Loading...
HomeMy WebLinkAbout31C - SIGN PROGRAM APPREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: OCTOBER 18, 2016 CLERK OF COUNCIL USE ONLY: TITLE: APPROVED REGIONAL PLANNED SIGN PROGRAM p As Amended ommended NO. 2016-02 FOR THE HUTTON CENTRE 0 Ordinance on 1a` Reading MIXED-USE DEVELOPMENT — C] ordinance on Re Reading lsolution JEFF SHERMAN, APPLICANT ® SetPublic Hearing For {STRATEGIC PLAN NO. 3, 2) 12R CONTINUED TO 2FILE NUMBER CITY MANAGER 10*161!A16140104!!M111101k'I Receive and file the staff report approving Regional Planned Sign Program No. 2016-02 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on September 26, 2016, by a vote of 7:0, the Planning Commission adopted a resolution approving Regional Planned Sign Program No. 2016-02 as conditioned to allow a variety of wall, freestanding, directional and digital signs at the existing mixed-use development site adjacent to the Newport -Costa Mesa (SR -55) Freeway at 4 Hutton Centre Drive located in the Specific Development No. 76 (SD -76) zoning district. The Planning Commission added a condition of approval to the project that requires the digital component of the electronic sign to be turned off between the hours of 11:00 p.m. and 6:00 a.m. (Exhibit A). DISCUSSION The applicant is proposing to construct a variety of signs, including wall, freestanding, directional and digital signs, at Hutton Centre. Wall signs will identify the various tenants within the six office buildings. These include Major Building Identification signs, which are located on the top floor of a building, or eyebrow signs, which are located on the ground floor of a building. Freestanding signs, such as a retail monument sign to identify the tenants within the retail building, tenant monument signs to identify the major tenants within each office building, Project ID signs that depict the name of the development (Hutton Centre) and a digital Project ID sign adjacent to the SR -55 Freeway, are also proposed. The digital sign, proposed at 31 feet tall, will contain signage identifying the name of the development and will be limited to tenants and activities on the premises. The digital sign will incorporate a minimum of five percent of the display time (minimum of three minutes per hour) to the City for public service announcements, warning messages or other similar messages as requested by the City. Finally, a series of secondary signage is proposed for the site. This signage includes directional signs, building address signs, vehicle regulation signs and other legal notice signs. Full- sized site plans are available for public viewing in the Clerk of the Council Office. 31 C-1 Regional Planned Sign Program No. 2016-02 — Hutton Centre Signs at 4 Hutton Centre Drive October 18, 2016 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objective #2 (create new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies). FISCAL IMPACT There is no fiscal impact associated with this action. Hassan Hagh ni, Al Executive Director Planning & Building Agency VF:rb vflReport\RSPG 2016-02 Hutton RPSP.cc Exhibit: A. Planning Commission Staff Report 31 C-2 REQUEST R 'lar nr rig Cmrri'Is jon Actjon PLANNMG CM6'UdflSSnON MEETING DA't E SEPTEMBER 26, 2016 TkTt. E PUBLIC HEARING — FILED BY JEFF SHERMAN TO ALLOW REGIONAL PLANNED SIGN PROGRAM NO. 2016-02 FOR THE HUTTON CENTRE MIXED-USE DEVELOPMENT (STRATEGIC PLAN NO. 3,2) Prr p area by Vince Fregoso PLANlNNG COMMISSM SECRIE'rARY Af''PR(:)VFD \•. Recommended D As Amended :1 `let Public, Hearing For DEMED El Apislicant'.s Request LJ Staff Recom me ndaabon CONTINUED TO RECOMMENDED ACTION Adopt a resolution approving Regional Planned Sign Program No. 2016-02 as conditioned. Request of the Applicant Jeff Sherman, representing Lakeside Partners Hutton LLC, is requesting approval of a comprehensive regional planned sign program for the Hutton Centre mixed-use development pursuant to Section 41-885 of the Santa Ana Municipal Code (SAMC). Specifically, the applicant is requesting approval of a variety of wall, freestanding, directional and digital signs at the existing mixed-use development site. Project Location and Site Description Hutton Centre is a 43 -acre master planned, mixed-use development located on the south side of MacArthur Boulevard between Main Street and the Newport -Costa