HomeMy WebLinkAboutReso. 1987 - 210 Resolution of the city council of the city of redding amending the general plan of the city of redding ' '
RESOLUTION NO. Q 7 -a2 1 O
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
AMENDING THE GENERAL PLAN OF THE CITY OF REDDING BY:
(1) ADOPTING GENERAL PLAN AMENDMENTS GPA-10-86 , GPA-13-86
AND GPA-1-87; AND
(2) AMENDING THE LAND USE CLASSIFICATIONS OF THE LAND USE
ELEMENT.
WHEREAS, following the required public hearings therefor,
the Planning Commission of the City of Redding has recommended to
the City Council that (1) the Land Use Element of the City' s
General Plan be amended by incorporating therein the changes
contained in General Plan Amendments GPA-10-86 , GPA-13-86 and
GPA-1-87; and (2) the Land Use Classifications of the Land Use
Element of the City ' s General Plan be amended by adopting new
Land Use Classifications; and
WHEREAS, following the required notices in accordance with
law, the City Council has held public hearings on said recom-
mendations and has carefully considered the evidence at said
hearings;
NOW, THEREFORE, BE IT RESOLVED as follows :
1 . With regard to GPA-10-86 , the City Council has reviewed
and approved the Negative Declaration, finding that the project
has no substantial impact upon the environment and that an EIR is
not necessary.
2 . With regard to GPA-13-86 , the City Council recertifies
EIR-3-81 as adequately addressing the environmental impacts.
3. With regard to GPA-1-87 , the City Council recertifies
EIR-2-79 as adequately addressing the environmental impacts.
4 . With regard to the Land Use Classifications of the Land
Use Element, the City Council has reviewed and approved the
Negative Declaration on the Element, finding that there is no
significant impact on the environment.
N
S3
111 111
5 . The City Council does hereby amend the Land Use Element
of the General Plan of the City of Redding by incorporating
therein the changes contained in GPA-10-86 , GPA-13-86 and
GPA-1-87 as shown on the maps attached hereto and incorporated
herein by reference.
6 . The City Council does hereby delete the existing Land
Use Classifications of the Land Use Element of the General Plan
of the City of Redding, and adopts the new Land Use
Classifications as shown in Exhibit "A" attached hereto and
incorporated herein.
I HEREBY CERTIFY that the foregoing Resolution was
introduced and read at a regular meeting of the City Council of
the City of Redding on the 7th day of July , 1987 , and was
duly adopted at said meeting by the following vote:
AYES: COUNCIL MEMBERS: Carter, Fulton, Gard, Johannessen, & Dahl
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS : None
MIKE DAHL, Mayor
City of Redding
ATTEST:
ETHEL A. NICHOLS, City Clerk
FORMAPPROVED:
'444-41444'
GL4c.. d L/
RANRALL A. HAYS, City Attorney
-2-
• •
DESCRIPTION OF LAND-USE CLASSIFICATIONS
The Land Use Element of the Redding General Plan illustrates six broad generic
land-use categories. Each of ,these categories is further divided into sub-
classifications. This section describes the specific land-use classifications
of the plan so that the public as well as those who administer the plan have a
common understanding of the meaning and uses that can occur in each land-use
designation. Based on these parameters, consistency can be obtained with
zoning, permit approval , public works projects, and other ordinances drafted to
implement the goals and policies of the Redding General Plan. In addition,
these classifications serve as design parameters for various public works
projects and plans.
I . OPEN SPACE
1. Greenway - Greenway is natural open space and includes slopes in
excess of 20 percent and the 100-year floodplains of the Sacramento
River and various creeks and streams. Because of the inherent
dangers to life and property and irrevocable damage to the natural
environment, these natural land and water areas should not be
urbanized or altered. Each of these areas is identified by best
available topographic maps and special floodplain studies prepared by
Federal Emergency Management Agency.
In addition to health and safety concerns, these natural areas serve
as places in which natural flora or fauna can be maintained in their
natural state. They provide relief from urbanization, reduce silta-
tion from excessive grading, buffer various land-use activities and
transportation, and can be part ofour urban-trail system. Areas in
excess of .20-percent slope do not carry any residential ;credit unless
an entire parcel is so designated, in which case by use permit, 1.0
dwelling unit per 20 acres may be permitted. Areas of endangered
plants or wildlife should also be designated as permanent open space.
