HomeMy WebLinkAboutRDA DSGN REVIEW 90-43 02-19-91GATE: FEBRUARY 191 1991
TO: WILLIAM A. HUSTON, EXECUTIVE DIRECTOR
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: DESIGN REVIEW 90-43.(RED HILL CENTER)
APPLICANT/OWNER:
LOCATION:
ZONING:
ENVIRONMENTAL STATUS:
REQUEST:
RECOMMENDATION
RDA N0. 5
2-19-91
Inter - Com
FISHER/LESTER COMPANY
1617 WESTCLIFF #112
NEWPORT BEACH, CA 92663
ATTENTION: MR. PAT LESTER
12932 NEWPORT AVENUE
C-1 (RETAIL COMMERCIAL)
THIS PROJECT IS CONSIDERED CATEGORICALLY
EXEMPT (CLASS 1) PURSUANT TO SECTION
15301 OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
APPROVAL OF DESIGN REVIEW TO ACCOMMODATE
FACADE AND PARKING LOT RENOVATIONS TO AN
EXISTING RETAIL CENTER
It is recommended that the Redevelopment Agency approve Design
Review 90-43 by adoption of Resolution No. 91-4, as submitted or
revised.
BACKGROUND
The applicant proposes to make rather extensive improvements to an
existing 37,800 -square foot retail center. These improvements
include exterior building facade, parking lot, parking lot
landscaping and streetscape renovations. The project site is
located at the northeast corner of Newport Avenue and Old Irvine
Boulevard within the C-1 (retail commercial) zoning district.
Surrounding uses include existing retail to the north, east and
south; existing retail and multi -family residential to the west.
The existing service station at the corner of Newport and Old
Irvine is a smaller, separate parcel which is not included with
this proposal.
- Community Redevelopment Agency Report
Design Review 90-43
I February 19, 1991
Page 2
Since this property is located within the Town Center Redevelopment
Agency project area, the final Design Review authority rests with
the Redevelopment Agency.. The applicant is also requesting
financial assistance from the. Agency for portions of this project.
On July -16, 1990, the Redevelopment Agency authorized staff to
begin negotiations with the applicant regarding such possible
assistance. Staff is presently evaluating the applicant's
proforma. Once this evaluation is complete and such assistance is
deemed warranted, a Development and Disposition Agreement, which
would stipulate the exact amount and terms of Agency assistance,
would be considered by the Agency under separate cover.
This item does not require a public hearing; therefore, no formal
notification was transmitted. However, a copy of the staff report
for this item and meetings' agenda was made available to the
applicant.
PROJECT DESCRIPTION/SITE PLAN
The existing property is developed with an "L" shaped retail
center. The buildings are situated on the easterly and northerly
portions of the property with a service drive behind. Primary
access to the site is currently taken from two driveways on Newport
Avenue; one at the southerly property line (north of the service
station) and one on the northern portion of the site. Secondary
access is currently taken from two driveways on Old Irvine
Boulevard; one at the easterly property line and one at the
westerly property line (east of the service station). Access to
the service station can be achieved from the interior of the site
as well as from Newport and Old Irvine.
The proposed site improvements include the closure of the southerly
driveway and the realignment of the northerly driveway on Newport
Avenue. The westerly driveway on Old Irvine would also be
realigned while the easterly driveway would remain unchanged. The
interior of the parking lot would be modified to include the
addition of landscaped planters, new parking lot lighting and
realignment of parking aisles to improve on-site circulation.
While the proposed parking lot and driveway modification will
greatly improve existing conditions, the Public Works Department
has included conditions of approval to further enhance the
realignment of the northerly driveway on Newport Avenue and the
westerly driveway on Old Irvine Boulevard. The applicant was made
aware and concurs with these conditions.
Community Development Department
Community Redevelopment Agency Report
Design Review 90-43
I February 19, 1991
Page 3
Other site improvements include the addition of 8 -foot wide
sidewalks and street scape landscaping along the project frontages
of Newport And Old Irvine.
