Corona City Council
September 18, 2024

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 24-0665

PLANNING AND HOUSING COMMISSION

STAFF REPORT
DATE: 8/26/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:

TTM 38495: Tentative Tract Map application to subdivide 9.33 acres into 35 single family residential lots, located on the east side of Garretson Avenue and approximately 530 feet south of Santana Way (APN: 120-020-022), in the R-1-20 and R-1-14.4 single family residential zones. (Applicant: Warmington Residential, 3090 Pullman Street, Costa Mesa, CA 92626).

RECOMMENDED ACTION:

That the Planning and Housing Commission recommend adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan and APPROVAL of TTM 38495, based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 9.33 acres
Existing Zoning: R-1-20 and R-1-14.4 (both Single Family Residential) Existing General Plan: Estate Residential (ER), 1-3 du/ac Existing Land Use: Vacant Land
Proposed Land Use: Single Family Housing Development
Surrounding Zoning/Land Uses:

N: R-1-14.4 (Single Family Residential) / Single Family Residential E: R-1-7.2 (Single Family Residential) / Single Family Residential S: R-1-20 (Single Family Residential) / Single Family Residential W: R-1A (Single Family Residential) / Single Family Residential

BACKGROUND
The project site is a vacant 9.33-acre parcel which was previously used for agricultural purposes.

The immediate surrounding land uses to the north, south, west and east are residential (Exhibit 1).

The subject property is a split-zoned parcel, in that the western portion of the property which fronts City of Corona Page 1 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
The subject property is a split-zoned parcel, in that the western portion of the property which fronts Garretson Avenue is zoned R-1-20, and the remaining eastern portion of the property is zoned R-1-

14.4. The R-1-20 zone requires a minimum lot area of 20,000 square feet for newly created lots.

The R-1-14.4 zone requires a minimum lot area of 14,000 square feet. Both zones permit the development of single family residential housing.

Prior Approvals
The property’s current split-zone configuration was originally established by a zone change (CZ14- 001) that was approved in 2015. At that time, the property was owned by the Corona-Norco Unified School District (CNUSD). CZ14-001 also included the 4.67-acre parcel directly to the north, which was owned by Mr. and Mrs. Lawrence Nelson at that time. On February 4, 2015, the zone change was approved in conjunction with Tentative Tract Map (TTM) 36764, which subdivided both properties into a total of 23 single family residential lots. The conditions of approval for TTM 36764 required the owners to record the tentative tract map within two years of receiving approval.

However, the owners did not record the final map within the initial two years, and consequently, TTM 36764 expired on February 4, 2017, inadvertently leaving the subject property two different zones (“split zoning”). Eventually, the Nelsons and the CNUSD sold their properties to different parties, which do not have an interest in jointly developing the properties as initially intended in 2014.

The applicant of the current proposal, Warmington Residential, is in escrow with the current owner (Gardens of Peace, LLC) of the project site pending project approval.

Current Proposal
TTM 38495 is a proposal by the applicant to subdivide the project site into 35 lots for the development of 35 single family residential dwellings. The applicant has submitted the following applications for concurrent approvals with TTM 38495:

1. PP2023-0009: Precise Plan to review the site plan, architecture, perimeter walls/fencing, landscaping, and other features associated with the 35 single family homes proposed on the project site.

2. AHDB2023-0001: Density Bonus Housing Agreement for the proposed 35 units associated with TTM 38495 and PP2023-0009.

Details associated with the abovementioned applications are provided under separate staff reports for the Planning and Housing Commission’s consideration.

The project was initially reviewed by the Development Plan Review (DPR) Committee on June 15, 2023. The applicant formally submitted the Tentative Tract Map (TTM) and abovementioned applications to the city on August 16, 2023. All applications were reviewed by the Project and Environmental Review Committee (PRC) on September 7, 2023. Missing and revised items were subsequently submitted, and the applications were deemed complete on July 24, 2024, and scheduled for the Planning and Housing Commission meeting of August 26, 2024.

City of Corona Page 2 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
State Density Bonus Law
The property has an Estate Residential designation under the Corona General Plan which permits a housing project to be developed at a density ranging from 1 to 3 dwelling units per acre (du/ac).

The property is also designated Estate Residential per the South Corona Community Facilities Plan which establishes a more restrictive density limit of 1.47 du/ac. The applicant is proposing to build a housing project under the state’s density bonus law (SDBL) [California Government Code § 65915] which allows a qualifying housing project to have increased density (“density bonus”) and other benefits by right to help the applicant build the project at the density that the applicant is seeking.

Under the SDBL, the applicant is allowed to develop the site based on the greatest number of units allowed under the General Plan which is 3 du/ac. Based on the General Plan, the project is allowed to have 28 units (9.33 acres x 3 du/ac). The applicant is pursuing a 22.5 percent density bonus which allows the project to have an additional seven units. With the density bonus, the project is allowed to have a total of 35 units which results in a density of 3.75 du/ac. Under the SDBL, a 22.5 percent density bonus requires at least six percent (two units) of the 35 units to be restricted to very low-income households.

The applicant is applying for several waivers to reduce or modify certain subdivision and development standards established by the Corona Municipal Code (CMC) to build the project at the density proposed. As it pertains specifically to TTM 38495, the applicant is seeking to reduce the minimum lot area, width and depth standards in addition to other subdivision standards for the proposed lots. These waivers are identified on Tables 3 and 4 of this report.

The applicant is required to enter into a density bonus housing agreement with the city which is the mechanism that ensures the two affordable housing units remain at an affordable cost according to the density and waivers that are being granted by the city. The agreement requested by the applicant, AHDB2023-0001, also identifies the affordable units, addresses covenant terms, annual reporting, and the terms of the agreement.

PROJECT DESCRIPTION
TTM 38495 is a proposal to subdivide 9.33 acres into 35 numbered lots for single family residential purposes. The lots range in size from 7,350 to 19,674 square feet. The subdivision also proposes to create five lettered lots which are identified on the tentative tract map as Lots A through E for the construction of private and public streets, a water quality basin and landscaped lots (Exhibit 2).

The project site is an infill property surrounded by existing half-acre residential parcels to the south, one-acre residential parcels to the west, a 4.5-acre residential parcel to the north and 7,200-squarefoot residential parcels to the east. The site will be developed with an internal private street, taking access from Garretson Avenue. Five of the larger lots, ranging from 15,408 to 19,674 square feet, are proposed along the southern portion of the project site to maintain compatibility with the existing half-acre parcels located along CL Fleming Circle. The remaining 30 lots are proposed within the interior and along the eastern and northern portions of the site. These lots range from 7,350 to 12,091 square feet in size.

The parcel has a split zoning designation, with seven acres zoned R-1-14.4 and the remaining 2.33 acres zoned R-1-20. Attached as Exhibit 4 is a map of the project site showing where the zoning City of Corona Page 3 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
acres zoned R-1-20. Attached as Exhibit 4 is a map of the project site showing where the zoning delineation line exists with the proposed lots plotted on the site. Lots 1, 17, 18, 19, 20, 34, and 35 are proposed within the yellow area which is zoned R-1-20. Lots 2-16 and 22-32 are proposed within the blue area which is zoned R-1-14.4. Table 1 summarizes the minimum lot area, width and depth requirements that are established by the CMC for newly created lots proposed in both zones.

Table 1: R-1-14.4 and R-1-20 Zoning Subdivision Requirements Zone Minimum Lot
Area
Minimum Lot
Width
Minimum Lot
Depth
Minimum Lot
Width at
Curbline
R-1-20 20,000 SF 100 FT 150 FT 45 FT
R-1-14.4 14,400 SF 90 FT 100 FT 45 FT
The applicant is proposing several lots that do not meet the zoning’s minimum lot area, width and/or depth requirements. Specifically, the applicant is requesting smaller lots that have the following lot areas, width and depth:
· Lot areas ranging from 7,350 to 19,674.25 square feet. · Lot widths ranging from 70 to 177.56 feet.
· Lot depths ranging from 93.76 to 120.39 feet.

Additionally, lots 5 and 11 are proposed at the curved portion of the private street and do not meet the CMC’s minimum 45-foot lot width requirement measured at the curbline. Lot 10 is proposed as a flag lot and does not meet the CMC’s design standard for a flag lot with respect to minimum lot area and access corridor depth. For reference, the CMC requires a flag lot to have a minimum lot area of 20,000 square feet with a access corridor that has a minimum width of 25 feet and depth of 80 feet.

For the lots that are noncompliant with the standards, the applicant is requesting a waiver of the standards through the project’s associated density bonus housing agreement under AHDB2023-0001.

These waivers are itemized in Tables 3 and 4 under the Waivers of Development Standards section of this report.

TTM 38495 includes five lettered lots identified as lots A through E. The applicant is required to establish a homeowner’s association (HOA) to maintain the private areas which includes lots A through D. Table 2 summarizes the lettered lots.

City of Corona Page 4 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
Table 2: Lettered Lots Summary Table
Lettered Lot Lot Area Proposed Use
A 70,068.31 SF Private Street (HOA maintained)
B 10,794.40 SF Private Water Quality Basin (HOA
maintained)
C 1,958.40 SF Private Landscaping (HOA maintained)
D 968.57 SF Private Landscaping (HOA maintained)
E 21,096.46 SF Public Street (Garretson Avenue)
Access and Circulation
Vehicular access to Lots 1 through 35 will be provided from a proposed internal private street that will take vehicular access from Garretson Avenue. The design of private residential streets is subject to City Standard No. 110 (Private Residential Street) which requires 36 feet of paved roadway width for one lane in each direction and 10 feet of parkway (five feet of landscaping and five feet of sidewalk) on both sides of the street for an overall right-of-way width of 56 feet. The applicant is requesting a waiver to eliminate the five-foot wide landscaped portion of the parkway on both sides of the street, resulting in only the sidewalk and roadway width for an overall right-of-way width of 46 feet.

The city typically does not permit on-street parking on a street that has a roadway width of 36 feet.

The applicant is requesting a waiver to allow on-street parking along one side of the street. The Fire Department has reviewed the request and is allowing the waiver as the roadway would still be able to maintain 25 feet of unobstructed roadway width for fire access.

The waivers pertaining to the private street are itemized in Table 5 under the Waivers of Development Standards section of this report.

On-Site Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an 8-inch diameter water line and 8-inch diameter sewer line in the proposed private street located within a public utility easement within the project site. Development of the project will increase impervious surface coverage on the site and increase surface runoff. The project will install one underground detention and infiltration chamber that would capture, treat, and slow stormwater runoff before discharging into the City’s storm drain system. The chamber is proposed along the northern western end of the project site. The project will also install one biotreatment device in the right of way to treat water on Garretson Avenue.

The project would also install underground electric lines that would connect to existing infrastructure in Garretson Avenue. Electricity would be provided to the project by Southern California Edison (SCE).

Public Right-of-Way Improvements
Garretson Avenue is a modified local public street which is required to have an ultimate right-of-way width of 80 feet. No street dedication on the project site is required; however, the applicant is City of Corona Page 5 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
width of 80 feet. No street dedication on the project site is required; however, the applicant is responsible for constructing the missing public improvements along the east half of Garretson Avenue adjacent to the project site. This includes constructing the missing paved roadway width, curb and gutter, and 20 feet of parkway width (16 feet of landscaped parkway with four feet of sidewalk)
The street improvements plans will require that the widening along the frontage of the project site tie into other adjoining properties along the south and north of the project site to ensure that the widening improvements are completed in a seamless manner.

The applicant is required to annex the 20 feet of parkway on Garretson Avenue along the project’s frontage into a Community Facilities District (CFD) to be maintained by the city.

WAIVER OF DEVELOPMENT STANDARDS
The applicant is requesting the city’s approval of several waivers to reduce or modify the development standards of the CMC. This is allowed under the SDBL, which allows a developer of an eligible housing project to request an unlimited number of waivers or modifications of development standards if those standards would physically preclude the developer from constructing the project at the density that is permitted on the property. Tables 3 through 5 itemize the waivers being requested for this project.

Table 3 - Waivers of the R-1-20 Zone Standards
Lot No. Zoning Proposed Lot
Area (20,000
SF Required)
Proposed Lot
Width (100
Ft Required)
Proposed Lot
Depth (150 ft
required)
Proposed Waivers
Being Requested
by Density Bonus
Agreement
1 R-1-20 19,674.00 171.00 110.00 Reduce the lot area
and depth below the
minimum required.
17 R-1-20 7,655.00 73.00 105.00 Reduce the lot area,
depth and width
below the minimum
required.
18 R-1-20 7,875.01 75.00 105.00 Reduce the lot area,
depth and width
below the minimum
required.
19 R-1-20 8,583.22 70.00 110.00 Reduce the lot area,
depth and width
below the minimum
required.
20 R-1-20 7,700.00 70.00 110.00 Reduce the lot area,
depth and width
below the minimum
required.
21 R-1-20 7,700.00 70.00 110.00 Reduce the lot area,
depth and width
below the minimum
required.

City of Corona Page 6 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
required.
20 R-1-20 7,700.00 70.00 110.00 Reduce the lot area,
depth and width
below the minimum
required.
21 R-1-20 7,700.00 70.00 110.00 Reduce the lot area,
depth and width
below the minimum
required.
33 R-1-20 7,350.00 70.00 105.00 Reduce the lot area,
depth and width
below the minimum
required.
34 R-1-20 7,350.00 70.00 105.00 Reduce the lot area,
depth and width
below the minimum
required.
35 R-1-20 8,134.98 70.00 105.00 Reduce the lot area,
depth and width
below the minimum
required.

