HomeMy WebLinkAbout05 Summary of ProjectsITEM #5
--
i,TY~~~,
p SEPTEMBER 25 2007 ~ n ~ ~' C - ~!~ ~%~
ATE: C O Cl'1 ;~5"C%
PLANNING COMMISSION
TO:
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: SUMMARY OF PROJECTS
The following is a list of projects and activities since the Summary of Projects provided at
the March 27, 2007, Planning Commission meeting. The list focuses on the status of
projects that the Planning Commission, Zoning Administrator, or Community Development
Director approved, major improvement projects, and other items of interest.
Maior Proiects Under Construction
• Conditional Use Permit 06-010 (365 West First Street): Remodeling the Shakey's
Restaurant site into a daycare center, Cathy's Kids. Project is currently in plan check.
• Prospect Village Project (191-195 East Main Street): Construction is underway.
Construction of the commercial component is anticipated to be completed by
December 2007 and the residential component is anticipated to be completed by
February 2008.
• Pacific Office Plaza (1412 and 1422 Edinger Avenue): Two new condominium office
buildings totaling 66,578 square feet of office. Building shells have been completed
and tenant improvements are currently underway.
• The Cottages/Nevis Homes (1361 EI Camino Real): Project includes construction of
93 condominium units. Building permits were issued. Phase I which consist of 30
units are nearing completion. Sales of the Phase I units are currently taking place.
Phase 2 (36 units) will begin in December 2007 and Phase 3 (27 units) will begin in
March 2008. The project is anticipated to complete by July 2008.
• Red Hill Town Homes (14421-14471 Red Hill): Project includes demolition of 57
apartment units and construction of 75 new condominium units. The City Council
approved the project on March 20, 2007. No construction plans have been submitted.
Construction is anticipated to start mid 2008.
Miscellaneous Proiects
• ACS Medical Office (12741-12791 Newport Avenue): Project includes construction of
a two-story office building. The shell building is complete. Tenant improvements are
under construction.
Summary of Projects and Activities
September 25, 2007
Page 2
• McCharles House Expansion (335 South C Street): Construction of a 500 square
foot addition to the south side of the existing restaurant and a 520 square foot
detached retail building at the rear of the property was completed in August.
• Public Storage (14861 Franklin Avenue): Design Review fora 3-story public storage
building (176,130 square feet) was approved. The permit will expire on October 12,
2007. No permit activity in progress.
• Mobile Home Park Expansion (14092 Browning): Plan checks for grading and
landscape for ten new mobile home pads is near completion.
• Tustin Strata Center (14111 Newport Avenue): Construction plans for development
of a 2,800 square foot retail building at 14111 Newport Avenue is in review.
• BIA Sign Program -Various directional signs for various housing developments within
the City's public right-of-way. Detail and construction plans are currently in plan check.
• Tustin Hacienda (240 East Third Street): Conversion of an existing resthome into a
resthome for Alzheimer patients was approved. Construction is underway and almost
completed.
• I-5 Self Storage (2631 Michelle Drive): Conversion of existing industrial buildings and
construction of new buildings to accommodate a self storage facility was approved.
Permits were issued and construction is underway.
• Office Building (12721 Newport): Building permit issued fora 5,365 square foot office
building. Construction is underway.
• Redhill Lutheran church Expansion: Conditional Use Permit and Design Review for
a school expansion to 500 students were approved by the Planning Commission.
• Nunos Brothers Retail Building (15761 Tustin Village Way): A 15,000 square foot
retail center proposed to replace a former retail center that burned down. The Design
Review proposal was approved April 16, 2007. Grading and building plans are in plan
check. No permits have been issued.
• Code Amendment 06-005: Comprehensive Sign Code amendments with emphasis
on signs in the public right of way, including real estate open house signs, protected
speech signs, political signs, and human signs. Ordinance 1321 was introduced and
had first reading on March 20, 2007.
• Comprehensive Zoning Code Amendment: Public review draft and new zoning map
are in progress.
Summary of Projects and Activities
September 25, 2007
Page 3
Zoning Administrator Actions
• Conditional Use Permit 07-004 - A request for authorization to establish a master
sign plan for the Ricoh Industrial Park located at 1101 Bell Avenue and 1100 Valencia
Avenue.