Mesa (SR -55) Freeway. Hutton Centre is developed with several buildings, including a five -level apartment project, two high rise residential towers, six office buildings, a food/retail building, a DoubleTree Club hotel, a Courtyard by Marriott Hotel and four parking structures. The buildings range in height from one-story for the retail/food building to 25 -stories for the two residential towers. The square footage of the various buildings totals almost 2,000,000 square feet of floor area (Exhibits 1, 2 and 3). The overall project site is zoned Specific Development No. 76 (SD -76) and has a General Plan land use designation of District Center (DC). The proposed sign program is consistent with these designations. Surrounding land uses include the MacArthur Place mixed-use development to the north, the Newport -Costa Mesa (SR -55) Freeway and the City of Costa Mesa to the east, office development to the south and the Sandpointe residential neighborhood to the west. EXHIBITA 31 C-3 Regional Planned Sign Program No. 2016-02 September 26, 2016 Page 2 Project Description The applicant is proposing to construct a variety of signs in several distinct categories, including wall, freestanding, directional and digital sign types at Hutton Centre. These signs are intended to identify the name of the development or tenants located on the site. A combination of wall signs is proposed to identify the various tenants within the six office buildings. These signs include Major Building Identification signs, which are located on the top floor of a building, or eyebrow signs, which are located on the ground floor of a building. The applicant is also proposing a variety of freestanding signs for the development. This will include a retail monument sign to identify the tenants within the retail building, tenant monument signs to identify the major tenants within each office building, Project ID signs that depict the name of the development (Hutton Centre) and a digital Project ID sign adjacent to the SR -55 Freeway. The digital sign, proposed to be 31 feet tall, will contain signage identifying the name of the development and will be limited to tenants and activities on the premises. The proposed digital sign will utilize LED lighting, with both automatic and manual dimming capabilities as park of the sign function. The sign will also incorporate a minimum of five percent of the display time (minimum of three minutes per hour) to the City for public service announcements, warning messages or other similar messages as requested by the City. Finally, a series of secondary signage is proposed for the site. This signage includes directional signs, building address signs, vehicle regulation signs and other legal notice signs (Exhibit 4). Project Background The master plan for Hutton Centre was approved by the City in the early 1980's, with the first development occurring in 1983. The master plan envisioned an office park with high-rise office development, hotels and retail uses surrounding a community lake. This development pattern occurred at Hutton Centre until 2005, when the City approved several entitlements that shifted development from an office park to a mixed-use village. In March 2014, the City Council adopted Ordinance No. NS -2861. This ordinance amended standards for on -premise signage, creating provisions that allow certain commercial centers and attractions, automotive sales uses and major regional sites to apply for regional planned sign programs with unique signage, including digital displays, on the subject premises. The ordinance also requires that the regional planned sign programs be reviewed by the Planning Commission. Project Analysis Regional planned sign program requests are governed by Section 41-885 of the SAMC. Regional planned sign program requests may be granted when it can be shown that the following can be established: 31 C-4 Regional Planned Sign Program No. 2016-02 September 26, 2016 Page 3 + The scale and intensity of the proposed signage is consistent and harmonious with surrounding land uses and does not create conditions that could contribute to visual or physical blight intrusion or similar incompatibilities. + The location of the proposed signage will not contribute towards a hazardous environment for pedestrians, cyclists or motorists