PC RES 2008-026 P.C. RESOLUTION NO. 200 -2
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOSERECOMMENDING
THAT THE CITY COUNCIL CERTIFY A MITIGATED
NEGATIVE DECLARATION PURSUANT TO THE
CALIFORNIA VIR N T L QUALITY ACT FOR
PLANNING CASE NOS. 2007-00003 AND ZON2007-
00072 (VESTING TENTATIVE TRACT MAP NO. 68796,
GENERAL PLAN AMENDMENT, ZONE CHANGE,
CONDITIONAL E PERMIT, GRADING PERMIT AND
DENSITYS) F 28-UNIT RESIDENTIAL
CONDOMINIUM PROJECT, L C T AT 28220 HIGH-
RIDGE
WHEREAS, on February 14, 2007, applications for Vesting Tentative Tract Map
No. 68796, General Plan Amendment, Zone Change, Conditional Use Permit, Grading
Permit, Variance, Site Plan Review and Environmental Assessment(Planning Case Nos.
SUB2007-00003 and ZON2007-00072)were submitted to the Planning Department by the
applicant, REC Development, Inc., to allow the development of a 27-unit residential
condominium project on a 1.25-acre site on Highridge Road; and,
WHEREAS, on December 7, 2007, the applications for Planning Case
Nos. SUB2007-00003 and ZON2007-00072 were deemed complete by Staff; and,
WHEREAS, pursuant to the provision of the California Environmental Quality Act,
Public Resources Code Section 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulation, Title 14, Section 15000 et. seg., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(F)(Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined
that, by incorporating mitigation measures into the Negative Declaration, there is no
substantial evidence that the approval of Planning Case Nos. SUB2007-00003 and
ZON2007-00072 would result in a significant adverse effect on the environment.
Accordingly, a Draft Mitigated Negative Declaration was prepared and circulated for public
review for twenty (20)days between March 19, 2008 and April 8, 2008, and notice of that
fact was given in the manner required by law; and,
WHEREAS, after issuing notices pursuant to the requirements of the Rancho Palos
Verdes Development Code and the State CEQA Guidelines, the Planning Commission
held a duly noticed public hearing on April 8, 2008, at which time all interested parties were
given the opportunity to be heard and present evidence; and,
WHEREAS, at the April 8, 2008, Planning Commission meeting, the Planning
Commission directed Staff and the applicant to further investigate design alternatives to
address concerns pertaining to portions of the project exceeding the 36-foot height limit;
the proposed left-turn pocket in the median of Highridge Road; site landscaping; view
impacts to homes on Via La Cima; feasibility of additional grading; Planning Commission
discretion with respect to the conditional use permit findings; and adequacy of the traffic
impact analysis; and continued the public hearing to May 13, 2008; and,
WHEREAS, on May 7, 2008, the applicant submitted revised project plans that
eliminated the proposed roof-access stair tower in excess of the 36-foot-height limit,
thereby eliminating the Site Plan Review component of the proposed project; and,
WHEREAS, at the May 13, 2008, Planning Commission meeting, the Planning
Commission directed the applicant to further explore design alternatives and additional
grading to reduce view impacts to residences on Via La Cima; and asked for additional
information regarding the applicant's cumulative traffic impact analysis; and continued the
public hearing to June 24, 2008; and,
WHEREAS, on June 10, 2008, the applicant submitted revised project plans that
reduced the maximum height of the project by twelve feet six inches (12'-6")and relocated
the entry to the subterranean garage, thereby eliminating the Variance component of the
proposed project; and,
WHEREAS, on June 18, 2008, the applicant requested a Density Bonus of one (1)
additional market-rate unit, for a total of twenty-eight(28)units, pursuant to City and State
density bonus law; and,
WHEREAS, at the June 24, 2008, Planning Commission meeting, the Planning
Commission directed that Staff revise and recirculate the Mitigated Negative Declaration to
reflect the new project description; directed the applicant to further explore the feasibility of
modifying the site plan to reduce view impacts on 7 Via La Cima; directed Staff to more
fully analyze and respond to the applicant's request for a density bonus; and asked for
additional information regarding the revised traffic impact analysis for the 28-unit project;
and continued the public hearing to July 22, 2008; and,
WHEREAS, pursuant to the provision of the California Environmental Quality Act,
Public Resources Code Section 21000 et. seq. ("CEQA"), the State's CEQA Guidelines,
California Code of Regulation, Title 14, Section 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65962.5(F)(Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes revised the Initial Study and determined that,
by incorporating mitigation measures into the Negative Declaration,there is no substantial
evidence that the approval of Planning Case Nos. SUB2007-00003 and Z®N2007-00072—
as revised—would result in a significant adverse effect on the environment. Accordingly,a
Revised Draft Mitigated Negative Declaration was prepared and circulated for public review
for twenty (20) days between July 2, 2008 and July 22, 2008, and notice of that fact was
given in the manner required by law; and,
WHEREAS, at the July 22, 2008, Planning Commission meeting, the Planning
Commission directed Staff to prepare appropriate P.C. Resolutions to recommend
P.C. Resolution No. 2008-26
Page 2 of 4
certification of the Mitigated Negative Declaration and conditional approval of the proposed
project to the City Council.
NOW,THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The Planning Commission has independently reviewed and
considered the proposed Mitigated Negative Declaration,the public comments upon it, and
other evidence before the Commission prior to taking action on the proposed project and
finds that the Mitigated Negative Declaration was prepared in the manner required by law
and that there is no substantial evidence that, with appropriate mitigation measures, the
approval of Planning Case Nos. SUB2007-00003 and ZON2007-00072 (Vesting Tentative
Tract Map No. 68796, General Plan Amendment, Zone Change, Conditional Use Permit,
Grading Permit and Density Bonus), would result in a significant adverse effect upon the
environment.