The site currently maintains 136 parking spaces. Based upon
current code requirements, a retail center of this magnitude would
require 218 parking spaces calculated at a rate of one space per
each 200 -square feet of retail space and one space for each three
persons allowed under occupancy of the health club. Since the
center is deficient in the amount of required parking spaces and
substandard with respect to parking lot layout, circulation and
landscaping, the site is considered legal non -conforming.
The proposed improvements to the parking lot would add new
landscaping and realign circulation patterns consistent with
current development standards and add parking lot lighting
consistent with the requirements of the Security Ordinance. The
revised parking lot layout would result in a new total of 128
parking spaces (net loss of eight spaces). The recommended
conditions of approval related to realignment of the driveways on
Newport and Old Irvine are anticipated to result in creating two
additional parking spaces for an anticipated total of 130
(anticipated net loss of six spaces). A condition of approval has
also been included to require the recordation of a reciprocal
access agreement between the subject property and the service
station property to accommodate circulation across property lines
as vehicles would need to enter the service station property to
access the designated parking spaces.
City Code Section 9273(b), Nonconforming Structures and Uses,
indicates that any building or structure which is nonconforming
either in use, design or arrangement, shall not be enlarged,
extended, reconstructed, or structurally altered, unless such
enlargement, extension, reconstruction or alteration is in
compliance with district regulations. The proposed improvements
related to parking lot layout and lighting, landscaping, sidewalks
and an efficient circulation pattern would resolve these
nonconforming design elements. The site will still remain non-
conforming related to the deficiency in the actual amount of
parking spaces. Since the proposed improvements would not require
additional parking spaces from that presently existing, Section
9273(b) would not require the amount of parking to meet current
standards.
Community Development Department
Community Redevelopment Agency Report
Design Review 90-43
I February 19, 1991
Page 4
ARCHITECTURE
The proposed improvements include substantial architectural
modifications to the store front elevations. The proposed
architectural style has an early California Spanish flavor. A
pedestrian arcade with a tile roof and a shallow arch and column
system is proposed on the retail buildings at approximately 18 feet
in height. A small clock tower element is proposed at the
intersection of the two retail buildings at approximately 27 feet
in height. The store fronts would also receive a new window
system. The store fronts on the northerly retail building would be
realigned with the new arcade; resulting in approximately 116
additional square feet to be absorbed by the existing retail
tenants. A condition of approval has been included to provide
additional architectural elements (i.e., plant -on arches) to the
west elevation of Building B (side elevation of existing liquor
store tenant) in order to continue the detail to the Newport Avenue
elevation.
The health club (Building A) would include an open wood beam
trellis with a covered arcade element similar to the clock tower
element at the building entrance. Cornice moldings and trim would
be added to the parapet. The column/trellis element would also be
carried to the south elevation (facing Old Irvine) on this
building. Equipment screens consisting of corrugated metal,
painted to match the building, would be provided to screen the
existing roof top equipment on the health club building. However,
the plans do not indicate exact locations nor screen all visible
roof equipment. A condition of approval has been included that
would require the submittal of a roof plan at plancheck, plotting
roof equipment and screens to ensure that all roof mounted
equipment above the proposed parapet would be screened from view.
Proposed finish materials include tan stucco for all buildings. A
darker tan would be used as an accent on the cornice/eave
t treatments and column bases and trim. A terra cotta 'S' -tile would
be used for the roof elements. The store fronts' system would be
a dusty blue with the doors to be red. Staff has identified a
concern with the compatibility of the design style and combination
of "dusty blue" store fronts with the bright red "Cheers, Q2 -74u"
doors and has included a condition of approval that the storefront
doors match the "dusty blue" storefront system. A condition of
approval has also been included that all elevations, including side
and rear, shall be painted the approved colors. A material board
and colored elevations will be on display for your review at the
meeting.
