HomeMy WebLinkAboutResolution 2014-021 N.C.S. 2/3/2014Resolution No. 2014-021 N.C.S.
of the City of Petaluma, California
ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION
MONITORING PROGRAM FOR THE MARIA DRIVE APARTMENT PROJECT
LOCATED AT 35 MARIA DRIVE
APN 007-280-078 & 077
FILE NO, 12-GPA-0582
WHEREAS, JDA West LLC, submitted an application to the City of Petaluma (File No.
12-GPA-0582) for a General Plan Amendment, Zoning Map Amendment, and Site Plan and
Architectural Review for the Maria Drive Apartments located at 35 Maria Drive (APN 007-280-
078 & 077) ("the Project" or the "proposed Project"); and,
WHEREAS, the project is subject to the Petaluma General Plan 2025, adopted by the
City on May 19, 2008; and,
WHEREAS, in evaluating certain potential environmental effects of the Project in the
Initial Study, the City relied on the program EIR for the City of Petaluma General Plan 2025,
certified on April 7, 2008 (General Plan EIR) by the adoption of Resolution No. 2008-058
N.C.S., which is incorporated herein by reference; and,
WHEREAS, the General Plan EIR identified potentially significant environmental
impacts and related mitigation measures and the City also adopted a Statement of Overriding
Considerations for significant impacts that could not be avoided; and,
WHEREAS, the City prepared an Initial Study dated June 27, 2013 for the proposed
Project consistent with CEQA Guidelines sections 15162 and 15163 and determined that a
Mitigated Negative Declaration (MND) was required in order to analyze the potential for new or
additional significant environmental impacts of the Project beyond those identified in the
General Plan EIR ; and,
WHEREAS, on or before June 27, 2013, the city's Notice of intent to Adopt a Mitigated
Negative Declaration based on the Initial Study, providing for a twenty (20) day public comment
period commencing June 27, 2013 and ending July 17, 2013, and a Notice of Public Hearing to
be held on August 13 2013, before the City of Petaluma Planning Commission, was published
and mailed to all residents and property owners within 500 feet of the Project, as well as all
persons having requested special notice of said proceedings; and,
WHEREAS, on or before July 11, 2013, the City issued a corrected Notice of intent to
Adopt a Mitigated Negative Declaration based on the Initial Study, providing for a corrected
public comment period commencing July 11, 2013 and ending July 31, 2013, and a Notice of
Public Hearing to be held on August 13, 2013, before the City of Petaluma Planning
Commission, was published and mailed to all residents and property owners within 500 feel of
the Project, as well as all persons having requested special notice of said proceedings; and,
Resolution No. 2014-021 N.C.S. Page I
WHEREAS, pursuant to the analysis in the Initial Study/MND, the Project does not
make a considerable contribution to the significant and unavoidable cumulative traffic and/or
noise impacts identified in the general Plan 2025 EIR because of its small size; and,
WHEREAS, pursuant to further analysis in the Initial Study/MND, including evaluation
using the Bay Area Air Quality Management District (BAAQMD) adopted CEQA Guidelines
and 2010 Clean Air Plan, the Project does not make a considerable contribution to cumulative air
quality or greenhouse gas emissions impacts found to be significant and unavoidable in the
General Plan 2025 EIR, because of the Project's small size and lack of significant stationary
sources of emissions; and.
WHEREAS, the Planning Commission held a public hearing on August 13, 2013, during
which the Commission considered the Project, the Initial Study/MND and supporting
documentation referenced in the Initial Study, and received and considered all written and oral
public comments on environmental effects of the Project which were submitted up to and at the
time of the public hearing; and,
WHEREAS, the Planning Commission recommended the City Council adopt the MND
and Mitigation Monitoring Program with the following corrections:
• On Page 7 of the Initial Study, the first sentence in the third paragraph was changed
as follows:
Across the street, east of the subject property is an existing 224 unit apartment
complex, Addison Ranch (a.k.a.; Greenbriar Apartments) on approximately 17.2 9�6
acres (General Plan designation - Medium Density Residential 8.1-18.Ohu/ae and
zoned PUD).