Section 2: Planning Case Nos. SUB2007-00003 and ZON2007-00072 for Vesting
Tentative Tract Map No. 68796, General Plan Amendment,Zone Change, Conditional Use
Permit, Grading Permit and Density Bonus are consistent with the Rancho Palos Verdes
General Plan and with the underlying Residential, 12-22 DU/acre land use designation,
which will not be changed as a result of the approval of the proposed project.
Section 3: There are no sensitive natural habitat areas on the subject site. Thus,
no site disturbance or alteration will result from the approval of Planning Case Nos.
SUB2007-00003 and ZON2007-00072 for a Vesting Tentative Tract Map No. 68796,
General Plan Amendment, Zone Change, Conditional Use Permit, Grading Permit and
Density Bonus; and therefore, the project will have no individual or cumulative adverse
impacts upon resources, as defined in Section 711.2 of the State Fish and Game Code.
Section 4: With the appropriate mitigation measures, which require annexation
and re-zoning of a small portion of the project site that is currently located in Rolling Hills
Estates; completion of geotechnical analysis of the proposed grading and construction prior
to building permit issuance; imposition of City and regional restrictions upon fugitive dust
control and construction vehicle emissions; mitigation of traffic impacts through
modifications to the intersection of Highridge Road and Hawthorne Boulevard; remediation
of any soil contamination or hazardous materials on the project site; limitations on
construction hours and haul routes; provision of adequate water supply and implementation
of water-conserving fixtures; modifications to the building design and limitations upon
exterior lighting, landscaping and signage; protection of cultural resources; and provision of
adequate public recreational facilities, the proposed project will not have a significant
impact on the environment.
Section 5: Based upon the foregoing findings, the adoption of the proposed
Mitigated Negative Declaration is in the public interest.
P.C. Resolution No. 2008-26
Page 3 of 4
Section 6: For the foregoing reasons and based on the information and findings
included in the Staff Report, Environmental Assessment and other components of the
legislative record, in the proposed Mitigated Negative Declaration, and in the public
comments received by the Commission, the Planning Commission of the City of Rancho
Palos Verdes hereby certifies that the Mitigated Negative Declaration has been prepared in
compliance with CEQA and recommends to the City Council the adoption of the attached
Mitigation Monitoring Program (Exhibit`A') associated with Planning Case Nos. SUB2007-
00003 and ZON2007-00072 for Vesting Tentative Tract Map No. 68796, General Plan
Amendment, Zone Change, Conditional Use Permit, Grading Permit and Density Bonus,
thereby recommending approval of a 28-unit residential condominium project, located at
28220 Highridge Road.
PASSED, APPROVED, AND ADOPTED this 12 th day of August 2008, by the
following vote:
AYES: Commissioners Gerstner, Ruttehberg and Tomblin, Chairman
Perestam
NOES: Vice Chairman Lewis
ABSTENTIONS: Commissioner Knight
ABSENT: Commissioner Tetreault
RECUSALS: none
Stephen Perestam
Chairman
Joel R ja , AICP
Direct r o Plannin uilding
and C d Enforcement; and,
Secretary to the Planning Commission
MAProjects\SUB2007-00003(REC Development,28220 Highridge Rd)\20080812_Reso_MND_PC.doc
P.C. Resolution No. 2008-26
Page 4 of 4
Exhibit 'A'
Mitigation Monitoring Program
Project: Case Nos.SUB2007-00003&ZON2007-00072(Vesting Tentative Tract Map No.68796,
General Plan Amendment, Zone Change, Conditional Use Permit, Grading Permit,
Density Bonus & Environmental Assessment)
Location: 28220 Highridge Road (APN 7587-007-800, -801, -802 and -803)
Rancho Palos Verdes, 6A 90275
Applicant. Dan Withee, Withee Malcolm Architects
Landowner: Zaffar Hassanally, REC Development
TABLE OF CONTENTS
I. Introduction...........................................................................................................................................2
11. Management of the Mitigation Monitoring Program............................................................................. 3
Rolesand Responsibilities ................................................................................................................... 3
Mitigation and Monitoring Program Procedures................................................................................... 3
Mitigation Monitoring Operations.......................................................................................................... 3
Ill. Mitigation Monitoring Program Checklist..............................................................................................4
IV. Mitigation Monitoring Summary Table.................................................................................................. 5
Mitigation Monitoring Program
Exhibit A- Page 1 P.C. Resolution No. 2008-26
I. INTRODUCTION
PURPOSE
This Mitigation Monitoring Program (MMP), is to allow the following project at the former Verizon telephone
equipment facility, located at 28220 Highridge Road in the City of Rancho Palos Verdes: The applicant
proposes to develop a 28-unit residential condominium complex on a 54,460-square-foot (1.250-acre) site on
Highridge Road. This equates to a density of 22.4 units per acre or one (1) unit for every 1,945 square feet of lot
area,which is not consistent with the current Residential Multi-Family,22 DU/acre(RM-22)zoning designation for
the site. However, the applicant has requested a density bonus of one (1) unit pursuant to State law and Chapter
17.11 of the Rancho Palos Verdes Municipal Code. Existing site improvements—consisting of a former telephone
equipment building,antenna tower,access driveway and perimeter fencing—would be removed. The condominium
units would range from one (1)to three (3) bedrooms and from 776 square feet to 2,260 square feet in size,with
both single-level and townhouse-style units. Each unit would have private balconies and dedicated private storage
areas in the subterranean garage. According to the City's affordable housing requirements, at least two (2) units
would be designated for sale to very-low-income households. Sixty-seven (67) off-street parking spaces for
residents and their guests would be provided, which is the minimum number required by the City's Development
Code. A common swimming pool,spa and sun deck would be located on the lowest level at the rear of the building.