Community Development Department
Community Redevelopment Agency Report
Design Review 90-43
February 19, 1991
Page 5
LANDSCAPINGIRARDSCAPE
A conceptual landscaping -plan has been prepared which identifies
the basic plant palette and character that is desired. The
proposed, plan also identifies locations of plant materials. The
plant palette includes the use of Canary Island Date Palm, Brisbane
Box, Eucalyptus and Cajeput trees. Shrubs include the use of
Escallonia and ground covers include turf and yellow trailing
gazania. The use of decorative stamped concrete would be used at
the main project entrance on Newport Avenue. A condition of
approval has been included to add planter pockets and the
introduction of a vine -type plant material at the column bases to
be located between the column and the curb.
-_Cej
The applicant has proposed to remove the existing pole sign on
Newport Avenue. The proposed building improvements would
necessitate the removal of existing tenant signs as well. A
condition of approval has been included which would require the
applicant to develop a master sign program for the center which is
consistent with the City's shopping center criteria. In addition,
all signage would be subject to separate review and permits by the
Community Development Department.
CONDITIONS OF APPROVAL
A list of conditions of approval is included within the attached
resolution. Outside of specific issues discussed in this report,
conditions of approval are standard conditions required by either
the Tustin City Code, requirements of City Departments or
requirements of outside agencies. Staff will respond to any
questions concerning listed conditions at the February 19, 1991
meeting.
Community Development Department
Community Redevelopment Agency Report
Design Review 90-43
I February 19, 1991
Page 6
CONCLUSION
Given the analysis conducted by the Community Development
Department and consideration of comments from other agencies, it is
concluded that the proposed improvements would be appropriate for
the property. With the inclusion of conditions of approval listed
in Resolution No. 91-4, it is recommended that the Redevelopment
Agency approve Design Review 90-43, as submitted or revised.
Daniel Fox Christine A. Shingl on
Senior Planner Director of CommunMy Development
Attachments: Resolution No. 91-4
Site Plan/Elevations
Community Development Department
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RESOLUTION NO. RDA 91-4
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF TUSTIN, CONDITIONALLY APPROVING
DESIGN REVIEW 90-43 A REQUEST TO ACCOMMODATE
FACADE AND PARKING LOT RENOVATIONS TO AN
EXISTING RETAIL CENTER LOCATED AT 12932
NEWPORT AVENUE
The Redevelopment Agency of the City of Tustin does
hereby resolve as follows:
I. The Redevelopment Agency finds and determines as
follows:
A. That a proper application, (Design Review No.
90-43), was filed on behalf of Fisher/Lester
Company requesting approval of facade and
parking lot renovations to an existing retail
center located at 12932 Newport Avenue.
B. This project is considered Categorically
Exempt (Class 1) pursuant to Section 15301 of
the California Environmental Quality Act.
C. Pursuant to Section 9272 of the Tustin
Municipal Code, the Agency finds that the
location, size, architectural features and
general appearance of the proposed development
will not impair the orderly and harmonious
development of the area, the present or future
development therein, the occupancy as a whole.
In making such findings, the Agency has
considered at least the following items:
1. Height, bulk and area of buildings.
2. Setbacks and site planning.
3. Exterior materials and colors.
4. Type and pitch of roofs.
5. Size and spacing of windows, doors and
other openings.
6. Towers, chimneys, roof structures,
flagpoles, radio and television antennae.
7. Landscaping, parking area design and
traffic circulation.
8. Location, height and standards of
exterior illumination.
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Resolution No. RDA 91-4
Page 2
9. Location and appearance of equipment
located outside of an enclosed structure.
10. Location and method of refuse -storage.
11. Physical relationship of proposed
structures to existing structures in the
neighborhood.
12. Appearance and design relationship of
proposed structures to existing
structures and possible future structures
in the neighborhood and public
thoroughfares.
13. Proposed signing.
14. Development Guidelines and criteria as
adopted by the City Council.
D. Pursuant to City Code Section 9273(b),
Nonconforming Structures and Uses, the
proposed improvements related to parking lot
layout and lighting, landscaping, sidewalks
and an efficient circulation pattern would
eliminate such existing nonconforming design
elements. Since the proposed improvements
would not require additional parking spaces
from that currently existing, Section 9273(b)
would not require the amount of parking to
meet current standards.
