HomeMy WebLinkAboutRES NO 045-06
RESOLUTION NO.
045-0.6
RESOLUTION APPROVING GENERAL PLAN AMENDMENT NO.
04-1746, AN AMENDMENT TO THE LAND USE ELEMENT OF THE
METROPOLITAN BAKERSFIELD GENERAL PLAN, GENERALLY
LOCATED ALONG THE NORTH AND SOUTH SIDE OF TAFT
HIGHWAY BETWEEN ASHE ROAD ON THE WEST AND FUTURE
MOUNTAIN RIDGE ROAD ON THE EAST.
WHEREAS, the Planning Commission of the City of Bakersfield in accordance with the
provisions of Section 65353 of the Government Code, held a public hearing on MONDAY, DECEMBER
12, 2005 and THURSDAY, DECEMBER 15, 2005 on General Plan Amendment No. 04-1746 of the
proposed amendment to the Land Use and Circulation Elements of the Metropolitan Bakersfield General
Plan, notice of the time and place of hearing having been given at least 45 calendar days before said
hearing by publication in The Bakersfield Californian, a local newspaper of general circulation; and
WHEREAS, Mcintosh & Associates for Centex Homes made application for a general plan
amendment for property generally located along the north and south side ofTaft Highway between Ashe
Road on the west and future Mountain Ridge Road on the east, as shown in attached Exhibit "A," to
allow development of a single-family residential development on 186.66 acres, more specifically stated
as follows:
General Plan Amendment No. 04-1746:
A request to amend the Land Use Element of the Metropolitan Bakersfield General Plan
from R-IA (Resource - Intensive Agriculture) to LR (Low Density Residential) on 80.07
acres, from RR (Rural Residential) to LR on 37.06 acres, and from RR to LMR (Low
Medium Density Residential) on 69.53 acres.
WHEREAS, for the above-described project, an Initial Study was conducted and it was
determined that the proposed project would have a significant effect on the environment and, therefore,
an Environmental Impact Report (EIR) for the project was prepared in accordance with the California
Environmental Quality Act (CEQA); and
WHEREAS, Policy No. 14 ofthe Conservation/Soils and Agricultural Element of the Metropolitan
Bakersfield General Plan requires the City of Bakersfield to evaluate ten (10) factors when considering
projects that propose to convert designated agricultural land to non-agricultural uses; and
WHEREAS, the Planning Commission and City Council have evaluated the ten (10) factors
provided under Policy No. 14 of the Conservation/Soils and Agricultural Element of the Metropolitan
Bakersfield General Plan and found the following:
1. Soil Qualitv
According to the U.S.DA Soil Conservation Service's Soil Survey of Kern County,
California, Northwest Part (1988), the soil types within the approximately 80-acre portion
of the project area designated R-IA (Resource-Intensive Agriculture) under the
Metropolitan Bakersfield General Plan are Kimberlina fine sandy loam (174) and Cajon
sandy loam (127), which meet the requirements for prime farmland if water for irrigation
is available. As of December 31, 2004, there were approximately 1,67 million acres
under Williamson Act and Farmland Security Zone contracts in Kern County (Colleen
Gallo, Kern County Planning Department, personal communication August 24, 2005).
The loss of less than 100 acres is not considered a significant change to this resource
as it represents only 0.006% of the total amount of land under Williamson Act and
Farmland Security Zone contracts in Kern County.
2. Availabilitv of irriaation water
Irrigation water is currently available to the site.
3. Proximity to non-aaricultural uses /4. Proximity to intensive parcelization
The subject property is in close proximity to non-agricultural uses. Development is
planned to the north, east, and south of the site, The site is significantly and unavoidably
affected by its close proximity to urbanized areas and Ridgeview High School due to
restrictions on the type and use of agricultural chemicals, pesticides and herbicides.
5. Effect on properties subiect to "Williamsan Act" land use contracts
Due to the extent of existing, planned and proposed urban development in close
proximity to the site and the lack of adjacent lands under Williamson Act land uses
contracts, the proposal does not have the potential to have an adverse effect upon
properties subject to Williamson Act land use contracts,
6. Abilitv to be provided with urban services (sewer, water, roads, etc.)
The partial improvements of Ashe Road, McKee Road, Mountain Ridge Drive to City
standards and Taft Highway as a State Highway for the entire project area frontages will
be tract map requirements. Utilities will be extended to the project site from nearby
development areas within the City.
7. Abilitv to affect the application of aaricultural chemicals on nearbv aaricultural
properties
The level of impact to nearby agricultural properties is less than significant due to
existing restrictions and limitations on the use of agricultural chemicals due to the close
proximity of existing residential development and Ridgeview High School, as well as
additional planned and proposed urban development in the immediate vicinity.
8. Abilitv to create a precedent-settina situation that leads to the premature conversion
of prime aariculturallands
The conversion of a substantial amount of prime agricultural land to urban development
has been occurring in recent years in the immediate vicinity of the project site, and
additional urban development is planned and proposed in the area. Therefore, the
proposal would not set a precedent in this regard,
9. Demonstrated proiect need
Based upon the close proximity of the project site to other urbanizing lands, the proposal
is considered a logical step in the orderly development of the City of Bakersfield.
Urbanization of the site would allow for the incremental expansion of the infrastructure
and public services that are being constructed and provided in the surrounding area and
would help to meet the need for housing to accommodate the projected population
growth in the Metropolitan Bakersfield General Plan area,
10. Necessitv of buffers such as lower densities, setbacks, etc
Portions of the project site boundaries are adjacent to agricultural and residential
suburban zoned properties. Pursuant to the Bakersfield Zoning Ordinance, no
residential unit shall be constructed within 50 feet of any adjoining property zoned
2
agricultural or residential suburban. This setback requirement, if applicable, will be
enforced at the time the project site is subdivided and developed based upon the zoning
of adjoining properties at that time,
WHEREAS, the applicant for the property owner has indicated the purpose of the request is to
develop a single-family residential development within the City of Bakersfield; and
WHEREAS, the project site lies within the path of development with approved urban
development projects in progress; and
WHEREAS, adjacent urban development projects as well as local government agency efforts
have extended or will extend supporting utilities and infrastructure adjacent to the property; and
WHEREAS, the Council has considered and concurs with the following findings made by the
Planning Commission as set forth in Resolution No. 202-05, adopted on December 15, 2005:
1. The laws and regulations relating to the preparation and adoption of Environmental
Impact Reports as set forth in CEQA, the State CEQA Guidelines, and the City of
Bakersfield CEQA Implementation Procedures, have been duly followed by city staff
and the Planning Commission; and
2. All required notices have been given; and
3. The provisions of CEQA have been followed; and
4. Based on the initial study and comments received, staff has determined that the
proposed project could have a significant effect on the environment. An
Environmental Impact Report was prepared for the project in accordance with CEQA;
and
5. The public necessity, general welfare and good planning practices justify the
amendment to the Land Use Element of the Metropolitan Bakersfield General Plan;
and
6. The amendment to change the Land Use designation from R-IA (Resource-Intensive
Agriculture) to LR (Low Density Residential) on 80.07 acres, from RR (Rural
Residential) to LR on 37.06 acres, and from RR to LMR (Low Medium Density
Residential) on 69.53 acres is consistent with the Metropolitan Bakersfield General
Plan; and
NOW, THEREFORE, IT IS HEREBY FOUND AND RESOLVED as follows:
1. The above recitals and findings incorporated herein by reference are true and correct
and constitute the Findings of the City Council in this matter.
2. The report of the Planning Commission, including maps and all reports and papers
relevant thereto, transmitted by the Secretary of the Planning Commission to the City
Council, is hereby received, accepted and approved,
3. That General Plan Amendment No. 04-1746 to the Land Use Element is hereby
approved from R-IA (Resource - Intensive Agriculture) to LR (Low Density
Residential) on 80.07 acres, from RR (Rural Residential) to LR on 37.06 acres, and
from RR to LMR (Low Medium Density Residential) on 69.53 acres as requested by
the applicant and as recommended by the Planning Commission and shown on the
attached map in Exhibit "A", subject to the "Mitigation Monitoring and Reporting
3
Program" adopted in the Final Environmental Impact Report as shown in Exhibit "D"
and the "Mitigation/Conditions of Approval" for the project as shown in Exhibit "B".
4. Attached Exhibit "C" containing the "Statement of Facts, Findings, and Mitigation
Measures" are appropriate and incorporated into the project.
5. That the infrastructure exists or can easily be provided to accommodate the types of
density and intensity of the development.
6. Based on the absence of evidence in the record as required by Section 21082.2 of the
State of California Public Resources Code (CEQA) for the purposes of documenting
significant effects, it is the conclusion of the Lead Agency that this project will result in
impacts that fall below the threshold of significance with regard to wildlife resources and,
therefore must be granted a "de minimis" exemption in accordance with Section 711 of
the State of California Fish and Game Code. Additionally the assumption of adverse
effect is rebutted by the above-referenced absence of evidence in the record and the
lead agency's decision to prepare an Environmental Impact Report for this project.
---------000--------
4
I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the Council
of the City of Bakersfield at a regular meeting thereof held on FEe 8 2006
by the following vote:
--.--~
, AV"C· ,
~,---
NOES:
ABSTAIN:
ABSENT:
v
~
L-.
L
L-
J--
.-
COUNCILMEMBER
COUNCILMEMBER
COUNCILMEMBER
COUNCILMEMBER
COUCH, CARSON, BENHAM, MAGGARD, HANSON, SULLIVAN, SCRIVNER
...akn,ðh it ~
PAMELA A. McCARTHY, C
CITY CLERK and Ex Officio lerk of the
Council of the City of Bakersfield
APPROVED FEB 8 2!'JOS
,(/~
HARVEY L. HALL
MAYOR of the City of Bakersfield
APPROVED as to form:
VIRGINIA GENNARO
City Attorney
By: /Jt;u¿ 7n- ~
EXHIBIT A
B
C
D
Land Use Element Amendment Map
Mitigation/Conditions of Approval
Statement of Facts, Findings, and Mitigation Measures
Mitigation Monitoring and Reporting Program
PH - S:IGPA 2nd 2005104-1746 Centex EIRIResolutionslCC GPA.doc
5
Exhibit A
Land Use Element Amendment Map
o Æ
avo}:! $}:!3) 'v' i!
5 ::;
'"
~
Z :!~ A. g I
~ ~
0 0
~ ¡;:
. N
.
~ U") 0
(")
z ,¡.
0
0
5 '"
w
. Ii! ·
~ 5 g ·
"
::;
CD avo}:! 3NI.l$ . avo}:! 3NI.lS
w ~
~ 0 ffi
""- ð ffi
'"
T'"" z ~
w
I :I:
"
~ f-
.=>
0 "" ffi
·
·
t- ~ I:: I::
iv" '5
q~ G 0 .
Z <J .
~ 5
qO a:: 0
W ,? ð
¿0 :;:
~ ~ (") '"
~ ¡2 . ° <
,¡. '" "
5 w
0 a:: "
a:: ~
Z
W
~ 5
A1.IO
« AlNnO:J
Z <
« ;¡
g 0
.....J
C- avo}:! 3HS'v' w w avo~ 3HSV
r-- r--
.....J ~ N
0::
« 0 u> u>
ð 0 ~
a::: '" (") (")
I-- I--
z
W W
:I:
"
Z f-
=>
"
W "
::;
(9 (")
(") 'Q'
< . <
" . ;¡
.
t:
Of
I::
I:: '5
G 0
<J
Exhibit B
Mitigation/Conditions of Approval
EXHIBIT B
Mitigation/Conditions of Approval
General Plan Amendment/Zone Change No. 04-1746
Air Qualitv
1. Prior to the issuance of a grading permit, the project applicant shall submit verification to
the City of Bakersfield Planning Department that the following actions will be
implemented in grading plans and grading activities:
· All construction equipment shall be maintained as recommended by
manufacturer manuals;
· All equipment shall be shut down when not in use for extended periods of time;
· Construction equipment shall operate no longer than six (6) cumulative hours per
day;
· Construction activities shall include the use of electric equipment for construction
whenever possible in lieu of diesel or gasoline powered equipment;
· The use of high-emitting construction equipment shall be curtailed during periods
of high or excessive ambient pollutant concentrations such as "Spare-the-Air"
days as declared by the SJVAPCD;
· All construction vehicles shall be equipped with proper emission control
equipment and kept in good and proper running order;
· Construction shall incorporate the use of caterpillar pre-chamber diesel engines;
· All construction activities within the project area shall be discontinued during the
first stage smog alerts; and
· Construction and grading activities shall not be allowed during first stage ozone
alerts (first stage ozone alerts are declared when the ozone level exceeds 0.20
ppm [1-hour average)).
2. Prior to the issuance of building permits, the project applicant shall submit verification to
the City of Bakersfield Planning Department that the following actions have been
implemented into project design plans:
· The developer shall position as many home sites as possible with a north/south
exposure;
· The developer shall petition the Golden Empire Transit District (GET) to conduct
a service study to determine if the project site warrants being annexed into the
GET operational system; and
· If bus service will be provided to the project site, specific bus turnouts and
shelters shall be located at appropriate locations to serve residential sites within
Exhibit B
GPNZC No. 04-1746
Mitigation/Conditions of Approval
the project area in consultation with the GET. The bus turnouts and shelters
shall be planned by developers in the project area and local transportation
coordinating entities to encourage the efficient and practical use of public transit
entities servicing the project area.
3, In order to reduce the project's net emissions of 17,53 tons of ROG and 12.95 tons of
NOx, the project applicant shall provide emission offsets through participation in a
voluntary emission reduction program (VERP) though the SJVAPCD. The VERP will
require the developer to enter into a binding agreement with the SJVAPCD that will
require that the SJVAPCD:
· Review air emission impact assessment protocol and quantification of emission
estimates attributable to the project;
· Acceptance of the estimated monetary value of the emission reductions to equal
the emissions from the project. (As of September 2005, cost is $15,000.00 per
ton of ROG and NOx.)
· Locate and implement emission reductions; and
· Certify that the emission reductions have been made to the lead agency and the
developer in a form of a certificate.
4. During the life of the project, if the City of Bakersfield adopts an emissions mitigation
program that provides equal or more effective mitigation than measures listed in this
analysis, the developer may choose to participate in the City's program to mitigate air
quality impacts,
5. Fees paid to the SJVAPD through an approved indirect source emissions fee program
may be utilized to provide applicable offsets for the proposed project.
Bioloqical Resources:
6. Prior to the issuance of a grading permit, the project applicant shall pay a development
impact fee in accordance with the MBHCP,
7. Prior to the issuance of a grading permit on the 186.66-acre site, the project proponent
shall comply with all appropriate terms and conditions of the MBHCP to the satisfaction
of the City Planning Director. The MBHCP requires certain take avoidance measures
for the San Joaquin kit fox. MBHCP guidelines regarding tracking and excavation shall
Page 2 of 11
Exhibit B
GPAlZC No. 04-1746
Mitigation/Conditions of Approval
be followed to prevent entrapment of kit fox in dens, Specific measures during the
construction phase of the project shall be implemented and include the following:
· A preconstruction survey shall be conducted prior to site grading to search for
active kit fox dens, The survey shall be conducted not more than 30 days prior to
the onset of construction activities in areas subject to development to determine
the necessity of den excavation.
