HomeMy WebLinkAbout6.1 StarwardRowProject
·
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 1,2005
CITY CLERK
File # œ~IQJ-~
y.."t1Þ-!O
SUBJECT:
PUBLIC HEARING: PA 04-006 Enea Properties Starward Row
Residential Project 2nd Reading - Planned Development Rezoning
and Stage I and Stage 2 Development Plan
Prlipared by Janlit Harbin, Senior Planner
ATTACHMENTS:
I. City Council Ordinance approving a Planned Development
Rezoning and Stage I and Stage 2 Development Plan (with
Development Plan attached as Exhibit A and Project Plans
attached at Exhibit B).
~
1.
2.
3.
4.
5.
Hear Staff presentation;
Open Public Hearing;
Take testimony from the Applicant and the Public;
Close the Public Hearing and deliberate;
Waive the second reading and adopt the Ordinance
(Attachment 1) approving a Planned Development (PD)
Rezoning and Stage I and Stage 2 Development Plan (with
Development Plan.attached as Exhibit A).
RECOMMENDATION:
·
PROJECTDESC~ON
The Ordinance in Attachment I is for a Planned Development Rezoning and Stage I and Stage 2
Development Plan (with Development Plan attached as Exhibit A) to accommodate a residential
subdivision of 10 detached single family homes on a .77 acre parcel. The site is currently occupied by a
5,268 square foot office complex and associated parking lot. The residential development is proposed at a
General Plan density of Medium Density Residential (6.1 to 14.0 units per acre). Project plans are
contained in Exhibit B.
The Applicant proposes two-story homes on individual rectangular lots ranging in size from 2,143 square
feet to 2,652 square feet, with garages to the rear of the lots accessed by a shared private street. The
Applicant's goal is to reproduce a traditional "row house" style of development that is typical of older
suburban neighborhoods and neo-traditional development, while providing a detached housing product.
The proposed project required a change in land use designation from Retail/Office use to Medium Density
Residential (6.1 to 14 units per acre), which was approved by the City Council at a public hearing on
February 15,2005. The project was evaluated for consistency with General Plan goals and was
______~~________._____~~M.~~______________________~_~~~~_______________~~~______________WMP~___________w.___--------~---------
\6b~
COPIES TO: Applicant
Property Owners
PA file
ITEMNO.~
·
G:\PA#\2Q04\04.o06 Starwnrd &0. Projoo'lCity ClJIIDCilICCSR PD_ding,doc
determined to be consistent with all General Plan goals, policies, and provisions, and compatible with the
surrounding development on Starward Drive.
The intent of the Planned Development Zoning District is to create a more desirable use of land, a more
coherent and coordinated development, and a better quality physical environment than would otherwise a.
be possible under a standard zoning district. The Stage I and Stage 2 Development Plan, included as -
Exhibit A to Attachment I, establishes the land use regulations, permitted and conditional uses for the
property, implements the density, improvement and maintenance of the property, the number of dwelling
units permitted in the subdivision, and depicts the site development for the property.
Planning Commission Action
On January 25, 2005, the Planning Commission adopted Resolutions recommending the Mitigated
Negative Declaration, General Plan Amendment, Planned Development Rezoning with the Stage I and 2
DevelopmentPlan, and Site Development Review for the Enea Starward residential project. Additionally,
the Planning Commission adopted Resolution 05-10 approving the Vesting Tentative Tract Map 7597 for
the project, subject to City Council approval of the General Plan Amendment and Planned Development
Rezoning.
City Council Action
On February IS, 2005, the City Council held a public hearing on the project. The City Council waived
the first reading of the proposed Ordinance in Attachment I adopting the Planned Development (PD)
Rezoning and Stage 1 and Stage 2 Development Plan for the Enea Properties Starward Row Residential
Project.
ANALYSIS:
As required by the City of Dublin Municipal Code, a ßecond reading of the proposed Ordinance is
necessary prior to final adoption of the Planned Development Rezoning and Stage I and Stage 2
Development Plan.
.
RECOMMENDATION:
It is recommended by Staff that the City CoUncil: I) Hear Staff presentation; 2) Open the Public Hearing;
3) Take testimony from the Applicant and the Public; 4) Close the Public Hearing and deliberate; 4)
Waive the second reading and adopt the Ordinance (Attachment I) approving a Planned Development
(PD) Rezoning and Stage I and Stage 2 Development Plan (with Development Plan attached as Exhibit A
and Project Plans attached as Exhibit B).
.