II. The Redevelopment Agency conditionally approves
Design Review 90-43 authorizing construction of a
facade and parking lot renovations to an existing
retail center located at 12932 Newport Avenue,
subject to conditions attached hereto as Exhibit A.
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Resolution No. RDA 91-4
Page 3
PASSED AND ADOPTED at a regular meeting of -the Tustin
Redevelopment Agency, held on the 19th day of Februarys
1991.
MARY WYNN
Recording Secretary
RICHARD B. EDGAR
Chairman
EXHIBIT A
DESIGN REVIEW 90-43
CONDITIONS OF APPROVAL
RESOLUTION NO. 91-4
GENERAL
(1) 1.1 The proposed project shall substantially conform with the
submitted plans for the project date stamped February 19,
1991, 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 Director of Community Development may also
approve subsequent minor modifications to plans during
plan check if such modifications are determined to be
consistent with the concept plans and provisions of the
Tustin City Code.
(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 by the Community Development
Department.
(1) 1.3 Design review approval shall become null and void unless
building permits are issued and substantial construction
underway within eighteen (18) months of the date of this
Exhibit.
(1) 1.4 The applicant shall sign and return an Agreement to
Conditions Imposed form prior to issuance of any building
permits.
(1) 1.5 All construction operations including engine warmup shall
be subject to the provisions of the City of Tustin Noise
Ordinance and shall take place only during the hours of
7: 0 0 a. m. unt i 1 6: 0 0 p . m . , Monday through Fr iday or other
hours the Building Official may determine are in
substantial conformance with the Noise Ordinance and the
public health and safety will not be impaired subject to
application being made at the time the permit for the
work is awarded or during progress of the work.
(1) 1.6 All utilities exclusively serving the site shall be
underground.
---------------------------------------------------------------
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY
(4) DESIGN REVIEW
*** EXCEPTION
Exhibit A
Resolution No. 91-4
Page 2
PLAN SUBMITTAL
2.1 At building plan check, the following items shall be
submitted:
(3) A. Construction plans, structural calculations, and
Title 24 energy calculations shall be submitted.
Requirements of the Uniform Building Codes, State
Handicap and Energy Requirements shall be complied
with as approved by the Building Official. All
buildings shall comply with 1988 edition of UBC,
UMC, UPC and 1990 edition of NEC. In addition the
following items shall be addressed:
1. The plans shall specify the type of
construction and group of occupancy of the
buildings.
2. Submit allowable area analysis of the
buildings, per Section 505 and 506 of the UBC.
If the plans include area separation walls,
provide details of the walls, and the
termination at the end walls and roof of the
buildings. In addition, provide construction
details of projections such as roof eaves,
openings, penetration of vents, ducts, etc.
that may affect the construction of area
separation walls.
3. All construction shall be in accordance with
the City of Tustin Security Code.
(2) B. Technical detail and plans for all
(3) utility installations including cable TV,
telephone, gas, water and electricity.
Additionally, a note on plans shall be included
stating that no field changes shall be made without
corrections submitted to and approved by the
Building Official.
(2) C. Precise grading plans and specifications consistent
(3) with the site plan and landscaping plans and
prepared by a registered civil engineer based on
Orange County Surveyor's Bench Mark Datum for
approval by the Community Development Department.
Subject grading submittal shall comply with all
Exhibit A
Resolution No. 91-4
Page 3
requirements of the City's Grading Ordinance and
Manual and the following:
1. A detailed soil engineering report shall be
submitted to and approved by the Building
Official conforming to the requirements of the
Uniform Building Code, City Grading
Requirements, and all other applicable State
and local laws, regulations and requirements.
2. Preparation and submittal of a grading plan
subject to approval of the Department of
Community Development delineating the
following information:
a. Methods of drainage in accordance with
all applicable City standards.
b. All recommendations submitted by
geotechnical or soils engineer . and
specifically approved by them.
C. Compliance with conceptual grading shown
on site plan.
d. All flood hazard areas of record.
3. Preparation of a sedimentation and erosion
control plan for all construction work related
to the subject project including a method of
control to prevent dust and windblown earth
problems.