Land shown as natural open space is predominantly along the
Sacramento River, Churn Creek, Sulphur Creek, Stillwater Creek, and
the bluffs and creeks of west Redding. Airport approach areas may
also be classified as natural open space in order to prevent damage
to life and property or to prevent people from being subjected to the
stress of excessive noise.
2. Improved 0p en Space (parks andolf course) - Improved open spaces
consist of both private and public open space. This (consists pri-
marily of parks and golf courses. parks, as described in the
Recreation Element, include neighborhood, community, ) and regional
parks. These areas are intended to provide urban locations for both
active and passive recreation activities. School playgrounds,
although depicted as institutional uses, are also considered as
improved open space. Airport approaches can also be classified as
improved open space.
EXHIBIT 'A"
• •
3. Scenic Open Space (Greenway) - Scenic open-space areas are natural or
improved open-space areas used to enhance the appearance of the
community, such as along designated freeways, major arterials, and
the Sacramento River. Such areas may also be used to buffer
residential or institutional uses from freeway noise.
4. Productive Open Space (Agricultural ) - Productive open space consists
primarily of existing agricultural land along the Sacramento River
and Churn and Stillwater Creeks. These areas are predominantly
Class I and II soils. All of these lands are outside the City
limits. The minimum parcel size for this category is 30 acres. By
permit, a second residence could be placed on the property for a
family member or employee of the farming enterprise. Productive open
space could also be designated for forest areas on public lands in
west or northwest Redding; however, none are so indicated at this
time. Productive open space is deemed compatible with airport-
approach areas.
II . URBAN RESERVE
The areas designated as urban reserve lie outside of the developed areas
where basic water and sewer service are not available nor expected to be
available for ten or more years. These areas are those that will ulti-
mately be developed with urban uses or densities greater than two units
per acre; however, they are considered premature for development within
the next 10 to 20 years. It is felt that these areas should be preserved
in large parcels in order to prevent sprawl , to prevent excessive govern-
ment costs, to allow orderly extension of community services, and to
prevent fragmentation into numerous small parcels without urban services
and necessary infrastructure. The minimum parcel size for these areas is
10 to 20 acres per dwelling unit. When it appears that these areas can
be economically served by City water and sewer and other services, the
General Plan should be amended to designate an appropriate urban land-use
pattern.
III . RESIDENTIAL
The largest single land-use category, in terms of land consumed, is the
wide spectrum of residential-density classifications. The amended
General Plan delineates residential-density classification in terms of
dwelling units per gross acre. There are ten residential-density clas-
sifications of varying densities and one residential classification that
would permit offices by use permit. In all the residential classifica-
tions, the maximum number of units permitted on any single parcel is
computed by deducting any areas shown on the General Plan as 'Greenway,"
'Steep Slope," or "Floodplain." The remaining area is then multiplied by
the density factor shown for the parcel in question. Floodplains are
areas subject to flooding by a 100-year flood, and steep slopes are areas
in excess of 20 percent.
Nongreenway areas that are dedicated to a public agency for streets,
parks or school sites, or other public use will not be subtracted from
the maximum number of units permitted on a parcel . If a public agency
pays the fair market value for said areas, they shall be subtracted from
the maximum number of units permitted. All residential lots would have
frontage on a dedicated and improved public street.
• •
Planned developments and condominiums may be developed in residential
districts for home ownership. Planned unit developments may be developed
on 2.0- , 3.0- , 3.5- , 6.0- , 9.0- , and 18.0-dwellingiunit-per-acre
classifications, provided there is a minimum parcel size of five acres,
in order to provide flexibility in design, to preserve open space, to
provide quality housing, and to permit unified development of larger
properties and to respond to the natural terrain in order to minimize
grading requirements. Condominiums may be developed in 6.0- , 9.0- ,
12.0- , 18.0-, and 24.0-dwelling-unit-per-acre classifications, in order
to provide affordable housing, preserve open space, encourage energy
conservation, and permit unified development of larger properties.
In planned developments and condominiums, bonus units iniexcess of the
illustrated general plan density may be permitted for outstanding site
planning and design. Those bonus units could be up to 10, to 20 percent
of the base total in planned developments and up to 10 percent of the
base total for condominiums, provided it is found in each case:
1 . That the number of units and the improvements proposed will not
overburden the capacity of drainage facilities, Futilities, or
streets.
