HomeMy WebLinkAbout03 CUP 08-013ITEM #3
Report to the
Planning Commission
DATE: NOVEMBER 12, 2008
SUBJECT: CONDITIONAL USE PERMIT (GUP) 08-013
APPLICANT: OUTDOOR DIMENSI(
5325 E HUNTER AVE
ANAHEIM, CA 92807
PROPERTY OWNER: PROSPECT VILLAGE L.P.
PELICAN PROPERTIES
15272 BOLSA CHICA ROAD
HUNTINGTON BEACH, CA 92649
T
STIN
LOCATION: 191 E MAIN STREET, 272, 276, 280, 284, 2$8, 292 PROSPECT
AVENUE, 270, 274, 278, 282, 286, 290 PROSPECT PLACE
ZONING: PLANNED COMMUNITY (PC)
GENERAL PLAN: OLD TOWN COMMERCIAL
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
SECTION 15311, CLASS 11 OF TITLE 14, CHAPTER 3 OF THE
CALIFORNIA CODE OF REGULATIONS (GUIDELINES FOR THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT).
~,....~w
REQUEST: A REQUEST TO ESTABLISH A MASTER SIGN PROGRAM FOR
PROSPECT VILLAGE
Planning Commission Report
November 12, 2008
CUP 08-013
Page 2
RECOMMENDATION
That the Planning Commission adopt Resolution No. 4104 approving Conditional Use Permit (CUP)
08-013 to authorize the establishment of a master sign program for Prospect Village.
BACKGROUND/DISCUSSION
Background
The applicant is requesting approval to establish a master sign program for Prospect Village
(Attachment A -Location Map).
Prospect Village is a new mixed use development in Old Town Tustin. Planned Community District
Regulations were adopted for the site by the City Council on May 17, 2004, by Ordinance No. 1284
and amended by the City Council on March 18, 2008, by Ordinance No. 1351. The development
consists of 12 live/work units and one commercial building.
Site and Surrounding Properties
The project site is 1.036 acres located on the west side of Prospect Avenue between Main Street
and Third Street. It is zoned Planned Community and designated as Old Town Commercial by the
General Plan. The properties to the west and south of the site contain a variety of retail and office
uses. The site is also bordered by an empty lot to the north and the City water yard and parking lot
to the east. In addition, the site is~located within the Town Center Redevelopment Project Area and
the Cultural Resources Overlay District.
Prospect Village
(Project Site)
Planning Commission Report
November 12, 2008
CUP 08-013
Page 3
Master Sign Program
Tustin City Cade Section 9403h requires a master sign program for developments in specific plan,
planned development and planned community districts, multi-use sites, multi-tenant centers, and
mixed use districts in the City in order to encourage coordinated and quality sign design. TCC
Section 9403i.2(e) allows the sign program to be more restrictive than the City's Sign Regulations
and also to deviate from the Sign Regulations if the project site is greater than one (1) acre in size,
subject to approval of a conditional use permit. The Prospect Village site complies with the Code's
requirements.
PROJECT DESCRIPTION
The Prospect Village Master Sign Program contains specifications for all signs to be installed at
Prospect Village. If approved as submitted, each live/work unit will be allowed one (1) blade sign and
one (1) wall sign and the ground floor tenant would be allowed two (2) wall signs. Other signs in the
sign program include window signs and various accessibility and identification signage. The sign
program proposes one deviation from the City's Sign Regulations in that it proposes allowing
projecting (blade) signs. Under TCC Section 9404a.1{o), projecting signs are prohibited, unless
specifically permitted by the zoning district. All other signs proposed as part of the sign program are
consistent with the requirements of the Tustin Sign Code
Blade Signs
If approved as submitted, each live/work building would be allowed one blade sign. The location of
each blade sign would be next to the door, above the address number and light. Two options are
given for the orientation of the blade signs. Option 1 (below, left) has a vertical orientation while
Option 2 (below, right) is oriented horizontally. The business owners would be able to choose
between the two options for their blade sign. Blade signs would be a maximum of six (6) square feet,
and the bottom of all signs would be 8 feet 11 '/z inches from the sidewalk, 7 '1z inches above the top
of the existing lighting. The mounting brackets and background of all signs would be the same,
helping to create a coordinated look and uniform appearance. All projecting signs would be subject to
approval from the Community Development Department-
i~
~~I'
Encroachment Permits
As the buildings in Prospect Village facing Prospect Avenue have a zero front yard setback, the
blade signs along Prospect Avenue will project over the public right-of-way. As stated in the Prospect
Planning Commission Report
November 12, 2008
CUP 08-013
Page 4
Village Planned Community District Regulations, signs would be allowed to project beyond the
property line over the right-of-way, as long as there is adequate height clearance for vehicles and
pedestrians and they comply with all applicable building codes. The proposed 8'-11'/2" clearance
satisfies both public works and building clearance requirements. In addition to approval by the
Community Development Department, all projecting signs along Prospect Avenue would be subject
to approval by the City Engineer and the tenant must obtain and maintain a valid encroachment
permit from the Public Works Department.
Other Live/Vl/ori< Signs
In addition to the blade signs, each live/work tenant would be allowed one wall sign. Wall signs would
not exceed 10 inches in height per line and would be limited to two (2) lines and 12 square feet. The
sign would be located above the entrance to the business space, as shown in the proposed sign
program. When a business vacates the space, the building owner would be responsible for removing
the sign and restoring the wall.
Tenant Signs
If approved as submitted, the tenant on the first floor of the commercial building would be allowed a
maximum of two (2) wall signs. One sign would face Prospect Avenue and one would face Main
Street, in the locations specified in the sign program and as shown below. Each sign would have a
maximum height of 24 inches and a maximum area of 22 square feet. Second floor tenants would
only be allowed window signs, not to exceed 25 percent of the area of the window on which they are
located.
~r.~r;r;our„er_v.~rea, eicv~ritns ~wn'u'a~
As this master sign program is for a property located within the Town Center Redevelopment Project
Area and contains signs that project over the public right-of-way, the proposal was routed to the
Tustin Community Redevelopment Agency and the City's Public Works Department. After review,
each of these departments has concurred with the proposed sign program.
ANALYSIS
As the proposed sign program is appropriate to the context and scale of Prospect Village, staff
recommends that the Planning Commission approve the proposed master sign plan. In determining
whether to approve the conditional use permit for the proposed master sign plan, the Planning
Commission must determine whether or not the proposed use will be detrimental to the health,
safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood,
nor be injurious or detrimental to the property and improvements in the neighborhood of the subject
Planning Commission Report
November 12, 2008
CUP 08-013
Page 5
property, or to the general welfare of the City of Tustin. A decision to approve this request may be
supported by the following findings:
Section 9403h of the Tustin Municipal Code requires a master sign plan for developments
located within a Planned Community district. The project site is located within a Planned
Community zoning district.
2. The proposed master sign program complies with Tustin City Code Section 94031.1 in that the
signs are consistent throughout the site, incorporate common design elements, are
compatible with and bear a harmonious relationship to the visual image and architectural
design of the building and surrounding areas, and relate to a human scale.
3. Section 94031.2 of the Tustin City Code establishes criteria (a-e) that master sign plans must
meet. The proposed master sign plan would meet this criteria as follows:
(a) The signs would reflect a common theme, incorporating design elements in terms of
materials, letter styles, colors, illumination, sign type, and sign shape in that all blade
signs would be one of two shapes, mounted using matching brackets, and be made
using the same materials and colors, and all other signs would be made and mounted
using similar materials. All signs would be limited to the location approved in the
master sign plan.
(b) Signs would utilize materials, colors, and a design motif which are compatible and
which reflect the special qualities of the architecture of the building on the site in both
daytime and nighttime situations in that all blade signs would be pedestrian oriented, of
an appropriate size and scale to the building, and similarly mounted using an
aluminum mounting bracket and scroll that is compatible with other architectural details
currently existing in the buildings.
(c) The existing buildings contain no permanent signs; therefore, the master sign plan
does not require designation of signs to be replaced to enable existing signs to be
consistent with the master sign plan.
(d) The master sign plan designates the property owner and/or homeowners association
as the primary liaison with the City for approval of the master sign plan and designates
the live/work or commercial tenant as the party responsible for obtaining all required
sign permits from the City. As indicated in the master sign plan, the property owner
and/or homeowner's association would not allow a tenant to place signs on the
building without first verifying that the proposed signs conform to the approved master
sign plan and have all required permits from the City.
