The URL can be used to link to this page

Home My WebLink About1991-09-17; City Council; 11349; Amendment to General/Local Coastal Plansa a, c) 3 a 0 &4 u .d fi a fi rd h rl cd ?I k a rd PI w 0 u [I] G al E 2 a 0 a k a a a k a 0 u h a, C !-I 0 u u -4 h U *d u db 04. url I am alz u 0- :; aa .rl c) -iG .rl cd ufi G TI 3-u ON uo d 1 b 4 \ m m 1 1 ,- CITY~ CARLSBAD - AGEND~ILL - '. ,. , AB # I! 3qfi MTG. 4 -)'I- $/ DEPT. PLN .. - AMEND= To THE GENERAL Pwy LOCAL COASTAL Pmy AND TOURIST TO LOW"EDl"/ONE-FAMILY RESIDENTIAL ON PROPERTY DEI CIT !JJlA DmIcmAnONs moM mxm.mxoNm co~~~~ LOCATED ON THE SOUTH SIDE OF AD- !STREET, J!XX OF HIGHLAND DRIVE. GPA 90-Z'LQ'A %/ZC 91-8 - LAGUNA POINT CIT I RECOMMENDED ACTION: If Council concurs, both the Planning Commission and staff are recommending that t Council direct the City Attorney to prepare documents APPROVING the Negative Declar; GPA 90-2 and LCPA 90-4, and INTRODUCE Ordinance No. n s- \ q y , APPROVING 2 1 ITEM F.XPMAnON On May 29, 1991, the Planning Commission conducted a duly noticed public hean approved without modification (6-1) a change in the land use and zoning designatio] parcel on the northern shore of Agua Hedionda Lagoon from a commercially-designated residentially designated lot. More specifically, the General Plan designation would char Recreational Commercial to Low-Medium Residential and the zoning designation WOUk from Residential-Tourist to One-Family Residential. The subject parcel is currently vacal one of two adjoining parcels designated for recreational commercial uses (commonly k Whitey's Landing). The site is suitable and compatible for the proposed land use since a single-family, re development would generate less traffic on Adams Street, a curving roadway of sub- width, than a commercial establishment. The restricted access to the parcel and the exir future residential character of the neighborhood also demonstrate the suitability and com of the land use change. The project is also consistent with the General Plan because it en the type of development which the area can best support and reduces the possibility o impacts to the circulation system. The Agua Hedionda Land Use Plan requires that existing boat launching facilities be m; until new opportunities arise on the southern shore of the lagoon. This proposal interfere with the existing launch as a 100 wide easement along the shore of the lagoon 1 boat launching operations to continue, Since these amendments would convert a commercially-designated parcel with no r density to a residentially-designated parcel with a low-medium density, the units create! taken from the excess units within the Northwest quadrant of the city. This is accc through City Council Policy No. 43, since the required findings can be made, namely t a) the property was zoned for other than residential uses on July 1, 1986, b) the property is compatible for residential use without sigruficant mitigatic c) the density of the project does not exceed the Growth Management Contrc any adjacent developed residential property. ENVIRONMENTAL REVIEW z t- o 0 =! z 3 0 0 0 - a On May 29, 1991, the Planning Commission recommended approval of the Negative D issued by the Planning Director on April 11, 1989. I t V 0 PAGE 2 OF AGENDA BILL NO. /I, .3yy FISCAL IMPACT The project lies within Local Facilities Management Zone 1 which, when physical deve is proposed, will require the development to fund all required improvements. Since tl currently vacant, no commercial tax revenue is being generated. There will, therefore, be impact to the City as a result of this amendment. GROWTH MANAGEMENT STATUS - - Facilities Zone unknown* - Net Density 3.2 DdAc. - Growth Control Point (proposed) -1 Local Facilities Management Plan 1 N/A - Special Facility Fees * The proposal requires only a legislative action since a specific project is not being F Therefore a constraints analysis has not been conducted for the site. Upon application for development, staff will evaluate all on-site constraints, as defined by Section 21.53.2‘ Municipal Code. The gross site acreage is 1.12 acres and, if no constraints existed on thc maximum allowable number of units that Growth Management would allow on the would be 3 ( 1.12 X 3.2 = 3.584, which rounds down to 3). EXHIBITS 1. Ordinance No. nS- (3Y 2. Location Map 3. Planning Commission Resolution No’s. 3250, 3251, 3252,3253 4. Planning Commission Staff Report, dated May 29,1991 5. Excerpts of Planning Commission Minutes, dated May 29, 1991 V 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 i *I #i I1 ORDINANCE NO. NS - 174 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA AMENDING TITLE 21 OF THE CARLSBAD MUNICIPAL CODE BY AN AMENDMENT TO ZC 91-8, LAGUNA POINT, FROM R-T TO R-1-15 ON THE ZONING MAP TO GRANT A R-T ZONE CHANGE, PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF ADAMS STREET BETWEEN HOOVER STREET AND HIGHLAND DRIVE. CASE NAME: LAGUNA POINT CASE NO: ZC 91-8 The City Council of the City of Carlsbad, California does ordain as follo SECTION I: That Title 21 of the Carlsbad Municipal Code is amen amendment of a zoning map as shown on the map marked "Exhibit Z' attached hereto ; part hereof. SECTION 11: That the findings and conditions of the Planning Commi forth in Planning Commission Resolution 3253 constitutes the findings and conditions Council. EFFECTIVE DATE: This ordinance shall be effective thirty days after il 16 '1 and the City Clerk shall certify to the adoption of this ordinance and cause it to be publis 17 l9 ~ Council held on the day of , 1991, and thereafter ~ INTRODUCED AND FIRST READ at a regular meeting of the CE 18 I once in the Carlsbad Journal within fifteen days after its adoption. I 20 ii .... 21 i .." 22 23 24 .... .... 25 1 .... .... 26 1 28 1' i 27 1 I1 1 2 3 4 5 6 7 8 9 10 11 12 I I w 0 PASSED AND ADOPTED at a regular meeting of said City Council hc day of , 1991, by the following vote, to wit: AYES: NOES: ABSENT: APPROVED AS TO FORM AND LEGALITY VINCENT F. BIONDO, JR., City Attorney 13 11 l5 1 I 1 I* 'i AmST: CLAUDE A LEWIS, Mayor l6 (I ALETHA L. RAUTENKRANZ, City Clerk 17 1' (SEAL) 18 I: I/ 19 20 21 22 23 24 25 26 27 28 !I I! Ji i I I i 1 i! I .2- r ” -@ LAIIIUIL 1 \ I EXISTNG ZONHG RT PROPOSED ZOIJHG R-1-15 4 I City of I LAGUNA POINT zc I J 77 m 4 City of I LAGUNA POINT GPA 90-2/L zc E J /I 0 0 1 2 3 4 5 6 7 PLANNING COMMISSION RESOLUTION NO. 3250 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF A NEGATIVE DECLARATION FOR A GENERAL PLAN AMENDMENT, A LOCAL COASTAL PROGRAM AMENDMENT, AND A ZONE CHANGE ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF ADAMS STREET BETWEEN HOOVER STREET AND HIGHLAND DRIVE. CASE NAME: LAGUNA POINT CASE NO: GPA 90-2/LCPA 90-4/ZC 91-8 8: WHEREAS, the Planning Commission did on the 29th day of 9 hold a duly noticed public hearing as prescribed by law to consider said req 10 I WHEREAS, at said public hearing, upon hearing and con 'I. 11 testimony and arguments, examining the irLrial study, analyzing the 12 13 14 15 I' as follows: 16 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning ( A) That the foregoing recitations are true and correct. 18 submitted by staff, and considering any written comments received, tl Commission considered all factors relating to the Negative Declaration. I B) That based on the evidence presented at the public hearing, tl to Exhibit "ND", dated April 11, 1991, and "PII", dated April 4, 19! 19 hereto and made a part hereof, based on the following findings: 20 I Commission hereby recommends APPROVAL of the Negative Declaratic 21 Findinns: 22 23 have a significant impact on the environment. 24 2. The site has been previously graded pursuant to an earlier environmer 25 3. The streets are adequate in size to handle traffic generated by uses I 26 the land use designations. 1. The initial study shows that there is no substantial evidence that the 27 i 28 ll I ll e 0 4. Since no development is proposed with this action, no sensitive resourcc 1 PASSED, APPROVED, AND ADOPTED at a regular meeting of tl 2 be located onsite or nearby will be significantly impacted by this projl 3 4 Commission of the City of Carlsbad, California, held on the 29th day of Ma: the following vote, to wit: 5 6 AYES: Chairperson Holmes, Commissioners: Schlehuber Savary, Noble & Erwin. 7 NOES: Commissioner Hall. ABSENT: None. 8 9 ABSTAIN: None. 10 11 1. i\ qp.: j;4..*v&4d <; ! y g I H 3" jJjw- $4 12 \J . ' ROBERT HOLMES, Chairperson l3 ' ATTEST: 14 15 16 CARLSBAD PLANNING COMMISSI 17 PLANNING DIRECTOR 18 /\ 19 !I 20!l 21 22 23 24 25 !I 26!l 27 PC RES0 NO. 3250 -2- 28 NEGATIW DECLARATION PROJECT ADDRESS/LOCATION: South side of Adams Street between Hoover Stre Highland Drive, City of Carlsbad, County of San PROJECT DESCRIPTION: Amendment to the General Plan and Local Coastal P change the land use designation from Recreational Corn to Residential Low-Medium Density on a 1.12 acre site The City of Carlsbad has conducted an environmental review of the above described 1 pursuant to the Guidelines for Implementation of the California Environmental Qual and the Environmental Protection Ordinance of the City of Carlsbad. As a result ( review, a Negative Declaration (declaration that the project will not have a sign impact on the environment) is hereby issued for the subject project. Justification f action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the P1i Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments frc public are invited. Please submit comments in writing to the Planning Department 30 days of date of issuance. If you have any questions, please call Mike Grim Planning Department at 438-1161, extension 4499. 4\U’,;W+% J,& - 1 DATED: APRIL 11, 1991 MICHAEL J. H~LZMELLER CASE NO: GPA 90-2/LCPA 90-4 Planning Director APPLICANT: LAGUNA ASSOCIATES, INC. PUBLISH DATE: APRIL 11, 1991 2075 Las Palmas Drive - Carlsbad, California 92009-4859 (619) 43E e 0 ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART II (TO BE COMPLETED BY THE PLANNING DEPARTMENT) BACKGROUND CASE NO. GPA 90-2 - DATE: A~ril 4, 1 1. CASE NAME: Lamna Point 2. APPLICANT: Lanuna Associates, Inc. 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2620 Acuna Court Carlsbad, CA 92009 (619)796-0833 4. - DATE EIA FORM PART I SUBMITTED: March 21,1990 i 5. PROJECT DESCRIPTION: Amendment to the General Plan and Local Coastal PIE the land use desimation from Recreational Commercial to Residential Low-Mediur a 1.12 acre site on the northern shore of Ama Hedionda Lagoon. ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City Environmental Impact Assessment to determine if a project may have a significant effect on the e The Environmental Impact Assessment appears in the following pages in the form of a checklist. 1 8 identifies any physical, biological and human factors that might be impacted by the proposec provides the City with information to use as the basis for deciding whether to prepare an Er Impact Report or Negative Declaration. * A Negative Declaration may be prepared if the City perceives no substantial evidence that tl any of its aspects may cause a significant effect on the environment. On the checklist, "NO" wi: to indicate this determination. * An EIR must be prepared if the City determines that there is substantial evidence that any i project may cause a &dicant effect on the environment. The project may quallfv fo~ Declaration however, if adverse impacts are mitigated so that environmental effects car insianificant. These findings are shown in the checklist under the headings 'YES-sig" an( respectively. A discussion of potential impacts and the proposed mitigation measures appears at the end of thl DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given t mitigation for impacts which would otherwise be determined significant. e e PHYSICAL ENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Result in unstable earth conditions or increase the exposure of people or property to geologic hazards? Appreciably change the topography or any unique physical features? Result in or be affected by erosion of soils either on or off the site? Result in changes in the deposition of beach sands, or modification of the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? Result in substantial adverse effects on ambient air quality? Result in substantial changes in air movement, odor, moisture, or temperature? Substantially change the course or flow of water (marine, fresh or flood waters)? Affect the quantity or quality of surface water, ground water or public water supply? Substantially increase usage or cause depletion of any natural resources? Use substantial amounts of fuel or energy? Alter a significant archeological, paleontological or historical site, structure or object? YES YES r\ big:, (insig) - - " - - - - - - - " - - - - - - -2- I a e BIOLOGICAL ENVIRONMENT' WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? 