City of Corona Page 7 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
Table 4 - Waivers of the R-1-14.4 Zone Standards
Lot No. Zoning Proposed Lot
Area (14,400
SF Required)
Proposed Lot
Width (90 FT
Required)
Proposed Lot
Depth (100
FT Required)
Proposed Waiver
Being Requested
by Density Bonus
Agreement
2 R-1-14.4 15,408.00 140.00 110.00 None
3 R-1-14.4 15,648 142.00 110.00 None
4 R-1-14.4 15,648.85 140.00 110.22 None
5 R-1-14.4 15,546.77 158.06 111.25 Reduce the lot
width measured at
the curbline from 45
ft to 27.43 ft.
6 R-1-14.4 19,548.87 70.00 107.22 Reduce the lot
width below the
minimum required.
7 R-1-14.4 8,359.32 70.00 105.96 Reduce the lot area
and width below the
minimum required.
8 R-1-14.4 7,429.22 70.00 105.78 Reduce the lot area
and width below the
minimum required.
9 R-1-14.4 7,410.14 70.00 105.78 Reduce the lot area
and width below the
minimum required.
10 (flag
lot)
R-1-14.4 7,591.25 80.70 128.00 Reduce the lot area
and width below the
minimum required,
and reduce the flag
lot area and access
corridor depth.
11 R-1-14.4 12,091.91 73.00 105.07 Reduce the lot area
and width below the
minimum required,
and reduce the lot
width measured at
curbline from 45 ft
to 30.56 ft.
12 R-1-14.4 8,055.70 73.00 105.00 Reduce the lot area
and width below
the minimum
required.
13 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot area
and width below
the minimum
required.
14 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot area
and width below
the minimum
City of Corona Page 8 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
to 30.56 ft.
12 R-1-14.4 8,055.70 73.00 105.00 Reduce the lot area
and width below
the minimum
required.
13 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot area
and width below
the minimum
required.
14 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot area
and width below
the minimum
required.
15 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot area
and width below
the minimum
required.
16 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot area
and width below
the minimum
required.
22 R-1-14.4 7,700.00 70.00 110.00 Reduce the lot area
and width below
the minimum
required.
23 R-1-14.4 7,700.00 70.00 110.00 Reduce the lot area
and width below
the minimum
required.
24 R-1-14.4 7,700.00 70.00 110.00 Reduce the lot area
and width below
the minimum
required.
25 R-1-14.4 8,692.84 72.57 110.00 Reduce the lot area
and width below
the minimum
required.
26 R-1-14.4 7,771.85 73.54 108.40 Reduce the lot area
and width below
the minimum
required.
27 R-1-14.4 7,636.39 70.00 108.40 Reduce the lot area
and width below
the minimum
required.
28 R-1-14.4 7,951.94 71.46 109.99 Reduce the lot area
and width below
the minimum
required.
29 R-1-14.4 7,808.36 71.41 105.00 Reduce the lot area
and width below
the minimum
required.
30 R1144 735000 7000 10500 Rdthlt
City of Corona Page 9 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
required.
28 R-1-14.4 7,951.94 71.46 109.99 Reduce the lot area
and width below
the minimum
required.
29 R-1-14.4 7,808.36 71.41 105.00 Reduce the lot area
and width below
the minimum
required.
30 R-1-14.4 7,350.00 70.00 105.00 Reduce the lot area
and width below
the minimum
required.
31 R-1-14.4 7,350.00 70.00 105.00 Reduce the lot area
and width below
the minimum
required.
32 R-1-14.4 7,350.00 70.00 105.00 Reduce the lot area
and width below
the minimum
required.

Table 5 - Waivers of Private Street Standards
Proposal Required Private Street
Standard
Proposed Waiver Being
Requested by Density
Bonus Agreement
Private Street “A” Private streets shall have 56 feet of overall right-of-way, which shall
include 36 feet of roadway width
(curb to curb) and 10 feet of
parkway (5 feet of landscaping plus 5
feet of sidewalk width) on both sides
of the street.

Eliminate the 5-foot-wide
landscaped portion of the
parkway.

Private Street “A” No on-street parking. Allow on-street parking on one side of the street.

Justification for Waivers
The applicant is required to provide written documentation to justify why the waivers are needed to construct the project. The applicant’s written justification is attached as Exhibit 5. The applicant provides the following reasons for the waivers:

1. The development standards for the R-1-14.4 and R-1-20 zones would prevent the physical development of the 35 units, including two affordable units, on the project site at the density proposed.

Waivers can be denied by the city if they will potentially result in a specific, adverse impact upon public health, safety, or the environment. [Gov. Code §65915(d)(1) and §65915(e)(1)]. However, the city is responsible for providing the preponderance of the evidence that would support the findings denying the requested waivers. The applicable city departments have reviewed the reduced or modified development standards that have been requested for this project and determined that they City of Corona Page 10 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
modified development standards that have been requested for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment.

ENVIRONMENTAL ANALYSIS
Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the city’s Local Guidelines, a Mitigated Negative Declaration (MND) was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to a less than significant level. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the MND, there is no substantial evidence, in light of the whole record before the city, that the project may have a significant or potentially significant effect on the environment. The MND is recommended for adoption with applications TTM 38495 and AHDB2023-0001 (Exhibit 6).

FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.

PUBLIC NOTICE AND COMMENTS
A 20-day public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site.

Additionally, the MND was electronically sent to the State Clearinghouse. As of the preparation of this report, no comments have been received from the public in response to the public notice.

STAFF ANALYSIS
The project is consistent with the intent of the R-1-14.4 and R-1-20 zones which permit the development of single family homes. The project has been reviewed against state law which allows affordable housing projects to receive waivers of certain development standards that would support the construction of these types of housing units. The applicable city departments have reviewed the waivers related to the subdivision of the project and determined that they will not result in an adverse impact on the public’s health, safety or the environment because the subdivision proposes lots that are capable of accommodating the development of single family homes consistent with the surrounding residential neighborhoods. Additionally, adequate circulation is provided to the individual lots within the project from a proposed private street via Garretson Avenue. All missing public improvements including sidewalks and roadways on Garretson Avenue adjacent to the project site will be constructed or guaranteed with the development of the project, ensuring safe pedestrian and vehicular access into and from the project.

The proposed subdivision maintains compatibility with the existing residential lots to the east in the R -1-7.2 zone as the lots are comparable in size. Lots 1 thru 5 of TTM 38495 are also compatible with the properties to the south in the R-1-20 zone as the proposal creates lot sizes that are comparable in size and equate to the same number of lots along the south property line.

TTM 38495 proposes a layout with varying lot sizes and configurations, which will provide future homebuyers with a range of lot sizes and varied streetscape. This design is similar to other single family residential subdivisions approved in South Corona and in the general vicinity. Based on the characteristics of TTM 38495, the project is consistent with several goals and policies of the General City of Corona Page 11 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
Plan including, but not limited to, the following:
· Promoting and maintaining a balance of housing types and corresponding affordability levels to provide for the community's demands for housing within all economic segments of the city (Goal H-1).
· Supporting private sector for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households (Policy H-1.1).
· Provide sites for residential development so that scarcity of land does not unduly increase the cost or decrease the availability of housing for all segments of the community (Policy H-1.3) · Promote the conservation of existing residential neighborhoods, permitting the infill of housing that is compatible in density and scale with existing uses, except where densities may be increased as depicted on the land use plan or as permitted by law (LU-8.1).

Therefore, the Planning and Development Department recommends approval of TTM 38495 based on the findings of approval listed below and the recommended conditions of approval in Exhibit 3.

FINDINGS OF APPROVAL FOR TTM 38495

1. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Conditions of Approval attached as Exhibit 3. b. There is no substantial evidence before the city that the revised project may have a significant effect.

2. None of the conditions provided in Section 66474 of the California Government Code exists for the following reasons:
a. The project is a housing project that is consistent with California Government Code § 56915 (State Density Bonus Law). Although the project’s density of 3.75 du/ac exceeds the density limits allowed for the Estate Residential designation under the Corona General Plan and South Corona Community Facilities Plan, the project is considered consistent with the General Plan and a General Plan amendment is not required. b. The design or improvement of the proposed subdivision is consistent and complies with applicable provisions of the Corona Municipal Code (CMC), and as allowed by the state density bonus law and the applicant’s companion density bonus housing agreement proposed by AHDB2023-0001, certain waivers have been applied to certain development City of Corona Page 12 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
standards to support the development of two affordable housing units on the project site. c. The size, location and topography of the subject site are suitable for the type of development that is proposed with this tentative tract map. The project site is 9.33 acres in area and is able to accommodate future residential development associated with TTM 38495. The site also offers adequate access from Garretson Avenue via the proposed private street.
d. The site is physically suitable for the proposed density of development because the

9.33-acre site can accommodate 35 single family lots at a density of 3.75 du/ac. e. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat because the project’s Initial Study and Mitigated Negative Declaration has determined that potential environmental impacts are capable of being mitigated to less than significant levels.
f. The proposed subdivision will not result in adverse impacts to public health, safety or general welfare because the project is designed in accordance with the city’s objective design standards that are in place to ensure orderly development of the project site and improvements associated with the project.
g. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision because no such easements exist on the project site, or the easements are being protected in place or relocated elsewhere on the project site.

3. Pursuant to California Government Code Section 66473.5, consistency with applicable General Plan does exist for the following reasons:
a. The General Plan Estate Residential designation allows for 1 to 3 dwelling units per acre. The proposal will result in approximately 3.75 dwelling units per acre on the 9.33- acre project site. As such the project is consistent with the Estate Residential designation according to state law.

4. Pursuant to California Government Code Section 66474.6, the discharge of waste from the proposed subdivision into existing community sewers would not result in violation of existing requirements presented by the Santa Ana Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code for the following reason:
a. The amount of discharge to be produced by the development does not exceed the limit established by the Santa Ana Regional Water Quality Control Board as monitored by the city’s Utilities Department.

5. Pursuant to California Government Code Section 66473.1, the design of the subdivision would provide, to the extent feasible, for future passive or natural heating or cooling opportunities City of Corona Page 13 of 14 Printed on 8/22/2024
powered by Legistar™
File #: 24-0665
provide, to the extent feasible, for future passive or natural heating or cooling opportunities for the following reasons:
a. The lot areas are sufficient in size to allow ample opportunity for home placement with unobstructed solar exposure.

6. The proposal is in conformance with the standards of the R-1-20 and R-14.4 zones for the following reasons:
a. The subdivision proposed by TTM 38495 is consistent with the R-1-20 and R-1-14.4 zones because single family residential use is a permitted land use, and as allowed by the state density bonus and the applicant’s associated density bonus housing agreement, certain waivers have been applied to certain subdivision standards to support the development of the affordable housing units entirely on the project site.

7. The proposal is in conformance with Title 16 (Subdivisions) of the Corona Municipal Code for the following reasons:
a. TTM 38495 is in compliance with the city’s subdivision standards in Title 16 of the Corona Municipal Code with approval of the applicant’s associated density bonus housing agreement.
b. All necessary public improvements to support the project are guaranteed with this subdivision, as provided by the Conditions of Approval in Exhibit 3.

PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR

EXHIBITS

1. Locational and Zoning Map

2. Tentative Tract Map 38495 (Sheets 1-5)

3. Conditions of Approval

4. Zoning Delineation Exhibit

5. Applicant’s Waiver Request Letter, dated August 14, 2024

6. Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2262
City of Corona Page 14 of 14 Printed on 8/22/2024
powered by Legistar™

LOCATIONAL & ZONING MAP
TTM 38495
Garretson Avenue
120-020-022
ZONING LEGEND:

R-1-20 (Single Family Residential)
R-1-14.4 (Single Family Residential)
R-1-12 (Single Family Residential)
R-1-8.4 (Single Family Residential)
R-1-7.2 (Single Family Residential)
R-1-A (Single Family Residential)
A (Agriculture) / P (Park)

R1-8.4 R1-A
R1-12
A
R1-14.4
R1-7.2
P

Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
FIRE Xente Baker

1. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.

2. Plans shall show a minimum drive width of 28 feet.

3. Show two (2) all weather surface access ways to be approved by the Fire Marshal and construct the access way(s) to accommodate 70,000 lbs. gross vehicle weight during all phases of construction.

4. Meet with Corona Fire Department to determine locations of red curbing and signage by fire hydrants, fire department connections, and designated fire lanes on site.

5. A Knox Padlock shall be provided for gate(s) in this project. To apply for a Knox product visit https://www.knoxbox.com/

6. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.

7. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only

8. Provide one-hour constructed eaves for all homes located within two hundred (200) feet of wildland areas. Entire house perimeter shall comply.

9. Provide Class A roofing material on all structures per the Corona Municipal Code.

10. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.

11. At no time shall fire hydrants or fire lanes be blocked by building materials, storage, equipment, and/or vehicles.

12. Residential Fire Sprinklers shall be installed per California Fire and Residential Code, and NFPA 13.

13. Sprinkler (NFPA 13-D) protection shall be extended to the attic space of all residences, in lieu of the secondary access to the project.

14. The previous condition regarding 28’ wide fire lanes and second point of access, has been waived in lieu of the applicant agreeing to provide a modified NFPA 13-D residential fire sprinkler system, (adding fire protection within the attics) within each proposed residence.

PLANNING Rocio Lopez

1. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances and the relevant Specific Plan, if any, including the payment of all required fees.

2. The applicant shall pay all South Corona Master Plan fees per Ordinance No. 1944, or satisfy the fee obligation through participation in a community facilities district, or through construction of master plan facilities for which full or partial fee credit may be obtained per the provisions of Ordinance No. 1944 and Policy Resolution No. 89-24.

3. The applicant or his successor in interest shall comply with the mitigation measures established in the Mitigated Negative Declaration and comply with the Mitigation Monitoring and Reporting Program prepared for TTM 38495.

Project Number: TTM2023-0002
Applied: 11/6/2023 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project:

TTM 38495
Site Address: Garretson Avenue CORONA, CA 0
Moses Kim
3090 Pullman ST Costa Mesa CA,
Description:

Applicant:

TTM2023-0002 1 of 6 (Continued on next page)
Project Conditions
City of Corona
PLANNING Rocio Lopez

4. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

5. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

6. TTM 38495 shall be recorded prior to the issuance of any building permit.

7. Prior to issuance of a grading permit, the developer shall provide advance notification of grading activities to the residents located in proximity to the project site. The notification shall be a flyer containing the name and contact phone number for the project manager, developer or superintendent on site. A sign shall also be placed on the project site during grading and construction with all contact information for the project.

8. TTM 38495 is contingent upon the approval of AHDB2023-0001.

9. Prior to the recordation of TTM 38495, the applicant shall record Affordable Housing Density Bonus Agreement 2023-0001 with the County Recorders Office. This agreement is required to be notarized by the applicant and executed by the City Manager prior to it being recorded.

10. The four existing mature palm trees along the project site’s frontage on Garretson Avenue shall be replanted within the parkway on Garretson Avenue upon the completion of the street improvements adjacent to the project site.

