CC Resolution 2004-014RESOLUTION NO. 2004-014
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 2003-493
PREPARED FOR TENTATIVE TRACT 31733
CASE NO.: ENVIRONMENTAL ASSESSMENT 2003-493
APPLICANT: MICHAEL LA MELZA
WHEREAS, the City Council of the City of La Quinta, California, did,
on the 20" day of January, 2004, hold a duly noticed Public Hearing to consider
the request of Michael La Melza for Environmental Assessment 2003-493 for
Tentative Tract Map 31733 which allows subdivision of 37 acres into 127
residential lots located at the northeast corner of Monroe Street and Avenue 61,
more particularly described as:
APN's: 764-290-001 and 764-290-002
WHEREAS, said Environmental Assessment 2003-493 has complied
with the requirements of "The Rules to Implement the California Environmental
Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City
Council) in that the Community Development Department has prepared an Initial
Study (EA 2003-493) and has determined that although the proposed project could
have a significant adverse impact on the environment, there will not be a significant
effect in this case because appropriate mitigation measures were made a part of the
assessment to reduce the impacts to less than significant levels and therefore, a
Mitigated Negative Declaration of environmental impact should be certified; and,
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 23rd day of December, 2003, hold a public hearing to
consider this request, and adopted Resolution 2003-117, recommending
certification of this Environmental Assessment; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said City Council did make the
following findings to justify certification of said Environmental Assessment:
1. The proposed project will not be detrimental to the health, safety, or general
welfare of the community, either indirectly, or directly, in that no significant
unmitigated impacts were identified by Environmental Assessment 2003-
493.
Resolution No. 2004-014
Environmental Assessment 2003-493 - Michael La Melza
Adopted: January 20, 2004
Page 2
2. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population
to drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of rare or endangered
plants or .animals or eliminate important examples of the major periods of
California history or prehistory.
3. There is no evidence before the City that the proposed project will have the
potential for an unmitigated adverse effect on wildlife resources or the
habitat on which the wildlife depends in that mitigation measures are
imposed on the project that will reduce impacts to less than significant
levels.
4. The proposed project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals,
as no significant effects on environmental factors have been identified by the
Environmental Assessment.
5. The proposed project will not result in impacts which are individually limited
or cumulatively considerable when considering planned or proposed
development in the immediate vicinity, -as development patterns in the area
will not be significantly affected by the proposed project.
6. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly, as no significant
impacts have been identified which would affect human health, risk potential
or public services.
7. There is no substantial evidence in light of the entire record that the project
may have a significant effect on the environment in that mitigation measures
are imposed on the project that will reduce impacts to a less than significant
level.
8. The City Council has considered Environmental Assessment 2003-493 and
said Assessment reflects the independent judgment of the City.
9. The City has, on the basis of substantial evidence, rebutted the presumption
of adverse effect set forth in 14 CAL Code Regulations 753.5(d).
Resolution No. 2004-014
.- - Environmental Assessment 2003-493 — Michael La Melza
Adopted: January 20, 2004
Page 3
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California, 92253.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 2003-493 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Mitigation Monitoring Plan on file in the
Community Development Department and attached hereto (Exhibit "A").
3. That Environmental Assessment 2003-493 reflects the independent
judgment of the City.
PASSED, APPROVED and ADOPTED. at a regular meeting of the La
Quinta City Council held on this 201h day of January 2004, by the following vote,
to wit:
AYES: Council Members Henderson, Sniff, Mayor Adolph
NOES: Council Member Osborne
ABSENT: Council Member Perkins
ABSTAIN: None
%J,L,t-
DON ADO H, Mayor
City of La Quinta, California
Resolution No. 2004-014
Environmental Assessment 2003-493 - Michael La Melza
Adopted: January 20, 2004
Page 4
ATTEST:
� -_j A-ij
JUNE,8,13EEK, CMC, Cleric
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M. KATFARINE JENSON/ity:A-ttor ey
City of La Quinta, California
Resolution 2004-014
Adopted: January 20, 2004
Environmental Checklist Form — EA 2003493
1. Project title: Tentative Tract Map 31733
2. Lead agency name and address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact person and phone number: Stan Sawa
760-777-7125
4. Project location: Northeast comer of Avenue 61 and Monroe Street
5. Project sponsor's name and address: Michael La Melza
74900 Highway I I I
Indian Wells, CA 92210
6. General plan designation: Medium Density 7. Zoning: Medium High Density
Residential Residential
8. Description of project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off -site features necessary for its
implementation. Attach additional sheets if necessary.)