The 26-to 36-foot-tall project would comply with the 36-foot height limit established for the RM-22 zoning district.
The project proposes 22,111 cubic yards of grading,consisting of 21,847 cubic yards of cut and 264 cubic yards of
fill, for a net export of 21,583 cubic yards. If the project is approved as proposed, a 440-square-foot(0.010 acre)
portion of the project site (APN 7587-007-802)that is currently located in the City of Rolling Hills Estates would be
annexed to the City of Rancho Palos Verdes and rezoned RM-22 to match the zoning of the rest of the property.
The MMP responds to Section 21081.6 of the Public Resources Code, which requires a lead or responsible
agency that approves or carries out a project where a Mitigated Negative Declaration has identified significant
environmental effects,to adopt a"reporting or monitoring program for adopted or required changes to mitigate
or avoid significant environmental effects." The City of Rancho Palos Verdes is acting as lead agency for the
project.
An Initial Study/Mitigated Negative Declaration was prepared to address the potential environmental impacts of
the project. Where appropriate,this environmental document recommended mitigation measures to mitigate or
avoid impacts identified. Consistent with Section 21080 (2)(c) of the Public Resources Code, a mitigation
reporting or monitoring program is required to ensure that the adopted mitigation measures under the
jurisdiction of the City are implemented. The City will adopt this MMP when adopting the Mitigated Negative
Declaration.
ENVIRONMENTAL R CE UJ S
This MMP has been prepared in accordance with the California Environmental QualityAct of 1970(CEQA),as
amended (Public Resources Code Section 21000 et seq.) and the State Guidelines for Implementation of
CEQA (CEQA Guidelines), as amended (California Administrative Code Section 15000 et seq.). This MMP
complies with the rules, regulations, and procedures adopted by the City of Rancho Palos Verdes for
implementation of CEQA.
MITIGATION MONITORING PROGRAM REQUIREMENTS
Section 21081.6 of the Public Resources Code states: "When making the findings required by subdivision(a)
of Section 21081 or when adopting a negative declaration pursuant to paragraph (2) of subdivision (c) of
Section 21081,the public agency shall adopt a reporting or monitoring program for the changes to the project
which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on
Mitigation Monitoring Program
Exhibit A- Page 2 P.C. Resolution No. 2008-26
the environment. The reporting or monitoring program shall be designed to ensure compliance during project
implementation. For those changes which have been required or incorporated into the project at the request of
an agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so
requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program."
11. MANAGEMENT OF THE MITIGATION MONITORING
LES AND RESPONSIBILITIES
The MMP for the project will be in place through all phases of the project including final design, pre-grading,
construction, and operation. The City will have the primary enforcement role for the mitigation measures.
MITIGATION MONITORING PROGRAM PROCEDURES
The mitigation monitoring procedures for this MMP consists of,filing requirements,and compliance verification.
The Mitigation Monitoring Checklist and procedures for its use are outlined below.
itination Monitoring Program Checklist
The MMP Checklist provides a comprehensive list of the required mitigation measures. In addition, the
Mitigation Monitoring Checklist includes: the implementing action when the mitigation measure will occur;the
method of verification of compliance; the timing of verification; the department or agency responsible for
implementing the mitigation measures; and compliance verification. Section III provides the MMP Checklist.
Mitigation Monitoring Program Files
Files shall be established to document and retain the records of this MMP. The files shall be established,
organized, and retained by the City of Rancho Palos Verdes department of Planning, Building, and Code
Enforcement.
Compliance Verification
The MMP Checklist shall be signed when compliance of the mitigation measure is met according to the City of
Rancho Palos Verdes Director of Planning, Building, and Code Enforcement. The compliance verification
section of the MMP Checklist shall be signed,for mitigation measures requiring ongoing monitoring,and when
the monitoring of a mitigation measure is completed.
MITIGATION MONITORING P TI NS
The following steps shall be followed for implementation, monitoring, and verification of each mitigation
measure:
1. The City of Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement shall
designate a party responsible for monitoring of the mitigation measures.
2. The City of Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement shall provide
to the party responsible for the monitoring of a given mitigation measure, a copy of the MMP Checklist
indicating the mitigation measures for which the person is responsible and other pertinent information.
Mitigation Monitoring Program
Exhibit A- Page 3 P.C. Resolution No. 2008-26
3. The party responsible for monitoring shall then verify compliance and sign the Compliance Verification
column of the MMP Checklist for the appropriate mitigation measures.
Mitigation measures shall be implemented as specified by the MMP Checklist. During any project phase,
unanticipated circumstances may arise requiring the refinement or addition of mitigation measures. The City of
Rancho Palos Verdes, Director of Planning, Building, and Code Enforcement with advice from Staff or another
City department, is responsible for recommending changes to the mitigation measures,if needed. If mitigation
measures are refined,the Director of Planning, Building, and Code Enforcement would document the change
and shall notify the appropriate design, construction, or operations personnel about refined requirements.
III® MITIGATION MONITORINGPROGRAM CHECKLIST
INTRODUCTION
This section provides the MMP Checklist for the project as approved by the Planning Commission of the City of
Rancho Palos Verdes on November 11, 2003. Mitigation measures are listed in the order in which they appear
in the Initial Study.