PUBLIC WORKS Cassidy Jones

1. The Public Works, Planning and Development, and Utilities Department comments for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the comments shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.

2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.

3. Prior to recordation or issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed subdivision will not unreasonably interfere with the use of any easement holder of the property.

4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

5. The submitted tentative tract map shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said tentative tract map to be resubmitted for further consideration.

6. The tentative tract shall be recorded as one final tract map, and shall be developed as one tract. Financial security shall be provided for all improvements within the tract prior to final tract map approval.

TTM2023-0002 2 of 6 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Jones

7. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City.

8. All existing and new utilities adjacent to and on-site shall be placed underground in accordance with City of Corona ordinances.

9. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Planning and Development, Development Services Division. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.

10. The developer shall monitor, supervise and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, insuring strict adherence to the following:
a) Removal of dirt, debris or other construction material deposited on any public street no later than the end of each working day.
(b) Construction operations, including building related activities and deliveries, shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m., excluding holidays, and from 10:00 a.m. to 6:00 p.m. on Sundays and holidays, in accordance with City Municipal Code 15.04.060, unless otherwise extended or shortened by the City Engineer or Building Official. (c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedies as noted in the City Municipal Code. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.

11. Prior to map recordation the developer shall ensure that a homeowner's association is established for the purpose of maintaining all private streets, common areas, including landscaping on HOA lots along Garretson Ave, and private utilities, including onsite storm drain, irrigation for HOA lots and easements, and WQMP structures. The association documents, including any necessary Covenants, Conditions and Restrictions (CC&R's), shall be subject to the review and approval of the Planning and Development Director and shall be recorded concurrently.

12. Prior to map recordation the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities on Garretson Ave and the private street. b) All drainage facilities located in Garretson Ave, HOA lots, or easements. c) All required grading, including erosion control.
d) All required sewer and water facilities.
e) All required landscaping in parkways and easements.
f) All under grounding of overhead utilities, except for cables greater than 32k volts.

13. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36 and City Council Ordinance Number 2568, unless otherwise approved by the City Engineer.

14. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Planning and Development Department, Development Services Division. The report shall address the soil's stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.

15. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by the Planning and Development Department, Development Services Division.

16. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.

Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.

17. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be available at the project site for review.

TTM2023-0002 3 of 6 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Jones

18. Prior to issuance of grading permit or construction of any improvements, a letter will be required from a qualified botanist, plant taxonomist or field biologist specializing in native plants, stating that an investigation and/or eradication of scale broom weed (Lepidospartum Squamatum) has been completed.

19. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.

20. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.

21. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings and recommended actions to remove contamination resulting from previous use of the subject site shall be implemented.

22. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the City Engineer.

23. Prior to the issuance of a grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.

24. Prior to the issuance of the first Certificate of Occupancy, the applicant shall record Covenants, Conditions and Restrictions (CC&R's) or enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP.

25. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of notification to the future homeowners and/or occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved WQMP.

26. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.

27. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the City Engineer.

28. Prior to map recordation or approval of any improvement plans, the applicant shall submit a detailed hydrology study. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off-site. The study shall analyze the storm water capacity of Garretson Avenue from the project frontage to Santana Way. The developer shall extend storm drain facilities to the project frontage if it is determined that Garretson Avenue does not meet City standard (10-year storm contained future curb to curb, and 100-year storm contained within the limits of the street right-of-way). If it is determined that the project frontage meets City standard and the project will detain/ retain 100% of the difference between the post-construction and pre-construction 100-year storm event, than the developer shall not be required extend storm drain facilities to the project frontage.

29. Prior to recordation or approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All residential lots shall drain toward the street. Lot drainage to the street shall be by side yard swales independent of adjacent lots or by an underground piping system. Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through under-sidewalk parkway drains.

30. Street design criteria and cross sections shall be per City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the City Engineer.

31. Prior to map recordation the applicant shall offer for dedication all required street rights-of-way Garretson Ave. Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the City Engineer. The sidelines of the dedication on Garretson Avenue shall be perpendicular with the street centerline and/or consistent with the underlaying fee ownership.

TTM2023-0002 4 of 6 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Jones

32. Prior to recordation the improvement plans submitted by the applicant shall include the following:
a) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. b) Under grounding of existing and proposed utility lines. c) Street lights on both the east side of Garretson, west side of Garretson, and on the private street(s). d) Half width plus ten feet pavement improvements on Garretson Ave across project frontage. e) All other public improvements shall conform to City of Corona standards.

33. Prior to approval of improvement plans, the improvement plans shall show Garretson Avenue to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.

34. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Planning and Development Department, Development Services Division.

35. Prior to acceptance of improvements, the City Engineer may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place.

36. Prior to map recordation the applicant shall annex this project into a City of Corona Community Facilities District (CFD) 2016-1 (Public Services) for the purpose of maintaining public services including but not limited to emergency services, and 2016-3 (Maintenance Services) for the purpose of maintaining public landscaping, curb, gutter, sidewalk, pavement, street lights, traffic signals, parks, water quality features, etc. within master planned street right-of-way and/or easements . All assessable parcels therein shall be subject to annual CFD charges (special taxes or assessments). The developer shall be responsible for all costs incurred during annexation into the CFDs.

37. Prior to final map recordation the applicant shall prepare a disclosure statement indicating that the property is subject to CC&R's and is within Community Facilities District and will be subject to an annual levy. The disclosure statement is subject to the review and approval of the Development Services Division shall be recorded concurrently with the final map.

38. Prior to issuance of a Certificate of Occupancy, all proposed parkway and slope maintenance specified in the tentative map or in these Conditions of Approval shall be constructed.

39. Prior to the issuance of a Certificate of Occupancy, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer's successors in interest, at no cost to the City of Corona.

40. Prior to map recordation, issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.

41. All the potable water and sewer design criteria shall be per City of Corona Utilities Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the City Engineer and Utilities Department Director.

42. Prior to issuance of any building permits a domestic water and fire flow system shall be approved by the Planning and Development, Development Services Division and constructed by the developer, to the satisfaction of the Utilities Department and Fire Chief.

43. Prior to improvement plans approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive aisle or path of travel.

44. Prior to issuance of any building permits, the developer shall pay all water and sewer fees, including but not limited to connection fees, wastewater treatment fees, sewer capacity fees and all other appropriate water and sewer fees.

45. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to, the potable water line, sewer line, potable water services, sewer laterals, double detector check assemblies and reduced pressure principle assemblies within the public right of way and-or easements.

TTM2023-0002 5 of 6 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Jones

46. Prior to map recordation the applicant shall construct or guarantee the construction of 8 inch VCP sewer and 8 inch DIP water on private street, unless otherwise approved by the Utilities Department Director.

47. The applicant shall dedicate easements for all public water, sewer and electric facilities needed to serve the project in accordance the Utilities Department standards. The minimum easement width shall be 20 feet for one utility and 30 feet for more than one public utility facility. All public water and sewer facilities shall be provided a minimum 20 foot wide paved access road unless otherwise approved by the General Manager. Structures and trees shall not be constructed or installed within a public utility easement.

48. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.

49. Reclaimed water shall be used for any construction activity, unless otherwise approved by the Utilities Director or their designee. Prior to obtaining a reclaimed construction meter from the City, a Reclaimed Water Application shall be submitted for the contractor to receive certification to handle reclaimed water.

50. The applicant shall provide a separate irrigation water service for all HOA- CFD landscaped lots or easements.

51. The landscape plans of all parkway and Landscape Maintenance District (LMD) and Community Facilities District (CFD) lots shall be prepared by a licensed Landscape Architect and shall be submitted to the City for review and approval.

52. The developer shall install automatic irrigation to all street trees separated from adjacent residences by a fence or wall prior to the issuance of a Certificate of Occupancy.
6 of 6
Project Conditions
City of Corona
T P1 P2 P3 P4 P5 P6 P7 P8 P9 P10 P11 P12 P19 P18 P17 P16 P14 P15 P13 P26 P25 P24 P23 P22 P21 P20 223.59' 554.09' 180.41' 597.47' 527.41' 527.60' 316.38' 93.23' 0 20 40 80 Architecture + Planning 17911 Von Karman Ave, Suite 200 Irvine, CA 92614 949.851.2133 ktgy.com GARRETSON AVENUE CORONA, CA KTGY # 2023-0608 Warmington Residential 3090 Pullman Street Costa Mesa, CA 92626 714.434.4439 2024-8-19 1st Submittal: 2023-10-25 Plot Date: 2nd Submittal: 2024-02-08 3rd Submittal: 2024-04-15 4th Submittal: 2024-06-06 ZONE LEGEND 1" = 40'-0" A0.11 ESTIMATED ZONING DELINEATION EXHIBITR1-20, SINGLE FAMILY RESIDENTIAL R-1-14.4, SINGLE FAMILY RESIDENTIAL DPR2022-0022 18 19 2034 1 2 3 22 23 31 21 17 16 15 13 2414 12 11 9 87 28 31 32 30 25 26 6 5 10 27 29 4 35

www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, California 94111-4710
P: 415.262.5100 F: 415.262.5199
Linda C. Klein
415.262.5130
[email protected]
August 14, 2024
VIA E-MAIL: [email protected]
Ms. Rocio Lopez
Consulting Planner
City of Corona
400 South Vicentia Avenue, Suite 120
Corona, CA 92882
Re: Updated State Density Bonus Law Request
2501 Garretson Avenue (TTM2023-0002, PP2023-0009, AHDB2023-001) Dear Ms. Lopez:

The City has asked that we merge our August 8, 2024, list of requested State Density Bonus Law (“SDBL”) benefits with the housing law overview we provided in our July 16, 2024 letter. Accordingly, on behalf of Warmington Residential (“Warmington”), we are submitting this further updated letter related to the proposed residential project (“Project”) located at 2501 Garretson Avenue (“Property”) in the City of Corona (the “City”). This letter addresses SDBL, the Housing Accountability Act (“HAA”), and has four parts. Part 1 describes the SDBL benefits to which the Project is entitled. Part 2 summarizes the rules related to SDBL concessions/incentives1 and waivers. Part 3 identifies the requested SDBL benefits. Part 4 summarizes the HAA and addresses City comments that are not objective standards applicable to the Project under state law.

1. Project Eligibility For SDBL Benefits
SDBL provides four categories of benefits to projects providing the requisite amounts of affordable housing: (1) a density bonus; (2) incentives; (3) waivers; and (4) SDBL parking standards. The amount of the density bonus and number of incentives depends on the number of affordable units provided and their level of affordability.

The Property has a General Plan land use designation of Estate Residential, which allows 1 to 3 dwelling units per acre and is zoned R-20.0 Single-Family Residential (“R1-20 Zone”) and R-1-14.4 Single-Family Residential (“R1-14.4 Zone”). Under SDBL, the base density permitted on a parcel is “the greatest number of units allowed under the zoning ordinance, specific plan, or land use element of the general plan, or, if a range of density is permitted, means the greatest number of units allowed by the specific zoning range, specific plan, or land use element of the 1 SDBL uses the terms “concession” and “incentive” interchangeably. For readability, this letter uses “incentive” to refer to both.

general plan applicable to the project.” (Gov. Code, § 65915, subd. (o)(6).) A “density bonus” is “a density increase over the otherwise maximum allowable gross residential density.” (Id., subd. (f).) “All density calculations resulting in fractional units shall be rounded up to the next whole number.” (Id., subd. (f)(5).) Using these directions, the Project’s base density is 28 units (9.326 acres x 3 dwelling units/acre).

At least six percent of the Project units (two units) would be affordable to very lowincome households. Therefore, the Project is eligible for SDBL benefits. (Gov. Code, § 65915, subd. (b)(1)(A).) These benefits consist of a 22.5 percent density bonus, one incentive, unlimited waivers, and use of SDBL parking standards. (Id., subds. (d)(2)(A), (e), (f)(2), (p).) The Project proposes a 22.5 percent density bonus, allowing 35 single-family homes and, as discussed in Section 3 below, multiple waivers.

2. SDBL Incentives, Waivers, And Process
a. Incentives
An incentive is a reduction in development standards or modification of zoning or architectural requirements, or any other regulatory incentive or concession proposed by the developer, that results in identifiable and actual cost reductions to provide for affordable housing costs. (Gov. Code, § 65915, subd. (k).) The California Department of Housing and Community Development (“HCD”) has taken the position that the SDBL “clearly indicates that requirements beyond development standards are eligible” as incentives, including “regulatory requirements,” provided that the request has identifiable and actual cost reductions. (HCD Letter of Inquiry and Technical Assistance to City of San Jose, dated Dec. 14, 2021, at p. 3.)2 Courts have explained that an applicant is not required to prove that a requested incentive or waiver would lead to cost reductions. Rather, specific requests are “presumed” to result in cost reductions, and an agency bears the burden to demonstrate otherwise if it intends to deny a request. (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 770, citing Schreiber v. City of Los Angeles (2021) 69 Cal.App.5th 549, 555.) Likewise, while an applicant may be required to provide a basic explanation as to why a project is eligible to receive an incentive (e.g., drawings and the like), an agency cannot require preparation of a supporting report or study. (HCD Notice of Violation to City of Encinitas, dated Mar. 25, 2021, at pp. 3–4 [“The Legislature was clear that no additional studies, reports, or analysis were to be required.”]; see Assembly Bill (“AB”) 12873, effective January 1, 2024 [amending Gov. Code § 65915, subd. (a)(2) to remove “incentives or concessions” and “waivers or reductions of development standards” from the list of items for which a local government may request reasonable documentation].) Cost reductions, HCD has noted, “should be apparent from 2 Available at https://www.hcd.ca.gov/community-development/housing-element/docs/sclSanJose-LOI-TA121421.pdf. 3 https://leginfo.legislature.ca.gov/faces/billCompareClient.xhtml?bill_id=202320240AB1287&showamends=true [as AB 1287 amended SDBL].)

the project application, thus negating any need for ‘financial analysis or report.’” (HCD Notice of Violation to City of Encinitas, dated Mar. 25, 2021, at pp. 3–4.) A local agency must grant an incentive unless it can make written findings, based on substantial evidence, according to certain specified statutory limitations. The only reasons to deny a requested incentive are if: (i) the incentive would not result in identifiable and actual cost reductions; (ii) the incentive would have a specific, adverse impact on public health and safety, and there is no feasible way to mitigate or avoid that impact without rendering the development unaffordable to low income and moderate income households; (iii) the incentive would have an adverse impact on any real property listed in the California Register of Historical Resources; or (iv) the incentive would be contrary to state or federal law. (Gov. Code, § 65915, subd. (d)(1).) b. Waivers
A waiver is “a waiver or reduction of development standards that will have the effect of physically precluding the construction of a development” entitled to benefits under SDBL. (Gov. Code, § 65915, subd. (e)(1).) “Development standard” is defined broadly as “a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, charter, or other local condition, law, policy, resolution, or regulation that is adopted by the local government or that is enacted by the local government’s electorate exercising its local initiative or referendum power, whether that power is derived from the California Constitution, statute, or the charter or local ordinances of the local government.” (Id., subd. (o)(2).) Waivers can be requested for “any development standard that will have the effect of physically precluding the construction of a development” that meets the SDBL’s minimum affordable requirements “at the densities or with the concessions or incentives permitted by [SDBL].” (Id., subd. (e)(1).) An applicant is entitled to unlimited waivers. (Id.)
A local government may deny a requested waiver only under certain, limited circumstances. Specifically, denial is allowed only if granting the waiver “would have a specific, adverse impact . . . upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact” or “would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law.” (Id.) Conditions that would have a specific, adverse impact upon the public health and safety “arise infrequently.” (Id.; Gov.