2~~
\þtj4
ORDINANCE NO. XX -05
e
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
***********************************
AMENDING THE ZONING MAP TO REZONE PROPERTY TO A PLANNED
DEVELOPMENT (PD) DISTRICT AND APPROVING A RELATED STAGE 1 & 2
DEVELOPMENT PLAN FOR APPROXIMATELY .77 ACRES LOCATED AT 7475
STARWARD DRIVE, PA 04-006
WHEREAS, the Enea Properties Company LLC, the site property owner, has requested
approval of a General Plan Amendment to change the land use designation from Retail/Office to
Medium Density Residential (6.1 - 14.0 units per acre), a Planned Development District Rezoning and
Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Tract Map
7597 to subdivide a .77- acre parcel (APN 941-0173-002-02) for ten (10) single-family dwellings and
related improvements on land generally located north and east ofStarward Drive, and north of the
Shamrock Shopping Center; and
WHEREAS, a completed application for each of the requested actions is available and on file in
the Dublin Community Development Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the City prepared an
initial study consistent with CEQA Guidelines Section 15162 fõr the Project, including the Planned
Development District Rezoning and Stage 1 and 2 Development Plan request, to assess any potential
. significant environmental impacts which may result [¡-om the project. Various studies addressing
... potential traffic and air quality, noise, hazardous materials and;vaste, and geotechnical impacts were
prepared for the proj ect, and mitigation measures were recommended to reduce the identified potential
impacts to less-than-significant levels. Based on this, a Mitigated Negative Declaration and
accompanying Mitigation Monitoring Plan were prepared, and subsequent incorporation of all mitigation
measures recommended by the various studies and the City's standards for construction in the Project
design, and further evaluation, has determined that the Project, as designed and proposed, would not result
in any significant adverse impacts. All potential environmental impacts have been reduced to a less-than-
significant level. The Mitigated Negative Declaration and Mitigation Monitoring Program are proposed
for adoption with this Project and are include in the attachments to the Staff report; and
WHEREAS, the Plmming Commission did hold a public hearing on said application on January
25,2005; and
WHEREAS, proper notice of said hearing was given in all respects as required by Jaw; and
WHEREAS, comments were taken at the Planning Commission hcaring related to neighborhood
residents' concerns that potential privacy and noise impacts could result from the residence on Lot I of
the proposed development, as well as potentiallightlglare impacts from vehicles using the private street;
WHEREAS, Enea Properties has designed the home on Lot 1 to address impacts to privacy, light
and glare, and noise as the second-floor windows on thc north elevation of the home proposed for Lot I
. do not face the existing home to the north of the Project site; the windowless garage of the proposed homc
on Lot I is located directly across the drainage channel and easement (approximately 20 feet in width)
from the backyard of Mr. Atwood's residence; an additional five-foot side yard setback along the north
property line has been included in the Project for a combined distance of 25 feet from the proposed house
on Lot I to the property line of the property to the north; and, the location ofa six-foot wooden fence
3-I-DS 1t.·1 AJIAClfMENI 1
~~t'1
along the north and east property lines of the Project site adjacent to proposed Lot 1 will block the noise
and light from vehicles accessing the garages of the residences and northbound on the private street, as
well as provide additional screening to existing residences on Oxbow Lane in the residential area to the
north; and
WHEREAS, the Planning Commission did adopt Resolution 05·09 recommending that the City
Council adopt an Ordinance to estabJish a Planned Development (PD) Rezoning and Stage 1 and 2
Development Plan for the Enea Starward Row Residential Project, P A 04-006;
WHEREAS, the City Council did hold public hearings on said application on February 15, 2005;
and
WHEREAS, proper notices of said hearings were given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Dublin City Council, dated February 15,2005,
recommending adoption of an Ordinance to approve the Planned Development District Rezoning for the
Enea Properties Starward Row Residential Project P A 04-006; and
WHEREAS, the City Council did hear and use its independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOL VED THAT the Dublin City Council does
hereby make the following findings and determinations regarding said proposed Planned Development
Rezoning and Stage 1 and Stage 2 Development Plan:
1.
The Planned Development District Rezoñing is consistent with the general provisions,
intent and purpose of the Planned Development Zoning District of the Zoning Ordinance,
Chapter 8.32. The Planned Development Rezoning will be appropriate for the subject
property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning
Ordinance, range of permitted and conditionally permitted uses and Development
Standards, which will be compatible with existÌ11g commercial, industrial and residential
uses in the immediate vicinity, and will enhance development of the general area; and
2. The Planned Development District Rezoning is consistent with tile general provisions,
intent, and purpose of the Planned Development Zoning District of the Zoning Ordinance,
in that it contains all information required by Section 8.32 of the Zoning Ordinance and
accomplishes the objectives of Section 8.32.010, A through H, ofthe Zoning Ordinance;
and
3. The Planned DeveJopment District Rezoning will not have a substantia] adverse effect on
health or safety or be substantially detrimental to the public welfare or be injurious to
property or public improvement, as aU applicable regulations will be met and, as
conditioned, mitigations described in the Initial Study and Mitigated Negative Dedamtion
will be incorpofated into the project that will reduce potentially significant impacts to a
level of less-than-significant; and
4.
The Planned Development District Rezoning will not have a substlmtial adverse effect on
health or safety or be substantially detrimental to the public welfare or be injurious to
property Of public improvement, as all applicable regulations will be met and, as
conditioned, mitigations described in, the Initial Study and Mitigated Negative Declamtion
have been incorporated into the project, in conjunction with the Conditions of Approval ÜJr
·
·
·
·
·
'~"'b I &
Vesting Tentative Tract Map 7597 and the associated Site Development Review for the
Project, that will reduce potentially significant impacts to a level ofless-than-significant;
and
5.
The Planned Development District Rezoning wiU not overburden public services or
facilities as all agencies have commented that public services are available and sufficient to
meet the needs of the development, and as the Applicant/Developer shall be requíred to
pay fees required by service providers and other fees, ineluding but not limited to, the
Public Facilities fee, to share the cost of providing City services to new development; and
6
The Planned Development District Rezoning will be consistent with the policies of the
Dublin General Plan land use designation of Medium Density Residential because the
project will allow development at 14 dwelling units per acre within the density range
allowed by this General Plan land use designation, 6.1 - 14.0 dwelling units per acre, and
the maximum development under the density range has been evaluated for potential
environmental impacts as stated in Finding 3, above; and
7.
The Planned Development District Rezoning will create an attractive, efficient and safe
environment though development standards contained in the Stage I and 2 Development
Plan and Project Plans in Exhibit A, relative to setbacks, building height, minimum lot
size, maximum lot coverage; and fences; and
8.
The Planned Development District Rezoning will benefit the public necessity, convenience
and general welfare as it will develop a compatible residential subdivision in an established
residential community, near commercial services, shopping centers, City services such as
the Senior Center, and public transportation such as WHEELS bus service; and
9. The Planned Development District Rezoning and the accompanying Site Development
Review will be compatible with and enhance the general development of the area as it will
be developed pursuant to a comprehensive Stagc I and 2 Development Plan, containing
standards for setbacks, buílding height, minimum lot size, maximum lot coverage, and
fences; and
10. The Planned Development District Rezoning will provide an environment that encourages
the efficient use of common areas, as well as resources because the design of the shared
private street access to the garages of the homes will reduce the amount of driveway
paving on the site, increasing the land available for outdoor living areas.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION J
Pursuant to Section 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is
amended to rezoning the following property ("Property") to a Planned Development Zoning District (P A
04-006):
Approximately .77 acres at 7475 Starward Drive (APN 941-0J73-002-02) located on the
· eastern edge of Starward Drive, and generally located in thc Central Dublin area, north of
AmadorValley Boulevard.
