HomeMy WebLinkAbout37-Planning and Building
-
-
CITY 9' SAN BERrQRDINO - REQUEST R>>R COUNCIL ACTION
.
From: Larry E. Reed, Assist Director ~-fc'luster::;Bevelopment Standards
Dept:
Planning and Building Services
'.^o--' ;'"
.,......- .,;";i,.
- 3 ;,oJ 2: ! 4
Date: June 19, 1991
Mayor and Common Council Meeting of
July 15, 1991, 2:00 p.m.
Synopsis of Previous Council action:
On May 20, 1991, the Mayor and Common Council continued General Plan Amendment
No. 90-14 to allow planning staff sufficient time to prepare development standards
by which cluster developments may occur.
On May 3, 1991, the Mayor and Common Council adopted the Development Code which
contains many standards applicable to cluster development projects.
Recommended motion:
That the Mayor and Common Council direct planning staff to prepare an ordinance
to amend the Development Code as appropriate to incorporate provisions by which
cluster developments may occur.
4
rA/
Signature
Contact person:
Larry E. Reed
Phone:
384-5357
Supporting data attached: Staff Report
Ward:
City-Wide
FUNDING REQUIREMENTS:
Amount:
Source: IAcct. No.!
IAcct. DescriDtionl
Finance:
Council Notes:
75-0262
Agenda Item No. J 7
- 1 ~ __Ii. ,-
OCITY OF SAN BERNARDINO 0
.
ADVANTAGES OF CLUSTERING
July 2, 1991
Clustering is both
effective planning
design.
an environmentally
tool which allows
sound and
flexibility
a cost-
in site
Preserves or creates privately maintained open space
Homeowners associations
lity through enforcement
convenants
enhance neighborhood stabi-
of deed restrictions and
Amenities are required
Can reduce the demand for public recreation facili-
ties
Provides setbacks from biologically sensitive areas
such as riparian habitats
Provides setbacks from geologically sensitive areas
such as faults, rock out croppings and slopes
Provides flexibility in site design
Expands the appeal of San Bernardino because of a
greater choice of housing opportunities
Does not increase underlying General Plan density for
the site
Adequate transition from standard subdivisions is
required (buffering)
Can reduce development costs
Infrastructure
utilities length
grading - limited
less road
length and
less
to a smaller portion of the site
Conditional Use
compatability
with established, agreed-upon standards, adequate staff
review, and proper review authority, there really should be
no disadvantages to providing developers with the opportunity
to consider clustering when designing a project. It may be
the decision of the developers to reject clustering if there
is no market for that type of development.
Permit
requires a finding
of
Clustering is an option, not a right. Clustering may not be
appropriate for all sites and the proposal can be denied.
lat
II
CITY OF SAN BER~RDINO - REQUEST CPR COUNCIL ACTION
STAFF REPORT
SUBJECT: Cluster 'Development Standards
Mayor and COllllllon Council Meetinq of
July 15, 1991
REOUEST
The request is to provide direction to establish standards by
which cluster development may occur.
BACKGROUND
on May 20, 1991, the Mayor and COIIIIIIon Council continued
General Plan Amendment No. 90-14 and directed Planninq Staff
to establish standards for cluster development. on May 3,
1991, the Mayor and COIIIIIIon Council adopted the Development
Code which contains most of the requested standards. (Attach-
ments A, D, C). ,
ANALYSIS
The Development Code contains Residential Specific Standards
for Planned Residential Development which include cluster
development. Standards which exist include provisions
reqardinq density, minimum lot size (small lot subdivisions,
RU, Residential Urban, d_ignations only), site coveraqe,
structure heiqht, maximum number of attached units, setbacks,
open space and maintenance, llIIIenities, private streets, fire
department standards and other applicable Residential Speci-
fic Standards. There is no minimUIII site standard and no
periphery lot standard. The process in the Development Code
is a Development Permit. The Mayor and COIIIIIIOn Council may
wish to require a Conditional Use Permit.
Much of the public opposition to clusterinq seems to stem
from a perception of -high density- development. Clusterinq
of units does not increase the underlyinq density provided in
the General Plan. It merely allows for the SllIIIe density in a
qrouped settinq which provides flexibility in site desiqn,
provides for open space, and can result in reduced gradinq
and infrastructure costs. A provision can be added that all
lots on the periphery of the clustered developments meet all
requirements of the underlying zone relative to ainimUIII lot
width, depth, and ar_. If the development is not a subdi-
vision, the periphery homes IllUSt have the a~ance of
meeting those requirements. Such provision is not uncOllllllon
in existing cluster ordinances nationwide and helps alleviate
the concerns of existing homeowners in an area of proposed
cluster development.