13. Introduce new species of plants into an area, or a barrier to the normal replenishment of existing species? 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of state or local importance? 15. Affect the diversity of species, habitat or numbers of any species of animals (birds, land animals, all water dwelling organisms and insects? 16. Introduce new species of animals into an migration or movement of animals? area, or result in a barrier to the YES YES big) (insig) " - - - HUMANENVIRONMENT WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: 17. Alter the present or planned land use of an area? 18. Substantially affect public utilities, schools, police, fire, emergency or other public services? YES YES (si& (insig) - X - - -3- e 0 HUMANENVIRONMENT WILL THE PROPOSAL DIRECTZY OR INDIRECTLY: 19. Result in the need for new or modified sewer systems, solid waste or hazardous waste control systems? 20. Increase existing noise levels? 21. Produce new light or glare? 22. Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation)? 23. Substantially alter the density of the human population of an area? 24. Affect existing housing, or create a demand for additional housing? 25. Generate substantial additional traffic? 26, Affect existing parking facilities, or create a large demand for new parking? 27. Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? 28. Alter waterborne, rail or air traffic? 29. Increase traffic hazards to motor vehicles, bicyclists or pedestrians? 30. Interfere with emergency response plans or emergency evacuation plans? 31. Obstruct any scenic vista or create an aesthetically offensive public view? 32. Affect the quality or quantity of existing recreational opportunities? YES bid " " " - - - - - - - - - - - YES F (insig) - - - - - - - - - - - - - - - -4- e e MANDATORY FTNDINGS OF SIGNIFICANCE WTLL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES I Isid (insig) 33. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wild- life species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or en- dangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. 34. Does the project have the potential to achieve short-term, to the dis- advantage of long-term, environmental gods? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) 35. Does the project have the possible environmental effects which are in- dividually limited but cumulatively considerable? (“Cumulatively con- siderable” means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects,) 36. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? - - - - - - - -5- 0 DISCUSSION OF ENVIRONMENTAL EVALUATION 0 The purely dddstrad~ project hvoIveS a change in the General Ph ad Local CoasKii Pb Designation from Recreational Commercial (RC) to Residential Low-Medium Density (RLM). ? 1.1 2 acre parcel located on the south side of Adams Street between Hoover Street and Highland I northern shore of the Agua Hedionda Lagoon. Since no site development is proposed with this the change in land use designation reduces the potential intensity of development of the site, environmental impacts will result from this proposal. Physical Environment 1. - 4. Since no site development is proposed with this General Plan and Local Coastal Plan , no changes in topography that would result in unstable earth conditions, erosion alteration of depostiion patterns will occur. No geological impacts will result from tl 5. - 8. As this project is completely administrative and proposes no specific site developme1 to air quality or climatological indices will occur. When development is proposed fc additional environmental review will be required, as well as compliance with the zodo and the local coastal plan. This administrative action does not impact any watercoul supplies. . " .. - 9. - 10. This general plan and local coastal plan amendment does not involve any developmen1 therefore, will not deplete any natural resources or other forms of energy. 11. The site is currently designated for development and no significant archeological, pi or historical structures or objects have been identified on site. Any devlopment propo: iwll undeergo additional environmetnal review that will evaluate all aspects of environment. Biological Environment 12. - 16. Because this amendmetn is purely adminsitrative and proposes no devleopment, no diversity of flora or fauna, agricultural crops, or farmland will directly result from The change in land use designation effectively reduces the intensity of possible dev all biological constraints will be taken into account during the environmetnal review any future developmetn proposal. Human Enviornment 17. The land use of the parcel is proposed to change by disallowing any future comer1 site. Typically commercial developmetns generate more traffic and are more therefore, no negative impacts to the area will result form this proposal. 18. - 19. This purely administrative action will not, in and of itself, affect the supply or dt public utilities or services. -6- 0 0 20. - 22. Since no site development is associated with this general plan and local coastal plan ; no site related nuisances such as excessive noise, light and glare, release of hazardous and explosions will occur. 23. - 24. This project will add two to four dwelling units to the area, however this small increas supply and potential population density is not considered sigmficant. 25. As stated previously, a typical commercial development generates more traffic th, residential project on the same site no development is proposed with this project, tl land use designation will not significantly increase traffic flows in the area. 26. Any subsequent development on the site will be required to meet all applilcable including parking requirements. This admhstrative action, therefore, does not a. supply or demand. 27. - 30. This amendment does not propose any site development, therefore no impact2 transportation systems or waterborne, rail, or air traffic will occur. In addition, no t1 or interference with emergency circulation plans will result from this administrative 31. All future development will be required to comply with the zoning ordinance and loca with regard to vistas and public views. This purely administrative action does not impacts to the above. 32. The existing boat ramp and access will remain on the site after the land use designat changed. Since no development that would diminish the quality or quantity of the ex access is being proposed, this amendment will not adversely affect any recreational c 331 See #11 and #12-16 above, 34. - 36. Since the project does not propose any site development and, as shown above, it dl any geological, biological, or cultural resources, neither long-term nor cumula environmental impacts will result from this proposed action. -7- e 0 ANALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS: a) Phased development of the project, b) alternate site designs, c) alternate scale of development, d) alternate uses for the site, e) development at some future time rather than now, f) alternate sites for the proposed, and g) no project alternative. a) No development is proposed with this action therefore no phasing or post] development is possible. b) No site development is associated with this proposal therefore discussion of : designs, scale of development and alternate sites is not necessary. c) See b above. d) The change in land use designation reduces the variety of potential uses for t: allows more potential for compatibility of future development on the site. e) See a above. f) See b above. g) The no project alternative would leave a commercial designated on a site 1 completely surrounded by residential areas and would potentially allow greater intensity to be developed on the constrained site. -8- % , a 0 DETERMINATION (To Be Completed By The P1anning Department) On the basis of this initial evaluation: X [ find the proposed project COULD NOT have a sigmficant effect on the environment, and E DECLARATION will be prepared. __ I find that the proposed project COULD NOT have a signrficant effect on the environment, environmental effects of the proposed project have already been considered in conjc previously certified environmental documents and no additional environmental review Therefore, a Notice of Determination has been prepared. - I find that although the proposed project could have a sigdicant effect on the environmel not be a significant effect in this case because the mitigation measures described on an 2 sheet have been added to the project. A Conditional Negative Declaration will be proposed. - t find the proposed project MAY have a significant effect on the environment, and an EMF IMPACT REPORT is required. I / j /> , -7, -,q;,/ y ,, -/ / [, ,; +-yL.,; / "', ., .. 1 37f& c.1 ,K+" , ! ,I / , Date 1 Signature ,+ / 4- /-1 I Date LIST MITIGATING MEASURES (IF APPLICABLE) ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE) -9- e 0 APPLICANT CONCURRENCE WITH MITIGATING MEASURES THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT. Date Signature MG:km -1 0- ll e e 1 2 3 4 5 6 7 PLANNING COMMISSION RESOLUTION NO. 3251 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN FROM RECREATIONAL DENSITY (EM) ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF ADAMS STREET BETWEEN HOOVER STREET AND HIGHLAND DRIVE. CASE NAME: LAGUNA POINT COMMERCIAL (R-C) TO RESIDENTIAL LOW-MEDIUM CASE NO: GPA/LU 90-2 81 WHEREAS, a verified application for an amendment to the G 9 Designation for certain property located, as shown on Exhibit "GPA 9 May 29, 1991, attached and incorporated herein, has been filed with tl 10 11 12 Commission; and 13 I1 WHEREAS, said verified application constitutes a request for 14 15 as provided in Title 21 of the Carlsbad Municipal Code; and hold a duly noticed public hearing as prescribed by law to consider said rec 16 WHEREAS, the Planning Commission did, on the 29th day of 17 18 WHEREAS, at said public hearing, upon hearing and con testimony and arguments, if any, of all persons desiring to be heard, said 19 I 20 I considered all factors relating to the General Plan Amendment. 21 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 22 24 A) That the above recitations are true and correct. 23 of the City of Carlsbad, as follows: B) That based on the evidence presented at the public hearing, the 25 recommends APPROVAL of GPA/LU 90-2, based on the follov and subject to the following conditions. 26 27 28 // a * 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Findings: 1. The proposed site is suitable for the land use and zoning designati, because the site topography and traffic circulation system sewins constrained and favor low-medium density residential uses t development intensive and generate lower traffic volumes. 2. The proposed land uses are compatible with existing and future lan surrounding area since virtually all surrounding uses are and will 1 and compatibility with the recreational commercial land use adjacen been shown. 3. The proposal is consistent with the goals and policies of the variou the General Plan because it encourages the type of development w can best support without impacting surrounding land uses and possibility of adverse impacts to the circulation system. 4. The proposed amendment is consistent with the goals and policies of I intense land use proposed promotes the public safety, health, and v neighborhood while not reducing the existing boat launching, an capacity of the area. Coastal Act of 1976 and the Agua Hedionda Land Use Plan bec; 5. The proposed Zoning, General Plan, and Local Coastal Land Use Plan are consistent with each other as a single family residential zor implements a low-medium density residential land use designation. 