~t14
A map of the Property is shown below:
e
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set forth in
the Planned Development Rezoning and Stage I and Stage 2 Development Plan for the Project Area
(Exhibit A) which is hereby approved. Any amendment to the Stage 2 Development Plan shall be in
accordance with Section 8.32.080 of the'Dublin Municipal Code or its successors.
SECTION 3.
e
Except as provided in the Stage 1 and 2 Development Plan, the use, development, improvement, and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City of
Dublin City Clerk shall cause this Ordinance to be posted in at least three (3) public places in the City of
Dublin in accordance with Section 36933 of the Government Code of the State ofCalifomia.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Dublin this 1st day of
March 2005, by the following vote:
AYES:
NOES:
ABSTAIN :
ABSENT:
Mayor
e
ATTEST:
City Clerk
S·<t \ e¡
·
PLANNED DEVELOPMENT REZONING AND
STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR
ENEA PROPERTIES STAR WARD ROW RESIDENTIAL PROJECT
P A 04-006
This is a Development Plan for P A 04-006 pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the property located at 7475 Starward Drive (APN 941-0173-002-02) located on the
eastern edge of Starward Drive and generally located In the Central Dublin area, north of Amador
Valley Boulevard. This Development Plan meets all of the requirements for Stage 1 and Stage 2
review ofthe project.
This Development Plan is also represented by the accompanying General Plan Amendment, the Stage 1
and 2 Site Plan, Vesting Tentative Tract Map (Tract 7597), Preliminary Landscape Plan, Preliminary
Grading and Utility Plan, and Floor Plans and Elevations, consisting of sheets dated January 10,2005,
labeled as Exhibit A to the Ordinance approving this Development Plan (City Council Ordinance No.
__ 05), and on file in the Plmming Division of the Community Development Department. The Plmmed
Development Zoning District allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32
of the Zoning Ordinance are satisficd.
The Development Plan consists of:
·
1. A Stage 1 and 2 Development Plan for 1 parcel, known as the Enea Properties Starward Row
Residential Project, consisting of approximateJy .77 acres.
The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning
Ordinance and consists of the following:
1. Stage 1 and 2 Site Plan
2. Statement of Proposed Uses
3. Site Area and Proposed Densities
4. Development Regulations
5. Dublin Zoning Ordinance - ApplicabJe Requirements
6. Lot Coverage
7. Architectural Standards
8. Conceptual Landscaping Plan
9. lnelusionary Housing Provisions
STAGE 1 AND 2 DEVELOPMENT PLAN
·
1. Zoning. This PD Plarmed Development Zoning District is to provide for and regulate the
development of the Enea Properties Starward Row Residential Project as shown on the attached
Project Plans. The General Plan land use designation is Medium Density Residential, consistent
with the Dublin General Plan, as amended, for one .77-acre parcel at 7475 Starward Drive (APN
941·0173-002-02). '
2. Statement of Proposed/Permitted Uscs: The following uses are permitted for this sitc:
1
EXHIBIT A
A. PD Medium Density Residential
IP't) 1'1
Intent:
The Medium Density land use designations are established to: a) provide for and
protect a community of detached, single-family homes and residential uses typical of
a quiet, family-living environment; b) provide appropriately located space for a
outdoor living, such as fenced play areas; c) provide opportunities for a greater _
pedestrian-oriented, landscaped streetscape along Starward Drive; d) provide
adequate space to meet the parking needs of residents and guests; and e) provide an
attractive and appropriate transition between the residential neighborhoods to the
north, east, and west and the commercial shopping center to the south.
Intensity of Use: 6.1 - 14.0 dwelling units per acre
Plirmitilid USIiS:
Per the R-l Zoning District.
Conditional USIiS:
Per the R-I Zoning District.
AcClissory USIiS:
All Accessory Uses shaU be in accordance with Section 8.40 o[the Dublin Zoning
Ordinance
Prohibitlid U\·e.~:
Per the R-l Zoning District
e
3. Stage 1 and 2 Site Plan. The Stage 1 and 2 Site Plan consists of Sheet SP-1 of the Project Plans
as attached, dated January 10, 2005.
4. Site Area and Proposed Densities. The Project site consists of one parcel totaling. 77 acres to bc
developed with ten (10) detached residences on individual lots following subdivision, with one
individual lot for a private street, for an average density of 14 dwelling units per acre.
5. Development Regulations. Residential development regulations have been established to ensure
that the proposed buildings and site plan achieve the desired design character and development
quality. The regulations set forth the minimum requirements necessary for planning of the
property. Refer to City of Dublin Zoning Ordinance for any regulations not specified below.
A. Setbacks
Front Yard:
From public right-of-way (Starward Drive): 10 feet average with a range of 9 feet
to 12 feet on curved comer lots, superceding previous setbacks. Porches may
project up to a maximum of 5 feet to the front property line. Steps of porches or
porticos may encroach 1 to 2 feet into the 5- foot setback.
Side Yard:
From private roadway: 5 feet
2
.
e
"1110 IC1
To property line: 3 feet to 5 feet to parcel boundary as shown on Project Plans
Between units: 6 feet
From garages to side property line: l' 8" and 2' 8"
Between garages: 4'4" and 5'8"
Rear yards:
As shown on Site Plan. Average distance of37 feet ftom dwelling to rear property
line. Average distance between garage and unit: 18 feet with 11.5 feet minimum
as shown on Project Plans. Distance ftom garage to rear property 1ine: a minimum
of 3 feet. Rear yard setback shal1 be reduced for Lot 10 to five (5) feet due to
unusual site constraints caused by the curve of Starward Drive, as shown on
Project Plans.
