:2LLUlo.
'"
S
_0
OGl
~E
,- Q)
UI-
"
<>
0::
ill
<l:'
l!!
o
-
"0
..
::l
C
:;:;
C
o
<>
-
"0 "0
Q) Q)
E c
J2c:m
C '" E
'm "'0 J!!
.cCo.
-"'E
(ij 11).-
..r:.~ Q)
U)~.c
_c_
Q)::l-
c:'t~
CO",
00.
U) a. E ...;
Qioe.s
D.C)cno
60E e jg
.- m a. c
'O.eQ)8
::l '" >
J:;Q)+'Q)
U)-OC.c
C 'C::: Q) .....
0_0>.
U 0.5.0
~
iO
::l
a
..
<
en
,
N
Lri
.e-
_0
':;: ...
>. C'\I cD
-Q)"O
a.:;::::; 0
E ,- U
01-
<> C C
,- 0
= Cf)'-
"'Q)'!U
.ec.::o
C/)= II)
c: (1)'2
o "C._
'" '5 E
<> 0l"O
2Q)<
1i)wnJ
c: ::J.-
8 >- E
~.E
~Q)~
:o~()
=....
".e.e
(0__
o
~
,
N
Lri
2
'iij
BQ)"C
",.eGl
o-~o-g
~11-~~[
c8 ~ 0 "0 '0)
en >'~:5
Q) 0= 0
.c=cu;::.s
- .c 'U"Q) c:
~ 5. c..c 0
roc~~~
.9! Q) U)_o~
U) 0 Q)"O (.)
.9! .!2..c 5i jg
O"'C_ .
:CCO(ijQ)=
~2~~~'
.. " Ul "'~ l'l
QjQ)1i)c:om
.e"O~~E't
>"_OQ)"
:::> co Ul"C '- (I)
~
~
,
N
Lri
"0
0. gffi
.- .::: c
::s Qi 0
O':J en._
W _ Q) 10
'OQ)~"c
c: .c en c:
co ..... Q) Q)
"':5 "0 E '
Q)'- N E l!!
~;:'Oo.9
.c"CQ)o~
~S"E~'C'
~ .19 (/).-
-gQ)Q.)i....~
.... ~.... Q.) :J
Q)oo>S(/)
~ Q) c..... (/)
e; .- 0 Q)
9-~~.e a.
w~c~..c
gfcn 0 to.2l
.--tsE.r:
"'0 C Q.) Q)
Q).--.Q) VJ
;;: E ,~ :5 ::l
N
~
,
N
Lri
.~
"
'" (5
:5 "
Q) Q) '1:J C
.c....wQ)
O~.e
'iii E Gl ~ '
~o~~.m
U).... Q. 0 ::J
Q) Q) 1"'0 C
(3cnQ)Q)'-
'-:>cEE
.c c'- Q.)
g!.-o.a>
"OomJl~
~ c: 0)_ co
Q)ffi-gm~
~~ ro ~ ~
0.:>00_0
-'-ll:: Q),C E
Q) 0 '5. Q)
(/) c E ....
cD "'0._ a. 0
:.a Q) E .-....
=Eo5-~
<c2MQ);:J
'"
~
,
N
Lri
.
.
CO<
....
..
:<i
{J.
0..
0::
:!:
:!:
-
C
Q)
Q) E
~o.
:.p'::; "0
:JO'~~
=Q)Q)Q)
!l!"O~-s:
~Q)O"
~ .... 0.'0
ocD_c:
o~m<<JcV
l!! o.,!!1.!!1:Ei
c(l)"'O.cp
om .....iij Q)
oC)ocoQ.
cmQ).!E
o 5'~ Q) 8
+:i_o....
o ru (1).(1) >.
2c:ca~1ij
1;) 0 ~ ~.g
coo lI) E
8'c:> Q) 0
- (1).~ c:
Q) ~"-= en 0
..c_CC:O
I-Q),_Q)Q)
...
~
,
N
Lri
.
:!E
~
e>
o
0::
><a..
we>
...JZ
a..-
:!E~
00
Oa..
M
::::Ie>
Cz
w-
~~
::::I!::
oz
wo
:!E:!E
wz
1-70
~.
e>
i=
:!E
.
-
.,
-
[!.!!!
-.!!!
en;!:
::l c
--
.fl
I/)
c
o
~
"
.l;:
'':
.,
>
.,
:is
'~~
o CO
o.D.
In
&!
.c
.0
:g ~'.
-::s
C-o
., .,.
E.c
.,,,
-'I/)
0..
.E
.,
l:!
::l
o
1/).
e
::s
In
CO
.,
:;;
C
,2
-
.CO
Cl
~
:E
...
lQ)o.CC.....(/)_ c:
c::5':;2'(ijo6m~ WE III
8:5 gmQ)c1i-m co UJ (1):5
"O.~ ~'-Q)Q) f/JCt'loJY
lll>_ a'-E~ E:}8 ~-g~ g.~
o~ -t:::C:o:J::Jc:;;;c:"C
e m (J ~m to '- 0 ~ <LJ.- 0 Q)
o.~ ;J=.c o."tl;J lll'" E:5"",5
a.c~mU)Q)-lll~ om
~ 8 Ill" Cl ,- In E III c: lll". ,
...- CC"'VJ LLC a'-a.Q)Q)
0c:8~1ll1ll 8111E"tlIn~i2
en 0 'n; 5:5 li' 0):5.- ~.5 ~ '0
.!!! 15 ~ -c: fI) ~ C c: ~ t7)+:l "0 = Q)
0.20 m.DQ)'c'c:cc-co,,,=,",
o ... .0 WE Q) "'C 0) :J Q) 'm Q) .~ .c. e
()wm Ew(tJ"O>..c:2u.cnQ.
'"
:;
,<-0
o III
.?;>E
,- III
()t-
Cl
"Q) Q)'2
;:J ~.sc:Q)~:J
~--c:o..c-""C
(/) c: roo_+=-_ m
ca>..c""Co"O..c"Cc:
OEv.lQ)2c(/)2o
UQ.U)-_(QU)C:;:;
Q)'5~~(/)~~Q)o
J:: oc:u E"
+-0-"0.8"''' ~
-Q)(I),- .bU)Q)'tii
oe"'8 c:"'c.c:
=Olll Q)8Q)EO
<(+:;E.!::5 E._o
0::
iij
""
~
Cl
-
-0
Q)
"
C
~
e
o
u
-
(fJ '- Q) UJ
CO 05 :;~
~ 11'-~(/)+==
=-fJ~Q)~~-go
'5~.o~'-o.uro ~
-:JI...m.! -..cm
(ij-Q)"'IIl~'" -~
..cm.....-co:J"e
f/) C m en-co - c: en ...:
,-=g ~:s.b Q}E E 2~
.9_."ca..c: .D::J
uro~OC):J'--
COO m U'- - 0 c m
'- U'I:: .c. 0 ~'ffi "0
c~s-g:5~"8a.nf
8 a. CO CO.~ en.c en:J
clll E o;_:Ew m1ti
o.o.C)c C en E.c. Co
+:; 'en'.!: +:l Q) m >. g II)
Olll"tl "'E.cm 1Il-:
;JO=Oo.o", Q)
~- a.::J U,- a. C ~
U)(I).c(JE-ffi(l)~o .
5 '" "tl 0 Q) ,.:;ii:'l'l ~ Q)
OJ:: ~> >.o-!._...:~
Q) g .Q ~ ~ c: > c.~ 0
oCt- E 0 0 a..Q:!J: 0.(5 a.
U_UJo_ml...fh
~
iii
::s
a
..
<
'"
..-
,
('oj
.0
III Q. - E'
EQ) ,t:::5 c:
Q)'<- l!!J::'<-l'l8.~ 580
>O-cC)+:JO~Q)OcnE _
Ot::=coOffi-c,-..r::cmmc
.com'-.....Q)Q)QJQJ.w cnQ)
m c.(/) o.-c >........r::-.c Q) Cx
Q) l!! ,!!1 5 ~ Q) ~ t- Jg Q) :5 'Qj Q)
~ ~'-'>C:l,j: .(/),--c.cm
_ m:=oro 0 0 Q)~C: m c: c~
o ~ ......J.., .c=o(/)mO
.c ~ .! CQ) 0..5...... '0 E c: -c ~.s .
0'-0 QJ=cnmQ)OQ)u QJ
ro :J It: E.o's: c:..... "0 +:i > :J -c -.0
Q) W.- Q) ;> .- - 0 Q) "c Q)
o m ~c.1ij~~ ~1ij-5:2 ~~.~
u.,.E g..5~U g-~~ ~ go~~
'"
:;
,<-0
o III
.?;>E
,- III
()t-
,
c:
In Q) ,
l!! E () 5
~Q)W+:i
gj c.t- ~
Q) E Ollll
E ,- c: 0.
Q).t: 0
m~.g.~
QJ(ij :=
..r::..r::"Co
r-wB.!
0::
jjj
""
~
Cl
ch
c.~
E,=
,- e
1lo.
-Q)
~:5
III Q)
In 0
~.g
......~~ui
0"'0'0
~ Q) -::: '"
EEQ)Q.
- Ol'E,~
(ijC:O_
c:'j: c: '"
00-- c:
'~_-g 0
-- ".p
l!!~ _ ~
91 Q) lii Q)
6j!:Eg-
CD
..-
,
N
.0
'"
..-
Q)
Cl
..
D.
a.r:
:is
{!.
D.
0:::
:;;
:;;
.
, (ij
, g.~ cn~
~ ~ ~ '5~ en
.S c: '- C (/) Q)
1ii Q).e ~ ~ 13
c: ffi w . C:'" c:
~ -i::~]!Q)S Q)
...... (j):J C ~ (/) .c
"tl III gj Q) 0 Q) ~
o "0 -0>.... Q)
o . Q) Q) .-' 0 :J . . ......
cnCl)o.Een:C(f)(Uw
Q) Q) (tI._ oC
>''->'0)'->.0>-
.c~.o'-c:.cEffi~
c:mc:2oc: "c--
o Q) 0 0 c: 0 ~.- en
UEU.E"tlU2~~
~ Q) ~ (f) c: :J 0 I""
"tl~"tl ~ "'"tl 2'C Q)
O)::JQJ_(ij(ll....O-C
r.;. "0 '- C::.p ~ f/) C:.-
.g- 2.g-';':fi -g-~ -g e
t-Ult-,5"tlt-,5 ",e..
-
.CIl
-
~.!/!
-.!!
cn=
::l C
--
S
.11l
C
0
:g
...
l;::
'C
.CIl.
>
:s
i2
e> CIl
0 :is
0:: .~~
)(0. 0...
We> c.D.
-1Z .m -
0.- 0::
:sl-
00::
o~ C
ZW .0
00:: E,g!
-0 C ::l
!;iz CIl'C
0< e~
CIl ...
:Je> 'Q.11l
Oz .5
w-
:slS
:J!:: .
OZ .-4).
wO ...
.~
.~~ ::l
0
Wz 11l
1-0
!;i
e>
I-
:s
l!!
::l
III
..
CIl
::;;
C
0
Z
... ...
Cl Ii:
z
~ E
I-
'C
C
..
C
0
Z
~
0
C.
III
C
E
I-
c
o
o B Ii> ~
- C 0.,2'
~ocoE~
E E ,- E
O')I...~(I)
>.c: O'C'-
[i3't: w:5
....c:a>>_
o ::::J 0.= 0
_--CO
'^. ~ 0 .I::. 5 pi
lim~(/)~-
.-.cQ)(I)m~
l'll/)>'Oc",
Q).=~ g Q) Q)
c::J!!'C.cEE
'"
:;
_0
o Ol
.;::-E
,- Ol
01-
~
o Ol
C> t!. "~~
.s:~ I- C1) -
"Ucuoc."'Oo
Cc: I...C>,
::I 0>"0 Q) 0 u
~ '00 'm "U .0 C", 2
'- 0 a. c: <V .-
m!EQ):Jgg.~
~ro.o"OnJ80
.!::: J::; 1ij ~ 5= o:!!!.
(tJL....c:cot: e
LL .E (I) Ci.J2 .9 c..
c::
jjj
""
~
o
i:i
.9 Ol
diG) C
0.:5 Q) ~
~.~= {O
>(/)....:;:
cD (tI m c:
"C.oOOQ)
mQ)(ij.c:
..J::::'-c:;::
_"'Ol
Ol..c._ t/)
L... Cf) en c::
'5.= 0.9
C"~ij:o
l!! '" l!! Ol
-~
1ijgo$
~ Q} C:.S:
-0
~[:p ~
O'13.!l1 '~
Olt:;]Y 0
.crow=
~ Co.S: .E
Ol
>-=>
~ 5i
~~
ll.'" C Ol
0>
(1)-'1::
=> 010
a..S: 0
E E >
'" Ol Ol
OC::N
@)@)@)
'0'0'0
"'''''''
000
c::c::c::
l\j l;j l\j
ODD
-.'-
,
'"
.,.;
1ijo~ -d1ijll
"O..cQ)UJU)W"ca>
Q) f/J 'O'w'- c: (I) 'n
> c: I,;,. c: ~,2> tI) c;
e OJ a. 0.- f/) Q) c-
a.'en Q)~13 Q) 15 (l)
a.Q)~ ~ (0"0 c.J::
cu"'C~a.-UJ .....
Ol cU)Q)cu32c:
.;::-,- .c: Ol ,-
=="O.E:_""Cli:'U
_'oQ)""C'(Q2_a>
oJ!!,Sa;:5 0 O,S
E;:",,!9 u: "'"~ E;:!9
o I/) Ol ...' I/) 8 Ol
u ~ ~ m'~ c8 ~ m
<e.E.oii=> <(.oLE
'"
:;
_0
o Ol
.;::-E
,- Ol
01-
Ol Ol
.c 1,,- =0:5
=.9:J 0 <lJ~.t: Q)'5
~ '- 8';;.c: VI a.;; Q)
(I).g o~1- ~-go (I)
c:a.oE+-l=Q)C:~
.2>-0 Q) m g g Q..Q a.
gj ~ 0 c.,5'- E 1il '0 +!
'CoC:>,L...~o~CU
....ttIOQ.w.-oQ)
(l)o.,::::Jc cO.~O'''''''
.c:a.(I)m~~OJoQ)e
I- co.~ a...... .......c _ en a.
c::
jjj
""
l!!
o
~"O:=:
=O)UJ
.0) 0 c C
-omC)co_
::J ~ .- I-~ C
__en 0)
O'iij 0) Q)'_ .
Cc"O"CCUJ
;;~O)'iij~~
co-.oL-c=
.c (I) = ~ 0 '0
UJ UJ co'_ 0 co
()CO.cC::::Q)'+-'-
wEUJQ)-""O
r-.m~=5mg;.
0)'-:= 0) 0
.c: I/) 0 E a.
- Co J!! ',. ;g 0
_ :> > L-
o c .$2 ceo..
cco.coo.Q)
cu-I--'+:i 0=
Eo !9-
c ~"'5 ,2:-.8
g.,Q 2 (I) '[: Q)
-en&::&::oo
<IJ'- Ol 8.c: ,-
>Ol ~ 0 _ c:
L- L- &:: ::J Q)
00.0,_<(1/)
')I
'"
.,.;
~""O ~ (I)
:s::Q) -2
'1::,5:g~ >OOQ)
~.lJl Ol,- .0 C.c:
_CIJ e::!. u: ID~"COl:Q~
"'" > <IJ,-
.-.'Ol Ol'--o >Ii:....
'-.0 - 0 .......
U=ij:~~ 5.'0 ~
Q)tUt)(J)oo.>.'-
-=..c: Q) f/J a. to 0.19 ,
-(/)'~oCEI/)8e::!J!!
Oro L-.Q.- co Ii:
>0> o.o~ ~c(~.t)
a.eQ)m-::J -Q)
80.:5 fi}1il 8.<i-1ii '5'
<( g..S.5=5 oU-Vj a.
'"
:;
_0
o Ol
.;::-E
.- <IJ
01-
_ >- C
O...!.==J!:!.a g
_-li:._"O ro
'" Ol"O I/) <IJ n t
> "C Q) Q)'O ~ 0 '
e'Ot.c'S L- a.ro
a. 0 - 0 ,oc E 'C
a.(I)a.OL- Q)
co &:: E~ c..c..'~ro
c: "',- '" Ol.;::- C E
Ol OlE 0)'1:: .a ,- +'
~ cQ)=()ro=
,- 'I:: - nJ '-ij::
>Q)Q)ca.cm~_
>:5>EI/):5,50
.,
.....
CIl
Ol
:is
..
l-
e..
c::
::;;
::;;
c::
jjj
""
l!!
o
Ol _
.5""C 0 Q)
UJCrn-
::J co t.::J
Q) ::> :J e
_",0
'w.~.c "'5
Ql>...rco
.c: Ol c.c: ,
+J-=:m-c,2:-
0- E Ol ';;
-~a.>+J
"0 (I) 's e 0
~.;::-O"o.ro
0,_0)0.0)
a.U- ca.=
EOloOlt::
,-.c: Ol:5 0
(IJ+Ja. a.
,- -.;::-'0 E
Iii J!l C ,-
't: Q) Q) co >-
$ ~:5 c:" ffi
(Qcn~~o
~~e~-:::
;=.0 o.Ql 0
- ::J a. n't:
:!::a.cooa.
'"
,
'"
.,.;
.
-
21
~.!Il
-.!!
"'~
'" c
...-
J!
III
c
0
~
u
""
';:
..
>
::!S
~
Cl ..
0 :E
0:: iii~
><0. c
c-.ns
wCl c.a.
..Jz Ul
..
0.- '0::
::!SI-
00::
O~ .. c
M 0
:~,.!!
1:'"
. CD -g
E.c
. 'CD CJ
~Cl "a III
Oz .5
w-
~~
~!:=
OZ ..
wO 'U
..
:!2::!S '"
0
wz III
1-0
~'
Cl
j::
::!S
'..
..
'"
Ul
'"
..
:!:
c
0
~
'"
:;>
~.
.
.~ m CO ~~ ~ ~
ro ..0,>- _~l/)O'C: ~ c:.oQ)i;:
I_WtO 'U'-QJ-Q)Q)...
'~c~E'U Q)N.-m-s~ 0 -
2o~ Q)~.~'c~l/)m ~E'~~o
",u",EE-"''''~OEO<1l "'.c~
EO> ,- ,e-Eoo. "'<1l0!,!",0
c:~mm~~Em.~ii~o~~~
"C 't: U c: L.," . ""C... en 0
Q)~ ~Q)Q)l/)~C:_ro~Q),-c:oQ)
-'UQ).c:~>.-l/)Omc:>c:~ ~~
'" :5~-8C:t~c:'-oO,,,,\YQ)Q)-
c:'U ~ 0 m~E~ ~~c:
'-Q) eel/). 0'- m~C:o~~.-
EL..,r::.~._o:;::;;~a.~Q)_ ':5-0. Q)-o
m<1l0-o---<1l-.cc<1l_. ,~..
~>~Q)~Q)"'CL..,E-8..c~"O"'CQ)
c80~Q):5Q)L..,Q)o -~ Q)-.~
o ~~_ EQ)L..,-Q)m~m-"Cm
o.~bO~l/)Q)~=a.~~.U-c~c~
~"Ol/)c"CmL..,~m~_CI) ~a.mL..,
'"
:;
_0
o <1l
~E
,- Ql
UI-
C
o
U
2
1il
e
o '
0'"
C>~
e'-
'i:~
'" 0
0",
0::
ill
01:'
e!
o
~ "'0 Q) '-"tJ
'-CD 3_Q)E <1le
"C EL..,>-SRm=._ ffifimE
=c Q).Ec:.....:J ... COmO>'
rQ &.= CD ~ m'::;:Q.e ~ 'C ffi '- "'C.J= ffi
Ytf)g"'C~+-TQ)CI)"'O~(1)Eoro"CU)
cO> c:..omQ)...._ U)NQ)Q)
o....o.9c:Q)='-omcomQ}m>VJ
c::= OlO E to =5 :J Q).5 c:~..c 0 0
'" J: c:- C ~ 0.'li5 'S; ] 0 E ,- o.c E 0.
_Q).- 0 ;>L..,COco-c--G>L..
cm>"'C.5Q)cro c..+-'Q)Q.(ijL..Q)
~;; 8 [E", ;;:,_2 ~ ~c: 5 m", EQl~ 6 g>
Q) en""" "'" (0'-'-0
L..E.-.......--ctU <UU) cQl_-oo
_,-"O...uCQ)Ca>.Q CDea CQ)-
10 l;:: >"2 8 :!: 'E:5 (/J ~ oCl- E ~ ~ to g
..c: CD C:J en CO C..c: a.q:: Q) _
UJ. C m "'0 Q) ..c: - E 0 (/J CD X .- '- .-
'-.S! 0 c:=:!: g e~ Q) c.c Q} 5,-:::(5
Q) en- 0 - 3: 0 - c '- 0 = -.- Q)..c:
a. >, >,._ 0 ..... -:E ~ CO 0 fJ) :5 _
O..c: - - tn",o.... C u.c C 0
~~~~~.~~~~~~(/J(/J-'ffig
>'~'-'E-a~Q)ocsUJ~Q}(/JQ}Q} .
G.J_"O roG.J>E8roc~oc.c_~
"'O(/JQ}mc:~8Q} ~oQ)"Om_~~
ID-6 E'E Q} 0 UJ '-= tnOmm Em Q) m
~.5~8:E~~~g~~E:E~i:E.c
Ul
'0
..
~
'"
::t:
~
,
'<t
~
'" <1l '
,0. <1l :i::5 <1l~
2 >J.c:::_-o.cct=
oraCD~~'-oOc-o
~ ~ S (f) o.~ a. ~: ~ .~
Q} Q) 0>32 ~ ;50 'Qi 0 -0 (/J e
:5~~t~~~!o~~~i
> ~ (f) c ~ C e
__(/J :E_:5..::.:::0.co,_
o"'Oj~r Q) Q)+J-'
>-}1 '" g.EB!J! ~.g~]
0. (/J "'C C C "0 :> c'u q:: .5
8<1l-o"'<1l<1lQlO<1l'c.ll1
-":5'- c:..!!! m:2 c'E a.Q) Q)
...... (Q o..c > 0._ (f) > .....
'"
:;
_0
o <1l
~E
,- <1l
UI-
e
o
""
o
.E
'"
e
8 iii
C).!!!
c~
'C ,2:
",-
o~
'"
....
..
'"
'"
a.
0;
:E
~
a.
0::
:!l
:!:
0::
ill
01:'
e!
o
g .9
:w '-_
- '" Ql .. 0 0 Ql
~c: -IDe
.....-.J::m..c: "2..c:.....
g>= E ~ ~:8 CO - 0
'cm.ll1-o <1l "'-05-
~.c c: c~.9.S'.e ~ffi
~ ~ 8 g 8 !! ~ (/J ~ s'
~Q)~m."'iii_~~co
i3g- .5..!!!Q)5o-~
0.- m E:9~ 0- c-
O~,,-Sfl)~_.!2o"'C
=Q)mcmroo~+:;Q)
'a'O Q) 8J!! (I) mm (I)
'" :5 _=-Q)cC:
Q) cOQ)....-a>.
m:5eO~"';;:S~.g~
oW ..'- CO X "'0 ~ m.Q :.=
ffi c: c: Q) Q) B "'O'C C. CO '0
"'0 .Q .2- ...", E '" e 0.0 00.9 J3!
.--- c:::J
gouQ)::J'-oa.-omm
m.5.5:5.5 ~ 6,0.", ~'ffi ~
C:U)U)_X~~ :>_0.
m c: C,- (Q C 0 Q)~ CO (/J
~88~E8Jg:5mE'O
N
~
~
:!:
~
e>
o
0::
'0.
X'
we>
-1Z
0.-
:!:I-
00::
o~
ZW
00::
-0
~Z
0<
::;)C)
Oz
w-
::5~
::;)!::
OZ
wO
:!::!:
Wz
1-0
~
C)
j:::
:!:
-
oS
~.!!l
-.!!
cn~
::I C
--
.l!l
Ul
'C
,0
.~
lU
"
;;::
'C
..
>
..
.:5 .
'~~
0..
c.e.
'"
..
a::
'C
o
:i::GJ
J!l-
C.a
....
E.c
.. "
-Ul
c. '
.5
:..
l:!
