Loading...
HomeMy WebLinkAboutRes No 1787PLANNING COMMISSION RESOLUTION NO. 1787 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A MASTER PLAN OF DEVELOPMENT, CHANGE OF ZONE TO PCD (PLANNED COMMUNITY DEVELOPMENT) AND CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR 270 +/- ACRES GENERALLY LOCATED SOUTH OF INTERSTATE 10 EAST AND WEST OF COOK STREET, ALSO KNOWN AS WONDER PALMS COMMERCIAL CENTER. CASE NO. C/Z 96-6 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 4th day of March, 1997, hold a duly noticed public hearing which was continued from • February 18, 1997, to consider the request of MAINIERO, SMITH AND ASSOCIATES FOR DAVID FREEDMAN & COMPANY for approval of the above described project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 97-18," in that the Director of Community Development has determined that the project as mitigated will not have a significant impact on the environment and a Negative Declaration has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify their actions, as described below: 1. The Master Plan and Change of Zone to PCD maximizes the potential for high quality commercial, industrial and residential development with high visibility from Interstate 10. 2. The Master Plan and Change of Zone to PCD maximizes the flexibility necessary to adapt the property to future conditions which are anticipated to affect the area; particularly the future university campus and the increased accessibility to the area north of Interstate 10. 3. The Master Plan and Change of Zone to PCD provides a comprehensive planning framework which establishes guidelines for future land use applications for the property and eliminates the inconsistency associated with individual and unassociated development proposals. 4. The Master Plan and Change of Zone to PCD provides for the completion of the street network adjacent to the site including Cook Street, Gerald Ford Drive and Portola Avenue. PLANNING COMMISSION RESOLUTION NO. 1787 5. The Master Plan and Change of Zone serves to implement the intent of the General Plan and North Sphere Specific Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, as follows: 1. That the above recitations are true and correct and constitute the findings of the commission in this case. 2. That the Planning Commission does hereby recommend approval to the City Council of Change of Zone 96-6 which adopts as Exhibit "A" a master plan of development on file in the Department of Community Development, and a Negative Declaration of Environmental Impact Exhibit "B". PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 4th day of March, 1997, by the following vote, to wit: AYES: BEATY, CAMPBELL, FERNANDEZ, JONATHAN NOES: NONE ABSENT: NONE ABSTAIN: FERGUSON ATTEST. ---- PHILIP DRELL,�ecretary City of Palm D sert, California 2 USON, Chairperson PLANNING COMMISSION RESOLUTION NO. 1787 EXHIBIT B Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. NEGATIVE DECLARATION CASE NO: C/Z 96-6 APPLICANT/PROJECT SPONSOR: Mainiero, Smith and Associates For David Freedman & Company 777 E. Tahquitz Canyon Way, Suite 301 Palm Springs, California 92262 PROJECT DESCRIPTION/LOCATION: Approval of a Change of Zone and Master plan of Development for 270 +/- acres generally located south of Interstate 10 east and west of Cook Street. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. v.au uu PHILIP DREEL DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm , 1997 3 DEVELOPMENT PLAN FOR WONDER PALMS COMMERCIAL CENTER PALM DESERT, CALIFORNIA PREPARED FOR DAVID FREEDMAN CO., INC. by Mainiero, Smith and Associates, Inc. Palm Springs, California Revised March,1997 EXHIBIT "A" DEVELOPMENT PLAN - WONDER PALMS COMMERCIAL CENTER PURPOSE OF DEVELOPMENT PLAN The purpose of adopting a Development Plan for the subject project is as follows: ► To provide the City and the Developer(s) of the Project Area with a process and standards consistent with the City's General Plan and act to implement the City's goals and objectives. ► To provide precise and supplemental criteria for the uses, design, circulation, and development of the overall property which has been broken down into a series of Planning Areas which may take on individual characteristics resulting in an aesthetically consistent, environmentally harmonious, and economically viable addition to the community. ► To provide for flexibility in land use options which may be altered in order to respond to future changes in the vicinity including but not limited to the development of a major university on adjacent property, and the changing character of traffic