• On Page 38 of the Initial Study, second paragraph was changed as follows:
The Project is not in the immediate proximity to the Petaluma River, but is adjacent to
Washington Creek Gapfi Greek, which is a small tributary stream that drains to the
Petaluma River. Capri Greek Washington Creek runs from the northeast to southwest
immediately east north of the proposed project site. The creek bisects suburban
residential development and serves as public open space in .enjunction witl Su ise
P. The Regional TxJate" Quality Control BoardIA7QCB) .1...,s not a sider Capri
.-.tiek a major surfacewatei; and,
WHEREAS, the City Council held a duly noticed public hearing on October 21, 2013,
January 27, 2014, and February 3, 2014, during which the Council considered the Project, the
Initial Study/MND and supporting documentation referenced in the Initial Study, and received
and considered all written and oral public comments on environmental effects of the Project
which were submitted up to and at the time of the public hearing; and,
WHEREAS, the Initial Study/MND and related project and environmental documents,
including the General Plan 2025 EIR and all documents incorporated herein by reference, are
available for review in the City of Petaluma Community Development Department at Petaluma
City Hall, during normal business hours. The custodian of the documents and other materials
which constitute the record of proceedings for the proposed project, file No. 12-GPA-0582, is the
Resolution .No. .2014-021 N.C.S. Page 2
City of Petaluma Community Development Department, 11 English Street, Petaluma, CA 94952,
attn: Alicia Giudice, Senior Planner;
NOW THEREFORE BE IT RESOLVED THAT:
1. The foregoing recitals are true and correct and incorporated herein by reference.
2. Based on its review of the entire record herein, including the Initial Study/MND, all
supporting, referenced and incorporated documents and all comments received, the
City Council hereby finds that:
a. Potential environmental impacts of the Project would be avoided or reduced to a
level of insignificance by mitigation measures to be made conditions of approval
of Project entitlements;
b. There is no substantial evidence that the Project as mitigated will have a
significant effect on the environment;
c. The MND reflects the City's independent judgment and analysis; and
d. The Initial Study/MND and supporting documents provide an adequate
description of the environmental impacts of the Project and comply with CEQA,
the State CEQA Guidelines and the City of Petaluma Environmental Guidelines.
3. The Petaluma City Council hereby adopts the Mitigated Negative Declaration and
Monitoring and Reporting Program for the Maria Drive Apartments located at 35
Maria Drive attached to and made a part of this resolution as Exhibits A and B.
Under the power and authority conferred upon this Council by the Charter of said City
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approvcd to
Council of the City of Petaluma at a Regular meeting on the 3" day of February, in
2014, by the following vote: V
e
AYES: Albertson: I- lams, Healy, Vice Mayor Kearney City Attorn�
NOES: Barrett,. Mayor Glass
ABSENT: Miller
ABSTAIN: None
ATTEST: �c
City Clerk Mayor
Resolution No. 2014-021 N.C.S. Page 3
EXHIBIT A
City of Petaluma
MITIGATED NEGATIVE DECLARATION
Community Development Department
Planning Division
11 English Street, Petaluma, CA 94952
The City of Petaluma has prepared this Mitigated Negative Declaration for the following project:
To: Sonoma County Clerk
2300 County Center Drive
La Plaza, Building B, Suite 177
Santa Rosa, CA 95406
Project Title: Maria Drive Apartments
Return To: City of Petaluma
Planning Division
11 English Street
Petaluma, CA 94952
Contact Person: City of Petaluma, Alicia Giudice, Senior Planner
Telephone Number: (707) 778-4401
Project Location: 35 Maria Drive, APN 007-280-078 & -077, Petaluma, CA, Sonoma County
Project Applicant: JDAWest, LLC.
505 Montgomery Street, 1 lth
San Francisco, CA 94111
Project Description: The project being requested is for General Plan Amendment, Zoning Map
Amendment, and Site Plan and Architectural for construction of a 144-unit apartment complex on an
approximately 5.85 acre site located at 35 Maria Drive (APN 007-280-077 and 078). The proposed
project consists of demolition of the existing single -story medical/business office complex and
construction of six 3-story apartment buildings and associated parking, landscaping, and circulation. The
proposed development includes a mix of unit types including, one -bedroom, two -bedroom, and three -
bedroom units. A courtyard is proposed in the center of the development and includes amenities such as
a community building, swimming pool/hot tub, picnic area, and playground.
FINDING: The City of Petaluma has reviewed the proposed project and has determined, based on the
Initial Study and associated technical reports; that there is no substantial evidence that the project as
mitigated will have a significant effect on the environment. The City of Petaluma finds that potentially
significant impacts related to aesthetics, air quality, biological resources, cultural resources, geology and
soils, hydrology and water quality, land use and planning, noise, Transportation/Traffic, and Utilities can
be reduced to less than significant levels with implementation of mitigation measures as set forth below
and described in the Initial Study. The Initial Study is available for review during normal business
Resolution No. 2014-021 N.C.S. Page
hours, at the City of Petaluma Community Development Department, 11 English Street, Petaluma, CA
94952; Attn: Alicia Giudice, Senior Planner.
MITIGATION MEASURES: The following mitigation measures will be incorporated into the project
design or as conditions of approval, to ensure that any potential environmental impacts will be reduced
to levels below significance.
VIS-l: In order to avoid light intrusion onto adjacent properties, all exterior lighting shall be
directed onto the project site and access ways, and shielded to prevent glare and intrusion
onto adjacent properties.