· Monitoring and excavation of each known San Joaquin kit fox den which cannot
be avoided by construction activities.
· Notification of wildlife agencies of relocation opportunity prior to ground
disturbance in areas of known kit fox dens,
· Excavations shall either be constructed with escape ramps or covered to prevent
kit fox entrapment. All trenches or steep-walled excavations greater than three
feet deep shall include escape ramps to allow wildlife to escape. Each
excavation shall contain at least one ramp, with long trenches containing at least
one ramp every quarter mile, Slope of ramps shall be no steeper than 1: 1.
· All pipes, culverts or similar structures with a diameter of four inches or greater
shall be kept capped to prevent entry of kit fox. If they are not capped or
otherwise covered, they will be inspected prior to burial or closure to ensure no
kit foxes, or other protected species, become entrapped,
· All employees, contractors, or other persons involved in the construction of the
project shall attend a "tailgate" session informing them of the biological resource
protection measures that will be implemented for the project. The orientation
shall be conducted by a qualified biologist and shall include information regarding
the life history of the protected species, reasons for special-status, a summary of
applicable environmental law, and measures intended to reduce impacts,
· All food, garbage, and plastic shall be disposed of in closed containers and
regularly removed from the site to minimize attracting kit fox or other animals.
8. Prior to the issuance of a grading permit for the approximately 186-acre site, the project
applicant shall comply with the following raptor nest mitigation:
· If site grading is proposed during the raptor nesting season (February-
September), a focused survey for raptor nests shall be conducted by a qualified
raptor biologist prior to grading activities in order to identify active nests in areas
potentially impacted by project implementation,
Page 3 of 11
Exhibit B
GPAlZC No. 04-1746
Mitigation/Conditions of Approval
. If construction is proposed to take place during the raptor nesting/breeding
season (February-September), no construction activity shall take place within
500 feet of an active nest until the young have fledged (as determined by a
qualified raptor biologist), Trees containing nests that must be removed as a
result of project implementation shall be removed during the non-breeding
season (October-January),
. Preconstruction surveys shall include a survey for burrowing owl. If active
burrowing owl burrows are detected outside of the breeding season (September
1-January 31), passive and/or active relocation efforts may be undertaken if
approved by CDFG and USFWS, If active burrowing owl burrows are detected
during the breeding season (February 1-August 31), no disturbance to these
burrows shall occur without obtaining appropriate permitting through the
Migratory Bird Treaty Act.
Cultural Resources:
9. If during construction, archaeological resources are uncovered at the site, all work
within 50 meters (165 feet) of the find shall cease until a qualified professional
archeologist can evaluate the find. The City of Bakersfield Planning Department and a
qualified archaeologist (approved by the City of Bakersfield) shall be immediately
contacted by the project applicant, or designated representative thereof. When
contacted, the representative of the City and the archaeologist shall visit the site within
the following 24 hours to determine the extent and significance of the resources and to
record, map, and catalogue artifacts as required by standard archaeological practices.
Hazards and Hazardous Materials:
10. Prior to the demolition of the onsite structures on the project site, an asbestos survey
and sampling as necessary shall be conducted, in accordance with the National
Emissions Standard for Hazardous Air Pollutants (NESHAP). In accordance with
NESHAP, all potentially friable asbestos containing materials shall be removed prior to
building demolition.
11, If transite piping containing asbestos used in subsurface irrigation are discovered on the
project site, the materials shall be removed and disposed of in accordance with
NESHAP and all applicable standards and regulations.
12, If lead based paint is discovered at the site, it shall be removed and disposed of in
accordance with NESHAP and all applicable standards and regulations,
Page 4 of 11
Exhibit B
GPNZC No, 04-1746
Mitigation/Conditions of Approval
13. Prior to any earth moving activities on the project site, discolored soils shall be tested to
determine the level of residue for hazardous materials/wastes, petroleum hydrocarbons,
chemicals, and associated metals. If the residue is found to be greater than the DTSC
standards, all contaminated soils exceeding the acceptable limits shall be remediated
and/or properly disposed of per DTSC requirements,
Noise:
14. An eight-foot tall masonry wall shall be constructed along the project site boundary
adjacent to both Ashe Road and Taft Highway (north and south side). These walls shall
be included on all applicable subdivision maps and shall be constructed prior to the
recordation of each affected phase, All barriers shall be set back 60 feet from the
centerline of the roadways and not interfere with easements.
Transportation and Traffic
15. Prior to the issuance of building permits, the project applicant shall pay the
proportionate share for local mitigation improvements (those not covered by the RTIF)
as follows:
Year 2010 -Intersections
· Install an eastbound turn lane at the intersection of Taft Highway and Mountain
Ridge Road.
Year 2030 -Intersections
· Provide an all-way stop at the intersection of Ashe Road and McCutchen
Road/Hosking Avenue; and
· Install a signal at the intersection of Stine Road and Hosking Avenue.
Page 5 of 11
Exhibit B
GPNZC No. 04-1746
Mitigation/Conditions of Approval
16, Prior to the issuance of building permits, the project applicant shall participate in the
RTIF program, paying the standard per lot rate for residential development and the
project applicant shall submit the funding calculations for all improvements associated
with the RTIF program to the City for review and approval. The following RTIF program
projects are identified for the project area by the Year 2010:
Signalization
· Install a traffic signal at the intersection of Panama Lane and Ashe Road;
· Install a traffic signal at the intersection of Taft Highway and Stine Road; and
· Install a traffic signal at the intersection of Taft Highway and Wible Road.
Intersection /rnprovernents
· Add a westbound turn lane at the intersection of Panama Lane and Wible Road;
· Provide an all-way stop at the intersection of Taft Highway and Gosford Road;
and
· Provide an all-way stop and add a westbound lane and an eastbound lane at the
intersection of Taft Highway and Ashe Road,
Roadway Segment Improvements
· Improve White Lane from Wible Road to the State Route 99 southbound ramps
to an eight lane divided arterial;
· Improve Panama Lane from Buena Vista Road to Old River Road to a two lane
divided arterial;
· Improve Panama Lane from Old River Road to Gosford Road to a two lane
divided arterial;
· Improve Panama Lane from Gosford Road to Ashe Road to a four lane undivided
arterial;
· Improve McCutchen Road/Hosking Avenue from Gosford Road to Ashe Road to
a two lane undivided arterial;
· Improve McCutchen Road/Hosking Avenue from Ashe Road to Stine Road to two
lane undivided arterial;
· Improve McKee Road west of Ashe Road to a two lane undivided collector;
· Improve McKee Road from Ashe Road to the future Mountain Ridge Road to a
two lane undivided collector;
Page 6 of 11
Exhibit B
GPAlZC No. 04-1746
Mitigation/Conditions of Approval
· Improve McKee Road from the future Mountain Ridge Road to Stine Road to a
two lane undivided collector;
· Improve Taft Highway from the State Route 99 northbound ramps to South H
Street to a four lane undivided arterial;
· Improve Taft Highway east of South H Street to a four lane undivided arterial;
· Improve Buena Vista Road from White Lane to Panama Lane to a two lane
divided arterial; and
· Improve Gosford Road from Panama Lane to McCutchen Road to a four lane
undivided arterial.
17. Prior to the issuance of building permits, the project applicant shall participate in the
RTIF program, paying the standard per lot rate for residential development and the
project applicant shall submit the funding calculations for all improvements associated
with the RTIF program to the City for review and approval. The following RTIF program
projects are identified for the project area by the Year 2030:
Signalization
· Installation of a signal at the intersection of Hosking Avenue and Wible Road;
· Installation of a signal at the intersection of Taft Highway and Gosford Road;
· Installation of a signal at the intersection of Taft Highway and Ashe Road;
· Installation of a signal at the intersection of Taft Highway and the future Mountain
Ridge Road;
· Installation of a signal at the intersection of Taft Highway and Stine Road; and
· Installation of a signal at the intersection of Taft Highway and AkersNan Horn
Road,
Intersection Irnprovernents
· At the intersection of White Lane and Stine Road, add a westbound right turn
lane, a northbound right turn lane, and a southbound right turn lane;
· Add an eastbound left turn lane, two eastbound through lanes, a westbound left
turn lane, two northbound left turn lanes, two northbound through lanes, a
southbound left turn lane, and two southbound through lanes at the intersection
of Panama Lane and Ashe Road;
· Add a northbound right turn lane at the intersection of Panama Lane and Stine
Road;
Page 7 of 11
Exhibit B
GPAlZC No. 04-1746
Mitigation/Conditions of Approval
· Add a westbound left turn lane, a northbound left turn lane, a northbound through
lane, a northbound right turn lane, and two southbound through lanes at the
intersection of Panama Lane and Wible Road;
· Provide an all-way stop at the intersection of Stine Road and Hosking Avenue;
· Add an eastbound left turn lane, a eastbound through lane, a westbound left turn
lane, a westbound through lane, a westbound right turn lane, a northbound left
turn lane, a northbound through lane, a southbound left turn lane, and a
southbound through lane at the intersection of Hosking Avenue and Wible Road;
· Add a westbound through lane and eastbound through lane at the intersection of
Taft Highway and Gosford Road;
· Add an eastbound through lane at the intersection of Taft Highway and Ashe
Road;
· Add an eastbound through lane and westbound through lane at the intersection
of Taft Highway and future Mountain Ridge Road;
· Add an eastbound through lane, a westbound through lane, a northbound left
turn lane, and a southbound left turn lane at the intersection of Taft Highway and
Stine Road;
· Add an eastbound through lane and a westbound through lane at the intersection
of Taft Highway and AkersNan Horn Road;
· Add an eastbound through lane, a westbound right turn lane, a westbound
through lane, a westbound right turn lane, a northbound left turn lane, and a
southbound left turn lane at the intersection of Taft Highway and Wible Road,
Segrnent Irnprovernents
· Improve White Lane (Gosford Road to Ashe Road) to an eight lane divided
arterial;
· Improve White Lane (Stine Road to Wible Road) to an eight lane divided arterial;
· Improve Panama Lane (west of Buena Vista Road) to a four lane divided arterial;
· Improve Panama Lane (Buena Vista Road to Gosford Road) to a six lane divided
arterial;
· Improve Panama Lane (Gosford Road to Ashe Road) to an eight lane divided
arterial;
· Improve Panama Lane (Ashe Road to Stine Road) to a six lane divided arterial;
· Improve Panama Lane (Stine Road to the State Route 99 southbound ramps) to
an eight lane divided arterial;
Page 8 of 11
- -.-,.-,-,..-.-.---.....-.--.-- -- ._._~-,--_.~--~ ,.
Exhibit C
GPAlZC No. 04-1746
Mitigation/Conditions of Approval
· Improve Panama Lane (State Route 99 southbound ramps to east of State Route
99 northbound ramps) to a six lane divided arterial;
· Improve Taft Highway (west of Buena Vista Road to State Route 99 northbound
ramps) to a four lane undivided expressway;
· Improve Taft Highway (State Route 99 northbound ramps to east of South H
Street) to a four lane divided arterial;
· Improve Buena Vista Road (White Lane to Panama Lane) to a six lane divided
arterial;
· Improve Buena Vista Road (Panama Lane to Taft Highway) to a four lane
undivided arterial;
· Improve Old River Road (north of Panama Lane) to a two lane divided arterial;
· Improve Old River Road (south of Taft Highway) to a four lane undivided arterial;
· Improve Gosford Road (White Lane to McCutchen Road) to a six lane divided
arterial;
· Improve Gosford Road (McCutchen Road to McKee Road) to a two lane divided
arterial;
· Improve Wible Road (Panama Lane to Hosking Road) to a four land undivided
arterial;
· Improve Wible Road (Hosking Road to Taft Highway) to a two lane divided
arterial.
Public Works:
18, Prior to approval of any development plan, improvement plan, or application for a lot line
adjustment, provide dedication for the full half width of Ashe Road as an arterial,
Mountain Ridge Drive and McKee Road (the mid-section roadways) as collectors, and
Taft Highway as a State Highway for the entire project area frontages. If a tentative
subdivision map over the entire GPAlZC area is submitted, dedication can be provided
with the map,
19, With the development of the project area, the developer shall provide one additional
west bound and east bound lane on Taft Highway from the intersection of Ashe Road to
the boundary of the project area, and one additional northbound lane on Ashe Road
from Taft Highway to the boundary of the project area, If it becomes necessary to obtain
any off site right of way and if the developer is unable to obtain the required right of way,
then he shall pay to the City the up-front costs for eminent domain proceedings and
Page 9 of 11
Exhibit B
GPAlZC No, 04-1746
Mitigation/Conditions of Approval
enter into an agreernent and post security for the purchase and improvement of said
right of way,
20. Access to the arterial street will be limited and determined at time of division or
development. Determination of whether a right turn lane is required at the access
street(s) will also be made at the time of division or developrnent. A full access opening
will only be allowed at a traffic signal.
21. The Taft Highway crossing of the Farmers Canal needs to be widened. Developer
shall aid in the formation of a Major Road and Thoroughfare District for the widening of
the crossing.
22. Sewer service must be provided to the GPAlZC area, The developer shall be
responsible for the initial extension of the sewer line to serve the property, This sewer
line must necessarily be sized to serve a much larger area that the project area. The
City is willing to aid the developer in the formation of a Planned Sewer Area and/or an
Assessment District to provide a mechanism for the reimbursernent of oversizing costs
to the developer.
23. For storm drainage, no more than 2 sumps will be allowed to serve the entire GPAlZC
area, one north and one south of Taft Highway, The sump south of Taft Highway shall
be located on the periphery of the project area so that additional area may be served.
The City's policy is no more than one sump per 80 acres of residential development.
24. In order to preserve the permeability of the sump and to prevent the introduction of
sediments from construction or frorn storm events, all retention and detention basins
(sumps) shall have a mechanical device in the storm drain system to remove or
minimize the introduction of oil, grease, trash, and sediments to the sump, This device
shall be reviewed and approved by the City Engineer, and shall provide the greatest
benefit to the storm drain system with the least maintenance cost.
25. Upon submission of the first development, improvement plan, or rninor land division for
any of the project area, the developer shall submit for review and approval both a
drainage study and a sewer study covering the entire GPAlZC area.
26. The entire area covered by this General Plan Amendment shall be included in the
Consolidated Maintenance District. The applicant shall pay all fees for inclusion in the
Consolidated Maintenance District with subrnittal of any development plan, tentative
Page 10 of 11
Exhibit B
GPAlZC No. 04-1746
Mitigation/Conditions of Approval
subdivision map, Site Plan Review, or application for a lot line adjustment for any
portion of this GPA area.
27. Residential structures shall not be permitted within the Y4-mile buffer area for
Wastewater Treatment Plant No, 3 as depicted on attached Figure 1.
28. As a condition of approval of any subdivision within the GPAlZC area that is contiguous
to Assessor's Parcel Number 532-050-06 (see attached Figure 2), the subdivider shall
be required to provide vehicular access through the subdivision to this parcel to the
satisfaction of the Public Works Department.