Architectural Projections:
Any architectural projections into setback areas, other than porches or porticos
mentioned in front yard setback regulations above, and those approved on with the
Project Plans, must be approved prior to construction through the Site Development
Review process.
B. Height of Building
No building or structure shall have a height in excess of29 feet.
No building shall exceed two-stories in height.
Living space over garage shall not exceed 23.5 feet in height.
e
C. Lot size and dimensions:
Minimum lot size shall be 2,143 square feet.
Minimurn lot width shall be 26 feet
Minimum lot depth shall be approximately 80 feet.
D. Accessory Structures: All accessory structures shall be regulated in accordance with
Chapter 8.40, Accessory Structures and Uses Regulations, of the Zoning Ordinance.
E. Parking: Parking shall be provided pursuant to Zoning Ordinance Chapter 8.76, Off-Street
Parking and Loading, for single-family residential development.
F. Reciprocal Easements and Privacy: The development of this property is predicated on
the reciprocal use of side and rear yards through the granting of exclusive use easements.
The purpose of this easement is to utilize the passive side of the home to increase the
active exterior open space of the home on the adjacent lot thereby creating increased
personal private yard areas. Penetrations to the passive side of the home (windows, ctc.)
shall be limited, opaque material, above normal eye level and away from direct line of site
to insure maximum privacy. These requirements shall be governed by Covenants,
Conditions and Restrictions (CC & R's) to assure compliance and enforceability.
6. Phasing Plan. The Project Site will be constructed in one phase.
e
7. Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the
provisions of this Planned Development District Rezoning/DeveJopment Plan, the use,
development, improvement, and maintenance of property within this PD Zoning District shall be
subject to the provisions of the R-l, Single-Family Residential Zoning District of the City of
Dublin Zoning Ordinance with regard to permitted/conditional uses, land use restrictions,
3
~~!9
minimum/maximum development criteria, and shall be subject to all other general Zolling
Ordinance provisions and standards.
8. Maximum Lot Coverage: Maximum lot coverage for Lots 1-7 and Lot 10 shall not exceed 54%.
Maximum lot coverage for Lot 8 shall not exceed 54.4% and maximum lot coverage for Lot 9
shall not exceed 56.2%.
9. Architectural Standards. Refer to Project Plans, Sheets A-I to A-4, attached. Any
modifications to the project design shall be substantially consistent with these plans and of equal
or superior materials and design quality. and in conformance with the Site Development Review
for the Proiect.
10. Landscaping Plan. Refer to Project Plans, Sheet L-I, Conceptual Landscape Plan. An project
monumentation and entry signs shall confonn to Sheet L-l. A Final Landscaping Plan will be
required to be submitted and approved prior to building permit issuance.
II. Inelusionary Zoning Ordinance. This project is exempt from the lnclusionary Zoning Ordinance
provisions as the size of the project is fewer than 20 units. No Below Market Rate (BMR) units
are required to be identified on the site plan and made a component ofthe project unless revisions
to unit count increase the number of dwe1Jings to 20 units or greater, pursuant to the InclusionaT)'
Zoning Chapter of the Zoning Ordinance (Chapter 8.68).
4
e
e
e
( '-
-' ø I-
~o ~+~
uø
·.·:;;1:11
¥.!i:11
D'Tl J.NV<Ii'DO 8:w.BdOW y¡;r.a
~ 'N'Ø'ICI
a,waawMW.lS IIll>l
MOJ:I GI:JV MI:I\1lS
. .
U
.....;1
~
~-< >-I
::-;Z;
ø::z'4-<
~ø:,:t..¡
0:æ
t=\~
_0
M....1t..>
«
~U:
ø: _
-< ... f-I
E-c:ZÕø:
-
~....:¡~
.,:t..¡
~þO
....~.
r- ,:t..¡
~
o
~
~
~
<
~
~
dL
-<
J¥,1
~
~
~
([þ
.
.
cO
1-
>-
II)
-
:J:
i~
~
I- G
W ~
(fJ~
-'~
«\{)
~1
~<:\:
~5
(/)g
~J
I
I J
II i
) I-¡ ·
lð .~~ hU " J;I
!i u¡ ~Ul n ~~
~
~
~
i ~ II !
~ .111'.1 lill I i+ III hln
II !liI! II 11111111 iI!¡ ! ml! I
.
OY-LO
10
(1-'
roB
-
.; ; r II
:!: i .
¥!I:II
(!)t-
~+~
uø
tJ
-:;m~~V:ta
3AJIJ(] œVMINJB IILÞOL
MOb! GblV Mb!V 18
~
I
it
1
I
lIt
fj¡ I~
tt "
-~ 8'
''''''Ii'''1i: . . . . . Ii: ti !. .
0-11. II. ¡: ¡:t'ILt' .. tJl';"
g¡¡ ¡, g¡, j j ¡, liH! ¡, 31 äI ¡Ii
unnnn ~ z tl nl
j II -allil
õ-............_..,,~ t h~1
-I U'i:!LBB:1I:1J§ (!. ~..
~~
~-;\~-:L~;-:::]L:L~;' ~
I ,,' \
I' \
I
! - - ~
¡ l~-[ L~ ;!
,- l._
",- ,~----=,,'-" ..__.._~
_,) J~: l'
- j I t '. .---<:--.--..-
, _~·I-: ~W ""I~ ¡"'''''öi
I ~_.. .,,1:"'"_1.___
."' I
, II
" _,I
I~I
: I
.' I
1-1- -----r;- -·,.m'";,
____ ------:-:..__11
~ I ~"
! -0~--1lj:_1
t.' ...-/-___
t -t....~,.___..,.
"'I U
AVM
~
i
-1 !
: J¿. 1
-:. I. : I
. I
- J
¡I
Ii
~
~
§
~ · r
g !¡¡
I h
ï
I ~
I \ I
ï I
I
! I ì
.. ...
t 6 ~
! i. .ti
J j ;;;~2!î!~
i1 If If U J
i1 111 U!l~..
jiJ~ if If f
I~
iiul
AVA
" J
(
I
i
I
I
!Ii !