(e) Because the site is 1.036 acres in size, the Planning Commission may approve a
conditional use permit allowing the master sign plan to deviate from the specific
standards for permanent business identification.
4. The requested deviation from the City Sign Code is minor and keeps the proposed signs
within the context and scale of the building and surrounding uses. Signs will be appropriately
visible while at the same time maintaining the visual quality of the site.
5. The proposed master sign plan for Prospect Village will provide coordinated and quality sign
design in a development that will require a large number of signs and where uncoordinated
and mismatched signs would detract from the visual quality of the development.
6. The maintenance and removal of any future signs at Prospect Village are adequately
addressed in the proposed master sign plan.
Planning Commission Report
November 12, 2008
CUP 08-013
Page 6
7. The Tustin Community Redevelopment Agency and the City's Public Works Department have
reviewed and concur with the proposed sign program.
Cari Meyer
Assistant Planner
Attachments:
A. Location Map
B. Land Use Application Fact Sheet
C. Submitted Sign Program
D. Planning Commission Resolution No. 4104
Elizabeth A. Binsack
Community Development Director
S:1CddIPCREPORT120081CUP OS-013 (Prospect Village Signs).doc
ATTACHMENT A
Location Map
_,1
~~
zv1 ~
zaa
1ytl 1 A.li ~Nll
1112
s:1
e_o
t~.~
ssa
521
K~
5S2
1~
;cia
,~
~;:
~~:x
,~; ,.~
~,:;t
I _.
~~
115
/ ~~~9.
X3732
~~ n
~^"~
A
ATTACHMENT B
Land Use Application Fact Sheet
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): Conditional Use Permit (CUP) 08-013
2. LOCATION: 191 E. Main Street, 272, 276, 280, 284, 288, and 292 Prospect Avenue, and 270, 274,
278, 282, 286, and 290 Prospect Place.
3. LOTS: 1, 2, 3, 4, 5, 6, 7, 8, 9. 10, 11, 12, 13, A TRACT: 16481
4. APN(S): 401-585-08, -09, -10, -11, -12, -13, -14, -15, -16, -17, -18, -19, -20, -21
5- PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: Zone Change (ZCZ
03-002, Tentative Tract Map (TTM) 16481, Design Review (DR) 03-012, Conditional Use Permit (CUP)
03-012, and ZC 08-001
6- SURROUNDING LAND USES:
NORTH: Vacant Lot
EAST: Retail and Office Buildings
SOUTH: Retail and Vacant Buildinas
WEST: City Water Yard and Parking Lot
7. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: Old Town Commercial
EAST: Public/Institutional
SOUTH: Old Town Commercial
WEST: Old Town Commercial
8. SURROUNDING ZONING DESIGNATION:
NORTH, SOUTH, EAST, WEST: Central Commercial, Parking Overlay (C-2-P)
9. SITE LAND USE:
EXISTING
PROPOSED
USE: Currently vacant, Once fully occupied, a mix of No Change
retail, office, and live/work uses
GENERAL PLAN: Old Town Commercial No Change
ZONING: Planned Community No Chanoe
DEVELOPMENT STANDARDS:
10. This application does not propose any changes to building height, setbacks, lot coverage, parking,
landscaping, or any other development standard.
11. Section 9403h of the Tustin City Cade sets standards for master sign plans. In order to apply for a
master sign program, the site must meet the following:
REQUIRED PROSPECT VILLAGE
Zoning: Specific Plan, Planned Development, or Planned Community
Planned Community
Project Size: One (1) acre or 30,000 building square feet 1.036 acres
Other standards contained in Section 9403h address the submittal requirements and review
criteria. As submitted, the Prospect Village Sign Program complies with all set requirements.
12. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES,
EASEMENTS, ETC.): Town Center Redevelopment Area, Cultural Resources Overlay District
S:1CddlCari\CUP108-013 (Prospect Village Sign Program)1LAND USE APPLICATION FACT SHEET -For Merge.Doc
ATTACHMENT C
Submitted Sign Program
ua7
0
Z
d
W
N ~
~
W
U ~
°
o z
~~
o°
o~
~a~
F ttJ
,, E
o Q
w
~ ri W
w 1 J
w w ~
J
J
c~ Z
2 iL ~ Ow
O ~ N
Q o ~. w `n
~~ o Q o ~ 0 0
o m
z z w o ~ ~ cn
o~ Z ~ o cn z w m N
g v Z
U fl ¢ O O ~ O Z ~ ~ 3 ~ 0.
z N O K ~ ~~ w ~ z o w w
~ H H
°- ~ t~ v ~ Q v 3 z~ a cn cn
z
~ ~ m ~ uwJi w ~ ~ ~ °z ? 'uS g ~
O r N to d' tt~ C4 t~ cq O O ~ N
~ r ~ ~ ~ ~ ~ ~ r ~ N N N
O Z
~ O
' °z `~
~ ~
z z
o ~'
N
~_ ~
O O ~ j to N ~
~ ¢ Q c; Z z ~
~ ~ ~ ~ ~ ¢~
~ o w O "' ~t w~ z
~ ~ z ~ Z O cn m p
