HomeMy WebLinkAboutCC 5 T.T. MAP 14110 07-02-904WD .
DATE:
TO:
FROM:
SUBJECT:
JULY 21 1990
WILLIAM A. HUSTON, CITY MANAGER
COMMUNITY DEVELOPMENT DEPARTMENT
VESTING TENTATIVE TRACT MAP 14110
RECOMMENDATION
SENT CALENDAR N0. 5
7/2/90
Inter - Com
It is recommended that the City Council take the following actions:
1. Approve the Environmental Determination for the project by
adopting Resolution No. 90-74;
2. Approve Vesting Tentative Tract Map 14110 by adopting
Resolution No. 90-75, as submitted or revised.
BACKGROUND
At their regular meeting on June 11, 1990, the Planning Commission
adopted Resolution No. 2782 (attached), recommending to the City
Council approval of Vesting Tentative Tract Map 14110. Vesting
Tentative Tract Map 14110 proposes to subdivide a 9.50 acre site
into four numbered and seven lettered lots for the purpose of
developing 129 condominium dwelling units. In conjunction with the
proposed project the Planning Commission also approved Design
Review 89-72 approving the specific site plan and architectural
design of the project.
Located in Sector 7 of the East Tustin Specific Plan (ETSP) , the
site is bordered by Tustin Ranch Road to the east, Greenway Drive
to the south, La Colina Drive to the north, and a future private
park site (Lot 31) to the west.
PROJECT DESCRIPTIONISITE PLAN
The ETSP designates the project site as Medium Density Residential.
Generally, maximum allowable density for this land use designation
would be up to 18 dwelling units per acre, with no minimum required
lot size. The proposed density is 13.6 dwelling units per acre,
approximately 23 percent less than the allowable density.
Access to the site is proposed from two ingress/egress points. One
ingress/egress point is along Greenway Drive, the other is along
La Colina Drive. Both are approximately 300 feet away from Tustin
Ranch Road. The ingress/egress point along Greenway Drive will be
City Council Report
Vesting Tentative Tract Map 14110
July 2, 1990
Page 2
aligned with Lot 12 to the south while the ingress/egress point
along La Colina will be some 300 feet from Lots 9 and 10 entrance
to the north. The internal circulation system consists of a 28
foot wide main loop road connecting small 25 foot wide auto courts,
or stub drives. The layout, which meets City standards for private
streets, provides 27 guest parking spaces off the main loop and 38
guest parking spaces off the stub drives. All other required
parking is provided by 129 two car enclosed garages (or 258 parking
spaces) .
Over the approximate 520 foot length of the site (east to west),
there is a 10 foot change of grade (approximately 2% slope) . Minor
grading is proposed to create buildable pads for the structures.
While some excavation is necessary, earth quantities on the site
will be balanced to the largest degree possible. The conceptual
grading plan identifies no major retention of earth nor slopes in
excess of a 2:1 ratio.
ARCHITECTURAL DESIGN/LANDSCAPE/HARDSCAPE
The architectural style of the proposed dwelling is a contemporary
interpretation of Spanish Colonial and Monterey styles. All units
will have an E1 Camino blend "S" tile, plus buff tile roofing and
stucco walls. The proposed stucco walls and roofing material are
generally acceptable. Submitted plans also indicate the use of
darker trim to accent the buildings visual character.
Submitted plans propose all 'two story building, for a total of
three different building types ranging from 5,.323 square feet to
9,460 square feet and five different floor plans. Plans A and C
are carriage units situated over the garages and range from 1,046
square feet to 1,490 square feet in area. Plans B, D and E are
townhome style units ranging in size from 1,411 square feet to
1,734 square feet in area. The maximum building height is
approximately 30 feet. Please refer to Exhibit A for additional
project statistics.
In anticipation of mandatory recycling and waste reduction efforts
required by AB 939, a condition of approval has been included which
requires the applicant to confirm with Great Western Reclamation
that the proposed trash enclosures can accommodate future recycling
facilities that may be considered by Great Western Reclamation.
Community Development Department
City Council Report
Vesting Tentative Tract Map 14110
July 2, 1990
Page 3
ENVIRONMENTAL ANALYSIS
Based upon review of Vesting Tentative Tract Map 14110, as well as
Environmental Impact Report 85-2 (as supplemented) it has been
determined that environmental issues relating to this project have
previously been addressed. Also, appropriate mitigating measures
identified in EIR 85-2 are included as conditions of approval for
the project. With this information in mind, it is recommended that
the Commission make the finding that requirements of the California
Environmental Quality Act have been met and that no further
environmental review is required.
CONCLUSION
Given the analysis conducted by the Community Development
Department and consideration of comments from other agencies and
the public, it is concluded that the proposed project meets the
requirements of the East Tustin Specific Plan, the Subdivision Map
Act, as adopted, and the California Environmental Quality Act.
With the inclusion of conditions of approval listed in Planning
Commission Resolution No.'s 2781 and 2782, it is recommended that
the City Council approve Vesting Tentative Tract Map 14110.
Christopher . Jackson Christine A. Shing on
Associate Planner Director of Communtfy Development
CEJ:CAS:kbc
Attachments: Resolution No.s 90-74 and 90-75
PC Resolution No.s 2781 and 2782
Exhibit A (Statistical Summary)
Site Plan
Elevations
Tentative Tract Map 14110
Community Development Department
1
')I
3
4
5
G.
8
J
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
RESOLUTION NO. 90-74
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN FINDING THAT FINAL ENVIRONMENTAL
IMPACT REPORT (EIR) FOR THE EAST TUSTIN
SPECIFIC PLAN (FINAL EIR 85-2, AS MODIFIED BY
SUBSEQUENTLY ADOPTED SUPPLEMENTS AND ADDENDA)
IS ADEQUATE TO SERVE AS THE PROGRAM EIR FOR
VESTING TENTATIVE TRACT MAP 14110 AND ALL
FEASIBLE MITIGATION MEASURES HAVE BEEN
INCORPORATED AS REQUIRED BY THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
The City Council of Tustin does hereby resolve as
follows:
I. The City Council finds and determines as follows:
A. That Vesting Tentative Tract Map 14110 and
respective development plans are considered
"projects" pursuant to the terms of the
California Environmental Quality Act; and
B. That the projects are covered by a previously
certified Final Environmental Impact Report
for the East Tustin Specific Plan which serves
as a Program EIR for the proposed project.