Types of measures are project design, construction, operational, or cumulative.
Time of Implementation indicates when the measure is to be implemented.
" Responsible Entity indicates who is responsible for implementation.
k Compliance Verification provides space for future reference and notation that compliance has
been monitored, verified, and is consistent with these mitigation measures.
Mitigation Monitoring Program
Exhibit A- Page 4 P.C. Resolution No. 2008-26
-a _0
C: c c c c
m m � mom. co ca m
U ® w ° 0) c C)) c 0) c
cm c ° co ca) cm
Q w E 4 E
� U o 0 o -- a) o •- a) o = a) o = a)
U mU U U U
a. m m L m
L
c o c � )° E 0c
d �
® w .= C: W -t LU
•t .CW L ,EW W
4J > cu 0) coC: a) mcm mca) mEa)
C ° �o a- C: CLc -0 Q ° -0 a- C:
a) mo a) oo a) coo a) oo a) �go
0w0 oa U 0wU oa U Dao
uu
J
c �
M a) a) a) m
MUJ 0 0 0 0 0 cucu C14
co C 06
C C C)
a a oO O
0 0 0 0 0 a- C'4
a- CL a a tm o
c Z
O c
O
4-
z O =3
® o
U. pCD
w � v � L�
w 0 U
EL
-jo ° ca
o` O Co p U p U
L 2 p C c
L m L m
0 0 ° 7 0 :3
U c c
wM n o 0
c LO
a)
U U U U u
N C C C co Q
n U U V U °
.c
o N - � -C om S a.- c °c c 0) r X- 0 U) c cn U c W
co CU 0
� • e UN WmB cu ca 0
� C ! U Q
cn C� co Co 0a) m a) Y
cn 0
m � coo � U '-' v, aecnu°i0c � �' mEo •� � o � wa � a°i CoQ
° n �' '� 0 c c o cu m U m � 0 aED � 0)
L) 0 = C:) ami � m min mac°) c°i � a°i > o E m o °' a c vi
f6) N c � O ° cn Q cin a) Q p L — O °, O � a) N U — L E
a ° � o�o v o o m �a 0 a) m CL o w cn c°'a o m m L) 0 °� n
w m oLo ° ° m � Ua) a) U a) � Q a) cC) m EcA
.. p m ° U L 0 .1-- 0)'G C cn Co a) Co N co C v- N p •- cn
Cl: E Q � L) J _ o - m - - ci y o) m c N 0 .- Qo v v°i � o
p :_ Co U c Ute,•- � =3 a)
L V N ° Q.�U U m ;.. .� U " o a) a) "' -� upi o -p m " •0 .c •° m '.,�-.� m c -o 0
WW �o m 5 -- ° Q c '>- m0 a) rno m 0 f �' 0 m c) � ° `m o o.. o � � � o
in
ca ° LU of c , - rn- m - -ocn ) �� �� co U �� �.- U °
6'^*° O m a) y " L m c 4— cn �, L •� O C _L m
L co
N c .s— a O 5 m U CO v-- L i L p A i -O a " •Q c m X
C 0 0 cn p v a) o o t�! Lm o c p c- a) o � m Q ca c 0 ° a) E 0) N o N -0
doou°i ° m � N n � NQ� cN � � n c �� ° a � momo Uom
a) y cn X -° Q ' c cn a p-— ca = cn a) m c m U c Q) N U L
L m X L E p p m U 'C -° �- U c s- m i N U cn N M U C
m u) m o E U U E ' E p L C N — c m Q C, C
m N C U 0 p cn 0 w a) o o° Q ° Q co m o C> _ Co a) N o c
cn m m -1 U a) n. C� (D ;E m U) m .� *i Q m w rn U) � 0 Q cn E .� Q Q
c c c c
C.)® o> c o) c p) c
< < o = a)) ° m � — a) U)
MM CO O O U
(L FLC W L C - C L L
O
E o)C E 0)C EO7 C
C) L C a) (D c a) ca c a) •u
co. O. O_ C 'C .Q
a) O CD O a) Co 0 0
0dU ACLU 0d0a
w
LL L
Cl) 0) a) aD
Fc9
C �o 0 0 � C4
cn w C ao
C)
Q Q Q O o
O o o n CSI
� � d C: O
r-
0
Z
O 00
z O
O �_ z O
LL d E O N
O
Q + ry
W Q
c O)U
�— w
0 (D
U
O C O
O
OD O
C i N C
O d N
Cfl
w O O Q
ca
O d
m '
c c (1) Q
U U O
X
m� e CLDm a) a) c -0 co Ca) C nc O
"0 -oCQ
W
cu r- O cu -C C C C LO a) am C
NOQ — CO N $ co va)L) Ca (n a) 4 - N - O O
O N _ E O CQ0 aa) a) cu -0N U) O C C - 0) mO a) 'E 0 > _ a
(0 ON + ca
v
-r Oa) O E cON da UEa)cco -
> QEo oC14 -r 70
mao 0r0 ° o � rno
)04-- a — U so -oVo0 o a) CQac $ >� cu o- N C
O U C O OU N O ° U
O cn C U C O N N
a3 O
4- "O
_ � m
O a) O O a) +• as U > Co X -0 C .c C -p — Cn v O. ca O C a)
z ch co v cCj NU' � � v1 � n N -C � O �@ � ° O � �� O
_ L