~ ¢ o 0 o Q o
z
m a cn V ~ W U Q W ~ ~ O N
Q U w w ~ W ~ ~ ~ 3 ~ ~ -~
tL ``~ O to Lei! O CIS W ~ N ~ ~ ~
L~i.l 10- !-- ~ ~ ~. . . . V (J1 ~ m
> Z Q ~ r r N N N lA = N ~ ~ w
a ~ ~ ~ u' O O O O O O pw_, ~ p ~ OL C7
WW to ~ p
DL d
w ~ ~ w ~ O ~ O ~ O ~ '""~ ~" 4 J J
z ~ z Q
w N w flL Z Z Z Z Z Z p
o ~ z z a[ w t~ ch O c~ ~ c~ ~ ~ ~ ~ ~- ~_
~ ~ ~ oz ~ 3 cf) cn cn cn cn cn ~ 3 F- -L w w
~~ m ~ o Y o a o Q o n~ Z a o~ cn
~ 3 m m m m~ m v 3 ~ c i u~ n~
o z cs~ o z m w Q m ~i o ui u: t~ _ ~~~~
~ C7 ~ ate. O d ~ W ~ ~ ~ m cA m c0 cA dJ aD cQ
c~i c~i ~ -ci co r ~o
6i
N
V
w
d
U
w O
~ U
N ~'
~ ~
} O
R. ~'
O ~
U U
Z W
U
~ ~
a rn
O C
I - ~ W
aE
co
O
~~
o~
O H
roc
~~
~~
00
"a
~ N
~
w 0
~
~
~ v U N r
~ ~ ~ ~ ~
L1. ~ p ~ ~ .N
O
Q N ~ dJ fi
W ~ ~ ~
~ ~
~ O
~ r 2 '7
U
Z
W `Y
U
O 3
~
-~
d O °~
N
~ ~ ~ ~ m
~
U ~
tS) T
vJ
c~ r
~' (4
~' 1
N
_
U ~ '~
~ ~
C~ ~
[~ +~
t~
~ N. ~ ~ o
tfl
~ ~ ~ ~ ~ ~
0
N
~ ~
U
~ H
O ~
~ ~ ~
~
~ ~ ~ ~ ~
~ p
~ '_
N [~
~ [~
C~
~
LL ~ 0=) ~ ~ j~,0[
1Z O Q n ~ ~
U U ~ ~ ~ ~
ai
Z .Q ~ ~ ~
C ,yL
~
L ~ ~ vJ
~ ~ Q ~ ~ N
2 U ~-
O ~ ~
• ~
.--. ~
.-. ~
p
~ ~
N v
s
~
~
~
~
~ ~
~
~ ~
0 ~ ~ ~
N
41 L O ~
U ~ U
cQ N L ~ O
lA U
N ~ ~
N U
N L ca
tCS ~
Z Q ~ ~ Q t~ 'Q ~ ~ O
E- lL U Z d ~- LL U ~ 'Q ~ ~ O
Z ~~ !.L V ~ ~ N ~ O
Z Q ~- LL. V
O ifi
~ ~
~ ~
~
p ~~ ~
if ~ ~
v~ ~ O
N
°
c v
~;
_
-~ ao£ ~ ~-
+~ S = t6 O
~ ~~ _
,L i1 t~ .a N N ~ ~ .~ O R N ~- _
~ N n) u +~ _
to v- ?~
= ti 3~ +' +' U= 3 O ±i N J Lt N 6i A= R O •~ 6''
O N Y R ~~ N Q) ~Q R R=~ - _
+~ = y 3 N S N 'Q y N 3 ~ ~ W L= u~ O 6~ R as
N X N m o m m L o~ - n~ v fl_ 0 0 3£ °~
'~ ; D L O u L ~ N u~ N t O m OC t~ r„F C51 S] R i 61 O
L ~ = W ~ L_ la 'Q _
~ ~ ~ ~ ~ O ~ ° ~ L L i 3 Z L ~ N ~ fl_ _Q1 ~ _
N;~ N 3 `~ Y s N rn~ °~ - O ~ u '+~ ~ v rn s N '3 R
a O£ L = o u _~ o O= R w u N o -a 01
£ -~ m c c J m c c o t o ~~ r U >> 5. ~ o a. u ~' ~ m~
m. y R •~ 1 m N m i~ +' c -' O +~ ~ -~ w L u ~, cF. m N ~
3~ O i N = L c£ R o o ~ `*' c u ~~ m t = o o h a m •m
O = E o s ~ ~ 1-°'• _~ ~ ~ ~ c t ~ •~ cS~ ~ -~ L m a o ~ ~ -a ~
O c~~ +' F~ m~ 6' o m nui c u m Z~~ N Q~~ -~ Q~~
U d W H
a~
~ 61 =6'1 ~ '~ N £ L° ~ ~ ~ ~ L N
•L V = ~ L ~ 'Q L t O ~ ~ S 'N n1 U 3
m ~ ~ ~ N ~ ~ _c ~ N N R ? ~ o -6 ° "o N m = m 3
O t¢ £~ 6' u m u s v-
O ~ ~ !n p1 U ~ s N ~ = LO `p OL ~ = j ~, -~ Q _~ ~ ~ L m
N -- 'N L N ~ +S ~ N L , _ ~ 'N N 61 'g, R ~ ~ O V- 67 -_
-Q ~ .N O O W N ~6 ~. N '+~ f6 O 'B yS N ¢1 fR ?? ~ N N = ~
N h S ~a l6 ~ +~ N O m N t S O 1~ ~ ~ t6 L .N 7 O 6~ ~ U N l6 t
U L =
O
~c o ~ ~ o =_ ~ s ~ > £ o ~ ~ ~ w ~ ~ ~ ~ £ i ul 3 ~ ~ ~ N
c3i ~ ui 1Q .a °' m £ N ,~ L ~ w -a °' ~ o uxi R ~ E p '-~ _ .a s c '~ £ o >
~ a~ £ m +' ~ o -a o ~ -' ~ m ~ m ° ~ o o = ~ ~ m ~ a~+i O 3 F~ w ~ a -~,
a £ ~ £ u c 'm ~ > _N ~ 3 ~ N ~ ~ ~ ° ~ v .°' °~ {? ° N a~ O o ±? c £ ~
u ii oxi °u m cn =a ~ ¢ ~ ~ ~ 'N 3 u3i £ ~ o ~ Q .n 3 v a_ m Q ~
(V m
U
° >
to
N i N t
n5 s R ~ L la L 'H1 y.,)
J QI ~ 4" ~ O O Ql ~ N F~ = C >
L £-~ S ~ ~ O ~ U ~= U W ~ z Q1 i 13 J
= L ~ aLi = L "° 'U o ~ ~ v 3 ~ w ~ •L ~ .N o N c ~
R = = U N "L N
~ ~ ~ ~ ~ w ~ ~_ m ~ ~ m s ~ ~ u v ~ ~ o ~ ~ 3 ~ m
R
g = 3 ~ ~ ~ m2 ~ ~ '3 ~ ~ "o- o m = 4 ~ at ~ 3 ~ ~
~ ~, ~ ~ _ ~ ~ ~ ~ m ~ s N ~ m ~ ~ o O ,m ~ m c ? o m
~ .t m 0 =_ m L m ++ 3
° o +~ ~ .a .+_u' `~ w °' s iLa ~= m o c'fla m s ~°, .N i ~ ~ o ~ ~ ~
ni £ 3 µ. ~ +~ O N p y
~ ~ m ~ N ~ ~ 3 ~_ m ~ £ ~ ~ ~ Q o~ m m 4-
a N m .__ > ~ m ang' _ ~ v = ~ w O 3 ~ U o O ° ~ -_ ~ a~ > H = N ~
o h m s fl- 3 4~ u o =~~ O o >, o > 3~ o ~ w=~ .~ N
_ -O - N O O s N ~ a' ZS ~ _ +~ ~ L
p 'N L= ~ = m~ N ~ N N m o '~ .~ j~£ W m c >, Fs- nxi N u, m o m 3
~ O = LO R ~ __~ N 41 Q •pN-j _~ o Q1 ~ ~ ~ N ,N ~ _a1 Z U ~ ~ 'i i R Q ~ O yS.a
N p O ~, n~ 3 Q .N ~ p p N ~ N `+-~ >~~ o o~~ m o ~' ~ 3 ~-' N to u~i c~ 3
~ ~ ~ nci _~ o CV n+'i cSy 1- o +y +s Q ~. cn u u u O ~ •-
0
VS- ~ 3 m 3 w d In
~~
O C
I ~ Q W
~' E_
N
S ~
~ O
3 _~
~ llS
s
p~ N
N lQ
J U_
O S ~
u Q m
Z ~ ~ o
N ~ O 3
61 ~ .Q U
^$ iS5 O N ~
p 0 i 0 0
-a -a
~ 3 u ~ N
LL
= S
N
>1 0) L'
R = U
~ ~ s
~ ~ ~ +~
O ~
N ~ j N
t S
O O s ~
N ° ~] R
w u R ~ v
N „N u o 0
L
~ ~ p ~
LL O o o R
p L L ~ N
Z O O O =
~ ~ ~ ~ N
oc ~ L J
~ J = O ~
OU ~ O ° c
_ ~ ~
~ R ~ iLa o
U
91 ~
O ~' y fa N
~ ~ ~ O h
.~ U ~1 ~ ~
-_ t
.c 3 ~ ~ .a'
'-o¢ ~ 3 N
a~ ~ ~
J N Q1 6~ O
m L t6 ~{ ,~ N
_ "Q
61 = ~ O yN 3
'N 3 m u ~ _
m O ~ _ .