6. The proposed amendments are consistent with the City's Growth Program as the findings required by Council Policy No. 43 regardir, of non-residential designation to residential designations can be mal conditions: 1. Approval of GPA 90-2 is granted subject to approval of LCPA 90-4 and is subject to all conditions of approval of LCPA 90-4 and ZC 91-8 in P1anning Commission Resolution No's. 3252 and 3253, incorporal reference and on file in the Planning Department. 2. Approval of GPA 90-2 is subject to approval of the proposed amend California Coastal Commission. RES0 NO. 3251 2 I! @ 0 1 California Coastal Commission. 2 3. Any development on this parcel shall require a Hillside Development P the City of Carlsbad and may require a Coastal Development Permi 3 4 5 6 7 4. As required by the Agua Hedionda Land Use Plan, a 100 foot buffc between any development of the parcel and the edge of v environmentally sensitive habitats. Prior to issuance of any grading, 1 discretionary pennit for the project site, an easement shall be placed 01 foot buffer strip for public access purposes including boat launching. F permits shall be issued for structures within this easement that do not the findings and conditions of this approval. I 8 PASSED, APPROVED, AND ADOPTED at a regular meeting of th 9 Commission of the City of Carlsbad, California, held on the 29th day of Mq 10 11 the following vote, to wit: AYES: Chairperson Holmes, Commissioners: Schlehuber, Schran 12 Noble & Erwin. 13 14 NOES: Commissioner Hall. 15 ABSENT: None. ABSTAIN: None. 16 17 18 19 20 21 I ATTEST: n IOBERT HOLMES, Chairperson CARLSBAD PLANNING COMMISSIOP 22 23 MICHAEL J. HOLYMILLEH 24 25 Planning Director 26 27 RES0 NO. 3251 3 28 I I EXISTING MAL PLAN/ LOCAL COASTAL PLAN RC PROPosED LOCAL COASTAL -AL PLAN PLAN’ RLM /I 7 City of CMISI t LAGUNA POINT GPA 90-2/LCF e 0 1 2 3 4 5 6 7 8 9, PJANNING COMMISSION RESOLUTION NO. 3252 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAEUSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN AMENDMENT TO THE CARLSBAD LOCAL COASTAL PLAN TO BRING THE DESIGNATIONS ON THE LOCAL COASTAL PLAN, GENERAL PLAN, AND ZONING MAP INTO CONFORMANCE ON PROPERTY LOCATED ON THE SOUTH SIDE OF ADAMS STREET BETWEEN HOOVER STREET AND HIGHLAND DRIVE ON THE NORTH SHORE OF THE AGUA HEDIONDA LAGOON CASE NAME: LAGUNA POINT CASE NO: LCPA 90-4 WHEREAS, California State law requires that the Local Cc 10 11 conformance; i General Plan, and Zoning designations for properties in the Coastal I 12 WHEREAS, a verified application for an amendment to the LC 13 Plan designations for certain property located, as shown on Exhibit "LCPA 9 I* 11 May 29, 1991, attached and incorporated herein, has been filed with th I-5 1 Commission; and 16 17 18 as provided in Title 21 of the Carlsbad Municipal Code; and WHEREAS, said verified application constitutes a request for a 19 WHEREAS, the Planning Commission did on the 29th day of 1 2o 11 hold a duly noticed public hearing as prescribed by law to consider the prop 21 11 Coastal Plan Amendments shown on Exhibit LCPA 90-4, and; 22 23 24 25 26 considered all factors relating to the Local Coastal Plan Amendment. WHEREAS, at said public heating, upon hearing and cons; testimony and arguments, if any, of all persons desiring to be heard, said Cc 27 I 28 1 0 0 WHEREAS, State Coastal Guidelines requires a six week put 1 2 3 4 of the City of Carlsbad, as follows: period for any amendment to the Local Coastal Program, NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning C 51 f5 J, 7 8 9 10 11 12 13 A) That the foregoing recitations are true and correct. €3) At the end of the State mandated six week review period, s September 20, 1990, and ending on November 1, 1990, staff sh to the City Council a summary of the comments received. C) That based on the evidence presented at the public hearing, the C recommends APPROVAL of LCPA 90-4 as shown on Exhibit "LC following findings: dated May 29,1991, attached hereto and made a part hereof b;l FiIldillES: 14 15 17 2. The proposed amendment to the Agua Hedionda segment of the Loc 16 Program. Program is required to bring the designations of the Local Coastal General Plan, and Zoning Map into conformance. 18 19 ~ conditions: 2o 1. Approval of LCPA 90-4 is granted subject to the approval of 21 1 1. The proposed amendment to the Local Coastal Plan is consistent with and all applicable policies of the Agua Hedionda segment of the Loc I and ZC 91-8 and is subject to all conditions of approval of GPA 90-4 an as contained in Planning Commission Resolution No's. 3251 a 22 incorporated herein by reference and on file in the Planning Departme 23 24 2. Approval of LCPA 90-4 is granted subject to approval of the proposed an by the California Coastal Commission. 25 I .**. 26 I 27 11 PC RES0 NO. 3252 28 I1 -2- 0 e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 II PASSED, APPROVED, AND ADOPTED at a regular meeting of th Commission of the City of Carlsbad, held on the 29th day of May, 1991, lby th vote, to wit: AYES: Chairperson Holmes, Commissioners: Schlehuber, Savary, Noble & Erwin. NOES: Commissioner Hall. ABSENT: None. ABSTAIN: None, .T)i , i / l 1 Q ,$ ! j: y i f $ !-.:$ f &o fyJ- ,,* .,,- '.:""?:k",jix; 4 ROBERT HOLMES, Chairperson CARLSBAD PLANNING COMMISSIC ATTEST: 4&" -, P MICHAEL J. HO-MILL~R Planning Director PC RES0 NO. 3252 -3- // e 0 1 2 3 4 5 6 7 PLANNING COMMISSION RESOLUTION NO. 3253 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A ZONE CHANGE FROM RESIDENTIAL PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF ADAMS STREET BETWEEN HOOVER STREET AND HIGHLAND DRIVE ON THE NORTH SHOW OF THE AGWA HEDIONDA LAGOON TOURIST (R-T) TO ONE-FAMILY RESIDENTIAL (R-1-15) ON I CASE NAME: LAGUNA POINT I CASE NO: ZC 91-8 - 8 !I WHEREAS, a verified application for certain property, to wit: 9 10 11 Lot 7 of Block "D" of Bella Vista, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2152, filed in the Office of the County Recorder of San Diego County, March 7, 1989 I.2 I1 has been filed with the City of Carlsbad, and referred to the Planning Corn l3 \I WHEREAS, said application constitutes a request as provided by 14 I) the Carlsbad Municipal Code; and 15 16 WHEREAS, the Planning Commission did on the 29th day of ! I? I/ hold a duly noticed public hearing as prescribed by law to consider said reql I8 I( WHEREAS, at said public hearing, upon hearing and cons 19 11 testimony and arguments, if any, of all persons desiring to be heard, said C 2o 21 considered all factors relating to the Zone Change; and 22 23 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning C as follows: 24 II A) That the foregoing recitations are true and correct. 25 B) That based on the evidence presented at the public hearing, the CI recommends APPROVAL of ZC 91-8 according to Exhibit "X 26 hereto and based on the following findings and subject to the conditions. 27 28 11 e 0 1 // Finb: 2 3 4 5 6 7 8 9 10 11 - 12 13 14 15 16 17 18 1. The proposed Zone Change from Residential Tourist to residential is consistent with the goals and policies of the variol of the General Plan as demonstrated in the staff report for the 2. The proposed zone change will provide consistency between 1 Plan and Zoning as mandated by California State law and Carlsbad General Plan Land Use Element. 3. The residential uses allowed by the proposed zone change are with the existing and permitted uses in the area. 4. All findings of GPA 90-2 and LCPA 90-4, Planning Commis,sion No's. 3251 and 3252 apply to ZC 91-8 and are incorpsratet reference. . " .. Conditions: 1. Approval for ZC 91-8 is granted subject to approval of GPA 90-: 90-4. ZC 91-8 is subject to all conditions of approval of GP, LCPA 90-4 as contained in Planning Commission Resolution No'; 3252, incorporated herein by reference and on file i:n th, Department. 2. Approval of ZC 91-8 is granted subject to approval of thc amendments by the California Coastal Commission. EFFF,(=TLvE DATE: This resolution shall be effective thirty days after 2 the City Council of the ordinance for ZC 91-8. 191 .... 20 21 22 23 24 '"* 25 . . . .. .... .... .... 26 27 PC RES0 NO 3253 -2- 2% 1 2 3 4 5 6 7 8 9 10 11 12 @ 0 PASSED, APPROVED, AND ADOPTED at a regular meeting of thc Commission of the City of Carlsbad, California, held on the 29th day of May the following vote, to wit: AYES: Chairperson Holmes, Commissioners: Schlehuber, Savary, Noble & Erwin. NOES: Commissioner Hall. ABSENT: None. ABSTAIN: None. :OJ .1 : j I 1: ,* \I 4 @ il $k. $-+.u (? 1 i:fr . .. . ,.. ’. “#~~L,,. t*J&.J ROBERT HOLMES. ChaimeE - CARLSBAD PLANNING COM 13 14 ATTEST: 15 . 16 MICHAEL J. HOBMILMR Planning Director 17 18 19 2o I 21 22 23 24 25 26 27 PC RES0 NO 3253 -3- 28 /I e APPLI d) LON COMPLETE DP JULY 22, 1990 l5 STAFF REPORT 0 DATE: May 29, 1991 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: GPA 90-2LCPA 904/ZC 91-8 - LAGUNA POINT - Request: for amendment to the General Plan and Agua Hedionda Local Coastal I?lan use designations from Recreational Commercial (RC) to Residential Medium density (RLM), and a change in the zoning designation f Residential Tourist (R-T) to One-Family Residential (R-1-15) of a '1.12 site on property located on the south side of Adams Street between Ho Street and Highland Drive, on the north shore of the Agua Hedionda Lag in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. f recommending APPROVAL of the Negative Declaration issued by the Planning Director ADOPT Planning Cornmission Resolution No's. 3251, 3252, and 3253, recommen APPROVAL of GPA 90-2/LCPA 90-4/ZC 91-8, based upon the findings and subject tc conditions contained therein. 11. PROJECI' DESCRIPTION AND BACKGROUND The applicant is requesting the conversion of a commercially-designated parcel residentially-designated parcel as described above. The parcel is located on the north s of the Agua Hedionda Lagoon, east of Interstate 5. The site topography slopes st€ downward from Adams Street and levels out to two flat areas, eventually slo southward into the lagoon tidal area. Gross site acreage is 1.12 acres, but some of the has wetland constraints. The project site has been disturbed but not developed, an( lower, southernmost portion of the site is occasionally used for boat launching access boat parking. Along with the adjacent parcel to the west, the parcel is designate( tourist oriented uses and currently shares a boat launching ramp with the parcel tc west. In addition to the boat ramp, the parcel to the west contains a storage building a restaurant. Since the site has an average slope of over 15% and a greater than 15 elevation difference, any development proposal would require a Hillside Develop] Permit to be processed. Additional standards for development are found in the 1 Hedionda segment of the Local Coastal Plan. These development standards would : to both commercial and residential development proposals. GPA 90-2/LCPA 90-4/@9 I -8 0 LAGUNA POINT MAY 29, 1991 PAGE 2 As stated above, the subject property lies within the Agua Hedionda section of Carls Local Coastal Program, which was certified by the California Coastal Commission in AI recreation opportunities, some areas were designated as sites for recreational corn< uses, such as boat launching facilities. The original land use plan designated two ; along the northern shore of the eastern basin of the lagoon for recreational commt uses because of the existing boat launching facilities on the sites. One site, Snug Ha currently contains a waterfront recreational area open to the public for motorboat an ski access. The other site, Whitey’s Landing, occupies both the project site and th’e adj; site to the west, even though very little of the project site is currently being used fc private boat launching activities. Since the time of the certification of the Land Use an additional public access has been provided on the eastern portion of th.e la1 adjacent to the Native Sun development. This access provides pedestrian acces powerless craft, such as kayaks and canoes. Also since the original certification, a major amendment eliminated Recreational Commercial Land Use Designations around the Snug Harbor (GPA/LU 85-4/ZC 329/AHLUP 851). While the existing boat launching facilities preserved and conditioned to remain, the surroundhg area was converted to resid, uses of low-medium and medium density. The rationale behind this General Plan and Coastal Plan amendment was similar to the rationale for this proposed amendment. area is characterized by residential uses and is given access through substandard st Traffic generated by the Snug Harbor commercial area would have had to travel th an existing single family neighborhood to reach the destination and return to the frec An additional justification for the approval of GPA/LU 85-4 and related permits w: increase in recreational commercial land use designations closer to the ocean, such i Aviara Master Plan Area. By providing trails along the lagoon, Aviara alleviated so the coastal access responsibility of the Snug Harbor area. Considering that the site for the proposed amendment is only a minor part of thc launching facility at Whitey’s Landing, and the findings made for the Snug Harbor la1 designation amendments are applicable to this amendment request, staff can mal findings for approval of the proposed amendments. A discussion of this analysis fo of 1982, Since the Agua Hedionda Lagoon was to contain active as well as pa 111. ANALYSIS 1. Is the site of the proposed amendments suitable for the designations propos 2. Will the proposed land uses be compatible with existing and future land USE GPA 90-2/LCPA 90-4/@> I -8 e LAGUNA POINT MAY 29, 1991 PAGE 3 3. Are the proposed amendments consistent with the goals and policies of the va elements of the General Plan? 4. Are the proposed amendments consistent with the goals and policies of the Hedionda segment of the Local Coastal Program and the applicable Coasta policies? 