R-2 Zone Dwellina TVDe
29. Residential development within the portions of the GPAlZC area zoned R-2 shall be
limited to single-family dwellings,
City Attornev:
30. In consideration by the City of Bakersfield for land use entitlements, including but not
limited to related environmental approvals related to or arising from this project, the
applicant, and/or property owner and/or subdivider ("Applicant" herein) agrees to
indemnify, defend, and hold harmless the City of Bakersfield, its officers, agents,
employees, departments, commissioners or boards ("City" herein) against any and all
liability, claims, actions, causes of action or demands whatsoever against them, or any
of them, before administrative or judicial tribunals of any kind whatsoever, in any way
arising from, the terms and provisions of this application, including without limitation any
CEQA approval or any related development approvals or conditions whether imposed
by the City, or not, except for CITY's sole active negligence or willful misconduct.
This indemnification condition does not prevent the Applicant from challenging any
decision by the City related to this project and the obligations of this condition apply
regardless of whether any other permits or entitlements are issued,
The City will promptly notify Applicant of any such claim, action or proceeding, falling
under this condition within thirty (30) days of actually receiving such claim, The City, in
its sole discretion, shall be allowed to choose the attorney or outside law firm to defend
the City at the sole cost and expense of the Applicant and the City is not obligated to
use any law firm or attorney chosen by another entity or party,
Page 11 of 11
10
o
I
...
:;¡
L.J
l"'-
N
.
a::
.
(f)
o
t')
~
'It
t')
cJ
w
(f)
'It
........
......
~
~
........
......
~
10
o
I
~
-z
~
,
~
®
IL"9IMJ
oor" OOirÞ
,
<,; <,; a <,;
® a @ ~
~ , ,
. ~ '1 ~ '1
~ "
~~
""'
~ e
A-LNno:;) >c. .., ...
--&-------------~---
.
® A-LI:;)
~ ~~ ~i ·
~ ~ ~t ~ ~-;~!~
~ U !!!~~ a! =h¡U
~ !1::. õ' dN._
~u
~""--~,...._-.. ....-,...--.;....-.-..
~~ cø
~
.....
t .'" ..
0..... N ..a-
Zo Q
~~ e ö
, :::I Z
~§ 'CI
¡:¡: ~
, ~
.
no
, C)
,
I @
"''''
, ID_
~,
.~ ~
~ i ~
""' ~
§
~
If
Exhibit C
Statement of Facts, Findings, and Mitigation Measures
CEQA Findings and Findings of Fact
for the Ashe Road and Taft Highway Residential Project
General Plan Amendment/Zone Change 04-1746
and Ashe No.3 Annexation
(State Clearinghouse 2005041033)
Prepared for:
City of Bakersfield
Development Services Department
1715 Chester Avenue
Bakersfield, CA 93301
661.326.3043
Contact: Mr. Marc Gauthier, Principle Planner
Prepared by:
Michael Brandman Associates
220 Commerce, Suite 200
Irvine, CA 92602
714.508.4100
Contact: Michael E. Houlihan, AICP, Project Director
Kara E, Palm, Project Manager
I
\iK~nd ~hÚtlkt:.M\:\><F;.;:_Ü'h
December 5, 2005
.- ..-. --- -- ._-,,-
City of Bakersfield - General Plan Amendment!
Zone Change (U.1746 and Ashe No.3 Annexation
CEQA FindIngs and FindIngs of Fact
Table of Contents
TABLE OF CONTENTS
Section 1: Introduction .........................................................................................................1
Section 2: Project Description ............................................................................................. 3
Section 3: Mitigated Project-Level and Cumulative Adverse Impacts .............................4
3.1 - Transportation .........,..........................................:..................,.................,..,........ 5
3.2 - Air Quality........,....,...........,...............,............".....................,...............,.........,.... 5
3.3 - Noise., ....... ..........., ....., ..... ...., ...,. ....".,.......... ........, ........... .......... ......,.., .......,.,.....8
3.4 - Hazards and Hazardous Materials..................................................................·..· 8
3,5 - Biological Resources.....................,...........................·....··.......,...·....................... 9
3.6 - Cultural and Paleontological Resources ........................................................... 11
3,7 - Cumulative Impacts.........",..............,.............,;............,........,........,..,...,...........12
Section 4: Significant and Unavoidable Adverse Impacts ..............................................18
4.1 - Significant and Unavoidable Impacts................................................................ 18
Section 5: Feasibility of Project Alternatives ................................................................:...19
5,1 - No Project/No Development Alternative............................................................ 19
5.2 - No Project/Development in Accordance with the General Plan Altemative ...... 20
5.3 - Reduced Density Alternative...........,....................,.............."......................··,... 20
5.4 - Environmentally Superior Alternative ................................................................ 21
Michael S,andman Associates
H:\Client (PN-JN)\0216\0216003 7\Findings\0216003 7 Findings-Centcx.doc
/I
City of Bakersfield ~ General Plan Amendment!
Zone Change 04-1,746 and Ashe No.3 Annexation
CEQA FindIngs and FIndIngs of Fact
Introduction
SECTION 1:
INTRODUCTION
In compliance with the requirements of the California Environmental Quality Act (CEQA) and the
CEQA Guidelines~ the City of Bakersfield has conducted an environmental review of the proposed
project. A Notice of Preparation was released for public review in April 2005. In September 2005,
the Draft EIR was released, After receiving public comment on the Draft ErR, the City prepared a
document entitled Responses to Comments on the Draft EIR (RTC), The RTC document includes the
verbatim comments received on the Draft EIR, a list of those commenting, and the City's responses to
the significant environmental points raised in the review and consultation process, In response to
certain comments, the Draft ErR was modified, as set forth in the responses to comments, The Final
EIR for the project consists of the Draft EIR and the RTC document. The RTC provides responses to
comments on environmental issues describing the disposition of the issues, explaining the EIR
analysis, supporting the EÌR conclusions, andlor providing infonnation or corrections as appropriate.
These Findings are based upon the infonnation in the record of proceedings, including the Final EIR,
staff reports, project applicant's materials, Mitigation Monitoring Program, and the testimony
presented at public hearings.
CEQA provides in relevant part, at Public Resources Code Section 21081, that:
[N]o public agency shall approve or carry out a project for which an environmental impact
report has been certified which identifies one or more significant effects on the environment
that would occur if the project is approved or carried out unless both of the following occur:
(a) the public agency makes one or more of the following findings with respect to each
significant effect:
I. Changes or alterations have been required in, or incorporated into, the project
whi~h mitigate or avoid the significant effects on the environment.
2. Those changes or alterations are within the responsibility and jurisdiction of
another public agency and have been, or can and should be, adopted by that
other agency,
3, Specific economic, legal, social, technological, or other considerations,
including considerations for the provision of employment opportunities for
highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the environmental impact report.
Michael Brandman Associates
H:\Clicnt (PN-JN)\0216\02160037\Findings\02160037 Findings-Centex.doc
1
City of Bakersfield· General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and FindIngs of Fact
Introduction
(b) With respect to significant effects which were subject to a finding under paragraph (3) of
subdivision (a), the public agency finds that specific overriding economic, legal, social,
technological, or other benefits of the project outweigh the significant effects on the
environment.
Because the project Environmental Impact Report (EIR) identified significant effects that may occur
as a result of the project, and in accordance with the provisions of CEQA and the CEQA Guidelines,
the City Council of the City of Bakersfield hereby adopts these Findings, For each 6fthe significant
effects identified in Section 3, as set forth in greater detail in tliese Findings below, the City Council
makes the finding under paragraph (I) of subdivision (a) above. ,For each of the significant effects
identified in Section 4, as set forth in greater detail in these Findings below, the City Council makes
the finding under paragraph (3) of subdivision (a) and under subdivision (b) above,
CEQA requires that the EIR reflect the City's own independent judgment and review, Accordingly,
the City Council expressly finds that the Final EIR for the project reflects the City's independent
judgment. In accordance with the provisions of CEQA and the CEQA Guidelines, the City Council
of the City of Bakersfield has independently reviewed the record of proceedings and based on the
evidence in the record adopts these Findings,
Michael Brandman Associates
H:\Clicnt (PN-JN)\0216\0216003 7\Findings\02160037 Findings-Ccntex.doc
2
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA FIndings and Findings of Fact
Project Description
SECTION 2:
PROJECT DESCRIPTION
The proposed project is the development ofa single-family residential community on 186.66 acres
that includes approximately 874 single-family residential units. The gross density is 3.13 units per
acre with a net density of 5,96 units per acre,
Project implementation will require a General Plan Amendment to re-designate 80.07 acres from
Resource Intensive Agriculture (R-IA) to Low Density Residential (LR), 36,56 acres from Rural
Residential (RR) to LR, and 70.03 acres from RR to Low Medium Density Residential (LMR) (see
Exhibit 3-3), Accordingly, the zone change will re-zone 116,63 acres from Agriculture (A) to One
Family Dwelling (R-I), 13.44 acres from A to Limited Multiple Family Dwelling (R-2) and 56.59
acres from Residential Suburban (20 acre minimum lot) (R-S-20A) to R-2 (see Exhibit 3-4). It is the
intent ofthe City of Bakersfield to annex the project site into the City's incorporated boundaries.
Michael Brandman Associates
H:\Client (pN.JN)\0216\02160037\Findings\02160037 Findings..centex.doc
3
City of Bakersfield· General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Fact
MItigated Project Level and
Cumulatlve Adverse Impacts
SECTION 3:
MITIGATED PROJECT-LEVEL AND CUMULATIVE ADVERS : IMPACTS
The EIR identified significant project-level and cumulative adverse impacts of the proposed project
and proposed mitigation measures to avoid or substantially lessen those impacts, Those impacts and
mitigation measures are identified in the following sections. The Bakersfield City Council finds,
based on the record and on the facts as set forth below, that the incorporation of the identified
mitigation measures will mitigate all of the identified significa~t project-level and cumulative adverse
impacts to a level that is considered less than significant.
Michael Brandman Associates
H:\Client (PN-JN)\0216\02160037\Findings\02160037 Findings-Centex.doc
4
City of Bakersfield - General Plen Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and FIndIngs ofFect
Mitigated Project Level and
Cumulative Adverse Impacts
3.1 -TRANSPORTATION
3.1.1 - Potentially Significant Impact
Project Trip Generation and Intersection Analysis. Implementation of the proposed project will
result in the generation of7,99l average daily trips that will be added to the existing and planned
, '
circulation infrastructure within the project area, which will result in an unacceptable level of service
(LOS) at one intersection in the year 2010 (Taft Highway at Mountain Ridge Drive) and two
intersections in the year 2030 (Ashe Road at McCutchen RoadIHosking Avenue and Stine Road at
Hosking Avenue),
Finding
Changes or alterations have been required in, or incOlporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
TT 5.1-1 Prior to the issuance of building pennits, the project applicant shall pay the proportionate
share for local mitigation improvements (those not covered by the Regional
Transportation Impact Fee [RTIF] program) as follows:
Year 2010
Intersections
· Install an eastbound turn lane at the intersection of Taft Highway and Mountain
Ridge Road.
Year 2030
lnlerseclions
· Provide an all-way stop at the intersection of Ashe Road and McCutchen
RoadIHosking Avenue; and
· Install a signal at the intersection of Stine Road and Hosking Avenue.
3.2 - AIR QUALITY
3.2.1 - Potentially Significant Impact
The project will result in the generation of air quality emissions during the short-tenn construction
phase that will exceed the established thresholds for nitrogen dioxide (NOx).
MIchael Srandman AssocIates
H:\Clienl (PN-JN)\0216\02160037\Findings\02160037 Findings-Ccntex.doc
5
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexatlon
CEQA Findings and Findings of Fact
Mlt/gaf8d Pro}8ct Lave/and
Cumulllttve Adverse Impacts
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
AQ 5.2-1 Prior to the issuance of a grading pennit, the project applicant shall submit verification to
the City of Bakersfield Planning Department that the following actions will be
implemented in grading plans and grading activities:
· All construction equipment shall be maintained as recommended by manufacturer
manuals;
· All equipment shall be shut down when not in use for extended periods oftime;
· Construction equipment shall operate no longer than six (6) cumulative hours'per
day;
· Construction activities shall include the use of electric equipment for construction
whenever possible in Jieu of diesel or gasoJine powered equipment;
· The use of high-emitting construction equipment shall be curtailed during periods
of high or excessive ambient pollutant concentrations such as "Spare-the-Air" days
as declared by the SN APCD;
· All construction vehicles shall be equipped with proper emission control
equipment and kept in good and proper running order;
· Construction shall incorporate the use of caterpillar pre-chamber diesel engines;
· All construction activities within the project area shall be discontinued during the
first stage smog alerts; and
· Construction and grading activities shall not be allowed during first stage ozone
alerts (first stage ozone alerts are declared when the ozone level exceeds 0,20 ppm
[I-hour average]).
3.2.2 - Potentially Significant Impact
In the long-tenn, project vehicle trip generation in addition to energy consumption (heating and
cooJing) will produce air quaJity emissions, Of particular concern are reactive organic gases (ROO)
and NOx.
Michael Brandman Associates
H:\Clicnt (PN-JN)\0216\OlI600311Findin¡s\02160037 Findings-Centex.doc
6
- .--. ..----..,-- -_.--,._._-_.._---~_.__._-_._~--,.,-_.._---
City of Bakersfield - General Plan Amendment!
Zone Change 04-1146 and Ashe No.3 Annexation
CEQA Findings and Findings of Fact
MItigated Project Laveland
Cumulative Adverse Impacts
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
AQ 5.2-2 Prior to the issuance of building permits, the project applicant shall submit verification to
the City of Bakersfield Planning Department that the following actions have been
implemented into project design plans:
· The developer shall position as many home sites as possible with a north/south
exposure;
· The developer shall petition the Golden Empire Transit District (GET) to conduct a
service study to determine if the project site warrants being annexed into the GET
operational system; and
· Ifbus service will be provided to the project site, specific bus turnouts and shelters
shall be located at appropriate locations to serve residential sites within the project
area in consultation with the GET. The bus turnouts and shelters shall be planned
by developers in the project area and local transportation coordinating entities to
encourage the efficient and practical use of public transit entities servicing the
project area,
AQ 5.2-3 In order to reduce the project's net emissions of 17.53 tons ofROG and 12,95 tons of
NO" the project applicant shall provide emission offsets through participation in a
voluntary emission reduction program (VERP) though the SJV APCD. The VERP will
require the developer to enter into a binding agreement with the SJV APCD that will
require that the SJV APCD:
· R~view air emission impact assessment protocol and quantification of emission
estimates attributable to the project;
· Acceptance of the estimated monetary value of the emission reductions to equal
the emissions tTom the project';
· Locate and implement emission reductions; and
· Certify that the emission reductions have been made to the lead agency and the
developer in a form of a certificate,
1 September 2005, cost is $15,000.00 per ton ofROG and NO,.
Michael Brandman Associates
H:\Client (PN-JN)\0216\02160037\Findings\02I60037 Findings-Centex.doc
7
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Fact
Mltlflllted Project Level and
Cumulative Adverse Impacts
AQ 5.2-4 During the life of the project, if the City of Bakersfield adopts an emissions mitigation
program that provides equal or more effective mitigation than measures listed in this
analysis, the developer may choose to participate in the City's program to mitigate air
quality impacts.
AQ 5.2-5 Fees paid to the SN APCD through an approved indirect source emissions fee program
may be utilized to provide applicable offsets for the proposed project.