Tentative Tract Map to subdivide 37 acres into 127 single family residential lots, street lots
and open space lots. The site -will also include a clubhouse and pool area The open space,
which is also expected to serve as the site's retention area for flood control purposes, occurs
behind the residential lot pods throughout the center of the project. The lots are proposed to
range from approximately 5,200 square feet to about 12,220 square feet. Primary access will
be taken from Monroe, with a secondary access point on Avenue 61. Interior streets are
proposed to be 32 feet wide, curb to curb.
The property is part of the eastern extension of the Coral Mountain Specific Plan.
9. Surrounding land uses and setting: Briefly describe the project's surroundings:
North: Vacant Desert Lands
South: Avenue 61, agricultural lands
West: Monroe Street, single family residential development within the Coral Mountain
Specific Plan. (Trilogy at La Quinta)
East: Agriculture
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
Bureau of Reclamation (Lateral 123.45-2.3-1.0)
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-1-
Resolution 2004-off
Adopted:
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics Agriculture Resources Air Quality
Biological Resources Cultural Resources R Geology /Soils
Hazards & Hazardous Hydrology / Water Land Use / Planning
Materials Quality
Mineral Resources Noise Population / Housing
Public Services Recreation Transportation/Traffic
Utilities / Service Mandatory Findings of Significance
Systems
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
X environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT
is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
December 10, 2003
Signature Date
\\CLQADMFSI\PLANNING\STAN\ttm's\ea 03-493 cc chklst.doc -2-
Resolution 2004-014
Adopted: January 20, 2004
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures
from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15663(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from
the earlier document and the extent to which they address site -specific conditions for the
project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be -cited in the discussion.
SACity Clerk\Resolutions\La Melza EA chk1st31733.doc-3-
Resolution 2004-014
Adopted: January 20, 2004
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
I. AESTHETICS — Would the project:
a) Have a substantial adverse effect on a
X
scenic vista? (General Plan Exhibit 3.6)
b) Substantially damage scenic resources,
X
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway? (Aerial
photograph)
c) Substantially degrade the existing
X
visual character or quality of the site and
its surroundings? (Application materials)
d) Create a new source of substantial
X
light or glare which would adversely
affect day or nighttime views in the area?
(Application materials)
I. a)-d) The proposed project is not located on a General Plan Image Corridor. The approval of
the Tract Map will not result in aesthetic impacts, or impacts from light and glare. The
ultimate construction of homes on the site, which is flat and without significant physical
features, will have only limited impacts on viewsheds in the area, since the City limits
heights for residential structures to one and two stories. Since there are no significant
physical features in the area, and urban uses are being built immediately to the west,
impacts to aesthetics are expected to be less than significant.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-4-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
H. AGRICULTURE RESOURCES:
Would the ro'ect:
a) Convert Prime Farmland, Unique
X
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use? (General Plan EIR p. III-21
ff.)
b) Conflict with existing zoning for
X
agricultural use, or a Williamson Act
contract? (Zoning Map)
c) Involve other changes in the existing
X
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
(General Plan Land Use Map)
II. a)-c) The proposed project is not currently in agriculture, and has not been for some time.
'Agricultural land uses do occur to the east and south of the project site, and will remain
unaffected by development of the site. The site is part of a master planned community, in
a rapidly urbanizing area of the City. There are no Williamson Act contracts on the
subject property. Development of the site will not impact agricultural resources.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-5-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct
X
implementation of the applicable air
quality plan? (SCAQMD CEQA Handbook)
b) Violate any air quality standard or
X
contribute substantially to an existing or
projected air quality violation? (SCAQMD
CEQA Handbook)
c) Result in a cumulatively considerable
X
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal or
state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for ozone
Precursors)? (SCAQMD CEQA Handbook,
2002 PM10 Plan for the Coachella Valley)
d) Expose sensitive receptors to
X
substantial pollutant concentrations?
(Project Description, Aerial Photo, site
inspection)
e) Create objectionable odors affecting a
X
substantial number of people? (Project
Description, Aerial Photo, site inspection)
III. a), b) & c) The City's primary source of pollution is the automobile. The proposed tract map could
result in 127 single family homes, which could generate up to 1,148 trips per day`. Based
on this traffic generation, and an average trip length of 15 miles, the following emissions
can be expected to be generated from the project site.
