HomeMy WebLinkAbout2025-04-08 Planning PACKET
Planning Commission Meeting Agenda
ASHLAND PLANNING COMMISSION
REGULAR MEETING AGENDA
Tuesday, April 8, 2025
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you
wish to speak, please rise and, after you have been recognized by the Chair, give your name and
complete address for the record. You will then be allowed to speak. Please note the public testimony
may be limited by the Chair.
I. CALL TO ORDER
7:00 p.m., Civic Center Council Chambers, 1175 E. Main Street
II.ANNOUNCEMENTS
1.Staff Announcements
2.Advisory Committee Liaison Reports
III.CONSENT AGENDA
1.Approval
a.February 11, 2025 Regular Meeting
b.March 11, 2025 Regular Meeting
IV.PUBLIC FORUM
Note: To speak to an agenda item in person you must fill out a speaker request form at the meeting
and will then be recognized by the Chair to provide your public testimony. Written testimony can be
submitted in advance or in person at the meeting. If you wish to discuss an agenda item
electronically, please contact PC-public-testimony@ashland.or.us by April 8, 2025 to register to
participate via Zoom. If you are interested in watching the meeting via Zoom, please utilize the
following link: https://zoom.us/j/99910988744
V. TYPE II PUBLIC HEARING
PLANNING ACTION: PA-T2-2024-00053
SUBJECT PROPERTY: 231 Granite Street
PROPERTY OWNERS: Stephanie & Bryan DeBoer
APPLICANTS: Carlos Delgado Architect
DESCRIPTION: A request for a Physical and Environmental (P&E) Constraints permit to
construct a new single-family dwelling in steep slopes greater than 25% within the hillside overlay
area, including exceptions to the hillside design standards. The proposal includes a Type 2 variance
due to the proposed driveway grade exceeding 18%. The applicant also requests a tree removal
permit to remove 67 trees, 63 of which are between 6” and 12” Diameter at Breast Height (DBH), 8 of
which are dead, and 4 are significant trees which are larger than 12” DBH. COMPREHENSIVE
PLAN DESIGNATION: Low Density Residential; ZONING: RR-.5; MAP: 39 1E 08 DA; TAX LOTS:
1800
VI.TYPE III PUBLIC HEARING
PLANNING ACTION: PA-T3-2024-00012
SUBJECT PROPERTY: 2320 Ashland St
APPLICANT: City of Ashland
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DESCRIPTION: A request to modify the officially adopted maps for the locally adopted
Ashland Modified Floodplain to be consistent with the original studies conducted and City Council
Approvals. The amendment would remove the Local Ashland Floodplain along Hamilton Creek from
Mistletoe Road downstream to Interstate Five. This amendment would have no change on the FEMA
flood zones, and those regulations would stay in full effect.
VII.OPEN DISCUSSION
Space
VIII.ADJOURNMENT
Next Meeting Date: April 22, 2025
If you need special assistance to participate in this meeting, please contact Derek Severson at
planning@ashlandoregon.gov or 541.488.5305 (TTY phone number Notification at least
three business days before the meeting will enable the City to make reasonable arrangements to ensure
accessibility to the meeting in compliance with the Americans with Disabilities Act.
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Planning CommissionMinutes
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
January 28, 2025
STUDY SESSION
DRAFT Minutes
I.CALL TO ORDER:
Chair Verner called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E.
Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Staff Present:
Lisa Verner Brandon Goldman, Community Development Director
Eric Herron Derek Severson, Planning Manager
Gregory Perkinson Michael Sullivan, Executive Assistant
Russell Phillips
Susan MacCracken Jain
Kerry KenCairn
Absent Members: Council Liaison:
John Maher Doug Knauer
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcements:
The Housing and Human Services Advisory Committee will hold a community resource
fair at the Ashland Library on February 26, 2025.
The April 22, 2025 Study Session will be a joint meeting with the City Council to review the
SOU Masterplan update and the City’s recent Economic Opportunity Analysis.
The Council approved a carbon pollution impact fee at its February 18, 2025 meeting,
which will go into effect in January, 2026. They also approved Ordinance 3245, which are
amendments to Chapter 2.11 and will introduce universal standards for Advisory
Committees.
An appeal of the Kestrel Park Phase III subdivision will be received by the Council at its
March 4, 2025 meeting.
Following the recent snow storm, the City has suspended enforcement of the removal of
hazard trees if they became damaged during the storm. This suspension will end on April
30, 2025.
2.Advisory Committee Liaison Reports – None
Page 1 of 4
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IV.PUBLIC FORUM – None
V.UNFINISHED BUSINESS
1.Approval of Findings for PA-T1-2024-00255, 110 Terrace Street.
Ex Parte Contact
No ex parte contact was disclosed.
Decision
Commissioner KenCairn/Phillips m/s to approve the Findings as presented. Roll Call Vote: All
AYES. Motion passed 6-0.
VI.OTHER BUSINESS
1.Climate-Friendly Areas Code Update Discussion with 3J Consulting & JET Planning
Consultant Presentation and Discussion
Elizabeth Decker of JET Planning provided an update on the firms’ ongoing code audit and proposed
updates to align with the state’s Climate-Friendly and Equitable Communities (CFEC) guidelines,
which includes the implementation of Climate-Friendly Areas (CFAs). CFAs, in addition to zoning
code updates, parking reform, and an updated Transportation System Plan (TSP), also included the
following guidelines that appropriate cities must adopt:
Allow multifamily residential (with ground-floor mixed-use)
Allow townhouses
Allow commercial, office and civic uses
Allow at least 50-foot building height
Require at least a minimum density of 15 du/ac
Apply no maximum density
Ms. Decker stated that the two CFAs proposed are in the Railroad Property and the commercial
section of the Transit Triangle (see attachment #1), and that the Commission could also consider
the following optional code updates:
Remove maximum density in C-1 and E-1 zones citywide?
o The Commission expressed concern about the potential unintended consequences of
removing maximum density in these zones.
Companion changes to downtown (C-1-D) zoning for similar CFA-scale development,
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without CFA designation
o The Commission was generally in favor of increasing building height allowances to
60ft and removing density maximums. The Commission wanted to discuss this further
with the Council.
Consider whether to limit other auto-oriented uses
o The Commission generally agreed to limit, but not eliminate, auto-oriented uses within
CFAs and determined to continue this discussion at a later date.
Consider whether to limit large-scale storage uses
o The Commissiongenerally agreed that this could be permitted in mixed-use
buildings.
Consider any changes to industrial and employment uses in E-1
o The Commission generally agreed not to limit industrial uses within CFAs as it could
have unintended consequences on small, owner-operated businesses.
Consider whether to limit applicability of solar setbacks within CF Overlay
o The Commission generally agreed that solar and height setbacks should be limited or
removed in CFAs except near residential buildings on the periphery of those CFAs.
Consider any specific design goals for the CF Overlay, beyond Detail Site Review Overlay
and walkable urban design standards
o Commissioner MacCracken Jain suggested design standards that promote outdoor
spaces as part of the townhouse, and that there should be intent behind developing
whole neighborhoods rather than developing building-by-building.
2.Walkable Design Standards Code Update Discussion with Cascadia Partners
Pauline Ruegg provided a brief presentation on the Walkable Design Standards Code Audit her team
at Cascadia Partners conducted, stating that this project focused on land use requirements and
guidelines from the Department of Land Conservation and Development (DLCD) to support
compact, pedestrian friendly, mixed-use land use development patterns. Walkable Design Standard
code changes included promoting clear transitions in residential properties to public areas; a higher
percentage of ground-floor windows on residential and commercial buildings; and requiring
weather protection along a percentage of the ground floor façade of a certain depth to support use
of sidewalk in all weather conditions. Ms. Ruegg also provided information regarding areas where the
City abides by, exceeds, or falls short of Oregon Administrative Rules (OARs) (see attachment #2).
Ms. Ruegg provided the following questions to facilitate the Commission’s discussion:
What questions do you have about the CFEC rules and model code?
Are there any code concepts that you have major concerns about?
What issues related to walkable design are a high priority for you?
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
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The Commission was generally in favor of the suggestions made by the consultants. Commissioner
KenCairn suggested that guidelines regarding street orientation include language for groupings of
houses that do not have street frontage.
The Commission discussed the difficulty in promoting affordability while enforcing guidelines that
increase development costs, and emphasized the need to include clear and objective development
standards.
VII.OPEN DISCUSSION
The Commission expressed interest in reviewing the TSP update in conjunction with the new
Walkability Design Standards. Mr. Goldman informed them that the TSP has a two-year development
process and would not be completed by the time the Walkability Design Standards are
implemented, but that revisions to these standards could be made once the TSP update is complete.
VIII.ADJOURNMENT
Meeting adjourned at 9:12 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 4 of 4
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
March 11, 2025
REGULAR MEETING
DRAFT Minutes
I.CALL TO ORDER:
Chair Verner called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E.
Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Staff Present:
Lisa Verner Brandon Goldman, Community Development Director
Eric Herron Derek Severson, Planning Manager
Gregory Perkinson Veronica Allen, Associate Planner
Russell Phillips Michael Sullivan, Executive Assistant
Susan MacCracken Jain
John Maher
Absent Members: Council Liaison:
Kerry KenCairn Doug Knauer
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcements:
He introduced Associate Planner Veronica Allen to the Commission.
The Community Development Department has completed an update to its online
permitting software.
At its most recent meeting the City Council upheld the Commission’s approval of the
Kestrel Park Phase III subdivision and rejected an appeal of that action.
Staff did not receive an appeal of the Commission’s interpretation of PA-T1-2024-00255,
110 Terrace Street.
The Council will have a study session on Climate-Friendly Areas (CFAs) and an orientation
on the manufactured housing park zone at its March 17, 2025 meeting.
The Parks and Recreation Strategic Plan online survey is open until March 15, 2025.
2.Advisory Committee Liaison Reports – None
Page 1 of 6
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
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III.CONSENT AGENDA
1.January 28, 2025 Study Session
2.February 11, 2025 Regular Meeting
Commissioners Phillips/MacCracken Jain m/s to approve the consent agenda as presented.
Voice Vote: All AYES. Motion passed 6-0.
IV.CONSENT AGENDA – None
V.UNFINISHED BUSINESS
A.Approval of Findings for PA-T3-2024-00010, 300 Clay Street
Ex Parte Contact
No ex parte contact was disclosed.
Decision
Planning Manager Derek Severson noted several non-substantive corrections to the Findings and
stated that these corrections would be included in the final version.
Commissioners Phillips/Maher m/s to approve the Findings as presented with the corrections
noted by staff. Roll Call Vote: All AYES. Motion passed 6-0.
VI.TYPE II PUBLIC HEARING
PLANNING ACTION: PA-T2-2024-00053
SUBJECT PROPERTY: 231 Granite Street
PROPERTY OWNERS: Stephanie & Bryan DeBoer
APPLICANTS: Carlos Delgado Architect
DESCRIPTION: A request for a Physical and Environmental (P&E) Constraints permit to
construct a new single-family dwelling in steep slopes greater than 25% within the hillside overlay
area, including exceptions to the hillside design standards. The proposal includes a Type 2 variance
due to the proposed driveway grade exceeding 18%. The applicant also requests a tree removal
permit to remove 67 trees, 63 of which are between 6” and 12” Diameter at Breast Height (DBH), 8 of
which are dead, and 4 are significant trees which are larger than 12” DBH. COMPREHENSIVE
PLAN DESIGNATION: Low Density Residential; ZONING: RR-.5; MAP: 39 1E 08 DA; TAX LOTS:
1800
Ex Parte Contact
Commissioners Herron, Maher, Phillips, and Verner conducted site visits. The following
Commissioners disclosed ex parte contact: Commissioner Herron received a group email regarding
Page 2 of 6
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
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this project; Commissioner MacCracken Jain saw a news article on this item but did not read it;
Commissioner Phillips was approached by a neighbor about this project before he informed them
that he could not discuss this topic. No other ex parte contact was disclosed.
Staff Presentation
Chair Verner noted that the Commission had received numerous public comments since the packet
had been posted (see attachment #1).
Staff Presentation
Mr. Goldman noted that this proposal is for the development of a single-family home in a hillside
zone, and that this specific property was created prior to adoption of the City’s hillside ordinance,
and as such is considered a developable property for 1-2 homes under state law. Mr. Goldman also
clarified that the existing irrigation ditch is uphill from the proposed home, and that there is currently
no public trail access through the property, although one has historically been used by neighbors
and the community for recreational use. He noted that this site is included in the City’s Parks, Trails,
and Open Space 2024 plan as a trail segment that the Parks Department would like to acquire. He
noted that the City’s Comprehensive Plan states that the City would not use eminent domain to take
private property for parks purposes, and would instead negotiate with those owners to this end. As
such, the dedication of a public easement is not a criteria of approval related to the development of
a single-family home on a legal lot of record.
Ms. Allen outlined the application request and provided a background on the property, reiterating
that it is a legal lot of record and stated that, while the site contains severe slopes, it is
acknowledged to be developable for a single-family home or duplex consistent with the underlying
zoning pursuant to AMC 18.3.10.090.A1.a, and therefore considered buildable for up to two dwelling
units. She stated that the applicant is requesting an exception to hillside standards and another for
building design standards due to the topography of the lot. The applicant is also requesting a Type II
variance to flag drive standards (see attachment #2). She outlined the applicant’s request to
remove 74 trees, though several of these are unregulated trees. The Tree Management Advisory
Committee (TMAC) expressed concern with the loss of so many trees, but they recognized that all
trees proposed for removal were either within the building envelope or very close to required
excavation. The TMAC noted that the applicant included a pool in their application request and that
pools are discouraged in hillside zones but not outright unpermitted.
Ms. Allen pointed out that the following revisions had been made to the staff report:
On page 4 of the Staff Report, “15.23-percent” needs to be corrected to “23-percent”
On page 2, incorrectly states that there is a lot coverage variance, the property meets lot
coverage requirements.
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4 pages of the applicant’s submittals were unintentionally omitted from the packet materials
& online posting as follows:
o 2 pages for floor plan (A1.0 & A1.1)
o 1 page for West & South Elevations (A2.2)
o And a site plan that shows the distance from the nearest downhill fire hydrant to the
proposed structure
Staff recommended that the Planning Commission approve the Physical and Environmental
Constraints review permit for a new single-family dwelling in the hillside overlay, including the
requested variance to driveway grade, the exceptions to the hillside design standards, and the
requested 67 tree removals with staff’s originally proposed 11 conditions of approval, including the
follow revisions and added conditions:
Modify: Condition #5: Given the number of trees to be mitigated, this condition would need
to be changed to comply with the mitigation standard. “Mitigation trees, to be planted on-
site, off-site, or payment in lieu at the rate of 1:1 of regulated tree removals.”
Remove duplicate condition 4.l on page 12 of Staff Report
Add condition #12: “Prior to issuance of a building permit, applicant must provide
documentation for the access easement.”
Add condition #13: “Prior to issuance of building permit, applicant must have the retaining
wall designed by the project engineer (Thornton Engineering) to conform with AMC
18.3.10.090.B.”
Add condition #14: “Prior to submittal of building permit, applicant must provide a surveyor’s
map that confirms the driveway grade does not exceed 23% and that the length of the
portion of the driveway in 35% does not exceed 200 feet.”
Add condition #15: “Prior to bringing combustible materials on site, applicant must provide
documentation of fire hydrant location within 600 feet and access (easement), and fire
sprinklers as required by the Ashland fire department.”
Questions of Staff
Commissioner Phillips requested clarification on Condition #12 and the flag lot partition criteria
under AMC 18.5.3.060.C.. Ms. Allen responded that the proof of access easement would show that
there is a legal right to access the parcel through adjacent parcels. Mr. Severson responded that the
partition criteria would apply if the applicant were creating a flag lot, but that the driveway and lot in
question are already in existence.
Commissioner MacCracken Jain noted that a public comment asserted that there are two
significant madrones on the property, not one, as was listed on the application. Ms. Allen responded
that one of the conditions of approval requires that any omitted trees be added to the applicant’s
tree management plan.
Page 4 of 6
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Commissioner Herron asked if the proposal would also improve driveways along other properties. Mr.
Severson responded that they likely wont improve the entirety of the driveway.
Applicant Presentation
Bryan DeBoer affirmed his family’s commitment to the community and stated that this home was
being built for his children.
Amy Gunter represented the owners and stated that the cause of this meeting was primarily
because of the requested variance to the driveway grade, and stated that a flag lot is not being
created. She reiterated the details of the application as well as displayed site and topographical
maps. She stated that the development would result in less than the amount of disturbance allowed
by the hillside ordinance and that the surrounding area would retain many more trees than those
proposed to be removed. She explained how the dwelling had been designed to result in a minimal
visual impact to the surrounding area (see attachment #3). She emphasized that the property
owners had committed on April 4, 2024 to providing a permanent easement on their portion of the
TID ditch trail. Ms. Gunter submitted two pages of additional testimony into the record (see
attachment #4)
Questions of the Applicant
Commissioner MacCracken Jain questioned the application’s request for an exception to the hillside
design standards. Ms. Gunter stated that the building was designed to not go further into the hillside
as much as possible and to avoid the ditch. The architect for the project, Carlos Delgado, answered
that the designed offsets of the building meet the intent of the code.
Commissioner Maher asked if the applicants had considered a smaller dwelling. Ms. Gunter
responded that the proposed building is only 10% larger than neighboring houses.
The Commission requested clarification regarding the driveway. Ms. Gunter responded that the
variance request is necessary because the existing length and grade of the driveway necessitates a
variance for the development.
Public Comments
The following public speakers spoke in opposition to the project:
Len Eisenberg (see attachment #5)
Paul Rostykus
Gaia Layser
Gus Janeway
Denise Kester
Kent McLaughlin
Page 5 of 6
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Julia Janeway
Douglas Smith
Zahara Solomon
Jay Reeck
Sarah Sameh
David Oursler
Craig Anderson on behalf of Rogue Advocates
Barbara Shor, John Richards, and Irene Simms signed up to speak but relinquished their time.
Jay Reeck, Sarah Sameh, and Craig Anderson requested that the meeting be continued to allow for
further public testimony.
Applicant Rebuttal
Ms. Gunter reiterated that the variance requested is for a preexisting lot of record with a preexisting
drive, that the exception to design standards results in the building being less visible to neighbors,
and that developing on slopes of over 35% is permitted on legal lots of record. She stated that the
proposed driveway is within the legal access easement for this property, and that the owners
providing an access easement to the nearby trail the objectives of the City’s Trails, and Open Space
2024 plan are met. She added that neighbors were aware of the driveway easement because it was
included in legal documents.
Ms. Gunter asked that the specific engineering firm be removed from Condition #13.
The Public Hearing was closed at 9:07 p.m.
The Public Record was left open to allow written testimony to be submitted by 4:30 p.m. on March 18,
2025. Any party-of-record would then have until 4:30 p.m. on March 25, 2025 to offer a rebuttal to
those comments received by March 18. The applicant would then have until 4:30 p.m. on April 1, 2025
to offer any final arguments or comments.
IV.OPEN DISCUSSION – None
V.ADJOURNMENT
Meeting adjourned at 9:09 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 6 of 6
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_________________________________
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PUBLIC HEARING
_________________________________
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Memo
DATE: April 1, 2025
TO: Planning Commission
FROM: Veronica Allen, Associate Planner
DEPT: Planning
RE: 231 Granite StreetApplication – Summary of Proposed Conditions
All the conditions listed in this memo have previously been included in the
public record. This memo does not include any new information but is a
summary of all conditions provided in the record thus far. This memo is
being put together for organizational purposes only to assist the Planning
Commissioners. Below is a list of all the conditions proposed and what
documentation they are pulled from:
th
March 11 Staff Report Conditions:
1.That all proposals of the applicant become conditions of approval.
2.That a Verification Permit shall be applied for and approved by the
Ashland Planning Division prior to site work, tree removal, building
demolition, and/or storage of materials. The Verification Permit is to
inspect the identification of the 67 trees to be removed and the
installation of tree protection fencing for the remaining trees on and
adjacent to the site. The tree protection shall be chain link fencing
six feet tall and installed in accordance with 18.61.200.B.
3.That all recommendations of the Tree Management Advisory
Committee, where consistent with the applicable ordinances and
standards and with final approval of the Staff Advisor, shall be
conditions of approval unless otherwise modified herein.
4.Prior to building permit issuance:
a.That the plans submitted for the building permit shall be in
substantial conformance with those approved as part of this
application. If the plans submitted for the building permit are
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
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Memo
not in substantial conformance with those approved as part
of this application, an application to modify the Variance and
Physical and Environmental Constraints Review permit
approval shall be submitted and approved prior to issuance
of a building permit.
b.Identification of all easements, including public and private
utility easements, mutual access easements, public
pedestrian access easements, and fire apparatus access
easements.
c.Solar setback calculations demonstrating that all new
construction complies with Solar Setback Standard A in the
formula \[(Height –6)/(0.445 + Slope) = Required Solar
Setback\] and elevations or cross section drawings clearly
identifying the highest shadow producing point(s) and the
height(s) from natural grade.
d.Lot coverage calculations including all building footprints,
driveways, parking, and circulation areas. Lot coverage shall
be limited to no more than 20 percent as required in AMC
18.2.5.030.C.
e.That storm water from all new impervious surfaces and runoff
associated with peak rainfalls must be collected on site and
channeled to the City storm water collection system (i.e., curb
gutter at public street, public storm pipe or public drainage
way) or through an approved alternative in accordance with
Ashland Building Division policy BD-PP-0029. On-site
collection systems shall be detailed on the building permit
submittals.
f.That a revised Tree Protection Plan consistent with the
standards described in 18.4.5 be submitted for review by the
Tree Commission and approval by the Staff Advisor prior to
the issuance of a building permit. The plan shall identify the
location and placement of fencing around the
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Total Page Number: 18
Memo
drip lines of trees identified for preservation. The amount of fill
and grading within the drip line shall be minimized. Cuts
within the drip line shall be noted on the tree protection plan,
and shall be executed by handsaw and kept to a minimum.
No fill shall be placed around the trunk/crown root.
g.That the tree protection fencing shall be installed according
to the approved plan prior to any site work, storage of
materials or issuance of the building permit. The tree
protection shall be inspected and approved by the Ashland
Planning Department priorto site work, storage of materials
and/or the issuance of a building permit.
h.No construction shall occur within the tree protection zone
including dumping or storage of materials such as building
supplies, soil, waste, equipment, or parked vehicles.
i.That a landscaping and irrigation plan to include irrigation
details satisfying the requirements of the Site Design and Use
Standards Water Conserving Landscaping Guidelines and
Policies and showing parkrow improvements shall be
provided prior to building permit issuance.
j.That the tree protection and temporary erosion control
measures (i.e. silt fence and bale barriers) shall be installed
according to the approved plan prior to any site work, storage
of materials, issuance of an excavation permit and issuance
of a building permit. The erosion control measures shall be
installed as identified in the Marquess & Associates’ report
dated December 5, 2024. The tree protection and temporary
erosion control measures shall be inspected and approved
by the Ashland Planning Departmentprior to site work,
storage of materials, the issuance of an excavation permit,
and/or the issuance of a building permit.
k.A written verification from the project geotechnical expert
addressing the consistency of the building permit
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
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Memo
submittals with the geotechnical report recommendations
(e.g. grading plan, storm drainage plan, foundation plan, etc.)
shall be submitted with the building permit.
l.That written verification from the project geotechnical experts
addressing the consistency of the building permit submittals
with the geotechnical report recommendations (e.g. grading
plan, storm drainage plan, foundation plan, etc.) shall be
submitted with the building permit submittals.
5.Replacement trees to mitigate the trees removed shall be planted
and irrigated according to the approved plan.Mitigation trees, to be
planted on-site, off-site, or payment in lieu at the rate of 1:1 of
regulated tree removals.
6.That a preconstruction conference to review the requirements of
the Hillside Development Permit shall be held prior to site work, the
issuance of an excavation permit or the issuance of a building
permit, whichever action occurs first. The conference shall include
the Ashland Planning Department, Ashland Building Department,
the project engineer, project geotechnical experts (i.e. Marquess &
Associates), landscape professional, arborist (i.e. Canopy) and the
general contractor. The applicant or applicants’ representative shall
contact the Ashland Planning Department to schedule the
preconstruction conference.
7.That the foundation shall be designed by an engineer or architect
with demonstrable geotechnical design experience in accordance
with 18.62.080.F.
8.That all measures installed for the purposes of long-term erosion
control, including but not limited to vegetative cover, rock walls,
retaining walls and landscaping shall be maintained in perpetuity
on all areas in accordance with 18.62.089.B.7.
9.Prior to Certificate of Occupancy:
a.The landscaping and irrigation for re-vegetation of
cut/fill slopes and erosion control shall be
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Total Page Number: 20
Memo
installed in accordance with the approved plan prior to
issuance of the certificate of occupancy. Vegetation
shall be installed in such a manner as to be
substantially established within one year of installation.
b.That all landscaping in the new landscaped areas shall
be installed according to the approved plan, and tied
into the existing irrigation system, prior to the issuance
of a certificate of occupancy.
c.That Marquess & Associates shall inspect the site
according to the inspection schedule of the engineering
geology report by Marquess & Associates included in
the application and date stamped December 5, 2024.
Prior to the issuance of the certificate of occupancy,
Marquess & Associates shall provide a final report
indicating that the approved grading, drainage and
erosion control measures were installed as per the
approved plans, and that all scheduled inspections
were conducted by the project geotechnical expert
periodically throughout the project.
d.That the flag drive shall be paved to 12 feet, a vertical
clearance of 13-feet, 6-inches and be able to withstand
44,000 lbs. prior to the certificate of occupancy. The
flag drive shall be constructed so as to prevent surface
drainage from flowing over the private property lines
and / or public way in accordance with 18.76.060.B.
10.Requirements of the Ashland Fire Department shall be met,
including that all addressing shall be approved prior to being
installed, that fire apparatus access be provided, and that a fuel
break is required.
11.That a Fire Prevention and Control Plan addressingthe General Fuel
Modification Area requirements in AMC 18.3.10.100.A.2 of the Ashland
Land Use Ordinance shall be provided prior to bringing
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Total Page Number: 21
Memo
combustible materials onto the property, and any new landscaping
proposed shall comply with these standards and shall not include
plants listed on the Prohibited Flammable Plant List per Resolution
2018-028.
th
March 11Staff Presentation:
12.Prior to issuance of a building permit, applicant must provide
documentation for the access easement.
13.Prior to issuance of building permit, applicant must have the
retaining wall designed by the project engineer (Thornton
Engineering) to conform with AMC 18.3.10.090.B.
14.Prior to submittal of building permit, applicant must provide a
surveyor’s map that confirms the driveway grade does not exceed
23% and that the length of the portion of the driveway in 35% does
not exceed 200 feet.
15.Prior to bringing combustible materials on site, applicant must
provide documentation of fire hydrant location within 600 feet and
access (easement), and fire sprinklers as required by the Ashland
fire department.
th
March 18Staff Memo from Brandon Goldman:
16.As a proposal of the applicant, a public pedestrian access
easement shall be provided to the City of Ashland along the Talent
Irrigation Ditch, allowing public trail use from the northern to the
southern boundary of the property.
17.As proposed by the applicant, a permanent public access
easement shall be provided to the City of Ashland along the Talent
Irrigation Ditch, allowing public trail use from the northern to the
southern boundary of the property prior to issuance of a certificate
of occupancy. Dedicating a public access easement to the City
satisfies and fulfills the trail acquisition expectation outlined in the
adopted 2024 Parks, Trails & Open Space Plan for the property
designated as #11 on the map.
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Total Page Number: 22
Memo
th
March 25Applicant Submittal:
18.Prior to issuance of building permits for the proposed
residence, applicants/property owners shall execute and
deliver to the City a perpetual public trail easement in favor of
the City of Ashland along the existing “Ditch Trail”, which
generally follows the Talent Irrigation District’s (TID) “Ashland
Canal” as it traverses the subject property (Tax Lot 1800). The
public trail easement shall be in substantial conformance
with the proposed draft “Public Trail Easement” submitted by
Applicant during the Planning Commission’s public hearing
process, subject to approval and any final revisions required
by City’s Legal Department. Applicant shall also provide a
centerline legal description of the Easement Area to be
appended to the easement document, and.reflectjng an
easement area 10-feet in width and shall include the traveled
portion of the existing Ditch Trail crossing the property. The
public trail easement shall be signed by applicants/property
owners and delivered to the City prior to issuance of a
certificate of occupancy for the new dwelling. This condition
was voluntarily offered by the applicants/property owners
during the public hearing process in PA-T2-2024-00053,and
is accepted by the Planning Commission as such;
accordingly, said public trail easement is not an exaction
required by the City, and is not subject to constitutional
takings concerns or nexus/proportionality analysis.
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Total Page Number: 23
Total Page Number: 24
_________________________________
Total Page Number: 25
Total Page Number: 26
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Sarah Sameh & Jay Reeck
230 Strawberry Lane
Ashland, Oregon, 97520
March 25, 2025
Ashland Planning Commission
Ashland Community Development Department
51 Winburn Way
Ashland, OR 97520
Subject: Rebuttal Regarding Planning Action PA-T2-2024-00053:231 Granite St.
Dear Ashland Planning Commission,
We are writing during the rebuttal period to respond to comments submitted between March 11 and
March 18, 2025 regarding the proposed land use application PA-T2-2024-00053 for the construction of a
new single-family residence at 231 Granite Street. The rebuttals below are in sequence as encountered in
the online submittal presentation, "Public Comments from Parties-of-Record Received Between 3/11/25 -
3/18/25 (PDF)."
First, we would like to extend our gratitude to the Ashland Planning Commission, having responsibility to
the City Council for citizen involvement. Specifically, Ashland Municipal Code 2.17.070 assigns the
Planning Commission the power and duty to promote and enhance citizen involvement in land use
planning and assist the implementation of citizen involvement in land use planning.
Amy Gunter Letter
#1
The memo notes that the applicant has modified the design of the house to include required 6-foot
setbacks. The note states that the house square footage is thereby reduced by 44 square feet. We note that
the plans showed a pre-existing square footage of 6,046. This decrease to 6,002 square feet represents a
reduction of 0.7% in square footage. The attached revised plans indicate the square footage has decreased
to 5,945 square feet. Either the plans or the calculations continue to be inaccurate.
#2
The downhill vertical wall height has not been adjusted to be less than 20 feet. The design has not been
altered and is still out of compliance with ALUO 18.3.10.090 E. 2. c. per the Planning Department's
notice at the March 11 public hearing. The plans clearly show that the vertical surface on the downhill
above grade wall is 21.33 feet. Whether the vertical surface is wall or fascia is immaterial.
Total Page Number: 51
#3
The applicant addresses the requested variance for the driveway. For reasons previously articulated due
largely to driveway access issues, we contend and maintain that the lot is not buildable. Also, as
previously articulated, we dispute the claim that thedriveway is under 200 feet on the property. The
applicant's stated length of driveway is unclear: 153 feet in the engineering report in the initial
application, 197 feet in the graphic representation in the initial application, 183 feet in the March 17
document, 192 feet in the site plan in their new packet additions, and 223 feet in the new engineering
information. As the applicant makes clear in the March 17 submittal, they are asking for a Type II
variance for a slope steeper than 15% and indeed steeper than 18% and for a driveway length greater
than 200 feet with excessive slope. The applicant states that the proposed grade and length are the sole
options and the minimum necessary to comply with the criteria of the ALUO. The proposed grade and
length of the driveway actually do notcomply withthe criteria. The applicant's statement is misleading.
The applicant refers to included correspondence from 1992 when the City of Ashland recognized the
property as a legal lot and provided an access easement. They also refer to correspondence in 1993 from
City of Ashland staff recognizing that driveway development would require a variance. We note that the
1992 and 1993 correspondence did not imply or guarantee that a variance would be granted. The letters
do not in any way suggest that the lot has guaranteed access in perpetuity.
The letter to Ms. Rapp in 1992 from Acting Planning Director of the City of Ashland, John McLaughlin,
did not guarantee or imply access ON the subject property. His letter to Ms. Rapp indicates that the
EASEMENT from Granite Street to the property could beused to access the landlocked lot, and only if an
easement agreement was created. The excessive slope he refers to is on the easement access road. In no
way does his letter indicate that a driveway on the subject property was approved. In fact, TL 1800 did
not legally exist at the time of the letter because a minor land partition survey and approval was still
needed to remedy an illegal lot boundary line adjustment.
Acting Planning Director John McLaughlin's 1992 letter to Ms. Rapp also notes that the parcel is still
subject to development requirements regarding driveway surfacing and hydrant/sprinkler requirements.
This letter from 32 ½ years ago didn't have the proverbial crystal ball to know about the ordinances in
force in 2025 or about the extreme wildfire conditions we now face in the Ashland wildland-urban
interface.
Furthermore, the Planning Commission should note that the 1993 letter from John McLaughlin to Mr.
Stout (in the packet) noted that at that time, no variance request had withstood appeal to the Land Use
Board of Appeals. The letter to Mr. Stout also indicates that opinion from neighbors on Granite Street and
Strawberry Lane will carry significant weight regarding the outcome of variance requests for this
property. We hope the Planning Commission rightly and genuinely weighs opinions from such neighbors.
Total Page Number: 52
Ms. Gunter posited that the need for the variance for the driveway is not self-imposed. As she noted, the
current owner purchased the property with information that has been on file with the City for over three
decades, which clearly explains that access to the lot is non-compliant with city ordinances. The same
instructive document indicates that a variance would be needed in order to obtain permission to construct
a driveway up the flag portion of the lot. Furthermore, current Ashland Municipal Codes are publicly
available and were available at the time of the owner's purchase. The owner did not create the lot. The
owner has created the need for the variance by purchasing the lot and submitting non-compliant plans,
knowing that the conditions and ordinances were pre-existing. The Planning Commission is not required
to grant a variance. As the Planning Director for the City of Ashland wrote in 1993, "Variances are the
most difficult land use process for which to obtain approval."