::I
o
Ul
~
::I
'"
lU
..
:;;
C
o
;l
lU
Cl
;l,
:E
"0- c-"
c QlO ""cu- _
Deli: o".ocu......=o
:o:Jo_._U l:i:]J:: ~::Im <0 Q)
cu '- c: c.. rn "'"'C c:: '"~ .t: ...,...
:3"'OQ)Q)..Q:Jf/JQ)C>.0e
<'>~>CDQ)OQ)_CU..oU)c.
cu._~~ > cu (/)";;; '" "'_ Ql
>j9C':o;;IQ)>",'",_ m
Q)Q)m-uwcuocu~c::5
U'-Q)(U'O .u-:s.a.Qc'
Q) a>ij: >. U 0)"0.- m (1).-
>..c_OC1>wc:S~c"'"O
o _ 0 !2 (/) 1-'- c C)~ Q)
~-Q)""m CQ) '-ec
a.m.~C".t:_'i6C/)oCIJ .-
g.~ E!~ a.cu.::s Q) '-"'0 a.jg
a. .c- L...a.C..cQ)
we: (\)0 I:: c:o.&:: m 0"" .
..cj2Q)L.roQ).!!!mo -:JQ)~
I- 0.:502 Q) E a...c+:t.~UJ.o~
cu
'S
_ 0
o Ql
.?;oE
,- Ql
UI-
c
.!!!uC:>'
c. <1> ,Q ,;
5~E~
+=<'-CO-
(GQ.Q}::J
::I C. E 0
o cu 00
cu <1>
>Q)Cio
Q) ~ E::
Q) (0'- 0
-C..c L..'i::
I-cn.9c..
a::
jIj
~
CU'
D
-
"
..
::I
C
;l
C
o
"
-
'"
'E
~
lU
J:
_,0 mC
mc-c: ~o
.9 c:~"E.!!! Q). 5515
I 6<1>>= 0-8cuc.~m =~S"OB
f/J W~~~~m~g.g~s~s~'Bcu
,-Q)~o(/)-o m;Q)cU)-f/)Dm>
<1>~~<1> Cl-cQCUE-E-E~cu <1>
a.-x'-Cc cuw::s._ C'-0=~Q)
~~~~~~~gg~i~~~E~E~
~ffiE260ro~mQ)C:cgo.!!!Q)o~
"O-Oc~~ <1>~U&-o cun~J:
Q)a.UQ)CUL..SOOWf/J=Q)~c=>'Q)
:5gc~a~2~tl-~~..crom",~~g
>..-O'-m"'-'-+=iQ)m c-ID (/):::-0
o~+:tm>f/Jf/J$c...cmOOEcuMroro
c~~a.Q)cQ)uQ)~Q)+:t- ..c'~VJ~
cuo <1>",OL ~~"Ocu<1>CUO<1>~O
~ro~D._~.-SI-~~o.~u~mm8
='>"'C .c.--co -0" (1)(\1
8<1>W<1>I->0~"Oo-oc-cc.cu
CCO'~ ~m~~~.5~crnU)m~c
orn-~~~co~wo~mBEEo'-
o ~~mmrn~ro-- Cmm om
_~ o~.> a.a..,!!,C (1).5'-:3 a..!!_ en
~E~ue~~i'e~~~~o:3~om~
'~~w~&~8c-ms~=~8c~~~
~"'I-=cuEocu.l9nJ:ES<1>oO"O~c.
0')
,
'<t
.,;
c co .5
- 0 -
1ij~~~~Q)'g
~.c 'e"""'~ +:3 c:5 c:
.- en a. 'S: .- .-
~c:a.E+:3-g.2B
Q)caQ)80q::'U~
--.c co_ Q)
.5 0._ c)~o:v ~a>
<1> ~,5 c <1> "= > 8 r.=
=<1> '->0=-
- >8 al ~ R g-~ cuo
o .5=c5Q)L...Q)"O.~
li:e.rnLL~li3.offie
8m~ ~:t:l""".,c.
+.:i aj-'-'" ....w
<(~~ii:o~~U:5
cu
'S
_0
0<1>
.?;oE
,- <1>
UI-
.?;o
.!!'jij (3 cu cb g>
ro.!:u CD g goc.. u
"Ccnc:5-.ococEoro
mc:CO <o.r;",Q)._:::~
> m"'C >.::!::: 0._ "C 0 ....,
'ma.Q)..o:::J Q):J c'L;:-
c 3=-cOOQ.-Imc.O
Q) ~ Q) Q) c: CD _ c:
C Q) 'S; > 8-.c 0 ~ ~ .0
'_>Q)O -uco....+:3
Q) 0.... c.Co:5 c:.- c:.~
..c ~ Q) a.~.- m-g Q):!:
I-~.c cu cu J:CD_ E,5
U>
....
..
:c
lU
l-
e.
a::
:;;
:;;
a::
jIj
<S::
~
o
:g
l:!
::I
o
'"
..
a::
E
::I
...
:;
o
, <1>
~ mm.Ddl
ro Q) ~ ffi c.5
~~'~xg-l'l~
.-c.CI)QJ....cC)
0) c: C;, 0
oOoQ)"'C +:::oQ)
Q)o"'Ec:'tco:t:=
.'e-~ ~.~~ RE~
a..c.9 co >.~ 0 0
Q) ~'c l....!l-oct
.croO.2c:c:=,f!
""cEc:.QCO"cocn
.~ caro.!2ro.~~~
::J c:.c a. Qj en Q) +:;I
CT'ffi:S m a.~o 0
~~ ..oma......
-"Oc c ~
='-c ~m"""o
~.9co~Q)u~.&.
U) L...- ," > -....
Q)c:~O~..c'C
.?;o a..!! c. 0 ,- 0 <1>
'-O-E<1>"=::ICl
UQ)~._L.m(/)ro
GJ>c"C.!9c-c:2
~<1>8CCUOOCU
J-"'C CO"C:O+:;UJ
....
,
l()
.,;
.
:E
~
C)
o
0::
~~
-1Z
0.-
:E~
00
00.
i
0<(
::3C)
Cz
w-
:5~
::3!:::
oz
wO
:E:E
wz
"'0
r:
<C
C)
r:
:E
.
-
s
co III
c-
_.52
"'~
::I C
--
J!
l/I
)
Gl
:c
'in :..
C 1:.
o CO
.c.a.
III
,Gl
0::
C
o
',;:l 'Gl
J!:;
. C'tl
Gl Gl
E.c
Gl 0
'Q.l/I
.5
C
'0
:g
o
0;::
'C.
Gl
>
-'tl
o a> a>
cctc i;:
.Q~8.m>-u
mQ)Q)Q)Q.Q)
&.~ ~ a 8 'e-
.- ~ '" Q) (Q Co
E~a.l.c:OQ)
OJ Q)~= .C.c.
:; .0 n:J co .....
_ = u ~ ~.5
o tU Q) .- "'C
>.-c'0' ~o Q)
a.UJ'-cf1)C
o c 0.._ .c .-
oroQ)"C-l9
<Q.=~.9~
'"
:;
_0
o Ol
~E
,-'Ol
Of-
c '
.s2 I.~
a...... E ~ .
ffi 0.5 g
c C 0 0,-
0.::;0>...."'0
1iiro.co~
cnOJ='cC)
E,b~a.Q)
EQl(l)'tl""
(I) Ol (I)
<D =' c.... 0>
..c:.s2~..9:!r:::
I-oa.a."..l::l
.,
l:!
. g-
l/I.
a:
W
iI='
~
D
e
::I,
'Ill
co
Gl
:;;
'c
o
";:;
co
. Ol
;:l
~.
'"
Ol C>
-.c CI
o~_>.roe!
:: :J_..c.c a.
Q)~o"CuOJ_
Q.:J-w,f,....co
ooec (1)0
Q;~~';:::t::"'c.6>
>J2xt:m.~o
Q) Q) ~"C-
-oc-oJ!!UJcg
Q)J2 c Q)~- COg
.c Q.cu"O,- C.c.
..... C CD Q) () .g" 0
e ,0 a...c c 1Z ro '[
'-""",0=0).- a.
:J OCUQ>:EQ)
trC>(I).c~ :5Ol
~:eQ)UJQ).g'O=
=EJ::ffi..QQ)cL..
mml--ccn(QJ2
-C_.D.o'S-....
(l)C:(I)C~....J(I)C
~~ ~~:mo.~:m
o Q)::::Im::J"Oro:J
Q)15..o~~cE~
.c E :(l'- 0 '" Ol 8
~._,-EoCD(I)
~
'tl
Gl
::I
C
;:l
C
o
.2-
III
..,
'0
~
::I
o
III
Gl
0::
i!
::I
~ J:
o ui
...!.. Q) -d "C a.i
atsQ)=~2 ii:
E .~= a cqij ~ "0
"0 e c: >. cn-C = .$!.
Q) Co'- a..5 Q) co e
"" " 'tl 8 ,N .0 .c c.
=_4) c: UJ
cawc<(o.9-oQ)
:J I- 'm :6 (I) Q) :;
C' (1)"'" .::::J Q)""'-
-.cQ)~ro:.:Jrl.5
0... -- ij:..... '>-
.... '- OJ u.- o"'tJ
.!Qn.oorot5QjW
-Ij:;-Q) '-ro '-C
Q) ~(ij'O'c 0)"0]9
.co..c:L...OCCQ)
1-..... (I) Q.u._co,-
'"
:;
_0
o Ol
~E
,- Ol
Of-
"~ 0)
'-", c'
.c: -'C: en
~ :g ~ .9 cnj :J C: .9:!
m-_I......!:" "08""
~~(ij.Q~~"O ~
Q) C..c I..... tU :J Q)""'C 0
!E~ena.CnenccttJ
(ijtf)~"O tUQ)COC
5-'~~ ~ ~ ~ ~ '~~o
-c:cCOtf)--o
Ol00 Ol"",-c.m::>
.cOl ,-.cE"',p
i- ro E:E.!:i-._ 0) en
....
...
.,
Ol
co
a.
.;
:c
~
a.
a:
:;;
:;;
a:
W
iI='
~
D
~ - ~.l9 ~~.
D ~ro ro- tf) ~-
0)-' O).c: CD OJ'c J!:! Q) c: >.
c~ ctf)-cnCO""'C co>.""'C~
~~ 5~~~Ol"'Ec0~OlC&C
~~"~~aQoti "'~'tlO"'roO
0)Q)5tf)C)~Q)~Q)s~~0~~~~
2~~~J!:!0~~~~~:J;~~E~
~o O'~ECD~~-cnQ)O~Q)Q)
_",~~c~Q)~:J(I)~~~~~~o~~~"
'tl - Ol 0 .c - - - ~., ,- l'l- C> m
~Q)ro~~~ro"~.roQ)~5~~~rou
.,~c:~c ~0C:~~O _._~>.
~=.~~OOl'OQ):JD:JMQ)~UW=(ij
.-tUtf)~E _~8-tf)~DUQ) tUo
~:JQ)oo~b~ =-:J5~i~~'c
Oltr'tl'tl(l)Q~""c."'(I).~ u;::>.c
~"'~c-Oloo"~~Ol ",OlIEo
~>.om~=5m~o~~~E=~cnJ!:!
..cD~mro~:JC:ro~-~UW~roroM
en ""'C 5 ro .r. .a ro g (I) 6 ~ J- :J m C "C R'~
~~EO)tf)uQ)uQ)Ero .u;~m~~"O
'-0 ~cnQ)S2~ ~tf)'-tUQ)Q).-c:
u~ro~~'~Q)u;:Jro~~o_~>~m
Q)C:.ao-:J>c:O.aco"O~m 0 b
~~~~~~~8~~~~ffii~~~u
<')
,
III
ui
:z
i2
(!)
o
0:
xD..
w(!)
..Jz
D..-
:zl-
00:
o~
ZW
00:
-0
t:z
0<
:J.(!)
Oz
W-
:5~
:J!:::
OZ
wO
:z:z
Wz
1-0
t:
(!)
i=
:z
-
oS
~.!1!
_.!1!
en;!::
. .a .5
:J
(/l
C
o
1il
...
Ii:
;:
..
>
..
:is
~~
0<0
C1.D-
1II
~
.C
o
.. ..
<0-
_. ::I
5i~
E~
.. ...
-aU)
.5
..
....
~
.::1
...0
(/l
~. ~.!:
~"O -S
~:g-go gj~
-]j<og'OlQC
~ Q) Q)'I:~ C.!2
l+='-ii:.8(ijQ)Q.
Q) ~ o'c.r::.ii: E
.,s_OlOlll,CS
1,- (ij'0' E (/):!:!
O..c: a.;. 0 g:: m
>.rn 0.'-'-"'0 c:
0._ Q)"8;t:! Q)'S-
S c: ..c: 'C -g "0 ~.
Ol-OlS:JOl
<(E,~c- "0>
<0
:;
_u
o Ol
.c;.E
,- Ol
Ut-
,s
'3: Q).9" .
_.0....0)
ffi= ,Q.5
E~ aU
Ol lII"O ~
wQ)Q)O>
'-.0-0>
o>,c Ol C
<(1-0.:;:;
Q)Q)E~
,C S ,-
t-,s ,~
0::
W
m
C
u:
..
~
::I
1II
<0
..
:;;
C
o
..
<0
0>
..
:E
Q) ~
..c _U):Jl:Q"
+-' o~SEg.
.-'E- c:"'O U) ()..... Qi
(UC:~=m>
iiio~"'Om..cQ)
0.- "'0'0--0
C).E m m ~ U)
c,-O)_c.-:2
._.wcmom_
"O'c ~ :5 E E '0
e:!Q)oU)~~_
0)= Q) c: a. c "5
<o~C-.!2.~m0
ocnQ)-g'OE~
(1),-:5-"'O::J(O
u~..c: c: ffi..c: en
c0=5.2_'Ot'O
coQi;:'U>c.c-o
~ >....~ Q) m Q)
.!!1~iij:;;.s~t5
o_E.g'm,-~
- 0 Q) Q)::J E '
o'!!!.~ ~J::; 0._ c
'C e 0>'5 Ol 1II Ol Ol
0.. 0.<( -J:5 ~ .c E
-
"0
..
::I
C
..
C
o
.!:!.
1II
..
l:!
::I
o
1II
..
0::
1!
~ j,
o .,.;
I
~ Ol'~
~:5-g
G 0.5
-'- 19
o CD Q)
a~'-a)
..... c: 0)-
-..-"'''''
.el,b_:'"
c m ~
OlE ~,C '-
~ 1II 0
::J:JQ)Q.
uO-",
o f/),t: Q)
C~I-:5
,
'"
:;
_u
o Ol
.c;.E
,- Ol
Ut-
~IQ)-g "-(I)"OOl o>l!!
:J.~..omt!.Q)Q)Q)_-co
~ "'0 't: "'0 0 ..c: 'tn 0 Q) 0 .- u
B ~I-~ 2:'E ffi :;a.~~J2
c: m~~ o'ffi~ g g~.o Ol
Q) 1/),- c: Co Q) 0 ~.c:
s::. 92 - m . '- 01:.....,
:: ~ -g- ~ '0 .9 n 13 ~ M ~ ~
""C::JL._~~m:J_.5oc:
co Ol>16 Q)'-_ (/)(ij..c 0 Q)
",Ill . :e:c'E -lIIx
~ ~ 8~ 03 mo~'~:a Q)
co
....
..
C>
:is
~
D-
o::
:;;
:;;
0::
W
m
c
u:
2~
"en CO
o mt5u,
_ 0 Q) C C
Q) (ij .0,.0'0 2
Q) L... 0 L... tC.-
L... ::I - 0. Q) CJ)
O>~ 0 CJ) 0
rn ::I Q) OJ ._ 0.
L... 0 i3:; .3',~
OJ=L...C "0
g-rarnoo"O
w'Q="O"OC
> rn c: c: ra
OJ ,9- 0>::1 rn C
"'C .t:: ,!:;; J2 CO Q)
.s\!!"COl<uE
.- Q) ::I L... 0>-
wcurnc:rn
-g~.5rn~~
rn.t::uf:;~m
.c;.,!!1 ~ J!l 0.. c-
u g.~.M~ ~
~=CJ):e-L...
1-~~rn.s.E
'"
,
'"
.,.;
.
:IE
C2
e>
o
It:
~~
....IZ
0.-
:IE~
00
00.
Zw
I
:Je>
Cz
w-
~~
:J!::
oz
wo
:IE:IE
wz
""0
!;i
e>
~
:IE
.
-
s
'" Ul
on;
--
cn~
::r c
--
:l
II)
c
o
'"
'"
"
..,
..'C.
.,
'>..
Gi
:c
'~~
o I'll
o.lL
<II
.,.
a::
c
o
"'''
:I:;
..C "CI
., .,
E.c
., "
-II)
.0.
.5
.,.
"
. ...
'= ."
.0
,II),
e
:I
Ul
'"
CD
:;;.
c
o
'"
CO
Cl
'"
:E
= C ',-~
VI I .- ,0 0
_ Q):ua1 .2;-" ~~
Q) ~-g.S:2u 515 (1):2
f3a: :J19.~ Q) ~ t: m~
.J:: Q)~ ~u.= cnm ffi.....
a.1::~Q)' "'",00
'" ';I (I) ..c ~ .o>',c '0 >. C
,-0) It: "00
;;o~=_(I)-:"B.a+:J
'0 "0 .a ~ ~ 5~' c: en ~
ffi (f) en '0':0 Q) mea.
lfl = -,,">-e';:E
.- >.- c: a. Q).- :J :J 0
c."'C"C~ Q) D."ffi...... 0 0
02 c: m.c ~.c.~ 0 0
(.) en m......._ UJ"'C 0.....
'"
:;
o~
~E
,- .,
UI-
>. - ='-f/) g>m
~"Oo ctlOm.J::._'-
L -.s::.'CQ)O"OCU'-
:J2g> =U)Q.r....:J(Qco
(I) O. "'0 f/)"'C co fI) 0,.- - .
-:J15~c:cQ)C:L. U"'C(I)
Q) -g ;e <c co .0 Q) .- J2 ::; Q) ~ .!!:!
<II 8 c _:c_ CJ_..o O>',p"O
nJ .- .-mo.c.., Oc:.a
..c: Q) 0 g>gLg'E~~ gf2 Q) (f)
CL.o ~.- en en 0 ~ +:J._ 0.;2 ..c
0>_ 0"0 n:J Q) 0 C)C""C c..... 0
.c='c:~..c:E:Q)o~.amo:J
f- 3: a. 0>0.. ._ .c ... ._ l/J 0 c: (/)
'"
~
.,
Cl'
co.
lL
oj
:c
co
l-
lL
a::
:;;
:;;
a::
ill
'iii
c
u:
-
'0
.,
:I
.5
-
c
o
e
Ul
.,
"
...
:I
o
<II
.,
a::
i!
:I
-
:;
U
-~ >.
- c,
o 13 'en >. 1IJ co co 0
... Q) t) -g .a ~- "0
'O'e' '" "'-~i::'.l'.l i:: ~ ~6,g2
Q) Q.(I)O"Q) Q) Q) co (O'-::J 0 ~"C......-
O~ Q)~5.=P (/)",.2 cn"g en C:::J Q) Q) en
-:5'- .t: :Jmro-(QfI)VJEQ)
'iii_U '" ~1-5: E o~Qi iil=2l >.=
"0"'=>0., ",""_"'"'''' "'>.
.o>.S~~:5m.cC:O~'~ooi~.a
=Q):5~(I)E~=~Q)CL-~o~i
;:i::~U"'o"';:~="'~~:Ic'O
Q):J "'0,:5 J= "0 >'0> .m,c >."0 0 c
.p ~: c: .Q 0> en ~ OJ Q) ~ € 0. c. g 0..2
{3:. Q)~ o.~ro~.Q"O.t: :J-O<( o:J Q)
'" CI) ~ Q)t) :Jc:.g~~'+-B.. Q)-g.a
CUQ)CU::J'CQ) cuU=Q)~.o-
~5: g-~-g~:2:5 g g>.rnQ.E E.~ ~~
~roomoc~Q)c.(tJCI).o&?(tJ~~
o~o"OO'~_E:Jti~o_m",b"Cn
Q)uc~S~=~"CQ)QQ)~~~co
~~;~~.5~Q)~~cn~.'5:Jrn~
,c1-~6~~~&R~~~i.~~~EClO>'1
onJrrD..CI)"""'CI)cu__?rnm _"0
'I'
'"
lli
.
.
.
OUTSIDE AGENCIES
R:\D P\2004\04.0582 Temecula Education Complex\Draft Reso & COAs. DP.doc
33
.---
Jr.
!JflJJ'rM
.
Southam
California
Gas Company'
A ~ Sempra Energy" company
Ir!~YJ~,"~--'-T{~'~-n.'~~~ :~-T-'\ 1
II Ii I L_' L:,,~ l L.. : n 'J
II".;,' '---' ;if!j
I' ~ i. JA N 13. 2005'11 ~ II
UC' IJj
By d
January 7,2005
City of Temecula
P.O. Box 9033
Temecula, CA 92589-9033
SouIhem CaIiIomia
Gas Company
Subject:
010705 Various Projects
9400 Oakfak Avenue
Ow/sworlh, 0\
91313
.
PA04-0561, 40517 MargaritaRd, Temecula
Maillooo Rd - Construction
PA04-0584, Temecula Education Complex, On
Diaz Btwn Cherrv & Camous - Construction -
PA04-0S84, Star World Center - Old Town
Front Street - Construction
PA04-0588, Roick Drive Business Condo -
PA04-0S92, Penfold Plaza - Construction
PA04-0612, Palomar Plaza - Construction-
43980 Maraarita Rd
PA04.0620, Boys & Girls Club - Construction -
31465 Via Cordoba
PA04-0621, Butterfield Ranch Shopping Center
- construction Commercial Bldgs - Southwest
Corner of Hwv 79 South & Butterfield
PA04-0622, Tall Tree Mall Expansion-
Construction - Office Bldas
PA02-0362 -Rancho Temecula Town Centre-
Hwv 79 & Nicholas
PA04-0200, 201, S/E Rancho Calif Rd &
Meadows Pkwv -Construction
Mailing Add=s,
p. 0. Box 23IXI
ChDtrwonh. 0\
91313-2300
M.L9314
tel 8/8-70/4546
ftix 818-70/-344/
Southern California Gas Company, Transmission Department, has no
conflict with your proposed improvement. However, our Distribution
department may have some facilities within your construction area. To
assure no conflict with the local distribution's pipeline system, please
contact (909) 335-7725.
.
,~_cerel;,.--
Rosalyn qu res
Transml si n Pipeline Planning Assistant
~
Rancho
Water
Board of Directors
John E. Hoagland
President
Csaba F. Ko
Sr. Vice President
Stephen J. Corona
Ralph H. Daily
Ben R. Drake
Lisa D. Herman
Michael R. McMillan
Officers:
Brian J. Brady
General Manager
Phillip L Forbes
Director of Finance-Treasurer
E.P. ~Bob. Lemons
Director of Engineering
Pcn-y R. Louck
Director of Planning
Jdr D. Armstrong
Controller
Linda M. Fregoso
DistrictSecretary/Adrninis.trative
Services Manager
C. Michael Cowett
Best Best & Krieger LLP
General Counsel
December L, 2004
Stuart Fisk, Project Planner
City of Temecula
Planning Department
Post Office Box 9033
Temecula, CA 92589-9033
m~[1'iU;[J ~\f\\
1m DEe 06 100' ~\
By ~
SUBJECT: WATER AND SEWER AVAILABILITY
TEMECULA EDUCATION COMPLEX
A PORTION OF PARCEL NO.1 OF PARCEL MAP NO. 4646
APN 909-370-002; CITY PROJECT NO. P A04-0S8f ~
[A.G. KADING]
Dear I'.1r. Fisk:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD), Water and sewer
service, therefore, would be available upon construction of any required on-site
and/or off-site water and sewer facilities and the completion of financial
arrangements between RCWD and the property owner.
If fire protection is required, the customer will need to contact RCWD for fees
and requirements,
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD.
This project has the potential to become a commercial condominium-type
development, with individual building owners and an owners' association
maintaining the common property and private water, fire protection, and
landscape irrigation facilities, In this case, as a condition of approval for the
project, RCWD would require that the City of Temecula include a Reciprocal
Easement and Maintenance Agreement for these on-site private water facilities,
In addition to this agreement, RCWD would require individual water meters for
each condominium unit.