75-0264
j
-
Cluster Develop~t Standards
Mayor and Commo~ouncil Meeting of
4July 15, 1991
Page 2
o
".:
To approve the proposed General Plan U1endment to allow
clustering does not guarantee clustering as a right. Pro-
posed cluster developments would be reviewed on a case by
case basis. Justification for clustering could be included
in the enabling ordinance such as: To preserve or create
open space, or to provide setbacks from environmentally
sensitive areas (slopes, faults, riparian habitats, etc.).
Tbe purpose of clustering is to provide flexibility in the
design of a development to reduce, not generate, impacts.
It is in the interest of the City to provide a variety of
housing types for the various income levels of the residents.
Cluster housing provides another alternative to residential
design. Tbere are specific instances in which clustering
would be desirable and preferred. Clustering is an accept-
able planning tool which is already permitted in the Hillsi~e
Management area. To open the opportunity to cluster in other
ar_s of the City would provide options to developers. In
order to allow cluster developments and provide direction to
developers, Development Code amendments are necessary as
follows.
1. Minimum Site Area - Tbe first issue to address is
lIIinimum site area of the development. Nationwide a
variety of lIIethods are used that vary from a
lIIinimum number of units (e.g. 10 units plus 1 acre
of open space), to lIIinimua acreage (ranging from 2
to 20 acr_). It is common to allow for Slllaller
site acr_ge in large lot districts and require
larger site acreage in smaller lot districts. In
order to establish a lIIinimum acr_ge, an inventory
of parcels which could be developed as a cluster
development should be taken. It is important not
to set the standard too high which could exclude
Slllaller parcels which may be improved or benefit
from clustering. Planning books recommend 3-5
acr_ as a good lIIinimum. Five acres would provide
adequate ar_ to accommodate ~idential units and
open space while allowing flexibility for optional
designs. It is recommended that a 5 acre minimum
site be the established standard.
2. PeriDherv Treatment - To __ the transition frolll
traditional subdivision, _veral jurisdictions
require that all lots abutting the boundaries of
the entire cluster development be of lIIinimum
dimensions and ar_ of the underlying land use
~ignation or present the ap~rance of meeting
those standards. In addition, the building
setbacks of the underlying zone are to be lIIet. To
include such a provision helps alleviate concern of
the adjacent hOllleowners that the "appearance of
high density" will reduce property values. If the
-
IlIl
j
- . - .
.I
Cluster Develo~ Standards
)'layor and Common ~ouncil. Meetinq of
July 15, 1991
paqe 3
o
periphery
traditional
effectively
tracts. :It
be required
of the cluster development meets
standards, then the clustered units are
screened from the existinq traditional
is recommended that peripbery treatment
as shown on attachment B.
3. Develonmt!nt Permit: vs. Conditional use Permit:
Residential development in the city is subject to a
Development Permit. The review authority for any
proposed residential project in excess of 11 units
is the Planninq Commission. A public bearinq is
required.
Findinqs of Fact relative to permitted use, pbysi-
cal suitability of the site, public utility and
service provisions, public access, environmental
effects, General Plan consistency, and publ~c
safety and welfare are similar for both the Condi-
tional Use Permit and Development Permit processes.
However, a Development Permit requires -barmony
with existinq and future developments within the
land use district and qeneral area-, wbile Condi-
tional Use Permits require compatibility with uses
presently on the subject site~ compatibility with
existinq and future land us_ within the qeneral
area~ and compatibility in scale, mass, covereqe,
density, and intensity with all adjacent land uses.
:In order to require compatibility, it is
recommended that the Council chanqe the Development
Permit process to the Conditional Use Permit
process in the case of cluster developments and
planned residential projects, if the qenaral plan
lUIIendment permittinq th_ in sinqle flUllily
districts is approved.
Development standards and the Findinqs
the permit process provide direction
desiqninq a cluster development _ well
duals reviewinq the proposal.