VIS-2: Only low -intensity light standards and/or wall mounted lights shall be used (no flood
lights), and lights attached to buildings shall provide a "soft wash" of light against the
wall and shall generate no direct glare.
AQ-1. In order to assure that potential impact to existing nearby sensitive receptors are reduced
to levels below significance, the applicant shall incorporate the Best Management
Practices for construction into the construction and improvement plans and clearly
indicate these provisions in the specifications. In addition an erosion control program
shall be prepared and submitted to the City of Petaluma prior to any construction activity.
BMPs shall include but not be limited to the BAAQMD Basic Construction Mitigation
Measures as modified below:
1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas,
and unpaved access roads) shall be watered two times per day.
2. All haul trucks transporting soil, sand, or other loose material off -site shall be
covered.
3. All visible mud or dirt track -out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of dry
power sweeping is prohibited.
4. All vehicle speeds on unpaved roads shall be limited to 15 mph.
5. All roadways, driveways, and sidewalks shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or
soil binders are used.
6. Idling times shall be minimized either by shutting equipment off' when not in
use or reducing the maximum idling time to 5 minutes (as required by the
California airborne toxics control measure Title 13, Section 2485 of California
Code of Regulations). Clear signage shall be provided for construction workers
at all access points.
7. All construction equipment shall be maintained and properly tuned in
accordance with manufacturer's specifications. All equipment shall be checked
by a certified mechanic and determined to be running in proper condition prior
to operation.
8. Equipment staging shall occur as far as possible from existing sensitive
receptors.
9. Post a publicly visible sign with the telephone number and person to contact at
the Lead Agency regarding dust complaints. This person shall respond and take
Resolution No.2014-021 N.C.S. Pages
corrective action within 48 hours. The Air District's phone number shall also be
visible to ensure compliance with applicable regulations.
10. The Developer shall designate a person with authority to require increased
watering to monitor the dust and erosion control program and provide name and
phone number to the City prior to issuance of grading permits. Post a publicly
visible sign with the telephone number of designated person and person to
contact at the Lead Agency regarding dust complaints. This person shall
respond and take corrective action within 48 hours. The Air District's phone
number shall also be visible to ensure compliance with applicable regulations.
AQ-2. Diesel -powered off -road equipment larger than 50 horsepower and operating at the site
more than two days that are used for demolition and mass grading/excavation shall meet
U.S. EPA particulate matter emissions standards for Tier 4 engines or an equivalent
measure such as the use of alternate powered equipment, alternate fuels, and added
exhaust devices. The applicant shall provide the City with a list of measures to be used
along with an updated Health Risk Study that demonstrates effectiveness of such
measures to reduce predicted cancer risks below thresholds of significance.
AQ-3. The contractor shall prepare a project schedule that minimizes the number of hours that
equipment will operate and includes the provision of idling restrictions.
AQ-4. Line power shall be installed at the site as soon as possible after construction start and
shall be used to power equipment to avoid use of diesel -powered generator engines.
BIO-1. To prevent impacts to nesting birds covered by State and federal law (California
Department of Fish and Game Code and the MBTA), the applicant shall avoid the
removal of trees, shrubs, or weedy vegetation between February 1 and August 31, during
the bird nesting period. If no vegetation or tree removal is proposed during the nesting
period, no surveys are required. If it is not feasible to avoid the nesting period, a pre -
construction survey for nesting birds shall be conducted by a qualified wildlife biologist
no earlier than seven days prior to the removal of trees. Survey results shall be valid for
the tree removals for 21 days following the survey. If the trees are not removed within the
21-day period, then a new survey shall be conducted. In the event that an active nest for a
protected species of bird is discovered in the areas to be cleared, clearing and
construction shall be postponed for at least two weeks or until the biologist has
determined that the young have fledged (left the nest), the nest is vacated, and there is no
evidence of second nesting attempts, whichever is later.
CUL-1 Prior to excavation for the swimming pool, the applicant shall conduct test drilling to the
depths expected for the pool. A City -approved archaeologist shall be present during test
drilling and excavation for the swimming pool or for any work involving depths of more
than 5 feet.
CUL-2 In the event that any cultural resources are uncovered during earthmoving activities, all
construction excavation activities shall be suspended for a period to be determined by a
City -approved archaeologist to allow for adequate inspection, recommendation and
retrieval, if appropriate.
Resolution No. 2014-021 N.C.S. Page 6
CUL-3 In the event that human remains are uncovered during earthmoving activities, all
construction excavation activities shall be suspended and the following measures shall be
undertaken:
l . The Sonoma County Coroner shall be contacted.
2. If the coroner determines the remains to be Native American the coroner shall
contact the Native American Heritage Commission within 24 hours.