2. That the density and design of the project is compatible with
adjoining development.
3. That there are no unmitigated substantial adverse environmental
impacts.
4. That the development shall conform with the goals and objectives of
the General Plan.
Residential planned developments or condominiums may be developed in
office or retail-commercial classifications, provided there is a minimum
parcel size of two acres and that the maximum density does not exceed
18.0 units per net acre.
Mobile-hone parks are suitable for 6.0- and 9.0-dwellingLunits-per-acre
classifications, provided there is a minimum parcel size of five acres
and provided that in the 9.0 classification the density does not exceed
8.0 units per acre. Mobile home parks should be on nearly level areas,
due to siting requirements and not in hillside areas.
0.5 dwelling units per gross acre. This single-family density is used
where neither public sewer nor water are available, on certain hillside
areas or in Churn Creek Bottom. Other than in hillside areas, the use of
this category should be used in order to prevent premature land
fragmentation in advance of urban services or reduction of agriculture
lands.
1.0 dwelling units per gross acre. This is essentially a large single-
family-lot urban density where public sewer is not available and where
soil conditions are such as to allow the use of septic tank on one-acre
parcels. This designation is suitable for steeper hillside areas and in
areas where the City does not plan to extend sewer service for topo-
graphic reasons. It is essentially an urban fringe classification for
use in areas exclusive of greenway and commercial agriculture, in which
the one-acre-parcel pattern is prevalent.
• •
2.0 dwelling units per Aross acre. This is a single-family category with
full urban services available. typical lots range from 15,000 to 22,000
square feet in area. Planned-unit developments may be constructed in
this classification as discussed later in this section. This density is
suitable for areas of flat to moderate slopes and in areas where this
lot-,size pattern is predominant.
3.0 dwelling units per gross acre. This is a single-family residential
density with Tots ranging from 9,000 to 12,000 square feet in area. This
classification is suitable for areas of flat to moderate slope.
3.5 and 4.0 dwelling units per gross acre. These aresingle-family
residential densities with lots varying in area from 6,000 to 10,000
square feet. These densities are suitable for ares of flat to slight
slope. Good access is important to these areas so as not to overburden
nearby residential streets.
6.0 dwelling units per gross acre. This is a transition ' classification
that can be developed as small-lot, single-family residential ; duplexes;
planned-unit developments; low-density multiple-family apartments; and
mobile home parks in appropriate areas. Full urban services would be
available and there would be adequate street access and utility
capacities. This classification is suitable for areas of flat to slight
slopes, depending upon the form of development. The minimum lot size for
single-family homes would be 6,000 square feet and for duplexes or
multiple-family developments would average about 12,000 square feet.
9.0 dwellin units (perross acre. This is a low-density multiple-family
classification suitable for duplexes, apartments, dwelling groups,
planned developments, condominiums or mobile home parks. Minimum lot
sizes for duplexes and apartments should average about 12,000 square
feet. Full urban services would be available and there would be
reasonable proximity to a major arterial .
12.0 dwelling units per gross acre. This is a multiple family density
for apartments, dwelling groups, planned developments, and condominiums.
The minimum lot size should average about 10,000 square feet. Full urban
services would be available and there would be reasonablelproximity to a
major arterial .
18.0 dwelling units per gross acre. This is a high-density multiple-
family classification suitable for apartments, dwellingigroups, condo-
miniums, and planned-unit developments. This classification would be
located close to major arterials , would have full turban services
available, and would have minimum lot sizes averaging 10,000 square feet.
24.0 dwellin units per gross acre. This is a high-density
multiple-famil9y classification suitable for apartments and condominiums
in the central core area where public transportation is available and
many shopping needs can be met by walking. The minimum parcel sizes for
this classification should average 12,000 square feet.
• '
Office/Residential . The "Office/Residential" classification is conceived
as a transition use within commercial areas or between commercial and
residential areas. It is especially suitable for areas Where there is
some mixed office and residential use occurring already.
When property is used for residential purposes, the density should not
exceed 14 dwelling units per gross residential acre. When used for
office purposes, the office development and its accompanying off-street
parking should be sited and arranged to protect the livingienvironment of
the adjoining residences.