II. The East Tustin Specific Plan Final Environmental
Impact Report (85-2), previously certified on March
17, 1986 as modified by subsequently adopted
supplements and addenda, was considered prior to
approval of this project. The City Council hereby
finds: this project is within the scope of the
East Tustin Specific Plan previously approved; the
effects of this project, relating to grading,
drainage, circulation, public services and
utilities, were examined in the Program EIR. All
feasible mitigation measures and alternatives
developed in the Program EIR are incorporated into
this project. The Final EIR, is therefore
determined to be adequate to serve as a Program EIR
for this project and satisfies all requirements of
the California Environmental Quality Act.
1
3
4
5
G
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
2E
2(
21
2f
Resolution No. 90-74
Page 2
Applicable mitigation measures identified in the
Final EIR have been incorporated into this project
which mitigates any potential significant
environmental effects thereof. The mitigation
measures are identified as Conditions on Exhibit A
of Planning Commission Resolution No. 2782
recommending approval of Vesting Tentative Tract
Map 14110 and Exhibit A of Planning Commission
Resolution No. 2781, approving Design Review 89-
72.
PASSED AND ADOPTED by the City Council of the City of
Tustin, at a regular meeting on the 2nd day of July,
1990.
MARY WYNN
City Clerk
RICHARD B. EDGAR
Mayor
1
V
3
4
5
G
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
RESOLUTION NO. 90-75
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN APPROVING VESTING TENTATIVE TRACT
MAP NO. 14110
The City Council of the City of Tustin does hereby
resolve as follows:
I. The City Council finds and determines as follows:
A. That Vesting Tentative Tract Map No. 14110 was
submitted to the Planning Commission by LDM
Development, for consideration.
B. That a public hearing was duly called, noticed
and held for said map on June 11, 1990 before
the Planning Commission.
C. That an Environmental Impact Report (EIR 85-
2 for the East Tustin Specific Plan) has been
certified in conformance with the requirements
of the California Environmental Quality Act
for the subject project area.
D. That the proposed subdivision is in
conformance with the Tustin Area General Plan,
adopted East Tustin Specific Plan, Development
Agreement and Subdivision Map Act as it
pertains to the development of single family
detached dwellings.
E. The 1.0836 acres of parkland required for this
development was previously dedicated with
recordation of Tract 12870.
F. That the City has reviewed the status of the
School Facilities' Agreement between the Irvine
Company and the Tustin Unified School
District, the East Tustin'Specific Plan, EIR
85-2 with subsequently adopted supplements and
addenda, the impacts of Vesting Tentative
Tract 14110 on School District facilities, and
reviewed changes in State law, and finds and
determines that the impacts on School District
facilities by approval of this map are
adequately addressed.
31
4
5
6
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
Resolution No. 90-75
Page 2
G. That the site is physically suitable for the
type of development proposed.
H. That the site is physically suitable for the
proposed density of development.
I. That the design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially and avoidably injure fish or
wildlife in their habitat.
J. That the design of the subdivision or the type
of improvements proposed will not conflict
with easements acquired by the public -at -
large, for access through or use of the
property within the proposed subdivision.
K. That the design of the subdivision or the
types of improvements proposed are not likely
to cause serious public health problems.
II. The City Council hereby approves Vesting Tentative
Tract Map No. 14110 subject to the conditions
attached hereto as Exhibit A, of Planning
Commission Resolution 2782, incorporated herein by
reference.
PASSED AND ADOPTED at a regular meeting of the Tustin
City Council, held on the 2nd day of July, 1990.
MARY WYNN
City Clerk
RICHARD B. EDGAR
Mayor
1
2
3
4
5
G
7
8
J
10
11
12
13
14
15
1G
17
18
19
20
21
22
23
24
25
26
27
28
RESOLUTION NO. 2781
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, CONDITIONALLY
APPROVING DESIGN REVIEW 89-72 FOR A PROJECT
WITH 129 CONDOMINIUM DWELLING UNITS ON 9.50
ACRES ON TRACT 14110
The Planning Commission of the City of Tustin does
hereby -resolve as follows:
I. The Planning Commission finds and determines as
follows:
A. That a proper application, Design Review 89-
72 was filed by LDM Development requesting
approval of a 129 condominium dwelling project
on a 9.50 acre site identified as Tract 14110.
B. That a public hearing was duly called, noticed
and held on said application on June 11, 1990.
C. Pursuant to Section 9272 of the Tustin
Municipal Code, the Commission 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, or the occupancy as a
whole. In making such findings, the
Commission has considered at least the
following items:
1. Height, bulk and area of building
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.
1
2
3
4
5
6
7
8
9
10
11;
1211
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
Resolution No. 2781
Page 2
9. Location and appearance of equipment
located outside of an enclosed structure.
10. Physical relationship of proposed
structures to existing structures in the
neighborhood.
11. Appearance and design relationship of
proposed structures to existing
structures and -possible future structures
in the neighborhood and public
thoroughfares.
12. Development Guidelines and criteria as
adopted by the City Council.
II. The Planning Commission hereby conditionally
approves Design Review 89-72 authorizing
construction of a 129 condominium project subject
to the conditions contained in Exhibit A. attached
hereto.
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission, held on the lith day of June, 1990.
D ALD LE JEUNI
oe Chairman
PENN—iAMLEY0,
Secretary
Exhibit A
Resolution No. 2781
Page 2
(2) B. Preliminary 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. Final grading and specifications consistent with the
(3) site plan and landscaping plans and prepared by a
registered civil engineer for approval by the
Community Development Department. Subject grading
submittal shall comply with all requirements of
Condition 4.1, contained in Exhibit A of Planning
Commission Resolution No. 2782.
D. Information, plans and/or specifications to ensure
satisfaction of Conditions 1.1, 1.21 1.3, 1.4, 1.51
and 1.6 of Exhibit A of Planning Commission
Resolution No. 2782.