3. The project sponsor shall retain a City -approved qualified archaeologist to
provide adequate inspection, recommendations and retrieval, if appropriate.
4. The Native American Heritage Commission shall identify the person or persons
it believes to be the most likely descended from the deceased Native American,
and shall contact such descendant in accordance with state law.
5. The project sponsor shall be responsible for ensuring that human remains and
associated grave goods are reburied with appropriate dignity at a place and
process suitable to the most likely descendent.
GEO-I. Prior to Submittal of Improvement Plans, the applicant shall submit an updated
geotechnical report that identities performance of supplemental exploration, defines the
amount of expansive or weak soils to be removed from the amount and make up of
engineered till to be replaced, and specific recommendations for private and public
improvements.
GEO-2. The design of all earthwork, cuts and fills, drainage, pavements, utilities, foundations,
and structural components shall conform with the specifications and criteria contained in
the geotechnical report (as updated to comply with GEO-1), as approved by the City
Engineer and/or Chief Building Official. Foundation and structural design for buildings
shall meet the Uniform Building Code regulations for seismic safety (i.e., reinforcing
perimeter and/or load bearing walls, bracing parapets, etc.).
GEO-3. The applicant shall obtain a geotechnical engineer to review the final project plans and
specifications to determine if they are consistent with the recommendations as outlined in
the report and observe grading, compaction, and foundation excavations to verify that
conditions are as anticipated and to modify recommendations if warranted. A qualified
geotechnical engineer shall sign the improvement plans and certify the design as
conforming to geotechnical report specifications. A qualified geotechnical engineer shall
inspect the construction work and shall certify to the City, prior to acceptance of the
improvements or issuance of a certificate of occupancy that the improvements have been
constructed in accordance with geotechnical report specifications.
GEO-4. Construction and improvement plans shall be reviewed for conformance with the
geotechnical report specifications (as updated by GEO-1 above) by the Public Works
Department and the Chief Building Official prior to issuance of grading or building
pennits. Additional soils information may be required by the Chief Building Inspector
during the plan check of building plans in accordance with the Code.
GEO-5. All earthwork, grading, trenching, baekfilling, and compaction operations shall be
conducted in accordance with the City of Petaluma's Subdivision Ordinance (41046, Title
Resolution No. 2014-021 N.C.S. Page 7
20, Chapter 20.04 of the Petaluma Municipal Code) and Grading and Erosion Control
Ordinance 41576, Title 17, Chapter 17.31 of the Petaluma Municipal Code).
GEO-6. The applicant shall submit an Erosion and Sediment Control Plan prepared by a registered
professional engineer as an integral part of the grading plan. The Erosion and Sediment
Control Plan shall be subject to review and approval of the Planning Division and Public
Works Department, prior to issuance of a grading permit. The Plan shall include temporary
erosion control measures to be used during excavation for foundations, and other grading
operations at the site to prevent discharge of sediment and contaminants into the drainage
system. The Erosion and Sediment Control Plan shall include that the material and
equipment for implementation of erosion control measures shall be on -site by October
1st.
GEO-7. All construction activities shall meet the Uniform Building Code regulations for seismic
safety. Foundation and structural design for buildings shall conform to the requirements
of the Uniform Building Code, as well as state and local laws/ordinances. Construction
plans shall be subject to review and approval by the Building Division prior to the
issuance of a building permit. All work shall be subject to inspection by the Building
Division and must conform to all applicable code requirements and approved
improvement plans prior to issuance of a Certificate of Occupancy.
GEO-8. All public and private improvements shall be subject to inspection by City staff for
compliance with the approved improvement plans, prior to their acceptance by the City.
HYDRO-1. The project shall prepare a SWPPP prior to the issuance of grading permits. The SWPPP
shall be prepared pursuant to the requirements set by the State Water Resources Control
Board (SWRCB), and implemented throughout project construction and operation. The
Applicant shall complete and submit a Notice of Intent (NOI) and appropriate filing fee
to the SWRCB. The applicant shall file a Notice of Termination (NOT) with the SWRCB
upon project completion. The SWPPP shall be submitted for review and approval by
Public Works prior to approval of improvement plans or issuance of grading or building
permits. City inspectors shall inspect the improvements and verify compliance prior to
acceptance of improvements. The SWPPP shall comply with San Francisco Bay Area
Regional Water Quality Control Board requirements.
HYDRO-2. In accordance with City of Petaluma General Plan 2025 Policy 8-P-36, the project shall
include an on -site stoma water detention system to limit post -construction storm water
peak flows leaving the site to not exceed pre -project peak flows by detaining peak storm
water runoff from the 100-year, 24 hour storm event. Final storm water calculations shall
be designed in accordance with City of Petaluma and Sonoma County Water Agency
requirements and shall be provided with the project construction drawings, subject to the
review and approval by the City Engineer.