patterns due to improved access to Interstate 10 and to land north of Palm Desert. ► To insure that development occurs in an orderly fashion through long-range planning. ► To facilitate processing applications for industrial, commercial and residential development that is consistent with the guidelines set forth in this development plan establishing an overall land use plan, a statement of intent, processing requirements and threshold environmental analysis and mitigation measures. ► To provide for the development of the overall project area in a manner which is consistent with the terms and provisions of this Development Agreement, the Development Plan and the City's Land Use Ordinances. PROJECT INTRODUCTION Overview The Wonder Palms Commercial Center (Project) affords the opportunity to establish a high quality entry overall statement for an important portal to the City at the same time creating a major economic development which can be planned to complement existing commercial, industrial, and residential development elsewhere in the City and the surrounding area. Master planning this area will ensure the flexibility which will be necessary as the 1 surrounding area develops. The site is poised to provide one of the City's major points of access from Interstate 10, and the City and the Developer recognize the opportunity that the site has to introduce people to the City of Palm Desert as well as respond to a major economic potential for regional destination and traveler oriented commerce. The development of the Project in a manner consistent with the provisions of this Agreement including the development guidelines provides a number of benefits to both the City and the Owner: 1. It maximizes the potential for high quality commercial, industrial, and residential development with high visibility from Interstate 10. 2. It maximizes the flexibility necessary to adapt the property to future conditions which are anticipated to affect the area; particularly the future university campus and the increased accessibility to the area north of Interstate 10. 3. It provides a comprehensive planning framework which establishes guidelines for future land use applications for the property and eliminates the inconsistency associated with individual and unassociated development proposals. 4. It facilitates the construction of stormwater system improvements consistent with the master plans adopted by the City in conjunction with the Coachella Valley Water District. 5. It controls sensitive land uses associated with sites having excellent freeway access. 6. It provides for the completion of the street network adjacent to the site including Cook Street, Gerald Ford Drive and Portola Avenue. 7. It provides for the planning and execution of a major entry statement potentially involving the Art in Public Places program. Planning Areas/Statistical Summary The 270 acre site has been divided into eight Planning Areas which are anticipated to take on unique development characteristics. This is delineated in Figure 1. Planning Area 1 - 21.3 gross acres east of Cook Street between Gerald Ford Drive and the Southern Pacific Rail/I-10 corridor. Land use emphasis - Freeway Oriented Business. 2 Ue1Ud4 \LU Lbb l bO •bU b 6 Planning Area 2 - 50.7 gross acres west of Cook Street between Gerald Ford Drive and the Southern Pacific Rail/I-10 corridor. Land use emphasis - Regional Commercial. Planning Area 3 - 11.2 gross acres west of Cook Street and south of Gerald Ford Drive. Land use emphasis - Freeway Oriented Business. Planning Area 4 - 30.2 acres east of Cook Street between Gerald Ford Drive and the Southern Pacific Rail/I-10 corridor. Land use emphasis - Industrial/Business Park. Planning Area 5 - 25.9 acres west of Cook Street and south of Gerald Ford Drive. Land use emphasis Mixed -use Commercial/Residential. Planning Area 6 - 70.6 acres west of Cook Street and between Gerald Ford Drive and the Southern Pacific Rail/I-10 corridor. Land use emphasis - Industrial/Business Park. Planning Area 7 - 44.3 acres north of Gerald Ford Drive and east of Portola Avenue. Land use emphasis - Office/business park Planning Area 8 - 14.9 acres south of Gerald Ford Drive and east of Portola Avenue. Land use emphasis - Medium density residential. GENERAL PROVISIONS Intent This Section is intended to: (1) provide certain definitions for use with respect to this Exhibit "A"; (2) to describe the relationship of this Exhibit "A" to the existing Land Use and Building Ordinances of the City of Palm Desert; and (3) to provide other miscellaneous provisions necessary to effectuate the purposes and intent of the Agreement. General Provisions 1. Terms contained in this Exhibit "A" shall have the same meaning as defined in the Development Agreement unless otherwise defined herein. 