on City streets or freeways. The proposed signage is compatible with the scale, intensity, and site development characteristics on which it is proposed, which may be determined by height of existing or proposed buildings on-site, the quantity of freestanding buildings, facades, and street frontages, the scale of buildings as they relate to pedestrian and vehicular access surrounding land uses and transportation corridors; visibility from streets, highways, pedestrian areas, rail corridors bikeways other transportation routes, parks, and other public spaces; architecture color(s), material(s), illumination, and other site characteristics; the nature of business activities conducted on-site; and visibility from any property used or zoned for residential purposes. If these findings can be made, then it is appropriate to grant the regional planned sign program permit. Conversely, the inability to make these findings would result in a denial. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. The 2014 ordinance requires applications for regional planned sign program be reviewed in a manner consistent with conditional use permits, as detailed in Sections 41-633 through 41-651 of the SAMC. The ordinance contains findings of fact for planned sign programs, which are intended to ensure that the scale and intensity of the proposed signage is consistent with surrounding land uses, that the location of the proposed signage will not create a hazardous environment for those on City streets or nearby freeways, and that the proposed signage is compatible with the scale, intensity, and site development characteristics. Further, the ordinance contains provisions for digital signs in planned sign programs for regional commercial centers and regional attractions. The review of these digital signs is intended to establish baseline conditions for all electronic message displays that would protect the health, safety, and welfare of those within viewing distance of such signage while also allowing flexibility in digital technology as it advances over time. Staff review of the proposed regional planned sign program indicates that the proposed signage is consistent with the provisions of the ordinance. First, Hutton Centre is eligible to apply for an electronic sign as it meets the definition of a regional commercial center. Second, the proposed sign will comply with the conditions imposed on electronic message display signs, including provisions that the sign minimize visual and light emitting intrusion onto residentially zoned or used properties; produce a maximum light level of 0.3 foot-candles over ambient light levels; incorporate a means to reduce light levels upon request by the City; and have automatic diming capabilities. Third, the digital sign copy will be restricted to change only through an immediate transition of the message that does not have the appearance of moving text or images, shall not use flashing, intermittent or moving lights or produce the optical illusion of movement, and shall be on display for 31 C-5 Regional Planned Sign Program No. 2016-02 September 26, 2016 Page 4 a minimum of eight seconds. Fourth, the proposed digital sign will not be located within 50 feet of a traffic signal or sign, or at a location that would not maintain safe conditions for motorists, pedestrians or cyclists as determined by the Public Works Agency. Finally, a minimum of five percent of the display time (three minutes per hour) will be allocated for public service announcements or warning signs as requested and provided by the City. In analyzing the regional planned sign program request, staff believes that the findings warrant approval of the regional planned sign program. The proposed signage is designed to be consistent and harmonious with the surrounding land uses and will not contribute to visual or physical blight. The location and height of the signs are needed due to the orientation of the site toward an interior street and the SR -55 freeway. Additional signage opportunities will maximize views of the site for pedestrians and cyclists on City streets and motorists on the freeway and will be an economic incentive for tenants considering relocating to this section of the City. Further, signage will be oriented toward traffic on the freeways, streets, and on-site