3.3 - NOISE
3.3.1 - Potentially Significant Impact
Vehicle rela1ed noise generated on existing and planned future roadways will result in exceeding 65
dBA along Taft Highway and Ashe Road,
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
N 5.3-1 An eight-foot tall masonry wall shall be constructed along the project site boundary
adjacent to both Ashe Road and Taft Highway (north and south side). These walls shall
be included on all applicable subdivision maps and shall be constructed prior to the
recordation of each affected phase, All barriers shall be set back 60 feet ITom the
centerline of the roadways and not interfere with easements.
3.4 - HAZARDS AND HAZARDOUS MATERIALS
3.4.1 - Potentially Significant impact
Due to the age of the onsite structures, there is the potential for asbestos containing materials or lead
based paint, which if disrupted can become a hazard.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Michael Brandman Associates
H:\Client (PN-JN)\0216\02160031\Findings\02160037 Findings-Centex.doc
8
City of Bakersfield - General Plan Amendment!
Zone Change tu-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Facl
Mlllgared Projecl Level and
Cumulative Adverse Impacts
Facts in Support of Finding
HM 5.5-1 Prior to the demolition of the onsite structures on the project site, an asbestos survey and
sampling as necessary shall be conducted, in accordance with the National Emissions
Standard for Hazardous Air Pollutants (NESHAP). In accordance with NESHAP, all
potenti,ally friable asbestos containing materials shall be removed prior to building
demolition.
HM 5.5-2 If transite piping containing asbestos used in subsurface irrigation are discovered on the
project site, the materials shall be removed and disposed of in accordance with NESHAP
and all applicable standards and regulations,
HM 5.5-3 If lead based paint is discovered at the site, it shall be removed and disposed of in
accordance with NESHAP and all applicable standards and regulations,
3.4.2 - Potentially Significant Impact
The project site has one water well that has a small amount of discolored soil around the 100 hp diesel
engine on a concrete pad,
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
HM 5.5-4 Prior to any earth moving activities on the project site, discolored soils shall be tested to
detennine the level of residue for hazardous materials/wastes, petroleum hydrocarbons,
chemicals, and associated metals. If the residue is found to be greater than the DTSC
standards, all contaminated soils exceeding the acceptable limits shall be remediated
and/or properly disposed of per DTSC requirements,
3.5 - BIOLOGICAL RESOURCES
3.5.1 - Potentially Significant Impact
The site provides marginally suitable habitat for the state and federally protected burrowing owl and
foraging habitat for San Joaquin kit fox.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on water quality that could be caused by construction activities,
Michael Brandman Associates
H:\Client (pN_JN)\0216\02160037\Findings\02160037 Findings-Centex.doc
9
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Fact
MItigated Projact Leva/amJ
Cumulative Adverse Impacts
Facts in Support of Finding
BR 5.6-1 Prior to the issuance of a grading pennit, the project applicant shall pay a development '
impact fee in accordance with the MBHCP,
BR 5.6-2
Prior to the issuance of a grading pennit on the I 86.66-acre site, the project proponent
shall comply with all appropriate tenns and conditions ,of the MBHCP to the satisfaction
of the City Planning Director. The MBHCP requires certain take avoidance measures for
the San Joaquin kit fox. MBHCP guidelines regarding tracking and excavation shall be
followed to prevent entrapment of kit fox in dens, Specific measures during the
construction phase of the project shall be implemeIlted and include the following:
· A preconstruction survey shall be conducted ptior to site grading to search for
active kit fox dens. The survey shall be conducted not more than 30 days prior to
the onset of construction activities in areas subject to development to detennine the
necessity of den excavation.
· Monitoring and excavation of each known San Joaquin kit fox den which cannot
be avoided by construction activities,
· Notification of wildlife agencies of relocation opportunity prior to ground
disturbance in areas of known kit fox dens,
· Excavations shall either be constructed with escape ramps or covered to prevent kit
fox entrapment. All trenches or steep-walled excavations greater than three feet
deep shall include escape ramps to allow wildlife to escape, Each excavation shall
contain at least one ramp, with long trenches containing at least one ramp every
quarter mile, Slope of ramps shall be no steeper than I: I.
· All pipes, culverts or similar structures with a diameter of four inches or greater
shall be kept capped to prevent entry of kit fox. If they are not capped or otherwise
covered, they will be inspected prior to burial or closure to ensure no kit foxes, or
other protected species, become entrapped,
· All employees, contractors, or other persons involved in the construction of the
project shan attend a "tailgate" session infonning them of the biological resource
protection measures that will be implemented for the project. The orientation shall
be conducted by a qualified biologist and shall include infonnation regarding the
life history of the protected species, reasons for special-status, a summary of
applicable environmental law, and measures intended to reduce impacts,
· All food, garbage, and plastic shall be disposed of in closed containers and
regularly removed from the site to minimize attracting kit fox or other animals,
MIchael Brandman AssocIates
H:\Client (PN_JN)\0216\021600311Findings\02160037 Findings..cenlcx.doc
10
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Fact
Mltlgal8cf Project LevelancJ
Cumulative Adverse Impacts
3.5.2 - Potentially Significant Impact
A pair of nesting raptor species (red tailed hawks) were identified on the project site.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
BR 5.6-3 Prior to the issuance of a grading permit for the approximately I 86-acre site, the project
applicant shall comply with the following raptor nest mitigation:
· If site grading is proposed during the raptor nesting season (February-September),
a focused survey for raptor nests shall be conducted by a qualified raptor biologist
prior to grading activities in order to identifY active nests in areas potentially
impacted by project implementation.
· If construction is proposed to take place during the raptor nestinglbreeding season
(February-September), no construction activity shall take place within 500 feet of
an active nest until the young have fledged (as detennined by a qualified raptor
biologist). Trees containing nests that must be removed as a result of project
implementation shall be removed during the non-breeding season (October-
January).
· Preconstruction surveys shall include a survey for burrowing owl. If active
burrowing owl burrows are detected outside ofthe breeding season (September 1-
January 31), passive andlor active relocation efforts may be undertaken if approved
by CDFG and USFWS. If active burrowing owl burrows are detected during the
breeding season (February I-August 31), no disturbance to these burrows shall
ocyur without obtaining appropriate permitting through the Migratory Bird Treaty
Act,
3.6 - CULTURAL AND PALEONTOLOGICAL RESOURCES
3.6.1 - Potentially Significant Impact
It is possible that yet unknown archaeological remains may be present within the project area,
Michael Srandman Associates
H:\Client (PN-JN)\0216\0216003 7\Findings\02160037 Findings-Centex.doc
11
City of Bakersfield· General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of FocI
MllIgal8d ProJècI Loveland
Cumulative Adverse Impacts
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts In Support of Finding
CR 5.7-1 If during construction, archaeological resources are uncovered at the site, all work within
50 meters (165 feet) of the find shall cease until a qualified professional archeologist can
evaluate the find. The City of Bakersfield Planning Department and a qUalified
archaeologist (approved by the City of Bakersfield) shall be immediately contacted by the
project applicant, or designated representative thereof, When contacted, the
representative of the City and the archaeologist shall visit the site within the following 24
hours to detennine the extent and significance of the resources and to record, map, and
catalogue artifacts as required by standard archaeological practices,
3.7 - CUMULATIVE IMPACTS
3.7.1 - Potentially Significant Impact
On a regional basis, the proposed project represents approximately 0,0 I % (one one-hundredth of! %)
of the ROG and 0,0064% (six one-thousandths of 1%) of the NOx emissions in the air basin,
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts In Support of Finding
See AQ 5.2-1 through AQ 5.2-4.
3.7.2· Potentially Significant Impact
Implementation of the proposed project, in conjunction with future developments would contribute to
the ongoing loss of open space in the region, resulting in a decline of biological resources and species
diversity, Cumulative development would also result in an increase in traffic and human use ofthe
project vicinity, which would increase human intrusion and activity levels in proximity to habitat
areas and wildlife use areas and, therefore, further reduce the quantity and quality of wildlife habitat.
Mkhaø/B~ndmanAssoçMœs
H:\Client (PN.JN)\0216\0216003 7\FindiDgs\02160037 Findings-Centex.doc
12
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexatlon
CEQA Findings and Findings of Fact
MItigated Project Lave/and
Cumulative Adverse Impacts
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
See Mitigation Measures BR 5.6-1 through BR 5.6-3,
3.7.3 - Potentially Significant Impact
There is the potential for unkno~ resources to be unearthed during construction activities associated
with this project and other cumulative projects.
Finding
Changes or alteration shave been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
See Mitigation Measure CR 5.7-1.
3.7.4 - Potentially Significant Impact
There are several intersections and roadway segments that will operate at an unacceptable LOS (LOS
D or worse) in the years 2010 and 2030, prior to project implementation. The improvements of these
intersections and roadway segments have been identified in the RTIF program, The addition of
project traffic will result in cumulatively contributing to the degradation of these intersections and
roadway segments,
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
Year 2010
TT6-1
Prior to the issuance of building permits, the project applicant shall participate in the
RTIF program, paying the standard per lot rate for residential development and the
Michael Brandman Associates
H:\Clicnt (PN~JN)\0216\0216003 7\Findings\0216003 7 Findings-Ccntcx.doc
13
"-......--...-. _...~-
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and FIndings of Fact
MItigated Project Level and
Cumulative Adverse Impacts
project applicant shall submit the funding calculations for all improvements associated
with the RTIF program to the City for review and approval. The following R TIF
program projects are identified for the project area by the Year 2010:
Signalization
· Install a traffic signal at the intersection of Panama Land and Ashe Road;
· Install a traffic signal at the intersection of Taft Highway and Stine Road; and
· Install a traffic signal at the intersection of Taft Highway and Wible Road.
Intersection Improvements
· Add a westbound turn lane at the intersection of Panama Lane and Wible Road;
· Provide an all-way stop at the intersection of Taft Highway and Gosford Road; and
· Provide an all-way stop and add a westbound lane and an eastbound lane at the
intersection of Taft Highway and Ashe Road,
Roadway Segment Improvements
· Improve White Lane from Wible Road to the State Route 99 southbound ramps to
an eight lane divided arterial;
· Improve Panama Lane from Buena Vista Road to Old River Road to a two lane
divided arterial;
· Improve Panama Lane from Old River Road to Gosford Road to a two lane divided
arteria];
· Improve Panama Lane from Gosford Road to Ashe Road to a four lane undivided
arterial;
· Improve McCutchen RoadIHosking Avenue from Gosford Road to Ashe Road to a
two lane undivided arterial;
· Improve McCutchen RoadIHosking Avenue from Ashe Road to Stine Road to two
lane undivided arterial;
· Improve McKee Road west of Ashe Road to a two lane undivided collector;
· Improve McKee Road from Ashe Road to the future Mountain Ridge Road to a
two lane undivided collector;
· Improve McKee Road from the future Mountain Ridge Road to Stine Road to a
two lane undivided collector;
· Improve Taft Highway from the State Route 99 northbound ramps to South H
Street to a four lane undivided arterial;
MkhHIB~ndmanAssoç~œs
H:\Clicnt (PN-JN)\0216\021600311Findings\02160037 Findings-Centex.doc
14
City of Bakersfield ~ General Plan Amendment!
Zone Change 04-1746 and Ashe ,No.3 Annexation
CEQA Findings and Findings of Fact
MIl/gated Project Level and
Cumulative Adverse Impacts
· Improve Taft Highway east of South H Street to a four lane undivided arterial
· Improve Buena Vista Road from White Lane to Panama Lane to a two lane divided
arterial; and
· Improve Gosford Road from Panama Lane to McCutchen Road to a four lane
undivided arterial.'
Year 2030
TT6-2
Prior to the issuance of building pennits, the project applicant shall participate in the
R TIF program, paying the standard per lot rate for residential development and the
project applicant shall.submit the funding calculations for all improvements associated
with the RTIF program to the City for review and approval. The following RTIF
program projects are identified for the project area:
Signalization
· Installation of a signal at the intersection of Hosking Avenue and Wible Road;
· Installation of a signal a1 the intersection of Taft Highway and Gosford Road;
· Installation of a signal at the intersection of Taft Highway and Ashe Road;
· Installation of a signal at the intersection of Taft Highway and the future Mountain
Ridge Road;
· Installation of a signal at the intersection of Taft Highway and Stine Road; and
· Installation of a signal at the intersection of Taft Highway and AkersNan Horn
Road,
Intersection Improvements
· At the intersection of White Lane and Stine Road, add a westbound right turn lane,
a northbound right turn lane, and a southbound right turn lane;
· Add an eastbound left turn lane, two eastbound through lanes, a westbound left
tu~ lane, two northbound left turn lanes, two northbound through lanes, a
southbound left turn lane, and two southbound through lanes at the intersection of
Panama Lane and Ashe Road;
· Add a northbound right turn lane at the intersection of Panama Lane and Stine
Road;
· Add a westbound left turn lane, a northbound left turn lane, a northbound through
lane, a northbound right turn lane, and two southbound through lanes at the
intersection of Panama Lane and Wible Road;
Michael Brandman Associates
H:\Client (PN-JN)\0216\0216003'7\Findings\02160037 Findings-Centex.doc
15
'---'~'-'--'
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Fact
MltllJBlod Pro}8ct Level and
Cumulative Adverse Impacts
· Provide an all-way stop at the intersection of Sine Road and Hosking Avenue;
· Add an eastbound left turn lane, a eastbound through lane, a westbound left turn
lane, a westbound through lane, a westbound right turn lane, a northbound left turn
lane, a northbound through lane, a southbound left turn lane, and a southbound
through lane at the intersection of Hosking A venue and Wible Road;
· Add a westbound through lane and eas1bound through lane at the intersection of
Taft Highway and Gosford Road;
· Add an eastbound through lane at the intersection of Taft Highway and Ashe
Road;
· Add an eastbound through lane and westbound through lane at the intersection of
Taft Highway and future Mountain Ridge Road;
,
· Add an eastbound through lane, a westbound through lane, a northbound left turn
lane, and a southbound left turn lane at the intersection of Taft Highway and Stine
Road;
· Add an eastbound through lane and a westbound through lane at the intersection of
Taft Highway and AkersNan Horn Road; and
· Add an eastbound through lane, a westbound right turn lane, a westbound through
lane, a westbound right turn lane, a northbound left turn lane, and a southbound
left turn lane at the intersection of Taft Highway and Wible Road.