FIYDRO-3. The developer shall be responsible for funding, through the project cost recovery account,
all City required storm water quality inspections. The project conditions, covenants and
restrictions shall establish and fund a mechanism to ensure long term maintenance,
inspection and repair as needed of the storm water detention system and post construction
storm water treatment measures and best management practices. The systems shall be
inspected at least annually, prior to the onset of the rainy season, by a Civil Engineer
licensed to practice in the State of California, to ensure the drainage systems are
Resolution No. 2014-021 N.C.S. Page 8
performing as designed and required in project approvals. The Civil Engineer shall
prepare a signed and sealed report of the inspection including findings regarding the
condition of the storm water detention and treatment systems, photo documentation, any
necessary proposedmodifications and a statement indicating that the system is operating
as designed and required by project approvals. The annual report shall be submitted to the
City of Petaluma Planning Department and Department of Public Works and Utilities no
later than October 151h of each year.
HYDRO-4. The project shall comply with the City of Petaluma Phase 11 Storm Water Management
Plan requirements.
HYDRO-5. All storm drain inlets and catch basins will be stenciled with prohibitive language (such as:
"NO DUMPING -DRAINS TO OCEAN) and/or graphical icons to discourage illegal
dumping.
HYDRO-6. The applicant shall pay the applicable City's Storm Drainage Impact Fees calculated at
the time of building permit issuance and a fair share portion shall be paid for each
residential unit prior to final inspection of issuance of a Certificate of Occupancy.
NOI-I. Due to the surrounding residential development and potentially intrusive noise generated
by construction activities, construction hours shall be restricted the hours of 7:00 am to
6:00pm Monday through Friday and interior -only work may be conducted on Saturdays
from 9:00 a.m. to 5:00 p.m. Construction activities shall be prohibited on Sundays and
all federal, state, and.local holidays.
NOI-2. The project shall comply with interior noise standards of 45 dBA. To assure that interior
noise standards are achieved plans submitted for development permit shall include a
detailed acoustical analysis that identifies required window sound ratings, if any. The
analysis shall also identify which units will require an alternative ventilation system
because the windows need to be in the closed position to meet the indoor noise standard per
the State of California and the City of Petaluma requirement that interior noise levels be
reduced to a CNEL of 45 dBA or less in habitable rooms.
CIRC-L The proposed monument sign at the extension of Park Lane and Maria Drive shall be set
back from the access driveway approximately 10 feet to assure sufficient line of sight.
CIRC-2. Traffic calming measures shall be employed to encourage low traveling vehicles on
internal circulation including, crosswalks at corners, speed bumps, and colored pavement to
visually identify pedestrian crossings.
CIRC-3. The intersection of Maria Drive and Park Lane shall be improved with yellow stripping
crosswalks to further enhance pedestrian safety at the project access driveway and assure
safe crossing to the McDowell Elementary School to the southeast.
CIRC-4. The project applicant shall be responsible for the cost associated with the installation of
signage along the frontage of the property at Maria Drive noting that Maria Drive is a Class
III Bike route.
Resolution No. 2014-021 N.C.S. Page 9
Prepared By: Alicia Giudice, Senior Planner
Community Development Department
Date
Resolution No.2014-021 N.C.S. Page 10
EXHIBIT B
City of Petaluma, California.
Community Development Department
Planning Division
Ig[8
11 English Street, Petaluma, CA 94952
Project Name: Maria Drive
File Number: 12-GPA-0582
Address/Location: 35 Maria Drive, Petaluma
Mitigation Monitoring and Reporting Program
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with
Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA
Guidelines. This document has been developed to ensure implementation of mitigation measures and
proper and adequate monitoring/reporting of such implementation. This MMRP shall be adopted in
conjunction with project approval,, which relies upon a Mitigated Negative Declaration.
It is the intent of this MMRP to: (1) document implementation of required mitigation; (2) identify
monitoring/reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible
or trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the
frequency and duration of monitoring/reporting; (4) provide a record of the monitoring/reporting; and
(5) ensure compliance. The City of Petaluma's Planning Commission has adopted those mitigation
measures within its responsibility to implement as binding conditions of approval.
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the timeframe to which the measure applies, the person/agency/permit responsible for
implementing the measure, and the status of compliance with the mitigation measure.
Resolution No.2014-021 N.C.S. Page I I
w
�y
�s
�o
A�
•s
�o
O
Y
O
O
.r
Ln
Y
C
Q Y O
❑ro
y
O
❑ro
I�
CG
A
4 U
m U
m U
o�
O
f. ..6
N 0.
U
cOy
•�
y.