E. Information plans and/or specifications to ensure
compliance with Conditions 5.1, 5.2, 5.31 5.4, 5.5,
and 5.6 of Exhibit A of Planning Commission
Resolution No. 2782.
F. A model complex plan identifying all temporary
fencing, landscaping, elevation alterations, parking
facilities and other temporary model complex
facilities subject to approval of Community
Development Department.
(2) G. A detailed acoustical noise study prepared by a
(3) qualified acoustical expert shall be subject to
review and approval by the Community Development
Department to insure that interior noise levels do
not exceed a maximum of 45 dBa's. The report and
any subsequent field inspection shall comply with
Condition 6.1 and 6.2 of Exhibit A of Planning
Commission Resolution No. 2782.
(1) 2.2 Applicant shall be permitted to obtain grading permits
and building permits for model unit construction prior
to approval of Final Map 14110 provided all Building Code
requirements have been met including Public Works, Fire
Department and Community Development Department
requirements and approvals.
Exhibit A
Resolution No. 2781
Page 3
(1) 2.3 Architectural plans shall not be submitted for plan check
unless -accompanied by a letter approving proposed design
by the'Irvine Company.
SITE AND BUILDING CONDITIONS
(4) 3.1 -The site plan shall be modified as follows:
*** A. Provide a 36 inch enriched pavement on one side of
the main loop and to stub drives auto courts
adjacent to the park entry. Said details of the
improvements shall be shown on the site and
landscaping plans and subject to approval of the
Community Development Department during plan check.
(4) 3.2 Modify building elevations and proposed exterior
materials as follows:
A. Provide exact details for exterior doors and window
types and treatments (i.e., framing color, glass
tint) .
B. Provide multi -paned on all windows as originally
submitted.
C. Indicate location of exterior utility meters and
include screening details. Screening adequacy,
appearance and compatibility shall be subject to
approval of the Community Development Department.
(1) 3.3 All exterior colors to be used shall be subject to review
(4 ) and approval of the Director of the Community Development
Department. All exterior treatments shall be coordinated
with regard to color, materials and detailing and noted
on submitted construction plans and elevations shall
indicate all colors and materials to be used.
(1) 3.4 Note on final plans that a six -foot -high chain linked
fence shall be installed around the site prior to
building construction stages. Gated entrances shall be
permitted along the perimeter of the site for
construction vehicles.
(1) 3.5 All mechanical and electrical fixtures and equipment
(4) shall be adequately and decoratively screened. The
screen shall be considered as an element of the overall
Exhibit A
Resolution No. 2781
Page 4
design of the project and shall blend with the
architectural design of buildings. All telephone and
electrical boxes shall be indicated on the building plans
and shall be completely screened. Electrical
transformers shall be located toward the interior of the
project maintaining a sufficient distance to minimize
visual impacts on entry points along La Colina Drive and
Greenway Drive. AC units shall be screened from view by
architectural features where visible from the loop road
or auto courts.
3.6 Exterior elevations of the buildings shall indicate any
fixtures or equipment to be located on the roof of the
building, equipment heights and type of screening.
(1) 3.7 All on-site perimeter walls shall be constructed by
(3) subdivider. Provide drawings indicating wall materials,
(4) cap and other decorative treatments, and color. Walls
*** must be consistent with wall concepts approved for Tract
12870.
(1) 3.8 Submit mailbox architectural detail indicating color and
(4) exterior treatment (number of coats of paint, wear and
durability features) for review and approval of the
Community Development Department.
(1) 3.9 The applicant shall provide a letter from Great Western
(5) Reclamation indicating that the proposed design of the
trash enclosures would accommodate future recycling
efforts which are anticipated by Great Western
Reclamation.
LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS
(1) 4.1 Submit at plan check complete detailed landscaping and
(7) irrigation plans for all landscaping areas, including the
model complex, consistent with adopted City of Tustin
Landscaping and Irrigation Submittal Requirements.
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 berming details, soil preparation, staking, etc. The
irrigation plan shall show location and control of
Exhibit A
Resolution No. 2781
Page 5
backflow prevention devices, pipe size, sprinkler type,
spacing: and coverage. Details for a l l equipment must be
provided. Show all property lines on the landscaping and
irrigation plan, public right-of-way areas, sidewalk
widths, parkway areas, and wall locations. The
Department of Community Development may request minor
substitutions of plant materials or request additional
sizing or quantity materials during plan check. Note on
landscaping plan that coverage of landscaping and
irrigation materials is subject to field inspection at
project completion by the Department of 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,
ground cover on large areas along is not acceptable.
B. Provide a minimum of one 15 gallon size tree for
every 30 feet of property line along the westerly
property boundary.
C. Shrubs shall be a minimum of 5 gallon size and 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. Buffer driveway and parking areas with landscaping
berms when possible.
H. Earth mounding is essential and must be provided to
applicable heights whenever it is possible in
conjunction with the submitted landscaping plan.
Exhibit A
Resolution No. 2781
Page 6
Earth mounding should be particularly provided at
project entries.
I . Major points of entry to the project, courtyards and
pedestrian internal circulation routes shall receive
specimen trees to create an identification theme.
J. Landscape adjacent to the private park site shall
be coordinated with park landscaping. Perimeter
walls should be treated with vines in order to
relieve large expanses of walls with adding greenery
and color. Vine should be informally grouped with
training devices installed.
(1) 4.3 Screening adjacent to roadways, whenever possible, shall
(7) compliment the architecture, color and construction
(4) material of primary buildings on the site.
(1) 4.4 All walls, fences or landscaping adjacent to streets
(7) should be designed to provide adequate sight distance for
(4) vehicles exiting the tract via the private streets.
4.5 Provide details, colors, and materials for all exterior
walkways, stairs and walls. Design interior walkways to
create a reinforced pedestrian corridor with accessory
landscaping treatment.
4.6 Entryways to the project site should be focal points.
In addition to larger tree treatments these areas should
be provided with a variety of color and treatment of
landscaping as well as an incorporation of special
decorative signage or pavement treatment (i.e., walls,
gates, lighting, etc.).