Additional lUIIendments to the Development Code will be neces-
sary if General Plan Amendment Ho. 90-14 is approved. Those
lUIIendments are chanqes to Table 04.01, Permitted U_, Table
04.02, Residential oevelopment Standards, Table 04.03,
Residential Specific Standards and modification of the text
of the residential districts in wbich clusterinq is
permitted. Specified standards for Planned Re.idential
Developments sbould be modified _ shown on Attachments A, B,
and C.
of Fact required by
for the individual
as for the indivi-
CONCWS:ION
Clusterinq is ad
development
approach
which
provides
.
~
~
Cluster Develop~t Standards 0
.Mayor and Co_on Council Meetinq o~
July 15, 1991
paqe 4
~lexibility in residential desiqn, provides open space, and
can reduce in~rastructure costs. To allow clUllter develop-
ments in RS (Residential Suburban) and RL (Residential Low) ,
development'" standards and Development Code Amendments are
necessary. In addition, the Mayor and Common Council should
amend the approval process to require a conditional use
permit.
OPTrONS AVArLABLE TO THE MAYOR AND COMMON COtJRCTL
The Mayor and C~n Council may:
1. Discuss the standards presented in the sta~~ report
to provide direction to sta~~ in establishment of
standards: AND
2. Direct sta~~ to prepare an ordinance to provi'lie
development standards and/or process ~or cluster
developments for inclusion in the Development Code:
OR
3. Set a workshop to discuss cluster development
standards and to provide staff direction reqardinq
acceptable standards.
RECOMMElmATrON
rt is reco_ended that the Mayor and Common Council:
1. Discuss the standards presented in the sta~f report
to provide direction for the establishment of
standards: AND
2. Direct planninq staff to prepare an ordinance
establishinq developaent standards and process by
which cluster developments may occur ~or inclusion
in the Development Code.
Prepared by: Sandra Paulsen for
Larry E. Reed, Assistant Director
Planninq and Buildinq Services
Attachments:
A, B, C - Residential
Residential
rr-25, and
Code
Standards,
Development,
Ir-26 o~ the
Planned
pqs. rr-24,
Development
SRCIDSTER
Planned Residential DeVelopment (PRD) including CUSIe...d S~
d1visUms and Small Lot Divisions aft! permitted in Residential Urban
fl /-.0, .'-=':~~~i~=~~~~U:
t1 . !Ut1Mtf ~~,~i,h..^! lowingthesetypesof~istop~'OIl,,~..uesidentialamenities
,-LwY:&..- (yudt:4-J..cA:S beyond those expected In amventicmal r-tiential developments, to
t/fre. per~f.bed IlL achieve grater f1..ability in design. to encourage well plamled Deighbor-
p ,., .. " , hoods thmugh aeative and imaginative pluming as a unit, to pmvide for
~e I". e~/de..1:t ia..C appropriate use of land which is suf'Ro4!lltly 1Il1ique in its physical chane-
..st.b ur bolA d-.~...-i~ teristics 01' other c:im.unstana!s to wammt sp-i.1 methods of develop-
J1e$.d..=....t;""j L;t~. ment, toreducedevelopmentpmb1emsin)'lillllideareu and top. boy..
c.:tA d. ,",-" ....."... _ '_... _oJ areas of natural sa!Ilic beauty through the enmuragement of integrated
' -",,- -~:>>~"""'.:'''''''1anninganddesign.
-. ,.LJ "1"'"
;>"" h.J e. ct r~ a..
Co;td I :., O~ ~ ~(.5e. L
Per"ut.
. .
L
.
-
IC.~WEN'll.A1. DISnucrS-19JN
0'
~ RESIDENTIAL DEVELOPMENTISMALL LOT SUBDIVISIONS
1Ml1lit1
,
The underlying nsidentia11and use disIrict 01' the }m1aide Manag.
ment Overlay District shall dell!rmine the ....vimum number of
dwelling units allowed in a PRO 01' Small Lot Subdivision. When!'
a parcel or pucels have mere Ibm ODe 1and use district, the maxi-
mum number of dwelling units shall be deImniDed by ....tV..
together the a110wabJe density far eIdt 1and use district -. Den-'
sity transfer throughout the PRO p&ujeclara is permitted for the
promotion of dustll!ring units in tbose anllII ..need to development,
and thus pI J ylng the open IpIICIe and naturalfeatun!s.of the site.