IV. COMMERCIAL
The proposed plan includes four commercial categories:
1. Office. The "Office" category is included to delineate sites for
professional and business offices and personal-service business--with
appropriate and compatible accessory uses. In zoning terms, it is
designated as 'CO" Office District or 'R-4" Piultipie-Family
Residential District in more apartment areas. By use permit, the
"Office" category may also be used for rest homes, convalescent
facilities, and nursing homes. Further, subject to the issuance of a
use permit, this designation may be used for religious, educational ,
cultural , recreational , governmental , public-utility uses,
restaurants, mortuaries, and financial institutions.
The 'Office" designation is concerned as a transitional area--between
commercial and residential properties, with property-development
requirements compatible with a living environment or adjacent to
major employment centers such as government offices, hospitals, etc. ,
and as such, the development standards are higher than those in more
retail areas.
2. Retail Commercial . The "Retail Commercial" classification is
designed to provide properly located areas to serve the retail
shopping needs of people living in and using the planning area. A
hierarchy of shopping areas is possible within the classification,
including regional , community, neighborhood, and central business
districts. Regional centers would be 40 acres or g eater in area,
community would be from 10 to 20 acres, and neighborhood would be
from 4 to 8 acres. Key criteria in locating such centers would be
access which does not impact nearby residential strjeets, compati-
bility with adjoining uses, and an adequate infrastructure system.
This category is equivalent to the "C-1," 'C-2," and "C-4' zoning
districts, depending upon magnitude, location, and market. Resi-
dences, apartments, dwelling groups, or condominiums in hotel or
multistory form are compatible within this area ey use permit,
provided densities do not exceed 21 units per gross acre. Use
permits should be required for community and regional shopping
centers and documentation of commercial demand through market
analysis.
• •
3. Service Commercial . This classification is to provide suitable
locations for bulk retail , auto repair, wholesale, storage yards, or
uses that are not suitable for retail commercial areas or near
residential uses. This category is generally equivalent to the
City's "C-3" and "C-6" zoning districts in terms of uses permitted.
The uses that can be constructed within this classification usually
need screening from adjoining highways or adjacent residential
properties. Access needs for large trucks and other heavy equipment
are a key consideration in the siting of such uses, asiwell as noise,
odor, and glare. Residential uses are not appropriate within
service-commercial areas except for watchman or owner occupied
businesses.
4. Highway Commercial . This retail classification is intended as a
refinement of the category to reflect the special commercial needs of
the traveling public. Since Redding is situated in the heart of a
major recreational area and is at the intersection of several State
highways, there is a higher-than-normal incidence of motels,
restaurants, service stations, and other tourist-serving
accommodations. These areas are important for the image they create
of the community and require special siting and amenity needs
different from other commercial classifications. These uses are
generally located near freeway interchange points and week freeway
exposure and easy access. Residential uses are '; generally not
appropriate for this classification.
V. INDUSTRIAL
Industrial and manufacturing uses have been incorporated into the Land
Use Element of the General Plan in two major categories--General Industry
and Extractive Industry.
1. General Industry. "General Industry" includes the whole spectrum of
manufacturing uses and wholesale warehouses and storage businesses.
Zoning classifications are either the less-restrictive 'M-2"
Industrial District or the more restrictive 'PI" Planned Industrial
District.
2. Extractive Industry. While rock, sand, and gravel mining and
processing are permitted uses in the 'M-2' zone, the General Plan
recognizes their unique characteristics and delineates them
specifically. In years past, dredging, in conjunction with gold
mining along several of the planning area 's major creeks, washes, and
rivers, deposited substantial quantities of rock (tailings) along the
embankments of these drainage courses. Over the years, this resource
has been exploited; and a number of rock, sand, and gravel operations
and their accompanying concrete and asphalt-mixing and processing
plants have been located in these areas. They play a major role in
the building of roads, bridges, buildings, and other structures
within the planning area.
When the mineral resource has been exploited and property is no
longer used for mining or processing purposes, the land shall be
graded in an appropriate manner which will allow the property to be
• •
used for other urban purposes. Such post-use grading shall
incorporate finished contouring and slopes which will allow the
property to drain properly, have reasonable use of the entire site in
terms of access and building areas, and leave the property in a safe,
clean, attractive, and useable condition.