Segment Improvements
· Improve White Lane (Gosford Road to Ashe Road) to an eight lane divided
arterial;
· Improve White Lane (Stine Road to Wible Road) to an eight lane divided arterial;
· Improve Panama Lane (west of Buena Vista Road) to a four lane divided arterial;
· Improve Panama Lane (Buena Vista Road to Gosford Road) to a six lane divided
arterial;
· Improve Panama Lane (Gosford Road to Ashe Road) to an eight lane divided
arterial;
· Improve Panama Lane (Ashe Road to Stine Road) to a six lane divided arterial;
· Improve Panama Lane (Stine Road to the State Route 99 southbound ramps) to an
eight lane divided arterial;
Michael Brandman Associates
H:\Client (PN-JN}\0216\02160037\Findings\02160037 Findings-Centex.doc
16
CIty of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA FIndIngs and FIndIngs of Fact
Mltlgaled Project Level and
Cumulative Adverse Impacts
· Improve Panama Lane (State Route 99 southbound ramps to east of State Route 99
northbound ramps) to a six lane divided arterial;
· Improve Taft Highway (west of Buena Vista Road to State Route 99 northbound
ramps) to a four lane undivided expressway;
· improve Taft Highway (State Route 99 northbound'ramps to east of South H
Street) to a four land divided arterial;
· Improve Buena Vista Road (White Lane to Panama Lane) to a six lane divided
arteria};
· Improve Buena Vista Road (Panama Lane to Taft Highway) to a four lane
undivided arterial;
· Improve Old River Road (north of Panama Lane) to a two lane divided arterial;
· Improve Old River Road (south of Taft Highway) to a four lane undivided arterial;
· Improve Gosford Road (White Lane to McCutchen Road) to a six lane divided
arterial;
· Improve Gosford Road (McCutchen Road to McKee Road) to a two lane divided
arterial;
· Improve Wible Road (Panama Lane to Hosking Road) to a four land undivided
arterial; and
· Improve Wible Road (Hosking Road to Taft Highway) to a two lane divided
arterial.
MIchael Brandman AssocIates
H:\Client (PN-JN)\0216\0216003 7\Findings\02160037 Findings...centex.doc
17
. ------_.._~ --.
City of SaketSfleld - General Plan Amendment!
Zone Change Q4..1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Facl
Significant and Unavoidable Adverse Impacts
SECTION 4:
SIGNIFICANT AND UNAVOIDABLE ADVERSE IMPACTS
4.1 - SIGNIFICANT AND UNAVOIDABLE IMPACTS
There are no significant adverse impacts that cannot be lessened or' eliminated via implementation of
the mitigation measures; thus, implementation of the proposed project will not result in any project-
related or cumulative significant and unavoidable adverse impacts,
Michael Brandman Associates
H:\Client (PN-JN)\0216\02160037\Findings\02160037 Findings-Ccotex.doc
18
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings end Findings of,Fect
Feasibility of Project AUemeUves
SECTION 5:
FEASIBILITY OF PROJECT ALTERNATIVES
CEQA requires that an EIR include an analysis of a reasonable range of feasible alternatives to a
proposed project capable of avoiding or substantially lessening any significant adverse environmental
impact associated with the project. The discussion of alternatives is required to include the "No
Project" alternative, CEQA requires further that the City identify an environmentally superior
alternative. If the "No Project" alternative is the environmentally superior alternative, an
environmentally superior alternative must be identified from among the other alternatives. (CEQA
Guidelines, Section 15126.6,)
As set forth in these Findings, the project, with the mitigation measures incorporated, will have no
remaining significant adverse environmental impacts, The City has, in addition to incorporating the
recommended measures to mitigate the iden1ified impacts, reviewed a range of potential alternatives
to the proposed project. The proposed project's EIR discussed the No ProjectINo Development
Alternative, the No Project/Development in Accordance with the General Plan Alternative, and the
Reduced Density Alternative, An Environmentally Superior Alternative has been selected from
among the three alternatives evaluated in this Draft EIR, An alternative that is environmentally
superior will result in the fewest or least significant environmental impacts and will achieve the
project objectives ofthe planning effort. The City Council rejects each of the Alternatives, on the
grounds that they are infeasible, fail to meet the objectives of the Project, or fail to avoid adverse
environmental impacts, as set forth in greater detail below,
5.1· NO PROJECT/NO DEVELOPMENT ALTERNATIVE
Under the No ProjectINo Development Alternative (No Project Alternative), the entire project site
would remain unchanged and no new development would occur onsite. In general, the GP NZC 04-
1746 and Annexation' project site would continue to support in part, agricultural production, a single-
family residence and associated outbuildings, and the site would continue to be undeveloped,
The No Project Alternative would result in fewer transportation/traffic air quality, noise, utility and
service system, hazards and hazardous materials, biological resources, cultural resources, and
agricultural resources impacts in comparison to the proposed project. Under the No Project
Alternative, 1he site would remain in i1s present state primarily supporting the one residence and
agricultural efforts. Onsite agricultural activities are currently somewhat restricted due to the
presence ofthe two nearby schools and the approaching residential development. In contrast, the
MIchael Brandman AssocIates
H :\Client (PN-JN)\0216\0216003 7\Findings\02160037 Findings-Cen1cx.doc
19
City of Bakersfield - General Plan Amendment!
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA Findings and Findings of Fact
Feaslblllly of Project Allematlves
proposed project is an extension of the existing pattern of development in the project area, Moreover,
this alternative would 'not meet the project objectives to create a residential community with single- '
family dwelling units that will enhance the quality of the City of Bakersfield and create a desirable
lifestyle for homeowners who reside there, provide residential development of sufficient scale to
pennit master-planning of infrastructure, parks, open space, and public servkes to achieve the
greatest possible efficiencies and synergies, and lastly, the No Project Alternative would not supply
housing to meet growth projected for southwest Bakersfield.
5.2 - NO PROJECT/DEVELOPMENT IN ACCORDANCE WITH THE GENERAL
PLAN ALTERNATIVE
The No Project/Development in Accordance with the Existing General Plan Land Use Designations
Alternative (General Plan Alternative) evaluates the development of the proposed project under the
land use designations assigned to the project site in the Metropolitan Bakersfield General ~Ian. '
Under the Metropolitan Bakersfield General Plan, the project site is designated as follows: 80,07
acres are designated Resource-Intensive Agriculture (R-IA), and 106.80 acres are designated Rural
Residential (RR). With the R-IA designation, parcels must be a minimum of 20 acres, Under the RR
designation, each developed unit must be on at least a 2.5-acre parcel. Thus, under the limitations of
the General Plan, there could be a maximum of 42 developed units on the project site, This
alternative would result in 832 less residential dwelling units than the proposed project. It is using
this assumption that this alternative is compared to the proposed project.
The General Plan Alternative would result in fewer transportation/traffic, air quality, noise, utility and
service system, hazards and hazardous materials, biological resources, cultural resources, and
agricultural resources impacts in comparison to the proposed project, While this alternative partially
meets the project objectives, the amount of housing allowed under the General Plan Alternative (42
homes) would not be sufficient to create a residential community with single-family dwelling units
that will enhance the quality of the City of Bakersfield and create a desirable lifestyle for
homeowners who reside there and provide residential development of sufficient scale to pennit
master-planning of infrastructure, parks, open space, and public services to achieve the greatest
possible efficiencies and synergies. Moreover, the General Plan Alternative would not supply
housing to meet growth projected for southwest Bakersfield.
5.3· REDUCED DENSITY ALTERNATIVE
Under this alternative, a total of 504 dwelling units would be constructed, which would be 370 units
less than the proposed project. All other project components would be similar but incrementally
Michael Brandman Associates
H:\Client (PN-JN)\0216\021600371Findings\02160037 Findings-Centex.doc
20
City of Bakersfield· General Plan Amendmenll
Zone Change 04-1746 and Ashe No.3 Annexation
CEQA FIndIngs and FindIngs of Fact
FeasIbility of Projoct Alternatives
reduced in relation to the reduction in development. This alternative would meet the San Joaquin
Valley Air Pollution Control District air quality thresholds,
The Reduce Density Al1ernative would resul1 in fewer transportation/traffic, noise, utility and service'
system, hazards and hazardous materials, biological resources and cultural resources impacts in
comparison to the proposed project. Conversely, the Reduced Density Alternative would have greater
air quality impacts (because the proposed project will mitigate air quality impacts to net zero) and
similar agricultural resources impacts in comparison to the proposed project. Under this alternative,
the site would support 504 homes. This alternative would meet most of the project objectives;
however, the Reduced Density Al1ernative would not fully meet the project objective to. supply
housing to meet growth projections in the southwestern Bakersfield planning area, Specifically, the
Reduced Density Alternative would contribute 370 less residential units, reducing the amount of
residential growth in southwestern Bakersfield, an area that is rapidly developing to accommodate the
City's growth projections, Moreover, if as a result ofa reduction in development in southwestern
Bakersfield, growth is transferred to other areas of the planning area, the proposed development areas
may not meet the City's objectives oflocating growth near major arterials or in areas of relatively
lesser environmental sensitivity, Accordingly, the Reduced Density Alternative does not meet some
ofthe project objectives.
5.4 . ENVIRONMENTALLY SUPERIOR ALTERNATIVE
CEQA requires that the City identify an environmentally superior alternative. lfthe No Project
alternative is the environmentally superior alternative, as in this case, the City mus1 identify an
environmentally superior alternative among the other alternatives considered in the ElR (CEQA
Guidelines, section 15126,6), Comparing the remaining two alternatives, the General Plan
Alternative partially meets the project objectives; however, the amount of housing allowed under the
General Plan Alternative would not be sufficient to create a residential community with single-family
dwelling units that will enhance the quality of the City of Bakersfield and create a desirable lifestyle
for homeowners who reside there and provide residential development of sufficient size to pennit
master-planning of inftastructure, parks, open space, and public services to achieve the greatest
possible efficiencies and synergies. Moreover, the General Plan Alternative would not supply housing
to meet growth projected for southwest Bakersfield, The Reduced Density Alternative meets many of
the project objectives; yet, it would still have greater air quality impacts in relation to the proposed
project. While the General Plan Alternative does not meet the project objectives, it is considered
environmentally superior as it resul1s in less transportation and traffic, air quality, noise, utility and
services systems, hazards and hazardous materials, biological resources, cultural resources, and
agricultural resources impacts,
Michael Srandman AssocIates
H:\Client (PN-JN)\0216\0216003 7\Findings\02160037 Findings-Ccntex.doc
21
Exhibit D
Mitigation Monitoring and Reporting Program
"
J!
Q.
f
&
"
"
-
..
I
~
~
,
~
i
"
"t
i
-
~
ð
~
t
"t
"
it:
-;
~
!
~
i
j
~
;
r
.,
~
"
"
-
"
-
&
~
'5i
"t
t-
(.)cø
W...
........ Z
0.... <It.
IE~ ~
:;!!I;! CJ
....'" z
¡::zz¡::
zeCoa::
w::t:-o
e (.)t-a II.
cnw w
wz a::
a::ozc
>-~Zz
eCt-eCeC
:¡:ZI'>CJ
::t:W 'z
S!i!'i~æ
::t:ZwO
t-W::t:t-
LL::EcnZ
eCeCeCo
t-ZC::E
~:5Zz
eClI.eCQ
C....l ~
eC~ CJ
~W ¡::
wZ i
::t:w
cnCJ
<It.
bO£
.~ ã!
" >
!! 0
.~- ..
CD 8::
r!j ..:
:g
-Š~
~..:
2',ä
]'"
~.<>
~"O
~ ~
~ ~
8::"
Ole;
¡¡ ~
.= ~
~'ª
,,~
.s~ Ë
i!J "
l1 ¡j
8.i
bOE
~ ~'g
LL. .s'~
~ tg.~
1-1) 11
fi ~ B
01( í2.9
z ';; ""'
o ,g<E
¡:: g ~
~ 6~
II:: .<=:"
o Q.. ~
a. _ § ~
en 1'-" =
Z ""'1 t::; M
~ on~,g ¡;
.... ~ c..tS >
is
~
o¡
"
'§
§
o
::E
]
t
æ
<¡;¡
E-<
""
o
"
o
.~
~
,'!
,8
4J
tð
"
]
g
§
.ß
:g
"
§ ¡
.~ ]-g
~ Jj ~
~ .
~
~ a
, 'õI
~ -g .~
~ Cd i:d (I.
= .9: Q) å:f i:d
(f"¡ _ "'0 = _
¡:¡ ¡¡ .¡;: ¡¡ '3
~ 0 > VI
l;¡t¡.t..:.9
;: ~. .
bO
~
~
~
]
£
"
u
::Ë
]
]
"
.¡¡¡
..:
""
o
§
."
tJ
I)
¡,¡
,'!
.S
"
,g
a
~
~
'"
.<>
bOã!
.; i
~ <' §
,.;
~
..:
~
;¡¡
~
o
:Ii
"0
¡¡
]
"
.8
ri3
""
o
§
.~
Ë
.8
"
,g
~ 1 ~
'§ § t
.g." ~"'"
~ ¡¡ ~ ë ~
~ bI) ~;:: š
~'i ª 0 ~
§,g E.g,~
£ 1i '"
i~ ~ i ]
-It I ¡ i
JjE ì!.Ë¡¡
.... 1ã ki :g " ,g
·iR-,,, "0 g¡ ¡¡¡
Õ._ iU Q co
þJ)·i·¡ :i ¡ ]
.S ~ co if 5 8
],¡ ~ ~ ~ ~RI)
=::s! e ~ ~
,,00_
':5 <= "0 ":I 0
u~i~.g;¡
~;t~¡¡~.¡¡¡
VJ ~ p,. e 0 =
.~ 0 01) .~.J:J i
2 -š .è~ ¡¡' 'ã -
.~ 0 U i:d Q -5J "g.
.~ .... (I.) Ish 0 (\)
~ ~.~ ~.8 .~ ¡¡ §
::¡ ø......"O l:I 8.. ''fl
<c f . § B ¡s 'S ;::I
:;) ~~~·.¡j5 0 O"~
~r1~euoQ
a ':1I'It:: o_= 0
II:: "O"<=: is. ..: ..: u
;¡¡: ¡5j ..: !:.S . . .
~
8
~
~
~,
~
M
¡¡¡
¡i
J!~
"M
:¡¡¡
"tÑ
¡¡~
-69
,,~
~ '
~~
H
J:!~
:10;
c:
~
I
1
f
i
i
t
i
c:
c:
0(
1
.
f
~
i
i
~
c:
~
i
CI
I
¡
I
i
j
.!!'
:t
"
~
."
¡¡
!
!
~
-§,£
t!]
0_
i3 -g,Š
1 1:
.... OÐ ~
8 '§;'
!5 "'O.~
f.¡=¡... "'0<
..... 5 0 I
~ [l~
.~.~ ,,[
8' '" .JS '"
'f; ~ =c;"~
¡¡ " 'Ii!-"
"õ8.=~
~ 0 ë CI')
~ :3~ ,e- §
ÙJ = 'Jj
'" C' '"
o bL) 4) b
.;;.. ,,¡:¡
o 0 ,0 u
"0 - :.¡:: =
..e ~ E" 0
"" "
=;.a r.n....
.~ ,,"
;::: ~ o.§
'" ,,~
,.CI =' be=
r.n 0 = 0
~ ~ 'E 2-
."'.- '''' "
'>..2 ~.~
'.:J ~ T..Q
á!'¡;; -§,,, ,.
" is .~ ¡¡ °u
o ¡:¡., ..0 4)
.- ... > 0.,
t) Ii:) O'¡¡;-ct;
58 ~8~
¡g 0 0 Þ< en
8~~~-š
. .
~A
~"
~ i~
-š ti~
If 88
,6 bO¡¡ ¡¡ 9
bO . 0'"
" ,,-
- "'" '1!>~
-¡¡ '" '" d
~ li 0 CI') S-
" :a ë! ¡;; 0.
~ '.:;::I tE ~
.~ ~ § .