Tustin Legacy
• The District at Tustin Legacy (Vestar) (Barranca Parkway and Jamboree Road):
Rough grading permit for the 1,006,100 square foot Class A Retail Development was
issued on January 4, 2006. Approximately half of the tenants have opened to the
public since the first tenants opened in May 2007. There are five shell buildings still
under construction along with numerous ongoing tenant improvements. The majority
of construction activity is scheduled to be completed by the end of the year. There are
only two remaining restaurant pads that have not been issued building permits. Please
see attached charts for a comprehensive list of building permits issued and tenant
occupancy.
• Tustin Legacy Community Partners: Staff is continuing to work with the Shea
Properties and Centex Homes partnership as the Master Developer of approximately
805 acres to develop conceptual land use, circulation, and open space plans. The
plan and Tentative Tract Map for Neighborhood E are almost complete for zoning
Administrator and Planning Commission consideration, pending hydrology study.
Demolition and Mass Grading are underway.
• Columbus Square/Columbus Grove: Eleven Model home sites of the 14 products
are open. Construction of model home and recreational center for senior housing
(Coventry Court) is underway. Approximately 1000 permits have been issued between
the two communities. 530 homes are approved for occupancy.
• South Orange Community College District: Construction is complete and is
currently open for full registration.
• Rancho Santiago Community College District: Construction is complete and is open
for fall registration.
• Orange County Rescue Mission's Village of Hope (Lansdowne/Valencia): Building
permits were issued on May 9, 2002, for the two buildings located at 15635 and 15686
Lansdowne. A Temporary Certificate of Occupancy was issued for Phase I. Phases 2
and 3 are under construction. Construction is nearing completion. Village of Hope
address was changed to 1 Hope Drive.
Roadway Public Improvements -Public Works Department
• In December 2004, construction began for the Irvine Boulevard/Newport Avenue
Intersection Widening Project (CIP No. 7118). Project is complete with only minor items
remaining.
Summary of Projects and Activities
September 25, 2007
Page 4
• Construction of the Valencia Avenue/Armstrong Avenue Project (CIP No. 7139) started
in May 2005. The project is complete.
• After starting in October 2005, construction of the Edinger Avenue Widening Project
(CIP No. 7147) is 99 percent complete and the Newport Avenue/SR-55 Ramp
Reconfiguration Project (CIP No. 7130) is 84 percent complete.
• Design of the Tustin Library Expansion Project (CIP No. 1045) is complete and the
project is being advertised for bids.
• Design of the new trafFc signal on Portola Parkway at Citrus Ranch Park (CIP No. 4026)
is complete. Installation will be coordinated with construction of the park.
• Construction of the Pasadena Storm Drain Improvements (CIP No. 5032) between
McFadden Street and Sycamore Avenue is complete.
• Construction of the FY 2006/2007 Annual Major Maintenance Project (CIP No. 7001)
and Annual Sidewalk Repair Project (402-6235) is complete. This included the repaving
of Centennial Way between First Street and Main Street.
• Construction of the Irvine Boulevard Rehabilitation from Ranchwood Road to Jamboree
Road (CIP No. 7181) and Jamboree Road Rehabilitation from Irvine Boulevard to the
1350 feet north of Tustin Ranch Road (CIP No. 7182, 7183 and 7184) is complete.
• Preliminary design engineering is at the 65 percent level on the Red Hill Grade
Separation at the OCTA/SCRRA railway crossing (CIP No. 7175).
• Parking capacity at the Tustin Metrolink Station is now inadequate to meet peak period
demands. The City of Tustin and the Orange County Transportation Authority (OCTA)
will be executing a Cooperative Agreement for design and construction of a parking
structure within the next two years. Temporary offsite parking is being investigated.
• Construction is complete on the City Property Improvements at 450 EI Camino Real (CIP
No. 1040). Work consisted of landscaping and wooden fencing on a portion of the
previously vacant lot.
• Construction has started on the Prospect Village projects (CIP No. 7176 & 7177). Work
is complete with the exception of the public alley, which is due for completion in the fall of
2007.
• The bike trail along the railroad right of way north of Tustin Field is complete.