#4
There have been severalcritical errors in the tree maps provided. Of particular note is the
DBH Pacific Madrone that was notdisclosedon the initial plan. This is one of the trees that has been of
great concern to neighbors on adjacent properties. The tree now appears in the revised tree map provided
by the applicant on March 17and is slated to be removed.It is difficult to fathom how this enormousand
statelytree in the path of the driveway was not disclosed or included in the initial tree map. In
addition to this significant tree, the applicant states that the removal of four other significant trees won't
affect or create negative impact within 200 feet of the subject property.On the contrary, the applicant's
plan to remove tree #68, tree #71, and the36" DBH Pacific Madrone does, in fact, cause significant
adverse impact within 200 feet of the subject propertybecause all of these trees are partially on a
neighboring tax lot(ALUO 18.5.7.040 B. 2. c.).As a side note,the initial survey for the project misplaced
the eastern border of Tax Lot 700 by six feet too far westerly. The revised map lists the address for Tax
Lot700 as 234 Granite Street when it is actually 234 Strawberry Lane.
At the hearing, Ms. Gunter said that the applicant would move the driveway to allow more room for
protection of yet another DBH Pacific Madrone,locatedjust north of the property line adjacent to the
retaining wall and parking portion of the driveway. No revised plans were submitted. The plans in the
initial packet show the tree protection fence 10 feet from this tree and an excavated area with a retaining
wall 12 feet from this tree. Best practices for fencing to protect a critical root zone (CRZ) use a radius of
12x DBH.In this case,that would be a 36-footradius around this Ten to twelve
well below the general standards of protection for a CRZ and will likely lead
to damage of this significant tree.ALUO 18.4.5.030 C.1. states that
ALUO
18.4.5.030C. 6. states that No excavation, trenching, grading, root pruning, or other activity shall occur
within the tree protection zone unless approved by the Staff Advisor.The applicants tree protection plan
and map, as explained above, do not adhere to these standardsor best practices, putting tree health at risk.
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The applicant should revise the tree protection plan to comply withthese ALUOs and protect critical root
zones.
Other
The applicant acknowledged that the lot was created before hillside standards were adopted, illustrating
that it is not an inherently buildable lot. They note that "flexibility" is a necessity for their plan. Flexibility
here appears to be the luxury of non-compliance, which is being requested of the Planning Commission.
Again, ordinances exist for a reason for the safety and preservation of our community and citizens, all
worthy of our communal respect.
Ms. Gunter stated repeatedly that the proposed lot coverage is only 10%, while 20% is allowed. This is a
misleading statement, implying that the applicant is only using half of the land that could potentially be
developed on the subject property. Twenty percent coverage is not possible on this lot, given the
constraints. The suggestion that the applicant has minimized the footprint of the project is a false
narrative, likely written to create the impression that the proposed plans are less impactful on the land and
environment. The presented narrative does not demonstrate that all measures have been taken to reduce
the impact. Such measures previously suggested by parties-of-record include a plan with a smaller
structural footprint, less outdoor hardscape, less terracing, and no pool.
Brandon Goldman Letter
Driveway
Mr. Goldman notes that the City, nearly three decades before the owner acquired the property, made clear
that: 1. Development of the driveway would need to meet Ashland Fire Department's requirements
regrading fire hydrants and sprinklers, and 2. A pump station and fire hydrant may need to be installed to
comply with Uniform Fire Code. The applicant has not shown compliance with these requirements in the
documents. Fire hydrant #2192, which the applicant references on a neighboring property, is greater than
600 feet from the proposed house (per the application diagram in the March 17, 2025 documents, it
measures 640 feet from the closest edge of the house) and is more than 12 feet from the fire department
access road (it appears to be about 200 feet from thefire department access road on the same diagram).
The distance of greater than 600 feet from the house does not comply with the Planning Department's
suggested condition of a fire hydrant within 600 feet of the proposed house. The distance of greater than
600 feet from the house and the distance of significantly greater than 12 feet from a fire department
access road are each out of compliance with National Fire Protection Association regulations. (See
addendum for more information on Uniform Fire Code regulations NFPA 1 and NFPA 13.)
Mr. Goldman's letter points out that the current Physical and Environmental Constraints Review
Ordinance was implemented after the 1992-1993 correspondence. He shows that the pre-existing
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correspondence is therefore not instructive on compliance with current ordinances, as it could not have
possibly addressed barriers to permitting and construction that did not exist at that time.
Mr. Goldman implies that the driveway design ensures compliance with safety and accessibility
requirements, but no such safety and accessibility requirements are cited. Intuitively, a driveway
exceeding allowed variances is unsafe and impedes accessibilitydue to the nature of slope up to 25% (see
applicant's engineering documents in the March 17, 2025 submission) and length well over 200 feet.
Ordinances exist for safety and accessibility. Therefore, non-compliance with ordinances, by definition,
does notcomply with safety and accessibility requirements. Unmentioned in this section is the fact that
safety and accessibility are further compromised by the lack of a required emergency vehicle turnaround
(see our correspondence dated March 18, 2025 for detailed references).
Home Size
Complete plans were not initially included in the publicly available materials before the March 11
hearing. Plans shared at the March 11 hearing showed a home size of 6,046 square feet. The revised plans
as of March 18 are 5,945 square feet. This and the extensive outdoor living area including a pool do not
meet the spirit of ALUO 18.3.10.090 D. 3. b. (location and size of the building envelopes to preserve the
maximum number of trees on site) or ALUO 18.3.10.050 C. (take all reasonable steps to reduce adverse
impact on the environment...irreversible actions shall be considered more seriously than reversible
actions).
Design Exceptions
The staff does not point out that decreasing the size and footprint of the house and decreasing the ceiling
height on each story could bring the home into compliance with the requested exceptions under
18.3.10.090 H. The exceptions should not be granted under 18.3.10.090 H. Criterion 1 is not met: there is
no difficulty in changing the plans to achieve less square footage and less height on the downhill vertical
wall due to an unusual aspect of the site or proposed use of the site. Criterion 2 is not met: the exception
of vertical height will not result in equal or greater protection of resources. Criterion 3 is not met: the
difficulty is the design's size, not the constraints of the property. The exception doesn't address any
development difficulty. Criterion 4 is not met: the intention is not consistent with the intent and purpose
of said ordinance. The exception is only needed because of the submitted design.
Staff Evaluation
The staff writes that the design, including the building size, patio area, and pool, minimize site
disturbance. This statement is misleading. Site disturbance and tree removal, in accordance with ALUO
18.3.10.090 D. 3. b. and ALUO 18.3.10.050 C., could be and should be minimized with a design that
includes a smaller building, less hardscaping and patio, and no pool.
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Planning Manager Derek Severson Memo Regarding Select Public Comments
Needed Housing
The Planning Commission should determine that the housing a nearly 6,000 square foot single-family
home on this subject property is not "needed housing." That notion is absurd and disingenuous. Needed
housing, as demonstrated by City of Ashland publications and initiatives, is affordable housing:
apartments, multifamily units, ADUs, and some reasonably affordable single-family homes. The proposed
project does not meet the definition of needed housing in our community.
This lot has never been built on because of its physical constraints and lack of access. The Planning
Commission should determine that benefits of building a non-compliant steep and long driveway to reach
a very large single-family home with extensive hardscaping and a pool is not greaterthan the negative
impactsof building an extremely steep and long driveway (requiring significant tree removal and skirting
requirements for an emergency turnaround) that demands a Type II variance.
City of Ashland Prior Agreement Regarding Subject Property
Our previous correspondence stated, "the City of Ashland hadentered an agreement to purchase the
subject property to preserve its natural state..." The Planning Manager responds that, "The City has not
entered into an agreement to purchase the property to preserve it in its natural state." We did not mean to
assert that the City is currently in an agreement to purchase the property. Rather, we attempted to
illustrate the value of the natural state of the property, just as the City did with its prior orchestration of an
agreement to purchase the property. Obviously, the agreement did not come to fruition.
ALUO 18.5.5.050 A. 4. Self-Imposed Condition
The memo response does not refute the self-imposed nature of the requested variance. It simply refers to
statements in the 1992 and 1993 correspondence about the lot without making any particular point. The
memo erroneously suggests that the correspondencenoted that the access driveway on the lot would
exceed grade requirements. As we explained above, the correspondence actually indicates that the
excessive grade already existed on the shared access road which would be used to reach the subject lot.
For more information about this correspondence, see rebuttal remarks regarding this correspondence
above in the Amy Gunter Letter section.
As previously articulated, the new owners made a conscious choice to knowingly purchase the subject
property with challenging conditions which would require a variance. The conditions were self-imposed
with the elective purchase. The purchase was not willfully forced upon the new owners. At the time of
purchase, and currently, there are many other property options available in and near the City of Ashland
to build the house and yard of their preferred design.
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Emergency Turnaround ALUO 18.5.3.060 J.
The application does not include the ordinance-required emergency turnaround. The memo implies that
an email from Fire Marshal Mark Shay, in which he writes, "...for an alternate to the fire department
turnaround I'll consider a turnout designed to JacksonCounty Development standards..." fulfills this
requirement. It does not, as explained in our March 18, 2025 letter.
Poolas a Water Source for Firefighting
The memo indicates that the pool is cited as a water source for fighting fire. A dry hydrant or fire
department connection should be present near the pool to ensure easy use of the water source. These
features aren't in the applicant's plans. If the firefighters need to set up a submersible or floating pump in
the pool, it will add time to their response to the fire. In addition, there should be easy access to the pool
for the firefighters. In the current plan, the pool is positioned at the far end of the house, away from the
driveway. Presumably the metal fence in the plans would have a lock to prevent children and animals
from easy entry into the pool area. Both of these features impede use of the pool as a plausible and
accessible water source. If these modifications aren't addressed and/or if the Fire Marshal has concerns
about it, the pool may not be a legitimate or reliable water source for fire suppression.
Rebuttal Summary and Conclusion
It is worth noting that there have been multiple inaccuracies and missing documentation in the applicant's
supplied information. The publicly available documents before the March 11 public hearing did not
include architectural floorplans for the house, which disclosed its dimensions, square footage, and design.
The publicly available documents before the March 11 public hearing did not include a schematic of the
fire hydrant location. Non-compliant tree protection zonesappear in the plan withoutrequests for
exceptions.Important distances and measurements relevant to municipal codes have been difficult or
impossible to ascertainfrom the applicant's supplied information. The driveway length, for instance, has
been stated or diagrammed in multiple places with different values, making a reasonable assessment by
the public or Commission very difficult.Some information was not provided until its absence and
importance was pointed out by the public or Commission, such as the distance to the fire hydrant; the