N
.zFZ
CU
o
o
w°
.° ;J
-0
ro ro
o
0 3
N°
°
3
a
Y
3
w
c o
on >
o
a
F
N
t'bf)
�°
o •as
ro o
th
tb
v q
o o
ro.
¢
T�
on
> o
on
° ¢ •°
a ��
o
°
a °
° r1,
o
o
ro
c
b
o
ti
v
a a y Q 3
m ro
CZ
b
N
ro
o°
3 u'-0
a°
s
>
--
�' o
is"
m
a
_
b
7
c :ro
o ro o
on
>
b
N
n O p
R �_
y
ro bU
`i'
O N
C "O
°
7
'-'
Y O c6 r. 'O
° 0.
Cz
ro
o
o °
ro
4tl
°
>l
>l �• .�
° °
°
axi
3
a
�n
O s
t)
bA
v
o
^
�n
C,
u
Cif
Q
�
N
Q
..
M>
>
M
M¢
a
Resolution No. 2014-021 N.C.S. Page 12
o
A
U
un
a
F
3
•>
G
xc
�j
m
ctl .9
°
v c°
°
bu i s
o°
a°❑
tD
r�
CIA
S~
ctl
° U
t3.
'C
'7
vi
L,
ON O
YO
W
CCL
C Uto
m
A
"i p
.0
°
U
U
bp.x L'
c�C
G
ccz
c.'0
by
N
G o
iL
r
y°, O,
•3
.G
r"i
u
L
> v •�
C
°
U
o
N
d
°
cd
a'>
A
U
w.
a5
>� �•
r
Q.
=
F
fl
¢ aq
°
cz
°
ro
°
°
•°
-�
cC
7
b4
ro
.�
V
d°
°o
a
N
m
3
F
b/l
O
O,
J'
.b
O . N
Y
y
i;
O
cC
3
U
E(C
O
c3
�
7; � O C>!i
'�
c°y
y
'O
s.. �
�' cJ
�y
.� � s.
O
•L7
•
N
m
>~
�
� U
�
+'
O.
'--'
to
"O
O
CL
G
V
w❑
N
,_,
N 9
N O
N
cz
.�
bb
N
o
h
ti
3^ u
C
o
°
A
a
w o o
u
c v
ti
o f ❑>
°
ti
3
x U
p
°
•o
0.
u 9
U vi .-
vi O
°
r:.
.;
U
C
0
p >
•�
C
`�'
d
>~ in
" N
a ow
N
O
>' U
'O
.�
bq iL
•cy 3
N
N
Ll.
O
+-'
U.
T
'CC
w
>,-7%
`r
.a3
° II
c
c
n
a
=
v.u.
a
o o
r 0Q
b�°
=
F�°
°
o
a-od�dU
bn
o
c�Uad��UUW°aa°��
�
o
c
�t
o
�
R
a
Resolution No. 2014-021 N.C.S. Pnge 13
w
M.
Ro
a
�
0
_
Un
o
�
'o
on
U
b
��
w°
�
cn
Q
�0
U
s.
L
0to
Q
H
U
U
U
U
U
U
U
U
U
cCC
CG
A
U
o
U
o
Q
U
o
Q
'O
>-'
❑
a+
'—'
G
L'
`�-'
U
U
�-+
'O
�'
N
it
U
'fl
'''
sr
O
�
U
ctl
C
y°,
ce
q
cc
ca
U
°
Y
�
�
y
°
�
�
w
G
•�'
C
PQ.
�
p
>~
to
O
V
�--'
�.y�i
O>
b
m
S1
cG
U
M
'O
w°
>
Y
Vi
s.
.>
a�
O,
>
as
Q
cC3
ti
O,
>
'N
s,
O.
O
ca
s.
•°
O
O
;�
N
-O
>
ca
'O
O
O
bn
>
on
O
A.
a�
O
O
,�
O
o
�'
O
CL
N
'O
.a
_a
❑
;:
-o
C
O
a
°
ro
ce
O
U�
Q
a�
yr.
cj
•
L
in
U
to
ti
°
rZ
o
tD
C
3
Ca
a°°
❑
i
y
o
o
w°
a
_m
a.°
°
o>
>°°
a
°s
°
on
ro
s
°
U
ro
w
o
o
a
Y
nu
❑°
p
°
>
0
0
s.
O
b
>
>
>
c
o.
"on
F
n
O
o
_
HC,3
3°
w
❑
a
v
v
�a
V
O
�
O
�
�
O
Resolution No. 2014-021 N.C.S. Page 14
w
R
R
O
ca
�
C
�
C
O
j
G'
�
pq
ro
•D A
o
b
.�
?
.ZI
L
O
o
L
H
cLC
ro
U
U
U
O
d
o
>
p
3>_
a
c
v
ro fly
c
Curo
L
wdl
9
L
U
II.