Attachments: Vestar Permits Update
Lennar Building Permit Status Update
Summary of Projects and Activities
September 25, 2007
Page 5
cc: William Huston
S:\Cdd\PCREPORT\SUMMARY REPORTS\SUMMARY 9-25-07.doc
o F~-
N
N Z
W
J 00
~ O
~ ~
N N
~ ch
~ O
~
~
W
.ma
a
~
~ ¢
O
~
¢ _
a
U
O
C9
o
H
O
O
W LL
W
J
a
~
Z
O
O
~
N
n
~
o
O W
~
Q
~
y
_N
Z
Z
O
V f,;
LL
~ CJ
J Z ~ m
a
U
M
~
N
~
o
rn
~ O
U
W m
~ E
v
~
F a
z
z ~
~ ~
0
w
am ~
/y
{i
cQ
CC
G ~
~
~ CO
M O
~ r~{
Cp M
M
~ a
N w
H
~ p
a
O ~ o°
LL
r
O a
N
ii Z
J
~
~
~
M
~
O
r
~
~
~
N
r
N
~
~-
C7
~
O
O
<t
m
O
.- ~-
~
~
N o
(O
O
~
a a
w
~
o
O
Z Z ;
~
Z
O
V
J
Z
"
-,
O
LL
O
U Z
~
w
D
W
a
W
>
}o
I-
=
'~
O
v
O
_
O
Z
Z
Z
J
a
H
~
o
W
w
o
J
Z
W
~
w
~
-
Q
J
Z
p
~
_
-
Q
J
Z
p
~
~
~
¢
~
(A
m
~
~
O
v
W
>
~
O
m
~
~
O
U ~
°o
~
~
W
Z
Q
a
~
Q
W
Z
E-
~
t-
W
~
~
W
>
~
d
(n
H
~
w
a
~
o
OF-
d
~
~
Cn
{-
~
w
s
~
O
~
U
~
~
Z
~
(n
Z
~
Q
0
E- a
~
a
~
>-
~
~
O=
l-
a
(n
Z
~
Q
0
f- v
~
U
o
~
Q
N
O
=
~
Q
F-
Z
X~~C
¢
~
o
~'
~
D
o
o
~
~
~
f
"
o
=
~
~
v
~
~
z
~
O
>
D
~
Z
to
W
~
O
z
~
~
W
>
-~
N
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N ~
W N 00 0D 0D N W QD 0~ N 0o 0o N OD ~l 0 0) O) 0 6~ O O tn (n A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A W W W W W W W W W N N N N N ,.'
fO N J J J O UI W W N N ~ 0 0 (O t0 0o J O A 0 (J~ O tO (O tO 0~ W 0o 00 0D V al V ~I ~I O) rn 0) (n (n (n Cn A A A W W W N N N N N -~ -~ -~ 0 0 0 0 0 07 A A W N ~ ~ O O W N -+ 0 0
U1
(p
CO
U1
-+
W
V
V
W
-~
(O
~1
J
J
0
(n
-~
~1
J
~7
V
~
O
O
J
U~
W
tD
~l
U1
W
~
(O
~l
U1
W
-+
J
W
-~
(O
J
Ut
W
fO
(11
-~
t0
(P
W
(0
V
U1
W
~
tD
V
Cfi
(D
J
U1
W
-~
O
OO
N
07
A
OO
N
O
O
~I
J
(0
~1
-+ _
3
~ ~ ~ ~ U ~ ~ ~ ~ ~ '0 ~ ~3 ~ ~ ~ ~ ~ ~ ~ ~ ~ 'U ~ ~ "0 'D '~ '0 '0 'D '0 'D '0 '0 '0 'U ~ ~ ~ ~ ~ ~ 'U '~ "0 'U '0 ~ ~ ~ ~ '0 ~ ~ ~ 'U '~ 'U '0 'D U 'U ~ ~ ~ '~ '0 '0 ~ ~ ~ ~ ~ ~ 'D 'O D
N N 91 v d G1 N N N v N v v N 01 N N v v ID d N v 01 ID N N N v 4t N N v 41 v N N N N N 01 N d N N N N N N N N N N N N N G1 N N N N N N 01 01 N 91 N N N N N N N N v N Q -,
7~' ~' ~ ~' 7~' 7~' ~ ~ ~' 7~ 7~C' ~' ~' 7~' ~' 7c ~' 7C ~" ~' ~' TZ 7~' ~ ~ ~ ~ 7Z' 7~' ~' TZ 7~l' 7~' ~' ~' ~ 7~' 7C ~ ~ ~' ~' ~' ~' T~' ~' 7~ 7,C' ~' 7~' ~' ~' ~' 7C 7,.' ~' ~' ~' 7~' ~' 7~' 7~' ~' ~" ~' ~' ~' 7~' 7~' 7,t' ~' ~' ~ T~ ~ ~' ~` ~ 0
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
~ <
N
< < < < < < < < < « < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < ~' 3
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C ~
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N .