presence of an additional tree, and the need for said existing tree to be removed; a neighboring significant
tree impinged upon by the driveway and excavation plan;an out-of-compliance retaining wall due to
vertical height and lack of setback; and excessive vertical downhill wall height. Furthermore, misleading
statements and misleading attributions have been identified throughout the application process:
suggesting the 1992-1993 correspondence conferred driveway access on the subject property; using
verbiage to suggest that the driveway slope and length comply with ordinances; implying that the
proposed development is only disturbing half of the land arguably available for a building envelope; and
suggesting that the design, including the building size, patio area, and pool, minimize site disturbance.
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The applicants and staff may argue that the misattributions and missing documentation occurred because
of the complexity of the project and the challenges the subject property presents. They would be partially
correct in their assertions: this is a challenging, steep, landlocked property, and it is one with hillside
ordinance and wildfire ordinance constraints. We appreciate the inherent complexities. However, the pre-
existing conditions don't excuse the non-compliant, confusing, or misleading information. The applicant
carries the burden and responsibility of demonstrating compliance and beneficial intent to the public,
Planning Department, and Planning Commission.
Responses from Ms. Gunter, Mr. Goldman, and Mr. Severson do not show that the application complies
with the ordinances in letter or in spirit and intent. In addition to the rebuttal above, please consider our
previous written testimony as well as that of our neighbors and fellow citizens of Ashland. We have
learned of and heard from many Ashland residents who are very concerned about this development and
were either unaware of the hearing or are loath to speak up due to the influential nature and/or funding
apparatus of the applicants. One of our intentions in this process is to help represent other voices in our
community.
The Planning Commission is endowed with the power and duty to assist the implementation of citizen
involvement in land use planning, hence this thorough and powerful process with public engagement and
discourse. Remember the words of John McLaughlin, that variances are the most difficult land use
process for which to obtain approval. As citizens of Ashland, we entrust you, the members of the
Planning Commission, to follow the guiding principles and intent of the established Land Use
Ordinances. We hope you read, hear, feel, and respect the input of concerned and interested neighbors and
members of your community.
With appreciation and respect,
Jay Reeck and Sarah Sameh
Total Page Number: 58
Addendum: Uniform Fire Code and PA-T2-2024-00053
The National Fire Protection Association Code 1 (NFPA 1) 2024 is a fire code providing a minimum set
of requirements for a reasonable level of fire and life safety.
Hydrant Distance
NFPA 1 recommends a location within 600 feet of a single-family home. This requirement is not met
with the applicant's current plan, referencing Hydrant #2192, located on a different tax lot (237 Granite
Street) on the access road from Granite Street. It is shown to be 640 feet from the proposed house on the
applicant's diagram provided in the March 17 packet.
Hydrant Access
NFPA 1 states that hydrants must be within 12 feet of the fire department access road. This requirement is
not met with the applicant's current plan, referencing Hydrant #2192. According to the applicant's
diagram provided in the March 17 packet, the hydrant location appears to be over 200 feet from the
easement driveway from Granite Street to the subject parcel, which serves as the fire department access
road.
Hydrant Fire Flow
NFPA 1 outlines the fire flow (appropriate gallons per minute for distance from the structure for typically
a 2-hour duration, appropriate to the type of structure). NFPA 13 indicates that additional flow is needed
to support the sprinkler system in addition to the fire departments hose requirements. While it may be
outside the Planning Commission's purview, the lack of information about adequate fire flow for the
proposed development is highly concerning.
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ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
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ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
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ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
Amy
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Record and Return to:
City Recorder, City of Ashland
20 East Main Street
Ashland, OR 97520
Grantors:
Bryan & Stephanie DeBoer
85 Winburn Way
Ashland, OR 97520
Grantee:
City of Ashland
20 East Main Street
Ashland, OR 97520
Actual Consideration Paid:
No monetary consideration
Send Tax Statements to:
No Change
___________________________________________________________
PUBLIC TRAIL EASEMENT
THIS EASEMENT AGREEMENT ("Public Trail Easement") is made and entered into
this _____ day of _____________, 202___, by and between Bryan DeBoer and
Stephanie DeBoer ("Grantors"); and the City of Ashland, Oregon, a municipal
corporation ("Grantee"or ÐCityÑ).
RECITALS
A.WHEREAS, Grantors are the owners of the real property commonly known as
231 Granite Street, Ashland, Oregon (Jackson County Assessor's Map ID: 39-1E-
08DA, Tax Lot 1800)(ÐGrantorsÓ PropertyÑ), and more specifically described as:
Parcel 3 of Partition Plat recorded April 12, 1996, as Partition Plat No.
P-43-1996 of Records of Partition Plats in Jackson County, Oregon, and
filed as Survey No. 14932, in the Office of the County Surveyor.
(ÐGrantorsÓ PropertyÑ); and
B.WHEREAS, Grantors submitted a planning application in City of Ashland
Planning Action PA-T2-2024-00053 (ÐGrantorsÓ Application"), seeking approval
for the construction of a single-family residence, driveway access, and associated
improvements on GrantorsÓ Property, including a variance for driveway grade
exceeding Ashland Municipal Code standards; and
PUBLIC TRAILEASEMENT 0 ¦¤ ΐ
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C.WHEREAS, Ashland Municipal Code 18.5.5.050.A.3 (Variance Approval
Criteria) requires the City of Ashland to balance the overall benefits of the
ApplicationÓs proposal against any potential negative impacts to the community,
thereby evaluating the "public benefit" resulting from granting such a variance in
connection with approval of the Application, and whether it will further the
purpose and intent of the ordinance and the Comprehensive Plan of the City; and
D.WHEREAS, public testimony received by the Ashland Planning Commission in
connection with GrantorsÓ Applicant underscored widespread community
interest in preserving and securing perpetual public trail access along the Talent
Irrigation DistrictÓs("TID") ÐAshland CanalÑ irrigation ditch corridor traversing
GrantorsÓ Property, which provides a crucial connection between GranteeÓs
existing easements collectively known as the ÐDitch TrailÑ, as identified inthe
City of Ashland Trails Master Plan, and which functions as a component of the
CityÓs Open Space Plan, and as such is incorporated as a part of the Cityof
AshlandÓs Comprehensive Plan; and
E.WHEREAS, during the City of AshlandÓs Planning Commission public hearing
on March 11, 2025, a number of community members testified concerningthe
importance of the City obtaining a recorded public trail easement across
GrantorsÓ Property to secure the publicÓs right to continued recreational use of
that segment of the popular Ditch Trail in perpetuity; and
F.WHEREAS, at the Planning CommissionÓs public hearing on March 11, 2025,
Grantors verbally confirmed their willingness to dedicate to Grantee a perpetual
public trail easement for the segment of the existing Ditch Trailtraversing
GrantorsÓ Property, as was previously communicateto CityÓs Ashland Parks &
Recreation Commissioners duringApril of 2024; and
G.WHEREAS, Grantors thereafter formally confirmedin writing their intentto
offer dedication of a Public Trail Easement to the City asa binding condition of
approval of GrantorsÓ Application, thereby satisfying in substantial measure the
public benefit criterion under AMC 18.5.5.050.A.3, and demonstrating that the
public benefits of approving the variances requested in GrantorsÓ Application
substantially outweigh any potential negative impacts, and directly further the
intent of CityÓs Comprehensive Plan by permanently securing a crucial public trail
connection identified on CityÓs Trails Master Plan, which is incorporated into
CityÓs Comprehensive Plan;
NOW, THEREFORE, for valuable consideration in the form of CityÓs conditional
approval of GrantorsÓ Application, and for the public benefit described above, the parties
agree as follows.
PUBLIC TRAILEASEMENT 0 ¦¤ Α
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AGREEMENT
1.Grant of Easement. Grantors hereby grant to Grantee (the City of Ashland),
its successors and assigns, a perpetual, non-exclusive easement in gross for
public pedestrian recreational trail use (the ÐTrail EasementÑ), across and
upon the Easement Area described herein. The Trail Easement shall be
recorded against and shall run with title to the servient estate (Grantors'
Property), and shall be binding on Grantors, and GrantorsÓ successors, assigns,
heirs, and all subsequent owners of GrantorsÓ Property(the "Trail Easement").
Said Trail Easement shall be 10 feet in width, and shall run upon, over, and
across GrantorÓs Property generally parallel to the existing Talent Irrigation
District canal which traverses GrantorsÓ Property in the location of the existing
ÐDitch TrailÑ. The legal description of the Easement Area setting forth the
specific location and boundaries of the Trail Easement granted herein is
attached hereto as EXHIBIT A (the ÐEasement AreaÑ).
2.Purpose and Use. The Trail Easement is granted solely for purposes of public
pedestrian access, walking, hiking, running and similar recreational use and
enjoyment by the general public. The Trail Easement expressly does not grant
any rights for vehicular or motorized use or uses other than public pedestrian use
of the Trail Easement within the Easement Area described in attached EXHIBIT
A.
3.GranteeÓs Rights. Grantee shall have the right to construct, reconstruct,
install, use, operate, inspect, maintain, repair, remove and replace a hiking trail
for use by the public within the Easement Area. Grantee shall have the right to
install any reasonable trail signage or fencing within the Easement Area.
4.Grantors' Rights. Grantors retain the right to use and enjoy the Easement Area
in any manner that does not unreasonably interfere with or impair the public's
right to use and enjoy the Trail Easement established herein. Grantors shall not
build or erect any structure within the Easement Area without the prior written
consent of Grantee.
5.Maintenance and Repair. Grantee shall be solely responsible for the
reasonable maintenance and repair of the Easement Area, including maintenance
necessary to ensure safe public use.
6.Liability and Indemnification. To the maximum extent permitted by the
Oregon Constitution and the City of AshlandÓs Charter, Grantee shall, within the
limits of the Oregon Tort Claims Act, indemnify and defend Grantors against any
liability or damage to persons or property arising from the publicÓs use of the
Trail Easement under this agreement. Grantee shall not be required to indemnify
PUBLIC TRAILEASEMENT 0 ¦¤ Β
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Grantors for any liability arising from the wrongful acts of Grantors or the
employees or agents of Grantors.
7.Perpetual Easement. This agreementshall be perpetual in duration and shall
run with the land. It shall be binding upon Grantee and Grantors and their
successors, assigns; including any heirs, and personal representatives in title to
GrantorsÓ Property.
8.Prior Encumbrances. This Easement is granted subject to all prior existing
easements and other encumbrances of record affecting title to GrantorsÓ
Property.
IN WITNESS WHEREOF, Grantors and Grantee have executed this agreement as of the
date first set forth above.
GRANTORS:
_______________________ _______________________
Bryan DeBoer Stephanie DeBoer
GRANTEE (City of Ashland):
By: _______________________
Title: _____________________
Approved as to Form:
_________________________ _________________________
Christian E. Hearn Douglas M. McGeary
Davis Hearn Anderson & Selvig, PC City of Ashland Legal Department
Of Attorneys for Grantors Of Attorneys for Grantee
\[NOTARY ACKNOWLEDGEMENTS ON FOLLOWING PAGE\]
PUBLIC TRAILEASEMENT 0 ¦¤ Γ
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STATE OF OREGON )
) §§
County of Jackson )
On this _____ day of ___________,
202___, appeared before me the above-named
Bryan DeBoer and Stephanie DeBoer (ÐGrantorsÑ), who at that time acknowledged their
execution of the foregoing instrument as their voluntary act and deed.
WITNESS MY HAND AND OFFICIAL SEAL:
___________________________
Notary Public for Oregon
My Commission Expires: __________
STATE OF OREGON )
) §§
County of Jackson )
On the ____ day of _____________,
202___, before me appeared _________
as theauthorized representative of the City of Ashland (ÐGranteeÑ), at that time
acknowledging their execution of the foregoing instrument on behalf of said municipal