QglU
U&;"'"J
iii QJ
ãi
.!I J! 0
~ f If t-l
cu 111~' 1=¡
ffi IIi tt I h
'f
_ i
,
. ¡,...
~,
~
,- TI'
i,11 I ~
. .
'I
..-..--.
II I'
HI CS'IOZ - J.......... !in:1N8
.
.
.
~:.:-",,-,....n.............~..,,..,,,,~......... ~.~....~.~~ .,,,. ,.., ~.____~...:...a...,"""""""""""........',n...",,.IIII~""""''''''.~~'U~'"_'''''''' .._.....................,'~,.....,.....,"'........~"r:..:y,._......:.J.y.,..:.:::...I.......~"~...."'.....",..I1''''..'~,.',·'''_~...M.I,..". "'L.....·.,.. .
.,.....,.. ''"'" . . .,¡'~.-'~ 'I'~'."'''Y.''':'' ,'1,"..::, u"',." ,: ...... ,. ,.." .._"...
~ U.'·' ........_
~~
f1
--
-v
._-"------;;¡
~
ìtIN~O.:lIl'V'J NllsnO
Á3AtlnS JIHdVtJ80dOl
S311tl3dOtld V3N3
~=fæ
-'"
.. '1iI"'" ~ '.__
--'."""m ..iii..... ~
·6wl ''!JI'lIW~I~H] dOtl. 'BCiIl\~ ~
..~ _..~ .~ I _
.µIJI..I -'
-.mNII .'" I
".~_ I
ì!
o
-"
~
o
~
-¡¡
.
"
. .
~~
o.,"
~!E
J!
"-~
>;-"
~g
~
o.,g
a..,
...
r~
-,,0
I;)~
"-
~o
o
'0
...:g
-"...
~~
8
;¡ ~
h
"<>
ãi¡s
E:;'
~
6 ;
t!~
~.r;...J
-~!(¡
0_15
'"
o.~-
o·Qj'
.....:¡¡¡~
.< E
u 8 .
.. ~
"''';5
..
~-;1:
"'~¡¡
-ej,J;;i;
ûí15t]
. C
o....,~
uo.
e . e
liE"!!
§"Ei!i
"Co.,
"~
"~;¡;;
1:~>
E~o.,a
1i '8
~ E
",...
I
.
"
"
-----....
-----
>
~~~
T
~
~
/'
"¡¡¡¡.
~~~
".!/¡.
.¡.'~ II ..~
~-
....~
.~. )
-=-....
-- -
,-,..._._...~".,
I¡r. ~ . .
, ~~t:¡.. ~1¡r. ¡.:
!.! I~
æ ~1
~ .
"
- --
'----c:.
- - - ~ -
~..:-, <0 ~
§ L c.nt"-!
~ 0 "D~
"-, .- ,.,
en D f ¡
-
,
-.-.~~
I
I
:>-~ 0
1,...- U' N
~ 0 D 0
00
·1-' - "'
U] D "
.~
~¡¡
~
..__.~, ._~".__..........-
--.--
--~...._.~ ......"................-
.
.
R
Hi
. i ~
.-
\1-.....
-'dJ
~
(!) I-
~+~
ü(!)
, .' ,~;ru
"/ 'I I .
"¥!I:II
Dl'~~18a
¡;¡wa ClWMIIY16 Sl.¥l
MOO OI:l'V MI:IV 1.8
,-10
,q
«g
..-
I¡
~ 10
.
~ Ii' [Ii'
~ g g
~ III
I I I I
~
I t ~I Ii
« .
g¡
......~C')VIOD,.....1O
~ 99999999
I
«
~ ;
I t
« .
~i
·1"-." r'
m
~
.
,
-----·····°1
'~,
~ (, ~~": '
_~~__J '__" --1" _
___ _~_;"L; ,,_ I__
A ~'~'-".:i:'..G& .~~.In
,.."I:J,.,~
r---~--~- JII~..8[ ftD-,1:
I~
,
,
,
,
"
.
"
II
,
"
,
,
~
-~
.!~I-.,"t
'~
I! n ii
¡..
~
~ 01 In
~ ~ I I I
" ~ ~
I t
m . ~ ~I h
~i
~'II~.oz: ..o~~.I~ .þ:;.(('
ftfÐ-.u
.II~,DZ ~I-.U ~
., ..
~ ..
~ lit ~t ''r ~
iI. k
T n I ~
,
, t
b-·"~ m.
·-d ~ i
~.æ::.i"" --.
.fø-.~
F·.. .iz~~l ¡
η_~¡= ~ .t-,I!I "'þ~.11 o ~ ~
[ [[
.---------- Ii1 QIi1
I~~I ~ I Ii
I __.~ I ~
L . ~" ..J
~ r ., I ----= -, 9 .."
:: ~ ~I
' , ui I t II
I , o .
I , ~i
--",-~--------
L
.1III-.iZ .. .111-.11
.IDI-,~~ .0-.'
1 .'-." T=' .. ~ .~-, I
't'''''' -=:::c==-....""c=';l ~
,
" ,
" ,
" IU "
"
Ì' ': .. ~
;, ~ - ~
~ 1= II ~ "
1, i
I
6---L---....., I t
"".-...-==t- o .
~i
."'-oM: - -
. . .
(t'-_J
ø I-
_ Z
~+~
U (I)
¡f)
f'\\
,~ ;¡:u
r I .