(1) 4.7 A complete, detailed project sign program including
(4) design, location, sizes, colors, and materials shall be
approved by the Irvine Company then submitted for review
and approval by the Department of Community Development.
The sign program shall include temporary and permanent
project identification, addressing and street signs.
Address signs shall be automatically illuminated.
(1) 4.8 Indicate lighting scheme for project, note locations of
all exterior lights and types of fixtures, lights to be
installed on buildings shall be a decorative design. No
Exhibit A
Resolution No. 2781
Page 7
lights shall be permitted which may create any glare or
have a -negative impact on adjoining properties. The
location and types of lighting shall be subject to the
approval of the Director of Community Development.
FEES
(1) 5.1 Payment of all fees required in Condition 9.3 of Exhibit
(G) A of Planning Commission Resolution No. 2782.
CEJ:kbc
1 RESOLUTION NO. 2782
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN RECOMMENDING TO THE TUSTIN CITY
3 COUNCIL APPROVAL OF VESTING TENTATIVE TRACT
MAP NO. 14110
4
.The Planning Commission of the City of Tustin does
5 hereby resolve as follows:
6 I. The Planning Commission finds and determines as
follows:
7
A. That Vesting Tentative Tract Map No. 14110 was
8 submitted to the Planning Commission by LDM
Development, for consideration.
0 i
B. That a public hearing was duly called, noticed
10 and held for said map on June 11, 1990.
11 C. That an Environmental Impact Report (EIR 85-
2 for the East Tustin Specific Plan) has been
12 certified in conformance with the requirements
of the California Environmental Quality Act
13 for the subject project area.
14 D. That the proposed subdivision is in
conformance with the Tustin Area General Plan,
15 adopted East Tustin Specific Plan, Development
Agreement and Subdivision Map Act as it
1G pertains to the development of single family
detached dwellings.
17
E. The 1.0836 acres of parkland required for this
18 development was previously dedicated with
recordation of Tract 12870.
1J
F. That the City has reviewed the status of the
20 School Facilities Agreement between the Irvine
Company and the Tustin Unified School
21 District, the East Tustin Specific Plan, EIR
85-2 with subsequently adopted supplements and
22 addenda, the impacts of Vesting Tentative
Tract 14110 on School District facilities, and
23 reviewed changes in State law, and finds and
determines that the impacts on School District
24 facilities by approval of this map •are
adequately addressed.
25
26
27
28
1
2'
3
4
5
6
7
8
J
10
11
12
13
14
15
1G
17
18
19
20
21
22
23
24
25
26
27
28
Resolution No. 2782
Page 2
G. That the site is physically suitable for the
type of development proposed.
H: That the site is physically suitable for the
proposed density of development.
I. That the design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially and avoidably injure fish or
wildlife in their habitat.
J. That the design of the subdivision or the type
of improvements proposed will not conflict
with easements acquired by the public -at -
large, for access through or use of the
property within the proposed subdivision.
K. That the design of the subdivision or the
types of improvements proposed are not likely
to cause serious public health problems.
II. The Planning Commission hereby recommends to the
City Council approval of vesting Tentative Tract
Map No. 14110 subject to the conditions attached
hereto as Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission, held on the lith day of June, 1990.
PENN OLEY,
Secretary
DaNALD LE JEUN
Chairman
EXHIBIT A
VESTING TENTATIVE TRACT MAP 14110
RESOLUTION NO. 2782
CONDITIONS OF APPROVAL
PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS
(1) 1.1 Prior. to recordation of final map, the Subdivider shall,
(2) prepare plans for and construct or post security guaranteeing
(3) construction of all public and/or private, infrastructure
(6) improvements within the boundary of said tract map in
conformance with applicable City standards, including but
not limited to the following:
A. Curb and gutter/cross gutters
B. -Sidewalks including access facilities for physically
handicapped persons
C. Drive aprons/approach
D. Street paving
E. Street signing and paving
F. Landscaping/irrigation facilities
G. Sanitary sewer service facilities
H. Domestic water service facilities
I. Reclaimed water service facilities
J. Utility connections (i.e., gas, electric, telephone,
and cable T.V. facilities)
K. Traffic signal systems and other traffic control
devices
L. Street and paseo lighting
M. Storm drains and subdrains (* The storm drain facilities
within this tract will be private drains to be maintained
by homeowner's association)
N. Undergroundingof existing and proposed utility
distribution lines
0. Lot monumentation
P. Fire hydrants
(1) 1.2 The amount of acceptable security for construction of public
(6) improvements shall be also reviewed and approved by the Public
Works Department. The amount and acceptable security for
private improvements shall be reviewed and approved by the
Building Official.
---------------------------------------------------------------
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. 2782
Page 2
(1) 1.3 All construction within a public right-of-way and/or public
easement must be shown on a separate 24" X 36" plan with all
construction referenced to applicable City, County, or Irvine
Ranch Water District standard drawing numbers.
(1) 1.4 All changes in existing curbs, gutters, sidewalks and other
(6) public improvements shall be responsibility of subdivider.
(1) 1.5 Preparation of plans for and construction of:
(2)
(6) A. All sanitary sewer facilities must be submitted as
required by the City Engineer and local sewering agency.
These facilities shall include a gravity flow system per
standards of the Irvine Ranch Water District. Terminal
sewer manholes shall be provided at property line, plus
master water metering at both entryways.
B. A domestic water system must be to the standards of the
Irvine Ranch Water District/City of Tustin Water Service,
whichever is applicable at the time of plan preparation.
Improvement plans shall also be reviewed and approved by
the Orange County Fire Department for fire protection
purposes. The adequacy and reliability of water system
design and the distribution of fire hydrants will be
evaluated. The water distribution system and
appurtenances shall also conform to the applicable laws
and adopted regulations enforced by the Orange County
Health Department. Any required reclaimed water systems
shall be to the standards as required by the Irvine Ranch
Water District.
(1) 1.6 Proposed private streets shall be designed to the
(5) following specifications:
(6)
A. All proposed streets shall be designed in
substantially the same width and alignment as shown
on the approved vesting tentative map unless
modified and approved by the Directors of Community
Development and Public Works.