corporation as their authorized and voluntary act and deed.
WITNESS MY HAND AND OFFICIAL SEAL:
___________________________
Notary Public for Oregon
My Commission Expires: __________
PUBLIC TRAILEASEMENT 0 ¦¤ Δ
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EXHIBIT A
(ÐEASEMENT AREAÑ)
\[PROVISIONAL PLACEHOLDER\]
\[Note: Prior to recording, this provisional placeholder exhibit will be replaced with a
final Exhibit A providing a legal description of the centerline of the 10-foot-wide
ÐEasement AreaÑ traversing GrantorsÓ Tax Lot 1800. Said centerline legal description
will be prepared by a licensed professional land surveyor, and will include the traveled
surface of the existing hiking trail along the TID canal, which generally traverses
GrantorÓs Property from East-West, as provisionally depicted in the diagram
provided below.\]
PUBLIC TRAIL EASEMENT 0 ¦¤ Ε
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ŷĻ źƓŅƚƩƒğƷźƚƓ ĬĻƌƚǞ ķĻƒƚƓƭƷƩğƷĻƭ ƷŷğƷ ƷŷĻ !\[
h ŷğƭ źƓƷĻƩƓğƌ ĭƚƓŅƌźĭƷƭ ğĬƚǒƷ ǞŷĻƷŷĻƩ ƷŷĻ ƌƚƷ źƭ
ĬǒźƌķğĬƌĻ͵ ŷźƌĻ ƷŷĻ ğƦƦƌźĭğƓƷƭ ĭƚƓƷĻƓķ ƷŷğƷ ƷŷĻ ƌƚƷ ŅğǝƚƩğĬƌǤ Ņğƌƌƭ ǞźƷŷźƓ ƷŷĻ ŭĻƓĻƩğƌ ƩĻƨǒźƩĻƒĻƓƷƭ ƚŅ
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h ЊБ͵Ќ͵ЊЉ͵ЉВЉ !͵ Њ͵Ͳ ƷŷĻ ĭƚƓŅƌźĭƷƭ ĻƓǒƒĻƩğƷĻķ ĬĻƌƚǞ ķĻƒƚƓƭƷƩğƷĻ ƷŷğƷ ƷŷĻ ƦƩƚƦƚƭĻķ ğƦƦƌźĭğƷźƚƓ t!Ώ
ЋΏЋЉЋЍΏЉЉЉЎЌ źƭ ƓƚƷ ŅĻğƭźĬƌĻ͵
5ƩźǝĻǞğǤ {ƌƚƦĻ
ŷĻ ƦƩƚƆĻĭƷ ƩĻƨǒĻƭƷƭ ğ ǝğƩźğƓĭĻ ŅƚƩ ķƩźǝĻǞğǤ ƭƌƚƦĻ ĻǣĭĻĻķźƓŭ ЊБі Λ!\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ C͵Μ͵ tĻƩ ƷŷĻ
ğƦƦƌźĭğƓƷγƭ źƓŅƚƩƒğƷźƚƓ źƓ ƷŷĻźƩ ƦğĭƉĻƷͲ ƷŷĻ ƦƩƚƦƚƭĻķ ķƩźǝĻǞğǤ źƭ ŭƩĻğƷĻƩ ƷŷğƓ ЊБі͵ ŷĻ ğƦƦƌźĭğƷźƚƓ
źƓķźĭğƷĻƭ ğ ķƩźǝĻǞğǤ ƭƌƚƦĻ ƚŅ ЋЌі͵ ŷĻ ğƦƦƌźĭğƓƷ ƓƚƷĻƭ ƷŷğƷ ƷŷĻ ĭǒƩƩĻƓƷ ƭƌƚƦĻ ƚŅ ƷŷĻ Ņƌğŭ ƦƚƩƷźƚƓ ƚŅ ƷŷĻ
ƌƚƷ źƭ ЋАі͵ ŷĻ ğƦƦƌźĭğƓƷγƭ ƷƚƦƚŭƩğƦŷźĭ ƒğƦ źƓķźĭğƷĻƭ ƦƚƩƷźƚƓƭ ƚŅ ƷŷĻ ĻǣźƭƷźƓŭ ƭƌƚƦĻ ŅƚƩ ƷŷĻ ķƩźǝĻǞğǤ ğƩĻ
ЋВі ğƓķ ĻǝĻƓ ƚǝĻƩ ЌЎі ğƷ ƷŷĻ ƷƚƦ ƦƚƩƷźƚƓ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğķƆğĭĻƓƷ Ʒƚ ƷŷĻ ŭğƩğŭĻ ΛƭĻĻ ƷƚƦƚŭƩğƦŷźĭ ƒğƦ
źƓĭƌǒķĻķΜ͵ bƚƷğĬƌǤͲ ƷŷĻ !\[
h ķƚĻƭ ƓƚƷ ĻǝĻƓ ğƌƌƚǞ ŅƚƩ ğ ǝğƩźğƓĭĻ ŭƩĻğƷĻƩ ƷŷğƓ ЊБі͵
!Ɠ ğķķźƷźƚƓğƌ ƚƩķźƓğƓĭĻͲ !\[
h ЊБ͵Ѝ͵Ќ͵ЉБЉ 5͵ Б͵Ͳ ƭƷźƦǒƌğƷĻƭ ƷŷğƷ Ɠƚ ƦƚƩƷźƚƓ ƚŅ ğ ķƩźǝĻǞğǤ ƭŷğƌƌ ĬĻ ŭƩĻğƷĻƩ
ƷŷğƓ ЋЉі͵ ŷĻ ƦƩƚƦƚƭĻķ ķƩźǝĻǞğǤ źƭ ƒǒĭŷ ƭƷĻĻƦĻƩ ƷŷğƓ ЋЉі ğƓķ źƓĭƌǒķĻƭ ƒǒƌƷźƦƌĻ ƦƚƩƷźƚƓƭ ƚŅ ĻǣźƭƷźƓŭ
ƭƌƚƦĻ ƚŅ ЋАі ğƓķ ğƓ ğƩĻğ ŭƩĻğƷĻƩ ƷŷğƓ ЌЎі ƦĻƩ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƭǒƦƦƌźĻķ ƷƚƦƚŭƩğƦŷźĭ ƒğƦ źƓ ƷŷĻźƩ
ğƦƦƌźĭğƷźƚƓ͵ ŷĻ ğƦƦƌźĭğƓƷ ŷğƭ ƓƚƷ ƩĻƨǒĻƭƷĻķ ğ ǝğƩźğƓĭĻ Ʒƚ Ʒŷźƭ ƚƩķźƓğƓĭĻ͵
LƓ ƚǒƩ źƓźƷźğƌ ǞƩźƷƷĻƓ ĭƚƒƒĻƓƷƭ ƚƓ ağƩĭŷ ЏͲ ЋЉЋЎͲ ğ ƷǤƦƚŭƩğƦŷźĭğƌ ĻƩƩƚƩ źƓķźĭğƷĻķ !\[
h ЊБ͵Ў͵Ў͵ЉЏЉ C͵
ƦĻƩƷğźƓźƓŭ Ʒƚ Ʒŷźƭ ƒğƷƷĻƩͲ źƓƭƷĻğķ ƚŅ ЊБ͵Ў͵Ќ͵ЉЏЉ C͵
Total Page Number: 113
5ƩźǝĻǞğǤ \[ĻƓŭƷŷ
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h ЊБ͵Ў͵Ќ͵ЉЏЉ C͵ ğƌƭƚ źƓķźĭğƷĻƭ ƷŷğƷ δƷŷĻ ĭǒƒǒƌğƷźǝĻ ƌĻƓŭƷŷ ƚŅ ƭǒĭŷ ǝğƩźğƓĭĻƭ ͵͵͵ ķƚĻƭ ƓƚƷ ĻǣĭĻĻķ ЋЉЉ
ĭƚƓƭǒƌƷğƓƷͲ !ƒǤ DǒƓƷĻƩͲ ƩĻŅĻƩƩĻķ Ʒƚ ğƷ ƷŷĻ ƦǒĬƌźĭ ŷĻğƩźƓŭ͵ ŷźƭ ƓǒƒĬĻƩ źƭ źƓĭƚƩƩĻĭƷ͵
/ƚƒƒźƭƭźƚƓĻƩ IĻƩƩƚƓ ğƭƉĻķ ƦƚźƓƷĻķ ƨǒĻƭƷźƚƓƭ ğĬƚǒƷ ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğƓķ ƦǒĬƌźĭ ĭƚƒƒĻƓƷƭ
ŅƩƚƒ ĭźƷźǩĻƓƭ źƓķźĭğƷĻķ ƷŷğƷ ƷŷĻ ƭǒƦƦƌźĻķ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ƒğǤ ĬĻ źƓğĭĭǒƩğƷĻ͵ ŷĻ ЊВА ŅĻĻƷ źƓ ƷŷĻ
ğƦƦƌźĭğƷźƚƓ źƭ ƒĻğƭǒƩĻķ ƌźƓĻğƩƌǤ ƚƓ ƷŷĻ ƒğƦͲ ƓƚƷ ŅƚƌƌƚǞźƓŭ ƷŷĻ ĭƚǒƩƭĻ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ͵ LƓ ŅğĭƷͲ ƷŷĻ
ƒĻğƭǒƩĻƒĻƓƷ ĭƚǒƩƭĻƭ ƚǒƷƭźķĻ ƷŷĻ ĬƚǒƓķğƩźĻƭ ƚŅ ƷŷĻ Ʒğǣ ƌƚƷ͵ .ĻƭƷ ƦƩğĭƷźĭĻ ŅƚƩ ƭǒƩǝĻǤƚƩƭ źƓĭƌǒķĻƭ
ƒĻğƭǒƩźƓŭ ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğƌƚƓŭ ƷŷĻ ĭĻƓƷĻƩƌźƓĻ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ͵ LŅ ƷŷĻ ķƩźǝĻǞğǤ źƭ ĭǒƩǝĻķͲ
ķźƭƷğƓĭĻƭ ğƩĻǒƭǒğƌƌǤ ƒĻğƭǒƩĻķ ğƌƚƓŭ ƷŷĻ ğĭƷǒğƌ ƷƩğǝĻƌ ƦğƷŷͲ ƩğƷŷĻƩ ƷŷğƓ ğ ƭƷƩğźŭŷƷΏƌźƓĻ ğƦƦƩƚǣźƒğƷźƚƓ͵
CƚƩ źƓƭƷğƓĭĻͲ ğ ķƩźǝĻǞğǤ ƷŷğƷ ƷƩğǝĻƌƭ ƓƚƩƷŷ ŅƚƩ ЋЉЉ ŅĻĻƷ ŅƩƚƒ ƦƚźƓƷ ! Ʒƚ ƦƚźƓƷ . ğƓķ ƷŷĻƓ ƷǒƩƓƭ ƓźƓĻƷǤ
ķĻŭƩĻĻƭ ğƓķ ƷƩğǝĻƌƭ ǞĻƭƷ ŅƚƩ ЋЉЉ ŅĻĻƷ Ʒƚ ƦƚźƓƷ / źƭ ЍЉЉ ŅĻĻƷ ƌƚƓŭ͵ bƚ ƩĻğƭƚƓğĬƌĻ ƦĻƩƭƚƓ Ǟƚǒƌķ ķĻƭĭƩźĬĻ
ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğƭ ƷŷĻ ķźƭƷğƓĭĻ ķźƩĻĭƷƌǤ ŅƩƚƒ ƦƚźƓƷ ! Ʒƚ ƦƚźƓƷ / ΛЋБЌ ŅĻĻƷΜ͵
/ƚƒƒƚƓ ƭƷğƩƷ ğƓķ ƭƷƚƦ ƦƚźƓƷƭ ŅƚƩ ƒĻğƭǒƩźƓŭ ķƩźǝĻǞğǤ ƌĻƓŭƷŷ źƓĭƌǒķĻ ƷŷĻ ĻķŭĻ ƚŅ ƷŷĻ ƦǒĬƌźĭ ƩźŭŷƷ ƚŅ ǞğǤ
ğƓķ ƷŷĻ ŅƩƚƓƷ ƚŅ ƷŷĻ ŭğƩğŭĻͲ ĭğƩƦƚƩƷͲ ƚƩ ķĻƭźŭƓğƷĻķ ƦğƩƉźƓŭ ğƩĻğ͵ LƓ ƷŷĻ ğƦƦƌźĭğƷźƚƓͲ ƷŷĻ ğƦƦƌźĭğƓƷ
źƓķźĭğƷĻƭ ƷŷğƷ ƷŷĻ ŭğƩğŭĻ źƷƭĻƌŅ źƭ ƷŷĻ ķĻƭźŭƓğƷĻķ ƦğƩƉźƓŭ ğƩĻğ ŅƚƩ ƷŷĻ ƩĻƨǒźƩĻķ ƷŷƩĻĻ ƦğƩƉźƓŭ ƭƦƚƷƭ͵
ŷĻƩĻŅƚƩĻͲ źƷ ŅƚƌƌƚǞƭ ƷŷğƷ ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ źƭ ŅƩƚƒ ƷŷĻ ƦƩƚƦĻƩƷǤ ĻķŭĻ ƚŅ ƷŷĻ Ņƌğŭ Ʒƚ ƷŷĻ ĭƌƚƭĻƭƷ
ŭğƩğŭĻ ΛŅǒƩƷŷĻƭƷ ĻğƭƷΜ͵ hƓ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƒğƦƭͲ Ʒŷźƭ źƭ ƒĻğƭǒƩĻķ ğƭ ЋЊЉ ŅĻĻƷ ğƌƚƓŭ ĭĻƓƷĻƩƌźƓĻ ğƭ
ķĻƭĭƩźĬĻķ ğĬƚǝĻ͵ CǒƩƷŷĻƩƒƚƩĻͲ ƷŷĻ ğĭƷǒğƌ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķźƭƷğƓĭĻ ΛĭƚƩƩĻĭƷĻķ ŅƚƩ ƷŷĻ ƭƌƚƦĻ ΛƩźƭĻ ğƓķ ƩǒƓΜΜ
źƭ ЋЊЎ ŅĻĻƷ͵ ŷźƭ ğĭĭƚǒƓƷƭ ŅƚƩ ƷŷĻ ŅğĭƷ ƷŷğƷ ƷŷĻ ЋЊЉ ŅĻĻƷ źƭ ƒĻğƭǒƩĻķ ƚƓ ğ ƷǞƚΏķźƒĻƓƭźƚƓğƌ ƒğƦ ğƓķ ƷŷĻ
ĭğƌĭǒƌğƷźƚƓ ƚŅ ƷŷĻ ķźƭƷğƓĭĻ ƚǝĻƩ ƷŷĻ ĭƚǒƩƭĻ ƚŅ ƷŷĻƭƌƚƦĻķ ķƩźǝĻǞğǤ źƭ ĭƚƩƩĻĭƷƌǤ ĭğƌĭǒƌğƷĻķ ǒƭźƓŭ ƷŷĻ
tǤƷŷğŭƚƩĻğƓ ƷŷĻƚƩĻƒ͵
aƩ͵ IĻƩƩƚƓ ğƌƭƚ ƓƚƷĻķ ƷŷğƷ ƷŷĻ ƒĻğƭǒƩĻƒĻƓƷƭ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ƌĻƓŭƷŷ ķźķƓγƷ ğĭĭƚǒƓƷ ŅƚƩ ƷŷĻ ğķķźƷźƚƓğƌ
ķƩźǝĻǞğǤ ƌĻƓŭƷŷ ƷŷğƷ ƓĻĻķƭ Ʒƚ ĬĻ ĬǒźƌƷ ƚƓ ğķƆğĭĻƓƷ ƦƩƚƦĻƩƷźĻƭ ƷŷƩƚǒŭŷ ğƓ ĻğƭĻƒĻƓƷ Ʒƚ ƩĻğĭŷ ƷŷĻ ĻǣźƭƷźƓŭ
ƭŷğƩĻķ ķƩźǝĻǞğǤ͵
ƭźƓŭ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƦƩƚǝźķĻķ ƒğƦƭͲ Ʒŷźƭ ğķķƭ ğƦƦƩƚǣźƒğƷĻƌǤ ЊЏ ƒƚƩĻ ŅĻĻƷ Ʒƚ ƷŷĻ
ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤͲ ŅƚƩ ğ ƷƚƷğƌ ƚŅ ЋЌЊ ŅĻĻƷͲ ŅğƩ ĻǣĭĻĻķźƓŭ ƷŷĻ ЋЉЉΏŅƚƚƷ ƌźƒźƷ ƚŅ ĭƚķĻͲ ƓƚƷǞźƷŷƭƷğƓķźƓŭ
ƷŷĻ ƭƌƚƦĻ ĻǣĭĻĻķźƓŭ ЊБі ƦĻƩ ǒƦƦĻƩ ƌĻǝĻƌ ƚŅ ǝğƩźğƓĭĻ ĭƚƓƭźķĻƩĻķ͵
ŷĻ ğĬƚǝĻ ķƩźǝĻǞğǤ ĭğƌĭǒƌğƷźƚƓƭ ğƩĻ ğ ǝĻƩǤ ƭźŭƓźŅźĭğƓƷ źƭƭǒĻ ƩĻƌğƷĻķ Ʒƚ ƷŷĻ ƦƌğƓƭ ŅƚƩ Ʒŷźƭ ƦƩƚƦĻƩƷǤ͵ Ļ
ŷğǝĻ ƭĻĻƓ ƒǒƌƷźƦƌĻ ƦƩƚĬƌĻƒƭ ǞźƷŷ ƭƷĻĻƦ ķƩźǝĻǞğǤƭ źƓ !ƭŷƌğƓķͲ ƩĻƭǒƌƷźƓŭ źƓ źƓƆǒƩźĻƭ ğƓķ ķğƒğŭĻ͵
5ƩźǝĻǞğǤ 9ƒĻƩŭĻƓĭǤ ǒƩƓğƩƚǒƓķ
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h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵ ƭƷğƷĻƭ ƷŷğƷͲ δŷĻƓ ƩĻƨǒźƩĻķ ĬǤ ƷŷĻ hƩĻŭƚƓ CźƩĻ /ƚķĻͲ Ņƌğŭ ķƩźǝĻƭ ŭƩĻğƷĻƩ ƷŷğƓ ЊЎЉ
ŅĻĻƷ źƓ ƌĻƓŭƷŷ ƭŷğƌƌ ƦƩƚǝźķĻ ğ ƷǒƩƓğƩƚǒƓķ ͵͵͵ ŷĻ {ƷğŅŅ !ķǝźƭƚƩͲ źƓ ĭƚƚƩķźƓğƷźƚƓ ǞźƷŷ ƷŷĻ CźƩĻ /ƚķĻ hŅŅźĭźğƌͲ
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ƒğǤ ĻǣƷĻƓķ ƷŷĻ ķźƭƷğƓĭĻ ƚŅ ƷŷĻ ƷǒƩƓğƩƚǒƓķ ƩĻƨǒźƩĻƒĻƓƷ ǒƦ Ʒƚ ğ ƒğǣźƒǒƒ ƚŅ ЋЎЉ ŅĻĻƷ źƓ ƌĻƓŭƷŷ ğƭ
ğƌƌƚǞĻķ ĬǤ hƩĻŭƚƓ CźƩĻ /ƚķĻ ğĭĭĻƭƭ ĻǣĻƒƦƷźƚƓƭ͵δ
LƓ ƷŷĻ ĭǒƩƩĻƓƷ ğƦƦƌźĭğƷźƚƓͲ ƷŷĻƩĻ źƭ Ɠƚ ĻǣĻƒƦƷźƚƓ ƦƩƚǝźķĻķ ĬǤ ğ {ƷğŅŅ !ķǝźƭƚƩ ƚƩ CźƩĻ /ƚķĻ hŅŅźĭźğƌ͵
{ĻĭƷźƚƓ ЎЉЌ ƚŅ hƩĻŭƚƓ CźƩĻ /ƚķĻ ƩĻƨǒźƩĻƭ ğĭĭĻƭƭ Ʃƚğķƭ Ʒƚ δĻǣƷĻƓķ Ʒƚ ǞźƷŷźƓ ЊЎЉ ŅĻĻƷ ƚŅ ğƌƌ ƦƚƩƷźƚƓƭ ƚŅ
ƷŷĻ ŅğĭźƌźƷǤ ğƓķ ğƌƌ ƦƚƩƷźƚƓƭ ƚŅ ƷŷĻ ĻǣƷĻƩźƚƩ Ǟğƌƌƭ ƚŅ ƷŷĻ ŅźƩƭƷ ƭƷƚƩǤ ƚŅ ƷŷĻ ĬǒźƌķźƓŭ ğƭ ƒĻğƭǒƩĻķ ĬǤ ğƓ
ğƦƦƩƚǝĻķ ƩƚǒƷĻ ğƩƚǒƓķ ƷŷĻ ĻǣƷĻƩźƚƩ ƚŅ ƷŷĻ ĬǒźƌķźƓŭ ƚƩ ŅğĭźƌźƷǤ͵δ 9ǣĭĻƦƷźƚƓƭ źƓĭƌǒķĻ δЊ͵Њ ŷĻ ĬǒźƌķźƓŭ źƭ
ĻƨǒźƦƦĻķ ƷŷƩƚǒŭŷƚǒƷ ǞźƷŷ ğƓ ğƦƦƩƚǝĻķ ğǒƷƚƒğƷźĭ ƭƦƩźƓƉƌĻƩ ƭǤƭƷĻƒ źƓƭƷğƌƌĻķ źƓ ğĭĭƚƩķğƓĭĻ ǞźƷŷ {ĻĭƷźƚƓ
ВЉЌ͵Ќ͵Њ͵ЊͲ ВЉЌ͵Ќ͵Њ͵Ћ ƚƩ ВЉЌ͵Ќ͵Њ͵Ќ͵δ ŷĻ ğƦƦƌźĭğƓƷ źƓĭƌǒķĻƭ ğ ŅźƩĻ ƭǒƦƦƩĻƭƭźƚƓ ƭǤƭƷĻƒ ǞźƷŷźƓ ƷŷĻ ƦƌğƓƭ ŅƚƩ
ƷŷĻ ƩĻƭźķĻƓĭĻ͵ IƚǞĻǝĻƩͲ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵ ƚƓƌǤ ğƌƌƚǞƭ ğƓ ĻǣĭĻƦƷźƚƓ źƓ ƷŷĻ /źƷǤ ƚŅ !ƭŷƌğƓķ Ʒƚ ĻǣƷĻƓķ
ƷŷĻ ƷǒƩƓğƩƚǒƓķ ķźƭƷğƓĭĻ Ʒƚ ЋЎЉ ŅĻĻƷ͵ wĻğķźƓŭ ƷŷĻ hƩĻŭƚƓ CźƩĻ /ƚķĻͲ ƷŷĻ źƓƷĻƓƷ źƭ ŅƚƩ ƷŷĻ ŅğƩ ĻǣƷĻƓƷ ƚŅ ƷŷĻ
Ļ ĬǒźƌķźƓŭ ğƭ
ƒĻğƭǒƩĻķ ĬǤ ğƓ ğƦƦƩƚǝĻķ ƩƚǒƷĻ ğƩƚǒƓķ ƷŷĻ ĻǣƷĻƩźƚƩ ƚŅ ƷŷĻ ĬǒźƌķźƓŭ͵δ ŷĻ ķźƭƷğƓĭĻ Ʒƚ ğ ƷǒƩƓğƩƚǒƓķͲ ƚƩ ğ
ƦƭĻǒķƚΏƷǒƩƓğƩƚǒƓķ ğƭ ƭŷƚǞƓ ĬĻƌƚǞͲ źƭ ǞĻƌƌ ƚǝĻƩ ЋЎЉ ŅĻĻƷ͵ !ķķźƷźƚƓğƌƌǤͲ ğƓ ĻƭƷźƒğƷĻķ ķźƭƷğƓĭĻ ƚŅ ğ ƩƚǒƷĻ
ğƩƚǒƓķ ƷŷĻ ŅźƩƭƷ ƭƷƚƩǤ ƚŅ ƷŷĻ ƦƩƚƦƚƭĻķ ĬǒźƌķźƓŭ ĭƚƓƭĻƩǝğƷźǝĻƌǤ ğķķƭ ğƓƚƷŷĻƩ ЊЉЉ ŅĻĻƷ͵ ŷźƌĻ ƷŷĻ !ƭŷƌğƓķ
ƚƩķźƓğƓĭĻ ķƚĻƭƓγƷ źƓĭƌǒķĻ Ʒŷźƭ ǝĻƩĬźğŭĻͲ źƷ źƌƌǒƭƷƩğƷĻƭ ƷŷĻ źƓƷĻƓƷ ƚŅ ğ ƷǒƩƓğƩƚǒƓķ Ʒƚ ĬĻ ǞźƷŷźƓ ğ
ƩĻğƭƚƓğĬƌĻ ķźƭƷğƓĭĻ ƚŅ ƷŷĻ ƭƷƩǒĭƷǒƩĻ Ʒƚ ğźķ źƓ ŅźƩĻ ƭǒƦƦƩĻƭƭźƚƓ ŅƚƩ ƚĭĭǒƦğƓƷ ƭğŅĻƷǤͲ ƦƩĻƭĻƩǝğƷźƚƓ ƚŅ ƷŷĻ
ƭƷƩǒĭƷǒƩĻͲ ƭğŅĻƷǤ ƚŅ ŅźƩƭƷ ƩĻƭƦƚƓķĻƩƭͲ ğƓķ ƷŷĻ ğĬźƌźƷǤ Ʒƚ ƭƷƚƦ ƭƦƩĻğķ ƚŅ ŅźƩĻ͵
!Ʒ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ ƷŷĻ ğƦƦƌźĭğƓƷ ƭğźķ ƷŷğƷ ğ ķĻƭźŭƓĻķ ƷǒƩƓƚǒƷ źƓ ƷŷĻ Ņƌğŭ ƦƚƩƷźƚƓ ƚŅ ƷŷĻ
ķƩźǝĻǞğǤ Λğ ǞźķĻƓĻķ ƦƚƩƷźƚƓ źƌƌǒƭƷƩğƷĻķ źƓ ƷŷĻ ğƦƦƌźĭğƷźƚƓ ƦğĭƉĻƷΜ ƭĻƩǝĻƭ ğƭ ğƓ ğķĻƨǒğƷĻ ƩĻƦƌğĭĻƒĻƓƷ
ŅƚƩ ƷŷĻ ƩĻƨǒźƩĻķ ƷǒƩƓğƩƚǒƓķ͵ LƓ ƷŷĻ ğƦƦƌźĭğƷźƚƓͲ ƷŷĻƩĻ źƭ ğƓ Ļƒğźƌ ŅƩƚƒ ƷŷĻ !ƭŷƌğƓķ CźƩĻ ağƩƭŷğƌ ƭƷğƷźƓŭ
ƷŷğƷ ŷĻ Ǟƚǒƌķ ĭƚƓƭźķĻƩ ƭǒĭŷ ğƓ ğƩƩğƓŭĻƒĻƓƷ ķĻƭźŭƓĻķ Ʒƚ WğĭƉƭƚƓ /ƚǒƓƷǤ {ƷğƓķğƩķƭ͵ IƚǞĻǝĻƩͲ ƷŷĻƩĻ źƭ
Ɠƚ ĻǣĻƒƦƷźƚƓ ƚƩ ĭƚƓŅźƩƒğƷźƚƓ ƦƩƚǝźķĻķ ĬǤ ğ {ƷğŅŅ !ķǝźƭƚƩ ƚƩ CźƩĻ /ƚķĻ hŅŅźĭźğƌͲ ƓƚƩ źƭ ƷŷĻƩĻ ğƓǤ
ĭƚƓŅźƩƒğƷźƚƓ ƷŷğƷ ƷŷĻ ƦƩƚƦƚƭĻķ ƷǒƩƓƚǒƷ źƭ ķĻƭźŭƓĻķ Ʒƚ WğĭƉƭƚƓ /ƚǒƓƷǤ {ƷğƓķğƩķƭ͵
5ǒƩźƓŭ ƨǒĻƭƷźƚƓźƓŭ ğƓķ ƩĻƭƦƚƓƭĻ ķǒƩźƓŭ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ ĭƚƒƒźƭƭźƚƓĻƩƭ ƓƚƷĻķ ƷŷĻƩĻ źƭ Ɠƚ
ƷǒƩƓğƩƚǒƓķ ğƓķ ğƭƉĻķ źŅ ƷŷĻ ƦƌğƓ Ǟğƭ ŅƚƩ ĻƒĻƩŭĻƓĭǤ ǝĻŷźĭƌĻƭ Ʒƚ ĬğĭƉ ƚǒƷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğŅƷĻƩ ğĭĭĻƭƭźƓŭ
ğ ƭƷƩǒĭƷǒƩĻ źƓ ƷŷĻ ƦƩƚƦƚƭĻķ ĬǒźƌķźƓŭ ĻƓǝĻƌƚƦĻ͵ ŷĻ ğƦƦƌźĭğƓƷ źƓķźĭğƷĻķ ƷŷğƷ ǤĻƭͲ ĬğĭƉźƓŭ ƷŷĻ ǝĻŷźĭƌĻƭ ǒƦ
Ǟğƭ ƷŷĻ ƦƌğƓ͵ ŷĻ ğƦƦƌźĭğƓƷ ƭğźķ ƷŷğƷ ƷŷĻƩĻ źƭ ğ ƦƭǒĻķƚΏŷğƒƒĻƩŷĻğķ ƷǒƩƓğƩƚǒƓķ ƌƚĭğƷĻķ ĬĻƌƚǞ ƷŷĻ
ğƦƦƌźĭğƓƷγƭ ƦƩƚƦĻƩƷǤ ƚƓ ƷŷĻ ƭŷğƩĻķ ĻğƭĻƒĻƓƷ ķƩźǝĻǞğǤ ŅƩƚƒ DƩğƓźƷĻ {ƷƩĻĻƷͲ źƒƦƌǤźƓŭ ƷŷğƷ Ʒŷźƭ ŅǒƌŅźƌƌƭ
ƷǒƩƓğƩƚǒƓķ ƩĻƨǒźƩĻƒĻƓƷƭ͵ ŷźƭ ƦƭĻǒķƚΏŷğƒƒĻƩŷĻğķ ƷǒƩƓğƩƚǒƓķ źƭ ğƓƚƷŷĻƩ ЊЎЉΏЊЏЉ ŅĻĻƷ ŅƩƚƒ
ĻğƭƷĻƩƓƒƚƭƷ ĻƓķ ƚŅ ƷŷĻ ƭǒĬƆĻĭƷ Ņƌğŭ ƌƚƷ͵ ŷźƭ źƭ ğ ƷƚƷğƌ ƚŅ ğĬƚǒƷ ЌЏЉΏЌАЉ ŅĻĻƷ ŅƩƚƒ ƷŷĻ ƦƩƚƦƚƭĻķ ƭźƓŭƌĻΏ
ŅğƒźƌǤ ķǞĻƌƌźƓŭ͵ ŷźƭ ŅğƩ ĻǣĭĻĻķƭ ƷŷĻ źƓƷĻƓƷźƚƓ ƚŅ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵Ͳ Ǟŷźĭŷ ĭƌĻğƩƌǤ ğźƒƭ Ʒƚ ŷğǝĻ ğ
ƷǒƩƓğƩƚǒƓķ ǞźƷŷźƓ ЊЎЉ ŅĻĻƷ ƚŅ ğ ƭƷƩǒĭƷǒƩĻͲ ƚƩ ǞźƷŷźƓ ЋЎЉ ŅĻĻƷ źƓ ĻǣƷĻƓǒğƷźƓŭ ĭźƩĭǒƒƭƷğƓĭĻƭ ǞźƷŷ
ğƦƦƩƚƦƩźğƷĻ ğƦƦƩƚǝğƌ͵ źƷŷ ƷŷĻ ğķķźƷźƚƓğƌ ЊЉЉ ŅĻĻƷ Ʒƚ ƩĻğĭŷ ƷŷĻ ŅğƩ ƭźķĻ ƚŅ ƷŷĻ ŷƚǒƭĻͲ ƷŷĻ ķźƭƷğƓĭĻ ŅƩƚƒ
ğ ƷǒƩƓğƩƚǒƓķ źƓĭƩĻğƭĻƭ Ʒƚ ЍЏЉΏЍАЉ ŅĻĻƷ͵ ŷźƭ źƭ ğ ƭźŭƓźŅźĭğƓƷ ķźƭƷğƓĭĻͲ źƓĭƌǒķźƓŭ ğ ƭƷĻĻƦ ƭƌƚƦĻͲ ƷŷğƷ ŅğƩ
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ĻǣĭĻĻķƭ ƷŷĻ źƓƷĻƓƷźƚƓƭ ƚŅ ƭğŅĻƷǤ ŅƚƩ ĻƒĻƩŭĻƓĭǤ ǝĻŷźĭƌĻ ğĭĭĻƭƭ ğƭ ƚǒƷƌźƓĻķ źƓ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵ ğƓķ ƷŷĻ
źƓƷĻƓƷźƚƓƭ ƚŅ hƩĻŭƚƓ CźƩĻ /ƚķĻ ƭĻĭƷźƚƓ ЎЉЌ͵
bƚ ĻǣĻƒƦƷźƚƓ ŷğƭ ĬĻĻƓ ƦƩƚǝźķĻķ Ʒƚ ĭƚƓŅźƩƒ ƷŷğƷ ŅźƩĻ ğǒƷŷƚƩźƷźĻƭ ŷğǝĻ ğƦƦƩƚǝĻķ ƷŷĻ ƌğĭƉ ƚŅ ğ
ƷǒƩƓğƩƚǒƓķͲ ğ ƦǒƌƌƚǒƷ ƚƦƷźƚƓͲ ƚƩ ğ ķźƭƷğƓƷ ƦƭĻǒķƚΏŷğƒƒĻƩŷĻğķ ƷǒƩƓğƩƚǒƓķ ğƭ ğƓ ğĭĭĻƦƷğĬƌĻ ƚƦƷźƚƓ͵
CǒƩƷŷĻƩƒƚƩĻͲ ƷŷĻ !\[
h ķƚĻƭ ƓƚƷ ŷğǝĻ ğƓǤ ƌğƓŭǒğŭĻ ƷŷğƷ ƭƷğƷĻƭ ğ ƷǒƩƓƚǒƷ źƭ ğ ƦĻƩƒźƭƭźĬƌĻ ƩĻƦƌğĭĻƒĻƓƷ
ŅƚƩ ğ ƷǒƩƓğƩƚǒƓķ͵ ! ƦǒƌƌƚǒƷ ķƚĻƭ ƓƚƷ ƦƩƚǝźķĻ ƒğƓĻǒǝĻƩźƓŭ Ʃƚƚƒ Ʒƚ ƷǒƩƓ ğƩƚǒƓķ ğ ƌğƩŭĻ ĻƒĻƩŭĻƓĭǤ
ǝĻŷźĭƌĻ͵
DźǝĻƓ ǞŷğƷ ǞĻ ŷğǝĻ ğƌƌ ĻǣƦĻƩźĻƓĭĻķ ǞźƷŷźƓ ƷŷĻ ƌğƭƷ ŅźǝĻ ǤĻğƩƭ źƓ ƚǒƩ ǝğƌƌĻǤ ƩĻŭğƩķźƓŭ ƩĻğƌ ŅźƩĻ ķğƓŭĻƩͲ ǞĻ
ŷƚƦĻ ƷŷĻ /ƚƒƒźƭƭźƚƓ ƷğƉĻƭ Ʒŷźƭ ƭĻĭƷźƚƓ ĻǣƷƩĻƒĻƌǤ ƭĻƩźƚǒƭƌǤ͵
LƓǝğƌźķ ğƩźğƓĭĻ !ƩŭǒƒĻƓƷ
ŷĻ ƷǤƦĻ LL ǝğƩźğƓĭĻ ƭŷƚǒƌķ ĬĻ ƓƚƷ ĬĻ ğƦƦƩƚǝĻķͲ ƦĻƩ !\[
h ЊБ͵Ў͵Ў͵ЉЎЉ͵ bƚƷğĬƌǤͲ ŅƚǒƩ ĭƩźƷĻƩźğ ğƩĻ ƌźƭƷĻķ ΛЊΏ
ЍΜͲ ğƓķ ğƌƌ ƚŅ ƷŷĻ ĭƩźƷĻƩźğ ƒǒƭƷ ĬĻ ƒĻƷ͵ ŷĻ ĭƩźƷĻƩźƚƓ ƚŅ !\[
h ЊБ͵Ў͵Ў͵ЉЎЉ͵ !͵ Ѝ͵ źƭ ƓƚƷ ƒĻƷ ĬĻĭğǒƭĻ ƷŷĻ
ǝğƩźğƓĭĻ źƭ ƭĻƌŅΏźƒƦƚƭĻķ͵ ŷĻ ƦƩƚƦƚƭğƌ ğƓķ ķĻƭźŭƓ ΛķƩźǝĻǞğǤͲ ĬǒźƌķźƓŭͲ ƚǒƷķƚƚƩ ğƩĻğͲ ĻƷĭ͵Μ ǞĻƩĻ
ǝƚƌǒƓƷğƩźƌǤ ƭǒĬƒźƷƷĻķ ĬǤ ƷŷĻ ğƦƦƌźĭğƓƷ źƓ ЋЉЋЍ ğƓķ ЋЉЋЎ͵ !ƭ ƷŷĻ ğƦƦƌźĭğƓƷ ƦƚźƓƷƭ ƚǒƷ źƓ ƷŷĻźƩ ğƦƦƌźĭğƷźƚƓͲ
ƷŷĻ ƚƩķźƓğƓĭĻƭ ǞĻƩĻ źƓ ƦƌğĭĻ ğƷ ƷŷĻ ƷźƒĻ ƚŅ ƷŷĻ ğƦƦƌźĭğƷźƚƓ͵ 5ǒĻ ķźƌźŭĻƓĭĻ ĬĻŅƚƩĻ ƷŷĻ ƦǒƩĭŷğƭĻ ƚŅ ƷŷĻ
ƌğƓķ ğƓķ ĬĻŅƚƩĻ ƷŷĻ ğƦƦƌźĭğƷźƚƓ Ǟƚǒƌķ ŷğǝĻ ķĻƒƚƓƭƷƩğƷĻķ ƷŷğƷ ƷŷĻƩĻ źƭ Ɠƚ ĭƚƒƦƌźğƓƷ ǞğǤ Ʒƚ ĭƩĻğƷĻ
ǝĻŷźĭǒƌğƩ ğĭĭĻƭƭ Ʒƚ ğ ĬǒźƌķźƓŭ ĻƓǝĻƌƚƦĻ ƚƓ Ʒŷźƭ Ʒğǣ ƌƚƷ͵
hƩķźƓğƓĭĻƭ Ǟŷźĭŷ ğƩĻ źƓ ĻŅŅĻĭƷ ğƷ ƷŷĻ ƷźƒĻ ƚŅ ğƦƦƌźĭğƷźƚƓ ŅƚƩ ğ ĬǒźƌķźƓŭ ƦĻƩƒźƷ ğƩĻ ĻƓŅƚƩĭĻğĬƌĻͲ ğƓķ ƷŷĻ
ƦƌğƓƭ ƒǒƭƷ ĭƚƒƦƌǤ ǞźƷŷ ƭğźķ ƚƩķźƓğƓĭĻƭ͵ ŷĻƭĻ ŅğĭƷƭ ƭƷğƓķ ƩĻŭğƩķƌĻƭƭ ƚŅ ƷŷĻ ĭŷƩƚƓƚƌƚŭǤ ƚŅ ƌƚƷ ƦğƩƷźƷźƚƓƭ
ğƓķ ƚƩķźƓğƓĭĻ ğķƚƦƷźƚƓ źŅ ƷŷĻ ğƦƦƌźĭğƷźƚƓ ƚŅ źƓƷĻƩĻƭƷ Ǟğƭ ƭǒĬƒźƷƷĻķ ğŅƷĻƩ ĭǒƩƩĻƓƷ ƚƩķźƓğƓĭĻƭ ğƩĻ źƓ
ĻŅŅĻĭƷ͵
!ķķźƷźƚƓğƌƌǤͲ ǞŷźƌĻ ƷŷĻ /źƷǤγƭ źƓƷĻƓƷ ǞźƷŷ ƷŷĻ ƌƚƷ ƦğƩƷźƷźƚƓ źƓ ƷŷĻ ЊВВЉƭ Ǟğƭ ƦƩĻƭǒƒğĬƌǤ Ʒƚ ĭƩĻğƷĻ ğ
ĬǒźƌķğĬƌĻ ƌƚƷͲ ĭƚƓķźƷźƚƓƭ ŷğǝĻ ĭŷğƓŭĻķ ƚǝĻƩ ƷŷĻ ǤĻğƩƭ ƭźƓĭĻ ƷŷĻ ƚƩźŭźƓğƌ ƦğƩƷźƷźƚƓ͵ {ğŅĻƷǤ ğǞğƩĻƓĻƭƭ ŷğƭ
źƓĭƩĻğƭĻķ͵ źƌķŅźƩĻ ƩźƭƉƭ ŷğǝĻ źƓĭƩĻğƭĻķ͵ 9ƓǝźƩƚƓƒĻƓƷğƌ ŅƩğŭźƌźƷǤ ŷğƭ źƓĭƩĻğƭĻķ͵ ŷǒƭͲ ƷŷĻ ĭźƷǤ ŷğƭ ǞźƭĻƌǤ
źƒƦƌĻƒĻƓƷĻķ ƌğƓķ ǒƭĻ ƚƩķźƓğƓĭĻƭ Ʒƚ ƦƩƚƷĻĭƷ ƩĻƭźķĻƓƷƭͲ ƓĻźŭŷĬƚƩƭͲ ğƓķ ƷŷĻ ĭƚƒƒǒƓźƷǤͲ ğĭĭƚǒƓƷźƓŭ ŅƚƩ
ƷŷĻ ƓĻǞ ĭƚƓķźƷźƚƓƭ ğƓķ Ʒƚ źƓĭƚƩƦƚƩğƷĻ ƓĻǞ ĻƓǝźƩƚƓƒĻƓƷğƌ ğƓķ ĻƓŭźƓĻĻƩźƓŭ ƉƓƚǞƌĻķŭĻ͵
ŷĻ ğƦƦƌźĭğƓƷ ŷğƭ ƓƚƷ ķĻƒƚƓƭƷƩğƷĻķ ƷŷğƷ ƷŷĻ ĬĻƓĻŅźƷƭ ƚŅ ƷŷĻ ƦƩƚƦƚƭĻķ ķĻǝĻƌƚƦƒĻƓƷ ƚǒƷǞĻźŭŷ ƷŷĻ
ƓĻŭğƷźǝĻ źƒƦğĭƷ ƚŅ ƷŷĻ ķĻǝĻƌƚƦƒĻƓƷͲ ğƭ ƩĻƨǒźƩĻķ źƓ ЊБ͵Ў͵Ў͵ЉЎЉ͵ !͵ Ќ͵ !ķƆğĭĻƓƷ ǒƭĻƭ źƓĭƌǒķĻ ŷźƌƌƭźķĻ
ƭğŅĻƷǤ ΛƭĻĻ ƩĻƷğźƓźƓŭ Ǟğƌƌ ĭƚƓĭĻƩƓƭ ĬĻƌƚǞ ƩĻƌğƷźƓŭ Ʒƚ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Ѝ͵ Ĭ͵ΜͲ ƷƩĻĻ ğƓķ ǞźƌķƌźŅĻ
źƒƦğĭƷƭ ƚŅ ƷŷĻ ķĻǝĻƌƚƦƒĻƓƷ Λğƭ ƦƚźƓƷĻķ ƚǒƷ ĬǤ ƓĻźŭŷĬƚƩƭ ğƷ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ ƷƩĻĻƭ Ʒƚ ĬĻ
ƭĻĻ !\[
h ЊБ͵Ў͵А͵ЉЍЉ .͵ Ћ͵
ĭ͵ΜͲ ŷĻğķƌźŭŷƷ źƒƦğĭƷƭ ǒƦƚƓ ƓĻźŭŷĬƚƩźƓŭ ƦƩƚƦĻƩƷźĻƭ Λğƭ ƦƚźƓƷĻķ ƚǒƷ ĬǤ ğ ĭƚƒƒźƭƭźƚƓĻƩ ķǒƩźƓŭ ƷŷĻ ƦǒĬƌźĭ
Total Page Number: 116
ŷĻğƩźƓŭΜͲ ğƓķ ķƚǞƓŷźƌƌ ƓĻźŭŷĬƚƩŷƚƚķ ķğƓŭĻƩ ŅƩƚƒ ƩǒƓğǞğǤ ǝĻŷźĭƌĻƭ ƚƓ ƷŷĻ ĻǣĭĻĻķźƓŭƌǤ ƭƌĻĻƦ ƭƌƚƦĻ Λğƭ
ƦƚźƓƷĻķ ƚǒƷ ķǒƩźƓŭ ƚƩğƌ ƷĻƭƷźƒƚƓǤ ğƷ ƷŷĻ ağƩĭŷ ЊЊ ŷĻğƩźƓŭΜ͵
!Ʒ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ aƭ͵ DǒƓƷĻƩ ƭƷğƷĻķ ƷŷğƷ ƷŷĻ ƦƩƚƆĻĭƷ ƒǒƭƷ ĬĻ ğĭĭĻƦƷĻķ ĬĻĭğǒƭĻ ƷŷĻƩĻ ğƩĻ
Ɠƚ ƚƷŷĻƩ ķĻǝĻƌƚƦğĬƌĻ ƌƚƷƭ źƓ ƷŷĻ ĭźƷǤ͵ LƓ ŅğĭƷͲ ƷŷĻƩĻ ğƩĻ źƓķĻĻķ ƩĻƭźķĻƓƷźğƌ ƌƚƷƭ ŅƚƩ ƭğƌĻ źƓ ƷŷĻ !ƭŷƌğƓķ ĭźƷǤ
ƌźƒźƷƭ͵ LƓ ğķķźƷźƚƓͲ ƷŷĻƩĻ ğƩĻ ğƦƦƩƚǣźƒğƷĻƌǤ ЏЉ ƭźƓŭƌĻΏŅğƒźƌǤ ŷƚƒĻƭ ŅƚƩ ƭğƌĻ źƓ !ƭŷƌğƓķ ğƷ Ʒŷźƭ ƷźƒĻ͵ ŷĻƩĻ
ğƩĻ ğƌƭƚ ƷŷƩĻĻ ƭźƓŭƌĻΏŅğƒźƌǤ ŷƚƒĻƭ ŅƚƩ ƭğƌĻ ǞźƷŷźƓ ƷǞƚ ĬƌƚĭƉƭ ƚŅ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ĭǒƩƩĻƓƷ ŷƚƒĻͲ ğƭ ƷŷĻǤ
źƓķźĭğƷĻķ ƷŷğƷ ƷŷĻǤ Ǟƚǒƌķ ƌźƉĻ ƷŷĻ ƦƩƚƦƚƭĻķ ƓĻǞ ŷƚƒĻ Ʒƚ ĬĻ ƚĭĭǒƦźĻķ ĬǤ ŅğƒźƌǤͲ ğƓķ Ʒƚ ĬĻ ǞźƷŷźƓ ĭƌƚƭĻ
ƦƩƚǣźƒźƷǤ Ʒƚ ƷŷĻźƩ ĭǒƩƩĻƓƷ ŷƚƒĻ͵ hƓĻ ƚŅ ƷŷĻ ƓĻğƩĬǤ ƦƩƚƦĻƩƷźĻƭ źƭ ğ ĬĻğǒƷźŅǒƌͲ ŷźŭŷΏĻƓķ ƦƩƚƦĻƩƷǤ ǞźƷŷ ğ
Ʀƚƚƌ ğƓķ ƚǒƷķƚƚƩ ƌźǝźƓŭ ğƩĻğ ƚƓ DƩğƓźƷĻ {ƷƩĻĻƷ͵ LƷ źƭ ğ ƭƷǒƓƓźƓŭ ŷƚƒĻ ğƓķ źƭ ğĭƷǒğƌƌǤ ƦğƩƷ ƚŅ ƷŷĻ
wğƷŷĻƩ ƷŷğƓ ĭŷƚƚƭźƓŭ Ʒƚ ƦǒƩĭŷğƭĻ ğ ƒƚƩĻ ƩĻğķźƌǤ ĬǒźƌķğĬƌĻ ƌƚƷͲ ƦǒƩĭŷğƭĻ ğƓƚƷŷĻƩ ŷƚƒĻͲ ƚƩ ƦǒƩĭŷğƭĻ
ğƓƚƷŷĻƩ ŷƚƒĻ ğƓķ ƒğƉĻ ƭźŭƓźŅźĭğƓƷ ƒƚķźŅźĭğƷźƚƓƭͲ ƷŷĻ ğƦƦƌźĭğƓƷƭ ŷğǝĻ ĭŷƚƭĻƓ Ʒƚ ğƷƷĻƒƦƷ Ʒƚ Ĭǒźƌķ ƚƓ ğ
ƌƚƷ ƷŷğƷ źƭ ƓƚƷ ĭƚƓķǒĭźǝĻ Ʒƚ ğĭŷźĻǝźƓŭ ƷŷĻźƩ ķĻƭźƩĻķ ǝźƭźƚƓ͵ hƓĻ ƚŅ ƷŷĻ ğĬƚǝĻ ƚƦƷźƚƓƭ ĭƚǒƌķ ƒƚƭƷ ĭĻƩƷğźƓƌǤ