-C p 3 O ca O U) L o N O) O .O N C N a) CO c a) N � a3 •Q O
o � LN ° � NcoQw'L � � O c0 I- X � a) m °DC � iii n � �
p! E m a�
o coca oc a) E /mU o O o O c o U) c'� ° a) M c >, O L c - o =
(Q O =3 I-- L � o �/ � �q`p` L CO
U CD-0 L o N oc ° U m O a� C
_ Q.�
Y a) O) O O O 0 —6 -0 00 p O > a) U C1 a) iri ' O CU a) N
� O••� m o O a3 ° C U O C a) C O CD U L � N 0 O N � G
� Yo � N d � U) Loo) cco � U � � � YCn � � � OO (n �f[fE � E �
>, a> ° > o
L
co 0-
.27 cu tc:Q soo, o2 p) 0p a) O o
CSQ� U CU cr �.c: m
� o
L)
w Z
(.) o
Z 4- IL
0 -0 E 4- 4-
= a) 'n 0 0
:3 L)
C: (D C:
oG 0
E c E 4- E
0 UJ It LU — W 0 = .1
> m *E m .2 co -,e co
a C: -0 CD- � cx
0 cu 0
a) o a) 0-
a_ cu
a)
0)
c
0
(D
CO F- a) (a a)
Z p C: '0 C:
0 Z ?: cu 3: E c-0
M W 0 0 0 0 co C14
U) > >1 Op
w
C)
2 c)
0 0
C'4
0) 6
Z
c
:t=:0 0
0 :3
Z 0
cn
U. E oco
0 F- a) E 0
(D 0 .4; 0C
w z CL 0- a) CU
w 0) E cu 0
_0
wC: CU
co
-j C: o
0 0 0 CD 0 Co
C:
0 0 Co=$ 0 0 0
O 0
LL IL IL
CL
LU 0 fn 0
C1 C 0 iz cu
/`-
.2
o E CL
12 cn c E
U) <
C: a) 0 C:
0 _r_ 0 0
0
W
cn -0 cn a) w
0 E = -0 Q> G) c 0) '0 (D c L- (2 ci.
u o 0 c 0 0 CU a) -r- Co -r- o C) c C: -0 0 - 0 0 m *r- r- 0
-- C: CO 0 — r " — F 0 :3 — L.0 Co CU
..r- — �p C.0 Co
cn m 0 -6 E u) 0
cn 0 > m 0 u cn (D o) 5 E
(D 0- m C\l > C a) -"e
E — 0 c 75 -0 -C C) (D �R .LM
LC
CL 0 0 -5 0 q- 0) 2 '5 0 0 a) — cu C: C U) CO 0 a cn
C)- (D > o = cn co 0 =3 Co 0 -Fu -l..4 .. " CO 'o V- 0 0 ca Cl)
co 0O Co -0 c o 0 0 - 0 - - , 0 �o cu CD 0 3: " "
(a 0 cn -�e -0 C C:) — 0
a) 0 � Co OC -C-U E (D C: M C E c� a) " —
CL 4-- — =3 — Co 0� C: .0 0 -C 0 -0
E o m — — 03 CO :3 0�15 3: 0 0 C: a c :3
L W L) m E M co M 'r- -0 E > cu E > CL
Co — CL Co 4-- 4-
w r- a) -,Z — ca 0) " 0
0 �o (n co 0) 0 o co 0)-"e a) D- a) 0 a)
(D 0 E -C
4
C: S 6 E EL , _a " = 4-- �c
0) �o U) -r 0 (D 0 - -o
a) a) " 0 CL — o :3 a) CD- C: CL C:
0 0) 0 0
m a) E co cu a) E 0- E te . (D
ui -0 E cu 0- cu I
0 > (n a) C �c 4- C: 0 c
E (D q) > W w 0 -14 " 0 — 0 CU 0 0 0
0- c 0 0 ui 0) � - m a 'a - 0 0 co Co a) 9
o 0) 0 0 -1 L- co
0 0 CL CD Q) Co 0
z D) o a) C: o �a a E Cl) F= cu -Z5 cn
0 C: " " C: § E c (D 0 ca -0 cn
m — 'C: E CL= Co %u U = E -*:d -- E
0 (D U) -r 0 CD m 0 0
0 0 -0 a) a) 0 0 a- CD cu
.r- -0 o 0).- cn — a) CL C) 0 :3 -C - 0
a) — CU 0 c co a) 0 U) a) 0 CD- " = a) cr-
(D a) 0) CD 0 a- a) E 0
4- Lo > -04-
0 -0 0 0 E 0 0
CL 0 — (D CO 0 M co CO (D >
0 En -6 0 CU (D C- OL 0) — m 0 X-- 0 a)
C: o _0 cz$
p — C: 0 0 — r �o �o cy)
0 0 _0 W .- - CD 0 = cu 0 C� " w m C:
" - 0 0 4- — CL-0
C: — 0 cu o Q. O) o g . ;6 o cu 0 — 0 --
0 0- cu 0 0 = CK -0 .2 . Q) C: — P -
-C: cn CD 0) -0 0 co a) c: (D 4- W CL W m - r_
-r- C: d- in 0 C- 0) co cn E IL a)
4- r
p 0 0
Co ID " 0 40- a) 0 (D Q) a)
i'i 0 U'
4 (n cu 0 :n 41. a) CL 0) (D >
O o cu
0 > ca -L= 0) > o CL D) 0 0
N = E (D 0 cD (D U - a) 42
r co a)
0 cn C 0 -C
= �o (D 75 >1
ca t0 cn a) 75 �s CD w OL"s ix () — 0) o C: a) a) 0 C�
a) 0 CL c 0 co m Imo
w co
-C 0 L) CL
Cf) m > co Co (1) U) _0
_0 _0_0 -a
W Z o c6 .� m cm �-
U ® C
ca) co ca) co
Q � � LE5E
D a m 0 o � 0 o � v ° 5 0
c m o c m o c m O c m
E cmc d�c �c aic
U > c`6r- N m 0) w .Eaa)) c 'cN
O. c 70 0- C: -0 0. c 'O Q = "O
a) o aDCOo aDCO0 a) mo
DaU � � U mdU oa0
t,Ll
q0
LL a) L
CO � a) as a) a�
z f" C C C C
0. W O O O O co cO
N
C�
C L 0)
O O O O n N
CL d d O
L z
0 O
® O
cc 0
cn
L a)
0
® z Q Q Q..