B. All private streets and drives shall be constructed
in accordance with City requirements in terms of
type and quality of materials used.
C. Parking shall not be permitted on private streets
other than as approved by the Police and Fire
Exhibit A
Resolution No. 2782
Page 3
Departments. Signage and red curbing shall be
installed where appropriate.
E. Street names are subject to approval of the Tustin
Street Naming Committee and Community Development
Department.
(1) 1.7 Private streets, storm drain, water & sewer improvement plans
(6) shall comply with the "City of Tustin" Minimum Design
(8) Standards for on-site Private Street and Storm Drain
Improvements.
DEDICATIONSZRESERVATIONS,(EASEMENTS
(1) 2.1 The subdivider shall satisfy dedication and/or reservation
(2) requirements as applicable, including but not limited to
(5) dedication of all required street and flood control
(6) right-of-way easements, vehicular access rights, sewer
(8) easements and water easements defined and approved as to
specific location by the City Engineer and other appropriate
agencies.
CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT-OF-WAY
(1) 3.1 Prior to recordation of the final map, subdivider shall post
(2) with the Community Development Department a minimum $2,500
(6) cash deposit or letter of credit to guarantee the Sweeping of
streets and clean-up of streets affected by construction
activities. In the event this deposit is depleted prior to
completion of development or City appearance of public
streets, an additional incremental deposit will be required.
(1) 3.2 Any damage done to existing street improvements and utilities
(6) shall be repaired before acceptance of the tract and/or
issuance of a Certificate of Occupancy for the development on
any parcel within the subdivision.
(1) 3.3 Prior to any work in the public right-of-way, an Excavation
Permit must be obtained from and applicable fees paid to the
Public Works Department.
Exhibit A
Resolution
Page 4
No. 2782
GRADINGIGENERAL
(1) 4.1 Prior to isstiiance of grading permits:
(2)
(6) A. A detailed soils 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.
B. Preparation and submittal of a grading plan subject to
approval by the Department of Community Development
.delineating the following information:
1. Methods of drainage in accordance with all
applicable City standards.
2. All recommendations submitted by geotechnical or
soils engineer and specifically approved by them.
3. Compliance with conceptual grading shown on
tentative tract map.
4. A drainage plan and necessary support documents such
as hydrology calculations to comply with the
following requirements:
a. Provision of drainage facilities to remove any
flood hazard to the satisfaction of the City
Engineer which will allow building pads to be
safe from inundation from rain fall which may
be expected from all storms up to and including
the theoretical 100 year storm and dedication
of any necessary easements' on the final map as
required.
b. Elimination of any sheet flow and ponding
across lot lines.
C. Provision of drainage facilities to protect the
lots from any high velocity scouring action.
d. Provision for tributary drainage from adjoining
properties.
5. 'All flood hazard areas of record.
6. A note shall be placed on the grading plan requiring
Community Development Department approval of rough
grading prior to final clearance for foundations.
The Department will inspect the site for accuracy
of elevations, slope gradients, etc. and may require
certification of any grading related matter.
Exhibit A
Resolution
Page 5
No. 2782
C.
7. Note on plans that a qualified paleontologist/
archeologist, as appropriate, shall be present
during rough grading operations. If resources are
found, work shall stop in the affected area and all
resources shall be excavated or preserved as deemed
appropriate or as recommended by the
paleontologist/archeologist subject to review and
approval by the Department of Public Works and
Community Development. All "finds" shall be
reported immediately to the Department of Community
Development. The paleontologist/archeologist shall
attend the pregrade construction meeting to ensure
that this condition and necessary procedures in the
event of a "find" are explained.
8. Preparation of a sedimentation and erosion control
plan for all construction work related to the
subject tract including a method of control to
prevent: dust and windblown earth problems.
Submittal of a construction traffic routing plan to be
reviewed and approved by the Director of Public,Works.
(1) 4.2 All earthwork shall be performed in accordance with the City
(3) of Tustin Municipal Codes and grading requirements.
FIRE DEPARTMENT
(1) 5.1 Prior to the recordation of a final tract map, water
(4) improvement plans shall be submitted to and approved by the
(5 ) Fire Chief for adequate fire protection and financial security
posted for the installation. The adequacy and reliability of
water system design, location of valves, and the distribution
of fire hydrants will be evaluated in accordance with
Insurance Services Office suggested standards contained in the
"Grading Schedule" for Municipal Fire Protection.
(1) 5.2 Prior to the issuance of building permits for combustible
(4) construction, evidence that adequate water supply for fire
(5) protection is available shall be submitted to and approved by
the Fire Chief. Fire hydrants shall be in place and
operational to meet required fire -flow prior to commencing
construction with combustible materials.
(1) 5.3 Prior to the issuance of any building permits, a construction
(4) phasing plan shall be submitted to and approved by the Fire
Exhibit A
Resolution No. 2782
Page 6
(5 ) Chief-. The purpose of this review is to evaluate the adequacy
of emergency vehicle access for the number of dwelling units
served.
(1) 5.4 Prior to the issuance of any building permits, all underground
(4) piping for automatic fire extinguishing systems shall be
(5) approved. Plans for an automatic fire extinguishing system
shall be approved by the Fire Chief prior to installation.
Such systems shall be operational prior to the issuance of a
certificate of use and occupancy.
(1) 5.5 Prior to the issuance of any certificates of use and
(4) occupancy, the private street shall be red curbed and posted
(5) "No Parking --Fire Lane" as per 1988 Uniform Fire Code Section
10.207 in a manner meeting the approval of the County Fire
Chief.
(1) 5.6 A manual and automatic fire alarm system and fire sprinklers
(4) shall be installed as required by the 1988 Uniform Fire Code
(5) Section, as amended.
NOISE
(1) 6.1 Prior to the issuance of any building permits:
(2)
(3) A. A final acoustical analysis report describing the
acoustical design features of the structures required to
satisfy the exterior and interior noise standards shall
be submitted to the Tustin Community Development
Department for approval along with satisfactory evidence
which indicates that the sound attenuation measures
specified in the approved acoustical report (s) have been
incorporated into the design of the project. The
acoustical analysis shall be prepared by an expert or
authority in.the field of acoustics.