ǤźĻƌķ ğ ƌğƩŭĻͲ źƓƭƦźƩźƓŭͲ ĬĻğǒƷźŅǒƌ ŷƚƒĻ ğƓķ ƚǒƷķƚƚƩ ƌźǝźƓŭ ğƩĻğ ǞźƷŷƚǒƷ ƷŷĻ ƭĻƌŅΏźƒƦƚƭĻķ ĻƓǝźƩƚƓƒĻƓƷğƌ
ĭŷğƌƌĻƓŭĻƭͲ ĻƓŭźƓĻĻƩźƓŭ ƩĻƨǒźƩĻƒĻƓƷƭͲ ğƓķ ƌğƓķ ǒƭĻ ƚƩķźƓğƓĭĻ ĻǣĭĻƦƷźƚƓƭ ğƓķ ǝğƩźğƓĭĻƭ͵
wĻƷğźƓźƓŭ ğƌƌ IĻźŭŷƷ
ŷĻ ƩĻƷğźƓźƓŭ Ǟğƌƌ ĭƩźƷĻƩźğ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Ѝ͵ Ĭ͵ ƭƷğƷĻƭ ƷŷğƷͲ δ9ǣƦƚƭĻķ ĭǒƷ ƭƌƚƦĻƭͲ ƭǒĭŷ ğƭ ƷŷƚƭĻ ŅƚƩ
ƭƷƩĻĻƷƭͲ ķƩźǝĻǞğǤ ğĭĭĻƭƭĻƭͲ ƚƩ ǤğƩķ ğƩĻğƭͲ ŭƩĻğƷĻƩ ƷŷğƓ ƭĻǝĻƓ ŅĻĻƷ źƓ ŷĻźŭŷƷ ƭŷğƌƌ ĬĻ ƷĻƩƩğĭĻķ͵ /ǒƷ ŅğĭĻƭ
ƚƓ ğ ƷĻƩƩğĭĻķ ƭĻĭƷźƚƓ ƭŷğƌƌ ƓƚƷ ĻǣĭĻĻķ ğ ƒğǣźƒǒƒ ŷĻźŭŷƷ ƚŅ ŅźǝĻ ŅĻĻƷ͵ ĻƩƩğĭĻ ǞźķƷŷƭ ƭŷğƌƌ ĬĻ ğ ƒźƓźƒǒƒ
ƚŅ ƷŷƩĻĻ ŅĻĻƷ Ʒƚ ğƌƌƚǞ ŅƚƩ ƷŷĻ źƓƷƩƚķǒĭƷźƚƓ ƚŅ ǝĻŭĻƷğƷźƚƓ ŅƚƩ ĻƩƚƭźƚƓ ĭƚƓƷƩƚƌ͵ ƚƷğƌ ĭǒƷ ƭƌƚƦĻƭ ƭŷğƌƌ ƓƚƷ
ĻǣĭĻĻķ ğ ƒğǣźƒǒƒ ǝĻƩƷźĭğƌ ŷĻźŭŷƷ ƚŅ ЊЎ ŅĻĻƷ͵ ŷĻ ƷƚƦ ƚŅ ĭǒƷ ƭƌƚƦĻƭ ƓƚƷ ǒƷźƌźǩźƓŭ ƭƷƩǒĭƷǒƩğƌ ƩĻƷğźƓźƓŭ Ǟğƌƌƭ
ƭŷğƌƌ ĬĻ ƌƚĭğƷĻķ ğ ƒźƓźƒǒƒ ƭĻƷĬğĭƉ ƚŅ ƚƓĻΏŷğƌŅ ƷŷĻ ŷĻźŭŷƷ ƚŅ ƷŷĻ ĭǒƷ ƭƌƚƦĻ ŅƩƚƒ ƷŷĻ ƓĻğƩĻƭƷ ƦƩƚƦĻƩƷǤ
ƌźƓĻ͵δ ŷĻ ƦƌğƓƭ ƭŷƚǞ ΛźƓ ƷŷĻ ƓƚƩƷŷ ƌğƓķƭĭğƦĻ ĻƌĻǝğƷźƚƓ ƭĭŷĻƒğƷźĭΜ ƷŷğƷ ƷŷĻ ƩĻƷğźƓźƓŭ Ǟğƌƌ ƚƓ ƷŷĻ ƓƚƩƷŷ
ğƭƦĻĭƷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ Ǟźƌƌ ĬĻ ğƭ ŷźŭŷ ğƭ ЋЋ ŅĻĻƷ ğƷ źƷƭ ǞĻƭƷĻƩƓƒƚƭƷ ĻƓķ ğƓķ źƭ ƭĻƷ ĬğĭƉ Џ ŅĻĻƷ ŅƩƚƒ ƷŷĻ
bƚƩƷŷ ƦƩƚƦĻƩƷǤ ƌźƓĻ ƦĻƩ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƭĭŷĻƒğƷźĭƭ͵ ŷźƭ źƭ !Μ ğ ĭǒƷ ƭƌƚƦĻ ŅƚƩ ğ ķƩźǝĻǞğǤͳ .Μ ŭƩĻğƷĻƩ ƷŷğƓ А
ŅĻĻƷ źƓ ŷĻźŭŷƷͳ /Μ ƓƚƷ ƷĻƩƩğĭĻķͳ 5Μ ĻǣĭĻĻķźƓŭ ğ ƒğǣźƒǒƒ ǝĻƩƷźĭğƌ ŷĻźŭŷƷ ƚŅ ЊЎ ŅĻĻƷͳ 9Μ ƓƚƷ źƓķźĭğƷźƓŭ
ǒƷźƌźǩğƷźƚƓ ƚŅ ğ ƭƷƩǒĭƷǒƩğƌ ƩĻƷğźƓźƓŭ Ǟğƌƌͳ ğƓķ CΜ ƷŷĻ ƷƚƦ ƚŅ ƷŷĻ Ǟğƌƌ ΛƓƚƷ ƭƷƩǒĭƷǒƩğƌΜ źƭ ƓƚƷ ƭĻƷĬğĭƉ ƚƓĻΏŷğƌŅ
ƚŅ ƷŷĻ ŷĻźŭŷƷ ƚŅ ƷŷĻ ĭǒƷ ƭƌƚƦĻ ΛğƦƦƩƚǣźƒğƷĻƌǤ ЊЊ ŅĻĻƷ ƭĻƷĬğĭƉΜ ŅƩƚƒ ƷŷĻ ƓĻğƩĻƭƷ ƦƩƚƦĻƩƷǤ ƌźƓĻ ΛƷŷĻ ƓƚƩƷŷ
ƦƩƚƦĻƩƷǤ ƌźƓĻΜ͵
9ƓǝźƩƚƓƒĻƓƷğƌ LƒƦğĭƷ ğƓķ ƩĻĻ wĻƒƚǝğƌ
!Ʒ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ aƭ͵ DǒƓƷĻƩ ĭŷğƩğĭƷĻƩźǩĻķ ƷŷĻ ƦƩƚƦƚƭĻķ ŷƚǒƭĻ ğƭ ğ ƭźƓŭƌĻΏƌĻǝĻƌ ŷƚƒĻ
ǞźƷŷ ƌźǝźƓŭ ğƩĻğƭ͵ !ķķźƷźƚƓğƌƌǤͲ ƷŷĻ ğƦƦƌźĭğƓƷ ĭŷğƩğĭƷĻƩźǩĻķ ƷŷĻ ŷƚǒƭĻ ğƭ ƭźƒźƌğƩ źƓ ƭźǩĻ Ʒƚ ƓĻźŭŷĬƚƩźƓŭ
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ЏͲЉЍЏ ƭƨǒğƩĻ ŅĻĻƷ
źƓĭƌǒķźƓŭ ƷŷĻ ƌźǝźƓŭ ƭƦğĭĻͲ ĬğƭĻƒĻƓƷͲ ğƓķ ŭğƩğŭĻ ƭƦğĭĻ͵ ! ŭƩĻğƷĻƩ ƷŷğƓ ЏͲЉЉЉ ƭƨǒğƩĻ ŅƚƚƷ ƭƷƩǒĭƷǒƩĻ źƓ ğ
IźƌƌƭźķĻ ğƓķ źƌķŅźƩĻ ƚǝĻƩƌğǤ ğƩĻğ źƭ ƓƚƷ źƓ ƉĻĻƦźƓŭ ǞźƷŷ ƷŷĻ ƭƦźƩźƷ ƚŅ ƒźƓźƒźǩźƓŭ źƒƦğĭƷ ƚƓ ĻǣĭğǝğƷźƚƓ
ğƓķ ƷƩĻĻ ƦƩĻƭĻƩǝğƷźƚƓͲ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 5͵ Ќ͵ Ĭ͵Ͳ
ƌƚĭğƷĻķ ğƓķ ƭźǩĻķ Ʒƚ ƦƩĻƭĻƩǝĻ ƷŷĻ ƒğǣźƒǒƒ ƓǒƒĬĻƩ ƚŅ ƷƩĻĻƭ ƚƓ ƭźƷĻ ǞŷźƌĻ ƩĻĭƚŭƓźǩźƓŭ ğƓķ ŅƚƌƌƚǞźƓŭ ƷŷĻ
5ǒƩźƓŭ ƷŷĻ ƦǒĬƌźĭ ŷĻğƩźƓŭ ƚƓ ağƩĭŷ ЊЊͲ ƷŷĻ ğƦƦƌźĭğƓƷ ƓƚƷĻķ ƷŷğƷ ƷŷĻǤ ƦƌğƓ Ʒƚ ƭŷźŅƷ ƷŷĻ ķƩźǝĻǞğǤ Ʒƚ ĭƩĻğƷĻ
ƒƚƩĻ ĬǒŅŅĻƩ ǩƚƓĻ Ʒƚ ƷŷĻ ЌЏδ 5.I ağķƩƚƓĻ ƚƓ ğķƆğĭĻƓƷ ƦƩƚƦĻƩƷǤ ƚƓ ƷŷĻ ƓƚƩƷŷ ƦƩƚƦĻƩƷǤ ƌźƓĻ͵ Ļ ƩĻƨǒĻƭƷ
ƷŷğƷ ƷŷĻ ƓĻǞ ƦƌğƓƭ ĬĻ ƭǒĬƒźƷƷĻķ ŅƚƩ ĭƚƓƭźķĻƩğƷźƚƓ ĬǤ ƷŷĻ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓ ΛğƓķ ƷŷĻ ƩĻĻ
/ƚƒƒźƭƭźƚƓͲ ğƭ ğƦƦƩƚƦƩźğƷĻΜ͵ tƌĻğƭĻ ƓƚƷĻ ƷŷğƷ Ʒŷźƭ ƒƚķźŅźĭğƷźƚƓ ķƚĻƭ ƓƚƷ ŅǒƌŅźƌƌ ƷŷĻ ğķķźƷźƚƓğƌ ƩĻƨǒźƩĻķ
ğƭƭĻƭƭƒĻƓƷ ŅƚƩ ƷƩĻĻ ƩĻƒƚǝğƌ ƦĻƩ !\[
h ЊБ͵Ў͵А͵ЉЍЉ .͵ Ћ͵ ĭ͵Ͳ ğƓğƌǤǩźƓŭ źƒƦğĭƷƭ ƚŅ ƷƩĻĻ ƩĻƒƚǝğƌ ǞźƷŷźƓ ЋЉЉ
ŅĻĻƷ ƚŅ ƷŷĻ ƦƩƚƦĻƩƷǤ͵ ΛLƓ ƚǒƩ ƚƩźŭźƓğƌ ağƩĭŷ Џ ƌĻƷƷĻƩͲ ğ ƷǤƦƚŭƩğƦŷźĭğƌ ĻƩƩƚƩ ƭğźķ ЊБ͵Ў͵А͵ЉЍЉ .͵ Ћ͵ Ĭ͵Μ
9ǣĭĻƦƷźƚƓƭ wĻƨǒĻƭƷĻķ
ŷĻ ƭğƒĻ ƌƚŭźĭ ƌĻğķźƓŭ Ʒƚ ƷŷĻ ĭƚƓĭƌǒƭźƚƓ Ʒƚ ķĻƓǤ ƷŷĻ ƩĻƨǒĻƭƷĻķ ǝğƩźğƓĭĻ ŅƚƩ ƷŷĻ ķƩźǝĻǞğǤ ğƦƦƌźĻƭ Ʒƚ ƷŷĻ
ŅƚƌƌƚǞźƓŭ ƩĻƨǒĻƭƷĻķ ĻǣĭĻƦƷźƚƓƭ͵ !ƌƌ ƚŅ ƷŷĻƭĻ ĻǣĭĻƦƷźƚƓƭ ğƩĻ ƭĻƌŅΏ
ƦƩƚƦƚƭĻķ ķĻƭźŭƓ ğƓķ ķƚ ƓƚƷ ĭƩĻğƷĻ ĬĻƓĻŅźƷƭ ƚǒƷǞĻźŭŷźƓŭ ķƩğǞĬğĭƉƭ ŅƚƩ ƷŷĻ ƓĻźŭŷĬƚƩƭ ğƓķ ĭƚƒƒǒƓźƷǤ͵
ŷĻǤ ğƩĻ ƭĻƌŅΏźƒƦƚƭĻķ ƭźƒƦƌǤ ĬĻĭğǒƭĻ ƷŷĻ ķĻƭźŭƓ ƭǒĬƒźƷƷĻķ ĭğƓ ğƓķ ƭŷƚǒƌķ ĬĻ ğƌƷĻƩĻķ Ʒƚ ĭƚƒƦƌǤ ǞźƷŷ
ƷŷĻ !\[
h ƭƷğƓķğƩķƭ͵
5ƚǞƓŷźƌƌ ŷĻźŭŷƷ ĻǣĻƒƦƷźƚƓ ŭƩĻğƷĻƩ ƷŷğƓ ЋЉ ŅĻĻƷ ΛźƓƷƩƚķǒĭĻķ ğƭ ğƓ ĻǣĭĻƦƷźƚƓ ğƷ ƷŷĻ ƦǒĬƌźĭ
ŷĻğƩźƓŭΜ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ͵ 9͵ Ћ͵ ĭ͵
ƩĻĻ ƩĻƒƚǝğƌ ĻǣĭĻƦƷźƚƓ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 5͵ Ќ͵ Ĭ͵ ΛƓƚƷĻ ƷŷğƷ ƚǒƩ ağƩĭŷ Џ ǞƩźƷƷĻƓ ĭƚƒƒĻƓƷƭ
ŷğķ ğ ƷǤƦƚŭƩğƦŷźĭğƌ ĻƩƩƚƩ ƩĻğķźƓŭ !\[
h ЊБ͵Ќ͵ЊЉ͵ВЉЉ 5͵ Ќ͵ Ĭ͵Μ͵
IƚƩźǩƚƓƷğƌ ƌĻƓŭƷŷ ǞźƷŷƚǒƷ ЏΏŅƚƚƷ ƭĻƷĬğĭƉ ĻǣĭĻƦƷźƚƓ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 9͵ Ћ͵ ķ͵
ĻƩƩğĭźƓŭ ĻǣĭĻƦƷźƚƓƭ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Б͵ ğ͵
ğƩźğƓĭĻ /ƚƓķźƷźƚƓƭ
LŅͲ ķĻƭƦźƷĻ ƷŷĻ ğĬƚǝĻ ŅğĭƷƭ ğƓķ ĭƚƓķźƷźƚƓƭͲ ƷŷĻ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓ ŭƩğƓƷƭ ğ ǝğƩźğƓĭĻ ŅƚƩ ğĭĭĻƭƭ Ʒƚ ƷŷĻ
ĬǒźƌķźƓŭ ƌƚƷ ǝźğ ƷŷĻ ƦƩƚƦƚƭĻķ ķƩźǝĻǞğǤͲ ƷŷĻ /ƚƒƒźƭƭźƚƓ źƭ ĭƚƒƦĻƌƌĻķ Ʒƚ źƒƦƌĻƒĻƓƷ ĭƚƓķźƷźƚƓƭ ğƭ ƓƚƷĻķ
źƓ !\[
h ЊБ͵Ў͵Ў͵ЉЎЉ .͵ ŷĻƭĻ ĭƚƓķźƷźƚƓƭ ƭŷƚǒƌķ źƓĭƌǒķĻ ğ ƓĻǞ ķĻƭźŭƓ͵ ŷĻ ƓĻǞ ķĻƭźŭƓ ƭŷƚǒƌķ źƓĭƌǒķĻ ƷŷĻ
źƓƷĻƓƷ ƚŅ ĭƚƒƦƌǤźƓŭ ǞźƷŷ !\[
hƭͲ źƓĭƌǒķźƓŭ ĬǒƷ ƓƚƷ ƌźƒźƷĻķ Ʒƚʹ ƓƚƷ ŷğǝźƓŭ ğ Ʀƚƚƌ ΛķźƭĭƚǒƩğŭĻķ ƚƓ ŷźƌƌƭźķĻ
ƌğƓķƭ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Б͵ ĭ͵ΜͲ ƌźƒźƷźƓŭ ƚǒƷķƚƚƩ ƭƦğĭĻ ğƓķ ƷĻƩƩğĭźƓŭ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Б͵ ğ͵Ͳ
ŷğǝźƓŭ ğ ŅźƩĻ ƷǒƩƓğƩƚǒƓķ ƦĻƩ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵Ͳ ƒźƓźƒźǩźƓŭ źƷƭ ŅƚƚƷƦƩźƓƷ ğƓķ ĻǣĭğǝğƷźƚƓ Ʒƚ ƦƩĻƭĻƩǝĻ ƷŷĻ
ƒğǣźƒǒƒ ƓǒƒĬĻƩ ƚŅ ƷƩĻĻƭ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 5͵ Ќ͵ Ĭ͵Ͳ ğƓķ ĭƩĻğƷźƓŭ ğ ƭğŅĻ źƓŭƩĻƭƭ ğƓķ ĻŭƩĻƭƭ Ʒƚ
ƦƩĻǝĻƓƷ źƓĭƩĻğƭĻķ ƩźƭƉ Ʒƚ ƷŷĻ ƚĭĭǒƦğƓƷƭ ƚŅ ƷŷĻ ƦƩƚƦĻƩƷǤͲ ŅźƩƭƷ ƩĻƭƦƚƓķĻƩƭͲ ƓĻźŭŷĬƚƩƭͲ ğƓķ ƷŷĻ ĭƚƒƒǒƓźƷǤ
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źƓ ƷŷĻ ĭğƭĻ ƚŅ ĻƒĻƩŭĻƓĭǤ ƚƩ ǞźƌķŅźƩĻ͵ {źƒƦƌǤ ƦǒƷͲ ƷŷĻ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓͲ źŅ ƷŷĻǤ ŭƩğƓƷ ƷŷĻ ǝğƩźğƓĭĻ ŅƚƩ
ƷŷĻ ķƩźǝĻǞğǤ ğĭĭĻƭƭͲ ƭŷƚǒƌķ ĭƚƒƦĻƌ ƷŷĻ ğƦƦƌźĭğƓƷƭ Ʒƚ ƭǒĬƒźƷ ƓĻǞ ķĻƭźŭƓƭ ŅƚƩ ğ ƭźƓŭƌĻΏŅğƒźƌǤ ķǞĻƌƌźƓŭ
ƷŷğƷ ƒĻĻƷƭ ƷŷĻ ƭƦźƩźƷ ƚŅ ƷŷĻ !\[
hƭͲ ǞźƷŷ ğ ƭƒğƌƌĻƩ ŅƚƚƷƦƩźƓƷͲ ğ ƭƒğƌƌĻƩ ŷƚǒƭĻͲ ğƓķ ƌĻƭƭ ƚǒƷķƚƚƩ ƌźǝźƓŭ
ƭƦğĭĻ ķĻǝĻƌƚƦƒĻƓƷ͵
/ƚƒƒǒƓźƷǤ /ƚƒƒźƷƒĻƓƷ
Ļ ǞğƓƷ Ʒƚ ƩĻźƷĻƩğƷĻ ƷŷğƷ ǞĻ ƩĻƭƦĻĭƷ ğƓķ ğƦƦƩĻĭźğƷĻ ƷŷĻ ğƦƦƌźĭğƓƷƭΉƚǞƓĻƩƭ ğƓķ ƷŷĻźƩ ƒğƓǤ
ĭƚƓƷƩźĬǒƷźƚƓƭ Ʒƚ ƚǒƩ ĭƚƒƒǒƓźƷǤ͵ ŷĻǤ ğƩĻ ğƓ ǒƦƭƷğƓķźƓŭ ŅğƒźƌǤͲ ğƓķ ǞĻ ğƩĻ ŭƩğƷĻŅǒƌ ŅƚƩ ƷŷĻźƩ
ĭƚƒƒźƷƒĻƓƷ Ʒƚ ƓǒƒĻƩƚǒƭ ĭğǒƭĻƭͲ źƓĭƌǒķźƓŭ ƷŷĻźƩ ĭƚƓǝźĭƷźƚƓ Ʒƚ ƦƩƚƷĻĭƷ ƷŷĻ ƷƩğźƌ͵ \[źƉĻǞźƭĻͲ ǞĻ ğƦƦƩĻĭźğƷĻ
ƷŷĻ ķĻƭźŭƓ ğĻƭƷŷĻƷźĭ ƚŅ ƦƩĻǝźƚǒƭ ƦƩƚƆĻĭƷƭ ĬǤ ƷŷĻ ğƦƦƌźĭğƓƷΉƚǞƓĻƩƭ ğƓķ ƷŷĻ ğƩĭŷźƷĻĭƷ͵ Ļ ǞğƓƷ ƷŷĻ ĬĻƭƷ
ŅƚƩ ƷŷĻ ğƦƦƌźĭğƓƷƭ ğƓķ ƷŷĻźƩ ŅğƒźƌǤͲ ƆǒƭƷ ğƭ ǞĻ Ǟƚǒƌķ ǞğƓƷ ŅƚƩ ğƓǤ ŅğƒźƌǤ ĻƓķĻğǝƚƩźƓŭ Ʒƚ ƌźǝĻ ĭƌƚƭĻƩ Ʒƚ
ƚƓĻ ğƓƚƷŷĻƩ͵ Ļ ğƩĻ ŅğƒźƌǤΏƚƩźĻƓƷĻķ ƦĻƚƦƌĻͲ ğƓķ ǞĻ ķĻĻƦƌǤ ǝğƌǒĻ ƭƷƩƚƓŭ ĭƚƓƓĻĭƷźƚƓƭ ǞźƷŷ ƚǒƩ
ƓĻźŭŷĬƚƩƭ ğƓķ ƷŷĻ ĭƚƒƒǒƓźƷǤ ğƷ ƌğƩŭĻ͵ ŷźƭ ƌƚƷ źƭ ĭƌĻğƩƌǤ ğ ǝĻƩǤ ƷƩźĭƉǤ ğƩĻğ ƷŷğƷ ķƚĻƭ ƓƚƷ ƦƩĻƭĻƓƷ źķĻğƌ
ĬǒźƌķźƓŭ ĭƚƓķźƷźƚƓƭ͵ tƌĻğƭĻ ǒƓķĻƩƭƷğƓķ ƷŷğƷ ǞĻ ğƩĻ ƭźƒƦƌǤ ğŅƩğźķ ŭƩğǝĻƌǤͲ źƓ ŅğĭƷ ğĬƚǒƷ ƷŷĻ ƭğŅĻƷǤ
ƩğƒźŅźĭğƷźƚƓƭ ğƓķ ƌƚƓŭΏƷĻƩƒ źƒƦğĭƷƭ ƚŅ ĻǣĭğǝğƷźƓŭ Ʒŷźƭ ƌƚƷͲ ƷĻğƩźƓŭ ķƚǞƓ АЉ ƷƩĻĻƭͲ ğƷƷĻƒƦƷźƓŭ Ʒƚ ƭĻĭǒƩĻ ğ
ƌƚƓŭ ğƓķ ǝĻƩǤ ƭƷĻĻƦ ķƩźǝĻǞğǤͲ ğƓķ ĬǒźƌķźƓŭ ğ ƌğƩŭĻ ƭƷƩǒĭƷǒƩĻ ǞźƷŷ ƒğƆƚƩ ƷĻƩƩğĭźƓŭ͵
hƩķźƓğƓĭĻƭ ğƩĻ źƓ ƦƌğĭĻ ŅƚƩ ğ ƩĻğƭƚƓ͵ Ļ ǝğƌǒĻ ƷŷĻ ƚƓŭƚźƓŭ ƚƦĻƓ ķźğƌƚŭǒĻ ğƓķ ƦǒĬƌźĭ ķźƭĭƚǒƩƭĻͲ ğƭ ƷŷĻƭĻ
ğƩĻ ƷƩğźƷƭ ƷŷğƷ ƒğƉĻ ğ ĭƚƒƒǒƓźƷǤ ƭƷƩƚƓŭĻƩ ğƓķ ƒƚƩĻ ĭƚƒƒźƷƷĻķ Ʒƚ Ļğĭŷ ƚƷŷĻƩ źƓ ƷŷĻ ĻƓķ͵ Ļ ğƩĻ
ŭƩğƷĻŅǒƌ ŅƚƩ ƷŷĻ ĻŅŅƚƩƷƭ ƚŅ ƷŷĻ ğƦƦƌźĭğƓƷƭͲ ƚǞƓĻƩƭͲ ƦǒĬƌźĭ ĭźƷźǩĻƓƭͲ ƦƌğƓƓźƓŭ ķĻƦğƩƷƒĻƓƷ ƭƷğŅŅͲ ğƓķ
ĭƚƒƒźƭƭźƚƓ ƒĻƒĬĻƩƭ͵
ŷğƓƉ Ǥƚǒ ŅƚƩ ǤƚǒƩ ƷŷƚǒŭŷƷŅǒƌ ĭƚƓƭźķĻƩğƷźƚƓ ƚŅ ƚǒƩ ĭƚƓĭĻƩƓƭ͵
ğƩƒ ƩĻŭğƩķƭͲ
WğǤ wĻĻĭƉ ğƓķ {ğƩğŷ {ğƒĻŷ
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{ğƩğŷ {ğƒĻŷ ε WğǤ wĻĻĭƉ
ЋЌЉ {ƷƩğǞĬĻƩƩǤ \[ğƓĻ
!ƭŷƌğƓķͲ hƩĻŭƚƓͲ ВАЎЋЉ
ağƩĭŷ ЊБͲ ЋЉЋЎ
!ƭŷƌğƓķ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓ
!ƭŷƌğƓķ /ƚƒƒǒƓźƷǤ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƦğƩƷƒĻƓƷ
ЎЊ źƓĬǒƩƓ ğǤ
!ƭŷƌğƓķͲ hw ВАЎЋЉ
{ǒĬƆĻĭƷʹ bĻǞ 9ǝźķĻƓĭĻ ğƓķ LƓŅƚƩƒğƷźƚƓ wĻŭğƩķźƓŭ tƌğƓƓźƓŭ !ĭƷźƚƓ t!ΏЋΏЋЉЋЍΏЉЉЉЎЌʹ ЋЌЊ DƩğƓźƷĻ {Ʒ͵
5ĻğƩ !ƭŷƌğƓķ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓͲ
Ļ ğƩĻ ǞƩźƷźƓŭ Ʒƚ ƦƩƚǝźķĻ ğķķźƷźƚƓğƌ ƷĻƭƷźƒƚƓǤͲ ğƩŭǒƒĻƓƷͲ ğƓķ ĻǝźķĻƓĭĻ ƩĻŭğƩķźƓŭ ƷŷĻ ƦƩƚƦƚƭĻķ ƌğƓķ
ǒƭĻ ğƦƦƌźĭğƷźƚƓ t! ЋΏЋЉЋЍΏЉЉЎЌ ŅƚƩ ƷŷĻ ĭƚƓƭƷƩǒĭƷźƚƓ ƚŅ ğ ƓĻǞ ƭźƓŭƌĻΏŅğƒźƌǤ ƩĻƭźķĻƓĭĻ ƷŷğƷ źƭ ğĭƷǒğƌƌǤ
ЏͲЉЍЏ ƭƨǒğƩĻ ŅĻĻƷͲ źƓĭƌǒķźƓŭ ƌźǝźƓŭ ƭƦğĭĻͲ ĬğƭĻƒĻƓƷͲ ğƓķ ŭğƩğŭĻͲ ğƷ ЋЌЊ DƩğƓźƷĻ {ƷƩĻĻƷ͵ ŷĻ ğķķźƷźƚƓğƌ
źƓŅƚƩƒğƷźƚƓ ğƓķ ĻǝźķĻƓĭĻ ĬĻƌƚǞ ĭƚƓƷƩźĬǒƷĻ Ʒƚ ƚǒƩ ƭźŭƓźŅźĭğƓƷ ĭƚƓĭĻƩƓƭ ğĬƚǒƷ ƷŷĻ źƒƦğĭƷƭ ƚŅ Ʒŷźƭ
ķĻǝĻƌƚƦƒĻƓƷ͵ ŷĻ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓ ƭŷƚǒƌķ ƓƚƷ ğƦƦƩƚǝĻ ƷŷĻ ğƦƦƌźĭğƷźƚƓ ğƭ źƷ ĭǒƩƩĻƓƷƌǤ ƭƷğƓķƭ͵
ŷĻ źƓŅƚƩƒğƷźƚƓ ĬĻƌƚǞ ķĻƒƚƓƭƷƩğƷĻƭ ƷŷğƷ ƷŷĻ !\[
h ŷğƭ źƓƷĻƩƓğƌ ĭƚƓŅƌźĭƷƭ ğĬƚǒƷ ǞŷĻƷŷĻƩ ƷŷĻ ƌƚƷ źƭ
ĬǒźƌķğĬƌĻ͵ ŷźƌĻ ƷŷĻ ğƦƦƌźĭğƓƷƭ ĭƚƓƷĻƓķ ƷŷğƷ ƷŷĻ ƌƚƷ ŅğǝƚƩğĬƌǤ Ņğƌƌƭ ǞźƷŷźƓ ƷŷĻ ŭĻƓĻƩğƌ ƩĻƨǒźƩĻƒĻƓƷƭ ƚŅ
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h ЊБ͵Ќ͵ЊЉ͵ЉВЉ !͵ Њ͵Ͳ ƷŷĻ ĭƚƓŅƌźĭƷƭ ĻƓǒƒĻƩğƷĻķ ĬĻƌƚǞ ķĻƒƚƓƭƷƩğƷĻ ƷŷğƷ ƷŷĻ ƦƩƚƦƚƭĻķ ğƦƦƌźĭğƷźƚƓ t!Ώ
ЋΏЋЉЋЍΏЉЉЉЎЌ źƭ ƓƚƷ ŅĻğƭźĬƌĻ͵
5ƩźǝĻǞğǤ {ƌƚƦĻ
ŷĻ ƦƩƚƆĻĭƷ ƩĻƨǒĻƭƷƭ ğ ǝğƩźğƓĭĻ ŅƚƩ ķƩźǝĻǞğǤ ƭƌƚƦĻ ĻǣĭĻĻķźƓŭ ЊБі Λ!\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ C͵Μ͵ tĻƩ ƷŷĻ
ğƦƦƌźĭğƓƷγƭ źƓŅƚƩƒğƷźƚƓ źƓ ƷŷĻźƩ ƦğĭƉĻƷͲ ƷŷĻ ƦƩƚƦƚƭĻķ ķƩźǝĻǞğǤ źƭ ŭƩĻğƷĻƩ ƷŷğƓ ЊБі͵ ŷĻ ğƦƦƌźĭğƷźƚƓ
źƓķźĭğƷĻƭ ğ ķƩźǝĻǞğǤ ƭƌƚƦĻ ƚŅ ЋЌі͵ ŷĻ ğƦƦƌźĭğƓƷ ƓƚƷĻƭ ƷŷğƷ ƷŷĻ ĭǒƩƩĻƓƷ ƭƌƚƦĻ ƚŅ ƷŷĻ Ņƌğŭ ƦƚƩƷźƚƓ ƚŅ ƷŷĻ
ƌƚƷ źƭ ЋАі͵ ŷĻ ğƦƦƌźĭğƓƷγƭ ƷƚƦƚŭƩğƦŷźĭ ƒğƦ źƓķźĭğƷĻƭ ƦƚƩƷźƚƓƭ ƚŅ ƷŷĻ ĻǣźƭƷźƓŭ ƭƌƚƦĻ ŅƚƩ ƷŷĻ ķƩźǝĻǞğǤ ğƩĻ
ЋВі ğƓķ ĻǝĻƓ ƚǝĻƩ ЌЎі ğƷ ƷŷĻ ƷƚƦ ƦƚƩƷźƚƓ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğķƆğĭĻƓƷ Ʒƚ ƷŷĻ ŭğƩğŭĻ ΛƭĻĻ ƷƚƦƚŭƩğƦŷźĭ ƒğƦ
źƓĭƌǒķĻķΜ͵ bƚƷğĬƌǤͲ ƷŷĻ !\[
h ķƚĻƭ ƓƚƷ ĻǝĻƓ ğƌƌƚǞ ŅƚƩ ğ ǝğƩźğƓĭĻ ŭƩĻğƷĻƩ ƷŷğƓ ЊБі͵
!Ɠ ğķķźƷźƚƓğƌ ƚƩķźƓğƓĭĻͲ !\[
h ЊБ͵Ѝ͵Ќ͵ЉБЉ 5͵ Б͵Ͳ ƭƷźƦǒƌğƷĻƭ ƷŷğƷ Ɠƚ ƦƚƩƷźƚƓ ƚŅ ğ ķƩźǝĻǞğǤ ƭŷğƌƌ ĬĻ ŭƩĻğƷĻƩ
ƷŷğƓ ЋЉі͵ ŷĻ ƦƩƚƦƚƭĻķ ķƩźǝĻǞğǤ źƭ ƒǒĭŷ ƭƷĻĻƦĻƩ ƷŷğƓ ЋЉі ğƓķ źƓĭƌǒķĻƭ ƒǒƌƷźƦƌĻ ƦƚƩƷźƚƓƭ ƚŅ ĻǣźƭƷźƓŭ
ƭƌƚƦĻ ƚŅ ЋАі ğƓķ ğƓ ğƩĻğ ŭƩĻğƷĻƩ ƷŷğƓ ЌЎі ƦĻƩ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƭǒƦƦƌźĻķ ƷƚƦƚŭƩğƦŷźĭ ƒğƦ źƓ ƷŷĻźƩ
ğƦƦƌźĭğƷźƚƓ͵ ŷĻ ğƦƦƌźĭğƓƷ ŷğƭ ƓƚƷ ƩĻƨǒĻƭƷĻķ ğ ǝğƩźğƓĭĻ Ʒƚ Ʒŷźƭ ƚƩķźƓğƓĭĻ͵
LƓ ƚǒƩ źƓźƷźğƌ ǞƩźƷƷĻƓ ĭƚƒƒĻƓƷƭ ƚƓ ağƩĭŷ ЏͲ ЋЉЋЎͲ ğ ƷǤƦƚŭƩğƦŷźĭğƌ ĻƩƩƚƩ źƓķźĭğƷĻķ !\[
h ЊБ͵Ў͵Ў͵ЉЏЉ C͵
ƦĻƩƷğźƓźƓŭ Ʒƚ Ʒŷźƭ ƒğƷƷĻƩͲ źƓƭƷĻğķ ƚŅ ЊБ͵Ў͵Ќ͵ЉЏЉ C͵
Total Page Number: 121
5ƩźǝĻǞğǤ \[ĻƓŭƷŷ
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h ЊБ͵Ў͵Ќ͵ЉЏЉ C͵ ğƌƭƚ źƓķźĭğƷĻƭ ƷŷğƷ δƷŷĻ ĭǒƒǒƌğƷźǝĻ ƌĻƓŭƷŷ ƚŅ ƭǒĭŷ ǝğƩźğƓĭĻƭ ͵͵͵ ķƚĻƭ ƓƚƷ ĻǣĭĻĻķ ЋЉЉ
ĭƚƓƭǒƌƷğƓƷͲ !ƒǤ DǒƓƷĻƩͲ ƩĻŅĻƩƩĻķ Ʒƚ ğƷ ƷŷĻ ƦǒĬƌźĭ ŷĻğƩźƓŭ͵ ŷźƭ ƓǒƒĬĻƩ źƭ źƓĭƚƩƩĻĭƷ͵
/ƚƒƒźƭƭźƚƓĻƩ IĻƩƩƚƓ ğƭƉĻķ ƦƚźƓƷĻķ ƨǒĻƭƷźƚƓƭ ğĬƚǒƷ ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğƓķ ƦǒĬƌźĭ ĭƚƒƒĻƓƷƭ
ŅƩƚƒ ĭźƷźǩĻƓƭ źƓķźĭğƷĻķ ƷŷğƷ ƷŷĻ ƭǒƦƦƌźĻķ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ƒğǤ ĬĻ źƓğĭĭǒƩğƷĻ͵ ŷĻ ЊВА ŅĻĻƷ źƓ ƷŷĻ
ğƦƦƌźĭğƷźƚƓ źƭ ƒĻğƭǒƩĻķ ƌźƓĻğƩƌǤ ƚƓ ƷŷĻ ƒğƦͲ ƓƚƷ ŅƚƌƌƚǞźƓŭ ƷŷĻ ĭƚǒƩƭĻ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ͵ LƓ ŅğĭƷͲ ƷŷĻ
ƒĻğƭǒƩĻƒĻƓƷ ĭƚǒƩƭĻƭ ƚǒƷƭźķĻ ƷŷĻ ĬƚǒƓķğƩźĻƭ ƚŅ ƷŷĻ Ʒğǣ ƌƚƷ͵ .ĻƭƷ ƦƩğĭƷźĭĻ ŅƚƩ ƭǒƩǝĻǤƚƩƭ źƓĭƌǒķĻƭ
ƒĻğƭǒƩźƓŭ ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğƌƚƓŭ ƷŷĻ ĭĻƓƷĻƩƌźƓĻ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ͵ LŅ ƷŷĻ ķƩźǝĻǞğǤ źƭ ĭǒƩǝĻķͲ
ķźƭƷğƓĭĻƭ ğƩĻǒƭǒğƌƌǤ ƒĻğƭǒƩĻķ ğƌƚƓŭ ƷŷĻ ğĭƷǒğƌ ƷƩğǝĻƌ ƦğƷŷͲ ƩğƷŷĻƩ ƷŷğƓ ğ ƭƷƩğźŭŷƷΏƌźƓĻ ğƦƦƩƚǣźƒğƷźƚƓ͵
CƚƩ źƓƭƷğƓĭĻͲ ğ ķƩźǝĻǞğǤ ƷŷğƷ ƷƩğǝĻƌƭ ƓƚƩƷŷ ŅƚƩ ЋЉЉ ŅĻĻƷ ŅƩƚƒ ƦƚźƓƷ ! Ʒƚ ƦƚźƓƷ . ğƓķ ƷŷĻƓ ƷǒƩƓƭ ƓźƓĻƷǤ
ķĻŭƩĻĻƭ ğƓķ ƷƩğǝĻƌƭ ǞĻƭƷ ŅƚƩ ЋЉЉ ŅĻĻƷ Ʒƚ ƦƚźƓƷ / źƭ ЍЉЉ ŅĻĻƷ ƌƚƓŭ͵ bƚ ƩĻğƭƚƓğĬƌĻ ƦĻƩƭƚƓ Ǟƚǒƌķ ķĻƭĭƩźĬĻ
ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğƭ ƷŷĻ ķźƭƷğƓĭĻ ķźƩĻĭƷƌǤ ŅƩƚƒ ƦƚźƓƷ ! Ʒƚ ƦƚźƓƷ / ΛЋБЌ ŅĻĻƷΜ͵
/ƚƒƒƚƓ ƭƷğƩƷ ğƓķ ƭƷƚƦ ƦƚźƓƷƭ ŅƚƩ ƒĻğƭǒƩźƓŭ ķƩźǝĻǞğǤ ƌĻƓŭƷŷ źƓĭƌǒķĻ ƷŷĻ ĻķŭĻ ƚŅ ƷŷĻ ƦǒĬƌźĭ ƩźŭŷƷ ƚŅ ǞğǤ
ğƓķ ƷŷĻ ŅƩƚƓƷ ƚŅ ƷŷĻ ŭğƩğŭĻͲ ĭğƩƦƚƩƷͲ ƚƩ ķĻƭźŭƓğƷĻķ ƦğƩƉźƓŭ ğƩĻğ͵ LƓ ƷŷĻ ğƦƦƌźĭğƷźƚƓͲ ƷŷĻ ğƦƦƌźĭğƓƷ
źƓķźĭğƷĻƭ ƷŷğƷ ƷŷĻ ŭğƩğŭĻ źƷƭĻƌŅ źƭ ƷŷĻ ķĻƭźŭƓğƷĻķ ƦğƩƉźƓŭ ğƩĻğ ŅƚƩ ƷŷĻ ƩĻƨǒźƩĻķ ƷŷƩĻĻ ƦğƩƉźƓŭ ƭƦƚƷƭ͵
ŷĻƩĻŅƚƩĻͲ źƷ ŅƚƌƌƚǞƭ ƷŷğƷ ƷŷĻ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ źƭ ŅƩƚƒ ƷŷĻ ƦƩƚƦĻƩƷǤ ĻķŭĻ ƚŅ ƷŷĻ Ņƌğŭ Ʒƚ ƷŷĻ ĭƌƚƭĻƭƷ
ŭğƩğŭĻ ΛŅǒƩƷŷĻƭƷ ĻğƭƷΜ͵ hƓ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƒğƦƭͲ Ʒŷźƭ źƭ ƒĻğƭǒƩĻķ ğƭ ЋЊЉ ŅĻĻƷ ğƌƚƓŭ ĭĻƓƷĻƩƌźƓĻ ğƭ
ķĻƭĭƩźĬĻķ ğĬƚǝĻ͵ CǒƩƷŷĻƩƒƚƩĻͲ ƷŷĻ ğĭƷǒğƌ ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķźƭƷğƓĭĻ ΛĭƚƩƩĻĭƷĻķ ŅƚƩ ƷŷĻ ƭƌƚƦĻ ΛƩźƭĻ ğƓķ ƩǒƓΜΜ
źƭ ЋЊЎ ŅĻĻƷ͵ ŷźƭ ğĭĭƚǒƓƷƭ ŅƚƩ ƷŷĻ ŅğĭƷ ƷŷğƷ ƷŷĻ ЋЊЉ ŅĻĻƷ źƭ ƒĻğƭǒƩĻķ ƚƓ ğ ƷǞƚΏķźƒĻƓƭźƚƓğƌ ƒğƦ ğƓķ ƷŷĻ
ĭğƌĭǒƌğƷźƚƓ ƚŅ ƷŷĻ ķźƭƷğƓĭĻ ƚǝĻƩ ƷŷĻ ĭƚǒƩƭĻ ƚŅ ƷŷĻƭƌƚƦĻķ ķƩźǝĻǞğǤ źƭ ĭƚƩƩĻĭƷƌǤ ĭğƌĭǒƌğƷĻķ ǒƭźƓŭ ƷŷĻ
tǤƷŷğŭƚƩĻğƓ ƷŷĻƚƩĻƒ͵
aƩ͵ IĻƩƩƚƓ ğƌƭƚ ƓƚƷĻķ ƷŷğƷ ƷŷĻ ƒĻğƭǒƩĻƒĻƓƷƭ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ƌĻƓŭƷŷ ķźķƓγƷ ğĭĭƚǒƓƷ ŅƚƩ ƷŷĻ ğķķźƷźƚƓğƌ
ķƩźǝĻǞğǤ ƌĻƓŭƷŷ ƷŷğƷ ƓĻĻķƭ Ʒƚ ĬĻ ĬǒźƌƷ ƚƓ ğķƆğĭĻƓƷ ƦƩƚƦĻƩƷźĻƭ ƷŷƩƚǒŭŷ ğƓ ĻğƭĻƒĻƓƷ Ʒƚ ƩĻğĭŷ ƷŷĻ ĻǣźƭƷźƓŭ
ƭŷğƩĻķ ķƩźǝĻǞğǤ͵
ƭźƓŭ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƦƩƚǝźķĻķ ƒğƦƭͲ Ʒŷźƭ ğķķƭ ğƦƦƩƚǣźƒğƷĻƌǤ ЊЏ ƒƚƩĻ ŅĻĻƷ Ʒƚ ƷŷĻ
ƌĻƓŭƷŷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤͲ ŅƚƩ ğ ƷƚƷğƌ ƚŅ ЋЌЊ ŅĻĻƷͲ ŅğƩ ĻǣĭĻĻķźƓŭ ƷŷĻ ЋЉЉΏŅƚƚƷ ƌźƒźƷ ƚŅ ĭƚķĻͲ ƓƚƷǞźƷŷƭƷğƓķźƓŭ
ƷŷĻ ƭƌƚƦĻ ĻǣĭĻĻķźƓŭ ЊБі ƦĻƩ ǒƦƦĻƩ ƌĻǝĻƌ ƚŅ ǝğƩźğƓĭĻ ĭƚƓƭźķĻƩĻķ͵
ŷĻ ğĬƚǝĻ ķƩźǝĻǞğǤ ĭğƌĭǒƌğƷźƚƓƭ ğƩĻ ğ ǝĻƩǤ ƭźŭƓźŅźĭğƓƷ źƭƭǒĻ ƩĻƌğƷĻķ Ʒƚ ƷŷĻ ƦƌğƓƭ ŅƚƩ Ʒŷźƭ ƦƩƚƦĻƩƷǤ͵ Ļ
ŷğǝĻ ƭĻĻƓ ƒǒƌƷźƦƌĻ ƦƩƚĬƌĻƒƭ ǞźƷŷ ƭƷĻĻƦ ķƩźǝĻǞğǤƭ źƓ !ƭŷƌğƓķͲ ƩĻƭǒƌƷźƓŭ źƓ źƓƆǒƩźĻƭ ğƓķ ķğƒğŭĻ͵
5ƩźǝĻǞğǤ 9ƒĻƩŭĻƓĭǤ ǒƩƓğƩƚǒƓķ
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h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵ ƭƷğƷĻƭ ƷŷğƷͲ δŷĻƓ ƩĻƨǒźƩĻķ ĬǤ ƷŷĻ hƩĻŭƚƓ CźƩĻ /ƚķĻͲ Ņƌğŭ ķƩźǝĻƭ ŭƩĻğƷĻƩ ƷŷğƓ ЊЎЉ
ŅĻĻƷ źƓ ƌĻƓŭƷŷ ƭŷğƌƌ ƦƩƚǝźķĻ ğ ƷǒƩƓğƩƚǒƓķ ͵͵͵ ŷĻ {ƷğŅŅ !ķǝźƭƚƩͲ źƓ ĭƚƚƩķźƓğƷźƚƓ ǞźƷŷ ƷŷĻ CźƩĻ /ƚķĻ hŅŅźĭźğƌͲ
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ƒğǤ ĻǣƷĻƓķ ƷŷĻ ķźƭƷğƓĭĻ ƚŅ ƷŷĻ ƷǒƩƓğƩƚǒƓķ ƩĻƨǒźƩĻƒĻƓƷ ǒƦ Ʒƚ ğ ƒğǣźƒǒƒ ƚŅ ЋЎЉ ŅĻĻƷ źƓ ƌĻƓŭƷŷ ğƭ
ğƌƌƚǞĻķ ĬǤ hƩĻŭƚƓ CźƩĻ /ƚķĻ ğĭĭĻƭƭ ĻǣĻƒƦƷźƚƓƭ͵δ
LƓ ƷŷĻ ĭǒƩƩĻƓƷ ğƦƦƌźĭğƷźƚƓͲ ƷŷĻƩĻ źƭ Ɠƚ ĻǣĻƒƦƷźƚƓ ƦƩƚǝźķĻķ ĬǤ ğ {ƷğŅŅ !ķǝźƭƚƩ ƚƩ CźƩĻ /ƚķĻ hŅŅźĭźğƌ͵
{ĻĭƷźƚƓ ЎЉЌ ƚŅ hƩĻŭƚƓ CźƩĻ /ƚķĻ ƩĻƨǒźƩĻƭ ğĭĭĻƭƭ Ʃƚğķƭ Ʒƚ δĻǣƷĻƓķ Ʒƚ ǞźƷŷźƓ ЊЎЉ ŅĻĻƷ ƚŅ ğƌƌ ƦƚƩƷźƚƓƭ ƚŅ
ƷŷĻ ŅğĭźƌźƷǤ ğƓķ ğƌƌ ƦƚƩƷźƚƓƭ ƚŅ ƷŷĻ ĻǣƷĻƩźƚƩ Ǟğƌƌƭ ƚŅ ƷŷĻ ŅźƩƭƷ ƭƷƚƩǤ ƚŅ ƷŷĻ ĬǒźƌķźƓŭ ğƭ ƒĻğƭǒƩĻķ ĬǤ ğƓ
ğƦƦƩƚǝĻķ ƩƚǒƷĻ ğƩƚǒƓķ ƷŷĻ ĻǣƷĻƩźƚƩ ƚŅ ƷŷĻ ĬǒźƌķźƓŭ ƚƩ ŅğĭźƌźƷǤ͵δ 9ǣĭĻƦƷźƚƓƭ źƓĭƌǒķĻ δЊ͵Њ ŷĻ ĬǒźƌķźƓŭ źƭ
ĻƨǒźƦƦĻķ ƷŷƩƚǒŭŷƚǒƷ ǞźƷŷ ğƓ ğƦƦƩƚǝĻķ ğǒƷƚƒğƷźĭ ƭƦƩźƓƉƌĻƩ ƭǤƭƷĻƒ źƓƭƷğƌƌĻķ źƓ ğĭĭƚƩķğƓĭĻ ǞźƷŷ {ĻĭƷźƚƓ
ВЉЌ͵Ќ͵Њ͵ЊͲ ВЉЌ͵Ќ͵Њ͵Ћ ƚƩ ВЉЌ͵Ќ͵Њ͵Ќ͵δ ŷĻ ğƦƦƌźĭğƓƷ źƓĭƌǒķĻƭ ğ ŅźƩĻ ƭǒƦƦƩĻƭƭźƚƓ ƭǤƭƷĻƒ ǞźƷŷźƓ ƷŷĻ ƦƌğƓƭ ŅƚƩ
ƷŷĻ ƩĻƭźķĻƓĭĻ͵ IƚǞĻǝĻƩͲ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵ ƚƓƌǤ ğƌƌƚǞƭ ğƓ ĻǣĭĻƦƷźƚƓ źƓ ƷŷĻ /źƷǤ ƚŅ !ƭŷƌğƓķ Ʒƚ ĻǣƷĻƓķ