Both the "General" and "Extractive Industrial" categories have the
need for easy truck access. Railroad siding is often an important
transportation linkage for some of the operations. The extractive
industries and many other industrial uses are noisy and need space
separation and visual screening from adjacent highways and more
restrictive land uses.
These industrial uses are vital to the economic well' being of the
area. As such, they must be protected from residential and other
incompatible encroachments. Conversely, to maintain a good-neighbor
relationship with others in the planning area, the industries must be
aware of this relationship and treat the common boundary areas of
their properties with more restrictive uses in a ' sensitive and
compatible way. Residential uses other than caretakers are not
appropriate for industrial classifications.
VI . PUBLIC AND INSTITUTIONAL USES
This classification consists of public and quasi-public uses, including
but not limited to schools, government offices, government services and
facilities, fire stations, hospitals, cemeteries, waste-water treatment
facilities, airports, and domestic water-storage facilities or landfills.
These uses and the manner in which they are introduced into the
community have a considerable influence on the image of the City and of
the entire planning area. Further, such uses are often in or near
residential areas; and care needs to be exercised in the siting of
buildings, parking areas, playfields, landscaped areas, and the scale of
the facility in regard to the context of the area in which they are
located.
Some public and institutional facilities can generate considerable
traffic--both vehicular and pedestrian. As such, their siting and
methods of providing access and adequate off-street parking need to be
given special attention.
The noise -generating functions of some of these areas may also require
space separation and landscaped buffers between such noise-generating
parts and their neighbors, particularly where adjacent property is used
for residential or other more-restrictive uses.
All public and institutional uses should be subject toja plan review
process prior to the issuance of permits to construct such facilities.
The review process should address the concerns stated above to assure
that these public and institutional uses are allowed to provide their
intended functions and service to the people of the planning area in a
context compatible with their surrounding environment and to treat them
comparable to private uses taking into consideration their regional or
area-wide importance, community need, and costs if not developed or
developed elsewhere.
• •
Aireort Service. This classification includes activities which are
typically associated with airports and airport-related uses as follows:
These activities involving the sale of aviation services for profit to
the general public, including maintenance, storing, and servicing of
aircraft; sale of aircraft parts and accessories; sale of aircraft fuel ,
lubricants and propellants; sale of aerial survey photography and mapping
services; sale of aerial taxi and sightseeing services operation of
nonscheduled and chartered transportation; etc.
Those activities which involve the maintenance of facilities for the
basing and servicing of the aircraft of an individual , private
organization, or corporation solely for its own benefit and not for the
public.
Those activities which do not require direct airfield access such as
transient retail service, and lodging uses such as hotels, motels,
restaurants, conference centers, car-rental agencies, lounges, and
service stations, provided all applicable safety criteria are met.
Areas set aside or used for the operation of aircraft, including areas to
be reserved for protection from encroaching obstructions or facilities
such as clear zones, runways, and taxiways.
Areas required for airport maintenance or operating services such as fuel
storage, air navigational aids, and hangar and tie-down areas.
Areas encompassing the passenger terminal buildings, automobile parking
lots, service and passenger roads, and portions of aprons adjacent to the
terminal buildings.
VII. ZONING CONSISTENCY GUIDELINES
The following relates zoning districts to General Plan classifications in
order to provide a guide for consistency findings. Generally, zoning
districts may be more restrictive than the General Plan designation and
still be consistent. In many instances, combining districts are used to
reflect considerations from the various elements of the General Plan, to
protect the environment, to reflect the circumstances of the particular
location, or to achieve General Plan objectives.
Zoning Consistency Guidelines
General Plan Classification Consistent Zoning
4.0 units per acre or less U, R-1, PD
6.8 units per acre U, R-1, R-2, PD
9.0 units per acre U, R-2, RM-6, R3-40, PD
12.0 units per acre U, RM-9, R3-30, R3 40, PD
18.0 units per acre U, RM-12, R3-25, R3-30, PD
24.0 units per acre U, RM-18, R3-15, R3-20
• ••
•
General Plan Classification Consistent Zoning
Office/Residential (OR) U, R4-40, R4-30, R4-25, R4-20, PD
Office (OFF) U. R4-15, R4-20, CO .