Code, § 65589.5, subd. (a)(3).)
According to HCD, to obtain a waiver, the “showing or ‘reasonable documentation’ required by the applicant is that the project qualifies for a density bonus.” (HCD’s Notice of Violation Letter to the City of Encinitas, dated Jan. 20, 2022.4) Stated differently “[a] project that meets the requirements of the [SDBL] is entitled to waivers if they are needed, ‘period.’” 4 Available at https://www.hcd.ca.gov/community-development/housing-element/docs/sdiEncinitas-NOV012022.pdf.

(Id., quoting Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346–1347; see Bankers Hill 150, supra, 74 Cal.App.5th 755, 775 [rejecting a claim that a project was not eligible for waivers because it could be redesigned to be more consistent with the city ’s development standards].)
In addition, HCD has clarified that a waiver must be granted if it is necessary to facilitate a requested incentive. (HCD Letter of Technical Assistance to the City of San Jose, dated May 20, 2022, at pp. 2–3.5) To illustrate the point, HCD provides an example in which an applicant seeks an incentive to remove the requirement for ground floor commercial space in a mixed-use zoning district and instead provide residential uses on the ground floor. Under such a scenario, an applicant can seek a waiver of ground floor transparency requirements because such requirements “would be incompatible” with the incentive allowing ground floor residential uses. (Id.) According to HCD, “these derivative waivers should be considered and approved in a perfunctory manner by the local agency.” (Id.)

3. SDBL Requests For The Project
The Project requests a density bonus and multiple waivers to City development standards, as follows:
a. Density Bonus
The Project is entitled to and requests a density bonus of 22.5 percent. The Project’s base density is 28 units (9.326 acres x 3 dwelling units/acre). At least six percent of the Project units (two units) would be affordable to very low-income households, providing a 22.5 percent density bonus, allowing for the Project’s 35 units. (Gov. Code, § 65915, subds. (b)(1)(A), (f)(2).) b. Waivers
i. Reduction in Minimum Lot Area
Municipal Code section 17.11.060 requires a minimum lot area of 20,000 square feet in the R1-20 Zone and Municipal Code section 17.20.060 requires a minimum lot area of 14,400 square feet in the R-1.14.4 Zone. Warmington requests a waiver to allow lot sizes ranging from 7,350 square feet to 19,674.25 square feet in these zones. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. ii. Reduction in Minimum Lot Width
Municipal Code section 17.11.070(A) requires a minimum lot width of 100 feet in the R1-20 Zone and Municipal Code section 17.20.070(A) requires a minimum lot width of 90 feet in the R-1.14.4 Zone. Warmington requests a waiver to allow a minimum lot width ranging from 70 feet to 177.56 feet in these zones. This waiver is needed to fit the Project as designed and at 5 Available at https://www.hcd.ca.gov/community-development/housing-element/docs/sclsanjose-ta-052022.pdf.

the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. iii. Reduction in Minimum Lot Depth
Municipal Code section 17.11.070(B) requires a minimum lot depth of 150 feet in the R1-20 Zone and a minimum lot depth of 100 feet in the R-1.14.4 Zone per Section 17.20.070(B).

Warmington requests a waiver to allow lot depths ranging from 93.76 feet to 120.39 feet in the Project. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
iv. Reduction in Front Yard Setback
Municipal Code section 17.11.100(B)(1) requires a front yard setback of 25 feet in the R1-20 Zone and Municipal Code section 17.20.100(B)(1) requires the same front yard setback in the R1-14.4 Zone. Warmington requests a waiver to reduce the front yard setback ranging from 15 feet to 39.9 feet in both zones. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
v. Reduction in Side-Yard Setback
In the R1-20 Zone, Municipal Code section 17.11.100(C)(1) requires a side yard of 10 feet for a lot with no alley access where the other side yard is at least 15 feet. Municipal Code section 17.20.100(C)(1) imposes the same requirement in the R1-14.4 Zone. Warmington requests a waiver to reduce the requirement from 10 feet to 5 feet in both zones. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. vi. Reduction in Corner Setback
In the R1-20 Zone, Municipal Code section 17.11.100(C)(2) requires a corner side yard setback of 15 feet. Warmington requests a waiver to reduce the requirement to 10 feet for Lots 19 and 35. This waiver is needed to fit the Project as designed and at the density proposed.

Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
vii. Reduction in Setback for Reverse Corner Lots
Municipal Code section 17.20.100(C)(5) requires reversed corner lots in the R1-14.4 zone to have a side yard on the street side with a width not less than the required front yard on the key lot to its rear which is 25 feet. Warmington requests a waiver to reduce the side yard setback for reverse corner lots to approximately 9 feet for Lot 28 and approximately 18 feet for Lot 26. This waiver is needed to fit the Project as designed and at the density proposed. Absent

this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
viii. Reduction in Flag Lot Size
Municipal Code section 17.04.358(A) requires that flag lots be a minimum of 20,000 square feet. Warmington requests a waiver to reduce the minimum size of flag Lot 10 to 12,091.91 square feet. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
ix. Reduction in Garage Setback
City Residential Design Guideline 4.1.B.5.a states: “Setback garages from the front of the dwelling by a minimum of 15 feet to create a more traditional street scene and diminish the appearance of the garage door.” Warmington requests a waiver to reduce this setback to a minimum of 2 feet from the front of the unit and eliminate this requirement from Plans 2 and 2R, where the one-car garage extends past the primary structure. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, garages would need to be moved towards the rear parcel line, which would move the back of the house back into the backyard and the rear property line would need to move back to avoid a reduction in the backyard. Ultimately, this would require parcels to be larger, reducing the overall number of parcels and thus density.
x. Two-Story Element Placement
City Residential Design Guideline 4.2.B.8 states: “The plotting of homes should avoid the placement of two, two-story elements directly adjacent to one another. Wherever possible, two-story elements should be adjacent to single story homes or single-story elements. If this cannot be achieved in a given situation, additional side yard separation and/or additional front setbacks shall be required to alleviate a row-house effect and provide greater privacy.” This is not an objective design standard. Nevertheless, Warmington requests a waiver to allow two twostory elements to be directly adjacent to one another and not to “flip” any plans for Lots 6 through 35. Absent this waiver, additional setbacks would be required, resulting in the need for larger lots, resulting in fewer lots and thus less density on the Property. xi. Deviations from City Standard 110 - Right-Of-Way Width, Parkway, Sidewalk, and Parking
The City’s published street design standards are contained in Series 100 and available on the City’s website. According to those standards, private street right-of-way widths must be consistent with Series 110.6 Series 110 states private streets with two-way access must consist of 6 Street Design Table, available at
https://www.coronaca.gov/home/showpublisheddocument/3724/636257066402770000.

a 56 feet wide right-of-way that includes a 10 feet wide parkway and within the parkway, a detached 5 feet wide sidewalk, 4.5 feet wide parkway landscape, and no curbside parking on both sides of the street.7 Warmington requests a waiver to reduce the minimum overall right-ofway width for the private street from 56 feet to 46 feet, comprised of 36 feet of roadway width, measured from curb to curb, and a five-foot wide sidewalk (including a six-inch curb) on both sides of the street. The 36 feet of roadway width allows for on-street parking along one side of the street. This waiver is needed to fit the Project as designed and at the density proposed.

Absent this waiver, the streets would need to be much wider, limiting the number of parcels that could fit on the Property and thus reducing density.
xii. Increase in Lot Area Coverage, R1-20 Zone
Municipal Code section 17.11.120 requires lot area coverage in the R1-20 zone to not exceed 35 percent for one-story and 30 percent for two-story buildings or structures.

Warmington requests a waiver to increase the maximum lot area coverage requirement of 30 percent for two-story buildings or structures, to up to 35 percent for Lots 18, 21, 33 and 34. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
xiii. Increase in Lot Area Coverage, R1-14.4 Zone
Municipal Code section 17.20.120 also requires lot area coverage in the R1-14.4 Zone to not exceed 40 percent for one-story and 30 percent for two-story buildings or structures.

Warmington requests a waiver to increase the lot area coverage for the two-story homes ranging from 30 percent to up to 35 percent for Lots 7, 8, 9, 12, 14, 16, 21, 23, 27, 30, 31, 32, and 33.

This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
xiv. Reduction in Access Corridor Waiver for Flag Lots
Municipal Code section 17.04.358 requires that the access corridor of a flag lot have a depth not less than 80 feet in a residential zone. Warmington requests a waiver to reduce the access corridor depth distance to 43 feet for Lot 10. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. xv. Reduction in Lot Width for Lots on Knuckles or Curved Streets Municipal Code section 16.08.020 requires all lots fronting on a cul-de-sac, a knuckle, or a curved street to have at least a 45-foot distance at the curb line between property line prolongations. Warmington requests a waiver to reduce the curb line between property line 7 Available at https://www.coronaca.gov/home/showpublisheddocument/3744/636257066425870000.

prolongations of Lot 5 to approximately 27 feet and of Lot 11 to approximately 30 feet. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
c. Reservation Of SDBL Benefits
As discussed above, the Project is entitled to one incentive and waivers of “any development standard that will have the effect of physically precluding the construction” of the Project. (Gov. Code, § 65915, subd. (e)(1).) Warmington reserves the right to request its incentive and additional waiver(s) of development standard(s) as needed to address comments as the Project application progresses.

4. Housing Accountability Act
a. Summary Of The HAA’s Rules Related To Objective Standards The HAA also applies to housing development projects and limits a local jurisdiction’s ability to deny or reduce the density of such projects when they are consistent with “applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete.” (Gov. Code, § 65589.5, subd. (j)(1) [emphasis added].) “Deemed complete” means “the applicant has submitted a preliminary application pursuant to [Government Code] Section 65941.1.” (§ 65589.5, subd. (h)(5).) The Project applicant submitted its preliminary application pursuant to Government Code section 65941.1 (i.e., SB 330 preliminary application) on August 4, 2023.

Under the HAA, a project that complies with applicable, objective standards can be denied or conditioned on lower density only if the project would have “a specific, adverse impact” on public health and safety and there is “no feasible method to satisfactorily mitigate” that impact other than disapproval or approval at a lower density. (Id.) A “specific, adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” (Id.) Such impacts “arise infrequently” (id., subd. (a)(3)) and must be supported by “a preponderance of the evidence” (id., subd. (j)(1)).

The HAA defines “objective” as “involving no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.” (Gov. Code, § 65589.5, subd. (h)(8) [emphasis added].) This definition of “objective” is reinforced by HAA subdivision (f)(4), which states a housing development project “shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision if there is substantial evidence that would allow a reasonable person to conclude that the housing development project or emergency shelter is consistent, compliant, or in conformity.” In sum, if there are two different plausible views of a standard, the City must apply the view that supports housing.

(California Renters Legal Advocacy & Education Fund v. City of San Mateo (2021) 68 Cal.App.5th 820, 844–845 (“CARLA”).)
The HAA’s protections apply to the Project. Accordingly, the City can demand the Project comply with only objective, written standards (i.e., the objective standards not altered by the Project’s SDBL benefits) in effect when the Project applicant submitted its preliminary application.
b. Response To City Comments That Are Not Objective Standards The City’s comments on the full application include requests unrelated to objective standards. Specifically, the City requested that lots be aligned with the Property’s zoning districts. We were unable to find any requirement stating that a parcel can be in only one zoning district and indeed are aware of many parcels throughout the state that sit in more than one zoning district. The City also requested that models 1 and 2 be flipped so that homes differ in plotting to increase privacy and avoid windows facing each other. As noted above, the City’s Design Guidelines recommend avoiding the placement of two, two-story elements directly adjacent to one another. All the homes in the Project are separated by at least 13 feet and thus are not “directly adjacent” to each other. Further, the Design Guidelines recommend avoiding a “row house” effect. The separation between the homes achieves this—there is no mistaking the Project with a rowhouse project, where the units are attached to each other.8 * * *
Warmington is excited to bring much needed housing, including affordable housing, to the City and looks forward to working collaboratively on the Project. Please do not hesitate to contact me if you have any questions related to the SDBL.

Sincerely,
Linda C. Klein
Cc: Dean Derleth, Esq., City Attorney
Joanne Coletta, Planning and Development Director
8 See, e.g., https://www.thespruce.com/what-is-a-rowhouse-5180207. 104369\17824642










!"#$

%
#&%$'"

()

*

+

+
$
*) 
+


+!
$'


* ),-
*
)
'
.# '$ $ +
/0,,

"#
#12324567
*
8
'
.1+


9 +12323:0:67
*
8
'
.1+


9;
0

<=>?