<See tliDcide Management Overlay District far n!Stric:Iions to O!\-
site density tIaDsfer.)
- c 2. Mmi...n... Lot b
~. LY),<;,/IItM./VI. Ji..f~ .
PP-EA . For Ctu.5ft::r Theminimum1otsize{ou~singIe-iamilYunitinaSmall
d.eJ~fJ.:Yfl~nf.; ;1\. R 5~ Lot Subdivision shall be 5.oQ!).-quare feet. PRIYs may create lot
~d '/? L ;. 'nt-i ~i ~ sizes to ""<XlIII'lmodate the aeatian of attac:bed sing1e-family dwell-
<" ., _r J J" ~ ingunitsOl'CJua~..dSubdivi---
........t::e ...... 2."'- or ../
~res /5 rJU'red~ 4- Sft.~v
Structures shallllOt occupy __ than 40S of the gzoss site iII'I!IL
~ s: S~ H@ilhtlN_Mrof .4"-h_ Dw.Oml Unlfa
netached single-fiunily slructun!s shalll10t e>- reed 2-1/2 stories, or
35 feet. Attached single-famiIy stnactun!s sbaJll10t e-.~ 3 Sk)..';""
or 42 feet. The maximum average number 01 single-family units at-
tached in any nwmer to farm a ~ 5IrucluIeshall be 6. "...
AtJ.~/v:d.. -;.......c5 I/L /('5' ~~ K<... -,.,I,Ai.':: )c: ....... )1<..:z-.><..:,;..,;.,..,vt vr
", /1;' ~~ - '....... L:. :'Le <". . _, '. ~,_/
or:... ~t::,.,. ,'~':L-.G'n'4'-'~_ '~-I w.L(......:l'""....t9!, '-'-t...et... _et<.LJ.;...;.-. I.Je _I'i- -,.~
,., - ,,- --- .J
~~,._r. _r ,.,- ~.-' -~e?'_.
. I
D-H
5191
ATTACIlMErlT A
.
J
-
1. ~
KESWENTlAL DISnucrS -19.IM
i--"
V
"
.&.bl
o
S..th2l,-h
The minimum front, rear, and side structural setback from the
!"~ t-h....ter bouDdary slWl be 15 feet. The minimum dwell-
ing Ullit side structural-'hooc'- &am other dwelling unit structures
J !j)C, - .J \ '. is IS feet plus 1 foot far .mIS feet of struc:tme length. In sma11lot
n.. +-~ ~. Ie. L . (!.t.Ls;ra subdivisions the minimum side Htb-cI< is 5 feet with a 15 foot mini-
A.e...I&uf'Yl.eM:5) Iw... ~ 'S M mum dwelling Ullit separation.
#te {'<'-'.(he:,!; 4;- ~e_ ~
d.evebftlAt!l1,t ~-& 7, Qpm~pa'"
he!- de~a"<<d.. fo ~'I/e..
-H,.t..- """fj>t:<.Lr Ii./l.ce.. of
{YIedij the ~1/~~;hlft4'i
5ra.,u(a.,'As (a.a;u v'tO.
*' )c>t L<.. ;"Hh I Aept"-
Vl.M. ~ru~ of' -Me.
u.~ll'1'd hNJ ~se.
de.~?~L l'\' , ,-:
~'T. ~.; Aft'llItIIiti...
All Planned Residential 0egeI0pmeIlIs with 12 or DlOn! dwelling
UllilS shall provide 3M't 111 ftIe opeD space for passive and active
recreational uses. Uf-~ open 5J*2 areIIS shall not inf'lude:
right-of-ways; vebicIe parking ... areIIS adjacent to or between
any structures less than 15 feet apart; ......l"ks; patios and private
yards; or, slope areas gnBIIl!r' than 8 ~..-~ Slopes gnBIIl!r' than 8
pa(kut map be I.P....u...d in the fIiI1MtW MaDaa...._tt ~lay Dis-
trict by the Director as UllllbJe opeD space.
All Planned Residential DeveJopments slW1 provide reaatimIal
amenities within the site which may include: a swimming pool;
spa; dubhouse; tot lot with play equipment; piaUc sbelll!r - b8r-
becue uea; court game faro1itiesllXh as tenDis, basketb.D. or rac-
quetball; im}'.u...d IOftbd or buebe11 fields; or, day cue &...rIi....