"Trip Generation, Oh Edition," Institute of Transportation Engineers, Single Family Detached category.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-6-
Resolution 2004-014
Adopted: January 20, 2004
Moving Exhaust Emission Projections at Project Buildout
(pounds per day)
Total No. Vehicle Trips/Day
Ave. Trip
Length (miles)
Total
miles/day
1,148 X 15 = 17,200
PM10 PM10 PM10
Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear
Grams at 50 mph 1,549.80 40,294.80 8,265.60 - 172.20 172.20
Pounds at 50 mph 3.42 88.95 18.25 - 0.38 0.38
SCAQMD Threshold
(lbsJday) 75 550 100 150
Assumes 1,148 ADT. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005
summertime running conditions at 75T, light duty autos, catalytic.
As demonstrated above, the proposed project will not exceed any of SCAQMD's
recommended daily thresholds. The project's potential impacts to air quality are therefore
expected to be less than significant.
r--- The City and Coachella Valley are a severe non -attainment area for PM 10 (Particulates of
10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the
control of dust both during the construction process and during project operations. These
measures will be integrated into conditions of approval for the proposed project. These
include the following control measures.
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM-1 Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, track -out control
BCM-2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
BCM-3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM-4 Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders, clean streets maintenance.
The proposed project will generate dust during construction. Under mass grading
conditions, this could result in the generation of 1011.2 pounds per day, for a limited
period while grading operations are active. The contractor will be required to submit a
PM10 Management Plan prior to initiation of any earth moving activity. In addition, the
potential impacts associated with PM10 can be mitigated by the measures below.
1. Construction equipment shall be properly maintained and serviced to minimize
exhaust emissions.
. S:\City'Clerk\Resolutions\La Melza EA chk1st31733.doc-7-
Resolution 2004-014
Adopted: January 20, 2004
2. Existing power sources should be utilized where feasible via temporary power
poles to avoid on -site power generation.
3. Construction personnel shall be informed of ride sharing and transit opportunities.
4. Cut and fill quantities will be balanced on site.
5. Any portion of the site to be graded shall.be pre -watered to a depth of three feet
prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed on an on-
going basis after the initiation of any grading activity on the site. Portions of the
site that are actively being graded shall be watered regularly to ensure that a crust
is formed on the ground surface, and shall be watered at the end of each work day.
7. Any area which remains undeveloped for a period of more than 30 days shall be
stabilized using either chemical stabilizers or a desert wildflower mix
hydroseeded on the affected portion of the site.
8. Landscaped areas shall be installed as soon as possible to reduce the potential for
wind erosion. Parkway landscaping on Avenue 61 and Monroe Street shall be
installed with the first phase of development on the site.
9. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -
related dirt on approach routes to the site.
10. All grading activities shall be suspended during first and second stage ozone
episodes or when winds exceed 25 miles per hour
11. The project proponent shall notify the City and SCAQMD of the start and end of
grading activities in conformance and within the time frames established in the
2002 PM 10 Management Plan.
Implementation of these mitigation measures will ensure that impacts associated with
PM 10 are mitigated to a less than significant level.
III. d) Presently growing of dates occurs on properties to the east and south in unincorporated
Riverside County. As a part of farming operations, pesticides, herbicides and other
chemicals are being used or have the potential to be used. As well, dust may be generated
during equipment and vehicle use on the site. The City has an ordinance requiring
notification to future homeowners of a subdivision near farming operations, informing
them of the potential activities that could occur near their homes. These impacts can be
mitigated with the following measures:
A notice shall be recorded against applicable residential lots in Tentative Tract 31733
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-8-
Resolution 2004-014
Adopted: January 20, 2004
indicating that adjacent properties are engaged in farming activities (date harvesting).
Notice shall include the provisions and intent of Municipal Code Section 9.140.070
(Notice to Buyers of Land). Furthermore, the following provisions shall be included in
the notice:
A.. The notice shall include the specific scope of the farming activity operations that
occur on the adjacent properties to the east and south.
B. The notice shall include the fact that pesticides, herbicides, and other chemicals
are being used or have the potential to be used on the adjacent farming sites.
The notice shall be submitted to the Community Development Department prior to
recordation for review and approval by the Community Development Department and
City Attorney. No building permits shall be issued until the notice is approved and
recorded.
III. e) The project will consist of single family homes and will not result in objectionable odors.
S:\City Clerk\Resolutions\La Melza EA chklst31733.doc-9-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IV. BIOLOGICAL RESOURCES --
Would theproject:
a) Have a substantial adverse effect,
X
either directly or, through habitat
modifications, on any species identified
as a candidate, sensitive, or special status
species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and Game
or U.S. Fish and Wildlife Service?