All residential lots and dwellings shall be sound
attenuated against present and projected noises, which
shall be the sum of all noise impacting the project, so
as not to exceed an exterior standard 65 dBa CNEL in
outdoor lighting areas and an interior standard of 45 dBa
CNEL in all habitable rooms is required. Evidence
prepared under the supervision of an acoustical
consultant that these standards will be satisfied in a
manner consistent with applicable zoning regulations
Exhibit A
Resolution No. 2782
Page 7
shall be provided.
(1) 6.2 Prior to issuance of any Certificates of Use or Occupancy,
(3) field testing in accordance with the Title 25 regulations may
be required by the Building Official to verify compliance with
STC and IIC design standards.
(1) 6.3 All construction operations including engine warm up shall be
(9) subject to the provisions of the City of Tustin Noise
Ordinance and shall take place only during the hours of 7:00
a.m. until 6:00 p.m., Monday through Friday or other times
that the Building Official determines will be 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.
CC&R'8
(1) 7.1 Prior to approval of the final map, all organizational
(3) documents for the project including any deed restrictions,
(8) covenants, conditions, and restrictions shall be Submitted to
(9) and approved by the Community Development Department and City
Attorney's Office. Costs for such review shall be borne by
the subdivider. A copy of the final documents shall be
submitted to the Community Development Department after their
recordation. CC&R's shall include but not be limited to the
following provisions:
A. Since the City is interested in protecting the public
health and safety and ensuring the quality and
maintenance of common areas under control of a
Homeowner's Association, the City shall be included as
a party to the CC&R's for enforcement purposes of those
CC&R provisions in which the City has interest, as
reflected by the following B through N. However, the
City shall not be obligated to enforce the CC&R's.
B. The requirement that association bylaws be established.
C. Provisions for effective establishment, operation,
management, use, repair and maintenance of all common
areas and facilities including landscaped areas and lots,
walls and fences, private roadways and infrastructure
(i.e., walks, sewer and water), and paseos.
D. Membership in any Homeowner's Association and Master
Exhibit A
Resolution No. 2782
Page 8
Association shall be inseparable from ownership in
individual lots.
E. Architectural controls shall be provided and may include
but not be limited to provisions regulating exterior
finishes, roof materials, fences and walls, accessory
structures such as patios, sunshades, trellises, gazebos,
•awnings, room additions, exterior mechanical equipment,
television and radio antenna.
F. Maintenance standards shall be provided for applicable
items listed in Section C above in CC&R's. Examples of
maintenance standards are shown below:
(1) All common area landscaping and private lawn areas
visible from any public way shall be properly
maintained such that they are evenly cut, evenly
edged, free of bare or brown spots, free of debris
and free of weeds above the level of the lawn. All
planted areas other than lawns shall be free of
weeds, dead vegetation and debris. All trees and
shrubs shall be trimmed so they do not impede
pedestrian traffic along the walkways. Trees shall
be pruned so they do not intrude into neighboring
property and shall be maintained so they do not have
droppings or create other nuisances to neighboring
property. All trees shall also be root pruned to
eliminate exposed surface roots and damage to
sidewalks, driveways and structures.
(2) All private roadways, sidewalks and paseos shall be
maintained so that they are safe for users.
Significant pavement cracks, pavement distress,
excessive slab settlement, abrupt vertical
variations and debris on travel ways should be
removed or repaired promptly.
(3) Common areas shall be maintained in such a manner
as to avoid the reasonable determination of a duly
authorized official of the City that a public
nuisance has been created by the absence of adequate
maintenance such as to be detrimental to public
health, safety, or general welfare, or that such a
condition of deterioration or disrepair cause harm
or is materially detrimental to property values or
improvements within the boundaries of the
Exhibit A
Resolution No. 2782
Page 9
subdivision and Homeowner's Association, to
surrounding property, or to property or improvements
within three hundred (300) feet of the property may
also be added as alternative language.
G. Homeowner's Association approval of exterior improvements
requiring a building permit shall be obtained prior to
requesting a building permit from the City of Tustin
Community Development Department. All plans for exterior
improvements shall conform to requirements set forth by
the City and the CC&R' s . All plans submitted to the City
shall bear the Association's stamp and authorized
signature of approval.
H. Residents shall not store or park any non -motorized
vehicles, trailers or motorized vehicles that exceed 7
feet high, 7 feet wide and 19 feet long in any parking,
driveway or private street area except for purpose of
loading, unloading, making deliveries or emergency
repairs except that the Homeowner's Association may adopt
rules and regulations to authorize exceptions.
Additionally, no non -motorized vehicles, trailers or
motorized vehicles shall be allowed to overhang onto any
public or private street within the development. There
shall be no parking permitted on driveways that are 9 to
19 feet in length.
I. 258 parking spaces shall be permanently and irrevocably
assigned to individual condominium units at a rate of 2
parking spaces per dwelling. An additional 65 guest
parking spaces shall be established and maintained within
the common area and shall be marked and used for guest
parking only.
J. Condominium units shall not have separate external
television and radio antennas. Either a central antenna
shall be provided with connections to each unit via
underground or internal wall wiring, or each unit shall
be prewired and served by an underground cable antenna
service provided by a company licensed to provide such
service within the City.
K. The Homeowner's Association shall maintain membership in
and assume all corresponding duties and responsibilities
of the established Master Homeowner's Association for
purposes of maintaining Greenway Drive and La Colina
Exhibit A
Resolution No. 2782
Page 10
Drive, and gated private streets.
L. The Association shall be responsible for establishing and
following procedures for providing entry gate access to
the public utilities for maintenance of their facilities
within the project area, subject to those agencies'
approval.
M. All utility services serving the site shall be installed
and maintained underground.
N. The Association shall be required to file the names,
addresses, and telephone numbers of at least one member
of the Association Board and where applicable, a Manager
of the project before January lst of each year with the
City of Tustin Community Development Department for the
purpose of contacting the association in the case of
emergency or in those cases where the City has an
interest in CC & R violations.
O. Disclosure information related to aircraft noise
impacting the subdivision, as approved by the City of
Tustin Community Development Department.