The type of amenities shaD be '"!'}'&u.ed by the Dh-.b and
pmvided acmrding 10 the loUowiag schedule:
Units ~t;..
0-11 0
12-50 1
51-100 2
101-200 3
201-300 "
Add 1 amenity for eICh 100 .ddithW UllilS or frad:icm thereof.
. ",'
& -1, Priva~ S~
/
Private streets shall be permitted when there is a home owner's as-
sociation established to maintain tbem. The streets shall be bunt to
standards and specifications far publli: works mnstruction.
II-2S
ATTACHMENT 8
5191
. 1
... Jl
_.1
JIJ
o
~mENTlAL DISTRlcr5 -19.D4
, ~- ....
)T. iO, U~b''''''~n.. and rmnpl.tfnn m ~ !;pa~~ AfttlMliH"'a
T __d~." . and Manufaduft!d Slqpes
".;
,
No lot 01' dwelling unit in the development shall be sold unless a
.....t^'".tion. home cnmer's vsociatic:m, aSf'!fsment district or other
'"t'p&Uy.,d I&t-p&opriate entity has been legally lonned with the right
to Hrm all those P&u}l"'&ties which an! jointly owned 01' benefitted
to operate and maintain all of the mutually available featun!s of the
develo(l......1t including, but not limited to, open space, amenities,
landscaping 01' slope maintenance landscaping (which may be on
private lots adjaa!nt to street righl5-Of-way). Conditions,
CoveNnts, and Restrictions (CC&:R's) may be developed and
RCOl'd<<i for the development subject to the review and a,,!,,()~a1 of
the Cty Attorney. The reco.ded CC&:R's shall permit the em...~
ment by the Oty, if required. No lot or dwelling unit shall be sold
unless alll&t-p&uved and requiIed open space. amenities, l...qscap-
ing, or other Unp&U"eaaents, 01' af'p&U"ed phase thereof, haw been
completed 01' campletion is USUIed by a financing guaraIl'tee
method '"t'p&uved by the Oty Engineer.
1C111, Jlh. ~rtm...,t Stand21'd
All parts of all structures sbaJl be within 150 feet of paved ... . II
for single-story and 50 feet for multi-story.
P:: J,),. R~d~ti_l ~ Stand_Pdt
In addition to the PRO development requinments, the faIJowing
sp-iA(' standards CDltained within this chapter sbaJl apply:
a. Day cme facilities
b. Golf counes and related facilities
Co Guest house
d. Lighting .
e. MiDimum room size
f. Minimum dwelling size
g. Mobile home and manufactured housing
h. Mobile home park 01' subdivision
L Private teImis cxnut
j. Recmational vehicle storage
n-26
ATTACHr~ENT C
5191
. 1
,
o
o
SIGLAND &. ASSOCIA TI;S
SURVEYING
LAND DEVELOPMENT
314 ORANGE SHOW LANE
SAN BERNARDINO, CA 82401
(7'.111I-I354
YUCAIPA, CA
PHELAN,CA
July 15, 1991
Mayor & City Council
City of San Bernardino
300 North "D" Street
San Bernardino, CA 92408
General Plan Amend. 90-14
Cluster Developments
I am the owner of Sigland & Associates, a firm in this City that
provides Planning and Land Development services. With 33 years
experience in this area, cluster housing, none attached, only
makes sense in select situations.
Areas that are buffer zones between commercial and single family
housing usually are attached cluster residential housing. The
idea of zoning was originated so single family detached could
enjoy that open area and not be mixed with attached apartments
or condo dwellings of buildings crowded together.
My firm has designed several projects with cluster type design.
We know the process and the effects. Attached is an example of
this type of product. The size of the project makes a ~jor
difference. The minimum size should be 20 acres and m~nimum of
40 units. Anything smaller makes it impossible to develope the
buffer areas and a large enough owners association to find
elected officers to run the affairs of the association.
The City General Plan is to designate areas for certain uses.
Is staff forgetting the law suit of only a few years ago,
placing clustered attached housing in single family residential
areas. FOLLOW THE PRESENT GENERAL PLAN. Deny this General
Plan Amendment.