The project should be. conditioned to use recycled water for all landscape
irrigation, If you should have any questions, please contact an Engineering
Services Representative at this office,
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
c: Laurie Williams, Engineering Services Supervisor
Rancho California Water District
42135 Winchester RMd . Post Office Box 9017 . Temceula, California 92589-9017 . (951) 296-6900. FAX (951) 29,6-6860
.
.
.
ATTACHMENT NO.5
PC RESOLUTION NO. 2005-_
(TENTATIVE PARCEL MAP)
. R:\D P\2004\04-0582 Temecula Education Complex\PC-ST AFF REPORT.doc
16
.
.
.
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT A RESOLUTION ENTITLED "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING TENTATIVE PARCEL MAP NO,
33405 TO SUBDIVIDE TWO LOTS TOTALING 40.0 ACRES
INTO 15 PARCELS CONSISTING OF EIGHT COMMERCIAL
PARCELS, ONE MIXED-USE PARCEL, ONE MULTI-FAMILY
RESIDENTIAL PARCEL, THREE PARCELS FOR PUBLIC
RIGHT-OF-WAY FOR STREETS, AND TWO REMAINDER
PARCELS, GENERALLY LOCATED AT THE NORTHWEST
CORNER OF DIAZ ROAD AND DENDY PARKWAY, KNOWN
AS ASSESSOR'S PARCEL NOS. 909-370-002 AND 909-120-
019 (PA05-0070)."
WHEREAS, Gary Wiggle, representing AGK Group, LLC, filed Planning Application Nos,
PA04-0S82, Zone Change and Development Plan; and PAOS-0070, Tentative Parcel Map, which
applications are hereby incorporated by reference, for the property consisting of approximately 40,0
acres, generally located at the northwest corner of Diaz Road and Dendy Parkway, known as
Assessor Parcel Nos, 909-370-002 and 909-120-019 ("project"); and
WHEREAS, Planning Application No, PAOS-0070 was processed including, but not limited to
public notice, in the time and manner prescribed by State and local law, including the Caiifornia
Environmental Quality Act;
WHEREAS, the Planning Commission, at a reguiar meeting, considered Planning
Application No, PA05-0070 on May 4,2005 at a duly noticed public hearing as prescribed by law, at
which time the City staff and interested persons had an opportunity to, and did, testify either in
support or opposition to this matter;
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission adopted Resolution No, 2005-_,
recommending the City Council approve a Zone Change; adopted Resolution No. 2005_,
recommending the City Council approve a Development Plan; and adopted Resolution No. 2005-
_, recommending the City Council approve the proposed Tentative Parcel Map;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred,
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1.
by reference.
That the above recitations are true and correct and are hereby incorporated
Section 2. Findinqs, That the Planning Commission, in recommending approval of the
Application, hereby recommends the following findings as required in Section 16.09,140 of the
Temecula Municipal Code:
G:\Planning\2005\PA05-0070 Education CompJex-TPM\Planning\Draft TPM Resolution.DOC
1
A, The proposed subdivision and the design and improvements of the subdivision are .
consistent with the Development Code, Subdivision Ordinance, General Plan, and the City of
Temecula Municipal Code because the proposed subdivision map is consistent with the
development standards within the Development Code, Subdivision Ordinance, and General Plan,
B, The tentative map does not propose to divide land which is subject to a contract
entered into pursuant to the California Land Conservation Act of 1965, nor is the land subject to a
Land Conservation Act contract.
C, The site is physically suitable for the uses and proposed density as shown on the
tentative map as proposed by the Applicant.
D, The design of the proposed subdivision and the proposed improvements, with
appropriate conditions of approval, is not likely to cause significant environmental damage or
substantially and avoidably injure fish or wildlife or their habitat. There are no known fish, wildlife or
habitat on the project site, and the project is not anticipated to affect any fish, wildlife or habitat off-
site, Furthermore, a Final Environmental Impact Report has been prepared and certified prior to
action on the Application:
E, The design of the subdivision and the type of improvements are not likely to cause
serious public health problems,
F, The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible,
G, The design of the subdivision and the type of improvements will not conflict with .
easements acquired by the public at large for access through or use of property within the proposed
subdivision, or the design of the alternate easements which are substantially equivalent to those
previously acquired by the public will be provided,
H, The subdivision is a commercial/residential project. The commercial portion of the-
project is not subject to Quimby fees. The project has been conditioned that for the residential
portion of the project, the developer shall satisfy the City's park land dedication (Quimby)
requirement through the payment of in-lieu fees equivalent to 2,62 acres of park land, based upon
the City's then current land evaluation, Said requirement includes a 25% credit for private
recreational opportunities provided on-site and based on 288 residential units, The in-lieu fee shall
be pro-rated at a per-dwelling-unit cost prior to the issuance of each residential building permit
requested.
Section 3. Environmental Compliance, A Final Environmental Impact Report for the
Temecula Education Complex (Environmental Assessment EA-097) was approved by the City
Council on March 16, 2004, Per Section 15162 of the State CEQA Guidelines, when an EIR has
been certified for a project, no subsequent EIR shall be prepared for that project unless the lead
agency determines that substantial changes are proposed or will occur, or that new information of
substantial importance is available, The proposed project substantially conforms to the conceptual
plans for the Temecula Education Complex Final EIR and no new information of substantial
importance regarding the environmental review of the project has arisen since the EIR was
approved, Therefore, the Planning Commission recommends that the City Council make a finding
that the proposed project is consistent with the Final EIR for the Temecula Education Complex,
Since the adoption of the Final EIR, the Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) has gone into affect. Consistent with the MSHCP, a Habitat Acquisition and
.
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
2
.
.
.
Negotiation Strategy (HANS) report is being prepared for the project. The applicant will be required
to meet the requirements, if any, of that report prior to issuance of a grading permit
Section 4. Conditions. The Planning Commission of the City of Temecula hereby
recommends approval of the Project (PAOS-0070; Tentative Parcel Map No, 33405) with conditions
of approval as attached in Council Resolution Exhibit A ,
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 4'h day of May, 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
j
[SEAL]
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
ss
I, Debbie Ubnoske, Secretary of the T emecula Planning Commission, do hereby certify that
PC Resolution No,2005- _ was duly and regularly ado~ted by the Planning Commission of the City
of Temecula at a regular meeting thereof held on the 4' day of May, 2005, by the following vote of
the Commission:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
3
.
.
.
EXHIBIT A
CITY COUNCIL RESOLUTION 05-_
TENTATIVE PARCEL MAP
G:\Planning\2005\PAOS.0070 Education Complex-TPM\Planning\Draft TPM ReSolution.DOC
4
.
.
.
RESOLUTION NO, OS-_
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING TENTATIVE PARCEL MAP NO. 33405
TO SUBDIVIDE TWO LOTS TOTALING 40.0 ACRES INTO 15
PARCELS CONSISTING OF EIGHT COMMERCIAL PARCELS,
ONE MIXED-USE PARCEL, ONE MULTI-FAMILY RESIDENTIAL
PARCEL, THREE PARCELS FOR PUBLIC RIGHT,OF-WAY FOR
STREETS, AND TWO REMAINDER PARCELS, GENERALLY
LOCATED AT THE NORTHWEST CORNER OF DIAZ ROAD AND
DENDY PARKWAY, KNOWN AS ASSESSOR'S PARCEL NOS.
909-370-002 AND 909-120-019 (PA05-0070).
WHEREAS, Gary Wiggle, representing AGK Group, LLC, filed Planning Application Nos,
PA04-0S82, Zone Change and Development Plan; and PAOS-0070, Tentative Parcel Map, which
applications are hereby incorporated by reference, for the property consisting of approximately 40.0
acres, generally located at the northwest corner of Diaz Road and Dendy Parkway, known as
Assessor Parcel Nos, 909-370-002 and 909-120-019 ("Project"):and
WHEREAS, the Application was processed including, but not limited to a public notice, in the
time and manner prescribed by State and local law: and
WHEREAS, the Planning Commission of the City of Temecula held a duly noticed public
hearing on May 4, 2005 to consider the applications for the Project, at which time the City staff and
interested persons had an opportunity to, and did, testify either in support or opposition to this
matter:
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission adopted Resolution No, 2005-_,
recommending the City Council approve a Zone Change; adopted Resolution No, 2005_,
recommending the City Council approve a Development Plan; and adopted Resolution No, 2005-
_, recommending the City Council approve the proposed Tentative Parcel Map;
WHEREAS, on ,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,
WHEREAS, at the conclusion of the City Council hearing and after due consideration of the
testimony, the City Council approved the Tentative Parcel Map for the Project subject to and based
upon the findings set forth hereunder:
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY
RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1.
by reference,
That the above recitations are true and correct and are hereby incorporated
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
5
Section 2, Findinqs, The City Council, in approving Planning Application PA05-0070 .
(Tentative Parcel Map No, 33405) hereby makes the following findings as required by Section
16.09,140 of the Temecula Municipal Code:
A. The proposed subdivision and the design and improvements of the subdivision are
consistent with the Development Code, Subdivision Ordinance, General Plan, and the City of
Temecul~ Municipal Code because the proposed subdivision map is consistent with the
developni~mt standards within the Development Code, Subdivision Ordinance, and General Plan,
;(
B, The tentative map does not propose to divide land which is subject to a contract
,
entered ihto pursuant to the California land Conservation Act of 1965, nor is the land subject to a
Land Conservation Act contract.
C, The site is physically suitable for the uses and proposed density as shown on the
tentative map as proposed by the Applicant.
D. The design of the proposed subdivision and the proposed improvements, with
appropriate conditions of approval, is not likely to cause significant environmental damage or
substantially and avoidably injure fish or wildlife or their habitat. There are no known fish, wildlife or
habitat on the project site, and the project is not anticipated to affect any fish, wildlife or habitat off-
site, Furthermore, a Final Environmental Impact Report has been prepared and certified prior to
action on the Application,
E, The design of the subdivision and the type of improvements are not likely to cause
serious public health problems,
F, The design of the subdivision provides for future passive or natural heating or cooling .
opportunities in the subdivision to the extent feasible.
,
G, The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within the proposed
subdivision, or the design of the alternate easements which are substantially equivalent to those
previously acquired by the public will be provided,
H, The subdivision is a commercial/residential project. The commercial portion of the
project is not subject to Quimby fees, The project has been conditioned that for the residential
portion of the project, the developer shall satisfy the City's park land dedication (Quimby)
requirement through the payment of in-lieu fees equivalent to 2,62 acres of park land, based upon
the City's then current land evaluation, Said requirement includes a 25% credit for private
recreational opportunities provided on-site and based on 288 residential units. The in-lieu fee shall
be pro-rated at a per-dwelling-unit cost prior to the issuance of each residential building permit
requested,
Section 3. Environmental Compliance, A Final Environmental Impact Report for the
Temecula Education Complex (Environmental Assessment EA-097) was approved by the City
Council on March 16,2004, Per Section 15162 of the State CEQA Guidelines, when an EIR has
been certified for a project, no subsequent EIR shall be prepared for that project unless the lead
agency determines that substantial changes are proposed or will occur, or that new information of
substant'lal importance is available, The proposed project substantially conforms to the conceptual
plans for the Temecula Education Complex Final EIR and no new information of substantial
importance regarding the environmental review of the project has arisen since the EIR was
approved. Therefore, the City Council finds that the proposed project is consistent with the Final .
EIR for the Temecula Education Complex.
G:\Planning\2005\PA05-Q070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
6
.
.
.
Since the adoption of the Final EIR, the Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) has gone into affect. Consistent with the MSHCP, a Habitat Acquisition and
Negotiation Strategy (HANS) report is being prepared for the project. The applicant will be required
to meet the requirements, if any, of that report prior to issuance of a grading permit
Section 4, Conditions. The City Council of the City of Temecula hereby approves
Tentative Parcel Map No. 33405, Application No. PAOS-0070, subject to conditions of approval as
set forth in Exhibit A, attached hereto, and incorporated herein by this reference as though set forth
in full.
Section 5.
The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this _ day of
,2005.
Jeff Comerchero, Mayor
ATTEST:
Susan W, Jones, CMC
City Clerk
[SEAL]
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
Resolution No. OS-~ was duly and regularly adopted by the City Council of the City of Temecula at
a regular meeting held on the _ day of , 2005, by the following vote:
AYES:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
NOES:
ABSENT:
ABSTAIN:
l
Susan W. Jones, CMC
City Clerk
G:\Planning\200S\PA05-0070 Education Complex-TPM\Planning\Oraft TPM Resolution.DOC
7
.
.
.
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0070 (Tentative Parcel Map 33405)
Project Description:
A Tentative Parcel Map to subdivide two lots totaling 40.0
acres into 15 parcels consisting of eight commercial
parcels, one commercial/residential parcel, on multi-
family residential parcel, three parcels for public right-of-
way for streets, and two remainder parcels, generally
located at the northwest corner of Diaz Road and Dendy
Parkway.
Assessor's Parcel No.:
909-370-002 and 909-120-019
DIF:
Per Development Agreement
Per Development Agreement
Per Development Agreement
TUMF:
MSHCP:
I
Approval Date:
,2005
Expiration Date:
,2008
WITHIN FORTY-EIGHT (48) HOURS OF PROJECT APPROVAL
It is understood that the Developer correctly shows on the tentative map all existing and proposed
easements, traveled ways, improvement constraints and drainage courses, and their omission may
require the project to be resubmitted for further review and revision,
Planning Department
1. The applicant/developer shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-four Dollars ($64,00)
for the County administrative fee, to enable the City to file the Notice of Determination with a
DeMinimus Finding for the Mitigated or Negative Declaration required under Public
Resources Code Section 21108(b) and California Code of Regulations Section 15075, If
within said forty-eight (48) hour period the applicant/developer has not delivered to the
Planning Department the check as required above, the approval for the project granted shall
be void by reason of failure of condition (Fish and Game Code Section 711.4(c)),
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
8
.
.
.
PRIOR TO THE ISSUANCE OF A GRADING PERMIT
G:\Plannlng\2005\PA05-0070 Education Complex-TPM\Planning\Oraft TPM Resolution.DOC
9
.
.
.
PRIOR TO THE ISSUANCE OF A GRADING PERMIT
Planning Department
2, Consistent with the Riverside County MSHCP, a Habitat Acquisition and Negotiation
Strategy (HANS) report shall be submitted, The applicant shall meet the requirements, if
any, of that report prior to issuance of a grading permit.
3, A copy of the Rough Grading plans shall be submitted and approved by the Planning
Department.
4, The applicant shall comply with the provisions of Chapter 8,24 of the Temecula Municipal
Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by
providing documented evidence that the fees have already been paid,
5,
The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any artifacts
or other objects which reasonably appears to be evidence of cultural or archaeological
resource are discovered, the property owner shall immediately advise the City of such and
the City shall cause all further excavation or other disturbance of the affected area to
immediately cease, The Director of Planning at his/her sole discretion may require the
property to deposit a sum of money it deems reasonably necessary to allow the City to
consult and/or authorize an independent, fully qualified specialist to inspect the site at no
cost to the City, in order to assess the significance of the find, Upon determining that the
discovery is not an archaeological/cultural resource, the Director of Planning shall notify the
property owner of such determination and shall authorize the resumption of work, Upon
determining that the discovery is an archaeological/cultural resource, the Director of
Planning shall notify the property owner that no further excavation or development may take
pl~ce until a mitigation plan or other corrective measures have been approved by the
Director of Planning," ,
6, The following shall be included in the Notes Section of the Grading Plan: "During excavation
and hill-side cutting activities, a qualified paleontological monitor will be present and will
have the authority to stop and redirect grading activities to evaluate the significance of any
paleontological resources exposed during the grading activity within the alignment. If
paleontological resources are encountered, adequate funding will be provided to collect,
curate, and report on these resources to ensure the values inherent in the resources are
adequately characterized and preserved,"
Public Works Department
7. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the. following agencies:
a, San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d, Department of Public Works
8,
A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of
Temecula standards and approved by the Department of Public Works prior to
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
10
commencement of any grading, The plan shall incorporate adequate erosion control
measures to protect the site and adjoining properties from damage due to erosion,
9, A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to the
Department of Public Works with the initial grading plan check, The report shall address all
soils conditions of the site, and provide recommendations forthe construction of engineered
structures and preliminary pavement sections.
10, A Geotechnical Report shall be prepared by a registered engineer or engineering geologist
and submitted to the Department of Public Works with the initial grading plan check, The
report shall address special study zones and identify any geotechnical hazards for the site
including location of faults and potential for liquefaction. The report shall include
recommendations to mitigate the impact of ground shaking and liquefaction,
11, A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the
Department of Public Works with the initial grading plan check. The study shall identify
storm water runoff quantities expected from the development of this site and upstream of the
site, It shall identify all existing or proposed off-site or on-site, public or private, drainage
facilities intended to discharge this runoff, Runoff shall be conveyed to an adequate outfall
capable of receiving the storm water runoff without damage to public or private property,
The study shall include a capacity analysis verifying the adequacy of all facilities, Any
upgrading or upsizin9 of drainage facilities necessary to convey the storm water runoff shall
be provided as part of development of this project. The basis for analysis and design shall
be a storm with a recurrence interval of one hundred years,
12,
NPDES - The project proponent shall implement construction-phase and post-construction
pollution prevention measures consistent with the State Water Resources Control Board
(SWRCB) and City of Temecula (City) NPDES programs, Construction-phase measures
shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion
& Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control,
and the SWRCB General Permit for Construction Activities. Post-construction measures
shall be required of all Priority Development Projects as listed in the City's NPDES permit.
Priority Development Projects will include a combination of structural and non-structural
onsite source and treatment control BMPs to prevent contaminants from commingling with
stormwater and treat all unfiltered runoff year-round prior to entering a storm drain,
Construction-phase and post-construction BMPs shall be designed and included into plans
for submittal to, and subject to the approval of, the City Engineer prior to issuance of a
Grading Permit. The project proponent shall also provide proof of a mechanism to ensure
ongoing long-term maintenance of all structural post-construction BMPs.
13. The Developer shall post security and enter into an agreement guaranteeing the grading and
erosion control improvements in conformance with applicable City Standards and subject to
approval by the Department of Public Works.
14, A flood mitigation charge shall be paid, The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If
the full Area Drainage Plan fee or mitigation charge has already been credited to this
property, no new charge needs to be paid,
G:\Planning\2005\PA05-0070 Education Complex-TPM\Pfanning\Draft TPM Resolution.DOC
. 11
..
.
.
.
.
.
The Developer shall obtain letters of approval or easements for any off-site work performed
on adjoining properties, The letters or easements shall be in a format as directed by the
Department of Public Works,
16, The site is in an area identified on the Flood Insurance Rate Maps as Flood Zone "AE" and
is subject to flooding of undetermined depths, Prior to the approval of any plans, the
Developer shall demonstrate that the project complies with Chapter 15,12 of the Temecula
Municipal Code for development within Flood Zone "A", A Flood Plain Development Permit
is required prior to issuance of any permit. Residential subdivisions shall obtain a Letter of
Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA) prior to
occupancy of any unit. Commercial subdivisions may obtain a LOMR at their discretion,
15,
G:\Planning\2005\PA05-Q070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
12
.
.
.
f
PRIOR TO RECORDATION OF A FINAL MAP
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
13
.
PRIOR TO RECORDATION OF A FINAL MAP
Planning Department
.
17. The following shall be submitted to and approved by the Planning Department:
a, A copy of the Final Map,
b. A copy of the Environmental Constraint Sheet (ECS) with the following notes:
i. This property is located within thirty miles (30) of Mount Palomar
Observatory. All proposed outdoor lighting systems shall comply with the
California Institute of Technology, Palomar Observatory recommendations,
Ordinance No. 655,
ii. An Environmental Impact Report and Mitigation Monitoring and Reporting
Program were prepared for this project and is on file at the City of Temecula
Planning Department.
iii. This project is within a liquefaction hazard zone.
iv, This project is within a subsidence hazard zone.
,
v, The project is within a flood hazard zone,
vi. The project is within a dam inundation hazard zone.
vii. This property is located within an area identified by the City of Temecula
General Plan as being a sensitive area with regards to paleontological
resources,
Public Works Department
Prior to Approval of the Parcel Map, unless other timing is indicated, the Developer shall complete
the following or have plans submitted and approved, subdivision improvement agreements executed
and securities posted:
18, As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a, San Diego Regional Water Quality Control Board
b. Rancho California Water District
c, Eastern Municipal Water District
d, Riverside County Flood Control and Water Conservation District
e, City of Temecula Fire Prevention Bureau
f, Planning Department
g, Department of Public Works
h, Riverside County Health Department
i. Cable TV Franchise
.
j,
kl
Community Services District
General Telephone
G:\Planning\2005\PA05-0070 Education Complex- TPM\PJanning\Dratt TPM Resolution.DOC
14
m.
Southern California Edison Company
Southern California Gas Company
Fish & Game
.
I.
n.
0, Army Corps of Engineers
19, The Developer shall design and guarantee construction of the following public improvements
to City of Temecula General Plan standards unless otherwise noted. Plans shall be
reviewed and approved by the Department of Public Works:
a, Improve Diaz Road (Major Highway Standards - 100' RIW) to include dedication of
full-width street right-of-way, installation of full-width street improvements, paving,
curb and gutter, sidewalk, street lights, drainage lacilities, signing and striping,
utilities (including but not limited to water and sewer), raised landscaped median,
b, Improve Dendy Parkway (Major Highway Standards - 100' RIW) to include dedication
of half-width street right-of-way, installation of half-width street improvements,
paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and
striping, utilities (including but not limited to water and sewer), raised landscaped
median,
Improve Cherry Street (Local Road Standards - 60' RIW) to include dedication of
half-width street right-of-way, installation of half-width street improvements, curb and
gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer),
All street improvement design shall provide adequate right-of-way and pavement
transitions per Caltrans standards for transition to existing street sections,
c,
d,
.
20, Unless otherwise approved the following minimum criteria shall be observed in the design of
the street improvement plans:
a. Street centerline grades shall be 0,5% minimum over P.C,C. and 1,00% minimum
over A,C, paving,
b. Driveways shall conform to the applicable City Standard No, 207A,
c. Street lights shall be installed along the public streets shall be designed in
accordance with City Standard No, 800, 801, 802 and 803, .
d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400
and 401.
e. Design of street improvements shall extend a minimum of 300 feet beyond the
project boundaries to ensure adequate continuity of design with adjoining properties,
f. Minimum centerline radii shall be in accordance with City Standard No, 113,
g, All reverse curves shall include a 100-foot minimum tangent section.
h, All street and driveway centerline intersections shall be at 90 degrees.
i. Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility,
.
G:\Planning\2005\PA05-Q070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
15
.
.
.
j,
All utility systems including gas, electric, telephone, water, sewer, and cable TV shall
be provided underground, Easements shall be provided as required where
adequate right-of-way does not exist for installation of the facilities, All utilities shall
be designed and constructed in accordance with City Codes and the utility provider.
All utilities, except electrical lines rated 34kv or greater, shall be installed
underground,
k,
21.
A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and
reviewed by the Department of Public Works for any street closure and detour or other
disruption to traffic circulation as required by the Department of Public Works,
22,
Relinquish and waive right of access to and from Diaz Road on the Parcel Map with the
exception of one opening as delineated on the approved Tentative Parcel Map,
Rj'inqUiSh and waive right 0; access to and from Dendy Parkway on the Parcel Map with the
exteption of four (4) openings as delineated on the approved Tentative Parcel Map,
23,
24,
Relinquish and waive right of access to and from Cherry Street on the Parcel Map with the
exception of two (2) openings as delineated on the approved Tentative Parcel Map,
25,
Corner property line cut off for vehicular sight distance and installation of pedestrian facilities
shall be provided at all street intersections in accordance with Riverside County Standard
No, 805.