'~ !I: II
'(Ill J.mflWX) S'I I =.JnU-j 'f3N3
VNnI1V:) 'N1EnCJ
3AOO OINMlJVJB &Dot
MO~ a~VM~V'lS
(\PO
q
«3
;~ç{~~:~:~~~J:
'\;.(} i'~;¡;tt:{:
, ::"'/~~.~\:!-\ dti
it. '.j.L,\ )'/"'-_J
:\~:i~,}~~"/\~~:,
11...; ({,I ~~·.11t"
I·'h~:f.;:.i\.:\::! \
\'"~""''''F''''
:tf"J:~~i'~Hj
Ï,·~t\~\: ~..~..r:.~~~
'''~''''i'~'\'
.~: ,·t\~·,\"k
''Ii T\J:~"
~~¡%W~J\~)
I',,, O~f,J
iij,:t,'j-:-~I\'.¡
'~I;~·:.;:~·f¡lii
~¡~%>H¡T:':\:~I
¡'\'.L"'I"!'·:;";
" "li:-..1'.:."
~~~£f~;~;rI
.
~
m~
h!
~g¡
~
~~
~
'It
< "
~ ¡
~
~~
~I
I t
<!It"
~5¡
~
~
~~
'It
< "
§ i
i
, t
<.
;ì
~
~~
i~
~~t
~c~
~
5~
~~
'~t
~~i
~
m~
!~
'~t
<r
;t:i
~
5~
§~
'~t
~~¡
j
~t
;¡
.'
,
~
~
i~
'It
</: .
§ ¡
i
~~
~
~
~
~II
~
~
~~
'It
</: .
~ ¡
~
, t
</:.
3Î
t
¡
I
.
~~
I;
'~t
4. .
; ¡
~~
II
'it
< .
~ i
;~
~I
'~t
0( .
~ ¡
~~
~5
~I
'it
.( .
~ i
¡
, t
4..
;Î
~ ø l-
f ~+~
- U C!)
~iI:U
II.
i !i:U
.
tnl ANYd'«JO ~ Y:r>s
\INJ04JV:) 'J'.I1I (1(]
awe GNMlNlB 9LÞ'L
MO~ Œ::lV'MI::I\i 18
Mil)
q
«8
È È
~ ~ r .- ~ ~-l ~
I I
I I
I I
I I
I I UI
I
,
I
¿! I
I t I
I
III . I
f ;1 .--
I
~ ~ r""-~-~~ ~ -, ~
~ I I
~ I , ~I
I I
I ._'~.,
I
§ I I
~ I I
I I
I I
I
I I
I I ~~¡
I t I t L ---- - --,
m, o.
~I ;ì
~ ~ r ~
I
~ ~ I t::
I
I ~
I
~ ~
I ~I'
I
I
I t t I
I
m . o . L___________..., ~ ;
§i ~ì
I
§
I t
m,
;1
I t
o.
~ i
~
~
~
"
.
.
«~
(!) I-
If ~+~;
u ø
"Í"IO
Iq
<{g
'::rn mvdWOCl ¡¡~18dOOd V3N3
vtIIJO.:I1'VO N1B1CJ '
;MIU() CWVMIIVlB 5LI'L
MOl:! Œ::JV' Mt:iV.LS
.
~
~
!
I
~
i
~I
Iñ;
.
(f" (!) I- ; jEll ,-10
~ _ z, , Iq
....9 ~+~i 'O"~I~'B113 og
- "~!í:1I ......
EIMKI CIUIIMlIVlB g,,\o'''
0 (!) MOI:J GI:I'tI MI:J'tI.lS
--- ¡
. '"
." ~ Ë
z <'>
" , œ +
'"
+ §
I:t: ~
('§
t
§ ~ ~
~~ .
~i ' v t
't ~H; I
~
~
B ~
~ i
UJ:.. "L,__:_~~.
b
I
'"
'~ _.::-,..:I~~~
~o-.Q
.
~
..
~
~ ~ ~
Ii Ii Ii
t: K [
n ~
W~~~~:~11:='~-~
~~ . ·-'0
, .
--i I
!
Ii
!
.
'.
~
! J
~ ;1
/1
~
~
.
~¡
~
.:
hi
~Bi
'.: ~
I ~
ð
· t
~,
~I
.
Ii
I
~
"
n
t-
o
...J
('>J
t-
o
_..I
/
¡
~
a
H I
. Ii ~
~ ~ Ii
~ ¡¡! ~
~ ¡ ~-~~=--~ __~m."~~_
't
~
.O~.!I
.
~
i1]
~~
m <'>
~ ~
ð§
+
~~
zt
œl
w
~
œ
~
I[
.
2t
ýH
I) ø I-
&) <i ~..
r œ+æ·
.-- 0 (!)
.; ; E 1111
~ !f:u
«
.
o
m
'::Jl1~~aa
3AOO GlNMlI'tlS SLI>L
MOW Ol:lV MI:J'v'l8
.
~_·,·,·,··t-
ill
o
C\l1O
Q
O§
it
~ G ~ I~
« I I ;1
LL-;) ~
('J ~
~~
LL
CJ
.
~ Q) Z
!lJ ~+~
u (!)
rqcu
.~ IL
.~ !i: II
,
-aT1~~v:t8
3AIIIQ ClNMlN1S 9L/1L .
M08 08'v'MHv'LS
.,.....10
IQ
-,g
.-
ð ð ð ð ~ ð ð ~ ~
.caUlmmm[JJ~"'·ø
~ ~ ~ ~ ~ ~ ~ ~ ~
<l) g~
5 hI ; ~x
~ ¡Ii¡ 5 ~~
!!¡ !iB~ R H
~ ~i;i ~I ~~I
~ i~g§ h ~il
~ ii~1 u:.
~ ~J~ n î!
1M ~~I·I ¡~ II~ -
~~ ~Ih ~§ ~~~
hi
" ~ ~
I- ~ "'~S;1j
(fJ ª '< ~~íi!~~
:J if¡ !;f¡¡¡~W~¡¡¡12
I- " g ffi ~:$;¡ '"
Z ¡:!$~~ .'o¡¡j¡.¡~
:') ~~~ð§~:i1~m
Cl.. n.:"í ¡¡ !!' ~ "' !;; 0 .
'" " n. tJ ,.. ~ If. >" :Ii
w -,~c::~~(!)a.õ
~ ~ ð ~ 0 0 ~ ~ ~
·O·O$~80·
;f
..