4. Written approval must be obtained from
adjacent property owners for rights -of -entry
for construction activity across lot lines.
SITE AND BUILDING CONDITIONS
(4) 3.1 Modify building elevations and proposed exterior
materials as follows:
A. Additional architectural details shall be added to
the west elevation of Building B (side elevation of
existing liquor store) to include, at minimum,
- plant -on arches or other similar architectural
element consistent with the design of the center.
Exhibit A
Resolution No. 91-4
Page 4
B. All roof -mounted equipment, vents, penetrations
shall be screen by parapets or equipment screens,
subject to approval by the Community Development
Department. A roof plan shall be provided
identifying locations of all equipment and screens
where required. Elevations shall identify all
screens, parapets and equipment, vents and
penetrations such that said items are located a
minimum of 6" below top of parapet or screen.
C. The color of the storefront doors shall be changed
from "Cheers Q2 -74u" to "dusty blue" to match the
storefront system.
(1) 3.2 Adequate size trash enclosures with solid metal, self -
(5) closing, self -latching gates shall be provided. Said
enclosure shall be a minimum decorative wall of 6 feet
designed to match main building materials. The applicant
shall provide a letter from Great Western Reclamation
indicating that the proposed design of the trash
enclosures would accommodate future recycling efforts
which are anticipated by Great Western Reclamation.
(1) 3.3 A complete, detailed project sign program for the entire
(4) center including design, location, sizes, colors, and
materials shall be submitted for review and approval by
the Department of Community Development. Said program
shall be consistent with City's Sign Code, although may
be more restrictive. The program shall include project
identification, addressing and directional signs to
direct autos to proper access, parking and loading area
as applicable.
(1) 3.4 Indicate lighting scheme for project, note locations of
(4) all exterior lights and types of fixtures on the
elevations. Lights to be installed on buildings and in
the parking lot shall be a decorative design. No lights
shall be permitted which may create any glare or have a
negative impact on adjoining properties.
(1) 3.5 The following details and information shall be subject to
(4) review and approval by the Community Development
Department during plan check:
A. All final exterior materials and colors. All
exterior treatments shall be coordinated with
regard to color, materials and detailing and noted
on submitted construction plans and elevations.
Exhibit A
Resolution No. 91-4
Page 5
B. Mailbox architectural details indicating tentrw and
exterior treatment which shall be
the architecture of the project. Standard gang
mailboxes will not be acceptable (Post office will
not accept door slots).
C. All lighting shall be arranged so that direct rays
will not shine on adjacent properties or produce
glare for street traffic. All lighting shall be
designed in accordance with the City's Security
Ordinance.
D. Details of the bicycle racks which shall be
consistent with the main building treatment.
LANDSCAPING GROUNDS AND HARDSCAPE ELEMENTS
(1) 4.1 Submit at plan check complete detailed landscaping and
(7) irrigation plans for all landscaping areas, consistent
with adopted City of Tustin Landscaping Irrigationand shall
Submittal Requirements. Landscaping plans
be
approved by the Community Development Department prior to
issuance of any building permits. Provide summary table
identifying plant materials. Landscaping plans: must be
approved prior to issuance of any building permits. The
plant table shall list botanical and common names, sizes,
spacing, location and quantity of the plant materials
proposed. Show planting and bermingdota
ils, soil
preparation, staking, etc. The irrigation plan shall
show location and control of backf low prevention devices,
pipe size, sprinkler type, spacing and coverage. Details
for all equipment must be provided. Show all property
lines on the landscaping and irrigation plan, public
right-of-way areas, sidewalk widths, parkway Dareas,and
wall locations. The Department of community pm
may request minor substitutions of plant materials or
request additional sizing or quantity materials during plan check. Note on landscaping plancoverage
landscaping and irrigation materials issubject
ofeld
inspection at project completion by the
Community Development.
(7) 4.2 The submitted landscaping plans at plan check shall
reflect the following requirements:
A. Turf is unacceptable for grades over 25%. A
combination of planting materials must be used,
Exhibit A
Resolution No. 91-4
Page 6
ground cover on large areas along is not
acceptable.