~
N
~ ~ C ao ~ ~ ~ < 2 -~ ~ ~ ~ ~ < ~ ~ ~ oo r r D ~ oo ~O -I < Z OO N p D ~ 'O Cn ~ oo D ~ p ~ oo ~n = ~ p -I
' ~ ~ (n n -i -i ~ 0~ ~ cn ~ ~ ~ ~ (J p T (~ ~ r -i ~ p n •n ~ ~;
Z 7•
-• r N
N
S -• v
S m
- c
N ~ -•
(~ o
N (D N N
7
fD
v
7
fn
-« c
n 0
~ c_
N o
'S N
N o~
n m
7 o
C c ~
~ 7 c
N o~
7 S
v o
n N
7
~ N
a o 7•
~1 N
v
7 o
""
N
~ 7
N o
7'
v c
7
N S
N S
N
-~
C a
N '"
7. v m c.
n c_ 7
p
7
O S
N m v
~, N
,-.
~ .
7 o
O
~1
n .~
D ,+ O_ A N N S A S
N ,-.
0 ~ .
N _
N ~ N ~
~
O .
__ N a ~ a
N ~-. O N '-'~ N 3 .~
N fD r
n N
~ 7C
N n .'Il O N
S n
N
(~ 7
7 _a
N ~
N
n
(~ N
~ T
N
N (/~ S N N
7 N
~ ~
C N
O
~ N
A n
N
C N
Z
p
C ~
?1 A
C N
~ (~
~-+ Q ~
-•
7 W N
k fD 0 G
(D N
~
V~ O
7 ?I ~ < N
Vi v, p
C
f~i N
(~ 7
tD N
01
~ ~p
N N
N
~p S O ~
N fD
~ 7
a W
7. O
3 N
~
0 ?
U1
r p Z
-{ O 0
7 v
N Ui ~
N W
O n
S N
,•+ C
N
S 7
(D ,~. 0
y ,
N
n
~ ,
~
C
v r
O
0
~ T 0 ~
~ ... O N
r k vi
~
~ N
~ N
a <
N W ~ 0
o W
~ ui ~
~ n
A N N C 7 _.
O ~
o ~
N ~1
O
W N
N D
n <
N ~
3 N
~ -• N C n N
~
ci N `i
~
D 0
a ~ n ~ o N N
,. oo ~ ~
N c ~ ~ N ~ v N N a a o ~ N O 6
O a p N ~n
w m ° '
~'
~
~
m
p
~
N
°'
~
~
~
N
m
e
N
0
~,
7.
~ v
7 ;
N m
y _ N
O n
S N
W O
n N ~
-. N O ~ N
~
C ~ ~ ~ N
N ~ N N
7
O
A
~
W ~ ~ ~ ~ ~ ~ ~ N ~ ~ U1 (A (A CD U1 (o fn (~ (~ f~ Ul (n (n (n ~ (~ (~ (/1 (A (n (~ (~ (~ (n fn (A (~ f~ f~ f~ (~ U1 fn ~ ~ y (~ (A (~ f~ (~ f~ Ul U1 ~ ~ ~ (A (n f~ pp
~ ~ ~ S
O S
O S
O v N N S
0 S
0 S
0 S
0 N N N ~ ~ ~ ~ ~ ~ ~ ~ N N v N S S S S S S S S S S S S S S N S S S S S S S S S S S S S S S S S S N N• ~ S S S S S S S S v v N S S S c
fl1 41 N C1 v N N v 4t N
' .