ƷŷĻ ƷǒƩƓğƩƚǒƓķ ķźƭƷğƓĭĻ Ʒƚ ЋЎЉ ŅĻĻƷ͵ wĻğķźƓŭ ƷŷĻ hƩĻŭƚƓ CźƩĻ /ƚķĻͲ ƷŷĻ źƓƷĻƓƷ źƭ ŅƚƩ ƷŷĻ ŅğƩ ĻǣƷĻƓƷ ƚŅ ƷŷĻ
ƭƷ ƭƷƚƩǤ ƚŅ ƷŷĻ
ĬǒźƌķźƓŭ ğƭ ƒĻğƭǒƩĻķ ĬǤ ğƓ ğƦƦƩƚǝĻķ ƩƚǒƷĻ ğƩƚǒƓķ ƷŷĻ ĻǣƷĻƩźƚƩ ƚŅ ƷŷĻ ĬǒźƌķźƓŭ͵δ ŷĻ ķźƭƷğƓĭĻ Ʒƚ ğ
ƷǒƩƓğƩƚǒƓķͲ ƚƩ ğ ƦƭĻǒķƚΏƷǒƩƓğƩƚǒƓķ ğƭ ƭŷƚǞƓ ĬĻƌƚǞͲ źƭ ǞĻƌƌ ƚǝĻƩ ЋЎЉ ŅĻĻƷ͵ !ķķźƷźƚƓğƌƌǤͲ ğƓ ĻƭƷźƒğƷĻķ
ķźƭƷğƓĭĻ ƚŅ ğ ƩƚǒƷĻ ğƩƚǒƓķ ƷŷĻ ŅźƩƭƷ ƭƷƚƩǤ ƚŅ ƷŷĻ ƦƩƚƦƚƭĻķ ĬǒźƌķźƓŭ ĭƚƓƭĻƩǝğƷźǝĻƌǤ ğķķƭ ğƓƚƷŷĻƩ ЊЉЉ ŅĻĻƷ͵
ŷźƌĻ ƷŷĻ !ƭŷƌğƓķ ƚƩķźƓğƓĭĻ ķƚĻƭƓγƷ źƓĭƌǒķĻ Ʒŷźƭ ǝĻƩĬźğŭĻͲ źƷ źƌƌǒƭƷƩğƷĻƭ ƷŷĻ źƓƷĻƓƷ ƚŅ ğ ƷǒƩƓğƩƚǒƓķ Ʒƚ ĬĻ
ǞźƷŷźƓ ğ ƩĻğƭƚƓğĬƌĻ ķźƭƷğƓĭĻ ƚŅ ƷŷĻ ƭƷƩǒĭƷǒƩĻ Ʒƚ ğźķ źƓ ŅźƩĻ ƭǒƦƦƩĻƭƭźƚƓ ŅƚƩ ƚĭĭǒƦğƓƷ ƭğŅĻƷǤͲ ƦƩĻƭĻƩǝğƷźƚƓ
ƚŅ ƷŷĻ ƭƷƩǒĭƷǒƩĻͲ ƭğŅĻƷǤ ƚŅ ŅźƩƭƷ ƩĻƭƦƚƓķĻƩƭͲ ğƓķ ƷŷĻ ğĬźƌźƷǤ Ʒƚ ƭƷƚƦ ƭƦƩĻğķ ƚŅ ŅźƩĻ͵
!Ʒ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ ƷŷĻ ğƦƦƌźĭğƓƷ ƭğźķ ƷŷğƷ ğ ķĻƭźŭƓĻķ ƷǒƩƓƚǒƷ źƓ ƷŷĻ Ņƌğŭ ƦƚƩƷźƚƓ ƚŅ ƷŷĻ
ķƩźǝĻǞğǤ Λğ ǞźķĻƓĻķ ƦƚƩƷźƚƓ źƌƌǒƭƷƩğƷĻķ źƓ ƷŷĻ ğƦƦƌźĭğƷźƚƓ ƦğĭƉĻƷΜ ƭĻƩǝĻƭ ğƭ ğƓ ğķĻƨǒğƷĻ ƩĻƦƌğĭĻƒĻƓƷ
ŅƚƩ ƷŷĻ ƩĻƨǒźƩĻķ ƷǒƩƓğƩƚǒƓķ͵ LƓ ƷŷĻ ğƦƦƌźĭğƷźƚƓͲ ƷŷĻƩĻ źƭ ğƓ Ļƒğźƌ ŅƩƚƒ ƷŷĻ !ƭŷƌğƓķ CźƩĻ ağƩƭŷğƌ ƭƷğƷźƓŭ
ƷŷğƷ ŷĻ Ǟƚǒƌķ ĭƚƓƭźķĻƩ ƭǒĭŷ ğƓ ğƩƩğƓŭĻƒĻƓƷ ķĻƭźŭƓĻķ Ʒƚ WğĭƉƭƚƓ /ƚǒƓƷǤ {ƷğƓķğƩķƭ͵ IƚǞĻǝĻƩͲ ƷŷĻƩĻ źƭ
Ɠƚ ĻǣĻƒƦƷźƚƓ ƚƩ ĭƚƓŅźƩƒğƷźƚƓ ƦƩƚǝźķĻķ ĬǤ ğ {ƷğŅŅ !ķǝźƭƚƩ ƚƩ CźƩĻ /ƚķĻ hŅŅźĭźğƌͲ ƓƚƩ źƭ ƷŷĻƩĻ ğƓǤ
ĭƚƓŅźƩƒğƷźƚƓ ƷŷğƷ ƷŷĻ ƦƩƚƦƚƭĻķ ƷǒƩƓƚǒƷ źƭ ķĻƭźŭƓĻķ Ʒƚ WğĭƉƭƚƓ /ƚǒƓƷǤ {ƷğƓķğƩķƭ͵
5ǒƩźƓŭ ƨǒĻƭƷźƚƓźƓŭ ğƓķ ƩĻƭƦƚƓƭĻ ķǒƩźƓŭ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ ĭƚƒƒźƭƭźƚƓĻƩƭ ƓƚƷĻķ ƷŷĻƩĻ źƭ Ɠƚ
ƷǒƩƓğƩƚǒƓķ ğƓķ ğƭƉĻķ źŅ ƷŷĻ ƦƌğƓ Ǟğƭ ŅƚƩ ĻƒĻƩŭĻƓĭǤ ǝĻŷźĭƌĻƭ Ʒƚ ĬğĭƉ ƚǒƷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ ğŅƷĻƩ ğĭĭĻƭƭźƓŭ
ğ ƭƷƩǒĭƷǒƩĻ źƓ ƷŷĻ ƦƩƚƦƚƭĻķ ĬǒźƌķźƓŭ ĻƓǝĻƌƚƦĻ͵ ŷĻ ğƦƦƌźĭğƓƷ źƓķźĭğƷĻķ ƷŷğƷ ǤĻƭͲ ĬğĭƉźƓŭ ƷŷĻ ǝĻŷźĭƌĻƭ ǒƦ
Ǟğƭ ƷŷĻ ƦƌğƓ͵ ŷĻ ğƦƦƌźĭğƓƷ ƭğźķ ƷŷğƷ ƷŷĻƩĻ źƭ ğ ƦƭǒĻķƚΏŷğƒƒĻƩŷĻğķ ƷǒƩƓğƩƚǒƓķ ƌƚĭğƷĻķ ĬĻƌƚǞ ƷŷĻ
ğƦƦƌźĭğƓƷγƭ ƦƩƚƦĻƩƷǤ ƚƓ ƷŷĻ ƭŷğƩĻķ ĻğƭĻƒĻƓƷ ķƩźǝĻǞğǤ ŅƩƚƒ DƩğƓźƷĻ {ƷƩĻĻƷͲ źƒƦƌǤźƓŭ ƷŷğƷ Ʒŷźƭ ŅǒƌŅźƌƌƭ
ƷǒƩƓğƩƚǒƓķ ƩĻƨǒźƩĻƒĻƓƷƭ͵ ŷźƭ ƦƭĻǒķƚΏŷğƒƒĻƩŷĻğķ ƷǒƩƓğƩƚǒƓķ źƭ ğƓƚƷŷĻƩ ЊЎЉΏЊЏЉ ŅĻĻƷ ŅƩƚƒ
ĻğƭƷĻƩƓƒƚƭƷ ĻƓķ ƚŅ ƷŷĻ ƭǒĬƆĻĭƷ Ņƌğŭ ƌƚƷ͵ ŷźƭ źƭ ğ ƷƚƷğƌ ƚŅ ğĬƚǒƷ ЌЏЉΏЌАЉ ŅĻĻƷ ŅƩƚƒ ƷŷĻ ƦƩƚƦƚƭĻķ ƭźƓŭƌĻΏ
ŅğƒźƌǤ ķǞĻƌƌźƓŭ͵ ŷźƭ ŅğƩ ĻǣĭĻĻķƭ ƷŷĻ źƓƷĻƓƷźƚƓ ƚŅ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵Ͳ Ǟŷźĭŷ ĭƌĻğƩƌǤ ğźƒƭ Ʒƚ ŷğǝĻ ğ
ƷǒƩƓğƩƚǒƓķ ǞźƷŷźƓ ЊЎЉ ŅĻĻƷ ƚŅ ğ ƭƷƩǒĭƷǒƩĻͲ ƚƩ ǞźƷŷźƓ ЋЎЉ ŅĻĻƷ źƓ ĻǣƷĻƓǒğƷźƓŭ ĭźƩĭǒƒƭƷğƓĭĻƭ ǞźƷŷ
ğƦƦƩƚƦƩźğƷĻ ğƦƦƩƚǝğƌ͵ źƷŷ ƷŷĻ ğķķźƷźƚƓğƌ ЊЉЉ ŅĻĻƷ Ʒƚ ƩĻğĭŷ ƷŷĻ ŅğƩ ƭźķĻ ƚŅ ƷŷĻ ŷƚǒƭĻͲ ƷŷĻ ķźƭƷğƓĭĻ ŅƩƚƒ
ğ ƷǒƩƓğƩƚǒƓķ źƓĭƩĻğƭĻƭ Ʒƚ ЍЏЉΏЍАЉ ŅĻĻƷ͵ ŷźƭ źƭ ğ ƭźŭƓźŅźĭğƓƷ ķźƭƷğƓĭĻͲ źƓĭƌǒķźƓŭ ğ ƭƷĻĻƦ ƭƌƚƦĻͲ ƷŷğƷ ŅğƩ
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ĻǣĭĻĻķƭ ƷŷĻ źƓƷĻƓƷźƚƓƭ ƚŅ ƭğŅĻƷǤ ŅƚƩ ĻƒĻƩŭĻƓĭǤ ǝĻŷźĭƌĻ ğĭĭĻƭƭ ğƭ ƚǒƷƌźƓĻķ źƓ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵ ğƓķ ƷŷĻ
źƓƷĻƓƷźƚƓƭ ƚŅ hƩĻŭƚƓ CźƩĻ /ƚķĻ ƭĻĭƷźƚƓ ЎЉЌ͵
bƚ ĻǣĻƒƦƷźƚƓ ŷğƭ ĬĻĻƓ ƦƩƚǝźķĻķ Ʒƚ ĭƚƓŅźƩƒ ƷŷğƷ ŅźƩĻ ğǒƷŷƚƩźƷźĻƭ ŷğǝĻ ğƦƦƩƚǝĻķ ƷŷĻ ƌğĭƉ ƚŅ ğ
ƷǒƩƓğƩƚǒƓķͲ ğ ƦǒƌƌƚǒƷ ƚƦƷźƚƓͲ ƚƩ ğ ķźƭƷğƓƷ ƦƭĻǒķƚΏŷğƒƒĻƩŷĻğķ ƷǒƩƓğƩƚǒƓķ ğƭ ğƓ ğĭĭĻƦƷğĬƌĻ ƚƦƷźƚƓ͵
CǒƩƷŷĻƩƒƚƩĻͲ ƷŷĻ !\[
h ķƚĻƭ ƓƚƷ ŷğǝĻ ğƓǤ ƌğƓŭǒğŭĻ ƷŷğƷ ƭƷğƷĻƭ ğ ƷǒƩƓƚǒƷ źƭ ğ ƦĻƩƒźƭƭźĬƌĻ ƩĻƦƌğĭĻƒĻƓƷ
ŅƚƩ ğ ƷǒƩƓğƩƚǒƓķ͵ ! ƦǒƌƌƚǒƷ ķƚĻƭ ƓƚƷ ƦƩƚǝźķĻ ƒğƓĻǒǝĻƩźƓŭ Ʃƚƚƒ Ʒƚ ƷǒƩƓ ğƩƚǒƓķ ğ ƌğƩŭĻ ĻƒĻƩŭĻƓĭǤ
ǝĻŷźĭƌĻ͵
DźǝĻƓ ǞŷğƷ ǞĻ ŷğǝĻ ğƌƌ ĻǣƦĻƩźĻƓĭĻķ ǞźƷŷźƓ ƷŷĻ ƌğƭƷ ŅźǝĻ ǤĻğƩƭ źƓ ƚǒƩ ǝğƌƌĻǤ ƩĻŭğƩķźƓŭ ƩĻğƌ ŅźƩĻ ķğƓŭĻƩͲ ǞĻ
ŷƚƦĻ ƷŷĻ /ƚƒƒźƭƭźƚƓ ƷğƉĻƭ Ʒŷźƭ ƭĻĭƷźƚƓ ĻǣƷƩĻƒĻƌǤ ƭĻƩźƚǒƭƌǤ͵
LƓǝğƌźķ ğƩźğƓĭĻ !ƩŭǒƒĻƓƷ
ŷĻ ƷǤƦĻ LL ǝğƩźğƓĭĻ ƭŷƚǒƌķ ĬĻ ƓƚƷ ĬĻ ğƦƦƩƚǝĻķͲ ƦĻƩ !\[
h ЊБ͵Ў͵Ў͵ЉЎЉ͵ bƚƷğĬƌǤͲ ŅƚǒƩ ĭƩźƷĻƩźğ ğƩĻ ƌźƭƷĻķ ΛЊΏ
ЍΜͲ ğƓķ ğƌƌ ƚŅ ƷŷĻ ĭƩźƷĻƩźğ ƒǒƭƷ ĬĻ ƒĻƷ͵ ŷĻ ĭƩźƷĻƩźƚƓ ƚŅ !\[
h ЊБ͵Ў͵Ў͵ЉЎЉ͵ !͵ Ѝ͵ źƭ ƓƚƷ ƒĻƷ ĬĻĭğǒƭĻ ƷŷĻ
ǝğƩźğƓĭĻ źƭ ƭĻƌŅΏźƒƦƚƭĻķ͵ ŷĻ ƦƩƚƦƚƭğƌ ğƓķ ķĻƭźŭƓ ΛķƩźǝĻǞğǤͲ ĬǒźƌķźƓŭͲ ƚǒƷķƚƚƩ ğƩĻğͲ ĻƷĭ͵Μ ǞĻƩĻ
ǝƚƌǒƓƷğƩźƌǤ ƭǒĬƒźƷƷĻķ ĬǤ ƷŷĻ ğƦƦƌźĭğƓƷ źƓ ЋЉЋЍ ğƓķ ЋЉЋЎ͵ !ƭ ƷŷĻ ğƦƦƌźĭğƓƷ ƦƚźƓƷƭ ƚǒƷ źƓ ƷŷĻźƩ ğƦƦƌźĭğƷźƚƓͲ
ƷŷĻ ƚƩķźƓğƓĭĻƭ ǞĻƩĻ źƓ ƦƌğĭĻ ğƷ ƷŷĻ ƷźƒĻ ƚŅ ƷŷĻ ğƦƦƌźĭğƷźƚƓ͵ 5ǒĻ ķźƌźŭĻƓĭĻ ĬĻŅƚƩĻ ƷŷĻ ƦǒƩĭŷğƭĻ ƚŅ ƷŷĻ
ƌğƓķ ğƓķ ĬĻŅƚƩĻ ƷŷĻ ğƦƦƌźĭğƷźƚƓ Ǟƚǒƌķ ŷğǝĻ ķĻƒƚƓƭƷƩğƷĻķ ƷŷğƷ ƷŷĻƩĻ źƭ Ɠƚ ĭƚƒƦƌźğƓƷ ǞğǤ Ʒƚ ĭƩĻğƷĻ
ǝĻŷźĭǒƌğƩ ğĭĭĻƭƭ Ʒƚ ğ ĬǒźƌķźƓŭ ĻƓǝĻƌƚƦĻ ƚƓ Ʒŷźƭ Ʒğǣ ƌƚƷ͵
hƩķźƓğƓĭĻƭ Ǟŷźĭŷ ğƩĻ źƓ ĻŅŅĻĭƷ ğƷ ƷŷĻ ƷźƒĻ ƚŅ ğƦƦƌźĭğƷźƚƓ ŅƚƩ ğ ĬǒźƌķźƓŭ ƦĻƩƒźƷ ğƩĻ ĻƓŅƚƩĭĻğĬƌĻͲ ğƓķ ƷŷĻ
ƦƌğƓƭ ƒǒƭƷ ĭƚƒƦƌǤ ǞźƷŷ ƭğźķ ƚƩķźƓğƓĭĻƭ͵ ŷĻƭĻ ŅğĭƷƭ ƭƷğƓķ ƩĻŭğƩķƌĻƭƭ ƚŅ ƷŷĻ ĭŷƩƚƓƚƌƚŭǤ ƚŅ ƌƚƷ ƦğƩƷźƷźƚƓƭ
ğƓķ ƚƩķźƓğƓĭĻ ğķƚƦƷźƚƓ źŅ ƷŷĻ ğƦƦƌźĭğƷźƚƓ ƚŅ źƓƷĻƩĻƭƷ Ǟğƭ ƭǒĬƒźƷƷĻķ ğŅƷĻƩ ĭǒƩƩĻƓƷ ƚƩķźƓğƓĭĻƭ ğƩĻ źƓ
ĻŅŅĻĭƷ͵
!ķķźƷźƚƓğƌƌǤͲ ǞŷźƌĻ ƷŷĻ /źƷǤγƭ źƓƷĻƓƷ ǞźƷŷ ƷŷĻ ƌƚƷ ƦğƩƷźƷźƚƓ źƓ ƷŷĻ ЊВВЉƭ Ǟğƭ ƦƩĻƭǒƒğĬƌǤ Ʒƚ ĭƩĻğƷĻ ğ
ĬǒźƌķğĬƌĻ ƌƚƷͲ ĭƚƓķźƷźƚƓƭ ŷğǝĻ ĭŷğƓŭĻķ ƚǝĻƩ ƷŷĻ ǤĻğƩƭ ƭźƓĭĻ ƷŷĻ ƚƩźŭźƓğƌ ƦğƩƷźƷźƚƓ͵ {ğŅĻƷǤ ğǞğƩĻƓĻƭƭ ŷğƭ
źƓĭƩĻğƭĻķ͵ źƌķŅźƩĻ ƩźƭƉƭ ŷğǝĻ źƓĭƩĻğƭĻķ͵ 9ƓǝźƩƚƓƒĻƓƷğƌ ŅƩğŭźƌźƷǤ ŷğƭ źƓĭƩĻğƭĻķ͵ ŷǒƭͲ ƷŷĻ ĭźƷǤ ŷğƭ ǞźƭĻƌǤ
źƒƦƌĻƒĻƓƷĻķ ƌğƓķ ǒƭĻ ƚƩķźƓğƓĭĻƭ Ʒƚ ƦƩƚƷĻĭƷ ƩĻƭźķĻƓƷƭͲ ƓĻźŭŷĬƚƩƭͲ ğƓķ ƷŷĻ ĭƚƒƒǒƓźƷǤͲ ğĭĭƚǒƓƷźƓŭ ŅƚƩ
ƷŷĻ ƓĻǞ ĭƚƓķźƷźƚƓƭ ğƓķ Ʒƚ źƓĭƚƩƦƚƩğƷĻ ƓĻǞ ĻƓǝźƩƚƓƒĻƓƷğƌ ğƓķ ĻƓŭźƓĻĻƩźƓŭ ƉƓƚǞƌĻķŭĻ͵
ŷĻ ğƦƦƌźĭğƓƷ ŷğƭ ƓƚƷ ķĻƒƚƓƭƷƩğƷĻķ ƷŷğƷ ƷŷĻ ĬĻƓĻŅźƷƭ ƚŅ ƷŷĻ ƦƩƚƦƚƭĻķ ķĻǝĻƌƚƦƒĻƓƷ ƚǒƷǞĻźŭŷ ƷŷĻ
ƓĻŭğƷźǝĻ źƒƦğĭƷ ƚŅ ƷŷĻ ķĻǝĻƌƚƦƒĻƓƷͲ ğƭ ƩĻƨǒźƩĻķ źƓ ЊБ͵Ў͵Ў͵ЉЎЉ͵ !͵ Ќ͵ !ķƆğĭĻƓƷ ǒƭĻƭ źƓĭƌǒķĻ ŷźƌƌƭźķĻ
ƭğŅĻƷǤ ΛƭĻĻ ƩĻƷğźƓźƓŭ Ǟğƌƌ ĭƚƓĭĻƩƓƭ ĬĻƌƚǞ ƩĻƌğƷźƓŭ Ʒƚ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Ѝ͵ Ĭ͵ΜͲ ƷƩĻĻ ğƓķ ǞźƌķƌźŅĻ
źƒƦğĭƷƭ ƚŅ ƷŷĻ ķĻǝĻƌƚƦƒĻƓƷ Λğƭ ƦƚźƓƷĻķ ƚǒƷ ĬǤ ƓĻźŭŷĬƚƩƭ ğƷ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ ƷƩĻĻƭ Ʒƚ ĬĻ
ƭĻĻ !\[
h ЊБ͵Ў͵А͵ЉЍЉ .͵ Ћ͵
ĭ͵ΜͲ ŷĻğķƌźŭŷƷ źƒƦğĭƷƭ ǒƦƚƓ ƓĻźŭŷĬƚƩźƓŭ ƦƩƚƦĻƩƷźĻƭ Λğƭ ƦƚźƓƷĻķ ƚǒƷ ĬǤ ğ ĭƚƒƒźƭƭźƚƓĻƩ ķǒƩźƓŭ ƷŷĻ ƦǒĬƌźĭ
Total Page Number: 124
ŷĻğƩźƓŭΜͲ ğƓķ ķƚǞƓŷźƌƌ ƓĻźŭŷĬƚƩŷƚƚķ ķğƓŭĻƩ ŅƩƚƒ ƩǒƓğǞğǤ ǝĻŷźĭƌĻƭ ƚƓ ƷŷĻ ĻǣĭĻĻķźƓŭƌǤ ƭƌĻĻƦ ƭƌƚƦĻ Λğƭ
ƦƚźƓƷĻķ ƚǒƷ ķǒƩźƓŭ ƚƩğƌ ƷĻƭƷźƒƚƓǤ ğƷ ƷŷĻ ağƩĭŷ ЊЊ ŷĻğƩźƓŭΜ͵
!Ʒ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ aƭ͵ DǒƓƷĻƩ ƭƷğƷĻķ ƷŷğƷ ƷŷĻ ƦƩƚƆĻĭƷ ƒǒƭƷ ĬĻ ğĭĭĻƦƷĻķ ĬĻĭğǒƭĻ ƷŷĻƩĻ ğƩĻ
Ɠƚ ƚƷŷĻƩ ķĻǝĻƌƚƦğĬƌĻ ƌƚƷƭ źƓ ƷŷĻ ĭźƷǤ͵ LƓ ŅğĭƷͲ ƷŷĻƩĻ ğƩĻ źƓķĻĻķ ƩĻƭźķĻƓƷźğƌ ƌƚƷƭ ŅƚƩ ƭğƌĻ źƓ ƷŷĻ !ƭŷƌğƓķ ĭźƷǤ
ƌźƒźƷƭ͵ LƓ ğķķźƷźƚƓͲ ƷŷĻƩĻ ğƩĻ ğƦƦƩƚǣźƒğƷĻƌǤ ЏЉ ƭźƓŭƌĻΏŅğƒźƌǤ ŷƚƒĻƭ ŅƚƩ ƭğƌĻ źƓ !ƭŷƌğƓķ ğƷ Ʒŷźƭ ƷźƒĻ͵ ŷĻƩĻ
ğƩĻ ğƌƭƚ ƷŷƩĻĻ ƭźƓŭƌĻΏŅğƒźƌǤ ŷƚƒĻƭ ŅƚƩ ƭğƌĻ ǞźƷŷźƓ ƷǞƚ ĬƌƚĭƉƭ ƚŅ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ĭǒƩƩĻƓƷ ŷƚƒĻͲ ğƭ ƷŷĻǤ
źƓķźĭğƷĻķ ƷŷğƷ ƷŷĻǤ Ǟƚǒƌķ ƌźƉĻ ƷŷĻ ƦƩƚƦƚƭĻķ ƓĻǞ ŷƚƒĻ Ʒƚ ĬĻ ƚĭĭǒƦźĻķ ĬǤ ŅğƒźƌǤͲ ğƓķ Ʒƚ ĬĻ ǞźƷŷźƓ ĭƌƚƭĻ
ƦƩƚǣźƒźƷǤ Ʒƚ ƷŷĻźƩ ĭǒƩƩĻƓƷ ŷƚƒĻ͵ hƓĻ ƚŅ ƷŷĻ ƓĻğƩĬǤ ƦƩƚƦĻƩƷźĻƭ źƭ ğ ĬĻğǒƷźŅǒƌͲ ŷźŭŷΏĻƓķ ƦƩƚƦĻƩƷǤ ǞźƷŷ ğ
Ʀƚƚƌ ğƓķ ƚǒƷķƚƚƩ ƌźǝźƓŭ ğƩĻğ ƚƓ DƩğƓźƷĻ {ƷƩĻĻƷ͵ LƷ źƭ ğ ƭƷǒƓƓźƓŭ ŷƚƒĻ ğƓķ źƭ ğĭƷǒğƌƌǤ ƦğƩƷ ƚŅ ƷŷĻ
wğƷŷĻƩ ƷŷğƓ ĭŷƚƚƭźƓŭ Ʒƚ ƦǒƩĭŷğƭĻ ğ ƒƚƩĻ ƩĻğķźƌǤ ĬǒźƌķğĬƌĻ ƌƚƷͲ ƦǒƩĭŷğƭĻ ğƓƚƷŷĻƩ ŷƚƒĻͲ ƚƩ ƦǒƩĭŷğƭĻ
ğƓƚƷŷĻƩ ŷƚƒĻ ğƓķ ƒğƉĻ ƭźŭƓźŅźĭğƓƷ ƒƚķźŅźĭğƷźƚƓƭͲ ƷŷĻ ğƦƦƌźĭğƓƷƭ ŷğǝĻ ĭŷƚƭĻƓ Ʒƚ ğƷƷĻƒƦƷ Ʒƚ Ĭǒźƌķ ƚƓ ğ
ƌƚƷ ƷŷğƷ źƭ ƓƚƷ ĭƚƓķǒĭźǝĻ Ʒƚ ğĭŷźĻǝźƓŭ ƷŷĻźƩ ķĻƭźƩĻķ ǝźƭźƚƓ͵ hƓĻ ƚŅ ƷŷĻ ğĬƚǝĻ ƚƦƷźƚƓƭ ĭƚǒƌķ ƒƚƭƷ ĭĻƩƷğźƓƌǤ
ǤźĻƌķ ğ ƌğƩŭĻͲ źƓƭƦźƩźƓŭͲ ĬĻğǒƷźŅǒƌ ŷƚƒĻ ğƓķ ƚǒƷķƚƚƩ ƌźǝźƓŭ ğƩĻğ ǞźƷŷƚǒƷ ƷŷĻ ƭĻƌŅΏźƒƦƚƭĻķ ĻƓǝźƩƚƓƒĻƓƷğƌ
ĭŷğƌƌĻƓŭĻƭͲ ĻƓŭźƓĻĻƩźƓŭ ƩĻƨǒźƩĻƒĻƓƷƭͲ ğƓķ ƌğƓķ ǒƭĻ ƚƩķźƓğƓĭĻ ĻǣĭĻƦƷźƚƓƭ ğƓķ ǝğƩźğƓĭĻƭ͵
wĻƷğźƓźƓŭ ğƌƌ IĻźŭŷƷ
ŷĻ ƩĻƷğźƓźƓŭ Ǟğƌƌ ĭƩźƷĻƩźğ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Ѝ͵ Ĭ͵ ƭƷğƷĻƭ ƷŷğƷͲ δ9ǣƦƚƭĻķ ĭǒƷ ƭƌƚƦĻƭͲ ƭǒĭŷ ğƭ ƷŷƚƭĻ ŅƚƩ
ƭƷƩĻĻƷƭͲ ķƩźǝĻǞğǤ ğĭĭĻƭƭĻƭͲ ƚƩ ǤğƩķ ğƩĻğƭͲ ŭƩĻğƷĻƩ ƷŷğƓ ƭĻǝĻƓ ŅĻĻƷ źƓ ŷĻźŭŷƷ ƭŷğƌƌ ĬĻ ƷĻƩƩğĭĻķ͵ /ǒƷ ŅğĭĻƭ
ƚƓ ğ ƷĻƩƩğĭĻķ ƭĻĭƷźƚƓ ƭŷğƌƌ ƓƚƷ ĻǣĭĻĻķ ğ ƒğǣźƒǒƒ ŷĻźŭŷƷ ƚŅ ŅźǝĻ ŅĻĻƷ͵ ĻƩƩğĭĻ ǞźķƷŷƭ ƭŷğƌƌ ĬĻ ğ ƒźƓźƒǒƒ
ƚŅ ƷŷƩĻĻ ŅĻĻƷ Ʒƚ ğƌƌƚǞ ŅƚƩ ƷŷĻ źƓƷƩƚķǒĭƷźƚƓ ƚŅ ǝĻŭĻƷğƷźƚƓ ŅƚƩ ĻƩƚƭźƚƓ ĭƚƓƷƩƚƌ͵ ƚƷğƌ ĭǒƷ ƭƌƚƦĻƭ ƭŷğƌƌ ƓƚƷ
ĻǣĭĻĻķ ğ ƒğǣźƒǒƒ ǝĻƩƷźĭğƌ ŷĻźŭŷƷ ƚŅ ЊЎ ŅĻĻƷ͵ ŷĻ ƷƚƦ ƚŅ ĭǒƷ ƭƌƚƦĻƭ ƓƚƷ ǒƷźƌźǩźƓŭ ƭƷƩǒĭƷǒƩğƌ ƩĻƷğźƓźƓŭ Ǟğƌƌƭ
ƭŷğƌƌ ĬĻ ƌƚĭğƷĻķ ğ ƒźƓźƒǒƒ ƭĻƷĬğĭƉ ƚŅ ƚƓĻΏŷğƌŅ ƷŷĻ ŷĻźŭŷƷ ƚŅ ƷŷĻ ĭǒƷ ƭƌƚƦĻ ŅƩƚƒ ƷŷĻ ƓĻğƩĻƭƷ ƦƩƚƦĻƩƷǤ
ƌźƓĻ͵δ ŷĻ ƦƌğƓƭ ƭŷƚǞ ΛźƓ ƷŷĻ ƓƚƩƷŷ ƌğƓķƭĭğƦĻ ĻƌĻǝğƷźƚƓ ƭĭŷĻƒğƷźĭΜ ƷŷğƷ ƷŷĻ ƩĻƷğźƓźƓŭ Ǟğƌƌ ƚƓ ƷŷĻ ƓƚƩƷŷ
ğƭƦĻĭƷ ƚŅ ƷŷĻ ķƩźǝĻǞğǤ Ǟźƌƌ ĬĻ ğƭ ŷźŭŷ ğƭ ЋЋ ŅĻĻƷ ğƷ źƷƭ ǞĻƭƷĻƩƓƒƚƭƷ ĻƓķ ğƓķ źƭ ƭĻƷ ĬğĭƉ Џ ŅĻĻƷ ŅƩƚƒ ƷŷĻ
bƚƩƷŷ ƦƩƚƦĻƩƷǤ ƌźƓĻ ƦĻƩ ƷŷĻ ğƦƦƌźĭğƓƷγƭ ƭĭŷĻƒğƷźĭƭ͵ ŷźƭ źƭ !Μ ğ ĭǒƷ ƭƌƚƦĻ ŅƚƩ ğ ķƩźǝĻǞğǤͳ .Μ ŭƩĻğƷĻƩ ƷŷğƓ А
ŅĻĻƷ źƓ ŷĻźŭŷƷͳ /Μ ƓƚƷ ƷĻƩƩğĭĻķͳ 5Μ ĻǣĭĻĻķźƓŭ ğ ƒğǣźƒǒƒ ǝĻƩƷźĭğƌ ŷĻźŭŷƷ ƚŅ ЊЎ ŅĻĻƷͳ 9Μ ƓƚƷ źƓķźĭğƷźƓŭ
ǒƷźƌźǩğƷźƚƓ ƚŅ ğ ƭƷƩǒĭƷǒƩğƌ ƩĻƷğźƓźƓŭ Ǟğƌƌͳ ğƓķ CΜ ƷŷĻ ƷƚƦ ƚŅ ƷŷĻ Ǟğƌƌ ΛƓƚƷ ƭƷƩǒĭƷǒƩğƌΜ źƭ ƓƚƷ ƭĻƷĬğĭƉ ƚƓĻΏŷğƌŅ
ƚŅ ƷŷĻ ŷĻźŭŷƷ ƚŅ ƷŷĻ ĭǒƷ ƭƌƚƦĻ ΛğƦƦƩƚǣźƒğƷĻƌǤ ЊЊ ŅĻĻƷ ƭĻƷĬğĭƉΜ ŅƩƚƒ ƷŷĻ ƓĻğƩĻƭƷ ƦƩƚƦĻƩƷǤ ƌźƓĻ ΛƷŷĻ ƓƚƩƷŷ
ƦƩƚƦĻƩƷǤ ƌźƓĻΜ͵
9ƓǝźƩƚƓƒĻƓƷğƌ LƒƦğĭƷ ğƓķ ƩĻĻ wĻƒƚǝğƌ
!Ʒ ƷŷĻ ağƩĭŷ ЊЊ ƦǒĬƌźĭ ŷĻğƩźƓŭͲ aƭ͵ DǒƓƷĻƩ ĭŷğƩğĭƷĻƩźǩĻķ ƷŷĻ ƦƩƚƦƚƭĻķ ŷƚǒƭĻ ğƭ ğ ƭźƓŭƌĻΏƌĻǝĻƌ ŷƚƒĻ
ǞźƷŷ ƌźǝźƓŭ ğƩĻğƭ͵ !ķķźƷźƚƓğƌƌǤͲ ƷŷĻ ğƦƦƌźĭğƓƷ ĭŷğƩğĭƷĻƩźǩĻķ ƷŷĻ ŷƚǒƭĻ ğƭ ƭźƒźƌğƩ źƓ ƭźǩĻ Ʒƚ ƓĻźŭŷĬƚƩźƓŭ
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ЏͲЉЍЏ ƭƨǒğƩĻ ŅĻĻƷ
źƓĭƌǒķźƓŭ ƷŷĻ ƌźǝźƓŭ ƭƦğĭĻͲ ĬğƭĻƒĻƓƷͲ ğƓķ ŭğƩğŭĻ ƭƦğĭĻ͵ ! ŭƩĻğƷĻƩ ƷŷğƓ ЏͲЉЉЉ ƭƨǒğƩĻ ŅƚƚƷ ƭƷƩǒĭƷǒƩĻ źƓ ğ
IźƌƌƭźķĻ ğƓķ źƌķŅźƩĻ ƚǝĻƩƌğǤ ğƩĻğ źƭ ƓƚƷ źƓ ƉĻĻƦźƓŭ ǞźƷŷ ƷŷĻ ƭƦźƩźƷ ƚŅ ƒźƓźƒźǩźƓŭ źƒƦğĭƷ ƚƓ ĻǣĭğǝğƷźƚƓ
ğƓķ ƷƩĻĻ ƦƩĻƭĻƩǝğƷźƚƓͲ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 5͵ Ќ͵ Ĭ͵Ͳ
ƌƚĭğƷĻķ ğƓķ ƭźǩĻķ Ʒƚ ƦƩĻƭĻƩǝĻ ƷŷĻ ƒğǣźƒǒƒ ƓǒƒĬĻƩ ƚŅ ƷƩĻĻƭ ƚƓ ƭźƷĻ ǞŷźƌĻ ƩĻĭƚŭƓźǩźƓŭ ğƓķ ŅƚƌƌƚǞźƓŭ ƷŷĻ
5ǒƩźƓŭ ƷŷĻ ƦǒĬƌźĭ ŷĻğƩźƓŭ ƚƓ ağƩĭŷ ЊЊͲ ƷŷĻ ğƦƦƌźĭğƓƷ ƓƚƷĻķ ƷŷğƷ ƷŷĻǤ ƦƌğƓ Ʒƚ ƭŷźŅƷ ƷŷĻ ķƩźǝĻǞğǤ Ʒƚ ĭƩĻğƷĻ
ƒƚƩĻ ĬǒŅŅĻƩ ǩƚƓĻ Ʒƚ ƷŷĻ ЌЏδ 5.I ağķƩƚƓĻ ƚƓ ğķƆğĭĻƓƷ ƦƩƚƦĻƩƷǤ ƚƓ ƷŷĻ ƓƚƩƷŷ ƦƩƚƦĻƩƷǤ ƌźƓĻ͵ Ļ ƩĻƨǒĻƭƷ
ƷŷğƷ ƷŷĻ ƓĻǞ ƦƌğƓƭ ĬĻ ƭǒĬƒźƷƷĻķ ŅƚƩ ĭƚƓƭźķĻƩğƷźƚƓ ĬǤ ƷŷĻ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓ ΛğƓķ ƷŷĻ ƩĻĻ
/ƚƒƒźƭƭźƚƓͲ ğƭ ğƦƦƩƚƦƩźğƷĻΜ͵ tƌĻğƭĻ ƓƚƷĻ ƷŷğƷ Ʒŷźƭ ƒƚķźŅźĭğƷźƚƓ ķƚĻƭ ƓƚƷ ŅǒƌŅźƌƌ ƷŷĻ ğķķźƷźƚƓğƌ ƩĻƨǒźƩĻķ
ğƭƭĻƭƭƒĻƓƷ ŅƚƩ ƷƩĻĻ ƩĻƒƚǝğƌ ƦĻƩ !\[
h ЊБ͵Ў͵А͵ЉЍЉ .͵ Ћ͵ ĭ͵Ͳ ğƓğƌǤǩźƓŭ źƒƦğĭƷƭ ƚŅ ƷƩĻĻ ƩĻƒƚǝğƌ ǞźƷŷźƓ ЋЉЉ
ŅĻĻƷ ƚŅ ƷŷĻ ƦƩƚƦĻƩƷǤ͵ ΛLƓ ƚǒƩ ƚƩźŭźƓğƌ ağƩĭŷ Џ ƌĻƷƷĻƩͲ ğ ƷǤƦƚŭƩğƦŷźĭğƌ ĻƩƩƚƩ ƭğźķ ЊБ͵Ў͵А͵ЉЍЉ .͵ Ћ͵ Ĭ͵Μ
9ǣĭĻƦƷźƚƓƭ wĻƨǒĻƭƷĻķ
ŷĻ ƭğƒĻ ƌƚŭźĭ ƌĻğķźƓŭ Ʒƚ ƷŷĻ ĭƚƓĭƌǒƭźƚƓ Ʒƚ ķĻƓǤ ƷŷĻ ƩĻƨǒĻƭƷĻķ ǝğƩźğƓĭĻ ŅƚƩ ƷŷĻ ķƩźǝĻǞğǤ ğƦƦƌźĻƭ Ʒƚ ƷŷĻ
ŅƚƌƌƚǞźƓŭ ƩĻƨǒĻƭƷĻķ ĻǣĭĻƦƷźƚƓƭ͵ !ƌƌ ƚŅ ƷŷĻƭĻ ĻǣĭĻƦƷźƚƓƭ ğƩĻ ƭĻƌŅΏ
ƦƩƚƦƚƭĻķ ķĻƭźŭƓ ğƓķ ķƚ ƓƚƷ ĭƩĻğƷĻ ĬĻƓĻŅźƷƭ ƚǒƷǞĻźŭŷźƓŭ ķƩğǞĬğĭƉƭ ŅƚƩ ƷŷĻ ƓĻźŭŷĬƚƩƭ ğƓķ ĭƚƒƒǒƓźƷǤ͵
ŷĻǤ ğƩĻ ƭĻƌŅΏźƒƦƚƭĻķ ƭźƒƦƌǤ ĬĻĭğǒƭĻ ƷŷĻ ķĻƭźŭƓ ƭǒĬƒźƷƷĻķ ĭğƓ ğƓķ ƭŷƚǒƌķ ĬĻ ğƌƷĻƩĻķ Ʒƚ ĭƚƒƦƌǤ ǞźƷŷ
ƷŷĻ !\[
h ƭƷğƓķğƩķƭ͵
5ƚǞƓŷźƌƌ ŷĻźŭŷƷ ĻǣĻƒƦƷźƚƓ ŭƩĻğƷĻƩ ƷŷğƓ ЋЉ ŅĻĻƷ ΛźƓƷƩƚķǒĭĻķ ğƭ ğƓ ĻǣĭĻƦƷźƚƓ ğƷ ƷŷĻ ƦǒĬƌźĭ
ŷĻğƩźƓŭΜ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ͵ 9͵ Ћ͵ ĭ͵
ƩĻĻ ƩĻƒƚǝğƌ ĻǣĭĻƦƷźƚƓ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 5͵ Ќ͵ Ĭ͵ ΛƓƚƷĻ ƷŷğƷ ƚǒƩ ağƩĭŷ Џ ǞƩźƷƷĻƓ ĭƚƒƒĻƓƷƭ
ŷğķ ğ ƷǤƦƚŭƩğƦŷźĭğƌ ĻƩƩƚƩ ƩĻğķźƓŭ !\[
h ЊБ͵Ќ͵ЊЉ͵ВЉЉ 5͵ Ќ͵ Ĭ͵Μ͵
IƚƩźǩƚƓƷğƌ ƌĻƓŭƷŷ ǞźƷŷƚǒƷ ЏΏŅƚƚƷ ƭĻƷĬğĭƉ ĻǣĭĻƦƷźƚƓ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 9͵ Ћ͵ ķ͵
ĻƩƩğĭźƓŭ ĻǣĭĻƦƷźƚƓƭ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Б͵ ğ͵
ğƩźğƓĭĻ /ƚƓķźƷźƚƓƭ
LŅͲ ķĻƭƦźƷĻ ƷŷĻ ğĬƚǝĻ ŅğĭƷƭ ğƓķ ĭƚƓķźƷźƚƓƭͲ ƷŷĻ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓ ŭƩğƓƷƭ ğ ǝğƩźğƓĭĻ ŅƚƩ ğĭĭĻƭƭ Ʒƚ ƷŷĻ
ĬǒźƌķźƓŭ ƌƚƷ ǝźğ ƷŷĻ ƦƩƚƦƚƭĻķ ķƩźǝĻǞğǤͲ ƷŷĻ /ƚƒƒźƭƭźƚƓ źƭ ĭƚƒƦĻƌƌĻķ Ʒƚ źƒƦƌĻƒĻƓƷ ĭƚƓķźƷźƚƓƭ ğƭ ƓƚƷĻķ
źƓ !\[
h ЊБ͵Ў͵Ў͵ЉЎЉ .͵ ŷĻƭĻ ĭƚƓķźƷźƚƓƭ ƭŷƚǒƌķ źƓĭƌǒķĻ ğ ƓĻǞ ķĻƭźŭƓ͵ ŷĻ ƓĻǞ ķĻƭźŭƓ ƭŷƚǒƌķ źƓĭƌǒķĻ ƷŷĻ
źƓƷĻƓƷ ƚŅ ĭƚƒƦƌǤźƓŭ ǞźƷŷ !\[
hƭͲ źƓĭƌǒķźƓŭ ĬǒƷ ƓƚƷ ƌźƒźƷĻķ Ʒƚʹ ƓƚƷ ŷğǝźƓŭ ğ Ʀƚƚƌ ΛķźƭĭƚǒƩğŭĻķ ƚƓ ŷźƌƌƭźķĻ
ƌğƓķƭ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Б͵ ĭ͵ΜͲ ƌźƒźƷźƓŭ ƚǒƷķƚƚƩ ƭƦğĭĻ ğƓķ ƷĻƩƩğĭźƓŭ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ .͵ Б͵ ğ͵Ͳ
ŷğǝźƓŭ ğ ŅźƩĻ ƷǒƩƓğƩƚǒƓķ ƦĻƩ !\[
h ЊБ͵Ў͵Ќ͵ЉЏЉ W͵Ͳ ƒźƓźƒźǩźƓŭ źƷƭ ŅƚƚƷƦƩźƓƷ ğƓķ ĻǣĭğǝğƷźƚƓ Ʒƚ ƦƩĻƭĻƩǝĻ ƷŷĻ
ƒğǣźƒǒƒ ƓǒƒĬĻƩ ƚŅ ƷƩĻĻƭ ƦĻƩ !\[
h ЊБ͵Ќ͵ЊЉ͵ЉВЉ 5͵ Ќ͵ Ĭ͵Ͳ ğƓķ ĭƩĻğƷźƓŭ ğ ƭğŅĻ źƓŭƩĻƭƭ ğƓķ ĻŭƩĻƭƭ Ʒƚ
ƦƩĻǝĻƓƷ źƓĭƩĻğƭĻķ ƩźƭƉ Ʒƚ ƷŷĻ ƚĭĭǒƦğƓƷƭ ƚŅ ƷŷĻ ƦƩƚƦĻƩƷǤͲ ŅźƩƭƷ ƩĻƭƦƚƓķĻƩƭͲ ƓĻźŭŷĬƚƩƭͲ ğƓķ ƷŷĻ ĭƚƒƒǒƓźƷǤ
Total Page Number: 126
źƓ ƷŷĻ ĭğƭĻ ƚŅ ĻƒĻƩŭĻƓĭǤ ƚƩ ǞźƌķŅźƩĻ͵ {źƒƦƌǤ ƦǒƷͲ ƷŷĻ tƌğƓƓźƓŭ /ƚƒƒźƭƭźƚƓͲ źŅ ƷŷĻǤ ŭƩğƓƷ ƷŷĻ ǝğƩźğƓĭĻ ŅƚƩ
ƷŷĻ ķƩźǝĻǞğǤ ğĭĭĻƭƭͲ ƭŷƚǒƌķ ĭƚƒƦĻƌ ƷŷĻ ğƦƦƌźĭğƓƷƭ Ʒƚ ƭǒĬƒźƷ ƓĻǞ ķĻƭźŭƓƭ ŅƚƩ ğ ƭźƓŭƌĻΏŅğƒźƌǤ ķǞĻƌƌźƓŭ
ƷŷğƷ ƒĻĻƷƭ ƷŷĻ ƭƦźƩźƷ ƚŅ ƷŷĻ !\[
hƭͲ ǞźƷŷ ğ ƭƒğƌƌĻƩ ŅƚƚƷƦƩźƓƷͲ ğ ƭƒğƌƌĻƩ ŷƚǒƭĻͲ ğƓķ ƌĻƭƭ ƚǒƷķƚƚƩ ƌźǝźƓŭ
ƭƦğĭĻ ķĻǝĻƌƚƦƒĻƓƷ͵
/ƚƒƒǒƓźƷǤ /ƚƒƒźƷƒĻƓƷ
Ļ ǞğƓƷ Ʒƚ ƩĻźƷĻƩğƷĻ ƷŷğƷ ǞĻ ƩĻƭƦĻĭƷ ğƓķ ğƦƦƩĻĭźğƷĻ ƷŷĻ ğƦƦƌźĭğƓƷƭΉƚǞƓĻƩƭ ğƓķ ƷŷĻźƩ ƒğƓǤ
ĭƚƓƷƩźĬǒƷźƚƓƭ Ʒƚ ƚǒƩ ĭƚƒƒǒƓźƷǤ͵ ŷĻǤ ğƩĻ ğƓ ǒƦƭƷğƓķźƓŭ ŅğƒźƌǤͲ ğƓķ ǞĻ ğƩĻ ŭƩğƷĻŅǒƌ ŅƚƩ ƷŷĻźƩ
ĭƚƒƒźƷƒĻƓƷ Ʒƚ ƓǒƒĻƩƚǒƭ ĭğǒƭĻƭͲ źƓĭƌǒķźƓŭ ƷŷĻźƩ ĭƚƓǝźĭƷźƚƓ Ʒƚ ƦƩƚƷĻĭƷ ƷŷĻ ƷƩğźƌ͵ \[źƉĻǞźƭĻͲ ǞĻ ğƦƦƩĻĭźğƷĻ
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ŅƚƩ ƷŷĻ ğƦƦƌźĭğƓƷƭ ğƓķ ƷŷĻźƩ ŅğƒźƌǤͲ ƆǒƭƷ ğƭ ǞĻ Ǟƚǒƌķ ǞğƓƷ ŅƚƩ ğƓǤ ŅğƒźƌǤ ĻƓķĻğǝƚƩźƓŭ Ʒƚ ƌźǝĻ ĭƌƚƭĻƩ Ʒƚ
ƚƓĻ ğƓƚƷŷĻƩ͵ Ļ ğƩĻ ŅğƒźƌǤΏƚƩźĻƓƷĻķ ƦĻƚƦƌĻͲ ğƓķ ǞĻ ķĻĻƦƌǤ ǝğƌǒĻ ƭƷƩƚƓŭ ĭƚƓƓĻĭƷźƚƓƭ ǞźƷŷ ƚǒƩ
ƓĻźŭŷĬƚƩƭ ğƓķ ƷŷĻ ĭƚƒƒǒƓźƷǤ ğƷ ƌğƩŭĻ͵ ŷźƭ ƌƚƷ źƭ ĭƌĻğƩƌǤ ğ ǝĻƩǤ ƷƩźĭƉǤ ğƩĻğ ƷŷğƷ ķƚĻƭ ƓƚƷ ƦƩĻƭĻƓƷ źķĻğƌ
ĬǒźƌķźƓŭ ĭƚƓķźƷźƚƓƭ͵ tƌĻğƭĻ ǒƓķĻƩƭƷğƓķ ƷŷğƷ ǞĻ ğƩĻ ƭźƒƦƌǤ ğŅƩğźķ ŭƩğǝĻƌǤͲ źƓ ŅğĭƷ ğĬƚǒƷ ƷŷĻ ƭğŅĻƷǤ
ƩğƒźŅźĭğƷźƚƓƭ ğƓķ ƌƚƓŭΏƷĻƩƒ źƒƦğĭƷƭ ƚŅ ĻǣĭğǝğƷźƓŭ Ʒŷźƭ ƌƚƷͲ ƷĻğƩźƓŭ ķƚǞƓ АЉ ƷƩĻĻƭͲ ğƷƷĻƒƦƷźƓŭ Ʒƚ ƭĻĭǒƩĻ ğ
ƌƚƓŭ ğƓķ ǝĻƩǤ ƭƷĻĻƦ ķƩźǝĻǞğǤͲ ğƓķ ĬǒźƌķźƓŭ ğ ƌğƩŭĻ ƭƷƩǒĭƷǒƩĻ ǞźƷŷ ƒğƆƚƩ ƷĻƩƩğĭźƓŭ͵
hƩķźƓğƓĭĻƭ ğƩĻ źƓ ƦƌğĭĻ ŅƚƩ ğ ƩĻğƭƚƓ͵ Ļ ǝğƌǒĻ ƷŷĻ ƚƓŭƚźƓŭ ƚƦĻƓ ķźğƌƚŭǒĻ ğƓķ ƦǒĬƌźĭ ķźƭĭƚǒƩƭĻͲ ğƭ ƷŷĻƭĻ
ğƩĻ ƷƩğźƷƭ ƷŷğƷ ƒğƉĻ ğ ĭƚƒƒǒƓźƷǤ ƭƷƩƚƓŭĻƩ ğƓķ ƒƚƩĻ ĭƚƒƒźƷƷĻķ Ʒƚ Ļğĭŷ ƚƷŷĻƩ źƓ ƷŷĻ ĻƓķ͵ Ļ ğƩĻ
ŭƩğƷĻŅǒƌ ŅƚƩ ƷŷĻ ĻŅŅƚƩƷƭ ƚŅ ƷŷĻ ğƦƦƌźĭğƓƷƭͲ ƚǞƓĻƩƭͲ ƦǒĬƌźĭ ĭźƷźǩĻƓƭͲ ƦƌğƓƓźƓŭ ķĻƦğƩƷƒĻƓƷ ƭƷğŅŅͲ ğƓķ
ĭƚƒƒźƭƭźƚƓ ƒĻƒĬĻƩƭ͵
ŷğƓƉ Ǥƚǒ ŅƚƩ ǤƚǒƩ ƷŷƚǒŭŷƷŅǒƌ ĭƚƓƭźķĻƩğƷźƚƓ ƚŅ ƚǒƩ ĭƚƓĭĻƩƓƭ͵
ğƩƒ ƩĻŭğƩķƭͲ
WğǤ wĻĻĭƉ ğƓķ {ğƩğŷ {ğƒĻŷ
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ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
Memo
To: Planning Commissioners
From: Amy Gunter, Rogue Planning & Development Services, LLC
Date: March 17, 2025
Re: PA-T2-2024-00053
This memo serves to clarify and amend some of the information related to the review and
decision regarding the development of the residence proposed at 231 Granite Street.