B. Provide a.minimum of one 15 -gallon size tree and
five 5 -gallon size shrubs for every 30 feet of
property line on the perimeter of the project.
C. Shrubs shall be spaced a minimum of 5 feet on
center.
D. Ground cover shall be planted between 8 to 12
inches on center.
E. Fences, walls and equipment areas, shall be
screened with shrubs and/or vines and trees.
F. All plant materials shall be installed in a healthy
vigorous condition typical to the species and must
be maintained in a neat and healthy condition.
Maintenance includes but is not limited to
trimming, mowing, weeding, removal of litter,
fertilizing, regular watering, and replacement of
diseased or dead plants.
G. An opaque screen of not less than 30 inches and not
more than 48 inches shall be installed along
parking areas abutting Newport Avenue and Old
Irvine Boulevard. Wherever possible, driveway and
parking areas shall be buffered with landscaping
berms.
H. Earth mounding is essential and must be provided to
applicable heights whenever it is possible in -
conjunction with the submitted landscaping plan.
Earth mounding should be particularly provided at
project entries and along the backbone road.
I. Major points of entry to the project, courtyards
and pedestrian internal circulation routes shall
receive specimen trees to create an identification
theme.
(1) 4.3 All landscaping shall be maintained in a healthy
condition such that all plant materials are evenly cut,
evenly edged, free of bare or brown spots, free of
debris, weeds and dead vegetation. Once initial planting
Exhibit A
Resolution No. 91-4
Page 7
are installed, all landscaping shall remain as part of
the site and shall not be removed or altered without
approval of the Community Development Department.
(4) 4.4 A landscape planter shall be added on the west side of
the westerly driveway on Old Irvine Boulevard between the
drive aisle and the property line, at a depth to provide
a 25 -foot drive aisle to the service station.
ENGINEERING/PUBLIC WORKS
(4) 5.1 The following revisions to the driveways shall be
incorporated into the working drawings and street
improvement plans:
a. The main entrance drive on Newport Avenue shall be
revised to eliminate the landscape island and
provide one 16 -foot wide ingress land and two 12 -
foot wide egress lanes. This should be
accomplished by adjusting the southerly curbline of
the ingress lane north.
b. The westerly driveway on Old Irvine Boulevard shall
be revised to provide one 16 -foot wide ingress land
and one 12 -foot wide egress lane. This should be
accomplished by adjusting the easterly curbline of
the ingress land west.
(1) 5.2 Construction or replacement of any missing or damaged
(5) public improvements adjacent to this development will be
required. All construction within the public right-of-
way must be shown on a separate 2411x36" street
improvement plan with all construction items referenced
to the applicable City standard drawing number, to
include but not be limited to the following:
a) curb and gutter
b) sidewalk
C) drive aprons
d) street trees
(1) 5.3 An irrevocable offer of dedication of a triangular shaped
(5) parcel of street right-of-way along the Newport Avenue
frontage will be required for future street widening, as
shown on Attachment A. The Engineering Division will
need a legal description and sketch of this additional
right-of-way along with a copy of the latest vesting on
the property.
Exhibit A
Resolution No. 91-4
Page 8
(1) 5.4 A reciprocal access easement shall be recorded on the
(5) property between this property owner and property owner
of the service station to accommodate circulation across
property lines..
FIRE DEPARTMENT
(5) 6.1 All applicable requirements of the Orange County Fire
Department shall be satisfied prior to issuance of
permits or issuance of Certificate of Occupancy as
applicable.
FEES
(1) 7.1 Prior to issuance of any building permits, payment shall
be made of all required fees including; but not limited
to•
A. Major thoroughfare and bridge fees to Tustin Public
Works Department.
B. Sanitary sewer connection fee to Orange County
Sanitation District.
C. Grading plan checks and permit fees .to the
Community Development Department.
D. All applicable Building plan check and permit fees
to the Community Development Department.
E. New development fees to the Community Development
Department.
F. School facilities fee to the Tustin Unified School
District subject to any agreement reached and
executed between the District and the Irvine
Company.
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