5. Are the proposed zoning, General Plan, and Local Coastal Land Use designations consistent with each other? 6. Are the proposed amendments consistent with the City's Growth Manage Program as defined in Chapter 21.90 of the Carlsbad Municipal Code and rc City Council policies? DISCUSSION 1. SUITABILITY OF SITE As described above, the site is composed of steep slopes along the Adams Street fro and relatively flat areas further south towards the lagoon. There is no developed i off of Adam Street and the lot is located only 100 feet from a hairpin curve. Becal this proximity, any traffic generated by the project will be subject to poor sight dista conditions and traffic safety levels less than normal. Given the access issue, and th that Adams Street is not and will not be developed to the full local street standards, 1 flow in and out of the project site is a major concern. Under the current designat. tourist-serving commercial use could be constructed that would generate substaI higher traffic than the residential uses proposed for the site. Except for the adjacent parcel to the west, all surrounding property is designatc residential use and a single family residence has been constructed on a similar lot west. The site, therefore, can accommodate residential uses and structures whil conforming to the applicable development standards in the Agua Hedionda Land Us( designations proposed. 2. COMPATlBILsry OF LAND USES The proposed amendment will actually increase the compatibility of the project sitc the surrounding area as the neighboring parcels are designated for low-mediur medium density residential land uses. The project site is also too small and const: to accommodate a recreational commercial use such as motel or restaurant and p adequate buffering and screening for the adjacent residential sites. and the Carlsbad zoning ordinance. Given the above, the site is suitable for the lax GPA 90-2/LCPA 90-4/@7 I -8 0 LAGUNA POINT MAY 29,1991 PAGE 4 3. CONSISTENCY WlTH THE GENERAL PLAN One of the goals of the Land Use Element of the General Plan is to encourage the ty development which the area can best support without impacting the surrounding land The element also states that land uses should be arranged so that they arc, 0 or( functionally efficient, healthful, and convenient to the public. As mentioned above, tht is constrained from both a topographical and a circulation perspective. Allowing a intensive commercial land use, such as a motel, would impact the surrounding residt land uses. One of the commercial guidelines of the Land Use Element states ttcornmercial recreation or destination tourist facilities, in particular, should be carc controlled so as to protect the residential character of the commu nity..." Since the s the proposed amendment is so constrained, it is unlikely that adequate bufTering provided. The Circulation Element states that whenever possible: adverse impacts of development on the circulation system should be mitigated. A recreation comm development would produce significantly more average daily traffic than a single-f residential project. A restaurant generates between 100 and 300 daily trip: 1,000 square feet and a motel generates 8 to 10 daily trips per room or 100 to 20C per acre, whereas single family residential uses only generate 10 daily trips per unit only street serving the site is Adams Street which, as a local street, has a max recommended traffic capacity of 500 average daily trips. This reduction of potential 1 generation is increasingly significant when the existing and future improvements Adams Street are considered. Adams Street is currently improved to a width of 2, and, because of topographical constraints, will not be able to be fully improved I standard local street curb-to-curb width of 36 to 40 feet. The Circulation Elemen states that the use of local streets as thoroughfares should be discouraged and the generated by a recreation commercial uses should not be directed from the Ereev arterial along a local street. Given that the proposed amendment encourages the type of development which mini the impacts to existing and future neighboring uses and reduces the possibility of a( impacts to the circulation system, the proposal is consistent with the various eleme the General Plan. 4. CONSISTENCY WITH COASTAL ACX AND AGUA HEDIONDA LUP One of the policies of the California Coastal Act of 1976 is to promote the public ! health, and welfare and that existing, developed uses, and future developments be ca: planned and developed consistent with the policies of the Coastal Act. As disl previously, the recreational commercial designation was given to the project site bc of the boat launching facility that existed on the site which was originally part of W screening of the commercial activities from the adjacent residential land uses; cou .. - Landing, Since public recreational uses are a high priority of the Coastal Act, an GPA 90-2/LCPA 90-& I -8 e LAGUNA POINT MAY 29,1991 PAGE 5 launching facilities are vital to maintaining the active recreational character of the Hedionda Lagoon, any proposal for a change in land use designation must prceserv recreational nature of the site to be consistent with the applicable Coastal Act policie meet this compromise between adequate circulation for public safety and the require for boat launching facilities until development on the south shore is established, a IO( wide easement along the shore of the lagoon is being required. This easement will the existing boat launching facility on the adjacent parcel to continue operation anc of the area for boat launching circulation to continue, as well as lateral public accc facilitate the development of a public trail system. 5. INTERNAL, CONSISTENCY OF PROPOSED DESIGNATIONS The proposal for a Low-Medium density Residential land use designation requires a z that would allow single family residential development to implement its provisions, One-family Residential zoning designation properly implements the Low-Medium d' Residential land use designation as it provides for single family residential develop The required minimum lot size of 15,000 square feet is proposed in recognition ( constraints of the subject property. Because of the requirement for a Hillside Develol Permit, and the mandated consistency with the Local Coastal Plan development stanc no Qualified Development Overlay is being proposed. 6. CONSISTENCY WITH GROWTH MANAGEMENT PROGRAM Since these amendments propose to convert a commercially-designated parcel wj residential density to a residentially-designated parcel with a low-medium density, thc created must be taken from the excess units within the Northwest quadrant of thl Normally, this would require a vote of the citizens, as stated in Section 21.90.030 the Municipal Code. These amendments fall under the purview of City Council No. 43 which states that the excess dwelling units may be created by a zone changc non-residential to residential if the following findings can be made: 1. The property was zoned for other than residential uses on July 1, 19 2. The property is compatible for residential use without significant mitii 3. The density of the project does not exceed the Growth Management C Point of any adjacent developed residential property. The above findings can be made for the proposed amendments since the projet designated for commercial uses in 1976, and it has been shown that a residential la would be more compatible to the surrounding land uses. Considering the third i above, the application is for a low-medium density residential designation which dc exceed the low-medium density across Adam Street or the medium density on the ac parcel to the east. GPA 90-2/LCPA 90-4/ R91-8 0 LAGUNA POINT MAY 29, 1991 PAGE 6 To determine the maximum amount of dwelling units a residential project on the sitr require to draw from the bank of excess units, the gross site acreage was multiplied b dwelling units per acre = 3.58 units, rounded down to 3.0 units maximum). While th is not without constraints, the actual dwelling unit count may be lower than th.at de in this report, however a "not-to-exceed" amount must be derived for purposes of asse worst case facilities impacts. Listed below are the facility impacts based on the abom- count: Growth Management Control Point for the RLM designation, (1.12 gross acres 1 1 I I - FAMILY STANDARD COMPLIANCE WITH STANDARD IMPACTS - City Administration Yes 5.93 sq. ft. Library Yes 11.12 sq. ft. Wastewater Yes 0.02 Acres Parks Yes 3 EDU's ~ ~~ _______~ ~~~~ Drainage Yes Station #1 Fire Yes 30 ADT Circulation Yes N/A Schools Yes N/A Sewer Collection 1 3 EDU's I ~~~ ~~~ - Yes Water Distribution Yes N/A Open Space Yes 660 GPD Iv. ENVIRONMENTAL, REVIEW The proposed amendments to the General Plan, Local Coastal Plan and Zoning M, purely administrative and do not condone any site development. Future development site will be subject to further environmental review, however, the potenti: development has been deintensified. Considering the above, the Planning D determined that no significant, adverse environmental impacts will result fro proposed amendments and, therefore, issued a Negative Declaration on April 11, ' GPA 90-2/LCPA 90-4/ &I-8 a LAGUNA POINT MAY 29, 1991 PAGE 7 SUMMARY Given that the proposed amendments to the General Plan, Local Coastal Program, zoning map are appropriate for the site and compatible with the surrounding consistent with the goals and policies of the General Plan, Coastal Act, and Agua Hedi Land Use Plan, staff recommends that the Planning Commission adopt the atta resolutions, recommending approval of GPA 90-2/LCPA 90-4/ZC 91-8 to the City COI ATTACHMENTS 1. Planning Commission Resolution No. 3250 2. Planning Commission Resolution No. 3251 3. Planning Commission Resolution No. 3252 4. Planning Commission Resolution No. 3253 5. Location Map 6. Background Data Sheet 7. Disclosure Form MG:lh May 6, 1991 e SACKGROUND DATA SHEET 0 CASE NO.: GPA 90-2/LCPA 90-4/ZC 91-8 CASE NAME: LAGUNA POINT REQUEST AND LOCATION: Amendment to General Plan and Local Coastal Plar drainage Land Designation from RC to RM on ProDerty located on the south side of Ad; Avenue between Highland Drive in the Citv of Carlbsad. LEGAL DESCRIPTION: Lot 7 of Block "D" of MaD 2152, Bella Vista, in the Ciq Carlsbad. County of San Diego, State of California. APN: 206-200-07 Acres 1.12 Proposed No. of Lots/Units 1 GENERAL PLAN AND ZONING Land Use Designation RC Density Allowed N/A Density Proposed N/A Existing Zone RT Proposed Zone R-1-15 Surrounding Zoning and Land Use: (See attached for information on Carlsbad's ZOI Requirements) Zoning Land Use Site RT VACANT North R-1-15 SINGLE FAMILY RESIDENTIl South OS LAGOON East R-1-15 VACANT West RT RESTAURANT PUBLIC FACILITIES School District CARLSBAD Water District CARLSBAD Sewer District CARLSBAD Equivalent Dwelling Units (Sewer Capacity) 0 Public Facilities Fee Agreement, dated MARCH 12, 1990 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued APRIL 11. 