26,
All easements and/or right-of-way dedications shall be offered for dedication to the public or
other appropriate agency and shall continue in force until the City accepts or abandons such
offers, All dedications shall be free from all encumbrances as approved by the Department
of Public Works,
27, Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an
existing Assessment District must comply with the requirements of said section, Prior to City
Council approval of the Parcel Map, the Developer shall make an application for
reapportionment of any assessments with appropriate regulatory agency,
28. Any delinquent property taxes shall be paid,
29, An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Parcel
Map to delineate identified environmental concerns and shall be recorded with the map
30, The Developer shall comply with all constraints which may be shown upon an Environmental
Constraint Sheet recorded with any underlying maps related to the subject property,
31,
The Developer shall make a good faith effort to acquire the required off-site property
interests, and if he c;Jr she should fail to do so, the Developer shall, prior to submittal of the
Parcel Map for recordation, enter into an agreement to complete the improvements pursuant
to the Subdivision Map Act, Section 66462 and Section 66462,5, Such agreement shall
provide for payment by the Developer of all costs incurred by the City to acquire the off-site
property interests required in connection with the subdivision, Security of a portion of these
costs shall be in the form of a cash deposit in the amount given in an appraisal report
obtained by the Developer, at the Developer's cost. The appraiser shall have been
approved by the City prior to commencement of the appraisal,
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
16
~
32.
A copy of the grading and improvement plans, along with supporting hydrologic and
hydraulic calculations shall be submitted to the Riverside County Flood Control and Water
Conservation District for approval prior to recordation of the Parcel Map or the issuance of
any permit. A permit from Riverside County Flood Control and Water Conservation District
is required for work within their right-of-way.
.
33. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be
provided for underground, with easements provided as required, and designed and
constructed in accordance with City Codes and the utility provider. Telephone, cable TV,
and/or security systems shall be pre-wired in the residence,
34. The Developer shall notify the City's cable TV Franchises of the Intent to Develop, Conduit
shall be installed to cable TV Standards at time of street improvements,
35, Private drainage easements for cross-lot drainage shall be required and shall be delineated
and noted on the final map,
36, Easements for sidewalks for public uses shall be dedicated to the City where sidewalks
meander through private property,
37. An easement for reciprocal ingress/egress shall be provided prior to approval of the Parcel
Map or issuance of building permits, whichever occurs first.
38, An easement for a joint use driveway shall be provided priorto approval of the Parcel Map or
issuance of building permits, whichever occurs first.
39. Easements, when required for roadway slopes, landscape easements, drainage facilities, .
utilities, etc" shall be shown on the final map if they are located within the land division
boundary, All offers of dedication and conveyances shall be submitted for review and
recorded as directed by the Department of Public Works. On-site drainage facilities located
outside of road right-of-way shall be contained within drainage easements and shown on the
final map. A note shall be added to the final map stating "drainage easements shall be kept
free of buildings and obstructions,"
,
Fire Department
40. Fi~al fire and life safety conditions will be addressed when building plans are reviewed by
the Fire Prevention Bureau, These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which are in
force at the time of building plan submittal.
41,
The Fire Prevention Bureau is required to set a minimum fire flow for commercial land
division per CFC Appendix III-A, Table A-III-A-1, The applicant shall provide at time of plan
review a copy of the original conditions of approval showing the originally required fire flow,
AND a current fire flow test meeting those standards. If the applicant is unable to provide
the original conditions of approval this project will be required to provide for this
project, a water system capable of delivering 4000 GPM at 20-PSI residual operating
pressure with a 4 hour duration, The required fire flow may be adjusted during the approval
process to reflect changes in design, construction type, or automatic fire protection
measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has
taken into account all information as provided, (CFC 903,2, Appendix III"A)
.
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
17
.
.
.
42.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix Ill-B, Table A-III-B-1, The applicant shall provide at time of plan review a copy 01
the original conditions of approval showing the originally required fire hydrant spacing and
distances 'for this land/site, AND current evidence of meeting those standards, If the
applicant is unable to provide the original conditions of approval this project will be
required to provide super fire hydrants (6" x 4" x 2-2 1/2" outlets) located on Fire
Department access roads and adjacent public streets. Hydrants shall be spaced 250 feet
apart, at each intersection and shall be located no more than 150 feet from any point on the
street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall
be available from any adjacent hydrant(s) in the system. The upgrade of existing fire
hydrants may be required, (CFC 903,2, 903.4,2, and Appendix Ill-B)
43. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul-
de-sac shall be forty-five (45) feet (CFC 902,2.2,3, CFC 902.2,2.4)
44, All locations where structures are built shall maintain approved Fire Department vehicle
access roads to within 150 feet to any portion of the facility or any portion of an exterior wall
of the building(s), NO CHANGES TO DRIVEWAYS, CURBS, OR OTHER MEANS OF
ACCESS WILL BE ALLOWED THAT EFFECT FIRE LANES OR FIRE DEPARTMENT
ACCESS ROADS, Fire Department access roads shall be an all weather surface designed
for 80,000 Ibs, GVW with a minimum AC thickness of ,25 feet. (CFC sec 902)
45,
Fire Department vehicle access roads shall maintain an unobstructed width of not less than
twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13)
feet six (6) inches, (CFC 902,2.2.1)
46,
This development shall maintain two (2) points of access, via all-weather surface roads, as
approved by the Fire Prevention Bureau, (CFC 902,2,1)
47, All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by firefighting personnel. (CFC 902.4)
48, An agreement for the maintenance and repair of any and all existing underground Fire
Department Water Systems, including all fire sprinkler supplies and all fire hydrants and
supplies will be in place as a condition of this division to maintain available water in
perpetuity.
49, Prior to map recordation the applicant shall submit to the Fire Prevention Bureau a
georectified (pursuant to Riverside County standards) digital version of the map including
parcel and street centerline information, The electronic file will be provided in a ESRI
Arclnfo/ArcView compatible format and projected in a State Plane NAD 83 (California Zone
VI ) coordinate system, The Bureau must accept the data as to completeness, accuracy and
format prior to satisfaction of this condition.
G:\Planning\200S\PAOS.0070 Education Complex.TPM\Planning\Draft TPM Resolution.DOC
18
.
.
.
lj
r
PRIOR TO ISSUANCE OF BUILDING PERMITS
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
19
.
.
.
PRIOR TO ISSUANCE OF BUILDING PERMITS
Public Works
50, Parcel Map 33405 shall be approved and recorded,
51, A Precise Grading Plan shall be submitted to the Department of Public Works for review and
approval. The building pad shall be certified by a registered Civil Engineer for location and
elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction
and site conditions,
52, Grading of the subject property shall be in accordance with the California Building Code, the
approved grading plan, the conditions of the grading permit, City Grading Standards and
accepted grading construction practices, The final grading plan shall be in substantial
conformance with the approved rough grading plan.
53, The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15,06 of the Temecula Municipal Code and all
Resolutions implementing Chapter 15.06 as may be due and payable by the Development
Agreement.
54, The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15,08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15,08 as may be
due and payable by the Development Agreement.
G:\Planning\2005\PA05.Q070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
20
.
.
.
. PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY
G:\Planning\2005\PA05.Q070 Education Complex.TPM\Planning\Oraft TPM Resolution.DOC
21
.
110.
.
.
.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY
Public Works
55, As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b, Eastern Municipal Water District
c, Department of Public Works
56. All necessary certifications and clearances from engineers, utility companies and public
agencies shall be submitted as required by the Department of Public Works,
57, All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Public Works,
58, The existing improvements shall be reviewed. Any appurtenance damaged or broken due to
the construction operations of this project shall be repaired or removed and replaced to the
satisfaction of the Director of Public Works,
G:\Planning\2005\PAOS-0070 Education Complex.TPM\Planning\Draft TPM Resolution.DOC
22
.
.
.
'I:
't
GENERAL REQUIREMENTS
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
23
.
GENERAL REQUIREMENTS
Planning Department
59, The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own
selection from any and all claims, actions, awards, judgments, or proceedings against the
City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly,
from any action in furtherance of and the approval of the City, or any agency or
instrumentality thereof, advisory agency, appeal board or legislative body including actions
approved by the voters of the City, concerning the Planning Application. The City shall be
deemed for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants, contractors, legal
counsel, and agents. City shall promptly notify both the applicant and landowner of any
claim, action, or proceeding to which this condition is applicable and shall further cooperate
fully in the defense of the action, The City reserves the right to take any and all action the
City deems to be in the best interest of the City and its citizens in regards to such defense,
60, The tentative subdivision shall comply with the State of California Subdivision Map Act and
to the City of Temecula Subdivision Ordinance, unless modified by the conditions listed
below. A time extension may be aPProved in accordance with the State Map Act and City
Ordinance, upon written request, if made 30 days prior to the expiration date,
61, The applicant shall comply with the attached Mitigation Monitoring Program for the Temecula
Education Complex Final Environmental Impact Report (Exhibit B),
. Public Works Department
62, It is understood that the Developer correctly shows on the tentative map all existing and
proposed easements, traveled ways, improvement constraints and drainage courses, and
their omission may require the project to be resubmitted for further review and revision,
.
63, A Grading Permit for either rough or precise grading shall be obtained from the Department
of Public Works prior to commencement of any construction outside of the City-maintained
road right-of-way,
64, An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way,
65, All improvement plans, grading plans, landscape and irrigation plans shall be coordinated for
consistency with adjacent projects and existing improvements contiguous to the site and
Sl1all be submitted on standard 24" x 36" City of Temecula mylars,
J
66, The vehicular movement at the northerly driveway on Dendy Parkway shall be restricted to
right out only.
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
24
.
.
.
OUTSIDE AGENCIES
,
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
25
.
.
.
OUTSIDE AGENCIES
.
67, The applicant shall comply with the attached letter dated March 17,2005 from the Rancho
California Water District.
By Placin~h,y signature below, I confirm that I have read, understand and accept all the above
Condition~of Approval. I further understand that the property shall be maintained in conformance
with these conditions of approval and that any changes I may wish to make to the project shall be
subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
!
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draft TPM Resolution.DOC
26
.
.
.
EXHIBIT B
MITIGATION MONITORING AND REPORTING PROGRAM
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Dratr TPM Resolution.DOC
27
.
-
~
co III
C'ii,
-.-
U)~
'" c
..-
.~
Ul.
.C
o.
i",
~
~
~
! ,.
e> ..
~ :s
~a.. l~
o CO
....Ie> g-l1.
a..z ~
::EI-
00::: I.
o~
c
Ii 0
.:;:; CD
,~ "3
c.~
Q): CD
:E .c
::Ie> .. ..
'Q.Ul
Oz .5
w-
:jg5
::I!::
OZ ':'CIJ"
WO e >-
::E::E ',"' 0
W. 0 :::l'
I-Z ,I/) ',I'-'
0 Ul
~ ...1
<(
j::
e> ~
i= w
:a :r
I'-
..' ~
5
III 0
co. W
'." ii:
::E j::
c Z
0 W
.. e
co.
~. Ul
..
:iE' w
0::
:::l
I/) .!!!
. Ulj '0
::E I/)
Z 'C
0 C
~ co
>>
Dl
Cl 0
j:: '0
:iE ..
Cl
m"O .
~. r:nll 0 c ~ '-CD Q) Q)
J::'>. cQ)Q)oo:J'-.ciE
en ~. en.S Q) J:: 0.;1 Q) CI) LL - +->
~u.f:"ffi E~ ~ 0 cnm .(ij 0
"0 Q)32 0 Q).5.-.5 Q) E"O..c:.!!!.
.a.;:i's 0..= "0 "0 rn:5 ~ II) e
'" >>.0 8'- g.cu]i g... ~~ ~ a.
Q,).J:jQ) Q).5u.oco.-tI).......Q)
:5-0::;.5 '-$ . C):S K1.~ gf;
_ID_wcG>Q)c.,2:>"Oc c:
o:.S o "E. 21 '-q::'C:'C:- Q) g.-
>>.l)! '" 'C '" jg ~ ::> Q) rl Q) ,- '0
umIDo.Q) o"O>.-..ot)a>
o ....'0. Q) "0 = Q) U)- C Q) Q) C
o Q) O::l Q)~'O'cni'fi > 0.19
<(.c U:a E U) a.2 {ij .s ~ .~.~
III
S
_0
o Q)
~E
,- Q)
01'-
I ~ .s
E Q) '- n:J I
_ ...'- 0 c: U
rJocii)'ct;::2
'co~'-c.<D1ij
.c Q)= ~-:5 '
O.o1::om =
_0)-> co
~(ija.(/)O~'-
a.c'-~Q.:W.g
~ ~ .e -5 g-~ 5 .
~-g~ 2""Oc E'en m
L-- ........- ...... 0 Q) '-
r-<na.<ncoo"O.a
>.
-0
::>
ii5
<ii
""
:s
.!. '"
Q)l'!
.J.. Q) '=:s
1;).51.)0=;
Q)0>2'
::> c (lJ en
.50>(;)_. Cd
- 0-- .
rl~ oo/! '"
'- ........ Q)
c: 0 c- 0
..c:'C Q) fIJ C
Oa.E~-8
SJ '00.-'-
o~oom
Q)'-m~ '-
OJ 5- >.~ "0
Q) Q) Q) 0:: C
.~'-"OL.co"
"'c Q) c: Q) II) :!:
Q) ..a ,Q>"g .~ .Q
..c=UJ::J~Q)
.,lllQ) =.0
..::.c'U-oo'n
0."'-0 Q),j!! Q)
Ec:cS:ult:
80co.......:=:.i::l
," :.p c: .a c:
mC)Q)::JU>
<( 0> ,S:g o.:g
~
,
III
,,;
10 "0 en
>OJ:: c (0
=_L..Q)>'co.cL..
cuU)Q)~o ~o~
.Q Q)1;j~ c.!!!::1(ij
1: 5 lJl !Ii ~J)! III E
() t5 .- I.,;. L.. 0.J9 U)
;::s"O,SQ)U)c
m.brncE-~Q)-g
5 Ul li; l'l Q) _ E III
_ ..... . CI) Q) CI)
OL:-~CI)Q)4iQ)
~ <It CO._ C._ CI)
~-"U:E.Q~ c CI)
(J)(/)a>~-'o.Qm
. m-o..... .19 00- 0.
_._a>CCI)_COL..
-oQ)!1lQ)ct::Q)
~:n c6~g REi
U).s=~a..oOOU)"O
'" III .. E 0.,2 ffi c
lU"Oo-- ~CL..m
(3Q)~Q}~:J~(J)
~-g u"g.Q ~ ~ ~u;
~zQ) ~13E o~-:g ~
<u.E f/) 0 0.0"0
rtsTj
Cu'S
a.cr
, 0 ~
5.S .E
c III Q)
~E-
OQ).o
c~.l)!
~ '0 '5
Sill
"o<veV
Q)..c.c 0
0> III '-
',lll ~ C:
E~':Q)
<U= Q) en
00--
Q)~ m 0
:0":':" 5
cu~c:;:;
15.2 co ~
Q)o(ijo
02C~
0_ 0 (J)
c:(f/)~~
.
.
....
..
Dl
co
l1.
.;
:s
{!.
l1.
0::
:;;
::E
:;
o
"5 :ECU
o '" E
:5 (/)0
.~ ~~ L..
~ :J~O
m g!ii1f
5- ffi.a~
.c Q)aiE
1:::' Q) C) en
~ ~ r~
.~ -g "U .a
EOiEi!1g
....... 0)...... ::J ~
~~'~~~
u.."OOC(j')C
ni .ri
r-
:!:
t2
(!)
o
0:::
)(0-
w(!)
..Jz
'0.-
:!:I-
o~
00-
Zw
00:::
-0
!<<z
o~
::>(!)
fil.~
:)~
::>!::
oz
wo
:!::!:
wz
1-0
!<<
(!)
i=
:!:
-
"
..
.~.!l
_III
(lJE.
::I C
...-
.5
lI)
C
o
~
CJ
!E
~
~
.,
:0'
'~~I
.0'11I
0.0.
~
C
.0
;::.,
.5-:;
C '0.
., .,.
E.c
.,CJ
all)
.E
.Of.
~
::I
0'
lI).
.,
~
::I
=-.
.,
:E
C
o
~
0)
:;:;
:ij
.
~
'C
..
::I
C
;::
C
o
CJ
-
.!!l
'0
lI)
'C
C
III
>.
0)
o
'0
..
Cl
en
.. '"
en _
cD ~'5~
-= t: O::J Q)'
o.c..
o~=s;g~
- en :> ~ E
(/) Q) ~--
Q} mU)cu
~ ~ 'c <D "0
<U'OoE-
g. :t:: 0 ~
:r:. ~(ij f/).3
tmU:Eo
mili,!:;'::.s
o (J)-o:;<f'
.~ L. Q)..a C
ro 0 0 0
E,;:.Cctic
......-.!!! tf) (IJ
lJ) (I) L.., a. ctJ
"en g 8.~:=
Q)"x-gQ)
n:: ,!;; Q) "
o
~
~....
, e
'" 0
'0
"'-
"0= 5 c: <Li 1: C:c
...... c: m . ~ O).Q) i;: 0) ___ Q) 0._
~rn~boc(l) _c~' E ~"O
~~~B~~~!~~~~c~c~.~
~~"'Q)eno~-e=-e'C>mo~Q)en",
0.....- C nJ = '-w4)c_
a. e! C.i3 0 a..... .c Q. (J) ('ll 0.. ~ C .C:'- Q)
ctJO)-~UL.gc(J)~g~o..L..,ro~~L.., .
Q) e~., 8M.c~enlJ..Q)E>IDQ)~
~'O- rc ~_oc>~_m.-n~
_c5~~'-cccQ)o>c(/)~~=_
~mo~~~~Q)E-a.~wmQ)(J) .roo
00.. .5 cU) ~(J)U nQ)'O.c~
>'lJ..e.en~eQ)Q)e::l"~-oQ)eno
a. O~Q) ,-_"-L....cco - L..,
8~~e!~f:~j~~i~~~!I~
<(C/) "u-.c"Q)-8.c~o~eo.c
Q) ..0 .0 +J L.., '- LL _ 0) 0 0.._ C +:;
.
m
'5
_0
0"
,;:.E
,- .,
UI-
.
eel rn ~- L.., g _ .
'O.QoQ) ~ <no..e, 000 'in oS
c~on L..,0).c~~~~~2~~ -e~i~g8~
ro Qi 0 - ~:S I- s: 8 en.!!! 0.1;) Q) C ~ <( <P a 1ij g':w C Q)
0.. -~omrn~W Q)~~~E~- ~~_._oroo.
o..~c~-'O~o-g.cL..,>cQ)-oIDcQ)(/)'02~~
~rn-a.m~"OQ)5:~~0-ffi'~=~oe~lg-~roEs~U~oe
> ~.v com_~g~c~0~ m~'c ro
(f) ~o ~ ~ 3: .9 .5 (\1 .....Q) 1,3 "0 a.", ~ ~ m.!: 0 0.. "O..c ~ 0 .a 0-
'-buEm~mE ., enenE~~~b=cO~~
m~c~~'-oc~uC~ucm~ro'~>cm'~~oo
~~o~~>'~o~c~'-c8~moe>o~~~~o
~~O~0~o.o~mo.Em ~U0o.W00U0~O
>>
"
::I
US
'iii
~
:s
. .,
C1 E ~_ =1= ~
Q) c ~ 19 -6 fI) coo c E" Q) Cl
"'Eo(/) c 't: (\1Q)....Olar~ m1Uc
-ow mroQ)s~.~i'~~c2u~~
~Q)o~(J)~o.'~~u.....~mo-cE~
i~~~<Q)'-uQ)rou~o~s~u
~ z ~:5Q)~Q)c(l)a. ~O)o~U)SJY
:.p en 0 ~ ~1- -E to u E c ~ .... Q) (/) .-
oQ)-~~m Q)o~m~mE..en
z~-fI)ue~Q).uO-CD~",eO
....c ._Q....c.;;:;c:cum.......O Q)
m~mQ)~e ~Q)mu_~~U)c~
Q)m~~Eo~<(="'Q)n~ro~~~Q)ro~
Um +-' ~~~ =n ~~....
i;::c~ocuo~-'::::l:>.5o ~l-t:a.
::::l5..",",~Q)_(/)C::U)ID 0..112 IDID
~Q) ~._~c~o~~~co~~o.~
.r=.O)Ea..~(I)ro.cco U)c:ro::)~Q..""+-'
~~ea..a...~~-2~ug€i~~~E
Q)Q)rn~~m-EU)e.~~~~oooue
0.>0 m~emomo em- Q)-
D8~w->Q)Eu~.r=.~aon~~fI)(/)~
m tOes C:Q)- o~_Co~Q)O
~.~gQ)~.c&S.~~~~~~;tiQ)~~
u~~~Q)romfl)Eo-Q)_~e.i~~O"
"..0 u 0.- 2J c Q) .- E E UJ (I) o. = 0 :::J
wQ::::lQ)Cl.romOC Q)C:o~Q)ro(l)o
.cl-ob~E~~e.E-oe....o-~~.r=.._o
_ fI) ~._ ..:; ..::; ro e _ a. () .11) _ (I) ~ u 0
~
1:,
<'i
N
"
.,
:0
~
D..
n::
:E
:;;
-roO)
O.c r: Q)
+-'U):P..c.
uCcc_
c Q) <0'- Q)
mEli">
......t cD Q) C
..... ro (1)"'0'-'-
.!: 0.'- ::J ~"'C
-gmF=13gO)
~ 0 .S: 0.5
C)m.....:(/)-~
m.c"'Q),,::1
:+;;>\,.0)0
:t:= 0 2 ::J C"'C .
E-a.(/)O),-Q)
.nca.(O.-rn>
::::lroca~~"'Co
(l)a.,-Euffi-g
=-J2Q)fIJ-
m 0 ~._ (/I. oc-
-5.bj2+='-",(J):O
v, e L- (J) o.
ffi S 0""';; eM
a.e3:~a.~~
..QooQa...L..:J
Q).- := t=-o. 0 Cf)
> en~ 8>'1:: '"
Q)e~ >(J)Q)
D"lJ..,S(l)a.~
C)'
.0
<'i
.
-
G>
-
~.!!
..
~;e
::l c:
--
.fl
11l
c:
0
-~
. .-CIS
"
!E
..
.,
>
:E
~
e> G>
0 :E
0:: .~~
Xa. ,0 ..
We> o.ll.
...IZ '"
a.- ~
:E~
00
Oa. c:
" 0
;::"G)
..-
.- "
; "C.
0<C E~
G> ".
::>C) ."ii.11l,
ClZ .5
w-
::s~
::>!::
OZ G>
Wo ..u.
..'
:E:E ::l'
0'
Wz 11l
""0
~. .,
e>
j::
:E
e
::l
l3
G>
:E
c
.2 ~
.-
.. iii
01
:tl ::l
:E a
..
.,
'l;j
. ~
"
c
..
>-
01
0
e
"
>-
:J:
cD oj
'0 ~ g>1O 2 U) Q) ~ iE
~C1)o'c-5'(ij Q)~'!!! ts
e .a 'o9!..g ~ Q) [: 0 c: a; Q) .~
0.= '- .-;:. Q) c: .- '- .a 2
g-J1 o.~ Q)ti~-c~ 0)= a.
(/)Q)O><1> "iic.ccoQ)
Q) ..c:.p-15(1)._.-l-.c.c
.c ~~ O(ij '- rolL. 5 11)_
..... _ c Q).c a..c Q) cD a. c:
..... 0..'- a.U) ..,..,; '-- co.-
o -OW "Oc:......cul;:E"
~C)Q) c mo.Q ~..oo Q)
n.S c:O ,S ~ 1G QJ _ Q) ~ c
8 1il ~ Qj lil Ol >:c"iii 'O'~ ~
_ L; (lJ'- C.c~ o.c 1...- Q)
.... 0) '- LL. 0>_ Q) (Q (/) a.u. '-
'"
:;
_0
o Ol
.z;.E
,- Ol
01-
OlC ""
Q) C .c 0 oe::; I .
.c'--C-:.p 0::::_ E >-0
c: .....!! Q) >. ro Q)
m Q)a.-:::.o~.Q)u..oc:c:
-0)>"'0'- '-.c ooco
o.c 0 0 E"'g.S....~ Q) C a.
c>~..c 0-..0 "> 0 --..c.- ~
.S ~ fDq:::-:J 0- dJo=5 0
"0'(;) c: to en 0.5.5- (U':iS 0
~ c ~ Q) ~ n'c '0 5 ~"O '0
C) 0 (0 =r--= <u a. ~ "in Q) "-
Ol E >0 ",".z;.o>':;: g-- '"
E Q)~O.c Ci,_ Q) E~ Ol
.-"OQ)T"'"U')(O....,o.... 0.>.