O
b
U
""
�'
E
U
y
L'. O
N
ro
O
CL
cad
O•
N
U
.=i
Y
to
.
>l
z
U
j
O
ro
bOA
LCC)
rU,
G
y
CUC
'b
o°
U'
>
0L
A,
U
u
•o
V
�„
.�
C°
, O
U
L o
O
C
N
N
cz
N
>
m
N
O
L
U
O.,
ro
ro
❑. O
N
°
m
s
o
n
o
ro
ti
>
o d o
a o
°
a
O
>T
fl
a.ro
o
°
aLQ.
°
a
a
o3
is
is
oN
yc
w
y
.N
>CL
w
w
4E�
cn
=ro
R
o
ro
o
oca
m
m.
Cj
C
U
y
G
U
n�
❑
>
>
b
bA
O
>
U
y
O
a+
GU
N
O
Y
•°
U
O
U
O
>
>
vi
aj
w
O�y
a%
L
Ci
(y
ci
ii
c
a
o
a
o
ro
o
ro
ro
ro
ro
o �
a.
�
L
N
M
It
U
U
U
Resolution No. 2014-021 N.C.S. Page 15
w
w
y
a
c
o
A
U
o�
c
F�
�
�Ca7C)cz
�C7
c
CL
a
A
Q
W
Q
0° c
ct
on 0
-o
3�
U
� A 2 �
� o
���
�
���
0
a
o
s
c
o
•°
�
0 0
:�
'ti � v
�. �
n. aGi
�
0
❑
�
ro
w
V
�'
�
3
V
'n
>
�
w° V
b
o
•>
a,
N
a>i
pp
o
a
o
V• ^' `�
Ll,
'O
O.
ro
C
W
O
V
W
a+
V
fy
ro
C
G
W
SU
G
bq
�
❑
V
ro
'O
'' v� O ro
Y
0 c
O �
a
.�
'-'
^p
G
o
E
,O
d
O
.G
�
LL
�
'U
�
•�
G
k
o
V
w
ro
ci
v
ro
ro
-a
G
rn
w
c
y p U m
ti
.G
O
y
O
O
O
N
ai
aVJ
p
b
❑
GO
bA
�
an
ro
.ram
o
o
h
;;
^3
�
ro
.
ro
>,
x
U
ro
r
W
t
U
ro
C
a
V O
V
<C
p O
�.
V
b
O
y
OV
U
,b
.�
V
c�
TJ
a)
.G,
V
p•
�
OV
LQ
cl
7
'O
O.
C
�a
G
U
9
.O
on
°
3
o
u
o
Resolution No. 2014-021 N.C.S. Page 16
v
c
o
A
U
r z
'o
•
ww
ao
a
on
E-
O
W
C7
U
C7
0
0
�
cGA
¢waQi
Uw
d❑❑Qw
>ti
�
h
U
N
'.-
UA
W
.a
O
V
R
p
C
ice.
C
ro
vVi
�
V
V
O
V
v
o
°
p
r.v
3
N
cz
ro
o
w>
v
c
a.v
0
�
ti❑°
Wtb
to
cl
;
V
V
!G
m>
V
N
Q
c'06
.:.'
VA
'O
O
�d
C
V
b
v
C
C
C,
°
c
v
o
w
i
'on
ca
o
v
C5
CD
V
x
3
°
b❑
c
o
'�
a
°
o
w
o
C
�'
G
p
V
�
¢,
G
V
U
C
>�
O
,�
p
N
�
�j
,n
�
O
O
p
•d
�
�
.r
L
°
o
0
a>
u
2
a
Y
O
s
V
b
o
O
a
b
W
a
o
v
v
r
7ti
v
nq
b
LL
WO
O
v
O
[~
.^
+�'
(.C.
,a
G
°
>�
C
by
Q
>
c
L
'.�
't'
P.
U
U
CL
°
iVl.
w
O
c
N
v
ro—
b
o
ai
c
3
v
o
ou
°
o
y
�V-•
cC
y
O
ti
V]
7
=�
f']'
N
Z
U
U
t
j
U
w
°vU'
ti
O
0
u
G
EL
-0O
a
o
�
•�
o.
b
�
�
W
;a
°
p
�
'�
�
v
�
�
�
�
�
m
io
aVi
c
xt
o
�
:7
s,
�
�
CW7
CW7
CW7
Resolution No.2014-021 N.C.S. Page 17
w
R
9
O.
ate+
CC
O
O
U
5
'�
0
cn
�
ro
Q
U
T%
0
W
�
L
,�
U•�.,
U
^-'
'p
G'
b
U
T
T
�
,�
C
CD
>r
N
�
'°
>;
N
i
'O
C
ca
V
U
-U
C
�,
'-"
cd
O
❑
C3
'6
U
w
c
�o
c
o
ti
c
T
o
o
w^
Q
p
c
WO
CL
C
vi
°
°
�
"Cy.