!?
@
$ &A+!+
$$ B'

./0,,

,-
*
)
'
.
+



#12324567
*
8
'
.1+


9 +12323:0:67
*
8
'
.1+


9 ;
0
CDEF
.G
&H &
*I*'

$$


) 

*
2)
'
.+


+!
$'


* ),-&
$ $ +
#12324567
*
8
'
.1+


9 +1232
3:0:67
*
8
'
.1+


9;
0


J


4-53K

I!
&%
+ )K

I!
&%
$$ B'

.
-,5) &# )7

L
.MNOOPOOQRSO

T&'AU3452545254490


V

 
W
X
Y



L
'
*
1+


Z@ [' ,5/5&

'

7
\ 
@
%\I/4]4]
?#\.\ &

%#
!
*!"+#


&+. )#$ $ + ^

+#"

 ''
!+$  #$&A
'
* )#\.\ &

%

+#
!
*#
+%

$&A

'
* )#\ &

%# ''
 )

.

+



+$
 
%

&+
*#
 ''
+

)#\._
))%+ #A.)
+#
#$ $ + ^'
.#
!$ 


.
*
)

))
#
!
'
%A&'*

'
& !

# ^$

 
$ $ 

'
+A. 
*+ A.#
$$


" &
+
! + '*
#))
$ 

"#


.
*
)

))"

&0
`abacdbaef`agfhdijkgl`abamhcgjnof`pff`a
gfgqpfanaqpfgraaklpbpfgdjbaclakfogfogjnasajnajftinquajfpjno`pllmapndsfanv ?#w


7&+.

+ #'


#

&# + )$ +
*

!


A

#
)) )#\.\
x%\. )\ 

\.H

%:557 &#y

I!
&%\ 

%\I/4zz40

F
U @
. 
\. )\ 

F
)
+"#\ &
.\
xU


  






 !"#$
%!
%$
&%!%




'(%
%)*
 +
, 
-..

/
01///23..
/
01///24
-5 

5
6
,078293556078294
-+ : ;<; =>= 
/
01///?3><+:
/
01///?4
'(%


)5.@
A 
A*
 >
 ;B

,,C
90/;D


E
F5
AA
9/?*
 >
 ;
A
A
>G.
H;I3>.H4?
/1/
/1/

3J=;?BKLMNOPQRSOTQUNOPV
A
J=;
BSOTQRWNTNPNUX4F
'(%''
%
) E
 = YA 
Z6[ 0/2/.;
D

6
B>2
\
\
'(%!%'
)
']^_`abc`]cd`e 5.@,,;IA
A
,,C
2F00=
 09 =1
A 

f
= = ghB09/?2B\h8i;
F5jklmnopGq,,AA 
0Fh9Af =; ,
3A;r
4F5.@  ,
BsqqnqqlkGq.

H;I3>.H4?
/1/
/1/

F+
, .@f,

,,C
2F00

; A
,A
AB;   =

I
A A;=
B
 =f
A



A  1


 A;IA
A
=;;

Af 


I
B 

 =1
A 
A
,   =09
A A

=

3J=;0B
tLuNQRWNLv
AJ=;8BwxNyUNPMzNUL{|OUOy4F.@

 ;A,,

 Bf
 
=; A
 =
A


=
 }=
A = .@
A 


I;A = =B; B
A; A=; A 
;;B ;  f;B
,

 =B
A
, =B,

 =B 

 ,  =B 

 
A
, =B

A  =F
5

* 
.

A;A=
 

YA 
3
Y4,~p€Gq
/
/1
/8/
* 
.
Bf
f?10Af =A;r
F5;; AA
If6A; + YA 
36+Y4B;
AfI

YA 
3
Y4
A I


YA 
3
Y4
A;3J=;9BwxNyUNPM‚LPLuQR{RQPSQPƒ„yL
LyNMPQUNOPy4F
5.@
,1g A,
B 
f , ,,  =*

>
 ;g AY1?1
/3D =J
YA 
4
A
  =
 , g AY1
?1?8F83D =J
YA 
4FDJ=;\BwxNyUNPM†OPNPMF:g ,
A
,  =1
Af =F5Y1?1
/g i;
 ;


/B///
i;

AY1?1?8F8g i;
 ;

?8B8//i;
F
:
A .@qpnGq

=2F00

A
C;
f
IA 0A;r

; A
YA=
 * 
.
B.@
fA



C;
hF2
; F5,@,,  r
,,
BE
 =YA 
B,;; =

9‡A I ;; A
D
+ : ;
f3D+:4B
 
*
  AD 9\2?919\2?7Bf

f

AA

 3h4;  ,
hF2; Fˆ 
B.@
fA




  




 
 


 

 
  !



"# 
$%


&'( 


 "#

)%
))

 *


+,-./
) 

 
012
  *


 * 3  /+,4./5 *3 " 6)%
))
 *
))
  7
86 

6
9
)&669
:;<(=
8$$
&$$''

<(=

80 1 ! *>* &>!01''

(
6669))
)% 

) 
 *

 *
 



 "6$$
)




) *
  *

 *
) "6>!01
>* )%
))
  

*  

)%
))
 
)



 
 

 

 


>* )

012

) ?":?

9 )
*
    *
* "
6$%  )



))5
  

)"
$6 

6
9
)$
@
 *$


'
 5)"

ABCDEFGHEIGJBEK

LMNMOPQRMSTUVRRWXY
6
5* '&
(

 *

)**"$%
  



 




 *
 

)



* 

  

*
9 $

Z
"6$%./6 

6
9
)  Z*
?&[[\]^_`a(
UbTMcOWS Z*:

 )

 )
 

  Z*<&dOMNWTbPSe("6
 )


)))
"
fIghEijklmGnJooIBp
klmGfpqE rEsBCCoK rIGtBCCoK
klmGnuJIBE
HCCGIvE
fCGIhklmG
fpqEK
;
"

'

';"

;w 

;"

< 

xMyXMWTbPSWSz{QMSUQWyM
6$%)

))5
w
;:w
  


)



'

?
 )


:
';'
 
*

) *


))5
;
:;?




) *
  *
 *
 "6



) *))?
<


))5
 ?"''


"
|MSyMeWSz}WOOe
6$%   w

*)




)

 
 * 

 )) 


w

*)


 *


5 *w

*)


 * ))
 "# 
 )% w

*


 )


  







 









!"#$!%"
&
 
 
' 
 
' 
 

'




 


 








(
 




 




 )'
*
 
+ 


 








 ,-.-/0123 


4567
869
:;;<==>%?@!A;BC>$!D%
*

EF





GH''





 I
 (
 




 
 EF*GH'
'
 
 




 

  
 



  I
 (
 
  


 J
6KLLMNOPQRS

7KT!$<UC>%S
U>AV!%"
*EF



68 '

 

  '





 '

 '

 
>%?=;>W!%"
*EF
 


+
659X8Y
 
'



 




 KJ58 >%?=;>W!%"UC>%SZ



 

 

[LA!=$>%!>C>BA!%>WD?D;>AWB="A>;!CDA\C<><BADW><>]<!^<A>W>A_!`CDA>

a>=#!%"$D%!>ADbB=$>
c%`A>=$AB;$BA<cdWAD_<d<%$=
*





 
  ' 


 

 
+  
 I
 (
 





efghgijklmnopqnr*EF
 


 

 
+  
 I
 (
 






EF

 
 

 K
S
esgompgijtmumpr*EF + 7'   

7' 
  I
 (
 





 
etovpwugompxpgqigymr*EF
 
 







 

 


*









 
7X
 
'
zvihop{noqvi
  



G88'

  
 




 


 

   

 



   Y
 


 

 '

 





 I
 (
 *






  



  



!
"#$
%
&'
$
( )"'
#$
%
&'
$
*)% +$&,
-./%
012

 34
5
6 784
9:6 7 : 8;4
1  784
<:

 784
$
=>>
0:?@
A8B8C3DE6 
<FG5H5@ 
I
6:D848;

 :

J:6A6:AJ K?44
BB
6L?442BB J6

MI 6
:70
:6
N
6AJ :34?44
BB
6O?442BB 0: 6
DJ
J:6A  JPQRSTU7:
 M
I: 2
6V3KBLWB4W4NBX7:33
JYZ[\]^_`abcdaef[ga[ehdaf[ag]iba[1jB
k!&
$

@2261jJ:62


6 
: B@2
2




J:6 :66 
6 

 7
6D:
6
 



: 7  6
6:
6 

6  l


D
67 


 


BmJ
 
6 6



n7 7
2

6 
: 
n26B
opqrskptop
u(orpv 
F<5:6 V3
38 
Aw: 6  7
  
 7J

  

2262j:A2
6B@
  
 7
6 6
xyRz{2

  
 6  
 2jD
n

|12

 2:A6D |12

 2:A6D


  


}~{€}{y‚M
F<5:6 V3
38 ƒ
„NB9
:
|
12

 J
 w:6D
  
 71j

:
8D848WDJ
6

†‡~ˆ{}RTU
  


 6B
‰ C
6 6j
 
6:D5 
1

6:67
 D
6Š  7

 

J  @
A;B
=u
"‹%%Œv
&*
u
"‹%.%-

$
%Œ
"$

-#%%Ž 
$
%
u$ 
$
#'&&

u
"‹%
v
&*
u
"‹%
$

-.%-

$
%
1j0<A
6 6:5


E6 
M
ENGEC3C84
6EC3C3WBW
M0 7X
E6 
N
|0 7
6 

E6 
M
ENEC3C3WBWM0 7
X
E6 
N

 E6 
‘
2 mI‘EMmJI6:‘ E6 
NG
EC3CKB8M0 7X
E6 
N
’E6 
‘
2 

E6 
M
ENGEC3<M0 7X

E6 
N
0:E6 
‘
2 

E6 
M
ENGEC3C84M0 7
X
E6 
N
0:?X6 2 D
5“05 
1
m
6”•–  7‘I
2B
(
.% &!
$

@n 7 6 1j
6:: 6 7


626 X7:;D—]dfab
˜f]™B@1j: 


6
:7
M J
A
6 6NB@


  








 


 



  
 

 !


 "

 
 #$%
&  #$%'& 
()*)+,-.-,*/01*2*( !


3 

 



 

4 

5 46$
#"7  
58
69

 7'&
8
$

378
 
4

 $  :

; < 
5:;<6$

    
=&>$



 5=6 
 
" 
=&> 





 5'6 $   
7&  
 

!

"? 
 
  ? 4"#"=%

  ? 4"#"#@@9 ? 
 
 "

 $4"#"=%? A
 ?=%$%%% 


4"#"#@@? A
 ?#@$@%%A
!


A 


 ?A 

 !!B7C@D&

 
 



A 
B 

? ;
A
 

 
 

A



 

 :;<
 

56

  

 $



 


 

 
!
    
$

3
#% 7%%


EFGHEIJJKILMFLNO
!





 

  P
*KJGQR!






4 
5
46 

 



? 4"#@@5: S
4 
6
3 



 "
 

)TOGR!





B; 4 
5B;46

 



? 4"#"'=5: S
4 
6!3 


 "
 
  
EKIGQR!






4 
5
46 

 



? 4"#"=%5: S
4 
6!3 


 "
 
  
UHOGR!






4 
5
46 
 




? 
4"#
5: S
4 
6!



 "

 
  

1VW)+.XY-2Z,()*Z2)EUW1E),..+1[,-2E+)\X2+)]

4
 


$
  $
  
 
A 
  
 

$


 
 
AP
^:


4
9
_
 <
5`


;



:
49
;
6
^:

_
B

 ;5
 6


  





 !

"##
$%&'$&()*+ 


,

$
%
,
%-.+*/*.+
#0

 1022
0 2%
##
# 34


56./70
$&)* #
  0
 30 00 8%-.+*/*.5$
0#0 9 -
+6%
##
:#+1 21% 0
0
0
 #1 345
;"
2 &
0< 0
=>#
?




0
08%-*+*/*.
;9%%
&
0@# < 0
=>3? 


0
08%-*+*/*.
6% 0
0  
%
# 2 +00
0
0#  3 
3
"4+
0#2202
 
#'0
+
9 -
+6%
##
:#(5
AA


B

6CDEFGH
+

 2# 0

030
< 
9#0"4
0
1
CDEFGHIJKLMNO#0 <3  2
 

  
P#
$QCRSTUVW

 #00
0 01 2X
6330"4#0 


2 
 
  5YZ[Z\][Z^
_`B
!

abccdZe[Ze_[Zfg
6330"4#0


2 
 
  h1
+
3 
2 


%

i0
02
0%1


2 
3##

3
#
<:
0 0 

  



05YZ[Z\][Z^_`B
!

j!!kl
l
Bg
m6< 
9#00 03 
2 
 
  %#
 
 343
33

0%
20%
33
1#0

0
2
%1

2 
5YZ[Z\][Z^_`B`
B
!

abccdZe[Ze_[Zfg
6330"4



2 
 
  5YZ[Z\][Z^_n


!l

l

bo[Zpqb[Zfg
6330"4



2 
 
  +1
+

3
#
<:

000 
3 0 0
0%0 

  
0# 5$
3 
2 




% 2
0%12 

+
A

B
abccdZe[Ze_[Zfr]
Zs_cq_rZ]nctrYZoZZ\\Zurog
6 
0 
330"41

3 

0 
 
010#+
0 0 v
--5*wxyz{|}~{€‚}€5


  



!"



#

$
%& ' (


  


) ( (
*+ 
,' 

-./0123&'
 
4
55((45

' 
6
78 (9
(
+
 '
7+54

(
:4 '
7;'+)
7:('
(<

=4

7>=4

7%
5
 ?%

@A'
B4
7C 
B4
7:

D
(?:

D
(4C


@E
7+4),

79
7>
@44
B4
7>'44
B4
7; 4;

@%)
44
B4
@C
(
F ( ',' 

7<(
7 '

G
+5
(H C
IJ
K
L
+5
(AH
+

  

+5
(FH
M8
(>' N
+
 'OG
5 G5
 
LKK,6P 
>
 4J,4Q
K

J>R
SS

8
(>' 
 
+ HB85DJ 4 '+

+ H MRTQNIUVW

RU

X #$!
YZ
Z


#$!
YZ

M


55N
B5 )>'  ,4 
 

(
%4>' MGF;J,8JG+BJ9N
[ ,

 '4
MGF;J9,F<,JB(
6+\N
M

KW(
4
 N
[ >=CG
[ +
'

[ ,))

<=A
[ ]HB  )
5 


,4 
 

(
>(

C (D
WB
J
^6
B' C

'J8
+4)>

QUTQ
6F
,6
] 
J>RQIVQ
,4 
 

(
_
 
(



%(+


  
B
&

LL<
 4;
>
6
=4
(LLI
>
B
(J>RQIIK


  




!"
# $



  



!"#$%



  




!