~ .g" ~o
.~ ] ~ ~ 1
... C¡..Q "0 ~
4) ~ 0 0
¡::l., ø.(; ~_
~ ~~ .2~
F.3 as -;; .£
--= c.. 0
.- .. [; .JS g
~ ~õ õ2
is "" "0
8:... ~ '§"' :; ~
'S '"' 0 Co ..= ':¡;;i
C"'..g <'-I 0 <I) =
0""'::='-5 ~]
.2 ~ Jj.s :E"
=.... B.s .~ "3
~ â f!'~ á) a
: ~ & <'-I bL)Õ
o....¡;;o..8 =0
õ08'-"'O~"'O
:Eg-._s'~ª s,~
~ Q.. _ cc·... CI')
,,-g,; d]'ií
.gcC¡::'.:::ca=ti
c.>"2oO 00
EÕ''''Egf''''''
¡f. bIJ ~ (/} 8 ~ ß
§.s .þ = v.J .þ 0
0.... ø 8 iU III II)
=Q.,§_bOObD
<~u<~8~
]
I
'9
8'
.
. .
£
bO"8
.! g
¡¡; ~ i3
.
"
"
~ ~'§ '"
-" 0 ~"
.=~o 0."'0
,,~ >< 1> ,'"
,.c '.::I Q,) =' e
"'" "s "'''
~ as ;:3 : Q.,
'" bO Iii 8 0
'Ii!'~ ~.9!;¡
Š 0 0 pO
.~ ~ ~ t3-š
}Jj :€ ~ ~
" '5 ,-
.!~ ;§ ä]
u ~ ,';: ~
o ~
~ ¡; 0.!3
.., ¡ g¡ Þ.~
.~~ 1J~.JS
J:: .¡¡; 'Q..f!.!
g"Š.. ë ~ ~
.,,!3 ~ 0 ~
:å19!;,~"
'§~~ª~.~
e'i>.... 8 ...., =
o'-=~~.š~
ID ~ "0 .~
0°....==°
ã ~ g ..8 .S ~
=' ~ '0' .¡¡; ·E 4)
~"""'oo;9
.... 0 ø.. ø.. ø..~
f<iI'J 0 ~ 0 _ _....
~ "s.~ Š '" '" "13
'f<iI'J .9 U:c ~ ~.
.f::'¡ .....,g 0 !;1 t) ê
,~ ,g <;; ~ §- §' B '"
....O"-d_--8"
E =_00 éd
...·o..2».9cr
~ N.... c.. 0 0 _
~~~S::'O'O>'.B
I . 0.= 0 0 '0 rJ)
""',-",,-"-"8»
Ii 0"5 ¡¡ f-< f-< ~ ~
~<>.c..
~ 'n
fI} _....
<'! ""
j¡.6 ¡;!!3
"õ~~~
~ê.o';¡
"'d õ"'8 0
;,~ ~ ~
= ~- 0
o 0."
e 0 0 c
a"s,c"
]~l~ ~
" " ~ .", 1>
SB,ª5·~
g.... 0 on ¡;,
o.~-"io.
rJ) -a rJ). 0
..",,,, "s
.~ ¡:¡ ª.6 bO
: :2 j!¡ 'Eo .13
U fI} = U
" ~ 0 8'~
'[ ~ ~ i3 ~
00 '.:::1 ¡a
~8]~:ß
';~J\~"'E
o 0 ~ ...
~'"ª ~ .~
e8ç¡¡c;.s
ø..- t.:I g 0
030-;'::
:: .~ "s -g -§
:-=ø...sédø..
~ ~.~ ~ ~
.9g.§~~
~ 1;!'''' ¡¡_
rJ)"'d ~.~ B
g¡ ! ~ s....c
eg§oe
__o-5ø..
.
»
-"
'11
r;¡: ~ §
~
"
.9 ,~
.,., '"
0) _Ç>'
N os~ I::
¡.~~!
C> .g ~ ~
0"';>-;;
0:: .8- J\ °
~.~~U
~ o.Q ~
.8..QU~
'" bOo.,,,,
.,.,"'<
~~~Jj
... "'-"
o ~ O.~
¡g ~ oS ...
.51 0 -§, ¡:¡
lUfJ
o rJ)_ ~
os 'ë g;¡ os
~ ~ ~ on
....",::.J1
u·... C-< ....
" 15 a'S
'[ ... èij.o
o...!:' I; ¡ os
"'" 0 .9
oS.;J 15..6
o.....s::~
.g ~,g ¡:¡
~ ~ g
o is:'º .9
... ~ I!:: ...
" _ " 8."
uoooO
'E ".~ - u
o·~ ~ 0 Øoj
c: a.·8.g-<
-"I; ~
.¿"s ~Jj '"
"!":I Go)
'" 0 ".~"s
OiZ..E g..~
<~~e.s
..
.g
~,
~
§
~I
8M
=§
0(;:;
c::¡;
,,-
i~
c:~
e '
..~
=¡
.c:;.=
~y
:15;;
~
~
...
1
~
It
."
Iii
..
ï
I
!
.'
f
~
š
~
~
-.:
."
Iii
~
~
a
Ii
1
-.:
~
it
1
Ii
I:)
I
~
j
Î
io
:t
c:
~
."
~
.
]
!
~
j
.",
[ß
.~
~
'~
....
o
i5
.",
~
,'"
!
1
'õ
u
i
1
~
g¡
'¡¡ ..
~¡¡
.- 'ê'
i5 co.
'¡;'¡ 0
.~ .¡;
,,$
.; ~
~ S
.2.È
iq¡
~ '"
1
c
o
,,~
.¡;....
_ 0
'" "
g.$
$8-
§~
1~ §
i~
,,'"
,S .::!3
·P.
"or)
.¡;8
....'"
o t
~1
> co.
BJI
"....
" 0
o ~
8$
]...
ë,~
'D e
~ co.
" "
]-B
.::: 8
~.g
~ ~
B i5
g.'~ ;;
0·_ 0
<5z
.
.
t
§'
;¡
.8
-B
1
i
gp
]
"
,g
$
1
1 ¡¡
fñ'~
§ "
.", ]
i §
§ 'g
._ 0
,~ ]
I\) § ~
d ';} B
"8 .~ t¡:
8 .-
.£ iU"5
~ (1) 0
._ oS ~
"'0 '¡j 0
ª .¡; E
~ ~~
.3 U.S
. .
;.,
,&0
""ã!
'I i
ø:: ~ §
.8.b
." "
~~B
0'- as
._ - 01)
¡f. U)'p
~ "."
13 ~ "
" ~ $
ª 8 §
1&Ui,
.g,se
.. " co.
." 0 ~
-'.;::J"
.~ œ ~
- 01)'-
~.'" u
.Jì '§ "
'" ".¡;
e.~ .8
o 0 B
þ~ ß.
.- G)'-
u ¡¡ u
~sl
.- ,.; 0
...;0-
t.) _ ~
.!;'.,:g 8
~ go-5
II) ~ >.
.¡;.""
~ '> e
,¡¡ §.. 8-
;.= ..... 0
,,"-
,g'¡;~
bOe~
.S G," ,
~o'¡;$
C .... en ~
Q..... 0..
. " ~ "
,. 0 ~.:I
~''¡ ~ ~
It).~œ:.::
O'._.;!i ~
<8,g",
;.,
,&0
""ã!
.~ e
ø:~
"
,¡¡
~
i5
.;¡;
~ ,
'ë -g
".=
~!
g 1;!
~ &.
~§..
,S -B
ã! ~
><E
g$
g:~
ª 0
......2
""i
S .~
-š1
Q"
...08
-<: ';;:
¡:; g
"'co.
" 0
.¡;~
0'"
.;;]
" ~
co. 0
~ "
",&0
" ;.,
": ë
~i
O'g
<co.
..
"
o
;.,
,&0
""ã!
.S ð
~ 8:
~ < §
~,,§
"CI .D '.0
§=.a
o œ ... 11)
,&o~o,g
B~i!....
._;::::: ,.; 0
:;~.š8
i! ;.0
'ê' ~ : ~
~¡9 ,ê ~
.;3,....:.. 0.. I\)
""08] .¡;
8';) 0 E!
-¡¡¡,gË.g
] ~ § ~
g."uJ!
~""o
fIIœ.D\O
8~]~
o¡: U'.I..c
.D__"'O_
~ ~ i ~
..= Ø': 0;/) 11) .
U) "Ëb ø..o ¡!3
:;æë:;~
~;;,~ ~ ~
"....;;: " ;¡
~ 1 :{~ :@
0; 0,&0 ~
3]~;;j~
~~.g .'1:
o " " " "
c.8,.c ;..::!~"S
I ¡f. o....i3.-
.:c<·i'Q.õ
.~'¡;-';I "
ooca~"'O
~gg~:
. ... "'0 cø >.
~ ~ ~]~~
õ It),~ (J 11) $!
Z z"i.8 ~ ~
.š
:;i
~,
§
~
Ñ
ii
~~
~g
~~
-':Ñ
fi~
.§9
~~
~ '
IZI~
I]
uu
if
~
-!
10;
'"
~
1
1
f
~
!
I
!
m
~
...
:¡
~
iJ
~
t
-0:
~
æ
-;
~
I
-
i
;
.c:
~
:z:
..
/!
...
~
"
]
!
..
-0:
;.,
.c
ooi!
,e ¡;
!j 8:
ø::..( g
~ g
s '"
l; --¡ ~ ÞÐ
~ ¡¡z.e
.. 'J;; -5 :E
[¡ ž ii]
a)'OOð
.,"oS"~
11 ~ ~ ·ê
.~ ~ 8 Q.
8ou"'C
c..(,)=~
"~.EI 0
oS.. e
=o"...:..,~
~~~,8
~.e",:¡¡¡
g1Îß;
~ ~ g....~
èC .ª"8~§
;;:; ~ 0 ::I ~
... ~ ,,- "
W 0o-¡;;¡
I- O.o°bO
i( ;: :;ä ~ '6
:Ii O-":.(·S
o §~:g=
::) .:: ~ 0 8
8 'ã~]~
a:: eu~~
~ -8~:I:]
ë O~8~
:c .ti i3 btJ~ 0
C ¡¡ S;§]:g
z t 5 ""o¡¡;s
èC ... æ e i!! ;.,
U) ~ ~tI)=.
a :: . "0 v.J.! =
a::~ ~ ~ ~.~ j:~
1:l(' o~Oõ
.. ::¡: ".~ "" e
::I:tJii=:~J!:;ä~
;.,
.c
..¡¡
.e ¡;
!j 8:
s: <
]
¡;
.~ oS
'0 .~
~ ~
.g~
.. 0
00"
:§ í!
11) .S
~'5
~]
â~
.e'<3
¡¡ "0 ~
~ [¡ .g
¡g~~
~ ~ 6h
] e e
g¡ ~ "0
"".8 [;
.=- ~
,,_ v
.- ~ :.
.!3~."
§ ~ ~
" .. ~
bIJ'C 0
,e ~:E
,s. t:: ~
0.. .~
2"-
.~ -s 15:
~ ""
2-
'r;; c;
::::'S"O
. .g, ª
N0o..
J¡ 6.<
"''':I:
::¡:-5¡g
:=5Z
"
o
£
ooi!
.e ¡;
~!
.e
""
o
i!
~
~
'<3
]
¡¡
> .
o ~
e ¡¡
~ 'p
,8,.!S
_51,
õi ~
.¡;¡'O
:=: ª
" ~
2"0
.;;~
-5~
õ! ~
'O~
~~
> .-
8~
.~ ¡¡.
"0_
~õi
.~"'O
.¡ [¡
i~
"'"
.c¡o¡
'OZ
]05
"" .~
- ~
. "
.., "
J¡~
'" ..
::¡: 8
:= í!
¡¡
;.,
.c
..¡¡
'I ~
s:~
'"
o
"
,8 oS]
õi l~
-i ~ as
~ -" e
'S8~~
~ ¡j 61>,8
]õ.8=
oDO.a
õ &.... rJ'J
~ rr] Æ
.~ ~ " e
"0" ~ tE ~
.ª St.~.2
CfJ 'f¡j 11)"Q
~õi".!3
~ '¡:::9 P--
''=.B v.J ....
e ~ e 8
o..~o=
" -5"
-S~,,"-S:i
".g - ~"
.~ ~ ~ '<3 ~
.~,J:1 u 3 '3
,~ i5 e ~ '"
~~]~ ã
00 = = .... U
l""! "'d.... 0 r/)
.".- g ~ ""
ª~ ~1~ (I)
-s ~ ] .8 ~ ~
~~rÆB~ 16-
;¡...- _ = 13) J
co«Sov.J 0
~ "-S'~":: 0 (/)
t OtUC-~ W
.. ~ ~ "-:"" a::
Po. ¡,.", ..c ","0
r ,0 U"O;>....I
~Æ.B¡g~~"5 oct
¡¡ ...!! 5< '3 ""0 ~
,,-v-a... \J
~.n.s~U1Þ. 0
~.n"E8U5 ..J
.. ::¡: ~-13~:¡¡ 0
~ =: 1! £Q [¡ ¡¡:¡
£
ooi!
'1 ¡
s::~
..
~
""
]
~
ª
,~
-s.
ª'
¡¡
'8'
~~
-5§5
.~~
&-5
oo.;¡
,5 .~
1~
~~
U
~.s
.~ iU
",¡¡
-5~
S í!
.. go
·8 .::Z
0..1:
"
..; e
J¡§'
"'-';
=.8
,'"
'"
o
~
¡
:>;,
~
~
š~
d
=§
-o:;:¡
~~
"-
i9
~~
I!,
1IIi(;
;¡~
.p!]
uu
if
"
~
f
~
1
i
"
:i
i
f
i
¡
"
"
""
1
~
fi
i
~
..
E
""
"
-I!
II;
1
CI
I
~
I
iii:
ì
.c:
.e>
>::
it:
~
ì!
..
...
~
..
'5i
""
£
ooã!
'I 8
ø: ~ §
§
~ ~ ¡.¡ 5
õ.š 8 ~ oS .~ ~ ~
I\) 8Boo .........
'~g.:s - 13 ¡j" þ
¡Cot 'õ;'S biJ ... í9';)
Q) U ;; ;¡ "0.8 r.E ~ ~
-S:="ooIJ"'..c:-S¡¡
i'P:¡~]!3,g ~g"
·¡;;~i~~.s ~--š
~-S. ¡; e-š g.¡§"
~ 4-0 bI) 0 bO Q...~
~ ~ ~:!J~] i~!i
'" 0." !ií õ." "'"
00 ~ ::¡ ~rn.S ~ "0
-;; " [ø ,.., ,-!j "g
-S0","¡<¡!ä ø"~
,,~u:.ê!.g,,º g-5 iJe
oc:I:GJe~ ...~
." "º'~. iJ.¡§ 0 g.
B:§;:;¡ 5i¡~ 13 ",13"
I ,)Euø..~o"Oõ>
ø.£¡::u~ø. B =-8
,g¡> ~ . :I:~ ....8 g 11 g
tOe'" 0 <U "'8 C)....