(]LJll-4 - ~-./
Richard P. S~egmund
Professional Land Surveyors
'.' / /..../.......y~ 1.1 ~., <2/;;'(-c'- ~(B ,.1',0/7 .VI./' I /~~' "~"\~\~~~~.' ~'~---. ~. ~-.." "', "..' :
,j:/./1~plf(' '!? . '<1.- '-/'.'~: A:;, % ..~ ,~7..::...~ ,~J~ ~ '>.:..~ ~~, " ,-
" / . ,..:--:::::-. II rlf . '" ' . ... .. '" , ,..'.
, ". /. ';> II, : II ,. - '.. , J: ..1.. _" -' . _:;
/ , . =' :,:; ,(~'.. ,~ ' , ,'r~~!; ~I: 'J I'. :llacd/:) .Fi::~' .~. r\ \ -(]S~
.---- ..... j /' ,,)l!h ",Z _,... ~ I J~'S.e.c.o~ 1 ~ \ :'
=--''-~~ ';~~~~"j!)\I' ~~. .~,.~-''--'" ~ ~l'~'~~~~;-~f:r", ',""; ~~
'~::~~~'i'~~~4)'~.~~:' .:;.,,,,,:.tt~'-':l~~'ViiiJ={t~~ :~~ . ~'J) 1
'.) ,,-- '-~~, ~~iJ{J~'(~ ~S10 .1}/ ~,~~-J ~.c;'.~..or'~~71/;- / I~_
r "~~ \'~ ~~WfV/~~II~l~)~).~ ~'~~ ,..' -\~'.-~~~)LJ Al (. ; :
, Ii - ../ rri/' l ~~~ ~"- ~P';;= ," , ," '1iW. ' " \ I
;; ~~ ~<- '\' .~~ 0/.1 \~'Yl/;' ~~\Y../ ~ 1 ~S/s ._ J),-::,... J (. L.J::' 'f~~ :-rr-:../ ,: \,~
;; I,) '1/1\ / ,,---=:?!J ^~ ^, j')., 'i'll ,. --- r ':" . "-~.-' ~ t A
p rr .~:~ \J )~,. (I ,!jl^ ~~ \ I,t;;, '. ~:' / ,'~ ~~'!~~'\-~_~ ~ ,', \
/'" "x ~ . -~j~ //Ji U ...... C .~il ~""l
. . " /-1/ 'I" J. ~;://,v..-::.: ../.( ''')j ~'...... '. r~ ~~ C (./.J _ ii i r ' ' j (.... ---rl"="r
- ..,,- , : -(' " .':::"--/" r-d~1'" " ~ . /.d2d:-/';"....-J 100' . IW r~- ('\\\ " !
, · . :<>)~\'.\-~ry_ .;C~~__'\;lir,~~I. ~f~J!~.p)~~~~'c~'/,. \'~,~'~!~Q;}.r:.'~':~'
, '_ ~~\\\ 1 rl . . 'j ~.. " , _ ' ~;lf'vU/p , ""
. ' , I' - , )~, 0'\'1 i c. Ioor 'A.,. . .
.' · .:; "~Y/i~ ~ ..~, ~~)~ 'f:Z1f:~~~~ 1;:;1 1.;1 " :/'
, '\ . ~~,l)~,~ ,~/I,~ ~ ~', I~/r "",,'i~I'H, f ~ .'l~r'" l :"1' I '1"111, !
. ';~\' 'f" I .' ~ ' <, . . ',_ J 1'\,-'-..... ...., _: " I ( ,
if? - \A~ ~ilt'~\\: ,I___ ..~ 0} .~~''\ \~ ~ r ,. Of '.' '. Ii.: !i T I'
, .'-::...~.~Yt/' ,,:~:~,'~~' ~r-'~' ~~):~if<i '/. .:,": ~1I~ ,~'i~ I!:\,"'-, I:" ) \',
; ':..... '--?:-;,/I. J "p~ .)j '. _'fr~-"::'~, -,.' ..c0lll'~'~' ~ I("I~~' __...!.-:~~
. .. '-....\' 1.:' '1 ' II ,;. I I
'. 'J / ' , . ,",~ "1' . " 'j '..,' ,,', , .' I ','
- ..-.J- - -::::""'II I..'" ~ ".' . .
" ~ ',', ~ ... ,'''''- /' · ". '" .~ lj ,,'..../,'
,',.I'l. ....-'~'\l,..-. ---"r '~ . "" _ ~'/~f---:;,'/~\ ',1':'[.