LLQ C � Co V
O ~ n'
IL -0a) 0) a)
O O 0 O 0 C
+ C ..-. C 0
L L Co L Co
O o 7 O O
•L •L cn •L (n C
CL C .U) d An O
C co
u O O O a)
0 0 L
a) (n (n w Q
C C C _
CL U U U
x
(3) 0 >,-0 "O a) (n -a a) — o C (n C (n 0 0 C;) N Cl) 0 0)"O a) a) LLI
C .0 'y � M a) O .L C .0 C0 .�. L C C
Z— 0
Co
C5 cu
O 6 -0 L C Ca) >, C> a) U L (A >+
o E cnCo o (D °) Qm m o - -0 CL Ca o U) � — cn �° � w � o 0 � -0 �,
ct� CD C
_ � a) ti o o � � � o = a) o Q C)--- C:
0 = `4-° o �' 0 cn 0 0 c ° Q
C "0 m y O
� O
N
_O
a) C cn O a) Co CU V U) "- O -0 'O O N N p O C 0
O O O (n - L U i �- N a) Q U
® 0 U) 00 (n 0 � C 0) U m N O) 0 U L 'Q m "O N 0
y CD
o 'a 0 a) U U (n > Co co a) c0 U .O a) � Q] � U' V (n !1= cu CD U CL O (n
® C � (D N (1) -0 L � 0 0 .0 �, > in cU ns m — 0 0 cf) E � � �
a) E = 0 °D �4 QcL o v, m .E0m M a) o o .� vEE '0C
(� o v — rn� c>n o 0 ° a� � as C) voi � Q 0).� � L C a � O U) 0 0 0- M
p c O -0 = O o ° — N w = a) Q 70 con =O Q �° '� N W 4-
-0
>,
a) .� — U a L ca (a c (-Cn - 4- N -O coLa) -O N cn C E -0 (� c a) o > C •�
m � _ cu 0 = min (a C a) O 0_ c 0)= 0 0 0 v c 0 E 0 a) 0 m
a0) No .9 °C a 0 0 � Q� o c - .c c�a 0 = 'o m M Co 0 p U � } E o
> E >,�? oU � (D oiaE50w Z 'cQL � Oou' vi. c/) cnco
0 -0 a) — U 0 C
r� 3 � c `0° vE c cm� � � c NN � coa � cEa "� ° m �? : � a0i °� � Loo �
L N U to a) 0 0) _ > 0 Q 0 00 C: C o N > C — cn \ L
� Q N X C O U N C a) > �l ` O N C C 6 a O ��
,.a)
-0 .SLaA = co a cn a) .E � F- .� 2 o m L OU .- U = m - m (0n 0 m E 00U
n3 ca ca �, co
00 �' a�i 0) m C)) a) CM
< o = aa)) o � aEi 0 LE5a) o = a)
J U O 0 O 0 7 0 , 7 0
U- Cco LO Cm - Cm 0 Cm -
® E 0)C E 0)C EC: w 0)C EC: w 0)C
UW C: uj0a) C' -E coC ° cu o
ca C:
O_ C O O_ C O O C O
a) ca O N Ca O a) (a o a) cu O
0a0 0a0 oILU 0a0
W
CO
L L L L
z p
CL LU W
O O 0 0 m C i I
w o Cb
C)
O O O O //''L� O
{A.
CL a a � o
C z
�) ° o
C
z 0 =i
a) o
U. o
0E- o one
9 m o E
�U
> n'
CL 0) CD 0)
o Q c c c
L
0 a)
a 'tn O O 0
0)
LU O O O O a)
cc
Lam., =3 =3 n-
(-
N N N Q
C C C C _
U U U U �
x
N (1) "° a) "– N -0 O a) >1-0 a) W ' O C L C G C � a) a) m W
O N .O > o N C — U L C co .O C 0 — vi O O) O O Q o C V) -0 c .N
i 4= — Co co L QO O — N — a) V p U .0 U - ° 0 =
a) C O ca N ' N L Q ° O_ N p ,� U C O L N N ' O C N
N ' 7 N 0 0 ° ca L N .0 0 0 0 1:3 JC = U) j 0 a) C O O.