travel lanes, which will minimize impacts on adjacent uses. The digital signs will incorporate the latest technologies that will minimize light intrusion into neighborhoods, including automatic and manual dimmers that will regulate the lighting levels that may spill into adjacent uses. Also, the proposed are designed to be in scale with the surrounding streetscape, which will minimize the potential for creating a hazardous environment for pedestrians, cyclists or motorist travelling in the immediate vicinity. The proposed signage will also be compatible with the scale and site development characteristics on which they are proposed as the signs will be placed in strategic locations intended to maximize visibility. The monument and digital signs will allow the signs to be visible from local streets and a freeway whose views are limited. Further, the proposed signage, including the digital reader board sign, is an appropriate means of identifying the multitude of tenants within Hutton Centre. Finally, the proposed signs will be architecturally compatible with one another and with the buildings found at Hutton Centre. Public Notification The project site is not located within the boundaries of an established neighborhood association. However, staff contacted the presidents of the nearby Sandpointe Neighborhood Association to inform them of the project and answer any questions related to the proposed project. Moreover, the project site was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter, and mailed notices were sent to all property owners and tenants within 500 feet of the project site. At the time of this printing, no correspondence, by phone, written, or electronic, had been received from any members of the public. CEQA Analysis In accordance with the California Environmental Quality Act, the proposed project is exempt from further review pursuant to Section 15311. Section 15311 applies to structures accessory to a commercial use, with the proposed on -premise signs serving as minor structures that are accessory to the primary regional center use. 31 C-6 Regional Planned Sign Program No. 2016-02 September 26, 2016 Page 5 The proposed signs are new elements that have been found by the City's development review agencies to not create any adverse impacts. The signs are proposed to be located an a site that is not designated by federal, state, or local agencies to be an environmental resource of hazardous or critical concern. The cumulative impact of this proposal will not be significant as the property is already served by roads and utilities, and will not create any adverse impacts such as noise, traffic, or safety concerns. There is no reasonable possibility that the proposal will have a significant effect on the environment due to unusual circumstances. The proposed signage is not located within a highway officially designated as a state scenic highway and will not result in damage to scenic resources. The project is not located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. Lastly, the signage is not on a site that is considered a historical resource or that is listed in the Santa Ana Register of Historic Properties. As a result, Categorical Exemption Environmental Review No. 2016-70 will be filed for this project. Strategic Plan Alignment Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective No. 2 (create new opportunities for business/job growth and encourage private development through new General Plan and Zoning Ordinance policies). Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Regional Planned Sign Program No. 2016-02 as conditioned. Vince Fregoso, CP Principal Planner—,,,.-'` VF:jm vRReports\RSPG 2016-02 Hutton RPSP.092616pc Attachments: Exhibit 1 — General Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photograph Exhibit A — Resolution Conditions of Approval Exhibit B — Resolution Regional Planned Sign Program 31 C-7 .6� I M1CR �� If_a-SII R, ii_rr__ I!J Idyl he _Ji Ii! T RI R7 O R R, R1 Rl RI CI,, of I . , IJ Me,, Mi pa M, I"I Ml Mt MI SD 43 SEA 43 SO -43 43 yMI C2 �P PA' F hh MI n II M2 Al GENERAL AGRICULTURAL 1 CR COMMERCIA L RESIDENTIA L R1 SINGLE FAMILY RESIDENTIA L -B PARIFINGMDDIIEN Al'IGN GC GOVERNMENT TCENTE R R2 I'WO FAMI LY RESIDENC E C -EM COMMERCIA LSOUTHMAI N Ml LIGHT T INDUSTRIAL R3 MULTIPLE FAMILY