2. Except as otherwise provided in this Exhibit "A" and in the Agreement, the development of the Project shall be in accordance with, and the development of the Project during the Term shall be governed by, the existing Land Use Ordinances of the City. 3. Except as otherwise provided in this Exhibit "A" and in the Agreement, all construction of improvements upon the property shall conform to the building and construction standards established by the City's Building Ordinances. 4 4. Whenever the provisions of this Exhibit "A" conflict with the provisions of the existing Land Use Ordinances or the Building Ordinances the provisions of this Exhibit "A" shall be deemed to control to the extent necessary to effectuate the purposes and intent of the Development Agreement. 5. The maximum aggregate allowable building density without additional review of the entitlements is 4,465,000 square feet of commercial and industrial buildings and 470 residential units as depicted in Figure 2 (Maximum Intensity Alternate). 6. The probable development intensity expected (Trend Alternate) is shown in Figure 3. The expected intensity is 2,145,000 square feet of commercial and industrial buildings and 470 dwelling units. 7. The project shall be developed under a PCD (Planned Community District) overlay to facilitate a flexible, long term approach to land use with individual planning areas operating under the general provisions of the Palm Desert Zoning Ordinance as follows: a. PA 1 shall use the general provisions of the PC 2 (Planned Commercial Center - District Commercial) and the Freeway Overlay Zone, however, PA 1 shall allow no more than one automobile service station including accessory convenience retail, and shall also allow drive through restaurants subject to ARB and Planning Commission approvals. Standards for drive -through facilities are adopted herein and must also comply with requirements of the Freeway Commercial Overlay Zone. b. PA 2 shall use the general provisions of the PC 3 (Planned Commercial Center - Regional Center but shall encourage mixed use retail, office and residential uses under Conditional Use Permit. Drive through restaurants are allowed subject to ARB and Planning Commission approvals. c. PA 3 shall use the provisions of the PC 2 (Planned Commercial Center - District Commercial). d. PA 4 shall use the provisions of the PI (Planned Industrial Zone) but encourages mixed use retail, office and residential uses under Conditional Use Permit. e. PA 5 shall use the provisions of the PC 2 (District Commercial Center Zone) and shall encourage mixed use retail and residential under Conditional Use Permit. 5 f PA 6 shall use the provisions of the PI (Planned Industrial Zone) but encourages mixed use retail, office and residential uses under Conditional Use Permit. Drive through restaurants are allowed subject to ARB and Planning Commission approvals. PA 7 shall use the provisions of the O-P (Office Professional Zone) and shall encourage mixed use retail and/or residential uses under Conditional Use Permit. g. h. PA 8 shall use the provisions of PR 18 (Planned Residential District - up to 18 dwelling units per acre). h. Base zoning districts for each Planning Area are shown in Figure 4. 8. Parking requirements for layout and ratio for Planning Areas 2, and 7 shall be based on a parking ratio of 5.0 spaces per 1000 square feet of gross leasable area. Due to economy of scale, the amount of parking may be reduced for integrated parking facilities as follows: a. 1000 car parking on single parcel or integrated facility reduce by 10%. b. 1500 car parking on single parcel or integrated facility reduce by 12%. c. 2000 car parking on single parcel or integrated facility reduce by 14%. d. 2500 car parking on single parcel or integrated facility reduce by 15%. Such reduction shall be subject to justification of the findings as set forth in Section 25.58.311 (B) of the Zoning Ordinance. 9. Parking requirements for all other Planning Areas shall be based on requirements for those uses as set forth in the Zoning Ordinance; provided, however, that parking requirements may be reduced upon demonstration that alternative transportation, mixed land uses, or other techniques have been incorporated into the planning to necessitate less parking. Golf cart parking may replace automobile parking spaces on a one-to-one basis. 