(General Plan Exhibits 6.1-6.7)
b) Have a substantial adverse effect on
X
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Game or US Fish and Wildlife Service?
(General Plan Exhibits 6.1-6.7)
c) Have a substantial adverse effect on
X
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means? (General Plan
Exhibits 6.1-6.7)
d) Interfere substantially with the
X
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites? (General Plan
Exhibits 6.1-6.7)
e) Conflict with any local policies or
X
ordinances protecting biological
resources, such as a tree preservation
policy Or Ordinance? (General Plan Exhibits
6.1-6.7)
f) Conflict with the provisions of an
X
adopted Habitat Conservation Plan,
S:\City Clerk\Resolutions\La Melza EA chkist31733.doc-10-
Resolution 2004-014
Adopted: January 20, 2004
Natural Community Conservation Plan,
or other approved local, regional, or state
habitat conservation plan? General Plan
Exhibits 6.1-6.7)
IV. a)-f) The proposed project site has previously been in agriculture, but has been vacant for some
time. The boundaries of the subject property have been significantly impacted by roadway
improvements, particularly on the Monroe Street frontage. The site is not shown as
habitat for any species of concern in the General Plan. The project is outside the boundary
of the Fringe -toed Lizard Fee Area. Biological resources were previously analyzed on the
site under The Coral Mountain Specific Plan 218, certified by the County. Impacts of
development of the site to biological resources are expected to be less than significant.
S:\City Clerk\Resolutions\La Melza EA chklst31733.doc-11-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
V. CULTURAL RESOURCES — Would
the ro'ect:
a) Cause a substantial adverse change in
X
the significance of a historical resource
as defined in '15064.5?
("Historical/Archaeological Resources Survey..,"
CRM Tech, October 2003)
b) Cause a substantial adverse change in
X
the significance of an archaeological
resource pursuant to '15064.5?
("Historical/Archaeological Resources Survey-,"
CRM Tech, October 2003)
c) Directly or indirectly destroy a unique
X
paleontological resource or site or unique
geologic feature? ("Paleontological Resources
Assessment," CRM Tech, October 2003)
d) Disturb any human remains, including
x
those interred outside of formal
cemeteries? ("Historical/Archaeological
Resources Survey..," CRM Tech, October 2003)
V. a)-d) A cultural resource survey was completed for the project site as part of the Coral
Mountain Specific Plan EIRZ. The survey identified and catalogued 2 sites, CA-RIV-
521 l/H and CA-RIV-6115, on the project site. Although site 6115 was determined to be
of no historical significance, Phase II investigations were required of site 5211/H. These
have yet to be undertaken.
1. A Phase II site investigation will be undertaken and submitted to the Community
Development Department for review. No earth moving permit shall be issued on
this site until the Phase II report has been approved by the Historic Preservation
Commission.
Implementation of this mitigation measure will assure that any potential impacts to
cultural resources are mitigated to a less than significant level.
2 "Cultural Resources Report Coral Mountain Project," prepared by CRM Tech, September 1998.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-12-
Resolution 2004-014
Adopted: January20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VI. GEOLOGY AND SOILS — Would
the project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
X
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? ("Rancho La Quints Specific
Plan FEIR, #218," September 1988)
ii) Strong seismic ground shaking?