0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0
0 0 0 0 0 0 0 0 0
0
0
0 0 0 0 Q
- a a N y N 0
~ 0
~ 0
~ N y y N O
~ •
~ O
~ a a a a a a a a o
'+ X N N N fD U1 !A U1 V1 N N N N N N N N t!1 N N ~D (A N N N N N N N N N N N ~ N N N U1 N N N N N N N J
C N ~ ~ ~ ~ W A cJi -~ -' -' -' O J OO W W W A (n d) do (0 0 7 ~ ~ 7 O (O t0 (O (0 ~D W N
~ ~ -~ ~ 0 0 0 0 ,.. A W A A A A A A A A A A A -~ -~ -~ ~ N N W W W W W W W W W W W W W W N (J1 (P N ,,,,, f0 (0 f0 ( 0 0 J
p V Q)
i n n n n n n n n n n n n n n n n n n n n n n n ~ n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n
a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
J ~ J ~l O ~1 J J ~1 U1 0 0) V O) 0 0 0) d) 0) ~I (11 0 0) J J d) O V J O d) ~1 ~I J W J O) d) J V V ~1 O J J J J O d) J ~I J J D) O O O J J J O ~I Ut O) O O V O ~
O O O O O O O O O O O O O O -+ O -~ 0 0 0 0 0 ~ 0 0 0 O O O O -X 0 0 0 0 0 0 ~ 0 0 0 0 0 0 0 0 0 0 ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~ 0 -~ ~
'"
S 0 0 A O OD Cn (Ji ui Cn ~l O ~1 -~ 00 0 (n O OD W W 00 00 0 0 A fp (O C1i -~ (0 0 ~ W W OO -~ f0 0 -B O N A ~p A O -~ W J O N
A O N O OO ~1
A 0
1
( 0D
~ CTi
~ Ui
N W
J 0~
~I 0
A
~ N
N A
(O O
N (Ii
O 0
J
3
(n O
~ A
N N
A A
O (0
N -~
W O
W tO
V J
J ~l
Ut 0
V1 0
J -+
A O
W fJi
Ut ~l
z N
W -~
W Ui
A N
(n 0~
O N
A 0
GJ1 W
N ~1
~ C0
t0 J
(fl N
N -~
~ U1
0o A
A A
0 N
-~ W
O O
W O
J (O
-~ Ut
O O
O N
~I 00
O W
A A
Cn W
(0 N
-+ W
0 A
0 00
0 (D
W t0 J
(O UI
N J
OD U~
-~ N 1
Ut Q~ A W Cn O fJ~ OD (Ii ~I ~ N A ~
S + ~ ~ t # + + # w r » * ~k
N
'0
N
?
~ N N Vi N N N N N N N V~ N l~ N N Vi N N N (n N fly N Ul N N N N tp N f0 N N lD N N N N N ~i N N tl) N N d~ N N N fA N N N N N to N N N Vi Ui N p~ N
U1 lA Vi N Vi N N N N N N N f0 N N Vi fA N N N N to N to N N N t0 N N N N N !n N N to N N N N N N N N 0 N
~ N N N N N N N N N
C !A
C (A
C N
C N
C N
C N
C N
C
D C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
s C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a ~
N C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a C
N
a N
a N
a N
a N
a N
a N
a N
a N
a
~
'' + + O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0 -
-~ 0
O~ 0
A 0
N 0
J 0
OO 0
W 0
OD 0
J 0
W 0
A 0
-+ 0
N -+ O
W -
~ O ~ W U1 J W A O~ ~l Cn W O O OO N CJi ~I A A A V~ O U1 J W A OO A W J O .
O N U1 W W W ~l O~ J Ut O J N O N J
~ N C
<
N ~
j ~
O ~
W ~
N ~
~ ~
O ~
N ~
N ~
-+ ~
0 ~
0 ~
W ~
O ~
N ~
O ~
-+ ~
N ~
-~ ~
0 ~
0 ~
~ ~
O ~
X ~
0 ~
0 ~
0 ~
-~ ~
-~ ~
-~ ~
N ~
O ~
N ~
O ~
O ~
W ~
-~ ~
O ~
N ~
~ ~
N ~
-A ~
N ~
O ~
N ~
-~ ~
-~ ~
-~
W ~
O ~
~ ~
~ ~
W ~
N ~
N ~
O ~
-~ ~
O ~
N ~
~ ~
N ~
N ~
N .