~ L N ~ ~ N
N O R S R {.1
N 7 - N =
s N ~ 3 4Q
~ ~. S L
m~ m ~ ~ ~
_ ~ _ ~ L
L ~ +~ O +~
N = N ~ U ~
N H U S~ N
J
m s ~ m o ~
u y s ~
N N ~S N
+~ ~ _
p s = _~ V
~ }~ tNi ~T N ~
J C1 81 .L 'Is
D_ j t ~ ~ N
¢~ N =
~ ~ u
O R O
s 3 ~ m m
_
N y, i
R
~ '~ °~ ' _
~II ~ 7 ~ N
,~ O -_
L ~ O N S
O V
-6 ~ of
Lv m ~ ~ 3
~ ~ ~ J O
O ~ U
S .C t ~ U
~ R ~ ~ O
Z O i = R 'Q
`U s R ~ N 3
*• a~ ~ N
W N ". ~ ~ Y N
Q.a'z t•°im o
W N~ R N S
o[ L ,+~, ~ m ~, ~'
N
_ s
O ~ y'=a
N O U N
,} 3 ~ ~.~,
S O O u ~ ~
Z N •~ ~ ~' O ~
U = V ~
F ~ ~ R R _~ N
~ R ~ ~ ~ -Q
W =
U F~ ~ O7 w ~
O C N= N R
_
'U~~ o ~ ~~
U7 fQ R ~ S ~ -a
Z ~ ~ V ~ = R
O a~ 'a ~ o o ~
L -> +~ ~ +a N U
W J
Z U ~ m ~ = O ~
w u ~.~ ~ -~ ti nNi
~ R X L -L 7 J L
_ W N S U S U t6
S
_ ~ o
0
S R U R ~
W N ~ O ~ O ~
S ~ = U ~ ~
O v~ V O U
s yy
Y = ~ _ ~ +~ O
3 cxi ~ 0 3 o a~
W = N ~ N ~ i
3 0 ~ ~ ~ R
-i O = tC = N
N m ~ ~ +~ ~
W Z N N O to ¢~
Q R '~ O V ~' ~
Z ~ 'a +~ ~ N m
~ 30 d L 6~ (~ -N
~_ o •
S ~ ~ O ° a~ i
U j~~ U S N
w J= O~ m L
~ ,~ O {a = V
o w o ~ ~ o ~
~ ~ N ~ ~ ~ U1
~ J N O L
41 L ~ N = O N {Ni {~
7 N
~ ~ ~ O U ~ ~ N S ~ ~ '~ _
Y N '6 ii V ~ N R ~ 'r R v N = 3
_ Q7
m 3= R 3 v
J N U p Y~~ ia~ O u= N~ p O _T O
to ~ ; N Y +~
~ ~ ~ U ~ 01 L L -E R . -, L L
•S = '~'~ O O O ~ ~ ~ L p ~ ~
~ Q O 7 l07 lQ ~ ~ N ~ ~ N ~ O C ~ `~ R
m
~ S = iS-~ ~ t L, ~ O '~ 11 N ~ ~ 16 O ~ R
~ ~ N m ; = N .~ ~ ~ o +~ ~ u o +~ ~ a m ~
N~ i N ~ i? L N J J tp ~~ O J a1 ~ _~
'-H N L
~ O = S t1
u ~ R N u
o a o 0 0 0 0 ~ o L +~ o R 3~ o R
U U ~ u u U to U `+- ~ 1s- v~ w o +s~+ ~ O v OC m
m
_ ~
._ '~
~ ~ U
N W
O O U
- ~ _
'~ ~ 7
i ~~
'~, = o
Ol +'
u N ~
-a ~, R
J
lQ ~ L
N O ~
R ~ ~
w ~ ~
ui o 0
4~
~ ~ ~
= oui ~
0
N ~ ,N
~ 3 ~
= o ~
m ~ U
N W 1~
61 V R S L
N N J 1~ N
N ~ N ? O +~
N
3 .N ~, o N ~
O = m N a, _
~ 'N O L N ~
O t ~ p - ~
3 " L ~ 3 i
~_ ~ lII R 'Q _
~ Q N ~ 7 01
~ _R ~ J ~ U
a' m N
.Q
_ _,_~' g °1 ~ c
r L •X R ~ ~
L U R
w ,~ ~ ~ ~ O R
S /6
Z +~ ~ a'' 3 s u
6i O =
~ = N ~ R t t0
O ~ ~ ~ ~ N -°
p 6'' ~ t6 ~ 4S L ~
s[ = O N R ~6 ~ 7
R ~ _~ ~' ,~ o_ °
Oip wZ~° o N~
LL.{
R
~ ~ _
Ol O O L
_
<i- ~
= S ~ L ~ J
o a- ~
r- 01 N N L E- E C Y ~ N
CD = ~ Nv= n- ~ O ~ 3 t ~
J U ~ N iO~ U ~ L~ ' N +' S
W } ~ ~ R S ~ ~ W ~ ~ N ~ u O ~
S> w t6 y L O ~~ O N QL O ~ L U l0 Z _C
-~ s o ,~ 3 3 ~ °- = L
41 L ~ O O N Z- N = U N A R 7 lQ
W Q N U R O N~ U V ~ Z 61 ~ O `~ ? ~ 'Q O 6~ y
W ~ c `sib ~m~ _ ~m m < a~~ x•07+°' m ° mt ~~
~ ~ O N 'E R O A ~ Z .~ m 01 ~ ~ _ mar ~ m
p 2 C i~ ~ N= L t 3 N N {a L ~~ J ~ N L +~ = R ~ ~
x w ~ = v = v ~ ~ ~ o x ~ ~ -° 001[ ~ iA ~° w ua ti u Z `*' 0~'i
m ~
~~
0
~~
" Q wCd
H
~E_
G D
~~
~, ~
~ W
aE
o a
0
v
~ ~ ~
~ ~~~ i ~~
~ p Ltd tC) q~ to
o ~ ~ ~ ~ o ~
~QNdpCO~ o ~
+~ 3
+~. Ns~~+' °~ ~
041°-~siU O ca
m
5Sj '~'~
L O
10 'E'~ lfl
~
L
~ N 41 ,~,] ~ ~ N
. ~_ O
~
~
~
O '+~ ~
..
i m
3
~ ~ ~
R'1 O C O ~.
~ U O ~
U
41 ~ In ~
~ .
lE i' ~
~ ~
tD ~
3 ~
~ '~
~ _O
m p ~ -a
L v ~ ~ ~
m fl_ Q V
~
~ ~ V ~ ~ U ~ ~ ~ R O ~ .
~
c6 cQ ~ ~ W ~ ~ 0 O ~ S ~ '
, B
N -_
~
~O
j V L
O O O ~
4] O ~L
O
~
'C S~
N lSl ~ ~ S
v O~ "6 j 7
" O
~ S
~
~ ~ :. O N ~ ~
~ +
O ~
' ~ ~' -°' ~ o v ~ ~ o ~ +~ ~
o
L p~
~
~ (6 4]
u ~ ~ O
~
~ X
~ ~ L 41 U
°~ ~ ~ ~
~ N
3
s
,~ as s L
o ~ m
~ ~~ v m~ N O +~ x O
~ O
~ ¢1 +~ R ~ O S ~ '1A ~ .~ = O
~ 6f '~ i N ~ `~ ~ o) = s ? ~ O VA ~ '~ - O N
- ` ~ m ~ N a ~ ~ ~ ~ ~ ~
~~ ~ ~ ui
0
~ m
n~ p
p cA ~ ca L
?~ ~
L ~ ~ v
~ ~ m m
=
~ > ~ m y.. 01 ~ pj ~
' ~
U V O sL l6 O s ~
~ ~ U
~
?~ ~ O ~ 3 O L = O Si m '~ ~ ~ m In x ~ O
O ~ ~
.~
~~
-c
<;,~
nr~
~~
o ~
o~
+~ `•{_
~ ~
o~i ~
~ ~
~ ~ ~
L ~ v- _
~ •~ ~ tf1 L ~ ~ ~• R ~Na ftS _~ y~y~
~ al 67 ~ "601 ~ O y LO ~ '~ ~ i ~ O
O ~ 01 0 y ~
t6 -a 0 u O ~ ~ ~+ cLa ~ o
~ O ~ ~ U
•.~ ~ ~ ~ 01 O R '}Oy ~ •~ y 0 ~ ~
LB ~ O ~ ~ N U R L +~ O
~ V "fl ° ~ 3 m ~ +, ~ y ~ r ~ co1
~ ~ tQ ~ ~ o m 0 0 ~ ~ t _~ ~ s=
(Q s ~ ~ IN ~ u 61 .= U = - O z i
~ •'Q t_n Y ~' m 0 61 0 N •m ~ •m 0 ~ ;
~ u ~~ N •~ m R N '6 ~ O "6
~ 01 01 •C 0) LO y ~ ~ C ~ N ~i ~ LL1
c{._ ~ ~ N ~ y1 N ~ to t~ ~ ~ ~ ul p~ y s
Q _ 0) +1 ~ 0) }1 01 ~ ~ 3 L 0) C y~ ~F1
~ s 3 ~ ~ m 0 = ° = a- ~ -0 s ~ ~, ~ 3
Q !~ ~ •o 'm a s •u1 ~ -m o 71 >1 *' 'o ~ 0 0
L 3 ~ > > 4- ~ ~ o ~ u ~ ~ ~° ~ o u Q
~ _
.~ .~ L
N
"Q
U
•~
3
0
s
+~
R1
i
.~
O
U
7
L
O
U
>>
~
O O O
a
•~ 3 ~
m
i
~
~ ~
~
1 L
'~
t
U
~
~ R R 0 ~ ~
0 C
~,~ ~ ~ ~ •~ .1
~ i Y L
~
t
01
fl
01
`~
O +~
O t
_~ N
u1 ~
g'
-
c~¢ 41 ~ t~
'~ 3
~ c6
-
i ~ u
'L
~
~
S
y >
~ >
O
c
N 'B
L u
L ;i_
a1 0 m m s t •r ~ L
~ 3 m u m 0
o to 3 ~ to *' ~ E ~ ~ ~'~ m `o ~c' ~
~ __
~ m ~ ~ °
N
~ s
_ _~_ _
_
~
~ _ ~ ~
' ui o c
~ m
0 v ~ '~ ~ u c*
a
= ~ ~ ip
N n = m
~ ~
~ ~
m ~ ~ m ~ ~ w v t
m
o °~ •m
~ m ~ ~
µ. E m o a c ~° o c ui
~
~
~
~
N _
U ~
~
~
~
m +~
~ O
~'' ~
_ 41
~ m ~ y ~
`~ ~ ~ N
•o ~ ~ ;~
~ l
E ~ _
~ ~ m
•
~ ~ ~
~ O S p
~ a
i
= Q U +~ tS1 ~ ~ C ~
01 ~ U1 4
.