10. Changes in the location and configuration of the Planning Areas may occur as precise plans are developed. Any such changes will be subject to the prior approval of the Community Development Director of the City. 11. Tentative Tract and Parcel Maps may be filed and approved subject to consistency with the approved Agreement. 12. Except as otherwise provided herein, all approvals of the City, the Community Development Director, the Planning Commission, or the Redevelopment Agency or City Council shall be based on the criteria and standards set forth in the Land Use and Building Ordinances in effect for the 6 City. 13. Prior to the issuance of any building permit with respect to any Planning Area, a Precise Plan for development shall be submitted to and shall be approved by the Planning Commission if such Precise Plan is consistent with the provisions of this Agreement and other relevant City ordinances. 14. (Deleted) 15. Access to the various Planning Areas shall be as depicted in Figure 5 unless application for an alternate location is made to and approved the Community Development Director and Public Works Director. Since median islands are planned for both Gerald Ford Drive and Cook Street, full access points (left in/left out) shall be at least 1000 feet apart and subject to the approval of the Public Works Department. 16. Any improvements required as Exactions pursuant to the attached Agreement shall be constructed by the Developer congruent with each phase of the Project as such improvements relate thereto, and are necessary with respect to such phase of Project development. 17. The requirement for Art in Public Places may be satisfied or partially satisfied on the basis of a major entry statement at or near Cook Street and Gerald Ford Drive. Funding or partial funding for such may be provided by Art in Public Places or the Community Redevelopment Agency on the basis of a advance against Art in Public Places from future development within the Project. 18. Drive -through facilities shall be designed according to the following: a: Safe on and off -site traffic and pedestrian circulation shall be considered to limit conflicts between vehicles and pedestrians. b: Stacking space for six vehicles shall be provided on -site for each facility. c: There shall be shade provided for vehicles at the service window which shall be designed in an integrated manner with the architecture and/or landscape architecture of the overall facility. d. Vehicles, menu -boards, and service windows and similar features shall be screened from public view by architecture of landscape elements. e. Drive -through restaurants shall be limited to the portion of the property north of Gerald Ford Drive. WW Development Program -Maximum Intensity Alternate Consistent with the General Plan, the maximum intensity alternate as shown in Figure 2 is set as the upper limit of development for the site. Figure 2 Planning Area Gross Area Est. Net Area Proposed Zoning Equivalent Proposed Uses FAR/ Dens. Max. FI. Ar. Est. Parking PA 1 21.3 ac. 18.1 ac. PC-2 Freeway Oriented Business .50 395K 2175 PA 2 50.7 ac. 43.1 ac. PC-3 Regional Commercial .50 940K 5165 PA 3 11.2 ac. 9.5 ac PC-2 Freeway Oriented Business .50 210K 1155 PA 4 30.2 ac. 25.7 ac. PI Industrial/ Business .50 560K 3075 PA 5 25.9 ac. 22.0 ac. PC-2 Commercial /Residential .50/ 18/ac 240K/ 200 du 960 400 PA 6 70.6 ac. 60.0 ac PI Industrial/ Business .50 1300K 6550 PA 7 44.3 ac. 37.7 ac. OP Office .50 820K 3280 PA 8 14.9 ac. 12.7 ac. PR-18 Multi -family Residential 18 du/ac 270 du 540 TOTALS 269.1 ac 228.8 ac - - - 4465K 470 du 23,300 I 8 Development Program -Trend Alternate The Trend Alternate as shown in Figure 3 is set forth as the probable development intensity for the Project. Figure 3 Planning Area Gross Area Est. Net Area Proposed Zoning Equivalent Proposed Uses FAR/ Dens. Est. FI. Ar. Est. Parking PA 1 21.3 ac. 18.1 ac. PC-2 Freeway Oriented Business .25 200K 800 PA 2 50.7 ac. 43.1 ac. PC-3 Regional Commercial .20 375K 1775 PA 3 11.2 ac. 9.5 ac PC-2 Freeway Oriented Business .25 105K 400 PA 4 30.2 ac. 25.7 ac. PI Industrial/ Business .25 280K 1100 PA 5 25.9 ac. 22.0 ac. PC-2 Commercial /Residential .25/ 18/ac 120K/ 200 du 800 PA 6 70.6 ac. 60.0 ac PI Industrial/ Business .25 655K 2600 PA 7 44.3 ac. 37.7 ac. OP Office .25 410K 1640 PA 8 14.9 ac. 12.7 ac. PR-18 Multi -family Residential 18 du/ac 270 du 450 TOTALS 269.1 ac 228.8 ac - - - 2145K 470 du 9565 9 N7 IdiLL \L' U \U7J7\.J Design Guidelines Purpose Except as otherwise provided in this Agreement or this Exhibit "A", the development of each Planning Area within the Project