,..
"0
::l
-
(f)
"iii
""
'c
m Q) 0._
Q) .c COo
~>OQ)- E- (I)
o.acC: COo.>..
0"0 0 0 ,..::;:: 0> ",.0
T"'"Q)+-"coO::: E"O
m-UJoc-E Q)
..c:ca('Qi:;::;Q)u.Q)"C~
..... > Q) co en- '- '- .-
c~=>L...<(Q)co"O
:2Q)ro~Q)~.cNO
:t::Q)L..Q)Ew+-'~E
;;.0 O_"OWLL '0 Ol,!11
(1)=- o_-Q).c
__ ro Q) 0 m ~l;:: ..... c:
'Ci)~Jll~Q;g~E~
Q)coog~Q).ge~
:S Ol ~ ~ LL 9'" - Ol ,
'0 ffi >om m:: m.!'Q) g>
c:~]J5~ ffi.~'(;jjB~
~~~g! ,El':qp;~
o ro.- o~Q) Q).."...,11)
0..L: ~.g Q) g>.o e fi 1:)
+-'''''0 '- "'C:= 0..,- Q)
rooo......- ro 0).."...,
.coa.oe(tJ.c4)~e
I- 0:: ",.E 0.::;:: '" :S '" a.
~
,
0>
..of
'0 '-" .
Q).c Oro Q)~ +-,lU~Q)Q)
~ ~ <~~bQ)~~~ro~~.oe
"iii~~-~5"5~m 8:S~LL~'O
~o>"'J!!o'-Olo"iii>t:i> ~'" ,~Ol
w~g~.~i-c.cQ)~o'c~""Ow'~
~e~-O~~00~'SQ)~S~~
~ .c m ~ a 0.. oa.z C Q) '- > en C Q)
~--~ ~ uo.c ~-mQ)+-,Q)
tI)"C a.s Q) CJ).....8 ;::J~-:c"'C(ij Q) E gfi
'" Ol ,_ 0 .c Ol ~ '" >-,- '" ~ E Ol
Q)--m~ C00oO~cCJ) -cC
C0c-ii.-Cl;:.... mOo'-
EQ)'O~g_Q)o'ciB8gooE~"'C
Q)Emobo~uQ)"'C o-~-oQ)
OO~boU)~=~>~~Q)UccQ)~
~o..c-Q)co..mo"'CO~~2lUQ)~S
Eo~o8~mc'-oc-.cQ)cQ)
~._O~O ~Q)roOo_._OO_.o,_,-
'"
:;
_0
o Ol
.z;.E
,- Ol
01-
.,!.,
cO
'" Ol 2
~Et)
::l Ol C
"'- 8
",0.
OlE
E.- Ol
m'E
~~ ~
Q) (ij"'O C
oC.c""Oo
~(/)Q)~
,..
"
::l
-
(f)
"iii
""
:s
"0
{1 g>>
E"C=
'" C Ol
Q)~ro:;:~
.!11 Ol E"O '"
goO .-go
---= m'Q.a>
c::Jgt.--~=
.Q (/J c: 0 E
~<~gID
Olm..,Olt
i"'C Q) m ~
0>0.0 Ol IT
11l00l!!~T
V,lQ)~Q)Q)
._>o.cc
OO.c-Oc
CoO ceo
Q) m:t Q).-.-
~~,g>~E~
meroE~(;)
g"O 0.=2 g
<(U'J.s(()~O
G>
'"
'0
Z
~
,
'"
ci
~
-- "
Dc ~tU.9!
Qj'B= Q) C '--
Olo.;;Ol=o"'.l!l ,
otO-O)c'-a.o..j9C1) "ii
O;;O~(I)U)c.S(l)>
o ~Q)ca~'iijC])5..!!!
coJ1mU).c~1i.Q"Cc
~ g ~ ~ g .ffi E ~ ffi ~.
':; m~::e1i8~ Q)~
;:.'-ctSOZ;-E..... OeD
(I) Q..Q)U.- 0- ~ 5.!!l
Q)~(I)tU:EiO"dQ.100
:e",'050Ol "EUlC
Q.1:2 Co tU.~~ to (I) Q)
g.~o CO)o.!!!.a.~ g
~Ol OlCC:-Q)O
a....... <t ~ as.a en c: ""0
,,'iiHIl~ l'! .l!l'o Ol ~
Q)~"Oro Q)"g U)Ol C~ 0
'-~O c... ......-
a.f1) .t::.fV....E-Oc'-
::J '0'(") U'J 0)- Q) Q) 0
S.... eCQ) g>e!.~ Q)E.
o a.'(l) G f/J':;: C) Q) ~ Q)
= Ol'~ o'O'C e 0 Ol 0
<(;i 3: 0 c"'C o.~.o ~
~
'"
ci
~
r
M
G>
01
..
:ll.
,;
:E
..
l-
ll.
0::
:E
:E
I
r
'~
e>
~
~~
...Iz
0.-
~lt
00
00.
ZW
o~
i=O
<z
0<
::Ie>
Cz
W-
::5~
::I!::
OZ
Wo
~~
Wz
1-0
~
e>
i=
~
-.
...
...
co III
c-
CO.
-,-
CI)~
:s c
...-
CO
....
1Il
c
o
;;
,CO
()
l;::
'C
~
,..'
:ii
l~
Q.ll.
'"
'Gl
0::
c
o
;;Gl
CO-
'1: :2
.."51
513
.!!1Il
Q.
S
Gl'
()
.~
:>
.0
1Il
....
~,
:>
:a
..
.:;;
c
o
;;
CO
Cl
:;l
SE
--C'
CD 00 ffi~ _m>~m~
.c E ~ c ~ Q) c..9:! I ro CD .0 q::
-:> "'._-.c oLLc..c CO.-
~..&::~- .c~S_~ o-..&::~=U
.cO)(I)~o.QQ)o{ij>cno.z:.tI) .~Q)
~~c_m~- ..&::Q)cm.cQ)~tI)~
",eg-'~3~g"'~?cQ)~S ~
~..&::me~c.o~em~'c>tI)C:~~
~--~ '-~oo~>~-mQ)-Q)
",u[SQ)~o2~~c.U{ijQ)Eo5
to Q) :fj 0:5 Q) 0 _ co >..- (/).c E Q) C
Q)E",~_.cS~~.cbc-"'Q)~c'~
E~UEg=Q)o~i~~g.~Egu
..Em8~o~O"~ 0-0-0"
"'~E ~>.=~>~~Q)nc:cQ)s
Q)c.cQ)cc.mouo_~2Q)~~~
.cEo.co8.cmC:~oc:~.cQ)C:Q)
~_o_o ",Q)mc._._",_~._~
.
n; u,Q) Q)
.c Q)~f1).~
'" >",=""
J!} "'Cc.s!o_~
c:t1)c8uocom
Q).5 ro c: c: S U)
E:;cnQ)::J_u""C
Q)"OQ).DO=COcD
L.. ~=U)==c.'i5.
~]!~~E"fi.5 ~
COo oUJ:.=,-...... 0 .
.EGl:S"'e!O~cOl'!
-gt:~-_~U;.9
"o"~~"'''''"o.
C/I()ocoa> '-L..Q)
'5 CGl==c",o
ZQ)oo.~o.2>>Q)Q)
.c 0 (I) ...... .......w c: L..
'" '"
"3 "3
....0 ....0
o Gl o ..
~E ~E
,- Gl ,- ..
Ul- UI-
.,!. " '"
C/I ~ 2 (ij mL.. Gl
.c'O ..
~E1;j "'Q).f!-C/I
:s Q) c Q)""" CO._
C/I- 0 5ffi8~2
",0.0 ..
Q) E mEc:E'w. :ii
E'- ~ Q).!! 8 Q.Q)-g CO
Q) .-"
m.c 5 E~",E='Ci .....
m 7ii '0 C c: co L.. ::J ll.
,!!!'-'c Q)S 0::
..&::.c"Oo .cQ)::JQ)~
t-(f.)Q)+:i 1-.a-c5cao :;;
:;;
>. >.
'0 '0
::I ::I
- -
1Il (J)
Jg ro
""
:s 'E
:0
..
:s
.5
-
c
o
~
Gl
C/I
'0
Z
, .. CIl
e!u=
~:SE
'-.b 0
<: (I) '-..... .
Q)CQ)....Z>
U) 01::: 0 '-
'00 co 'C.~
COl::JQ.t)
Q):,5 <;r~",
-.... dJ.- c
..c :J c.~ 0
~"Ooo:P
co 5.!; co g
o.o.c(l)L.
Eo.........- .....
80';;= :g
....= (1)0 8
o:::31'O.c
cqg~~o
'S:oc.~::J
>'-._ 0 t1)
'I:::i; U) C 0)
"'0 oE Q).~
J!! ('0 w..c 10
'-C:C-:o
0.00=,-
:=: +:i +=- ~.5
M
,
<U
ci
~
~ ~ Q) -5 co ~u-
.- .- :5 :c c:
Q) ~c: ca..... ~.-<( Q)
.0"8"'''' C~.c
= en c cn...,:-.QL.U-
en O'c:-............."C~
.cti_::::J~mcoo"O
(1) l1>"O"O m""C::Iw"O
C/I~Q) -oc..Q)
t:::gJU)$mco:m.c.l:
Q) OLL.l(l) ...........(1)
o c: Q."O'o'O ""-0=
c..x",cg(m...g
8.cQ)(l)~0~Q)""
......__CXOOCl)
~1O g o.~ Q)N ~ Q)
't::E (I).!a ~o"'C_:g m
:J.c'-Q)caCWOOcn
'Coo[;l:;=EC:~::::J
(1)::;)-- m::S=(l)Q)
- (I) a.(u"O.c U).~ 1.-0 >
<Du8U)t:(/)(I) .t:~
5;.,Q! Q)'o~ L.o co ~::'ii)
--0'- c '-..... C:::J 0 c:
Q) '- Q) (J) 0)0 a.mt).t: Q)
U).....U) W.c C1)UJ
'0 C:._ ::J c: 0 ..... 2 X 10..-
z8gg8~'~UiCl).e
'T
'"
ci
~
.
~
~
e:>
o
0::
><0.
we:>
..JZ
0.-
~~
00
~
0<
::>e:>
ClZ
w-
=s~
::>!::
OZ
wO
~~
Wz
1-.0
~
e:>
i=
~
.
-
..
...
.3.J!l
,.!
U)~
" c
...-
.fl
rn
c
o
~
"
l;:::
.;:
CIl
>
..
::ii
~~
o III
. Q.ll.
~
c
o
..o;;;~
.... "
C'tl
CIl..
E.c
CIl ".
u:rn
.E
e
",
rn
..
CIl
.:E
c
o
:;:l
..
OJ
,.,
liE.
CIl
e
"
o
rn
U '-"0
.8 :5 <( .9 ~ Q) 2i~ ~ (I) -C
_'~ (I).5~Do~ .~~2(1)Q)
~~~- ,cuo ~ -~cm~
~~~~ogmoro>~ ~mQ)o~
(l)go-~~~ci~'~~=Q)Ec'-
(I)~~-O~'-o ~. roE" 'tl
Q)~m~~~o~cQ)~c~ ~cQ)
~--,- '-~oo~~~(I)Q)Eoc
(l)U~oQ)~~~~~cu (I) ~.-
mS~U:5Q)o~~~.-~g'5'~~m~
"EC(l)~-:5.5c~u~o~cQ)~'-~
Q)U~o_mo'~wO~2Q)Q)~Q)_
..E"8~0~0"'tl..0_.e~-~0
(I)~~ (I)~=~>'- W(I)-mu=Q)
Q)nc cnroou~S~c~>~m~
.eEo~8o~roc'-o~o~rn.-~,-
~._o_ o(l)Q)ron_._O_~~(I)n
rn
:;
_0
o Q)
~E
,- ..
01-
..!.o
(I) ffi 2
~E1ii
" .. c
gJo..8
Q) E
E'- Q)
0).5
..~ ~
U) =.g .
.. rn c
.t:..c"OQ
I-(I)Q)+:;:
,.,
'tl
"
en
(;j
""
'2
:0
Gl
"
C
,.,
C
o
()
-
Gl
rn
'0
Z
~ c JY
:J.c 0 .5 'w
00) ....... c
.e"Ec:g-;:o
m2ci.oooQ)
.r:..c ux-.c.
-_commo......
o ~~-
-~o:.auf_o
- "'-._:>.00 c:
Q)"'O '.c ro..c: 0
.......c:Eou-.-
'E~ to a~ m!
= O)m.,Ccn:J
2gffi;;~~l:l
. rn cD c..o
(;jE~.e'tl~'tl '
..c Ii~ '" m.E c.!9
(I) Q) "0 - ~ ro'c
c",.oc'Uf/)c:J
oo"OttlS.~o_
:;::;..... c: ~ "" 0 ~ ro
O'ro>'UJCo:o
2 E _ rn ,.,.. ::! C
-nj>."Ero~l:IQ)
(I) <U::1"OQ)U)"O
C!'-"O.+=i C C'-
o_'cta:JEoU'J
()OLLU)U)Q)o~
~
,
~
o
~
- =
ffi Q).~
E.!!!-
0.0'"
'5 c.s
go "E
t...(i} Q)
o > E
UJ~.Q-u)
'O...:J_
o (/) C"'Q)
-CQ)Q)>
w~L....!!
E.Q ~ ..
c: Q) Q).!.12
.Q= c g
oa>Q)....
:J 'U U) Q)
.lo',> ::! ;:
VI 0 :- 0
C'-Q)-
8 0.,-, ..
:::..J'e
l!l ;: lil ..
ErnD.ffi
5:E.~ 0)
')'
~
o
~
rn
rn
.e
-
.~ uj-
5 "C ~ 0
"'0 (l)"C.- Q)
Q) ~ Q) it) E
~'5.5"'C :.0:;
rr.f! c: CD
-g Q).5~;;
ma>tOm_
rn~E::!rn
Q) = -c c U)
13 ~ c:.!! Co
.-~ ",-
...cUJ co:+::;
Q) - 0)'"0 m
>CCc"5
c.W:O:; :J C)
,Q [l'! g l!! .
-20'5 ~L.. c: B
trOO'-+J
1iiQ)~E-go
cQ)'-Q)~.5
0= "='5 rn
o .0 a.~ Q) c:
-oo:Ja.o
<i: E liE rn 0
'"
,
~
o
~
It)
Gl
OJ
III
ll.
oj
:0
III
l-
ll.
IX
:;;
:E
..1::
.e"
- E '
- a."
rn,_ E
-c:J;;
~ CT Q)
o~ E
::! 0 rn
I/) ~ rn
6~ Q)
:PE;;
0:J_
2 c m
-
I/)EQ)
C ::S'!:
8E~
Q)'c Q)
:E
C2
e>
~
)(n.
\LIe>
..JZ
n.-
:E~
00
On.
z\LI
00::
-0
~z
:0<
:Je>
Oz
\LI-
~~
:J....
oz
\LI0
:E:E
\LIZ
....0
~
e>
i=
:E
-
CD
-
III III
c-
-.!:!!
UJ~
::1.5
~
U)
C
o
1il
(,)
;;:
;:
CD
>
CD
:c
'~~
o III
Q.ll-
III
0::
C
,0
.;:; G)
lIl-
-::I
C-o
E~
CD ,(,)
-aU)
.5
CD,
(,)',
....'
::I
,0
U),
e
::I
III,
III
CD
::;;
C
o
;:;,
III
Cl
;:;
:E'
(ij Q) cb I t:
> = cb ti=.-
---g e ~j9::JJ2'c"'O
~'3 ~E(ij~ffi.Q!~~
IIIg lII8-11i~1il~o]j
ffi ~ 5 ~ ID ""C 0~ m ~
-Q)+,o.c~Q)U)cQ) .
Q...c co ~ I- ::J > .- Q) '0 Q) ~
O)-:Ja> -oOe .oij::
c:Q)C:..Q .O_CoC=_
:;::;:1i1CDU).i::'2-omQ.cmo
""'t:-Q)'-...... .c o.cQ)
=-= O-lIIl;..O tn,ffi_ E~ CII'''''''
::J ::J 0-8(,) 0
.oe-Q)~:5-gQ)o mati.
Q) 8.!a Q) 10 g- c: c: g.~ Q)
.c t: 0 E >.- t: 0 0 t: co :5
1-._ c .0 0.._ :i:j ~._ 0
J!!
::J
-lil
~E
,- CD
0:1-
m -ow.g.
..c:"'CC5iD~
OOQ)CO_"'OC
Q)+Jc:Oc'-
:;~O)cca;g
(/) E Ow ~ 10.5
co Q) Q) 0'-
CU-"O:Jcm
E E O>.b Q) r:::
(/)._.s ~:2.Q
~1l.g8~ri
>.
"
::>
Ci5
]j
:5
~
'0
CD
::s
C
;:;
C
o
(,)
-
CD
III
'0
z
U) Q) (/)..; = <(
C)U) =Qlc~ 00
t:'- !\l-'iii "
:ggQ)::~C: .so
.-- l- C,- ~ .c<D
::J ~ 0 0 ::J.~IC:~ Q)
.0 C E+:l O"U).Q 3=.c
-0 roQ)lU- _
en E en::J L... -c co ~'c
c"OccoO):Jwcu
.2-0:0 Q) (I) c:fi >.c
liico::J=;;:'C=.!!-
o.co:tUo=<<JQ)(I)
:1:!;::::c"O"'C:J<DU)~
"'0 ::'-hC,S.D ",'0-
Q) "0 U) ::J :;:"0'0 c: 0
"OQ)Q)o C -
CU~III"cot:l'l(l)
co::J.affi!-mt::JE......
-L...cu:tj....'uQ)"Uo.....
Jgt)J!! Q) ~g'o Q) ~o
ccc.oQ)+::l!i:'- ]i
Ql 0 0 "- rl::J 0 OJ Ql
:Q o:p g.g:J cn-;;::a L...
II) Q) m:p 0"0 Q) Q).~€
~D::J CU'U Q)'"O..... 0.4)
. =c'5 ::s,a:J(J)
G>(QIDU)"'OQ)omO.-
.c.ct:Scc.ccwoo
~ II) co._ OO~._... 0 c:
10
,
.0
c:i
~
.
.
en ~ Q) I c:.
.5_1OL...c=ni Q) ~:c
o.lij".EI-.c ""~ CDQ)
rl.ct:.!!l ,(I)~~t:6,"O>c
(fJ VI co .-~U)'r::-lII (0.--_';;;
E.....-Q)(1) "O(fJQ)O\U
-g~ a>()~>mL.a>'- W
coco,;::-EOJ=o:5o"u..(I)~
--'-QJ:5o- O"'C ..2!QJa:i
. o.U.= m "'0 - 0 Q) n O.c-=
0)0)0.) ~ >.~ Q) 0 co > C c._lt::
.5 C _ 0'..0 "0 -r.: ceo Ql -... 't(
"O'-mQ) Q)......O.-.... .............
=-c 5 ....(ij-Ql9!~ fI) c'Eg~.~
:leu c>_.....RJG>c,mo 0
..0 a.e-cn2 o.~1ii 3 cu.!: a> 5 c.
Ql" 8'0; o.E--+>-:5::> A.'"
,s:;c a>Q.oa>(I)m.-g(fJma>
~ cu.5"O m OD.S_ ~ L..~ 0=
co
::;
_0
o Ql
,;::-E
,- Ql
01-
c:
= QlO
m "0-,=+:0
~"Oc.....~
e~~O-5
:J QJ.9 5 w
(I) E U) ~ cu .
CUwWo-x
Q) _"'C :] i3 QJ
Ea.O)L...a>Q.
.~.S'E~EE
..c:m:JQG>,9.
1-.0"01-",
CD
.;
:c
III
l-
ll-
a::
:;;
,:;;
>.
"
::>
Ci5
lij
""
:s
III
(,)
;:;
CD
.c
-
III
CD
<l:
"CIS
C:';::-c
co.- Q)
(1)0 E
~ Q)
::J..c ~
o~'5
2"" g
1i)=:L.
(l)E"
::s ~ t:
a..E m
E C (I)
o Ql
rl(,)~
Q)1ij~
..c:..c: ._
-(I)::J
0(1)0)
C OJ C
Cl olll ,Q>
,- (I)
(I) a. Ql
~(I)"'C
OJ t: OJ
Ql"
.c: 0..-
1-0;;:
~
,
(,)
'"
~
.
:!!!
~
e>
.,0
,0:::
xa.
we>
.JZ
a.-
:!!!li:
00
Oa.
e~
<(Z
0<(
::Ie>
Cz
w-
~~
::I!::
OZ
wO
:!!!:!!!
Wz
"'0
~
e>
i=
:!!!
.
-
.,
...
~.!!l
_.tI!
",:::
" c:
...-
co
...
(fl
.c:
o
;:;
',CO
"
r;::
"C
.,
>
oj
:c
~.~
0', CO
Q.D. .
en
Gl
0::
'. c:
,0,
..;:; CD
J!l-
c: "
.,'t:l
E~
.'Q) (J
ii.(fl
.E
.,
"
~
"
o.
.(fl
.,
~
"
en
CO
.,
:E
c:
o
;:;
CO
l:ll
;:;
SE
c:nID ,-"0 r!:. ~
c:2 OQ)C'>Q _ ~- Q)'
6Q)~~c ~~.~~~~ ~~~-~Sl~
~~E~'&~~~~[roi~~~~~Rsa~
g~5~~~EQ)~~m~ugEo~~igi
~~S-=~'C~o .~OQ)tiQ)ro,OO0~_W
~ Bog ~ ~ ffi 1ij 1j.~ g ~5.9l ~.s ~ ~ 'E ~ C.
Q)'2'CC)W'C0~nUWroO-8rnQ),- DO"
It= 0 a. C 0)'- Q) C/) UJ e Q) ..... E e Co . :J ..... :5
=E'C'-C~OQ)C '-~'C ~5C/)0'-_
'" Q) 'lil'1: = :Ii 0'- Oliii Q) 2 Ol't:l 0,- 'E Q) 0 0
:J-~co~EcbQ)Olt=~ccC/)~mD'~
cr ~:c O)~ c: Q)'-:Q 't>>~ E ~ co ~ Q)"O _ a. ()
Q)._cQ)C:Q)EmUC/)OC:D~C oC~bc
~~~~O~8,-~E~~~Q)oQ)c:B~.-m
~_._C/)~~ a.D~_._C/)>~:5mC/)C/)Ua.
'"
:;
...."
o Q)
~E
,- Q)
01-
I:
16 C) CD .Q
i'C'E:5~
Q) 2 :J 0: :J
,,-coo '"0
:]Q)"06w
m~ ~U~ ~
E 0..2 .E ~ a.
en..!; ~ III E E
:.co Q) .g 5 Q) 0
1-.0 a.ol-O
>.
't:l
"
i'i5
iii
,.,
'2
en
Q)
"
~
"
o
en
Gl
0::
iii
"
'6>
o
'0
...
I:
o
'.,
iii
D.
CD
.0 en >.
Q) _ (1)- C 0)-
en ;; o~ Q)=o.2B
I:_CDC)CDCI) p3:'~mm
._", I:OOQ):;OlO>::>
;: 0 a: :;:;; c: a..c... 0 c a. Q) O"CD
..J._ w.... m x
o rn-c e! 0 Q) C C/) =s ~ .c: "C
Q).Q:= O)tt= (I) :E P! 3"0 -; co
:2.9 ~o'2 Q)~ro- c: '- G.>-o
'? c: "0 Q).2> ~ ~ 0 OJ m ~ ro Q)
== g c.= (I) :J bOrn ro .s c: (I) (:
.c:..... CO-o CD 0'5 O:J m Q) Q) Q)
'C 'U_ Q).c C/)~- rrC Q) 0 (I)
cC.CL......cvo.9cv:J .....CD
ca-om"'OQ)L.(1JCuo-5::Ja.
c~ ~ ffi~B rng ~tf.9~"C
o'-a. -.-c-"'CCD Q)c
~ 10 0.16 0)'- ro _ (I) L. ro
(1J::JQ)o>o"'Ca.~ocuQ)
> 0".01;) IDe ~~ Q) 0 ~.c"'CCD
~ - -0> - ::l.....
x (1J~j,g.9 B Q)+oJ 5.9 O.5'~
(l)ml-~m~;;ffi8-g~c2
0).- 0 C._ co rn E c:"c Q) 0
C3::t::: o.~ c.c C Q)'- Q) L.. ~
'C:p C5+, >>'C C)CD >0 en CD '"
:::JOO::JOC::J=,,-,,-Q).c.c
o (1J E (lJ ('lJ ~ "C ro (1J a.-5.= 0
~
,
o
.,:
~
~
o
D.