'cj L ~ ~ ~ U +" N ~ {~ j ~ ~ 1{1 ~
N U ~ _ ~ ~~1 O y +1 ~ ~ O t6 L ~ ~ ~ C
y~- ~ ~ = N N .
um ~ ~ ~ ~ ~ U O N O O ~ U7
L ~ ~ d L
~ ~
X ;•f
0)
~ ~L +? 01
U l6 ~
N D_ ~ ~
01 y
l6 ~N 7 ~ J O ~ _7 i- ~ ~
J U1 lL Ifl ~ Z U - J 0.. (n (~ W O ~ Z Z 4) N
C: H
O C
7 H
Q C
~., W
aE
~Q
~_
}1 i ~
N °~
C) l6 3 +~ ~+ L
~
~ o
~ ~
y L
~! {a . N
4- i1 L
~ o 0 0 L ~ -
Q~ ~ ~ 3 ~ ~ L
_
m .-. ~
~ ~ ~
~ ~ ~ ~ ~ fl..
~ m v
u ~
a o
~
m O s
~_ ~ ~ m ~ ZS , ~
o_ O `~ o u ~
~ ~ 3 ~ ~ ~ i
'm ~ N ~' v o0 ~ o~i ~ ~ c~¢
~ 'U ~ ~' .
~
O ~ o ~
j 3
3 0
o ~
o ~ ~
3
~
~ ~
~ L 1ti
'
o
,
~
~
o ~ a~ .N
~ ~
~
O = ~
te
~
~ ~ ~ ~-a~ „ ~o cas
~, ~ +; ~,
~ n p y T __ ~
v ~
11 l0
~ ~
U O Q R ~ ~ ~ i6
T
~ v o O ~ U- (6 ~ l6
O
~ ~ ~
'
~ ~
~' ~
~ U
U 3 ~ ±?
Ol N ~
L
lE ! 0!
`~ o '-` v
~
• `- ~a ~
~ ~ ~
'' o
~
~ ~ ~ m
L
~
~ L
~
_m = m +
~+ L
i 3 =
u m
m
a~ o
i ca
6f ~ ~ _ _ ~ ~ ~ > s S T
Y m y ~ }~'i ~ t ~ lA ~ ~ ~ ~ ~ a- ~ r U L ~ O R ~
•
•oL ~ ~ ~ ~ U = O L ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~
_ ~
~ O
N ¢ L .~ ~ ~ O L
~
~~ ~ ~ +' n~ L j
~ V ~ V
~ s ~
~
~ ~
~ ~ ~
~
i
Q 'II ~ N U ~
~- LL t¢ U ~ m ' R
la
0
l41 ~ t ~ U L Q '~ s
I-
.i- ..
Q m U Q
CG N
O ~
O H
~OC
r W
~ ~^
O O
DL
W
Z
O
Y
AL
O
W
J
Z
O
d
U
LL
H
Z
W
n
W
C~
Q
Z
C~
N
x cn
oC
'/~~, o
1 Q W
.".
OD
W
U
R
to
~.~
Z
Z
2
2
J
U
tf1
Q
m
N_
S
W
~n Q
O
~ w
Z
Q l'U
In
C,
~u
i
Y
U
i d
~p .~
~ Z
~ ~ ~9
> ~ ~
~ 3 w
~ N N
w O
O ~ W LL1
Z
Q J
'~ ~ w ~
w
nj G O ~
t~C v Q
.i
~ ~ cfl
W
v
~~
~ w
J ~
Q ~
~n
Q,
~Vy
~V
s
U-~4,
«7/ G
i "i i i
~+ „U k.
- ~~~-rb
7C]V;dJ 3~09~/ 'XbW
S
~ iL
[V ~ O
CV ~
U
W
D
0
a.
z
0
w
w
ti
Z
O_
s +. ~
rv
~; -
,, , - ,
L] '
V G II.'I ~..~ _ ~ ~ M
•r _ l~
- ~
I_= _rr-u~_.
,~ . ~ ~_ i
..
I ~
~~
~. ~ ~ ~
~ ~ ~. ~
,~
~~ ~ r,~ r
t
-. ~
,~
'~
~a~ ^s ~ ~ ~
~ ~ _ YL } i ,
_ . _ _ .. T~ ' ~ - ruY ~ .~'' ~~. Sul 1~IL WL.~~. ~.,
a ~n
o~
~G N
I~'QC
{., W
oc
ii
ut
_~
Q
~J
c1l
~i=
~a
z
Q
w
J
W
t~
w
z
O_
z
w
z
a
w
0
oc
J
3
W
~_
w
0
w
v
z
Q
Q
w
U
J
.Q
v
F--
~,~~
W
;~ E
oc
t
~~
,`
J
~L
l)
N
C N
O C
~~H
arc
-,F, E
o r~
i
4-
S W
~ ~
Q Q
~m
m~
z
0
J
~.,
«,
cn ~C1b'~J 3n09t~'XVNI
Fn ~ ..8/L 7..GL
J
3
// ~ lL
~~, = o
`~ ~ CV z
~~ ~ O N
~r v Q~ m
~~
Q ~
i
O rfi N ~ cy ~.~
U ~
O
Si
~' ~ iL ~ ~
N
z ~ ~ m w u
lS) N
U ` ~ N U. ~ m
~ p Q u
moo[
CO W
Q < ~p~
~ ~ p Z
w
U
¢ C~
O u ~
p cL1 L
2
L
L
Z
~ d
~ m
p c.
v
L7
F ~,-
~~y- c
aat~~~ 3no~v ~Niw
..Z/l 6l-~d --
_u
LiJ
J
l~
uic
~~
0
r
z
a
w
~~
z
0
n~~
~o
~~
~,
w
y
~i
a
w
J
W
0
W
z
O
Z
W
N
Z
U
O
ul
W Q
z °C
~ ~
Q
3
U W
~ o
U ~
~ W
~~
W O
> m
W x
~ N
~ .~,
~ N
G o
//////~~~~~~ O u~-s
/~'O~
II W
]E
oQ
u
~r
J
l .1
l~
~~
G ~
d
~O ~
I~'pC
H ~
J ~_
O
O W
z
Z
U
a
~ ~
O ~
LL. ~ u
[n ~ ~ W ~ N
v W
~ ~ ~ ~ ~
_ ~ ~ U
LS7 ~ ~
~ U
~ Q
- J
3
QI
~ --~ I~-
,~Q19 9
I+~~OI--I
~ ~ s +~
O
3 sue. s `~ = T
r, ~ ~ ~ ~ ~ i
~ -
i ~ r ~ ~ +~ ~ L
o N +~ ~
~ ~ ~ ~ O ~ ; ~
~C X X N s ~ ~ ~
.--. y N N }] s ~ 61
N }~ +~ X >, m j ~
0
~ ~
W O tp tS1 O O ~ }~ ~ +~ ~ ~
3 a _= m ~ o v n~ ~
iL V L ~
Q ~ ~ ~ ~ ~ ~ 3 O ~ R = p~j ~
cA rn ~ 3 m U ~, ~~ W z a _v ~ ~, `~
~ ~ J U i J C? ~ i]
R 'Q ~ ~ ~ ~ 3 C5 ~ A¢.. ~ 01 'a Q IQ L R
Z m~ Q~ s ~~ s flL m~_ ~ =o ~ 3
Z > +~ +~ i .~ ~ o
~~coi U~•3 Qv ~3 ~Q~ v w~0 ~
CS N ~ U OL
a
G ~
C
rJ H
~~ ~
~~
~ ,Q F•
~, W
E
~ w o 0
u_ Q ~
_ ~ ~
r ~ 3
a
~
Ltl =_
O v
W ~ --
~ o
c N r
J ~ i
Q N ~
3
0
i
3
N
o~
~~
Q~
~~
~
~
~~
~~
~~
_'
i ~~~~,f
~~
~~
~r
w
J
Z
Ll
l~
~~
o ~
a
(~'~~~ O H
' - Q W
:>
D O
v
ei
Y
W
a
~
~ ~
m W
Q v
. ~
~ Q
-.~ I~
..B/G 9
'-..Ol
~"''~ ~ifpl~flJf~ ~~7r~'
f ~~ ,v
.~
~~~~.
u
cn
~.~
~s~
.. 1
~~ a ~ ~..~ ~ ~ 3 ~ ~
~_ ~~~ ~
~~
W
v
~~
~Z
m~
~,
7 L
Z
S ~9
L ~ ~`
~ ~~ Z
-~w~
r [~
~ ~
1L Q
~ ~ Q
Z J
V ~
~+ ..9 ~`I
x ~
O ~
o-
na~
rE
00
u
w
~,
cs~
P4 N
O C
O
O ;may
n0~
F W
,7 ~_
O C
(V
N
ti
N
~,~
~iZ~~
x
O
m
l~
~ ~
=u
L
z
`~ X
Z J
~) ~
W
X
C~
CL1
Y-
S
v
2
~,
z
tS i
X
W
iiZ~~
~~
o~
~G~
F., W
aE
oa
H
Z
Q
Z
W
1--
J
iJ.A
i1L
N
N
w
n
0
Z
O
Q
U
lt.