O ~
N ~
a W N O J O O~ (D (O J -~ c0 0 V N N O W O J N J J 0) W U1 W tD W (O f0 0o ~1 (0 ~ 0 0) J O U1 A N (11 -+ W A tO ~ ~ W -~ O~ O O ~I OO W ~1 N O N 0 0 (0 0
O 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O 0 0 0 O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 fD 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
O J ~J J ~I J ~1 J 0 V J J ~1 0 ~1 O J J J ~1 J ~J ~1 ~1 ~1 ~1 V ~1 ~1 J J ~I ~1 J V J V ~I J ~l J J V V J V J O J J J V V ~1 J J J J 0 0 0 J ~I J
J
n n n n n n n n n n n n n n n n n n n n
0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0
m m m m m m m m m m m m m m m rn m m rn m 0
n x
n
~
~
~ x
n x
n
~ x
n
~ x x x x x x x x x x x x
n x x x x
n
~
~
~
~
~
~
~
~
~ ~
~
0
N
0
0
0
O 'i
N
O ~
N
O
O 'i
N
0
0 ~
N 'i'
N ~
N 'S
N ~
N Z
N ~
N =i~
N =i
N ~
N ~
N ~
N
N
"N _,
-1
N _,
-ti
N ~~
N ~
N
O
M
0
M
0
M
O
-h
0
-fi
0
-h
0
-~
0
-h
0
-h
0
-h C
-*
p lp -h
p -A
p M
O -h
O N
~ -i~
O Vi -h
p -h
O N -h
0 M
0 N
0 N
0 N
~ Vi
o N
0 N
0 N
0 N
0 N
~ N
~ N
o N
o
p U1
o t~
o N
0 N
o
p
0
0
0
O
O
p
0
0
0 v
~
O o o
t0 O (0 (0 W O O (0 (D (~ OD tD O O 0o O O O O (D
N O -+ N N -~ O ~ ~ -~ N -~ O ~ N O -+ ~ N -~
A W O A O W Cli Oo O N O J J W V N O V A O
O O O O O O 0 0 O O O O O O O O 0 0 O O
~I J V J J V V V V J V J J J J J ~I V J J
m
N
D
m
~_
"~
~
Q
c oa
~d
o
b m ~
U
h
~
M
O
M
m
bW
N aa
f+~
~
~
O
tOO/
b
O
~
n
Ob
b
b
b
N
O
b
f~ pppp
S 8
~ S 8
p
N
~ Q
M
01
~ ~
Y1
~
app S
eN}
pM
~pO
tD
~
aQ0
y
O
Q
O
N
a
~
tO
N
~O
M
h
M
~°
~0
p~
0
p
0
0
(O
y
C~
0
~
01
M
N
C
O
f~pO
(0 O
2
~
ON
~
Q1
°i
~
m b O Q N p ~ - M QU O N M O O o7 O O O 0 0
r Of ~ ~ Ot N ~0 0) 0I (~ 1
0 N ~ ~ e- ~ N 1~ t~ N 10 h t0 0 M ep
~° r
Q C
E W P O D) O ~ M M N ~ N ~ W ~0 10 01 ~ V M ~ N fr ~ V I~ ~ N N N r O N ~ O ~ N 7 M M M ~ (0 ~ N ~ ~ I~ M ^v V 7 N V N N ~ fV ~ N N Cp
~ Q I/1
~ Q
i
~
C
y0y ~~pp^
Ob p
10
N
M
b
Q
~
b
N
~
"
N
V
O
N
~
8
O~
p
o
8
0
S
0
S
N
p
O
p
~
pp
S
8
0
p
0
~
8
0
~
8
0
8
0
8
O
~D
O
aO}
0~
M
^
M
~0
O
~
~
N
m
O~i
V
~
d mV N ~ 10 ~ M ~ ~ O N ~pp
~
I(1 N ~t0 10 ~ N 1D ? C
V
M o
~ 0
h b <0
f~ 0
W ~ V N N N N O