¡ ~
;2
þ' '"
"j if'
~ ~
"' ~
I ¡
ill: iñ
-~
11
I .
. I
I
~ l
~
~ (
~ I
I ~
I
I
I
I
.II-liIØMI 'MI\I()
I
I
HI <aNOZ - Á"WIV:I ¡ "D
::""'-ì! I
II,"
--. II
I!
I, ,'I
.
.
.
! I~
I f~
~ I~
H I~
n ~i
l_~
"t
<>
~[ f
bU 2: !
i '
j I
;;j i
,
c
¡
lð ig
HI! II !b p
e , ow, I~ ~N¡ ~I
¡I ¡! Ie; U I ~d ~¡
Ji I~ ~!i~ I i i~~ ~i
'1 ;1 iN !~ i ~gl! I!
11 it 11~llf I ~ e ,~
I !~ if II~ îf ~ I~I d
i II~! ~~i~ h! In I!
) I
J,
.
~ "
I' .~ 1~ ~~e , ~
§~~'~i ~~t ~~~~~ ¡¡
¡dm, ~B· i~~'i ~
Þii~~I: ~;~!~!!!il!
L i' i!
~ " ¡ i
i~
- .~
~~
îiG
P..
~: :~
~
f"I:" 1.,1
0; '"
z....J~
~... .:i"
): c..i ~.
]eJrl
l,J...JZ
g:1.JD
;r.~
U]I- ¿
.....n::¡,... B
~hlV!l-
<;In·¡.It.)
..J u::J
Cl·n~:=
:r~o..~
"'i"f.:;SL.J
UIl.J11
~?u .....
¡::¡ ... I~
:z:O......D
..:[1-1., 1..t...
-' '"
1- ~I
nJUf""Z
:5~Q:5
1--¡XI?io...
a..,~~
~VJLJ~
z~>w
DZD:J.:
Uoiol-
¡--------iH!¡1
~ '!I.I
I 11111
'" AJ 1.'11
~ S h ~'Ibl
~ 1.11,
~ ti §\ :hh
_ 11m
"If'
i.. I!h!
_J
<t
,~
II)
Q
I,'J
~
~H
1-
<.1) i
Q~
~I
I,'};\
~i
t-;
ZQ
<L
~J ~
0_ B
1111
III~
~§
.J
<:[
l-
II)
C\
~
o
If\
æ:
IJ.J
C\
<:[
III
I
U
I-
,I)
<:[
_I
L
.
.,,- -~...-
--~~-- ----.,--.- -_._~-
_............... ................. ..,~",_~._.n"""_~.
~ i --~,.. .... "'.
~ Ii: I~- '''JO' :i7~' j , , '. "'\, '0-,':1:" ~
11 ~I ,~. ~I æ:',\",', i \. -',.",'-,____. '\..... ..
f ..J> '1 ~ " \~ \ '1\ "-, ~<' ~'"
'- --------z""-'--_ .~ , "
-- \ ?'....~ --... .~ \\
,
'\,
t '~""'"O£ 01 I _ _ "= ~ _ '.' ¡;.~ '\' \\
i :, 1- -~J ~~:Ji~6""- ,.J"..../ '~"" ~ I ~~. \' . \
-- 11-""'('\ ," ~10 '/ "", ~ \
I f - 1 ~-=- "Iitll~~) /'~' .' i . a~i:~'I.\\
......,-- ...L_".I..~ii.~ 7>~~' P>t ~ 1!!J1b... \ --( y/'<', " íi:q<¡þ 'I'Þ\ '
I -'~~ ", k;- - ~ . - I"....II-.::';;¡;;;--: ..' ~,~\ ià~~ '" \
' . "'r'~' 1· "':'~'-,/" "' .. <R R '\<;;~> ~ ". ~ "" "'
- , PI / __~' _'. ~~-~--lf"l~~'¡' ß'\~-~"""""~~~ §._.~ ¡'f \\" .'~ \\
¡¡:(r~..I'.II~o ftt Cl-f - I ~. . I ~ ~ II .... ~,~\ ~
...... I: i" . -, J 0-- I~/"" . 'I.
-..¡¡-- '1 ¡:(: ~ - ii' j¡,~-,~-,~", ~=E~'!~7~~::::''[l~\ \\ I. \ \
\ I~ Ì ~ ..i ìf--'~ 1.----.. " I 111:-1>- --' 15 !<j~J _~_, .\ \ \
--- {.~ 1.' 1!1~ .:~ ~~. I~~ ~ á' WJJ I.. I
~------'r':"- ~,'" ! I~ ... \.-:::¡j .-' 1",~ '. "
~ : "-p .: J;II' '-I~ . ,~a I! ,I ~ \ ~':/;¡"
~_~,,'U - .-t¡- I ¡_~_~JJ u. i ,>- .",Iü!I" ' \. j __ ~
"""'-- "~"'I' . l".-f. '.. . ,,::r..::"':¡ -þ- ,- -1 .. ",-'.'E-~,---4' ==-,-,----,-- - 1-'.- Î
u_..
.
\
~ ¡ 1M ~ j \ . ~¡; !r~' i __ . 1_ ~_.. ~I. ~9 _ m~ ],. ì ~ I, >
J ,':ri;êr,j' Jæ~,I, ',',;, '" ~~i~LI'~_ i~ ~ ~ J' ~ ~i!:Š
~ r'---~~-f'~e~ ' .. I 1---'" '~"" J 0 L:~!I>ln- 1/ :~ \1 :]/ ,II a~
15.1"., !!I:;¡ ~i I," ,¡ ~ I I.:: 1-.... . \ ~g )1- - ~~ Ii. ~.