. ","" --':-: ~ -'. . '-- ~~. i;'. __ I \ " "
..:~:.>>"'~ ",'f~r?:f;J, ~., "ioJlfn, ~r-?j, ~""')L ..:...::~._,
...:...;.~,.~~<~",. ~ ~~~~. -' ..0;:J t:I~1 U~-'1 ~ ~'/~\' 7'<' -r(~'-
,',/' ,- ',," ~. '/g~' ~/LOT" ,-,?'~ . f(. r!;-Jr-:~ .
. \ .--!:/ z. . . -" . ,f-/ ' .
/ ;.: ' , "t: ~j'i". .."" :.,; . ',':..> , 'r_,~~, Jf~-i It' ~.'~ : 1)1;--'~. '>. 1: -~ /.::...[ ~
',<, \ '\' .' ,..' "j !~ .. 1/ ., ~ A L'I":J, "". \ . ' --
- ',/). .Q ),).,J,\fu,';' : -- ;, ~': --' ~.L.)J ,'-f'i \-- ",: . . ~. .'~, ~-I /~ .
, .~ ( ifIr',4 i. ..-. "..w, .../, ),.. II ...' ':"//,:--,. I,
,...' _/..... !olI -.' 'f/LO 00/11'" ft, I )' LOTG'L ''',''.l .c....,~ VI
'r / ..... IC~S---"'-' v .1"1"'- I. , . "'" " ,~"-. #;", .'..', -, 'l,~'.
:.< ~... _"-" ..:, - ,....' . . ,r. .....;..;,; ',', : ':,--4,,:-. .' ;.~...., J.,. (~. -"7"'7'\ ..-F-, r 7.,-, t-.f!' , I
. .., I ,'I,,", ~ '?j2' V I . ) \j ~ ~ c.,,' ,',\' \ ,;:'~' \b,.'~h, '---j ;
". ~. I '~~,?D .~'-: /kJi ~. .~ 0-
\ " .-..--. -~ . .
, . 'i ".\, / . -;" ~'----:" _ -: + .>' {~(r.i 1. 'Jj"(~'
. 1---- ---,....,d ./ . /\ ) t-r-...... <---;-16- -, 'f~/'? ~J-)- Ti I
~ ~~ ~ ~ F!'i ~? ~ ~;" ~ ~ ~ ~ ~ ;-
;i~ !~lii ~ ~ I ! I~ ; i ~~ ~ ~g !? ~ ! ~ ~ I
t." i i ~ ~ ,.. ~ to , I ~- !l to Ii '"
a:~ il. ~ I .. I ti i ~ ~ i .i i a I i ~
!I ~ ~ !l i~ ~ i ~i g !li ~ A ! t
;"! S I j ii i~ a Ilh i. i. ii ~ I
~~~ i~ ~ I ~ a F; ~ I 'I': I . - 5 . ~ ~ ~
~ia!ill ii S · ~ i. i~ a i I ~ i ~
s~. J ~ I i q ~ - ,.. i"
. .~~ a I ; l!l ! 8 i
:~~~= ;~ ~~; ~~ ~!~.~i
;;;<1 i ~ !" 5 ~ ! ~. g ii "~ 6
..... "':It 0 ...
i" I ~. "I~~ to
, .
R .
:I~i I
N ill ..
;~ i I
; ; I
pu; "'ill "
'" /TI
<< lD
, ~~ ~
I ) Nl)f ( _ '''''!I'M ./ ~lUi <> ~
-./ ;:s't' :0
/ ' -'iJ u.= -<
= . .
....
-, 0"
~~ <: ~ :ia lD
(I)
ti -,- :I~ -: ~ lD
~
; f 'Ji }J
'4....,... '-, F ~
,
>>
.
VHD
'",
lD_ ~
'z
fCl
nJ> m
00 Z
c-
z<
-ilii ~
-<0
OZ ~
"0 ~
1II"
l>li'l -
zo <
0/< (/)
/TI/TI m ~
:0:0
~~ rTI
:Oz po
O-i ~ "tl
Z r
or
~ 0 XI ~
1II-i Z
-i", ~
J>
-t'"
"'...
0.. ~
"lD
n.
J>
r" I
~-
00
::r
~-i
~'
'".
l
;U --..I
.." @ ~
~. n
;
...
.
Vl
15
r
J>
Z
o
,.
J>
Vl
Vl
o
n
~
-i
/TI
Vl