1991 - Certified Environmental Impact Report, dated Other, MG:lh e L\IbCLt‘SLlHE FOii?il 0 APPLICANT: i&GC?;&.:A “SLY:.L.ms, I”.rC Name (individuaf, partnerihip, joint venture, corporation 2620 P.PUPJE\. CEi;fiT, CAF.LS“am, CA $22009 Business Address J 796-0833 Telephone Number AGENT: STEPHEPI E. Bi3ETDL.E Name 2620 ACCTNA CObXT, ChRLSBAD, CA 92009 Business Address 796-0833 Telephone Number MEMBERS: GEORGE FLOIiIT Name (individual, partner, joint Home Address venture, corporation, syndication) - 2620 ACUNA COURT, CAWSBA!I, CA 92009’ - Business Address 431 -4726 Telephone Number Telephone Number Name Home Address - Business Address Telephone Number Telephone Number (Attach more sheets if necessary) I /We understand that if this project is located in the Coastal Zone, J/w for Coastal Commission Approval prior to development. \/We acknowledge that in the process of reviewing this application, necessary for members of City Staff, Planning Commissioners, Design RI members, or City Council members to inspect and enter the property subject of this application. I/We consent to entry for this purpose. i/We deciare under penalty of perjury that the information contained in thi. is true and correct and that it *ill remain true and correct and may be as being true and correct until amended. PI ’ . *qfi APPL CANT I \< T’ ‘I .- . ?>-x!? EQ .+set?, 3t,r?.er, - ”“~ CISCLOSLRE STATEMENT I APPCICAV'S STATEUEhT CF CISCLSSSRE CF CEiiTAtN CWNEFGillP IKTE3ESTS ON ALL APPLlCATlCNS WHICH WILL C,SCREilCNAi?Y ACT:CFI ON ThE PAR CF THE CaTY COCNC:L. OR ANY APPOINTED EOARD, COMMiSSiCN OR COMMrTTi 'Rease Prmrj The following information must be disciosed: I. A". I".". i List the names and addresses of all persons having a financial interest in the application. gp ILaltr b ,A L// A/ / .A? 4 ,CLYL../#i 72 z );dL J 2 G?*n ,4L2 n:.! c-7 /-/v,/ sn,4 > CA 7 Lfi0-q I 2. Owner List the names and addresses of all persons having any ownership interest in the property ;r It;'r,4 LLWeff KPJOX /Do> 5 R.fL+r=i &f/ J- -. B;o .50x /i$& 7&?p-f4Vt?- CWE, fl/c-v+fcp 9.5 %e 3, If any person identified pursuant to (1) or (2) above is a corporation or partnership, list \ addresses Of all individuals owning more than 10% of the shares in the corporation or ownin$ interest in the partnership. LA& 4# /? (5-2 din 17-L /4 c- ccP?&4 "// n 5*5*>/&5" p/*- csp3.".rL/sg ,s &,+ I / x4/L. sZ..k-//d-4 ,3/26s-5 2 L>c .G?LL~$A c.~GA / /Y/ \/ \->9 Pi ,/,; L: j F/ ~P/!(5%P/? , (,p 5 L ?c 4' $d-*&Ig E d.e; L 12 7'9 ow J E=.- /.+= - c- -.< c ) 1 c/ /.I 6/*/n/ 9- 4. If any perscn identified pursuant to (1) or (2) above is a non-profit organization or a trust, li: addresses Of any person serving as officer or director of the non-profit organization or as trus of the trust. FFJvl00013 8/90 2975 Las Palmas Orlve - CarlsSad, California 92003-4859 e (ei9) 43E a a b;isc!osure Statement 5. Have ycu had more than $250 wc5h cf bcsiness transacted with any member of 3ib Yes - NO - A" If yes, please jncicare perscn(s) - Commissicns, Cornittees ar;d Council wkhin the pst twelve months? 1 Person is defined a: 'Any indivldud. firm, copacnersnip, joint venture, association, social club, fraternal organization, corpcratlon. receiver. syndicate, this and any otker county, c,ty and county, crty rnunlcrpalrty, distrlc? or other political suDaiv1s1on, or any ott cornoination acting as a unrt" -.- "_ (NOTE: Attach additional pages as necessary.) / L /+;&/J&, Signature of Owneridate gnature of applicahtidate - - &7A6L- /EL&?-/ / . ,742c-5L2 Print or type name of owner Print or type name of iipplicant i FRV00013 8/90 e MINUTES @ /p % May 29, 1991 PLANNING COMMISSION Page 4 .3 9Ld COMMISSIONERS % $ Comissioner Erwin agrees with the previous statements. Commissioner Noble believes that two wrongs do not make a right. He wants to make sure that Carlsbad does not get cluttered with signs like the 405 freeway in Los Angeles. Commissioner Hall thinks that signs should be allowed on some of the buildings adjacent to the freeway, although he does not feel that the existing sign ordinance does not adequately address this situation. He thinks that the sign Ms. Hoekstra is requesting would be very tasteful. Unfortunately, he cannot support Ms. Hoekstra's appeal because there is no way to do it through the ordinance. Connnissioner Hall believes that people who own property alongside the freeway should have the right to erect a tasteful sign to identify themselves. Chairman Holmes feels that if an ordinance is not workable, it should be eliminated. He feels that he must support the staff recommendation tonight but he would like to see signage discussed at a workshop in the future. \ Ron Ball, Assistant City Attorney, stated that in order to change the sign ordinance to allow another use, it would require a Zone Code Amendment. It would not be legal to grant an appeal for a sign which does not meet the requirements,,of the ordinance. I Motion was duly made, seconded, and carried to adopt X Noble thp'finding contained therein. X Holmes Planping Director's decision to deny PS 91-12, based upon X Hall Planning Commission Resolution No. 3248 upholding the X Erwin Schlehuber x x Schramm X / X Savary 2) GPA 90-2lLCPA 90-4/ZC 91-8 LAGUNA POINT - Request for an amendment to the General Plan and Agua Hedionda Local Coastal Plan land use designations from Recreational Commercial (RC) to Residential Low Medium density (RLM), and a change in the zoning designation from Residential Tourist (RT) to One-Family Residential (R-1-15] on property located on the south side of Adams Street between Hoover Street and Highland Drive, on the north shore of the Agua Hedionda Lagoon. Michael Grim, Assistant Planner, reviewed the background of the request and stated that the applicant is requesting the conversion of a commercially-designated parcel to a residentially-designated parcel on a lot located on the north along Adams Street. The site topography slopes steeply downward from Adams Street and levels out to two flat areas, virtually sloping southward into the lagoon tidal area. The gross site acreage is 1.12 acres. The project site has been disturbed but not developed. The lower, southern-most portion of the site is occasionally used for boat launching access. The subject property also lies within the Agua Hedionda section of the Carisbad Local Coastal Program (LCP). The original land use plan for this LCP designated two areas along the north shore of the eastern basin of the lagoon for recreational-commercial uses because there were boat launching facilities on two sites. he site, Snug Harbor, is & shore of the Agua Hedionda Lagoon, east of Interstate 5, I 0 MINUTES a May 29, 1991 PLANNING COMMISSION Page 5 COMMISSIONERS k %? currently a waterfront recreation area open to the public for motorboat and jet ski access. The other site, Whitey's Landing, occupies both the project site and the adjacent site currently being used for the private boat launching activities. Since the original certification of the LCP, a major amendment eliminated the recreational-commercial land use designations directly around the Snug Harbor site. The rationale behind this General Plan and LCP amendment was similar to the rationale for this proposed amendment. The area is characterized by residential uses and is given access through substandard streets. Traffic generated by the Snug Harbor commercial area would have had to travel through an existing single family neighborhood to reach the destination and return to the freeway. In addition, the acquiring of other recreational-commercial designated areas within the LCP, such as the Aviara Resort and the public trail along Batiquitos Lagoon, further justify the land use change. It should also be noted that since the time of the certification to the west, even though very little of the project site is of the land use plan, an additional public access has been provided to the eastern portion of the Agua Hedionda Lagoon adjacent to the Native Sun development. This access provides pedestrian access for powerless crafts such as kayaks and canoes. When reviewing the amendment proposal, staff evaluated (1) suitability of the site for proposed land use and compatibility with surrounding land uses, (2) consistency of the amendment with the General Plan, and (3) consistency of the amendment with the LCP. F The above findings can be made for the proposed amendment since the project was designated for commercial uses in 1976 and it has been shown that residential land use would be more compatible to the surrounding land uses. The proposed density does not exceed the low-medium density across Adams Street or the medium density on the adjacent parcel to the east. The proposed amendments to the General Plan, LCP. and zoning map are appropriate for the site and compatible with the surrounding uses, consistent with the goals and policies of the General Plan, Coastal Act, and Agua Hedionda Land Use Plan. Staff recommends approval. Commissioner Hall inquired how many lots the project site could provide. Mr. Grim replied that the number Of units will be based on the net developable acreage which has not yet been calculated. If there is a total of .9375 acres of developable area, the General Plan would allow three units with a minimum lot size of 15,000 s.f.; however, he noted that there are many constraints which must be addressed. Commissioner Hall inquired how many driveways there would be on Ad- if three units are allowed. Mr. Grim replied that only one 30' wide driveway access would be permitted for this 1 lot. Commissioner Hall is concerned about putting homes so close to power boats and the restaurant because he can see future problems. Mr. Grim replied that buffering will be a major issue when residential development occurs. I Commissioner Hall inquired if the applicant has been advised that the lot may not have sufficient space for three units. Mr. Grim replied that the applicant is aware that he has no given rights to three units. s 0 MINUTES % May 29, 1991 PLANNING COMMISSION Page 6 \$ 3 9L. COMMISSIONERS % 0 Given his knowledge of the area and the constraints the applicant will have to deal with, Commissioner Schlehuber feels the applicant should realistically be aware that only one lot is actually being approved tonight. Chairman Holmes opened the public testimony and issued the invitation to speak. Mike Howes, Hofman Planning Associates, 2386 Faraday Avenue, Carlsbad, representing the applicant, addressed the Commission and stated that Hofman has been working on this project for over two years, during which time a great deal of research has been done. Notices have been sent to all of the surrounding neighbors, far exceeding the 600 ft. requirement, and there has been very little opposition to the proposed project. He is aware that Adams Avenue is a substandard street and can not be widened. Hofman feels that the site can be developed for residential purposes without adversely impacting the boat launching facility because there is in excess of a 100 ft. buffer. He noted that Bristol Cove has a boat launching facility that is located much less than 100 ft. from multi-family projects. In addition, this lot has I not been used for recreational- commercial uses for the past decade. He noted that Hofman & Associates has performed a detailed constraints analysis and feels that three units can easily fit on the site. He requested an opportunity to speak to any public comments which may be made. Commissioner Hall inquired if Elinor Knox is the property owner. Mr. Howes replied to the affirmative. Commissioner Hall inquired who Hofman was representing. Mr. Howes replied that Hofman h Associates represents George Florit and Stephen Brindle, who are in escrow. Commissioner Hall inquired why the site development plan was not brought in at this time. Mr. Howes replied that staff usually prefers to do a General Plan Amendment and a zone