W
0::
I-
o
<
D.
~.
..J
~.
Z
W
::;;
Z
o
0::
:>
z
w
W
J:
I-
a!:
.0
w
ii:
i=
z
w
e
(fl
w
0::
:J
~
:E
z
o
~
Cl
i=
SE
Q) I c: I
"!".c.~oc.....
....--::J:p.ffiO
8? g~Q)~
-01::: :pL.Q)
CD '" 1:,_ CD E
>u~E.o't::
e~o~=cu
a._ ;:J = '" a.
a.c.t:l(Q.cQ)
"'8 Ill::> eno
_ c: cr UJ
o c 0 l- CD Q)
(J)oo.-L..:5
Q)+:icu(Q:J
'_0>_00>>
fr2o&im.c
01iif.JEEal
'"
:;
.... 0
o CD
~E
,- Q)
01-
CD
o Q):5
::> .0 0
.b--=c ~
OOC<o.- _
CG>.c'Cc:""O
o E UJ 0) 0 c:
o a.(J)-~ co
Q)':; I!! f! ,,-
.cO"'::lO::JO
::::oO)~e-~jg
c Q)'. 00 C C
- 0 80
<(,,., E ,5 0
0:
W
~
o
~
iii
"
a
~
<(
_C
-0
"'.-
.c'O
en::> '
en ~ en
0)1;)'0
~ C '"
::>8a.
m E
Q):] .-
Eo o.
c: -5,.9;.
.Q::>e
mea.
,g>,s l'l
.- "0 :J
ECD't:l
.... CD
C 0) C .....
0.5 OJ 0
'-;; E'"
'OoCDen
g 15 a.~
00- E'>
51!';;;u
01-.0'"
~
,
N
lIi
t-
O>
l:ll
co
D.
cD
:a
{!!.
n.
0::
::;;
::;;
:E
~
C)
o
0::
xn.
wC)
...lZ
n.~
:Eo::
00
On.
ZW
00::
-0
!;tz
oct
::>(!)
Oz
W-
:5~
::> !:::
oz
wO
:E:E
Wz
1-0
!;t
C)
I-
:E
.-
S
III en
c-
_Ill
lI)E
:::s t:
,.. -
S
t/)
c
o
+>
III
"
'"
.;:
~
G>
:a
'OJ >.-
C"C
0",
o.ll..
en
~
C
o
+>",
J!-
C ::s
. 'CD -g
E.c
'''' "
At/)
.5
en .;
c= c
o co SD Q)E
U.c(ijen 1/I:5Q)
Q) en CO::J Q)
o.c~"'CQ)g15c:
U).2 L... "'0 c'-
.~o:Jc:U).c"'C
::s 1/1 Q)'- 0 Q)
:!2.::.111E:5",,5
,!!! 1/1 E Q) C Q)o jl! ,
LLC -.- Q)Q)
o Q) 0.-0 0.....-=
. (,)..c E Q) V) Q) q::
lY O)~.- tt::.~.Q 0
C c~O'):.t:'"'O= Q)
Q)'c'c.S ~a:; co '0'
C>:J Q) Q)'U.-.r: L...
cu'U >.o._lJ. en po
Ol
m.S
-" ~
-'"
iij"
.c" '
1/1 Q) C
en c.Q
~Q)o
'" E 2
I/IQ)-
11l- 1/1
Q) a. C
E,~ 8
,C)
l:!
::s
o
,t/)
.lo:
C i::' Q) C ~
S>' 11l ........_ 0
1/1 '" 'jjj 1/1 ;:
_ C-" 1/1 Q).- Q)~U
o .- (I) ~ .....: 0
.b_CUQ) ~> :5i)1go
c Q) E c Q) 1/I11l
AU) .- Q)" 1UlllCl1l
e (0)'00) C f:! C
.- c: c: C .....EoQ)
::s c"'O ro Q) ::s '" 11l C 0 ~
1/1 0-0 ' ~ ' O-..C Q)_ Q) ro
III '00 c 1: c' Q)- 1/1 1/1 0 EO:5.2l
C) cn m Q) Q) .c C ......Q)+:; a..b 11l
-Q)
::E 'E Q) E E.,; o E Q)o ~ ._ c >-,._
;: 0. Q) ::10.0"0
C Q) J2 .9-.9- :g "'C,e- o ~ C C" U "'C Q)
0 ~~5-g..a C ::s a.Q)Q) Ql..!.QlE
.~ l1lCT 0l;:0l C:~Q)E .
,!J!l1lQ)Q)E 0lQ) C 0 ~ (1,)'0 >'--
Cl aClC:C:Q) c- :0::::; Co <U 'i] - 8 0) C
+> e5g2:5 =0 ,!!.! i::';: IE'" :52
:E ~ :2c
'0 0.U)000) _0 ~~g, :]0(1).....0
G> a.a>22c :COP 0) 0 0) l/I~lll~5
::s ro 0"" .......- .- 11l
C Q)'_ (I) U) a. .c~ N a.~ Q) rl ~'~I/I
(I)>CCID 00) =EI/I > CO ..... c:
+> ='.~ 8 8~ ~a. -O)c ~.s1ij.s8
c 0.0 =>_0
0
.2- . . . .
~
iU
::s ~
0 ~.;
, C
~ N 0
:<< '0
It)~
Ol Q)
cb,5Q) -g :5
g:;.~ (I) o)Q)
cC)Ea>Q)::J .5N
l1lE ~ '2:5:5 t: Q) c'~'E ui
o'E ClOlQ):5,Q <11'- C
,j!;oo ccE 1/I.c.50
.-., 0=0'0 o.rn.~ 0 E'oo
>tI)-c::J'-cE~ 1/1
+:;coC)Q) ::J.- 00'-
O..c: c: "'0 tT(/) Q) ..... E
roo32li~Q)mQ)g>i::Q)
g ~ m ---0-'0 ts:5'u.Q,t:-
+:; o.Q)o c ::J........-
o ~ O'C m._ 1::"'0 0,>
;:JQ)gcQ)Q)~>:m~.EU
J:::J~._,-CLQ)-I/I" 1/1<11
I/ICT-Q).- ~'"C,...
C'- o'f: c: o.~ Q) C.... c:
0.25 Q)2o:!l.o <1182
OOcn~o CQ)'~-O
>'0.2lc,52lujl!0!!l02
-_8o-.o-cts~-
a.c lEI/IE"'jl!~ 1/1
E O)E~!II c8 ::s,~,!!.! 5 5 c8
W ..... J:::J c: CI) '"C U)..c
co
,,;
:c
III
l-
ll..
0::
:;:
:;:
1/1
11l
Q)
~
<11
1/1
1/1
Q)
o
o
11l
"
C
<11
~
~
o '
;:ti
-'"
iii"
c E
,- 0
lY~
c-
,- 0)
l1l'Q)
::;:.::
.
-
S
8.!!!
_.!!!
fI)~
::I C
...-
J!!
Ul
C
0
~
...
!E
~
~
::E
~
C) <>
0 :E
0:: :~~
Xa. o III
WC) c.o.
..JZ 'III
'"
0..- a::
::E~
00
Oa. C
M 0
~.!B.
"'::1
C'o
<>..
E.c
'" ...
::IC) o.Ul
Oz E
w-
:s~
::I!::
oz ..
wO ...
. ~
::E::E ,::I
0
wz Ul
1-0
~
C)
j::
::E
..
~
::I,
'"
III
..
::;;
C
.2
...
'"
'"
:;::;
sa ~
'0
..
::I
C
. :;::;
C
0
...
-
:E-
li
::I
0
.. ~
<
o -g
~ ~
C ~ III
oO.Qaj
O~$~
C._,-V,
~ 3::: CD.
;(1) [0:E.
(f) '- +-' en
::J m a> c
U) +-' Q).-
.::t:.c:"'~
o:t:::N Q)
::J3:--
.bcn~(/)
"'OC(l)..x:
Q) 0 - 0
"'0-:0"""" 2
Ill~"''''
.Q Q).~:t:o
~ 0. m
4)o'E.c:
> C'- (/)
00 m m
u.,E"
'.
~
~-'
, c
NO
'0
"'-
.9
~
~
o <Ii
ijlQ)
,- ~
t:Jl!
"'.<:
0",
.~ 5
... ~
~~
-...
'Uj ,2
1UD
Q) "
,po.
"';:
g-~
Q) '"
~~
roo ci.
gj Q) ~
0-5'0
~o~
" 1/1'"
U) 1:: 5
"''''"
C o.c
:0:>_:0
~ (ij C
Q) 0. 8
ai Q) m
tj>>~ f!:!
tiara
""''C
u!!l.w
~"'-e
2~:::J
",Q)'"
>;:,!!!
>._'0
.
,
0.
'S en
O'c
W'e
Q) Q)
.<:>
...Q)
C'C
'" C
Q) Ill.
0",
"C.!:
c c.
'" ~
.0
:mE
'" Q)
Q)'<:
.<:'"
...c
~ ,-
Q)-
-c
~~
...
is
-g e
~'5 7a -+t
:p"O..c-c
o ~ Cf> g'
~u"'Oo
co(/)!::1:
Q)"'-
fJ).a~_
5=::J 0
~moc
~iii.<:.Q
Q) 0'0
0. ~iS 2
o"'~_
C:3:_~
.Q'U~ 0
t)nJcaQ)
22Q)N
Ui J9 ~'E en
C'- 0-- Q)
o~ L....!: c
Uo.eE.!l!
'C
,5 tl
:;: l'l '"
Q)a.:::JQ.
.o"'CE
"C Q) Q).-
:5~-
"5 aU)
o C_.::J
..c 0 0.>,"'0
en t) ~ Q) .
U) ~ (I) > CJ)
Q)'l:'O"'"
;e3Q)'~~
,f; 0 'O'~ '"
OU'-,-"O
co 0 a.,g.S
coQ)-:;:
o--5mc:
:+:J"'O_:Q;;:
o~ 0 5i 0
.s.gC:o"O
UJQ).Qa.<D
5-5150):5
U U) o.:5.S
o,Q
2:0
-"
NQ) '" 0-
c Q)
'E- 0 <J
Oc
:1; E '"
E2.f;
0- '"
...Q)",
c ... c
~ai:a
O-~"
.g~g d>
___ (1)._ c:
e! C -f/):g
-.- Q) 0
co ==:e '-
g-S:fl '0
- 0 Q)
Q) 'l: '" 0
> ~ C'-
Q)moo
OJ:;:oc:
'"
<>
'"
'"
a.
",-
:E
f!-
a.
a::
::;;
::;;
<Ii
'"
,5
OJ
8
'0
C
'"
-
(ij
.<:
0-
f/)
'"
U
o
>
~
Q)
f/)
:J
:E
~
e)
o
0::
~~
...Jz
0.-
:5~
00
00.
Zw
00::
-0
!;(z
0<
:Je)
Oz
111-
:325
:J!::
oz
wo
:5:E
wz
""0
!;(
e)
i=
:E
-
oS
... I/)
c-
..... .~
CI)~
:> C
.. -
.5
I/)
C
o
~
u
1;:.
'C
~
..
:ii
.~~
0...
Coo.
.1/)
&!
C
o
:WID
..-
-:>
C'C
.. ..
E.c
.,u
0.1/)
.5
E
:>
.1/),.
...
..
::E
C
o
;l
..
Cl
;l
:E
..
l:!
:>
o
I/)
w't:c (/) 'E
1~.Q.O'_L...c= Q)
c......::J+JBOOmQ) E
8..c: CT(1;) Q).oJ'U.s::: ffi II) U)~
"O~Q)gL..ffiQ)UJChCOB~-
...~ 3: c:._ lD E a. C Q) "'0 0 0 c
-_oE..o 00.... 0)....... c:'-
>O~ -t::C~::J......... -0
Om 0 ~m ctI.- 0 UJ c: Ch c: (l)
o..b ;::J:=..c 0."'0 2 co Q)E:2.Q c
a,c.:;JmChQ)-.......Q) --.-
lOO"'::> D-!!!"'EQ)c~.l!l
_OC:urtJ ~c: Q.'-c.Q)Q)
ocoo.~",cQ) ooQ)E"OU)L.oi;.:
,-~>.,c .. Q)
f/) 2 Q) m ::s ....... 0 OJ......- li:.E:..c '0
.~ 0 > ... U) >. c: c: ~ OJ+:; "'0 _ Q)
a.;:J 0 c: ro.o Q)'!::'t: C C_(ij'='I
O"::'.Q Q) 0)-0 O):J Q)'ii) m.9:!..e e
o"'lOEE"lllu>.o:2u.",o.
III
S
_0
o Q)
.?;oE
-- Q)
01-
Ol
6 /l) Q).~
2 ~.sc:t1l~::;
ticro.!::.Q;(iju
cm"C-oo-c..c-oc
8:ECI)Q):Jc:rJ)~o
a.(/)1iil:JctlU)c:o
Q)'5~C.(/)_e<uo
=tT::J&.5~:JE2
-Q)mL...U.b~~1i)
oCQ)oQ)cQ)a.c
=ocg.c-oEEO
<(+:i~._+:OU __0
a::
ill
""
l!!
o
~
'0
..
:>
,5
..
C
o
u
'-
,- Q)
c c:. e >
~ ~ c ~-o
m~ 8u.E ~Q).2 ~
- 0.-", C lO lO-C Q).Q ro
.- E co ... a.
~'-.a"O ~o:6:6 Ero
:> -5, Q) ~ Q) Q) 'j;.:1;'.. :g
"'::s-coEo OQ.)....
= 0.0 a.Q) C-o (1)..o::J
ooL...ctlQ>}...mwQ. U)
.c:fj15'- :J1Utn.9m
(I) > 0._ 11)._ - (l)
_U;(U(J)o.~Omf/)E
0::1 .cZ;-Q)o.c~
.~"O ~-'-.c ~ U) :J Q)
oQ).D'iijU-mc:UJi:)
a.~ ~"Vi~.9J9J2 m.o
"'O~o _L..-Q.Eco
a> g13~ o.g E (1)- Q)
(I) ....... ..co.c
o~ ~ rh"O a.CDt-lJ+-' .
c.o_O>Q)_D. cOlE
e.b 0 5 ~ ~ C>+l 0.5 ::J
a.5cC/)Eo.5~u"OE
CD o.Q ~:.o a. -g 'O'oo.:!'c
.c +-'......::JD.c.....:Jo.-
r- .9.19 E VJ ro c> 0.-0.5 E
~
"iG
:>
o
N
,
N
Lri
~
Cl:
o
....
..
:ii
CIS
I-
0.
~
::E
::E
Q)
,c "3
:!:::: 0:::. eM 0)
3: 00)00 c~ .....0
.2:--0 :E ;; ~ 'V lii o'C ,cO) 2 -lO'"
c.. "OQ)....+J::J.-+->
ECIllOOl -um",_IllQ)
<(C'C" c: oE~
o ",O'.-Q)a::Q)Q)U III
um,,..51U _~a.O)O>Q)(I)
- -=i .." cn _ .;t= 0 n c: ~ ___
-_ ~cQ)O>tn "'C=\\I~
~o:: L..._ '-:!::::::J Q).a >:.:3 CO
co -' cn->cnto3:
(1)0""50 C Q)-""o'- Q)'-U
-"':0'-0 0 "0 t::m
C,.:;:;__"'t]+JoC CU,-D.coo
~g1ij~g-;;~~oen.'-
0-... ..'--co.... aD. 0
On - Q)cuo> ..-
a. c.c(J)(I)_ :=0>(1):0
e u> - -g 1::8.2! ~ E 0.-5 e ::J
D.(\). ::J OO)::JQ.
-::0 (1).2- e~J:: c>-g 0 c:
.~1ll15_0,c-",l!!0"'0-ci
,~O'--Ill 0.0 '" C 0 >-c '" Q)
0'-- .wo-mo.w-
..... Ci.,!'g ..c ::s ro :C.- (J) ..0'- 'en:B
a. a. ::::J (I) c: e.- ~ C ~ 0 .-
Q) Cd O>M m a..c.- Q) co__ a..c
,c"'a::IDO.!!:! a.e E a.~ E 0> e
I-CU 'Voroc.Q.)O(1JQ)"Oa.
M
,
N
Lri
---
-
. (I)
..
<<l III
c-
<<l
-.,
III ,-
,:::I C
..-
S
1/1 "
:E
~
C)
~
xc..
wC)
~z
c..-
:Eli:
00
it
0<(
:JC)
Cz
w-
a::
~o
:J!::
oz
wo
:E:E
Wz
1-0
~
C)
I-
:E
.
C
o
~
,0
, ',.:,
. 'C
(I)'
>
(I)
:c
~~
0'"
0.0.
III
~
C
'0
..'"
-S-
'c :::I
.. Q) -g.
E.c
",0
-1/1
0. ' ,
:.5
,
S!
:::I
13
(I)'
::E
C
o
~..
,<<l
'"
.,
':E
G)
o
~
:::I..
0--
1/1
1 I en +oJ
,Q)c.gCL..C_ ~
c:S':;",,'iijooa;~ E Q)
8..c tTCGQi_:....o-..c: (Q ~:::IQ) "'''''
~Q)CJ)L..C:Q)(f).w +J
'OOl:;: c::e Q)~Q) a.c:B-u go c:
-oE..c (f)O.....Q)"Oc'-
>O~ - c:o:J:Jc",c'O
e !'! 0 .?:-a; Cll ,- 0 III Q) ,- 0 Q)
0._ 2=..c 0.-u::J ro E"'" C
o.c.....menQ)Q)~Q)E -U'(ii
roO(/J:J CU:c ~.5Q)-a>cti
'5 ~ g ~ m Q) 0 Q) 0.'0 a. '- ~
o 0 ,- ~:S :>. O:S E Ol ~ Q)
:B'-cuCG:J urn '-~._..Qo
.- 0: > -c II) ~ c C ~ O):o:J -u = Q)
a. 2 0 Q) m..Q Q)'L: '1:.5 ffi m (Q'O'
8 (;).g E E a1 ~-5 ~ ~ :Q u: ~ a
Cll
:;
_0
o Q)
.?:-E
,- Q)
01-
'"
o Q) Q) ,S
2 ~.9c:Q)~5
t)c:(ij.~,Q=n.;"U
CQJ..c'Oo-u-c"'Oc
8E"'Q):::Ic"'.l!l0
c.1I)-l::; co fhC:+3
Q).s ~ ~ (/J......~ Q) 0
:5tT:Joc:u:JE.5
-Q)~e-8~~.l!l",
~cQ)8Q)cQ)a.c
<(2 E.s:s 8 E,!:; 8
oc
[j
4:'
!'!
o
-
,""
CIl
:::I
.5
..
c
o
o
~
Ola;
'0 ""'..c
Q) co I co (/J C
..c a. i3 10 (/J ~
=E~ cm....:>.
m.-...-5o....,o<U
..c .w .-..... ......
(/J <D o..Q)m- c....
-c_:t='C;=<UQ)
",-",'" Ol;: Q)..e
Q) Q) ::J - 0._ 0 -
:J 10 'U U 0 (f) .00 -
,2"", ,!!!, 21::0
c::e-g e gO:J"O
..e E..... 0.':;: ca (I) C
o ~ 0_-oQ)
22-Q)~EmcQ)
CJ)~ ffi _ .r;: fj 5 :5
"Et~O~..c&a;
2[C0CUQ)gCllc
ca 0 C (/J .-
,.0:p0", ..eCll
=--u"€c-o-tD
Q) 'O;J 0'- Q) C Cll
_a>'::' 0.....0
co ~(/Jl:L 9>2"U"g
:Joc .L.(lJQ).....
gCiO",CIl;:CQ)
"UE~2-gQ)t:1U
c:(Q)0.!2:3.cJ2~
~
iU
:::I
o
'~
<
,.
'"
.,;
'0
Q) 0 Q)
~ OJ -.~
..... fa -G>E
:J ~ CJ5.-
CD (/J (lJ C~'(;).E:
.cco oo.lI)E
.95~~m&.-g
L-o.....C>Q)UJ
~"'.a'E:SCll~
oen(,l)-L..CQ)
om=o .20>.
'O'OOlQ)5~g8:O
C :S ,- ,.. '"
:31:: (l)o(,l)"Od>
ecuQ)e_fGC~
tDligtU'O-ue+:i
Q)Q)"O"OQ)~ '0
> Q)c-u-OJ
._.0 ....."- Q)j9 Q) C
]1=0:: Q) (,I)-cO
Q) co_ 0 1::.5-'(;)
CJ)~ ~ ~ II)E Q).5 e
~Q).co ..cj9m
>.~'w .~2 = 1::"0
C ~ ~ -g ~~ 'tOE ,S
<Co,a.",,,,,,, ;:
"?
'"
uj J'""
'0
'- ~ Q) (I)
Q)_ C
..e- Cll E'O
-m~:J~
~..e", 0 E ~
fh "C ,- ""0
'O"iij"c1ijQ)
Cll'O Cll E'"
o co w co
'-O-QJe.
U)~.cJ::c
'" '" '00 I- =>
~ (/) (/) c
o~&.:>.o
<U 0(,1) rtI:t:"
C Cll Cll '0 E .
2 ~c-l!:=.g,
oCllOO'OE
,g5g;:~",
(I) a. (I) ..c D.T""
C8~Cll~~Ol
.....'00)_.0
__ C 0) ~.g=
....... > Q) J:: rtI
<CCJgCll4:'Q)'c
_ Q. rn > l/)
~
'"
.,;
.c
'0 a.
~ E
C"'",
Q)C",
a.2"C
~ 0 QJ
'" '" Q)
. CD C) 0
.cj9~
=(f)U)
~"O"O
.(,1) a.5
'" 0 ;:
c'" C
.2 (/) Q)
-'O..e
~ C ;t
Q) Cll '-
a._ 0
o ~ U)
0)\4= Q)
.5 0)""00
'Oc
!,!'t:,!!!
(9 .g g.
t-;
'"
.,;
- '"
w_o .
(1)- '"0
O)COQL..
.-.r:::. _ j9
"'UcnoQ)
~mEL.
.- c :J Q).
"',- E ~,
:J ~._ 0)
'E",XCll
CIl <1l '0
E C E ~
o =>
.Q.ti co ~
=>:::I..e
C".o'~ ca
OlE;:""
B - C
.- 8 ~ ~
om~.2
2cQ)-
"'L..en::J
(/) Q) Q) en
c ......-_
0.5"0 C
0", Cll !II
>'>Q)~
<;'C '" Q)
<('O::Ja.
00
,
'"
.,;
....
....
CIl
01
'"
0.
oS
:c
~
0.
OC
::E
::E
:E
~
(!)
o
r:r:
><a.
W(!)
..Jz
a.-
:EI-
or:r:
()~
ZW
or:r:
-0
~z
()<(
:J(!)
Oz
W-
:515
:J!::
()Z
wO
:E:E
Wz
1-0
~
(!)
I-
:E
-
.,
-
~.!!l
-.~
'Ch~
. .a .E
.5
Ul
c
o
~
"'
U
-=
.oc
.,
>
.,
:a
.~~
.0 ",.
'Q,ll.
en
Ii.
c
'0
;;..
.5-
c ::l
.,'0
E~
., u
ii.Ul
.5
."