Q..9 'S.o S"g
e3~ë:;; o]:E'
= 8:.!:I 0 ø...c. ~ 0 a
~œOr::g=:::::~~
,,=ool;¡;¡"¡¡],c¡;
~ .ä' ·13 ~'8' ~:¡;¡ [;
s ." ¡¡. iJ '" ".¡¡;.s
~ ,.::\, = ;> 0 i> V,
.- >. - 0 ~,g 3 ~ 0
o-l;-~ 4-oo;l)j>'.c
-S ~'- !ä '" 0 "3 'S:
o 0 U r./'J $a I ) .9 o;I)'g
~tJ..90]~ t:)G)=
.g:¡;¡...-5 ",.g, Èt: § d
ø.."CO.....Ec Cf} ,'.co
Cf} d c.8 _ 0 0 00 0'-
Ñ õ.g V, c.8';:: 8 B .Ë ~
-.hl )o~( ,)~ ~"OV, =
.§r.S;:::I.DlJ o,q(Oo
l('¡o.o;I)~-Cf} ......00>(
=e·,¡:jQ¡"iÎo........t.;=;oo
=c..~e";;8. .
.8
g
!ä
"
-5
;a
'"
iJ
..,
"
.s
;Q
.13
g-
o
-
!ä
'"
j
-5 ~
" "
" 'p
... 'S:
o ,_
" ~
o "
.~ §
> ,-
~g
~ '"
.., ø
" êi
" '"
gp»
'C ,c
.8]
ï3 ..,
o 'õ
::E ~
.13
~
g
ø
'6
§
~
.r
>..~
,,-~... .8-š~
.0 --; ~ 0 _ is..
:;~-= 8. ]--çf;
..:.; 0.. =..9 rn ~.8
ë~.SrJ:) B~~
0""='.5. =R~
>_=0 ~_
~oo:=
c..~ CJ e .~ k3
g !:¡;¡ \ Êi ~-S
"B.s-5j'g ~,g0
~;¡§§. -505
R oS 'i i>:> .8 S ¡f
- >;:¡ !3"""
5BB~ c.80c.8
a ¡ ~ e- 'õ~]
~Ø,,~e £õ8
o o¡.L 0 ~c::o
""p § ¡¡"!3
!! " ,! .- ¡¡ ¡<¡
~~~~ ~~;:¡
.;;x~- ..s,9g
._ 0 0 Cd .:; ~ ~
~"EBbO ~ 3
"'s:\! =; ~,~ ·Ê Qj Þ< ¡s
~:::..~.... !:I~'U
Ëu ~ ::a';¡ . d
~ u.~...
¡¡.:s: "", ".... 0
~8~8- -Þ~«J
o ø ,. ø!ä ø 0 'C
'" _ 0 ,,-" [; ;.,,,
] o:;¡-5~ :-;::::-Þ.o
- ¡j 0 iJ Ii .5 iJ g
~-5~J:lõ':š!5
'v 5 o..~ gp ~ 0 >'§. ,
-'" 00 "'2_"
]- -" -¡¡",~õ.
ø:;;: ª':€ 2 -E g ~ ß'
¡g...",,,,= '''-¡¡'''is
OCVI ~«I ~Q,,~o
.'" eo 0 o..,.d fj c...;;;¡
~ 0..-8 ~ : ,9< ~ ~ ë
~e.E...~~....=o
x ë u g _ g.._ H
o¡¡ ".13 0 ..: -" '" l5
g
Êi
."
'"
þ
'~
~
.9
õi
"
.£
~
...
o
ø
"
.¡¡
iJ ,,;
¡¡piJ
..,
<£ "
:äcS
~]
'<; ~
" 0
.f¡ .e
"...
~ 0
'p ~
o "
Z [;
.
.
.
i]
~ "" ¡¡
" ,,~
'8' êi ~ e]
o..'þ.a 0.. œ
,š~8~!
~ c.. 00_
" ":: i:.' J!I
.f¡ h~ ~
U 0) VI:a a
È ~ § " 0
¡glP~'~
S"¡¡¡,i-šiJ
~ ..2.¡:: be.2
~oo~,c
,e;S ,,' B
¡¡-št: 00'8:
'::~...JE«I
¡;Og=tg
'~j'U I
o bIJ CI) E
~ .§ -S .s
g, e !S.S ø 5
~~e.¡:¡~œ~~
-so,s11,a!!J",
" " '" ~ 13
~.9 ë·s ~ .-
~ ~ o:;¡';; ~
~ ~ Q.,.d .- .g
g~,5';š.~
.g ~~ fâ : .s
o:-;::::=t;~"B
o s'~'5'o rI> "'0
rñ:: 0 c:: g
8«1~-º~
>."'0 ,g ~ ~.5
..2 5 VI "'0 ... go)
!:l.t:: 0 0 .. ~
~ CI:I ~ t.+:: ~ ::s
;:¡ = ~ "".¡¡ ~
~~ Ë ~~Ë
.
i
}
]
~ '
'11
8 _
-¡¡,š
~ 0
'U ~
,13 "
.....s
o ~
-¡¡;¡;¡
ø 00
~..§
,- "
~Ë
~ "
II
"'.
.~ 13
ï5.g
"" "
fâ .~
Gf~
¡¡p~
~J
...,
-g ~
.s 0
- 13
:( ~
.
..
~
~,
§
d
"M
=§
""Ñ
Ii~
.§9
,,~
e~
III¡¡;
Q¡';:"
!~
.!:!y
:Ii
"
~
..
~
!
1
..
i
¡
i
ii
~
i
00:
1
i
ð
~
I
I
00:
"
.æ
0;
;
¡
<!I
I
i
I
t
.c:
r
'"
(!.
1
!
~
.c:
..
00:
'"'
'"
bO~
'1 i
¡¡; -<
c
o
~ ~:=:! ~
'û r;';I 00)' ="""
g ¡¡ '" " .š',~ ~ 4= .~
i:I '8' ¡¡ ~ ~ ~ ø .... _ [
ce..'§.~ §~^= g~;g i"
'h'~.r. ""........as :3 _ ~
..õ 's, "" 11 g.S, ~ '" ;;; ¡;! '" .2
SoB f1J~oS:: ~i"'''~
.Bõ ~ 1°O8].~ ''¡:: O~e
iì':E ~8 . on '" ~ á! .... c 8:
'1 B .~ ~ ~ S ¡¡ ::: ~ e ~ go"
B.g i ~~ .g,.~ ft ¡j ~ - È ø.§
t~ -5~ ~ 'i B]- . ~~~~~
'" '::I ~:;¡ 8. 1! Q.'~ 1:) ~ ." B §. ~ ;:
eo t:: s:: S 4) "§ ·g.,o § ~ eo Q..o is
!a'1;; ~¡¡.~ ...>o "'~c ~"''''''..c
Q.) g is =; º,,:3 co Q..~ !3 =~ oS ~
-:S '""' r;';I >. ~ = >.~ ~ .0 0 s:: CD ~
i:I g bO '" .51 -Š .; ~ '= ~ .s ~ -!! ,51 !3
Q.·ß]23 ~Q)r;jg >,r;';It;~Q
::1 C UJ C) ~ gf.I ...·.13 (\) 0 (\) bl) II) "t:I g
bO " ,,- ~ .~ 8 ~ 0 ,,_ "" ""
.S e] ~ '§.~ \1 ~ -- 3 '11:; § B ::¡¡
bO~o ðR.~ "t:I~",~=!;/.I CJ..d+oJ
..;:0-- Q,) iU"'Q ~ 00<1}0
,5 1: ~.& ~ "d "" "" ~ ",J; '" ~ ~ -<
~ ~ Go> - ~ ~.~! ~8 ~bO ~ ~ ~8 ~ o.w
5b~ -5 -; ,"' -" -"" š "
"'::;: ÞO-:;3 ¡¡ ~ ~ ], ~.6 ~ ~ t! ø", ¡::
'- ~ .S 11 "t:I 5 't:I 0)"2 "';j ~ 0 ~ 0) "0
o·~ 13' r;';I .~ .8 (,).£.D ~ .=:..... If: j ~.!=
8>."'Og.. "0 -......0 <n¡10;3..c¡:Q
~-;::"'R,,",!;;! o8u>~= 1IJ='s::.o.....>,.
- ..... ð..... fII 8 0 >. 0 0 _ 0 i-<-
e tI.I.¡:."E S!,-:.,~ = u-ø.P::......o
(f OQ., õ'....-.... r>:o=O"'''~G,
.~ 8 Q. ~ 0 ¡;;,.8 Ol) = Q.) a.... 0 0
Q.) - e.....s Q., e §';; -= rI) ~ ~ gr ª .....
£] ~ <S ¡¡ ,; .~ B ~ ~ gp 5 ~ ~'~.g::;J
o ..." ..... >. '¡:: 0 = g. (1.) '§'.o:: 11) 0 .d 11)
~ ~ .š' P'N 'B'1,š ;,,,,, ~ ~ .~ š:â ~
Of '" 'g ø á! ¡¡ Ë ~~'§ 13 ¡a ~ ~ ~ g !š'
. ~ ~13 gp 8 ¡a 8 "'s 15 8 ê:g.:: --" g
¡! ,,1! gJ'Õ-Ë, 8-51;; 5 ¡j ~;3 ¡¡<¡¡;;;£
'0 t'J')o~s<+-O~~OI-l~..c
I() aJ <+-0 tS OIJ._ __
=: 'S' - . .
= ~ .
..
È
bO~
.8 g
~ 8:
¡¡; -<
5
'-
~.... 0 II)
o t'J') aJ s:
~·oo ,š ,£j'~ ~
~~ £~BÜ
"'!a "tj 11) It) ~
B -~ ,,13 ¡¡."._
.,. ..::: ~ ~ g '"
'!3" ~ ..
-Š-;:d~~g
..... § C" 8 " 0 bO
«1._ co ,g..cl 0
]~]i]~~
15!!.d'Õ~.S-g
0"0 0 4) = ~ Cd
!3JjÉi~8,g",
~ ] E..- 5 ~ ë
ø "'8~~-š'É
~ ~ bOi] '" ,8 ~
0.....· rJ)0i3~
~~ §'~'ig
-; ø¡¡;Jj£.ª""
o~-o~O!l.ìªv.i
'Sò 0 'õ U.> 0 I"J) 8
..s"'tQ~ å-s "'¡:J
q~=¡¡"d~
] "0 ~ 'õ ~ 'S: 0 c..
~ ..§ = þ !!.'" ~ "§
=- ~ 'õ Û ~ ~ .š '5b
O':¡J þou"O.... ..9:
.... '.0<+-0._£.8 ~_~ is
V# U 0 U Cd '0&,1 U Cd
w Ë<=''''"'5ho"-,,
CJ ø 8 ... '" .,. õ ¡¡ "
a:: =~E--'Bogol;3
::I 8:2.,,; 15~ii~'E
g bO¡¡:::- '" !!. ': æ 5ò,g
UJ' ~ i'.... u 'r;; E
a: "'O§-5=-~.s"'Or;;
-' <+-0 aJ ¡/,);.:: '"0 c "'--
- e B '60 ~ c '" ~
<C . ccOOd:l=..c
0:: '7~.E"ª~~213
::a r--- ~ ¡ 0'- )(.!:I
~ .n ~ 1I).c.~ ~ ~ S-
a ~.~ ~ ~ §.£ £ ~
~
~,
~
§
;::
š~
i~
..§
~Ñ
:¡¡~
EN
,,~
"2i
Ah
ãi~
'" .
.c:;:::
uy
iix
~
r
!
"
c:
'"
f
i
~
i
¡¡¡
~
m
c:
<I:
"
c:
'"
~
~
~
!
~
<I:
~
1
(!
!
~
i
I
ì
.c:
,~
:t
4:
~
"
Ii
]
'"
.c:
..
<I:
ooÈ
.~ 1
.~ 8
&J~
§
~ e
~ c'e
iì: ~
;¡¡ ~
~ ~
S ~
::I f}
:;¡ c:
a ~
.š ~
.S ¡¡ .. {j
~ '§'.£i.~
Q.. c..;i e
'ÿ Q.).... Q.
.~ .¡; ~ ~
","88;'
_ C'CI C'CI 0
]1 fJ2!ö.
:::6tã'=
ª g.5~
,g õ c
]:~ ~·f
õca>.s
u '.::::I e-
'é' ¡¡ ¡¡..s
0.."0.5 4)
..oo=¢::
.¡;e..
UJ~ !S ~"å
'ã'" >..
ë£~e~
.. e.g 8;0
c..... CIS CIS N
bO.,9:; "'0 =
.6 ~..9 ª ~
"0 Q..C'CI ,.......
]."O(,)~o
.<> i; ~,2'¡;
~]~~È
4) .B ;; I-< C'CI
~ 00 "'.s ~
::i.8 11) þ
rLI""'..s·- õ
.;!! 00..... u 4)
.1! ·~ï1!.1!·é'
+:I t':S,.c.. 0..
o 0..;J g 11)
-;:: "- .;:¡
<> æ a~ a~
- .8;;;813
~ ......-I Q. èú Q..t::
... -c ¡.¡,...g u.. '';:::::
ca _-¡;;;;;¡d
~~~~t2:Ë
'"
ª
-g-¡-g
~ ~ ~
" .. -
~ ~ ~
] ] ]
4) ~ ~
~ .L~
.. 00 00
:a :a
i ~ ~
~ f-< f-<
.... .... ....
000
.ê .~ .§
õ ~ y
j ~ ~
.6 ._ ,6
.š .š .š
~ ii ~
.. .. õ!
,@> ,@> .@>
00 00 00
<.> <.> <.>
S S S
g g g
.. .. ..
c:
.S
'5
.~ '3
"5 :!J
c: _
.~
'" .
¡,¡
c:
"
E
~
e
~
...,
"
.S
3 ~ ~
rJ:I "... !:::
.:; .E ~
. ~ .
.
§
'.;:I
<.>
'" j
lii ,S
~ ....
o'æ'¡;
~ ~ 1û
.2 "E 11)
,s 0 .3
~ ~ "0
'" 0 '"
lii ~ g
~ ] ~
~ ~ II)
'" ~ ª
¡¡¡ 00 '"
ª :a ª
~ ~ ..
~ f-<.3
'" .... '"
,g 0 !3
¡¡ § 0
~ '::I o:S
B ~ ~
.8 ii CIS
.š'~:g]
ii oS '"0 ~
j.. U
e ~ ~<
a go) v.I "0
~ ~ª
"8 ~ ~ ~
:::s . ~
,ß:¡;j:¡;j"Éb
~ lii ª.-
~ " ..:I:
C'CI ~ :g ~
"'0 ~ ð ~
~~ò:t:
.
.
i
.¡¡
ª
g
t
!
g
00
'"
'"
~
~
~
'"
.š
g
]
"
¡,¡ ;¡;
~ ~
~ 6
~ ~
.. ,.
! j~
i B i
~~:8
'" "'S:
"'- >....
~ 0 '"0
~ ~..
1 .t~
0:: .
~
'S:
:a
..
.3
~
..
g
'æ
~
~
~
;g
o
g
'æ
~
~
;;
~
'"
~
]
..
j
~
lii
~
~ ~.,
e .~
ì~
~
'S:
:a
j
o
t
..
g
'æ
~
'E
.s
00
o
~
g
'æ
~
~
>
~
'"
Õ
6
.g
ª
....¡
I
~
.. ..
>'¡;j
g.t::
ì~
.
.