  



 !"#!$%&!& '#!(&)*
! &"+,"-



  



 !"#!$%&!& '( !#)*&+,) -"!&.#!/

 





 !"!#$% !& '() !# *

 





 !"#!

 





!"#$

 






 !"
 





 !"#$%&'()*!

 





!"#$ %&' !

 





!"#$%&' $'($ )%$

 



 







!"

#$%
&#


'
$

"
 #()* $

+,-./01234,565.75.3.8-3989::5.;29-2,8,4-1.<,67=.-.>8;25,86.8-9=?1.<@=23-4,A8B28-1.?2-C,4?,5,89?>DE FA2B.=28.3GH,A5<.3,45.4.5.8<.284,569-2,8A3.B-,75,BA<.-123<1.<@=23-69C:.4,A8B28-1.?2-C,4?,5,89I=98828J 98BK.;.=,76.8-K.795-6.8-LMNNHGO2<.8-29E;.8A.L?,5,89L?9=24,5829G PQRSTUVWXSTUYRSTTZT[\
]^_`a_bcdde
fbgabhbica_
jklci_
]^_`a_bcdde
fbgabhbica_
mad`nn
ob_bgc_b^a
jai^pl^pc_`q
r`nn_sca
fbgabhbica_
jklci_
t^
jklci_
u#

& $)v$(
% 
wx
! 
!
$)%
y
)%yx $

zy
 ! 


!)$&$)! 
{

$
y| } } ~ } u#

& $)v$(
x
x
w$
y 
wx

 } } } ~ )u
(%
$) %w$$w

 $
(w)
""x
$% } } } ~
U€‚ƒ€„
\
†Q‡„
ˆ‰€‚Š‹€ŠŒ†
‰†
Žƒ‰†
‘„‰€‚’„“†”
‚“”ƒ‰†Š€„
•”
“†‰‰†
’‚€ˆ€‚‰†
’–„
€
”—
R˜Œ†
W€”
€ˆ€‚†
ŠZ™†‚ŠQ(!! $) ! 


w!
$)$
 $
y
)

& $)v$(
%!! $)  
wx

! 
!
$)% 
yx $


&
y
)%v$(šx$
w$)$


(

š)z$
) xw$
y x

 $"$w
(y
 ! 


!)$&$)! 

{

$
y
w$

)|w
!w&
(!x!


&
$w$
y
"$$y$
y

$

"
 &&)
 xw(
xy(
x($

$$ xw%w
)x"

w
)$w
vu
‡€Š„ˆ‡„“„
†[
“†‰Y‰†

R†
ŽVX‰™
Š\(
 

›
wœ
w
$y
$

$
'

$w
$ z'|v($)(
v
"ž$"x" w

$%
&wv $
yx
$
zwx|!y

)zuy

)
žŸ
u  wv $
yx
$
|uœ
w(
 


(!
š)$

vw
("ž$"x"
&
ux
$
v($)($
)

$ww(¡¢£¤¥¦¥§¤¨©ª«¬(!
š)
!! $)
$
!
!

$
y
&&
w (
x
$
yw
!"
!x
x

(›
w$
!x
x$
y
­w

$%


x
v($)(v
x w
v(!
š)
(
ww$$

 

z |x
$



!
&(
ux
$
u

 
x
$
!
!

wuœ
w(› 
­w

$%

x
®x$
( 
v
z
|x
$

( 

$w&

%
v
$
)
"(
x
(
w
u(!
š)
x 
$
w

$%
&u wx) 
wv($ ($
w

$%ž)w
(
"ž$"x"
v w

$%
&wx)x
w(
 

(!
š)$
)

$ww)

$

v$((
 


)x
(!
š)$

&&
w (
x
$
yw
!"
x
w(›u
(

š)
$$

)wv$($
v
$
y 
¯"$ %
$w
$ {

w$
$)




w

u v($)(!"$

$
y 
&"$ %(
"

w)x

"%))

%x$ w$
y
u°($ (


{

®x$
"$
$"x"

&


®x&
w(

u{

®x$
"$
$"x"

${
& 


®x& x
w›z
w$

))
w
)v$((
x
$
y))
x
$ $%)|(
w

$%!"$w

!) $
¡©±¥y


x"
&x
$

vwx
w({

$
y
w$

) 
!)$&$)! 

 
wx
 "

&(y
 ! 

 $&

y
&w

$%$
!"$w "

(y

x"
&x
$

vw%(
!)$&$){

$
y
y 
!)$&$)
! 

 
wx
 "

&(y
 ! 
!! $) 
(²³´µ¥¶©¬«z
u#
w ·¸ 
xwuz
|z¸|u|
(&
 (

š)$

vw
w
!w!("ž$"x"
v w

$%
&wx)yw 


&(


${®x$"


 $
(w%(¹

$
yºw$

)&
(



w

u{


v($)(v
x w(
$"$w(

š)
w

$%
&!!
ž$" %
wx)u(&
 (

š)$
)

$ww)

$

v$((

 


w¹

$
yºw$

)
w

"$$y$

$
v
wu
‡€“‚ƒ‰†Š€„
X‰™
Š\

&
)$

¸ 

!
$

&&$) &
(
 %
$
u
‡„
“»†Š€„
‘¼
W†‚X‰™
Š\

&
)$

 
($)

w)$

  $

y$) 

x)

&
(
 %
$
u
T„€X‰™
Š\

&
)$



$
 &
(
 %
$
u
W†ˆŠX‰™
Š\

&
)$

 {w

w{w
x
$
&
(
 %
$
u
‡„™™ƒ
€ŠU€”
X‰™
Š\

&
)$

 
($)
&
(
 %
$
u
 



 







!"

#$%
&#


'(
$

"
 #)*+ $

,-./01,02034503-36728-3439:

$


*
;))<

$
=>?$

*!! $



$

"
 &&* $$
$?
$&$?$
)
 %
$

*$


&
*)
$

"
 
!$*@
?$ ?$

A*)$


*
$"!*
 

)

$=
$&$*
@
B0C.D,04E.F-2GC4H-./I4346:J:3.K-E.2-9.F-2GC4H-./I4346:J:3.LH43


&
*$

 $MA $% &
)
 %
$
@
,-./01,02034,H-J4.:F9.-03LH43


&
*$

' 
)
A


&
)
 %
$

N4.:2GC4H-./,03.20HLH43102.D:B43.4F34O:6-03PQ4E-3LH43R


&
*$

 %?

=%
?SMA $% &
)
 %
$
@
,039HCE-03T
?"

?)
A=)
A)$

$$ A?%?
*A"
 )

U*;
A ?

*

& $*;$)
%!! $*V 

?A
! 
!
$*% 
=A $

?A
*

& $*;$)
% 
?A
! 
!
$*% 
=A $

?
!?&
)!A!



&
$?$
=
"$$=$
=

$

"
 &&* 
;$)*
"! $
*;$)"
?
%=A 
%WA$"



"$$=$

"
A
@
XT,031H-9.Y-.DEC220C38-36H438CE:E
Z0[J\49.@
]"! 
&

U*))
)!

$ 
?$$?

V $
)?*
""A
$%$
* A?
)*

A*$



&
;&;%
)$=);%)
A=)

V $
)?
$=)V
)

?@)

U*
$$
$

)*

$

!$"$ %

&
$?
$  
?A

@)

U*
$$
V
??

)

);
V%


A &

;?V%
$?
$ 
?
!"
^

)

A);
V%
$?
$ ?
!"
^

)

)
V%
$
= 
&"$ %
$?
*
?)

"$*
*$%
&#




*
"

WA^
?

)

A)
V%
$?
$ ?
!"
@)

U*
$$
! 

?
&

$
= 
&"$ %
$?
$ V%)
 

@)!
!$
$
)$""?$*A
 %
! 

?&


$
= 
&"$ %
$?
$ ?
!"
@)A
)?
!"

&)

U*
$$

=$* *

$
A$


&)
?
!"
!
$
)
!
!

?V%)
 


??



*

& $*;$))
A
A
?$
=
$?
$ 

?A

@)&
 );
A ?V

$"!*@
9TLD/E-94HH/8-_-8:43:E.4XH-ED:890JJC3-./
Z0[J\49.T)!)%
$* ?$$
$


&

V $
)?*
""A
$%*
A ?
**A$&"U

?;VA$ )
A=)


V $
)?*
""A
$%

$=)V
)

? 
$&"U
?
!"
;VA$ );
$
*

$

;$)) 
?A


$
)*
""A
$%
A*))$?$$??)*
""A
$%@)
$

"
 &&*
*A
?V%
A*)*
A ?$
* A? *+
& 

?$
A!$


& **



$*

*)



)
!!$
=
@*
A ?

$
* A?)*$


&V $=)?VA$ ?$
=



?A
)?$$
$


&)*
""A
$%@
)

U*
$$
*A
 %*

?A
?
!?VA$

A
A
??V%AV

$?
$ A

@

"
$

?!$
A
% )

U*;
A ?V*
"! "
%

?*

$

;$)
A
A
?$
=AV

$?
$ 
A


)

) 
 

A) 
?;
@)

U*;
A ?$
*
*

*$$%)
A=))$"! "
$


&

$?; +




;
*
 
?@
??$$

)

U*;
A ?

$

 
%$
&
A*A);
A ?
A $
!)%
$* 
?$$
$


&

V
A*$


)
A
A
?$
= 
?A

@)A
)!
!

?

U*;
A ?
A $


$"!* ?

!)%
$* ?$$
$


&

V $
)?*
""A
$%@
)

U*
$*

$

!$"$ %
&*
A
?
!? 
?)A
?
V*$A

*)?@)

U*
$$

V
??
)

)V%
$?
$ ?
!"
^
)

A)V%
$?
$ ?
!"
^
)
V%
$?
$ 
?
!"
^
?

);
V%


AV%
$?
$ ?
!"

*?

)
)
$?@)

U*

$$
! 

?&

$?
$ ?
!"
V%)
 

@)!
!$
$
)$""?$

! 

?
&

$?
$ ?
!"
@)A
)?
!"

&)

U*
$$

=$* *

$
A$


&)?
!"

!
$
)
!
!

?V%)
 


?;$ 

?$$?

V $
)?*
""A
$%@
`a-E.-36LH43EbL20624JEb02L0H-9-:E


@
I-.-64.-03I:4EC2:E


@
 



 







!"

#$%
&#


'(
$

"
 #)*+ $

,-./012
#$%
&#



 




34


5**

67)!
78885*


*59
9

"
6!"


6$$
$

! 

$
9 6$$
$

9

! 

4!6
#$%
&#


 4
$*$! #
6 

5**

67)!
7*
6 $:%5" 9 5*
"*
6
*


 

$8

;<=>=?@ABC>DADEF>?,CDGH
IJKLMKNOPPQ
RNSMNTNUOMK
VWXOUK
IJKLMKNOPPQ
RNSMNTNUOMK
YMPLZZ
[NKNSOKNJM
VMUJ\XJ\OKL]
^LZZK_OM
RNSMNTNUOMK
VWXOUK
`J
VWXOUK
5
64*
4:

$ 9
8) a a b a :5$
! *
4:

$ 
4":

&c$
$
9)
4 $
9
!
!  a a a b Ed20.22d-eH
f<Ceg.012.h2ifeidfjk/-lim
@122Bmfe,dkednd0feiCopf0i<)

q*&

8 )
 

r
6s
6
$9
$


&(
t
$6
$ u(tv

6)w

$
9!xy$
9 z"$ %t
$6
$ {



&t



6t

55)(t6
$9
$


8 6

$%

&
64* 8)$ )*4
{

$
9!"$



&"$ %68 $
94
$
5**
6$
9
)

!
!4 $


$"

!!6:%)# $&

$!"

&z$

* )5!

!)
4 )
6$
#


5s
6)*4


 

r
6s
6
$9
$


&(t
6t



6t

5{


)

q**
4 6:6
!68$)

68 $
94
$
u59

*
c64*|
'5v5)!

$ !
!4 $

$
$
6$$64
5
!
!

6 )

q*
)
6

$%
&5'64* 8)$*)
8 "c$"4"
&68 $
94
$
8$)!

$ !
!4 $


&
!


uc5!

!)
4 )
6|5'v5)4
)

q*8
4 6
4 $
!
!4 $

$
*

&
}*
"!6

8)8
&
*
65
6

)!
!4 $


$"
!!6:%)
4)
# $&

$

*$$


&


"

u#v )!
!4 $


&#


$
&
*

:'


!

$



5

)
8 $
: 


:
8 )*4 !
!4 $

$
$
 $
8$))#&
*
5

4*) 6~4 
66
!"
*!*$%$
$ : 

**
""
6)
$*$!69
8)$
)#$%5
Bfhj1;€H,AG=-p.jfid-e‚-/10f2i-opf/1gi-A0i.fj=-p.jfid-e  ;ƒ€; ;ƒ;ƒ ;ƒ;„ ;ƒ„
 ;ƒ†ƒ
#

!4 $

z
*
‡

‡‡ 

ˆ'


 '



*4 

!4 $

 ‡
‡ ‡''

ˆ ˆ

4*
7

z6 #

4 6
6

‡


t
#z$
 
8)z
*
:%34$
6$*$

7
)!
7
*95*59

$
"$
&$ 
&$ 
*)"



‡‰


!
*
‰&$
 9
8)&
*
:%q4$
6$*$

5!6&Š‡
'‡
' 
**

6
": 

 
6
&# $&

$(


!4 $


6
4 $
9(
$"
&
#$$
#
4 $

6)
 



8$)


#

4 
*)"+ )!
76
&5*59
&
*
$
9"
9!)$*

$"

$"





 **

6
": 

5

 )
49))

q*
$$
4
6
!6 $$
6q*

c$
$
96
!"



 &
4
$6

&)
$5)

q*
8 4 6*

*
)c$
$
98 $

*66q*

)

q*
$




45)

q*8
4 6
*

*
)c$
$
9
8 $
$



46q*

)

q*
$5

6 *$*4$ $$
$ : 
$
)$*$
$%
&)

q*
$5
66$$

 $
&
4*48$ :
66

)

q*
))

$"!

)c$
$
96$
6

6*

*
$
&
4*4
)
$5)&
 !

$ $"!*
 6
$
64*"

&
4 ! 