X
("Rancho La Quinta Specific Plan FEIR, #218,"
September 1988)
iii) Seismic -related ground failure,
X
including liquefaction? ("Rancho La Quinta
Specific Plan FEIR, #218," September 1988)
iv) Landslides? ("Rancho La Quinta Specific
X
Plan FEIR, #218," September 1988)
b) Result in substantial soil erosion or
X
the loss of topsoil? ("Rancho La Quinta
Specific Plan FEIR, #218," September 1988)
d) Be located on expansive soil, as
X
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property
("Rancho La Quinta Specific Plan FEIR, #218,"
September 1988)
e) Have soils incapable of adequately
X
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water? (General Plan
Exhibit 8.1)
S:\City Clerk\Resolutions\La Melza EA chklst31733.doc-13-
Resolution 2004-014
Adopted: January 20, 2004
VI. a)-e) Geotechnical analysis was conducted for the Coral Mountain Specific Plan EIR. The site
will be subject to significant ground shaking in the event of a strong earthquake. The City
will, however, impose Uniform Building Code standards on the project when structures
are proposed. The site is located in a liquefaction hazard area. The City requires the
preparation of site -specific geologic analysis with the submittal of grading and building
plans. This analysis will be completed when structures are proposed for the site, and will
determine whether additional construction techniques will be required: The site is not
subject to landslides, and soils on the site are not expected to be expansive. Impacts
associated with geology and soils are expected to be less than significant.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-l4-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VH. HAZARDS AND HAZARDOUS
MATERIALS --Would theproject:
a) Create a significant hazard to the
X
public or the environment through the
routine transport, use, or disposal of
hazardous materials? (Application materials)
b) Create a significant hazard to the
X
public or the environment through
reasonably foreseeable upset and
accident conditions involving the release
of hazardous materials into the
environment? (Application materials)
c) Emit hazardous emissions or handle
X
hazardous or acutely hazardous
materials, substances, or waste within
one -quarter mile of an existing or
proposed school? (Application materials)
d) Be located on a site which is included
X
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public
or the environment? (Riverside County
Hazardous Materials Listing)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area? (General Plan land use map)
f) For a project within the vicinity of a
X
private airstrip, would the project result
in a safety hazard for people residing or
working in the project area? (General Plan
land use map)
SACity Clerk\Resolutions\La Melza EA chk1st31733.doc-15-
Resolution 2004-014
Adopted: January 20, 2004
g) Impair implementation of or
X
physically interfere with an adopted
emergency response plan or emergency
evacuation plan? (General Plan MEA p. 95 1J)
h) Expose people or structures to a
X
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized areas
or where residences are intermixed with
wildlands? (General Plan land use map)
VII. a)-h) The construction of residential uses on the proposed project site will not result in
significant impacts associated with hazardous materials. The City implements the
standards of the Household Hazardous Waste programs through its waste provider. These
regulations and standards ensure that impacts to surrounding areas, or within the project
itself, are less than significant. The site is not in an area subject to wildland fires.
S:\City Clerk\Resolutions\La Melza EA chklst31733.doc-16-
Resolution 2004-014
Adopted: January20, 2004
Potentially
Significant
Less Than
Significant w/
Less Than
Significant
No
Impact
Impact
Mitigation
Impact
VIII. HYDROLOGY AND WATER
QUALITY -- Would theproject:
a) Violate any water quality standards or
X
waste discharge requirements? (General
Plan EIR p. III-187 ff.)
b) Substantially deplete groundwater
X
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater
table level (e.g., the production rate of
pre-existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)? (General Plan
EIR p. III-187 ff.
c) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a manner
which would result in substantial erosion
or siltation on- or off -site? ("Hydrology
Report Tentative Tract 31733," Tetra Tech,
October 2003)
d) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or
substantially increase the rate or amount
of surface runoff in a manner which
would result in flooding on- or off -site?
("Hydrology Report Tentative Tract 31733,"
Tetra Tech, October 2003)
e) Create or contribute runoff water
X
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff? ("Hydrology
Report Tentative Tract 31733," Tetra Tech,
October 2003)
SACity'Clerk\Resolutions\La Melza EA chkist31733.doc-17-
Resolution 2004-014
Adopted: January 20, 2004
f) Place housing within a 100-year flood
X
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map? (Coachella Valley Water
District letter dated 10/20/2003)
g) Place within a 100-year flood hazard
X
area structures which would impede or
redirect flood flows? (Master Environmental
Assessment Exhibit 6.6)
VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District
(CVWD). The eventual development of the site will result in the need for domestic water
service for residential units and landscaping. The CVWD has prepared a Water
Management Plan which indicates that it has sufficient water sources to accommodate
growth in its service area.
The CVWD has implemented or is implementing water conservation, purchase and
replenishment measures which will result in a surplus of water in the long term. The
project proponent will also be required to implement the City's water efficient
landscaping and construction provisions, which will ensure that the least amount of water
is utilized within the homes. The Coachella Valley Water District will impose conditions
of approval for the treatment of wastewater from the facilities constructed on the project
site. The applicant will also be required to comply with the City's NPDES standards,
requiring that potential pollutants not be allowed to enter surface waters. These City
standards will assure that impacts to water quality and quantity will be less than
significant.
The Bureau of Reclamation (BOR) and CVWD have irrigation lines in the vicinity of the
proposed project. The site is bisected by Lateral No. 123.45-2.3-1.0 and by Tile Drainage
System No. 2983. This line must be protected or relocated to ensure that on -site runoff
does not affect the water distributed by the lines. In order to assure that water quality is no
affected, the following mitigation measure shall be implemented:
1. Prior to recordation of the final map, the applicant shall demonstrate to the City
Engineer, the CVWD and the BOR that all appropriate clearances have been
secured and that the location of the irrigation lines have been protected through
appropriate easement(s) or relocated if required by CVWD and/or BOR.