RESIDENC E Cl COMMUNI I Y CDMMERCIA L M2 HEAVY INDUSTRIA L RJ SUBURBANA PARTMENTS Cl MD COMM- COMMERCIALIMUSEUMD15TRICT MO MILI TAR Y OPEN A IION 5 PE RESIDENTIAL ESTATE Q GENERA LCOMMERCIA L 0 OPENS PACE ED SPECI TC DEVELOPMENT C3 CENTRA LBI,LSINES 5 P PROFESSIONAL SP SPECIRCPLAN C3 A CENTRA LBUSINESSA RIISI'VILLAG E PCD PLANNEDCOMMUNIT VDEVELOPMEN T Ca. PLANNED SHOPPING CENTER PRD PLANNED RENDENNA LDEVELOPMENT T C5 ARTERIA LCOMMERCIA L RPSP 2016-2 k LAKESIDE PARTNERS HUTTON LLC ``TL — = 500 FEET I' - l O0D FEET P L A N N I N G A N D B U I L D I N G A G E N C Y VICINITY MAP lQJT . I C;, 8— v"1O -� MACARTHUR BOULEVARD 7-1 r r � I MURPHY AV. � I r RPSP 2016-2 n LAKESIDE PARTNERS HUTTON LLC �\ P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31 C-9 RPSG 2016-2 LAKESIDE PARTNERS HUTTON LLC HUTTON CENTRE EXHIBIT 3 31 C-10 LS 9.26.16 RESOLUTION NO. 2016-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING REGIONAL PLANNED SIGN PROGRAM NO. 2016-02 AS CONDITIONED FOR THE HUTTON CENTRE MIXED-USE DEVELOPMENT BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. The applicant is requesting approval of Regional Planned Sign Program No. 2016-02 as conditioned to allow the construction of a variety of wall and freestanding signs as well as one digital sign at the existing Hutton Centre development located at 100-140 East MacArthur Boulevard, 8 through 15 East MacArthur Place, 2 through 10 East Hutton Center Drive, and 200 through 201 East Sandpointe Avenue, which is a "regional commercial center" per Santa Ana Municipal Code Section 41.885 (a)(1). The proposed regional planned sign program will contain a variety of signage types that will be installed throughout the site and on the buildings. B. Santa Ana Municipal Code Section 41-885 requires a regional planned sign program to be approved by the Planning Commission. C. On September 26, 2016, the Planning Commission held a duly noticed public hearing regarding Regional Planned Sign Program No. 2016-02. D. The Planning Commission determines that the following findings, which must be established in order to grant this Regional Planned Sign Program pursuant to Santa Ana Municipal Code Section 41-885, have been established for Regional Planned Sign Program No. 2016-02 to allow for the variety of wall, freestanding and digital signs at the existing regional commercial center: 1. The scale and intensity of the proposed signage is consistent and harmonious with surrounding land uses and does not create conditions that could contribute to visual or physical blight intrusion or similar incompatibilities. The proposed signage is designed to be consistent and harmonious with the surrounding land uses and will not contribute to visual or physical blight. The location and Resolution No. 2016-xx E[T A Page 1 of 6 height of the signs are needed due to the orientation of the site toward an interior street and the SR -55 freeway. The freeways' development, with a combination of at -grade and below -grade configurations, limits visibility to Hutton Centre. Additional building signage opportunities will maximize view of the site for pedestrians and cyclists on City streets and motorists on the freeway. Further, signage will be oriented toward traffic on the freeways, streets, and on-site travel lanes, which will minimize impacts on adjacent uses. The digital sign will incorporate the latest technologies that will minimize light intrusion into neighborhoods, including automatic and manual dimmers that will regulate the fighting levels that may spill into adjacent uses. 2. The location of the proposed signage will not contribute towards a hazardous environment for pedestrians, cyclists or motorists on City streets or freeways. The proposed signs will be located on private property that is adjacent to the SR -55 freeway as well as major local arterials (MacArthur Boulevard and Main Street). The signs are designed to be in scale with the surrounding streetscape, which will minimize the potential for creating a hazardous environment for pedestrians, cyclists or motorist travelling in the immediate vicinity. I The proposed signage is compatible with the scale, intensity, and site development characteristics on which it is proposed, which may be determined by height of existing or proposed buildings on-site; the quantity of