change first, and then look at a detailed site plan. Commissioner Hall reiterated that three units on the site is not a given. Mr. Howes stated that he is aware of that issue. Commissioner Erwin inquired if additional access would be granted to this property should the boat launch access not be needed at some later date. Mr. Howes replied that it is physically impossible to access the boat ramp from this property due to the 90 degree angle and steepness of grade. Randi Fjaeran, representing the Agua Hedionda Lagoon Foundation, P. 0. Box 4281, Carlsbad. addressed the Commission and stated that the Foundation has a vested interest in protecting and preserving the Agua Hedionda Lagoon. They hope this zoning change will be an enhancement rather than a detriment. The Foundation would like special attention given to (1) sedimentation during and after construction; (2) public access as provided for in the Agua Hedionda land use, including walkways and trail systems; and (3) height restrictions, especially on infill lots. James Courtney, 1861 South View Drive, Carlsbad, addressed the Comission and stated that he is half owner of the adjacent parcel to the west. He believes the staff report was in error when it stated that this lot is a minor portion of the Whitey's Landing, especially since the hox property e MINUTES 0- - qc c \$ %+ PA. May 29, 1991 PLANNING COMMISSION Page 7 COMMISSIONERS % $ comprises more than half of the remaining acreage in that area. Mr. Courtney feels that staff merely "attempted" to suitable for the site due to the 90 degree angle needed for access. He noted that there is no boat launching activities available on this side of the lagoon but, rather, just a flimsy public access; further, there is no parking anywhere commercial acreage is being rezoned for other uses and it won't be long before it is all gone. Further, the public access area discussed in the staff report is currently under water. However, the major problem Mr. Courtney sees is the buffering problem being created between his restaurant/boat launch and the adjacent residential uses. Finally, he feels the proposed project is not compatible with the existing recreational-commercial uses of Whitey's Landing and they will ultimately be forced out of business by complaints from homeowners. He feels that rezoning the proposed site will cut the value of his property by 50%. Mike Pfankuch, 3532 Donna Drive, Carlsbad, addressed the Commission and stated that he is Mr. Courtney's partner. He has always been impressed with the land use mix in Carlsbad, thanks to the foresight of Carlsbad's early planners. He feels that the commercial-recreation uses in Carlsbad need to preserved for the future. He hopes that the Commission will have the foresight not to rezone everything to residential. Mike Howes, Hofman Planning Associates, 2386 Faraday Avenue, Carlsbad, returned to the podium and stated that future make findings. He does not feel the proposed project is close to that site. He is concerned that recreational- access to the lagoon will be created when the Macario Canyon Park is developed. There are other existing boat launching facilities in close proximity to residential properties that have not caused major problems, i.e. Bristol Cove. Since the proposed site is currently zoned Residential-Tourist which, basically, permits hotels. He does not feel a hotel would be suitable because the local streets could not handle the added traffic. He does not feel the proposed usage would eliminate public access to the lagoon. He requested approval of conversion to residential. Commissioner Schlehuber inquired if the access to the lagoon will be provided on land. Mr. Howes replied that the Agua Hedionda coastal program provides for a trail along the northern edge of the lagoon. The portion of land under water is not where the trail would be located. There being no other persons desiring to address the Commission on this topic, Chairman Holmes declared the public testimony closed and opened the item for discussion among the Commission members. Commissioner Schlehuber believes the proposed project is good, primarily because Adams Avenue is not a good commercial street. He can support the proposed downzoning to residential. Commissioner Schramm can support the staff recommendation because Adams Avenue cannot handle much more traffic. She likes the restaurant and boat landing but hopes that the site will only contain two units when it is built out. Commissioner Erwin stated that he is sorry that Mr. Courtney and his partner did not buy Mrs. Knox's property for themselves. He would like to see it remain commercial but he L - & 0 MINUTES 0 \ \\ p May 29, 1991 PLANNING COMMISSION Page 8 % COMMISSIONERS 9 I doesn't see that happening. He can support the staff recommendation. Commissioner Noble inquired if the buffering referred to in the staff report would be between the commercial and residential. Mr. Grim replied that it would. Commissioner Noble can support the staff recommendation. Commissioner Hall noted that the action being approved is a General Plan Amendment. He feels that a commercial use could still be located on the site. He would liked to have seen a site plan. Commissioner Hall cannot support the downzoning to residential. Chairman Holmes wants the potential sediment and screening problems well noted by staff when the applicant returns with a site development plan. Commissioner Hall would also like staff to review the 100 ft. buffer to make sure it is from the water line and.not,the property line. Gary Wayne, Assistant Planning Director, replied that Condition 114 is the standad condition required by the Agua Hedionda coastal program: the buffer is measured from the edge of the wetlands or any environmentally sensitive habitats. Motion was duly made, seconded, and carried to adopt Planning Commission Resolution No. 3250 recommending approval of the Negative Declaration issued by the Planning Director and adopt Planning Commission Resolution Nos. 3251, 3252, and 3253, recommending approval of GPA 90-2ILCPA 90-41 ZC 91-8, based upon the findings and subject to the conditions contained therein, with the inclusion of the corrections contained in the staff memo dated May 29, 1991. RECESS The Planning Commission recessed at 7:07 p.m. and reconvened at 7:lS p.m. \ 3) CT 90-131HDP 90-19/PUD 90-16lSUP 90-7 RANCHO REAL - Request for approval of a Tentative Tract Map to create 35 residential lots with a minimum lot area of 5,364 square foot on a 16.8582 acre site, a Hillside Development Permit, a Planned Unit Development Permit, Real, located on the west side of El Gamin0 Real between Kelly Drive and Hidden Valley Road in the R-A-10,000 Zone and in Local Facilities Management Zone 1. and a Special Use Permit for property along El Camino Elaine Blackburn, Associate Planner, reviewed the background of the request and stated that the proposed project consists of 35 residential lots and three lots for common areas, recreation, and RV parking. The majority of the residential lots are in the 6,000 to 7,000 s.f. range. The project also includes a 100 ft. wetlands buffer area and an SDGU easement for a total of seven acres of undeveloped land. The project is proposed at a net density of 3.19 du'sfac, just under the growth control point of 3.2 du'slac. The project is proposed as a Planned Unit Development. The units will have 2,000 to 2,300 s.f. of living area and each will have a three car garage. Facades contain elements of Spanish architectural styles. The units will be made of stucco and pastel colors and will have decorative stucco trims and concrete tile roofs. The project has been reviewed .. Erwin Hal 1 Holmes Noble Savary Schlehuber Schramm X I I Carlsbad Journal Decreed A Legal Newspaper by the Superior Court of Sun Diego County Mail all correspondence regarding public notice advertising to W.C.C.N. Inc. P.O. Box 230878, Encinifas, CA 92023-0878 (619) 753-6543 Proof of Publication STATE OF CALIFORNIA, ss. COUNTY OF SAN DIEGO, I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitl I am principal clerk of the printer of .the Carlsbad Journal, a newspaper of general c published weekly in the City of Carlsbad, County of San Diego, State of California, and vJ11ich 1 is published for the dissemination of locaI news and intelxigence of a general character, 2 newspaper at all times herein mentioned had and still has a bona fide subscriptiort list subscribers, and which newspaper has been established, printed and published at regular inte; said City of Oceanside, County of San Diego, State of California, for a period exceeding one preceding the date of publicat notice hereinafter referred to: ar NOTICE IS HEREBY GIVEN that ?:-?.::tz,!yA cG at600p.m.,onTuesday; September ~~~~~I~~ iGe NOTICE OF PUBLIC HEARING and more particularly described a1 Facilities Management Zone 1, as: GpA go.mpA g(wzc 91-8 in the City of Carlsbad, County of Lot 7 of Block "D" of Bella Vista, Qtnte of California, the City Council ofthecity ofCarls- ~~z~~~,,",~~~~~~~~~~~ bad Will hold a public hearing at County Recoder, on March 7,1989. the city council Chambers, 1200 Ifyou have any questions regar& Carmad Village Drive (formerly ing this matter, please call Mike Elm Avenue). Carlsbad. California. E&- A hh5 planning Department, 17,1Wl, to consider an application "~fyo;~~~lenge the knera plan for a General Plan Amendment and bendmenf ma Hedionda hal ma Hedionda Loca1 coastal Plan Coastal Plan Amendment and/or September 05 Amendment to change land use de- the Zone Change in court, you may signations from Recreation Corn- be limited to raising oniy those mercial (RC) to Residential Low issues raised by you o~ SOmeOne scribed in this notice, or in written (R-T) to One-Family Residential (R- correspondence delivered to the at the south side of Adams Street at or pdor to me publie hearing. 1-15), on Pmpertygenerallylocated CityofCarlsbad, City Clerrs Ornee, between Hoover Street and Hi& Applicant Laguna Associates, Inc. land Drive. on the north shore of n A 'XSBAD CITY COUNCIL LAGUNA POINT "" .."_ nsion 4499. ~~~~~~~~~i~~~~~~~d~~~ else at the public hearing de- " " I the Agua Hedionda Lagoon, in Loc- ".. ~ ~~ notice of which the annexed is copy, has been published in eat and entire issue of said newspaF in any supplement thereof on t ing dates, to-wit: I certify under penalty of perjul foregoing is true and correct. E Carlsbad, County of San Diegc California on the 5th day of September, l! 1 Clerk of :lll ti, d w OPL o(CWLcm 904/ CJ 6272: September 5, lSel 0 0 NOTICE OF PUBLIC HEARING LAGUNA POINT GPA 90-2/LCPA 90-4/ZC 91-8 NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will I a publ ic hearing at the City Council Chambers, 1200 Carl sbad Vi 11 age Dl (formerly Elm Avenue), Carlsbad, California, at 6:OO p.m., on Tuesday, Septel 17, 1991, to consider an application for a General Plan Amendment and J Hedi onda Local Coastal P1 an Amendment to change 1 and use designations 1 Recreational Commercial (RC) to Residential Low Medium density (RLM), and a I Change from Residential Tourist (R-T) to One-Family Residential (R-1-15), property generally located at the south side of Adams Street between Hoc Street and Highland Drive, on the north shore of the Agua Hedionda Lagoon, Local Facil it ies Management Zone 1, and more particul arly described as: Lot 7 of Block "D" of Bella Vista, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2152, filed in the Office of the San Diego County Recorder, on March 7, 1989. If you have any questions regarding this matter, please call Mike Grim in Planning Department, at 438-1161, extension 4499. If you challenge the General P1 an Amendment, Agua Hedionda Local Coastal F Amendment and/or the Zone Change in court, you may be limited to raising o those issues raised by you or someone else at the publ ic hearing described this notice, or in written correspondence delivered to the City of Carlsbad, C Clerk's Office, at or prior to the public hearing. APPLICANT: Laguna Associates, Inc. PUBLISH: September 5, 1991 CARLSBAD CITY COUNCIL " 4 City af [ LAGMA POINT I w 9o-.?L NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GWEN that the Planning Commission of the City of Carlsbad will h a public hearing at the Council Chambers, 1200 Carlsbad Village Drive (formerly E Avenue), Carlsbad, California, at 6:OO p.m. on Wednesday, May 29, 1991, to consi approval of a General Plan Amendment and Agua Hedionda Local Coastal Plan Amendm to change land use designations from Recreational Commercial (RC) to Residential L Medium density (RLM), and a change in the zoning designation from Residential Tou (R-T) to One-Family Residential (R-1-15) on property generally located at the south s of Adams Street between Hoover Street and Highland Drive, on the north shore of Agua Hedionda Lagoon in Local Facilities Management Zone 1 and more particul: described as: Lot 7 of Block "D" of Bella Vista, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 2152, filed in th.e Office of the County Recorder of San Diego County, March 7, 1989 Those persons wishing to speak on this proposal are cordially invited to attend the pu hearing. Copies of the staff report will be available on and after May 23, 1991. If have any questions, please call Mike Grim in the Planning Department at 438-11~61, 4499. If you challenge the General Plan Amendment and Agua Hedionda Local Coastal E Amendment or Zone Change in court, you may be limited to raising only those issues or someone else raised at the public hearing described in this notice or in wri correspondence delivered to the City of Carlsbaa at or prior to the public hearing. I CASE FILE: GPA 90-2/LCPA 90-4/ZC 91-8 I APPLICANT: LAGUNA POINT PUBLISH: MAY 16, 1991 CITY OF CARLSBAD PLANNING COMMISSION m w (Form A) TO; CITY CLERK’S OFFICE FROM: PLANNING DEPARTMENT RE: PUBLIC HEARING REQUEST Attached are the materials necessary for you to notice - GPA 90-2/LCPA 90-4/ZC 91-8 - LAGUNA POINT for a public hearing before the City Council. I Please notice the item for the council meeting of ” Thank you. MARTY ORENYAK 7/31 1‘91 Assistant City Manager Date Q ~~ 207-1 50-87-04 TERRY & NANCY BLACKMORE P.O. BOX 283 MURIETA, CA 92362 207-1 50-87-07 G & JEAN SAINT FRANK 11705 PENDLETON ROAD YUCAIPA, CA 92399 207-1 50-87-05 WILLIAM M & DOROTHY LAUSHLIN 36505 W FLORIDA AVE #690 HEMET, CA 92343 . -~ ."_" ~ .,. .- W I?-; .. x ..^< r. : i '5 .-. ! - 1;: - 2 . _i - - .- [; ?> .:j . ,2 .. " . ,- .. -" I . . b-i r.- -3 2- .- - i. ...- : ,- !", :: r- i" ~. i-"i f-: - i;: & . ,+ .'' I;;: -- .-, r.+ 1 :': . -i - .. : :- . . "... - - .. . ._ j., 77 A& i- L .: r- .. . .. t,.: ~ .. .7 . r" 7 . .: ..; I-i 1 .: . -.- .. . " . . ,. 1::: c. c'.: I?. .-: ._. .A . ": - " t"i 21 " 3 cj .". 1 " :!j : c 2 Q p. r- c: 3T ,". '1_ - .. i c-: I '.-I a+ .-I ;! .:r- L? P p; 6 ii' (2 ..I. $": -:= " " -.L 2 Ti :': d', .:: 2 q- L *.:: 4 e :$ 2 c: .-! 1.J 'I 0 L c'., - I?.. .. A .. ." ... .2 P .1 .. c - .ri > ;?J 3J 81 .?4 Fi.2 i$ 1 27 id - c4 rd cx ..:> c iJ i-7 s z : 33 23 2 .-I $@ 1:2 J I ;i $1 .a ; 1p-J .- 0 ?J e :d '..i .. LJ - q. l> 7 :LJ- I I o e 0.. G 123 1::i is: r-! G a c. -: i '. u i2'; g.f zqr- .- c'; c I-. f- t-.. e- a l:; x !;.i z ::.; :? ,:.. .-: :2 - ri >E i .:;: "i 12. 5, . .-: <: -' .- 2: 0 I;.! 3 fi. E ;i: !-;-; ti C. " A 8." : 1, '. I?.. .-. . - c .:: - '.? F -, ." ..+ -. j.: z i- ..> *. it .- I; ;I I.. .. zi I, ."i _^. .~ .. 1. .. - L i ,+ E c-:: - 2: :+ .. c " - .- GcJ P I" - - F! y .-4 !? " -& .-. ,.. '."I I" 0 . -, ' 7-7 :* -i i X" j" 1;: 8.- .. 8.- : 1: : f:.. r.. I;-, c ' ri i- '. i 1. L i j -: I -: -. .. . " _i - 7- .. ,?: -2 <:I ..$ - d .- : : 1-1 i: I. ! J'; C" ; ./ .-+ st (:I - :; :I.: I, .i 1- i .:j ::;: L- 5 :": . + - .xi -3 I;.J ('1 7 :2 .'J : -i 7- .j' .i I?. rl -2 .. izi z; 4 dl iq i'i; -1 ?.i :i i:::i r,r .:> 5 1: :.i - i jJ 23 - . .< . 3J > i!l .". .,-I i 3cIj u-c; I" - \;: c.4 c.4 I?.. ri L v- c: :* rz - e3 !xz 2, -. yl .-i !:. - LA& - 7- .-_ .-_ ::.. .- k*r- .,i 1:- * : ,+; r.4 iz c? c: . :$ rjr :?' .L .-. .., .~ ,-: 1L.r I" e I?., t:.: :z: #>.. I?.. C. c. pi i;.; - - ,.. - - .. " - _.? . ... .-. x i .. . ..i :. "7 2; 7: 2 :: -i L- - .-, i .., .7' > r- R -. -. ,i .? - ..i " -_ .- ". . - j rl': e.. 5 __ I-: "4 T- .- 1. .: L-J ..i f ,' I?.. 1; 2: "I i-:: :I: I:? r" ..-: ;I C? - ::;: .+ q:y :- i_ " -7. - :, i. _. . - I- < .j 1:::: c? 1' "! - - " .. - .i . .- i .I. + (2 .1 : ..:_ c -i r:: - .. <. .. j .".. : > 1 .: -: 2 ; -- - c_ ... -. . . -.- L.; :2 ;: 1: .j - _._, 1: .. y c- ._1 ri r- ... I.- I ! ." . : ;_ ?-I .-. 3::; :,:; t.: : j ; i: .. z'. i . .. ._. . . .. .? I L. - :: r- .. . _- -. L.. - !. - .. - r- - d.- "' I-.. 5.: 1. : ,- : C. .. - I_ _a - I. _: .. .j. .3; .- i; 2 I" 5: i' ;i e? T iJ 1: ;i P 'A p.. u $", I& : ;ret7 1: e.:: i-3 < .! " :;. .:< i ,! r- . 2 :- .:. ;- ,- -: :- r" .+ 1. .; u "7 f-? 1 .- " ....... -. .... i- .. I-:-! 1. * " _. 8. .: _I. I'.i c. .- .. :- : - . -2, r" .- .- ..: t- ,'i i" _- .': !. .? r.1 j_ " '; r 7 i-.; .. .< C' + 2: ..\ .. ....... .< _. ,. : .. _.. ,: -I ; ". .... .... L- ( ::, . -: .- .. i i -.- L4 - , . i -. . .~ r- - ,.. - .". ' :,_.r. ... .. .- - c; L. i- L.. .- c. : 5- I : 7- i 1:- :. . x.. _._ - . .... .. -: .... - :" : .. - ...... :-, L: ::;: 1. <" +. ., i- . i_ .I .. :: .. .- I::& __ a .. ;: .; -_ :-. . L; ,- .- " ._ .. , .~- -. '!i :.+ ;A i- I- ._ - .. .. ... .. .- 7" ..... i 8- .. : ..:- *A .; ; I. , 2 c&l .+ <; <_: .-: 'e . _. r- c :; j .1 . .-" .+. .:. i:. :* ..... ..... .-: c;; f4 c r. I: .- .- :' r.; :< .e .i E L .-. E5 I-.. & I*_: :-. .... ._ . ... : ,L: - .. c-: -7 .. p. ..,.: :.:: p: Q,. *..+ cy " ." 2 .> -3 v- i-: .-._ :; << T.1 12 -7; 5 c, z I' '1 x, +. -. Ci - k:: i_ " - Y+ :: ;:: ;J .r:. F- L t" L p.. !..: 1;:: y- c; .ri c:: :.- c.4 f: l-4 :' I- I" : ..... -_- !;; 5 t:l ;? C.4 D ri; f-3 i-. . .. <: ,;; La: !:i I. .; I. c. 1: ; -..- . .- .i I_ i- // 1:: >- ' - i, " L2 i: c'_ -. ' ' -. :'. i-.- ,+ .-I -7 : ~ 8. : - . .... .-. " .. - __ .. -. r.. il :-; : ..-. . _. .. . . _. . -. .. - .. - ... .. .__ .. . _. . . - " .- . . .- I. i .. .-. f >-; ". " ... -> L. ._ ... I-. - : :. ": r . i L. ". i. L: . z+ : :. .! < -. .. ._ I r" i i. I :. 1, .-! -: c.1 iy !J i . . .. ..+ .- 3. -. i - c-.: I ._ x:..:. i - ; i- n:,:. . .: t.-. .,~ --. . r_ ?e I- . . !", f.. ::.: L- ,. ..: ... ._ . r. . !..+ L: r+ .. ~ 1' . p.. !_ . r- <I i: ._ . .. . -. ..- -4 q- - .. .. " t -. 1: ,:: 3: : " d 0 I 8. . .. _. 1, i ;. 1.- !. . I. .. i -. '.j ". i. 1 .- :I ..- .. j '., ;-2 :- I .. Y .* _1 : .- - .:: ' . .. i.j -2 -! - " i- .. -. i. - i- " .- LA L.- b-4 r:l c .! - " : -. L? > i:. - .. .! r:: c.i " " .... 2: I"- - I L" .. .. " .. - .... .- -. .. -. - .. i ,- . ..... f 1; .-\ . + .... -.:.. .- - .* .i " .< - i: .. " .... i- f -. ,:;, i 5 .:> 1 1, f 4 . + ..~:i --: = p.. I" < 17 1 :.:a 7 1:-:1 .* i.; -2 p:$ c:: .. . .- - .-? - i -: . - -. . -- #. ,.e. ki p: ' . X.".! L.: I:'.; c4 r i.: w & Q c.. I.' 4 -. -: ._.. .1 t:. I; '. c .. 4; - Q.. p. - ". i ... c i e': - i- L 12 CJ 1-1 I:.; p. 2.:; - .- -. ._i .. . ri .r! I &. i: E .. .-I i?i .I i - E a Q L. _- -. : .? i> -, 7 n & 2: ,:;t c ..I: ;E L-7 (-2 A-: T+ U'! V'. i': !:".. II I-.. F rr.' : x:;, ;? 13 ;? c.i -: + . . -. 4 I-? I- k i <:; a :r; 5, .-. z :$ .+ E - i - ;: -. s: :3 j h.J c: i-:: L A. .-_ - i .. i' z: ."' i .... c - -5 .I > 1; 4 r:, I: .i i_ + - L ... .- - i.: .- __ -. . >- :,> _- ;.' -, T c: I:; r:: I._: :.: r: Lf :$ i-i ... - i:-! _. _i ::: .> ; - . - ..I 'C. .> +, ?': .._i L LL ,.. :j: /.d ez2 <:. 2- .: : ..:_ w :I I. !? .i r-7 r:; & - i> pi -2 .i ,;8 :: 5- -3 R c 1. c; &; -i i- t:> c:i : 3 f-: LY: p- s - .. - i .-. e" ,> ;'. ,_ : - .-. i .-. w r: ." : :- ! -. : I;.< c -i r;, e: .? ." E: i- ;r. " 77 r" A/ i.. dj ii: ;. ::, ;I p.. :> ;:y i', 1: .J c; 2'; .* :', c.'.. y c; <z vi (2 . i. +. ._: c:, ;,: 7 g: ,;, ::: -> i; i .. r .-I 4 ."L <I: ; r" i I:'.. L 0 @-+ ;I f.4 J ..; ?: - ... i -' 1.7 - .. : j- .r ~~ 74 p- +; 7.7 I (2. .. .. :* ' : ... - .. - :i d & :% *') .+ 7.- i'. 3 r', 7.- "! 3.: .' .- 1;:i u; p. - r-4 e r; z c- -t. c.4 <;: .:> E . _. .-. - .-. .. x:;, - 1% :i L:: ::: c'- z. r-. ." .::; i. L. E;; I. [ .i c f .; L .r+ .+ I: .... . - 8, -: :- 1- .. r: 4 c': L' :>.: I-. 7 p.. E .+ i 1 .: : c:r L ......-. .. ... C". r: ..- . _. - . 1 i _.. ri L L: ::': n. r- I" 3 x? 1 I.:; 5 1;; ? 1; .l i': :- -! i .; . . -. 2 t.. - t-. .> i'. i 12: :-! ..I: :- c.4 p-. t- <-. c; c i r.; i: e. I.. : *-: -2" .*.. r- .. 1: . i Q:i 2: 1:. L> -. 1 '.J .. .. " !:i :' c ' I. ' I - .. i:: .. j?-; *::: x; : 17.; 1; " I;> .: : c : rj I?. i :": 1; i 1.- : .. c. 1: I - -._I -4 .- i- /. .... -: . r' >- t" .: . >., .i " 2 .. I:' ': ...A 1" ..A ;; i-: ._; :., e- . .., ... .... 7+ i- .-. II I. .4 2. - .... - " - ... i2 '5 , . .> -. j: 3 :.: . 2 i-: i: .. - _. ~~ __ 1- . f.' , , i ' -:c ' : 5.. ;_ ": 138 /. 1. ..: .- .. i; 1- i L- L t. _- f , 1" t:;: <. ,:;, : : ..": : ^. i .; - .. t y I-.. .. ~ . .,, .- 5 : i: c: .~ "i .- . i .. ._ - ... - .- r- .. if i .> i -: .. .- r' <: ..i ". '5.: i " - /:- -. . i.. I .- - ... .. .. -: L: :- - ." .i -. L.. ... - I< .. c: i; < 4 .:./ ..-: ,-: , '. I *.I .- _. .. a 5-7 .": <:; 1- r" :; :. : : -: c-.. i. ! [; <" 7 7 I: -! -.: 2:: - .- .. , ,I ._ ,-.: r- - i': -7 -2 P-: . _. .... .- - 2: c> r.: r. .. :: i : 74 c: -! i.4 '- -i f':i ;, 8::: c. .;: ;- L. -2 L f L- 2': i:! -<: 2 " :; !. ri :.. 1- :: 17: I- I" .-' T-! i < ;, ...... -! .... ... I k Y. .' : !, .; ' : . - -._ - .- I' -: - . ., - ... . " " ... 8. '4 .. .. .. ., ... <,: i: ZT iL. .. : -_I " c i:: &< .y f -.. .. 2::. > i.1 j r: <: t-: 7' ... .'" 1 + r" ::i .-I > -.. ,4 :.- .+ ,-i ", r , :: ,: > ?" T: ,A, ;5 (.; p -2, -; ._ . .: 74 .> I-.: :r -.7 i .. - I-! " ?< : " : I t,.. r- t . -?; c.+ " , : ;., L-: " (.j i:; ti- (' ._. . .. .- : I .-. ! -: ..- . . -. i .... .._. .- '. :. r- ._: . .. ._ ... i . : 1 I.. -i i. , -1 .~ :.. ." t- I" ! . ..i ::; I-" I, ,: ... q,:- .. (.: 1:: i: L " I. .. ...... .. : 1- . :. : -. ;I. :: -1. " - ... - ; :i ;.. i . r - i:-; ~.. ,", .- i;; _. i.i ;:. c; ci .- . i 3: : 1. 1 1. . 4. .: _. ... c .: !::. 1: !" .. !_ l- -: I._ .: -_ .- . 1: .: 1. .. 8. . 1": p; F" f -: 8:- ' 1. - i . .. .- . 1.- : I.+ . ... i" c: - ., + 1: r' _. I. 4 1: .. r- I- r- - r" .- .. I " - . .- .+ .. 2- I_ . _- - ..I c.- .+ .- : r .: ". .- - - c; i-4 i; ' "> I-: -+ <.:; > -3 7 ... -: ., ;-, -r. /.-; .- ci c.: < .i -_ .= .< - " . - " I-.-, .? _. r- -: :.__I - 1. i t.: .. (:i ;- 2 ?, I: - I-. 1 ..:I - :=: 2 ,:;, r; :: .i -2 + <ii I -. .- L. 3.: + .. L- !. '. -.: -2 -i . __ " -2 :. . _. L ." i; J /. C', < -2 - <. I- .. . -. :- - ... 1" :. Li - .. ... !,.. ,: ... .. .. ..I - . .~ ;. * '< - " ;.: - .- - r- r.: . .L' I"! i .d I. -.2 3 , j t ..l .i; . .- . 4 .' .": .- - .. .? . .I '&I 13 .jj . -_ _. : : c 2 ..d. -. -4 i-. R .... I. i-. i i-x Z & i. 82, * !.: 5 i: .i -3 -4 i::; -,_ ?. -. _i .: _. .- :: XI Ti .- -2 -3 2 4 i-3 L c: ;:* i; T f: (2: t:! -"I rf (?, 2 " "I .A -: .., - - - i-a * .(- _L -7 .. - (.j -i ;: .c , '2 1 r- .- - . J ;j <.- i..; :- i-:: .. - :: - . , .< 'j " J. .f .- I vi j .-! - -: ;.: r-c : ii : -. ! ;La -2 -7 - A :- :::: z : .* !"! <;I -2 "4 3.j 3. : J i", .; I" .I i -1 _. 7 -4 -2 i-! .i -. .. - . .i --. I.. 5 f:;l :.L .2 0:;s j r .j z i-:i J .& 0 L .d '2 k:i i -2 4 +" .J'i - ..: r- 2, '< ;:I y ? . r- 111 ~ f .j- <:-j c$- <-j .. I-. 2 q- - ; .k 1:. r- 3.2, 5 L:! -i; :;.i -2 * (2 I-. 2 rl ._ i $1 I?.. - I:> - .:2 ;$ c'.d i.- q 1:j I-. f !-. 2 i.4 (3 I LJ a::* d t.11 : t- le. 'i I_ .... I. *. c.; 1) i::; -. I:: 1: .. G .. m; I. + 1.- . v .. r- " fi 2 :<: .;- 3 i': "_i .I: 2: ,;-; . :?: 4: :.. :* ..:_ ._. -. ". - - . .,, - .I - - .::J :>. " : i.: r" ._ n. r+ :-, L-; J: i,:i ,: , - ;-: 4 i. .... c.1 t.2 t-'-: I;'.. r- i ': .,, -- .?: [2 c-: ... 4" r- i; ,:., .... .;r vi z+ r ?; 3 L?! G .:I c.4 ;.. t-.. i Y- ..:, ., . - , I:! y :'I (2 ::!J :I L:; L T + ;:; j.7 ;* i: 2-: I.. i-; ;> Ej f .! p: t" - i': .;+ i-:, .?l ....... 2 .... i: z .... -.-. .._. .-. r+- " .. .... . .-i a <:! f.:i ..i .: ; .. ..:I .$ ,:.: 3 .+ ,:-x :s ._ 1: .. z 5 c .. :.3 iL: k ." ;". i', ,f - . .-. _- t-4 .. C 1:. i. 1 <. I < I_ R 2 :.< :? c -P: $"I & 3 j f? G ;j 2 _. - ;< 1.. , i-!: ;; I." ,: .j! .:. L:l c: :> P - " .. .... : ".> i " c. - f+ <T i ., .. Hi t-. I:::; if! (L' t... i- :; I, *i ,- I:':: i?? 2; .._. L-! .... (3 [;I :. :r' L7 (-2 -: .: :_ -. :. I:, . ... .i . ._ .I 7 r:, ;:" ':* :* L,? i2. 2 7-f ;- 21 1. >: f :: :.. : l;-: r_ < J z r;? (-I .. ,": .-. , .-, .i ...... L.l .: ,+ ; r-, L 3-4 ;: 2 p.. v ,:> > .+ 1.J .": : .4 it.. i. ,.-.: .y ri !: p\ & "! e. Q 3 L3 ..- I: ; x: !: .: i-: c.4 c e i-.: .... c. I.. IL j--1 2 ,,": ;; .& :- [ i --: ti (-: : tL __ t-, j-: ?, If" 2::' ._ + !: < !I ci r: <i - ::; ..: i: .