VIII. c) & d) A hydrology study was completed for the proposed projece. The proposed project will be
responsible for the drainage of on and off site flows, and has been designed to include
retention areas within the project. The City Engineer requires that these retention areas
retain the 100 year storm on site, and this will be accomplished through the central
3 Letter dated October 20, 2003, signed Dan Farris, CVWD Director of Engineering.
4 "Hydrology Report Tentative Tract 31733," prepared by Tetra Tech, Inc., October 2003.
S:\City'Clerk\Resolutions\La Melza EA chk1st31733.doc-18-
Resolution 2004-014
Adopted: January 20, 2004
landscaped open space areas of the project. These City requirements are expected to
lower potential impacts to a less than significant level.
VHI. e)-g) The CVWD indicated in a letter dated October 20, 2003 that the property is located in an
area designated Flood Zone D by the Federal Flood Insurance Rate Maps5. This
designation indicates that insufficient data exists to determine the risk associated with
flooding on the property. In order to mitigate for this potential risk, the following
mitigation measure shall be implemented:
1. Prior to the issuance of the first certificate of occupancy for the project site, the
applicant shall demonstrate to the City Engineer and to CVWD that construction
of the proposed homes will not place these homes in a flooding hazard, and that a
Letter of Map Revision has been approved by the Federal Emergency
Management Agency (FEMA).
Letter dated October 20, 2003, signed Dan Farris, CVWD Director of Engineering.
S:\City Clerk\Resolutions\La Melza EA chklst31733.doc-19-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
X
community? (Aerial photo)
b) Conflict with any applicable land use.
X
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal program,
or zoning ordinance) adopted for the
purpose of avoiding or mitigating an
environmental effect? (General Plan Land
Use Element)
c) Conflict with any applicable habitat
X
conservation plan or natural community
conservation plan? (Master Environmental
Assessment p. 74 ff.)
IX. a)-c) The proposed Tract Map conforms to the General Plan and Zoning land use designations
assigned to the site. The development of housing on this property represents a
continuation of the urbanizing pattern experienced in this area of the City. The site is
outside the boundaries of the Coachella Valley Fringe -toed Lizard Habitat Conservation
Plan fee area.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-20-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
X. MINERAL RESOURCES — Would
the project:
a) Result in the loss of availability of a
X
known mineral resource that would be of
value to the region and the residents of
the state? (Master Environmental Assessment
p. 71 ff.)
b) Result in the loss of availability of a
X
locally -important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan? (Master Environmental Assessment
p. 71 ff.)
X. a) & b) The proposed project site is outside the boundaries of the Resource Study Area of the
California Department of Conservation, but is consistent with land within the MRZ-1
Zone, and is therefore not considered to have potential for mineral resources.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-21-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies? ("Rancho La Quinta
Specific Plan Final Environmental Impact Report
No. 218," Westec Services, September 1988)
b) Exposure of persons to or generation
X
of excessive groundborne vibration or
groundborne noise levels? ("Rancho La
Quinta Specific Plan Final Environmental Impact
Report No. 218," Westec Services, September
1988)
c) A substantial permanent increase in
X
ambient noise levels in the project
vicinity above levels existing without the
project? ("Rancho La Quinta Specific Plan
Final Environmental Impact Report No. 218,"
Westec Services, September 1988)
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project? ("Rancho La Quinta
Specific Plan Final Environmental Impact Report
No. 218," Westec Services, September 1988)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public. airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels? (General Plan land
use map)
f) For a project within the vicinity of a
X
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels? (General
Plan land use map)
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-22-
Resolution 2004-014
Adopted: January 20, 2004
XI. a)-f) A noise analysis was conducted for the Coral Mountain Specific Plan EIR6. The study
found that the proposed project site occurs in an area where noise levels are expected to
exceed 65 dBA CNEL at the property line. The EIR requires that projects in areas where
the 65 dBA CNEL will be exceeded will be required to perform noise analyses to ensure
that impacts are reduced to a less than significant level. The City requires such analyses
as part of the application for building permits. Therefore, in order to assure that noise
levels are within City standards at the time that structures are constructed on the site, the
following mitigation measure shall be implemented:
1. Prior to the issuance of building permits, the applicant shall submit, for review
and approval, a noise analysis demonstrating that noise levels on the project site
will not exceed 65 dBA CNEL exterior and 45 dB CNEL interior, to both the
Building Department and the Community Development Department. Mitigation
measures in that report shall be shown on all building plans.