freestanding buildings, facades, and street frontages; scale of buildings as they relate to pedestrian and vehicular access surrounding land uses and transportation corridors; visibility from streets, highways, pedestrian areas, rail corridors bikeways other transportation routes, parks, and other public spaces; architecture color(s), material(s), illumination, and other site characteristics; the nature of business activities conducted on-site; and, visibility from any property used or zoned for residential purposes. The proposed signage will be compatible with the scale and site development characteristics on which they are proposed as the signs will be placed in strategic locations intended to maximize visibility. The monument and digital sign will allow the signs to be visible from local streets and a freeway whose viewships are limited by overcrossings, significantly wide rights-of-way, and below -grade configurations. Further, the proposed signage, including the digital reader board sign, is an appropriate means of identifying the multitude of tenants within Hutton Centre. Finally, the proposed signs Resolution No. 2016-xx 31 C-1 2 Page 2 of 6 will be architecturally compatible with one another and with the buildings found at Hutton Centre. Section 2. In accordance with the California Environmental Quality Act, the proposed project is exempt from further review pursuant to Section 15311. Section 15311 applies to structures accessory to a commercial use, with the proposed on -premise signs serving as minor structures that are accessory to the primary regional center use. The proposed signs are new elements that have been found by the City's development review agencies to not create any adverse impacts. The signs are proposed to be located on a site that is not designated by federal, state, or local agencies to be an environmental resource of hazardous or critical concern. The cumulative impact of this proposal will not be significant as the property is already served by roads and utilities, and will not create any adverse impacts such as noise, traffic, or safety concerns. There is no reasonable possibility that the proposal will have a significant effect on the environment due to unusual circumstances. The proposed signage is not located within a highway officially designated as a state scenic highway and will not result in damage to scenic resources. The project is not located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. Lastly, the signage is not on a site that is considered a historical resource or that is listed in the Santa Ana Register of Historic Properties. As a result, Categorical Exemption Environmental Review No. 2016-70 will be filed for this project. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Regional Planned Sign Program No. 2016-02 as conditioned in Exhibit A attached hereto and incorporated herein by this reference. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but is not limited to: the Request for Planning Commission Action dated September 26, 2016 and exhibits attached thereto as Exhibit B; and the written or public testimony, all of which are incorporated herein by this reference. ADOPTED this 261h day of September 2016 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Lynnette Verino Chairman Resolution No. 2016-xx 31 C-1 3 Page 3 of 6 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney Bv: Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ROSA BARELA, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2016-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on September 26, 2016 r�- Acting Recording Secretary City of Santa Ana Resolution No. 2016-xx 31C-14 Page 4 of 6 err Conditions for Approval of Regional Planned Sign Program No. 2016-02 Conditions for Approval Regional Planned Sign Program No. 2016-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed belowrip or to exercising the rights conferred by this sign program. The applicant must remain in compliance with all conditions listed below throughout the life of the sign program. Failure to comply with each and every condition may result in the revocation of the sign program. A. Planninq Division 1. There shall be a maximum of one (1) double-faced digital sign for the project. 