shall be governed by the existing Land Use and Building Ordinances of the City. The following guidelines are intended to be supplemental to those established by the City in its Ordinances and to the extent that they are inconsistent or in conflict with the guidelines and Ordinances established by the City, these guidelines shall be deemed controlling. Subject to the foregoing, all development plans for each Planning Area shall comply with the following guidelines. Site Planning and Circulation Access to the various Planning Areas shall be limited as depicted in Figure 5 unless otherwise approved by the Planning Commission. The intent is to limit access to maximize the efficiency of the public street network in and around the Project Area. Shared access, shared parking, shared internal vehicular circulation, and an interconnected non -motorized internal circulation system shall be considered with the site plan for each Planning Area. Where shared circulation, parking, and access are planned, reciprocal easements shall be provided at the time the final map is approved for the planning area or at the time of building permits. Architecture The architectural style of the Project will be predominantly of a custom, contemporary desert influence. This can include a variety of derivative "traditional" styles such as Mexican, Southwest, Mission Spanish, as well as more distinctly modern desert expressions as found in Palm Desert and elsewhere throughout the Southwest. The collective characteristics found in this architecture will be solar control (eaves, shade structures, recessed windows and doors, reflective surfaces), mass (thick walls, columns), enriched materials (stone, masonry, glass block), complex building forms (courtyards, "stepping" - both vertical and horizontal, clustering) and details (art, water elements, lighting, signage). Articulated eave detailing is encouraged on all structures. The design objective is to reward the observer with a unique, environmentally responsive "village" of buildings which work to provide an enriching experience to both those working within as well as the users of the complex. Screening of mechanical equipment, loading docks, trash areas and the like from all vantage points shall be designed as an extension of the architectural and landscape solutions. Discouraged architectural elements include franchise design, stagefront (one sided) solutions, massive, uninterrupted planes of stucco or similar materials, and unrelated, 12 floating, Post -Modern elements applied to building elevations. Height Limits The maximum height of buildings shall be governed by the provisions of the equivalent zoning classification. Landscape The landscape solutions will be water efficient, colorful and emphasize shade. Large expanses of turf will be discouraged except where multiple usage can be achieved. Water elements shall be judiciously used to accentuate entries or transition areas. Such elements shall tend toward"oasis" rather than "lake." Streetscapes shall be developed for each of the public streets and should include landscape materials suited for such applications. Colorful desert shrubs and shade trees shall be encouraged. Irrigation systems shall be selected that limit water wasting. Landscape grading shall be designed to contain irrigation within planting areas. Stormwater retention/detention areas (100 year events) shall be integrated into the overall site plan. Landscape Maintenance Landscape maintenance shall be undertaken on a uniform basis within each planning area. A landscape maintenance handbook shall be approved as part of the detailed landscape development plans for each planning area. Landscape elements which are common to more than one planning area shall have consistent maintenance provisions. Parking Areas Parking areas shall be efficiently designed to minimize area devoted to asphalt. As much as possible, large parking area shall be separated into smaller appearing facilities by means such as landscape buffers, grade breaks, and pedestrian corridors in order to visually limit the parking "hardscape." Trees used in parking areas shall be selected to maximize the development of shade while maintaining visual access to the architectural graphics of the complex. The pattern and selection of trees shall also integrate with the pattern of lighting fixtures to insure efficient illumination while limiting light pollution to the degree possible. Parking layouts shall be pedestrian friendly to facilitate pedestrian and non -motorized transportation movements. Stormwater retention/detention areas