b O p~
7 7 M M ~^, Nb N ~
," ~ W
Q
Q ¢~
a
(/j ~
f00
1D
~
O M
~
~ ~
N pp
O
N p
g S ~yp
0 pp
~
~ p
0 S 8 S 8
0
W
V
~
O
M
N
l~f
O
N
U)
N
h
m
r
M
O) N
$
LL
~
Dm
j N
W M
N
~
1D NN
~
M
M
~ p
fD p OJ
~
N OJ
~ y
O O
~
b O t
V
~ 0
o
M O
< N
M
N
~ 0
W 0
t~ O 0
W
O
~ p
N p
N
O
E
~
N
N
N
V
N f~
~ ~
O
a0 M !~
N
'r
N
~ p
S
N
N
2
b
0 N
~y n
~
Q
~ b
F
~~pp
0 ~~pp
0 ~~pp
0 rrpp
0 ~~pO
0 rrpp
0 ~~pp
0 0 0 ~~pp
O ~~pp
O O O ~ CC
U ~~pp
O ~ ~~pp
0 0 ~ ~ ~p
O ~1pp
O rrpp
O ttpp
O
W j O O O
O
N ~
N 0
N 0
N 0
~
V
N O
\
O ~ M
~ f~
~ M
~ 0
M 0
M 0
M
01 M
^
m
~ N
N O
~ cJ
N A
n !0
^ O
'~'! p
O O1
~
r 7
N
N y
~ n
N ~
N N
O
~ ~
p
0 0 ~
p
0 ~
p
0 ~
p
0 0 .- 0 e}
0 0 O O y
0 e
}
0 0 N ~ ~ O ~ ~ O ~ ~ O O
O O
O W
O
C n
0 0
0 0
Vj D
O1 L 7
O 9 9 E 9 7
m 7
m L
m L
m 9
m L
m C
m m
'~
J O
9 9
6 D
m Q V
0 ~ V
q V
41 ~ m D
~ p
Q~ (J p
41 O
7 7 ] 7 7 ] ] ] ]
rr 7 7 ] 7 7 ] 7 7 ] U 7 U 7 7
~ r7/ r/]~ y
y 7 y]~ y]~ y~
t~~
t
N N N y
y~~
N y
y
N 6~
N y
1!
N y~~
y
N /~~
/
N ~ y
y
N N N ~ N N N N N/
N N N N N N N N N
_ ~
5 _ t
J
# ttp
01
~ N
N
QQ p
~ N
~ N ey
N
M
9 D
f~
4 lA
~ b
~ r
r r
n ~
n
QQ b
n
QQ
~ N
~ b
~ N
~ n
b
QQ
~
4 M
b
4 b
N
9 n
N
4
~(1 b
~fl
4 aa
pj
N
4 ~
N
4 M
f~
R ((pp
OI
~O
Q N
~ ~
~ M
Q~O
a
0
o t~~
t
0
0
0
o
o
0
c~
0
0 ~
~pp
0
o ~pp
~
0
o
0
o
0 ~
O
0 ~
0
0 t
t~~
0
0 t~~
t
0
0
0
0
0
O
0
O
0 r~~
r
O
0 p
O
0 ~
p
O
0
O
0
N
~ ~
O
~
O
U
O
U t
~
O
m ~
p
O
v (
~
O
o
0
0 (
~pp
0
0 0~
0
0
m
n m
o m
0
0
0
0
~ z ~ b ~ T b ~ ~ ~ b ~ S
~ ~ N ~
m y y
0
~
a 2 Z
~ a O m y ~ `
~ - r O
m f O m m m m u ~ ~ F m a ~ ~a u10. ~ mt 3 m m w ,
° (7 m ; Y m y1 QQ ~ 7 m U
ti 0 U S
C =L H J U L
Ij ~ C ~ ~ V"@~ V Z ,C N ~ y
S ~ m _
L ~ N S F Y t0 N
e 7
m 7
s _U Y ~ m ~ m E '~ (J m
m O
a ~ F L m U ~ m
~ ~ m ] C ~+ S m '~ 30 C
m E
0
~
F 7 O y
10
- O
m ~ 0
m U 7 1~ m IJ
m ~ f0 p
° m
0 3 J ~ ,
d m a
~ x 7 ~
E uS
C Y 9 a
, ~
~ , ~ m ~ ~ ~ U 4J kQ m
C ,a y ~
~
E ~ ~ Y YV Q
° ym U
m 9 G N O L
~ F 0 L
~ L 10 ] A L L 4- 0 l
0 ~'
' ]
~
N ] 0 0
7 0 t
0 N f
a m ~ r~ o ~n a J m ~ ] tt 0 U r a z f- ~ ~ ~n U l- f- -f 0 a -
, m c m z ~ ~ a a
m
] 9
] 0
] 0
] 0
] 0