P. Perimeter project block walls to be constructed on
private property shall be maintained and replaced, if
necessary by a Homeowner's Association. This shall not
preclude a Homeowner's Association from assessing charges
to individual property owners for structural damage to
the wall or fence.
Q. No amendment to alter, modify, terminate or change the
Homeowner's Association's obligation to maintain the
common areas and the project perimeter wall or other CC&R
provisions in which the City has an interest, as noted
above, or to alter, modify, terminate or change the
City's right to enforce maintenance of the common areas
and maintenance of the project perimeter wall, shall be
effective without the prior written approval of the City
of Tustin Community Development Department.
R. This document is also part of a Master Association which
is responsible for, among other items, maintenance of the
private park located on Lot 31, Tract 12870.
TENANTIHOMEBUYER NOTIFICATION
Exhibit A
Resolution No. 2782
Page 11
(1) 8.1 Prior to issuance of Certificate of Occupancy:
(2)
A. A document separate from the deed, which will be, an
information notice to future tenants/homebuyers of
aircraft noise impacting the subdivision, shall be
recorded. The notice shall further indicate that
additional building upgrades may be necessary for noise
attenuation. This determination to be made as
architectural drawings become available and/or where
field testing determines inadequate noise insulation.
B. The Subdivider shall submit for review and approval of
content by the Director of Community Development, a copy
of rental/sales literature for the residential project
with the approved aircraft/helicopter noise statement and
the approved schools notification statement, printed on
it. Any changes to the rental/sales literature after
initial City approval shall be submitted to the Director
of Community Development for approval.
C. The subdivider shall provide the City with a copy of the
approved aircraft/helicopter noise statement which shall
contain a disclosure document on aircraft notification.
Said document must be signed by each tenant/homeowner
prior to occupancy of any unit. The content of the
statement shall be approved by the Director of Community
Development prior to circulation.
D. The developer shall provide the City with a schools
notification statement which shall be reviewed and
approved by the Director of Community Development and
participation by the governing school district which
shall indicate:
(1) The location of existing and proposed elementary,
middle and high schools which will serve the
subdivision (text and map).
(2) .Notice to homebuyers that proposed school sites may
never be constructed.
E. The Subdivider shall provide the City with a statement,
signed by each tenant/homebuyer, containing a
comprehensive description of all private and public
improvements and developments adjacent to or in close
Exhibit A
Resolution No. 2782
Page 12
proximity to the proposed development.
(1) 8.2 Subdivider shall notify all potential homebuyers of the
(6) following Assessment/Maintenance Districts affecting the
property:
A. Assessment District 86-2
B. City of Tustin 1982 Landscaping and Lighting District as
amended.
FEES
(1) 9.1 Prior to recordation of any final map, Subdivider shall pay
(3) plan check and inspection fees for all public and/or private
(6) infrastructure improvements within City's responsibility
(9) excluding those financed by an Assessment District.
(1) 9.2 Prior to issuance of certificates of use or occupancy, the
(6) Subdivider shall pay all costs related to the calculation of
the revised parcel assessments, the preparation of the revised
assessment diagram and other required administrative duties
related to any Assessment Districts applicable to the
subdivision.
(1) 9.3 Prior to issuance of any building permits, payment shall be
(3) made of all required fees including:
(6)
(9) 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.
Exhibit A
Resolution No. 2782
Page 13
F. School facilities fee to the Tustin Unified School
District subject to any agreement reached and executed
between'the District and the Irvine Company.
G. Required East Tustin Facility Fees as may be adjusted to
reflect cost of living increases prior to issuance of
building permits:
•1) Civic Center Expansion Fee
2) Irvine Boulevard Widening Fee
3) Fire Protection Facility Fee
GENERAL
(1) 10.1 Within 24 months from tentative map approval, the Subdivider
shall file with appropriate agencies, a final map prepared in
accordance with subdivision requirements of the Tustin
Municipal Code, the State Subdivision Map Act, and applicable
conditions contained herein unless an extension is granted
pursuant to Section 9335.08 of the Tustin Municipal Code.
(1) 10.2 Prior to occupancy of units, the Subdivider shall record a
final map in conformance with appropriate tentative map.
(1) 10.3 Prior to final map approval.
A. Subdivider shall submit a current title report.
B. Provision for landscaping maintenance of landscape lots,
paseos and easements adjacent to project private streets
shall be the responsibility of the' adjoining property
owners and/or Homeowner's Association of Tract 14110.
C. Subdivider shall submit a duplicate mylar of the Final
Map, or 8 1/2 inch by 11 inch transparency of each map
sheet prior to final map approval and "as built" grading,
landscape and improvement plans prior to Certificate of
Acceptance.
(1) 10.4 Subdivider shall conform to all applicable requirements of the
State Subdivision Map Act, the City's Subdivision ordinance,
in the East Tustin Specific Plan and Development Agreement,
EIR 85-2, and applicable conditions for Final Map 12870.
(1) 10.5 The cumulative number of residential units for which
(9) certificate of occupancy may be issued shall not exceed the
(5) cumulative total of square feet of occupied revenue generating
Exhibit A
Resolution No. 2782
Page 14
( 2 ) uses; or equivalents as shown in the East Tustin Specific Plan
Development Agreement.
10.6 Prior to release of building permits, all conditions of
approval of Design Review 89-72 of the subject project shall
be complied with as shown on Exhibit A attached to Resolution
No. 2781 and incorporated herein by reference. However,
applicant will be permitted to obtain building permits for
model unit construction prior to approval of Final Map 14110
provided all Building Code requirements have been met
including Public Works, Fire Department and Community
Development Department requirements and approvals.
10.7 The subdivider of Lots 11,
subsequently the project
maintain membership in the
Association.
CEJ:kbc
M, O and P of Tract 12870, and
Homeowner's Association shall
established Master Homeowner's
z
3
- � f
0
Ovom
=
Q
MISRL
ti •
7 Z
CL W
LLJ
^r^.