6!
!4 $

9
8) $)6$* %
$
6$* % 8
4 6: 

)

$9
$&$*
5
h<Ed2pjf012.h2ifeidfje.oh1/2-n1‹d2idekm-.2dek-/p1-pj1 D-Copf0i<)

q*
$$
*4
 %*

66




4!!

%!
! 
)
4 $
95
!
! 
)
4 $
9
8 4 6:6$
! *6:%$"! "
$


&)!
!

6

q*5#


 % )
4 $
98
4 6:6
!6:%)

q*5
)&
 )

q*8
4 6
4 $


$"!* 6
6$
! *"

6! *"
)
4 $
95
 )!
76
&5*59
&
*
$
96"
9!)$*

$"


!
!4 $


6 )
4 $
9 
$"

&

*$$

*
4 $


6 )



 **

634
 

5
 



 







!"

#$%
&#


'
$

"
 #()* $

+,-./-012340.52671648.576273-9-:.


;
<-/-14/-70<:4.=6:.


;
>7=69:.
# $&

$!"

&?$

);

;'


!@ $


A
@
$
B'
$"
&
#$$
#
@
$

A( 
C
@%



 D$(


)("*;))

AE(!
EA
&;);B
&
)
$
BA"
B!($)

$"



!
!@ $


A
(
@
$
B

$"

&

)$$

)
@
$


A
(



;
#;

FB$

 

!
$



@
$
G #
""@
$$
B%H#

I;))

AE
(!
EDDD;)

)

) ;
B
B
#

)

#
?$


;
!J;

KLM+NONMPQ2RNSO+<>T
UVWXYWZ[\\]
^Z_YZ`Za[YW
bcd[aW
UVWXYWZ[\\]
^Z_YZ`Za[YW
eY\Xff
gZWZ_[WZVY
bYaVhdVh[WXi
jXffWk[Y
^Z_YZ`Za[YW
bcd[aW
lV
bcd[aW
;?@ 
$
"$)&$ @
H m@$

$

n

Io
A
$Ao$m@&)$

 p p q p G; A$
B
&"
(


)@G$)%A
 p p q p ); A$
B$



r

! p p q p A;@G

$ 

$





&
!

$  p p q p ;s

G 

$ )

A$$

&
"BA$
B p p q p &;'J!

$

$
 p p q p t-.9=..-70T
4Lu4=3/v.:-.8-9w4-3=6:.xy3z=-./{26-737|70:}vO40~.3-~:vO-z=:w49/-70 O:../40>-10-w-940/P8€49/L
u4=3/v.:-.8-9w4-3=6:.xy3z=-./{26-737|70:}
 m@$

$

(m@*&@ n


B@ 
%n



@
@
A$
B(
@&))

&)$&@ 
$

# $&

$;H)$
 $


((

@&)A&$
$
B&@ ;I‚(
)$&@ J$

$&$(
(
!

$ &

@&)@!@ 
@)@&
(@"

))@!
)%)

G! )A
(&@ 
A"@
G
"$
$"@"A$

)&
"(&@ HB
 %
&I;
))
A$
B
(# $&

$

B$) ƒ„
†‡ˆ‰Š'(m@*
nA
‹

!! $)$

H'Œ‹!!I (

)
$$



)AD$($

 m@$

$

'(m@*?@ n

;
(

)
$$
$

$
"$) %)$
&
@(
# $&

$
A$
J!)A
J!$
)"
A


B
@
A
(*$
BA@$
B( $&$"
&(

);($
$
*$


)

$AA
@G

$ %A$&&
(
(

&
(
$"$ !
!$
$
(
@(
# $&

$;
"
A
%)

A$$


&

)!!
 (

)
D
@ AGm@$A
)

@)(!
!

A
@)@
$
))
A
)D$((
$
"$)A
$B
)$$"
AAG%
(#


@
$)$! #
A$  @$ A$
B

A#

@)$

#
A;(!@!


&($
$ $
$
! 
!
$A
"$
$"@"

AA


&B@A $&
!
!%G%
$!@ $
BG@$ A$
B
A&
@
A$

m@$"


D$(

A
(m@*
;

(!
EDDD;)

$

;);B
)B
 m@$

!$

))

AŽ)
G 

;
(!
E"!
;)

$

;);B
B

B$)(nA
A$D ))

AŽ)
G 

;
 



 







!"

#$%
&#


'
$

"
 #()* $

+,-./01.2/
3
4 $4

4
(

!&$ 5

)

4%
$
"$)&&)
(
))545$
6


&(75*
8

("


5 )!$9 
(75*
$
45)4 
4 $4

!

!
5
4 $
9%

 :*

$


4



4;)

<$
$
6 
4 $44!

$
8))
4$
6
(#$%
&#



 

'=!

43
4 $4>4! (

;)$


$4
$&$4
($6( %
5 )!$9  
4 $4(>48(

$$
 $ %& 
4$


4;)


%

!

($
$4
()
5 49!

$ %
5 )!$9 
 
4 $4
8
+1?@2A,BC1D-

$  $75&)$

$
!(

"

$
:($)(
54 )
(
$





$
 %

)4:$($
!!
<$" %

&
&(6
5 4
5&) 



6(45
)%) $)!
:!

56
$

&
"
$
"$)
(*$
6

(
6)%) $)
4$
685$
6(


&


(

$ )75$
EFGHIJIKLM
5&&$)$

!"$9
((
$>

 
4
$) "
"

8
$ !
!$

4

$ )

4$$


5)(
%! 6 <5 )

 
4)

$

)% 

6
:$(($

$) 4!(

6
5 4:5
4
$4
$&% )()$> 
4)
  $75&)$

5 )!$9 

$
8
))
4$
6
(# $&

$

6$) NOPQRLST'(75*>4
U

!! $)$

V'WU!!X (

;)
$
$



)4$
 $75&)$

>

8
:$(

4$
6 (

;):
5 4975$4
)
"! %:$(5$ 4$
6
4
#

5)$

#
4Y8Z8
[
V4X \]^_]`abc`def]g^h_i :($)($
) 54
464$
6(
5 4$
$95$



4

6(
&<$
$
6

$
)

) 5
$


4)
""
4$

&
64$
6!
)45
4
$6
)$$&

)
)$"
5

4
(475$49%(5$ 4$
6j&&$)$ 8
44$$

(!
!

4

;):
5 49
75$4
9)

5)4$
)
"! $
):$((# $&

$5$ 4$
6#
4V##X
4(kIKLST5
$)$! #
4 
$
) 544


'j
 :($)(:
5 49$&$4(
56((kIKLST! 
)()*
4!"$$
6!
)

8l$(
)
"! $
):$(<$
$
665 $


4(

;)
)$

$"!)
 4

$
"$) % 46
5 4&$ 5

4 $75&)$

:
5 49 

(

$6
$&$)
8
mnop,.1-qDArDp2Cs,-tuuB@m1Bv,p./
+2//Cs,-w1q-1A1B,-Cxry,BC8#

5)$


&(!
!

4

;):
5 4)

$

&)5
5"
&
)59$)
%4
V#zX
4&$ 
5"
& #z (5

5 $
6$

&$ 
5"
& 
#z8

5)( (

;):
5 4

5 $
64$
6
&"
(


#z8
: (

;):
5 4975$4
995$ $
)
"! $
):$((
# $&

$5$ 4$
6#
4V##X :($)(65 
 95$ 4$
6
4)

5)$

!
;)
:$($
(#$%
4$"! "


"$
$"5"

44&
95$ 4$
64
$6

4)

5)$

($
) 54

!)$&$)75$"

&

$
"$)
&% 
<)$

&
5 4$

$
$
6:

4
$4"
$$

8{5( $"!)


)$4:$(64$
6(9


 %>4(
56(
5($
$$646$) $

VX$
)$

 $W5 $% 
4)$

Z 
(
5 


9
(
&:($)(:4"$
4
( 

(

$6
$&$)
$"!)
8

5)( $"!)
 4
64$
6:
5 4
9 

(

$6
$&$)
8
Bnop,.1-q1-,p2,/D|2ptu}/0Dy2
+2//Cs,-w1q-1A1B,-Cxry,BCn
4

$

!
6!(% (!
!

4

;):
5 4

$
) 5464$
6
&
%

:$(

!


!)
8

;)64$
6:
5 4975$4
)
"! %:$((# $&

$5$ 4$
6#
4V##X 
:($)(65 
 95$ 4$
6
4)

5)$

!
;)
:$($
(#$%
4$"! "

"$
$"5"

44&
95$ 4$
6
4
$6

4)

5)$

($
) 54

!)$&$)75$"

&

$
"$)
&% <)$

&
5 4$


4$
$
6
:
844$$

 % (

;):
5 4$
)
!
)

5)$

9
"
6"
!)$)
V

X(
56(4(
)

##64$
6
4
$!!$

)
""
4$

$
) 544$
(
)(
$) 

$6$


5)(
"
 
&
5 4
$9 
4
5

9 

$

9)
"!)4
4)
( $* $(

4
&
 "
&)

5)$

8{5( 
$"!)


)$4:$(64$
6(9

 %>4(
56(
5($
$
)$

 $W5 $% 
4)$

Z 

(
5 

9
(
&:($)(:
5 4
5 $
 

(

$6
$&$)
$"!)
8

5)( $"!)
 4
64$
6
:
5 49 

(

$6
$&$)
8
.nw@m/C,-C1,02pD/1D-Dp0D//DACDy/D10
+2//Cs,-w1q-1A1B,-Cxry,BCn(

;):$ 


5 $

59 
$ 

$ 

$


(


&
!

$ 9)5
(

$:$ 9!4
4 
4 )!4&$$
4
!48
)




$ 

$

45$
6)

5)$

(

;)!
!



$
75$4
)
"! %:$(#(!8Z8


'

$

#





&(#$%
&#


5
$)$! #
4 :($)(



$"! "
($

 

5
$
)(6' $"$
$

%
"V
'X75$"

!! $)9 
(

;)

4!!
"l

5$



$



Vl

X8
44$$

lW5 $%
6"



 (!
~"!
8)

$

8)86
6

6$)(>4
4$: ))

4{95%Z 

8
 



 







!"

#$%
&#




'
$

"
 #()* $

+,-
.$
/0$1(11


!


)

0)$



$ 

$

2
!$


1$"! "
$


&(
! 

$

"
1
%/0$"
2
(,

3$ $1
$&%!

$ 

0)

&

$


1
1$"
$




&
!

$ 10$
4)

0)$


1$1
$&%


$

)


"
0

10)
 $"$
(

$


1


&
!

$ 
0)(
(0

&
$ &
)$
4 &$5



4 54

5$ $61)

0)$



)7$ 
1(%1

1$
42


)

0)$

"0)(
&(
$3$ 5)
13$(!$
4 
0)0

1 
1 )!$
4 3($)(3$ 10)

$ 


$

2
1$ 1$
)$

2 89:;<=<>9?@:A?BC;DE?=FB9 (

G)3$ )

0))
"5$
$


$


1
1
$

5
$


&
0&&$)$

$6
(
1 3/0 $%(
04($
&$ $


1&

1"$$4$

(
04(1
$

2(


3$ 5
 %61
1)

&$"1
)

$
(

%0

&&3$($
()05 
1(

%0

&&3$($
(
$4(
&3%2
"3"
3$ 5!
$115%(5

"
&(!
!

15
$

3((/0$1
0"
3$ $
&$ $

(4
0 132(5
$

7)1(/0$13/0 $%
0"+



 %
$
0
1
)$

89:;<=<>9?@:A?BC;DE?=FB9HI,$()
"! $
)3$((JKLMNO0
$)$! #
1

"3"
4"

/0$"

P4$

 ,-0 $%#



1+P,-#.,

/0$"


1$

 $


&

3($)(
3 0 15$"! "
15%(JKLMNO

G)$35%(JKLMNO


$
4
1
!"
!"
 
!"

$)
$$
$

)

0)$

$"!)
 1


$


1


&
!

$ 3
0 15 

(

$4
$&$)
2
QRSTUVWXYQUZ[Y\ZT][V[ZTU^_Z`a_W][Ta
bQUUVcWTd[aT[^[\WTVe`fW\VRg

5 

$ )

1$$

((!

$ 

0 $
(61

0)(
 
1 $1

 
!1$
4 
05 $1
) 
1 $/0&)$


)
!
2h
1 $1
(1
3 ($ "
"

&"



&(

1
)*
1
&


)$13$((/0*
i50
(&)


0)(
(

! "
$
0)



&(

$ 
)
"!

$$


&(
05 0&)4

4% (%$


1$"!
!41$
4)
$
& 0
)(
))0
)
& 
1 $1
2

1$
)0

1!$
0 % $"! "
$


&(

G)
1

)$141$
40
$* %

0 $
(61

0)(


1 $1
2
h 
!1
&
3"
&$
4
 
1 $1
()
""

%&
"

4
 

!

1((!$1& 0$1

$*&
3"
"
  $*32 ( 
13$($
(

G)
$$
 $ %& 
1$



)1$

!




1 $1
i(0
(



!
("%)

$50
  
!1$
42
05
$1
)$
(1
3 31"
"

&(4
0 1)0
15%(0
1 %$
4

$ )

1$$

2#$


$

0)(

) %

$
!$)0  %0
5 5)0
(%
($
*
1
3 1!
1$
4

($"
$
0)


205
$1
)
$

$

0$&50$ 1$
4 

0)0

$
* 3($)()0

1"4
(50$ 1$
4

0)0205
$1
)$
0
0 %
"1$15%7)$
4(

$ 
(1!(
&(0
1 %$
451
)*
1(
)
"!)$
4(

$ 

($)


0!!
50$ 1$
4 
1
0)0
2
#
!

))0
$

01

$
$
3($)((
!)53
$
1$$10 !$) 
$
&$ 13$(32($
37

!

0

(

$ !$) 
($
& 0
)
(
3$4( %(!$) 
("
 
!

1
4(2(

$



($

4(5
(50$ 1$
4 
1
(
0)0
2

1

(# $&

$

4$) 0% (
$$


"!!13$($
6


&!

$ % $/0&$5 

$
2
1

4
0 131+(!j333232)24
31 $5%. $$

$"1(4
0 13$
1!(
&
&5
37$
$
4412h$/0&)$

$


)

$11
5(61(
05G)
$10
(41!(

4
0 13+4(
&.
1()0
4

4$)(61"!!$
4211$$

 % 10$
4(4
)(
$) 
 0$

4
0 133


&
0 110$
4(7!