(a ° O O E .L U a) cu O 00 O a) a co V O O N C N C i N 'O .O
0 cu cu
CD (a a) O ca O �_ O 0 O O a O N � 0 O N N E 0 a) O a) o C
cn C " L rr a) C .. E ° N C O N O L N N C (0
M C0 o f a0-0 co � N �'O � — M N � >_ a> o N -a � � � O
4 co cn ° a E � a) o MU 0.- c v; = � m2i O N N '' ca 0 a) E
a) C (a c6 N N a) p ns a) O O N p a �, 7 O N i
"_ co O N � �0 CO (Q =3 0 � �' � � O � � a cc co w � � C U N 0_
"O O
a) O O m E0x ° m � cati � Oo0 N O X00
Z C E o- c n � ° UoC\l � E o a) a) N vNi a)a - cn v = o
F-
N •E c Q`O O (D O • 15)
o c N 0 M C O c L) aa)) O ate) c U N °
i9
Co cn -- O 'a0_ ca 3 � � co � Q0a) ° O_ C:) 0- 0 SCE
° 0 -° ° Q ° c o 4 a) c) cis N � ° ° •ca 0
° � "- C N OQ cocq L . o � 0 � a3 0 '� o
o � o c6 c m Q � a) a) aE) =3o 0 a C " Eti . o o � � ami L Q 'm o
CL a) aoi .°'�® �' W � .�ia o m a U) cli
oo0 ~ c � — E (D
a) L Q'O N a) _ O N co .. >1 ca > a) ?� O cn Q
� E Ny= Q E O o 0 c) a v � .� � � � a) �? a) L
—0 Co • U N O N 0 a) _ _ _ _ O
Q � - N � a0i a�iCL (0 o 0 ° co Q 0 `� � � � o Ola ° > Olo'o ao)
= co CL N CUWcv -a a) �- o -0 M 'e�'Z cacncn .— U Z a) Z Q.. c 0)
U _0 C
w Z cu
V o 0) 0)
O O a) 0 a)
M () U O U
C, rL C Cm co
E E cm C E 0)
> N Y m 0 a) N O W
O_ L 0_ C "O O_ C "O
O O co
o � oa0 0IL
w
0. UJ o 0 0 coCN
ami ate) ami 0 O
0 ^'- o
^L ^^L ^^L CL N
LL LL I - 0) 0
'L
0
4— / r
z 0 :3
0
E co N
W
C V O" O
w a) V
-j o c o
o oCo o �
0 - 00 0 �
0) ncu
A .u)
0
C C C
C 0 0 0 N
0 0 v ^as
C co C Q
U U U n
x
" N > O E = (0 '— �' C>- U) 0 0 O
U y_ 1
Q �° O_O a) C O L -0 N N N
0 cn co O N C N C CO
p
U) 0 N = 0 L 0 15 O N C +O U O'4 N � a) C
f� L O u) w Q cn 0 y L � � O N Co } O
0 Q N N C C O _ U a) N . C L O
0- CU > 000 � � c° QSco 2
" - E � a 0o Qo - � : �� � co
O = 0 ' "' cio UvC y0 N
� U N 0_ o = 0 �@ w 0 v, cn a) m o
z -0 cn cn co U a) o a) cn N 1
N i O to E = � . L m o O C C _ -0
O O O (B N 0. > -0 " O N O 0 O > C
1
pts 00 •- 0 (D W'.'... o0ow ° 0000_ C0) m co � -� 0 °)
oma) .J6, aOcO� N OmwpE 0 `-
_ 00) . a) . LcC -0 co C �
_ � o � � ' � � 0 co � � � NNccN� C
N L O O O O C co 0)
.0 0 > to L O O U L C
E N c E J Co co a) —� O N
O 0 con @� N > O � co to C
c c c c
W Z co co J co co ,
U ® p) C p) C p) C 0) c
c o C o C o c o
o ° aEi 0 o � aEi 0
,,.., O U ,,.,, O U
p ® c Co c m O c CO c m
W
® E C E O)C E O)C E O)C UJ I C:
C2 > co C: LU ma ) caCa ) ca cc
O_ C -p O_ C 'O a. C -O O. C -O
a) M O a) M O a) M O a) E O
CIL0 0 C oCLU odU
ui
(1) () 43) a)
W
z C C C C
C O O O O N
i ) CDO. CDL 0- O O
O O O O n N
0 d d 0) O
.L
z
O o
z O
® = O
d E E 0
O
® � tj=
L8J LLI 0) 0) U
� C c
:= 12�
0) -0 V U 0
O O
O C C O
O Co O Co
C •L U 'C U C
O a C/) ( .CO) O
r
W O O O N
CL, O)
VII•M•
U U 1
C C C a) Q
O O O O- +�
U U U O Q
:.c
a) U 'o -0 c 0 -0 'p CD -a -O a) a) �+ a) a) a) 3 '- a) W
c c c 0 0 c a) c c a) � � -r-
ca o o �
' co co a)- a) v co O_'5 N L > o ++ C L
—ca (a U) C E c0 �O p U L c — >co 04-
(3) C N C) (� (0 0 U) .0 i U V Q CV U 0 c O
Co U N = 6 NMN 4-
O O _ pO
U L O O)M O
6d! L O7- L O> 6 N ~S 'i a) >+_ •- Q L CL.- a) O a)
'0 0 •C t6 O C C :U N a) L UCo O = V V V U O
���y� EcoUc .c Q 6 o Lo o -� Lo Ea>ico E o U •� U
VI/ L U C 4- U U 0) � 4- L L L � L C
co
m N — C a, > �°CD-_� a) E ° a) ° > ( C_ m 0)4- O_ co o a) M O C° .C-
� � a) 4- �� m � 4_ U U o E c ai �� cp �� � E a) 3 a,
z � c � -0 0 CoC ° m ° rn o > c°n ° E >, :a m a) •c) a `n4- � " — C
® co C) (j) ° a) aE) , ai " c �� 4 3U) 3 3a) 0 — 0 � � � �
c o U