Retail (R) U, C-0, C-l. C-2
•
Service Commercial (SC) U, C-2. C-3, C-6
Planned Industrial (PI) U. PI
Industrial (IND) U, M-2, PI
Public/Institution (P or I) All
Airport Service (AS) U
Agriculture (AG) U, R-IA
Park/Golf Course (P/G) All
Greenway/Steep Slope/ (GW) U, U-F, FP
Floodplain/Scenic
The above are subject to any specific policies incorporated into the
General Plan or area plans, the public hearing process, the circum-
stances of each individual application, and criteria developed in area
or specific plans.
Generally, in converting the General Plan to zoning, the number of units
shown on the General Plan will be listed as gross acreage and counted to
the center of all adjoining streets. Zoning will reflect the net build-
able acreage and, in some cases, may reflect a higher unit-per-acre
criteria than shown above in order to convert gross lacreage to net
acreage and account for street, school , or park dedications. Addition-
ally, open-space zoning or zoning that does not incorporate any residen-
tial density may be used in combination with other districts to achieve
General Plan consistency. It is not the proper use of zoning to achieve
de facto General Plan amendments.
VIII. SPECIFIC AND AREA PLANS
Specific and Area Plans are considered as further refinement of the
General Plan. Area plans, when adopted, shall be an extension of the
General Plan. Specific Plans are generally more sensitive to the
intrinsic qualities of the site or location and are more detailed in
their objectives and standards. Zoning, use permits, and subdivisions
approved by the City must be consistent with Specific and Area Plans.
l
Aja.iic3•
, ys
• tit� o
• •
•
•
•
•
•
ail, . • • . -, -'
•
•
J� x 4r
•
�' .
•
•
•
•
. \\.\\\'
•
•
•
0 0
, . r 7, v . :,„
..
.. •
. , .
, .
..
••
�•. .
•
...
•
._.
./41° . . ' .
• . IF • ./. / . . .
•
, .el". • ,,a.
•
•
•
•
•
i
•
• •
•
:•
: • REOLJE T D
# Y
t •,,,t,,, t. , ... •.A.:< T ' „;1.-..,,,:q.:''.4:::',.''',,-,,..' 1_ 5 ;'a '1 A�+. .r^'. Off!® `V• / I . / O 6
12 . I •. ., - N ,. ,, t ki i 71-0;' • , , - ... -"\O -..›, ,' . .: . ' .:,-,,' 1 • ''
-,'' a " ., .; --, .1 I I I," ,---*Nr0
{ ~a3 ` 'rte6 "( ,#40toiliotp, .. �� s
_+�._Hi , ilk ill
_ r 1 1 ,t
A1bElUwAr DA 1+'yll e - br Ebn r. OPT ,_ C - .-
i Q( L LrLI L J_ -- LANCER 1) % 'v®
AME
1 5 ,i.ti 1 L.- 4-1;.,,e_
41111 ,
t.
, 0
, . /eo %-19.0
- 4-P__-4 ArE-7 ,,, 4 v .
titi
1 Q ,° " O ��� 1 .1 ; ,gip
_, p �P X2.0 --% I' _ . ip;il
'AI2 i 1 1, rL
_id
Id
, ,.. ,.. .
1.....7-6,„, , _______*-_ ._ __ __ ___:::, _NI,
1 .
111 y
11 n
I! i L
C/ ;;-
T 1-
, r
G 1 a9. rE
•
h, J
i At }
-ski Am if, .41,
I 1 n� - i� .,_ %lab '7TH •
�1UH118INf/,D 'S,
w _ u s _i_ji i
\- ' \ 6'4- ,\ 'm' '"rr i • .' ' -
LANE
' * ' gm it. i - II 1 ,' ' 1%.
, , li ___Ii
r"--- Villillii I Alla F:AIMA AktIIIMIIIIIII. Eximie. , , ,
r -iwiip , airsimmir ___ EN nil 1 - - , -
!Mil 111 . * /AI I- OMEN.Minn ail .
II
'! i' ( SrUIUE. �� I V.V RA� / 4 l�I .c.VJ
1.1A~
Al EA AVE.. J
4Pd4
-- mums
1111111MAEfM pi. _ 00 i'
0
•
, p 6Ei•:Awnr grgcEt � 1. O
.i u+wsrnuc aver ._ Z.} i' -
r
(_ 1
•
i' T�.","_: , • ...f r (.� 4 • . . •7 `�1 ,! Mi