°
U
ro
CQ
W
0.
=
ccn
U
❑❑°
3
b
U
°
c
L°
o
.�
U
a0
°>
Y
_
CL
0
a
ro
U
o
G
.°
o
-ace
o>
3
R
�
o
�
N
�
N
•o
U
�
c
�
�
a
O
�'
as
•
.�
o3��,
v�
°
,�
Y
v;
.
V
�n
ca;
—_
p
O
.at
.°.
'-
p'
N
U
T
.9
c0
U
(C
�
R.
cC
y
O
�
p,
C= "
y
•X�
..
°
C
�
U
CL
L
3
M
o
per,
m
L
o
ro°
m
v
o
U
o
oq
�
w
'i.
'�
•�
U
�
w
.O
°
i
ro
ate,
o
°
L
aa3
I'D
oC13o
p
.�
a
fl
L
m
C
nC�
o
Q
°
ou
n4
o
U>
a
0
3
a_
o
a
U
b0
y>
C
'
O
O
hA
7
a
U
a
ca
d
0
0
Resolution No. 2014-021 N.C.S. Page 18
tzy
a
�
o
A
U
O
co
U
o�
❑
°
C
O
C
E-�
C7
UO
C7
O
C7
o
Y
b
o
ro
to
co
p^
o
o
a
ro°
ro
'o'
>
r
o
30
..
N
cVi
ti
M
•yy
U
v
>
''�-'
.d
V
00
p
w
ro
vC"i
gbb3
.�
°
'O
c
ro
N
•
co
c
°
°
p
3
o
coo
3
p
E
ro
o
o
p
aC
a
•°
i
b
0
°'
ro
°
1)i
ro
�
°
a
Q
U
b
�'
c
ctl
tl,
on
v
o
C"
w
�'
cV
r
'M
w
°
3
0
ti
o
C
,°'�,
o
c
a`i
o
vi
3
w°
.c
oo
w
Q
v
c
O
'o
U
3
y°°°
o°
•o
o
.°
•a
ti
oCIS
8
'—•
ccC
•L
a
C
.�
U
f]+.
¢,
ccz
--'
M
C
U
Y
c/
t
N
7a�
°
c
a
co
'o
❑
A
Y°
b
o
o
y
°
c
p❑
v
o
o
y
c
W
o
b
ro
y°
�
E¢
-z;
v
U
�,
°
w
o
o
a
p°•
o
ro°
cpi
•?
. U
y
T°
..,
0
0.
L
ti
p
SVG
W
a
U
i.
.+
�,
r O�
y
c3
❑
a,
cC
.�
V
C
ca
Ca
$Cj
Z
RiZS
3
w
°
a°
a
al
a)o
m
a
o
F°
n
c
8
a
o
3
3
o
o
o
Y
p
•�
a°°
°°
y
a
w
o
CZQa".,
o
p
«S
s.
O
'O
C
7t
N
M
V
i
•�_°
a
Q
Q
Q
Resolution No. 2014-021 N.C.S. Page 19
w
w
a
a
b
C
C
2
�,
F
O
N
U
a.
°
m°
m
Q
U
z
m
°
Y
Y
s'
O
N
m
ro
T
G >, C
3
c
o
.o b o
'cz
a�
Y '�" Y O .�
v'i
P
'j
'O
C
.0
00 :C •O
cad
c>^d
O id
'D
Jm.
on
o
o
q
N
b
O
c
1
V
w0
O
°
'O
a w
°°°
as
M-0
o
0,c
roT
G
r
3
c
c
U
p
o
A
;°
—
°
o
E
o
3
'a
E
Q
a�
3
w
❑
°
_
E
ca
ota)
o C,
a
'�
Q
o
m
E
'n
'a
C U
ti
'O � b O
"O
�
V
V
E N
°'
°
°_ Cw
aw
°
'off'
cOC
E
7
o
°o,q
>
.�
V
`�
N
> a
a
�
�
o
m
�
°�° -o
W
�
7
0
O
C4
O
L.
N
Resolution No. 2014-021 N.C.S. Page 20
a
a.
tC
O
o�
c
£
o
0
r~
U
U
as
U
N
cl
Vroi
0
'b
Y ro
to
ro
U
N
ro O
U
U
U
cwd
OU .>✓ �
79
R
U
p G rn
'a
a
W Q
N
y ro
CLL
on
a`�i
ca
oCA
h
ro O'J
U
U
.�
�
Q
U •� 7
�
ur_,H•3
c
�t
0
�
U
U
R
FA
7 �
C4U.C7CgU�
Resolution No. 2014-021 N.C.S.
Page 21