1. An Exception to Hillside Design Standard AMC 18.3.10.090.E.2.d. was requested.
18.3.10.090.E.2.d.Continuous horizontal building planes shall not exceed a maximum
length of 36 feet. Planes longer than 36 feet shall include a minimum offset of six feet.
This exception has been eliminated from the east and south sides of the proposed
structure through footprint and façade alterations that increase the offsets to six feet.
This also reduces the floor area of the home by 44 square feet. See attached sheet
A1.0., A1.1., A2.2., and A2.1.
2. An Exception to Hillside Design Standard AMC 18.3.10.090.E.2.c. is not required.
18.3.10.090.E.2.c. A building step-back shall be required on all downhill building walls
greater than 20 feet in height, as measured above natural grade. Step-backs shall be a
minimum of six feet. Decks projecting out from the building wall and hillside shall not be
considered a building step-back. No vertical walls on the downhill elevations of new
buildings shall exceed a maximum height of 20 feet above natural grade. See
Figure 18.3.10.090.E.2.c.
As noted during the hearing, the proposed
residence complies with the downhill wall height as
depicted in the graphic from the land development
ordinance 18.3.10.090.E.2.c. The roof framing and
the fascia board are not part of the wall and should
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ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
not be included in the downhill wall height measurements. This does not require an
exception to the design standards. See attached sheetA2.1. and A2.2.
3. A Variance to exceed the driveway grades allowed for flag lot driveways 18.5.3.060.F.
has been requested. Variances may be granted for flag drives for grades in excess of 15
percent but no greater than 18 percent; provided, that the cumulative length of such
variances across multiple sections of the flag drive does not exceed 200 feet. Such
variances shall be required to meet all of the criteria for approval in chapter 18.5.5,
Variances.
The length of the shared driveway and the grade of the shared driveway is a pre-
existing, legal, non-conforming situation. The subject property is a legal, buildable lot of
record with no other access. The location and grade of the proposed driveway are
within the only guaranteed access.
The proposed driveway length on the subject property is 183 feet and 223 feet to the
edge of the existing gravel-surfaced driveway. This existing and proposed driveway
exceeds 18 percent and exceeds 200 feet in length. The requested variance for the
required access to the property is not only for the grade but the maximum length of the
allowed grade. A graphic of the entire driveway has been provided on attached Sheet
AS1.1., AS1.2., and on the Civil Sheet (C1).
The proposed grade and length are the sole options and the minimum necessary to
comply with the criteria. The subject propertywas not created by the property owner
when it was plattedin 1995. It had previously been acknowledged by the City of Ashland
in 1992 that the property would be recognized as a legal lot of record when an access
easement was provided. The 1992 letter from staff also recognizes that the future
development of the driveway would require a variance.
The need for the variance was not self-imposed as the property owners did not create
the lot nor did they create the existing shared driveway. The existing driveway grade,
the lot location, and limited access are unique and unusual circumstances that do not
typically apply to other properties because shared driveways with nine lots are a unique
situation that is ‘grandfathered’.
2
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ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
4. A revised tree survey has been completed with the addition of a 36-inch diameter at
breast height (DBH) Madrone tree near the northeast property corner where the
subject property flagpole begins and is shared with the adjacent property at 234
Strawberry Lane. This tree is within the access easement. This tree will require removal
because the preservation of the madrone will narrow the driveway below what is
acceptable for fire apparatus access, and it is unlikely to survive the construction of the
driveway within a substantial portion of its root zone.
74 trees are six inches DBH or larger within the impact area of the site development. Of
these trees, there are 24 trees in fair or poor health and 10 dead trees. Only seven
deciduous trees and two conifers are considered significant trees.
The Planning Commission can find that the proposed tree removal removes the
minimum number of significant stature trees to accommodate the development of the
2.1-acre parcel with a single-family residence on the oversized Rural Residential lot. The
proposed tree removal increases wildfire hazard safety for the subject property and the
adjacent properties.
The removal of the significant trees is necessary to allow for the development of the
driveway within both the deeded driveway access and utility easement, within the
footprint of the proposed residence, within the impact area of the construction area, or
within the wildfire buffer.
The removal of the trees will not have a significant negative impact on erosion, soil
stability, flow of surface waters, or protection of adjacent trees or windbreaks. The trees
proposed for removal are within the portion of the property that will be developed with
the driveway, the structure, the retaining walls, the patio area, or within the
construction impact area. Slope and soil stability are replaced through development and
revegetation. There are no surface waters or wind breaks.
The removal of the trees, including the removal of nine significant stature trees will not
have a negative impact on tree densities, canopies, and species diversity within 200 feet
of the subject property. There are numerous significant stature madrone, Ponderosa
pine, Douglas fir, and oak trees on the subject property and upon the properties within
200 feet of the subject property. The removal of five significant trees will not reduce
tree density, tree canopy, or species diversity within 200 feet of the subject property.
3
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ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
All significant trees proposed for removal will be mitigatedonsite with amitigation tree
consistent with AMC 18.5.7.050.A.
The proposed tree removal is consistent with the requirements of 18.3.10.100 and areas
of heavy vegetation including the removal of the dead and dying trees to clear sufficient
vegetation to reduce the fuel load on the property havebeen proposed.
5. As noted during the public hearing, the property owners, Bryan and Stephanie DeBoer
will dedicate a perpetual public pedestrian access easement for recreational purposes
along the Talent Irrigation District trail.
The subject property is a buildable lot. Though the lot is subject to hillside design and
development standards today, it was created in 1995 before the hillside development
standards were adopted and some flexibility is necessary to allow for the site development.
With hillside development, the primary objective is to preserve the natural environment and to
reduce impacts on the hillside slopes. The proposed site disturbance is less than 20 percent of
the 2.1-acre, parcel while the code allows for up to 48 percent disturbance. Lot coverage is less
than 10 percent while 20 percent is allowed. This demonstrates that all measures to reduce
impacts have been taken and the development standards for hillside lots that include a small
area of severely constrained slopes (~900 square feet) have been considered.
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Memo
DATE: March 18, 2025
TO: Planning Commission
FROM: Brandon Goldman, Community Development Director
RE: 231 Granite Street
During the period in which the record remains open for written material, staff is providing this memo
to offer additional clarity regarding the Staff recommendation on several key items discussed during
the public hearing. These clarifications address the variance request for driveway grade and length,
the design exceptions related to hillside development standards, the absence of home size
regulations outside of Historic Districts, and considerations regarding the Talent Irrigation Ditch (TID)
trail easement. This information is intended to ensure a clear understanding of how the proposal
aligns with applicable code requirements and the rationale for staff’s assessment.
Variance Request – Driveway Grade and Length
The applicant has requested a Type II Variance to allow for a driveway that exceeds both the
maximum permitted grade of 18% and the cumulative length of 200 feet for sections exceeding 15%
grade.
Code Requirement:
o AMC 18.5.3.060.F “Flag drive grades shall not exceed a maximum grade of 15
percent. Variances may be granted for flag drives for grades in excess of 15 percent
but no greater than 18 percent; provided, that the cumulative length of such
variances across multiple sections of the flag drive does not exceed 200 feet.”
o AMC 18.3.10.090 A.3.b.The portion of the street, flag drive, or driveway on land
greater than 35 percent slope does not exceed a length of 100 feet.
Historical Background: Staff has included attached correspondence from 1992-1993 between
then Acting Planning Director John McLaughlin and attorney Carlyle F. Stout, III representing
the property owner at the time. At that time, in considering an adjustment to the boundary
lines of Tax Lot #1800, the subject property under consideration in the current application,
McLaughlin noted that historical access for this area was from Granite Street, and that
COMMUNITY DEVELOPMENT DEPARTMENT
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Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 139
provided that the owner could provide evidence of an easement for their landlocked parcel,
staff would sign a boundary line adjustments and recognize this as a buildable lot.
McLaughlin recognized that the grade of the access would exceed the allowable grades
established by city ordinance, however since this was the historical, existing access for the
area, its use for access purposes to the existing otherwise-landlocked parcel to access a
residence would be allowable. McLaughlin emphasized that the driveway would need to be
paved from the end of the existing easement to a proposed residence, and that development
would need to meet Ashland Fire Department’s requirements regarding hydrants and
sprinklers, including the need to potentially install a pump station and hydrant and provide
residential fire sprinklers to comply with the Uniform Fire Code. Staff present this memo from
the planning application records for the subject property to make clear that the issue of the
use of the driveway to serve the subject property, and the fact that it would exceed driveway
grade standards and need to meet Ashland Fire requirements, was recognized in the early
1990’s (well before the adoption of the current Physical & Environmental Constraints Review
Ordinance regulating hillside development) and is not something now being self-imposed by
the applicant. (The city signed the boundary line adjustment discussed as Partition Plat #P-
43-1996 which was recorded as Jackson County Survey #14932 nearly 29 years before the
applicant acquired the subject property.)
Staff Assessment: The existing and proposed driveway well exceeds both the 200-foot
cumulative limit and the 18% grade threshold, rendering it ineligible for a Type I variance
under AMC 18.5.3.060.F. As such, a Type II variance is required, which is the process currently
being followed in this application. Should the Planning Commission approve a variance to the
Flag Drive Standards (AMC 18.5.3.060.F), such approval would apply to both the grade and
length, as each element is exceeded due to the pre-existing lot configuration and the
necessity of locating access on steep slopes.
Necessity of Variance: The driveway’s location is determined by the existing private drive and
the lot’s flagpole configuration, which extends to this established access. The natural slope
within the flagpole area averages 23%, making it impossible for the applicant to comply with
the standard requirement for a driveway on slopes less than 15%. Additionally, due to the final
grade and length required to extend the driveway from the existing private drive to the
building envelope, the proposal does not qualify for a Type I variance, necessitating a Type II
variance instead. The driveway is not proposed to be developed over land with slopes greater
than 35% for a length of 100 feet or more, and as such complies with 18.3.10.090.A.3.b
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
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Total Page Number: 140
As the proposed building envelope is situated immediately adjacent to the end of the flag-
pole along the east property line, it is evident to staff that the proposed building location
minimizes the length of the driveway to the greatest extent feasible while still providing
necessary vehicular and emergency vehicle access to the property.
Staff considers the requested flag drive variance to be the minimum necessary deviation to
facilitate development of the site while ensuring compliance with safety and accessibility
requirements. The Type II Variance Criteria in 18.5.5.05 are met in staff’s assessment as the
standard code provisions for maximum driveway grade and length do not account for the
unique physical characteristics and topography of the site which is recognized as a pre-
existing legal lot of record.
Home Size and Design Exceptions
th
Public testimony at the March 11 hearing referenced concerns regarding the size of the proposed
home in comparison to surrounding residences.
Home Size: The Severe Constraints and Hillside Development Standards do not regulate home size
but instead emphasize site disturbance limitations by requiring a portion of the lot to remain in a
natural state. Specifically, AMC 18.3.10.090.B.3 requires that the percentage of the site preserved in its
natural state be determined as follow:
On all projects on Hillside Lands involving partitions and subdivisions, and existing lots with
an area greater than one-half acre, an area equal to 25 percent of the total project area,
plus the percentage figure of the average slope of the total project area, shall be retained in
a natural state.
For this property, the required percentage of the site to remain undisturbed is 52 percent \[27%
average slope + 25% = 52% to be retained in a natural state\], ensuring that development is balanced
with environmental preservation by limiting excessive grading and modification of the site. The
application indicates that 80% of the property is to be retained in its natural state.
Design Exceptions: Exception to the Development Standards for Hillside Lands are not subject to the
variance requirements of chapter 18.5.5, Variances, rather they are addressed under ALUO
18.3.10.090.H. While the specific design exceptions requested—vertical wall height and horizontal
plane step-backs—are primarily aesthetic, they can also be relevant in evaluating the overall impact
of development on the site. The intent of these exceptions is to reduce the perceived bulk and visual
prominence of the home when viewed from below; however, they also influence the extent of
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 141
grading, excavation, and tree removal required for construction. For instance, requiring a six-foot
setback of the second story without the applicant reducing the building floor area could potentially
result in expansion of the building footprint to the west, increasing grading and excavation on steep
slopes on the western side of the proposed building and necessitating the removal of additional
trees to accommodate the structural shift. Similarly, requiring further excavation to lower the ground
floor below natural grade could significantly increase site disturbance, impacting the stability of
steeper slopes and further encroaching on preserved natural areas.
Likewise, constructing a one-story home of the same square footage would expand the area of
disturbance, as a larger footprint would require additional grading, excavation, and tree removal
beyond what is currently proposed.
Staff evaluation: Staff’s evaluation of the proposed exceptions focused on their visibility from the
downhill side, rather than as a method of constraining the overall building size. The City of Ashland
does not regulate maximum home size in this area. Factors that do limit building size and patio area
include lot coverage restrictions, which account for the driveway, parking areas, hardscaping
(including a pool), and the building footprint. In this application, the proposed development remains
within the maximum lot coverage allowance and requirements for retention in a natural state,
ensuring compliance with regulations designed to preserve the majority of the site in a natural
condition while also minimizing additional site disturbance. Due to the building’s location within a
heavily wooded area far from Granite Street, it will largely not be visible from below, and in Staff’s
assessment, the typical concerns regarding prominent bulk and mass on the downhill side of a
hillside home are not a factor in this case, which is why Staff has recommended approval of the
exceptions requested. Further, in the design of the building effort has been made to reduce the
vertical height of the building as viewed from the TID irrigation ditch trail above.
Talent Irrigation Ditch (TID) Trail Easement
Concerns were raised regarding the impact of development on the existing Talent Irrigation Ditch
(TID) easement and the potential for a public trail.
Driveway & Homesite Impact: The proposed development does not interfere with the existing
TID easement.
Public Trail Consideration: Public testimony and the applicant have indicated an interest in
dedicating a public pedestrian easement along the TID ditch to maintain historic recreational
use.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 142
Coordination with Parks Department: While this falls outside the scope of the planning
action, the applicant has indicated that he is working separately with the Parks Department
to formalize this easement. Attached to this memo is a letter from Parks Director Rocky
Houston confirming that the easement acquisition is in progress. Director Houston further
clarifies that the parcel’s inclusion on the Parks Open Space and Trails Map was to recognize
its potential for trail connectivity, but that the City does not require acquisition of the entire
property to achieve this goal.
As the applicant has voluntarily proposed the dedication of a public pedestrian access
easement along the Talent Irrigation Ditch (TID) and is actively working with the Parks
Department to facilitate this, staff acknowledges that while there is no direct regulatory
requirement for such an easement in relation to the development of a single-family home,
the applicant’s proposal could still be considered for adoption as a condition of approval.
Should the Planning Commission wish to formalize this commitment, staff recommends the
condition be worded as follows: “As a proposal of the applicant, a public pedestrian access
easement shall be provided to the City of Ashland along the Talent Irrigation Ditch, allowing
public trail use from the northern to the southern boundary of the property.”
Questions Raised During Public Comments
In reviewing the public comments received during the hearing, Staff has prepared a document
attached to this memo entitled “Staff Response to Select Public Comments” . This provided
document specifically address certain points raised in written testimony received. This response is
not intended to be an exhaustive review of all public comments submitted but rather serves to
provide additional written information for the Planning Commission’s consideration during their
deliberations. The intent is to clarify key issues, provide relevant context, and ensure the record
includes staff analysis on select matters that may inform the Commission’s decision-making
process.
Conclusion
The Staff report presented on March 11, 2025 provided a recommendation to approve the Planning
Action as presented and with the conditions of approval as outlined in the report and as presented
during the public hearing. This recommendation was based on the following:
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 143
1.The Type II variance process is the appropriate path for addressing the driveway grade and
length.
2.The design exceptions do not compromise the intent of the hillside standards due to the
project’s minimal visibility from public rights-of-way.
3.There is no regulatory basis for limiting the size of the proposed home.
4.The TID trail easement is a separate matter being coordinated through the Parks Department.
During the public hearing, the applicant/property owner indicated their commitment to
voluntarily dedicate an easement along the Talent Irrigation Ditch (TID) to maintain
pedestrian access. While this is not a requirement for the development of a single-family
home, the Planning Commission could choose to formalize this voluntary proposal of the
applicant as a condition of approval to align with the applicant’s commitment. Should the
Planning Commission wish to formalize this commitment, staff recommends a condition as
follows:
"As proposed by the applicant, a permanent public access easement shall be provided to
the City of Ashland along the Talent Irrigation Ditch, allowing public trail use from the
northern to the southern boundary of the property prior to issuance of a certificate of
occupancy. Dedicating a public access easement to the City satisfies and fulfills the trail
acquisition expectation outlined in the adopted 2024 Parks, Trails & Open Space Plan for
the property designated as #11 on the map.
Attachments:
Letter from Parks Director Rocky Houston confirming TID easement process.
1992-1993 Correspondence between Acting Planning Director McLaughlin and attorney
Carlyle F. Stout, III representing a prior owner of the subject property regarding access.
Staff Memo dated 3/18/2025– Staff Responses to select Public Comments
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
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Memo
DATE: March 18, 2025
TO: Planning Commission
FROM: Derek Severson, Planning Manager
RE: 231 Granite Street; PA-T2-2024-00053
Staff Responses to select Public Comments
The responses below provide specific staff replies to select public testimony submitted during the
March 11, 2025, public hearing regarding 231 Granite Street. These responses are not comprehensive
and do not address all comments received; rather, they are intended to clarify specific questions or
concerns raised by multiple parties. They are being submitted into the written record within the first
seven days following the request to keep the record open.
ˣ̄˱˶˶ ˳˿˽˽˵˾̄̃ ˱̂˵ ̀̂˿̆˹˴˵˴ ˹˾ blue Times New Roman font ˲˵˼˿̇ ̄˿ ̃˵˼˵˳̄ ̀̅˲˼˹˳ ˳˿˽˽˵˾̄̃
̂˵˳˵˹̆˵˴ʼ ̇˸˹˳˸ ˱̂˵ ˹˾ ˲˼˱˳˻ ˓˱˼˹˲̂˹ ˶˿˾̄ ̄˵̈̄ʾ
9ƓǝźƩƚƓƒĻƓƷğƌ LƒƦğĭƷ ğƓķ IźƌƌƭźķĻ hƩķźƓğƓĭĻ /ƚƒƦƌźğƓĭĻ
The project falls under Ashland Land Use Ordinance (ALUO) 18.3.10.090, which governs development in
environmentally constrained areas. The proposed removal of 67 trees, including four significant trees,
raises concerns about erosion control, stormwater runoff, and soil stability. Specifically, ALUO
18.3.10.900 D. 3. b. states that "Building envelopes shall be located and sized to preserve the maximum
number of trees on site while recognizing and following the general fuel modification standards if the
development is located in Wildfire Lands." This lot and the development are located in the Wildfire Lands
Overlay Zone. A smaller sized building envelope (structure and pad) should be considered to preserve
trees.
As noted elsewhere, the proposed building envelope is as near the driveway access as possible
which minimizes disturbance to the site and avoids additional site disturbance and tree removal
which would be required if the driveway were extended to constructa building elsewhere,
further up the slope.
The site disturbance is stated as 18,738 square feet, and while the application claims this meets the
minimum retention of natural land, the extent of vegetation removal and grading should be reviewed
under ALUO 18.3.10.050 (Approval Criteria for Physical Constraints Review Permits) to ensure adverse
environmental impacts have been minimized. The Planning Commission should consider the entire
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 151
application, with particular attention to trees and excavation, to ensure that, per ALUO 18.3.10.050 C.,
"...the applicant has taken all reasonable steps to reduce the adverse impact on the environment.
Irreversible actions shall be considered more seriously than reversible actions."
As noted elsewhere, based on an average 27 percent slope of the property, AMC
18.3.10.090.B.3, 52 percent of the property must be retained in its natural state. As proposed,
the applicants would retain 80 percent of the property in the natural state, significantly
exceeding this minimum standard.
The application does not include an analysis of tree removal impacts within 200 feet of the property, as
required by ALUO 18.5.7.040 B. 2. b. A full assessment of the environmental impact on the surrounding
area should be included, particularly as it relates to the 36-inch dbh Madrone on the north property line,
sitting just 6 feet from the proposed development setback.
The applicant noted during their presentation that there are hundreds of deciduous and
coniferous trees on and adjacent to the property, and that the removals proposed will not have
significant adverse impacts within 200 feet of the subject property.
ALUO 18.3.10.090 B. 8. a. states that "No terracing shall be allowed except for the purposes of developing
a level building pad and for providing vehicular access to the pad." The plans show a large outdoor space
between the terraced/tiered retaining wall and the house, which actually increases excavation beyond
what would be needed if the retaining wall were closer to the uphill side of the house. This outdoor
space could be reduced or eliminated to reduce excavation and preserve uphill trees, including the five-
stem Madrone of significant value.
The grading standard referenced does note in 18.3.10.090.B.8.c
of minimum size to accommodate the structure and a reasonable amount of yard space. Pads
for tennis courts, swimming pools and large lawns are discouraged. As much of the remaining
The Planning Commission will ultimately need to determine whether the proposed yard space,
including the lap pool, is reasonable in the hillside context of the site.
The Planning Commission should consider that, with regard to Hillside Lands Development, ALUO
18.3.10.090 B. 8. c. states that "...swimming pools...are discouraged. As much of the remaining lot area
as possible should be kept in the natural state of the original slope."
Swimming pools are discouraged under AMC 18.3.10.090.B.8.c but are not outright
prohibited.
The application suggests that a small outdoor lap pool area is proposed to provide additional
emergency firefighting water outflow
on lands with slopes of less than 25 percent (i.e. lands that are not subject to hillside design
standards) and that will already be disturbed with construction staging.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 152
As noted elsewhere, roughly 80 percent of the subject property is proposed to be retained in its
natural state where the minimum hillsides standard calls for 52 percent retention in a natural
state.
The Planning Commission will ultimately need to determine whether placement of the pool in
an area already disturbed by construction, with a potential fire response benefit, is acceptable.
źƌķŅźƩĻ ƚƓĻ IğƩķĻƓźƓŭ /ƚƒƦƌźğƓĭĻ
The project is located in a Wildfire Lands Overlay Zone (ALUO 18.3.10.100), requiring strict adherence to
fire prevention measures. The application does not fully specify fire-resistant materials and mitigation
strategies and instead defers providing this information. Exact material specifications, as required by
Oregon Residential Specialty Code (ORSC) R327.4, should be finalized before approval to ensure
compliance.
The proposal allows for thinning and tree removal, but significant vegetation removal could increase
wind exposure and erosion risks, potentially exacerbating wildfire spread. The application does not
delineate a required Fire Management Plan for fire safety and mitigation, which is required under ALUO
18.3.10.100 A. 4. a.
The application does not indicate whether there will be adequate water pressure for residential use and
fire suppression systems. The applicant should provide data on water pressure availability and plans for
ensuring adequate supply during site work and occupation.
R327.4 is part of the Oregon Residential Specialty Code and applies to the review of building
permits. The current application is not a building permit submittal and is not reviewed for
compliance with building codes as the specifics of the proposal are very likely to change through
the land use process. Neither the Building or Fire Departments provide review for compliance
with building or fire codes until a formal building permit submittal has been made. Ensuring exact
compliance with these codes is not a function of the Planning Commission, or Planning staff, but
rather part of the Building Division review of final building permit submittals.
Similarly, demonstration of adequate water pressure for fire suppression will be considered by the
Fire Marshall in their review of the building permit submittals.
Conditions relating to fire requirements have been recommended to be attached to any approval,
including that:
o#10-Requirements of the Ashland Fire Department shall be met, including that all
addressing shall be approved prior to being installed, that fire apparatus access be provided,
and that a fuel break is required.
o#11-That a Fire Prevention and Control Plan addressingthe General Fuel Modification
Area requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be
provided prior to bringing combustible materials onto the property, and any new
landscaping proposed shall comply with these standards and shall not include plants listed
on the Prohibited Flammable Plant List per Resolution 2018-028.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 153
o
/ƚƒƦƌźğƓĭĻ ǞźƷŷ {ĻğƭƚƓğƌ wĻƭƷƩźĭƷźƚƓƭ ƚƓ tƚǞĻƩ 9ƨǒźƦƒĻƓƷ
Ashland enforces seasonal restrictions on power equipment use during high wildfire risk periods,
particularly for hillside developments. The application does not address how the construction timeline
will comply with these restrictions, which should be required as part of ALUO 18.3.10.100 (Development
Standards for Wildfire Lands).
https://ashland.municipal.codes/LandUse/18.3.10.090.B.2with regard to grading and excavation,
but explicitly exempts single family residential development from these timing limitations.
regulations and are not regulated through the land use process. These are Oregon Department of
Forestry regulations enforced by Ashland Fire & Rescue during specific periods, dependent on
conditions, and are not a consideration of the Planning Commission.
LƒƦğĭƷ ƚƓ ğƌĻƓƷ LƩƩźŭğƷźƚƓ 5źƷĭŷ
The Talent Irrigation Ditch runs near the property, yet no direct assessment has been made regarding
how excavation and grading could impact its structural integrity. There is no referenced hydrological
study or geotechnical analysis that specifically as
erosion caused by new development. This is a significant concern under ALUO 18.3.10.090 4., which
requires that development not alter hydrology in a manner that negatively impacts adjacent properties
or waterways.
The Talent irrigation ditch is an irrigation facility and is not considered a regulated water resource
The Talent Irrigation District (TID) regulates the irrigation canal system and was provided the
opportunity to provide written comment on the current application at the pre-application level. No
comments were received.
The most recent survey of the propertywhich was recorded in 1996 indicates that there is no
specific easement of record for the canal through the property.
The proposed homesite is approximately 60 feet from the canal, and is downhill, 15-20 feet below
the canal in elevation.
ğƩźğƓĭĻ wĻƨǒĻƭƷƭ ğƓķ \[Ļŭğƌ WǒƭƷźŅźĭğƷźƚƓƭ
The project requests a Variance for driveway slope exceeding 18%, citing ALUO 18.5.5.060.F. The
engineering letter states that the 153-foot-long driveway will have a slope of 23%, while the topographic
map and the applicant's landscaper's map indicate a 27% slope in this area (even going as high as 29%).
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 154
Given the steepness of the existing slope, detailed information on how a decrease in slope will be
achieved should be included in the application, per ALUO 18.5.5.060.F.
While the applicant justifies the variance based on pre-existing nonconforming conditions, the increased
steepness will likely pose access issues for emergency services, particularly during fire season.
Furthermore, the steep nature of the driveway and lot access may cause engineering issues with sewage
drainage. Notably, this proposed driveway is very steep, approximately the same slope as the lower
portion of Strawberry Lane between Scenic and Granite.
ALUO 18.5.5.050 A. 3. states that "The proposal's benefits will be greater than any negative impacts...and
will further the purpose of this ordinance and the Comprehensive Plan of the City." The benefit of the
placement of a single-family residence is not greater than the negative impacts of the hillside excavation
and loss of trees.
The existing average slope of the property is noted at 27 percent, and the materials provided
from the project engineer suggest that as engineered, the final average slope of the driveway
portion will be approximately 23 percent. A condition has been recommended by staff that the
driveway grade as installed is consistent with that described in the application, with verification
by a professional land surveyor prior to occupancy.
Both the Fire Department and Public Works Department have commented in the record, and
both will review the final civil engineering and building permit submittals to insure that fire
apparatus access and public infrastructure are provided in a manner consistent with applicable
codes and standards.
The application includes only one Variance request, for driveway grade, and in determining the
standards. The Commission may determine that enable the construction of needed housing on
an existing buildable lots using an existing driveway system is greater than the negative impacts
of a steeper than normal driveway that will be engineered to meet emergency access
requirements.
Furthermore, the fact that the City of Ashland had entered an agreement to purchase the subject
property to preserve its natural state as part of the Comprehensive Plan of the City demonstrates the
greater benefit of preservation.
The City has not entered into an agreement to purchase the subject property to preserve it in its
natural state. The recently adopted Parks, Open Space & Trails Map identifies the subject property
pedestrian access easement for use of the trail as envisioned in the Parks, Open Space & Trails
Map has already been promisedto the Parks Department, and the Parks Department has provided
written confirmation.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 155
ALUO 18.5.5.050 A. 4. states that "The need for the variance is not self-imposed by the applicant or
property owner." In this case, the need for the variance is self-imposed by the applicant/property owner,
as the need for the variance was known before the purchase of the property. The topography and land
use ordinances were already in effect prior to the purchase of the property.
it was also recognized both that vehicular access would need to come from Granite Street, as it
historically always had, and that such an access would exceed grade requirements. There is no
other viable vehicular access to this land-locked property.
The applicant does not provide an emergency vehicle turnaround, as required in ALUO 18.5.3.060 J., and
there is no exception provided from the Staff Advisor and Fire Code Official. This, compounded with the
very steep driveway, will likely interfere with emergency vehicle response, particularly during fire
season.
AMC 18.5.3.060.J requires a turnaround where required by Oregon Fire Code, with the
requirement to be determined in coordination between the Staff Advisor and the Fire Code Official.
In this instance, the applicant has provided an e-mail from Ashland Deputy Chief & Fire Marshal
Mark Shay dated December 5, 2024 which indicates that he would consider a turnout designed to
Jackson County standards to meet the Fire Code requirement. Such a turnout is identified on the
plans submitted in the record.
The applicant should demonstrate that construction equipment can feasibly access the construction site,
given the steep driveway.
There are not construction equipment access requirements separate from driveway and emergency
access requirements.
A snow removal plan for winter access should be provided prior to development.
There is no requirement for snow removal/winter access plan in the Land Use Ordinance.