The project will generate higher noise levels during all phases of construction. This noise
generation, however, will occur during the less sensitive daytime hours. The site is
relatively isolated, and does not occur adjacent to sensitive receptors. Impacts associated
with construction noise are therefore expected to be less than significant.
The site is not located in the vicinity of an air strip or airport.
"Rancho La Quinta Specific Plan Final Environmental Impact Report No. 218," prepared by Westec Services,
September 1988.
SACity Clerk\Resolutions\La Melza EA chk1st31733.doc-23-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XII. POPULATION AND HOUSING —
Would the project:
a) Induce substantial population growth
X
in an area, either directly (for example,
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)? (General Plan, p. 9 ff.
application materials)
b) Displace substantial numbers of
X
existing housing, necessitating the
construction of replacement housing
elsewhere? (General Plan, p. 9 ff., application
materials)
c) Displace substantial numbers of
X
people, necessitating the construction of
replacement housing elsewhere? (General
Plan, p. 9 ff., application materials)
XII. a)-c) The proposed project is consistent with the General Plan land use designation for the
property, and is in an area designated for low and medium density residential land uses.
The project will not induce growth or displace an existing community.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-24-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIH. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or
physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? (General Plan MEA, p. 57)
X
Police protection? (General Plan MEA, p. 57)
X
Schools? (General Plan MEA, p. 52 ff.)
X
Parks? (General Plan; Recreation and Parks
X
Master Plan)
Other public. facilities? (General Plan MEA,
X
p. 46 ff.)
XIH. a) Buildout of the site will have a less than significant impact on public services. The
proposed project will be served by the County Sheriff and Fire Department, under City
contract. Buildout of the proposed project will generate property tax which will offset the
costs of added police and fire services, as well as the costs of general government. The
project will be required to pay the mandated school fees in place at the time of issuance of
building permits. The project includes considerable areas for open space, a clubhouse and
pool area which will offset the need for off -site recreational facilities within the City.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-25-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIV. RECREATION --
a) Would the project increase the use of
X
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
(Application materials)
b) Does the project include recreational
X
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? (Application materials)
XIV. a) & b) The proposed project includes on site landscaped open space areas, a clubhouse and pool
area, which will provide recreational opportunities for the residents and lower the
potential impacts to City facilities.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-26-
Resolution 2004=014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XV. TRANSPORTATION/TRAFFIC --
Would the project:
a) Cause an increase in traffic which is
X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
("Rancho La Quinta Specific Plan Final
Environmental Impact Report No. 218," Westec
Services, September 1988))
b) Exceed, either individually or
X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways? ("Rancho La Quinta Specific
Plan Final Environmental Impact Report No.
218," Westec Services, September 1988))
c) Result in a change in air traffic
X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks? (No air
traffic involved in project)
d) Substantially increase hazards due to a
X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? (Tentative
Tract Map 31733)
e) Result in inadequate emergency
X
access? (Tentative, Tract Map 31733)
f) Result in inadequate parking capacity?
X
(Tentative Tract Map 31733)
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (Project description)
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-27-
Resolution 2004-014
Adopted: January 20, 2004
XV. a)-g) The proposed project is consistent with the densities analysed in the Rancho La Quinta
Specific Plan Final Environmental Impact Report No. 218 and the City General Plan EIR.
Traffic levels in the area of the proposed project are expected to be at acceptable levels at
buildout of the General Plan. The applicant will be required to improve Avenue 61 and
Monroe Street to City standards to ensure adequate traffic flow. Impacts associated with
the buildout of the project site are expected to be less than significant.
S:\City•Clerk\Resolutions\La Melza EA chk1st31733.doc-28-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS B Would the project:
a) Exceed wastewater treatment
X
requirements of the applicable Regional
Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of
X
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
(General Plan MEA, p. 58 ff.)
c) Require or result in the construction of
X
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
(General Plan MEA, p. 58 ff.)
d) Have sufficient water supplies
X
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed? (General Plan MEA, p. 58 ff.)
e) Result in a determination by the
X
wastewater treatment provider that serves
or may serve the project that it has
adequate capacity to serve the projects
projected demand in addition to the
providers existing commitments? (General
Plan MEA, p. 58 ff.)
f) Be served by a landfill with sufficient
X
permitted capacity to accommodate the
projects solid waste disposal needs?
(General Plan MEA, p. 58 ff.)
g) Comply with federal, state, and local
X
statutes and regulations related to solid
waste? (General Plan MEA, p. 58 ff.)