♦ AtM
I,
\
\� V
O
z
3
- � f
0
Ovom
=
Q
MISRL
7 Z
CL W
LLJ
^r^.
a { 3
/ �J4WME
3 S �r ° * {moi 1� ':ti;� _ `� =�• `i r� �? 1 _l='�.''
S r��� '' •�.-`1:����.�_1.:.-��- ��',•^L ��i�•� I\ L,, = J "���lll�'_ al-••: s=1�
<��.
� /' ' �-� •ti _..1�_1�� X4;:1 � .s
ad
V4
��•,� � }
^t+�7.
lfr tI i`� 1- -Q ,.-=- •mss 1 i
+Y
f }
f• -
V
Ovom
HDNV W
MISRL
♦ AtM
I,
\
\� V
O
+Y
f }
f• -
V
f%4
<
Z2�
vj
LLJ 6
Or
yw
CL
Atm-
-21
1XI r.
-GYM H--INVII r4lsrlL
W`
ce
0
co
F-
0
H
U
W
V)
GL
0
U
0
F-
A
0
U
W
N
i
V F.
OVOb d001 g Q
J
G.
fn
< z.
W � O
i
Q
CL V
i
V F.
OVOb d001 g Q
J
G.
fn
CL
0
pz
W
w TM
9
>
w
Z If
51
C0 z
LIJIII rlrZL
LL
icy
z
LN
CL
0
pz
W
w TM
9
>
w
Z If
51
C0 z
LIJIII rlrZL
LL
ui
CL Ix
-C I
1_-' 1 - I f 4 " 't . ! - w : I m
w
7 cc
IL
r
C_
z UP
0•
cr, w
tu
u) um 0
z
_j
ta0 - -- ---
ui
0
N4 mi
0
t
e (n IL 8 2 i I
0
cc
z
m
z M2.
0
-17
;,N
10
k 3
up
N,
-7'
4.
LOT
12;
41
_GVOU MONVU Nlisni
41 7
t 101
I rf. lVllN3QlS3U A11SN30 MOI
w
i►; 1 . o
Wcr
N I
3 QIP
z
7� e' 7 Q 7
�v w
� � H
I ¢p
4K
� z
7 � s
.� e
w
a O
IL
C4 =� /
OVOU NONVU Nlism �
Ln
/I,,-
Lu
-
W
W
�V
O
O
11 eu �
J f'
f
EL
W I I W
f F
3 W = Da
W CC U O O=
W L
O O
1 19
T.
W it
W M I J i ��• ,
• �» W - f� . t1 ' .. ill- l
2,3
<
1
� IFI ! � We i' __ C IL � � •
Ou
W 1MAyy f J p_ \ - I •
< `
at
lowo �' a �- �. , •+ .f-.�"'�
► G 3
o_
i j V 0 7�
100
0
Z
W
a
W
J
J
0
cC13
C
N
W
W
r~
avow
1 A [A ••.1�
to
qq db
'eq
f
n io
J �A•
�Sll
!Six,
L
�5
VIE �7
NN
ZO
J
«
Jt
7
O
V
1
a�
N f
nl y,
w
y �
A
'
n
~
a
y
N
O
a
� m
V
H
1A ��'
r •lr..
Y �
H
y
• O
I
r
D o
o►
O ls
, �•� 1 \T g
Of
<
o 0
Iao s
e `.•
�
} i I s
I
�° v
y
V T
N N D O
� � ff \ten'•'" `,; � T y
•�
C♦ V 1 y
� 111
p�N
P -Cm
.sr
'Cw
7y
I
111 A r
f'
\�r,t+ . a •.',<
f. y
Nf�,•'� 'x;4:'1.
i•`�y,ti �. s.1.
r
-
IFP
fl
O
► �
�
�
Y It.
m1.
i'
• ' = �-;-
" –� �
m
�'-�-�—. �
',' I '
.II �uW
� _ _ -,__
�. I I
N
<
;a;;; Ali
1 - ___- __ '' •E�'. ill
I
.. i F1i•:.�
L•
� `
I
onDO x r7l
f DZL
1
Ctx
n
N4
T r+
_
a a
1
V
•P-�
19.01
co
,
N
O
m
� ;5lJ:
J.
TUSTIN RANCH ROAD
•
r -c 1 • \ r
If • � � a2
G
711110
N
Oc�� m,
•
^� A 9 >t m
�ii
n
.z
O a
D
17 '
voz�.
+`
=>
A .1
�> 111 S
r �
N > C
�� � N
0
0 x
z
z
r7-
< z C:
r.__ Ll -
9
zo,
>
rn t.,. IV
<
------- LAC)
rl rl f
Ir
C
.........
7T
>
Lon
ir
65'-6' (OVERALL)
N
i
Q s
O s
0 m_
fn
-4 T�
(
�
`fI -En: 0-,4
f Z
t-_ 2
a
0
*It
i I
I� r�
I I
I. I tit
D
J
0
777:
01
.n
,M�
1
62'-6• (OVERALU
I nn ..
I
�
rl
T
7a
—
1 I
L_ h
A
d
L We
t
i�||| |■
714
!%
\\
�
_�/�
���
i!\]
\/ §§
\\ \
-
E
T
-
3 3
1
��
/\
����.
!%
\\
�
_�/�
���
E
T
-
3 3
1
��
/\
����.
,^��
.1 Te
.2 0
z
---j
I�
G
c
P
n
i
Z
J
<x
11 1l
� m
W
fr
kilt
D
T O
F�;
�
O
2
Z
n
D o
G
c
P
n
innI
)Tip 11
m
n
0
z
c
8
VA
N
O
0
BIG
liars
,Sam
C�
�r
1
N7r
Q -
3
i�
-H ;!I it dit4
W. -r- k 1,
;- Of
Ilf.-y-
t-
Wzr it
-I- I ,
f
j!;!t
f I
[!.-!1 3, F
1111
��/� §j
§§
// {(
r I
-J
�J
n
'42
O gT
r D o
------------
--- -----------
- T -r ei
II
---- - - - - --
T> l
�J
--+
D
S
M
Z
n_
O
V1
C
70
T
N
N
p
_,..,
C O
�
9 m m
,)
Z
O az r-
�o O
0
>
DC
X
m
LA
1