'i
.~ ~
:g g
'S: æf
;t; ~
!3 ..
j ~
!3 g
.s 'æ
.. ~
g
'æ
~
!
g
'æ
~
'E
.s
00
c3
]
ª
....¡
I
~
..
>
e
~
-
'E
.s
00
o
~
]
"
~
-<
00
]
~
o
~ ,.
-õ!
l~
"''''
u ..
<.>'"
::;E'S:
..:a
¡; §
!ö...
6 ª
--
. .
...
8
'"
~,
~
§
d
8M
::¡§
<l:Ñ
Ii§
~9
c:-
e2!)
III [
h
.c:::.=
.!!S!
lIE';:
~
~
i
1
f
i
j
t
~
I
-.:
"
Ii
.
I
~
t
-.:
~
.
ö:
1
~
I
I
&
ì
..,
.eo
:t
c::
~
"
Ii
'2
oI!
i
-.:
]
~
.s
-g
.¡¡
"
.¿¡
'"
.s
-g
.¡¡
~
<
J
J
i
~
.¡¡
"
"
-E .;¡"
~ .¡::
~~
::E13
~:s!
~,a
.§ §
"
]
o
t
.,
.s
~]
=
8 "
.g>
13 ¡¡¡
'0
:> 'g
] §
" 0
;¡ :2
-; ~
t .a
""
.s '5
-g .s
.¡¡ '0
" ~
.¡¡]
< l!
..... ~
o <
1;; S
~ ~
-g -g
o 0'"
~ ~ B
8 0,) ~
:><i ~=
" ,,0
::E ::E"
" ,,13
> > '0
e e:~
§< å' '0
"" - §
.
. .
"
]
~
.,
.s
-g
.¡¡
"
.¿¡
'"
.s
]
"
00
'0
¡¡¡
'g
J
!
"
'5
J
-g
o ,.
~B
~J!
" 0
::E "
,,13
>~
8 .<:
.n
.,
.s
<¡; 13
1:: '0
v:.! '>
::r: c;:.a
'5 "
~ ~]
'" 13 0
.s 'Ot
t i g
§ ] ~
t ~ J
0\ B.s
a,
'Š ~ ª
.¡¡ "'....¡
" :I: ~
g ~ ~
'" 0
" '" ~s
'5 .....
e~" ,::
~.~ ~ ]
,.,B ,., ~
~ a eo= .s
~ 13 ~ .~
æ~ æ ~
~] ~ !!'O
... ... Q: ;¡
~ª~~~"
e...... e e·~
å'êJ å' å'''
_I.;:;. _ _ i
.
. ..
'0
.g
i
]
9
<S
.,
.s
]
¡¡
..co
B
"
Cd
::E
.s
~
~
;¡
0-
S
.g
]
'E
oB
~
8
" .
>õj
e '1::
'§1
.
~ ~ "
.5 ¡¡ " tJ !
~'~0£3.~
.~ ~;§ ~ ·ä
''''5~§ "
~'n~ !!~~
!1 ô! I! is. -" 0 ~
'Õ!,,~"- -'E~"
.....8~¡;;;¡ :9tS-~
ªg.¡1~ ~ rI}~ 0
;ij-¡¡"oo 218<'5
8: i) ë .6 = -g "0 "'0
., '0 " ~ g ., ;¡ ;¡
õ=ð..s s::I>.>.>.
II) '.::I .... Õ ~ ~ "= CI:S
'õ' ¡¡ 8-... < ~ ~ ~
6.:g .5 ] bD .bQ "'6b "'6b
o !1 """ r--- 1:1 .- .- .-
'5.!::,..; ~;;;;;;
.!!JoBoB"> OOj.,Oj
~ :I: ... ... ...
8~e 4.0'-'-'-
caoo.. 0000
.....- ~ = = 0 =
ø......~i:I:I cooo
1:10..2 "'3 "0 '.;j '.;j ',J:j '..¡:j
~ R.2 ª ~ g g g
::: B~ ~~~~
::=0" lw'~ .5 .5 ,S ,S
a ..... ¡;" I ) 11) II) 4)
"E"~" '5'5'5'5
ª~~~B 1;~~tfj
~-:s.B.ª'õ ca ca ca-;
.~ 00 ~ u" .~ .~ ,~ ,~
-š .~] -š '[ ::::
.s':~B.s ~'õ'õ'õ
!5ª;¡§....s::o===
æ tb~ b1tE ~ .g .~ .g .g
:;: 8~e'O".,.,""
~ Ñ Co ª Q.~ :.Y ] ] ] 3 ï
;;; ~~~~."ê ~.š .š .š .Ë~
,! ... t: 2:t:.g .-
,.... ~...... Co::! _._ !';.f) . . . .
æi
.¡¡
] ~
~ ;¡
~ ]
~ ~
] ]
~ ~
~~
æ æ
'tii 'tii
... ...
..... .....
o 0
IS IS
'..¡:j '.¡:j
¡j ¡j
E ~
~ B
.S .S
" "
'5 '5
~ 1\;
.~ ]
~ ~
" "
..... .....
o 0
§ IS
'.0 ',¡:
" "
] 3
~ ~
.e .e
. .
..
~
~,
~
§
;:¡
¡~
.!!~
8~
.8
.:!~
Ii:j!
.§9
~f{
e '
1IIj¡;
-~
."
. .
.c:~
JæY
:ax
~
J!
II.
f
~
11
..
..
~
-=
~
~
i
¡
~
i
~
<0:
1
i
ð
~
1
~
<0:
~
J!
II.
;
~
~
'l
¡
I
i
ì
r
4:
,:!
...
~
..
]
..
.c:
"
<0:
..
,,~ ..5
¡¡¡_.. ,,~
.. ëe]-i]t
_g s-=":O..d°
Cd ¢::: Q ~ .01) CI
~..2..C1 0 is·,8
t :;§~~-š~
i §.8¡¡¡"'§$
.¡: ~ -s" ¡¡¡ .8,s
§ nj ~ ~~
~~f~~ª~~~
~]]]~¡¡¡~]
~ e -ß,-ß,'E t--ß,
"'d.a:::S='c oBg
"'-- ~~,g êi -=-š
]~ ",,,, ~ ''3 ji-g
oii '" § § $ 1i '" "
,8 8 .8.8.s ~ U
b5.t:J ~ '€ " ,~ .t:J ~
",-5 "o-s-fj'€!o
~6o=êd+-,o~
O,):~"t~~;:¿;
~§§rJ~]n
]"ëj~~ë"
¡:¡ ~] -= e I: .E -= j ,.
i 'E ~ ji ~; .~ '£ ~ ]
.- !š..."O.2§ ]:;+-,~
¡: ''''-ß, §"'..8 " §-ß,.£
"'" g.¡: ..8 § -5 .8 Q'¡:,e
.!i h '@.8 5 'Ê ~-g~
;::: ~::s 4),.e: rn 0 CU::s "'d
,sa ,",..8 ¡¡¡ 1¿j ° " ~ ° ¡¡¡
~-š'Ê"'~~~~~"
~<8~~1i~~:d
.s;.. ..
-š -g
~ = a::: œ"i;
" ~ <¡¡¡ ~ ~ ]§
ª .. ¡¡¡ ~ ] t - 'E -ß,-
g ¡ 1i ] ; § ~ -i'~ g!
~~~~ 'g ~'g ~~~:;~
-< -g '£ ] _E "'! §·iJ.s ~ §
00 ,,- 5 ¡¡¡.s..8 "'" -e 0
~ ~ § :S ,s ~" 'Ê '" -5 ¡¡ :S
0"0" -š ~-S oª<;; ~..5
:I: ~..dO -ß,<;; ",»" ..
-oœ'@: ~ =0 ~jj Qed
¡¡¡"8'" _8 ",] "00..d]]
-¡]..¡¡¡ .. ~-ß, .!1!æ ~ eg
~ -ß, ~ ~ ~ 'E ë ~<¡¡¡ ~ s..
~]ë]ï~ .g; ~~§ ~¡~
'E -g -= 0::": § ~ § ,. ] êi ~ ] 0:: <:;
= ;::Ifou:Ë 0 ~]"g s'g rn g~~
o o,~ -,~,g "t; 0 .t:J'" ~ 1! .t:J "0 :;
'., -e .. "0.. g¡ .,," oii _. $" ;;: § :>
~ ß § 8 -g 4) -š ~ ~ ~.e .;¡¡¡]' ~] 1
~..o,g..] _..".,".... ~....d
j; .-e..,," "",.- - .1::0»"
.;::::¡ QJ VI ::I = ( ) 4.) (I) 4.)';; o!:=:! 11)
-š]PG]-i]]'B]<;;]i5 ¡¡¡~~
~~~i~~~ ,,] 1] 1~ '1~
~ji~:¡~~]-Š-Š""-S~-SE-Š ~
~]",,~]!g]]~]O:: §.>i §~'E
1 ::seEr..-. =t.:J is gt¡;¡::S~ 0< o"Ébs
-.. Q -Š -S ° ,g '" ..d ..d '" Q '" ..d] ..d'¡: '",
'ti "'O=?ã--ª'ti§t;i:d1n 0
ª 3§§ .g ~~ ~ 3~ 3] ~~ g3§~
.1J ¡¡¡,g,g¡¡..~ ¡¡¡ ¡¡¡~ ¡¡¡-S ¡¡¡~ ¡¡¡..8$
.;; '" t: 'Ê ~ '" -ß, '" '" -ß, '" 5 '" -ß, '" ;;: .s
~ "'d 4.) 0.2 "0...... "0 "0...... "0 rn "0._ "0 11.) G)
'" -< ~ ",.S -<:I: -< -<:I: -< .. -<:I: -< ~-s
. .
.
.
.
. .
.
-¡¡
'¡:
i
~
.;;
:a
]
i
.¡¡
¡¡¡
$a
!
"
..d
.(
$a
1!
~
'E
<£
ø
8
~
¡:¡ "
¡j ~
~ B
~~
~ !:
~ 0
~ ..
~ S-
o.-
,}j .
..
8
¡
:>:,
~
§
š~
1~
"§
<0:;:;
ii~
,fig
~-
~¡;¡
<ill!:
n
.c:;.::
,sæy
:eo:
l
{
0::
1
f
&
!
I
. . . . . .
.
c:
~
i
~
...
Ii
i
~
~
I
~
~
c:
l
1
"
I
¡
I
ì
.c:
,!!'
""
<:
{!.
...
Ii
!
!
..
~
B
'ii .... .-
.¡:: ib ~
~ ~.¡¡ ~
,. ",," Iii ~
:!S-¡¡" :-~" .g -¡¡ ,. 0 B '"
Ii ;>",,:a~;::, " ~
.~" ~ ~ .8
"":¡¡ co. i!g
~-¡¡~,a ~ ~ ~
'S:: :¡¡ - " -¡¡ "" en
:a ,a ,~ Iii ~ § 'E ~
" ,,~:a 0 B
-Iii 1j ... '" ~ "
.!.'! ~ .~ ~ ~ ; ~
i!3"g~""O B"
ï¡:) ~ 0 ~ .~;.. ¡f)~ .:
tU ci::: g o;n 0\ .::
liiB'E~~B
g'icS]~S -a ;
î~c3 ,,]~ _br~
oiisB''¡;;-S -BliSS
!1) o;n ~ Go) 00 ::I t:: UJ
z>"gg·J3j! ~">
~ ~~~~:g g;~ 11
]sÆt!~"g"g ~~~
'õ>"2~~ ~GJ<-~
~~"cEOðJ ola::fIJ
fß ... rJ1 -5J = .... - tI.I fI)
~ ~ c3 <'~ ~.~ ~ å.
ð5';;'~-~~ ~:~~
~~d) 5 ~ Š ~ !ä.:.:- ~B ;13
..::s - ..::s ....:I ....:¡.~ ....:I ~ "Éh~
~B~~ä~U~~æ,a
Iii Iii !äliilii-¡¡Iii"O'§§
~ Q.. Q.. Q.. Q.. "0 ø.. = ~ 0
OGJOOGJo·-!U::IQJ¡
> > ;> > ;> ;>.::: ;> 0 ;>_
°eeeee'Oe~eE
j.§.§.§.§.§].§~ .§~
"
B
î
en
:I:
J
.....
o
~
"
B
.
t
i
'"
'"
"
'S
~
~
~'iâ
~'5
~i
.~-¡¡
:I:""
~ :E
f-o""
" "
;. Iii
8-
co. 13
.EcS
.
ï~
i ~
-¡¡ :a
:¡¡ EI
;. "
:a Iii
" -
Iii 13
- 0
.~ ~
~
" B
B~
~ "
~ ~
¡ ;
0.. B
~ ~
~ ...¡
j I
~e:,
;¡ "g
~ ~
S S
~ ~
;;: ;;:
" "
Ii Ii
" "
a:¡ a:¡
o 0 '"
;> ;> ";
e e 'C
.§ .§~
. .
õi
,¡:: 'ii
~tr~~
1,· ~ ~ ] ~ ~
"" 'S:: 'Q ;. .g
~ ~ u :.a '>
-¡¡ ,- " Iii EI .~
~~j~ g]
,a EI .!S ~ 3 3
4) ø CIS """ 0
1j _'" " 0 " '"
3:B;::,<8~
o ::;J .- ~ tU tU
~ cS "i 0 B B
tU tU ~ ~ ¡ ~
B~Ii~~~
1 f ~ ~ .~ :Ë
':¡ib8B~¢:
~ .- u "0 0 tU
¡¡ :I: ::;; " :I: f-o
ª'Ë£~£B
~~~] §]
'€ -B ,¡¡....¡
~i~~ Ii
"g"g:;;-:;;-o..:i!
~Oæeö--
~~~11
~ ~"E"E~~
P"aP"a<8<8..!!..!!
"O"O~fS:9:9
Õ Õ c:> c:> ~ ~
iU 0 II,) ( ) 0 0
> ;> > ;> ;> >
e e e e e e
~~~~~~
------
......
'"
~
ò
!
'"
N
.,.;
'"
o
.~
en
,8
-¡¡
It:
'p
~
1l
o
-B
""
¡::
o
~
.Q
~
13
g¡
"
e
'"
o
'ß
'p
'S
õi
§
'p
:a
""
..
o
Z
~
~,
§
~
N
..~
~~
g~
=§
~Ñ
Ii~
~~
c:~
¡z
_!!>
œ"
.!~
.!:!s,1
:II",
.!¡
"<:
§
1
~
«
1
f
~ M M
.,; ,...:
...; ...;
i g g
.¡:! ,¡:!
" "
" "
'" '"
.S .S
« ] "8
~
a: <=
,¡:! .¡:!
j ~ ~
~ "
~
~ -5 'ª ~
t -g § ~
0 ~,
I j j
M
~ ~ §
I I jl
i
; g g
:i ~ .¡:! '¡:! 8M
g¡, t! .. :§
""
:t '¡:! i:! .¡:! «;:¡
.. ~ ï3 ï3 ¡~
~ "
<õ ~ 1 ~ê.
1 "'= g
- "'= £~
.. :.a - .¡:!
... .! E! :a
~ .r ::g _c
~ '" ~ë
..
.! .!¡ 0 ð 0 !~
lOCI Z Z JiY
~ II';;
~
~
~
.!!
...
i
...
~
.
f
¡
I
~
II