- . ~ :Ii". '~ .. . ~>::"' 3 :I)... ~- , I I'! 'I
T"""=~~_~ ¡' :o.·~ "J' :i~! i II ~ II - ~ - i r ~--=-m-1'~~ ¡ _" Iii: ~ ¡ I .' ~
<t,,, 'uJ .,'\Q = - pi. L.-J----" '!Il I !? c.,- [)nêl '_ __ II!!II - I.---' 1/ I --t+"l <:(
.m,._...{, "J.. .' rI.... -I I I I -- II I __I m I ',~~- I I I ~
---, :~~. + - '<'~~~~I---:~ .~" .. .:. ~... .'-o'~m~ 7LL~1 f' "-¿;,~ ~:<- I;H.. ~;l.f., n: \ I ~ '~ i ~
-.! ~~ I!" L -_.....;, .~~~< ~ ~\! : ". u;
"'."'''',...,.''"-- ... ~.'" .... '10"'"".
'OJ ''''"'''''', ( ~ . t.;'"
'illiL1J¡;;:;.;, ~\ ¡" 'I "':~ i : &j i "' ~ 9 :J:¡L j' H4 ~' ." t'-'.t ~~¡¡¡' ¡¡Q ui
~ ~ ~¡~ 'II ~l-- -- ~ ¡¡:,=~ '1~; i á" l·.···~ ~ h;~ ~
) ~I; 'r, "t:..__J --.. 0-- II - Ifl . OIJIBJ II tL ...._1 m-II-- f\--.-----] ii~,. II 1;, ~
( , IF'4-4-40¥C~-<C ~1I \ ", II ¡I i
~~:'(::;- I . . t-':1~?~II~"' I·~¡ ~ .I'·~··~ ri¡~lt~ ~~..-"~'-~ - --IQ.5 ! ~~ ~=-~~~ / ! \ ~ I'I i! ~I ~
-"" --=~=. "!,:¡j ~ ----I~L¡-.I :¡¡ ; ~:>! I.' I ~ I ¡'1\ i';~ ¡:¡
",""",1~ì~-'-t --0- ~- , iJi:!J. .....¡<-. .. Ii!;' '.' ~ 11J,~.:'-ftlllll'!~! _]~ \::¡ m¡ 'I ~~ ~¡¡ :
'n"._ \ I "-iI'!' I .............. ~( -, I'! J1~ ~ I a., ... a' ~/: ",g '"
']-::'.. - n +~~~/I_-"'"'~+-, , Ii II î
.ulUL.-...._..L. ¡¡ ,\:::,1: ~!-~--'¡I 1(' r_ ~=r:":1'~- I ,~~ ~~. L<"~. :CUI~i-:- i~ I t m ~~ ~~ §
) ~, [" ",!R ~I ''fr' ¡¡; 1 ¡II- ~ Ö¡ ,;:IJ~~,~ áll I 111 ä" ä~ ¡¡J
nl'.M.~ --\__~ò----"'--I . ~~ :~' iJ1 - :Ir~- II::: I \,vi I I.h ~'< ~¡ij ~
lI"lCf_!!!:!!............-_ ---- III) I~ ~ In".. ...... I -l:::::st:T;E I I.~" z., ~ n
....-"'".:"~ I "r I h ., I'! , rUlfP-\1 I I
'--- "I ~ v-1---'~" IL I ,'. ,'¿þ'
- ¡' '.~"'. " +.q ~~I'? ,';:r~i: I .\: y
3 u
_So S£-/ .' l ~¡iJ :~---,- ~-~I ---- :¡¡ __ ~ 1-11111"'''': - 'l"'..··,!í
~- c.JV-! I 1.1 UJ b or} 1-< I i
('''',),m", ~ '1 kF~~J I 'I'" Ii! __ a. Ii ~ ~ ~ \'1 ]' ~
."~",,J~Jii'~ --- ---:.._______ ~·L11:- -- . - _1__----<_ .::¡ -.....~.---.ë1·,.. ". 2...1 -"j~.':!.-- -þ"J-.~~::_ _ -4-. -- . 3 01 .,: ~ '.~ ~~
mw......--· -" ~¡¡f"O¡ '::::;;~:";"'r1 --. 1.1 ~n I ,.. r J <> ..-.. fro ~i1 ~ \= I/' ,'fff"- ~
1 ",'u &j <~ ~~~I--' ~i:_:) gd~ (I'· .,1m ,-"-\~,,g! ,!...;II.' Ie
'..------~ ~I:;] ~ "" '''' "' .1 ~. 7 .
~." ~ ,,-- ~ -c,," "I I=< :!J::iJ..-:~ :!J __ .I ~~ If-'~.~:I)",: 1--'- = ffi Z' ~
-=~'"'.7--.f ::rnJ~~, '"" ,. ;~ · ~1'~ i. ¡ þ' 1-g ;1 ¡i l
'? O" ,~,.~ ..:.L..--.~:. " . "-; J, '"," .j c:-~ '0
-,.., -
)
,
»g
",:¡ D
'" ~ ,~~>!
~~ --- ~nP.·
P....\ê~,~· F~affi
'~ffi 12 i5
~. ~~n
~ 'ê~~~
~-~ ~ ~!~;
I~ ~hêj hh
\<f
\
\/
,
I)g·W~ 1.:1
I
.
<!i ~ ;>-1:1£
F-"" -'''~
ð ËY ~ ~.J¡.~ .~.'-'i.
f]tI¡¡:¡:;
~¡:r¡"'i
. , ....{!,~
ï _~i:I~
"l~~¡;1
Þ-~'¡¡iI
14'"
'i'i ~,~
,,,,.2,3
~]
c;;:
fi)oo
Ç¡
@
\'~
d
.--
~ "
~
~ì
~
n_. .". ,.. .,.
,
...
"
r~
í'l!;!
T
H
I"
i
J
d
~~ -
;\1
;~
"..~.
!
.
?!:lU
o~
O:o¡
oê ~
a:~i
«a:
~g
«UJ
I-!;¡;
en I'-
i
I's
§
z
j
Il.
~
-I
5
~CJ
«z
z«
:2~
...1«
Wz
0:::-
D-~
o
(j
z
CJ
«
a:
ð