E a) NL C O 0 0 M L p E O L N L CV C E ([) W C C .- O a)
t� o � Cpcg m o ° > a) mU 1� Occo � o0oa) 0 c ca
C O a) > E -o O > o >,.� «- 4- m 41d "- o o E co E 4= a)
U c a) E U O 7 N a) .= c6 0 L E 4_ L U Q O E p o
p — O � a) c � E (a. 0 ui c U U ' E ° H o > 'E a) •o �o CU p � � U
L co E v- i E a) •� /�=ryry O C 0 Co MCL. _ O p C a) L "O U U O
U E p ° O W o .0 V O X O O L C U Q- p L 4- a U C S C M co
p S E N a) O W Rf U n3 O M a3 a) N
c U ML3J a, U U C 0) � E >' O
M U N C a) U C ) N U i c M L N U
F- Q L p E O LU 5 V U W > '5 W co C 0 a)
:)IM MIOME Q � coO Qco " m QEE ��
° n3 . ca co o ca
W (n
0 OC C C C C
°) a) a) o c' o c (1) (1)
:7o E ;a E
J t� E O U O = U ° = a) ° rye U 0 = a)
IL C m L C m L C m L C m L C m L
_ E c: Esc pmc p0)c p0)c
0 u _ L •c UJ � •CW cW L CW L cW
t� > C coco coca) coca) (aCm n3Ca)
C Q• c � QCT QCT
a) m o a) m o a) co o a) Co o . a) o
a- 0d0 0dU 0dU 10CL0 ';' r) ILU
LU
LL L L L L
ho O O a) o 0
® Z 3 3
wL L OJ w
0. Q Q Q 2 0
O O O O O O n N
C d d CL a_ d 0) O
L Z
O O
c
4-
O = O
LL
O
® �- a a)� rY
ua w 0) 0) U
C C
ns
CL 0) -0 a) 0) -0 0) wa)
o o C p "O $ C
a) Lo � °) `o °) o
O d O CL O n .In
c O N
C: c r
O O
IL 0
p p p 0 v N
7 O IL
N O a) h a)
N c c Q
O
CL O I U IL
x
_0 -C = C
ca
C: >>V L c U (a ° cn -O " -Q E O)
= 0 cc � m ° CO m
cn � 'CU 0 CL a) Ov ccn aa)) c O) w
au Ec co co
cu Q O "o O U OL N to O c .c = '�
a) o C � o o ° C n °) o > m Co •5 � a ca L cn CU
Ley Q C• .N 0) L .0 -C Co r •L �1j C. C•_ �a L' Co N
++ c N _ C O CL fl Y E a) c r L O7
.� c:5 0 W E a) O C ?' O c c c ca U N Q cn f� ca a)
CO) !A N
cu nam ° � 0- aCi o a) � �- a) o m M o � � m n
L o a) C> .., a) E L .� "c ° L .0 .0 co ; 5 I a. 3
n � � °c) � � cL°i ;� ami o n X N x X w 3 m � = p a)
L ai ,� c V O "' •`' a) a) >, to E O U �— L >
® � OL .s = r � O c co CL c (n - .- '0 Q � >+ C C O N �O+ ° >+ ° N
E =3i c UCO
LO
O (a CoO O -O > a) 0)'O N p)'E N E `~ Co L U "},- V a) ,d
iry opo a) >_ v — E xL:) c = CL
Q N d (0 co Q O O m E L L L O `-- ca O E .O O Co a)
O fa (a U L — O Q p N .� c cn O - OL Fq CL L N ��O E
>, O c O fn '� C .c a) "'' U '''' C y0 - i L •° a) 'L C _L ° L
Q a) to C m � 0 C W O •= W N y_ y c0 z � n U 4- O
c L E c N y (n — LU
O a) V c L c O "O c a)
d oc
a) oEN cc? � O � � N 6 tioma�'i � � � o � CLOo ) ca
(n a) > 6 Q.N � E O C O >+ fA (a � � 0 N O � L- CO O J (a � > O fn
LU L— C o LLI > a) o c N W `_ W N c u 1 cn a) O
Q cn (5Lu Q Q a) � m � 0) c O � Q cn o Q � 0c;= -° Q ° U - cn EU .U)
U8 � C � C
c C U
dE
� U O U
C6. W Cm O Cm
�G E O)C
U > co C N CU C N
O_ C "0 0_ C "0
N .2 O N O
DU Da. 0
W
L L
0 zO O E N
0- W fB N
w 0) 0
Q Q 2 O
0 0 EL N
r-
0 0 0
z 0 =3
® Q a 0
ta. E w C: N
a� E 0
0 c
92
E co
�U
E Co p
CL U +�
co
L
^O @ /m
N
6i 0) bL L
co
uj O O N
co
L L CL
C C Q
O O +�
.c
x
N O C " Y 4—N O L O O O N W
(a M O L (B C -p
O7 C co f0 tq j p CO
C DO N N .- p C N CU .N
0 0)" L C i L O C U >
(a O > O •o O O7 Q C "0 'a O Cl)
�O W y O 0 .2 N '0 - N Q. O
U > y O 'a RS
0 0 0 " o C N U 3 N O 0-
W C: N O x N Cl) N ' O
D a)Ci3 E O Co = -p "� Q. 0 O N 0 —O U
to .� O +� C
L) CU %UOL E (Dmf
O , C
cn
z E :3 p m � c6 m0 -0
F" CL
U C 0 "O 0) > Vl � ca "J -,z a o
c � o 6 C: " 0 CO ' 9' , QUo
B® + N E N —OL 075 N :3 O O 4 p O
O L N N c6 Q- 0 = o N
LO � U N O Co U O CV p
•C .UD O N N co .� E Loi .0 Ca — C4 U
EL (DC + r m
C (0
CU O N C O (C6 r C O
N U p > 7 B 1 U Cr) O V
U N U (0 'o M W O_O D U
N
U ca CU - N U) Ca N E CL�_ as O vi (n