U
~
::l
o
Ul,
e
;:J
en
"',
.,
:E
c
o
tJ"
Cl
;;
.:'E
.Q)o.cc UJ "E
c:5'3gJ9aa=cim Q)
85 CTCU w'Eu.c: l;j.CIl E CIl~
"O.~ Q).~.... Q) Q) UJ cn.m ~JB"'"
w> -0 5 ~E ~ E g. a ~ "O_Q).g g.~
:o:::J _-eC~::J "0
e <<I 0 .?i'm lU'- U fIJ ffi.!!l c: Q)
2:-E .5 ~ ~ g.~.5 m E 5,g0 ,!:;
_cuooOO:J Q'-(/)ElUcQ)S,
c:0"(/) u..c a.--a.<11Q)
oc8.=e~ .8~E-g(/)~ij:
0g Q) (0::1- ~C)""'-lt::.5.o1J
.!!! 0 > .... tJ) >. c: c: ~ C):p "'C _ Q)
Q.;:J 0 C ns.o Q)'C'C:.S C:-m'~
O~..o Q) Q)-c C)::J Q) Q) Q) 9:!.c e
UCIlcuEEwcu'O>.a;Qi:i:CIle.
cu
:;
_0
o w
.i':'E
,- w
UI-
Cl
01. Q) en c:
.c .c'L:
.5 _.scw_::J
(/)c{ij.~.Q:5m"C
c CD-C"Ou"O-C-C .
o E UJ m::J c: 0B a
o e.CIlm.p cu CIl c'-
Q)'-Q)cUJ....Q)Q)u
:55-50c:o:iE2
_mcne-gjgmQ)(;.j
ocmo c:<'Oa.c
=owow8"'E8
<(~E.== E._
oc
ill
ol"
~
o
:c
.,
;:J
c
;;
c
o
<>
-
"0
W "0
E .m
~ C
.gem
C cu E
'Q)"OJ!:!
.ace.
_cuE
n; f/).-
..c.!!! Q)
(/)~.o
_c_
W::J-
ct~
g 8. en
~a.E~
wo~.s
a.C)mO
5'2 e ~
~ (1J D.c
2~ ~ 8
_CU:o:::JQ)
U)-OC.c
C't: w_
0.... u >-
Uo,!:;.a
~
c;;
;:J
a
..
<(
Ol
,
('oj
tri
.c:-
_0
';i:....
>.(\1 a>
-W"O
e._ 0
E""u
01-
o C C
_'- 0
- (1)'-
cuwill
.c:cc
(/)=ti
cG>c
0""0.-
,., '3 E
o Cl"O
.5w<(
en CIl",
c::J-
8 >- E
~.E
~Q)~
'616u
=Q)Q)
::J.c.c:
lD+,_
o
~
,
('oj
tri
.m
'iij
5Q)"C
U5~o"O
;:J - cu - w
.t:>.!!l '" >- >
U)Q):>(tJ~
CWo~'O,
o.b CD
o (/) >.~ :6
Q) U == 0
..c=<U::.9
""'.0 "C"Q) C
~ 5. a...c 0
<<J_~;:::-g
J!:! ffi (/).o~
cnOQ)"CO
W cu C III
_ _=-0..0 Q)..p
U 'C _ .
:CCO(ijQ)=
~ffi~:6g
Q) 1: en 10. Q) Q)
....... _ > u
w W Q) C o ,Ill
.c:"O"~E'\:
>C.pOw::J
;:>000"01-'"
~
~
,
N
tri
"0
, E C
a. OCU
"- J:: c
:J a; 0
O":J (/).-
W_ Q)1O
'UQ)~'U
~;; g> ffi
05'0 E '
w'-('oj E f!
- ~ 0
,9 '0 8 '0
.r;:."'OQ) Q)
Q)2"E~'E'
> cu m ,_
"OQi~(I)Q)
~ Co ~.ffi :;
WOen:;(/)
~Q)C:.....U)
0:> .- 0 Q)
.oEroL.
c. - ._ ..... C.
-!.(ij+-':J
Q)..c c c:.c
~ U) ~ (U ,2>
.-.... 0 E.r::.
"OCm Q)
- Q),""",Q) U')
<( E ,!:; 5 ::J
('oj
~
,
N
tri
,!:
C
cu -
5 g
CD Q) "0 c:
..o'-Q)Q)
O~.c:
(ij E w ~ '
..c,-~~~
~.e 0.0"5
II~ ,.. . "r'I C
-U ~ Q) Q)'-
,- ::J C E E
.c .- cD
Q).~o.a>
>...1/) It::
-g g ~~ c:
~ _cu
~g-g~:5
o~cuU)e
0.:>(/)-0
.J. 'l:: W,C E
IDo'5-Q)
U) eEl..,.
.~ -g 'E- a..e
"0 E '3",
<(.agg~
'"
~
,
('oj
tri
.
N
....
.,
.,
:a
"'
l-
ll.
OC
:E
:E
-
C
W
wE
J:;!e.
.-.- "0
'55-~~
=4) 0) Q)
cu'O~.c:
.c:wo~
~ L... Q."C
OQ)-c
..... 3: Q) m .
u 0 en Q)
~ a..~ ~ ~
.....U)"O"O-.p
C CO .....jj; Q)
8C)oma.
c~ Q).s:! E
,Q::J~ Q) 8
"0 1U g om >.
2ccu.c:~
.....L..C13:0
(/) 0 _ ~.-
aoo~E
(J'e:::J c 0
-0 CD'- c:
Q)Q):=t>>o
-C_cc:o
I-Q),_Q)W
r
'<t
~
,
('oj
tri
.
:E
C2
e>
o
a::
><0.
we>
...JZ
0.-
:E~
00
Ii
0<
;je>
Cz
w-
S~
;jl-
oz
wo
:E:E
wz
1-:'0
!;;:.
e>
I-
:E
.
-
"
-
~.!!!
_.!!!
fI)~
,a.E
J!
If)
C
o
i
o
.-=
'c
Gl
>
Gl
:c
'~~
010
o.ll.
III
~
.C
,0
~.!!
C '"
Gl '0.
e!
Gl'O
-'If)
c.,
.5
..
e
'"
o
.If),
..
..
'"
U)
10
Gl
:;;
C
o
;:;
.10
Ol
;:;
:E
....
lQ)o..c:C. UJ c
C..c.-O';P;:L..OCO""CIl CIl
+J::J:p\U \U,- E
8.c O'"(QW-U.c CO f/J U)~
~ Q) op- CIle: CIl en CO:J Q) +-'
'0:: +:::I fI)"CO-
CIl>_ a'-E~ f= fi}g ~ m.g g.~
0;; -€c:+:I:J- -C
Omo~ cu.-ocncmcQ)
.. '" '" ~'~ 0.-0 '" III ECIl '2 ,Q e:
~C.b-""" ~Q) ":i::i.......-
rooCl)~I/)~~(/)EQ)C:oCll.ll!. ,
_OC:O"(I) LLC -.- CDQ)
O 0 CIl 0 CIl .0...... a. '- -
gU'=~.c ,o:6Ew(/)(l)li=
:g~Q)ro::J-i>'C) '--.:.5.00
.- 0 > C gJ ~ c: c: ~ C)+J -0 = Q)
a.;::J 0 tV Q)"c t1J'c'c.S 5,im ro'O'
8~~ E E"g g>.g ~~:gu:iij a
III
'5
_0
o CIl
.?;-E
,- Q)
01-
Q)
o Q) Q) C
2 ~.9cQ)~'~
"t)cm.5~:5(ij"C
ca>"c-co-o.J::"'Oc
o ECI)Q);:Jc UJJ!! 0
oa.tn-..:::omcnc::w
0)'5 ~ ~ 00_ ~ Q) 0
:5rr:Joc:o:lE2
_Q)cne-o~U)Q)-
o rooo....m-CI)
= 5 ECIl g~ e:8 CIlE ~5
<(;; .__ ._0
0::
ill
<t:'
e!
o
:;;-
..
'"
C
.;:;
C
o
o
-
~ 6,- ~f1
.....o,:JC
Q) ~L..~U)+:I
.~ Q)Q)~U)ro"'OL.
5m~'tnQ)~oc:o
::s l:..c c: L.. a. 0 m -
-:J\-fO~ -.co>
,"~Q),:,U),,1lI -e!
.cOO... co:J.:::
U) c co C)"CO - c: U) L..-
:O~C:'-Q)m2C1l
'-Q):>:P+-'EE .0
.9...... - co .c ..0 :J
M ~ ~ g.2l.2 B 1: m
c 0 't: .c, 0 .ft; "0
-Q)Q)"C >-0-\\11_
CL........c:=.coO'm
8 a. roE CO'3: C).J:: (I):;
c~ o).....:cGico1Q
o.o.t>>c: c: VJ E"fi 0-
+:::I'c;j".S+:; Q) co >O:J U)
OU)-O III E.e III U)"':
;:>0:=00.0'" CIl
,p.a.::JU'- a.C3:
~(I).oO&~fJ)go ,
OIll'OOCll;,:;1Lrl.PCIl
O.c: ~> ~O...J.- L:'~
CIl g.Q " e! e: > <i.!!! 0
.el- E 0 0 a.,!!! J: 0.0 0.
O_(/)O_roL..(/)
~
iii
::J
a
..
<(
II)
~
,
'"
u;
a. ,
(/) .t: - E
ECIJ It- 30
Q)- e!.<::-rlli" 00
> 0 "0 m+J 0 :J Q) 0 C) E 0 _
Ot::=C:OO~"Ul;,..c:CCOCOc
..c ,"L..+J'''Q)CIlQ)'- Q)CIl
III 0 .. 0.-0 CIl CIl CIl X
Q) g. m c ~ ~i! ~ ~ ~ -5 .~ Q)
~~:e,Q.>c:p+: .1;jL..'C..cCl)
_t01jn;ooCIJbCCUC:c.c:
o. +JL.. .c:::O(/)COO-
.c: ~ ~ c: a..S: - '0 E c "U .,.s .
OL..oQ)EQ)-5c>mQ)oQ)o Q)
cu :J '+= ..0 'S; c: \f.: "0 :p > :J '0 ::0
Q) ~'o~= :>'2(ij= g,~-g~'iii
0: Q) Q) a, co ~ CIJ c: "m 'O..r:: L... (/) cu
LL.E g.,~~t5 g.~-5i ~ ~o:aJ!!
III
'5
_0
o Q)
.?;-E
,- Q)
01-
,
c
'" CIl '
~ Eo 5
:JaJw:o::l
l3 <i I- e!
Q) E Q) CIl
E ,- e: a.
d)'1:: 0
CIl.o ::J .?;-
(/)="0::
Q) ro...... '-0
.e.e~
I-U)~J!!
0::
ill
<t:'
e!
o
,
CIl
<its
E,!!!,
,- 0
CIl ~
.00.
-CIl
'":5
.eCll
U) 0
U) ::J
i!!-o
:J ~ '
~ U) U)
omot)
~Q)-:::(Q
EEQ)o.
- 0)"2,5
(ijCO_
e:';: C III
00'- c:
:0::;="'02
e!.E~e!
~ CIl lii Q)
6i'=E8'
CD
~
,
C'I
on
'"
....
CIl
Ol
10
ll.
af:
:c
~
ll.
0:::
:;;
:;;
, '"
U,.!. O):g
_~ c: en c: Q)
~~ ti32 en
.~ C L... c: W Q)
~ Q)cJ2 ~~ -5
c UJ, C L... C
~ ,~~(ijQ).E Q)
_ 1;j :J-~ ~ en .c
"C Q)~Q)O~ f!?
8, vi l~~'~~(ij~
~ Q) ca '-.c:
~:J~!~~~cu]
c:~c:.aoc ~~
o CIJ 0 0 c: 0 !.- (/)
""E;J;:J +J:JU)C
o U'::'''CO_!~
:JQ):JU)C:JO 1_
" ~ '0 e! III -0 ;:> ,C CIl
Q)::JCIl_,;;;m':'O-o
~ U L... c:.~ ~ (/) C:.-
o.2Q.'--a,rt1 >
'c 'ctnffi'c.::-ge
I-iiil-.!:-ol-,!: 1lIll.
.
.
1
I
j
1
,
1
I
I
I
I
I
I
I
I
~
j
1
j
I
j
J
1
:!:
~
C)
o
0:::
~~
...Iz
0.-
:!:I-
00:::
02
ZW
00:::
-0
~z
0<
:JC)
Oz
w-
:3~
:J!::
oz
wo
:!::!:
Wz
1-0
~
C)
i=
:!:
-
oS
'" II>
Q-
-'"
U):E
'" c
....-
,5
VI
c
o
~
()
5
...
.Gl,
>
Gl
:a
~~
o '",
a.l1.
II>
.'"
~
c
'0
..
,5.!!!
c'"
",'C
E~
Gl ()
"Ei.VI
.5
..G).
()
....
'"
o
VI
e
'"
l3
Gl
:E
c
o
;:;
,'"
Cl
;:;
~
c
o
'0 Q) cb ia
0- Cl
C C Q.:o:::l
Q)o""mE'-
E E'- E
C>>'-~CI)
{O'.~ 0 'C'-
a."O't:: ",:5
....cQ)>.....
o j 0.= 0
.....--ca
M~o.J::5Q)
"5.ro ~ U):o:::l ....
.-.c Q) (I) ca ~
Q)U)>""OctU
u,-::cQ)Q)
~~~.8EE
lU
:;
_0
o Q)
.z:.E
,- Q)
()I-
~
o Q)
0) I '.c.c
.~ ~ Q; a.;:::
'0 cu 0 0."'00
Cc ,-C>,
.2 .gl:Q Q) 2 u .
Q)cnCO-O CQ)
'-uo.ccuco:!
<U!EQ):Jua.cn
't3ro.c-offii3o
L..,.- Q) 0'0)
.=-(ijoEo""=,,,
ro......c:::CQL... 0
u...Ema...E.9a.
0::.
jjj
<t"
~
Q
()
IE
I!!
l-
'D
C
..
C
o
..
..
t:
o
Q.
..
c
I!!
I-
i:i
.9 .s
~ Q) C
0.:5 Q) ~
.Q fJ).c co
Q).-- =>
>(/)-=>
Q) m en c
-o.c(J)Q}
Q)<1l00.c
.c'-c:3:
_luOl
Q).c._ (/)
L. (/) tI) C
.- L... U 0
g.~ ~ ~
~ ro ~ Q)
-II!
165'02
~ Q) 1::.5
~ 10 ,2 en
__a.eue
() '5 - 'S:
Q):eJ9.Q
.ceo(/)-
.- a..S .E
'"
>.'"
lu I:
~g!
~<l:
lu I: Q)
0.0>
U').......c:
'" 010
o..S 0
E E >
lu Q) Q)
()O:N
@)@)@)
"0"0"0
lUl1llU
000
0:0:0:
l;j l;j l;j
000
""
,
'"
.0
1ijt)~ -Cwo
-c.cQ)CI)r/JW.J::m
Q) cn'O'U)'- c: (/)'n'
> c ..... c .2:-.gl (/) c:
e ,!;!l Q.,g ;: gj ~ a.
a.(I)Q)ouuoQ)
g-~:5 8..! (/) C::5
(l)......CfJ)Q)(Q:!2c:
;; ~.:;.S:S"'C ~:;
-oQ)"Cm's-Q)
0.!2.5Qi;; 0 o,S
fi:"" .l!I u: ,.,.5 fi:.l!I
8.. Q) ,,--.. 8 Q)
C L... .'C c: '-.
10 Q) Q) Q) 8 Q) Q)
<(.::;..ciS > <(.c~
11l
:;
_0
o Q)
~E
,- Q)
()I-
Q) Q)
.c I..... =0 :;
-O:JomCO'CO>-
(ij ... o 'to'- .c .e", 0.'<: 0
..c'-oU)1- -Q)
UJ.g o~ ~~o U)
c: 0.'0 E"':::-Q) I:~
OJ '-00 0
'00 "'0 Q) Q) Q) ro o.+J a.
m ~ 0 0.'0'''''' E co -0 .
'OoS>''-~O+:lctS
....\UOQ.U) --0(1)
mQ.::ScQ)co.5.o'o
.ca.cnm.c~Q)oQ)....
..... aJ.~ 0.__.0_ U> a.
0::
jjj
<t"
~
o
~"O;t::
=Q)CI)
. Q) 0 c: c:
"OnlCJ)m_
::J - .- I-~ I:
_~U> Q)
0'0 Q) Q)'_ .
.= c:"O"'O c: f/J
-"' Q)'- Q) Q)
-L: In>:.;:;
eo _.0 t..:: c::=
.c cn=Q) 0'0
(/) (/) cu.~ 0 eo
UnJ.ca::Q)-
wEU>Q)--o
1-~~:5lll31
~'Ui13.c Q) 8-
_I: ",,,,,"0 n
_o~~'>c;.
o c .~ ceo.,
"Ecu.c 0 a.Q)
Q>ol-rq.s=
E c ...:s~,g
g..Q2(/)'cQ)
-(I)cc:oo
~'~l'l8:5'2:
.... .... c ::J Q)
Oo.o,_<l:..
'"
,
'"
.0
ffi -c ~ (I)
::sQ) -2
't:.=:g~ ~OQ)
~ ,Jg ,!!! 't: .0 I: :5
~eu. ~~-g~.=
.- ~ a.i = '0 i; tt::.-o
U ;;::(O.........._Q)
=-.cL...Q.oc:
0)(00:(/)00.>.'-
:5.<: Q) II> Q.11l o..l!I ,
_(I)......ocEtI)oeJY
o co L... .0'- co 0 tt::
~>a.:::JQ)m<(Q)......
a. 0 Q) 0Q).c: L.:; ..0 '0
8L... ~:3-0)
0.:5 fit.. g .i- c;; '0'
<( g..=.=:s oU-Vj a
11l
:;
_0
o Q)
.z:.E
,- Q)
()I-
_ >. I:
o 1= Q)..a 0
_:="-=~"O ~
CG~"OlI)Q)ot::'
>....Q)Q)"O~o '
e-t::.c'>L... (ij
a. 0 0 ~ 0 0 0.._
a.(I)a.OL....cEQ:i
(0 c: E- 0.0.'-_
I:lU'_C;;Q)~Oll1lE
Q) EQ) C)'C ..a '-:S:t:: C:Q)=Oeo=
'I: Q).t: 15 m Q)~ij:
> Q) .<: '--
>:5>E..:5,!;o
-.to
...
CD
.;
:a
'"
I-
a.
~
:E
:E
0::
jjj
<t"
~
o
01 _
.5"00 Q)
lI)r:::m....
::J m to; ::s
Q) ", '" e
_,. 0
'oo.!!!.c S
Q)>"';eo
.c~c:.c .
~_Q)"'C.?;-
0- E Q) 'S:
_mo.>'-
"013.-00:
~.?;-&a.co
o.-Q) 0.0>
0.0 - co .5
EQ)oQ)t
'-.<: Q):5 0
f/J-a. 0.
= ui~"!2 E
m....... ....-
._ Q) Q) ro >.
_Qi~:5c5
- Q) 0 \..
m(l)>4:iO
~ge~::
q::-g~~.g
~o.moo.
'?
'"
.0
.
-
S
~.!!l
_.!!
0~
" c:
...-
J!I
UJ
c:
0
~
(.l
I;::
'I:
..
>
:E
i2
C) ..
~ :a
Ui~
><0- c:,
O"CU
WC) Q.a.
....IZ '"
..
0-- 0::
:Elk:
00
00- ., c:
- 0
:g..!!
c:'"
<l:Z . CD -g
0<1: E.c:
'"0) U
::lC) "all)
Oz .5
w-
:5~
::l!::
oz ..
WO '(.l
..
:E:E .",
0
~Z lI)
0
~.
C)
i=
:E
'..
..
'"
:3
..
:E
c
0
;:l
..
.E'
...
:E:
.
.
.~ m mrn -~ ~ ~
~I~'~ ti~~~im~ oc~~
~g~E~_~'~Ern~S~,~~n
ro(.liE~-5roioEoQ)E~~~
~~'u~'~m~~~.g!~i~~~~[
m~ ~m~oo~C ~~m'-cOm
-~m'c~>'-~.Q~c'~C~ n~
~_.s~-8Ct~c'-~o.~!~~
._~ ccw.Qo-~Enco~I-~S
EL..c.-o.-.....a."OQ)J.9".EO' Q)
mwo~-~~mQ)=c~~w ~u
+:I>:.::; m2-Q>u I- E o.o's::o-o Q) ~
cOu~Q)~Q)I-Q)ou=~_Q)-.-
80~~~-E~I--Q)m~mID"O~
~~o._wQ)Q)=~:5.<;;'U-c_cQ)
~"00C"oml-_m~ 00 ~~ml-
ro
'3
...0
o Q)
~E
,- Q)
Ul-
c:
o
""
(.l
2
-
III
c:
o '
o III
cn:m
.5 '>
~""
" 0
CJ ro
n:
ill
<l:'
e!
CJ
CIl "0
,SQ) Q) Q)Ql '-"'0
"0 E~o~1U(ij..c:E :D~ffiE
c:: L... .._ c: <D - ..... :;::;; coO >-
=O_2ID(U.b-oOQ) (I).t::c
~ g.'g~CO....rQ)'Vi:;;:6-g m O~"O:
C:~-ocffi~~8rom :gm~CD
o=O-oEmL:::J C<Um.c:OUl
~!~~~i~ji~'~~~~~~
cro>"O.5Q)cmO)c.."Ea>Q.m QJ
B:S 8 e E :> ,2 e c: c: 0 C) E OJ 0 en
Q) E.~ cnJ9~1U (U'Q)'- 0 rG Q)::" 5
~...."O g>c Q).5 Q).c~ CD ffi m c:~-
1ii "" >-'C 8"" E:5 III "0 F E 0 ~ '" g
~.~~~Q)~BE~~ Q)~5~~
.. .<;; co'-..c..Qwc.........
'-.~oc.....:t:o'-ro:Q) _ O)L..m
(1) C)+J o't- :::0; u't- ..... "- 0 - -.- tV.s=
g. ~~= 0 Cl 'C 1::5 15 jg g U) -S....
~~~~~Ei~~~2WU)B~g
>--.-EB~mocB~~mU)mm .
m~~ mm>EO<<lC~OCD+-''C
"o",Q)"'cQ)8Q)0-0Q)"O"'-~.
<D.g Ec Q) g w"-:= s,uroro Em 0) N
~cEo~,-.-,-oQ)~E~~~~<<I
~._._u_n~oU).....o _~U)_~
'"
"0
..
IS
..
:z:
...
,
""
IJ'i
w
a. .~ 0) cD
.~ ~ f,;:5 Q)ij:
o ffi m co b.!:oo-g~u
"" Q):5.s= '-;;..... ~<<I"'iU Q)
'0 U en 0.._ a. a. (/J .c. '=0
m 0)"0 Q) ~ 'ii) O"U I/) e
a.~.5 (5.0 ;::. 0 00 (U a.
(f) _ .?:-~ =.- v <(.c. - CD
Q)'t-.-cn(Uu.... (f)<<I~
:5OCiip!.cQ)o .0)"0_
"'>:5"':5 C.....Cc
't--o .. Q) ~.Q= 0'-
o'OBo. oQ)1Do':P"O
>-.<;; '" " E - !l! ,:: "" ~ CIl
Q.(f)"O C c:"O;> t:'oq::.s
8Q)"o"'Q)Q)Q)oCll'cJ!I
<(:5'- c:..!! m:Q c-c o.Q) CIl
tUu.c>O._l/J>.....
'"
'3
...0
OCll
~E
,- CIl
()1-
C
o
15
2
-
III
C
o '
o III
O)~
C.-
.t:.~
,,-
o:il
I/)
T"'
..
Cl
..
D.
Gi
:a
..
I-
:::
~
:E
n:
ill
~
o
c 0
o -
':P '-_
.:t:=~.UJ_:Voo<u
.I:d._.c-;;:;..c C"O-.r:: L.
"'.<;; E ... \\1 +-' 0 '- +J
c- O""-:P <<1_ 0
'-m.5- 0 Q) m"O 0-
5..c: c c~.s.5.B o.ffi
~~8g8.2!~fh~Er
C ID - m .~'iii'" ">.. (l) m
~a.ocQ) CL.-J:::;Q)
S.~ g(E;g S 8 ~ c-.b
0>'-.19(1) _-0"0
=Q)mcro(QO~:pQ)
'0."0 Q) 8~-1Il "'''' III
,ft _ .__IDee
wQ):t:;_COt1J......-W.
2:5coQ)IIla;2~,!,1~
C .'- <<1;("0- <<1.;:;-=
ID C c. (1) Q) j2 'C'C e. ctJ '0
"O.Q.Q ~ E co C ~o O.f!
'-1:)1:)'" C",,<'>-_
8 " 2 Q) "E .e- e 0."0 m !1!
<<l,p ~ a.4)'-VI
e cnU)::::'x19~<<l?;2 8-
26 6'E E'" c8 :il~g roE,!Q
_00:= .c_m"O
N
,
""
IJ'i
:E
~
Cl
o
n:
xo.
wCl
..JZ
0.-
:Et2
00
00.