F-
Z
W
O
.-.
J
v W
W
Z J
~ ~
v
N ~
,
~
"~
o r'a
~ ~
N
J
„eG --~
- ,~~z --
~i ~ m
m ai ~ n~ ~ ~ ~m
a~ u ~°~' ti~ ~ •~ o _ s ~ s o
L '~ ~ t m '~'~ ~' m ~" T mom'
~ Q L
t~~.o~ ~-' _~~ L ~ w ~ n~
3 p ~ ~ ~ ~ ~ 3 m ~ s .~ +' .a
p ~ m m -~ .a ~~ ~ s '~ L q
- s °L L ~ `~ u ~~ ~ 3 a
~ _~_ ~, ° ~ jy m L L m O ~
~ min L ~ `~ `.~ o °v v= ° ~ ~ a
U° 1E O U 67 L~ i~ t O
~ v 3 0 ° ~ a'~ ~ ° ~ N m > w
~ ~~~s o o ~ mom;, _ ~ ~ L o o~
~- _
m lit O ~ Ltl +y ~ N 4Ui ~ ~ m U ~ fl- N
~ ~ ~ ~ ~ ~ v ~ g z i o ~ ~ ~ ~'~
lS' ~ rl- ~ a • ~ ~
SZ SZ,. ¢ L s ¢1 m ~ "~
y~ G] ~ i U Z L ~
~"". s ~ o ~ ~ ~J~ ~ L~ ~ = N y m In m °~
,~ L u _U N ~ _p N ~ Ql _Q1 ~ ~ S ~ ~ il.i LO ~ ~
°~ °1 ~ m ++ ~ °~ ~ ~ a m Ltl - .µ ~ m ~ p ~
~ v p +~ ~ c.~ m ¢ m m _rn ~ .~ •x ~ m oC In N m
'~ S- (V Z Q) C1 X L T L L
ii u R .~ m CS to ~ ~ OU `~
ui
J
Q
1,
~~
o~
°~
n~c
:, W
~E
oc
Y
V ~
m t
m
:J 6
Z S
5 c9 2
Z m cL
S !iJ Z
~ W W
-~ W t
~ 1 =
~~
~ ~ Q
~ ~ S
O V- _i
~ ~
Z
r_'
I-~ ~~9 ~i
n
~~
w
z
~_~
..n
~~
o°
(/.~~J 7 yy
~ ? WC
~ G
~ D
z
Q
4'-'
}
LJ
J
1JJ
Z
11.
I
W
J
Q
lJ
d W
~_
Q ~
? ~
111 W
~ W
W
~ ~
W ~
Z ~
O
U7 2
Z
W
d
Z
O
w
W
ti-
Q
w
~~
~ G
~~,~,~~O y
I;'pC
F W
~~
O
1~
~,
~,
J
l.)
Vl
~ y
J C
~ C
F, WJ
;, E
00
Z
Q
Z
W
F-
Z
O
Q
U
LL
1--
Z
W
D
J
V ~
W
Z Z
O
U
CSC N
v
a~
o~
c
O H
n Q C
F, W
~E
o ~
0
0
0
u~
i¢
c _;
0
tCi
tV
"6 ,N
_ ~
~ ~
n
W ~ ~
O 4~
~ ~ N
- J
J
J
a ~ ~
~ o
N
z
~ 0
~
3
~ ~~
L o ~
~
O ~
._.i L
O
O ~
~ ~
,~ ~
w
C`)
~
o
ca ~
~ ¢ o
N
Q
~ ~
.-. ~
O
~ :.
_n
~~i
u
J
tsl
~~
~, ~
-~
n"
-~
o c,
,-0
~;
,~
~'
Z
z
Q
Q
U
OJ
fl1!
V
•
z z
~ ~
~ cn
z z
~ ~ cn ~
U r-. W
v `W-' N ~' j J
(n U W
J
U
Z
N O
N
N N (~ ~ w QL W
~ Z N ~ p ~ ~. cn
~ N N w ~ Q ~ Z Z
r. N N N ~ H } N }- O O
Z W W w ~ O Z W N Q Q
O ~ p[ DL ~ y= > V ~ U U
fl- ~ ~ ~ O U O Q O ~ O OJ
U
Z O Z J W Cn D O ~ ~ N C'] `U
~ ~ o Q z w N ~ O cf~ ~ w cs) N
~ ~. ~ z ¢ o N O W ~ ~
~ w w= o g ~~~ w a ¢ z
{] ~ ~ ~ U Q C7 O ~ N ~ ~ ~ J 3 ~1 J
~ °-- W z z Z ° ° W ~ w ,~ Q O ~ ~
ffi ~ N LlC Q Q Q ~ ~ U Q ~ O d ~ 1w_- IW_-
~ Y Y 'Z uZJ tZU Q Q Q U O Z F ,Q to cif
~ ~ ~ ~ ~ 1- 1- ~ ~ C~ Q ~ ~ Z ~ w w
w '-'-' w W ~ ~ ~ ~ w ~- n[ ~ z a- w ~ O 0
> ~y > > w W w J J X Q W WW O ~ X J J
J J J J flL L1L LY w W W C~ ~ G Z ? W SL ~
L} -~ ~ Q tC1 Q N [~ d- to C4 l~ dJ N O r N
~4 ap ~ c0 6? N O ~ ~ ~ r r ~- r r N N N
w
q
0
U
l1C
W
Z
W
(1C
j
W
AC
CV
(V ...
,~,~ tr
a vi
O ~
O
O H
Q C
II F, W
~E
00
O
i~
'~
c
J r ~
z ~
~ ij as ~
ri1 c~ o
=a ~~~
F- ` L
W ~ ~ ~ U ~'
is1 ~ W Q ~ O
N
S =
S1
J
?
U SL
~ ~ W
~
~ n ~ N
t
~_
U
~ z ~ flL C~ Q
~ ~ d~ ~
O
i
Li
}-
pL 1 s
i W
= W W ~
Q d- Q oL ~
(Y W Cfl
~' ~ i
W
C:/ ~=~'
Q
V
U
W
J
W
0 0
0
0 0
0
0 0
0
000
000
0
0
0
0
000
00
00
0
0
o
0
000
o~
~~\~
„e
W
U
In
N ~
J ~ ~
Z
T ~ ~
~ ~ ~ n
~ N IV
W ~ _
f-- `
~ ~ ~ N
z Q? ~ d O
U ~
G ~ ~
~ W iJ W
n
w
~~> Y-
i= Q ~~ N
Oo[t~ Q
H O p ~
OcLywLL
tL
T Z d W N Ll
~ ~ K
~ ~ i' iL LL fit
,- LL
C:/ C?~
0
0
..I
Q
V
H
V
W
J
W
t/~
t/)
W
V
V
Q
0
~,~
,~r~~
0
00
000
0
00
0
oc
coo
0
0 0
0
coo
0
0
°o 0
0
00
000
o0a0
00
0
0
0
000
oa
09
O
a
0
000
a
0
a~
o°
0
o~
~Q~
F ~
0
~~
x rn
o°
o°
~~c
N~
a~
nc
o
~~
~~ ~
Q W .n ~
m
U a a
_ = ~
I~iL ~ _H
~ ~ J N
l~L In LL1 ~ ~ N
~ ~
Q p
tf1 W Z
O W~ W
O O ~
C_1 F
I-O~~uL
~-
Q 0. ~ Q
-
[
z
~
W d
~uC~
W ~
® , - l
I
'_ 111 ~
~~ V
00
- 00
O
_ itj O
~ ISM ~ O O
~~ O
O
W
J
Q
L
N
(V
N
~ o
F ~
J
_
Z
Q ~ ~.
ff] U +` O
J
~ ~.