2. The digital reader board sign shall contain an easily -legible and accessible phone number available at all times for response 24 hours per day, seven days per week in case of digital signage malfunction or failure. 3. The property owner shall comply with Santa Ana Municipal Code Section 41- 638.2 that pertains to graffiti abatement. 4. In addition to their on -premise identification purposes, the sign shall be used for public service announcements or warning signs as requested and provided by the City. At a minimum, five (5%) percent of the display time shall be set aside for these public messages. 5. At all times, the digital sign shall comply with all federal, state and local laws, regulations and permitting requirements. 6. Any landscaping, including but not limited to trees, shrubs, groundcover, and hardscape materials, that is removed to accommodate installation of new signage shall be replaced or enhanced in a nearby area on the site. In the event that staff determines that a significant amount of landscaping is to be removed as part of the project, staff may request a landscape plan to be submitted by the applicant to ensure compliance with the City's design standards for commercial properties. Resolution No. 2016-xx 31 C-1 5 page 5 of 6 7. The applicant or operator of the digital sign shall measure lighting levels of the digital sign after seven days and after one month of full operation and submit lighting levels reports to the Planning Division for review to ensure compliance with brightness standards contained within the Santa Ana Municipal Code. 8. Any amendment to this regional planned sign program must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the approved sign program must be amended. Resolution No. 2016-xx 31 C-1 6 Page 6 of 6 J e loo 0 ¢` 7 � - O C V _ N � O � yC p L O = O E LL O. C N P C i U .np .wt a. �� a m V w w Q O .z0 Q v1 �� '". p 0 > O w w 0 O N N uo O C O V 0 Iz 0.CL J �a � V L7�111.1_]ll �: 31 C-17 m c 0 c O rn — ✓1 c m ❑ m c c u O n C o0 N $ c c o ❑ u u c C C O o n n ❑ ❑ C �' ❑ C C W C W C N ED D O O O W m 7 CE N in N w O O tr) m ❑ O C ❑ � N -❑ i L L i X — ~ a a a z a a a d m d ❑ m m C W N G ❑) N � D) � C_ m m C C C eG O O C O O O C r C C -OO -O D) K4 C O O O ❑ O O N A N O C d N 7 > _> _> N _� ❑> ❑ G Ol ❑� U ❑� C _C � lL d) '❑ -0 C CC C G C O O O O O p N w s m m o`a a `o `o ayi m 0 m .0 c �>. ❑ �r �>. m C E = Lo in in in m m m m m m 31 C-18 1W NO df rl to R �71 to gy,O In 9 V opt A & all q 6 it ME DO W R -K gf Wrd of SH fit it CA, gut 6 u— t OQV Qa W10 7 6' lot St Ho 8", —" 141, A! Mf M H i 1 A W; In all, all 10 it Ti tim : 1 9 1 t TO" ;a sit A L k I A 1, am 10 11 1 1 Vill t FA I Ft yn110 I Io t sit it 2 fill Z Ho 6 fill "M ill oil i oo 5? S 0 z 1 it PS LIT M A it U it, 1 SM F! if I'ttj iH 1 ip oil TO TIT 12 2 1 PA itf 'T ki Wy N AM, Wit i M 31 C-19 maulwaae w O w w' O O O O O O O O wouynumnTn r z r >- z z z z z Z z z OZ zoamolly e000l r i z z r z 'o> z z z z naolOif a z Q a3i.t3yw 'I'x a« u� Z z ;o z z z Z z Z z Z z Z ins l3Wya o ro o o n o o .n y N91S'MNJ `o Fav o v dNO v - ` NIGInaaa wiNvno iniyno `o LL o u N a w N � m cJ m cJ a� rn rn rn Jo c c c c c c c O OI j C LL LL LL LL.� tL W LL O _N W W IV N N N ry NOLLVJOI 1ya31J30 G C N � � c m c p c o rn c C c O E c cj LL o 'o 'o o m m v ._ mLE o 1+011vD1303as-Nols Jd1.t YJ'JIS N ry V d 31 C-20 at z 31 C-21 o O 31 C-22 O _ = Z - d `2 h o O 31 C-22 O � ° O `oo = of °os 3vo °" •, o° °- o a � N o v m ` � ASN E U — E `o _ o °w o ae.o o .c 3�G Eoc oo „ 3 o z C) O 31 C-23 E 0 c N m y v i Vf 4l�ryyfJ>C',. 31 C-24 E 0 31 C-25 31 C-26 31 C-27 <� / ©\, 31 C-27 C 0 LU C m 31 C-28 SiuT 31 C-29 H ` E f z o m m m o u 4(--) 44 441 + H� 4C 31 C-30 31 C-31 ( » { \ 0 ƒ }� 31 C-31 Q) E c `Q} tj V 2 0- 31 C-32 o �vt E v o E S E d Oc d�� w � O 2 Z _ v P Q V u O 2 ? d d V '? ✓. � v w E E E V - E E - � 31 C-32 ■ ± 31 C-33 8' 9-1/4" ■ 31 C-34 31 C-35 ID \ \7 \ \\ o ; _ &! \ \ ! \ }� 31 C-35 u 0 Z CD 3 31 C-36 O o _ .os O d O o � o u 3 _ c � E E 31 C-36 wt Eo _ O � w t 5 o E F E N wt 31 C-37 O � w t 31 C-37 M C 0 Q U 31 C-38 31 C-39 31 C-40 c L V1 D_f m - N v E c a Lm L 31 C-40 31 C-41 = ms av o a53 m - m E o v N a O b 31 C-41 � � 8 � 31 C-42 L4!1 71 \ Oz Z 31 C-43 31 C-44 r 1 y r s u TiwrA i vlJ i %y I , � 1 w 1 { s IJ I. y ." rby r+ N'WLWIW , p rypM f I J h Gly ���� Iq5 5 A ox `"Y wIP3kJml 1 31 C-44 31 C-45 \ \ \\\ \ \ ƒ ! uc \E) \ 31 C-45 31 C-46