Zw
On:
-0
~Z
0<
::ICl
Oz
w-
:3~
::I!::
OZ
wO
:E:E
wz
~O
~
Cl
~
~
-
~
'" III
Q-
-.!!
U)~
" C
--
,fl
Ul
.C
.0
.~
'"
U
;;:
.;:
"
>
"
.ji .
.~~
o ..
0.0..
III
&!
C
o
~CD
,fl-
c-6
". "
E.c
",<>
-Ul
a. .
.5
:"
e
"
o
Ul
e
"
III
'"
"
~
C
o
'"
'"
Ol
+l.
~
c -gO C=m...!. _
- ocoOm-
g.5~"O o.:c:.c ~ ::s=(ij ~
CO L- C CtI U) "'C c: co.r::....."...
::s~~Q).Q:JU)Q)c>.cne
Oc: Q)Q>oC])_co.QU)a.
ca._"O,e >" lU> IIl-lU III "'- Q)
>J9C:- cn - ra
Q)Q)aJca""OUJeoomec:;i
"'C~Q) '0 .o.....g.a.Qc.
Q)cuii:(;- oo>~.-ca(l).-
>.a.....mQ)Wc.....U)c:Cf)-a
0_ 0 _ (I) I- .- c: !a o>.g! Q)
L...-Q)..JCO CQ,'l......-OC
a.CO~C".c_'m 11)0 cn L....-
a.lU-<=", e~ a. co .b Q) '-"'C a.J9
a...... ..... ....COC Q)
me ca13c:r::a.c:co..cL".
.c.!2Q)L...roQ).!!!mo -g4)~
I- a.:5S Q) E a...o:.w'~cn..cli=
lU
S
_0
o Q)
.2;>E
,- Q)
UI-
C
.!!!"Oc:~
a. Q) ~ c:
5f)j9ca
+:o~ca..
m a. Q) i3
:J a. E 0
om Q) 0
~Q)o.o
(1) ~ E::
Q) 10'- 0
..c.c L....C
...... (1)2 0..
n:
ill
;t'
~
Q
-
"0
"
"
C
'"
C
o
u
-
III
'tl
~
'"
N
'"
:I:
-lU~.9c: Sa
o Q) c~
-..... c~~.!!! .c~oQ)rn
~ -Q)- o.-ron,-ID -E-~B
~ ~~mQ)~8~~.g~s~s~8ro
~Olt:.~~5gmB~Q)c -~..cm>
Ol-<= Ol rn-C",lUE-E8E~lU_Ol
a.-x'-Cc co" ~._ C~W=~Q)
OL...~_.!!!.-aEOlO-olUoEro~_~
-O...........a.-ro OCOQ) 0.- > +:i
~~a~c~woc>(I)~::JE~caE..c
~~Eo_o~ro~caE~gcgo-lU.ome~
.....- C:PQ) Q) '-' '-0 .....;>
Q) Q.() Q) m '- .s 0 0 w fi1"5 (I) c = >- tV
5;~g~a~~ji~~~~~=~~g
~~~m~(I)cn~a.~mgoEcawroro
c~Bn~c~~ID-m~~ ~'~B~
lUo"QOlIIl~5m-<=~~lU~"OOlcO
~~~ ~m'__~~~o~~~rn~o
:J > W OJ I-'S: o.ca :"'0 U .Q 0 c ~ m 0. olu
<.)m '- 0 I:: .Q)CQ) co C:J
oc~~ .,-m~~>'-~c ~~o-c
om3~~~c2mmomrnBcEo'-
O_o~->OJ~nOJE-cEroro om
--EOJBo~nn-oOJ~~:JnB-w
~ E L..:J:Jca'ero~moo~~om~
'c~~OJ~ugc-msE=~8c~-ro
~~~5~~omS~~EaQ)oo~~a
C')
,
v
lri
.
em .5
=o.QufcnQ)"U
Q) CD Q) +-' Q) rn..c Q)
>"c''"''"''e..9!;B c_ c:
.- '11) 0. > .- .-
~ C nE~-g.9.s
OJ CO"W 0 0 Ii: -c 2:!
"'-L'(Jco_Q)
c: D.+;i '~o ~ ~ ,
.- ()) ~- OJ a. ID
Ol~,!:cOlt::2:o;;=
:5 Ol"O'3o > 0'- o~
-fjOl08~HllU1-;
00.5==0 Q) '- Q)"C'~
>.Q)m '-c:.oco
a.,-"plL.Q)Q) mL...
8'" l!! -'" ",,= c.
~ ai""'c lU.2;>Ol
<(~~ij:03=~U:S
lu
S
_0
o Ol
.2;>E
.- Ol
UI-
.2;>
.ll! 'ffi B lu cb g>
ro "c "0, tU ag>o Ci "6
"Cu>c.,e-,,:::;cocEoro
Q) cro-.s..c:a>._::: L...
.~ ~ "0 ~s g.!!! -c.Q ~
~ a.~-o (1)0-.3 ~ 0..0
.,cy ~.5!! ~ a.2!o (1)"0 a
c >~ > 0 o~ c: W._
.- Q) L... ,---0 ca-(li
OJ 0 '- CLOJ..c c.- C:._
.c ~ Q) o..~~ ca"C Q)E""
1-,-~coro3lO.s .S
U>
...
Q)
'"
:;;
..
I-
0..
n:
~
~
n:
ill
<t:
~
Q
III
"
e
"
o
II>
&!
E
"
-
:i
o
, '.oOl ,
~ roca OJ
lUa.tU~\ijC.~
lu >oa.~"O
:Q l!! 'Iii x Ol ~
.....o>Q.cOJ(iaC>>
oOo.!"Ct::""Ol
Q>o-cc m:=:
'O'Ol f!'- lu 0 E III
L.. co 0 c:..c a. L.....
a...c: _ ttI >- 2! 0 0
Q) ~'c L... ..c ~ C t
~(lJoJ2c:c=S
Q)cEc2m;!2U)
.= CD(ij.!2 ~.~c_~
5-.5:e a. Q) ~.s +:;l
Q) 19 .b CG a.(ij o.s
L.Q)-c.......oc:a.L.
=~cc.t:'(Q-o
Jg.9roEQ)o~'1::
f/)L.......4)>m-c.
Q)c_oo+:...c"C
.2;> a..ll! a. 0 ,- 0 m
'-o-EOlt::"rn
UQ)~._L..caU)ra
Q)>c-o!!cc'?:
-<=Ol8ClUOOIll
1-'0 m"O+:J+:J en
...
,
'"
lri
.
-
.s
C3.!!l
'"
-;;:8
::J e
--
B
VJ
e
.0
..
'"
U
I;:
:c.
.,
>
:E
~
C) .,
~ :;;
~~.
~~ 0'"
.Q.o..
..JZ en
,.,.
0.- 0::
:E~
00
00. e
Zw 0
I ".;; "Q)
B"5
. e'tl
., .,
E.c
., U
:lC) 'ii.VJ
Oz .5
w-
~~
:l~
oz .,.
WO u.
..
:E:E .::J.
0
Wz VJ.
1-0
i=
C(
C)
I-
:E
.,
..
::J.
.en
ca
.,
:5 :t;'
'e
.2 .,
::J
- e
ca,
.Cl ;::
.. e
:1! 0
U
-
en
'.,
.U
. ..
::J
0
en
.,
0::
Oi
..
::J
-
"5
0
-'0
Ow ,.gJ
cc:tc It=
.- 0 Q)
~~ c.,Ul ~t5
CO Q) Q) Q) Q)
C) c: I- '- 8 'o~.
+>'m<(Q. ~
'-.p Q)CUc.
E~<J.i.a:OQ)
~~~~'ffi:5
_ = t> ~ ~.s
o co Q) .- "'0
>..1:'0' ~u Q)
o.(/)'-c:mc
8 ffi :;'0 ,s ]jj
<tc.=~.s~
Ol
:;
_u
o .,
.?;oE
--'W
01-
C '
nJ I.~
0.- E"" ,
ffi o.~ ~
C C '" 0,-
O.::sm......-c
:ai<<J.coe
t>>Q)=,cC)
:2~~ Q.Q)
EQ)(/)u===
Ul ., Ul
Q) :J c: ....... C)
.c~JQ~c:
I- (.) 0. 0..+:1
0::
[jj
iI:'
e!
c
Ol
_ (lJ g> I
.9~:5~~~
.... :J - 0 a.
Q)=: 0-0 4)_
a.:J"'Q)~""m
oUCc cno
-....0).- ~c.-
~$!xE'!ii,!l!8'
Q) (1).......,"0-
-cc-o.$U)c:o",
(IJ c Q) ":>..- .
Q) li co "C ~. C jg 0
-5 C Q) Q) 0 .Q- (.) Q)
p!.Q 0..0 c: gJ ro"e-
':iro8ro~~Q)a.
U'.QlU).c~ :5a>
p!~Q)U)Q).g"'O:5
_E.cc.oQ)cI-
(ij cul-J2 c.~ roS
.s:...... . Co O:J -.....
flJC:(/JC:~--1(/)C:
.?;o"''''OOl_~.!Y
'-E~+J'::=:O,--
Um:Jro:Jum:J
Q)lio~~c:c~
.c E :G ,- 0 Ol '" 8
I-._....Eomcn
"l'
10
.,;
.1. m..,.!.. q)
c .c'oJ"O_
QOQ)--e.s Ii:
E ,~:5 '0 C)(ij .8 "0
"'0 e c >. C).t: = .~
Q) 0.'- 0..= co m e
~oal8'~.c~ Q.
mwc<(o.s"'OQ)
&1- "co ;; CI) 2:5
_O)Q)aiffi:mmc
o..c::....~ ._0'-
V)~Q)~o~..Q~
:.=.e.curooP!c
= Q)'::' co .-
"'l!!Ol'Q'cCl'O.!Y
..co.c'-8cc",
1-.....(/)0. ._<0,-
Ol
:;
-'"
o '"
.?;oE
,- '"
01-
. '" Cl
I (ij ..c c .
.r::...cw.:='t:,U)
l:!'E:.c.9 0)3:J c~
co-_ 1-.5. "'08'-
"O"Om.Q"O~-o ~
Q)C:.cL..~:JQ)"'OO
q::tOlI)Q.C)cn'Ccro
=-00"'0 COQ)COC
cu.~c.:.Q)C)Q)EC>o
:l C) 0 q:: c:: E
O"O~+:l:C Q).S+:l
-c::c t1JII)-"'O 0
'" 0 0 ",+>,- a.m;J
..eQ) .-.cEl.:,::::J
f- co E:!2.s....._ 0)11)
"""
...
.,
'"
ca
a..
or
:;;
co
I-
a..
0::
:5
:5
0::
[jj
iI:'
e!
c
~ ,,='1ij 5 JIl j~
O>t;; C)-C Q) ~:!::: m Q) ~
.s~ cs:~II)C~"O~~~~i~
"00 o"'Oc.:.oQ)mEc~Q)mffiO)c::
~~Q)-~oogtionlQ)"Oo mO
O)Q)~mC)~~tQ)-n~ c~ca.
Q)ro~~Q)o~~~"'OII):Js~~mE~.
-.c~~-E"Ooo Q)Q)cn"O- '"
'ii)U o'ii) c~-o;:- Q)O'+-Q)
_~icL..Q)ro:JQ)o~~.~~o~~~.
ro _ Q) O.c~ U) '-= ~_= fl- C)m
S~co~~....ro.~2row~S~~~roi
Q)q::c:;Jc .c0cm~O --.c~
,-=.9~O~oQ):J~:lU)Q):JuU)=~
'-mcn_E -'-'8 en-~aQ) COo
~::J"'oo~.?;o~ '-:;p~~.!!la~
Q)O""'O"'Ocn~~~c>Bcn~~ g:J.c
~m~C::~Q)ogQ)~~~CI)m!~Eu
~~oro_== ~ooQ)Q)E-~enS
.cn~oo~~~5ro~o.c~~~nlmcn
VI -0 5 co..c..Q CO p en 5 Q) r :J m 5"C ...~
.?;o"'Erncn"OQ)uQ) co 0W,vQ)Q)"'O
._~ ~enQ)=2~E.c~,-~m~@c
U~~.c~~Q)~:J~~~o_~>~nI
Q)c~o-:J>co~mu~ro 0 ~
.co'cQ)uO"mocn.~_ac::~Q)oQ)~.
~E....~E~.co~""~CI)m~=~=O
(")
,
10
.,;
:E
C2
C)
o
0:::
><0..
wC)
...JZ
0..-
:E~
00
00..
Zw
00:::
-0
....z
~<
:>.C)
Oz
w-
:s~
:>!::
OZ
wo
:E:E
wz
....0
~
C)
j::
:E
-
S
l:l.!ll
-.!:
U)::
. .a .s
j'J
CIl
c
o
~
"
I;::
'C
G>'
>
G>
:c
~~
0',"
Coll..
en
&!
'C
o
....
j'J:i
C""
GIG>
E .c,
.. "
'Q.CIl
.E
..
"
..
,::S
...0
CIl
cb: 1Il
1Il .c,
...."'0 ,:::C
~:g-goggj~
-~CG~Q)oc
~Q)Q)'i::~c.~
~'-ij:.9m(1)a.
Q)~o'c:.c~E
,,s_1Il0en,s0
'-ca'O'E cn._ 0
o.c....og::rn
>.' U) a.._ :.;:o"C C
a._Q)"'C'-Q)~
8 c:.c.g-gt).c
lIlE -:; Q) 0 :J Q)
<( ._0.0"'0>
<1l
"3
_0
o 1Il
,::.E
,- 1Il
01-
,s
'3 CD.9 .
_.cL...C>>
c _ 0 c
Q) -'c'-
E ~ a. "'0
1Il en -c ~
1Il1ll1ll0)
".0-
'3"c .9! c
....... c.:.i:S
I-E<1l
WQ) ~
..c.c 0 '2
I-.....u._
oc
W
m
c
ii:
E
::s
en
'"
..
::;;
c
o
..
'"
0)
E
::;;
1Il 1'!
:, O~~~~
.- c: -0 en 0..... Q).
Eroffi~=ai~[)
Q).9CO:g_-"O
a..5mmo~U)
g>.... 0)..... c.-:c
._.Q) C co 0 m ....
-o,c ~ -5:e E '0
~Q)U(l)~~_
0>= weCo c:i
m~a...~.~ m U)
o(l)Q)-g"OEe
m,-:5--o::Jm
OQ).ccc.c...
a...... 0 <<Ii..... "'I
co.:;.-_....m
CGm:>~r:::c-o
:J > _._ Q) as Q)
.~ ~ Iii:as gj 1ij
o_E.g'cueo.
::gQ)Q)~:JE-t-l
o.=>~(I)-o._c:
'C e. 0)'5 Q) (I) Q) Q)
a.. 0.<( -,:5 ~ .c E
-
""
1Il
::s
C
..
C
o
~
III
G>
"
..
::s
o
en
G>
IX:
E
::s
..
:i
o
'f
'"
.0
1'! lIl,E
3:5"0
"3 ~
00._
-'- B
o :v Q)
a'th'-aj
.,.... c CD_
-111.0""
3,:,--
c: m 0
lIlE 1l.c ,!!;
.. en 0
::J:JQ)O-
00.0
o (/J'e Q)
o!t-:5
<1l
"3
_0
o Q)
,::.E
,- 1Il
01-
- -c '
~ I Q) C ,-"'0 f!
:J.!!l.a co L!.. CD Q) m2- g>.s
~"'O'C"O 8.:5~ 0 Q) c'C: 0
~ p!1-~ o.E m g~~ffi,f!
c: m~:g o'(ij~ lh o~..o C)
~ ~ -_ c ffi"O . ~ u 0 ~:S
~ ~ -g' ~ "'0 .9 J!l ..c ~ C") ~ ~
"'0 ::s L........ ~ bJ!!o g _ .~ 0 c:
cO~lOQ)'- cn(ij.coQ)
<1l gj g.c~ gt:_.c=s.!Q X
:::Lo. UlO_<UOUl;:."CQ)
00
.....
..
Q)
:c
<1l
l-
ll..
IX:
::;;
::;;
oc
W
m
c
u:
- Ul
~c:
Ul <1l
o mo'O,
..... 0 Q) C C
d) - .a.<yo ~
Q) ~ 0" ",.-
'- :J - a. Q) (./)
C'J~ 0 UJ 0
ro:J Q) Q}._ a.
,-o.c.c:J"OO
w_ O~...J.-
Q.- '- C "0
o~(Uoo-g
~olij-g-gm
Q) ,9- C1:J as c:
"C.c,E:.2COm
lIl~-cQ)<1lS::
~ Q) :J '- O};:;
(./)corocro
-g~,5m~g
ro.cu):5~ffi
,::. en Q) '" n 0.
'-':i~.w"""o
U O"::J.M Q) '-
ClJ.s~._~~
~~~~g.e
'"
,
'"
.0
.
:E
~
C>
o
0::
~~
..Jz
0..-
:Eli::
8~
Zw
"
~C>
Oz
w-
:5~
~!::
oz
wo
:E:E
wz
1-0
!;(
C>
I-
:E
.
-
CIJ
-
lG en
C..
--
tn~
.a".5
s
I/)
c
.2
-
lG
"
I;::
'.;::-.
"
'>..
oj
:a
~~
o lG
Con.
81
a:
c
o
""CIJ
S-:;
..; "'C
E~
.!!~.
,Co
.5
C1J'.
"
, ~
':1 ."
,0
.1/).,
CIJ
~
:::l
en
lG
"
:':.
c
o
""
lG
01
""
SE
-.~ . ~~
en .g 0
Q) ~"'C b~ 0..::
- U) ~ ~ "'C.- c: (5 UJ :g
o('OC:'--()~ccoQ)
en ~ :J JY.!!:! Q) e Q) t+=
coG.._ Q)LL~ tn~ "-_
-cw,_"- ~ >UCOo
0..= u;Q) oj ~1U.g ~c:
~o.!y~i;:~;; Q)"g2
~_ "Emu c:~oc:1;) '"
...........-IJ::4)O.c -
o c: (;j U) 0"=""'+1 Q) ro c: Cl.E
cn('O_ ~eo>-e';:
,!!! >>= c: a. ., = :::l :::l 8
Q."'O"'O Q) c.CO..... 0
8~ ffiB~.;~:fj gJ2
Ol
S
_0
0'"
~E
.- '"
01-
mOl
>. - =5(IJ.cC:~
~"'Oo -~'cmo:Oco,-
3Q)0> =(I)o..L...:J~c.e
(IJ 1:5 :S >."'C U)"'C (Q ~ 0)"- "'0 u)
- :J co c;: C C Q).5 0 ..... -g Q) Q)
Q)"'C:p<(CQioQ:) .....:JQ)li=.-
en C "c - :;:J - C)"'C ..c o:p-g
co 0._ . - CO a..!:: Q) ~ 0 c ........
..c 0 0 en en .0) E "'0 t+= U) ~ Q) (/)
a.. Q) .........5 ~ ~ 0 ~ :Q .~ 0..:2.c:
'OL..UCUwomc"'Oc.....o
~s.g~..c:i:Q)o.{g~Bg~
~;= 0.0)0..._..0......_
'"
.....
CIJ
01,
lG'
n.
.,;
:a
lG,
1-'
n.
a:
:,:
:,:
a:
ill
iii
c:
u:
, >>
., c:,
......-=: >. (/)(0 .roo
o 0 (1)"'0 ..c >0_ "'C
.....cu 0: c: >. mlUO>'C:om
"'C.O' Q) m-=~:ec:Q)Q)o.c~
Q) a.0'O"Q) Q) Q) co ro-c::::J 0 ~"CQ) UJ
~ ~......L...:5..ccn.af/)c::UJc::JQ)E'"
o Q) ~- a. _'1: m :J m CO == co en en .c
=tij:5U Q) ~I-~ E 0......(1) ~=~ ib';'
_...~.c">Q) ..~Q)~.l/)f/)Q)......">.o
Q) 0 .... ........ L..c co .... c: () m'- (I) ....... L.
.0 >.:5 (; :::J--c'o:u Q)J:: 0 roS::I"'O
=Q):5....U)Ec=Q)~a.-:::..J::o(l)Q)
;: ~ 'S; 1;) ., 0 Ol ;: E"" :;;.0 a..g c: ~
:J:>.-..J::L..u~Q) ~ c>'co:J
OJ (I).c 0>-- Q) O)Q) Q)..J:: o.c 8 a.....
€-'o..Q g>~1t: 0-0:91::-0<(' :J Q)
I- Q)~ 0._ m-..::; 0"'" 1-'-.2 Q). .,-0.0
(l)mQ)t):Jc - -+oJ Q)
mmL..(Q "OQ)'U co:t:Q)'-.owa
g>.c:a. ~-fi.g:~:2~ co' g>'!yc..E E.~ 5~
m occumQ)~co(l). Q)~ro=~
..J::ro8m8.~nE:J..J::~8O'(I)>,u&
go c -g o~~ >,"0 g.!:a CD g>~16 ffi..Q
~~.-It:-.-:>CDw~c.oti~5:J>,Q)
'Om=og~~! ..J::-m~~rn>
"'c:.,Ol~O'~:::lm"'o=c"Eo.,
~8~~~(I)u~m=S~~m _'0
S'
'"
:::l
C
""
C
o
o
.~
en
'"
l:
:::l
o
en
'"
a:
..
~
.a '9
-:; lO
o .,;
.
.
.
OUTSIDE AGENCIES
G:\Planning\2005\PA05-0070 Education Complex-TPM\Planning\Draf1 TPM Resolution.DOC
25
<@
Ranchu
Water
Board of Directors
Csaba F. Ko
President
Ben R. Drake
Sr. Vice President
Stephen J. Corona
Ralph H. Daily
Lisa D. Herman
John E. Hoagland
Michael R. McMillan
Officers:
Brian J. Brady
General Manager
Phillip 1.. Forbes
DirectorofFi1'lance-Treasurer
E.P. "Bob" Lemons
Director of Engineering
Perry R. Louck
Director of Planning
JeffD. Armstrong
Controller
r-
I
March 17,2005
c
Stuart Fisk, Project Planner ~-7" cC:.<1i\'1'~~
City ofTemecu)a
Planning Department \i, MAR 22 Z005
Post Office Box 9033 \i ','!
,")
Temecula, CA 92589 - 9033 b"
SUBJECT: WATER AND SEWER AVAILABILITY By -=c-:=,-:::=-"..,.:J
TENTATIVE PARCEL MAP NO. 33405
TEMECULA EDUCATION COMPLEX
PORTION OF PARCEL 1 OF PARCEL MAP NO. 4646
APN NOS. 909-370-002 AND 909-120-019
CITY PROJECT NO. PA05-0070, [A.G.K. GROUP]
Dear Mr, Fisk:
Please be advised that the above,referenced property is located within the
boundaries of Rancho California Water District (RCWD), Water and sewer
service, therefore, would be available upon construction of any required on,site
and/or off-site water and sewer facilities and the completion of financial
arrangements between RCWD and the property owner.
If fire protection is required, the customer will need to contact RCWD for fees
and requirements,
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD,
Linda M. Fregoso
Di"mtSm,tary/Adrnini,trnti" This project is a commercial condominium development, with individual building
SemcesManager
owners and an Owner's Association maintaining the common property and
private sewer, water, fire protection and landscape irrigation facilities, RCWD
requires that the City include a Reciprocal Easement and Maintenance Agreement
for these on,site private facilities, as a condition of approval for the project. In
addition to this agreement, RCWD requires individual water meters for each
condominium unit.
C. Michael Cowett
Best Best & Kl"ieger LLP
General Counsel
If you have any questions, please contact an Engineering Services Representative
at this office at (951) 296,6900,
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
7n~/Jh. .
r ~i.crM;yerpeter, P. ,
Development Engineering Manager
4~(ot
Q)' ""-~~:~~~'~;'~Nl,"
"~ "",x.-E><
i.l l),sT,UCT
"-~-"''-'"'''.'''''
05\MM,lmOOJ\FEG
c: Laurie Williams, Engineering Services Supervisor
Rancho California Water District
42135 Winchester Road ~ Post Office Box 9017 . Temecula, California 92589-9017 . (951)296-6900 . FAX (951) 296-6860