The applicant seeks an exception to the Hillside Development Standards (ALUO 18.3.10.090. E. 2. d.) for
exceeding continuous horizontal building plane limits. The request to exceed the 36-foot horizontal
plane limit with offsets of only 4-5 feet rather than 6 feet sets a precedent for allowing excessive
structural massing on steep slopes, undermining the intent of the hillside regulations.
The Hillside Development Standards contain specific criteria for considering an exception (i.e.
there is a demonstrable difficulty meeting the requirement due to a unique or unusual aspect of the
site or proposed use; the exception results in equal or greater protection; the exception is the
minimum necessary to alleviate the difficulty, and the exception is consistent with the purpose and
are satisfied by the proposal as presented.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 156
The application does not include proposed color selections for compliance with the neutral color
requirements of ALUO 18.3.10.090 E. 2. g. 6. .
The standard referenced is a recommendation rather than a requirement.
Neutral colors found in the surrounding landscape that
minimize contrast between the natural environment and the structure will be used on the exterior
paint.
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ƷźƌźƷǤ {ǒƦƦƌǤͲ ğƓķ Cƌğŭ 5ƩźǝĻǞğǤ {ĭƩĻĻƓźƓŭ LƭƭǒĻƭ
The application references a fire hydrant on the private drive from Granite Street, but this is not shown
on any application maps. This is required as set forth in ALUO 18.3.10.100 A. 2. d. Local neighbors
indicate no fire hydrant exists on this private driveway. If the applicant refers to hydrants on a separate
private driveway, the applicant does not have legal access.
at 237 Granite Street (Presentation Slide #3), and noted that the Fire Department has indicated that
they will utilize available hydrants when they are neededfor fire response.
ALUO 18.5.3.060 (Flag Lot Partition Criteria) requires that flag lots demonstrate adequate public
facilities, including utility access, before approval. If utility easements or shared access agreements are
necessary, they must be clearly delineated in the application. The current application does not
adequately demonstrate the easements or provide access agreements.
easements in place relating to access to the subject property via the existing driveway down to
Granite Street, with instrument numbers or volume and page records to the Official Records of
Jackson County.
Condition #4b also requires that all easements be identified on the building permit submittals.
The application does not include specifications for the required 4- to 6-foot-high screen of sight-
obscuring fence, wall, or fire-resistant broadleaf evergreen for the flag driveway, as mandated by ALUO
18.5.3.060 N.
The flag drive screening requirements noted are typically conditioned at the creation of the
driveway, and serve to screen a flag drive where it passes windows to an established home. The
driveway here is long-established, and the applicants would not have the option to install fencing
on other properties. This application is not a request to create a new Flag Partition, and as such
the standard condition requiring screening has not been recommended by staff. Should the
Planning Commission determine that
be included as a condition.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 157
Requested Actions Given the concerns outlined above, we respectfully request the following before any
approval is granted:
1.Demonstrate clearly how the benefits of this hillside development are greater than the negative
impacts in this area, especially given the Wildfire Lands Overlay Zone.
The Planning Commission may determine that the proposal to enable the development of an
existing, otherwise-landlocked buildable lot from an existing driveway is a benefit in terms
of providing needed housing, particular when the city recognized that the driveway grade
2. Consider a smaller sized building envelope (structure and pad) to preserve trees.
The Planning Commission must consider the request before them in light of applicable criteria
and standards. The Planning Commission cannot redesign the project.
3. Review the extent of vegetation removal and grading.
A designated percentage of a hillsidelot must be preserved in its natural state, as required
under the Hillside Development Standards. The specific percentage is determined based on the
lot size and slope using the formula outlined in AMC 18.3.10.090 to ensure minimal
disturbance and maintain hillside stability.An analysis of this standard is addressed in the
applicant submittals.
4. Analyze tree removal impacts within 200 feet of property.
The applicant noted during their presentation that there are hundreds of deciduous and
coniferous trees on and adjacent to the property, and that the removals proposed will not have
significant adverse impacts within 200 feet of the subject property.
Those Commissioners who made site visits likely observed the heavily treed nature of the
surrounding hillside and the variety of tree species.
5. Review the nature of the terraced retaining wall and living space uphill of the house, which
increases the building pad size and increases environmental impact.
Design and construction must adhere to the requirements outlined in AMC 18.3.10.090.B,
ensuring that retaining walls, slope stabilization, and overall site development are consistent
with the intent to preserve hillside stability and natural character.
6. Review the inclusion of a pool in the building pad, which increases the building pad size and
increases environmental impact.
The grading standard referenced does note in 18.3.10.090.B.8.c
of minimum size to accommodate the structure and a reasonable amount of yard space. Pads
for tennis courts, swimming pools and large lawns are discouraged. As much of the remaining
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 158
The Planning Commission will ultimately need to determine whether the proposed yard space,
including the lap pool, is reasonable in the hillside context of the site.
Swimming pools are discouraged under AMC 18.3.10.090.B.8.c but are not outright
prohibited.
The application suggests that a small outdoor lap pool area is proposed to provide additional
emergency firefighting water outflow
on lands with slopes of less than 25 percent (i.e. lands that are not subject to hillside design
standards) and that will already be disturbed with construction staging.
As noted elsewhere, roughly 80 percent of the subject property is proposed to be retained in its
natural state where the minimum hillsides standard calls for 52 percent retention in a natural
state.
The Planning Commission will ultimately need to determine whether placement of the pool in
an area already disturbed by construction, with a potential fire response benefit, is acceptable.
7. Mandate finalization of wildfire-resistant materials and construction measures before approval,
rather than allowing a deferred submittal.
The wildfire-resistant material requirements in OSSC R327.4 are reviewed by Building and
Fire Officials during building permit review, rather than at the stage of the land use approval,
where Planning Commission-imposed conditions may ultimately alter the proposal prior to
final engineering.
8. Require a complete Fire Management Plan, including demonstrating adequate water pressure
during and after construction.
Conditions relating to fire requirements have been recommended to be attached to any
approval, including that:
o#10-Requirements of the Ashland Fire Department shall be met, including that all
addressing shall be approved prior to being installed, that fire apparatus access be
provided, and that a fuel break is required.
o#11-That a Fire Prevention and Control Plan addressingthe General Fuel
Modification Area requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use
Ordinance shall be provided prior to bringing combustible materials onto the
property, and any new landscaping proposed shall comply with these standards and
shall not include plants listed on the Prohibited Flammable Plant List per
Resolution 2018-028.
o
9. Ensure compliance with seasonal construction restrictions, particularly regarding power
equipment use during high fire-risk months.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 159
https://ashland.municipal.codes/LandUse/18.3.10.090.B.2with regard to grading and
excavation, but explicitly exempts single family residential development from these timing
limitations.
wildfire regulations and are not regulated through the land use process. These are Oregon
Department of Forestry regulations enforced by Ashland Fire & Rescue during specific
time periods, dependent on conditions, and are not a consideration for the Planning
Commission.
10. Require a hydrological and geotechnical study to determine excavation and construction impacts
to the TID, ensuring minimal negative impacts to adjacent properties or waterways.
The TID ditch is an irrigation facility, not a regulated waterway, and is 60 feet away and
20 feet above the proposed home.
The application includes a geotechnical study of the site and its potential for development
from Rick Swanson, a registered professional geotechnical engineer with Marquess &
Associates.
11. Reevaluate the necessity and precedent-setting nature of the requested variances, particularly
the request for variance of driveway slope, variance of no emergency vehicle turnaround, and
request to exceed the 36-foot horizontal plane limit with offsets of only 4-5 feet rather than 6
feet; demonstrate how these variances are not self-imposed.
The only variance requested is to driveway grade.
Deviations from the architectural standards for hillside lots may be approved as
"exceptions" rather than through a variance process. Unlike variances, which require a
finding that the hardship is not self-imposed, exceptions proposed by the applicant and
do not require such a finding. An exception to architectural standards may be approved if
the applicant demonstrates if the applicant demonstrates that the proposed design meets the
intent of the standard, and provides an equal or superior design solution.
recognized that development of this otherwise land-locked property would require access
from the existing driveway to Granite Street and that such as access would not meet
driveway grade requirements.
12.Require color selections for compliance with neutral color requirements.
AMC 18.3.10.090.E.2.g is a recommendation, rather than a requirement.
Neutral colors found in the surrounding landscape
that minimize contrast between the natural environment and the structure will be used on
the exterior paint.
tones.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 160
13. Clarify fire hydrant location and access rights, ensuring adequate water pressure for fire
suppression and residential use.
#2192 at 237 Granite Street (Presentation Slide #3), and noted that the Fire Department has
indicated that they will utilize available hydrants when they are neededfor fire response.
14. Require a complete snow removal plan.
There is no requirement in the Physical & Environmental Constraints Review Chapter
(AMC 18.3.10) for a snow removal plan.
15. Ensure
Should the Planning Commission determine that flag driveway screening is appropriate
here, it could be made a condition of the approval.
16. Require demonstration of utility easements and shared access agreements prior to approval of
application and demolition or excavation of any part of the property.
all easements in place relating to access to the subject property via the existing driveway
down to Granite Street, with instrument numbers or volume and page records to the Official
Records of Jackson County.
Condition #4b also requires that all easements be identified on the building permit
submittals.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 161
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PUBLIC HEARING
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NOTICE OF APPLICATION
PLANNING ACTION: PA-T3-2024-00012
SUBJECT PROPERTY:2320 Ashland St
APPLICANT: City of Ashland
DESCRIPTION: A request to modify the officially adopted maps for the locally adopted Ashland Modified Floodplain
to be consistent with the original studies conducted and City Council Approvals. The amendment would remove the Local
Ashland Floodplain along Hamilton Creek from Mistletoe Road downstream to Interstate Five. This amendment would have
no change on the FEMA flood zones, and those regulations would stay in full effect.
ASHLAND PLANNING COMMISSION MEETING: Tuesday April 8, 2025 at 7:00 PM, Ashland Civic Center,
1175 East Main Street
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 175
PLANNING COMMISSION HEARING
Notice is hereby given that a PUBLIC HEARING on the following request with respect to the ASHLAND LAND USE
ORDINANCE will be held before the ASHLAND PLANNING COMMISSION on meeting date shown above. The meeting will be
at the ASHLAND CIVIC CENTER, 1175 EastMain Street, Ashland, Oregon. You can watch the meeting on local channel 9,
on Charter Communications channels 180 & 181, or you can stream the meeting via the internet by going to
https://rvtv.sou.eduand selecting ‘RVTV Civic.’ Join the Zoom meeting at: https://zoom.us/j/99910988744
All application materials are available on-line and written comments will be accepted via e-mail to PC-public-
testimony@ashlandoregon.govor can be provided in person or via Zoom during the public hearing. A copy of the application,
including all documents, evidence and applicable criteria will be available on-line at “What’s Happening in my City” at
https://gis.ashland.or.us/developmentproposals/no less than 20 days prior to the meeting date shown above. A copy of the staff
report will be available on-line in the Commission packet at: https://ashlandor.portal.civicclerk.com/?category_id=30seven days
prior to the meeting date shown above. Copies of application materials will be provided at reasonable cost, if requested.
Application materials may be requested to be reviewed in-person during business hours at the Ashland Community Development
& Engineering Services Building, 51 Winburn Way, via a pre-arranged appointment by calling (541) 488-5305 or emailing
planning@ashland.r.us.
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an
objection concerning this application, either in person or by letter, or failure to provide sufficient specificity to afford the decision
maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that
issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on
that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Commission to respond to the issue precludes an action for damages in circuit court.
Anyone wishing to submit comments can do so by sending an e-mail to PC-public-testimony@ashlandoregon.govwith the
subject line “April 8PC Hearing Testimony” by 10:00 a.m. on Monday, April 7, 2025. If the applicant wishes to provide a
rebuttal to the testimony, they can submit the rebuttal via e-mail to PC-public-testimony@ashlandoregon.govwith the subject
line “April 8PC Hearing Testimony” by 10:00 a.m. on Tuesday, April 8, 2025.Written testimony received by these deadlines
will be available for Planning Commissioners to review before the hearing and will be included in the meeting minutes.
Oral testimony will be taken both in person and via Zoom during the public hearing. If you wish to provide oral testimony via
Zoom, please send an email to PC-public-testimony@ashlandoregon.govby 10:00 a.m. on Monday, April 7, 2025. In order to
provide testimony at the public hearing, please provide the following information: 1) make the subject line of the email “April 8
PC Speaker Request”, 2) include your name, 3) the agenda item on which you wish to speak on, 4) specify if you will be
participating by computer or telephone, and 5) the name you will use if participating by computer or the telephone number you
will use if participating by telephone. Join the Zoom meeting at: https://zoom.us/j/99910988744
During the Public Hearing, the Chair shall allow testimony from the applicant and those in attendance concerning this request.
The Chair shall have the right to limit the length of testimony and require that comments be restricted to the applicable criteria.
Unless there is a continuance, if a participant so requests before the conclusion of the hearing, the record shall remain open
for at least seven days after the hearing.
If you have questions or comments concerning this request, please feel free to contact Senior Planner Aaron Anderson, the
staff planner assigned to this project, at 541-552-2052 orvia e-mail to: aaron.anderson@ashland.or.us.
In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the City Administrator’s office at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.-35.104
ADA Title I).
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 176
LEGISLATIVE AMENDMENTS, PLAN AMENDMENTS, & ZONE CHANGES
18.5.9.020 Applicability and Review Procedure
Applications for Plan Amendments and Zone Changes are as follows:
A.Type II.The Type II procedure is used for applications involving zoning map amendments consistent with the Comprehensive Plan map, and minor
map amendments or corrections. Amendments under this section may be approved if in compliance with the Comprehensive Plan andthe application
demonstrates that one or more of the following.
1.The change implements a public need, other than the provision of affordable housing, supported by the Comprehensive Plan.
2.A substantial change in circumstances has occurred since the existing zoning or Plan designation was proposed, necessitating the need to
adjust to the changed circumstances.
3.Circumstances relating to the general public welfare exist that require such an action.
4.Proposed increases in residential zoning density resulting from a change from one zoning district to another zoning district,will provide 25
percent of the proposed base density as affordable housing consistent with the approval standards set forth in subsection 18.5.8.050.G.
5.Increases in residential zoning density of four units or greater on commercial, employment, or industrial zoned lands (i.e., Residential
Overlay), will not negatively impact the City's commercial and industrial land supply as required in the Comprehensive Plan, and will provide
25 percent of the proposed base density as affordable housing consistent with the approval standards set forth in subsection 18.5.8.050.G.
6.The total number of affordable units described in 18.5.9.020.A, subsections 4 or 5, above, shall be determined by rounding down fractional
answers to the nearest whole unit. A deed restriction, or similar legal instrument, shall be used to guarantee compliance with affordable
criteria for a period of not less than 60 years. 18.5.9.020.A, subsections 4 and 5 do not apply to Council initiated actions.
B.Type III.It may be necessary from time to time to make legislative amendments in order to conform with the Comprehensive Plan or to meet other
changes in circumstances or conditions. The Type III procedure applies to the creation, revision, or large-scale implementation of public policy requiring
City Council approval and enactment of an ordinance; this includes adoption of regulations, zone changes for large areas, zone changes requiring
comprehensive plan amendment, comprehensive plan map or text amendment, annexations (see chapter 18.5.8for annexation information), and
urban growth boundary amendments. The following planning actions shall be subject to the Type III procedure.
1.Zone changes or amendments to the Zoning Mapor other official maps, except where minor amendments or corrections may be
processed through the Type II procedure pursuant to subsection 18.5.9.020.A, above.
2.Comprehensive Plan changes, including text and map changes or changes to other official maps.
3.Land Use Ordinance amendments.
4. Urban Growth Boundary amendments.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 177
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ASHLAND PLANNING DEPARTMENT
STAFF REPORT
Before the Planning Commission – April 8, 2025
PLANNING ACTION:PA-T3-2025-00011
APPLICANT: City of Ashland
LOCATION: The regulated portion of Hamilton Creek
ZONE DESIGNATION: Various
COMP. PLAN DESIGNATION: Various
ORDINANCE REFERENCES: 18.3.10 Physical and Environmental Constraints
18.5.9 Comp Plan, Zoning & LUO Amendments
18.6.1Definitions
APPLICATION DATE: February 12, 2025
DLCD NOTICE: February 28, 2025 *39 days in advance*
PUBLICMEETINGNOTICE:March 13, 2025 *26 days in advance*
MEETING DATE: April 8, 2025
120-DAY DEADLINE: (*Type III applications not subject to 120-day limits)
PROPOSAL:A request to modify the officially adopted maps for the locally adopted Ashland
Modified Floodplain to be consistent with the original studies conducted and City Council
Approvals. The amendment would remove the Local Ashland Modified Floodplain along
Hamilton Creek from Mistletoe Road downstream to Interstate-5. This amendment would have
no change on the Federal Emergency Management Agency (FEMA) flood zones and the related
flood administration regulations.
I.Introduction
1)The current application
th
On February 11 Staff brought a request to the Planning Commission to make a motion to
initiate a planning action as allowed by AMC 18.5.8.040 to amend to the officially adopted maps
of the Ashland Modified Floodplain. The reason for this amendment is that it cameto Staff’s
attention that the stretch of Hamilton Creek, while shown on the official maps since 2010, was
adopted in error. The Planning Commission passed a motion, and staff took action to return with
this application.The amendment impacts 12 properties within the city limits and two properties
that are within the UGB but outside of the City.
2)Background
Opportunities for Housing Resources, & Assistance (OHRA) operates at 2350 Ashland St. in the
former Super 8 Motel. The property has both the FEMA A flood zone as well as the Ashland
Modified Floodplain. OHRA has plans to expand and construct additional facilities in areas
Planning Action: PA-T3-2024-00011 Ashland Planning Department – Staff Report (aha)
Page 1of 8
Total Page Number: 181
shown to be covered in the adopted Ashland Modified Floodplain. In preparation for those
additions, OHRA have been in contact with Staff who advised that a map amendment was
required. In preparing for an application of a map amendment OHRA’s land use consultant did
extensive research into the history of the Hamilton Creek portion of the Ashland Modified
Floodplain and discovered that it was adopted in error. Rather than have OHRA apply for a map
amendment,Staff asked the Planning Commission to initiate the amendment.
II.National Flood Insurance Program (NFIP)
The National Flood Insurance Program (NFIP) is a program that helps protect property owners
from flood damage. It was established in 1968 by the National Flood Insurance Act. The NFIP is
managed by the Federal Emergency Management Agency (FEMA). The NFIP has two main
policy goals: (1) to provide access to primary flood insurance, thereby allowing for the transfer
of some of the financial risk from property owners to the federal government, and (2) to mitigate
and reduce the nation's comprehensive flood risk through the development and implementation
of floodplain management standards.
1)NFIP Primer
Ashland is a participating member of the National Flood Insurance Program (NFIP). The NFIP,
was the result of market failure in the private insurance industry because the only people who
would buy flood insurance were those who were most likely to suffer floodlosses. In 1968 the
federal government created the NFIP,but at first flood insurance was not mandatory and few
communities joined. In 1973 the Flood disaster protection act was passed which made flood
insurance mandatory as a condition of any federally backed loan. In addition to access to Fannie
Mae & Freddi Mac loans, a community must participate in the NFIP for their residents to have
the ability to purchase flood insurance. This provided a strong incentive to join the program and
by 1975 over 15,000 communities were participating.
As communities joined in the program, but before FEMA had produced maps, the community’s
obligation was to ensure that ‘development’ was ‘reasonably safe from flooding’ CFR 60.3\[a\]\[3\].
This is why the issuance of building permits in manycommunities coincided with participation
in the NFIP, because any development now needed to be permitted to be in compliance with the
NFIP to ensure that the proposed development was ‘reasonably safe from flooding.’
As Flood Boundary Maps (1975) were made available, followed in 1981 with the introduction of
Flood Insurance Rate Maps (FIRMS)and their accompanying Flood Insurance Studies (FIS),
flood regulations were then limited to special flood hazard areas (SFHAs) designated by different
flood zones.
2)FEMA Flood zones
The NFIP approaches the goal of reducing comprehensive flood risk primarily by requiring
participating communities to collaborate with FEMA to develop and adopt flood maps called
Flood Insurance Rate Maps (FIRMs) which are also accompanied with a Flood Insurance Study
(FIS). Flood hazard areas identified on the Flood Insurance Rate Map are identified as a Special
Flood Hazard Area (SFHA). SFHA are defined as the area that will be inundated by the flood
event having a 1-percent chance of being equaled or exceeded in any given year. The 1-percent
Planning Action: PA-T3-2024-00011 Ashland Planning Department – Staff Report (aha)
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annual chance flood is also referred to as the base flood or 100-year flood. FIRMs provide the
basis for identifying properties whose owners are required to purchase flood insurance and
establishing floodplain management standards that communities must adopt and enforce as part
of their participation in the NFIP.
Locally there aretwo main flood zones or SFHA’s; These are “A” and “AE.”
Zone A – Approximate areas with a 1% annual chance of flooding. Because detailed
analyses are not performed for such areas; no base flood elevations are provided
Zone AE - The base floodplain (1% annual chance of flooding) where base flood
elevations are provided based on Hydraulic and Hydrologic (H&H) modeling.
HamiltonCreek has a FEMA zone A designation, so it only identifies approximate areas of flood
hazard and is not supported by hydrological modeling of any type.
3)Ashland Modified Floodplain
Shown at right is the stretch of Hamilton Creek from
the railroad to City limits with both the FEMA A zone
in blue, and the locally adopted flood zone shown in
hatched overlay.
The NFIP is focused on minimum federal standards,
but rewards communities for standards that exceed the
federal minimum in the name resiliency. To that end,
the City of Ashland has adopted a number of standards
that exceed the federal minimum including adopting
flood plan maps that far exceed FEMA’s as well as
*
freeboardrequirements. The purpose of adopting more
stringent flood zones than the FEMA maps was to
prevent flood losses based on local historical
knowledge of flooding in the city of Ashland. To that
end, in 1989 Ashland adopted the ‘Ashland Modified
Floodplain’ which,at the time of adoption,was limited
to Ashland, Bear and Clay Creeks.
The Ashland Modified Floodplain was based on local
studies involving analysis of historic flooding and
determined flood elevations associated with the
floodplain. Originally studied and adopted were
Ashland, Clay and Bear Creeks. Hamilton Creek was
not studied in detail and a draft map was inadvertently
included by a GIS technician during the conversion to
*
In the context of FEMA and floodplain management, "freeboard" refers to an additional height above the Base
Flood Elevation (BFE) used as a factor of safety to determine the level at which a building's lowest floor must be
elevated or floodproofed
Planning Action: PA-T3-2024-00011 Ashland Planning Department – Staff Report (aha)
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digital mapping. The Hamilton Creek portion of the Ashland Modified Flood Zone first appeared
on the officially adopted maps in 2010.
Since Ashland adopted the modified floodplain there have continued to be floods that have
brought damage to the city, most recently the 1997 flood. However, regulation of the expanded
floodplain beyond the FEMA flood zone has significantly limited recent flood losses.
4)FIS and FIRM Revision History
In December of 1980 the first Flood Insurance Study for the area was published. Since that time
there have been five significant revisions to the FIS/FIRMs in 1990, 1993, 2002, 2011 and 2017.
The Federal Emergency Management Agency (FEMA) may revise and republish part or all of
this FIS report at any time. In addition, FEMA may revise part of this FIS report by the Letter of
Map Revision process, which does not involve republication or redistribution of the FIS report.
A Letter of Map Revision (LOMR) is FEMA's modification to an effective Flood Insurance Rate
Map (FIRM). Letter of Map Revisions are generally based on the implementation of physical
measures that affect the hydrologic or hydraulic characteristics of a flooding source and thus
result in the modification of the existing regulatory floodway, the effective Base Flood
Elevations (BFEs), or the Special Flood Hazard Area (SFHA). An approved LOMR officially
revises the Flood Insurance Rate Map (FIRM).
As it relates to the present application in October of 2013 a LOMR was applied for and approved
in March of 2014 (Case No.: 13-10-1570P). Shown below is the comparison of the 2011 FIRM
and the map associated with the LOMR where the base flood is shown to be contained in a large
culvert and then restricted tightly to the deeply incised channel. The fifth revision to the FIS
included the LOMR change in the 2017 FIRM panel and continues to show the regulated A zone
as shown in the 2013 LOMR application.
Planning Action: PA-T3-2024-00011 Ashland Planning Department – Staff Report (aha)
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III.Proposed Amendment
1)Official Maps
The Land Use ordinance provides the following
18.3.10.070 Official Maps
A.The City Council shall adopt official maps denoting the above-identified areas.
Substantial amendments of these maps shall be a Type III procedure in section
18.5.1.070.
B.Minor amendments of the maps to correct mapping errors when the
amendments are intended to more accurately reflect the mapping criteria
contained in this chapter or in the findings of the Council in adopting an official
map may be processed as a Type I procedure in section 18.5.1.050.
Because the removal of the entire stretch of Hamilton Creek is a substantial amendment Staff
initiated a Type-III planning action. Presuming that the Planning Commission recommends
approval, staff will bring the application to the City Council for the adoption of an ordinance to
formally modify the official maps.
2)Introduction of Hamilton Creek
The P&E Map has been updated three times in recent history, 2008, 2010, and then again in
2017. The stretch of Hamilton Creek is not shown on the 2008 map, but then starting in 2010
Hamilton Creek is shown to have the “Ashland Modified Floodplain” as well as the 2017 map.
Based on the research from their land use consultant, as well as meta data recorded to the GIS
file, Staff believe that the Hamilton Creek section of the Ashland Modified Flood plain was
added sometime following the approval of the 2008 map at the request of the Planning
Department.
Subsequent updates addressing the official maps in 2010 (with the adoption of the Water
Resource Protection Zones) and again in 2017 (updating the FEMA maps) did include Hamilton
Creek, but this was not discussed in the findings. Therefore, it appears to be a graphical error to
have Hamilton Creek covered by the Ashland Floodplain and was introduced beginning in late
2008 or early 2009.
3)Hydrological Engineering Report
In addition to research into the history of the adopted maps OHRA has also undertaken an
Engineering Hydraulics Report prepared by RogueTech Civil Engineering. The full report is 68
pages and by its reference is incorporated herein as if set out in full. The report details the
methods for determining peak flows and then used a Hydraulic model that was developed using
the U.S. Army Corps of Engineers (USACE) HEC-RAS version 6.6.
The report provides the following:
“RogueTech performed an engineering hydraulic analysis to provide a Base Flood
Elevation (BFE) Determination for the property located at 2350 Ashland Street along
Hamilton Creek in Ashland, Oregon. A small area on the southern end of the subject
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property" is within a FEMA Special Flood Hazard Area (SFHA) Zone A, which is an
approximated flood zone without published BFEs and not based on a detailed hydraulic
study. In addition, the western edge and most of the southern portion of the subject
property is within the City of Ashland’s Modified Floodplain Overlay. The City of
Ashland’s Modified Floodplain Overlay is also approximated and not based on a detailed
hydraulic study. RogueTech’s hydraulic analysis was performed to determine the flood
zone area resulting from determined BFEs for comparison with both FEMA’s SFHA Zone
A, and the City’s Modified Floodplain Overlay. Results of the hydraulic analysis show
that the flood zone resulting from the determined BFE’s is smaller than FEMA’s SFFLA
Zone A, and the City’s Modified Floodplain Overlay.”
Shown below is the modeled BFE with the Ashland Street culvert blocked during a base flood
event, and includes the Ashland Modified Floodplain.
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This report shows that even with the culvert under Ashland Street completely blocked the
modeled Base Flood Elevation (BFE) is well below the high bank, as such the extent of the
“Ashland Modified Floodplain” far exceeds the area that is at risk of inundation during a base
flood event even under the most dire conditions (culvert blocked).
The report concluded that:
“The results of this Base Flood Elevation determination conclude that when the culvert is
operating as it was at the time of this report, the modeled flood zone area is comparable,
but smaller than the FEMA SFHA Zone A; it is much smaller than the City of Ashland’s
Modified Floodplain Overlay.” And that, “The topographic analysis required for the
model shows that the City’s Modified Floodplain Overlay as mapped, would result in
inconsistent and irregular water surfaces that are much higher than could actually occur,
and are physically impossible to occur.” \[emphasis added\]
4)Conclusion
When considering both the legislative history as well as the engineering report provide staff
believe that the correct course of action is to amend the officially adopted maps removing the
‘Ashland Modified Floodplain from this portion of Hamilton Creek.
IV.Procedural –Approval Criteria
1)Plan Amendments and Zone Changes
AMC 18.5.9.020 provides the Applicability and Review Procedure for Plan Amendments and
Zone Changes. Because the proposal is legislative in nature approval criteria are not required.
Applications for Plan Amendments and Zone Changes are as follows:
A.Type II. The Type II procedure is used for applications involving zoning map
amendments consistent with the Comprehensive Plan map, and minor map
amendments or corrections. Amendments under this section may be approved if
in compliance with the Comprehensive Plan and the application demonstrates
one or more of the following:
1.The change implements a public need supported by the
Comprehensive Plan.
2.A substantial change in circumstances has occurred since the existing
zoning or Plan designation was proposed, necessitating the need to
adjust to the changed circumstances.
3.Circumstances relating to the general public welfare exist that require
such an action.
4.Proposed increases in residential zoning density resulting from a
change from one zoning district to another zoning district will provide 25
percent of the proposed base density as affordable housing consistent
with the approval standards set forth in section 18.5.8.050.G.
5.Increases in residential zoning density of four units or greater on
commercial, employment, or industrial zoned lands (i.e., Residential
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Overlay) will not negatively impact the City’s commercial and industrial
land supply as required in the Comprehensive Plan, and will provide 25
percent of the proposed base density as affordable housing consistent
with the approval standards set forth in section 18.5.8.050.G.
6.The total number of affordable units described in subsection
18.5.9.020.A.4 or 18.5.9.020.A.5, above, shall be determined by rounding
down fractional answers to the nearest whole unit.
7.A deed restriction, or similar legal instrument, shall be used to
guarantee compliance with affordable criteria for a period of not less than
60 years for units qualified as affordable rental housing, or 30 years for
units qualified as affordable for-purchase housing. Subsections
18.5.9.020.A.4 and 18.5.9.020.A.5 do not apply to Council-initiated
actions.
B.Type III. It may be necessary from time to time to make legislative
amendments in order to conform with the Comprehensive Plan or to meet other
changes in circumstances or conditions. The Type III procedure applies to the
creation, revision, or large-scale implementation of public policy requiring City
Council approval and enactment of an ordinance; this includes adoption of
regulations, zone changes for large areas, zone changes requiring
comprehensive plan amendment, comprehensive plan map or text amendment,
annexations (see chapter 18.5.8 for annexation information), and urban growth
boundary amendments. The following planning actions shall be subject to the
Type III procedure.
1.Zone changes or amendments to the Zoning Map or other official
maps, except where minor amendments or corrections may be processed
through the Type II procedure pursuant to subsection 18.5.9.020.A,
above.
2.Comprehensive Plan changes, including text and map changes or
changes to other official maps.
3.Land Use Ordinance amendments.
4.Urban Growth Boundary amendments.
V.Conclusion and Recommendations
Staff recommend that the Planning Commission recommend to the city council that they approve
the removal of the locally adopted flood plain along Hamilton Creek as it was adopted in error.
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_________________________________
Total Page Number: 189
Total Page Number: 190
Total Page Number: 191
Memo
To: Planning Commission
Date: February 11, 2025
RE: Ashland Modified Flood zone along Hamilton Creek
Summary
Staff requests that the Planning Commission initiate a planning action as allowed by AMC
18.5.8.040 to make an amendment to the officially adopted maps of the “Ashland Modified
Floodplain.” The reason for this amendment is that it has come to Staff’s attention that the
stretch of Hamilton Creek, while shown on the official maps, was adopted in error sometime
between 2008 and 2010.
Introduction
Opportunities for HOHRA) operates at 2350
Ashland St. in the former Super 8 Motel. The
property is shown at right with both the FEMA A
flood zone as well as the hatched “Ashland
Modified Floodplain.”
OHRA have plans to expand and construct
additional facilities in areas shown to be
covered in the adopted “Ashland Modified
Floodplain.” In preparation for those additions,
they have been in contact with City Staff who
advised that a map amendment was required.
In preparing for an application of a map
amendment their land use consultant did
extensive research into the history of the
Hamilton Creek portion of the Ashland
Floodplain.
The P&E Map has been updated three times in
recent history, 2008, 2010, and then again in
2017. The stretch of Hamilton Creek is not shown
on the 2008 map, but then starting in 2010 Hamilton Creek is shown to have the “Ashland
Modified Floodplain” as well as the 2017 map.
Based on the research from their land use consultant, as well as meta data recorded to the
GIS file, Staff believe that the Hamilton Creek section of the Ashland Modified Flood plain was
added sometime following the approval of the 2008 map at the request of the planning
department. Subsequent updates addressing the official maps in 2010 (with the adoption of
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland Oregon 97520 Fax: 541.552.2050
Ashland.or.us TTY: 800.735.2900
Total Page Number: 192
the Water Resource Protection Zones) and again in 2017 (updating the FEMA maps) did
include Hamilton Creek, but this was not discussed in the findings. Therefore, it appears to be
a graphical error to have Hamilton Creek covered by the Ashland Floodplain.
In addition to research into the
history of the adopted maps
OHRA has also undertaken an
Engineering Hydraulics Report
prepared by RougeTech Civil
Engineering. This report shows
that even with the culvert under
Ashland Street completely
blocked the modeled Base Flood
Elevation (BFE) is well below the
high bank, as such the extent of
the “Ashland Modified
Floodplain” far exceeds the area
that is at risk of inundation
during a base flood event even
under the most dire conditions
(culvert blocked).
Shown at right is the modeled
BFE with the Ashland Street
culvert blocked during a base
flood event.
Conclusion
When considering both the legislative history as well as the engineering report provide staff
believe that the correct course of action is to amend the officially adopted maps removing
the ‘Ashland Modified Floodplain from this portion of Hamilton Creek. At the planning
commissions request staff will prepare findings to amend the official maps so that they can
then be forwarded to the City Council for their approval.
/s/ Aaron Anderson, CFM
Senior Planner
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland Oregon 97520 Fax: 541.552.2050
Ashland.or.us TTY: 800.735.2900
Total Page Number: 193