- .; : - i -.. I:-! 2 i_i i 1.. _..-. c c: 1: :.- ' 1;:: /.. I._ 1.. I. .i i: . c -. Li.- .. I- .- I:. $1 : [ -; 1:. *. I._.: p.; 2. : -. z .: ! i E.-: c': 1:. - *. .. [:- 1.- 1. '$ I." c c: ! 8: : c i; 0. 1.: I" r- I: : t' .i .. ._ i- - i b t- .- I- - .: & :- .. i:: . __ .> 1:; ?" ."I x:; Li .- i2 :.I i i <: .: c; 1 ._ .> L- 7- L : -j _; -> .-~ ,e '.: ., .. .. .. _. . - .- .A _- .. - .- j :-: ~ .. \ .-I i.:i c. -2 .- - :! :I .. .. ... " .: : v _.. ;r ... .. ,- -: . , . i ": . " .? ..- - - .. '. ;> <;. c- c.: c: f .. :I I. :, - ..". ..... -i L': :: ( .! -:, -: .. . ._ :. j - " :- '.- ~ . - _> :j ,* I-z ~ ". ... ,: " .. , ... .... : .. .I .: - .. i 3 :;:I <.. ;": " - ' , -:: ; -: ! 1. ' __ c .: 1 7:. -. .-I :: i ... .., :. -. -. .. .. : -. i' i .: .. t -! L< . . _> ... i , 3. j . ". :. .: I:. . ~.. - . ._ . i. LJ f-. !. . .- I- : .. I., .! 3 .2 c" ~ + c-2 -s <-: t" j " I "? :. -: i 3 . .: is_: *?. ,I 5 .-.: _I_ - .. <:; "\ I: 2 '7. y i- L : I.. : '.<I , ...... I. i . .-; ..; : ; r- -1: I. P. , -:. .. .. .. -. .~ .. ... ... I,, .i i" I; '1. 12 -:: ! -. - : c: -.;. .. '/ '.; i J ,- I -j _. C" .. 1.. ... i . . !. j ;.. " -.< ~ L, : : .. .. _. 17; r- _,_ . : , .. sf L. "2 2": 7. _: : <'? r.-. " . .. .. .. .. T+ j .' . , . " ,- Et r- , i _i *.i :.- ! ,I ,. - " .. t-.. .<.- ~ 3 i. : 2 .I ~. I . . : t .: ." r . -2 I: .... + I. :: 77 i,. ;.. .+ ;.. - 77 i ! ., r. -. . . j. ! .: ..- . ._ ., ...... ... c_. :.. I. .... :. > ,._ I > .? : < :, ..,: $12 -i SI;, :. i:. f: ::.::r -.: i : 3: ;. .:: . :: - I .._ k- .,, i-: :. ; i. 1 :-: <- ;: .i i::; < .j i-,; '.Y L. ! .- -> c.4 i-; 7:- c: j. ... j j..- 7 - i- .:, ... -J .> ;-.: . ... :> :" - :/ - ' 1 ... 3 .d i.)- 2 :?* - i3 i- ;! 3 CT ,+ = :'> - i 3 ':I J 1. 2 Cf -3 .::t i- i-. :;j i. .i LJ j ..i 1; . .- - I -, -. . . _. -. .... ; '. p '7 I. i. 1. , :. !, i .: . .. - .- c: - I-..! '...' 8. .: __ _. e. 1.: I._ .: ," 1. I " - .. ._ . ._ . .. .. 8. I i .. .. c; I. .. -_ i - .i " -. - )". ,: jr ... i _I .. - j r. !: .. .. -* - i- .. - " .- ,. :- ..... ... - - " .+ , . 7.. .r 4 - ;I !: :I ; j ;I .. :I .rl :.I I. ) 3 I:.:; .- " __ " ._, 'i I, ;; :, - ri - .. .. I: 3. . F- .> 'i .+ j?: _- " " - ' *1 :j I;.; ;3 <.I :. ?J " -, -7 ._ " I.+ :. .- : i. .. " ;I.:: _i : .". f, .. : 1: : I. - _. 2 k- * :: " -7 . __ . . - - L'. " .. . . r - :, -: :, ... .. ... ii: Li :.I i.-! > -3 :. .! __ ... :. .J y " " < t'~ " . 2 .. -. t. I .-. ..:: - !. (3, i- Lj "I $ 7- :. ", .-. i ! -. I -2 i,"i ;;. "4 11 .I. .- .... ._. . :.-: - 7 -j < -_ i ..... . .-. . i ,. - ::I -3 - .. - .- ... " -. . r- : I .A .; ... . _. ~~ i-/ - $ r_ _. '.J "i L - 13 2 c: 1. ..j ;I i - i.-i 1: :! .l-l r- .-i > ( .i 2 2::t d "i 3 r-. .: ! ..) : t. 7 :: I- (28 : !. ) 'I! :;.; L- ?j- I' . I:.; <2 ?+ L- ._ ... :i .- .:! - : J, !? 2 -lJ 13 r- I. -2 .:I 3 ,::x r- ;3 J! !: .i ::-: :q L" -: .i < -, - .. . i j -.. .- .. . i - ij :j . . i c.; .. ,,. <.I .- - '.: . .. .. " ,. c.: _- .- I:. .. rI .z 1 ,, g r- .:.. ,:;, -.? .v 3 is .- ij ..I r-4 9 "i I-. - !I.:+ : ,:;, >> I: 3 7 /. .i a !:.:I z " "2 - "4 "2 .- rp I ..; Q; I?.. I".. 0.. 1: '. e c.; I:.: 5; w ls; :.j r." z'> ;?: <J f:! 2 . 1: .,, i I- *. j j? ij <; e r ,-% c> :;: ,2 ::. : i J :.- Y* k7 :? i-:! 3 r' : i _.. 8:'. I-. z r:J i -F L1: r- ,:: ;T' 1. :-: i.: i... r+ i:: . 1 ... - - 'i c .li 3 .> .-. - i "' :- .a: 8" -> . '* .? .e .,+ Q i - i .I: fi f? r= f t-: ,-:-: .1 i : &; - ..> -5 " '.Z xc': .-. .-. L: i': (2. -2 ........ '> ... 74 L : 2 c: r- *:-: :> L; .- r. ,X !I.: r f-; 7: q- i-i $2. $>-: c; 6::; c .. " :: .. .. 1 - <: <- '1 c .' c: +: 1:. - - ..... - -. " 3 ,-... : .+ $." :: i .-. \? .- c. c riicl: i: 4 c:> i: ::, I-: k :> 2 k;; (it --: -c .,, - ." ri i 2': :-: E-; ~ r-.. 1 1: < i ::' .-; ; -j .?j .. (i z- c- i'! -. 0:; r. 2. : .-.. 1.. i c; 1: .. 27: I...' .... .- . x::.: !"< 1; '. r- :-. -:i - - I +- .. - ..- i t .. -._ .. {:< L'1! . -- -. ~ %.. .. ,- &- .i ....... i- I-: f- i; I, .: :+ .** . .: .. !'i .I_ .:+ [ 1: ..: . + <:: 2 .- ." i. i :: *:;: :. - c. ;I - z..? ". ' !-i .. r? i^ !_! c+ 2; f.: I__! .y <-;: -> -2 $"! -;.> -: c> y i": - .. .._. %::> i .-: .. :.'! ;. "7 i: €:: (2 -::: 1 ;; f .,_ '! " : . i:. :: i"! ;:: ri <"' ..: I. 2 1: .; " I-. :: c i - t:: C :: i -: r_ I-. :I I: i L I. ,I .: 1:: :- I:> i: ..- I: .; --. c 7 j-; i: ; c i :.r c.. <. i -; c 5 <"; .-. i- : G c- _. ..: '> ..: - I. .. .. !-.: ..: . _- .+ c: ::: . " - .J i.d €.I. " _- ,.A -- . _. .: .I - .. -. I .. 1 _. - .. -. i- ,i :i ... 7' _- I -. .. i_ i .: r- .. : , - I '. :-' , .. .. , - .e 8.:; .; - i r: .j -ri - T' ::J c'.; !?+ .:' <i ;, ri L e- t-t :, T ('? .- -. .i L:: ::: (2 if; .~ L .." : , + ;i u'i r-, ..' c.4 r '2- c;:i - x::, ?" LYf ;f c.4 i-: q c: '? E <? <<-: c.; 3 :$ -_ .... :*l 1-i c_ .-. ..i . ;. L. - L ::: !$ :. ":i i" L; r- ci .i cJ :z :% n +; .' i" c ;: :; (2 * ::I :y c> i:! $1 $ z 8:: G i- i4 L: 4 c p.4 "; <j k-j I-. ,." r-. r Q I". b? I$ [ .i <: f:i e> - -8 1:: ,> l:.j 1: '. I.-.> - s-:-: G 1; .i ,e.. 1: .. ... % I ... _. ... i *ri v4 " -4 .... ri Ti 1 :., : i .. '" , .-. , :. . ;.- .,. -, 2: : - .:+ ,+ ;.: __ ... -i .: ..+ Ti -.: L r:? ::j f-j !..> :y c I: !L.. :j : :* - .. - i i -_ :-+ i -j dl 1- _: -:: ,:'.: r_ > :.i i ; :;; f ': -. .. 1:: i- :: 1 7 C" :"., ..I 1.; :+ f .. ,: !: 4 L 1 .. ' _i I: : _. .- t.;:: . .' i ;. i: I, 4 !-: c.7 I-: I. .; y- t- f' ij r: F i- FI h> r-y .. i . " .-.. T-! I. " i : ::. T+ :-! : ..... ... f : Ti 1::: I: '. " . !; c L -: c. .. 8. . f.: " *: : (1 : !: i . ~- i- r-- " ... 'i " r- ,-3 --. _i " ._i __ - -_ 1:' . ,: : nc-. 1:: 1. . !:'- 1:: 1: ; I._ : i_ .. ~ .- t. .i .. ... . :; .. .- -. " " !. .. .. .. ... ... :: 2 -. ... - ., -> .- t: .. -4 -+ .' 7- _,: j 1.. .j .' _- I. -: . i .. i' ..: - .i ..... ... ::j " -2 ... .< ... c- 8. -.: i - :-! :j " -7 - .- i. - _! i'"! c.- . + I:] r.i -< .: i,-i <": 3 .. ..: -. -.; it (-I j -; :; i I hi ... ! ;i :" ..^. I : cj :: r: *.. :-.- <> zI i 1'2 1": .+ " I."! " ._ - . - .- .. c .- _i .- . - ;2 r.1 z j- ; I-i ._ . .. ._ ... - - - .... ...I < 3 .$ "I J'! 'T' I:;* " : .+ > ": <,;:: - -: I: .L i 1: {L, <'! ! -: :-! f-2 y - . f.: .': ti : i ; " !:I -2 7+ .- jj -+ >j " L ,: r- I-. .- r.. A 1'" . .+ a_-: r-. r- p.. .% t-. 2 !: .? - ..- .". - ._. - i-! .+ ." _.i ! -, i t .i cz c> I:;; < .$ :I .": - " ;-- i: .; c "~ : '. ...- L.. i: ,.-: L : .- "+ - - - 3 -. ;.. 4 , ?..! i-, - -: .$ ! ! (-2 - 2 - 4 f:: '1, ... .- ._.. 1- - - _. I. :!j I.4 .- i-.! v I: J -1 c* <j '.i .s L : 3 ...... : .. " . q;: "2 j +z .> - Lli ii -3 ,i y <x i 1.3 r- I-. z f;l - ::> $ i7 * < .j :-> g i' ' . 'i I.,, 1 * ..- -._. .. c : :a ,-: c .-. L.: e: .. "I c.; p..: r.; 1: .. 12.. 1:. I_. I:.- 13.. i;. I?; - " !: ': 0 . .: ..., i .I .." .. .I I:.:. .-. 5"' .> , ..., ." .* Iri y. ri *. F- .>J ._: , :;; :> .r; x .-I id 2 r-. '1 ii + .-, - &: E ;.: c.7 - :y ::i ._, -3 i =-I $;; ;': t. ::; & - I-:! c- " ./. " 1.:; (j .a f:! . ... i.3 .ci 77. 3 & ..:> E :x I-.. -j i-; c> .:j ,"d -> - ,.,I ..: :7' L -, . .'; ' '; .?. I .I i- & & {j >'{ I 3;; F r-. :: .+ - 2: 7- _-. L . 4 - .1: .;, .> ., 2 ;, z..: .+ .. -.- i. .+ <x ?; z"i 1;: - :s (2 r-.. A y: +i . -. <> o'i I:> 3-1 P zr.2 :I z : CIS :I <> 1": .?I I.: I i ..-I a c- p. ,- i> $-> .> ::> : !" :>-z ,,,*, ::: .'? -. . .- - .-. L:! -1 fj .o $. '.; ..- .- c * c- _& r . !,: (1 : . 1 .; .. -. -.- . " r. :j I-> ;: p> .!j n ::. 32, ':.::E .I ., . " .i. L-; T. ::I . .. " .. x, ,: ;j I: ; , .. 7 L ,: -:r f:;: i: .- - ,I 4 La :p ! a$ + r" 3 c! c- 03 : r.1 E t; i-j _I -. .- i, ,: I^- -. . .- ,. -. i._.. "; ,+ i- r' :- r3 ?- 1% -: Ti i. I2 'I: L::! ;: . .., zi .. L .; --. y' i '? _. -" {'.I 7" I -, .A ." " L- : ,. 1r.4 E:. <$ i-; i"., :- 1:': :"' i i $" e- i-! ._ " .. () $ t$ 5 i.i 3 ..2 j .. 5 < ": :, i ';: T' _. 2 - -. - :- . . .. 2. 'i - -.: ?... Ci.. c. 1.. .. I:. 1; " c y r" I-... !: vi i".: A I: .i I:..: ,.::: I?. .. 11.7 c: 1: : 1; .e-+ - - .... -: ... r" . .i r" - - - - L -? .-' - .d - 2 " .. P -J ... - . ._ 1- 1; i !. t 3 .. . ' ". ! .. - -2, " - .> 1 ,- i. I... .?' -: i !. -j <,-: = .--, , ,_ <".: y :- L ,: cA ": ?i _1 : . P i: ... 2. ..-. !- : I: ,j <2 I.'.. . r- :: .i I-?' L_ "I L. " .. - .._ r- L. . -, ,." . -. r" l-"; i-.: - .., -. : .- -i .- .. .- .. -2 L; '"- .$ ". i-, <: r d " I. j .- t., I: -: ii . . $1: . -I L 3- j- .. ;::I " .i 1 -i --! 1' ~~ -.,7 .- *" L :"., _. - . .. L.- 2.. -. ~ l4 " . . -. :- i ,. ,: ,1, . + r"> i' c - t. i-r .s :.: i- .> -.: i,: !"! "- *... i, -: &: 2 a,... . . '.". --- -: - I -. .- 74- .: I. j r" _. :; " ;: ;; c .; i- :" L. , L.. . ." :' .: ... . __ I:.:: . .. - "7 .-- -. . I_ i: .- < .. E _. .. .. ._ ._ . i . 1.: 1 .. .. .. .. __ .I .. L.: .* L .,. c ,; 7; ::- I-. - . ...' -._ ,^ ri i- 6 i:: : .. f-.. .> !. ., {" v: :-: "4 .- <.; 2; -e < -. .- i, -,> 13 I: ,:-:: .:I :::: - I. 4 F- 4 -: i-'- :: .. . <: 1:- I::-; '.e" : .- . 1. I-. j c .? c .. ,e .. ,: ': ?: : c .- ~. ._ . -. .- : 1. : -: 1.: c-: I i: . " .. -. c_. ! :: -.._ I:.:: i" .! 1. .- . i 3: 1. - !._ <.. .: .; ,: . - !: . .: I:: <: : I_ '_ i: .. - ._ -. I -: j. " _> . .- .: I, ! -2 " . " 1. ' . ... .. . _. .. . i ": . .. - ._ Y 1- ! .. 1': -; .. I, .. _- .. .__ . .. - \ .. ... r :. .. ... . _. . . :, I. i - _-. - .. - .- : ": r - - -: :. . .. . ~ . (' -2 .I : -. - _. ?> , -: -.x . 1 ,. .. r .". ._ y 1- i < .. .. .+ .- :r ( ., -. . + . .<, j ! .. . I .. . :? c- .:.> ( : .. " .~ .. -. .- . .. . , .. . .. _- - e.+ "J - i 7.4 .j :. .. .- ", . .- - ;j r.: i.. ._ i-j : . r.~ i'i ; .. :z 7 ::.I 1 z _i I .. r- I_ .: <:I - -; 2 i_ j :3 -2 , :,- .?.x ,"- -. i t" I" -._ ~.- i!: : 3 >-I '.- ' - _. .L' .. !:I !::I -2 i -: "3 (-2 "2 1-; - (-1 .:+ 82 .: ? _. 1: = i-) : _. 1'1 -; (1 -2 4 ::! :: "! - <'j - _- : ~,- .jl ,-I f r.- 0 .$ 13 :* :.-x ." 1 - ? L -, .. r' i :.-a -$ c? - r-. - .v+ ._ ,:;, .I 1 2 ,i..i - -. r* j (. +> .$ i-) 3 ' - ." i' .; 2 * jj f .; i- -+ cT - i.4 rsj r-l "I i'J (2 r" c. - ~~ :' -: .. - .* "- " .: 1 -i J : i .. ! I. .-! s c.; ._ .. " < -: i_ ~ 3 !:ii i. 3 i :j r_ i-:: .-L 3) ._ : .. -z - _. . .. .- _. . .. : L .- " .- : .. ~ .- .. . .. .L. .- " SI ..- 74 ;': .-. - x- '. .. -" "' 1. ,-I .:! - j'; !:! r- (:x - i: ... j . .,A . '. - : i :.-. :_j . ': .. e -. -_ 1. i ts t'; +., I 1" .. :- 8." ;fi - .- .%x - %> " .+ T, - <-z fi Si 2'; !fl E i": c .I ;$ ,::, x ::: g'i : .I .- - f... +I-! 1 !,i ,zt .:r $" L7 #..- =. ;i: *I +. ::: :x r- .._ .: f .; :?' : .A L:. r 2::. .: t::! .<: f j c: I-.; (2. .. -. .. c, .... 3.": - @I; ": t.; s'.; 0.. p. :3; e: I" .?i <: -;. ,2 qj i. ,;a qj c '. F L> G e.. fi :;; 3:: yi 2 :;; .& !.f 2.; I-.. :x I?; i II: I?.. F- <:t <: i.; :,- - .> - c; (2. iz L. C.4 R r; i-: a k: 1:; c: r: -j 1:. L. .. i .. - i I .7 \ ..jJ z !. .. -Le i.-: . .+ -" i i r- -> .:. ~ -: :.. .r i:; 2- f .. :: 1; .( :.-. ..... (7; -:: ! ! ::: ,? ST: .... ..- . : - . .-. i.3 E z: : ' 7- I ..J I ... . - -. :i ;.. ... .. .,.. - i. .i C !- J . <'-. , i: -. .. pi .- :! (-1: ! - .-, I>' . .- ." .L j?., i .; 2: " .. - :. i ,".. %... c; i !:' +, j:" C.i -. I-.. z -+ f c.; & 1. .I c7 i 7. _. - - -.- :e I": .* ,:, F ,+ I : I:_ I: i. i f: '. .. -_- .: .. .,, I_- . : .i _-. ., - ,- i.4 -. .- i-; 3 (-1 -3 . i .~ - -> r! i: i" ...... -.. .. . i ::-J -i .a <.I 3. ... .'. Z! rj :"x .I z <.s 7: i .: 7 .- ..+ 48.-Q :$ : .* 2 ... I- 1% 2 ::j :? C'J irj -i '4 e1 __ - ..*a j .;> I .- i-.-c -+ I._.. i I:; - ,z: i= !?.. f& ": h " h - -. - .- - .5 __. ;; : . .. : ._-. I.. ,: " .i: " > .- . -. . , .. ,-I e:; . -i .- . . -., .. - ..... ... ,-.. ... i. ./ ... 2.: s.4 e: .. .: <-. fi ::: *: ., -:: r" 2 ':- j ! i_ !1 -2 >.+ :+ 2' i -: r.. :. .: ." i -! :L ir.4 (;.: :.> i-.. ,. .. ..... ._ _. " r-. L L -.I .- .- .. , .< .- - ... - <!I: i.: .. .- . x... .-. : I 1 .. 1:. - -. :- - -~ " .. " _. . -.. .. * " i- ';T .: : . ,- .-.i e- 1 __ I"! .... - ..< ._ - - 7 " $;I ..i .. . " .. I, ..-. Y ._. . .: -2 :. '. __ " .. 8:;> EL il; ;; k:! .ri i!: ."? -I: ... :-: r" I - ... t-.. I r, r_ ; '.: .; :..'.: ." . " . .- ...... 1: i -;; Z" L- >: : j ... .. i. 1 ! :: - - i -: " .~ - - " "4 -: -2 .. ... - - :I -.- . : 1. I" -3 .!! i. _i _- - .. -1 -: 1 !?.. I:ii .* j :" - j-/ -2 - .i i7 ri = -3 ;2 .d " .- - - p, .I I-, $ ;;.i a I-. i .$ J :=* - :-. ._- L " 1:- I: _. i. .' : " .- ri ! .i .-. .. " : -: - ..... .. .. ._ - - ,. , I_ . . 5 :-: , - : ., . -. .4 I.- !I "- .- .. '. .>. ..>; -, -7 :I ~ 5' -: A L ; t ;::I 2 " .. .? .d -i n .- <:> - !., 1 i:i i -::t 3 t:s t ::.: [>. T$ 1:j .... ..... -2 _* - "4 - " . -. : ...._. . .- J " .i ! i. _. ? ... ... -i .. .. x >x *