may include perimeter parking and maneuvering areas. The business developments catering to freeway travelers shall accommodate parking for vehicles pulling trailers, boats, vehicles and the like. 13 Grading/Drainage The Project lies adjacent to the long -planned Mid -Valley Channel. Each site will be required to retain the water of a 100 year event on site unless a community facility is constructed. Areas used for retention/detention shall be integrated into the overall site design but may be designed and shared by multiple sites. Retention/detention areas may include perimeter parking and maneuvering areas. Right-of-way easements for the Mid -Valley Channel shall be dedicated with the first development permit and the land value of the dedication shall be credited against any area -wide drainage fees. Construction shall be implemented by the Coachella Valley Water District, the City, and/or the Redevelopment Agency. Interim flood protection may be proposed to protect properties pending implementation of permanent facilities. Mass grading of all or a portion of the Project may be necessary and may occur upon approval of the grading plan and a dust control plan. Graphics Architectural graphics shall be considered as an integral part of the initial complex layout and individual building design. Due to the relationship with Interstate 10, Planning Areas 1, 2, 4. and 6 may orient building signage toward the freeway. Individual business signage shall not extend above the building outline. A single pylon sign up to 60 feet in height and 150 square feet in area per side (Figure 6) may be erected in Planning Areas 1 and 2 which may contain up to six business graphics. The design and location of this pylon shall be integrated with the Precise Plan for each planning area and shall be consistent with the FCOZ ordinance. All other freeway oriented graphics shall be consistent with the Palm Desert Sign Ordinance. In addition, the Developer and the City shall work with Caltrans to implement Business Identification Signage on Interstate 10. Plan Review Requirements Purpose This section is intended to establish the framework for processing future applications. Development/Precise Plan Review When the actual development of a Planning Area is proposed, an application for approval of a Precise Plan shall be filed with and shall be approved by the Planning Commission and ARB if said Precise Plan is consistent with the provisions of the Agreement and this Exhibit "A". A Precise Plan may cover one or more Planning Areas of the Project. If a 14 Precise Plan is proposed for an area Tess than a complete Planning Area, a schematic land use plan for the entire Planning Area shall be submitted for that Planning Area. That schematic land use Plan shall show that the partial development of the Planning Area will not inhibit the overall development of the Planning Area. Subdivision maps, if required, can be submitted and processed concurrently with the Precise Plan application. Precise Plan Contents Subject to the provisions of the Agreement and this Exhibit "A" the Precise Plan shall include the requirements of Section 25.73.011 of the Zoning Ordinance. 15 Figure 6 CONCEPT FREEWAY SIGNAGE 18' UP TO SIX BUSINESS LOGOS voNOND i ,/ PA 000 8 3' i / / UP TO 28' 32' PA1 MS COMM AC PREPARED FOR The David Freedman Co., Inc. MAINIERO, SMITH AND ASSOCIATES, INC. IDPLANNING / CIVIL ENGINEERING / LAND SURVEYING 777 E. TAXQUITZ CANYON WAY, SUITE 301 PALM SPRINGS, CALIFORNIA 92282-8784 TELEPHONE (8/9) 320-9811 / FAX 323-7893 • II 1 Catar /y/ ti + -A-Yf- - rn X z N 0 z Z • • . ,. n 0 c z -4 2u co 0 23 1\\ \\\ 0 • Ail] •:r: ••:•. •:• &?J�•• • ••••• ••••• ••• : : .•• 11 r BOB HOPE DRIVE )00000000 000000000 100000000( 000000000 00000000( 000000000 J00000000( 000000000 )0000000nf. r a( 4 4 4 4 4 4 4+ F 4 2 x:.tCK „ • •\ 4 ♦ t 4 + 4 + f + + + + 4 4 4 4 f 4 4 4 4 4 f• ITI 1 I Il I II 111 4 4 4. 4 4 4.+ + + 4 + 4 4+♦ 4 4 4 4 4 4 4 4 4 4 4+ -♦ ++ 4++++ 4+ + + 4 4 + ♦ 4 ♦ + + + 4 4 4 4 4+ f 1 4+ 4++ +'+ ♦+ 4 4+ 4 4 4+♦+ 4 -r 4♦ + ♦.4 ♦ 4 4 4 4 • 4 4 4 4 4 4+ 4 4 4 4 4- 44444 4 41+4+ •� + + + + 4 + T /• 4 4'- f 7 `t "4 4 4 + + '++4+4♦4.4- 4 4'+ + f + + 14 + + 4 t t, 4 1 +,t t + " t - _t_i•—r• � • 4J • • • • r i w • l �I •. IR 000000000000o r,c0cc0000oc0,0onon 0roc00C0000C•+0' : 0000000000 ,(•o 000o00000oo.._• Co000O0000on( .00000000000( i00n00000 0000000000 .,040000000 •00000000o 0,—.5000C. OC a7 ('00 m)00 r 'y( 000 Ise 4 coa3 blYa3c v 53 rn •CN0 •I.IGI CITY (1.111 1I i i I. Ili r- ! i ';1111� 1 1,1 PI • O ti U 1'• • 0 • 1 l ParaVt IW Iaj��.FiF�'u 1707 144 a A i VIM b'yd`u�ti1 1