S S ~ ~~
Y
W tom. ~
~ 6 N
~ O ~ O
~
L ~ ~ z m
s ~
fYj LL~
1- ~ w ~ w
0. G 6) N
~O~
~
U
~ Z o
L
Q !L1 LLI u-
C
S Z ~ ~ N G
,S' Z tL 3L
.t ~
:- LL. i OL 1L lYa
~://~"
W
V
Q
Q
V
O
O
0
G/1
W
V
V
Q
0
000
o~o
0
00
o~
0
00
0
00
o°
00
0
0
00
0
00
0
00
00
~~,~
C to
O ~
~GH
~ "" Q~
a E
a
cv
w
J
Li
In
N
~
co
~z
w w n
cG U ~ o
=Q ._ U
=
W!~ 4- ~
~
~~ `}N
~~ S O ~ ~
Z
J ~ W
U ~
~ Ll ~ D (n N
~~ z O ~ ~~ `_
J ~ ~ ~
z ~~ N
~ ~ ~ ~
$o ~ u. cc.
i
C:/ ~=~'
Q
V
Z
Q
2
U
WC
L
0
opo
00
0
0 0
000
000
0
0
0
0
00
0 0
0
0 0
0
0
0 0
--,~~-
„Z.14 t- -
~~
o~
e v,
nGc
,_. ~.,
o®
a~
nJ
W
J
U
~.1~
~~
~o®
i'"'Gw`
~~
O O
m
ca
ui
..,
N
II~ ~~
N
C1'
~.
~,
~,``
~ _
N
`\
`~ ~ ~
+!~
N
CS
Z
W
G ':
3
N
}v}
F.
C'f
Z
W .-
G..
n~
O
~~ N
N ~e
U ~
- N R
~tt1 ~
~f> W Z
S ~
~ ~ 6`
tll ~
°°~
~.~~
~l cL] i 7
W
J
Q
i1C
W
J
Q
Lt.
il.
z
r
V=
U
I I
I{ 1
W
J
V
a cn
o~
0
~ Q W
F
::~ _
O O
W
Q w 2 L
t- ~_
m O ~ O
W W r
Hu,
p~
Z~u,
o
~n
M
WN W~W 1^t1
~ m ~
,J L ~ m ~
~ ~
~ w
~ ~~
•
V W 1./1
~~ W ~
~zo Q
a,
~ °~ °
W
~ c
W
~° W
~
D °_ ~ a
> 7a
„7,"1'.
34d~9 7A09d
- „0-,{~ -
VJ
Q.
~.~.~
Z
Q
S
U
LLI
z
J
Q
a
n
[V
W
J
Q
U
in
~ :n
o~
0
O H
~~W
J C
~ O
~~;,
`CJ
N
S
w
~~4~
N_
w
S
U
t$1
(V
N ~
~~
W -. ~
~
1 U w o
Q
=Q~~~
W t~ H ~
~ ~ w N
Q ~
it In w O ~ ~
` `~
~
~
Q (~
~
' G W C9 W
~ ~ ~ N
w
Q
~ _~_
p
~
~i°
~Q
~ W
w
~
¢ ~¢
¢~
O _
u[ a cu
N
d
X
W
Z
O
D
00
0 0
0 0
0
ao
0
000
00
0 0
oa
00
00
o~
0 0
0
FC V7
~ C
~~
n ~ C
,~ W
;~ E
o'n
9
~~i
~.~
(V
W
S
V
Ul
~_
~~:
.-~,
s
~o
~u
u7J
tl
a~
X
"`4"
~{
~~.
,~-- ~
ti
N
v
>,
cv
cfl
N
$d
3
Q v
~~
_ N
- ..
/
~ ,
- ~~ /.
~ypp
.
Q ~
~i . 1_I. ~- --
1 ~
N ~
` _
~ .
I
_ _ T
_
I . . ri
rr ~ `
~. N i- r-'"' ~ ~~ _;_ fpm ~~ I•
JI
~
~
m ~
~ .
~, IV
~~
_ ,
m. J ~ ~ ~ ~. -
.,3,41
. ~ ~, _
~~
__~_ ~~;
am
r _
r
4
~I ~ _
OD o2S ,i
~ ,~
' -
~
i - .'~ ~
_ ~ ~ + z
a
,__
,, ~ ~ a
~
~.
.
, ~„
_
-
-.
r - - -~
--~
,~
----~-
N "--
Q ~
* .r
' n. Q
_.._~ f ~y: OOHS ,
~,
I
~ I ---- ems- ~ a
~I ~ ~
i~
i ' ~
a
' ' - / ~ ,
~
~
1
~ ,~ _ i ~ ~ ~y~ ~ „~
- ~'~
1
JI ~ -
d i
~ _ ~ m
w
-,~
~~.
aj'
,~ ~ Y
N~
a
.
Q I 111 -_
1~, ~ifWG1r Y1 ~ ~ _
-
_
p -
.
~ T
~ ~ n
~,~, z °' ci ~
~ it .
- ~ g ~ ao
~;I 1-- - - r
~
{~
,.
•~
:.
~ .
*,~,~ z1
y ti
~~'
r
_
.
133211S Nlb'VIV
® ~~ ~ ~ ~
J~ ~
~., ® ,
m
O 3
m
!n w u'
z~
~~~
w ~ e
p V p
3 Z
N w =
e
~ i 3
~~®
EL
v
s
0
u ~{
N ~
O
p C
~ ~ o
> ~ ~ ~
z
O '? W Z
Cyf' ~
F u
t C w
®~~®®~
zu o~
~ o
" "_
,-`o ~ ~ ui w z
W ~ _
fu
°` ~ S o ~
~ a ~ ~ € ~
WO
> ~ w W
~, ~ ~ ffflll
®~®®®®
~C
o°
nQ~
~~
ao
r
~~
D ~,
O --
n
a~
o~
1
Z
x.
~~:
-~.
~"'7
~~
~~:
~~.
~,. ' f
0
~ F
~ a
N ~ Q O
~ o
p ~
C O N N
~ u[ W
q g g ~
4 ~ ~
p ~ ~ ~ to
O _ ~ p
N ~ N 5~
W ~ (W~QQ
~~e ml ~l'
ATTACHMENT D
Planning Commission Resolution No. 4104
RESOLUTION NO. 4104
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN, APPROVING CONDITIONAL USE
PERMIT 08-013 AUTHORIZING THE ESTABLISHMENT OF
A MASTER SIGN PROGRAM FOR PROSPECT VILLAGE
LOCATED AT 191 E MAIN STREET, 272, 276, 280, 284,
288, AND 292 PROSPECT AVENUE, AND 270, 274, 278,
282, 286, AND 290 PROSPECT PLACE.
The Planning Commission does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. A proper application for Conditional Use Permit 08-013 was filed by
Outdoor Dimensions, on behalf of Prospect Village L.P. and Pelican
Properties, requesting authorization to establish a master sign
program for Prospect Village, located at 191 E Main Street, 272,
276, 280, 284, 288, and 292 Prospect Avenue, and 270, 274, 278,
282, 286, and 290 Prospect Place.
B. The project is located within the Planned Community "PC" zoning
district, which requires a master sign program, and is subject to the
Prospect" Village Planned Community District Standards, which
allows projecting signs to extend beyond the property line over the
public right-of-way, provided adequate height clearance is
maintained, subject to approval of the Community Development
Department and the City Engineer, and obtaining an encroachment
permit from the Public Works Department, when applicable.
C. The master sign plan encourages coordinated and quality design
and will deviate from the City of Tustin Sign Code in allowing
projecting (blade) signs. The City of Tustin Sign Code, Section
9404a.1(o), prohibits projecting signs, unless specifically permitted
by the zoning district in which the sign is located.
D. That the proposed master sign plan is consistent with the Tustin
General Plan in that the property is designated as "Old Town
Commercial" and allows for business uses and their supporting
signs. In addition, the project has been reviewed for consistency
with the Air Quality Sub-element of the City of Tustin General Plan
and has been determined to be consistent with the Air Quality Sub-
element.
E. A public hearing was duly called, noticed, and held for Conditional
Use Permit 08-013 on November 12, 2008, by the Planning
Commission.
Resolution No. 4104
Page 2
F. That the establishment of the proposed master sign plan will not,
under the circumstances of this case, be detrimental to the health,
safety, morals, comfort, or general welfare of the persons residing
or working in the neighborhood, nor be injurious or detrimental to
the property and improvements in the neighborhood of the subject
property, or to the general welfare of the City of Tustin in that:
1. Section 9403h of the Tustin Municipal Code requires a master
sign plan for developments located within a Planned Community
district. The project site is located within a Planned Community
zoning district.