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-29-
Resolution 2004-014
Adopted: January 20, 2004
XVI. a)-g) Utilities are available at the project site. The service providers for water, sewer, electricity
and other utilities have facilities in the immediate vicinity of the site, and will collect
connection and usage fees to balance for the cost of providing services. The CVWD has
indicated that additional facilities may be necessary, and that the project proponent will
be responsible for providing them. The construction of the proposed project is expected to
have less than significant impacts on utility providers.
S:\City Clerk\Resolutions\La Melza EA chklst31733.doc-30-
Resolution 2004-014
Adopted: January 20, 2004
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
X
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate a
plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
X
achieve short-term, to the disadvantage
of long-term environmental goals?
b) Does the project have impacts that are
X
individually limited, but cumulatively
considerable? ("Cumulatively
considerable" means that the incremental
effects of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
future projects)?
c) Does the project have environmental
X
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
XVII. a) The site has been identified as having cultural resources. However, mitigation measures
proposed above will reduce these potential impacts to a less than significant level.
XVII.b) The proposed project supports the long term goals of the General Plan by providing a
variety of housing opportunities for City residents. The proposed project varies from the
standard subdivision often proposed in the City, and will broaden the City's housing
stock.
S:\City Clerk\Resolutions\La Melza EA chklst31733.doc-31-
Resolution 2004-014
Adopted: January 20, 2004
XVII. c) The project will not have considerable cumulative impacts and is consistent with the
General Plan designation on the property.
XVII. d) The proposed project has the potential to adversely affect human beings, due to air quality
and noise impacts. Since the Coachella Valley is in a non -attainment area for PM10, and
the site will generate a high level of criteria pollutants, which can cause negative health
effects, Section III), above, includes a number of mitigation measures to reduce the
potential impacts on air quality. Noise impacts have been mitigated above to less than
significant levels.
XVIII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one
or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Rancho La Quinta Specific Plan Final Environmental Impact Report No. 218 was used in this analysis.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed by mitigation measures based on the earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation -measures which were incorporated or refined from the earlier document and the
extent to which they address site -specific conditions for the project.
Not applicable.
S:\City Clerk\Resolutions\La Melza EA chk1st31733.doc-32-
d
G7
O
W
�
v
44-4
O
F
►�
E
�
o
0
0
a`'
dp.,v
Oar"
U
ada°z°a
c`d'
OOWV��p
G7�
U�dwad
�x
�F
�O
a
G7
zo
�F
O
�W
en
O
en
M
en
N
'Ind,
U
U
F
>
en
a
F
z
.�
0
A
E•�
eon
o
N
„
�
W
a
0
_ o
G7
3
0
0z<
o
a
o
r ;
0-4
0
a
�
x
F
W
EQ'
A
U p�q
a
OV
U
.00
W
F
�
..
�,
�
•�
O ^.
y
00
b
�
o
t4.4
o
0
F
o
U
y
O
U
y
+• a
O
U
O
U
...
O
o .,
o
o a
b
0
a
o
a
as
O
a
as
o
a
in
A
A
A
a
�
Cz
w
b
be
U
U
U
A
U A
00
z
.:
enQ
Np
O,
to
a s
0
o o
4.4
b
v�
o?
o
�y
cv>
.0
O
E
0
c
y
N
6) o
3 'b
U
0
w
0"oo.i
A
i3
o
OU
0
'b
N
as
U
4+
U 6�
�
C
Jq
O
N 79
C
'b $
CA
a
«5 i
V) -d
y
ocoi'
O id
o
a
0.
W
Q
A
U�
�A
a�
U
Ox
U U.
F�y
� •� a
b
5b
C7
0
v
F
y
O w
w.
O
a a
a
Wz
o
�o
A
ao
w
as
&
O
UA
[�
U
o
Cd
h
�
co
.s'
ax
N N
tn
UR
W
F
Q
A
�A
A
a
U
UU
Q
�
� �
W
co
U
a) � o W
to
O
�b 21
C7
o w
O
F
coos
y
y
O Y
o +�
O
a a a
a
w�
W�a
�o
z�
oz
En
w �
U U
z
O
o
F
W
o
U
C',
�rl W
U 4r
0
�
F
� • c� w Y
>•��bA OQ'
C
W
F
Q
A
�A
A
a�
U
UU
Qcu
F
�
Q03
a�
b
C7
0
03
F
�
ti
O vi
O
a
oz
a�
�O
z
EA
O
�
Ey
tn
a�
�I
H
y
Co
z
P: axi