%5
$
4 *
&5
34
0 1
0&)+54
.2


0)( $"!)
3
0 15 

(

$4
$&$)
 
1

$"!)
 1

05 $1
)  $/0&)$


1)
!
3$ 
))0
(
04()
"! $
)3$((# $&

$0$ 1$
4
11
#
1

*

3 
# $&

$#
1
&P40 $

$ 
2
(0
3$()
"! $
)3$(7$
$
440 $


1$"! "
$


&5
"
4"
!)$)
+

.$"!)

 1
0

5 

$ )

1$$

&
"41$
4 $
) 01$
4 
1 $1
  
!1$
4 
05 $1
)  $/0&)$



)
!
3
0 15 

(

$4
$&$)
2
^RklfWTU[mQUZ[YU
bQUUVcWTd[aT[^[\WTVe`fW\VR'7!

$

$
)

$
)$
%!

&) %"$

(
($
*

3 
("
$
0
)


)(
4
i(
($
*$
4

3 $
4)

($& ))* 
5*
0)0
50$ 


0)(

$
2$1

"$$1

3$(


 )(
4

&

$ "
$
07!$
) 
0)(


0(
# $&

$ (($4(!

$ 
&7!

$

$
(

3$(($4($
& 
1"
)




$ "
$
02
'7!

$

$
4
 %)

$

&) %(
1
7!
1+$
)
$

0".
$5

5
3 
1$3$ 
($
*
+ 


$

0".
3$
13
3%2))
1$
4
(0 P

0)
#

$

$) g
$1

 



 







!"

#$%
&#



'
$

"
 #()* $

!"

&+$), , -.
$ ,% (

/)
$!$"$ %)

$


&

$
) 

$&$0


+ %
%&$


0%
"1
# %

$
+
 %) 

$&$0
23456789:3;<($
"

(+$
"
,

&) %=$ 
0
>!
0?$
)

$

,"@
$.

.
= 
0$=$ 
($
*? 


$

,"@
=$
0=
=%1(


$

&

$
)

$


&.
=

0%
=$
(.
=

$+( %)$0 + %%&$


0%
"
0+ %
"1),

(%

) %

$
(%


,
)!$. 
>!

$

1
=$(

0$
+ (

/)=
, 0.A,$0
)
"! %
=$((# $&

$,$ 0$
+#
0A,$"


$"! "
0(
,+((#


,
$)$! #
0
0$&$0(
,+(
(B9CDE8! 
)()*
0!"$$
+!
)

1($"!)
=
, 0. 

(

$+
$&$)
1
FGHIJHKLMNOKIPMQRLQOSIPRQMRNHTHUI
MMMVFWXYZ[ONH\RQKHO]^HN_HKL[R_U`(

/)$
A,$0
)
"! %=$((# $&

$,$ 0$
+#
0
$
) ,00
$
(B9CDE8,
$)$! #
0a11


!) ,0
$+
$&$)
0
&&)


)$0=$(
$
"$)(b0
1
# $&

$,$ 0$
+#
0 0
0+

+$

0
)$$ 
+$

!)$&$)$

&
(

/)A,$0
.
$
)
!
0$

+0$
+! 


0
!)$&$)$


)

0$$


&

/)!!
 1
MMMcdXYZeJRQSfOJUQMRNN^JHRKMQUgUKJHRKMNOK`
 $
0$
)$

 hijklmlniopjqorsktuomvri1
wHJHLOJHRKwUOI^QUI


1
eR^QTUI
#$%
&#



 

&'
$

"
 "!)x!
 )".

1))

0y
(!
y===1)


)1+
+

"
0!"


0$$
$

! 

$
+
0$$
$

+

! 

,!0
#$%
&#


 ,
$)$! #
0 

1))

0y(!
y)
0 $.%1" + 1)
")
0
)


 
)


z)

{{

)(
$) '
+$
$
+x!
 !!0.%)

#

, 


)1 
".

1?)



@
?!!
0$>@1

|`}~€WWV~‚ƒc‚„F€d
‚†„~Z
‡ˆ‰Š‹‰ŒŽŽ
Œ‘‹Œ’Œ“‹‰
”•–“‰
‡ˆ‰Š‹‰ŒŽŽ
Œ‘‹Œ’Œ“‹‰
—‹ŽŠ˜˜
™Œ‰Œ‘‰Œˆ‹
”‹“ˆš–ˆš‰Š›
œŠ˜˜‰‹
Œ‘‹Œ’Œ“‹‰
”•–“‰
žˆ
”•–“‰
1Ÿ$
=A, $%

00
=
0$
)(+A,$"

     ¡   .1! +
,
0=
,!! $
     ¡   )1 >$
$
+0$
+!
     ¡   01
)
&

0$
+(b0     ¡   1+0
,&)
+
,
0=A, $%     ¡   &1 -$($


%&

0(b0     ¡   +1
)
>!

,
&

0$
+     ¡   (1'>)0)!)$%
&

"=0$
+
%
"     ¡   HIT^IIHRKZ
O`¢HRNOJUfOJUQ£^ONHJ¤IJOK_OQ_I¥fOIJU_HIT¦OQLUQU£^HQUSUKJI UIIJ¦OKeHLKH\HTOKJ†S§OTJ`
[RKIJQ^TJHRK
(!!
>$" %1
)
$)

$


&

"=(

0%

$
=$(
!
 =0%+$

1,&)=

(
$=
, 0 $* %.
, 
&!)$!$$


"$


,&),

&&&
"(
,
,
0$
+
1(
, 
 



 







!"

#$%
&#




'
$

"
 #()* $

+$
,

(
$&

-
(.$
$
,
!
,!(%
+&
-

(

(

(
/#

0)$


&(

1)
-
0 +$

) $
, ,+$
, !$
, 0$ $%$

 $

20$ +$
,)

0)$


+($

 $


& 
+
)!$
, 
-($)(-
0 +
0 $
(,
$


&!

$ -30 $%!
0


0)(

$  +2$
)("$)
!$


+

(



-$((!

$ 
+
 %&&)-30 $%/

0)( 
(
4"-30 $%$"!)
(
(!

$ 

))0+0$
,)

0)$

)$$$
$
(2

)
&
%!
)$

$+
)"
0
/#(!
/5/
5 
6789:8;<8;=78>?>@;
&(#


0
$)$! #
+30$
 -
*30$$
,,+$
,!"$



(
!!
+'

$

#




/($

-
(#$%'
,$

+"$
(
-

$



+$"

+$
)(,&
"(

1))
0 ++
 %$"!)+1)
!
!$
/


$ -30 $%$"!)
+0$
,)

0)$


&(

1)-
0 +2!
+(
0,($"! "
$


&
A

/#

0)$


&(

1)-
0 ++$
02"
(
)
&

$ B(&
 (!
!

+

1)-
0 +
230$+

2$
)
,0
+(
'
 
"$&
$
)(,

&
"A

)$+-$(
#

0)$

)$$%/#

0)$

)$$%
021)
($
!"$$
) 0+
) $
, ,+$
, 
+,
0 ++$
02
)


0)(

)($
, 

)*!$ $
, 
.)$

/(#

0)$


 
"$30$
$"! "
$


&
A

($
30$+
$+
$&% !

$ 

0)

&!
0$

(

2 %.!)+
&&)(30 $%

&

"-+$
)(,
&
"()

0)$


$/(A

-
0 +,
 %)

$

$"!
(
-$
,(
)

0)$

!$" !
!

+20$ +$
,


"-)
)$


++$
)(,!
$

,
 !

+!



)

0)$


!
,!(% +$
,!

)

(
$ 
++1)

+-%
/(A

-
0 +

$
) 0+
)

0)$



(-
0 ++0)

$



$ $

/%!$) 

&


$



$ $

$
) 0+0

&
$ 
&
)$
, &$2

, 2,

2$ $C+)

0)$

+$-% 
+

)*!$ "
,"
/
+(
)
(.$
$
,30$"


+$"! "
$


&(!!
!$




0+(
0,((DEFGHI
! 
)()*
+!"$$
,!
)

$
) 0++


AJ
 -($)(-
0 +

0((

1)-
0 +


$

%-30 $%

++

-
+$
)(,30$"

!

$ -30 $%+,+$



)$+
-$()

0)$

)$$$
-
0 +2"$
$"$C+ 
+$"!)
-
0 +2 

(

$,
$&$)
/
KLMNOPQRS
))
+$
,
(

1)AJ0 $%
,"


TAJ
U 0

&&&
"(

1)
$
+(
0
0 +$
,
&
-


("
) #*TV)(U(
&
-


(-

(

V$TV)(
 

(
U
+&$
 %"!$
$

(
)$&$)W)

0
$
,

)(/

0


&)

)
&
(

XYZ[\IF]^_`)$$
,[_F^]Ia!T)$+
2
2 
)U )
!!  + !(
,


+$
+$)
2)$/(


1)%+

,%0+%
+AJ
$+
$&%-
+$
,"
,"

T
U

$T
+U/

"-!
0

)
""

%

)$+-$(
$+
$  
+0

$
) 0+
+$"


0$


(
+
+2$
2)$
+$0


$ 
+,
 
+!
$)$+
/#$%
&#


0
$)$! #
+#(!/5/


30$
(

1)
)
"! %-$((
'!
," -($)(( !
$
"
,$
,(30 $%
&

"-

02
0

&&(&
-
&
"+
!+
$&)

0)$

$
)
"! +/


$ !
0



)$+-$(
(!
!

+0

$
) 0+$
0 )("$)
&
") 

!(
,

&
"!-


0$

&
"&$ $C 
!
$)$+

+
+$"
&
" 
+
)!$
, 
(
++2$

+
$ 
+,
&
"($) 
/$
)(,
&(

!
0

$


0&)-
)
0 +
0 $
+,+$


&-30 $%/
- (!
!

+

1)-
0 +2
30$+
$
)
!
AJ

$
) 0++$


AJ

-$(!


)

0)$

T
!"

Ub
-"!)

!"
TbU
$+
$,


0))



+"
)




/(b
$+
$,
-
0 +"$
$"$C
$"!$
0 
0&)

+!
$+$
&$ $


&0

&&$

 
+
)!+
/
c/
d/


&(DEFGHI0
$)$! #
+T
+

AJ

U30$
$"! "
$


&AJ0 $%
,"



TAJ
U2
+

(
$)$!+!
0

()
0 +
0 &
"
-+
!"

++
!"

!
1)
/(e]Zf^gFHIAJ
-
)+
)
"! %-$((30$"


&(#$%
&#


 (V$
$+
#
0 %AJ0 $%
,"



+(
'-$+
"-

,"/(

-
0 +$
) 0+
!
0


0))


&0

+!
0
"
)


&0
/
(

0))




-
0 +"$
$"$C($

+0)$


&!
0

("%
0 $
-30 $%$"!)
B
+
"
)




(-
0 +

"-0

&&/h
(!0!



&

"-30 $% 
0
+,
0 +

%
"
&$
&$ $


)(
&
-30 $%
+&

+)


$
!
!

+$
(

(-
)


&(
$

$
,2
(
&(.$
$
,
/(

$+$
,
%
"
&)02
,0

+

"+$

!+
"$

 %
-
0 +

&0

&&
(0
+,
0 +
%
" -($)(-
0 +(
&
-$

(.$
$
,

"+$

%
"$




0/

!

+2$

$


+&$ $


-
0 +)!0  
+

-

"-0

&&&
(
(!)
$  

(
0

"/
(AJ
$
+$)
(
$(
+
$,
)!0
0"T#iU
& /)02$)&T)&U -($ (!
!

+
0 +,
0 +$
&$ $


%
"T
&$ $


jU(
+
$,

0"
& d/d)&/($

%
"-$ (0

 



 







!"

#$%
&#



'
$

"
 #()* $

!
$+
,! ,


-
& ./)&
0
#1234
5 .6.(,
+-
,
+$
&$ $


%
" 7$ ++

"
+5$

( 
,$

5)$ 
+$,

7$("+$,"
($-("
 &&$)$
)%234

5 '.6.
3$($"! "
$


&
'8,$"


+(34
!,
,

(#$%,
$)$! #
+ 2$
) ,++


34

6 7($)(7
, +5$&$++,$
-(! 
)()*
+!"$$
-!
)

&
(!
!

+

9) (
!
!

+

9)7
, +

$

%78, $%

++

7
+$
)(-8,$"


+$"!)
7
, +
5 

(

$-
$&$)
.
:;<=>?=@=ABCDEFGH@=BID>>?J=I
K=IILMHENJAEJOJPHE@QR>HP@;
"
&(

,)
&!
5 7
,!! %&
(#


S$ $%$
$)2#S6$
&
" -
,
+7.#S(
7
-
,
+77
7$($
$
+$
$5,$


%
"()$ %,
+
!,"!-
,
+7
&
"("
) 
,
+7
$
7($)( $
5
((#$%
&#


.+$
),

$


&
 7
,!! $

)
5&
,
+$
)$


TUVWVUVXYZ
&($

$$ ,+%.

!"

&(

9)7
, +$
)
$"!$
,

,&))
-

(

9)
$ 7($)(7
, +$
,
+,)
("
,

&+$)$
&$ $


&,

&&$

(-
,
+.(

9)!
!



,

+
7$($
(

9)
$

)%,

&&
(!
!

+,
+-
,
+$
&$ $


%
" 7($)($
+
$-
+&
5
(+
$


+78, $%.


,)( (

9)7$ 

$
&
,5

$ %7$(-
,
+7)(-.

++$$

))
+$
-
$7
&($

$) -
,
+7+2# $&

$!"

&3[

,)

+
# $&

$3[

,)
#



+-
,
+77 + \+!(
-
,
+7$
-(
/&
5
7-
,
+
,&)25-
6$
(-
 

9)
$.

,)( (

9)7$ 

$"!)-
,
+7.
(#$%
&#


$

)+7$($
("
) 
,
+7
$
7($)($



+9,+$)+5
$

+$
!

&(

,
$
5 
,
+7
-"
)26.
)
"!



&(

9)7
, +
5 ,)
!

$"! "
$


&($
-
,
+7"
-"
! 
&
(5
$
.

+