2. The proposed master sign program complies with Tustin City
Code Section 94031.1 in that the signs are consistent throughout
the site, incorporate common design elements, are compatible
with and bear a harmonious relationship to the visual image and
architectural design of the building and surrounding areas, and
relate to a human scale.
3. Section 94031.2 of the Tustin City Code establishes criteria (a-e)
that must master sign plans must meet. The proposed master
sign plan would meet this criteria as follows:
(a) The signs would reflect a common theme, incorporating
design elements in terms of materials, letter styles, colors,
illumination, sign type and sign shape in that all blade signs
would be one of two shapes, mounted using matching
brackets, and be made using the same materials and colors,
and all other signs would be made and mounted using similar
materials. All signs would be limited to the location approved
in the master sign plan.
(b) Signs would utilize materials, colors, and a design motif which
are compatible and which reflect the special qualities of the
architecture of the building on the site in both daytime and
nighttime situations in that all blade signs would be pedestrian
oriented, of an appropriate size and scale to the building, and
similarly mounted using an aluminum mounting bracket and
scroll that is compatible with other architectural details
currently existing in the buildings.
(c) The existing buildings contain no permanent signs; therefore,
the master sign plan does not require designation of signs to
be replaced to enable existing signs to be consistent with the
master sign plan.
(d) The master sign plan designates the property owner and/or
homeowner's association as the primary liaison with the City
for approval of the master sign plan and designates the
live/work or commercial tenant as the party responsible for
obtaining all required sign permits from the City. As indicated
in the master sign plan, the property owner and/or
Resolution No. 4104
Page 3
homeowners association would not allow a tenant to place
signs on the building without first verifying that the proposed
signs conform to the approved master sign plan and have all
required permits from the City.
(e) Because the site is 1.036 acres in size, the Planning
Commission may approve a conditional use permit allowing
the master sign plan to deviate from the specific standards for
permanent business identification.
4. The requested deviation from the City Sign Code is minor and
keeps the proposed signs within the context and scale of the
building and surrounding uses. Signs will be appropriately visible
while at the same time maintaining the visual quality of the site.
5. The proposed master sign plan for Prospect Village will provide
coordinated and quality sign design in a development that will
require a large number of signs and where uncoordinated and
mismatched signs would detract from the visual quality of the
development.
6. The maintenance and removal of any future signs at Prospect
Village are adequately addressed in the proposed master sign
plan.
7. The Tustin Community Redevelopment Agency and the City's
Public Works Department have reviewed and concur with the
proposed sign program.
G. This project is Categorically Exempt pursuant to Section 15311,
Class 11 of the California Code of Regulations (Guidelines for the
California Environmental Quality Act).
The Planning Commission hereby approves Conditional Use Permit 08-
013 authorizing the authorizing the establishment of a master sign
program for Prospect Village located at 191 E Main Street, 272, 276, 280,
284, 288, and 292 Prospect Avenue, and 270, 274, 278, 282, 286, and
290 Prospect Place, subject to conditions attached hereto as Exhibit A.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a
regular meeting on the 12th day of November, 2008.
CHARLES E. PUCKETT
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
STATE OF CALIFORNIA
COUNTY OF ORANGE
CITY OF TUSTIN
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4104
was duly passed and ado~ted at a regular meeting of the Tustin Planning
Commission, held on the 12t day of November, 2008.
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
RESOLUTION N0.4104
CONDITIONAL USE PERMIT 08-013
CONDITIONS OF APPROVAL
GENERAL
(1 } 1.1 All signs shall substantially conform to the master sign plan date stamped
on November 12, 2008, on file with the Community Development
Department, as herein modified, or as modified by the Director of
Community Development Department in accordance with this Exhibit. The
Community Development Director may also approve subsequent minor
modifications to plans during plan check if such modifications are
consistent with the provisions of the Tustin City Code and other applicable
codes.
(1) 1.2 Unless otherwise specified, all conditions contained in this Exhibit shall be
complied with prior to the issuance of any building permits for the project,
subject to review and approval of the Community Development Department.
(1) 1.3 This approval shall become null and void if no sign permits for Prospect
Village are issued within twelve (12) months of the date of this Exhibit.
Time extensions may be granted if a written request is received by the
Community Development Department within thirty (30} days prior to
expiration.
(1) 1.4 Approval of Conditional Use Permit 08-013 is contingent upon the applicant
and property owner signing and returning to the Community Development
Department a notarized "Agreement to Conditions Imposed" form and the
property owner signing and recording with the County Clerk-Recorder a
notarized "Notice of Discretionary Permit Approval and Conditions of
Approval" form. The forms shall be established by the Director of
Community Development, and evidence of recordation shall be provided to
the Community Development Department.
(1) 1.5 Any violation of any of the conditions imposed is subject to the payment of a
civil penalty of $100.00 for each violation, or such other amounts as the City
Council may establish by ordinance or resolution, and for each day the
violation exists, subject to the applicable notice, hearing, and appeal process
as established by City Council ordinance.
(1) 1.6 As a condition of approval of Conditional Use Permit 08-013, the applicant
shall agree, at its sole cost and expense, to defend, indemnify, and hold
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODEIS (7) PC/CC POLICY
(4) DESIGN REVIEW *** EXCEPTION
Conditions of Approval
Resolution No. 4104 -Exhibit A
CUP 08-013
Page 2
harmless the City, its officers, employees, agents, and consultants, from any
claim, action, or proceeding brought by a third party against the City, its
officers, agents, and employees, which seeks to attack, set aside, challenge,
void, or annul an approval of the City Council, the Planning Commission, or
any other decision-making body, including staff, concerning this project. The
City agrees to promptly notify the applicant of any such claim or action filed
against the City and to fully cooperate in the defense of any such action. The
City may, at its sole cost and expense, elect to participate in the defense of
any such action under this condition-
(1) 1.7 The applicant shall be responsible for costs associated with any necessary
code enforcement action, including attorney's fees, subject to the applicable
notice, hearing, and appeal process as established by the City Council by
ordinance.
SIGNS
(1) 2.1 At the time of sign permit application, the plans and calculations shall
comply with the 2007 California Building Code (CBC), 2007 California
Electrical Code (CEC), City Ordinances, and State and Federal laws and
regulations.
(1) 2.2 All signs require review and approval by the Community Development
Department prior to installation. Permits shall be required for all signs.
(1) 2.3 All signs requiring a building permit shall obtain a Certificate of
Appropriateness prior to permit issuance.
(3) 2.4 Blade signs attached to the building facade shall be engineered to resist
lateral and horizontal loads.
(3) 2.5 All electrical components of the signs shall be UL listed and have shut off
switch.
(3) 2.6 All signs encroaching onto the public right of way shall conform to section
3202.3.1 of the 2007 CBC limitations and are subject to an encroachment
permit from the City of Tustin Public Works Department.
(3) 2.7 At the time of application for sign permit, the applicant shall provide Title
24 Energy calculations for all illuminated signs.
{1 } 2.8 All signs shall conform to the Prospect Village master sign plan and revert
to the City of Tustin Sign Code for any issues that remain silent in the
Prospect Village master sign plan.
(1) 2.9 All signs shall be structurally safe and maintained in good condition at all
times. The Community Development Director shall have the authority to
order repair, replacement, or removal of any signs which constitute a
Conditions of Approval
Resolution No. 4104 -Exhibit A
CUP 08-013
Paye 3
hazard or nuisance to the safety, health, or public welfare by reason of
inadequate maintenance, dilapidation, or obsolescence.
(1) 2.10 The property owner shall ensure that any demarcation, void, or projections
on the building resulting from installation and subsequent removal of any
tenant sign is repaired in a seamless manner so that the damaged area
matches the materials, finish, and color of the adjacent building's wall
surfaces. Within thirty (30) days of a tenant vacating the building, all signs
shall be removed and repaired to the satisfaction of the Community
Development Director.
FEES
(1) 3.1 Prior to issuance of any sign permits, all payments shall be made of all
applicable fees including the building division and sign permit fees.
Payment shall be required based upon those rates in effect at the time of
payment and are subject to change.
(1,5) 3.2 Within forty-eight (48) hours of approval of the subject project, the applicant
shall deliver to the Community Development Department, a cashier's check
payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to
enable the City to file the appropriate environmental documentation for the
project. If within such forty-eight (48) hour period the applicant has not
delivered to the Community Development Department the above-noted
check, the statute of limitations for any interested party to challenge the
environmental determination under the provisions of the California
Environmental Quality Act could be significantly lengthened.