] OI
] 01
] 0 0
7 ] 01
] m
] 0
] 0
] 0)
] 01 0
] ] Q1
] 0
] 0) 01
] ] ~ 01
7 01
] m
] N
] %
7 m
7 N
7 0l
7 m
] O
J ®
7 ~ O
7 9
7 Q~
] N
] Q
7 m
7 m
7 m
] ~ m
] m
] O
] m
7 ®
7 41
7 N
.] m
3 Qi
7 m
7 ~ m
7 G1
]
C 0
]
C 0
]
CC 0
]
G m
7
C O
7
L Q
7
C 9
]
C
C
m C
01 C
m C
0) G
0 C
0 C
01 C
41 C C
0 0 C
0 CC
Y CC
O C
O C
m C C
m O ~ C
O C
~ m C
0 C
m C
01 C
0 C
O) CC
9 G
01 C
0 C
0~ C
0) C
Ot C
® C
m C
O C
m C
y C
m C
0) C
m C
0 G
0 C
Ol C
Ol C
m C
O C
m C
01 C
m .L
m C
m CC
N C
O) C
m C
01 m m N O Ol 0 0 61
a a a a a a a a aa a a a a a aa a a aa a a a a a a a a a a a a a a a s a a ¢ a ¢ a a a a a a a a a a a a a a ¢ a a a a a a
~ m
a m
a m
a v
a m
a m
a m
a m
a mm
aa m
a m
a m
a ~6
a m
a mm
aa m
a rs
a mm
aa m
a lo
a m
a m
a m
a m
a m
a m
a m
a m
a m
a m
a m
a m
a m
a m
s ~o
a m
a m
a m
a m
a m
a m
a m
a lo
a w
a m
a m
a w
a W
a m
a m
a w
a m
a m
a m
a m
a a
a m
a m
a la
a
~ ca
a
2
a r
M n
N rn
~
~
~
$
g
g nn
$.- n
`" r
~ n
~ M
~+ r
~ m
~ N
m ~n
m nr
n~ n
~ ~
~
~
o n
w M
o M
rn h
m N
o m
o n
o M
m O)
~n ~
m N
~ M
~ rn
~ gyn
~ .-
~ m
a b
v M
a n
v ~
a M
a ~
v rn
a n
v ln
a m
a n
v .-
a M
a b
v n
c rn
a ~
v M
v
~ n
c m
a n
a
C N
N N
N N
N
O M
NN1
O
N a
N n
N n
N ao
N N m
N
N
N
N
n
N m
N
N m
N m
N
~ o
N N
N
N n
N v
N v
N a
N a
N v
N a
N a
N a
N a
N v
N a
N a
N v
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
E N N N N N
Q
a
E ~
E T
~
o c
c
10
~
°~
c
0
c
°
~
`~
F
o
r
u
~
_ W
Z
n
v 9
h a
~ `
~
m
`~
t
_
L
L
~
L C
O o6
~ -
~ o
m ~
~
M ~
O ~
a'1 w
W
O
1~ E
m C
~ m
~ =
N m
j N
C v
10
l N H N y H 0 ~ L L m q O m J G G Ul 0 0 0 N
tD tD ~ M 0 ~ 0 K1 N n b O b ~
V M V q N N N F' J J ~ ~ p ~ N
m ~-
N N
W M
N 7
N O1
~ r O
B r
E « W
`
'G
0
0
0 N
~
0
0 C
=
0
0 ul
0 1
0
0 A e- N M 7 VO ID W Qi 1/1
W r2
0
0
0
0
6
4
0,
d
0.
N C
p
C
O
(4 y
N
m
'm
'm
g
'°
'm
'm P
m
'm
~
'm L
m
m
m
C N N 170
1$ 176 t70 l76 ~
a
'~ N
m
m
m
m
m L L L L L m N
m ~ '
m „d, N
~ f ~ ~ cn ~ ~ f ~ a ~ ~ m E ~n ~ ~ ~ a a a a a a a a _
J tt tt f f E ~ m m m rn 0 ~a f w ~ in ~
c b
:D # N
N l`t Q b b t~ c0 0i O ' ' 7 b b A 41 01 N N N N N N N
m